Item A
BOARD OF COUNTY COMMISSIONERS
AGENDA ITEM SUMMARY
Meeting Date:: Februarv 4,2008
Division: Growth Management
Bulk Item: Yes
No --.2L.
Department: Planning & Environmental Resources
Staff Contact: Townslev Schwab/Richard Jones
AGENDA ITEM WORDING:
A public hearing to consider adopting an amendment to the Monroe County 2010 Comprehensive Plan
revising sections of the Future Land Use Element and the Conservation and Coastal Management
Element regarding recreational and commercial working waterfronts, and submitting it to the Florida
Department of Community Affairs.
ITEM BACKGROUND:
The working waterfronts Comprehensive Plan amendment was transmitted to the Florida Department of
Community Affairs (DCA) on September 21,2007. Upon completion of its review the DCA issued its
Objections, Recommendations, and Comments report (ORC) to the County on December 7,2007. The
ORC contaim:d numerous objections which have been addressed by staff. The revised Comprehensive
Plan amendment reflects the County's goal of preserving working waterfronts and meets the mandate of
the State of Florida 2005 Waterway and Waterfront Improvement Act. The County has 60 days from the
issuance of the: ORC report to adopt the revised Comprehensive Plan amendment.
PREVIOUS RELEVANT BOCC ACTION:
September 2007- Approved transmittal of a Comprehensive Plan amendment for working waterfronts,
September 2006- Directed staff to enter into an inter-local agreement with South Florida Regional
Planning Council to develop a Comprehensive Plan amendment for working waterfronts.
CONTRACT/AGREEMENT CHANGES:
N/A
STAFF RECOMMENDATIONS:
Approval
TOTAL COST:
BUDGETED: Yes
No
COST TO COUNTY:
SOURCE OF FUNDS:
REVENUE PRODUCING: Yes
No
AMOUNT PER MONTH_ Year
APPROVED BY: County Atty --.X.. OMB/Purchasing _Risk Management_
DOCUMENTATION:
Included X
Not Required_
DISPOSITION:
AGENDA ITEM #
A.
MEMORANDUM
MONROE COUNTY PLANNING & ENVIRONMENTAL RESOURCES
We strive to be caring. professional. andjilir
From: Working Waterfronts Planning Team
To: Board of County Commissioners
Date: January 28,2008
RE: Adoption hearing for comprehensive plan amendment
Backl!round:
On September 19,2007 the Board of County Commissioners approved the transmittal of
the working waterfronts Comprehensive Plan Amendment (Amendment) to the Florida
Department of Community Affairs (DCA). The DCA performed its review of the
amendment and issued an Objections, Recommendations, and Comments Report (ORC)
to the County on December 7, 2007. The ORC sited numerous objections to the
amendment, including vague language and terminology, lack of necessary Data &
Analysis, and inconsistencies with the current comprehensive plan. In addition, the
Marina Siting Plan (which was included by reference in the Amendment language) was
found to have several significant issues in regards to incomplete and/or inaccurate data,
as well as procedural issues.
Staff has worked closely with property owners and other involved parties over the last
several months and has considered their input and concerns in providing revisions to the
Amendment.
Revisions to the Amendment:
Many of the objections included in the ORC reference vague terminology and phrases
that are not defined or do not provide meaningful guidelines or standards. Staff has
addressed the objections by deleting those terms and phrases that have been determined
to be inconsistent with the goals and objectives of the comprehensive plan, are vague in
nature, and do not further the purpose of the amendment.
Other DCA objections pertain to more significant issues, particularly in regard to
proposed changes to uses in the Maritime Industries land use district within the Industrial
future land use category. Several of those issues have been addressed by the deletion of
the language and/or subsection (e.g. the use of baybottom for density, and attributing
dwelling unit allocations to houseboats), due to the lack of suitable Data and Analysis to
justify the proposed policy language.
Multiple objections were provided pertaining to the Marina Siting Plan. The objections
addressed issues with incomplete or inaccurate data provided in the Marina Siting Plan,
as well as the lack of necessary references to the Marina Siting Plan in the Amendment.
Staff has deleted all amendment language in reference to the Marina Siting Plan.
Summ'!!:l:l
Necessary and appropriate reVISIOns have been made to the Comprehensive Plan
Amendment. Those revisions include deletions, modifications, as well as additional Data
and Analysis. Proposed policies regarding the Maritime Industries land use district have
been have been revised to allow appropriate mixed use development, while ensuring the
development of water dependent uses along the shoreline. And the objective of all the
Future Land Use categories has been revised to recognize the need to strengthen and
diversity economic resources.
The Marina Siting Plan is being reviewed for corrections as necessary, and will be
provided in the near future for adoption by the Board. Subsequently the Marina Siting
Plan will be included in the comprehensive plan by reference and transmitted to DCA in
a future transmittal package.
Staff has provided a revised Amendment that reflects the County's goal of preserving
working waterfronts, and which meets the mandate of the State of Florida 2005
Waterway and Waterfront Improvement Act. While staff has worked to accommodate
the needs and concerns of those parties who have a strong interest in the Amendment
language, we have strived to provide a complete Amendment package which reflects the
needs of the working waterfront community and best serves the citizens of Monroe
County.
Staffre(:onunends adoption of the Amendment.
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::;;:a
ORDINANCE NO.
-08
AN ORDINANCE OF THE MONROE COUNTY BOARD OF COUNTY
COMMISSIONERS ADOPTING AMENDMENTS TO THE MONROE
COUNTY 2010 COMPREHENSIVE PLAN TO REVISE SECTIONS OF THE
FUTURE LAND USE ELEMENT AND THE CONSERVATION AND
COASTAL MANAGEMENT ELEMENT REGARDING RECREATIONAL
AND COMMERCIAL WORKING WATERFRONTS; PROVIDING FOR
SEVERABILITY AND REPEAL OF INCONSISTENT PROVISIONS; ( ~-~=~
PROVIDING FOR SUBMITTAL TO THE DEPARTMENT OF COMMUNITY
AFFAIRS; PROVIDING FOR AN EFFECTIVE DATE.
WHEREAS, the Board of County Commissioners (BOCC) held a public hearing on February 4, 2008
for the purpose of adopting an amendment to the Monroe County 2010 Comprehensive Plan; and
WHEREAS, the BOCC makes the following findings of fact and conclusions oflaw:
I. The purpose of the Monroe County Working Waterfront Program is to implement the relevant
provisions of Chapter 2005-157, and Chapter 2006-220 of the Laws of Florida. More specifically, the
purpose is to protect and promote Monroe County's recreational and commercial working waterfront;
protect and improve public access to the shorelines and the waters of Monroe County; preserve, protect
and enhanc(~ the cultural heritage and physical character of the area as a working waterfront community;
and enhance the aesthetic character of the area by directing development in a manner that maintains the
working waterfront identity of the County.
2. Monroe County's working waterfronts provide practical, logistical, and economic benefit to the public
and to the County's economy and character.
3. Monroe County is experiencing the loss of recreational and commercial working waterfront and the
loss of publlic access to the water due to the redevelopment of marine facilities, including, but not
limited to marinas, boat yards, wet and dry storage, fish houses and commercial fishing vessel dockage,
at an unprecedented rate.
4. It is important to preserve an acceptable level of working waterfront while still allowing an
appropriate mix of water dependent and non-water dependent uses.
5. Fundamental elements of working waterfronts should be preserved to ensure that the ongoing need for
working waterfronts is not exacerbated by non-water dependent development or redevelopment of water
dependent facilities currently provided in numerous land use districts and distributed throughout Monroe
County.
6. Florida Statute 380.0552 (7) establishes that a principle for h'lliding development is "(k) To
provide adequate alternatives for the protection of public safety and welfare in the event of a
natural or manmade disaster and for a post-disaster reconstruction plan".
7. A shelter lis necessary to house those emergency personnel that are necessary to conduct the
successful evacuation of the general public up to the last possible minute and therefore the
emergency personnel may not be able to evacuate the Florida Keys themselves.
8. Monroe County Plan Policy 502.1.6 specifies an intent to use existing marinas on inhabited
keys with full access to the road network as emergency ports.
9. Such emergency ports will require lodging for the operators and users of such emergency
ports.
10. It is important to have a recovery force and materials pre-positioned at a location accessible
by land and sea before a hurricane as an alternative to driving down the Overseas Highway.
11. A deep water basin provides an alternative to the Overseas Highway as an evacuation route.
12. A deep water basin provides an alternative to the Overseas Highway for delivering supplies
during the reconstruction after a disaster.
13. On July 20,2005 the Board of County Commissioners adopted Ordinance No. 017-2005
deferring the acceptance of development applications for the redevelopment and conversion of
marine facilities until land development regulations which protect the working waterfront are
drafted, wh:ich deferral was extended on July 21, 2006 and again on July 18, 2007 for a period of
one year.
14. The Board of County Commissioners directed staff to enter into an interlocal agreement with
the South Florida Regional Planning Council to prepare a Marine Management Strategic Plan on
February 16, 2005.
15. The Board of County Commissioners adopted the Marine Management Strategic Plan on
March 15,2006.
16. On September 30, 2006, the Board of County Commissioners directed staff to enter into an
interlocal agreement with the South Florida Regional Planning Council to develop
implementation strategies for the Marine Management Strategic Plan including a Working
Waterfronts Preservation Master Plan, Marina Siting Plan, Comprehensive Plan Amendments
and supporting Land Development Regulations, and a database of marine-related facilities.
17. On March 21 and April 3, 2007 the Board of County Commissioners heard progress reports
on the development of the proposed amendments, paying particular attention to the concept of
'"no net loss.'"
18. On May 21, 2007 the Board of County Commissioners adopted Volume 11 of the Stock
Island/Key Haven Livable Communi Keys Master Plan which recommends preservation of the
working watl:rrfronts and public access.
19. If the Comprehensive Plan and Land Development Regulations are not amended to control
certain conv(~rsions and redevelopments, future losses of recreational and commercial working
waterfront and public access will negatively affect the economy and bring an end to critical
Page 2 of 17
marine services (e.g. boat yards), marinas that are available to the public, and traditional trades
associated with commercial fishing.
20. Goal 212 of the 2010 Comprehensive Plan directs the County to prioritize shoreline land uses
and establish criteria for shoreline development in order to preserve and enhance coastal
resources and to ensure the continued economic viability of the County.
21. Goal 2: 13 of the 20 I 0 Comprehensive Plan directs the County to ensure adequate public
access to the beach or shoreline.
22. Objective 502.1 of the 20 I 0 Comprehensive Plan directs the County to promote the
preservation and enhancement of the existing ports and port related activities.
23. Pursuant to Chapter 380.05(7) Florida Statutes, the proposed text amendment is consistent
with the Principles for Guiding Development as a whole and is not inconsistent with any
Principle. Specifically, the amendment furthers:
Principle (a): To strengthen local government capabilities for managing land use
and development so that local government is able to achieve these objectives
without the continuation of the area of critical state concern designation.
Principle (b): To protect shoreline and marine resources, including mangroves,
coral reef formations, seagrass beds, wetlands, fish and wildlife, and their habitat.
Principle (d): To ensure the maximum well-being of the Florida Keys and its
citizens through sound economic development.
Principle (I): To enhance natural scenic resources, promote the aesthetic benefits
of the natural environment, and ensure that development is compatible with the
unique historic character of the Florida Keys.
Principle (g): To strengthen local government capabilities for managing land use
and development to protect the historical heritage of the Florida Keys.
Principle (k): To provide adequate alternatives for the protection of public safety
and welfare in the event of a natural or manmade disaster and for a post-disaster
reconstruction plan.
24. On June 27, 2007 the Monroe County Planning Commission held a public hearing on the
proposed comprehensive plan amendment, and continued the hearing to July 11,2007 and again
to July 25, 2007 and in due consideration of public comment and debate recommended passing a
resolution to the Board of County Commissioners approving the adoption of an ordinance to
amend the Monroe County Comprehensive Plan to preserve working waterfronts.
25. The proposed amendments are internally consistent with other elements of the
Comprehensive Plan.
Page 3 of 17
26. On Sf:ptember 19, 2007 the Board of County Commissioners considered the comments of
the public, input ITom the Marine and Port Advisory Committee, recommendations of staff, the
Planning Commission Resolution and other relevant materials, and approved the transmittal of
the proposl:d Comprehensive Plan amendment to the Florida Department of Community Affairs.
27. On December 7, 2007, the Florida Department of Community Affairs provided its
Objections" Recommendations and Comments Report and Review Agency Comments in
response to the proposed Comprehensive Plan amendment.
28. The County staff has prepared a revision to the proposed amendment in response to the
Objections, Recommendations and Comments Report and Review Agency Comments.
29. The Board of County Commissioners has considered the Objections, Recommendations and
Comments Report and Review Agency Comments, comments of the public, recommendations of
staff, the revised supporting Data and Analysis, and other relevant materials.
NOW, THEREFORE, BE IT ORDAINED BY THE COUNTY COMMISSION OF
MONROE COUNTY, FLORIDA:
[Amendments are presented in skiketfiroagh to indicate deletions and underline to indicate
additions to text. All other words, characters, and language of this subsection remain un-
amended.]
Section 1. The Future Land Use Element is amended as follows:
Goal 101
Monroe County shall manage future growth to enhance the quality of life, ensure the safety of County
residents and visitors, and protect valuable natural resources. [9J-5.006(3)a]
*****
Objective 101.4
Monroe County shall regulate future development and redevelopment to maintain 8ft8
llen;l,l\" lmillell1.8 8\shtlisIl sf the character of the eommunity. strenlrthenand diversifY
~)mic resQurces. and protect the natural resources by providing for the compatible
distribution of land uses consistent with the designations shown on the Future Land Use
Map. [9J-5.006(3)(b) 3]
Policy 101.4.5
The principal purpose of the Mixed Use/ Commercial land use category is to provide for
the establishment of commercial zoning districts where various types of commercial
retail and offiee may be permitted at intensities which are consistent with the 8',81 :ill/!
community character and the natural environment. Employee housing and commereial
apartments are also permitted, along with other permanent residential development
compatible with the mix of uses allowed,
The maintenance and enhancement of commercial fishing, and related traditional water
Page 4 of 17
Q!<pendent and water related uses such as retail, storage, and reDair and maintenance
which SUDDort the fishing industrv shall be encouraged within this land use categorv
Ull!rsuant to Goal 219 of this Plan I.
This land use category is also intended to allow for the establishment of mixed use
development patterns, where appropriate. Various types of residential and non-residential
uses may be permitted; however, heavy industrial uses and similarly incompatible uses
shall be prohibited. In order to protect environmentally sensitive lands, the following
development controls shall apply to all hammocks, pinelands, and disturbed wetlands
within this land use category:
1. only low intensity commercial uses shall be allowed;
2. a maximum floor area ratio of 0.1 0 shall apply; and
3. maximum net residential density shall be zero.
Poliicy 101.4.6
The principal purpose of the Mixed Use/ Commercial Fishing land use category is to
provide for the maintenance and enhancement of commercial fishing, and related
traditional MB e. eldRl! water deDendent and water related uses such as retail, storage,
and repair and maintenance which support the fishing industry. Residential uses are also
permitted. Residential dwelling units designated as affordable and emolovee housing
shall be encouraged in Mixed Use/Commercial Fishing. In order to protect
environmentally sensitive lands, the following development controls shall apply to all
hammocks, pinelands, and disturbed wetlands within this land use category:
1. only low intensity commercial uses shall be allowed
2. a maximum floor area ratio of O. I 0 shall apply; and
3. maximum net residential density shall be zero. [9J-5.006(3)(c)1 and 7]
Polky 101.4.7
The principal purpose of the Industrial land use category is to provide for the
development of industrial, manufacturing, and warehouse and distribution uses. Other
commercial, public, residential, aB4-commercial fishing-related, and Dort-related uses are
also allowed. Priori tv for shoreline develooment will be given to water deoendent uses.
[9J-5.006(3) (c) I and 7]
Within the Industrial land use cate 0 shall e a Maritime Industries District I . MI
it',. s sha I on ist onl bor c e ace da . fi en fo t
~ draft and one; hundred foot (IOO'llenlrth and havinll access to the Atl~ntic ace';;'
via.a. channel no less tban 100 feet (100') wide. tOllether with contillUous TIER 111 uolanq
!!!!d submemed lands. AreaS that meet these criteria are deemed to be aoorooriate
]QgWons for the develooment or redevelooment of marinas and oort facilities. The
~)se of the MI district is to establish and conserve areas suitable for water Dort uses,
water~denendent suooort facilities, and maritime uses such as shio building. shio renair
and other water denendent manufacturing and service uses. In order to orevent the loss of
existing commercial harbor frontalle to exclusive residential use. no develooment order
mWle issued for construction ~ Q[ new oermanent residential uses or structures alonll
1hLWakrfront. BRall 138 iBBY88 8HS@Bl fer IHntiDHB sf the tlI Qi(]tAoi l.lRHuitahle fsf
~~B of ,8088113. aAd 1lft3r8881e HSNfliR.!! fiJ8YirefMBRtn Ma.; 88 fJatiaHiJd h-; J3nr:iaisf:
j
~".'
",--- . J
---------
Page 5 of 17
8tfoit@ \v:afllwrao R0 ttriiR!! iN. afro laRa MEle dietRst Ie aIMed 'i. itkiN. tRe Plannhll2:: ;'.f8a:
~~ However. tftlM water-dependent 8BfRfRBreial facilities such as public lodging
establishments tRat ertr. iaa. fir arB ists.l!Iflllv: f81at88 te. may be constructed alonQ: the
waterfront on anv oarcel that orovides commercial. recreational and/or oublic boating
acc,ess to marine and coastal waterSi. alui v.~. erhfGr88 Emnlovee housing. accessory to the
~~8MiRa8t 8sMtHofl1ial'iRthtBttlal orincioal water denendent use.a of the ~n RietAet
shall be allowed. gv;-n!lliRe: unit all00MisREI attritnltaola 18 Rt1U01188!Ma BRall be tF<aftaror&Bli!
16 MelaR30.
l'fillwithstanding anv other orovisions of this Comorehensive Plan. .the following
develooment controls shall apolv to all land within the MI District:
ft.) ."Jlaoato8 J;h3RBit~: BRall 80 e 1200..' 19 I~ f8E1H.D Baf a8re:
'B) t.1soJliR'lUM tIB. Qef\Bit~: 81\8.110812 IE tlu/J! f88MB eaf aere: ana
0) Q8RDirr. 98.loliIatiBR8 sRall iROhulo RtHttitU! 8MruiJtu.rOD lIfJoa aD BDHnIit.ilRt
fBBiaeRtial tmitE!. RR8 shall 8H8lu88 feBoFallv: 88SWBBRtOB ef gtatl1
rOl!latsrtul iUlfl810 tlsBiJ!l198 fElr aRd 81H1aelB af l1fcil!ftthu:: 1:iRRer tReir 8'i:R
~
;I a) Building height shall be measured from Base Flood Elevation (HBFE").
@ b) Public lodging facilities that serve as storm shelters and recoverv centers
for emergencv personnel. capable of withstanding Categorv 5 storm force
winds and which exceed minimum base flood elevation bv at least I foot.
shall not be reauired to obtain a residential dwelling unit .building oermit
allocation 98 d(UUU88 "De. alSBmfmt RS! imeaetiaf!: hlifllXieMa 8, futiati8R
tiM8E1". ellfBlIant t8 Ee8S.~ 129.1(d) eflh8 r 18Rf88 ('etiDt; raRa.
.f c) Commercial and industrial non-residential il88f arBa fSf water-deoendent
suoport facilities an~ other maritime fa9lities _. designed so as to be
caoable of accommodating oost-disaster relief and recovery. shall not be
reauired to obtain a nonresidential buildinQ: nermit allocation. iJa 8Bo"uH
"De :eI8BR.eRt 88t aiF8stes". liJUlef tho BTs":iaiuRo sf ~88. :'.! 121.3 Bftlis
~.18nnHJ Ceuftt~. C~HI8.
Polky 101.4.21
Monroe County hereby adopts the following density and intensity standards for the future
land use categories, which are shown on the Future Land Use Map and described in
Polides 101.4.1 - 101.4.17: (9J-5.006(3)(c)7].
Future Land Use Densities and Intensities
Future Land Use Category And Allocated Density (per Maximum Net Density Maximum Intensity
Corresponding Zoning acre) (per buildable acre) (floor area ratio)
Agriculture (A) o du N/A 0.20-0.25
(no directly corresponding zoning) o rooms/spaces N/A
Airport (AD) o du N/A 0.10
(AD zoning) o rooms/spaces N/A
Conservation (e) Odu N/A 0.05
(CD zoning) o rooms/spaces N/A
Education (E) Odu N/A 0.30
(no directly corresponding zoning) o rooms/spaces N/A
Page 6 of 17
Industrial (I)
(I zoning) 1 du 2 du 0.25-0.60
o rooms/spaces N/A
(MI zoning) .. 1\,12_ du ;; IklJ! du 0.25-0.60
II I,Q;,12 rooms/spaces WA j5-25[?,Q,rru;/
spa=
Institutional (INS) o du N/A 0.25-0.40
(no directly corresponding zoning) 3-15 rooms/spaces 6-24 rooms/spaces
Mainland Native 0.01 du N/A 0.10
(MN) (MN zoning) o rooms/spaces N/A
Military (M) 6du 12 du 0.30-0.50
(MF zoning) 10 rooms/spaces 20 rooms/spaces
Mixed Use/Commercial (MC)(g) 1-6 du 6-18 du 0.10-0.45
(SC, UC, DR, RV, and MU zoning) 5-15 rooms/spaces 10-25 rooms/spaces
Mixed Use/Commercial Fishing (MCF)(g) Approx. 3-8 du 12 du 0.25-0.40
(CFA, CFV(c), CFSD zoning) o rooms/spaces o rooms/spaces
Public Facilities (F'F) o du N/A 0.10-0.30
(no directly corresponding zoning) o rooms/spaces N/A
Public Buildings/Grounds (PB) o du N/A 0.10-0.30
(no directly corresponding zoning) o rooms/spaces N/A
Recreation (R) 0.25 du N/A 0.20
(PR zoning) 2 rooms/spaces N/A
Residential Conservation (RC) 0-0.25 du N/A 0-0.10
(OS and N A zoning) o rooms/spaces N/A
Residential Low (RL) 0.25-0.50 du 5 du 0.20-0.25
(SS(d), SR, and SR-L zoning) o rooms/spaces N/A
Residential Medium (RM) approx. 0.5-8 du (1 dullot) N/A 0
(IS zoning) o rooms/spaces N/A
Residential High (RH) approx. 3-16 du (1-2 dullo!) 12du 0
(IS-D(e), URM(e), and UR(f) zoning) 10 rooms/spaces 20 rooms/spaces
Notes:
(a) "N/A" means that maximum net density bonuses shall not be available.
(b) The allocated densities for submerged lands, salt ponds, freshwater ponds, and mangroves shall be 0 and the
maximum net densities bonuses shall not be available.
(c) The allocated density for CFV zoning shall be I dwelling unit per lot and the maximum net density bonuses shall not
be available.
(d) Maximum net density bonuses shall not be available to the 55 district.
(e) The allocated density for IS-D and URM zoning shall be 2 and 1 dwelling units per lot, respectively and the
maximum net density bonuses shall not be available.
(I) The maximum net density for the UR district shall be 25 for units where all units are designated as affordable
housing.
(g) For properties consisting of hammock."i, pinelands or disturbed wetlands within the Mixed Use/ Commercial and
Mixed US(~/ Commercial Fishing land use categories, the floor area ratio shall be 0.10 and the maximum net
residential density bonuses not apply.
(h) Uses under the categories of Agriculture, Education, Institutional, Public Facilities, and Public Buildings and Uses,
which havl~ no directly corresponding zoning, may be incorporated into new or existing zoning districts as
appropriate.
(i) The Maximum Net Density is the maximum density allowable with the use ofTDRs.
*****
Page 70f17
Section 2. Goal 212 of the Conservation and Coastal Manal!.ement Element is amended as
follows:
Monroe County shall prioritize shoreline land uses and establish criteria for shoreline
development in order to preserve and enhance coastal resources and to ensure the continued
economic viability of the County. [9J-5.012(3)(a); 9J-5.013(2)(a)]
*****
ObJective 212.4
By January 4. 1998, Monroe County shall complete an analysis of the need for additional
marina facilities and shall develop criteria for marina siting which shall meet or exceed
stat,~ standards. [9J-5.012(3)(b)I,2 and 3; 9J-5.013(2)(b)2] BSM8@ CSlIIl.tY SHall aaH@n
t8 e:fiitePia Dot feRn iN tRe {"s. jihi S;,inJ? Pl~.J fBr tAB dB, 81ElBIRi3tM Elf 88.. tfiaHRflB ana !fie
fBRs"el€JsHlBRi aRB BU8ftftsi€lR sf tHlfUuA mflllnB fasilhi8a. 1ft geNua!. 89 :sleeMBN! sf
88.. MftARflB aRB f988. ehremtJRt aHa eIlS8Roi8R 8f ONff8tM. mafin!lEl BRall b 8 1081\to8. in
ar8a.B .:.~hBr8 m&HiHUiRl sk:aiaal ad:aNlages Buiat aHa ,kere fl8 l?lMOllOBRah18 8f OUBi!0Bi.:s
imeflBta Me MunseR Elft matina f88IHtf88B. Ih8!uiB8 fRBBt R8liftJRBF8 \:atsFB Bf t ftHlfEl8
('Buat-; lash BldMBieftt rater 88sth t8 efa iSil IUtBBOa Ml8. flBiH1HtfH88tMiElR 188088 8faft
-:800010. BHietiR9 iHlMMBfeial h!lf88f8 i!!lBahla Bf RtHl8Ml1.!JaatiRI!: !Hut o8:F:ioine: Bueh
:oODElll] slHHdd 1)8 8f8fl9f'. 88 afl8 BalUlfliHHL AdtlBti. 8 T8UBS ana ra88~. el~8R1eR~ sf OUOH
oniaMRI! o8HlIHElreiaI kftfi8en:J DaaIl 88 9R!HHtNle:08 h, asaetian of blill8 El8 :aIBBH'l8Rt
~IMi8RB ai81Bliy:hu! ana BIiBBsitiRi! Ta :is":: aHa fl8Bfe . al BHlee8lKilO t<8F 80RBk li8tiEHt
~tlH faeilititm ana .:&tOf 8ilBOfUhud 8UBtHJR fuoiIitieB BlHlabIe tlf tlilillHt1fil08atiRe ana
~i8.ine: LillI?' iS8n t8 t188an 1!8ia!! ":oa3018. iRehuHFU! NMOS. tHRBr SflfJ08fU!@I .lJfHlBIB.
8PUi(lSfB fllUi hokiRe -,'BBosIs. tkBir 8f81:-13 1\ful tHlfJ8BRI!SF8.
Policy 212.4.1
New marinas having three (3) or more slips shall be prohibited until:
I. a marina survey is completed; and
2. marina siting criteria are adopted by Monroe County and approved by DER,
DNR and ACOE. [9J-5.01 2(3)(c)1 ,2,3 and 8; 9J-5.013(2)(c)1 and 6]
Policy 212.4.2
Monroe County shall complete a survey of all existing recreational and
commercial marinas. Such survey shall include, at a minimum:
I. number of wet and dry slips;
2. usagc rates of wet and dry slips;
3. breakout of slips by boat size;
4. on-site amenities including the number of parking spaces;
5. surrounding uses and any known or potential compatibility problems;
6. availability for public use (recreational marinas only);
7. number of boat ramps provided and the boat lanes for each ramp;
8. condition of facilities;
9. existing DER-accepted documentation of water quality trends;
10. availability of pump-out facilities; and
II. potential for marina expansion according to siting criteria (See Policy
212.4.3 ).
Page 8 ofl7
[9J-5.012(3)(c)I,2,3 and 8; 9J-5.013(2)(c)1 and 6]
Policy 212.4.3
Monroe County shall develop and adopt marina siting criteria. In general, marinas
shall be located in areas where maximum physical advantages exist and where no
unreasonable or excessive impacts are foreseen on marine resources. Marina
construction shall not involve destruction of any significant marine wetlands or
seagrass beds.
Specific criteria for marina siting expansion shall be developed consistent with
DER Rule 17-312, F.A.C., DNR Rule 18-21.004 F.A.C., and regulations of
ACOE. They shall reflect consideration of the following:
I. access to deep water through existing channels of adequate depth (See Policy
212.5.2);
2. benthic vegetation and faunal assemblages;
3. impact of boats on crocodiles, manatees, and turtles. [9J-5.012(3)(c)I,2,3 and 8;
and
adequacy of circulation and tidal flushing.
Other factors to be considered include:
I. minimization of shoreline modification and
2. location of propeller dredging problem areas.
Policy 212.4.4.1-
Applicants for development approval of marinas with three (3) or more slips,
f1tJUll taRa tHMiRR!3 if} 8HiatiRi! luwlHJFS I09aha iN. tlI IJjstPiet, shall meet the
following:
1. Monroe County's lnarina siting criteria 8Gt fuNk iR the J.hU\f80 CovRL
M!IJliRa !litiRl! PlaR, and; (See Policy 212.4.3);
2. Monroe County's dock siting criteria (See Objective 212.5 and related
policies), and;
3. Criteria of Rule 17-312 Part IV and Rule 18,21.004, F.A.C.
[5.012(3)(c)I,2,3and 8; 9J-5.013(2)(c)1 and 6]
.\sslieonto Wr ae SIBSN.@Rt ReBM :al Bf HUmSfitJ Rad lHIR fa8ilitioD if! 8HigtiR9:
RltfBBFS I08ated iR r.iI Qi!JtAst ahall 88tma RiH!80aar, 88RRito Far 88Ft faoilities
ketFI all RSBlii!aelo Brats aHa waoral {9!!Hlataf. IU!8flOiBS. ana BRaIl €lBtaiR BMsk
88Rsitioflal HaD B.IH!lffl",'aIB RlullntihliHe: BGFHlitB fer Hslana N1HlEl aR8 as":ela8R.8Rt
JiB Me fe8ltinullr, tHO haRa Qo. elsBmsMt RSl!UlatitH\5.
Policy 212.4.5.;
Applicants for development approval of docking facilities for fewer than three (3)
slips shall meet the following criteria:
1. Monroe County's dock siting criteria (See Objective 212.5 and
related policies); and
2. Criteria of Rule 17-312 Part IV and Rule 18-21.004, F.A.C. [9J-
5.012(3)(c)I,2,3 and 8; 9J-5.013(2)(c)1 and 6J
Page 9 of 17
Policy 212.4.6
Siting of new marinas with three (3) or more slips shall be prohibited until full
utilization of existing marinas has occurred within a five (5) mile radius of a
proposed new marina site.[9J-5.0l2(3)(c)I,2,3 and 8; 9J-5.0 I 3(2)(c) I and 6]
Policy 212.4.7~
Applicants for a permit to develop a new marina Br OHlHlJ1a ftn eniatiFll! RUlARa
faeilit, shall obtain necessary permits from all applicable state and federal
regulatory agencies prior to issuance ofa County permit. [9J-5.0l2(3)(c)I,2,3 and
8; 9J-5.013(2)(c)1 and 6]
*****
Section 3. GOAL 213 of the Conservation and Coastal Element is amended as follows:
3.2 Conservation and Coastal Management
Monroe County shall ensure adequate public access to the beach or shoreline. [9J-5.012(3)(a);
9J-5.0l3(2)(a)]
Objective 213.1
Monroe County shall maintain and increase the amount of public access to the beach or
shoreline consistent with the estimated public need and environmental constraints. [9J-
5.012(3)(b)9]
Policy 213.1.1
Monroe County shall complete a Public Access Plan for unincorporated Monroe
County. The Public Access Plan shall estimate the existing capacity of and need
for the following types of public access facilities:
I. public access points to the beach or shoreline through public lands;
2. public access points to the beach or shoreline through private lands;
3. parking facilities for beach or shoreline access;
4. coastal roads and facilities providing scenic overlooks;
5. marinas;
6. boat ramps;
7. public docks;
8. fishing piers; and
9. traditional shoreline fishing areas. [9J-5.012(3)(c)9]
Policy 213.1.2
Monroe County shall adopt Land Development Regulations which:
1. implement recommendations of the Public Access Plan;
2. provide for the enforcement of public access to beaches renourished at
public expense by prescription, prescriptive easement, or any other legal
means;
Page 1001'17
3. provide for the enforcement of public access requirements of the Coastal
Zone Protection Act of 1985;
4. specify standards for transportation and parking facilities for beach and
shoreline access;
5. include environmental design criteria which reflect environmental
constraints. [9J-5.012(3)(c)9]
6. ensure adequate public access to public facilities including boat ramps.
docks. and fishing piers and bridges. rF.S. 342.07 (2006)1.
*****
Section 4. GOAL 219 is added to the Conservation and Coastal Element as follows:
3.2 Conservation and Coastal Management
*****
Goal 219 - Community Character and Preservation of Recreational and Commercial
Workine Waterfronts
It is the intent of the Countv to oreserve the working waterfront identitv and character of the
Kevs. and to promote the responsible management of its coastal area. aoll te 800lif8 a1l8aliate
BfeB8R~ ana mmes C'OK.Il1Sfaia1. RBSfBfMi0Ral and Plihlia J..s88E1e ~E! ~h8 Mil :il!a8la n:atGF8 Bf tlto
gtate af FIBHeR for all J.fi:1RT88 CBliI1t, raBia8HtS ana -:iElitBfB }JaBea \lSBR lHiKilR! aRa BfSiBotB8
88lfUiI1a. anti ia ~oliilJly 8olanao 1ft!! BFBtB8ti8F1 sf IBSfBfMil1lRal 811ft 88HmlBfeial '~'OMiiR2"
-."':atamOIN:B -."'. ilk ike BrE] .>ifJitHi 8["::8t81 ndatea. fS8f8atifll\al futi-. jljga ana .:itk tHe 8fB90F. atieR sf
88a8talsR8 Htltufal18D8tM880 RB .. oIl REI B, sl-:iai! bUill and fBe:isR.8.11flR3 UBiI R8€uIB.
Objective 219.1
Monroe County shall implement a strategy that provides regulatorv incentives and criteria to
encourage the preservation of recreational and commercial working waterfronts.
Policy 219.1.1
The County shall encourage the maintenance and enhancement of e~'el. iOl! community
character. 8Holi8 "allies and traditional ftl18 fS.i!i8Rflll, 9f1Ulfetne R888B f~r uses on the
waterfront. To accomplish this. the County shall adopt land development regulations to:
I. Protect the working waterfront by establishing that commercial fishing
activities are an important community value and that impacts associated with
these uses are normal and compatible with other uses of the waterfront.
2. Conduct a commercial fishing needs assessment to determine current and
future facility requirements for the continued viability of the commercial
fishing industry.
3. Recognize the critical need for boat yards and other vessel servicing facilities.
and encourage the maintenance and enhancement of such water-dependent
support facilities.
Page II of 17
4. Support the continuation of programs that provide historical and educational
information and training in the marine and commercial fishing industries.
5. Support mixed use development adiacent to marinas which provides a range
of services and activities for boaters and their families. including restaurants.
shops. and other activities for residents and visitors.
6. Ensure public access and creation of public spaces in the redevelopment of
marine facilities through the provision of pedestrian access along the
shoreline. protection of view sheds. and creation of public open space. 8$i8at
t8 faRBBRtMJh limite.
7. \'8Pianee8 N1188f tho r.1aritimo IRlhlBtAo!l giEltPi@~. Cemn.BfBial FioRiaf! ;\r88.
9iokiBt. CBl.unereial FiBkitu~ '.<illaf!8 QiBtAiJt liftS tho CtHflfMBfBial Fi8kiR2:
gsosial DistAst BRaIl BB f!FafltS8 18 8R&81e tnuHti8RaI UElBEI. o~ek Ra Btlelie
RaBiDe and. iHHIlHioraial hBhiRe: tB B€JRtiRllB MHt enaeh ljElBB lHHB8ati131a ,:ilk
B\'81-:ina leoal aRB T8l!iaRal iRt8f8ratil BJHi RB080.
g7. Provide for Wnon-conforming structures that are lawfully established and
located within the Maritime Industries land use district and the Mixed
Use/Commercial Fishing categorv. as indicated on the Future Land Use Map.
may be rebuilt if damaged or destroyed. provided that they are rebuilt to the
preexisting use. building footprint and conti guration without increase in
density or intensity of use.
98. Provide opportunities for and encourage deyelopment agreements and inter-
local agreements governing the use of public and private waterfront lands
which nromote ea19ft88 @:81".iRe: 18881 fiHftBRal ifttSf8Bt9 aRB IUJilaa. STilBBR"\
l'il!llta Md the goals. obiectives and policies of the Comprehensive Plan.
Policy 219.1.2
The strategy to protect and enhance recreational and commercial working waterfronts
shall include but not be limited to the following actions:
I. Redevelopment of waterfront properties shall be devoted primarily to water
dependent uses.
2. The develonment of No-Net-Loss relrulations for adontion into the land
development relrulations snail 8ftO~rB ensurin!! that the development intensity
devoted to commercial marine services and public access is not reduced over
time.
3. Investing directly in property preservation. either through purchase of
property or purchase of the development rights to the property:
4. Consider exploring a concept similar to TORs to "transfer" marine uses to
other suitable sites:
5. hlM'lll s@. 81E1I:HH8flt fi!H!tdaiiilRB EiRalllft&hs 888Bial snr'iai8R fer tRe 8BHlshm
aaaalLlhhU!BB faftuifi8 fur 88MilR18feial RaRlOf ti!.Hf9 in ~.1I QistPiet. iRBI\t8iRe:
88ehal!B. 3P\ a10f'8.f:B. r8Bair liIl8 k.t8linl:?: of . IJBBBIB. Iina shall ere, ids
13l.dIi8illf11 fhnillilit. ta iRB~f8 tlte 888R8Mie . italit.. and te m08! tho tinialls
RiHHiB. sf du 88HuL8f8ial R!tHI8f &feR. In €If88J 18 fili!tda1B BBIftBfBh8fWi- 131-:
ana te HtBit11ifIJ dieHMtal, the iH'laast9 sf all tttd&A8 tutti MaARS titlBS .. ithiR
~n QiBtfliBt. 8alsellMisR 8f 88Rsiti8B and intenroitio!l Bhall inehuiB all land an
Page 12 of 17
ReHR8H in CkMlter ~H~g. PleMaR E~tlt1:lteB. iRehuiifU! IMla li1ili218o ao (18ft
fa8ili~i8D. I3Jl88Bt ,sy H\e BaptisM that kaa h09R deHR88 88 tRB B8R1R18R
R8."i.l!&tifHlRI ohlillRBI 8f BtRey leE!an-; 8ataeliBRea RIl"ie:ati8H 8a80D18Flts..
Explore the potential of offerin!! density bonuses as an incentive for
preservin!! existinjl workin!! waterfronts.
6. Consider the potential of establishin!! a workin!! waterfront overlay distrkLM
a means of preservin!! traditional water deoendent activities bv developin!!
additionall!Uidelj!1~s and restrictions on such desil!Oated properties.
Policv 219.1.3
Th(, County shall not vacate. diminish. or otherwise impair publicly-owned pathways.
sidewalks. roads. ends of roads. parkin!! areas. docks or boat launchin!! facilities. and
other access points that are currentlv used. or susceptible to use bv the public to access
the shorelines.
Policv 219.1.4
The County shall collaborate and coordinate with Kevs municipalities. mainland coastal
counties and municipalities. and State and Federal a!!encies on issues affectin!!
recreational and commercial workin!! waterfronts. To accomplish this. the County shall:
.1. Participate in The Waterfronts Florida Partnership Procram. This pro!!ram helps
participatin!! communities develop a plan to revitalize. renew and promote interest
in their waterfront districts:
;1. Ensure consistent and coordinated implementation of the Stock Island Livable
CommuniKevs Plan and the Comprehensive Plan. LDRs. and other activities
desil!Oed to preserve the workin!! waterfront.
;l. Coordinate with the Florida Deoartment of Environmental Protection and the
Florida Fish and Wildlife Conservation Commission (FWC) to implement the
recommendations of the 2006 Recreational Boatin!! Access in Florida State Parks
study to increase recreational boatin!! access within the state parks located in
Monroe County.
~" Coordinate with municipalities in Monroe County and Miami-Dade County. the
Florida Department of Community Affairs (DCA) I Area of Critical State
Concern Procrarn. the Florida Department of Transportation. NOAN Florida
Kevs National Marine Sanctuarv. Ever!!lades National Park. Biscavne National
Park. and Florida Sea Grant.
Qbi80ti"s 2g'.2
~1811F88 ('E1Yflt., Bfian fHJfaeliBh a BflMSfOfl8flOiYB enH!ftlA'l f8 SfSRUJte ana 8[8t88t ~lHt1.m8nial.
ResTo.iaRsl and Pyolie +\9080B fa t88 m8ftR8 Mul BEl8Btal ".. ftteF8 Elf On CertiRt.,'. liIl8 to 8RBliF8 taa
IHJ8R8Jf1io ','iaeilit.. sfreor8atien&lsR8 88Rut1.sFeial";:sfihiRe: '8tad~U!Rta"
PeliiF, 11 ~.2,1
Tlu ('BuRt, SHall aBtahliBk a ',I,TerhiRI! 'VafOliffflHt PIBBam t8:
J ~ IoaRtif.... iR",'efl~t1R aRa 8RariloteAsS all 9niBtiH2 a8HuMilfsial. yeorsati8HM 8RB
fHl81ieI. 8lJOOBsihlo fiJl3Ti8tioRal ana 8tHlut\9rilial 'mhisI!, 'atoflf9Rtfi is ~1lHlrll8
Page 13 of17
C~H{Ht": 88 a aareal 8, Baroal Bania:
2. The C~nI8t.: sRall idsnht,. iH::aRtm. Rna aharastBAeie all sri, atD fa8ili~iiw tkat
'::01:118 otR8F. ioe 8HRlip:; 8B reereRtieHal 8f il8RlHlBreial ',:erhiH8: v:atlJrthlRta
Ba8KHBs d18-; BF€! 'ide RilB8Bfl to tke ftulfif1.8 811e IHHlO~al ":'atsFB aftRs C€HiHt,,';
J. 'PRe ('BIjRt. shall idBFltif7:. iH':BFltB~' aft8 oR8f'ailhuliii9B all saraBIa !:111it&8le f8r
mMe 88. oloBIRBRt as s~li81-; aeoB8ai'hli f88fOfttiBsal Mil eemM8TeiaI '::BFlriRR:
1-":ateNraf1.tB iN r 1fl IlFEl 8 CaNAt";, gliitftbla fef fu1lH'B 88":aliH!HlaHt in8hldBB -1 Roant
eMeeIa ana 88 :BIBBee 8arOBla Rot 8litT8ntl": beiDa H!:H!B fuI ",,:atsr 80BoR88nt
aeti. iNDO ,:Risk. BeefltlBB 8f their BfBnimit,. bieBR, oisal Rahlrs 8r 8tftU faBt8:F8.
(Huda lU!iJomil rB8TOtltiBRtM aHa iHlRulloraiaI ",n~P.ldRe: ",nltorfrfJRts thnnum a aAan.ea
in hwui HBS:
1, 'Ria C€niR~ BHall iihntiY;. in" 381017, aH8 eRSJfaetoH88 eniaeiRe fiii!ht Bf 1't'R. a.
88.f1DRlSIJ9 aRB etHer 88tBRtial DUBHe areBeN": iatBT8B1E1 aalaBant 18 or 88.saelB Bf
Sfa illine or sakanoiRl! CJ3l~1IH8r8ial. RBBrsatiaRal aRs PulJJia 'Hater .A~B8ea8 tEl tRe
BHflfOliR88 ana vratera aft.1aFL-e8 CaliR~::
3, The ('BUBt": shall in..oatap\' all "'Mar 19I1lha oNBBaR Fa8iIitiea anti MElSB MUM
BrB-jae sO!l8RtiaI BV8BBM B8F:isBB far r88F88.tieRal Mul 8alNM.Dnial 1- arhise:
"::at8Ifl BRtS. Inti are Rat tH9IftB81":ea ":'liter dBBsRaBRti
8, Qaaoa SR 8ata ana ftRal.oia. tkB Cli:Hmt"; allall aBfl8BB tHe ttittlrs samaRa F8f
CBR1IRBraial. ReeroatiBRal aRa P1.+8liB ".(ater }~B_BElB ta tRe BftBfOlinoo Blut -,-:atofB
8r r.lal1!"a8 at't8 aluMl BBtaeliBR 8.D1i. it. baaDR le'.'lJla sf BBF.'iea st8.RRarafl fer
C8RuRDuial. Roo-illMiflRaI ana PliBlia '.~,(M8r ;'.eBiJ80.
QlJ1Beti-:s :~
'F8 QRBHfB uaS8li8h! s88nliHatisR sK ana Plilllia 8RrtiijiElMieR in. 81MniR2: ana a88iai8R 111alBRe:
88RS8Mia1! uora8ti8RtH Mla BeHuHsnial '.1'8rlSRi! ~:atiPKBRtn iN 1.ftHlfBa CaliRt j',
Pelio, Jl~,M
1. 'FRs C8lifth ahall BstahlioH a "ri:Jl.hiRi: 'J,rMOArORt Prsi!FllIR ~'\.R-'iBBC Committo13
GStllB:FlaB8 sf ElRa R18H'll~8r ihllR eRBH 7:eFldR.B :aterfraRt iRtenmt .f:!fBN8 &AS
liBBr08ftfMB otaf( 8tHt 8:B-:eHUft8Rt. The r.1aAR$ aH8 PB" .A.a, jeBr, Q89f8 iB
iluKBatl-; Dlii18BI-: oBHlBRBea aRa is alflHul; iR 8nifltelu8 ana ma, fieF. 8 thifl
mRsti8R '::itkflUt \] eiH.B n REmuS. ar Aa, ine: a 88B!lfiMS IBo8tiaE! aT fU!SlUia,
\t 'FH@ C€lMfHittBB Bkalllu BBflBlIh88 Bfl aU SI8RHiRl! ana lafta Na8 8iJoiBi€lRlJ aifBotiRf
the '.YeHliRI! ",Tater-HOA1o P'81i!f'WH RR8 maIre rD88R1HUlaRati8Ae te tRe Plar.lliRf:
C€uflrnioaiBR8F8 ans .Q~:Htfa sf ('ElNRt-; CI3IRlmi!l8ieReFB a8R8ilmiR.f: 9HSH 8il8iaiaRB,
Cb18eti,8Jl~.1
'FB aB\'o188 raaIietie and sro8oti:8 atMtel!fOO 18 SAnNrD tHat the C~URt": romaiRB a lunodietisR that
Bfe":isao RIflBlu tH~BE!.mf1.iti89 fer fOBis8Ata. BlIOiRBOOBEI. anS".'iait8f9 t8 HR. s RSBaBO te manR8 ana
iJ€laBtaI :'atino fer n~erBatiBRaI ana iJBmmeraial SHfl8flB88.
Pelhr: 21~,1,l
=RM-CtHIRt. eAall lI8 elsD !JtNtee:iIJIl f8 BHOKCS sSRtitUt08 Cemmilniat Reero8:tioRal aRa
PlIBlie .~.UlJa8B tEl RRvie:at1Ia :at8Jl8 tnnnum tAB iaoRtiM08.ti8R aRa iRl1deHt8RtatiaR of
~at8P\' iH88Rti. 8B aRa oAtsFia 88t fuFlh iR Mta tUtwrs 1M3 WEl8 eleHuRt Ma ita
Page 14 of 17
iMahHlilRtiftl! hUls s~r:ehlameRt f8l!1dahBRB.
9iJiiJ8fi.8 21 ~.5
TB BFBDle1s a "~f €I t r 8~ 1.8BS Valie," sf '::SAtiRe: '~:at8rK8Rt iN tAB reHtRt':. ;\ 1868 €If ':.8fhiRf!
-~:atUfrflRt iN €IRS gBaJ!l"tlskio ifaa MUlot B 0 salanoos 8\ 8. l!8.iR BlPH~ .~:kenL
Velie" :31~.S.1
PrBBBoalo wr OOR. 8F9iOR af OORfofRline foofaatiBRal €If n mxlEine: ':'at8TkBRt uses t8 tH~R
fS8fBtMiOR8:1 aT .. eFlriR.e .. atarflBflt lHI8B ahall \\18 TO. hr ,lJS t8 IH~OlUB duM: llu f1f81H30Ba
B8n,8F8i8ft SBaD Rot fBO"tdt iR a RBt 10B8 flf (HiKeRt af srsliJstB8 ('slRlHBfeial. RBefsatieRal
Rftd P~li8 'Vater }~OOOOB Sf IlS.:0fBel', aifuet Ie. BIB of B81 iiJi Far CSB1Hl8r8iaL
R8~f8ati8Ral ans Plthli8 'Yatfu ."_8e8B8 iaailitioB.
0eleati. 8 21 ~.~
T8 BllaH'€! an R80EulatB ateBh Elf Cli:lR1Rl8ftliaL Rian~atieRal Mg PlihJiel', 8:. R(Hi BOMiNg a8eoml t8
Maline Mil 88aat8.1"~1atefB.
PBli~r,' 21~.8.1
1. 'Fha COHM, Hla-. 80tahliah a fSOn.HMioHal aHft @oR1lRefoial "'-'BAdRl! .atemm,t
8.soNiaitiBN SH1J!f!M11 t8 8Mf8RaBB a~it&8lil SMillIE! Sf the 88R .. fM8T 88BBRsant
8& :&IElBR18IN ril!hla t@ Bliitable earBilo ail th~iRuiRB8 8\ the ift ORtSF': 8feai88
~nuief tH& f:8flElt ~lltJ1ai!elfi~ ~IeRtoat sftko i0MBrahaI.8i.,'e elM.
2. The Cl:HIRt'. AU'. ilDtaeliDR a tUR8 8BfliotHsa 16 8.11QHiriR@ lands BHitahh fel
I a81 iatisRaI ana iOMMif8ial ">,:8fcldNB: '.~. atoflfoRtB. FHfUiiRg HUi. 88R18 KaRl
BHastieFl.B~ &183. 8eRga. BBMHUtRit. ri88 :eI8BlnOM tlistfiiet Hf1RnoiS2:. flI etRer
8BHf88B Mui ma-, 8 e OliSBI8MBRtea tnnHum fO :eRYI! BksriRI! 1.-:it8 88BfS811MB atate
ana w8ara! efe t!famB.
Obiective 219.+~
To protect and increase the extent of Publiclv Owned Access to its shorelines and navigable
waters.
Policv 219.+2.1
The Countv shall inventorv the waters of Monroe Countv to determine appropriate sites
for one or more IfHtRieillal public anchorages and mooring fields that shall be available to
the boating ,jIpublic on a first come. first served basis.
08i88ti,e21~.g
Te efEl-:i88 a flll.e:e 0f fBooltHOF: iRB8ftti 'Of! ana aRteria to ORBYfe tko 88RtimuHi a 'ailaeilit-: sf
Pliblisl. aeaeBailJlo f88featisRal liftS SeMINar sial -.-:Bft[iRg l.:at8fKflRta.
Palis-, 21~.g.1
."[, The ('ONRL BhalI 8rel'i80 laRs H8S B8R\lEl88 t8 eRBiHtnU!B a8. sleBmeRt tAat
BfB. laeB CSlHlMereiat Ri818Ml8Ral aHB P~8lie .\.008Da 18 tho BR8fS1ifl80 aHB
'..ah~m af r,18nnu CBliRt.. l1urB8 8sFlHHe0 Ma-; bo J!rMltiil 1M fRO t8FM efiaerBB.808
Y.~.R. ilHlf8Bt18a RNHlBST Elf Bliss. SaRtiN/! "aPiaH9BfI. iRSrS8tJ08 MEta fef .. ater
Page 15 of 17
folateR NflO!]. aT 8tlu~r A<1eaOliU 8f laRB li" .
8Ft tHO 88f8Bl(a) Bf8BOEiBa f,-r .J_~ _I 88 lRt@flfHt. a'n~rBBRat8 h~ lHJFfi\iUiUllifl@E)
~ k - - I:' ftlg, 1I:l..l:llHH8Rt.
. T 8 ~BliRt.: BRall im8E1B8 a C8mmereial. Po 8U88ti . . A
onflotIBH fur wr: 80" 8ltl8HloRt tHat o' l' 8Ha~ ana Puolu . ~eB008 aSS8BB
\J,'MOf .\88001:.1. 188 8.009 f:8mHt8nnal. R08fafttitHUil and Plibllo
'Rti! Cents!-, allan fiB. olBB aA im.eRet fee Bre k'
Wr iJu~f8aB88 Roed WI ('sHlHl8feial H ~am uk 88~ 88 18 mRS fRO R888
as,,'SIBElH181d.\{tuia :eltH3M8Rt- tlfoB h.~' ~;;f@th:Ra~ aRB Plishe .~_iJ888B anaraK lr;
C8H1HUuial. fisouati8N.al lHlft Peddi 13...88 t 0 IROfellfl88 Bf8aalif8 8M aniotiRf:
ana nub. 8h~8H1I]F1t 8 .. atef 1198800 sauBeR 8\ flU!:: 88 l.dflBffiSRt
1. ThB Cl~nffi.t-; shall snr:ido im88tlitea sraSSBS ~ I
{hr. el08R.8R1 tRat iR8fS8flilD C8RlM8 . I H 8a .o~ and 80, ijjlSBRUJRl !MJ"enr:ala ror
~fElRr88 ~eYflt", - r(l18.. _8BfSatUHUH M8 J?yslie ~,"'I,(1l18r ~A.OBE![JO in
J.
ge1Boti:8 219.~
'Fha ~fnm~: allall E!fi!8Sf1'e ana 8R8R1188 lh S I ' . ,
UaFlf8B CaliRt: lln II mrn!i8Rlllllll.lI BO~B:~:~~~~:::~:I~~::~~~' MlIIIlR, ninl BRllrllot@r sf
Pelitr, 21 ~,~,1
tfe11f88 ~eltRt, MR', BEI~MJliB8 V'et4EiRl2: "'aterfr u "
IIIl.ll COlRlRilreilll '." OPlEiRl! '.'.'lllBI'fI onl I~' Ilro i~~1 ~; BRll, 910MBlo fur IherBlllioRIll
~latI8fl!] ana llNissliR88 t8 a8drElBB BessiRe ok ~' ~El8 fOOtfilDtIBRB. 80. SI08R1BI.t
&fi8&r . arae OH8tlea llI1B Reoda Bf lRe idsalities
The ~E1liftt.. ?kall !tIllBRS. '::80R M1E1fBfJMate ita ..
satMlhElh. 88R!JHlh!Rt Qa!Ji~ {:tt.'s r Q' L.ana Qe,81asM8R~ RBwlatioRo to
. _ 1 8.1890 8N.... Qcr ole@Me . ~f 8 Ii
fBBreMlElRal aR8 8BM'lM'ler8ial'.~.a~Bffn.lRtB, . R an. ar B fur BseeiH8 arB!lS sf
9siasti. S 21~,lQ
Te B~~mB~o t8B"~lujHi0Ral M'lMitiMB fl8ti. itisEI if!. tHe r '
TraBltHIRRl8UlPlttHl8 aBti.:itioB oLaIl ha fJ8rn ittBB n ,t1,:1B~E18 Ce\lR," ..atorfroRt 8','Bfla, diatPi8t.
. ..1 ~IR a a88~8F18:t8 laMB NaB OlH8f!BA98.
Pslifr;21(l,lQ.l
~, 'FRs. CtHiSL BaaIl ails'.. SflMIfl8fBial and rOBfe&titUlal M ' .
e8HIBHumt. 8H9h aB eNS tf8.~a ofui H L . . DkIIle: , iHIBSIB aful MORiftf:
. I - tift R8 "He: 1888 Hlflifthtitunj....1 .
&BBfBBRatS anti NaB OMiH!8MSa it Ii ' . , , aR_ rosalfod iR all
_ ...ft... 21l8RIRI! 8Ia~Fl8~ ~ . ,
SlHHIN8f8ial '::!MSKJ DRta. . [J 98R !MMlHI! fl3tK8atitH\al ana
2. VAaf ta lIM- 88 I .
. ,B flBMe!.t ReBfs-.w lElBliS8 BH r 18R 8 ~
E1U!fl RI1 ftObFlfl :.lotleRoRt tka.lt..- II I' ," r S 8NR~. the !m8Ii8B.nt RlYBt
. t.. - "11:1 ...fIS..ISB.Rt Hi a an B~.h r'
III t~8 b:8Uftt- '0 mafildRJit" 8t8f~ . ..I'" il B9 lilISS aRB f8f!HlatiBflB
I' .. - "@R. ..wltHl iRehuliRl! lit ~ It
seabeR ":Ron tn,di~ioRal ftlflliti B' . 8 aet t at tHe diatAilt it! a
ab 1 flU \WIR808lHl ale OR@8\tfi8@g..l I d'
ove anguage has been deleted. --, n lcate that the
OB108ti-'s 21~,ll
TB IHtBtS8t 8:88 BF8Mst8
~
~'iBli81 a8880EJ 18 tHe Ra-'ie:abls
".. atom .'HI o8afelifuEJ FElT the goneral
Page 16 of 17
Pfllie': Jl~.11.1
l1u CIHiRL BLaH Bfstu@t tail Pu13lia'a . hr.. sf the .~atGfihnM 8-,' 8Hf0f3ini! BiB@ ,ani
8BtORSIHl RHa R8il!ht feotl"i@tiaREI 8ft 8liil!liRl!€I. tl0080Bf!P\' lntihliR2B. faRees. aHa Btfter
awetufB8 8fI Bit faRk ill taB ~fflmos C€Hlftt-: Qssim CtlhleliRoB aHa 9B"{.da81t\Ont
EtBfl88f88.
Pelie-:Jl?II.J
Tke C0tlRt",' BRall illehule -:isHal &e888B ift ita "::oFltinlZ: "...aterihH'lt laRd 8.saliiaiti8H 8f8l&tlM
.. hh a BE! 88i&l 8JlilshaaiB 8H laBEl taRH fee aim.slB aBa~ioiti0Rll (iUttl8ItUStg).
Section 5.. If any section, subsection, sentence, clause, item, change, or provision of this ordinance is
held invalid, the remainder of this ordinance shall not be affected by such validity.
Section 6. All ordinances or parts of ordinances in conflict with this ordinance are hereby repealed
to the extent of said conflict.
Section 7.. This ordinance shall be transmitted to the Planning Department to the Department of
Community Affairs pursuant to Chapter 163 and 380, Florida Statutes.
Section 8. This ordinance shall be filed in the Office of the Secretary of the State of Florida but shall
not become effective until a notice is issued by the Department of Community Affairs or Administrative
Commission finding the amendment in compliance with Chapter 163, Florida Statutes.
PASSED AND ADOPTED
COMMISSIONERS ON THE
BY THE MONROE
day of
COUNTY BOARD OF COUNTY
Mayor Mario Charles McCoy
Mayor Pro Tern Mario DiGennaro
Commissioner George Neugent
Commissioner Dixie Spehar
Commissioner Sylvia J. Murphy
By
Charles McCoy, Mayor
(SEAL)
ATTEST: DANNY L. KOLHAGE, CLERK
DEPUTY CLERK
i MON~EC~~' 4
1; APP~ :tf
D:~
Page 17 of 17
SUPPORT DATA AND ANALYSIS
For
Monroe County Comprehensive Plan
Proposed Amendment 07-2
Revisions to the Support Data and Analysis previously sent to DCA for review are shown
with a "saikethr-eligh" for deleted language, and with an "underline" for newly inserted
language.
Additional Data and Analysis is provided in the attached Appendices.
A. Proposed Changes to the Comprehensive Plan Future Land Use Element.
1. Goal 101.4: The purpose of the amendment (which adds the obiective
"strengthen and diversifv local economic resources"). is to implement
strategic goals and policies enunciated in the Stratef!ic Ref!ional Policy
Plan for South Florida' (the "Regional Plan") adopted bv the South
Florida Regional Planning Council ("The Council"). The Council has
faulted earlier comprehensive planning efforts for their failure to give
adequate consideration to economic development.2 This Amendment
remedies that deficiencv. which has long frustrated redevelopment of
obsolete or declining properties. The Amendment embodies two
principles enunciated bv The Council. i.e.. diversification) and
strengthening the economic resource ofinfTastructure.4
:!. Policy 101.4.5: The purpose of the amendment is to maintain and
enhance the commercial fishing activities within the Mixed
Use/Commercial land use category. The language added maintains the
objective of preserving commercial fishing activities and supports the
direction the BOCC is taking in protecting the working waterfront and
community character. Commercial fishing is an important economic
engine in Monroe County, which is among the top 10 nationally in terms
of fishing landings. Data compiled by the University of Florida for the
Bureau of Economic and Business Research shows that for 2004, the total
quantity of landings added up to 14,694,007 pounds. House Bill 955
(Chapter 2005-157, Laws of Florida) created the Florida Waterway and
I Published on The Council's website, www.sfrpc.com
2 "GrO\vth management approaches have not integrated economic development considerations into the
traditional physical development planning framework. Most local government comprehensive plans have
given minimal (rarely eXplicit) consideration to economic development." "Regional Economic
Developm~nt Concerns". Regional Profile, published on The Council's website.
., "Those communities that are successful in economic development will possess a diversified economy,
pursue global market.. to strengthen their economic base and possess the necessary infrastructure to sustain
a healthy economy." "Globalization of the Regional Economy", Id.
4 "International trade infrastructure is critical. This includes, among other things, airports and ports."
"Regional Economic Development Concerns". Id.
Waterfront Improvement Act of 2005. This act amends Chapter 163, Part
II, of the Comprehensive Planning and Land Development Regulation
Act. Section 163.3177, F.S. requires Comprehensive Plans of coastal
counties, such as Monroe County, to adopt strategies and incorporate in
the Comprehensive Plan regulatory incentives and criteria that encourage
the preservation of recreational and commercial working waterfronts,
including public access.
3. Policy 101.4.6: The purpose of the text amendment is to ensure the
development of employee and workforce housing within the Mixed
Use/Commercial Fishing land use category. The land use allows for
residential but the additional text clarifies the types of residential units to
be built within the Mixed Use/Commercial Fishing land use category.
Comprehensive Plan Policy 102.4.6 encourages affordable housing: by
assigning a positive point rating to affordable housing proiects. prioritizing
acouisition and maintaining the site in perpetuity. Also. F.S. 420.9076
provides for a reduction of fees. fee waivers. density flexibility. and a
reduction of parking and setback reouirements as additional incentives to
build affordable and employee housing. The text revision supports the
BOCC commitment to the provision of affordable housing, which supports
the commercial fishing industry by ensuring that workers within the
industry have affordable housing. Additional text amendments to this
policy clarify that SflSR fisliiBg, cliafter boats, ami all water dependent and
water related uses are highly encouraged within the Mixed
Use/Commercial Fishing land use category.
