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Item B6 BOARD OF COUNTY COMMISSIONERS AGENDA ITEM SUMMARY Meeting Date: February 13, 2012 Division: Growth Management Bulk Item: Yes No X Staff Contact Person/Phone#: Christine Hurley x2517 Mayte Santamaria x2500 AGENDA ITEM WORDING: Consideration of a resolution to transmit to the State Land Planning Agency an ordinance by the Monroe County Board of County Commissioners amending Policy 101.4.5 to revise the Mixed Use/Commercial (MC) Future Land Use Map (FLUM) category description and amending Policy 101.4.21 to assign the Maritime Industries (MI)Zoning District to the MC FLUM category, amending the maximum net density range and the maximum intensity range for the MC FLUM category, and to clarify the footnotes within the table. ITEM BACKGROUND: Longstock II, LLC, submitted an application requesting to amend Comprehensive Plan Policies 101.4.5 and 101.4.21 to amend the Mixed Use/Commercial (MC) Future Land Use Map Category description and assign the Maritime Industries (MI) Zoning District to the MC category. Longstock II, LLC, is developing a project concept for property designated Maritime Industries (MI) zoning and has requested this amendment upon determining that the zoning district of MI was not consistent with the Future Land Use Map (FLUM) Category of Industrial. The Future Land Use Map Designation of Industrial does not provide for transient development (no adopted transient density standards). The MI Zoning category does allow transient units, which is inconsistent with the Comprehensive Plan. As a result of the Comprehensive Plan being the controlling document, the transient density for MI is considered zero (0). The Planning Commission (PC) considered the proposed amendment and recommended that the BOCC not transmit the proposed amendment because the County has not adopted amendments to preserve and enhance working waterfront uses. Based on comments received at the PC meeting on December 1, 2011, the applicant submitted revisions "intended to address concerns about appropriate mixture of uses and protecting working waterfronts expressed by members of the Planning Commission." County staff has reviewed the suggested language by the applicant and considered the PC comments and is providing additional amendments, over and above those suggested by the applicant, to further enhance working waterfronts. These amendments will require the preservation of upland and water-based facilities for working waterfront uses but excluding transient uses, for properties zoned MI and within the MC FLUM category. PREVIOUS RELEVANT BOCC ACTION: N/A CONTRACT/AGREEMENT CHANGES: N/A STAFF RECOMMENDATIONS: Approval TOTAL COST: INDIRECT COST: BUDGETED: Yes No_ DIFFERENTIAL OF LOCAL PREFERENCE: COST TO COUNTY: SOURCE OF FUNDS: C REVENUE PRODUCING: Yes_ No AMOUNT PER MONTH_ Year APPROVED BY: County Atty OMB/Purchasing Risk Management DOCUMENTATION: Included X Not Required DISPOSITION: AGENDA ITEM# OhlW MONROE COUNTY, FLORIDA MONROE COUNTY BOARD OF COUNTY COMMISSIONERS RESOLUTION NO. -2012 A RESOLUTION BY THE MONROE COUNTY BOARD OF COUNTY COMMISSIONERS TRANSMITTING TO THE STATE LAND PLANNING AGENCY AN ORDINANCE BY THE MONROE COUNTY BOARD OF COUNTY COMMISSIONERS AMENDING POLICY 101.4.5 TO AMEND THE MIXED USE/COMMERCIAL (MC) FUTURE LAND USE MAP CATEGORY DESCRIPTION AND AMEND POLICY 101.4.21 TO ASSIGN THE MARITIME INDUSTRIES (MI) ZONING DISTRICT TO THE MC CATEGORY, AMEND THE MAXIMUM NET DENSITY RANGE AND THE MAXIMUM INTENSITY RANGE FOR THE MUC FUTURE LAND USE MAP CATEGORY AND TO CLARIFY THE FOOTNOTES WITHIN THE TABLE OF POLICY 101.4.21 OF THE ` MONROE COUNTY 2010 COMPREHENSIVE PLAN. ` WHEREAS, the Monroe County Development Review Committee considered the proposed amendment at a regularly scheduled meeting held on the 17th day of October,2011; and WHEREAS, at a regularly scheduled meeting held on the lst day of December, 2011, the Monroe County Planning Commission held a public hearing for the purpose of considering the transmittal to the State Land Planning Agency, for review and comment, a proposed amendment to the Monroe County Year 2010 Comprehensive Plan; and WHEREAS, the Monroe County Planning Commission recommended that the Board of County Commissioners not transmit the proposed amendment and made the following findings of fact and conclusions of law: - ---- - 1.- Longstock II, LLC, requested a Future Land Use Map amendment from Industrial to Mixed Use/Commercial (MC) for three (3) parcels (00123760-000200, 00123720-000100 and 00123720-000200)on Stock Island. 2. Working waterfront uses are considered mainly as industrial uses and the requested amendment may impact working waterfront uses, commercial fishing uses and public access. 3. The County has not adopted Comprehensive Plan amendments to further protect and preserve working waterfront uses and the proposed amendment by Longstock II, LLC may P. 1 of 3 ( impact working waterfronts and any such amendments should not be considered on a �/ piecemeal basis. WHEREAS, the Monroe County Board of County Commissioners conducted a public hearing for the purpose of considering the transmittal to the State Land Planning Agency a proposed amendment to the Monroe County 2010 Comprehensive Plan as described above; and WHEREAS, Longstock II, LLC, submiteed revisions to its requested comprehensive plan amendment to address the concerns expressed by the Planning Commission; and WHEREAS, Monroe County proposed additional revisions to preserve working waterfronts; and WHEREAS, the Monroe County Board of County Commissioners supports transmitting the requested text amendment; and NOW THERFORE, BE IT RESOLVED BY THE BOARD OF COUNTY COMMISSIONERS OF MONROE COUNTY,FLORIDA: Section 1: The Board of County Commissioners considered the recommendation of the Planning Commission and after the public hearing decided to transmit the draft ordinance. Section 2: The Board of County Commissioners does hereby transmit the proposed amendment as part of a set of comprehensive plan amendments for 2012 to the State Land Planning Agency for review and comment in accordance with the State Coordinated Review process pursuant to Section 163.3184(4), Florida Statutes. Section 3. The Monroe County staff is given authority to prepare and submit the required transmittal letter and supporting documents for the proposed amendment. Section 4. The Clerk of the Board is hereby directed to forward a certified copy of this resolution to the Director of Planning. The Remainder Of Page Intentionally Left Blank fibe P.2 of 3 PASSED AND ADOPTED by the Board of County Commissioners of Monroe County, Florida, at a special meeting held on the day of February, 2012. Mayor David Rice Mayorpro tern Kim Wigington Commissioner Sylvia Murphy Commissioner George Neugent Commissioner Heather Carruthers BOARD OF COUNTY COMMISSIONERS OF MONROE COUNTY, FLORIDA BY Mayor David Rice (SEAL) ATTEST: DANNY L. KOLHAGE, CLERK MO E COUNTY ATTORNEY A AOVED AS TQ FORM Date: A ff-y'2141 DEPUTY CLERK (1119 P.3 of 3 ORDINANCE NO. -2012 AN ORDINANCE BY THE MONROE COUNTY BOARD OF COUNTY COMMISSIONERS TO AMEND POLICY 101.4.5 TO AMEND THE MIXED USE/COMMERCIAL (MC) FUTURE LAND USE MAP CATEGORY DESCRIPTION AND AMEND POLICY 101.4.21 TO ASSIGN THE MARITIME INDUSTRIES (MI) ZONING DISTRICT TO THE MC CATEGORY, AMEND THE MAXIMUM NET DENSITY RANGE AND THE MAXIMUM INTENSITY RANGE FOR THE MUC FUTURE LAND USE MAP CATEGORY AND TO CLARIFY THE FOOTNOTES WITHIN THE TABLE; PROVIDING FOR SEVERABILITY; PROVIDING FOR THE REPEAL OF INCONSISTENT PROVISIONS; PROVIDING FOR TRANSMITTAL TO THE STATE LAND PLANNING AGENCY; PROVIDING FOR THE FILING WITH SECRETARY OF STATE AND FOR AN EFFECTIVE DATE; AND PROVIDING FOR THE INCLUSION IN THE MONROE COUNTY 2010 COMPREHENSIVE PLAN. WHEREAS, Longstock II, LLC, submitted an application to amend Policies 101.4.5 and 101.4.21 to amend the Mixed Use/Commercial (MC) Future Land Use Map Category description and assign the Maritime Industries (MI)Zoning District to the MUC category; and WHEREAS, for consistency purposes, Monroe County is also requesting to amend Policy 101.4.21 to amend the maximum net density range and the maximum intensity range for the Mixed Use/Commercial (MC) Future Land Use Map Category and to clarify the footnotes within the table; and WHEREAS, Policy 101.4.7 of the Monroe County Comprehensive Plan establishes the Industrial land use category which provides for the development of industrial, manufacturing, and warehouse and distribution uses. The Industrial land use category also allows other commercial, public, residential, and commercial fishing-related uses. The Industrial land use category does not provide for transient uses; and WHEREAS, the Maritime Industries (MI) zoning category is one of the corresponding zoning category of the Industrial future land use map(FLUM)designation category; and WHEREAS, the Monroe County Development Review Committee considered the proposed amendment at a regularly scheduled meeting held on the 17th day of October, 2011; and WHEREAS, at a regularly scheduled meeting held on the 1t day of December, 2011,the Monroe County Planning Commission held a public hearing for the purpose of considering the transmittal to the State Land Planning Agency, for review and comment, a proposed amendment to the Monroe County Year 2010 Comprehensive Plan; and WHEREAS, the Monroe County Planning Commission made the following findings of fact and conclusions of law: I. Longstock II, LLC, requested a Future Land Use Map amendment from Industrial to Mixed Use/Commercial (MC) for three (3) parcels (00123760-000200, 00123720-000100 and 00123720-000200) on Stock Island. 2. Working waterfront uses are considered mainly as industrial uses and the requested amendment may impact working waterfront uses, commercial fishing uses and public access. 3. The County has not adopted Comprehensive Plan amendments to further protect and preserve working waterfront uses and the proposed amendment by Longstock II, LLC may impact working waterfronts and any such amendments should not be considered on a piecemeal basis. WHEREAS, the Monroe County Planning Commission passed Resolution 45-11 not recommending transmittal of the proposed amendment; and WHEREAS, Longstock II, LLC, submitted revisions to the proposed amendments 41111, intended to address concerns about the appropriate mixture of uses and protecting working waterfronts expressed by members of the Planning Commission; and WHEREAS, Monroe County has recommended additional amendments to require the preservation of upland and water-based facilities for working waterfront uses. WHEREAS, at a special meeting held on 13th day of February, 2012, the Monroe County Board of County Commissioners held a public hearing to consider the transmittal of the proposed amendment. NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY COMMISSIONERS OF MONROE COUNTY,FLORIDA: Section 1. The Monroe County 2010 Comprehensive Plan is amended as follows: (Deletions are Stfiekedifeligh and additions are underlined.) Policy 101.4.5 The principal purpose of the Mixed Use/Commercial land use category is to provide for the establishment of commercial land use (zoning)districts where various types of commercial retail and office may be permitted at intensities which are consistent with the community character and the natural environment. Employee housing and commercial apartments are also permitted. In addition, Mixed Use/Commercial land use districts are to establish and conserve areas of mixed 411/ uses, which may include maritime industry, light industrial uses, commercial fishing, transient and permanent residential, institutional,public, office and commercial retail uses. The 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. The County shall continue to take a proactive role in encouraging the maintenance and enhancement of community character and recreational and commercial working waterfronts. 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 0.10 shall apply; and 3. maximum net residential density shall be zero. In order to preserve and promote recreational and commercial working waterfront uses, as defined by 342.07, F.S., the following criteria shall apply to all lands designated with the Maritime Industries (MI) land use(zoning)district within this land use category: 1. When a mixture of uses is proposed for parcels designated as MI land use (zoning) district, working waterfront and water dependent uses, such as marina, fish house/market boat repair, boat building, boat storage, or other similar uses but excluding transient uses shall be preserved by maintaining a minimum of 35% of the upland area of the property ihr for those uses. 2. Parcels within the MI zoning district that have existing wet slips shall preserve at least 20% of the wet slips for vessels involved with recreational and commercial working waterfront uses, excluding live-aboard vessels solely used as a residence and not for navigation. 3. Parcels within the MI zoning district creating new wet slips shall preserve at least 10%of the wet slips for vessels involved with recreational and commercial working waterfront uses, excluding live-aboard vessels solely used as a residence and not for navigation. 4. The preservation of dockage for recreational and commercial working waterfront uses shall be documented on the final development plan and shall be a written condition of any permit approval. 5. Parcels within the MI zoning district shall be limited to commercial apartments. Commercial apartment means an attached or detached residential dwelling unit located on the same parcel of land as a nonresidential use that is intended to serve as permanent housing for the owner or employees of that nonresidential use. The term does not include a tourist housing use or vacation rental use. 6. The preservation of a public access walkway shall be required for all parcels with direct access to the water. The public access walkway shall be documented on the final development plan and shall be a written condition of any permit approval. Policy 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 Policies 101.4.1 - kW 101.4.17: 4IW Future Land Use Densities and Intensities Future Land Use Category Allccated DenS0 Madman Net Density @an Madnimlraensly And C°nespcn6gZoning (perypy) (per buidable acre) ( r area rat) Agriculture(AP 0du N/A 020-025 (no dry consponcling zoning) 0rooms/spaces N/A Aitpat(AD) Odu N/A 0.10 (AD awing) 0rooms/spaces WA Conservation(C) 0 du N/A 0.05 (CD zoning) 0rooms/spews WA Edtmetio r(E)-b 0 du N/A 0.30 (no dredlyaxrespondngzmhp) 0roar a: s N/A Indushial(I) 1 du 2 du 025-0.60 (I and MI zoning) 0 roars/spaces N/A Irstable!(INSA) OW WA 025-0.40 (no drectiy Ong zoning) 3-15 roars/spaces 6-24 roans/spaces Mainland Native(MN) 0.01 du N/A 0.10 (MN zoning) 0rooms/spaces WA Miraary(M) 6du 12du 0.300.50 (MFzo-S9) 10roans/spaces 20 room 0.10-0.45 SMfd+U�a+.rridal(MCpo 1-6du 26.18du ISC,UC.DR.RV,End MU (SC,UC,DR,RV,aad MU and MI zoning) 5-15 roans/spaces 10.25 roars/spaces z� 0.300.60(MI zoning) MbedUse/Cormersial Fisting(MCF)% Apprar3-8du 12du 025-0.40 (CFA,CFA=I,CFSD awing) 0 mans/spaces 0 romsrspaas Pn6ic Fatties(PF) ) Odu N/A 0.10-033 (no dredhlcertespatIngzoning) 0roc s N/A Pubic BuUdngs/Gramds(PB)LI OW N/A 0.100,30 (no dretiy certespatng zoni)g) 0 roans/spaces N/A Reaeation(R) 025du N/A 0.20 (PR zoning) 2roons/spa:es N/A Residential Conservation(Fig 0025du WA 00.10 (OS and NA zorting) 0 to:Ins/spaces WA Residential Lov(RL) 025-0.50 du 5du 020-0.25 (S„am,SR,andSR-Lzoning) 0r0als/spaces N/A Residential Me&un(RM) approx.058du WA 0 OISzw'ug) (1 du4a) WA 0 rooms/spaces Residential liigh(RH) approx.3-16 du 12du 0 (IS-Der,URtrtia,and URhzoning) (1-2dwbt) 20 roa spaces 10rcons/spaces ", Notes. (a) "WA"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 1 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 SS district. (e) The allocated density for IS-0 and URM zoning shall be 2 and 1 dwelling unis per lot,respectively and the maximum net density bonuses shall not be available. (t) 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 hammocks,pinelands ordisturbed wetlands within the Mixed Use/Commercial and Mixed Use/ Commercial Fishing land use categories,the floor area ratio shall be 0.10 and the maximum net residential density bonuses not apply. (b) Uses under the categories ofAgriculture,Education,Institutional,Public Fadities,and Public Buildings and Uses,which have 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 of TDRs. (j A mixture of uses shall be maintained for parcels designated as MI zoning district that are within the MC future land use category.Working waterfront and water dependent uses,such as marina,fish house/market,boat repair boat building, boat storage, or other similar uses, shall comprise a minimum of 35% of the upland area of the proDeM. Section 2. Severability. 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 3. Repeal of Inconsistent Provisions. All ordinances or parts of ordinances in conflict with this ordinance are hereby repealed to the extent of said conflict. ---Section 4. Transmittal. This ordinance shall be transmitted by the Director of Planning to the State Land Planning Agency pursuant to Chapter 163 and 380, Florida Statutes. Section 5. Filing and Effective Date. 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 State Land Planning Agency or Administration Commission finding the amendment in compliance with Chapter 163, Florida Statutes and after any 41110 applicable appeal periods have expired. Section 6. Inclusion in the Comprehensive Plan. The numbering of the foregoing �/ amendment may be renumbered to conform to the numbering in the Monroe County Year 2010 Comprehensive Plan and shall be incorporated in the Monroe County Year 2010 Comprehensive Plan. PASSED AND ADOPTED by the Board of County Commissioners of Monroe County, Florida, at a regular meeting held on the day of , 2012. Mayor David Rice Mayor pro tern Kim Wigington Commissioner Sylvia Murphy Commissioner George Neugent Commissioner Heather Carruthers BOARD OF COUNTY COMMISSIONERS OF MONROE COUNTY, FLORIDA BY Mayor David Rice (SEAL) ATTEST: DANNY L. KOLHAGE, CLERK DEPUTY CLERK �1 2 3 4 MEMORANDUM 5 MONROE COUNTY PLANNING&ENVIRONMENTAL RESOURCES DEPARTMENT 6 We strive to be caring,professional and fair 7 8 To: Monroe County Board of County Commissioners 9 10 Through: Christine Hurley, AICP, Director of Growth Management 11 Townley Schwab, Senior Director of Planning & Environmental Resources 12 13 From: Mayte Santamaria, Assistant Director of Planning& Environmental Resources 14 15 Date: February 1, 2012 16 17 Subject: Request by Longstock II, LLC, to amend Comprehensive Plan Policies 101.4.5 and 18 101.4.2.1. 19 20 Meeting: February 13, 2012 21 ( 22 I. REQUEST 23 1111116 This is a request by Longstock II, LLC, amending Policies 101.4.5 and 101.4.21 to amend the Mixed 25 Use/Commercial (MC) Future Land Use Map Category description and assign the Maritime 26 Industries (MI) Zoning District to the MUC category. As a result of the applicant's request, Monroe 27 County is also requesting to amend Policy 101.4.21 to amend the maximum net density range and 28 the maximum intensity range for the Mixed Use/Commercial (MC) Future Land Use Map Category 29 for consistency purposes and to clarify the footnotes within the table. 30 31 Further, additional amendments are proposed by the applicant to address the preservation and 32 promotion of recreational and commercial working waterfronts, after these issues were raised by the 33 Planning Commission. County staff has reviewed the suggested language by the applicant and 34 considered the PC comments and is providing additional amendments, over and above those 35 suggested by the applicant, to further enhance working waterfronts 36 37 II. BACKGROUND INFORMATION 38 39 Amendment Application Background: 40 41 Longstock II, LLC, submitted an application for a comprehensive plan text amendment in August 42 2011. The Monroe County Development Review Committee considered the proposed amendment at 43 a regularly scheduled meeting held on October 17, 2011. At a regularly scheduled meeting held on 44 December 1, 2011, the Monroe County Planning Commission (PC) held a public hearing 45 considering the transmittal of the proposed amendment to the State Land Planning Agency. The PC 46 recommended that the BOCC not transmit the proposed amendment because the County has not 4111, ` 1 adopted amendments to preserve and enhance working waterfront uses. Further, the PC had r2 concerns that the proposed amendment by Longstock II, LLC may impact working waterfronts due 3 to the addition of transient uses to areas zoned Maritime Industries (MI). Staff noted at the meeting 4 that the statutory definition of`recreational and commercial working waterfront"includes hotels and 5 motels, as follows: 6 7 Pursuant Section 342.07, F.S., states, as used in this section, the term "recreational and 8 commercial working waterfront means a parcel or parcels of real property that provide 9 access for water-dependent commercial activities, including hotels and motels. as defined 10 ins. 509.242(1), or provide access for the public to the navigable waters of the state. 11 12 The applicant requested revisions based on the December 1, 2011, Planning Commission discussion 13 (attached as Exhibit 3). The revisions submitted by Longstock include clarification that other 14 maritime industry or light industrial uses can be developed in the Mixed Use/Commercial (MC) 15 future land use map category and the addition of a requirement that 35% of the uplands be preserved 16 for water dependent uses, as a note to the table of Policy 101.4.21. The applicant states these 17 modifications are "intended to address concerns about appropriate mixture of uses and protecting 18 working waterfronts expressed by members of the Planning Commission." 19 20 Amendment Summary: 21 22 Longstock II, LLC, is developing a project concept for property designated Maritime Industries (MI) 23 zoning and has requested this amendment upon determining that the zoning district of MI is not L '4 consistent with the allowed uses of the Future Land Use Map (FLUM) category of Industrial (see �g policies below). The Future Land Use Map Designation of Industrial does not provide for transient 26 development (no adopted transient density standards). As a result, Longstock II, LLC, is requesting 27 to amend the Mixed Use/Commercial (MC) Future Land Use Map category description and assign 28 the Maritime Industries Zoning District to the MC category in order to retain transient use and other 29 uses to preserve working waterfronts(amending Policies 101.4.5 and 101.4.21). 30 31 Current Comprehensive Plan FLUM Policies: 32 33 Policy 101.4.7 34 The principal purpose of the Industrial land use category is to provide for the development of industrial, 35 manufacturing, and warehouse and distribution uses. Other commercial, public, residential, and 36 commercial fishing-related uses are also allowed. 37 38 Policy 101.5.4 39 The principal purpose of the Mixed Use/Commercial land use category is to provide for the establishment 40 of commercial zoning districts where various types of commercial retail and office may be permitted at 41 intensities which are consistent with the community character and the natural environment. Employee 42 housing and commercial apartments are also permitted. 43 44 This land use category is also intended to allow for the establishment of mixed use development patterns, 45 where appropriate. Various types of residential and non-residential uses may be permitted; however, 46 heavy industrial uses and similarly incompatible uses shall be prohibited. 47 4111, 1 In order to protect environmentally sensitive lands, the following development controls shall apply to all t,,2 hammocks, pinelands, and disturbed wetlands within this land use category: 3 4 1. only low intensity commercial uses shall be allowed; 5 2. a maximum floor area ratio of 0.10 shall apply; and 6 3. maximum net residential density shall be zero. 7 8 Analysis: 9 10 Sections 163.3194, 163.3201 and 163.3202, F.S., require that all land development regulations 11 enacted or amended be consistent with the adopted comprehensive plan. Currently, the Maritime 12 Industries (MI) Zoning category is the corresponding zoning category within the Industrial FLUM 13 designation category; however, the Industrial FLUM does not allow transient units. The MI Zoning 14 category does allow transient units, which is inconsistent with the Comprehensive Plan. As a result 15 of the Comprehensive Plan being the controlling document, the transient density for MI is 16 considered zero (0). 17 18 Current Comprehensive Plan and Land Development Regulation Standards: 19 Future Land Use Category Allocated Density Maximum Net Maximum Intensity And Corresponding Zoning (per acre) Density p g (per buildable acre) (floor area ratio) ftme Industrial (I) 1 du 2 du (I and MI zoning) 0 rooms/spaces N/A 0.25-0.60 Maritime Industries (MI) 1 du 2 du 0.30-0.60 Zoning District 10 rooms/spaces 15 rooms/spaces du=refers to permanent residential units (dwelling unit) rooms/spaces=refers to transient residential units such as hotel or motel room, seasonal residential unit, or space for parking a recreational vehicle or travel trailer. 20 21 Florida Statutes direct local governments to bring land development regulations into conformity with 22 the provisions of the adopted comprehensive plan. Assigning the Maritime Industries Zoning 23 District as one of the corresponding zoning districts to the Mixed Use/Commercial FLUM category 24 resolves the allowed uses within the land development regulation with the comprehensive plan. 25 26 There are 29 parcels (Exhibit 1 & shown below) in the County with a zoning designation of 27 Maritime Industries and an Industrial FLUM. 28 NIMie Ar- 1 Parcels currently designated as Maritime Industries Zoning District: 110,2 3 • 89.16 acres on Stock Island 4 • 8.09 acres on Scout Key 5 6 Stock Island •t ,. - ...:424.77-"4„, .,,,!II!' ,,,,:v:PACNIii:,.-:'"r;';'• . Stock Island l'. 1114. . — - ,,,,,., •,,,, ,.4, ''•:Z/,:e. '''s 1. '-'2-@:-::-!., I . ' f' if',',,:.,,,,, ..•• 1 ' - '''' •:#,I7 A\ / ) • '' .• 0,k.,_ Wei lift! .i ; ..,. •. LaxsiihiE • .. ,. mann, , -, fqkfofixiu-- ...... -1., Ill billiwrikvek4 r s- a wie yam --. .. 4..„,, -1( t '. .04•1- tJ Z ) Moor.Cesftty...a 8 9 Scout Ke ....,4,j ...- ..„...001 ' •. •,....•--. ,...../...4 - I 1.............. io ii • 4 1 The FLUM designation of the 29 parcels with a zoning designation of Maritime Industries: 2 3 • 59.7 acres on Stock Island designated as Industrial(I) 4 • 29.46 acres on Stock Island designated as Public Facilities (PF) 5 • 8.09 acres on Scout Key designated as Conservation(C) 6 ''444J14 t i l ti7 " Gp Stock Island ' - ii: 1itli.1G '4'Si 4 IX 11. Cfj'\�J ��/7'`�� "~- -'. 4 i of • E. ..�tww.... ` .: :- - ,s f: . .1 ow Opm i. !�' Merit.Court,.Wore UM...IRUW 7 8 (p� ---- j` 6 y 8.09 GC•LC3 *3 i Scout Key ''' 4, rw VA.,P ..Wi.U.PLUM. 9 -°--- 0 5 ` 1 Note: this amendment will not affect the parcels identified above unless a property owner requests to .2 amend the FLUM designation to Mixed Use/Commercial for MI zoned property, and/or a property 3 owner with an existing FLUM designation of Mixed Use/Commercial requests to change his zoning 4 to Maritime Industries. 5 6 Working Waterfronts: 7 8 Monroe County is in the process of completing an Evaluation and Appraisal Report (EAR) of its 9 2010 Comprehensive Plan which will include implementation strategies that may necessitate 10 amendments to the current comprehensive plan objectives and policies; amendments to comply with 11 changes to State Statute and Rule; or require other County action as they relate to the locally defined 12 Major Issues. Through the EAR, Monroe County is planning to review and assess strategies for 13 addressing working waterfronts. 14 15 Excerpt from the 2010 Technical Document (data and analysis to the comprehensive plan): "The 16 amount of loss of working waterfronts in the Keys has not been quantified. In the Monroe County 17 Working Waterfronts Preservation Master Plan(SFRPC, 2007), current and historic County property 18 appraiser's data were analyzed to pinpoint changes in property codes indicative of working 19 waterfront conversion. These data did point to broad land use changes. For example, property codes 20 would show that a certain property converted from commercial to vacant. However, property codes 21 did not provide sufficiently detailed information to extract changes related to working waterfronts 22 from the database and identify the precise characteristics of these changes. In addition, the County 23 building permit data were obtained and analyzed in the hopes of generating a more complete picture 41 i of working waterfront conversion. This dataset reflected all permitted new and modified structures in 5 the Keys; however, it only classified new structural changes into general categories—residential, 26 commercial, and industrial—impeding the ability to isolate working waterfront properties and 27 classify new property uses unfolding there. Finally, State data were obtained from the Department of 28 Business and Professional Regulation and Department of Revenue. These datasets only denoted 29 conversion of a subset of the County parcels affected by conversions and did not specify the new 30 uses to which parcels were converted. In conclusion, existing data sources could not provide a 31 sufficiently specific understanding of working waterfront conversion because of their limited 32 structure and content. Regardless of the limitations of the existing datasets, one need only travel 33 through the Keys to see the significant change and redevelopment of waterfront properties and 34 marine-related uses (SFRPC, 2007)." 35 36 Section 163.3177(6)(a)3.c., F.S., requires the Future Land Use Element to include criteria to 37 encourage the preservation of recreational and commercial working waterfronts for water-dependent 38 uses in coastal communities. 39 40 Section 163.3178(2)(g), F.S., requires local governments to adopt, in the Coastal Management 41 Element, a shoreline use component that identifies public access to beach and shoreline areas and 42 addresses the need for water-dependent and water-related facilities, including marinas, along 43 shoreline areas. The component must also include the strategies that will be used to preserve 44 recreational and commercial working waterfronts as defined in Section 342.07, F.S. 45 6 1 Pursuant to Section 342.07, F.S., the definition of the term "recreational and commercial working waterfront means a parcel or parcels of real property that provide access for water-dependent 3 commercial activities, including hotels and motels as defined in s. 509.242(1), or provide access for 4 the public to the navigable waters of the state. Recreational and commercial working waterfronts 5 require direct access to or a location on, over, or adjacent to a navigable body of water. The term 6 includes water-dependent facilities that are open to the public and offer public access by vessels to 7 the waters of the state or that are support facilities for recreational, commercial, research, or 8 governmental vessels. These facilities include public lodging establishments, docks, wharfs, lifts, 9 wet and dry marinas, boat ramps, boat hauling and repair facilities, commercial fishing facilities, 10 boat construction facilities, and other support structures over the water. As used in this [statute] 11 section, the term "vessel" has the same meaning as in s. 327.02(39). Seaports are excluded from the 12 definition." 13 14 Section 327.02(39), F.S. defines "vessel" as synonymous with boat as referenced in s. 1(b), Art. VII 15 of the State Constitution and includes every description of watercraft, barge, and airboat, other than a 16 seaplane on the water, used or capable of being used as a means of transportation on water. 17 18 III. LONGSTOCK II, LLC, PROPOSED AMENDMENTS 19 Note—Underlined text indicates Longstock II, LLC, initial amendment request. Red, dale underlined text indicates additional Longstock II, LLC, requested revisions after the December 1, 2011 Planning Commission meeting. 21 Policy 101.4.5 22 The principal purpose of the Mixed Use/Commercial land use category is to provide for the 23 establishment of commercial zoning districts where various types of commercial retail and office may be 24 permitted at intensities which are consistent with the community character and the natural environment. 25 Employee housing and commercial apartments are also permitted. In addition, Mixed Use/Commercial 26 land use districts are to establish or conserve areas of mixed uses, including maritime industry and_light 27 industrial uses, commercial fishing, hotels, residential, institutional, and commercial uses. 28 The land use category is also intended to allow for the establishment of mixed use development patterns, 29 where appropriate. Various types of residential and non-residential uses may be permitted; however, 30 heavy industrial uses and similarly incompatible uses shall be prohibited. The County shall continue to 31 take a proactive role in encouraging maintenance and enhancement of community character and 32 economically viable traditional uses on the waterfront. 33 34 In order to protect environmentally sensitive lands, the following development controls shall apply to all 35 hammocks,pinelands,and disturbed wetlands within this land use category: 36 37 1. only low intensity commercial uses shall be allowed; 38 2. a maximum floor area ratio of 0.10 shall apply; and 39 3. maximum net residential density shall be zero. 40 7 i1 Policy 101.4.21 2 Future Land Use Densities and Intensities Future Land Use Category And Allocated Density Maximum Net Density Maximum Intensity Corresponding Zoning DU/Acre DU/Buildable Area (floor area ratio) Agriculture(A) 0 du N/A 0.20-0.25 (no directly corresponding zoning) 0 rooms/spaces N/A Airport(AD) 0 du N/A 0.10 (AD zoning) 0 rooms/spaces N/A Conservation(C) 0 du N/A 0.05 (CD zoning) 0 rooms/spaces N/A Education(E) 0 du N/A 0.30 (no directly corresponding zoning) 0 rooms/spaces N/A Industrial(I) 1 du 2 du 0.25-0.60 (I and MI Zoning) 0 rooms/spaces N/A Conservation(C) 0 du N/A 0.25-0.40 (CD zoning) 3-15 rooms/spaces 6-24 rooms/space Mainland Native(MN) 0.01 du N/A 0.1 (CD zoning) 0 rooms/spaces N/A Military(M) 6 du 12 du 0.30-0.50 (MF zoning) 10 rooms/spaces 20 rooms/spaces Mixed Use/Commercial(MC)I 1-6 du 6-18 du 0.10-0.45 (SC,UC,DR,RV,-ead MU,and MI 5-15 rooms/spaces 10-25 rooms/spaces Zoning) iblr Mixed Muted Use/Commercial Fishing(MCF) approx. 3-8 du 12 du 0.25-0.40 (CFA,CFV,CFSD Zoning) 0 rooms/spaces 0 rooms/spaces Public Facilities(PF) 0 du N/A 0.10-0.30 (no directly corresponding zoning) 0 rooms/spaces N/A Public Building Grounds(PB) 0 du N/A 0.10-0.30 (no directly corresponding zoning) 0 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 NA zoning) 0 rooms/spaces N/A Residential Low(RL) 0-0.25-0.50 du 5 du 0.20-0.25 (S5, SR and SR-L zoning) 0 rooms/spaces N/A Residential Medium(RM) approx.0.5-5 du N/A 0 (SS,SR and SR-L zoning) 0 rooms/spaces N/A Residential High(RH) approx.3-16 du 12 du 0 SS, SR and SR-L zoning) 10 rooms/spaces 20 rooms/space Notes: (a)"N/A"means the 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 maxoimum net densities bonuses shall not be available. 8 (c)The allocated density for CFV zoning shall be 1 dwelling unit per lot and the maximum net density bonuses shall not NINY be available. (d)Maximum net density bonuses shall not be available to the SS 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. (f)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 hamnmocks,pine lands or disturbed wetlands within the Mixed Use/Commercial and Mixed Use/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 have not 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 of TDR's (j) A mixture of uses shall be maintained throuahout a oroiec or site within the MI zonin district when located within the MC future land use_category.. Working waterfront and water dependent uses such as commercial marina,fish house/market, boat repair,building,or storage,or.other similar uses, shall comprise a minimum of 35%of upland 1 2 Please note, the footnote (j), in the Longstock proposal, requires that properties with a MI 3 zoning and MC FLUM to have working waterfront and water dependent uses to comprise a (IF 4 minimum of 35%of the upland. 5 6 IV. COUNTY RECOMMENDED CHANGES TO LONGSTOCK II,LLC, PROPOSED AMENDMENTS The County is providing an alternative amendment to require additional preservation of upland and water- based facilities for working waterfront uses. This is being proposed because the area with MI zoning(mainly Safe Harbor and Peninsular port are) is an area with a large concentration of maritime and commercial fishing uses. The County is attempting to address the statutory requirement to develop criteria to encourage the preservation of recreational and commercial working waterfronts for water-dependent uses. Note—Red, underlined text indicates Longstock 11,LLC, requested amendments. Blue, underlined text indicates Monroe County requested amendments. Additional County Proposed Amendments: For consistency purposes, Monroe County recommends amending the maximum net density range and the maximum intensity range for MC to recognize the existing adopted maximum net density of 2 dwelling units/buildable acre and to recognize the existing adopted maximum intensity of 0.30-0.60 FAR for the Maritime Industries zoning district. Monroe County also recommends clarifying the footnotes within the table in Policy 101.4.5. 7 8 Policy 101.4.5 9 The principal purpose of the Mixed Use/Commercial land use category is to provide for the 10 establishment of commercial land use (zoning) districts where various types of commercial retail and twe 1 office may be permitted at intensities which are consistent with the community character and the 111,r 2 natural environment. Employee housing and commercial apartments are also permitted. In addition, 3 Mixed Use/Commercial land use districts are to establish ef-and conserve areas of mixed uses, which 4 may include including maritime industry, and light industrial uses, commercial fishing, hater transient 5 and permanent residential, institutional,public, office and commercial retail uses. 6 7 The land use category is also intended to allow for the establishment of mixed use development 8 patterns, where appropriate. Various types of residential and non-residential uses may be permitted; 9 however, heavy industrial uses and similarly incompatible uses shall be prohibited. The County shall 10 continue to take a proactive role in encouraging the maintenance and enhancement of community 11 character and economicallyeceneinically—viable—traditieftal—uses—en—the—waterfrent recreational and commercial 12 working waterfronts. 