Item C1M
C ounty of f Monroe
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BOARD OF COUNTY COMMISSIONERS
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Mayor George Neugent, District 2
The Florida Key
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Mayor Pro Tern David Rice, District 4
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Danny L. Kolhage, District I
Heather Carruthers, District 3
Sylvia J. Murphy, District 5
County Commission Meeting
November 29, 2017
Agenda Item Number: C.1
Agenda Item Summary #3601
BULK ITEM: No DEPARTMENT: Planning/Environmental Resources
TIME APPROXIMATE: STAFF CONTACT: Mayte Santamaria (305) 289 -2500
n/a
AGENDA ITEM WORDING: Presentation of the Monroe County Housing Strategy Document
(The Florida Keys — Rising Above Recovery) prepared by Housing Task Force (County staff and
city staff) which has been prepared to share information with the State and Federal partners assisting
the County with housing recovery efforts to briefly explain and highlight the unique Florida Keys
and potential strategies to target for rebuilding a resilient housing stock.
ITEM BACKGROUND:
Attached is the Monroe County Housing Strategy Document (The Florida Keys Rising Above
Recovery) which was prepared by Housing Task Force (County staff and city staff) to share
information with the State and Federal partners assisting the County with housing recovery efforts to
briefly explain and highlight the unique Florida Keys and potential strategies to target for rebuilding
a resilient housing stock.
This document has been shared with the State and Federal agencies assisting Monroe County is the
recovery from the storm and to help the County identify future mitigation programs to help residents
rebuild.
The main details from the strategy are provided below:
GOAL: Rebuilding a stronger Florida Keys
✓ promote public health, safety and general welfare;
✓ advance adaptation to coastal flooding, storm surge and other hazards;
✓ protect property, residences and businesses, from storm impacts and minimize damages;
✓ minimize public and private losses due to storms;
✓ preserve of economy during and after disaster, including business viability and workforce
housing;
✓ preserve and protect the environment, including natural and historic resources; and
✓ enhance resiliency.
STRATEGY. • To address the unique challenges and diverse needs in our long term housing
recovery
DEVELOP PROGRAMS TO:
o Wind- retrofitting of Residential Structures - provide funding options to harden existing
housing units
■ Installing hurricane shutters or impact- windows; Metal roofs; Reinforced trusses
and Reinforced garage doors
o Provide funding to elevate existing private residences above BFE (Elevation of
Residential Structures)
• Provide funding to demo and replace private residences to meet or exceed Building Code
and Floodplain requirements (Demolish and Rebuild of Mitigated Building Envelope)
• Develop and increase the supply of workforce housing & choice of rental housing
opportunities - identify areas damaged properties or areas of less damaged properties to
more easily and more quickly rebuild safe, energy— efficient and cost effective housing
units (Community Workforce Housing Programs)
■ Purchase scattered sites for single family homes; purchase parks and redevelop
multifamily housing, purchase less vulnerable sites for workforce housing
• Provide funding to rebuild and repair resilient existing housing units as safe, energy —
efficient and cost effective housing units (New Construction or Rehabilitating Residences
damaged by the storm)
• Identify areas to purchase and not rebuild in that area (provide financial incentives to
purchase areas in dangerous or high -risk zones)
■ Provide funding to purchase developed properties in V zone with existing
residences to create additional open space and natural buffers and rebuild housing
outside of the V zone
• Relocate and rebuild in another less vulnerable location - safe, durable, physically
accessible, energy— efficient and cost effective housing units (Purchase & Rehab
assistance)
• Provide funding to purchase abandon damaged structures and demo unsafe structures
• Provide funding to improve infrastructure for drainage at housing units — lessen flooding
vulnerability
• Develop infrastructure for improved mass transit — improve mobility & access to
services /jobs
• Provide funding to repair and flood proof commercial structures and add housing units
over the commercial structure to improve local economic conditions, particularly the
continued availability of workforce housing & jobs (Flood - proofing of Non - Residential
Structures)
• Identify /explore cost effectiveness of different types of factory -built housing to replace
manufactured housing units
PREVIOUS RELEVANT BOCC ACTION:
n/a
CONTRACT /AGREEMENT CHANGES:
n/a
STAFF RECOMMENDATION: Direction on the proposed housing recovery strategies.
