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M C ounty of f Monroe ELj » °o E � BOARD OF COUNTY COMMISSIONERS /�� Mayor David Rice, District 4 Th e Florida Keys Mayor Pro Tem Sylvia J. Murphy, District 5 Danny L. Kolhage, District 1 George Neugent, District 2 Heather Carruthers, District 3 County Commission Meeting January 17, 2018 Agenda Item Number: 0.1 Agenda Item Summary #3751 BULK ITEM: No DEPARTMENT: Planning/Environmental Resources TIME APPROXIMATE: STAFF CONTACT: Kevin Bond (305) 289 -2507 3:00 P.M. PUBLIC HEARING AGENDA ITEM WORDING: A public hearing concerning a request for a Development Agreement between Monroe County and Quarry Partners, LLC. The requested agreement relates to the proposed development of 208 attached residential dwelling units designated as affordable housing units at a proposed density of 17.3 units per buildable acre. No structures will be higher than 35 feet. The subject property is described as a parcel of land in Section 21, Township 67 South, Range 26 East, Big Coppitt Key, Monroe County, Florida, having Real Estate Numbers 00120940- 000100, 00120940 - 000201 and 00120940 - 000302. (File # 2016 -215) ITEM BACKGROUND: The requested development agreement involves "development of 208 affordable housing units, with a minimum mix of at least 10% median and at least a 20% combination of low and very low income categories." The 15.035 -acre property is located in the Big Coppitt Mixed Use Area 1. Pursuant to Policy 107.1.6 of the Monroe County 2030 Comprehensive Plan, "A development agreement shall be required for any proposed development of an affordable housing project within the Big Coppitt Mixed Use Area 1 and to evaluate the ingress and egress of the development proposal." 0 The conceptual site plan attached to the development agreement indicates the proposed development would include 208 affordable housing units arranged throughout nine buildings, a clubhouse and pool, 474 off - street parking spaces, and wetland and conservation areas. If approved, the proposed development agreement would: • Provide 10 years to complete the project • Not allow buildings to exceed 35 feet from existing grade • Outline required County development permits including a major conditional use permit, ROGO allocation awards, and building permits. • Document the source of the 208 new dwelling units with half coming from the County's ROGO and half coming from former Key West BPAS Units via a 380 agreement • Outline the affordable housing income levels with 45% of the total units being very low or low income units in the first 50 years of the deed restriction and 25% of the total units being very low or low income units in the remaining 49 years of the deed restriction • Requests the County grant building permit fee waivers in exchange for the 50 -year increased affordable restriction. o NOTE -The permit fee waivers require separate BOCC approval. • Requests the County grant a waiver to the wastewater capacity reservation fees. o NOTE Input from Assistant County Administrator, Kevin Wilson and Assistant County Attorney, Cynthia Hall, includes that the reference to waiving the wastewater capacity reservation fees should be eliminated as non -ad valorem Packet Pg. 2469 Years 0 -50, Years 5I -99, Increased Restriction Remaining Restriction Income Limit # Units % of Total # Units % of Total 11 5.3% Very Low (50 %) 1 0.5% Low (60 %) 83 39.9%1 51 24.5% Median (100 %) 21 10.1°f 20 9.6% Moderate (120 %) 93 44.7% 136 65.4% Total 208 208 • Requests the County grant building permit fee waivers in exchange for the 50 -year increased affordable restriction. o NOTE -The permit fee waivers require separate BOCC approval. • Requests the County grant a waiver to the wastewater capacity reservation fees. o NOTE Input from Assistant County Administrator, Kevin Wilson and Assistant County Attorney, Cynthia Hall, includes that the reference to waiving the wastewater capacity reservation fees should be eliminated as non -ad valorem Packet Pg. 2469 o. special assessment must be reasonable and fairly apportioned and to waive it for a subset of properties would violate the `fairly apportioned" requirement and subject the entire assessment to challenge. • Document that there are no residential buildings within the 70 -74DNL and the buildings within the 65 -59DNL noise contour pursuant to the 2013 Navy Environmental Impact Statement will be sound attenuated to achieve an indoor Noise Level Reduction of at least 25 decibels. • Document that there is no ingress or egress to the Property via Puerta Drive. • Allow a two -phase ingress and egress plan. o The first phase would allow ingress /egress from the project along a private easement parallel to Calle Dos on Rockland Key and connecting to County right - of -way at Calle Uno leading to U.S. 1. Turn lanes would be added to Calle Uno. o The second phase would allow ingress /egress from the project along the same private easement parallel to Calle Dos, but would connect to a new private easement to allow access directly to U.S. 1 without the use of County roads. The first phase would last until the required permits are obtained and construction of the private ingress and egress is completed. Packet Pg. 2470 0.1 o This differs from the original request as shown in the Ingress & Egress — Barcelona /Ave F /4 St which would no longer be permitted because the Level of Service for this plan exceeded the minimum level of service for County Roads: ■ Request the County contribute funding toward the construction costs of the access road. o NOTE PC recommended eliminating the dollar figure included in Section IIIK. of the revised development agreement so the BOCC could determine if funds would be provided. The Planning Commission reviewed the proposed development agreement on December 20, 2017 and recommended approval to the BOCC. This recommendation was based on the revised traffic study (updated December 2017 and submitted on 12/18/17) and proposed ingress and egress to the project site (new access drive south through Rockland to US 1 — see the 1st & 2nd image above). Packet Pg. 2471 The PC directed staff to fully review the traffic before the BOCC meeting. Additionally, the PC directed that the dollar figure included in Section III.K. be eliminated from the revised development agreement — the line stating "Monroe County does hereby agree to contribute up to $I.SM toward Quarry's actual construction costs of the road depicted on the plans to Calle Dos and US I easement directly to US 1." The Planning Commission discussion included that the contribution of funding towards the access drive was a BOCC decision and the commission could determine if they wanted to include any funds. A revised Development Agreement was submitted on 12/29/2017 and 1/2/2018 revising Section III.K. to clarify the roadway improvements and that the turn lanes to Calle Uno will be completed prior to the issuance of the first Certificate of Occupancy for the affordable housing dwelling units on the Property. K. Ingress /Egress. Ingress and egress access to the proposed dei on the Propert y shall be provided as depicted on the Site Plan attached as Exhibit B" and as set forth below (1) There shall be no ingress or egress to the Property via Puerta Drive. (ii) Quarry and its agents. licensees, employees, invitees. successors. construction crews and contractors, tenants and assigns shall be permitted to use Calle Dos and Calle Una to access US -1 as sho -,in on page C -10.2A of the Site Plan (`Calle Uno!Dos Access'_)_ In exchange for such access and to maintain the level of service on the county. road, Quarry will improve Calle lsuo with a southbound left -turn lane and a southbound right -turn lane prior to the issuance of the first Certificate of Occupancy for the affordable housing dwelling units on the Property. (iii) Quarry shall use commercially reasonable efforts to obtain an easement to access LS 1 directly pursuant to a Non-Exclusive Ingress and Egress Easement Agreement as shotiin on page C: -10?B and titled ` to US 1" {the "US 1 Easement '). To obtain access via the US 1 Easement Quarry- must first obtain all required local, state. and federal permits. Quarry shall use best efforts to obtain these permits prior to obtaining its Certificate of Occupancy for the affordable housing dn-elling units on the Property_ Not4vithstanding the preceding. obtaining all necessary permits is not a condition precedent to issuance of the Certificate of Occupancy for the project on the Property_ If wain• obtains all necessar permits for direct access to US 1 utilizing the US 1 Easement, Quarry- shall construct the necessary road directly to US 1 and shall cease ingress and egress through the Calle Uno;Dos Access. Monroe County does hereby agree to contribute up to $ totivard Quarry - s actual construction costs of the roadsiturn lanes depicted on the Site Plan regarding the Calle Unorpos Access and US 1 Easement directly to US 1. Once the development agreement is approved by the BOCC, the project requires a Major Conditional Use Permit, which has been submitted. PREVIOUS RELEVANT BOCC ACTION: February 10, 2016 - Ordinance No. 003 -2016 amending the Monroe County Future Land Use Map from Mixed Use /Commercial Fishing (MCF) and Industrial (I) to Mixed Use /Commercial (MC); creating Policy 107.1.6 Big Coppitt Mixed Use Area 1, to provide limitations on development and specific restrictions for the subject property as proposed by Rockland Operations, LLC and Rockland Commercial Center, Inc. The amendment became effective on November 29, 2016. February 10, 2016 - Ordinance No. 004 -2016 amending the Monroe County Land Use District (Zoning) Map from Industrial (I) and Commercial Fishing Area (CFA) to Mixed Use (MU) for the subject property, as proposed by Rockland Operations, LLC and Rockland Commercial Center, Inc. The amendment became effective on November 29, 2016. December 14, 2016 - Resolution No. 323 -2016 approving the reservation of 96 affordable housing dwelling unit allocations consisting of 44 low income, 20 median income and 32 moderate income allocations, for a proposed affordable dwelling unit development by Rockland Operations, LLC until December 15, 2017. September 27, 2017 - Resolution No. 212 -2017 approving the reservation of 104 affordable housing dwelling unit allocations consisting of one (1) very low income, 51 low income, 20 median income and 32 moderate income allocations, for a proposed affordable dwelling unit development by Quarry Partners, LLC until July 1, 2018. The affordable housing units developed with the 51 low income ROGO allocations reserved by this resolution must have rent rates limited to 60% median income. September 27, 2017 - Resolution No. 213 -2017 approving the reservation of 104 dwelling unit allocations, pursuant to the 380 Agreement with the state and municipalities to transfer 104 Key West BPAS units to Monroe County for the proposed affordable housing project known as "The Quarry," by Quarry Partners, LLC until July 1, 2018. The allocations will be reserved upon the effectiveness of the Comprehensive Land Use Plan of Key West and the execution of the Section 380.032 Agreement by all the Parties. CONTRACT /AGREEMENT CHANGES: n/a STAFF RECOMMENDATION: Staff recommends approval with the elimination of the reference to waiver of the wastewater capacity reservation fees, based on the memorandum dated 2 January 2018 from Kevin G. Wilson, Assistant County Administrator and Cynthia Hall, Assistant County Attorney. The BOCC will need to determine if the permit fee waiver is approved (and if to include the waiver in the development agreement) and if the BOCC will contribute funding to the proposed access (ingress /egress) drive. DOCUMENTATION: BOCC_Resolution_Quarry DA Quarry Development Agreement_revised_with exhibits Quarry DA BOCC Staff Report Memo from Legal and Assistant County Administrator - not recommending WW waiver Quarry Development Agreement_ updated 1 -1 -18 track changes Quarry Civil Set 12 -18 -2017 updated 12 -29 -17 Big Coppitt Apartments - Traffic Impact Study - December 2017 County traffic consultant comments on revised traffic study for the Quarry Applicants - Response to Comments to traffic study - December 2017 2015 LOS - map with segments File_Quarry Development Agreement Application FINANCIAL IMPACT: Effective Date: Expiration Date: Total Dollar Value of Contract: N/A Total Cost to County: TBD by Commission, depending on whether BOCC recommends funding a portion of the ingress /egress roadway construction or recommends funding the wastewater assessments from an alternate funding source. Current Year Portion: Budgeted: No Source of Funds: TBD if approved CPI: Indirect Costs: Estimated Ongoing Costs Not Included in above dollar amounts: Revenue Producing: If yes, amount: Grant: County Match: Insurance Required: Additional Details: The proposed development agreement includes an assumption that the County will provide funds toward the construction of an ingress and egress driveway connection from the project to U.S. 1, waiver of building permit fees and a waiver of wastewater capacity reservation fees for the Big Coppitt Wastewater Treatment Plant. I to] XTAi Do 1111" Mayte Santamaria Completed Assistant County Administrator Christine Hurley 01/02/2018 1:33 PM Steve Williams Completed Jaclyn Carnago Completed Budget and Finance Completed Maria Slavik Completed Kevin Bond Completed Mayte Santamaria Completed Kathy Peters Completed Board of County Commissioners Pending 01/02/2018 12:45 PM Completed 01/02/2018 4:22 PM 01/02/2018 4:28 PM 01/02/2018 4:49 PM 01/02/2018 5:39 PM 01/02/2018 5:41 PM 01/02/2018 5:41 PM 01/02/2018 6:26 PM 01/17/2018 9:00 AM 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 # juraw1w I ZA KIM R NJ 9 [1) COO I WHEREAS, during at a public meeting held on January 17, 2018, the Monroe County Board of County Commissioners conducted a review and consideration of a request filed by Barton W. Smith, Esq., on behalf of Quarry Partners, LLC for a Development Agreement in accordance with Chapter 110, Article V, Sections 110-132 and 110-133 of the Monroe County Land Development Code (LDC) and Florida Statutes §163.3220 et. seq., the Florida Local Government Development Agreement Act; and WHEREAS, the proposed Agreement involves the "development of 208 affordable housing units, with a minimum mix of at least 10% median and at least a 20% combination of low and very low income categories" on the 15.035-acre property located in the Big Coppitt Mixed Use Area 1; and WHEREAS, the conceptual site plan attached to the development agreement indicates the proposed development would include 208 affordable housing units arranged throughout nine buildings, a clubhouse and pool, 481 off-street parking spaces, and wetland and conservation areas; and WHEREAS, the subject property is legally described as parcels of land in Section 21, Township 67 South, Range 26 East, Big Coppitt Key, Monroe County, Florida, having real estate numbers 00120940- 000100, 00120940-000201 and 00120940 - 000302; and WHEREAS, pursuant to Policy 107.1.6 of the Monroe County 2030 Comprehensive Plan, a development agreement shall be required for any proposed development of an affordable housing project within the Big Coppitt Mixed Use Area 1 and to evaluate the ingress and egress of the development proposal; and Development Agreement, File # 2016-215 The Quarry Affordable Housing BOCC Resolution Pa I of 3 1 Packet Pg. 2475 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 WHEREAS, the Monroe County Planning Commission held a public hearing at its meeting on December 20, 2017, which was the first of two required public hearings; and WHEREAS, at the December 20, 2017 public hearing, the Planning Commission recommended approval to the Board of County Commissioners of the proposed development agreement without the provision for the County commitment of $1.5 million towards the road construction costs and U.S. I easement, and with the condition providing staff full review and recommendation of the revised traffic report before proceeding to the BOCC; and WHEREAS, based upon the information and documentation submitted, the Board of County Commissioners makes the following Findings of Fact: 1. The subject property is located within a Mixed Use (MU) Land Use (Zoning) District. Further, it is designated within a Mixed Use / Commercial (MC) category on the Future Land Use Map (FLUM) and within a Tier III district on the Tier Overlay District Map; 2. On August 29, 2017, the proposed development agreement was reviewed by the Development Review Committee; 3. The Monroe County Planning Commission held a public hearing at its meeting on December 20, 2017, which was the first of two required public hearings, and recommended approval of the development agreement with conditions to the Board of County Commissioners in Resolution No. P35-17; 4. Florida Statutes §163.3220 authorizes Monroe County to enter into development agreements with landowners and/or governmental agencies to encourage a stronger commitment to comprehensive and capital facilities planning, ensure the provision of adequate public facilities for development, encourage the efficient use of resources, and reduce the economic cost of development; and WHEREAS, based upon the information and documentation submitted, the Board of County Commissioners makes the following Conclusions of Law: 1. The request is consistent with the provisions and intent of the Monroe County Land Development Code; 2. The request is consistent with the provisions and intent of the Monroe County Year 2030 Comprehensive Plan; 3. The request is consistent with the Principles for Guiding Development in the Florida Keys Area of Critical State Concern; 4. The development agreement is required pursuant to Policy 107.1.6 of the Monroe County 2030 Comprehensive Plan for any proposed development of an affordable Development Agreement, File # 2016-215 The Quarry Affordable Housing 130CC Resolution Pape 2 nf 3 1 Packet Pg. 2476 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 housing project within the Big Coppitt Mixed Use Area 1 and to evaluate the ingress and egress of the development proposal; 5. The Agreement, among other things, is intended to and shall constitute a development agreement among the Parties pursuant to the Florida Local Government Development Agreement Act, Section 163.3223, et seq., Florida Statutes; NOW THEREFORE, BE IT RESOLVED BY THE BOARD OF COUNTY COMMISSIONERS OF MONROE COUNTY, FLORIDA, that the preceding Findings of Fact and Conclusions of Law support its decision to APPROVE the Development Agreement. PASSED AND ADOPTED BY THE BOARD OF COUNTY COMMISSIONERS of Monroe County, Florida, at a regular meeting held on the 17th of January, 2018. Mayor David Rice Mayor pro tem Sylvia J. Murphy Commissioner Danny L. Kohlage Commissioner George Neugent Commissioner Heather Carruthers L I L 1 41 to I 1-4 Ilia mm Mayor David Rice (SEAL) ATTEST: KEVIN MADOK, CLERK Deputy Clerk Development Agreement, File # 2016-215 The Quarry Affordable Housing STEvE'.'T. WILLIAMS BOCC Resolution Pa r Packet Pg. 24 1 2 3 4 DEVELOPMENT AGREEMENT 5 6 THIS DEVELOPMENT AGREEMENT ( "Agreement ") is entered into on the day 7 of , 2017, by and between MONROE COUNTY, FLORIDA, a Political 8 Subdivision of the State of Florida ( "Monroe County ") and QUARRY PARTNERS, LLC, a 9 Florida limited liability company ( "Quarry ") (collectively, the "Parties "), pursuant to Sections 10 110 -132 and 110 -133 of the Monroe County, Florida, Code of Ordinances ( "Monroe County 11 Code "), and the Florida Local Government Development Agreement Act, Florida Statutes 12 Sections 163.3220- 163.3243 (2016), and is binding on the "Effective Date" set forth herein: 13 14 WITNESSETH: 15 16 The Parties hereby agree as follows: 17 18 I. RECITALS 19 A. This Agreement involves the development of real property located on Big Coppitt Key, 20 Florida with Monroe County Parcel ID 00120940 - 000100, 00120940 - 000302, and 21 00120940 - 00201, consisting of approximately 15.035 acres of upland and 6.736 acres of 22 submerged land (the "Property "). 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 B. All Parties have the authority to enter into this Agreement through Florida Statutes Chapter 163 and Quarry has the sole and undivided ownership of the Property. C. Section 163.3220, Florida Statutes, authorizes Monroe County to enter into development agreements with landowners and /or governmental agencies to encourage a stronger commitment to comprehensive and capital facilities planning, ensure the provision of adequate public facilities for development, encourage the efficient use of resources, and reduce the economic cost of development. D. This Agreement, among other things, is intended to and shall constitute a development agreement among the Parties pursuant to the Florida Local Government Development Agreement Act, Section 163.3220, et seq., Florida Statutes (the "Act "). E. The Parties recognize that the public noticing and hearing procedures shall follow the requirements of Section 163.3225, Florida Statutes, which requires the local government to conduct two public hearings, one of which may be before the Planning Commission. F. Monroe County finds that entering into this Agreement furthers the purposes, goals, objectives and policies of the Monroe County Comprehensive Plan which contains goals and objectives that seek to encourage the provision of affordable housing through incentive programs and regulations (including but not limited to Goal 601, Objective 601.1 and Objective 601.2). 00106179 - v1 Page 1 of 14 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 G. Comprehensive Plan Policy 107.1.6 (which shall be referred to herein as the "Site Specific Regulations ") provides as follows: "Development in the Big Coppitt Mixed Use Area 1 shall be subject to regulations applicable to the Mixed Use /Commercial (MC) Future Land Use Designation as well as an additional restriction set out below: 1. Residential units developed on the Big Coppitt Mixed Use Area 1 shall be restricted to affordable housing only (with a minimum mix of at least 10% median and at least a 20% combination of low and very low income categories) and subject to affordable housing regulations pursuant to Section 130 -161 of the Monroe County Code of Ordinances. 2. There shall be no nonresidential uses. Accessory uses to the residential development, such as a club house or recreational facilities are permitted. 3. There shall be no market rate or transient residential units. 4. There shall be no dredging. 5. All habitable building located within the 65 -69 DNL (Day -Night Average Sound Level) noise contour pursuant to the 2013 Navy Environmental Impact Statement shall be sound attenuated to achieve an indoor Noise Level Reduction of at least 25 decibels. 6. No residential buildings shall be located within the 70 -74 DNL. 7. Any development located within the Big Coppitt Mixed Use Area 1 shall not utilize Puerta Drive for ingress and egress. 8. All habitable buildings located within the 70 -74 DNL noise contour pursuant to the 2013 Navy Environmental Impact Statement shall be sound attenuated to achieve an indoor Noise Level Reduction of at least 30 decibels. 9. A development agreement shall be required for any proposed development of an affordable housing project within the Big Coppitt Mixed Use Area 1 and to evaluate the ingress and egress of the development proposal." H. In order to ensure the success and viability of the affordable housing project on the Property, Quarry requires the necessary 208 affordable ROGO allocations as set forth below: ' As of the execution of this Agreement, the reference to Section 130 -161' of the Monroe County Code of Ordinances is actually Section 139 -1 of the Monroe County Code, as the Monroe County Code has been updated. 00106179 - v1 Page 2 of 14 1 1) 104 ROGOs from the City of Key West consisting of unallocated ROGOs from prior 2 years which have been transferred to Monroe County for use on the Property through a 3 Florida Statutes Section 380.032 agreement (attached hereto and incorporated herein as 4 Exhibit "A " by and between Monroe County, City of Key West, Islamorada Village of 5 Islands, City of Layton and City of Marathon to be utilized for development of Buildings 6 5, 6, 7, 8 and 9 as depicted on the conceptual site plan ( "Site Plan ") attached as Exhibit 7 "B ", and which shall be utilized all as Moderate income affordable ROGO ( "Key West 8 ROGOs "); 9 10 2) The Key West ROGOs were reserved to the Property pursuant to Monroe County 11 Resolution 213 -2017; 12 13 3) Ninety -Six (96) ROGO allocations consisting of forty -four (44) Low, twenty (20) 14 Median and thirty -two (32) Moderate Income affordable ROGO allocations for 15 development of the 96 units proposed as part of a Low Income Housing Tax Credit 16 financial assistance that Quarry has received ( "Monroe ROGOs "), such Monroe ROGOs 17 having been reserved pursuant to Monroe County Resolution 323 -2016; 18 19 4) An additional Eight (8) ROGO allocations were reserved by Monroe County pursuant to 20 Monroe County Resolution 212 -2017 so that the One Hundred Four (104) Monroe 21 ROGOs allocations consist of the following: one (1) Very Low, Fifty -One (51) Low 22 (which may only be occupied by households whose total household incomes do not 23 exceed sixty percent (60 %) of the median monthly household income), Twenty (20) 24 Median and Thirty -Two (32) Moderate affordable ROGO allocations. 25 26 27 I. The Property is generally described as follows: 28 29 1. Quarry owns the Property. Copies of the Special Warranty Deeds evidencing Quarry's 30 ownership are attached hereto and incorporated herein as Exhibit "C ". Historically the 31 Property was a mining operation and currently the Property is vacant land. 32 33 2. A complete legal description of the Property is attached hereto and incorporated herein 34 as Exhibit "D ". 35 36 3. As of the date of this Agreement, the Property is assessed by the Monroe County 37 Property Appraiser as real estate numbers 00120940 - 000100, 00120940 - 000302, and 38 00120940 - 000201. 39 40 4. The Property currently has Mixed Use ( "MU") Land Use (Zoning) District designation 41 and a corresponding Mixed Use /Commercial ( "MC ") Future Land Use Map designation. 42 43 5. The Property currently has a Tier Overlay District designation of Tier III. 2 Fully executed agreement will be provided and inserted as Exhibit "A" once received. 3 Note that the Monroe County Resolutions use the term "Medium" but the correct term per the Code is "Median' 00106179 - v1 Page 3 of 14 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 6. The Property consists of approximately 15.035 acres of upland and 6.736 acres of submerged land. II. PURPOSE A. The overall purpose of this Agreement is to allow the Parties to implement the provisions of Monroe County Code Chapter 139 as applied to the Property in order to insure the continued provision of needed affordable housing in the unincorporated Lower Keys. B. The Agreement allows for the development of 208 affordable housing dwelling units on the Property on Big Coppitt, Monroe County, Florida, in compliance with all applicable provisions of Florida Statutes, the Principles for Guiding Development in the Florida Keys Area of Critical State Concern, the Monroe County Comprehensive Plan, and the Monroe County Code. C. The Agreement allows the Parties to implement the provisions of Comprehensive Plan Policy 107.1.6 as applied to the Property in order to supply much needed affordable housing in the unincorporated Lower Keys and to allow for a reasonable use of the Property by utilizing the previously unused Key West ROGOs and Monroe ROGOs for development at the Property. III. AGREEMENT REQUIREMENTS A. Recitals. The recitals explaining the intent and purpose of the project as set forth in the preceding clauses are incorporated herein and form a material part of this Agreement. The Parties recognize the binding effect of Florida Statutes Sections 163.3220- 163.3243, as to the form and content of this Agreement and in accordance therewith set forth and agree to the following. B. Legal Description and Ownership. The legal descriptions for the Property subject to this Agreement are set forth in Exhibit "D ". C. Duration of Agreement. This Agreement shall remain in effect for ten (10) years from the "Effective Date" as defined herein, and may be extended by mutual consent of the Parties and approval at a public hearing, in accordance with Section 163.3229, Florida Statutes. For the duration of this Agreement, the Parties agree that any development shall comply with and be controlled by this Agreement, the Monroe County Code, and the Monroe County Comprehensive Plan governing the development of land in effect on the date of execution of this Agreement, in accordance with Section 163.3220, Florida Statutes. D. Permitted Uses. 1. The Property currently has a MU Land Use (Zoning) District designation and a corresponding MC Future Land Use Map designation. 00106179 - v1 Page 4 of 14 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 00106179 - v1 a. 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. Monroe County shall continue to take a proactive role in encouraging the maintenance and enhancement of community character and recreational and commercial working waterfronts. In order to protect environmentally sensitive lands, the following development controls shall apply to all hammocks, pinelands, and disturbed wetlands within this land use category: 1. only low intensity commercial uses shall be allowed; 2. a maximum floor area ratio of 0.10 shall apply; and 3. maximum net residential density shall be zero. b. In accordance with this Agreement and with the MU Land Use (Zoning) District, as set forth in Monroe County Code Section 130 -88, and in compliance with other provisions of the Monroe County Code, the permitted uses in the MU Land Use (Zoning) District include commercial retail; office; commercial fishing; attached residential dwelling units; hotels; marinas and accessory uses. Provided that pursuant to Comp. Plan Policy 107.1.6, the Site - Specific Regulations applicable to the Property prohibit nonresidential uses, market rate residential units, and transient residential units. Pursuant to Section 130- 88(c)(3) of the Monroe County Code, attached dwelling units are permitted in the MU District as a major conditional use, provided that: 1. The structures as designed and located so that they are visually compatible with established residential development within 250 feet of the parcel proposed for development; and 2. The parcel proposed for development is separated from any established residential use by a class C bufferyard. c. In accordance with this Agreement and Comprehensive Plan Policy 107.1.6, the development on the Property must be in compliance with the Site Specific Regulations. Page 5 of 14 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 d. The development of the Property includes the addition of up to 208 new, affordable residential dwelling units and other accessory development. The residential density shall not exceed 208 permanent residential units. e. The height of any new structure associated with the development of the Property shall not exceed 35 feet, except as provided in Monroe County Code, as amended. "Grade" as defined in the Monroe County Code shall be 5.7 feet NGVD as shown in the attached topographic survey attached as Exhibit "E ". E. Public Facilities. 1. The Florida Keys Aqueduct Authority provides domestic potable water to the Property The Florida Keys Aqueduct Authority will meter any new development. 2. Keys Energy Services provides electric service to the Property. Excluding existing development that may already be metered, Keys Energy Services will meter any new development. In addition, excluding existing development that may already be metered, Keys Energy Services will meter other types of development accordingly. 3. Solid waste service is provided to the Property by a solid waste collection system franchised by Monroe County. 4. The Property is connected to central sewer via Big Coppitt Regional sewer system. 5. Transportation facilities. The Memorandum of Interdevelopment and Operating Agreement attached as Exhibit "F" provides satisfactory access and ingress /egress to and from the Property and US -1. F. Reservation or Dedication of Land. There is no reservation or dedication of land for public purposes contemplated by this Agreement. G. Affordable Compliance The requirement under Comprehensive Plan Policy 107.1.6 regarding "a minimum of at least 10% median and at least a 20% combination of low and very low income categories" is satisfied (i) during the Increased Affordable Restriction as provided in Section IILM. below and (ii) after the expiration of the Increased Affordable Restriction, as the Fifty -One (5 1) very low /low units represent 25% of the 208 units (which is a substantial increase over the 20% requirement) and combined with the 20 median income units (9.6 %) represent 34% of the total units. H. Development Allowed. The following specific criteria are those which will guide development of the Property, and are standards by which any further approvals shall be measured and shall be as follows: a. Provided such development can be designed and approved by all applicable regulations and cumulative density /intensity provisions, including but not limited to the Monroe County Comprehensive Plan, Monroe County Code and Florida Building 00106179 - v1 Page 6 of 14 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 Code, the Property is permitted to develop the following buildings, facilities and structures on the Property pursuant to this Agreement: i. Up to and including one hundred two hundred eight (208) new, affordable residential dwelling units. ii. Additional amenities ancillary and accessory to the affordable housing project, including a gatehouse, offices, club house, fitness center and maintenance, and housekeeping consisting of up to 10,000 square feet. iii. Parking areas and landscaping. iv. Playground, parks and /or pools or other outdoor recreation facilities as accessory uses to the affordable residential development. I. Required Approvals. The following list of all development approvals and permits approved or needed to be approved for the redevelopment of the Property, as specified in this Agreement: Conditional Use Approval and building permits will be required for the development of the Property into 208 new, affordable residential dwelling units as permitted under Monroe County's Land Development Regulations. The development shall be consistent with all applicable codes, including but not limited to the Monroe County Comprehensive Plan and Monroe County Code. J. Military Installation Area of Impact. Quarry acknowledges and understands the Property and proposed development is within the Military Installation Area of Impact Overlay as defined by the Monroe County Comprehensive Plan. The Property is located in the 65 — 69 DNL (Day -Night Average Sound Level) noise contours pursuant to the 2013 Navy Final Environmental Impact Statement. Quarry agrees to sound attenuate all habitable buildings and shall strive to achieve an outdoor to indoor Noise Level Reduction Level (NLR) of at least 25 decibels. No residential buildings shall be located within the 70 -74 DNL. K. Ingress/Egress. Ingress and egress access to the proposed development on the Property shall be provided as depicted on the Site Plan attached as Exhibit `B" and as set forth below: (i) There shall be no ingress or egress to the Property via Puerta Drive. (ii) Quarry and its agents, licensees, employees, invitees, successors, construction crews and contractors, tenants and assigns shall be permitted to use Calle Dos and Calle Uno to access US -1 as shown on page C -10.2A of the Site Plan ( "Calle Uno/Dos Access "). In exchange for such access and to maintain the level of service on the county road, Quarry will improve Calle Uno with a southbound left -turn lane and a southbound right -turn lane prior to the issuance of the first Certificate of Occupancy for the affordable housing dwelling units on the Property. (iii) Quarry shall use commercially reasonable efforts to obtain an easement to access US 1 directly pursuant to a Non - Exclusive Ingress and Egress Easement Agreement as shown on page C -10.213 and titled "Easement to US 1" (the "US 1 Easement "). To 00106179 - v1 Page 7 of 14 I obtain access via the US 1 Easement, Quarry, must first obtain all required local, 2 state, and federal permits. Quarry shall use best efforts to obtain these permits prior 3 to obtaining its Certificate of Occupancy for the affordable housing dwelling units on 4 the Property. Notwithstanding the preceding, obtaining all necessary permits is not a 5 condition precedent to issuance of the Certificate of Occupancy for the project on the 6 Property. If Quarry obtains all necessary permits for direct access to US 1 utilizing 7 the US 1 Easement, Quarry shall construct the necessary road directly to US 1 and 8 shall cease ingress and egress through the Calle Uno/Dos Access. 9 10 Monroe County does hereby agree to contribute up to $ toward Quarry's 11 actual construction costs of the roads /turn lanes depicted on the Site Plan regarding the Calle 12 Uno/Dos Access and US 1 Easement directly to US 1. 13 14 L. Site Plan Approval. Monroe County does hereby accept the Site Plan of the Property. The 15 development shall be consistent with all applicable codes, including but not limited to the 16 Monroe County Comprehensive Plan and Monroe County Code. Following a review of 17 compliance with such codes, the final site plan must be approved by the Monroe County 18 Planning Commission as part of a Major Conditional Use approval. The Planning 19 Commission has final authority over the site plan and the site plan may be amended by the 20 Planning Commission. 21 22 M. Increased Affordable Restriction. In exchange for the waivers set forth in Section III.N. 23 below, Quarry agrees that for the initial 50 year term of affordable restrictions on the 24 Property, the residential units on the Property shall consist of the following (such residential 25 unit affordable restrictions to be defined as the "Increased Affordable Restriction "): Eleven 26 (11) Very Low which may only be occupied by households whose total household incomes 27 do not exceed twenty -five percent (25 %) of the median monthly household income), Eighty - 28 Three (83) Low (which may only be occupied by households whose total household incomes 29 do not exceed sixty percent (60 %) of the median monthly household income), Twenty -One 30 (21) Median and Ninety -Three (93) Moderate affordable residential units. 31 32 At the expiration of the 50 -year Increased Affordable Restriction term, for the remaining 49 33 years that the Property remains subject to affordable restrictions, the affordable restrictions 34 on the Property shall consist of the following: one (1) Very Low, Fifty -One (5 1) Low (which 35 may only be occupied by households whose total household incomes do not exceed sixty 36 percent (60 %) of the median monthly household income), Twenty (20) Median and One 37 Hundred Thirty -Six (136) Moderate affordable residential units. 38 39 40 N. Impact Fee and Building Permit Fee Waiver. Per Section 126- 4(h)(6) of the Monroe 41 County Code, all impact fees are hereby waived by Monroe County. County also agrees that 42 all building permit fees and wastewater capacity reservation fees for the Big Coppitt 43 Wastewater Treatment Plant are waived in consideration of the Increased Affordable 44 Restriction. 45 00106179 - v1 Page 8 of 14 1 O. Finding of Consistency. By entering into this Agreement, Monroe County finds that the 2 development permitted or proposed herein is consistent with the Monroe County 3 Comprehensive Plan and Monroe County Code. 4 5 P. Breach, Amendment, Enforcement, and Termination. 6 7 a. Material Breach: A material breach by the Parties is the failure of any Party to 8 comply with the terms of this Agreement after Notice as provided herein. 9 10 b. Notice: Upon any Party's material breach of the terms and conditions of this 11 Agreement, the non - breaching Party shall serve written Notice of the breach upon the 12 breaching Party pursuant to the procedure established in this Agreement and shall 13 provide the opportunity, within ninety (90) days of the date such Notice is served, to 14 propose a method of fulfilling the Agreement's terms and conditions or curing the 15 breach. The breaching Party shall be provided an additional ninety (90) days to cure 16 the material breach or to negotiate an amendment to this Agreement within a 17 reasonable time, as mutually agreed to by the Parties. This Agreement is not subject 18 to arbitration and must be amended in accordance with the statutory requirements. 19 This notice provision does not apply to sections II.E. and III.K.c.iii. which contains 20 its own, separate process for Monroe County to declare this Agreement void. 21 22 c. Amendment or Termination: The Parties hereto shall at all times adhere to the 23 terms and conditions of this Agreement. Amendment, termination, extension, or 24 revocation of this Agreement shall be made in accordance with the notification and 25 procedural requirements set forth herein. 26 27 i. Amendments to this Agreement shall subject Parties to the laws and policies 28 in effect at the time of the amendment only if the conditions of Section 29 163.3233(2), Florida Statutes, are met. 30 31 ii. No modifications, extensions, amendments, or alterations of the terms or 32 conditions contained herein shall be effective unless contained in a written 33 document approved and executed by the Parties. 34 35 iii. Amendment, extension or termination shall require at least two (2) public 36 hearings. The hearings shall be held pursuant to an application filed with 37 Monroe County by the Party seeking to amend or terminate this Agreement, 38 along with the requisite filing fee. Notice of public hearing shall be in 39 accordance with Monroe County Ordinances and Florida Statutes. 40 41 iv. If the terms of the compliance schedule are not met, the development 42 agreement shall be voidable at the sole option of Monroe County at a public 43 hearing of the Board of County Commissioners. 44 45 d. Enforcement: 46 00106179 - v1 Page 9 of 14 I i. After notice and an opportunity to respond and /or cure the material breach as 2 provided for below. In addition, Monroe County may utilize appropriate code 3 compliance remedies to cure any breach after notice or arising after the 4 execution of this Agreement and an opportunity to cure as provided herein. 5 6 ii. Monroe County, the other Parties, their successors or assigns, or any 7 aggrieved or any adversely affected party as defined in Section 163.3215(2), 8 Florida Statutes, may file an action for injunctive relief in the Circuit Court of 9 Monroe County to enforce the terms of this Agreement or to challenge 10 compliance with the provisions of Sections 163.3243, Florida Statutes. 11 12 iii. Nothing contained herein shall limit any other powers, rights, or remedies that 13 either party has, or may have in the future, to enforce the terms of this 14 Agreement. 15 16 Q. Binding Effect of Agreement. The covenants, agreements, and obligations herein contained, 17 except as herein otherwise specifically provided, shall extend to, bind and inure to the benefit 18 of the Parties hereto and their respective personal representatives, heirs, successors and 19 assigns. 20 21 R. State and Federal Law. If State or Federal laws enacted after the effective date of this 22 Agreement preclude either Party's compliance with the terms of this Agreement, this 23 agreement shall be modified as is necessary to comply with the relevant State or Federal 24 Laws. 25 26 S. Compliance with Other Laws. The failure of this Agreement to address a particular permit, 27 condition, term, or restriction shall not relieve the Parties of the necessity of complying with 28 the laws governing said permitting requirements, conditions, terms or restrictions. 29 30 T. Reservation of Rights. This Agreement shall not affect any rights, which may have accrued 31 to any party to this Agreement under applicable law. The Parties reserve any and all such 32 rights. All approvals referenced in this Agreement are subordinate to compliance with all 33 applicable laws, codes, and land development regulations and permits, except to the extent 34 otherwise provided for in this Agreement. 35 36 U. No Permit. This Agreement is not and shall not be construed as a Development Permit, 37 Development Approval or authorization to commence development, nor shall it relieve the 38 Parties other than Monroe County of the obligations to obtain necessary Development 39 Approvals that are required under applicable law and under and pursuant to the terms of this 40 Agreement and Monroe County Code. 41 42 V. Good Faith; Further Assurances; No Cost. The Parties to this Agreement have negotiated 43 in good faith. It is the intent and agreement of the Parties that they shall cooperate with each 44 other in good faith to effectuate the purposes and intent of, and to satisfy their obligations 45 under, this Agreement in order to secure themselves the mutual benefits created under this 46 Agreement. The Parties agree to execute such further documents as may be reasonably 00106179 - v1 Page 10 of 14 I necessary to effectuate the provisions of this Agreement; provided that the foregoing shall in 2 no way be deemed to inhibit, restrict or require the exercise of Monroe County's police 3 power or actions of Monroe County when acting in a quasi-judicial capacity. Wherever in 4 this Agreement a provision requires cooperation, good faith or similar effort to be undertaken 5 at no cost to a party, the party co- operating, reviewing or undertaking the effort shall, 6 nonetheless, bear its cost of attendance at meetings, hearings, or proceedings and comment 7 and /or execution of documents, inclusive of the expense of its counsel. 8 9 W. Successors and Assigns. This Agreement shall constitute a covenant running with the land, 10 which shall be binding upon the Parties hereto, their successors in interest, heirs, assigns, and 11 personal representatives. 12 13 X. Joint Preparation. This Agreement has been drafted with the participation of the Parties 14 and their counsel, and shall not be construed against any party on account of draftsmanship. 15 The captions of each article, section and subsection contained in this Agreement are fore ease 16 of reference only and shall not affect the interpretational meaning of this Agreement. 17 Whenever the term "included" is used in this Agreement, it shall mean that the included 18 items, or terms are included without limitation as to any other items or terms, which may fall 19 within the listed category. 20 21 Y. Notices. All notices, demands, requests or replies provided for or permitted by this 22 Agreement shall be in writing and may be delivered by any one of the following methods: (a) 23 by personal delivery; (b) by deposit with the United States Postal Service as Certified or 24 Registered mail, return receipt requested, postage prepaid, to the addresses stated below; or 25 (c) by deposit with an overnight express delivery service with proof of receipt to the 26 addresses stated below. Notice shall be deemed effective upon receipt. For purposes of 27 notice, demand, request, or replies: 28 29 The address of Monroe County shall be: 30 31 County Administrator 32 1100 Simonton Street 33 Room 2 -205 34 Key West, Florida 33040 35 36 And a copy to: 37 38 Robert Shillinger, Esq. 39 County Attorney 40 PO Box 1026 41 Key West, Florida 33041 42 and 43 1111 12 Street, Suite 408 44 Key West, Florida 33040 45 46 The address of Quarry shall be: 47 00106179 - v1 Page 11 of 14 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 3030 Hartley Road Suite 310 Jacksonville, FL 32257 And a copy to: Barton W. Smith, Esq. Smith Hawks, PL 138 Simonton Street Key West, Florida 33040 It is the responsibility of the Parties to promptly notify all other Parties of any change in name or address for receipt of notice, demand, request, or replies. Z. Force Majeure. Any prevention, delay or stoppage due to strikes, lockouts, labor disputes, acts of God, inability to obtain labor or materials or reasonable substitutes therefore, riot, civil commotion, fire or other casualty and other causes beyond the reasonable control of the party obligated to perform, excluding the financial inability of such party to perform and excluding delays resulting from appeals or rehearing, shall excuse the performance by such party for a period equal to any such period of prevention, delay or stoppage. In order to avail itself of this force majeure provision, the party invoking the same shall provide the other party with a written notice that shall consist of a recitation of all events that constitute force majeure events under this Section, together with the beginning and ending dates of such events. AA. Construction. This Agreement shall be construed in accordance with the laws of the State of Florida. The Parties to this Agreement have participated fully in the negotiation and preparation hereof, and, accordingly, this Agreement shall not be more strictly construed against any one of the Parties hereto. In construing this Agreement, the use of any gender shall include every other and all genders, and captions and section and paragraph headings shall be disregarded. All of the exhibits attached to this Agreement are incorporated in, and made a part of, this Agreement. BB. Omission. The Parties hereto recognize and agree that the failure of this Agreement to address a particular permit, condition, terms or restriction shall not relieve either Party of the necessity of complying with the law governing said permitting requirements, conditions, term, or restriction notwithstanding any such omission. CC. Jurisdiction and Governing Law. The Parties hereto agree that any and all suits or actions at law shall be brought in Monroe County, Florida and no other jurisdiction. This Agreement shall be construed and interpreted under the laws of the State of Florida. DD. Attorney's Fees and Costs. The Parties agree that in the event any cause of action or administrative proceeding is initiated or defended by any party relative to the enforcement or interpretation of this Agreement, the prevailing party shall be entitled to reasonable attorney's fees, court costs, as an award against the non - prevailing party, and shall include 00106179 - v1 Page 12 of 14 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 attorney's fees, courts costs, in appellate proceedings. Mediation proceedings initiated and conducted pursuant to this Agreement shall be in accordance with the Florida Rules of Civil Procedure and usual and customary procedures required by the circuit court of Monroe County. EE. Time of Essence. Time shall be of the essence for each and every provision of this Agreement. FF. Entire Agreement. This Agreement, together with the documents referenced herein, constitute the entire agreement and understanding among the Parties with respect to the subject matter hereof, and there are no other agreements, representations or warranties other than as set forth herein. This Agreement may not be changed, altered or modified except by an instrument in writing signed by the Party against whom enforcement of such change would be sought and subject to the requirements for the amendment of development agreements in the Act. GG. Counterparts. This Agreement may be executed in one or more counterparts, and by different Parties hereto in separate counterparts, each of which when executed shall be deemed an original but all which taken together constitute one and the same agreement. HH. Recording. Monroe County shall record this Agreement with the Clerk of the Circuit Court of Monroe County within fourteen (14) days following signature by all Parties. Quarry agrees that it shall be responsible for all recording fees and other related fees and costs related to the recording and delivery of this Agreement as described in this section. The provisions hereof shall remain in full force and effect during the term provided herein and shall be binding upon all successors in interest to the Parties to this Agreement. 11. Conflicting Resolutions. All resolutions or parts thereof in conflict with the provisions of this Agreement and its resolution are hereby repealed to the extent of such conflict. JJ. Severability. If any part of this Agreement is contrary to, prohibited by, or deemed invalid under any applicable law or regulation, such provisions shall be inapplicable and deemed omitted to the extent so contrary, prohibited, or invalid; however, the remainder of the Agreement shall not be invalidated thereby and shall be given full force and effect as if the contrary, prohibited, or invalid provision was never a part hereof. IV. Effective Date. The "Effective Date" of this Agreement is forty -five (45) days after the duly signed and recorded Agreement is received by the Florida Department of Economic Opportunity pursuant to Chapter 380, Florida Statutes, and if appealed, the date the appeal is resolved. [Balance of this page intentionally left blank, signature page to follow] 00106179 - v1 Page 13 of 14 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 IN WITNESS WHEREOF, the Parties hereto have set their hands and seals on the day and year below written. QUARRY PARTNERS, LLC, a Florida limited liability company By: TVC Big Coppitt, LLC, a Florida limited liability company, its Manager STATE OF FLORIDA ) SS: COUNTY OF MONROE ) Clarence S. Moore, Vice President Sworn to and subscribed before me this day of , 2017, by Clarence S. Moore, Vice President of TVC Big Coppitt, LLC, a Florida limited liability company, Manager of QUARRY PARTNERS, LLC, a Florida limited liability company, on behalf of the company. Each ❑ is personally known to me or ❑ has produced as identification. Name: Notary Public, State of My Commission Expires: ATTEST: AMY HEAVILIN, CLERK MONROE COUNTY BOARD OF COUNTY COMMISSIONERS DEPUTY CLERK 00106179 - v1 Page 14 of 14 MAYOR a.�.b :Exhibit A THIS AGREEMENT is entered into by and between the State of Florida's Department of Economic Opportunity (the "DEO "), Monroe County, the City of Key West, Islamorada, Village of Islands, the City of Layton and the City of Marathon (the "Local Governments ") (all collectively known as the "Parties ") for the purpose of Complying with Rules 28 -18, 28 -19, and 28 -20, of the Florida Administrative Code, and as provided for in Section 380.032(3) Florida Statutes. RECITALS. WHEREAS, the Local Goverrunents are designated as Areas of Critical State Concern (the Florida Keys ACSC and the City of Key West ACSC) pursuant to Sections 380.05 and 380.0552, Florida Statutes, and the Florida Administrative Code Chapter 28 -36, hereinafter referred to as the "Keys ACSCs ", and WHEREAS, the DEO is the state land planning agency having authority and duty to exercise general supervision of the administration and enforcement of Chapter 380, Florida Statutes, the Environmental Land and Water Management Act (the "Act "), which includes provisions relating to areas of critical state concern; and WHEREAS, the DEO is authorized by Section 380.032(3), Florida Statutes to contract with any landowner, developer or other governmental agency as may be necessary to effectuate the provisions and purposes of the Act, or any related rule; and WHEREAS, the City of Key West ( "Key West") adopted its Comprehensive Land Use Plan on March 5, 2013, which provides for the allocation of certain residential building rights known as Building Permit Allocation System units ( "13PAS "), under which Key West awards 91 units on an annual basis over the current planning hori zon consisting of the years 2013 through 2023, and WHEREAS, Key West has a certain number of unallocated BPAS units accumulated in years one (1) through four (4) which the City desires to allocate to an Affordable Housing/Workforce Housing project ("The Quarry ") located on Big Coppitt Key, which is beyond the jurisdictional boundary limits of Key West, and 1 WHEREAS, the provision of affordable housing in the lower keys coupled with the distribution of ROGO units to the remaining municipalities will benefit all members of the ACSCs, and WHEREAS, the Key West Comprehensive Land Use plan does not currently provide for an allocation beyond its jurisdictional boundary, nor provide for a distribution of its un- allocated units other than "Recovered Units" as defined in Section 1011- 997(e) of the Land Development Regulations of Key West, and WHEREAS, Key West has approved a Comprehensive Land Use Plan Amendment which has been rendered to the DEO for review and comment pursuant to the State Coordinated Review Guidelines of Chapter 163, Florida Statutes, which would allow the transfer of 104 BPAS units to Monroe County for the Workforce Housing; /Affordable Housing Project known as "The Quarry," located on Big Coppitt Land Use Area l at approximate Mile Marker 9 (a copy of the proposed Comprehensive Land Use Plan Amendment is attached hereto and incorporated by reference); and WHEREAS, the Parties, have met to discuss the reallocation and a method of BPAS/ROGO re- distributions between Monroe County and the remaining municipalities located in the ACSCs in an effort to fulfill Administration Commission's actions, and have agreed to present this agreement to their Commission/Council for execution of this Agreement. NOW THEREFORE, the parties set forth the f6ilowing terms and conditions of this Agreement. 1. In 2012, pursuant to Administration Commission action, 3550 building permit allocation units were awarded for a period of] 0 years (355 per year) from the State to the local governments as follows: Local Government - (the Parties) _ _— Monroe Count Marathon - Islamorada K ev Colony Beach Lavton - Key West 3 units 91 units 2. Upon the execution of this Agreement by all Parties, Key West shall approve and adopt the Comprehensive Land Use Plan cif' Key West amendment allowing the allocation of 104 previously unallocated BPAS units to Monroe County for the "The Quarry" project on Big Coppitt Key for the construction of workforce housing /affordable housing. 3. Upon effectiveness of the Comprehensive Land Use Plan of Key West and the execution of this Agreement by all Parties, the City of Key West shall transfer 104 previously unallocated BPAS units to Monroe County for "The Quarry" project on Big Coppitt Key for the construction of workforce housing/affordable housing. 1 Annual Allocation i 1 97 units 30 units -- — ---__ 28 units 2 4. Monroe County agrees to provide permanent ROGO units to the remaining municipalities, based upon their percentages of vacant land, as determined in the revocable 2012 Hurricane Evacuation Clearance Time Memorandum of Understanding, as follows: Local Government Number of ROGOs due to the Parties (the Parties) Marathon 11.83 units Islamorada 10.25 units TOTAL 012 units .- -_ 23.05 uxitc All ROGO units transferred pursuant to this section shall be restricted to non - transient use by the receiving municipality. The receiving municipality shall determine whether or not the units are to be issued for market rate or affordable housing. 5. Marathon, Islamorada and Layton shall determine if the ROGO units received shall be utilized as market rate dwelling units or affordable housing dwelling units and shall work with DEO to amend their comprehensive plan in order to utilize the transferred allocations. b. In the event building permits are not issued for "the Quarry" project on or before .lone 30, 2019, the BPAS units awarded by Key West will remain with Monroe County as affordable ROGO units to be awarded by Monroe County for Affordable/Workforce lousing residential uses in Monroe County south of Mile Marker 26. 7. Epntire!1 of Agreement The parties agree that this Section 380.032 Agreement contains the entire and exclusive understanding and agreement among the parties and may not be modified in any manner except by an instrument in writing and duly signed by the DEO and the Parties (Local Goversu nents). 8. Duplicate Originals. This Section 380,032 Agreement may be executed in any number of originals, all of which evidence one agreement, and only one of which need be produced for any purpose. 9. Enforcement. in the event of a breach of this Section 380.032 Agreement, or failure to comply with any condition of it, DF0 may enforce this Agreement pursuant to 380.11(2)(a) and (d), Florida Statutes, or as otherwise provided by law. In the event of a breach of this Section 380.032 Agreement, or failure to comply with any condition of it, the Local Governments may enforce this Agreement, as permitted by law, in the appropriate state court in and for Monroe County, Florida. 10. Scope of Authority. This Section 380.032 Agreement affects the rights and obligations of the parties as provided herein. This Section 380.032 Agreement is not intended to influence or determine the authority or decisions of any other state or local government or agency in the 3 issuance of any other permits or approvals that might he required by state law or local ordinance for any development authorized by this Agreement except as provided herein. 11. Effective Date. This Agreement is effective upon execution by all parties and ends upon the termination of the Keys ACSCs designation. 12. Notifleation. Notifications under this Agreement shall be made by hand delivery, U.S. certified mail, return receipt requested, or an express mail service that provides proof of delivery. Notification by a Party to the DEO shall be directed to the Areas of Critical State Concern. Administrator, Department of Economic Opportunity, 107 East Madison Street, Tallahassee, FL 32399 -4128. Notification to the other parties to this Agreement shall be directed as follows: L Monroe County. Mayor, Monroe County, 2798 Overseas Highway, Marathon, FL 33050 with a copy to the Planning and Environmental Resources Director, 2798 Overseas Highway, Marathon, FL 33050 2. City of Key West. Mayor, City of Key West, 1300 White Street, PO Sox 1409, Key West, FL 33041 -1409, with a copy to the Planning Director, 1300 White Street, PO Box 1409, Key West, Fl- 33041- 1409 3. Cnty of Marathon. Mayor, City of Marathon, 9805 Overseas Highway, Marathon, FL 33050, with a copy to the Planning Director, 9805 Overseas Highway, Marathon, FL 33050 4. City of Layton. Mayor, City of Layton, 68260 Overseas Highway, PO Box 778, Long Key, FL 33001 -0141 5. Iskmorada, City of Islands, Mayor, Islamorada, Village of Islands, 86800 Overseas Highway, Islamorada, FL 33036, with e copy to the Director of Planning and Development Services, 86800 Overseas Highway, Islamorada, FL 33036 IN WITNESS WHEREOF, the parties have executed this Agreement on the dates below written. SIGNATURES ON FOLLOWING PAGES 4 IN WITNESS WHEREOF, the parties have executed this Agreement on the dates below written. Date CITY OF KEY WEST, FLORIDA Crai)fCa Nfa yo , ATTEST:. Cheryl Smith, City "Jerk Approved as to fo legal sufficlienc for City Attorney IN WITNESS WHEREOF, the parties have executed this Agreement on the dates below written. ATTEST: " -� I k 4 Diane Clavier, City Clerk Approved as to form and legal sufficiency: CITY OF MARATHON, FLORIDA Michelle Coldiron, Mayor City Attorney IN WITNESS WHEREOF, the parties have executed this Agreement on the dates below written. FLORIDA ISLAMORADA, VILLAGE OF ISLANDS, 1D 131 7� 4-1 Date Jim Mooney,:Mayor ATTEST: Kel y Tothi,'Village Clerk Approved as to form and legal sufficiency: Roget V. Bryan, Village Attorney % . I-SSN% I I F It FOF ()I I '0J ON, 1:J,(';RiDA 6y CLA cr." ;md IC-A me L IN WITNESS WHEREOF, the parties have executed this Agreement on the dates below written. BOARD OF COUNTY COMMISSIONERS OF MON OE COUNTY, FLORIDA , George Neugent, Mayor Approved as to form and legal sufficiency: , for County Attorney %fONROE COUNTY ATTORNEY OVED At ORM: T. WILLIAMS N T J A ATTORNEY P amela Hancock , for County Clerk Deputy Clerk IN WITNESS WHEREOF, the parties have executed this Agreement on the dates below written. Date ATTEST- STATE OF FLORIDA, DEPARTMENT OF ECONOMIC OPPORTUNITY, DIVISION OF COMMUNITY DEVELOPMENT, Julie- 13 - ennis Diree;pr Print Name: M�q a k90 (fig Approved as to farm and legal sufficiency: Pri t Name: Titl : A-55 - , - fi, a- Date: 12-/) Z t S ORDINANCE NO. 17 - 13 AN ORDINANCE OF THE CITY. OF KEY WEST, FLORIDA, AMENDING CHAPTER 1 OF THE COMPREHENSIVE PLAN ENTITLED "FUTURE LAND USE ELEMENT" BY AMENDING POLICY 1- 1.16.1, ENTITLED "MAINTAIN A BUILDING PERMIT ALLOCATION ORDINANCE," AMENDING POLICY 1- 1.16.2, ENTITLED "BUILDING PERMIT ALLOCATION ORDINANCE AND AFFORDABLE DOUSING, AMENDING POLICY 1- 1.16.3, ENTITLED "PERMIT ALLOCATION SYSTEM RATIO BY STRUCTURE TYPE, AND BY ADDING POLICY 1- 1.16.5 ENTITLED "TRANSFER OF BUILDING PERMIT ALLOCATIONS;" BY AMENDING CHAPTER 2 ENTITLED "TRANSPORTATION ELT, ►► BY AMENDING POLICY 2.16.4 TO PROPERLY REFLECT AS POLICY 2- 1.6.4, AND REVISING THE REFERENCE TO THE NUMBER OF ALLOCATED UNITS; AMENDING CHAPTER 3 OF THE COMPREHENSIVE PLAN ENTITLED "HOUSING, BY AMENDING POLICY 3- 1.1.4, ENTITLED "BUILDING PERMIT ALLOCATION SYSTEM;" PROVIDING FOR SEVERABILITY; PROVIDING FOR REPEAL 'OF INCONSISTENT PROVISIONS; PROVIDING FOR AN EFFECTIVE DATE WHEREAS, the City Commission has passed numerous resolutions aimed at increasing the availability of affordable and workforce housing in the City of Key West; and WHEREAS, development of any housing is strictly controlled by the State of Florida, which has designated the City of Key West as a State Area of Critical Concern; and WHEREAS, this state regulation has resulted in a specified number of new building permits that may be granted each year under what is known as the Building Permit Allocation System (BPAS) ; and Page 1 of 11 WHEREAS, based on recommendations by the Department of Economic Opportunity, changes to the City's Comprehensive Plan were requested; and WHEREAS, the City Commission finds that it is in the best interest of the City that there exists a method to transfer Building Permit Allocations not utilized within the City to Lower Keys areas of Monroe County, for beneficial use purposes and /or affordable housing that will directly benefit the City of Key West as determined by the City Commission; and WHEREAS, Chapter 1, entitled "Future Land Use Element" and Chapter 3, entitled "Housing" are to be amended through ordinance in response to the Department of Economic Opportunity; and WHEREAS, the Planning Board ("Board") held a noticed public hearing on May 18, 2017, where based on the consideration of recommendations by the city planner, city attorney, building official and other information, the Board recommended approval of the proposed amendments set forth in Planning Board Resolution 2017 -21; and NOW, THEREFORE, BE IT ORDAINED BY THE CITY OF KEY WEST, FLORIDA; as �a as S 0. CD 0. Is Page 2 of 11 Section 1: That Chapter 1 of the Comprehensive Plan is hereby amended as follows *: Policy 1- 1.16.1: Maintain a Buildings Permit Allocation Ordinance. The City of Key West shall maintain and enforce its building Permit allocation ordinance as follows: Between 85 and 10o units will be reserved as beneficial use permits to address property rights associated with existing vacant lots of record. The permit allocation system shall limit the number of permits issued for new Permanent and transient development to 910 units during the period from July 2013 to July 2023. The annual allocation will not exceed be ninety -one units (91) single- family units or an equivalent combination of residential and transient types based on the equivalency factors established in Policy 1- 1.16.3. The annual allocation limitation shall not apply to affordable housin allocations. In order to address the ongoing affordable housing shortage and affordable housing deed restrictions expected to expire, during the first three years (July 2013 - July 2016) 60 percent of the units *(Coding: Added language is underlined deleted language is strue3 t43-eugh at first reading. Added language is double underlined and at second reading.) a� E a� �a as 8 0. �a CD CL Page 3 of 11 allocated shall be affordable. Between years four (4) and 10 (2016 - 2023), a minimum of 50% of the total allocations shall be affordable. Between years feur- (4) and 10, 80 pea5eent ef refnainii=ig (lien afferdability resti-ieted) un4ta shall--be permanent-, 20 perneent may be ti=arisient. Between years four (4) and 10, no more than 10 percent may be transient. During Year One (1) (July 2013 - 2014), 48 of the affordable units to be allocated will be dedicated for use at the Peary Court Housing complex property, being transferred from military to private sector housing. The annual building permit allocation period will begin on July 1 of each year —and shall end on the 30th of June of the following year pEeeessed by Gity staff and the apprepi-iate beard 'L_ - __ 1 and April Applieants will be al-le-wed te a,nend thy Staff may consider the following criteria in ranking applications: 1) building one to two feet higher than the base flood elevation; 2) exceeding the minimum required percentage of affordable housing; 3) compliance with green building standards; 4) compliance with adopted urban design, a� 6 a� �a as 0. �a CD 0. Page 4 of 11 standards, and; 5) a minimum contribution to a sustainability and Open space recreation fund. Building permits shall be obtained within two years of the development approval date. If a building permit is not obtained within that timeframe the allocated units will revert to the City for reallocation during the nemt if th his— Policy 1- 1.16.2: Building Permit Allocation Ordinance and Affordable Housing. The City permit allocation system shall require that sixty percent (60t) of all new permanent residential units be affordable units based on definitions and criteria contained in Policy 3- 1.1.7 and 3 - 1.1.8 between July 1, 2013 and July 1, 2016, and that a minimum of fifty ercent (500) of the total allocations be affordable between July 1, 2016 and July 1, 2023. Policy 1- 1.16.3: Permit Allocation System Ratios by Structure Type, The permit allocation system shall be sensitive to differing trip generating characteristics of permanent and transient residential units as well as single - family units, accessory a� �a as 0. 0 �a CL Page 5 of 11 apartment units and multi - family residential units. The permit allocation system shall incorporate a series of equivalent single - family unit (ESFU) values in applying the ann-u permit allocation threshold established in the building permit allocation ordinance as hereinafter explained. Table 1- 1.16.3 Residential Equivalent Single- Family Unit Structure Type Value (ESFU) Single Family 1 Accessory Apt. /SRO .78(b) Multi Family 1,00 Transient Unit ,86 W (1) The equivalent single family unit values are predicated on the ratio of the average number of vehicles per unit based on the 2010 US Census for the respective residential structure types divided by the vehicles per single family units (i.e., 1.28 vehicles per unit). The computations are as follows: (a) Single Family 1.2811.28 = 1.00 (b) Accessory Apt. or Single Room Occupancy (SRO) : 1.0011.28 = .78. The former Fl. Department of Community Affairs (now Department of Economic Opportunity) approved the a� E a� �a as 0. �a CD CL Page 6 of 11 estimated average vehicles per accessory unit or single room occupancy (SRO) as one (1) vehicle per accessory unit or SRO. (c) Multi - Family: 1.2811.28 = 1.00 (d) Transient Unit: 1. 10/1. = .86 (based on the Hurricane Evacuation Study 1.10 vehicles per transient unit in Monroe County) Policy 1- 1.16.5: Transfer of Building Permit Allocations By resolution the City of Key West maV transfer buildin ermit allocations to areas beyond the City limits for the development of Affordable Workforce Housing in close proximity to the City of Key West such that the anticipated residents could reasonably be eLcpected to contribute to the workforce of the Cit of Key West. Upon adoption of this Comprehensive Plan Amendment the cit of Key West shall transfer 104 previously unallocated units to the Affordable Housing Development described as "THE QUARRY" located in the Big COppitt Mixed Use Area 1, at approximate mile marker 9, Monroe County Florida. This shall be done pursuant to an Agreement between the City of Key West, The Dep artment of Economic 0 ortunit and Monroe County and appropriate local governments with the concurrence of Quarry Partners LLC, the owner of the property. The Agreement shall be prepared pursuant to Section 380 Florida Statutes. _ Quarry Partners LLC shall as E a� �a as E 0. 0 CD 0. Page 7 of 11 rovideT recorded Declarations of Affordable Housin2 Restrictions for these units acceptable, to the City of Key West and Monroe County prior to the issuance of certificates of occupancy by Monroe Counter In the event building permits to construct "The Quarry" affordable housing ro ' ect are not issued on or before June 30, 2019 these units shall be released to Monr County and shall only be re- allocated for Affordable Housing u oses south of Mile Marker 26 on U.S. 1. The units transferred under this policy shall be considered as contributing to the 50% minimum affordable housinq allocation Of POlic 1- 1.16.1. Section 2: That Chapter 2 of the Comprehensive Plan is hereby amended as follows Polic 2-14-. 2 -1.6.4 Tranal2ortation Concurrency Exception Area. Between years 2013 and 2023 The City of Key West shall allocate a total of 910 BPAS units. Due to the City's exception from transportation concurrency, the development or redevelopment Page 8 of 11 of these units shall not be subject to roadway concurrency requirements. Section 3 : That Chapter 3 of the Comprehensive Plan is hereby amended as follows: Policy 3- 1.1.4: Building Permit Allocation System. The City of Key West shall annually allocate 91 bqaile f-er a total of 910 permits between years 2013 and 2023 In order to address the ongoing affordable housing shortage and affordable housing deed restrictions expected to expire, during the first three years (July 2013 - July 2016) 60 percent of the units allocated shall be affordable. Between years four (4) and 10 (2016 _ 2023), a minimum of 50% of the total allocations shall be affordable. r units shall be permanent, and 20 pe een t rans . Between vears four ( 4 ) and ten (10) , no more than 10 percent may be transient During Year One (1) (July 2013 - 2014), 48 of the affordable units to be allocated will be in the transfer of Peary Court from military to private sector housing, which leaves 43 units to be allocated from the first allocation pool. a� 6 a� as 0. CD CL Page 9 of 11 Section 4 : If any section, provision, clause, phrase, or application of this Ordinance is held invalid or unconstitutional for any reason by any court of competent jurisdiction, the remaining provisions of this Ordinance shall be deemed severable therefrom and shall be construed as reasonable and necessary to achieve the lawful purposes of this Ordinance. Section S : All Ordinances or parts of Ordinances of said City in conflict with the provisions of this Ordinance are hereby superseded to the extent of such conflict. Section 6 : This Ordinance shall go into effect immediately upon its passage and adoption and authentication by the signature of the presiding officer and Clerk of the Commission and approval by the Florida Department of Economic Opportunity, pursuant to Chapter 380, Florida Statutes. Read and passed on first reading at a regular meeting held this 6 day of June , 2017. Read and passed on final reading at a regular meeting held this 17 day of October 2017. a� �a as 0. �a Page 10 of 11 Authenticated by the presiding officer and Clerk of the Commission on 18 day of October 2017. Filed with the Clerk October 18 2017. CHERYL SMITH,(jCITY CLERK STATE OF FLORIDA, COUNTY OF MONROE, CITY OF KEY WEST This copy is a true copy of the public reoprd on file in this Tice. witne s my hand and off ei seal tbi day of Page 11 of 11 a� �a as E CL 0. Mayor Craig Cates Yes Commissioner Sam Kaufman Yes Commissioner Clayton Lopez Absent Commissioner Richard Payne Yes Commissioner Margaret Romero Yes Commissioner Billy Wardlow Yes Commissioner Jimmy Weekley Absent f �Le�.. ry`L.rsl AT,�'S�' CRAIG Cyh 5 MAYOR e rt ��� , Lo - �' ✓`� - CHERYL SMITH,(jCITY CLERK STATE OF FLORIDA, COUNTY OF MONROE, CITY OF KEY WEST This copy is a true copy of the public reoprd on file in this Tice. witne s my hand and off ei seal tbi day of Page 11 of 11 a� �a as E CL 0. CIVIL CONSTRUCTION PLANS FOR THE QUARRY PART OF SECTION 21, TOWNSHIP 67 SOUTH, RANGE 26 EAST MONROE COUNTY, FLORIDA INDEX OF DRAWINGS 0 ExM1lbit B N W E A Me"' Engineering LLC � wen o�iaa a3ono P IOIJ 1111 I-El 11— AND L1111IN 11 E P � 4 AAE C 10 C 18 11 D a swN C70 �ETA LS wL3 N � UTILITY COMPANIES FLOR DA KEYS YOU EDU CT AUTHORITY HEY 'HERGYSERMCES 1100 _EDV DR AE T FLORIDA 33040 IDA33040 130111" S54 052951000 z z w a �O � o j Lu J wa g lo z w U) w Of ANT COVER SHEET AND LOCATION MAP CS -1.0 LOCATION MAP DT3 1- 800 - 432 -4770 DIAL 811 ( ( ( ( ( ( ( olW ... °....... pis °°I,pl °=a 11, e e e on° � mi .e.e9ee,�ee=.wa��.e I�p °`U x=,aEW„ox= PEKEMO�E T.GI °, " 'G Npa `;) 1 TYPICAL PARKING DETAIL TYPICAL WASTE COLLECTION AREA BUILDING � -(:o xIDLEx,x, xIDLEx ITT PEII a II 0 ' •r (a. <e „� ,rrex�,�° i A° �rc(A °d a °° w „ °. 7. t I N111 T111 1111 1, U-1 e` I I, T1d 111 ,_ p 9 �, °ax.xea�ffe � PARKING CLUBHOUSE POOL CONSTRUCTION MANAGEMENT PLAN FOR QUARRY DEVELOPMENT me�eal .aeo, ° °m z e ,° eea� °r Id C. 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P.—AREA 1.198 wci1 WATER QuarvTiT>'- Pas'TOEVEtovMENT PROJECT AREA 15— A l NrATER Q(/ANT /TY US —TER QUa 1 PERVIOUS AREn 7.80 nc _ Qunrvi QN ImI'CRVIOUGAREA 7.43 AC -nN 2.519 AC FT > 1.549 AG FT 'i ImPERUIOUS 49.450. wtL_wre�eunurf,HC resr.,eveU�mcrvr.vsrvcrrown,,,r- RAINFALL FOR —N /2411R DVCNT(0) 11.00IN J'Wl1LC YOLUMG RCQUIRCO DEFrIi TOWATERT F 3- WATER QUALITY /QUArvT1TV`50 %. 33728.02 —FT 0.77A -F! DEVELOPED AVAILAELE STORAGE 4951N SOIL STORAGES) 2.50 IN QFOS1 =(P 0.23) 2 /(P +O.BS) I25.vR/241IR] BA.I. rNeeo�o.IaFm__na_csHau s�ar.casr. naeov_m�uiar�A SwuE VaLUMEPROVioEo 51vALC A= 0.9 N SwaLEB= 00— .09 AC:RN TOTAL � l: rvWELL xl oESicry 2OCSICry IN /24) T5 (nT_sicry voi „rv,rrxi9.a) EEW Vw�E BERNEEN60'TO 90` O. T meo(b vrwFeErwFEry 60'ro ao' O. - T A Z (D) eR ID) 200 T r TF (SN tLF1cr1 (-'y. 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DRAINAGE PLAN. ne C-2.8 i i i I i i i i i I N W E s Me.... E.....ri�g PLC wRn�mroN aaono H Z W a �O Of f o j LU 0 J LL Q g �z w U) w Of Rase " °,E 0 N. DRAINAGE PLAN. ne C-2.8 0 we IN BTEEL 33 F Fool BPEC) �\ 1 SILT OW Wrest r[ry HE 10 FT MAS SPANI NO lATKTE W1 sTs BOTH AT LEAST VN AES PPORTFEN CE amc "THOUT V111 —VVHI FN /// ACTHAI, R STEEL OR ) POST 36 HIVHm ? / BI ABRIC, �TI�I AI H �TIO IF ��NO�w Vj ---JUL N :S. FDOT IN T RENCH O SEC OF FELN 102 \/ Y BE JO OAS BOTH CO OWN ON DETAIL LL SILT FENCE DETAIL = "` TRENCH BOTH N�TIAE BACHFILL / I I� FILTER FABRIC SILT FENCE SHALL BE IN CONFORMANCE WITH SECTION 985, LUCY SPECIFICATION_ CONTRACTOR SHALL INSTALL EROSION CONTROLS NOTED ON DRAWINGS AND APPLICABLE PERMITS. EROSION CONTROLS SHALL BE MAINTAINED UNTIL A PERMANENT STAND OF GRASS IS PLANTED ONSITE. SILT FENCE LOCATIONS SHOWN HEREON ARE FOR CLARITY ONLY AND SHOULD BE CONSTRUCTED WITHIN PROPERTY LINES PROVIDE EROSION CONTROL MEASURES CONSISTING OF STAKED SILT FENCES ALONG THE PROPOSED LIMITS OF CONSTRUCTION AS INDICATED ON THE DRAWINGS, PROVIDE ADDITIONAL MEASURES AS NECESSARY TO AVOID ADVERSE IMPACTS TO JURISDICTIONAL AREAS (WETLANDS OR WATER BODIES) AND OFF —SITE LANDS AND WATER BODIES, MAINTAIN THESE MEASURED DAILY UNTIL CONSTRUCTION ACCEPTANCE BY THE OWNER AND THEN REMOVE AND LEGALLY DISPOSE OF SAID MEASURES. EROSION CONTROL SHALL BE MAINTAINED WITHIN CONSTRUCTION AREA BY QUICKLY STABILIZING DISTURBED AREA TO PREVENT THE RELEASE OF 5EDIMENT. THIS SHALL BE ACCOMPLISHED USING GRASS COVER AND OTHER MEANS ACCEPTABLE TO OWNER, ENGINEER AND REGULATORY AGENCIES. DURING CONSTRUCTION, THE CONTRACTOR SHALL AT THE REQUEST OF THE OWNER OR AS NECESSARY MODIFY OR RELOCATE THE EN RO —FENCE AND /OR SILT FENCE TO ALLOW FOR ACCESS AND TO COMPLETE CONSTRUCTION, U IS THE CONTRACTOR'S RESPONSIBILITY TO MAINTAIN ADEQUATE EROSION CONTROL AT ALL TIMES, DURING CONSTRUCTION, THE CONTRACTOR SHALL PROVIDE TEMPORARY SEEDING AND MULCHING FOR AREAS THAT HAVE BEEN CLEARED AND NOT REWORKED WITHIN 7 CALENDAR DAYS DURING THE WET SEASON (APRIL THROUGH SEPTEMBER AND 14 CALENDAR DAYS DURING THE DRY SEASON (OCTOBER THROUGH MARCH). ALSO, ALL SIDE SLOPES SHALL BE SODDED OR SEEDED AND MULCHED WUHIN 7 DAYS DURING WET 5EASON AND 14 DAYS DURING THE DRY SEASON, ALL SURFACE WATER DISCHARGE FROM SITE, INCLUDING DE— WATERING DISCHARGE SHALL MEET STATE WATER QUALITY STANDARDS PRIOR TO REACHING ANY WATERS OF THE STATE INCLUDING WETLANDS, IN THE EVENT THAT THE EROSION PREVENTION AND CONTROL DEVICES SHOWN IN 7HE5E PLANS PROVE NOT TO BE EFFECTIVE, ALTERNATE METHODS FOR MAINTAINING STATE WATER QUALUY STANDARDS FOR DISCHARGE FROM THE CONSTRUCTION SITE WILL BE REOUIRED_ ANY ALTERNATE EROSION PREVENTION AND CONTROL DEVICES MUST BE APPROVED BY MONROE COUNTY AND SFWMD COMPLIANCE PERSONNEL PRIOR TO PLACEMENT. THE SILT FENCE HAS BEEN SHOWN COMPLETELY ENCIRCLING THE PROJECT AREAS, THE CONTRACTOR SHALL ESTABLISH INGRESS AND EGRESS ROUTES THROUGH BREAKS IN THE SILT FENCE_ GRAVEL AREA SILT FENCE II I I I YC O z rTl GRAPHIC SCALE tA, - 1So n_ N W E S M ,d— E —Ug LLC ey Flo ritla -1 z z w a �O � o > j L J wa W z l o w W w ANT A resre" °TED T�lIre. EROSION CONTROL PLAN e C ee3. POTABLE SCALE, ` 4 THE NE' MAINS "ALL BE IN4ALLED A NDARDS (SEES NSJ. HIC RESPONSIBLE FG GRDINATING WITH THE "AS FGR L INSRFCTIONS. TEST$ INSTALLATION PROCEDURES. ETC CO 2 R 5 NSTALLING THE WATER LINE TO 5 FT OUTSIDE OF THE WATER MEIER R ED 5FI TOWARDS THE HOME] I THE CONTRACTOR ATALL NOTE' ALL IT El ITH FA' L WATER MAN RIC OU RS PRIOR TD STARTING WORK AND HALL CGaROINArE WORK "WITPR IF I, REPRESENTATIVES THAT 4 HALL NOTIFY TH UPETI AN ROUGH FR AL ExeLUOV B E LEGAL WHEN IN SPE C TIONS lElU PER AT OTHER LIKES, THE CONTRACTOR RESPONSeLE FOR A LL COSTSNCURRED AP E MAKING THE FAA FOR SUCH OF ON, 5 THE CONTRACTOR CONNECTIONS TO EX�STING WATER MAINS UNLESS AUTHORIZED THE R FKAA, ILE SUCH TIE -INS SHALL BE SCHEDULED WIN THE TO A 4d HOURS IN TOR MAV BE RESUIRED. SAK 6 R ALL TA FLUSHING, IN CERTAIN INSTANCES, TO HALL HAVE AA E A ALL TIMES WHO IS OGLISHIF NGUAGE. WPITN' OF 'KNT 8. NO CA BE R MADE N TO PLANS THE WITHOUT THE WRITTEN APPROVAL OF THE FKAA LET ENGNEERNA DEPART MEN I A NFOCRAT ON 'IT OKVN ON THESE DROANINGS AS TO THE LOCATION OF EXISTINC UTIL171ES HAS BEEN INFORMATION IS NOT MOST AND D T SHALL BE THE RESPONSIBILITY OF WTE TO ILITIES. REPAIRS TD DAMAGED WATER LL E RE ,A No ED CAVA TON SHALL PIE PEIMTTEF N THE AREA OF THE TRANSMISSION PIPELINE WITHOUT AN THE _ MAIN VALVE OR MAKE A TAP ON ANY WATER CGNTPATO' MAIN UNLESS AN SHALL FKAA REPRESENTATIVE IS PRESENT. 