4. Policy 101.4.7: The fll!Tflsse of the te]lt amCBGmsBt is te clarify ths
fll!Tflsse sf tlie Maritims IBGustriss laBd IISS Gistriet withiB tlis IBdestrial
future laBG liDS categery. The flliTflsSS statsmeBt Iia3 bceB iBeltuleG iB tlie
esmflre!lsBsive fllaR ts clarify tliat tlie MIlaRG liSS district's maiB flllTflsse
is te sstaali31i aaG esaserve area3 fer maritim.e liSCS, iaell!diag emfllsyee
Iiel!3iag. The puroose of the text amendment is to provide for port-related
uses. and prioritize shoreline development for water deoendent uses. The
amendment implements amended Obiective 101.4 ("strengthen and
diversify economic resources"). by providing mechanisms to preserve.
develop and support water port uses. water-dependent support facilities
and maritime uses. This policy is specifically directed toward
revitalization and economic diversification of areas within the MI District
such as Safe Harbor. unincoroorated Monroe County's only deepwater
port. and therefore implements strategic goals and policies enunciated in
the Regional Plan as well as Obiective 101.4.
The provisions of this policy relating to the port of Safe Harbor originated
in the Livable Communi Keys process. a public-private collaboration
between Monroe County and Stock Island residents and property owners.
That community planning process culminated in adoption. and subseouent
approval bv the State Land Planning Agencv. of Volume 2 of the Stock
Island and Kev Haven Livable CommuniKevsPlan5 (the "Stock Island
Plan"). As stated in the Stock Island Plan. although Safe Harbor remains
"the only truly. industrial deep-water port in the Lower Kevs.,6, "the
waterfront is generallv underutilized"'. because the area utilized for
commercial fishing operations and facilities has shrunk substantiallv8
Policy 101.4.7 authorizes and encourages conversion of those vacated
areas to other working waterfront uses. "Working W atemont" is
statutorily. defined to include public lodging establishments. In addition to
being one of the statutory Working Waterfront uses, public lodging
establishments are compatible with. and will provide support to. other
such uses in Safe Harbor. as well as meeting anticipated near-term needs
of marine commerce.'O Policy 101.4.7 retains Safe Harbor's traditional
commercial fishing use and expands the uses allowed in Safe Harbor. bv
authorizing and encouraging the introduction of the diverse Working
Watemont uses contemplated bv statute and the Stock Island Plan, In
doing so, the Amendment implements the obiective of economic
diversification and strengthening. Bv linking public lodging
establishments with public waterfront access, it also furthers the statutory
purpose of providing public aecess to the water, II
5. Policv 101.4.21: The purpose of the text amendment is to establish a
density that is necessarvl2 to allow development of an eeonomicallv-viable
public lodging establishment. which was effectively prohibited under the
density allowed under pre-amendment Policy 101.4.21. Because this
density is specific to MI District. and because the Amendment establishes
criteria limiting that District, such as within the confines of the scarified
port of Safe Harbor. the uses and density allowed in MI District under
these policies will not adverselv impact natural resources. As
demonstrated in Appendix C (attached), the potential increase in density
will not result in an increase in water-supply demand beyond historic
'Vol. 2 of the Stock Island and Key Haven Livable CommuniKeys Plan, published Nov. 30, 2005
, Id.,p.9.
7 Id., p.lOI.
8 As demonstrated by data and analysis provided in Appendix A attached.
9 F.S. 342:.07(2)
10 As demonstrated by data and analysis provided in Appendix A attached.
] I The ne(~d for additional public access to the Stock Tsland waterfront is well documented. The Stock
Island Plan found that this important community need is unmet "Public access to the water is a priority for
the community_ The only existing true public waterfront access is the boat ramp at US-I. and this site is
too narrow and does not have adequate parking or public security or controls. It is ironic that the
community is, after all, an island, yet the residents have virtually no access to the waterfront.lI The
Amendment addresses that unmet need, by requiring public lodging facilities to "provide commercial,
recreational and/or public boating access to marine and coastal waters" (Policy 101.4.7). Further, by
adding new subsection (6) to existing Policy 213.1.2. the Amendment implements the statutory directive to
"ensure adequate public access to public facilities including boat ramps, docks, and fishing piers and
bridges. [F.S. 342.07 (2006)J."
12 As demonstrated by data and analysis provided in Appendix 8 attached.
levels or available supply. As demonstrated in Appendix E (attached).
allowing development of public lodging establishments at the density
allowable under Policy 101.4.21 will have no adverse impact on hurricane
evacuation. and by providing a mechanism for sheltering the minimum
number of required first-responders. will enhance Monroe County's
capacity for safe evacuation and prompt post-hurricane recovery.
B. l'roposed Changes to the Comprehensive Plan Conservation and Coastal
Management Element.
* Data and Analysis for Objective 212.4 and associated policies have been deleted in
totality.
I. Policy 213.1.2: As part of the definition contained within the Waterway
Improvement Act, F.S. Sec. 342.07 (2005), a recreational and commercial
working waterfront is:
"A parcel or parcels of real property that provide
access for water-dependent commercial activities or
provide access for the public to the navigable waters
of the state. Recreational and commercial working
waterfronts require direct access to or a location on,
over. or adjacent to a navigable body of water.... "
New language has been added stating the BOCC goal of ensuring adequate
public access to the navigable waters. In carrying out this goal, the County
has committed to completing a Public Access Plan (Policy 1201.3.6). The
County has prepared a Marina Siting Plan and within the plan, current
public access points have been identified. The BOCC will utilize the
public access point data to assist in assessing the community's needs for
public access to the waterfront and complete the Public Access Plan.
2. New Goal 219, the Preservation of Community Character and
Preservation of Working Waterfronts: The purpose of the new goal is
to establish that the preservation of community character and working
waterfronts is a desired goal of the BOCC and is in keeping with the
passage of House Bill 955 (Chapter 2005-157, Laws of Florida), the
Florida Waterway and Waterfront Improvement Act of 2005. This act
amends Chapter 163, Part II, of the Comprehensive Planning and Land
Development Regulation Act. Section 163.3] 77, F.S., requires
Comprehensive Plans of coastal counties, such as Monroe County, to
adopt strategies and incorporate in the Comprehensive Plan regulatory
incentives and criteria that encourage the preservation of recreational and
commercial working waterfronts, including public access. Florida Statute
380.553(2)(b) establishes a land use management system which conserves
and promotes the Florida Keys community character. Commercial fishing
activities and tourism playa substantial role in the County's economy. A
study conducted in the mid-1990s revealed that the Keys then served as
host to approximately three million visitors per year who spent roughly
$1.2 billion. In addition, the data showed that $50- to $70-million per year
were realized from combined catches of spiny lobster, stone crab, and
scale fish.
3. New Objective 219.1 on the Preservation of Community Character
and Preservation of the Working Waterfront: The new objective lays
out specific measures that the BOCC will take to meet the goal of
preserving community character and working waterfronts. Policies
established under the new objective shall protect the waterfront from
further non-water dependent uses and the privatization of waterfront that
reduces public access to the water. Strategies include, but are not limited
to, the expansion and redevelopment of current marinas, the creation of
tlexible land use regulations pertaining to the working waterfront,
intergovernmental coordination, and the establishment of preservation
policies.
4. New Policy 219.1.1: Monroe County has been experiencing the loss and
redevelopment of waterfront marine facilities and their associated
businesses and employment. Current trends are conversion of waterfront
marine facilities and their associated businesses to non-water dependent
uses and privatization of waterfronts, reducing public water access. A
growing population and rising property values along the coast further
drive the trend to convert marinas and waterfront properties into
residential units. As pointed out in the data and analysis (see 8.1. above)
of the Conservation and Coastal Element, the County is heavily reliant on
commercial fishing activities and tourism to support its economy. Losing
waterfront land to private developers could have a devastating effect on
the commercial and recreational waterfront resulting in a future downturn
in the County's economy.
5. New Policy 219.1.2: The purpose of the new policy is to layout
comprehensive strategies to protect the waterfront from further
privatization through partnerships with the State and County
municipalities to revitalize, enhance, and protect the waterfront. The
County will also explore the possibility of purchasing land or
development rights along the waterfront in order to preserve the
waterfront for the community and commercial and recreational activities.
Densitv bonuses will be explored as an incentive for preservation.
Providing greater densitv in exchange for preserving easements, water
access. or other public use elements benefits both the public and the
developer. Overlav districts will be considered as a regulatorv strategv for
preserving traditional water dependent activities determined to be critical
to the obiectives of working waterfront preservation. Overlav districts.
which are imposed over existing land use district. provide an additional
laver of development standards to address special land use needs. If it is
determined that there is need for such a measure. the working waterfront
overlay district. along with its corresponding regulations and overlay
map(s) designating geographic areas. would be established within the
County's land development regulations and in coniunction with Liveable
CommuniKeys program process.
6. New Policy 219.1.3: In keeping with the goal of maintaining public
access to navigable waterways, this policy states that the County will not
vacate or diminish publicly owned pathways and ends of roads.
7. New Policy 219.1.4: The policy ensures that Monroe County coordinates
with municipalities and pertinent state agencies, and participates in
programs relating to working waterfronts.
8. New Policv 219.2: The policy provides for increasing access to the
shorelines through the development of managed anchorages and mooring
fields.
C. Consistency with the Comprehensive Plan.
The proposed amendments to the Comprehensive Plan further the following
policy direction provided within the 2010 Comprehensive Plan:
I. Goal 212 of the Comprehensive Plan directs the County to prioritize
shoreline land uses and establish criteria for shoreline development in
order to preserve and enhance coastal resources and to ensure the
continued economic viability of the County.
2. Goal 213 of the Comprehensive Plan directs the County to ensure
adequate public access to the beach or shoreline.
3. Objective 502.1 of the Comprehensive Plan directs the County to
promote the preservation and enhancement of existing ports and port
related activities.
D. Consistency with the Principles for Guiding Development in the Florida Keys
Area of Critical State Concern.
The proposed text amendment is consistent with the Principles for Guiding
Development as a whole and is not inconsistent with any Principle. Specifically,
the amendment furthers:
Principle (a): To strengthen local government capabilities for managing
land use and development so that local government is able to achieve these
objectives without the continuation of the area of critical state concern
designation.
Principle (b): To protect shoreline and marine resources, including
mangroves, coral reef formations, seagrass beds, wetlands, fish and
wildlife, and their habitat
Principle (d): To ensure the maximum well-being of the Florida Keys and
its citizens through sound economic development.
Principle (t): To enhance natural scenic resources, promote the aesthetic
benefits of the natural environment, and ensure that development is
compatible with the unique historic character of the Florida Keys.
Principle (g): To strengthen local government capabilities for managing
land use and development To protect the historical heritage of the Florida
Keys.
E. Public Welfare Issues.
Monroe County's recreational and commercial working waterfronts provide
practical, logistical, and economic benefit to the public and to the County's
,economy and character. The amendment promotes public welfare by meeting the
goal of preserving community character and working waterfronts. Policies
established under the new objective shall protect the waterfront from further non-
water dependent uses and the privatization of waterfront that reduces public
access to the water. Strategies include, but are not limited to, the expansion and
redevelopment of current marinas, the creation of flexible land use regulations
pertaining to the working waterfront, intergovernmental coordination, and the
(:stablishment of preservation policy.
F. Uenefits to Property Owners:
The amendment does not deprive landowners of beneficial use of their land. The
amendment will enable affected property owners to preserve the uses associated
with the recreational and commercial working waterfront by making it possible to
develop additional income producing uses and/or increase the intensity of use to
maintain economic viability.
G. CONCLUSIONS:
L The proposed amendment is internally consistent with the Comprehensive
Plan.
2. The proposed amendment is in the interest of public welfare.
SUPPORT DATA AND ANALYSIS
For
Monroe County Comprehensive Plan
Proposed Amendment 07-2
Appendices
Page I of 24
APPENDIX "A"
DIVERSIFIED COMPATIBLE USES
When the provisions of the existing Comprehensive Plan applicable to Safe Harbor were
adopted, commercial fishing and supporting shoreside businesses dominated the port.
300 shrimp boats regularly crowded the docks; lobster boats and other fishing vessels
competed for space in the main harbor and filled the back harbor; two marine railways
were needed to haul shrimp boats; icehouses and several packing plants were kept busy.
But by 2004, when the data reported in the Stock Island Plan were gathered, the
comm~:rcial fishing industry was in retreat. Data published by the South Florida Regional
Planning Council reveal that the Florida Keys fishing industry's revenue steadily
declined from 1990 to 2000.' The Stock Island Plan reported that Stock Island's
commercial fishing activities decreased by nearly 50% from 1985 to 20042
In the two years that elapsed since publication of the Stock Island Plan, the trends
reported in the Plan have accelerated to the point that much of the commercial fishing
data contained therein are already obsolete. All of the commercial fishing facilities then
located on Shrimp Rd.3 (the road providing access to the W'ly perimeter of Safe Harbor)
have b'~en demolished. The name "Shrimp Rd." is now only historical rather than
descriptive. None of the Shrimp Road sites depicted as "Commercial Fishing-Shrimp"
on the map of"2004 Functional Areas" in the Stock Island Plan is still devoted to shrimp
fishing activities. Although the port's Northerly embayment (the "back harbor") still
accommodates commercial fishing activities, the only commercial fishing facility
remaining in the main harbor is FishBusterz Fisheries, located on the Southerly portion of
the fOIDler Barna Seafood site4. The marine railways are gone, together with the net shop
and ice houses.
The dramatic decline of the shrimp fishing industry on Stock Island is not a temporary
phenomenon. Industry and community input obtained in creating the Stock Island Plan
identified the causes of the decline as: "Competition from foreign markets (particularly
imported, farm-raised shrimp), inefficiency of operations, increasing restrictions on
fisheries5, licensing, etc., and declining numbers of fishermen,,6 Shrimping is not the
I Industry income (in thousands of current dollars) declined from $17,039 in 1990, to $14,008 in 1995, to
$12,998 in 2000. "Monroe County Personallncome by Major Source and Earnings By Industry",
published on The Council's website.
2 Stock Island Plan., p. 25.
J Locations 1-6, collectively comprising 10.52 acres, as depicted on Figure 4, p. 28. Stock Island Plan.
4 Location 7. Figure 5, p. 29, Id. Locations 1-3 depicted on Figure 5 ("Location of Commercial Fishing
and Related Land Use:2004") have been converted to other uses, and the fonner fish and shrimp packing
facilities have been demolished. The few remaining shrimp boats working out of Safe Harbor are
accommodated by FishBusterz Fisheries, which in 2007 relocated to the S'ly half of the fonner Barna
Seafood facility.
5 One dramatic effect of increased regulation can be seen in the decline in the number of lobster traps from
the early 1980's (when traps were dipped into used motor oil prior to being placed in the shallow waters
around the Keys, As reported by Mathews and Williams, a 43% reduction in traps from 939,000 to 533,000
occurred in just the 7 years between 1991-92 and 1998/99. Effie! of Regulations on Harvest in Florida's
Page 2 of24
only J1shing actlVlty to experience this decline: "Small-scale commercial J1shing,
particularly lobstering, is a declining industry. There may not be a 'next generation' to
keep it going. This is very much due to outside factors.. ..Restrictions on catch do have
an impact, but the industry historically has been over-saturatcd.'" One encouraging trend
has been industry consolidation, which allows the remaining J1shing fleet to survive by
becoming more efJ1cienl.8
In ordl~ to maintain what remains of the Stock Island commercial J1shing fleet and to
preserve Safe Harbor's traditional community character, mixed uses that complement and
providt: a market for the J1shery's products must be developed and encouraged. That
mixed-use strategy for protecting marine industries is adopted as Policy 17.10 in The
Council's Strategic Regional Policy Plan for South Florida:
Protect marine related industries through innovative comprehensive planning and zoning
regulati.ons that provide incentives such as mixed-use in areas that can sustain both
residential and non-residential water-dependent uses.9
The addition of "more complementary uses.. . including dockside restaurants, markets,
etc." would create a market niche for locally caught seafood.1O "Complementary uses
such as restaurants or hotels should be allowed. The rough & tumble character of the
community can be preserved.. . although some of the more industria! activities would
probably have to be isolated from higher-end development to avoid conflicts. ,,11 Many
contributors to the Stock Island Plan suggested the "J1shermen' s wharf, existing in places
like San Francisco and Portland, as an opportunity to preserve the working waterfront
character, not just for commercial J1shing, but also for support uses including boat repair,
chandlery, seafood sales/dining, etc.",2 These mixed uses range from boat yards (that
must be kept secure and accessible only to customers and tradesmen) to public lodging,
restaurants and harbor walks that can be enjoyed by many.
The Stock Island Plan contemplates uses as diverse as J1sh houses, a "Town Center",
seafood festivals, and Saturday markets, which collectively provide the opportunity for
the commercial J1shing industry to operate and to sell its products directly to a retail
Spiny Lobster Fishery. Mathews and Williams, Gulf and Caribbean Fisheries Institute (2000) at 55: 120-
127.
, Stock Island Plan., p. 97
7 Id., p. 101
8 The trend towards greater efficiency is documented in the Monroe County Marine Management Strategic
Plan, Appendix 2 Working Waterfronts (December 2005) prepared for The Council by F AU's Center for
Urban and Environmental Solutions. This study documents (commencing at p 16) the decline in landings
between 1994 and 2004 and finds that during that period the number of trips pursuing finfish declined by
48 percent, resulting in an overall increase in pounds per trip. The study concludes, .'When the total pounds
of invertebrates are divided by the total amount of trips made to catch the invertebrates, it was found that
the pounds per trip have also increased from 1994 to 2004. This would suggest that the industry as a whole
may be declining, but those that remain in business are becoming more efficient based on landings per
trip."
9 Regional Plan, p. 77
10 Stock Island Plan., p. 102
llld..
"Id., p. 97
Page 3 of 24
market. In the past, the general public was isolated from the waterfront by trap yards and
other linhospitable industrial uses. The Amcndment authorizes expanded uses that
provide public access to the waterfront, without eliminating the remaining commercial
fishing operations. Both the commercial fishing industry and the general public benefit
by expanding commercial fishermen's opportunities to sell their catch directly to a retail
waterfront restaurant rather than shipping fish as a commodity to a remote market highly
influenced by international concerns. The commercial fisherman gets a better price
when the consumer comes to the dock to eat fresh fish, than when the seafood is sent
overseas to be purchased in a frozen box.
This mixed use approach was adopted as an Action Item in the Stock Island Plan, calling
for Monroe County to do what has become the focal point of this Working Waterfront
Amendment: "Work with owners of large tracts of land to promote new sources of
income that will help support and preserve existing water-dependent uses.,,13 That
specific mandate is consistent with the Stock Island Plan's overall diversification
principle, i.e., to accommodate a diversity of water-oriented activities. 14
Goals and Policies of the Regional Plan are implemented by the Amendment's provisions
encouraging economic diversification and introduction of mixed use at the former single-
industry Marine Industrial district of Safe Harbor. Goal II of the Regional Plan is to
encourage and support implementation of development proposals that, among other
things, incorporate mixed-use land developments and recycle existing developed sites. IS
Policy Il.2 calls for local governrnents to encourage mixed and uses and activities, in
order to advance "more balanced and energy-efficient development patterns",
characterized by economic diversity, employment, housing opportunities and public
transportation access. 16 Policy 11.6 calls for revitalization of developed areas. 17 Safe
Harbor was fully developed as a port nearly fifty years ago. The Regional Plan calls for
its revitalization through introduction of mixed-use redevelopment.
The above-cited provisions of the Regional Plan have their counterparts in the Stock
Island Plan. The Stock Island Plan adopted as an "overarching plan principle" each of the
following:
.
Preserve the working waterfront.
Revitalize the port area while improving its physical setting.
Accommodate a diversity of water-oriented activities. 18
.
.
Anticipated Near-Term Needs
The anticipated impacts on the Florida Keys of the re-opening of Cuba to U.S. tourism
and trade is the subject of the Inter-Governmental Cuba Report (referred to herein as the
13 Addendum - Economic Survey and Action Items; Stock Island Plan, pp. 72B-72C.
14 Stock Island Plan, "Plan Principles", at p. 22
J3 Regional Plan, p. 54.
"Id., p. 56
171d.
18 Stock Island Plan. "Plan Principles", at p. 22 (emphasis added).
Page 4 of 24
"Cuba Report"), published by the Monroe County TOC. The Cuba Report contains data
gathefl~d by, and analysis of, an intergovernmental committee comprised of Florida Keys
municipal (Key West, Marathon, Key Colony Beach and Monroe County) officials and
represtmtatives of the Key West, Lower Keys, Marathon, and Islamorada Chambers of
Commerce, with staff assistance provided by local government planning, law
enfofCI~ment, and transportation (marine and airport) directors.
The Cuba Report "is based on the recognition that the 'opening' of Cuba is a matter of
'when', not 'if, and the 'when' is likely to be no more than several months to a few
years".'. Because the Lower Keys' proximity to Cuba makes it a natural terminus for
vessels engaffed in travel to and from Cuba, the opening of Cuba will increase boat traffic
in this .area.2
Automobile ferries and passenger ferries were identified as two of the three potential
commercial methods of travel between the Keys and Cuba, but no such services currently
exist, "and it will take some time to develop them". Because of that lead-time, planning
for these imminently-anticipated services and related facilities must occur now. That
planning effort is encouraged by Regional Plan Policy 20. I 0, which directs local
governments to enhance the role of seaports in economic development by improving port
conditions for the movement of passengers, freight, and goods, and by enhancing
accessibility for visitors traveling between ports, hotels, and other destinations.21
The Cuba Report specifically identifies Safe Harbor as a prospective site of an
automobile ferry facility, but notes that "this area would require significant investment in
a terminal and other shore-side facilities,,22 Key West's ferry terminal is capable of
accommodating only 52 automobiles, but a ferry located at the end of Shrimp Road (the
main road serving Safe Harbor) could accommodate substantially more vehicles.23
Creating passenger ferry service at existing marinas is also identified as a viable means of
serving the anticipated demand for Cuba travel,24 provided that sufficient land is
available for parking the vehicles of departing passengers.25 The Shrimp Road Easterly
terminus that is suggested in the Cuba Report as the Safe Harbor ferry terminal location
is particularly well suited to such use, being entirely scarified and vacant, and having
until 2007 served as an automobile junkyard. No other site in the Lower Keys enjoys the
unique combination of features needed for a ferry terminal: direct Ocean access for large
deep-draft vessels, ample non-environmentally sensitive upland for parking and other
shore-side facilities, and isolation from established residential neighborhoods.
Incidental benefits, e.g., increased utilization of mass transit, may be expected to result
from providing passenger ferry service to Cuba via Safe Harbor: "Budget travelers such
19 Inter-Governmental Cuba Report. p. 21
"ld.. p. 17.
21 Regional Plan p.89
22 Inter-Govemmental Cuba Report, p. 7.
2J Id., p. 8
"Id.. p. 7.
"Id.. p. 9.
Page 5 of 24
as students will find it attractive to travel through the Keys on a bus and use a passenger
ferry to travel to and from Cuba. This will have minimal impact on US I, but could have
the benefit of assisting in a Keys-wide transit system.,,26 The Cuba Report recommends
that passenger ferries should be developed as a connection to Cuba and the Caribbean "in
order to reduce the dependency on US I as the entry to the Keys".27
In addition to serving as a base for ferry service, Safe Harbor is uniquely situated and
configured to accommodate the increased boat traffic and associated new burdens28 that
are expected to follow closely in the wake of Cuba's re-opening. In addition to the
demand for ferry service, the anticipated consequences of this increased international
commerce29 include increased fuel sales (requiring adequate fuel storage facilities to
satisfy this demandJo) and increased demand for adequate and safe mooringsJ I, Customs
facilitie:s and staffJ2, boat yards capable of performing repairs and maintenanceJJ, as well
as boat and trailer storage. Increased international passenger traffic will create the need
for readily-accessible lodging facilities to accommodate passengers who "enter the Keys
from Cuba, occupy hotel rooms, and then go back to Cuba by ferry."J4 Ports from
Ketchikan to Boston provide portside accommodations for passengers and crew awaiting
arrival of ships or performance of boat repairs and maintenance. No hotel currently
exists on Stock Island. Safe Harbor is the most suitable site for, and has sufficient vacant
land to provide, such maritime-oriented lodging facilities.
By planning to meet the anticipated need for these port facilities, the Amendment
complies with Regional Plan p.89 Policy 20.10, which directs local governments to
enhance the role of seaports in economic development by:
"improving port conditions for the movement of passengers, freight, and goods," and
"enhancing the accessibility for visitors traveling between ports, hotels, and other
destinations."J5
Maritime-Oriented Lodging
As noted above, Florida Law recognizes public lodging as an integral component of the
recreational and commercial working waterfront. Their synergy is apparent: charter boats,
dive boats, and commercial fishing boats need customers; portside public lodging puts
"Id.. p. 10.
"Id.. p. 12.
28 Id.. p. 17.
29 Once Cuba opens, other Caribbean destinations become more readily accessible to a wide range of
Keys-based vessels; from Cuba (90 miles from Safe Harbor), it is a short nautical voyage to Jamaica (81
miles) or Haiti (47 miles). Id.
JO Id. "[T]here may be some concern as to the quality of Cuba's fuel supply. Many travelers will want to
carry enough fuel for the return trip."
.11 Id., p. 18. "There will be periods in which vessels wUl experience delays either waiting for weather,
official clearance or to join other travelers so as to travel as a group. ... ",
J21d. "Without sufficient staffing and interviewing facilites there cannot be a proper checking of vessels
returning to the Keys,"
3.\ Id.
J4 Id.. p. 9.
" Regional Plan. p. 89.
Page 6 of 24
those customers at the docks. As the commercial fishing industry continues to employ
fewer people36, former commercial fishermen can transition to related employment in
waterfi:ont ecotourism, sport fishing and dive charters serving the guests of those portside
hotels. Passengers and crew of cruising yachts and ocean-going vessels in transit need a
place to stay while their boats are repaired or while awaiting arrival of a vessel.
Several redeveloped waterfronts have included hotels as a major component, e.g.,
Renaissance Waterfront Hotel in the South Boston waterfront, Seattle Marriott
Waterfront Hotel in the Central waterfront, The Argonaut Hotel and other hotels in the
heart of Fishermen's Wharf in San Francisco, and The Harbor Inn Pier 5 in the Baltimore
Inner Harbor. Waterfront hotels provide public access to, and facilitate enjoyment of, the
waterfront. These factors, among others, lcd the legislature recently to classifY hotels as
"water..dependent support facilities" that serve the public interese7.
J6 Stock Isl'and Plan, p. 52.
.17 The Florida Legislature recognized "that there is an important state interest in maintaining viable watcf-
dependent support facilities, such as public lodging establishments, boat hauling and repairing and
commercial fishing facilities, and in maintaining the availability of public access to the navigable waters of
the slate". FS. ~ 342.07 (I).
Page 7 of 24
APPENDIX "B"
DENSITY & INTENSITY
The Stock Island Plan was augmented by an Economic Survey that identified the income-
producing activities found in Safe Harbor. The survey found that approximately 53% of
the employees of Safe Harbor businesses live within the harbor, a majority of whom live
on a boat. In addition to those employees, an approximately equal number of other
persons live in Safe Harbor, of whom more than one-third live on a boat. The three
largest categories of boats docked in Safe Harbor are recreational boats (160), followed
by fishing boats greater than 40' in length (10 I), and boats used for residence (99).
These data support amendment of MI regulations to accommodate the existing
predominance of recreational vessels in Safe Harbor, and to deal with the reality of
extensive water-borne residential use in Safe Harbor. Analysis of these data led to the
inclusion of two Action Items in the Stock Island Plan, recommending that MI
regulations be amended to authorize uses "that are currently not a permitted use in
Maritime Industries" and to create "water-borne density". 38
Sound planning principles do not countenance ignoring the existence of substantial
numbers of water-borne dwelling units in MI District (the only land-use district
consisting primarily of privately-owned, commercially utilized submerged land). Those
units and their occupants create impacts that must be accounted for in determining
permissible density of the MI District. Many local governments in Florida measure
density on a gross-acreage basis, and that approach is particularly well-suited to a district
in which the upland is ancillary to, and dependent upon, water-borne activities.
Historically, shrimp boat crew members by the hundreds lived on their boats while they
were docked in Safe Harbor; today, nearly 100 liveaboards, plus a varying number of
transient vessels, serve as temporary or permanent living accommodations in Safe
Harbor. Whether measured on a gross or net density basis, the density of Safe Harbor
has always been high by Keys standards. However, this urban scarified site, which offers
employment to residents who don't need a car to commute to their port jobs, is peculiarly
suitable for a higher density than is allocated to most residential areas. According to the
Regional Plan, higher density in such an area is preferable to low density, provided that it
is accompanied by needed infrastructure improvements.39
In order to accommodate the variety of uses contemplated and encouraged by the
Amendment, density and intensity of use must be set at levels that maximize utilization
of the limited land area of MI Disttict. The land area suitable for this assemblage of uses
J8 Stock Island Plan, pp. 72A-72B.
J<) "Low-dl~nsity development quickly consumes the land, vastly increases the area in which infrastructure
and servicc:s are required, and limits our economic growth. u* We need to make better use of OUf available
land. And we need to improve the connection among affordable housing, employment centers, and public
facilities and services. ... Higher-density development patterns could for example reduce road building
costs by 25% and other public infrastructure costs by 15%." Regional Plan, at p. 54. "Increased density in
appropnat<: areas, and utilization of mixed-use design, will provide access and use of our current (and
plalUled) public transportation and other infrastructure." Regional Plan, at p. 55.
Page 8 of 24
is limited to a very small portion of unincorporated Monroe County, due to the
requirements for deep-draft ocean access, the necessity to avoid creation of adverse
enviromnental impacts, and the requirement that Ml uses not adversely impact
established residential neighborhoods. Only Safe Harbor meets the rigorous criteria for
MI designation.4o No new deep-water harbor could be created in unincorporated Monroe
County, because dredging new harbors is prohibited, natural areas can no longer be
scarified, and residential areas surround most waterfronts. Those constraints prevent
creation of new deep-water ports.
Safe Harbor's upland is very limited and includes the substantial area dedicated to public
utility use by Keys Energy Services and the Florida Keys Aqueduct Authority. The
remaining privately-owned land must accommodate all the uses of a commercial and
recreational working waterfront. That is impossible under current floor/area ratios
(ranging between 0.25 to 0.60) and density. The levels of density and intensity
established for MI by the Amendment were calculated by professional planners to be the
minimum levels needed to accommodate the authorized uses and facilities on the limited
privately-owned land area of Safe Harbor.
.w Environmental and other criteria for MI designation are specified in the Amendment. MI shall "consist
only of harbors capable of accommodating vessels of fifteen feet (I 5 'J draft and 100 feet (100' length). and
having aCCj~SS to the Atlantic Ocean via a channel no Jess than 100 feet (100') wide, together with
contiguous Tier III upland and submerged lands".
Page 9 of 24
APPENDIX "C"
WATER DEMAND
Due consideration has been given to water supply issues related to increase in density and
intensity. It would be erroneous to assume that an increase in the levels of these
conventional measures of development impact produces an equivalent increase in water
consumption over pre-existing consumption levels. The volume of water historically
supplied to and consumed by the commercial fishing industry far exceeds the anticipated
demands of the uses and facilities authorized by the Amendment. Each of the hundreds
of commercial shrimp, lobster and fin fishing boats previously working out of Safe
Harbor demanded a constant supply of ice, keeping two ice houses engaged full time in
the daily production of tons of ice. Each of the shrimp, lobster and fish packing houses
serving those boats consumed tons of ice and tens of thousands of gallons of fresh water
daily in cleaning, packing and shipping that perishable product. The fish houses also
provided shower and bathroom facilities for hundreds of crew members when they were
in port. Although it has been humorously suggested that hotel guests will require more
potable water for their personal use than did shrimpers (anecdotally known to bathe
infrequently and to prefer beverages other than water), existing water supply is adequate
for their projected needs4'. The Annual Assessment of public facilities capacity required
by LDR ~9.5-292(b) was most recently reported to and approved by the BOCC on
December 19, 1997. The Assessment reported that there is sufficient potable water
capacity to serve anticipated growth. Available potable water supply (122
gal./capita/dal2) substantially exceeds the promulgated LOS.
Comprehensive Plan Policy 701.1.3 requires that adequacy of potable water supply to
meet the projected demands of a specific development must be demonstrated at the time
development approval is sought: "no permits will be issued for new development unless
adequate potable water supply, treatment, and distribution facilities needed to support the
development at the adopted level of service standards are available concurrent with the
impacts of development."
Accordingly, development review mechanisms already in place assure that the issue of
water supply will be addressed before any of the facilities contemplated by the
Amendment are permitted. At that time, use of water-conserving devices43 and other
conservation! reuse mechanisms appropriate to the specific use and facility may be
required.
41 Utilizing the overall LOS standard of ] 00 gal./capitalday adopted by Monroe County, and approved by
DCA, in Comprehensive Plan Policy 701.1.1.
422007 Annual Assessment. Figure 3.6, p. 36.
43 See, e.g." Regional Plan Goal 7: conservation of water resources through. among other things.
"Incorporation of ultra-conserving water saving devices and techniques
in new development and redevelopment." Regional Plan, p. 39,
Page 10 of 24
APPENDIX "0"
JUNKY ARD (BROWNFIELD) REDEVELOPMENT
A largl: portion of Safe Harbor, i.e., much of the uplands adjacent to the Southerly
segment of Shrimp Road, was until recently utilized as an automobile junkyard, and was
the subject of an FDEP enforcement action against the prior owner, requiring extensive
remediation. That site is categorized as a brownfield:
Brownfields are generally abandoned, idled, or underused commercial or
industrial sites where growth or redevelopment is complicated by real or
perceived environmental contamination. Brownfields redevelopment is one
volunta::t tool that local governments are using to assist in their redevelopment
eflorts.4
Regional Plan policies strongly encourage redevelopment of brownfields: (Policy I 1.8:
Encourage the use of innovative and creative redevelopment programs, such as
brownfields redevelopment programs45; Policy 11.13: Promote brownfields
redevelopment.4^). The Amendment implements those Policies by authorizing
redevelopment of the former auto junkyard as a mixed-use site.
.. Regional Plan, p. 55
"Id., p. 56.
46 Id., p. 57.
Page II of24
APPENDIX "E"
HURRICANE RESPONSE AND RECOVERY
Comprehensive Plan GOAL 216 provides: "Monroe County shall provide for
hurricane evacuation, shelters and refuges, and communication capabilities to promote
safeguarding of the public against the effects of hurricanes and tropical storms. [9J-
5.012(3)(a); 9J-5.013(2)(a); emphasis added].
Thc Amendment authorizes and creates incentives for construction of both:
(]) a secure place of shelter for personnel who must remain during a general
evacuation in order to conduct the evacuation, or to provide the first response in
the aftermath of a hurricane, and
(2) a recovery staging area on a deep-water harbor, not dependent on vulnerable
US Highway I.
These fieatures of the Amendment fulfill Area of Critical State Concern requirements, are
consistent with existing Comprehensive Plan Polices 216.1.4, 216.2.2, 216.2.3 and
2 I 6.1. 1 J, and implement Regional Plan policies.
Area of Critical State Concern legislation adopted Principles for Guiding Development in
the Florida Keys that address emergency preparedness, and that specifically mandate
".. .adequate alternatives for the protection of public safety and in the event of a natural
or manrlade disaster and for a postdisaster reconstruction plan." F.S. 9380.0552(7)(k)
Pursuant to that principle, Monroe County adopted a rate of growth ordinance (ROGO)
that limits the amount of development to the amount that will not exceed an evacuation
clearance time of 24 hours (Objective 10 1.2 and Policies J 01.2.1 and 216. I.I) and that
prohibit,~d ROGO allocations to new transient units until December 2006 (Policy
101.2.6), which prohibition has now expired.
The process of evacuation was subsequently modified from a single phase (in which
everyon,~ evacuates at the same time) to the now-established practice of phased
evacuation (Policy 216.1.847). This phased evacuation process requires the non-resident
"Policy 216.1.8
In the event of a pending major hurricane (category 3.5) Monroe County shall implement the following
staged/phased evacuation procedures to achieve and maintain an overall 24-hour hurricane evacuation
clearance time for the resident population.
I) Approximately 48 hours in advance of tropical stonn winds, a mandatory evacuation of non-
residents, visitors, recreational vehicles (RV's), travel trailers, live-aboards (transient and non-transient),
and military personnel from the Keys shall be initiated. State park....; and campgrounds should be closed at
this time or sooner and entry into the Florida Keys by non-residents should be strictly limited.
Page 12 of24
and visitor population to begin evacuation approximately 12 hours in advance of mobile-
home residents and 18 hours before permanent-housing residents.
ROGO also recognizes the importance of expanding the evacuation corridor at the 18-
mile stretch (Policy 10 1.2. 7) and the highway segment in Islarnorada between mile
markers 80 and 90 (Policy 101.2.8). It is important to note that the 18 mile stretch is
currently being expanded and the Islarnorada section has been improved. Additionally,
use of the Key West transit system and Monroe County School buses in the evacuation
process is now incorporated in the evacuation plan, as called for in Policy 101.2.10.
Inherent in the evacuation process is the assumed existence of adequate shelters outside
of Monroe Count/8 for Monroe County residents, a safe evacuation route, and adequate
personnel to conduct the evacuation.
As required by Comprehensive Plan Policy 216.3.3, Monroe County periodically updates
the results of the Monroe County Behavioral Analysis contained in the Lower Southeast
Florida Hurricane Evacuation Study, to determine the number of Monroe County
residents who will require shelter outside of Monroe County during a Category 3 or
greater hurricane. ,,49 The Behavioral studies reveal that many Keys residents do not
intend to evacuate, and the results of those studies have been borne out by the high rate of
non-compliance with recent evacuation orders. Unfortunately, the shelter space called
for under Policy 216.3.2 has not been fully established, which likely contributes to the
fact that a large percentage of Monroe County residents do not evacuate. Those non-
2) Approximately 36 hours in advance of tropical storm winds, a mandatory evacuation of mobile
home residents. special needs residents, and hospital and nursing home patients from the Keys shall be
initiated.
3) Approximately 30 hours in advance of tropical storm winds, a mandatory phased evacuation of
permanent residents by evacuation zone (described below) shall be initiated. Existing evacuation zones are
as follows:
a)
b)
c)
d)
63-106.5)
e) Zone 5 - 905A to, and including Ocean Reef(MM 106.5-126.5)
The actual sequence of the evacuation by zones will vary depending on the individual storm.. The concepts
embodied in this staged evacuation procedures should be embodied in the appropriate County operational
Emergency Management Plans. The evacuation plan shall be monitored and updated on an annual basis to
reflect increases, decreases and or shifts in population; particularly the resident and non~resident
p,opulations. [91-5.012(3)(c)4J
8 See. e.g., Policy 216.3.2: "Immediately following plan adoption, Monroe County shall initiate an
intergovernmental agreement with Dade County and other appropriate agencies (e.g., Board of Regents,
American Red Cross) in an attempt to provide sufficient approved spaces outside of Monroe County for all
county residents who will seek shelter from a Category 3 or greater hurricane. In particular Monroe County
shall request that the Board of Regents identify sufficient shelter spaces based on professionally accepted
standards, in the updated campus master plan for Florida International University to be prepared in 1992-
93. [Rule 91-5.012(3)(c)4J.
49 Rule 91-5.0 1 2(3)(c)4
Zone I - Key West, Stock Island and Key Haven to Boca Chica Bridge (MM 1-6)
Zone 2 - Boca Chica Bridge to West end of7-mile Bridge (MM 6-40)
Zone 3 - West end of7-Mile Bridge to West end of Long Boat Key Bridge (MM 40-63)
Zone 4 .- West end of Long Boat Key Bridge to CR 905 and CR 905A intersection (MM
Page 13 of24
evacuees constitute an at-risk populationSO that accentuates the need for rapid deployment
of first responders in the aftermath of a major hurricane.
First-Responder Shelter
Once an evacuation is ordered, sufficient personnel and resources must remain in the
Keys to conduct the evacuation throughout the entire evacuation time frame.
Consequently, personnel conducting the evacuation are the last people to seek shelter.
Shelter should be made available to them during the evacuation period, approximately 24
to 26 hours before the arrival oftropical storm winds closes down the evacuation route.
The Amendment will improve evacuation efficiency and capacity. The current practice is
to close the hospital as soon as an evacuation is ordered, so as to allow the staff to seek
safe out-of-County shelter (there being no secure shelter in the Lower Keys for these
essenti~L1 providers). Their absence in turn causes the Key West International Airport to
close due to the lack of an Emergency Room to treat mass casualties of an airplane crash,
as well as airport security personnel, other law enforcement officers and public works
staff whose work becomes increasingly hazardous during the hyperactivity of an
evacuation. Closure of the Airport reduces evacuation capacity. This is not the efficiency
anticipated by Policy 216.1.4.
Availability of safe shelter to hospital staff will enable the hospital, and consequently the
airport, to remain open throughout the evacuation period. Safe shelter should also be
available to the law enforcement and public works personnel conducting the evacuation,
clearing hazards, etc., up to the last minute. Following the storm, first responders need
sate and secure lodging in the Lower Keys in order to be in position to initiate recovery
as soon as possible. [See "Agencies Requiring Shelter During an Evacuation and During
and Immediatelv After a Hurricane", attached.]
Currently these law enforcement and public works personnel attempt to sleep in commop.
rooms, on floors and on cots. Comprehensive Plan Policy 216.2.2 recognizes the need for
emergency operation centers, but makes no provision for housing emergency personnelS I .
Neither the Middle Keys EOC nor the Key West EOC (the EOC closest to the Lower
Keys) provides accommodation for EOC staff. There are now only minimal
accommodations for workers conducting the evacuation and performing the hard work of
recovery, and there are no accommodations in buildings constructed to category 5
standards. In Key West, many police officers are forced to bunk together in the squad
room, and public works staff are relegated to a common space in the equipment room of
the telephone company building. That is hardly the best way to assure peak performance
for the many 12-plus hour shifts required during an emergency event and subsequent
recovery.
50 (in the language of the Regional Plan, "vulnerable population")
SI See attached Analysis ~fShellering Requirements In Monroe County
Page 14 of24
Recoverv Staging Facilities
The 2010 Comprehensive Plan acknowledges the importance of waterfront emergency
staging areas, but lacks an articulated strategy to create those needed facilities. More than
a decade after expiration of the hopeful deadlines established in the 2010 Plan52, no
emergency port facilities exist in the Lower Keys. The Amendment remedies that
deficiency by creating a RaGa-exemption incentive to facilitate construction, at no cost
to Monroe County taxpayers, of emergency staging facilities and first-responder shelters.
An LDR 53 consistent with this RaGa exemption provision of the Amendment was
previously approved by DCA as part of ROGO, so there would be no merit to a
consistency challenge to this element of the Amendment.
Conclusion
The improvements that this Amendment authorizes and encourages will be the Lower
Keys' lifeline in the aftermath of the next major hurricane. It would be unwise, and
potentially disastrous, to reject these essential regulations. Public safety considerations
demand! adoption of these provisions before yet another hurricane season arrives without
there bdng in place a reliable sea-based recovery center to serve the Lower Keys.
Becaust: the emergency port facilities of Safe Harbor will serve as the essential maritime
component of Lower Keys emergency recovery infrastructure, public safety planning
requires, and the Amendment provides, that those recovery facilities be designed and
constructed to withstand any storm surge and to safely accommodate first responders
during a major storm. The Amendment implements those planning principles, without
eroding the County's evacuation policy. It simply provides a mechanism for assuring that
the Sheriffs Deputies, emergency utility crews, hospital ER staff and other emergency
personnel who are obligated to remain in the Keys during a major storm are sheltered and
provided decent lodging in buildings that will survive the storm and continue to function
in its aftermath.
52 Policy 216.1.11: By January 4, 1997. Monroe County shall adopt Land Development Regulations which
require that all new and redeveloped marinas provide a hurricane contingency plan for review and approval
hefore permits can be issued. [9J-5.012(3)(c)4J.
Policy 502.1.6: Within twelve months of the effective date of the Comprehensive Plan, Monroe County
shall consider an ordinance allowing the Monroe County Department of Emergency Management to
designate ~~xisting marinas on inhabited keys with full access to the road network to serve as emergency
port... Within twenty four months of the effective date of the Comprehensive Plan, Monroe County shall
adopt Land Development Regulations or other mechanisms protecting designated sites.
Policy 502.6.1: By January 4, 1997, Monroe County shall adopt Land Development Regulations containing
provisions for permitting development of port facilities during emergencies.
B "Development Not Affected", LDR ~9.5-124.3 That provision creates a mechanism for exempting from
ROGO a fitciJity that can be shown not to burden the critical evacuation time path. Because a public
lodging fac:ility serving as a first-responder shelter (a) typicaJly experiences its lowest average occupancies
during the height of the hurricane season, (b) would have to be evacuated at the earliest point in the
evacuation process, in order to ready the facility for its emergency.personnel occupants. and (c) eliminates
the need for emergency personnel to join the caravan of last.minute evacuees, it would quaiify for ROGO
exemption.
Page 15 of24
The Regional Plan establishes the Goal (as yet unmet) of providing shelter for all of the
hurricane-vulnerable population who seek shelter. 54 To deny safe shelter to emergency
personnel and first responders would perversely thwart that Goal. The United States
Navy's hurricane evacuation plan for the Naval Air Station at Boca Chica recognizes that
when the 7-Mile Bridge is blown out in a major storm, road access to Key West and the
Lower Keys will be cut off. The Safe Harbor emergency port facilities enabled by this
Amendment will then become the lifeline for delivery of recovery supplies and other
relief efforts. Further data and analysis on this issue is provided in the attached
"Analysis of Sheltering Requirements in Monroe County"
54 Goal 18. Regional Plan. p. 78.
Page 16 of24
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.
DEPARTMENT
"Dedicated to making Florida a better place to call home"
STATE OF FLORIDA
OF COMMUNITY
AFFAIRS
CHARLIE CRIST
Govemcr
THOMAS G. PELHAM
Secre:;;;~.
December 7, 2007
The Honorable Sormy McCoy
Mayor, Monroe County
530 Whitehead Street
Key W~:st, Florida 33040
Dear Mayor McCoy:
The Department has completed its review of the Monroe County proposed
Comprehensive Plan Amendment (DCA No. 07-2), which was received on October 9,2007.
Copies of the proposed amendment have been distributed to appropriate state, regional, and local
agencies for their review and their comments are enclosed,
The Department has reviewed the comprehensive plan amendment for consistency with
Rule 9J,5, Florida Administrative Code and Chapter 163, Part II, Florida Statutes and has
prepared the attached Objections, Recommendations, and Comments Report which outlines our
findings concerning the comprehensive plan amendment.
Monroe County is proposing amendments to address the maintenance and enhancement
of commercial and recreational working waterfronts by seeking to guide development in a
manner that preserves the working waterfront identity ofthe County. Although the Department
generally supports the intention expressed by Monroe County, several concerns must be
addressed. The Department has identified objections to the proposed amendments related to
internal inconsistencies with the Comprehensive Plan, vague language that does not provide
meaningful and predictable standards or provide meaningful guidelines for how the activities
will be implemented, and the lack of data and analysis to support the amendments. The
Department's iaentified objections reflect the concerns raised by commenting agencies. A
detailed discussion is provided in the attached Objections, Recommendations, and Comments
Report.
2555 SHUMARD OAK BOULEVARD TALLAHASSEE, FL 32399-2100
Phone: 6S0-466-8466ISUNCOM 278-8466 Fax: 850-921-07611SUNCOM 291-0761
Website: www.dca.state.fl.us
COMMUNITY PLANNING AREAS OF CRmCAL STATE CONCERN FIELD OFFICE HOUSING AND COMMUNITY DEVElOPMENT
F'hon.: a5Cl-<I88-235&'SUNCOM 218-2356 PhoM: 305-289-2402 Ptlone: 851J..488-795El1SUNCOM 278-7956
Fax: S60-488-33C$tSUNCOLl218-3309 Fax: 305-2~2<<2 Fax: SSO-922-5623fSUNCOM 292-5&23
The Honorable Sonny McCoy
December 7, 2007
Page 2
.\ly staff and I are available to assist the County in addressing the issues identificd in our
report. If you have any questions, please contact Mayle Santamaria, Planncr, at (850) 488-47:!5.
1 Sincerely", 'j
, / I
. / " . ./
..~1 J4' ;71 ~ ft~~
I Mike McDaniel, Chief
Office of Comprehensive Planning
MM/ms
Enclosures: Objections, Recommendations and Comments Report
Review Agency Comments
cc: Mr. Townsley Schwab, Acting Director of Planning and Environmental Resources
Ms. Carolyn A. Dekle Executive Director, South Florida Regional Planning Council
'.
~
.-~..-
DEPARTMENT OF COMMUNITY AFFAIRS
OBJECTIONS, RECOMMENDATIONS AND COMMENTS
FOR THE MONROE COUNTY
COMPREHENSIVE PLAN AMENDMENT 07-2
'.
December 7, 2007
Division of Community Planning
Areas of Critical State Concern
This report is prepared pursuanllo Rule 91-11.010, F.A.C.
INTRODUCTION
The following objections, recommendations and comments are based upon the Department's
review of Monroe County's proposed amendment to their comprehensive plan (DCA number
07-2) pursuant to Chapter 163.3184, Florida Statutes (F.S.).
Objections relate to specific requirements of relevant portions of Chapter 9J-5, Florida
Administrative Code (F.A.C.), and Chapter 163, Part II, F.S. An objection will include a
recommendation of one approach that might be taken to address the cited objection. Other
approaches may be more suitable in specific situations. Some objections may have initially
been raised by one of the other external review agencies. If there is a difference between the
Department's objection and the external agency advisory objection or comment, the
Department's objection would take precedence.
Each objection must be addressed by the local government and corrected when the amendment
is resubmitted for our compliance review. Objections, which are not addressed, may result in a
determination that the amendment is not in compliance. The Department may have raised an
objection regarding missing data and analysis items, which the local government considers not
applicable to its amendment. If that is the case, a statement justifying its non-applicability
pursuant to Rule 9J-5.002(2), F.A.C., must be submitted. The Department will make a
determination of the non-applicability ofthe requirement, and ifthe justification is sufficient,
the objection will be considered addressed.
The comments, which follow the objections and recommendations section, are advisory in
nature. Comments will not form bases ofa determination of non-compliance. They are
included to call attention to items raised by our reviewers. The comments can be substantive,
concerning planning principles, methodology or logic, as well as editorial in nature dealing
with grammar, organization, mapping and reader comprehension.
Appended to the back of the Department's report are the comment letters from the other state
review agencies and other agencies, organizations and individuals. These comments are
advisory to the Department and may not form bases of Departmental objections unless they
appear lmder the "Objections" heading in this report.
'.
2
OBJECTIONS, RECOMMENDATIONS, AND COMMENTS
PROPOSED COMPREHENSIVE PLAl'l AMENDMENT 07-2
MONROE COUNTY
CONSISTENCY WITH Ch. 9J-5, F.A.C.. Ch. 380.0552 (7), F.S., and Ch. 163, F.S.
The Department identifies the following objections, recommendations and comments to the
proposed amendment.
1. Future Land Use Element
Obiection 1: Objective 101.4 - This objective is directed toward regulating future development
and redevelopment to maintain and "flexibly guide the evolution of the character of the
community and protect the.natural resources..... The objective lacks a specific, measurable,
intermediate end that is achievable and marks progress toward a goal. The objective does not
define the phrase "flexibly guide the evolution of the character of the community;" therefore,
there is no measurable provision to determine achievement of the objective of flexibly guiding
the evolving community character. The proposed amendment is creating an internal
inconsistency within the objective with the direction to both "maintain" the character of the
community and to flexibly "guide its evolution."
[Section 163.3177(1), F.S.; Section 163.3 I 77(6)(a), F.S.; Section 163.3 I 77(9)(e), F.S.; Rule 9J-
5.003(82), F.A.C.; Rule 9J-5.005(6), F.A.C.; Rule 9J-5.006(3)(b), F.A.C.]
Recommendation: Revise Objective 10104 to either "maintain" the character of the
community or to "guide its evolution" to address the internal inconsistency. The objective
must include a specific, measurable, intermediate end that is achievable and makes
progress toward the community character that the County envisions in its comprehensive
plan.
If Objective 10104 and its associated policies are revised to "maintain" the character of
the community, then the objective and policies need to identify the communities to be
maintained. Another objective and associated policies can be established to guide the
"evolving communities" to achieve the County's desired outcome for these communities.
-.
Obiection 2: Policy 101.4.5 - This policy relates to the Mixed UsefCommercialland use
category and to allow retail and office uses "consistent with the evolving community character
and the natural environment." The policy is also directed to the "maintenance and enhancement
of commercial fishing" and other related uses "which support the fishing industry." As with
Objective lOlA, the policy attempts to address two incompatible actions: maintain and enhance
commer<:ial fishing and guide the evolving community character. The policy does not define the
phrase "evolving community character" and does not provide meaningful and predictable
standards and guidelines for making land use decisions consistent with the "evolving community
character" nor are there meaningful and predictable standards and guidelines to encourage "[t]he
3
'..
maintenance and enhancement of commercial fishing, and related traditional water dependent
and water related uses..."
[Section 163.3177(1), F.S.; Section 163.3 I 77(5)(b), F.S.; Section 163.3177(6)(a), F.S.; Section
163.3177(8), F.S.; Section 163.3177(9)(1), F.S.; Rule 9J.5.003(90), F.A.C.; Rule 9J-5.005(2)(a),
F.A.c.; Rule 9J-5.005(6), F.A.C.; Rule 9J.5.006(1), F.A.C.; Rule 9J.5.006(3)(c), F.A.c.]
Recommendation: Revise Policy 101.4.5 to include the meaningful and predictable
standards and guidelines to guide the evolving community character to the outcome
desired and include a definition of the evolving community character or the desired
outcome or include the guidelines and incentives that will be used to ensure the
maintenance and enhancement of commercial fishing. If the policy and Objective 10104
will guide the development toward the "evolving community character," then "evolving
community character" and the intended outcome needs to be defined.
Obiection 3: Policy 101.4.6 - The policy lacks meaningful and predictable standards because the
policy does not define what is considered "evolving water dependent and water related uses;"
and does not specify how affordable and employee housing will be encouraged.
[Section 163.3177(1), F.S.; Section 163.3 I 77(5)(b), F.S.; Section 163.3 I 77(6)(a), F.S.; Section
163.3177(9)(1), F.S.; Rule 9J-5.003(90), F.A.C.; Rule 9J-5.005(6), F.A.c.]
Recommendation: Revise Policy 10104.5 to define the "evolving water dependent and
water related uses." Also, include specific guidelines or incentives that will be used to
encourage affordable and employee housing.
Obiection 4: Policy 101.4.7 - The County has proposed to amend Policy 101.4.7 to include
language describing the Maritime Industries (MI) (zoning) District within the Industrial future
land use category. The proposed amendment does provide criteria of where or how the MI
(zoning) District can be applied, and it relies upon a document that exists outside of the
Comprehensive Plan (i.e., Land Development Regulation Zoning Maps).
. The proposed amendment proposes an allocated density of8-12 dul10-15 rooms per acre and
a maximum net density of 12-18 du/25 rooms per acre for the Maritime Industries (zoning)
District within the Industrial future land use category. This proposed amendment is internally
inconsistent with Policy 101.4.21, the Future Land Use Densities and Intensities Table that
assigns the lli.dustrial future land use category a density of I dulO rooms per acre and a
maximum net density of2 du per acre. Additionally, data and analysis was not provided to
evaluate the compatibility of the proposed density increase with the principal purpose of the
Industrial future land use category which is to provide for the development of industrial,
manufacturing, and warehouse and distribution uses or with the purpose of the MI (zoning)
District which is to establish and conserve areas suitable for water port uses, water-dependent
support facilities and maritime uses such as ship building, ship repair and other water
dependent manufacturing and service uses. Data and analysis was not provided to evaluate
the suitability ofthe locations with the proposed density increases with natural resources.
Data and analysis was not provided evaluating potential impacts to hurricane evacuation by
4
--. ..
the proposed increase in density. Furthermore, data and analysis has not been submiited to
address potential water supply issues from the proposed increase in density.
. The proposed amendment proposes to allow the construction of public lodging facilities and
commercial and industrial non-residential floor area that will serve as storm shelters and
recovery centers within the Maritime Industries (MI) district pursuant to Land Development
Regulations: Section 9.5-120.4 (d) "Development not impacting hurricane evacuation times'
and Section 9.5-124.3 "Development not affected." The proposed amendment defers to the
land development regulations to exempt the construction of public lodging facilities and
commercial and industrial non-residential floor area outside of the Permit Allocation System.
The proposed amendment is internally inconsistent with the Comprehensive Plan because (1)
Policy 101.2.6 prohibits new transient residential units including hotel or motel rooms; (2)
Policy 101.4.21 does not allocate density for transient residential uses within the Industrial
futur<e land use category; (3) Policy 101.3.! directs the County to maintain the balance
betw<een residential and non-residential growth by limiting the square footage of non-
resid<ential development to maintain a ratio of approximately 239 square feet of new non-
resid<ential development for each new residential unit permitted through the Residential
Permit Allocation System; and (4) Policy 502.1.1 that directs the County to permit only port
and port related land uses within the Safe HarborlPeninsular port area of Stock Island.
Data and analysis has not been submitted to demonstrate how public lodging facilities are a
compatible use within the Industrial future land use category. Data and analysis has not been
submitted to address potential water supply issues for the proposed increase in density and
intensity.
. The proposed amendment states that "no development order for new residential uses or
structures shall be issued except for portions of the MI District unsuitable for dockage of
vessels." This language does not provide meaningful and predictable standards related to
detenmining the suitability of the location for the dockage of vessels or new residential uses.
. The proposed amendment proposes to allow "dwelling unit allocations attributable to
housl:boats be transferable to uplands." The proposal to transfer "dwelling unit allocations
attributable to houseboat" is internally inconsistent with Policy 102.1.1 and 204.2.1 which
state that submerged lands, salt ponds, freshwater ponds and mangroves shall not be assigned
any density or intensity as well as Policy 101.4.21 which states that the allocated densities for
submerged lands, salt ponds, freshwater ponds, and mangroves shall be 0 and that maximum
net densities bonuses shall not be available. Additionally, allocations attributable to
hous(~boats appears internally inconsistent with Objective 101.5 and Policies 101.5.1,
101.5.2, and 101.5.4 which direct residential allocations to proposed dwelling units that
encourage a compact form of residential growth that results in infill development in platted,
improved subdivisions and provide disincentives for locating dwelling units within coastal
high Hood hazard areas. Data and analysis has not been provided to specify that houseboats
have Ibeen awarded residential dwelling unit allocations or that the density for these
structures is recognized under the Comprehensive Plan. Data and analysis has not been
submitted to demonstrate if any or how many houseboats have been awarded dwelling unit
5
. ~ .:....
allocations and through what process such allocations were made. Data and analysis has not
been submitted on the locations of the houseboats and meaningful and predictable standards
have not been provided to determine or guide where the allocations attributable to houseboat
can be transferred.
[Section 163.3177(1), 1'.S.; Section 163.3 I 77(5)(b), 1'.S.; Section 163.3177(6)(a) and (c), 1'.S.;
Section 163.3177(8), 1'.S.; Section 163.3177(9)(1), F.S.; Section 163.3177 (lO)(a), (e) and (h);
Rule 9J-5.003(90), 1'.A.C.; Rule 9J-5.005(2) through (6), F.A.C.; Rule 9J-5.006(1), 1'.A.C.; Rule
9J-5.006(2)(a) through (e), 1'.A.C.; Rule 9J-5.006(3)(c), 1'AC]
Recorrunendation: Demonstrate, through additional data and analysis that the proposed
amendment is consistent with the Permit Allocation System, is consistent with the
prohibition on new transient residential, is consistent with maintaining a 24-hour
hurricane evacuation clearance time, is internally consistent with density and intensity
standards for the future land use categories, maintains the balance between residential
and non-residential growth, and is consistent with preserving the port area of Stock
Island.
Provide data and analysis to evaluate the compatibility of the proposed residential and
transient density increase with the purpose of the Industrial future land use category as
well as with the purpose of the MI (zoning) District. Provide data and analysis evaluating
the suitability of the locations with the proposed density increases with natural resources.
Provide data and analysis to address potential water supply issues from the proposed
increase in density.
Revise the policy to provide standards or meaningful guidelines for determining locations
unsuitable for dockage and where new residential uses are appropriate.
R,evise the policy to remove the inconsistencies with the other Comprehensive Plan
provisions that state submerged lands, salt ponds, freshwater ponds and mangroves are
not assigned any density or intensity. Provide data and analysis to demonstrate how many
or if any houseboats have been awarded dwelling unit allocations. Identify the process by
which houseboats obtained allocation(s). Submit data and analysis identifying the
lo,cations of the houseboats and provide meaningful guidelines of where the allocations
attributable to houseboats can be transferred to uplands.
'.
II. Consl~rvation and Coastal Management Element
Obiection 5: Objective 212.4 and Policies 212.4.1, 212.4.2, and 212.4.3
Monroe County proposes amending Objective 212.4 to refer to the Marina Siting Plan and to
delete Policies 212.4.1, 212.4.2, and 212.4.3 because of "the adoption of the Marina Siting Plan
and compIetion of the marine facilities survey" (Support Data and Analysis, page 2 of 6). The
Marina Silling Plan was not included as an amendment in this package and has not been adopted
by Monrol~ County. The County has not provided data and analysis to demonstrate that the
County has completed the marine facilities survey.
6
.-,..;.~>
[Section 163.3177( I), F.S.; Section 163.3177(5)(b), F.S.; Section 163.3 I 77(6)(g)2, F.S.; Section
163.3177(8), F.S.; Section 163.3177(9)(1), F.S.; Section 163.3 I 78(2)(b), (c), (d), (e), (I), (g), (i)
and (j), F.S.; Section 163.3178(6), F.S.; Rule 9J-5.003(82), F.A.C.; Rule 9J-5.003(90), FAC.;
Rule 9J-5.005(2)(a), F.A.C.: Rule 9J-5.005(6), F.A.C.; Rule 9J-5.012(2) F.A.C.; Rule 9J-
5.012(3)(b) I ,2,3,5,6 and 9. F.A.C.; Rule 9J-5.0l2(3)(c) I ,6 and 9, FAC.; Rule 9J-5.012(4),
F.A.C]
Recommendation: .-\ny policies proposed for deletion because they will be addressed in
the Marina Siting Plan should remain until the Marina Siting Plan is finalized, approved
and adopted into the Comprehensive Plan. The County can propose other interim
protections and guidelines until the Marina Siting Plan is adopted into the Plan. The
County also needs to provide data and analysis to demonstrate that the County has
completed the marine facilities survey.
The County can adopt the 'Marina Siting Plan' by reference by identifYing the title, date
and author of the document and indicate clearly what provisions and edition of the
document is being adopted.
Objection 6: Objective 212.4 - The Objective proposes deleting language that requires Monroe
County to complete an analysis of the need for additional marina facilities. Data and analysis was
not submitted to indicate that the needs analysis was completed or if the study determined a need
for additional marina facilities. The proposed amendment defers the standards to be implemented
to the 'Marina Siting Plan' for the development of new marinas and the redevelopment and
expansion of current marine facilities. The Marina Siting Plan was not included as an
amendment in this package and has not been adopted by Monroe County.