13 14 In order to protect environmentally sensitive lands, the following development controls shall apply to 15 all hammocks, pinelands, and disturbed wetlands within this land use category: 16 17 1. only low intensity commercial uses shall be allowed; 18 2. a maximum floor area ratio of 0.10 shall apply; and 19 3. maximum net residential density shall be zero. 20 21 In order to preserve and promote recreational and commercial working waterfront uses, as defined by 22 342.07, F.S., the following criteria shall apply to all lands designated with the Maritime Industries (MI) 23 land use (zoning) district within this land use category: Ar '4 r5 1. When a mixture of uses is proposed for parcels designated as MI land use (zoning) district, 26 working waterfront and water dependent uses, such as marina, fish house/market, boat repair, 27 boat building, boat storage, or other similar uses but excluding transient uses, shall be preserved 28 by maintaining a minimum of 35%of the upland area of the property for those uses. 29 2. Parcels within the MI zoning district that have existing wet slips shall preserve at least 20% of 30 the wet slips for vessels involved with recreational and commercial working waterfront uses, 31 excluding live-aboard vessels solely used as a residence and not for navigation. 32 3. Parcels within the MI zoning district creating_new wet slips shall preserve at least 10% of the wet 33 slips for vessels involved with recreational and commercial working waterfront uses, excluding 34 live-aboard vessels solely used as a residence and not for navigation. 35 4. The preservation of dockage for recreational and commercial working waterfront uses shall be 36 documented on the final development plan and shall be a written condition of any permit 37 approval. 38 5. Parcels within the MI zoning district shall be limited to commercial apartments. Commercial 39 apartment means an attached or detached residential dwelling unit located on the same parcel of 40 land as a nonresidential use that is intended to serve as permanent housing for the owner or 41 employees of that nonresidential use. The term does not include a tourist housing use or vacation 42 rental use. 43 6. The preservation of a public access walkway shall be required for all parcels with direct access to 44 the water. The public access walkway shall be documented on the final development plan and 45 shall be a written condition of any permit approval. 6 io 1 Policy 101.4.21 ',411,,2 Monroe County hereby adopts the following density and intensity standards for the future land use 3 categories, which are shown on the Future Land Use Map and described in Policies 101.4.1 - 101.4.17: 4 Future Land Use Densities and Intensities Future Land Use Category Allocated Density'bi Maximum Net Density a)(b)(i) Maximum Intensity And Corresponding Zoning (per acre) (per buildable acre) (floor area ratio) Agriculture(A)Jr' 0 du N/A 0.20-0.25 (no directly corresponding zoning) 0 rooms/spaces N/A Airport(AD) 0 du N/A 0.10 (AD zoning) 0 rooms/spaces N/A Conservation(C) 0 du N/A 0.05 (CD zoning) 0 rooms/spaces N/A Education(E).•' O du N/A 0.30 (no directly corresponding zoning) 0 rooms/spaces N/A Industrial(I) 1 du 2 du 0.25-0.60 (I and MI zoning) 0 rooms/spaces N/A Institutional(INS)'-''- 0 du N/A 0.25-0.40 (no directly corresponding zoning) 3-15 rooms/spaces 6-24 rooms/spaces Mainland Native(MN) 0.01 du N/A 0.10 (MN zoning) 0 rooms/spaces N/A Military(M) 6 du 12 du 0.30-0.50 A (MF zoning) 10 rooms/spaces 20 rooms/spaces Mixed Use/Commercial(MC)i9>M 0.10-0.45 1-6 du 2 6-18 du jSC,UC.DR,RV,and MU zoning) (SC,UC,DR,RV,Aoci MU and MI zoning) 5-15 rooms/spaces 10-25 rooms/spaces 0.30-0.60(MI zoning) Mixed Use/Commercial Fishing(MCF)() Approx.3-8 du 12 du 0.25-0.40 (CFA,CFV(c),CFSD zoning) 0 rooms/spaces 0 rooms/spaces Public Facilities(PF)-'. 0 du N/A 0.10-0.30 (no directly corresponding zoning) 0 rooms/spaces N/A Public Buildings/Grounds(PB) 0 du N/A 0.10-0.30 (no directly corresponding zoning) 0 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 NA zoning) 0 rooms/spaces N/A Residential Low(RL) 0.25-0.50 du 5 du 0.20-0.25 (SS( ,SR,and SR-L zoning) 0 rooms/spaces N/A Residential Medium(RM) approx.0.5-8 du N/A 0 (IS zoning) (1 du/lot) N/A 0 rooms/spaces Residential High(RH) approx.3-16 du 12 du 0 (IS-D(e),URMte),and URA zoning) (1-2 du/lot) 20 rooms/spaces 10 rooms/spaces 41Ir 11 co 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 1 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 SS 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. (f) 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 hammocks,pinelands or disturbed wetlands within the Mixed Use/Commercial and Mixed Use/ 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 have no directly corresponding zoning,may be incorporated into new or existing zoning districts as appropriate. (0) The Maximum Net Density is the maximum density allowable with the use of TDRs. co A mixture of uses shall be maintained for parcels designated as MI zoning district that are where located-within the MC future land use category. Working waterfront and water dependent uses, such as commercial marina, fish house/market, boat repair, boat building,or boat storage, or other similar uses,shall comprise a minimum of 35%of the upland area of the property. 1 2 V. CONSISTENCY WITH THE MONROE COUNTY YEAR 2010 COMPREHENSIVE 3 PLAN,THE FLORIDA STATUTES, AND PRINCIPLES FOR GUIDING 4 DEVELOPMENT 4;6 A. The proposed amendment is consistent with the following Goals, Objectives and Policies of 7 the Monroe County Year 2010 Comprehensive Plan. Specifically, the amendment furthers: 8 9 Goal 101: Monroe County shall manage future growth to enhance the quality of life, ensure 10 the safety of County residents and visitors, and protect valuable natural resources. 11 12 Objective 101.4: Monroe County shall regulate future development and redevelopment to 13 maintain the character of the community and protect the natural resources by providing for 14 the compatible distribution of land uses consistent with the designations shown on the Future 15 Land Use Map. 16 17 Policy 101.7.2: By January 4, 1998, Monroe County shall complete a community plan for 18 Stock Island which shall address redevelopment needs identified by the needs assessment of 19 potential redevelopment areas. Preparation and funding of this plan shall be coordinated with 20 the City of Key West. 21 22 Policy 101.20.2: The Community Master Plans shall be incorporated into the 2010 23 Comprehensive Plan as a part of the plan and be implemented as part of the Comprehensive 24 Plan. The following Community Master Plans have been completed in accordance with the 25 principles outlined in this section and adopted by the Board of County Commissioners: 26 3. The Stock Island/Key Haven Livable CommuniKeys Plan Volume I is incorporated by reference into the 2010 Comprehensive Plan. The term Strategies in this Master Plan is 12 (( 1 equivalent to the term Objectives in the Comprehensive Plan and the term Action Item is v 2 equivalent to the term Policy; the meanings and requirements for implementation are 3 synonymous. 4 4. Volume Two (2) of the Stock Island and Key Haven Livable CommuniKeys Master Plan 5 titled Harbor Preservation/Redevelopment and Corridor Enhancement Plan dated 6 November 2005 and incorporated by reference into the 2010 Comprehensive Plan. The 7 term Strategies in this Master Plan is equivalent to the term Objectives in the 8 Comprehensive Plan and the term Action Item is equivalent to the term Policy; the 9 meanings and requirements for implementation are synonymous. 10 11 Policy 105.1.1: Monroe County shall create an economic development framework for a 12 sustainable visitor-based economy, not dependent on growth in the absolute numbers of 13 tourists, that respects the unique character and outdoor recreational opportunities available 14 in the Florida Keys. 15 16 Policy 105.1.2: Monroe County shall prepare design guidelines to ensure that future uses and 17 development are compatible with scenic preservation and maintenance of the character of 18 the casual island village atmosphere of the Florida Keys. 19 20 GOAL 212: Monroe County shall prioritize shoreline land uses and establish criteria for 21 shoreline development in order to preserve and enhance coastal resources and to ensure the 22 continued economic viability of the County. 73 111,4 Policy 212.1.1: By December 31, 2003, Monroe County shall develop a Shoreline Use 25 Priorities Plan which shall provide for siting of water-dependent and water-related uses 26 consistent with the following order of priority: 1) water-dependent uses, 2) water-related 27 uses, and 3) uses that are not dependent upon or related to shoreline access. The plan shall 28 accomplish the following: 29 1. establish performance standards for shoreline development, consistent with criteria for 30 marina siting(See Objective 212.4 and related policies); 31 2. identify environmentally suitable waterfront areas and recommend strategies for 32 reserving such areas for water-dependent and water-related development sites consistent 33 with estimated need; 34 3. analyze conflicts among existing shoreline uses and recommend strategies for reducing 35 or eliminating such conflicts; and 36 4. identify strategies for encouraging appropriate mixed use development that includes 37 water-dependent and water-related uses and is compatible with existing land uses. 38_.. 39 Policy 502.1.1: Monroe County shall permit only port and port related land uses within the 40 Safe Harbor/Peninsular port area of Stock Island. Within twelve months of the effective 41 date of the Comprehensive Plan, Monroe County shall adopt Land Development 42 Regulations and amend the Land Use District Maps to only permit those land uses 43 including but not limited to commercial and industrial port dependent uses, industry, 44 commercial fishing,marinas, and employee housing. 45 13 1 Policy 502.1.2: Monroe County shall permit land uses supportive, complementary or `2 otherwise port related nearby and adjacent to the Safe Harbor/Peninsular port area of Stock 3 Island. Within twelve months of the effective date of the Comprehensive Plan, Monroe 4 County shall adopt Land Development Regulations and amend the Land Use District Maps 5 to only permit those uses, including but not limited to warehousing, industry, affordable 6 housing,marine businesses, and restaurants. 7 8 Stock Island/Key Haven Livable CommuniKeys Plan Volume I: 9 10 Action Item 2.1.1: Initiate and complete a land use classification reevaluation plan for Stock 11 Island. 12 13 Action Item 2.3.1: Continue to recognize land use districts and FLUM categories as the 14 regulatory tool used for evaluating individual proposals for compliance with land 15 development standards such as type of use and intensity of use. 16 17 B. The amendment is consistent with the Principles for Guiding Development for the Florida 18 Keys Area, Section 380.0552(7), Florida Statute. 19 20 For the purposes of reviewing consistency of the adopted plan or any amendments to that plan 21 with the principles for guiding development and any amendments to the principles, the principles 22 shall be construed as a whole and no specific provision shall be construed or applied in isolation 23 from the other provisions. 41W1 25 (a) Strengthening local government capabilities for managing land use and development so that 26 local government is able to achieve these objectives without continuing the area of critical 27 state concern designation. 28 (b) Protecting shoreline and marine resources, including mangroves, coral reef formations, 29 seagrass beds, wetlands, fish and wildlife, and their habitat. 30 (c) Protecting upland resources, tropical biological communities, freshwater wetlands, native 31 tropical vegetation (for example, hardwood hammocks and pinelands), dune ridges and 32 beaches, wildlife, and their habitat. 33 (d) Ensuring the maximum well-being of the Florida Keys and its citizens through sound 34 economic development. 35 (e) Limiting the adverse impacts of development on the quality of water throughout the Florida 36 Keys. 37 (f) Enhancing natural scenic resources, promoting the aesthetic benefits of the natural 38 environment, and ensuring that development is compatible with the unique historic character 39 of the Florida Keys. 40 (g) Protecting the historical heritage of the Florida Keys. 41 (h) Protecting the value, efficiency, cost-effectiveness, and amortized life of existing and 42 proposed major public investments, including: 43 44 1. The Florida Keys Aqueduct and water supply facilities; 45 2. Sewage collection, treatment, and disposal facilities; 14 1 3. Solid waste treatment, collection, and disposal facilities; lam`' 4. Key West Naval Air Station and other military facilities; 3 5. Transportation facilities; 4 6. Federal parks, wildlife refuges, and marine sanctuaries; 5 7. State parks, recreation facilities, aquatic preserves, and other publicly owned 6 properties; 7 8. City electric service and the Florida Keys Electric Co-op; and 8 9. Other utilities, as appropriate. 9 10 (i) Protecting and improving water quality by providing for the construction, operation, 11 maintenance, and replacement of stormwater management facilities; central sewage 12 collection; treatment and disposal facilities; and the installation and proper operation and 13 maintenance of onsite sewage treatment and disposal systems. 14 (j) Ensuring the improvement of nearshore water quality by requiring the construction and 15 operation of wastewater management facilities that meet the requirements of ss. 16 381.0065(4)(1) and 403.086(10), as applicable, and by directing growth to areas served by 17 central wastewater treatment facilities through permit allocation systems. 18 (k) Limiting the adverse impacts of public investments on the environmental resources of the 19 Florida Keys. 20 (1) Making available adequate affordable housing for all sectors of the population of the Florida 21 Keys. 22 (m)Providing adequate alternatives for the protection of public safety and welfare in the event of 23 a natural or manmade disaster and for a postdisaster reconstruction plan. (n) Protecting the public health, safety, and welfare of the citizens of the Florida Keys and 5 maintaining the Florida Keys as a unique Florida resource. 26 27 Pursuant to Section 380.0552(7) Florida Statutes, the proposed amendment is consistent with the 28 Principles for Guiding Development as a whole and is not inconsistent with any Principle. 29 30 C. The proposed amendment is consistent with the Part II of Chapter 163, Florida Statute 31 (F.S.). Specifically, the amendment furthers: 32 33 163.3161(4), F.S.—It is the intent of this act that local governments have the ability to preserve 34 and enhance present advantages; encourage the most appropriate use of land, water, and 35 resources, consistent with the public interest; overcome present handicaps; and deal 36 effectively with future problems that may result from the use and development of land within 37 their jurisdictions. Through the process of comprehensive planning, it is intended that units 38 of local government can preserve, promote, protect, and improve the public health, safety, 39 comfort, good order, appearance, convenience, law enforcement and fire prevention, and 40 general welfare; facilitate the adequate and efficient provision of transportation, water, 41 sewerage, schools, parks, recreational facilities, housing, and other requirements and 42 services; and conserve, develop, utilize, and protect natural resources within their 43 jurisdictions 44 15 1 163.3161(6), F.S. - It is the intent of this act that adopted comprehensive plans shall have the `y2 legal status set out in this act and that no public or private development shall be permitted 3 except in conformity with comprehensive plans, or elements or portions thereof, prepared 4 and adopted in conformity with this act. 5 6 163.3177(1), F.S. - The comprehensive plan shall provide the principles, guidelines, standards, 7 and strategies for the orderly and balanced future economic, social, physical, environmental, 8 and fiscal development of the area that reflects community commitments to implement the 9 plan and its elements. These principles and strategies shall guide future decisions in a 10 consistent manner and shall contain programs and activities to ensure comprehensive plans 11 are implemented. The sections of the comprehensive plan containing the principles and 12 strategies, generally provided as goals, objectives, and policies, shall describe how the local 13 government's programs, activities, and land development regulations will be initiated, 14 modified, or continued to implement the comprehensive plan in a consistent manner. It is not 15 the intent of this part to require the inclusion of implementing regulations in the 16 comprehensive plan but rather to require identification of those programs, activities, and land 17 development regulations that will be part of the strategy for implementing the comprehensive 18 plan and the principles that describe how the programs, activities, and land development 19 regulations will be carried out. The plan shall establish meaningful and predictable standards 20 for the use and development of land and provide meaningful guidelines for the content of 21 more detailed land development and use regulations. 22 2323 163.3194(1)(b), F.S. — All land development regulations enacted or amended shall be consistent with the adopted comprehensive plan, or element or portion thereof, and any land 25 development regulations existing at the time of adoption which are not consistent with the 26 adopted comprehensive plan, or element or portion thereof, shall be amended so as to be 27 consistent. If a local government allows an existing land development regulation which is 28 inconsistent with the most recently adopted comprehensive plan, or element or portion 29 thereof, to remain in effect, the local government shall adopt a schedule for bringing the land 30 development regulation into conformity with the provisions of the most recently adopted 31 comprehensive plan, or element or portion thereof. During the interim period when the 32 provisions of the most recently adopted comprehensive plan, or element or portion thereof, 33 and the land development regulations are inconsistent, the provisions of the most recently 34 adopted comprehensive plan, or element or portion thereof, shall govern any action taken in 35 regard to an application for a development order. 36 37 163.3194(3)(a), F.S.—A development order or land development regulation shall be consistent 38 with the comprehensive plan if the land uses, densities or intensities, and other aspects of 39 development permitted by such order or regulation are compatible with and further the 40 objectives, policies, land uses, and densities or intensities in the comprehensive plan and if it 41 meets all other criteria enumerated by the local government. 42 43 163.3201, F.S. — It is the intent of this act that adopted comprehensive plans or elements 44 thereof shall be implemented, in part, by the adoption and enforcement of appropriate local 45 regulations on the development of lands and waters within an area. It is the intent of this act kW 16 1 that the adoption and enforcement by a governing body of regulations for the development of tar 2 land or the adoption and enforcement by a governing body of a land development code for an 3 area shall be based on, be related to, and be a means of implementation for an adopted 4 comprehensive plan as required by this act 5 6 163.3202(2), F.S. - Local land development regulations shall contain specific and detailed 7 provisions necessary or desirable to implement the adopted comprehensive plan and shall at a 8 minimum: 9 (a) Regulate the subdivision of land. 10 (b) Regulate the use of land and water for those land use categories included in the land use 11 element and ensure the compatibility of adjacent uses and provide for open space. 12 (c) Provide for protection of potable water wellfields. 13 (d) Regulate areas subject to seasonal and periodic flooding and provide for drainage and 14 stormwater management. 15 (e) Ensure the protection of environmentally sensitive lands designated in the comprehensive 16 plan. 17 (f) Regulate signage. 18 (g) Provide that public facilities and services meet or exceed the standards established in the 19 capital improvements element required by s. 163.3177 and are available when needed for 20 the development, or that development orders and permits are conditioned on the availability 21 of these public facilities and services necessary to serve the proposed development. A local 22 government may not issue a development order or permit that results in a reduction in the 23 level of services for the affected public facilities below the level of services provided in the 111/4 local government's comprehensive plan. 25 (h) Ensure safe and convenient onsite traffic flow, considering needed vehicle parking. 26 (i) Maintain the existing density of residential properties or recreational vehicle parks if the 27 properties are intended for residential use and are located in the unincorporated areas that 28 have sufficient infrastructure, as determined by a local governing authority, and are not 29 located within a coastal high-hazard area under s. 163.3178. 30 31 VI. PROCESS 32 33 Comprehensive Plan Amendments may be proposed by the Board of County Commissioners, the 34 Planning Commission, the Director of Planning, or the owner or other person having a contractual 35 interest in property to be affected by a proposed amendment. The Director of Planning shall review 36 and process applications as they are received and pass them onto the Development Review 37 Committee and the Planning Commission. 38 39 The Planning Commission shall hold at least one public hearing. The Planning Commission shall 40 review the application, the reports and recommendations of the Department of Planning & 41 Environmental Resources and the Development Review Committee and the testimony given at the 42 public hearing. The Planning Commission shall submit its recommendations and findings to the 43 Board of County Commissioners (BOCC). The BOCC holds a public hearing to consider the 44 transmittal of the proposed comprehensive plan amendment, and considers the staff report, staff 45 recommendation, and the testimony given at the public hearing. The BOCC may or may not L`I 17 1 recommend transmittal to the State Land Planning Agency. The amendment is transmitted to the `2 State Land Planning Agency, which then reviews the proposal and issues an Objections, 3 Recommendations and Comments (ORC) Report. Upon receipt of the ORC report, the County has 4 180 days to adopt the amendments, adopt the amendments with changes or not adopt the 5 amendment. 6 7 VII. STAFF RECOMMENDATION 8 9 Staff recommends APPROVAL of the proposed amendments to Policies 101.4.5 and 101.4.21, as 10 long as the Monroe County proposed revisions are included in the amendment. 11 12 13 VIII. EXHIBITS 14 15 1. Maps identifying the 29 parcels within Monroe County currently zoned as Maritime Industries 16 (MI). 17 2. Excerpt of the Monroe County Land Development Regulations related to the Maritime Industries 18 (MI)zoning district. 19 3. Longstock II,LLC, application for a comprehensive plan text amendment. 20 4. Excerpts of the Stock Island/Key Haven Livable CommuniKeys Master Plan 21 5. Planning Commission Resolution 45-11 22 4111/ 18 � d JQ JAW 1�4 E _0 T rr' + N n W Ike WRI 1 +_ 4_0�� '! i r�ai'Q.ri40 ev � v • OP mm aw ,' �4 ..� ' ��►♦ ems`` ,�� W �� . �+ 3 � �.! o RAW ANN rJl t t ' -�r` f' � •• �� , 1 �Ulm uw�A i� 4 . ". • � liil � •.� a um J ]! aim _r li I #o w"''- l 1- is fib s Ab- t i LFW I V" I i .. _ I rIm..d" •- M mil iOWimp ! i u.sz avlys n, I- 1 I - IV% in _Aram t WOR 1" on r .� ,i _,. . w.l .i.. ,��aLats w 1�9 �' Oct' ■ ;!� l' i�`yi,L�:MM I =1' AR �• ' �' a 4 �� ' Ram L-1 ..I � it ' �• -JEW wkw _ 'E"'�°��'�'.r� roft mm as - i .-.r Sli d �, ^■' i s ism [fire! L i' 1L Zi.10, tm- iir�ll'�L•' F� ,$,� » �• '.Olt I d no" lMW a w m -Pa 1:Ju Tyaff0 f)TvAo C ro i vp .. ,+, mp !� d r L Cori TRW moo'._yt r O � [ ;. ma`s_} ' LA ; 4-a a nc '► As Ma op Aw rJ. It !.,• �a low gap -01 Li�' s+ 'J .Y 0 T i i . F tV t a _ AIMPLI f, T 1 1 ti i Piil s� 4 w ow ' Ic hill rQ. l y T ! iAatl `r ' R' .a. A"v W. `i•,.. i., pe �1.' I :wlW' k 41+ i =, 1 'RWAtw "wk sy'• W. jk gracLLCi +»FS ftl�k.l- i}��iCr` -oft fi.F s wk ter- &raL.t '-w ml WW�qs op ow ' •` ?i.i:t5 RIO -WWI as rmw Wa flab ''% IN N '/4v C i'.L " 4m Won I � _ fl _ + I Omw M IJW-" . V ' lei'- ' l � � � N va • , Ill`► Fes$, ° i #1► +fir '1 ro lio Ilk ce 4 Ij } r ar' �^ \\ i a 1\ \' R \ E, r Jr 0 C) U) Exhibit 2 isr Existing Monroe County Land Development Regulations Sec. 130-36. - Purpose of the maritime industries district(MI). The purpose of the MI district is to establish and conserve areas suitable for maritime uses such as ship building, ship repair and other water dependent manufacturing and service uses. (Code 1979, § 9.5-221; Ord. No. 33-1986, § 9-121) Sec. 130-85. - Maritime industries district (MI). (a)The following uses are permitted as of right in the maritime industries district: (1) Boat building, repair and storage; (2) Commercial retail uses of less than 5,000 square feet of floor area; (3) Office uses of less than 5,000 square feet of floor area; (4) Light and heavy industrial uses; (5) Commercial apartments involving less than six dwelling units, but tourist housing uses, vacation rental use, of commercial apartments is prohibited; (6)Commercial fishing; (7) Manufacture, assembly, repair, maintenance and storage of traps, nets and other fishing equipment; (8) Institutional uses; (9) Public buildings and uses; (10) Accessory uses; (11) Vacation rental use of any nonconforming dwelling units if a special vacation rental permit is obtained under the regulations established in section 134-1 (12) Replacement of an existing antenna-supporting structure pursuant to section 146-5(2); (13) Collocations on existing antenna-supporting structures, pursuant to section 146-5(3); (14)Attached wireless communications facilities, as accessory uses, pursuant to section 146-5(4); (15) Stealth wireless communications facilities, as accessory uses, pursuant to section 146-5(5); and (16) Satellite earth stations, as accessory uses, pursuant to section 146-5(6). (b)The following uses are permitted as minor conditional uses in the maritime industries district, subject to the standards and procedures set forth in chapter 110, article III: (1) Commercial apartments involving more than six dwelling units,provided that: a. The hours of operation of the commercial uses proposed in conjunction with the apartments are compatible with residential uses; b. Access to U.S. I is by way of: 1. An existing curb cut; 2. A signalized intersection; or 3. A curb cut that is separated from any other curb cut on the same side of U.S. 1 by at least 400 feet; klur c. Tourist housing uses, including vacation rental use of commercial apartments is prohibited; 411.10 (2) Hotels of fewer than 50 rooms, provided that: a. The use is compatible with established land uses in the immediate vicinity; and b. One or more of the following amenities are available to guests: 1. Swimming pool; 2.Marina; and 3 Tennis courts; (3)New antenna-supporting structures, pursuant to section 146-5(1). (c)The following uses are permitted as major conditional uses in the maritime industries district, subject to the standards and procedures set forth in chapter 110, article III: (1) Hotels providing 50 or more rooms, provided that: a. The hotel has restaurant facilities on or adjacent to the premises; and b. Access to U.S. 1 is by way of: An existing curb cut; 2. A signalized intersection; or 3. A curb cut that is separated from any other curb cut on the same side of U.S. 1 by at least 400 feet; (2)Marinas, provided that: a. The parcel proposed for development has access to water at least four feet below mean sea level at mean low tide; b. The sale of goods and services is limited to fuel, food, boating, diving and sport fishing products; c. All outside storage areas are screened from adjacent uses by a solid fence, wall or hedge at least six feet in height; and d. Each nonwaterside perimeter setback of the parcel proposed for development must have a class C bufferyard within a side yard setback of ten feet; (3) Mariculture, provided that: a. The use is compatible with land uses established in the immediate vicinity of the parcel proposed for development; b. The parcel proposed for development is separated from any established residential uses by at least a class C bufferyard; and c. All outside storage areas are screened from adjacent uses by a solid fence, wall or hedge at least six feet in height; (4)iand-use overlays A, E, PF, subject to the provisions of article IV of this chapter; (5)Wastewater treatment facilities and wastewater treatment collection systems serving uses located in any land use district, provided that: a. The wastewater treatment facility and wastewater treatment collection systems are in compliance with all federal, state, and local requirements; b. The wastewater treatment facility, wastewater treatment collection systems and accessory uses shall be screened by structures designed to be architecturally consistent with the character of flirt the surrounding community and minimize the impact of any outdoor storage, temporary or permanent; and c. In addition to any district boundary buffers set forth in chapter 114, article IV, a planting bed, eight feet in width, to be measured perpendicular to the exterior of the screening structure shall be established with the following: 1. One native canopy tree for every 25 linear feet of screening structure; 2. One understory tree for every ten linear feet of screening structure and the required trees shall be evenly distributed throughout the planting bed; 3. The planting bed shall be installed as set forth in chapter 114, article IV, and maintained in perpetuity; and 4. A solid fence may be required upon determination by the planning director. (Code 1979, § 9.5-250; Ord. No. 33-1986, § 9-220; Ord. No. 19-1989, § 1(PD90); Ord. No. 4-1997, § 21; Ord. No. 28-1999, § 2; Ord. No. 27-2001, § 2; Ord. No. 33-2001, § 3; Ord. No. 003-2002, § 1; Ord. No. 032-2002, § 1; Ord. No. 037-2006, § 5) Sec. 130-156. - Standards. (a) No structure or land in the county shall hereafter be developed, used or occupied at an intensity or density greater than the standards set out in this article. No density shall be allocated for any land designated as mangroves on the existing conditions map. (b) (b) The density and intensity provisions set out in this section are intended to be applied cumulatively so that no development shall exceed the total density limits of this article. For example, if a development includes both residential and commercial development, the total gross amount of development shall not exceed the cumulated permitted intensity of the parcel proposed for development. The following illustrates the intent of this section: Developer owns a one-acre parcel of land in the mixed use (MU) district. The developer may build one dwelling unit, or 15 hotel rooms or 15,000 square feet of office space; or he may develop any combination of these uses, provided that he does not exceed the total density. He could build 5,000 square feet of office space (one-third of the allowed density for office) and ten hotel rooms (two-thirds of the allowed density for hotel rooms) for a total land use intensity of 1; but could not develop a residence(100 percent of the allowed density for residential uses) and any other use. (Code 1979, § 9.5-261; Ord. No. 33-1986, § 9-301; Ord. No. 40-1987, § 146) 41, Sec. 130-157. - Maximum residential density and district open space. The maximum residential density and district open space shall be in accordance with the following table: Land Use District Allocated Density Maximum Net Density Open Space Ratio* DU/Acre DU/Buildable Area Maritime industry 1.0 2.0 0.2 *See additional open space ratios in chapter 118; in accordance with section 101-2(1), the most restrictive of these ratios applies. **The allocated and maximum net densities listed in this table do not apply to CFSD-20 (Little Torch). See section 130-79(14)c. for residential densities. Note—Properties consisting of hammocks, pinelands, and disturbed wetlands that are within RV, MU, UC, SC, CFV, CFA, CFSD districts have a maximum net density of 0. (Code 1979, § 9.5-262; Ord. No. 33-1986, § 9-302; Ord. No. 26-1995, § 1; Ord. No. 041-2003, § 1) (kw Sec. 130-162. - Maximum hotel-motel, recreational vehicle and institutional residential densities. Maximum hotel-motel, recreational vehicle and institutional residential densities shall be in accordance with the following table: Land Use Allocated Max. Net Density O.S.R.* District and Use Density (Rooms/Buildable Acre) (Rooms/Acre) Maritime industries: Hotel 10.0 15.0 0.0 (Code 1979, § 9.5-267; Ord. No. 33-1986, § 9-307; Ord. No. 19-1989, § 1(PD106)) 11 to, gir Sec. 130-164. - Maximum nonresidential land use intensities and district open space. Maximum nonresidential land use intensities and district open space shall be in accordance with the following table: Land Use District Maximum Floor O.S.R.* Area Ratio Maritime industrial: Commercial retail: Low intensity 0.30 0.20 Medium intensity 0.30 0.20 High intensity 0.40 0.20 Offices 0.50 0.20 Public buildings and uses 0.60 0.20 Commercial fishing 0.45 0.20 Light industry 0.35 0.20 * See additional open space ratio in this article: in accordance with section 118-12, the most restrictive of these ratios applies. **Where commercial uses are allowed as permitted uses,and no FAR is given, the maximum per lot stated in article III of this chapter shall prevail. (Code 1979, § 9.5-269; Ord. No. 33-1986, § 9-309; Ord. No. 40-1987, § 77; Ord. No. 19-1989, § l(PD108); Ord. No. 009-2005, § 2) EXHIBIT /3 lbw File #: 2011 -102 Owner's Name: Longstock II, LLC Applicant: Longstock II, LLC Agent: n/a Type of Application: Text Amendment to the Monroe County Comprehensive Plan Policy 101 .4.5, 101 .4.21 `. Additional Information added to File 2011-102 fir L County of Monroe ihr Growth Management Division Office of the Director aguAgfangikpiggin 2798 Overseas Highway Suite#400 Mayor Sylvia 3.Murphy,Dist.5 Marathon,FL 33050 Mayor Pro Tern Heather Carruthers,Dist.3 Voice: (305)289-2517 _ )�, Kim Wigington,Diu 1 FAX: (305)289-2854 George Neugent,Dist. + Mario Di Gennaro,Dist.4 We strive to be caring,professional and fair Date: Time: Dear Applicant: This is to acknowledge submittal of your application for r�-y r AU£M 0 %t oo( Type of application LOK stock LLL to the Monroe County Planning Department. �✓ Project/Name Thank you. Planning Staff `• End of Additional File 2011-102 41. St cklsland marinillage August 30,2011 Ms.Christine Hurley Monroe County Growth Management Division 2798 Overseas Highway,Suite 400 Marathon,Florida 33050 Re: Request for a Text Amendment to the Monroe County Comprehensive Plan Ms.Hurley: Longstock H, LLC is pleased to submit a request for an application for a text amendment to the Monroe County Comprehensive Plan for your review. For clarity the request from the application is in bolded font and our responses are in non-bolded font. Please find included in this submittal the conditional use application. • Analysis of Proposed Amendment o Please see Tab A • 6 Factors for Change o Please see Tab B • Text Amendment Statement o Please see Tab C • Copy of Complete Existing Section and/or Policy to be Amended o Please see Tab D • Copy of Complete Proposed Section and/or Proposed Policy to be Amended o Please see Tab E If you have any questions regarding this response letter please do not hesitate to contact me at the address and telephone number below or electronically at mstrunk@stockislandmarina.com. Sincerely, Matthew Strunk Longstock H,LLC Secretary and Treasurer August 30,2011 Lr.