'I HALL SUBMIT A BAR CH CONSTRUCTION ACTIVITIES, ALL NDCATHNA EMENT A SHALL BE SU BM I TTED FIVEM() WORK DAYS PRIOR THE PPE 0NSTRUCTION MEETI NG TH THE FKAA CO ORS E DF THE AREA AT NO I ME 'HALL THE LOAD vA'S BE IN GO NVENEN A E To THE UT PROVIDING A WELL MAR AND EASILY ACCESSIBLE ALTERNATIVE R SIGNS AND MARKERS SHALL BE PROVIDED IN AND WITH THE FLORIDA D.O.T. ROADWAY AND TRAFFIC DESIGN STANDARDS (TOPIC #625- 010- 00 }8). CONTRACTOR SHALL SUBMIT TO THE E(5) THA PLAN USE O SHALL B TW AND /OR SFR PING G R WILL ALSO BE I. ,AN FLAG F OPERATIONS WILL IN WITH FDOT REGULATIONS EE ED. ALL DISTANCE OF 1E NOTES BETESEEN THE OUTSIDE OF TH E SCALE, M AN AND THE OUTSIDE 0 F THE SEWED ACTEN ABOVE T PAR "TCAL HE SEWERS MAINTAIN A MINIMUM VERTICAL SEPARATION OF 6 F NCHES AND INSTALL THE WATER N 5 INTS ARE EQUIDISTANT AND AS FAR Al POSSIBLE (NOT LE55 THAN TO FEETE I R THE 11 rElE M LESS THAN CA . N OTHES CONSTRUCTED OF CLASS COVER THE WATER MAN SHALL BE 52 DUCTILE IRON PIPE NEVER INSTALL A WATER MAIN WITH LESS THA 20 NCES OF C OVER 16, WATER MAINS SHALL BE LAID TI 6 FEET HORIZONTALLY FROM ANY EXISTING OR PROPOSED THE PRACTICAL 6 L F00T AR DN. THE W TER MAIN MA E B INST LLED C OSE TO THE SEWER'NOT LES THAN E PROVIDED HAT HE WATER MAIN S LAD IN A 5 PAR I LOCATED TRENCH REED AN ELE VATIONRTHAT L ORD TO THE THE BOTTOM OF WATER MAIN N IS AT LEAST 18 �INCHES ABOVE S THE TOP �lL STANDARDS AND SP OR GTHE, 1 E LOCATED OUTSIDE OF THE PROPOSED SIDEWALKS IN A 19 ALL C-90D PIPE SHALL BE DR-N3 15C PSI PRESSURE CLASS REFER TO TECHNICAL SPECIFICATIONS FOP MORE INFORMATION PLANTE, 1 , SE (n Z F1 GRAPHIC SCALE 1 m� -Loon_ N W E S M""' E ; B11g, LIC wen Fly 111T z z Lu G a 0 tt \ O Q 0 J Lu g Z w U) w THIA WATER PLAN eCee4.© N W J) z GRAPH SCALE: 2_ KEY MAP N. T S M —I E LU 0 LU Of > C:I < Lu 1 0 LU LU Of D-1 By h.-d By I I A T' WATER PLAN RIVIERA DRIVE —. &"'4.1 —E e 211 0 4.8 s LA z 4. m 4. - �� oR��ooda33o,o a GRAPHIC SCALE 4. a� 4.3a 4. KEY MAP N.T.S � O O w O O � a O i O O 0 J W F o O <p O o O O W Q g 0 W o o O ° O C o J J LU U) Of 15 F f WATER PLAN __ -__ - - ___ - - -- RIVIERA DRIVE . enaa� N�moa�. C -4.2 F N 4. m 46 GRAPHIC SCALE 44 4. 2 f �4.* 4 KEY MAP NTS O f \ 1 N, LU 0 LU > < LU D LLJ l o U) T E X— LU F,l N WATER PLAN - - - - -_ - - - - - - - - - - - - - - - - - - - -- - - - - - - - - -- RIVIERA DRIVE - -- - - -- - - -- - —E 211 0 N M LINE SEE SHEET C 4 5 W E as 0 < Mentlian Eegi�eeriMe 2 �LC .aa �rorxE.xr cmo rvcw se �porxftva wm werw.Erzmeix� F wR�ion�aN 33oao 0 o — o r O yC� < Z o o o L T L1 0 u a o y Q w o o V � LLIQ v i o ro � 5 ° a � o i ® F U) Of 1 ® ° ° ® ° X / Xx F,aNO � ���E.a�sEEFaEPaa.�.a.Pa. � m 4 8 4. z 4.6' 4. r*i f � PLAN GRAPHIC SCALE 4..x4.2 a�aa, N�mtia� KEY MAP C i - 4.4 N.T.s RIVIERA DRIVE 0 N W E MI LINE SEE SHEET C46 \ z � s �. T a � Mead E9 in9 LLC x�9�LF GRAPHIC SCALE csm avcwa.Eamnix (, eywR�ion 33oao� ao iN e, r.o S L M i 4.6 4.� 4. - r .2 4.3 .4. I 6 KEY MAP N.T.S 0 w O o Q w d< �z \ w T co w L a �9m a�� oT i' \ TnI WATER PLAN � -4.5 H MA L�NE 5tE5H���4 0 W MArC,LINE SEE SHEET 4, N � W E EA GRAPHIC SCALE a as eExo �ororxnva ww.Ewuix M1,11, El, 11g, LLC wes��Fio�riaa33oao� ae <iN ml 4 8 4.7 4. m .2 4.3. KEY MAP Z N.T.S LLI a �L - Do Lu Q s �z LLI f� U) LLI Of d By oq N � a NaT o �S ,—dLlallo ;X PLAN I fHI WATER A C-4.6 MAIIHL�Nr ��� H.. LINE N 2117 0 o o ° I � so a�o�asEa��.aa�LO�a —CH LINE SEE SHEET C48 ° _ o N W E �\,,XX.yy Mentlian E nng LLC .� warEamcix O aux I .o mcREE� l GRAPHIC SCALE I . H 4.8 4. 4. 2� 3_ 4. KEY MAP N T S ° I Z 0 ° ° 0 ui o ° ° o �w ° , o ° LU Q s �z w U) ° w HE 0 ° HE o ° ° ° HE 0 WATER PLAN G4.7 M— NI III IHIII I i 0 z 4.� W 4. GRAPHIC SCALE 4. M,d—E,g -,,g LLC AST oR��T�oN,�s,o, ,� 2a',, 4. T .2 .3� .4. �u KEY MAP N.T.S Z LU a �0 - D� J Lu Q g �z LU U) LU Of 0 0 T' WATER PLAN r , 0 N 2 CONTRACTOR S neenng LLC w m a3oao �r '� I I LS 1 ore Lr. rr�soa���na�rw,i. Z W a ST }O �w TO � ° j Lu J W Q g O ~z W W W W.os Aa E s� PE PE a s�Ea�. ®a.xs�aPE a s�Ea�� ry °APE ° LIF H -10 MH -9 FM-Fl MW7] FM — H- 6 MH - MH 4 MH 3 o �n�r.ar3o�E.Eas a��raa�E w,i. LS3 LS -Z 0 SANITARY SEWER PLAN JJJ r*1 GRAPHIC SCALE e � j F 5T© R NoTEs M�n�MnMr�a��anra�ann�Fanra ,reFPEaannn �Qn�aeMPUra NGI HA ERSAPPROVAL WATER METERS MY, BEPDJUSTEO PCCORDINGTO FIELD CONDiTioNe PaoPOSPnunun E LLNRTEST THE SPNER M4 NUNEPNO HYDROSTATIC TEST THE MPNHOLES. IF THE ENSE PmA9LE WATER aECralMm WaiEa NUM rvPESaNIiARY FOR c RDINATING VNTH THE F INSPECTIO�sAND TESTING THE W E GRYATY SERSER LATERALS NI 11 11 11 HoRiTo _v HE— � nu SEW Pan(aL x0a2arvraL OwzpuraL [criW� x0a20ura� E vPan�a� N SEWER PmaelEwarPa - - 3 12 6 2 3 THEcRAVITV UT MAwuNESAND ERPLS SHALL aE FLUSHED PRIOR TO AIR TESTING. THE ENGINEER SHALL BE NOTIFIED AT MG Es B _ L sr ae ryouas PC OR TO Fwsrywc THE UNEs MAINLINES SHALL VNTH ASrM3masoRSS AND LA HALL COMVEV VNTH ASrM3ma eDR2s. rvi ForecF MH - w Fiaa OF REPLACING ANY SEEPER MAN THAI IS DA— e ACroR eHPLE NCw DETHECOeT nra aav MANHOLE TABLE BALL ELEVATIONS IN NAVE) 88) Tw��l - - - - - - ID RIM ELEVATION= INVERTS± NOTES NORTH SOUTH EAST WEST MH -1 2.65 - -- -- -1,84 - -- NONE auireeMSrvrs as reannWiTr crvoerenaouno ossaixm iry THS F.aEP. aurss aFarxS aow ree onnoMiwsTPnnanmcF orenws musrxSnT U_nrsoFSSTFaaen nnrFxisrmeoa PreoPasm�onsiTs LS -1 2. @7 — — — -3.26 NONE iFac). rxFSSSmsreaUov amuireemsrv�snau avPSV esrwmn rvewsv nosl as oeFirvmin smrioN III mus�z�. FS.. Mh+2 2.22 — -2.28 --- --- NONE ,,,,.I IT cnurrurvssano SxunnccaPao YOSm Inurvunss. orenwnSms,nrvoIasnsSTPnrs. sraus wauoFSSPnc TAI MS. MH -3 2.16 -3.12 -3,20 - -- - -- NONE Fere rxe vurevossoF rnisraersaecu�ro�mvear Easxau Mean urvreesraic�o A ITT IF T.EFII MT-4 229 -4.29 -4:42 -4.50 — NONE saviTaayssv SasnauavPS mPna sFV,aas All sFaFreariary usrFO FOa _ ouaory THE asasaroF SxareF m SS °w�su mrvss LS -2 2.49 - -- - -- -- -4.61 NONE n MI+S 2.27 -283 -2.74 --- --- NONE n. nusmSxnT Ory osT. ncss nxs FIRM aurs oe aFP VSro ours os oFHIE, no wneasn� varea MA c no 11, uss MH -6 2.29 -2.21 -- -- -- NDNE _ 11 oanwasravoaaos MH -7 2.28 -2.22 NONE E rocarm ar SSasroirvcHSS E rnSTeP CF TI-1 Caa1nvsFnsa. - MH -8 2.22 -3.14 -3.23 -- -- NDNE +Fmso, FUSS Hsa,nisEassrreninFOSOinrs FOremHs MH -9 2.43 -4.53 -3,74 -4,61 - -- NDNE annoy aF �owiTn LS - - SS FoacFmninsore unremmicrmauaucnaess -3 3.10 -- -- -- -4.75 NDNE MH -10 2.32 -2.18 NDNE 0 5.8 V) z 5.� W 5. s � Meoa�a� eagmean�g �c 5. wR "o GRAPH SCALE — -- - 5. .2, 5. 5. H KEY MAP N.T.S H N LU C2 0 a Of > <w r J Lu MH -9 ® ° — Z LU LU INI 'M ° ° ® ° I \ -- ee �F.aFes Ea�i. a. s�aaE aac[Inaix �a.. u[sia eaac[�a � SANITARY SEWER - PLAN RIVIERA DRIVE _ a NI-1 _ C -5.1 �,a —Ee 211 0 _ W E 5.8 s U) z 5. m 5. — �� oR��ooda�o,o ae GRAPHIC SCALE 5. ,tee =Pow 5. 5.3i 5. KEY MAP N.T.S O � O O O Z �� OO OO F h. O OO 00 O O LU O O O i O O L o Of O O LL W Q g C3 H Z ol LU _ _ ---__ MH -7 J LU Of __ _ _RIVIERA DRIVE. I I I o SANITARY SEWER PLAN eCee5.2 0 5.8 z 5. m 5. GRAPHIC SCALE 5. 5. 2 3 5. KEY MAP N.T.S O ° O O O w O O O O O O 0 0 0 0 O O O O O O d i O \ i o Q f LU O� Oo F O Lu a g O O Vl/l =H ® ®® O O 0 0 O O 0 0 O O O Hz LU 0 o U Co C3 C3 ___— _ - - - ----------------------- —�H5 _ - -__ —___ __ — _______�— J -- �— _________ —___ MH -� � Of o. aamcaa ra NO. iaxFxaF s Eauw. o.x saaE LS -2 __ __ - __ _ - - __ - - RIVIERA DRIVE -- -__ - SANITARY SEWER PLAN — l NI-1 0 M LINE SEE SHEET C 15 � N r W E z wacE xwx oscxAwis ix,onx 0 1 Mentlian E�gii�g PLC ey 33oao GRAPHIC SCALE <iN TI o a 1 L,.a,esE ®a.xsLa ,a L, :a,e sEa . ®oazsina 0 0 O O O y o o r 0 0� MH -2 X T yC v r Y a � O ° / 5 Y 0 0 Y 0 0 0 T ���''Jy \6i Z LU �'�y yC) T T C) a � x o J d o LLI yU C yV'�i < > ® o �. S � < c a g —• OOY J J �y U yY ° ° L/ 11 v _ _ a n y \ Y y LU LU Z Z LU LU Of oar �a e aN ° No,Eo ° 5.� _ 5. z 5. ] 5. Z 3$ 5. SANITARY SEWER PLAN KEYMAP N.T.s as �m a, G5.4 LINE l Ill RIVIERA DRIVE 0 N M —HLIINE S EE-56 W E z a � Medan EB Bneenng LLC y w a�iu� �oN 33 GRAPHIC SCALE < in eooT ` i 5. 5 2a 5.3 5. _- Z w KEY MAP N.T.S \ ° d 0 }O w o J > >: <w 0 D LU g d< �z \ w 0 V U) cr i l t - I NI ,S v e SANITARY SEWER PLAN -- — C-5.5 MAIH LNr III 5HrrI I5a oa,a ��NEe zo„ 0 w MArC,LINE SEE sHEErCs, N W E S EA Mentlian Engineering LLC wenF Oiaaa3ono TH GRAPHIC SCALE ae <iN ml 5.8 5. 5. r 5. .2a5.3i KEY MAP N.T.S z w a } O Of j Do 0 J El� LU H �z w w c 6 Of INI "M 'v SANITARY SEWER PLAN G5.6 MAIH III IHIIIII1 Iii —EN 2117 0 ° ° iI MA HLiNE SEE SHEET C.58 N, A E s Mentlian E S nginegg LLC ey Fm�riaa 33oao GRAPHIC SCALE O I ae ° ° o X R 5.8 15 i 5. T - 5. o I 5. 2a .3a 45. � KEY MAP N.T.S D z 0 o LU I } o o i �w Of > o <o C wa g 0 0 a �F o ssLF.aFes Ea �. ®os�P w 0 o w HE 0 o Of 0 I 0 HE o O LS -1 � I o �aLF.aFS o��Easoa, ��. 0 a � 0 a i SANITARY SEWER PLAN G5.7 M IH LINI I e56 0 z 77 5.� N W 5. GRAPHIC SCALE 5. M,d—E,g -,,g LLC w`w F��Ida33o;o° AST oR��T�oN,�s,o, 5. 2 5.3 .5. �u KEY MAP N.T.S Z LLI a �0 - cy J LLI Q g �z LLI U) LLI Of INI MH -1 sEwEa w,i. ®o.x s�aa[ re p � \ SANITARY SEWER O 0 PLAN ee , e,. C -5.8 .All—NI 0 FINAL BACKFILL MIN, COVER TO MIN. COVER TO RIGID PAVEMENT, H t FLE %IBLE PAVEMENT, H INITIAL BACKFlLL r A 1A *6N NING SKATE BRICKED � SPRINGLINE To'GR E°ByCONTRAGTOR AN IIOLE OOVENINC DIAMETER HAUNCH AND SKATE aieo GG11 LL O INS us. 5EA w/ NON SEET NG SHRINK 4 ECR 1-24 PIPE DF 6" FOR 3O' -60 PIPE SUITABLE SUBGRADE RI e" 1) ALL PIPE SYSTEMS SHALL 8E INSTALLED IN ACCORDANCE MN ASTN D2321, "STANDARD M e E (TYI) PRACTICE FOR UNDERGROUND INSTALLATION OF FERMI PIPE NR SEWERS AND OTHER 2 D 2 MI G"" FLOW APPNCA11ON5`, LATEST RNDIIIW ELESA I0N5 T E N IT IMUM EL J MATCIF 2)MEASIAES SHOULD BE TAKEN N PREVENT M10RATON OF NATIVE FINES INTO BACKBLL 1 F N E C DROPS COLDITIONS MATERIAL. WHEN REWIRED V / p � To IRANO RacK 3) SURABLE SUBGRADE WHERE THE TRENCH B07N IS UNSTABLE, THE CONTRACTOR SHALL B B .. - L } �S eRQU /MOpTAS 120 F DFPN REWIRED BY THE MONEM AND REPLACE YON SUITABLE MATERIAL AS _ S R E ED ) AGENOED T. EMCAYATE i0 A ,T SPECKED BY NE ENGINEER. AS AN ALIERNAINE AND AT NE DISCREPON OF THE DE §GN TOP OF CASIN ENGINEER, THE TRENCH BOTTOM MAY BE STABIUZED USING A GEOTEXTLE MATERIAL � w ELEV. _ - 0.1 4) M6P➢1B4; SUITABLE MATERIAL SHALL BE CLASS I, II OR III. THE CONTRACTOR SHALL PROVDE PLAN REINFORCEMEAN SECTION DOCUMENTATION FOR MATERIAL SPECIFICATON TO ENGINEER. UNLESS GNER'MSE NOTED BY NE PIP[ _ ENGINEER, MINIMUM BEDDING THICKNESS SHALL BE 4" FOR 4"-24" PIPE; 6' FOR M -60' PIPE NOTES _ 5) INIPAL GACKFlTL SUITABLE MATERIAL SHALL BE CLASS I, II OR III IN THE PIPE ZONE 1. CONCRETE SHALL BE 4000 PSI AT 28 DAYS, TYPE II CEMENT _ EXTENDING NOT LESS THAN 6" ABOVE CROWN OF PIPE THE CONTRACTOR SHALL PROVIDE 2. ALL REINFORCEMENT MAY BE WELDED WIRE AS PER ASTM / ,Ta"�,', DOCUMENTATION FOR MATERIAL SPECINCATON TO ENGINEER MATERIAL SHALL BE INSTALLED AS C -4]8, #4 @ 12" O.0 E W. '�" , 6) IN TOR of MN VER: MINIMUM COVER, H IN TRAFFIC APPUCAGIXJS (CRASS OR UNDSCAPE 4. BO AOM I SHALL GRATE BE D FDOT TYP C AS CN OR MANHOLE CASING GOTH NON-SHRINK OMIT NK GROUT IN MnrvuoLE opEN c cnslrvc ER AREAS) IS 12 FROM THE MR OF PRE TO GROUND SURFACE, ABDITONAL COVER MAY BE 5. STRUCTURES TO BE SET ON COARSE AGGREGTE BEDDING. REWIRED N PREVENT FLOATATION. FOR TRAFFIC APPUCAGONS MINIMUM COYER, H. IS 18' UP TO 46" DIAMETER PIPE AND 24' OF COVER FOR 54' -50" NAMETER PIPE, MEASURED FROM TOP STORM DRAINAGE INJECTION WELL OF PIP BAFFLE BOX �1 STORM WATER E TO BDTTBM OF T;EIBLL PAVEMENT OR m MR OF RIGID PAVEMENT. �� CATCH BASIN 4� NTs � N B 41 TRENCH AND BACKFILL DETAIL �J N �D/ NTs * .�PN MANN LE OPENING �IOLE (TYP) TOM — �DF EIT IRWIN. WITH NON-ATRINH .—T MANHOLE OPENING STORM DRAINAGE BAFFLE BOX STORM DRAINAGE BAFFLE BOX STORM DRAINAGE BAFFLE BOX NTs U NTs U NTs N W E 5 Mentlian En Bneenng LLC wRW FNIHS 110 H Z W a �O � o j 0 J wQ g _F �Z ELL! ELL! AH—H DIM ON Iua' DRAINAGE DETAILS eCee6.© PVC PI PE RESTRAINT JOINT SCHEDULE FLORIDA KEYS AQUEDUCT AUTHORITY KEY WEST, FLORIDA D , L ,WR69 6TAxD,RD6 EN - N - m 41s' pm oR' (ND FCS) DRxIxD xw ) � 1 INAL. Blax oR nxcnoR J HERE ABEA MB. ELEVATION VIEW II p� TYPICAL PLAN VIEWS J'� TYPICAL PLAN VIEWS HO ES 1. CONCRETE SLAB MAY BE ELIMINATED IN AREAS WHERE SIDEWALK B INSTALLED PR 2A. TAPPING SLEEVE ND E USED T WHEN EXGTING LINE IS HOT. 2B. TEE -USED WHEN LINE S NEW. 3 IN 2 -SIDED BLUE REFLECTORS WITH BUTYL PADS. INSTALL IN THE CENTER RANT ASSEMBLY DR o. INSTALLATION A HYD A 9 9 FLORIDA KEYS AQUEDUCT AUTHORITY KEY WEST, FLORIDA BRASS ID DSc VALVE BOX S E PROTRUDING, NON PE ETRAT FCKHOLES AND THE HE LETTER T (ax[) 6' CONCRETE COLLAR SHA E fHPO� A LEVEL AND SMOOTH FINISH NWLLED) 199] IN PAVED AREAS (NOTE 1) 3D' IriiLMi'TiiDwx9 -19 MATCH EXISTING DR PLAN VIEW REBAR DETAIL PRO OE 1) SURFACE Epzp NOTES 1 AND 9 5 . _ G' MI OF RISER MN PIPE TO TO ST STOP) S i C -900 PVC - RISER PIPE (LENGTH VARIES) STAINLESS STEEL RISER TO BE NOTCHED NUTS & BOLTS 10 PREVENT MOVEMENT D.I. DATE VALVE D.I. OR WC MAIN AMES, E 11— VIt Y 1. CONCRETE COUAR ALSO MAY BE FORMED AS A 30" DM. CIRCLE UNDER PAVEMENT. 2 I BE REQUIRED. lusinu VALVE Box LID 1/2' ABOVE SURFACE. ps REanR sluu 1. U.S. F. NI 7615 OR APPROVED EQUAL WITH 6" DM. RISER FOR VALVES 6' DM. OR SMALLER. 4. U.S.F. ND. 7630 OR APPROVED EOUAL WITH lD DM. RISER FOR VALVES B" DIS. OR LARGER. 5. RESTRAIN AS REOUIRED PER DETAIL NO. 4. G ATE VALVE AND BOX DR o. A 5c FLORIDA KEYS AQUEDUCT AUTHORITY KEY WEST, FLORIDA RE RE :E C— AND DRFANC METEM.iRMDNxu XHALL PASS TH_ R, Zi L IXIIBVEDF RDCxa AND D TRENCH DETAIL DPA AN c 0. FLORIDA KEYS AQUEDUCT AUTHORITY KEY WEST, FLORIDA EXN DISTRIN BUTION THRUST BLOCK MAIN- 3/4 TEST PLUG STAINLESS STEEL FLANGED MECHANICAL TES.' PRES TES TAPPING SPECIFICATIONS on TAPPING SLEEVE AND VALVE Da cN o FOR DISTRIBUTION MAIN Aw7 FLORIDA KEYS AQUEDUCT AUTHORITY KEY WEST, FLORIDA 5] 5 STRAIMER p5 REBA •B" Y' (MIx.)(rvP.) 12'.12'.1 SUN E SECTION WEW R m' eh` QQ cDMPw,w wnTER NELER 01 DURDI OF METER DR METER VAULT PWec�s M CAR VALVE. MAY e[ . INSID[ TO — PR[v l jl (D.I. Ru R THAN I. (REFER TO DRA �s ^ ID ET x E 11E A x HD nc nw Lx xwuN ODVER, 11 Ix PucL IDR ©ro ND/DR vnNE (ul. FDR E E DM. GRUTER uMx 1.1 i Q e• - Lrt (NDIE 1) :B cROLNNC To DEAL OPEMING, WRAP PIPE WRH #15 FELT 2. SIMLL BE RMINTNNED PER RMxuFM'TU.. REETRREIIENTS.HE CL 3 ", 4" AND 6" METER ASSEMBLY D o. cN 7- It s X 14 FLORIDA KEYS AQUEDUCT AUTHORITY KEY WEST, FLORIDA U.S.F. No. 7630 VALVE BO% ` 2" BRASS SOUARE HEAD PLUG W /LID NARKED WITH A YI' CONCRE AL AROUND 1 L —� V ROUND B° 2' DA. THREADED SCHEDULE SO PVC TD" DA D.I. OR C -900 PVC FILLED W/ PEA STONE TO W /IN 1B" OF TOP RESTRAIN JOINT PER DRAWING ND. 4 WATER MAIN ECCENTRIC TAPPED HOLE 2 " -9O BEND (BRASS) 1' FROM EDGE M.J. CAP OR PLUG W /2' NPT 2' DM. SHORT NIPPLE BRASS, LENGTH " ELEVATION VIEW NDTFC. TO BE USED AT LINE END WHERE FLUSH -OUT ASSEMBLY IS SPECIFIED. 2. IN UNPAVED AREA INSTALL VALVE BOX LID 1/2' ABOVE SURFACE. p5 REBAR SHALL BE REQUIRED. 3. ALL PIPE TO BE SCHEDULE 80 PVC. 4. ALL FITTINGS TO BE BRASS. N FLUSH CUT ASSEMBLY DR o. A 8c FLORIDA KEYS AQUEDUCT AUTHORITY KEY WEST, FLORIDA DUE K IRM61Rn rcxxns) PL[ PPl �Re'M"nroynrcN) (RD[ninlxeogMM I . p[FF,[p�,a sE«a:RDD;T:i NIPPLE[' .q 2, PR CU ME 0 `PUe""WI{LD NOTE . IS n1 SECIW)N A i /] D UNNIR " .1— SEPARATE FIRE LINE WRNDETwL No A/ DOMESTIC METER f$ (1 Of 2) FLORIDA KEYS AQUEDUCT AUTHORITY KEY WEST, FLORIDA N W E S z z LU a LU LU Of > o j LU 0 J wa g �z LU 0 LU Of V WATER DETAILS PP -R LINER I - 1. CONTRACTOR SHALL PROVIDE AN ADEQUATE SUPPLY OF 22)4" 45' A-LOC MANHOLE FRAME AND COVER WATER MAIN SEWER MAIN CONNECTOR -- fir CONCRETE EXTENSION RINGS \� 6. BACKWATER VALVE SHALL BE A MODEL ML4 %P (ADAPTA- VALVE) WITH CHIMNEY SEAL OR HOPE SEWER MAIN WATER MAIN " PIPE POLYETHYLENE LINER STUDS ANCHORED SECTION WATER OVER SEWER MAIN SECTION SEWER OVER WATER MAIN PVC TRANSITION PIECE TO BRICK WITH GROUT ALTERNATIVE 1 HOT AIR ROD DETECTION TO SCH 40 PVC FINISH GRADE GRAVITY SEWER MAIN WELDED TO PP -R WALL SEAL JOINTS WITH 1 LAYER LINER JOINT SEALANT AND EXTERNAL B 1. ME OF PIPE a SEWER PLACED IN A CONTINUOUS RIP 6' MIN 6' MIN PVC SLEEVE Y Y ONLY) JTOYPT JO (PP -R LINER SEWER STUBOUTS IN MANHOLES NITS WATER MAIN NOTE: NOTE: 1 }re' APPLY BONDING 6' VERTICAL SEPARATIOJ ND VERTICAL SEPARATION o V REQUIREMENT IF WATER o REOUIREMENT IF WATER AGENT TO ALL CONCRETE SURFACES ABOVE SANITARY ABOVE SANITARY ALTERNATIVE 2 ALTERNATIVE 3 10' - NQm: 1. FOR SANITARY SEWER MAINS CROSSING UNDER WATER MAIN$ MEET THE REOUIREMENTS OF ALTERNATIVE 1, ALTERNATIVE 2, OR ALTERNATIVE 3. w 2. FOR SANITARY SEWER MAINS CROSSING OVER WATER MAINS. MAINTAIN A Q CONNECTION SLEEVE BY A -LOK PRODUCTS, INC. INIMUM VERTICAL DISTANCE OF 12- INCHES (BETWEEN THE INVERT OF THE UPPER PIPE AND THE CROWN OF THE LOWER PIPE), QB MEET THE a o REQUIREMENTS OF ALTERNATIVE 2 OR ALTERNATIVE 3. ',� : SANITARY SEWER AND WATER MAIN CROSSINGS Ts ' t , , —� RAM 750 MASTIC MANHOLE CONNECTION SLEEVE NTs DETECTION TAPE (NOTE 1) NEW SURFACE — — m 0 TRENCH w BACKFILL PPE ZONE - o AS SPECIFIED SANITARY SEWER PIPE OD PIPE BEDDING 6" MIN. AS SPECIFIED FOUNDATION STABILIZATION WHERE REQ'D MIN. WIDTH — UNDISTURBED PIPE OD t EARTH 16' - 24" NOTE5: 1. 2' WIDE DETECTABLE WARNING TAPE SHALL BE INSTALLED BETWEEN 5" AND 12" BELOW FINISHED GRADE ABOVE ALL SEWER MAINS. 2. PIPE SHALL BE BEDDED IN COMPACTED GRANULAR SELECT MATERIAL FREE OF ROCKS, CLAY, AND ORGANIC MATERIAL. BEDDING SHALL PASS THROUGH A 3/8" SIEVE (NO. 57 STONE). 3. TRENCH BACKFILL SHALL BE PLACED IN 12" LIFTS. 4. CONTRACTOR SHALL PREPARE THE TRENCH FOR ASPHALT PAVING, WHERE APPLICABLE. ACCORDING TO DETAIL 10 ON SHEET C -8.1. TYPICAL SANITARY TRENCH U NTs I(L� 1. F'n4°glYf"°' �� FORCE MAIN TO MANHOLE CONNECTION ITS EXTRUSION WELD, 4 EACH 9 "x12" PP -R PADS WITH STUDS UP AFTER AFTER CASTING BASE SECTION. THESE PADS ARE USED TO ANCHOR THE INVERT BENCH NOTE: PP -R LINER SHOWN ONLY PLAN MANHOLE RING AND COVER PRECAST RINGS AND BRICK TO GRADE 1. CONTRACTOR SHALL PROVIDE AN ADEQUATE SUPPLY OF 22)4" 45' MAIN, AS DIRECTED BY THE ENGINEER. MANHOLE FRAME AND COVER �8 SHALL BE PROVIDED AS REQUIRED. TERMINATE SERVICE AT CONCRETE EXTENSION RINGS LOCATION DIRECTED BY THE ENGINEER. 6. BACKWATER VALVE SHALL BE A MODEL ML4 %P (ADAPTA- VALVE) WITH CHIMNEY SEAL OR HOPE NORMALLY OPEN, BY MAINLINE. ( http : / /Www.backwater- val,es.com /) " EXTENSION RINGS POLYETHYLENE LINER STUDS ANCHORED METER BOX AND COVER PVC TRANSITION PIECE TO BRICK WITH GROUT DETECTION TO SCH 40 PVC FINISH GRADE GRAVITY SEWER MAIN N SEAL JOINTS WITH 1 LAYER AV JOINT SEALANT AND EXTERNAL R JOINT WRAP SEE JOINT DETAIL t RIP " S /I.D. VARIES DEPENDENT ON PIPE SR E SEE STUB -OUT DETAIL COMPACTED PIPE BEDDING REINFORCED TO A.S.T.M. C -478 SPECIFICATION NOTES: 4. CONNECT AT TRENCH WALL OR AT SERVICE CONNECTION AT SEWER 1. CONTRACTOR SHALL PROVIDE AN ADEQUATE SUPPLY OF 22)4" 45' MAIN, AS DIRECTED BY THE ENGINEER. AND 4' WYE BENDS TO MEET VARYING FIELD CONDITIONS. 2. LENGTH OF SERVICE PIPE VARIES AT EACH SERVICE CONNECTION AND 5. WHERE ADEQUATE SEPARATION BETWEEN WATER MAIN AND SEWER LATERAL CANNOT BE PROVIDED, INSTALL 8" SDR 35 SLEEVE AS SHALL BE PROVIDED AS REQUIRED. TERMINATE SERVICE AT DIRECTED BY THE ENGINEER. LOCATION DIRECTED BY THE ENGINEER. 6. BACKWATER VALVE SHALL BE A MODEL ML4 %P (ADAPTA- VALVE) 3. INSTALL MULTIPLE METER BOXES AS REQUIRED TO BRING TO GRADE. NORMALLY OPEN, BY MAINLINE. ( http : / /Www.backwater- val,es.com /) 7. SEWER WYES SHALL NOT ENTER THE SEWER MAIN AT A 90' ANGLE. POLYETHYLENE 6.4" REDUCER SDR 26 TO SCH 40 METER BOX AND COVER PVC TRANSITION PIECE 6x4" REDUCER SDR 26 DETECTION TO SCH 40 PVC FINISH GRADE GRAVITY SEWER MAIN 5' BACKWATER TAPE TRANSITION PIECE VALVE t 6 V f / }' SEE J / // I J / / L NOTE 1 fi" _1111°111 IIII II ERVICE PIPE 1.OR MIN SOLVENT - CEMENTED WYE SD 2 R fi SLOPE WATERTIGHT CAP SERVICE SOLVENT - CEMENTED COMPACTED PIPE BEDDING AS WATERTIGHT CAP SPECD TO UNDISTURBED EARTH 6' SERVICE PIPE POLYETHYLENE PIPE tPIPE SDR 26 METER BOX e-COMPACTED I AND COVER UNDISTURBED SEWER EARTH MAIN SINGLE WYE PLAN VIEW GRAVITAIN SECTION VIEW III DING OR CONIC ENCASEMENT, AS SPEC'D, AGAINST UNDISTURBED EARTH AT EACH WYE LOCATION �6\ TYPICAL SANITARY SEWER SERVICE CONNECTION NTs SECTION A - -PP -R FLOOR LINER EXTRUSION WELDED TO WALL LINER ALL AROUND INSIDE PERIMETER AFTER CASTING �1 PRECAST MANHOLE U NTs EXTRUSION WELD PREFORMED GASKET BOTH LINERS 2' WIDE PP -R- -- CAP STRIP WELDED TOP EXTERNAL AND BOTTOM (PP -R LINER) JOINT WRAP (BOTH LINERS) PP -R- �1 MANHOLE JOINT DETAIL NTs US FOUNDRY 230 OR APPROVED EQUAL FRAME AND COVER CONCEALED TYPE PICK + HOLE (z- REO'D) LETTERING "SANITARY SEWER" PAVEMENT 2•_61 B" GROUT IN UNPAVED AREAS GROUT 2' -619" z• -10" 3' -S 1 /" NOTE: MANHOLE SHALL BE WATER TIGHT. STANDARD MANHOLE FRAME AND COVER NTs F.* E z Z W a LU tt W o 0 J Wa g Z W co W Of SEWER DETAILS r EMERGENCY INFORMATION PLAQUE ENGRAVED ON 2 -PLY PLASTIC IAMINATE TO INCLUDE: A. NAME AND PHONE NUM BER OF PERSON TO CONTACT IN CASE OF EMERGENCY NAME AND PHONE NUMBER OF SEPTIC TANK COMPANY TO CONTACT FOR PUMP -OUT IN CASE OF OVERFLOW EYS 1111 - 3-INCH GALVANIZED, PIPE FILLED WITH CONCRETE 1000 PSI CONCRETE— CONTROL PANEL SHALL CONFORM TO FDEP REGULATIONS CONTROL PANEL LOCATED 9 100 YEAR FLOOD PLAIN (AE 9) FRONT VIEW SIDE VIEW HIGH WATER GENERATOR RECEPTACLE ALARM LIGHT 3R ENCLOSUR (PAD E (PADLOCKABLE) o °a "mow 8., MAIN DISCONNECT LIGHTNING ARRESTOR F 115" . A' 'U' CHANNEL (TIP) HOT DIP 2` CONDUITS TO WET WELL GALVANIZED UN -STRUT AND HARDWARE c.e. r ELECTRICAL CONTROL PANEL BY PUMP SUPPLIER (NOT TO SCALE) NRsss IWN.w, E` `o�� °m°o[,M[ .,m ,.[ EX`ZEEx Fm Lwos. LIFT STATION Ix lP ° —LQ VALVE VAULT PAN � .AL .1-1 4 }3' ,.HM 1 2 ` NONx,[<n.x°[ . a•ixL[a aaL �g ) ° eiMN nP[ 9iPP°sls .—ANKE DIP X PPE GUIDE IA. NOTE. LIFT STAnGN ,E ALL PIPE SHALL BE SCH 80 PVC. G1 ll ssuq [os snunsl �aa�aa loi ee m loi E E N w E S H Z W a �O Of f o < J W Q g lo � w ANF BILL OF MATERIALS BM Bt B2 B BR REC N E ERG BREAKERS PLIM BREAKERS COJTROL BREAKER RECEPTACLE BREAKER DUPLEX RECEPTACLE � QW .-22. QOU1IS QCU115 591 -I _ Z WIRE CO CODE GR SP OL / � GENERATOR RECEPTACLE LIGHTNING ARRESTOR SURGE ARRESTOR 1HERMNL RELAY s AM D34RS MO603 CA6D3 LR 1]1 p.0 R) I TII . LIFT STATION Sc START CAPACITOR MYERS RC RUN CAPACITOR MYERS SR START RELAY MYERS 23499CDDD 214990000 _NCOOD AL HORN SIL TEST ALARM LIGHT ALARM HORN SILENCE RM TEST O BROYIN 2 — RED LRX-4b 87GP -N5 PB4 6FA54 -73 DETAILS Rt ALT ODE ETM1 / 2 DPDT RELAY ALTERNATOR ALTERNATOR MODE SWITCH SEITME ME TGH EL�P 3 — ORANGE 4 — YELLOW DESIGN CONDITIONS DESIGN CONDITIONS DESIGN CONDITIONS PILOT LIGHT TS 5 — GREEN j _ PURPLE MODEL. MYERS WGL20, 2 HP TON MODEL: MYERS Ill HP MODEL: MYERS WG20. 2 HP PANEL ENCLOSURE 6 - MAY - WHITE IMPEL LER G 4 P01 �2 INCH DEAMETER2 FT IMPELLE, 4P 1/2 INCH Ci AMEOTEF F OH NPELLEFG 4P 1 INCH LEAM TER OH N w E S H Z W a �O Of f o < J W Q g lo � w ANF BILL OF MATERIALS BM Bt B2 B BR REC N E ERG BREAKERS PLIM BREAKERS COJTROL BREAKER RECEPTACLE BREAKER DUPLEX RECEPTACLE SQUARE D SQUARED SQUARE D SQUARE D PASS W: R QW .-22. QOU1IS QCU115 591 -I _ Z GR SP OL / � GENERATOR RECEPTACLE LIGHTNING ARRESTOR SURGE ARRESTOR 1HERMNL RELAY APPLETON DELTA DELTA T AM D34RS MO603 CA6D3 LR 1]1 TII . LIFT STATION Sc START CAPACITOR MYERS RC RUN CAPACITOR MYERS SR START RELAY MYERS 23499CDDD 214990000 _NCOOD AL HORN SIL TEST ALARM LIGHT ALARM HORN SILENCE RM TEST INGRAM EDWARDS CONTROL CONCEPTS CARLING LRX-4b 87GP -N5 PB4 6FA54 -73 DETAILS Rt ALT ODE ETM1 / 2 DPDT RELAY ALTERNATOR ALTERNATOR MODE SWITCH SEITME ME TGH EL�P IDEC D CARLNG CON CONCEPTS U RR2PUCt20AC RAl20ABA 2GE54 -73 EWZ T2 'N b II ,m I, C -Q. r1 (�� PL1/R /2 PILOT LIGHT TS CONTROL CONCEPTS SE FV U12DDNT ENC PANEL ENCLOSURE RONNEX 3R S /29341O R B R B W W M2 VD FLA 12 FLA D LA 0 HP 0 THREE (3) 6 WHITE CHEVRONS WIDTH PER SHE PLAN I, 12"' I , USE GRID FOR SCALE HANDICAP SIGN EQUALLY SPACED PER AISLE STIFF BROOM FINISH PERPENDICULAR 1/2" R Z,K) SEE DETAIL STRIPING PER COOT INDEX 17346 °' a a ° ° N TO TRAVEL DIRECTION (TVP) FN SIDEWALK° ° �s m oisre�o W F S ° .a✓�..!.�/ 2" FIBER REINFORCEMENT a" coNCRETE 0 0 D STANDARD HANDICAP Menala�e�gm1g, LHC _ UPPER 6" ET =4') COMPACT o SPACE PARKING e ern w ilonaaa11 a, OF SUB AIDE TO ° 0 0 SPACE TH ao - - O Iun I _ (i) #3 REBAR 959 OF ASTM D1557 CONTINUOUS DIA CONC. ° y ° m so 60� ea zI TYPICAL SIDEWALK SECTION ITLLE r FILLEH GALVANIZED - PIPE m TOOLED EDGE a. (1/2 .. RAO.) T74 1 /2`� ° — 18" DEEP X 12" DIA R CONCRETE FOOTING '. - - HANDICAP GRAPHIC TOOLED EDGE 12„ SEE DETAIL H I 112 1 EXPANSION JOINT MATERIAL HANDICAP SIGN HANDICAP CONTRACTION JOINT EXPANSION JOINT DETAIL GRAPHIC DETAIL es ,z LOS: 6" WHITE LINE 6" WHHE LIN E� 6" 12" 1. ALL LETTERS ARE 1" SERIES "C ". 2. TOP PORTION OF SIGN SHALL HAVE A REFLECTORIZED BLUE BACKGROUND WITH WHITE 6" BLUE LINE REF LEC70RIZED LEGEND & BORDER. BLUE PAINT: FEDERAL STANDARD `O 3. BOTTOM PORTION OF SIGN SHALL HAVE A REFLECTORIZED WHITE BACKGROUND WITH #595 -A BLACK OPAQUE LEGEND & BORDER. COLOR 15180, OR EQUIV. ASPHALT 3 ADA DETAIL yT�N .a FIBER REINFORCEMENT (1) #3 REBAR: MIN. 3" COVER', 18" c -9.a 6 TALL CBS WALL WITH STUCCO FINISH 6' TALL WOOD PICKET GATE SEE DETAIL 3 OVERLAP AT SPLICES TYPICAL THICKENED EDGE 15 -0 Z NOTES LLE 13-8 1, PROVIDE EXPANSION JOINTS WHERE NEW SIDEWALKS ABUT STRUCTURES 1' 6 TVP, . I- 1 , J I- 8"x12" TIE BEAM W7 (2) AND CONTROL JOINTS AT INTERVALS EOUAL TO SIDEWALK WIDTH. CONTINUOUS #5 DEBAR d - CONCRETE SIDEWALK DETAIL 0 1 1 C -9A K.. NTa # DEBAR W 32 O.C. rs � � PRECAST BARS. iB" LONG CONCRETE (TWO PER GUARD) POURED CELLS LL < w Q g DETECTABLE WARNING 5 MIN GALV. REBAR ( #4 MIN) _ CAST -IN -PLACE OR FASTENED IN PLACE 23" LONG. 2 PER BUMPER H z W� PRECAST CONC. BUMPER w HICKENED EDGE S/W (3000 P5I MIN) FLUSH WITH GRADE 5 MIN fi -0" MIN LONG W \�2 ii W /GALV REINF. O�O�O 13 " MIN D_1-HBy_FCU.ck.d By s� O U ' () e 3/4 DI ' MIN A NF Yoc� No O = \� PINHOLE T �� T, AP mcaa Fula No 4 CAR STOP DETAIL s W #4 REBAR 12" C - 40 ecaLE NTe O.C.E.W. S' CONCRETE P 71AVELD UPPER 6" S� TALL CBS WALL .17. STUCCO FINISH � 12x20" CONTINUOUS FOOTER 5 CURB RAMP DETAIL RADE TO w/ (2) CONTINUOUS #s DEBAR C -90 BcaLE. NTB 1.5 TYPE SP -9.5 ASTM D155T NOTES TACK /PRIME COAT PER FDOT SPECS ASPHALT PER ERPENDICULAR 1. PROVIDE CONTROL JOINTS AT INTERVALS NOT LESS THICKENED EDGE FDOT SPECS (TYP) THAN 5' IN BOTH DIRECTIONS. _- S M' GENERAL NOTES DUMPSTER PAD . C - 9 0 eaLE NTB 1. CURB RAMP RUNNING SLOPES AT UNRESTRAINED SITES SHALL NOT STEEPER THAN 1:12 AND CROSS SLOPE SHALL BE 0.02 OR FLATTER. TRANSITION SLOLO PES SHALL NOT BE STEEPER THAN 1;12 _ PARKING SPACE STRIPING Ti PARKING SPACE STRIPING SHALL BE 6" 2, CURB RAMP DETECTABLE WARNING SURFACES SHALL EXTEND THE FULL WIDTH OF THE RAMP AND IN THE DIRECTION OF TRAVEL 24" FROM THE BACK OF CURB. DETECTABLE ` v NEW 8' MIN LIMEROCK COMPACT UPPER 10" 12 WIDE AND EXTEND THE LENGTH OF THE DIRECTIONAL ARROW PARKING. SPACE (18 TYPICAL PARKING DIRECTIONAL ARROW PER WARNING SHALL BE CAST -IN -PLACE POLYMER CONCRETE COMPOSITE BY EZ SET TILE BASE COURSE COMPACTED OF SO GRADE TO SPACE). CONTRACTOR SHALL USE WHHE g " -g" FDOT INDEX 1]346. OR ENGINEER APPROVED EQUIVALENT. FOLLOW MANUFACTURER'S INSTRUCTIONS. TO 987 ASTM D -1557 957 OF ASTM D1557 ASPHALT ` °. fj�/�' PAINT. CONTRACTOR SHALL USE. ,le. TRANSITION SLOPES ARE NOT TO HAVE DETECTABLE WARNINGS WHITE PAINT. CIVIL DETAILS 3, UNLESS OTHERWISE CALLED OUT IN THE PLANS, THE RAMP DETECTABLE WARNING REFER TO FOOT STANDARD SPECIFICATION ° SURFACE SHALL BE COLORED IN ACCORDANCE WITH FDOT SECTION 351 OF THE 333 & 334 (1) #3 DEBAR STOP BAR STRIPING STANDARD SPECIFICATIONS. FOR THIS APPLICATION THE DETECTABLE WARNING SHALL BE YELLOW COLOR. REFER TO FDOT INDEX 515 CONTINUOUS STOP BAR STRIPING SHALL BE 24" WIDE AND EXTEND HALF THE WIDTH OF THE 12 e UN—, C -g ENTRANCE. CONTRACTOR SHALL USE WHITE PAINT. n PARKING LOT /DRIVEWAY ASPHALT DETAIL 7 D CURB DETAIL e.o SCALE NTS 8 STRIPING DETAIL eo SCALE UZ 1 C -9.0 K—E. NTs STOP F A. - H - 1 IP _IZEO N� P BETE FOOTI�GC A� 1 1 TYPICAL SIGN DETAIL C ICALE -NLI I I CROSSWALK STRIPING CROSSWALK STRIPING SHALL BE E 12" NTIRE WIDE LINES AND TEND THE E WIDTH OF THE STREET. LINES SHALL HAVE 6' OF CLEAR SPACE BETWEEN EACH OTHER. CONTRACTOR SHALL USE WHITE PAINT. 2 STRIPING DETAIL C -3.1 81ALE. NTB z Z w a �O � A > j L J wQ g lo z w w Of z cm- „ CIVIL DETAILS Lem SIGN LIST AND QUANTITIES SIGN ID NUMBER QUANTITY STOP SIGN R1 -1 18 ( +1 ENTRY ROAD) HAND DAR FT P 20.06 21 ONE WA R 6-1L Z DIRECTIONAL ARROW DO NOT ENTER RS1 13 I I CROSSWALK STRIPING CROSSWALK STRIPING SHALL BE E 12" NTIRE WIDE LINES AND TEND THE E WIDTH OF THE STREET. LINES SHALL HAVE 6' OF CLEAR SPACE BETWEEN EACH OTHER. CONTRACTOR SHALL USE WHITE PAINT. 2 STRIPING DETAIL C -3.1 81ALE. NTB z Z w a �O � A > j L J wQ g lo z w w Of z cm- „ CIVIL DETAILS Lem W N E PARKING SPACE STRIPING PARKING SPACE STRIPING SHALL BE 6" S WIDE AND EXTEND THE LENGTH OF THE DIRECTIONAL ARROW PARKING SPACE (18' TYPICAL PARKING SPACE). CONTRACTOR SHALL USE WHITE PAINT. 9' -8" DIRECTIONAL ARROW PER FOOT INDEX 17346. CONTRACTOR SHALL USE Mentlian E�gineenng LLC , Fm�riaa zzoao� WHITE PAINT. a STOP BAR STRIPING STOP BAR STRIPING SHALL BE 24" WIDE AND I SHALLL 12" ENTRANC E CONTRACTOR USEE WHITE PAINT . 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Exhibit C PREPARED BY AND RETURN TO. SMITH HAWKS, PL 138 SIMONTON STREET KEY WEST, FL 33040 (305) 296 -7227 Parcel ID Number — 00120940- 000200 D., :# 2120031 04/25/2017 9:35APi PC141yROkaCOUNTY 1KEVIN MA00Records,-of 04/25/2017 9:35AM DEED DOG STAMP CL: Krys $0.710 noa-a 21200131 Skis 2850 P9N 1582 SPACE ABOVE LINE BLANK FOR RECORDING PURPOSES Corrective Warranty Deed *This Corrective Warranty Deed is being recorded to correct scrivener errors contained in the legal description described in the Warranty Deed from Frank P. Toppino to Daniel P. Toppino, as Trustee under FPT Land Trust No. 1, recorded in OR Book 1884, Page I226 of the Public Records of Monroe County, Florida. * This Corrective Warranty Deed trade this day of April, 2017 between FRANK. P. TOPPINO, whose post office address is P.O. Box 787, Key West, FL 33041, grantor *, and BRT 10, LLC, a Florida limited liability company, whose post office address is P.O. Box 787, Key West, FL 33041, grantee *. (Whenever used herein the terms "grantor' and "grantee" include all of the parties to this instrument and the heirs, legal representatives, and assigns of individuals, and the successors and assigns of corporations, companies, trusts and trustees) Witnesseth that said grantor, for and in consideration of the sum of TEN AND NO /100 DOLLARS ($10.00) and other good and valuable considerations to said grantor in hand paid by said grantee, the receipt whereof is hereby acknowledged, has granted, bargained, and sold to the said grantee, and grantee's heirs and assigns forever, the land described on Exhibit A , situate, lying and being in Monroe County, Florida ( "Property "). and said grantor does hereby fully warrant the title to the Property, and will defend the same against lawful claims of all persons whomsoever. 00087445 - Q Dloctl 2120091 Bkl# 2950 P9# 1583 In Witness Whereof, grantor has hereunto set grantor's hand and seal the day and year first above written. FRANK. P. TOPPINO STATE OF FLORIDA COUNTY OF MONROE t The foregoing instrument was acknowledged and sworn before me thiQU day of April, 2017by FRANK. P. TOPPING, who is i3crsonally known to me or has shown as identification. TIFFANY NWIEGARaIA My 00t MISSION 0 FF 033623 EXPIRES: July 7.201 7 d+ Banned Thm HDt" Pu Wen�ers Notar ubli Print ame i Yl " ' e. My Commission Expi es Personally Kno (OR) Produced ID Type of Identification___ 04087445 - v2 Da.a 2120091 OW 2550 Pga 1594 EXHIBIT A PARCEL 9. Part of Government Lot 1, Section 21, Township 67 South, Range 26 East on Big Coppitt Key, Monroe County, Florida, and being described as follows: BEGIN at the Southwest corner of Block 9 of "GULFREST PARK PLAT NO. 2 ", according to the Plat thereof as recorded in Plat Book 4, Page 157, of the Public Records of Monroe County, Florida, and run thence South a distance of 390 feet; thence run West for a distance of 300 feet thence run North for a distance of 1004.13 feet; thence run East for a distance of 300 feet to a point; thence run South for a distance of 614.13 feet back to the POINT OF BEGINNING. 00210 A parcel of land in a part of Government Lot 1, Section 21, Township 67 South, Range 26 East, on Big Coppitt Key, Monroe County, Florida, and being more particularly described as follows: COMMENCE at the Southwest corner of Block 9 of GULFREST PARK PLAT #2, according to the Plat thereof as recorded in Plat Book 4, Page 157, of the Public Records of Monroe County, Florida, said point being the POINT OF BEGINNING of the parcel of land herein described; run thence East a distance of 185 feet to a point; thence South 45 °00'00" West a distance of 70.71 feet to a point; thence West a distance of 135 feet to a point; thence at right angles North 50.0 feet to the said Southwest corner of said Block 9 and the POINT OF BEGINNING. MOWROE COUNTY 0WICIR1_ RRCORDS 00087445 - Q D '21200!34 04/25/2017 9:35AVI FM014ROER60UNTY 1KEVIN�MADOKeords of This instrument prepared by and after recording return to: Bryan Hawks SMITH HAWKS, PL f 13$ Simonton Street / 4. Key West, FL 33040 1 04/ ;!512017 9:35AM DEFV DOC STAMP CL: Krys $32,200.00 0 ;a 2120094 BW 2850 P90 1599 Alt Key No. 00120940- 000100 (For Recorder's Use Only) SPECIAL WARRANTY DEED THIS SPECIAL WARRANTY DEED, dated as of Apri1�2017, between BRT 10, LLC, a Florida limited liability company, with an address of P.O. Box 787, Key West, Florida 33041 ( "Grantor ") and QUARRY PARTNERS, LLC, a Florida limited liability company, with an address at 3030 Hartley Road, Suite 310, Jacksonville, FL 32257 ( "Grantee "). Grantor, for and in consideration of the sum of $10.00 and other good and valuable consideration paid by Grantee, receipt of which is acknowledged, grants, bargains, sells and conveys to Grantee the land situate, lying and being in Monroe County, Florida, more particularly described on Exhibit "A" ( "Property "). TOGETHER WITH (i) any and all structures and improvements on the Property; (ii) all right, title, and interest, if any, of Grantor in any land lying in the bed of any street or highway, opened or proposed, in front of or adjoining the Property; and (iii) all easements, rights of way, privileges, licenses, appurtenances and other rights and benefits belonging to, running with the owner of, or in any way related to the Property. TO HAVE AND TO HOLD, the same in fee simple forever. SUBJECT TO: Taxes and assessments for the year 2017 and all subsequent years; all applicable governmental, zoning and land use ordinances, restrictions and prohibitions and other requirements imposed by governmental authority; and matters set forth Exhibit "B" (collectively, the "Permitted Exceptions "), all without intent to reimpose the same. AND Grantor covenants with Grantee that Grantor is lawfully seized of the Property in fee simple; that Grantor has good right and lawful authority to sell and convey the Property; that Grantor fully warrants the title to the Property and will defend the same against the lawful claims of others claiming by, through or under Grantor, except for claims arising from the Permitted Exceptions. onc# 2120094 skis 2650 Pga 1600 Grantor has executed this Deed as of the date indicated above. Signed in the presence of Witness Print Nam GRANTOR BRT 10, LLC, a Florida limited liability company By � Name: Richard J. Uppino Title: Manager By: _ ( 9 0 Name: Daniel Toppino, Sr. Title: Manager Witness:_ Print Name: STATE OF FLORIDA ) SS: COUNTY OF MONROE ) Sworn to and subscribed before me this day of April, 2017, by Richard J. Toppino and Daniel Toppino, Sr., each as Manager of BRT 10, LLC, a Florida limited liability company, on behalf of the company. Each )a is personally known to me or t ❑ has produced as identification. El� RFFANY NICOLE EMCIA Nam MY COMMISSION I FF UW3 EXPIRES: J* 7, 2017 Notary Public, St to f fiWeaTlyuN my"ir,Un"rwriom My Commission Expires: Docn 2120094 Skit 2650 pqu 1601 EXHIBIT "A" LEGAL DESCRIPTION Part of Government Lot 1, Section 21, Township 67 South, Range 26 East on Big Coppitt Key, Monroe County, Florida, and being described as follows: BEGIN at the Southwest corner of Block 9 of "GULFREST PARK PLAT NO. 2 ", according to the Plat thereof as recorded in Plat Book 4, Page 157, of the Public Records of Monroe County, Florida, and run thence South a distance of 390 feet; thence run West for a distance of 300 feet; thence run North for a distance of 1004.13 feet; thence run East for a distance of 300 feet to a point; thence run South for a distance of 614.13 feet back to the POINT OF BEGINNING, AND A parcel of land in a part of Government Lot 1, Section 21, Township 67 South, Range 26 East, on Big Coppitt Key, Monroe County, Florida, and being more particularly described as follows: COMMENCE at the Southwest corner of Block 9 of GULFREST PARK PLAT #2, according to the Plat thereof as recorded in Plat Book 4, Page 157, of the Public Records of Monroe County, Florida, said point being the POINT OF BEGINNING of the parcel of land herein described; run thence East a distance of 185 feet to a point; thence South 45 °00'00" West a distance of 70.71 feet to a point; thence West a distance of 135 feet to a point; thence at right angles North 50.0 feet to the said Southwest corner of said Block 9 and the POINT OF BEGINNING. TOGETHER WITH AN UNDIVIDED 50% INTEREST IN THE FOLLOWING: PARCEL 11: A parcel of land lying adjacent to the lands described in T.I.I.F. Deed #24002 on the Gulf of Mexico in Government Lot 1, Section 21, Township 67 South, Range 26 East, on Big Coppitt Key, Monroe County, Florida, said parcel being more particularly described by metes and bounds as follows: COMMENCE at the Southwest corner of Block 9 of "GULFREST PARK PLAT NO. 2 ", according to the Plat thereof as recorded in Plat Book 4, Page 157, of the Public Records of Monroe County, Florida, and run thence North and along the Westerly boundary line of the said Block 9 for a distance of 614.13 feet; thence run West for a distance of 300.00 feet; thence run North for a distance of 1062.78 feet to a point on the North boundary line of T.LI.F. Deed #24002 as described in Official Records Book 346, Page 580, of the said Public Records, said point being the POINT OF BEGINNING; thence run West and along the North line of said T.I.I.F. Deed #24002 for a distance of 1331.95 feet; thence run North for a distance of 186 feet, more or less, to a point on the Waterward boundary line as of July 1, 1975; thence meander said Waterward Boundary the following twenty -four (24) courses: North 88 °53'56" East, for a distance of 39.47 feet; North 65 °36'56" East, a distance of 71.66 feet; South 88 °16'57" East, for a Da. :u 2120034 6kii 2850 Pga 1602 distance of 75.93 feet; North 77°38'10" East, a distance of 44.29 feet; South 76 °1 1'41" East, for a distance of 76.54 feet; North 88 °33'56" East, a distance of 82.11 feet; North 85 °40'47" East, for a distance of 103.42 feet; South 75 °35'07" East a distance of 43.33 feet; North 77 °23'10" East for a distance of 41.16 feet; South 84 °42'40" East a distance of 110.45 feet; South 87 °26'54" East for a distance of 85.16 feet; South 79 °07'09" East for a distance of 28.70 feet; North 79 °46'31" East for a distance of 73.24 feet; South 77 °57'45" East for a distance of 41.56 feet; North 77 °13'36" East for a distance of 53.90 feet; South 84 °23'12" East for a distance of 121.58 feet; North 80 °09'47" East for a distance of 54.26 fect; South 82 °09'00" East for a distance of 63.88 feet; South 79 °34'01" East for a distance of 42.16 feet; North 86 °l0'05" East for a distance of 98.91 feet; North 88 East for a distance of 49.04 feet; South 82 °47'37" East for a distance of 59.12 feet; South 84 °1622" East for a distance of 85.04 feet; South 47 °39'01" East for a distance of 15.58 feet to a point, said point being the Point of Terminus of the Waterward boundary line as of July 1, 1975; thence South 29 °03'59" East and leaving the said Waterward boundary line as of July 1, 1975 for a distance of 197.97 feet to a point, said point being 200.00 feet East of the POINT OF BEGINNING of the said T.I.I.F. Deed #24002; thence run West and along the North line of said T.I.I.F. Deed 924002 and Easterly extension thereof for a distance of 300.00 feet back to the POINT OF BEGINNING. D0, :N 212009 BkIS 2550 p9a 1603 EXHIBIT "B" 1. Taxes and assessments for the year 2017 and subsequent years, which are not yet due and payable. 2. Any claim that any portion of the insured land is sovereign lands of the State of Florida, including submerged, filled or artificially exposed lands accreted to such land. 3. Any and all rights of the United States of America over artificially filled lands in what were formerly navigable waters, arising by reason of the United States of America's control over navigable waters in the interest of navigation and commerce, and any conditions contained in any permit authorizing the filling in of such areas. 4. AICU zoning exceptions as set forth in Resolution as to high hazard area recorded in Official Records Book 787, Page 234. 5. State Law under Chapter 76 -190 and Chapter 22F -8.02 of the Florida Administrative Code for Land Planning for the Florida Keys Area of Critical State Concern, as recorded in Official Records Book 668, Page 43. 6. Certificate from the Board of Trustees of the Internal Improvement Fund of the State of Florida recorded March 11, 2008 in Official Records Book 2349, Page 1651. 7. Certificate from the Board of Trustees of the Internal Improvement Fund of the State of Florida recorded in Official Records Book 2220, Page 869 and Certificate from The Trustees of the Internal Improvement Fund of the State of Florida recorded December 5, 1996 In Official Records Book 1433, Page 856. 8. Certificate from The Board of Trustees of the Internal Improvement Fund of the State of Florida recorded September 7, 2012 in Official Records Book 2587, Page 1724. 9. Resolution No. 302 -2007 recorded May 29, 2009 in Official Records Book 2415, Page 313. 10. Easement to City of Key West recorded January 10, 1961 in Official Records Book 204, Page 370. 11. Consent Order No. 2016- 88- CO -EXP between Rockland Operations, LLC and South Florida Water Management District recorded December 13, 2016 in Official Records Book 2830, Page 499. 12. Memorandum of Interdevelopment and Operating Agreement between Rockland Operations LLC and The Dickerson Group Inc_ recorded January 17, 2017 in Official Records Book 2835, Page 371. 13. Deed of Conservation Easement Passive Recreational Uses to South Florida Water Management District recorded in Official Records. M014ROE COUNTY OF11CIAL RECORDS (Harp 2120096 04/25/2017 9:35AMI Filed 8 Recorded in Official Records lot MONROE COUNTY KEVIN MAOOK This instrument prepared by and after recording return to: Bryan Hawks SMITH HAWKS, PL 138 Simonton Street Key West, FL 33040 04, 9:30AM bERD HOC STAMP CL: Krys $3.703.00 Doan 2120096 Bk.la 2850 PgO 1615 Alt Key No. 00120940- 000100 (For Recorder's Use Only) SPECIAL WARRANTY DEED THIS SPECIAL WARRANTY DEED, dated as of April C 2� 2017, between EDWARD TOPPINO, SR., INDIVIDUALLY AND AS TRUSTEE OF THE EDWARD TOPPINO, SR. LAND TRUST DATED AUGUST 2, 2004, with an address of P.O. Box 787, Key West, Florida 3304194104 ( "Grantor ") and QUARRY PARTNERS, LLC, a Florida limited liability company, with an address at 3030 Hartley Road, Suite 310, Jacksonville, FL 32257 ( "Grantee "). Grantor, for and in consideration of the sum of $10.00 and other good and valuable consideration paid by Grantee, receipt of which is acknowledged, grants, bargains, sells and conveys to Grantee the land situate, lying and being in Monroe County, Florida, more particularly described on Exhibit "A" ( "Property "). TOGETHER WITH (i) any and all structures and improvements on the Property; (ii) all right, title, and interest, if any, of Grantor in any land lying in the bed of any street or highway, opened or proposed, in front of or adjoining the Property; and (iii) all easements, rights of way, privileges, licenses, appurtenances and other rights and benefits belonging to, running with the owner of, or in any way related to the Property. TO HAVE AND TO HOLD, the same in fee simple forever. SUBJECT TO: Taxes and assessments for the year 2017 and all subsequent years; all applicable governmental, zoning and land use ordinances, restrictions and prohibitions and other requirements imposed by governmental authority; and matters set forth Exhibit "B" (collectively, the "Permitted Exceptions "), all without intent to reimpose the same. AND Grantor covenants with Grantee that Grantor is lawfully seized of the Property in fee simple; that Grantor has good right and lawful authority to sell and convey the Property; that Grantor fully warrants the title to the Property and will defend the same against the lawful claims of others claiming by, through or under Grantor, except for claims arising from the Permitted Exceptions. AND Grantor warrants that at the time of this conveyance, the Property is not the Grantor's homestead within the meaning set forth in the constitution of the state of Florida, nor is it contiguous to or a part of homestead property. 00087544 - v3 Grantor has executed this Deed as of the date indicated above. W Pr W Pr. GRANTOR EDWARD TOPPIRO, SR., INDIVIDUALLY AND AS TRUSTEE OF THE EDWARD TOPPINO, SR. LAND TRUST DATED AUGUST 2, 2004 Doi :V 2120066 Bkli 2050 1 1616 STATE OF FLORIDA ) SS: COUNTY OF MONROE ) -v Sworn to and subscribed before me this„Q day of April, 2017, by EDWARD TOPPINO, SR., INDIVIDUALLY AND AS TRUSTEE OF THE EDWARD TOPPINO, SR. LAND TRUST DATED AUGUST 2, 2004, on behalf of the trust. Hel;qs personally known to me or El has produced as identification. nF FANrWOLEWICIA Name: ► =' + W COfN�dISSION Y FF 033623 ' a€ EXPIRES: July 7 2017 Notary Yu Ba ded Fhru Wot2ry Poet c ur,derr,y My Commission Expires: 00087544 - v3 Signed in the presence of Dai:n 2120096 Bki3 2850 PqU 1617 EXHIBIT "A" LEGAL DESCRIPTION AN UNDWIDED 50% INTEREST IN THE FOLLOWING: PARCEL H: 1: A parcel of land lying adjacent to the lands described in T.I.I.F. Deed #24002 on the Gulf of Mexico in Government Lot 1, Section 21, Township 67 South, Range 26 East, on Big Coppitt Key, Monroe County, Florida, said parcel being more particularly described by metes and bounds as follows: COMMENCE at the Southwest corner of Block 9 of "GULFREST PARK PLAT NO. 2 ", according to the Plat thereof as recorded in Plat Book 4, Page 157, of the Public Records of Monroe County, Florida, and run thence North and along the Westerly boundary line of the said Block 9 for a distance of 614.13 feet; thence run West for a distance of 300.00 feet; thence run North for a distance of 1062.78 feet to a point on the North boundary line of T.I.I.F. Deed #24002 as described in Official Records Book 346, Page 580, of the said Public Records, said point being the POINT OF BEGINNING; thence run West and along the North line of said T.I.I.F. Deed #24002 for a distance of 1331.95 feet; thence run North for a distance of 186 feet, more or less, to a point on the Waterward boundary line as of July 1, 1975; thence meander said Waterward Boundary the following twenty -four (24) courses: North 88 °53'56" East, for a distance of 39.47 feet; North 65 ° 36'56" East, a distance of 71.66 feet; South 88 °16'57" East, for a distance of 75.93 feet; North 77 °38'10" East, a distance of 44.29 feet; South 76 °11'41" East, for a distance of 76.54 feet; North 88 °3356" East, a distance of 82.11 feet; North 85 °40'47" East, for a distance of 103.42 feet; South 75 °35'07" East a distance of 43.33 feet; North 77 °23'10" East for a distance of 41.16 feet; South 84 °42'40" East a distance of 110.45 feet; South 87 °26'54" East for a distance of 85.16 feet; South 79 °07'09" East for a distance of 28.70 feet; North 79 °46'31" East for a distance of 73.24 feet; South 77 °57'45" East for a distance of 41.56 feet North 77 °13'36" East for a distance of 53.90 feet; South 84 °23'12" East for a distance of 121.58 feet; North 80 °09'47" East for a distance of 54.26 feet South 82 °09'00" East for a distance of 63.88 feet; South 79 °34'01" East for a distance of 42.16 feet; North 86 °10'05" East for a distance of 98.91 feet; North 88 °42'12" East for a distance of 49.04 feet; South 82 °47'37" East for a distance of 59.12 feet; South 84 "16'22" East for a distance of 85.04 feet; South 47°39'01" East for a distance of 15.58 feet to a point, said point being the Point of Terminus of the Waterward boundary line as of July 1, 1975; thence South 29 °03'59" East and leaving the said Waterward boundary line as of July 1, 1975 for a distance of 197.97 feet to a point, said point being 200.00 feet East of the POINT OF BEGINNING of the said T.I.I.F. Deed #24002; thence run West and along the North line of said T.I.I.F. Deed #24002 and Easterly extension thereof for a distance of 300.00 feet back to the POINT OF BEGINNING. 00087544 - v3 DalA 2120096 Ski 2850 P90 161E EXHIBIT "B" 1. Taxes and assessments for the year 2017 and subsequent years, which are not yet due and payable. 2. Any claim that any portion of the insured land is sovereign lands of the State of Florida, including submerged, filled or artificially exposed lands accreted to such land. 3. Any and all rights of the United States of America over artificially filled lands in what were formerly navigable waters, arising by reason of the United States of America's control over navigable waters in the interest of navigation and commerce, and any conditions contained in any permit authorizing the filling in of such areas. 4. AICU zoning exceptions as set forth in Resolution as to high hazard area recorded in Official Records Book 787, Page 234. 5. State Law under Chapter 76 -190 and Chapter 2217-8.02 of the Florida Administrative Code for Land Planning for the Florida Keys Area of Critical State Concern, as recorded in Official Records Book 668, Page 43. 6. Certificate from the Board of Trustees of the Internal Improvement Fund of the State of Florida recorded March 11, 2008 in Official Records Book 2349, Page 1651. 7. Certificate from the Board of Trustees of the Internal Improvement Fund of the State of Florida recorded in Official Records Book 2220, Page 869 and Certificate from The Trustees of the Internal Improvement Fund of the State of Florida recorded December 5, 1996 In Official Records Book 1433, Page 856. 8. Certificate from The Board of Trustees of the Internal Improvement Fund of the State of Florida recorded September 7, 2012 in Official Records Book 2587, Page 1724. 9. Resolution No. 302 -2007 recorded May 29, 2009 in Official Records Book 2415, Page 313. 10. Consent Order No. 2016- 88- CO -EXP between Rockland Operations, LLC and South Florida Water Management District recorded December 13, 2016 in Official Records Book 2830, Page 499, 11. Memorandum of Interdevelopment and Operating Agreement between Rockland Operations LLC and The Dickerson Group Inc. recorded January 17, 2017 in Official Records Book 2835, Page 371. 12. Deed of Conservation Easement Passive Recreational Uses to South Florida Water Management District recorded in Official Records. MG14ROE COUNTY OFI'ICIAL RECORDS 00087544 -v3 Doi :n 2120098 04/2512817 9:350 Fi14:4 8 Recorded in Official Records Df MONROE COUNTY KEVIN MADOK This instrument prepared by and after recording return to: Bryan Hawks SMITH HAWKS, PLC 138 Simonton Street Key West, FL 33040 04,",!5/2017 9 :35AM DEED DOC STAMP CL: Krys $28,497.00 Doi;" ;120098 B10 2550 PSN 1621 Alt Key No. 00120940- 000100 (For Recorder's Use Only) SPECIAL WARRANTY DEED THIS SPECIAL WARRANTY DEED, dated as of April JD 2017, between TOPPINO LAND TRUST, LLC, a Florida limited liability company, with an address of P.O. Box 787, Key West, Florida 33041 ( "Grantor ") and QUARRY PARTNERS, LLC, a Florida limited liability company, with an address at 3030 Hartley Road, Suite 310, Jacksonville, FL 32257 ( "Grantee "). Grantor, for and in consideration of the sum of $10.00 and other good and valuable consideration paid by Grantee, receipt of which is acknowledged, grants, bargains, sells and conveys to Grantee the land situate, lying and being in Monroe County, Florida, more particularly described on Exhibit "A" ( "Property "). TOGETHER WITH (i) any and all structures and improvements on the Property; (ii) all right, title, and interest, if any, of Grantor in any land lying in the bed of any street or highway, opened or proposed, in front of or adjoining the Property; and (iii) all easements, rights of way, privileges, licenses, appurtenances and other rights and benefits belonging to, running with the owner of, or in any way related to the Property. TO HAVE AND TO HOLD, the same in fee simple forever. SUBJECT TO: Taxes and assessments for the year 2017 and all subsequent years; all applicable governmental, zoning and land use ordinances, restrictions and prohibitions and other requirements imposed by governmental authority; and matters set forth Exhibit "B" (collectively, the "Permitted Exceptions "), all without intent to reimpose the same. AND Grantor covenants with Grantee that Grantor is lawfully seized of the Property in fee simple; that Grantor has good right and lawful autbority to sell and convey the Property; that Grantor fully warrants the title to the Property and will defend the same against the lawful claims of others claiming by, through or under Grantor, except for claims arising from the Permitted Exceptions. Doi. -N 2120098 BNO 2350 Pq# 1622 Grantor has executed this Deed as of the date indicated above. Signed in the presence of- GRANTOR W Pr W Pr Pr. W Pr TOPPINO LAND TRUST, LLC, a Florida limited liability company By: Edward Toppino Family Ventures, LLLP, sole member By: Edward Toppino Family Ventures, LLC, general B Paul E. Toppino, Manager By: Rafidy W. Moore, Manager STATE OF FLORIDA } ) SS: 00,-U 2120098 �P9# 1623 COUNTY OF MONROE ) Sworn to and subscribed before me this ' day of April, 2017, by Paul E. Toppino, as Manager of Edward Toppino Family Ventures, LLC, the general partner of Edward Toppino Family Ventures, LLLP, the sole member of TOPPINO LAND TRUST, LLC, a Florida limited liability company, on behalf of the company. HeX)s personally known to me or ❑ has produced as identification. t A r p TIFFANY NICOLE GARCIA MY CoMUSSION # FF 033623 .�= EXPIRES: July 7, 2017 Bonded Thru Nola'/ Public Uliderasit m Name: t Notary Public, State f My Commission Expires: STATE OF FLORIDA ) SS: COUNTY OF MONROE ) Sworn to and subscribed before me thiQjc))day of April, 2017, by Randy W. Moore, as Manager of Edward Toppino Family Ventures, LLC, the general partner of Edward Toppino Family Ventures, LLLP, the sole member of TOPPINO LAND TRUST, LLC, a Florida limited liability company, on behalf of the company. He�i perso y known t me or ❑ has produced as identification. lvame. L .p "' TIFFANY NICOLE GARCIA Not blic, e f .: MY COMMISSION 0 FF M23 EXPIRES: July 7 , 2017 My Commission Expires: Bonded Thru Notary Public Uedem ters 001A ;t120088 BRa 2350 Pgp 1624 EXHIBIT "A" LEGAL DESCRIPTION PARCEL 10: Part of Government Lot 1, Section 21, Township 67 South, Range 26 East on Big Coppitt Key, Monroe County, Florida, and being described as follows: COMMENCE at the Southwest corner of Block 9 of "GULFREST PARK PLAT NO. 2 ", according to the Plat thereof as recorded in Plat Book 4, Page 157, of the Public Records of Monroe County, Florida and, run thence North for a distance of 614.13 feet to the POINT OF BEGINNING of the parcel of land herein being described; thence run West for a distance of 300 feet to a point; thence run North for a distance of 1063 feet, more or less to a point on the North boundary line of T.I.I.F. Deed #24002; thence run East along the said North boundary line of said T.I.I.F. Deed #24002 for a distance of 100 feet to the North boundary line of said Government Lot 1; thence run Southeasterly along the North boundary line of said Government Lot 1 for a distance of 233 feet, more or less to the Northwest corner of the said Block 9; thence run South along the West boundary line of the said Block 9 for a distance of 942.78 feet back to the POINT OF BEGINNING. o aaa 2120098 Hkl= 2850 Pga 1625 EXHIBIT "B" I . Taxes and assessments for the year 2017 and subsequent years, which are not yet due and payable. 2. Any claim that any portion of the insured land is sovereign lands of the State of Florida, including submerged, filled or artificially exposed lands accreted to such land. 3. Any and all rights of the United States of America over artificially filled lands in what were formerly navigable waters, arising by reason of the United States of America's control over navigable waters in the interest of navigation and commerce, and any conditions contained in any permit authorizing the filling in of such areas. 4. AICU zoning exceptions as set forth in Resolution as to high hazard area recorded in Official Records Book 787, Page 234. 5. State Law under Chapter 76 -190 and Chapter 22F -8.02 of the Florida Administrative Code for Land Planning for the Florida Keys Area of Critical State Concern, as recorded in Official Records Book 668, Page 43. 6. Certificate from the Board of Trustees of the Internal Improvement Fund of the State of Florida recorded in Official Records Book 2220, Page 869 and Certificate from The Trustees of the Internal Improvement Fund of the State of Florida recorded December 5, 1996 In Official Records Book 1433, Page 856. 7. Certificate from The Board of Trustees of the Internal Improvement Fund of the State of Florida recorded September 7, 2012 in Official Records Book 2587, Page 1724. 8. Mineral reservations to The Trustees of the Internal Improvement Fund of the State of Florida Deed No. 24002 (1605 -44) recorded June 25, 1965 in Official Records Book 346, Page 580. The right of entry and exploration has been released pursuant to 270.11(b )FS. 9. Memorandum of Interdevelopment and Operating Agreement between Rockland Operations LLC and The Dickerson Group Inc. recorded January 17, 2017 in Official Records Book 2835, Page 371. M014ROE COU14TY OFFICIAL RECORDS Fng 8 212 0 101 0 4/2 5 /2017 4nZ �201ai Recor of MOIIROE COUNTY KEVIN MRDOK 041' 1 5/2017 9:35AM Prepared by and return to : c., DEE6 DOC STAMP CL: Krys $0.70 SMITH HAWKS, PL ��' Aoi :N 2120101 138 Simonton Street Bkfl 2850 P9t1 1632 Key West, FL 33040 305- 296 -7227 [Space Above This Line For Recording Data) Quit Claim Deed This Quit Claim Deed made this Q2 day of April, 2017 between EDWARD TOPPINO, SR., INDIVIDUALLY AND AS TRUSTEE OF THE EDWARD TOPPING, SR. LAND TRUST DATED AUGUST 2, 2004, whose post office address is P.O. Box 787, Key West, 33040, grantor and QUARRY PARTNERS, LLC, a Florida limited liability company, whose post office address is 3030 Hartley Road, Suite 310, Jacksonville, FL 32257, grantee: (Whenever used herein the terms "grantor" and "grantee" include all the parties to this instrument and the heirs, legal representatives, and assigns of individuals, and the successors and assigns of corporations, trusts and trustees) Witnesseth, that said grantor, for and in consideration of the sum of TEN AND NO /100 DOLLARS ($10.00) and other good and valuable considerations to said grantor in hand paid by said grantee, the receipt whereof is hereby acknowledged, has granted, bargained, and sold to the said grantee, and grantee's heirs and assigns forever, the following described land, situate, lying and being in Monroe County, Florida to -wit: PARCEL 10A: A portion of Section 21, Township 67 South, Range 26 East, on Big Coppitt Key, Monroe County, Florida, described as follows: BEGIN at the northwest corner of Block 9, GULFREST PARK PLAT No. 2 according to the Plat thereof, as recorded in Plat Book 4, Page 157, of the Public Records of Monroe County, Florida; thence Northwesterly along the north line of Government Lot 1 in said Section and the northerly line of lands described in Official Records Book 2237, Page 2259, of said Public Records, a distance of 233.35 feet to the north line of T.I.I.F. Deed #24002; thence East along said north line, 200.00 feet to the point of terminus of the Waterward Meander Line of July 1, 1975, as described in Official Records Book 2483, Page 950, of said Public Records; thence Southerly along the northerly prolongation of the west line of said Block 9, also being the northerly prolongation of the west line of T.I.I.F. Certificate #29509, a distance of 120.22 feet to the POINT OF BEGINNING. Together with all the tenements, hereditaments and appurtenances thereto belonging or in anywise appertaining. To Have and to Hold, the same in fee simple forever. 00087682 - v1 Uat.# 2120101 gk1i 2350 p9a 1633 written. In Witness Whereof, grantor has hereunto set grantor's hand and seal the day and year first above Signed in the presence of: Witnes; Print N Witnes, Print N STATE OF FLORIDA } SS: COUNTY OF MONROE ) EDWARD TOPPINO, SR., INDIVIDUALLY AND AS TRUSTEE OF THE EDWARD TOPPINO, SR. LAND TRUST DATED AUGUST 2, 2004 Sworn to and subscribed before me thi day of April, 2017, by EDWARD TOPPINO, SR., INDIVIDUALLY AND AS TRUSTEE OF T EE EDWARD TOPPINO, SR. LAND TRUST DATED AUGUST 2, 2004, on behalf of the trust. He [Xis personally known to me or ❑ has produced as identification. 11FFANYNIC�LEGARCIA MY COMMISSION # FF 033623 y. EXPIRES. JULY 7.2017 Nd; bonded Thru Notary Pu lic llnderwrilers - ►��fts i t t r !. Mt31qROF_ COUNTY OP; =ICIAL K -CORDS 00087682 - vi D,.zn 2120102 04/25/2017 9:35AN FIiONROERCOUNTY 1KEVINcMA4t)Kcords of Prepared by and return to 614/25/2017 9: 35AM DEED DOC 'STAPIP CL: Krys $0.710 SMITH HAWKS, PL Du,.p 2120182 138 Simonton Street qkq 2850 Pq# 1834 Key West, FL 33040 305 -296 -7227 [Space Above This Line For Recording Data] Quit Claim Deed This Quit Claim Deed made this��ay of April, 2017 between BRT 10, LLC, a Florida limited liability company, whose post office ad rd ess is P.O. Box 787, Key West, 33040, grantor and QUARRY PARTNERS, LLC, a Florida limited liability company, whose post office address is 3030 Hartley Road, Suite 310, Jacksonville, FL 32257, grantee: (Whenever used herein the terms "grantor" and "grantee" include all the parties to this instrument and the heirs, legal representatives, and assigns of individuals, and the successors and assigns of corporations, trusts and trustees) Witnesseth, that said grantor, for and in consideration of the sum of TEN AND NO /100 DOLLARS ($10.00) and other good and valuable considerations to said grantor in hand paid by said grantee, the receipt whereof is hereby acknowledged, has granted, bargained, and sold to the said grantee, and grantee's heirs and assigns forever, the following described land, situate, lying and being in Monroe County, Florida to -wit: PARCEL 10A; A portion of Section 21, Township 67 South, Range 26 East, on Big Coppitt Key, Monroe County, Florida, described as follows: BEGIN at the northwest corner of Block 9, GULFREST PARK PLAT No. 2, according to the Plat thereof, as recorded in Plat Book 4, Page 157, of the Public Records of Monroe County, Florida; thence Northwesterly along the north line of Government Lot 1 in said Section and the northerly line of lands described in Official Records Book 2237, Page 2259, of said Public Records, a distance of 233.35 feet to the north line of T.I.I.F. Deed #24002; thence East along said north line, 200.00 feet to the point of terminus of the Waterward Meander Line of July 1, 1975, as described in Official Records Book 2483, Page 950, of said Public Records; thence Southerly along the northerly prolongation of the west line of said Block 9, also being the northerly prolongation of the west line of T.I.I.F. Certificate 429509, a distance of 120.22 feet to the POINT OF BEGINNING. Together with all the tenements, hereditaments and appurtenances thereto belonging or in anywise appertaining. To Have and to Bold, the same in fee simple forever. 00087767 - 0 D0,20 2120102 0101 2135e Pgtt 1635 In Witness Whereof, grantor has hereunto set grantor's hand and seal the day and year first above written. Signed in the presence of Pr W Pr Print Witness:_ Print Name: GRANTOR BRT 10, LLC, a Florida limited liability company By: ~ � Name: Richard J. Towpino Title: Manager By: �ir—F3 Name: Dani Toppino, Sr. Title: Manager STATE OF FLORIDA ) )SS COUNTY OF MONROE ) Sworn to and subscribed before me this_ day of April, 2017, by Richard J. Toppino and Daniel Toppino, Sr., each as Manager of BRT 10, LLC, a Florida limited liability company , on behalf of the company. Each Sus personally known to me or ❑ has produced as identification. TIFFANY NICOLE CiARCIA I V7_ MY COMMISSION 4 FF D33623 N _` :. n , e EXPIRES: yPu is 2a� Notary Pu l ic, t to of ThruNataryPuh6c�lndenmZen My Commission Expires: MCHROL COUNTY OFFICIAL RECORDS 000MV - v F�iaud 8 Recorde 04/ 25/ 2017 i i1 Records rof M014ROE COUNTY KEVIN MADOK 04,'.!512017 9:35AF9 DEED DOC S TAMP CL: Krys $0.70 Prepared by and return to Doo -Al 2120103 SMITH HAWKS, PL k3kia 2350 P9# 1636 � � �� 138 Simonton Street Key West, FL 33040 305- 296 -7227 [Space Above This Line For Recording Data] Quit Claim Deed This Quit Claim Deed made thiscW day of April, 2017 between TOPPINO LAND TRUST, LLC, a Florida limited liability company, whose post office address is P.O. Box 787, Key West, 33040, grantor and QUARRY PARTNERS, LLC, a Florida limited liability company, whose post office address is 3030 Hartley Road, Suite 310, Jacksonville, FL 32257, grantee: (Whenever used herein the terms "grantor" and "grantee" include all the parties to this instrument and the heirs, legal representatives, and assigns of individuals, and the successors and assigns of corporations, trusts and trustees) Witnesseth, that said grantor, for and in consideration of the sum of TEN AND NO /100 DOLLARS ($10.00) and other good and valuable considerations to said grantor in hand paid by said grantee, the receipt whereof is hereby acknowledged, has granted, bargained, and sold to the said grantee, and grantee's heirs and assigns forever, the following described land, situate, lying and being in Monroe County, Florida to-wit: PARCEL IOA: A portion of Section 21, Township 67 South, Range 26 East, on Big Coppitt Key, Monroe County, Florida, described as follows: BEGIN at the northwest corner of Block 9, GULFREST PARK PLAT No. 2, according to the Plat thereof, as recorded in Plat Book 4, Page 157, of the Public Records of Monroe County, Florida; thence Northwesterly along the north line of Government Lot 1 in said Section and the northerly line of lands described in Official Records Book 2237, Page 2259, of said Public Records, a distance of 233.35 feet to the north line of T.I.I.F. Deed #24002; thence East along said north line, 200.00 feet to the point of terminus of the Waterward Meander Line of July 1, 1975, as described in Official Records Book 2483, Page 950, of said Public Records; thence Southerly along the northerly prolongation of the west line of said Block 9, also being the northerly prolongation of the west line of T.I.I.F. Certificate #29509, a distance of 120.22 feet to the POINT OF BEGINNING. Together with all the tenements, hereditaments and appurtenances thereto belonging or in anywise appertaining. To Have and to Hold, the same in fee simple forever. 00087768 - v1 0 6 ,, ; q 2120103 1637 Bkts 26 p In Witness Whereof, grantor has hereunto set grantor's hand and sea] the day and year first above written. Signed in the presence of: GRANTOR TOPPINO LAND TRUST, LLC, a Florida limited liability company By: Edward Toppino Family Ventures, LLLP, sole member By: Edward Toppino Family Ventures, LLC, general Y: Paul E. Toppino, Manager By: andy W. Moore, Manager 00087758 - v] D,, -# 2120103 BkIj 2350 Pgo 1638 STATE OF FLORIDA } } SS: COUNTY OF MONROE } Sworn to and subscribed before me thisGday of April, 2017, by Paul E. Toppino, as Manager of Edward Toppino Family Ventures, LLC, the general partner of Edward Toppino Family Ventures, LLLP, the sole member of TOPPINO LAND TRUST, LLC, a Florida limited liability company, on behalf of the company. He5Zjs personally known to me or ❑ has produced as identification. . . .. .. TIFFMYNICOiEGMCI Name: MY COMMISSION ? FF 833623 y .a€ EXPIRES: July 7, 2017 Notary P b ic, Baided Thm Notasy Public Undanmter� ��� My Commission Expires: STATE OF FLORIDA ) SS: COUNTY OF MONROE ) Sworn to and subscribed before me thiQday of April, 2017, by Randy W. Moore, as Manager of Edward Toppino Family Ventures, LLC, the general partner of Edward Toppino Family Ventures, LLLP, the sole member of TOPPINO LAND TRUST, LLC, a Florida limited liability company, on behalf of the company. He is personally known to me or ❑ has_ pr duced as identification. /!I/J TIFFIWYNICOLEGRRQIA MY COMMISSION # fF D33623 = :�: EXPIRES: July 7, 2017 B- M a y oThNNo Pu6fclhderwlera Name: `T Notary Vublic, Sta e o 1 My Commission Expires: MORROE COUNTY OFFICIAL RECORDS 00087768 - v I Cxi iiuiL u PARCEL 9: Port of Cwverr rnent Lot 1, Section 2 1, Township 67 South, Range 26 East on Bin Coppitt Key Monroe Coul - Ity, Florida, and being described as Follows: BEGIN at the Southwest comer of Block 9 of "GULFREST PAIRK PLAT NO. 2 according to the Plot thereof as recorded in PIot Book 4, Page 157, of the Public Records of Monroe County, Florida, and run thence South a distance of 390 feet: thence run West for a distance of 300 feet', thence run North for a distance of 1004.13 feet; thence rule East for a distance of 300 feet. to a point: therice I - Lill South for a distance of 014.13 feet bock to the POINT 01 BEGINNING. AND A parcel of land in a port of Goven Lot 1, Section 21, Torz-rlship 67 SoLlth. Range 26 East., on Big C.oppltt Key, Monroe Count, Florida, aIld being more particulaI'ly described as follows: COMMENCE at the Southwest corner of Block 9 of C =UI1fiRF;S'I' PAf fk PLAT 42, accord.illg to the Plot thereof as recorded in Plot. Boole 4, Page 15 7, of the Public Records of Monroe Cou11t , Florida, said point being the POINT OF BEGIN?NINC3 of the parcel of land herein described; run thence East a distance of 185 feet to a point; thence South 45 West a distance of 70.71 feet to a point; thence West a distance of 135 meet to a point; thence at right angles North 50.0 feet to the said Southwest corner of said Block 9 and the POINT OF BUANNIN(1 TOGETHER WITH: PARCEL IO: Port of Goverrllnurit Lot 1. Section '21, Township 07 South, Range 26 East on Big Copl)itt. Iiey_ Monroe County, Florida, and being described as follows: CONINIENCE at the Sout.hWeSt corner of Block 9 of "C1ULFRFST PARK PLAT NO. 2 '', according to the Plot thereof its recorded in Plot Book 4, Page 157, of the Public Records of Monroe County, Florida and, run thence ;North for a distance of 614.13 feet to the POINT OF BECiINNIING of the parcel of land herein being described; thence rule West for a distance of 300 feet to a point; thence run North for a distance of 1063 feet, more or less too point on the ]North bOUridar,v line of T.I.I.F. Deed #24002: thence run East along the said ?North boundary line of szid T.I.I. F. Decd #2400' far a distance ca# 1QQ feet to the (North houndary line of said C7overnmc°.nt Lot 1: thence run Southeasterly along the North lloundary line of said Government Lot i for a distance of 233 feet, more or less to the ;Northwest corner of the said Block 9; thence run South along the West boundaly line of the said Block 9 for a distance of 942.75 feet back to the POINT OF BEGZN?NINCr. TOGETHER WITH: PARCEL IOA: A portion of Section '?1., Township 67 South, Rangc 26 East. oil Big C:oppitt Key, Monroe County, Florida, described as follolvs: BEGIN at the northwesi cornet of Block 9, CTL;LFREST PARK PLAT yo. 2, according to the Plot thereof, as recorded in Plot. Book 4, Page 157, of the. Puhlic Records of Monroe Count}, 00093819 V1 Florida; thence Northwesterly along the north line of Government Lot 1 in said Section and the northerly line of lands described in Official Records Boole 2237. Page 2259, of said Public Records, a distance of 233.35 feet to the north line of T.1 .1 .F. Deed #24002; thence East along said north line, 200.00 feet to the point of terminus of the Watenvard Meander Line of .July 1, 1975, as described in Official records Book 2483, Page 950, of said Ptiiblic. Records; thence SOL] therly along the northerly prolongation of the west line of said Block 9, also being the northerly prolongation of the west line of'T. I . 1 F. Certificate #29509, a distance of 120.22 feet to the POINT OF BEGTN;NTNG. TOGETHER WITH: PARCEL 11: A parcel of ]and lying adjacent to the lands described in T. 1. I.F. Deed #24002 on the Gulf of Mexico in Clover iment Lot 1, Section 21., Tmvnsliip 67 South, Range 26 East, on Big C;oppitt Key, Monroe C:ountv. . Florida, said p ircel being more partictilarly described ljy metes and I)OLlnds as follo «-s: COMMENCE at the Southwc -st coiner of Bloch. 9 of "GULP KEST PARK PLAT NO. 2 ", according to the Plat thereof as recorded in Plot Book 4. Page. 1.57, of the PLibiic records of Monroe C;ouiity. Florida, and i thence ?North and along; the Westerly boundary line of the said Block - 9 for a distzinc'e of 614.13 feet; thence rLin West for a distance of 300.00 feel: thence rLiii Worth for a distance of 1062.713 feel to a point on the North boundar line of T.1. I.F. Deed #2400:2 as described in Official Records Book 346, Page 580, of the so id Public Records, said point being the POINT OF BECTINNINCI: thence rLin West and along the North line of said T.1.1.F. Deed 4240102 for a distance of 1331.95 feet; thence run North for a distance of I86 feel, more or less, to a point oil the Waterward boundan- line as of ljIv 1, 1975; thence meander said Watervcard Boundary the followhig 1went.V -four (24) courses: Worth 88'5356" East, for a distance of 39.47 feet, North 65'36'56" East, a distance. of 71 -66 feet; South 88'10`57 East, for a distance of 75.93 feet: North 7738'10" Fast, a distance of 44.29 feet; South 76'1 1'4 1 " East, for a distance of 70.54 feet; North 88'33'56" East, a distance of 82.1 1 feel: North x`35'400 7" East, for a distance of 103.42 feet; South 75'35'07" East a distance of 4 3.3 3 feet: Worth 77'2;3' 10" East for a dist��nce of4 1. 16 feet: South 54'42'40" East a distance of 1 10.45 feet: South 8726'54" East for a distance of 85.16 feet; South 79'[77'09" East f - or a distance of 28.70 feet: North 79'46'3 1 " East for a distance of 73.24 feet.: South 77'77'45)" East for a distance of 41.56 feet: North 7713'36" East for a distance of 53.90 feet; Sotlt.h 84'23'12" East for a distance of 121.58 feet; North 807'09'47" East for a distance of 54.26 feet; SoLith 82'09'[70" East for a distance of 6 3.8 8 feet: Soutli 79 Fast for a dista.ncc. of 42 -1.6 feet: North 8610'0 East for a distance of 98.91 feet: North 88'42'12'' East for a distance of 49.04 feet: SouI h 82'473 7'' East for a distance of 59. 12 feet: South 841. East for a distance of 8 5.0 4 feet; South 47'39'01" Fast for a distance of 15.5 8 feet to a point. said point being the Point of Terminus of the Walerward boundary litre as of July 1, 1975: thence South 29'03'79" EasI and leaving the said Waterward bou11 dai_y litre. as of Jt.1Iv 1, 1975 far a distance of 197 -97 feet to a point, said point being 200.00 feet East of the POINT OF BEGINNIiNG of the said T. 1, 1., F_ Deed #24002; thence rLin West and along the North Iinc of said T. 1.1.F. Deed 4224002 and Easterly e xtension thereof for a distance of 300.00 feet bock to the POII1T OF BEGINNINC'7. 00093 - v t WGUPed Anent)) UO!S!AGU] s;!q!t4xe t4;!AK--PGS!AGJ-;UGWGGJBV;uewdolOAGa AJjent) :;uGwt4 oil, 9 wZw fit oct- hs LU >o z . POITITP i w oil I to 915 Who OWN IN LU >o z ON now y 7 . POITITP i w oil I t 0 OWN IN WYK Olt! ON now y 7 it I Ski! YOU . POITITP JOAN J; SYS q 74; Of it I Ski! YOU T tit 1 a 0 V fP vi U oil V]a9 F1 Dw P SEB O ENV sJGu:Ped Aijent)) UOISIAGU] s;!q!t4xe t4;!AK--PGSIAGJ-;UGWGGJBV;uewdolOAGa AJjent) :;uGwt4 > ALTA 1 NSPS LAND TITLE SURVEY TOPPING PROPEI:TY -- Big Coppitt Key � "PARCELS 9, 10, I OA, I I & 12A" � GUlF OF MFXILO - Y � _ L _` .... -.�. GULF OF.VEXICO �9r ISH L]A6 d out r _ J 'Y s .. PARCEL "9!" _ . _ _ \ z F � . •N I*- 32D.219 S.F. 7.351 ACRE 51 - In } -PARCEL i N BI-5o, A (N.1 131aIS (D—A ' MEAN NIGH WATER DATA � "' " � " -'� - � � �' • - { -- 1 _ r - SYMEDL LEGEHO� I I - .. GULFOFM£XICO _ y , z I xus ... rirr .,n err sx 3r � I : I t "PARCEL I6 .. "a I' 1 I - •�''�_� - _ - .r I +r!.' �r _, r -J. 317o,87ii5F.,7Ug5ACRE51 - ,- 'rr ` r _ Q of CL : : r r s w > r ' i I u.ir.rri _, tr. _:rerr: 0 . _ MEAN HIGH WATER DAT0. 1 Iml.95 Dd1VZ NOT VALID WITHOUT SHEETS 1 a 6 Assp AVIROM 8 ASSOCIA INC. - +? ALTA I NSPS LAW TITLE SURVEY 933H )P9 i t SURVEYING & MAPPING _ PARCELS 9, 14, 1 OA, 11 & 12A - (� !` 1 - L. _ .CHrDn.tJ:l . 1'OPriNOPRIIPFRTIES ,. (Q all COPPII T K�V r v, '[. u Q r nu?uaJr GJI -'I •. rL� r:l]� . _.� 4 +- 4 0as.-N 21071137 01/17/2017 4:27P PI Filed & Recorded in Official Records of NON OE COUNTY KEVIN MANOR THIS MEMORANDUM OF INTERDEVELOPMENT AND OPERATING AGREEMENT eff ective as of March 9, 2015 and by and between ROCKLAND OPERATIONS, LLC, a Florida limited liability company, its successors and/or assigns ("Toppino"), and THE DICKERSON GROUP, INC., a Florida corporation, its successors and/or assigns ("Dickerson"). zffiz� 0*cV :11137107 RkH 2335 IsgN 372 2. If any grant of any easement contemplated in this Agreement would otherwise fail by virtue of nonexistence of the grantee thereof, then Toppino automatically shall be deemed to be the atto rney -in -fact for such grantee for the purpose of holding the interest created by such grant of easement until such grantee shall come into existence, at which time the interest created by such grant of easement automatically shall become vested in such grantee. 3. To the extent a Court of competent jurisdiction shall deem any easement contemplated herein to be invalid, illegal, void, voidable, or otherwise ineffective in part or in whole, the Parties hereto agree to request the Court to enforce said easement to the extent, just, appropriate and applicable, including modifying same to as closely as practicable mirror the intentions of the Parties as set forth herein. 4. Toppirer and Dickerson agree that upon termination of the Interdevelopment and Operating Agreement each will Join in an agreement to be filed of record terminating this Memorandum. 5. This Memorandum and all of its terms and conditions shall be governed by and interpreted under the laws of the State of Florida, notwithstanding any choice of law principles. Any litigation brought or held on the basis of this Memorandum shall be brought and held in Key West, Monroe County, Florida. 6. No subsequent alteration, amendment, change or addition to this Easement Agreement shall be binding upon Grantor or Grantee unless reduced to writing and duly executed by both parties. T The terms of this Memorandum shall be binding upon and inure to the benefit of the parties hereto and their respective successors and assigns. K IN WUNESS WHEREOF, the parties have executed this Memorandum of Into rdevelopment and Operating Agreement the day and year first above written. Emmlffi� Notary Public My Commission Expires: Doc N :2107107 13kA 21335 P90 374 Print Name: Print Name: gov*) (AIVII - y 1 v STATE OF FtORIDA COUNTY OF MONROE oft n THE ICI CAN GROUP, INC., a Florida corporation 13y: ;r r dent °�� 'lot The foregoing instrument was acknowledged before me this day of g 6, by John F. Joyner, as President of The Dickerson Group, Inc., a Florida corperat' . He is personally known to me or has N Ei6bli l Co piss nExpires: E E a as .2 0. x W E CL as .2 E .a 0 Z I) OI .-a 2107107 7107 k.## 2835 Pg# 375 OEM Part of Government Lot 1, Section 21, Township 57 South 25 East on Big Coppitt Key, Monroe County, Florida, described follows: A parcel of land in of Government Lot 1, Section 21, Township 67 South Range 26 East, on Big Coppitt Key Monroe County, Florida, and being more particularly decked as follows: am Part of Government Lot 1, Section 21, Township 7 South, Range 25 East on Big c itt Key, Monroe CountC Florida, being described as follows: parcel of land i f Government Lot 1, Section 21 Q Township 7 South, Range 26 East, on Big Coppitt Key Monroe County, Florida, d being more particularly described as follows: Commence at the Southwest comer of Block 9 of E ST PARK PLAT 2, according to the Plat thereof as recorded in Plat Book 4, Page 157, of the Public Records of Monroe County, Florida, said point being the Point of Beginning of the parcel of land herein described; thence East a distance of 185 Feet to " t South * 00 " West a distance of 70.71 feet to ac- 21071137 Oku 2835 PgU 376 Point; thence West a distance of 135 feet to a point; thence at right angles North 50.0 feet to the said Southwest corner of said Block 9 and the Point of Beginning. IM Part of Gov ermnent Lot 1, Section 21, Township 67 South, Range 26 East on Big Coppid Key, Monroe county, Florida, and being described as follows: A parcel of land in Government Lot 1, Section 21, Township 67 South, Range 26 East Big Coppitt Key, Monroe County, Florida, and being more particularly described by metes and bounds as follows: I= A parcel of land lying adjacent to the lands described in T.I.I.F. Deed #24002 on the Gulf of Mexico in Government Lot 1, Section 21, Township 67 South, Range 26 East, on Big Coppitt Key, Monroe County, Florida, said parcel being more particularly described by metes and bounds as follows: DocM 2107107 OkU 2835 PqU 376 point; thence West a distance of 135 feet to a point; thence at right angles North 50.0 feet to the said Southwest career of said Block 9 and the Point of " * gmmg- I= Part of Government Lot 1, Section 21, Township 67 South, Range 26 East on Big Coppitt Key, Monroe county, Florida, and being described as follows: A parcel of land in Government Lot 1, Section 21, Township 67 South, Range 26 East, on Big Coppitt Key, Monroe County, Florida, and being more particularly described by metes and bounds as follows: A parcel of land lying adjacent to the lands described in TILF. Deed #24002 on the Gulf of Mexico in Government Lot 1, Section 21, Township 67 South, Range 26 East, on Big Coppitt Key, Monroe County, Florida, said parcel being more particularly described by metes and bounds as follows: Real Estate Parcel ID Number 00120940 - 4{0100 oc :2107107 7 ll 2835 PqN 377 Dille. -1 21137107 IMS 2835 IdgN 378 A parcoloflandin a Pon of Government Lowsa, d, Sacdma21,TcwndIap67Svwh, Range 26 Em an Rookland Key, Macau, Commy, Florida Sol baft mm potdcukdy announ ca iddl Conamsec om, at an iombcdm of the Centerfing of U.S. Highway Ne. I (Soft Road No, 5) and the West ablKmfit of die Rackland Kay Viaduct; dm= S 63 *09 NWR dw original C anar uj oc o f fj Highway No. I for 2110.00 feet; dunce Plarda 970.73 fact-, game Won for 739.09 fim w dom Point of Bagimmiling; thanct West. a distance of 457.98 fich, thanom NOIXTE, a diftom of 255.00 Pool ummu PUBST, a distance of 3,55,00 fout thence HOXTR a dimance of 1199-96 Run dcomme Iftat aides a Jim lying 2000,00 Ama Northerly of and parallel with the $On& Lim of Sooks 21 for 1110.33 fluo Ounce S 27 1 091SPE, a dhance of 73,49 fion theaft WEST a advance of 437.79 John dm= S 06 '07'26"E, a dimmuce of 1095.81 fact to the podu of Befdradol, A parcel Of HAS in a pan of Governavent Lot 4, Seen= 21, Townfillp 67 Smith, Range 26 East on Jamodand Key, Mercer Canary. Florida and bong mcm Ruchmeenly demandud a deflows: C 4 nuOBWO at JIM h*XgMicu Of the C&Aguibw Of U.S. Higinums No. I (soup Road No. 5) and the Weat enhanced of bw Rockland Key Viaduch, dumm 3 63 along die original Caoiwlbw o f U S, Highway 10. 