The obj,ective does not meet the definition of an objective [see Rule 9J-5.003(82), F.A.C.]
because the objective lacks the specific, measurable, intermediate end that is achievable and
marks progress toward a goal. In addition, the objective does not define what is considered
"maximum physical advantage" and "no unreasonable or excessive impacts.. .on marine
reSQllrce:s. "
The objl:ctive lacks the specific, measurable, intermediate end that is achievable and marks
progress toward the goal of preserving and enhancing existing commercial harbors capable of
accommodating and servicing deep-draft vessels as well as ocean-going vessels, including
ferries, other paS$enger vessels, cruisers and fishing vessels.
[Section 163.3177(1), F.S.; Section 163.3 I 77(9)(e), F.S,; Section 163.3 I 78(2)(b), (c), (d), (e),
(I), (g), (i) and (j), F.S.; Section 163.3178(6), F.S.; Rule 9J-5,003(82), FAC.; Rule 9J-
5.005(2)(g), FAC; Rule 9J-5.005(6), FAC.; Rule 9J-5.012(2), FAC.; Rule 9J-5.012(3)(b) 1,2,
3,5,6 and 9, FAC.; Rule 9J-5.012(4), F.A.C.]
E.ecommendation: Submit data and analysis indicating the needs analysis for additional
marina facilities has been completed. The needs analysis is necessary in order to
determine if existing marinas will meet the needs of future demand. The County can
7
revise the objective to include the language that directs the County to complete the survey
as well as language that directs the County to periodically update the survey to determine
the future needs for additional marina facilities.
Revise Objective 212.4, as a policy [see Rule 9J-5.003(90), F.A.C.] with specific and
meaningful standards to define "maximum physical advantage" and "no unreasonable or
excessive impacts.. .on marine resources." In addition, include a new Objective 212.4 that
includes a specific, measurable, intermediate end that is achievable for ensuring the
protection of marine resources with the development of new marinas and the
r"development and expansion of current marine facilities.
Include a specific, measurable, intermediate end that is achievable and makes progress
toward the preservation and enhancement of existing commercial harbors capable of
accommodating and servicing deep-draft vessels as well as ocean-going vessels,
including ferries, other passenger vessels, cruisers and fishing vessels in new Objective
2 12.4 or include a new objective with associated policies to address this issue.
The Marina Siting Plan should be included in the Plan when it is finalized and approved.
Any policies proposed for deletion because they will be addressed in the Marina Siting
Plan should remain until the Marina Siting Plan is adopted into the Comprehensive Plan.
The County can adopt the 'Marina Siting Plan' by reference by identifying the title, date
and author of the document and indicate clearly what provisions and edition of the
document is being adopted.
Obiection 7: Policy 212.4.2 - The amendment proposes to delete Policy 212.4.2 which requires
Monroe County to complete a survey of all existing recreational and commercial marinas,
including, at a minimum:
I. number of wet and dry slips;
2. usage rates of wet and dry slips;
3. breakout of slips by boat size;
4. on-site amenities including the number of parking spaces;
5. surrounding uses and any known or potential compatibility problems;
6. availability for public use (recreational marinas only);
7. number of boat ramps provided and the boat lanes for each ramp;
8. condition of facilities;
9. existing DER-accepted documentation of water quality trends;
10. av!ulability of pump-out facilities; and
II. potential for marina expansion according to siting criteria (See Policy 212.4.3).
The County has not provided any data and analysis to demonstrate that the County has
implemented this Policy. The Marina Siting Plan does provide information on the average
densities of marine facilities and boat ramps, the total number of marina facilities in the Florida
Keys and ~~e types of marine facilities; however, the County has not provided sufficient data and
analysis to ensure that Policy 2 12.4.2 has been entirely implemented. A copy of the Working
Waterfronts Preservation Master Plan was not submitted with this amendment package. The
Review Draft Working Waterfronts Preservation Master Plan (dated April 30, 2007) on Monroe
8
'..'
_..
County's website includes a section describing the update ofa marine facilities database by
surveys conducted by the Florida Fish and Wildlife Conservation Commission and the Center for
Urban and Environmental Solutions at F AU. The marine facilities database update may satisfy
the tasks of this Policy but data and analysis was not submitted to indicate the surveys were
completed.
Failure to complete the survey and instead to delete the requirement is inconsistent with the
Plinciples for Guiding Development because this information is an essential part of a marina
siting plan, which should both identify the need and how that need can be met consistent with the
protection of marine resources.
[Section 163.3177(1), F.S.; Section 163.3177(5)(b), F.S.; Section 163.3177(8), F.S.; Section
163.3 I 77(9)(f), F.S.; Section 163.3178(2)(b), (c), (d), (e), (f), (g), (i) and (j), F.S.; Section
163.3178(6), F.S.; Rule 9J-5.003(90), FAC.; Rule 9J-5.005(2)(a), FAC.; Rule 9J-5.005(6),
FAC.; Rule 9J-5.012(2) FAC.; Rule 9J-5.0l2(3)(b) I ,2,5,6 and 9, FAC.; Rule 9J-5.012(4),
FA c.]
Recommendation: The County should retain Policy 212.4.2 if the policy has not been
implemented. Provide data and analysis to demonstrate that the County has implemented
Policy 212.4.2. Also include data and analysis evaluating whether existing marinas will
m'let future demand and, ifnot, include guidelines and standards in the policy to guide
land use decisions toward meeting future demand.
Obiection 8: Policy 212.4.3 - The amendment proposes to delete Policy 212.4.3 which directs
Monroe County to develop and adopt marina siting criteria and outlines specific criteria to
consider when adopting marina siting criteria, such as that marina construction not involve the
destruction of any significant marine wetlands or seagrass beds and to consider shoreline
modification when siting marinas. It is presumed that this policy was included in the County
comprehensive plan because these specific criteria were important to address the protection of
natural resources. It is premature to delete Policy 212.4.3 before the Marina Siting Plan is
finalized, approved and adopted into the Comprehensive Plan. Additionally, data and analysis
has not be,m provided to demonstrate that the Marina Siting Plan incorporates all the criteria
specified in Policy 212.4.3 for the siting of marinas.
Failure to include criteria specified in Policy 212.4.3 and instead to delete the requirement is
inconsistent with the Principles for Guiding Development because this information is an essential
part of a marina siting plan, which should both identify the need and how that need can be met
consistent with the protection of marine resources.
[Section 163.3177(1), F.S.; Section 163.3177(5)(b), F.S.; Section 163.3177(8), F.S.; Section
163.3177(9)(f), F.S.; Section 163.3178(2)(b), (c), (d), (e), (f), (g), (i) and (j), F.S.; Section
163.3178(6), F.S.; Rule 9J-5.003(90), FAC.; Rule 9J-5.005(2)(a), FAC.; Rule 9J-5.005(6),
FAC.; Rule 9J-5.012(2) FAC.; Rule 9J-5.012(3)(b) 1 ,2,5,6 and 9, FAC.; Rule 9J-5.012(4),
F Ac.]
9
flecommendation: The County should retain Policy 212.4.3 until the Marina Siting Plan
is adopted into the Comprehensive Plan and revise the policy to include meaningful and
predictable standards for ensuring the protection of natural resources with thc
development and the redevelopment of marine facilities. These standards can be interim
guidelines until the Marina Siting Plan is finalized, approved and adopted into the
Comprehensive Plan with criteria as good or better than the criteria specified in Policy
212.4.3 for the siting of marinas.
The County can adopt the 'Marina Siting Plan' by reference by identifying the title, date
and author of the document and indicate clearly what provisions and edition of the
document is being adopted.
Obiection 9: Policy 212.4.4 - The proposed amendment renumbers this policy to 212.4.1. The
proposed amendment states that "applicants for development approval of marinas with three (3)
or more slips, other than marinas in existing harbors located in the Maritime Industries (MI)
District, shall meet the following: 1. Monroe County's marina siting criteria set forth in the
Monroe County Marina Siting Plan; and 2. Monroe County's dock siting criteria." This is
inconsist,ent with Objective 212.4 which states "Monroe County shall adhere to criteria set forth
in the Marina Siting Plan for the development of new marinas and the redevelopment and
expansion of current marine facilities." This policy does not provide meaningful and predictable
standards for exempting marinas in the Maritime Industries district from the Marina Siting Plan
or includ,e meaningful and predictable standards for developing marinas within the Maritime
Industries district. This amendment is also inconsistent with Policy 212.5.4 which establishes
restrictions that apply to all structures built over or adjacent to water, such as restrictions on the
maximum permitted length of docks and the percent of the navigable portion of a man-made
waterbody that must remain free from obstruction. This policy does not provide meaningful and
predictable standards for exempting marinas in the Maritime Industries district from the dock
siting criteria or meaningful and predictable standards for developing marinas within the
Maritime Industries district.
[Section 1163.3177(1), F.S.; Section 163.3177(5)(b), F.S.; Section 163.3177(8), F.S.; Section
163.3 I 77(9)(b) and (t), F.S.; Section 163.3 I 78(2)(b), (c), (d), (e), (t), (g), (i) and (j), F.S.;
Section 163.3178(6), F.S.; Rule 9J-5.oo3(90), F.A.C.; Rule 9J-5.005(2)(a), F.A.C.; Rule 9J-
5.005(6), F.A.C.; Rule 9J-5.012(2) F.A.C.; Rule 9J-5.012(3)(b) I ,2,5,6 and 9, F.A.C.; Rule 9J-
5.012(4), F.A.C.]
Recommendation: Address the internal inconsistencies with the Comprehensive Plan and
revise the policy to delete the reference to the Marina Siting Plan and retain the reference
to Policy 212.4.3 until the Marina Siting Plan is finalized, approved and adopted into the
Comprehensive Plan. Provide data and analysis to support exempting marinas in the
Maritime Industries district from the Marina Siting Plan and dock siting criteria. Revise
thf' policy to include meaningful and predictable standards for the development of
marinas within the MI District.
The Marina Siting Plan should be included in the Plan when it is finalized and approved.
Any policies proposed for deletion because they will be addressed in the Marina Siting
10
.- .
Plan should remain until the Marina Siting Plan is adopted into the Comprehensive Plan.
The County can adopt the 'Marina Siting Plan' by reference by identifying the title, date
:md author of the document and indicate clearly what provisions and edition of the
document is being adopted.
Obiection 10: Policy 212.4.6 - The amendment proposes to delete Policy 212.4.6 which directs
Monroe County to prohibit the siting of new marinas until the full utilization of existing marinas
has occurred within a 5 mile radius of the proposed new marina site. The County did not include
data and analysis to support the deletion of this policy and its deletion without the adoption of a
marina siting plan is inconsistent with the protection of marine resources as specified in the
Principles for Guiding Development.
[Section 163.3177(1), F.S.; Section 163.3177(5)(b), F.S.; Section 163.3177(8), F.S.; Section
163.3 I 77(9)(t), F.S.; Section 163.3 I 78(2)(b), (c), (d), (e), (t), (g), (i) and (j), F.S.; Section
163.3178(6), F.S.; Rule 9J-5.003(90), F.A.C.; Rule 9J-5.005(2)(a), F.A.C.; Rule 9J-5.005(6),
F.A.C.; Rule 9J-5.012(2) F.A.C.; Rule 9J-5.012(3)(b) I ,2,5,6 and 9, F.A.C.; Rule 9J-5.012(4),
F.A.C.]
Recommendation: Retain Policy 212.4.6 until the Marina Siting Plan is finalized,
approved and adopted into the Comprehensive Plan or provide data and analysis
supporting the deletion of this policy.
The Marina Siting Plan should be included in the Plan when it is finalized and approved.
Any policies proposed for deletion because they will be addressed in the Marina Siting
Plan should remain until the Marina Siting Plan is adopted into the Comprehensive Plan.
The County can adopt the 'Marina Siting Plan' by reference by identifying the title, date
and author of the document and indicate clearly what provisions and edition of the
document is being adopted.
Obiection 11: Goal 219 - The County has proposed adding Goal 219 to address the preservation
of cornrr:ercial, recreational and public access to the navigable waters of the State of Florida.
While the goal guides the County to address recreational and commercial working waterfronts
based upon current and projected demand, the goal does not define the ultimate direction towards
ensuring commercial, recreational and public access or how the County will "flexibly balance the
protection of recreational and commercial working waterfronts with the provision of water-
related n:creational activities and the preservation of coastal and natural resources as well as
evolving local and regional land use needs ."
[Section 163.3177(1), F.S.; Section 163.3 I 77(5)(b), F.S.; Section 163.3 I 77(9)(t), F.S.; Section
163.3 I 78(2)(b), (c), (d), (e), (t), (g), (i) and (j), F.S.; Section 163.3178(6), F.S.; Rule 9J-
5.003(52), F.A.C.; Rule 9J-5.005(6), F.A.C.; Rule 9J-5.0I 2(3)(b) I ,2,5,6 and 9, F.A.C.; Rule
9J-5.012(4), F.A.c.]
Recommendation: Revise Goal 219 to establish what is the long-term end toward which
programs or activities are ultimately directed and accomplished by "flexibly balanc[ing]
the protection of recreational and commercial working waterfronts with the provision of
II
water-related recreational activities and the preservation of coastal and natural resources
as well as evolving local and regional land use needs."
Obiection 12: Policy 219.1.1 - The County has proposed adding Policy 219.1.1. The policy
lacks meaningful and predictable standards because the policy does not define what is to be
considered "evolv"ing community character," "public values" or the "evolving local and regional
interests and needs"Item 6 in this Policy, allows public access and the creation of public spaces
in the redevelopment of marine facilities "subject to reasonable limits" but does not include
guidelines for determining "reasonable limits." Also, item 7 in this Policy, provides for variances
to be granted to enable traditional uses and uses compatible with the evolv'ing local and regional
interests and needs within the Maritime Industries District, Commercial Fishing Area District,
Commercial Fishing Village District and the Commercial Fishing Special District but does not
include meaningful and predictable standards for determining what are the "traditional
uses.. . and uses compatible with the evolving local and regional interests and needs," what type
of variances will be granted or what criteria will be utilized to grant variances.
[Section 163.3177(1), F.S.; Section 163.3177(5)(b), F.S.; Section 163.3177(8), F.S.; Section
163.3177(9)(1), F.S.; Section 163.3 I 78(2)(b), (c), (d), (e), (t), (g), (i) and (j), F.S.; Section
163.3178(6), F.S.; Rule 9J-5.003(90), F.A.C.; Rule 9J-5.005(2)(a), F.A.C.; Rule 9J-5.005(6),
F.A.C.; Rule 9J-5.012(2) F.A.C.; Rule 9J-5.012(3)(b) I ,2,5,6 and 9, F.A.C.; Rule 9J-5.012(4),
F.A.C.]
Recommendation: Revise Policy 219.1.1 to define the "evolving community character,"
"public values" and the "evolving local and regional interests and needs." Include
guidelines for applying "reasonable limits" on public access and the creation of public
spaces in the redevelopment of marine facilities. Also, include meaningful and
predictable standards for determining what are the "traditional uses...and uses compatible
with the evolving local and regional interests and needs," what type of variances will be
granted or what criteria will be utilized to grant the variances.
Obiection 13: Policy 219.1.2 - The County has proposed adding Policy 219.1.2 that identifies
strategies to protect and enhance recreational and commercial working waterfronts. The Policy
further directs the County to "include all land as defined in Chapter 380, Florida Statutes,
including land utilized as port facilities" to calculate densities and intensities within the Maritime
Industries (zoning) District.
Chapter 380.31(7), Florida Statutes, defines land as "the earth, water, and air above, below, or on
the surfa<:e, and includes any improvements or structures customarily regarded as land." This
approach is internally inconsistent with the Monroe County Comprehensive Plan as it includes
submerg(:d lands in the calculation of densities and intensities. Policy 101.4.21 states the
allocated densities for submerged lands, salt ponds, freshwater ponds, and mangroves shall be O.
Furthermore, Policies 102.1.1 and 204.2.1 state that submerged lands, salt ponds, freshwater
ponds, and mangroves shall not be assigned any density or intensity.
[Section] 63.3177(1), F.S.; Section 163.3177(5)(b), F.S.; Section 163.3177(8), F.S.; Section
163.3177(9)(1), F.S.; Section 163.3 I 78(2)(b), (c), (d), (e), (t), (g), (i) and (j), F.S.; Section
12
163.3178(6), F.S.; Rule 9J-5.003(90), F.A.C.; Rule 9J-5.005(2)(a), F.A.C.; Rule 9J-5.005(6),
F.A.C.; Rule 9J-5.012(2) F.A.C.; Rule 9J-5.012(3)(b) I ,2,5,6 and 9, F.A.C.; Rulc 9J-5.012(4),
F.A.c.]
!l.ecommendation: Revise the policy to explain how densities and intensities within the
Maritime Industries (MI) District will be determined and ensure that the methodology is
not inconsistent with any Comprehensive Plan provisions.
Obiection 14: Objective 219.2 and Policy 219.2.1 - The County proposes adding Objective
219.2 to establish a comprehensive program to promotc and protect commercial, recreational and
public access and Policy 219.2.1 to establish a Working Waterfront Program. The objective and
policy lack specificity in accomplishing the policy and achieving the objective because neither
the obje,;tive nor the policy state when the comprehensive program and the Working Waterfront
Program. will be established or propose interim protections until the programs are established.
[Section 163.3177(1), F.S.; Section 163.3 I 77(5)(b), F.S.; Section 163.3 I 77(6)(g)2, F.S.; Section
I 63.3 I 77(9)(f), F.S.; Section 163.3 I 78(2)(g) and (j), F.S.; Rule 9J-5.003(82), F.A.C.; Rule 9J-
5.003(90), F.A.C.; Rule 9J-5.005(6), F.A.C.; Rule 9J-5.012(3)(b) I ,2,3, and 9, F.A.C.; Rule 9J-
5.012(3)(c) I ,6 and 9, F.A.C.]
Recommendation: The County should establish a date/deadline for developing its
Working Waterfronts Program and include interim standards and guidelines to preserve
working waterfronts until new guidelines and standards are adopted based upon the
inventories and analyses specified in the policy.
Obiection 15: Policy 219.4.1 - The County proposes adding Policy 219.4.1 to develop strategies
to ensure continued Commercial, Recreational and Public Access through the identification and
implementation of regulatory incentives, but the policy lacks meaningful and predictable
standards because it does not provide the incentives or the criteria to be use to ensure continued
Commercial, Recreational and Public Access.
[Section 163.3177(1), F.S.; Section 163.3 I 77(5)(b), F.S.; Section 163.3 I 77(6)(g)2, F.S.; Section
163.3 I 77(9)(f), F.S.; Section 163.3 I 78(2)(g) and (j), F.S.; Rule 9J-5.003(90), F.A.C.; Rule 9J-
5.005(6), F.A.C.; Rule 9J-5.012(3)(c) I ,6 and 9, F.A.C.]
Recommendation: Revise the policy to include the incentives and criteria to be utilized to
ensure continued Commercial, Recreational and Public Access to navigable waters and
provide guidance for developing the more detailed land development regulations.
Obiection 16: Objective 219.5 - The County proposes adding Objective 219.5 "to promote a
No Net Loss Policy" for working waterfronts. The proposed objective states the loss of working
waterfront in one geographic area must be balanced by a gain elsewhere. The Objective could
result in an oversupply of working waterfronts in one area ofthe County and an undersupply in
other areas. The Objective does not include a policy with meaningful and predictable standards
on how to achieve a no net loss in working waterfronts within geographic areas.
13
"-
[Section 163.3177(1), F.S.; Section 163.3177(5)(b), F.S.; Section 163.3177(8), F.S.; Section
163.3177(9)(e), F.S.; Section 163.3178(2)(b), (c), (d), (e), (I), (g), (i) and (i), F.S.; Section
163.3178(6), F.S.; Rule 9J-5.003(82), F.A.C.; Rule 9J-5.005(2)(a), F.A.C.; Rule 9J-5.005(2)(g),
F.A.C; Rule 9J-5.005(6), F.A.C.; Rule 9J-5.012(2), F.A.C.; Rule 9J-5.012(3)(b) 1,2,3,5,6 and
9, F.A.C.; Rule 9J-5.012(4), FAC]
Recommendation: Include a policy with meaningful and predictable standards that
defines how the County will achieve no net losses of working waterfronts within each
geographic area [e.g. within the same ROGO sub-area, between ROGO sub-areas, within
or adjacent to Tier I (Natural Areas) or Special Protection Areas].
Obiection 17: Objective 219,6 and Policy 219,6.1 - The County proposes adding Objective
219.6 to ensure an adequate stock of Commercial, Recreational and Publicly owned boating
access to marine and coastal waters. The Objective does not provide guidance for what is
considel1:d "an adequate stock of Commercial, Recreational and Publicly owned boating access."
FurthemlOre, this Objective relies on Policy 219.6.16 to ensure an adequate stock of
Commercial, Recreational and Publicly owned boating access, but Policy 219.6.1, the only
associated policy with this objective, does not include meaningful guidelines to achieve the
objectivf:. The Policy states that the County "may" establish an acquisition program and the
County "may" establish a fund for acquiring lands.
[Section 163.3177(1), F.S.; Section 163.3 I 77(5)(b), F.S.; Section 163.3 I 77(6)(g)2, F.S.; Section
163.3177(9)(1), F.S.; Section 163.3 I 78(2)(g), F.S.; Rule 9J-5.003(82), FAC.; Rule 9J-
5.003(90), FAC.; Rule 9J-5.005(6), FAC.; Rule 9J-5.012(3)(b) I ,2,3, and 9, FAC.; Rule 9J-
5.012(3)(c) I and 9, FAC.]
Recommendation: Revise to provide guidelines for what is "an adequate stock of
Commercial, Recreational and Publicly o\med boating access" and include a policy with
meaningful and predictable standards that define how this "stock" will be achieved.
Obiection 18: Policy 219.8.1 - The County proposes adding Policy 219.8.1 to provide land use
bonuses to encourage the development of commercial, recreational and public access uses. This
amendmlmt presents various types of potential bonuses (increased FAR, increased number of
slips, parking variances, increased area for water-related uses, or other measure of land use
intensity) but does not provide meaningful and predictable standards for assigning or awarding
the bonuses and it does not establish the increases in density and intensity that will be granted.
'.
[Section [63.3177(1), F.S.; Section 163.3 I 77(5)(b), F.S.; Section 163.3177(8), F.S.; Section
163.3177(9)(1), F.S.; Section 163.3 I 78(2)(b), (c), (d), (e), (I), (g), (i) and (i), F.S.; Section
163.3178(6), F.S.; Rule 9J-5.003(90), FAC.; Rule 9J-5.005(2)(a), FAC.; Rule 9J-5.005(6),
FAC.; Rule 9J-5.012(2) FAC.; Rule 9J-5.012(3)(b) I ,2,5,6 and 9, FAC.; Rule 9J-5.012(4),
FAC]
Rc:commendation: Revise the Policy to establish meaningful and predictable standards for
assigning or awarding land use bonuses and establish the increases in density and
14
intensity that will be granted to encourage the development of commercial, recreational
and public access uses.
Obiection 19: Policy 219.9.1 and Objective 219.10- The County proposes adding Policy
219.9.1 to collsider establishing a working waterfront overlay district to provide for use
restrictions, development regulations and guidelines. Additionally, the County proposes adding
Objective 219.10 to promotc traditional maritime activities in the waterfront overlay district.
This creates an internal inconsistency as Objective 219.10 is dependent on Policy 219.9.1 which
mayor may not be implemented by the County. Policy 219.9.1 also defers the establishment of
"Design Guidelines and Development Standards for recreational and commercial waterfronts" to
the land development regulations rather than including meaningful and predictable standards for
the use and development ofland and meaningful guidelines for the more detailed land
development regulations.
Furthemlore, Objective 219.10 does not define "traditional maritime activities" or provide
guidelim~s for permitting "traditional maritime activities... within all appropriate land use
categorie,s." The appropriate land use categories have not been identified and meaningful and
predictable standards have not been provided to determine circumstances when "traditional
maritime activities" would not be allowed.
[Section 163.3177(1), F.S.; Section 163.3 1 77(5)(b), F.S.; Section 163.3177(8), F.S.; Section
163.3177(9)(b) and (t), F.S.; Section 163.3 I 78(2)(b), (c), (d), (e), (t), (g), (i) and (j), F.S.;
Section 163.3178(6), F.S.; Rule 9J-5.003(82), F.A.C.; Rule 9J-5.003(90), F.A.C.; Rule 9J-
5.005(2)(a), F.A.C.; Rule 9J-5.005(5)(a), F.A.C.; Rule 9J-5.005(6), F.A.C.; Rule 9J-5.0 I 2(2)
F.A.C.; Rule 9J-5.012(3)(b) I ,2,5,6 and 9, F.A.C.; Rule 9J-5.012(4), F.A.c.]
Recommendation: Revise Policy 219.9.1 to ensure the establishment and implementation
of the working waterfront overlay districts will be completed. Additionally, the County
should develop additionaVinterim guidelines to promote traditional maritime activities
and protect recreational and commercial working waterfronts until the overlay districts
are completed.
Define "traditional maritime activities" in Objective 219.10 and in the implementing
policy provide guidelines for permitting "traditional maritime activities. .. within all
appropriate land use categories." Provide meaningful and predictable standards for when
"traditional maritime activities" would and would not be allowed and specify the
appropri~te land use categories where "traditional maritime activities" are permitted.
Revise Policy 219.9.1 to include meaningful and predictable standards to guide the
development of recreational and commercial working waterfronts. These standards can
be established as interim standards until the Design Guidelines and Development
Standards are prepared and adopted into the Comprehensive Plan.
The County can adopt the Design Guidelines and Development Standards by reference by
identifying the title, date and author of the document and indicate clearly what provisions
and edition of the document is being adopted.
15
Obiection 20: Policy 219.9.1 & Policy 219.11.1 - The County proposes adding Policy 219.9.1
to consider establishing a working waterfront overlay district and, when appropriate, establish
design guidelines and development standards in the land development regulations. Additionally,
the County proposes adding Policy 219.11.1 to protect the public's view of the waterfront by
enforcing setbacks, height restrictions, etc as set forth in the Design Guidelines and Development
Standards. This creates an internal inconsistency as Policy 219.11. I is dependent on Policy
219.9.1 which mayor may not be implemented by the County.
[Section 163.3177(1), F.S.; Section 163.3177(S)(b), F.S.; Section 163.3177(8), F.S.; Section
163.3177(9)(b) and (t), F.S.; Section 163.3178(2)(b), (c), (d), (e), (t), (g), (i) and 0), F.S.;
Section 163.3178(6), F.S.; Rule 9J-S.003(82), F.A.C.; Rule 9J-S.003(90), F.A.C.; Rule 9J-
S.00S(2)(a), F.A.C.; Rule 9J-S.00S(S)(a), F.A.C.; Rule 9J-S.00S(6), F.A.C.; Rule 9J-S.012(2)
F.A.C.; Rule 9J-S.012(3)(b) I ,2,5,6 and 9, F.A.C.; Rule 9J-S.012(4), F.A.c.]
Recommendation: Revise Policy 219.9.1 to ensure the development of the design
guidelines. The County should specify when the design guidelines will be completed, or
if need be, provide a schedule for the completion ofthe design guidelines. The County
should develop additional/interim guidelines to promote traditional maritime activities
and protect the public's view of the waterfront until the design guidelines are completed
and adopted into the Comprehensive Plan.
The County can adopt the Design Guidelines and Development Standards by reference by
identifying the title, date and author of the document and indicate clearly what provisions
and edition ofthe document is being adopted.
III. Marina Siting Plan
Oblection 21: The Marina Siting Plan - The Marina Siting Plan is inconsistent with proposed
amendment as it refers to Policies 212.4.1 and 212.4.3 in the Comprehensive Plan that are
proposed to be deleted and refers to Policy 212.4.7 which is proposed to be renumbered as
212.4.3.
The 'Marina Siting Plan' includes the Marina Site Suitability Maps that depict several coastal
islands Ii-om North Key Largo to Key West as conditional areas for marinas. This is inconsistent
with Comprehensive Plan Policy 102.7.2 which directs the County to restrict the activities
permitted on oflshore islands, for example marinas are not to be permitted on offshore islands.
The Marina Site Suitability Maps are also inconsistent with Comprehensive Plan Policy 102.8.2
which states Monroe County shall not create new access via new bridges, new causeways, new
paved roads or new commercial marinas to or on units of the Coastal Barrier Resources System
(CBRS).
[Section 163.3177(1), F.S.; Section 163.3 I 77(S)(b), F.S.; Section 163.3177(6)(g)2, F.S.; Section
163.3 I 78(2)(a), (b), (c), (e), (t), (g), (i) and (j), F.S.; Section 163.3178(6), F.S.; Rule 9J-S.00S(6),
F.A.C.; Rule 9J-S.012(4), F.A.C.]
16
Recommendation: Revise the Marina Siting Plan to address the inconsistencies with the
Comprehensive Plan.
Additionally, the Florida Fish and Wildlife Conservation Commission (FWC) provides
the following recommendations: FWC recommends that the "'Iarina Siting Plan be revised to
address the protective measures that would have been provided by following Policies 212.4.1
through 212.4.3 before including it by reference into the comprehensive plan and that it is
premature to rely on the FWC management plan for manatees within the Marina Siting Plan
because the it has not been approved by the FWC Commissioners.
Tlhe Department of Environmental Protection also offers recommendations: Section 18-
21.0041 (I )(b )9, F.A.C., should be referenced in the Marina Siting Plan and cited in appropriate
locations throughout the document, such as on page 10 under State Regulations and on page 39
under Sitl~ Suitability Analysis. Also, the Site Suitability Zones listed on pages 13. and the
Exclusionary, Preferred and Conditional Zones described on pages 40-41 should be revised to
reflect this regulation. In addition, the Department suggests that Monroe County Code subsection
9.5-349(m)(5) may require revision, because it implies that a marina on sovereign submerged
lands can be built over a benthic community.
As stated under the State Regulation section on page 11 of the Marina Siting Plan, most
Monroe County waters are classified as Outstanding Florida Waters (OFW). Accordingly,
Subsection 373.414(1), F.S., should also be referenced in that section of the Marina Siting Plan,
since activities in OFWs are required to meet higher water quality standards. The references
contained in the Federal Regulation section (4-6) should also be verified. For example, although
the State Programmatic General Permit (SPGP) was listed, Monroe County is specifically
excluded from the SPGP. Thus, that reference should be deleted.
CONSISTENCY WITH THE PRINCIPLES FOR GillDlNG DEVELOPMENT
The proposed amendments are not consistent with the following Principles for Guiding
Development, Section 380.0552(7), Florida Statute:
Principle (a) To strengthen local government capabilities for managing land use and
development so that local government is able to achieve these objectives without the
continuation of the area of critical state concern designation.
'.
Principle (b) To protect shoreline and marine resources, including mangroves, coral reef
formations, seagrass beds, wetlands, fish and wildlife, and their habitat.
Principle (c) To protect upland resources, tropical biological communities, freshwater
wetlands, native tropical vegetation (for example, hardwood hammocks and pinelands), dune
ridges and beaches, wildlife, and their habitat.
Principle (e) To limit the adverse impacts of development on the quality of water throughout
the Florida Keys.
17
Principle (I) To enhance natural scenic resources, promote the aesthetic benefits of the
natural environment, and ensure that development is compatible with the unique historic
character of the Florida Keys.
Principle (g) To protect the historical heritage of the Florida Keys.
Principle (I) To protect the public health, safety, and welfare of the citizens of the Florida
Keys and maintain the Florida Keys as a unique Florida resource.
These Principles for Guiding Development inconsistencies can be resolved by addressing the
objections stated above.
CONSISTENCY WITH THE STATE COMPREHENSIVE PLAN
The proposed amendments are not consistent with the State Comprehensive Plan, Chapter 187,
Florida Statute, including the following goals and policies:
Goal (6) Public Safety, Policies (b) 22 and 23: Require local governments, in cooperation
with regional and state agencies, to prepare advance plans for the safe evacuation of
coastal residents; and require local governments, in cooperation with regional and state
agencies, to adopt plans and policies to protect public and private property and human
lives from the effects of natural disasters. This requirement relates to Objection 4.
Goal (7) Water Resources, Policies (b) 5 and 13: Ensure that new development is
compatible with existing local and regional water supplies and identify and develop
alternative methods of wastewater treatment, disposal, and reuse of wastewater to reduce
degradation of water resources. This requirement relates to Objection 4.
Goal (8) Coastal and Marine Resources, Policies (b) 4, 6, and 10: Protect coastal
r1esources, marine resources, and dune systems from the adverse effects of development;
encourage land and water uses which are compatible with the protection of sensitive
coastal resources; and give priority in marine development to water-dependent uses over
other uses. This requirement relates to Objections I through 21.
Goal (9)-Natural Systems and Recreational Lands, Policies (b) 1,2,3,4 and 7: Conserve
forests, wellands, fish, marine life, and \\;Idlife to maintain their environmental,
economic, aesthetic, and recreational values; acquire, retain, manage, and inventory
public lands to provide recreation, conservation, and related public benefits; prohibit the
d,estruction of endangered species and protect their habitats; and protect and restore the
ecological functions of wetlands systems to ensure their long-term environmental,
economic, and recreational value. This requirement relates to Objections I through 21.
Goal (15) Land use, Policy (b) 6: Consider, in land use planning and regulation, the
impact of land use on water quality and quantity; the availability of land, water, and other
18
.......
natural resources to meet demands; and the potential for flooding. This requirement
relates to Objection 4, 5, 6, 8,9,10,12,16, and 18.
Goal (17) Public Facilities, Policies (b) I and 2: Provide incentives for developing land in
a way that maximizes the uses of existing public facilities; and promote rehabilitation and
reuse of existing facilities, structures, and buildings as an alternative to new construction.
This requirement relates to Objection 4,5,6,8,9,10,12,16, and 18.
Goal (19) Transportation, Policies (b) 5: Ensure that existing port facilities and
airports are being used to the maximum extent possible before encouraging the
expansion or development of new port facilities and airports to support economic
grol,'1h. This requirement relates to Objection 4, 9, 10, and 18.
Goal (25) Plan Implementation, Policies (b) 2, 3, and 7: Ensure that every level of
gov,emment has the appropriate operational authority to implement the policy
directives established in the plan; establish effective monitoring, incentive, and
enforcement capabilities to see that the requirements established by regulatory
programs are met; and ensure the development of strategic regional policy plans
and local plans that implement and accurately reflect state goals and policies and
that address problems, issues, and conditions that are of particular concern in a
region. This requirement relates to Objections I through 21.
These State Comprehensive Plan issues can be resolved by addressing the objections stated
above.
"
19
. "_ .South
Florida
Regional
Plannin9
Council
~
'!'V
(( cT
(\...J::ll~1
MEMORANDUM
AGE:\'D.\ !Tnl #6d
DATE:
,\;OVEMBER ;, 200~
TO:
COUNCIL MEMBERS
FRO:>'!:
STAFF
SUBJECT:
MONROE COUNTY PROPOSED Co:-.lPREHENSlVE PLAN AMENDMENT
Introduction
On September 25,2007 Council staff received proposed amendment package #07-2 to the Monroe County
Year 2010 Comprehensive Plan for review of consistency with the Slralegic Regional Policy Plan for Soulh
Florida (SRPP). Staff review is undertaken pursuant to the Local Government Comprehensive Planning
and Land Development Regulation Act. Chapter 163, Part II, Florida Statutes (F,S.), and Rules 9J-5 and 9J-
11, Florida Administrative Code (FAC).
Community Profile
Monroe County, incorporated in 1824, is the southernmost county in the State of Florida. The County
consists of a mainland portion (782 square miles) bordered by Collier County to the north and Miami-
Dade County to the east. and an archipelago, known as the Florida Keys, extending lrom northeast to
southwest for 120 miles (102 square miles), and separating the Gulf of Mexico from the Atlantic Ocean.
The mainland portion is occupied by Everglades National Park and Big Cypress National Preserve and is
virtually un.rthabited. According to the Bureau of Economic and Business Research, the unincorporated
portion of Monroe County had a population of 36,466 in 2006, an approxmately 1.2% increase in the
population since 2000. The economy of Monroe County is based on tourism, fishing, retirees, and the
military.
Monroe County's growth is constrained by a number of characteristics. The vast majority 01 the County
is em'ironmentally s'!.,:,sith'e, Comprised of mangrove wetlands, tropical hardwood hammocks, and rare
and endangered species habitats, with world-renowned coral reefs offshore. With one main highway
serving the entire population, traffic is a concern, particularly during hurricane evacuations. lack of
adequate infrastructure for stocm\Vater and wastewater magnifies the effects of population growu, on
nearshore coastal waters. The desirability of the County as a place to live and the limited amount of
developable land hal'e made land costs prohibiti"e!)' expensive, leading to shortages of aflordable
housing and adequate school sites. \Vith infrastructure and the en\'ironment showing signs of stress and
O\'er 10,000 unde\'eloped platted lots, most of the Florida Keys has been designated an Area of Critical
Stilte Concern, under Chapter 380.05, Florida Statutes.
Additional information regarding the Cowlty or the region may he found on the Council's website,
\"W\\'. sf rpc .con}_
3440 Hollywood Boulevard, Suite 140. Hollywood. Florida 33021
Broward (954) 985-4416, Area Codes 305,407 and 561 (800) 985-4416
SunCom 473-4416, FAX (954l 985.4417. Fillnr.l'Im F'A){ 47'l.AA:17
.-."......
SummilfV of Staff Anal\'sis
Proposed amendment pack,'\ge #07-2 would re\"is.e -10 goals, objective;;. and polices in the Future Land U~e
and Conservation and Coastal ~lanagement Elemt.'nts of the }.tonrot' County ):'E'ar 2010 Comprehensj\"l'
Plan reg.uding recreational and commercial \\'orking waterfront:::;, Th~ general location of the County is
exhibited a'; Attachment 1"
Thl' purpose of the ~lonroe County \Vorking \\'atcrfronts Program is to implement the relevant
provisions of Chapter 2005-157 and Chapter 2006-220 of the La".; of Florida. ~lore ,pecifically. the
purpose is to protect and promote t-,.{onroe County's re(fealional and commercial \\.'orking waterfronts;
protect and imprO\'e commercial, recreational and public access to the shorelines and the waters of
/'.Ionroe County; preserve, protect and enhance the cultural heritage and physical character of the area as
a \\'orking waterfront community; and enhance the aesthetic character of the area by directing
development in a maMer that maintains the working waterfront identity of the County.
Monroe County is experiencing the loss of recreational and commercial working waterfronts and the loss
of public a"cess to the water due to the redevelopment of marine facilities, including, but not limited to
marinas, boat yards, wet and dry storage. fish houses and commercial fishing vessel dockage, at an
unprecedented rate. The County feels that it is important to preserve an acceptable level of working
waterfront while still allowing an appropriate mix of water dependent and non-water dependent uses.
Fundamen1lal elements of working waterfronts should be preserved to ensure that the ongoing need for
working waterfronts is not exacerbated by non-water dependent development or redevelopment of water
dependent facilities currently provided in numerous land use districts and distributed throughout the
County.
In order to address these issues, the proposed amendment would amend existing goals, objectives and
policies and would add new goals, objectives and policies in the Future Land Use and Conservation and
Coastal M,,,,agement Elements of the Year 2010 Comprehensive Plan.
According to the October 3, 2007 leller from Andrew O. Trivette. Monroe County Division Director of
Growth Management, the proposed omendment is supported by the data and analysis and
recommendations of the "Monroe County Working Waterfronts Preservation Master Plan" and the
"Monroe County Marina Siting Plan".
Obiection
The propc>sed amendments to 40 goals, objectives and pc>licles in the Future Land Use and
Conservation and Coastal Management Elements of the Monroe County Year 2010 Comprehensive
Plan are 11,01 dear, contain vague language, are not consistent with the cited documents ("Monroe
County Working Waterfronts Preservation Master Plan" and the "Monroe County Marina Siting
Plan") and additional supporting data and analysis has not been provided to supporlthe amendments.
For example:
aJ Objective 101.4 requires the County to regulate future development and redevelopment to
maintain the character of the community and protect the natural resources. The objective would be
amended to maintain"and nexibly guide the evolution of "Ihe character of the community and protect
the natur.illl resources. However, the amendment is vague, no policies have been included to
implement the policy, no d.la and an.lysis h.s been included 10 suppOrllhe amendment.
b) It is nl>t c1e.r why in Policy 101.4.5 "pennanent residenti.1 development", other than employee
housing and commercial apartments, are beingpennitted. Data and analysis have not been included
to support the amendment.
c) It is not clear in Policy lO1.4.i how natural resourcE'S would be protected and areas suitable for
water port uses, water-dependent support facilities, maritime uses, and other water dependent
manufacturing and service uses would be consen.ed jf residential (up to 18 dwelling units/25 rooms
per acre) and commercial facilities, such as public lodging establishments, are permitted in the
".\faritime Industries Distinct." It is also not clear how the residential and commercial facilities
would be' compatil:tre with the industrial and maritime uses permitted in the land use category or if
adequate public faculties and services exist to support the residential and commercial uses.
d) Policy 219.1.1 contains vague language and it is nol clear how the policy will be implemented.
Until these issues are resolved, the proposed amendment package is incompatible with the goals and
policies oi the Strategic Regional Policy Plan for South Florida (SRPP), particularly with the following
goal and policies:
Goal 4
Policy 4.3
Goalll
Policy 11.10
GOAL 20
Policy 20.2
Recommendation
Enhance the economic and environmental sustainabiJity of the Region by ensuring the
adequacy of its public facilities and services.
Utilize the existing infrastructure capacity of regional facilities to the maximum extent
consistent with applicable level of service (LOS) standards before encouraging the
expansion of facilities or the development of new capacity.
Encourage and support the implementation of development proposals that conserve
the Region's natural resources, rural and agricultural lands, green infrastructure and:
. utilize existing and planned infrastructure in urban areas;
. enhance the utilization of regional transportation systems;
. incorporate mixed. land use developments;
. recycle existing developed sites; and
. provide for the preservation of historic sites.
Decisions regarding the location, rate, and intensity of proposed development shall be
based on the existing or programmed capacity of infrastructure and support services or
on capacity which will be programmed to serve that proposed development; in
addition, consideration should be given to the impact of infrastructure and support
services on natural resources.
Achieve long-tenn efficient and sustainable development patterns that protect natural
resources and connect diverse housing.. transportation, education, and employment
opportuni ti es.
Guide new development and redevelopment within the Region to areas which are'
most intrinsically suited for development, including areas:
a. 'J.hich ue least exposed to coastal stonn surges;
b. where negative impacts on the natural environment will be minimal; and
c. where public facilities and services already exist, are programmed or, on an
aggregate basis, can be provided most economically.
Council staff Jrecommends that the amendments to the Future land Use and Conservation and Coastal
Management Elements of the ~fonroe County Year 2010 Comprehensive Plan be revised to eliminate
vague language, to be consistent with "Monroe County Working lVaterfronts Preservation Master
Plan" and the "Monroe County Marina Siting Plan" and additional supporting data and analysis be
provided to support the amendments.
SLlff will continul' to \\'ork \\'ith the County sti\ff throughout the amendment proc('s5.
The \tonroe County Bt)c1rd of County Commissioners appro\'I.?d the transmittal of the .1mendment fur
rn il'\\- by the Florid~ Department of Community ..-\ff.lirs by un,1nimous vote at its September 19, 2007
C\)unty Commission meeting.
.!ks.Q..rr!mendation
Find proposed amendment package #07-2 to the Monroe County Year 2010 Comprehensive Plan to be
generally inconsistent with the Strategic Regio"al Policy Pia" for So"tl. Flon"da, particularly with
Goals 4, 11 and 20, and Policies 4.3, 11.10, and 20.2. Approve this staff report for transmittal to the
Florida Department of Community Affairs.
'.
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OMPREHEN 32535315 '<l.2...M..,
SIVE PLAN
AMENDMENT
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Marjory Stoneman Douglas Building
3900 Conunonwealth Boulevard
Tallahassee. Florida 32399-3000
Kovember 1.1, 2007
Mr. D. Ray Eubanks
Bureau of Local Planning
Department of Community Affairs
2555 Shumard Oak Boulevard
Tallahassee, Florida 32399-2100
Re: Monroe County Comprehensive Plan Amendment 07-2
Dear Mr. Eubanks:
The Office of Intergovernmental Programs of the Florida Department of Environmental
Protection (Department) has reviewed the above-captioned package of proposed
compre~hensive plan amendments submitted by Monroe County (County), under the
required provisions of Chapter 163, Part II, Florida Statutes (F.S.), and Chapters 9J-5 and
9J-11, Florida Administrative Code (F.A.c,). The Department provides the following
comments and recommendations to assist your agency in developing the state's response
to the proposed amendment.
OVERVIEW
The transmittal package includes policy modifications related to the recreational, com-
mercial and working waterfronts portions of the Future Land Use, Conservation and
Coastal Management Elements of the Monroe County 2010 Comprehensive Plan. The
County proposes the addition of a new Maritime Industries (MI) district to the County's
existing Indusfi'ial land use category, with changes to various policies intended to
establish and conserve waterfront areas for maritime uses. Although the Department
generally supports the intention expressed by the County, several concerns must be
addressed.
The County failed to provide the Department with adequate data and analysis on the
potentiill resource impacts that creation of the new land use district will engender.
Among other things, the amendment establishes a new district that allows high-density
development, exempts new marinas from the requirements of the Monroe County
Marina Siting Plan (MSP), and refers to a policy in the MSP that it proposes to delete.
"More Protection, Less Process"
www.dep.state.jl.lIs
.. _ . Jy1r. D. Ray Eubanks
MOnToe County 07-2
November 14, 2007
Page 2 of 7
DETAILED COMMENTS
Policy 101.4.5
According to the Support Data and Analysis submitted, the purpose of the proposed
amendment is to "maintain and enhance the commercial fishing activities within the
Mixed UsejCommercialland use category." The proposed policy revision would add
the word "evolving" to the description of the community character, which contradicts
the stated purpose of maintaining and enhancing commercial fishing activities. The
proposed amendment would also add the following underlined phrase: "Employee
housing and commercial apartments are also permitted, along with other permanent
residential development compatible with the mix of uses allowed." The Department
does not believe that the addition of permanent residential development will maintain
or enhance the County's commercial fishing industry. Because the proposed text would
allow all categories of residential development within the district, it would increase
economic pressure on current commercial fishing enterprises to sell out and make way
for large residential structures, thus undermining attempts to preserve and enhance
working waterfronts. The Department therefore recommends that the added text
(including the word "evolving") be deleted from the proposed policy.
Policv 101.4.7
The County seeks to add a Maritime Industries (MI) district to the existing Industrial land
use category. The stated purpose of the new district is "to establish and conserve areas
suitable for water port uses, water-dependent support facilities, and maritime uses such
as ship building, ship repair and other water dependent manufacturing and service
uses." While the stated purpose of the new district is acceptable, several components of
the proposal are problematic. No supporting data and analysis was submitted upon
which the Department could base an analysis of the proposed text. The new policy
language also promotes high-density residential development in environmentally
sensitive areas, and allows supportive workforce housing in offsite areas. The proposed
density for the MI district is 8-12 duj acre (or 10-15 roomsj acre), which is comparable to
the Residential~ High category in the County's comprehensive plan. The amendment
contained no information on the general areas of the County that may qualify for the
new designation. Also, while the policy states that "no development order for new
residential uses or structures shall be issued except for I'ortions of the MI District
unsuitable for dockage of vessels[,l" the language provides no details about who would
make the suitability determination and the criteria upon which that determination
would I:~ made.
Other parts of the policy contain vague or contradictory statements. The Support Data
and Analysis submitted with the amendment states that the intent of Policy 101.4.7 "is
-. .t-.;1r. D. Ray Eubanks
Monroe County 07-2
November 14, 2007
Page 3 of 7
to clarify that the MI land use district's main purpose is to establish and conserve areas
for maritime uses, including employee housing." The proposal would, however, allow
high-density "public lodging establishments," which contradicts the intent of the policy
and allows a huge loophole for new hotel/motel development. Other provisions in the
policy, such as "[dlwelling unit allocations attributable to houseboats shall be transfer-
able to uplands[,]" create additional questions. How many units could be transferred
under that provision? Could uplands located anywhere in the County receive those
transferred density credits? What protection measures are in place to ensure that only
existing houseboats receive the density transfer?
If adopted, Policy 101.4.7 will allow more high-density residential development along
the waterfronts of the Florida Keys. In addition to increasing hurricane evacuation
times, implementation of the proposed policy could exacerbate existing water quality
problems. Recent studies have identified nearshore water quality problems in Monroe
County. In a comprehensive 1999 report entitled Water Qualihj Concerns in the Florida
Keys: Sources, Effects, and Solutions, William L Kruczynski states:
Historically, development in the Keys relied on the use of cesspits and
septic tanks which provide little treatment of domestic wastewater in
porous lime rock substrates. In addition, stormwater runs untreated
into nearshore surface waters. Lack of nutrient removal from domestic
wastewater and stormwater has resulted in the addition of nutrient-rich
waste waters into confined waters and adjacent nearshore areas. The
cumulative effects of these discharges have led to water quality degra-
dation of these inshore areas.'
By allowing the development of high-density residential development within the MI
district, Policy 101.4.7 avoids application of important environmental protection
measures to waterfront development.
Objective 212:4
Revised Objective Policy 212.4 states that "Monroe County shall adhere to criteria set
forth in the Marina Sitin~ Plan [MSPJ for the development of new marinas and the
redevelopment and expansion of current marine facilities." No further identification of
the intended siting plan is contained in the proposed amendment, and the MSP was not
appended to or adopted by reference in the amendment. Because the MSP was not
Dr. Kruczynski's white paper, prepared under the auspices of the Florida Keys National
Marine Sanctuary's Water Quality Protection Program, can be found at the Sanctuary's web
site at hlip:/ /floridakevs.noaa.l1:ov/research monitoring-/WQPP white paper.pdf
.Mr. D. Ray Eubanks
Monroe County 07-2
~overnber14,2007
Page 4 of 7
clearly identified in the amendment and has not been adopted into the County's com-
prehensive plan, it can be changed at any time bv the Board of County Commissioners
without going through the comprehensive plan amendment process. The Department
is therefore concerned that significant changes can be made to the MSP without review
by state and regional agencies. The Department recommends that the MSP or other
marina siting criteria be adopted into the County's comprehensive plan.
Department staff also notes that the latest draft of the MSP (April 2007) makes several
references to Policy 212.4.3, which would be deleted by the proposed amendment. The
Department encourages the County to either retain all policies referenced in the MSP or
revise the MSP so there are no conflicts or omissions between the two documents.
Policy 212.4.1
Proposl~d Policy 212.4.1 provides that "[a]pplicants for development approval of
marinas with three (3) or more slips, other than marinas in existing harbors located in
MI District, shall meet the following: 1. Monroe County's marina siting criteria set
forth in the Monroe County Marina Siting PlanLl" This provision will exempt marinas
in an Ml district from the MSP siting criteria, even though Objective 212.4 states that
"Monroe County shall adhere to criteria set forth in the Marina Sitin~ Plan for the
development of new marinas and the redevelopment and expansion of current marine
facilities."
Exempting new or expanded marinas located in an MI district from marina siting
criteria is highly inappropriate, since the proposed amendment deletes nearly all of the
County's current siting requirements (Policies 212.4.1, 212.4.2, 212.4.3, and 212.4.6), and
the County has just invested a great deal of time and money to create a siting plan that
would protect the County's fragile and valuable natural resources. Additionally, no
supporting data and analysis was provided to suggest the areas that might qualify for
the exemption or the environmental impacts that could result from application of the
exemption, such as degradation of the nearshore water quality. The Department cannot
support the changes contained in proposed Policy 212.4.1 and strongly recommends
that the County remove the revisions from the proposed amendment.
Poliey 219.8.1
The County's proposal to encourage certain types of development along waterfront
areas is vague, lacks adequate definitions or standards, and wiII lead to increased
development - particularly in conjunction with the County's adoption of the MI district.
Policy 219.8.1 states:
_ Mr. D. Ray Eubanks
Monroe County 07-2
1\ovember 14, 2007
Page 5 of 7
The County shall provide land-use bonuses to encourage development that
g!"ovides Commercial. Recreational and Public Access to the shorelines and
waters of Momoe County. These bonuses mav be granted in the form of
increased FAR. increased number of slips. parking variances. increased area
for water-related uses, or other measure of land use intensitv appropriate to
~~rmitted uses on the parcel(s) proposed for development.
This polky would encourage more intense development along the shorelines and
waters of Momoe County, thereby leading to increased impacts on the surrounding
waters. No data or calculations were provided with regard to the amount of increases
in intensity that could result from the bonuses. The Department believes Policy 219.8.1
is unnecessary and strongly recommends that the County remove the proposed policy
from the submittal.
Marina Sitinl!: Plan
Since the MSP is widely referenced and its criteria relied upon heavily in the proposed
amendments, Department staff has reviewed the April 2007 draft document and offers
the following comments.
Section 111-21.0041(1)(b)9, F.A.C., states as follows:
No application to lease state owned sovereignty submerged lands for the
purpose of providing multi-slip docking facilities shall be considered for
approval unless there are no benthic communities present where the boat
mooring area, turning basins, mooring piles or other structures are to be
located, excepting any main access docks required to cross benthic com-
munities to reach acceptable areas. This shall not preclude them from
applying for consent to use state owned submerged lands for the purpose
of using the minimum amount necessary to obtain reasonable ingress and
egr'ess.
-.
Multi-slip docks are defined as three or more slips, and benthic communities includes
seagrass beds, hard and soft corals or sponges. This rule should be referenced in the
MSP and cited in appropriate locations throughout the document, such as on page 10
under State Regulations and on page 39 under Site Suitability Analysis. Also, the Site
Suitability Zones listed on pages 13 and the Exclusionary, Preferred and Conditional
Zones de&cribed on pages 40-41 should be revised to reflect this regulation. In addition,
the Department suggests that Momoe County Code subsection 9.5-349(m)(5) may
require revision, because it implies that a marina on sovereign submerged lands can be
built over a benthic community.
- .
Mr. D. Ray Eubanks
Monroe County 07-2
November 14, 2007
Page 6 of 7
As stated under the State Regulation section on page 11 of the MSP, most Monroe
County waters are classified as Outstanding Florida Waters (OFW). Accordingly,
Subsection 373.414(1), F.S., should also be referenced in that section of the MSP, since
activiti"s in OFWs are required to meet higher water quality standards. The references
contained in the Federal Regulation section (4-6) should also be verified. For example,
although the State Programmatic General Permit (SPGP) was listed, Monroe County is
specifically excluded from the SPGP. Thus, that reference should be deleted.
The MSP references the North Carolina Waterfront Access Study Committee Final
Report on page 49. The Department can not comment as to its applicability to the MSP,
however, since the report was not included in the submittal package. Finally, the maps
included in the MSP depict several coastal islands from North Key Largo to Key West
as conditional areas for marinas. If those sites remain as conditional marina locations,
they must comply with Rule 18-21.004(1)0), F.A.C., which should be referenced. In
addition, the maps appear to designate some mangrove areas, especially on North Key
Largo, as conditional marina sites. Mangrove forests are not appropriate locations for
marinas, and the Department suggests the maps be reevaluated and edited.
CONCLUSION AND RECOMMENDATIONS
Based on the information and analysis submitted, the Department finds that the proposed
comprehensive plan amendment does not meet the requirements of Chapter 163, Part II,
F.S., and Chapter 9J-S, F.A.C., and is therefore objectionable. The proposed amendment
was not supported by adequate data and analysis and contains components that contra-
dict the stated intent of the amendment. One of the most troublesome features is that
proposed densities for the Ml district are comparable to densities allowed in the existing
Residential-High land use category. In addition, several policies contain vague language
that may lead to further problems as plan policies are implemented. The County should
address the issues and questions contained in this letter and provide adequate data and
analysis to support the proposed amendment.
-.
The County may also wish to review new water supply guidelines developed by the
Department, the water management districts and the Department of Community Affairs,
which provide detailed information on the data and analysis local governments should
submit to support proposed comprehensive plan amendments and the 10-year water
supply facility work plan due by August 15, 2008. The Guide can be found on DCA's
website at http://www.dca.state.fI.us/fdcp/ dcr! publications! finalguidelines.pdf.
_ ,~r. D. Ray Eubanks
MonroE' County 07-2
November 14, 2007
Page 7 of 7
The Department appreciates the opportunity to provide comments on the proposed
amendment. Should you have questions or require additional information, please do
not hesitate to contact Nlr. Chris Stahl at (850) 245-2163 or ChrisStahl@dep.state.fl.us.
Yours sincerely,
~~~. Y1..~
Sally B. Mann, Director
Office of Intergovernmental Programs
SBMI cjs
"
Florida Fish
and Wildlife
Conservation
Commission
CommiSSI"ners
Rodney Barreto
Chair
Miami
Kathy Barco
Jacksonville
Ronald M. 8erteron
Fort Lauderdale
Richerd A. Corbett
Tampa
Dwight Stephen.on
De/ray Beach
Kenneth W. Wright
Wimer Park
Brtan S. Yablonski
Tallahassee
Etecutive Staff
Kenneth D. Haddad
Executive Director
Victor J. Heller
Assistant Executive
Director
Karen Ventimiglia
Deputy Chief ot Staff
Office of Policy and
Stakeholder
Coordination
Mal'j Ann POOle
Dlr8Ctor
(850) 410-5272
(850) 922-5679 FAX
Manai'nll lish and v,,,/Gwre
resources for their IOn,ir-
term we1/~ing and rr.,~
oer:elic of ~ople.
6:20 South Merldli'm Stl'eet
Talla"assee. Florida
32399.1600
VOIce: (8501 488.4676
HI!!3rtng/Spee(:h impatrl~d:
(BOO) 955-8171 IT)
1800! 955-8770 IV!
MyFWC.com
November 20, 2007
Mr. Ray Eubanks
Department of Community AJTairs
2555 Shumard Oak Boulevard
Tallabassee, FL 32399-2100
Re: Monroe County Ycar 2010 ComprehensIve Plan (proposed AmenG",enl 07-02)
Dear Mf. Eubanks:
The ]mperiled Species Management Se<:tion of the Florida Fish and Wildlife Conservation
Commission (FWC) has coordinated agency review of the referenced docur:lent, and provides the
following comments and recommendations.
Description
Monroe County proposes to amend its Year 2010 Comprehensive Plan by inducting an ordinance
to address its needs to promote recreational, commercial. and working waterfronts. Our review is
limited to the amendments made under Goal 212 of the Conservation and Coastal Element. This
goal stales: "Monroe County shall prioritize shoreline land uses and establish criteria for
shoreline development in order to preserve and enbance coastal resources and to ensure the
continued economic viability of the County." Objective 212.4 addresses marina siting, and its
associated policies provide specific criteria by which marinas will be sited. The amendment
deletes the part of the objective that requires the County to analyze future needs and develop
criteria that "meet or exceed state standards" and deletes Policies 212.4.1 through 212.4.3 and
212.4.6. It replaces these by incorporating the Marina Siting Plan prepared by the Catanese
Center for Urban and Environmental Solutions at Florida Atlantic University and dated April
2007 (available online at htto://sfrvc.comrMCWorkwater.htm) into Policy 212.4.4.1.
The policies that are removed include requirements that:
I. marina siting criteria must be "approved by DER (Department of Environmental
Regulation],DNR (Department of Natural Resources] and ACOE [U.S. Army Corps of
Engineers]" (policy 212.4.1.2);
2. the County "sball complete a survey of all existing recreational and commercial
marinas," with stipulations as to what that survey must include (policy 2]2.4.2);
3. marinas are to be located in places where
a. there is "maximum physical advantages.. .and where no unreasonable or
excessive impacts are foreseen on marine resources";
b. do not destroy "significant marine wetlands or seagrass beds"; and
c. consider access through existing channels, "benthic vegetation and faunal
assemblages"; impacts on crocodiles, sea turtles, and manatees; and .
"minimization of shoreline modification" and areas where prop-dredging bas
been a problem; (policy 212.4.3)
4. prohibit new marinas with three or more slips until existing marinas within five miles are
fully utilized (policy 212.4.6).
>.
The Marina Siting Plan that is to replace this language relies on GIS data, using water depth as
the "critical factor" (see p. 10, first full paragraph), with water quality playing a secondary role in
the case of conditional areas, to establish three categories of suitability for siting marinas:
exclusionary, preferred, and conditional. The Marina Siting Plan includes Marina Siting
Suitability Maps with polygons showing the locations of preferred and conditional areas. The
plan provides other data layers (pigures I through 43 and in the Map Atlas for Marine Facilities
Mr. Ray Eubanks
Page 2
No\ember 20, 2007
Inventory) that meet some oftbe requirements of Policy 212.4.4, but it is not clear how they were
used 10 establish the suitability categories.
The Marina Siting Suitability Maps show conditional areas scattered throughout nearly all of the
Keys, except between Crab Key at Mile Marker 25 and Key West at Mile Marker 7. The maps
indicate preferred areas primarily in Islamorada, Marathon, Big Pine Key, and Key West. There
are no exclusionary areas shown on the maps, and we assume that this is because any area not
indicated as preferred or conditional is exclusionary.
Concerns and Recommendations
The FWC supports the Working Waterfronts concept, and bas no objection to the removal of the
prohibition of new public access marinas as long as the environmentally protective measures
currently in the comprehensive plan are not removed. FWC also supports the inclusion of a
marina siting plan into the comprehensive plan; however, We do not recommend incorporation
until the current marina siting plan bas been revised. We have concerns about issues uot
addressed by the April 2007 Marina Siting Plan. This review does not go into the Marina Siting
Plan in detail, but highlights the main problem points that staff identified.
Concern: While water depth may be an adequate criterion for the protection of seagrasses, the
Marina Siting Plan does not replace all of the planning guidance provided by the removed
Policies 212.4.1 through 212.4.3. For instance:
. The plan does not appear to address protection of significant marine wetlands (policy
212.4.3) nr minimization of shoreline modificatinns (policy 212.4.3.3.1). Some of the
sites are within the Florida Forever acquisition boundary.
. The plan discusses crocodiles, manatees, and sea turtles, but guidance appears to be
limited 10 provisions in Objective 207.8.3 ("developing a boating impacts management
program for marine turtles and manatees"), with reference to Objective 203.6 and
associated policies. Objective 203.6 (see
http://monroecofl.virrualtownhaJl.net/PaS!esf\.1onroeCoF L Growth/ComoPlan20 IO/oolic
y) focuses on guidance to coordinale with other agencies, including the Florida Keys
National Marine Sanctuary, DER, DNR, and the U.S. National Oceanic and Atmospheric
Agency to identiry environmental and regulatory issues and to help formulate plans; it
does not appear to provide guidance on the same platming issues that would have been
addressed by Policy 212.4.3.3. While it discusses erocodiles, the Marina Siting Plan does
not provide specific planning guidance.
. The deleted policies require some very specific issues (e.g., number of wet and dry slips,
breakout of slips by boat size, availability for public use, availability of pump-out
facilities) be taken into consideration in developing marine siting criteria; however, the
Marina Siting Plan does not appear to have taken those issues into account. As a result,
the Marina Siting Plan does not provide specific platming guidance with respect to an
acceptable amount of infrastructure for permitting considerations, including those related
to natural resources and listed species.