<gs!oek 11, LLC °7QO<)Snnmp Road. Su LV; —2 ' Kee 1M1 2s. Florida 3t040 APPLICATION 4 tS . IS V LS - lirMONROE COUNTY �j]j�1R PLANNING&ENVIRONMENTAL RESOURCES Th Iy9 am ' )= IMONROE CO: PLANNING DEPT. Request for a Text Amendment to the Monroe County Land Development Regulations or the Monroe County Comprehensive Plan An application must be deemed complete and in compliance with the Monroe County Code by the Stair prior to the item being scheduled for review Amendment to the Land Development Regulations Only Application Fee:$5,041.00 Amendment to the Comprehensive Plan Only Application Fee:$5,531.00 Amendment to the Land Development Regulations and Comprehensive Plan Application Fee:$6,090.00 In addition to the above application fees, the followingfees also apply to each application: Advertising Costs:$245.00 Date of Submittal: 08 / 30 / 2011 Month Day Year Applicant: Longstock II, LLC Name 7009 Shrimp Road, Suite 2. Key West, FL 33050 Mailing Address(Street,City,State,Zip Code) (305) 294-2288 Daytime Phone mstrunk@oldislandharbor.com Email Address Sections)of Land Development Regulations to be Amended(if applicable): Not part of this application Policy(s)of Comprehensive Plan to be Amended(if applicable): Policy 101.4.5, 101.e.21 Please provide an analysis as to how the proposed amendment Is consistent with the applicable provisions of the Land Development Regulations,Comprehensive Plan and the Principles for Guiding Development for the Florida Keys(attach additional sheets if necessary): Please see Tab A k Page 1 of 3 Last Revised 02/2009 APPLICATION Amendments may be proposed by the Board of County Commissioners,the Planning Commission,the Director of Planning,owner or other person having a contractual interest in property to be affected by a proposed amendment. The BOCC may consider the adoption of an ordinance enacting the proposed change based on one or more of six (6) factors. Please describe how one or more of the following actors shall be met(attach additional sheets if necessary): 1) Changed projections(e.g.,regarding public service needs)from those on which the text or boundary was based: Please See Tab B 2) Changed assumptions(e.g.,regarding demographic trends): 3) Data errors,including errors in mapping,vegetative types and natural features described I.volume 1 of the plan: kw 4) New Sues: 3) Recognition of a need for additional detail or comprehensiveness: 6) Data updates: Page 2 of3 Last Revised 02/2009 APPLICATION In no event shall an amendment be approved which wIN result in an adverse community champ of the planning area in which the proposed devidopment le located. Please describe how the text amendment would not result In an adverse community change(attach additional sheets if necessary): Please see additional sheets Has previous application been submitted for this amendment within the past two yen? Yes No X All of the following must be submitted In order to have a complete application submittal: (Please check as you attach each required item to the application) ® Complete text amendment application(unaltered and unbound); ® Correct fee(check or money order to Monroe County Planning&Environmental Resources); © Copy of Complete Existing Section and/or Existing Policy to be Amended or Deleted; ® Copy of Complete Proposed Section and/or Proposed Policy to be Amended or Added If applicable,the following must be submitted in order to have a complete application abmltnl: ❑ Notarized Agent Authorization Letter(note:authorisation is needed from all owners)of the subject 411110 PNIeTry) ❑ Any Letters of Understanding pertaialeg to the proposed tut amendment If deemed neaxaryto complete a MI review of die application,the Pluming&Environmental Resources Department reserves the right to request additional information. I certify that I am familiar with the information contained in this application,and that to the best of my knowledge �suchh information is true,complete and accurate. Signature of Applicant: ----gilt— — /gas Date: e/ntit tt Sworn before me this as (a"I day of La 01Or/ _ f MARIE CERULIJ NOTARY PUBLIC State of New York ,{ Oual fled In�et4C3ouniy Notary Public Commission Expires July 12,2012 My Commission Expires Please send the complete application package to the Monroe County Planning&Environnstaul Resources Department,Marathon Government Center,2798 Overseas ffghway,Suite 400,Marathon,FL 33050. Page 3 of 3 Last Revised 02/2009 4Il. Request for a Text Amendment to the Monroe County Comprehensive Plan Index Tab A—Analysis of Proposed Amendment Tab B—Six Factors for Change Tab C—Text Amendment Statement Tab D—Copy of Complete Existing Section and/or Policy to be Amended Tab E—Copy of Complete Proposed Section and/or Proposed Policy to be Amended 41110 nvpnk II, LL('* ' V)Shrimp Road. Sited2 *Key WIN. Flnnth 17U40 Please provide an analysis as to how the proposed amendment is consistent with the applicable provisions of the Land Development Regulations.Comprehensive Plan and the Principles for Guiding Development for the Florida Keys: The proposed amendment is consistent with, and furthers the goals objectives and policies of the Monroe County Year 2010 Comprehensive Plan and the Land Development Regulations. Specifically the amendment furthers: GOAL 101 of the Monroe County Year 2010 Comprehensive Plan states that the 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)aj Objective 101.1: To ensure at the time of development adequate public facilities are available to serve the development concurrent with the impacts of such development. Policy 101.1.1: To provide Level of Service (LOS) standards for traffic circulation, potable water, solid waste, sanitary sewer, drainage, recreation and open space. Objective 101.1: To regulate non-residential development to maintain a balance of land uses to serve the needs of the future population of Monroe County. Policy 101.3.2: to obtain letter of coordination confirming the availability of potable water and electricity. Objective 101.4: To regulate future development and redevelopment to maintain L11111, the character of the community by providing for compatible distribution of land uses consistent with the FLUM Policy 101.4.24: To limit the height of structure to 35 feet Objective 101.9: To provide drainage and stormwater management to protect and improve water quality. Policy 101.9.1: At the time of development adequate stormwater management facilities are available to support the development. GOAL 102 of the Monroe County Year 2010 Comprehensive Plan states that future growth shall be directed to lands most suitable for development and shall encourage conservation and protection of environmentally sensitive lands. Objective 102.1: New development to comply with environmental standards and environmental design criteria. GOAL 105 of the Monroe County Year 2010 Comprehensive Plan states that smart growth initiatives, in conjunction with the Livable CommuniKeys Program, shall be undertaken in a manner that recognizes the finite capacity for new development in the Florida Keys by providing economic opportunities for residents and to sustain livable communities. Objective 105.1: Implement smart growth initiatives which promote innovative and flexible development processes to enhance the community character and quality of life, redevelop blighted commercial and residential areas, direct future 41110 growth to appropriate inflll areas. GOAL 202 of the Monroe County Year 2010 Comprehensive Plan states that the environmental quality of the nearshore water and associated marine resources shall be maintained and,where possible, enhanced Objective 202.1: Work cooperatively with FDEP, SFWMD, to implement the Water Quality Protection Program. Policy 202.2: Maintain permitting, inspection, and enforcement procedures designed to reduce pollutant discharges into ground and surface water from on-site disposal systems. Objective 202.4: Maintain discharge regulations, fees, and enforcement provisions to reduce pollutant discharges into surface waters from moored/anchored vessels (live-aboards) in nearshore waters to the extent allowed by law. Policy 202.4.1: To require new marinas at which live-aboards are moored to provide a pump-out station. Objective 202.5: To enforce permitting and inspection procedures designed to reduce pollutant discharges into surface waters from marinas and fueling facilities. Policy 202.5.1: To provide on-site pump-out station and appropriate sewage treatment to accommodate the number of wet slips at the site. Policy 202.5.2: To provide on site sewage treatment for existing upland gilMo facilities and pump-out for the live-aboards and be a condition of a permit. Policy 202.5.3: Existing marinas to include pump-out and sewage treatment. Policy 202.5.5: To implement and enforce compliance with state and federal regulations pertaining to adequate spillage prevention, containment, and clean-up of fuel or hazardous material at marina sites and fueling facilities. Objective 202.8: To abide by regulations controlling pollutant discharges into surface water from dredge and fill activities. Policy 202.8.1: To follow all state and federal policies and regulations concerning the permitting of dredge and fill activity, except in those instances where more stringent regulations are adopted by the County. Policy 202.8.4: To not maintenance dredge in artificial waterways greater than minus six(-6) feet mean low water. GOAL 212 of the Monroe County Year 2010 Comprehensive Plan states that land uses shall be prioritized and that criteria be established for shoreline development to preserve and enhance coastal resources and to ensure the continued economic viability of the County. Objective 212.1: Regulate shoreline uses consistent with water-dependent uses, water-related uses and uses that are not dependent upon or related to shoreline access. 41110 Policy 212.1.1: Provide appropriate mixed use development that includes water dependent and water-related uses and is compatible with the existing land uses. Policy 212.1.3: Maintain existing commercial fishing operations as conforming uses. Objective 212.2: Adopt performance standards to reduce stormwater runoff impacts,aesthetic impacts,and hydrologic impacts of shoreline development. Policy 212.2.1: Provide minimum coastal setbacks of twenty (20) feet from the mean high tide line of manmade water bodies and/or lawfully altered shorelines of natural water bodies. Policy 212.2.4: Maintain Best Management Practices (BMPs) of stormwater management criteria applicable to shoreline setbacks to control runoff from waterfront property. GOAL 213 of the Monroe County Year 2010 Comprehensive Plan states the adequate public access to the beach or shoreline must be ensured. Objective 213.1: To increase the amount of public access to beach or shoreline. Policy 212.1.1: To increase the need for public access points, marinas, boat ramps,public docks. GOAL 214 of the Monroe County Year 2010 Comprehensive Plan states a need to recognize,designate,protect,and preserve its historic resources. Objective 214.1: To maintain the historical significance as a working waterfront. �/ Objective 214.3: To preserve historic resources. GOAL 301 of the Monroe County Year 2010 Comprehensive Plan is to provide safe, convenient, efficient, and environmentally-compatible motorized and non-motorized transportation systems. Objective 301.1: Maintain level of service (LOS) for all roads surrounding the development. Objective 301.2: Ensuring all roads have sufficient capacity to serve development. GOAL 502 of the Monroe County Year 2010 Comprehensive Plan states that all existing and future residents and guest of Monroe County shall be served with ports in a manner that maximizes safety, convenience, economic benefit, environmental compatibility and consistency with other elements of the comprehensive plan. Objective 502.1: To promote the preservation and enhancement of existing ports and port related activities. Policy 502.1.1: To permit only port and port related land uses within Safe Harbor. Policy 502.1.2: To permit land uses supportive, complementary or otherwise port related nearby and adjacent to Safe harbor. pvGOAL 701 of the Monroe County Year 2010 Comprehensive Plan states the need to provide high quality and adequate supply, treatment, distribution, and conservation of potable water to meet the needs of present and future residents. Objective 701.1: At the time a development permit is issued, adequate potable water supply, treatment and distribution services are available to support the development. GOAL 801 of the Monroe County Year 2010 Comprehensive Plan states the need to provide adequate collection, disposal and resource recovery of solid waste in an environmentally sound and economically feasible manner to meet the needs of present and future residents. Objective 801.1: At the time a development permit is issued, adequate solid waste service and disposal capacity are available to support the development. GOAL 901 of the Monroe County Year 2010 Comprehensive Plan states the need to provide adequate, economically sound collection, treatment, and disposal of sewage which meets the needs of present and future residents while ensuring the protection of public health, and maintenance and protection of ground, nearshore, and offshore water quality. Objective 901.1: At the time a development permit is issued, adequate sanitary wastewater treatment and disposal facilities, including wastewater treatment facilities and onsite sewage treatment and disposal are available to support the cdevelopment. GOAL 1001 of the Monroe County Year 2010 Comprehensive Plan states the need to provide a stormwater management system which protects real and personal properties, and which promotes and protects ground and nearshore waters. Objective 1001.1: At the time a development permit is issued, adequate stormwater management facilities,are available to support the development. GOAL 1201 of the Monroe County Year 2010 Comprehensive Plan states the need to provide recreation and open space systems. Objective 1201.1:At the time a development permit is issued,adequate park and recreation lands and facilities are available to support the development. 1111/ Amendments may be proposed by the Board of County Commissioners,the Planning Commission,the Director of Planning,owner or other person having a contractual interest in property to be affected by a proposed amendment. The BOCC may consider the adoption of an ordinance enacting the proposed change based on one or more of six(6) factors.Please describe how one or more of the following factors shall be met: 1. Changed projections(e.g.,regarding public service needs)from those on which the text or boundary was based: • The proposed change is consistent with the Goals,Objectives, and Policies of the Monroe County Comprehensive Plan and the CommuniKeys Master Plan and this change does not have any effect on the level-of-service regarding public service needs. This text amendment is simply to align similar uses and correspond with the appropriate future land use category. • This change will leave MI under the future land use category of Industrial and will simply add it to the Mixed-use Commercial(MC)category. This proposed amendment does not have a negative impact or alter any adopted levels-of-service. The addition of MI as an allowable zoning district in the MC category does not impact any public services and will not increase or decrease the public service needs for their site. 2. Changed assumptions(e.g.,regarding demographic trends): • According to the American Community Survey published in 2009, there is a resident population on Stock Island of 3,308, which is down from 4,410 in 2000. Of the 3,308, 2,300 residents are ages 18-65 and only 1,720 are in the work force with nearly 19% of individuals living below poverty level, and nearly 15% of families below poverty level. Amending the Comprehensive Plan to allow for mixed-use developments as permitted within the Maritime Industrial zoning district will increase the availability of jobs through redevelopment. In addition, it will create consistency between the schedule of uses in the assigned zoning districts and uses allowed by the land use category. • Several properties with very similar uses are designated as Mixed- use/Commercial on the FLUM. These properties are similar in nature to the uses and pattern of development both existing and proposed for the MI zoning district. An amendment to add Maritime Industrial zoning district to Mixed- use/Commercial land use category is consistent with the character of Stock Island which is one of two areas that are designated as MI. The only other site in Monroe County is owned by the County which was previously a barrow pit. The site is currently not developed and will not be affected by this change. This amendment to the policies will not adversely impact the demographic trends; rather, promote a mixture of uses that is increasing in demand and encouraged by multiple policies within the Comprehensive Plan. 3. Data errors,including errors In mapping,vegetative types and natural features described in volume 1 of the plan: tallar 4. New Issues 4IW • There is a desire from the residents of the County for additional access to the waterfront and by adopting the amendment to policy 101.4.21 allowing the M.I. zoning district to be allowed under Mixed-use/Commercial (MC) it will allow for future development to provide access to the waterfront. • In the CommuniKeys Master Plan it is stated that"the purpose of the MC land use district is to establish or conserve areas of mixed uses, including commercial fishing, resorts, and residential, institutional, and commercial uses". These uses are consistent and currently permitted within the Maritime Industrial (MI) zoning district. Approval of an amendment to the current MC policy will create consistency between the Future Land Use category and the Zoning District schedule of uses, as well as, the FLUM designation and existing uses of the surrounding community. • The CommuniKeys Master Plan also states that it is "a goal to encourage businesses to retain existing and create new public waterfront access through development of a marina into a working waterfront and mixed use commercial zone". • Industrial uses are defined in the CommuniKeys Master Plans as those uses devoted to the manufacture, warehousing, assembly, packaging, processing, fabrication, storage, or distribution of goods and materials whether new or used, or the refinishing, repair or rebuilding of vehicles or boats. This definition is inconsistent with the definition of Maritime Industrial which allows various commercial uses and hotels. (hir. • The proposed change will not have an adverse affect on the density of the district. Currently in this district, there are live-aboards, office space, artists, woodworkers, residential, commercial residential, commercial retail, hotels, and a working waterfront. The proposed amendment further encourages maintaining this mixture of uses during redevelopment and will ensure compatibility between existing uses and future uses. 5. Recognition of a need for additional detail or comprehensiveness: • The Maritime Industrial (MI) zoning district fits in to the Industrial (I) future land use category, according to 101.4.21, but permits uses that are not allowed in Industrial, such as hotel(s). This variation in allowable uses creates an inconsistency between MI Zoning District and Industrial future land use category. This inconsistency can be remedied in a two step process, First, amend the FLUM to designate the subject site as Mixed-use/Commercial; and second, amend the table within Policy 101.4.21 to permit the MI zoning district within the Mixed-use/Commercial future land use category. Completing both steps creates consistency between the zoning district and the future land use categories. • The majority of the uses in MI zoning district are allowed and are consistent with the intent of the MC future land use category. These uses include commercial, office space, hotels, marinas, boat building, and commercial fishing. Many of the same uses are allowed in the SC, UC, DR, RV, and MU zoning districts, which are also permitted zoning districts within the MC future land use category. 6. Data Updates • The majority of uses that are allowed in the MI zoning district are allowed in the MC will not result in an increase in the level-of-service by other policies. The amendment is intended to create consistency between uses permitted within specific zoning districts and the future land use categories to which they may be assigned. 460( In no event shall an amendment be approved which will result in an adverse community change of the planning area in which the proposed development is indicated. Please describe how the text amendment would not result in an adverse community change: The proposed text amendment will not result in any adverse community change. According to Section 130-85 of the Land Development Regulations, MI allows for such uses as commercial retail, office, light industry, commercial apartments, commercial fishing, institutional, public buildings, and vacation rental and with a minor or major conditional use permit; Hotels, marinas, and larger commercial apartments. The Industrial land use category is designated "to establish areas that are suitable for the development of industrial and manufacturing uses, warehousing and distribution uses." The Industrial land use designation also allows for heavy industrial uses and resource extraction. These uses are not consistent with the surrounding area and character of Stock Island and would be contrary to the goal of Stock Island to preserve the working waterfront while increasing public access to the waterfront. Oblective 1013 k Monroe County shall regulate non-residential development to maintain a balance of land uses to serve the needs of the future population of Monroe County. Policy 1013.1 Monroe County shall maintain a balance between residential and non-residential growth by limiting the square footage of non-residential development to maintain a ratio of approximately 239 square feet of new non-residential development for each new residential unit permitted through the Residential Permit Allocation System This ratio may be modified from time to time through amendments to the land development regulations based upon market and other relevant studies as required by policy 1013.5. The commercial allocation allowed by this policy shall be uniformly distributed on an annual basis,consistent with the Residential Permit Allocation System as set forth in Policy 101.2.1. Policy 1013.2 Applicants shall be required to obtain letters of coordination confirming the availability of potable water and electricity, and applicable permits from FIRS prior to submitting a building permit application for new non-residential development to the Monroe County Growth Management Division through the Rama Allocation System. Applicants shall be required to obtain all other applicable agent'permits prior to issuance of a County permit Policy 10133 The Permit Allocation System for new non-residential (NROGO) development shall specify procedures for: 1. the annual adjustment of the square footage allocated for new non-residential development to be permitted during the next year based upon,but mtlimited to: �/ a) the squaw footage allocated for new non-residential development tat expired Ong the previous year, b) the anaimt of square footage available for allocations but not allocated in previous year, c) modifications required or provided by this plan;and, d) receipt or transfer of floor area by intergovernmental agreement 2. maintaining a ratio of approximately 239 square fat of new non-residential development for each new residential mit permitted through the Permit Allocation System,as may be a ended fronlimne to tore in accordance with Policy 101.3.1;and, 3. timing of the acceptance of applications,evaluation ofapplicatios,and issuance of permit; for new non-residential development during the calendar year Policy 101.3.4 Public facilities shall be exempted from the requirements of the Permit Allocation System for new non-residential development Except within It I designated areas pursuant to Goal 105 or with in a designated Tier III Special Protection Area pursuant to Policy 205.1.1,certain development activity by federally tax-exempt not-fa-profit erbsatoml, scientific,health,religious, social,ottaal,and recreational organizations may be exempted from the Permit Allocation System by the Board of ( County Commissioners after review by the Planning Commission upon a finding that such activity ++ will predominately save the Comity's non-transient population. All public and institutional uses that Goals.Objectives and Pollees—Conservation and Coastal Management 3.2-ns predominately serve the County's non-transient population and which hake temporary residents 1/41110 shall be included in the Permit Allocation System for residential development,except upon factual demonstration that such transient occupancy is of such a nature so as not to adversely impact the hurricane evacuation clearance time of Monroe Crafty. Policy 101.3.5 By July 2005,Mo moe County shall complete a market demand analysis and economic assessment to determine the demand for future non-residential development in Monroe County and planning sub areas. The non-residential development allocation and Future Land Use Map (FLUM) designations for non-residential uses may be revised based upon the results of this study,and other relevant policy and economic studies and data and provide the basis for preparing specific amendments to the comprehensive plan to incorporate goals,objectives and policies on economic development including tomisot The analysis will address existing non-residential uses,vacancy rates,economic trends and demand for non-residential uses by planning subarea. (rare remainder ofthis page left mbitoneay blank) 411111111, Goals.Objectives and Policies—Conservation and Coastal Management 3.2-16 Objective 101.4 Oh/i Monroe Countyfigure shall regulate fie development and redevelopment to maintain the character of the conmamity and protect the natmrl 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 101A.1 The principal purpose of the Residential Conservation land use category is to encou agepreservation of open space and natural resources while providing for very low-density residential development in mess characterized by a predominance of tmdistmited native vegetation Low-intensity public uses and utilities are also allowed in addition, Monroe County shall adopt Land Development Regulations which allow any other nonresidential use that was listed as a permitted use in the Land Development Regulations that was in effect immediately prior to the institution of the 2010 Comprehensive Plan(pre-2010 LDR's),and that lawfully existed on such lands on January 4, 1996 to develop,redevelop, reestablish and/or substantially improve provided that the me is limited in intensity,floor area,density and to the type of use that existed on January 4, 1996 or limit to what the pre-2010 LDR's allowed,whichever is more restricted Maximum pennittel densities shall be based upon the results of the habitat analysis required by Division 8 of the Monroe County Land Development Regulations,as amended [91- 5.006(3Xc)1 and 7] Polley 1014.2 The principal purpose of the Residential Low land use category is to provide for low- density residential development in partially developed areas with substantial native vegetation. Low intensity public and low intensity institutional uses are also allowed. In addition, Monroe County shall adopt Land Development Regulations which allow any other nonresidential use that was listed as a permitted use in the Land Development Regulations that were in effect immediately prior to the institution of the 2010 Comprehensive Plan (pre-2010 LDR's), and that lawfully existed on such lands on January 4, 1996 to develop, redevelop, reestablish and/or substantially improve provided that the use is limited in intensity, floor area, density and to the type of use that existed on January 4, 1996 or limit to what the pre-2010 LDR's allowed, whichever is more restricted. Policy 101.4.3 The principal purpose of the Residential Medium land use category is to recognize those portions of subdivisions that were lawfully established and improved prior to the adoption of this plan and to define improved subdivisions as those lots served by a dedicated and accepted existing roadway, have an approved potable water supply, and have sufficient uplands to accommodate the residential uses. Development on vacant land within this land use category shall be limited to one residential dwelling unit for each such platted lot or parcel which existed at the time of plan adoption. However, Monroe County shall adopt Land Development Regulations which allow nonresidential uses that were listed as a permitted use in the Land Development Regulations that were in effect immediately prior to the institution of the 2010 Comprehensive Plan(pre-2010 LDR's), and that lawfully existed on such lands on January 4, 1996 to develop, redevelop,reestablish and/or substantially improve provided that the uses are limited in intensity, floor area, density and to the type of use that existed on January 4, 1996 or limited to what the pre-2010 LDR's allowed, whichever is more restricted. Lands within this land use category shall not be further subdivided. [9J-5.006(3)(c) 1 and 7] Policy 101.4.4 The principal purpose of the Residential High category is to provide for high-density v single-family, multi-family, and institutional residential development, including mobile Goals,Objectives and Policies—Conservation and Coastal Management 3 2-t h homes and manufactured housing, located near employment centers. In addition,Monroe (. County shall adopt Land Development Regulations which allow nonresidential uses that �n were listed as a permitted use in the Land Development Regulations that were in effect immediately prior to the institution of the 2010 Comprehensive Plan, and that lawfully existed on such lands on January 4, 1996 to develop, redevelop, reestablish and/or substantially improve provided that the use is limited in intensity, floor area,density and to the type of use that existed on January 4, 1996 or limited to what the pre-2010 LDR's allowed,whichever is more restricted.[9J-5.006(3Xc) 1 and 7] Policy 101.4.5 The principal purpose of the Mixed Use/ Commercial land me category is to provide for the establishment of commercial zoning districts where various types of commercial retail and office may be permitted at intensities which are consistent with the conmmmity character and the natural environment. Employee housing andauu,Acial apartments are also permitted. 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 incomparable uses shall be prohibited In order to protect environmentally sensitive lands, the following development controls shall apply to all hammocks,pi nelands,and disturbed wetlands within this land use category: 1. only low intensity commercial uses shall be allowed; 2. a maximum floor area ratio of 0.10 sho0 apply;and 3. maximum net residential density shall be zero. Policy 101A.6 The principal purpose of the Mixed Use/Commercial Fishing land me category is to provide for the maintenance and enhancement of commercial ercial fishing and related traditional uses such as retail, storage,and repair and maintenance which support the corm eivial fishing industry. Residential uses are also permitted. In order to protect envirmmrerim0y sensitive lands,the following development controls shall apply to all hammocks, pinelands, and disturbed wetlands within this land use category I. only low intensity calms-alai uses shall be allowed 2. a maximum floor area ratio of 0.10 shall apply;and 3. maximum net residential density shall be zero. [9J-5.006(3)(c)I and 7] Policy 1014.7 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,and commemial fishing-related uses are also allowed [97-5.006(3Xc)1 and 7] Policy 101.4.8 The principal Impose of the AAgriiculture/Aquacudhue land use category is to encourage the retention of existing agricdtural and aqua cultural uses. [9J-5.006(3Xc)1 and 7] Policy 101A.9 The principal purpose of the Recreation land use category is to provide for public and private activity-based and resource-based mutational facilities [9J-5.006(3)(e)l and 7] Goals.objectives and Policies—Conservatism and Coastal Management 3.2-1er ( Polley 101A-10 / The principal purpose of the Institutional land use category is to provide for institutional uses by federally lax-exempt, non-profit facilities, including, but not limited to, educational, scientific, religious, social service, attire], and recreational organizations. Related residential and non- residential uses,including student and employee housing shall be allowed. [91-5.006(3Xc)l and 7] Policy 101A-11 The principal purpose of the Educational land use category is to provide for public educational facilities. The County shall coordinate with the School Board to balance educational facility land requirements with other land use objectives. In recognition of Monroe County's environment and the linear distribution of its population, the County shall encourage schools to accommodate building and facility requirements on existing sites.When new school sites are required, school shall be encouraged to locate proximate to urban residential areas and other public facilities. [91-5.006(3)(c) 1 and 7] Policy 101.4.12 The principal purpose of the Public Buildings/Grounds land use category is to provide fix public buildings and grounds owned by federal,state and local gove n ents. [9]-5.006(3Xc)I and 7] Policy 101.4.13 The principal purpose of the Public Facilities land use category is to provide for land owned by public utilities and service providers. [91-5.006(3Xc)l and 7] Policy 101/414 The principal purpose of the Military land use category is to provide for federally owned lands used for military purposes. Development densities and intensities arena subject to regulation by Monroe County Military commanders will be requested to follow these recommended densities and intensifies as specified in Policy 101.4.22,consistent with natural resource constraints as well as all County environmental design criteria Policy 101A.15 The principal purpose of the Conservation land use category is to provide for publicly owned lands held primarily for the preservation of natural and historic resources and compatible passive recreational uses. Public uses consistent with the purpose of this category shall be allowed [91- 5.006(3Xc)t and 7] Policy 10IA.16 The principal purpose of the Airport District land use category is to prohibit the development of residential, educational or other uses which are characterized by the regular presence of large numbers of people within the hazard areas of civil and military airports. Policy 101.4.17 The principal purpose of the Mainland Native land use category is to protect the undeveloped and environmentally sensitive character of land within Monroe County that is located on the mainland of the Florida peninsula Very low density residential uses and low-intensity educational and research centers shall be allowed. All land in the mainland portion of Monroe County is hereby designated as Mainland Native. Policy 101A.18 The principal purpose of the Historic overlay category is to identify existing and potential historic districts for designation,protection,and preservation(See Goal 104 and supporting objectives and Goals,Objectives and Policies-Conservation and Cassia!Management 3.2-19 policies). Maximum permitted densities and intensifies shall be in accordance with the underlying land use categories. [9J-5.006(3Xc)1 and 71 Policy 101A.19 Densities among properties designated Residential Conservation and Residential Low shall not be increased above the densities which existed prior to the date of plan adoption except through appeal procedures to demonstrate that such prior density designations were incorrect due to scriveneNdrafting errors or incorrect habitat conditions identified on the December 1985 Habitat Classification Aerial Photographs. Policy 101A21 Monroe County hereby adopts the following density and intensity standards for the fdu a land use categories, which are shown on the Future Land Use Map and described in Policies 101.4.1 - 101.4.17:[9J-5.006(3Xc)7]. (The nrminderof gnsciage left mtentlmi¢ay block) 411.1 41.11, Goals,Objectives and Policies-Conservation and Coastal Management 3.2-20 Future Land Use Denudes and Intensities 46111 Future Land Use Category Allocated Density Maximum Net Density Maximum Intensity And Corresponding Zoning (per aae) (per buildable acre) (floor area ratio) Agriculture(A) Odu N/A 0.20-025 (no directly corresponding inning) 0 rooms/spaces N/A Airport(AD) Odu N/A 0.10 (AD zoning) 0roons/spaces N/A Conservation(C) 0 du N/A 0.05 (CD zoning) 0 rooms/spaces N/A Fducatbn(E) Odu N/A 0.30 (no directly corresponding zoning) 0 moms/spaces N/A - Industrial(1) 1 du 2 du 0.25-0.60 (I and MI zoning) 0 rooms/spaces N/A Institutional(INS) 0 du N/A 0.25-0.40 (no directly corresponding zoning) 3-15 rooms/spaces 6-24 rooms/spaces Mainland Native(MN) 0.01du N/A 0.10 (MN zoning) Orooms/spaces N/A Military(M) 6 du 12 du 0.30-0.50 (MF zoning) 10 rooms/spaces 20moms/spaces Mixed Use/Conmacial(MC)`t 1-6 du 6-18 du 0.10-0.45 (SC,UC,DR,RV,and MU zoning) 5-I5 rooms/spaces 10-25 rooms/spaces Mixed Use/Commercial Fishing(MCP)' Approx.3-8 du 12 du 025-0.40 (CFA,CFV(e/,CFSD zoning) 0 rooms/spaces 0 rooms/spaces Public Facilties(PF) 0du N/A 0.10-0.30 — (no directly co esponding zoning) 0 rooms/spaces N/A 4 Public Buiklings/Gmunds(PB) 0 du NA 0.10-0.30 (no directly corresponding zoning) 0 rooms/spaces N/A Recreation(R) 0.25 du N/A 020 (PR zo ni ng) 2 rooms/spaces N/A Residential Conservation(RC) 0-025 du N/A 0-0.10 (OS and NA zoning) 0 rooms/spaces _N/A Residential Low(RL) 0.25-0.50du 5du 0.20-0.25 (SS4,SR,and SR-L zoning) 0 rooms/spaces N/A Residential Mediun(RM) approx.0.5-8 du N/A 0 (IS zoning) (1 du/lot) N/A 0 rooms/spaces Residential high(RII) approx.3-16 du 12 du 0 (IS-1,),UAW),and URN zoning) (1-2 d u/lot) 20 morns/spaces 10 rooms/spaces Notes: (a) 'N/A"means that maximum net density bonus shell not be available Cn) The albnteed densities for adniaged lads,salt ponds,fiesbwalsponds,and mangroves Ball be 0 and the meximan net densities tmsser dull!Mho available. (c) The ellaabd density for CFV mig shall be I dwelligimh per lot aMatemaxhmm no density homers shill not be available. (d) Madmen rerdensity bonuses shell not be avalabb to the SS district (e) The allocated density for IS-Dand URM zoning shallbe2 and l dwelling units gerIm respectively and the maximum net density bonuses shell not be available. (f) Thenadmun net density for ore UR district than be 25 facie where all units are designated asaffordable losing (g) For pmpaties°insistingof hammocks,pudaids ordiriated wetlands within the Mixed Use/Con uncial ad Mixed Use Corm :Mal Fishing land use categories,the Boer asratio shalbe0.1 nand the medium net residential densityMouses not apply. (h) Uses under the categories ofAgeit,Funtia%institutional,Public Facilities,adPublc Buildings and Uses which have no directly ccn mood g aging,may be incorporated into new or exismgmning restricts as aP tt r ste. 6) The Matu=Ne Density is thema i mn density allowable with the use ofltRs Goals.Objecvves and Policies—Conservation and Coastal Management 3 2-21 Proposed Policy 101.4.5 and 101.4.21 Text Amendment Additions are underlined and italicized. 3.1 Goals,Objectives and Policies 3.1 Future Land Use 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 the character of the community 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. 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 office may be permitted at intensities which are consistent with the community character and the natural environment. Typical uses permitted within the Mixed Use/Commercial land use category are those that establish or conserve areas of mixed uses. including but not limited to. commercial fishing. hotels, residential. institutional and a variety of commercial uses. Employee housing and commercial apartments are also permitted. The 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. The County shall continue to take a proactive role in encouraging the maintenance and enhancement of community character and economically viable traditional uses on the waterhont. 