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Item P2BOARD OF COUNTY COMMISSIONERS AGENDA ITEM SUMMARY Meeting Date: Marchl8, 2015 Division: County Administrator Bulk Item: Yes No X Staff Contact Person/Phone #: Lisa Tennyson x4444 AGENDA ITEM WORDING: Discussion and direction regarding the potential acquisition of the "Gulf Seafood" property on Stock Island in order to preserve commercial fishing. ITEM BACKGROUND: History: In November 2008, the County applied for a grant through the Florida Communities Trust (FCT) Stan Mayfield Working Waterfront Program to purchase the "Gulf Seafood" property, located at 6021 Peninsula Avenue in Stock Island, in order to preserve the 8-acre parcel (5 acres upland, 3 acres private bay bottom) in perpetuity for commercial fishing. At the time of that original application, the project cost (for acquisition) was estimated to be $11M. The County committed $3.5M toward the purchase. The request to FCT was $7.5M. The County's project did not rank high enough to be considered for funding. Current: FCT recently notified the County that there is $2M remaining in that grant program that can be directed to our project should we still wish to proceed with the Gulf Seafood acquisition. The current cost estimate for the acquisition is $7M. The State/FCT contribution is $2M. The County contribution required will be $5M. These are preliminary numbers, subject to appraisal and negotiation. The State/FCT will conduct the appraisal, negotiation and sale. FCT has given us until the end of March to let them know if we are interested in moving forward with this project; otherwise the funds will revert back to the program. If the County is interested in proceeding, we will need to provide them with a renewed commitment letter (original commitment letter is attached for reference) including confirmation of the County's contribution toward the acquisition cost. Additional information is in the backup. PREVIOUS RELEVANT BOCC ACTION: November 2008: Approval of grant application submission to FCT to purchase Gulf Seafood, including County cash commitment of $3.5M. December 2006: The Marine Port Advisory Committee recommended to the BOCC the purchase of this parcel for preservation of working waterfront. The recommendation was further supported by the Advisory Board for the Florida Keys National Marine Sanctuary with requested that the BOCC "urgently consider the purchase of the Gulf Seafood site for the preservation of the commercial fishing industry and associated traditional way of life in Key West and Lower Florida Keys." CONTRACT/AGREEMENT CHANGES: NA STAFF RECOMMENDATIONS: TOTAL COST: $5M INDIRECT COST: BUDGETED: Yes No COST TO COUNTY: $5M SOURCE OF FUNDS: I Cent Infrastructure Sales Tax REVENUE PRODUCING: Yes No AMOUNT PER MONTH Year APPROVED BY: County Atty OMB/Purchasing Risk Management DOCUMENTATION: Included XX Not Required DISPOSITION: AGENDA ITEM # Back -Up Documentation: 1. Project Overview (Powerpoint) 2. County Commitment Letter (Draft, template provided by FCT) 3. Willing Owner Statement (Template provided by FCT) 4. Original 2008 Grant Submission to FCT 5. Legal Property Description 6. Property Zoning and FLUM Information I�mw ow El IA tt CD is M ® c•P �jCD C � w C 9 m p �. ® o ® CD � �. ®CD r+ Cl, CDCD �- CD �• CD W CD CD UQ CDD � CD ® � CD 0 CD CTL CD CD C . CD W 0. 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D • CD CD CD CD D •cr D ..D 1 • D •* 1CD r-t- r 1. • 1 cr CD CD 1• P� County Commitment Letter (Draft) OMNIMarorprors, ^90 Monroe County Board of County Commissioners Office of the County Administrator The Historic Gato Cigar Factory 1100 Simonton Street, Suite 205 Key West, Florida 33040 (305)2924441 March 18,2015 Linda Reeves OMC Manager Department of Environmental Protection Land and Recreation Grants Section Florida Communities Trust 3800 Commonwealth Boulevard Tallahassee, Florida 32399-3000 MS 103, Mail Code 7550 Dear Ms. Reeves, BOARD OF COUNTY COMMISSIONERS Mayor Danny L. Kolhage, District I Mayor Pro Tcm Heather Carruthers, District 3 George Neugent, District 2 00 David Rice, District 4 Sylvia J. Murphy, District 5 On behalf of the County of Monroe, I am pleased to submit the enclosed grant application (one original and two copies) to Florida Communities Trust's Working Waterfronts Program. This application is for acquisition of the former Gulf Seafood commercial fishing facility on Stock Island, currently known as "Fishman's Seafood." If the project site is selected for funding, Monroe County is committed to fulfilling the commitments made in the grant application. However, we would like to clarify that since the time of the original grant submission some changes have occurred: • The property owner has changed. • Several, significant improvements have been made, including a new 6,000 square foot processing facility ("fish house") and repaired seawalls. • Estimated project costs are lower than those reflected in the original application; and, • Based on the level of FCT grant funding now available to this project, the County's potential match, should the acquisition move forward, would be higher. We have received an opinion from the local government planning staff determining that the proposed use of the project site is consistent with the local comprehensive plan. We also certify that condemnation or the threat of condemnation has not been used and will not be used to acquire any portion of the project site. I hereby authorize Lisa Tennyson, Director of Legislative Affairs and Grants Acquisition to act as the Key Contact for the project. I understand that all correspondence concerning the grant application will be directed to this person. You may reach her at (305) 2924444 or tennyson-lisa@monroecounty-fl.gov or by mail at Monroe County Office of Management and Budget, 1100 Simonton Street, Key West Florida 33040. Roman Gastesi, Jr. County Administrator Willing Owner Statement Willing Owner Statement Fee Simple Acquisition (Exhibit H) TO: Monroe County Florida Communities Trust RE: Gulf Seafood Parcel on 6021 Peninsular Avenue, Stock Island, Monroe County, Florida TAX PARCEL #s: 00123680, 00125900, 00125910, 00125920, 00125930, 00125940, 00126000, 00126010, 00226020, 00126030, and 00126040, 00126050 I do hereby state that as the property owner(s) of the above -referenced property, I am willing to entertain a purchase offer from Monroe County and Florida Communities Trust. UP Development Key West Holdings, LLC By: i ,,,P4nt Name 1� Signature of Property Owner By: Print Name Signature of Property Owner City, State, Zip Telephone Number Date Signed by Owner Owner Address: 1045 Tulloss Rd Franklin TN 37067 Please return this form to: Lisa Tennyson, Dir. Legislative Affairs and Grants Acquisition Monroe County Office of Management and Budget 1100 Simonton Street Key West, Florida 33040 Original Submission for Stan Mayfield Working Waterfront Grant Program Florida Communities Trust Stan Mayfield Working Waterfronts Program Grant Application Submitted by: Office of Management and Budget Historic Gato Building 1100 Simonton Street Key West, Florida 33040 Mayfield -Stock Island Maritime Facility November 21, 2008 Florida Communities Trust Application Form SMWW-1 Stan Mayfield Working Waterfronts Grant Application Form In Accordance With Rule 9K-9.003(1), F.A.C. 1. PROJECT NAME Mayfield -Stock Island Maritime Facility (Descriptive project name) 2. APPLICANT NAME Monroe Coun (Name of Local Government or Nonprofit Working Waterfront Organization) Nonprofit Working Waterfront Organization, must provide the required information requested in Exhibits J, K and L. 3. PARTNERSHIP APPLICATION is this a Partnership Application between a Local Government and Nonprofit Working Waterfront Organization? YES NO X It yes, provide the name of the Nonprofit Working Waterfront Organization. Also, provide an application transmittal letter from the partnering agency. 4. KEY CONTACT PERSON Note: The key contact is required to be an employee of the Local Government or Nonprofit Working Waterfront Organization. identify only one key contact person. Key Contact Name Lisa J. Tennyson First Middle Initial Last Title Grants Administrator Department Office of Management and Budget Mailing Address 1100 Simonton Street City Key West , FL Zip Code 33040 Phone Number 305 292-4444 Fax Number (305) 292-4515 E-mail Address tennyson-lies a("?monroecounty4gov Chief Administrator for the Local Government Name Roman Gastesi, Jr.. County Administrator Phone Number t3051292-4441 Note: if the Applicant's principal office address is a post office box, a delivery address is also required. Delivery Address City , FL Zip Code PROJECT6. . County Monroe Section 35 Township 67 South Range 25 East Note:. include all directional designations (Township either North or South —Range either East or West). Form SMi W-1 (Effective ) Page 6. TOTAL PROJECT ACREAGE Indicate the approximate acreage of the Project Site. 7. ACQUISITION TYPE The Applicant must fill out one of the following acquisition types, as appropriate. 8.03 Acres X Fee Simple The Project Site will be a joint acquisition with both FCT and the Applicant participating in the Acquisition process. Less than fee - Working Waterfront Covenants FCT and the Applicant will acquire a less than fee interest in the site — acquiring the development rights off the property while still allowing the owner to continue operation of the site as a Working Waterfront. 1 Number of separate ownerships to be acquired within the Project Site. Note., No Project Site can contain more than 3 ownerships. 8. ESTIMATED PROJECT COSTS Enter an amount on each line and round to the nearest hundred dollars. a. Land purchase price (estimated) $ 10.9 m b. Acquisition costs (estimated) Cost of certified survey(s), appraisal(s), appraisal review(s), title report(s), $ .1 m title insurance premium(s) and environmental audit(s). c. Total Project Costs [Add a. and b.] $ 11.0 m 9. AWARD AMOUNT AND MATCH Dollar Amount Percentage of Award a. FCT grant award amount (1) $ 7.5 m 68.18 % (2 decimal places) b. Match amount (2) $ 3.5 m 31.82 % (2 decimal places) c. Total Project Costs [Add a. and b.] $ 11.0 m 100 % (Should equal 8.c above) (1) The total amount of any Award or combination of Awards applied for by any Local Government(s) or Nonprofit Working Waterfront Organization(s) under any Application(s) or Partnership Application(s) for any project(s) shall not exceed funds available during any one cycle. (2) No match is required. Points are awarded in the criteria (4)(a) 1 and 2 for various levels of match. 10. SOURCE OF MATCH Check the appropriate response(s) below to indicate eligible source(s) of Match: X Existing or future cash from the Applicant. Cash or grant from federal, state, regional, county, municipal, or other agency. Cash from a private Donation. Value of real property donated by the landowner in a documented bargain sale or Donation agreement. Note: If the source of the Match is from a third party, provide documentation indicating source and amount. Form SMWW--t (Effective ) Page 2 OWNERSHIP AND ACQUISITION PLAN List all property owners and parcel tax identification numbers for all parcels. Requirement: Provide a willing owner letter for all parcels listed below (Exhibit H)- included in attachments. Owner's Name Parcel Tax ID Number(s) WSG Sand Lake, LP 00123680 00125900 00125910 00125920 00125930 00125940, 00126000, 00126010, 00226020, 00126030, 00126040, and 00126050 (See next page.) Owner's Mailing Address Phone 400 Arthur Godfrey Blvd., Suite 200, Miami Beach, Florida 33140 305- 673-3707 Owner's Name Owner's Mailing Address Owner's Name Parcel Tax ID Number(s) Parcel Tax ID Number(s) Phone Forth SM -1 (Effective ) Page 3 The purpose of the Stan Mayfield Working Waterfronts Program is to further the protection and continuation of Working Waterfronts in the State of Florida. "Working Waterfront" is defined in the Florida Statute as: (a) A parcel or parcels of land directly used for the purposes of the commercial harvest of marine organisms or saltwater products by state -licensed commercial fishermen, aquaculturists, or business entities, including piers, wharves, docks, or other facilities operated to provide waterfront access to licensed commercial fishermen, aquaculturists, or business entities; or (b) A parcel or parcels of land used for exhibitions, demonstrations, educational venues, civic events, and other purposes that promote and educate the public about economic, cultural, and historic heritage of Florida's traditional working waterfronts, including the marketing of the seafood and aquaculture industries. The project proposed for funding in the grant application must clearly further the purposes of a Working Waterfront as outlined above. Form 5M -1 (Effective ) Page 4 A Project Summary is required when a Local Government proposes to acquire fee simple interest in the Project Site solely for a public use such as a maritime museum, educational venue or civic event area to educate the public about the economic, cultural and historic heritage of Florida's traditional working waterfronts,: A Business Summary is not required for this type of project. The Project Summary shall include a discussion of the purpose of the project, existing and future uses, existing and proposed physical improvements and historic resources. Include the size of any existing or proposed buildings. Indicate if any easements, concessions, or leases exist or are proposed, The recommended size for a Project Summary is one page. Business Summary When the site is to be operated as a Working Waterfront, a Business Summary is required, Recommended size of a Business Summary is two to five pages but use as many pages as needed. Address the following items. If an item is not applicable to the project, please state so. Introduction 1. Provide a brief description of the existing and/or proposed activities on the site. Z Discuss how the Project Site would further the protection and continuation of a Working Waterfront. Note: The proposed activities on the site must conform to purposes of the Working Waterfronts Program as defined in 380.5105(a) and (b)_ 3. Discuss how the development and management of the Project Site will provide an economic benefit to the community. 