. Policy 212.4.1.2 required approval of marina siting criteria by DER, DNR, and ACOE,
and it is reasonable to assume that this requirement would have involved the Marine
Patrol and the program that dealt with sea turtles and manatees, both of which were in
DNR.. Subsequent agency reorganizations have placed both ofthcse programs in the
FWC; however, the April 2007 Marina Siting Plan was not coordinated with those
components of the FWC.
-,
Concern: The Marina Siting Plait also relies on existing county ordinances and agency
regulatory programs for setting some of its sideboards, but this approach does not appear to
Mr. Ray Eubanks
Page 3
November 20, 2007
provide the value that additional planning guidance would pro"ide via a comprehensive
growUHnanagement plan. It also relies on FWC's management plan for manatees; however,
this plan has not yet been approved by the FWC Commissioners. Incorporating it into the
comprehensive plan via the Marine Siting Plan before it is approved would be premature.
Concern; The application process flowchart in Appendix A-I indicates that a parcel is
considered "conditional" if it is in an area of known American crocodile range. Map 10
(Monroe County American Crocodile Habitats) in Appendix D may inadvertently be
confusing because crocodiles have been documented as far as Key West and, once, even in
the Dry Tortugas.
Recommendation: We believe that the Marina Siting Plan contains useful infonnation and
guidance; however. we recommend that it be revised to address the protective measures that
would have been provided by following Policies 212.4.1 through 212.4.3 before inClUding it by
reference into the comprehensive plan. We strongly recommend that the Marina Siting Plan
include policies for the development of land development regulations that would have been
addressed by the deleted policies. We would be wimng to help with this revision, and believe
that doing so would be consistent with the intent of Policy 212.4.1.1.
We appreciate the opportunity to review the Monroe County Comprehensive Plan
amendments, and hope we can help with addressing issues that we touched in this letter. If
you or your staff would like to coordinate further on the recommendations contained in this
letter, please contact me at 850-410-5272 or email meat MarvAnn.pooleia'MvFWC.com.
and I will be glad to help make the necessary arrangements. If your staff has any technical
questions regarding our comments regarding manatees, please contact Mary Duncan by
telephone at 850-922-4330 or by email at Marv.Duncan(ii!mvfwc.com.
Sincerely,
~ ~ I?m~
Mary Ann Poole, Director
Office of Policy and Stakeholder Coordination
map/rod
Monroe 07 J 061
ENY 1-12-2
cc: Bob Dennis, DCA, Tallahassee
Mayle Santamaria, DCA, Tallahassee
Rich Jones, Monroe County
Kalani Cairns, USFWS, Vero Beach
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.. 3301 Gun 01.:b R~ad, West Palm Beach, Florida 334...'l5 . (561) 686-8800 . FL WATS 1-SCC-432-2C..;5 . TDO'(561) 697-257"':'
MaiHr.g Ad~O:S5: Po. E0>.: :':680, \\"'est Palm E<?i:..:;'" FL 32..;16-4680 . \\'\',~......sh\'r:-;d_g(l""
SOUTH FWRIDA WATER MANAGEMENT DISTRICT
GOV 08-20
N()vember 21. 2007
Mr" Ray Eubanks. Administrator
Plan Review and Processing
Department of Community Affairs
2555 Shumard Oaks Boulevard
Tallahassee, FL 32399-2100
De,ar Mr. Eubanks:
Subject:
Proposed Amendment Comments
Monroe County, DCA #07-2
Monroe County has proposed text amendments to the Future Land Use Element and the
Conservation and Coastal Management Element in its Comprehensive Plan to address
redevelopment of waterfronts. The South Florida Water Management District (District)
has completed its review of the proposed amendment package. The District
recommends that additional steps be taken to address potential water supply issues.
The County's proposed change to Policy 101.4.7 significantly increases the residential
and transient density in the Maritime Industry District within the Industrial land use
category and provides for affordable housing in any land use district. The Policy
increases the "Allocated Density" from 1 to 8-12 residential units and from 0 to 10-15
rooms per acre. Further, the Policy increases the "Maximum Net Density" for affordable
housing from 2 to 12-18 residential units and from 0 to 25 rooms per acre.
The' amendment should be modified to address the potential increased potable water
demand that could result from higher densities of both residential units and transient
rooms in the Maritime Industry District and affordable housing units in all districts. In
coordination with the Florida Keys Aqueduct Authority (FKAA), the County should
quantify the additional demand that would be generated by the proposed amendment
and demonstrate that water supplies and associated public facilities are available to
meet those demands. [see ss. 163.3167(13) & 163.3177(6)(a), F.S]. In particular, the
County and FKAA should indicate whether the potential change in demand can be
accclmmodated by the FKAA's consumptive use permit.
-,
. _ If you hav~' any questions or require additional information, please call John Mulliken,
-. Director, ter Supply Planning Division, at (561) 682-6649.
Si 9i
C'
Depu Executive Director
WatEir Resources
--,
Mr. Ray Eubanks. Administrator
November 20. 2007
Pa(je 2
C M/ke/pv
Jerry Buckley, DCA (Keys Office)
Carolyn Dekle, SFRPC
Bob Dennis, DCA
Kate Edgerton, SFWMD
Andrew Trivette, Monroe County
-.
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FLOPJDA DEPARTME"'l OF SL\TE
Kurt S. Browning
Secretary of State
DiVISION OF HISTORICAL RESOURCES
October 30, 2007
~lr. Ray Eubanks
Department of Community Affairs
Bureau of State Planning
2555 Shumard .oak Boulevard
Tallahassee, Florida 32399-2100
Re: Historic Preservation Review of the Monroe County (07-2) Comprehensive Plan Amendment
Dear Mr.. Eubanks:
According to this agency's responsibilities under Sections 163.3177 and 163.3178, Florida
Statutes, and Chapter 91-5, Florida Administrative Code, we reviewed the above document to
determim~ if data regarding historic resources have been given sufficient consideration in the
request to amend the Monroe County Comprehensive Plan.
We reviewed one proposed text amendment regarding recreational, commercial and working
waterfronts, to consider the potential effects of this action on historic resources. While our
cursory mview suggests that the proposed changes may have no adverse effects on historic
resources, it is the county's responsibility to ensure that the proposed revisions will not have an
adverse effect on significant archaeological or historic resources in Monroe County.
If you have any questions regarding our comments, please feel free to contact Susan M. Harp of
the Division's Compliance Review staff at (850) 245-6333.
Sincerely,
~n' ,Q p. G.JL
Frederick P. Gaske, Director
xc: Mr.. Bob Dennis
500 S. Brnnoug/l Street . TaUah.,!ee, FL 32J99-l125O . bttp:llwww.flheritage.com
o Director". Office 0 MhaeoJopC1l] RelleaKh ./ Historic Praervation 0 Historical Muaeums
(850) 245.6300. FAX 24:H"-36 (850) 245-6#1 . FAX: 24~S2 (850) 245-0333 . FAX: 24~7 (850) 2~OO . FAX: 245-M33
o Souli..... R.p.w Office 0 N_ ReponaI Office 0 Centnl FIoricla Redon.I Offlce
Florida Depart1nent of Transportation
CR"RLII: CRIST
GOVERNOR
DistrictS,.
1000 NW III Avenue. Miaml FL 33172
Phone: 305-170-5464
STEPHANIE C. KOPELOVSOS
SECRETARY
November 7,2007
(CC(
\ II <11 ,,7
Mr. Ray Eubanks
Division of CommWlity Planning
Florida Department of Community AffiUrs
2555 Shumard Oak Boulevard
Tallahaa'lee, Florida 32399-2100
Dear Mr. Eubanks:
Subject: Monroe County Vear 2010 Comprehensive Plan (Amendmeut 07-2)
The Florida Defl'la tment of Transportation, District 6, has reviewed the proposed
Amendment 07-02 for Monroe County. Based on our review, the Department has
determined that there are no impacts on Slate Roads. Therefore, we have no lI)lCCi1ic
objections or recommendations at this lime. Please contact Phil Steinmiller, at 305-470-
5825, if you have any questions conc:eming 0IlI' h.~puu:oC.
Sincerely,
~~
A1i~ N. Bravo, P.E.
District Director of Transportation Systems
Development
-.
Cc: Aileen Boucle, AlCP
Phil Steinmiller
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I SUPPLEMENT AL DATA AND ANALYSIS
~ROVIDED BY SAFE HARBOR PROPERTY OWNERS
Safe Harbor Property Owners have identified four areas where additional
Data and Analysis is required. We provide the following as supplemental
D&A:
A. Proposed Changes to the Comprehensive Plan Future Land Use Element.
Policy 101.4.21: Safe Harbor was dredged to a depth of -20 to -30'MSL in the early
1960's. Benthic studies performed in connection with Environmental Resource
Permit applications established that it is essentially devoid of significant benthic
communities. Its upland area is scarified land that for decades has been utilized for
industrial purposes. Much of the upland adjacent to the main harbor basin consists
of a reclaimed brownfield, redevelopment of which is encouraged as a matter of
public policy (See Appendix D in County's main D&A).
B. Proposed Changes to the Comprehensive Plan Conservation and Coastal
Management Element.
Policy 212.4.4: The purpose of the amendment is encourage the maintenance and
enhancement of water-side facilities within the MI, where dockage and other port-
related facilities are permitted and identified as existing and appropriate use,
without undue regulatory hardships. Current review requirements for water-side
dock siting and permitting within existing harbors and marinas are as follows:
. US Army Corps of Engineers
. Florida Department of Environmental Protection
. US Coast Guard - re: navigation channels and navigational markers
. Momoe County Building Department.
POIiI:y 212.5.4: The purpose of the amendment is to clarify the original intent of the policy
to protect navigable access within publicly accessible channels and canals, without
adversely limiting port uses. This amendment is necessary to avoid unintended
constraints on the redevelopment of the Safe Harbor working waterfront, which
requires substantial dock facilities to accommodate large vessels.
D. Consistency with the Principles for Guiding Development in the Florida Keys Area
of Critical State Concern.
Principle (k): To provide adequate alternatives for the protection of public safety and
welfare in the event of a natural or manmade disaster and for a post-disaster
reconstruction plan.
SUPPORT DATA AND ANALYSIS
For
Monroe County Comprehensive Plan
Proposed Amendment 07-2
Revisions to the Support Data and Analysis previously sent to DCA for review are shown
with a %triketm-ollga" for deleted language, and with an "underline" for newly inserted
language.
Additional Data and Analysis is provided in the attached Appendices.
A. Plroposed Changes to the Comprehensive Plan Future Land Use Element.
1. Goal 101.4: The purpose of the amendment is to recognize the need to
include an economic element in planning development. The South Florida
Regional Planning Council (the "SFRPC") has faulted earlier planning
efforts for their failure to give adequate consideration to economic
development. as described in the Stratef!ic Ref!ional Policv Plan for South
Florida (the "Ref!ional Plan ")1. The amendment language addresses that
concern bv including the need to strengthen and diversifv economic
resources as part of the goal.
2. Policy 101.4.5: The purpose of the amendment is to maintain and
enhance the commercial fishing activities within the Mixed
Use/Commercial land use category. The language added maintains the
objective of preserving commercial fishing activities and supports the
direction the BOCC is taking in protecting the working waterfront and
community character. Commercial fishing is an important economic
engine in Monroe County, which is among the top 10 nationally in terms
of fishing landings. Data compiled by the University of Florida for the
Bureau of Economic and Business Research shows that for 2004, the total
quantity of landings added up to 14,694,007 Ibs. House Bill 955 (Chapter
2005-157, Laws of Florida) created the Florida Waterway and Waterfront
Improvement Act of 2005. This act amends Chapter 163, Part II, of the
Comprehensive Planning and Land Development Regulation Act. Section
163.3177, F.S. to require Comprehensive Plans of coastal counties, such
as Monroe County, to adopt strategies and incorporate in the
Comprehensive Plan regulatory incentives and criteria that encourage the
preservation of recreational and commercial working waterfronts,
including public access.
The Monroe County Working Waterfronts Master Plan (the "Waterfronts
Master Plan"). the Monroe County Marina Siting Plan (the "Marina Siting
1 Published on the South Florida Regional Planning Council's website, www.sfrpc.com
Plan") and the Regional Plan recommend that mixed uses be used in
denselv populated marina areas.' Policy 10 1.4.5 was based on data and
analysis supplied by Florida Atlantic Universitv and the SFRPC] and was
modified by local goyernment in order to better suit the evolying needs of
the Florida Keys. SFRPC stan' originally recommended changes similar
to these in its 2004 Regional Plan. its 2007 Waterfronts Master Plan. and
its 2007 Marina Siting Plan. SFRPCs Waterfronts Master Plan provided
data and analysis citing the necessity to change Policy 101.4.54.
3.. Policy 101.4.6: The purpose of the text amendment is to ensure the
development of employee and workforce housing within the Mixed
Use/Commercial Fishing land use category. The land use allows for
residential but the additional text clarifies the types of residential units to
be built within the Mixed Use/Commercial Fishing land use category.
Comprehensive Plan Policy 102.4.6 encourages affordable housing by
assigning a positive point rating to affordable housing proiects. prioritizing
acquisition and maintaining the site in perpetuity. Also. F.S. 420.9076
provides for a reduction of fees. fee waivers. densitv flexibility. and a
reduction of parking and setback requirements as additional incentiyes to
build affordable and employee housing. The text revision supports the
BOCC commitment to the provision of affordable housing, which supports
the commercial fishing industry by ensuring that workers within the
industry have affordable housing. Additional text amendments to this
policy clarify that sJ'lort fishiag, eharter Boats. aad all water dependent and
water related uses are highly encouraged within the Mixed
Use/Commercial Fishing land use category.
4. Policy 101.4.7: The J'lHlJlose of the tel.t !lffieflaHleat is to elarify tfie
J'llll'fJose of the Maritime laaHstries laaa ase dinttiet 'Nithia the la$strial
fHtlife land ase eategory. The J'lHIJlose statemeBt has Beea iflelHdea ia the
eempreheflsi-.'e j'll!lfl to elarify that the Ail laad Hse distriet's maifl J'lHFflose
is te establish aad eeasene areas for maritime Hses, iflelHaiag emplsyee
heHGiag. The purpose of the text amendment is to provide for port-related
uses. and prioritize shoreline development for water dependent uses. The
amendment implements amended Obiective 101.4 ("strengthen and
diversify economic resources"). by providing mechanisms to preserve.
develop and Sllpport watcr port uses. water-dependent support facilities
and maritime uses. This policv is specifically directed toward
2 Policy 17.t 0 Protect marine related industries through innovative comprehensive planning and zoning
regulations that provide incentives such as mixed-use in areas that can sustain both residential and non-
residential water-dependent uses. Regional Plan p. 77 and Marina Siting Plan p. 38.
3 Waterfronts Master Plan. Appendix 1-5.
4 Waterfronts Master Plan p. 15-16.
r<'vitalization and economic diversification of areas within the Ml District
such as Sate HarboL unincorporated Monroe Countv's onlv deepwater
port. and therefore implements strategic goals and policies enunciated in
the Regional Plan as well as Obiective 101.4.
rhe provisions of this policy relating to the port of Safe Harbor originated
in the Livable Communi Keys process, a public-private collaboration
between Monroe County and Stock Island residents and property owners.
That cornrnunity planning process culminated in adoption. and subsequent
approval bv the State Land Planning Agencv. of Volume 2 of the Stock
Island and Kev Haven Livable CommuniKeys Plan' (the "Stock Island
Plan"). As stated in the Stock Island Plan. although Safe Harbor remains
"the only truly. industrial deep-water port in the Lower Keys"", "the
waterfront is generallv underutilized"7, because the area utilized for
~ommercial fishing operations and facilities has shrunk substantiallyR.
Policy 101.4.7 authorizes and encourages conyersion of those yacated
areas to other working waterfront uses. "Working Waterfront" is
statutorily 9 defined to include public lodging establishments. In addition to
being one of the statutory Working Waterfront uses. public lodging
establishments are compatible with. and will provide support to. other
such uses in Safe Harbor. as well as meeting anticipated near-term needs
of marine commerce.1O Policv 101.4.7 retains Safe Harbor's traditional
commereial fishing use and expands the uses allowed in Safe Harbor. by
authorizing and encouraging the introduction of the diverse Working
Waterfront uses contemplated bv statute and the Stock Island Plan. In
doing so. the Amendment implements the Obiective of economic
diversifieation and strengthening. Bv linking public lodging
establishments with public waterfront aceess. it also furthers the statutory
purpose of proyiding public access to the wateL
Of 442 marine facilities studied in the Florida Keys II almost half are
associated with residential uses such as a condominiums (171) or a
hotel/motel (126).1, Such data can be said to sho,"" a strong consumer
5 Vol. 2 of the Stock Island and Key Haven Livable CommuniKeys Plan. published Nov. 30, 2005
'Id., p.9.
7 Id., p.IO!.
8 As demonstrated by data and analysis provided in Appendix A attached.
9 F.S. 342.07(2)
10 As demonstrated by data and analysis provided in Appendix A attached.
II See Monroe County Marine Management Strategic Plan, Appendix 3: Map Atlas for the Marine
Facilities Inventory for the full Phase I list.
pref(>rence for mixed marine and residential uses. There are a total of 176
marinas in unincorporated Monroe Countv, including \3 commercial
tishing marinas and 4 boatvards. Another 240 marinas were located in the
municipalities. Indeed. recent SFRPC studies show that there are man V
marine facilities in the Kevs. The Waterfronts Master Plan, the Marina
Siting Plan and the Regional Plan data and analysis support a proposed
policv of encouraging mixed uses.!.1 The Regional Plan encourages local
policies that utilize existing and planned infrastructure, incorporate mixed
land uses and recvcle existing developed sites in urban areas." To limit
the expansion of residential uses onlv to emplovee and affordable housing
would limit potential ways to revitalize the planning area and would
discourage private/public redevelopment. "Moreover. the trend for
redevelopment or expansion of existing facilities mav center on
reconfiguration of existing slips and changes in use rather than the
addition of slips. again due to such factors as phvsical constraints and
existing regulatorv limitations."!; Exchanging allowed historical uses for
He\'. needed ones is the very heart of any comprehensi ve planning
scheme.!6..~'f\nv state that mandates local planning should protect its
12 Waterfronts Master Plan p. 23.
13 Policy 11.1 Encourage local governments to implement urban design guidelines to create attractive, well-
planned, compact, mixed-use communities that utilize and conserve the Region's existing and planned
infrastructure including urban parkland and green space. Regional Plan p. 56.
14 GOAL II Encourage and support the implementation of development proposals that conserve the
Region's natural resources, rural and agricultural lands, green infrastructure and:
utilize exiisting and planned infrastructure where most appropriate in urban areas;
enhance the utilization of regional transportation systems;
incorporate mixed-land use developments;
recycle existing developed sites; and
provide for the preservation of historic sites. Regional Plan p. 54.
15 Marina Sitiog Plan p. 38.
16 See T. Pelham, STATE LAND USE PLANNING AND REGULATION 173 (D.C. Heath 1979)("Aoy state
that mandates local planning should protect its initial investment in the preparation of local plans by
providing for their regular evaluation and revision."); see also, Babcock, in the earlier The Zoning Game
(1966), at p. 60 ("The irony is that this message is precisely what professional planners have been trying to
get across to municipalities for tbree decades: that planning is a sustained program of municipal
development in the public and private sectors that involves something more than coloring a variety of
geometric designs on a zoning map."). The Legislature has also been clear: "The comprehensive plan shall
consist of materials in such descriptive form, written or graphic, as may be appropriate to the prescription
of principles, guidelines, and standards for the orderly and balanced future economic, social, physical,
environmental, and fiscal development of the area." Section 163.3177(1); "The Legislature recognizes the
need for innovative planning and development strategies which will address the anticipated demands of
continued urbanization of Florida's coastal and other environmentally sensitive areas, and which will
accommodate the development of less populated regions of the state which seek economic development
and which have suitable land and water resources to accommodate growth in an environmentally
acceptable manner. The Legislature further recognizes the substantial advantages of innovative approaches
to development which may better serve to protect environmentally sensitive areas, maintain the economic
initial investment in the preparation of local plans bv providinQ for their
regular evaluation and revision. ..17
The seaport already has 3 bus routes to and from the area 1 S and is within
biking distance of all regional needs of the urban Stock Island and nearby
Key West communities.'9 The Amendment complies with the Qoals of
the ReQional Plan by encouraging denser land uses, including residential,
commercial, and mixed-uses along maior public transportation corridors
and il offers potential nautical alternatiyes to land based yehicular
transport.'o Safe Harbor will allow people to trayel by boat. car. bus, or
bicycle to destinations near and far from the port" I and will enhance the
viability of agricultural and other predominantly rural land uses, and provide for the cost-efficient delivery
of public facilities and services." s 163.3177(1I)(a); "It is the intent of the Legislature that the local
government comprehensive plans and plan amendments adopted pursuant to the provisions of this part
provide for a planning process which allows for land use efficiencies within existin~ urban areas and which
also allows for the conversion of rural lands to other uses, where appropriate and consistent with the other
provisions of this part and the affected local comprehensive plans, through the application of innovative
and flexible olannin~ and develooment strate~ies and creative land use olannin~ techniaues, which may
include, but not be limited to, urban villages, new towns, satellite communities, area-based allocations,
clustering and open space provisions, mixed-use development, and sector planning." Section
163.3177(11 )(b), F.s. Finally, the Florida Supreme Court has recognized that the Growth Management Act
and its requirements were intended to alter the local land use regulatory process versus the willy-nilly and
almost arbitrary encountered by Richard Babcock in 1960s. However, the Court does not "believe the
Growth Management Act was intended to preclude development but only to insure that it proceed in an
orderly manner." Board of County Com'rs of Bri!Vard County v. Snyder, 627 So.2d 469, 476 (Fla. 1993).
17 See T. P"lham, STATE LAND USE PLANNING AND REGULATION 173 (D.C. Heath 1979)("Any
state that mandates local planning should protect its initial investment in the preparation of local plans by
providing ~Jr their regular evaluation and revision."); see also, Babcock, in the earlier The Zoning Game
(1966), at p. 60 ("The irony is that this message is precisely what professional planners have been trying to
get across to municipalities for three decades: that planning is a sustained program of municipal
development in the public and private sectors that involves something more than coloring a variety of
geometric designs on a zoning map.").
18 htto:llwww.kevwestcitv.com/e~ov/docs/I194361901 805206.odf(see Exhibit F).
19 http://www.mcpafl.orglpalmis/parcel_map/viewer.htrn.
20 Goal 20 Achieve long-term efficient and sustainable development patterns that protect natural resources
and connect diverse housing, transportation, education, and employment opportunities. Policy 20.4
Concentrate dense land uses, including residential, commercial, and mixed-use, along major public
transportation corridors and at intermodal centers in concert with locally adopted long-range transportation
plans. Poli"y 20.6 Develop a transportation system that connects people to places, is accessible to the
greatest number of people; offers alternatives to the single-occupant vehicle; provides for the safety and
mobility of pedestrians and bicyclists; accommodates sustainable growth; and functions efficiently as a
regional system. Regional Plan p. 96.
21 Policy 20.8 Coordinate and develop an integrated and comprehensive multi-modal regional
transportation system whereby heavy and light rail, people movers, shuttles, trolleys, express and local bus
service, and other forms of public transportation play a more active role in the movement of people,
particularly between regional centers. When modernizing or creating new transportation systems, utilize
aging seaport with new facilities for tisherman. better equipment and
access for freight movement, and easier access for visitors through hotels
and residences.22 The Marina Siting Plan' s recommendation states"r t lhe
Countv could consider and SUPDort efforts to link public water access
points and/or commercial nodes of boating-related uses throughout the
Kevs using a variety of economic and commercial activities (e.g.,
shoreline restaurants and attractions. boat tours, boardwalks, ecotours) and
transportation modes (e.g.. bus, water taxis, bicvcles. boats).
Public/private Partnerships could be created to implement this
recommendation. In addition, residents and visitors should be made aware
of these access points through improvements in signage and infomlation
about public transportation to these destinations. which mal' offer a mix of
uses. This approach is consistent with the Stock Island and Kev Haven
Livable CommuniKevs f\laster Pla.!l a~ ""-,,IL..21
5. Policv 101.4.21: The fUTPose of the text amendment is to establish a
density that is necessarv 4 to alJow development of an economicaUy-viable
public lodging establishment. which was effectively prohibited under the
densitv alJowed under pre-amendment Policv 101.4.21. Because this
density is specific to MI District. and because the Amendment establishes
criteria limiting that District. such as within the confines of the scarified
port of Safe Harbor. the uses and densitv allowed in MI District under
these Policies will not adverselv impact natural resources. As
demonstrated in Appendix C (attached). the potential increase in densitv
will not result in an increase in water-supplv demand bevond historic
levels or available supplv. As demonstrated in Appendix E (attached 1.
allowing development of public lodging establishments at the density
allowable under Policv 10] .4.2 will have no adverse impact on hurricane
evacuation. and bv providing a mechanism for sheltering the minimum
number of required Jirst-responders, will enhance Monroe COUlltv's
capacitv for safe evacuation and prompt post-hurricane recoverv.
land use/transportation strategies to reduce congestion and allow for sustainable growth in the Region.
Regional Plan p. 96.
22 Policy 20.10 Enhance the roles of airports and seaports in economic development by:
a. improving port conditions for the movement of passengers, freight, and goods;
b. addressing aviation system linkages for international connections from a regional perspective;
c. enhancing the accessibility for visitors traveling between ports, hotels, and other destinations; and
d. ensuring competitive port-to-rail and port-to-highway connections through efficient, dependable, and
cost-effectiv', intermodal movement of freight, goods, and people. Regional Plan p. 96.
23 Marina Siting Plan p. 47.
24 As demonstrated by data and analysis provided in Appendix B attached.
B. Proposed Changes to the Comprehensive Plan Conservation and Coastal
M~lllagement Element.
* Data and Analysis for Objective 212.4 and associated policies have been deleted in
totality.
1. Policy 213.1.2: As part of the definition contained within the Waterway
Improvement Act, F.S. Sec. 342.07 (2005), a recreational and commercial
working waterfront is:
"A parcel or parcels of real property that provide
access for water-dependent commercial activities or
provide access for the public to the navigable waters
of the state. Recreational and commercial working
waterfronts require direct access to or a location on,
over, or adjacent to a navigable body of water.... "
New language has been added stating the BOCC goal of ensuring adequate
public access to the navigable waters. In carrying out this goal, the County
has committed to completing a Public Access Plan (Policy 1201.3.6). The
County has prepared a Marina Siting Plan and within the plan, current
public access points have been identified. The BOCC will utilize the
public access point data to assist in assessing the community's needs for
public access to the waterfront and complete the Public Access Plan.
2. New Goal 219, the Preservation of Community Character and
Preservation of Working Waterfronts: The purpose of the new goal is
to establish that the preservation of community character and working
waterfronts is a desired goal of the BOCC and is in keeping with the
passage of House Bill 955 (Chapter 2005-157, Laws of Florida), the
Florida Waterway and Waterfront Improvement Act of 2005. This act
amends Chapter 163, Part II, of the Comprehensive Planning and Land
Development Regulation Act. Section 163.3177, F.S., requires
Comprehensive Plans of coastal counties, such as Monroe County, to
adopt strategies and incorporate in the Comprehensive Plan regulatory
incentives and criteria that encourage the preservation of recreational and
commercial working waterfronts, including public access. Florida Statute
380.553(2)(b) establishes a land use management svstem which conserves
and promotes the Florida Keys communitv character. Commercial fishing
activities and tourism playa substantial role in the County's economy. A
study conducted in the mid-1990s revealed that the Keys then served as
host to approximately three million visitors per year who spent roughly
$1.2 billion. In addition, the data showed that $50- to $70-million per year
were realized from combined catches of spiny lobster, stone crab, and
scale fish.
3" New Objective 219.1 on the Preservation of Community Character
and Preservation of the Working Waterfront: The new objective lays
out specific measures that the BOCC will take to meet the goal of
preserving community character and working waterfronts. Policies
established under the new objective shall protect the waterfront from
further non-water dependent uses and the privatization of waterfront that
reduces public access to the water. Strategies include, but are not limited
to, the expansion and redevelopment of current marinas, the creation of
flexible land use regulations pertaining to the working waterfront,
intergovernmental coordination, and the establishment of preservation
policies.
4. New Policy 219.1.1: Monroe County has been experiencing the loss and
redevelopment of waterfront marine facilities and their associated
businesses and employment. Current trends are conversion of waterfront
marine facilities and their associated businesses to non-water dependent
uses and privatization of waterfronts, reducing public water access. A
growing population and rising property values along the coast further
drive the trend to convert marinas and waterfront properties into
residential units. As pointed out in the data and analysis (see B.l. above)
of the Conservation and Coastal Element, the County is heavily reliant on
commercial fishing activities and tourism to support its economy. Losing
waterfront land to private developers could have a devastating effect on
the commercial and recreational waterfront resulting in a future downturn
in the County's economy.
"A study was conducted on the imoact of a oost-embargo
Cuba on Florida's marine industries25 The studv warned
that marine facilities could ootentially deyelop on Cuba's
coast and proyide direct competition to the many marinas
found in Florida and its Keys. The deyelopment of tourism
in Cuba was said to be a priority of the government that
may eventually impact the future successes of Florida's
tourism industrv. One examo\e of this would be a change
in the routing of cruise shios. by-oassing Key West in
favor of a Cuban destination. Another is the threat that
Cuban fisherman will replace local Keys fisherman bv
ofTering the same oroducts at lower orices.26 The studv
25 Cato, JaInt,.. (1994). The Impact on Florida's Marina and Recreational Boating Based Industries ofa
Post-Embargo Cuba: The Need to Plan Now.
26 Schittone, Joseph. (2001). Tourism vs. commercial fishers: development and changing use of Key West
and Stock Island, Florida, Ocean and Coastal Management Vol. 44, pp. 15-37.
encourages communities to consider the effects of a post-
embargo Cuba and to develop a strategic plan to take
advantage of opportunities and minimize negative effects
of such an OCClln-ence_:'_"
The Waterfronts Master Plan, which was a stud v created bv Florida
Atlantic Universitv and the SFRPC that Monroe Count v subsequently
approvedc8 recommends that Policv 219.1.1 be added to the Conservation
and Coastal Element of the Land Develooment Regulations.c9 The
communitv of the Keys itself has evolved from the] 950's where the main
industry was fishing to bv the vear 1973, 78% of business was tourism3o
fhe Florida Fish and Wildlife Conservation Commission (the 'TWC--)
continues to reduce and eliminate the use of nets and traps for fishing in
the Florida Kevs and while fishing zones have been narrowed3! due to the
expansion of the Florida Kevs National Marine Sanctuarv3' The Florida
Fish and Wildlife Conservation Commission and the National Oceanic and
Atmospheric Administration (the "NOAA--) have intentionallv reduced the
number of commercial_ fishem13n operating in the Keys, restricted
methods of fishing allowed, and restricted areas that can be fished in
because of the impacts of commercia] fishing on the environment3.1
Fishing has been and will likelv remain part of Florida Kevs culture, but
current trends have continually shown resources use shifts away lrom
large commercial fishing industries in the coral reef areas towards
recreational fishing and downsized commercial fishing activities.
Within liye vears of the adootion of Amendment Three of the Constiulion
the --Net Ban-- the ercenta 'e of famil income from fishin dro ed
from 80% t~ 55% and forced aoproxim~~elv 1.500 families to alter fishin~
gear llnmedlatelv or leave the mdustrv' , The FWC through regulation
27 Monroe County Marine Management Strategic Plan pp. 25-26
28 Waterfronts Master Plan, Appendix 1-6.
29 Waterfronts Master Plan p. t7.
30 Monroe County Marine Management Strategic Plan p. 11
31 Southeast Data, Assessment, and Review; Assessment of spiny lobster, Panilirus argus, in the Southeast
United States; Stock Assessment Report; Prepared by U.S. Stock Assessment Panel, April 29, 2005.
32 Federal Register! Vol. 66, No. II/ Wednesday, January 17, 2001/ Rules and Regulations.
33 Southeast Data, Assessment, and Review; Assessment of spiny lobster, Panilirus argus, in the Southeast
United States; Stock Assessment Report; Prepared by U.S. Stock Assessment Panel, April 29, 2005, and
Federal Register! Vol. 66, No. ] 1/ Wednesday, January 17,2001/ Rules and Regulations.
has _alread v reduced the number of traps trom 900,000 in 1993 to 500,000
traps in 2005. J< Overall. there has been a 35.7% decrease in the number of
commercial t1shinu licenses held lor saltwater products representinu a
decrease in the size of the commercial fishing industry.'" The FWC and
the NOAA have intentionally reduced the number of commercial
fishernlan operatinu in the Kevs, restricted methods of fishing allowed,
and restricted areas that can be fished in because of the impacts of
commercial lishing on the environment. J' Our delicate marine resources
have already become Bosse/man-stressed and lishing is beinu continuallv
mor~ restricted bv the state and federal government.
5, New Policy 219.1.2: The purpose of the new policy is to layout
comprehensive strategies to protect the waterfront from further
privatization through partnerships with the State and County
municipalities to revitalize, enhance, and protect the waterfront The
County will also explore the possibility of purchasing land or
development rights along the waterfront in order to preserve the
waterfront for the community and commercial and recreational activities,
Densitv bonuses will be explored as an incentive for oreservation.
Providing greater density in exchange for preserving easements. water
access, or other public use elements benefits both the public and the
developer. Overlav districts will be considered as a regulatory strategy for
preserving traditional water dependent activities determined to be critical
to the obiectiyes of working waterfront preservation, Overlay districts,
which are imposed over existing land use district provide an additional
layer of development standards to address special land use needs. If it is
determined that there is need for such a measure. the working waterfront
overlav district. along with its corresponding regulations and overlay
map(s) designating geographic areas, would be established within the
Countv's land deye/opment regulations and in coni unction with Liveable
CommuniKeys program process.
]4 Adams, c., Jacobs, S., and S. Smith. (2002). What happened after the Net Ban? Accessed 6/29/05 at
http://edis. iniS. utl.edu/FE 123
35 Southeast Data, Assessment, and Review; Assessment of spiny lobster, Panilirus argus, in the Southeast
United States; Stock Assessment Report; Prepared by U.S. Stock Assessment Panel, April 29, 2005.
]6 Fish and Wildlife Research Institute. Fiscal Year License Summaries, (1994-2004). Accessed 7/22/05 at
http://www . floridamarine.orgifeatures.
]7 Southeast Data, Assessment, and Review; Assessment of spiny lobster, Panilirus argus, in the Southeast
United State,;; Stock Assessment Report; Prepared by U.S. Stock Assessment Panel, April 29, 2005, and
Federal Register/ Vol. 66, No. II/ Wednesday, January 17,2001/ Rules and Regulations.
(0. New Policy 219.1.3: In keeping with the goal of maintaining public
access to navigable waterways, this policy states that the County will not
vacate or diminish publicly owned pathways and ends of roads.
7. New Policy 219.1.4: The policy ensures that Monroe County coordinates
with municipalities and pertinent state agencies, and participates in
programs relating to working waterfronts.
8. New Policv 219.2: The policv provides tor increasing access to the
shorelines through the development of managed anchorages and mooring
fields.
C. Consistency with the Comprehensive Plan.
The proposed amendments to the Comprehensive Plan further the following
policy direction provided within the 2010 Comprehensive Plan:
I. Goal 212 of the Comprehensive Plan directs the County to prioritize
shoreline land uses and establish criteria for shoreline development in
order to preserve and enhance coastal resources and to ensure the
continued economic viability of the County.
2. Goal 213 of the Comprehensive Plan directs the County to ensure
adequate public access to the beach or shoreline.
3. Objective 502.1 of the Comprehensive Plan directs the County to
promote the preservation and enhancement of existing ports and port
related activities.
D. Consistency with the Principles for Guiding Development in the Florida Keys
AI'ea of Critical State Concern.
The proposed text amendment is consistent with the Principles for Guiding
Dc,velopment as a whole and is not inconsistent with any Principle. Specifically,
the' amendment furthers:
Principle (a): To strengthen local governrnent capabilities for managing
land use and development so that local governrnent is able to achieve these
objectives without the continuation of the area of critical state concern
designation.
Principle (b): To protect shoreline and marine resources, including
mangroves, coral reef formations, seagrass beds, wetlands, fish and
wildlife, and their habitat
Principle (d): To ensure the maximum well-being of the Florida Keys and
its citizens through sound economic development.
Principle (f): To enhance natural scenic resources, promote the aesthetic
benefits of the natural environment, and ensure that development is
compatible with the unique historic character of the Florida Keys.
Principle (g): To strengthen local government capabilities for managing
land use and development to protect the historical heritage of the Florida
Keys.
PrinclDle (k): To provide adequate alternatives for the protection of public
safety and welt~ue in the event of a natural or manmade disaster and for a
post-disaster reconstruction plan.
E. Public Welfare Issues.
Monroe County's recreational and commercial working waterfronts provide
practical, logistical, and economic benefit to the public and to the County's
economy and character. The amendment promotes public welfare by meeting the
goal of preserving community character and working waterfronts. Policies
established under the new objective shall protect the waterfront from further non-
water dependent uses and the privatization of waterfront that reduces public
access to the water. Strategies include, but are not limited to, the expansion and
redevelopment of current marinas, the creation of flexible land use regulations
pertaining to the working waterfront, intergovernmental coordination, and the
establishment of preservation policy.
F. BI~nefits to Property Owners:
The amendment does not deprive landowners of beneficial use of their land. The
amendment will enable affected property owners to preserve the uses associated
with the recreational and commercial working waterfront by making it possible to
develop additional income producing uses and/or increase the intensity of use to
maintain economic viability.
G. CONCLUSIONS:
1. The proposed amendment is internally consistent with the Comprehensive
Plan.
2. The proposed amendment is in the interest of public welfare.
SUPPORT DATA AND ANALYSIS
For
Monroe County Comprehensive Plan
Proposed Amendment 07-2
Appendices
Page I of 30
APPENDIX "A"
DIVERSIFIED COMPATIBLE USES
When the provisions of the existing Comprehensive Plan applicable to Safe Harbor were
adopted, commercial fishing and supporting shoreside businesses dominated the port.
300 shrimp boats regularly crowded the docks; lobster boats and other fishing vessels
competed for space in the main harbor and filled the back harbor; two marine railways
were needed to haul shrimp boats; icehouses and several packing plants were kept busy.
But by 2004, when the data reported in the Stock Island Plan were gathered, the
commercial fishing industry was in retreat. Data published by the South Florida Regional
Planning Council reveal that the Florida Keys fishing industry's revenue steadily
declined from 1990 to 2000.1 The Stock Island Plan reported that Stock Island's
commercial fishing activities decreased by nearly 50% from 1985 to 2004.2
In the two years that elapsed since publication of the Stock Island Plan, the trends
reported in the Plan have accelerated to the point that much of the commercial fishing
data contained therein are already obsolete. All of the commercial fishing facilities then
located on Shrimp Rd.3 (the road providing access to the W'ly perimeter of Safe Harbor)
have been demolished. The name "Shrimp Rd." is now only historical rather than
descriptive. None of the Shrimp Road sites depicted as "Commercial Fishing-Shrimp"
on the map of "2004 Functional Areas" in the Stock Island Plan is still devoted to shrimp
fishing al:tivities. Although the port's Northerly embayment (the "back harbor") still
accommodates commercial fishing activities, the only commercial fishing facility
remaining in the main harbor is FishBusterz Fisheries, located on the Southerly portion of
the former Bama Seafood site4. The marine railways are gone, together with the net shop
and ice houses.
The dramatic decline of the shrimp fishing industry on Stock Island is not a temporary
phenomenon. Industry and community input obtained in creating the Stock Island Plan
identified the causes of the decline as: "Competition from foreign markets (particularly
imported, farm-raised shrimp), inefficiency of operations, increasing restrictions on
I Industry income (in thousands of current dollars) declined from $17,039 in 1990, to $14,008 in 1995, to
$12,998 in 2000. "Momoe County Personal Income by Major Source and Earnings By Industry",
published Oil The Council's website.
2 Stock Island Plan., p. 25.
3 Locations 1-6, collectively comprising 10.52 acres, as depicted on Figure 4, p. 28, Stock Island Plan.
4 Location 7, Figure 5, p. 29, Id. Locations 1-3 depicted on Figure 5 ("Location of Commercial Fishing
and Related Land Use: 2004") have been converted to other uses, and the former fish and shrimp packing
facilities have been demolished. The few remaining shrimp boats working out of Safe Harbor are
accommodated by FishBusterz Fisheries, which in 2007 relocated to the S'ly half of the former Bama
Seafood facility.
Page 2 of30
fisheries5, licensing, etc., and declining numbers of fishermen,,6. Shrimping is not the
only fishing activity to experience this decline: "Small-scale commercial fishing,
particul~rly lobstering, is a declining industry. There may not be a 'next generation' to
keep it going. This is very much due to outside factors....Restrictions on catch do have
an impa(:t, but the industry historically has been over-saturated.,,7 One encouraging trend
has been industry consolidation, which allows the remaining fishing fleet to survive by
becoming more efficient. 8
In order to maintain what remains of the Stock Island commercial fishing fleet and to
preserve Safe Harbor's traditional community character, mixed uses that complement and
provide a market for the fishery's products must be developed and encouraged. That
mixed-use strategy for protecting marine industries is adopted as Policy 17.10 in The
Council's Strategic Regional Policy Planfor South Florida:
"Protect marine related industries through innovative comprehensive
pllanning and zoning regulations that provide incentives such as mixed-use
in areas that can sustain both residential and non-residential water-
dependent uses.9"
The addition of "more complementary uses .. .including dockside restaurants, markets,
etc." would create a market niche for locally caught seafood.1O "Complementary uses
such as restaurants or hotels should be allowed. The rough & tumble character of the
community can be preserved.. . although some of the more industrial activities would
probably have to be isolated from higher-end development to avoid conflicts."Il Many
5 One dramatic effect of increased regulation can be seen in the decline in the number of lobster traps from
the early 1980's (when traps were dipped into used motor oil prior to being placed in the shallow waters
around the Keys. As reported by Mathews and Williams, a 43% reduction in traps from 939,000 to 533,000
occurred in just the 7 years between 1991-92 and 1998/99. Effect of Regulations on Harvest in Florida's
Spiny Lobster Fishery. Mathews and Williams, Gulf and Caribbean Fisheries Institute (2000) at 55:120-
127.
6 Stock Island Plan., p. 97
'ld.,p.101
8 The trend towards greater efficiency is documented in the Monroe County Marine Management Strategic
Plan, Appendix 2 Working Waterfronts (December 2005) prepared for The Council by F AU's Center for
Urban and Environmental Solutions. This study documents (commencing at p 16) the decline in landings
between 1994 and 2004 and finds that during that period the number of trips pursuing finfish declined by
48 percent, ]'esulting in an overall increase in pounds per trip. The study concludes, "When the total pounds
of invertebrates are divided by the total amount of trips made to catch the invertebrates, it was found that
the pounds per trip have also increased from 1994 to 2004. This would suggest that the industry as a whole
may be declining, but those that remain in business are becoming more efficient based on landings per
trip."
9 Regional Plan, p. 77
]0 Stock Island Plan., p. 102
II Id.
Page 3 of30
contributors to the Stock Island Plan suggested the "fishermen's wharf, existing in places
like San Francisco and Portland, as an opportunity to preserve the working waterfront
character, not just for commercial fishing, but also for support uses including boat repair,
chandlery, seafood sales/dining, etc.,,12 These mixed uses range from boat yards (that
must be kept secure and accessible only to customers and tradesmen) to public lodging,
restaurants and harbor walks that can be enjoyed by many.
The Stoc:k Island Plan contemplates uses as diverse as fish houses, a "Town Center",
seafood festivals, and Saturday markets, which collectively provide the opportunity for
the connnercial fishing industry to operate and to sell its products directly to a retail
market. In the past, the general public was isolated from the waterfront by trap yards and
other inhospitable industrial uses. The Amendment authorizes expanded uses that
provide public access to the waterfront, without eliminating the remaining commercial
fishing operations. Both the commercial fishing industry and the general public benefit
by expanding commercial fishermen's opportunities to sell their catch directly to a retail
waterfront restaurant rather than shipping fish as a commodity to a remote market highly
influenced by international concerns. The commercial fisherman gets a better price
when the consumer comes to the dock to eat fresh fish, than when the seafood is sent
overseas to be purchased in a frozen box.
This mixed use approach was adopted as an Action Item in the Stock Island Plan, calling
for Monroe County to do what has become the focal point of this Working Waterfront
Amendm,:nt: "Work with owners of large tracts of land to promote new sources of
income tlIat will help support and preserve existing water-dependent uses.,,13 That
specific mandate is consistent with the Stock Island Plan's overall diversification
principle, i.e., to accommodate a diversity of water-oriented activities. 14
Goals and Policies of the Regional Plan are implemented by the Amendment's provisions
encouraging economic diversification and introduction of mixed use at the former single-
industry Marine Industrial district of Safe Harbor. Goal II of the Regional Plan is to
encourage: and support implementation of development proposals that, among other
things, in<:orporate mixed-use land developments and recycle existing developed sites.15
Policy 11.2 calls for local governments to encourage mixed <#It! uses and activities, in
order to advance "more balanced and energy-efficient development patterns",
characterized by economic diversity, employment, housing opportunities and public
transportation access.16 Policy 11.6 calls for revitalization of developed areas.17 Safe
12 Id., p. 97
13 Addendum - Economic Survey and Action Items: Stock Island Plan, pp. 72B-72C.
14 Stock Island Plan, "Plan Principles", at p. 22
IS Regional Plan, p. 54.
16 Id., p. 56.
17 Id.
Page 4 000
Harbor was fully developed as a port nearly fifty years ago. The Regional Plan calls for
its revitalization through introduction of mixed-use redevelopment.
The above-cited provisions of the Regional Plan have their counterparts in the Stock
Island Plan. The Stock Island Plan adopted as an "overarching plan principle" each of the
following:
.
Preserve the working waterfront.
Revitalize the port area while improving its physical setting.
Accommodate a diversity of water-oriented activities. IS
.
.
Regional and State Significance of Seaports
"'Florida's seaports playa role in the daily lives of every resident in the
state. rlorida is the third fastest growing state in the t: .S. and is expected
to be the third largest by 20 II. Every day. the state welcomes more than
1.000 new people to its communities. To serve the state's growing local
economies. and the new local demand for goods and services that growth
creates. our seaports must develop additional capacity. Florida' s
traditional international markets also are growing and new markets are
opening. creating further capacity demands. Ever-changing technologies
dictate longer and stronger berths. more Rowerful equipment. and new
terminals as well as land for development." "
Currently, therc are 14 statutorily designated deep water ports in Florida.2" which
includes [he port of Key West.21 Key West and Florida's other deep water ports have
been successful through solid forward-looking planning including adoption of port master
plans. which have also been adopted into comp plans following public opportunities to
assess the goals. objectives, and policies needed to achieve these seaports' strategic
regional and community needs.22 Fifty-six percent of alllJ.S. cruise passengers boarded
their cruises from one of Florida's cruise portsD Florida's businesses receive up to 34
percent of the direct expenditures ($5.5 billion) the cruise industry annually generates in
the IJ.S.. 39 percent of the industry's jobs (128.042). and 35 percent of its wages ($4.8
billion).2" All the top cruise lines operate in Florida: as a result. 50 percent of cruise line
18 Stock Island Plan, "Plan Principles", at p. 22 (emphasis added).
19 Florida Seaport Transportalion and Economic Development Council, A Five-year Plan to Achieve the
Mission of the Florida's Seaports, dated March 2007 ("Florida Seaport Five-Year Plan"), p. iv.
20 Florida S"aport Five-year Plan, p. v; see also, Section 403.02 I (9)(b), F.S.
21 htto:/ /www.dot.state.fl.us/seaportldefault.htm .
22 Florida S"aport Five-year Plan, p. vi.
23 Business Research and Economic Advisors, August 2006.
24Id.
Page 5 of 30
, ~
direct employment occurs in this state (I ),000 I jobs. -' Without adequate navigational
access, s,:aports cannot meet expanding market and vessel requirements."' Consequently,
developinu and maintaining adequate deepwater berths, navigation channels, and turning
basins is ;ssential to our seaports' competitive future and success.~7 Within a generation
(or sooner), the United States economic embargo with Cuba will most likely be over and
people will freely travel between Cuba and Florida. The Safe Harbor and greater Key
West Harbor area will almost certainly see passenger terry service and other nautically-
based commercialtraflic with Cuba. The Lower Florida Keys will see daily travel 10 and
from Cuba. Eventual direct access to Cuba dictates that regional planning must consider
expanding demands t()r additional (and smarter still-more intensely and variedly-used)
marinas and the related residential, commercial and industrial infrastructure necessary to
support the increase of vessel traffic in the Lower Keys.
Anticioated Near-Term Needs
The anticipated impacts on the Florida Keys of the re-opening of Cuba to U.s, tourism
and trade is the subject of the Inter-Governmental Cuba Report (referred to herein as the
"Cuba Rt:port"), published by the Monroe County TDC, The Cuba Report contains data
gathered by, and analysis of, an intergovernmental committee comprised of Florida Keys
municipal (Key West, Marathon, Key Colony Beach and Monroe County) officials and
representatives of the Key West, Lower Keys, Marathon, and Islamorada Chatnbers of
Commerce, with staff assistance provided by local government planning, law
enforcem~nt, and transportation (marine and airport) directors.
The Cuba Report "is based on the recognition that the 'opening' of Cuba is a matter of
'when', not 'ir, and the 'when' is likely to be no more than several months to a few
years",28 Because the Lower Keys' proximity to Cuba makes it a natural terminus for
vessels enga~ed in travel to and from Cuba, the opening of Cuba will increase boat traffic
in this area. 2
Automobile ferries and passenger ferries were identified as two of the three potential
commercial methods of travel between the Keys and Cuba, but no such services currently
exist, "and it will take some time to develop them". Because of that lead-time, planning
for these imminently-anticipated services and related facilities must occur now, That
planning effort is encouraged by Regional Plan Policy 20.10, which directs local
governments to enhance the role of seaports in economic development by improving port
conditions for the movement of passengers, freight, and goods, and by enhancing
25 Id.
26 Florida S<:aport Five-year Plan, p. vi.
27 Florida S"aport Five-year Plan, p. vi.
28 Inter-Gov,~rnmental Cuba Report, p. 21
22 Id., p. 17.
Page 6 of 30
accessibi lity for visitors traveling between ports, hotels, and other destinations.3o
The Cuba Report specifically identifies Safe Harbor as a prospective site of an
automobile ferry facility, but notes that "this area would require significant investment in
a terminal and other shore-side facilities,,31. Key West's ferry terminal is capable of
accommodating only 52 automobiles, but a ferry located at the end of Shrimp Road (the
main road serving Safe Harbor) could accommodate substantially more vehicles.32
Creating passenger ferry service at existing marinas is also identified as a viable means of
serving the anticipated demand for Cuba travel,33 provided that sufficient land is
available for parking the vehicles of departing passengers.34 The Shrimp Road Easterly
terminus that is suggested in the Cuba Report as the Safe Harbor ferry terminal location
is particularly well suited to such use, being entirely scarified and vacant, and having
until 2007 served as an automobile junkyard. No other site in the Lower Keys enjoys the
unique combination of features needed for a ferry terminal: direct Ocean access for large
deep-draft vessels, ample non-environmentally sensitive upland for parking and other
shore-sid,~ facilities, and isolation from established residential neighborhoods.
Incidentall benefits, e.g., increased utilization of mass transit, may be expected to result
from providing passenger ferry service to Cuba via Safe Harbor: "Budget travelers such
as students will find it attractive to travel through the Keys on a bus and use a passenger
ferry to travel to and from Cuba. This will have minimal impact on US I, but could have
the benefit of assisting in a Keys-wide transit system.,,35 The Cuba Report recommends
that passenger ferries should be developed as a connection to Cuba and the Caribbean "in
order to reduce the dependency on US I as the entry to the Keys".36
In addition to serving as a base for ferry service, Safe Harbor is uniquely situated and
configured to accommodate the increased boat traffic and associated new burdens37 that
are expected to follow closely in the wake of Cuba's re-opening. In addition to the
demand ~Dr ferry service, the anticipated consequences of this increased international
30 RegionallPlan p.89
31 Inter-Gov.ernmental Cuba Report, p. 7.
32 Id., p. 8
33 Id., p. 7.
34 Id., p. 9.
35 Id., p. 10.
36 Id., p. 12.
"ld.,p.17.
Page 7 of 30
commerc:e38 include increased fuel sales (requiring adequate fuel storage facilities to
satisfY this demand39) and increased demand for adequate and safe moorings40, Customs
facilities and stafr!, boat yards capable of performing repairs and maintenance42, as well
as boat and trailer storage. Increased international passenger traffic will create the need
for readily-accessible lodging facilities to accommodate passengers who "enter the Keys
from Cuba, occupy hotel rooms, and then go back to Cuba by ferry.,,43 Ports from
Ketchikan to Boston provide portside accommodations for passengers and crew awaiting
arrival of ships or performance of boat repairs and maintenance. No hotel currently
exists on Stock Island. Safe Harbor is the most suitable site for, and has sufficient vacant
land to provide, such maritime-oriented lodging facilities.
By planning to meet the anticipated need for these port facilities, the Amendment
complies with Regional Plan p.89 Policy 20.10, which directs local governments to
enhance the role of seaports in economic development by:
"improving port conditions for the movement of passengers, freight, and
goods," and "enhancing the accessibility for visitors traveling between
ports, hotels, and other destinations. ,,44
Maritime-Oriented Lodging
As noted above, Florida Law recognizes public lodging as an integral component of the
recreational and commercial working waterfront. Their synergy is apparent: charter boats,
dive boats, and commercial fishing boats need customers; portside public lodging puts
those customers at the docks. As the commercial fishing industry continues to employ
fewer people45, former commercial fishermen can transition to related employment in
waterfront ecotourism, sport fishing and dive charters serving the guests of those portside
38 Once Cuba opens, other Caribbean destinations become more readily accessible to a wide range of
Keys-based vessels; from Cuba (90 miles from Safe Harbor), it is a short nautical voyage to Jamaica (81
miles) or Haiti (47 miles). Id.
39 Id. "[T]here may be some concern as to the quality of Cuba's fuel supply. Many travelers will want to
carry enough fuel for the return trip."
40 Id., p. I s:. "There will be periods in which vessels will experience delays either waiting for weather,
official clearance or to join other travelers so as to travel as a group...."
41 Id. "Without sufficient staffing and interviewing facilities there cannot be a proper checking of vessels
returning to the Keys."
42 Id.
"ld.,p.9.
44 Regional Plan, p. 89.
45 Stock Island Plan, p. 52.
Page 8 of30
hotels. Passengers and crew of cruising yachts and ocean-going vessels in transit need a
place to stay while their boats are repaired or while awaiting arrival of a vessel.
Several redeveloped waterfronts have included hotels as a major component, e.g.,
Renaissance Waterfront Hotel in the South Boston waterfront, Seattle Marriott
Waterfront Hotel in the Central waterfront, The Argonaut Hotel and other hotels in the
heart of Fishermen's Wharf in San Francisco, and The Harbor Inn Pier 5 in the Baltimore
Inner Harbor. Waterfront hotels provide public access to, and facilitate enjoyment of, the
waterfront. These factors, among others, led the legislature recently to classifY hotels as
"water-dl~pendent support facilities" that serve the public interest46.
46 The Florida Legislature recognized "that there is an important state interest in maintaining viable water-
dependent support facilities, such as public lodging establishments, boat hauling and repairing and
commercial fishing facilities, and in maintaining the availability of public access to the navigable waters of
the state". F.S. ~ 342.07 (I).
Page 9 of 30
APPENDIX "B"
DENSITY & INTENSITY
The Stock Island Plan was augmented by an Economic Survey that identified the income-
producing activities found in Safe Harbor. The survey found that approximately 53% of
the employees of Safe Harbor busineSses live within the harbor, a majority of whom live
on a boat. In addition to those employees, an approximately equal number of other
persons live in Safe Harbor, of whom more than one-third live on a boat. The three
largest categories of boats docked in Safe Harbor are recreational boats (160), followed
by fishing boats greater than 40' in length (101), and boats used for residence (99).
These data support amendment of MI regulations to accommodate the existing
predominance of recreational vessels in Safe Harbor, and to deal with the reality of
extensive water-borne residential use in Safe Harbor. Analysis of these data led to the
inclusion of two Action Items in the Stock Island Plan, recommending that MI
regulations be amended to authorize uses "that are currently not a permitted use in
Maritime Industries" and to create "water-borne density ".47
Sound planning principles do not countenance ignoring the existence of substantial
numbers of water-borne dwelling units in MI District (the only land-use district
consisting primarily of privately-owned, commercially utilized submerged land). Those
units and their occupants create impacts that must be accounted for in determining
permissible density of the MI District. Many local govemments in Florida measure
density on a gross-acreage basis, and that approach is particularly well-suited to a district
in which the upland is ancillary to, and dependent upon, water-borne activities.
Historically, shrimp boat crew members by the hundreds lived on their boats while they
were docked in Safe Harbor; today, nearly 100 liveaboards, plus a varying number of
transient vessels, serve as temporary or permanent living accommodations in Safe
Harbor. Whether measured on a gross or net density basis, the density of Safe Harbor
has always been high by Keys standards. However, this urban scarified site, which offers
employment to residents who don't need a car to commute to their port jobs, is peculiarly
suitable for a higher density than is allocated to most residential areas. According to the
Regional Plan, higher density in such an area is preferable to low density, provided that it
is accompanied by needed infrastructure improvements.48
In order to accommodate the variety of uses contemplated and encouraged by the
Amendment, density and intensity of use must be set at levels that maximize utilization
of the limited land area of MI District. The land area suitable for this assemblage of uses
47 Stock Island Plan, pp. 72A-72B.
48 "Low-density development quickly consumes the land, vastly increases the area in which infrastructure
and services are required, and limits our economic growth. *** We need to make better use of our available
land. And we need to improve the connection among affordable housing, employment centers, and public
facilities and services. **. Higher-density development patterns could for example reduce road building
costs by 25% and other public infrastructure costs by 15%." Regional Plan, at p. 54. "Increased density in
appropriate areas, and utilization of mixed-use design, will provide access and use of our current (and
planned) public transportation and other infrastructure." Regional Plan, at p. 55.
Page 10 of30
is limitt:,d to a very small portion of unincorporated Monroe County, due to the
requirements for deep-draft ocean access, the necessity to avoid creation of adverse
environmental impacts, and the requirement that MI uses not adversely impact
established residential neighborhoods. Only Safe Harbor meets the rigorous criteria for
MI designation.49 No new deep-water harbor could be created in unincorporated Monroe
County, because dredging new harbors is prohibited, natural areas can no longer be
scarified, and residential areas surround most waterfronts. Those constraints prevent
creation of new deep-water ports.
Safe Harbor's upland is very limited and includes the substantial area dedicated to public
utility use by Keys Energy Services and the Florida Keys Aqueduct Authority. The
remaining privately-owned land must accommodate all the uses of a commercial and
recreational working waterfront. That is impossible under current floor/area ratios
(ranging between 0.25 to 0.60) and density. The levels of density and intensity
establish(~d for MI by the Amendment were calculated by professional planners to be the
minimum levels needed to accommodate the authorized uses and facilities on the limited
privately-owned land area of Safe Harbor.
Urban Nature of the Areas"
The Stock Island waterfront and the surrounding area (including Big Coppitt and Key
West) are classified by the U.S. census bureau as entirely urban.' I Indeed, virtually the
entire Florida Keys population as a whole lives in an essentially urban environment.52
With respect to Stock Island itself its population is denser5; than that of Ft. Lauderdale.
Orlando. Tampa. or immediately adjoining and itself densely populated Key West5~ A
municipal (Key West City) bus system serves Stock Island." Indeed, other Census-
measured Stock Island population parameters corroborate greater development in certain
49 Environmental and other criteria for MI designation are specified in the Amendment. MI shall "consist
only of harbors capable of accommodating vessels of fifteen feet (IS') draft and 100 feet (100' length), and
having access to the Atlantic Ocean via a channel no less than 100 feet (100') wide, together with
contiguous Tier III upland and submerged lands".
509 FL ADC 9J-5.003 [definition](133): "Urban area" means an area of or for development characterized
by social, ,:conomic and institutional activities which are predominantly based on the manufacture.
production. distribution, or provision of goods and services in a setting which typically includes residential
and nonresidential development uses other than those which are characteristic of rural areas."
51 2000 Census of Population and Housing from the Florida State Data Center-see Exhibit D.
52 [d.
53 People per square mile.
54 Source U.S. Census Bureau data. See attached copies of excerpts from Census Bureau's Florida _ Place
GCT -PH I. Population, Housing Units, Area, and Density: 2000, at Exhibit E.
55 A copy of the September 2007 revised bus fare brochure is attached as Exhibit F and can also be found on
the internet ail htto:llwww.kevwestcitv.com/egov/docs/I194361901 805206.ndf.
Pagellof30
urban li\ing patterns than those existing in such large cities as Ft. I auderdale. Orlando
and rarnpa. For example. we compared 2000 Census population transportation data for
urban South Florida areas with that tel[ Stock Island and found that transp0l1ation to and
from work occurs on Stock Island by bus. bike and walking in proportions more like
highly urbanized Miami Beach. one of the most densely populated areas of the state. than
those found in more sprawled urban South Florida areas like FL Lauderdale. Hollywolid
d . '"'1>
an MiamI.'
The SRPP reeommends that densely populated areas like Stock Island/Safe Harbor ereate
mixed-use communities and mixed land uses through urban redevelopment which
promotes high density urban centers57 Stock Island is one hundred percent urban;8 and
theretore any development would essentially constitute redevelopment of urban land
which is encouraged not only in the SRPP. but also by the Legislature59 and the
56 See attac:hed 2000 Census of Population and Housing - Transportation Profiles, Pages 1-2 for, Stock
Island. Key West, Miami, Ft. Lauderdale, Hollywood and Miami Beach, attached as Exhibit G (available
on SFRPC's website).
57 Policy II. I Encourage local governments to implement urban design guidelines to create attractive. well-
planned, compact, mixed-use communities that utilize and conserve the Region's existing and planned
infrastructure including urban parkland and green space. Regional Plan, p. 56.
Policy 11.2 Encourage mixed land uses and activities within communities to foster more balanced and
energy-effident development patterns, which are characterized by appropriate density, diverse economic.
emplovment. and housing opportunities, and public transportation access. Regional Plan. p. 56. [emphasis
added]
Policy 11.3 Develop and implement incentives for urban redevelopment to promote:
a. high density, urban centers;
b. flexibility in the expenditure of transportation system capital funds to create a more
balanced mix of highways, public transportation, and goods movement; and
c. nodes of transit-oriented design of appropriate land use density along major urban
corridors of public transportation. Regional, p. 56.
58 2000 Census of Population and Housing from the Florida State Data Center.