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 0.10 shall apply; and 3. maximum net residential density shall be zero. Policy 101.4.21 4 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 Policies 101.4.1-101.4.17: (9J-5.006(3)(c)7]. Future land Use Densities and Intensifies Future Land Use Category And Allocated Density Maximum Net Density Maximum Intensity Corresponding Zoning DU/Acre DU/Buildable Area (floor area ratio) Agriculture(A) 0 du N/A 0.20-0.25 (no directly corresponding zoning) 0 rooms/spaces N/A Airport(AD) 0 du N/A 0.10 (AD zoning) 0 rooms/spaces N/A Conservation (C) 0du N/A 0.05 (CD zoning) 0 rooms/spaces N/A Education(E) 0 du N/A 0.30 (no directly corresponding zoning) _ 0 rooms/spaces N/A Industrial(I) 1 du 2 du 0.25-0.60 (I and MI Zoning) 0 rooms/spaces N/A Conservation (C) 0 du N/A 0.25-0.40 . (CD zoning) 3-15 rooms/spaces 6-24 rooms/space _ Mainland Native(MN) 0.01 du N/A 0.1 (CD zoning) 10 rooms/spaces N/A Military(M) 6 du 12 du 0.30-0.50 kW (Mir zoning) 10 rooms/spaces 20 rooms/spaces Mixed Use/Commercial(MC) 1-6 du 6-18 du 0.10-0.45 (SC.UC,DR,RV,MU,and lift Zoning) 5-15 rooms/spaces 10-25 rooms/spaces Mixed Use/Commercial Fishing approx. 3-8 du 12 du 0.25-0.40 (MCF)(CFA,CFV,CFSD Zoning) 0 rooms/spaces 0 rooms/spaces Public Facilities(PF) 0 du N/A 0.10-0.30 (no directly corresponding zoning) 0 rooms/spaces N/A Public Building Grounds(PB) 0 du N/A 0.10-0.30 (no directly corresponding zoning) 0 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 NA zoning) 0 rooms/spaces N/A Residential Low(RL) 0-0.25-0.50 du 5 du 0.20-0.25 (SS,SR and SR-L zoning) 0 rooms/spaces N/A Residential Medium(RM) approx. 0.5-5 du N/A 0 (SS,SR and SR-L zoning) 0 rooms/spaces N/A Residential High(RH) approx.3-16 du 12 du 0 (SS, SR and SR-L zoning) 10 rooms/spaces 20 rooms/space Notes: (a)"N/A"means the 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 err the maxoimum net densities bonuses shall not be available. 4111/ (c)The allocated density for CFV zoning shall be 1 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 SS district. (e)The allocated density for IS•D and(km zoning shall be 2 and 1 dwelling units per lot, respectively and the I maximum net density bonuses shall not be available. (f)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 hamnmocks, pinelands or disturbed wetlands within the Mixed Use/Commerdal and Mixed Use/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 he categories of Agriculture, Education, Institutional, Public Facilities, and Public Buildins and 1 Uses,which have not directly corresponding zoning, may be Incorporated into new or existing zoning districts as appropriate. I The Maximum Net Den:' is the maximum densi allowable with the use of TDR's 4 WEILER ENGINEERING CORPORATION EB-6656-ENGINEERING SERVICES INCLUDE CIVIL LAND DEVELOPMENT I WATERFRONT RESORTS I UTILITIES I MUNICIPAL GOVERNMENT I STRUCTURAL I MINING I GIS-GAS \ yi pe ell ence in engineering J I ,� December 23, 2011 Mayte Santamaria Assistant Director of Planning and Environmental Resources Monroe County 2798 Overseas Hwy., Suite 400 Marathon, FL 33050 Re: Longstock II, LLC, Comprehensive Plan Text Amendment Policy 101.4.5 and 101.4.21 Dear Ms. Santamaria, Based on comments received at the Planning Commission on December 1, 2011 and additional discussions with staff from the County, our client would like to submit a modification to the proposed Comprehensive Plan text amendment application. In summary, we are requesting the addition of mixture of use percentages as a note to the table of Policy 101.4.21; and clarification that other maritime industry or light industrial uses can be developed in the Mixed Use/Commercial (MC) future land use category. This last addition is to help create consistency between the current Monroe County Comprehensive Plan and the adopted zoning regulations. These minor additions for the MC category are small, but important modification. It is intended to address concerns about appropriate mixture of uses and protecting working waterfronts expressed by members of the Planning Commission. We believe the term "working waterfront" is well defined per Florida Statute 342.07 and is a dynamic term that the existing Maritime Industries zoning district satisfies; however, we are willing to assist in the development of criteria for the Comprehensive Plan which will insure the availability of land for uses such as boat building and repair or similar maritime industries, which the Planning Commission identified as a priority to protect; while at the same time correcting inconsistencies between the Comprehensive Plan and zoning regulations. Please consider the attached documents as a request to amend the proposed text amendment that is scheduled to be advertised and presented to the Board of County Commissioners in February 2012. Sections with double underline are the additional proposed changes since the Planning Commission meeting. If you have any further questions or comments, please do not hesitate to contact me. Sincerely, Jason W. Green, CFM Planning Manager c: Matt Strunk, Longstock II, LLC Project File PUNTA GORDA OFFICE: 201 WEST MARION AVENUE-SUITE 1306I PUNTA GORDA I FL 33950I TEL 941-505-1 700 1 FAX 941-505-1702 MARATHON OFFICE: 6805 OVERSEAS HIGHWAY I MARATHON I FL 33050 1 TEL 305-289-4161 I FAX 305-289-4162 KEY WEST OFFICE: 6630 FRONT STREET I KEY WEST I FL 33040 TEL 305-289-4161 I FAX 305-289-4162 WE INVITE YOU TO VISIT OUR WEB SITE AT W W W.W EILERENGINEERING.ORG OR EMAIL US AT INFO@W EILERENGINEERING.ORG WEILER ENGINEERING CORPORATION y - 1 lx Aience in engineering I 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 office may be permitted at intensities which are consistent with the community character and the natural environment. Employee housing and commercial apartments are also permitted. In addition, Mixed Use/Commercial land use districts are to establish or conserve areas of mixed uses, including maritime industry and light industrial uses, commercial fishing, hotels, residential, institutional, and commercial uses. Employee housing and commercial apartments are also permitted. The 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. The County shall continue to take a proactive role in encouraging maintenance and enhancement of community character and economically viable traditional uses on the waterfront. Policy 101.4.21 Future Land Use Densities and Intensities 4by, Future Land Use Category And Allocated Density Maximum Net Density Maximum Intensity Corresponding Zoning DU/Acre DU/Buildable Area (floor area ratio) Agriculture (A) 0 du N/A 0.20-0.25 (no directly corresponding zoning) 0 rooms/spaces N/A Airport(AD) 0 du N/A 0.10 (AD zoning) 0 rooms/spaces N/A Conservation (C) 0 du N/A 0.05 (CD zoning) 0 rooms/spaces N/A Education (E) 0 du N/A 0.30 (no directly corresponding zoning) 0 rooms/spaces N/A Industrial (I) 1 du 2 du 0.25-0.60 (I and MI Zoning) 0 rooms/spaces N/A Conservation (C) 0 du N/A 0.25-0.40 (CD zoning) 3-15 rooms/spaces 6-24 rooms/space _ Mainland Native (MN) 0.01 du N/A 0.1 (CD zoning) 10 rooms/spaces N/A Military(M) 6 du 12 du 0.30-0.50 (MF zoning) 10 rooms/spaces 20 rooms/spaces Mixed Use/Commercial (MC)' 0.10-0.45 (SC,UC,DR,RV, and MU, and MI 1-6 du 6-18 du Zoning) 5-15 rooms/spaces 10-25 rooms/spaces Mixed Use/Commercial Fishing approx. 3-8 du 12 du 0.25-0.40 (MCF) (CFA,CFV,CFSD Zoning) 0 rooms/spaces _0 rooms/spaces 411. Public Facilities (PF) 0 du N/A 0.10-0.30 (no directly corresponding zoning) 0 rooms/spaces N/A Public Building Grounds (PB) 0 du N/A 0.10-0.30 (no directly corresponding zoning) 0 rooms/spaces N/A WEILER ENGINEERING CORPORATION 1 11 ix Hence in engineering 1 --- 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 NA zoning) 0 rooms/spaces N/A Residential Low(RL) 0-0.25-0.50 du 5 du 0.20-0.25 (SS, SR and SR-L zoning) 0 rooms/spaces N/A Residential Medium (RM) approx. 0.5-5 du N/A 0 (SS, SR and SR-L zoning) 0 rooms/spaces N/A Residential High (RH) approx.3-16 du 12 du 0 (SS, SR and SR-L zoning' 10 rooms/spaces 20 rooms/space Notes: (a) "N/A" means the 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 maxoimum net densities bonuses shall not be available. (c)The allocated density for CFV zoning shall be 1 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 SS 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. (f)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 hamnmocks, pinelands or disturbed wetlands within the Mixed Use/Commercial and Mixed Use/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 have not 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 of TDR's (ia An mixture of uses shall be maintained throughout a prole t or it within th MI zoning di tri t wh future land use category. Working wat rfront and wat r d pend nt . Bch a commercial marina fish house/market boat repair. buiMi - or storage: or other similar uses shall comprise a 11.1.11 Al • °. • .• .I• • EXHIBIT ►4 STOCK ISLAND/KEY HAVEN LIVABLE COMMUNIKEYS MASTER PLAN VOLUME I AMENDMENT L Draft Stock Island/Kev Raven Livable CommuniKeys Master Plan _ Residential Zoning Districts 41111, Total#Parcels #Vacant Parcels Total Acreage Suburban Residential 7 7 53 Improved Subdivision 612 118 121 Urban Residential 15 15 2 Urban Residential Mobile Home 557 32 57 Urban Residential Mobile Home Limited 27 0 34 1218 172 267 Table includes bath Stock Island and Key Haven Improved Subdivision (IS) and Urban Mobile Home (URM) zoning districts have allotted densities of one (1) dwelling unit per lot. Based on the table above, there is the potential for approximately 150 more homes on Stock Island and Key Haven. This number is relative and does not consider any environmental constraints that may be placed on lots. For example, some of the IS lots may have wetlands on site, and may not be suitable for building. The environmental resources section will address any environmental constraints that need to be considered for future development. Many of the residential uses and structures are considered to be nonconforming, due to the zoning, density, siting, or with regard to FEMA regulations. These nonconformities have occurred due to changing regulations over time, smaller than average size parcels compared to other areas of the Keys and the one-size-fits-all approach of the Monroe County Development 4 Regulations. Through the development and implementation of this CommuniKeys Plan, this Plan will allow for accommodation of these nonconformities through more tailored and flexible policy goals and recommendations for the communities of Stock Island and Key Haven. Commercial and Industrial Uses The following chart shows each commercial/industrial zoning classification and its corresponding number of parcels. Commercial and Industrial Zoning Districts Total # Parcels # Vacant Parcels Total Acreage Mixed Use 319 38 246 Urban Commercial 15 15 2 Suburban Commercial 25 23 11 Recreational Vehicle 2 0 12 Marine Industrial 24 0 142 385 76 413 Table includes both Stock Island and Key Haven There are a total of 413 acres of commercial and industrial-zoned land. All of the 142 acres of land zoned for Industrial uses are developed and located on Stock Island. Stock Island has more (. MU zoned areas than any other zoning classification. The purpose of the Mixed Use (MU) land �r use district is to establish or conserve areas of mixed uses, including commercial fishing, resorts, residential, institutional, and commercial uses. These areas are representative of the character, Version:July 13,2006 Page 7 of 54 Draft Stock Island/Key Haven Livable CommuniKevs Master Plan economy,and cultural history of the Florida Keys. The MU zoned areas of Stock Island include 41, all of the above defined uses, except resorts, since there are no resorts on Stock Island or Key Haven. Commercial Uses This section includes all commercial uses other than industrial. Unlike many other communities in the Lower Keys, Stock Island and Key Haven have a US 1 commercial corridor as well as commercial uses and corridors throughout Stock Island. The planning department has identified Maloney/MacDonald Avenue and r Avenue as the primary intra-island commercial corridors. These corridors will be studied further to determine appropriate policies and recommendations for these areas. There are several small-scale strip type commercial developments found throughout Stock Island which include a variety of uses ranging from office space to convenience stores. Stock Island has many of the commercial needs within walking or a short drive from the residential sections of the island. There are also a number of restaurants and retail services located throughout the island. Again, the majority of the uses are zoned Mixed Use (MU) in addition to Suburban Commercial(SC)and one parcel of Urban Commercial(UC),which is currently vacant. There are 162 parcels taxed as commercial uses with a total taxable value of $57,079,912 in 2003. The 2002 taxable value was$49,281,172. This equates to a difference of$7,798,740 or a 13%increase in the taxable value of the land. Industrial Uses Industrial uses are defined as those uses devoted to the manufacture, warehousing, assembly, packaging, processing, fabrication, storage, or distribution of goods and materials whether new or used,or the refinishing,repair,or rebuilding of vehicles or boats. There are several different industrial uses and sites located throughout Stock Island. Key Haven does not have any industrial uses or sites due to the residential nature of the subdivision. There are industrial sites throughout Stock Island with the majority of the uses located in the central section of the island. All of the industrial uses are zoned Mixed Use (MU) or Maritime Industrial(MI). A majority of the Stock Island industrial uses are associated with maritime uses such as boat repair, boat construction and other shipping related activities. Commercial fishing outfits are also located within this classification and located within the Safe Harbor area. The total taxable value of all industrial uses as assigned by the Monroe County Property Appraiser for 2003 is $28,541,363. The total taxable value for 2002 was $24,875,684. There was an increase of $3,665,679 or a 12% increase in the taxable value of the land. The Maritime Industrial (MI) zoning district establishes and conserves areas suitable for maritime uses such as ship building, ship repair, and other water-dependant manufacturing and service uses. It should also be noted that MI zone permits certain non-maritime uses as well, such as commercial apartments, retail commercial, and hotels. There are 142 acres and 24 parcels of MI zoned land. It must be noted that the area stated here may be higher than actual land that is present, due to the amount of bay bottom that is included as part of the parcel L calculations. ` Version:July 13,2006 Page 8 of 54 Draft Stock Island/Kev Haven Livable CommuniKevs Master Plan The Safe Harbor and Peninsular port areas are home to the largest concentration of maritime 411, industry and commercial fishing in Monroe County. These port areas are spatially defined in the Comprehensive Plan and have applicable and specific 2010 Comprehensive Plan policies. The County has contracted with the firm Wallace, Roberts, and Todd (WRT) to develop the Stock Island Harbor Preservation/Redevelopment and Intra-Island Corridor Enhancement Plan,which will compliment and work in concert with the Stock Island and Key Haven Livable CommuniKeys Master Plan. Institutional Uses Key Haven does not have any land zoned for institutional uses. There are 1.4 acres of land zoned for and developed with institutional uses on Stock Island. The institutional uses include: The Key West Baptist Temple and Temple Christian Pre-School, the Covenant Word Church, and the Lighthouse Christian Academy. Public Land This classification includes land owned by government entities and public utilities. There are a total of 48 acres of land. The uses associated with the acres include affordable housing (operated through the Monroe County Housing Authority), utilities, conservation lands, and parks. The affordable housing and public utility uses are located on Stock Island while public parks are located both on Stock Island and Key Haven. Historic and Environmental Setting The City of Stock Island was Monroe County's shortest lived City. The exact geographic boundary is unknown, however freeholders approved incorporation in July 1963 only to have Circuit Judge Aquilino Lopez Jr. overturn the election March 26, 1964 (http://www. Keyshistory .org/monroecounty.hthnl). The present day size and development pattern of Stock Island and Key Haven are primarily a result of dredge and fill. Much of this filling and development occurred since 1950. Because the Islands' history is so heavily human-influenced, there are few truly "natural" areas or native plant or animal species except the tree snail and occasional crocodile. Historically, Stock Island supported the largest population of Stock Island Tree Snails. Habitat destruction and modification, pesticide use and over-collection forced the tree snail to join the list of threatened species by the U.S. Fish and Wildlife Service on July of 1978. The population continued to decline and was removed in 1997. Beginning in October of 2000, the Stock Island tree snail had been relocated to public and private property throughout the Florida Keys and remaining populations are currently being monitored and tended to. Goal 105—Smart Growth Goal 105 was introduced throughout unincorporated Monroe County in 2002. This is a smart growth initiative brought forward by the Planning Department as a way of implementing the Florida Keys Carrying Capacity Study. The original objectives of Goal 105 designated land into three (3) tiers according to priority for acquisition. Numerous public workshops and public hearings led to the final tier system, which will consist of four (4) Tiers including Tier 3A. Acquisition by the County was to be either for conservation or for development of affordable workforce housing. Tier 0 lands are submerged lands or Right-of-Way. Tier I lands are the most environmentally sensitive and the first priority for acquisition by State and Federal Agencies. Publicly owned Version:July 13,2006 Page 9 of 54 Draft Stock Island/Key Haven Livable CommuniKevs Master Plan 41111/ The sanitary wastewater treatment system on Stock Island,operated by Key West Resort Utilities (KWRU) was expanded to include the previously unsewered portions of Stock Island. The previously unsewered portions of Stock Island were ranked as the number one 'Hot Spot' to be connected to a centralized wastewater system in the Lower Keys Region. Key Haven has an existing wastewater treatment plant which serves the commercial and residential properties on Key Haven. This plant has a capacity of 20 million gallons-per-day which is adequate for the existing service but has little or no excess capacity and limited potential for expansion of the service area. The plant is required to be updated, using Best Available Technology,by the year 2010. Public Safety The Monroe County Sheriff's Department and the Monroe County Fire Rescue have facilities on the North and South portions of Stock Island. Fire Rescue has a small station located on the comer of 2nd Street and MacDonald Ave.and the Sheriff has a large complex on the north side of Stock Island. The existing Fire Station is slated to be expanded,possibly as soon as 2006. The fire rescue station has very limited resources. It is only occupied on a 10 hour basis and only houses one engine and one tanker. No emergency medical personnel are located at the Stock Island facility. All calls which require ambulance response are dispatched from the Big Coppitt station. The Monroe County Sheriff's Department has a large complex which was recently completed on the north side of Stock Island which includes a detention center, the Sheriff's administration headquarters, the animal park, and physical fitness course. There is a small office located on the campus of the Florida Keys Community College for the Crime Watch Coordinator. Libraries The county has five branch libraries located throughout the Keys. The closest library to the Stock Island/Key Haven planning area is located in Key West. On-line library services are available at www.kevslibraries.org. Economic Development and Tourism "Working waterfront" is becoming increasingly relevant across the state,and indeed the county. "Working waterfront" describes communities whose economy is intrinsically linked to the waters and its bounty, as is the case with Stock Island. The Stock Island economy has not transitioned to a primarily tourism-based commercial retail economy, such as that of Key West. Detailed information pertaining to the economy and waterfront areas of Stock Island are provided within the Harbor Preservation/Redevelopment and Infra-Island Transportation Plan completed by Wallace,Roberts,and Todd(WRT)in 2005. Tourist Housing Tourist housing is defined by the Land Development Regulations as a dwelling unit used for tenancies of less than 28 days which includes the rental, lease, sublease, or assignment of existing dwelling units. Within the planning area there are no motels, hotels, or guesthouses. 4111/ However, on Stock Island there are several RV parks or mobile home parks with RV spaces for rent Version:July 13,2006 Page 12 of 54 Draft Stock Wan Haven Livable Com,1 uniK : Master 'Ian newsletter that was mailed to all residents, property owners and interested parties. Additionally, 411/ information, power point presentations and interactive comment forms were available on the County website for the duration of the writing of the CommuniKeys Plan. From this outreach, the key community issues were identified and a community vision formulated. Community Issues and Objectives As a result of the many forms of feedback from residents, evaluation of the planning area and analysis of the existing conditions, several issues and objectives were identified by the Community: • Preserve affordable housing • Preserve commercial fishing • Enhance the community fishing character • Provide a community center • Improve public facilities • Improve regulations that improve the community without creating a financial burden on the individual • Maintain the single family neighborhood character for Key Haven Planning Issues and Objectives From the start of the planning process and through out the development of the Existing Conditions report and this Master Plan, a number of planning issues and objectives have been identified and considered in the development of this plan. The planning issues and objectives follow in no specific order of importance: Stock Island • Maintain affordable housing while providing a mix of housing options;and • Promote the diversification of economic opportunities, including small businesses and home occupations;and • Identify a commercial center within Stock Island(i.e.not US 1); and • Improve aesthetics, commercial site and visual character of south side of US 1 corridor, and • Improve storefronts,signage,and landscaping for commercial properties; and • Enhance the community identity as a"commercial fishing"community;and • Provide space for a working waterfront and its supporting industries; and • Provide and improve waterfront access;and • Provide off-street parking for vehicles and boats; and • Provide improved public facilities, including cultural and recreational facilities and activity centers such as libraries. Key Haven • Decrease the negative impact on native areas from residential/nonresidential uses;and • Improve the gateway/entrance into Key Haven;and • Determine the appropriate land use of the remaining vacant properties in Key Haven. The Livable CommuniKeys Program (LCP) is a community-driven planning effort aimed at determining the amount, type and location of additional development appropriate for the 411/ planning area and is tied to the Monroe County Year 2010 Comprehensive Plan through adoption by the Board of County Commissioners. The need and budget for community facilities and Version:July 13,2006 Page 17 of 54 Draft Stock Island/Key Haven Livable CommuniKeys Master Plan Goal One: Encourage redevelopment that maintains and enhances the economic diversity of the community. Current Conditions Summary Even though Stock Island and Key Haven are separated both geographically and politically from Key West, the communities are intrinsically connected by their work force and amenities. Stock Island provides a wide range of viable employment opportunities at various commercial and industrial establishments such as automotive and boat repair,storage,and small scale restaurants, where as Key West provides retail related commercial options, schools, libraries and public buildings. Stock Island also provides entrepreneurs, tradesmen and artists relatively inexpensive yet sufficient and even inspiring places to establish their workshops, studios,and storefronts. Commercial Uses Stock Island contains a variety of commercial uses, including retail, restaurants, and professional offices. These uses are clustered along the southern corridor of USI, Macdonald and Maloney Avenues and pocketed along Cross Street. The land use designation on these properties is Mixed Use (MU), rather than the more limited Suburban Commercial. The sole commercial establishment on Key Haven is a gas station on the north side of USI at the entrance to Key Haven. This parcel is appropriately zoned Suburban Commercial. l�r Maritime Industrial Uses The largest concentration of maritime industry and commercial fishing in Monroe County is found in the 142 acres of port area on Stock Island. The purpose of the Maritime Industrial(MI) district is to establish and conserve areas suitable for maritime uses such as ship building, ship repair, and other water dependent manufacturing and service uses as well as other industrial activities. In addition to the maritime industries, the MI district also permits commercial and office uses of less than 5,000 square feet of floor area, commercial apartments involving more than 6 dwelling units, hotels of fewer than and greater than 50 rooms, antenna-supporting structures, as well as institutional uses. It is the aforementioned uses that are currently being proposed for Stock Island that could threaten the commercial fishing industry. Industrial Uses Industrial uses are permitted in both the MU and MI districts. MU permits light industrial uses while MI permits both light and heavy industrial uses. Industrial uses are defined as those uses devoted to the manufacturing, warehousing, assembly, packaging, processing, fabrication, storage, or distribution of goods and materials whether new or used, or the refinishing, repair or rebuilding of vehicles or boats. Further, both MU and MI permit wastewater treatment facilities and collection systems. The Keys Electric Service and the Florida Keys Aqueduct Authority(FKAA) owns 16.24 acres, or roughly 11%, of the MI zoned land on Stock Island. FKAA has a number of important facilities located on Stock Island including; • Four 5-million gallon distribution and emergency storage tanks Version:July 13,2006 Page 22 of 54 Draft Stock Island/Key Haven Livable CommuniKevs Master Plan ( • Back pump station(685 hp) • 1.8 million gallon per day reverse osmosis plant for producing potable water under emergency conditions • 5 million gallon storage tank for distribution and emergency storage Since 1965,power generating facilities have been located on Stock Island. There were additions in 1978, 1991, and 1999. There are two more additions proposed in the near future, one in 2006 and another in 2012. Range of Employment Opportunities An almost equal percentage of people living in Stock Island and Key Haven are either employed or retired. However, the top reason for people living in Stock Island is closeness to work. Of those employed, 67% work in Key West and 26% percent work in either Stock Island or Key Haven. The type of employment mentioned most frequently was "self employed business owner,"the second leading employment type was"working in the fishing industry." The 2000 Census indicates that the leading industry for employment is in the arts,entertainment, recreation,accommodation and food services. This trend continues throughout Key West and the entire County. Stock Island's second leading industry for employment is educational, health and social service industry. The fishing industry ranked fifth. Analysis of Community Needs Economic Diversity-Zoning and Land Use Recent development and redevelopment activities have been focused in the MU district. According to the 2005 Property Appraisers database, 48% of the MU zoned parcels are developed with residential uses and 20% are developed with commercial and office uses. The MU district permits both residential and commercial uses. Since all the residentially zoned lands are completely developed on Stock Island, this applies additional pressure to redevelop MU lands for residential uses. Responses from the Livable CommuniKeys survey indicate that 68% of the community agree or strongly agree with maintaining the amount of land for light industrial and commercial activity. The survey and development patterns indicate there is a need to redirect economic development and growth into appropriate infill areas and assess the availability of residentially zoned land. Economic Diversity-Opportunities.Retention and Expansion According to a report from the Chesapeake Group, the most important issues confronting commercial business operations are (in order of frequency): • difficulty in attracting and retaining employees • lack of visibility, inadequate signage • inability to improve or expand • lack of parking • traffic • decline in tourism 41109 • government regulations • degradation of the environment Version:July 13,2006 Page 23 of 54 D ft Stock Island/K Haven Livable Co❑. uniK- : Master Plan In addition, the Chesapeake Group report predicts that demand for basic goods and services will grow well into the foreseeable future as a result of changing household structures and demographics and increases in visitor-based activity.. Major commercial opportunities for the lower keys were identified as: • Additional fast food operations • Additional chain drugstores • National large retail chains(example:Target or Wal-Mart) Maintain Commercial Fishing The mail surveys indicate that the commercial activities the residents are mostly concerned with are those surrounding the commercial fishing industry. Specifically, 63% of the community agree or strongly agree that there is a need to protect the commercial fishing industry. Commercial fishing is permitted in both the Maritime Industrial zoning classification and the Mixed Use District, but is under pressure as those zones also allow for non-commercial fishing uses,as well as residential uses. Recommended Strategies and Actions Strategy 1.1 Maintain existing commercial and industrial uses. Cjection Item 1.1.1: Create an overlay district in appropriate areas to only permit workforce/affordable housing in conjunction with permitted commercial and light —'industrial uses. ' Action Item 1.1.2: Amend the parking requirements in the overlay district by offering a parking credit for on-street parking spaces located directly in front of the development ��being served. 'Action Item1.1.3.:Amend the floor area ratios in the overlay district for commercial retail and industrial uses. Action Item 1.1.4: Encourage local restaurants to purchase and sale locally caught seafood from Stock Island by permitting an additional ground-mounted sign on commercial property and a wayfmding sign along US 1 that only advertises the"Seafood '_ locally caught on Stock Island"and the corresponding name of the restaurant. 'Action Item 1.1.5: Create an overlay district to resolve issues with non-conforming structures and uses in the MU and MI land use districts. " Strategy 1.2 Create a"downtown"district. Version:July 13,2006 Page 24 of 54 Draft Stock Island/Jaw Haven Livable CommuniKeva Master Plan `►Action Item 1.2.1: Identify Safe Harbor as a focal point of the "downtown" district. As Lpart of this designation, analyze the appropriate boundaries for the "downtown" district *elution propose revisions to the Land Development Regulations. ?Action Item 1.2.2: Allow the existing nonconforming commercial uses in the "downtown" overlay district to maintain their current density if workforce/affordable housing is provided above the commercial use. The workforce housing shall be calculated based on zero density. Atrategy 1.3 Acquire waterfront property, preferably with existing infrastructure to support commercial fishing.n *elution Item 1.3.1: Explore and pursue partnerships and funding sources for land ��acquisition(WRT). ?Action Item 1.3.2: Lease acquired commercial fishing property back to a broad based ��coalition of commercial fishing interests,such as a co-op(WRT). ?Action Item 1.3.3: Require easement agreements for commercial fishing on waterfront property through the development/redevelopment approval process. ?Action Item 1.3.9: Amend the Land Development Regulations to eliminate the list of permitted uses that are not consistent with the purpose of the zoning district. Version:July 13,2006 Page 25 of 54 EXHIBIT i5 pE P)c0 4\,fit MONROE COUNTY PLANNING COMMISSION RESOLUTION NO.45-11 A RESOLUTION BY THE MONROE COUNTY PLANNING COMMISSION RECOMMENDING TO THE MONROE COUNTY BOARD OF COUNTY COMMISSIONERS THAT IT NOT TRANSMIT TO THE STATE LAND PLANNING AGENCY AN ORDINANCE BY THE MONROE COUNTY BOARD OF COUNTY COMMISSIONERS AMENDING POLICY 101.4.5 TO AMEND THE MIXED USE/COMMERCIAL(MC) FUTURE LAND USE MAP CATEGORY DESCRIPTION AND AMENDING POLICY 101.4.21 TO ASSIGN THE MARITIME INDUSTRIES (MI) ZONING DISTRICT TO THE MC CATEGORY, TO AMEND THE MAXIMUM NET DENSITY RANGE AND THE MAXIMUM INTENSITY RANGE FOR THE MC FUTURE LAND USE MAP CATEGORY AND TO CLARIFY THE FOOTNOTES WITHIN THE TABLE. WHEREAS, the Monroe County Development Review Committee considered the proposed amendment at a regularly scheduled meeting held on the 17Th day of October,2011; and WHEREAS, at a regularly scheduled meeting held on the let day of December, 2011, the Monroe County Planning Commission held a public hearing for the purpose of considering the transmittal to the State Land Planning Agency,for review and comment, a proposed amendment to the Monroe County Year 2010 Comprehensive Plan;and WHEREAS, the Monroe County Planning Commission makes the following findings of fact and conclusions of law: 1. Longstock II, LLC, requested an amendment to Policies 101.4.5 and 101.4.21 to amend the Mixed Use/Commercial (MC) Future Land Use Map Category description and assign the Maritime Industries(MI)Zoning District to the MC category. 2. Policy 101.4.7 of the Monroe County Comprehensive Plan establishes the Industrial land use category which provides for the development of industrial, manufacturing, and warehouse and distribution uses. The Industrial land use category also allows other commercial,public,residential, and commercial fishing-related uses. The Industrial land use category does not provide for transient uses(no adopted transient density standards). File Number:2011-102 Resolution No.45-II 1 3. The Maritime Industries (MI)zoning category is a corresponding zoning category within kir the Industrial future land use map (FLUM)designation category. 4. The County has not adopted Comprehensive Plan amendments to further protect and preserve working waterfront uses and the proposed amendment by Longstock II, LLC may impact working waterfronts because of the addition of transient uses by allowing the MI zoning category to be in the MC future land use map designation category.. 5. Proposed Comprehensive Plan amendments which may impact working waterfronts need to be analyzed and should not be done piecemeal. NOW, THEREFORE, BE IT RESOLVED BY THE PLANNING COMMISSION OF MONROE COUNTY,FLORIDA: [Amendments are presented in strikeHveagh to indicate deletions and underline to indicate additions to text. All other words,characters,and language of this subsection remain un-amended.] The following amendment to the Monroe County 2010 Comprehensive Plan is not recommended for transmittal to the State Land Planning Agency or adoption by the Board of County Commissioners as follows: 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 office may be permitted at intensities which are consistent with the community character and the natural environment. Typical uses permitted within the Mixed Use/Commercial land use category are those that establish or conserve areas of mixed uses,including but not limited to commercial fishing, hotels, residential. institutional, and a variety of commercial uses. Employee housing and commercial apartments are also permitted. The 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. The County shall continue to take a proactive role in encouraOnn the maintenance and enhancement of community character and economically viable traditional uses on the waterfront. 