1 Or 210000 feet; themp Noun 970,73 Ike: than= Em for 351,41 Not: to ou Palm of Amiffinang; arcane EAST, a dimnam of 250.00 he, thence NORTH. clacal dw Womemly Rphn-cf-Way Lim of Second Stract a distame of 115.97 fact; damat WISM, & Monaco: cfSSD.OD fee; doom SOUTH, a diffarmas of 1134,97 Amet to can Palm of Bagunlog, as E E a ttJ QJ tfJ .2 0 x (D QJ E Q. 0 Z E DO-4:141 21ID71137 Oki s 283'5 Pgo 379 IIMIEEE� as E E a as .2 T x (D E CL as .2 EXHINT W exuaddammed fast thongs MAMWW a Osion" of 14,59'e"t Magna 49tGASS of 2 faid; thamod Sbr4 OL Doc# 2107107 Bko 2335 PgN 380 as E BtS QJ E a ttJ QJ .2 -E on (D QJ E CL 0 Z BtS E .a 0 BtS Doc- 21137107 BRA 2835 PRO 381 MUM "A* LKILANUMM b and I THIS PROPERTY MEMO= ALL TEE PROPERTY IDEN111ORD IN ALTERNATE' KEY R 1156001 1156951, 1156116. ARDMONALLY, AIX THE PRCERRTy RERHUM IN ALTERNATE REY # 9MMUll AND SHOWY ON THE FOLCowMG PAGE IS CONVEYED. as E E a 0 cta as 0 Doe ll : 8kU 2835 P9U 382 wlm� RNMONOW Lot One (1) Big Coppitt Key, Section 21, Township 67 South, Range 26 Eas4 of the Tallahassee Meridian in Florida. LESS The Northeast Quarter (1/4) of said Lot One (1) Big Coppitt Key, Section 21, Township 67 South, Range 26 East, of the Tallahassee Meridian in Florida. AND LESS A Part of Government Lot No. 1, Section 21, Township 67 South, Range 26 East, and is more particularly described as follows: From the Southeast comer of cold Government Lot I of North along the east line of said Government Lot I a distance of 970.93 feet to a point which is the Point of Beginning; theme conti north al th said east line of Government Lot I a distance of 261.71 feet to a point: thence West a distance of 1020 feet to a point; thence south a distance of 256.22 feet to a point; thence cast a distance of 920 feet to a point; them south a distance of 5.49 feet to a point; thence Feet a distance of 100 feet back to the Point of Beginning, Doc # 211372137 Dkn 2835 Pg# 383 road a distance of 945.93 fect; thence continue along the Nord, right-of-wa of cold County road in an Easterly direction a distance of 100 feet to the Point of Begituring. Part Of Government Lot 1, Section 2 1, Township 67 South, Range 26 Ever on Big Coppift Key, Monroe County, Florida and being described as follows: Begin at the Southwest comer of Block 9 of Gulfiest Park Plat No. 2, according to the Plot thereof, as recorded in Plat Book 4, at Page 157 of the Public Records of Monroe C ountC Florida and run thence South a distance of390 feet; thence run West for a distance of300 feet, thence ran North for a distance of 1004.13 feet; thence run East for a distance of 300 feet to a point; thence run South for a distance of 614.13 bad back to the Point of Beginning. AND LESS LESS AND EXCEPT: Doc # 21071117 Bk# 2835 P9U 384 angles West a distance of 150.0 feet to a point; thence at right angles North a distance of 14760 fixt, mom or less, to the North boundary line of the lands described in T.I.I.F., Deed No. 24001; times run East along the North boundary line of said TI.I.F. Deed No. 24002 for a distance of 100 fact, more or less, to the North boundary line of said Government Lot 1; thence run Southeasterly along the North boundary line of said Govermnent Lot I for a distance of 70 feet, more or less, back to the Point of Beginning. A portion of Government Lot 1, according to the Plat of part of Gover Lot I and all of Lob 2 & 3 of Section 32, Township 63 South, Range 37 East and all of Lot 1, Section 5, Township 64 South, Raw 37 East on Unger Matecumbe Key, Monroe County, Florida, prepared by Ges MacDonald and recorded in Plat Book I at Page 41 of the Public Records of Monroe County, Florida and more particularly described as follows, A parcel of land lying aspirant to the lands described in TILF. Deed #24002 on the Gulf of Mexico in Government Lot 1, Section 21, Township 67 South, ]NOW 2 n Big Coppift Key, Monroe County, Florida, said parcel being more particularly described by metes and bounds as follows: DagAl 2107107 OkIl 2835 1 385 Om The wafteward boundary line, as of February 12, 1974,1 along the Gulf of Mexico adjacent to Government Lot 1, Section 21, Township 67 South, Range 26 East on Big Coppitt Key, Monroe County, Florida, said line being more particularly described by metes and bounds as follows: Doc.-O :2107107 Bkll 2835 Pgo 386 I Packet Pg. 2608 1 DOCU 2107107 Oka 2835 PON 387 ENIUBIT QI An Access Easement bMng a portsass of Seclian 21. Township 67 South, Rcra u 25 East or Bk apph Kc. yk Marrow Ccinty, Flotda 4escribed as �Cxilows- BEiRN at the SoLdhwest co nef of Mach 9, CRIFTIEST PARK PLAT is o, 4 accortung to the Plot theied W; recorded in Plat Bank 4, Page 15, of the PubjP Records a" air nfow Ccunty, rRanda, t-harce E 81'44'o'7� E 885,70 feet to Me west aps-ax-may line r4 35 MOT Hgfu—v�wuy of Bumdoma Ammus, as shown on SAY MEW PARK, oraxx-ding to the Fiat thereat as recardem in Plat Race % Page 106, of the Publ3c Records of Reams Cointa, floflda; thence S 00,X040,00, Vi along scid west M.Pt—of--way ftm 50,04 feet: Me- , raw raw N 67 7 %V. 885,70 feet to the soused y sentivesku of the was !!; of sak:l Block 9, Woo being the cast aloe of Kinds dusubod in DIVU Records Book '804, Page 122k 4A the Pulak: Records of moorm CourtV. flofido; thence % COM1100" E forg said soultalf extension of the west line c-I qjw 3 and stdo east flne„ a dMome of 50,04 feet In the PRINT CT BECINNING, Saiv A losernent confiPHng 44.,32,� square feet £1< ncrem), avore a. loar. I Packet Pg. 2609 CL om a0 CL 0 I)ccU :2107107 OkIs 2335 P9# 188 Mg il��s I I Do x# 2107107 BMI 2835 P # 3g EXHIBIT C-2 LAND DESCRIPTION: An Access Easenient baling a for n of fee or Pq , it being a part of Goviummint Lato 1, 5, 6 and 7, Section 2L Township 6 o tk Range 26 East an Rockland Key and Bic (mlasitt KMA MO"foe County, rJordo denwirbed as follows- COVIVENCE at the southwest comer of R(XXIAND VILLAGE oc e; to the p -t wrifor as f i Vi Pon Book 4, Page 113, of the Piano Records of Monroe Coon ty Florida, thence IT 00`00 W (MORWIM) mV ch the want now of safe ROCK LAND 141.1-AGE, nice bale tie we at light--of- way line of Second Stirmt as' shows an sold fact, a distance, of 20,YJ feet *so the POOT OF BEGINNING, thence .4 9VOU'Do' W tom B clout a line being 29.30 feet narth of and fanner, with 'she westerly estimated of % south It T ,§ of sold Mat, if distance of 50,00 hoft„ ther-aa N 00 W (f ill) along a Fine being 50.00 feet west of and parmobf with the went fina of sold Plot and smd west right -' Iff-Way line of Second Street as of or, Pahl Plot a distance of 17W,02 fee&,, t N 21 E, 1 28M teen thence N 0012'36 Of 86,67 feet, them ce N All .47'24' E 37.80 feet; thence N 0`01'20' E, 1 58,79 feet; thence If 04'05'19" INT 1 (i1ti" met; Uhance N 38'53'42" E, 154- feet flhavica N D0 E OAST) along 42 firm being 390,90 feet south of end Pe let' W ilia westerly extervAon of. the south tine of GUIFREST PARK PLAT kfo , according to the Plot thereof as recorded in Plot Book 4, Page 157, of the Pinds: Records of Monme Cfsafix Florklix a distance &C24 feet, thence S 38 lif V44 — AT 0 1-1,0 o4 9* s 89 - f finance S 0853`25:' IS 20153 last, thence 5 21'58'40' ViT MOO toot; thence S IYOO'45' 10 27M feet; Ouniem S 00739 IN, 22-50 hict ' thence S 84`41'40 hi 25 feet: thence S 21'411'57" IS 96,52 fact; thence S 00 h fSOV'M) Owing went watt line of said ROCKLAND ' MILI:AGE. also being said west Allit-of-way Now of hot oh ;Avon! an shown an sold - P l ot and As oarauryextension. a distance of BEMNNING� BEL38 feet to it POINT M Said Access Easawneat containing 124 square feet (2,864 acres), fears of lena I Packet Pg. 2611 1 Doc # :21ID71107 Bkl$ 2835 1 390 SKETCH & DERICRIP'TION ACCESS EASEMENT ROCKLAND KEY & W COPPrrT KEY MATCHUNE -7 H4 2w GpAPRIc WALE IN FEET I'm1w mmmmimmm E 15 LOW MSG` NORTH OF At PARALLEL V47H SOUTH LINK OF Ol ROCKLAND VLLACE (R& C PG. 133, M.CA) — - - – ----- - -------- WESIERLY EXTENSION OF THE SOUTH LINE OF ROCKLAND VILLAGE (P.& 4, PG, 133, M.CXs) m o0woom w (NORTH) 29.30' P.O. C. SOUIHKST CORNER OF ROCKLAND VILLAGE (PA 4. ENE. 133, NLCA.) O cc AID, At b I in I — o l WI 51 . i rwL 019: M �f WJKLAXD AVE PUBUC A/W (P,& 4-. Am 133. wcftz ) SOUTH LINE or ROCKLAND VILLAGE (P.O. 4. PG. 133, WCR) Ac O cc AID, At b I in o l . i rwL WJKLAXD AVE PUBUC A/W (P,& 4-. Am 133. wcftz ) SOUTH LINE or ROCKLAND VILLAGE (P.O. 4. PG. 133, WCR) (OAR 2072: PC, 17M U CR,l I toR'q 7q27 PG lins, v,n) on z �aqo 1 ROCKLAND KEY g cow !2 06 Ho. MY 13, 210710 Bkv 2835 pqN 391 6 z ou '* 20E No. 2 7, Pa 17, VCLRJ WE VffT 3) as E E a as .2 CL Is N TV E N ODX . �,p w ROCKLAAfDXEY N 21457* E 12 1 1 - 0 R 0 7,072, PG '7G5, e< �� fi,—S 21'W4(f W D , O ,,. �tj ,21137107 ON 2835 pg# 392 .... . .. .... . . —S 32 W42 w 175AV S 04VW a r wr? E Ill E E a .2 0 Docil 211371137 13k,is 21335 1*90 393 ^� \ .390,00' SOUTH OF & PARALLEL WITH SOUTH .E GtXFREST PARK PLAT N& 2 (R& 4, PG. 157, M.C,R.) MATCH LINE i ., � r w «SHEETGI (EAST) H 90'00'00" E T C4 ,-, ce La 0 Sig d I (DR,B 18K PG, ins, io.c,R.) Da�.p 2107107 13k.f. 2335 Pg# 394 EXHIBIT C-3 ' GRAPHIC SCALS 3 _ w i. ._, ---_ —_�__� a_�'? � '* 't r° 7 , s ""..,� w�•;PFi.+°t.s.. _ rum OFI ICLAI. RECORD 0.1.b as E N L f� N Q O N N L d a J Packet Pg. 2616 MEMORANDUM MONROE COUNTY PLANNING & ENVIRONMENTAL RESOURCES DEPARTMENT To: Monroe County Board of County Commissioners Through: Mayt6 Santamaria, Senior Director of Planning & Environmental Resources Emily Schemper, Assistant Director of Planning & Environmental Resources From: Kevin Bond, AICP, Planning and Development Review Manager Date: January 2, 2018 Subject: A request for a Development Agreement between Monroe County and Quarry Partners, LLC. The requested agreement relates to the proposed development of 208 attached residential dwelling units designated as affordable housing units at a proposed density of 17.3 units per buildable acre. No structures will be higher than 35 feet. The subject property is described as a parcel of land in Section 21, Township 67 South, Range 26 East, Big Coppitt Key, Monroe County, Florida, having real estate numbers 00120940 - 000100, 00120940- 000201 and 00120940 - 000302. (File # 2016 -215) Meeting: January 17, 2018 I REQUEST The requested development agreement involves "development of 208 affordable housing units, with a minimum mix of at least 10% median and at least a 20% combination of low and very low income categories." The 15.035 -acre property is located in the Big Coppitt Mixed Use Area 1. Pursuant to Policy 107.1.6 of the Monroe County 2030 Comprehensive Plan, "A development agreement shall be required for any proposed development of an affordable housing project within the Big Coppitt Mixed Use Area 1 and to evaluate the ingress and egress of the development proposal." The conceptual site plan attached to the development agreement indicates the proposed development would include 208 affordable housing units arranged throughout nine buildings, a clubhouse and pool, 474 off - street parking spaces, and wetland and conservation areas. Development Agreement, File # 2016 -215 BOCC Memorandum 1/17/2018 The Quarry Affordable Housing Page 1 of 15 II. BACKGROUND INFORMATION: Location: Former quarry, near U.S. 1 mile marker 9.5 gulf side Address: Vacant land, Big Coppitt Key Legal Description: Parcels of land in Section 21, Township 67 South, Range 26 East, Big Coppitt Key, Monroe County, Flori da (see full legal description in development agreement) Real Estate Numbers: 00120940 - 000100, 00120940 - 000201 and 00120940 - 000302 Property Owners /Applicants: Quarry Partners, LLC Agent: Barton W. Smith, Esq., Smith/Hawks, PL Size of Site: 15.035 acres upland according to the application Land Use District: Mixed Use (MU) Future Land Use Map (FLUM) Designation: Mixed Use /Commercial (MC) Tier Designation: III Infill Area Existing/Historic Uses: Former quarry, vacant Existing Vegetation / Habitat: Undeveloped land, mangroves and water Community Character of Immediate Vicinity: Single family residences and mobile homes to the east, industrial land to the south and open water to the north and west. Flood Zones: AE -10, VE -12, VE -14 and VE -16 Development Agreement, File # 2016 -215 BOCC Memorandum 1/17/2018 The Quarry Affordable Housing Page 2 of 15 Subject Property (center) with Land Use (Zoning) Districts, 2015 Aerial III. RELEVANT PRIOR COUNTY ACTIONS: On February 10, 2016, the Monroe County Board of County Commissioners adopted Ordinance No. 003 -2016 amending the Monroe County Future Land Use Map from Mixed Use /Commercial Fishing (MCF) and Industrial (I) to Mixed Use /Commercial (MC); creating Policy 107.1.6 Big Coppitt Mixed Use Area 1, to provide limitations on development and specific restrictions for the subject property as proposed by Rockland Operations, LLC and Rockland Commercial Center, Inc. The amendment became effective on November 29, 2016. The full text of Policy 107.1.6 is Exhibit A to this memo. (File # 2012 -068 & 2015 -114) On February 10, 2016, the Monroe County Board of County Commissioners adopted Ordinance No. 004 -2016 amending the Monroe County Land Use District (Zoning) Map from Industrial (I) and Commercial Fishing Area (CFA) to Mixed Use (MU) for the subject property, as proposed by Rockland Operations, LLC and Rockland Commercial Center, Inc. The amendment became effective on November 29, 2016. (File # 2012 -069) On December 14, 2016, the Monroe County Board of County Commissioners passed Resolution No. 323 -2016 approving the reservation of 96 affordable housing dwelling unit allocations consisting of 44 low income, 20 median income and 32 moderate income allocations, for a proposed affordable dwelling unit development by Rockland Operations, LLC until December 15, 2017. On September 27, 2017, the Monroe County Board of County Commissioners passed Resolution No. 212 -2017 approving the reservation of 104 affordable housing dwelling unit allocations consisting of one (1) very low income, 51 low income, 20 median income and 32 moderate income allocations, for a proposed affordable dwelling unit development by Quarry Partners, LLC until July 1, 2018. The affordable housing units developed with the 51 low income ROGO allocations reserved by this resolution must have rent rates limited to 60% median income. On September 27, 2017, the Monroe County Board of County Commissioners passed Resolution No. 213 -2017 approving the reservation of 104 dwelling unit allocations, pursuant to the 380 Agreement with the state and municipalities to transfer 104 Key West BPAS units to Monroe County for the proposed affordable housing project known as "The Quarry," by Quarry Partners, LLC until July 1, 2018. The allocations will be reserved upon the effectiveness of the Comprehensive Land Use Plan of Key West and the execution of the Section 380.032 Agreement by all the Parties. On December 20, 2017, the Monroe County Planning Commission reviewed the subject proposed development agreement and passed Resolution No. P35 -17 recommending approval with conditions to the Board of County Commissioners. The PC recommendation was based on the revised traffic study (updated December 2017 and submitted on 12/18/17) and proposed ingress and egress to the project site (new access drive south through Rockland to US 1). The PC directed staff to fully review the traffic before the BOCC meeting. Additionally, the PC directed that the dollar figure included in Section III.K. be eliminated from the revised development agreement — in the line stating "Monroe County does hereby agree to contribute up to $1.5M toward Quarry's actual construction costs of the road Development Agreement, File # 2016 -215 BOCC Memorandum 1/17/2018 The Quarry Affordable Housing Page 3 of 15 depicted on the plans to Calle Dos and US 1 easement directly to US 1." The Planning Commission discussion included that the contribution of funding towards the access drive was a BOCC decision and the commission could determine if they wanted to include any funds. IV. REVIEW OF APPLICATION: The review of development agreements is set forth in Chapter 110, Article V, Sections 110- 132 and 110 -133 of the Monroe County Land Development Code (LDC). The BOCC has authority to enter into a development agreement by resolution with any person having a legal or equitable interest in real property located within the unincorporated areas of the county if, the development agreement meets all of the requirements of the Florida Local Government Development Agreement Act, F.S. §§ 163.3220- 163.3243; provided, however, that the duration of the development agreement shall not exceed ten (10) years, and any duration specified in a development agreement shall supersede any conflicting duration otherwise specified in the Land Development Code. Pursuant to LDC Section 110- 133(b)(1), Requirements of a development agreement, a development agreement shall include the following: • The legal description of the land subject to the agreement is mentioned in Sections LL2. and III.B. of the draft development agreement and is attached as Exhibit "D ". Deeds evidencing the land's owners are attached as Exhibit "C" to the agreement. b. The duration of the agreement; • The agreement shall remain in effect for 10 years from the effective date, as stated in Section III.C. of the draft development agreement. • Permitted uses are provided in Section III.D. of the draft development agreement. • Property is located within the Mixed Use /Commercial (MC) Future Land Use Map (FLUM) Category and the Mixed Use (MU) Land Use (Zoning) District. • Section IILD.l.b. of the draft development agreement acknowledges that nonresidential uses, market rate residential units, and transient residential units are uses prohibited by Comprehensive Plan Policy 107.1.6. • Regarding population densities: • Section IILD.l.d. of the draft development agreement states "the residential density shall not exceed 208 permanent residential units." • Based on the proposed number of units and the amount of buildable acres of the subject property, the proposed density would be 17.3 units per buildable acre. The maximum net density in the MU District is 18 units per buildable acre. Development Agreement, File # 2016 -215 BOCC Memorandum 1/17/2018 The Quarry Affordable Housing Page 4 of 15 • No building intensities or maximum floor area is proposed in the draft development agreement. o Comprehensive Plan Policy 107.1.6 states "there shall be no nonresidential uses." Height is addressed in Section IILD.Le. of the draft development agreement. Excerpt: • The height of any new structure associated with the development of the Property shall not exceed 35 feet, except as provided in Monroe County Code, as amended. "Grade" as defined in the Monroe County Code shall be 5.7 feet NGVD. • The development agreement must be consistent with the adopted Comprehensive Plan and LDC. Currently, the maximum height limit is 35 feet. However, amendments to the Comprehensive Plan and LDC recently became effective that would allow new multi - family (attached dwelling unit) buildings to be built up to 38 feet in height if they are voluntarily elevated to exceed the minimum required base flood elevation by 3 feet. The applicant is not proposing any buildings higher than 35 feet at this time. • The existing grade of 5.7 feet NGVD stated in the draft development agreement was apparently determined by using one of two high points on the submitted topographic survey that indicates the highest existing grade elevation is 4.3 feet NAVD. The survey notes, "To convert elevations from NAVD 83 to NGVD 29, add algebraically ( +)1.36 feet to the elevation." Adding 1.36 feet to 4.3 feet NAVD equals 5.66 feet NGVD. • The definition of "grade" in LDC Section 101 -1 requires existing grade to be measured next to the proposed walls of the structure. The 57 NGVD grade is the highest existing grade on the property, located next to the walls of Building 3. agreement. Excerpt: • The Florida Keys Aqueduct Authority provides domestic potable water to the property. The Florida Keys Aqueduct Authority will meter any new development. • Keys Energy Services provides electric service to the Property. Excluding existing development that may already be metered, Keys Energy Services will meter any new development. • Solid waste service is provided to the Property by a solid waste collection system franchised by Monroe County. • The Property is connected to central sewer via the Big Coppitt Regional sewer system. Transportation facilities are mentioned in Section III.E.S. of the draft development agreement. Ingress and egress is proposed via easements running across private Development Agreement, File # 2016 -215 BOCC Memorandum 1/17/2018 The Quarry Affordable Housing Page 5 of 15 • A description of public facilities is stated in Section III.E. of the draft development property parallel to Calle Dos on Rockland Key. A two -phase ingress and egress plan is proposed. o Initially, access is proposed via an easement running from the southern end of the subject property, parallel and to the west of Calle Dos, connecting to the southern end of Calle Dos where the road makes a 90 degree turn to the east toward Calle Uno. To offset the impacts of the proposed development on County roads during this phase, a new dedicated right -turn lane is proposed to be added to Calle Uno at the intersection with U.S. 1 for traffic turning toward Key West. According to the applicant's traffic study, the addition of the right -turn lane would help maintain the Calle Uno/U.S. 1 intersection at LOS D. o Upon obtaining an easement and FDOT permits, a direct connection to U.S. 1 would be provided via an easement running from the southern end of the first easement, across private property, and located at least 400 feet west of the existing Calle Uno right -of -way. After completion of the direct ingress and egress route with U.S. 1, access via Calle Uno/Dos would cease. An executed easement agreement for the access drive parallel to Calle Dos is attached to the draft development agreement as Exhibit "1 Section III.K. of the draft development agreement states "there shall be no ingress or egress to the Property via Puerta Drive." The easement agreement in Exhibit "1 includes a 50ft wide access easement through Rockland Key. The ingress /egress easement is depicted on the conceptual site plan in Exhibit "B" as a 50ft wide access easement with a 20ft wide road (see also staff's figures below). Development Agreement, File # 2016 -215 BOCC Memorandum 1/17/2018 The Quarry Affordable Housing Page 6 of 15 Figure depicting the initial access route (red) between the project (outlined top center) and U.S. I Development Agreement, File # 2016 -215 BOCC Memorandum 1/17/2018 The Quarry Affordable Housing Page 7 of 15 Figure depicting the final access route (blue) between the project (outlined top center) and U.S. I Figure depicting the initial (red) and final (blue) ingress and egress to U.S. I on Rockland Key • The impact of the proposed development on surrounding public roadways is evaluated in a Level III traffic study, updated December 2017, by Karl B. Peterson, P.E. of KBP Consulting, Inc. The study estimates that the proposed development will generate 1,373 net new daily vehicle trips. The study found that U.S. 1 through Big Coppitt has available capacity to absorb the maximum impacts generated by the proposed development. According to the 2015 U.S. 1 Arterial Travel Time and Delay Study, U.S. 1 Segment 3 on Big Coppitt had a LOS B with 1,292 trips of available reserve capacity. Table Big C oppitr Aparrments Arterial Trip S. i=nlnent Sttmt1a1V (0-m seas Highway US 1) Big C oppitt Key. Florida Project: Big C oppitt Apartments I"S 1 Mile Nbrkel : 4 Lacarian: Big C oppitt Kee ITE Land Ue C ategor : 221 Type of DovIo pine ni: Residential Apartments Daily Trip Generation Rate Formula: 6.6 trips DI: Project Size: _'09 Dwelling Liuts Aver age Trip Length: _'= %files East lQ Miles West Total Dail TOPS Percent Primary Trips CS 1 Segment Nutnber Percent Directional Split ° u Impact Based On Trip Length Project C:euerated Dail• Trips 201= Reserve C a atin• 1 6` S6 ° a 714 L986 6' 90 ° a 503 x.167 1.373 100 a 3 6 3� I00 6 ° 59^ 1._ 4 35aa SS ° a 40S 2.497 7� ° a 360 7.363 6 33 ° o &' a 31_' _'.650 7 ;p. 'b4 1312 S 3` } ° a '16 2.323 p 35 ° a -SO ° a lo' '434 10 3`OO 10 ° ° 144 394 11 3i ° '° '0 0 a 06 3.445 1_' 3 ° o Oa❑ I 0 2,703 soma , e .110up.1f caznj!l I Cumpd ej b L3P Cu,.r 8ncg• hu rNmcmbe 01 _ • Pursuant to LDC Section 114- 2(a)(1)a., "U.S. 1 shall have sufficient available capacity to operate at LOS C for the overall arterial length and the 24 roadway segments of U. S.1, as measured by the U.S. 1 Level of Service Task Force Methodology, at all intersections and roadway segments." o The traffic study found that all intersections and roadway segments studied along U.S. 1 would operate at LOS C after completion of the proposed development with the proposed ingress and egress via Rockland Key. Development Agreement, File # 2016 -215 BOCC Memorandum 1/17/2018 The Quarry Affordable Housing Page 8 of 15 • Pursuant to LDC Section 114- 2(a)(1)c., "All paved County roads shall have sufficient available capacity to operate at or within 5% of a LOS D as measured by the methodology identified in the most recent edition of the Highway Capacity Manual. While development may be approved within 5% of LOS D, the development shall be considered to have an impact that needs mitigation." o The traffic study's intersection analysis found, with the addition of a dedicated right turn lane at the Calle Uno/U.S. 1 intersection, that all County roads studied along U.S. 1 would operate at or within 5% of a LOS D. • Earlier versions of the traffic study evaluated project traffic using other potential ingress and egress routes. If ingress and egress were provided via Barcelona Drive and Avenue F to 4th Street on Big Coppitt Key, rather than via Rockland Key, the traffic study found that: • U.S. 1 & 4th Street would degrade from a current LOS D to a future LOS F with project traffic in the AM peak hour. • U.S. 1 & Calle Uno would degrade from a current LOS C to a future LOS D with project traffic in the AM and PM peak hour. • Even with the addition of a dedicated right turn lane at 4th Street/U.S. 1, the LOS standard could not be met. .SorerCC Nig;rhm C'apacin 11onuni anLI M X0 9.sbti)Lore Leeead Ave Apin< —h DeLiv Reported as Se[ossds V eluCle [9M11 Percentile t Queue] kAppr —ch Level of Smwr) Development Agreement, File # 2016 -215 BOCC Memorandum 1/17/2018 The Quarry Affordable Housing Page 9 of 15 Table 4 Big Coppitr ApartLneut5 Iutersee ion Levels of Ser17Ce Bi Co itt 1`P}. Florida Intet•sectiou Fw illa (201 - ) Couditious Futut a (20' -0) C on di tit n5 Without Pro ert Traffic Future (2010) Con di too nS [l "silt PFO•eC IT] affic --v%I Peak Hout PNI Peak Hour A-NI Peak HOW P-N I Peak Hour A-N1 Peak Hour P-N I Peak Hour US I & Boca C pica Rd • 1onhbrnuid 169 12] {C'] 16.3 [1] (C') 18.5 [_] (C') 17 6 [1] (C•) 19 1 [ -'1 (C•) is 0 [1] (C) 1 1 C 4th Street - Southbound 25] [41 (D.) 154 [1] iC} 35.4 [6] (E) 16 5 [1] (C) 55.6 [9] {F} 19 7 [1] (Q US S 1 C C alle Uno — - Southbound 219 ti] )C) 21.9 [1] (C) 23.9 [I] (D) 24.4 [1] (C) _ ".a [1] (D) 36? [1] (D) Barcelona Diive C Avenue F •South6vtmd 77[11 (a] 77[1](.x,} 77[11(-x) 75[1](A) 5.0[11(x) S3[1]f.�.} A■ enue F &-- 4th Street Westbound 10.4 fl] (B) 12 _' [1] (B) 10 6 [1] (B) 12.S [1] (B1 12.7 [1] [B] 18.4 [i] {C} .SorerCC Nig;rhm C'apacin 11onuni anLI M X0 9.sbti)Lore Leeead Ave Apin< —h DeLiv Reported as Se[ossds V eluCle [9M11 Percentile t Queue] kAppr —ch Level of Smwr) Development Agreement, File # 2016 -215 BOCC Memorandum 1/17/2018 The Quarry Affordable Housing Page 9 of 15 .Sanrrp_ Fior4 D'pamn:nl o tract.CP Lngnx•crrnP. 1�3P C fur Cwirv! -!edbi nBP Cnnsrri7+P -Inc. rl'v�rnr52r -'O1'+ As indicated in Table G above. bath of the local roadm-ivs to be directly impacted by traffic , isSoL'latZd Cl'ETIl the )31? Cappirt Apartments project will operate at Level of Service (L(3S} "('D" in the buildout vear of 2020 with the prgject traffic. e. A description of any reservation or dedication of land for public purposes; • The reservation or dedication of land for public purpose is addressed in Section III.F. of the draft development agreement. The agreement states that no land is contemplated for reservation or dedication. • Development approvals are addressed in Sections III.I. and III.L. of the draft development agreement, summarized below: • Conceptual Site Plan included in the draft development agreement • Major Conditional Use Approval, including Final Site Plan • Building permits • The following statement that this agreement is not a development permit is provided in Section IILU.: o This Agreement is not and shall not be construed as a Development Permit, Development Approval or authorization to commence development, nor shall it relieve the Parties, other than Monroe County, of the obligations to obtain necessary Development Approvals that are required under applicable law and under and pursuant to the terms of this Agreement and Monroe County Code. • A finding of consistency is stated in Section IILO. of the draft development agreement. o As noted throughout this memorandum, the proposed development is consistent with the 2030 Comprehensive Plan and Land Development Code. Development Agreement, File # 2016 -215 BOCC Memorandum 1/17/2018 The Quarry Affordable Housing Page 10 of 15 Table 6 Big C oppitt Ararttnetite Local Road«atis - Volumes and Levels ofSersice ovel•seas Higbtlly Us L - Big C oppitt Key Florida Peak Hour Seasonally Future (20 20) Ti%o - Volume Adjusted Volume Back;rouud Volume Peak How - 701"1 Road+ il O -Day Aig.) (PSC F = 1.01) I: - ^ Veal) Preiect Tj -.iMc vottune Level of Seriice 4th Street 313 316 334 1 - 469 D Avenue F 14S 149 160 119 '59 C• .Sanrrp_ Fior4 D'pamn:nl o tract.CP Lngnx•crrnP. 1�3P C fur Cwirv! -!edbi nBP Cnnsrri7+P -Inc. rl'v�rnr52r -'O1'+ As indicated in Table G above. bath of the local roadm-ivs to be directly impacted by traffic , isSoL'latZd Cl'ETIl the )31? Cappirt Apartments project will operate at Level of Service (L(3S} "('D" in the buildout vear of 2020 with the prgject traffic. e. A description of any reservation or dedication of land for public purposes; • The reservation or dedication of land for public purpose is addressed in Section III.F. of the draft development agreement. The agreement states that no land is contemplated for reservation or dedication. • Development approvals are addressed in Sections III.I. and III.L. of the draft development agreement, summarized below: • Conceptual Site Plan included in the draft development agreement • Major Conditional Use Approval, including Final Site Plan • Building permits • The following statement that this agreement is not a development permit is provided in Section IILU.: o This Agreement is not and shall not be construed as a Development Permit, Development Approval or authorization to commence development, nor shall it relieve the Parties, other than Monroe County, of the obligations to obtain necessary Development Approvals that are required under applicable law and under and pursuant to the terms of this Agreement and Monroe County Code. • A finding of consistency is stated in Section IILO. of the draft development agreement. o As noted throughout this memorandum, the proposed development is consistent with the 2030 Comprehensive Plan and Land Development Code. Development Agreement, File # 2016 -215 BOCC Memorandum 1/17/2018 The Quarry Affordable Housing Page 10 of 15 III.BB. Statements regarding a Breach, Amendment, Enforcement and Termination of the development provisions are provided in Section III.P. of the draft development agreement. V. OTHER ISSUES A. Pursuant to 2030 Comprehensive Plan Policy 107.1.6, Big Coppitt Mixed Use Area 1 To Provide Limitations on Development and Specific Restrictions, development in the Big Coppitt Mixed Use Area 1 shall be subject to regulations applicable to the Mixed Use /Commercial (MC) Future Land Use Designation as well as an additional restriction set out below: 1. Residential units developed on the Big Coppitt Mixed Use Area 1 shall be restricted to affordable housing only (with a minimum mix of at least 10% median and at least a 20% combination of low and very low income categories) and subject to affordable housing regulations pursuant to Section 130 -161 of the Monroe County Code of Ordinances. Section I.H. of the draft development agreement addresses the income levels of the proposed affordable housing units. ■ 20 median income units are proposed, which is 9.6% of 208 total units. ■ 51 low income units are proposed, which is 24.5% of 208 total units. ■ 1 very low income unit is proposed, which is 0.5% of 208 total units. • The 52 combined low and very low income units is 25% of 208 total units. • The 72 combined very low, low and medium income units is 34.6% of total ■ 136 moderate income units are proposed, which is 65.4% of 208 total units. o BOCC Resolution No. 212 -2017 reserved (but did not allocate) 104 affordable housing ROGO allocations consisting of one (1) very low income (50 % *), 51 low income (60 % *), 20 median income (100 % *) and 32 moderate income (120 % *) for this project. The BOCC reservation included a requirement that the affordable housing units developed with the 51 low income ROGO allocations shall have rent rates limited to 60% median income. * Refers to the percentage of the median monthly household income for the County. Development Agreement, File # 2016 -215 BOCC Memorandum 1/17/2018 The Quarry Affordable Housing Page 11 of 15 • A description of any conditions, terms, restrictions or other requirements is not provided in a specific section of the draft development agreement. Such conditions, terms, restrictions and other requirements are provided throughout the agreement. • A statement for compliance with other laws is provided in Sections III.R., IILS. and • BOCC Resolution No. 213 -2017 reserved (but did not allocate) 104 dwelling unit allocations, pursuant to a 380 agreement, from the City of Key West. The draft development agreement states the 104 units will be utilized as moderate income units. The allocations will be reserved upon the effectiveness of the Comprehensive Land Use Plan of Key West and the execution of the Section 380.032 Agreement by the Parties. A fully- executed copy of the 380 Agreement is attached as Exhibit "A" to the proposed agreement. • The ROGO reservations expire July 1, 2018. Sections I.M. and I.N. of the draft development agreement propose, in exchange for impact fee and other fee waivers, an "increased affordable restriction" for the initial 50 -year term of the affordable housing restrictions. During this 50 -year increased affordable restriction period, 11 very low income (25 % *), 83 low income (60 % *), 21 median income (100 % *) and 93 moderate income (120 % *) are proposed. This would result in 45.2% of the total units being very low or low income units, 10.1% being median income, and 44.7% being moderate income for the first 50 years of the affordable restriction. For the remaining term of the affordable restriction, the units were revert to their income levels as required in BOCC Resolution No. 212 -2017. * Refers to the percentage of the median monthly household income for the County. The effect of Sections I.M. and I.N. is that the applicant is offering to nearly double the combined number of very low and low units (from 25% to 45% of the 208 total units) during the first 50 years of the affordable housing restriction, in exchange for fee waivers. Summary of proposed affordable housing income restrictions The draft development agreement states that impact fees, building permit fees, and wastewater capacity reservation fees for the Big Coppitt Wastewater Treatment Plant are waived. • Impact fees are not applicable to affordable housing units (as defined in Section 101 -1) for which a deferred payment of impact fees has been recorded in the chain of title, pursuant to LDC Section 1264(h)(6). • The BOCC may waive building permit fees for affordable housing projects upon request, pursuant to Monroe County Code Section 6- 108(e). Staff recommends the applicant also submit a formal request for waiving building Development Agreement, File # 2016 -215 BOCC Memorandum 1/17/2018 The Quarry Affordable Housing Page 12 of 15 Years 0 -50, Years 51 -99, Increased Restriction Remaining Restriction Income Limit # Units % of Total # Units % of Total 11 5.3% Very Low (25/50 %) 1 0.5% Low (60 %) 83 39.9% 51 24.5% Median (100 %) 21 10.1% 20 9.6% 5 �J" b 34.6% Moderate (120 %) 93 44.7% 136 65.4% Total 208 208 Summary of proposed affordable housing income restrictions The draft development agreement states that impact fees, building permit fees, and wastewater capacity reservation fees for the Big Coppitt Wastewater Treatment Plant are waived. • Impact fees are not applicable to affordable housing units (as defined in Section 101 -1) for which a deferred payment of impact fees has been recorded in the chain of title, pursuant to LDC Section 1264(h)(6). • The BOCC may waive building permit fees for affordable housing projects upon request, pursuant to Monroe County Code Section 6- 108(e). Staff recommends the applicant also submit a formal request for waiving building Development Agreement, File # 2016 -215 BOCC Memorandum 1/17/2018 The Quarry Affordable Housing Page 12 of 15 permit fees for individual housing units being constructed at the site for BOCC consideration. o The proposed waiver of wastewater capacity reservation fees for the Big Coppitt Wastewater Treatment Plant refers to System Development Fees (SDF), which are levied as a non -ad valorem special assessment. A special assessment fee must be reasonable and fairly apportioned and to waive it for a subset of properties would violate the "fairly apportioned" requirement and subject the entire assessment to challenge. Further, the SDF is the funding by which the user pays a portion of the cost of the system (both collection and treatment) to the taxpayers who funded the construction of the system including the capacity for these future users. Staff does not recommend the inclusion of the waiver of wastewater capacity reservation fees. 2. There shall be no nonresidential uses. Accessory uses to the residential development, such as a club house or recreational facilities are permitted. Section IILD.l.b. of the draft development agreement acknowledges that nonresidential uses, market rate residential units, and transient residential units are uses prohibited by Comprehensive Plan Policy 107.1.6. 3. There shall be no market rate or transient residential units. None proposed. 4. There shall be no dredging. None proposed. 5. All habitable buildings located within the 65 -69 DNL (Day -Night Average Sound Level) noise contour pursuant to the 2013 Navy Environmental Impact Statement shall be sound attenuated to achieve an indoor Noise Level Reduction of at least 25 decibels. Section IILJ. of the draft development agreement addresses this restriction. The NAS Key West 65 -69 and 60 -64 DNL noise contours are overlaid on the conceptual site plan in Exhibit "B" of the agreement. Buildings 1 through 5 and the clubhouse are located within the 65 -69 DNL noise contour. 6. No residential buildings shall be located within the 70 -74 DNL. Section IILJ. of the draft development agreement addresses this restriction. The NAS Key West 65 -69 and 60 -64 DNL noise contour is overlaid on the conceptual site plan in Exhibit "B" of the agreement. No buildings are proposed within the 70 -74 DNL. 7. Any development located within the Big Coppitt Mixed Use Area 1 shall not utilize Puerta Drive for ingress and egress. Development Agreement, File # 2016 -215 BOCC Memorandum 1/17/2018 The Quarry Affordable Housing Page 13 of 15 Section III.K. of the draft development agreement states "there shall be no ingress or egress to the Property via Puerta Drive." Ingress and egress to the development will be provided via an easement between the southern end of the property, along private property parallel to and west of Calle Dos, connecting to U.S. 1 on Rockland Key. 8. All habitable buildings located within the 70 -74 DNL noise contour pursuant to the 2013 Navy Environmental Impact Statement shall be sound attenuated to achieve an indoor Noise Level Reduction of at least 30 decibels. Section IILJ. of the draft development agreement addresses this restriction. The NAS Key West 65 -69 and 60 -64 DNL noise contours are overlaid on the conceptual site plan in Exhibit "B" of the agreement. Buildings 1 through 5 and the clubhouse are located within the 65 -69 DNL noise contour. No buildings are proposed within the 70 -74 DNL noise contour. 9. A development agreement shall be required for any proposed development of an affordable housing project within the Big Coppitt Mixed Use Area 1 and to evaluate the ingress and egress of the development proposal. As mentioned above, ingress and egress is mentioned in Section III.K of the draft development agreement and the access route is depicted on the conceptual site plan in Exhibit `B." Mitigation is proposed with the addition of a dedicated right turn lane on Calle Uno at U.S. 1 to offset the temporary impacts of the proposed development on public roadways. However, the final ingress and egress route will not utilize any County roadways between the project and U.S. 1 upon completing of the private driveway and direct access to U.S. 1. B. Staff has reviewed the draft development agreement and requests that the applicant make the following edits and address the comments and questions summarized as follows: 1. The BOCC may waive building permit fees for affordable housing projects upon request, pursuant to Monroe County Code Section 6- 108(e). All such fee waivers apply only to the individual housing units being constructed. There are no other waivers of permit fees. Staff recommends the applicant also submit a formal request for waiving building permit fees site for BOCC consideration at the same BOCC hearing date. 2. The reference to waiving the wastewater capacity reservation fees should be eliminated as non -ad valorem special assessment must be reasonable and fairly apportioned and to waive it for a subset of properties would violate the "fairly apportioned" requirement and subject the entire assessment to challenge. C. Applicants requesting a Development Agreement pursuant to LDC Chapter 110, Article V shall provide for public participation through a community meeting. The meeting must be held on a weekday evening at a location close to the project site, Development Agreement, File # 2016 -215 BOCC Memorandum 1/17/2018 The Quarry Affordable Housing Page 14 of 15 between 45 and 120 days prior to the first of any public hearings required for development approval. Public notice of the meeting is required. The applicant held the required community meeting on Thursday, November 2, 2017 at 5:30 PM at the Tennessee Williams Theater at Florida Keys Community College on Stock Island. Therefore, the first public hearing for the development agreement (and the associated Major Conditional Use Permit application) must be held between December 18, 2017 and March 2, 2018. The following a summary of the main comments made at the community meeting: ■ Concerns about the volume of traffic that would be added to County roads. • Concerns about added delays during the morning commute to turning onto U.S. 1 from County roads like Calle Uno on Rockland Key and 4th Street on Big Coppitt Key. • Concerns about the proposed access routes that would parallel Calle Uno/Dos on Rockland Key and connect to Barcelona Drive at Avenue F. • A request to evaluate providing access via the adjacent Toppino -owned property that would connect to U.S. 1 further west where it is a four -lane divided highway. • Concerns about noise and visual impacts to existing residents along Riviera Drive. • Concerns about the impact on property values. VI. RECOMMENDATION Planning & Environmental Resources Department staff recommends approval of the development agreement as proposed, with the elimination of the reference to waiver of the wastewater capacity reservation fees. The BOCC will need to determine if the permit fee waiver is approved (and if to include the waiver in the development agreement) and if the BOCC will contribute funding to the proposed access drive. VII. EXHIBITS • Exhibit A— 2030 Comprehensive Plan Policy 107.1.6 • Exhibit B — County transportation consultant's traffic study review comments • Exhibit C — County Engineer's traffic study review comments Development Agreement, File # 2016 -215 BOCC Memorandum 1/17/2018 The Quarry Affordable Housing Page 15 of 15 ................................. Exhibit A Monroe County Comprehensive Plan Update Policy 107.1.6 Big Coppitt Mixed Use Area 1 -To Provide Limitations on Development and Specific Restrictions Development in the Big Coppitt Mixed Use Area 1 shall be subject to regulations applicable to the Mixed Use /Commercial (MC) Future Land Use Designation as well as an additional restriction set out below: 1. Residential units developed on the Big Coppitt Mixed Use Area 1 shall be restricted to affordable housing only (with a minimum mix of at least 10% median and at least a 20% combination of low and very low income categories) and subject to affordable housing regulations pursuant to Section 130 -161 of the Monroe County Code of Ordinances. 2. There shall be no nonresidential uses. Accessory uses to the residential development, such as a club house or recreational facilities are permitted. 3. There shall be no market rate or transient residential units. 4. There shall be no dredging. 5. All habitable buildings located within the 65 -69 DNL (Day -Night Average Sound Level) noise contour pursuant to the 2013 Navy Environmental Impact Statement shall be sound attenuated to achieve an indoor Noise Level Reduction of at least 25 decibels. 6. No residential buildings shall be located within the 70 -74 DNL. 7. Any development located within the Big Coppitt Mixed Use Area 1 shall not utilize Puerta Drive for ingress and egress. 8. All habitable buildings located within the 70 -74 DNL noise contour pursuant to the 2013 Navy Environmental Impact Statement shall be sound attenuated to achieve an indoor Noise Level Reduction of at least 30 decibels. 9. A development agreement shall be required for any proposed development of an affordable housing project within the Big Coppitt Mixed Use Area 1 and to evaluate the ingress and egress of the development proposal. The Big Coppitt Mixed Use Area 1, with Real Estate No. 00120940 - 000100 is approximately 14.8 acres of vacant land and is legally described as: PARCEL "A" A parcel of land as described in Official Records Book 1884, Page 1226 of the Public Records of Monroe County, Florida being a part of Government Lot 1, Section 21, Township 67 South, Range 26 East on Big Coppitt Key, Monroe County, Florida described as follows: BEGIN at the southwest corner of Block 9 of "GULFREST PARK PLAT NO. 2" according to the plat thereof as recorded in Plat Book 4 at Page 157 of the Public Records of Monroe County, Florida and run thence South a distance of 390 feet; thence run West for a distance of 300 feet; thence run North for a distance of 1004.13 feet; thence run East for a distance of 300 feet to a point; thence run South for a distance of 614.13 feet back to the POINT OF BEGINNING. Future Land Use Element 103 Keith and Schnars, P.A. Comprehensive Plan Final Adopted Version April 13, 2016 Packet Pg. 2632 Monroe County Comprehensive Plan Update TOGETHER WITH: PARCEL "B" A parcel of land as described in Official Records Book 1884, Page 1226 of the Public Records of Monroe County, Florida being a part of Government Lot 1, Section 21, Township 67 South, Range 26 East on Big Coppitt Key, Monroe County, Florida described as follows: BEGIN at the southwest corner of Block 9 of "GULFREST PARK PLAT NO. 2" according to the plat thereof as recorded in Plat Book 4 at Page 157 of the Public Records of Monroe County, Florida and run thence East a distance of 185 feet to a point; thence South 45 degrees, 00 minutes, 00 seconds West a distance of 70.71 feet to a point; thence West a distance of 135 feet to a point; thence at right angles North 50.0 feet to the said southwest corner of said Block 9 and the POINT OF BEGINNING. TOGETHER WITH: PARCEL "C" A parcel of land as described in Official Records Book 2237, Page 2259 of the Public Records of Monroe County, Florida being a part of Government Lot 1, Section 21, Township 67 South, Range 26 East on Big Coppitt Key, Monroe County, Florida described as follows: COMMENCE at the southwest corner of Block 9 of "GULFREST PARK Plat No. 2" according to the plat thereof as recorded in Plat Book 4 at Page 157 of the Public Records of Monroe County, Florida and run thence North for a distance of 614.13 feet to the POINT OF BEGINNING of the parcel of land herein being described; thence run West for a distance of 300 feet to a point; thence run North for a distance of 1063 feet, more or less to a point on the north boundary line of T.I.I.F. Deed #24002; thence run East along the said north boundary line of said T.I.I.F. Deed #24002 for a distance of 100 feet to the north boundary line of said Government Lot 1; thence run Southeasterly along the north boundary line of said Government Lot 1 for a distance of 233 feet, more or less to the northwest corner of the said Block 9; thence run South along the west boundary line of the said Block 9 for a distance of 942.78 feet back to the POINT OF BEGINNING. TOGETHER WITH: PARCEL "D" A parcel of land lying adjacent to the lands described in T.I.I.F. Deed #24002 on the Gulf of Mexico in Government Lot 1, Section 21, Township 67 South, Range 26 East, on Big Coppitt Key, Monroe County, Florida, said parcel being more particularly described by metes and bounds as follows: COMMENCE at the southwest corner of Block 9 of "GULFREST PARK PLAT NO. 2" according to the plat thereof as recorded in Plat Book 4 at Page 157 of the Public Record: of Monroe County; Florida, and run thence North and along the westerly boundary line of the said Block 9 for a distance of 614.13 feet: thence run West for a distance of 300.00 feet; thence run North for a distance of 1062.78 Future Land Use Element 104 Keith and Schnars, P.A. Comprehensive Plan Final Adopted Version April 13, 2016 Packet Pg. 2633 Monroe County Comprehensive Plan Update feet to a point on the north boundary line of T.I.I.F. Deed #24002 as described in Official Records Book 346 at Page 580, of the said Public Records, said point being the POINT OF BEGINNING; thence run West and along the north line of said T.I.I.F. Deed #24002 for a distance of 1331.95 feet; thence run North for a distance of 186 feet, more or less, to a point on the waterward boundary line as of July 1, 1975; thence meander said waterward boundary the following twenty -four (24) courses: N 88 °53'56" E, for a distance of 39.47 feet; N 65 °36'56" E, a distance of 71.66 feet; S 88 °16'57" E, for a distance of 75.93 feet; N 77 °38'10" E, a distance of 44.29 feet; S 76 °11'41" E, for a distance of 76.54 feet; N 88 °33'56" E, a distance of 82.11 feet; N 85 °40'47" E, for a distance of 103.42 feet; S 75 °35'07" E, a distance of 43.33 feet; N 77 °23'10" E, for a distance of 41.16 feet; S 84 °42'40" E, a distance of 110.45 feet; S 87 °26'54" E, for a distance of 85.16 feet; S 79 °07'09" E, for a distance of 28.70 feet; N 79 °46'31" E, for a distance of 73.24 feet; S 77 °57'45" E, for a distance of 41.56 feet; N 77 °13'36" E, for a distance of 53.90 feet; S 84 °23'12" E, for a distance of 121.58 feet; N 80 °09'47" E, for a distance of 54.28 feet; S 82 °09'00" E, for a distance of 63.88 feet; S 79 °34'01" E, for a distance of 42.16 feet; N 86 °10'05" E, for a distance of 98.91 feet; N 88 °42'12" E, for a distance of 49.04 feet; S 82 °47'37" E, for a distance of 59.12 feet; S 84 °16'22" E, for a distance of 85.04 feet; S 4739'01" E, for a distance of 15.58 feet to a point, said point being the Point of Terminus of the Waterward boundary line as of July 1, 1975; thence S 29 °03'59" E and leaving the said Waterward boundary line as of July 1, 1975 for a distance of 197.97 feet to a point, said point being 200.00 feet East of the POINT OF BEGINNING of the said T.I.I.F. Deed #24002; thence run West and along the North line of said T.I.I.F. Deed #24002 and Easterly extension thereof for a distance of 300.00 feet back to the POINT OF BEGINNING. ALSO DESCRIBED AS: (Description to incorporate current Mean High Water Line as located on May 16, 2013) A parcel of land being a part of Government Lot 1, Section 21, Township 67 South, Range 26 East on Big Coppitt Key, Monroe County, Florida described as follows: BEGINNING at the southwest corner of Block 9 of "GULFREST PARK PLAT NO. 2" according to the plat thereof as recorded in Plat Book 4 at Page 157 of the Public Records of Monroe County, Florida; thence S 89 °46'50" W along the south line of said Block 9 and its easterly extension being the south right -of -way line of Puerta Drive, said bearing referenced to the North American Datum of 1983 (NAD 83), of the Florida State Plane Coordinate System, East Zone with all subsequent bearings referenced thereto, a distance of 185.00 feet; thence S 45 °13'01" W, 70.71 feet; thence N 89 °46'50" W, 135.00 feet; thence S 00 °13'10" W, 340.00 feet; thence N 89 °46'50" W, 300.00 feet; thence N 00'13'10" E, 2067.13 feet to the north line of the Trustees of the Internal Improvement Trust Fund (T.I.I.T.F.) Deed Number 24002; thence N 89 °46'50" W along said north line, 1331.95 feet; thence N 00'13'10" E, 199.38 feet to the Mean High Water Line of the Gulf of Mexico, being coincident with the boundary of the State of Florida sovereign lands as located on May 16, 2013, having an elevation of ( -) 0.1 Future Land Use Element 105 Keith and Schnars, P.A. Comprehensive Plan Final Adopted Version April 13, 2016 Packet Pg. 2634 Monroe County Comprehensive Plan Update feet of the North American Vertical Darum of 1988 (NAVD 88); thence meandering along said Mean High Water Line for the following forty -three courses and distances: S 75 °10'03" E, 17.09 feet; thence N 78 °39'05" E, 68.25 feet; thence N 89 °30'17" E, 15.01 feet; thence N 75 °15'14" E, 51.14 feet; thence S 86'12'34" E, 48.68 feet; thence N 86'18'20" E, 42.61 feet; thence S 78 °03'36" E, 20.90 feet; thence N 82 °55'14" E, 20.68 feet; thence S 79 °58'18" E, 26.68 feet; thence N 82'01'16" E, 34.71 feet; thence S 88 °07'27" E, 19.05 feet; thence S 81 °24'47" E, 18.37 feet; thence N 83 °19'58" E, 37.65 feet; thence N 88 °17'12" E, 46.14 feet; thence N 37'19'14" E, 3.92 feet; thence S 82'12'13" E, 41.59 feet; thence N 81 °17'41" E, 29.36 feet; thence S 72 °56'29" E, 14.22 feet; thence N 85 °48'46" E, 48.07 feet; thence S 89 °00'58" E, 37.88 feet; thence S 74 °00'33" E, 20.67 feet; thence S 88 °24'32" E, 37.19 feet; thence S 84 °06'55" E, 54.34 feet; thence N 48 °34'35" E, 8.07 feet; thence S 63 °55'33" E, 23.21 feet; thence N 85 °06'05" E, 80.97 feet; thence S 87 °42'46" E, 28.25 feet; thence S 87 °37'50" E, 46.30 feet; thence N 62 °58'49" E, 26.73 feet; thence S 84 °54'29" E, 51.82 feet; thence S 74 °52'34" E, 59.48 feet; thence N 58 °22'57" E, 39.76 feet; thence S 70 °02'44" E, 30.75 feet; thence S 89 °09'25" E, 36.47 feet; thence S 81 °04'00" E, 76.75 feet; thence S 55 °35'02" E, 9.83 feet; thence N 87 °43'55" E, 100.88 feet; thence N 79 °34'18" E, 60.39 feet; thence S 30 °05'11" E, 16.62 feet; thence N 88 °49'49" E, 23.02 feet; thence S 86 °06'33" E, 23.01 feet; thence N 84 °46'41" E, 25.37 feet; thence S 72 °52'03" E, 47.43 feet; thence S 28 °54'25" E departing said Mean High Water Line, 214.32 feet; thence N 89 °46'50" W along the easterly extension of said T.I.I.T.F. Deed Number 24002, a distance of 200.00 feet to the Point of Beginning of said Deed, said point also being on the north line of Government Lot 1; thence S 58 °46'14" E along said north line, 233.35 feet to the northwest corner of said Block 9, thence S 00'13'10" W along the west line of said Block 9, a distance of 1556.91 feet to the POINT OF BEGINNING. Said lands lying and being in Government Lot 1, Section 21, Township 67 South, Range 26 East on Big Coppitt Key, Monroe County, Florida containing 952,363 square feet (21.86 acres) more or less. Future Land Use Element 106 Keith and Schnars, P.A. Comprehensive Plan Final Adopted Version April 13, 2016 Packet Pg. 2635 Santamaria -Mayte From: Reddy, Vivek <Vivek.Reddy @aecom.com> Sent: Tuesday, December 19, 2017 1:34 AM A few minor comments: 1. The intersection of US 1 /4 Street was analyzed as part of the previous study, but it is not included in the updated traffic shady. Please confirm that the curve and roadside landscaping may restrict line of sight). Thank you. G. Vivek Reddy, P.E. Traffic Engineering Department Manager AECOM 7800 Congress Avenue, Suite 200 Boca Raton, FL 33487 vivck.reddv'a' aecom.com 561.862.1051 (office) 954.330.9111 (cell) From: Santamaria -Mayte [ mailto:Santamaria -May tP(aMonroeCounI -FLeGov Sent: Monday, December 18, 2017 10:49 AM To: Hurley- Christine Cc: Schemper- Emily; Bond - Kevin; bart2smithhawks.com Reddy, Vivek; Clarke- Judith; Gastesi- Roman; Williams- Steve; Shillinger -Bob; Karl(cTtraftech.biz Subject: RE: Quarry Traffic w right turn lane mitigation on Calle Dos, 4th Street, Boca Chica, and 1st Street - not sure how many will need them to meet the code of LOS D r c m E m m L E Q _o m L L a L A Vivek will be reviewing the report and the technical aspects. He will have comments by tomorrow 9am. My initial quick review of documents, it does appear to meet LOS of D but I'll need Vivek to confirm. Judy will need the revised plans for the new road to review the design. If there are questions regarding this revised traffic study & road, maybe we can do a call tomorrow. Quickly looking at the documents — it appears this is the new proposed ingress /egress is below — my approx. drawing. Red — new road Tae - connection to Calle lino and Calle Dos Black — new connection point to USI (easement) Proposed Lan U s e and Access The subject site is proposed to be fecleveloped with 208 residential apartment d elling tutits. Vehicular access to the site will be provided one (1) fiill access driveway coiniection in the southeast portion of the property. This driveway will allow in2Yess front e2yess to the west (toward a roadway parallel to Calle Dos). A prelirttirtary site plan for this project is included in Appendix B of this report. mid. for the ptuposes of perforYnirtg this traffic impact analysis. the pfoject is plaruted to be completed by the year 2020. z V r (;uawaa.i6e;uawdolanap Saau}aed A.i.ieno) podab IIe ;S :D:Do8 `da Ajaena :;u9wg3e; ;d Go M w N Ch a a� v a i higue vl �!4 Oi tF �. , _ , �.. ., T { . 4 ., ., t ,ZCZrr - crT ,4 ., � I�� 41114 f141 Y �� N ; fl4l LS :Ill �1i T rYl 11 LnSV�� Lrs ��4rl {y n4' »4Yl�YlY r�r]Y� 1.! llL���C4�rR' 1 ~ -I LO -L 1 nws- L, tn1 and tip 2 3s ll a l bt .l e i . 3,z=tss tit' _ 1 a.-r €rDFive I�. Ill«less E«lesS. Iti2ress and e Ere ss access to rlle ,ro�)osed developmetn on rlie Propeav shall be provided as depicted on the site plait attached as Exhibit "B ". Tliere shall be no in or ecress to rue Property via Puerta Drive. Quaay has obtained an easetneiit To access L-SI directly pursuant ro die Note- E�clu -zjve Ingress and Egress Easement Agreement dared " LSI Easetnenf ' ). To obtain access via the US I Easeinem. Quarry. must first obtain all required local. state. and federal hermits. Quarry shall use best efforrs to obtain these permiTs. If carry obtains all necessary permits for direct access to U S I utilizing The U S I Easeineilt. carry shall constrict The necessary road directly to L and shall cease ingress and egress Throuali Calle Dos and Calle Litlo to L:SI. 'Monroe County does hereby. agree To contribute up to $1.500.000 toNvard Quarry's actual constnicTion cosTs of the road depicted iii the site lads to CaIle Dos and L °S I Easetnem directly to L- S 1. lie Parties aglee That until such rune as the portion of the road which shall be located on the US I Easetnetit area is completed. carry acid its agents. licensees. employees. invitees. successors. construction crews and contractors. tenants and assigns shall be permitted to use Calle Dos and Calle L"iio to access US- I as shown oii the site plaii. C CD E CD tm C CD E a 0 m CD L CD C CL L ar 0 a CD U U O m Q L ry� V C CD E V Q Sou ;'c e: uijitaI Cap acin 2!L'T?Jrrai and S3' C L2,0 9 5n Nat - e. Legend: C (15.9) =LOS (secouds per vehLcle delay) • Overseas Hiehwai 1 LAS 1 & Calle Uno. Cmently. this unsicnalized intersection operates at mi acceptable level of service (i.e. LOS "C") and Will contintte to do so in the future denim year of 2020 without the project traffic associated with the Bid Coppitt Apartments development. Since this will be the entry point for the proposed development. this intersection Will be impro w ith a southbound left -tin lade and a southboruld right -time lade. NVith this proposed geometly this intersection will operate at an acceptable LOS. 5 Table A Sig C:oppirt .apartments Intersection Levels of 5er3ice Big C:oppitt Fes. Florida Future Future Existing (747() C:oncliriolls (7470) C:oncurioos (2417) C:ond irions Without Pro'ect Traffic Nl iitll Ft'oj eCt TL;9MC —11 P31 X11 P31 X11 P11 Peal: Peal: Peal: Peal: Peal: Peal: Intersection HOuI Hour HOuI' Hour HOuI' Hour US 1 & Roca ChIca Rd C (15.9) C: (15.5) C: (16.8) C: (16.6) C: (17.1) C: (16.9) US 1 & Calle Una C' (20.5) C (15.6) C' (22.9) C (17.a) D (34.5) C (28.8) Calle tno & 2 n Street A (6.3) A (5. ?) A (6.4) A (5. 7 ) A ( 9) A {,.4) Sou ;'c e: uijitaI Cap acin 2!L'T?Jrrai and S3' C L2,0 9 5n Nat - e. Legend: C (15.9) =LOS (secouds per vehLcle delay) • Overseas Hiehwai 1 LAS 1 & Calle Uno. Cmently. this unsicnalized intersection operates at mi acceptable level of service (i.e. LOS "C") and Will contintte to do so in the future denim year of 2020 without the project traffic associated with the Bid Coppitt Apartments development. Since this will be the entry point for the proposed development. this intersection Will be impro w ith a southbound left -tin lade and a southboruld right -time lade. NVith this proposed geometly this intersection will operate at an acceptable LOS. 5 Sour -ce: Flo F-ida Dezanm:er,: of TFaPspor on, &oLut -oads Zr Tinee4•rrg, KBP Co�isia17rg, bic. Coj�uPrZed b.i K3P Corisialtirg, bin Dece:re,�?er _'02 As indicated in Table 6 Above. both of the local roadways to be directly- impacted by traffic associated with the Bit Copp itt Apartments project will operate alt Level of Service (LOS) "C" in the buildout year of 2020 with the prof ect traffic, From: Hurley- Christine Sent: Monday, December 18, 2017 10:16 AM To: Santamaria -Mayte Cc: Schemper- Emily; Bond - Kevin; bart@smithhawks.com tlivek.Reddy@aecom.com Clarke- Judith Subject: Re: Quarry Traffic w right turn lane mitigation on Calle Dos, 4th Street, Boca Chica, and MAYTE 1st Street - not sure how many will need them to meet the code of LOS D Mayte. I'm with a commissioner. Let me know if the new traffic info meets Los D Christine Hurley, AICP Monroe County Assistant County Administrator 305 289 2517 On Dec 18, 2017, at 10:15 AM, Santamaria - Mayte < Santamari a-Mayto r ,MonroeCounty- fL.Crov wrote: c N E N N t31 to c N E Q O N N >O a Cyr O CL m m c� r U U 0 m a 0 L Cl c m E c� r r a 9 Table 6 Big Coppiit Apartments Local Roadways - Volumes and Levels of 5erriee overseas Highway: US 1 - Big Coppitt Key, Florida PeakHonl• seasonalli Future {20?0) Two-11 Volume Adjusted Volume BackgeODUd N Olutne Peak Hour Iotal Roachvm (3 - 1)iS AJU.1 {PSC:F = 1.01) Project Ti affic Volume Ler of Seriice C'aue U110 43 43 46 113 159 C 2nd Street 21 21 23 113 136 C Sour -ce: Flo F-ida Dezanm:er,: of TFaPspor on, &oLut -oads Zr Tinee4•rrg, KBP Co�isia17rg, bic. Coj�uPrZed b.i K3P Corisialtirg, bin Dece:re,�?er _'02 As indicated in Table 6 Above. both of the local roadways to be directly- impacted by traffic associated with the Bit Copp itt Apartments project will operate alt Level of Service (LOS) "C" in the buildout year of 2020 with the prof ect traffic, From: Hurley- Christine Sent: Monday, December 18, 2017 10:16 AM To: Santamaria -Mayte Cc: Schemper- Emily; Bond - Kevin; bart@smithhawks.com tlivek.Reddy@aecom.com Clarke- Judith Subject: Re: Quarry Traffic w right turn lane mitigation on Calle Dos, 4th Street, Boca Chica, and MAYTE 1st Street - not sure how many will need them to meet the code of LOS D Mayte. I'm with a commissioner. Let me know if the new traffic info meets Los D Christine Hurley, AICP Monroe County Assistant County Administrator 305 289 2517 On Dec 18, 2017, at 10:15 AM, Santamaria - Mayte < Santamari a-Mayto r ,MonroeCounty- fL.Crov wrote: c N E N N t31 to c N E Q O N N >O a Cyr O CL m m c� r U U 0 m a 0 L Cl c m E c� r r a 9 Emily, Mayte, Vivek and Judy on the line. Vivek has to leave shortly. cidjrnaqe001.pngpO1 D374E7.EE3B2FC0 ddjnnaqeOO82.nqpO1 D375C2.404EAF00 cid.inna e009.2cLC@01 D375C2.404EAF00 AECOM 561-994-6500 tel 7800 Congress Avenue 561-994-6524 fax =Com Suite 200 Boca Raton, FL 33487 vvow aecorn corn December 11, 2017 Mr. Kevin Bond, AICP Planning and Development Review Manager Monroe County Planning and Environmental Resources Department 2798 Overseas Highway, Suite 410 Marathon, Florida 33050-4277 Re: Big Coppiff Apartments Traffic Impact Study (US 1, ISIS 9.5) Big Coppift 'Key, Florida We have reviewed the traffic impact study, dated November 28, 2017, conducted by KBP Consulting, Inc. Our comments are listed below for your review and consideration. AECOM 2. It appears that the critical gap values in Synchro were modified for the following intersections. However, there was no documentation as to why the critical gap values were modified, Please provide the reasons and associated documentation. • US 1 at Boca Chica Rd • US 1 at 4th St • US 1 at Calle Uno If you have any questions, please contact me at (954) 330-9111. Sincerely, AECOM Technical Services, Inc. 6 ' '--T Vivek 1� ddy, P.E. Traffic Engineering Department Manager :Exhibit C Santamaria -Mavte From: Clarke- Judith Sent: Tuesday, December 19, 2017 9:03 AM To: Santa maria - Mayte; Hurley- Christine Cc: Schemper - Emily; Bond - Kevin; Bart @smithhawks.com; Vivek.Reddy @aecom.com; Gastesi- Roman; Williams- Steve; Shillinger -Bob; Karl @traftech.biz Subject: RE: Quarry Traffic w right turn lane mitigation on Calle Dos, 4th Street, Boca Chica, and 1st Street - not sure how many will need them to meet the code of LOS D Good Morning — I reviewed the revised plans that were submitted; they show the proposed access road and proposed new connection to US 1 but they do not show Calle Uno, Calle Dos and the existing connection to US 1 with a right turn modification so I am not able to review or provide comments on that. However, the right of way of Calle Dos is 50 ft. wide and the connection of the proposed new access drive to existing county ROW at Calle Dos can be constructed as a T intersection so the concerns that I had about intersection geometry at the proposed Barcelona connection do not exist here. Please let me know if you have any additional questions. Judith S. Clarke, P.E. Director of Engineering Services Monroe County 1100 Simonton Street Key West, Florida 33040 Office: 305 - 295 -4329 Fax: 305 - 295 -4321 Clarke - Judith @monroecounty- fl.�oy From: Santamaria - Mayte Sent: Tuesday, December 19, 2017 8:37 AM To: Hurley- Christine Cc: Schemper - Emily; Bond - Kevin; bart @smithhawks.com Vivek.Reddy @aecom.com Clarke- Judith; Gastesi- Roman; Williams- Steve; Shillinger -Bob; Karl @traftech.biz Subject: RE: Quarry Traffic w right turn lane mitigation on Calle Dos, 4th Street, Boca Chica, and 1st Street - not sure how many will need them to meet the code of LOS D Good morning all — Vivek's review is attached and pasted below. �s C �a va �a C CL 0 as as a� CL M Mayte Bond -Kevin From: Clarke- Judith Sent: Monday, December 11, 2017 2:54 PM To: Bond -Kevin Subject: RE: Quarry Partners, LLC Updated Traffic Report - File No. 2016 -215 and 2017 -083 Attachments: Barcelona and Ave F.pdf Hi Kevin —my day is getting away from me so I am sending a quick email. I have read through portions of the traffic study and I believe my concerns /comments are similar to our traffic consultants in that at the intersections of 4t" Street and Boca Chica Rd with US 1 there are not separate turn lanes and I believe it is inappropriate to do the analysis with them since the shoulder as currently configured may not always be available to be used as a right turn lane. If I am reading the study correctly (and I admit I have not had time to look through the appendices at the data) it appears that they did the intersection analysis for Barcelona Drive and Avenue F and Avenue F an d 4t" Street during July, 2017, which is obviously a slower time than the busier time of the year. Of particular concern for me with respect to our county roads is the location and configuration of the proposed intersection of the driveway /roadway from the development to Barcelona Drive. I have attached an aerial with the existing stop bar on Barcelona circled in red. As you can see, the drive to the area of proposed development meets Barcelona Drive right of way only a few feet before the existing stop bar at the intersection, which is not acceptable. In addition, our development codes (Chapter 110 -97 General Standards for Plat Approval (j) Roads (13)) indicate that roads should be laid out to intersect as nearly as possible at right angles and no road shall intersect any other street at less than 80 degrees. This drive does not "intersect" as it only has one leg, and arguably is it is an "access drive" rather than a county road but from a road geometry perspective it is very much the same, particularly since it is an access drive to a development with 208 homes. I will try to review the rest of the report more closely but wanted to give you my initial thoughts. If I have more comments before the meeting I will forward them to you. Let me know if you have any questions. Thank you. Sincerely, Judith S. Clarke, P.E. Director of Engineering Services Monroe County 1100 Simonton Street Key West, Florida 33040 Office: 305 - 295 -4329 Fax: 305 - 295 -4321 Clarke - Judith @monroecounty- fl.�oy �s 0 va �a CL 0 as as a� CL M From: Bond -Kevin Sent: Monday, December 11, 2017 12:20 PM U r LL Q) Q C co i 0 co C 0 (1) U i C6 CD V) CL 0 O I 6m (;uaweei6e;uawdolanap SaauWd Anent)) podab IIe ;S aao8 da Aaaeno :;uewg3L; ;d r 0 Ln cn O O CD 0 N 0 Cc cc cc d N ' m O O CD r O N 0 T N m cc ti t9 N Ch a a� a County of Monroe The Florida Keys TO: Planning Department BOARD OF COUNTY COMMISSIONERS `t; Mayor David Rice, District 4 Mayor Pro Tem Sylvia J. Murphy, District 5 Danny L. Kolhage, District 1 N I �::_: �E•' George Neugent, District 2 Heather Carruthers, District 3 FROM: Kevin G. Wilson, P.E. D;g;ta„y,;gned by Cynthia -.Ha„ Cynthia Hall Assistant County Attorney J //n DN- cndynthia L. Hall ' o -Monde 7 �Iy County al tomey "Office, ou, F 17^' - 1 all= hall- cynthla @monroecounty- fl.gov, c =US Date- 2018.01.02 12.07.58 - 05'00' DATE: 2 January 2018 SUBJECT: Staff Recommendation on Requested Waiver of Wastewater Assessments — Quarry Affordable Housing Development Recommended Action: Deny request for waiver of sewer assessments. Basis for Recommendation: 1. Approval of a waiver for one project, developer, or person may lead to the invalidation of all past and future non ad valorem wastewater special assessments levied by the BOCC. 2. Sewer assessments are the way that users' fees fund (refund) the costs of using public tax funds to develop central wastewater capacity. 3. There are other options that do not create the same precedent or risk for other systems' special assessments. Background: The BOCC has levied numerous non ad valorem special assessments for wastewater. These include, among others, non ad valorem special assessments for the Long Key, Duck Key, Cudjoe Regional Inner Islands, Cudjoe Regional Outer Islands, Big Coppitt, Stock Island sewer assessment areas, and several supplemental tax rolls. There are a number of requirements for non ad valorem special assessments in the statute (F.S. 197.3632). These include two crucial tests for such an assessment, one of which is that the assessment must be reasonable and fairly apportioned. The County has been under a statutory requirement to provide advanced wastewater treatment/best available techniques (AWTBAT) and require properties within the boundaries of any central wastewater system to connect to such system. The property in question is located within the Big Coppitt central wastewater system boundaries and, as such, must connect to the central system. All properties located within each system are assessed system development fees (SDF) to offset the initial construction costs of the system and any capacity increases in either the treatment or collection / transmission systems. 1100 Simonton Street tel: (305) 292 -4529 Key West, FL 33040 fax: (305) 295 -4321 Waiver of the assessment (SDF) for a single person (or project or developer), of a non ad valorem special assessment to pay SDFs fails the latter test. The result is that a waiver for a member or members of the group served opens the door to all others on whom the assessment has been or will be levied to challenge whether it was "fairly apportioned ". That could lead to a requirement to refund all collected assessments for at least all properties in the same geographical region. For the Big Coppitt system, the total assessments levied total approximately $ 8 million. An added point to note is that this represents less than half of the cost of the system (tax funds have subsided this, as all central wastewater systems). There are options to waiving the SDF. The BOCC could find that the development does not fall within the boundaries of the Big Coppitt system and allow the project to build, maintain, and operate its own package plant operating at BAT levels since the expected flow will be less than 100,000 gpd. Alternatively, the BOCC could opt to pay the SDF on behalf of the development. This latter course requires several findings by the BOCC such as a public purpose, etc. The BOCC could also choose to collect the SDF from the developer, but grant a waiver on another fee or tax that would otherwise be collected from the entity. 1100 Simonton Street tel: (305) 292 -4529 Key West, FL 33040 fax: (305) 295 -4321 1 2 3 4 DEVELOPMENT AGREEMENT 5 6 THIS DEVELOPMENT AGREEMENT ( "Agreement ") is entered into on the day 7 of , 2017, by and between MONROE COUNTY, FLORIDA, a Political 8 Subdivision of the State of Florida ( "Monroe County ") and QUARRY PARTNERS, LLC, a 9 Florida limited liability company ( "Quarry ") (collectively, the "Parties "), pursuant to Sections 10 110 -132 and 110 -133 of the Monroe County, Florida, Code of Ordinances ( "Monroe County 11 Code "), and the Florida Local Government Development Agreement Act, Florida Statutes 12 Sections 163.3220- 163.3243 (2016), and is binding on the "Effective Date" set forth herein: 13 14 WITNESSETH: 15 16 The Parties hereby agree as follows: 17 18 I. RECITALS 19 A. This Agreement involves the development of real property located on Big Coppitt Key, 20 Florida with Monroe County Parcel ID 00120940 - 000100, 00120940 - 000302, and 21 00120940 - 00201, consisting of approximately 15.035 acres of upland and 6.736 acres of 22 submerged land (the "Property "). 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 B. All Parties have the authority to enter into this Agreement through Florida Statutes Chapter 163 and Quarry has the sole and undivided ownership of the Property. C. Section 163.3220, Florida Statutes, authorizes Monroe County to enter into development agreements with landowners and /or governmental agencies to encourage a stronger commitment to comprehensive and capital facilities planning, ensure the provision of adequate public facilities for development, encourage the efficient use of resources, and reduce the economic cost of development. D. This Agreement, among other things, is intended to and shall constitute a development agreement among the Parties pursuant to the Florida Local Government Development Agreement Act, Section 163.3220, et seq., Florida Statutes (the "Act "). E. The Parties recognize that the public noticing and hearing procedures shall follow the requirements of Section 163.3225, Florida Statutes, which requires the local government to conduct two public hearings, one of which may be before the Planning Commission. F. Monroe County finds that entering into this Agreement furthers the purposes, goals, objectives and policies of the Monroe County Comprehensive Plan which contains goals and objectives that seek to encourage the provision of affordable housing through incentive programs and regulations (including but not limited to Goal 601, Objective 601.1 and Objective 601.2). 00105776 00106179 - v1 Page 1 of 16 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 G. Comprehensive Plan Policy 107.1.6 (which shall be referred to herein as the "Site Specific Regulations ") provides as follows: "Development in the Big Coppitt Mixed Use Area 1 shall be subject to regulations applicable to the Mixed Use /Commercial (MC) Future Land Use Designation as well as an additional restriction set out below: 1. Residential units developed on the Big Coppitt Mixed Use Area 1 shall be restricted to affordable housing only (with a minimum mix of at least 10% median and at least a 20% combination of low and very low income categories) and subject to affordable housing regulations pursuant to Section 130 -161 of the Monroe County Code of Ordinances. 2. There shall be no nonresidential uses. Accessory uses to the residential development, such as a club house or recreational facilities are permitted. 3. There shall be no market rate or transient residential units. 4. There shall be no dredging. 5. All habitable building located within the 65 -69 DNL (Day -Night Average Sound Level) noise contour pursuant to the 2013 Navy Environmental Impact Statement shall be sound attenuated to achieve an indoor Noise Level Reduction of at least 25 decibels. 6. No residential buildings shall be located within the 70 -74 DNL. 7. Any development located within the Big Coppitt Mixed Use Area 1 shall not utilize Puerta Drive for ingress and egress. 8. All habitable buildings located within the 70 -74 DNL noise contour pursuant to the 2013 Navy Environmental Impact Statement shall be sound attenuated to achieve an indoor Noise Level Reduction of at least 30 decibels. 9. A development agreement shall be required for any proposed development of an affordable housing project within the Big Coppitt Mixed Use Area 1 and to evaluate the ingress and egress of the development proposal." H. In order to ensure the success and viability of the affordable housing project on the Property, Quarry requires the necessary 208 affordable ROGO allocations as set forth below: ' As of the execution of this Agreement, the reference to Section 130 -161' of the Monroe County Code of Ordinances is actually Section 139 -1 of the Monroe County Code, as the Monroe County Code has been updated. 00105776 00106179 - v1 Page 2 of 16 1 1) 104 ROGOs from the City of Key West consisting of unallocated ROGOs from prior 2 years which have been transferred to Monroe County for use on the Property through a 3 Florida Statutes Section 380.032 agreement (attached hereto and incorporated herein as 4 Exhibit "A " by and between Monroe County, City of Key West, Islamorada Village of 5 Islands, City of Layton and City of Marathon to be utilized for development of Buildings 6 5, 6, 7, 8 and 9 as depicted on the conceptual site plan ( "Site Plan ") attached as Exhibit 7 "B ", and which shall be utilized all as Moderate income affordable ROGO ( "Key West 8 ROGOs "); 9 10 2) The Key West ROGOs were reserved to the Property pursuant to Monroe County 11 Resolution 213 -2017; 12 13 3) Ninety -Six (96) ROGO allocations consisting of forty -four (44) Low, twenty (20) 14 Median and thirty -two (32) Moderate Income affordable ROGO allocations for 15 development of the 96 units proposed as part of a Low Income Housing Tax Credit 16 financial assistance that Quarry has received ( "Monroe ROGOs "), such Monroe ROGOs 17 having been reserved pursuant to Monroe County Resolution 323 -2016; 18 19 4) An additional Eight (8) ROGO allocations were reserved by Monroe County pursuant to 20 Monroe County Resolution 212 -2017 so that the One Hundred Four (104) Monroe 21 ROGOs allocations consist of the following: one (1) Very Low, Fifty -One (51) Low 22 (which may only be occupied by households whose total household incomes do not 23 exceed sixty percent (60 %) of the median monthly household income), Twenty (20) 24 Median and Thirty -Two (32) Moderate affordable ROGO allocations. 