4. Ownership type: Public (Local Government) Private — describe the type of ownership including. Name of organization Owner(s) or officer(s) History and background of the business Business 1. Describe existing or proposed business activities on the site. Note: The primary activities and revenues collected on site shall conform to the purposes of the Working Waterfront program. 2. Explain the services, benefits and support to the commercial seafood industry. 3. Describe educational activities to be conducted that highlight the historical or current commercial fishing or aquaculture industry. 4. Explain any activities indirectly supporting the commercial seafood industry. 5. Describe the current and future demand for the facilities and activities to be provided, including but not limited to: Description and size of current market; Geographic region of customer base; Describe competition in the area. Management 1. Description of facility(ies). Identify existing and all proposed improvements: a. Describe conditions and size of existing structures. b. Description and approximate size of the proposed improvements. Note: Any new structure to be located on sovereignty -submerged lands shall comply with the criteria set forth in F.A.C. 18-21 including but not limited to the requirement that the structure be water dependent 2. Identify existing and/or proposed easements, concessions, or leases. 3. Identify any existing or proposed third party leases including the lessee and purpose of the lease. 4. Identify all short term and long term maintenance requirements. 5. Discuss current and proposed staffing needs. 6. Identify the approximate cost for development and operation of the site including proposed improvements, maintenance, staffing, etc. 7. Identify funding sources for the development and maintenance of the site. Appendix Attach and label backup documentation to provide verification of above items as needed. Form 5 -1 (Effective ) Page 5 Afqvfidd Grant Application Form SARIV 1 Monroe Comm; November 2008 I. Introduction 1. Brief Description of the existing and/or proposed activities on the site. Current Parcel name: Gulf Seafood, Incorporated Owner Name: WSG Sand Lake, L.P. Location: 6001 Peninsular Avenue, Stock Island; adjacent to Boca Chica Channel, Mile Marker 5 on the Atlantic side of US Hwy 1. The subject property has the additional addresses of 8 Peninsula Avenue and 6021 Peninsular Avenue and consists of 12 contiguous parcels, all owned by WSG Sand Lake, L.P. Type of facility: Commercial fishing Zoning: Mixed Use FLUM Designation: Mixed Use Commercial Tier Designation: Tier 3 The parcel, a "jewel" that Monroe County Board of County Commissioners by unanimous vote aspires to purchase and protect, is a unique 8-acre boat basin (4.9 acres of upland and 3.1 acres of bay bottom) located on the southeast side of Stock Island in Monroe County. The subject parcel is classified as marine working waterfront and lies within a Mixed -Use zoning district, with a vested right for use as a commercial fishery. We are proposing to use this parcel for commercial fishing dockage and trap storage, the two most important, pressing and threatened needs of our local commercial fishing fleet. The property is fully operational for dockage and trap storage on day one. The subject parcel's assets for commercial fishing include the following: • 8 acre site; • 5 acres of upland, fenced; • 3 acres private bay bottom; 2,445 linear feet of seawall; • Room for 75 vessels; • Room for 100,000 traps; Permits in hand for piers, seawall repair and fuel tanks; and • Commercial vessel launching facility. Current Aerial View of subject parcel Mavfield Grant. application Form SA/IPV 1 Monroe County, November 1008 Although currently unutilized, during storms much of the commercial fleet ties up in this basin for protection, with the owner's permission. The protection the site offers vessels from storm winds in hurricanes is yet another of the parcel's assets. Once the site of Woodsy -Niles Fish house, and more recently Gulf Seafood, this parcel has operated as a commercial fishery for decades. Below is a photograph of the fishery in the 1980's. The property was sold in 2005. It is currently vacant and cleared of all structures (not withstanding the seawall and boat ramp.) A small area of the seawall is in disrepair and has been permitted for repair. Planned improvements by current owners to construct new piers and install new fuel tanks have been permitted by DEP, the Army Corps, and Monroe County. The property is highly threatened by current re -development pressures in the Keys. There is a demonstrated market for this property to be converted to non - fisheries uses. f3k=V''°W= The present owner, WSG Sand Lake, Gulf Seafood In operation In the 1980's LP, has submitted application and plans for redevelopment of the parcel to an upscale marina (their letter of intent and redevelopment plans are included in Exhibit T). The redevelopment plan is similar to those of Yacht Clubs of America, Kings Point Marina and Old Island Harbor, which are all recent examples of former Stock Island working waterfront turned luxury marinas. The site of the former Gulf Seafood is an ideal parcel for acquisition through the Stan Mayfield Working Waterfront Grant. It is: • An historically active working waterfront which is strategically significant to the local, regional and state fisheries -related economy; • Currently located and developed to fully support commercial fishing activities; • Under current and emerging threat by development of conversion to uses incompatible with commercial fishing activities; • In a community with a clear desire to maintain and support commercial fishing enterprises as evidenced by zoning, comprehensive plans, interim development orders, etc; and • A critical part of the working waterfront infrastructure. Mgyfreld Grant Applicaaoir Form sMinv-1 Monroe Canty, November 2008 2. Discuss how the project would further the protection and continuation of a working waterfront. Upland Areas e It will also support a diversity of working waterfront activities. Its long seawall will serve the dockage needs up to one third of the commercial fishing vessels in the Stock Island area. Its abundant upland space provides plenty of trap and gear storage; and boat lift will also allow for a small boat yard for the maintenance and repair of commercial fishing vessels. Its ideal location offers easy access to deep -water navigation channels and road transportation, proximity to support services and protection against potentially damaging hurricane winds. The property provides secure critical commercial fishing access for fisheries that cannot or will not be met by other properties. Project', Basin and Portion of the 2,S00 LF of Seawall This acquisition would put this critical part of the working waterfront in the public domain. The Gulf Seafood facility on Stock Island represents one of the last opportunities Afield Grant Application Form SAIRIV-1 Monroe Counts; A'o" m&r 2008 for maintaining working waterfront access, and preserving the historic, economic and cultural importance of the commercial fishing industry in Key West and Monroe County. The Project Mitigates the Threat of Redevelopment to Commercial Fishing in Stock Island It's hard to imagine Stock Island without a working waterfront, but that is a possibility. Currently the subject parcel is part of a pattern of working waterfront that is in redevelopment transition, slowly displacing the commercial vessels it once housed. Due to market pressure and zoning changes, the future of commercial fishing is at risk. In recent years, most of the commercial fishing docks have been converted into commercial marinas (Sunset Marina), luxury condominium marinas (Yacht Clubs of America), and an upscale mixed - used residence and marina (King's Point). Safe Harbor is now under similar redevelopment. Stock Island Lobster Company represents the only other fish house in Stock Island, and this facility is near capacity in terms of dockage and trap storage space. If the leased property of La Curva's dockage is sold or redeveloped, Stock Island Lobster Company could not accommodate those vessels. The Gulf Seafood site represents a singularly valuable opportunity to secure the future of commercial fishing in Stock Island. If we don't act to protect commercial fishing now, the costs to the region could be immense. Loss of the commercial fishing industry and associated fish houses could lead El i(avfield Grant Application Form SAfil'IV--1 Monroe County, ,November 2008 to a reduction in the gross county production of approximately of $108 million for the Florida Keys in just the next 6 years.' The Keys' fishing industry has been trending downward in the number of commercial 1� ,f� r fishing licenses and pounds of landings.= While there is no doubt that additional federal and state 1 regulations, increased operating costs, and weather have contributed to the downward trend, the industry's the most significant threat is k, decreased access to working waterfront. "Future fishery management actions may lead to further industry consolidation in both numbers and vessels and fish dealers, but nothing threatens the ultimate survival of Keys historical and culturally -relevant commercial fishing industry y` as much as does the potential loss of commercial fishing waterfront access to residential and recreational marina redevelopment," states Doug ' Gregory, Sea Grant Marine Agent with University of Florida's Extension Services. 7-LO bster Buoys at the former site of Gulf Seafood The South Florida Regional Planning Council has also sounded the alarm. Its Monroe County Working Waterfront Report states, "If nothing is done to control this redevelopment, the concern is that future losses of waterfront facilities will negatively affect the economy and bring an end to critical marine service industries (e.g., boatyards), commercial marinas which are available to the public, and traditional trades associated with the community character (e.g., commercial fishing.) The commercial fishing industry is once again particularly vulnerable due to their dependence on waterfront land and increasing operating costs." 3 The Project Has Community -wide Support There is wide community support for the acquisition of the Gulf Seafood parcel for the use and preservation of commercial fishing. In 2006, the Monroe County Board of County Commissioners' Marine and Port Advisory Committee (MPAC) unanimously ' Monroe County Marine Management Strategic Plan, Appendix 4, Demographic and Economic Analysis of Monroe County and the Marine Industry, prepared by the South Florida Regional Planning Council with Center for Urban and Environmental Solutions at Florida Atlantic University, December 2005 However, those that remain in business are becoming more efficient based on landings per trip; and, in terms of poundage, the last 7 years have been more productive that the 80's and only slightly less productive that the 90's. It's also important to note that Monroe County has had the largest commercial fishing fleet in the Southeastern United Stales, so some consolidation is inevitable. 