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 0.10 shall apply; and 3. maximum net residential density shall be zero. File Numbs:2011-102 Resolution No.4}II 2 c Policy 101.4.21 Monroe County hereby adopts the following density and intensity standards for the fixture land use categories, which are shown on the Future Land Use Map and described in Policies 101.4.1 - 101.4.17: Ran Land Use OrWtle and Smiles Future lad Use Cabgay AllocstedDaslym Mauam Nat Derek mmm Madan Tusk And Cam aIrgZa g (perm) (per bribable are) (dnr area(alo) nimble(A)m 0 du WA 020025 (no doecWmnspairigzoning) 0roma:wee WA Airpat(AD) Odu N/A 0.10 (AD zoning) 0rmmhtem N/A Casasion(C) Odu N/A 035 (CD acing) 0 rt arslspwes N/A Educetlon(E)m Odu N/A 0.30 (no dire*cmnp:eargtoting) 0rmmhpass N/A Industrial(0 1du 2du 0250.60 (I End MIzaig) - 0roars/spa:es N/A Paiaml(NS)m Odu N/A 0250.40 (no Wetly carespcnaginto) 3-15rooms/searse 624room/spaces Mainland Nalhe(MN) 0D1 du N/A 0.10 (NH Honig) 0 rooms/spaces N/A MOay(S4 6du 12d1 030050 4110 1mF2aig)-- 10mormhpaoes 20mam%paces 0.10145 bbedtlseCamnadel(MC)m 1-6du Z6-18du tscUGIXtRV.adMUmiw) (SC,UC,DR RV,aid MU gal zoning) 5-151oam'spaces 1025race/spaes 0360.BOd0maw) Vaud UseCurtrnsdel Fishing(Wale Apra 38d1 12 du 025040 (CFA CFVW,CFSD zoning) 0 marsh 0 ma sbaces PL&icFacifes(PF)m OW WA 0.10030 (nodiectlycornspaldrgaxing) 0mamhpeoes WA _ RaleButdryryGraslds(Flx Odu WA 0.10033 (no dia*crlreepaidngwrit) 0mamkpaces WA Reaeaion(R) 025du N/A 020 (PR zeta) 2mam N/A &sidatialCaservadal(RC) 0025du N/A 00.10 (OS and NAzaig) 0marelspaces N/A Reekktiel Lew(RlJ 0250.50du 5d1 0230.25 (S94,SR a d SR-Haig) 0 mamhpeas N/A Residuals(Medan(RM) apple(058du N/A 0 (IS nab) (1dub() WA 0nnrtshpeoee ReaidaNel High(RH) approx.3-16 du 12du 0 (ISDm,URMN,ad URa zoning) (1-2du tQ 20 mmdspacas 10 monskpeces Fite Nomba 2011-102 auolution No.45.11 3 ihrNolen (o) TUA'mansthat matun net dens*bonuses del not maeietle. (b) The*haled deeYesfa subteen*lends,Stem*aestivate pmde,aW maxims Mal be Said the macaw net densPes teems del hole* madam (a) Theelabedden*bCFV=ignhSbe1deligurdpadEdterrtdrtemneldaaiyLammasehalnotbeev . (d) Homan net density barites'Minolta milt WNW dent (e) The Sealed density ix IS-Dad URMmnig del bet end l deeig Inds perht haspedhdy and the rria(ram net dendybonuses shall mate evade. (0 Themainm net dandy tor the URdehictahalte25 far eels Wee Sanas ere dedieledasaradatiahousing. (g) For papedlesoaiseig dhenna**Sands a*hated eelladsvAtin tletyied UstCaruredd and Woad Use/Canard Fishing land use categarim the ter area raho that he0.10 awl the maunm net resde ieldensity bonuses rdeppYA (h) Uses under hecategodesdygdonire,EdraSai,listhiba RLlcFgdtlea,at Pubic BItigsend Uses,etrch have no tiredly mrespmdrgEnig, may be incaporaled I t new eredeiigzoning*gateas✓ (i) The Madnnn Net Deadly letheniamwi deity elevate Milne useatTDRe PASSED AS NOT RECOMMENDING TRANSMITTAL by the Monroe County Planning Commission at a regular meeting held on the 1"day of December, 2011. Denise Werling, Chair y Randolph D.Wall,Vice Chair Jeb Hale,Commissioner Y Elizabeth Lustburg,Commissioner y William Wiatt,Commissioner - PLANNING COMMISSI OF MONRO COUNTY,FLORIDA By Denise Werling,Chair Signed this .2 q��1 day of 7ay1 aoia Monroe County Planning Commission Attorney ( pped o Date: thisv File Number.2011.102 Resolution No.45•I I 4 Data & Analysis In a hypothetical example, if all the parcels with a FLUM designation of Industrial and a zoning 111110, designation of Maritime Industries requested a FLUM amendment for Mixed Use/Commercial, the following would be the approximate net change in development potential: Development potential based Existing FLUM Type Adopted Standards upon adopted standards Residential 1 du 59 units Allocated Density/Acre* Industrial Transient FLUM Allocated Density/Acre (38.8 acres --removed 0 rooms/spaces 0 rooms/spaces 59.7 acres 35%of upland area**) Nonresidential 0.25-0.60 FAR 650,133 sf—1,560,319 sf Maximum Intensity Proposed FLUM Type Adopted Standards Development potential based upon adopted standards Residential 1-6 du 59—358 units Allocated Density/Acre* Mixed Use/ Transient Commercial Allocated Density/Acre FLUM (38.8 acres removed 5-15 rooms/spaces 194-582 rooms/spaces 35%of upland area**) 59.7 acres Nonresidential 0.10-0.45 260,053 sf-1,170,239 sf Maximum Intensity Net Change in Residential: +299 du Development Transient: + 582 rooms/spaces Potential Nonresidential: (- 390,080) square feet Development potential based Existing Zoning Type Adopted Standards upon adopted standards Residential I du 59 units Allocated Density/Acre* Maritime Transient Allocated Density/Acre Industries (38.8 acres --removed 10 rooms/spaces 388 rooms/spaces 35%of upland area**) 59.7 acres Nonresidential 0.30-0.60 FAR 780,159 sf—1,560,319 sf Maximum Intensity Note: The above table provides an approximation of the development potential for residential, transient and commercial development. Please note, Section 130-156 of the Land Development Code states: "The density and intensity provisions set out in this section are intended to be applied cumulatively so that no development shall exceed the total density limits of this article. For example, if a development includes both residential and commercial development, the total gross amount of development shall not exceed the cumulated permitted intensity of the parcel proposed for development. " *Note: The proposed amendment to revise the Mixed Use/Commercial (MC) PLUM Category description and assign the Maritime Industries Zoning District to the MC category, limits residential development to commercial apartments. **Note: The proposed amendment to revise the Mixed Use/Commercial (MC) PLUM Category description and assign the Maritime Industries Zoning District to the MC category also includes a proposed revision to require 359/0 of the upland area to be preserved for working waterfront and water dependent uses but excluding transient uses. c Monroe County Comprehensive Plan Update 3.19.10 Cooperative Planning Efforts to Protect State and Federal Conservation 41/ Lands The Comprehensive Plan commits the County to a cooperative planning program with resource managers at publicly-owned refuges, parks, and sites of particular interest in the Keys [see Section 3.18.3.5 (Measures to Protect Publicly-Owned Conservaton Lands)]. This planning program addresses management issues related to activities on adjoining private lands which may be adversely affecting, or have the potential to adversely affect, the natural resources for which the refuge or park was established to protect. Implementation of this program further ensures the long-term health and stability of the natural systems of conservation lands in the Keys by reducing encroachments and environmental degradation due to activities on adjoining lands which remain in private ownership. 3.20 Existing Land Use in the Coastal Area [Rule 9J-5.012(2)(a), F.A.C.] The entire County is located within the coastal area. Therefore, the inventory of existing land uses included in Chapter 2.0 Future Land Use Element represents the inventory of existing land uses within the coastal area. This section addresses land use along the County's shoreline including: • Water-dependent and water-related uses; • Conflicts among shoreline uses; and a Recommended studies to address the need for water-dependent and water-related uses and other issues related to shoreline development. 3.20.1 Existing Water-Dependent and Water-Related Uses 3.20.1.1 Water-Dependent Uses According to Rule 9J-5.003 (Definitions),water-dependent uses are "activities which can be carried out only on, in or adjacent to water areas because the use requires access to the water for: waterborne transportation including ports or marinas; recreation; electrical generating facilities; or water supply". Water-dependent businesses were identified by obtaining a database of business licenses from the Monroe County Tax Collector in November 2010. Businesses with licences in categories related to marine businesses were compiled; these categories included receipt numbers starting with 47140 (Fishing Diving Charter), 47142 (Marinas & Storage), 47143 (Marine Repair), 48210 (Marine Retail Sales), 53110 (Marine Wholesale Sales), and 29240 (Mobile Marine Services). The database provided by the Monroe County Tax Collector included a designation for whether the physical location of the business was in an incorporated city (Key West, Key Colony Beach, Layton, Islamorada,or Marathon) or was in unincorporated Monroe County. Because this Technical Document is for the unincorporated parts of the County (not the incorporated areas), businesses within the 411110 incorporated cities were deleted from the database, leaving businesses in unincorporated Conservation and Coastal Management 239 Technical Document: July 2011 Monroe County Comprehensive Plan Update thre Monroe County only. Based on the description of the business and the name of the business provided in the database, each site was assigned a designation of water- dependent, water-related, or neither. Approximately 130 businesses in unincorporated Monroe County were identified as water-dependent. In the County, the majority of water- dependent uses are related to commercial fishing or recreation activities. These include, but are not limited to, businesses that involve boat rentals, marinas, and boat yards. Table 3.19 lists public and privately owned water-dependent uses in the County. Map Series 3.6 depicts the locations of the Water-Related and Water-Dependent Uses in the County. 3.20.1.2 Water-Related Uses According to Rule 9J-5.003 (Definitions), water-related uses are "activities which are not directly dependent upon access to a water body, but which provide goods and services that are directly associated with water-dependent or waterway uses". Water-related businesses were identified by obtaining the same database of business licenses as described above for water-dependent uses. Based on the description of the business and the name of the business provided in the database, each site was assigned a designation of water-dependent,water-related, or neither. Approximately 540 businesses in unincorporated Monroe County were identified as water-related. Table 3.19 lists water-related uses in the County. These include, but are not limited to, businesses that involve charters, captains for hire, trailer storage, marine supplies, marine parts, boat 41, dealers, and marine maintenance and repair. Map Series 3.6 depicts the locations of the Water-Related and Water-Dependent Uses in the County. 3.20.1.3 Water-Enhanced Uses Some facilities do not require access to the water and may not be water-dependent or water-related, but are enhanced by proximity to water. These are informally referred to as "water-enhanced" uses. This term is not identified in Rule 9J-5. A good example of a "water-enhanced" use in the Keys is a seafood restaurant. The seafood restaurant does not require access to the water, but the dining experience and economy is enhanced if the restaurant is on a waterfront. 3.20.2 Conflicts among Shoreline Uses [Rule 9J-5.012(2)(a), FA.C.] 3,20.2.1 Competition for Shoreline Development Sites The diminishing supply of shoreline development sites is a major source of conflict among competing land uses. The demand for waterfront land comes not only from water- dependent and water-related uses described above, but from commercial, residential, and tourism-related uses attracted to waterfront locations by economic or aesthetic reasons rather that by functional necessity. The physical beauty of the waters surrounding the Keys L induces an overwhelming preference for shoreline rather than inland locations. The growth and importance of the tourism industry and the rising seasonal and permanent Conservation and Coastal Management 240 Technical Document: July 2011 Monroe County Comprehensive Plan Update (, residential population (see Chapter 2.0 Future Land Use Element) has increased the demand fir' for waterfront sites for residential, recreational, and tourist-related commercial development which are not water-dependent. In addition, public agencies have increased efforts to acquire and preserve shoreline areas for recreation and conservation uses. Physical characteristics and more stringent environmental regulations further limit areas suitable for marina and docking facilities. Despite the extensive shoreline of the Keys, the supply of shoreline development sites cannot satisfy the demand. In this competitive market, water-dependent/water-related uses are often supplanted by more profitable non-water-dependent or water-related uses. Tourism,which continues to dominate the local economy in terms of employment, depends heavily on access to the shoreline for recreational uses. The increasing number of recreational boats has heightened the competition for suitable marina sites between commercial fishing and recreational marina operators. The Remainder of This Page Intentionally Left Blank 'F Conservation and Coastal Management 241 Technical Document: July 2011 Monroe County Comprehensive Plan Update Iv Table 3.19 - Inventor of Water-De.endent and Water-Related Uses Row Category Name Occupation Desc. Business Name Business Address WR or WR 1 _Fishing Diving Charter ' BPK CHARTERS NE CRNR GERALDINE ST WR i 2 ' Fishing_Diving Charter i i DURMER CAPT PETER 17015 OVERSEAS HWY WR 3 1 Fishing Diving Charter 1 1 FREEDOM CHARTERS %GILBERTS RESORT 107900 WR tttt OVERSEAS HWY 4 Fishing Diving Charter ' HAILFIRE 5950 PENINSULAR AVE WR 5 Fishing Diving Charter HIGH TIDE ADVENTURES--1----- Di ---.___.—__._. _._._ _....-.._. 24838 OVERSEAS HWY WR 6 , Fishing Diving Charter � JUS HOOK'UM CHARTERS 10 900 OVERSEAS HWY —! WR GILBERTS RESORT j 7 1Fishing Diving Charter 1 OVER UNDER ADVENTURES CORP J 1313 OCEAN BAY DR SLIP#26 I WR 1 8 Fishing Diving Charter -- PLATT TODD S FISHING CHARTER 43 FISHING VILLAGE AVE WR _` 9 Fishing_Diving Charter RICOCHET SPORTFISHING INC ' 1791 BOGIE DR WR 10 1 Fishing Diving Charter J TAILING CHARTERS LLC r 28530 OVERSEAS HIGHWAY WR 11 Fishing_Diving Charter ; _ _— --_ . WAMBOLT JOHN R 43 OCEAN REEF DR WR 12 I Fishing_Diving Charter WHITE LARRY I SUGARLOAF MARINA MM17 WR 13 [.Fishing_Diving Charter [BACK COUNTRY FISHING 1 MCCOY JACK CAPT ALLIED MARINE GROUP WR 14 FishingDivi Charter • BACKCOUNTRY FISHING } n9 GUIDE WYSS DAVE CAPT I OCEAN REEF CLUB WR - —t 15 .Fishing_Diving Charter BACKCOUNTRY GUIDE TAILS UP FISHING CHARTERS L 103950 OVERSEAS HWY WR 16 i Fishing Diving Charter BOAT&JET SKI RENTALS BLU WATERS 24500 OVERSEAS HWY WR 17 1 Fishing Diving Charter BOAT CAPTAIN TIRELESS ENTERPRISES MO CTY ii WR BOAT CHARTER,SCUBA - --- -- ---. 18 Fishing Diving Charter DIVING PLEASURE DIVER 99701 OVERSEAS HWY WR 19 11 Fishing Divir�Charter J BOAT LEASING TRIPLE CHROME MARINE LLC I 98250 OVERSEAS HWY_ 1 WR 20 I Fishi Diving Charter BOAT RENTAL ACTION BOAT RENTAL INC ` 28530 OVERSEAS HWY — 1_ 21 Fishi Diving Charter BOAT RENTAL OCEAN REEF CLUB 1 OCEAN REEF CLUB Wp 22 Fishing Diving Charter . BOAT RENTAL _ SHARKY'S WATER SPORT RENTAL INC 38801 OVERSEAS HIGHWAY I WD _ _ 23 ' Fishing_Diving Charter ' BOAT RENTAL TRANQUIL ADVENTURES 1313 OCEAN BAY DR WD 24 t Fishing Diving Charter BOAT RENTAL SERV ALABAMA JACKS INC I CARD SOUND RD 11 Wp 25 -' Fishing Diving Charter BOAT RENTALS ' A-AFFORDABLE BOAT RENTALS LLC 3 N CONCH AVE ' 26 Fishing_Diving Charter BOAT RENTALS BIG PINE KEY BOAT RENTALS INC 24326 OVERSEAS HWY ; WD • I 27 fishing Diving Charter 1 BOAT RENTALS BIG PINE KEY BOAT RENTALS INC 33000 OVERSEAS HWY 1 WD --1 28 I Fishir Diving Charter 1 BOAT RENTALS FULL MOON TRUST AKA REEF RENTALS 2 FISHING VILLAGE DR WD 29 i Fishing Diving Charter 4 BOAT RENTALS J AND V RENTALS INC i 139 SEASIDE AVE WD s 1 30 1 Fishing Diving Charter BOAT RENTALS KEYS BOAT RENTALS iKEYSBOAT INC r 24931 OVERSEAS HWY WD 31 : Fishing Diving Charter : BOAT RENTALS KEYSBOAT.COM/KEYSBOAT INC 24931 OVERSEAS HWY I WD i 32 . Fshjg Diving Charter BOAT RENTALS KYLE FORTNEY'S OUTDOOR ADVENTURES 7001 OLD SHRIMP RD 1 WD I MANDALAY BOAT RENTALS/DIVE IN —. —'33 Fishing Diving Charter , BOAT RENTALS INCORPORATED 80 E 2ND ST WD 34 Fishing Diving Charter 1 BOAT RENTALS OLD KEYS TAVERN LLC 1 107690 OVERSEAS HWY I WD j 35 } — Fishing Diving Charter BOAT RENTALS PARADISE BOAT RENTALS LLC 5950 PENINSULAR AVE WD I ---, 36 Fishing_Diving Charter BOAT RENTALS PONTUNES KEY LARGO INC ; 107690 OVERSEAS HWY ; WD , 37 Fishing_Dfving Charter BOAT RENTALS PRO GEAR BOAT RENTALS INC r 5710 US HWY 1 WD I 38 , Fishing Diving Charter , BOAT RENTALS RAPID BOAT RENTALS INC 1 24838 OVERSEAS HWY W fD 39 Fishing_Dfving Charter BOAT RENTALS&REPAIRS SKEETERS MARINE REPAIR MAR CAYA INC 30641 OVERSEAS HWY WD KEY LARGO PRINCESS GLASSBOTTOM "40 , Fishing Diving Charter BOAT TOUR SERVICE 99701 OVERSEAS HWY WD ---._.._..._..._..___---- - -----_-__--_BOAT/KLMT INC 41-1-,_Fishing Diving Charter BOAT 1 TOURS DOLPHIN CORAL REEF PARK CO INC 1 102601 OVERSEAS HWY Wp 1 42 Fishing Diving Charter CAHRTER AND BOAT ` CAPTAIN JACKS BOAT RENTALS AND r T—'-__; RENTALS CHARTERS E 16921 DRIFTWOOD LANE WD 43 Fishing Diving Charter CAPT FOR HIRE ATWELL CAPT MICHAEL M MO CTY_ WR 1 44 Fishi_ig_Dfving Charter CAPT FOR HIRE CAPT GLEN BOHNER �— ----- _-----, _ —.._.... --.._..... MOCTY WR MO CTY —1 _ • 45 T hihint:Diving Charter 1 CAPT FOR HIRE i HANSON CHRIS + WR 46 ; Fishing Diving Charter • CAPT FOR HIRE JEHLE RONALD E CAPT ; 21 GARDEN COVE DR WR ' 47 . Fishing Diving Charter CAPT FOR HIRE ROBERTS RHETT ; MO CTY -- WR 48 f Fishing Diving Charter CAPTAIN FOR HIRE ASBURY ANDREW L _, 1127 GRAND ST WR 1 49 - Fishing Diving Charter CAPTAIN FOR HIRE BANKS DANA CAPT • i WR — MO CTY • 50 i Fishing Diving Charter ; CAPTAIN FOR HIRE BARILLAS DAVID H F 5130 OVERSEAS HWY WR i I 51 1 Fishing.Diving Charter 1 CAPTAIN FOR HIRE BENS CHARTER SERVICE MO CTY WR i 52 Fishing Diving Charter CAPTAIN FOR HIRE COPELAND THOMAS B CAPT MO CTY 53 Fishing Diving Charter • CAPTAIN FOR HIRE DALY CHRISTOPHER 11 785 GROUPER TRL _ _ CAPTAIN FOR HIRE ENDLESS SUMMER MARINE — — WR 54 Fishing Diving Charter MO CTY WR Y 55 I Fishing Diving Charter CAPTAIN FOR HIRE FRAYSHER STEPHEN M CAPT 1 527 CARIBBEAN DR WR I 56 : Fishing Diving Charter_ CAPTAIN FOR HIRE HELMS BRIAN ' 1 FISHING VILLAGE DR : WR 57 Fishin Diving Charter APTAIN FOR HIRE HOOG CHARLES ROBERT • 4, - --- MO CTY WR I 58 Fishi Diving Charter ._! CAPTAIN FOR HIRE MENDEL EDWARD B i OCEAN REEF WR -f 59 1 Fishing Diving Charter-___CAPTAIN FOR HIRE NE LEY MICHAEL E CAPT MO CTY 1 WR Conservation and Coastal Management 242 Technical Document: Jul 2011 Monroe County Comprehensive Plan Update III Table 3.19 - Inventor of Water-Des endent and Water-Related Uses Continued Category Name Occupation Desc. Business Name Business Address WR or WR 60 Fishinapiving Charter , CAPTAIN FOR HIRE STRAHOSKY -_._......._...._MELVIN MO CTY WR 61 Fishing Diving Charter CAPTAIN FOR HIRE T 8 T CHARTERS i. MO CTY WR - r 62 Fishing Diving Charter CHARTER -, BOURBON JAMES A 36850 OVERSEAS HWY WR 63 Fishing-Diving Charter CHARTER CONCHY JOE CHARTERS MO CTY WR I 64 Fishing Diving Charter CHARTER EGGETT CHARTERS i 24838 OVERSEAS HWY WR 65 Fishing Diving Charter CHARTER FISHIN TECHNICIAN 1 5710 US 1 i WR 66 ' Fishing Diving Charter CHARTER HIGH STAKES CHARTERS 5950 PENINSULAR AVE SLIP WR 657 67 Fishin Diving Charter CHARTER KEY WEST TIKI CHARTERS,INC 1 5130 OVERSEAS HWY WR 68 Fishing Diving Charter I CHARTER MORNING STAR 477 DROST LANE WR i 69 I Fishing Diving Charter CHARTER PAULSON ANDREA --_ 17015 OVERSEAS HWY WR 1 70 :` Fishing_Diving Charter CHARTER PETTIT JOE i 5001 5TH AVE } WR I r-- 71 , Fishing_Diving Charter . CHARTER RESEARCH VESSEL TIBURON INC i 6810 FRONT ST WR I 72 I Fishing Diving Charter CHARTER SEARCY JEFF 15710 US 1 i WR -i 73 Fishing-Diving Charter CHARTER WHITE CAPS CHARTER ' SUGARLOAF MARINA i WR : 74 : Fishing Diving Charter CHARTER WILLIAMS KEITH . 25348 2ND ST WR I. 75 FishingDivingCharter ° CHARTER 8 SAILING I EXCURSIONS MORTAIL CHARTERS LLC I 80 E 2ND ST WR I CHARTER BACKCOUNTRY 76 1 Fishing Diving Charter I &OFFSHORE MYERS RICHARD L II CAPT 131 OCEAN REEF DR WR • 77 i Fishing Diving Charter CHARTER BOAT BELL MIKE CAPT - �.CHARTER 1149 GREENBRIAR RD WR 78 ; Fishing_Diving Charter ; CHARTER BOAT BIG PINE KAYAK ADV INC OLD WOODEN BRIDGE WR 79 Fishing_Diving Charter I CHARTER BOAT BONECHANCE CHARTERS 1104500 OVERSEAS HWY I WR 80 Fishing Diving Charter I CHARTER BOAT BOSUN _ ._ --_--_•_ -_...._.) 6810 FRONT ST I WR 81 Fishing Diving Charter CHARTER BOAT CAPT JIMS CHARTERS - 5710 US 1 WR CARIBBEAN JET SKI INC t 82 Fishing Diving Charter CHARTER BOAT C DBA CARIBBEAN 1 97000 OVERSEAS HWY I WR WATERSPORTS ----- — -y 83 Fishing Diving Charter CHARTER BOAT ; CONCH KEY CAT CHARTERS r1149 GREENBRIAR RD. WR , 84 . Fishing Diving Charter : CHARTER BOAT ; CRISTAL CLEAR CHARTERS 39 FISHING VILLAGE DR WR 85 ; Fishing Diving Charter . CHARTER BOAT CRITERION INTERNATIONAL INC 5710 US 1 WR i 86 f Fishing Diving Charter CHARTER BOAT . CURTIS FRED W JR CAPT LEVERGLADES NATIONAL PARK WR -I • 87 ; Fishing Diving Charter CHARTER BOAT DRAKE GILBERT N _ 5710 US HWY 1 WR FANCY FREE CHARTERS FANCY FREE �- 88 : Fishing Diving Charter : CHARTER BOAT i CHARTERS LLC 25000 OVERSEAS HWY WR i 89 Fishing_Diving Charter : CHARTER BOAT FAR OUT CHARTERS 5710 US HWY 1 WR ` 90 `Fish g Diving Charter t CHARTER BOAT 1 FINATIC CHARTERS I.477 DROST DR I WR -, 91 Fishing Divin_g Charter CHARTER BOAT-- HARRELSON JOHN G ; 139 SEASIDE AVE : WR 92 I Fishing Diving Charter 1 CHARTER BOAT ISLAND TIME CHARTERS .1 5130 OVERSEAS HWY WR € 93 Fishing_Diving Charter I CHARTER BOAT KAHL CHARLES D III 477 DROST DR WR ! 94 ' Fishing_Diving Charter 4 CHARTER BOAT KATAMY INC 1 ISLAND STYLE WATERSP i WR 95 Fishing Diving Charter ; CHARTER BOAT KEY LARGO FISHING ADVENTURES LLC 103900 OVERSEAS HWY WR I 96 : Fishing Diving Charter ; CHARTER BOAT KEY WEST AND BEYOND CHARTERS LLC 6000 PENINSULAR AVE WR - I 97 ; Fishing Diving Charter i CHARTER BOAT KEY WEST KAYAK FISHING I-5 GEIGER WR I 98 Fishing_Diving Charter : CHARTER BOAT KEY WEST LUXURY YACHT CHARTERS INC : 6810 FRONT ST WR ' --- --99 Rshing DlvinQCharter CHARTER BOAT MOORE CLINT 5001 5TH AVE WR 100 ; Fishing Diving Charter CHARTER BOAT I OUTPOST MARINE INC I 6810 FRONT ST WR -I 101 i FishingrDiving Charter CHARTER BOAT - PIRATE ISLAND DIVERS INC 103800 OVERSEAS HWY WR •102 i Fishing Diving Charter I CHARTER BOAT RAINBOW REEF DIVE CENTER/EAGLE RAY ----" 99725 OVERSEAS HWY WR I -___-• __ _ DIVERSLLC RAMOS JORGE 24838 0/S HWY WR i 104 FishingDivingCharter CHARTER BOAT ---"" -i 103 Fishing Diving Charter CHARTER BOAT RAVELO MANUEL 5130 OVERSEAS HWY r WR 105 Fishing_DMng Charter CHARTER BOAT REEL ADVENTURE • 5710 US HWY 1 I WR 106 Fishing_Diving Charter CHARTER BOAT SAFE HARBOUR CHARTERS 6810 FRONT ST WR I 107 Fishing Diving Charter CHARTER BOAT i SECOND GENERATION/FISHING 5710 US HIGHWAY 1 WR !_-_- .• GENERATION INC 108 Fishing Diving Charter CHARTER BOAT SHADOW INC PENINSULAR AVE 632 50 159WR 109 Fishing Diving Charter CHARTER BOAT SNOW LEOPARD : 400 OCEAN DR i WR i 110 Fishing_Diving Charter CHARTER BOAT j STEM TO STERN YACHT SERVICES INC r 21 GARDEN COVE DR WR 111 1 Fishing Diving Charter I CHARTER BOAT STRIPSET CHARTERS LLC _ ' 5001 5TH AVE WR 112 F hing_Diving Charter CHARTER BOAT SUN N FUN REEF TRIPS ; 24500 US 1 MM 241/2 SUMME WR 113 ; Fishing Diving Charter CHARTER BOAT - SWEET RELIEF 14 CARD SOUND RD : WR 114 Fishing Diving Charter I CHARTER BOAT TALBOT SUE 5710 OVERSEAS HWY I WR 115 Fishing Diving Charter - CHARTER BOAT TED LUNDS LADY NORINNE SPORT 5130 US HWY 1 • WR FISHING 116 • T _ving Charter-.... _ CHARTER BOAT T ing Di YANKEE CAPTS OFFSHORE FISHING INC 5950 PENINSULAR AVE ; WAR—; 117 ; Fishing Diving Charter CHARTER BOAT YOUNG GUNZ SPORTFISHING 31 OCEAN REEF WR Conservation and Coastal Management 243 Technical Document: Jul 2011 Monroe County Comprehensive Plan Update Table 3.19 - Inventor of Water-De 8 endent and Water-Related Uses Continued Row Category Name Occupation Desc. Business Name Business Address INR or WR 118 Fishing Diving Charter CHARTER BOAT LEASING HUMPHREYS CHARLES J JR 5950 PENINSULAR AVE WR —; 119 Fishing_Diving Charter CHARTER BOATI) i STEVE HARRIS BAYBREEZE CRUISES l 103900 OVERSEAS HWY WR ; 120 1 FishingDivingCharter CHARTER BOAT f 31 OCEAN REEF DR I WR I - I i (D01118934) GAME CHANGER LLC CHARTER BOAT 121 Fishing Diving Charter PRIZEFIGHTHER CHARTERS LLC 1 FISHING VILLAGE LN WR _ (D0910299) _ 122 1 Fishing Diving Charter t CHARTER BOAT LYONS MICHAEL C 29675 OVERSEAS HWY WR I (D0918349) 123 Fishing Diving Charter ; CHARTER BOAT(FL2203JP) ' LAPOINTE LOUIS G III i 1149 GREENBRIAR RD WR I CHARTER BOAT 124 ' WET DOG CHARTERS 1104500 OVERSEAS HWY WR(FL2670GY)jflsNn9DMn9Charter -- = CHARTER BOAT i 125 I Fishing Diving Charter (FL5095GE) SEA DUCER BACK COUNTRY CHARTER i 104500 OVERSEAS HWY WR�--__--._.-_— i CHARTER BOAT T 126 Fishing Diving Charter DIRTY WATERS CHARTERS INC 104450 OVERSEAS HWY WR --- --_ I (FL5565MM) _._._...; _ 127 FishingDivingCharter j CHARTER BOAT LITTLE PALM ISLAND WR SCHWICKER BILL CAPT F ----- =(FL5706BH�---. WR 128 Fishing Diving Charter CHARTER BOAT DYKES MICHAEL 201 OCEAN REEF DR — i (FL7431SG) 1 CHARTER BOAT 129 Fishing Diving Charter RANDY STALLINGS CHARTERS 21 GARDEN COVE DR WR (FL8065MN1_ CHARTER BOAT(MISS 130 Fishing Diving Charter HACKNEY BOBBY 43 OCEAN REEF DRIVE ' WR CHIEF) , 131 ; Fishing Diving Charter CHARTER BOAT 6210SG OUTCAST CHARTERS I SEACENTER DIVE SHOP ' WR I I 132 1 Fishingpiving Charter CHARTER BOAT CAPTAIN THOMAS SEEVER CHARTERS 80 EAST 2ND STREET WR 133 Fishing_Diving Charter CHARTER BOAT DO 939680 STRIKE ZONE CHARTERS INC 1 29675 OVERSEAS HWY WR 1 CHARTER BOAT —1 134 Fishing Diving Charter D01122986 KEY LARGO FISHING ADVENTURES LLC 103900 OVERSEAS HWY WR I 135 Fishing Diving Charter CHARTER BOAT D0590150 GARDEN COVE DIVERS 1 21 GARDEN COVE DR WR-I 136 Fishing Diving Charter CHARTER BOAT D0609690 FISH QUEST CHARTERS LPI. 7007 SHRIMP RD ! WR 137 Fishing Diving Charter CHARTER BOAT D0920113 ANDY GRIFFITHS CHARTERS/CAPT ANDY . 6810 FRONT ST STOCK ISLAND WR GRIFFITHS INC 40 CHARTER BOAT FL 3306 138 Fishing; Diving Charter,. E EE FUN YET CHARTERS RICKS MARINE SERVICE WR 139 ' Fishing Diving Charter ' CHARTER BOAT FL 4221LD SPANISH FLY 5710 US HWY 1 WR r — _... ! 140 I Fishing Diving Charter T CHARTER BOAT FL 4293JM WICKERS WILLIAM 5710 OVERSEAS HWY WR —( 141 r Fishing_Diving Charter _ CHARTER BOAT FL 5000JR BOEHM ALEX 477 DROST DR WR _ 142 1 Fishing Diving Charter 1 CHARTER BOAT FL6053FR REGAN HERBERT ALEXANDER JR 36850 OVERSEAS HWY tWR I 143 Fishing_Diving Charter CHARTER BOAT FLO707JY JEANNIE II 5 GEIGER RD 144 Fishing Diving Charter CHARTER BOAT FL0763DL WARD CAPT RON 17000 US HWY 1 145 ; Fishing_Diving Charter CHARTER BOAT FL2164KK RICHARD HOOG GOODLIFE CHARTERS 35 OCEAN REEF DR I WR i 146 FishinQDiving Charter T CHARTER BOAT FL28466H WARD RON CAPT SUGARLOAF MARINA I WR • 147 I Fishing Diving Charter t CHARTER BOAT FL3205LK VARNBERG ROBERT N i 21 GARDEN COVE DR I WR I 148 , Fishing__DNing Charter . CHARTER BOAT FL3516GL STRIKE ZONE CHARTERS INC . 29675 OVERSEAS HWY WR I 149 Fshing_Diving Charter T CHARTER BOAT FL4000MT MAGIC CAT CHARTERS ' 38801 OVERSEAS HWY i WR j 150 Fishing Diving Charter CHARTER BOAT FL4073LH FLORIDA KEYS ANGLERS LLC 104450 OVERSEAS HWY WR 1 151 Fishi Diving Charter CHARTER BOAT FL4092LE FORECAST ALMOST THERE CHARTERS W 5110 OVERSEAS HWY ; R I152 Flshing_Diving Charter CHARTER BOAT FL4387MX SPEAR IT CHARTER 5710 US HWY 1 WR . 153 1 Fishing Diving Charter I CHARTER BOAT FL4456NR T&T CHARTERS INC MO CTY WR 154 ,Fishing Diving Charter CHARTER BOAT FL4631JR NOVIK BRETT L L 5710 US HWY 1 i WR 155 Fishing Diving Charter CHARTER BOAT FL5061 LY GRAZIANO MIKE 5710 US HWY 1 WR ° 156 r Fishing Diving Charter 1 CHARTER BOAT FL5121 MC ! LOGAN RYON S r 5130 OVERSEAS HWY WR —1 157 ' Fishing Diving Charter ! CHARTER BOAT FL5276HK SCHMIDT MARK T ' 5710 US HWY 1 ' WR = 158 Fishing_Diving Charter ' CHARTER BOAT FL5524GE SUNDANCE EXPEDITIONS INC ` DOLPHIN MARINA : WR _ 159 �Fishing_Diving Charterer CHARTER BOAT FL5697EY FLYING THIEF CHARTERS �_28530 OVERSEAS HWY WR 1 160 Fishing Diving Charter ; CHARTER BOAT FL6051MN GARDEN COVE CHARTERS GARDEN COVE i 21 GARDEN COVE DR I. WR _ DIVERS LLC 1 - 161 : Flshingpiving Charter CHARTER BOAT FL6136LF ELUSIVE ENDEAVORS/KOLPIN INC ' 1521 CORAL CT WR 162 Fishing_Diving Charter CHARTER BOAT FL6327MC NOAHS FISHING CHARTERS 28530 OVERSEAS HWY WR f 163 I Fishing Diving Charter ; CHARTER BOAT FL6447JX SHALLOW MINDED ALMOST THERE 5110 OVERSEAS HWY WR + — --- CHARTERS 1 L. 164 1 Fishing Diving Charter i CHARTER BOAT FL6668NF SCHMIDT MARK T 5710 US 1 I WR 165 Fishing_Diving Charter CHARTER BOAT FL6713MH WILLIAM STORY BENSON INC 17216 BONITA LN E WR 166 Fishing_Diving Charter_. CHARTER BOAT FL6733LU MANNETTI CHARTERS •_— 5130 OVERSEAS HWY STE 2 ' WR I 167 I Fishing Diving Charter I CHARTER BOAT FL679OLD CAPT BRAD NOWICKI INC OFF THE ROCK 17000 US HWY 1 WR • -- — —— ; — CHARTERS_ 1 166 ; Fishing_Diving Charter CHARTER BOAT FL7108AV DAYDREAMS CHARTERS 24500 OVERSEAS HWY WR 169 ' Fishing Diving Charter CHARTER BOAT FL8172JH RTPD 11 INC _OCEAN REEF , WR Conservation and Coastal Management 244 Technical Document: Jul 2011 Monroe County Comprehensive Plan Update 0 Table 3.19 - Inventor of Water-De 8 endent and Water-Related Uses Continued Row Category Name Occupation Desc. Business Name Business Address WR or WR 170 ; Fishing Diving charter ; CHARTER BOAT FL8181LD SUPERFISHAL ALMOST THERE CHARTERS 5110 OVERSEAS HWY WR I 171 Fishin Divin Charter CHARTER BOAT FL836OLV ' THOMAS MATTHEW R CAPTAIN 28230 OVERSEAS HWY _ WR 7 172 Fishing Diving Charter CHARTER BOAT FL8870JP I FLATS BUSTED 5110 OVERSEAS HWY I WR i 173 1 Fishing_Diving Charter i CHARTER BOAT FL9025MJ GIGGLING TARPON CHARTERS € 6000 PENINSULAR BLVD ° WR I 174 I Fishing_Diving Charter ' CHARTER BOAT FL9472MB t FR BRAUN INC DOLPHIN MARINA . WR CHARTER BOAT FLATS 175 Fishing Diving Charter FISHING W. RBS MARINE CONSULTING INC 17000 US HWY 1 I WR 176 1 Fishing Diving Charter CHARTER BOAT FLEET FUNYET CHARTERS RICKS MARINE i WR FL8062JX i 177 Fishing Diving Charter CHARTER BOAT GOOD CARD SOUND CHARTERS INC OCEAN REEF WR LIFE 178 Fishing_Diving Charter CHARTER BOAT SERVICE ACKERMAN MIKE CAPT CARYSFORT YACHT CLUB WR i 179 , Fishing Diving Charter , CHARTER BOAT SERVICE DREAM BAY MARINA LLC 1 WOODWARD WAY . WR I 180 ; Fishing Diving Charter I CHARTER BOAT SERVICE , FISH HUNTERS 2 5130 OVERSEAS HWY WR 181 Fishing Diving Charter CHARTER BOAT SERVICE SIMON SAYS INC @SUGARLOAF MARINA 17015 OVERSEAS HWY WR 182 Fishier Diving Charter CHARTER BOAT SERVICE STING REA CHARTERS `- 5710 OVERSEAS HWY ; WR 183 Fishing Diving Charter 1 CHARTER BOAT TOUR SKINNY WATER ANGLING LLC I OERSEASMARINA 28530 WR HWY 184 Fishing Diving CharterCHARTER BT FL7755CE DUSTIN HUFF BACKCOUNTRY CHARTERS 1149 DUCK KEY i WR 185 ' Fishing Diving Charter ' CHARTER CAPTAIN AYALA DAVID S 215 S BAY HARBOR DR ' WR - 186 ; Fishing Diving Charter _CHARTER CAPTAIN BRADY JOHN C . MO CTY WR I_187 T Fishing Diving Charter 1 CHARTER CAPTAIN CAPT BRETT GRECO 147 SEASIDE AVE WWRR 188 I.Fishing Divi Charter -! CHARTER CAPTAIN CAPT GREG POLAND INC .104500 OVERSEAS HWY I W' R ' 189 Fishing Div g Charter CHARTER CAPTAIN CAPT SHANNON ATTALES • MO CTY - WR ; 190 Fishing Diving Charter CHARTER CAPTAIN7 CAPTAIN MICHAEL RAIFSNIDER 1 MO CTY WR 191 I Fishing Diving Charter CHARTER CAPTAIN - LAST CAST CHARTERS 1 251 STATE RD 939 WR 192 ; Fishing Diving Charter CHARTER CAPTAIN LORA LEE CARPENTER CHARTERS 101640 OVERSEAS HWY WR 193 r Fishing Diving Charter 7 CHARTER CAPTAIN RECREATIONAL MARINE SERVICES _ MO CTY ; WR 1 194 Fishing Diving Charter CHARTER CAPTAIN TAKIN IT K'EASY CHARTERS/TMR OCEAN PILOT HOUSE MARINA 13 WR --- 4 LLC —_.. ._. SEAGATE BLVD 195 Fishin Divi�Charter ` CHARTER CAPTAIN TROSSETRISTOPHER � CHRISTOPHER---.- 5130 US HWY 1 STE#2 W- R 4... . 196 Fishing Diving Charter CHARTER CAPTAIN VERES ROBERT A 38801 OVERSEAS HWY WR T— i CHARTER CAPTAIN ? 24834 OVERSEAS HWY 197 FishingDivingCharterI WR FL2926FG F DOOP DERREN E CHHIREARTERONLY CAPTAIN FOR WR i 198 Fishing Diving Charter SAHAGIAN CAPT JOHN D MOBILE MONROE COUNTY 199 Fishing_DMng Charter CHARTER D0929003 PARADISE DIVERS INC 38801 OVERSEAS HWY WR t - 200 Fishing Diving Charter CHARTER YD0970828& STRIKE ZONE CHARTERS INC 29675 OVERSEAS HWY € WR S 201 , Fishing_Diving Charter CHARTER FISH FL9038HK THER-E-IS FISHING CHARTERS 477 DROST DRIVE i.: WR -' ri_ 202 ( Fishing_Dlving Charter CHARTER FISH FL9216LZ BIG FISH CHARTER 28530 OVERSEAS HWY [ WR 1 203 Fishing Diving Charter CHARTER FiSHING A C CHARTERS&TACKLE INC i 43 FISHING VILLAGE DR WR 204 - Fishing DivingCharter CHARTER FISHING BOW'D UP CHARTERS ' t_ 8 _ -__ 6000 PENINSULAR AVE WR 205 Fishing Diving Charter CHARTER FISHING CAPT ROGER MAYER BONEFIDE 1 CHARTERS OCEAN REEF DR I WR 1 206 Fishing Diving Charter 1 CHARTER FISHING - CAPTAIN RAPPS,LLC [1595 NARCISSUS AVE WR 207 ' Fishing Diving Charter - CHARTER FISHING CHIEF CHARTERS i 13 SEAGATE BLVD _ WR - 208 Fishing_Diving Charter i CHARTER FISHING ; _COCHRAN JOHN ` OCEAN REEF i WR h- 209 Fishing Diving Charter-1 CHARTER FISHING t DOUBLEHAUL CHARTERS 1 1791 BOGIE DR WR 210 I Fishing Diving Charter i CHARTER FISHING FANTASTIC CHARTERS HOLIDAY HARBOR WR 211 FishingDivingCharter • CHARTER FISHING FINS&FEATHERS CHARTERS MIAMIKEY } FISHING CORP 99701 OVERSEAS HWY WR 212 Fishing_Diving Charter CHARTER FISHING € GLENN CLYATT INC PERDUE DEAN WR--1 213 Fishing Diving Charter CHARTER FISHING GULFSTREAM ADVENTURES INC OCEAN BAY MARINA WR 214 ' Fishing DivDivim Charter 4 CHARTER FISHING . J T PARTNERS OF THE FLORIDA KEYS LLC , 100 OCEAN DR ; WR i 215 Fishing Diving Charter : CHARTER FISHING JACKPOT FISHING INC 21 . 1313 OCEAN BAY DR _ WR 6 I Fishing Diving Charter I CHARTER FISHING KELLER JOHN W r 80 E SECOND ST WR -? 217 ' Fishing Diving Charter ' CHARTER FISHING - KEY INGREDIENT CHARTERS SNAPPERS ' WR 218 Fishing Diving_Charter CHARTER FISHING LYIN HAWAIIAN CHARTERS INC : 103800 OVERSEAS HWY I 219 r Fishing Diving Charter_I CHARTER FISHING MYSTERY FISH 1 _WR 30750 WATSON BLVD �WR� 220 : FishingDiving Charter CHARTER FISHING PARKER DARRICK CAPT .' WR - �. Y. --._g -i a OCEAN REEF - 221 - Fishi Diving Charter 1 CHARTER FISHING ROBERT FERNICOLA CHARTERS 194500 OVERSEAS HWY i WR i I• 222 Fishin Diving Charter CHARTER FISHING RODEO FISHING CHARTERS INC 104450 OVERSEAS HWY WR I 223 I Fishing Diving Charter a•CHARTER FISHING RUBEN LEE CAPT 104450 OVERSEAS HWY WR 1 • 224 Fishing Divir Charter CHARTER FISHING SEEKER CHARTERS 1313 OCEAN BAY DR i WR 1 225 Fishin�Diving Charter CHARTER FIS HING SKAWSKI BRYAN CHARTERS 80 EAST 2ND ST WR 226 ;Fl ns ih g Diving Charter TCHARTER FISHING I SULLIVAN JEREMIAH _ _ 197951 OVERSEAS HWY I WR Conservation and Coastal Management 245 Technical Document: Jul 2011 Monroe County Comprehensive Plan Update 411, Table 3.19 - Inventor of Water-Dependent and Water-Related Uses Continued Row Category Name Occupation Desc. Business Name Business Address WR or WR 227 Fishing Dying Charter CHARTER FISHING SUTTON DAVID J CAPT OCEAN REEF ' WR 228 • Fishing Diving Charter CHARTER FISHING T C CHARTERS r 100 OCEAN DR WR —I L.229 Fishing Diving Charter CHARTER FISHING I UNDERSEA RECOVERY INC KEY LARGO HARBOR WR 230 ' Fishing Diving Charter CHARTER FISHING VAUGHN ROBERT 150 STERLING DR WR I 231 ,Fl ns ih g_Diving Charter ) CHARTER FISHING ` WILSON DAVID B 13 SEAGATE BLVD WR 232 Nting Diving Charter CHARTER FISHING YETTER SCOTT 28530 OVERSEAS HWY WR 233 ; Fishing Diving Charter .CHARTER FISHING YODER DAVID M 35 OCEAN REEF DR WR 234 Fishing Diving Charter CHARTER FISHING&DIVING COFFIN JOHN NE CRNR GERALDINE ST WR • 235 ; Fishing Diving Charter CHARTER FISHING " FLYING-FIGHTING LADY CHARTERS& 316 EAST SEAVIEW DR WR ' (D0555908) OUTFITTERS LLC CHARTER FISHING 236 Fishing Diving Charter (FL1699NT) CONCHUBINE FISHING INC 5130 US HWY 1 STE 2 WR — CHARTER FISHING 237 i Fishing Diving Charter (F19880LF) SNOOKIN AROUND 103900 OVERSEAS HWY WR • CHARTER FISHING/ 238 Fishing Diving Charter JOHNSON MARK D CAPT 99340 OVERSEAS HWY WR BACKCOUNTRY 239 • FishingDiving Charter CHARTER FISHING/ ---" — —! ng CHARTER MASTER 99701 OVERSEAS HWY WR D0587470 240 Fishing Diving Charter CHARTER FISHING/ CLARK GEORGE D JR 97000 OVERSEAS HWY WR FL7629JF • 241 Fishin Diving Charter CHARTER FISHING BOAT FLORIDA KEYS ANGLERS LLC 13 SEAGATE BLVD WRY CHARTER FISHING BOAT 242 Fishing Diving Charter ; LEAVE IT TO BEAVER CHARTERS 527 CARIBBEAN DR WR FL1180MU CHARTER FISHING BOAT [ 1 I 243 Fishing Diving Charter Fu978EM j C W MARINE SERVICES INC 149 SEASIDE AVE WR I. 244 FishingDiving Charter 1 CHARTER FISHING BOAT j DEBRUIN ADAM 9 I FL5522MT f 400 OCEAN DR WR • 245 Fishing Diving Charter CHARTERFL5743GE FISHING BOAT BURSON MYRON RICHARD 104450 OVERSEAS HWY WR t CHARTER ASKING BOAT _.._ .._T —1 246 Fishing Diving Charter FLg08TER FIN OMINAL FISHING CHARTERS INC i 104450 OVERSEAS HWY WR CHARTER FISHING = 247 Fishing Diving Charter - JOHNSON DON CAPTAIN `- 28500 OVERSEAS HWY WR l D01063234 rr CHARTER FISHING 35 OCEAN REEF DR HS2 WR 248 Fishing Diving Charter J R&R LLC �D01210261 CHARTER FISHING --' — ±...____4 249 Fishing Diving Charter D0986310 SINGLETON JOHN M MANDALAY MARINA WR CHARTER FISHING FL I 250 1 Fishing Diving Charter LYIN HAWAIIAN CHARTER INC 103800 OVERSEAS HWY WR�..7035NJ 251 Fishing Diving Charter i CHARTER FISHING ALMOST THERE CHARTERS INC 5001 5TH AVE WR FL0645RY , • CHARTER FISHING FL2110HK 28500 OVERSEAS HWY j WR i 252 Fishing Diving Charter NEW MYSTERY 253 ^Fishing Diving Charter CHARTER FISHING FL5386NH INCOGNITO 5710 US HWY 1 ! WR 1 CHARTER FISHING r 254 Fishing Diving Charter FL6330N6 KOCH JAMES CAPT 201 OCEAN REEF DR WR 255 Fishing Diving Charter CHARTER FISHING BARON NEIL EVERGLADES NATL PK WR FL9671FG 256 Fishing Diving Charter CHARTER FISHING GUIDE CAPT DENNIS ROBINSONS FLATS& 200 FLORIDA AVE WR BACKCOUNTRY CHARTER CHARTER 257 Fishing Diving Charter KIDWELL ROBERT N&KI1149 GREENBRIAR RD WR�FL9011 LM FISHING/GUIDE STACIE N 1 r j 258 Flshing_Diving Charter CHARTER FL SEA N SKI CHARTERS 29467 GERALDINE ST WR 259 Fishing Diving Charter CHARTER FL 1922LS GOT TA GO EXCURSIONS 477 DROST DR WR 260 7 Ashing_Diving Charter CHARTER FL 4225HG MACKO ED 565 BARRY AVE .WR I 261 } Fishing Diving Charter CHARTER FL 5525MT , RIGHT HOOK CHARTERS 24838 OVERSEAS HWY WR 262 Fishing Diving Charter CHARTER FL 6058 HV SMITH CLYDE E JR CAPT WATSON BLVD&BOGIE i WR --r 263 . Fishing Diving Charter CHARTER FL 6592HK PARADISE DIVERS INC 38801 OVERSEAS HWY I 1 ; WR ; 264 : Fishing Diving Charter CHARTER FL 7283 HK REEL THERAPY CHARTERS j 28530 OVERSEAS HWY WR . 265 : Fishing Diving Charter I CHARTER FL 7771JK REEL THERAPY CHARTERS 128530 OVERSEAS HWY C WR I 266 • Fishing Diving Charter -- CHARTER FL FL 8807 HK _ HERRICK JOHN • BAHIA HONDA STATE PK ` WR 267 Fishing DivinjCharter CHARTER FLO266HK C-HAWK 5710 US HWY 1 WAR 268 L Fishing Diving Charter 1 CHARTER FL3512MD ' SPANISH FLY ENTERPRISES INC _ I-5710 US HWY 1 WR : 269 }Fishing DivingCharter s CHARTER FL3648KA FLYSCOUTS CHARTERS 117000 OVERSEAS HWY _ WR _ 270 I Fishing_Diving Charter ' CHARTER FL5782MR JERKWATER CHARTERS LLC ' 5130 OVERSEAS HWY I WR i • [ 271 1 Fishing Diving Charter CHARTER FL619OMA ( LAWLOR TRAVIS - 1 251 STATE RD 939 WR I 272 i Fishing:living Charter : CHARTER FL6329JX DAN URBAN CHARTERS , 17000 OVERSEAS HWY I WR I 273 € Fishing Diving Charter CHARTER FL6677LY SOUTH POLE CHARTERS i 5130 OVERSEAS HWY WR I Conservation and Coastal Management 246 Technical Document: Jul 2011 Monroe County Comprehensive Plan Update Table 3.19 - Inventor of Water-De I endent and Water-Related Uses Continued Row Category Name Occupation Desc. Business Name Business Address WR O1 WR 274 FishingDivingCharter CHARTER FL8118JX HAPPY FISHERMAN CHARTERS AND MARINE TOWING 28500 OVERSEAS HWY WR 275 FishinQDiving Charter CHARTER FL8291JX BONE CAY CHARTERS 5130 OVERSEAS HWY WR t 276 TFishing Diving Charter CHARTER GUIDE FLO532JU PERKINS DAVID CAPT 147 SEASIDE AVEA ! WR 277 Fishing Diving Charter ` CHARTER SERVICE ^ BENTLEY SHELBY CAPTAIN 28530 OVERSEAS HWY . WR 278 Fishin Diving Charter CHARTER SERVICE — BIG KAHUNA CHARTERS CUDJOE GARDEN MARINA : WR • L 279 Fishin Diving Charter 1 CHARTER SERVICE CARLILE TIMOTHY L t-17000 OVERSEAS HWY ( WR j i 280 I Fishing Diving Charter ! CHARTER SERVICE LITTLE PALM ISLAND 128500 OVERSEAS HWY WR 281 FishingDivingCharter CHARTER SERVICE ' �: LAST CHANCE CHARTERS INC ! 