25 26 27 I. The Property is generally described as follows: 28 29 1. Quarry owns the Property. Copies of the Special Warranty Deeds evidencing Quarry's 30 ownership are attached hereto and incorporated herein as Exhibit "C ". Historically the 31 Property was a mining operation and currently the Property is vacant land. 32 33 2. A complete legal description of the Property is attached hereto and incorporated herein 34 as Exhibit "D ". 35 36 3. As of the date of this Agreement, the Property is assessed by the Monroe County 37 Property Appraiser as real estate numbers 00120940 - 000100, 00120940 - 000302, and 38 00120940 - 000201. 39 40 4. The Property currently has Mixed Use ( "MU") Land Use (Zoning) District designation 41 and a corresponding Mixed Use /Commercial ( "MC ") Future Land Use Map designation. 42 43 5. The Property currently has a Tier Overlay District designation of Tier III. 2 Fully executed agreement will be provided and inserted as Exhibit "A" once received. 3 Note that the Monroe County Resolutions use the term "Medium" but the correct term per the Code is "Median' 00105776 00106179 - v1 Page 3 of 16 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 6. The Property consists of approximately 15.035 acres of upland and 6.736 acres of submerged land. II. PURPOSE A. The overall purpose of this Agreement is to allow the Parties to implement the provisions of Monroe County Code Chapter 139 as applied to the Property in order to insure the continued provision of needed affordable housing in the unincorporated Lower Keys. B. The Agreement allows for the development of 208 affordable housing dwelling units on the Property on Big Coppitt, Monroe County, Florida, in compliance with all applicable provisions of Florida Statutes, the Principles for Guiding Development in the Florida Keys Area of Critical State Concern, the Monroe County Comprehensive Plan, and the Monroe County Code. C. The Agreement allows the Parties to implement the provisions of Comprehensive Plan Policy 107.1.6 as applied to the Property in order to supply much needed affordable housing in the unincorporated Lower Keys and to allow for a reasonable use of the Property by utilizing the previously unused Key West ROGOs and Monroe ROGOs for development at the Property. III. AGREEMENT REQUIREMENTS A. Recitals. The recitals explaining the intent and purpose of the project as set forth in the preceding clauses are incorporated herein and form a material part of this Agreement. The Parties recognize the binding effect of Florida Statutes Sections 163.3220- 163.3243, as to the form and content of this Agreement and in accordance therewith set forth and agree to the following. B. Legal Description and Ownership. The legal descriptions for the Property subject to this Agreement are set forth in Exhibit "D ". C. Duration of Agreement. This Agreement shall remain in effect for ten (10) years from the "Effective Date" as defined herein, and may be extended by mutual consent of the Parties and approval at a public hearing, in accordance with Section 163.3229, Florida Statutes. For the duration of this Agreement, the Parties agree that any development shall comply with and be controlled by this Agreement, the Monroe County Code, and the Monroe County Comprehensive Plan governing the development of land in effect on the date of execution of this Agreement, in accordance with Section 163.3220, Florida Statutes. D. Permitted Uses. 1. The Property currently has a MU Land Use (Zoning) District designation and a corresponding MC Future Land Use Map designation. 00105776 00106179 - v1 Page 4 of 16 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 a. 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. Monroe County shall continue to take a proactive role in encouraging the maintenance and enhancement of community character and recreational and commercial working waterfronts. In order to protect environmentally sensitive lands, the following development controls shall apply to all hammocks, pinelands, and disturbed wetlands within this land use category: 1. only low intensity commercial uses shall be allowed; 2. a maximum floor area ratio of 0.10 shall apply; and 3. maximum net residential density shall be zero. b. In accordance with this Agreement and with the MU Land Use (Zoning) District, as set forth in Monroe County Code Section 130 -88, and in compliance with other provisions of the Monroe County Code, the permitted uses in the MU Land Use (Zoning) District include commercial retail; office; commercial fishing; attached residential dwelling units; hotels; marinas and accessory uses. Provided that pursuant to Comp. Plan Policy 107.1.6, the Site - Specific Regulations applicable to the Property prohibit nonresidential uses, market rate residential units, and transient residential units. Pursuant to Section 130- 88(c)(3) of the Monroe County Code, attached dwelling units are permitted in the MU District as a major conditional use, provided that: 1. The structures as designed and located so that they are visually compatible with established residential development within 250 feet of the parcel proposed for development; and 2. The parcel proposed for development is separated from any established residential use by a class C bufferyard. c. In accordance with this Agreement and Comprehensive Plan Policy 107.1.6, the development on the Property must be in compliance with the Site Specific Regulations. 00105776 00106179 - v1 Page 5 of 16 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 d. The development of the Property includes the addition of up to 208 new, affordable residential dwelling units and other accessory development. The residential density shall not exceed 208 permanent residential units. e. The height of any new structure associated with the development of the Property shall not exceed 35 feet, except as provided in Monroe County Code, as amended. "Grade" as defined in the Monroe County Code shall be 5.7 feet NGVD as shown in the attached topographic survey attached as Exhibit "E ". E. Public Facilities. 1. The Florida Keys Aqueduct Authority provides domestic potable water to the Property The Florida Keys Aqueduct Authority will meter any new development. 2. Keys Energy Services provides electric service to the Property. Excluding existing development that may already be metered, Keys Energy Services will meter any new development. In addition, excluding existing development that may already be metered, Keys Energy Services will meter other types of development accordingly. 3. Solid waste service is provided to the Property by a solid waste collection system franchised by Monroe County. 4. The Property is connected to central sewer via Big Coppitt Regional sewer system. 5. Transportation facilities. The Non Exc'.usive I��gresa and Egre s Eaae ixent rgreex UIR Wn -- Memorandum of Interdevelopment and Operating Agreement attached as Exhibit "F" provides satisfactory access and ingress /egress to and from the Property and US -1. F. Reservation or Dedication of Land. There is no reservation or dedication of land for public purposes contemplated by this Agreement. G. Affordable Compliance The requirement under Comprehensive Plan Policy 107.1.6 regarding "a minimum of at least 10% median and at least a 20% combination of low and very low income categories" is satisfied (i) during the Increased Affordable Restriction as provided in Section IILM. below and (ii) after the expiration of the Increased Affordable Restriction, as the Fifty -One (5 1) very low /low units represent 25% of the 208 units (which is a substantial increase over the 20% requirement) and combined with the 20 median income units (9.6 %) represent 34% of the total units. H. Development Allowed. The following specific criteria are those which will guide development of the Property, and are standards by which any further approvals shall be measured and shall be as follows: a. Provided such development can be designed and approved by all applicable regulations and cumulative density /intensity provisions, including but not limited to the Monroe County Comprehensive Plan, Monroe County Code and Florida Building 001 05776 00106179 - v1 Page 6 of 16 I Code, the Property is permitted to develop the following buildings, facilities and 2 structures on the Property pursuant to this Agreement: 3 4 i. Up to and including one hundred two hundred eight (208) new, affordable 5 residential dwelling units. 6 7 ii. Additional amenities ancillary and accessory to the affordable housing project, 8 including a gatehouse, offices, club house, fitness center and maintenance, and 9 housekeeping consisting of up to 10,000 square feet. 10 11 iii. Parking areas and landscaping. 12 13 iv. Playground, parks and /or pools or other outdoor recreation facilities as 14 accessory uses to the affordable residential development. 15 16 I. Required Approvals. The following list of all development approvals and permits approved 17 or needed to be approved for the redevelopment of the Property, as specified in this 18 Agreement: 19 20 Conditional Use Approval and building permits will be required for the development of 21 the Property into 208 new, affordable residential dwelling units as permitted under 22 Monroe County's Land Development Regulations. The development shall be consistent 23 with all applicable codes, including but not limited to the Monroe County Comprehensive 24 Plan and Monroe County Code. 25 26 J. Military Installation Area of Impact. Quarry acknowledges and understands the Property 27 and proposed development is within the Military Installation Area of Impact Overlay as 28 defined by the Monroe County Comprehensive Plan. The Property is located in the 65 — 69 29 DNL (Day -Night Average Sound Level) noise contours pursuant to the 2013 Navy Final 30 Environmental Impact Statement. Quarry agrees to sound attenuate all habitable buildings 31 and shall strive to achieve an outdoor to indoor Noise Level Reduction Level (NLR) of at 32 least 25 decibels. No residential buildings shall be located within the 70 -74 DNL. 33 34 K. Ingress/Egress. Ingress and egress access to the proposed development on the Property shall 35 be provided as depicted on the sic plan Site Plan attached as Exhibit "B ". There --- shall - -kvo no 36 ingress .....or ogress to the Property via Puerta Drive: Quarry has... obtained.... and as set forth 37 below: 38 0 There shall be no ingress or egress to the Property via Puerta Drive. 39 ii uarr and its a ents licensees em to ees invitees successors construction crews 40 and contractors, tenants and assigns shall be permitted to use Calle Dos and Calle 41 Uno access US -1_ as shown _on_ C -10.2A of the Sit e Plan ( "Calle Uno/Dos 42 Access "l. In exchange for such access and to maintain the level of service on the 43 county road_ Ouarry will imbrove Calle Uno with a southbound left -turn lane and a 44 southbound right -turn lane prior to the issuance of Certificate of Occupancy for the 45 affordable housing dwelling units on the Property_. 00105776 00106179 - v1 Page 7 of 16 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 iii uarry shall use commercially reasonable efforts to obtain an easement to access T— TS1 - - 1 directly pursuant to the a Non - Exclusive Ingress and Egress Easement Agreement dated ( "E TS 1 � as shown on age C-10 2B and titled "Easement to US 1" (the "US 1 Easement "). To obtain access via the US'I -- 1 Easement, Quarry, must first obtain all required local, state, and federal permits. Quarry shall use best efforts to obtain these permits prior to obtaining its Certificate of Occupancy for the affordable housing dwelling units on the Property Notwithstanding the preceding, obtaining all necessary permits is not a condition precedent to issuance of the Certificate of Occupancy for the PT ,j-ect ect on the Property If Quarry obtains all necessary permits for direct access to US? - 1 utilizing the ETS1 - 1 Easement, Quarry shall construct the necessary road directly to UQ? - 1 and shall cease ingress and egress through the Calle Dos-and "' Calle"Uno"to.— US.l /Dos Access . Monroe C , Guntyxxd --h reby - -agree --tax contribut --uPxxto--- -------- --------- ------ --toward---Quarry' tua' contuct:on- cosh;f the road depxoted m: tihe ,.te plans tIL. Caile Doi a:xd T�TSI . �-. � .. T..T.Q ................:.�..: b.�.... mf ....x .x +.;J.......a..x.cn ......f..;. . �a,....! a.......: hkx. �a,. ...aa...{ax-ka..nxa.....n.....k ...r.� LW.1... V11L lAll 1-Y LV V 4J 1. 111V 1 W1 L1VU -5. VV L11WL U11 L11 UUV11 L1111V WU L11V F/ L1 V11 V1 L11V load which shall be located on the US1 Easement area 1s completed Quarry 'and " "'1't's agents licensees "'em'ployees. invitees successor's, construc-tion crews and c'ontrac'tors', tenants - -a , d - -- signs ah ll- hepe:::lltted to ,TSe Calle-Dos - and-- Ca11e-- U- na- to-- acc-eas- U-S -4 asp -,h - ;;vR- onithe site plan. Monroe County does hereb a ree to contribute a to toward uar 's actual construction costs of the roads /turn lanes deaicted on the Site Plan re!ii-ardin the Calle Uno/Dos Access and US 1 Easement directly to US 1. L. Site Plan Approval. Monroe County does hereby accept the Site Plan of the Property. The development shall be consistent with all applicable codes, including but not limited to the Monroe County Comprehensive Plan and Monroe County Code. Following a review of compliance with such codes, the final site plan must be approved by the Monroe County Planning Commission as part of a Major Conditional Use approval. The Planning Commission has final authority over the site plan and the site plan may be amended by the Planning Commission. M. Increased Affordable Restriction. In exchange for the waivers set forth in Section III.N. below, Quarry agrees that for the initial 50 year term of affordable restrictions on the Property, the residential units on the Property shall consist of the following (such residential unit affordable restrictions to be defined as the "Increased Affordable Restriction "): Eleven (11) Very Low which may only be occupied by households whose total household incomes do not exceed twenty -five percent (25 %) of the median monthly household income), Eighty - Three (83) Low (which may only be occupied by households whose total household incomes do not exceed sixty percent (60 %) of the median monthly household income), Twenty -One (21) Median and Ninety -Three (93) Moderate affordable residential units. At the expiration of the 50 -year Increased Affordable Restriction term, for the remaining 49 years that the Property remains subject to affordable restrictions, the affordable restrictions on the Property shall consist of the following: one (1) Very Low, Fifty -One (5 1) Low (which may only be occupied by households whose total household incomes do not exceed sixty 001 05726 00106179 - v1 Page 8 of 16 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 percent (60 %) of the median monthly household income), Twenty (20) Median and One Hundred Thirty -Six (136) Moderate affordable residential units. N. Impact Fee and Building Permit Fee Waiver. Per Section 126- 4(h)(6) of the Monroe County Code, all impact fees are hereby waived by Monroe County. County also agrees that all building permit fees and wastewater capacity reservation fees for the Big Coppitt Wastewater Treatment Plant are waived in consideration of the Increased Affordable Restriction. O. Finding of Consistency. By entering into this Agreement, Monroe County finds that the development permitted or proposed herein is consistent with the Monroe County Comprehensive Plan and Monroe County Code. P. Breach, Amendment, Enforcement, and Termination. a. Material Breach: A material breach by the Parties is the failure of any Party to comply with the terms of this Agreement after Notice as provided herein. b. Notice: Upon any Party's material breach of the terms and conditions of this Agreement, the non - breaching Party shall serve written Notice of the breach upon the breaching Party pursuant to the procedure established in this Agreement and shall provide the opportunity, within ninety (90) days of the date such Notice is served, to propose a method of fulfilling the Agreement's terms and conditions or curing the breach. The breaching Party shall be provided an additional ninety (90) days to cure the material breach or to negotiate an amendment to this Agreement within a reasonable time, as mutually agreed to by the Parties. This Agreement is not subject to arbitration and must be amended in accordance with the statutory requirements. This notice provision does not apply to sections II.E. and III.K.c.iii. which contains its own, separate process for Monroe County to declare this Agreement void. c. Amendment or Termination: The Parties hereto shall at all times adhere to the terms and conditions of this Agreement. Amendment, termination, extension, or revocation of this Agreement shall be made in accordance with the notification and procedural requirements set forth herein. Amendments to this Agreement shall subject Parties to the laws and policies in effect at the time of the amendment only if the conditions of Section 163.3233(2), Florida Statutes, are met. ii. No modifications, extensions, amendments, or alterations of the terms or conditions contained herein shall be effective unless contained in a written document approved and executed by the Parties. iii. Amendment, extension or termination shall require at least two (2) public hearings. The hearings shall be held pursuant to an application filed with 00105776 00106179 - v1 Page 9 of 16 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 Monroe County by the Party seeking to amend or terminate this Agreement, along with the requisite filing fee. Notice of public hearing shall be in accordance with Monroe County Ordinances and Florida Statutes. iv. If the terms of the compliance schedule are not met, the development agreement shall be voidable at the sole option of Monroe County at a public hearing of the Board of County Commissioners. d. Enforcement: After notice and an opportunity to respond and /or cure the material breach as provided for below. In addition, Monroe County may utilize appropriate code compliance remedies to cure any breach after notice or arising after the execution of this Agreement and an opportunity to cure as provided herein. ii. Monroe County, the other Parties, their successors or assigns, or any aggrieved or any adversely affected party as defined in Section 163.3215(2), Florida Statutes, may file an action for injunctive relief in the Circuit Court of Monroe County to enforce the terms of this Agreement or to challenge compliance with the provisions of Sections 163.3243, Florida Statutes. iii. Nothing contained herein shall limit any other powers, rights, or remedies that either party has, or may have in the future, to enforce the terms of this Agreement. Q. Binding Effect of Agreement. The covenants, agreements, and obligations herein contained, except as herein otherwise specifically provided, shall extend to, bind and inure to the benefit of the Parties hereto and their respective personal representatives, heirs, successors and assigns. R. State and Federal Law. If State or Federal laws enacted after the effective date of this Agreement preclude either Party's compliance with the terms of this Agreement, this agreement shall be modified as is necessary to comply with the relevant State or Federal Laws. S. Compliance with Other Laws. The failure of this Agreement to address a particular permit, condition, term, or restriction shall not relieve the Parties of the necessity of complying with the laws governing said permitting requirements, conditions, terms or restrictions. T. Reservation of Rights. This Agreement shall not affect any rights, which may have accrued to any party to this Agreement under applicable law. The Parties reserve any and all such rights. All approvals referenced in this Agreement are subordinate to compliance with all applicable laws, codes, and land development regulations and permits, except to the extent otherwise provided for in this Agreement. 00105776 00106179 - v1 Page 10 of 16 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 U. No Permit. This Agreement is not and shall not be construed as a Development Permit, Development Approval or authorization to commence development, nor shall it relieve the Parties other than Monroe County of the obligations to obtain necessary Development Approvals that are required under applicable law and under and pursuant to the terms of this Agreement and Monroe County Code. V. Good Faith; Further Assurances; No Cost. The Parties to this Agreement have negotiated in good faith. It is the intent and agreement of the Parties that they shall cooperate with each other in good faith to effectuate the purposes and intent of, and to satisfy their obligations under, this Agreement in order to secure themselves the mutual benefits created under this Agreement. The Parties agree to execute such further documents as may be reasonably necessary to effectuate the provisions of this Agreement; provided that the foregoing shall in no way be deemed to inhibit, restrict or require the exercise of Monroe County's police power or actions of Monroe County when acting in a quasi-judicial capacity. Wherever in this Agreement a provision requires cooperation, good faith or similar effort to be undertaken at no cost to a party, the party co- operating, reviewing or undertaking the effort shall, nonetheless, bear its cost of attendance at meetings, hearings, or proceedings and comment and /or execution of documents, inclusive of the expense of its counsel. W. Successors and Assigns. This Agreement shall constitute a covenant running with the land, which shall be binding upon the Parties hereto, their successors in interest, heirs, assigns, and personal representatives. X. Joint Preparation. This Agreement has been drafted with the participation of the Parties and their counsel, and shall not be construed against any party on account of draftsmanship. The captions of each article, section and subsection contained in this Agreement are fore ease of reference only and shall not affect the interpretational meaning of this Agreement. Whenever the term "included" is used in this Agreement, it shall mean that the included items, or terms are included without limitation as to any other items or terms, which may fall within the listed category. Y. Notices. All notices, demands, requests or replies provided for or permitted by this Agreement shall be in writing and may be delivered by any one of the following methods: (a) by personal delivery; (b) by deposit with the United States Postal Service as Certified or Registered mail, return receipt requested, postage prepaid, to the addresses stated below; or (c) by deposit with an overnight express delivery service with proof of receipt to the addresses stated below. Notice shall be deemed effective upon receipt. For purposes of notice, demand, request, or replies: The address of Monroe County shall be: County Administrator 1100 Simonton Street Room 2 -205 Key West, Florida 33040 And a copy to: 00105776 00106179 - v1 Page 11 of 16 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 Robert Shillinger, Esq. County Attorney PO Box 1026 Key West, Florida 33041 and 1111 12 Street, Suite 408 Key West, Florida 33040 The address of Quarry shall be: 3030 Hartley Road Suite 310 Jacksonville, FL 32257 And a copy to: Barton W. Smith, Esq. Smith Hawks, PL 138 Simonton Street Key West, Florida 33040 It is the responsibility of the Parties to promptly notify all other Parties of any change in name or address for receipt of notice, demand, request, or replies. Z. Force Majeure. Any prevention, delay or stoppage due to strikes, lockouts, labor disputes, acts of God, inability to obtain labor or materials or reasonable substitutes therefore, riot, civil commotion, fire or other casualty and other causes beyond the reasonable control of the party obligated to perform, excluding the financial inability of such party to perform and excluding delays resulting from appeals or rehearing, shall excuse the performance by such party for a period equal to any such period of prevention, delay or stoppage. In order to avail itself of this force majeure provision, the party invoking the same shall provide the other party with a written notice that shall consist of a recitation of all events that constitute force majeure events under this Section, together with the beginning and ending dates of such events. AA. Construction. This Agreement shall be construed in accordance with the laws of the State of Florida. The Parties to this Agreement have participated fully in the negotiation and preparation hereof, and, accordingly, this Agreement shall not be more strictly construed against any one of the Parties hereto. In construing this Agreement, the use of any gender shall include every other and all genders, and captions and section and paragraph headings shall be disregarded. All of the exhibits attached to this Agreement are incorporated in, and made a part of, this Agreement. BB. Omission. The Parties hereto recognize and agree that the failure of this Agreement to address a particular permit, condition, terms or restriction shall not relieve either Party of the 00105776 00106179 - v1 Page 12 of 16 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 necessity of complying with the law governing said permitting requirements, conditions, term, or restriction notwithstanding any such omission. CC. Jurisdiction and Governing Law. The Parties hereto agree that any and all suits or actions at law shall be brought in Monroe County, Florida and no other jurisdiction. This Agreement shall be construed and interpreted under the laws of the State of Florida. DD. Attorney's Fees and Costs. The Parties agree that in the event any cause of action or administrative proceeding is initiated or defended by any party relative to the enforcement or interpretation of this Agreement, the prevailing party shall be entitled to reasonable attorney's fees, court costs, as an award against the non - prevailing party, and shall include attorney's fees, courts costs, in appellate proceedings. Mediation proceedings initiated and conducted pursuant to this Agreement shall be in accordance with the Florida Rules of Civil Procedure and usual and customary procedures required by the circuit court of Monroe County. EE. Time of Essence. Time shall be of the essence for each and every provision of this Agreement. FF. Entire Agreement. This Agreement, together with the documents referenced herein, constitute the entire agreement and understanding among the Parties with respect to the subject matter hereof, and there are no other agreements, representations or warranties other than as set forth herein. This Agreement may not be changed, altered or modified except by an instrument in writing signed by the Party against whom enforcement of such change would be sought and subject to the requirements for the amendment of development agreements in the Act. GG. Counterparts. This Agreement may be executed in one or more counterparts, and by different Parties hereto in separate counterparts, each of which when executed shall be deemed an original but all which taken together constitute one and the same agreement. HH. Recording. Monroe County shall record this Agreement with the Clerk of the Circuit Court of Monroe County within fourteen (14) days following signature by all Parties. Quarry agrees that it shall be responsible for all recording fees and other related fees and costs related to the recording and delivery of this Agreement as described in this section. The provisions hereof shall remain in full force and effect during the term provided herein and shall be binding upon all successors in interest to the Parties to this Agreement. 11. Conflicting Resolutions. All resolutions or parts thereof in conflict with the provisions of this Agreement and its resolution are hereby repealed to the extent of such conflict. JJ. Severability. If any part of this Agreement is contrary to, prohibited by, or deemed invalid under any applicable law or regulation, such provisions shall be inapplicable and deemed omitted to the extent so contrary, prohibited, or invalid; however, the remainder of the Agreement shall not be invalidated thereby and shall be given full force and effect as if the contrary, prohibited, or invalid provision was never a part hereof. 00105776 00106179 - v1 Page 13 of 16 2 IV. Effective Date. The "Effective Date" of this Agreement is forty -five (45) days after the duly 3 signed and recorded Agreement is received by the Florida Department of Economic 4 Opportunity pursuant to Chapter 380, Florida Statutes, and if appealed, the date the appeal is 5 resolved. 6 7 8 (Balance of this bane intentionally left blank_ signature bane to follow] 9 10 00105776 00106179 - v1 Page 14 of 16 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 IN WITNESS WHEREOF, the Parties hereto have set their hands and seals on the day and year below written. QUARRY PARTNERS, LLC, a Florida limited liability company By: TVC Big Coppitt, LLC, a Florida limited liability company, its Manager STATE OF FLORIDA ) SS: COUNTY OF MONROE ) Clarence S. Moore, Vice President Sworn to and subscribed before me this day of , 2017, by Clarence S. Moore, Vice President of TVC Big Coppitt, LLC, a Florida limited liability company, Manager of QUARRY PARTNERS, LLC, a Florida limited liability company, on behalf of the company. Each ❑ is personally known to me or ❑ has produced as identification. Name: Notary Public, State of My Commission Expires: ATTEST: AMY HEAVILIN, CLERK MONROE COUNTY BOARD OF COUNTY COMMISSIONERS DEPUTY CLERK 00105776 00106179 - v1 Page 15 of 16 MAYOR Title pdfDocs compareDocs Comparison Results Date & Time 1/1/2018 11:20:58 AM Comparison Time 0.75 seconds compareDocs version v4.3.0.48 Sources Original Document [ #00105726.DOCX] [v1] 22 Development Agreement.DOCX Modified Document [ #00106179.DOCX] [v1] 29 Development Agreement.DOCX Name Insertions Deletions Moves / Moves Font Changes Paragraph Style Changes Character Style Changes Inserted cells Deleted cells Merged cells Changed lines Comments color Balloons Moved Also Comparison Statistics Category Insertions 9 Deletions 5 Changes 11 Moves 6 Font Changes 0 Paragraph Style Changes 0 Character Style Changes 0 TOTAL CHANGES 31 Mark left border. By Author. 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P.—AREA 1.198 wci1 WATER QuarvTiT>'- Pas'TOEVEtovMENT PROJECT AREA 15— A l NrATER Q(/ANT /TY US —TER QUa 1 PERVIOUS AREn 7.80 nc _ Qunrvi QN ImI'CRVIOUGAREA 7.43 AC -nN 2.519 AC FT > 1.549 AG FT 'i ImPERUIOUS 49.450. wtL_wre�eunurf,HC resr.,eveU�mcrvr.vsrvcrrown,,,r- RAINFALL FOR —N /2411R DVCNT(0) 11.00IN J'Wl1LC YOLUMG RCQUIRCO DEFrIi TOWATERT F 3- WATER QUALITY /QUArvT1TV`50 %. 33728.02 —FT 0.77A -F! DEVELOPED AVAILAELE STORAGE 4951N SOIL STORAGES) 2.50 IN QFOS1 =(P 0.23) 2 /(P +O.BS) I25.vR/241IR] BA.I. rNeeo�o.IaFm__na_csHau s�ar.casr. naeov_m�uiar�A SwuE VaLUMEPROVioEo 51vALC A= 0.9 N SwaLEB= 00— .09 AC:RN TOTAL � l: rvWELL xl oESicry 2OCSICry IN /24) T5 (nT_sicry voi „rv,rrxi9.a) EEW Vw�E BERNEEN60'TO 90` O. T meo(b vrwFeErwFEry 60'ro ao' O. - T A Z (D) eR ID) 200 T r TF (SN tLF1cr1 (-'y. 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KEY MAP N.T.S ® Wo I ®14 = t �® E a � `ti' ® a setae I o S` c� N ®oazsLoaE E xvEm w Boa 5 06 I c.. i ixvEar wi -,.� I 0. 2.0 ®LS ®fin _R IVIE RA DRI N W E s M1,11 1 B11g, LLC wn SIN 33gno a �O Of w o < 0 J 5 LU g l o �z w 0 LU Of r IIIIEI 1 2.b N LEGEND DRAINAGE FLOW 2. E PROPOSEDSWALE PROPOSED DITCH/ROAD INLET 2. 2" F_ Alll'2.%T I.N GRAPHIC SCALE STORM SEWER PIPE 2. .3 2. KEY MAP N T.S R11HAR- M LE11 2 Z \ _ -_ -- __ - - 4 1 N 23. 0 —1 Al LU Of > < LU o w a g F -0 Z LU 61 J , J, U) LU ��.TEI 34 Fria NO J, -2b L aoPE 7. .23 — - — - — - - — - RIVIERA DRIVE - - -- - -- - -- - -- - -- - -- - -- - -- - -- - -- - -- - -- -- - — - — - — - — - — - — - — - --- - -- - -- — -- T DRAINAGE PLAN 11,11 Nlmlll C-2.2 N W LEGEND DRAINAGE FLOW E I PROPOSED SWALE 2. M,l — E ngg LC 211 F,," n,,e E3 PROPOSED DITCH/ROAD INLET GRAPHIC SCALE STORM SEWER PIPE 2. T 4�:3: 2 2. 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MA 5EE5HII I I I 0 A LINE _.� S EE _ S HEET C 2 7 w "� N W E EE j s Mentlian E�ngineenng LLC HT GRAPHIC SCALE L i H, .. I. ae < in eooT ` � j - zo t.0 2. I 2� 3� 2. KEY MAP N.T.S pI l ZE I ~ Z v u v li w O v o ti' F '® cr > ?p vS 0 � o r w Q H l o �Z / w cn —�Q cr PaaPasEO y ',I oa sxoPE ®a3,s,aPE I I { z �I ti it DRAINAGE PLAN. II II II � II II a �C aa�N�moa�. M 5rr5IT1111z5 !� �I. a -2.6 IT 0 �o M ATCH L S EE _ S HEET 1 _-- ( l�C � �1 N W* E EA Me�d�a�E9��ee��9Ll ��T `.. a %TI GRAPHIC SCALE _ ��m�n zo ao o u .as�roris xoeE ® oaxs�oeE Ht - - a 2.8 «v a, 2. 2.6' 2. h TT I' v ° KEY MAP N.T.S 0, ~ 0 0 LU �o a w Lu a g o w o o w Of NI FT I I HE 0 0 0 ll u ,r a e�mee. s. r � � i� �,�eoeu eeee ®easeoeE N N PLAN. it I MAI Stt Sntti t, en I C -2.7 0 A .s I z 2.� m 2. GRAPHIC SCALE 2. I .3a 2. -- I KEY MAP N.T.S I I I I I i i I I I I I I I I I I I I I I I I N W E s Me.... E.....ri�g PLC wRn�mroN aaono H Z W a �O Of f o j LU 0 J LL Q g �z w U) w Of Rase " °,E 0 N. DRAINAGE PLAN. ne C-2.8 i i i I i i i i i I N W E s Me.... E.....ri�g PLC wRn�mroN aaono H Z W a �O Of f o j LU 0 J LL Q g �z w U) w Of Rase " °,E 0 N. DRAINAGE PLAN. ne C-2.8 0 we IN BTEEL 33 F Fool BPEC) �\ 1 SILT OW Wrest r[ry HE 10 FT MAS SPANI NO lATKTE W1 sTs BOTH AT LEAST VN AES PPORTFEN CE amc "THOUT V111 —VVHI FN /// ACTHAI, R STEEL OR ) POST 36 HIVHm ? / BI ABRIC, �TI�I AI H �TIO IF ��NO�w Vj ---JUL N :S. FDOT IN T RENCH O SEC OF FELN 102 \/ Y BE JO OAS BOTH CO OWN ON DETAIL LL SILT FENCE DETAIL = "` TRENCH BOTH N�TIAE BACHFILL / I I� FILTER FABRIC SILT FENCE SHALL BE IN CONFORMANCE WITH SECTION 985, LUCY SPECIFICATION_ CONTRACTOR SHALL INSTALL EROSION CONTROLS NOTED ON DRAWINGS AND APPLICABLE PERMITS. EROSION CONTROLS SHALL BE MAINTAINED UNTIL A PERMANENT STAND OF GRASS IS PLANTED ONSITE. SILT FENCE LOCATIONS SHOWN HEREON ARE FOR CLARITY ONLY AND SHOULD BE CONSTRUCTED WITHIN PROPERTY LINES PROVIDE EROSION CONTROL MEASURES CONSISTING OF STAKED SILT FENCES ALONG THE PROPOSED LIMITS OF CONSTRUCTION AS INDICATED ON THE DRAWINGS, PROVIDE ADDITIONAL MEASURES AS NECESSARY TO AVOID ADVERSE IMPACTS TO JURISDICTIONAL AREAS (WETLANDS OR WATER BODIES) AND OFF —SITE LANDS AND WATER BODIES, MAINTAIN THESE MEASURED DAILY UNTIL CONSTRUCTION ACCEPTANCE BY THE OWNER AND THEN REMOVE AND LEGALLY DISPOSE OF SAID MEASURES. EROSION CONTROL SHALL BE MAINTAINED WITHIN CONSTRUCTION AREA BY QUICKLY STABILIZING DISTURBED AREA TO PREVENT THE RELEASE OF 5EDIMENT. THIS SHALL BE ACCOMPLISHED USING GRASS COVER AND OTHER MEANS ACCEPTABLE TO OWNER, ENGINEER AND REGULATORY AGENCIES. DURING CONSTRUCTION, THE CONTRACTOR SHALL AT THE REQUEST OF THE OWNER OR AS NECESSARY MODIFY OR RELOCATE THE EN RO —FENCE AND /OR SILT FENCE TO ALLOW FOR ACCESS AND TO COMPLETE CONSTRUCTION, U IS THE CONTRACTOR'S RESPONSIBILITY TO MAINTAIN ADEQUATE EROSION CONTROL AT ALL TIMES, DURING CONSTRUCTION, THE CONTRACTOR SHALL PROVIDE TEMPORARY SEEDING AND MULCHING FOR AREAS THAT HAVE BEEN CLEARED AND NOT REWORKED WITHIN 7 CALENDAR DAYS DURING THE WET SEASON (APRIL THROUGH SEPTEMBER AND 14 CALENDAR DAYS DURING THE DRY SEASON (OCTOBER THROUGH MARCH). ALSO, ALL SIDE SLOPES SHALL BE SODDED OR SEEDED AND MULCHED WUHIN 7 DAYS DURING WET 5EASON AND 14 DAYS DURING THE DRY SEASON, ALL SURFACE WATER DISCHARGE FROM SITE, INCLUDING DE— WATERING DISCHARGE SHALL MEET STATE WATER QUALITY STANDARDS PRIOR TO REACHING ANY WATERS OF THE STATE INCLUDING WETLANDS, IN THE EVENT THAT THE EROSION PREVENTION AND CONTROL DEVICES SHOWN IN 7HE5E PLANS PROVE NOT TO BE EFFECTIVE, ALTERNATE METHODS FOR MAINTAINING STATE WATER QUALUY STANDARDS FOR DISCHARGE FROM THE CONSTRUCTION SITE WILL BE REOUIRED_ ANY ALTERNATE EROSION PREVENTION AND CONTROL DEVICES MUST BE APPROVED BY MONROE COUNTY AND SFWMD COMPLIANCE PERSONNEL PRIOR TO PLACEMENT. THE SILT FENCE HAS BEEN SHOWN COMPLETELY ENCIRCLING THE PROJECT AREAS, THE CONTRACTOR SHALL ESTABLISH INGRESS AND EGRESS ROUTES THROUGH BREAKS IN THE SILT FENCE_ GRAVEL AREA SILT FENCE II I I I YC O z rTl GRAPHIC SCALE tA, - 1So n_ N W E S M ,d— E —Ug LLC ey Flo ritla -1 z z w a �O � o > j L J wa W z l o w W w ANT A resre" °TED T�lIre. EROSION CONTROL PLAN e C ee3. POTABLE SCALE, ` 4 THE NE' MAINS "ALL BE IN4ALLED A NDARDS (SEES NSJ. HIC RESPONSIBLE FG GRDINATING WITH THE "AS FGR L INSRFCTIONS. TEST$ INSTALLATION PROCEDURES. ETC CO 2 R 5 NSTALLING THE WATER LINE TO 5 FT OUTSIDE OF THE WATER MEIER R ED 5FI TOWARDS THE HOME] I THE CONTRACTOR ATALL NOTE' ALL IT El ITH FA' L WATER MAN RIC OU RS PRIOR TD STARTING WORK AND HALL CGaROINArE WORK "WITPR IF I, REPRESENTATIVES THAT 4 HALL NOTIFY TH UPETI AN ROUGH FR AL ExeLUOV B E LEGAL WHEN IN SPE C TIONS lElU PER AT OTHER LIKES, THE CONTRACTOR RESPONSeLE FOR A LL COSTSNCURRED AP E MAKING THE FAA FOR SUCH OF ON, 5 THE CONTRACTOR CONNECTIONS TO EX�STING WATER MAINS UNLESS AUTHORIZED THE R FKAA, ILE SUCH TIE -INS SHALL BE SCHEDULED WIN THE TO A 4d HOURS IN TOR MAV BE RESUIRED. SAK 6 R ALL TA FLUSHING, IN CERTAIN INSTANCES, TO HALL HAVE AA E A ALL TIMES WHO IS OGLISHIF NGUAGE. WPITN' OF 'KNT 8. NO CA BE R MADE N TO PLANS THE WITHOUT THE WRITTEN APPROVAL OF THE FKAA LET ENGNEERNA DEPART MEN I A NFOCRAT ON 'IT OKVN ON THESE DROANINGS AS TO THE LOCATION OF EXISTINC UTIL171ES HAS BEEN INFORMATION IS NOT MOST AND D T SHALL BE THE RESPONSIBILITY OF WTE TO ILITIES. REPAIRS TD DAMAGED WATER LL E RE ,A No ED CAVA TON SHALL PIE PEIMTTEF N THE AREA OF THE TRANSMISSION PIPELINE WITHOUT AN THE _ MAIN VALVE OR MAKE A TAP ON ANY WATER CGNTPATO' MAIN UNLESS AN SHALL FKAA REPRESENTATIVE IS PRESENT. 'I HALL SUBMIT A BAR CH CONSTRUCTION ACTIVITIES, ALL NDCATHNA EMENT A SHALL BE SU BM I TTED FIVEM() WORK DAYS PRIOR THE PPE 0NSTRUCTION MEETI NG TH THE FKAA CO ORS E DF THE AREA AT NO I ME 'HALL THE LOAD vA'S BE IN GO NVENEN A E To THE UT PROVIDING A WELL MAR AND EASILY ACCESSIBLE ALTERNATIVE R SIGNS AND MARKERS SHALL BE PROVIDED IN AND WITH THE FLORIDA D.O.T. ROADWAY AND TRAFFIC DESIGN STANDARDS (TOPIC #625- 010- 00 }8). CONTRACTOR SHALL SUBMIT TO THE E(5) THA PLAN USE O SHALL B TW AND /OR SFR PING G R WILL ALSO BE I. ,AN FLAG F OPERATIONS WILL IN WITH FDOT REGULATIONS EE ED. ALL DISTANCE OF 1E NOTES BETESEEN THE OUTSIDE OF TH E SCALE, M AN AND THE OUTSIDE 0 F THE SEWED ACTEN ABOVE T PAR "TCAL HE SEWERS MAINTAIN A MINIMUM VERTICAL SEPARATION OF 6 F NCHES AND INSTALL THE WATER N 5 INTS ARE EQUIDISTANT AND AS FAR Al POSSIBLE (NOT LE55 THAN TO FEETE I R THE 11 rElE M LESS THAN CA . N OTHES CONSTRUCTED OF CLASS COVER THE WATER MAN SHALL BE 52 DUCTILE IRON PIPE NEVER INSTALL A WATER MAIN WITH LESS THA 20 NCES OF C OVER 16, WATER MAINS SHALL BE LAID TI 6 FEET HORIZONTALLY FROM ANY EXISTING OR PROPOSED THE PRACTICAL 6 L F00T AR DN. THE W TER MAIN MA E B INST LLED C OSE TO THE SEWER'NOT LES THAN E PROVIDED HAT HE WATER MAIN S LAD IN A 5 PAR I LOCATED TRENCH REED AN ELE VATIONRTHAT L ORD TO THE THE BOTTOM OF WATER MAIN N IS AT LEAST 18 �INCHES ABOVE S THE TOP �lL STANDARDS AND SP OR GTHE, 1 E LOCATED OUTSIDE OF THE PROPOSED SIDEWALKS IN A 19 ALL C-90D PIPE SHALL BE DR-N3 15C PSI PRESSURE CLASS REFER TO TECHNICAL SPECIFICATIONS FOP MORE INFORMATION PLANTE, 1 , SE (n Z F1 GRAPHIC SCALE 1 m� -Loon_ N W E S M""' E ; B11g, LIC wen Fly 111T z z Lu G a 0 tt \ O Q 0 J Lu g Z w U) w THIA WATER PLAN eCee4.© N W J) z GRAPH SCALE: 2_ KEY MAP N. T S M —I E LU 0 LU Of > C:I < Lu 1 0 LU LU Of D-1 By h.-d By I I A T' WATER PLAN RIVIERA DRIVE —. &"'4.1 —E e 211 0 4.8 s LA z 4. m 4. - �� oR��ooda33o,o a GRAPHIC SCALE 4. a� 4.3a 4. KEY MAP N.T.S � O O w O O � a O i O O 0 J W F o O <p O o O O W Q g 0 W o o O ° O C o J J LU U) Of 15 F f WATER PLAN __ -__ - - ___ - - -- RIVIERA DRIVE . enaa� N�moa�. 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I 6 KEY MAP N.T.S 0 w O o Q w d< �z \ w T co w L a �9m a�� oT i' \ TnI WATER PLAN � -4.5 MA L�NE 5tE5H���4 H 0 W MArC,LINE SEE SHEET 4, N � W E A) z GRAPHIC SCALE a as eExo �ororxnva ww.Ewuix M1,11, El, 11g, LLC wes��Fio�riaa33oao� ae <iN ml 4 8 4.7 4. m .2 4.3. KEY MAP Z N.T.S LLI a �L - Do Lu Q s �z LLI f� U) LLI Of d By oq N � a NaT o �S ,—dLlallo ;X PLAN I fHI WATER A C-4.6 MAIIHL�Nr ��� H.. LINE N 2117 0 o o ° I � so a�o�asEa��.aa�LO�a —CH LINE SEE SHEET C48 ° _ o N W E EE �\,,XX.yy Mentlian E nng LLC .� warEamcix O .H.- ,�o.P�,i GRAPHIC SCALE I. H 4.8 4. 4. 2� 3_ 4. KEY MAP N T S ° I Z 0 ° ° 0 ui o ° ° o �w ° , o ° LU Q s �z w U) ° w HE 0 ° HE o ° ° ° HE 0 WATER PLAN G4.7 M— NI III IHIII I i 0 z 4.� W 4. GRAPHIC SCALE 4. M,d—E,g -,,g LLC AST oR��T�oN,�s,o, ,� 2a',, 4. T .2 .3� .4. �u KEY MAP N.T.S Z LU a �0 - D� J Lu Q g �z LU U) LU Of 0 0 T' WATER PLAN r , 0 N 2 CONTRACTOR S neenng LLC w m a3oao �r '� I I LS 1 ore Lr. rr�soa���na�rw,i. 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THE ENGINEER SHALL BE NOTIFIED AT MG Es B _ L sr ae ryouas PC OR TO Fwsrywc THE UNEs MAINLINES SHALL VNTH ASrM3masoRSS AND LA HALL COMVEV VNTH ASrM3ma eDR2s. rvi ForecF MH - w Fiaa OF REPLACING ANY SEEPER MAN THAI IS DA— e ACroR eHPLE NCw DETHECOeT nra aav MANHOLE TABLE BALL ELEVATIONS IN NAVE) 88) Tw��l - - - - - - ID RIM ELEVATION= INVERTS± NOTES NORTH SOUTH EAST WEST MH -1 2.65 - -- -- -1,84 - -- NONE auireeMSrvrs as reannWiTr crvoerenaouno ossaixm iry THS F.aEP. aurss aFarxS aow ree onnoMiwsTPnnanmcF orenws musrxSnT U_nrsoFSSTFaaen nnrFxisrmeoa PreoPasm�onsiTs LS -1 2. @7 — — — -3.26 NONE iFac). rxFSSSmsreaUov amuireemsrv�snau avPSV esrwmn rvewsv nosl as oeFirvmin smrioN III mus�z�. FS.. Mh+2 2.22 — -2.28 --- --- NONE ,,,,.I IT cnurrurvssano SxunnccaPao YOSm Inurvunss. orenwnSms,nrvoIasnsSTPnrs. sraus wauoFSSPnc TAI MS. MH -3 2.16 -3.12 -3,20 - -- - -- NONE Fere rxe vurevossoF rnisraersaecu�ro�mvear Easxau Mean urvreesraic�o A ITT IF T.EFII MT-4 229 -4.29 -4:42 -4.50 — NONE saviTaayssv SasnauavPS mPna sFV,aas All sFaFreariary usrFO FOa _ ouaory THE asasaroF SxareF m SS °w�su mrvss LS -2 2.49 - -- - -- -- -4.61 NONE n MI+S 2.27 -283 -2.74 --- --- NONE n. nusmSxnT Ory osT. ncss nxs FIRM aurs oe aFP VSro ours os oFHIE, no wneasn� varea MA c no 11, uss MH -6 2.29 -2.21 -- -- -- NDNE _ 11 oanwasravoaaos MH -7 2.28 -2.22 NONE E rocarm ar SSasroirvcHSS E rnSTeP CF TI-1 Caa1nvsFnsa. - MH -8 2.22 -3.14 -3.23 -- -- NDNE +Fmso, FUSS Hsa,nisEassrreninFOSOinrs FOremHs MH -9 2.43 -4.53 -3,74 -4,61 - -- NDNE annoy aF �owiTn LS - - SS FoacFmninsore unremmicrmauaucnaess -3 3.10 -- -- -- -4.75 NDNE MH -10 2.32 -2.18 NDNE 0 5.8 V) z 5.� W 5. s � Meoa�a� eagmean�g �c 5. wR "o GRAPH SCALE — -- - 5. .2, 5. 5. H KEY MAP N.T.S H N LU C2 0 a Of > <w r J Lu MH -9 ® ° — Z LU LU INI 'M ° ° ® ° I \ -- ee �F.aFes Ea�i. a. s�aaE aac[Inaix �a.. u[sia eaac[�a � SANITARY SEWER - PLAN RIVIERA DRIVE _ a NI-1 _ C -5.1 �,a —Ee 211 0 _ W E 5.8 s U) z 5. m 5. — �� oR��ooda�o,o ae GRAPHIC SCALE 5. ,tee =Pow 5. 5.3i 5. KEY MAP N.T.S O � O O O Z �� OO OO F h. O OO 00 O O LU O O O i O O L o Of O O LL W Q g C3 H Z ol LU _ _ ---__ MH -7 J LU Of __ _ _RIVIERA DRIVE. I I I o SANITARY SEWER PLAN eCee5.2 0 5.8 z 5. m 5. GRAPHIC SCALE 5. 5. 2 3 5. KEY MAP N.T.S O ° O O O w O O O O O O 0 0 0 0 O O O O O O d i O \ i o Q f LU O� Oo F O Lu a g O O Vl/l =H ® ®® O O 0 0 O O 0 0 O O O Hz LU 0 o U Co C3 C3 ___— _ - - - ----------------------- —�H5 _ - -__ —___ __ — _______�— J -- �— _________ —___ MH -� � Of o. aamcaa ra NO. iaxFxaF s Eauw. o.x saaE LS -2 __ __ - __ _ - - __ - - RIVIERA DRIVE -- -__ - SANITARY SEWER PLAN — l NI-1 0 M LINE SEE SHEET C 15 � N r W E z wacE xwx oscxAwis ix,onx 0 1 Mentlian E�gii�g PLC ey 33oao GRAPHIC SCALE <iN TI o a 1 L,.a,esE ®a.xsLa ,a L, :a,e sEa . ®oazsina 0 0 O O O y o o r 0 0� MH -2 X T yC v r Y a � O ° / 5 Y 0 0 Y 0 0 0 T ���''Jy \6i Z LU �'�y yC) T T C) a � x o J d o LLI yU C yV'�i < > ® o �. S � < c a g —• OOY J J �y U yY ° ° L/ 11 v _ _ a n y \ Y y LU LU Z Z LU LU Of oar �a e aN ° No,Eo ° 5.� _ 5. z 5. ] 5. Z 3$ 5. 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GRAPHIC SCALE 5. M,d—E,g -,,g LLC w`w F��Ida33o;o° AST oR��T�oN,�s,o, 5. 2 5.3 .5. �u KEY MAP N.T.S Z LLI a �0 - cy J LLI Q g �z LLI U) LLI Of INI MH -1 sEwEa w,i. ®o.x s�aa[ re p � \ SANITARY SEWER O 0 PLAN ee , e,. C -5.8 .All—NI 0 FINAL BACKFILL MIN, COVER TO MIN. COVER TO RIGID PAVEMENT, H t FLE %IBLE PAVEMENT, H INITIAL BACKFlLL r A 1A *6N NING SKATE BRICKED � SPRINGLINE To'GR E°ByCONTRAGTOR AN IIOLE OOVENINC DIAMETER HAUNCH AND SKATE aieo GG11 LL O INS us. 5EA w/ NON SEET NG SHRINK 4 ECR 1-24 PIPE DF 6" FOR 3O' -60 PIPE SUITABLE SUBGRADE RI e" 1) ALL PIPE SYSTEMS SHALL 8E INSTALLED IN ACCORDANCE MN ASTN D2321, "STANDARD M e E (TYI) PRACTICE FOR UNDERGROUND INSTALLATION OF FERMI PIPE NR SEWERS AND OTHER 2 D 2 MI G"" FLOW APPNCA11ON5`, LATEST RNDIIIW ELESA I0N5 T E N IT IMUM EL J MATCIF 2)MEASIAES SHOULD BE TAKEN N PREVENT M10RATON OF NATIVE FINES INTO BACKBLL 1 F N E C DROPS COLDITIONS MATERIAL. WHEN REWIRED V / p � To IRANO RacK 3) SURABLE SUBGRADE WHERE THE TRENCH B07N IS UNSTABLE, THE CONTRACTOR SHALL B B .. - L } �S eRQU /MOpTAS 120 F DFPN REWIRED BY THE MONEM AND REPLACE YON SUITABLE MATERIAL AS _ S R E ED ) AGENOED T. EMCAYATE i0 A ,T SPECKED BY NE ENGINEER. AS AN ALIERNAINE AND AT NE DISCREPON OF THE DE §GN TOP OF CASIN ENGINEER, THE TRENCH BOTTOM MAY BE STABIUZED USING A GEOTEXTLE MATERIAL � w ELEV. _ - 0.1 4) M6P➢1B4; SUITABLE MATERIAL SHALL BE CLASS I, II OR III. THE CONTRACTOR SHALL PROVDE PLAN REINFORCEMEAN SECTION DOCUMENTATION FOR MATERIAL SPECIFICATON TO ENGINEER. UNLESS GNER'MSE NOTED BY NE PIP[ _ ENGINEER, MINIMUM BEDDING THICKNESS SHALL BE 4" FOR 4"-24" PIPE; 6' FOR M -60' PIPE NOTES _ 5) INIPAL GACKFlTL SUITABLE MATERIAL SHALL BE CLASS I, II OR III IN THE PIPE ZONE 1 SHALL BE 4000 PSI AT 28 DAYS, TYPE II CEMENT _ EXTENDING NOT LESS THAN 6" ABOVE CROWN OF PIPE THE CONTRACTOR SHALL PROVIDE 2. ALL REINFORCEMENT MAY BE WELDED WIRE AS PER ASTM / ,Ta"�,', DOCUMENTATION FOR MATERIAL SPECINCATON TO ENGINEER MATERIAL SHALL BE INSTALLED AS C -4]8, #4 @ 12" O.0 E W. '�" , 6) IN TOR of MN VER: MINIMUM COVER, H IN TRAFFIC APPUCAGIXJS (CRASS OR UNDSCAPE 4. BO AOM I SHALL GRATE BE D FDOT TYP C AS CN OR MANHOLE CASING GOTH NON-SHRINK OMIT NK GROUT IN MnrvuoLE opEN c cnslrvc ER AREAS) IS 12 FROM THE MR OF PRE TO GROUND SURFACE, ABDITONAL COVER MAY BE 5. STRUCTURES TO BE SET ON COARSE AGGREGTE BEDDING. REWIRED N PREVENT FLOATATION. FOR TRAFFIC APPUCAGONS MINIMUM COYER, H. IS 18' UP TO 46" DIAMETER PIPE AND 24' OF COVER FOR 54' -50" NAMETER PIPE, MEASURED FROM TOP STORM DRAINAGE INJECTION WELL OF PIP BAFFLE BOX �1 STORM WATER E TO BDTTBM OF T;EIBLL PAVEMENT OR m MR OF RIGID PAVEMENT. �� CATCH BASIN 4� NTs � N B 41 TRENCH AND BACKFILL DETAIL �J N �D/ NTs * .�PN MANN LE OPENING �IOLE (TYP) TOM — �DF EIT IRWIN. WITH NON-ATRINH .—T MANHOLE OPENING STORM DRAINAGE BAFFLE BOX STORM DRAINAGE BAFFLE BOX STORM DRAINAGE BAFFLE BOX NTs U NTs U NTs N W E 5 Mentlian En Bneenng LLC wRW FNIHS 110 H Z W a �O � o j 0 J wQ g _F �Z ELL! ELL! AH—H DIM ON Iua' DRAINAGE DETAILS eCee6.© PVC PI PE RESTRAINT JOINT SCHEDULE FLORIDA KEYS AQUEDUCT AUTHORITY KEY WEST, FLORIDA D , L ,WR69 6TAxD,RD6 EN - N - m 41s' pm oR' (ND FCS) DRxIxD xw ) � 1 INAL. Blax oR nxcnoR J HERE ABEA MB. ELEVATION VIEW II p� TYPICAL PLAN VIEWS J'� TYPICAL PLAN VIEWS HO ES 1. CONCRETE SLAB MAY BE ELIMINATED IN AREAS WHERE SIDEWALK B INSTALLED PR 2A. TAPPING SLEEVE ND E USED T WHEN EXGTING LINE IS HOT. 2B. TEE -USED WHEN LINE S NEW. 3 IN 2 -SIDED BLUE REFLECTORS WITH BUTYL PADS. INSTALL IN THE CENTER RANT ASSEMBLY DR o. INSTALLATION A HYD A 9 9 FLORIDA KEYS AQUEDUCT AUTHORITY KEY WEST, FLORIDA BRASS ID DSc VALVE BOX S E PROTRUDING, NON PE ETRAT FCKHOLES AND THE HE LETTER T (ax[) 6' CONCRETE COLLAR SHA E fHPO� A LEVEL AND SMOOTH FINISH NWLLED) 199] IN PAVED AREAS (NOTE 1) 3D' IriiLMi'TiiDwx9 -19 MATCH EXISTING DR PLAN VIEW REBAR DETAIL PRO OE 1) SURFACE Epzp NOTES 1 AND 9 5 . _ G' MI OF RISER MN PIPE TO TO ST STOP) S i C -900 PVC - RISER PIPE (LENGTH VARIES) STAINLESS STEEL RISER TO BE NOTCHED NUTS & BOLTS 10 PREVENT MOVEMENT D.I. DATE VALVE D.I. OR WC MAIN AMES, E 11— VIt Y 1. CONCRETE COUAR ALSO MAY BE FORMED AS A 30" DM. CIRCLE UNDER PAVEMENT. 2 I BE REQUIRED. lusinu VALVE Box LID 1/2' ABOVE SURFACE. ps REanR sluu 1. U.S. F. NI 7615 OR APPROVED EQUAL WITH 6" DM. RISER FOR VALVES 6' DM. OR SMALLER. 4. U.S.F. ND. 7630 OR APPROVED EOUAL WITH lD DM. RISER FOR VALVES B" DIS. OR LARGER. 5. RESTRAIN AS REOUIRED PER DETAIL NO. 4. G ATE VALVE AND BOX DR o. A 5c FLORIDA KEYS AQUEDUCT AUTHORITY KEY WEST, FLORIDA RE RE :E C— AND DRFANC METEM.iRMDNxu XHALL PASS TH_ R, Zi L IXIIBVEDF RDCxa AND D TRENCH DETAIL DPA AN c 0. FLORIDA KEYS AQUEDUCT AUTHORITY KEY WEST, FLORIDA EXN DISTRIN BUTION THRUST BLOCK MAIN- 3/4 TEST PLUG STAINLESS STEEL FLANGED MECHANICAL TES.' PRES TES TAPPING SPECIFICATIONS on TAPPING SLEEVE AND VALVE Da cN o FOR DISTRIBUTION MAIN Aw7 FLORIDA KEYS AQUEDUCT AUTHORITY KEY WEST, FLORIDA 5] 5 STRAIMER p5 REBA •B" Y' (MIx.)(rvP.) 12'.12'.1 SUN E SECTION WEW R m' eh` QQ cDMPw,w wnTER NELER 01 DURDI OF METER DR METER VAULT PWec�s M CAR VALVE. MAY e[ . INSID[ TO — PR[v l jl (D.I. Ru R THAN I. (REFER TO DRA �s ^ ID ET x E 11E A x HD nc nw Lx xwuN ODVER, 11 Ix PucL IDR ©ro ND/DR vnNE (ul. FDR E E DM. GRUTER uMx 1.1 i Q e• - Lrt (NDIE 1) :B cROLNNC To DEAL OPEMING, WRAP PIPE WRH #15 FELT 2. SIMLL BE RMINTNNED PER RMxuFM'TU.. REETRREIIENTS.HE CL 3 ", 4" AND 6" METER ASSEMBLY D o. cN 7- It s X 14 FLORIDA KEYS AQUEDUCT AUTHORITY KEY WEST, FLORIDA U.S.F. No. 7630 VALVE BO% ` 2" BRASS SOUARE HEAD PLUG W /LID NARKED WITH A YI' CONCRE AL AROUND 1 L —� V ROUND B° 2' DA. THREADED SCHEDULE SO PVC TD" DA D.I. OR C -900 PVC FILLED W/ PEA STONE TO W /IN 1B" OF TOP RESTRAIN JOINT PER DRAWING ND. 4 WATER MAIN ECCENTRIC TAPPED HOLE 2 " -9O BEND (BRASS) 1' FROM EDGE M.J. CAP OR PLUG W /2' NPT 2' DM. SHORT NIPPLE BRASS, LENGTH " ELEVATION VIEW NDTFC. TO BE USED AT LINE END WHERE FLUSH -OUT ASSEMBLY IS SPECIFIED. 2. IN UNPAVED AREA INSTALL VALVE BOX LID 1/2' ABOVE SURFACE. p5 REBAR SHALL BE REQUIRED. 3. ALL PIPE TO BE SCHEDULE 80 PVC. 4. ALL FITTINGS TO BE BRASS. N FLUSH CUT ASSEMBLY DR o. A 8c FLORIDA KEYS AQUEDUCT AUTHORITY KEY WEST, FLORIDA DUE K IRM61Rn rcxxns) PL[ PPl �Re'M"nroynrcN) (RD[ninlxeogMM I . p[FF,[p�,a sE«a:RDD;T:i NIPPLE[' .q 2, PR CU ME 0 `PUe""WI{LD NOTE . IS n1 SECIW)N A i /] D UNNIR " .1— SEPARATE FIRE LINE WRNDETwL No A/ DOMESTIC METER f$ (1 Of 2) FLORIDA KEYS AQUEDUCT AUTHORITY KEY WEST, FLORIDA N W E S z z LU a LU LU Of > o j LU 0 J wa g �z LU 0 LU Of V WATER DETAILS PP -R LINER I - 1. CONTRACTOR SHALL PROVIDE AN ADEQUATE SUPPLY OF 22)4" 45' A-LOC MANHOLE FRAME AND COVER WATER MAIN SEWER MAIN CONNECTOR -- fir CONCRETE EXTENSION RINGS \� 6. BACKWATER VALVE SHALL BE A MODEL ML4 %P (ADAPTA- VALVE) WITH CHIMNEY SEAL OR HOPE SEWER MAIN WATER MAIN " PIPE POLYETHYLENE LINER STUDS ANCHORED SECTION WATER OVER SEWER MAIN SECTION SEWER OVER WATER MAIN PVC TRANSITION PIECE TO BRICK WITH GROUT ALTERNATIVE 1 HOT AIR ROD DETECTION TO SCH 40 PVC FINISH GRADE GRAVITY SEWER MAIN WELDED TO PP -R WALL SEAL JOINTS WITH 1 LAYER LINER JOINT SEALANT AND EXTERNAL B 1. ME OF PIPE a SEWER PLACED IN A CONTINUOUS RIP 6' MIN 6' MIN PVC SLEEVE Y Y ONLY) JTOYPT JO (PP -R LINER SEWER STUBOUTS IN MANHOLES NITS WATER MAIN NOTE: NOTE: 1 }re' APPLY BONDING 6' VERTICAL SEPARATIOJ ND VERTICAL SEPARATION o V REQUIREMENT IF WATER o REOUIREMENT IF WATER AGENT TO ALL CONCRETE SURFACES ABOVE SANITARY ABOVE SANITARY ALTERNATIVE 2 ALTERNATIVE 3 10' - NQm: 1. FOR SANITARY SEWER MAINS CROSSING UNDER WATER MAIN$ MEET THE REOUIREMENTS OF ALTERNATIVE 1, ALTERNATIVE 2, OR ALTERNATIVE 3. w 2. FOR SANITARY SEWER MAINS CROSSING OVER WATER MAINS. MAINTAIN A Q CONNECTION SLEEVE BY A -LOK PRODUCTS, INC. INIMUM VERTICAL DISTANCE OF 12- INCHES (BETWEEN THE INVERT OF THE UPPER PIPE AND THE CROWN OF THE LOWER PIPE), QB MEET THE a o REQUIREMENTS OF ALTERNATIVE 2 OR ALTERNATIVE 3. ',� : SANITARY SEWER AND WATER MAIN CROSSINGS Ts ' t , , —� RAM 750 MASTIC MANHOLE CONNECTION SLEEVE NTs DETECTION TAPE (NOTE 1) NEW SURFACE — — m 0 TRENCH w BACKFILL PPE ZONE - o AS SPECIFIED SANITARY SEWER PIPE OD PIPE BEDDING 6" MIN. AS SPECIFIED FOUNDATION STABILIZATION WHERE REQ'D MIN. WIDTH — UNDISTURBED PIPE OD t EARTH 16' - 24" NOTE5: 1. 2' WIDE DETECTABLE WARNING TAPE SHALL BE INSTALLED BETWEEN 5" AND 12" BELOW FINISHED GRADE ABOVE ALL SEWER MAINS. 2. PIPE SHALL BE BEDDED IN COMPACTED GRANULAR SELECT MATERIAL FREE OF ROCKS, CLAY, AND ORGANIC MATERIAL. BEDDING SHALL PASS THROUGH A 3/8" SIEVE (NO. 57 STONE). 3. TRENCH BACKFILL SHALL BE PLACED IN 12" LIFTS. 4. CONTRACTOR SHALL PREPARE THE TRENCH FOR ASPHALT PAVING, WHERE APPLICABLE. ACCORDING TO DETAIL 10 ON SHEET C -8.1. TYPICAL SANITARY TRENCH U NTs I(L� 1. F'n4°glYf"°' �� FORCE MAIN TO MANHOLE CONNECTION ITS EXTRUSION WELD, 4 EACH 9 "x12" PP -R PADS WITH STUDS UP AFTER AFTER CASTING BASE SECTION. THESE PADS ARE USED TO ANCHOR THE INVERT BENCH NOTE: PP -R LINER SHOWN ONLY PLAN MANHOLE RING AND COVER PRECAST RINGS AND BRICK TO GRADE 1. CONTRACTOR SHALL PROVIDE AN ADEQUATE SUPPLY OF 22)4" 45' MAIN, AS DIRECTED BY THE ENGINEER. MANHOLE FRAME AND COVER �8 SHALL BE PROVIDED AS REQUIRED. TERMINATE SERVICE AT CONCRETE EXTENSION RINGS LOCATION DIRECTED BY THE ENGINEER. 6. BACKWATER VALVE SHALL BE A MODEL ML4 %P (ADAPTA- VALVE) WITH CHIMNEY SEAL OR HOPE NORMALLY OPEN, BY MAINLINE. ( http : / /Www.backwater- val,es.com /) " EXTENSION RINGS POLYETHYLENE LINER STUDS ANCHORED METER BOX AND COVER PVC TRANSITION PIECE TO BRICK WITH GROUT DETECTION TO SCH 40 PVC FINISH GRADE GRAVITY SEWER MAIN N SEAL JOINTS WITH 1 LAYER AV JOINT SEALANT AND EXTERNAL R JOINT WRAP SEE JOINT DETAIL t RIP " S /I.D. VARIES DEPENDENT ON PIPE SR E SEE STUB -OUT DETAIL COMPACTED PIPE BEDDING REINFORCED TO A.S.T.M. C -478 SPECIFICATION NOTES: 4. CONNECT AT TRENCH WALL OR AT SERVICE CONNECTION AT SEWER 1. CONTRACTOR SHALL PROVIDE AN ADEQUATE SUPPLY OF 22)4" 45' MAIN, AS DIRECTED BY THE ENGINEER. AND 4' WYE BENDS TO MEET VARYING FIELD CONDITIONS. 2. LENGTH OF SERVICE PIPE VARIES AT EACH SERVICE CONNECTION AND 5. WHERE ADEQUATE SEPARATION BETWEEN WATER MAIN AND SEWER LATERAL CANNOT BE PROVIDED, INSTALL 8" SDR 35 SLEEVE AS SHALL BE PROVIDED AS REQUIRED. TERMINATE SERVICE AT DIRECTED BY THE ENGINEER. LOCATION DIRECTED BY THE ENGINEER. 6. BACKWATER VALVE SHALL BE A MODEL ML4 %P (ADAPTA- VALVE) 3. INSTALL MULTIPLE METER BOXES AS REQUIRED TO BRING TO GRADE. NORMALLY OPEN, BY MAINLINE. ( http : / /Www.backwater- val,es.com /) 7. SEWER WYES SHALL NOT ENTER THE SEWER MAIN AT A 90' ANGLE. POLYETHYLENE 6.4" REDUCER SDR 26 TO SCH 40 METER BOX AND COVER PVC TRANSITION PIECE 6x4" REDUCER SDR 26 DETECTION TO SCH 40 PVC FINISH GRADE GRAVITY SEWER MAIN 5' BACKWATER TAPE TRANSITION PIECE VALVE t 6 V f / }' SEE J / // I J / / L NOTE 1 fi" _1111°111 IIII II ERVICE PIPE 1.OR MIN SOLVENT - CEMENTED WYE SD 2 R fi SLOPE WATERTIGHT CAP SERVICE SOLVENT - CEMENTED COMPACTED PIPE BEDDING AS WATERTIGHT CAP SPECD TO UNDISTURBED EARTH 6' SERVICE PIPE POLYETHYLENE PIPE tPIPE SDR 26 METER BOX e-COMPACTED I AND COVER UNDISTURBED SEWER EARTH MAIN SINGLE WYE PLAN VIEW GRAVITAIN SECTION VIEW III DING OR CONIC ENCASEMENT, AS SPEC'D, AGAINST UNDISTURBED EARTH AT EACH WYE LOCATION �6\ TYPICAL SANITARY SEWER SERVICE CONNECTION NTs SECTION A - -PP -R FLOOR LINER EXTRUSION WELDED TO WALL LINER ALL AROUND INSIDE PERIMETER AFTER CASTING �1 PRECAST MANHOLE U NTs EXTRUSION WELD PREFORMED GASKET BOTH LINERS 2' WIDE PP -R- -- CAP STRIP WELDED TOP EXTERNAL AND BOTTOM (PP -R LINER) JOINT WRAP (BOTH LINERS) PP -R- �1 MANHOLE JOINT DETAIL NTs US FOUNDRY 230 OR APPROVED EQUAL FRAME AND COVER CONCEALED TYPE PICK + HOLE (z- REO'D) LETTERING "SANITARY SEWER" PAVEMENT 2•_61 B" GROUT IN UNPAVED AREAS GROUT 2' -619" z• -10" 3' -S 1 /" NOTE: MANHOLE SHALL BE WATER TIGHT. STANDARD MANHOLE FRAME AND COVER NTs F.* E z Z W a LU tt W o 0 J Wa g Z W co W Of SEWER DETAILS r EMERGENCY INFORMATION PLAQUE ENGRAVED ON 2 -PLY PLASTIC IAMINATE TO INCLUDE: A. NAME AND PHONE NUM BER OF PERSON TO CONTACT IN CASE OF EMERGENCY NAME AND PHONE NUMBER OF SEPTIC TANK COMPANY TO CONTACT FOR PUMP -OUT IN CASE OF OVERFLOW EYS 1111 - 3-INCH GALVANIZED, PIPE FILLED WITH CONCRETE 1000 PSI CONCRETE— CONTROL PANEL SHALL CONFORM TO FDEP REGULATIONS CONTROL PANEL LOCATED 9 100 YEAR FLOOD PLAIN (AE 9) FRONT VIEW SIDE VIEW HIGH WATER GENERATOR RECEPTACLE ALARM LIGHT 3R ENCLOSUR (PAD E (PADLOCKABLE) o °a "mow 8., MAIN DISCONNECT LIGHTNING ARRESTOR F 115" . A' 'U' CHANNEL (TIP) HOT DIP 2` CONDUITS TO WET WELL GALVANIZED UN -STRUT AND HARDWARE c.e. r ELECTRICAL CONTROL PANEL BY PUMP SUPPLIER (NOT TO SCALE) NRsss IWN.w, E` `o�� °m°o[,M[ .,m ,.[ EX`ZEEx Fm Lwos. LIFT STATION Ix lP ° —LQ VALVE VAULT PAN � .AL .1-1 4 }3' ,.HM 1 2 ` NONx,[<n.x°[ . a•ixL[a aaL �g ) ° eiMN nP[ 9iPP°sls .—ANKE DIP X PPE GUIDE IA. NOTE. LIFT STAnGN ,E ALL PIPE SHALL BE SCH 80 PVC. G1 ll ssuq [os snunsl �aa�aa loi ee m loi E E N w E S H Z W a �O Of f o < J W Q g lo � co w Of ANF BILL OF MATERIALS BM Bt B2 B BR REC N E ERG BREAKERS PLIM BREAKERS COJTROL BREAKER RECEPTACLE BREAKER DUPLEX RECEPTACLE � QW .-22. QOU1IS QCU115 591 -I _ Z WIRE CO CODE GR SP OL / � GENERATOR RECEPTACLE LIGHTNING ARRESTOR SURGE ARRESTOR 1HERMNL RELAY s AM D34RS MO603 CA6D3 LR 1]1 p.0 R) I TII . LIFT STATION Sc START CAPACITOR MYERS RC RUN CAPACITOR MYERS SR START RELAY MYERS 23499CDDD 214990000 _NCOOD AL HORN SIL TEST ALARM LIGHT ALARM HORN SILENCE RM TEST O BROYIN 2 — RED LRX-4b 87GP -N5 PB4 6FA54 -73 DETAILS Rt ALT ODE ETM1 / 2 DPDT RELAY ALTERNATOR ALTERNATOR MODE SWITCH SEITME ME TGH EL�P 3 — ORANGE 4 — YELLOW DESIGN CONDITIONS DESIGN CONDITIONS DESIGN CONDITIONS PILOT LIGHT TS 5 — GREEN j _ PURPLE MODEL. MYERS WGL20, 2 HP TON MODEL: MYERS Ill HP MODEL: MYERS WG20. 2 HP PANEL ENCLOSURE 6 - MAY - WHITE IMPEL LER G 4 P01 �2 INCH DEAMETER2 FT IMPELLE, 4P 1/2 INCH Ci AMEOTEF F OH NPELLEFG 4P 1 INCH LEAM TER OH N w E S H Z W a �O Of f o < J W Q g lo � co w Of ANF BILL OF MATERIALS BM Bt B2 B BR REC N E ERG BREAKERS PLIM BREAKERS COJTROL BREAKER RECEPTACLE BREAKER DUPLEX RECEPTACLE SQUARE D SQUARED SQUARE D SQUARE D PASS W: R QW .-22. QOU1IS QCU115 591 -I _ Z GR SP OL / � GENERATOR RECEPTACLE LIGHTNING ARRESTOR SURGE ARRESTOR 1HERMNL RELAY APPLETON DELTA DELTA T AM D34RS MO603 CA6D3 LR 1]1 TII . LIFT STATION Sc START CAPACITOR MYERS RC RUN CAPACITOR MYERS SR START RELAY MYERS 23499CDDD 214990000 _NCOOD AL HORN SIL TEST ALARM LIGHT ALARM HORN SILENCE RM TEST INGRAM EDWARDS CONTROL CONCEPTS CARLING LRX-4b 87GP -N5 PB4 6FA54 -73 DETAILS Rt ALT ODE ETM1 / 2 DPDT RELAY ALTERNATOR ALTERNATOR MODE SWITCH SEITME ME TGH EL�P IDEC D CARLNG CON CONCEPTS U RR2PUCt20AC RAl20ABA 2GE54 -73 EWZ T2 'N b II ,m I, C -Q. r1 (�� PL1/R /2 PILOT LIGHT TS CONTROL CONCEPTS SE FV U12DDNT ENC PANEL ENCLOSURE RONNEX 3R S /29341O R B R B W W M2 VD FLA 12 FLA D LA 0 HP 0 THREE (3) 6 WHITE CHEVRONS WIDTH PER SHE PLAN I, 12"' I , USE GRID FOR SCALE HANDICAP SIGN EQUALLY SPACED PER AISLE STIFF BROOM FINISH PERPENDICULAR 1/2" R Z,K) SEE DETAIL STRIPING PER COOT INDEX 17346 °' a a ° ° N TO TRAVEL DIRECTION (TVP) FN " SIDEWALK° ° �s m oisre�o W F S ° .a✓�..!.�/ FIBER REINFORCE 2" REINFORCEMENT a" coNCRETE 0 0 D STANDARD HANDICAP Menala�e�gm1g, LLC _ COMPACT UPPER 6" ET-4 o SPACE PARKING e ern a, w ilonaaa11 OF SUB AIDE TO ° 0 0 SPACE aoTHO Iun I - - _ (i) #3 REBAR 959 OF ASTM D1557 CONTINUOUS DIA CON C . ° y ° m so ea zI TYPICAL SIDEWALK SECTION FILLEH GALVANIZED -60 ITLLE r PIPE m TOOLED EDGE a. T74 1 /2`� 18 DEEP X 12 DIA — R CONCRETE FOOTING '. - - HANDICAP GRAPHIC TOOLED EDGE 12„ SEE DETAIL H I 112 1 EXPANSION JOINT MATERIAL HANDICAP SIGN HANDICAP CONTRACTION JOINT EXPANSION JOINT DETAIL GRAPHIC DETAIL es ,z LOS: 6" WHITE LINE 6" WHITE LINE 6" 12" 1. ALL LETTERS ARE 1" SERIES "C ". 2. TOP PORTION OF SIGN SHALL HAVE A REFLECTORIZED BLUE BACKGROUND WITH WHITE 6" BLUE LINE REF LEC70RIZED LEGEND & BORDER. BLUE PAINT: FEDERAL STANDARD `O 3. BOTTOM PORTION OF SIGN SHALL HAVE A REFLECTORIZED WHITE BACKGROUND WITH #595 -A BLACK OPAQUE LEGEND & BORDER. COLOR 15180, OR EQUIV. ASPHALT 3 ADA DETAIL yT�N .a FIBER REINFORCEMENT (1) #3 REBAR: MIN. 3" COVER', 18" c -9.a 6 TALL CBS WALL WITH STUCCO FINISH 6' TALL WOOD PICKET GATE SEE DETAIL 3 OVERLAP AT SPLICES TYPICAL THICKENED EDGE 15 -0 Z NOTES LLE 13-8 1, PROVIDE EXPANSION JOINTS WHERE NEW SIDEWALKS ABUT STRUCTURES 1' 6 TVP, . I- 1 , J I- 8"x12" TIE BEAM W7 (2) AND CONTROL JOINTS AT INTERVALS EOUAL TO SIDEWALK WIDTH. CONTINUOUS #5 DEBAR d - CONCRETE SIDEWALK DETAIL 0 1 1 C -9A K.. NTa # DEBAR W 32 O.C. rs � � PRECAST BARS. iB" LONG CONCRETE (TWO PER GUARD) POURED CELLS LL < w Q g DETECTABLE WARNING g" MIN GALV. REBAR ( #4 MIN) _ CAST -IN -PLACE OR FASTENED IN PLACE 23" LONG. 2 PER BUMPER H z W� PRECAST CONC. BUMPER w HICKENED EDGE S/W (3000 P5I MIN) FLUSH WITH GRADE 5 MIN fi -0" MIN LONG W \�2 ii W /GALV REINF. O�O�O 13 " MIN D_1-HBy_FCU.ck.d By s� O U ' () " MIN A " 3/4 DI NF Yoc� No O = \� PINHOLE T �� T, AP mcaa Fula No 4 CAR STOP DETAIL s W #4 REBAR 12" C - 40 ecaLE. NTe O.C.E.W. S' CONCRETE P 71AVELD UPPER 6" S� TALL CBS WALL .17. STUCCO FINISH � 12 x20" CONTINUOUS FOOTER 5 CURB RAMP DETAIL RADE TO w/ (2) CONTINUOUS #s DEBAR C -90 a�LENTa 1.5 TYPE SP -9.5 ASTM D155T NOTES TACK /PRIME COAT PER FDOT SPECS ASPHALT PER ERPENDICULAR 1. PROVIDE CONTROL JOINTS AT INTERVALS NOT LESS THICKENED EDGE FDOT SPECS (TYP) THAN 5' IN BOTH DIRECTIONS. _- S M' GENERAL NOTES DUMPSTER PAD . C - 9 0 eaLE NTe 1. CURB RAMP RUNNING SLOPES AT UNRESTRAINED SITES SHALL NOT STEEPER THAN 1:12 AND CROSS SLOPE SHALL BE 0.02 OR FLATTER. TRANSITION SLOLO PES SHALL NOT BE STEEPER THAN 1;12 _ PARKING SPACE STRIPING Ti PARKING SPACE STRIPING SHALL BE 6" 2, CURB RAMP DETECTABLE WARNING SURFACES SHALL EXTEND THE FULL WIDTH OF THE RAMP AND IN THE DIRECTION OF TRAVEL 24" FROM THE BACK OF CURB. DETECTABLE ` v NEW 8" MIN LIMEROCK COMPACT UPPER 10" 12 WIDE AND EXTEND THE LENGTH OF THE DIRECTIONAL ARROW PARKING. SPACE (18 TYPICAL PARKING DIRECTIONAL ARROW PER WARNING SHALL BE CAST -IN -PLACE POLYMER CONCRETE COMPOSITE BY EZ SET TILE BASE COURSE COMPACTED OF SO GRADE TO SPACE). CONTRACTOR SHALL USE WHHE g " -g" FDOT INDEX 1]346. OR ENGINEER APPROVED EQUIVALENT. FOLLOW MANUFACTURER'S INSTRUCTIONS. TO 987 ASTM D -1557 957 OF ASTM D1557 ASPHALT ` °. fjE�/�' PAINT. CONTRACTOR SHALL USE. ,le. TRANSITION SLOPES ARE NOT TO HAVE DETECTABLE WARNINGS WHITE PAINT. CIVIL DETAILS 3, UNLESS OTHERWISE CALLED OUT IN THE PLANS, THE RAMP DETECTABLE WARNING REFER TO FOOT STANDARD SPECIFICATION ° SURFACE SHALL BE COLORED IN ACCORDANCE WITH FDOT SECTION 351 OF THE 333 & 334 (1) #3 DEBAR STOP BAR STRIPING STANDARD SPECIFICATIONS. FOR THIS APPLICATION THE DETECTABLE WARNING SHALL BE YELLOW COLOR. REFER TO FDOT INDEX 515 CONTINUOUS STOP BAR STRIPING SHALL BE 24" WIDE AND EXTEND HALF THE WIDTH OF THE 12 e UN—, C -g ENTRANCE. CONTRACTOR SHALL USE WHITE PAINT. n PARKING LOT /DRIVEWAY ASPHALT DETAIL 7 D CURB DETAIL e.o SCALE NTS 8 STRIPING DETAIL eo SCALE UZ 1 C -9.0 K—E. NTs STOP F A. - H - 1 IP _IZEO N� P BETE FOOTI�GC A� 1 1 TYPICAL SIGN DETAIL C ICALE -NLI I I CROSSWALK STRIPING CROSSWALK STRIPING SHALL BE E 12" NTIRE WIDE LINES AND TEND THE E WIDTH OF THE STREET. LINES SHALL HAVE 6' OF CLEAR SPACE BETWEEN EACH OTHER. CONTRACTOR SHALL USE WHITE PAINT. 2 STRIPING DETAIL C -3.1 81ALE. NTB z Z w a �O � A > j L J wQ g lo z w w Of z cm- „ CIVIL DETAILS Lem SIGN LIST AND QUANTITIES SIGN ID NUMBER QUANTITY STOP SIGN R1 -1 18 ITT ENTRY ROAD) HAND DAR FT P 20.06 21 ONE WA R 6-1L Z DIRECTIONAL ARROW DO NOT ENTER RS1 13 I I CROSSWALK STRIPING CROSSWALK STRIPING SHALL BE E 12" NTIRE WIDE LINES AND TEND THE E WIDTH OF THE STREET. LINES SHALL HAVE 6' OF CLEAR SPACE BETWEEN EACH OTHER. CONTRACTOR SHALL USE WHITE PAINT. 2 STRIPING DETAIL C -3.1 81ALE. NTB z Z w a �O � A > j L J wQ g lo z w w Of z cm- „ CIVIL DETAILS Lem W N E PARKING SPACE STRIPING PARKING SPACE STRIPING SHALL BE 6" S WIDE AND EXTEND THE LENGTH OF THE DIRECTIONAL ARROW PARKING SPACE (18' TYPICAL PARKING SPACE). CONTRACTOR SHALL USE WHITE PAINT. 9' -8" DIRECTIONAL ARROW PER FOOT INDEX 17346. CONTRACTOR SHALL USE Mentlian E�gineenng LLC , Fm�riaa zzoao� WHITE PAINT. a STOP BAR STRIPING STOP BAR STRIPING SHALL BE 24" WIDE AND I SHALLL 12" ENTRANC E CONTRACTOR USEE WHITE PAINT . I I CROSSWALK STRIPING CROSSWALK STRIPING SHALL BE E 12" NTIRE WIDE LINES AND TEND THE E WIDTH OF THE STREET. LINES SHALL HAVE 6' OF CLEAR SPACE BETWEEN EACH OTHER. CONTRACTOR SHALL USE WHITE PAINT. 2 STRIPING DETAIL C -3.1 81ALE. NTB z Z w a �O � A > j L J wQ g lo z w w Of z cm- „ CIVIL DETAILS Lem i I LJ I macsasx.,xa cmo we I b N wa.Ewu I n z �aa wcwwre b w e Mentlian Engineering LLC GRAPHIC SCALE x,b irosxerve moo svcsia A �`peni�iaai3onox I .,ry csasx w wcnaE xwx RIV IERA DRIVE I I I I I 1 x „=�osx�a�aooPV�aaE��x �I �I w � xnxsosx�,a�a�PV�aaE�x � i I a �FaF3oa��Easaa „F9 E � �, Q o �xsasxx�xxPVwa.E ; M = z g ma eras xerve cwwxsaxw / n3zcsasxerva cmo ary naE mnix xl Q LU 0 Of / xw �easxerva vwowcrias xuix I Im I Z I � IZ xsea csasxswe wm wcwmsaxw / I I nc csasxerve cmo wcwacsaxwi / co xccss cJwcwcvr(rvv� I I I xiss �sasx ery a cmo ary nas xuix I socsas xsyve cmo avcwacsaxw x / I / oisruaesowcruxowaEn mPl I I a asn I we �rasxervec oo outs Aix I I I ccxxscrwusxuix ca sxcscixa xuxxac I sxeH e�c arcumn / e iizs esxo ry P I rc a�II avcw I FxsWe� xisocsasxene camrw aaExwix x I +.a —/ / xn�sosxswe caw we seas nax I e -- — — — — — — — — — — — — — — — — — — — — — — — — — — — — — ACCESS ROAD BARCELONA DRIVE PLAN / as ' �NUn,oa� -- -- —_ - - -- -- -- -- enl.i-10.0 m N _ � s rT / Mentlian Ee g � i LLC e VV GRAPHIC SCALE wR�mna i Nan '�oa r� ;q d3 ' ,oA« ECONO STREET �\ Z — � w sraaeaasxosraasox nrPl � –� -- � – \ \� a w O < � -y w V LU g �Z LU —— — RIVI ERA D RIVE 9 U) W I I xll I Z I Z m ACCESSROAD I I PLAN I I I aa� N�moa�. $AR fTNA f]RI VE— �j - O. 1 N t 1 A f o G - � � n � „ I � � 1 I z GRAPHIC SCALE 0 r — — — — — SECOND STREET N W I s Mead Eg gLLC n ELI a �O Of w o j ELI J wa g �z ELI 0 U) ELI Of PLAN ��C -10.2 U) z m GRAPHIC SCALE larmr) � -�- - r _ AL LEE BOS - -- -- I I I r r -- - LC LLE -UNO N W I s z z w a } 0 Of Ofw D� c J wQ g �z w w CALLE UNO /DOS ACCESS ROAD PLAN C— 160.2A N U) z w I s , � � Meoa�a�e�emeen�e� GRAPHIC SCALE , 0R T izrzz¢o � i n - n 4 EASEMENT TO US 1 ' I I { - -- --------------------- T - - _ - CALLS BOS J -- ------ ------ ------ - I I I I � f —F - - - -L GALLE -UNO z z w a }0 �w D J wa g �z w w R S 1 ACCESS ROAD PLAN C N 6 10.2B Big Coppitt Apartments Big Coppitt Key, Florida prepared for: Quarry Partners, LLC prepared by: KBP CONSULTING, . April 2017 Big Coppitt Apartments Big Coppitt Key, Florida Traffic Study April 2017 Prepared for: Quarry Partners, LLC Prepared by: KBP Consulting, Inc. 8400 N. University Drive, Suite 309 Tamarac, Florida 33321 Phone: (954) 560 -7103 b Karl B. Peterson, P.E. Florida Registration Number 49897 KBP Consulting, Inc. 8400 N. University Drive, Suite 309 Tamarac, Florida 33321 CA # 29939 TABLE OF CONTENTS INTRODUCTION ......................................................................................................... ............................... 1 INVENTORY ................................................................................................................ ............................... 3 ExistingLand Use and Access .......................................................................... ............................... 3 Proposed Land Use and Access ........................................................................ ............................... 3 EXISTING CONDITIONS ............................................................................................ ............................... 4 ExistingRoadway Network .............................................................................. ............................... 4 Existing Traffic Conditions — Roadway Segments ........................................... ............................... 6 Existing Traffic Conditions — Intersections ...................................................... ............................... 7 TRIPGENERATION .................................................................................................. ............................... 10 TRIP DISTRIBUTION & ASSIGNMENT ................................................................. ............................... 11 FUTURE TRAFFIC VOLUMES ................................................................................ ............................... 14 Future Conditions Traffic Volumes ................................................................ ............................... 14 TRAFFIC IMPACT ANALYSES ............................................................................... ............................... 19 IntersectionAnalyses ...................................................................................... ............................... 19 LinkAnalysis .................................................................................................. ............................... 21 US 1 Impacts by Mile Marker ........................................................................ ............................... 21 Impactsto Local Streets .................................................................................. ............................... 23 SUMMARY CONCLUSIONS ................................................................................ ............................... 25 APPENDICES LIST OF FIGURES FIGURE — Project Location Map ............................................................................... ............................... 2 FIGURE 2 — Existing Roadway Network ...................................................................... ............................... 5 FIGURE 3 — Existing (2017) Turning Movement Volumes — AM Peak Hour ............. ............................... 8 FIGURE 4 — Existing (2017) Turning Movement Volumes — PM Peak Hour .............. ............................... 9 FIGURE 5 — New Project Traffic Assignment — AM Peak Hour ................................ ............................... 12 FIGURE 6 — New Project Traffic Assignment — PM Peak Hour ................................. ............................... 13 FIGURE 7 — Future (2020) Background AM Peak Hour Traffic ................................ ............................... 15 FIGURE 8 — Future (2020) Background PM Peak Hour Traffic ................................. ............................... 16 FIGURE 9 — Future (2020) Total AM Peak Hour Traffic ........................................... ............................... 17 FIGURE 10 — Future (2020) Total PM Peak Hour Traffic .......................................... ............................... 18 LIST OF TABLES TABLE 1 — Average Annual Daily Traffic (AADT) ..................................................... ............................... 6 TABLE 2 — Trip Generation Analysis ............................................................... ............................... 10 TABLE 3 — Project Trip Distribution .......................................................................... ............................... 11 TABLE 4 — Intersection Levels of Service .................................................................. ............................... 19 TABLE 5 — Arterial Trip Assignment Summary ......................................................... ............................... 22 TABLE 6 — Local Roadways — Volumes and Levels of Service ................................. ............................... 24 i Big Coppitt Apartments Traffic Study �a �a CD CU r- 0 E 0. as �s va CL 0 0 M 0 La (D 8 U) 0 CU CL E �a as E CU d 0 L) 2 a� E 0 M INTRODUCTION The property that is the subject of this traffic impact study is located on the north side of Big Coppitt Key, Monroe County, Florida in the vicinity of Mile Marker 9.5 on Overseas Highway / US 1. The Parcel ID is 00120940 - 000100 and the Alternate Key number is 8571011. The subject site consists of approximately 21.77 acres and is located on the north (bay) side of Overseas Highway / US 1 (State Road 5) immediately to the west of Riviera Drive. A Project Location Map is presented in Figure 1 on the following page. Big Coppitt Apartments is a proposed residential community to be located on the subject site. KBP Consulting, Inc. has been retained by Quarry Partners, LLC to conduct a traffic impact analysis for this project. This study addresses the anticipated trip generation characteristics of the project, the current operating conditions of the surrounding roadway network, the anticipated project traffic impacts along Overseas Highway / US 1 by mile marker, project traffic impacts to the local street network, and site access. A traffic impact study methodology for this project was developed with input from Monroe County's traffic engineering consultant. A copy of the approved methodology is presented in Appendix A of this report.' ' Based upon comments received from Monroe County following the initial submittal of this report and follow -up discussions with staff, vehicular access to the site has been modified. All project traffic will access the site via Calle Uno, 2 Street, and a proposed roadway to the west of Calle Dos. As a result, the study intersections have been modified to include Calle Uno and 2nd Street. And, since access to Barcelona Drive is no longer planned, there is no impact to 4' Street. As such, there is no need to analyze this intersection. 1 Big Coppitt Apartments Traffic Study Iol ti N 6) CL a� v I saau:Ped /Gwent)) LM aagwe3ea - Apn ;S pedwi 3133ea1- s;uawpeft pddo:D 618 :;u9wg3L'; ;d INVENTORY Existing Land Use and Access As mentioned previously, the size of the subject site is approximately 21.77 acres. Previously, this site was associated with quarry activities; however, the site has been inactive for several years. Vehicular access to this site is provided via one (1) roadway that is parallel to Calle Dos and multiple connections to Barcelona Drive. Proposed Land Use and Access The subject site is proposed to be redeveloped with 208 residential apartment dwelling units. Vehicular access to the site will be provided via one (1) full access driveway connection in the southeast portion of the property. This driveway will allow ingress from / egress to the west (toward a roadway parallel to Calle Dos). A preliminary site plan for this project is included in Appendix B of this report. And, for the purposes of performing this traffic impact analysis, the project is planned to be completed by the year 2020. 3 Big Coppitt Apartments Traffic Study EXISTING CONDITIONS This section of the report addresses the existing roadway network in the study area and traffic conditions. Existing Roadway Network Overseas Highway / US 1 through the study area (i.e. Big Coppitt Key) is, generally, a two -lane principal arterial roadway (one eastbound lane and one westbound lane) with exclusive left -turn and right -turn lanes at primary intersections. In order to assess the traffic impacts of this project on the surrounding roadway network, the project team (with input from the County's traffic engineering consultant) selected the section of Overseas Highway / US 1 between Boca Chica Road and Calle Uno as the study area for this project. Figure 2 on the following page indicates the existing lane geometry at the following intersections within the project study area: ❑ Overseas Highway / US 1 and Boca Chica Road (unsignalized) ❑ Overseas Highway / US 1 and Calle Uno (unsignalized) ❑ Calle Uno and 2nd Street (unsignalized) It is noted that the intersection at Overseas Highway and Boca Chica Road is a T- intersection with a shared left -right turn lane on the side - street approach. However, field observations have revealed that the side - street approach has a shoulder area that functions as "de facto" right -turn lane. In other words, motorists desiring to turn right are not waiting behind left - turning vehicles. Instead, they are utilizing the available paved area as a right -turn area to by -pass left- turning vehicles. The length of this area at Boca Chica Road is approximately 70 feet. This condition is reflected in Figure 2 on the following page and in the operational analyses (i.e. Synchro) for this intersection. 4 Big Coppitt Apartments Traffic Study 0 saau:Ped /Gwent)) LM aagwe3ea - Apn ;S pedwi 3133ea1- s;uawpeft pddo:D 618 :4uauay3e; 4d 5", i 1 C/) (D O �j �oo Z W O O O y a LL i N R LU N \ LU i ._ f k wc CL y ! Cl) . t O r N a a� Y v a i lgty . t - - T- � F [� ` O ._ f k wc CL y ! Cl) . t O r N a a� Y v a Existing Traffic Conditions — Roadway Segments The Florida Department of Transportation (FDOT) maintains the following traffic count stations within the general proximity of the project site: ❑ Station #900010: SR 5 / US 1200 feet north of the Rockland Channel Bridge ❑ Station #900050: CR 941 200 feet south of SR 5 / US 1 (Big Coppitt Key) ❑ Station #900106: SR 5 / US 1200 feet north of Shark Channel Bridge ❑ Station #908164: 4 th Street 100 feet north of Shore Avenue Traffic volumes recorded over the last (published) five (5) year period at these count stations are summarized in Table 1 below. Appendix C contains the historical traffic data obtained from the Florida Department of Transportation (FDOT). Table 1 Big Coppitt Apartments Average Annual Daily Traffic (AADT) Overseas Highway / US 1 - Big Coppitt Key, Florida Year AADT Station #900010 Station #900050 Station #900106 Station #908164 2016 23,500 3,500 19,400 3,300 2015 22,500 4,200 19,800 3,100 2014 21,000 2,300 18,800 2,900 2013 21,000 3,500 18,100 -- 2012 21,500 2,200 17,100 -- 2011 21,000 2,600 17,800 -- Station #900010 -SR 51 US 1 200 feet north of Rockland Channel Bridge W9.6) Station #900050 - CR 941 200 feet south of SR 5 / US I (Big Coppitt Key) Station #900106 - SR 5 / US 1 200 feet north of Shark Channel Bridge Station #908164 - 4th Street 100 feet north of Shore Avenue Source: Florida Department of Transportation Compiled by: KBP Consulting, Inc. (December 2017) The traffic data collected at these stations (excluding Station #908164 which lacks sufficient historical data) during the previous five (5) year period (i.e. 2011 through 2016) indicates that background traffic volumes have been increasing slightly. According to the growth rate analysis (see Appendix C) for this area, an annual growth rate of 2.5% has been applied. 6 Big Coppitt Apartments Traffic Study Existing Traffic Conditions — Intersections KBP Consulting, Inc., in association with Trident Engineering, collected morning (7:00 AM — 9:00 AM) and afternoon (4:00 PM — 6:00 PM) peak period turning movement counts at the following intersections on Tuesday, February 28, 2017: ❑ Overseas Highway / US 1 and Boca Chica Road ❑ Overseas Highway / US 1 and Calle Uno AM (7:00 — 9:00) and PM (4:00 — 6:00) peak period turning movement counts were collected by Crossroad Engineering at the following intersection on Tuesday, July 18, 2017: ❑ Calle Uno and 2nd Street Figures 3 and 4 summarize the existing (Year 2017) adjusted (average peak season) AM and PM peak hour turning movement counts at the three (3) study intersections. Appendix D contains the results of these turning movement counts. 2 The traffic counts collected on February 28, 2017 reflect average peak season conditions in accordance with the 2016 Peak Season Factor Category Report published by the Florida Department of Transportation (FDOT). This report (see Appendix E) indicates that traffic counts collected on February 28 exhibit a factor of 0.98 and, therefore, do not to be adjusted for average peak season conditions. Traffic counts collected on July 18', on the other hand, exhibit a peak season correction factor of 1.01. 7 Big Coppitt Apartments Traffic Study saau:Ped Aaaent)) LWZ jegweoea - Apn ;S ;oedwi oi}}eal - s ;uew ;aedV ; ;iddoa 6i8 : ;uewt4oe ; ;V • O Y # 0 L O o 00` ' dF ,-M r saau:Ped Aaaent)) LWZ jegweoea - Apn ;S ;oedwi oi}}eal - s ;uew ;aedV ; ;iddoa 6i8 : ;uewt4oe ; ;V } 3 >' iF 1 1' 4 � 1 • •• 1 ..- -�f f _...� '• �,_,- v `>r: � .� a -.•f *i• - �s� - r]•�f ni ►wi - Co 0 04 ■ •r•L 1 14 2 �+rZ a i LL CD � r� 1 y x- CD v' Lu • R s. Ufa ! 1 •'� } 3 >' iF f _...� '• �,_,- TRIP GENERATION The trip generation for the proposed residential community was determined using the trip generation information published in the Institute of Transportation Engineers' (ITE) Trip Generation Manual (10"Edition). Based upon this information, the daily, AM peak hour, and PM peak hour trip generation rates and equations are as follows: Multi - Familv (Low -Rise) — ITE Land Use #220 ❑ Daily (wt. avg.): T = 7.29 (X) where T number of trips andX number of dwelling units ❑ AM Peak Hour: Ln(T) = 0.95 Ln(X) - 0.51 (23% in / 77% out) ❑ PM Peak Hour: Ln(T) = 0.89 Ln(X) - 0.02 (63% in / 37% out) Table 2 below presents the trip generation analysis for the proposed Big Coppitt Apartments residential community to be located on Big Coppitt Key. Table 2 Big Coppitt Apartments Trip Generation Analysis Big Coppitt Key, Florida Daily AM Peak Hour Trips PM Peak Hour Trips In Out Total In Out Total Land Use Size Trips Proposed Multi - Family (Low -Rise) 208 DU 1,516 22 74 96 71 42 113 Compiled by: KBP Consulting, Inc. (December 2017). Source: ITE Trip Generation Manual (9th Edition). As indicated in Table 2 above, the proposed Big Coppitt Apartments development is anticipated to generate 1,516 net new daily vehicle trips, 96 net new AM peak hour vehicle trips (22 inbound and 74 outbound) and 113 net new PM peak hour vehicle trips (71 inbound and 42 outbound) Based upon an increase of 1,516 daily vehicle trips, a Level 3 traffic impact study is required per the applicable Monroe County traffic report and analysis guidelines. 