3 Monroe County Marine Management Strategic Plan, Appendix 2, Working Waterfronts Report, prepared by the South Florida Regional Planning Council with Center for Urban and Environmental Solutions at Florida Atlantic University, December 2005. Mavfield Gran! Application Form SMiVIV-1 Monroe County. November 1008 recommended the purchase this parcel after reviewing a variety of working waterfront sites for possible acquisition. The Advisory Council for the Florida Keys National Marine Sanctuary strongly supported this recommendation, requesting that the BOCC "urgently consider the purchase of the Gulf Seafood site for the preservation of the commercial fishing industry and associated traditional way of life in Key West and the Lower Florida Keys." In October 2008, The Florida Keys Commercial Fishermen's Association agreed that there was no more suitable or critical facility for commercial fishing in the lower Keys and voted unanimously to support the acquisition of this parcel under the Stan Mayfield Working Waterfront grant program. This was reaffirmed at the organization's November meeting. (See support letter from FKCFA in Exhibit S.) On November 19, 2008, the Monroe County Board of County Commissioners voted unanimously to approve the submission of this application for acquisition of the Gulf Seafood parcel. The Project Supports and Furthers Monroe County's Effort to Protect and Preserve Working Waterfront Monroe County and the communities of the Florida Keys have historically desired to maintain and support our commercial fishing industry; this project would further the numerous efforts on behalf of the County to protect and preserve the commercial working waterfront. In efforts to preserve and protect our working waterfronts, the County has carried out the following protective measures: • In 2005, Monroe County issued a 9-month emergency moratorium on waterfront redevelopment. • Monroe County Board of County Commissioners retained the South Florida Regional Planning Council (SFRPC) and the Center for Urban and Environmental Solutions of Florida Atlantic University (CUES) to develop the Monroe County Working Waterfronts Master Plan to provide a comprehensive strategy for protecting and preserving the working waterfronts of Monroe County. This report presented a coordinated implementation strategy recommending numerous modifications to our current land development regulations and comprehensive plan policies to strengthen efforts to preserving the working waterfront. Monroe County continued to control redevelopment by following up on this action with an Interim Development Order in 2006, which was then extended to July 2008, to allow us time to do develop appropriate and protective development guidelines in our LDR's and Comprehensive Plan. 2 Mayfield Cram Applicurion Form sAnviv-! Monroe Counrv, November 1008 The County has put in place a number of land use zones specifically designated for or protective of commercial fishing, such as the mixed -use district, commercial fishing village district, commercial fishing special district, maritime industries district. Our proposed project parcel lies within a mixed -use district: • As per the Monroe County Code 9.5-219, "the purpose of the Mixed -Use district is to establish or conserve areas of mixed -uses, including commercial fishing, resorts, residential, institutional and commercial uses, and preserve these as areas representative of the character, economy and cultural history of the Florida Keys." • Section 9.5-248 discusses allowable uses within mixed -use districts; commercial fishing is listed as an as -of -right use. (See Exhibit R.) e The Monroe County Code defines commercial fishing as follows: (C-12) commercial fishing means the catching, landing, processing or packaging of seafood for commercial purposes, including the mooring and docking of boats and/or the storage of traps and other fishing equipment and charter boat uses and spot diving uses. Contained within the County's Year 2010 Comprehensive Plan are the following provisions specific to the Stock Island's working waterfront (these excerpts are in Exhibit I): . Goal 212 states that Monroe County shall prioritize shoreline land uses and establish criteria for shoreline development in order to preserve and enhance coastal resources and to ensure the continued economic viability of the county. Policy 212.1.3 states that Monroe County shall maintain existing commercial fishing operations as conforming uses. • Objective 502.1 states that Monroe County shall promote the preservation and enhancement of the existing ports and port -related activities. • Policy 502.1.1 states that Monroe County shall permit only port and port related land uses within the Safe Harbor/Peninsular port area of Stock Island. Policy 502.1.2 states that Monroe County shall permit land use supportive, complementary or otherwise port -related nearby and adjacent to the Safe Harbor/Peninsular port area of Stock Island. Section 3.20.2 of the Comprehensive Plan Technical Document discusses the threat to commercial fishing posed by redevelopment pressures and the need to address this. . Policy 101.4.5: Amended language (underlined) to our Comprehensive Plan, recently approved by DCA and to be adopted at the December 2008 BOCC meeting, enhances protections for commercial fishing: N Xlavfield Grant Application Form SHIM-1 Monroe County, November 2008 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, the natural environment and orderly and balanced growth. Employee housing and commercial apartments are also permitted, along with other permanent residential development compatible with the mix of uses allowed. The maintenance and enhancement of economically viable commercial fishing. and other traditional water dependent and water related uses such as retail storage and repair and maintenance shall be encouraged within this land use cate o(pursuant to Goal 219 of this Plan . Special protective provisions are also included in the Stock Island Liveable Communikeys Master Plan, which was formally adopted by the County Commission in 2006 as part of our Comprehensive Plan. These include: • Goal I is to provide space for a working waterfront and its supporting industries. Further, Strategy 2 of Goal 1 is to maintain and protect maritime industrial and water -dependent uses from encroachment and displacement by incompatible or non -water dependent uses. • Goal 2 is to preserve commercial fishing. • Strategy 1.3 is to acquire waterfront property, preferably with existing infrastructure to support commercial fishing. Action Item 1.3.4 is to amend the land development regulations to eliminate the list of permitted uses that are not consistent with the purpose of the zoning district. • Goals 5 and 8 discuss the need to preserve the historic maritime history and community character of Stock Island through commemorative signage and design guidelines. Despite these efforts, there has been continued uncertainty about future land uses along our waterfront. MU zoning which applies to most of the working waterfront in Stock Island, allows for both commercial and residential uses and does not adequately or inherently protect commercial working waterfront land from being converted to residential or other non- commercial fishing uses. Exacerbating this uncertainty, the County is under pressure from waterfront developers to consider amendments to the Year 2010 Comprehensive Plan to further ease working waterfront redevelopment restrictions. This uncertainty and protracted planning process has hurt the industry and made most of the fishing firms in the Stock Island area fearful for the future viability of their traditional ability to continue fishing. Such a loss would be irreversible. Principles for Guiding Development This project also adheres to the intent and purpose of the Principles for Guiding Development for areas of critical state concern. Specifically, it complies with the following development principles: Alatifield Gram Applicatiaan Form SAMP`lV-! Monroe Canna; Alavember?00 (b) To protect shoreline and marine resources; (d) To ensure the maximum well-being of the Florida Keys and its citizens through sound economic development; (f) To enhance natural scenic resources, promote the aesthetic benefits of the natural environment, and to ensure that development is compatible with the unique historic character of the Florida Keys; (g) To protect the historical heritage of the Florida Keys; (I) to limit the adverse impacts of public investments on the environmental resources of the Florida Keys; and (1) To protect the public health, safety, and welfare of the citizens of the Florida Keys and maintain the Florida Keys as a unique Florida resource. AICUZ Compatibility This parcel lies in very close proximity to and just across the Boca Chica Channel from the Naval Air Station Key West; as such it lies in the 75-79 Decibel Noise bevel of the Air Installation Compatibility Use Zone. The property's proposed and perpetual use of commercial fishing (in contrast to potential residential use) represents compatible land development within the AICUZ, safeguards the military mission, and protects the public's safety, while also promoting economic growth. From a national security perspective, keeping this land that is adjacent to the Naval Air Station free from commercial development, would add an invaluable level of security. As such, NAS Key West is very supportive of this project and is currently investigating the possibility for funding in this current 2009 cycle of their Encroachment Partnering Program. 3. Discuss how the development and management of the project site will provide an economic benefit to the community. The Florida Key's economic vitality encouraging working waterfronts. Our working waterfronts provide a workplace for fisherman and the sectors associated with the fishing industry. Next to tourism and the Navy, commercial fishing is the most valuable sector of our local economy. Our tourist economy relies in part upon the iconic image of fisherman plying the oceans for their living. While the county's working waterfronts play a large role in the local and the state's economy, a very small portion of our waterfront remains as working waterfront, and these precious few working waterfront areas are under constant threat. 9 is particularly reliant upon maintaining and Stock Island Lobster Boat with Traps on Dods jVlavfield Grant Application Form SAIWW-1 Monroe County, November 2008 The Key's complex marine ecosystem's extensive nursery, feeding and breeding grounds support a multi -million dollar commercial fishing industry. By just about every measure: SPLs, federal permits, ex -vessel value of landings, fishing trips, number of traps and number of vessels, the Keys' commercial fleet, and in particular the Stock Island fleet, is strategically significant to the local, regional and state fisheries -related economy. In 2006, Monroe County was ranked the 5`h most valuable port in the nation, with a total dockside value of $54 million. It is the only port in the State of Florida that annually makes the list of the nation's top 50 ports. According to Florida Fish and Wildlife Service, the annual catch of the Florida Keys' commercial fishermen includes but is not limited to: • 4 million pounds of spiny lobster -- 90% of the State's entire lobster haul; • I million pounds of stone crab -- 35% of the State's total crab catch; • 1'/a million pounds of snapper -- 32% of the State's total); • 1 million pounds of king mackerel -- 25% of the state's catch); • '/a million pounds of ballyhoo -- 69% of the state's catch); • '/4 million pounds of tilefish (5% of the state's catch); and ® 1/2 million pounds of grouper (6% of the state's catch). Stock Island landings alone have a dockside value of $22-24 million and the local commercial fishermen catch almost half the county's total haul -- approximately 7 million pounds of lobster, stone crab and finfish annually. This represents 5% of Florida's total landings and 13% of the state's total value. The economic significance of the Gulf Seafood parcel as part of Stock Island's productive working waterfront cannot be overstated. A recent study entitled Potential Economic Activity Associated with Gttlf Seafood Facility Key West, Florida 2007 projects the potential economic impacts of an operating facility at Gulf Seafood. The study projects that a 50-75% share of the Stock Island commercial fishery landings (valued at $22 million in total) is reasonable at the Gulf Seafood property.5 At a 50% share of the landings, the study indicates that the total annual economic output for the Gulf Seafood parcel would be: • $11 million in harvest revenue; • $3.8 million in wholesale margins; 4 Florida Fish and Wildlife Conservation Commission, Marine Fisheries Information System, 2007 Landings Summary by County. 5 Thomas J. Murray and Associates, Inc., Potential Economic Activity Associated with Gulf Seafood Facility Key West, Florida 2007; prepared for the Florida Keys Commercial Fishing Association, Inc. (In 1998, NOAA established a set of commercial Fishing panels to monitor the impacts of sanctuary regulations on commercial fisheries. Thomas Murray and Associates, Inc., was contracted to set up the commercial fishing panels and collect information to assess their catch and financial performance, Thomas Murray and Associates also has a subcontract with the University of Miami, Itosenstiel school of Marine and Atmospheric Science, to collect data directly from fishermen.) 10 Akvfield Grant applicotian Form SAlINV--1 Monroe County, November 2008 • $3.2 million in retail margins; • Total output of $22.5 million; • Total income of $14 million; and The creation of 610 jobs.' The study's author also notes that these economic impact projections do not include the potential revenue arising from the commercial boat yard which is part of the facility that would provide significant additional revenue to the operation. For example, the most recent data available from the Florida Department of Revenue indicated that Monroe County was 10'h among the state's counties in boating related retail sales including boat yards, reaching $163 million in FY 2006. The study also does not include the potential economic impact for fishermen who can now more freely invest in the expansion of their individual business enterprises and capacity for production because they will have a permanent and secure location for their present and future operations. The purchase and preservation of the Gulf Seafood parcel will allow the local fishing industry to meet the seafood market's demands well into the 2151 century and will have additional positive impacts on labor income, business activity, and the continuation of the Florida Keys' brand as the seafood business center of Florida and the Southeastern United States. 