6810 FRONT ST 32 WR i i (D0627486) CHARTER r SERVICE 282 Fishing Diving Charter .,FL3199SH CAPT VICKI'S ENT INC 5710 US HWY 1 WR 283 Fishin Divin Charter CHARTER SNORKLE&SAIL QUICKSILVER DOUBLE CROW N LLC 99701 OVERSEAS HWY WR CHARTER SNORKLE&SAIL ; ; `284 Fishing Diving Charter REEF ROAMER DOUBLE CROWN LLC 1 99701 OVERSEAS HWY WR �_ D098647 i 103100 OVERSEAS HWY STE 285 Fishing Diving Charter CHARTER SPORTFISHING KEY LARGO SPORTFISHING CHARTERS 42 WR 286 FishingpIving Charter _CHARTER SREVICE BRACHER HAROLD PAT CUDJOE GARDEN MARINA : WR 2874. Fishing Diving Charter CHARTER/BOAT - : SUNDAY INC 201 OCEAN DR WR —' 1- 288 d 1 ishing Diving Charter CHARTERBOAT — CAPT RYAN H ERICKSON - 28530 OVERSEAS HWY I WR ' FL KEYS KAYAKS&CANOES BY 289 ' Fishing Diving Charter CHARTERS SCARLET SUMMERLAND COVE MARINA : WR IBIS/K SEAGULL PRODUCTION INC ; MM 24.5 290 _Fishing Divin9Sharter CHARTERS FLAT BROKE CHARTRES LLC L 15 SEAVIEW AVE WR '-I i 291 Fishing Diving Charter CHARTERS . KESSLER STEVEN _.._.—... 6000 PENNISULAR AVE WR 292 l Fishing Diving Charter CHARTERS I. KEY FLAT 1 17015 OVERSEAS HWY WR''-( • 293 Fishing paving Charter CHARTERS_ LIVELY CHARTERS INC i 29675 OVERSEAS HWY WR 294 Fishing Diving Charter CHARTERS&TOURS ADVENTURE CHARTERS&TOURS INC 1 6810 FRONT ST ' WR FL4482GE L5001 I 295 ( Fishing Diving Charter CHARTERS BOAT- KEY WEST RUNNER/ALMOST THERE FIFTH AVE_ LV ER I__296 1 Fishing Diving Charter CHARTERS FLO253HK CRYSTAL CLEAR CHARTERS j 477 DROST DR WR ® 297 ( Fishing Diving Charter ( CHARTERS FL84044JX TRIPLE DIVE LLC 30344 OVERSEAS HWY WR - ..__.. . 298 j Fishing Diving Charter 299 CHARTERS FL9533JH � THIRD GENERATION CHARTERS INC I 28530 OVERSEAS HWY WR ' r FishinaDiving Charter CHATER BOAT D0921525 j FISH QUEST CHARTERS LP L 7007 SHRIMP RD _ WR 300 Fishing Diving Charter CHATER BOAT FL5180BF_ TRAPP DANIEL 5950 PENINSULAR AVE WR ` 301 i Fishing Diving Charter CRATER BOAT FL7239NK INSTIGATOR/DREAM CATCHER ' -_-..._ • — .__._...._.__. CHARTERS INC . 5710 US HWY 1 WR 302 I Fishingpiving Charter CRATER CAPTIAN NYBLAD GABRIEL J j 477 DROST DR ! WR I COMM FISHING BOAT E —. 303 j Fishing Diving Charter ppg65551 WHIPS N FINS LLC 16580 FRONT ST WR ; 304 Fishing Diving Charter I COMMERCIAL CHARTER • CAPT BRAD NOWICKI INC OFF THE ROCK I MM17 US1 HWY I WR CHARTERS { j 305 , Fishing Diving Charter COMMERCIAL CHARTER NITKA JOHN S ; 5001 5TH AVE WR 306 • Fishing Diving Charter ` COMMERCIAL CHARTERS STRAW HAT CHARTERS 5950 PENINSULAR _ WR 307 Fishing Diving Charter DI VE&I C TACKLE RENTALS& UNDERSEAS INC ' LOTS 3&4 ROGER SUB . WR SERV _ 308 `Fishing Diva Charter DIVE/SNORKEL TRIPS DOLPHIN COVE RESEARCH&EDUCATION 9 CENTER INC 101900 OVERSEAS HWY WR 309 Fishin Diving Charter DIVE BOAT FRED D DIVE BOAT 604 PORTIA CIRCLE . WR 310 Fishing' DivingCharter DIVE BOAT(D0600553) CAPT SLATES ATLANTIS DIVE CENT DIVE j i PROFESSIONAL INC { 51 GARDEN COVE WR I — 4D51VE BOAT CHARTERS ( 160 STERLING RD ; WR ! 311 Fishing Diving Charter ATLANTIC BAY RESORT /VAUGHN LLC 312 Fishing_Divin�Charter DIVE BOAT D01122543 REEF ADVENTURES INC s PENNEKAMP STATE PARK WR L 313 4 FishinuDiving Charter I DIVE BOATLOCEAN DIVER) OCEAN DIVERS INC 1 522 CARIBBEAN DR I WR -- i 314 ' Flshing_Diving Charter a DIVE BOAT(SANTANA) OCEAN DIVERS INC '522 CARIBBEAN DR WR 315 Fishing Diving Charter I DIVE CHARTER AMY SLATES AMORAY DIVE CENTER 104250 OVERSEAS HWY WR ( RAINBOW REEF DIVE CENTER/EAGLE RAY 316 I.Fishing Diving Charter DIVE CHARTER 99725 OVERSEAS HWY - WR 1 DIVERS LLC ... _ _... SILENT WORLD DIVE CENTER/SILENT '-'� 317 ; Fishing Diving Charter DIVE CHARTER WORLD SCUBA LLC 105952 OVERSEAS HWY WR 318 Fishing DivingCharter I DIVE CHARTER&EQUIP LOGE KEY REEF RESORT&DIVE CENTER I 9RENTAL LLC W 27340 OVERSEAS HY WR i ' 319 : Fishing Diving Charter DIVE CHARTER BOAT PARTIAL PRESSURE DIVING COMPANY INC 527 CARIBBEAN DR —WR —I 320 : Fishing Diving Charter DIVE CHARTER BOAT SCUBA-DO INC 522 CARIBBEAN DR 6 WR ( 321 ( Fishing Diving Charter ( DIVE CHARTER BOAT 1 QUIESCENCE DIVING SERVICES INC j 103680 OVERSEAS HWY ( WR ( • �— I DIVE CHARTER BOAT i 322 1 Fishing Diving Charter 111/EQUIP RENTALS& QUIESCENCE DIVING SERVICES INC 1103680 OVERSEAS HWY 1 WR I -- --._-._......_...__ REPAIRS Conservation and Coastal Management 247 Technical Document: Jul 2011 Monroe County Comprehensive Plan Update 41iy Table 3.19 - Inventor of Water-De.endent and Water-Related Uses Continued Row Category Name Occupation Desc. Business Name Business Address WR or WR 323 ' Fishing Diving Charter : DIVE CHARTER BOAT 2 QUIESCENCE DIVING SERVICES INC ` 103680 OVERSEAS HWY : WR 324 Fishing Diving Charter DIVE CHARTER FL 2529 MZ MARTINEZ MIKE CHARTERS r527 CARIBBEAN DR WR —I 325 Fisheng_Diving Charter DIVE CHARTERS l SEA DWELLERS DIVE CENTER INC 1 99850 OVERSEAS HWY WR —I 326 ! Fishing Diving Charter R;I DIVENTAE CLS&REPHARTERSA&IRSEQUIP I HMS MINNOW DIVE CHARTERS INC l 99701 OVERSEAS HWY ! WR i 327 Fishing Diving Charter 1 DIVE CHARTERS 28FT. ATLANTIC BAY RESORT NAUGHN LLC 160 STERLING RD WR • DIVE CHARTERS HORIZON DIVERS/HORIZON DIVE Diving Charter D01203809 _ I ADVENTURES INC 1100 OCEAN DR WR I 328 Fishing 329 Fishing Diving Charter DIVE CHARTERS D0953 7 HORIZON DIVERS/HORIZON DIVE 1 100 OCEAN DR 1 WR I i ADVENTURES INC ! :_330 I Fishing Diving Charter DIVE DHARTER FL8331 HV CAPTAIN SONNYS DIVE CHARTER LLC 115 CENTER LANE : WR DIVE/FISHING CHARTER • 331 I Fishing Diving Charter BOAT DIVE IN INCORPORATED 80 EAST 2ND ST i WR ! DIVE/SNORKEL CHARTER BLUEWATER DIVERS OF KEY LARGO/C&E 332 I Fishing Diving Charter 99701 OVERSEAS HWY WR 4.,_— ! D0960593 ---__ ADVENTURES LLC 333 Fishing Diving Charter y DIVING HELIDIVING AIR&SEA 178 BUTTONWOOD AVE ; WR ! .334 I Fishing Diving Charter 1 DIVING/TOURISM CORAL REEF PARK CO INC 136850 OVERSEAS HWY ;WR I 335 ' Fshing_Diving Charter DIVING CHARTER CLUBFRED DIVERS 15950 PENINSULAR AVE ' WR 336 Fshing—Diving Charter - DO 1225366 DIVING CORAL REEF PARK CO INC ! 102601 OVERSEAS HWY I WR 337 Fishing Diving Charter DO 952669 FIN RAZER SPORTFISHING /KEY LARGO 199701 OVERSEAS HWY WR I FISHING ADVENTURES LLC_ 338 FshingDiving Charter -1 D01126123 CHARTERS 1 X-RAY MANIA CHARTERS 28530 OVERSEAS HWY I WR 339 L Fishinapiving Charter i D01184748 HIT EM HARD CHARTERS 4-5130 US HWY 1 STE 2 ` WR __1 340 I Fishing Diving_Charter ! D0597430 , WORLD ARMS RESOURCES INC 1 1313 OCEAN BAY DR _ WR I 341 Fishing Diving Charter D0942934 FISH DIVE GALEFORCE CHARTER GALEFORE INC 9 9 _ ECOTOUR I DBA 29467 GERALDINE ST WR 342 [Fishing Diving Charter 1 ECO TOURS HWY KEYS BACKCOUNTRY PADDLING 125163 OVERSEAS HWY WR 343 Fishing Diving Charter FERRY SERVICE&BOAT LITTLE PALM ISLAND 28500 OVERSEAS HWY WR • _ RENTALS �— I FISH&DIVING SERVICE ! MM 25 SUMMERLAND YACHT '344 Fishing Diving Charter R3BH HAWAIIAN SPIRIT CHARTERS �R WR • 345 I FishingDivingCharter 1 FISHFUL THINKING FISHFlLL THINKING ALMOST THERE i ; 5110 OVERSEAS HWY I FL6412JX CHARTERS � WR 346 Fishing Diving Charter FISHING HANG&DIVING FL 8936 HAWAIIAN SPIRIT CHARTERS L MM25 SUMMERLAND YACHT WR • 347 , Fishing Diving Charter FISHING CHARTER ALBURY FISHING CHARTERS INC 1313 OCEAN BAY DR , WR 348 Fishing Diving Charter , FISHING CHARTER CUSTOM CHARTERS LLC r 5710 US HIGHWAY 1 MURRAYS I_WR ' MARINA 349 I Fishing Diving Charter • FISHING CHARTER LETS GO FISHING CHARTERS LLC `6000 PENISULARAVE _ WR 350 , Fishing Diving Charter , FISHING CHARTER PISCIVOROUS CHARTERS : 5130 OVERSEAS HWY 2 WR 1 351 , F�ishin�Diving Charter I FISHING CHARTER SALTY CRACKER ENTERPRISES INC ! EVERGLADES NATIONAL PARK I WR OVE MOTEL 99360 I I 352 Fishing Diving Charter FISHING CHARTER SCALES 2 TALES CHARTERS WR OVERSEAS HWY 353 Fishing Diving Charter FISHING CHARTER BLACKFOOT CHARTERS LLC 35 FISHING VILLAGE DR WR (FL2506GE) 354 Fishing Diving Charter : FISHING CHARTER BOAT EXCALIBUR CHARTER 527 CARIBBEAN DR WR FISHING CHARTER 355 Fishing Diving Charter CAPT KENT DOMINEY CHARTERS 128500 OVERSEAS HWY WR 1 _. SERVICE ; 356 FishintDiving Charter FISHING CHARTERS SWALLOW WATER CHARTERS 477 DROST DR WR 357 Fishing Diving Charter I FISHING CHARTERS AND ROUND UP FISHING CHARTERS/CHARTER 7 N END ROAD WR i I GUIDE SERVICE FT LAUDERDALE INC 358 : Fishing Diving Charter FISHING GUIDE BRUCE MILLER PHOTOGRAPHY INC ' 50 CLUB HOUSE DR WR ` 359 Fishing_Diving_Charter ; FISHING GUIDE CLAUDE M BULLOCK INC ; 80 E 2ND ST WR .1_I 360 . Fishing Diving Charter 74FISHING GUIDE FECHER RAY CAPTAIN L1791 BOGIE DR ( WR 1 FISHING GUIDE SERVICE I WR 361 € Fishing ; FL5901CV Diving Charter DOUBLE O CHARTERS LLC I MO CTY —_, 362 Fishing Diving Charter FISHING GUIDE- REEL DREAM CHARTERS 5710 US HWY 1 BACKCOUNTRY WR 363 Fishing Diving Charter FISHNG CHARTER AND KENNEDY STERLING CAPT 51 GARDENS COVE WR TOUR 364 ' Fishing Diving Charter FL 5512 LU ' KEY LARGO BAREFOOT ADVENTURES LLC 43 FISHING VILLAGE AVE F WR 365 Ilishing_Divi Charter FL 6779 MG CHARTER J KOKENGE TOM CAPT ` 2645 PINE AVE I WR j 366 : Fishing Diving Charter FL-1261-RZ SNAPPER : TURNBULL WILLIAM 1149 GREENBRIAR RD WR 1 367 : hing Diving Charter FL1402ML KEY LARGO BAREFOOT ADVENTURES LLC 43 FISHING VILLAGE AVE I WR t I_ 368 TFis Fishing_Diving Charter FL3022FG K SEAGULL PRODUCTION INC 1791 BOGIE DR I WR 1 369 Fishing Diving Charter I FL3173MX COOL SEAS FISHING _ ' 5950 PENINSULAR AVE WR • 370 Fishing Diving Charter FL5397GM — _ DADDY 0 TOO 5 GEIGER KEY RD _ WR 371 1) Fishing Diving Charter T FL5897LR KEY LARGO ADVENTURES ^139 SEASIDE AVE —1 Conservation and Coastal Management 248 Technical Document: Jul 2011 Monroe County Comprehensive Plan Update Table 3.19 - Inventor of Water-De.endent and Water-Related Uses Continued Nquir Row Category Name Occupation Desc. Business Name Business Address WR or WR 372 Fishing Diving Charter ; FL6541JM CHARTER BOAT REEL THERAPY CHARTERS ; 28530 OVERSEAS HWY WR i CALM WATER ADVENTURE/REEF 1 373 Fishing Diving Charter I FL8556JX 102601 OVERSEAS HWY WR 1 ADVENTURES INC 1 374 1 Fishing Diving Charter 1.JET SKI &BOAT RENTALS A AFFORDABLE JET SKI RENTALS LLC 3 NORTH CONCH AVE WR 375 : Fishing Diving Charter JET SKI RENTALS FURY MANAGEMENT INC 6631 MALONEY AVE WR `, 376 Fishing Diving Charter . JET SKI RENTALS KEYS SKIS/AAA ISLAMORADA LLC 201 OCEAN DR WR 377 Fishing-Diving Charter I KAYAK&BOAT RENTALS REFLECTIONS NATURE TOURS t 1791 BOGIE DR WR 77 378 i Kiting Diving Charter I KAYAK RENTAL . SEE THE SEA RENTALS 1183 BARRY AVE WR •379 FishingDivingCharter KAYAK RENTALS OCEAN POINT SUITES PROVIDENT ! 500 BURTON DR WR ATLANTIC RESORTS INC 380 Fishing Diving Charter i KAYAK TOURS FLORIDA KEYS ADVENTURE TOURS INC ; 29545 CANAL ST WR I KAYAK TOURS& LAZY DOG ISLAND OUTFITTERS& ( ! 381 : Fishing Diving Charter CONCIERGE OUTDOOR ADVENTURE CO LLC 5114 OVERSEAS HWY WR ! KAYAK/CANOE RENTALS& 382 Fishing Diving Charter BIG PINE KAYAK ADVENTURES INC 25000 OVERSEAS HWY WR 1 _ ! NATURE TOURS • KAYAK/CANOE/BOAT ---1 383 Fishing Diving Charter RENTALS&NATURE BIG PINE KAYAK ADVENTURES INC i 1791 BOGIE DR WR I TOURS I 384 Fishing Diving Charter I KAYAKING TOURS COASTAL KAYAKING �850 OVERSEAS HWY I WR 385 Fishing Diving Charter PADDLE BOARD RENTALS PADDLING ADVENTURERS 5168 US HIGHWAY 1 WR &TOURS 386 FishingDivingCharter PARASAIL BOAT CARIBBEAN WATERSPORTS DBA CARIBBEAN JET SKI INC 97000 OVERSEAS HWY WR .11 PARASAILIWATERSPORTS r I I 387 Fishing Diving Charter KEY LARGO PARASAIL ISLAND WAVES INC 103900 OVERSEAS HWY WR RENTALS _ t 388 i Fishing Diving Charter PARTY FISHING BOAT , SAILORS CHOICE PARTY BOAT 1 527 CARIBBEAN DR WR PLEASURE FISHING 21000 CUDJOE GARDEN 389 ' Fishing Diving Charter DOUBLE J CHARTERS MARINA CHARTERS WR • 390 .. Fishing_Diving Charter PUBLIC CHARTER BOAT PERRY JACOB 5710 US 1 ' WR 391 392 1 Fishing_Diving Charter ' PUBLIC SERVICE POE STEVE CAPT 16 MERIDIAN AVE WR WR (Fishin Dimon Charter—1 PUBLIC SERVICE REEL EASY CHARTERS 17000 US 1 393 Fishin Divi Charter . PUBLIC SERVICE ROBINSON ALAN CAPT MO CTY WR • r. .t....._ I PUBLIC SERVICE _ _.._ _.__....-__ __..._ 394 1 Fishing Diving Charter i CHARTER COIMIMEADH LLC 6810 FRONT ST I WR , 395 Fishing Diving Charter PUBLIC SERVICE MCKILLIP JAMES B/WINDKNOT 5710 US HWY 1 WR — -- CHARTER _.-- 396 Fishing Diving Charter PUBLIC SERVICE RODGER STEVEN A 5710 US 1 MURRAY MARINE � —WR CHARTER ; I PUBLIC SERVICE 397 jF1shinDivinCharter EDDIE'S FISH CHARTERING INC 7007SHRIMP ROAD I WR . • • -- . CHARTER BOAT I I •j PUBLIC SERVICE 398 Fishing Diving Charter 4 CHARTER BOAT PAULSON ROBERT L II [802 DROST DR I WR 399 FishingDivingCharter ' PUBLIC SERVICE FISHING 1 5130 OVERSEAS HWY#2 WR I CHARTER TRIPLE J CHARTERS 400 Fishing Diving Charter OCEAN RECOVERY SALVAGE 7007 SHRIMP RD WR ' PUBLIC SERVICE MARINE SALVAGE 401 Fishing Diving Charter TEMPLE ROBERT 1 FLAMINGO HWY WR PUBLIC . SERVICE/SAILBOAT RIDES • 402 Fishing Diving Charter : PUBLIC SERVICE/SPORT AMERICAN SPORTS FISHING CO INC 201 OCEAN REEF DR H11 WR FISHING • 403_i_Fishing Diving Charter i SAIL CHARTER ARTERS CHARTERS LLC 1-28500 OVERSEAS HWY ' WD i SAILBOAT&KAYAK 404 Fishing Diving Charter RENTAL INT'L MERCANTILE MARINE INC 194381 OVERSEAS HWY WD DOLPHIN MARINA 28530 — -_i______,405 Fishing Diving Charter 1 SAILING CHARTER LILYANNA ENTERPRISES LTD OVERSEAS HWY ' WD 406 Fishing Diving Charter SAILING CHARTER MORNING STAR CHARTERS LLC KEY LARGO FISHERIES INC WD € 1313 OCEAN BAY DRIVE € 407 Fishing Diving Charter SAILING CHARTERS _ ROSA DEL MAR SAILING . 527 CARIBBEAN DR = WD 408 ..Fishing Diving Charter SCUBA&SNORKEL CRISTAL CLEAR CHARTERS!J J VESSEL 39 FISHING VILLAGE DR WD CHARTERS LEASING INC 409 rPshing_Diving Charter ) SCUBA AND DIVE BOAT ' BLUE WATER SURRENDER INC 1161 GEORGIA AVE I WD CUBA7864N L 410 Fishing Diving Charter KEY'S SCUBA SHACK LLC 1 5130 US HWY 1 WD CHARTER • 411 ; Flshing Diving Charter SCUBA DIVE CHARTERS . ECO SCUBA LLC 5130 OVERSEAS HWY I WD 412 I Fishin Diving Charter SCUBA DIVE CHARTERS PAN AM DIVERS 500 BURTON DR WD ----— — ` SCUBA DIVING CHARTERS 1 413 Fishing Diving Charter D0104423 ISLAND VENTURES-JADE DIVING INC 103900 OVERSEAS HWY WD SCUBA DIVING CHARTERS 1 ® 414 Fishing Diving Charter i ISLAND VENTURES-JADE DIVING INC 103900 OVERSEAS HWY WD D0685287 415 Fishing Diving Charter 1 SEA BOOTS (D0951122) SEA BOOTS CHARTERS INC 24386 OVERSEAS HWY = WD 416 I Fishing-Diving Charter . SEA BOOTS II(FL6192EY SEA BOOTS CHARTERS INC SEA BOOTS II 124386 OVERSEAS HWY I WD Conservation and Coastal Management 249 Technical Document: Jul 2011 Monroe County Comprehensive Plan Update 411IP Table 3.19 - Inventor of Water-De•endent and Water-Related Uses Continued Row Category Name Occupation Desc. Business Name Business Address WR or WR 417 Fishing DivingCharter SERVICE-DIVE CAPT SLATES ATLANTIS DIVE CENT DIVE 9 CHARTER D0632540 PROFESSIONAL INC 51 GARDEN COVE DR WD 418 Fishing Diving Charter , SNORKEL CHARTERS CRISTAL CLEAR CHARTERS LLC 39 FISHING VILLAGE DR WD 419 ' FishingDMngCharter SNORKEL EXCURSIONS KEYS DIVER/KEYS DIVER SNORKEL TOURS KEYS WATER ADVENTURES INC . 99696 OVERSEAS HWY WD - ..420 Fishing Diving Charter SNORKEL EXPRESS BOAT CORAL REEF PARK CO INC L102601 OVERSEAS HWY WD 1 421 Fishing Diving Charter SPORT FISHING& ISLAND CHARTERS 24838 OVERSEAS HWY WD SNORKEL TRIPS 422 Fishing Diving Charter I TOUR BOAT CARIBBEAN WATERSPORTS DBA 97000 OVERSEAS HWY € WD CARIBBEAN JET SKI INC 423 Fishing_Diving Charter TOUR BOAT D01176737 CORAL REEF PARK CO INC . 102601 OVERSEAS HWY WD I — — I TOUR BOAT SPIRIT OF --- I- I 424 i Fishing Diving Charter I PENNEKAMP CORAL REEF PARK CO INC ` 102601 OVERSEAS HWY i WD 425 '- Fishing Diving Charter 1 TOURS SUNSET WATERSPORTS INC 5130 OVERSEAS HWY 1 WD • TOURS/BOAT RENTALS& EVERGLADES NATIONAL PARK BOAT 1 FLAMINGO LODGE HWY SR 426 Flshtng Diving Charter— MARINA SERV TOURS TWO INC 9336 WD 427 _.Fishin Divl -/-Charter WATERSPORTS RENTALS CARIBBEAN JET SKI INC i 9 0 OVERSEAS HWY WI) 428 . Fishing Diving Charter RENTALS JDI PH MARINA HOLDING LLC 13 SEAGATE BLVD : WD KEYS ADVENTURES WATERSPORTS i 429 Fishing Diving Charter i WAVE RUNNER RENTALS /DRUNK MONKEYS LLC 1107900 OVERSEAS HWY WD WAVERI NNER TOURS& 430 Fishing Diving Charter KEY WEST WATER TOURS LLC 5130 OVERSEAS HWY WD — 1 RENTALS I ; 431 1 Marinas&Storage SAND LAKE MARINANVSG SAND LAKE LP WD . 6001 PENINSULAR AVE AKA 8 —' __L_--- .._ . PENINSULAR AVE 432 . Marinas&Storage _ BOAT STORAGE ROCK HARBOR MARINA RENTALS INC OCEANSIDE DR WD 433 1 Marinas&Storage i BOAT STORAGE _ i 1 TEE TOP FACTORY INC THE 98750 OVERSEAS HWY j WR BOAT/RV/TRAILER 434 ' Marinas&Storage STORAGE&MARINE BOAT DEPOT LLC 101500 OVERSEAS HWY WD • L-------- ......_..._-REPAIR 435 € Marinas&Storage DRY STORAGE BIG PINE BUSINESS CENTER LAN-EARL WR 9 30375 QUAIL ROOST TRAIL LLC 436 Marinas&Storage DRY STORAGE STEWART DERWOOD AND SHERRY 22895 CUDJOE DR ` WR • �— — IDRY STORAGE(LOT 437 I Marinas&Storage 24,25,26,27,28)BILLBOARD SHATT J MURRAY AND MARY H i SIGN 24672 OVERSEAS HWY WR L_ 438 ^Marinas&Storage : DRY STORAGE HENSON STEVE R&DEBORAH A 6409 2ND TERR • WR WAREHOUSE ; 439 Marinas&Storage - Dr RY STRORAGE SCHULTZ KENNETH&DEBORAH L 99 CALLE UNO — t WR L._440 Marinas&Storage MARINA I ANGLERS CLUB MEMBERS ASSOC INC I 50 CLUBHOUSE RD WD 441 1 Marinas&Storage MARINA CHEVRON ISLAND-R&C ENTRPRISES LLC ; 24838 OVERSEAS HWY . WI) 9 5130 OVERSEAS HWY WD _ 442 Marinas&Storage MARINA HURRICANE HOLE MARINA/HISTORIC SEAPORT DISTRICT INC 443 Marinas&Storage MARINA MARINERS CLUB KEY LARGO INC/OCEAN i 9 KEY ASSOCIATES LTD OVERSEAS HWY FWD .I 444 Marinas&Storage MARINA SEAFARER RESORT LLC _ L[ 7501 97684 OVERSEAS HWY WD ; 445 ; Marinas&Storage MARINA&DIVE SERVICE ISLAND BAY RESORT ISLAND BAY RESORT 9INC 92530 OVERSEAS HWY I WD 446 Marinas&Storage MARINA SERV&BOAT DOLPHIN MARINA ASSOCIATES LTD 28500 OVERSEAS HWY WD RENTALS MARINA SERV/BOAT • — f • 447 Marinas&Storage RENTALS&RV RENTAL DREAM BAY MARINA LLC 1 WOODWARD WAY WI) --__ — SITES 448 Marinas&Storage ' MARINA SERV/REPAIR& DUCK KEY MARINA TURN KEY MARINA 1149 GREENBRIAR RD WI) BOAT RENTALS MGMNT SERVICE 449 Marinas&Storage MARINA SERVICE BAY HARBOR LODGE SEETHE SEAS OF 97702 OVERSEAS HWY WD KEY LARGO INC. BLUE FIN MARINA MM 97.5 K L OCEANSDIE ` ' 450 ! Marinas&Storage I MARINA SERVICE MARINA I 81 EAST 2ND ST ' WO 1 451 Marinas&Storage • MARINA SERVICE GEIGER KEY MARINA PBP MARINA INC 5 GEIGER ROAD ( WD a MARINA SERVICE LOGE KEY REEF RESORT&DIVE CENTER I_ 452 Marinas&Storage LLC 27340 OVERSEAS HWY WD 453 Marinas&Storage MARINA SERVICE LC GROVE MARINA SUMMIT TAVERNIER 200 FLORIDA AVE WI) 454 Marinas&Stora e ' MARINA SERVICE , SAUNDERS&DOELMAN TRANSPROP LLC 6631 MALONEY AVE _ ' WI) MARINA SERVICE&BOAT 455 Marinas&Storage RENTALS CROSS KEY MARINA LLC 599 MORRIS LN WD MARINA SERVICE&BOAT 456 Marinas&Storage MURRAY MARINE INC 5710 US 1 MM 5 SI WI) REPAIR MARINA SERVICE&CANOE 457 I Marinas&Storage PELICAN CAY HARBOR LLC 299 MORRIS AVE WI) — RENTALS MARINA SERVICE& 458 I Marinas&Storage HANKS KEY MARINA 999 MORRIS AVE 5 WI) REPAIR&SALVAGE Conservation and Coastal Management 250 Technical Document: Jul 2011 Monroe County Comprehensive Plan Update IL Table 3.19 - Inventor of Water-De'endent and Water-Related Uses Continued Row Category Name Occupation Desc. Business Name Business Address . WR or WR 459 Marinas&Storage MARINA SERVICE TOWING&BOAT RENTALS CORAL REEF PARK CO INC 102601 OVERSEAS HWY WD 460 Marinas&Storage MARINA SERVICE/TOWING SAFE HARBOUR MARINA 6810 FRONT ST WD i---.____,. &BOAT RENTALS ; 461 Marinas&Storage MARINA SERVICES COW KEY MARINA MAD COW KEY LLC 5001 5TH AVE WD MARINA SERVICES/BOAT 1462 Marinas&Storage RENTALS&MARINE MANATEE BAY MARINE INC 99 MORRIS LN WD L -4_----- REPAIR - --.. MARINA/BOAT CUDJOE GARDENS MARINA/PIRATES 463 I Marinas&Storage RENTAUDIVE EQUIP COVE PROPERTIES LLC 477 DROST DR WD I ___ RENTAL 464 1 Marinas&Storage I MARINA/DIVE CHARTERS& PIRATE ISLAND DIVERS INC 103800 OVERSEAS HWY WD 1------- BOAT RENTAL i i •465 : Marinas&Storage MARINA/DOCKS/STORAGE KEY WEST HARBOUR YACHT CLUB 6000 PENNISULAR AVE I WD I • 466 Marinas&Storage MARINA/STORAGE&BOAT CARIBBEAN MARINA&BOAT RENTAL 1250 OVERSEAS HWY , WD RENTALS_ 467 Marinas&Storage MARINA/STORAGE& BIG PINE KEY FISHING LODGE INC 33000 OVERSEAS HWY ' WD RENTAL CAMPING EQUIP __ —, I MANATEE BAY CLUB SEAPORT — T 468 I Marinas&Storage I MARINAS 1100 MORRIS LN I. WD . DEVELOPMENT LLC 469 I Marinas&Storage MARINAS&STORAGE A1A STORAGE 100 INDUSTRIAL RD _ 470 L Marinas&Storage MARINAS&STORAGE ' ADVANCED MARINE F 30933 AVE A WD 1 471 = Marinas&Storage 1 MARINAS&STORAGE ANCHORAGE RESORT&YACHT CLUB INC ; 107050 OVERSEAS HWY WD 1 L472 Marinas&Storage I MARINAS&STORAGE ATLANTIC BAY RESORT/VAUGHN LLC f 160 STERLING RD WD 473 Marinas&Storage MARINAS&STORAGE BIG PINE EQUIPMENT&STORAGE 5TH AVE 1 WD 1 474 : Marinas&Storage_ MARINAS&STORAGE BLACKWATER SOUND MARINA LLC ' 103950 OVERSEAS HWY WD 475 Marinas&Storage MARINAS&STORAGE BLUE WATER MARINA INC 230 BANYAN LN , WD _ t` I T COURTYARD BY MARRIOTT KEY LARGO-Marinas&Storage WD 1 --_—_ PORT LARGO RESORT&RAM KEY LLC I I 477 Marinas&Storage — MARINAS&STORAGE CURTIS MARINE INC ; 229 BANYAN LN WD 7 — — t a MARINAS&STORAGE GARDEN COVE MARINA DBA SIEVERS 478 Marinas&Storage MARINA INC 21 GARDEN COVE DR WD ID479 Marinas&Storage MARINAS&STORAGE GIL'S GRILL&MARINA 94825 OVERSEAS HWY WD 480 �Mannas&Storage MARINAS&STORAGE AMPTON INN KEY LARGO [ 102400 OVERSEAS HWY [ WD 481 Marinas&StoraLe MARINAS&STORAGE KARINA BAY RESORT LLC 107900 OVERSEAS HWY WD — 1 ----- 482 Marinas&_Storage MARINAS&STORAGE KEY LARGO FISH MARINA INC ' 1313 OCEAN BAY DR WD 483 I Marinas&Storage MARINAS&STORAGE KEY LARGO GRANDE RESORT&BEACH 97000 OVERSEAS HWY WD CLUB _ 484 Marinas&Storage MARINAS&STORAGE 1. MARINA GO HARBOR MARINA/LACROSS 400 OCEAN DR WD • 485 Marinas&Storage LC 1 KEYS MARINA/SUMMERLAND KEY MARINA . MARINAS&STORAGE LLC 1 24326 OVERSEAS HWY WD 1 486 ' Marinas&Storage _ MARINAS&STORAGE KOBLICK MARINE CENTER INC ; 47 SHORELAND DR WD 487 Marinas_&Storage MARINAS&STORAGE LARGO SUN VISTA ACQUISITION CO LLC 104550 OVERSEAS HWY WD i 488 Marinas&Storage _ i MARINAS&STORAGE LESICK THOMAS `` 24500 OVERSEAS HWY --- f I WD 489 Marinas&Storage MARINAS&STORAGE MARINA DEL MAR RESORT a 527 CARIBBEAN DR WD 490 : Marinas&Storage MARINAS&STORAGE MARKEY MARINE SERVICE INC , 98250 OVERSEAS HWY WD ! 491 Marinas&Storage MARINAS&STORAGE MOLASSES REEF MARINA MOLASSES ( 9 REEF MARINA CORP ! 1550 OCEAN BAY DR wp L 492_ Marinas&Storage MARINAS&STORAGE j MONROE PARK MARINA i 300 MORRIS LN , WD I 493 • I Marinas&Storage y MARINAS&STORAGE NEWFOUND HARBOR MOTEL 1300 BIG PINE AVE WI)—t---- - NORTHSTAR RESORT ENTERPRISES 494 I Marinas&Storage MARINAS&STORAGE CORP ; 99096 OVERSEAS HWY i WD e MARINAS&STORAGE OCEAN REEF CLUB OCEAN REEF CLUB • 495 Marinas&Storage INC 35 OCEAN REEF DR ' WD 496 : Marinas&Storage MARINAS&STORAGE OLD ISLAND MARINA 7009 SHRIMP RD#2 WD 497 , Marinas&Storage !MARINAS&STORAGE OLD WOODEN BRIDGE FISHING CAMP LLC ! 1791 BOGIE DR ) WD `( a MARINAS&STORAGE FARMERS RESORT/LITTLE TORCH 498 Marinas&Storage RESORT INC 565 BARRY AVE WD 499 I Marinas&Storage MARINAS&STORAGE PH MARINA/RESTAURANT LLC , 13 SEAGATE BLVD WD 500 Marinas&Storage , MARINAS&STORAGE ROCK HARBOR MARINA INC 136 E SECOND ST MARINAS&STORAGE SAAA BOATS AND TIRES ROCK HARBOR 1 501 Marinas&Storage ! WO MARINA RENTALS INC f 97951 OVERSEAS HWY WD 502 Marinas&Storm —, MARINAS&STORAGE SENOR FRIJOLES INC 103900 OVERSEAS HWY WD 503 ; Marinas&_Storage ; MARINAS&STORAGE SNAPPERS DOVE CREEK CO 139 SEASIDE AVE WD -- MM 25 SUMMERLAND YACHT 504 : Marinas&Storage MARINAS&STORAGE SPIRIT MARINE HAR WD • , — —.. 505 Marinas&Storage MARINAS&STORAGE STRIKE ZONE CHARTERS INC 29675 OVERSEAS HWY WD 506 Marinas&Storage MARINAS 8,STORAGE SUITES OF KEY LARGO 201 OCEAN DR WD 507 Marinas&Storage ' MARINAS&STORAGE TARPON FLATS OF KEY LARGO j 29 SHORELAND DR i WD Conservation and Coastal Management 251 Technical Document: jul 2011 Monroe County Comprehensive Plan Update Table 3.19 - Inventor of Water-De.endent and Water-Related Uses Continued Row Category Name Occupation Desc. Business Name Business Address WR°f WR 508 :1 I. Marinas&Storage ; MARINAS&STORAGE TREASURE ISLAND PARK _ 6633 MALONEY AVE ' WD 509 Marinas_ &Storage _ i MARINAS&STORAGE VENTURE OUT AT CUDJOE CAY 701 SPANISH MAIN DR WD ; 510 Marinas&Storage MARINAS&STORAGE I WHITEHURST FAMILY PARTNERSHIP . LOTS 10-14 BAYWOOD S 1 WD —1 MARINAS& SUGARLOAF MARINA/IASLND AUTO SALES I 511 1 Marinas&Storage STORAGE/BOAT&FISHING INC i 17015 OVERSEAS HWY I WD • &DIVE EQUIP RENTAL I • 512 Marinas&Storage MARINAS& SUNSHINE KEY RV RESORT&MARIN 38801 OVERSEAS HWY WD STORAGE/BOAT RENTALS MARINAS& • 513 Marinas&Storage : : PIRATE HAT MARINA LLC 199 MORRIS LN WD i STORAGE/MARINE REPAIR _ MARINAS& SEA CENTER LLC BIG PINE KEY FISHING I 514 Marinas&Storage 29740 OVERSEAS HWY WD —__ .___ .STORAGE/MARINE REPAIR LODGE INC - 515 Marinas&Storage MARINE REPAIR,AUTO,BOAT&RV STORAGE CRUZ&LIMA MARINE CORP 98640 OVERSEAS HWY I WD MARINE STORAGE& :• 516 Marinas&Storage EQUIP RENTALS& CORAL REEF PARK CO BAHIA HONDA STATE PA WD ' - REPAIRS -- — 517 . Marinas&Storage _ MINI STORAGE TAVERNIER MINI STORAGE INC 135 HOOD AVE neither -1-MISC STORAGE ANDREWS STEWART J - 518 Marinas&Storage ...._ _........___._. --....r55175THAVESI � neither 519 . Marinas&Storage SELF STORAGE KEY WEST WELDING&FABRICATION INC 5650 FIRST AVE neither 520 Marinas&Storage i STORAGE , AAA ALL MARINE 77 INDUSTRIAL RD WR 521 I Marinas&Storage - STORAGE - I KEYSBOAT INC 24931 OVERSEAS HWY WR _i 1 522 i Marinas&Storage STORAGE — NINEHOUSER APPLIANCE INC 101961 OVERSEAS HWY € neither 523 Marinas&Storage STORAGE ROCK HARBOR MARINA RENTALS INC 97900 OVERSEAS HWY WR E STORAGE&COMMERCIAL : 524 Marinas&Storage RENTALS 1 BLK STORAGE&RENTALS 75 INDUSTRIAL RD neither l STORAGE&MARINE • 525 Marinas&Storage REPAIR BC ENTERPRISES INC 100480 OVERSEAS HWY WR 526 Marinas&Storage STORAGE COMMERCIAL BLK STORAGE&RENTALS 79 INDUSTRIAL RD neither RENTALS STORAGE MINI 527 I Marinas&Storage K&W ENTERPRISES OF MONROE INC 105700 OVERSEAS HWY } neither WAREHOUSES S Marinas_ ._... - 528 I Marinas&Storage STORAGE RENTAL LOT TRIPLE J INVESTMENTS INC 102265 OVERSEAS HWY neither i - — i TRAILER STORAGE 529 Marinas&Storage I SERVICE SPINDRIFT COMPANY LTS 18&19 B1 CUDJOE WR 530 ! Marine Repair 1 1MARINEMAX AT OCEAN REEF MARINEMAX ' EAST INC 2 FISHING VILLAGE DR WR 1 531 ; Marine Repair /MOBILE MARINE REPAIR , DOCKSIDE SERVICES 135 HOOD AVE j WR 1 532 ; Marine Repair - BOAT REPAIR ALL FIBERGLASS REPAIRS 172 FLORIDA AVE WR 533 Marine R it BOAT REPAIR I LIGHTHOUSE BOAT CENTER INC 101000 OVERSEAS HWY WR L_534 Marine Re air , BOAT REPAIR I SHIPWRIGHT ARTISAN KEY WEST 6810 FRONT ST WR BOAT REPAIR/MARINE 535 ! Marine Repair PAINTING/STORAGE YARD TIKI WATER SPORTS INC 94381 OVERSEAS HWY I WR - 536 ; Marine R pair COMMERCIAL TOWING SEA TOW KEY WEST 6840 FRONT ST WR COMPASS REPAIR& i 537 Marine Repair ADJUSTING COMPASS SERVICE CENTER 229 BANYON LN WR 1 _ 538 Marine Repair DEISEL MECHANICAL i REPAIR TOM GALLAGHER DIESEL SERVICE LLC 2 B FISHING VILLAGE WR FIBERGLASS REPAIR I 539 Marine Repair FIBERGLASS SHOP THE 104525 OVERSEAS HWY WR SERVICE ' FIBERGLASS • r 540 Marine Repair ALL ABOARD FIBERGLASS REPAIRS LLC 104335 OVERSEAS HWY € WR _ __ --- . REPAIR/MARINE STORAGE J 541 Marine Repair MARINE CANVAS REPAIR COCOA MOES DOCKSIDE CANVAS 30375 QUAIL ROOST TRAIL WR • - - UNIT N 542 Marine Repair — MARINE CARPENTRY SERVICE KEY WEST WOODWORKS 6810 FRONT ST WR 543 Marine Repair MARINE REPAIR CUDJOE GARDENS MARINA&DIVE 477 DROST DR I WR _ —__. CENTER INC 544 Marine Repair ___ MARINE REPAIR FLORIDA KEYS WATERCRAFT INC . 102451 OVERSEAS HWY B : WR 545 T Marine Repair ; MARINE REPAIR ; GARDEN COVE MARINE SERVICES r 105664 OVERSEAS HWY rWR I Repair MARINE REPAIR GULF ATLANTIC ELECTRIC OF THE KEYS 546 ; Marine Re Pa 5700 4TH AVE - WR INC i 547 Marine Repair MARINE REPAIR J&B MARINE REPAIRS 92466 OVERSEAS HWY - WR W rarine Repair . MARINE REPAIR JOE'S BOATWORKS 156 FLORIDA AVE WR 1 KEY LARGO BOATING CENTERlTREASURE549arine Repair 1MARINE REPAIR I 98150 OVERSEAS HWY WR II.. COAST BOATING CENTER INC 550 Marine Repair MARINE REPAIR . KEYS YAMAHA SERVICE INC - - -- : 5950 PENINSULAR AVE ; WR 551 Marine Re-pair , MARINE REPAIR MARINA MANAGEMENT OF THE KEYS LLC 200 FLORIDA AVE - WR _ 552 I Marine R pair MARINE REPAIR i PERFORMANCE MOBILE MARINE INC tt 200 FLORIDA AVE �— • 1 i WR i 553 I Marine Repair MARINE REPAIR RIVA SOUTH MOTORSPORTS/RIVA 102250 OVERSEAS HWY WR YAMAHA SOUTH INC.-- Conservation and Coastal Management 252 Technical Document: Jul 2011 Monroe County Comprehensive Plan Update 46•, Table 3.19 - Inventor of Water-De 1 endent and Water-Related Uses Continued Row Category Name Occupation Desc. Business Name Business Address WR or WR 554 I Marine Repair MARINE REPAIR THRASHER ROGER MO CTY WR MARINE REPAIR&BOAT • 555 Marine Repair RENTALS FAST ACTION MARINE INC. 30233 OVERSEAS HWY WR _... _..___-__—__— Repair MARINE REPAIR 556 Marine __ ELECTRONICS QUARTERDECK INC THE 56354THAVESI 1 WR I L 557 Marine Repair j MARINE REPAIR ONLY R&R DIESEL E .._----- a — 5176 US 1 HWY € WR 558 Marine Repair MARINE REPAIR SERVICE CHRIS CARSONS MARINE SERVICE& p SUPPLY 82 HENRY MORGAN DR WR • 559 I Marine Repair MARINE REPAIR SERVICE COLUMBIA YACHT SERVICE 135 ELLIS DR l WR 560 Marine R pair MARINE REPAIR SERVICE ISLAND MARINE REPAIR INC , 106 MARINA AVE 1 WR 561 ; Marine Re it !! MARINE REPAIR TOWING& ANDREWS PROPELLER SERVICE /DELTA SALVAGE MARINE INC 5600 3RD AVE WR 562 Marine Re it MARINE REPAIR TOWING& BLACKBEARD MARINE TOW&SALVAG SALVAGE . HUTCHINGS&SONS INC DBA 145 VALOIS BLVD WR •563 Marine Repair MARINE REPAIR TOWING& BOYZ-N-THEIR TOYZ MARINE 23000 OVERSEAS HWY WR — SALVAGE 564 Marine Repair MARINE REPAIR TOWING& COFFIN JOHN SALVAGE CENTRAL&GERALDINE WR MARINE REPAIR TOWING& 565 I Marine Repair SALVAGE ISLAND MAINTENANCE&REPAIR MO CTY i WR 566 • ~Marine Repair _MARINE REPAIR TOWING& JOHNNYS MARINE REPAIR INC 104525 OVERSEAS HWY WR SALVAGE I MARINE REPAIR TOWING& , WR 567 Marine Repair I K&K MOBILE MARINE 1 MO CTY SALVAGE ----------- -—� -�MARINE REPAIR TOWING& i 568 Marine Repair � SALVAGE SAFE HARBOR DIESEL REPAIR . 6810 FRONT ST WR I _—_.._..___..._ _ MARINE R L 569 Marine Repair I f SALVAGE EPAIR TOWING& SPIRIT TOWING 25500 US 1 WR • 570 Marine Repair MARINE REPAIR/BOAT SUGARLOAF KEY K 0 A MM 20 STATE ROAD 939 WR . RENTAL SERVICE 571 t Marine R pair MARINE TOWING ADVENTURE ENVIROMENTAL INC 10 PIGEON DR _ , WR MARINE TOWING& ADVANCED MARINE TOWING RECOVERY& — i 572 Marine Repair 47 SHORELINE DR WR __ _SALVAGE _ SALVAGE INC 1 iiiiMARINE TOWING& 573 Thiarine Repair BLUE WATER MARINE SERVICES INC 11400 OVERSEAS HWY 115 WR I ; Marine Repair SALVAGE 1 574 MARINE TOWING& CANNONBALL ENTERPRISES PILOT HOUSE MARINA WR I I SALVAGE 575 Marine Repair 3 MARINE TOWING& . TOW BOAT US BIG PINE KEY LOWER KEYS 1 , 7 SALVAGE MARINE TOWING& 28500 OVERSEAS HWY WR 576 Marine Re alr MARINE TOWING SALVAGE SEA TOW OF KEY LARGO/POWERS € P 21 GARDEN COVE DR WR 1 —� MARINE SERVICE LLC v 577 Marine RepairMARINE TOWING, SALVAGE&DIVING DOUBLE D MARINE 178 BUTTONWOOD AVENUE WR 578 ' Marine Repair MARINE WELDING WELD ON 2 . 156 FLORIDA AVE WR MARINE WELDING AND -- — � j 579 I Marine Repair FABRICATORS INC 124 INDUSTRIAL RD ' WR 1 REPAIR 1 - ----- MOBILE MARINE ENGINE _ 580 Marine Repair SLACK OFF MOBILE MARINE MO CTY ! WR REPAIR OUTBOARD&MARINE& 581 Marine Repair STORAGE REPAIR I ROUILLARDS MARINE 98468 OVERSEAS HWY WR I 582 1 Marine Repair REPAIRS BOATS i GUS TOY BOX LLC € 100850 OVERSEAS HWY WR ' 583 i Marine Repair SALVAGE J B MAGRUDER INC f 7007 SHRIMP RD } WR i BOAT TRAILERS&MARINE REPAIS 584 Mobile Manna Service I ON THE SPOT TRAILER REPAIR INC MO CTY WR I ENVIORNMENTAL MARINE HMO CTY j WR f 585 Mobile Marine Service : CBE MARINE LLC CONSULTING MARINE&CAR AUDIO I WR 7 586 Mobile Marine Service MOTION MARINE&CAR AUDIO MO CTY �_ __ —INSTALLATION _.. i__.. MARINE&R.V.SERVICES OF THE KEYS, T—` i 587 ' Mobile Marine Service € MARINE&R.V REPAIR INC MO CTY WR I 588 Mobile Marine Service MARINE&TRAILER REPAIR TRAILER SHOP THE INC MO CTY WR • ,_WR 589 Mobile Marine Service MARINE CLEANING ` * CHRISSIES MARINE SERVICES MO CTY 590 Mobile Marine Service MARINE CONSULTANT BWG BOATWORKS LLC tt 11 ORANGE DR WR I 1. ___..--- ----i 591 � Mobile Marine Service I MARINE HYDRAULIC DOLPHIN HYDRAULICS 31019 AVENUE G WR ,_______-i_ REPAIR 1 592 bile Marine Service MARINE MAINTENANCE D&L MARINE MAINTENANCE __ 1 MO CTY WR ; MOBILE MARINE MAINTENANCE&YACHT - i 593 I Mobile Marine Service ; MARINE MAINTENANCE COMMISSIONING 1 MO CTY I WR I 594 1 Mobile Marine Service 1 MARINE MECHANIC J&J MARINE SERVICE INC r MO CTY WR • 595 Mobile Marine Service MARINE REPAIR 4 BLUE WATER MOBILE MARINE MO CTY , WR . 596 _Mobile Marine Service MARINE REPAIR CARTERS MOBILE MARINE SERVICE I MO CTY I WR Conservation and Coastal Management - 253 Technical Document: Jul 2011 Monroe County Comprehensive Plan Update S Table 3.19 - Inventor of Water-De.endent and Water-Related Uses Continued Row Category Name Occupation Desc. Business Name Business Address WR or WR 597 ; Mobile Marine Service : MARINE REPAIR_ CONCH REPUBLIC MARINE LLC , MO CTY - WR • r ' JAMES ROBERTS MOBILE MARINE F.— _? 1 598 Mobile Marine Service MARINE REPAIR MO CTY WR i 599 Mobile Marine Service MARINE REPAIR ' KEYS MOBILE MARINE LLC , MO CTY WR 7 600 Mobile Marine Service !MARINE REPAIR LEBOEUFS OUTBOARD REPAIR 1 MO CTY ; WR 601 , Mobile Marine Service MARINE REPAIR ' PETER J ANGELOTTI BOAT REPAIR - MO CTY WR 602 i Mobile Marine Service 1 MARINE REPAIR PETER'S MOBILE MARINE r_— MO CTY WR 603 1 Mobile Marine Service MARINE TRANSPORT CDT MO CTY I WR SERVIC j MARINE WELDING& ARC TECH WELDING&REPAIR SERV MO CTY • WR - 604 Mobile Marine Service REPAIR THOMPSON INDUSTRIES LLC r---- I MBL AUTO&MARINE ____.._.....1 I _ 605 I Mobile Marine Service ' DETAILING HARRYS BEST DETAILING - MO CTY 1 WR 606 _Mobile Marine Service MOBILE MARINE _ JOHN FERRARO MOTORSPORTS LLC I MO CTY 1 WR —` 607 Mobile Marine Service MOBILE MARINE QUALITY MARINE SERVICE MO CTY WR i I 608 Mobile Marine Service MOBILE MARINE BOAT RAINBOW BOAT CARE INC r MO CTY 1 WR 1 DETAILING MOBILE MARINE TURN OF THE CENTURY WOODEN BOAT 609 Mobile Marine Service MO CTY WR ; CARPENTRY : •WORKS i 610 Mobile Marine Service MOBILE MARINE STEM TO STERN YACHT SERVICES INC MO CTY , WR DETAILING MOBILE MARINE HULL - TIM MACSHANE MOBILE MARINE 611 Mobile Marine Service CLEANING MAINTENANCE MO CTY WR 612 Mobile Marine Service i MOBILE MARINE MONTES MAINTENANCE . MO CTY I WR MAINTENANCE t MOBILE MARINE WILLIAM SCHIRRA MOBILE DIESEL&BOAT 613 I Mobile Marine Service : MO CTY WR I I MAINTENANCE MAINTENANCE CANNON MOBILE MARINE/GARY N 614 Mobile Marine Service MOBILE MARINE REPAIR MO CTY WR CANNON INC 615 Mobile Marine Service MOBILE MARINE REPAIR DAVIS MARINE CORP MO CTY WR 616 ' Mobile Marine Service " MOBILE MARINE REPAIR DONALD KELLEY MARINE REPAIR MO CTY WR 617 ; Mobile Marine Service MOBILE MARINE REPAIR GARDEN COVE MARINE SERVICES ' MO CTY , WR S G.._..._..DI IN- —_..-....... --- -- — . 618 Mobile Marine Service MOBILE MARINE REPAIR CLADDING MARINE SERVICE INC MO CTY WR 619 Mobile Marine Service ` MOBILE MARINE REPAIR GOTCHA COVERED LLC MO CTY WR 620 _ Mobile Marine Service MOBILE MARINE REPAIR I KNOW BOATS INC , MO CTY ' WR 621 `Mobile Marine Service) MOBILE MARINE REPAIR JOE PARKERS ALL MARINE SERVICE i MO CTY WR 622 Mobile Marine Service ; MOBILE MARINE REPAIR PAUL'S MOBILE MARINE REPAIR MO CTY WR 623 r Mobile Marine Service I MOBILE MARINE REPAIR REEF MARINE MAINTENANCE I MO CTY WR L 624 Mobile Marine Service 1 MOBILE MARINE REPAIR S JONES INC # MO CTY WR 1 625 I Mobile Marine Service I MOBILE MARINE REPAIR SAUDER LISA&JOHN ; MO CTY : WR 626 : Mobile Marine Service MOBILE MARINE REPAIR SK MARINE SERVICE INC ' MO CTY twR 627 - Mobile Marine Service MOBILE MARINE REPAIR SKINNYS MARINE MART LLC . MO CTY ; WR 628 T Mobile Marine Service : MOBILE MARINE REPAIR TREJO JOHN — 1 MO CTY WR 629 Mobile Marine Service MOBILE MARINE REPAIR INRCI COUNTY YACHT&MARINE SERVICE MO CTY WR 630 Mobile Marine Service MOBILE MARINE REPAIR& ARNOLD'S AUTO&MARINE REPAIR INC 5540 3RD AVE WR — --- — ' SALVAGE MOBILE MARINE 631 J Mobile Marine Service REPAIR/MARINE DETAILING It V&T BOAT REPAIR&MAINTENANCE I MO CTY WR 632 ; Mobile Marine Service MOBILE MARINE REPAIRS DIMICH ROD I MO CTY WR r 633 Mobile Marine Service 1 MOBILE MARINE RIGGING r MARINERS ADVANTAGE r 30880 WITTERS LANE ! WR 634 Mobile Marine Service _ MOBILE MARINE SERVICE GREAT WHITE MARINE SERVICES MO CTY WR 635 : Mobile Marine Service MOBILE MARINE SERVICE SOUTH FLORIDA YACHT SERVICE,LLC T MO CTY _ WR 636 Mobile Marine Service , MOBILE MARINE SERVICES KIPP DOUGLAS L 1 MO CTY I WR 637 ' Mobile Marine Service . MOBILE MARINE SERVICES SERGIO KUSHCHOVY DIVER MO CTY WR -f•------ — i MOBILE MARINE — t i 638 j Mobile Marine Service SERVICESS FLORIDA KEYS MARINE SERVICES { MO CTY WR 639 Mobile Marine Service MOBILE OUTBOARD PREFERRED OUTBOARD SERVICE MO CTY WR MARINE SVC__ _ __• 640 Mobile Marine Service MOBILE/MARINE PAINTING- SHORT STROKE MARINE INC MOCTY WR MANITAN I 641 E Mobile Marine Service 1_MOBILE/MARINE REPAIR I ACTION MARINE&DIVE INC [MO CTY WR I PROFESSIONAL YACHT MAINTENANCE 642 ' Mobile Marine Service MOBILE/MARINE REPAIRS MO CTY WR KEY LARGO PYM INC 643 Mobile Marine Service *MOBILE/MARINE REPAIRS RICK ALVAREZ REPAIR&SERVICE : MO CTY WR • • SERVICE:MOBILE MARINE f— , I 644 I Mobile Marine Service REPAIR GRESH MARINE REPAIR MO CTY I+WR_ f LIFE)&WHOLESALE(MARINE i 645 Marine Retail Sales FLORIDA KEYS MARINE LIFE LLC 29431 BIG PINE ST I L WR I 1 Conservation and Coastal Management 254 Technical Document: Jul 2011 Monroe County Comprehensive Plan Update Table 3.19 - Inventor of Water-De.endent and Water-Related Uses Continued Row Category Name Occupation Desc. Business Name Business Address WR or WR 646 Marine Retail Sales BOATS TRLR&MARINE LIFETIME DOCK AND LUMBER INC 24536 OVERSEAS HWY WR PRODUCTS 647 Marine Retail Sales BOATS,TOOLS&MARINE SKEETERS MARINE REPAIR MAR CAYA INC 30641 OVERSEAS HWY WR EQUIPMENT E00 4TH AVE WR j 648 Marine Retail Sales 1 MARINE&RV SUPPLY I INCINCLF ATLANTIC ELECTRIC OF THE KEYS 649 I Marine Retail Sales 11 MARINE ACCESSORIES BUTTONWOOD BAY CONDO ASSOC INC t 96000 OVERSEAS HWY Ti j 650 Marine Retail Sales I MARINE CANVAS BAYSIDE MARINE CANVAS KEY LARGO INC i 103100 OVERSEAS HWY I WR PROFESSIONAL YACHT MAINTENANCE ' 84 ROCK HARBOR DR { WR 651 Marine Retail Sales € MARINE RETAIL SALES { KEY LARGO PYM INC 652 ; Marine Retail Sales 4. MARINE SALES PETERSON VENTURES LLC 23000 OVERSEAS HWY ' WR ; 653 1 Marine Retail Sales MARINE SUPPLIES KEY WEST HARBOUR YACHT CLUB j 6000 PENNISULAR AVE -j WR— I 654 Marine Retail Sales MARINE SUPPLIES _ KEYS MARINE SERVICE&SALVAGE INC 5550 5TH AVE WR 655 Marine Retail Sales MARINE SUPPLIES,BAIT& GARDEN COVE MARINA/SIEVERS MARINA 21 GARDEN COVE DR WR BOAT SALES INC 656 Marine Retail Sales ORNIMENTAL MARINE& ATLANTIC REEF AQUACULTURE LLC 17156 BONTA LANE WEST WR CORAL RETAIL AUTO&MARINE 657 Marine Retail Sales BIG PINE MARINE&AUTO REPAIR B AVE&2ND ST WR • _ PARTS _ RETAIL BOAT&MARINE 658 Marine Retail Sales STORE1 MARKEY MARINE SERVICE INC 98250 OVERSEAS HWY WR RETAIL BOAT • 659 I Marine Retail Sales I MANATEE BAY MARINE INC 99 MORRIS LN WR ---.