59 See. e.g, Section 163.3177(e) [emphasis added]: "The Legislature finds that mixed-use. high-densitv
develooment is aoorooriate for urban infill and redevelooment areas. Mixed-use projects accommodate a
variety of uses, including residential and commercial, and usually at higher densities that promote
pedestrian-fiiendly, sustainable communities. The Legislature recognizes that mixed-use. high-densitv
development improves the aualitv of life for residents and businesses in urban areas. The Legislature finds
that mixed-use. high-densitv redevelopment and infill benefits residents bv creating a livable community
with alternaltive modes of transportation. Furthermore. the Legislature finds that local zoning ordinances
often discouralle mixed-use. hie:h.densitv develooment in areas that are aoorooriate for urban infill and
redevelopmmt. The Legislature intends to discourage single-use zoning in urban areas which often leads to
lower-density, land-intensive development outside an urban service area. Therefore. the Department of
Community Affairs shall nrovide technical assistance to local lZovernments in order to encouralle mixed-
use. hilZh-densitv urban infill and redevelonment nroiects. "
See also, e.g, Section 163.3177(1) [emphasis added]: "The Legislature finds that a program for the transfer
Page 12 of30
Departm.:nt "n For years commentators have noted the need to provide incentives tor
more intensive redevelopment of existing urban areas as a wa} to combat urban sprawl"'
and to promote etticiencies in attaining concurrency goals, "State and local governments
must adopt a more proactive policy of encouraging urban intill and revitalization
Regulator} barriers to development in existing urban areas should be reduced or
eliminated. and adequate tinancial incentives must be offered to promote such
development."h2 Stock Island is geographically located just to the east and south of Key
West"" and like Key West, Safe Harbor and all historic marinas should encourage
of development rights is a useful tool to preserve historic buildings and create public open spaces in urban
areas. A program for the transfer of development rights allows the transfer of density credits from historic
properties and public open spaces to areas designated for high-density development. The Legislature
recognizes that high-density development is integral to the success of many urban infil] and redevelopment
projects. The Legis]ature intends to encourage high-density urban infill and redevelopment while
preserving historic structures and open spaces. Therefore, the Department of Community Affairs shall
provide technical assistance to local governments in order to promote the transfer of development rights
within urban areas for high-density infill and redevelopment projects."
60 Administrative rule governing Department evaluation of proposed comprehensive plan amendments
states [emphasis added]: "]nnovative and flexible clanning and develooment strategies. Notwithstanding
and as a means of addressing any provisions contained in Rules 91-5.006(3)(b)8., 91-5.0] ] (2)(b)3., 91-
5.003(140), F.A.C., and this subsection, the Decartment encourages innovative and flexible clanning and
develooment stratee:ies and creative land use olanninl! techniaues in local olans. Planning strategies and
techniques such as urban villages, new towns, satellite communities, area-based allocations, clustering and
open space provisions, mixed-use development and sector planning that allow the conversion of rural and
agricultural lands to other uses while protecting environmentally sensitive areas, maintaining the economic
viability of agricultural and other predominantly rural land uses, and providing for the cost-efficient
delivery of public facilities and services, will be recognized as methods of discouraging urban sprawl and
will be det,'rmined consistent with the provisions of the state comprehensive plan, regional policy plans,
Chapter 163, Part II, and this chapter regarding discouraging the proliferation of urban sprawl." 9 FL ADC
91-5.006(5)(1) [Future Land Use Element].
6] ." Urban sprawl' means urban development or uses which are located in predominantly rural areas, or
rural areas interspersed with generally low-intensity or low-density urban uses, and which are characterized
by one or more of the following conditions: (a) The premature or poorly planned conversion of rural land to
other uses; {b) The creation of areas of urban development or uses which are not functionally related to
land uses which predominate the adjacent area; or (c) The creation of areas of urban development or uses
which fail to maximize the use of existing public facilities or the use of areas within which public services
are currently provided. Urban sprawl is typically manifested in one or more of the following land use or
development patterns: Leapfrog or scattered development; ribbon or strip commercia] or other
development; or large expanses of predominantly low-intensity, low-density, or single-use development." 9
FL ADC 91-5.003(134).
62 See, e.g., Pelham, RESTRUCTURJNG FLORJDA'S GROWTH MANAGEMENT SYSTEM:
ALTERNATIVE APPROACHES TO PLAN IMPLEMENTATION AND CONCURRENCY (2001),
University of F]orida 10urnal of Law and Public Policy, ]2 U. Fla. 1.L. & Pub. Pol'y 299, 309. Such
observations have been a continuous refrain for many years. See, e.g., Babcock, The Zoning Game (1966),
at p. 6] ("It is an area where the planner has been hesitant to speak out to his municipal employer or client;
namely, the imperative need in the field of land development for municipalities to think beyond their
haphazard political boundaries.").
63 Htto://www.mcoafl.onunalmis/narcelrnan/viewer.htm; see also, excerpts from official nautical pilotage
materials for the Tampa to Key West coast region, attached as Exhibit H.
Page 1301'30
adequate preservation of the traditional working waterfronts while promoting tourism
through innovative comprehensive planning and zoning regulations that provide
incenti ves such as mixed-use zoning in those many urban areas that can sustain both
residential and non-residential water-dependent development64
There appears to be a widespread misperception that the Keys constitute a rural. non-
urban area. (,' This is probably due in some measure to a single US Highway I running
over a scries of causeways (created in large part over roadbeds raised by human
intervention. not by nature) and bridges connecting the mostly green island dots we call
the Florida Keys. The actual population pockets for the 75,000 or so permanent
residents. however, are generally quite densely populated and are pretty much segregated
from the native and conservation areas that make up most of the Keys (which are now
Tier I designated zones). Thus, a claim or an illusion of non-urban life exists that is not
borne out by reality or by any data upon which land use decisions should be made. For
example. Big Pine Key is otten held up as the epitome of the 'rural' and small town
nature of some of the Keys. While 'small town nature' or 'feeling' may aptly apply for
some to Big Pine (and a lack of centralized wastewater collection and treatment there and
on other islands may contribute to a rather unhealthy 'rural feel" to things as well).
Census data shows that nearly 73% of Big Pine's residents (nearly 3,700 people) live in
what is considered an urban clusler66 Even more strikingly, nearly 98% of Key Largo's
nearly 12,000 residents live under urban conditions, though the nearby expanses of
Dagny Johnson Key Largo Hammock Botanical State Park, John Pennekamp Coral Reef
State Park and the 6.600 acre Crocodile Lake National Wildlife Retuge may tend to give
64 Policy 17.] 0 Protect marine related industries through innovative comprehensive planning and zoning
regulations that provide incentives such as mixed-use in areas that can sustain both residential and non-
residential water-dependent uses. Regional Ptan, p. 77.
65 However, the Keys population does not live in a rural setting. 9 FL ADC 9J-5.003 sets forth definitions
promulgated pursuant to the authority of the Local Government Comprehensive Planning and Land
Development Regulation Act, among them the following:
(Ill) "Rural areas" means low density areas characterized by social, economic and
insllitutional activities which may be largely based on agricultural uses or the extraction
of natural resources in unprocessed fann, or areas containing large proportions of
undeveloped, unimproved, or low density property.
(112) II Rural village" or llrural activity center" means a small, compact node of
development within a rural area containing development, uses and activities which are
supportive of and have a functional relationship with the social, economic and
institutional needs of the surrounding rural areas.
(133) "Urban area" means an area of or for development characterized by social,
economic and institutional activities which are predominantly based on the manufacture,
production, distribution, or provision of goods and services in a setting which typically
includes residential and nonresidential development uses other than those which are
characteristic of rural areas.
66 See copy of Census Primary Profile for Big Pine attached as Exhibit I (available on SFRPC's website).
Page 14 of30
resident> and vislwrs alike a difterent notion of what the 4-lant di\ idcd highway.
urbanized cityscape where people actually live and stay as guests. really is. I,'
67 See copy of Census Primary Profile Page t for Key Largo (availabte on SFRPC's website), and also the
copy of the U.S. Fish & Wildlife Service's webpage for Crocodile Lake National Wildlife Refuge attached
as composiW Exhibit J.
Page 15 of30
APPENDIX "C"
WATER DEMAND
Due consideration has been given to water supply issues related to increase in density and
intensity. It would be erroneous to assume that an increase in the levels of these
conventional measures of development impact produces an equivalent increase in water
consumption over pre-existing consumption levels. The volume of water historically
supplied to and consumed by the commercial fishing industry far exceeds the anticipated
demands of the uses and facilities authorized by the Amendment. Each of the hundreds
of commercial shrimp, lobster and fin fishing boats previously working out of Safe
Harbor demanded a constant supply of ice, keeping two ice houses engaged full time in
the daily production of tons of ice. Each of the shrimp, lobster and fish packing houses
serving those boats consumed tons of ice and tens of thousands of gallons of fresh water
daily in deaning, packing and shipping that perishable product. The fish houses also
provided shower and bathroom facilities for hundreds of crew members when they were
in port. Although it has been humorously suggested that hotel guests will require more
potable water for their personal use than did shrimpers (anecdotally known to bathe
infrequently and to prefer beverages other than water), existing water supply is adequate
for their projected needs68. The Annual Assessment of public facilities capacity required
by LDR g9.5-292(b) was most recently reported to and approved by the BOCC on
December 19, 1997. The Assessment reported that there is sufficient potable water
capacity to serve anticipated growth. Available potable water supply (122
gal./capita/day69) substantially exceeds the promulgated LOS.
Comprehensive Plan Policy 701.1.3 requires that adequacy of potable water supply to
meet the projected demands of a specific development must be demonstrated at the time
development approval is sought: "no permits will be issued for new development unless
adequate potable water supply, treatment, and distribution facilities needed to support the
development at the adopted level of service standards are available concurrent with the
impacts of development."
Accordingly, development review mechanisms already in place assure that the issue of
water supply will be addressed before any of the facilities contemplated by the
Amendm,mt are permitted. At that time, use of water-conserving devices 70 and other
conservation! reuse mechanisms appropriate to the specific use and facility may be
required.
68 Utilizing the overall LOS standard of 100 gal./capitalday adopted by Monroe County, and approved by
DCA, in Comprehensive Plan Policy 701.1.1.
69 2007 Annual Assessment, Figure 3.6, p. 36.
70 See, e.g., Regional Plan Goal 7: conservation of water resources tbrough, among other things,
"Incorporation of ultra-conserving water saving devices and techniques in new development and
redevelopm,mt." Regional Plan, p. 39.
Page 16 of30
APPENDIX "D"
JUNKYARD(BRO~IELD)REDEVELOPMENT
A large portion of Safe Harbor, i.e., much of the uplands adjacent to the Southerly
segment of Shrimp Road, was until recently utilized as an automobile junkyard, and was
the subject of an FDEP enforcement action against the prior owner, requiring extensive
remediation. That site is categorized as a brownfield:
BrO\vnfields are generally abandoned, idled, or underused commercial or
industrial sites where growth or redevelopment is complicated by real or
perceived environmental contamination. Brownfields redevelopment is one
volunta;( tool that local governments are using to assist in their redevelopment
effolrts.7
Regional Plan policies strongly encourage redevelopment of brownfields: (Policy 11.8:
Encourage the use of innovative and creative redevelopment programs, such as
brownfields redevelopment programs72; Policy 11.13: Promote brownfields
redevelopment. 73). The Amendment implements those Policies by authorizing
redevelopment ofthe former auto junkyard as a mixed-use site.
71 Regional Plan, p. 55
72 Id., p. 56.
73ld., p. 57.
Page 17 of30
APPENDIX "E"
HURRICANE RESPONSE AND RECOVERY
Comprehensive Plan GOAL 216 provides: "Monroe County shall provide for
hurricane evacuation, shelters and refuges, and communication capabilities to promote
safeguarding of the public against the effects of hurricanes and tropical storms. [9J-
5.012(3)(a); 9J-5.013(2)(a); emphasis added].
The Amendment authorizes and creates incentives for construction of both:
(1) a secure place of shelter for personnel who must remain during a general
evacuation in order to conduct the evacuation, or to provide the first response in
thf' aftermath of a hurricane, and
(2) a recovery staging area on a deep-water harbor, not dependent on vulnerable
US Highway 1.
These features of the Amendment fulfill Area of Critical State Concern requirements, are
consistent with existing Comprehensive Plan Polices 216.1.4, 216.2.2, 216.2.3 and
216.1.11, and implement Regional Plan policies.
Area of Critical State Concern legislation adopted Principles for Guiding Development in
the Florida Keys that address emergency preparedness, and that specifically mandate
"...adequate alternatives for the protection of public safety and in the event of a natural
or manmade disaster and for a postdisaster reconstruction plan." F.S. S 380.0552(7)(k)
Pursuant 1:0 that principle, Monroe County adopted a rate of growth ordinance (ROGO)
that limits the amount of development to the amount that will not exceed an evacuation
clearance time of 24 hours (Objective 101.2 and Policies 101.2.1 and 216.1.1) and that
prohibited ROGO allocations to new transient units until December 2006 (Policy
101.2.6), which prohibition has now expired.
The proC(,SS of evacuation was subsequently modified from a single phase (in which
everyone evacuates at the same time) to the now-established practice of phased
evacuation (Policy 216.1.874). This phased evacuation process requires the non-resident
74 Policy 211~.I.8 In the event ofa pending major hurricane (category 3-5) Monroe County shall implement
the following staged/phased evacuation procedures to achieve and maintain an overall 24-hour hurricane
evacuation clearance time for the resident population.
I) Approximately 48 hours in advance of tropical storm winds, a mandatory evacuation of
non-residents, visitors, recreational vehicles (RV's), travel trailers, live-aboards (transient and
non-transient), and military personnel from the Keys shall be initiated. State parks and
campgrounds should be closed at this time or sooner and entry into the Florida Keys by non-
residents should be strictly limited.
Page 18 of30
and visitor population to begin evacuation approximately 12 hours in advance of mobile-
home residents and 18 hours before permanent-housing residents.
RaGa also recognizes the importance of expanding the evacuation corridor at the 18-
mile stretch (Policy 101.2.7) and the highway segment in Islamorada between mile
markers 80 and 90 (Policy 101.2.8). It is important to note that the 18 mile stretch is
currently being expanded and the Islamorada section has been improved. Additionally,
use of th,~ Key West transit system and Monroe County School buses in the evacuation
process is now incorporated in the evacuation plan, as called for in Policy 101.2.10.
Inherent iin the evacuation process is the assumed existence of adequate shelters outside
of Monroe County75 for Monroe County residents, a safe evacuation route, and adequate
personnel to conduct the evacuation.
As requir,ed by Comprehensive Plan Policy 216.3.3, Monroe County periodically updates
the results of the Monroe County Behavioral Analysis contained in the Lower Southeast
Florida Hurricane Evacuation Study, to determine the number of Monroe County
residents who will require shelter outside of Monroe County during a Category 3 or
2) Approximately 36 hours in advance of tropical storm winds, a mandatory evacuation of
mobile home residents, special needs residents, and hospital and nursing home patients from the
Keys shall be initiated.
3) Approximately 30 hours in advance of tropical storm winds, a mandatory phased
evacuation of permanent residents by evacuation zone (described below) shall be initiated.
Existing evacuation zones are as follows:
a) Zone I - Key West, Stock Island and Key Haven to Boca Chica Bridge (MM 1-
6)
b) Zone 2 - Boca Chica Bridge to West end of7-mile Bridge (MM 6-40)
c) Zone 3 - West end of 7-Mile Bridge to West end of Long Boat Key Bridge
(MM 40-63)
d) Zone 4 - West end of Long Boat Key Bridge to CR 905 and CR 905A
intersection (MM 63-106.5)
e) Zone 5 - 905A to, and including Ocean Reef(MM 106.5-126.5)
The actual sequence of the evacuation by zones will vary depending on the individual
storm. The concepts embodied in this staged evacuation procedures should be embodied
in the appropriate County operational Emergency Management Plans. The evacuation
plan shall be monitored and updated on an annual basis to reflect increases, decreases and
or shifts in population; particularly the resident and non-resident populations. [9J-
5.012(3)(c)4]
75 See, e.g., Policy 216.3.2: "Immediately following plan adoption, Monroe County shall initiate an
intergovermnental agreement with Dade County and other appropriate agencies (e.g., Board of Regents,
American Red Cross) in an attempt to provide sufficient approved spaces outside of Monroe County for all
county residents who will seek shelter from a Category 3 or greater hurricane. In particular Monroe County
shall reques!! that the Board of Regents identifY sufficient shelter spaces based on professionally accepted
standards, in the updated campus master plan for Florida International University to be prepared in 1992-
93. [Rule 9J.5.012(3)(c)4].
Page 19 of30
greater hurricane." 76 The Behavioral studies reveal that many Keys residents do not
intend to evacuate, and the results of those studies have been borne out by the high rate of
non-compliance with recent evacuation orders. Unfortunately, the shelter space called
for under Policy 216.3.2 has not been fully established, which likely contributes to the
fact that a large percentage of Monroe County residents do not evacuate. Those non-
evacuees constitute an at-risk population77 that accentuates the need for rapid deployment
of first responders in the aftermath of a major hurricane.
First-Responder Shelter
Once an evacuation is ordered, sufficient personnel and resources must remain in the
Keys to conduct the evacuation throughout the entire evacuation time frame.
Consequently, personnel conducting the evacuation are the last people to seek shelter.
Shelter should be made available to them during the evacuation period, approximately 24
to 26 hours before the arrival of tropical storm winds closes down the evacuation route.
The Amendment will improve evacuation efficiency and capacity. The current practice is
to close the hospital as soon as an evacuation is ordered, so as to allow the staff to seek
safe out-of-County shelter (there being no secure shelter in the Lower Keys for these
essential providers). Their absence in turn causes the Key West International Airport to
close due to the lack of an Emergency Room to treat mass casualties of an airplane crash,
as well as airport security personnel, other law enforcement officers and public works
staff whose work becomes increasingly hazardous during the hyperactivity of an
evacuation. Closure of the Airport reduces evacuation capacity. This is not the efficiency
anticipated by Policy 216.1.4.
Availability of safe shelter to hospital staff will enable the hospital, and consequently the
airport, to remain open throughout the evacuation period. Safe shelter should also be
available to the law enforcement and public works personnel conducting the evacuation,
clearing hazards, etc., up to the last minute. Following the storm, first responders need
safe and secure lodging in the Lower Keys in order to be in position to initiate recovery
as soon as possible. [See "Agencies Requiring Shelter During an Evacuation and During
and Immediatelv After a Hurricane", attached.]
Currently these law enforcement and public works personnel attempt to sleep in common
rooms, on floors and on cots. Comprehensive Plan Policy 216.2.2 recognizes the need for
emergency operation centers, but makes no provision for housing emergency personnel78.
Neither the Middle Keys EOC nor the Key West EOC (the EOC closest to the Lower
Keys) provides accommodation for EOC staff. There are now only minimal
accommodations for workers conducting the evacuation and performing the hard work of
recovery, and there are no accommodations in buildings constructed to category 5
standards. In Key West, many police officers are forced to bunk together in the squad
76 Rule 9J-5.012(3)(c)4
77 (in the language ofthe Regional Plan, "vulnerable population")
78 See attached Analysis olSheltering Requirements In Monroe County
Page 20 of30
room, and public works staff is relegated to a common space in the equipment room of
the telephone company building. That is hardly the best way to assure peak performance
for the many 12-plus hour shifts required during an emergency event and subsequent
recovery.
Recoverv Staging Facilities
The 2010 Comprehensive Plan acknowledges the importance of waterfront emergency
staging areas, but lacks an articulated strategy to create those needed facilities. More than
a decade after expiration of the hopeful deadlines established in the 2010 Plan79, no
emergency port facilities exist in the Lower Keys. The Amendment remedies that
deficiency by creating a ROGO-exemption incentive to facilitate construction, at no cost
to Monrole County taxpayers, of emergency staging facilities and first-responder shelters.
An LDR 80 consistent with this ROGO exemption provision of the Amendment was
previously approved by DCA as part of ROGO, so there would be no merit to a
consistency challenge to this element of the Amendment.
Conclusion
The improvements that this Amendment authorizes and encourages will be the Lower
Keys' lift:line in the aftermath of the next major hurricane. It would be unwise, and
potentially disastrous, to reject these essential regulations. Public safety considerations
demand adoption of these provisions before yet another hurricane season arrives without
there being in place a reliable sea-based recovery center to serve the Lower Keys.
Because the emergency port facilities of Safe Harbor will serve as the essential maritime
component of Lower Keys emergency recovery infrastructure, public safety planning
requires, and the Amendment provides, that those recovery facilities be designed and
constructed to withstand any storm surge and to safely accommodate first responders
during a major storm. The Amendment implements those planning principles, without
eroding the County's evacuation policy. It simply provides a mechanism for assuring that
79 Policy 216.1.11: By January 4, 1997, Momoe County shall adopt Land Development Regulations which
require that all new and redeveloped marinas provide a hurricane contingency plan for review and approval
before permits can be issued. [9J-5.012(3)(c)4].
Policy 502.1 .6: Within twelve months of the effective date of the Comprehensive Plan, Momoe County
shall consider an ordinance allowing the Momoe County Department of Emergency Management to
designate ex isting marinas on inhabited keys with full access to the road network to serve as emergency
ports. Within twenty four months of the effective date of the Comprehensive Plan, Monroe County shall
adopt Land Development Regulations or other mechanisms protecting designated sites.
Policy 502.6.1: By January 4, 1997, Momoe County shall adopt Land Development Regulations containing
provisions for permitting development of port facilities during emergencies.
80 "Development Not Affected", LDR ~9.5-124.3 That provision creates a mechanism for exempting from
RaGa a fadlity that can be shown not to burden the critical evacuation time path. Because a public
lodging facility serving as a first-responder shelter (a) typically experiences its lowest average occupancies
during the height of the hurricane season, (b) would have to be evacuated at the earliest point in the
evacuation process, in order to ready the facility for its emergency-personnel occupants, and (c) eliminates
the need for emergency personnel to join the caravan of last-minute evacuees, it would qualify for RaGa
exemption.
Page 21 of30
the Sheriff's Deputies, emergency utility crews, hospital ER staff and other emergency
personnel who are obligated to remain in the Keys during a major storm are sheltered and
provided decent lodging in buildings that will survive the storm and continue to function
in its aftermath.
The Regional Plan establishes the Goal (as yet unmet) of providing shelter for all of the
hurricane-vulnerable population who seek shelter.8l To deny safe shelter to emergency
personnell and first responders would perversely thwart that Goal. The United States
Navy's hurricane evacuation plan for the Naval Air Station at Boca Chica recognizes that
when the 7-Mile Bridge is blown out in a major storm, road access to Key West and the
Lower K1eys will be cut off. The Safe Harbor emergency port facilities enabled by this
Amendment will then become the lifeline for delivery of recovery supplies and other
relief efforts. Further data and analysis on this issue is provided in the attached
"Analysis of Sheltering Requirements in Monroe County"
81 Goal 18, Regional Plan, p. 78.
Page 22 of30
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FE 123
What Haepened After the Net Ban?1
Chuck Adams, Steve Jacob, and Suzanna Smith2
Introduction
Amendment Three of the Florida Constitution,
otherwise known as the net ban, was approved by
voter referendum in November 1994. The
amendment made unlawful the use of entangling nets
(i.e., gill and trammel nets) in Florida waters. The
use of other fmms of nets, such as seines, cast nets,
and trawls, was restricted, but not totally eliminated.
For example, these types of nets could be used only if
the total area of net mesh did not exceed 500 square
feet. The amendment was implemented in July 1995,
and represented the culmination - but not the end -
of a lengthy debate between commercial fishers and
enviromnentaVrecreational advocacy groups
regarding the harvesting of Floridas nearshore finfish
resources.
Implementation of the net ban has had an impact
on several user groups. These groups include
commercial fishers, seafood wholesalers and retailers,
recreational fishers, marine supply dealers, and
consumers oflocally caught seafood. For some, the
net ban may have generated positive benefits, while
others experienced substantial costs. However,
specific impacts of the net ban on various users are
difficult to isolate, since other social, regulatory,
economic, and environmental influences on resources
and user groups occurred during and since the net
bans implementation. These latter effects tend to
mask or cover-up the impacts purely attributable to
the net ban.
This brief report describes some of the
observable changes that have occnrred since, but not
necessarily as a direct result of, the net ban. The
primary focus of this report is directed towards the
commercial seafood industry (a Florida Sea Grant
study of commercial fishing families before the net
ban already exists). A follow-up study provided a
unique opportunity to measure the effects of the net
ban on these same family-owned businesses. In
addition to the family business impacts, changes
observed in statewide commercial landings, dockside
value, ex-vessel prices, and the status of finfish
stocks will be discussed. Data available from the
Florida Department of Enviromnental Protection
(FDEP), the Gulf of Mexico and South Atlantic
I. This document is FE 123, one of a series of the Food and Resource Economics Department, Florida Cooperative Extension Service, Institute of Food and
Agricultural Sciences. University of Florida. Original publication date February 2000. Reviewed June 2003. Visit the EDIS Web Site at .
http;//edis.ifas.ufl.edu.
A more thorough des,~ription of this information is contained in "The Impacts of the Florida Net Ban on Commercial Fishing Families", TP-IOl, available fOf
$8 from the Florida Sea Grant. To request a copy, contact Florida Sea Gmnt at:
P.O. Box 110400, University of Florida, Gainesville, FL 32611-0400. (352) 392-5780
2. Chuck Adams, professor, Department of Food and Resource Economics, and marine economics specialist ,Florida Sea Grant Program; Steve Jacob,
assistant professor, Department of Agricultural Education and Conununication; Suzanna Smith, associate professor, Department of Family, Youth and
Conununity Sciences; Florida Cooperative Extension SelVice, Institute of Food and Agricultural Sciences, University of Florida, Gainesville, FL 3261 t.
The Institute of Food and Agricultural Sciences (IFAS) Is an Equal Employment Opportunity - Affirmative Action Employer authorized to proVide
research, educational Information and other servtces only to Individuals and Instltuttons that funcUon without regard to race, creed, color, religion,
age, disability, sex, sexual orientation, marital statU8, national origin, polttlcal opinions or affiliations. For Information on obtaining other extension
publications, contact your county Cooperative extension Service office. Florida Cooperative Extension Service f Institute of Food and Agrlcuttural
Scktnces' Unlv.I'SI~, of Florida' Larry R. Arrington, Interim Dean
What Happened After the Net Ban?
2
Regional Fishery Management Councils, and a
recently completed study conducted by University of
Florida faculty and supported by the Florida Sea
Grant College Program are used for the following
discussion.
Changes in Landings, Effort,
Dockside Value, and Ex-Vessel
Price
The primary species of finfish sought by
commercial fishers with entangling nets included
striped mullet, spotted sea trout, Spanish mackerel,
sheepshead, bluefish, and lesser volumes of several
other species. Because of the shallow-water habitat
and schooling tendencies of these species, the use of
gill and tranunel nets before the net ban was a very
efficient harvest method. Elimination of these gear
types was intended to reduce fishing pressure on the
targeted species, as well as those species thought to
be harvested as unintended bycatch. For most of the
key finfish species, this primary objective was
achieved. In certain areas of Florida, effort was also
reduced for nearshore net-caught shellfish, such as
white shrimp in northeast Florida and Apalachicola
Bay. A declim' in landings was expected to decrease
overall docks idle values, but likely increased the price
of the most affected species in the short-term, as
locally-produced supplies were reduced.
The average annual commercial landings of 22
species of finfish reported by FDEP to be impacted
the most by the net ban declined in aggregate from 52
million pounds (mp) during 1992-1994 to 18 mp
during 1996-1998 (data for 1995 was excluded since
the ban was implemented mid-year) (FDEP
1992-1998). Average annual dockside value
decreased from $21 million to $13 million during the
same period. Average annual number of trips to catch
this complement of species declined from 226,000 to
97,194 during the same period. In addition, the
average annual number of saltwater product licenses
(a proxy for nurnber of commercial fishers)
decreased from 19,895 to 16,899, a 15% decrease.
The number of retail and wholesale seafood dealers
statewide, however, experienced very little, if any,
change. Changes in landings, number of fishers,
dockside value, number of seafood dealers, etc. may
have been greater on a local basis. Florida
communities more dependent on local commercial
fishing activities, such as Cortez, Oak Hill, and
Steinhatchee, may have experienced greater impacts
than other more economically diversified locales.
Similar changes in landings, effort, dockside
value, and ex-vessel price occurred with respect to
individual species of finfish (Table I). Striped mullet
landings decreased 60%, while number of trips
(effort) to harvest mullet declined 48%, and even
though average exmullet prices increased from $0.57
to $0.78, dockside value decreased 49%. Spotted sea
trout effort and landings each decreased 91 %, and the
average annual ex-vessel price received for spotted
sea trout increased from $1.22 to $1.83, yet dockside
value decreased 86% as landings fell dramatically.
Spanish mackerel landings fell 56%, while effort
declined 68%, and dockside value decreased 39%,
even though ex-vessel price per pound increased
from $0.37 to $0.50. Bluefish landings and effort
decreased 76% and 68%, respectively, and given the
dramatic decrease in landings, dockside value
decreased 71 %, even though ex-vessel prices
increased from $0.34 to $0.41. Another species
harvested by nets, sheepshead, was reportedly
impacted less by the net ban. Sheepshead landings
decreased 68%, while effort fell 63%, and ex-vessel
price also increased from $0.49 to $0.84, which
contributed to a lesser dockside value decrease of
45%. Although the effort directed towards pompano
decreased dramatically, only relatively modest
declines in landings volume and value were reported.
Interestingly, the average dockside price for pompano
declined from $3.20 before the net ban to $2.74
afterwards.
Recreational catches also declined following the
net ban. Average annual recreational landings of the
same 22 species identified by FDEP as being most
likely impacted by the net ban decreased 27% during
the same period as discussed earlier. Sales of
resident and nonresident saltwater recreational
fishing licenses increased only about 3% during the
period following the net ban. Declines in reported
recreational landings may have resulted from more
stringent regulations recently placed on the bag and
size limits of important nearshore species such as
spotted sea trout, flounders, and Spanish mackerel.
What Happened After the Net Ban?
Changes in the Fish Stocks
3
Concern for the long-term health of the finfish
species being harvested by entangling nets is one of
the more often stated motivations for the net ban by
proponents. A measure of the health of fish stocks
used by the FDEP is the spawning potential ratio,
which is defined as the number of eggs that could be
produced by an average female fish in the current
fished stock divided by the same number for an
unfished stock of fish. The spawning potential ratio,
or SPR, is used as a proxy for the health of fish
stocks. The Florida Marine Fisheries Commission
tries to achieve an SPR of 35% for managed finfish
species. Eliminating the use of entangling nets by
both commercial fishers and recreational anglers
reduces the total fishing effort directed toward the
affected species. Theoretically, a reduction in effort
would allow more female fish to produce eggs,
thereby increasing the health of the fish stocks.
A recent report by FD EP provides the current
assessment of the condition of fish stocks impacted
by the net ban (Murphy and Muller 1998; MaIuuoudi
1998). Stocks of striped mullet are increasing. The
mullet SPR has increased since 1992 (18%-25%),
and is expected to reach 35% by year 2000. Stocks of
spotted sea trout have remained steady following the
net ban, but SPR estimates ranging from 22% to 3 I %
are still below tuget levels. The net ban has had less
of an effect on spotted sea trout since this fishery has
historically been predominantly recreational (i.e.,
hook and line). Spanish mackerel are primarily
targeted by recreational fishers in the Gulf and
commercial fishers in the Atlantic. However,
following the net ban, Spanish mackerel are no longer
overfished in the Gulf or Atlantic regions. SPR
estimates have increased steadily since the net ban
and currently exeeed 50% for both regions (GMFMC
1999). Bluefish stocks are considered to be stable,
yet overfished in the Gulf and Atlantic regions. SPR
for bluefish in the Gulf is estimated to be less than
5%. As commercial landings have decreased since
the net ban, recreational catch rates of bluefish have
increased. Pompano are considered to still be
overfished, although stocks are increasing. SPR
estimates before the net ban were estimated to be
1 %-2% in the Gulf and 12%-20% in the Atlantic.
Although recreati.onal catch rates have been relatively
stable since the net ban, commercial landings of
pompano have increased since 1996. This trend is
expected to slow down the recovery of pompano
stocks.
Several stocks offish historically targeted with
entangling nets have exhibited an improvement since
the net ban. For some species, such as mullet, stock
improvement was already being reported as a result
of management measures implemented before the net
ban. For other species, such as Spanish mackerel,
improvements in stocks have been accelerated
following the net ban. And for others, such as spotted
sea trout, bluefish, and pompano, the effect of the net
ban is less clear. Overfishing still occurs for some of
these species, reportedly due to increases in
recreational and commercial harvests since the net
ban.
Changes in Commercial Fishing
Family Businesses
This section summarizes the results of Florida
Sea Grant-funded research on the impacts ofthe
Florida net ban on family businesses (Smith et at.
1999). The study used a panel-approach that followed
a group of 44 commercial fishing families with
children. The families (and approximately 50 others)
were first interviewed during 1991-1993 (Time I) in
an earlier Sea Grant study conducted before the net
ban. The first study was an attempt to assess the
impacts on commercial fishing families resulting
from increasing marine resource regulations in
general. A later study occurred during 1997-1998
(Time 2), two to three years after the net ban went
into effect. The later study revisited a subset of
families from the initial study and focused more
specifically on the effects of the net ban. The
sequential nature of the two studies and the similarity
in questions asked allow a comparison of fishing
family business activities before and after the net ban.
Study respondents resided in ten coastal
communities in Florida, eight located on the Gulf
coast and two located on the Atlantic coast. As a
result, the study panel is not geographically
representative of Florida and the fmdings can only be
generalized for this study group. Despite this
limitation, the Time 2 study is the only statewide
What Happened After the Net Ban?
assessment of the net ban impacts on Florida fishing
families. Shivlani, Letson, and Sawcyzn (1998)
examined the impacts of the net ban on seafood
dealers and fishers in Monroe County, Florida.
Changes in Family Income Structure
When comparing the two time periods,
three-quarters of the families interviewed remained
in fishing following the net ban. The percentage of
fishers fishing full-time dropped from 90% at Time I
to 70% at Time 2. About one-quarter of the fishers
interviewed had retired from commercial fishing
entirely. Of those still fishing, 70% continue to fish
full-time.
The percentage of family income from fishing
was reduced from 80% to 55% following the net ban.
These families reported becoming far more
dependent on nonfishing sources of income. The
additional nonfishing income sources were primarily
contributed by wives. However, husbands nonfishing
paid work doubled from an average of six hours at
Time I to 12 hours per week at Time 2.
Changes in Fishers' Business Activities
Fishers reported that the average time spent
operating a boat dropped from 62 hours per week at
Time I to 38 hours per week at Time 2. The average
time spent by fishers for record keeping doubled from
one hour per week to two hours per week. Average
time spent on sales and marketing increased from one
hour per week to five hours per week. On the basis of
other information gleaned from the panel survey, this
latter fmding is likely due to the closure of local fish
houses after the net ban. Although the change in total
numbers of wholesale establishments did not show an
appreciable change statewide, some specific locations
did experience the closure of several small-scale fish
houses or first buyers that had provided a market for
locally caught seafood (e.g., Cedar Key and Oak Hill).
Changes in Species Targeted by Fishers
Changes in legal gear imposed by the net ban
caused significant changes in the species targeted by
the remaining fishers (Table 2). It is important to
note that these estimates do not indicate the intensity
that species were targeted. For example, the
4
percentage of fishers in the study who targeted blue
crab increased only slightly, but those who targeted
blue crab were spending more time crabbing and
catching more crabs. Some of the more notable shifts
in species targeting by survey participants following
the net ban are as follows:
* Fishers targeting mullet decreased from 91 %
to 67%
* Fishers targeting sea trout decreased from
41% to 9%
* Fishers targeting pompano decreased from
50%to 18%
* Fishers targeting stone crab increased from
9% to 36%
* Fishers targeting grouper increased from 7%
to 15%
These findings, with the exception of Spanish
mackerel, corroborate the changes in commercial
landings. The shift from finfish to shellfish is the
more notable gear-induced change, since crabs are
caught with traps as opposed to nets. Increases in
reef fish targeting is likely a result of individuals
re-entering fishery in federal waters, if they held an
active permit. Changes in species targeting is likely
site-specific and the above estimates represent an
average across the study sample.
Participation in Programs to Assist
Commercial FIshers in Adjusting to the Net
Ban
The Florida net ban was passed as a
constitutional amendment via public referendum.
The net ban forced approximately 1,500 fishing
families to alter fishing gear immediately or leave the
industry. To help ease this burden and to ensure a
more financially stable transition, Florida spent
millions of dollars on several assistance programs
including a net buy back program, unemployment
compensation, job retraining, and assistance through
the Florida Cooperative Extension Service (FeES).
In spite of the resources, these programs, for the
most part, failed to meet the needs of many families.
Study respondents indicated that this was primarily
What Happened After the Net Ban?
due to a perce,jved lack of coordination among
various participating agencies; a lack of start-up
capital for suggested alternative on-the-water
investments, such as aquaculture or ecotourism; and
insufficient information targeted at specific needs.
Reported participation rates in net ban-related
programs by respondents during Time 2 were as
follows:
· 82% of families participated in the net buy
back program
· 64% of families participated io programs
offered by FCES
· 26% offamilies collected unemployment
benefits
· 16% of fishers participated in aquaculture
training
· 16% of fishers participated in job retraining
efforts
· 16% of families began collecting food
stamps
Summary
The net ball is probably the most contentious
fisheries management measure implemented in
Florida. The elimination of the use of entangling
nets, as well as the limits placed on other forms of
nets, has had a dramatic impact on the nature of
near-shore commercial fisheries in Florida, primarily
through the reduction in landings for several
important near-shore species. The short-term
negative impacts of the net ban have been absorbed
primarily by the small-scale commercial finfish
businesses, many of which are owned and operated
by independent families. These negative impacts
have been manifested by changes in income sources,
business management activities, fishing patterns, and
species targeted" as well as participation in
statetransitional assistance programs. Benefits
resulting from the net ban will continue to be realized
as the stocks of finfish continue to improve.
However, estimating the exact magnitude of the costs
and benefits resulting from the net ban will be
confounded by other events that occurred
5
simultaneously in Floridas economy, natural
environment, and marine resource regulatory process.
References
Florida Department of Environmental
Protection. 1992-1998. Unpublished Trip Ticket
Program Data. Florida Marine Research Institute. St.
Petersburg, Florida.
Gulf of Mexico Fishery Management Council.
1999. 1999 Report of the Mackerel Stock
Assessment Panel. Tampa, Florida.
Mahmoudi, B. 1998. Trends in the Florida
Mullet Fishery and an Updated Stock Assessment.
Florida Marine Research Institute, Florida
Department of Environmental Protection. St.
Petersburg, Florida.
Murphy, M.D. and R.G. Muller. 1998. Floridas
Inshore and Nearshore Species: 1998 Status and
Trends Report. Florida Marine Research Institute,
Florida Department of Environmental Protection. St.
Petersburg, Florida.
Shivlani, M., D. Letson, and C.R. Sawczyn.
1998. Socioeconomic Effects of the Florida Net Ban
in Monroe County. The Florida Geographer, Vol.
29, pp.12-29.
Smith, S., S. Jacob, C. Adams, G. Israel, G.
Evans, J. Gates, and M. Zacks. 1999. The Impacts of
the Florida Net Ban on Commercial Fishing Families.
Technical Report No. 101. Florida Sea Grant College
Program. University of Florida, Gainesville.
What Happened After the Net Ban?
6
Table 1. Average Annual Florida Commercial Landings, Effort, Dockside Value, and Ex-vessel Price for Selected Finfish
Species Before (A) and After (B) the Net Ban (A = 1992-1994, B = 1996-1998).
Species Period Landings Effort Dockside Value Ex-vessel Price
(million Ibs) (trips taken) ($ million) ($ per pound)
Mullet A 18.494 54,619 10.664 $0.57
B 7.350 28,160 5.406 $0.76
% Change -60% -48% -49%
Spotted Sea A 0.859 29,731 1.047 $1.22
Trout B 0.080 2,594 0.146 $1.83
% Change -91% -91% -86%
Spanish A 5.780 15,413 2.131 $0.37
Mackerel B 2.555 4,957 1.290 $0.50
% Change -56% -68% -39%
Bluefish A 1.321 13,967 0.448 $0.34
B 0.314 4,408 0.128 $0.41
% Change -76% -68% -71%
Sheepshead A 0.968 34,321 0.489 $0.49
B 0.307 12,578 0.257 $0.84
% Change -68% -63% -45%
Pompano A 0.585 12,784 1.869 $3.20
B 0.550 4,941 1.512 $2.74
% Change -6% -61% -19%
Source: Florida Department of Environmental Protection, Florida Marine Research Institute, unpublished
Trip Ticket Program data, 1992-1998 (the latter is preliminary). The tabulated values represent average
annual estimates computed for the periods indicated. The 1995 year has been omnted since anticipation of
and compliance with the implementation of the net ban may have altered expected patterns of commercial
harvest.
Table 2. Percentage of Commercial Fishers Targeting Species in Time 1 and Time 2.
Species Time 1 Time 2
Mullet 90.9 66.7
Trout 40.9 9.1
Pompano 50.0 18.2
What Happened After the Net Ban?
7
Table 2. Percentage of Commercial Fishers Targeting Species in Time 1 and Time 2.
Species Time 1 Time 2
Sheepshead 11.4 9.1
Spanish Mackerel 11.4 12.1
Blue Crab 18.2 21.2
Grouper 6.8 15.2
Stone Crab 9.1 36.4
Sharks 4.5 6.1
Jacks 13.6 9.1
Shrimp 6.8 9.1
Sand bream 2.3 9.1
Source: Smith, S., S. Jacob, C. Adams, G. Israel, G. Evans, J. Gates, and M. Zacks.
1999. The Impacts of the Florida Net Ban on Commercial Fishin9 Families. Technical
Report NO.1 01. Flonda Sea Grant College Program. University of Florida, Gainesville.
SEDAR 08
Southeast Data, Assessment, and Review
Assessment of spiny lobster, Panullrus argus, In the Southeast United
States
Stock Assessment Report
Prepared by
SEDAR 08 U.S. Stock Assessment Panel
29 April 2005
1.0 Introduction
,ore a ve IS ery as ouns e n recen years an e
recreational fishery remains large. Allocations between these sectors have
shifted In recent years prompting a constant tweaking of the state's
management plan. In response, the Commission directed staff to conduct a
three-year comprehensive review of the fishery from both an assessment
and management perspective. Any and all management options could be
considered dUring this process. One decision was to place our assessment
Into the SEDAR process to bring in new data where available, to bring in the
active partnersh Ip with stakeholders in the assessment process, and possibly
to build new assessments Into the overall evaluation of the fishery. Once this
is complete, the Commission will use the outcome from the assessment to
reevaluate all aspects of the management plan in partnership with
stakeholders.
1.1 WorkShop Time and Place
The Stock Assessment Workshop was held in Marathon, Florida at the
Marathon Garden Club and the Florida Fish and Wildlife Conservation
Commission - South Florida Regional Laboratory from March 15 -17, 2005.
1.2 Terms of Reference
1. Identify appropriate modeling approaches based on available data
sources, parameters and values required to manage the stock, and
recommendations of the Data Workshop.
2. Document any deviations from Data Workshop recommendations or
modifications to data provided by the Data WorkShop.
3. Estimate stock parameters, including but not necessarily limited to the
following:
Population abundance at age
Population biomass
Spawning stock biomass
Fishery selectivity at age and size
Fishing mortality
SEDAR 08 Stock Assessment Report Spiny Lobster In Southeast United States
1
Yield
Stock-recruitment relationship
4. Evaluate uncertainty related to Input data, modeling approach, and
model configuration. Provide representative measures of precision for
stock parameter estimates.
5. Provide complete SFA benchmarks. Evaluate any existing SFA
benchmarks, estimate alternative SFA benchmarks If appropriate,
estimate SFA benchmarks (MSY, Fmsy, Bmsy, MSST, and MFMT) If not
previously estimated.
6. Evaluate stock status relative to SFA criteria. Provide clear statements
of stock status relative to 'overfishlng' and 'overfished'.
7. Estimate ABC and TAC levels, If appropriate.
8. Evaluate the impacts of current management actions, with emphasis on
determining progress toward stated management goals.
9. Provide recommendations for future research and data collection (field
and assessment); be as specific as possible in describing sampling
design and sampling Intensity.
10. Provide an Assessment Workshop Report based on the SEDAR
Assessment Report Outline and addressing the Terms of Reference.
1.3 List of Participants
Beaver, Rick
Boragine, Ralph
Braynard, Shelll
Cox, Carrollyn
Cramer, Jeff
Cufone, Marianne
Galtanis, Robert
Gaitanls, Tom
Gregory, Doug
Hunt, John
Iarocci, Tony
Idolne, Josef
JaCkson, Anne
Johnson, Eric
Kellison, Todd
Kennedy, Stu
Lessard, Karl
Mahmoudi, Behzad
Matthews, Tom
Maxwell, Kerry
Moe, MartIn
Muller, Robert
Murphy, Michael
Powers, Joseph
Sharp, Bill
Slade, Stopher
Williams, Roy
(See Appendix A for contact Information)
SEDAR 08 Stock Assessment Report Spiny Lobster In Southeast United States
2
2. Data Issues and Deviations from Data Workshop
Recommend atJons
The primary data issues that were not brought to the Data Workshop
were the catch-at-Iength matrices by gear, sex, and fishing year and the
corresponding catch-at-age matrices (Tables 2.1, 2.2). The catches-at-
length were developed by calculating raising factors (Gulland 1969) with
landings and length frequencies from the Trip Interview Program, Biscayne
National Park's creel survey, FWC's observer program, and FWC's creel
survey. The length frequencies were matched with landings by gear, region,
fishing year, season (Jul-Oct, Nov-Jan, and Feb-Mar). For the purposes of
matching lengths to landings, we used six regions: Northeast (North
Carolina to St. Lucie county Florida), Southeast (Martin-Dade countIes), the
Upper Keys (Dade-Monroe county line to Marathon Key), Lower Keys
(Marathon to Marquesas), Tortugas (West of the Marquesas), West Coast
(Collier county to Texas) (Fig. 2). In the summarIes, we combined the three
Florida Keys' regions. More than 85% of the landings had direct matches
with lengths. Most of those landings strata wltho ut matching lengths were
from either regions other tha n the Florida Keys or from gears other than
traps. Filling in of lengths for those landings strata without lengths was
accomplished by substituting iengths from other seasons and, for those
landings stili without matches, we combIned lengths across fishing years.
Age-length keys for spiny lobsters were constructed from growth
curves that were developed from tagging and lipofuscin information that was
presented at the Data Workshop (Sections 2.2.2, 2.2.3). A diffiCUlty with
estimatIng growth in spiny lobsters is that lobsters lack stru ctures that record
age in a manner similar to otoliths in bony fishes. Therefore, a total
mortality rate has to be assumed before one can create an age-length key
from a growth curve. We used trial total mortality values of 0.34, 0.70,
1.00, and 1.30 per year to generate age-length keys that were applied to the
catches-at-age. Tagging age-length keys by sex were constructed by
applying a total mortality va lue to monthly growth trajectories of 1000
lobsters and the lipofuscin age-length keys were developed from Monte Carlo
simulations of 1000 lobsters using the von Bertalanffy parameters and their
standard errors by sex and the two locations. Thus for each carapace-length
category, we determined the proportion of ages by sex. We fit an age-
structured model, Integrated Catch-at-Age (ICA) discussed in Section 3.3.2,
to each of the four resulting catches-at-age. The best fit, as judged by
ranking the mean squares of the catches-at-age and the tuning Indices, was
with a total mortality value of 1.0. Although the catches-at-age fit better
(lower mean squares) wIth lower total mortalJty values, the total mortality of
1.0 per year still had the lowest rank even when catches-at-age were
Included in the ranking.
Other data issues stemmed from recommendations at the Stock
Assessment Workshop (SAW). For example, some of the tuning indices were
recalculated because either earlier data were made avai lable as In the case of
the Biscayne National Park creel surveyor the criteria for selecting the data
to be included were revised. The puerulus index was recalculated after
SEDAR 08 Stock Assessment Report Spiny Lobster In Southeast United States
3
I
removing collectors other than those from the Big Munson site. Another
example involved recalculating the two pre-recruitment indices using a wider
length range of sub-legal lobsters because, when multiple molts were
considered, spiny lobster down to 47 mm carapace length (CL) could molt
into the fishery during the year.
The procedure for estimating the sizes of spiny lobsters that could molt
into the legal size class during a year was first to calculate the mean growth
increment per molt and the standard deviation of growth by 1.0 mm
carapace lengths from tag-recapture data over the range of potentially
recruiting lobsters -- 47 mm to 75 mm CL (Table 2.3(1), J. Idoine pers.
comm.) There were few tag recaptures of lobsters that were smaller than 47
mm CL when they were tagged. The next step was, given the mean and
standard deviation of growth Increments, to calculate the cumulative
probability distribution of growth increments for each carapace length and
delete the top and bottom 2.5%; thus, identifying the range of Increments
within 95% probabilities (0 to 15 mm). We next got the probability of each
increment by carapace length by subtracting the cumulative probability of
the next smaller Increment from the cumulative prObability of the Increment
of Interest. The length x increment transition matrix was composed of these
probabilities normalized to sum to 1.0 across Increments for each carapace
length. The probability of molting for each carapace length was estimated
from the equation given in the Data Workshop Report, Section 2.2.2:
_ e (1.233-1.458Se.'oo+O.538Sex-o.0643CL+O.0696 Day, . free )
p - (I +e(I.233-1.458Se.ro.+O.538Sex-O.0643CL+o.o696Days _free))
where season was summer or winter, an equal number of males and females,
and 60 days free (two month) and the number of molts per year was six
times the two-month prObability. The proportion of lobsters by size from 47
mm CL to 75 mm CL came from either the observer program or the adult
monitoring program depending on the Index. Sizes of lobsters were grouped
by their number of molts; for example, the sizes 47 and 48 mm CL could
molt five times In a year and so we multiplied the number of pre-recru It
lobsters by the transition matrix five times. After each molt, we tallied those
lobsters that had attained legal size, checked the number of lobsters to
ensure that none had been missed, and then let the remaining pre-recruits
molt again. The result was that an average of 99.3% of these pre-recruits
attained legal size within a year. Therefore, the pre-recru It catch-rates were
recalculated using lobsters with carapace lengths of 47-75 mm. To
corroborate th Is modeling exercise, we extracted all lobsters less than legal
size from the tagging data that were free more than 180 days and were
recaptured at a size larger than at tagging. Twenty-two of the 28 sub-legal
lobsters were recaptured at legal sizes. The smallest lobster was tagged at
46 mm CL and recaptured at 76 mm CL, 288 days later, and there were two
51 mm CL lobsters, one was recaptured after 288 days with a carapace
length of 79 mm CL and other lobster was 94 mm CL after 318 days. The
SEDAR 08 Stock Assessment Report Spiny Lobster In Southeast United States
4
values of the tuning Indices that were used in subsequent analyses are
shown in Table 2.3(2).
3. Stock Assessment Models and Results
A variety of assessment models were presented at the Stock
J\ssessment workshop ranging from models with minimal data requirements
such as the non-equilibrium surplus production model (ASPIC, Prager 1994,
2004) and a modified DeLury model (Rosenburg et a11990) to several age-
structured models including untuned Virtual Population Analyses (VPA),
tuned VPAs (FADAPT 3, Restrepo 1996), Integrated Catch-at-Age (Patterson
1998), and ASAP (Legault and Restrepo 1998). The rationale was to see
whether different analyses produced similar results.
3.1 Non-equilibrium surplus production model.
3.1.1 Non-equilibrium surplus production methods.
3.1.1.1 Overview
Surplus production models were among the earliest fishery models
because they required minimal data: landings and effort. Initially these
models assumed equillbr
SEDAR 08 Stock Assessment Report Spiny Lobster In Southeast United States
5
"
,
New Zealand Journal of Marine and Freshwater Research, 2005, Vol. 39: 733-747
0028-8330/05/3903-0733 cD The Royal Society of New Zealand 2005
733
Long-term trends in the recreational lobster fishery of Florida,
United States: landings, effort, and implications for management
WILLIAM C. SHARP'
RODNEY D. BERTELSEN
Florida Fish & Wildlife Conservation Commission
Fish & Wildlife Research Institute
2796 Overseas Highway
Suite 119, Mamthon
FL 33050, United States
VERNON R. LEEWORTHY
National Oceanographic and Atmospheric
Administration
Office of Management and Budget
1305 East West Highway
NIMB72, Silver Spring
MD 20910, United States
'Present address: Florida Fish & Wildlife
Conservation Commission, Division of Marine
Fisheries Management, 2590 Executive Center
Circle E., Suite 201, Tallahassee, FL 23201, United
States. emai!: bill.sharp@myfwc.com
Abstract In Florida, United States, the Caribbean
spiny lobster, Panu/irus argus, supports an impor-
taut commercial fishery and also perhaps the most
intensive recreational fishery of any lobster species,
with sales of recreational lobster fishing permits
exceeding 100000 annually. Forthe past decade, we
have used mail surveys of recreational lobster license
holders to estimate spatially explicit landings and
fishing effort when recreational fishers are most
active-during the state's "Special Two-Day Sport
Season", which takes place just before the opening
of the commercial season, and during the first month
of the regular recreational season, which coincides
with the commercial season. From 1993 through
2002, fishing effort during the Special Two-Day
Sport Season has ranged from 60 000 to 112 000
person-days, and landings have ranged from c. 112
to 255 t. Both fishing effort and landings have varied
M04040,' OnU1Ie publication date 8 June 2005
Received 10 February 2004; accepted 10 May 2004
without trend. Fishing effort during the regular sea-
son over the same period has ranged from 261 000
to 514 000 person-days, and landings have ranged
from 434 to 825 t. Fishing effort has shown a msr-
ginally statistically significant decreasing trend, the
result of a progress; ve decrease in effort since 1999.
The largest proportion of both fishing effort and
iandings was concentrated along the south-east coast.
Despite the recent decrease in landings, the propor-
tion of total landings msde by the recreational fish-
ery has increased. From 1993 through 1998, the
fishery was responsible for c. 30"10 of commercial
landings; hy 2001, that percentage increased to
nearly 40%. Such a shift in landings away from the
commercial trap fishery toward the recreational fish-
ery was recognised as a potential but unintended
effect of the ongoing management plan of restrict-
ing effort in the commercial trap fishery. Our 200 I
surveys revealed that recreational lobster fishers
spent more on a person-day basis than the geneml
visitor to the Florida Keys did, but less than those
visitors using the region's com! reefs. Consequently,
managers must establish management strategies that
allow the coexistence of this resource's user groups
and also incorporate the social and environmental
concerns of nonuser groups.
Keywords Caribbean spiny lobster; Pal1ulirus
arguSj recreational fishery; mail survey
INTRODUCTION
The Caribbean spiny lobster, Panullrus 'argu.
Latreille, 1804, has been harvested in commercial
quantities in Florida, United States, for more than
100. years. For the past several decades, it has
consistently been the state's first or second most
valuable fishery, with an annual ex-vessel value of
c. us$30 million (Muller et al. 1997). About 90% of
the state's landings occur along Florida's extreme
south-eastern coast, especially along the Florida
Keys archipelago. The warm, shallow waters of the
Florida .Keys are also conducive to a popular
recreational fishery for the species.
734
New Zealand Jonrnal of Marine and Freshwater Research, 2005, Vol. 39
Before 199 I, this recreational fishery was com-
pletelyopen access, managed only through a spawning
season closure, a personal daily bag limit, and gear
restrictions. Effort by the recreational fishery was
unknown, and the only estimate of landings by this
fishing sector was accomplished using a Delphi
exercise (Linstone & Turroff 1975) that estimated
them to be equal to c. 10% of coounerciallandings
(Zuboy 1980). In 1991, Florida instituted a recreational
spiny lobster license, purchased as an additional
endorsement to the state's saltwater fishing license
(required by all fishers more than 16 years old except
Florida residents more than 65 years old). The
additional permit allowed the state's fishery scientists
to identify potential recreational lobster fishers and
estimate their lobster fishing effort and landings.
In 1991, using a mail survey of persons purchas-
ing a lobster permit, we estimated that 50 000 people
fished for lobsters during the opening month of the
lobster fishing season and landed c. 957t oflobsters,
or 22% of the state's total lobster landings (Hunt
1994). The results of this survey underscored the
importance of collecting detailed information about
this fishing sector to manage the Florida P. argus
fishery effectively. Therefore, we have continued to
conduct annual mail surveys to estimate and evaluate
trends in statewide and regional lobster landings,
fisher participation, and fishiug effort, and to provide
a means to evaluate this user group's perceptions and
opinions about the fishery.
The primary recreational lobster fishing season
coincides with the commercial season and extends
from 6 August through 31 March. Commercial trap
fishers are allowed to place lobster traps in the water
five days before the opening of their season to allow
them to soak. In 1975, the state's fishery managers
instituted the "Special Two-Day Sport Season" that
is held during the last week of July to compensate
recreational fishers for this concession to the com-
mercial fishery and to reduce user conflicts on the
opening day of the regular lobster fishing season.
During the Special Two-Day Sport Season,
recreational fishers are permitted 6 lobsters per
person per day in the Florida Keys and 12 lobsters
per person per day in other areas of the state. The
bag limit during the regular lobster fishing season
is 6 lobster per person per day, or 24 per boat per
day, whichever is greater. Recreational fishers are
not permitted to capture lobsters with traps. Diving
(breath-hold, SCUBA, or hookah) and "bully nets",
which. are used by fishers from boats to ensnare
lobsters in shallow water, are the only allowable
fishing methods. Divers are not permitted to use any
device to capture lobsters that could puncture a
lobster's exoskeleton.
Each year, we conduct two separate mail surveys
of recreational lobster license holders. One survey
includes a questionnaire that queries license holders
about their lobster fishing activities during the
Special Two-Day Season, and the other surveys a
separate group ofIicense holders about their lobster
fishing activities from the opening day of the regular
season through the Labor Day holiday (the first
Monday in September). We restrict the regular
season survey to this period because our experience
indicated that the majority of fishing effort occurred
during the first month of the season, and fishers
woUld have more difficulty accurately recalling their
fishing activities many months later. We did,
however, conduct one end-of-season mail survey at
the conclusion of the 1994 season to obtain an
estimate of fishing effort and landings during the
remainder of the lobster fishing season. Additionally,
from 1993 through 1996 our annual mail surveys
asked fishers about their intentions to fish for lobsters
after our survey period.
Here, we present an overview of the recreational
P. argus fishery in Florida. We present statewide and
regional trends in landings and fishing effort from
1993 though 2002 during the Special Two-Day Sport
Season and the first month of the regular lobster
fishing season. We also present the results from the
mail survey conducted at the conclusion of the 1994
season and a socio-economic profile of the fishery
that was collected during the 2001 season's mail
survey. Finally, we discuss the management issues
that the state I s fisheries managers are currently
facing associated with the P. argus fishery in Florida.
MATERIALS AND METHODS
Mail surveys
Recipients of our mail surveys were randomly
selected from the state's saltwater fishing license
database of individuals who purchased a lobster
permit that was valid during our survey period. To
ensure that this selection process did not over~ or
under~sample any geographic region, these
selections were stratified based upon license sales in
each of 10 residence areas defined by postal codes
(Fig. I). The number oflobster license holders we
attempted to survey each season has ranged from
4000 to 5000, with an exception in 2001. That year's
survey included a detailed socio-economic compo-
nent, which necessitated a much more detailed
,~~.{r'-I:::l~ R~ 'f'<1
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ltl1 J ~
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"~~:1.11
~~ ",,/' _.
\' :::
Sharp et al.-Florida's recreational lobster fishery
Fig. I Map of Florida, United
States. Areas denoted by numerals
are the 10 residence areas defined
by postal codes. Relative sales of
recreational lobster license in each
region were used to stratify the ran-
dom selections of mail survey re-
cipients. "J" refers to all areas in
the United States outside of
Florida. Areas referred to as
"Florida Keys" and "south-east
coasC' are zones from which we
report regional lobster landings
and fishing effort. All lobster land.
ings and fishing effort outside of
these two zones are referred to as
"remainder of state".
questionnaire than those mailed during other years,
In anticipation of a decreased response rate resulting
from the additional length, we attempted to survey
10000 license holders,
The general methodology of our mail survey
followed the "Total Design Method" (Dillman 1978).
Surveys were mailed to the license holders chosen to
receive a questionnaire about the Special Two. Day
Sport Season 1 week after the end of that season, and
those chosen to receive a regular.season questionnaire
were mailed their surveys 1 week after Labor Day. A
personally addressed, signed cover letlerand a postage-
paid retum envelope accompanied each questionnaire
(see Sharp et aI. 2004). We guaranteed anonymity to
each survey respondent. One week after the initial
mailinga, each addressee was mailed a ''thank youl
reminder" postcard. Survey recipients who had not
retumed their questionnaires after having them for c. 7
weeks were sent a reminder letter and a replacement
questionnaire. To provide an incentive fur recipients
to return their completed questionnaires, we offered
each recipient the option of receiving a brief summary
oflbe results of the survey.
Landings and fishing effort models
Landings and fishing effort were derived from the
questionnaires for a particular survey by estimating
the number of fishers participating in a particular
season, the time (in days) they fished for lobster, and
their lobster catch rate (lobsters per day). We used a
sampled randomisation technique (Monte Carlo) to
735
calculate these hasic parameters (Sokal & Rohlf
1981), This method entailed generating 1000 inde-
pendent bootstrap samples. Samples were weighted
by geographic residence areas (Fig, I) based on the
proportion of the total number of surveys mailed to
each area. We have found that lobster catch rates of
recreational fishers can vary considerably between
those areas, as do the recreational fisbers ~ response
rates (Bertelsen & Hunt 1991). This weighting factor
ensures that one area is not over-sampled relative to
the others. Equations l--j) below describe the detailed
calculations used to estimate landings and fishing
effort (person.days) during the Special Two-Day
Sport Season for each of the 1000 bootstrapped
samples.
For each residence area, we calculated the number
of licensed lobster fishers that fished for lobster
during the survey period, The percentage of those
that fished fur lobster during the survey period was
then mnltiplied by the number oflobster licenses
sold that year to persons that lived in each of our
defined residence areas to detennine the total number
oflicensed fishers residing in each of those areas that
fished for lobster:
LF, =Cr,L, xP,) (I)
where LF = number of licensed fishers; L = number
of lobster licenses estimated to be valid during the
survey period; P = proportion of survey respondents
that fished for lobster during the survey period; and
r = residence region.
736
New Zealand Journal of Marine and Freshwater Research, 2005, Vol. 39
We determined in which of three fishing zones
those persons fished for lobster (Fig. I) by estimating
th€: number of licensed fishers in each zone on the
fimt and second dsy of the season using Equation 2.
Tbis equation yielded the number of fishers in each
zolle from each residence area on each dsy. The total
number of fishers in each zone was then determined
by summing the number of persons from all the
residence areas that fished in a particular zone:
LF;d=(LF,X~)
where LF = number of licensed lobster fishers; n =
survey respondents that fished for lobster; r =
residence area; z = fishing zone; d = day of the
season.