DOCUMENTATION:
MONROE COUNTY Housing Strategy after Irma
FINANCIAL IMPACT:
Effective Date:
Expiration Date:
Total Dollar Value of Contract:
Total Cost to County:
Current Year Portion:
Budgeted:
Source of Funds:
CPI:
Indirect Costs:
Estimated Ongoing Costs Not Included in above dollar amounts:
Revenue Producing:
Grant:
County Match:
Insurance Required:
Additional Details:
If yes, amount:
REVIEWED BY:
Mayte Santamaria
Completed
Assistant County Administrator Christine Hurley
11/20/2017 12:42 PM
Steve Williams
Completed
Jaclyn Carnago
Skipped
Budget and Finance
Skipped
Maria Slavik
Skipped
Emily Schemper
Skipped
Kathy Peters
Completed
Board of County Commissioners
Pending
11/20/2017 12:56 PM
Skipped
11/20/2017 1:15 PM
11/20/2017 12:42 PM
11/16/2017 1:23 PM
11/16/2017 1:23 PM
11/20/2017 12:40 PM
11/21/2017 10:16 AM
11/29/2017 10:00 AM
MONROE COUNTY _
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At 9:10 a.m. on September 10, 2017, Hurricane Irma made landfall near Cudjoe Key as a Category 4
Hurricane with maximum sustained winds of 130 mph. We are at this time still in the midst of
determining the full extent of its catastrophic impacts and documenting our shared vision of recovery.
The Florida Keys are a chain of islands connected by 112 miles of US Highway 1, extending from Key
Largo to Key West, representing the most southerly point of the continental United States. The
surrounding water is designated as an Outstanding Florida Water and includes the Florida Keys National
Marine Sanctuary, the second largest marine sanctuary in the United States. The Keys are the location of
North America's only coral reef and the third largest coral reef system in the world. The Keys are also
home to over 30 species of threatened and endangered species and is one of the most ecologically
diverse ecosystems in the United States.
The regional and statewide resources of the Florida Keys prompted its designation by the Administration
Commission as an Area of Critical State Concern in December, 1975 and the Florida Legislature in 1979
(Section 380.0552, F. S.). As required by the State of Florida, the Florida Keys local governments have
adopted policies to control growth based on the Florida Keys carrying capacity. The carrying capacity
constraint with the lowest threshold is the requirement to maintain hurricane evacuation clearance times
at or below 24 hours — in our hurricane prone location.
Irma Recovery - Page 1 of 5
The rate and distribution of future growth has been limited by implementing Permit Allocation Systems.
The Florida Keys local governments, with the exception of Key Colony Beach, have adopted a
performance -based allocation system for both residential development and commercial development
because of the requirement to maintain a 24 -hour hurricane evacuation clearance time, environmental
needs including water quality and habitat protection, as well as to maintain and enhance the community
character. The Permit Allocation Systems create a competitive permit allocation system whereby those
applications with the highest scores are awarded building permits.
After a hurricane evacuation clearance time study in 2012, the State of Florida provided 3,550
allocations for a period of 10 years (355 per year) to the local governments as follows:
*Key Colony Beach does not have a permit allocation system
* *Monroe County updated Comp Plan to make all affordable housing allocations available for award
Based on the State's allocation and rate of distribution, the Florida Keys are anticipated to reach build
out in 2023, after which no further development will be permitted.
The Florida Keys are a world renowned tourism and resort destination, with a long established
commercial and recreational fishing industry and extensive accessible coral reefs which support a large
recreational snorkeling and scuba diving industry. The dominant industry throughout the Keys
(incorporated and unincorporated areas) is tourism. This segment of the economy has held the lead
position in employment in the County for more than 30 years. The tourism industry category of
"Hotel/Eat- Drink/Entertainment" includes eating and drinking establishments, hotel /motel space along
with seasonal rental properties and entertainment venues such as museums, theaters parks and beaches.
This ecosystem is the lifeblood of marine -based tourism and fisheries economy unrivaled in the State of
Florida generating over $413 in economic activity.
While an economic engine, tourism also increases the costs for public safety, sanitation, additional
infrastructure and utilities like water, sewer, power, roads, bridges, sidewalks, lighting, parking, boat
ramps, mooring fields, parks and beaches. It also increases the cost of living and the costs of land and
housing, and places demands on the environment and the water quality.
The Florida Keys face the quadruple impact of high land values, land limited by geographic and
environmental features, housing supply limited by controlled growth (the permit allocation systems) and
a tourism economy with a prevalence of lower paying service- sector employment.
The housing affordability problem of the Florida Keys has widespread economic impacts, including a
growing recognition of the important link between an adequate affordable housing supply and economic
growth. Many of the business sectors in the Florida Keys, including professional services, retail trade,
tourism and health care, find it increasingly difficult to attract and maintain workers. Affordable housing
Irma Recovery - Page 2 of 5
Total Annual
Allocations
Market Rate
Allocations
Affordable
Allocations
Monroe County
197
126
71 **
Marathon
30
24
6
Islamorada
28
22
6
Key West
91
Varies
Varies
No less than 60%
Key Colony Beach
6*
n/a
n/a
Layton
3
n/a
n/a
*Key Colony Beach does not have a permit allocation system
* *Monroe County updated Comp Plan to make all affordable housing allocations available for award
Based on the State's allocation and rate of distribution, the Florida Keys are anticipated to reach build
out in 2023, after which no further development will be permitted.