10 Big Coppitt Apartments Traffic Study TRIP DISTRIBUTION & ASSIGNMENT A trip distribution analysis was performed based on the nearby population areas (as documented in the Monroe County Traffic Report Guidelines Manual), the existing transportation network, and the location of the subject project. All of the project-related trips are anticipated to access Overseas Highway / US 1. Table 3 below summarizes the anticipated trip distribution for the Big Coppitt Apartments development. Table 3 Big Coppitt Apartments Project Trip Distribution Big Coppitt Key, Florida Direction Distribution North 0% South 0% East (US 1 North) 35% West (US 1 South) 65% Source: KBP Consulting, Inc. (December 2017). The new AM and PM peak hour traffic generated by the project was assigned to the nearby transportation network using the traffic assignment documented above. The project traffic assignment is summarized on the following pages in Figures 5 and 6. 11 Big Coppitt Apartments Traffic Study FUTURE TRAFFIC VOLUMES This section of the traffic impact study addresses the development of the future (2020) traffic volumes for the study area. Future Conditions Traffic Volumes In order to develop peak season 2020 background and total traffic conditions (this project is anticipated to be completed in 2020), the following analyses were performed: 1. Conversion of February 2017 and July 2017 traffic counts to 2020 average peak season traffic volumes. Using FDOT's latest (2016) Peak Season Factor Category Report (see Appendix E) traffic counts recorded February 28 do not need to be adjusted to average peak season volumes (i.e. the PSCF factor is 0.98). However, the traffic counts collected on July 18' should be adjusted by a factor of 1.01. 2. Proiection of 2017 peak season volumes to 2020 peak season conditions. Based on the historical Average Annual Daily Traffic (AADT) volumes shown in Table 1, traffic volumes along Overseas Highway / US 1 in the vicinity of the project have been increasing slightly over the previous (published) five (5) years. To reflect a worst -case scenario, it was determined that an annual growth rate of two and one -half percent (2.5 %) is appropriate for the study area. 3. Addition of proiect traffic. The project traffic assignment documented in the previous section of this report has been added to the roadway network (i.e. intersections and roadway segments) for the study area. The future traffic calculations (peak season adjustments, background traffic growth, and the traffic associated with the proposed Big Coppitt Apartments development) for the study intersections are contained in Appendix F in tabular format. Figures 7 and 8 on the following pages present the future (2020) background traffic volumes (without the project traffic) and Figures 9 and 10 present the future (2020) total traffic volumes (with the project traffic). 14 Big Coppitt Apartments Traffic Study kl�Dp Mg, a A v 3 e i ilf - � ._ t` - s _ ..... ..... 4F F kl�Dp Mg, a A v 2. ..... ..... 4F C F 3 V'm i; -on .-f' I kl�Dp Mg, a A v 2. ..... ..... 4F C F 3 V'm i; -on .-f' I • Im O low I I TRAFFIC IMPACT ANALYSES This section of the report is divided into four parts: 1) intersection analyses, 2) Overseas Highway / US 1 link analysis, 3) Overseas Highway / US 1 impacts by mile marker, and 4) impacts to local streets. Intersection Analyses The following three (3) intersections were evaluated using the capacity /level of service procedures outlined in the 2010 Highway Capacity Manual (HCM) using the Synchro software ❑ Overseas Highway / US 1 and Boca Chica Road (unsignalized) ❑ Overseas Highway / US 1 and Calle Uno ( unsignalized) ❑ Calle Uno and 2nd Street Operational analyses were performed for each of the intersections identified above. These analyses include existing (2017) peak season conditions, future (2020) background (without project traffic) peak season conditions, and future (2020) total (with project traffic) peak season conditions for AM and PM peak hour conditions. Table 4 below summarizes the results of these analyses for the study intersections. Source: Highway Capacity Manual and SYNCHRO 9 Software. Legend: C (15.9) = LOS (seconds per vehicle delay) 19 Big Coppitt Apartments Traffic Study Table 4 Big Coppitt Apartments Intersection Levels of Service Big Co ppitt Key, Florida Future Future Existing (2020) Conditions (2020) Conditions (2017) Conditions Without Project Traffic With Project Traffic AM PM AM PM AM PM Peak Peak Peak Peak Peak Peak Intersection Hour Hour Hour Hour Hour Hour US 1 & Boca Chica Rd C (15.9) C (15.5) C (16.8) C (16.6) C (17.1) US 1 & Calle Uno C (20.5) C (15.6) C (22.9) C (17.0) D (34.5) C (28.8) Calle Uno & 2nd Street A (6.3) A (5.7) A (6.4) A (5.7) A (7.9) A (7.4) Source: Highway Capacity Manual and SYNCHRO 9 Software. Legend: C (15.9) = LOS (seconds per vehicle delay) 19 Big Coppitt Apartments Traffic Study The Synchro software output for each study intersection and each time horizon analyzed (i.e. existing, future background, and future total traffic conditions) is presented in Appendix G. A discussion of each of the study intersections and their projected operating conditions is presented below. • Overseas Highway / US 1 & Boca Chica Road. Overall, this unsignalized intersection is currently operating at an acceptable level of service (LOS) and will continue to do so in the future design year of 2020 with and without the project traffic associated with the Big Coppitt Apartments development. It must be noted that, although the northbound approach for this intersection is marked with a shared left -turn and right -turn lane, there is ample pavement to the east of this lane that allows this approach to function as if there are two separate lanes. As such, Synchro was coded with a separate right -turn lane with approximately 70 feet of storage in order to more accurately reflect actual physical and operating conditions at this intersection. • Overseas Highway / US 1 & Calle Uno. Currently, this unsignalized intersection operates at an acceptable level of service (i.e. LOS "C ") and will continue to do so in the future design year of 2020 without the project traffic associated with the Big Coppitt Apartments development. Since this will be the entry point for the proposed development, this intersection will be improved with a southbound left -turn lane and a southbound right -turn lane. With this proposed geometry, this intersection will operate at an acceptable LOS. • Calle Uno & 2 2 d- Street. This intersection on the secondary roadway network serving the site is currently operating adequately and is expected to operate at an acceptable LOS (i.e. LOS "A ") in the buildout year with and without the project traffic. 20 Big Coppitt Apartments Traffic Study Link Analysis The link analysis compares the maximum number of reserve trips on Overseas Highway / US 1 through Big Coppitt Key (per Monroe County's Level of Service and Reserve Capacity Table) with the project's traffic impacts. Based upon a 65% / 35% trip distribution, the project will add a maximum of 985 daily trips (65% of the additional 1,516 daily trips) to Segment Number 3 (Big Coppitt Key). According to Monroe County's Level of Service and Reserve Capacity Table (see Appendix H), Segment Number 3 has 1,292 trips of available reserve capacity. Therefore, Overseas Highway / US 1 through Big Coppitt Key has available capacity to absorb the maximum impacts generated by the Big Coppitt Apartments development. US 1 Impacts by Mile Marker For this project, it was assumed that the maximum trip length will be approximately 50 miles to the east and 10 miles to the west. The average trip length to the east was assumed to be half of the maximum trip length; or 25 miles. The trip length to the west was assumed to encompass segments 1 and 2 (Boca Chica and Stock Island). Based upon these trip length assumptions, the Overseas Highway / US 1 segments identified in Monroe County's Traffic Report Guidelines, and the traffic distribution discussed previously, an estimate of the number of primary trips by segment on Overseas Highway / US 1 was performed. Table 5 summarizes the number of primary trips by segment on Overseas Highway / US 1 (Arterial Trip Assignment). As indicated in this table, this project will add approximately 1,516 net new daily vehicle trips. 21 Big Coppitt Apartments Traffic Study Table 5 Big Coppitt Apartments Arterial Trip Assignment Summary (Overseas Highway / US 1) Big Coppitt Key, Florida Project: Big Coppitt Apartments US 1 Mile Marker: 9.5 Location: Big Coppitt Key ITE Land Use Category: 220 Type of Development: Residential Apartments Daily Trip Generation Rate / Formula: 7.29 trips/DU Project Size: 208 Dwelling Units Average Trip Length: 25 Miles East / 10 Miles West Total Daily Trips Percent Primary Trips US 1 Segment Number Percent Directional Split % Impact Based On Trip Length Project Generated Daily Trips 2015 Reserve Capacit 1 65% 80% 788 1,986 2 65% 90% 887 5,167 1,516 100% 3 65%/35% 100% 985 1,292 4 35% 85% 451 2,497 5 35% 75% 398 7,363 6 35% 65% 345 2,650 7 35% 55% 292 1,312 8 35% 45% 239 2,323 9 35% 40% 212 2,434 10 35% 30% 159 394 11 35% 20% 106 5,448 12 35% 0% 0 2,703 Source: Monroe County. Compiled by: KBP Consulting, Inc. (December 2017). 22 Big Coppitt Apartments Traffic Study Impacts to Local Streets As a result of its location, the Big Coppitt Apartments project will require motorists to use local roadways to access the site. The roadways to be utilized by residents and visitors of the subject site will be Calle Uno and 2nd Street. In accordance with the FDOT's 2013 Quality /Level of Service (QLOS) Handbook, the LOS criteria for these local roadways are as follows: Generalized Peak Hour Two -Way Volumes in an Urbanized Area Class II (35 mph or slower posted speed limit) 2 Lanes / Undivided LOS "C" Peak Hour Volume' 660 vph Adjustments ( -30 %) -198 vph Resulting Volumes 462 vph LOS "D" LOS "E" 1,330 vph 1,410 vph -399 vph -423 vph 931 vph 987 vph Based upon the foregoing roadway capacity information, the LOS "C" capacity for non -state two -lane undivided roadways with no right- or left -turn lanes is 462 vehicles per hour (vph) The relevant excerpt from the QLOS Handbook is presented in Appendix I. During the data collection effort in July, our project team performed a continuous 72 -hour traffic counts on Calle Uno and 2nd Street. These traffic counts were performed on Tuesday, Wednesday, and Thursday, July 18 - 20, 2017 and measured the number of vehicles in 15- minute intervals. This data is presented in Appendix J of this report. The resulting future (2020) peak season adjusted, peak hour volumes (based upon the 3 -day average of the traffic counts) with project traffic for each roadway are presented in Table 6 on the following page. 3 "vph" = vehicles per hour. 4 -10% for non -state signalized roadways and -20% for the absence of left and right turn lanes. 23 Big Coppitt Apartments Traffic Study Source: Florida Department of Transportation, Crossroads Engineering, KBP Consulting, Inc. Compiled by: KBP Consulting, Inc. (December 2017) As indicated in Table 6 above, both of the local roadways to be directly impacted by traffic associated with the Big Coppitt Apartments project will operate at Level of Service (LOS) "C" in the buildout year of 2020 with the project traffic. 24 Big Coppitt Apartments Traffic Study Table 6 Big Coppitt Apartments Local Roadways - Volumes and Levels of Service Overseas Highway / US 1 - Big Coppitt Key, Florida Peak Hour Seasonally Future (2020) Two -Way Volume Adjusted Volume Background Volume Peak Hour Total Roadway (3 -Day Avg.) (PSCF =1.01) (2.5% /year) Project Traffic Volume Level of Service Calle Uno 43 43 46 113 159 C 2nd Street 1 21 1 21 1 23 1 113 1 136 1 C Source: Florida Department of Transportation, Crossroads Engineering, KBP Consulting, Inc. Compiled by: KBP Consulting, Inc. (December 2017) As indicated in Table 6 above, both of the local roadways to be directly impacted by traffic associated with the Big Coppitt Apartments project will operate at Level of Service (LOS) "C" in the buildout year of 2020 with the project traffic. 24 Big Coppitt Apartments Traffic Study SUMMARY & CONCLUSIONS Based upon the results of the traffic impact analyses performed for the proposed Big Coppitt Apartments development to be located near Mile Marker 9.5 on Big Coppitt Key, Monroe County, Florida, Overseas Highway / US 1 on Big Coppitt Key has adequate capacity to accommodate the traffic impacts generated by the proposed residential development. 25 Big Coppitt Apartments Traffic Study Appendix A Big Coppitt Apartments — Big Coppitt Key Traffic Impact Study Methodology KBP CONSULTING, INC. MEMORANDUM To: John Arrieta, P.E. AECOM From: Karl B. Peterson, P.E. Bart Smith, Esq. Date: February 21, 2017 Subj ect: Big Coppitt Apartments — Big Coppitt Key Traffic Analysis Methodology Big Coppitt Apartments is a proposed residential apartment community to be located on the north side of Overseas Highway / US 1 at the west end of Big Coppitt Key, Monroe County, Florida. The total number of proposed residential dwelling units at this site will be 208. The following is a preliminary traffic analysis methodology to assess the potential traffic impacts associated with the proposed development. Development Existing: • Vacant Proposed: • 208 Residential Apartments Traffic Study Based upon the information presented above, it is evident that a Level 3 Monroe County traffic analysis will be required. Intersections to be Evaluated Morning peak period (7:00 AM to 9:00 AM) and afternoon peak period (4:00 PM to 6:00 PM) intersection turning movement counts will be collected at the following locations: • US 1 / Overseas Highway & Boca Chica Road • US 1 / Overseas Highway & 4 th Street • US 1 / Overseas Highway & Calle Uno Trip Generation The trip generation analysis will be based upon data in the Institute of Transportation Engineers (ITE) Trip Generation Manual (9 Edition) for the Apartment land use. .iii a 560 - 7103 ® i KBP CONSULTING, INC. Preliminary Calculations: • Proposed — Apartments • Daily Trips: 1,352 • AM Peak Hour Trips: 106 • PM Peak Hour Trips: 129 Trip Length The maximum and average trips lengths on Overseas Highway / US 1 will be consistent with similar projects that have been performed in the immediate study area. Pending Proiects To be determined. Site Access and Circulation Vehicular access points to the site will be noted, described, and evaluated. Access to US 1 / Overseas Highway One of the means of ingress and egress to the site will be via the intersection at US 1 / Overseas Highway and 4 th Street. This intersection has been previously reviewed by the County and potential improvements have been identified. We will review those findings and assess their viability as it relates to this project. Documentation A traffic impact study will be prepared documenting the background conditions, trip generation characteristics, trip distribution, intersection analyses, and traffic impacts by mile marker in accordance with the current Monroe County LOS and Reserve Capacity Table. 2 Appendix B Big Coppitt Apartments — Big Coppitt Key Preliminary Site Plan e ( ( 9 s -- — AMU — a N �t �ntco exuaysa W f ��a s �=EEO�a:z 1,11 1"nll a_ a 619411.8 1 �E P w 113% oa:, 4sw (0 011 I .=) o,, © a� , 1 - , m ie a,00m z,6�s a - E. 30 1111 �o E ,e nesse z iaoia.ao o z+ m r 121.. 1.3z sown wo�n use ie��aq. e�nE - - - - -- ---- - - a - =w ces :a s 9 e �� uro.�a era raoz. c�:c - ___ W N oa w w 'a a - 0 +• CO UJ moausa o.= fE„ a E ' I /euss /u BUILDING] Y s Y (1 - -- — — - - k J4 � � • ti } s� a g �E — • � SA 4 un SITE PLA «� a -t - GBALCHC SCALE ^ u " ,: V — Q Appendix C FDOT Historic Traffic Data Cf N E 0 L) a U) E Cu E Cu C 4) E U.1.g FLORIDA DEPARTMENT OF TRANSPORTATION TRANSPORTATION STATISTICS OFFICE 2016 HISTORICAL AADT REPORT )UNTY: 90 - MONROE CTE: 0010 - SR 5 /US -1, 200' N OF ROCKLAND CHANNEL BRIDGE (MM 9.6) ,AR AADT DIRECTION 1 DIRECTION 2 *K FACTOR D FACTOR T FACTOR - -- ---- )16 - - - 23500 - -- C ------ N - - - - -- 12000 ------ S - - - - -- 11500 --- - - - - -- -- 9.50 - - - - -- 54.90 -- - - - - -- 7.60 )15 22500 C N 11000 S 11500 9.50 54.30 7.20 )14 21000 C N 10500 S 10500 9.50 55.20 9.20 )13 21000 C N 10500 S 10500 9.50 54.80 9.30 )12 21500 C N 11000 S 10500 9.50 55.00 8.60 )11 21000 C N 10500 S 10500 9.50 55.10 7.20 )10 20500 C N 10000 S 10500 10.26 56.84 7.20 )09 21500 C N 10500 S 11000 10.23 56.56 7.20 )08 20000 C N 10000 S 10000 10.45 54.98 10.90 )07 21500 C N 11000 S 10500 10.00 55.10 11.30 )06 23500 C N 11000 S 12500 10.08 55.69 9.80 )05 23000 C N 11500 S 11500 10.40 55.70 9.30 )04 24000 C N 12000 S 12000 10.00 56.00 8.60 )03 22500 C N S 10.10 56.30 9.30 )02 20500 C N 10000 S 10500 10.00 54.20 6.10 )01 22500 C N S 10.00 55.90 8.90 AADT FLAGS: C = COMPUTED; E = MANUAL ESTIMATE; F = FIRST YEAR ESTIMATE S = SECOND YEAR ESTIMATE; T = THIRD YEAR ESTIMATE; R = FOURTH YEAR ESTIMATE V = FIFTH YEAR ESTIMATE; 6 = SIXTH YEAR ESTIMATE; X = UNKNOWN *K FACTOR: STARTING WITH YEAR 2011 IS STANDARDK, PRIOR YEARS ARE K30 VALUES U.1.g FLORIDA DEPARTMENT OF TRANSPORTATION TRANSPORTATION STATISTICS OFFICE 2016 HISTORICAL AADT REPORT )UNTY: 90 - MONROE CTE: 0050 - CR 941, 200' S SR 5 /US -1(BIG COPPITT KEY) ,AR AADT DIRECTION 1 DIRECTION 2 *K FACTOR D FACTOR T FACTOR - -- )16 ---- - - - 3500 - -- ------ C N - - - - -- 1700 ------ S - - - - -- 1800 --- - - - - -- 9.00 -- - - - - -- 54.90 -- - - - - -- 7.60 )15 4200 C N 2300 S 1900 9.00 54.30 7.20 )14 2300 C N 1200 S 1100 9.00 55.20 9.20 )13 3500 C N 1800 S 1700 9.00 54.80 7.30 )12 2200 C N 1100 S 1100 9.00 55.00 8.20 )11 2600 C N 1300 S 1300 9.00 55.10 8.30 )10 2400 C N 1200 S 1200 10.26 56.84 10.30 )09 2900 C N 1600 S 1300 10.23 56.56 8.40 )08 3000 C N 1600 S 1400 10.45 54.98 8.60 )07 2800 C N 1600 S 1200 10.00 55.10 9.80 )06 2500 C N 1400 S 1100 10.08 55.69 12.30 )05 2000 C N 1000 S 1000 10.40 55.70 6.20 )04 3100 C N 1500 S 1600 10.00 56.00 3.10 )03 2000 C N S 10.10 56.30 4.40 )02 1950 C N 950 S 1000 10.00 54.20 5.60 )01 2200 C N 1100 S 1100 10.00 55.90 6.80 AADT FLAGS: C = COMPUTED; E = MANUAL ESTIMATE; F = FIRST YEAR ESTIMATE S = SECOND YEAR ESTIMATE; T = THIRD YEAR ESTIMATE; R = FOURTH YEAR ESTIMATE V = FIFTH YEAR ESTIMATE; 6 = SIXTH YEAR ESTIMATE; X = UNKNOWN *K FACTOR: STARTING WITH YEAR 2011 IS STANDARDK, PRIOR YEARS ARE K30 VALUES Packet Pct. 274 U.1.g FLORIDA DEPARTMENT OF TRANSPORTATION TRANSPORTATION STATISTICS OFFICE 2016 HISTORICAL AADT REPORT )UNTY: 90 - MONROE CTE: 0106 - SR 5 /US -1, 200' N SHARK CHANNEL BRIDG ,AR AADT DIRECTION 1 DIRECTION 2 *K FACTOR D FACTOR T FACTOR - -- ---- )16 - - - - 19400 -- C ------ N - - - 9400 - -- ------ S - - - - -- 10000 --- - - - - -- 9.50 -- - - - - -- 54.90 -- - - - - -- 7.60 )15 19800 C N 9800 S 10000 9.50 54.30 7.20 )14 18800 C N 9000 S 9800 9.50 55.20 9.20 )13 18100 C N 9200 S 8900 9.50 54.80 9.30 )12 17100 C N 8500 S 8600 9.50 55.00 8.60 )11 17800 C N 9100 S 8700 9.50 55.10 8.70 )10 17500 C N 8800 S 8700 10.26 56.84 9.10 )09 20500 C N 10500 S 10000 10.23 56.56 8.30 )08 15000 C N 7400 S 7600 10.45 54.98 10.90 )07 20000 C N 10000 S 10000 10.00 55.10 11.30 )06 17800 C N 9000 S 8800 10.08 55.69 9.80 )05 17200 C N 8400 S 8800 10.40 55.70 9.30 )04 18300 C N 8400 S 9900 10.00 56.00 8.60 )03 20000 C N S 10.10 56.30 9.30 )02 16800 C N 8300 S 8500 10.00 54.20 6.10 )01 16400 C N 8200 S 8200 10.00 55.90 8.90 AADT FLAGS: C = COMPUTED; E = MANUAL ESTIMATE; F = FIRST YEAR ESTIMATE S = SECOND YEAR ESTIMATE; T = THIRD YEAR ESTIMATE; R = FOURTH YEAR ESTIMATE V = FIFTH YEAR ESTIMATE; 6 = SIXTH YEAR ESTIMATE; X = UNKNOWN *K FACTOR: STARTING WITH YEAR 2011 IS STANDARDK, PRIOR YEARS ARE K30 VALUES Packet Pct. 274 U.1.g FLORIDA DEPARTMENT OF TRANSPORTATION TRANSPORTATION STATISTICS OFFICE 2016 HISTORICAL AADT REPORT )UNTY: 90 - MONROE CTE: 8164 - 4TH STREET. 100' NORTH OF SHORE AVE ,AR AADT DIRECTION 1 DIRECTION 2 *K FACTOR D FACTOR T FACTOR - -- )16 ---- - - - - -- 3300 S ------ - - - - -- N 1700 ------ - - - - -- S 1600 --- - - - - -- 9.00 -- - - - - -- 54.90 -- - - - - -- 7.60 )15 3100 F N 1600 S 1500 9.00 54.30 7.20 )14 2900 C N 1500 S 1400 9.00 55.20 9.20 AADT FLAGS: C = COMPUTED; E = MANUAL ESTIMATE; F = FIRST YEAR ESTIMATE S = SECOND YEAR ESTIMATE; T = THIRD YEAR ESTIMATE; R = FOURTH YEAR ESTIMATE V = FIFTH YEAR ESTIMATE; 6 = SIXTH YEAR ESTIMATE; X = UNKNOWN *K FACTOR: STARTING WITH YEAR 2011 IS STANDARDK, PRIOR YEARS ARE K30 VALUES Packet Pct. 274 Big Coppitt Apartments Big Coppitt Key Growth Rate Analysis Site #900010 - SR 5 / US 1, 200 feet north of Rockland Channel Bridge (MM 9.6) Year Volume Growth Rate 2011 21,000 2016 23,500 2.28% Site #900050 - CR 941, 200 feet south of SR 5 / US 1(Big Coppitt Key) Year Volume 2011 2016 Growth Rate 2,600 3,500 6.13% Site #900106 - SR 5 / US 1, 200 feet north of Shark Channel Bridge Year Volume Growth Rate 2011 17,800 2016 19,400 1.74% Total - All Count Stations Year Volume Growth Rate 2011 41,400 2016 46,400 2.31% Appendix D 2017 Intersection Turning Movement Counts N E 0 L) a E CU E CU Engineering CLIENT: KBP 10232 NW 47 Street File Name: 20170228 TMC JOB No 2017 -00173 Sunrise, FL 33351 Site Code: - PROJECT: TMC TEL 954 -815 -3265 Count Date: 02/28/2017 (Tue.) COUNTY: Monroe Page No: 1 of 3 Groups Printed: Automobiles & Heavy Vehicles US 1 Boca Chica Rd. US 1 Southbound Westbound Northbound Eastbound Start Time U -Turn Left Thru Right I U -Turn Left Thru Right U -Turn Left Thru Right U -Turn Left Thru Right Int Total E as 06:00 AM 06:15 AM CD 06:30 AM CU 06:45 AM Total 07:00 AM 0 0 0 0 0 5 225 0 0 37 0 3 0 0 73 1 344 0. 07:15 AM 0 0 0 0 0 3 262 0 0 26 0 8 0 0 77 8 384 07:30 AM 0 0 0 0 0 3 258 0 0 39 0 10 0 0 91 10 411 07:45 AM 0 0 0 0 0 7 196 0 0 29 0 5 5 0 102 4 348 Total 0 0 0 0 0 18 941 0 0 131 0 26 5 0 343 23 1487 08:00 AM 0 0 0 0 0 7 205 0 0 31 0 6 4 0 100 14 367 q4 08:15 AM 0 0 0 0 0 5 179 0 0 22 0 14 0 0 86 10 316 08:30 AM 0 0 0 0 0 6 191 0 0 25 0 10 0 0 122 9 363 08:45 AM 0 0 0 0 0 5 164 0 0 19 0 9 0 0 120 7 324 CL Total 0 0 0 0 0 23 739 0 0 97 0 39 4 0 428 40 1370 09:00 AM c 09:15 AM 09:30 AM 09:45 AM Total 10:00 AM c14 10:15 AM 10:30 AM BREAK 10 45 A 0 Total 0 1100 AM LP QJ 1115 AM 1130 AM a 1145 AM Total 12:00 PM t) 12:15 PM L) 12:30 PM C13 12:45 PM E Total 48 0100 PM 01:15 PM CU 0130 PM 0145 PM Total BREAK a 02:00 PM 02:15 PM 02:30 PM 02 45 P E Total ' 03:00 PM 03:15 PM 03:30 PM 03:45 PM Total 0 L) 04:00 PM 0 0 0 0 0 4 193 0 0 25 0 14 0 0 208 29 473 04:15 PM 0 0 0 0 0 7 192 0 0 17 1 19 0 0 225 34 495 04:30 PM 0 0 0 0 0 2 140 0 0 17 0 24 0 0 245 29 457 04:45 PM 0 0 0 0 0 7 175 0 0 23 0 18 0 0 243 25 491 Total 0 0 0 0 0 20 700 0 0 82 1 75 0 0 921 117 1916 4) 05:00 PM 0 0 0 0 0 12 153 0 0 13 0 20 0 0 246 30 474 05:15 PM 0 0 0 0 0 9 148 0 0 14 0 24 0 0 241 27 463 0 05:30 PM 0 0 0 0 0 6 133 0 0 21 0 17 0 0 216 22 415 05:45 PM 0 0 0 0 0 5 137 0 0 19 0 17 0 0 221 20 419 Total 0 0 0 0 0 32 571 0 0 67 0 78 0 0 924 99 1771 06:00 PM 06:15 PM 06:30 PM 06:45 PM Total Groups Printed: Automobiles & Heavy Vehicles File Name: 20170228 TMC Site Code: - Count Date: 2/28/2017 (Tue.) Page No: 2 of 3 I ' Engineering 10232 NW 47 Street CLIENT: KBP Sunrise, FL 33351 JOB No 2017 -00173 TEL: 954 - 815 -3265 PROJECT: TMC Boca Chica Rd. COUNTY: Monroe Groups Printed: Automobiles & Heavy Vehicles File Name: 20170228 TMC Site Code: - Count Date: 2/28/2017 (Tue.) Page No: 2 of 3 Intersection Peak Hour Analysis From 07:00 AM to 9:00 AM Peak Hour for Entire Intersection Begins at : 07:15 AM to 08:15 AM In Total Out 0 0 0 0 0 1 0 0 Right Thru Left U -Turn LD o LD North L L o � I o AM PEAK HOUR s 1 07:15 AM to 08:15 AM J IN 1,510 �J° o _ OUT 1,510 CU ° � Total 3,020 o H F HO T L r� * t F- U-Turn Left Thru Right F - 0 — F - 125 0 29 56 F 210 154 Out Total In Boca Chica Rd. �a E as �a CD cu as E 0. as �s va CL 0 M E 0 La Q) 8 U) 0 Cc CL E 0 CU CU CL CL �a as d C L pp A� t� US 1 Boca Chica Rd. US 1 Southbound Westbound Northbound Eastbound Start Time U -Turn Left Thru Right U -Turn Left Thru Right U -Turn Left Thru Right U -Turn Left Thru Right Int Tota 07:15 AM 0 0 0 0 0 3 262 0 0 26 0 8 0 0 77 8 384 07:30 AM 0 0 0 0 0 3 258 0 0 39 0 10 0 0 91 10 411 07:45 AM 0 0 0 0 0 7 196 0 0 29 0 5 5 0 102 4 348 08:00 AM 0 0 0 0 0 7 205 0 0 31 0 6 4 0 100 14 367 Total 0 0 0 0 0 20 921 0 0 125 0 29 9 0 370 36 1510 PHF 0.000 0.000 0.000 0.000 0.000 0.714 0.879 0.000 0.000 0.801 0.000 0.725 0.450 0.000 0.907 0.643 0.92 Heavy Veh % 0% 0% 0% 0% 0% 13% 6% 0% 0% 4% 0% 19% 0% 0% 10% 10% 8% App Vol % 0% 0% 0% 0% 0% 2% 98% 0% 0% 81% 0% 19% 2% 0% 89% 9% Intersection Peak Hour Analysis From 07:00 AM to 9:00 AM Peak Hour for Entire Intersection Begins at : 07:15 AM to 08:15 AM In Total Out 0 0 0 0 0 1 0 0 Right Thru Left U -Turn LD o LD North L L o � I o AM PEAK HOUR s 1 07:15 AM to 08:15 AM J IN 1,510 �J° o _ OUT 1,510 CU ° � Total 3,020 o H F HO T L r� * t F- U-Turn Left Thru Right F - 0 — F - 125 0 29 56 F 210 154 Out Total In Boca Chica Rd. �a E as �a CD cu as E 0. as �s va CL 0 M E 0 La Q) 8 U) 0 Cc CL E 0 CU CU CL CL �a as d C L pp A� t� Groups Printed: Automobiles & Heavy Vehicles File Name: 20170228 TMC Site Code: - Count Date: 2/28/2017 (Tue.) Page No: 3 of 3 I ' Engineering 10232 NW 47 Street CLIENT: KBP Sunrise, FL 33351 JOB No 2017 -00173 TEL: 954 - 815 -3265 PROJECT: TMC Boca Chica Rd. COUNTY: Monroe Groups Printed: Automobiles & Heavy Vehicles File Name: 20170228 TMC Site Code: - Count Date: 2/28/2017 (Tue.) Page No: 3 of 3 Intersection Peak Hour Analysis From 04:00 PM to 06:00 PM Peak Hour for Entire Intersection Begins at : 04:15 PM to 05:15 PM In Total Out 0 0 0 0 0 1 0 0 Right Thru Left U -Turn o ° North L L CD PM PEAK HOUR C s 1 04:15 PM to 05:15 PM J IN 1,917 �JN OUT 1,917 16 s o LD Total 3,834 o T o o r� t F- U-Turn Left Thru Right 0 1 70 1 81 146 F 298 152 Out Total In Boca Chica Rd. �a E as �a CD cu as E 0. as �s va CL 0 M E 0 La Q) 8 U) 0 Cc CL E 0 CU CU CL CL �a as d CL 0 t� US 1 Boca Chica Rd. US 1 Southbound Westbound Northbound Eastbound Start Time U -Turn Left Thru Right U -Turn Left Thru Right U -Turn Left Thru Right U -Turn Left Thru Right Int Tota 04:15 PM 0 0 0 0 0 7 192 0 0 17 1 19 0 0 225 34 495 04:30 PM 0 0 0 0 0 2 140 0 0 17 0 24 0 0 245 29 457 04:45 PM 0 0 0 0 0 7 175 0 0 23 0 18 0 0 243 25 491 05:00 PM 0 0 0 0 0 12 153 0 0 13 0 20 0 0 246 30 474 Total 0 0 0 0 0 28 660 0 0 70 1 81 0 0 959 118 1917 PHF 0.000 0.000 0.000 0.000 0.000 0.583 0.859 0.000 0.000 0.761 0.250 0.844 0.000 0.000 0.975 0.868 0.97 Heavy Veh % 0% 0% 0% 0% 0% 10% 5% 0% 0% 1% 0% 4% 0% 0% 2% 2% 3% App Vol % 0% 0% 0% 0% 0% 4% 96% 0% 0% 46% 1% 53% 0% 0% 89% 11% Intersection Peak Hour Analysis From 04:00 PM to 06:00 PM Peak Hour for Entire Intersection Begins at : 04:15 PM to 05:15 PM In Total Out 0 0 0 0 0 1 0 0 Right Thru Left U -Turn o ° North L L CD PM PEAK HOUR C s 1 04:15 PM to 05:15 PM J IN 1,917 �JN OUT 1,917 16 s o LD Total 3,834 o T o o r� t F- U-Turn Left Thru Right 0 1 70 1 81 146 F 298 152 Out Total In Boca Chica Rd. �a E as �a CD cu as E 0. as �s va CL 0 M E 0 La Q) 8 U) 0 Cc CL E 0 CU CU CL CL �a as d CL 0 t� CLIENT: KBP s t 10232 NW 47 Street File Name: 20170228 TMC JOB No 2017 -00173 Sunrise, FL 33351 Site Code: - PROJECT: TMC TEL 954 -815 -3265 Count Date: 02/28/2017 (Tue.) COUNTY: Monroe Page No: 1 of 3 Groups Printed: Automobiles & Heavy Vehicles Cale Uno US 1 US 1 Southbound Westbound Northbound Eastbound Start Time U -Turn Left Thru Right I U -Turn Left Thru Right U -Turn Left Thru Right I U -Turn Left Thru Right Int Total as 06:00 AM 06:15 AM rd 06:30 AM cu 06:45 AM Total 07:00 AM 0 1 0 9 0 0 340 0 0 0 0 0 0 2 79 0 431 0. 07:15 AM 0 0 0 10 0 0 384 1 0 0 0 0 0 2 100 1 498 07:30 AM 0 1 0 7 0 0 355 1 0 0 0 0 0 1 113 1 479 07:45 AM 0 2 0 3 0 0 359 1 0 0 0 0 0 3 108 0 476 Total 0 4 0 29 0 0 1438 3 0 0 0 0 0 8 400 2 1884 08:00 AM 0 0 0 3 0 0 290 0 0 0 0 0 0 2 137 0 432 q4 08:15 AM 0 1 0 1 0 0 234 1 0 0 0 0 0 3 139 0 379 08:30 AM 0 0 0 7 0 0 246 3 0 0 0 0 0 5 153 0 414 08:45 AM 0 2 0 2 0 0 242 0 0 0 0 0 0 0 156 0 402 CL Total 0 3 0 13 0 0 1012 4 0 0 0 0 0 10 585 0 1627 09:00 AM c 09:15 AM 09:30 AM 09:45 AM Total 10:00 AM c14 10:15 AM 10:30 AM BREAK 10 45 A 0 Total 0 1100 AM LP QJ 1115 AM 1130 AM a 1145 AM Total 12:00 PM t) 12:15 PM L) 12:30 PM cu 12:45 PM E Total 48 0100 PM 01:15 PM cu 0130 PM 0145 PM Total BREAK a 02:00 PM 02:15 PM 02:30 PM 02 45 P E Total ' cu 03:00 PM 03:15 PM 03:30 PM 03:45 PM Total 0 L) 04:00 PM 0 2 0 2 0 0 260 1 0 0 0 0 0 2 309 0 576 C1 04:15 PM 0 0 0 2 0 0 215 0 0 0 0 0 0 4 325 0 546 04:30 PM 0 1 0 4 0 0 189 2 0 0 0 0 0 7 336 0 539 04:45 PM 0 0 0 5 0 0 224 0 0 0 0 0 0 5 354 0 588 Total 0 3 0 13 0 0 888 3 0 0 0 0 0 18 1324 0 2249 qt 05:00 PM 0 2 0 2 0 0 170 4 0 0 0 0 0 5 338 0 521 05:15 PM 0 4 0 3 0 0 168 0 0 0 0 0 0 3 343 0 521 0 05:30 PM 0 0 0 1 0 0 172 2 0 0 0 0 0 3 332 0 510 05:45 PM 0 1 0 2 0 0 187 2 0 0 0 0 0 1 300 0 493 Total 0 7 0 8 0 0 697 8 0 0 0 0 0 12 1313 0 2045 06:00 PM 06:15 PM 06:30 PM 06:45 PM Total Engineering 10232 NW 47 Street CLIENT: KBP Sunrise, FL 33351 JOB No 2017 -00173 TEL: 954 - 815 -3265 PROJECT: TMC COUNTY: Monroe Groups Printed: Automobiles & Heavy Vehicles File Name: 20170228 TMC Site Code: - Count Date: 2/28/2017 (Tue.) Page No: 1 of 3 Intersection Peak Hour Analysis From 07:00 AM to 9:00 AM Peak Hour for Entire Intersection Begins at : 07:15 AM to 08:15 AM Cale Uno In Total Out T 37 11 23 0 1 3 0 Right Thru Left U -Turn North L L o 6 AM PEAK HOUR ° ° s ~� co a) 07:15 AM to 08:15 AM J IN 1,885 �J N _ OUT 1,885 CU co � Total 3,770 F CD L � W-1 v O r� * t F- U-Turn Left Thru Right E - 0 - F - 0 0 0 0 0 0 Out Total In �a E as �a CD Cc r- 0 E 0. Q) �s va CL 0 M E 0 4P Q) 8 U) 0 Cc CL E 0 CU CU �a as E CU CL CL d C L pp A� �d t� Cale Uno US 1 US 1 Southbound Westbound Northbound Eastbound Start Time U -Turn Left Thru Right U -Turn Left Thru Right U -Turn Left Thru Right U -Turn Left Thru Right Int Tota 07:15 AM 0 0 0 10 0 0 384 1 0 0 0 0 0 2 100 1 498 07:30 AM 0 1 0 7 0 0 355 1 0 0 0 0 0 1 113 1 479 07:45 AM 0 2 0 3 0 0 359 1 0 0 0 0 0 3 108 0 476 08:00 AM 0 0 0 3 0 0 290 0 0 0 0 0 0 2 137 0 432 Total 0 3 0 23 0 0 1388 3 0 0 0 0 0 8 458 2 1885 PHF 0.000 0.375 0.000 0.575 0.000 0.000 0.904 0.750 0.000 0.000 0.000 0.000 0.000 0.667 0.836 0.500 0.95 Heavy Veh % 0% 0% 0% 4% 0% 0% 6% 40% 0% 0% 0% 0% 0% 11% 12% 0% 7% App Vol % 0% 12% 0% 88% 0% 0% 100% 0% 0% 0% 0% 0% 0% 2% 98% 0% Intersection Peak Hour Analysis From 07:00 AM to 9:00 AM Peak Hour for Entire Intersection Begins at : 07:15 AM to 08:15 AM Cale Uno In Total Out T 37 11 23 0 1 3 0 Right Thru Left U -Turn North L L o 6 AM PEAK HOUR ° ° s ~� co a) 07:15 AM to 08:15 AM J IN 1,885 �J N _ OUT 1,885 CU co � Total 3,770 F CD L � W-1 v O r� * t F- U-Turn Left Thru Right E - 0 - F - 0 0 0 0 0 0 Out Total In �a E as �a CD Cc r- 0 E 0. Q) �s va CL 0 M E 0 4P Q) 8 U) 0 Cc CL E 0 CU CU �a as E CU CL CL d C L pp A� �d t� Engineering 10232 NW 47 Street CLIENT: KBP Sunrise, FL 33351 JOB No 2017 -00173 TEL: 954 - 815 -3265 PROJECT: TMC COUNTY: Monroe Groups Printed: Automobiles & Heavy Vehicles File Name: 20170228 TMC Site Code: - Count Date: 2/28/2017 (Tue.) Page No: 1 of 3 Intersection Peak Hour Analysis From 04:00 PM to 06:00 PM Peak Hour for Entire Intersection Begins at : 04:00 PM to 05:00 PM Cale Uno In Total Out 16 37 21 13 0 1 3 0 Right Thru Left U -Turn o ° North L L m CD PM PEAK HOUR � s 04:00 PM to 05:00 PM — H J IN 2,249 J o N OUT 2,249 N Total 4,498 ��o I T L O r� t F- U-Turn Left Thru Right E - 0 - F - 0 0 0 0 0 0 Out Total In �a E as �a CD Cc r- 0 E 0. Q) �s va CL 0 M E 0 4P Q) 8 U) 0 Cc CL E 0 CU CU �a as CU CL CL d C L 0 t� Cale Uno US 1 US 1 Southbound Westbound Northbound Eastbound Start Time U -Turn Left Thru Right U -Turn Left Thru Right U -Turn Left Thru Right U -Turn Left Thru Right Int Tota 04:00 PM 0 2 0 2 0 0 260 1 0 0 0 0 0 2 309 0 576 04:15 PM 0 0 0 2 0 0 215 0 0 0 0 0 0 4 325 0 546 04:30 PM 0 1 0 4 0 0 189 2 0 0 0 0 0 7 336 0 539 04:45 PM 0 0 0 5 0 0 224 0 0 0 0 0 0 5 354 0 588 Total 0 3 0 13 0 0 888 3 0 0 0 0 0 18 1324 0 2249 PHF 0.000 0.375 0.000 0.650 0.000 0.000 0.854 0.375 0.000 0.000 0.000 0.000 0.000 0.643 0.935 0.000 0.96 Heavy Veh % 0% 0% 0% 0% 0% 0% 6% 0% 0% 0% 0% 0% 0% 5% 4% 0% 5% App Vol % 0% 19% 0% 81% 0% 0% 100% 0% 0% 0% 0% 0% 0% 1 % 99% 0% Intersection Peak Hour Analysis From 04:00 PM to 06:00 PM Peak Hour for Entire Intersection Begins at : 04:00 PM to 05:00 PM Cale Uno In Total Out 16 37 21 13 0 1 3 0 Right Thru Left U -Turn o ° North L L m CD PM PEAK HOUR � s 04:00 PM to 05:00 PM — H J IN 2,249 J o N OUT 2,249 N Total 4,498 ��o I T L O r� t F- U-Turn Left Thru Right E - 0 - F - 0 0 0 0 0 0 Out Total In �a E as �a CD Cc r- 0 E 0. Q) �s va CL 0 M E 0 4P Q) 8 U) 0 Cc CL E 0 CU CU �a as CU CL CL d C L 0 t� N 8320 SW 90th Street Miami, FL 33186 786 - 236 -2857 CLIENT:KBP CONSULTING File Name : calle una @ 2r JOB NO.:2017 -004 Site Code : 00000000 PROJECT: BIG COPPIT KEY Start Date : 7/18/2017 COUNTY: MONROE Page No : 1 Groups Printed- AUTO - HEAVY VEHICLES — BREAK *** 04:00 PM 0 CALLE UNA 0 0 2ND ST 0 0 0 CALLE UNA 3 3 2ND ST 1 0 0 L:::::: s:tart Southbound 0 1 Westbound 0 0 0 Northbound 0 0 Eastbound 2 0 1 Time Right Thru Left Peds Right Thru Left Peds Right Thru Left Peds Right Thru Left Peds Int. Toi 07:00 AM 0 1 0 0 0 0 0 0 0 1 0 0 1 0 0 0 0 07:15 AM 0 2 0 0 0 0 0 0 0 2 1 0 2 0 0 0 0 07:30 AM 0 1 0 0 0 0 0 0 0 1 2 0 1 0 0 0 0 07:45 AM 0 1 0 0 0 0 0 0 0 1 0 0 3 0 0 0 0 Total 0 5 0 0 0 0 0 0 0 5 3 0 7 0 0 0 0 08:00 AM 0 3 0 0 0 0 0 0 0 3 0 0 3 0 0 0 08:15 AM 0 4 0 0 0 0 0 0 0 4 1 0 3 0 0 0 0 08:30 AM 0 2 0 0 0 0 0 0 0 2 1 0 0 0 0 0 4 08:45 AM 0 1 0 0 0 0 0 0 0 1 2 0 2 0 0 0 26 Total 0 10 0 0 0 0 0 0 0 10 4 0 8 0 0 0 0 — BREAK *** 04:00 PM 0 3 0 0 0 0 0 0 0 3 3 0 1 0 0 0 04:15 PM 0 1 0 0 0 0 0 0 0 4 2 0 1 0 0 0 04:30 PM 0 3 0 0 0 0 0 0 0 1 0 0 2 0 0 0 04:45 PM 0 3 0 0 0 0 0 0 0 1 3 0 1 0 0 0 Total 0 10 0 0 0 0 0 0 0 9 8 0 5 0 0 0 05:00 PM 0 1 0 0 0 0 0 0 0 3 7 0 3 0 0 0 05:15 PM 0 1 0 0 0 0 0 0 0 3 1 0 0 0 0 0 05:30 PM 0 1 0 0 0 0 0 0 0 1 1 0 1 0 0 0 05:45 PM 0 2 0 0 0 0 0 0 0 3 2 0 0 0 0 0 Total 0 5 0 0 0 0 0 0 0 10 11 0 4 0 0 0 Grand Total 0 30 0 0 0 0 0 0 0 34 26 0 24 0 0 0 1' Apprch % 0 100 0 0 0 0 0 0 0 56.7 43.3 0 100 0 0 0 Total % 0 26.3 0 0 0 0 0 0 0 29.8 22.8 0 21.1 0 0 0 AUTO 0 29 0 0 0 0 0 0 0 33 26 0 23 0 0 0 1' % AUTO 0 96.7 0 0 0 0 0 0 0 97.1 100 0 95.8 0 0 0 97 HEAVY VEHICLES 0 1 0 0 0 0 0 0 0 1 0 0 1 0 0 0 % HEAVY VEHICLES 0 3.3 0 0 0 0 0 0 0 2.9 0 0 4.2 0 0 0 L c c� a L cy ti r 0 N L E N U N N r v ca CL E v ca L c N E ca CL Q r Q CL O U v_1 m r c N E t v cc r r Q N 8320 SW 90th Street Miami, FL 33186 786 - 236 -2857 CLIENT:KBP CONSULTING JOB NO.:2017 -004 PROJECT: BIG COPPIT KEY COUNTY: MONROE Peak Hour Analysis From 07:00 AM to 08:45 AM - Peak 1 of 1 CALLE UNA Southbound L CALLE UNA Northbound 2ND ST Eastbound Start Time File Name : calle una @ 2r Left Site Code : 00000000 Right Start Date : 7/18/2017 a Page No : 2' Thru Left Peds c� Right FThru Left Peds App. Total CY Peak Hour Analysis From 07:00 AM to 08:45 AM - Peak 1 of 1 CALLE UNA Southbound 2ND ST Westbound CALLE UNA Northbound 2ND ST Eastbound Start Time Right Thru Left Peds App. Total Right Thru Left Peds App. Total Right Thru Left Peds App. Total Right FThru Left Peds App. Total Peak Hour Analysis From 07:00 AM to 08:45 AM - Peak 1 of 1 Peak Hour for Entire Intersection Begins at 08:00 AM 0 08:00 AM 0 3 0 0 3 08:15 AM 0 4 0 0 4 08:30 AM 0 2 0 0 2 08:45 AM 0 1 0 0 1 Total Volume 0 10 0 0 10 % App. Total 0 100 0 0 0 PHF .000 .625 .000 .000 .625 0 0 0 0 0 0 3 0 0 3 3 0 0 0 0 0 0 0 4 1 0 5 3 0 0 0 0 0 0 0 2 1 0 3 0 0 0 0 0 0 0 0 1 2 0 3 2 0 0 0 0 0 0 0 10 4 0 14 8 0 0 0 0 0 0 71.4 28.6 0 100 0 .000 .000 .000 .000 .000 .000 .625 .500 .000 .700 .667 .000 ti r 0 N Int. Toi N v 0 0 3 N 0 0 3 0 0 0 0 0 0 2 -a 0 0 8 0 0 N 000 .000 .667 .61 j cc CL E v cc L c D E L Q Q Q Q O U C0 r c CD E t v ca r r Q saau:Ped Aaaent)) LWZ jegweoea - Apn ;S ;oedwi oi}}eal - s ;uew ;aedV ; ;iddoa 6i8 : ;uewt4oe ; ;V b co r` to — LO co co co N O J i c. �LLC'7 U) � :L m CO O N co co L � v O r- CO O O O O N QJ O 86 — O (p 0 Z:: U O r- Cl) M or.) � Z ZU a) 22 B I ii cn co D_ (D w Z Y H H J � 0_ LLI O C, D! Uti(DZ m ° YNH U� HO zz�z On w0Q�0 U � o_ U 2ND ST Out In Total DO 0 DO 0 O 0 R ht Th Left Peds i N o y a co a --' 0 o 4 oo yo a m m 0 Z ° �� L 0 N ° J` J °2 73 O W J O O �Z = '° LL m o_ O� o o� o A �Q o �O i l njql 14�N sPed 0 0 8 0 le lelol ul 1n0 1S ONZ (D w Z Y H H J � 0_ LLI O C, D! Uti(DZ m ° YNH U� HO zz�z On w0Q�0 U � o_ U N 8320 SW 90th Street Miami, FL 33186 786 - 236 -2857 CLIENT:KBP CONSULTING JOB NO.:2017 -004 PROJECT: BIG COPPIT KEY COUNTY: MONROE Peak Hour Analysis From 04:00 PM to 05:45 PM - Peak 1 of 1 CALLE UNA = Southbound 2ND ST Westbound CALLE UNA Northbound 2ND ST Eas tbound Start Time Right Thru Left Peds App. Total Right Thru Left Peds App. Total Right Thru Left Peds App. Total Right Thru Peak Hour Analysis From 04:00 PM to 05:45 PM - Peak 1 of 1 Peak Hour for Entire Intersection Begins at 04:15 PM 0 04:15 PM 0 1 0 0 1 04:30 PM 0 3 0 0 3 04:45 PM 0 3 0 0 3 05:00 PM 0 1 0 0 1 Total Volume 0 8 0 0 8 % App. Total 0 100 0 0 0 PHF .000 .667 .000 .000 .667 0 0 0 0 0 0 4 2 0 6 1 0 0 0 0 0 0 0 1 0 0 1 2 0 0 0 0 0 0 0 1 3 0 4 1 0 0 0 0 0 0 0 3 7 0 10 3 0 0 0 0 0 0 0 9 12 0 21 7 0 0 0 0 0 0 42.9 57.1 0 cc L 100 0 .000 .000 .000 .000 .000 .000 .563 .429 .000 .525 .583 .000 ti r Left Peds App. Total Int. Toi N L N 0 0 1 L File Name : calle una @ 2r 0 Site Code : 00000000 Start Date : 7/18/2017 a Page No : 4' v N 0 0 c� p 0 0 7 CY 0 0 `-' ti r Left Peds App. Total Int. Toi N L N 0 0 1 .0 0 0 2 0 0 1 v N 0 0 3 p 0 0 7 0 0 000 .000 .583 .6, r N r v cc CL E v cc L c D E L Q Q Q Q 0 U P C0 r c CD E t v ca r r saau:Ped Aaaent)) LWZ jegweoea - Apn ;S ;oedwi oi}}eal - s ;uew ;aedV ; ;iddoa 6i8 : ;uewt4oe ; ;V b co r` to — LO co co co N O J i 0 LL co vJ C m CO O N co co L � v O r- N O O O O N N O 86 — O (p 0 Z:: 0 C r-LO M or.) � Z ZU a) 22 B I LE cn co D_ (D w Z Y H H J � 0_ LLI O C, D! Uti(DZ m ° m7> YNH U� HO zz�z On w0Q�0 U � D_ U 2ND ST Out In Total DO 0 DO 0 O 0 R ht Th Left Peds i m a co 0 0 a m m Z o �� L N W w J W � w J � O O m Z N LL J U L m = w i �� rn O� o� (D o A f-Q �O i �J� 4 l njql 14�N sPed 0 0 L 0 Ielol uI 1no 1S ONZ (D w Z Y H H J � 0_ LLI O C, D! Uti(DZ m ° m7> YNH U� HO zz�z On w0Q�0 U � D_ U tab U) — L n CY) 00 + � C'7N O J O L.LM U) :L O � N cY) 00 saau:Ped Arent)) LW aagweo L �N` v O r-- CO O O O O N C D Q � O C (0 O Z a) U O r-- d M0�z D o c N J N LE 0 c a U) O (D LL z Y H H J � a- uj co O C, CD Uti(DZ YNH U� HO z z ") z w U -)0-U O C O C O C O C O c o c o c o c o c O c Q o F � O � co O Q Q m m 3Q - Apn ;S ;oedwi oi}}eal - s ;uew ;aedV ; ;iddo:D Big : ;uewt4oe ; ;V coo coo coo O C`M M coo coo O �vj M coo coo coo coo coo O M O �vj M coo r 0 x � Q � Y �Q Q U LL LY m Appendix E 2016 Peak Season Factor Category Report N E 0 L) a U) E Cu E Cu 2016 PEAK SEASON FACTOR CATEGORY REPORT - REPORT TYPE: ALL CATEGORY: 9000 MONROE COUNTYWIDE MOCF: 0.93 WEEK DATES SF PSCF -------------------------------------------------------------------------------- 1 01/01/2016 - 01/02/2016 0.97 1.04 2 01/03/2016 - 01/09/2016 0.98 1.05 3 01/10/2016 - 0111612016 0.99 1.06 4 01/17/2016 - 01/23/2016 0.98 1.05 5 01/24/2016 - 01/30/2016 0.97 1.04 6 01/31/2016 - 02/06/2016 0.96 1.03 * 7 02/07/2016 - 02/13/2016 0.95 1.02 * 8 02/14/2016 - 02/20/2016 0.94 1.01 * 9 02/21/2016 - 02/27/2016 0.93 1.00 *10 02/28/2016 - 03/05/2016> 0.91 0.98'' *11 03/06/2016 - 03/12/2016 0.90 0.97 *12 03/13/2016 - 03/19/2016 0.89 0.96 *13 03/20/2016 - 03/26/2016 0.90 0.97 *14 03/27/2016 - 04/02/2016 0.92 0.99 *15 04/03/2016 - 04/09/2016 0.94 1.01 *16 04/10/2016 - 04/16/2016 0.96 1.03 *17 04/17/2016 - 04/23/2016 0.96 1.03 *18 04/24/2016 - 04/30/2016 0.96 1.03 *19 05/01/2016 - 05/07/2016 0.96 1.03 20 05/08/2016 - 05/14/2016 0.96 1.03 21 05/15/2016 - 05/21/2016 0.97 1.04 22 05/22/2016 - 05/28/2016 0.97 1.04 23 05/29/2016 - 06/04/2016 0.98 1.05 24 06/05/2016 - 0611112016 0.98 1.05 25 06/12/2016 - 06/18/2016 0.99 1.06 26 06/19/2016 - 06/25/2016 0.97 1.04 27 06/26/2016 - 07/02/2016 0.95 1.02 28 07/03/2016 - 07/09/2016 0.93 1.00 29 07/10/2016 - 07/16/2016 0.92 0.99 30' -- 07/17/2016 - 07/23/2016> 0.94' 1.01'' 31 07/24/2016 - 07/30/2016 0.96 1.03 32 07/31/2016 - 08/06/2016 0.98 1.05 33 08/07/2016 - 08/13/2016 1.00 1.08 34 08/14/2016 - 08/20/2016 1.02 1.10 35 08/21/2016 - 08/27/2016 1.05 1.13 36 08/28/2016 - 09/03/2016 1.07 1.15 37 09/04/2016 - 09/10/2016 1.10 1.18 38 09/11/2016 - 09/17/2016 1.12 1.20 39 09/18/2016 - 09/24/2016 1.12 1.20 40 09/25/2016 - 10/01/2016 1.12 1.20 41 10/02/2016 - 10/08/2016 1.12 1.20 42 10/09/2016 - 10/15/2016 1.12 1.20 43 1011612016 - 10/22/2016 1.11 1.19 44 10/23/2016 - 10/29/2016 1.09 1.17 45 10/30/2016 - 11/05/2016 1.08 1.16 46 1110612016 - 11/12/2016 1.06 1.14 47 11/13/2016 - 11/19/2016 1.05 1.13 48 11/20/2016 - 11/26/2016 1.03 1.11 49 11/27/2016 - 12/03/2016 1.01 1.09 50 12/04/2016 - 12/10/2016 0.99 1.06 51 12/11/2016 - 12/17/2016 0.97 1.04 52 12/18/2016 - 12/24/2016 0.98 1.05 53 12/25/2016 - 12/31/2016 0.99 1.06 * PEAK SEASON 21 -FEB -2017 10:54:35 830UPD 6 9000 PKSEASON.TXT Appendix F Intersection Turning Movement Volumes N E 0 L) a U) E CU E Cz C 4) E Sources: Trident Engineering, LLC; FDOT, andKBP Consulting, Inc. Compiled by: KBP Consulting, Inc. (December 2017). c c� a L ti 0 N L E CD U CD 0 N c� CL E V cc L CD E L Q Q Q Q O U m r c CD E t v ca r r Q Future Turning Movement Volume Projections Big Coppitt Apartments Overseas Highway / US 1 and Boca Chica Road - AM Peak Hour Big Coppitt Key, Florida Overseas Highway S 1 Boca Chica Road Eastbound Westbound Northbound Southbound Left Thru Right Left Thru Right Left Thru Right Left Thru Right Turning Movement Volumes (2/28/17) 0 > 370 36 20 921 0 > 125 0 29 0 0 > > 0 PSCF 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Year 2017 Peak Season Volumes 0 370 36 20 921 0 125 0 29 0 4 0 Future Traffic Volumes - Year 2020 7.7% 7.7% 7.7% 7.7% 7.7% 7.7% 7.7% 7.7% 7.7% 7.7% 7.7% 7.7% Annual Growth Rate (2.5 %/yr) 2020 Background Volumes 0 398 39 22 992 0 135 0 31 0 0 0 Project Traffic Volumes 0 26 0 0 8 0 0 0 0 0 0 0 2020 Total Volumes w/Project Traffic 1 0 424 39 1 22 1,000 0 1 135 0 31 1 0 0 0 Sources: Trident Engineering, LLC; FDOT, andKBP Consulting, Inc. Compiled by: KBP Consulting, Inc. (December 2017). c c� a L ti 0 N L E CD U CD 0 N c� CL E V cc L CD E L Q Q Q Q O U m r c CD E t v ca r r Q Sources: Trident Engineering, LLC; FDOT, andKBP Consulting, Inc. Compiled by: KBP Consulting, Inc. (December 2017). c c� a L ti 0 N L E CD U CD 0 N c� CL E V cc L CD E L Q Q Q Q O U m r c CD E t v ca r r Q Future Turning Movement Volume Projections Big Coppitt Apartments Overseas Highway / US 1 and Boca Chica Road - PM Peak Hour Big Coppitt Key, Florida Overseas Highway S 1 Boca Chica Road Eastbound Westbound Northbound Southbound Left Thru Right Left Thru Right Left Thru Right Left Thru Right Turning Movement Volumes (2/28/17) 0 > 959 118 28 > 660 0 > >71 0 81 0 0 > > 0 PSCF 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Year 2017 Peak Season Volumes 0 959 118 28 660 4 71 0 81 0 4 0 Future Traffic Volumes - Year 2020 7.7% 7.7% 7.7% 7.7% 7.7% 7.7% 7.7% 7.7% 7.7% 7.7% 7.7% 7.7% Annual Growth Rate (2.5 %/yr) 2020 Background Volumes 0 1,033 127 30 711 0 ' 76 0 87 0 0 ' 0 Project Traffic Volumes 0 15 0 0 25 0 0 0 0 0 0 0 2020 Total Volumes w/Project Traffic 1 0 1,048 127 1 30 736 0 1 76 0 87 1 0 0 0 Sources: Trident Engineering, LLC; FDOT, andKBP Consulting, Inc. Compiled by: KBP Consulting, Inc. (December 2017). c c� a L ti 0 N L E CD U CD 0 N c� CL E V cc L CD E L Q Q Q Q O U m r c CD E t v ca r r Q Sources: Trident Engineering, LLC; FDOT; andKBP Consulting, Inc. Compiled by: KBP Consulting, Inc. (December 2017). c ca a L CY ti 0 N L N E CD U CD 0 N v ca CL E U cc L CD E L Q Q Q Q O U m r c CD E t v ca r r Q Future Turning Movement Volume Projections Big Coppitt Apartments Overseas Highway / US 1 and Calle Uno - AM Peak Hour Big Coppitt Key, Florida Overseas Highway S 1 Calle Uno Eastbound Westbound Northbound Southbound Left Thru Right Left Thru Right Left Thru Right Left Thru Right Turning Movement Volumes (2/28/17) 8 458 0 0 1,388 3 0 0 0 3 0> 23 PSCF 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Year 2017 Peak Season Volumes 8 458 0 0 1,388 3 0 0 0 3 0 23 Future Traffic Volumes - Year 2020 7.7% 7.7% 7.7% 7.7% 7.7% 7.7% 7.7% 7.7% 7.7% 7.7% 7.7% 7.7% Annual Growth Rate (2.5 % /yr) 2020 Background Volumes 9 493 0 0 1,495 3 0 0 0 3 0 25 Project Traffic Volumes 14 0 0 0 0 8 0 0 0 26 0 48 2020 Total Volumes w/Project Traffic 23 493 0 0 1,495 11 0 0 0 29 0 73 Sources: Trident Engineering, LLC; FDOT; andKBP Consulting, Inc. Compiled by: KBP Consulting, Inc. (December 2017). c ca a L CY ti 0 N L N E CD U CD 0 N v ca CL E U cc L CD E L Q Q Q Q O U m r c CD E t v ca r r Q Sources: Trident Engineering, LLC; FDOT; andKBP Consulting, Inc. Compiled by: KBP Consulting, Inc. (December 2017). c ca a L CY ti 0 N L N E CD U CD 0 N v ca CL E U cc L CD E L Q Q Q Q O U m r c CD E t v ca r r Q Future Turning Movement Volume Projections Big Coppitt Apartments Overseas Highway / US 1 and Calle Uno - PM Peak Hour Big Coppitt Key, Florida Overseas Highway S 1 Calle Uno Eastbound Westbound Northbound Southbound Left Thru Right Left Thru Right Left Thru Right Left Thru Right Turning Movement Volumes (2 /28/17) is 1 >,324 0 0 888 3 0 0 0 3 0> 13 PSCF 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Year 2017 Peak Season Volumes 18 1,324 0 0 888 3 ' 0 0 0 3 0 ' 13 Future Traffic Volumes - Year 2020 7.7% 7.7% 7.7% 7.7% 7.7% 7.7% 7.7% 7.7% 7.7% 7.7% 7.7% 7.7% Annual Growth Rate (2.5 % /yr) 2020 Background Volumes 19' 1,426 0 0 956 3' 0 0 0 3 0' 14 Project Traffic Volumes 46 0 0 0 0 25 0 0 0 15 0 27 2020 Total Volumes w/Project Traffic 65 1,426 0 0 956 28' 0 0 0 18 0 ' 41 Sources: Trident Engineering, LLC; FDOT; andKBP Consulting, Inc. Compiled by: KBP Consulting, Inc. (December 2017). c ca a L CY ti 0 N L N E CD U CD 0 N v ca CL E U cc L CD E L Q Q Q Q O U m r c CD E t v ca r r Q Sources: Crossroads Engineering, Inc.; FDOT, andKBP Consulting, Inc. Compiled by: KBP Consulting, Inc. (December 2017). c c� a L ti 0 N L E CD U CD 0 N c� CL E V cc L CD E L Q Q Q Q O U m r c CD E t v ca r r Q Future Turning Movement Volume Projections Big Coppitt Apartments 2nd Street and Calle Uno - AM Peak Hour Big Coppitt Key, Florida 2nd Street Calle Uno Eastbound Westbound Northbound Southbound Left Thru Right Left Thru Right Left Thru Right Left Thru Right Turning Movement Volumes (7/18/17) 0> > 0 8 0 0 0> > 4 10 0 0 10'> > 0 PSCF 1.01 1.01 1.01 1.01 1.01 1.01 1.01 1.01 1.01 1.01 1.01 1.01 Year 2017 Peak Season Volumes 4 0 8 0 0 4 4 10 0 0 10'' 0 Future Traffic Volumes - Year 2020 7.7% 7.7% 7.7% 7.7% 7.7% 7.7% 7.7% 7.7% 7.7% 7.7% 7.7% 7.7% Annual Growth Rate (2.5 %/yr) 2020 Background Volumes 0 0 9 0 0 0 4 11 0 0 11' 0 Project Traffic Volumes 0 0 74 0 0 0 22 0 0 0 0 0 2020 Total Volumes w/Project Traffic 1 0 0 83 1 0 0 0 1 26 11 0 1 0 11 0 Sources: Crossroads Engineering, Inc.; FDOT, andKBP Consulting, Inc. Compiled by: KBP Consulting, Inc. (December 2017). c c� a L ti 0 N L E CD U CD 0 N c� CL E V cc L CD E L Q Q Q Q O U m r c CD E t v ca r r Q Sources: Crossroads Engineering, Inc.; FDOT, andKBP Consulting, Inc. Compiled by: KBP Consulting, Inc. (December 2017). c c� a L ti 0 N L E CD U CD 0 N c� CL E V cc L CD E L Q Q Q Q O U m r c CD E t v ca r r Q Future Turning Movement Volume Projections Big Coppitt Apartments 2nd Street and Calle Uno - PM Peak Hour Big Coppitt Key, Florida 2nd Street Calle Uno Eastbound Westbound Northbound Southbound Left Thru Right Left Thru Right Left Thru Right Left Thru Right Turning Movement Volumes (7/18/17) 0> > 0 7 0 0 0> > 12 9 0 0 8> > 0 PSCF 1.01 1.01 1.01 1.01 1.01 1.01 1.01 1.01 1.01 1.01 1.01 1.01 Year 2017 Peak Season Volumes 4 0 7 0 0 4 12 9 0 0 8 0 Future Traffic Volumes - Year 2020 7.7% 7.7% 7.7% 7.7% 7.7% 7.7% 7.7% 7.7% 7.7% 7.7% 7.7% 7.7% Annual Growth Rate (2.5 %/yr) 2020 Background Volumes 0 0 8 0 0 0 13 10 0 0 9 0 Project Traffic Volumes 0 0 42 0 0 0 71 0 0 0 0 0 2020 Total Volumes w/Project Traffic 1 0 0 50 1 0 0 0 1 84 10 0 1 0 9 0 Sources: Crossroads Engineering, Inc.; FDOT, andKBP Consulting, Inc. Compiled by: KBP Consulting, Inc. (December 2017). c c� a L ti 0 N L E CD U CD 0 N c� CL E V cc L CD E L Q Q Q Q O U m r c CD E t v ca r r Q Appendix G Intersection Analyses Cf N E 0 L) a U) E Cu E Cu C 4) E Existing (2017) Conditions cf N E 0 L) a U) E cu E cu HCM Unsignalized Intersection Capacity Analysis 11: Boca Chica Road & Overseas Hwy / US 1 12/17/2017 1 Volume Total 402 39 22 1001 168 Volume Left 0 0 22 0 136 Volume Right Movement EBT EBR WBL WBT NBL NBR Lane Configurations + r Vi t 0.24 0.02 Traffic Volume (veh/h) 370 36 20 921 ... 1.2.5 .... 1 Future Volume (Veh/h) 370 36 ..... 20 921 ....... 125 29 Sign Control Free Free Stop Grade 0% 0% 0% Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 Hourly flow rate (vph) 402 39 22 1001 136 32 Pedestrians Lane Width (ft) Walking Speed (ft /s) Percent Blockage Right turn flare (veh) 3 Median type TWLTL TWLTL Median storage veh) 2 2 Upstream signal (ft) pX, platoon unblocked vC, conflicting volume 441 1447 402 vC1, stage 1 conf vol 402 vC2, stage 2 conf vol 1045 vCu, unblocked vol 441 1447 402 tC, single (s) 4.1 *5.5 *5.0 tC, 2 stage (s) 4.5 tF (s) 2.2 3.5 3.3 pO queue free % 98 66 96 cM capacity (veh/h) 1130 400 746 Volume Total 402 39 22 1001 168 Volume Left 0 0 22 0 136 Volume Right 0 39 0 0 32 cSH 1700 1700 1130 1700 494 Volume to Capacity 0.24 0.02 0.02 0.59 0.34 Queue Length 95th (ft) 0 0 1 0 37 Control Delay (s) 0.0 0.0 8.2 0.0 16.9 Intersection Capacity Utilization 62.1% ICU Level of Service B Analysis Period (min) 15 va 0 N as E 0 L) (D a U) E �2 tt- CU as E t: 0 L) as E Big Coppitt Apartments - Existing Conditions Synchro 9 Report AM Peak Hour Page 1 HCM Unsignalized Intersection Capacity Analysis 2: Overseas Hwy / US 1 & Calle Uno 12/17/2017 Movement EBL EBT WBT WBR SBL SBR Lane Configurations 0 M T r Y 0 Traffic Volume (veh /h) 8 458 1388 3 3 23 Future Volume (Veh /h) 8 458 1388 3 3 23 Sign Control 0.12 Free Free 0 Stop 0 Grade Control Delay (s) 0% 0% 0.0 0% 22.9 Peak Hour Factor 0.95 0.95 0.95 0.95 0.95 0.95 Hourly flow rate (vph) 8 482 1461 3 3 24 Pedestrians Lane Width (ft) Walking Speed (ft /s) Percent Blockage Right turn flare'(veh) Median type None None Median storage veh) Upstream signal (ft) pX, platoon unblocked' vC, conflicting volume 1464 1959 1461 vC1, stage 1 conf vol vC2, stage 2 conf vol vCu, unblocked vol 1464 1959 1461 tC, single (s) 4.1 *5.5 *5.0 tC, 2 stage (s) tF (s) 2.2 3.5 3.3 p0 queue free %° 98 97 91 cM capacity (veh /h) 467 113 260 Volume Total 8 482 1461 3 27 Volume Left 8 0 0 0 3 Volume Right 0 0 0 3 24 cSH 467 1700 1700 1700 228 Volume to Capacity 0.02 0.28 0.86 0.00 0.12 Queue Length 95th (ft) 1 0 0 0 10 Control Delay (s) 12.8 0.0 0.0 0.0 22.9 Intersection Capacity Utilization 83.1% ICU Level of Service E Analysis' Period' (min) 15 Big Coppitt Apartments - Existing Conditions Synchro 9 Report AM Peak Hour Page 1 HCM Unsignalized Intersection Capacity Analysis 3: Calle Uno & 2nd Street 12/17/2017 l l `1 t d Movement EBL EBR NBL NBT SBT SBR Lane Configurations Y 4' T+ Traffic Volume (veh /h) 0 8 4 10 10 0 Future Volume (Veh /h) 0 . 8 ._ 4 10 10 0 Sign Control Stop Free Free Grade 0% 0% 0% Peak Hour Factor 0.67 0.67 0.67 0.67 0.67 0.67 Hourly flow rate (vph) 0 12 6 15 15 0 Pedestrians Lane Width (ft) Walking Speed (ft /s) Percent Blockage Right turn flare'(veh) Median type None None Median storage veh) Upstream signal (ft) pX, platoon unblocked' vC, conflicting volume 42 15 15 vC1, stage 1 conf vol vC2, stage 2 conf vol vCu, unblocked vol 42 15 15 tC, single (s) 6.4 6.2 4.1 tC, 2 stage (s) tF (s) 3.5 3.3 2.2 p0 queue free %° 100 99 100 cM capacity (veh /h) 971 1070 1616 Intersection Capacity Utilization 14.0% ICU Level of Service A Analysis' Period' (min) 15 Big Coppitt Apartments - Existing Conditions Synchro 9 Report AM Peak Hour Page 1 Volume Total 12 21 15 Volume Left 0 6 0 Volume Right 12 0 0 cSH 1070 1616 1700 Volume to Capacity 0.01 0.00 0.01 HCM Unsignalized Intersection Capacity Analysis 11: Boca Chica Road & Overseas Hwy / US 1 12/17/2017 Volume Total 989 122 29 680 157 Volume Left Movement EBT EBR WBL WBT NBL NBR Lane Configurations f P Vi T 1700 P Traffic Volume (veh /h) 959 118 28 660 71 81 Future Volume (Veh /h) 959 118 28 660 . 71 81 Sign Control Free 0.0 0.0 Free Stop 16 3......, Grade 0% 0% 0% Peak Hour Factor 0.97 0.97 0.97 0.97 0.97 0.97 Hourly flow rate (vph) 989 122 29 680 73 84 Pedestrians Lane Width (ft) Walking Speed (ft /s) Percent Blockage Right turn flare '(veh) 3 Median type TWLTL TWLTL Median storage veh) 2 2 Upstream signal (ft) pX, platoon unblocked' vC, conflicting volume 1111 1727 989 vC1, stage 1 conf vol 989 vC2, stage 2 conf vol 738 vCu, unblocked vol 11!11 1727 989 tC, single (s) 4.1 *5.5 *5.0 tC, 2 stage (s) 4.5 tF (s) 2.2 3.5 3.3 p0 queue free %° 95 80 80 cM capacity (veh /h) 636 372 420 Volume Total 989 122 29 680 157 Volume Left 0 0 29 0 73 Volume Right 0 122 0 0 84 cSH 1700 1700 636 1700 785 Volume to Capacity 0.58 0.07 0.05 0.40 0.20 Queue Length 95th (ft) 0 0 4 0 19 Control Delay (s) 0.0 0.0 10.9 0.0 16 3......, Intersection Capacity Utilization 62.2% ICU Level of Service B Analysis' Period' (min) 15 Big Coppitt Apartments - Existing Conditions Synchro 9 Report PM Peak Hour Page 1 HCM Unsignalized Intersection Capacity Analysis 2: Overseas Hwy / US 1 & Calle Uno 12/17/2017 Movement EBL EBT WBT WEIR SBL SBR Lane Configurations 0 M T r Y 0 Traffic Volume (veh /h) 18 1324 888 3 3 13 Future Volume (Veh /h) 18 1324 888 3 3 . 13 . Sign Control 0.07 Free Free 0 Stop 0 Grade Control Delay (s) 0% 0% 0.0 0% 21.8 Peak Hour Factor 0.96 0.96 0.96 0.96 0.96 0.96 Hourly flow rate (vph) 19 1379 925 3 3 14 Pedestrians Lane Width (ft) Walking Speed (ft /s) Percent Blockage Right turn flare'(veh) Median type None None Median storage veh) Upstream signal (ft) pX, platoon unblocked' vC, conflicting volume 928 2342 925 vC1, stage 1 conf vol vC2, stage 2 conf vol vCu, unblocked vol 928 2342 925 tC, single (s) 41 *5.5 *5.0 tC, 2 stage (s) tF (s) 2.2 3.5 3.3 p0 queue free %° 97 96 97 cM capacity (veh /h) 745 71 448 Volume Total 19 1379 925 3 17 Volume Left 19 0 0 0 3 Volume Right 0 0 0 3 14 cSH 745 1700 1700 1700 231 Volume to Capacity 0.03 0.81 0.54 0.00 0.07 Queue Length 95th (ft) 2 0 0 0 6 Control Delay (s) 10.0 0.0 0.0 0.0 21.8 Intersection Capacity Utilization 79.7% ICU Level of Service D Analysis' Period' (min) 15 Big Coppitt Apartments - Existing Conditions Synchro 9 Report PM Peak Hour Page 1 HCM Unsignalized Intersection Capacity Analysis 3: Calle Uno & 2nd Street 12/17/2017 l l `1 t d Movement EBL EBR NBL NBT SBT SBR Lane Configurations Y 11 0 4' T+ 1070 Traffic Volume (veh /h) 0 7 12 ..... 9 8 0 Future Volume (Veh /h) . 0 7 . 12 Control Delay (s) 9 8 0 Sign Control Stop A Free Free 4.2 Grade 0% A ........... 0% 0% Peak Hour Factor 0.64 0.64 0.64 0.64 0.64 0.64 Hourly flow rate (vph) 0 11 19 14 13 0 Pedestrians Lane Width (ft) Walking Speed (ft /s) Percent Blockage Right turn flare'(veh) Median type None None Median storage veh) Upstream signal (ft) pX, platoon unblocked' vC, conflicting volume 65 13 13 vC1, stage 1 conf vol vC2, stage 2 conf vol vCu, unblocked vol 65 13 13 tC, single (s) 6.4 6.2 4.1 tC, 2 stage (s) tF (s) 3.5 3.3 2.2 p0 queue free %° 100 99 99 cM capacity (veh /h) 934 1073 1619 Volume Total 11 33 13 Volume Left 0 19 0 Volume Right 11 0 0 cSH 1070 1619 1700 Volume to Capacity 0.01 0.01 0.01 Queue Length 95th (ft) 1 1 0 Control Delay (s) 8.4 4.2 0.0 Lane LOS A A Approach Delay (s) 8.4 4.2 0.0 Approach LDS A ........... Intersection Capacity Utilization 17.8% ICU Level of Service A Analysis' Period' (min) 15 Big Coppitt Apartments - Existing Conditions Synchro 9 Report PM Peak Hour Page 1 Future (2020) Background Conditions Cf N E 0 L) a E CU E CU HCM Unsignalized Intersection Capacity Analysis 11: Boca Chica Road & Overseas Hwy / US 1 12/17/2017 1 Volume Total 419 41 23 1044 175 Volume Left 0 0 23 0 142 Volume Right Movement EBT EBR WBL WBT NBL NBR Lane Configurations + r Vi t 0.25 r Traffic Volume (veh/h) 398 39 22 992 135 .... 3.1 .... Future Volume (Veh/h) 398 39 ........... 22 992 ....... 135 ..... 31 Sign Control Free Free Stop Grade 0% 0% 0% Peak Hour Factor 0.95 0.95 0.95 0.95 0.95 0.95 Hourly flow rate (vph) 419 41 23 1044 142 33 Pedestrians Lane Width (ft) Walking Speed (ft /s) Percent Blockage Right turn flare (veh) 3 Median type TWLTL TWLTL Median storage veh) 2 2 Upstream signal (ft) pX, platoon unblocked vC, conflicting volume 460 1509 419 vC1, stage 1 conf vol 419 vC2, stage 2 conf vol 1090 vCu, unblocked vol 460 1509 419 tC, single (s) 4.1 *5.5 *5.0 tC, 2 stage (s) 4.5 tF (s) 2.2 3.5 3.3 pO queue free % 98 63 96 cM capacity (veh/h) 1112 385 734 Volume Total 419 41 23 1044 175 Volume Left 0 0 23 0 142 Volume Right 0 41 0 0 33 cSH 1700 1700 1112 1700 474 Volume to Capacity 0.25 0.02 0.02 0.61 0.37 Queue Length 95th (ft) 0 0 2 0 42 Control Delay (s) 0.0 0.0 ... 8...3... 0.0 17.9 Intersection Capacity Utilization 66.4% ICU Level of Service C Analysis Period (min) 15 va 0 N as E 0 L) (D a U) E �2 tt- CU as E t: 0 L) as E Big Coppitt Apartments - Background Conditions Synchro 9 Report AM Peak Hour Page 1 HCM Unsignalized Intersection Capacity Analysis 2: Overseas Hwy / US 1 & Calle Uno 12/17/2017 Movement EBL EBT WBT WBR SBL SBR Lane Configurations 0 M T r Y 0 Traffic Volume (veh /h) 9 493 1495 3 3 25 Future Volume (Veh /h) 9 493 1495 3 3 25 Sign Control 0.14 Free Free 0 Stop 0 Grade Control Delay (s) 0% 0% 0.0 0% 25.9 Peak Hour Factor 0.95 0.95 0.95 0.95 0.95 0.95 Hourly flow rate (vph) 9 519 1574 3 3 26 Pedestrians Lane Width (ft) Walking Speed (ft /s) Percent Blockage Right turn flare'(veh) Median type None None Median storage veh) Upstream signal (ft) pX, platoon unblocked' vC, conflicting volume 1577 2111 1574 vC1, stage 1 conf vol vC2, stage 2 conf vol vCu, unblocked vol 1577 2111 1574 tC, single (s) 4.1 *5.5 *5.0 tC, 2 stage (s) tF (s) 2.2 3.5 3.3 p0 queue free %° 98 97 89 cM capacity (veh /h) 423 94 232 Volume Total 9 519 1574 3 29 Volume Left 9 0 0 0 3 Volume Right 0 0 0 3 26 cSH 428 1700 1700 1700 201 Volume to Capacity 0.02 0.31 0.93 0.00 0.14 Queue Length 95th (ft) 2 0 0 0 12 Control Delay (s) 13.7 0.0 0.0 0.0 25.9 Intersection Capacity Utilization 88.7% ICU Level of Service E Analysis' Period' (min) 15 Big Coppitt Apartments - Background Conditions Synchro 9 Report AM Peak Hour Page 1 HCM Unsignalized Intersection Capacity Analysis 3: Calle Uno & 2nd Street 12/17/2017 l l `1 t d Movement EBL EBR NBL NBT SBT SBR Lane Configurations Y 13 0 4' T+ 1069 Traffic Volume (veh /h) 0 9 4 11 11 0 Future Volume (Veh /h) 0 . .. 9 4 11 11 0 Sign Control Stop Free Free Grade 0% 0% 0% Peak Hour Factor 0.67 0.67 0.67 0.67 0.67 0.67 Hourly flow rate (vph) 0 13 6 16 16 0 Pedestrians Lane Width (ft) Walking Speed (ft /s) Percent Blockage Right turn flare'(veh) Median type None None Median storage veh) Upstream signal (ft) pX, platoon unblocked' vC, conflicting volume 44 16 16 vC1, stage 1 conf vol vC2, stage 2 conf vol vCu, unblocked vol 44 16 16 tC, single (s) 6.4 6.2 4.1 tC, 2 stage (s) tF (s) 3.5 3.3 2.2 p0 queue free %° 100 99 100 cM capacity (veh /h) 968 1069 1615 Volume Total 13 22 16 Volume Left 0 6 0 Volume Right 13 0 0 cSH 1069 1615 1700 Volume to Capacity 0.01 0.00 0.01 Queue Length 95th (ft) 1 0 0 Control Delay (s) 8.4 2.0 0.0 Intersection Capacity Utilization 14.1% ICU Level of Service A Analysis' Period' (min) 15 Big Coppitt Apartments - Future Background Conditions Synchro 9 Report AM Peak Hour Page 1 HCM Unsignalized Intersection Capacity Analysis 11: Boca Chica Road & Overseas Hwy / US 1 12/17/2017 1 Volume Total 1065 131 31 733 168 Volume Left 0 0 31 0 78 Volume Right Movement EBT EBR WBL WBT NBL NBR Lane Configurations + r Vi t 0.63 r Traffic Volume (veh/h) 1033 127 .... 30 0 76 .... 8.7 ....... Future Volume (Veh/h) 1033 127 30 711 ...... 76 ........ 87 Sign Control Free Free Stop ................. ........ C Grade 0% 0.5 0% 0% Peak Hour Factor 0.97 0.97 0.97 0.97 0.97 0.97 Hourly flow rate (vph) 1065 131 31 733 78 90 Pedestrians Lane Width (ft) Walking Speed (ft /s) Percent Blockage Right turn flare (veh) 3 Median type TWLTL TWLTL Median storage veh) 2 2 Upstream signal (ft) pX, platoon unblocked vC, conflicting volume 1196 1860 1065 vC1, stage 1 conf vol 1065 vC2, stage 2 conf vol 795 vCu, unblocked vol 1196 1860 1065 tC, single (s) 4.1 *5.5 *5.0 tC, 2 stage (s) 4.5 tF (s) 2.2 3.5 3.3 pO queue free % 95 77 77 cM capacity (veh/h) 591 346 389 Volume Total 1065 131 31 733 168 Volume Left 0 0 31 0 78 Volume Right 0 131 0 0 90 cSH 1700 1700 591 1700 727 Volume to Capacity 0.63 0.08 0.05 0.43 0.23 Queue Length 95th (ft) 0 0 4 0 22 Control Delay (s) 0.0 0.0 11.4 0.0 17.6 Lane LOS .............. ....... B ................. ........ C Approach Delay (s) 0.0 0.5 17.6 Intersection Capacity Utilization 66.4% ICU Level of Service C Analysis Period (min) 15 va 0 N as E U) E �2 tt- CU as E t: 0 as E Big Coppitt Apartments - Background Conditions Synchro 9 Report PM Peak Hour Page 1 HCM[]n8ign@lized Intersect Capacity Analysis 2' OVenGe@8 H /US 1 &Call Uno 12/17/2017 oM capacity kx*h/h> 57 417 Volume Total 20 1485 996 3 18 cSH 701 1700 1700 1700 203 Volume to Capacity 0.03 0.87 Future Volume (Veh/h) 19 1426 956 3 3 14 Sign Control Free Free Stop Grade Lane LOS 0% 0% 0% C Peak Hour Factor 0.96 0.96 0.96 0.96 0.96 0.96 Hourly flow rate (vph) 20 1485 996 3 3 15 Pedestrians Lane Width (ft) Walking Speed (ft/s) Percent Blockage Right turn flare (veh) Median type None None Median storage ve h)NNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNN Upstream signal (ft) pX, platoon unblocked vC conflicting | yyy 2521 998 vC2 stage 2 conf vol vCu, unblocked vol 999 2521 996 hC oM capacity kx*h/h> 57 417 Volume Total 20 1485 996 3 18 Intersection Capacity Utilization 85 ICU Level of Service E Analysis Period (min) 15 � � N CU � BigCoppittApartmente - BaokgrnundCondidono SvnohrnyReport PK4 Peak Hour Page cSH 701 1700 1700 1700 203 Volume to Capacity 0.03 0.87 0.59 0.00 0.09 Lane LOS B C Approach Delay (s) 0.1 0.0 24.4 Intersection Capacity Utilization 85 ICU Level of Service E Analysis Period (min) 15 � � N CU � BigCoppittApartmente - BaokgrnundCondidono SvnohrnyReport PK4 Peak Hour Page HCM Unsignalized Intersection Capacity Analysis 3: Calle Uno & 2nd Street 12/17/2017 l l `1 t d Movement EBL EBR NBL NBT SBT SBR Lane Configurations Y 13 0 4' T+ 1072 Traffic Volume (veh /h) 0 8 13 10 9 0 Future Volume (Veh /h) . 0 .. 8 ..... 13 10 9 0 Sign Control Stop Free Free Grade 0% 0% 0% Peak Hour Factor 0.64 0.64 0.64 0.64 0.64 0.64 Hourly flow rate (vph) 0 13 20 16 14 0 Pedestrians Lane Width (ft) Walking Speed (ft /s) Percent Blockage Right turn flare'(veh) Median type None None Median storage veh) Upstream signal (ft) pX, platoon unblocked' vC, conflicting volume 70 14 14 vC1, stage 1 conf vol vC2, stage 2 conf vol vCu, unblocked vol 70 14 14 tC, single (s) 6.4 6.2 4.1 tC, 2 stage (s) tF (s) 3.5 3.3 2.2 p0 queue free %° 100 99 99 cM capacity (veh /h) 928 1072 1617 Volume Total 13 36 14 Volume Left 0 20 0 Volume Right 13 0 0 cSH 1072 1617 1700 Volume to Capacity 0.01 0.01 0.01 Queue Length 95th (ft) 1 1 0 Control Delay (s) 8.4 4.1 0.0 Intersection Capacity Utilization 17.9% ICU Level of Service A Analysis' Period' (min) 15 Big Coppitt Apartments - Future Background Conditions Synchro 9 Report PM Peak Hour Page 1 Future (2020) Total Conditions cf N E 0 L) a U) E cu E cz HCM Unsignalized Intersection Capacity Analysis 11: Boca Chica Road & Overseas Hwy / US 1 12/17/2017 1 Volume Total 446 41 23 1053 175 Volume Left 0 0 23 0 142 Volume Right Movement EBT EBR WBL WBT NBL NBR Lane Configurations + r Vi t 0.26 r Traffic Volume (veh/h) 424 39 22 1000 135 ..... 3.1 ...... Future Volume (Veh/h) 424 39 22 1000 135 31 Sign Control Free Free Stop Grade 0% 0% 0% Peak Hour Factor 0.95 0.95 0.95 0.95 0.95 0.95 Hourly flow rate (vph) 446 41 23 1053 142 33 Pedestrians Lane Width (ft) Walking Speed (ft /s) Percent Blockage Right turn flare (veh) 3 Median type TWLTL TWLTL Median storage veh) 2 2 Upstream signal (ft) pX, platoon unblocked vC, conflicting volume 487 1545 446 vC1, stage 1 conf vol 446 vC2, stage 2 conf vol 1099 vCu, unblocked vol 487 1545 446 tC, single (s) 4.1 *5.5 *5.0 tC, 2 stage (s) 4.5 tF (s) 2.2 3.5 3.3 pO queue free % 98 63 95 cM capacity (veh/h) 1086 379 715 Volume Total 446 41 23 1053 175 Volume Left 0 0 23 0 142 Volume Right 0 41 0 0 33 cSH 1700 1700 1086 1700 468 Volume to Capacity 0.26 0.02 0.02 0.62 0.37 Queue Length 95th (ft) 0 0 2 0 43 Control Delay (s) 0.0 0.0 8.4 0.0 18.2 Intersection Capacity Utilization 66.8% ICU Level of Service C Analysis Period (min) 15 va 0 N as E 0 L) (D a U) E �2 tt- CU as E t: 0 L) as E Big Coppitt Apartments - Future Total Conditions Synchro 9 Report AM Peak Hour Page 1 HCM Unsignalized Intersection Capacity Analysis 2: Overseas Hwy / US 1 & Calle Uno 12/17/2017 Movement EBL EBT WBT WBR SBL SBR Lane Configurations 24 M T r 31 P Traffic Volume (veh /h) 23 493 1495 11 29 73 Future Volume (Veh /h) 23 493 1495 11 . 29 .. 73 Sign Control 0.06 Free Free 0.01 Stop 0.33 Grade 5 0% 0% 0 0% 35 Peak Hour Factor 0.95 0.95 0.95 0.95 0.95 0.95 Hourly flow rate (vph) 24 519 1574 12 31 77 Pedestrians Lane Width (ft) Walking Speed (ft /s) Percent Blockage Right turn flare'(veh) Median type None None Median storage veh) Upstream signal (ft) pX, platoon unblocked' vC, conflicting volume 1586 2141 1574 vC1, stage 1 conf vol vC2, stage 2 conf vol vCu, unblocked vol 1586 2141 1574 tC, single (s) 41 *5.5 *5.0 tC, 2 stage (s) tF (s) 2.2 3.5 3.3 p0 queue free %° 94 65 67 cM capacity (veh /h) 420 88 232 Volume Total 24 519 1574 12 31 77 Volume Left 24 0 0 0 31 0 Volume Right 0 0 0 12 0 77 cSH 420 1700 1700 1700 88 232 Volume to Capacity 0.06 0.31 0.93 0.01 0.35 0.33 Queue Length 95th (ft) 5 0 0 0 34 35 Control Delay (s) 14.1 0.0 0.0 0.0 67.1 .28..1...., Intersection Capacity Utilization 89.9% ICU Level of Service E Analysis' Period' (min) 15 Big Coppitt Apartments - Future Total Conditions Synchro 9 Report AM Peak Hour Page 1 HCM Unsignalized Intersection Capacity Analysis 3: Calle Uno & 2nd Street 12/17/2017 l l `1 t d Movement EBL EBR NBL NBT SBT SBR Lane Configurations Y 4' T+ Traffic Volume (veh /h) 0 ... 83 26 11 11 0 Future Volume (Veh /h) 0 83 . 26 11 11 0 Sign Control Stop Free Free Grade 0% 0% 0% Peak Hour Factor 0.67 0.67 0.67 0.67 0.67 0.67 Hourly flow rate (vph) 0 124 39 16 16 0 Pedestrians Lane Width (ft) Walking Speed (ft /s) Percent Blockage Right turn flare'(veh) Median type None None Median storage veh) Upstream signal (ft) pX, platoon unblocked' vC, conflicting volume 110 16 16 vC1, stage 1 conf vol vC2, stage 2 conf vol vCu, unblocked vol 110 16 16 tC, single (s) 6.4 6.2 4.1 tC, 2 stage (s) tF (s) 3.5 3.3 2.2 p0 queue free %° 100 88 98 cM capacity (veh /h) 870 1069 1615 Intersection Capacity Utilization 20.5% ICU Level of Service A Analysis' Period' (min) 15 Big Coppitt Apartments - Future Total Conditions Synchro 9 Report AM Peak Hour Page 1 Volume Total 124 55 16 Volume Left 0 39 0 Volume Right 124 0 0 cSH 1060 1615 1700 Volume to Capacity 0.12 0.02 0.01 HCM Unsignalized Intersection Capacity Analysis 11: Boca Chica Road & Overseas Hwy / US 1 12/17/2017 Intersection Capacity Utilization 67.2% ICU Level of Service C Analysis' Period' (min) 15 Big Coppitt Apartments - Future Total Conditions Synchro 9 Report PM Peak Hour Page 1 Volume Total 1080 131 31 759 168 Volume Left 0 0 31 0 78 Volume Right 0 131 0 0 90 cSH 1700 1700 583 1700 716 Volume to Capacity 0.64 0.08 0.05 0.45 0.23 Movement EBT EBR WBL WBT NBL NBR Lane Configurations f P Vi T P Traffic Volume (veh /h) 1048 127 30 736 76 87 Future Volume (Veh /h) 1048 127 30 736 76 87 Sign Control Free Free Stop Grade 0% 0% 0% Peak Hour Factor 0.97 0.97 0.97 0.97 0.97 0.97 Hourly flow rate (vph) 1080 131 31 759 78 90 Pedestrians Lane Width (ft) Walking Speed (ft /s) Percent Blockage Right turn flare '(veh) 3 Median type TWLTL TWLTL Median storage veh) 2 2 Upstream signal (ft) pX, platoon unblocked' vC, conflicting volume 1211 1901 1080 vC1, stage 1 conf vol 1080 vC2, stage 2 conf vol 821 vCu, unblocked vol 1211 1901 1080 tC, single (s) 4.1 *5.5 *5.0 tC, 2 stage (s) 4.5 tF (s) 2.2 3.5 3.3 p0 queue free %° 95 77 77 cM capacity (veh /h) 583 340 383 Intersection Capacity Utilization 67.2% ICU Level of Service C Analysis' Period' (min) 15 Big Coppitt Apartments - Future Total Conditions Synchro 9 Report PM Peak Hour Page 1 Volume Total 1080 131 31 759 168 Volume Left 0 0 31 0 78 Volume Right 0 131 0 0 90 cSH 1700 1700 583 1700 716 Volume to Capacity 0.64 0.08 0.05 0.45 0.23 HCM Unsignalized Intersection Capacity Analysis 2: Overseas Hwy / US 1 & Calle Uno 12/17/2017 Movement EBL EBT WBT WEIR SBL SBR Lane Configurations 68 M T r 19 P Traffic Volume (veh /h)' 65 1426 956 28 18 41 Future Volume (Veh /h) 65 1426 956 28 18 41 Sign Control 0.10 Free Free 0.02 Stop 0.10 Grade 8 0% 0% 0 0% 9 Peak Hour Factor 0.96 0.96 0.96 0.96 0.96 0.96 Hourly flow rate (vph) 68 1485 996 29 19 43 Pedestrians Lane Width (ft) Walking Speed (ft /s) Percent Blockage Right turn flare'(veh) Median type None None Median storage veh) Upstream signal (ft) pX, platoon unblocked' vC, conflicting volume 1025 2617 996 vC1, stage 1 conf vol vC2, stage 2 conf vol vCu, unblocked vol 1025 2617 996 tC, single (s) 41 *5.5 *5.0 tC, 2 stage (s) tF (s) 2.2 3.5 3.3 p0 queue free %° 90 60 90 cM capacity (veh /h) 685 47 417 Volume Total 68 1485 996 29 19 43 Volume Left 68 0 0 0 19 0 Volume Right 0 0 0 29 0 43 cSH 685 1700 1700 1700 47 417 Volume to Capacity 0.10 0.87 0.59 0.02 0.40 0.10 Queue Length 95th (ft) 8 0 0 0 36 9 Control Delay (s) 10.8 0.0 0.0 0.0 126.4 14.6 Intersection Capacity Utilization 85.1% ICU Level of Service E Analysis' Period' (min) 15 Big Coppitt Apartments - Future Total Conditions Synchro 9 Report PM Peak Hour Page 1 HCM Unsignalized Intersection Capacity Analysis 3: Calle Uno & 2nd Street 12/17/2017 l l `1 t d Movement EBL EBR NBL NBT SBT SBR Lane Configurations Y 78 0 4' T+ 1072 Traffic Volume (veh /h) 0 50 84 10 9 0 Future Volume (Veh /h) ...... ... 50.... 84 10 9 0 Sign Control Stop Free Free Grade 0% 0% 0% Peak Hour Factor 0.64 0.64 0.64 0.64 0.64 0.64 Hourly flow rate (vph) 0 78 131 16 14 0 Pedestrians Lane Width (ft) Walking Speed (ft /s) Percent Blockage Right turn flare'(veh) Median type None None Median storage veh) Upstream signal (ft) pX, platoon unblocked' vC, conflicting volume 292 14 14 vC1, stage 1 conf vol vC2, stage 2 conf vol vCu, unblocked vol 292 14 14 tC, single (s) 6.4 6.2 4.1 tC, 2 stage (s) tF (s) 3.5 3.3 2.2 p0 queue free %° 100 93 92 cM capacity (veh /h) 646 1072 1617 Volume Total 78 147 14 Volume Left 0 181 0 Volume Right 78 0 0 cSH 1072 1617 1700 Volume to Capacity 0.07 0.08 0.01 Queue Length 95th (ft) 6 7 0 Control Delay (s) 8.6 6.7 0.0 Intersection Capacity Utilization 21.8% ICU Level of Service A Analysis' Period' (min) 15 Big Coppitt Apartments - Future Total Conditions Synchro 9 Report PM Peak Hour Page 1 Appendix H 2015 Monroe County Level of Service and Reserve Capacity Table Overall 1 108.3 8 Ramrod (25.0- 27.5) 10 Big Pine (29.5- 33.0) 11 Bahia Honda (33.0- 40.0) 4-L/D 12 7-Mile Brid e An n- 47.0) 13 Marathon (47.0- 54.0) 2015 LEVEL OF SERVICE AND RESERVE 4-L/D 14 Grassy 15 Duck 16 Long (63.0- 73.0) 17 L Matecumbe 77.5)�� 18 Tea Table (77.5- 79.5) Overall 1 108.3 2015 LEVEL OF SERVICE AND RESERVE CAPACITY (L J. ADJUSTED MEDIAN 2015 2013 POSTED SPEED FOR LOS C TRAVEL LOS RESERVE MAXIMUM RESERV 5% ALLOCATION MAXIMUM RESERVI 5% ALLOCATIOi Cy Limits Average SIGNAL CRITERIA SPEED SPEED VOLUME BELOW LOS C VOLUME BELOW LOS C ti (mph) (mph) (mph) (mph) (mph) (mph) (tripsl trips) (tricis) (trips) 30145 39.3 NIA 22.0 32.9 IS 10.9 1986 , N/A 2,022 NIA C14 45155 54.6 N/A 50.1 58.1 A 8.0 5,167 N/A 4,521 N/A 4) 45155 46.4 NIA 41.9 47.2 IS 5.2 1,292 MIA 1,118 NIA .0 E 45155 53.6 NIA 49.1 51.7 c 2.6 2,497 N/A 2,017 NIA 4) 45 45.0 4.4 36.1 47.5 A 11.4 7,363 N/A 7,298 NIA L) 45 45.0 N/A 40.5 46.9 A 6.4 2,650 N/A 3,105 N/A 45 45.0 NIA 40.5 44.1 IS 3.6 1,312 MIA 1,603 NIA >% 45 45.0 NIA 40.5 46.6 A 6.1 2,323 N/A 2,019 NIA 45 45.0 NIA 40.5 47.5 A 7.0 ------ 2 434 N/A 2,573 PUM 45 45.0 3.2 37.3 38.0 c 0.7 394 N/A 1,802 N/A 45150155 51.9 NIA 47.4 52.1 IS 4.7 5,448 MIA 6,723 NIA rL E 45/50/55 54.7 NIA 50.2 52.6 c 2.4 2 703 N/A 5,518 NIA . ...... ....... 35145 42.1 N/A 22.0 37.9 A 15.9 19,221 N/A 16,683 N/A 45/55 54.4 1.5 48.4 51.5 c 3.1 3,286 N/A 2,650 NIA E- 45/55 50.6 NIA 46.1 50.1 IS 4.0 1 788 ...... N/A (1,207) 4 ul 40145150155 49.7 N/A 45.2 48.8 IS 3.6 5,902 N/A 3,771 N/A 'E 50155 54.1 NIA 49.6 48.4 D -1 .2 (894) 967 (447) 4 E 45155 51.3 NIA 46.8 45.7 D -1.1 (401) 459 1 4 C 30140145 40.8 NIA 36.3 38.5 c 2.2 1 494 N/A 1, 1 5�4 L 3 Q 30140145 41.2 N/A 36.7 37.9 C 1.2 ------ 378 N/A 220 N/A 45 45.0 3.1 37.4 38.5 c 1.1 1,057 MIA 4,226 NIA 45150 47.2 2.1 40.6 48.5 A 7.9 10,466 N/A 8,214 NIA rL 45 45.0 3.3 37.2_ 44. A 7.6 8,558 N/A 7,432 NIA 0 45/55 51.8 N/A 47.3 52.0 B 4.6 4,723 MIA 6,058 NIA 45.0 45.1 c 0.1 1,855 CD E cc Appendix I FDOT Q /LOS Tables — Excerpt Cf N E 0 L) a U) E Cu E Cu C 4) E Generalized Peak Hour Two -Way Volumes for Florida's TABLE 4 Urbanized Areas' z Non -State Signalized Roadway Adjustments (Alter corresponding state volumes by the indicated pereen.) Non -State Signalised Roadways -10% Median & Turn Lane Adjustments UNINTERRUPTED FLOW HIGHWAYS STATE SIGNALIZED ARTERIALS Exclusive Exclusive Aqmstnrent FREEWAYS Median Left I:anes Right I:anes Factors 2 Lanes B C D L !Undivided Class I (40 mph or higher posted speed limit) No 4 4.120 5.540 6.700 7.190 Lanes Median B C D E 6 6 8.370 10.060 11.100 2 Undivided 1,510 1,600 +5% 8 8.230 11.100 13.390 15.010 4 Divided 3. 420 3.. 580 * 10 10.330 14.040 16.840 18.930 6 Divided 5,250 5.390 * 12 14.450 18.880 22.030 22.860 8 Divided 7.090 7.210 x* Class H (35 mph or slower posted speed limit) Freeway Adjustments Lanes Median B C D E Auxiliary Lanes Ramp 2 Undivided 660 1, 330 1,410 Present in Both Directions Metering 4 Divided 1,310 2.920 3,040 + 1,800 +5% 6 Divided 2.090 4.500 4,590 8 Divided 2,880 6,060 6,130 Non -State Signalized Roadway Adjustments (Alter corresponding state volumes by the indicated pereen.) Non -State Signalised Roadways -10% Median & Turn Lane Adjustments UNINTERRUPTED FLOW HIGHWAYS One -Way Facility Adjustment Multiply the corresponding two- directional volumes in this table by 0.6 BICYCLE MODE (Multiply motorized vehicle volumes shown below by number of directional roadway lanes to determine two -nay maximum service volumes.) Paved Shouider/Bie cle Lane Coverage B C D E 0 -49% 260 680 1,770 50 -84% 190 600 1,770 >1,770 85- 100% 830 1,770 >1.770 PEDESTRIAN MODE (Multiply motorized vehicle volumes shown below by number of directional roads +a_y lanes to determine two -oay maximum service volumes.) Sidewalk Coverage B C D E 0 -49% 250 850 50 -84% 150 780 1,420 85- 100 340 960 1,560 >1,770 BUS MODE (Scheduled Fixed Route) (Buses in peak hour m peak direction) Sidewalk Coverage B C D E 0 -84% >5 >4 >3 >2 85 -100 > 4 > 3 > 2 > 1 Lanes Median Exclusive Exclusive Aqmstnrent Lanes Median Left I:anes Right I:anes Factors 2 Divided Yes No +5% 2 !Undivided No No -20% Multi Undivided Yes No -5% Multi Undivided No No -25% Yes +5% One -Way Facility Adjustment Multiply the corresponding two- directional volumes in this table by 0.6 BICYCLE MODE (Multiply motorized vehicle volumes shown below by number of directional roadway lanes to determine two -nay maximum service volumes.) Paved Shouider/Bie cle Lane Coverage B C D E 0 -49% 260 680 1,770 50 -84% 190 600 1,770 >1,770 85- 100% 830 1,770 >1.770 PEDESTRIAN MODE (Multiply motorized vehicle volumes shown below by number of directional roads +a_y lanes to determine two -oay maximum service volumes.) Sidewalk Coverage B C D E 0 -49% 250 850 50 -84% 150 780 1,420 85- 100 340 960 1,560 >1,770 BUS MODE (Scheduled Fixed Route) (Buses in peak hour m peak direction) Sidewalk Coverage B C D E 0 -84% >5 >4 >3 >2 85 -100 > 4 > 3 > 2 > 1 Lanes Median B C D E 2 Undivided 770 1,530 2,170 2,990 4 Divided 3.300 4.660 5.900 6.530 6 Divided 4.950 6.990 8.840 9.790 Uninterrupted Flow Highway Adjustments Lanes Median Exclusive left lanes Adjustment factors 2 Divided Yes +5% Multi individed Yes -5% Multi Undivided No -25% 2012 FDOT QUALITY /LEVEL OF SERVICE H Packet Pg. 2801 Appendix J Local Roadway Link Volumes T Cf N E 0 L) a U) E CU E Cz CLIENT:KBP CONSULTING JOB NO:2017 -004 PROJECT:BIG COPPITT KEY COUNTY:MONROE Crossroads Engineering 8320 SW 90TH St Miami, FL 33156 786 - 236 -2857 Page 1 CALLE UNA NORTH OF US 1 NB A. M. P.M. CALLE UNA NORTH OF US 1 Combined A. M. P.M. Date Start: 17- Jul -17 Tue A. M. Date End: 21- Jul -17 A. M. 12:15 A. M. P.M. �a 12:30 E Start 17- Jul -17 Time Mon NB A. M. P.M. SIB A. M. P.M. Combined A. M. P.M. 12:00 Tue A. M. P.M. A. M. 12:15 A. M. P.M. 0 12:30 0 4 0 12 :45 0 '', 2 0 01:00 0 0 01 :15 0 8 0 01:30 1 '! 3 1 01:45 2 E 0 02:00 0 6 0 02 :15 0 '! 5I 0 02:30 0 1' as 0 02 :45 0 4 0 03:00 1 `< 0 0 03:15 1 2 03:30 2 2 4 03:45 0 10 0 04:00 0 J 0 04 :15 0 3 0 04:30 0 3 0 04:45 0 0 05:00 0 10 0 05 :15 0 5, 1 05:30 1 1j, 0 05 :45 0 4 0 06:00 0 6 0 06:15 0 0 06:30 0 6 0 06:45 0'! 5 0 07:00 0 0 07:15 0 2 0 07:30 1 '' 6, 4 07:45 5 1' 04 1 08:00 2 5 3 08 :15 0'! 6 1 08:30 1 0 08 :45 09:00 0 09:15 0 3' 09:30 2 4 5 09:45 3 4 1 10:00 4 2 10 :15 4 3 6 10:30 1 1 3 10 :45 4 1 11:00 1 2 3 11:15 1 ,, 0 1 11:30 0 D 0 11:45 1 '' 0 1, Total 0 3 0 2 0 5 Day Total 3 2 5 % Total 0.0% 60.0% 0.0% 40.0% 6 Peak 11:00 11:00 11:00 Vol. 3 2 5 P. H. F. 0.750 0.250 0.417 18 -Jul- NB S Combined Tue A. M. P.M. A. M. P.M. A. M. P.M. 0 6 0 4 0 1 0 '', 2 0 5 0 0 4 0 8 0 1, 1 '! 3 1 0 2 E 0 5 0 6 0 1 0 '! 5I 0 7 0 1' as 0 8 0 4 0 1, 1 `< 0 0 3 1 2 4 2 2 4 0 10 0 4 0 J 0 8 0 3 0 0 3 0 5 0 0 7 0 10 0 1, a. 0 5, 1 6 1 1j, 0 5 0 4 0 0 6 0 2 0 0 4 0 6 0 1 0'! 5 0 3 0 0 4 0 2 0 Co 1 '' 6, 4 4 5 1' 04 1 8 2 5 3 1 qt 0'! 6 1 3 1 0 1 E 0 2 0 3' 3 2 4 5 3 4 1 1 4 2 !' 7 4 3 6 1' a 1 1 3 3 4 1 r, 3' 2 ;' 5 3 1 3 1 2 2 U) 2 5 2 2 4 1 4 4 3 5 c) cu 3 3 3 4 6 CL 2 7 3 1 5 4 `'` 3 8 3 12 3 1 4 3 7 3 2 5 1 8 2 2 4 1 6 @� 8 2 >• 0' 3 1 5 ata 2 1 2 1 4 2 ` 3' 1 0 3 as 7 3 'I 5 0 12 3 4i 3 0 6 3, 1 6 0 9 1 3' »3 0 4 2 0 1 0 3 4!' 0' 2 2 6 4 0 4 0 8 3'! 0 4 0 7 70 175 91 138 161 31: 245 229 474 14.8% 36.9% 19.2% 29.1% as 09:45 02:15 08:15 02:45 08:15 02:1 E 15 25 21 25 33 4 0 0.536 0.625 0.656 0.625 0.688 0.69 5 is Crossroads Engineering Page 2 CLIENT:KBP CONSULTING 8320 SW 90TH St Miami, FL 33156 786 - 236 -2857 JOB NO:2017 -004 PROJECT:BIG COPPITT KEY CALLE UNA NORTH OF US 1 COUNTY:MONROE CALLE UNA NORTH OF US 1 Date Start: 17- Jul -17 Date End: 21- Jul -17 �a E Start 19- Jul -17 Time Wed A. M. NB P.M. A. M. SIB P.M. Combined A. M. P.M. 20 -Jul- Thu A. M. NB P.M. A. M. SIB P.M. Combined A. M. P.M. 12:00 0 5 0 4 0 9 0 8 0 3 0 1 12:15 0 1 '! 0 4 0 5 1 !' 1! 0 2 1 12:30 2 6 2 4 4 10 0 5 0 1 0 12 :45 0 5 ``, 0! 3 0 8 0 `< 3 0 2 0 E 01:00 1 5 0 2 1 7 2 2 1 2 3 01:115 1 1 !' 0' 2 1 3 0 !' 2' 0 4 0 as 01:30 2 6 1 3 3 9 1 6 0 4 1 1 01:45 0 2 '! 0! 4 0 6 0 '! 2 0 „ 0 2 0 02:00 1 4 0 3 1 7 0 4 3 0 cta 02 :15 0 3 `< 0! 2 0 5 1 `< 1'! 0 3 1 02:30 1 4 0 3 1 7 0 4 0 4 0 02:45 0 2 !' 0' 3 0 5 0 ',' 6' 0 4 0 1', t� 03:00 0 5 0 3 0 8 0 3 0 2 0 0. 03:15 0 11 '! 0' 3 0 14 0 6 0 2 0 03:30 0 3 0 4 0 7 0 6 0 6 0 1' 03:45 0 1 '! 0! 5 0 6 0 3 0 3 0 cy 04:00 0 6 0 1 0 7 0 7 0 3 0 1', 04:15 0 6 '' 1 >' 0 1 6 0! 5 0 8 0 1' 04:30 0 2 0 5 0 7 0 0 1 6 1 04:45 0 7 !' 2' 4 2 11 1 7 2 5 3 1! c14 05:00 1 7 1 7 2 14 0 3 1 2 1 as 05 0 5 '! 0 3 0 8 0 !! 5 0 1 0 05:30 0 6 0 1 0 7 0 3 0 2 0 05:45 0 8 '' 0' 4 0 12 0 '! 6 1 2 1 06:00 0 0 2 2 2 2 0 2 1 4 1 06 :15 2 '' 4 3' 3 5 7 3 '' 6' 1 1 4 a 06:30 0 3 3 3 3 6 0 4 4 6 4 1 06:45 1 1 '! 5' 3 6 4 1 !' 7 2 1 3 07:00 2 4 3 2 5 6 0 1 6 0 6 U) 07 :15 0 3 3 0 3 3 2 `< 3 4 4 6 07:30 1 3 8 2 9 5 2 2 4 2 6 cu 07 :45 6 6 8 3 14 9 4 3 3 3 7 C 08:00 2 3 6 3 8 6 5 1 7 1 12 08:115 3 3 6 1 9 4 2 '' 2' 5 2 7 2 08:30 3 0 1 2 4 2 4 3 3 2 7 08 :45 2 0 !', 8' 2 >.10 2 1 !! 0 6 2 7 09:00 1 3 3 1 4 4 0 5 3 2 3 a 09 :15 0 2 '! 2! 1 2 3 5 'I 7 4 2 9 ata 09:30 2 8 1 2 3 10 3 0 2 2 5 09:45 2 1 !' 5' 0 7 1 4 !' 3' 6 1 10 aD ! 10:00 4 4 2 1 6 5 2 1 3 0 5 10 :15 5 2 '! 2' 2 7 4 5! 3 3 0 8 M 10:30 1 0 7 1 8 1 2 2 2 1 4 CL 10.45 4 1 'I 6! 0 10 1 2 '! 1" 7 0 9 11:00 2 2 0 `< 1 2 3 4 0 1 0 5 11:15 3 `» 0 4! 0 7 0 2 1 ' 7 2 9 11:30 6 0 7 0 13 0 4 0 5 0 9 11:45 3 0 !' 4' b 7 0 3 !' 0 2 0 5 Total 64 164 106 112 170 276 66 155 97 114 163 26' Day Total 228 218 446 221 211 432 % Total 14.3% 36.8% 23.8% 25.1% 15.3% 35.9% 22.5% 26.4% as Peak 10:45 05:00 07:30 04:30 07:30 05:00 07:45 03:15 08:00 04:00 07:45 03:31 E Vol. 15 26 28 19 40 41 15 22 21 22 33 4 u P.H.F. 0.625 0.813 0.875 0.679 0.714 0.732 0.750 0.786 0.750 0.688 0.688 0.78 is Start 21- Jul -17 Crossroads Engineering Page 3 Combined 22 -Jul- NB SIB CLIENT:KBP CONSULTING 8320 SW 90TH St Miami, FL 33156 786 - 236 -2857 A. M. P.M. A. M. P.M. JOB NO:2017 -004 P.M. Sat A. M. P.M. A. M. P.M. A. M. P.M. 12:00 PROJECT:BIG COPPITT KEY 0 3 CALLE UNA NORTH OF US 1 6 COUNTY:MONROE 12:15 2 5 '! 0 8 2 CALLE UNA NORTH OF US 1 12:30 Date Start: 17- Jul -17 0 1 0 4 Date End: 21- Jul -17 12 :45 0 3 ``, 0' 4 0 7 �a 0 3 0 4 0 E Start 21- Jul -17 NB SIB Combined 22 -Jul- NB SIB Combined Time Fri A. M. P.M. A. M. P.M. A. M. P.M. Sat A. M. P.M. A. M. P.M. A. M. P.M. 12:00 0 3 0 3 0 6 12:15 2 5 '! 0 8 2 13 12:30 0 3 0 1 0 4 12 :45 0 3 ``, 0' 4 0 7 01:00 0 3 0 4 0 7 01:115 1 4 !' 1!' 5 2 9 * * as 01:30 1 3 0 0 1 3 01:45 1 7 '! 1'! 5 2 12 02:00 0 3 0 2 0 5 02 :15 1 3 ``, 0' 3 1 6 02:30 0 6 0 2 0 8 02:45 0 6 !' 0' 4 0 10 03:00 0 3 0 1 0 4 * * * a. 03 :15 0 8 '! 0' 5 0 13 03:30 0 2 0 4 0 6 03:45 0 2' 0! 5 0 7 04:00 0 3 0 1 0 4 04 :15 0 6 !' 0' 3 0 9 04:30 0 6 0 5 0 11 Co 04:45 1 6 '! 2' 1 3 7 c14 05:00 0 6 0 3 0 9 * * as 05:15 0 3 `` 0! 2 0 5 05:30 0 4 1 4 1 8 05.45 1 7 '' 1'' 5 2 12 t� 06:00 0 2 1 5 1 7 * * * * as 06:15 1 5 '! 4! 1 5 6 a 06:30 0 3 4 3 4 6 06 :45 1 2 `< 4! 0 5 2 07:00 1 4 3 3 4 7 * * * * tl9 07:15 2 5 '' 6' 5 8 10 07:30 0 4 3 6 3 10 cu 07:45 3 3 !' 4' 6 7 g <* CL *! * * E 08:00 4 6 4 2 8 8 08 :15 2 2 6 1 8 3 t) 08:30 2 * 3 * 5 08 :45 1 6 7 * 09:00 4 3 * 7 * * * * @� * a 09 :15 2 * 3! 