We determined the number of fishing parties
(NG) in each fishing zone on each day using
Equation 3. We estimated this by dividing the
number of licensed fishers (LF) in that zone by the
mean licensed group size. If we included 000-
lic"nsed lobster fishers (i.e., those younger than 16
andl Florida residents older than 65), this calculation
would underestimate the total number of fishing
groups in each fishing zone. ThereforeJ the 000-
licensed fishers (NL) were subtracted from the total
flSbing party size (GZ). The number of groups
fishing in each fishing zone was equal to the number
of licensed fishers that fished in a given zone (LFj),
divided by the average licensed group size:
NG",=
LF.,
LGZ", LNL",
Ozd ozd
wh"re NO = number of lobster fishing parties; GZ
= number of persons in the fishing party (includes
both licensed and non-licensed persons); NL = num-
ber of non-licensed fishers in the party; and n =
number of observations.
Vile calculated lobster landings separately for the
first and second dsy of the season in each zone using
Equation 4. This was equal to the mean number of
lobsters caught per fishing party (GC), multiplied by
the number of fishing parties (NG) found in Equation
3. Landings for each day in each fishing zone were
then sununed to estimate total landings:
Lw" Ge... x NG", (4)
whe"e L = lobster landings (number of lobsters).
(2)
We calculated the number ofperson-dsys in each
fishing zone on each dsy using:
PDz = :2,DZd xGZzd (5)
where PD = number of person-days; D = number of
days spent lobster fishing.
Estimating fishing effort and landings for the
regular season involved most of the same steps
described above. However, because the survey
period extends about I month, survey recipients were
asked about their aversge daily lobster landings and
fishing party size. Therefore, Equations I through 3
were based upon the respondents' average daily
fishing activities. To estimate landings during the
regular season, we first calculated the average num-
ber of days the respondents fished in each fishing
zone (Dz). Then, for each fishing zone, we multiplied
that value by the average fishing-party catch rate
(GC) and the number of fishing parties (NO)
(Equation 6):
Lz = Ge. x NGz x Dz (6)
We then converted our estimated landings, which
are in numbers oflobsters, into an estimate of weight
using the equatinn of Matthews et al. (2003):
LWTj = 0.001989 X CL'.S0327
where L WT = lobster landings (g); and CL = mean
carapace length oflobsters landed by the conunercial
fishery during the survey period.
We evaluated temporal trends in license sales, the
number of people who used their licenses, lobster
landings, fishing effort, and catch per unit effort by
using the non-parametric Mann-KendslJ sign test and
Sen's estimator of slope (Gilbert 1987). When evalu-
ating trends in lobster landings and person-days that
were generated by the sampled randomisation proce-
dure, we used the mean value for those variables
produced by the procedure.
(3)
Socio-economic models
To estimate the socio-economic impact of recrea-
tional lobater fishing on the Florida Keys fishing
region, the mail surveys of recreational lobster
license holders during 2001 included a section asking
each recipient to detail the expenditmes associated
with his or her lobater fishing activities. Using this
information, we estimated total expenditures of
survey respondents fishing for lobsters in the Florids
Keya during the aurvey period by multiplying the
mean expenditures per person-day of these respon-
dents by the total estimated number of peraon-dsys
of lobster fishing in the region.
Sharp et ai.-Florida's recreational lobster fishery
RESULTS
I
)
Survey response rates
Effective survey response rates (the number of com-
pleted survey questionnaires returned to us out of the
total numher mailed, exclnding surveys that did not
"mch the intended recipient because of an incorrect
address) remained c. 60"10 each fishing season from
1993 through 1997 (Table I). In 1998, we added
questions to the survey to obtain fishers' opinions
ahout the fishery and some that were designed to
e"amine fisher demographics in more detail than
"",lier surveys. Since the two surveys were lengthen-
ed, the combined return rates have ranged from 45%
to 52%, the exception being in 2001, when the survey
also included a socio.economic component that
remlted in a multi-page questionnaire. The combined
return rate from both surveys that season was 43%.
737
Trends in license sales
Annual sales of recreational lobster fishing licenses
showed an increasing trend from 1992 through 2002
(Z = 2.18, P = 0.29; Mann-Kendall sign test; Sen's
slope = 2779) (Fig. 2A). Sales increased steadily
from 1992 through 2000, with the largest number of
licenses sold being 139553 in 1997. However,
license sales decreased in successive years after
2000.
The number of license holders who used their
licenses during the Special Two-Day Sport Season
from 1993 through 2002, however, has not shown
the same trend (Z=-O.l8, P = 0.858; Mann-Kendall
sign test; Sen's slope = -109); instead, it has
fluctoated without trend from c. 32 500 (1995) to c.
57000 persons (1999) (Fig. 2B). The number of
license holders who used their licenses during the
first month of the regnlar season ranged from
Table 1 Number of questiormaires mailed to recreational lobster license
holders, the number of completed questionnaires returned to the Florida Fish &
Wildlife Conservation Commission, United States and the effective return rate.
Effective return rate is the percentage of returned questionnaires out of tile total,
once undeliverable questionnaires were removed.
No. of questionnaires
Undeliverable Effective response
Season Mailed Returned questionnaires rate (%)
Special Two-Day Sport Season
1993 2491 1302 410 63
1994 2283 1184 402 63
1995 1996 983 327 59
1996 1998 962 377 59
1997 1981 984 311 59
1998 2076 1074 127 55
1999 1884 844 174 49
2000 2002 948 177 52
2001 4809 1974 466 45
2002 2500 1082 249 48
Regular season
1993 2497 1189 459 58
1994 2295 1137 400 63
1995 1686 860 236 59
1996 1999 930 357 57
1997 2006 954 325 57
1998 1967 910 110 49
1999 2031 839 189 46
2000 2002 820 225 46
2001 5181 1883 523 40
2002 2500 972 287 44
150
New Zealand Journal of Marine and Freshwater Research, 2005, Vol. 39
73~:
A
j
U 130
I.?S 120
01 110
~~
5
z
140
..
100
90
1992 1994 1996 1998 2000 2002
Yo<
90
B
90
j~ :
l~
~" 50
~i
j2
~
z
.
.
.
.
.
.
- .
-
- .
40
.
.
30
. Spedat Two.oeySport SelllOllo
... RegUar Se_
20
10
1994 1998
1998 2000 2002
Sluon
Fig. 2 A, Number of annual recreational lobster licenses
sold, 1992-2002; and B, estimated number ofrecreational
lobster license holders that used their liceiJ.ses during the
Spe(~al Two-Day Sport Season and during the first month
of the regular lobster fisbing season, 1993-2002. Solid
line denotes Sen's estimate of slope.
.
c. 49000 (2002) to c. 78000 (1997) but has
decreased progressively each year since 1999,
though a significant trend was not apparent (Z =
-1.61, P = 0.107; Mann-Kendall sign test; Sen's
slope = -1954).
Fishing effort and landings
Special Two-day Sport Seasoll
Fishing effort during the Special Two-Day Sport
Season from the 1993 through the 2002 fishing
seasons, expressed in terms of person-days, has
generally mirrored the interannual variation in the
number of lobster fishers who used their licenses and
has not shown any detectable trends (Table 2). We
estimate that fishing effort statewide has ranged from
c. 60000 to 112000 person-days (Fig. 3). Fishing
effort was concentrsted in the Florida Keys, where
effort has ranged from 39 000 to 79 000 and
accounted for 64% or more of the statewide fishing
effort estimate each season. Most of the remaining
fishing effort occurred along the south-east coast of
the state, where effort ranged from 16 000 to 36 000
person-days. Fishing effort throughout the remaining
areas of the state ranged from c. 2000 to 10000
person-days.
Annual landings during the Special Season have
not shown any distinct temporal trends (Table 2) but
have fluctuated more than 2-fold throughout the
period, ranging from 11210255 t(Fig. 4). The largest
proportion oflandings occurred in the Florida Keys
and have ranged from 73 to 179 t, or c. 60% to 70%
of the annual statewide total. Landings along the
Table 2 Results of nonparametric trend analysis on regional fishing effort and lobster landings during the Special
Two-Day Sport Season from 1993 through 2002.
Mann-Kendall
sign test Sen's slope estimator
Confidence intervals
z P Slope Upper Lower
Person.days
Statewide 0.00 1.000 - 529.7 4514.1 - 9899.7
Florida Keys 0.54 0.592 657.3 3669.2 -3775.6
South-east coast 0.00 1.000 -192.3 1387.5 -3107.9
Remainder of state -{}.54 0.592 -122.0 364.6 -970.5
Lobllter landings
Statewide 0.18 0.858 3.8 15.8 -13.3
Florida Keys 0.18 0.858 10.0 61.4 -41.3
Soulill..east coast 0.00 1.000 -1.7 18.0 -26.6
Remainder of state 0.54 0.592 0.25 5.1 -3.1
Sharp et al.-Florida' s recreational lobster fishery
1<10000
j:: ~~ ;f +t
~ ,,_ T . ~ +,
..- f T
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N.. m 415 210 361387 30Z :111 318 &55 3114
nu ,"" 1"11"'1"7 18181. 21002101 2'02
Season
..-
..- '; +
~ ,,-
:;:
~ ,,- +. ,.fH;.' f+
,,-
,
N'" 168 178 18 108 124 110 1M 1f1 218 114
18U 11941105 ,"' 1m 111" 1"'200020012002
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739
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1tU '"41l19!i tttG 1H719881U' 2900 20012002
Season
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o
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f "'"
0.
.'"
,
H. ~ U M U ~ ~ M 21 ~ n
1II!J31tlM199151""897199118tt20002to12002
Season
Fig.. 3 Boxplots depicting the results of a Monte Carlo simulation estimatiug fIshing effort during the Special Two-
Day Sport Season: A, statewide; B. in the Florida Keys region. United States; C, south-east coast; and D. in the
remaining areas of the state based upon mail survey returns, 1993-2002. Sample sizes listed along the horizontal axis
represent the number of survey recipients, from the total number of questionnaires we received, that fished for lob.
steJ;~.
south-east coast during the Special Season ranged
from 31to 68 t, and those throughout the remainder
of the state ranged from 2 to 13 t.
Regular season
We estimate that statewide fishing effort during our
regular season survey period (Le., 1993-2002)
ranged from c. 261 000 to 514 000 person-days (Fig.
5). Regional fishing effort was proportionally similar
to U,at of the Special Two-Day Spurt Season. Fishing
effort in the Florida Keys over the same periud
mnged from 168 000 to 366 000 person-days. Most
of the remaining fishing effort occurred along the
south-east coast of Florida, where effort ranged from
62 000 to 150 000 person-days. Effort in the rest of
the .state ranged from 25 000 to 66 000 person-days.
A marginally significant decreasing trend was
det.'cted in statewide fishing effort during the period,
and a similar significant trend was detected in the
Florida Keys (Table 3). A statistically significant
trend was not detected in fishing effort in the south-
east coast region; however, fishing effort there has
also progressively decreased (Fig. 5). This decrease
in fishing effort shows the same general pattern as
that observed in the number of license holders who
used their licenses during our survey period, which
also decreased progressively after the 1999 season
(see Fig. 2B). However, the decrease in person-days
in the Florida Keys was clearly not solely the result
offewer license holders using their licenses. Among
survey respondents who did fish for lobsters in the
Florida Keys, the mean nwnber of days spent fishing
also decreased progressively after the 1999 season.
Although the number of days spent fishing had been
relatively stable through 1999, this recent decrease
resulted in a significant negative trend (Z = -2.71,
740
New Zealand Journal of Marine and Freshwater Research, 2005, Vol. 39
'"
"" A
~ ~~4-f~/+~i
s:2S0
i!>..
~ ,..
..
,
N- 523 415 270 311 387 302 3tf 3rt 155 314
19U lt94199!i 1991l1n71H81llll9 200020012002
Season
'"
'"
c
e ..
:g,
I ..
"
"
,
"I" 22$ 18& 144 169 182 113 ,.7 144 280 1311
'"3 11'4 file '''' 1m '''' flllll! zooo 2001 2002
Season
..
B
'"
.
"'" . +
e:
~ ,.. ++ +f + +
'8
!I ""
f T *
..
,
H" 302 In 1M m 221,.1264 23Ii 393 Z42
19$11 'ft4'88S1ti81tf1 1",1m ZG002001 2002
Season
..
D
"
820
~
~ "
"
,
N- M U ~ 13 _ 21 >> n " n
'"3 ln4 '"5 'n9 1IltT '"' 199' 2000 zoot 2002
Season
Fig. 4 Boxplots depicting the results of a Monte Carlo simulation estimating lobster landing during the Special
Two.Day Sport Season: A, statewide; B, in the Florida Keys region, United States; C, the south.east coast; and D, in
lhe remaining areas of the state based upon mail survey returns, 1993-2002. Sample sizes listed along the horizontal
axis represent the number of survey recipients, from the total number of questionnaires we received, that fished for
lobsters.
P = 0.007; Mann-Kendall sign test; Sen's slope=-
0.093) (Fig. 6).
A significant decreasing trend in the nwnber of
person-days of lobster fishing was also detected in
the areas outside the Florida Keys and south-east
coast region (Table 3). However, the trend was
different than that observed in the latter two regions.
The number of person-days decreased noticeably
from the 1995 to the 1996 season but has remained
generally stable over subsequent seasons.
Statewide landings during the regnlar season
survey period ranged from 434 to 825t (Fig. 1). The
largest proportion of landings occurred in the Florida
Keys and ranged from 301 to 573 t. As with the
Special Season, landings in that region accounted for
60 to 70% of the annual statewide total (x" I SE =
66 ( 1.2%). Landings in the south-east coast ranged
from 301 to 201 t, and landings in tbe remainder of
the state ranged from 29 to 76 t.
The decrease in fishing effort, both in terms of
person-days and the number of days spent lobster
fishing during our regular season survey period, has
not yet resulted in a detectable trend in landings
statewide or either in the Florida Keys and south-east
coast regions. Yet, we note tbat landings in the
Florida Keys have decreased progressively since the
1999 season, and those of the two most recently
completed seasons represent two of the three lowest
landings estimates since 1993.
A highly significant decreasing trend was
detected in lobster landings in areas outside the
Florida Keys and south-east coast regions (Table 3;
Fig. 7D) that generally followed the trend in fishing
effort. Landings were generally similar from 1993
Sharp et al.-Florida's recreational lobster fishery 741
'00"" ..""
A B
'00"" f~!~; +, +1
..""
f .."" !!,
..,,"" 1 """"
~ +,+. ft++;
Q. ~
"""" ~ *f
""""
""""
'00"" '00""
If.. 427 388 32:1 363 382 211 m m '4 380 H- 427 3118 323 3$S 382 Zll 278 2:17 411I 2Il5
1I1l3ttt411151lt81.,TtIl8818n200t20UZG02 18931,H1'1tS1fla&1m11811Ull200020012002
Season Season
"""" ,..""
C D
'00_
"""" * ..,
~ 1llOooo f """
~ """
~ ;++, "+ ~
.... ~
Q. """
""" . + + ..""
. .
H- m 195 144 159 152 113 141 144 280 I. H- tll6 is 64 43 47 55 12 44 102 63
t99319941ialll'9f191l719NUtlzllOD20012902 lit' II" ,"' lH""71H"998 2000 2G01 2002
Season Season
Fig. 5 Boxplots depicting the results of a Moore Carlo simulation estimating fishing effort during the regular
lobster fishing season; A, statewide; 8, in the Florida Keys region, United States; C. the south-east coast; and D, in
the remaining areas of the state based upon mail survey returns, 1993-2002. Sample sizes listed along the horizon-
tal axis represent the number of survey recipients, from the total number of questionnaires we received. that fished
for lobsters.
Table 3 Results of non.parametric trend analysis on regional fishing effort and lobster landings during the Regular
season survey period from 1993 through 2002.
Maun-Keudall
sign test Sen's slope estimator
z P Slope Upper Lower
Person-days
Statewide -1.79 0.074 -20 927.1 2995.8 --47927.2
Florida Keys -1.79 0.074 -12727.8 339.0 -29063.9
South-east coast -1.25 0.211 --4154.6 2204.7 -II 514.1
Remainder of state -2.68 0.007 -2829.0 -1015.5 -5872.44
Lobster landings
Statewide -1.07 0.283 -26.9 23.0 -56.6
Florida Keys -1.07 0.283 -24.7 15.1 -51.6
South--east coast -{J.72 0.474 -5.8 8.6 -17.6
Remainder of state -2.50 0.012 --4.8 -1.3 -6.6
New Zealand Journal of Marine and Freshwater Research, 2005, Vol. 39
742
....
'.2>
.
J '.00
.."
" .... .
1i
~ 4.25
Z
'.00
3.75
3."
. .
.
1903199418aS1996199718981999200020012002
So~"
Fig. 6 Mean number of days spent lobster fishit]g by
mail survey respondents that fished for lobster during the
regular season in the Florida Keys, United States 1993-
2002.
,>00
A
,.. fi!++ f,
g
.~ ..
~
.
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H' 61111&4 412 liOfI 51' 147434 m 7... 310
lIUlt94191i61'961t8711""lW20002001200Z
Season
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Season
.
through 1997, and after a noticeable decrease in 1998
from earlier seasons, they remained similar througb
tbe remaining seasons. Tbis marked difference in
landings in thia region coincided witb a change in
our survey questionnaire for the regular season in the
way recipients indicated tbeir lobster landings on a
regional basis. Questionnaires before 1998 asked
respondents to provide only one value for their daily
lobster catcb, even tbough many respondents fished
in different regions of the state during the month, and
the daily catch in these different areas was potentially
very different. This likely caused a sligbt over-
estimate of landings in tbis region, because many of
those respondents fished for lobsters in the Florida
Keys and then in areas of the state where lobsters
are mucb less abundant. From 1998 onward, tbe
questionnaire was modified to allow respondents to
provide their daily landings for eacb of our defined
..
.. B
..
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."I
..
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lenti941t8111'8e',871,e.,m200.20012002
Season
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. "
'"
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1! "
."I
..
"
.
H_ 108 lI& 1M 4:1 47 !i5 62 44 102 53
'"31884191519"'1971898189$200020012002
Season
Fig. 7 Boxplots depicting the results of a Monte Carlo simulation estimating lobster landings during the regular
lobster fishing season: A, statewide; B, in the Florida Keys region, united States; C, the south-east coast; and D, in the
remaining areas of the state based upon mail survey returns, 1993-2002. Sample sizes listed along the horizontal axis
represent the number of survey recipients, from the total number of questionnaires we received, that fished for lob-
sters.
Sharp et aI.-Florida's recreational lobster fishery
fishing areas of the state (Fig. 1). We believe this
change increased the accuracy and precision of our
landings estimates. Though this bias was likely
small, our landings estimates for the state outside of
the Florida Keys and the south-east coast were based
upon many fewer responses, and this bias, coupled
with the small sample size, caused the detectable
change in our landings estimates in the region.
Recreational fisher demographics
During each season of our survey period, a relatively
consistent proportion of survey respondents indi-
cated they fished for lobster during the Special Two-
Day Sport Season only, the regular season, or both.
An average (oloISE) of 17% (olo1.4) of respondents
fished during the Special Season only, an avemge
of 45% (olo 1.2) fished only during our regular season
survey period, and an average of39% (oloO.9) fished
during both periods.
Although the largest proportion of the recreational
fishing effort occurs in the Florida Keys, most of that
effort is the result of fishers tmvelling from other
areas. During the course of our survey period,
residents of the Florida Keys accounted for only c.
7-11 % of the recreational lobster licenses sold
annually. Non-residents of the Florida Keys have
consistently accounted for c. 80% of the propertion
ofmai! survey respondents that fished for lobster in
the Florida Keys during both the Two-Day Special
Sport Season and the regular season, and more than
60% of those respondents tmvelled further than
250 km to reach the Florida Keys. In comparison,
88% of survey respondents who fished along the
south-east coast region during the Special Two-Day
Spert Season lived in that area, and 80'10 of residents
that resided in our south-east coast region fish for
lobster in that region during our regular season
survey period.
Economic impact
of the fishery on the Florida Keys
We estimate that lobster fishers visiting the Florida
Keys spent us$129.41 per person-day during the
Special Two-Day Sport Season and us$I22.35 per
person-day during our regular season mail survey
period. Residents of the FloridaKeys spent us$33.99
during the Special Two-Day Sport Season and
us$42.83 during the regular season.
In an, we estimated that c. uS$24 million was
spent on recreational lobster fIShing in the Florida
Keys during the 2001 mail survey period. Of that
total, c. $18 million (74%) was spent during the
regular season and c. $6.3 million (26%) was spent
743
"
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Fig. 8 Mean ('" I SD) percentage of mail survey respond-
ents that indicated they intended to flllb after the Labor
Day holiday, 1993-96, sud the percentage of the 1994
end-of-season survey respondents that indicated they ac-
tually fished for lobster.
during the Special Two-Day Sport Season. Fishers
who resided outside the Florida Keys accounted for
c. $22 million (92%) of the total monies spent on
recreational lobster fishing in the Florida Keys.
Post Labor Day fishing effort and landings
To obtain a coarse estimate oflobster fishing effort
after the Labor Day holiday, our surveys from 1993
through 1996 included questions that asked
respondents about which month they intended to fish
for lobsters after the survey period. Nearly 60% of
respondents of our regular season survey had fished
for lobsters before Labor Day, but only 37% of
respondents to both surveys indicated they intended
to do so during the remainder of September, and that
percentage progressively decreased during the subse-
quent months (Fig. 8). However, our end-of-season
survey that was conducted after the conclusion of the
1994 lobster fishing season indicated that lobster
fishing effort during those months was even lower
than that indicated by respondents of the former
surveys. Only 13% of those survey recipients
indicated that they actually fished for lobsters after
Labor Day, and no more than 10% of those
respondents fished for lobster in any single month
during the survey period (Fig. 8). From that same
survey, we estimated that statewide there were only
c. 50673 (oloISD = 9163) person-days of lobster
fishing during that period and that 67 (olo SD = 17) t
oflobsters were landed. Because of the small number
of surveys from which these estimates were derived
(n = 52), we did not attempt to estimate regional
744
.""
A
., """
I ,,3000
f"""
J"""
I .
! J '''''
i '''''
I 600
New Zealand Journal of Marine and Freshwater Research, 2005, Vol. 39
""
. CO''llllllU'dlll
"RocnNIlIonlll ""
1000 i
000 f
000 J
.00
..
tfl8319941995191l11Ul9l'1IlMt9951ZOOO2OO12002
......
l:
f
1
.
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I
.
f
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..
..
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30
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ll1l13 1l19419951t1l(l19lt71998 '_200020012002
...-
Fig.9 Comparison of A, total commercial and estimated
recreational landings during the Special Two-Day Sport
Season and the regular season through Labor Day; and H,
those recreational landings expressed as a proportion of
commercial landings, 1993-2002.
landings. Comparing this estimate wi1h estimates from
1he Special Two-Day Season andregular season during
1994 indicated iliat less 1han 7% of lobster landings
iliat season occnrned after Labor Day.
Comparison of estimated
recreational landings to commercial landings
The estimated combined landings from the Special
Two-Day Sport Season and the regular lobster
fishing season were highly correlated with the total
commercial landings (Pearson's Correlation
Coefficient = 0.805; P = 0.05) (Fig. 9A). Expressed
as a percentage of total commercial landings, our
recreational landings estimates have varied from
23% to 39% of commercial landings, but the
percentage has been higher from 1999 through 2003
than in the five previous years (Fig. 9B).
DISCUSSION
.
The Florida recreational spiny lobster fishery is
perhaps the most intensive recreational lobster
fishery on the globe. Within a 5-week-Iong period
beginning with 1he state's Special Two-Day Sport
Season held during tbe last week of July and
continuing through the first week of September, the
fishery over the past decade has landed, on average,
c. 800 t of lobsters, an amount eqnal to c. 30% of
the commercial fishery's total annual landings.
Removal rates oflegal-sized lobsters by recreational
fisbers at some locations in the Florida Keys during
the Special Season bave been estimated to be c. 90%
(Eggleston et al. 2003). By comparison, Western
Australia's recreational fishery for Panu/irus cygnus
has been estimated to land c. 626 t, but over a
7-month-long period, and this amount is equal to
only c. 5% of commercial fishery landings (Melville-
Smith & Anderton 2000). Oilier recreational lobster
fisheries have reported landings no greater than 500
t, and most of those report landings far lower
(reviewed by Melville-Smith et al. 2000). The only
other recreational fishery for P. argus of which we
are aware forwbich recreational landings have been
estimated is located in Bermuda. Annual landings
there have been estimated at 3.5 t (Melville-Smith
et al. 2000). P. argus is undoubtedly landed
throughont its range for personal consumption, with
the possible exception of areas where such landings
are expressly forbidden (e.g., Brazil and Mexico)
(Melville-Smith et al. 2000). However, with the
exception of the Bahamas, such landings are likely
to be negligible.
The progressive increase in the sales of Florida 's
recreational spiny lobster license since its inception
in the early I 990s suggests thattbere is tbe potential
for increased expansion ofthe fishery . Yet, increased
license sales did not result in increased fishing effort
over the same period. Rather, fishing effort and
landings during the Special Two-Day Sport Season
varied without a discemable trend, and fishing effort
during the regular season has actually decreased
during recent seasons. The increase in license sales
is likely tbe result of increased sales of Florida's
saltwater fishing license (Florida Fish & Wildlife
Conservation Commission unpubl. data), which is
necessary to fish recreationally for all finfish species
in the state's marine waters (Florida Statute 360,
Chapter 68). Tbe recreational spiny lobster license
is a relatively inexpensive endorsement to this
license. Therefore, we believe it likely iliat many of
those purcbasing a saltwater fishing license simply
Sharp et al.-Florida's recreational lobster fishery
include the lobster license with their purchase
without having definite plans to fish for lobster.
Fishers' perceptions about annual lobster
abundance to a certain extent influence license sales,
and hence fishing effort. Annual landings by the
commercial fishery decreased precipitously from
1999 to 2001, when landings were the lowest in more
than 30 years, and during 2002 remained well below
the long-term landings average experienced by the
fishery over the past several decades, indicating a
clear decline in lobster abundance. We note that
license sales, after a nearly decade-long progressive
increase, decreased noticeably following the 2000
sesson, the first of what were generally considered
to be disappointing seasons, and continued the
following season. The lower lobster abundance in
these recent sessons also apparently influenced tbe
fishing effort of those recreational fishers that did
fish for lobster in the Florida Keys during the regular
season, ss the number of days spent fishing by survey
respondents also decreased during those seasons.
Of considerable concern to Florida's fishery
managers during these recent seasons has been a shift
in landings allocations away from commercial
fishers and toward the recreational lobster fishing
sector, whose landings had equaled less than 30%
of commercial landings throughout the 1990s, but
increased rapidly from 1999 to 200 I, when it reached
nearly 40%. This sudden shift, coming at a time
when the resource wss exceedingly limited, sparked
heightened user conflicts between the two fishing
sectors and threatened to undermine the ongoing
effort-reduction plan that had governed management
of the commercial sector throughout much of the
1 990s (see Hunt 1994 for a description of that plan).
Though the proportion of lobster landings hy the
recreational fishery decreased during 2002, the
state's fishery managers decided to reduce the daily
bag limit of recreational lobster fishers to ensure no
further shifts in the proportion of landings was
accrued by recreational fishers. Beginning in 2003,
recreational lobster fishers were limited to 610hsters
per person per day only.
In addition to dealing with such inevitable user
conflicts between recreational and commercial
fishers, the state's fishery managers have also had
to address socially based conflicts associated with
the recreational fishery. The Special Two-Day Sport
Season has been exceedingly unpopular with many
of the residents of the Florida Keys, who have
continually expressed their dismay to fisheries
managers over the crowding caused by the numbers
of vacationers who travel to the region for the week.
745
Their concerns were primarily caused by what they
perceived to be widespread deleterious impacts to
marine resources and noncompliance with daily bag
limits by fishers brought about by the season's
derby-like atmosphere. In 1992, the state's fisheries
managers attempted to redirect fishing effort away
from the Florida Keys during this season through a
series of rule changes, including moving the season
from its traditional weekend to the mid-week and
doubling the daily lobster bag limit in all areas of
the state except in the Florida Keys. However, those
strategies had no measurable long-term effects on
regional fishing effort. Because the Florida Keys is
the premier vacation spot in Florida and the Special
Two-Day Sport Season is held at the height of the
summer vacation SeasOD, it was perhaps inevitable
that such controls on fishing effort would have little
effect. The distance many licensed lobster fishers
travel to reach the Florida Keys underscores the
popularity of this region as a vacation destination.
Moreover, the Florida Keys is the only area of the
state where lobsters are abundant in shallow water
(<3 m) and consequently the only area where rela-
tively inexperienced divers can actively participate
in lobster fishing.
In the years since those major regulatory changes,
there has continued to be political pressure from the
local populace to either discontinue the Special Two-
Day Sport Season or implement a limited-entry
system that would curtail the number of people
allowed to participate in the season in the Florida
Keys. However? the state's fisheries managers were
concerned that discontinuing the season would shift
some portion of the fishing effort associated with
those fishers who fish only during the Special
Season, which we estimate to be nearly 20% ofthe
licensed fishers who fish for lobster annually, to the
regular sesson, thereby increasing recreational effort
when commercial fishers are also active. Moreover,
because many of the issues associated with the Two-
Day Season have been primarily social, the state's
fishery managers have been reluctant to implement
any further regulatory changes to this season.
Florida's lobster fishery managers must consider
the benefit provided by the recreational fishery to the
economy of the Florida Keys. The socia-economic
component of our 200 1 mail survey provides the first
quantitative evaluation of the ""anomie value of this
or, to our knowledge, any recreational spiny lobster
fishery. The Florida Keys region is a touriam-based
economy, and our survey clearly outlined the effect
that visiting recreational lobster fishers. who
accounted for more than 90% of the total monies
746
New Zealand Journal of Marine and Freshwater Research, 2005, Vol. 39
spent on lobster fishing during our survey period,
have upon the region. By way of comparison, those
lobster fishers spent c. 25% more per person-day
than did general visitors to the Florida Keys during
2000-{) I (Leeworthy & Wiley 2002). However, non-
consumptive uses of the area's marine resources are
perhaps more beneficial to the region's economy.
Non-residents of the Florida Keys who visited the
region to dive the coral reefs-perhaps the region's
most valuable marine attraction-but not to fish for
lobsters, spent more on a person-day basis than did
recreational lobster fishers (Johns et al. 2003).
Consequently, when assessing the eccnomic benefits
of the lobster fishery for the region, managers must
also consider that benefit in light of environmental
impacts that lobster fishing-resulting not only from
recreational diving and but also from commercial
trap gear-has upon the region's marine resources.
Our mail surveys remain the sole method by
which the recreational fishery can be monitored in
a comprehensive manner, and we believe them to be
an effective tool by which we can monitor long-term
trends in this fishing sector. OUf response rates have
ranged from 45% to 60% over our survey period,
which is at the high-end of the range typically
achieved with mail surveys of interest groups (Davis
1995 as cited in Melville-Smith & Anderton 2000).
Higher rates, however, have been achieved in other
mail surveys: Guillory (1998) reported a 79.4%
response rate from blue crab fishers in Louisiana,
United States. We note that our response rates did
decrease when we increased the length of the
questionnaires in order to gain more detailed
information from survey recipients. Consequently,
we are considering including a cash incentive in our
future surveys via a lottery, similar to that described
by Melville-Smith & Anderton (2000).
We do acknowledge, however, tbat potential
biases exist in using mail surveys to gatber data from
recreational fishers. Foremost amongst these biases
are the uncertainties associated with nonrespondents,
who potentially may have very different fishing
experiences than do those who respond to a survey
(seeCowx 1991). Wehave conducted one telephone
survey following one of OUT mail surveys and
detected no differences between the nonrespondents I
answers to specific questions we use to estimate
landings or fishing effort and the answers we
received from mail survey respondents (Florida Fish
& Wildlife Conservation Commission unpubl. data).
Though it would be desirable to conduct such follow-
up surveys on a regular basis, they are labour-inten-
sive, and we have not repeated this effort.
Another potential bias of mail surveys can result
from the faulty memory of those surveyed or from
an individual's penchant to exaggerate their catch out
of pride. We evaluated this bias by conducting on-
site creel surveys of recreational lobster fishers
during our 2001 mail survey period (Florida Fish &
Wildlife Conservation Commission unpubl. data).
Lobster fishers were interviewed at boat docks and
ramps immediately upon returning from their fishing
trip for pertinent catch and effort information that
could be compared with similar information from
mail survey respondents. In many instances, port
agents also directly examined the catch of those they
interviewed. The agents also collected other infor-
mation, such as fishing experience, to ensure that no
differences in fisher demographics existed between
those interviewed and survey respondents that could
confound direct comparisons ofthe catch and effort
data. Preliminary results indicate no differences in
the catch data collected from the creel survey and
those collected through mail surveys.
Until very recently the commercial spiny lobster
fishery has garnered virtually all the attention of
Florida's fishery managers. However, our annual
surveys of recreational lobster fishers over the past
decade have clearly indicated that the recreational
spiny lobster fishery must also be considered so as
to manage this valuable stock effectively. Yet,
managers also face challenges beyond those of
establishing strategies that allow the coexistence of
this resource"s user groups. They must ensure that
such strategies incorporate the social and enviton-
mental concerns of nonuser groups as well. This
challenge will undoubtedly be formidable. Florida's
lobster fishery is concentrated in one of the state's
premier tourist destinations, the Florida Keys, whose
attraction lies primarily in its marine ecosystem and
associated recreational activities. Consequently,
managers will require a diverse array of information
to furmulate such a comprehensive strategy. Our
annual mail surveys will continue to provide not only
fishery-based information but also information that
incorporates recreational fishers' motivations and
opinions regarding fishery resources and associated
social and environmental issues.
AKNOWLEDGMENTS
We express our sincerest appreciation to all Florida Fish
& Wildlife staff members and volunteers past and present
who have assisted with this project. We also thank John
Hunt, Judy Leiby, James Quinn, and anonymous
Sharp etal.-Florida's recreational lobster fishery
reviewers, whose cogent comments greatly improved this
manuscript. This study was made possible by funds allo-
cated to the Florida Fish & Wildlife Conservation Com-
mission from sales of its Saltwater Fishing License.
REFERENCES
Bell, F. W. 1991: An analysis of the economic base of
Monroe County, Florida with implications for oil
and gas exploration, 1969-1988. Working Paper.
Tallahassee, Florida, Department of Economics,
Florida State University.
Bertelsen, R. D.; Hun~J. H. 1991: Results ofthe 1991 mail
surveys of recreational lobster lishennen (Special
Sport Season and Regular Season Surveys). Report
to Florida Marine Fisheries Commission. Florida
Department of Natural Resources. 27 p.
COWl<, I. G. 1991: Cat<:h and effort sampling strategies:
conclusions for management. In: Cowx, I, G. ed.
Catch and effort sampling strategies: their appli-
cation in freshwater fisheries management. Ox-
ford, Fishing News Books. Pp. 404-413.
Davis, P. E. 1995: Mail surveys of Tasmanian jnland
water recreational fisheries: preliminary results
and sources oferror./n: Hancock, D. A. ed. Rec~
reational fishing: what's the catch? Canberra,
Australian Society for Fish Biology Workshop
Proceedings. pp. 120-127.
Dillman, D. A. 1978: Mail aud telephone surveys: the
total design method. New Yark, John Wiley &
Sons. 375 p.
Eggleston, D. B.; Johnson, E. G.; Kellison, G. T.; Nadeau,
D. A. 2003: Intense removal and non-saturating
functional responses by recreational divers on
spiny lobster Panulirus argus. Marine Ecology
Progress Series 257: 197-207.
Gilbert, R. O. 1987: Statistical analysis for environmental
pollution monitoring. New York, Van Nostrand
Reinhold. 320 p.
Guillory, V. 1998: A survey ofthe recreational blue crab
fishery in Terrebonne Parish, Louisiana. Journal
of Shellfish Research /7(2): 543-549.
Huu~ J. H. 1994: Status of the fishery for Pallulirus
argus in Florida. Tn: Phillips, B. F.; Cobb, J. S.;
Kittaka. J. ed. Spiny lobster management. Ox~
ford, Fishing News Books. Pp. 158-168.
747
Johns, G. M.; Leeworthy, V. R; Bell, F. W.; Bonn, M. A.
2003: Socioeconomic study of reefs in southeast
Florida, Final report October 19, 2001 as revised
April 18, 2003. Hazen & Sawyer, Hollywood, FL
under contract to Broward County, FL. (see bttp:/
/mari neconomics. noaa. gov/Reefs/PD F' sl
Document.pdt).
Leeworthy, V. R; Wiley, P. C. 2002: Profiles and eco.
nomic contribution: general visitors to Monroe
County, Florida 2000-2001. Silver Spring, MD,
National Oceanic and Atmospheric Administra-
tion (http://marineeconomics.noaa.gov/Reefs/
monroe.pdt).
Linstone, H. A; Turroff, M. 1975: The Delphi method.
Redding, MA, United States, Addison-Wesley.
620p.
Matthews, T. R.; Hun~ J. H.; Heatwole, D. W. 2003:
Morphometries and management of the Carib-
bean spiny lobster, Panulirus argus. Proceedings
of the Gulf and Caribbean Fisheries Institute 54:
156-174.
Meiville.Smith, R; Anderton, S. M. 2000: Western rock
lobster mail surveys of licensed recreational fish-
ers from 1986/87 to 1998/99. Fisheries Research
Report 122. Western Australia, Fisheries West~
em Australia. 39 p.
Melville-Smith, R; Phillips, B. F.; Penn, J. 2000: Recrea-
tional spiny lobster fisheries-research and man.
agement. /11: Phillips, B. F.; Kittaks, J. ed. Spiny
lobsters: fISheries and culture. Oxford, Fishing
News Books. pp. 447-461.
Muller, R.; Hunt, J. H.; Matthews, T. R.; Sharp, W. C.
1997: Evaluation of elfortreduction in the Florida
Keys spiny lobster, Panu/irus argus, fishery us~
ing as age-structured population analysis. Marine
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Sharp, W. C.; Bertelsen, R. D.; Hunt, J. H. 2004: The
1994 Florida recreational spiny lobster fishing
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Sokal, R R.; Rohlf, F. J. 1981: Biometry. San Francisco,
W. H. Freeman & Company. 859 p.
Zuboy, J. R. 1980: The Delphi technique: a potential
methodology for evaluating recreational fisher~
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19.25 p.
Monroe County
Working Waterfronts Preservation Master Plan
April 30, 2007
Prepared by the
South Florida Regional Planning Council
Center for Urban and Environmental Solutions
at Florida Atlantic University
Strataqic Reqimtal Polic" Plan
for South Florida
Pn~j b'ltnQSout.h Florida Rllq1o)l(dPltmniJlqCmtncil
,./ uno? 2004
Working Waterfronts
Preservation Master Plan
Map Atlas for the
Marine Facilities Inventory
April 30, 2007
Prepared by:
South Florida Regional Planning Council
Center for Urban aM Environmental Solutions at Florida Atlantic University
~ ,a'
,
Monroe County Marina Siting Plan
April 30, 2007
Prepared by:
Center for Urban and Environmental Solutions at Florida Atlantic University
South Florida Regional Planning Council
Florida by Place GCT-PIII, Population, Housing Units, Area, and Density: 2000
Geographic Comparison Table
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GCT-PH1. Population, Housing Units, Area, and Density: 2000 &
Data Set: Census 2000 Summary File 1 (SF 1) 100-Percent Data
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WChefClIY, Alachua Counry- ------~---t~-~9 --~-~..--238r.. - 000- 2.38i 542.6 ~-'w
~ilur;lc!ke COP~ Clay CotJn(_._^^~,J - - 2,228 - ~~~ 3:61' - 6.25\ __ I'"3t 662~~ 24'3':'11
jASlattJlatown, lake COunty,......____,_1 1,29~ 5461_._-----E~,_ ~ 2.191-_ 593.71 249.8
AslorCDP,lakeCounty i 1,48, 1,027i 2.4r 0.00: 2.46 603.3 ~
!Aijanjjc-B'each"cllY,-bii'vaj""coiJri~OOOOOO"-"'-' - "j --.. '''--1j,36t~ "-"6~OO3r-"--" 'ffga" "-..-......ifis'. "3:71-- - - --3;584:3-- "-"{oo~
~b~"~~~'-ci:~~;~~.~~.".~=,~..m"....,~i=:............,,..1'~~~~--"=~="..l.:~~,~._-."..=-=-H~""-..,,.,-"'~~~-=.......,,.....,.........oo"H~oo..oo--oooo---1~n~J-::-'''..._.....,..~I~~
~venturacity,Miaml-DadeCounty _1.__ 25,2671 ___20,0201 3.51: 0.81'-__2.70; __~~.1C_~_~~~
~vonPark,cily,HiQhJand~ooqo~ntY'oo_m.._ '!""'oom..' 8~54~" "" "oo.3,.916,m "" ""m5:6~", _oo~ "" 4.64:_ '" oo__1,84~oooooooooo' 844.41
~ak~ipaif"cDP~'OraiiQe"coo~~^~-=,~"'''T'' ~'^.~}LQ?3.'w ...... - ',(11'51 ~_l~~~o.(f~" ...m....... -....321]'- ~3,450.f - ,..~~i]m
r:~~ ~:,9~~~~~~~-~~...~,..._..,~-f.--,-..~~~-}1~--..-.-~~^~'-~_.'-"-H~'-~'-'.'._~~--.-- - ;::~ -"..._...._.k~f}-.m_^^-~
.m..__..._____..,.........,......."..___oo__.m_"...............m__oo___.."............""_____..oo__.....;'.'''.....''____m___oo__..oo_....~.......".."..,,,..,,''',,..,,......_"__m.._____................'......__..._._e.__...........___..__m...........,...."". ___m__.__.._..._.._............."..__........."".........."...'...m_oo_oo_oo___m_.._....._..,~
iBaldwintown, Duval County ! 1,6341 7021 2.13 0.00 2.13 767.3 329.6
f----,^----~._"_~...__,..__ ' ________+----___'----__'_,___~._--_~,,_,,__-___,.~
f~~r:~~~~~~~~u=:....j ,;:~~...~............:;;il~=:::t~::}--:::m:'~.=.:J~J:-:::;:ilit~:~~~~~
iSay Harbor Islands town, Miaml.DadeCounty t 5,146 3,1031 O. 0.24j 0.37\ 13,875.4! ~
:BayHiiiCDP,Ofange COuntY~"""-"---T--------5:rf7f-~^--.~-- 1,9f7j-^"".'~-2. -O:OOr ---~2-:54T~-"''''-"'T038.d''~'''~'~~766j
iBa'i'Lake.Cl~;.6'raii'ge.ci:j'uniY...''''''''-...oo...'....'''''..".tmoo'..-.."'..,.."."...'2'j"....,.......,--'''..,..,..'''..~''''''--'oooo''.....''''''21''.1 1.19' .. .. "'1Ii:'93 . .. .'-..oo-.-oo-1:too.oo-.'..."'..'....--6.~
!~~~~b~.~~:ITo~~!Y--==,~=-...-..,i"..~=:..,--"-.,-..--~~':~~..,.,"-".,'-..-.--.--.~.~.~~~~".".".,. ;:2 -~:-. . -,--.,.,',.,'-.{':~,......."..,.._-..."i~~,:~."...-,.,..,..... ,~,:~j~:,~
BaYix;rn~-DP.HemanaoCO~--_..e,,_"m_'..._r,,".---^-^---3tr.."-.~-"--3~-'"""-"''''''''''~~"lf6&-''M'^'-O.O .---.-..'--'0:64"----'---54.3-...-.'^,,,M-.-S8.S
:Sayshore Gardens COp,' Manatee County !- 17,350' 10,121i '.' 3.581 . --f56"""--4,874.1, ~84i6
~~~~~~.~=:.='=F=.~:m~==~=1f~~'===,-:~==r;~.==-=&~--~.~~:'='=.'=;4~:t=::~-'-,::~~~.:.~~~
i~!~~.c5>_I~~~!~.~~!Y_...__..___oo^__..__..,__"....~~.=........._~.___~-i..-....-..-'.oo~.."....--_..-.._oo~~...-.-----....-.9....Qg--..-.....:~,_..._____..!:~_~.oo____oo=3_~~:~-.-."'--..,,.. ,,__..~!~
t~;~:.~:~k_~.~.~:_eCDP,Clay . . 16.,.53~.. ....6.,801. . .'....60...: o.o.~. 'B<i... 2.,9.'..1.~ 1.,2.'.".'1:
!Belleairtown,PlnellasCounty .____._.L_ .....-4,06~.~ -. '2:26'~.-'-"-" .---}81! -L6~' --'Tj~' '"2:i65:~. __1':260:~
~alrBeachCi1y,Pi~lasCo""~--t 1,7511 ~ 1.'1.. '.1~ .~:.':8~ 3,037.~ ,~
iBeIIe~rBluffscity, PinellasCo~~ty ! _~ 1,50~ 0.63. ~,___.2.:.,!!_._,_~~57. ' ~':e?e~
iBellealr Shore town, Pinellas County l q ~ 0.44. 0.39. O.~ __g_:__.oo__ O.q
r:!=~!~!r~~1~~~coon~.~i-.-1~:r_--.~~~...--t!--.......~~.-.....!..~i~!1-......-:'!!tl
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http://factfindcr_cellsus.govlsavlctlGCTTable? _bm=y .-ds_name=DEC _2000_SFI_U&-redoLog=false&_format=sT_1 (I of 13)11/29/200111: 11:29 AM
Florida by Place GCT -PH 1_ Population, Housing Units, Area, and Density: 2000
fse'veHY-Beach-town~ Flagler COUnty -'-~'~-'"r------547i'-"-~~"- 441f-----.'b39:.-~-Ci]3!-.-~---03r_-_U27'.4r-~"1,23f41
~~~;~;~b~~~6r:n~~~~=F-=~~{::;~-:~;~-=~:.-=;~F=:~~-~=~-;~~......-....}~;O'-::::l:~q
1I3ig Pine Key COP, Monroe County ! 5,0321 3,1531 9.95: 0.18i 9.771 322.9
;~~y~t~a~~;;t~~~;;~ad'-Coun~-_r=-I:;;~ .. . :-::~:--=::-~~~-lf. .. ......1:fi... ........ .... ..--2~~-;;~
~13ck Di~mOn(tD~'cilrus'~nft-~~~~.-+:~.~_~~.. 69~1f-' =~_~~~~. '3"."73" ....-'.b~-- "-~=-,._:lt!-:~~ 18fL~:~.~~~
,Bloomingdale C~~ Hjlls~roo~ County 'e__ ! .' 19,83Q ~_ 6,846l 7.89 0.00. 7.83i ._,,2,534.0 874.4
rBiOu'ntstowncity,CalhounCounty r-~ 1,046 3.19: 0.01! 3.19 767.2l 328,4,
f__n_..._m.......m......_......._....____.__...........____.__...__....,__..__..._.__..-:+....'nnn-n__......_...2....._____n_..._....._.._._..I__.'n__n_......._....'n_..n_!n'...."'_...._...__....';'..'_.._'____n...'....'n__+__nn.._.....'_,..__" .._;'___.._n'n___....._...". ,
il'!!"a Del Mar COP, P~Irn~ach COun~.__+-----l~--- 12,00~ ._____.i:03;._ .__ O.OO..-----~O~. _._.__ 5,430.t" .__~986~.
:Boca Poinle COP, Palm Beach County I 3,302 2,089; 1.15; 0.00 1.1S! 2,867. , 1 ,814.~
~~_~_t~~,;_~al~,~~CO~~_ty_:,:.~:~:_":1::,:,-,-,~~_~)~,!~"~,::~-)!;~_~:,:,:-,:,',:-,:::_:._ 2~: .,..-~..-1,:'~T~.~~-2rfi-m--m.-.~I:t~ft-"'w.-1;~~t~~
i80k"eeliaCOp,Lee'Coun~ ..... .-..;.... 1,997r....- --1,4361" . -S." a.oC 8 225.7:" 162j
~~!f~i~~^B~~~~iL~.:,-.:...:==~~t,=__=_ 4,078. ~-:=:~_J..,l!~,,~~~:~=,'w~.~...~; _H~=" o:t!~"=~_~:~l.. ,_... .. J;1~Hf!==-".~I~
~~:SC~~W~i;~r~~CDP,arowaid t. ...3~';;J. .2;,;;~ ................. .4:;;. .... .....~:r ............ .. . .3~~j. ... B,:=~ 2,::;~
~unty ,-.--~----.,,~,--L_._~~_l.~,......._~~-_-_--"-..--L_,___L",_~___.____,~_~.. . ............_,,____'- m.._~'__._---1
!Bou~vardGard~nSCOP,BrowardCoUnly : __ 1,41~ _~_,_, 0.2e,. O,O~ O.~ 5,376.S; 1,B58.~
,Bowlrng Green CIty, Hardee County : 2,8921 9331 1.421 0.00 1.42 2,042.0 658.&
l~i~,E~~~~~~~i~:====:='=-5]"9{==:~'~~~~'===~8!~~-.....,-.'.-"~~=~=~=,~:~1rn---m_-..._~~
Ir~~~i~~~:i~~::~~..--t-::ilPE~ij~-...--~}~~--..-~----;~J~-.}ifii=::=i;iP
Brandon CDP:-HllIsborough County ---r-- 77,89 3O,48~=~29~------O:~,=--28Jt-=1~;=--1,~
~~,~Co~ ~ . m ~ QOO QQ me &1'
~i~~~~~~;u~~---f~= ii:~~l=:q~:=~~---:~~~=::==-~~-=i,~~--;~M
'Bristol ci1y, Uberty COun~ ' &m 393 1.63 0.00 1.63 517.1. 240.5
~~~~w;:C~~~-~-L~;:;l=~~-~.~~~ff.......::~-:.....~~r;~I:~-~::;;3
;.:!~~b~!:~:;~..............I----Jt--;,f!~-----~~~..-....'-~.=--'~!-~-=~~~:~r::";~~
iBfOOksvllle cily:.HemandO.COuiity~--.,--;--..-~--7,2641 '-'" 3,92Q ~~ O.O~_.---- 4.94f-~--1;4691m--~ 793.0:
~~'~~~s-~~BiOWard~COunlY.n--........-...i..-::---._....-'--3:4TG.-..n-=-....lE1t=:~==....'(f5J--n':=-'--6:~~...._..-..------o:~='-'Ei}nT:r='~~---f9'~]
~~~g~~ami~Q.~~~~!t_ _~_~~~~__"'_~_~.,-_...._~2..:~..-"..._-- 0.00; 2.29'~___,__~_Z2?L.......1~0~
)Buckhead Ridge COP, Glades County 1,391) 1.149 1.41 0.1l1 1.30 1,066.3 881.4-
iBuck'ingli.am.cbpIee"COun.~........"........ _ . 3,74~ ........n--nnfj.sf."."...----..-'n'..'1'iC".. n---"....O.oo '"fiJ:9(~_~~''''' 'if.f;
~nche Pa.!!.CDP, Mi~l-Oa~~un~_--L_.._...~~i.__...._,.!:_~,~_. __~~___~?6 _~E~~_,..,___~~
~2~-I!I!.E!~~tercoun!r.~"_,----_+...--.._~~..^...--_-~~~,,.."...........~~._~~~_ 4. 455~q___~~
,Burnt SloreMarlna COP, Lee County i 1.271; 1,17~ 1.43[ 0.2t 1. 1.040'3_ 963.1:
t~~r~~~~"25W!~t.~~~-cou.niY'. .... .j.. ~:~~ - '1'~ .'..nn---'n-'.....,H~-...--........--..--%~~--"..,...'--------_n14-- 1,783:d' -1:1~:-~
......_-"---~-_...._--,..,'-~-~----..,..._-_."........_+-......~_............._~.__...:--~.._~....._,----,- ..._...----....I.-~._...._......,
iCallahan town, Nassau County _____--.!.....- 96~ 444j 1.33:-____ O.oq __~_. 724.9 334~~
ig:.~;b?ii~~P:~~,~t20un~..n""-........._--~_}n........."'_-n1.i:~~~..-.....----.--..'t~~,~-_.--".".....-----t~.-.....~------~~l..-..---.............-i:~~,-.----n..~~~,~~~.~-....-----.....~,~~:-~
r,.:;-...~"M--__,-----.---..--^__t,.._...,.~____,,~-__,,_____j-_~~-.........---_,~~"-_.~-~.-_-4---___,__~,_",.,_,__...~
~entontown,JacksonCounty _ ',,_ 21Z 1111 0.9q ~__-..Jl~ 238.3 124.8
'Canal Point COP, Palm Beach County -----: 525 227] 1.55 0.00 1.55, 339.~ 146.~
rca-pecana'veraiCiiY:T3reva;(fcouniY.......""_.--t..'n....."..--a82'g.------..S;&Hf"".......-n'nn..---f.j'f..--..-......-o.lj'".'..'......'..-..---n..2.3l--.....-....fiss.q-----------n.2:a;f9:j
icapeco;:aTCity--:Iee"county~~".."-'~_=r--rotm 45,653L------11s.1Q-.-"-n'}'--...-fOs:'fg..--..-.......-972.~_.~-.--4j;Cq
j~:~~ti~~6p~j~~~~.~~-. 1-- "59',~~""'''''''' -f~1J.==,Jf~==-".~:~-l-.-..".:=:-~---..Hr=~r-=-;;;.~1
[Carrabellec!'Y,FranklinCounty ,-.~--l_ 1,30~ _~__ 4.81:._...' 1.08: -...------r.~ __._..~~.~____-~~
iCarver Ranches CPP, Broward Cou~_-J.- 4,29~ _~__~~_ 0.67, _____~~ 0.67\ _~2.61 ---3.!.1W
iCaf)'Villetown, Washlogton County _! 218 11~. 3.15 w 0.1~ 3.0~ 7~.~
,Casselbefryclty,SeminoleCounty I 22,629' 10,45Q 7.09] OM 6.66, 3,396.5 1,568.5
~~!!~!~~:~..::==f==;F!::==~=1i'-.~~~==--;f......";~
[centej...Hin..cliY:..Sumler'COOnty-......-.. ..--n....-...m-'t---......."m...--'-.91dn...--'-..-..'-m...--31~...-''-'--.-.---..-..Tnj-----..-.-".....-O~OO....,---..-.-----'--.1:'71! - ..n--53-1:6....." ....-.-.----'1'00:.'
~~~-t~~c-!=:!!_-=i-=l.~;l
rg~f~l~l.i~~~~~-. . '-'-j='- -.~:-~.i--------.-...-t~ij..-:=,.~,-.. --H~--'--- ...~:~ -"...,,-.-...--n-H~-==.~3~:~J=----+:~~:~
~~~~~:~~;u;n~ t ... t~~:;:i~i~ .~:;- . ....ii;,,~:l.. .~i!
ig~~.~~~6t,i~ffief~,~tynn-.....-n---...."'+..n-n.--nn.--~~'?~- nn--n.n..".....~~n-n.....'--'-----~:1}-,--_.-"..--~:~-...,,-....-.------..n.;J~'-.-.-.-.."-..1:~~:r1.-,,~."....-..2:~'5~:-7,
'ChrJstmas^ct)"p.orangecoUOtY'--."--~.-1----TI6~c.._---~'=-.__..-15t-----o.-oq--"'~---''''''''''-"325T---124~
~~~~:~~~~~ot~~~~:~:::::l:::=i,!:~=::.:~~~L-=~~:!:~=::.::=~B-::=~Jl-::-=::!:*~,=:':H
iatrusHil1s COP, c,tiU'sCourliy~-'-----.r- 4,024---2, 13~.---"_<.m...~ 9.BO~--'---o:OO:'_..--.----Tg(t---------.4ff.-t--~-2T8]
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http://faclfindcr_c<:nsus,govlservlet'GCTrable? __bm=y...-ds_name=DEC_2000 _SFI_U&-rcdoLog=false&-format=ST_7 (2 of 13)11/29/2007 11:17:29 AM
Florida by Place - GCT-PH I. Population, Housing Units, Area, and Density: 2000
[Citrus Park CDP:'~HfllstiOroughCoun"fY"''--'-'~r'-.'-20,2261~''~~f.6or-~~-1('''-ag,---- 0.32i~"'-"~- -T913.1r"~"-~9-~
tcitriiS-Rkjge C6P-'""'-"---'~-~"''''''~-'~'i--'--'"12.~"'"--8Jit--- "~~50.59!'-""-'N~~'-""-46~ii5'-- ~ 256 g-- -'176.7l
t-nm--......--..".."....."'..''-'------__'''..''''......n___n.........'..'''''....-m-,L,..........'_.._..nn_n.."..~'..,.........___n'_.._......r.....n'n__m__.__........,....+__,,_........., ..._._...~_....,,_ "_...."..,_"..,,_~_" ___m...............'...'.."_..."..'''..__nn..._m..._.._:
~~~~~~~n~~~rtj--------+--H:t---3,~----~I~ --i:~ -~.~-- 1~~_~_ ;~~-----~%~
r'" Osceola'COunty (partr.'".'-'-m....-,-~---'t.---- 2,01~H_~'--T.954r~-~~"---'0:2&~..~-..-241Z"--.-83ii-----si'~
r""POifcouniY"{j)art[=:.=====1=::'..........n_4,01C........n"n:fH6]'m......----m-...~......Knj""n-==_'o'.23'....,.."..,.==~].~=~:-674:~--n--=....-_.."-522:'11
~~~~P!!..."9~~OP, ~!~_Coun,!L..__~___..__~"..,'_~..~-."...~..".J~..~.....,_~___,~X1;~~,-_,___..J.OO~._,_~.?1~27! ,~ 195.4L_,.,_,"__~:5
P~~.~.~~~~it~'n~l~:I,I~._~~~!X,__ . ..nn''''..'.."..,...J..___,..,...~9.~,,!~?L _n"..'..~!.~g?i__n""_..'.."'..m,_,,~!:_!S..'..'...._n___1_?:~j,,,___,,,,..,,,,,,,, ,.?5_:_2_~___",,,,..,,,,..,~:,~.?,~.1,[., '" . 2,,?~?,:~:
jClermontcity,lakeCounty ~ , 9,333, ~_",4,368i _ 11.47: ,__ 0.9~._,w__ 10.49: ~~i 416.&:
E~.~~,~,~..9~_~,.~h.~~.~~~_u_~_ty i",__nn"."..'..,~.'.~s, n_"......~'.~?_~'._n..""...."'_.n_5_:_~"''''..n.._____,,Q:g~:_mnm"..".'..n~:~~______...... .. '~~"ry .~~~:9;
~~~s~,~,i.~.' Hendry:,~~unty -"._--_.~."_'M~^'"..__.M""~~~~."^'''..'m,2~~L.,..~__,,_..~!.2'"_"".._,.~~."".~,..,_,..__~~~... _ ....,_!~~R:M_ .....__~J
!Cloudlaketown,palmBeachCounty ___, 1671___M'~___~___M_'~'_''''_' 0.06..__ 2,651.8i 1,079.~
!Cocoa city, Brevard County 16,412 8,064. 9.52 2.06; 7.46, 2,200.~ 1,081.1:
~'se-~~ciiL~~~L~uotY~::=:,:=:=','~'~ :_......~~:""f2~4ff(~~:.=..:J:70K-=-==~'=:}I~[:':::',":=!~~f5,"..,:,:,..:=_::':'Iit~:.:=..=~~.;55~nr..n":-='=:~i2~~~
!Cocoa West CDP, Brevard County 5,921: 2,537; 4.281 0.00 4.28. 1,383.0; 592.6:
;'_..___-;-""_w~~_'~.'M......_. , ~-..M....-------i-------..-___:-'--._-----.,---...---'--;'---,..--'-55"~'~_._,.--',~_~
i~~.~~-~rs~'%le~-~~S;~~.nl"."....._'_-~n+'n-......"..~~.~'t~..-..._.".."..??,:~".......'_"n~.nn~H},--.n__..." ~:~._..--.._...-"..,,-1.Usi-"'.."....._~.~~~:},....,_....._~'~~}~
r-~.-~----.-------t.-.--~....--j----.-..-...,..-,------..,--..-.----1--.-- ---r-----..~-I
~~~::ao(".c"'fuavencDP,~~wanj _: 7,741[ 3.301 11~ o4._~'t 6,602~ :~5q
~~~~~6:ig~~tn~~..-~.~-n"o/ --in.... ..... 'f1:~ .......~:1-f~- ~~~~..."."~..-n-.."6:~..n.n_-..''''""......HZ.- ""'~~~~~:~m--"-+~~
!CooperCity"city, ~_~rd County-=:~_ j 27,93~ 9,289, 6.~'- 0.351 ..,,* 6.3 4,402.4: 1.463.71
iCoral Gables city, Miami-Dade County ! 42,249 17,849! 37.16' 24.02 . ,216.9 1,359.1'
\___m'n____..'.."..,........."',..__~..__...,..__.~___...,,__,,._~'~__'nI.......-..--"~~~-..~_.+_..,-,,..............--..--_.._l__..___.__....___......-'.-_n..____~"_.....i"_____..__,,_........_,,__~.~"..'___n..__'_....---J.....,-...-.......--.-,.......{
~ISpriogsclty,BrowardCOUnty ~117,549: 41,337'L~_~~___Q1~_ 23.91i._~~_,_,~J~
!COralTer':~!U?QP,Miami-OadeCounty-+___24,3~~,95~ 3.45., 0.02 ,__~\__~~}_...l,319.~
f~~~d~~~:jlrkS~.~t%unf!'n-_n........,..-........+"..-"......_...,,-~~~-..-------....-.-~.~~5'm--.m---........-....f,~._.-".,..----g~it.......~__._______,,{~_.".._~_m"~.'_~j-:fm-"--n_......~'~~}~
jCountry Club CDP, Miami-Dade County I 36,310 13,781-- 4.51i 0.2Qi, . 4.311 8,420. , 3,196.1
iCOUntry EstateSC6P.Browii~rcounty j' -1]lQ--.-57i--'"Toq-._..O:OO.".~~-W......-..~-';i77.e~-- 144.
[COOniriWaik'C"Dp~nMiiim'~Daae.COuiitY......n..n-l.--.."......."..--.1(f65j'-n--..''''--.3~4<fin....'..............-......I76r'..--........--...o:611--"-n"..--"~."'I7S..'..'..'-m--m-j:-879.:(rn..."'..".......T,'241:"
@~~t~ach S;~~~ JOhns~-':!~ty___'~ri ~~~~~_ 1,53t.___._..1.5~ _:-Y~~r"__~___,~3_~,,_.__, 646:~~,_,~~ 1,~7.1!