The Florida Keys are a world renowned tourism and resort destination, with a long established
commercial and recreational fishing industry and extensive accessible coral reefs which support a large
recreational snorkeling and scuba diving industry. The dominant industry throughout the Keys
(incorporated and unincorporated areas) is tourism. This segment of the economy has held the lead
position in employment in the County for more than 30 years. The tourism industry category of
"Hotel/Eat- Drink/Entertainment" includes eating and drinking establishments, hotel /motel space along
with seasonal rental properties and entertainment venues such as museums, theaters parks and beaches.
This ecosystem is the lifeblood of marine -based tourism and fisheries economy unrivaled in the State of
Florida generating over $413 in economic activity.
While an economic engine, tourism also increases the costs for public safety, sanitation, additional
infrastructure and utilities like water, sewer, power, roads, bridges, sidewalks, lighting, parking, boat
ramps, mooring fields, parks and beaches. It also increases the cost of living and the costs of land and
housing, and places demands on the environment and the water quality.
The Florida Keys face the quadruple impact of high land values, land limited by geographic and
environmental features, housing supply limited by controlled growth (the permit allocation systems) and
a tourism economy with a prevalence of lower paying service- sector employment.
The housing affordability problem of the Florida Keys has widespread economic impacts, including a
growing recognition of the important link between an adequate affordable housing supply and economic
growth. Many of the business sectors in the Florida Keys, including professional services, retail trade,
tourism and health care, find it increasingly difficult to attract and maintain workers. Affordable housing
Irma Recovery - Page 2 of 5
has posed and continues to pose a major challenge for local governments, public agencies and the
private sector in the Florida Keys. The service and retail industries generate high demand for affordable
housing from low income earning workers, while the limited land area and linear geography of the Keys
severely limit the potential supply and locations of housing. Furthermore, unlike other areas, working
families cannot find affordable housing nearby. As a result, a severe imbalance exists between supply
and demand, resulting in escalating housing prices. This imbalance is worsened by a number of other
contributing factors, including:
• strong demand for second homes which reduces the supply of housing for permanent residents;
• conversion of permanent housing for transient use as vacation rentals which reduces the housing
supply and increases affordable housing demand;
• high construction costs due to transportation costs of goods, limited labor market, and caprock
conditions;
• higher costs due to regulations and insurance (building standards are among the most rigorous in
the State);
• limited permit allocations due to hurricane evacuation standards, habitat protection and water
quality objectives; and
• limited non -profit and private sector capacity for funding assistance and housing production.
The need to protect and preserve an adequate inventory of affordable /workforce accessible housing is a
continual as well as a growing challenge in the Florida Keys, particularly after the impacts of Hurricane
Irma.
Community Characteristics:
2016 estimated population: 76,047 (BEBR 4/1/16 estimate)
2016 estimated households: 33,991 with an average household size of 2.18 (BEBR 4/1/16 estimate —
(Between 2000 and 2010, only Monroe County in Florida had a net loss of households)
2015 estimated population: 75,901 (ACS 2015 5 -year estimates)
Under 5 years to 24 years: 16,861
25 years to 64 years: 44,164
65 year and over: 14,876
2015 estimated housing units: 52,913 (ACS 2015 5 -year estimates)
2015 estimated vacant housing units: 24,003 (ACS 2015 5 -year estimates)
2015 estimated occupied housing units: 28,910 (ACS 2015 5 -year estimates)
Estimate of owner occupied housing units: 17,675
Owner occupied housing units with value less than $149,999:2,109
Owner occupied housing units with value between $299,999- $150,000: 3,913
Owner occupied housing units with value greater than $300,000: 11,653
Estimate of renter occupied housing units: 11,235
Gross rent as a percentage of household income: (ACS 2015 5 -year estimates)
Less than 15.0 percent: 746
15.0 to 19.9 percent: 940
20.0 to 24.9 percent: 1,128
25.0 to 29.9 percent: 1,212
30.0 to 34.9 percent: 1,120