5 * ata 09:30 3 5 * 8 09:45 1 4' 5 as E 10:00 3 * 0 * 3 * * * * * * 10 :15 2 * 4 6 10:30 3 * 2 * 5 * * * * * CL 10:45 4 * 4 * 8 11:00 1 3 4 11 :15 6 1 >' 7 a 11:30 4 9 * 13 * * 0 11 :45 3 * 4 * 7 * * * * Ca Total 61 141 96 112 157 253 0 0 0 0 0 Day Total 202 208 410 0 0 0 % Total 14.9% 34.4% 23.4% 27.3% 0.0% 0.0% 0.0% 0.0% as Peak 10:45 04:15 08:00 07:00 10:45 07:15 E Vol. 15 24 19 20 32 37 0 P. H. F. 0.625 0.750 0.792 0.833 0.615 0.771 ADT ADT 453 AADT 453 Crossroads Engineering Page 1 CLIENT:KBP CONSULTING 8320 SW 90TH St Miami, FL 33156 786 - 236 -2857 JOB NO:2017 -004 PROJECT:BOG COPPITT KEY 2ND ST WEST OF CALLE UNA COUNTY: MONROE 2ND ST WEST OF CALLE UNA Date Start: 18- Jul -17 Date End: 20- Jul -17 �a E Start 18- Jul -17 Time Tue A. M. EB P.M. WB A. M. P.M. Combined A. M. P.M. 19 -Jul- Wed A. M. EB P.M. WB A. M. P.M. Combined A. M. P.M. 0 12:00 0 1 0 2 0 3 0 1 0 2 0 1 12:15 0 1 0 2 0 3 0 '' 2' 0 0 0 12:30 0 4 0 0 0 4 3 2 0 0 3 0 12:45 0 2 '' 1'' 0 1 2 0 '' 1'' 0 1 0 E 01:00 0 3 0 3 0 6 0 0 0 2 0 CL 01 :15 0 4 <» 0' 3 0 7 0 '' 2 1 0 1 as 01:30 0 0 0 2 0 2 1 3 2 5 3 0 01 :45 0 1 '' 1 >' >'1 1 2 0 '' 0' 0 1 0 `` 2 02:00 1 1 0 0 1 1 0 2 1 1 1 02 :15 0 1 0' 3 0 4 0 0 0 2 0 as 02:30 0 2 0 1 0 3 0 0 1 2 1 1 02 :45 0 2 `` 0' 3 0 5 0 `` 1'' 0 0 0 1 03:00 0 2 0 1 0 3 0 2 0 3 0 a. 03 :15 0 1 '' 0' 3 0 4 0 ',' 1,' 0 4 0 0 03:30 0 2 0 2 0 4 0 1 0 1 0 '' 0 03 :45 0 1 '' 0' 4 0 5 0 '' 3' 0 1 0 04:00 0 2 0 3 0 5 0 0 0 2 0 2 04:15 0 ;' 0' 0' 1 0 1 0 >' 0' 0 0 0 04:30 0 1 0 1 0 2 0 1 0 1 0 Co 04 :45 0 3 '' 0' 4 0 7 0 1 0 4 0 c14 05:00 0 1 0 6 0 7 0 5 0 5 0 1', as 05 :15 0 << 3 `` 0 2 0 5 0 1 0 1 0 E 05:30 0 1 0 1 0 2 0 0 0 0 0 05 :45 2 1 `` 2' 1 4 2 1 `` 2 0 4 1 06:00 2 1 0 2 2 3 1 1 0 1 1 06 :15 2 '' 0 1 >' 2 3 2 1 '' 0' 0 1 1 a 06:30 1 2 1 1 2 3 1 1 0 1 1 06 :45 1 4 '' 1 >' 2 2 6 3 '' 1 >' 1 0 4 07:00 3 0 0 1 3 1 0 0 1 0 1 U) 07 :15 2 1 '' 0' 3 2 4 1 '' 0 0 2 1 07:30 1 1 0 0 1 1 4 2 0 1 4 cu 07 :45 2 2 0 1 2 3 2 `` 2 3 4 5 C ° E 08:00 1 1 0 : 5 1 6 2 0 1 0 3 08:15 1 1 2 0 3 1 3 0' 2 1 5 2 08:30 3 1 0 1 3 2 1 0 0 0 1 08 :45 1 0 3 >.1 4 1 2 '' 0 0 0 2 09:00 1 0 0 0 1 0 0 0 0 0 0 8 09 :15 1 1 '' 0' 0 1 1 1 '' 0 0 1 1 ata 09:30 0 0 1 0 1 0 0 0 1 1 1 09 :45 0 0 `` 0' 2 0 2 1 `` 0 »0 1 1 as E 10:00 4 0 2 1 6 1 1 1 1 2 2 10 :15 0 0 '' 0' >'1 0 1 2 '' 1' > 1 1 3 M 10:30 1 0 1 0 2 0 2 0 0 0 2 CL 10:45 1 0 '' 0' 3 ;' 1 3 2 ;' 0 1 ;' 1 3 11:00 1 0 `` 1 0 2 0 1 0 0 0 1 11:15 1 2 2' 0 3 2 0 `<< 0' 2 0 2 11:30 1 0 1 0 2 0 3 0 1 0 4 11 :45 0 0 1 >' 0 1 0 3 '' 0 3 0 6 Total 34 57 21 75 55 132 42 40 23 60 65 101 Day Total 91 96 187 82 83 165 % Total 18.2% 30.5% 11.2% 40.1% 25.5% 24.2% 13.9% 36.4% as Peak 07:00 00:30 08:00 04:30 05:45 04:30 07:30 04:30 07:30 04:30 07:30 04:31 E Vol. 8 13 5 13 11 21 11 8 6 11 17 1 0 P.H.F. 0.667 0.813 0.417 0.542 0.688 0.750 0.688 0.400 0.500 0.550 0.850 0.47: 5 is Start 20-Jul-17 Crossroads Engineering Page 2 WB CLIENT:KBP CONSULTING 8320 SW 90TH St Miami, FL 33156 786-236-2857 Time Thu A. M. JOB NO:2017-004 A. M. P.M. A. M. P.M. Fri A. M. P.M. A. M. P.M. PROJECT:BOG COPPITT KEY 12:00 2ND ST WEST OF CALLE UNA 2 COUNTY: MONROE 0 5 12:15 2ND ST WEST OF CALLE UNA 1 1 1 1 Date Start: 18- Jul -17 12:30 Date End: 20-Jul-17 0 0 3 0 3 12:45 0 2 0 1 0 3 E Start 20-Jul-17 EB WB Combined 21-Jul- EB WB Combined Time Thu A. M. P.M. A. M. P.M. A. M. P.M. Fri A. M. P.M. A. M. P.M. A. M. P.M. 12:00 0 2 0 3 0 5 12:15 0 1 1 1 1 2 12:30 0 0 0 3 0 3 12:45 0 2 0 1 0 3 01:00 1 1 1 2 2 3 01:15 0 0 0 1 0 1 .2 as 01:30 0 0 1 4 1 4 > 01:45 0 0 0 1 0 1 02:00 0 1 0 0 0 1 02:15 0 1 0 1 0 2 02:30 0 1 0 4 0 5 02:45 0 2 0 2 0 4 03:00 0 1 0 3 0 4 a. 03:15 0 0 0 1 0 1 03:30 0 3 0 3 0 6 03:45 0 1 0 0 0 1 04:00 0 3 0 4 0 7 04:15 0 6 0 3 0 9 04:30 o 1 0 0 0 1 Co 04:45 0 1 0 3 0 4 C14 05:00 1 1 0 2 1 3 as 05:15 0 2 `< 0 4 0 6 05:30 0 1 0 0 0 1 05:45 1 0 0 3 1 3 06:00 1 2 0 1 1 3 06:15 0 0 1 2 1 2 06:30 3 1 0 0 3 1 06:45 2 0 1 2 3 2 07:00 2 0 0 1 2 1 U) 07:15 2 1 1 2 3 3 07:30 1 1 2 0 3 1 cu 07:45 0 0 `` 2 0 2 0 CL E 08:00 3 2 2 1 5 3 08:15 0 2 0 0 0 2 L) 08:30 1 1 1 0 2 1 08:45 2 1 0 0 2 1 09:00 1 0 0 5 1 5 09:15 1 2 2 3 3 5 ata 09:30 0 1 1 0 1 1 09:45 2 1 6 2 8 3 as E 10:00 0 0 4 0 4 0 10:15 2 0 1 3 3 3 M 10:30 0 1 0 2 0 3 CL 10:45 3 0 1 0 4 0 11:00 0 0 3 0 3 0 CL 11:15 3 0 0 1 3 1 a 11:30 2 0 2 0 4 0 0 11:45 1 0 1 '' 0 2 0 L) Total 35 47 34 74 69 121 0 0 0 0 0 Day Total 82 108 190 0 0 0 % Total 18.4% 24.7% 17.9% 38.9% 0.0% 0.0% 0.0% 0.0% as Peak 06:30 03:30 09:15 02:15 09:15 03:30 E Vol. 9 13 13 10 16 23 0 P. H. F. 0.750 0.542 0.542 0.625 0.500 0.639 ADT ADT 177 AADT 177 Santamaria -Mayte From: Reddy, Vivek <Vivek.Reddy @aecom.com> Sent: Tuesday, December 19, 2017 1:34 AM A few minor comments: 1. The intersection of US 1 /4 Street was analyzed as part of the previous study, but it is not included in the updated traffic shady. Please confirm that the curve and roadside landscaping may restrict line of sight). Thank you. G. Vivek Reddy, P.E. Traffic Engineering Department Manager AECOM 7800 Congress Avenue, Suite 200 Boca Raton, FL 33487 vivck.reddv'a' aecom.com 561.862.1051 (office) 954.330.9111 (cell) From: Santamaria -Mayte [ mailto:Santamaria -May tP(aMonroeCounI -FLeGov Sent: Monday, December 18, 2017 10:49 AM To: Hurley- Christine Cc: Schemper- Emily; Bond - Kevin; bart2smithhawks.com Reddy, Vivek; Clarke- Judith; Gastesi- Roman; Williams- Steve; Shillinger -Bob; Karl(cTtraftech.biz Subject: RE: Quarry Traffic w right turn lane mitigation on Calle Dos, 4th Street, Boca Chica, and 1st Street - not sure how many will need them to meet the code of LOS D L a L J Vivek will be reviewing the report and the technical aspects. He will have comments by tomorrow 9am. My initial quick review of documents, it does appear to meet LOS of D but I'll need Vivek to confirm. Judy will need the revised plans for the new road to review the design. If there are questions regarding this revised traffic study & road, maybe we can do a call tomorrow. Quickly looking at the documents — it appears this is the new proposed ingress /egress is below — my approx. drawing. Red — new road Tae - connection to Calle lino and Calle Dos Black — new connection point to USI (easement) Proposed Lan U s e and Access The subject site is proposed to be fecleveloped with 208 residential apartment d elling tutits. Vehicular access to the site will be provided one (1) fiill access driveway coiniection in the southeast portion of the property. This driveway will allow in2Yess front e2yess to the west (toward a roadway parallel to Calle Dos). A prelirttirtary site plan for this project is included in Appendix B of this report. mid. for the ptuposes of perforYnirtg this traffic impact analysis. the pfoject is plaruted to be completed by the year 2020. L m C r L a L J z 0 saau}aed Arent)) Anent) ay; aol Apn ;s 3ijIea; pasinaa uo s;uawwo3;ue;lnsuo3 3illei; Aluno:D :;uewg3L; ;d 0 o N Ch a a� v a i vWr,t .15, tF I�� 41114 f141 Y �� N ; f14, l R ' ' c'1 rrcrcrl c � I IL - ILO -L �l -nws and l 3 3 s � � f, a 11 19- ., f ; 1 3,z=tss C-! _ 1 a.-r €rDFive I�. Iitcm ELness. Ingress and egress access to rlue ,)ro�)osed development on rlie Pr", eiw shall be provided as depicted on the site plaau attached as Exhibit "B ". Tluere shall be no iii -gross or ecress to Clue Property via Puerta Drive. Quart- has obtained an easetneiit To access L-SI directly p irsuant ro Clue Non- E�clu -zjve Ingress and Egress Easement Agree dated LSI Easeinenf ' ). To obtain access via the US I Easeineiit. Quarry. must first obtain all required local. state. and federal hermits. Quarry shall use best efforrs to obtain these permiTs. If carry obtains all necessary permits for direct access to US I utilizing The US I Easeineiit. carry shall constrict The necessary road directly to US and shall cease ingress and egress Throualu Calle Dos and Calle Litlo to L:SI. 'Monroe Coututy does hereby. agree To contribute up to $1.500.000 toNvard Quarry's actual constnicTion cosTs of the road depicted iii the site lads to CaIle Dos and L °S I EasetneilT directly to L- S 1. lie Parties aglee That unTiI such rune as the portioiu of the road which shall be located on the US I EasetnetuT area is completed, carry acid its agents. licensees. employees. invitees. successors. construction crews and contractors. tenants and assigns shall be permitted to use Calle Dos and Calle L"iio to access US- I as shown oiu the site plain. ^ L W C cc CL c� ar ar CD 0 CD C CD E 0 r C c� r C 0 c� L C m 0 U r C CD E t v ca r r Q Sou ;'c e: uijitaI Cap acin 2!L'T?Jrrai and S3' C L2,0 9 5n Nat - e. Legend: C (15.9) =LOS (secouds per vehLcle delay) • Overseas Hiehwai 1 LAS 1 & Calle Uno. Cmently. this unsicnalized intersection operates at mi acceptable level of service (i.e. LOS "C") and Will contintte to do so in the future denim year of 2020 without the project traffic associated with the Bid Coppitt Apartments development. Since this will be the entry point for the proposed development. this intersection Will be impro w ith a southbound left -tin lade and a southboruld right -time lade. NVith this proposed geometly this intersection will operate at an acceptable LOS. N C ca a J 5 Table A Sig C:oppirt .apartments Intersection Levels of 5er3ice Big C:oppitt Fes. Florida Future Future Existing (747() C:oncliriolls (7470) C:oncurioos (2417) C:ond irions Without Pro'ect Traffic Nl iitll Ft'oj eCt TL;9MC —11 P31 X11 P31 X11 P11 Peal: Peal: Peal: Peal: Peal: Peal: Intersection HOul Hour HOul Hour HOul Hour US 1 & Roca C:llica Rd C (15.9) C: (15.5) C: (16.8) C: (16.6) C: (17.1) C: (16.9) US 1 & Calle Una C' (20.5) C (15.6) C' (22.9) C (17.a) D (34.5) C (28.8) Calle tno & 2 n Street A (6.3) A (5. ?) A (6.4) A (5. 7 ) A ( 9) A {,.4) Sou ;'c e: uijitaI Cap acin 2!L'T?Jrrai and S3' C L2,0 9 5n Nat - e. Legend: C (15.9) =LOS (secouds per vehLcle delay) • Overseas Hiehwai 1 LAS 1 & Calle Uno. Cmently. this unsicnalized intersection operates at mi acceptable level of service (i.e. LOS "C") and Will contintte to do so in the future denim year of 2020 without the project traffic associated with the Bid Coppitt Apartments development. Since this will be the entry point for the proposed development. this intersection Will be impro w ith a southbound left -tin lade and a southboruld right -time lade. NVith this proposed geometly this intersection will operate at an acceptable LOS. N C ca a J 5 Sour -ce: Flo F -ida Dezanm:er,: of TFaPspor on, &oLut -oads Zr Tinee4'rrg, KBP Co�isia17rg, bic. Coj�uPrZed ;;,1 K3P Corisialtirg, bin Dece:re,�?er _'02 As indicated in Table 6 Above. both of the local roadways to be directly- impacted by traffic associated with the Bit Copp itt Apartments project will operate alt Level of Service (LOS) "C" in the buIIdout year of 2020 with the prof ect traffic, From: Hurley- Christine Sent: Monday, December 18, 2017 10:16 AM To: Santamaria -Mayte Cc: Schemper- Emily; Bond - Kevin; bart@smithhawks.com tlivek.Reddy@aecom.com Clarke- Judith Subject: Re: Quarry Traffic w right turn lane mitigation on Calle Dos, 4th Street, Boca Chica, and MAYTE 1st Street - not sure how many will need them to meet the code of LOS D Mayte. I'm with a commissioner. Let me know if the new traffic info meets Los D Christine Hurley, AICP Monroe County Assistant County Administrator 305 289 2517 On Dec 18, 2017, at 10:15 AM, Santamaria - Mayte < Santamari a-Mayto r ,MonroeCounty- fL.Crov wrote: to L c a L J 9 Table 6 Big Coppiit Apartmeuts Local Roadways - Volumes and Levels of 5erriee overseas High'Li US 1 - Big Coppitt Key, Florida Peal,B seasonalli Future {24?0) Two-11 Volume Adjusted Volume Backgeoulld N olutne Peal: Hour Iotal Roachvi5 (3 - Dii ;1118.) {PSC:F = 1.41) rear) Project Ti affic Volume Level of Seriice C'aue U110 43 43 46 113 159 C 2nd Street 21 21 23 113 136 C Sour -ce: Flo F -ida Dezanm:er,: of TFaPspor on, &oLut -oads Zr Tinee4'rrg, KBP Co�isia17rg, bic. Coj�uPrZed ;;,1 K3P Corisialtirg, bin Dece:re,�?er _'02 As indicated in Table 6 Above. both of the local roadways to be directly- impacted by traffic associated with the Bit Copp itt Apartments project will operate alt Level of Service (LOS) "C" in the buIIdout year of 2020 with the prof ect traffic, From: Hurley- Christine Sent: Monday, December 18, 2017 10:16 AM To: Santamaria -Mayte Cc: Schemper- Emily; Bond - Kevin; bart@smithhawks.com tlivek.Reddy@aecom.com Clarke- Judith Subject: Re: Quarry Traffic w right turn lane mitigation on Calle Dos, 4th Street, Boca Chica, and MAYTE 1st Street - not sure how many will need them to meet the code of LOS D Mayte. I'm with a commissioner. Let me know if the new traffic info meets Los D Christine Hurley, AICP Monroe County Assistant County Administrator 305 289 2517 On Dec 18, 2017, at 10:15 AM, Santamaria - Mayte < Santamari a-Mayto r ,MonroeCounty- fL.Crov wrote: to L c a L J 9 Emily, Mayte, Vivek and Judy on the line. Vivek has to leave shortly. cidjrnaqe001.pngpO1 D374E7.EE3B2FC0 ddjnnaqeOO82.nqpO1 D375C2.404EAF00 cid.inna e009.2cLC@01 D375C2.404EAF00 KBP CONSULTING, INC. MEMORANDUM To: G. Vivek Reddy, P.E. AECOM From: Karl B. Peterson, P.E. Date: December 19, 2017 Subj ect: Big Coppitt Apartments Traffic Impact Study Comments Big Coppitt Apartments is a proposed residential community planned to be located on the north end of Big Coppitt Key in Monroe County, Florida. A traffic impact study has been prepared for this project and we have received your comments dated December 19, 2017. The following is our response to these comments. 1. The intersection of US 1/4 1h Street was analyzed as part of the previous study, but it is not included in the updated traffic study. Please confirm that the traffic generated from the development will not impact this intersection. Response: The vehicular access to the project has been modified since the previous report was submitted. The updated plan includes anew roadway parallel to Calle Dos that will access the site. This roadway will connect to 2n Street which leads to Calle Uno and ultimately to Overseas Highway. All project traffic will enter and exit the site via this route. The previously contemplated access to the east via Barcelona Drive, Avenue F, and 4th Street has been eliminated. Therefore, no project traffic will traverse 4t Street. 2. The ITE Land Use Code #221 was used as part of the previous study, but the updated study uses Land Use #220. Please explain the reasons. Response: In response to a previous comment, we applied the trip generation rates associated with Land Use #221 Low -Rise Apartment documented in the ITE Trip Generation Manual (9 th Edition). Last month, the ITE released their 10t edition of the Trip Generation Manual. The updated manual has made modifications to several of the land uses. One of which was the apartment land use. ITE no longer differentiates between apartments and townhome / condominiums. They are now viewed as "Multi-family " and the designations are "low- rise ", "mid- rise ", and "high- rise ". Based upon the proposed development, the Multi Family (Low -Rise) land use ( #220) is the most appropriate. 8400 North University Drive, Suite 309, Tamarac, Florida 33321 Tel: (954) 560 -7103 Fax: (954) 582 -0989 KBP CONSULTING, INC. 3. PM peak LOS for the intersection of US 1 /Calle Uno should be D based on an average delay of 28.8 seconds. Please verify. Response: You are correct. With 28.8 seconds per vehicle of delay, the Level of Service (LOS) for an unsignalized intersection should be reported as `D ". 4. Note #2 below Table 2 references the ITE Trip Generation Manual 9 1 h Edition. However the first paragraph on Page 10 references the 10 Edition. Please confirm. Response: The latest version of the traffic impact study does, in fact, rely upon the I o th Edition of the ITE Trip Generation Manual Although referenced accurately in the text, we failed to update the footnote on Table 2. 5. Please make sure the southbound traffic entering US 1 from the proposed driveway (west of Calle Uno) will have adequate sight distance (horizontal curve and roadside landscaping may restrict line of sight). Response: Before moving forward with the potential driveway connection to the west of Calle Uno and Overseas Highway, the project team is committed to coordinating with Monroe County and the Florida Department of Transportation (FDOT) regarding the intersection geometry as well as sight distances for all movements. 8400 North University Drive, Suite 309, Tamarac, Florida 33321 Tel: (954) 560 -7103 Fax: (954) 582 -0989 sageneen Beginning Cividev Point Ending Dword Point Beginning Mile Marker Eivorig Mile MorhK H05 f3 LOS 15 Median Speed 13 Median 5 15 1 Saw Key Bridge (NJ Key Haven Binaheard 4D 510 a 18 351 32-9 2 Key Haven Boulevard Rockland Drive 510 9S7 A A 57,1 SdD 3 Rookfand Drive Sono Condi Road 9.0 n2B 8 a 465 472 4 Bow Chad, Rood HorrST Chorrod Bridge (IV) Ag5 t65 C C 512 517 5 Harris Created? Bridge fN) Dow Crandall Bridge fNi t6,5 20,5 A A 47.4 47.5 6< Bov Chan.' Eli ge rAH Dentinal Main Drive 205 23B A A 48D 46.9 7 Spanish MCI, Drive So& Board Drive 23B 250 8 8 449 441 6 Eigo Share Drive Torch-Riabrod Bridge (Si 25.0 27.5 8 A 45B 46.6 9 Torch-Ronead Bridge tSr Xfdne Channel Bridge (N) 273 29.5 A A 479 475 A7 ArPtne Chainde Bridge UV Lang. Moved a fee 29,5 3310 B C 40.1 38D Y Load Began Drive ?-Mile Bridge (SJ 33.0 40D a 8 53,7 52) ILI 7-AVD Bridge (SJ 7-Mlle Bridge (NJ 40D 47D 6 C 54D SLID 13 7-Mile Bridge 0H Ca:o Plum Drive 47.0 5 A A 35B 379 M Cand Than Drive Table, Harbor Ch Bridge HH 54D 605 C C 510 5r5 15 Table Harbor Ch Bridge D) Long He Bridge (S) COB 63.0 D a 479 501 16 Long Key Bridge (gr Chinbed *2 Bridge (N7 63.0 73.0 C a 512 488 K Chorbelf .2 Bridge von Lillandoldia Bridge b51 73D 775 D D 499 48,4 18 Lainunaftoe Bridge (S) Too Table Range Bridge 00 775 79.5 E D 474 45.7 ag Teo Table Relief Bridge all Whole Harbor Bridge (S) 7915 84.0 D C 40.2 36,5 20 Whale Harbor Bridge (Sl Snake Driver Bridge Wo 84.0 66D C C P2 37.9 21 Snake Creek Bridge ran given, Bougoonii! 66.0 945 B C BD 365 22 Davey, &ouBvard ANon't, Souhward 915 993 A A 463 48 5 23 ANotair. Boulevard 0 BBS 1 06D A A 43.9 44.8 04 D-905 County Lha Sign 106 112 8 B 523 52.0 Overall C C Monroe 7 JBI/44.9 I 14'44.1 N/35�8 13 F29:1 9 A /4 7 9 1 A/37-9 A/4-.5 I �i 5 3.7 A 41.4 FIE] I B/52.1 3 Zl- 1. /33.1 V 14/5/L9 B/32.9 12 (152.6 A / A 14x.8 B 11/40.1 x' -16..9 !k : 46.. FT 1 0451.2 7 . 103&0 D,ade P*j 21 B 41 C-OU 9 D/41 .2 1EE21 C/38.5 :17 lf D/ 49.9 l� D/48.4 20 C 44.7 C/ 15 D 47.8 F , 47.4 k/50A FT jt)/45.7 by C 51.2 16 EH11 .4 1 � ED I C 5L5 10 Segment Number [B/}0.] 1 013 LOS/Median Speed I (738,0 201 LOS/Nledian SI)CULI Average Travel Speeds And Levels Of Service �1 2015 Travel Time Delay Study V SOURCE(9)%FloridAI)eparhya d &fTrarapnr1a&n7ram&pmi&t6n katinics 01&&;URS Czncuhar^ 1w. C CD E tM CD to 3: CL E W CQ 0 -j LO C Figure 3 q M nor 11-1d. C r 8153 2 m r C E 0 Es exhox 22 A/46 4) C -Y CL CY 9 D/41 .2 1EE21 C/38.5 :17 lf D/ 49.9 l� D/48.4 20 C 44.7 C/ 15 D 47.8 F , 47.4 k/50A FT jt)/45.7 by C 51.2 16 EH11 .4 1 � ED I C 5L5 10 Segment Number [B/}0.] 1 013 LOS/Median Speed I (738,0 201 LOS/Nledian SI)CULI Average Travel Speeds And Levels Of Service �1 2015 Travel Time Delay Study V SOURCE(9)%FloridAI)eparhya d &fTrarapnr1a&n7ram&pmi&t6n katinics 01&&;URS Czncuhar^ 1w. C CD E tM CD to 3: CL E W CQ 0 -j LO C Figure 3 q M nor 11-1d. File #: Owner's Name: Applicant: Agent: Type of Application: RE: 2016 -215 Quarry Partners, LLC Smith /Hawks, PL Barton W. Smith, Esq Development Agreement 00120940.000100 00120940.000201 00120940.000302 County of Monroe >Plannina & Environmental Resources De artment 2798 Overseas Highway, Suite 410 Marathon, FL 33050 Voice: (305) 289 -2500 FAX: (305) 259 -2536 We strive to be caring, professional, and fair. Board of Countv Commissioners Mayor George Neugent, District 2 Mayor Pro Tern David Rice, District 4 Heather Carruthers, District 3 Danny L. Kolhage District l Sylvia Murphy District 5 Katie: 07 1 Time: Dear Applicant: This is to acknowledge submittal of your application for C o , } ( i E c' CYu XV Type of applications — � Ll CtY 11i �a k`�rLF,t" �—LL to the Monroe County Planning Department. �P oject / Name Thank you. 5��� i i✓ � Cscj,, Planning Staff 01 MONROE COUNTY PLANNING & ENVIRONMENTAL RESOURCES DEPAkTMENT F1 ~ JUL 7 201 AMENDED Request for a Development Agreement or an Amendment to a Development Agreement An application must be deemed complete and in compliance with the Monroe County Code by the Staff prior to the item being scheduled for review. Development Agreement Application Fee: $13,460.00 In addition to the application fee, the following fees also apply: Advertising Costs: $245.00 Surrounding Property Owner Notification. $3.00 for each property owner required to be noticed Transportation Study Review: $5,000.00 Deposit (any unused funds will be returned upon approval) Advertising and Noticing fees for a community meeting: $245.00 plus $3.00 /SPON Date of Request: 07 1 0 i 1 201.7 Month Day Year Applicant 1 Agent Authorized to Act for Property Owner: (Agents must provide notarized authorization from all property owners.) SMITH /HAWKS, PL BARTON W. SMITH, ESQ. Applicant (Name of Person, Business or Organization) Name of Person Submitting this Application 138 SIMONTON STREET, KEY WEST, FL 330H0 Mailing Address (Street, City, State and Zip Code) (305) 296 - 7227 Work Phone Home Phone BART @SMITHHAWKS.COM Cell Phone Email Address Property Owner: (Business/Corp must include documents showing who has legal authority to sign.) QUARRY PARTNERS, LLC BARTON iii!'. SMITH, ESQ. (Name /Entity) Contact Person 3030 HARTLEY ROAD, SUITE 310, JACKSONVILLE, FL 32257 Mailing Address (Street, City, State and Zip Code) (305) 296 -7227 BAR` (` PSMITHHAWKS.COM Work Phone Home Phone Cell Phone Email Address Legal Description of Property: (If in metes and bounds, attach legal description on separate sheet.) SEE TAB "2" FOR LEGAL DESCRIPTION OF PROPERTY Block Lot 00120940 000100; 00120940 Real Estate (RE) Number Subdivision 00120940- 000201 VACANT LAND, BIG COPPIT KEY, FLORIDA 3 Street Address (Street, City, State & Zip Code) Page 1 of 5 Last Revised March 2017 Key 8571011 Alternate Key Number 9 Approximate Mile Marker as E �a �s E CL aD CD �a as APPLI CAI 101 If more than one property will be affected by the development agreement, please attach additional sheets providing the names of all property owners and the legal descriptions of all properties (with real estate numbers) involved. Future Land Use Map Designation(s) of Property(s): MIXED U /CO MMERCIAL Land Use (Zoning) District Designation(s) of Property(s): MIXED USE Present Land Use(s) of Property(s): VACANT LOT Land Area of Property(s): _ 15.035 ACRES UPLAND, 6.736 ACRES SUBMERGED Provide the names of all parties which would be involved in the development agreement: QUARRY PARTNERS AND MONROE COUNTY, FLORIDA Provide a clear description of the proposed use(s) on the property(s): RESIDENTAL. Provide a clear description of the proposed population densities, and the proposed building intensities and height for the development on the property(s): DEVELOPMENT OF 208 AFFORDABLE HOUSING UNITS, WITH A MINIMUM MIX OF AT LEAST 10% MEDIAN AND AT LEAST A 20% COMBINATION OF LOW AND VERY LOW INCOME CATEGORI Provide a clear description of public facilities that will service the development, including who shall provide such facilities; the date any new facilities (if needed) will be constructed; and a schedule to assure public facilities are available concurrent with the impacts of the development: FLORIDA KEYS AQUEDUCT AUTHORITY PROVIDES PO'T'ABLE WATER SERVICE; KEYS ENER SERVICES PROVIDES ELECTRIC SERVICE; THE BIG COPPITT REGIONAL SEWER SYSTEM PROVIDES WASTEWATER SERVICE; MONROE COUNTY (THROUGH FRANCHISEE) PROVIDES SOLID WASTE SERVICE. Provide a clear description of any reservation or dedication of land for public purposes: NONE. Proposed duration of development agreement (Note: May not exceed 10 years): 10 YEARS A development agreement must be consistent with the Comprehensive Plan and Land Development Regulations. Page 2 of 5 Last Revised March 2017 APPLICATION Applicants requesting a Development Agreement shall provide for public participation through a community meeting. Scheduling. The applicant will coordinate with the Planning Director regarding the date, time and location of the proposed community meeting; however, all meetings are to be held on a weekday evening at a location close to the project site, between 45 and 120 days prior to the first of any public hearings required for development approval. Notice of Meeting. The community meeting shall be noticed at least 15 days prior to the meeting date by advertisement in a Monroe County newspaper of general circulation, mailing of notice to surrounding property owners, and posting of the subject property. Noticing and Advertising Costs. The applicant shall pay the cost of the public notice and advertising for the community meeting and provide proof of proper notice to the Planning Director. The community meeting shall be facilitated by a representative from the Monroe County Planning & Environmental Resources Department and the applicant shall be present at the meeting. PROOF OF PROPER NOTICING ON THE COMMUNITY MEETING WILL BE REQUIRED. Is there an existing approved Development Agreement for this site(s)? ❑ Yes 0 No Has a previous application been submitted for this site(s) within the past two years? ❑ Yes 0No Is there a pending code enforcement proceeding involving all or a portion of the parcel(s) proposed for development? ❑ Yes 0 No Code Case file # Describe the enforcement proceedings and if this application is being submitted to correct the violation: Page 3 of 5 Last Revised March 2017 APPLICATION All of the following items must be included in order to have a complete application submission: (Please check the box as each required item is attached to the application.) 0 Complete development agreement application (unaltered and unbound) ❑ If requesting an amendment, attached a copy of the recorded Development Agreement Correct fee (check or money order payable to Monroe County Planning & Environmental Resources) TAB 1 ✓0 Proof of ownership (i.e., Warranty Deed) TAB 2 ❑� Ownership Disclosure Form TAB 2 ❑✓ Current Property Record Card(s) from the Monroe County Property Appraiser TAB 3 ❑✓ Location map TAB N Photograph(s) of site(s) from adjacent roadway(s) TAB 5 0 Signed and Sealed Boundary Survey(s), prepared by a Florida registered surveyor — eight (8) sets (at a minimum, survey should include elevations; location and dimensions of all existing structures, paved areas and utility structures; all bodies of water on the site and adjacent to the site; total acreage by land use district; total acreage by habitat; and total upland area TAB 6 ✓❑ Written description of project SEE ATTACHED DEVELPMENT AGREEMENT ❑✓ Typed name and address mailing labels of all property owners within a 600 foot radius of the property(s) — (three sets). This list should be compiled from the current tax rolls of the Monroe County Property Appraiser In the event that a condominium development is within the 600 foot radius, each unit owner must be included If applicable, the following items must be included in order to have a complete application submission: (Please check the box as each required item is attached to the application.) 0 Notarized Agent Authorization Letter (note: authorization is needed from all owner(s) of the subject property) 0 Signed and Sealed Site Plan(s), prepared by a Florida registered architect, engineer or landscape architect— 8 sets (drawn to a scale of 1 inch equals 20 feet, except where impractical and the Director of Planning authorizes a different scale) ❑ Floor Plans for all proposed structures and for any existing structures to be redeveloped — eight (8) sets (drawn at an appropriate standard architectural scale and including handicap accessibility features) ❑ Elevations for all proposed structures and for any existing structures to be modified — eight (8) sets (with the elevations of the following features referenced to NGVD 29: existing grade; finished grade; finished floor elevations (lowest supporting beam for V -zone development); roofline; and highest point of the structure) ❑ Landscape Plan(s) by a Florida registered landscape architect — 8 sets (may be shown on the site plan; however, if a separate plan, drawn to a scale of 1 inch equals 20 feet, except where impractical and the Director of Planning authorizes a different scale) 0 Traffic Study(s), prepared by a licensed traffic engineer ID Relevant Letters of Coordination If deemed necessary to complete a full review of the application, the Planning & Environmental Resources Department reserves the right to request additional information. Page 4 of S Last Revised March 2017 APPLICATION The applicant /owner hereby acknowledges and agrees that any staff discussions or negotiations about conditions of approval are preliminary only, and are not final, nor are they the specific conditions or demands required to gain approval of the application, unless the conditions or demands are actually included in writing in the final development order or the final denial determination or order. By signing this application, the owner of the subject property authorizes the Monroe County Planning & Environmental Resources staff to conduct all necessary site visits and inspections on the subject property. I, the Applicant, certify that I am familiar with the information contained in this application, and that to the best of my knowledge such information is true, complete and accurate. Signature of Applicant: Date: 07/07/2017 STATE OF FLORIDA COUNTY OF MONROE Sworn to and subscribed before me this _7 _ day of JL LY b BARTON W. SMITH y (PRINT NAME OF PERSON MAKING STATEMENT) (TYPE OF ID PRODUCED) as identification. Signature of Notary Public BRANDI GREEN Print, Type or Stamp Commissioned Name of Notary Public My commission expires: 06/29/2020 20 17 who is personally known to me OR produced Y' BW�NDIGRWI 1 W COMMISSION A FF 965988 _* `= WIRES; June 29, 2020 - E •'oP So xled T= No%N Pubk Ur40r# M Send complete application package to: Monroe County Planning & Environmental Resources Department Marathon Government Center 2798 Overseas Highway, Suite 400 Marathon, FL 33050 Page 5 of 5 Last Revised March 2017 AGENT AUTHORIZATION FORM Date of Authorization: 05 1 17 1 2017 Month Day Year I hereby authorize Barton W. Smith, Esq_, Smith - Hawks, PL be listed as authorized agent (Print Name of Agent) Representing Quarry Partners L.0 for the application submission (Print Name of Property Owner(s) the Applicant(s)) of Development Agreement and Major Conditional Use Approval (List the Name and Type of applications for the sathorization) for the Property described as: (if in metes and bounds, attach legal description on separate sheet) see attached legal Bip Copp itt _..� 1101 Block Subdivision Key (island) 00120940 -0100 8571011 Real Estate (RE)Nwnnber Alternate Key Number 12 Street Address (Street, City, State & Zip Code) Approximate Mile Marker Authorized Agent Cantad lafor=tian: 139 Simonton. Street, Key West, FL 33040 Mailing Address (Street, City, State and Zip Code) 305- 296 -7227 bart@smi3hhawkgxcnn This authorization bewmes effective on the date this affidavit is notarized and shall remain in effect until leaninated by the undersigned. This authorization acts as a durable power of attorney only for the purposes stated. Ttte muersigned understands the risks and liabilities involved in the granting of this agency and accepts full responsibility for any and all of the actions of the agent named herein related to the processing of the services requested, application(s) andfor the acquisition of approvalYpermits for the aforementioned applicant. The applicant(s) eby indemnifi and holds harmless Monroe County, its officers, agents and employees for any damage to applicant caused by its a or arising fro4this aMucy authorization. Note: Agents muss praW it notarized S ALL current properly owners. Signature of Property Owner: Printed Name of Property Owner: L STATE OF �CiteT1YQ COUNTY OF IVOVPOE Sworn to and subscribed before me this day or JY1rQ 20 J7 p4to is OR produced (Print Name of P Making Statemenf) ; r —1 as ident?ficatioa- LISA ANNE GIBLO SAY ; COMMISSION 0 GRti58171 (Typ of ID Prod d} EXPIRES January 08, 2025 F 0 [ do nature of7votary Pubfic Print, Type or Stamp Commissioned Name of NotaryPul`lic (joo896)9 - V, PARCEL 9: Port of Government Lot 1, Section 21, Township 67 South, Range 26 East on Big Coppitt Key, Monroe County, Florida, and being described as follows: BEGIN at the Southwest comer of Block 9 of "GULFREST PARK PLAT NO. 2 ", according to the Plot thereof as recorded in Plot Book 4, Page 157, of the Public Records of Monroe County, Florida, and run thence South a distance of 390 feet; thence run West for a distance of 300 feet; thence run North for a distance of 1004.13 feet; thence run East for a distance of 300 feet to a point; thence run South for a distance of 614.13 feet bock to the POINT OF BEGINNING. id A parcel of land in a port of Government Lot 1, Section 21, Township 67 South. Range 26 East, on Big Coppitt Key, Monroe County, Florida, and being more particularly described as follows: COMMENCE at the Southwest corner of Block 9 of GULFREST PARK PLAT #2, according to the Plot thereof as recorded in Plot Book 4, Page 157, of the Public Records of Monroe County, Florida, said point being the POINT OF BEGINNING of the parcel of land herein described; run thence East a distance of 185 feet to a point; thence South 45 West a distance of 70.71 feet to a point; thence West a distance of 135 feet to a point; thence at right angles North 50.0 feet to the said Southwest corner of said Block 9 and the POINT OF BEGINNING. TOGETHER WITH: PARCEL 10: Port of Government Lot 1, Section 21, Township 67 South, Range 26 East on Big Coppitt Key, Monroe County, Florida, and being described as follows: COMMENCE at the Southwest corner of Block 9 of "GULFREST PARK PLAT NO. 2 ", according to the Plot thereof as recorded in Plot Book 4, Page 157, of the Public Records of Monroe County, Florida and, run thence North for a distance of 614.13 feet to the POINT OF BEGINNING of the parcel of land herein being described; thence run West for a distance of 300 feet to a point; thence run North for a distance of 1063 feet, more or less too point on the North boundary line of T.I.I.F. Deed #24002; thence run East along the said North boundary line of said T.I.I.F. Deed #24002 for a distance of 100 feet to the North boundary line of said Government Lot 1; thence run Southeasterly along the North boundary line of said Government Lot 1 for a distance of 233 feet, more or less to the Northwest corner of the said Block 9; thence run South along the West boundary line of the said Block 9 for a distance of 942.78 feet bock to the POINT OF BEGINNING. TOGETHER WITH: PARCEL 10A: A portion of Section 21, Township 67 South, Range 26 East, on Big Coppitt Key, Monroe County, Florida, described as follows: BEGIN at the northwest corner of Block 9, GULFREST PARK PLAT No. 2, according to the Plot thereof, as recorded in Plot Book 4, Page 157, of the Public Records of Monroe County, 00093819 - v1 Florida; thence Northwesterly along the north line of Government Lot 1 in said Section and the northerly line of lands described in Official Records Book 2237, Page 2259, of said Public Records, a distance of 233.35 feet to the north line of T.1.1.F. Deed #24002; thence East along said north line, 200.00 feet to the point of terminus of the Waterward Meander Line of July 1, 1975, as described in Official Records Book 2483, Page 950, of said Public Records; thence Southerly along the northerly prolongation of the west line of said Block 9, also being the northerly prolongation of the west line of T.1.1.F. Certificate #29509, a distance of 120.22 feet to the POINT OF BEGINNING. TOGETHER WITH: PARCEL I A parcel of land lying adjacent to the lands described in T. 1.1.F. Deed #24002 on the Gulf of Mexico in Government Lot 1, Section 21, Township 67 South, Range 26 East, on Big Coppitt Key, Monroe County, Florida, said parcel being more particularly described by metes and bounds as follows: COMMENCE at the Southwest comer of Block 9 of "GULFREST PARK PLAT NO. 2 ", according to the Plot thereof as recorded in Plot Book 4, Page 157, of the Public Records of Monroe County, Florida, and run thence North and along the Westerly boundary line of the said Block 9 for a distance of 614.13 feet; thence run West for a distance of 300.00 feet; thence run North for a distance of 1062.78 feel to a point on the North boundary line of T.1.1.F. Deed #24002 as described in Official Records Book 346, Page 580, of the so id Public Records, said point being the POINT OF BEGINNING; thence run West and along the North line of said T. 1.1.F. Deed #24002 for a distance of 1331.95 feet; thence run North for a distance of 186 feel, more or less, to a point on the Waterward boundary line as of July 1, 1975; thence meander said Waterward Boundary the following twenty -four (24) courses: North 88'53'56" East, for a distance of 39.47 feet; North 65'36'56" East, a distance of 71.66 feet; South 88'16'57" East, for a distance of 75.93 feet; North 77'38'10" East, a distance of 44.29 feet; South 76'1 V4 1 " East, for a distance of 76.54 feet; North 88'3356" East, a distance of 82.11 feel; North 85'40'47" East, for a distance of 103.42 feet; South 7535'07" East a distance of 43.33 feet; North 77'23'10" East for a distance of 41.16 feet; South 84'42'40" East a distance of 110.45 feet; South 87'26'54" East for a distance of 85.16 feet; South 79'07'09" East for a distance of 28.70 feet: North 79'46'31" East for a distance of 73.24 feet: South 77'57'45" East for a distance of 41.56 feet; North 7713'36" East for a distance of 53.90 feet; South 84'23'12" East for a distance of 121.58 feet; North 80'09'47" East for a distance of 54.26 feet; South 82'09'00" East for a distance of 63.88 feet: South 79.34'01 East for a distance of 42.16 feet; North. 86'10'05" East for a distance of 98.91 feet: North 88'42'12" East for a distance of 49.04 feet: South 82'47'37" East for a distance of 59.12 feet; South 84'16'22" East for a distance of 85.04 feet; South 47'39'01" East for a distance of 15.58 feet to a point, said point being the Point of Terminus of the Waterward boundary line as of July 1, 1975; thence South 29'03'59" East and leaving the said Waterward boundary line as of July 1, 1975 for a distance of 197.97 feet to a point, said point being 200.00 feet East of the POINT OF BEGINNING of the said T.1.1.F. Deed #24002; thence run West and along the North line of said T.1.1.F. Deed #24002 and Easterly extension thereof for a distance of 300.00 feet bock to the POINT OF BEGINNING. 00093819 - v1 w �Mr w (305 ) 295 -100© 1001 James Street energy PO Box 6100 0 services Key West, F! 33040-6100 www.Ke ysEnergy.com UTILITY BOARD OF THE CITY OF KEY WEST June 5, 2017 Mr. Nick Batty, Esq. SMITH OROPEZA HAWKS, P.L. 138 -142 Simonton St Key West, FL 33040 RE: The Quarry, Parcel No. 00120940- 0001000, Rockland Key, Florida Dear Mr. Batty: This is to acknowledge that the above mentioned party has begun a coordination process with Keys Energy Services (KEYS). KEYS' Engineering Section requests that they be provided with a full set of plans and a Project Review Form (separate form for each new meter) for the referenced project. These plans are necessary in order for us to ensure that Where is adequate service for your project, as well as our existing, surrounding customers. Please return the full Set of plans and the Project Review Form to one of our Customer Programs Representatives. Should you have any questions, please contact me at (305) 295 -1080. Sincerely, Catherine Nix Customer Accounts Representative CN /am Enclosures c: M. Alfonso, Supervisor of Engineering DESIGNATED A RELIABLE PUSLIC POWER PROVIDER BY THE AMERICAN PUBLIC POWER ASSOCIATION AGENT AUTHORIZAT?ON FORM Date of Authorization: 05 1 17 Month Day Year I hereby authorize Barton W. Smith, Esq., Smith Hawks, PL be listed as authorized agent (Print Name of Agent) Representing Quarry Partners, LLC for the application submission (Print Name of Property Owner(s) the Applicant(s)) of Devel Agreement and Major Conditional Use Approval (List the Name and Type of applications for the authorization) for the Property described as : (if in metes and bounds, attach legal description on separate sheet) see attached kgel Big CCoPpitt Lot Block Subdivision Key (Island) 00120940 -MI00 9571011 Real Estate (RE) Ntmjber Ahernate Key Number 12 Street Address (Street, City, State & Zip Code) Approximate Mile Marker Authorized Apat CoWnd Lion: 139 Sim nton Stree i Key West, FL 33040 Mailing Address (Street, City, State and Zip Code) 305- 296 -7227 bart@snMltbawks coot - --- - - - - �- - - - - -- _ ---__�_._.�_ -_ _ --- ------ - - --- _ - -- -- -- -- - - - - - -- Work Phone Ho.� -- Fh - one - Cel l Phone -- --- L� mail Ad dress -- This authorization becomes effective on the date this affidavit is notarized and shall remain in effect until terminated by the undersigned. This audwrizalion acts as a durable power of attorney only for the purposes stated. The amdersignead understands the risks and liabilities involved in the gratating of this agency and accepts full responsibility for any and alt of the actions of the agent named herein related to the processing of the services requested, application(s) and/or the acquisition of approvals/permits for the aforementioned applicant. The applicant(s) tby indemnified and holds harmless Monroe County, its officers, agents and employees for any damage to applicant caused by its ag4f or arising fr is ayAncy authorization. Note: Agents must profft a notarized Signature of Property Owner: I S Printed Name of Property Owner: t,19�► from ALL current property owner& STATE OF �Z COUNTY OF IQ Sworn to and subscribed before me this 16 day of NAY , 20_17 by — f.af,x'.e_ , OR produced (Print Name of Person Making Statement) FL �} LISA ANNE GISLO �. _ __ _ " ��� "7� _.I�7 - as identification. 'i n MY COMMISSION # GG058171 (Typ of I'D Prod d) EXPIRES January 08, 2021 '•,�g;,, nature of otary P. is Print, Type or Stamp Commissioned Name of Notary Public 00089679 - v] PARCEL 9: Port of Government Lot 1, Section 21, Township 67 South, Range 26 East on Big Coppitt Key, Monroe County, Florida, and being described as follows: BEGIN at the Southwest comer of Block 9 of "GULFREST PARK PLAT NO. 2 ", according to the Plot thereof as recorded in Plot Book 4, Page 157, of the Public Records of Monroe County, Florida, and run thence South a distance of 390 feet; thence run West for a distance of 300 feet; thence run North for a distance of 1004.13 feet; thence run East for a distance of 300 feet to a point; thence run South for a distance of 614.13 feet bock to the POINT OF BEGINNING. AND A parcel of land in a port of Government Lot 1, Section 21, Township 67 South. Range 26 East, on Big Coppitt Key, Monroe County, Florida, and being more particularly described as follows: COMMENCE at the Southwest corner of Block 9 of GULFREST PARK PLAT #2, according to the Plot thereof as recorded in Plot Book 4, Page 157, of the Public Records of Monroe County, Florida, said point being the POINT OF BEGINNING of the parcel of land herein described; run thence East a distance of 185 feet to a point; thence South 45 West a distance of 70.71 feet to a point; thence West a distance of 135 feet to a point; thence at right angles North 50.0 feet to the said Southwest corner of said Block 9 and the POINT OF BEGINNING. TOGETHER WITH: PARCEL 10: Port of Government Lot 1, Section 21, Township 67 South, Range 26 East on Big Coppitt Key, Monroe County, Florida, and being described as follows: COMMENCE at the Southwest corner of Block 9 of "GULFREST PARK PLAT NO. 2 ", according to the Plot thereof as recorded in Plot Book 4, Page 157, of the Public Records of Monroe County, Florida and, run thence North for a distance of 614.13 feet to the POINT OF BEGINNING of the parcel of land herein being described; thence run West for a distance of 300 feet to a point; thence run North for a distance of 1063 feet, more or less too point on the North boundary line of T.I.I.F. Deed #24002; thence run East along the said North boundary line of said T.I.I.F. Deed #24002 for a distance of 100 feet to the North boundary line of said Government Lot 1; thence run Southeasterly along the North boundary line of said Government Lot 1 for a distance of 233 feet, more or less to the Northwest corner of the said Block 9; thence run South along the West boundary line of the said Block 9 for a distance of 942.78 feet bock to the POINT OF BEGINNING. TOGETHER WITH: PARCEL 10A: A portion of Section 21, Township 67 South, Range 26 East, on Big Coppitt Key, Monroe County, Florida, described as follows: BEGIN at the northwest corner of Block 9, GULFREST PARK PLAT No. 2, according to the Plot thereof, as recorded in Plot Book 4, Page 157, of the Public Records of Monroe County, 00093819 -v1 Florida; thence Northwesterly along the north line of Government Lot 1 in said Section and the northerly line of lands described in Official Records Book 2237, Page 2259, of said Public Records, a distance of 233.35 feet to the north line of T.1.1.F. Deed #24002; thence East along said north line, 200.00 feet to the point of terminus of the Waterward Meander Line of July 1, 1975, as described in Official Records Book 2483, Page 950, of said Public Records; thence Southerly along the northerly prolongation of the west line of said Block 9, also being the northerly prolongation of the west line of T. 1.1.F. Certificate #29509, a distance of 120.22 feet to the POINT OF BEGINNING. TOGETHER WITH: PARCEL 11: A parcel of land lying adjacent to the lands described in T.1.1.F. Deed #24002 on the Gulf of Mexico in Government Lot 1, Section 21, Township 67 South, Range 26 East, on Big Coppitt Key, Monroe County, Florida, said parcel being more particularly described by metes and bounds as follows: COMMENCE at the Southwest comer of Block 9 of "GULFREST PARK PLAT NO. 2 ", according to the Plot thereof as recorded in Plot Book 4, Page 157, of the Public Records of Monroe County, Florida, and run thence North and along the Westerly boundary line of the said Block 9 for a distance of 614.13 feet; thence run West for a distance of 300.00 feet; thence run North for a distance of 1062.78 feel to a point on the North boundary line of T.1.1.F. Deed #24002 as described in Official Records Book 346, Page 580, of the so id Public Records, said point being the POINT OF BEGINNING; thence run West and along the North line of said T.1.1.F. Deed #24002 for a distance of 1331.95 feet; thence run North for a distance of 186 feel, more or less, to a point on the Waterward boundary line as of July 1, 1975; thence meander said Waterward Boundary the following twenty -four (24) courses: North 88'53'56" East, for a distance of 39.47 feet; North 65'36'56" East, a distance of 71.66 feet; South 88'16'57" East, for a distance of 75.93 feet; North 77'38'10" East, a distance of 44.29 feet; South 76'11'41" East, for a distance of 76.54 feet; North 88'33'56" East, a distance of 82.11 feel; North 85'40'47" East, for a distance of 103.42 feet; South 75'35'07" East a distance of 43.33 feet; North 77'23'10" East for a distance of 41.16 feet; South 84'42'40" East a distance of 110.45 feet; South 87'26'54" East for a distance of 85.16 feet; South 79'07'09" East for a distance of 28.70 feet: North 79'46'31" East for a distance of 73.24 feet: South 77'57'45" East for a distance of 41.56 feet; North 7713'36" East for a distance of 53.90 feet; South 84'23'12" East for a distance of 121.58 feet; North 80'09'47" East for a distance of 54.26 feet; South 82'09'00" East for a distance of 63.88 feet: South 79.34'01 East for a distance of 42.16 feet; North 86'10'05" East for a distance of 98.91 feet: North 88'42'12" East for a distance of 49.04 feet: South 82'47'37" East for a distance of 59.12 feet; South 84'16'22" East for a distance of 85.04 feet; South 47'39'01" East for a distance of 15.58 feet to a point, said point being the Point of Terminus of the Waterward boundary line as of July 1, 1975; thence South 29'03'59" East and leaving the said Waterward boundary line as of July 1, 1975 for a distance of 197.97 feet to a point, said point being 200.00 feet East of the POINT OF BEGINNING of the said T.1.1.F. Deed #24002; thence run West and along the North line of said T.1.1.F. Deed #24002 and Easterly extension thereof for a distance of 300.00 feet bock to the POINT OF BEGINNING. 00093819 -v1 Pursuant to eSon 1006 of Me Imad Ikvidoptirent Cod, 00; fi-orni shm] accontliany land-use related a 'icat parties in interest ko h te Public, the reb y a p I tions, Due Moot is to disomse the identity of true enabling be public U) amarizin abich perils will, potenfiafly benefit, Any person or enMy holding real property it. -he farin of a partne-smip, limited partnership, corpora assi,gnmern of interest, trtla, option, assiginnent of beneficial at contractual imerest., or any I of representalky't" capecuty m0hatscover (or Others., except as clervisc providej shall, during applica.flo ssubautnd or F specil application types, make a public dischisunc, in ivriting, under owl, and soya-, tc� the penalties prezocrib&d for perjury", 1 to the requiraircriv, of this section include the beneficial Worst winich is represeated by stock in corpornnions registemoi with do haland smudics essIonge commhadon or is corporations register ed. pursuant to Chapter 51 Flood a Statutes, whose smck is for sale to Me genazi public, A 4 -is writta- dickisure sholl be made %it) Clio planning director at t te inne td ppload--n, 71he disclosure hil"orrriation shall had udc the name and address of every person having a betaficial or contractual iram-est in So real propeny, however swuall or minimal, I t Me protrerty -,,s owned by a CORINORAI"ION l ime the o ffice"s an."J, strx-k.hollders -or. d ffi a pe rcenragv o f sUS, i, b y cach, ( addi r...: <a< sheets A` necessa ry) � if the property is named fio simple by an [NIDIV`11DUAL, t fincy by tbe, adirety, jarancy in conrunniati orJoint tenancy, hs' all parties vAA an ownerahip HMO as 'WON as the percentage of such intercst. "L)se at ifs lmnall spec if ins cessary)� .... y ....... e. '....... .....s .. . 3:. =. .. V on ...... 3 - .. .. .... .. ..... .. If MY .. i a E.... :. .... ...,:. i t t J%PPLICA fION MONROE COUNTY PLANNING & ENVIRONMENTAL RESOURCES DEPARTMENT 7 � Request for a Development Agreement or an Amendment to a Development Agreement An application must be deemed complete and in compliance with the Monroe County Code by the Staff prior to the item being scheduled for review. Development Agreement Application Fee: $13,460.00 In addition to the application fee, the following fees also apply: Advertising Costs: $245.00 Surrounding Property Owner Notification: $3.00 for each property owner required to be noticed Transportation Study Review: $5,000.00 Deposit (any unused funds will be returned upon approval) Advertising and Noticing fees for a community meeting; $245.00 plus $3.00 /SPON Date of Request: 06 / 02 / 2017 Month Day Year Applicant / Agent Authorized to Act for Property Owner: (Agents must provide notarized authorization from all property owners.) SMITH /HAWKS, PL BARTON W. SMITH, ESQ. Applicant (Name of Person, Business or Organization) Name of Person Submitting this Application 138 SIMONTON STREET, KEY WEST, FL 33040 Mailing Address (Street, City, State and Zip Code) (305) 296 -7227 Work Phone Home Phone BART@SMITHHAWKS.COM Cell Phone Email Address Property Owner. (Business /Corp must include documents showing who has legal authority to sign.) QUARRY PARTNERS, LLC (Name /Entity) Contact Person 3030 HARTLEY ROAD, SUITE 310, JACKSONVILLE, FL 32257 Mailing Address (Street, City, State and Zip Code) c AGENT c/o AGENT Work Phone Home Phone Cell Phone Email Address Legal Description of Property: (if in metes and bounds, attach legal description on separate sheet.) SEE TAB "2" FOR LEGAL DESCRIPTION OF PROPERTY Block Lot Subdivision Key 00120940 - 000100; 00120940 000302; 00120940 000201 8571011 Real Estate (RE) Number Alternate Key Number VACANT LAND, BIG COPPIT KEY, FLORIDA 33040 9 Street Address (Street, City, State & Zip Code) Approximate Mile Marker Page 1 of 5 Last Revised March 2017 4 :�'lJ AFl0N If more than one property will be affected by the development agreement, please attach additional sheets providing the names of all property owners and the legal descriptions of all properties (with real estate numbers) involved. Future Land Use Map Designation(s) of Property(s): MIXED USEICOMMERCIAL Land Use (Zoning) District Designation(s) of Property(s): ►rkm gaOXMIS0 Present Land Use(s) of Property VACANT LOT Land Area of Property(s): 1 5.035 ACRES UPLAND, 6.736 ACRES SUBMERGED Provide the names of all parties which would be involved in the development agreement: QUARRY PARTNERS AND MONROE COUNTY, FLORIDA Provide a clear description of the proposed use(s) on the property(s): Provide a clear description of the proposed population densities, and the proposed building intensities and height for the development on the property(s): DEVELOPMENT OF 208 AFFORDABLE HOUSING UNITS, WITH A MINIMUM MIX OF AT LEAST 10% MEDIAN AND AT LEAST A 20% COMBINATION OF LOW AND VERY LOW INCOME CATEGORI Provide a clear description of public facilities that will service the development, including who shall provide such facilities; the date any new facilities (if needed) will be constructed; and a schedule to assure public facilities are available concurrent with the impacts of the development: FLORIDA KEYS AQUEDUCT AUTHORI'T'Y PROVIDES POTABLE WATER SERVICE; KEYS ENER S ERVICES PROVIDES ELECTRIC SERVICE; THE BIG COPPITT REGIONAL SEWER SYSTEM PROVIDES WASTEWATER SERVICE; MONROE COUNTY (THROUGH FRANCHISEE) PROVIDES SOLID WASTE SERVICE. Provide a clear description of any reservation or dedication of land for public purposes: NONE. Proposed duration of development agreement (Note: May not exceed 10 years): 10 YEARS A development agreement must be consistent with the Comprehensive Plan and Land Development Regulations. Page 2 of 5 Last Revised March 2017 AI'Vi..I d ;: 1'1O Applicants requesting a Development Agreement shall provide for public participation through a community meeting. Scheduling. The applicant will coordinate with the Planning Director regarding the date, time and location of the proposed community meeting; however, all meetings are to be held on a weekday evening at a location close to the project site, between 45 and 120 days prior to the first of any public hearings required for development approval. Notice of Meeting. The community meeting shall be noticed at least 15 days prior to the meeting date by advertisement in a Monroe County newspaper of general circulation, mailing of notice to surrounding property owners, and posting of the subject property. Noticing and Advertising Costs. The applicant shall pay the cost of the public notice and advertising for the community meeting and provide proof of proper notice to the Planning Director. The community meeting shall be facilitated by a representative from the Monroe County Planning & Environmental Resources Department and the applicant shall be present at the meeting. PROOF OF PROPER NOTICING ON THE COMMUNITY MEETING WILL BE REQUIRED. as E �a �s �s E om 0 aD CD �a as Is there an existing approved Development Agreement for this site(s)? ❑ Yes QNo Has a previous application been submitted for this site(s) within the past two years? ❑ Yes F/ No Is there a pending code enforcement proceeding involving all or a portion of the parce](s) proposed for development? ❑ Yes ✓❑ No Code Case file # application is being submitted to correct the violation: Describe the enforcement proceedings and if this Page 3 of 5 Last Revised March 2017 M'PLI[_'A 1'100 All of the following items must be included in order to have a complete application submission: (Please check the box as each required item is attached to the application.) 0 ✓ Complete development agreement application (unaltered and unbound) ❑ If requesting an amendment, attached a copy of the recorded Development Agreement ✓❑ Correct fee (check or money order payable to Monroe County Planning & Environmental Resources) TAB I ❑✓ Proof of ownership (i.e., Warranty Deed) TAB 2 ❑✓ Ownership Disclosure Form TAB 2 0 Current Property Record Card(s) from the Monroe County Property Appraiser TAB 3 ❑✓ Location map TAB 4 ✓❑ Photograph(s) of site(s) from adjacent roadway(s) TAB 5 '❑ Signed and Sealed Boundary Survey(s), prepared by a Florida registered surveyor — eight (8) sets (at a minimum, survey should include elevations; location and dimensions of all existing structures, paved areas and utility structures; all bodies of water on the site and adjacent to the site; total acreage by land use district; total acreage by habitat; and total upland area TAB 6 ✓❑ Written description of project SEE ATTACHED DEVELPMENT AGREEMENT ❑✓ Typed name and address mailing labels of all property owners within a 600 foot radius of the property(s) — (three sets). This list should be compiled from the current tax rolls of the Monroe County Property Appraiser In the event that a condominium development is within the 600 foot radius, each unit owner must be included If applicable, the following items must be included in order to have a complete application submission: (Please check the box as each required item is attached to the application.) ❑✓ Notarized Agent Authorization Letter (note: authorization is needed from all owner(s) of the subject property) ❑✓ Signed and Sealed Site Plan(s), prepared by a Florida registered architect, engineer or landscape architect— 8 sets (drawn to a scale of I inch equals 20 feet, except where impractical and the Director of Planning authorizes a different scale) ❑ Floor Plans for all proposed structures and for any existing structures to be redeveloped — eight (8) sets (drawn at an appropriate standard architectural scale and including handicap accessibility features) ❑ Elevations for all proposed structures and for any existing structures to be modified — eight (8) sets (with the elevations of the following features referenced to NGVD 29; existing grade; finished grade; finished floor elevations (lowest supporting beam for V -zone development); roofline; and highest point of the structure) ❑ Landscape Plan(s) by a Florida registered landscape architect — 8 sets (may be shown on the site plan; however, if a separate plan, drawn to a scale of 1 inch equals 20 feet, except where impractical and the Director of Planning authorizes a different scale) 0 Traffic Study(s), prepared by a licensed traffic engineer Relevant Letters of Coordination If deemed necessary to complete a full review of the application, the Planning & Environmental Resources Department reserves the right to request additional information. Page 4 of 5 Last Revised March 2017 A PF L ICA 1 l0N The applicant /owner hereby acknowledges and agrees that any staff discussions or negotiations about conditions of approval are preliminary only, and are not final, nor are they the specific conditions or demands required to gain approval of the application, unless the conditions or demands are actually included in writing in the final development order or the final denial determination or order. By signing this application, the owner of the subject property authorizes the Monroe County Planning & Environmental Resources staff to conduct all necessary site visits and inspections on the subject property. I, the Applicant, certify that I am familiar with the information contained in this application, and that to the best of my knowledge such information is true, complete and accurate. l— Signature of Applicant: STATE OF FLORIDA COUNTY OF MONROE Sworn to and subscribed before me this 2 ND day of JUNE by BARTON W. SMITH (PRINT NAME OF PERSON MAKING STATEMENT) (TYPE OF ID PRODUCED) as identification. ,LS_1LL /L J Signature of Notary Public BRANDI GREEN Print, Type or Stamp Commissioned Name of Notary Public My commission expires: 06/29/2020 Date: 06/02/2017 20 17 who is personally own to me OR produced f P BRANDI GREEN * _ W C0MM W10N # FF 985888 : A ° EXPIRE8:,Iur&29 2020 ' ;Fed �LDQ•' DDrded ThN No* W* Umlwbm Send complete application package to: Monroe County Planning & Environmental Resources Department Marathon Government Center 2798 Overseas Highway, Suite 400 Marathon, FL 33050 Page 5 of 5 Last Revised March 2017 1 2 3 4 DEVELOPMENT AGREEMENT 5 6 THIS DEVELOPMENT AGREEMENT ( "Agreement ") is entered into on the day 7 of 2017, by and between MONROE COUNTY, FLORIDA, a Political 8 Subdivision of the State of Florida ( "Monroe County ") and QUARRY PARTNERS, LLC, a 9 Florida limited liability company ( "Quarry ") (collectively, the "Parties "), pursuant to Sections 10 110 -132 and 110 -133 of the Monroe County, Florida, Code of Ordinances ( "Monroe County 11 Code "), and the Florida Local Government Development Agreement Act, Florida Statutes 12 Sections 163.3220 - 163.3243 (2016), and is binding on the "Effective Date" set forth herein: 13 14 WITNESSETH: 15 15 The Parties hereby agree as follows: 17 18 I. RECITALS 19 A. This Agreement involves the development of real property located on Big Coppitt Key. 20 Florida with Monroe County Parcel 1D 00120940 - 000100 consisting of approximately 21 15.035 acres of upland and 6.736 acres of submerged land (the "Property "). 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 B. All Parties have the authority to enter into this Agreement through Florida Statutes Chapter 163 and Quarry has the sole and undivided ownership of the Property. C. Section 163.3220, Florida Statutes, authorizes Monroe County to enter into development agreements with landowners and /or governmental agencies to encourage a stronger commitment to comprehensive and capital facilities planning, ensure the provision of adequate public facilities for development, encourage the efficient use of resources, and reduce the economic cost of development. D. This Agreement, among other things, is intended to and shall constitute a development agreement among the Parties pursuant to the Florida Local Government Development Agreement Act, Section 163.3223, el seq., Florida Statutes (the "Act "). E. The Parties recognize that the public noticing and hearing procedures shall follow the requirements of Section 163.3225, Florida Statutes, which requires the local government to conduct two public hearings, one of which may be before the Planning Commission. F. Monroe County finds that entering into this Agreement furthers the purposes, goals, objectives and policies of the Monroe County Comprehensive Plan which contains goals and objectives that seek to encourage the provision of affordable housing through incentive programs and regulations (including but not limited to Goal 601. Objective 601.1 and Objective 6012). 00088493 - v3 Page 1 of 13 1 G. Comprehensive Plan Policy 107.1.6 (which shall be referred to herein as the "Site Specific 2 Regulations ") provides as follows: 3 4 "Development in the Big Coppitt Mixed Use Area 1 shall be subject to regulations 5 applicable to the Mixed Use /Commercial (MC) Future Land Use Designation as well as 6 an additional restriction set out below: 7 8 1. Residential units developed on the Big Coppitt Mixed Use Area 1 shall be 9 restricted to affordable housing only (with a minimum mix of at least 10% median 10 and at least a 20% combination of low and very low income categories) and 11 subject to affordable housing regulations pursuant to Section 130-161 of the 12 Monroe County Code of Ordinances. 13 14 2. There shall be no nonresidential uses. Accessory uses to the residential 15 development, such as a club house or recreational facilities are permitted. 16 17 3. There shall be no market rate or transient residential units. 18 19 4. There shall be no dredging. 20 21 5. All habitable building located within the 65 -69 DNL (Day - Night Average 22 Sound Level) noise contour pursuant to the 2013 Navy Environmental Impact 23 Statement shall be sound attenuated to achieve an indoor Noise Level Reduction 24 of at least 25 decibels. 25 26 6. No residential buildings shall be located within the 70 -74 DNL, 27 28 7. Any development located within the Big Coppitt Mixed Use Area 1 shall 29 not utilize Puerta Drive for in and egress. 30 31 8. All habitable buildings located within the 70 -74 DNL noise contour 32 pursuant to the 2013 Navy Environmental Impact Statement shall be sound 33 attenuated to achieve an indoor Noise revel Reduction of at least 30 decibels. 34 35 9. A development agreement shall be required for any proposed development 36 of an affordable housing project within the Big Coppitt Mixed Use Area 1 and to 37 evaluate the ingress and e of the development proposal." 38 39 H. In order to ensure the success and viability of the affordable housing project on the Property, 40 Quarry requires the necessary 208 affordable ROGO allocation as set forth below: 41 42 1) 104 ROGOs from the City of Key West consisting of unallocated ROGOs from prior 43 years which have been allocated to the Property through an interlocal agreement dated ' As of the execution of this Agreement, the reference to Section 130 -161' of the Monroe County Code of Ordinances is actually Section 130 -139 of the Monroe County Code, as the Monroe County Code has been updated. 00088493 - v3 Page 2 of 13 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 2017 by and between Monroe County, City of Key West and Quarry to be utilized for development of Buildings 5, 6, 7, 8 and 9 as depicted on the conceptual site plan attached as Exhibit and which shall be utilized all as Moderate income affordable ROGO ("Key West ROGOs "); and 2) Ninety -Six (96) ROGO allocations consisting of forty -four (44) Low, twenty (20) Median and thirty -two (32) Moderate Income affordable ROGO allocations for development of the 96 units proposed as part of a Low Income Housing Tax Credit financial assistance that Quarry has received ( "Monroe ROGOs "); such Monroe ROGOs Having been reserved pursuant to Monroe County Resolution 323 -2016. 3) Eight (8) Moderate ROGO allocations are hereby reserved by Monroe County under this Agreement pursuant to Monroe County Code Section I38- 24(b). 1. The Property is generally described as follows: 1. Quarry owns the Property. Copies of the Special Warranty Deeds evidencing Quarry's ownership are attached hereto and incorporated herein as Exhibit Historically the Property was a mining operation and currently the Property is vacant land. 2. A complete legal description of the Property is attached hereto and incorporated herein as Exhibit 3. As of the date of this Agreement, the Property is assessed by the Monroe County Property Appraiser as real estate number 00120940 - 000100. 4. The Property currently has Mixed Use ( "MU ") Land Use (Zoning) District designation and a corresponding Mixed Use /Commercial ( "MC ") Future Land Use Map designation. 5. The Property currently has a Tier Overlay District designation of Tier III. 6. The Property consists of approximately 15.0 35 acres of upland and 6.736 acres of submerged land. II. PURPOSE A. The overall purpose of this Agreement is to allow the Parties to implement the provisions of Monroe County Code Section 139 as applied to the Property in order to insure the continued provision of needed affordable housing in the unincorporated Lower Keys. B. The Agreement allows for the development of 208 affordable housing dwelling units the Property on Big Coppitt, Monroe County, Florida, in compliance with all applicable provisions of Florida Statutes. the Principles for Guiding Development in the Florida Keys Area of Critical State Concern, the Monroe County Comprehensive Plan, and the Monroe County Code. 00088493 -v3 Page 3 of 13 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 C. The Agreement allows the Parties to implement the provisions of Comprehensive Plan Policy 107.1.6 as applied to the Property in order to supply much needed affordable housing in the unincorporated Lower Keys and to allow for a reasonable use of the Property by utilizing the previously unused Key West ROGOs and Monroe ROGOs for development at the Property. III. AGREEMENT REQUIREMENTS A. Recitals. The recitals explaining the intent and purpose of the project as set forth in the preceding clauses are incorporated herein and form a material part of this Agreement. The Parties recognize the binding effect of Florida Statutes Sections 163.3220 - 163.3243, as to the form and content of this Agreement and in accordance therewith set forth and agree to the following. B. Legal Description and Ownership. The legal descriptions for the Property subject to this Agreement are set forth in Exhibit C. Duration of Agreement. This Agreement shall remain in effect for ten (10) years from the "Effective Date" as defined herein, and may be extended by mutual consent of the Parties and approval at a public hearing, in accordance with Section 163.3229. Florida Statutes. For the duration of this Agreement, the Parties agree that any development shall comply with and be controlled by this Agreement, the Monroe County Code, and the Monroe County Comprehensive Plan governing the development of land in effect on the date of execution of this Agreement, in accordance with Section 163.3220, Florida Statutes. D. Permitted Uses. 1. The Property currently has a MU Land Use (Zoning) District designation and a corresponding MC Future Land Use Map designation. a. 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. 00088493 -v3 Page 4 of 13 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 In order to protect em- iron mentally sensitive lands, the following development controls shall apply to all hammocks, pinelands. and disturbed wetlands within this land use category: 1. only low intensity commercial uses shall be allowed, 2. a maximum floor area ratio of 0.10 shall apply; and 3. maximum net residential density shall be zero. b. In accordance with this Agreement and with the MU Land Use (Zoning) District, as set forth in Monroe County Code Section 130 -88, and in compliance with other provisions of the Monroe County Code, the permitted uses in the MU Land Use (Zoning) District include commercial retail; office; commercial fishing; attached residential dwelling unit; hotels; marinas and accessory uses. Pursuant to Section 130- 88(c)(3) of the Monroe County Code. attached dwelling units are permitted in the MU District as a major conditional use, provided that: 1. The structures as designed and located so that they are visually compatible with established residential development within 250 feet of the parcel proposed for development; and 2. The parcel proposed for development is separated from any established residential use by a class C bufferyard. c. In accordance with this Agreement and Comprehensive Plan Policy 107.1.6, the development on the Property must be in compliance with the Site Specific Regulations. d. The development of the Property includes the addition of up to 208 new. affordable residential dwelling units and other accessory development. The residential density shall not exceed 208 permanent residential units. e. The height of any new structure associated with the development of the Property shall not exceed 38 feet, except as provided in Monroe County Code, as amended. "Grade" as defined in the Monroe County Code shall be 4.3 feet NAVD as shown in the attached topographic survey attached as Exhibit E. Public Facilities. 1. The Florida Keys Aqueduct Authority provides domestic potable water to the Property. The Florida Keys Aqueduct Authority will meter any new development. 2. Keys Energy Services provides electric service to the Property. Excluding existing development that may already be metered, Keys Energy Services will meter any new development. In addition, excluding existing development that may already be metered, Keys Energy Services will meter other types of development accordingly. 00088493 - v3 Page 5 of 13 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 3. Solid waste service is provided to the Property by a solid waste collection system franchised by Monroe County. 4. The Property is connected to central sewer via Big Coppitt Regional sewer system. F. Reservation or Dedication of Land. There is no reservation or dedication of land for public purposes contemplated by this Agreement. G. Affordable Compliance. In order to meet the requirement under Comprehensive Plan Policy 107.1.6 regarding "at least a 20% combination of low and very low income categories ". the forty -four (44) Low affordable ROGO allocations which are part of the Monroe ROGOs shall be forty -four (44) dwelling units on the Property, each of which shall be occupied only by a household whose total household income does not exceed sixty percent (60 %) of the median monthly household income for the county. H. Development Allowed. The following specific criteria are those which will guide development of the Property_ and are standards by which any further approvals shall be measured and shall be as follows: a. Provided such development can be designed and approved by all applicable regulations and cumulative density /intensity provisions, including but not limited to the Monroe County Comprehensive Plan, Monroe County Code and Florida Building Code, the Property is permitted to develop the following buildings, facilities and structures on the Property pursuant to this Agreement: Up to and including one hundred two hundred eight (208) new, affordable residential dwelling units. ii. Additional amenities ancillary and accessory to the affordable housing project including a gatehouse. offices, club house, fitness center and maintenance. and housekeeping consisting of up to 10,000 square feet. iii. Parking areas and landscaping. iv. Playground, parks and /or pools or other outdoor recreation facilities. Required Approvals. The following list of all development approvals and permits approved or needed to be approved for the redevelopment of the Property, as specified in this Agreement: Conditional Use Approval and building permits will be required for the development of the Property into 208 new, affordable residential dwelling units as permitted under Monroe Countv's Land Development Regulations. The development shall be consistent with all applicable codes, including, but not limited to the Monroe County Comprehensive Plan and Monroe County Code. 00088493 - v3 Page 6 of 1.3 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 J. Military Installation Area of Impact. Quarry acknowledges and understands the Property and proposed development is within the Military Installation Area of Impact Overlay as defined by the Monroe County Comprehensive Plan. The Property is located in the 65 — 69 DNL (Day -Night Average Sound Level) noise contours pursuant to the 2013 Navy Final Environmental Impact Statement. Quarry agrees to sound attenuate all habitable buildings and shall strive to achieve an outdoor to indoor Noise Level Reduction Level (NLR) of at least 25 decibels. No residential buildings shall be located within the 70 -74 DNL. K. Ingress/Egress. Ingress and egress access to the proposed development on the Property is permitted pursuant to the Non - Exclusive Ingress and Egress Easement Agreement dated April 21, 2017 and attached as Exhibit L. Site Plan Approval. Monroe County does hereby accept the conceptual site plan of the Property. The conceptual site plan is attached as Exhibit . The development shall be consistent with all applicable codes, including but not limited to the Monroe County Comprehensive Plan and Monroe County Code. Following a review of compliance with such codes, the final site plan must be approved by the Monroe County Planning Commission as part of a Major Conditional Use approval. The Planning Commission has final authority over the site plan and the site plan may be amended by the Planning Commission. M. Impact Fee Waiver. Per Section 126 of the Monroe County Code, all impact fees are hereby waived by Monroe County, N. Finding of Consistency. By entering into this Agreement, Monroe County finds that the development permitted or proposed herein is consistent with the Monroe County Comprehensive PIan and Monroe County Code. O. Breach, Amendment, Enforcement, and Termination. a. Material Breach: A material breach by the Parties is the failure of any Party to comply with the terms of this Agreement after Notice as provided herein. b. Notice: Upon any Party's material breach of the terms and conditions of this Agreement, the non- breaching Party shall serve written Notice of the breach upon the breaching Party pursuant to the procedure established in this Agreement and shall provide the opportunity, within ninety (90) days of the date such Notice is served. to propose a method of fulfilling the Agreement's terms and conditions or curing the breach. The breaching Party shall be provided an additional ninety (90) days to cure the material breach or to negotiate an amendment to this Agreement within a reasonable time. as mutually agreed to by the Parties. This Agreement is not subject to arbitration and must be amended in accordance with the statutory requirements. This notice provision does not apply to sections II.E. and III.K.c.iii. which contains its own, separate process for the County to declare this Agreement void. c. Amendment or Termination: The Parties hereto shall at all times adhere to the terms and conditions of this Agreement. Amendment, termination. extension, or 00088493 - v3 Page 7 of 13 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 revocation of this Agreement shall be made in accordance with the notification and procedural requirements set forth herein. Amendments to this Agreement shall subject Parties to the laws and policies in effect at the time of the amendment only if the conditions of Section 163.32;3(2), Florida Statutes, are met. ii. No modifications, extensions, amendments, or alterations of the terms or conditions contained herein shall be effective unless contained in a written document approved and executed by the Parties. iii. Amendment, extension or termination shall require at least two (2) public hearings. The hearings shall be held pursuant to an application filed with Monroe County by the Party seeking to amend or terminate this Agreement, along with the requisite tiling fee. Notice of public hearing shall be in accordance with Monroe County Ordinances and Florida Statutes. iv. If the terms of the compliance schedule are not met, the development agreement shall be voidable at the sole option of the County at a public hearing of the Board of County Commissioners. d. Enforcement: After notice and an opportunity to respond and /or cure the material breach as provided for below. In addition, Monroe County may utilize appropriate code compliance remedies to cure any breach after notice or arising after the execution of this Agreement and an opportunity to cure as provided herein. ii. Monroe County, the other Parties, their successors or assigns, or any aggrieved or any adversely affected person as defined in Section 163.3215(2). Florida Statutes, may file an action for injunctive relief in the Circuit Court of Monroe County to enforce the terms of this Agreement or to challenge compliance with the provisions of Sections 163.3243. Florida Statutes. iii. Nothing contained herein shall limit any other powers, rights, or remedies that either party has, or may have in the future, to enforce the terms of this Agreement. Q. Binding Effect of Agreement. The covenants, agreements. and obligations herein contained. except as herein otherwise specifically provided. shall extend to, bind and inure to the benefit of the Parties hereto and their respective personal representatives, heirs, successors and assigns. R. State and Federal Law. If State or Federal laws enacted after the effective date of this Agreement preclude either Party's compliance with the terms of this Agreement, this 00088493 - A Page S of 13 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 agreement shall be modified as is necessary to comply with the relevant State or Federal Laws. S. Compliance with Other LaNvs. The failure of this Agreement to address a particular permit, condition, term, or restriction shall not relieve the Parties of the necessity of complying with the laws governing said permitting requirements. conditions, terms or restrictions. T. Reservation of Rights. This Agreement shall not affect any rights, which may have accrued to any party to this Agreement under applicable law. The Parties reserve any and all such rights. All approvals referenced in this Agreement are subordinate to compliance with all applicable laws, codes, and land development regulations and permits, except to the extent otherwise provided for in this Agreement. U. No Permit. This Agreement is not and shall not be construed as a Development Permit, Development Approval or authorization to commence development, nor shall it relieve the Parties other than Monroe County of the obligations to obtain necessary Development Approvals that are required under applicable law and under and pursuant to the terms of this Agreement and Monroe County Code. V. Good Faith; Further Assurances; No Cost, The Parties to this Agreement have negotiated in good faith. It is the intent and agreement of the Parties that they shall cooperate with each other in good faith to effectuate the purposes and intent of, and to satisfy their obligations under, this Agreement in order to secure themselves the mutual benefits created under this Agreement. The Parties agree to execute such further documents as may be reasonably necessary to effectuate the provisions of this Agreement; provided that the foregoing shall in no way be deemed to inhibit. restrict or require the exercise of Monroe County's police power or actions of Monroe County when acting in a quasi - judicial capacity. Wherever in this Agreement a provision requires cooperation, good faith or similar effort to be undertaken at no cost to a party, the party co- operating, reviewing or undertaking the effort shall, nonetheless. bear its cost of attendance at meetings, hearings, or proceedings and comment and /or execution of documents, inclusive of the expense of its counsel. W. Successors and Assigns. This Agreement shall constitute a covenant running with the land, which shall be binding upon the Parties hereto, their successors in interest. heirs, assigns, and personal representatives. X. Joint Preparation. This Agreement has been drafted with the participation of the Parties and their counsel, and shall not be construed against any party on account of draftsmanship. The captions of each article, section and subsection contained in this Agreement are fore ease of reference only and shall not affect the interpretational meaning of this Agreement. Whenever the terns "included" is used in this Agreement, it shall mean that the included items, or terms are included without limitation as to any other items or terms. which may fall within the listed category. Y. Notices. All notices, demands, requests or replies provided for or permitted by this Agreement shall be in writing and may be delivered by any one of the following methods: (a) 00088493 -v3 Page 9 of 13 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 majeure events under this Section, together with the beginning and ending dates of such events. AA. Construction. This Agreement shall be construed in accordance with the laws of the State of Florida. The Parties to this Agreement have participated fully in the negotiation and preparation hereof, and, accordingly, this Agreement shall not be more strictly construed against any one of the Parties hereto. In construing this Agreement. the use of any gender shall include every other and all genders, and captions and section and paragraph headings shall be disregarded. All of the exhibits attached to this Agreement are incorporated in, and made a part of, this Agreement. BB. Omission. The Parties hereto recognize and agree that the failure of this Agreement to address a particular permit, condition, terms or restriction shall not relieve either Party of the necessity of complying with the law governing said permitting requirements, conditions, term. or restriction notwithstanding any such omission. CC. Jurisdiction and Governing Law. The Parties hereto agree that any and all suits or actions at law shall be brought in Monroe County, Florida and no other jurisdiction. This Agreement shall be construed and interpreted under the laws of the State of Florida. DD. Attorney's Fees and Costs. The Parties agree that in the event any cause of action or administrative proceeding is initiated or defended by any party relative to the enforcement or interpretation of this Agreement, the prevailing party shall be entitled to reasonable attorney's fees, court costs, as an award against the non - prevailing party, and shall include attorney's fees, courts costs, in appellate proceedings. Mediation proceedings initiated and conducted pursuant to this Agreement shall be in accordance with the Florida Rules of Civil Procedure and usual and customary procedures required by the circuit court of Monroe County. EE. Time of Essence. Time shall be of the essence for each and every provision of this Agreement. FF. Entire Agreement. This Agreement, together with the documents referenced herein, constitute the entire agreement and understanding= among the Parties with respect to the subject matter hereof, and there are no other agreements, representations or warranties other than as set forth herein. This Agreement may not be changed. altered or modified except by an instrument in writing signed by the Party against whom enforcement of such change would be sought and subject to the requirements for the amendment of development agreements in the Act. GG. Counterparts. This Agreement may be executed in one or more counterparts, and by different Parties hereto in separate counterparts, each of which when executed shall be deemed an original but all which taken together constitute one and the same agreement. HH. Recording. Monroe County shall record this Agreement with the Clerk of the Circuit Court of Monroe County within fourteen (14) days following signature by all Parties. Quarry agrees 00088493 - v3 Page 11 of 13 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 that it shall be responsible for all recording fees and other related fees and costs related to the recording and delivery of this Agreement as described in this section. The provisions hereof shall remain in full force and effect during the term provided herein and shall be binding upon all successors in interest to the Parties to this Agreement. II. Conflicting Resolutions. All resolutions or parts thereof in conflict with the provisions of this Agreement and its resolution are hereby repealed to the extent of such conflict. JJ. Severability. If any part of this Agreement is contrary to, prohibited by, or deemed invalid under any applicable law or regulation.. such provisions shall be inapplicable and deemed omitted to the extent so contray, prohibited, or invalid, however, the remainder of the Agreement shall not be invalidated thereby and shall be given frill force and effect as if the contrary, prohibited, or invalid provision was never a part hereof. IV. Effective Date. The "Effective Date" of this Agreement is forty -five (45) days after the duly signed and recorded Agreement is received by the Florida Department of Economic Opportunity pursuant to Chapter 380, Florida Statutes, and if appealed, the date the appeal is resolved. [Balance of this page intentionally left blank, signature page to follow] 00088493 - 0 Page 12 of 13 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 IN WITNESS WHEREOF, the Parties hereto have set their hands and seals on the day and year below written. QUARRY PARTNERS, LLC, a Florida limited liability company By: TVC Big Coppitt. LLC, a Florida limited liability company, its Manager i Clarence S. Moore, Vice President STATE OF FLORIDA ) SS: COUNTY OF MONROE ) Sworn to and subscribed before me this day of , 2017, by Clarence S. Moore, Vice President of TVC Big Coppitt, LLC, a Florida limited liability company, Manager of QUARRY PARTNERS, LLC, a Florida limited liability company, on behalf of the company. Each ❑ is personally known to me or ❑ has produced as identification. Name: Notary Public, State of My Commission Expires: ATTEST: AMY HEAVILIN. CLERK MONROE COUNTY BOARD OF COUNTY COMMISSIONERS DEPUTY CLERK 00088493 - v3 MAYOR Page 13 of 13 as �a �s �s E CL 0 a� �a as CL TAB 1 -APPLICATION FEE 2 U_ E 00085987 -v1 as �a �s �s E CL 0 a� CD �a as CL TAB 2 - PROOF OF OWNERSHIP 2 U- E 00085987 -v1 Donn 2120091 04125/2017 9:3%N FCIOWROEaCOU1 TY in Off ,ef PREPARED BY AND RETURN TO: SMITH HAWKS, PL 138 SIMONTON STREET KEY WEST, FL 33040 (305) 296 -7227 04/::5/2077 9:35AM DEEM DOC STAMP CL: Keys $0.710 Doc" 2120091 Oka 2350 P90 2592 Parcel ID Number — 00120940- 000200 SPACE ABOVE LINE BLANK FOR RECORDING PURPOSES Corrective Warranty Deed *This Corrective Warranty Deed is being recorded to correct scrivener errors contained in the legal description described in the Warranty Deed from Frank P. Toppino to Daniel P. Toppino, as Trustee under FPT Land Trust No. 1, recorded in OR Book 1884, Page 1226 of the Public Records of Monroe County, Florida. * This Corrective Warranty Deed made this of April, 2017 between FRANK. P. TOPPINO, whose post office address is P.O. Box 787, Key West, FL 33041, grantor *, and BRT 10, LLC, a Florida limited liability company, whose post office address is P.O. Box 787, Key West, FL 33041, grantee *. (Whenever used herein the terms "grantor' and "grantee" include all of the parties to this instrument and the heirs, legal representatives, and assigns of individuals, and the successors and assigns of corporations, companies, trusts and trustees) Witnesseth that said grantor, for and in consideration of the sum of TEN AND NO /100 DOLLARS ($10.00) and other good and valuable considerations to said grantor in hand paid by said grantee, the receipt whereof is hereby acknowledged, has granted, bargained, and sold to the said grantee, and grantee's heirs and assigns forever, the land described on Exhibit A , situate, lying and being in Monroe County, Florida ( "Property "). and said grantor does hereby fully warrant the title to the Property, and will defend the same against lawful claims of all persons whomsoever. 