;CrescentCityclty, Putnam County , 1,77fj 846] 2.14[ 0.30: 1.83' 968.~ 461.41
1cresiVTeW"CfiY:"bkalooS'a"couniY-"" -\ '14:r~ .. 5:'91~ -............ '1I-s3"'" o',6'~ ....EUI~... .....n"'m-r1~~..nn'''''''''... 462:~
~rooked lak'-~~~gDP-'-~_~un~ __-+___1,662 ____.'5.gt_____~___ 0.00 __~___3~~-~34~
F~~9ty~OWO..~_xleC2.u!!ty...__~___1 1, ,_ 7~ _ ~__._. O. '.:..~~ _ 93~__~__ 421.1)
ICrystallake CDP, Broward County... q 0.01' 0.01, O.v, 0.0
jCrystal lakeCDP, Polk County 5, 2,389 2.81 0.1 2.69: 1,983.~B7:4l
lcrysial-Rj'ver'diY:'CiiiUs"COLin"fY - "......... 3, -"""''''''f,'9s'a -..--.. 0.5 """"5.'ia "'n..-nm--ifH.g-'nn..-n-.."j4;3:41
~:::~~~;,o:~:~~~nty~=..- ! ."=___{~~!-==~;:~=~~"' ;:5 __~-----..._;~~-"...M-^ ~~~:r,M-~~~~
icuoer.c'DP~-Miami~fiaae-tOunlY..".....'....~-.-'--"r..-~..--Ti;3~.._..'..'...._nm.T~--_....._-n.n---..6:;5.._-.-n---"..(fo~.r------..._'---6.7j'---n----."2;585~1r--'....'''-.._.863:~
~Ridge COP, Miami-badeCOuniY-'-~;~..--24:781t---~8J25.-'-~~--4]6~--"'..-0~1'1r--'- 4.75-----f213.~"-..._-1:835.~
!Cypress"'Garde"ns COP, Pail( CountY--w--r-~ 8,aJ-'-~-3]4r'~~--'-------o.~'--~--'3.8t-.._-_. 2,~28.er ___._J~037.g,:
!g~~~cg~~:~~~~~~~~:::F=~~~J~F:::-}:~~:jir.::::!~:==-:;l=::T~IE-.. . ~:~JU
iCypress Quarters COP. OkeechobeeCounty I 1,150, 469 2.71! 0.00 -m 425.0' 173.3
ii:iidetliiCi~;pascotou,;~.--r ...6:jiiir-i,8f~ 33.;.biq......... . Ii';..... -fiiii~1..85ii~
~~.9.1t""""CD~.':""'~ni!_____I-- 3,J.1~ - 1,01n _____!.:."'L.__02L---------"oi _._:-.1.ii24C-,59]
iDania Beach city, Broward County i 20,0611 10,84'71" 6.31: 0.22 6.09: 3,294.2 1,781.2
~venportc1ty, Polk County _:==-~_~:=- ~~"' 9OC--~-O~OO~>O~"--T5i=,~"~23o.5--'-58fg
:Davie town, Broward County i 75,720. 31,284: 34.17: 0.741 33.43 2,265.2 935.9
i~i}1~~I~~i~t~~~n~~€::::~i=::-~IE:='i=::;-ii~~~'~-=:::~lft::-~;-m
:Deerlie~ Beach ci1y, Browaro Coon~ ---l_ 64,503 37,34~ 14.9~ 1.5q _~~~ 4,010.~ 2,781.6
l~~nlakSpriogsc.!.ty,Wall~Cou~_ 5,08~~ 2,4~ 11.241 ....."'_~2r- 10.97j w__ 464~__ 224.~
~~~~ili~~;-t~~V~iusia.cou_nfY-'-'~....,-=.=~~;"...-"--- ....,,--.~~..~ .-~---.~,._,..._~~~~;-_..,-...---._-~:~..."._,,-----,'...J..6~&~'----.,--.-_.-".~:.~~~:~...,'--.".,.~
~~~~1i:~~~~~:~:t- +--if;::i~~.--4i]. -~r.---~~:::~!l--. 2,~;
~~to~kescoP,sarasotaCounty-----t 3,19 1,35 1.26). ~_~_ 2,537.,- 1,072.
,Destinclty,OkaloosaCounty : 11,11 10,5 8.1$ 0.6 7.5~ l,477.t 1,408.
[DOCiOi..Phiiijp~d5bp,-orangenCOU'niY........-"....".."..I~ .... '~i:"54r ......"3}6. .;fas'.... "n. '1':4" - 3:40- ^ m2;iJO'a:~'''' fnjir~
,Doral CDP, Miami-Dade County j 20,438 9,186 13.64 . 13.16- 1,552.6 697.8
!60~'~~~~'it~,IS:~~*W-==:.~=n..-"....--r==-~':.2.:~:~:'=-==~j===._....,,-~:~===-:-""6:6~"-~-^~=~:~~=='-...1~~';~:}===--"~]
town,PolkCounty i 2,9d 1,4~ 4.31: 0.38 - 3.93 740.~~
--in-ciiY',...Pineiias-countY'"'''..mn-..''----''''---rn...n------'-SS:691:----.-....'.."--19:95"'..---,.------n.28.21;nn--._....'"''1''7:8t'----..----...10:J..';....~..".n--n3~438-:.i1..-m.."..'..-(9i2:o
~;;;,~~~~~c:~~=-~J::..-~~I::..=.!-=-~~==:=-=......:t=:=-~~IE-=:;~~
:Eag~e~~~~~polk..~~ty . i 2.496 9641 1.43 O.OS - 1.39, 1,Boo.5 695.4'
~EaStBron~~~;'LeVy ~~tL~~.:=_"~=.===~T:~'=='=~=='-. 1T4if=~_=~'o][~~~==JT46==:=}[~:=~:=~=-39~
:,~i~.fi~:-tJ;:;in~~~iY..".'_"....n...----""r'- -"-2'~:~~'" .... 'i3,j~4-" .n3~:~~' ~~~ ---J':~. . ?'-~'~:d __n._... .t~~~
:Eastlake-OrIentParkCOP,Hillsboroug~: 5~03i. 212cl 466 --0--'.0+--- 4381 '--"~3-"''''''''^-405J
;County :", , . : . , . 1 1,02.Q '1
hltp:llfactfrlldC"r.cC"nslls,govlscn:Jel/GCTTable?~bm=y...-ds_name<-DEC_2000_Sfl_U&-redoLog=false&+foOTIat=ST-7 (3 of 13)11/29/2007 II: 17;29 AM
Florida by Place - GeT-PHI Population, Housing Units, Area, and Density: 2000
iEasfPal8i'ka-CDP,Puinam County ~i}..~_n 594:' 4.50" ,,,. __J::~OL ..~_21j,_._ ii3'2:3: 185.2'
[E8sfpeilinec5P;'M"ianii:15adeCOunlY 7,07Q 2";339: -::"=-~-=~7r.'3937:,"~'-----~'~o~,OOoo-L"-~~'~71.,3~37~.,._".^~f294586'.:,~.:~_J, 1,'84,',=..93i
l~~_~~_~~,~~,_Er_~~,~I!,~,~~_'Y.. .._-~_w_~-~_w-?;l~~--' ---91f;-~ _ _ _
lEast Williston COP, Levy County _ 966 3811 . ------n-;:i".TF--'''--'''''..--6:ooi'----m''- -, --IfjT'.'''-n'-n--3'f6~ 122':'5
r------.,~--~.-'-'---__""___",".M__,_..__,,____+__--.-"...,M...---~_+,,-....M________ __tH______.._____.._'M.;-__..,",.____;;.j"..___~___..,_"_,._,,_..._.. "..-.-------~M_,i
!Eato~~~_~~, Orangl!~~tr__._____"_.J___...__2a___.__..~~-----..- 1.09: ----lU.9.L-____ 0.98; ____?~_._. ~~_,.~1.~
~~.~~?w..n-,-~~~_~.i~~~_~n~.~~~L___ _L,.. _..?_52..___ ~__1.6;".. _____.?..:~: _9:g?L. ___._~":~_~,_".,.________J~:_ ._",,,,,.... .._n~~:.~
)Edgewater COP, Broward County ~ 803' 0.2 0.00: 0.231 3,494.4 1,953.9:
[EdgewatEi'rcl\Y.vOlUsfilcouiiiY---------,. ., -"--r-: ,- -'--18,66('. . ---ro. --~<"""o.37r^" ---- 9.971"-' ........, 1,872.~ --~~--"'~826'-0l
~~_~~,~_,,~~,_9r.~~e.,,~~__~~"'"=_~---- .- --=J~9Qr=~. ...._._____ ___....._....._.__,,!~~__ ==~...J>:?!L~,:,~,~.~~.===_~~?f.:~,..,_,_~.~.~~~r=:,::___..?~.!:_~
IEglin AFB Cpp, Okaloosa County .. 8,082 2,32.!L_~~_^ 0.1~ _,,~ 3.00 ~ 2,640.1: ___~~
!Egy~!:..ake-,:!to CD:, Hills~l!.[~~~9'_T__,.,]2,7821 ____l4,52~ ---"....w_~____.J?:?5_.______~:~7.L _" ._..2:~~!!~~__ 2,433.4!
~~~~"~D~~~-;~~goonty -t".. ~. "~1:11~" . ~~~;~,.... -- -- -{i~- ~~~4'm .. .~:~#- - 3,~~:.t.._-..-- t.~;~~
~~~a~~~~i'~.~,~~Q~~~g~~-"-~..---.."-~=h~~~~....""..,-...-..'1'if~~~-"..-...-....-_n-l~::~"---n..-.-....,,-~~--'~'-.-n.------~::~-..,,---..-n-;~~'~~~~~"-..-..-f~~~~
rch.iiOiieCOuiltYjpart) ---::===---'T-::-~57~-'"'4.~-~-479 -~-~1:14j--" 36L=_~,~~-""U68~~
! Sarasota Coonty(part) , 10,6171 6,449: 8.04: 1.86! 6.1& 1,717.~ 1,043.
~n~r-:fpp:..Escam~~couniYn====.='....r......."..---.--18.-:f~-------s:f~..'..."'---.=--'-f2.34--=m....._."'..--o.oor==.=~~~~'=---"Uf~I._~'-........--'''..n666',.~
,~~~~ofFortlaUderdaIeCOP,Broward I 1,7911 1,09r 0.401 0.091 0,32[ 5,667'4 3,464'9:
f.sw~_~~~~~_~~1L.._._______,,,._w__~..,,...._..__ 9,50~ ...______Z:~~~,.._" 21.13 ~,,__~~~,,__,__w_ 21.0&, _..____ 450.iJ,__,_,.___~~~
l~.~~..~~~,,~_~If!1~_~__~.?,~nty .".,,"~~ .._...~,~!I ... . ?:3~ _~_:,!,~. ?:?,q""... .__~_~_!,:.~_ J?:,~
:~ustiscity,LakeCotInty ~_ 15,106. 7,3221 9.64i.~ 8.35 1,808.~ 876.5
;~~e.~_~.~~'.~~-'n0'II~~, ~~.~-ty__..""'__'m__._n"".."..._,l,.nnn-n"...'~.!.~..'m-n-n-n_"__,~.~..'..'''n___''n'__..m.~,:'~.;''m_...........___,,_9:,?~, __.__..__'__m_..____,g:,~~..,""',..,,"''''''-..-~~.~:-~nn-..-n.'..,~.~:.~
lf~~~~~s CD!.!_Qr_a~Q~,_~~!!!L,_..~__~,~,,--~3,89!~_._ 6,32~---.M~.-,~.46i ___MO~.~?~~_."._~~!i--_~-3,550!._'""M..~~~6J,
Q;~;i~~~~t~.rt)',~;~ . ~:~,. n ..;:~::bt ..;~: :~l~ ~g;;
,_Levy COun'X.(p..<1)~'n_._~_L._.~_~....~-~.-~~ '3~___-"27.. _nn2c~!L_~.~__'~--~ '09i......._.J()7c~
IFeather Sourn:l COP, Pinellas County ! 3,59(; 2,02n 14.09: 9.8S: 4.21: 854.1( 481.3'
ri=ellsmerecity:Tnd(anRiverco~-'---!----T8fj---...-~-5Ao.c...-.~~------Q1~ --5~--Yi9.1t--'--'.-1ffli
~~~::~~:~~~~~~r~~nlY".==:~,.,:':J==~~~=J:Q~r:-""-'~:~.)~,~~,-,--,-:.~.':::=~~:--j~~=~.::~'.':::g~-,~:-.:~".-'-:.':=':~~}~~r::~~,~-:=::,~~l:~'-'~~.=.=)~~~
1Fem Parf("CDP~seminole CounlY"---~-"T---1(3fg...."~-'-3,760---~34!----'Q.2g:.---'--2:OS__-4,055.3 ._~.9.
!Ferry'Pass"CDP.,".E's'cambia:-COuntim-..-",......,""....:-nn-...,.........2';:17& --1'2:'700,..,n-----,-_-..., .-.i'4.--nf-n..--mmn--..6'._62r.".--~-------14.-6g-."'''..'''-,.--.T:929l------n---.--'ooi.-~
rlsland COP, Miami-Dade County L~,~?!L__~Ei~O.34j=-~_~-== 0.341 _ 1,362~~~--=-~,~2J
. .~~~_~g,~p.~.~~.~~.~~.Q~__9?~~ty_m"...".._nj.".___.......,_..._~_'~.~L_m______n' ____.?~'~"n___n__..."'_~_~.:~,!L,...__"...___,,_Q.~L,__......______"'n~'~.._~.?,.._._"'''_'",.._.~_~_l~~~"...m__''___.. ~.8:~
. C~,COlumbiaCOunty , 1,_ 4~ _ 2.5~ 0.00: __ _ 2.581 527.~ ~~
City ,,3,224 4.08i OAo, 3.68: 1,345,t 875.4,
rRagiercounty(paitr_-"'~---~~--T . 4, -....-.-.----3,13,~----=4.06,~-m_--o.-4N---.~~332.3-"..---___-857.4
~~'~~~~;,~I~~~""~.......~=:::I=='=~~J:":::==~I====,~:r=~~f .~~=2::l::~=3,::I~....~~3~~]
t~rida.9!L~i!Y, Miami-Dade County j_.._~M_!,,~~_,__ 2,541~_____ 3.221 ~~___~___ 2,436.3-~.~,....!~9.3;
!Fbr~~ Ridg~w~~' 1~~~_l!ver Co~nty .__~_.,,_-~-.l5l!.?L---~.-.__,.~----E,:?~----...)~~__-_-._~~~L____...~409.~._._.~~~~
1~~t_~j!r..~'?~,,,~,~?!.~..~__~_~.ty.__._..._.....___..,,..,1,__..,,.____n______~.?!~,~..~,_..,_,.____""._1~~~_,.._"'_,........_..__,,___""~.~~......m__m__..__Q:~~nn"..--"-.......----~:?!.Ln____n._____~~.~.~,~:...~.__.n__n'___1_,~~~,:.~
tort Lauderdale city, Broward County j ___~~~~"__ 8O,86~ _.16.0Z __ 4.29 31.73;.____~~~~L_~~
iFortMeadecity,PolkCounty. , 5,6911 2,62 5.02 0.0~ 4.98[ 1,143.8: 527.6;
~.~,~~..~.~,~,,~,~.~fi=.===-~I~=...__..1~..~~g>_n____"..._..3_~8_~~=_.._m"..~.Q.._~__~n_..__.".n__.~~.~!=~.__..,~!:..~~...___.._._..1~~:_f=~_~~_J~~]
!Fort Myers Beach town, lee County. ! 6,5611 8,429 6.16. 3.29, 2.86 2,290.~ 2,943.,~
~~~yirs Shores COP, lee County .-=t . 5.79t=--y?ct , 2.4(____~~Z _.__ 2.15 ~ 2,699'5_.'= 1,1~~
,Fort Pierce city, Sl.lucie County j 37,51~ 17,17~ 20.76 6.0Z---- 14.74, 2,544.a 1,164.71
IFortPieicii NOrtiiCDP:StTuc~couniY .......1................. . j,j8~ 'j:68n . ...................4,5~ iiOfi ..........................W... ... ....(6i;i.r ...... .......600.6
IE~~!~~~.~_~_J___'"_~;,~__ ~~~---~~...-~"_._~_____J~sg_._..__w_~J~~___'"__~~
i~~rt W~~!?~"~~ cill:.S~.~,~~~~-L.."___,_~~.c~!A__ 9,oo~__~,,__~,1L,,___~?!._~~...1~..__.___~,683.a_'"__!,3~
!Fort White town, Columbia County ; 4~ 1841 2.31: 0.00: 2.31: 176.~ 79.~
i~~nn~~~:~~t%~'~~~~[)~~n1r~o/........."--+----..-",,..,,~.~-'-~~nn.----.".""'~.~"~~~----..--..--.-..".".n~~~~.."...--n---.".~::6d-n--..'n"......--.."n~~~-nnnn"--H:~~;}-"."n.n.-t~.~~~
~~~!ii~iiOi@~n~==~-~~=,:::--.-,~~~=_-~=~==---f[~i==~~~~M==~iQ.7~-M==-wJ!Ql==~5~~~
!:~a~~~I:-PadgellISlandCOP,palm I 2,264 764j 1.1~ 0.00j 1.1~ 1,915.11 646.3
i-----"---~-~~...---I-...-'"..._._-~~-+-----~-...--~.-->_.__...~_,_-~-~-,---,-~___.J
!r.~.~~_!_~_ity"..~~_0>~~.ty_"_mm'" ""._ ._m..."'...,._i._._..........._.....__,?'_~.?1mmm"..n''''''_~,~~nnn..__.._......^n___n~:_~_~'" " .. 9_:~1,__ _}_~~~ _,!,:~~~:~.n_n'___n'.__~?g
'Frult Cove COP, StJohns County : .. 16,0771... 5,549; 17.87: 0.D1. 17.86 900.2 310.7:
~!UiUa~d ~~,~~ lake County -~-~-4-=~=~~~~~~~ 1,28(~.:__~'3.6t==-(j)~ _1.92_m 1,0921-__._~-c44r~
iFruMleCDP, Sarasota County i 12,741; 5,476 7.04 0.00: 7.04. -- 1,809.9 777.9
rFuSsefSCOmer COP, Polk County ---1'--"-'-- 5,313 _.._'--~"---T~---O.OO.-..~ot---752~7i-----"~42J]
rGalnesvinecity,A1achuaCounty ""~-95.4:i't...." 40,105: '" 49.10' "'-'0.92 48.1~ 1,981.0 -832.4;
~;;ii:~=;===Tl~i:~:ii'~~~::ii~:~=~if:1,gi~:i]
!Glbsonton COP, Hfllsborough County ~- 8,75i -~- 13.6~ O.~ 12.8S 681]---"269]
iGiffordCDP:lildTariRiverCounty j'--~~-~a OA5----~t--~1,078.11~---510.0
[Gi'ade'~~W-CDP;~~i!1f~_ade'~niY.-=:~_',=r===.-14."46&==-5,TO~.,,=_=~--.m._'--m_'2':54r ...... -'=-6:0li---".-....,......w--2.-54'--"--..--..5~694:~'nn-...n..-.-i,010'9
~~~~;~;~1~~~ty~~::t=~~.."~i:~~~~+~~~.-ii=~,i~:::,===--%if:=+lijt:::,~;~
,Glenvar Heights COP, Miaml.OadeCounty i 16,243 7,5911 4.38' 0.18 4.211 3,858.5 1,803..i
:GOdfrey'ROadCDP:BrowardCOU~-:--.----T7~~m_,.-s~,W".^----0.2i~-------lHjl"-----"--.-~ 0.2~--""---.79s:-7,.-----c--~--254:~
bltp:l/factfrnucLccnsus,gov/servkllGCTTable?_bm----y...-ds_narne=DEC_2000_SFl_U&-redoLog=false&-format=ST-7 (4 of 13)11/29/2007 11:17:29 AM
Florida by Place - GCT -PH I, Popolation, Housing Units, Area, and Density: 2000
[~~~.~~h,-iOW~~~~Iba~C9uiitt,,",=':'T--"=,,='_':=~}E=~.==:I4j[=~'=:~:,--15:4(r""""-----lI06i-.=_-~::==~:::O.34r:=~n""""I69ii:......n'=~Ji~
~~n-9!t:5~_~!'~ COfli.l!r-~~_,,_....~~L-_~,-._~~~~.-~,_-~~~_--_~~4~_~ 0.04f._.____..__.~_~~-~~~-~J!736.8i
iGoIden Glades COP, Miami-Dade County! 32,623- 10,54OJ 4.98; 0.06- 4.92,[ 6,635.0; 2,143.71
f...................-.-..'''..-..."..-...-......,...____._..............._n____............o____...____.n______n..__..""_.r"__...._..._........_.....+n._n.__nn_.._.._.__....'...n....n.................__.n.-t-n.__n..'__.......___..__...._,_;.__.n.n'....'n_.n__.._._._,.__.....,__.__.___~_._-!
IGolden Heights COP! Broward Co~L--+-____~ 185: ..__~~~PQj..----_..P:.l!.1_~,832.~ ~~
~:~~~t~~~~.~~.~~-~,,~~~~tt~.-.+_.... '1~:;~ ;:~~~-'.------H~ --~~-----~-..-_t~%---._~:~~~
1'_nnnnnn____n...____..........."'...._'_m___....".''''''''......._.nn'.....:"...'........._n'_.n________..'_n__n____....__....:<_..........n_n_............'.....--:-......nn'__n........"'..';......____m___n..._....._..r_'..._.........-.......-..'..'1'....."...........--------.....,
!_,..Qrange_~.~trJ~~"__'''__,,..__________M,J---_6,6~__ 3,~ .._~~_~____ 1.22! 5.46~_ 2,629.~
L...~~~~_County Jp~rt_L..________~____w___.__L___,,_~,~,~!L,,".~__-'!,367l-____.JJ!~_no.___ O.OOj________~ 1.37! 4,5~~-.J,,!..~~
:Golfvillage, Palm Beach County ] 230; 146: 0,84! O.o1! O. 277.2, 176.Oj
~iizaiez-~DP:.Escambia-coiintY..'... ~__~_ - 1'f.3'6~--' "--==""4:26~"----'"'' .... ''15:341'''' ... '0.651 .........-1"5':2 -... .i43:4--.."--n'=iijf~
;Goodl,andCDP, Collier County ...__.___.1.. 32Of" 3171 0.40: _ . 0.19, _' 0,2 "1,5.12.Of,,, 1,497.lJ.
~_~a,~,l?P,~in~_~~~~f~ ._ .-------,~,?~,1r-~--~-2641 .~--~--~-T~.~-~----0~.2or~-"---n_-T7 -.. --~-,~_~f~;~ -. - ",,1,~~
[GOiiid'ing 'CDP,.Escambia t'ounty I ....4,4841 . (437: 1.231 O.od,' 1. - 3,643.:4 '(167.6
iGouldsCDP,Miami-DadeCounty ~'-. 7,453' 2,367! 2.97j-~~~~96;'-' 2,514.51 798.~
'Gracey'ilie'citY',"J'aCkson-cou'iliY" -z',4<i2t-. ''1':OiGt .. 4.401 "6,'10. ";f30, ''''s59:d 2soAi
>--_____.._,,____,.w._.~__.___".. ____~~ __._._'_~!_~__"~__.,_' H"o'___",.. _,,_...____,._w..__.,,___..~.,"..._.... ",,,,,,,,__,",-,,__,, M_'~"__I
iGrand Ridge town, Jacksoo County ! 792" ~ 2.26t ~_._. 2.171 364,& 158.4;
~~~~~r_g.a.~I!~__~g~,...~i!~,~9~~.~..~.~~_~Ln____n"n'~~~~),~"..."...__.."n1,,~,~.~~--n-..n...."....-~-Q:?~_ ........ .PJ11 . .~-,E!f. ,,_~~~-'~ 1,?~.~:~
[Greater Northdale COP, HiIIsborough County ! 20,4611 7,849: 8,451 0.55 7.GQ 2,591.() 993.9,
!Gr6aterSun Center Ci5~~-B~~roUg~~~tj!=---~- 16,321T~-10~.----~'--"T2:~r==~~==Jg[=:~-~M..T363.~.-'-----838]
fGreenacres dty, Palm Beach County i 27,56!f 14,153: 4.67: 0.01! 4,66 5,917.6; 3,037.9.
k;ilien.tove..sliri!i9sC/ty;"ciiiyCOiirltY."..,'--..--mmtn. -......-...--'-5.;37g'''--....'------2;r9~..---................-n.9~4~--...-..-.. "-----i6Jt----..-"-''''nn-Ks2J-----m-n--is9:a-----------.n,.. 322."5
~a:aowc6P:BrOWartlCOUriiY---~--.-..._...-.1~---~----2.Th---"-~"6~~."-.-~---"2~'-~-T96~--.-.-mq
i!:;::~~~!:~~:io/~:==f: .-!~l:=:::f-----1::~-:.:i=.::::J:.-.-.~t.:-~!;
:Gretna city, Gadsden County -------r 1,709 55 1.88! 0.00 1.88: 906.~ 293.4i
~rove.CTiY-Cjjp:..Ch'artOiie-9luntY.". --.....-,......- .. I69ln- -------f;4st.....'----..--'''f331' .- .----o:o~.. - ---------e~~.."---..---..f;647jr..."-.-....1l4i
1~~;~~lr~~a~'~ok~;a-COOnti ._'~__J=~~~" -~;~~.- -.---..-...-.-2]}1..,.,---,.-..-.~~'-2;:~~,..".:..-.-..----.'1*-~,~===-H~,~-,-.....-1.:.t~:~,....=,. ._."._~:.1
jGulfGate Estates COP, Sarasota County! 11,641. 6,nd 2.81,. 0.00 2.811 4,142. 2,390.
!GUifPortcity,PinellasCoun~~^ 12,52~ 7,300 3.84;"~ 2.8~ 4,422.2; 2,579.1:
GUif'Strearri'"io,in.'Palm-~Ch"COunii"""'''''''''-.;' -------i1'if...--.........-S2:c1......-.--- ..--..'...-6]31.-....--.n'n__~~...6:o'~-......-~==.--6:7~-..-..---...953~...".......-..........~32.~
Gun..c:~~~()P.c!'~I11.Be~chCoun.lL"--_--21!1__~ 2.._. O.'2~~__~_~E.'OcL 22~~
r~~r~a;~~ctJ!;r:a~~~-n'ty."""--.------'--n'''.....i"n.nn'nn-~:-~~~.------"------...'2'~~~...."......------ "..,~:~--......"...----..-~:;.....---...-..-----....,,~~~~...-...-.........~:i~tl.-.........m..K~j:~
l~P.!~~~.~~f?..~c,:ounty~__=_~~=.==[~.=..=~=!3__~~_____,_!!t__..~____~J:l[~~==-~~'_..._==fO!=_." ~_!.!]_=..._!..8~]
i~~~~ons at Boca Raton COP, Palm Beach I 11,30~ 7,72~ 2.61 0.1 ' 2.4~ 4,547.Z 3,108.~
f~~Ur~~~~~~~~'~;~~=--~.~'~'=+=:~:.=,~:,-~~:~~=~'~=~~,,:- -~=-=~~;~~ - _N = ~:01 ---.._,.,_.',:~~~~~ -...--.-~f:~r'-:.- '~'~'J,:;~:~
~~~~!E~li~f~:-.~i~~~~::=~.....;~..-::::=i~~:.. .l~ ... .....~::1~:.=~~'ffi~~.....~~
;.^...............__........._...__..n__'___..............._______.'__n'........n__.__.....__fm..........._......_""._.._.....,.............._'n.__...__n.__..n....._________.._...__^__.___......___.n___'.........._.......__n+__n_____'...__......,..,.".............._.....n._____'n_..._____..."....'n.".""'___n.n"_._____~
~~::~~:~~:~~~n!r-...--..-_,~"l",...,......--_-~~ .,--~-~J.----- ~:;~--.,-..--~-1~~..'--,.-~--~~-~~"~t--.---'-i~.
!Heathrow COP~Seminole.COUllty--W---T--- 4,06B: -~r--- 3.3.~---D.5i...-~ 2.77 1,466.q 707.
~~:;~~~~~~~~~~o~~~:.:I==~P,iF:::~r;~..-==~,~=_~::...~.~......:::=~{E~::I~..........-i~..
i~~Zi,~~~~~~\~:~Ta~1~b~eCOOnti...-.'---.--f.-..-,_...,."...,.~-~~~l:-..-..-..-- ---?-;~~-,-..-,.". !~:~.~,.... ~:b~'-'..-... ,,_.__1~:~~__ ............-~.}:~~-:~.--- ... -....-.~~j~~:~
!Highla~~~~n,p~~~~~,,~,__l,_~__~!_5 ___ 3,67~.M- ... 0.64; .0.4. M 7,705./j_ 7,~
!Highland City COP, Polk County ! 2,05f 81 . 0.8 o. 0.83 2,474.7, 987.0
iHighlaii(fParkvillaQe,.Polkcountt==l~~-=--~_=no~~~===~_~l. ~~'--0}7I "~=~=~-~~.-r---388j
~_~~..~~i.~~:..~~~~~~ti...n'nn--'~'t~==t~.~l-....---....-.-..+-~~n'._.----..........._...~:~~__=----......,......-~~~....",..-.."..-~..-8:-~n----..--n---~:~~~:4n-nnn"--'2:'~~]
~~a~;~~~~~:~:~~~:~~~..._..-+""~~~~..,----~~,,-,.-- 1~:~__.._.__{:,,~,,_,,__ 1i:~}-- ~~"__m__~
fHifiCiesi'ReiQ""tiiS..iOWii:--PoTk..couniY----',.."......-----._-r................'-...--266,---.-----------..-..1~"....-.-..-----.-o.Ta..'-...--------..o:6a......----,n----............O:1'~......-......-..1;64-6:r..--.....-----.n-ssfO
~]liardtown;NassaUCO:UnV-----.~'2JOf-~l]66' -- 5.49: O:oq-m_-... 5.4!J 491.7: 194.cl
i~i~~r.~..::~'~=~f=m~~~1::~.~t~1... ...i:1
~iie-so'und..c6P:..Maitin.couii'tY--........"'m..'.--..'n.n'--.1..'..".--........-.n:3i~..--..m-..-.......m.6:64r--n--...........m"--'fLjl---..-m.......'n'"nifin-..".."..--........n'n---..s:...."..."" "..,..'.....'..2-;il{j'2:... ....,-- .... 1',1-56:...1
iHoIden Heights COP, Orange County j... 3,856 t,6~~ 1~~,,~__ 0.4Q 1.21 3,030. _ 1,281.
!Holiday COP, Pasco County j 21,9041 12,788 5.73 0.35 5.38 4,070,1{ 2,376.~
lHolly HiU city, Volusia County ^~----'...T--_rrfi~----6J4~---'---4.'5~--".---o:6'.._----~M_- 3.89 --3.1~-1,579.~
ffi~~Bea~-~w:J~~.~unlY.-'..,. -.-..[~=..-,.--,..!~~~j--,._.-.........~*~~1=-----m.........,...~I~--..--.,...,..===6:~:'.,.,."..-~-=-...~~.~=,-....}.~I:.. --,="'---'--i~~: ,
~omestead city, Miami-Dade County t 31,90~ 11, 16~ 14.~ 0.09 14.2'"8' 2,233,~ 781.4'
fi~~:~i!'f~:~~~~a:u:n~f::::~..J:i=~::=::;}~:::~:t!:::==Ji~::~::iiH=:::;l
!FIl_~~~_~.~,JOw.~!__~_~i~,,~U~t;:~~-~'=:_:~:~~~=_~___. . _ 301! ~~241-~-~- Q_~~~, "~:2Q,,, 1,014.11 n 1,~81,-,_7,
i~~~~~~~~c~g~~~e~~~ir:=-.,.="'-.1--.~-~.-~--~f2.;i~.-.-~. --.--~.~;,~,---,-.~.~~~~=~4~, -.~::,~,~.~~~~~--~~.:"..:..--~~-{:~ '." . -~~~~:.1--..'-~- -'1-~~~:'~
http://faClfindcr.ccnsus.guv/scrvlel/GCITable?_bm=y...-ds__name=DEC_2000_SFI__ U&-redoLog=fulse&.format=ST. 7 (5 of 13)11/29/2007 II :17:30 AM
Florida by Place - OCT-PH I. Popul'ltion, Housing Units, Area, and Density: 2000
LH~.~~~_.~~~~~~~0~~ge 29.~~~.~=~_._l'_::"~~~'='~'~w~.==3,8.~~w~_.___~~_1L~='~Jl~L~-=.". 4'~i-_'~__'__?~'!!.?:~'''_"~' _J1~,~~
~~n~~SOflISland South COP, St.LuCJe ' 4,84~ 5,88~ 48.071 43.5~ 4.511 1,074.1; 1,305.J:
iHypoiuxo"iOWn:nPafmnBeaCh'COlin~n". -: ""IiJ1s: .-... M" T,OOG/ 0.8l!' -w------O:23r--if5~'-....-"j;38!fZ-------'2}tj'fji
~-~.-~.,"..",..--_.-.._-."".~.-,.,....,-.~--.,"-,...--.--..-~-.~--'~.'.....--r--'..~-..,--,,-.".~"'-+--_M._",_._.__.~.;.____.._____--,_.,_'",___._~__""'_"'M_'~_"__'''_'"M~
!Immokalee COP, Collier County i 19,7631 4,987' 8.OB! 0.011 8.07! 2,449.1: 618.Qi
'_~.~~I~.~.~_"!!~~~~r.d.~~n_tr_~..~~~_=.:='~C~_:~',=.~..~~=~~-',~.~-~=.~:=~~~~I?:~=-=:::j:,~,~':===-fK.__~..._._..?,~~Q;_~..w---' 1,~,!f~
!fndian Creek village, Miami-Dade County i 331 36i 0.45, 0.03: 0.42' 77.9: 89.?!
~--~--'---'-""T'M_""'_'-~!--~.'-""-"''''~-,,,---,----,,---"_._~__w__.__-+______,__^".__.,_,
~nHafbourBeachclty,BrevardCounty ; '__'.. 8,1521 ___ 4,3151l__ 2.63: 0.49, _ 2.1( 3,810.~--~016.7j
'ndian River Estates COP, Sl.lucie County --r- 5,793, 2,494: 5.75: 0.211 5.54i 1,046.Z 450.4
IfildTiin.'River-Sh<iiidowrdildlan-RiVercount:y"t"'.." . .j:44'~"'''''' :t88"il' -fi'i{n- ~..-.. T9ii:"" -- -- - ~5.T~ . "'..:---n666:~"n~"'""."-..556:~
~nd~anRocksBeachCity,PineIIaSCounty.4 5,07~ 4,032: 1.39: 0.4~ ___ O.9~ _ ~.~ 5,454.6:'::_ 4,~:!!
~nd~anshoreslown,~n~asCounty___t~____~__, 2,547)~ 0.951 _,~_ 0.33: ___. 5,097.7, __!~~j
~~:;~;;'~~~;Coun~_ .......j........._r;~__.........l~~......__.........~.;;L...........~~-......J[......._........~~L.=.;:t~
~leflachen.town:PutnamCOunty ~_...L_~~~__~~__~~5.' 254.1: ,_106.1!
i1~~:~s City, Citrus County __---J___._ 6,789: __ 3,63j'~__~:!9L_..~r_~.___..? _.~~__~ 498.~
Dnvemess Highlands North COP, Citrus County I ~ 665! 1.941 0.021 1. 766J~ 346.9,
ijiivemess'HiQhTanassoij'iii"~Q~~Ii@~--COij'nfYt~__~=:=5)8~"--"==:~"2.i47:"~==:::~::="-"'iU~~"=:=-"""(fiHl-,,~~'~==::=-~~':='~'''''''''''1'',02~~=:=-=:''''486:fi
~~~!l""-~Coono/________~+___ 6.92 ._._~!L._...___,~ -~L--~~- 3.612}L~~9~
)~?~~n9:Qf\nl_~..~.~.~~....nn"....,,,,......__nn_..........,,..__.+_,,..,,,...,....".._1.~,z.~_n._'n"'__.."..,'~~'~~__n_'n'..."..'"....~g:_?,1_,__,...."..,..'.."..'n~:~.""'"....__...___.n'..'!:~_~..."",.......,,.._l_,~.~:~nn'''__.....,~,'.~_Q?:n,
iCoitslam~rada, ViUage otfsfands village, Monroe ! 6,846, 5,461; 7.25 0.14: 7.11: 962.5 767.1:
...........un y'--"~'_"___M..~~"~"_..,,___j~__"_~n_'_~__M_"_'_"_'.'''~_"__M_,_______ -...~iM_.___.,J-".... ..~..._-_.~",""---.,,,._...._-J
!Islandiacity, Miaml.D~e County I 6: 51 _ 66. . 59.94 __ 6.4~ 0.9 0.8:
i1stachatta COP, Hemando County i 651 5Z O. 0.02 0.1~ 505.4 404.~
1!~:aiitiOe'ESiiites'C'[j~~j~joW~rdCOuniY~::,~:=']=~=.~:=~'~~'~==.=~='lt~'====~~__,"".._.~01,..-.nn',~'='=-~-(J:21[=.~~={j'2'9jl.."='=.n34I9
~S_Estates COP, Miaml.Dade County : 17,586. . 7,44~ 2.80! 0.15 2.6~ 6,645.9, 2,815.0
~~~~:~-2~~~;~~rcoontY -.----,--".-.-..~_.-...-~..-_..!~~~..,-w_.'--~tf~.....- "~-~i~-'--.-~~~::~~ .!~~~;--^"~--""---2;~~~~_.'-"'-."'-1,1~~
~CiiY'CiiY.JaCkSOOCOlln~'^'--"'----T-'''-''-281 ~-'1f~~-'_.--nr--- 0.13 "-rrq'-"-"""~--OO:7f"'---"-1?j
~~~~~i~~~~~ -. L--1:~=~-_-~i!!~~~=::.-::~-:=~I-=:=~.:g- P~~f~=i.~
~~~~~'~~~H:I~Io~~-~niY'--'-'--'-'''-''-'--'- ,-.--,-...-------~---.-._..._-~~~~--.__.-~.:~i--~."-,.-~~ ..--~l~.~l...,-.,-,._.......~~~.~._......--.-~-r~~
GensenBeachCDP, Martin County _ i 11,100 5,80~ 8.1~ O. 7.25 1,531. 801.1
1J~~~:i~~~:,roB~'knii-i----j'~~---i'~l--H~- ~4 ';~----+;}}ldW]
IJ~;"?t!i;7~Si:~ic~~nWun!! ... ..... L~=39:j~t......~~~..-:--21ii:==:~-:=:i~-.:::::l;~t:._H1~]
LJupiterlnleteolonytown,pafmBeachCounttJ_~__ 36& __2~r'_ 0.2~ 0.05 0.18; 2,090.:1--1,300.
Jupiter Island town, Martin County i 620' 494: 3.6~ 0,9d . 2.7Z 22B.q 181.
iKaih'iee'il-C15J''--Polk''couii~n~..'.-....._-_~~~__ ..n-....j:'isa---...... --...f;25a:=..."..'..--n-..--:f3~'......---..n...~..6:~"- .... ""'3~~ ...-986-:,f'............ "375.
!Kend.~ LaJ<es COP. Mi.mi:Q.ade.<:ot!!!'L_.L__.__ 56.90~ ___.~~_ 8.611_~__.__.---':~___....~!l6.~~___3362~
~~:~..g?-e:'n~5#1,~~J;a~C:~nfY.."....n_.....-"...!""""."...-'nn.!l-~k="...........".~~~;~.:~~:===~'~:~~~.=.=---n~~'n'n.-n--n.-~~:Ji....:'....."......g:~~:c==-i:&~~,:~
I~~;~~~~~:l<[~~-:::I==:~t~i::::=t~..=...;-~~.......=~;..===;;~...~-li.;ii:f=::~ili-~
!Key Biscayne village, Miaml.Dade County i 10,501,- 6,37~'~ 1.39, 0.1~ uS: 8,225.Q 4,992.8
lKey eo;ooy'Beach CiiY, MonroeCOuntY~'rW<~~---j~'-"'~-'~1~29r-"-..'~'---6.67:~'-- ~---O:~-"'"-[51r-'- 1 ,549.S----'--'2:s4'f'O
!KeyTargo"CDP';-Moorc;e"COuntY ",,,,,,,..... n___...."'..":..."."""'n._ nf{.."...".""'..''''---,..'---'''-if04~..'''''''..,..''......-----1-5..'2~.........,. ..----j:'1'~'-nnn..".....'..'"f2:T~n---n.-"'--"9jff1!'''......''' ,..,.. "'''~
!KeystooeCOP, HlIlsbolOugh County I 14,~ 5,709,--- 39.2~ 3.16: 36.08 405.4 158.2
K,ystoneHeTghts ciiY.-. ---~-.-T----.~~.~-----5?-----4]:i'.---.-O.09,-..---4:54i-- -... 296:[----12'7,
~~::~~:frt)-------T----.;34~ ---- J--"-;~r---~r-.--~----~~~---~
ti<ey..west"cf&';"Miln'roe"CooniYn"..'..-.n--.-.".............--y-'''.....-...'.."25;47'8nn"n-----....1'3;300n-.--n"-..........-..'7:40.--........"...---nf.46t'_""..'n..n-n"'--n.5'.-95'-".~n---.-4;285:d-..n.n.nn---2;237:9
tKfngsPoint COP, Palm -Beach cOUriiYM'~"._-t.M'"'--.-"12,207t~'"- 10,494t-~~---1.8Z--"..."O:OO..-"-1.8Z.'~~98:5-.'-5,'i5"BS
!KisslmmeeCity,OsceoIaeounty i 47,8141 19,642m----------nr--O.641...--~--~j-1,177.6
~~~iiJ1,'Wa~n~:==..::.~F~F:::~'ilF=::ij~.:=:~::==....=;:~::.~r::=:i~
i~il:I:.~~~~e~-~u~~~~r-:,..__...--....,,,.....f..---~--n-.-fr}~'~-----"."..."-6~1..-..--.---,_..~:~-"'__.{~.M"..~-.-'"-,-~~~'---_--~-n1.~~:~..~....,_.,,-T."'~-~:~
~una Beach C5P.BiiYCOUntY~-.-~-'-I--'". 2,909 -'"r88f__.~=~~ia,~-~---~2.5S----r:w~"-.~-t517j
ilake Alfted city, Polk County 1 3,B9d 1,741; 8.59 3.68 4.90 793.6; 355.2
i~'ke';sejvedere.EStates--tDP:..-paiiTi..'seaCh."-..."I...'"----n--~..m-1.,~2Jn--n--n~~n"---..~.9t...-nn_-...'-'...'O.~~-"n-.."--...nO:oJ.....'n".-"--"--..."~:~tnn--nn2,634:r..--..."...-,.".~~~.-~
~;~~en.V1sta.~. <Kange Coun~__t=--__~_~-=_ 49tj'= O~~_~L...... 3C____ 2-1
i~:~~~~~~~;6ii""~~n~.. ...+ ......-~; .........i:~f-.~~--.~.~.........- --ii.~ ....1,Ua-j~~
i~~&~%~~jii~'ch~uno/ i ..---i;;~=--;~r=--~~...--~~=:==:~i~::.:lil==.{:ii
ilakeHamillon town,PoIk County 1,3041 ~ 0.8 3.03 430,0 176.4
iCiike Harbor COP, Pafm Beach County -~-~11a: - 0.00; 1.3t--1~--ooi
rLake-Haifcb'P;-orang'e..coliili;;.....-....",...... .n_ .. '5571- ~.-.n"""""'''-2~ "''''6:48' -1.37-'" ....... '467:'9' '1'M':~
ilakeHelE!nci!y, VoIusia County j 2,74 1,2041 4.3 0.1() 4.2Z 650.1: 285.3
rcakeKai'firin Ctfp:1akecouirtY~--~"'"'"-."..'1'-...~_._''84S-"'~.-,._-~45t-,..---'-'"I.87--~----2:00-~-'30T.8'-~---162]
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hl!p:/Jfaclfinder.census.gov/scr\'kUGCTTabJe? _ bm=y....ds_narne---DEC _2000_SFI _ U&.redoLog=rnlse&.fonnat=ST.7 (6 of 13)] 1129/2007 II: 17:30 AM
Florida by Place - GeT -PH I. Population, Housing Uuits, Area, and Density: 2000
JcakeianddiY,n~k-,~'~nV:"','_.'.'-'-n,-n._'''i'' -ii3',4'5~' ,.~,_J~ig)l -sf.4i.C"S:Sl: .. 45.84 _i/~lIt_ 8SO.3!
~akefaiidH~'iiiands'tbp~Polk'CoUr;tY-,_._~t" '1I557 , 4,748' 6.16: -'G.571'~- ~ 558' - 2,248& ~~ 8503
fLake lindsey-COP ;-Hernando 'CouritY~~---T-"""'~.'-~~4gt---~~-3Ot~"---'-'~"-"-0.02f---, O.OO" -- .. O(jt~~U068----n5T~
-."n-'''nn-:-m-n---..n-6kaioosa-COunti-..''''..'''..~[=----'-'''i:'i9t~==:~~_-If4~.-=:~==.=~~~-~-~~~=-:==:~~,._~-"""i04r,.~....'3>m3]._~J:54~
Coun~ +____~13~_.___383~___.__2.~__~~_._ 2.61'___3";;;l__ 1,084Z
e County i 9891 4851 5.04: 0.30:' 4.74, 208.11' 102.4
Gke~Magdaienec5P;HlilsbOrouQi1Coun~t-~~'-28',75f-."..--12,938T-'.'-~"-nT, .6g --"'--'''fl11'-----''~-~-----''~-2,718.9----''U23.3!
lcakeHMarycily;8eminole CountY -1,,-,-w-11,45~~~~'~--:rj51i -"'--9:67"-----'Too---e.-"""a.'6f'--- 1,330T-'~~505.41
[Lai<e..Panasoffkee-CDp;.S'umie'r-COunlY.'......,"".j..,. '3:4f~ ,'~i;34'~'" ----~{6~ o:o-f" , 4.03 ,--846A ,-" "582':~
iLakePa~lown',~aT~.BeaCtlCOUnty'~-__---~'- " , 8,,7211 --'-~_-3,_65o."" "" 2.35: ~O.1 -m^--.-~"-i1r~'~'~'4,018.t-'..H~-U8i~
'~_a~~:~_~~}?~!i,_0~hla,~~~Co-u~f :"'",~" '''''''' '0000' ",- "~i,~~~,~'~-" "~_" (f~," ,,--'" ,-", 1S4f~"-"-- ']) "~~"m~'?.::s7-" .-:~_~::--"-" -- _.,~ ~02-,~
iLakeSarasoliC:bp~'sa'raoola.touniY--'" r 4,458"' .....1.ssif. "f37!' 0.' '1,3' 3,25' ..t,'f59.2]
iiaites-iiY-th's'BayCDP,'MTami.Oade COunty-T-''''---g:055.'---~f7j'--'~-H-.r951-~''-. O. 4. '''''1;86 -'704.2
~___"__~~_._._....__--;_""'__'..w_.__,__~~_'!,...~~_,_,,_+_,,_.__ ,_........____...l
~::~!~;ii:~~~~il1~.n.iL::I:=~'!E=::'::~1:::-_ :r:=!~-:..... ::- =6,~:1F.2ill~
----_...._--~--_.._-..-~-_.._~.._- .....~~.._,-----"-----~-----,
iLakewood Park COP, SI. lucieCounty , 10,4~ 5.124) 6.92 0.22', 6.7(}, 1,561.6: 765.1:
(Lake:nWo'rth"diY:"Palffl"'Beadl-COu'ri'iy'"'' . .....- r- 'j's:'1'3:f" ..... "1s;a'iH' -S.4~'" O':8'~"'" 's:641 -6,225.2:afo.~
keWOrthCorridor~Op,palmBeachCoul\tyi 18,663, 6,4~~.,,~__,,_ 3.4~......_ O.O~ _.~,,_2:~i__ 5.452.:~ ~ 1,882.11
,PascoCoon~ , 2O,971! 8,25" 21.11, 2.511 186~ 1,126." ~
~i~~~~iC~::~coon~ . --~6i:ir}~~---4i:i~--:.=~~r-:ii'~~]i'!:::::j~1~_;:=-iii~
Lauderdale lakes city, Broward County 1 31 ,70S 14,3251 3,64i O.OS! 3.59 8,832.1: 3,990.S
. . Co" ; I j ! I
i~trel~~~~a~i~~ou,~~o/..."._-_-nm-.."n_"l"...-......m.~{~j.,_.--~-.?:t,~#-_---n~...-_"~~~....~n~----6~'-"-"----"_"-1~~n------^~~:~}-~-,,_..~,-~'~~j
kauref Hill city, OkalOOsa County -"-------t--~~~~'-----~--~.__..~4--~J-----r.f4t---..'-"174.9"-...~
rcawteyCity, BrBdford COiJntY'-"-~'~"'~--'-""'---s56.-~--""m-~~' 1.3& o. -~-- 1.3$ --~47~~--214~~
fLaYtOn-cili:-MOriroe"Co'unlY'..'..^-"-n."_~-.._......"+....._-----"---"-i8-an--.n~__nn.-.f6~tn_---.._-.(f24~-- ~- O. ":' 8!fO~~ -.... 762.~
tcazy Lakevfliage,Broward coUii'ty'''''-----T-----'''-3S'---.-'''"'-1+----~-Qot. , 0~~,..-'--..-.T576.Z-539~
~a~e~:w~~~~~yg~=:::=f=_.~ 516V--2~ -.. 2:~~ -0. ::==:=:~:=:1;=:::Jjii
Ileesburgcity, Lake County ! 15,956: 7,74Z . 5.7 18,67; 854.a 414.8!
!cetiighACiiis CDP,leeCOuntY"-'--""---r'-.'-- 33,430-m'-~14,486.~-- ,~-- ,. --~.~----- 3523 -'-~~f,
i~::~~~;~Z~::~~~~-~~~unlY~:~.=^J~~==.'2;':'~~~:n......--"6,~~~~,~==:=:==.~:~'~-^---==~oo"...-..==--~:~~===~.._:-::~~:~m=:--~:~~:'~
[[eiy..cD'P';"corjier'Cou-n~"'''''..''..'..-nn--n.''n''...''''..j,..'''..-n'-m--3:851,-..--'--nn2;6411-.'nnn....."'..... {#" .n6:6f" 1',4$ 2:638,<< "1':'806:9
!LeiYResortCoP;coITIer^'CO"untY"'mmm'----"""r-.."-'-..,-;42tf--'-ml~-~-- ...< .5~i~""-~o.O(r~.'..'--.._'51:i~"m_-~- 272E--"-"'267.~
fUghlhouse Point city, Browartl County "--", ._"~- 10,767 - 5,87f 2.4Q~~Q~--~~~~'..-2.29----;r695~q- 2,560.11
~.."n.._m....n"n."m_n'n.".n.......''''..,..,,,.......''...._nn____n'...__"'......'..""n"'"_..__mn_'n..nj-____''_m_n'_..__n-ln_.n''''..'''......,..,..".."...'+_n_m_""""......~'f.."..,.......-....n-mmm-_-n--.._m_nn_"___m""n'n_.nn_..__"......."..,
t":~:i:~e~:'m B~~~,~un~-..L,~~--i~J--'- ~:~..--.,~::; --i~~--~,-'-'-.~:: ,,,__, ,1,;~:~ -~~~~
~~m~angb~~~~guni:-~-~..==1~='-.-=-.:::-:~1t=--~-~:--n~:~~-~~=~==~,.:.~:~~----.-..~~~~.."Uf:~-=.:....:'::~=:-~-l~-~-~-~~~~~:~:-~-~~J~:.~
~ochmoorW~~1!!~.!.,es COP,~ COun~~-~-~-,,-_~q.~._.. 2.76, __...~_'O.53,~.__.J;~L___~!l9.~ _~_ 825,]
!LockhartCOP, Oran~_~~ty ! 12,944! 4,95Z 4.56; 0,19; 4.37, 2,96~ 1,133.
~giXiat"Key-townn. - . "'" '..."'..'''..-"m.m-.''...--;'-''...'''...-....-'..''7:003'........'-.-............8;8....~mm~.n----...--'1f.o~.....--n.---".-12:1l"'--"...."-,,......nn--4:si'''.n---n-T54Ef4r--m-- 1 ,7
i , Manatee County (part) '--, 2,5911 3,08~ 8.9~ 6.741 2.18, 1,186.4( 1.41
r' Sarasola County (p,irtj---" -~-~~--'7- 5,012 5,745...-~---81r--.-5.4lf---2i3--~834:z-' 2,10
IlOngWOOdciiY:"-se'mklOIe"C'ounty , nn---'nT:3:i45."n'n---nn'n""i{'fa9'..,'''''',..''..'''''nmn"!L611..'",.."""'n-O:z:a."-m""".""...,',...,,"sj-i"..,"''''''''''..''2;5B3:7:...."'''''........"' -97
[oughmanCOP, Polk County l' 1,385 ~ 3.77: ~ 3.7i ..372. 29
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~GregO~_~~P,Lee~~~~_______!, 7,136 ~982;_. . 4.09j. 1.5~ 2.5~ 2,!84.1i ~3.a
i:a:rer~~~h'~:~n~ir~uri'fi-^-nn.".=r"~"--n_n-4]~f1--n----m_..m3';~-".._...'..",..n'----'i~~-.._...n....-...-~:~--.....n----.......__..,,~':~*"...--n'-4:~:~"_.-"nn-3;~-H
iMadlsOncrti,~idiScilCoun~".'===J:~'~ 3,061i~'--r:m~--"-- 2.5~ ^'~-"~~[~^'--"-""--"'''2.5'r--'''-T2Q91----551'~
IMaiUand city, Orange County . 12,019 5,1041 5.67 1.03 4.64' 2,589.11 1,099.~
iMai"abar"toWn;"'Br8va<<fcooiliy - -_. ... - 2,62"-- --_m_f;fi71 ---- --1321 -... --258: - 1063"..m "'2466" -n-110~
!MifOiliitoWil,"JadisonCounlY,n .---"'~--" -2~-----3Tt1~----313---000~ _M"'_" "J""fj ~ -- 641t -~20S
~~_n,~.!~p~~ ~~n,_ p~~.,~"~h, ~n~"'n'_~_~"". i...... .. . . 00 _32_( -_ n2?~i --.... .~.4~ 1.98 0.45.~........ 71n--. 6Ofi,
IManasotaKeYCD"p:'ChaOotie'County "'"'Ii...... {34~" . f,86~ ....2:72.. f:66:'--.-----...."-.."--.iOi( .. ..M..(263:~...--........~T753"..t,
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.Manattee Road CD!,...: Levy Coun~_~_---f.. 1,93 i 1,009 _ 14,3fi 0,00 ___.EL- 135.1___2~S
[Mango COP, HUlsborough Coon~ -------L 8,84~ 3,6d . '.6. 0.07 '.5a 1 ,927~ 11 788.3~
!Mangoniapa:it-tOWn~pa~unty i--- 1,28~ 4~ '-~~'-0:71f------o.oo- 0.71: .---~B69."'~--S911
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Florid3 by Place GCT-PH 1, Population, Housing Unils, Area, and Density; 2000
~~~y~~~J:'es~ati~h~~~:~"~~:n'cee-"~I~..~'~'~~~::~~l..~-'~~"-"'"""2'oj=~~~=O~I~ .. __.__~~~__~~ ..... ...~..;i"- 'M ~__1,391.5~ ~~_ _9M~8~~!
iMayo town, Lafayette County w._~j_'_,"_H 98~ 365: 0.82: 0.00i 6821 1,209 l' 446 7i
iMeadowWoods COP, Orange County I 11,286i 4,4411 11.41: 0.041 11.37;--- -992.~ --3'90:5
~~~~~~~l~~~~-==~-=~J=:~~t;=~=~I!~--=~:;-~:~_~~~~~~~~;~B~-::-i!4~~='=:~
,Melboume Beach town, Brevard County : 3,335. 1,55~ 1.28, 0.251 1.03 3,243.5. 1,513.31
~~~ii~i~unw=;;J-;;;-;-~;:;;;}~r=~~I~=::~=:~;;jr-=:~~i:~~~i]
:Merritt~landCDp,Bre~ardCo~.!r_____,,_.l-____~ 36,0~~_n,~5,81~ 47. ~____17.65. __~~~~__~__~
l~.~~."~~...?!,t.r~..~.~.r..9?~_~o/n___"......"."m'nn_mLn_~ __n~~.~1,,~ .,,__!,.~?_~'"'" ..... ~_:~ ~~1: 1~1: 777_3, !:O~O~
iMlami city, Miami-Dade County i 362,470: 148,3/3& 55.2 19.59: 35.61: 10,160.9, 4,159.7)
iMiaml Beach city, Miami-Dade County.-==C=-~ 59,72~ 18.711 - ~_~_!.3-=--=-^"Ti~___m -8,4~,!3:
Jv1ia~IGardensCDP,BrowardCounty MwL_,_~____._ 8911. 0.41: O.()()j , ~__._~,~!~J_~~},197.~
~!LakeSCDP,Mi~i-D~County 1- 22,67~N_'_ 9,00~d 6.3~ ____0.431 ~^,_2~._.=-3]06.4!--n ,__..!,510~
i~:::o~::;~~]:;:~rto0~nw=i .... ....~...:~~f=-.......~~~=~~:-..=~~=:=:~=_. .:':H1'il
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lMiiiOO.Cjti;-;-saniiROSa-COUnlY--nnnnn-..-n...-"'''"l''.....''''".."'''',,..'T644."--.---..-"""3;'f51l..----..""..n.......-(581".."..n..n'm-nmii~-..."-..".."..,.."-..."-r3i-"".'"".''''"''T6H:~''..''..''''..''''''''ii6.~
!MlmSCDP:B~2~=c.?~nlY===..~==r..~9:Wt..-==- 4,1711 ~~ ,_~~~== 19,.:8Q ",_,,~~1:!:_J..~~
i~:~r;r:cri{B:;a~~!n~..................... ........_..j............~.............i;'~~. ...j;:~~1gd...._............... ..~..~................+m~ ................~N
t::~rB~~~~~:~I::~~;~u~ty ----~tH.-...'--~ ;::~~__"'___~:~~m__ ~:~~_..--t~----~.~.._--,-r,;~:~--~~i~j
!MoJino CDP, Escambia-COuntY~~~.-_..-t-~---~---'~-:504t:'--.~'-..'7.fu~-o:o:t-- ~-188~t..._---i2.-;
~_~~ : Z~! 1~ ~ QOO 3.~ ~ ~
~~~:~~~~u~~~~....===-:=F,~~:'=..;~:~::: ".-";1~."""'"'' -- ~-~ -~~J-=="-"...n~:~=-=~.+~=:~:~~::~,;~I~==:=~~:~~~~
l~o~n~Dora."~'_"'~e(;()unL__ _+__9.c41~_____'\.6~__.__ _ _--'7~_ ._...__._J'_~_____~~...___1,915,~:___941..~
,Mount Plymouth CDP, Lake County 2,814i 1,171. 2.93 0.1 VB! 1,010.8 420.e
~T~rrycitY:PoircouirtY--..==.=~=_ 3, --'--"-T6f1t-.. 3.21i -'''[ 1 ----T6t-~t-~ 525.~
l~x~~.~~~__~g~!..~~~~.~_~n~?_~_~!r. _....n..n'n.!.~'.2.,!.l__.."..__ _,_~!.~~1L...._'...._.n__M__~:'~~'_____'_"_ O. __n".._.._ ,,_6:~___..._~..~,_Il9_~__I,n____.__~~_~~:~
iNaples city, Collier County 20,976 16,956 14.4Q 2 12.03' 1,744.3 1,410.0
__",,_"'~',^,_M..M'_'__.'____"~,__M'___,_____,~ "'_...._'",_..._l..._"-.--,....~"..~m..'~~_n---__ _.~__.___,___-/...-._._"".._"."~,_-+________,___.!
INaplesManorCDP,CollierCounty ..__..1_..,...._ 5,f8~ t,16~.._ o.n O. " 0.69_--.-?:,483:9._._~~
r~:r~~:t~p:g~~~b:~~~tY._,._-.----._,--.,...._.i.I,-......-..-.""-t6*......."-..-....{~---_--nn--n-"..+~..n'._n--~-~~~n.."..._.."-,._.,,+~_..-,,--..-h~:~-...._._.-t~~l,
, ___ _------..~~w__'~~_~__~_...,..,.,_-------!
iNassau"!!~~RatliffCDP,NassauCounty i 4,661. 1,70~_._~-.a~---2.:..o..q 14.81: _~5.1: ~3
1~~~~~-~~h.~.~~W-~o/--- .---"" ...TT - ~'~~d '4:~: ~:~~ ~::~---nn---nn~-~~:l--~-.."n-~~~~.:~
~-~~~~~,~"~~f~iW-~~~c6'u'ntYnmnt..nn.....---n.~'~:.~.~.:L"--,,,,..".....".."tb~~"""."..."n"nm~'t.~~."....."...,...,..."...K~n....."..,,,...=,,-,,.H~f..,,--,-..-,,,,,,~:.~I~:F,,-,I:.~.~:~
~~-Bew.;hCTtY.V~~ty -r=~~ 2O,04B.:=~~i~~----'3Q.78-=,__ 3.~ ~..---==-~17.6t=~=,~., 724.1i._.-==~1j
:NlCeVllle city, OIIaloosa County i 11,6134 4,907i 11.33 0.41; 10.92 1,069.8 449,3;
kNObleton'_~~JiemandO"cou-~!i-.:==~','~=t=-:===='l~~=:=,,=,,:I~'~ '''''..'''''---''"n'n-O:21r........,,'.',.=~~:2~:.,=.:'__~':'~',.:6:3~C~:__~'~:~'Jf2.'1['''''--''"'''''''''''''''74'1''.'q
~~i~~~~~~uW~~."'~.m_-,.w"'''l-,~m- 3,~~,_"_.._".. 1,~~,",.~--"'.-~,~;--,~,~----_._.-t~t'"..."'-..~-~~~-..-....~:~~:~
INoij'aiilfCtiP:nM.iami~Diide..C.?lliiiY.n'~~'...'''.....-"''..''r-mn_n.---.i2;.WC...'--n"i:'39!j..'''"''...."-....-..----m'3:6f''..-.''..''......6:041--:,=':==.."3.61!".~.~,...,..... "6;36'9:"'\ ...... -....2~649:~
~~~~~i;~r~~~U~W!=...~;il==.;r~:=-ii~-===~it==-i~===20,2;~ ......... ..1~;i~
~~~,~~~t.o~~~;~~nw j ........ ... j:itt:i5'~ . ........... .~.~ ......~..~..... .5~ii2,lil=i~
~~~~~c~:'~~iZ~ui;~-I..---~~--iH~ ...-...----~~ft--......~:~ .. ...... ......_11~-. .....B:jl~~.T9~t~
W'orthMiamTCity, Miami.Dad8Co~--+-~6q '--"-'22.2811-~~M~-9:~-'-T5 --a:4S-T080.~"JJ
m~_~~~~~.~~~~~~t='~~Ji63..--,.--_.-!;:;c==~==_.il=~~:::=i~,~,:~-~~:::J~tl=---=1;]
~i~~~i~~~~~~n~t--.....2~;~H--=~-----:1;}----~~-...--:;j......... .j~ii....-+ii~
tNOrtilSaraso~P~soiacountY'"---r--. 6,73~ 3,209,---' 3.7~ O.~-~i8--ml....--. 848]
W~~;~~~~;~~'~~~~~~~t:==J~j,~~.':~'~,.=,-,."'..~~~1-::=~=ij1~==l~--...--.==.~~~~~..-;: _~~,:~~f ..,~.:=:~~~~.a
@~klandclty,OrangeCOunty i 936 379, , 1.6~, O.oq 1. ., 57.. 232.~
iOakland Part< city, Broward County , 30,96$ 14,509-"-'~ 6.00 ._.-~-_m-----S:3d"- m"---".[gT4~i 2,302.7.