4. Ownership Type We are currently developing an ownership model that involves a true partnership with commercial fishermen. We are proposing to utilize an innovative public/private long- term ground lease partnership between Monroe County and the County's licensed, commercial fishermen to acquire and protect the Gulf Seafood parcel. This model is based on Monroe County's long-term ground leases used to develop and protect land for affordable housing in the Keys. The long-term ground lease is a vehicle increasingly used to preserve and protect highly desirable, common -good land uses. 6 ibid Stock Island stone crab fisherman with traps on dock Mayfield Gran! Application Form SAIJI'W-I Monroe County, November 1008 The County would retain ownership of the land and the property will be preserved as commercial working waterfront in perpetuity. We then propose to apportion sections of the property (to include a section of the seawall for dockage, and an area of upland space for trap and gear storage) and lease these out to individual commercial, licensed fishermen. This leasehold would restrict the use of the property for commercial fishing uses only in perpetuity. The leasehold would be assignable but also restricted: the lease holding fisherman would be able to sell his lease, but only to another working, licensed, commercial fisherman. The County would monitor each of these transactions. We are contemplating a long-term Iease period of twenty years. Through this long-term leasehold, these fishermen will then "own" their dockage and storage space. They will have, for the first time, a sense of permanency and stability, and the security they need to comfortably invest in the future of their individual commercial fishing businesses. Currently, every single Stock Island fisherman, even the top producers, operates from dockage space without the benefit of leases or contracts from private owners. The price for this long-term leasehold would be approximately $200,000. We believe based upon information provided to us by the fishermen that there are approximately 20 local licensed, commercial fishermen with the interest and requisite financial ability to purchase these leases. This would give us the $4 million in additional funding, beyond the State grant, that may be necessary to acquire the parcel. We have also received indications of Stock Island Commercial Lobster Boat Operation interest in this arrangement from fishermen throughout the Keys and other areas in Florida seeking secure dockage and trap storage. It is certainly possible for us to "sell" additional leaseholds as the parcel can accommodate up to 75 vessels. The fishermen are very excited for the opportunity to "own" their own piece of the working waterfront for their business. They are however reluctant to take any tangible individual action that demonstrates their willingness to "go independent" and sign onto this project until they know for sure that the project is being seriously considered for funding. In addition to the above land lease option, assuming a financial gap of approximately $3.5 million (the difference between the estimated acquisition price of $11 million and the state grant of $7.5 million), the current property owners will hold a note for the balance of the acquisition price for a period of at least 5-7 years at a favorable (for the County) interest rate. 12 dfavfreld Gran! Application Form 5A1{NW--1 Monroe County, Norember 2008 This would allow the County and fishermen partners more time to secure financing, if necessary, and the County will be well positioned to pursue additional funding opportunities to expand and develop the land for commercial fishing. For example, we've recently been approached by the Naval Air Station Key West about their high level of interest in our project (the regional command in Jacksonville has also expressed its support) and the very good possibility of providing gap grant funds through the Navy's Encroachment Partnership Program. NAS Key West staff has indicated that the subject parcel, located within the highest DNL level in the AICUZ and close proximity to the base (which lies just to the north across the Baca Chica channel), makes it a perfect project for the program's funding. The naval air station's flight operations create noise and vibrations and pose other hazards that conflict with residential use. Opposition from residents within the fly -over areas ultimately affects the Navy's ability to train their pilots. Successful acquisition of the Gulf Seafood property as a commercial fishing operation would greatly alleviate a significant future residential encroachment and limit this conflict. NAS staff is actively attempting to have this project inserted into their program's current funding cycle. We should have a better idea of where we are with this funding source within the next month or two. H. Business 1. Describe the existing or proposed business activities on the site. Currently the parcel is vacant; there are no existing services. Prior to submission of this application the owner/developer was advancing with development of this land with permitting and land clearing for intense resort development. They have agreed to hold off in order to give the County time to seek these funds for preservation of this unique commercial fishing working waterfront. Now the County is proposing to provide dockage and trap storage, the most immediate needs of our commercial fleet in the Lower Keys. The project can accommodate dockage (pursuant to Rule 9K-9.006 (3)(a)(1)) for up to 75 commercial fishing vessels and trap storage space (pursuant to Rule 9K-9.006 (3)(a)(4)) for 100,000 traps. Lower Keys' fishermen account for approximately 300,000 traps, so storage is a critical need. In addition, we propose to operate a boat yard on the site. The parcel has a boat ramp and a commercial vessel boatlift (pursuant to Rule 9K-9.006 (3)(a)(3)). The boat yard will offer a variety of services and will have room for up to 20 vessels at any one time. While in operation, Gulf Seafood ran a very successful commercial fishery with upwards of 50 boats and a very busy boat yard. All activities and revenues collected shall conform to the purposes of the Working Waterfront program. All revenues collected shall be directed toward the repayment of any acquisition costs absorbed by the County and to the ongoing management and maintenance of the property. However, without this grant, the developer will recommence development of the property. 13 Alatifeld Grant Application Form SAM71V--1 Monroe Countv, Not -ember 1008 2. Explain the service, benefits, and support to the commercial seafood industry. Despite their high productivity and contribution to the local and state fishing industry, our licensed, commercial fishermen lack permanent, secure, safe dockage and adequate trap storage space. The primary service of this project is to provide that permanent dockage and trap storage space for one of Florida's most valuable fisheries. Currently, every single commercial fisherman in Stock Island, even the top producers, rents his space without benefit of a lease or contract. In addition, there is no dockage available for independent licensed commercial fishermen, who also sometimes must use their own personal residential property for trap storage. This does not allow For a reliable means for investment and expansion of their Stone Crab Traps Plied High on La Curva pocks businesses. Stock Island is at risk of losing these fishermen if the private owners sell their private property. By "owning" their dock space the commercial fishermen create more stable business environment which our Florida economy is so dependent upon. 3. Describe the educational activities to be conducted that highlight the historical or current commercial fishing or aquaculture industry. The County, in conjunction with the local Florida Sea Grant office, will conduct educational activities with fishermen to encourage sustainable resource practices and will erect educational kiosks for the visiting public that will explain the historical and cultural significance of commercial fishing (pursuant to Rule 9K-9.006 (6)(a) and (b)) as well as conducting activities such as tours and observations of the commercial fishing operations at the fishery. We will also coordinate with the local School District which has very limited opportunities for field trips and the various marine environmental educational organizations here in the lower Keys: the Reef Relief Environmental Center, Mote Marine Laboratory, and the new Florida Keys' Eco-Discovery Center in Key West. 4. Explain any activities indirectly supporting the commercial seafood industry. This project will be providing direct support to the commercial fishing industry by providing critical dockage and trap storage. The boat ramp, boatlift, and a boat yard operation will provide important support services. In addition, this property can serve as a hurricane hole for additional vessels. Mayfield Grant Application Form SA11i'W-1 Monroe County, November 1008 Describe the current and future demand for the facilities and activities to be provided, including but not limited 1> With +I commercial fishing licenses in the Florida Keys. the Stock Unitedthe largest commercial fishing fleet in the Southern States. Commercial fishing mentioned The 1half lobster1 :. third of the stone A licenses. I State of Florida Commercial Fishing Licenses, 2007 Florida FWC online database License Type Statewide Monroe County MEE Monroe County's fishermen, particularly those in the Lower Keys/Stock Islali also represent high proportionfederal • :• - ■ ■ u' - r - FTT"- In Florida, Monroer2007 Data from NMFS, SERO Permit Database 1' of Federal Monroe • '.�. AtlanticReef !SouthiFish - -��0 WIN. Alayfreld Grant Application Form 5AfINV-1 Monroe Catty, November 2008 Monroe County's fishermen account for 76% of all of the lobster traps in the State; and 35% of all the stone crab traps in the State. And the fishermen in the Lower Keys, which are primarily those in Stock Island, account for 30% of the State's total number of lobster traps and 12% of the stone crab traps. Monroe County's fishermen own over 800,000 traps. We lume a need to store 3001700 lobster and crab tra s within The lather Keys alone. Number of Lobster and Stone Crab Traps in Florida, Monroe County and the Lower Keys, 2008 Data from Fla. Fish & Wildlife Conservation Commission, Marathon Laboratory, Rick Beaver 11-13-08 & Compiled by DRG Species Florida Monroe % of Fla Lower % of % of County Keys Fla MC Lobster 482832 367850 76% 142978 30% 39% Stone Crab 1257922 446291 35% 154637 1 12% 1 35% Totals 1740754 814141 47% 297615 17% 1 37% B. Geographic region of customer base The customer base for Stock Island's lobster, stone crab and finfish is broad and includes domestic markets in Florida and intemationaI markets in Europe and Japan. There are currently three major buyers of Stock Island's product: Keys Fisheries (Marathon), Carlos Seafood (Miami), and Empire Seafood (Miami.) C. Describe competition in the area Until not very long ago, Stock Island had seven operating fish houses. Today, as a result of consolidation and redevelopment, two remain: Fishbusterz Fish House, the only fish house left in the entire Safe Harbor area, and Stock Island Lobster Company, located in the peninsular area, next to our subject parcel. We are not proposing to operate a fish house and therefore would not be directly competing with these fish houses in this activity. The County recognizes the legitimate concerns of the two current fish house operators in Stock Island and does not propose competition with these business entities. (However, should either or both of these fish houses sell and disappear when the market rebounds and redevelopment pressures once again re -exert themselves, our project would be perfectly positioned to develop and operate a fish house operation.) Each of these fish houses also operates dockage and trap storage space, albeit limited, for the fishermen that use their respective fish houses. Our project parcel would be competing for vessels to utilize the dockage and trap storage space. Because we can offer secure, permanent dockage and abundant storage space, our parcel has a competitive edge. IV Movfield Granl Applicalian Form SHIM -I Monroe Cooney, November 2008 Based upon various discussions, we also believe the potential is great that the project parcel will attract some fishermen currently based in other areas, such as Miami and Marathon, or independent operators docked in less than desirable places around the Keys (such as their own residential properties.) With the potential for attracting additional fishermen, this project could in fact enhance, not subtract from, the level of business and amount of product handled by the current fish houses as well as bring additional customers for the fuel and ice services that the current fish houses also offer. There are also three current boatyards in Stock Island: Speneer's, 31), and Robbie's Marine. With several hundred vessels in the fleet, as well as hundreds more recreational boats, there is sufficient business for all. The former owner of Gulf Seafood operated a very successful boat yard on the property up until 2005, when the owners sold the property. III. Management 1. Description of facility. Identify all existing and all proposed improvements. A. Describe conditions and sizes of existing structures. The parcel we are proposing for possible acquisition is an 8-acre boat basin (4.9 acres of upland and 3.1 acres of bay bottom) located on the southeast side of Stock Island. The subject parcel is classified Mixed -Use zoning district and a Mixed -Use Commercial FLUM, with a vested right for use as a commercial fishery. The property includes 3.13 acres (136,343 square feet) of submerged land in a protected, U- shaped basin. (This