00087445 - Q Do; :n 2120091 593 Bks 2850 P9s3 1 In Witness Whereof, grantor has hereunto set grantor's hand and seal the day and year first above written. FRANK. P. TOPPINO STATE OF FLORIDA COUNTY OF MONROE t The foregoing instrument was acknowledged and sworn before me thi day of April, 2017by FRANK. P. TOPPINO, who is penoftall y known to me or has shown as identification. TIFFANY NMLE GARCIA MY COMMISSION 0 FF =23 ExP1RES: July 7, 2017 EkwdedThn WIMY Public Notzr ubli Print kain r ►� ' My Commission Expi es Personally Kno (OR) Produced ID Type of Identification 04087445 - Q Doi :# 2120091 80 2850 Pga 1594 EXHIBIT A PARCEL 9: Part of Government Lot 1, Section 21, Township 67 South, Range 26 East on Big Coppitt Key, Monroe County, Florida, and being described as follows- BEGIN at the Southwest corner of Block 9 of "GULFREST PARK PLAT NO. 2 ", according to the Plat thereof as recorded in Plat Book 4, Page 157, of the Public Records of Monroe County, Florida, and run thence South a distance of 390 feet; thence run West for a distance of 300 feet thence run North for a distance of 1004.13 feet; thence run East for a distance of 300 feet to a point; thence run South for a distance of 614.13 feet back to the POINT OF BEGINNING. AND A parcel of land in a part of Government Lot 1, Section 21, Township 67 South, Range 26 East, on Big Coppitt Key, Monroe County, Florida, and being more particularly described as follows: COMMENCE at the Southwest corner of Block 9 of GULFREST PARK PLAT #2, according to the Plat thereof as recorded in Plat Book 4, Page 157, of the Public Records of Monroe County, Florida, said point being the POINT OF BEGINNING of the parcel of land herein described; run thence East a distance of 185 feet to a point; thence South 45 °00'00" West a distance of 70.71 feet to a point; thence West a distance of 135 feet to a point; thence at right angles North 50.0 feet to the said Southwest corner of said Block 9 and the POINT OF BEGINNING. M014ROE COUNTY 0Fi'IC1F11_ RkCORDS 40087445 - Q Ua.p :21200.94 04/25/2017 9:3501 FM014ROER60UNTY 1KEVINcMADOKcnrc)s aF This instrument prepared by and after recording return to: Bryan Hawks SMITH HAWKS, PL f 138 Simonton Street Key West, FL 33040 "41 ;!5/2017 9 :35AM DEED DOC :STAMP CL: Krys $32,200-OD Docn 2120094 DWI 2850 Pga 1599 Alt Key No. 00 120940-000 100 (For Recorder's Use Only) SPECIAL WARRANTY DEED THIS SPECIAL WARRANTY DEED, dated as of April 2017, between BRT 10, LLC, a Florida limited liability company, with an address of P.O. Box 787, Key West, Florida 33041 ( "Grantor ") and QUARRY PARTNERS, LLC, a Florida limited liability company, with an address at 3030 Hartley Road, Suite 310, Jacksonville, FL 32257 ( "Grantee "). Grantor, for and in consideration of the sum of $10.00 and other good and valuable consideration paid by Grantee, receipt of which is acknowledged, grants, bargains, sells and conveys to Grantee the land situate, lying and being in Monroe County, Florida, more particularly described on Exhibit "A" ( "Property "). TOGETHER WITH (i) any and all structures and improvements on the Property; (ii) all right, title, and interest, if any, of Grantor in any land lying in the bed of any street or highway, opened or proposed, in front of or adjoining the Property; and (iii) all easements, rights of way, privileges, licenses, appurtenances and other rights and benefits belonging to, running with the owner of, or in any way related to the Property. TO HAVE AND TO HOLD, the same in fee simple forever. SUBJECT TO: Taxes and assessments for the year 2017 and all subsequent years; all applicable governmental, zoning and land use ordinances, restrictions and prohibitions and other requirements imposed by governmental authority; and matters set forth Exhibit `B" (collectively, the "Permitted Exceptions "), all without intent to reimpose the same. AND Grantor covenants with Grantee that Grantor is lawfully seized of the Property in fee simple; that Grantor has good right and lawful authority to sell and convey the Property; that Grantor fully warrants the title to the Property and will defend the same against the lawful claims of others claiming by, through or under Grantor, except for claims arising from the Permitted Exceptions. 0a,.6 2120094 6kI# 2350 P9# 1600 Grantor has executed this Deed as of the date indicated above. Signed in the presence of: Pr W Fr. Print Nam m g-la" iii BRT 10, LLC, a Florida limited liability company B Name: Richard J. T pino Title: Manager B Name: Daniel Toppino, Sr. Title: Manager Witness:_ Print Name STATE OF FLORIDA ) SS: COUNTY OF MONROE ) Sworn to and subscribed before me this day of April, 2017, by Richard J. Toppino and Daniel Toppino, Sr., each as Manager of BRT 10, LLC, a Florida limited liability company, on behalf of the company. Each �& is personally known to me or ❑ has produced as identification. TIFFANY NICOLE WICIA Nam . Y: . MY COWSSION # FF 033623 EXPIRES: J* 7, 2017 Notary Public, St to f _ ' ?�r'e BOMEdTMaWMPuhlicunderwdars My Commission Expires: k -# .2120034 # 2350 Pg# 1601 EXHIBIT "A" LEGAL DESCRIPTION PARCEL 9: Part of Government Lot 1, Section 21, Township 67 South, Range 26 East on Big Coppitt Key, Monroe County, Florida, and being described as follows: BEGIN at the Southwest corner of Block 9 of "GULFREST PARK PLAT NO. 2 ", according to the Plat thereof as recorded in Plat Book 4, Page 157, of the Public Records of Monroe County, Florida, and run thence South a distance of 390 feet; thence run West for a distance of 300 feet; thence run North for a distance of 1004.13 feet; thence run East for a distance of 300 feet to a point; thence run South for a distance of 614.13 feet back to the POINT OF BEGINNING. AND A parcel of land in a part of Government Lot 1, Section 21, Township 67 South, Range 26 East, on Big Coppitt Key, Monroe County, Florida, and being more particularly described as follows: COMMENCE at the Southwest corner of Block 9 of GULFREST PARK PLAT #2, according to the Plat thereof as recorded in Plat Book 4, Page 157, of the Public Records of Monroe County, Florida, said point being the POINT OF BEGINNING of the parcel of land herein described; run thence East a distance of 185 feet to a point; thence South 45 °00'00" West a distance of 70.71 feet to a point; thence West a distance of 135 feet to a point; thence at right angles North 50.0 feet to the said Southwest corner of said Block 9 and the POINT OF BEGINNING. TOGETHER WITH AN UNDIVIDED 50% INTEREST IN THE FOLLOWING: PARCEL 11: A parcel of land lying adjacent to the lands described in T.I.I.F. Deed #24002 on the Gulf of Mexico in Government Lot 1, Section 21, Township 67 South, Range 26 East, on Big Coppitt Key, Monroe County, Florida, said parcel being more particularly described by metes and bounds as follows: COMMENCE at the Southwest corner of Block 9 of "GULFREST PARK PLAT NO. 2 ", according to the Plat thereof as recorded in Plat Book 4, Page 157, of the Public Records of Monroe County, Florida, and run thence North and along the Westerly boundary line of the said Block 9 for a distance of 614.13 feet; thence run West for a distance of 300.00 feet; thence run North for a distance of 1062.78 feet to a point on the North boundary line of T.I.LF. Deed #24002 as described in Official Records Book 346, Page 580, of the said Public Records, said point being the POINT OF BEGINNING; thence run West and along the North line of said T.I.I.F. Deed #24002 for a distance of 1331.95 feet; thence run North for a distance of 186 feet, more or less, to a point on the Waterward boundary line as of July 1, 1975; thence meander said Waterward Boundary the following twenty -four (24) courses: North 88 °53'56" East, for a distance of 39.47 feet; North 65 °36'56" East, a distance of 71.66 feet; South 88 °16'57" East, for a Darn 2120034 Bk11 2850 P9a 1602 distance of 75.93 feet; North 77 °38'10" East, a distance of 44.29 feet; South 76 °1 1'41" East, for a distance of 76.54 feet; North 88 °33'56" East, a distance of 82.11 feet; North 85 °40'47" East, for a distance of 103.42 feet; South 75 °35'07" East a distance of 43.33 feet; North 77 °23'10" East for a distance of 41.16 feet; South 84 °42'40" East a distance of 110.45 feet; South 87 °26'54" East for a distance of 85.16 feet; South 79 °07'09" East for a distance of 28.70 feet; North 79 °46 East for a distance of 73.24 feet; South 77 °57'45" East for a distance of 41.56 feet; North 77 °13'36" East for a distance of 53.90 feet; South 84 °23'12" East for a distance of 121.58 feet; North 80 °09'47" East for a distance of 54.26 feet; South 82 °09'00" East for a distance of 63.88 feet; South 79 °34'01" East for a distance of 42.16 feet; North 86 °10'05" East for a distance of 98.91 feet; North 88 0 42'12" East for a distance of 49.04 feet; South 82 °47'37" East for a distance of 59.12 feet; South 84 °16'22" East for a distance of 85.04 feet; South 47 °39'01" East fora distance of 15.58 feet to a point, said point being the Point of Terminus of the Waterward boundary line as of July 1, 1975; thence South 29 °03'59" East and leaving the said Waterward boundary line as of July 1, 1975 for a distance of 197.97 feet to a point, said point being 200.00 feet East of the POINT OF BEGINNING of the said T.I.I.F. Deed #24002; thence run West and along the North line of said T.I.I.F. Deed 924002 and Easterly extension thereof for a distance of 300.00 feet back to the POINT OF BEGINNING. D*,:H 2120094 1603 Ski$ 2a50 Pg EXHIBIT "B" 1. Taxes and assessments for the year 2017 and subsequent years, which are not yet due and payable. 2. Any claim that any portion of the insured land is sovereign lands of the State of Florida, including submerged, filled or artificially exposed lands accreted to such land. 3. Any and all rights of the United States of America over artificially filled lands in what were formerly navigable waters, arising by reason of the United States of America's control over navigable waters in the interest of navigation and commerce, and any conditions contained in any permit authorizing the filling in of such areas. 4. AICU zoning exceptions as set forth in Resolution as to high hazard area recorded in Official Records Book 787, Page 234. 5. State Law under Chapter 76 -190 and Chapter 22F-8.02 of the Florida Administrative Code for Land Planning for the Florida Keys Area of Critical State Concern, as recorded in Official Records Book 668, Page 43. 6. Certificate from the Board of Trustees of the Internal Improvement Fund of the State of Florida recorded March 11, 2008 in Official Records Book 2349, Page 1651. 7. Certificate from the Board of Trustees of the Internal Improvement Fund of the State of Florida recorded in Official Records Book 2220, Page 869 and Certificate from The Trustees of the Internal Improvement Fund of the State of Florida recorded December 5, 1996 In Official Records Book 1433, Page 856_ 8. Certificate from The Board of Trustees of the Internal Improvement Fund of the State of Florida recorded September 7, 2012 in Official Records Book 2587, Page 1724. 9. Resolution No. 302 -2007 recorded May 29, 2009 in Official Records Book 2415, Page 313. 10. Easement to City of Key West recorded January 10, 1961 in Official Records Book 204, Page 370. 11, Consent Order No. 2016- 88- CO -EXP between Rockland Operations, LLC and South Florida Water Management District recorded December 13, 2016 in Official Records Book 2830, Page 499. 12. Memorandum of Interdevelopment and Operating Agreement between Rockland Operations LLC and The Dickerson Group Inc. recorded January 17, 2017 in Official Records Book 2835, Page 371. 13. Deed of Conservation Easement Passive Recreational Uses to South Florida Water Management District recorded in Official Records. M014ROE COUNTY OFFICIAL RECORDS uocK 2120696 04/25/2017 9:35ANI Fi.l4ld 8 Recorded in Official Records of M014ROE COUNTY KEVIN MADOK This instrument prepared by and after recording return to: Bryan Hawks SMITH HAWKS, PL 138 Simonton Street , Key West, FL 33040 04,(.!5/2017 9:35AM DE$tl DOC STAMP CL: Krys $3,703.00 00-1 :ti 2120096 Bk.11 2850 P9N 1615 Alt Key No. 00120940 - 000100 (For Recorder's Use Only) SPECIAL WARRANTY DEED THIS SPECIAL WARRANTY DEED, dated as of April C 2� 2017, between EDWARD TOPPINO, SR., INDIVIDUALLY AND AS TRUSTEE OF THE EDWARD TOPPINO, SR. LAND TRUST DATED AUGUST 2, 2004, with an address of P.O. Box 787, Key West, Florida 3304194104 ( "Grantor ") and QUARRY PARTNERS, LLC, a Florida limited liability company, with an address at 3030 Hartley Road, Suite 310, Jacksonville, FL 32257 ( "Grantee "). Grantor, for and in consideration of the sum of $10.00 and other good and valuable consideration paid by Grantee, receipt of which is acknowledged, grants, bargains, sells and conveys to Grantee the land situate, lying and being in Monroe County, Florida, more particularly described on Exhibit "A" ( "property "). TOGETHER WITH (i) any and all structures and improvements on the Property; (ii) all right, title, and interest, if any, of Grantor in any land lying in the bed of any street or highway, opened or proposed, in front of or adjoining the Property; and (iii) all easements, rights of way, privileges, licenses, appurtenances and other rights and benefits belonging to, running with the owner of, or in any way related to the Property. TO HAVE AND TO HOLD, the same in fee simple forever. SUBJECT TO: Taxes and assessments for the year 2017 and all subsequent years; all applicable governmental, zoning and land use ordinances, restrictions and prohibitions and other requirements imposed by governmental authority; and matters set forth Exhibit "B" (collectively, the "Permitted Exceptions "), all without intent to reimpose the same. AND Grantor covenants with Grantee that Grantor is lawfully seized of the Property in fee simple; that Grantor has good right and lawful authority to sell and convey the Property; that Grantor fully warrants the title to the Property and will defend the same against the lawful claims of others claiming by, through or under Grantor, except for claims arising from the Permitted Exceptions. AND Grantor warrants that at the time of this conveyance, the Property is not the Grantor's homestead within the meaning set forth in the constitution of the state of Florida, nor is it contiguous to or a part of homestead property. 00087544 - v3 Grantor has executed this Deed as of the date indicated above. o 'r W Pr. GRANTOR EDWARD TOPP OI OI I�INDIVIDUALLY AND AS TRUSTEE OF THE EDWARD TOPPINO, SR. LAND TRUST DATED AUGUST 2, 2004 Uoi :N 2120096 6kIl 2:330 1 1616 STATE OF FLORIDA ) } SS: COUNTY OF MONROE ) r Sworn to and subscribed before me this20 day of April, 2017, by EDWARD TOPPINO, SR., INDIVIDUALLY AND AS TRUSTEE OF THE EDWARD TOPPINO, SR. LAND TRUST DATED AUGUST 2, 2004, on behalf of the trust. He-153:1� personally known to me or has produced as identification. o ti Y'sy i nFFAh NICOLE GARCIA * += Mr COMMISSION i FF 033823 Name: a EXPIRES: July 7, 2017 ;� 8-� Thu nary our nc u,eer Notary ubli , to e o &A p. My Commission Expires: 00087544 - v3 Signed in the presence of Dace 2120096 6k1l 2850 Pq# 1617 EXHIBIT "A" LEGAL DESCRIPTION AN UNDIVIDED 50% INTEREST IN THE FOLLOWING: PARCEL 11: A parcel of land lying adjacent to the lands described in T.I.I.F. Deed #24002 on the Gulf of Mexico in Government Lot 1, Section 21, Township 67 South, Range 26 East, on Big Coppitt Key, Monroe County, Florida, said parcel being more particularly described by metes and bounds as follows: COMMENCE at the Southwest corner of Block 9 of "GULFREST PARK PLAT NO. 2 ", according to the Plat thereof as recorded in Plat Book 4, Page 157, of the Public Records of Monroe County, Florida, and run thence North and along the Westerly boundary line of the said Block 9 for a distance of 614.13 feet; thence run West for a distance of 300.00 feet; thence run North for a distance of 1062.78 feet to a point on the North boundary line of T.I.I.F. Deed #24002 as described in Official Records Book 346, Page 580, of the said Public Records, said point being the POINT OF BEGINNING; thence run West and along the North line of said T.I.I.F. Deed #24002 for a distance of 1331.95 feet; thence run North for a distance of 186 feet, more or less, to a point on the Waterward boundary line as of July 1, 1975; thence meander said Waterward Boundary the following twenty -four (24) courses: North 88 °53'56" East, for a distance of 39.47 feet; North 65 ° 36'56" East, a distance of 71.66 feet, South 88 °16'57" East, for a distance of 75.93 feet; North 77 "38'10" East, a distance of 44.29 feet; South 76 °11'41" East, for a distance of 76.54 feet; North 88 °33`56" East, a distance of 82.11 feet; North 85 °40'47" East, for a distance of 103.42 feet; South 75 °35'07" East a distance of 43.33 feet; North 77 ° 23'10" East for a distance of 41.16 feet; South 84 °42'40" East a distance of 110.45 feet; South 87 °26'54" East for a distance of 85.16 feet; South 79 ° 07'09" East for a distance of 28.70 feet; North 79 °4631" East for a distance of 73.24 feet; South 77 °57'45" East for a distance of 41.56 feet North 77 °13'36" East for a distance of 53.90 feet; South 84 °23'12" East for a distance of 121.58 feet; North 80 °09'47" East for a distance of 54.26 feet; South 82 °09'00" East for a distance of 63.88 feet; South 79 °34'01" East for a distance of 42.16 feet; North 86 °10'05" East for a distance of 98.91 feet; North 88 °42'12" East for a distance of 49.04 feet; South 82 1 47'37" East for a distance of 59.12 feet; South 84 °16'22" East for a distance of 85.04 feet; South 47 °39'01" East for a distance of 15.58 feet to a point, said point being the Point of Terminus of the Waterward boundary line as of July 1, 1975; thence South 29 °03'59" East and leaving the said Waterward boundary line as of July 1, 1975 for a distance of 197.97 feet to a point, said point being 200.00 feet East of the POINT OF BEGINNING of the said T.I.I.F. Deed #24002; thence run West and along the North line of said T.I.I.F. Deed #24002 and Easterly extension thereof for a distance of 300.00 feet back to the POINT OF BEGINNING. 00087544 - v3 Doi_tt 2320096 Bkjs 2850 P90 ISIS EXHIBIT "B" 1. Taxes and assessments for the year 2017 and subsequent years, which are not yet due and payable. 2. Any claim that any portion of the insured land is sovereign lands of the State of Florida, including submerged, filled or artificially exposed lands accreted to such land. 3. Any and all rights of the United States of America over artificially filled lands in what were formerly navigable waters, arising by reason of the United States of America's control over navigable waters in the interest of navigation and commerce, and any conditions contained in any permit authorizing the filling in of such areas. 4. AICU zoning exceptions as set forth in Resolution as to high hazard area recorded in Official Records Book 787, Page 234. 5. State Law under Chapter 76 -190 and Chapter 22F -8A2 of the Florida Administrative Code for Land Planning for the Florida Keys Area of Critical State Concern, as recorded in Official Records Book 668, Page 43. 6. Certificate from the Board of Trustees of the Internal Improvement Fund of the State of Florida recorded March 11, 2008 in Official Records Book 2349, Page 1651. 7. Certificate from the Board of Trustees of the Internal Improvement Fund of the State of Florida recorded in Official Records Book 2220, Page 869 and Certificate from The Trustees of the Internal Improvement Fund of the State of Florida recorded December 5, 1996 In Official Records Book 1433, Page 856. 8. Certificate from The Board of Trustees of the Internal Improvement Fund of the State of Florida recorded September 7, 2012 in Official Records Book 2587, Page 1724. 9. Resolution No. 302 -2007 recorded May 29, 2009 in Official Records Book 2415, Page 313. 10. Consent Order No. 2016- 88- CO -EXP between Rockland Operations, LLC and South Florida Water Management District recorded December 13, 2016 in Official Records Book 2830, Page 499. 11. Memorandum of Interdevelopment and Operating Agreement between Rockland Operations LLC and The Dickerson Group Inc. recorded January 17, 2017 in Official Records Book 2835, Page 371. 12. Deed of Conservation Easement Passive Recreational Uses to South Florida Water Management District recorded in Official Records. M014ROE COUNTY OFF ICIAL RECORDS 00087544 - v3 Day :p 2120098 04/25/2817 9:35AN1 Filed 8 Recorded in Official Records of MOIVROE COUNTY KEVIN MRDOK This instrument prepared by and after recording return to: Bryan Hawks SMITH HAWKS, PL�f > 138 Simonton Street �' 1 Key West, FL 33040 04;;!5/2017 9.35AM DECD DOC STAMP CL: Krys $28,497.00 Doca 2120098 B10 2850 Pga 1621 Alt Key No. 00120940- 000100 (For Recorders Use Only) SPECIAL WARRANTY DEED THIS SPECIAL WARRANTY DEED, dated as of April �D 2017, between TOPPING LAND TRUST, LLC, a Florida limited liability company, with an address of P.O. Box 787, Key West, Florida 33041 ( "Grantor ") and QUARRY PARTNERS, LLC, a Florida limited liability company, with an address at 3030 Hartley Road, Suite 310, Jacksonville, FL 32257 ( "Grantee "). Grantor, for and in consideration of the sum of $10.00 and other good and valuable consideration paid by Grantee, receipt of which is acknowledged, grants, bargains, sells and conveys to Grantee the land situate, lying and being in Monroe County, Florida, more particularly described on Exhibit "A" ( "Property "). TOGETHER WITH (i) any and all structures and improvements on the Property; (ii) all right, title, and interest, if any, of Grantor in any land lying in the bed of any street or highway, opened or proposed, in front of or adjoining the Property; and (iii) all easements, rights of way, privileges, licenses, appurtenances and other rights and benefits belonging to, running with the owner of, or in any way related to the Property. TO HAVE AND TO HOLD, the same in fee simple forever. SUBJECT TO: Taxes and assessments for the year 2017 and all subsequent years; all applicable governmental, zoning and land use ordinances, restrictions and prohibitions and other requirements imposed by governmental authority; and matters set forth Exhibit `B" (collectively, the "Permitted Exceptions "), all without intent to reimpose the same. AND Grantor covenants with Grantee that Grantor is lawfully seized of the Property in fee simple; that Grantor has good right and lawful authority to sell and convey the Property; that Grantor fully warrants the title to the Property and will defend the same against the lawful claims of others claiming by, through or under Grantor, except for claims arising from the Permitted Exceptions. U-1:13 2120098 B103 2350 Pg# 1622 Grantor has executed this Deed as of the date indicated above. Signed in the presence of: Witnes Print N Witness:_ Print Name: Pr. W Pr GRANTOR TOPPINO LAND TRUST, LLC, a Florida limited liability company By: Edward Toppino Family Ventures, LLLP, sole member By: Edward Toppino Family Ventures, LLC, general B Paul E. Toppino, Manager By: Rafidy W. Moore, Manager 2 STATE OF FLORIDA } ) SS: Ski 2850 1623 COUNTY OF MONROE ) Sworn to and subscribed before me this 'day of April, 2017, by Paul E. Toppino, as Manager of Edward Toppino Family Ventures, LLC, the general partner of Edward Toppino Family Ventures, LLLP, the sole member of TOPPINO LAND TRUST, LLC, a Florida limited liability company, on behalf of the company. He,)9Ds personally known to me or ❑ has produced as identification. —, a X ?1 3 * y TIFFANY NICOLE GARCIA MY COMUSSION # FF 033623 .= EXPIRES: July 7, 2017 Bondad Thru Fb OV Public U Kfervrcrtars Name: t Notary Pub ic, State f _ My Commission Expires: STATE OF FLORIDA } SS: COUNTY OF MONROE ) Sworn to and subscribed before me thisw , day of April, 2017, by Randy W. Moore, as Manager of Edward Toppino Family Ventures, LLC, the general partner of Edward Toppino Family Ventures, LLLP, the sole member ofTOPPINO LAND TRUST, LLC, a Florida limited liability company, on behalf of the company. He l"" perso y known t me or F] has produced as identification. Name. TIFFANYNICOLE MCIA MY COINMISSION # fF 033623 Not blic, e f EXPIRES: July 7, 2017 My Commission Expires: Banded ThN Notary Public Underwitrs 00, :H Z120098 Bk13 2 350 PqH 1624 EXHIBIT "A" LEGAL DESCRIPTION PARCEL 10: Part of Government Lot 1, Section 21, Township 67 South, Range 26 East on Big Coppitt Key, Monroe County, Florida, and being described as follows: COMMENCE at the Southwest corner of Block 9 of "GULFREST PARK PLAT NO. 2 ", according to the Plat thereof as recorded in Plat Book 4, Page 157, of the Public Records of Monroe County, Florida and, run thence North for a distance of 614.13 feet to the POINT OF BEGINNING of the parcel of land herein being described; thence run West for a distance of 300 feet to a point; thence run North for a distance of 1063 feet, more or less to a point on the North boundary line of T.I.I.F. Deed #24002; thence run East along the said North boundary line of said T.I.I.F. Deed #24002 for a distance of 100 feet to the North boundary line of said Government Lot 1; thence run Southeasterly along the North boundary line of said Government Lot 1 for a distance of 233 feet, more or less to the Northwest corner of the said Block 9; thence run South along the West boundary line of the said Block 9 for a distance of 942.78 feet back to the POINT OF BEGINNING. oar.# 212006 ekil 2850 p9a 1625 EXHIBIT "B" 1. Taxes and assessments for the year 2017 and subsequent years, which are not yet due and payable. 2. Any claim that any portion of the insured land is sovereign lands of the State of Florida, including submerged, filled or artificially exposed lands accreted to such land. 3. Any and all rights of the United States of America over artificially filled lands in what were formerly navigable waters, arising by reason of the United States of America's control over navigable waters in the interest of navigation and commerce, and any conditions contained in any permit authorizing the filling in of such areas. 4. AICU zoning exceptions as set forth in Resolution as to high hazard area recorded in Official Records Book 787, Page 234. 5. State Law under Chapter 76 -190 and Chapter 22F -8.02 of the Florida Administrative Code for Land Planning for the Florida Keys Area of Critical State Concern, as recorded in Official Records Book 668, Page 43. 6. Certificate from the Board of Trustees of the Internal Improvement Fund of the State of Florida recorded in Official Records Book 2220, Page 869 and Certificate from The Trustees of the Internal Improvement Fund of the State of Florida recorded December 5, 1996 In Official Records Book 1433, Page 856. 7. Certificate from The Board of Trustees of the Internal Improvement Fund of the State of Florida recorded September 7, 2012 in Official Records Book 2587, Page 1724. 8. Mineral reservations to The Trustees of the Internal Improvement Fund of the State of Florida Deed No. 24002 (1605 -44) recorded June 25, 1965 in Official Records Book 346, Page 580. The right of entry and exploration has been released pursuant to 270.11(b)FS. 9. Memorandum of Interdevelopment and Operating Agreement between Rockland Operations LLC and The Dickerson Group Inc. recorded January 17, 2017 in Official Records Book 2835, Page 371. M 014ROE COU14TY OFFICIAL RECORDS Filed 8 Rec ded @n2�ffZ0c official Records of Mt311ROC COUNTY I n MAaOK Prepared by and rCWM to SMITH HAWKS, PL��� 138 Simonton Street Key West, FL 33040 305 - 296 -7227 04/,'5/2017 9:35AM b99i1 DOC STAMP CL; Krys Oa :N 2120101 SkIl 2850 P981 1632 [Space Abovc This Line For Recording Quit Claim Deed $0.711) This Quit Claim Deed made this aC day of April, 2017 between EDWARD TOPPINO, SR., INDIVIDUALLY AND AS TRUSTEE OF THE EDWARD TOPPINO, SR. LAND TRUST DATED AUGUST 2, 2004, whose post office address is P.O. Box 787, Key West, 33040, grantor and QUARRY PARTNERS, LLC, a Florida limited liability company, whose post office address is 3030 Hartley Road, Suite 310, Jacksonville, FL 32257, grantee: (Whenever used herein the terms "grantor" and "grantee" include all the parties to this instrument and the heirs, legal representatives, and assigns of individuals, and the successors and assigns of corporations, trusts and trustees) Witnesseth, that said grantor, for and in consideration of the sum of TEN AND N01100 DOLLARS ($10.00) and other good and valuable considerations to said grantor in hand paid by said grantee, the receipt whereof is hereby acknowledged, has granted, bargained, and sold to the said grantee, and grantee's heirs and assigns forever, the following described land, situate, lying and being in Monroe County, Florida to -wit: PARCEL 10A: A portion of Section 21, Township 67 South, Range 26 East, on Big Coppitt Key, Monroe County, Florida, described as follows: BEGIN at the northwest corner of Block 9, GULFREST PARK PLAT No. 2, according to the Plat thereof, as recorded in Plat Book 4, Page 157, of the Public Records of Monroe County, Florida; thence Northwesterly along the north line of Government Lot 1 in said Section and the northerly line of lands described in Official Records Book 2237, Page 2259, of said Public Records, a distance of 233.35 feet to the north line of T.I.I.F. Deed #24002; thence East along said north line, 200.00 feet to the point of terminus of the Waterward Meander Line of July 1, 1975, as described in Official Records Book 2483, Page 950, of said Public Records; thence Southerly along the northerly prolongation of the west line of said Block 9, also being the northerly prolongation of the west line of T.I.I.F. Certificate #29509, a distance of 120.22 feet to the POINT OF BEGINNING. Together with all the tenements, hereditaments and appurtenances thereto belonging or in anywise appertaining. To Have and to Hold, the same in fee simple forever. 00087682 - v1 o 21201 13k1i 2,350 P9a 1633 In Witness Whereof, grantor has hereunto set grantor's hand and seal the day and year first above written. Signed in the presence of: Witnes; Print N Witnes; Print N STATE OF FLORIDA ) SS: COUNTY OF MONROE ) EDWARD TOP O, SR., INDIVIDUALLY AND AS TRUSTEE OF THE EDWARD TOPPING, SR. LAND TRUST DATED AUGUST 2, 2004 Sworn to and subscribed before me thi day of April, 2017, by EDWARD TOPPING, SR., INDIVIDUALLY AND AS TRUSTEE OF T PEEDWARD TOPPINO, SR. LAND TRUST DATED AUGUST 2, 2004, on behalf of the trust. He �s personally known to me or ❑ has produced as identification. ti , r er 71FFAmy NICOLE GARCIA z MY COMMISSION # FF 033623 EXPIRES: July 7.2017 bonded 1Tiu Notary PuLlk ik,derffltV3 mt Notary K blic , Sfaie o 512 c 1 • My Commission Ex WI0I4ROF- COUtfry 01i1=ICIAI. RkCORD5 00087682 - vi D,.:4 2120102 04/25/2017 9 :35API F tIONROE COUNTY 1 KE:VI14 MADOK cords of Prepared by and return to 0.412512017 9: 35AM DEED DOC STAFIP CL: Krys $0.710 SMITH HAWKS, PL Dalmq 2120102 138 Simonton Street Bk1! 2850 PqN 1634 Key West, FL 33040 305 -296 -7227 [Space Above This Line For Recording Data] Quit Claim Deed This Quit Claim Deed made thiPresS1,i`sP,.O. 1ay of April, 2017 between BRT 10, LLC, a Florida limited liability company, whose post office ad Box 787, Key West, 33040, grantor and QUARRY PARTNERS, LLC, a Florida limited liability company, whose post office address is 3030 Hartley Road, Suite 310, Jacksonville, FL 32257, grantee: (Whenever used herein the terms "grantor" and "grantee" include all the parties to this instrument and the heirs, legal representatives, and assigns of individuals, and the successors and assigns of corporations, trusts and trustees) Witnesseth, that said grantor, for and in consideration of the sum of TEN AND NO /100 DOLLARS ($10.00) and other good and valuable considerations to said grantor in hand paid by said grantee, the receipt whereof is hereby acknowledged, has granted, bargained, and sold to the said grantee, and grantee's heirs and assigns forever, the following described land, situate, lying and being in Monroe County, Florida to -wit: PARCEL 10A: A portion of Section 21, Township 67 South, Range 26 East, on Big Coppitt Key, Monroe County, Florida, described as follows: BEGIN at the northwest corner of Block 9, GULFREST PARK PLAT No. 2, according to the Plat thereof, as recorded in Plat Book 4, Page 157, of the Public Records of Monroe County, Florida; thence Northwesterly along the north line of Government Lot 1 in said Section and the northerly line of lands described in Official Records Book 2237, Page 2259, of said Public Records, a distance of 233.35 feet to the north line of T.I.I.F. Deed 424002; thence East along said north line, 200.00 feet to the point of terminus of the Waterward Meander Line of July 1, 1975, as described in Official Records Book 2483, Page 950, of said Public Records; thence Southerly along the northerly prolongation of the west line of said Block 9, also being the northerly prolongation of the west line of T.I.I.F. Certificate ##29509, a distance of 120.22 feet to the POINT OF BEGINNING. Together with all the tenements, hereditaments and appurtenances thereto belonging or in anywise appertaining. To Have and to Hold, the same in fee simple forever. 00087767 - 0 Do, :# 2120102 1835 skis 2$50 pgp In Witness Whereof, grantor has hereunto set grantor's hand and seal the day and year first above written. Signed in the presence of: Witnes Print N GRANTOR BRT 10, LLC, a Florida limited liability company By: Name: Richard J. To#pino Title: Manager By: Name75an Toppino, Sr. Title: Manager Witness:_ Print Name: STATE OF FLORIDA ) SS: COUNTY OF MONROE } N \,)-- Sworn to and subscribed before me this_ day of April, 2017, by Richard J. Toppino and Daniel Toppino, Sr., each as Manager of BRT 10, LLC, a Florida limited liability company , on behalf of the company. Each §,is personally known to me or [I has produced as identification. V TIFFANY NICOLE OARCIA 4% = MY COMMISSION k FF 033623 :{= EXPIRES: July 7, 2017 " ltf.S B9^dW Thor Notary Pubk U derwrhrs Narn Notary Pu lic, t to of My Commission Expires: M014ROE COUNTY OFFICIAL RECORDS 00087767 - v1 D*4:0 2120103 04/25/2017 9:35AN1 Fi.�itd a Recorded in Officiai Records Hof M014ROE COUNTY KEVIN MADOK 04;:'.5/2017 9:35AM DEEM DOC STAMP CL: Krys $0.710 Prepared by and return to Du 2120103 SMITH HAWKS, PL l3klt 2350 P9# 1636 � � `t, 138 Simonton Street Key West, FL 33040 305 - 29&7227 [Space Above This Line For Recording Data] Quit Claim Deed This Quit Claim Deed made thisCV day of April, 2017 between TOPPINO LAND TRUST, LLC, a Florida limited liability company, whose post office address is P.O. Box 787, Key West, 33040, grantor and QUARRY PARTNERS, LLC, a Florida limited liability company, whose post office address is 3030 Hartley Road, Suite 310, Jacksonville, FL 32257, grantee: (Whenever used herein the terms "grantor" and "grantee" include all the parties to this instrument and the heirs, legal representatives, and assigns of individuals, and the successors and assigns of corporations, trusts and trustees) Witnesseth, that said grantor, for and in consideration of the sum of TEN AND NO /100 DOLLARS ($10.00) and other good and valuable considerations to said grantor in hand paid by said grantee, the receipt whereof is hereby acknowledged, has granted, bargained, and sold to the said grantee, and grantee's heirs and assigns forever, the following described land, situate, lying and being in Monroe County, Florida to -wit: PARCEL 1OA: A portion of Section 21, Township 67 South, Range 26 East, on Big Coppitt Key, Monroe County, Florida, described as follows: BEGIN at the northwest corner of Block 9, GULFREST PARK PLAT No. 2, according to the Plat thereof, as recorded in Plat Book 4, Page 157, of the Public Records of Monroe County, Florida; thence Northwesterly along the north line of Government Lot 1 in said Section and the northerly line of lands described in Official Records Book 2237, Page 2259, of said Public Records, a distance of 233.35 feet to the north line of T.I.I.F. Deed #24002; thence East along said north line, 200.00 feet to the point of terminus of the Waterward Meander Line of July 1, 1975, as described in Official Records Book 2483, Page 950, of said Public Records; thence Southerly along the northerly prolongation of the west line of said Block 9, also being the northerly prolongation of the west line of T.I.I.F. Certificate #29509, a distance of 120.22 feet to the POINT OF BEGINNING. Together with all the tenements, hereditaments and appurtenances thereto belonging or in anywise appertaining. To Have and to Hold, the same in fee simple forever. 00087768 - 0 DOI -.0 212010 5kia 2850 pq# 1537 In Witness Whereof, grantor has hereunto set grantor's hand and seal the day and year first above written. Signed in the presence of: GRANTOR TOPPINO LAND TRUST, LLC, a Florida limited liability company By: Edward Toppino Family Ventures, LLLP, sole member By: Edward Toppino Family Ventures, LLC, general Witne Y Print Name: Paul E. Toppino, Manager Witness: Print Name: Witness By. Print Name: (R andy W. Moore, Manager Witness: Print Name: Y1 HO 00087768 - v] 2120103 Bkli 2350 Pgp 1638 STATE OF FLORIDA ) } SS: COUNTY OF MONROE ) Sworn to and subscribed before me this day of April, 2017, by Paul E. Toppino, as Manager of Edward Toppino Family Ventures, LLC, the general partner of Edward Toppino Family Ventures, LLLP, the sole member of TOPPINO LAND TRUST, LLC, a Florida limited liability company, on behalf of the company. He'5?js personally known to me or ❑ has produced as identification. I en , AO o TIFFANY NICOLE L ' - ``• Name: MY COMMISSION # ',r= EXPIRES: July 7 Notary P b ic, S > I[ l p, 'Bondee Thu Hotary Puhlia My Commission Expires: STATE OF FLORIDA ) SS: COUNTY OF MONROE ) Sworn to and subscribed before me thi Oday of April, 2017, by Randy W. Moore, as Manager of Edward Toppino Family Ventures, LLC, the general partner of Edward Toppino Family Ventures, LLLP, the sole member of TOPPINO LAND TRUST, LLC, a Florida limited liability company, on behalf of the company. He �'Kis personally known to me or ❑ has rr duced A as identification. lIl/] r1 TIFFANY NICOLE GARGIA MY COMMISSION # fF 033623 EXPIRES: July 7, 2047 '�' �'c Bonded Thru No tart' Pubk Underwriters My Commission Expires: M014ROE COUNTY ©F1=ICIAL RECORDS 00087768 - v MONROE COUNTY, FLORIDA PLANNING AND ENVIRONMENTAL RESOURCES DEPARTMENT {`.�. u31e: L •_4ti� �� i, r��Yf Disclosure of Interest Pursuant to Section 101 -6 of the Land Development Code, this form shall accompany land -use related applications. The intent is to disclose the identity of true parties in interest to the public, thereby enabling the public to ascertain which parties will potentially benefit. Any person or entity holding real property in the form of a partnership, limited partnership, corporation, assignment of interest, trust, option, assignment of beneficial or contractual interest, or any form of representative capacity whatsoever for others, except as otherwise provided, shall, during application submittal for a specified application types, make a public disclosure, in writing, under oath, and subject to the penalties prescribed for perjury. Exemptions to the requirements of this section include the beneficial interest which is represented by stock in corporations registered with the federal securities exchange commission or in corporations registered pursuant to Chapter 517, Florida Statutes, whose stock is for sale to the general public. This written disclosure shall be made to the planning director at the time of application. The disclosure information shall include the name and address of every person having a beneficial or contractual interest in the real property, however small or minimal. If the property is owned fee simple by an INDIVIDUAL, tenancy by the entirety, tenancy in common, or joint tenancy, list all parties with an ownership interest as well as the percentage of such interest. (Use additional sheets if necessary): Name and Address % of Ownership • If the property is owned by a CORPORATION, list the officers and stockholders and the percentage of stock owned by each. (Use additional sheets if necessary): Name and Address % of Ownership Page 1 of 2 0 3,20 13 • If the property is in the name of a TRUSTEE, list the beneficiaries of the trust with the percentage of interest. (Use additional sheets if necessary): Name and Address % of Ownership fi Jn the case of a trust, the tour largest beneficiaries must also sign the affidavit. If the property is in the name of a GENERAL or LIMITED PARTNERSHIP, list the name of the general and/or limited partners. (Use additional sheets if necessary): Name and Address % of Ownershi Quarry Partners, LLC (Lirnited Partner) 3030 Hartley Roa Suite 310, Jackson FL 32 257 Quarry Partners GP, LLC (General Partner) 3030 Hartley Road, Suite 310, Jacksonville, FL 32257 99.99% 0.01% If there is a CONTRACT FOR PURCHASE, with an individual or individuals, a Corporation, Trustee, or a Partnership, list the names of the contract purchasers below, including the officers, stockholders, beneficiaries, or partners. (Use additional sheets if necessary): Name and Address % of Ownershi fi F provide date of contract • If any contingency clause or contract terms involve additional panics, list all individuals or officers, if a corporation, partnership, or trust. (Use additional sheets if necessary): Name and Address By signing this form, the signer certifies that he or she is a person who is familiar with the information contained in the form, and that to the best of his or her knowledge such information is true, complete and accurate. Printed Name / Signature of Person Completing Form: Jason o. Floyd State of Florida, County of Duval V The lbregoh3 instrument was acknowledged before me this day of �hI1C .2017 T _ , by �pBd_ He /she is personally known to me or has produced as identification. 1 Notary Public My Commission Expi GI "�' REBECCA L WHITE My COMMISSION 0 FFS74384 Page 2 of 2 ta00 � setrisa FMr�aan Packet Pg. 2$7$ as �a �s �s E CL 0 a� �a as CL TAB 3 - CURRENT PROPERTY RECORD CARD 2 LL E 00085987 - v1 : gPublic.net'" Monroe County, FL Summary Parcel ID Account # Property ID Millage Group Location Address 00120940- 000100 8571011 8571011 1006 VACANT LAND, BIG COPPITT KEY Legal 2167 26 BIG COPPITT KEY PT GOVT LT 1(7.63AC) OR790 -1203 OR790- 1208/1210 OR1969- 2038/39 OR1884- 1226/30T/C OR2220- 869 /870(CERT) Description OR2070-605/07 OR2237-57/2258 OR2237-2259/60 OR2349-1651/1653 (CERT) OR2471-275/77 OR2483-950152 OR2665-789/92 OR2665-796/799 OR2665- 800/02 OR2831- 1257/59 OR2B50- 1621/25 O R2850- 1632/33 OR2850- 1634/35 OR2850- 1636/38 (Note: Not to be used on legal documents) Neighborhood 10050 Property COMMERCIAL (1000) Class Subdivision Sec/Twp /Rng 21/67/26 Affordable No Housing Owner QUARRY PARTNERS LLC 3030 Hartley RD Ste 310 Jacksonville FL 32257 Valuation 2016 2015 2014 2013 • Market Improvement Value $0 $0 $0 $O • MarketMiscValue $20,611 $18,905 $7,478 $4,526 • Market Land Value $1,317,402 $922,181 $922,181 $161,845 = Just Market Value $1,338,013 $941,086 $929,659 $166,371 = Total Assessed Value $1,035,194 $941,086 $929,659 $166,371 School Exempt Value $0 $0 $0 $0 = School Taxable Value $1,338,013 $941,086 $929,659 $166,371 Land Land Use Number of Units Unit Type Frontage Depth COMMERCIAL WATERFRON(1MOW) 4 -88 Acreage 0 0 ENVIRONMENTALLY SENS (OOOX) 2,48 Acreage 0 0 Yard Items Description Year Built Roll Year Quantity Units Grade CH LINK FENCE 2007 2008 1 11160SF 2 Sales Sale Date Sale Price Instrument Instrument Number Deed Book Deed Page Sale Qualification Vacant or Improved 4/20/2017 $100 Quit Claim Deed 2120101 2850 1632 11- Unqualified Improved 4/20/2017 $4,071,000 Warranty Deed 2120098 2850 1621 99- Unqualified Improved 4/20/2017 $100 Quit Claim Deed 2120102 2850 1634 11- Unqualified Improved 4/20/2017 $0 Quit Claim Deed 2120103 2850 1636 11- Unqualified Improved 12/20/2016 $100 Quit Claim Deed 2104014 2831 1257 11- Unqualified Improved 12/30/2013 $100 Warranty Deed 2665 789 11- Unqualified Vacant 12/30/2013 $100 Warranty Deed 2665 800 11- Unqualified Vacant 6/1/1979 $40,700 Warranty Deed 790 1203 Q - Qualified Vacant Permits Number 0 Date Issued 4 Date Completed 4 Amount 4 Permit Type : Notes 0 07101172 4/12/2007 $20,000 Commercial INSTALL 3000 LF OF 6 FT HIGH CHAIN LINK FENCE No data available for the following modules: Buildings, Commercial Buildings, Mobile Home Buildings, Exemptions, Sketches (click to enlarge), Photos. q9 d9 d8 >1Fd d8 E CL O QJ CD cta QJ The Monroe County Property Appraiser's office maintains data on property within the County solely for the purpose of fulfi Iling its responsibility to secure a just valuation for ad valorem tax purposes of all property within the County. The Monroe County Property Appraiser's office can not guarantee its accuracy for any other purpose. Likewise, data provided regarding one tax year may not be applicable in prior or subsequent years. By requesting such data, you hereby understand and agree that the Last Data Upload: 5/2/2017 1 :57:05 AM 4- Schneider Developed by The Schneider Corporation q9 d9 d8 �d d8 E CL 0 QJ cta 4d CL I U- Q� E Q - gPublic.net`° Monroe County, FL Summary Parcel ID 00120940- 000201 Account # Property ID 9104109 MillageGroup 100B Location VACANT LAND, BIG COPPITf KEY Address Legal BIG COPPITT KEY PT GOVT LT1216725 AND PT GOVT LT1216726IPARCEL9 )OR790- 1208/ 10OR1884- 1226/30OR2665- 789/92OR2665- 796/99 Description OR 2665- 800 / 02 OR 2821- 1255/56082833- B43/44OR2833- 847/ 48OR2833 .858/59OR2850- 1592/94OR2850- 1599/03 (Note: Not to be used on legal documents) Neighborhood 10050 Property COMMERCIAL (1000) Class Subdivision Sec/Twp /Rng 21/67/26 Affordable No Housing Owner QUARRY PARTNERS LLC 3030 Hartley RD Ste 310 Jacksonville FL 32257 Land Land Use Number of Units Unit Type Frontage Depth COMMERCIALWATERFRON(1MOW) 4.65 Acreage 0 0 ENVIRONM ENTALLY SENS (OOOX) 2.27 Acreage 0 0 Sales Sale Date Sale Price Instrument Instrument Number Deed Book Deed Page Sale Qualification Vacant or Improved 4/2012017 $100 Warranty Deed 2120091 2850 1592 it - Unqualified Improved 4/20/2017 $4,600,000 Warranty Deed 2120094 2850 1599 99- Unqualified Improved 1/3/2017 $100 Quit Claim Deed 2105308 2833 847 30 - Unqualified improved 1/3/2017 $100 Quit Claim Deed 2105312 2833 858 30- Unqualified Improved 1/3/2017 $100 Quit Claim Deed 2105306 2833 843 30- Unqualified Improved 12/20/2016 $100 Quit Claim Deed 2104013 2631 1255 11- Unqualified Improved No data available for the following modules: Valuation, Buildings, Commercial Buildings, Mobile Home Buildings, Yard Items, Exemptions, Permits, Sketches (click to enlarge), Photos. The Monroe County Property Appraiser's office maintains data on property within the County solely for the purpose of fulfilling its responsibility to for 4-1 secure a just valuation ad valorem tax purposes of all property within the County. The Monroe County Property office cannot guarantee its accuracy for any other purpose. Likewise, data provided regarding one tax year may not be applicable Schneider in prior or subsequent years. By requesting such data, you hereby understand and agree that the Developed by Last Data Upload: 6/2/20171:57:05 AM The Schneider Corporation Ank gPublic.net Monroe County, FL Summary Parcel ID 00120940- 000302 Account # Property ID 9104108 MillageGroup 100B Location VACANT LAND, BIG COPPITT KEY Address Legal 2167 26 BIG COPPITT KEY PARCEL OF LAND ADJ TO LANDS IN TIIF DEED 24002 IN GOVT LT 1(7.37AC)(PARCEL 11) 0R2220- 869/7O(CERT) OR2349- Description 1651 /53(CERT) OR2471- 275/77 OR2483. 950/52 OR2665- 787/88 OR2665- 796 /99 OR2831- 1252/54OR2833- 840/42 OR2833- 845/46A OR2833- 855/57 082850- 1599/03 OR2850- 1615/17 (Note: Not to be used on legal documents) Neighborhood 10050 Property COMMERCIAL 11000) Class Subdivision SecJTwp /Rng 21/67/26 Affordable No Housing Owner QUARRY PARTNERS LLC 3030 Hartley RD Ste 310 Jacksonville FL 32257 Land Land Use NumberofUnits Unit Type Frontage Depth COMMERCIAL WATERFRON (1MOW) 5.43 Acreage 0 0 ENVIRONMENTALLY SENS (OOOX) 1.94 Acreage 0 0 Sales to. secure a just valuation ad valorem tax purposes of all property within the County. The Monroe County Property Appraiser's office cannot guarantee its accuracy for any other purpose. Likewise, data provided regarding one tax year may not be applicable Sc"der in prior or subsequent years. By requesting such data, you hereby understand and agree that the Developed by Sale Date Sale Price Instrument Instrument Number Deed Book Deed Page Sale Qualification Vacant or Improved 4/20/2017 $4,600,GOO Warranty Deed 2120094 2850 1599 99- Unqualified Improved 4/20/2017 $529,000 Warranty Deed 2120096 2850 1615 99- Unqualified Improved 1/3/2017 $100 Quit Claim Deed 2105311 2833 855 30- Unqualified Improved 1/3/2017 $300 Quit Claim Deed 2105307 2833 845 30- Unqualified Improved 1/3/2017 $100 Quit Claim Deed 2105305 2833 840 30 - Unqualified Improved 12/20/2016 $100 Quit Claim Deed 2104012 2831 1252 11- Unqualified Improved No data available for the following modules: Valuation, Buildings, Commercial Buildings, Mobile Home Buildings, Yard Items, Exemptions, Permits, Sketches (click to enlarge), Photos. q9 q9 q8 �d E CL O QJ CD cta QJ CL The Monroe County Property Appraiser's office maintains data on property within the County solely for the purpose of fulfilling its responsibility to for to. secure a just valuation ad valorem tax purposes of all property within the County. The Monroe County Property Appraiser's office cannot guarantee its accuracy for any other purpose. Likewise, data provided regarding one tax year may not be applicable Sc"der in prior or subsequent years. By requesting such data, you hereby understand and agree that the Developed by Last Data Upload: 6/2/2017 1:57:05 AM The Schneider Corporation as �a �s �s E CL 0 a� �a as CL TAB 4 - LOCATION MAP 2 LL E 00085987 - vl O.1.k d E d d L m d E a O d d L d L a a L L J / V d LL d E V a 00089790 - vl Packet Pg. 2885 as �a �s �s E CL 0 a� CD �a as CL TAB 5 - PHOTOGRAPHS OF SITE 2 LL E 00085987 - v1 0.1.k i l d E d d L Cm m d E Q O d d L d L a a L L J Packet Pg. 2887 0.1.k Packet Pg. 2888 O.1.k d E d d E CL 0 CY X d d L G am` �, . 1 y. ,w;'.^.. : ♦ r 'Tt '�4 + " .A� * , 1 01 a Packet Pg. 2889 O.1.k d E d d L Cm m d E Q O d d L d L a a L L J Packet Pg. 2890 O.1.k .r d E d L CD m d E Q O d d L d L a a L L J Packet Pg. 2891 ..I � G® gle Earth feet 3000 meters 9 00 as �a �s �s E CL 0 a� CD �a as CL TAB 6 - SIGNED AND SEALED BOUNDARY SURVEYS 2 LL E 00085987 -v1 5AH3Wg FOR: LAND DESCRIPTION: PARCEL R. I Wv«mlen! 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IblBf r.. m1y(e vi 6]2719' and m o't d 4551 krt A la n tzrga't b+w nrr:<e N 84�y ]J W > dmg µ ar l J ��arrt M. la�c58 Z. M R 6Eli 1M 1.1 m Tdm ImatYnfM, P _" m E I t¢ be wtr�dn a gwlan4d :a maq A ado pv.•s Ivrn <arcanMC ow 1- hen m:vMa Mqi` d W'ma ++Ad -N-avy Nr W natl Bvr:ablw Errre wtl !¢ ed.F'ala of 169 of rrw deaoBetl ne EdMI A :-maed h D( &u Nemas BwF !mss Pap 1£76, al a Rw Nwwu G�enlY, Flwfda 5vd n — p wea9 In i«1M !1, rpmdlb C] & P ,FI n Eest. D;g CMPRf KI, 'Inman L ty,, n1W1 M� II Attachment: File Development Agreement Application (Quarry Partners development agreement) AII EATA&IIwY s PARUM9.16, 11 14N.9yw.A 16.w6mn SWYEPLf9 -�A51 w.IL A.13Aaav ]65wW 21.11, EaK� P LyaM MM: 20{;.39 M, eem Sdnntrged 4x¢ 1Q:•.080 eG1l .. 5n6 41'rxa Irex w3.M aP. n 7.M aou I_ �� 19 ".,915 sa IE S.4P9 yu<r n3,WU w. 1:616 veee ha tacee A. _ 10E.eT8 a:. ft. ?WS nrn Loma L «', 1202. a4. 11 E 2 cnrm 6eb 1-gM Arty II /A rwwa wraa: v -o-22 q n N.}6 nee: Ldm:d bw. 458 1 q R 5.64] avw 5Wm «gatl Wren' 2 144]1 q. 6 1. ]98 ¢nw _ub cmx Arw, ]26219 s9. 0. 1.151 aana 3oRYEYDR"d RR'ORT: FeeedmMrr �N ShM � e�N N mmme rot MY 1� clhrd l f4rrnbr:e Nrtl •na w1¢M rv:ud eea :1 a Ftordn rerslrrsx Sunyw rd Happd' rns a Y my+ ¢° rpr vI;.J,g valy 4 pen:9ltM ahhm.l mlltn cmMal of tM1e algrnR poly 1 tt,e P SrIY soon, heave rs whyc< b aywr•e1tL nw*ald, ememenit, 2atfiveme ma elite maltm rwefa'.red A IM IAIa [dn Ymwt ieeuea by Chkay Tine vumra•n CmiPa'Y. Trtla iummkmv! Na 5118996, _.I F.K 21, -1 v.1 1x99 PY I— M,d 19, .1 yteaNm H), w �ePV<0 br SmkF Hann. II el We. Whore np: II IM.. Inebwmwh are Now• m tM ISFley ?rPa - IIIARY 6 Anre I. fi+c d'4 nW rnev<6 Me P+N:c — Iv wwmnlW rlytl -pi -way, pwmrthlp r alh« ir.Nwnenla cl recrd. 1. ?M IaM rM.,r Irerem k N nara:.d viler the TN]e Cammnmen< +. Nv <eKe'yw.Wd Ir #me -.entt .era iorat� S.� arasrvmea a lF whelh« m Pe IM Pnwn mnwrty b 1k4 PmnadY auMxry.E :mea 5. Boh9e atan+ Mrtm ae releenux la Gld FPHR Mx5 m th 6N Mj4e1mm1 et Ue Nn!e AmmLm Oolvn of 1991 (RR9 FS /901 Lmdawpv 3YItFm (rmv^vew tf« «I Pro Y i 2vw � w a f }d- : WeMa3 IRAX) fra i wnxy a%M ' iced to 1 e6�t3Mtr .Nntte :ard CemePe N rt >tlan 'dI2 M9. E 1>p91 (P Awdnx) m mrw].d m `he av4 m aY @. 2CIl 6Kh o weY- mevnmlM an-dte was W bwr:rgs S- +n awt Ire >f 9Mk 9. uNLFWEBi Phw F,AT JIo- ], ne✓nc a wvFa o' S 91] 9P''N ErydpmeA YW al 6pS A «aF.«a R6 ¢ISi iuNl NuMflr 4 82)r18133 +6251114411 S 452811'R}). b1 w �.. I r1m,b1. pa„aalw 91r .. v«Kk� I61 IRe7 ms netwea >•e ratlewry a ere anode le embd aeapa 11 uy9 E REM' uW�.�ea N �P4b� F- 4]I]Y }4 uq+ .Y 6se k e4wd tmw 4L (F1 491, W (EL I27, tc 14) 6 W (E I5). I;amravlIy FaMI Na. 124122 1331 K. .. mm Me ¢bpu t' - SW FEVn Iluutl Murmce Reb Yap 5. E'war:GM exaen xan ee M t4Y aN o¢wd an M NeiA Ame,w' CIA- a 1388 (n61t1 a!nRl) S. la ewer! a w IS le NL39 �, arv1 Mgy ra ooir (+)I.x het In IM a1 IISI. emserdrr tnnr .w a<rvea rrv.n mn w;< ryla dwel Na IM -S -k , • 912 4434 € 1vu IF 19 I-E9) 9*g Na direct SSM W wuc. n0 ENrGMnvrn 9- a.Plvs NaEwnv ['rneel cvn<m lyu:l 'Y 271'. PAA. 061P1(E3auaNPn OLN heL FAw 1x66) ore '6z2 I- E L". Ft A FIIII IB<.ater -ra.e3 1e.,•,.1`1158!. rl. fik k -w a ttiew hFn¢ Ndr 3u'.rp ine xrtvna Nmd.r o r K 1 Raw IWh Wales 1ne n an>m x•A.m F pr ve racargea ¢oamrnn, a atom. M Intel al -nls Stymy s m be urea hr lA]115 +5 L-1 I:11e pmpaux ]hk mq+ ]e M1vn.M la :4 Sr¢aayed al o mde et I:dW ('� •vl'} a ambler 14. LFi� N meaFxemen: m 1 F 1. . N.5 � 1 ceel r o 1.- ete M1 Wet idenlANd Mlpraa b <++rreY W«x 8dtl I. meawntl o nwtranld rasR.rcx 'acy n' M.'If n. -I- m ^A'^rvbaa a . - fed m«-nned m NES eM n ywPa annex :A BYakNx d16mn (mew and 4 1M kgwd T., Ford beet ` elagwd M clad, TAe>e 'r.- Mee de n. balled N IM -1, N Ma fish b<oEbr and m xt .yrwmt Ehx n F n rhue :r sfu of IM •Mb.n 15. h Ne petty el , , the F+;wra, Aa ahae^,w pa e.iaxee pl rem! ea�.p mFdrq avk bdKKag eualrvGtln v 1W6, vddIwoe 15 1l. The S.nw"Nr hw IN d dw9n ,n rlgabl -ear Y,ea end 1Nra ra w nearv�i Mden<e e! re^arl abeat m NtlarNi :avW:tNn s repan IS m. PaGe+4' aq re u s n r m4•Kd nl red meRrva Re tlNwecled MMad6 I. 2E. ]I1s%1H1 .d rieUmb dFY}wted hereonme bvxsd IM acal M a w fl9• a wed br ate Ter wxr dmvkea, Ind, I2n1 Crete 9'¢Wrar3 S1waRaal KvY. RaaP ]wag rws) 3x1 -42m i' R: :aa1NGYImd ek5vae LM1+m m rhleel. !v T+s+r end /r reWfere by Swtn FlMw Ware IlarvoynMl pdbxl ood /a Flxka Ewvlmml al awa.mentd FpleRam. L" 4ti Ialbn lwmd', A'W = M arsldlalb f +pa13N Vu S2ureJ: RLTA -. amar and 11. -.1-: FPP - mppresxnvlu BttIC' II Cut -1.. 1.1-1 d = LanNN 4 „da M - C-I P - Pr Owk E.B.. Oesi Paxk Et. Fleealla, F{E Encrawhnm•; e E - Edy vl YAler, MT _ =ma0mt; Z b. = -ft.- I.P -Iran P'.1 -Ian ReG r Wxrkrsm�wMwn x/rt9 . Rm8 M YNM m Nyy Wnta Lnv Xs 1 4eww IP'= ; Y.0 R. - Yo-r¢e tall[t'' R «oils, tLRO = ea u6S = nlvliwH gxdvtk 9vruF NL` -° v Gevdvtk « I; I. E. - Na. = Auwxr M9; a NRtiaa ,aN ty al hoheaaM SN^ewe, dM.B. 61 as Rearm Bw1:. 9/5 - Cflxt , F F - Fa Xm 0 Rol: .B. _ Rat 9M P44 y. , Pogn(a1: 11D. - P' 1 tdanr8v PL - Pr. >ksekrrr Lpr!d 1 1- P e! Ewlw.r5, PO S - p.S,t a1 6 1 as.+KnoRMat P C. a oYrl N , mbotkn: aS Veobwbd ;ar k V- = A;du,x 1 1 . 11kh{ - l Wax SF = Spvae I s6A! ifo:xN wcxr larvge..M.nl [n6 1T6 r vas y ero 4faml Mmraannanl Trvsl iaM of IM 1RAY. PT . Iravree Y'.:nr W/ � WF: F1iAl - 1WN LwxYars Eqa CERTIFICATION: le +Hera. 11 " Emcee+, C<F ?, 51*.Xn lKnr:... N., mt `a.rms 4Ymxr 10- Waatr Mehfr A lAlNrsw, PA TNS 6 TO MPM IMt tN6 I q x Pdt -I lee S-, n 01kh It h bored Here mea: a w.udv 1 Rp *-- Ie 1LI*_ Lard PIN SrreSa, Wray entaA6Aee and cdaclM o1 ItTA mtd W% aril d<NVdm Ila+•a1. 2M3. 4. Y¢Ade a 1 Ma13. 1 6, 1 end 16 el S- A Ueamr the Mle eeM nee ewwietm m .b1uP'y :6. X(11 0 ibr:eo N«p.mvare xa SSM LF Nn. 1 ALTA I NSPS LAND TITLE SURVEY „:Rea_ V739 w PARCELS 9, 10, 10A R 17A TOPPINOPR E5 w1E B1re5rzB -r KE Ds� eo�ITT xEr e.h 117 "Ell 9r SA M. 7.14 711 Lev. XII c sI 71. TOriHSHP' u SCUTN. MIKE 26 E15T 1 9ze .. NCAHOE C.OUNtY. FLIAUNA 1 4 Attachment: File Development Agreement Application (Quarry Partners development agreement) AII EATA&IIwY s PARUM9.16, 11 14N.9yw.A 16.w6mn SWYEPLf9 -�A51 w.IL A.13Aaav ]65wW 21.11, EaK� P LyaM MM: 20{;.39 M, eem Sdnntrged 4x¢ 1Q:•.080 eG1l .. 5n6 41'rxa Irex w3.M aP. n 7.M aou I_ �� 19 ".,915 sa IE S.4P9 yu<r n3,WU w. 1:616 veee ha tacee A. _ 10E.eT8 a:. ft. ?WS nrn Loma L «', 1202. a4. 11 E 2 cnrm 6eb 1-gM Arty II /A rwwa wraa: v -o-22 q n N.}6 nee: Ldm:d bw. 458 1 q R 5.64] avw 5Wm «gatl Wren' 2 144]1 q. 6 1. ]98 ¢nw _ub cmx Arw, ]26219 s9. 0. 1.151 aana 3oRYEYDR"d RR'ORT: FeeedmMrr �N ShM � e�N N mmme rot MY 1� clhrd l f4rrnbr:e Nrtl •na w1¢M rv:ud eea :1 a Ftordn rerslrrsx Sunyw rd Happd' rns a Y my+ ¢° rpr vI;.J,g valy 4 pen:9ltM ahhm.l mlltn cmMal of tM1e algrnR poly 1 tt,e P SrIY soon, heave rs whyc< b aywr•e1tL nw*ald, ememenit, 2atfiveme ma elite maltm rwefa'.red A IM IAIa [dn Ymwt ieeuea by Chkay Tine vumra•n CmiPa'Y. Trtla iummkmv! Na 5118996, _.I F.K 21, -1 v.1 1x99 PY I— M,d 19, .1 yteaNm H), w �ePV<0 br SmkF Hann. II el We. Whore np: II IM.. Inebwmwh are Now• m tM ISFley ?rPa - IIIARY 6 Anre I. fi+c d'4 nW rnev<6 Me P+N:c — Iv wwmnlW rlytl -pi -way, pwmrthlp r alh« ir.Nwnenla cl recrd. 1. ?M IaM rM.,r Irerem k N nara:.d viler the TN]e Cammnmen< +. Nv <eKe'yw.Wd Ir #me -.entt .era iorat� S.� arasrvmea a lF whelh« m Pe IM Pnwn mnwrty b 1k4 PmnadY auMxry.E :mea 5. Boh9e atan+ Mrtm ae releenux la Gld FPHR Mx5 m th 6N Mj4e1mm1 et Ue Nn!e AmmLm Oolvn of 1991 (RR9 FS /901 Lmdawpv 3YItFm (rmv^vew tf« «I Pro Y i 2vw � w a f }d- : WeMa3 IRAX) fra i wnxy a%M ' iced to 1 e6�t3Mtr .Nntte :ard CemePe N rt >tlan 'dI2 M9. E 1>p91 (P Awdnx) m mrw].d m `he av4 m aY @. 2CIl 6Kh o weY- mevnmlM an-dte was W bwr:rgs S- +n awt Ire >f 9Mk 9. uNLFWEBi Phw F,AT JIo- ], ne✓nc a wvFa o' S 91] 9P''N ErydpmeA YW al 6pS A «aF.«a R6 ¢ISi iuNl NuMflr 4 82)r18133 +6251114411 S 452811'R}). b1 w �.. I r1m,b1. pa„aalw 91r .. v«Kk� I61 IRe7 ms netwea >•e ratlewry a ere anode le embd aeapa 11 uy9 E REM' uW�.�ea N �P4b� F- 4]I]Y }4 uq+ .Y 6se k e4wd tmw 4L (F1 491, W (EL I27, tc 14) 6 W (E I5). I;amravlIy FaMI Na. 124122 1331 K. .. mm Me ¢bpu t' - SW FEVn Iluutl Murmce Reb Yap 5. E'war:GM exaen xan ee M t4Y aN o¢wd an M NeiA Ame,w' CIA- a 1388 (n61t1 a!nRl) S. la ewer! a w IS le NL39 �, arv1 Mgy ra ooir (+)I.x het In IM a1 IISI. emserdrr tnnr .w a<rvea rrv.n mn w;< ryla dwel Na IM -S -k , • 912 4434 € 1vu IF 19 I-E9) 9*g Na direct SSM W wuc. n0 ENrGMnvrn 9- a.Plvs NaEwnv ['rneel cvn<m lyu:l 'Y 271'. PAA. 061P1(E3auaNPn OLN heL FAw 1x66) ore '6z2 I- E L". Ft A FIIII IB<.ater -ra.e3 1e.,•,.1`1158!. rl. fik k -w a ttiew hFn¢ Ndr 3u'.rp ine xrtvna Nmd.r o r K 1 Raw IWh Wales 1ne n an>m x•A.m F pr ve racargea ¢oamrnn, a atom. M Intel al -nls Stymy s m be urea hr lA]115 +5 L-1 I:11e pmpaux ]hk mq+ ]e M1vn.M la :4 Sr¢aayed al o mde et I:dW ('� •vl'} a ambler 14. LFi� N meaFxemen: m 1 F 1. . N.5 � 1 ceel r o 1.- ete M1 Wet idenlANd Mlpraa b <++rreY W«x 8dtl I. meawntl o nwtranld rasR.rcx 'acy n' M.'If n. -I- m ^A'^rvbaa a . - fed m«-nned m NES eM n ywPa annex :A BYakNx d16mn (mew and 4 1M kgwd T., Ford beet ` elagwd M clad, TAe>e 'r.- Mee de n. balled N IM -1, N Ma fish b<oEbr and m xt .yrwmt Ehx n F n rhue :r sfu of IM •Mb.n 15. h Ne petty el , , the F+;wra, Aa ahae^,w pa e.iaxee pl rem! ea�.p mFdrq avk bdKKag eualrvGtln v 1W6, vddIwoe 15 1l. The S.nw"Nr hw IN d dw9n ,n rlgabl -ear Y,ea end 1Nra ra w nearv�i Mden<e e! re^arl abeat m NtlarNi :avW:tNn s repan IS m. PaGe+4' aq re u s n r m4•Kd nl red meRrva Re tlNwecled MMad6 I. 2E. ]I1s%1H1 .d rieUmb dFY}wted hereonme bvxsd IM acal M a w fl9• a wed br ate Ter wxr dmvkea, Ind, I2n1 Crete 9'¢Wrar3 S1waRaal KvY. RaaP ]wag rws) 3x1 -42m i' R: :aa1NGYImd ek5vae LM1+m m rhleel. !v T+s+r end /r reWfere by Swtn FlMw Ware IlarvoynMl pdbxl ood /a Flxka Ewvlmml al awa.mentd FpleRam. L" 4ti Ialbn lwmd', A'W = M arsldlalb f +pa13N Vu S2ureJ: RLTA -. amar and 11. -.1-: FPP - mppresxnvlu BttIC' II Cut -1.. 1.1-1 d = LanNN 4 „da M - C-I P - Pr Owk E.B.. Oesi Paxk Et. Fleealla, F{E Encrawhnm•; e E - Edy vl YAler, MT _ =ma0mt; Z b. = -ft.- I.P -Iran P'.1 -Ian ReG r Wxrkrsm�wMwn x/rt9 . Rm8 M YNM m Nyy Wnta Lnv Xs 1 4eww IP'= ; Y.0 R. - Yo-r¢e tall[t'' R «oils, tLRO = ea u6S = nlvliwH gxdvtk 9vruF NL` -° v Gevdvtk « I; I. E. - Na. = Auwxr M9; a NRtiaa ,aN ty al hoheaaM SN^ewe, dM.B. 61 as Rearm Bw1:. 9/5 - Cflxt , F F - Fa Xm 0 Rol: .B. _ Rat 9M P44 y. , Pogn(a1: 11D. - P' 1 tdanr8v PL - Pr. >ksekrrr Lpr!d 1 1- P e! Ewlw.r5, PO S - p.S,t a1 6 1 as.+KnoRMat P C. a oYrl N , mbotkn: aS Veobwbd ;ar k V- = A;du,x 1 1 . 11kh{ - l Wax SF = Spvae I s6A! ifo:xN wcxr larvge..M.nl [n6 1T6 r vas y ero 4faml Mmraannanl Trvsl iaM of IM 1RAY. PT . Iravree Y'.:nr W/ � WF: F1iAl - 1WN LwxYars Eqa CERTIFICATION: le +Hera. 11 " Emcee+, C<F ?, 51*.Xn lKnr:... N., mt `a.rms 4Ymxr 10- Waatr Mehfr A lAlNrsw, PA TNS 6 TO MPM IMt tN6 I q x Pdt -I lee S-, n 01kh It h bored Here mea: a w.udv 1 Rp *-- Ie 1LI*_ Lard PIN SrreSa, Wray entaA6Aee and cdaclM o1 ItTA mtd W% aril d<NVdm Ila+•a1. 2M3. 4. Y¢Ade a 1 Ma13. 1 6, 1 end 16 el S- A Ueamr the Mle eeM nee ewwietm m .b1uP'y :6. X(11 0 ALTA i NSPS LAND TITLE SURVEY TOPPING PROPERTY - Big Coppitt Key "PARCELS 9, 1 0, 1 OA, 11 & 12A" NCR iN W� .. 33T E {0.) 100&43 (DM) Mr;IO (' N M.) )WIDT (Dmb) CEL (� &F 17 M& "PARCEL 10' OX6 878 S F. 1 7.645 ACRES) M (P N 00 CD Pb� p S Winn w N.) 614.13' {6w wlyle w (w) "z 79 =5%v w oft) A Nr X 3p 1L — -- — -- - -- - -- - -- - -- p! Y/ i k w WITHOUT SHEETS I-4 ALTA I NSPS LAND 1TrLE SURVEY Ass AVIROM &ASSOCIATES, INC. H z:: SURVEYING & MAPPING PARCELS 9, 10, 10A, 11 & 12A WSW AVENUE SUITE 102. DOCA RA TOPPINO PROPERTIES 7 T'W 7EL INI) n24�, F�(M}M-M5 BIG G(WP'Tr KEY &2j 7 —A�-SURVEY— -------------- 7_ Attachment: File Development Agreement Application (Quarry Partners development agreement) 0 w- WITHOUT SHEETS I-4 ALTA I NSPS LAND 1TrLE SURVEY Ass AVIROM &ASSOCIATES, INC. H z:: SURVEYING & MAPPING PARCELS 9, 10, 10A, 11 & 12A WSW AVENUE SUITE 102. DOCA RA TOPPINO PROPERTIES 7 T'W 7EL INI) n24�, F�(M}M-M5 BIG G(WP'Tr KEY &2j 7 —A�-SURVEY— -------------- 7_ Attachment: File Development Agreement Application (Quarry Partners development agreement) 0 ALTA 1 NSPS LAND TITLE SURVEY TOPPINO PROPEWIT - Big Coppitt Key r,E� "PARCELS :9 10 10A I 1 & 12A" "PARCEL 9" � Wm¢,2xan lx.oaErowa, I.•• - .., 2 I p, r I �8 rco a,xw.wn 'm Muenll 1 I� �� 6 - l .n I I xaro rll PoT� sr ,pg g -a s / - o-yrrFra• .- rA"""` a I ' L.5S51 _ w,n,e• t • L MW E']9.YY � a SYMB�O�L �GENO' 1 A- 21f,]5' 4 _ ��_ reri v _'._ _'- o uJ l i " I M1 n ,n..an ___ � -� ° ' r " r�"mir' I -- . < -- "...,.." svuexa,woa . / - _ •, ,. N.as,.a7 a" I r + + '^•••, .:r weE.re,•W v"unaerr / .. r ..� mnn - leak f - N I - r I it nu seas n]mc] xx]o- � c]usx \ r I -.-'— i r �f ldee 9E&tl C]W115 rta.I:m W k ^ r vn BPB1 , I ROCKLANDKEY FDA =" rtes rcA'ax WT I 6� II rYnvnn�ro� S ` __ L__- _� RdCNWIUssVElIEE c ucal r� p i [a1 THOUT SHEETS 7 -A !! — - _ — — — — Sap AVIRD1f1&ASSOCIATES, INC. vvvp5xs "` '�" MTE parvE. .. er ecc _ ALTA I NSPS LAND TITLE SURVEY JOE= 107 i�42A) _ _ — .,. -.� - -- c SURVEYING & MAPPING :- �+ _ _ -- _ - - __: -- PARCELS 9, 10, 19A, 11 8 12A o.m mresrmv 513.W. AVENUE, 9UlFE lm, BOCA RAT0.N, FLORPOA 3]42 - ,.,a�,y _ � _. . -� .. ...Y,,: .••�• .•,• ,• •• _ - � -- TOPP4NO� PROPERTVES - - . - - SAM q TEL (5611 ]E2 -2%1, FAX (55 }13942125 wwxwWNpA1.9URVEY.av" _ BIG KEY ] IL .i`i —00. 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Am — q[C ®: K 1.1 rf "IA[33tk014a1 [�ml, ALMepy ®.A559LlAiES lML Mr{+a+rex.v...r. .�AOplra my vmrwr3vd _ ^i z. T 5EC1I0.4.21. TDM9a5Hi AgNRBE4dFarY, �rr TY,1 FILR�A FL p lOA G9?9 (V A99uN3AA95QGNiFS . EYG xWUUNr.Am,.avWxarw +vM1!Ab9+rM.rr�T'+'<m a - -.. .. _ __ - �- _ - A13x4 4 0% A O N °' Attachment: File Development Agreement Application (Quarry Partners development agreement) TAB 7 - SURROUNDING PROPERTY ADDRESS LABELS E CL CD CL u- E 00085987 -v1 AIOAV - 008 - 6 i w ,,d� -do jo aj a ja aA9j + ° "' A ° `�' i I.le � d p 4 I I. ap sua5 � p091.5 gA2I3AtI � UJOYAJane•nnnn A i ap uge aingmq el a zalldae salad a salt ©.1.k WARE JERRY ALIEN WARE SUSAN R HOGSED ROBERT A JR & CHARLENE W POSTETTER RONALD E AND MICHEL " 23 LUNA LN 4 RIVIERA DR 30 RIVIERA DR KEY WEST, FL 33040 -5417 KEY WEST, FL 33040 -5423 KEY WEST, FL 33040 -5423 BECINO JOSE CARLOS SHAW ROBBIE D GLADDING REVOCABLE TRUST 44 RIVIERA DR 20 VERDE DR 1/25/2012 KEY WEST, FL 33040 -5423 KEY WEST, FL 33040 -5431 16340 ANTIGUA WAY BOKEELIA, FL 33922 -1636 E NEILSON LORI JAYENEILSON DANIEL �a MARCUS H/W D C MILLER CONSULTING INC STABILE PAUL A �a 1330 Duncan ST 147 KEY HAVEN RD 4 VERDE DR KEY WEST, FL 33040 -6212 KEY WEST, FL 33040 -5431 Key West, FL 33040 E 0 aD MUNDINGER WALTER H MARQUESS RAYMOND C LIV TRUST SATTELMEIER MICHAEL AND DEBOF '0 2441 W FARGO AVE 6/6/2007 9 RIVIERA DR CHICAGO, IL 60645 -1611 2832 CHEROKEE CIR E KEY WEST, FL 33040 -5422 JACKSONVILLE, FL 32205 -5804 BALL MICHAEL ALEDUC DOMINIQUE BALL H/W ALFONSO PHYLLIS SOUTHCOMBE BRANDON M 1485 W 31st ST H /WLEVINE- SOUTHCOMBE DIANNA 17306 Jamaica LN Summerland Key, FL 33042 Hialeah, FL 33012 PSC 812 BOX 2302 0 FPO, 09627 ; AGUTAR ALEXANDER R /SAGUTAR ALEXANDER QUARRY PARTNERS LLC TENZEL DAVID 50 RIVIERA DR 3030 Hartley RD 3841 N 38TH AVE KEY WEST, FL 33040 -5423 Jacl<sonville, FL 32257 HOLLYWOOD, FL 33021 -1930 GUiRLINGER RYANGUIRLINGER RYAN BURCHETT ROBERT G AND JANE E ARCHANGEL DEVELOPMENT LTD 10 VERDE DR 8 AMARYLLIS DR 185 BENT TREE RD KEY WEST, FL 33040 -5431 KEY WEST, FL 33040 -6204 SUNBURY, OH 43074 -9680 PERRY EDDIE R AND DIANA L HALL RICHARD LHALL RICHARD L SIMPSON SHARON E 21 DEL MAR BLVD 24 VERDE DR 3 RIVIERA DR KEY WEST, FL 33040 -5413 KEY WEST, FL 33040 -5431 KEY WEST, FL 33040 -5422 KENNEDY LUCINDA A BELLOWS MICHAEL A LIZ MIGUEL MARIANO II AND ROSA 37 RIVIERA DR GARCIA BESTY LENA KEY WEST, FL 33040 -5422 PO Box 4510 54 RIVIERA DR Key West, FL 33041 KEY WEST, FL. 33040 -5423 LAPP THOMAS P JONES JANETJONES JANET HANCOCK JAMES JOHN AND PAMEL, 84 Sirius LN 5 RIVIERA DR 2 RIVIERA DR Key West, FL 33040 KEY WEST, FL 33040 -5422 KEY WEST, FL 33040 -5423 ®09i 8 ®Jl2l3A�► f w1a6p3 do -dod asodxa jaded paad 0091 Packet Pg. 2$98 01 aull Wole puce • i i Easy Peel@ Labels i A Bend along line to Use Avery Template 5160 j Feed Paper expose Pop -Up EdgeTM WAVERYO 8160 HFLLIFSEN DOUGLAS AND CAROLYN CARTER ALLANA K LIZ MIGUEL 1221 LAIRD ST Key West, FL 33040 54 Riviera DR KEY WEST, FL 33040 -5019 Key West, FL 33040 THAMES KENDALL J THE DICKERSON GROUP INC ARNOLD RICHARD JR 52 Riviera DR PO BOX 5011 35 DONDI RD Key West, FL 33040 MONROE, NC 28110 -0519 KEY WEST, FL 33040 -5635 DECKER GARYDECKER BONNIE SUE DICKERSON GROUP INC ANTHONY YSLA FVELIZ FRANK 26 Riviera DR 1501 N CHARLOTTE AVE 25 PUERTA DR Key West, FL 33040 MONROE, NC 28110 -2525 KEY WEST, FL 33040 -5420 FLAGG WILLIAM G AND AGNES CARTER WILLIAM ACARTER WM A WINKO WENDEL H 155 BOCA CHICA RD LOT 83 21583 VALENCIA RD PE BARBARA L 23 P KEY WEST, FL 33040 -5617 SUMMERLAND KEY, FL 33042 -4131 23 UERT DR KEY WEST, , FL 33040 -5420 ANNARINO JUSTIN J DELGADO DAGOBERTO AND JANET WEECH PATRICIA A 4203 Crown RD 43A 8TH AVE 49 RIVIERA DR Elkton, MI 48731 KEY WEST, FL 33040 -5863 KEY WEST, FL 33040 -5422 TLPB PROPERTIES LLC TEALJOSEPH VTEAL JOSEPH V MARTINEZALBERTO 15 CORMORANT LN 14 RIVIERA DR 35 RIVIERA DR KEY WEST, FL 33040 -6304 KEY WEST, FL 33040 -5423 KEY WEST, FL 33040 -5422 SALAZAR RYAN E DANIELS GREGORY L MARTINEZ YORDY 10 RIVIERA DR DANIELS DONNA L H/W 42 RIVIERA DR KEY WEST, FL 33040 -5423 6 Riviera DR KEY WEST, FL 33040 -5423 Key West, FL 33040 ZUNIGA ASENCION AND CRUZ ORQUIDIA SPARKMAN MERLE L DILCIAZUNIGA ASENCION 34 RIVIERA DR 310 PEACON LN 20 VENTANA LN KEY WEST, FL 33040 -5423 KEY WEST, FL 33040 -6848 KEY WEST, FL 33040 -5429 PERRY DONALD C L/E O'DONNELL ALEXIS K JOAQUIN VICTOR R AND 28 VERDE DR O'DONNELL MATTHEW H W/H LEONORJOAQUIN VICTOR A KEY WEST, FL 33040 -5431 3201 Pearl AVE 11 RIVIERA DR Key West, FL 33040 KEY WEST, FL 33040 -5422 CHRISTIAN DEBORAH THEVENET JO A UBEDA RAFAEL JUAN CHRISTIAN BRYAN WILLIAM (NIT) 27 Riviera DR 43 RIVIERA DR 24 Ventana LN Key West FL 33040 KEY WEST, FL 33040 -5422 Key West, FL 33040 Etiquettes faciles a peler e A Repliez a la hachure afin de i www. 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P!aCket Pg. 2941 i itirco3 in naf�arit AVFRY® 5960® 11 Sens de reveler le rebord Pop -UVm 1 1- 800 - Easy Peelu Labels i ® Bend along line to i AVERRV+�' ---� Use Avery® Template 51600 Feed Paper � expose Pop -Up EdgeTM j ® 0 HELLIESEN DOUGLAS AND CAROLYN 1221 LAIRD ST KEY WEST, FL 33040 -5019 CARTER ALLANA K Key West, FL 33040 LIZ MIGUEL 54 Riviera DR Key West, FL 33040 THAMES KENDALL J 52 Riviera DR Key West, FL 33040 DECKER GARYDECKER BONNIE SUE 26 Riviera DR Key West, FL 33040 FLAGG WILLIAM G AND AGNES 155 BOCA CHICA RD LOT 83 KEY WEST, FL 33040 -5617 ANNARINO JUSTIN J 4203 Crown RD Elkton, MI 48731 TLPB PROPERTIES LLC 15 CORMORANT LN KEY WEST, FL 33040 -6304 SALAZAR RYAN E 10 RIVIERA DR KEY WEST, FL 33040 -5423 ZUNIGAASENCION AND DILCIAZUNIGA ASENCION 34 RIVIERA DR KEY WEST, FL 33040 -5423 PERRY DONALD C L/E 28 VERDE DR KEY WEST, FL 33040 -5431 CHRISTIAN DEBORAH CHRISTIAN BRYAN WILLIAM (NiT) 27 Riviera DR Key West, FL 33040 THE DICKERSON GROUP INC PO BOX 5011 MONROE, NC 28110 -0519 DICKERSON GROUP INC 1501 N CHARLOTTE AVE MONROE, NC 28110 -2525 CARTER WILLIAM ACARTER WM A 21583 VALENCIA RD SUM MERLAND KEY, FL 33042 -4131 DELGADO DAGOBERTO AND JANET 43A 8TH AVE KEY WEST, FL 33040 -5863 TEAL JOSEPH VTEAL JOSEPH V 14 RIVIERA DR KEY WEST, FL 33040 -5423 DANIELS GREGORY L DANIELS DONNA L H/W 6 Riviera DR Key West, FL 33040 CRUZ ORQUIDIA 310 PEACON LN KEY WEST, FL 33040 -6848 O'DONNELL ALEXIS K O'DONNELL MATTHEW H W/H 3201 Pearl AVE Key West, FL 33040 THEVENETJO A 43 RIVIERA DR KEY WEST, FL 33040 -5422 ARNOLD RICHARD JR 35 DONDI RD KEY WEST, FL 33040 -5635 ANTHONY YSLA FVELIZ FRANK 25 PUERTA DR KEY WEST, FL 33040 -5420 WINKO WENDEL H WINKO BARBARA L 23 PUERTA DR KEY WEST, FL 33040 -5420 WEECH PATRICIA A 49 RIVIERA DR KEY WEST, FL 33040 -5422 MARTINEZ ALBERTO 35 RIVIERA DR KEY WEST, FL 33040 -5422 MARTINEZ YORDY 42 RIVIERA DR KEY WEST, FL 33040 -5423 SPARKMAN MERLE L 20 VENTANA LN KEY WEST, FL 33040 -5429 JOAQUIN VICTOR R AND LEONORJOAQUIN VICTOR A 11 RIVIERA DR KEY WEST, FL 33040 -5422 UBEDA RAFAEL JUAN 24 Ventana LN Key West, FL 33040 Etiquettes faciles a peter i A Repliez a la hachure afin de www. Sens de Utilisez le gabarit AVERY® 51600 cha rgement reveler le rebord Pop -UpTM j 1_ 800 _ j Packet Pg. 2942 Easy Peela Labels Use Avery® Template 5160 FLOWERS ROLAND 4 Calie Uno Key West, FL 33040 WILBUR WRIGHT 725 LLC PO BOX 121 NEW YORK, NY 10014 -0121 PERRY JACOB E 1 VENTANA LN KEY WEST, FL 33040 -5429 SIMPSON DAVID E 51 Riviera DR Key West, FL 33040 DENNiS KRYSTLE 46 Riviera DR Key West, FL 33040 Bend along fine to /�� AVER j Feed Paper '��"� expose Pop -Up EdgeTM ( U.1.k PERRY JACOB DADE ROBERT E 21 DEL MAR BLVD 31524 Avenue F KEY WEST, FL 33040 -5429 Big Pine Key, FL 33043 UBEDA RAFEAL JUAN CARTER ALLANA I< UBEDA FANNY 36 RIVIERA DR 24 VENTANA LN KEY WEST, FL 33040 -5423 KEY WEST, FL 33040 -5429 as E �a �s SPINNEY DONALD LAND KATHLEEN LIZ MIGUEL �a 300 PROSPECT ST 54 RIVIERA DR WOODSTOCK, CT 06281 -1414 KEY WEST, FL 33040 -5423 E CL 0 aD WILKINS ROBERT E PERRY JACOB E WILKINS MONIKAA 21 DEL MAR BLVD 18 VERDE DR KEY WEST, FL 33040 -5413 KEY WEST, FL 33040 -5431 CL DORNISCH JOSEPH A PARKER JAMES AND VALERIE J DORNISCH JENNY A H/W 880 CHEROKEE ST 24 RIVIERA DR SUMMERLAND KEY, FL 33042 -3137 KEY WEST, FL 33040 -5423 Etiquettes facifes a peler ; A Itepliez a la hachure afin de ; www.a Packet Pg. 29U3 Utilisez le g e re Pop -UPTM 1 -800- abarit AVERY 5160® Sens de r6veler le Po TM ' i rWarnamant P P i Easy PeelO Labels i ♦ Bend along line to i AVER M Use AveryO Template 51600 �' Feed Paper expose Pop -Up EdgeT i ® ©.1.k WARE JERRY ALLEN HOGSED ROBERT A JR & CHARLENE W POSTETTER RONALD E AND MICHEL WARE SUSAN R 23 LUNA LN 4 RIVIERA DR 30 RIVIERA DR KEY WEST, FL 33040 -5417 KEY WEST, FL 33040 -5423 KEY WEST, FL 33040 -5423 BECINO JOSE CARLOS SHAW ROBBIE D GLADDING REVOCABLE TRUST 44 RIVIERA DR 20 VERDE DR 1/25/2012 KEY WEST, FL 33040 -5423 KEY WEST, FL 33040 -5431 16340 ANTIGUA WAY BOKEELIA, FL 33922 -1636 E NEILSON LORI JAYENEILSON DANIEL �a MARCUS H/W D C MILLER CONSULTING INC STABILE PAULA 1330 Duncan ST 147 KEY HAVEN RD 4 VERDE DR KEY WEST, FL 33040 -6212 KEY WEST, FL 33040 -5431 Key West, FL 33040 E aD MUNDINGER WALTER H MARQUESS RAYMOND C LIV TRUST SATTELMEIER MICHAEL AND DEBOR ' 2441 W FARGO AVE 6/6/2007 9 RIVIERA DR CHICAGO, IL 60645 -1611 2832 CHEROKEE CIR E KEY WEST, FL 33040 -5422 JACKSONVILLE, FL 32205 -5804 CL BALL MICHAEL ALEDUC DOMINIQUE BALL H/W ALFONSO PHYLLIS SOUTHCOMBE BRANDON M 1485 W 31st ST H /WLEVINE- SOUTHCOMBE DIANNA 17306 Jamaica LN Hialeah, FL 33012 PSC 812 BOX 2302 Summeriand Key, FL 33042 FPO, 09627 ; AGUTAR ALEXANDER R /SAGUTAR ALEXANDER QUARRY PARTNERS LLC TENZEL DAVID 50 RIVIERA DR 3030 Hartley RD 3841 N 38TH AVE KEY WEST, FL 33040 -5423 Jacksonville, FL 32257 HOLLYWOOD, FL 33021 -1930 GUIRUNGER RYANGUIRLINGER RYAN BURCHETT ROBERT G AND JANE E ARCHANGEL DEVELOPMENT LTD 10 VERDE DR 8 AMARYLLIS DR 185 BENT TREE RD KEY WEST, FL 33040 -5431 KEY WEST, FL 33040 -6204 SUNBURY, OH 43074 -9680 PERRY EDDIE R AND DIANA L HALL RICHARD LHALL RICHARD L SIMPSON SHARON E 21 DEL MAR BLVD 24 VERDE DR 3 RIVIERA DR KEY WEST, FL 33040 -5413 KEY WEST, FL 33040 -5431 KEY WEST, FL 33040 -5422 KENNEDY LUCINDA A BELLOWS MICHAEL A LIZ MIGUEL MARIANO II AND ROSA 37 RIVIERA DR GARCIA BESTY LENA KEY WEST, FL 33040 -5422 PO Box 4510 54 RIVIERA DR Key West, FL 33041 KEY WEST, FL 33040 -5423 LAPP THOMAS P JONES JANETJONES JANET HANCOCK JAMES JOHN AND PAMELE 84 Sirius LN 5 RIVIERA DR 2 RIVIERA DR Key West, FL 33040 KEY WEST, FL 33040 -5422 KEY WEST, FL 33040 -5423 £tiquettes faciles a peter ; A ftepliez a la hachure afin de ; 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Smith, Esq., Smith Hawks, PL be listed as authorized agent (Print Name of Agent) Representing Quarry Partners, LLC for the application submission (Print Name of Property Owner(s) the Applicant(s)) of Development Agreement and Major_ Conditional Use Approval (List the Name and Type of applications for the authorization) for the Property described as: (if in metes and bounds, attach legal description on separate sheet) See attached legal Lot Block Subdivision Big Copp itt Key (Island) 0 0120940- 000100 8571011 Real Estate (RE) Number Alternate Key Number 12 Street Address (Street, City, State & Zip Code) Approximate Mile Marker Authorized Agent Contact Information: 138 Simonton Street, Key West, FL 33040 Mailing Address (Street, City, State and Zip Code) 305- 296 -7227 bart@smithliawks.com Work Phone Home Phone Cell Phone Email Address This authorization becomes effective on the date this affidavit is notarized and shall remain in effect until terminated by the undersigned. This authorization acts as a durable power of attorney only for the purposes stated. The undersigned understands the risks and liabilities involved in the granting of this agency and accepts full responsibility for any and all of the actions of the agent named herein related to the processing of the services requested, application(s) and/or the acquisition of approvals /permits for the aforementioned applicant. The applicant(s) reby indemnifies and holds harmless Monroe County, its officers, agents and employees for any damage to applicant caused by its a.