35.0 percent or more: 5,364
Housing unit built between 1990- present: 13,239 (ACS 2015 5 -year estimates)
Housing unit built between 1970 -1989: 24,086 (ACS 2015 5 -year estimates)
Housing unit built between 1930 or earlier — 1969: 15,588 (ACS 2015 5 -year estimates)
Irma Recovery - Page 3 of 5
2010 estimated population: 73,090 (Census 4/1/10 estimate)
2010 estimated households: 32,629 with an average household size of 2.18 (Census 4/1/10 estimate)
BEBR = Bureau of Economic and Business Research
ACS = American Community Survey (Census)
Preliminary data depicting the magnitude of effects from Hurricane Irma:
** *Damage Assessment not complete and substantial damage estimate not included in data below:
PRELIMINARY • • 1
KEY LARGO 2581 3992 326 I
VILLAGE OF ISLAMORADA 0 468 427 47
FIESTA KEY 0 0 0 257
CRAIG KEY
0
1
0
0
0
CTIY OF LAYTON
4
0
160
LS
0
LONG KEY
304
86
14
0
1
CONCH KEY
0
78
13
4
10
DUCK KEY
292
361
83
7
206
0
CITY OF KEY COLONY BEACH
0
462
888
1
OW OF MARATHON
O
4018
829
1402
394
OHIO KEY
0
0
0
397
0
BAHIA HONDA KEY
6
9
6
0
0
BIG PINE KEY
264
1538
663
299
473
LITTLE TORCH KEY
389
300
80
25
37
0
MIDDLE TORCH KEY
3
0
12
0
1
BIG TORCH KEY
11
4
37
0
RAMROD KEY
31
20
493
12
19
SUMMERLAND KEY
1
706
20
10
1
CUDJOE KEY
134
914
624
52
81
SUGARLOAF KEY
125
995
207
103
19
UPPER SUGARLOAF KEY
175
0
0
0
0
LOWER SUGARLOAF KEY
6
161
110
0
0
SADDLESUNCH KEYS
82
0
0
0
0
SHARK KEY
0
39
0
0
0
BIG COPPITT KEY
122
538
63
4
6
GEIGER KEY
41
252
0
_
7
12
ROCKLAND KEY
1
60
31
0
5
KEY HAVEN
0
457
1
0
1
0
STOCK ISLAND
895
565
22
15
17
CM OF KEY WEST
0
11625
282
39
1
23
Irma Recovery - Page 4 of 5
TH I=LOTRlD.4 k ErS - 12 1S 1Nq AP;0VF RECCVFR r
GOAL: Rebuilding a stronger Florida Keys
✓ promote public health, safety and general welfare;
✓ advance adaptation to coastal flooding, storm surge and other hazards;
✓ protect property, residences and businesses, from storm impacts and minimize damages;
✓ minimize public and private losses due to storms;
✓ preserve of economy during and after disaster, including business viability and workforce
housing;
✓ preserve and protect the environment, including natural and historic resources; and
✓ enhance resiliency.
STRATEGY: To address the unique challenges and diverse needs in our long term housing recovery
DEVELOP PROGRAMS TO:
o Wind - retrofitting of Residential Structures - provide funding options to harden existing housing
units
■ Installing hurricane shutters or impact- windows; Metal roofs; Reinforced trusses and
Reinforced garage doors
• Provide funding to elevate existing private residences above BFE (Elevation of Residential
Structures)
• Provide funding to demo and replace private residences to meet or exceed Building Code and
Floodplain requirements (Demolish and Rebuild of Mitigated Building Envelope)
• Develop and increase the supply of workforce housing & choice of rental housing opportunities -
identify areas damaged properties or areas of less damaged properties to more easily and more
quickly rebuild safe, energy — efficient and cost effective housing units (Community Workforce
Housing Programs)
■ Purchase scattered sites for single family homes; purchase parks and redevelop
multifamily housing, purchase less vulnerable sites for workforce housing
• Provide funding to rebuild and repair resilient existing housing units as safe, energy —efficient
and cost effective housing units (New Construction or Rehabilitating Residences damaged by the
storm)
• Identify areas to purchase and not rebuild in that area (provide financial incentives to purchase
areas in dangerous or high -risk zones)
■ Provide funding to purchase developed properties in V zone with existing residences to
create additional open space and natural buffers and rebuild housing outside of the V
zone
• Relocate and rebuild in another less vulnerable location - safe, durable, physically accessible,
energy —efficient and cost effective housing units (Purchase & Rehab assistance)
• Provide funding to purchase abandon damaged structures and demo unsafe structures
• Provide funding to improve infrastructure for drainage at housing units — lessen flooding
vulnerability
• Develop infrastructure for improved mass transit — improve mobility & access to services /jobs
• Provide funding to repair and flood proof commercial structures and add housing units over the
commercial structure to improve local economic conditions, particularly the continued
availability of workforce housing & jobs (Flood - proofing of Non - Residential Structures)
• Identify /explore cost effectiveness of different types of factory -built housing to replace
manufactured housing units
Irma Recovery - Page 5 of 5