is private, non -sovereign submerged land.) The basis has direct access to the Boca Chica Channel. This channel links the Atlantic Ocean to the east, with the Gulf of Mexico to the west. The boat basin has a control depth of 20 feet and the channel entrance has a control depth of 6-8 feet, which is ideal for accommodating the larger as marine working waterfront and lies within a Subject Parcel's Seawall, Trap Storage Areas, Boat g Ramp and large, Deep Water Basin Xf vfield Grant Application Form SRIWIV--1 Monroe Coam(v, November 2008 commercial fishing boats. The entire basin is bulk -headed with 2,445 linear feet of seawall, sufficient dockage space for approximately 75 commercial fishing vessels (about 1/3 of the local fleet). At the western end of the property is a concrete boat ramp. The fenced, upland area consists of 49 acres (213,615 square feet), has zoning in place for commercial fishing use and can provide space for 100,000 traps with space for boat yard/repair services and parking. The parcel is located along the eastbound land of Peninsular Avenue, which is a two lane road, and is approximately 250 feet east of Maloney Avenue. The property is approximately one mile southeast of Overseas Highway, which is the only major road in the Florida Keys. The street includes a dedicated right-of-way at 60 feet. The entire site is level and at road grade. The site has no adverse easements or encroachments. Formally the site of Gulf Seafood, this parcel has historically and up until 2005, operated as a commercial fishery. The property was sold in 2005 and is currently vacant and cleared of all structures (not withstanding the seawall and boat ramp.) Although currently unutilized, during storms much of the commercial fleet ties up in this basin for protection, with the owner's permission. The protection from storm winds in hurricanes is yet another of the parcel's assets. In addition, grandfathered on the parcel are 4,000 square feet of NROGO (Non - Residential Rate of Growth Ordinance is the County's commercial permit allocation system, which would allow us to build an on -site office and future fish house as -of - right) and one residential ROGO (which would permit us to build a small unit, also as -of -right, for full-time manager or night-time security guard.) This is a valuable commodity as development permits are very limited here in Monroe County. B. Description and approximate size of the proposed improvements. A small area of the seawall is in disrepair and has been permitted for repair by the current owners. Planned improvements to construct new piers and install new fuel tanks have been permitted by DEP, the Army Corps, and Monroe County. We are not proposing at this time, due to financial constraints, to conduct these improvements. None are necessary to the immediate operation of the parcel for dockage and trap storage. However, the permits remain in effect for several years, and it is anticipated that we will in the future repair the seawall and perhaps construct new piers if there is demonstrated demand for additional berthing space. We do plan to implement the following improvements: water and electrical infrastructure and replacement or repair of the existing commercial boatlift. In Mwfreld Grant Application Form SAIM-1 Monroe County. Norember 1008 2. Identify existing and or proposed easements, concessions, or leases. There are no existing easements, encroachments, concessions, or leases and none are proposed at this time. 3. Identify any existing or proposed third party leases including the lessee and the purpose of the lease. There are no current third party leases, however we are contemplating the development of third party leases with commercial fisherman. This is discussed in detail in Section I-4. 4. Identify all short term and long term maintenance requirements Short term maintenance requirements include general management of the site (security, maintenance, adherence to regulations), installation of utilities and repair of boat lift. Potential, but not necessary long-term maintenance requirements will be repair of the damaged section of the seawall and construction of additional piers/docks. 5. Facility Management Plan Presently, our management concept includes forming a Management Advisory Committee consisting of lease -holding and renting fishermen and other designees as directed by the Board of County Commissioners to oversee the facility's operations. All members of the Committee will be appointed by the BOCC. General management services will be rendered by this Committee during year one. A possible appointee to this Committee, and also one of the top -producing fishermen interested in moving his fishing operation to Gulf Seafood, is also the former owner of Gulf Seafood. He brings considerable prior experience and knowledge of the business and the property, and has pledged to assist us in the management of the project during its first year. For year two, the management services will be bid out through a Request for Proposal. The Advisory Committee will oversee this process, evaluate responses to the RFP, and bring its recommendations for a management service provider to the BOCC. The Advisory Committee will participate in all ongoing management and operation decisions, meet monthly or quarterly, and make regular recommendations related to the facility's operations to the BOCC. 6. Discuss current and proposed staff needs. According the former owner of the Gulf Seafood operation, without a fish house, the maintenance requirements for the site to operate for dockage and trap storage are minimal and include such things as monitoring daily activities, maintenance, ensuring adherence with regulations, including those associated with the Clean Marina/Clean Boatyard program, and daytime/nighttime security. One full-time Site Manager is anticipated at this time, at least for year one, and will be overseen by the Management Advisory Committee. 7. Identify the approximated cost for development and operation of the site including proposed improvements, maintenance, staffing, etc. In hlavfreld Cram Application Form Sb1111KI Monroe County, November 2008 The following are estimates of costs for operation of the site: Insurance: $ 75,000 Utilities (water and sewer, electric, garbage): $ 50,000 Management: $ 50,000 The following are estimated for the one-time development costs: Installation of utilities: $100,000 Repair/replacement of boat lift: $200,000 8. Identify funding sources for the development and maintenance of the site. There are several options for funding these costs. In addition to the commercial fishermen who will purchase long-term leaseholds, we also anticipate many fishermen who will not be in a position to purchase leases, but will, instead, rent their dockage and trap storage space. Conservatively, this could generate a revenue stream of approximately $300,000 annually. On -going utility costs may be shared among the lease -holding and renting fishermen. The boat yard can (again, conservatively) generate $120,000 annually. The one-time development costs may be covered by a portion of the Navy's Encroachment Partnering program grant. These are our best estimates at this time, based on discussions with the former owner of the Gulf Seafood fishery. We will examine all potential revenue sources and expenses in far greater detail and make more exact determinations should our project receive a successful ranking. Anticipated Revenue: One-time Revenue: 20 leaseholds x $200,000: • Navy Encroachment Program Grant (portion to be used for initial development costs) Ongoing Revenue: • Rentals of dock and trap storage space (other than lease -holding fishermen-- 30 fishermen x $850 month x 12 months): • Boat yard/boat lift services: 20 $ 4,000,000 $ 300,000 $ 306,000 $ 120,000 dlmfeld Gram Application Form SAIN W 1 Monroe County, A'ovember ?OD$ 9. Appendix/Exhibits A. US Geological Survey 7 % minute quadrangle map B. County Tax Appraiser's map, names of property owners, tax id numbers, and boundaries C. Aerial photograph with project site boundary clearly delineated and aerial photograph of Stock Island with parcel boundary delineated D. Physical improvements map E. Conceptual site map F. Photographs of project site G. Not applicable H. Willing Owner Statement 1. Comp PIan objectives and policies J. Not applicable K. Not applicable L. Not applicable M. Photographs of Parcel's Dockage Facilities N. Photographs of Parcel's Boat Ramp O. Photographs of Parcel's Trap and Gear Storage Areas P. Permits/land lease not necessary, not sovereign submerged land; attached are permits for potential future improvements Q. Description of parcel zoning showing commercial fishing uses, including dockage and trap storage as uses that are permitted as -of -right. Also included letter from Planning Department confirming proposed uses as permissible. R. FLUM map and text description S. Support letter from Florida Keys Commercial Fishermen's Association T. Evidence of current owners' plans to redevelop property U. Executive Summary of Environmental Site Assessments I and It V. Local Press Clippings 21 PROJECT EVALUATION CRITERIA Answer the following questions, as applicable to the proposed project. Where requested, provide support documentation or attached Exhibits. Note: Provide a response to each of the following criteria, either yes or no. If the answer to a criterion is checked no, move to the next question. if the answer to a criterion is checked yes, provide a response as appropriate and limit your response to no more than % page. Any criterion that is not addressed or is left blank will not be evaluated and no points will be awarded. (1) Location (a) The Project Site is located within the boundary of a locally designated Community Redevelopment Area as defined in s. 163.340, F.S. and furthers the adopted community redevelopment plan (10 points). YES NO X If yes, provide documentation from the local government that the Project Site is located within a Community Redevelopment Area. provide a map showing the boundaries of the CRA, and provide a copy of the adopted community redevelopment plan. Were all three documents provided in the grant application? YES . Documented in Exhibit NO X If documentation is not provided, no points will be awarded. (b) The Project Site is adjacent to state-owned submerged lands designated as an aquatic preserve identified in s. 258.39, F.S. (10 points). YES NO X If yes, provide documentation from the Department of Environmental Protection's Office of Coastal and Managed Areas, including a map and letter that the Project Site is adjacent to state-owned submerged lands designated as an aquatic preserve. Were both documents provided in the grant application? YES___, Documented in Exhibit NO X If documentation from the Department of Environmental Protection's Office of Coastal and Managed Areas is not provided, no points will be awarded. (c) The Project Site is located within a municipality with a population less than 30,000 (10 points). YES NO X If yes,provide documentation from the FCT web site showing that the Project Site is in a municipality with a population less than 30.,000. Was documentation provided in the grant application? YES . Documented in Exhibit NO X If documentation is not provided, no points will be awarded (d) The Project Site is within an area designated as an active "Waterfronts Florida Partnership Community" (9 points). YES NO X If yea, provide documentation from the Department of Community Affairs' Waterfronts Florida Partnership, including a map and letter, that the Project Site is located within an active 'Waterfronts Florida Partnership Community". Were both documents provided in the grant application? YES X . Documented in Exhibit Form SMVVVV-1 (Effective Page 6 NO X If documentation from the Department of Community Affairs' Waterfronts Florida Partnership is not provided, no points will be awarded. (e) The Project Site provides services and is located within 15 miles of a state designated aquaculture "High Density Lease Area" (5 points). YES NO X If yes; provide documentation from the Department of Agriculture and Consumer Services, including a map and letter, that the Project Site is located within 15 miles of a state designated aquaculture "High Density Lease Area". Were both documents provided in the grant application? YES Documented in Exhibit NO X If documentation from the Department of Agriculture and Consumer Services is not provided, no points will be awarded. (f) The Project Site is within an area designated as a "Rural Area of Critical Economic Concern" (4 points). YES NO X If yes, provide documentation from the FCT web site showing that the Project Site is in "Rural Area of Critical Economic Concern". Was the documentation provided in the grant application? YES__, Documented in Exhibit NO X If documentation is not provided, no points will be awarded. (2) Economic Consideration (a) The proposed project provides an economic benefit to the community (10 points); YES X NO If yes, discuss how the acquisition, development and management of the Project Site will provide an economic benefit to the community. Stock Island is the primary working waterfront and one of the last operational ports for commercial fishing in the Florida Keys, Landing 7 million pounds of stone crab, lobster and finfish valued at $22 million, the Stock Island working waterfront area is a unique, invaluable, and irreplaceable asset for the Monroe County and the state economies. And yet, all of the commercial fishing working