--------._ € DEALERlMARINE SUPPLIES 660 I Marine Retail Sales RETAIL BOATS&MARINE BLACKWATER SOUND MARINA LLC 103950 OVERSEAS HWY WR SUPPLIES 661 i Marine Retail Sales RETAIL MARINE&CAR MOTION MARINE&CAR AUDIO 97300 OVERSEAS HWY WR AUDIO 662 I Marine Retail Sales j RETAIL MARINE SEA CENTER LLC BIG PINE FISHING { 29740 OVERSEAS HWY WR 1_ PRODUCTS LODGE INC 663 Marine Retail Sales RETAIL MARINE SALES DOLPHIN MARINA ASSOCIATES LTD ; 28500 OVERSEAS HWY WR 664 Marine Retail Sales RETAIL MARINE SUPPLIES CHRIS CARBONS MARINE SERVICE& 82 HENRY MORGAN DR WR i SUPPLY ® 665 Marine Retail Sales RETAIL MARINE SUPPLIES KEY LARGO HARBOR MARINAMCROSS 1400 OCEAN DR s WR — — • MARINA LLC 666 7 Marine Retail Sales _ T RETAIL MARINE SUPPLIES MURRAY MARINE INC 5710 US 1 MM 5 SI WR —` 667 , Marine Retail Sales RETAIL MARINE SUPPLIES WEST MARINE PRODUCTS INC , 103400 OVERSEAS HWY 124 , WR 668 Marine Retail Sales RETAIL MARINE SUPPLIES COW KEY MARINA MAD COW KEY LLC 5001 5TH AVE WR I _ &PREPACKAGED SNACKS 669 Marine Retail Sales TRRLBIMARINE SUPPLIES TS ALLABOARD FIBERGLASS REPAIRS LLC 104335 OVERSEAS HWY WR I j T RETAIL SALES MARINE 670 I Marine Retait Sales 1 BOAT DOCTOR'S QUARTERS 22815 CUDJOE DR WR PARTS -- 671 • Marine Retail Sales RETAIL SALES MARINE • DUCK KEY MARINA TURNKEY MARINA I 1149 GREENBRIAR RD WR_ __ SUPP MGMNT SERV INC _ 672 Marine Retail Sales RETAIL SALES MARINE KEY LARGO ANGLERS i SUPP 50 CLUBHOUSE RD WR RETAIL SALES MARINE KINGS KAMP BLACKWATER SOUND 673 Marine Retail Sales 103650 OVERSEAS HWY WR , SUPP . HOLDINGS LLLP 674 Marine Retail Sales • RETAIL SALES MARINE y LARGO SUN VISTA ACQUISITION CO LLC 104550 OVERSEAS HWY WR SUPP 675 Marine Retail Sales •• RETAIL SALES MARINE SUGARLOAF MARINA/ISLAND AUTO SALES 17015 OVERSEAS HWY WR r ---------- SUPPLY INC. i RETAIL SALES-AUTO& • t 676 Marine Retail Sales SOUTHERN MOST HOT RODS 30582 5TH AVE I WR MARINE RETAIL/MARINE 677 Marine Retail Sales BLUE WATER MARINA INC 230 BANYAN LN WR SUPPLIES/BOATS RETAIL/WHOLESALE r 678 Marine Retail Sales i INDUSTRIAL RD WR 679 Marine Wholesale - MARINE EQUIPMENT& ENVIRONMENTAL MOORINGS 172 LORELANE PL WR Sales--.— ._. s SUPPLIES INTERNATIONAL INC 680 Marine Wholesale MARINE PARTS KEYS HYDRAULICS : 601 PORTIA CR WR Salmi 681 Marine Wholesale . WHOLESALE/RETAIL CURTIS MARINE INC _ -- 229 BANYON LN WR Sales MARINE SUPPLIES 682 Marinas&Storage MARINAS&STORAGE NEWFOUND HARBOR MOTEL(SEACAMP) 1300 BIG PINE AVE ; WD 46 •The Remainder of This Page Intentionally Left Blank Conservation and Coastal Management 255 Technical Document: Jul 2011 Monroe County Comprehensive Plan Update L Some of the decline in the number of commercial fishing vessels can be attributed to less ` dock space, higher dockage fees, and the rising cost of living in the Keys (see Chapter 2.0 Future Land Use Element). During the period 1980-1990, the number of commercial fishing boats declined 6 percent while the number of pleasure boats increased 67 percent. This increased demand for recreational marinas has squeezed the supply of commercial fishing marinas and increased the pressure to redevelop commercial fishing marinas for recreational marina use. Conflicts also occur where adjacent shoreline uses are incompatible. The potential for conflict is greatest among water-dependent or water-related uses which may be perceived as nuisance-producing (commercial fishing and support facilities, boat storage, marine repair, marine industrial, fish houses) and uses that are reliant on the scenic quality and amenity provided by a shoreline location (recreational, residential, tourist-related services). The noise, smells, and visual character of some water-dependent/water-related uses may be undesirable to adjacent tourist, residents, and recreation users. Often,existing water-dependent/water-related uses do not become troublesome until newer residential and commercial uses locate on adjacent sites. The harborside area in Marathon is one of many existing locations where conflicts result from residential uses sited adjacent to commercial fishing uses. Increased shoreline development, which may contribute to the destruction of marine habitats and a decrease in fish populations, conflicts with commercial fishing activities ---(--------------which are dependent on marine resources and conservation uses which attempt to protect fir' and preserve marine resources. Some active recreational activities (motor boating, water- skiing, and jet-skiing) can potentially damage marine resources valued by other recreational activities (scuba/snorkeling, recreational fishing) as well as commercial fishing. Water-dependent recreation uses present a different conflict. Friction between active and passive recreational uses can occur where shared recreational facilities do not allow adequate separation. 3.20.2.2 Working Waterfronts A "recreational and commercial working waterfront" is defined in the Florida Waterway and Waterfront Improvement Act, Florida Statute Sec. 342.07, as "a parcel or parcels of real property that provide access for water-dependent commercial activities, including hotels and motels as defined in s. 509.242(1), 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. The term includes water- dependent facilities that are open to the public and offer public access by vessels to the waters of the State or that are support facilities for recreational, commercial, research, or governmental vessels. These facilities include public lodging establishments, docks, wharfs, lifts, wet and dry marinas, boat ramps, boat hauling and repair facilities, commercial fishing facilities, boat construction facilities, and other support structures over the water" Prior to ( 2006,hotels and motels were not included in the definition. Conservation and Coastal Management 256 Technical Document: July 2011 Monroe County Comprehensive Plan Update ( Working waterfronts are important because they contribute to the economy, heritage, and �I overall quality of life and provide the coastal community character that visitors come to the Keys to experience (http://www.cues.fau.edu/too]box/subchapter.asp?SubchapterlD =120&ChapterlD=4). In Islamorada, for example, working waterfronts have given the area the nickname of"the sportfishing capital of the world" and the working waterfronts attract tourists worldwide to compete in fishing tournaments. As the coastal population increases, there is more competition for waterfront access and consequently,property values rise. There is increasing pressure to redevelop,often to uses that are not water-dependent. Many traditional working waterfront uses are squeezed out by more intense private residential and commercial developments. For example, this has been evident on Stock Island - home to an important community of workers and businesses that serve the local economy. Stock Island has been facing increased pressure to redevelop many of its waterfront industries into upscale residential communities. Of significance is the fact that this island contains the only industrial, deepwater port remaining in the lower Keys. Recognizing the importance of addressing the loss of recreational and commercial working waterfronts, the Florida Legislature passed the Florida Waterway and Waterfront Improvement Act of 2005 to encourage preservation of working waterfronts. One requirement of the Florida Waterway and Waterfront Improvement Act of 2005 applicable to the County, a waterfront community, is for the County's Comprehensive Plan (see 4111/ Chapter 2.0 Future Land Use Element, and Chapter 13.0 Recreation and Open Space Element) to set forth regulatory incentives and criteria that encourage the preservation of commercial and recreational working waterfronts, including public access. Also, coastal local governments must include strategies that will be used to preserve the recreational and commercial working waterfronts (Chapter 163.3178(2)(g), F.S.) in the shoreline use component of the coastal management element. The DCA's Waterfronts Florida Program (http://www.dca.state.fl.us/ fdcp/dcp/waterfronts) provides assistance to local governments in revitalizing their working waterfronts through resources for planning and the provision of intense technical assistance and training. DCA's publication Guiding the Way to Waterfront Revitalization: Best Management Practices (DCA, 2007b) is a guide that provides an overview of what is happening at waterfronts around the United States, presents a series of best practices, highlights lessons learned, illustrates the key components of the Waterfronts Florida Program through case studies, and provides information on additional working waterfronts resources such as funding sources, planning tools, and project management. The DCA's Waterfronts Florida Program offers help to all coastal local governments in Florida to revitalize their working waterfronts by providing resources for planning. In addition, the Program designates selected communities to receive technical and limited financial assistance through the Waterfronts Florida Partnership Program. New communities are designated as Waterfronts Florida Partnership Communities through a competitive application process held every two years. Since 1997, a total of 23 communities have received designation as Waterfronts Florida Partnership Communities. Once it receives the designation, a community receives intensive technical assistance and Conservation and Coastal Management 257 Technical Document: July 2011 Monroe County Comprehensive Plan Update limited financial assistance from the DCA, resulting in a new or refined community- designed vision plan (special area management plan) to guide the revitalization of the community's designated waterfront area. There are no designated Waterfronts Florida Partnership Communities in the County. The County retained the SFRPC and the Center for Urban and Environmental Solutions of Florida Atlantic University (CUES) to develop the Monroe County Marine Management Strategic Plan (SFRPC, 2005). Completed in December 2005, the Monroe County Marine Management Strategic Plan provides a comprehensive strategy for protecting and preserving the working waterfronts of the County. It presents a coordinated implementation strategy specifying government policies, programs, regulations, and legislative measures to establish the structure to achieve the objective of preserving the working waterfront. It included a Marine Facilities Database with maps of an inventory of marine facilities. Subsequently, the County retained SFRPC and CUES to develop the Working Waterfronts Preservation Master Plan. Dated April 30, 2007, the Working Waterfronts Preservation Master Plan incorporated several products including (1) the Working Waterfronts Master Plan which included proposed CDMP and LDR amendments, (2) an updated Marine Facilities Database and GIS Map which added over 100 facilities to a previous inventory developed in the 1990s, and (3) the Monroe County Marina Siting Plan which was required by State statute. The Marina Siting Plan helps to inform marina development through criteria-based site suitability analysis and maps of suitability zones. The amount of loss of working waterfronts in the Keys has not been quantified. In the Monroe County Working Waterfronts Preservation Master Plan (SFRPC, 2007), current and historic County property appraiser's data were analyzed to pinpoint changes in property codes indicative of working waterfront conversion. These data did point to broad land use changes. For example, property codes would show that a certain property converted from commercial to vacant. However, property codes did not provide sufficiently detailed information to extract changes related to working waterfronts from the database and identify the precise characteristics of these changes. In addition, the County building permit data were obtained and analyzed in the hopes of generating a more complete picture of working waterfront conversion. This dataset reflected all permitted new and modified structures in the Keys; however, it only classified new structural changes into general categories—residential, commercial,and industrial—impeding the ability to isolate working waterfront properties and classify new property uses unfolding there. Finally, State data were obtained from the Department of Business and Professional Regulation and Department of Revenue. These datasets only denoted conversion of a subset of the County parcels affected by conversions and did not specify the new uses to which parcels were converted. In conclusion, existing data sources could not provide a sufficiently specific understanding of working waterfront conversion because of their limited structure and content. Regardless of the limitations of the existing datasets, one need only travel through the Keys to see the significant change and redevelopment of waterfront properties and 411/ marine-related uses (SFRPC, 2007). Conservation and Coastal Management 258 Technical Document: July 2011 Monroe County Comprehensive Plan Update The economic importance of working waterfronts was estimated in the Monroe County fir' Working Waterfronts Preservation Master Plan (SFRPC, 2007). A demographic and economic analysis showed the following under the two scenarios tested: (1) the loss of the entire commercial fishing industry and associated fish houses without any replacement economic activities was estimated to lead to a reduction of approximately three percent in economic output for the Florida Keys over a 25-year horizon; and (2) the conversion of half of the marinas and boatyards into residential units,with the corresponding increase of the resident population, could lead to almost two percent in additional economic output for the County. These impacts, while modest when viewed from a strictly economic perspective, do not consider the historical and cultural value of the "working waterfront" in the County (SFRPC, 2007). 3.20.2.1.1 Marine Facilities Inventory The Working Waterfronts Preservation Master Plan (SFRPC, 2007) included an updated Marine Facilities Database and GIS Map. The Marine Facilities Database is an inventory of marine facilities in the County. It updated a previous database developed in the 1990s. The inventory was prepared using the original County database, the Florida Fish and Wildlife Research Institute (FWRI) Marinas Database, the FDEP Marinas Database, public websites, aerial photographs, and field investigations. The survey information was tabulated and also presented on the GIS Map. A series of maps illustrated facilities in the Upper Keys, Middle Keys, Lower Keys,and on Stock Island. Each facility was categorized as follows: Facility Characteristic Description of Facility Characteristic Marina(Monroe Marina means a facility for the storage (wet and dry),launching and mooring County) of boats together with accessory retail and service uses, including restaurants and live-aboards,charter boat and sport diving uses,except where prohibited,but not including docks accessory to a land-based dwelling unit limited to the use of owners or occupants of those dwelling units Commercial Any water-dependent facility(marina,boat yard,etc.)that provides support Fishing services to commercial fishing activities Seafood Processing Any water-dependent facility that receives fresh seafood for processing Seafood Sales Any water-dependent facility that receives fresh seafood from commercial fishermen for resale Trap Yard Space for storage of lobster traps and access to load/unload them on vessels Charter Fishing Any water-dependent facility(marina,boat yard,etc.) that provides support services to recreational fishing activities(charters) and/or sales/rentals of equipment and supplies for recreational fishing Sport Diving Any water-dependent facility(marina, boat yard, etc.)that provides support services to recreational diving activities and/or sales/rentals of equipment and supplies for diving Boat Manufacturing of marine vessels Manufacturing Boat Sales Retail sales of marine vessels fir" Boat Repair Any water-dependent facility that provides maintenance and/or repair Conservation and Coastal Management 259 Technical Document: July 2011 Monroe County Comprehensive Plan Update ( Facility Characteristic Description of Facility Characteristic �r services for marine vessels Fuel Sales Any water-dependent facility that provides retail marine fuel sales Pump-out Pump-out capability associated with a qualified marine facility Restaurant Restaurant associated with a qualified marine facility Residential Residential housing(including single family,multi-family and condominiums) associated with a qualified marine facility-excludes workforce housing for the facility Hotel/Motel Hotel/motel associated with a qualified marine facility,including cabins and/or rental spaces in campgrounds and transient RV parks Live-aboards Slips,docks or mooring sites where live-aboard vessels are allowed to moor Docks/Broadside Docks or broadside space available for rental (including transient) or purchase, or owned by associated residential for the benefit of owners Wet Slips Wet slips available for rental or purchase,or owned by associated residential Moorings Mooring sites available for rental or purchase,or owned by associated residential _ Ramps One or more points of access to the water for launching trailered vessels Parking Parking for vehicles and/or trailers associated with a qualified marine facility Lifts/Hoists Equipment that can lift marine vessels to move them between the water and dry storage or maintenance and repair facilities Dry Storage Dry stack(inside or outside) and outside storage for marine vessels Source: SFRPC,2007 The marine facility database contained information on a total of 545 facilities, of which 260 are in unincorporated Monroe County. There are a total of 176 marinas in unincorporated Monroe County, including 13 commercial fishing marinas and 4 boatyards: Marine Facility Type Unincorporated Incorporated Total Marinas 176 240 416 Primary Use 61 97 158 Commercial Fishing 13 18 31 Boatyard 4 7 11 Other 44 72 116 Accessory Use 87 92 179 Residential Use 28 51 79 Other 84 45 129 Total Facilities 260 285 545 Number of Wet Slips 2,730 2,380 5,110 Source: SFRPC,2007 The majority of the facilities in the inventory (386) include docks or some type of broadside space, and 251 have wet slips that attach to the docks. There are 63 facilities in the inventory that offer charter boat fishing and 8 that offer sport diving services; 59 offer fuel sales and 46 offer pump-out; 197 have ramps, 27 have lifts or hoists, and 48 offer dry (. storage. Many of the facilities are associated with residential uses such as a condominium �/ (171) or a hotel/motel (126),and 55 offer berthing or services for live-aboard vessels. Conservation and Coastal Management 260 Technical Document: July 2011 2007Alphabetcal Vessel Statistics by County OUNTY CLASS A-1 CLASS A-2 CLASS I CLASS 2 CLASS 3 CLASS O I CLASS 5 CANOES DEAL' PLES COMM TOTAL <THAN 12 12-15"11 16.25"11 26.39"11 40-64"11 65-109'11 110 MORE J ALACHUA 7 1296 17 38407 87 5644 141 266 14 29 D' 0 0 280 0__5T 11363 261 11881 BAKER 287 0 10291 4 997 5 18 0 2 01 0 0 13 0 0 2346 9 2355 BAY 3286 33 64851 122 8560 273 1243 150 205 13 1 35 0 2 100 0 216 19890 748 20854 BRADFORD 269 1 855 6 1029 13 20 1 1 _ 0 0 0 23 0 3 2197 21 2221 BREVARD 6489 35 9545' 160 19157 519 2595 141 308 4 11 0 0 682 6 632 38883 912 40407 BROWARD 1 10266 92 5968 125 22033 409 8313 225 1749 12 15 38 18 11 267 2 1029 48766 1028 50823 CALHOUN 102 0 10401 9 374 13 18 0 1 0 0 0 7 0 2 1542 22 1566 CHARLOTTE 3177 25 3243. 45 12575 366 2403 77 333 1 2 2 0 102 0 166 21918 529 22613 CITRUS 1622 7 52791 78, 9913 412 463 131 32 1 0 0 0 211 0 92 17520 844 18256 CLAY I 2451' 3 28531 23 6724 101 786 16 202 1 0_ 0 0 103 0 83 13121 153 13337 COLLIER 43221 22 28231 631 12200 471 3328 173 572 6 2 6 0 0 223 4 148 23504 806 24458 COLUMBIA 593, 0 1809 121. 2351 25 70 7 5 0 0 0 49 1 12 4877 46 4935 DADE 12790' 110 6289 175 28852 900 9636 444 1624 12 15 41 16 10 285 1 856 59651 1817 62324 DESOTO 348, 7 793 10 1074 31 151 10 17 0 0 0 32 1 0 2415 60 2475 DHSMV 399' 20 467 310 1170 669 351 123 134_ 1 6 0 8 13 3_ 10 2543 1162 3715 DIXIE 174, 4 926 40 1470 167 45 33 8 1 0 0 0 16 0 9 2639 257 2905 DUVAL 5715 21 7915 102 17028 331 2245 89 396 3 2 33 6 0 302 0 253 33630 611 34494 ESCAMBIA 2531 13 5527 41 8512 156 1087 68 145 4 4 1 0 78 0 145 17883 323 18351 FLAGLER 799 4 1199 31 2618 40 421 9 68 1 0 0 50 0 32 5150 90 5280 FRANKLIN 218 17 956 163 1335 562 185 75 22 35 10 0 0 11 _ 1 22 2728 863 3613 GADSDEN 181 3 1309 23 1019 17 41 2 4 _ 0 0 0 13 0 2 2567 46 2615 GILCHRIST 190 0 698 B 872 16 25 3 3 1 0 0 30 0 0 1818 29 1847 GLADES 87 7 352 22 050 32 37 2 10 0 0 0 12 0 21 1348 63 1432 GULF 340 28 1403 68 1124 130 115 24 16 1 1_ 2 0 9 0 2 3010, 262 3274 HAMILTON 70 0I 491 0 358 0 4 0 0 0 0 0 9 0 0 940. 0 040 HARDEE 251 1 590 8 730 8 13 0 2 0 0 0 25 0- 0 1611, 17 1628 HENDRY 445 8i 732 23 1478 60_ 275 18 81 0 0 0 19 0 10 3030, 115 3163 HERNANDO 1559 3' 2854 45 5055 77 367 60 28 1 _ 0 0 0 181 D 23 100431 195 10261 HIGHLANDS 1715 101 2942 33 5516 47 129 4 13 0 0 0 90 2 99 10405 96 10600 HILLS 8565 49 10067 120 23933 411 3366 104 592 5 3 25 1 0 658 6 22 47212 767 48201 HOLMES 185 0 1391 12 469 4 23 1 1 0 0 0 40 2073 17 2093 IND.RIVER 1387 17 2825 93 5939 232 735 47 162 1 1 0 3 0 197 2 7 11259 402 11740 coUKSON - --431' 2 2794 14 1565_ 10 68 5 11 _ 0 3 0 23 0 4895 32 4929 FERSON 1113 1 699 3 477 14 49 D 13 0 0 0 16 1 1372 19 1395 AYETTE 110 0' 437 1 385 6 10 0 0 0 0 0 11 0 963 7 974 LAKE 3427 19, 5318 46 13941 124 535 20 64 1_ 0 0 173 0 13 23458 210 23007 LEE 7554 831 6648 83 27642_ 684 6000 186 822 7 2 45 1 0 405 5_ 38 49095 1158 5064E LEON 1503 III 5537 681 6003 119 400 32 53 1 0 2- 0 150 2 3 13733 242 14013 LEVY 327 21 1561,, 451 2293 234 100 62 14 1 0 0 0 59 0 6 4356 353 4771 LIBERTY 66 01 7781 11• 262 11 11 3 1 _ 0 0 0 1 0 1119 25 1149 MADISON 169 D 573 1 456 9 15 0 2 0 0_ 0 0 0' 1223 10 1233 MANATEE 3256 50 3]8]1 72, 10020 304 1806 104 316 3 1 8 0 0 211 2 37 _ 19388 579 20337 MARION 2579 4 8361,, 52 11160 152 401 34 45 0_ 0 0 305 01 0 20860 248 21196 MARTIN 2174 15 2091' 60. 8704 298 2450 116 418 3 2 3 3 0 91 0 28 15957 528 16772 MONROE 3950 43 2880 260' 136664, 1268 4090 760 677 29 2 24 0 0 72 2 21 25370 2653 28235 NASSAU •OKALOOSA 3775' 22 4593 371 8989, 127 173 0 61 103_ 271 10 12 0, 0 5] 1 19 19427 406 20026 OKEECHOBEEI 462 8 1351 041 3598' 110 129 7 13 0 0 0 29 0 1 5583 210 5800 ORANGE I 8849 26 6152 71 18020 144 13661 19 205 1 6 0 354 0 38 34756 267 35411 OSCEOLA 20581 11 2169 30 500611 85 278 6 28 0, 0 0 59 0 6 1_ 9596 133 9789 PALM BCH 85501 67 5535 154 213741 507 6054' 229 10681 84 11 16'_ 12 0 264 2 38 ' 42968 1059 44416 PASCO 4012, 20 6075 55 13631 221 1297 146 103, 43 12 1 1 398 1 15 26322 499 26976 PINELLAS 110011 8 8370 153 26513 595 8513 345 10801 128 39_24 3 0 796 4 74 54315 1331 56386 POLK 5038' 1 10096 189 16746 193 750 22 138 91 6 1 1 0 290 0 12 33073 431 33628 PUTNAM 993 2 2899 103 4650 188 242 12 35 6 2 2 0 0 53 0 4 8874 330 9247 SANTA ROSA 2303 4713 53 6904 111 662 18 64 81 4 0 0 1 56 0 46 14706 196 14948 SARASOTA 4037 2 4096 40 12624 209 2660 84 464 41 22 8 0 0 340 0 359 24243 409 25011 SEMINOLE 4107 2 4188 62 9811 108 956 17 160 141 0 0 1 0 228[ 1 152 19457 222 19831 ST.JOHNS 2336 1 3175 69 6336_ 150 1091 41 198 23 8 2 0 0 101 0 97 13245 309 13651 ST.LUCIE 1900 1 2655 81 7684 258 994 74 157 19, 2 2 5 0 94 1 136 13471 446 14053 SUMTER 385 1 1756 17 2075 25 71 5 5 2 0 0 0 0 56 0 26 4348 51 4425 SUWANNEE 316 ' 1278 ID 1355 18 46 3 9 11 0 0 0 0 39 0 8_ 3043 33 3084 TAYLOR 260 1664 27 1767 87 83 26 2 4. 0 0 0 0 7 0 22 3783 145 3950 UNION 86 348 3 420 0 14_ 1 0 0 D 0 0 0 13 0 2 801 4 807 VOLUSIA 4399 2 8308 213 16103 345 1453 71 255 42 13 6 2 0 351 2 293 30884 714 31891 WAKULLA 340 1983 49 2155 185 163 51 32 12 0 1 0 0 39 0 5 4712 303 5020 WALTON 805 2458 25 2125 59 224 18 44 15 4 0 1 0_ 26 0 4 5687 126 5817 WASHINGTON 238 1443 12 719 11 29, 2 2 1 0 00 0 13 0 02444 20 2472 "TALS 165424 121 221348 4346 499110 13690 818241 4718 13669 1817. 783 386 91 33 9431 54 9104 _991680 26259 1027043 2008 Alphabetical Vessel Statistics by County CLASS A-1 CLASS A-2 CLASS I I CLASS2 i CLASS3 CLASS0 CLASSS ihrINTY <THAN 12' 12-15'11" 16.25'11" 1 28-39'11" 40-60'11"- 65-109'11" 110'MORE CANOES DEAL PLES COMM TOTAL Pies Pie s Comm Plus I Oamm Pl_ Pies Comm es Cams PNs Comm Pie m s Com Pies Cam 1LACHUA 1345 17 3965 95 5106 140 253 15 22 2 0 0 0 0 297 0 02 10988 269 1129E SAYER 2331 0 6686 3 858 3 191 - 0 1 0 0 0 0 1 11 0� 0 2158 6 2164 SAY y 326E 32 fi895 114 80958 289 1211 169 171 140 13 45 0 1 80 0 217 194941 724 22212 3REVARD 262 0 895 9 885 14 19 1 1 0 0 0 0 0 50 0 1 8630 24 022'. SRO ARO 6271 36 637 3T 18881 461 2567 223 685 37 1 55 0 0 650 6 631 4887] 959' 51057 3ALHOUN ' 10378 110 6371 132 22151 461a 7871 223 1685 136 151 53 10 10 258 0 1050 41444 1119 51462 :HARLOT 103 0 3465 11 3 a 9 0 0 0 0 0 0 0 2 _ 0 2 1444 19 146E :I RUS TE 1579 20 5491 53 12314 378 2441 82 327 14 3 2 0 0 1928 0 171. 21853 549 2254E :LAY 1579 5 5855 96 9189 422 382 133 _ 25 16 0 0 0 0 100 0 184 _ 16755 163 12931 :LAY 2168 12 298 56 6551 92 822 23 535 10 2 0 1 0 100 0 84 23234 163 12931 :DLLIER 3956 17 2987 58 12334 463 3174 140 535 62 22 5 t 0 225 4 156 23234 783 2417E )OLUMBIA 551 1 1791 11 2205 34 59 6 3 2 0 0 0' 0 40 1 9 4649 65 441E JADE 11521 131 175 27736 909 _ 8433 431 1600 117 166 40 14i 7 264 3 77 56293 1817 5888( IESOTO 326 6 8071 12 984 35 157 11 25 2 0 0 0: 0 37 1 2 2 2336 67 2402 )11SMV 292 29 4121 301 978 708 312 _ 102 121 24 13 2 1 7 11 4 20 2140 1177 3337 DIXIE 185 1 915' 40 1367 192 54 33 6 11 0 0 0 0 17 0 4 - 2644 261 282E IUVAL 5530 19 8158 108 16714 318 2183 94 372 35 18 38 8 0 251 _ 0 237 33234 612 3408E ESCAMBIA 2411 19 58711 41 8227 149 1127 86 141 51 2 5 0 0 72 0 138 17851 351 1834C 'LAGLER 718 5 1194 26 2320 40 350 10 64 6 2 0 0 0 54 1 30 4702 88 482C 3N 188 8 974 122 1279 527 133 102 20 35 1 15 0 0 10 0 27 2643 844' 265E 3ADSDENCHRIS 188 2 1417 22 955 16 33 2 2 21, 0 0 0 0 13 0 0I 2608 44 265E 3LD ES 151 1 691 12 796 36 17 1 2 01_ 0 0 0 0 26 0 01 1683 - 32 141E 3ULFE5 103 6 375 32 890 36 30 01 15 51 0 0 0 01 9 0 17 14228 75 3172 lAMI 325, 201 1422 70 1029 132 97 30 14 15 0I 0 00 01 6 0 7 299E 270 317E IARDEE 69 0 610 0 714 0 4 0' 0 0 0 0 0 0 4 0 0 925 0 621 IENDRY 257 L' 610 8 714 7 13 0 1 0 01 0 0 0 16 0 0 1611 16 3181 1ERNAN 462 3' 732 23 148E 71 278 201 86 4 0 0 0 0 22 0 17 9306 123 3181 IIGHLA DS 1462 3 2748 44 4575 5790 343 45' 20 5 0ii 0 0 0 158 1 26 9306 111 9512 IIGNLANDS 1696 11 3160 42 303E 50 104 5 01 1 0 0 0 0 80 1 64 10365 110 1053E ILLS 8566 59 10679 138 23038 454 3149 134601 70 33 37 5 1 614 0. 254 46688, 907 4194E 3576 4 16 K ON 404 5 2733 1 13340 _ I12 54 5 12 0 0 0 Oi 0 15 0 4 19191 16 193E RIVER 1301 14 2864 95. 5740 225 693 46 166 12 9 0 1, 0 173 3 75 10947 395 11417 0 4563 36 459E IEFFERSON 92 1 685 2 421 14 35 3 8 1 0 0 0 0 15 0 4 1256 21 1281 AFAYETTE 104 0 418 1 347 9 7 1 1 0 0 0 0 0 6 0 1 883 11 892 AKE 3120 12 5438 47 13056 106 444 17 53 1 0 0 0 0 145 1 142 22256 184 22582 .EE _ 7168 85 6954 95 27766 709 5752 222 8.37 80 14 54 4 0 358 4 362 48853 1249 50464 .EON 1523 19 5753 59 5682 122 413_ 28 54 11 4 0 0_ 0 133 2 34 13562 241 13837 .EVY 290 0 1475 55 1998 241 82 59 15 6 1 0 0 0 42 0 60 3903 361 4324 JBERTY 70 0 772 8 228 8 a 0 1 0 0 0 0 0 2 0 4 10811 16 1101 AADIGON 168 0 591 0 441 0 16 0 1 1 0. 0 0 0 6 0 0 12231 5 122E MANATEE 3241 50 4039 86_ 9948 321_ 1872 105 337 45 7 10 0 0 199 1 413 19643 618 20674 MARION 2440 4 6514 66 10435 149 338 38 35 2 1 _ 0 0 0 281 0 70 20044 259 20372 MARTIN 2268 11 2303 71 9187 305 2556 111 461 43 31 5 1 0 99_ 0 374 16906 546 1782E MONROE 4393 60 3226 292 14452 1385 4042 817 672 316 34 25 0 0 78 1 195 26897 2896 2998E 4ASSAU 640 11 2077 33 2632 87 278 37 45 7 2 12_ 0 0 36 01 18 5710 187 991E )KALOOSA 3760 16 4767 40 8896 134 1686 114 228 116 7 11 0 0 53 1 191 19397 432 2002( )RANGEOBEE' 429 11 1420 79 3874 93 122 7 9 0 1 0 0 0 17 0L 25 5872 190 6087 )RANGE 8193_ 35 6610 78 17413 132 1221 25 177 5 2 1 5 0 348 0 405 33969 2761 3465C )SOEOLA 1728 7 2283 39 4721 80 238 6 29 1 0 0 0 0 67 0 68 9066 133 9267 'ALM BCH 8700 82BCH 5993167 21695 498 5960 211 1122 7821695 498 5960 211 1122 97 16 5 0 250 2 418 43822 105E 45294 'ASCO 4394 15 6284 61 13073 216 1193 145 96 51 6 12 0 1 368 1 131 25414 503 2604E 'INELLAS 109551 74 8727 145 26737 610 _ 6303 358 982 133 29 23 3 0 730 2 780 54466 1345 56591 3OLK 48981 18 10504 185 15532 183 703 29 168 12, 4 0 2 0 242 0 138 32053 427 3261E 'UTNAM 867 18. 2996 112 4503 169 223 10 48 - 2 3 0 0 37 0 34 8676 318 902E iANTA ROSA 2093! 8 4609 57 6353 134 645 24 6 11I 1} 0 D 0 40 0 45 14005 234 14284 3ARASOTA 3910 29 4315 41 12826 227 2617 100 43 39 221 6 1 0 332 0 344: 24453 442 2523E 3EMINOLE 40691 20 4392, 70 9732 106 912 11 14 18 8 0 1 0 1211 2 2111 19442 227 19887 3T.JOHNS 18211 18 31611 77 5802 152 986 38 17 29 2 2 0 0 77 0 1141 12024 316 12054 3T.LUCIE 1799 14 21177 73 7337 246 1000 91 16 26 3 2 3, _0_ 95 0 172 13283, 452 13907 3UMTER 354 1 1754. 26 1761 20 59 7 0 0 0 0 0 53 0 17 3985 54 005E 3UWANNEE 327 1 1682' 7 1761 18 42 3 5 0 0 01 0 32 0 5 381E 30 3992 f 274 1 1682 26 1761 94 89 29 5 0 0 0', 0 9 0 25 3826 155 3837 MIONLOR NION 0 354 3 360 1 9 1 0 0 0 0 0 10 3 1 776 5 782 ' 4116 25 831E 152 1194 348 1346 69 22 46 12 6 0 0 318 3 316 29779 304 3511 LLA 304 6 2435 26 1889 43 156 199 48 2 10 0 1 0 0 29 0 6 4201 304 36 NALTON 714 5 2435 26 1843 56 199 16 2 8 3 1 0 0 20 0 8 _ 5240 112 536( NASHINGTON 236 2 1364 Ili _617 16 29 2 11 0 0 0 0 12 0 0 2259 32 2291 fOTALS 159055, 1268 228829 4555. 485168 13990 78040 4929'13290 19451 7421 454 67 27 8645 50 9306 973836 27218, 101035E 2009 Alphabetical Vessel Statistics by County CLASS A-1 CLASS A-2 CLASS 1 CLASS 2 CLASS 3 CLASS 4 CLASS 5 (IbiOUNTY 4 THAN 12' 12-15'11" 16.25'11" 26-39'11" 40-64'11" 65-109'11" 110'MORE CANOES DEAL PIES COMM TOTAL Pies Comm Pies Comm Pies I Comm Pies Comm Pies Comm Pies Conan Pies Comm Pin Comm ALACHUA 1244 17 3674 90 5712 136 264 1 29 3 1 0 0 0 289 0 60 11213 265 11538 BAKER 308 0 982 3 1071 4 22 0 0 0 0 0 0 15 0 3 2398 7 2408 BAY 3173 56 6129 115 8349 281 1294 15 226 129 10 26 0 2 130 0 232 19311 762 20305 BRADFORD 304 0 852 4 1157 15 26 2 0 0 0 0 0 27 0 1 2368 20 2389 BREVARD 6192 30 9130 151 17985 509 2522 14 378 41 7 10 1 0 707 3 559 36922 885 38366 BROWARD 9477 49 5472 121 19745 391 7198 204 1430 118 121 30 12 8 253 2 742 43708 923 45373 CALHOUN 111 0 10]] 7 411 12 20 2 0 0 0 0 0 7 0 2 1628 20 1650 CHARLOTTE 2956 17 3053 39 12148 353 2329 7 343 15 3 2 1 0 214 0 155 21047 503 21705 CITRUS 1586 9 4993 61 9636 395 432 13 34 14 0 0 0 0 229 0 79 16910 612 17601 CLAY 2475 4 2712 25 6796 92 778 2 236 17 8 4 1 0 130 0 45 13136 164 13345 COLLIER 4003 25 2699 62 11588 514 3068 15 550 51 29 5 0 0 228 3 141 22165 811 23117 COLUMBIA 514 0 1776 8 2307 21 58 _ 3 0 0 1 0 0 48 3 16 4706 37 4759 DADE 13186 128 6256 164 29068 888 9954 46 1575 117 154 51 17 10 295 2 833 60505 1823 63161 DESOTO 334 5 750 11 1056 35 158 1 20 0 0 0 0 0 29 1 0 2347 63 2410 DHSMV 760 25 763 303_ 2518 654 585 12 _ 152 11 13 3 1 7 36 23 19 4828 1153 6000 DIXIE 156 4 924 35 1442 164 52 3` 7 12 0 0 0 0 26 0 15 2607 246 2668 DUVAL 5377 21 7327 94 16056 340 2118 8 385 34 19 30 5 0 316 0 220 31604 600 32424 ESCAMBIA 2360 13 5052 37 8412 136 1098 5 151 36 6 2 1 0 82 0 136 17182 278 17596 FLAGLER 868 3 1210 32 2693 36 429 67 4 1 1 0 0 61 0 29 5329 83 5441 FRANKLIN 211 11 904 113 1300 817 185 7 28 32 2 10 0 0 20 1 22 2650 916 3588 GADSDEN 176 4 1316 11 1101_ 19 41 4 1 0 0 0 0 17 0 6 2655 37 2698 GILCHRIST 164 0 664 10 915 23 26 4 2 1 1 0 0 33 0 0 1807, 38 1845 GLADES 72 2 339 28 745 31 28 12 0 0 0 0 0 12 0 10 1208I 63 1281 GULF _ 308 31 1318 64 1114 118 109 2 13 8 0_ 1 0 0 11 0 3 2873 245 3121 HAMILTON 89 0 527 2 384 1 5 2 0 0 0 0 0 11 0 6 1018 4 1028 HARDEE 234 3 568 6 797 8 18 2 0 0 0 0 0 22 0 0 1641 17 1658 HENDRY 414 7 714 27 1429 76 255 1 86 3 0 0 0 0 23 1 23 2921 127 3071 HERNANDO 1421 3 2855 46 5046 81 366 5 23 6 1 0 0 0 199 1 12 9711 196 9919 HIGHLANDS 1489 9 2594 31 4995 3B 121 11 0 D 0 0 0 90 2 58 9300 84 9442 HILLS 8193 40 9355 105 23227 406 3229 9 502 56 34 26 1 0 665 7 216 45206 731 46153 HOLMES 186 0 1376 10 559 4 26 2 0 0 0 0 0 9 0 2 2158 15 2175 NB.RIYER —}342 16 2701 99 5751 236 713 5 164 10 11 0 0 0 183 3 58 10865 416 11339 CKSON 435 2 2701 11 1683 10 78 17 0 0 0 2 0 28 0 7 4924 25 4956 IIIIEFFERSON 99 0 645 3 527 16 44 I 13 0 2 0 0 0 16 0 11 1346 19 1376 LAFAYETTE 102 0 427 2 439 5 5 1 0 0 0 0 0 7 0 2 981, 7 990 LAKE 3190 12 5046 44 13441 110 512 2 , 61 4 1 0 0 0 196 0 114 22447 192 22753 LEE 6943 86 6099 75 25166 672 5488 1/ 773 66 24 35 1 0 439 4 326 44933 1111 46370 LEON 1351 10 5341 65 6108 128 404 3 i 45 11 5 0 1 0 181 3 37 13436 249 13722 LEVY 330 3 1472 38 2254 217 98 6 21 10 1 0 0 0 66 0 42 4242 330 4614 LIBERTY 51 0 794 13 279 10 8 2 0 0 0 0 0 1 0 5 1135 20 1164 MADISON 143 0 531 1 489 6 11 ' 2 0 0 0 0 0 7 0 1 1183 7 1191 MANATEE 3030 47 3530 63 9558 317 1766 9 309 24 14 5 0 0 209 2 246 18416 551 19213 MARION 2514 6 6050 36 10931 138 400 3 46 4 0 1 0 0 336 0 92 20281 217 20590 MARTIN 2141 11 1993 65 8121 321 2341 11 400 31 27 1 2 0 90 0 273 15115 544 15932 MONROE 3529 37 2657 237 12743 1225 3908 67 739 275 43 21 1 1 75 4 156 23695 2479 26330 NASSAU 808 1 2004 34 2960 79 304 3 52 11 1 4 1 0 56 0 25 6186 166 6377 OKALOOSA 3559 27 4343 36 8141 129 1674 10 240 97 10 12 0 0 67 1 210 18034 409 18653 OKEECHOBEE 401 9 1250 70 3283 98 105 13 1 0 0 0 0 22 1 11 5074 168 5273 ORANGE 7902 18 5491 71 16415 160 1266 2 199 6 7 1 0 0 318 0 305 31598 282 32185 OSCEOLA 1899 8 1898 30 4805 94 267 24 1 0 0 0 0 56 0 30 8949 141 9120 PALM BCH 8229 54 5229 140 20214 515 6034 244 1008 87 99 14 7 0 282 3 358 41102 1057 42517 PASCO 4496 21 5507 52 12873 218 1260 133 97 37 3 10 0 1 440 1 132 24676 473 25281 PINELLAS 10098 72 7703 136 24653 569 5887 341 938 100 30 23 0 0 807 5 680 50116 1246 52042 POLK 4/54 16 9295 178 16388 205 743 24 151 7 3 4 0 0 305 0 111 31639 434 32184 PUTNAM 945 20 2710 99 4624 167 241 11 42 5 2 1 0 0 61 0 47 8625. 303 8915 SANTA ROSA 2259 3 4688 69 6972 136 732 22 64 7 1 0 0 0 61 0 41 147771 237 15061 SARASOTA 3729 33 3872 36 11807 167 2652 941 454 36 23 3 0 1 318 1 246 22855! 371 23472 SEMINOLE 3787 21 4037 58 9441 97 954 151 160 16 8 0 1 0 253 3 159 186411 210 19010 ST.JOHNS 2428 8 2994 72 6487 165 1086 38, 207 24 11 2 0 0 112 0 111 13325 309 13745 ST.LUCIE 1858 10 2464 97 7443 272 1003 70 167 15 1 2 3 0 103 2 111 13042 468 13621 SUMTER 412 3 1712 19 2195 22 68 5 8 0 0_ 0 0 0 59 0 20 4454 49 4523 SUWANNEE 311 1 1221 9 1412 17 51 3 11 1 3 0 0 0 32 0 11 3041 31 3083 TAYLOR 259 0 1593 25 1809 88 75 18 6 5 0 0 0 0 17 0 21 3759 136 3916 UNION 75 0 355 1 468 1 10 2 0 0 0 0 0 0 8 0 0 916 4 920 VOLUSIA 4127 22 7868 196 15521 344 1398 66 227 42 15 5 0 0 351 2 269 29507 677 30453 ' ULLA 330 2 1962 34 2182 185 164 52 28 10 0 2 0 0 41 0 8 4707 285 5000 TON 745 9 2312 28 2179 55 234 14 45 13 3 0 0 0 23 0 6 5541 119 5666 ASHINGTON 242 1 1398 5 728 6 25 0 1 1 0 0 0 0 11 0 0 2405 13 2418 T AKOTALS 157214 1105 209058 4122 480232113598 78823 4552 13015 1667 758 349 59 30 9871 84 7933 949030 25507 982470 U. g co op F OI N N N d a' m Omi OO. W ( . b m m m 0 0 ID co (m0 N r- CO O O N O) co 0 r. .- N CO CO m O N N o .- N 1`" I. N m M09l0012@000�01101010000om0g01000000gOill O O 8, (eel N )NN m y O) NdM In n m CON 2 ,9 m O 0 QN t 11Q M ) O� 0 m.- Si W1� NMN or or co N Q 0 oz. C 6 V m NN mN ID 0Nd ONd coto N LON (V VNc M < N W gj NtOp ID rO N a O m d m N CO f0 N inO N N m 10 O g N N I O IU V N 10�100001111111100010000001111��011010 N 000000000000000000006000000000000000000 o UOIOOOO �i 000 - 0o om 000QNO000000000000�00000 0 EQ OO N - O d Q o a O M O N O m O N O O d O O to N O O O O O O N O O O O o to U � O 1 „ p10 I d O0O O O ONN00 NL ra UN N y O I.-. O g m Q M m •- m o o or m a O m O O d m m O us x t.] x y Nm> a a m O N LT IT !! EqOW Nm N O CN,) .•aO pN �A d NO N mNNO N0. N N m M N m 10 d m N M : E N M m N la r U. g m m ,ONO O N M I-- C • i(1 r • m Cml •• N O eD • _ m O ,- M Q M NOVO t0 N N . 