~ak..POlnfCDP:-'Browarcfco'iin~"-m'''----......''-..''..Tm"n.n'........''-""'145 ..-n-SQ"-""-."..."-"-.."o.Oi......"-.':"-.".n.CJ:OiS,"",,..-..,...... b~64! '-~f5ii.~ --.. 1.232'.d
IOak Ridge COP. Orange County ~ ! 22,349 7.79t-~~ 4.31j~-~lf.1['--.-4.T6-'--S,37W'-'1]72.~
~Iacity, Marion County '-===--==I==-~~2[5Q11--38]3 o.~, _-38:63. . _~189.Z '-530]
rOcean Breeze Part< town, Martin County I 463 579 0.211 0.04 0.17 2106.5 3384.6
tOcean City COP, OkiiOOSaCOun~w, 5:s94----T693-~'~~"-T9t~--"-0.31:..~.--..~~'~.'-r60-."..~i.493:5 '. --'-t681.a
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Florida by Place GeT-PHI, Popuhtion, Housing Units, Area, and Density: 2000
~an RKige towO:'PaimEfeach CountY~ -,-._, --''--'~-T,63~-~---~-- 1,4491----- ---fopr.:"--."'1.14r-,,",~,w"~---(IB~( '---CS<J9."$"- m, -'f,69f3]
160000-CiiY;"ciliiige"COuntY"--.....,""----....,," i 24,391' 8,405 14.05; 'O:S2[ . 13.23' 1;843:',r 635.1:
[QdeSsa-Cop:PaSC?s:~uniY-""=~==.=,~~J~=~~=""-3, f7~ ~.~_,,=_~27~===:,,"'~"5.ift==~~:O.34r=::==~}}ol"~_=: _=-5981-~ _ _"~"}{6j
~kih~~l~5t~:"~ifn%-==~~_- ,..,-.-.-:-~-=~'=:~~=~n-.----------------.=--~!.~f~--,,~~----- -------.-, --.--H~l---------,--"-..,--,-"K~~t---,-.,'-.,..,..,.,'--~-~----6:-~~t---.,--". ~:~~~ - 2,~~ ~
~keechobeecity,..Okeechobee,,~u~!t,__~l...._____ 5,37~____ 2,1021 __~~__ 0.04i._____,.._4.13: _._ 1,302.9: ___ 509.4]
iOldsmardty, Plnellas County '11,910: 4,8391 9.67] D:75r 8.9Z 1.335.~ 542.8l
]6iQadjp;'[ee'CQ'u'niY"nn-...-"..-nnn----==J----.-- ,.."'''-'---i;39lr-n-n''--'-......''-55l''-----..'..--.m.m4.'4~.......'--m-n-"-'O:'1'5r..--n----'"-..'''~f25fnn---'n--n--329~''..''''...--'' -5H1
~PTaHelQ~mT-baae-County i'-'-"~ 13,~~~~_~_="'0.2C'"-~~;(-' 4,941.~ 1,554.~
!Opa-bckacity,Mlaml-OadeCounty i __.__~4,95.!i___~~,i~____ 4.471 _~~_ 4.33..~1.9:__ 1,248.~
iOpa.lockaNorthCDP,Miami-OadeCounty ~__~ 6,2241 .' 1,58~ 2.29. 0.111 2.1ft 2,869 __^ 730.5,
~~~~~o~:ia~~~~~~............L}~ ..... .~~~i==:H~ ...:::.~~~==-{~==_~:3;lli]=_=~j
~~~~:~:~~~:r~~\--_w,-~._.+,,-._- ~oo~_"_ 1 ----t~~~-- ~:~~!,~._--..._g}-~,- ~~}t----T~~
[;;;~~~~==_=_1.:~~8:::1---~:~o--1~:...J:f:=:~::..::.i:1_:_:1::j
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jOspreLCOP, Sa~~County _~_.____~~~_,__~, 4,14~~_ 2,261j .....~__~O~~_~_~~....l~L~,__,~~
1~~.~~"~~jn~r~~~IL,.".""--"'''n----..."."..1"."..-''''m'n--26:J.f~".."..".."."."-.n8;9~~,n.."m".."."'''-m1~~'4S''.''..--''nn---~.:~~"."."nmn---"'''''1~:'~'3n''''...''''-nn-j)~:l-n-----'''5:j:~
.Pace COP, Santa Rosa County i 7,393 3,0961 9.38, O. 9.38; 788. 330.d.
!.~---.._--_..--,--~-~,,~,------_:;l.w_~.___..__._-.-__" _~~~"_;..__ _ ~..__.......
ipagep~~co~J:ej.,~~.'!,'L~"___..",._.J_,..__~_~~______0.28i. __...2:_ ~_~_,...~:~_~~__"_""'_.__~!:~
Pahokee city, Palm Beach County i _ 5,98~ 1,93ll 5.39' O. _ 5.39 1,109.~ 358.9
r.~-~r...~.~,~~,..~.~-~.~n~~~.ty..,..,"'___"'n......"""".._ _,.._."..___mJ~n""--"...'..-..__..,,_~~~______. .. .___......~~ ..n"'''''_''''...n__~--'''--,...._..''''''''n---~:'~._,,,.,,-..--....,2.3~:..t."....___,,,.,,..,__'_~:.~
i~~~a City! Pu~m CO~!L_'".,________".____." .._.."^~~~_.__ ~, 7. ._.__....~.~,..__~~&__,..-.~.1,442.11-.,....._- 62~
g:;;~~~~;~1~~~::::::=::: .-~.!~{t{=:-3'~~'i-:::......~OT=:1i. ._____6~,;} ... .Jit..... .'~;;~~
:.~~n.:.~h town, PaI!!!.~~~h County ~""_".~."'_~9,4~.;i__-,~ 9,94~.---_~~L.-,~,----,~J!-. _____-E~ 2,669. _~ ""2,536:~
~almBeachGardenscity,PalmBeachCOUntyi '.' 35.000:___.. 18,31n .55.9~ __~2~ __ 55.6o;~ 629.6: --------.229.0,
i~i:~..~~J;,.~~~~~,,~-~..c-?~,~ltt..----.m-----~.~~~~.._.-^.--",,{~~---.._.."".-"'nnTh~~n..--.."...."n'H}.".."_-".-nn..-..1'~.i~"-"",,--.-,H~~:,~--..-,,-..,,..._~,~~
~oastc1fY:Aagler CouiitY''''''''''-~'--- .^-..-r~--'32.Yfz"~-14,92~'M-~-~51.70-m'O]~,,--~-M5[ff..----'64-s.t---..'-m-"294A!
!Palmetto CiiY, Manalee-CounlY~..'-------:---~571f~_____s;n~"'."---~.jnr'--Qw"~"--...--4."jz-~Tf.9~--""T.33~
!paimetto--Esta'ieS."CD.P:-M'ja~~ckje:~~tY.nn!.'----=,:.:,=i~-nn-..---...'~=nn------.-""..I~~=_,=:::~.-OZ'.-=="~~'-....i.TZ " 6:43'7:J'==-(9'7I~
'Palm Harbor COP, PinelJas County . 59,248j 28,044] 26.59 8.67] 17.921 3.306.8, 1,565,~
!Pafmona park-tDP:Lee-COunlY~--..'--'..-"T--".-'-.....1:353."'''---_.-639i ------o:a~r"--"TOO..---..---'...--6T3:~-"-~r----..._jro.3.
r~~~I~laTrMeTCDP."HftlsbOroU9h ''''~'r---~;'589, ---~~~~1..---""-;;~1---.~~"-"-'-..~;7~r-. 1,502.~ "-~;;~~
jPalm Shorestown~Bre-v.iiifcoljiiii----~t--~794!-'.------37t---~--O.00!---~-OAQ--1,608}-'"--" 763.~
[------...--_.~._"~."_,,.,,,..w_~___~"-"-.--,_..-...J,""_,__,_....,-~-.---.~-~~-------o-;i------""",-~.--..."~,,--~~
i~:::;~::~~~~~2~~:~~::~~n&:t=:H~..-!':!.......~:::=.lji~==~i~:=:::,i!it~=ti~j=~..{illi
rpanama ~ city, BaY~COunV----r-- 36,417,---l6:-m~_-.--'-'-26:6~--"-~6.Ti.---.~-----1)'74t-'----'-8i56~
IpanamaCi~aeadid~:iiiiYtoun~--......-+.. .......i:6iif-a,;......... ...... .7:04i--.....-o.1J............--sJ ....-i,T64~.. ....... ..1;2sj'
pa~IseHeightsCOP,~nge~~I_~l'_ 4 . O.4L__O.~__ 0.41~~ 2,778.; 1,056.11
~~-~~n~-ty:..~~r...~~.~tr--m"."...".......--",....."........"-"-nlmn--.......",...,,_~!"~?__'mmn__.............~!.~~"nn__.n___mm........"?'~~.t----__m....'''..~:_~n!__.''..'..,''',..'__'...nn_1:_~_nm_''''__''''".~,'.~~,~J,..".......",....~_~,~.!~_:_~
(Parkland city, Broward County : 13,835, 4,~~ 10.76 0.58.~ 10.2~ 1,356.71 443.~
!~b6:--~k~b~~~~%ug'ii'CO-untY=':=-L~~=='4;~it====}~.~t===~'='"+~~"-==:'%:~".=~.:-.".nn--m~~_.,,-==~~~="..".."-nJ~:~
iPelican Bay COP, Collier County i 5,~ 5,738 3.42: 0.18: 3.241 1,754.0 1,770.0
:~~~~.P~~~L.~~wardCOunty I 6,299' 4,; 1.78 0.3~ 1.41i 4,465.~ 3.123.6,
~iit~f;;~~~=-~[-=:~'~;I~:-=~~=--:-::~~i=:~~--:ii-~~-~i~!:~~~~~--~--:::~
~e;;ooiOWn:vOiusrac;,UniY.'..-. .-.--r-~--2.~--...5f~-----T7C---Q]Q-------8.1if-----.3"f9lr---- 63,Z
r~:c?:i~i~~~~lb~t1:un~................. i.......,~'~1f.... .........~fol===lJ=:~~} ............. .....+~~~~~
IPineHmscDp,Orange~nty M ! 41,76,f--14.125'w 7.92 - 024t~- 7.68 5,436.~ , 1,838.~
~]~glj~:~~=~r===~;r:::==~~=:::=-~.:::=;..........:=~Dl:=~=:::~
iPlne Island Ridge COP, Broward County i 5,199 3,265 0.79 0.01; 0.78. 6,648.11 4,175.1:
~'.Lakes.ctjP:-LakeiOinty'=:~===.nnr-.~':~=:=:OC.=='=."---34~.=~===:T7~.'~=='=JJI=.,=:_'~='_'."'T5f'==---n-486-.q'''==~'=~~~1
iPineland COP, Lee County ! 4441 2471 0.92 0.00 0,92 481.7i 268.9
iPinellaSParkcity,PlnellaSCounty --, ., 45,658 '"21,843 14.94 0.1'"[' 14.7~ 3,095.8 1,481.1:
1~:=~gr~I:~i.............+::=:.~r;:~r=:=~;=.I~:.......;nr..:-:,~:~r==j,~
~::~~:~~a~~.-toun~ .1 .--1S;;;r---5:j~...........~-::...........-~~!===:~{~~.................9';:;I-j,~
~~~~~~~~~~~~=:~=:+:::=-8~'~~ ..=:~=~~I..-....~~F~::::-~;1:==:j,~;;F-T:sn~
!Plantalion COP, SarasolaCounty i ~ 2,837i 2.45 0.00 ~ 1,702.71 1.159.q
:Ptantalionlsfand COP-Collier eoUntY----T--~~---~._---'"-1~~-'-_"M-'o]g.~~QQ{r-.....-.--O'5~.-"------"344:1f--...".-..-269.~
,
bttp:llfactfinder.c.:nsus.gov/scrvlct/GClTable'!_bm=y...-ds_name=DEC_20oomSFlmU&-redoltlg=false&--fmrnal=ST_7 (9 of 13)11/29/2007 11:17:30 AM
Florida by Place - GCT-PH 1_ POp lila-lion, Housing Units, Area, and Density: 2000
!PianlalioilmMObiiemRome'park~CDP;-Paim~-~': 121a! ^"5~i,r~mm~_, 0.26! 0.01:.'. 0,26' '
'Beach County i' , ;' ! 4,734.~ 2,064.0;
i~~!~~:~~~~~~~~tL=~~~~r- ~i:~ 1V~-'-'-'~1~ '-~;: -- ". '.-'.~^~f..f.T.-..-.-..~.,.:-...~.'~.1...-,_~..'.2....8.'....'~..~........'...-........~.=.....;.-.~..-.f....~...;.'
~~~Z'=i:~-~~~~'~:,~~""""'"==''':''''''''' ''f:;:': m--"-''''''''~;'r "n.."......~:;~'_ ~:r..-..-~-~.~~l~J:;~;} ..~~;:~
,----____._.,~____._.._.,,~,_w!__^_~--...-,-,-~-~-~----~.~,_----'.._._.__,,_"'_~_..~m~_.,4,,_..___~_~~~--__"
e?_~~~n~~_~_tt'."~'~~_~n~~~~.."nnnn.,,J"_""___n_..?~,~~_1J__"n""'_"_...~!~.~".'n_nmn.."."..?2:,~.~ .. . .1..~.. ..... .... ~:?,j__nnn_n_~'_~~4_",,,,,.,,,..,,.,,~! 165.~
~:noBeachHighlandscoP,Broward! 6,50~ 2,50~ 1.3~ O.O~ 1.35: 4,834.~ 1,862,6,
fp;:;;;-~-------~-~~..,"". -""'+~--+"-----~'T"~-'~"-~""'---^~~-'"~_+__'_"'_"'"..,_.,-l~---~~"'-'-1
~~~~~I ~~ij 1,M ~_ QOO Q~ ~1~~_ ~5
fP(;n?e"d~Leontovm,_FOlrnes,CoUn_tr,,~--~r:--: 45,~,,~-~?33t-:-:~~ 4.96! ~-""~Mr~~ 4.,9~ . '~92.~ ,-~-~-_~~
~l~tniel iown:'Vo~~~_~uiiiY =.._~_~~~~~~,L_____~~=~~~(~~~~-=-?~~~.:~,'~~~~~~~~L4~gL~-_~m~,,!Q}4f--~~_~~_~,~_~Q1~=.~ "-~pJL'_'__~~~_.~7i ~
iPort Chanotte COP, Charlotte County .Lw_ 46,451: 23~91?+---~+---_~!__ 22.2~__m~_3!~~_._~,,047.q
~~'~~~~c7t';~v~~;:~~u~~;!X:_,___._.t=_NJ~'~~~l ~-21,~-6~-'-----""""'-"'-"~~~L="--~~~===-2H~t,~-~:=:~~--'1';~~:~:-""""-"""'~~~~
!PortRl~~~t~ity,Pasco.Eoun!r~__.._w_. ! __~_. 3,0211 ~ 2.74: _0.~L-- 2.11i_"__!.433.!..._~~
~.t:.~9_~_~.tr'__~~__~Y'~.~.n.m____".._".'_n'n_=....',.., ,.... .._~.~~.. __m__m___~'~~!.,l.._,..,..'__'nnnn~:.~~ ._~:,~ ....". ,]:~!..__.",,,....._l.~~!:~L.__..._______...~~~:~)
\PortSt.JohnCDp,Breva~Cou~L~~~w_+m_" 12,112( 4,54<t ~_3.82f 0.00i ~~~_~.~
l~~_~_~.I:_~~~_~.~-".~'~:n~_~.~.~,~'~.o/_m.___'.."__""__.L___" __ _~"8.!??~,_.. . . ",,__..~Z~~n"___......m.._."..?~:?~ .."m.. ..""~:.~_~._.... 75.?4j 1,17.5_~1~ 487:~
~~n~:' Lucie-RlverPark COP, SI. Lucie" 5,17~ 2,69~ 2,51: 0.1~ 2,34\ 2,215.1 1,155.1i
!POifsiliEl'ffiO"cbP:-'Miirtin"COOntY' , . .....-.10:'1'41r..'.."'-.."'''....''...5:T2G..m'n...--...''-,..--...~{02r.....,......,....--6.~.........,.."..,-._'--."n'3~6f:--nn--n'n2)loj:..."-:---"..,..........(4f6.~
ipre~"".(;~~~~i.===L='1s!.~___ 1,52~= 2EL=--'(fi41--f97f::::-~ 1,7823.'_=.-- ilU.
:Princeton COP, Miami-Dade COtJnty i 10,000 2,906-: 7.35, 0.00 7.351 U73.l :395.5
!progress'Viil~iged5'p',"'HiiistiOfOu9h--COii'ntY' . 2:4i3Z"''' . "" 9051" . 3.37, ....m.. . . "'oIlI:;f ........--.. -.....3':3'7,".... . .n..-iji.r--'m--.n--26fL9
iPuntaGordacity,CharlotteCounty'---~~~~-~:3441- 8,907j~ 18.48. 4,311 14.1$" lm2,8' 628.~
~-~---,,,"",~.---.-----,,--~.-'t-.-,.--.>~~~+----,,~~-,,~....,_w~--,----."----r---~---~~r--~-.--~..-.-:+~.- --....,-~
l~.~_~"~~~~~..~~~!".~~?~'~~y.'n'nn_n"__''''.''....'n,,Lnnn____n_~,!_!~_~i. .... ..,1,!372j ~:,~9' m. ,?1~ . _.....?:.:J.6J,," ?~_:.~.".~_?:~
!Quincycily, Gadsden County '6,98~ 2,911j 7.63 0.01' 7.62 916.4i 382,~
i~!!9_rdtown~Uni?~_~~~~-=-~...,_~~~ _____ 1871__"Z1-_...~~L. 0.00 =~~0.5t____~~.7! _~__-.!~~~
jRamblewood East COP, Broward County ~ 929 0.09, O.oa, 0.09; 14,932 9,944.4:
rRavenswOcidEStites~tDP,"BrowardCOun~ -'-"-~""'-"-96o;-"-~~~"--~o.vrM'---Mcf--"---oT7f-~S:n3, -~. 3,53[~
!Reddicll town, Marlon County 571! 23f3i 1.241 0.00, 1.241 458 1"89]
!ReiifiigiOilnseacil'town;"pin'ellas County 1,53 . ....''''..--.''-.....-987r..--n'''.....''.''..'---(30''n''n..''..'''.nif9~n"---'..m""''''''"-'--if3i:fm''------4)2i3. . 2,711':6
,---- --~--,-,.,--~ m~'~-"-.._'-.._,.--'-';.--~-_.~~"--.---.--1-'-=t--_".___...~_--------""------1
!RedingtonShorestown,PinellasCounty! 2,338i 2,101L'__.._--..-!~i- 0.81; ...~~~~~__~351.~
~~:~~~~r~6~~i~~1~~~i"-=t,-...~~~, ........,H~~==:i~==-.-.~i:={li===-.NI~=~-.:l~;]
i~i~~i~~~;i~~~cou~~i, -----i~lii-tii...........,.... i-ii......,,~%M---ia-..::m~ .,-~~~.i
!RiOCDP:Martln Coun~ ---.--i----,:Oil'-----62t-"-,.'O~-'(f5T--'Q4"'-.T56n-..-,]5f~
iRiverlandVUlageCDP, BrowardCOtJnty ) 2,10~ 761: 0.33: 0.00 ~ 6.477.1) 2,356.7]
IRiieNieWcDP,HHisbOroughtoon~' .t'f2,63~' 4~~,.w94jf- O,2~'9:14f' m6jl'5i4~
IRtviera Beach city, Palm Beach County , -t 29,884( 14,22Q 9.Bs 1.511 8.34! 3,5B5.~ 1.706.0:
'Rocklsland~DP,Broward,~~--- j 3,07~ _ ~ 6.61: O.oq O.6.~._ '--5.611'l}~ 1,653~~
kledgeclty, Brevard Coon l 20,17Q 8,35~ 12.1$ 1.48! 10.70 1,884.41 780.~
~~:h g;~;:;;n6~~~:~~ou~i:~~=:""" !:~j==~~~l==:=~li~==~':~..........=~=:ijf===:s;i1~=i;~IU
rROtondiICOP~.Charloite.COuntY--.."...--.--.-"m'":-'""~~6,574f~~~~_ 3,96~~---mt'm~._--1l1a~~.1fO(r-..--....'-59i.4r.---~..-~j59~
iROyai'PaJm"seaa;-"viilage'....paimBeacti..COunty-;n'''''..'......'2{S23n''----m-m-K083.....",...-...."".""n"fiJ:ot"......"'''.''m1fHt''''''''n....----.".--n9.-i39nn..-n-n2;1'76:~'-'.....,...,.."...,.8ii.Z
iRoyal PalmEstateS...CDP~Palrri Beach cou~m---_.-_r5ar.---_U~-~---~~0~8Q-'_..- O.oq-.~'O~-m_-'i451.1!'...-U95.7;
!Royal PaTm-RaiiChesC5P~'Browar(rcouiifYT--'...'--294r--....~~--~~--O,~--'-- O.OO---o19-'~OOB.S---..-33r~
iRiisklii..c'Dp;nHillsbQ'i\).U'gh"CouniY...m-..'-..nm.........'j",.,..""...''''--'-i3:3i1im-n--'n--.n--''.-S:6'03''..'..''..''''-n--n''Ei.:4'2..'..'....m--n"--'fl'~.mm----m..--..f4:'24''"....''......'--.....'584:4..."....."..n"'-25j'.'11
fsiiieiY'H'arbOrcity, Pinellas COtJi1tY-~-m~m...,:_.._-.-17.203--~mT48.-._.~-5:"'05--.0..1'r_---4.~-"3,49a~t--l,5i1j
,-"----,-- "........ . .,. .,,,--.,,,.... ...._+..~_,,,_.1....,_ ,..,,-.. ;..,,,~.__. C'-'--'" '.---'- --..,......... .. ...1
f?~:..,~,~.~~~~-~.-~,'X~..?I:,,~~_~_~~__<??~'~'tr_n"m....m"".......t,,- 1.~-,~~.t. .. ,~!,~.~_ .1~:!~. ..... .2~.~_~_... 8.37; ,,1,!.~_:.~t .....~.~~.~
ISl Augustine Beach city, StJohns County, 4,683 3,140 1.941 0.00 1.94, 2.413.1) 1,618,0
~i.~ ~~~~ ~~tFs~~~~.!J~~fc~%ty-+.w ..--..-~~-..-._-t~-,,,.-._---,._,~t-'''~-[;,,---~-,,-i:~,-,.........-H~1:~... - ---~d~~:~
~;;~~~;~~~n;.......................t..................~:~:~ ...............8,;~~. .............. ...... I:i. .......:~. ....................Jlt,.........Ir::r.....l,~
:St. James C!![ CDP, ~ COU~IL__,,_...___.__+M_.___~ 4,10 ::r--~_1:..~3_L____~!!.?~-_,_~-____" 14.69 ~__."..__~~_._.~~~
iSt. Leo town, Pasco County ,59~. << 1.87! 0.2ll! 1.61j 369.8; 27.~
ISllucie village, S1. Lucie County 6o.i 318 0.81: 0,00 0.81' 746,1, 392.8
!st.-MarkS-CiiY;"Waku"~ICoontY-.-.. .----i -272"--"- .....1"6S-- "1".'"94l '.-'6:6t . 'Tst--.. ----'141.0-- .-..----87:-11
~teBeiChCi1Y~p1nelTascou~tY'-=-==r.- ~ i;ij"1~--.--~-"..~--1~."~=._.--2~=}..i'17~t---"-3,47~
t~~~~~~~~n~'~~~~-~:~',====.=+~~==~i~~_..m_.."m_-==H~_l==:<.~~~!,~~:~,_..=.'_n--?~~j....:====="~~}=..._.t~~~J,:'.==-=,----~'~~~
!Samsula,Spru", Creek COP, Vol",', Coun~ T ',an 2'20I_~_-4t- 1~_ 2~,9 J.1Ej
~;-~~"'P~*,~~?[;:'ti;~n~..'''--+'-'-T6~~~-.'-6,~~..---}~-,.--':it---~~-""3.~~~,---d;H
iSand_tCove~~,-<:'!.C~~.! 16,58~ 7,7'~ 2,91 o,of 2,91 5,587,~= 2,60&9
i~~~~~,f:~~~un~::===L. ...~~~.~....1;{}~-.~--iH~..--1{~~~L=~-~n}_2,m4'.........--na
J~~:~~i't'5~~i~~.uicouniY=j-.lv.is: ~H~==~......~:L:~,,16~~==~-'~~-.....-{'~:l-jJ1~~
:Satellile Beach city, Brevard County i 9,5771 4,2~ 3.36 0.99 2.3a: 4,030.6 1,791.6
1SawgrasSC5P,St.JOhnsCountY-~--j-- 4,94~ 3,08~ 3.2~ 0.14:' 3.o9,"-1,600.~'~,ooo.~
http://facttlnder.census.gov/scrvleUGCTTable?_bm=...ds_name'''DEC_2000_SFl_U&_redoLog9'aIse&_fonnat'''ST -7 (10 of 13)1112912007 11 :17:30 AM
Florida by Place _ GCT-PH I. Population, Housing Units, Area, and Density: 2000
ISCfi,3'f(cjrckiCDP,~Palm~Beaal County --""1' ~.. ~-.u,~.~.',~f'~'~'~..~~~"--~-~_: .g~32f-""~ 0 00 0 32 30356 """,w""f,393,61
ISCOtt"[.ake'CbP:"Mi'aml~baae-COu'oiy'" i 14,401; 4,159; 3.35" ~'~o~;F~-'"'~'-~;J.~-""-.:,~:-;;;:~..-- {2'64:~
rsea Ranch lakes village, Broward County -f" ..., 1.39~ 1,339! ...0.22.. O.04i ..___m''_Q:~_~l-_n__~_~_J.:~~~:~___~_nnn~!"~~~7.1
ee~~~n~~~J!!~n River Co~nty~_ ,_..__ +~~~~J1~=='"~~::~,'~J:2"8tL:~':':=: -. .,13:5~=-_.~ 0,9:1 ~~_ m__J.?:~!-___~282:.,~__,_~!!j
)Sebring city, Highlands County 9,66~ 5.0241 11.01i 5.88; 5~_ 1,883.7j 97~
~:~:l;~~,H~~:~:~nty . -......-f. .. 1~~~ ..~~~~,... l;~i--- -'~~i~f" ~:~27.n_ _ _~~_12~~ -~~~:~
rsemiiio;e'ManorCOp~piiimaeactiCOlliitylm'----_", 2,546r--'''-M'M~9fi''''---M~-o.4fi "---'0$-'"'' ,,-,,~,~tt..-....- . "~,~1~---' ;:~~
-~i:Hfrt~Jr~~i~rti;o~~~~_m'-+'''-=-''i.~'~'''~~'=''-'-3~~~-:=:=,-:-_:-;i.~~.:,,~.~:::~--nH~=='~--'=:~~~~f~':'~-=~=-~-~!~;~:~-=.~-~-^'-~---~~~~:~
~""_.mm'_._~_~< '"'.'.."-"."^_'-M--._.-~_.'-~.~----4-----_~_._._.._...-...;'_'.......____~'"'^_....._..".._.___<.."_..___,_".._____.._.,"
County ! 718i 311: 0.29; 0.00f 0.29 2,441.6\ 1,057.6
Sharpes CDP, Brevard "COunty '---"----3A15,-.---'1,68~"-..---..'"..."~If291--.-..'-...3.30!~. 2.98' 1 ,144~n---"-561f
iS~fa.Key'c6p:s-arasoiiCOuntY.. _~~=L___"~.7,15{r--"- .~;aa~~_~~-3:45~'m .... ').16[- - - --~."i.'29:-".. -'3,1'2(fl1"'~~.~-T44(f~
iSilverlake CDP, la~e County ~~"._.~_"~2! ___',__ 3.0t_..__."2!!l.~__~~__~_768.L-__1~
!$ilver Springs Shores CDP, Marion County! 6,69CJ. 3,37r 4.8:1 0.00 4.77: 1,40q 706.3;
~~:~~:~~:~e~~;y""."'...-._-.-.---.-.--.-- .-...r=.... . ".~;~~.,._..- -'.'-"---2;~~-.'-'.--..--.-.'-'--"""'~:~~"'.'.-.--.--'=~==""-'~::~--'-",="~~;='~-."'1;~
~anaCDP,Char1otteCounty __~__j... 1,0111 -~-~.. O.O~ ~~-590.~--328.7!
iSopchoppycity, WakullaCountyf 42~ 2~ _ 1.52 O.OO! 1.521 280.41 142.2
~~~,~~.t5~~"~~~'coun"iY'" _'~-T~~~~~ _~~,;~ - ~1~ __ -~.~;+ ..n.n"~f~"'-"-"-"'T~t~. -;
~u~Bay_city,palmBeachCounty 1. ____3,85~ 935j _....2?!_~ 2.71: _ 1,425.~ .__~~
rSouth Beach CDP. Indian River County l 3.45 2,066 689: 419 2.7~ 1,279.~ 764.9
~iithBiaden1On"C'[jp;"M'anatee--CoufiW...".".~~~t==:=~~~~~=='=13.2q=='==~'.4.'~[=:~~"'"''''O:O~'''- ___~ 4~~ ~ ~~!6404f - __-2;9j8~
lSouth BrooltsvlIIeCDP, HernandoCounty~~_L_M__'_ 1,376 __~ 3.fi?i O.OB( _]_~ 392C~~
1~~~g~~~:~?V6T!i~~i\~tY. --...-i--..,~...=....-:::~==m..n--=.=~_.tt..-_n---H~---+Wd-... .T~~1
~~easIA~iaCOp,DeSoIoCou!!.ty_."_+ 6,064j 2,~~tt___.!1.!L._.~~_7.311 ____ 8~4-- 305.
f~,~~:e(;~~;t;~a~~~"countY-..-...."...j...... .. m ...,~:~~ .... ._.."_,..,_~:~_.._..._...."_".......,,~~~~...."n'__.._n_~:~,,.,,."......,."." '"''''i:~''''' .., ~~~~:~" .., "~-:~~;.:~
fSo.~t1ighpoinl COP, Pinelt~_~~~"_'"_'_~ ..~_.._~~,___~!.~-L--__,~~~:!~ 0.00; 2.1a 4,062:g,~~!.l!~~
~~~~~"m~cit>:,Miaml-Dad~~nty_,_ r -__~9~_"__M.,j;.4.?4,___,~~~~_"..__ O.~ _~~_..._.._~~~~r_.__',943:~
~~~yMlamrHe'9hlsCDP, Miami-Dade 33,524 10,364! 4.9~ 0.00 4.9~ 6,800,4 2,102'5j
;.,......._m_"_'""'_~'...m__.""_._~.____...~,,"._.__.._ "__~"J,.m._.~."m_'.""..m_J,.._,...,,._.._.___~,"-;_~_ _____--;_'"._.._..._._,__,,~..,"'"'"^_.,.........."'"
!Soulh Palm Beach lown, Palm Beach County 699;, 872: 0.3~ O. 0.13 5,204.3:, 6,492.3:
~adenacity':PinellasCouOtY.'-~ ~-5m"---4,555~-~~--[f5r~'- 0.4 O. , 8,530.6. -"..- 6,725.d
lSi~lb~patri~:~~~~b~:-s'revanfcoun~ ",,~',:":'~:',:,='~~!:::'==~'=';r;l-!t:~:.:.:~=:=~:t!'~__==~J'.'i3' ~.~='=.. ~~__='~':=~Q!':~~:'~'.=':'~2:~Ir'~~,=:=:::~~j
iSoulh Sarasota CDP, Sarasota unty 5,314i 2,719. 2.32; 0.3 1.95 2,724.2. 1,393.9
ISouthVen~eCDp,SarasotaCounty ,13, 6,6051 -'--6. ----(f.3 ._-t2il---+'2.1~-- 1,063.11
)Sprl.ogflelifdiY:-say-COUn{y".....'.....--"..---nn......---i.."""m"'''''__'..8':81"d'..'''.'."..--'''"'3:M~..-n-n'-n...'--..--4.1 -0'.'1" 3.9 2,223. ~
~!L~lIICOp,HemandoCounty ,...~==r=,=-~~~~..._=_~,q~=~" 54 1.71:., 53.1~-1:300.1! ___577.9
ISprlngLakeCDP, HemandoCounty : 327; 130. 3.4 0.11: 3.37f 96.9; 38.5:
ISlaceystreeiCDP,PaiiTi'aeach'COiJritYm-Tm._-~..__.__~_m~~o .. -~"0.oq_m__~o.Tr--8,3s4.Q- 2,32~~
,Slar1<eclty, Bradford County ; 5,593: 2,273: 6, . 0.00 6.00 839.3 341.1,
IStO(ii~iand'c6p;..M'ooroe'touii~....'..'....""n-"nn'r..'--..'--"'...........;r,4Hr........."....'''......."f;a'ifirm---..-..m'n'..ni5:9fi......''.'''..-.-.--o:o.,t..'........."...."......"..o:.9l)"-..'''.''..'-......4:91'9:'1t.""."'-'n'-"2,OO9..~
~~~"*~~~~~~~i6s-~~~~=r-====!~:~ -=- ::llr= ::J-=- ;~--=-== 2~;F-..2';~a -~11~~
!s'li.ocoiisl''EsiateS..CDfi:..cee.co'iin''iY.''---nn'm-.......+.."................n4:86ln..--m'n.-2:'fO~.""............"'......'."'2:6f.--...--,-,--....'6:oa-....."-..----n-----.."f6ll"'--.--n----nT;iHo:4..--.n'---."""'784':d
~iiiii!2.~s Beach citi,'"Mjaml:.~adeco~~_=..~[~.,,_w 15~1[-=J3;~=~~=.~~_~___..Q.~t__~~~!L=...~23~~=-~2~8J~~
l~.~.~~..~'!r!n~~_!'_~~..~.~,~o/.,..'......"n..nn__"".."'......;_nn.n___n_~'!.!.t_n_._n_n...~.?!~_~J.,'_,..,'".,.."."....".,,_~~:~~__.._...."..,...."_g:'?_..nn'n..._.._.......n..!'~~_~,,...."'.."..m.~!~1.3.:,..f,.."......."...",..~!_~?~_:_~
!Sunsel COP, MiamI-Dade County ! 17,150 5,600 3.57] 0.01i 3.56 4,820.q 1,576.3.
1~~~i:i~i1i~i;n~=l-=~~=::ii==-~=!=-=i~====t~======!F=: .-~:iU
l~weetwatercl~Mlam~COUnL-_L 14,22q 4,353__ 0.82,-,__ 0.00 E.8t.._ 17,43li__~~
'Sy1vanShoresCDP,H~h1andsCoun~ f 2,42<1 tm 2.8~ o:5il' 2.2J I,OBM 666.
Ita1fc'ijp;..cxaiigiCOOn'Y.......''''....'nnnn...................''Tnm----nm-...1)}jij".'n"......'................72~'''..-..------n--..n-n''{04i...''''''..,---m'n(fO~""........."..m.....n.--fo:tnnnnnn-Looi3'---n~=i1'i:'"
~i~:<ii:;~&.~g:~~-===r=~=:!~{~... ..= ~}:'l====~~~-=--~~=====:i{j~==Hi};=--=2,fill
TamlamICDP,Miami-DadeCounty _ t 54,7ea---- 16,7~ 7.51: 0.2~ 7.34i 7.461. 2,2751
~:=~f~i~B!i~~~JntY-~-=.t=~=-.:fijL::-= l~~---::l~- 5~E.............::~-_.~m=_-i'i}~
~lf~~f.i)~~~~;~+==-=:i~-=:=:l!I===::==;~==:.:::-t~-===-===~~-=~!!il==~ftj
!Teidder.coP:-Srowa!d couniY"...."........-Mn.......---"T"......--m..--2;<W~.n----.--....-..-531r..."'....---nnn".o:.2if. ,.. . 'ojjd .... ..n..~.".o.~--.... ..--.......7A65]{"..-..-..'"'' '.{006:'~
~em~~~~lllsboroughCounty ~_.__~~".__~~~___m_~ w 6.86 _ 3,051.}__~~
if~M~r~~.~~~rtfl~nW-~-~-ty.."..".---.-- --.t,-."...,.".-,....,---.~~j~.-.---....-.--...-.--..-,-~~~t1"'-...".,-.^.,.-..--...-----~~.~~..,,''',.,'--.-.--.-~-~~~ct~-"-'." -. - g~ --.-..-~~~~~,-,--,-,..,.--.-.-.,~~~}~:~
l~~~P.~~.i~.~.s..~~!" Mi~.~.~p~d_e_~.~.~u T~- ~~~55j.--- 3.7~ 0.03 3.741 6.304.~ 2,321]
i'rhe' HamnloCks CDP:-Mlami~Dade-CountY-- n:_......,,,,..,.. "'47,379, 1 -.."n...--8.-6r......".-:,-"nn-lf171......'''.-_''m-m-~-.i."OO-.--"..--"...~--6.;02f3......-.."...'...:f6ji~
[!.iieMeaaows~oP,sarasOlaCounty_--=-~_M 4,42 3,16 _,_,,_---.~~ -- -.. 0-E1~=~.- 2.3L_-=--_ 1,~=~ ,...!,365.~
F-~n~~~~BTt~~~ico~~E:==L~,-.-:_, .-..-~~~.~ ~-~,,~_':" ..-~~.~~ ~"-,:.=..,.."f~-~..--..=:==,1;~.,,......,.,-,..,..,.."..".....1.~~::==--~-,.-,.-~-'~~:~...,:~:-~=:.-.".'~g~:.~
iThree lakes CDP, Miami-Dade County 1 6,95f 2,62~ 3.8l! 0.54i '-~.2tl ~ -"'805.1]
,
hllp://factfinder.ccnsus.govfsc-rvlctlGCTTable?_bm= .ds_nllme=DEC _2000_SF1_U&-redoLog=false&-format=ST.7 (II of 13)11/2912007 11 :17:30 AM
Florida by Place GCT-PH1. Populalion, Housing Units, Area, and Density: 2000
~~1>~I~~ COP, ~~g~~~~:fi~=:,==-+~:~=~__?,i5~'-'..'."=-I~~_~~-===I~[:=:~._ o,oof~~=~=J]2[~'~''''''''U39:5'=,=_'=~~~
~~~DP,L~County , i __~ 4,538; '" 1,78~ 1.27: 0.1 _~__3,979.3__~i~
~~:~~~fD~~~~'~~~~-o/"nw_"""'=,=l~'=:~=-"'~'~~=':=~'~~'~::=~': -==---~~==:n.-n~~1~~~*n=--...!'~~:-~
;rlmberPlneSCOp,HemandoC~l!.~L-_+_.. 5,84~ 3,551j 2.38! 2,456'1 1.493.51
Titusville city, Brevard County ,40,67(1; 19,17& 25.91: 4.651 21. 1,913.4, 902.3
ttown-"ii;"COuntiY'CDP:nH'iTISbOroiigh-CouniYn'-]~='~',::~.="n:52f~-"'"''-''''''30,720r----n'....-n'-'''24Xf''''.''' ".. . .0.741______23.6 __ 3,063.5f=..n'1,391.1
Q!easure~slan~ci~, Pinell~~~!L~_____+_________.._~_5,6~'m".~,~~____.._~____~~,"'.. 1. .~_____,4,679L___~?!~
~ffi;ij.tfi~"~~~~~o~~~--"'-""-'-----'-'--'--~'-'-""~'j-"'-'--'"''''.''''l~~i~''''''-.''''' 1~L~ .-.,...--'-.."-_.....~:.~.--_.---------_.,-,~:~.--.,."."'-----'-------~':7 -,------._---------~~,..=-;~~
ITwlnLakesCOP,Browaro~~'--- - 1,87sl 0.2T -~-D.01I-~-~-d~~~- 2]T5.Z
i'fYiK!aU AFB COP, Bay'COOfifY-~--"------ -----"~---<~-_..- ._'~-"~~_.-- 0.061 --~ll5r.-'-~--'~----~4s:s1
lu'm.aij.iia."diY;Take"COUi1tY.nmn-- 2,21 , '''98 ...-....."3.'001" -==''''o'S'2j''''''..'.- '.'.'.-"-i:i54t --- ---S71Al ...... '.---388:~
!Union 'par!( COP, Orange_COu~_,_.."_________+_____---~_-"'-,~,~t.~~_ 3.021.._,_,,_~~__ 2.99,~_.".l:~:#L___"'"."...!,269.1j
iUnlversityCDP, Hillsoorough County ! 30,736i 15,494; 3.88, 0.01! ill 7,941.31 4,OO3.Z
iuniVefSi'~..paikcDP)~liam"i~Dade'coui1iY."'m...."r..."""'.."'.....i6:5Ja--n"".."nnn"9;Oiit"'''..'..'''...,.......--..~{fo'-'........''''....'..'..ifOiiI""n'nnnn--n----4jl61...."""n.-- -6:'535.'11- 'i:227':9
iupperGrnnd"'!oonc;DP,8ayCountr I. .....10'.aai. ........5,73~. .15,9.2767[ ..................8,2~,........1,32~~ .... ........_69sj
lYtopla ~q~:,~~~!Q_COUnty _..____--+.,___"_2!~L.,,_"_.?I.tt o. 0.00 _____2:~_ 2,326~,_..__,,~
[Valparaiso city, Okaloosa County i 6,40~ 2,02~ 12. 11.941 536.8: 169.~
~:~C~rl~~~~~nW~~-~----,--..,-,..,..-,.----.-f---.-...--..-..-,--,...,"~~~~.,-.-..-"-.,-,.-,.,.t~M- --. -'~"i'-6'9'''''''~' 0.3 .-. ._.,-".,.-,.~,Jif,.,.,',.,-..,.,.-".,1~~~:.~,.,-,..".,.-'"-'1:'~~~~
~eilfcecTty, 5~asota County --==--===1:--''''- 17,7~_=--r3']f(=~__~,,_ 9.66j_~,__~~~ _ 9.1t~="1~"---:I482~
Nenice Gardens COP, Sarasota County i 7,466' ~ 2.69 0.19: 2.50 2,987,9 1,535.21
~~~~~~~~~n~:=.F::::,j~::=,~lfE:::..;~;I::=~.I~f. .~:'{6F_:d~:.:::~~.~
flero Beach South COP, Indian River County : 20,362 9,505' 10.9Q 0.571 10.34, 1,969.8, 919]
iVii'iagePa.i1<..CDP:iirow-artrCO.u.ntY'......--n-..".. .".."".. -.......-....--..... .. nn---546" "'''"..,...--..-"lf1ST'.-----"........cJ:"Oir--n-----nn.'-"6'.1-if - "-5.03ifi ,,- -3;066:~
~So1OfloIeCOP,palmBeachCOunty~__,_- 3]50-=--= 1,OC=~. O.OO,-==~ 4,637.~ __,,3,655.0
Milano Beach COP, 51. Johns County. 1,41g 1.79 0:00 1.79 1,411.8 790.~
Mii'as-CDP;cee-Coiii1iY"''''"".''.....m---- K5-j~' .-.- -"'--.Gdt--..... -.6.12 ---.. -.....-".. '4."6t. "~"-'-2.42f(t '-'-'''-''1:40Ig
! +-,. !
Mneyards COP, Collier County 1 1,54~ _~"~~_~. 2.26 987.11 682.4
~~,lnia ~~~ns village, Miami-~~~_e Cou~_.."_ ~~_____ 0.30. 0.00 0.30: 7,820.~ 3,080.~
iWabassoCOP, Indian River County ! 918 ~~~ 0.00 _ 2~~"_278. 217.11
~~-~-~-~,,~~"'~,~.~.~,,[~,d.!.~~--.~-~-~~..~~.~.~..n'm4-n.-m_...._"..,~,!2!.~,,,..,.,..,_....,,...,_._~.~~."..-nnn'n...".....,,~.:.~.~.._.___nnn___..g:g.~,,,...,_,..,..,.....""...._n_1,:_!~___._".___",.._..~,~J,...____"'''''''''n'J~J
iWah~taCO~!J:'olk~!l.!L..__~_~_'M~'~~__ 1,464L--_.__.~:~~_~~ 2.421 1,95.q__ 604.TI
~cfty!.~~~~~.~_~__"'~t--_!2~L~_,,_,_~_~-----_~!~____~.____~:!l,-~,_41~J~_...._l~
f~:,~~~~b~::-~i,Z~:!~~~ti.~,g?~.~~.nl..-"n............1~~~#"....".....".,,~-~~~~='==.....-,~i~i.,,--n.------.i.~...."....n..n-------n.~~~!m-."'..n---~~m:r-n_~----1~~-~~,:~
~ShingtonPa~COP,BrowardCOunty___ !_._. 1,25i ~_m_~ 0.41' w~~__..0.4~.._,.._._~~~~_._1,182.j
~~~=:~-~====].~~t.~=~~=_=-::~...-t~.~..--!:!--.l:!=j~
I~~=~~~~~;~;;~ ..1.........:::....... ........ ... :'::!;;~.......!r..... .j~...........~~l............~:~
!WeekTWachee'city, HemandO^COunty --!--~.._-"--._-,...d~t<>>: -~---(i'.oZ -~r----w~-~"----i]
,-----.------...--y----.-,-..-.....-4--.........-.-,.--.-...,.-....-.-.-.,..----4..---.-..,
iweekl Wachee Gardens COP, Hernando! 1,14~ 88~ 1.40 0.D1: 1.39 822,~ 640.8'
jCounty 'I J : : , , ; !
fWeklwa Springs"C15i5;semlnOieCOUiiTy " 23,169 ~^-9Ji~'-~~-916i---MZ-"-""---8.6(--^'2:68fZ~~05r~
IWelakalOWn,putnamCounty ---'~-'-1"---'~ 368, - -~d."--O:-M -. 1.36: 431.~ -n-~.i7O]
iweiijngiOn-\iijiiige~.Paim--aeac"flCOuniY----..n--'.."..T"....'''.,..'-.,,---38;2r.nn-.-n---'14)61T.."u...'u-..-~-n3r3i:-..-..'..u...----.-O'3-1t.".."_......."..'-'3for-'...""'--1';23Cf7,'...._....".-n...475A1
rwes1eychapei'c-6P:upasco-cou~-'--~.1'-.~---s.69~_..._-~-- 2,07t~----&O~'-~-M:t'----- 6.06 --'939'-~------34n
[W~_~X~_h_~~..~.~_~.._~~~,~~~_~~o/._..."..l~:=_~_'~=_~-'?_~f~_=.....~L~"~_=-~.Jf.1~---~I{-:.,,__._ !1:.1f~~g_=--_n,~,,~5J
~estand~astLealm~CQ~~nellasCOu~~___.21,75~__,,_~1,750"-- O~ 4.73 w~~9.4;. ~_,~
iWestBradento'!~E'p,Mall~~County __L__~. 1,772 __ 1.4 .__._..~~~_._~!L_.~~.!L- 1,298.~
~~~tchas~ COP, Hill~~9h ~otmty"__+__ 11, 11~ 4,74~ _."_<'_~f__,__..~L_,_~_._,10.75r_~ 1,034.2_~
Westchester COP, MiamI-Dade County. 30,271; . .. 9,938 4.01... O.oQ 4.01; '. , ~ 2,475.41
~est De Land COP, Volusla County w-~~-~3,42.{ "-'--l;34t--~-'----n.t-'--O:OO-~'-34--~-T465.o.--~"'-574~
.,.."."."..."..."."."_...."___n....m__...._..._........,,.__"__._m_m.._.......".... ..__.. ......... ... , ..., .. __"n..n"...... . . . ..... .. "j ... . .... . ,. ~.... _.n___n____.__
iWestgate..BelvedereHomes COP, Palm 81''': 311,,! 206 000' 200. 3944i 15083'
IBeachCounty :' ""1 ' u . : . I . , ,.) "
!WesiKen:[aikci5P:BiOWaiijCOOn~:l ....... j,41:(..T02t ..... ..04~ ..... .. OOO.04~ . .j,02s.f ... .j,104i
West ultla-RiVr;.COP!..~ami-O~e County- ! -""32,~_~~~,_-=-~="~4:63 _-=~o.L-=-_,_!.5& -- 7,09f3:.=__~-_.?Jill.
WestMelboumecity,BrevardCounty ---r 9,824 4,874 7.84: 0.02 iaz 1,255.71 623.0
._._....__".__...".~__n__~......._......__.._"n_n'm".__.....'.._".._m_.."-..._._t......__"'....._n___".."___......."......"..........._......n_I.._n_n_"_n'_......_.....__.__."_n____n..n."...._.........._-;-n___......._"................._..__.;"'_...___"__,...."............."..".....".._"..,,.......,....
!West Miami city, Miaml.Dade County I 5,86~ 2,112 O.lt 0.00 0.71, 8,241.~ 2,968.~
jWeston city, Broward County ~. 49,2 18,943 ,26.28 2.5Z 23.7 2,074.2 797,2
~~~!'~"!.'!9~h city~Palm ~COunty I_=__~~Q ~ 4O,461t=..-~ 58.~=~-TOO-- ,,~.1 ==- 1,~ - ..?~~
(~:::~7f~::~;ri~:~~;~~-...'...........2iil-:i~i-...il..:-~i-.............}'~....i~~~i. . .~i.l
WestVero ConidorCDP, Indian River County ~ 5,31 4.00: 0,00 4. 1,550. 1,071.~
~~~j~~-'~~is~~~.~-tr~._---+~_.~,-,-J4~~==,,--. 3'~~'_.'----i~5""-'''---~T~-----~--'-~:~ i'-- 3,1~~.~'-==--=j-~
~estwood Lakes COP, ~iaml-Oade County i . 12,~ 3,521 1.8( O.W 1.7~ 6,967,~-, 2,04"5]
i.~~~~~~~.~E!!Y!._~~.91un.!r......_.. --:r- 1,72~ 894i 7.43 1.2~ 6.21; 277.r-~
~*~~~~fc%~~p~:'-~~~~ C~~.~~==1-.-=-==r~===;.~~1~:=,==-:}~~~=~-,~:~".:=.~~==:.:f;~:=.~.:~,~~;l-:-:,:~:--"=rr~~]
!While CItYCDP,-st. Lucie County ~--r--~ 4,221! -~"1:"'662~-7:0ir-------o.--oif"---71li:r"'-597.7-"-w 235.~
- . - , , - .
http://factfindcr,census.gov/servlctlGCTTable'l _bm=...ds_name-DEC_2000_SF 1_ U&-rodoLog=false&.fonnat=ST-7 (12 of 13)1 1/29/2007 11: 17:30 AM
Florida by Place GCT-Pl-[]. Population, Housing Units, Area, and Density: 2000
IWhlt6Sli'riilgs'iOWn'-HamlliOfi-CoulltY-----'T'--'~---8f9:-------.-~.-~--'--~ O.OOr------l]4r-~.- w.._ 446.0 ""~'----m~0l
lWti1ffieid COP, Manatee County -m--~---."r'~----~-.2,9a4f----'---r--!~---.---1~~--O:6Z.--~---------1.4o;'---,.'2~-~97r~
!WiidWOOd"d~;SumterCountY----.----.."-._..--------""I'''...''''.----'--'-----3;924!..-----------.2:~'..------.-----''"...'--5Ti"-.--..'------------O:OOT..-"..----------.--5~f7T'..-.'.... . .. ..'..759:n-'.... . ---39"9'-Z
~msburg COP, ?"aoge Co~~~~___im---~736i .--. ._____3,49i__~__,__. 3.75: ---"~ 0.07i ____"-.__ 3.6~...____~_~0.4i _____ 948]
~~ton city, Levy COunty___M_..___~+--,-~~~k.....-.~____~-~~-.,---.Ji~~__.,,_._._~___..-,_~~---~. 379'~_~@M~!:.~
IlistonHighlandsCOP,levyCounty l 1,3861 691; ~ 11.2~ 0.00:, 11.24; 123.~ .__~
I!"illow. ..Oak. CD.P, Po.. !!<:g_o~nty .... ..........1.... ........... .4. .,9.17;.... ____... .1.. ,93')1........ ... 3.,.22' ........ O. .00. i .. ...... .....3. .22.. .i ... .. .1..,5.29. .1.)...... ..... 600.8
!Wi--"'''' ..--.....-.--.. - - ----.-.-.. --...... i ...-., -. --"-7i -'--. . .... ._._~, --" ---.---....'" ...- ---t- --" -.'--...........,.--------' ---" -- . .... "[""'--'---' ----,- ---""',' ------." ..'.....--51
~ !ton Manors city, Broward County _".__+_______~2~1.L"..._,__. 6,3211 ___..,.._.____1.94!. _",,_,,_ 0.00j________^~~. ___, 6,535.~. ,---~~~~1
iWimauma COP, Hillsborough COOnty,_-f---_, 4,246i ~____ 8.81! 0.391" __~ 504.1; . w 130.2;
-:n~i:'f~~~~~gOuntL--~t~==J~t-==:4;j~==.:::~:~ -.::::3~=~:H~":.:::::Jl~~J=:J~~~
/Winter Beach COP, Indian River County, 965! 5]61-- 6.9q om; 6.89, 140.1l 58.a:
~:~~~~~~~~ntr-::-=f::.:: ;::~~i:~::~::=::;~*-:=1~=-=:1~1--=H~::::::;~
jWinterParkcity,OrangeCounty __--1____24,091), .. 11,431, 8.6~ 1.31r _ 7.341 3,281.~ 1,557.~
~~-~-,~ri.~~_~~~in~~..~~~_,-.----...__~.+-----------,..~!~--___..__~_m_g~~__,____~__~,4.4a, ___~ _14.3 ._....?,207.~ ".....____+_~_~~
;Woodvllle COP, leon County I 3,0061 1,276 6.4~ O. 6.4 467. 198.9.
WorthlngtonSpfingstown,UnionCountr. ,'" ~ 8~--~--. 031i - 536.11 230.~
~~~~ntL=:=:f==:2H~~10'fu'.=::=~:=:-~~-- - H} 3,:~* u (~_j
~;~::~~r~~acou~~-::::+=~_i::;ti::=Hjt~=J~ ~-- 2~~- -3,:n~ =- 1,:TI~
~rJ~~~...~~~--....,.:'.."-.,.-.--..-.--.---.-.,.-'_i_.~'='-1'~:~~--.--..~='='~~~i~--.."..-..-..-...-"-'.-" .::'~...-..-..--.--.-_=j:ij~~=='=~=..,-.,--'l':-~-~~:~ ~~__~
i'ephyrhNIS North COP, Pa~Countr ._L___.__2~_.__1~______1;.~.' .___.QOtL.._.__~c~._.__3!360t--!ZE~.
IZephyffliUs South COP, Pasco County i 4,4351 3,651! 1.92 0.00 1.911 2,311.~ 1,903.li
~y;~g~;;D:~=~~~y-:_=I:.:=;:~====4~~=~=;~:::_.:::~:=_=:=:h~:=I~:~~_=_=~~~
(X) NOlapplk:able
Source: U.S. Census Bureau, Census 2000 Summary Fila 1
CenSU8 Bureau links: Home' Search' Subjects A.l . FAQs . Data Tools' Catalog' Census 2000 . Quality. Privacy Policy' Contact Us
USCENSUSBUREAU
lJef"lng You Makft ""formed Dttt:iSu.ms
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keynoter-dot-com - Yourh,'st source nfrrint and online news from the Florida Keys
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New fishery rules on horizon
8.v Kevin Wadlow kwadlow@keynoter.com
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"-<r.;~,::(j'-, ," -cy, '-c. ';,uClty J;)O,: ,.-)"U3 1-'"", ES:-
A regulatory process that could change the rules for South Florida fishing will
be outlined at a Monday workshop in Miami.
"This is a good chance for people to get educated on what we're going to see
happening in the next couple of years," said Bruce Irwin, chairman of the
Florida Keys Commercial Fishermen's Association. "It involves some important
issues for the Keys."
The meeting hosted by the federal South Atlantic Fishery Management Council
wiil be open from 2 to 5 p.m. and 6 to 8 p.m. at the Mutiny Hotel, 2951 S.
Bayshore Drive in Coconut Grove.
Council technical staff wiil be on hand to meet with individuais or small groups
to expiain the rule-making process under revisions to the Magnuson-Stevens
Fishery Conservation Act.
Commercial and recreational fishermen in the
snapper-grouper fishery and the king mackerel
fishery could be affected.
Monday's session outlines the process of considering
concepts such as recreational and commercial
ailocations of a species harvest, annual catch limits,
- and limited-access plans for commercial fishers.
Ail species considered overfished must have a
recovery program In place by 2010, Irwin said. Ail
other species must have a management plan by 2011.
Implementing those plans could lead to creation of individual fishing quotas
and other management systems not currently in use.
"This is the first meeting where they'll be laying this out," Irwin said.
People can make on-the-record comments on the proposals at the Monday
workshop. No decisions will be made at the Miami session.
"There wiil be no formai presentations but ample opportunity to ask questions,
learn more about upcoming fisheries issues, discuss concerns and provide
comment," said an agency spokeswoman.
Earlier this week, the Gulf of Mexico Fishery Management Council moved
forward with plans to reduce the gag-grouper harvest from the gulf by 45
percent.
Pending changes opposed by recreational and commercial fishermen include a
January-to-April closure on ail grouper fishing, and a recreational bag limit of
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S_aIII...ONLY Rare leatherback survives ordeal
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Sea turtle can live without flipper
M'l!I
BY TIMOTHY O'HARA
Citizen Staff
A rare 600-pound leatherback sea turtle rescued off the Florida Keys was
recuperating Friday at the Dolphin Research Center. Marathon Turtle
Hospital staff on Thursday performed emergency surgery on the lumbering
beast to repair one front flipper and remove the severely injured other one.
A group of fishermen on Wednesday spotted the 7-foot-long turtle about two
miles off Vaca Key, where several sharks were circling it, said the hospital's
rehabilitation coordinator, Ryan Butts.
The leatherback, a federally protected endangered species, was tangled in
trap line, which caused some of its flippers' injuries, BuUs speculated.
Sharks also may have nipped at the front flipper, which almost entirely was
severed, he said. Most of the skin and muscle either were chewed or torn
off by the trap line, he said.
The fishermen called the Florida Fish and Wildlife Conservation
Commission, which in turn called the Turtle Hospital. Rescuers boated out
to the turtle and pulled it from the water, then took it to the hospital, where
emergency surgery was performed.
They later transported it to the Dolphin Research Center on Grassy Key,
where it was placed in a small pool with a harness to keep it swimming in
circles, Butts said. Otherwise, it wouldn't survive, he said. Leatherback
turtles are not held in captivity because they don't have "reverse gears" and
"beat their heads against the wall," Butts said.
Butts is treating the turtle's wounds and giving it antibiotics to fight off
infection, with hopes of releasing it into the wild next week. National Marine
Fisheries Service has also expressed interest in placing a satellite tracking
devic,s on the turtle.
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"No one has been able to successfully keep one in captivity," Butts said. "It
will' be fine with just three flippers as long as it is healthy otherwise."
Leatherbacks are the largest of sea turtles. Spotting one off the Keys is
ran~, and treating one here never has occurred, Butts said. Turtle Hospital
founder Ritchie Moretti helped rescue one about 20 years ago, freeing it
from a trap line.
toh,ara@keysnews.com
Published on Saturday, November 10, 2007
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4 IU/I ':-~~\j~J} f"
"All my tools and work
equipment were
mistakenly taken from my
house at William and
Fleming...
Get the whole story
ljil_:'..J!_\\ ["JTl_C:~lf(\
Key West's economy
throttled with mammoth
horsepower during the
27th annual Key West
World...
Get the whole story
\\} l~ ~~1'"'.J \J~ \1{ \ ILl""!.
It doesn't get any better
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Watch the sunset from
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virtual Margarita at Sloppy
Joe's.
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MEMORANDUM
To:
Monroe County Commissioners
Ty Symroski, Ty Symroski Land Use Planning, LLfJ..j
September 19,2007
From:
Date:
RE:
Proposed Amendment to the Comprehensive Plan
Agenda Item T-l .} 0-6
I was a Senior Planner with the Monroe County Planning Department and worked extensive on
the 1986 Comprehensive Plan and was the author of the Ports, Aviation and Related Facilities
Element of the 1992 Comprehensive Plan.
Since that time there have been major changes in the nature of the maritime community.
Commercial Fishing has become increasingly consolidated, the commercial fishing industry has
become increasingly regulated with a corresponding diminishment in land area, there has been a
reduction in the number of lobster traps, and there has become a much greater desire to improve
the public's access to the waterfronts throughout the community.
Thus there has been a recognition that the maritime community must adapt to changing
opportunities. For instance, as travel opens up to Cuba, the Keys must be able to accommodate
the change in boat traffic by offering the high skilled maritime jobs and dockage demanded by
such traffic. These jobs will truly add to the diversity of our economy.
Additionally, the experiences of the last several hurricane seasons have highlighted the necessity
to have sheltered locations for emergency first responders and waterfronts that can operate as
staging areas if the highway is inoperable.
The Planning Commission is recommending an amendment that responds to all these issues.
Thus, my opinion is that the Board of County Commissioners should approve the resolution to
forward this amendmentfo the Florida State Department of Community Affairs in order to solicit
their comments and exPrrtise.
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Tv SVMROSKI LAND USE PLANNING, LLC
2328 STAPLES AVENUE, KEY WESf, FL 33040
WORK (305) 294-1815 FAX (305) 292-5223 CELL (305) 395-9363
SANIBEL ISLAND (239) 472-8631
UNCLETv@BELLSOUTH.NE.T
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~cptember 6, 2007
Addendum
rkin Waterfront Com . Plan Amendment
roposed by Safe Harbor Property Owners
1. WHEREAS, Florida Statute 380.0552 (7) establishes that a principle for guiding
development is "(k) To provide adequate alternatives for the protection of public safety
and welfare in the event of a natural or manmade disaster and for a post-disaster
reconstruction plan"; and
2. WHEREAS, a shelter is necessary to house those emergency personnel that are
necessary to conduct the successful evacuation of the general public up to the last
possible minute and therefore the emergency personnel may not be able to evacuate the
Florida Keys themselves; and
3. WHEREAS, Monroe County Plan Policy 502.1.6 specifies an intent to use existing
marinas on inhabited keys with full access to the road network as emergency ports; and
4. WHEREAS, such emergency ports will require lodging for the operators and users of
such emergency ports; and
5. WHEREAS, it is important to have a recovery force and materials pre-positioned at a
location accessible by land and sea before a hurricane as an alternative to driving down
the Overseas Highway; and
6. WHEREAS, a deep water basin provides an alternative to the Overseas Highway as an
evacuation route; and
7. WHEREAS, a deep water basin provides an alternative to the Overseas Highway for
delivering supplies during the reconstruction after a disaster; and
Policy 101.4.7(e) Public lodging facilities that serve as storm shelters and recovery
centers for emergency personnel capable of withstanding category 5 storm force winds
and which exceed minimum base flood elevation by at least 1 foot, shall be deemed
"Development not impacting hurricane evacuation times", pursuant to See.9.5-120.4(d)
of the Monroe County Code.
';t)'tJ~ 8.
f"~
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\O\'~ 9.
01
Policy 101.4.7(f) Commercial and industrial non-residential floor area for water-
dependent support facilities and/or maritime uses, designed so as to be capable of
accommodating post-disaster relief and recovery, shall be deemed "Development not
affected", under the provisions of See. 9.5-124.3 of the Monroe County Code.
S
~'6~