waterfront in Stock Island is in private ownership. The subject parcel, located in Stock Island, is the single most important working waterfront properties for commercial fishing in the lower Florida Keys, The project can accommodate dockage for up to 75 commercial fishing vessels (about % of the local fleet)., a diversity of risheries. stone crab, spiny lobster, and ffnfish, and 100, 000 traps (about 113 of the local fleet's total traps..) This single site has the capacity to handle 50-75% of the total landings in Stock island. At a 50% share of the landings, the total annual economic output for the Gulf Seafood parcel would be; $11 million in harvest revenue; $3.8 million in wholesale margins;, $3.2 million in retail margins; total output of $22,5 million,- total income of $14 million; and the creation of 610 jobs, (b) The Project Site is located in a municipality or in the unincorporated county with a growth rate that exceeds the average growth rate for the state, as shown by population increase since the last census (10 points); YES NO X If yes, provide documentation from the FCT web site showing that the Project Site is in an area that exceeds the average growth rate for the state, as shown by population increase since the last census. Was the documentation provided in the grant application? YES . Documented in Exhibit NO X If documentation is not provided, no points will be awarded Form SMVVW-1 (Effective ) Page 7 (c) The Project Site has sustained hurricane damage in the past 5 years such that operating capacity was reduced or normal operations were interrupted for a period of not less than two weeks (5 points). YES NO X If yes, provide documentation showing that the Project Site has sustained significant hurricane damage in the past 5 years, including identifying the hurricane and provide a state or federal document verifying that the project site sustained significant hurricane damage such as a copy of the Department of Environmental Protection's Emergency Authorization for the repair of the docking facility. Was the documentation provided in the grant application? YES . Documented in Exhibit NO X If documentation is not provided, no points will be awarded (3) Site Suitability/Readiness (a) The Project Site contains existing structures that can be used or require only minor improvements, for use as commercial saltwater fisheries or aquaculture operations (points may be awarded based on the following criteria): (1) Docking facility for commercial fishing vessels (12 points); YES X NO If yes, describe the existing facility, condition of the existing structure and proposed uses for the docking facility. The subject parcel contains a seawall of 2,445 linear feet, in a deep -water, 3-acre, protected basin. Ready for use an day one. Provide photographs of the docking facility. Were photographs of the existing docking facility provided? YES X , Documented in Exhibit M NO If photographs are not provided, no points will be awarded (2) A Seafood House or other buildings to be used for Working Waterfronts Business (10 points); YES NO X If yes, describe the existing facility; condition of the existing structure, and proposed uses for the facility, Provide photographs of the facility.. Were photographs of the existing facility provided? YES . Documented in Exhibit NO X I If photographs are not provided, no points will be awarded (3) Boat ramp for commercial fishing vessels (8 points); YES X NO If yes, describe the existing facility, condition of the existing structure and proposed uses for the boat ramp. The parcel contains a concrete boat ramp at its westem end that is excellent condition. Provide photographs of the boat ramp. Were photographs of the existing boat ramp provided? YES X . Documented in Exhibit N NO If photographs are not provided, no points will be awarded Forth 5 -1 (Effective ) Page 8 (4) Storage area for traps, nets, and other gear needed for commercial fishing or aquaculture operations (4 points); YES X NO If yes, describe the existing area and proposed uses for the storage area. The parcel contains almost 4 acres of upland space for traps and gear storage. Ready for use on day one Provide photographs of the storage area. Were photographs of the storage area provided? YES X , Documented in Exhibit O NO If photographs are not provided, no points will be awarded (b) The Project Site has a submerged land lease from the Board of Trustees, Environmental Resource Permit, or Wetland Resource Permit for the existing or proposed docking facility (7 points); YES X NO If yes, provide a copy of the submerged land lease from the Board of Trustees, Environmental Resource Permit, or Wetland Resource Permit for the existing or proposed docking facility. The project does not involve the use of sovereign submerged lands„ therefore no land lease or permits are required. (The parcel's current owners also have received all permits necessary to repair the small damaged portion of the seawall to construct piers and to install fuel tanks We may decide to cany out this work in the future. We included copies of these permits in this exhibit.) The subject parcel has 2,500 linear feet of existing seawall that requires no permits for use for dockage as the zoning is mixed use, in which commercial fishing uses (including commercial vessel dockage) is an as -of -right use. (A description of and list of permissible uses in an MU Land Use District is contained in the next exhibit.) Was the documentation provided in the grant application? YES X . Documented in Exhibit P NO If documentation is not provided, no points will be awarded (c) The Project Site has obtained all necessary permits from the local government for existing or proposed uses on the uplands (7 points); YES X NO If yes, discuss the existing or proposed uses of the upland and what local permits are required. No permits are required for our proposed uses of dockage and trap storage on the subject parcel. Commercial fishing uses (including trap storage) is an as -of right uses as per the parcel's mixed -use zoning. (A description of and list of permissible uses in an MU Land Use District is contained in the exhibit) A teller from the Monroe County Planning Department is also attached stating that proposed uses on the uplands are permitted as per the parcel's zoning. Was the documentation provided in the grant application? YES X . Documented in Exhibit_ NO If documentation is not provided, no points will be awarded (d) The proposed project will be acquired using a less -than -fee Working Waterfront Covenant for all of the land to be acquired (5 points). YES NO X If yes, describe the existing or proposed activities that will be conducted to further continuation of Working Waterfront activities in that area. Form SIVIM--1 (Effective ) Page 9 Provide an affidavit from the owner that they are willing to sell the development rights off the property and continue to operate the site to further the continuation of Working Waterfront activities on the site. Was the affidavit provided? YES . Documented in Exhibit NO X If the affidavit is not provided, no points will be awarded (e)The Project Site will participate in Florida's Clean Marina Program (4 points). YES X NO The applicant will work with the Department of Environmental Protection to implement a Clean Marina Program at the Project Site, We pledge to implement a Clean Marina/Clean Boat Yard program at the project site. (4) Financial Contribution (a) Providing a share of the eligible Match. The Applicant is committed to: (1) Provide a Match between 25 percent to 34 percent of the Project Costs, or, for Small Local Governments as defined in 9K-9.002(21) and Nonprofit Working Waterfront Organizations, a Match between 10 percent and 19 percent of the Project Costs (5 points); or YES NO (2) Provide a Match of 35 percent or more of the Project Costs, or, for Small Local Governments as defined in 9K-9.002(21) and Nonprofit Working Waterfront Organizations, a Match of 20 percent or more of the Proiect Costs (10 points). YES X NO (The proposed project match is 32% Monroe County is a small local government; ourpopulation is 35,000.) (b) The applicant has committed to major restoration of an existing docking facility for commercial fishing vessels or to construct a new docking facility for commercial fishing vessels (8 points); YES NO X For the major restoration of an existing docking facility, describe the existing docking facility, condition of the existing docking facility, what repairs the applicant will do to bring the structure into working condition, and proposed uses of the structure. For the construction of a new docking facility„ describe the size of the proposed docking facility and the proposed use of the structure. Provide photographs of the existing facility or the area for the proposed structure. The proposed docking area needs to be located in a minimum of 3 feet of water at Mean Low Water and not located over any sea grass beds. Provide documentation from a surveyor, engineer or environmental consultant, showing that the docking area is located in at least 3 feet of water at Mean Low Water and that there no grass beds in the docking area. Was the documentation of the docking area and photographs of the existing facility or area of the proposed structure provided? YES . Documented in Exhibit NO X If the documentation and photographs are not provided, no points will be awarded Porn SMVWV-1 �Ef ective J Page 10 (c) The applicant has committed to major restoration of an existing Seafood House or other building(s) used for Working Waterfront Business or to construct a new Seafood House or other buildings of at least 1,000 square feet to be used for Working Waterfront Business (6 points); YES NO X For the major restoration of an existing structure, describe the existing structure, condition of the existing structure, what repairs the applicant will do to bring the structure into working condition, and proposed uses of the structure. For the construction of a new building, describe the proposed size of the new structure (minimum of 1,000 square feet) and the proposed use of the structure. Provide photographs of the existing facility or the area for the proposed structure. Were photographs of the existing facility or area of the proposed structure provided? YES Documented in Exhibit NO X If the photographs are not provided, no points will be awarded (d) The applicant has committed to major restoration of an existing boat ramp for commercial fishing vessels or to construct a new boat ramp for commercial fishing vessels (4 points). YES X NO For the major restoration of an existing boat ramp, describe the condition of the existing boat ramp, what repairs the applicant will do to bring the structure into working condition, and proposed uses of the structure. While restoration of the concrete boat ramp is not necessary, we are committed to restoration or replacement of the commercial vessel boat lift which is a necessary component of the boat ramp operation. We have estimated this cost to be approximately $200, 000 and is included in our project development costs. Was the documentation of the boat ramp area and photographs of the existing facility or area of the proposed structure provided? YES X . Documented in Exhibit N NO If the documentation and photographs are not provided, no points will be awarded (5) Community Planning (a) The project is located in a Future Land Use category, zoning district, or overlay district that has been identified for the protection and preservation of Working Waterfronts (5 points); YES X NO If yes; provide a copy of the map showing that the Project Site is located in a Future Land Use category, zoning district, or overlay district that has been identified for the protection and preservation of Working Waterfronts. Provide a description of the purpose of the Future Land Use category, zoning district; or overlay district and how it furthers the protection and preservation of Working Waterfronts. Our proposed project parcel ties within a mixed -use zoning district. As per the Monroe County Code 9.5-219, "the purpose of the Mixed -Use district is to establish or conserve areas of mixed -uses, including commercial fishing, resorts, residential, institutional and commercial uses, and preserve these as areas representative of the character, economy and cultural history of the Florida Keys." Section 9.5-248 discusses allowable uses within mixed -use districts; commercial fishing is listed as an as -of -right uses The subject parcel is in a Mixed -Use Commercial FLUM, which states as its intent to preserve working waterfronts. FLUM map and description of zoning district is included in exhibits. Was a copy of the map and description of the category or district provided? YES X , Documented in Exhibit R NO If a copy of the map and description are not provided, no points will be awarded Form SM -1 fEective j Page 11 (b) The project furthers local government comprehensive plan objectives and policies that ensure the protection and preservation of Working Waterfronts for use by commercial fishermen, aquaculturists, or business entities that support these industries (5 points); YES X NO If yes, identify which objectives or policies are furthered, provide a summary of the policy or objective, and describe how the local government's comprehensive plan's objectives and policies further the protection and preservation of Working Waterfronts for use by commercial fishermen, aquaculturists, or business entities that support these industries. Monroe County's Year 2010 