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N 0 ' cr N NI- N NI- N 0N N N P m E .o e CO t 'O CO In a, al o °< < 0 NtO I o N Z U • 6 03 5 E 0 m m & m m m N a 0 co m co to o 1 ( 0vSono NNN0 * 0 "I al 03 r � " 0 MN co co ' 0 �/ 11.1 n a la hafflflhhPJDimffli aJ"1Qo � ZWrcZrc Sgz2W J6' f O S• 3O - -1 '1 O H a 6 1 O b N N N ro: W 2 f » f 3 31 F Regulatory Incentives and Criteria to Preserve Recreational and Working Waterfronts: A Policy Menu for Florida's Waterfront Communities Submitted to Waterfronts Florida Partnership Program State of Florida Department of Community Affairs Prepared by Conservation Clinic Center for Governmental Responsibility University of Florida Levin College of Law Brenda Appledorn, J.D. Candidate Thomas T. Ankersen, Conservation Clinic Director Thomas Ruppert, CGR Conservation Law Fellow 41111, �. INTRODUCTION Florida's peninsular shape has endowed the state with 1,197 statute miles of coastline. This extensive coastline created a history of communities focused on the waterfront and activities dependent on the water, such as Florida's marine industries and public access facilities. These form important components of Florida's working waterfronts; together they contribute over$15 billion per year to the state's economy and over 200,000 jobs.' Florida is also the top state in the U.S. for boat registrations, which further illustrates the importance of public access to marinas and other working waterfront facilities.' Working waterfronts also possess great historical significance for many towns in Florida; they represent the foundation that built many of these waterfront communities and allow many to operate today as they did generations ago. Increasingly, however, Florida's recreational and working waterfronts find themselves struggling for survival against powerful economic trends. One of the most challenging trends confronting recreational working waterfronts and public access in general may be the conversion of public marinas into private marinas or private residences. One manifestation of this conversion has spawned the term "dockominium,"which has become popular to describe the conversion of public marinas into private marinas that serve upland residential developments exclusively, or sell their vacant slips for as much as $250,000 each.' This price can be compared to some public marinas in North Florida which charge as little as$3,600 per year. Converting working waterfronts into private marinas or dockominiums has an effect that is two-fold. First, it causes loss of public access to the waterways for the boating public, and second, it increases the fair market value of waterfront property, causing an increase in adjacent property taxes. In Florida, local governments assess property taxes based on"just value," which has been interpreted to mean fair market value. Such property tax increases may be the final straw driving owners of working waterfronts to sell their property for residential development. Rising waterfront property values and taxes also make it increasingly difficult to replace lost waterfronts and access. This is a problem for working waterfronts because it is becoming more difficult to begin new working waterfront operations or expand existing operations due to the expense of acquiring land. Additionally, working waterfronts often need approval of federal, state, and local government officials before they can begin new operations or expand existing operations, and this can be expensive, confusing, and time ' FLORIDA SENATE INTERIM REPORT 2005-122,at 1 (2004). 'http://www.boatflorida.org/custom_page_2708/index.html 'In addition to"dockominiums"we also now have"rackominiums." These are dry storage kW facilities where space is no longer rented to the public but rather each space is sold to private owners. See, e.g. Brian McCarthy,Diappearing Public Access to the Waterways:Easing the Marina Squeeze p.24, Marine Business Journal,April 2006. consuming. �+ Loss of recreational and working waterfront facilities and public access to the water causes problems for the marine recreation industry.° The Florida Fish and Wildlife Conservation Commission estimates that approximately 8,000 boat ramps currently serve the state; only about 1,300 boat ramps—about 16%of the total—are explicitly open to the public.' Data indicates a slight increase in the amount of boat ramps over the past 15 to 20 years,but the number of registered boats has increased at a much higher rate, leading to an overall decline in access.' Boat ramps and other launching facilities have also experienced difficulty with launching capacity and parking for vehicles and trailers which further indicates the inadequacy of current facilities.' Additionally, since 1987 there has been no change in the number of marinas in Florida even though the number of registered boats from 1987 to 2003 has increased over 50%.a Florida's current population of approximately 17 million people will grow to about 26 million by 2030.9 With three-quarters of the population living on the coast and pressure for coastal residential development showing no signs of slowing down, traditional water- dependent uses such as commercial fishing and public access marine facilities look like endangered species. a. 2005 Legislation c The Florida legislature responded to the challenges facing recreational and working waterfronts by passing Chapter 2005-157 of the Laws of Florida. This legislation defines "commercial working waterfront"to include a parcel or parcels of real property that provide access for water-dependent commercial activities and their support facilities.10 Some examples of commercial working waterfronts are commercial fishing off loading facilities, boat hauling and repair facilities, and boat construction facilities. The legislation also defines "recreational working waterfront"to encompass waterfront facilities that are open to the public and provide access to the navigable waterways of the state." Some examples of recreational working waterfronts are wet and dry marinas, docks, and boat ramps." Among its other provisions aimed at public boater access and preservation of recreational and working waterfronts, the 2005 legislation also specifies that the future land use 4 See FLORIDA SENATE INTERIM REPORT 2005-122,at 1 (2004). Id at 3. Id Id °Id httpJ/edr.state.f.us/conferences/population/fdec0602yopchange.pdf 10 2005 Ha.Laws,ch. 157,sect.9(b). " 2005 Fla.Laws,ch. 157,sect. 13. "Id element for coastal counties"must include, without limitation,regulatory incentives and criteria that encourage the preservation of recreational and commercial working waterfronts as defined in s. 342.07."13 Furthermore, the legislation specifies that comprehensive plans with coastal elements must include in that element"the strategies that will be used to preserve recreational and commercial working waterfronts.1' This policy menu introduces the reader to different policy tools local governments and waterfront communities have at their disposal to comply with these requirements of Chapter 2005-157 Laws of Florida. b. 2006 Legislation In 2006 the Florida Legislature again turned to the loss of recreational and working waterfronts in the state. The Legislature created Laws of Florida, 2006-220. Under this legislation, local governments with a coastal management element are encouraged to consider and adopt criteria for the protection of"working waterfronts and public access to the water, and recreation and economic demands."' The 2006 legislation also modified the legislative findings incorporated into the recreational and working waterfronts statutes by noting the importance of tourists, tourism, and public lodging establishments in Florida." The legislation also alters the definition of"recreational and working waterfront?' in Florida Statutes section 342.07(2) by adding"hotels and motels as defined in s. 590.242(1)" as an example of"water- thr dependent commercial activities." The changes and additions to the definition represent a substantial departure from past concepts of"water-dependent use" at all government levels in Florida and nationally. In addition, the drafting of this portion of the 2006 legislation presents difficulties in interpretation. Finally, the 2006 legislation modifies Florida Statute section 197.303—the property tax deferral provisions for recreational and working waterfronts—to include "public lodging establishments" in the types of recreational and working waterfronts that a local government may include for tax deferral." H. LEGAL CONTEXT A. The Nature of Coastal Property Rights 2005 Fla.Laws,ch.157,sec. I 10 Id at sect.2. "2006 Fla.Laws,ch.220,sec.2. 1° 2006 Fla.Laws,ch. 220,sec. 6. "Id 2006 Fla.Laws,ch.220,sec.4. [ i. Background ` The State of Florida, under the equal footing doctrine, obtained title to sovereign submerged lands below all tidally influenced waters and below navigable non-tidally influenced waters at statehood.' The equal footing doctrine provides that all states admitted to the Union after 1789 enter with the same rights, sovereignty, and jurisdiction within its borders as did the original 13 states. Now,under Article X, section 11 of the Florida Constitution, submerged sovereign lands are limited to those below navigable waters.'0 The Governor and Cabinet, sitting as the Board of Trustees of the Internal Improvement Trust Fund(Trustees) are charged with managing the state's submerged sovereign lands." The sole requirement for sovereign lands is navigability, under which are two relevant subsets: tidal waters and non-tidal waters. The boundary line between state ownership and private ownership differs based on tidal influence. The Ordinary High Water Line forms the boundary between public and private ownership of non-tidal waterbodies, usually freshwater. For tidal waterbodies, or salt waterbodies, the boundary is formed by the Mean High Water Line or Mean High Tide Line." Thus,the area commonly referred to as the"beach"or"foreshore"belongs to the state because this area lies below the Mean High Water Line." In both cases, if the water's edge changes gradually or indiscernibly,the boundary line moves with it;the upland owner gains property as the water's edge recedes and loses property as the water's edge encroaches over time. Sudden changes, as by flooding, do not cause the boundary line to change. Sovereign submerged lands are excepted from the Marketable Record Title Act and are not subject to being extinguished by provisions of the act which might otherwise negate an interest for which no recorded evidence of ownership appears in the past 30 years. Further, sovereignty lands, like all other state lands, are not subject to adverse possession'° ii. Public Trust Doctrine Generally, lands that fall within the public trust doctrine, public trust lands, are those lands for which title is held in trust by a state, because of its sovereignty, for the use and '"Florida was admitted to into the Union on March 3, 1845. 28 Cong.Ch.48,5 Stat.742(1945). The court in Broward v. Mabry,50 So. 826(1909),described the change in ownership:"New states, including Florida, 'admitted into the Union on equal footing with original states,in all respects whatsoever,' have the same rights,prerogatives,and duties with respect to navigable waters and the lands thereunder as have the original thirteen slates..." 10 Art.X, §11 states: "The title to lands under navigable waters,within the boundaries of the state, which have not been alienated,including beaches below mean high water lines, is held by the state,by virtue of its sovereignty,in trust for all the people." II Fla. Stat. §253.02 and§253.03. "The terms are used interchangeably. thile See Lipscomb v.Gialourakis, 133 So. 104(1931). 1°Coastal Petroleum Co.v.American Cyanamid Co.,492 So.2d 339(Fla. 1986). ( enjoyment of the people of the state. Originating in English common law, the public trust �r doctrine was twofold: fee ownership of the submerged land and a trusteeship for the benefit of the people,permitting use of the waters. Illinois Central Railroad v. Illinois laid the framework for the public trust doctrine in the United States." In this and other cases, the court used the public trust doctrine to preserve public ownership of the submerged beds of navigable waterways. Traditionally, the doctrine and public ownership protect three uses: navigation, fishing and commerce. Protected uses have been expanded under case law to include things like bathing and the environment. The common law doctrine was codified in Florida as a constitutional mandate that the Trustees keep the lands under navigable waters in trust for the public 26 However, unlike the court the Illinois Railroad,Florida permits conveyance of public trust rights when such sale would be in the public interest." iii. Riparian and Littoral Rights If the sovereign,the state, owns the waterbody, the upland owner still retains riparian or littoral rights. Riparian rights attach to land fronting a river or a stream; littoral rights attach to land fronting an ocean, sea or lake. Although the terms are distinct, courts frequently use riparian rights as an all-encompassing term. Florida statute defines riparian rights as follows: [T]hose incident to land bordering upon navigable waters. They are rights of ingress, egress, boating, bathing and fishing and such others as may be or have been defined by law. Such rights are not of a proprietary nature. They are rights inuring to the owner of the riparian land but are not owned by him or her. They are appurtenant to and are inseparable from the riparian land. The land to which the owner holds title must extend to the ordinary high watermark of the navigable water in order that riparian rights may attach.'a While statutorily defined now, riparian and littoral rights are common law rights vested in land owners prior to the statutory definition and thus cannot be constitutionally modified, limited, or restricted." The Florida Supreme Court has defined the common law rights as follows: Riparian and littoral property rights consist not only of the right to use the water shared by the public, but include the following vested rights: (1)the right to access to the water, including the right to have the property's contact with the 146 U.S.387(1892). 26 Fla.Const.Art.X, §11. "Id See Coastal Petroleum,492 So.2d 339(Fla. 1986). thW FI. Stat. §253.141(1). 'State v. Florida National Properties,Inc.,338 So.2d 113(Fla. 1976). Q water remain intact; (2)the right to use the water for navigational purposes; (3) �I the right to an unobstructed view of the water; and (4) the right to receive accretions and relictions to the property30 Riparian rights are not absolute, however. Because these are property rights,they may be regulated by law but may not be taken without just compensation. b. Limitations on Regulation: Takings and the Bert Harris Act 1. Regulatory Takings: The Fifth Amendment to the U.S. Constitution' The U.S. Constitution forbids the taking of private land for a public purpose without"just compensation."' The "taking" of private land for a public purpose includes not only the state exercising eminent domain powers to take title to land, but also "inverse condemnation,"or"takings"that occur through regulation of property. Takings jurisprudence has evolved to recognize two types of categorical takings within inverse condemnation:" 1)physical invasion of property, and 2) elimination of all economically viable use of land. When the government "physically invades" or requires that a member of the public be allowed to enter the property, a taking will almost always be found, "no matter how 41/ minute the intrusion, and no matter how weighty the public purpose behind it.' The second type of categorical taking is"where regulation denies all economically beneficial '0 Board of Trustees for the Internal Improvement Trust Fund v. Sand Key Associates,Ltd., 512 So.2d 934(Fla. 1987). " U.S.Const. amend.V. The Fifth Amendment's protection of property applies to the federal government,but its protections have been applied to the actions of state governments through the Fourteenth Amendment. "The prohibition on government taking of private property is not categorical. The government may take private property,but only under certain conditions. Chief among these is the need to provide for "due process of law." U.S.Const.amends.V,XIV. In 1980 the U.S. Supreme Court noted that regulation of private property"effects a taking if the ordinance does not substantially advance legitimate state interests." Agins v. City of Tiburon,447 U.S.255,260(1980). This test is the same as for due process. Thus,the Agins decision confused questions of the legitimacy of a regulation as opposed to the effect of the regulation on private property. The U.S. Supreme Court finally eliminated this confusion in 2005 when, in the Lingle v. Chevron case,it abrogated the rule in the Agins case and held that the proper inquiry in Agins was a due process question as to the legitimacy of a regulation and not whether an invalid regulation effected a taking. Lingle v.Chevron U.S.A. Inc. 544 U.S. 528,542-43 (2005). " As defined by one land use planning expert, "[i]nverse condemnation is'a cause of action against a governmental defendant to recover the value of property which has been taken in fact by the governmental defendant,even though no formal exercise of the power of eminent domain has been attempted by the taking agency.' Seminole County,City ofCasselberry,Fla.V. Pinter Enterprises,Inc.,F.Supp.2d 1203, 1209(M.D.Fla.2000)(citing D. HAGMAN,URBAN PLANNING AND LAND DEVELOPMENT CONTROL LAW 328(1971)). Lucas v. South Carolina Coastal Council, 505 U.S. 1003, 1015. See also, Loretto v. Teleprompter Manhattan CATV Corp.,458 U.S.419(1982). or productive use of land"" A loss of all economic viability caused by regulations justified by important public interests will result in a taking; but a loss of all economic viability will not give rise to a taking where the regulation is aimed at preventing a common law nuisance.36 The U.S. Supreme Court has noted that most cases do not result in a loss of all economic viability." Most takings cases involve regulations that affect a property owner's exercise of certain sticks in the"bundle of rights"that comprise property ownership. As Justice Holmes stated in Pennsylvania Coal Co. v. Mahon: "[W]hile property may be regulated to a certain extent, if regulation goes too far it will be recognized as a taking."' However, the Supreme Court has not enunciated a clear, concise test for when regulations go "too far." Instead, the Supreme Court has stated that it will engage in an ad hoc factual inquiry. This ad hoc factual inquiry first appeared in the case of Penn Central Transportation Co. v. City of New York." In making its ad hoc inquiry, the Supreme Court has identified three factors of particular importance in determining whether government action works a taking: (1)the character of the government action; (2)the economic impact of the regulation;and (3)the extent to which the action interferes with reasonable investment-backed expectations.40 If the government's action can be characterized as a physical invasion of the property, a court will be more likely to find a taking." If the action can be characterized as eliminating substantial rights held in property, such as the right to possess, use, and dispose of the property, and the right to exclude others, courts may also be more likely to find a taking." In analyzing whether a regulation results in a taking, courts will also consider the impact of the action on the property owner's reasonable investment-backed expectations.43 Reasonable investment-backed expectation analysis looks at what property rights, both economic and non-economic, the regulation takes away. In Penn Central,'the U.S. Supreme Court held that because a New York City landmark law did not interfere with current uses of the parcel and allowed a reasonable return on the original investment made in the property,the law did not interfere with plaintiffs investment-backed "Lucas,505 U.S. at 1015. 15 Id. at 1029-31. "Id. at 1017. "260 U.S.393,415(1922). "438 U.S. 14, 124(1978). 40 Penn Central Transp. Co.V. City of New York,438 U.S. 104, 124(1978). " Loretto v. Teleprompter Manhattan CATV Corp.,458 U.S.419,426(1982). 42 Loveladies Harbor,Inc.v.United States, 15 CI.Ct. 381,391 (1988). (. "438 U.S. at 124. �r "438 U.S. 104(1978). 4111, expectations." The Court also noted that the regulation's stated rationale would benefit the owners of the parcel in that the regulation"benefit[s] all New York citizens and all structures, both economically and by improving the quality of life in the city as a whole"46 Thus, a taking does not necessarily occur simply because regulations do not permit a property holder the highest and best use of property if that use creates a public harm.°) Furthermore, where a change to the natural condition of the land would injure others and would not be appropriate to the natural state of the land, a landowner does not have an absolute right to make the change.48 This leaves the question as to how much loss of economic benefit of land must be lost before a compensable taking may be found;the case law is inconsistent on this point. In the majority of cases, as long as regulations allow some economically beneficial use of the property, the regulation will not be found to result in a taking. The regulatory incentives and criteria suggested in this policy menu for recreational and working waterfronts, when properly implemented, should rarely result in a finding of a taking under the U.S. Constitution's standards. In virtually all cases, the regulations may limit what would be the"highest and best" (i.e.—most financially lucrative)use of the land. The aim of most regulations to protect and promote commercial and working waterfronts, however, is to stimulate certain types of business, not environmental protection. Thus, ( most regulations will still allow economically viable uses of property that, in most cases, �/ do not interfere with the "reasonable investment-backed expectations" of the owner. 2. The Bert J. Harris Act49 In 1995,the Florida legislature adopted the Bert J. Harris, Jr., Private Property Rights Protection Act(Act),"which purports to create a new cause of action for landowners complaining of government interference with property rights. The Act provides that: when a specific action of a governmental entity has inordinately burdened an existing use of real property or a vested right to a specific use of real property, the property owner of that real property is entitled to relief, which may include compensation for the actual loss to the fair market value of the property caused by the action of government, as provided in this section.5I 438 U.S. at 136. 46 Id. at 134-35. 07 Graham v.Estuary Properties,399 So.2d 1374(Fla. 1981). "Id at 1381-82. 49 FLA. STAT. §§7O.00I-.80(2005). 15 FLA. STAT. §70.001 (2005). "Id at§70.001(4)(a). 41111, As expressed in the Act, the intent of the legislature was to create "a separate and distinct cause of action from the law of takings,i52 and to provide "for relief, or payment of compensation, when a new law, rule, regulation, or ordinance...as applied, unfairly affects real property.' If a court determines that an inordinate burden has been imposed on the landowner, the remedy "may include compensation for the actual loss to the fair market value of the real property"created by the government action.5° The amount of compensation due is equal to the difference between the fair market value of the property prior to the government action, including the owner's reasonable investment-backed expectations, and the current fair market value after the government action, including the government's settlement offer and ripeness decision." Settlement Procedure The Act establishes a mandatory settlement procedure. At least 180 days before filing suit, a landowner must give the governmental entity notice,including a valid appraisal supporting the claim of an "inordinate burden," and demonstrating the loss in fair market value to the property.56 During the 180-day period,the governmental entity must make a written settlement offer which would resolve the claim,5' along with a written"ripeness decision"detailing permitted uses of the property.58 The landowner may file suit in circuit court after the ripeness decision has been issued or upon the expiration of the 180- day notice period.59 The settlement offer may include the following changes: ❑ An adjustment of land development or permit standards or other provisions controlling the development or use of land. ❑ Increases or modifications in the density, intensity, or use of areas of development. ❑ The transfer of developmental rights. ❑ Land swaps or exchanges. 52Id §70.001(4Xa). Id The Act excludes actions by the federal government,or actions by state or local governments"when exercising the powers of the United States or any of its agencies through a formal delegation of Federal authority." Id at§70.001(3)(c). "FLA. STAT. §70.001(2)(2005). Id at§70.001(6)(b). "Id. at§70.001(4)(a). Landowners affected by government action which falls within the scope of the Act have one year in which to file suit. /d §70.001(11). This one-year period does not begin to run until after any administrative appeals have been completed. Id 5'Id at§70.001(4)(e). sa"Ripeness decision" in this context constitutes the"last prerequisite to judicial review." Id at 411, §70.001(5)(a). "Id. ❑ Mitigation, including payments in lieu of onsite mitigation. ❑ Location on the least sensitive portion of the property. ❑ Conditioning the amount of development or use permitted. ❑ A requirement that issues be addressed on a more comprehensive basis than a single proposed use or development. ❑ Issuance of the development order, a variance, special exception, or other extraordinary relief. ❑ No changes to the action of the governmental entity.6° Creative use of these mitigating features in a recreational and working waterfronts program would reduce the likelihood of successful claims that the ordinance "inordinately burdens"a particular property. If the property owner rejects the government's settlement offer and ripeness decision and files suit,the circuit court judge must examine the existing use of the property,61 and determine whether the owner has an additional vested right to a specific use of the property.62 Then, considering the proposed settlement offer and ripeness decision, the judge will decide whether the "action of the governmental entityi61 has inordinately burdened the real property. If the landowner accepts a settlement offer, this does not necessarily end the process. The governmental entity may implement the offer subject to certain conditions." If the settlement offer"would have the effect of a modification, variance, or a special exception to the application of a rule,regulation, or ordinance as it would otherwise apply to the subject real property, the relief granted shall protect the public interest served by the regulations at issue and be the appropriate relief necessary to prevent the governmental regulatory effort from inordinately burdening the real property.i65 Similarly, if a settlement agreement might contravene a relevant statute, the governmental entity and the property owner must file a joint action for circuit court approval of the settlement so that the circuit court can ensure that the public interest protected by the statute is still served by the settlement agreement." No Florida case has yet addressed a settlement in which a court concluded that the settlement did not comply with state statutes.' 601d at§70.001(4)(c). 6' "Existing use"means an actual,present use or activity on the real property,including periods of inactivity which are normally associated with,or are incidental to,the nature or type of use or activity or such reasonably foreseeable,non-speculative land uses which are suitable for the subject real property and compatible with adjacent land uses and which have created an existing fair market value in the property e.,...,,r than the fair market value of the actual,present use or activity on the real property. Id. at §70.001(3)(b). " "The existence of a'vested right'is to be determined by applying the principles of equitable estoppel or substantive due process under the common law or by applying the statutory law of this state." Id. at§70.001(3)(a). " "Action of a governmental entity"is a"specific action...which affects real property, including action on an application or permit" Id at§70.001(3)(d). 64 Fla. Stat. §70.001(4)(c),(d)1,(d)2. kiler 66 Fla. Stat. §70.001(4)(d)l. 66 Fla.Stat. §70.001(4)(d)2. 4100 Inordinate Burden Relative to the adoption and implementation of a local government's recreational and working waterfronts program, the most significant issue raised by the Act is what constitutes an"inordinate burden." The statutory definition describes two types of "inordinate burdens." The first is an action which directly restricts or limits the use of real property to the extent that the owner is permanently unable to attain "reasonable investment-backed expectations" for an existing use or vested right to a specific use of the property as a whole.68 The second inordinate burden is one in which the owner is left with"unreasonable existing or vested uses such that he bears permanently a disproportionate share of the burden imposed for the good of the public....i69 Temporary impacts and governmental action to remediate a"public nuisance at common law or a noxious use of private property" are not included in the definition of"inordinate burden."' The primary question is what degree of regulation or what diminution of value will constitute an "inordinate burden" under the statute. While a number of claims have been filed under the Act, many have settled, and case law has not clarified the meaning of inordinate burden and how it may differ from the standards in the U.S. Constitution." Though the Act is intended to provide a separate cause of action from present takings jurisprudence," it is unlikely that courts will be able to draw a bright line between the new cause of action and takings jurisprudence. Given the history and logic of traditional takings analysis, courts hearing cases under the Act will find it difficult to ignore such precedents when determining whether property has been"inordinately burdened" by government regulations. Still, the development of the Bert Harris Act remains uncertain as Florida Statute section 70.001(9) notes that "[t]his section may not necessarily be construed under the case law regarding takings if the governmental action does not rise to the level of a taking."" 611n Parker v. St Johns County,2002 WL 31846456(Division of Administrative Hearings, December 17,2002)the administrative law judge held that the petitioner had failed to carry her burden to demonstrate that a change to the St.Johns County Future Land Use Map,which was made pursuant to a settlement agreement under the Bert Harris Act,was contrary to the relevant provisions of the Local Government Comprehensive Planning and Land Development Regulation Act,Chapter 163,Part,Il, Florida Statutes. 6'!d §70.00l(3)(e). 69/d ,°Id "Richard Grosso&Robert Hartsell, Old McDonald Still Has a Farm:Agricultural Property Rights After the Veto of S.B. 171279,MAR Ha. B.J.41,44(2005); Susan L.Trevarthen,Advising the Client Regarding Protection of Property Rights: Harris Act and Inverse Condemnation Claims,78-AUG Ha.B.J. 61 (2004). A Florida court of appeals recently remanded a case to the trial court because the trial court had failed to make the necessary findings required by the Act to support a finding of"inordinate burden." Brevard County v. Stack,932 So.2d 1258, 1262(Fla.5th DCA 2006). L 72 FLA. STAT. §70.001(1)(2005)(`...[S]ome laws,regulations,and ordinances of the state and political entities in the state,as applied,may inordinately burden,restrict,or limit private property rights without amounting to a taking....). ( According to the Act, an"inordinate burden" is placed on private property whenever the �r owner is "permanently unable to attain the reasonable, investment-backed expectations" for the use of the property.'^ "Investment-backed expectations" was first introduced as a factor in takings jurisprudence by the United States Supreme Court in Penn Central Transportation Co. v. New York City." However, the role this factor should play, and its relative importance, were never made clear. The Courts subsequent decision in Keystone Bituminous Coal Association v. De Benedictis focused primarily on whether the regulation advanced a legitimate state interest, and whether it denied the owner "economically viable use of his land."" The Act also reflects some of the perspective in Florida Rock Industries, Inc. v. US." that compensation may be required even when government action does not amount to a full diminution in value.'8 At this point in the interpretation of the Act it is impossible to predict whether every diminution in value of a property as a result of future government regulation will meet this test of inordinately burdening the use of property, or whether it will be possible for some regulation to "burden" the property without that burden becoming inordinate. Those advocating increased protection of property rights interpret the Act to provide relief beginning with the loss of the first dollar of fair market value.19 However, this argument is opposed to the traditional state court evaluation of whether government action has resulted in a regulatory taking.80 The Florida Rock case is somewhat illustrative, but the decision only acknowledged that something less than a complete diminution of value caused by government action could result in a compensable taking of L private property. It did not determine exactly how much diminution is necessary in order to effect a taking.81 While the Act incorporates the concept of partial takings, there has been no judicial interpretation of how much diminution constitutes a compensable loss. Existing Use There are two types of"existing use"defined in the Act. The first is "an actual,present use or activity on the real property."B1 This includes "periods of inactivity which are normally associated with, or are incidental to, the nature or type of use or activity.i83 The second includes land uses which are reasonably foreseeable and non-speculative, suitable 15 FLA. STAT. §70.00I(9). 14 FLA.STAT. §70.001(3)(e). 15 438 U.S. 104, 124(1978). 76 480 U.S.470,485(1987). T 18 F.3d 1560(Fed.Ca. 1994). 7A FLA. STAT.§70.001(1)(2005). "See Robert C. Downie,II,Properly Rights: Will Exceptions Become the Rule?,69 FLA. B.J., Nov. 1995,at 71. A0 rd " 18 F.3d at 1570. kor "ld. §70.00I(3)(b). "!d ( for the subject real property, compatible with adjacent land uses, and which have created �+ an existing fair market value in the property greater than the fair market value of the actual present use or activity B° The second type of"existing use"defined above will likely be more contentious with regard to implementation of regulatory incentives and criteria to protect and promote recreational and working waterfronts. Despite the wording, this type of"existing use" includes possible future uses. Under this scenario, a claimant under Bert Harris might argue that refusal to grant a permit for high-value residential uses of coastal property fit the definition of an inordinate burden of"reasonably foreseeable and non-speculative [uses] which have created an existing fair market value in the property greater than the fair market value of the actual present use or activity."' Such an argument, however, fails to address statutory language which requires that these second types of"existing use"also must meet tests of compatibility with adjacent land uses and for which the subject property is"suitable."' The test for such suitability is not further defined in the statute. The best approach would be to focus on the issue of suitability of the subject property and argue that land development which would contribute to a continued loss of recreational and working waterfronts and public access means the property is not "suitable"development for the subject land. Such a reading properly gives the suitability test a meaning independent of the "reasonably foreseeable"requirement outlined below. In cases in which recreational and working still exist in an area, the local government could advance a strong argument that residential uses are not compatible with adjacent 111100 land_uses;this argument holds particular weight in the context of industrial waterfront uses such as boat yards and fish houses or other uses involving noise, smells, and traffic. The Act's definitions of"reasonably foreseeable" and "non-speculative" uses were intended to incorporate concepts from eminent domain valuation law.' In this area of law, courts will sometimes accept appraisal testimony regarding highest and best use based in part on the appraiser's determination of whether zoning changes or other land use changes were reasonably foreseeable. It is possible that land uses included in the future land use element of the local comprehensive plan may be sufficient to demonstrate that a proposed development proposal is reasonably foreseeable and not speculative, since the zoning would be expected to follow the plan. Thus, in certain cases,regardless of the inclusion of an area in recreational and working waterfronts program, if the future land use classification for that area is not compatible with the purposes of the recreational and working waterfronts program,a proposed use which matches the future land use classification may be found to be"reasonably foreseeable." Thus, it is imperative in any program that the future land use classifications of the local comprehensive plan be altered to match any altered zoning plan. "Id. "Fla.Stat. §70.001(3)b. 1/2 Fla. Stat. §70.001(3)b. B7 See,David L.Powell,et al.,Florida's New Law to Protect Private Property Rights,69 FL A.B.J. 12, 17(Oct 1995). Creative and integrated use of the policy tools outlined in the policy menu, especially the inclusion of conditional uses that include criteria mandating preservation or creation of public access, can temper the need for overly-stringent prohibitions on certain land uses. Additionally, inclusion of incentives to promote public access and recreational and working waterfronts (fee reductions/waiver; density bonuses; expedited permit approvals) can further temper applicable regulations and steer development towards the ends of preserving recreational and working waterfronts and public access to the waters." III. STRUCTURE OF THE POLICY TOOLS Each of the following sections highlights a policy tool available to local governments in their efforts to comply with statutory requirements and to preserve recreational and working waterfronts. Each policy tool begins with a brief introduction followed by a section detailing the relevance of the policy tool to waterfronts. Next come sections on legal issues and the pros and cons of each tool. While all of these sections may contain some legal citations, they are not intended as in-depth analyses, but rather as introductions to different ideas so that local government planners and other interested parties have a larger view of what is available in the policy toolbox. Finally, each policy tool illustrates the policy tool with a"best practice" section which gives an example of the policy tool in use. None of these policy tools represents a"silver bullet"that will stop the loss of recreational and commercial working waterfronts. Rather,they represent an array of tools that may be carefully integrated into a local governments efforts to maintain its waterfront. n Property limitations agreed to by a former property owner will not support a finding of ( inordinate burden on future purchasers as the future purchasers have no reasonable expectation of v contravening previous restrictions on the property. Palm Beach Polo,Inc.v.The Village of Wellington, 918 So.2d 988,995(Fla.4th DCA 2006).