Comprehensive Plan contains the following Goals, Policies or Objectives that further the protectionlpreservation of working waterfront for commercial rishing: Goal 212, Policy 212.1.3, Policy 219, Objective 502.1, Policy 502.1.1, 502.1.2, Policy 101.4.5 recently amended and approved by DCA. In addition, Goals 1, 2, 1.3, 5, and 8 of the Stock Island Master Plan, which was formally adopted by our Commission as part of the County's Comprehensive Plan further the protection/preservation of commercial fishing, the provision of space for working waterfront and its supporting industries, and the enhancement of the community's Fishing character. Copies of theses comprehensive plan's objectives and policies that ensure the protection and preservation of Working Waterfronts for use by commercial fishermen are in exhibit. Were copies of the policies or objectives provided? YES X , Documented in Exhibit I NO If a copy of the policies or objectives are not provided, no points will be awarded (c) The project furthers local government comprehensive plan objectives and policies to provide facilities that promote and educate the public about the economic, cultural and historical heritage of Florida's traditional Working Waterfronts (3 points). YES X NO If yes, identify which objectives or policies are furthered, provide a summary of the policy or objective, and describe how the local government's comprehensive plan's objectives and policies further the provision of facilities that promote and educate the public about the economic, cultural and historical heritage of Florida's traditional Working Waterfronts. Goals 5 and 8 of the Stock Island Master Plan discuss the promotion of maritime uses and commercial fishing as a part of our heritage and culture through public an street signage and design guidelines. Copies of the Stock Island Master Plan's objectives and policies to enhance efforts to promote and educate the public about the economic, cultural and historical heritage of Florida's traditional Working Waterfronts are in the exhibit Were copies of the policies or objectives provided? YES X . Documented in Exhibit —I NO If a copy of the policies or objectives are not provided, no points will be awarded (6) Public Education (a) The Project Site provides a permanent structure containing displays of artifacts and other items open to the public that provide information about the economic, cultural or historic heritage of Florida's traditional Working Waterfronts (4 points); YES NO X If yes, describe the proposed permanent structure and the types of artifacts and other items to be displayed that will provide information about the economic, cultural or historic heritage of Florida's traditional Working Waterfronts to the public. Describe the approximate location of the structure and how public access to the structure will be provided. Form SM -1 (Effective ) Page 12 (b) The Project Site contains a structure(s) that is listed on the National Register of Historic Places administered by the National Park Service (3 points); YES NO X If yes, provide documentation from the Division of Historical Resources, including a map and letter, that the structure(s) located on the Project Site is listed on the National Register of Historic Places. Were both documents provided in the grant application? YES . Documented in Exhibit NO If documentation from the Division of Historical Resources is not provided, no points will be awarded. (c) Interpretive kiosk or signs will be provided that educate the public about the economic, cultural, or historic heritage of Florida's traditional Working Waterfronts (2 points). YES X NO If yes, describe the proposed kiosk or signs that will educate the public about the economic, cultural, or historic heritage of Florida's traditional Working Waterfronts. Describe the approximate location of the kiosk or sign and how public access to the kiosk or sign will be provided. The County. in conjunction with the local Florida Sea Grant once, will conduct educational activities with fishermen to encourage sustainable resource practices and will erect educational kiosks for the visiting public that will explain the local historical and cultural significance of commercial fishing as well as conducting activities such as tours and observation of commercial fishing operations at the fishery. These kiosks will be place in visible and accessible locations at or near the entrance. We will also coordinate educational outreach with the Monroe County School District and the various manne environmental/educational facilities in the lower Keys. Form S -1 (Effective ) Page 13 REQUIRED EXHIBITS Each of the following exhibits is required to be submitted with the grant Application. Provide a label and tab for each exhibit and please ensure that all exhibits are legible and of an appropriate scale. If two or more exhibits are consolidated, make sure this is reflected on the exhibit label. If a specific exhibit is not applicable, include an exhibit page with a statement that it is "Not Applicable." Locate the exhibits behind the project evaluation criteria section of the Application. Exhibits A. United States Geological Survey 7 112 minute quadrangle map with the boundary of the Project Site clearly delineated. B. County Tax Appraiser's map clearly delineating the Project Site boundary, names of the property owners, and parcel tax identification numbers, and ownership boundaries using an appropriate scale. C. Aerial photograph (1 inch = 2,000 feet or greater detail) with the Project Site boundary clearly delineated. D. Physical improvements map of an appropriate scale that clearly delineates all existing physical improvements, alterations, or disturbances occurring on the Project Site, and including all cleared areas, buildings, roads, fences, docks, power lines, billboards, boat ramps, parking areas and known easements and rights -of -ways, and the approximate acreage of the foregoing. E. Conceptual site plan that clearly delineates the Project Site boundary and shows the approximate location of all proposed site improvements. F. One set of labeled photographs of the Project Site which depict all on -site features on the Project Site and including, waterbodies, shorelines, historical features and existing improvements. Each photograph submitted shall include a legend that identifies the photograph location and key features that the photograph is intended to depict. G. If applicable, evidence of status as a Nonprofit Working Waterfront Organization as defined in subsection 9K- 9.002(16), F.A.C. H. A signed statement from the owner(s) of each parcel indicating their willingness to consider an offer to purchase their parcel(s). If it is a less than fee acquisition, provide an affidavit from the owner that they are willing to sell the development rights off the property and to continue to operate the site as a Working Waterfront. I. A copy of each Local Comprehensive Plan objective and policy cited in the grant Application that applies to the Project Site. Please highlight or underline the applicable plan directive being referenced. J. If the Applicant is a Nonprofit Working Waterfront Organization, evidence of status of the organization, including documentation from the Internal Revenue Service that the organization is recognized as a 501(c) organization, a copy of the Bylaws, and a copy of the Articles of Incorporation. K. If the Applicant is a Nonprofit Working Waterfront Organization, they shall provide documentation that they have funds on hand, or letters of commitment to provide the funds prior to closing on the Project Site: (1) Fee simple acquisition, an amount equal to ten percent of the Project Cost shall be set aside as a management endowment fund for the Project Site, or (2) Less than fee Working Waterfront Covenant, an amount equal to five percent of the Project Cost shall be set aside as a management endowment fund for the Project Site. L. If the Applicant is a Nonprofit Working Waterfront Organization, they shall provide a guaranty or pledge by a Local Government, the Water Management District, or the Board of Trustees to act as a backup manager to take over the responsibility for management of the Project Site in the event the Nonprofit Working Waterfront Organization is unable to. Form SMWW-1 (Effective ) Page 14 Gulf Seafood Legal Property Information m n ® E C ® Z. 1 f^ ® N �CCj JuLu c�J �Zz y Cg mx J-0mgmoo a ro k I, IL a " i v v a - a lo a r v 0 !Lo s a its Lit k lldid�lllllil�lld,1 I�Il�dl�lll ! del: � 01111HP111111111H r�931�f"�r1Ya_I�Y.ua . Schedule A Lots 42, 43, 44. 44, 45. 46, 52, 53, 54, 55, 56 AND 57, Square 45, vOCK ISLAM, according to the Platthereaf, as recorded in Plat Book 1, at Page(s) 55, of the Public Records of Monroe County, Florida. VWU9YA A parcel of submerged land in Boca Chica Channel In Section 35-67-25, tvlonrae County, Plorida, more particularly described as follows: Beginning at the Soulhwest corner of Lot 57 of Block 45 of a plat titled "Ali Lots 1, 2, 3, 4, 5, 6, SeeVon 35, Lot 2, Section 36; Lot 3, Section 26; Lot 2, Section 34, Stock Mend, Township 67 South, Range 25 Bast!'; recorded 3n Plat Book 1, Page 55 of the Public ll ecorda of Monroe County; Florida, nut But along the North line of Peninsula Avenue, extended a distance of 590 feet; thence Worth 20 degrees 15 minutes'Jest 350 feet; thence North 75 degrees 15 m inutes West 600 feet; thence tun Southwest 395 feet, morn or less, to the Northwest corner of Lot 42, Block 45 of the above mentioned plat; thence meander the shoreline'd60 feet, more or leas, back to the point of beginning. AND ALSO Parcel A: BEG1NN1NG at the Southeast corner of Lot 57 of Bioek 45 of a plat tilled "All Lots t, 2, 3, 5, 6, Section 35; Lot 2, Section 36:l.qt 3, Section 26; Lot 2, Section 34, Stock Island, Township 67 South, Range 25 Bast'; recorded in Plat Book 1, Page 55 of the Public Records of Monroe County, 17iorida, nut East along the North line of Peninsula Avenue, extended a distance of590 feet; thcgceN 21']81�0% W for243.1.6 feet to the POINT OF BEGINNING of filled submerged lands, and along the mean high water lime of boulder riprep and a concrete seawall; thence N.89020'I011E., a distance of 21.14 (feet; thence N.06107'08" W., a distance of 9.45 feet; thence •8.83°30' 14"B., a distance of 10.18 fept; thence W.70"24'l 1 "E., a distance of 13.58 feet; thence N.57°25tT E., a distance of 8.87 Peet; thence N.39" 29'29"E., a distance of 2,67 feet; thence N13"15'05"E., a distance of 8.01 feet; thence N.01°39146"W., a distance of 11.34 feet; thenceN.05"22'34"W., a distance -of 3.4.3 feet; hence N 09°59'46"W., a distance of 19.49 Peet; thence N.17°01' l8" W, a distance of 13.08 feet; thence N.1263710 I "W., a distance of 4.93 feet; thence N.22" 16'051 W., a distance of 9.58 fact; tharce N.24024'31"W., a distance of 11.38 feet; thenceN.36°23'27"V, a distance of 9.40 feet; thence N.34" 10'32"W., a distance of t4.54 feet; thence N.50930'16"W., a distance of 7.92 feet; thence N.621121541W., a distance of7.71 feet;.thenceN.71°17'S8"W., a diataoce of7.45 feet; thence N.76"44126"W., a distance of 15.23 fast; thence W.83"07'53"W., a distance of 15.31 #het; thence N.81°25159"W., a distance of 33,36 feet; thence N.8110354" W., a distance of 47.18 feet; thence N.7r00'04"W., a distance of 20.34 feet; thence N.81°59'0611W., a distance of 24A5 feet; thence N.7293 W 17" W., a distance of 32.97 feet', thence N.70"54'32" W., a distance of 37.07 fect; thence N.76° I P0011W., a distance of 14:09 feet; thence N.7414 t' 13"W., a distance of 7.60 feet; thence N.76°37'38" W., a distance of 2 L93 feet; thence *N.77°2817"W., a distance of 36.03 feet; thence N.7r25'41 "W., a distance of 13,08 feet; thence N.72°37'12."W., a distance of] 7.85 fceh themes N.80°08122"W„ a distance of 34,96 feet; thence N.80"23'53" W., a distance of 24.04 feet; thence NA 1 °01'20" W, a distance of 32.27 feet; thence N:80°25'36"W,, a distance of 45.95 feet; thence N.81124110"W., a distance of 40.35 feet; thence 14.79"06'00" W., a distance of 16.60 feet; thence N.83'12'55"W., a distance of 25.09 feet; thence N.84°06'28"W., a distance of 14.84 feet; thence N.88°15142" W., a distance of 15.71 feet; thence 5.48"25' 10" W., a distance of 13:73 feet; thence S 76"18'20" E for n distance of 557.22 feet; thence S 2101812011 E far a distance of 106,83 feet to the Point of Beginning. AND ALSO Parcel B: 13SOTNN1Na at the Southeast corner ofLot 57 of Block 45 of a plat titled "All Lots 1, 2, 3, 5, 6, Section 35; Lot 2, Section 36, Lot 3, Section 26; Lot 2, Section 34; Stock Island, Township 67 South, Range 25 East"; recorded in flat Hook 1, Page 55-of the Public Records of Monroe County, Florida, ring East along -the North line ofPbninsul a Avenue, extended a distance of 590 feet; thence N 21/1181201 W for 115.15 feet to the POW OF BEGIMINU of filled subu►erSed lands, and along thq mean hlgh water line of boulder rlprap and a concrete seawall; thence S.87°2642"E., a distance of 16.48 feet, thane S.'86°51'21 "E., a distance of 26.54 feet; thence N.89115236"E., a distance of 41.54 feet, then e N.86030'05"E., a distance of 11_$ feet;thence 5.66059'15"E,,:n distance of7.21 *at; thence 8.60019'40"E., a distance of t2.71 feet; thence S.56 44'07"E., a distance of 13.68 past; thence 5.2404T264B., a distance of 14.92 feet; thence S.17°33' 13"E., a distance of 11.74 fact; thence 8.0'P48'01" $„ a distance of 7.61 feet; thence S.0692745" V, a distnnge of 8.01 feet; ibeace S.20°23126" W., a distance of 12.20 fact; thence S.22105'47"'PV., a distance of 1147 feet; thence 3.22" 15'35"W., a distance of 7.1 I feet; thence S.27° 13'z 1"W., a di3tanee of 5.55 fCC4 thence N.861119130"W., a distance of 18.34 fbet thence S.B6017'41"W.y a distance of 27,45 feet; thence S.81°39109"W., a distance of 22.56 feet•, thence S.83"42'23"W., z distance of l4,26 fact thence 21°I8'20' W for a distance of 1.05.a I feet to die Point of Beginning, > rL t IL -M e cd Z e u e c M E E Z ❑Z En Ul :E tn 5 rm Z- la 242 4 I Z Zoning and FLUM for "Gulf Seafood" Property VOTR I1 � 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 uses, which may include maritime industry, light industrial uses, commercial fishing, transient and permanent residential, institutional, public, and commercial retail uses. This land use category is also intended to allow for the establishment of mixed use development patterns, where appropriate. Various types of residential and non-residential uses may be permitted; however, heavy industrial uses and similarly incompatible uses shall be prohibited. 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 NONNI PUMP I 111�11 ililill' SIMM 1. only low intensity commercial uses shall be allowed; STLIXIMMUMNUM "Sirk SMELM9 =. l "., fl 0*, m t+.1 t.i p1, 11' H L 11 • .'.* ill. A,'. iIYLY* wmNei° IS 11 the# '1 Ir`}-1 use k:l(` ",1. .;..tAb&am sbml on the I Lmd, Use iel SI11'. d:..`Y 1-'d m F M I. A I L 1 I +i P.07... H .. .III t14. II I+l �I.�a'I1l YI4�1i Ila*� s ')e k Ii/ � + f�� ♦ � 14� ..y R A Ila •ll , �} 1 ..`.l�n •! Ilel�� A ! 11. a • 1 a� �' f I 1+ � I I w t.e a 1. 1.��;• ��ll--,� ,.i+ llI it I, [All. 4"It #v-„ 1 • I� Y� 1 r'l 1� 1=��1!" �51+ Fr' i I Ili �1�� w --: ! A I�If. `1� �.. ii a, Y¢ (a)The following uses are permitted as of right in the mixed use district: (I)Detached residential dwellings, 2),Commercial retail-. low- and medium -intensity and office uses, or any combination thereof of less than 2,500 square feet of floor area; (3)lnstitutional residential uses, involving less than ten dwelling units or rooms; vacation rental use, of commercial apartments is prohibited; (5)Commercial recreational uses limited to: a. Bowling alleys; b. Tennis and racquet ball courts; c. Miniature golf and driving. rang d. Theaters; e. Health clubs; and f. Swimming pools; (6)Commercial fishing; (7)Manufacture, assembly, repair, maintenance and storage of traps, nets and other fishing equipment; (8)lnstitutional uses and accessory residential uses involving less than ten dwelling units or rooms; (9)Public buildings and uses; (10)Home occupations —Special use permit required; (I I)Community parks; (12)Accessory uses; (13)Vacation rental use of detached dwelling units is permitted if a special vacation rental permit is obtained under the regulations established in section 134-1 (14)Replacement of an existing antenna -supporting structure pursuant toAsection Lc n 146-5(2); (I 5)Collocations on existing antenna -supporting structures, pursuant to secl ion 146-i ___(3); (16)Attached wireless communications facilities, as accessory uses, pursuant tolsection 1_46-5(4); (17)Stealth wireless communications facilities, as accessory uses, pursuant to section 146-1151(5); (I 8)Satel I ite earth stations less than two meters in diameter, as accessory uses, pursuant to section 146:j(6), (19)Attached and unattached residential dwellings involving less than six units, designated as employee housing as provided for in section 130- l 6 1; and (20)Wastewater nutrient reduction cluster systems that serve less than ten residences. M 7 standards and procedures set forth in_ELiaLger 110, article III: (I)Attached residential dwelling units, provided that: a.The total number of units does not exceed four, and A I fol I'M! I log q a.The parcel of land proposed for development does not exceed five acres; b.The parcel proposed for development is separated from any established residential use by a class C bufferyard, and c.All outside lighting is designed and located so that light does not shine directly on any established residential use; (3)(Cornmercial retail, low- and mediurn- intensity and office uses or any combination thereof of greater than 2,500 but less than 10,000 square feet of floor area, provided that access to U.S. I by way of. a.An existing curb cut; b.A signalized intersection; or c.A curb cut that is separated from any other curb cut on the same side of U.S. I by at least 400 feet; (4)Commercial retail, high -intensity uses, and office uses or any combination thereof of less than 2,500 square feet of floor area, provided that access to U.S. I is by way of: a.An existing curb cut; M signalized intersection; or c.A curb cut that is separated from any other curb cut on the same side of U.S. I by at least 400 feet; -us Mwrm- 1mr-4me =--rnnirn I III I I I I I I I V I I I I I I P I I I I I I Ili: IJECH MCMMMZ�� b.Access to U.S. I is by way of: LAn 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. I by at least 400 feet; c.Tourist housing uses, including vacation rental uses, of commercial apartments are prohibited; (6)lnstitutional residential uses involving ten or more dwelling units or rooms, providing that: a. The use is compatible with land use established in the immediate vicinity of the parcel proposed for development; b. Access to U.S. I is by way of. LAn 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. I by at least 400 feet; c. Tourist housing uses, including vacation rental use, of institutional residential dwelling units is prohibited; (7)Hotels of fewer than 50 moms, provided that: a. The use is compatible with established land uses in the immediate vicinity; and b. One or more of the following amenities is available to guests: 2.Marina; and 3.Tennis courts; (8)Campgrounds, provided that: a. The parcel proposed for development has an area of at least five acres; b. The operator of the campground is the holder of a valid county business license; c. If the use involves the sale of goods and services, other than the rental of camping sites or recreational vehicle parking spaces, such use does not exceed 1,000 square feet and is designed to serve the needs of the campground; and jOA'&"pMW—X.,v1:v_;e1 Lft-riwvAbpwi- m-*m at least a class C bufferyard; a. The parcel proposed for development is less than two acres; b. The parcel proposed for development is separated from any established residential use 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; (I O)Park-s and community parks; (I I)Satellite earth stations greater than or equal to two meters in diameter, as accessory uses, pursuant to s don 14675(6); and (12)Attache1 and unattached residential dwellings involving six to 18 units, designated as employee housing as provided for ins.e.c.I.J.P.O.- 1307161 (c)The following uses are permitted as major conditional uses in the mixed use district subject to the ctandards and procedures set forth inShapter FIO, article HE (I)Commercial retail, low- and medium -intensity uses, and office uses or any combination thereof of greater than 10,000 square feet in floor area, provided that access to U.S. I is by way of - a. An existing curb cut; b. A signalized intersection; or c. A curb cut that is separated from any other curb cut on the same side of U.S. I by at least 400 feet; (2)Commercial retail, high -intensity uses, and office uses or any combination thereof of greater than 2,500 square feet in floor area, provided that access to U.S. I is by way of - a. An existing curb cut; b. A signalized intersection; or c. A curb cut that is separated from any other curb cut on the same side of U.S, I by at least 400 feet; rlm= 1� a. The structures are designed and located so that they are visually compatible with establish residential development within 250 feet of the parcel proposed for development; and b. The parcel proposed for development is separated from any established residential use by class C bufferyard; I (4)Marinas, provided that: i. 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; - r-Atiff MA-1Q"MA-9 med from ad'acent uses bN a solid fence _vAU_gLbg_dqe at least six feet in height; and class C bufferyard within a side yard setback 1f ten feet; a. The hotel has restaurant facilities on or adjacent to the premises; b. Access to U.S. I is by way of- L An existing curb cut; 1 A signalized intersection; or least 400 feet; PW1?%rr1 class C bufferyard; ME= or a medical services facility; b. The helinort or seanlane port is a Federal Aviation Administration certified landing c. T�e laidi!tg ajtd depxure &p;prtackes di, x(tt �.ms (tver es;Oliskef resitextiA uses i-Fr kx+wY. bird rookeries; d. If there are established residential uses within 500 feet of the parcel proposed for Avelopment, the hours of operation shall be limited to daylight; and e. The use is fenced or otherwise secured from entry by unauthorized persons; b. The parcel proposed for development is separated from any established residential use by a class C bufferyard; and c. The use is compatible with land uses established in the immediate vicinity of the parcel proposed for development; (8) Boat building or repair in conjunction with a marina or commercial fishing use, 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. The parcel proposed for development is separated from any established residential use by a class C bufferyard; (9)Mariculture; (I O)New antenna -supporting structures, pursuant to sectio ' n I ' 46 ' (I I)Land use overlays A, E, PF, subject to the provisions of article IV of this chapter; (12)Attached and unattached residential dwellings involving more than 18 units, designated as employee housing as provided for in section-1-30- 11§1, (I 3)Wastewater treatment facilities and wastewater treatment collection systems serving uses located in any land use district, provided that: a. The wastewater treatment faci I ity 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 the surrounding community and shall minimize the impact of any outdoor storage, temporary or permanent; and c. In addition to any district boundary buffers set forth in chiter 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 -, ter . .... ...IJ4.......... , article IV, and maintained .... in perpetuity; and 4. A solid fence may be required upon determination by the planning director. fCade 1979. §9.5-248, Ord Ao, 33-1986,§9-218, Ord AV 40-1987,§56, Ord \o J.9-1989, § I(PD66L). (PD89)1- Ord. Va4- 1997, § 20: Ord, No. 28-1999. § 2: Ord A o 53-2000 § 11, Ord, No. 27-2001, § 21- Ord, No. 33-2001, § 3; Ord. No, 003-2002, 1: Ord. No, 018-2002, § 14,° Ont Na. 032-2002. § I: Ord A er 007-2003, § 21 Ord No. 03 7-2006, § 61 Sec. 130-256. - 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) 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: cornDination Or inese Ises, p --- - --- square feet of office space (one-third of the allowed density for office) and ten hotel rooms (two- M -f at develon j- W RIM-11UP.N.W.1ja �4'1 �ll�B�,111111!lill!�:11111111111111��i�1111!ill��Iiiijllll�11111111 I The maximum residential density and district open space shall be in accordance with the followirr. table: I Land Use District I Allocated Density Maximum Net Density DU/Acre DU/Buildable Area ........... ... ...... . . .......... . . . . ..... — -- -------- Mixed use 1.0 12.0 (Affordable housing) 1.0 1.0 M-039=M AN (Employee housing) 11.0 I I'low. 'tr rr 07M W V IN T. I �L "! IL ILISLn -@ICL 1; M1 T MU, UC, SC, CFV, CFA, EFSD 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) 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 (Roorns/Buddable Acre) '(Roorns/Acre) Mixed use: Hotel 10.0 15.0 0.2 Inst. res. 5.0 20.0 0.2 -------------- ............. ... Rec. rental 10.0* 10.0* 0.2 (Code 1979, § 9.5-267' Ord. No, 33-1986, § 9-307-1 Ord. No. 19-1989, § 1(PD106)) 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 Mixed use: .......... 'retail: ......... ............... ........... . . . ... m m e rcj: a-i _r'eta. i 1: . ........ . r -- - ------------ j Low intensity 30.35 0.20 . .. .............. Medium intensity 0.25 0.20 Institutional 0.30 Outdoor recreational 0.10 Public buildings and uses 0.30 Commercial fishing _ ` 0.40 Light industry 0.30 LAST STAND COMMENTS TO BOCC Gulf Seafood Property ® Stan hayfield Working Waterfront Program March 18, 20I5 - marathon - Agenda Item P-2 Good afternoon, Mayor and Commissioners. My name is Deb Curlee, I live on Cudjoe Key, and I'm speaking on behalf of Last Stand. Last Stand strongly supports the County purchasing the Gulf Seafood property on Stock Island with the help of the Stan Mayfield Working Waterfront Program funding. We believe the maintenance of a healthy commercial fishing industry in the Keys is vital: to our quality of life; to our island identity; and to our local economy. Often when you are asked to make a decision, you hear comments about protecting our tourism industry. Last Stand believes visitors come here to enjoy the "Keys experience", and that includes eating fresh, local seafood. It is important that you support measures to maintain working waterfront locations throughout the County. With a large proportion of commercial fishing landings in the County coming into Stock Island - about 44% of the annual catch, the Gulf Seafood property represents an important resource. Right now the BOCC has a unique opportunity to acquire the Gulf Seafood property on Stock Island, given the attractive offering price and availability of $2 million in Stan Mayfield grant funding. With development pressures increasing throughout the Keys, Last Stand urges you to pursue the purchase of the Gulf Seafood property. We appreciate this opportunity to provide comments. Thank you. V`C'