-At or arising fronithis agqncy authorization. Note: Agents must protfle a notarized Signature of Property Owner: 1 C Printed Name of Property Owner: E� STATE OF i from ALL current property owners. COUNTY OF ,11408DE Sworn to and subscribed before me this day of /Q �� _ , 20_a , b y C'UaDBE S6A/� �F_ _ OR produced (Print Name of Person Making Statement) as identification „ (Typg of ID ProdW9d) �rgnature of Notary Public 00089679 - v 1 gA 1". L ISA ANNE G IBL O MY CO1NM15S101V # GG058171 Print, Type or Stamp Commissioned Name of Notary Public as E oa os �s E CL aD �a as CL Is TAB 9 - SITE PLANS E CL CD CL U- E 00085987 -v1 w.cvvou w.Lrw�rarroas a i ''� mPllln'I011i /Mnftlle rnC S 1 211 IWPE 1111155) ,a i,� � e..,,w s — _ 310[03 _ r•.x ` � N 7(1 i + I r ll I i n>t leee,a, �eoanAm so.e.e�., �i ne lR .n �e.n...n�ntlleasssw,o, aw«e. r�.M Lwx.r. [aaa n.a«..ps InPE ly s.w«...Ma TYPICAL PARKING DETAIL 8 031 M.n iMaA u.p saP Srti. I N� } o.R ��w'h LM LrMUp evna. IKH.0 v van.N Lau�w.p . ,\ z 't T +' 2 TYPICAL WASTE COLLECTION AREA I � .ewo�a•e.nxux 1. I n n CLUBHOUSE POOL _ f i TYPICAL BUILDING PARKING hhhhhh t, PnNGELI nulLnwc r �\ nvlLUwcl / MU ` umlNr. 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File Development Agreement Application (Quarry Partners development agreement) ZEE] IiYPE 13 TYPICAL PARKING DETAIL T 2 TYPICAL WASTE COLLECTION AREA P � - kz CLUBHOUSE POOL 4 TYPICAL BUILDIN PARKING t. rnnceL, � I,rncnLZ fivPE n ©1 � (rYPLID MTJ Bu tolmo I MILD-6 " ft"SZ: ume �I _— 1J _ $ re p y � 1 � �� (URM) GRAPHIC SCALE 1-- z LLJ 2 w LU 0 W = F x Z Uj Q (1) LU n. SITE PLAN C Attachment. File Development Agreement Application (Quarry Partners development agreement) w,u.wArs..oeLs w,.�n.r vrerca, N,u Taxrc[. Mcele. reJ, ,ry 1 elvv.5 •w.Ilr.a. a ww..,.. t»reevlaninevmla n,e u Ac Sctal lnPerve..s — -- ]x0[03 -I ).X � i rgeneyy Wrt<M ed5rr ,xxv: ).5) io,al 6t911N95 5xx 1111 .MI [ /rvl.tlw IJe.,d lac0�oom ]eKnwm ,¢Sara.. .M�Sr. raNa sxxeE[uai0 ] su .o. �n 3 - �i o� }u xn I� 1 n TYPICAL PARKING DETAIL IT VOT, 1. � .4.[ Rlllln[NC 9 y IiVPL III) `�U. I r.., F r . '1\ Rtfli[11HG1 � r I1YPC 116) __ f' C I ttPE II lei F- z w 2 CL � Of OfLEI a wQ �z w GRAPHIC SCALE r -Y J/ � ,u. 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File — Quarry Development Agreement Application (Quarry Partners development agreement) u rc wer.v. 1 1 7• wn w . ♦vwr aoxvn.s sr.vwmuyveramus reaonrw[ K -... ruaryv�rr� r csei oee� s c mmw 1 I� 1 r r.� (I u„ ia.eroom xvrepM, 3rroea., 2 V& F1 1)Z rew. w,.rr uw.ur caa...Mn....M< ,.. s•..r. - -- - (I TYPICAL PARKING DETAfL _ roMrV tim umuM Sw. vn�v [tidineaainx.aicrai - Gnrn awn.rcP.MYM YMwgl.Iln - .M u. awv um �.xs.na s.ml. a.ruwm �� . f L y TYPICAL WASTE COLLECTION AREA I w V /- � �J n CLUBHOUSE POOL f Y TYPICAL BUILCING PARKING 1 roao,rvc, a gkce[ \ l e ° eimi vv � rrrveu ( auaulrtea evaowee nuoLnier,s a nca cluoiln/uysL 1III' I EiAI I —L115) I—EI) ITVi'EIIA, 1"' �� I x /; 'r r. I I r I _ — j0 En s � ' Z rn GRAPHIC SCALE rm l a .raw in- z LLl Q. r s `� ef o a� a LU Q 3 H z z W W of SITE PLAN R C -1.0 Attachment. File — Quarry Development Agreement Application (Quarry Partners development agreement) I \ © ILD —n fTy-U, TAB 10 - TRAFFIC STUDY E CL CL u- E 00085987 - vl KBP CONSULTING, INC. .tune 20, 2014 Barton W. Smith, Esq. Smith Oropeza, P.L. 138 -142 Simonton Street Key West, Florida 33040 Re: Rockland FLUM —Traffic Statement (REVISED) Dear Bart: Per your request, KBP Consulting, Inc. has conducted a traffic analysis associated with six (6) parcels located on Rockland and Big Coppitt Keys in Monroe County, Florida. The six (6) parcels are identified below: • Rockland Key Parcels o 00122080 - 000000 o 00122030 - 000000 o 00122081 - 000000 c 00122010- 000000 o 00121990 - 000000 • Big Coppitt Key Parcel o 00120940- 000000 Rockland Operations, LLC and Rockland Commercial Center, Inc., the owners of the subject parcels, propose to amend the County's Comprehensive Plan Future Land Use Map (FLUM) designations for these parcels. More specifically, the subject parcels on Rockland Key would be changed from Industrial (1) to Commercial (COMM) and the parcel on Big Coppitt Key would be changed from Mixed Use / Commercial Fishing (MCF) and Industrial (1) to Mixed Use / Commercial (MC). The Rockland Key parcels encompass approximately 27.67 acres while the parcel on Big Coppitt Key is 14.83 acres. The total area involved in this FLUM Amendment is 44.42 acres. The proposed changes (by land use) and the corresponding change in development potential is presented below: Mixed Use / Commercial Fishing (MCF) to Mixed Use / Commercial (MC) • Total Area = 2.5 acres • Net Changes in Development Potential: o Residential: ( -5) dwelling units o Transient: +37 rooms / spaces o Nonresidential: +5,445 SF Industrial (1) to Mixed Use / Commercial (MC • Total Area = 12.33 acres • Net Changes in Development Potential: o Residential: +61 dwelling units o Transient: +184 rooms /spaces o Nonresidential: (- 80,564) SF ROCkIa Packet P KBP CONSULTING, INC. Industrial (I) to Commercial (COMM) • Total Area = 29.59 acres • Net Changes in Development Potential: o Residential: ( -29) dwelling units o Transient: +0 rooms / spaces o Nonresidential: (- 128,894) SF As stated previously, the total area involved in this FLUM Amendment is 44.42 acres. And, the net change in development potential is an additional 27 residential dwelling units, an additional 221 transient (hotel) rooms, and a reduction of 204,013 square feet of nonresidential area. Additional information concerning the existing and proposed maximum development potential of this proposed amendment is provided in Attachment A of this report. Trip Generation Analysis A trip generation comparison analysis was performed between the current pennitted maximum development potential and the proposed pennitted maximum development potential of the subject parcels. This analysis was conducted using the trip generation rates and equations published in the Institute of Transportation Engineer's (ITE) Trip Generation Manual (9"' Edition). The trip generation comparison analysis was undertaken for daily, AM peak hour, and PM peak hour conditions. The applicable land uses and the corresponding trip generation rates are as follows: Residential — Apartment — ITE Land Use #220 ❑ Weekday Trip Generation Rate: T = 6.65 (X) where T = number of trips and X = number of dwelling units ❑ Peak Hour Trip Generation Rates: • AM Peak Hour: T = 0.51 (X) (20% in / 80% out) • PM Peak Hour: T = 0.62 (X) (65% in / 35% out) Transient — Hotel — ITE Land Use #1310 ❑ Weekday Trip Generation Rate: T = 8.17 (X) where T = number of trips and X = number of rooms ❑ Peak Hour Trip Generation Rates: • AM Peak Hour: T = 0.53 (X) (59% in / 41 % out) • PM Peak Hour: T = 0.60 (X) (51 % in / 49% out) From a trip generation standpoint, the most intense nonresidential land uses are "commercial retail" (for Mixed Use / Commercial Fishing, for Mixed Use / Commercial, and for Commercial land use designations) and "restaurant" (for the Industrial land use designation). The trip generation iufonnation for these land uses is presented below. Commercial Retail — Shopping Center — ITE Land Use 4820 ❑ Weekday Trip Generation: Ln(T) = 0.65 Ln(X) + 5.83 ivhere T = number of trips and X = 1,000 square feet of gross leasable area ❑ Peak Hour Trip Generation Rates: • AM Peak Hour: T = 0.96 (X) (62% in 138% out) • PM Peak Hour: Ln(T) = 0.67 Ln(X) + 3.31 (48% in 152% out) z Rockla Packet Pg. 2920 KBP CONSULTING, INC. Restaurant — High-Turnover Sit -Down Restaurant — ITE Land Use #1932 ❑ Weekday Trip Generation: T = 127,15 (X) where T = number of trips and X = I, 000 square feet o f gross floor area ❑ Peak Hour Trip Generation Rates: ■ AM Peak Hour: T = 10.81 (X) (55% in 145% out) ■ PM Peak Hour: T = 9.85 (X) (60% in 140% out) The resulting trip generation analysis for this FLUM Amendment is summarized in Table 1 on the following page. As indicated in this table, the proposed FLUM designations for the subject parcels on Rockland and Big Coppitt Keys are anticipated to result in a significant reduction in trip generation potential (102,158 fewer daily trips, 10,856 fewer AM peak hour trips, and 7,444 fewer PM peak hour trips) when compared with the existing FLUM designations for these parcels. As a result, no further traffic analyses are required at this time. If you have any questions or require additional information, please do not hesitate to contact me. Sincerely, KBP CONSULTING, INC. Karl B. Peterson, P.E. Florida Registration Number 49897 Engineering Business Number 29939 3 Rockla Packet Pg. 2921 KBP CONSULTING, INC. Table 1 Trip Generation Comparison Rockland FLUM - Monroe Count Florida Development Daily AM Peak Hour Trips PM Peak Hour Tri s In Out Total In Out Total Land Use Potential Trigs ."lixed Use / Commercial Fishing (MCF) to -Mixed Use / Commercial (NIQ - 2.5 Aci Existing FLUM (MCF) Residential 20 DU 133 2 8 10 8 4 12 Transient 0 Rooms 0 0 0 0 0 0 0 Commercial Retail 43,560 SF 3,957 26 16 42 165 178 343 SUB -TOTAL 4,090 28 24 52 173 182 355 Proposed FL UM (MC) Residential 15 DU 100 2 6 8 6 3 9 Transient 37 Rooms 302 12 8 20 11 11 22 Commercial Retail 49,005 SF 4,272 29 18 47 179 193 372 SUB -TOTAL 4,674 43 32 75 196 207 403 Difference (Proposed - Existing) 584 15 8 23 23 25 48 Industrial (1) to Mixed Use Commercial Existing FLUM (1) (NIC) - 12.33 Acres Residential 12 DU 80 1 5 6 5 2 7 Transient 0 Rooms 0 0 0 0 0 0 0 Restaurant 322,256 SF 40,975 1,916 1,568 3,484 1,904 1,270 3,174 SUB-TOTALI 41,055 1,917 1,573 3,490 1,909 1,272 3,181 Proposed FL UM (MC) Residential 73 DU 485 7 30 37 29 16 45 Transient 184 Rooms 1,503 58 40 98 56 54 Ito Commercial Retail 241,692 SF 12,052 144 88 232 519 563 1,082 SUB -TOTAL 14,040 209 158 1 367 604 633 1,237 Difference (Proposed - Existing) - 27,015 -1,708 -1,415 -3,123 -1,305 -639 -1,944 Industrial (1) to Commercial (CON] NI) - 29.59 Acres Existing FLUM (1) Residential 29 DU 193 3 12 15 12 6 18 Transient 0 Rooms 0 0 0 0 0 0 0 Restaurant 773,364 SF 98,333 4,598 3,762 8,360 4,571 3,047 7,618 SUB -TOTAL 98,526 4,601 3,774 8,375 4,583 3,053 7,636 Proposed FL UM (COMM) Residential 0 DU 0 0 0 0 0 0 0 Transient 0 Rooms 0 0 0 0 0 0 0 Commercial Retail 644,470 SF 22,799 384 235 619 1,002 1,086 2,088 SUB -TOTAL 22,799 384 235 619 1,002 1,086 2,088 Difference (Proposed - Existing) - 75,727 -4,217 -3,539 -7,756 -3,581 -1,967 -5,548 Overall Difference for Proposed - 102,158 FLUM Amendment -5,910 -4,946 - 10,856 l -4,863 -2,581 -7,444 Compiled by: KBP Consulting, Inc., June 2014. Source: Institute of Transportation Engineers (ITE) Trip Generation Manual (9th Edition ). 4 Rockla Packet Pg. 2922 ATTACHMENT A Current and Proposed Permitted Maximum Land Uses and Intensities as E �a �s �s E CL 0 a� �a as CL U- E Rockla i " Packet Pg. 2923 Existing FLUM Type Adopted Standards Development Potential Residential Allocated Approx. 3 — 8 du Approx. 7 du — 20 du Mixed Use /Commercial Fishing Density/Acre Transient Allocated FLUM Density /Acre 0 rooms/spaces 0 rooms /spaces 2.54 acres Nonresidential Maximum Intensity 0.25 -0.4p FAR 27,225 43,564 sf Proposed FLUM Type Adopted Standards Development Potential Residential Allocated 1 — 6 du 2 du — 15 du Mixed Use /Commercial Density/Acre FLUM Transient Allocated Density /Acre 5 - 15 rooms/spaces 12 — 37 rooms/spaces 2.50 acres Nonresidential Maximum Intensity 0.10 -0.45 FAR 10,890 — 49,005 sf Existing FLUM Type Adopted Standards Development Potential Residential Allocated I du 12 du Industrial Density/Acre Transient Allocated FLUM Density /Acre 0 rooms /spaces 0 roomslspaces 12.33 acres Nonresidential Maximum Intensity 0.25 -0.60 FAR 134,273 sf — 322,256 sf Proposed FLUM TXpe Adopted Standards Develo ment Potential Residential Allocated I — 6 du 12 — 73 du Mixed Use /Commercial Density/Acre Transient Allocated FLUM Density /Acre 5 - 15 rooms /spaces 61 — 184 rooms/spaces 12.33 acres Nonresidential Maximum Intensity 0.10 -0.45 FAR 53,709 sf — 241,692 sf Existing FLUM Type Adopted Standards Development Potential Residential Allocated 1 du 29 du Industrial Density/Acre Transient Allocated FLUM Density /Acre 0 roomslspaces 0 roomslspaces 29.59 acres Nonresidential Maximum Intensity 0.25 -0.60 FAR 322,235 sf- 773,364 sf Proposed FLUM Type Adopted Standards Development Potential Residential Allocated 0 du 0 du Commercial Density/Acre Transient Allocated 29.59 acres DensitylAcre 0 rooms /spaces 0 rooms/spaces Nonresidential Maximum Intensity 0.15 -0.50 FAR 193,341 — 644,470 sf Net Change in Residential: ( +27) du Development Transient: +221 rooms /spaces Potential Nonresidential: - 204,013 sf Net Change in MCF to MC I to MC I to COMM Development Residential: ( -5) du Residential: +61 du Residential: ( -29) du Potential based on Transient: +37 rooms/spaces Transient: +184 rooms/spaces Transient: 0 rooms/spaces FLUM Nonresidential: +5,445 sf Nonresidential: - 80,564 sf Nonresidential: - 128,894 sf Note: Section 130 -156 of the Land Development Code states: "The density and intensity provisions set out in this section are intended to he applied curnalatively 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 development. - as E �a �a �a E CL 0 as eta as OL 1 Note parcel is partially located in Mixed Use /Commercial Fishing and partially located in Industrial land use category. Rocklan Packet Pg. 2924 as �a �s �s E CL 0 a� �a as CL TAB 11 - LETTERS OF COORDINATION 2 U- E 00085987 - vi ATTORNEYS AT LAW VIA EMAIL & HAND DELIVERY August 30, 2017 Ms. Mayte Santamaria Senior Director of Planning and Environmental Resources Monroe County Planning Department 2798 Overseas Highway, Suite 400 Marathon, Florida 33050 Re: REVISED DUE TO SCRIVENER'S ERROR ¶4 LINE 8 Quarry Partners, LLC ROGO Reservation Request Pursuant to 138- 24(b)(2) Dear Mayte, On behalf of my client, Quarry Partners, LLC, pursuant to Monroe County Land Development Regulation Section 138- 24(b)(2), I am requesting to extend the reservation of 96 ROGO allocations for its project on Big Coppitt, RE Numbers 00120940- 000100, 00120940 - 000201, and 00120940 - 000302 ( "Property ") from December 15, 2017 until July 1, 2018. The reservation was previously approved by the Monroe County Board of County Commissioners Resolution No. 323 -2016. As you are aware, my clients have previously applied for and obtained Low Income Tax Credit Housing assistance for development of 96 units consisting of 44 affordable ROGOs (Low), 20 affordable ROGOs (Median) and 32 affordable ROGOs (Moderate). Thereafter, on June 2, 2017 and June 14, 2017, Quarry Partners applied for a development agreement and major conditional use approval, respectively, for the development of 208 affordable housing residential units. On August 29, 2017, my clients attended Monroe County's Development Review Committee meeting. Based on the current time line for development approvals and obtaining building permits, it is most likely to obtain building permits in April or May 2018 for this project. Based on this timeline, it is necessary to request an extension of the ROGO reservation under until July 1, 2018 to ensure time to obtain development approvals and building permits. Additionally, my clients would also request pursuant to Monroe County Land Development Regulation Section 138- 24(b)(2) to reserve an additional 7 affordable ROGOs (low) and I affordable ROGO (very low) for my client's application for additional Low Income Housing Tax Credits and SAIL financing being submitted 00097199 -v5 138 SIMONTON STREET, KEY WEST, FLORIDA 33040 U.S.A. T.305- 296 -7227 F. 305 -296 -8448 SMITHHAWKS.COM PAGE 1OF2 CORRESPONDENCE TO MAYTE SANTAMARIA RE: REVISED: QUARRY PARTNERS, LLC, ROGO RESERVATION REQUEST PURSUANT TO 138- 24(B)(2) AUGUST 30, 2017 PAGE 2 OF 2 to the State of Florida Housing Finance Corp. on or before September 28, 2017. These additional ROGOs, along with the City of Key West's 104 ROGOs will allow for the largest successful affordable housing project to ever occur in Monroe County. We would request these additional reservations be held until July 1, 2018 to match the timing on ROGOs already reserved. If you, or staff, should have any questions, please do not hesitate to contact me. Sincerely, Barton W. Smith, Esq. 1i Electronic Cc: Client County Administrator, Roman Gastesi Mayor, George Neugent 00097199 - v5 J. Robert Dean Florida Keys ° Chairman District 3 Aqueduct Authority Richard J.Topph 1100 Kennedy Drive p Vice- Chairman Key West, Florida 33040 District 2 Telephone (305) 296 -2454 www.flcaa. cam / Secretaryff ease District 5 Antoinette M. Apt d ° ° District Cara Higgins District 1 Kirk C. Zuelch Executive Directo May 23, 2017 Nick Batty, Esq. Smith/Hawks Attorneys At Law 138 Simonton Street Key West, Florida 33040 RE: The Quarry 28 Unit Development Big Coppitt Key, Florida RE# 00120940 - 000100 Dear Mr. Batty; This letter will serve as preliminary coordination of the above referenced project with the Florida Keys Aqueduct Authority. There is a 6" water main on Barcelona Drive adjacent to proposed property. There is an existing manhole on Barcelona Drive that can be used to tie in new lift stations for proposed units. A complete set of Civil and Architectural/Plumbing plans will be required for review to determine meter requirements, system development charges and wastewater requirements. Should you have any questions or require any further information please feel free to call me. Sincerely, Florida eys Aqueduct Authority Marnie L. Walterson Distribution. Design Supervisor as �s �s E CL 0 a� as OL CC Yusi Bonachea, Customer Service Manager- Marathon Sue Reich, Customer Service Manager - Tavernier county of Monroe The Florida Keys Nick Batty, Esq. Smith /Hawks Attorneys at Law 138 Simonton Street Key West, Florida May 18, 2017 e BOARD OF COUNTY C:OMMISSIONE:RS Mallor Iicalhcr Carrulhcrs, Dislfict 3 Pro i George Ucuccnt. District 2 . WY Dann. L Kolhage. District 1 - Da%id Rice. District 4 Iris .I. Murph,,. Dismo 5 Mr. Batty I have reviewed your plans for the development of Parcel # 00120940- 000100 on Big Coppit Key, and have no objections to this project. We encourage you to make recycling services available to the future residents, and remind you that Monroe County provides single stream recycling. This means you can provide clearly labeled recycling dumpsters as opposed to multiple recycling carts. Will Thompson Director, Solid Waste Monroe County Florida Additional Information added to File 2016.275 E CL CD CL U- E KBP CONSULTING, INC. MEMORANDUM To: G. Vivek Reddy, P.E. AECOM From: Karl B. Peterson, P.E. Date: December 19, 2017 Subj ect: Big Coppitt Apartments Traffic Impact Study Comments Big Coppitt Apartments is a proposed residential community planned to be located on the north end of Big Coppitt Key in Monroe County, Florida. A traffic impact study has been prepared for this project and we have received your comments dated December 19, 2017. The following is our response to these comments. 1. The intersection of US 1/4 1h Street was analyzed as part of the previous study, but it is not included in the updated traffic study. Please confirm that the traffic generated from the development will not impact this intersection. Response: The vehicular access to the project has been modified since the previous report was submitted. The updated plan includes anew roadway parallel to Calle Dos that will access the site. This roadway will connect to 2n Street which leads to Calle Uno and ultimately to Overseas Highway. All project traffic will enter and exit the site via this route. The previously contemplated access to the east via Barcelona Drive, Avenue F, and 4th Street has been eliminated. Therefore, no project traffic will traverse 4t Street. 2. The ITE Land Use Code #221 was used as part of the previous study, but the updated study uses Land Use #220. Please explain the reasons. Response: In response to a previous comment, we applied the trip generation rates associated with Land Use #221 Low -Rise Apartment documented in the ITE Trip Generation Manual (9 th Edition). Last month, the ITE released their 10t edition of the Trip Generation Manual. The updated manual has made modifications to several of the land uses. One of which was the apartment land use. ITE no longer differentiates between apartments and townhome / condominiums. They are now viewed as "Multi-family " and the designations are "low- rise ", "mid- rise ", and "high- rise ". Based upon the proposed development, the Multi Family (Low -Rise) land use ( #220) is the most appropriate. 8400 North University Drive, Suite 309, Tamarac, Florida 33321 Tel: (954) 560 -7103 Fax: (954) 582 -0989 KBP CONSULTING, INC. 3. PM peak LOS for the intersection of US 1 /Calle Uno should be D based on an average delay of 28.8 seconds. Please verify. Response: You are correct. With 28.8 seconds per vehicle of delay, the Level of Service (LOS) for an unsignalized intersection should be reported as `D ". 4. Note #2 below Table 2 references the ITE Trip Generation Manual 9 1 h Edition. However the first paragraph on Page 10 references the 10 Edition. Please confirm. Response: The latest version of the traffic impact study does, in fact, rely upon the I o th Edition of the ITE Trip Generation Manual Although referenced accurately in the text, we failed to update the footnote on Table 2. 5. Please make sure the southbound traffic entering US 1 from the proposed driveway (west of Calle Uno) will have adequate sight distance (horizontal curve and roadside landscaping may restrict line of sight). Response: Before moving forward with the potential driveway connection to the west of Calle Uno and Overseas Highway, the project team is committed to coordinating with Monroe County and the Florida Department of Transportation (FDOT) regarding the intersection geometry as well as sight distances for all movements. 8400 North University Drive, Suite 309, Tamarac, Florida 33321 Tel: (954) 560 -7103 Fax: (954) 582 -0989 Recvd 12.18.17 Big Coppitt Apartments Big Coppitt Key, Florida prepared for: Quarry Partners, LLC prepared by: KBP CONSULTING, . April 2017 Big Coppitt Apartments Big Coppitt Key, Florida Traffic Study April 2017 Prepared for: Quarry Partners, LLC Prepared by: KBP Consulting, Inc. 8400 N. University Drive, Suite 309 Tamarac, Florida 33321 Phone: (954) 560 -7103 b Karl B. Peterson, P.E. Florida Registration Number 49897 KBP Consulting, Inc. 8400 N. University Drive, Suite 309 Tamarac, Florida 33321 CA # 29939 TABLE OF CONTENTS INTRODUCTION ......................................................................................................... ............................... 1 INVENTORY ................................................................................................................ ............................... 3 ExistingLand Use and Access .......................................................................... ............................... 3 Proposed Land Use and Access ........................................................................ ............................... 3 EXISTING CONDITIONS ............................................................................................ ............................... 4 ExistingRoadway Network .............................................................................. ............................... 4 Existing Traffic Conditions — Roadway Segments ........................................... ............................... 6 Existing Traffic Conditions — Intersections ...................................................... ............................... 7 TRIPGENERATION .................................................................................................. ............................... 10 TRIP DISTRIBUTION & ASSIGNMENT ................................................................. ............................... 11 FUTURE TRAFFIC VOLUMES ................................................................................ ............................... 14 Future Conditions Traffic Volumes ................................................................ ............................... 14 TRAFFIC IMPACT ANALYSES ............................................................................... ............................... 19 IntersectionAnalyses ...................................................................................... ............................... 19 LinkAnalysis .................................................................................................. ............................... 21 US 1 Impacts by Mile Marker ........................................................................ ............................... 21 Impactsto Local Streets .................................................................................. ............................... 23 SUMMARY CONCLUSIONS ................................................................................ ............................... 25 APPENDICES LIST OF FIGURES FIGURE — Project Location Map ............................................................................... ............................... 2 FIGURE 2 — Existing Roadway Network ...................................................................... ............................... 5 FIGURE 3 — Existing (2017) Turning Movement Volumes — AM Peak Hour ............. ............................... 8 FIGURE 4 — Existing (2017) Turning Movement Volumes — PM Peak Hour .............. ............................... 9 FIGURE 5 — New Project Traffic Assignment — AM Peak Hour ................................ ............................... 12 FIGURE 6 — New Project Traffic Assignment — PM Peak Hour ................................. ............................... 13 FIGURE 7 — Future (2020) Background AM Peak Hour Traffic ................................ ............................... 15 FIGURE 8 — Future (2020) Background PM Peak Hour Traffic ................................. ............................... 16 FIGURE 9 — Future (2020) Total AM Peak Hour Traffic ........................................... ............................... 17 FIGURE 10 — Future (2020) Total PM Peak Hour Traffic .......................................... ............................... 18 LIST OF TABLES TABLE 1 — Average Annual Daily Traffic (AADT) ..................................................... ............................... 6 TABLE 2 — Trip Generation Analysis ............................................................... ............................... 10 TABLE 3 — Project Trip Distribution .......................................................................... ............................... 11 TABLE 4 — Intersection Levels of Service .................................................................. ............................... 19 TABLE 5 — Arterial Trip Assignment Summary ......................................................... ............................... 22 TABLE 6 — Local Roadways — Volumes and Levels of Service ................................. ............................... 24 i Big Coppitt Apartments Traffic Study as E �a �s �s E CL aD as INTRODUCTION The property that is the subject of this traffic impact study is located on the north side of Big Coppitt Key, Monroe County, Florida in the vicinity of Mile Marker 9.5 on Overseas Highway / US 1. The Parcel ID is 00120940 - 000100 and the Alternate Key number is 8571011. The subject site consists of approximately 21.77 acres and is located on the north (bay) side of Overseas Highway / US 1 (State Road 5) immediately to the west of Riviera Drive. A Project Location Map is presented in Figure 1 on the following page. Big Coppitt Apartments is a proposed residential community to be located on the subject site. KBP Consulting, Inc. has been retained by Quarry Partners, LLC to conduct a traffic impact analysis for this project. This study addresses the anticipated trip generation characteristics of the project, the current operating conditions of the surrounding roadway network, the anticipated project traffic impacts along Overseas Highway / US 1 by mile marker, project traffic impacts to the local street network, and site access. A traffic impact study methodology for this project was developed with input from Monroe County's traffic engineering consultant. A copy of the approved methodology is presented in Appendix A of this report.' ' Based upon comments received from Monroe County following the initial submittal of this report and follow -up discussions with staff, vehicular access to the site has been modified. All project traffic will access the site via Calle Uno, 2 Street, and a proposed roadway to the west of Calle Dos. As a result, the study intersections have been modified to include Calle Uno and 2nd Street. And, since access to Barcelona Drive is no longer planned, there is no impact to 4' Street. As such, there is no need to analyze this intersection. 1 Big Coppitt Apartments Traffic Study r ti M G7 N 6) CL a� v CL (;uaweei e;uawdoIanap saau}Ped Arent)) uoi;e3ilddd;ueweej6d;u9wdoj8n9d Ajaent)—aj!d :;u9wg3e; ;d INVENTORY Existing Land Use and Access As mentioned previously, the size of the subject site is approximately 21.77 acres. Previously, this site was associated with quarry activities; however, the site has been inactive for several years. Vehicular access to this site is provided via one (1) roadway that is parallel to Calle Dos and multiple connections to Barcelona Drive. Proposed Land Use and Access The subject site is proposed to be redeveloped with 208 residential apartment dwelling units. Vehicular access to the site will be provided via one (1) full access driveway connection in the southeast portion of the property. This driveway will allow ingress from / egress to the west (toward a roadway parallel to Calle Dos). A preliminary site plan for this project is included in Appendix B of this report. And, for the purposes of performing this traffic impact analysis, the project is planned to be completed by the year 2020. 3 Big Coppitt Apartments Traffic Study EXISTING CONDITIONS This section of the report addresses the existing roadway network in the study area and traffic conditions. Existing Roadway Network Overseas Highway / US 1 through the study area (i.e. Big Coppitt Key) is, generally, a two -lane principal arterial roadway (one eastbound lane and one westbound lane) with exclusive left -turn and right -turn lanes at primary intersections. In order to assess the traffic impacts of this project on the surrounding roadway network, the project team (with input from the County's traffic engineering consultant) selected the section of Overseas Highway / US 1 between Boca Chica Road and Calle Uno as the study area for this project. Figure 2 on the following page indicates the existing lane geometry at the following intersections within the project study area: ❑ Overseas Highway / US 1 and Boca Chica Road (unsignalized) ❑ Overseas Highway / US 1 and Calle Uno (unsignalized) ❑ Calle Uno and 2nd Street (unsignalized) It is noted that the intersection at Overseas Highway and Boca Chica Road is a T- intersection with a shared left -right turn lane on the side - street approach. However, field observations have revealed that the side - street approach has a shoulder area that functions as "de facto" right -turn lane. In other words, motorists desiring to turn right are not waiting behind left - turning vehicles. Instead, they are utilizing the available paved area as a right -turn area to by -pass left- turning vehicles. The length of this area at Boca Chica Road is approximately 70 feet. This condition is reflected in Figure 2 on the following page and in the operational analyses (i.e. Synchro) for this intersection. 4 Big Coppitt Apartments Traffic Study Existing Traffic Conditions — Roadway Segments The Florida Department of Transportation (FDOT) maintains the following traffic count stations within the general proximity of the project site: ❑ Station #900010: SR 5 / US 1200 feet north of the Rockland Channel Bridge ❑ Station #900050: CR 941 200 feet south of SR 5 / US 1 (Big Coppitt Key) ❑ Station #900106: SR 5 / US 1200 feet north of Shark Channel Bridge ❑ Station #908164: 4 th Street 100 feet north of Shore Avenue Traffic volumes recorded over the last (published) five (5) year period at these count stations are summarized in Table 1 below. Appendix C contains the historical traffic data obtained from the Florida Department of Transportation (FDOT). Table 1 Big Coppitt Apartments Average Annual Daily Traffic (AADT) Overseas Highway / US 1 - Big Coppitt Key, Florida Year AADT Station #900010 Station #900050 Station #900106 Station #908164 2016 23,500 3,500 19,400 3,300 2015 22,500 4,200 19,800 3,100 2014 21,000 2,300 18,800 2,900 2013 21,000 3,500 18,100 -- 2012 21,500 2,200 17,100 -- 2011 21,000 2,600 17,800 -- Station #900010 -SR 51 US 1 200 feet north of Rockland Channel Bridge W9.6) Station #900050 - CR 941 200 feet south of SR 5 / US I (Big Coppitt Key) Station #900106 - SR 5 / US 1 200 feet north of Shark Channel Bridge Station #908164 - 4th Street 100 feet north of Shore Avenue Source: Florida Department of Transportation Compiled by: KBP Consulting, Inc. (December 2017) The traffic data collected at these stations (excluding Station #908164 which lacks sufficient historical data) during the previous five (5) year period (i.e. 2011 through 2016) indicates that background traffic volumes have been increasing slightly. According to the growth rate analysis (see Appendix C) for this area, an annual growth rate of 2.5% has been applied. 6 Big Coppitt Apartments Traffic Study Existing Traffic Conditions — Intersections KBP Consulting, Inc., in association with Trident Engineering, collected morning (7:00 AM — 9:00 AM) and afternoon (4:00 PM — 6:00 PM) peak period turning movement counts at the following intersections on Tuesday, February 28, 2017: ❑ Overseas Highway / US 1 and Boca Chica Road ❑ Overseas Highway / US 1 and Calle Uno AM (7:00 — 9:00) and PM (4:00 — 6:00) peak period turning movement counts were collected by Crossroad Engineering at the following intersection on Tuesday, July 18, 2017: ❑ Calle Uno and 2nd Street Figures 3 and 4 summarize the existing (Year 2017) adjusted (average peak season) AM and PM peak hour turning movement counts at the three (3) study intersections. Appendix D contains the results of these turning movement counts. 2 The traffic counts collected on February 28, 2017 reflect average peak season conditions in accordance with the 2016 Peak Season Factor Category Report published by the Florida Department of Transportation (FDOT). This report (see Appendix E) indicates that traffic counts collected on February 28 exhibit a factor of 0.98 and, therefore, do not to be adjusted for average peak season conditions. Traffic counts collected on July 18', on the other hand, exhibit a peak season correction factor of 1.01. 7 Big Coppitt Apartments Traffic Study ( ;ueweej6e ;uewdoIanap saau:Ped Aaaent)) uoi ;eoilddV ;ueweejBV ;uewdolanaa Aiient) a1i=l : ;uGwt43e ; ;V • O Y # 0 L O o 00` ' dF ,-M r ( ;ueweej6e ;uewdoIanap saau:Ped Aaaent)) uoi ;eoilddV ;ueweejBV ;uewdolanaa Aiient) a1i=l : ;uGwt43e ; ;V } 3 >' iF 1 1' 4 � 1 • `>r: � .� a -.•f *i• - �s� me .. 7...1 S .} .. ._ Co •�� ��,� ■ •r•L 1 14 2 �+rZ a i dr } f l r 1. y x- 1 13 1 • R s. Ufa ! 1 •'� } 3 >' iF TRIP GENERATION The trip generation for the proposed residential community was determined using the trip generation information published in the Institute of Transportation Engineers' (ITE) Trip Generation Manual (10"Edition). Based upon this information, the daily, AM peak hour, and PM peak hour trip generation rates and equations are as follows: Multi - Familv (Low -Rise) — ITE Land Use #220 ❑ Daily (wt. avg.): T = 7.29 (X) where T number of trips andX number of dwelling units ❑ AM Peak Hour: Ln(T) = 0.95 Ln(X) - 0.51 (23% in / 77% out) ❑ PM Peak Hour: Ln(T) = 0.89 Ln(X) - 0.02 (63% in / 37% out) Table 2 below presents the trip generation analysis for the proposed Big Coppitt Apartments residential community to be located on Big Coppitt Key. Table 2 Big Coppitt Apartments Trip Generation Analysis Big Coppitt Key, Florida Daily AM Peak Hour Trips PM Peak Hour Trips In Out Total In Out Total Land Use Size Trips Proposed Multi - Family (Low -Rise) 208 DU 1,516 22 74 96 71 42 113 Compiled by: KBP Consulting, Inc. (December 2017). Source: ITE Trip Generation Manual (9th Edition). As indicated in Table 2 above, the proposed Big Coppitt Apartments development is anticipated to generate 1,516 net new daily vehicle trips, 96 net new AM peak hour vehicle trips (22 inbound and 74 outbound) and 113 net new PM peak hour vehicle trips (71 inbound and 42 outbound) Based upon an increase of 1,516 daily vehicle trips, a Level 3 traffic impact study is required per the applicable Monroe County traffic report and analysis guidelines. 10 Big Coppitt Apartments Traffic Study TRIP DISTRIBUTION & ASSIGNMENT A trip distribution analysis was performed based on the nearby population areas (as documented in the Monroe County Traffic Report Guidelines Manual), the existing transportation network, and the location of the subject project. All of the project-related trips are anticipated to access Overseas Highway / US 1. Table 3 below summarizes the anticipated trip distribution for the Big Coppitt Apartments development. Table 3 Big Coppitt Apartments Project Trip Distribution Big Coppitt Key, Florida Direction Distribution North 0% South 0% East (US 1 North) 35% West (US 1 South) 65% Source: KBP Consulting, Inc. (December 2017). The new AM and PM peak hour traffic generated by the project was assigned to the nearby transportation network using the traffic assignment documented above. The project traffic assignment is summarized on the following pages in Figures 5 and 6. 11 Big Coppitt Apartments Traffic Study FUTURE TRAFFIC VOLUMES This section of the traffic impact study addresses the development of the future (2020) traffic volumes for the study area. Future Conditions Traffic Volumes In order to develop peak season 2020 background and total traffic conditions (this project is anticipated to be completed in 2020), the following analyses were performed: 1. Conversion of February 2017 and July 2017 traffic counts to 2020 average peak season traffic volumes. Using FDOT's latest (2016) Peak Season Factor Category Report (see Appendix E) traffic counts recorded February 28 do not need to be adjusted to average peak season volumes (i.e. the PSCF factor is 0.98). However, the traffic counts collected on July 18' should be adjusted by a factor of 1.01. 2. Proiection of 2017 peak season volumes to 2020 peak season conditions. Based on the historical Average Annual Daily Traffic (AADT) volumes shown in Table 1, traffic volumes along Overseas Highway / US 1 in the vicinity of the project have been increasing slightly over the previous (published) five (5) years. To reflect a worst -case scenario, it was determined that an annual growth rate of two and one -half percent (2.5 %) is appropriate for the study area. 3. Addition of proiect traffic. The project traffic assignment documented in the previous section of this report has been added to the roadway network (i.e. intersections and roadway segments) for the study area. The future traffic calculations (peak season adjustments, background traffic growth, and the traffic associated with the proposed Big Coppitt Apartments development) for the study intersections are contained in Appendix F in tabular format. Figures 7 and 8 on the following pages present the future (2020) background traffic volumes (without the project traffic) and Figures 9 and 10 present the future (2020) total traffic volumes (with the project traffic). 14 Big Coppitt Apartments Traffic Study kl�Dp Mg, a A v 3 e i ilf - � ._ t` - s _ ..... ..... 4F F kl�Dp Mg, a A v 2. ..... ..... 4F C F 3 V'm i; -on .-f' I kl�Dp Mg, a A v 2. ..... ..... 4F C F 3 V'm i; -on .-f' I • Im O low I I TRAFFIC IMPACT ANALYSES This section of the report is divided into four parts: 1) intersection analyses, 2) Overseas Highway / US 1 link analysis, 3) Overseas Highway / US 1 impacts by mile marker, and 4) impacts to local streets. Intersection Analyses The following three (3) intersections were evaluated using the capacity /level of service procedures outlined in the 2010 Highway Capacity Manual (HCM) using the Synchro software ❑ Overseas Highway / US 1 and Boca Chica Road (unsignalized) ❑ Overseas Highway / US 1 and Calle Uno ( unsignalized) ❑ Calle Uno and 2nd Street Operational analyses were performed for each of the intersections identified above. These analyses include existing (2017) peak season conditions, future (2020) background (without project traffic) peak season conditions, and future (2020) total (with project traffic) peak season conditions for AM and PM peak hour conditions. Table 4 below summarizes the results of these analyses for the study intersections. Source: Highway Capacity Manual and SYNCHRO 9 Software. Legend: C (15.9) = LOS (seconds per vehicle delay) 19 Big Coppitt Apartments Traffic Study Table 4 Big Coppitt Apartments Intersection Levels of Service Big Co ppitt Key, Florida Future Future Existing (2020) Conditions (2020) Conditions (2017) Conditions Without Project Traffic With Project Traffic AM PM AM PM AM PM Peak Peak Peak Peak Peak Peak Intersection Hour Hour Hour Hour Hour Hour US 1 & Boca Chica Rd C (15.9) C (15.5) C (16.8) C (16.6) C (17.1) US 1 & Calle Uno C (20.5) C (15.6) C (22.9) C (17.0) D (34.5) C (28.8) Calle Uno & 2nd Street A (6.3) A (5.7) A (6.4) A (5.7) A (7.9) A (7.4) Source: Highway Capacity Manual and SYNCHRO 9 Software. Legend: C (15.9) = LOS (seconds per vehicle delay) 19 Big Coppitt Apartments Traffic Study The Synchro software output for each study intersection and each time horizon analyzed (i.e. existing, future background, and future total traffic conditions) is presented in Appendix G. A discussion of each of the study intersections and their projected operating conditions is presented below. • Overseas Highway / US 1 & Boca Chica Road. Overall, this unsignalized intersection is currently operating at an acceptable level of service (LOS) and will continue to do so in the future design year of 2020 with and without the project traffic associated with the Big Coppitt Apartments development. It must be noted that, although the northbound approach for this intersection is marked with a shared left -turn and right -turn lane, there is ample pavement to the east of this lane that allows this approach to function as if there are two separate lanes. As such, Synchro was coded with a separate right -turn lane with approximately 70 feet of storage in order to more accurately reflect actual physical and operating conditions at this intersection. • Overseas Highway / US 1 & Calle Uno. Currently, this unsignalized intersection operates at an acceptable level of service (i.e. LOS "C ") and will continue to do so in the future design year of 2020 without the project traffic associated with the Big Coppitt Apartments development. Since this will be the entry point for the proposed development, this intersection will be improved with a southbound left -turn lane and a southbound right -turn lane. With this proposed geometry, this intersection will operate at an acceptable LOS. • Calle Uno & 2 2 d- Street. This intersection on the secondary roadway network serving the site is currently operating adequately and is expected to operate at an acceptable LOS (i.e. LOS "A ") in the buildout year with and without the project traffic. 20 Big Coppitt Apartments Traffic Study Link Analysis The link analysis compares the maximum number of reserve trips on Overseas Highway / US 1 through Big Coppitt Key (per Monroe County's Level of Service and Reserve Capacity Table) with the project's traffic impacts. Based upon a 65% / 35% trip distribution, the project will add a maximum of 985 daily trips (65% of the additional 1,516 daily trips) to Segment Number 3 (Big Coppitt Key). According to Monroe County's Level of Service and Reserve Capacity Table (see Appendix H), Segment Number 3 has 1,292 trips of available reserve capacity. Therefore, Overseas Highway / US 1 through Big Coppitt Key has available capacity to absorb the maximum impacts generated by the Big Coppitt Apartments development. US 1 Impacts by Mile Marker For this project, it was assumed that the maximum trip length will be approximately 50 miles to the east and 10 miles to the west. The average trip length to the east was assumed to be half of the maximum trip length; or 25 miles. The trip length to the west was assumed to encompass segments 1 and 2 (Boca Chica and Stock Island). Based upon these trip length assumptions, the Overseas Highway / US 1 segments identified in Monroe County's Traffic Report Guidelines, and the traffic distribution discussed previously, an estimate of the number of primary trips by segment on Overseas Highway / US 1 was performed. Table 5 summarizes the number of primary trips by segment on Overseas Highway / US 1 (Arterial Trip Assignment). As indicated in this table, this project will add approximately 1,516 net new daily vehicle trips. 21 Big Coppitt Apartments Traffic Study Table 5 Big Coppitt Apartments Arterial Trip Assignment Summary (Overseas Highway / US 1) Big Coppitt Key, Florida Project: Big Coppitt Apartments US 1 Mile Marker: 9.5 Location: Big Coppitt Key ITE Land Use Category: 220 Type of Development: Residential Apartments Daily Trip Generation Rate / Formula: 7.29 trips/DU Project Size: 208 Dwelling Units Average Trip Length: 25 Miles East / 10 Miles West Total Daily Trips Percent Primary Trips US 1 Segment Number Percent Directional Split % Impact Based On Trip Length Project Generated Daily Trips 2015 Reserve Capacit 1 65% 80% 788 1,986 2 65% 90% 887 5,167 1,516 100% 3 65%/35% 100% 985 1,292 4 35% 85% 451 2,497 5 35% 75% 398 7,363 6 35% 65% 345 2,650 7 35% 55% 292 1,312 8 35% 45% 239 2,323 9 35% 40% 212 2,434 10 35% 30% 159 394 11 35% 20% 106 5,448 12 35% 0% 0 2,703 Source: Monroe County. Compiled by: KBP Consulting, Inc. (December 2017). 22 Big Coppitt Apartments Traffic Study Impacts to Local Streets As a result of its location, the Big Coppitt Apartments project will require motorists to use local roadways to access the site. The roadways to be utilized by residents and visitors of the subject site will be Calle Uno and 2nd Street. In accordance with the FDOT's 2013 Quality /Level of Service (QLOS) Handbook, the LOS criteria for these local roadways are as follows: Generalized Peak Hour Two -Way Volumes in an Urbanized Area Class II (35 mph or slower posted speed limit) 2 Lanes / Undivided LOS "C" Peak Hour Volume' 660 vph Adjustments ( -30 %) -198 vph Resulting Volumes 462 vph LOS "D" LOS "E" 1,330 vph 1,410 vph -399 vph -423 vph 931 vph 987 vph Based upon the foregoing roadway capacity information, the LOS "C" capacity for non -state two -lane undivided roadways with no right- or left -turn lanes is 462 vehicles per hour (vph) The relevant excerpt from the QLOS Handbook is presented in Appendix I. During the data collection effort in July, our project team performed a continuous 72 -hour traffic counts on Calle Uno and 2nd Street. These traffic counts were performed on Tuesday, Wednesday, and Thursday, July 18 - 20, 2017 and measured the number of vehicles in 15- minute intervals. This data is presented in Appendix J of this report. The resulting future (2020) peak season adjusted, peak hour volumes (based upon the 3 -day average of the traffic counts) with project traffic for each roadway are presented in Table 6 on the following page. 3 "vph" = vehicles per hour. 4 -10% for non -state signalized roadways and -20% for the absence of left and right turn lanes. 23 Big Coppitt Apartments Traffic Study Source: Florida Department of Transportation, Crossroads Engineering, KBP Consulting, Inc. Compiled by: KBP Consulting, Inc. (December 2017) As indicated in Table 6 above, both of the local roadways to be directly impacted by traffic associated with the Big Coppitt Apartments project will operate at Level of Service (LOS) "C" in the buildout year of 2020 with the project traffic. 24 Big Coppitt Apartments Traffic Study Table 6 Big Coppitt Apartments Local Roadways - Volumes and Levels of Service Overseas Highway / US 1 - Big Coppitt Key, Florida Peak Hour Seasonally Future (2020) Two -Way Volume Adjusted Volume Background Volume Peak Hour Total Roadway (3 -Day Avg.) (PSCF =1.01) (2.5% /year) Project Traffic Volume Level of Service Calle Uno 43 43 46 113 159 C 2nd Street 1 21 1 21 1 23 1 113 1 136 1 C Source: Florida Department of Transportation, Crossroads Engineering, KBP Consulting, Inc. Compiled by: KBP Consulting, Inc. (December 2017) As indicated in Table 6 above, both of the local roadways to be directly impacted by traffic associated with the Big Coppitt Apartments project will operate at Level of Service (LOS) "C" in the buildout year of 2020 with the project traffic. 24 Big Coppitt Apartments Traffic Study SUMMARY & CONCLUSIONS Based upon the results of the traffic impact analyses performed for the proposed Big Coppitt Apartments development to be located near Mile Marker 9.5 on Big Coppitt Key, Monroe County, Florida, Overseas Highway / US 1 on Big Coppitt Key has adequate capacity to accommodate the traffic impacts generated by the proposed residential development. 25 Big Coppitt Apartments Traffic Study Appendix A Big Coppitt Apartments — Big Coppitt Key Traffic Impact Study Methodology as �a �s E CL CD CL U- E KBP CONSULTING, INC. MEMORANDUM To: John Arrieta, P.E. AECOM From: Karl B. Peterson, P.E. Bart Smith, Esq. Date: February 21, 2017 Subj ect: Big Coppitt Apartments — Big Coppitt Key Traffic Analysis Methodology Big Coppitt Apartments is a proposed residential apartment community to be located on the north side of Overseas Highway / US 1 at the west end of Big Coppitt Key, Monroe County, Florida. The total number of proposed residential dwelling units at this site will be 208. The following is a preliminary traffic analysis methodology to assess the potential traffic impacts associated with the proposed development. Development Existing: • Vacant Proposed: • 208 Residential Apartments Traffic Study Based upon the information presented above, it is evident that a Level 3 Monroe County traffic analysis will be required. Intersections to be Evaluated Morning peak period (7:00 AM to 9:00 AM) and afternoon peak period (4:00 PM to 6:00 PM) intersection turning movement counts will be collected at the following locations: • US 1 / Overseas Highway & Boca Chica Road • US 1 / Overseas Highway & 4 th Street • US 1 / Overseas Highway & Calle Uno Trip Generation The trip generation analysis will be based upon data in the Institute of Transportation Engineers (ITE) Trip Generation Manual (9 Edition) for the Apartment land use. .iii a 560 - 7103 ® i KBP CONSULTING, INC. Preliminary Calculations: • Proposed — Apartments • Daily Trips: 1,352 • AM Peak Hour Trips: 106 • PM Peak Hour Trips: 129 Trip Length The maximum and average trips lengths on Overseas Highway / US 1 will be consistent with similar projects that have been performed in the immediate study area. Pending Proiects To be determined. Site Access and Circulation Vehicular access points to the site will be noted, described, and evaluated. Access to US 1 / Overseas Highway One of the means of ingress and egress to the site will be via the intersection at US 1 / Overseas Highway and 4 th Street. This intersection has been previously reviewed by the County and potential improvements have been identified. We will review those findings and assess their viability as it relates to this project. Documentation A traffic impact study will be prepared documenting the background conditions, trip generation characteristics, trip distribution, intersection analyses, and traffic impacts by mile marker in accordance with the current Monroe County LOS and Reserve Capacity Table. 2 Appendix B Big Coppitt Apartments — Big Coppitt Key Preliminary Site Plan as �a �s E CL CD CL U- E I ( ;ueweej6e ;uewdoIanap sJOu:Ped Aiient)) uoi ;eoilddV ;ueweejBV ;uewdolOAGa Aaaent) a1i=I : ;uGwt43e ; ;V r LL ' K- 1N3WdO13A3(l WUN30IS3b a r z ),2J2JVAO 3Hl U e N x x w g � W E �¢ s ca 5 r, r a , i . v v b u iri •• © b CZ e. 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I to L-0 1 N-1OM cc) C- "o L-0 1 (Y) NH ' n E-i 9 r_i I H r-1 r-1 r-1 r-1 r-1 r-1 0 0 0 0 0 0 0 0 0 - - - - - - - - - - - - - - - - - O' N Ei H Ei W p; I OOO 0 I IONN a Ei , U I rn W CTl I W E i I E i 0 ,-a WAD Ei 0 r4 a I o00 � ri 0 I Ol r N H II II E i , Ei u I 11 11 L-() m(x x w r4 I L-o L-o L-o W a' w I rxww w�C�Crx H H W E1 E1 E1 U) U] 0 o I 0 0 0 0.i W W rx H W Ei I ••• H 0 E1U U I rnrnrn CT, (x(xH Eiw(x w I 11wWP4 a'fi3O �- O 0 a x I w P4 U]U]a' •fxE1Q zu WHxrx �HEi EixHFC (x Ei Q FC E1 U) Q H N I H II II Cam, E1 W E1 E1 0 q z I mE1�om E1 g o I o0o W E1 U]u H I O Ca) O U] z H W E1 I �In� aw •H w za a u I FCEiW x 0 0 O W I �D F-i -1 E-iHE1 0 i E1 U] U] H I a H O 99- Q I U]U]U] E1 HN wa o wmrx Qo�o w�C P4 x rx rx z z I w E1 0E1 O 1 0(D 0 E-iQ H ,-� - H I O O O �:) w O Ei I I- ,o L-0 a0 Ei O U I r-1 r-1 r-1 X U w o W I O W H Z a I uU) wH H I Ei E1 Q I Z Z Z a W FC W U U] E1 a U] W E1 O U] U] p I U] fT, U C7 0 E1 E i I O O O ,-a 0 a g I coo CI., E1 I rn -1 m U I I I (y) (y N Ei 9 Q [i, O r1 � OD z W rx I "o L-0 ' D E i 9 1 r r-1 r-1 Big Coppitt Apartments Big Coppitt Key Growth Rate Analysis Site #900010 - SR 5 / US 1, 200 feet north of Rockland Channel Bridge (MM 9.6) Year Volume Growth Rate 2011 21,000 2016 23,500 2.28% Site #900050 - CR 941, 200 feet south of SR 5 / US 1(Big Coppitt Key) Year Volume 2011 2016 Growth Rate 2,600 3,500 6.13% Site #900106 - SR 5 / US 1, 200 feet north of Shark Channel Bridge Year Volume Growth Rate 2011 17,800 2016 19,400 1.74% Total - All Count Stations Year Volume Growth Rate 2011 41,400 2016 46,400 2.31% E �a �s E CL aD CD �a as CL Appendix D 2017 Intersection Turning Movement Counts as �a �s E CL CL U- E Engineering CLIENT: KBP 10232 NW 47 Street File Name: 20170228 TMC JOB No 2017 -00173 Sunrise, FL 33351 Site Code: - PROJECT: TMC TEL 954 -815 -3265 Count Date: 02/28/2017 (Tue.) COUNTY: Monroe Left Page No: 1 of 3 Right Groups Printed: Automobiles & Heavy Vehicles Left Thru Ri ht I US 1 Boca Chica Rd. US 1 Southbound Westbound Northbound Eastbound Start Time U -Turn I Left Thru Right I U -Turn Left Thru Right U -Turn Left Thru Right U -Turn Left Thru Ri ht I Int Total 06:00 AM 06:15 AM q9 06:30 AM E 06:45 AM q9 Total CD 07:00 AM 0 0 0 0 0 5 225 0 0 37 0 3 0 0 73 1 344 07:15 AM 0 0 0 0 0 3 262 0 0 26 0 8 0 0 77 8 384 07:30 AM 0 0 0 0 0 3 258 0 0 39 0 10 0 0 91 10 411 49 07:45 AM 0 0 0 0 0 7 196 0 0 29 0 5 5 0 102 4 348 E Total 0 0 0 0 0 18 941 0 0 131 0 26 5 0 343 23 1487 CL 0 08:00 AM 0 0 0 0 0 7 205 0 0 31 0 6 4 0 100 14 367 Q) 08:15 AM 0 0 0 0 0 5 179 0 0 22 0 14 0 0 86 10 316 ap 08:30 AM 0 0 0 0 0 6 191 0 0 25 0 10 0 0 122 9 363 08:45 AM 0 0 0 0 0 5 164 0 0 19 0 9 0 0 120 7 324 Total 0 0 0 0 0 23 739 0 0 97 0 39 4 0 428 40 1370 09:00 AM 09:15 AM CL 09:30 AM 09:45 AM Total 10:00 AM 10 AM 10:30 AM BREAK 10 45 A Total 1100 AM 1115 AM 1130 AM CL 1145 AM Total �9 12:00 PM E 12:15 PM CD 12:30 PM 12:45 PM CD Total 01:00 PM 0115 PM E 0130 PM CL 0145 PM 0 Total BREAK 02:00 PM > 02:15 PM 02:30 PM 02 45 P Total 03:00 PM 03:15 PM 03:30 PM q� 03:45 PM LL Total 04:00 PM 0 0 0 0 0 4 193 0 0 25 0 14 0 0 208 29 473 0 as 04:15 PM 0 0 0 0 0 7 192 0 0 17 1 19 0 0 225 34 495 E 04:30 PM 0 0 0 0 0 2 140 0 0 17 0 24 0 0 245 29 457 04:45 PM 0 0 0 0 0 7 175 0 0 23 0 18 0 0 243 25 491 0 Total 0 0 0 0 0 20 700 0 0 82 1 75 0 0 921 117 1916 Q 05:00 PM 0 0 0 0 0 12 153 0 0 13 0 20 0 0 246 30 474 05:15 PM 0 0 0 0 0 9 148 0 0 14 0 24 0 0 241 27 463 05:30 PM 0 0 0 0 0 6 133 0 0 21 0 17 0 0 216 22 415 05:45 PM 0 0 0 0 0 5 137 0 0 19 0 17 0 0 221 20 419 Total 0 0 0 0 0 32 571 0 0 67 0 78 0 0 924 99 1771 06:00 PM 06:15 PM 06:30 PM 06:45 PM Total Groups Printed: Automobiles & Heavy Vehicles File Name: 20170228 TMC Site Code: - Count Date: 2/28/2017 (Tue.) Page No: 2 of 3 I ' Engineering 10232 NW 47 Street CLIENT: KBP Sunrise, FL 33351 JOB No 2017 -00173 TEL: 954 - 815 -3265 PROJECT: TMC Boca Chica Rd. COUNTY: Monroe Groups Printed: Automobiles & Heavy Vehicles File Name: 20170228 TMC Site Code: - Count Date: 2/28/2017 (Tue.) Page No: 2 of 3 Intersection Peak Hour Analysis From 07:00 AM to 9:00 AM Peak Hour for Entire Intersection Begins at : 07:15 AM to 08:15 AM In Total Out 0 0 0 0 0 1 0 0 Right Thru Left U -Turn LD o LD North L L o CO o AM PEAK HOUR 2 s ,� 07:15 AM to 08:15 AM J IN 1,510 �J° o _ OUT 1,510 CU ° � Total 3,020 o L-j T L r� t F- U-Turn Left Thru Right 0 125 0 29 56 210 154 Out Total In Boca Chica Rd. as �a �s �s E CL 0 a� CD cta as CL US 1 Boca Chica Rd. US 1 Southbound Westbound Northbound Eastbound Start Time U -Turn Left Thru Right U -Turn Left Thru Right U -Turn Left Thru Right U -Turn Left Thru Right Int Tota 07:15 AM 0 0 0 0 0 3 262 0 0 26 0 8 0 0 77 8 384 07:30 AM 0 0 0 0 0 3 258 0 0 39 0 10 0 0 91 10 411 07:45 AM 0 0 0 0 0 7 196 0 0 29 0 5 5 0 102 4 348 08:00 AM 0 0 0 0 0 7 205 0 0 31 0 6 4 0 100 14 367 Total 0 0 0 0 0 20 921 0 0 125 0 29 9 0 370 36 1510 PHF 0.000 0.000 0.000 0.000 0.000 0.714 0.879 0.000 0.000 0.801 0.000 0.725 0.450 0.000 0.907 0.643 0.92 Heavy Veh % 0% 0% 0% 0% 0% 13% 6% 0% 0% 4% 0% 19% 0% 0% 10% 10% 8% App Vol % 0% 0% 0% 0% 0% 2% 98% 0% 0% 81% 0% 19% 2% 0% 89% 9% Intersection Peak Hour Analysis From 07:00 AM to 9:00 AM Peak Hour for Entire Intersection Begins at : 07:15 AM to 08:15 AM In Total Out 0 0 0 0 0 1 0 0 Right Thru Left U -Turn LD o LD North L L o CO o AM PEAK HOUR 2 s ,� 07:15 AM to 08:15 AM J IN 1,510 �J° o _ OUT 1,510 CU ° � Total 3,020 o L-j T L r� t F- U-Turn Left Thru Right 0 125 0 29 56 210 154 Out Total In Boca Chica Rd. as �a �s �s E CL 0 a� CD cta as CL Groups Printed: Automobiles & Heavy Vehicles File Name: 20170228 TMC Site Code: - Count Date: 2/28/2017 (Tue.) Page No: 3 of 3 I ' Engineering 10232 NW 47 Street CLIENT: KBP Sunrise, FL 33351 JOB No 2017 -00173 TEL: 954 - 815 -3265 PROJECT: TMC Boca Chica Rd. COUNTY: Monroe Groups Printed: Automobiles & Heavy Vehicles File Name: 20170228 TMC Site Code: - Count Date: 2/28/2017 (Tue.) Page No: 3 of 3 Intersection Peak Hour Analysis From 04:00 PM to 06:00 PM Peak Hour for Entire Intersection Begins at : 04:15 PM to 05:15 PM In Total Out 0 0 0 0 0 1 0 0 Right Thru Left U -Turn o ° North L L CD PM PEAK HOUR 2 � s 04:15 PM to 05:15 PM J IN 1,917 �JN OUT 1,917 16 s o LD Total 3,834 o CO T o � o r� t F- U-Turn Left Thru Right 0 70 1 81 146 298 152 Out Total In Boca Chica Rd. as �a �s �s E CL 0 a� CD cta as CL US 1 Boca Chica Rd. US 1 Southbound Westbound Northbound Eastbound Start Time U -Turn Left Thru Right U -Turn Left Thru Right U -Turn Left Thru Right U -Turn Left Thru Right Int Tota 04:15 PM 0 0 0 0 0 7 192 0 0 17 1 19 0 0 225 34 495 04:30 PM 0 0 0 0 0 2 140 0 0 17 0 24 0 0 245 29 457 04:45 PM 0 0 0 0 0 7 175 0 0 23 0 18 0 0 243 25 491 05:00 PM 0 0 0 0 0 12 153 0 0 13 0 20 0 0 246 30 474 Total 0 0 0 0 0 28 660 0 0 70 1 81 0 0 959 118 1917 PHF 0.000 0.000 0.000 0.000 0.000 0.583 0.859 0.000 0.000 0.761 0.250 0.844 0.000 0.000 0.975 0.868 0.97 Heavy Veh % 0% 0% 0% 0% 0% 10% 5% 0% 0% 1% 0% 4% 0% 0% 2% 2% 3% App Vol % 0% 0% 0% 0% 0% 4% 96% 0% 0% 46% 1% 53% 0% 0% 89% 11% Intersection Peak Hour Analysis From 04:00 PM to 06:00 PM Peak Hour for Entire Intersection Begins at : 04:15 PM to 05:15 PM In Total Out 0 0 0 0 0 1 0 0 Right Thru Left U -Turn o ° North L L CD PM PEAK HOUR 2 � s 04:15 PM to 05:15 PM J IN 1,917 �JN OUT 1,917 16 s o LD Total 3,834 o CO T o � o r� t F- U-Turn Left Thru Right 0 70 1 81 146 298 152 Out Total In Boca Chica Rd. as �a �s �s E CL 0 a� CD cta as CL CLIENT: KBP s t 10232 NW 47 Street File Name: 20170228 TMC JOB No 2017 -00173 Sunrise, FL 33351 Site Code: - PROJECT: TMC TEL 954 -815 -3265 Count Date: 02/28/2017 (Tue.) COUNTY: Monroe Page No: 1 of 3 Groups Printed: Automobiles & Heavy Vehicles Cale Uno US 1 US 1 Southbound Westbound Northbound Eastbound Start Time U -Turn Left Thru Right I U -Turn Left Thru Right I U -Turn Left Thru Right I U -Turn I Left Thru I Right Int Total 06:00 AM 06:15 AM q9 06:30 AM E 06:45 AM q9 Total CD 07:00 AM 0 1 0 9 0 0 340 0 0 0 0 0 0 2 79 0 431 07:15 AM 0 0 0 10 0 0 384 1 0 0 0 0 0 2 100 1 498 07:30 AM 0 1 0 7 0 0 355 1 0 0 0 0 0 1 113 1 479 49 07:45 AM 0 2 0 3 0 0 359 1 0 0 0 0 0 3 108 0 476 E Total 0 4 0 29 0 0 1438 3 0 0 0 0 1 0 8 400 2 1884 CL 0 08:00 AM 0 0 0 3 0 0 290 0 0 0 0 0 0 2 137 0 432 Q) 08:15 AM 0 1 0 1 0 0 234 1 0 0 0 0 0 3 139 0 379 ap 08:30 AM 0 0 0 7 0 0 246 3 0 0 0 0 0 5 153 0 414 08:45 AM 0 2 0 2 0 0 242 0 0 0 0 0 0 0 156 0 402 Total 0 3 0 13 0 0 1012 4 0 0 0 0 0 10 585 0 1627 09:00 AM 09:15 AM CL 09:30 AM 09:45 AM Total 10:00 AM 10 AM 10:30 AM BREAK 10 45 A Total 1100 AM 1115 AM 1130 AM CL 1145 AM Total �9 12:00 PM E 12:15 PM CD 12:30 PM 12:45 PM CD Total 01:00 PM 0115 PM E 0130 PM CL 0145 PM 0 Total BREAK 02:00 PM > 02:15 PM 02:30 PM 02 45 P Total 03:00 PM 03:15 PM 03:30 PM q� 03:45 PM LL Total 04:00 PM 0 2 0 2 0 0 260 1 0 0 0 0 0 0 2 309 0 576 0 04:15 PM 0 0 0 2 0 0 215 0 0 0 0 0 0 4 325 0 546 E 04:30 PM 0 1 0 4 0 0 189 2 0 0 0 0 0 7 336 0 539 04:45 PM 0 0 0 5 0 0 224 0 0 0 0 0 0 5 354 0 588 0 Total 0 3 0 13 0 0 888 3 0 0 0 0 0 18 1324 0 2249 Q 05:00 PM 0 2 0 2 0 0 170 4 0 0 0 0 0 5 338 0 521 05:15 PM 0 4 0 3 0 0 168 0 0 0 0 0 0 3 343 0 521 05:30 PM 0 0 0 1 0 0 172 2 0 0 0 0 0 3 332 0 510 05:45 PM 0 1 0 2 0 0 187 2 0 0 0 0 0 1 300 0 493 Total 0 7 0 8 0 0 697 8 0 0 0 0 0 12 1313 0 2045 06:00 PM 06:15 PM 06:30 PM 06:45 PM Total Engineering 10232 NW 47 Street CLIENT: KBP Sunrise, FL 33351 JOB No 2017 -00173 TEL: 954 - 815 -3265 PROJECT: TMC COUNTY: Monroe Groups Printed: Automobiles & Heavy Vehicles File Name: 20170228 TMC Site Code: - Count Date: 2/28/2017 (Tue.) Page No: 1 of 3 Intersection Peak Hour Analysis From 07:00 AM to 9:00 AM Peak Hour for Entire Intersection Begins at : 07:15 AM to 08:15 AM Cale Uno In Total Out T 37 11 23 0 1 3 0 Right Thru Left U -Turn North L L U . 0 F- C-) I 6 AM PEAK HOUR ° ° s 07:15 AM to 08:15 AM J IN 1,885 J � N _ CU co OUT 1,885 �� Total 3,770 o T L � a� v O r� t F- U-Turn Left Thru Right F - 0 - 7 - 0 0 0 0 0 0 Out Total In as �a �s �s E CL 0 a� CD cta as CL Cale Uno US 1 US 1 Southbound Westbound Northbound Eastbound Start Time U -Turn Left Thru Right U -Turn Left Thru Right U -Turn Left Thru Right U -Turn Left Thru Right Int Tota 07:15 AM 0 0 0 10 0 0 384 1 0 0 0 0 0 2 100 1 498 07:30 AM 0 1 0 7 0 0 355 1 0 0 0 0 0 1 113 1 479 07:45 AM 0 2 0 3 0 0 359 1 0 0 0 0 0 3 108 0 476 08:00 AM 0 0 0 3 0 0 290 0 0 0 0 0 0 2 137 0 432 Total 0 3 0 23 0 0 1388 3 0 0 0 0 0 8 458 2 1885 PHF 0.000 0.375 0.000 0.575 0.000 0.000 0.904 0.750 0.000 0.000 0.000 0.000 0.000 0.667 0.836 0.500 0.95 Heavy Veh % 0% 0% 0% 4% 0% 0% 6% 40% 0% 0% 0% 0% 0% 11% 12% 0% 7% App Vol % 0% 12% 0% 88% 0% 0% 100% 0% 0% 0% 0% 0% 0% 2% 98% 0% Intersection Peak Hour Analysis From 07:00 AM to 9:00 AM Peak Hour for Entire Intersection Begins at : 07:15 AM to 08:15 AM Cale Uno In Total Out T 37 11 23 0 1 3 0 Right Thru Left U -Turn North L L U . 0 F- C-) I 6 AM PEAK HOUR ° ° s 07:15 AM to 08:15 AM J IN 1,885 J � N _ CU co OUT 1,885 �� Total 3,770 o T L � a� v O r� t F- U-Turn Left Thru Right F - 0 - 7 - 0 0 0 0 0 0 Out Total In as �a �s �s E CL 0 a� CD cta as CL Engineering 10232 NW 47 Street CLIENT: KBP Sunrise, FL 33351 JOB No 2017 -00173 TEL: 954 - 815 -3265 PROJECT: TMC COUNTY: Monroe Groups Printed: Automobiles & Heavy Vehicles File Name: 20170228 TMC Site Code: - Count Date: 2/28/2017 (Tue.) Page No: 1 of 3 Intersection Peak Hour Analysis From 04:00 PM to 06:00 PM Peak Hour for Entire Intersection Begins at : 04:00 PM to 05:00 PM Cale Uno In Total Out 16 37 21 13 0 1 3 0 Right Thru Left U -Turn o ° North L L m CD PM PEAK HOUR 2 � s 04:00 PM to 05:00 PM — H J IN 2,249 J CD CU N OUT 2,249 N s �� Total 4,498 � T L O r� t F- U-Turn Left Thru Right F - 0 - 7 - 0 0 0 0 0 0 Out Total In as �a �s �s E CL 0 a� CD cta as CL Cale Uno US 1 US 1 Southbound Westbound Northbound Eastbound Start Time U -Turn Left Thru Right U -Turn Left Thru Right U -Turn Left Thru Right U -Turn Left Thru Right Int Tota 04:00 PM 0 2 0 2 0 0 260 1 0 0 0 0 0 2 309 0 576 04:15 PM 0 0 0 2 0 0 215 0 0 0 0 0 0 4 325 0 546 04:30 PM 0 1 0 4 0 0 189 2 0 0 0 0 0 7 336 0 539 04:45 PM 0 0 0 5 0 0 224 0 0 0 0 0 0 5 354 0 588 Total 0 3 0 13 0 0 888 3 0 0 0 0 0 18 1324 0 2249 PHF 0.000 0.375 0.000 0.650 0.000 0.000 0.854 0.375 0.000 0.000 0.000 0.000 0.000 0.643 0.935 0.000 0.96 Heavy Veh % 0% 0% 0% 0% 0% 0% 6% 0% 0% 0% 0% 0% 0% 5% 4% 0% 5% App Vol % 0% 19% 0% 81% 0% 0% 100% 0% 0% 0% 0% 0% 0% 1% 99% 0% Intersection Peak Hour Analysis From 04:00 PM to 06:00 PM Peak Hour for Entire Intersection Begins at : 04:00 PM to 05:00 PM Cale Uno In Total Out 16 37 21 13 0 1 3 0 Right Thru Left U -Turn o ° North L L m CD PM PEAK HOUR 2 � s 04:00 PM to 05:00 PM — H J IN 2,249 J CD CU N OUT 2,249 N s �� Total 4,498 � T L O r� t F- U-Turn Left Thru Right F - 0 - 7 - 0 0 0 0 0 0 Out Total In as �a �s �s E CL 0 a� CD cta as CL ( ;ueweej6e ;uewdoIanap saau:Ped Aaaent)) uoi ;eoilddV ;ueweejBV ;uewdolanaa Aiient) a1i=l : ;uGwt43e ; ;V O O O O O N NC C V''O - NOM 0)00000 O N V 00000 X 0) 0) J O Z Y U O I- d 00000 Z O � 3 O O 0000000 0) O 0) � MO -O V V O -MOO E O O J EL D W W N O � CI z r- 0 0 0 0 0 00000 z O 0) J 00000 z O o o U O 0000000 0) N OR 6 Q Q Q Q m O Q Q Q Q m p O -1 O Z H 0 M Lo N M N W(n(nW U 3 O U_ 0- V 0- V m YN Cl) V - - U �O000 2 O N 7 0 0 0 0 0 00000 N M � w In N - N -MII- MMONIW • • • • • • • • • p• V 0 0 0 0 0 00000 Q J Z O 3 O W -a J 3 N In M V N- 0 J j U o V''O - NOM 00000 O N V tab X Q 0) J O Z Y 49 00000 Z O � 3 O O 0000000 H H � MO -O V V O -MOO W J EL D W W N O � N Lr) M J� 2 N 0 M V N C O 00000 z O o o U O 0000000 E Q Q Q Q m O Q Q Q Q m p O -1 O Z H 0 M Lo N M N W m O U_ 0- V 0- V m YN Cl) V - - U �O000 2 00 00 00 00 OOOO Y HOL Cl) (D O) r- j X00000 w In N O) 00000 co I-- 00000 zz)z iy 00000 O O O O U) — � Q 00000 00000 0000000 m M 00 W 00000 0000000 C) —) C) C) M N = uio0000 00000 O O O O 00000 07 LL M O 00000 O O O O O 0000000 M - MMO - - -N0 00M01- d -M MO�N� �rj N O) u) E p Q O O O O O 0000000 2E 2E 2E 2E CD � m c o 0 0 0 W d d d d p d d d d O O - N W J J 0Lo01n� V 0 0 0 0 0 00000 M O M V - O _ O J 2 V V V V In In In In d O 0000 O O O O 2 Q ;> U) CL U) 3 O O > � 3 0 p � z N 3 0 0 0 0 0 00000 LLI >> a � 00000 O O O O O V 0 0 0 0 0 00000 Q J Z O 3 O W -a J 3 N In M V N- 0 J j U o r- (V 00000 0 LU O 0000000 X 00000 O O O O O Z Y _ 00000 O O O O O 0000000 H H � MO -O V V O -MOO J EL D W W N O � N Lr) 0 O N O) 00000 z O o o U O 0000000 E Q Q Q Q m O Q Q Q Q m p O ~ 0 M 0 M Lo N M N W m O 0- V 0- V m YN Cl) V - - U �O000 r r r r 00 00 00 00 OOOO Y HOL Cl) (D O) r- (V w In N O) 00000 00000 zz)z 00000 O O O O of LU 00000 00000 0000000 m Jmof 0 00000 00000 0000000 C) —) O O O O O 0000000 00000 r- (V 00000 O O O O O 0000000 00000 O O O O O 0000000 00000 O O O O O 0000000 - -N -0 MO -O V V O -MOO -N N O � N Lr) N O) 00000 O O O O O 0000000 MNOM 00 I- - - N- (Omw0000 N M N N 0 V N Cl) V - - O) MM - MO V I-00 Cl) 0 Cl) (D O) r- (V In N O) 00000 00000 0000000 00000 O O O O O 0000000 00000 00000 0000000 00000 00000 0000000 00000 O O O O O 0000000 00000 O O O O O 0000000 00000 O O O O O 0000000 M - MMO - - -N0 00M01- -M MO�N� �rj N O) 00000 O O O O O 0000000 2E 2E 2E 2E m 2E 2E 2E 2E m c o 0 0 0 W d d d d p d d d d O O - H H W J J 0Lo01n� 0Lo 0 L i+�DD U U O Cl) V O M V - O _ O Q Q 2 V V V V In In In In c = W 0000 O O O O 2 Q ;> O > � LLI ( ;ueweej6e ;uewdoIanap saau:Ped Aaaent)) uoi ;eoilddV ;ueweejBV ;uewdolanaa Aiient) a1i=l : ;uGwt43e ; ;V L N O � (O �O � I- � O O Mm0N00 0 0 (D (6 O OOI- N fl N O N 000000 0 (n E O O O m O 0 Z 0) a O Z C) � - O � 3 . ��� 0000000 0 0 Z N J O N (6 W i 0000000 O � O M M O N O 0 r- ( (hif7MM'IT 75 0 o 0 a Q 0000000 U) tab 0) 0 O Q 6 d le Z c: D O O - - N V 0 0 c 0 J N L O J O U Z i M V N 0 V 0 _ N N (o 0000000 00 U) - L rn 0 O co M CD N CD 00000 O _j O � M o D _N ~ 0 i U) Q C) Co 00 I- M 000000 0 N 00 a�i ° o IL - o 0000000 0-0 J 0 Z N N 2 0000000 O � O 2 0000000 0 O af (hV NCO o N H Q O Q N 0) f!1 d <0000000 N 20 O d z Z ll� 00 X00000000 w� J t J j J 0 U O O O } U 0) Q m (h V N O N i U W °o O O �m H H O J N E 0 0 0 0 0 0 0 0 C W . qOp o) � " 00 Z E U) 0 C:) Z N m0 E � w 2 222 E o Y � N ~ a � 0 0 L o 0Lo 0 } 3 00 00 00 00 ZOZ-) ==0000mQ LU 0D m m 0 -)0- 0 0 0 as ( ;ueweej6e ;uewdoIanap saau:Ped Aaaent)) uoi ;eoijddV ;ueweejBV ;uewdojanaa Aaaent) affil : ;uGwt43e ; ;V L N �O I- O O O N O O (6 0 UO I—M N O N E 'O m O ZU - O R Um 00 1-- (n —LO M N O J i 0) LL M (n E 6 Co 00 O N M U' w z Y H H J � 0_ W O ° U CDO m ° O N H U} HO zz�z wm0D -1 0cr 0 U-) mU 2ND ST Out In Total DO 0 DO 01 0 0 1 0 Right T�u Le� Peds O 6 N o O `� a Q O o a a N- M 6 o Q .0 0 F- z f L O LU C) D' �C J O ` z m = w O z C) O H� OL F-Q H �� O o a Q = � a 4 � nj41 34n!a sPad 0 0 8 0 Zl Ielol u 3no 1S ONZ ( ;ueweej6e ;uewdoIanap saau:Ped Aaaent)) uoi ;eoilddV ;ueweejBV ;uewdolanaa Aiient) a1i=l : ;uGwt43e ; ;V L N MO O � (n 0 (O 0000000 0 (h C:) 00 Ln (6 C) OOI- V fl N O N 0000000 E O O O 0 m O 0 Z 0) a O Z C) � m O .-2 U) LLcn6� o 00000000 0 N J O N (6 Mme Cl) O(h O 00 L() (O� VOA Ln tab 0) O Q 6 d Z Ow NOnfhN -m J t J Lo V J O Lo U Z v��c�rnrnM m �LP a) (o 0000000 00 I� 0 U L O CD M N co CD O � _jM o 00000 0 _N ~ i U) Co 00 Q C) M N 000000 0 00 a�i o IL ( / ) O= ( , ) 0000000 0 N J O N 2 0000000 O � O 0000000 0 O H O (fl Q Q N 0) ' N 75 LO O Q -a d d V z LO O W �O N N 0 0 0 0 0 0 0 J t J 0 U O J j O O 0) } U :3 CL M 0 O(rO U W �o O �(0 Z v H H O J N E 00000000 (n 0 0 Z .qO O°o0T U) Z N O � O 0 a) 2 � , w mom E dddd E o x N� HQ 0LoO Loo Odd ZOZ�Z �==0000�Q w m m Ho 0 -)0- as (n 0 0000000 0 H O (fl Q Q N 0) ' N 75 LO O Q -a d d V z LO O W �O N N 0 0 0 0 0 0 0 J t J 0 U O J j O O 0) } U :3 CL M 0 O(rO U W �o O �(0 Z v H H O J N E 00000000 (n 0 0 Z .qO O°o0T U) Z N O � O 0 a) 2 � , w mom E dddd E o x N� HQ 0LoO Loo Odd ZOZ�Z �==0000�Q w m m Ho 0 -)0- as ( ;ueweej6e ;uewdoIanap saau:Ped Aaaent)) uoi ;eoijddV ;ueweejBV ;uewdojanaa Aaaent) affil : ;uGwt43e ; ;V L N �O I- O O O N O O (6 0 U O r- LO N O N E 'O m O ZU - O R Um 00 r• U) — LO M N O J i 0) LL M (n E 6 Co 00 O N M U' w z Y H H J � 0_ W O ° U CDO m ° O N H U} HO zz�z wm0D -1 0cr 0 U-) mU 2ND ST Out In Total DO 0 DO 01 0 0 1 0 Right T�u Le� Peds a a 0 F0 z f O J C J O F uJ 0 D N - J W ` z m = w ` �H U O H� oL �Q O o a Q = � a 4 � nj41 34n!a sPad 0 0 L 0 6L © Zl Ielol uI 3no 1S ONZ ( ;ueweej6e ;uewdoIanap saau:Ped AJ N O O O O O N N00 O H C O C (n N U O r— d N O N E - O O C) o c Z N J N OR 6 LL(n(n0- O 0 -0 — 7 O C tab N co (n — L(') M N co J 0) LL M cn E 6 Co 00 O N M U' w Z Y H H J � 0- w 0 U CDO Y n! H U} HO zz ) z wm0D —1 0cr 0 U�wU O C O C O C O C O c O C O C O C O C O c Q O E 00 O Q Q w w Ir Ir ED ED sent)) uoi ;eoilddV ;ueweejBV ;uewdolanaa Aiient) a1i : ;uewt4oe ; ;V 000 000 000 - O Cl) O (yj Cl) 000 000 - — O Cl) O (yj Cl) 000 000 000 000 000 O Cl) O (yj Cl) 000 r U +s O Q o Y Q Q 0 w ry ED Appendix E 2016 Peak Season Factor Category Report as �a �s E CL CL U- E 2016 PEAK SEASON FACTOR CATEGORY REPORT - REPORT TYPE: ALL CATEGORY: 9000 MONROE COUNTYWIDE MOCF: 0.93 WEEK DATES SF PSCF -------------------------------------------------------------------------------- 1 01/01/2016 - 01/02/2016 0.97 1.04 2 01/03/2016 - 01/09/2016 0.98 1.05 3 01/10/2016 - 0111612016 0.99 1.06 4 01/17/2016 - 01/23/2016 0.98 1.05 5 01/24/2016 - 01/30/2016 0.97 1.04 6 01/31/2016 - 02/06/2016 0.96 1.03 * 7 02/07/2016 - 02/13/2016 0.95 1.02 * 8 02/14/2016 - 02/20/2016 0.94 1.01 * 9 02/21/2016 - 02/27/2016 0.93 1.00 *10 02/28/2016 - 03/05/2016> 0.91 0.98'' *11 03/06/2016 - 03/12/2016 0.90 0.97 *12 03/13/2016 - 03/19/2016 0.89 0.96 *13 03/20/2016 - 03/26/2016 0.90 0.97 *14 03/27/2016 - 04/02/2016 0.92 0.99 *15 04/03/2016 - 04/09/2016 0.94 1.01 *16 04/10/2016 - 04/16/2016 0.96 1.03 *17 04/17/2016 - 04/23/2016 0.96 1.03 *18 04/24/2016 - 04/30/2016 0.96 1.03 *19 05/01/2016 - 05/07/2016 0.96 1.03 20 05/08/2016 - 05/14/2016 0.96 1.03 21 05/15/2016 - 05/21/2016 0.97 1.04 22 05/22/2016 - 05/28/2016 0.97 1.04 23 05/29/2016 - 06/04/2016 0.98 1.05 24 06/05/2016 - 0611112016 0.98 1.05 25 06/12/2016 - 06/18/2016 0.99 1.06 26 06/19/2016 - 06/25/2016 0.97 1.04 27 06/26/2016 - 07/02/2016 0.95 1.02 28 07/03/2016 - 07/09/2016 0.93 1.00 29 07/10/2016 - 07/16/2016 0.92 0.99 30' -- 07/17/2016 - 07/23/2016> 0.94' 1.01'' 31 07/24/2016 - 07/30/2016 0.96 1.03 32 07/31/2016 - 08/06/2016 0.98 1.05 33 08/07/2016 - 08/13/2016 1.00 1.08 34 08/14/2016 - 08/20/2016 1.02 1.10 35 08/21/2016 - 08/27/2016 1.05 1.13 36 08/28/2016 - 09/03/2016 1.07 1.15 37 09/04/2016 - 09/10/2016 1.10 1.18 38 09/11/2016 - 09/17/2016 1.12 1.20 39 09/18/2016 - 09/24/2016 1.12 1.20 40 09/25/2016 - 10/01/2016 1.12 1.20 41 10/02/2016 - 10/08/2016 1.12 1.20 42 10/09/2016 - 10/15/2016 1.12 1.20 43 1011612016 - 10/22/2016 1.11 1.19 44 10/23/2016 - 10/29/2016 1.09 1.17 45 10/30/2016 - 11/05/2016 1.08 1.16 46 1110612016 - 11/12/2016 1.06 1.14 47 11/13/2016 - 11/19/2016 1.05 1.13 48 11/20/2016 - 11/26/2016 1.03 1.11 49 11/27/2016 - 12/03/2016 1.01 1.09 50 12/04/2016 - 12/10/2016 0.99 1.06 51 12/11/2016 - 12/17/2016 0.97 1.04 52 12/18/2016 - 12/24/2016 0.98 1.05 53 12/25/2016 - 12/31/2016 0.99 1.06 * PEAK SEASON 21 -FEB -2017 10:54:35 830UPD 6 9000 PKSEASON.TXT Appendix F Intersection Turning Movement Volumes as �a �s E CL CD CL U- E (;ueweejBe ;uewdOIGAGP sJGu:Ped Aijent)) uoi;eoilddV;ueweejBV;uewdolOAGa Aiient) :;uGwt4 ti O O ti o ct cz ti O O ti (;ueweejBe ;uewdOIGAGP sJGu:Ped Aijent)) uoi;eoilddV;ueweejBV;uewdolOAGa Aiient) :;uGwt4 ti o ti oc Z) 00 40 Z) CD cn 40 40 00 a) CIA ct cz ti o ti (;ueweejBe ;uewdOIGAGP sJGu:Ped Aijent)) uoi;eoilddV;ueweejBV;uewdolOAGa Aiient) :;uGwt4 9 O d0 U 00 m O O CC M m 00 OC oc oc oc CD V O r3 GTa a oc O oc E oc CIO O"j cz CD fj 9 O d0 U (;ueweejBe ;uewdOIGAGP sJGu:Ped Aijent)) uoi;eoilddV;ueweejBV;uewdolOAGa Aiient) :;uGwt4 9 O O (n oc CD Q c) r-- C) Z) Z) CD O CC V') oc 00 oc "D �o a oc oc Z) (n OF OC C, ol C CD Z) oc oc CD oc W N CIO O"j cz CD fj 9 O (;ueweejBe ;uewdOIGAGP sJGu:Ped Aijent)) uoi;eoilddV;ueweejBV;uewdolOAGa Aiient) :;uGwt4 ti o o ti o o Z r-00 a) CIA ct ✓ cz ti o o ti (;ueweejBe ;uewdOIGAGP sJGu:Ped Aijent)) uoi;eoilddV;ueweejBV;uewdolOAGa Aiient) :;uGwt4 ti O ti o o ti o o o 00 eq r- oc CD (n eq C. CD 04 Z) CD �4 oc N CIA ct u ✓ cz ti O ti o o ti Appendix G Intersection Analyses as �a �s E CL CD CL U- E as �a �s Existing (2017) Conditions E CL 0 CL U- E HCM Unsignalized Intersection Capacity Analysis 1 1: Boca Chica Road & Overseas Hwy / US 1 12/17/2017 Volume Total 402 39 22 1001 168 Volume Left 0 0 22 0 136 Volume Right Movement EBT EBR WBIL WBT INIBIL NBR Lane Configurations + r Vi t 0.24 r Traffic Volume (veh/h) 370 36 20 921 125 .............. 29 Future Volume (Veh/h) 370 36 ..... 20 921 ....... 125 29 Sign Control Free Free Stop Grade 0% 0% 0% Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 Hourly flow rate (vph) 402 39 22 1001 136 32 Pedestrians Lane Width (ft) Walking Speed (ft/s) Percent Blockage Right turn flare (veh) 3 Median type TWLTL TWLTL Median storage veh) 2 2 Upstream signal (ft) pX, platoon unblocked vC, conflicting volume 441 1447 402 vC1, stage 1 conf vol 402 vC2, stage 2 conf vol 1045 vCu, unblocked vol 441 1447 402 tC, single (s) 4.1 *5.5 *5.0 tC, 2 stage (s) 4.5 tF (s) 2.2 3.5 3.3 pO queue free % 98 66 96 cM capacity (veh/h) 1130 400 746 Volume Total 402 39 22 1001 168 Volume Left 0 0 22 0 136 Volume Right 0 39 0 0 32 cSH 1700 1700 1130 1700 494 Volume to Capacity 0.24 0.02 0.02 0.59 0.34 Queue Length 95th (ft) 0 0 1 0 37 Control Delay (s) 0.0 0.0 8.2 0.0 16.9 Intersection Capacity Utilization 62.1% ICU Level of Service B Analysis Period (min) 15 as E E CL .2 (D CD as Is 2 as LL as E Big Coppitt Apartments - Existing Conditions Synchro 9 Report AM Peak Hour Page 1 HCM Unsignalized Intersection Capacity Analysis 2: Overseas Hwy / US 1 & Calle Uno 12/17/2017 Movement EBL EBT WBT WBR SBIL SBR Lane Configurations 0 M T r Y 467 Traffic Volume (veh /h)', 8 458 1388 3 3 23 Future Volume (Veh /h) 8 458 1388 3 3 23 Sign Control 10 Free Free 0.0 Stop 0.0 Grade 0% 0% 0% Peak Hour Factor 0.95 0.95 0.95 0.95 0.95 0.95 Hourly flow rate (vph) 8 482 1461 3 3 24 Pedestrians Lane Width (ft) Walking Speed (ft /s) Percent Blockage Right turn flare '(veh) Median type None None Median storage veh) Upstream signal (ft) pX, platoon unblocked' vC, conflicting volume 1464 1959 1461 vC1, stage 1 conf vol vC2, stage 2 conf vol vCu, unblocked vol 1464 1959 1461 tC, single (s) 4.1 *5.5 *5.0 tC, 2 stage (s) tF (s) 2.2 3.5 3.3 cM capacity (veh /h) 467 Volume Total 113 260 482 1461 3 27 Volume Left 8 0 0 0 3 Volume Right 0 0 0 3 24 cSH 467 1700 1700 1700 228 Volume to Capacity 0.02 0.28 0.86 0.00 0.12 Queue Length 95th (ft) 1 0 0 0 10 Control Delay (s) 12.8 0.0 0.0 0.0 22.9 Intersection Capacity Utilization 83.1% ICU Level of Service E Analysis' Period', (min) 15 as E �a �s �s CL aD CD as Is as i U- as E Big Coppitt Apartments - Existing Conditions Synchro 9 Report AM Peak Hour Page 1 HCM Unsignalized Intersection Capacity Analysis 3: Calle Uno & 2nd Street 12/17/2017 -A l 4 1 t d Movement EBL EBR NBL NBT SBT SBR Lane Configurations Y 4' T+ Traffic Volume (veh /h)', 0 . 8 . 4 ... . 10 10 0 Future Volume (Veh /h) 0 8 4 10 10 0 Sign Control Stop Free Free Grade 0 %° 0% 0% Peak Hour Factor 0.67 0.67 0.67 0.67 0.67 0.67 Hourly flow rate (vph) 0 12 6 15 15 0 Pedestrians Lane Width (ft) Walking Speed (ft /s) Percent Blockage Right turn flare '(veh) Median type None None Median storage veh) Upstream signal (ft) pX, platoon unblocked' vC, conflicting volume 42 15 15 vC1, stage 1 conf vol vC2, stage 2 conf vol vCu, unblocked vol 42 15 15 tC, single (s) 6.4 6.2 4.1 tC, 2 stage (s) tF (s) 3.5 3.3 2.2 p0 queue free %° 100 99 100 cM capacity (veh /h) 971 1070 1616 Intersection Capacity Utilization 14.0% ICU Level of Service A Analysis' Period', (min) 15 Big Coppitt Apartments - Existing Conditions Synchro 9 Report AM Peak Hour Page 1 Volume Total 12 21 15 Volume Left 0 6 0 Volume Right 12 0 0 cSH 1070 1616 1700 Volume to Capacity 0.01 0.00 0.01 HCM Unsignalized Intersection Capacity Analysis 11: Boca Chica Road & Overseas Hwy / US 1 12/17/2017 Volume Total 989 122 29 680 157 Volume Left Movement EBT EBR WBL WBT NBL NBR Lane Configurations f P Vi T 1700 P Traffic Volume (veh /h) 959 118 28 ..:..:.:.: 660 71 .. .... 81 ... Future Volume (Veh /h) 959 118 28 660 71 81 Sign Control Free 0.0 0.0 Free Stop J.6...3 ....... Grade 0 %° 0% 0% Peak Hour Factor 0.97 0.97 0.97 0.97 0.97 0.97 Hourly flow rate (vph) 989 122 29 680 73 84 Pedestrians Lane Width (ft) Walking Speed (ft /s) Percent Blockage Right turn flare '(veh) 3 Median type TWLTL TWLTL Median storage veh) 2 2 Upstream signal (ft) pX, platoon unblocked' vC, conflicting volume 1111 1727 989 vC1, stage 1 conf vol 989 vC2, stage 2 conf vol 738 vCu, unblocked vol 1111 1727 989 tC, single (s) 4.1 *5.5 *5.0 tC, 2 stage (s) 4.5 tF (s) 2.2 3.5 3.3 p0 queue free %° 95 80 80 cM capacity (veh /h) 636 372 420 Volume Total 989 122 29 680 157 Volume Left 0 0 29 0 73 Volume Right 0 122 0 0 84 cSH 1700 1700 636 1700 785 Volume to Capacity 0.58 0.07 0.05 0.40 0.20 Queue Length 95th (ft) 0 0 4 0 19 Control Delay (s) 0.0 0.0 10.9 0.0 J.6...3 ....... Intersection Capacity Utilization 62.2% ICU Level of Service B Analysis' Period' (min) 15 Big Coppitt Apartments - Existing Conditions Synchro 9 Report PM Peak Hour Page 1 HCM Unsignalized Intersection Capacity Analysis 2: Overseas Hwy / US 1 & Calle Uno 12/17/2017 Movement EBL EBT WBT WBR SBIL SBR Lane Configurations 0 M T r Y 745 Traffic Volume (veh /h) 18 1324 888 3 3 ... 13 Future Volume (Veh /h) 18 1324 888 3 3 13 Sign Control 6 Free Free 0.0 Stop 0.0 Grade 0% 0% 0% Peak Hour Factor 0.96 0.96 0.96 0.96 0.96 0.96 Hourly flow rate (vph) 19 1379 925 3 3 14 Pedestrians Lane Width (ft) Walking Speed (ft /s) Percent Blockage Right turn flare '(veh) Median type None None Median storage veh) Upstream signal (ft) pX, platoon unblocked' vC, conflicting volume 928 2342 925 vC1, stage 1 conf vol vC2, stage 2 conf vol vCu, unblocked vol 928 2342 925 tC, single (s) 4.1 *5.5 *5.0 tC, 2 stage (s) tF (s) 2.2 3.5 3.3 cM capacity (veh /h) 745 71 448 Volume Total 19 1379 925 3 17 Volume Left 19 0 0 0 3 Volume Right 0 0 0 3 14 cSH 745 1700 1700 1700 231 Volume to Capacity 0.03 0.81 0.54 0.00 0.07 Queue Length 95th (ft) 2 0 0 0 6 Control Delay (s) 10.0 0.0 0.0 0.0 21.8 as E �a �s �s CL aD CD as Is Intersection Capacity Utilization 79.7% ICU Level of Service D Analysis' Period' (min) 15 as i LL as E Big Coppitt Apartments - Existing Conditions Synchro 9 Report PM Peak Hour Page 1 HCM Unsignalized Intersection Capacity Analysis 3 Calle Uno & 2nd Street 12/17/2017 -A - It 4 1 t 4 1 Movement EBIL EBR NBIL NBT SBT SBR Lane Configurations Y 1073 1619 *T T+ 0.01 Traffic Volume (veh/h) 0 7 12 ............... 9 8 0 Future Volume (Veh/h) .... 0 ..... 7 ....... 12 9 8 0 Sign Control Stop 4.2 0.0 Free Free ........... Grade 0% 0% 0% Peak Hour Factor 0.64 0.64 0.64 0.64 0.64 0.64 Hourly flow rate (vph) 0 11 19 14 13 0 Pedestrians Lane Width (ft) Walking Speed (ft/s) Percent Blockage Right turn flare (veh) Median type None None Median storage veh) Upstream signal (ft) pX, platoon unblocked vC, conflicting volume 65 13 13 vC1, stage 1 conf vol vC2, stage 2 conf vol vCu, unblocked vol 65 13 13 tC, single (s) 6.4 6.2 4.1 tC, 2 stage (s) tF (s) 3.5 3.3 2.2 pO queue free % 100 99 99 cM capacity (veh/h) 934 1073 1619 Volume Total 11 33 13 Volume Left 0 19 0 Volume Right 11 0 0 cSH 1073 1619 1700 Volume to Capacity 0.01 0.01 0.01 Queue Length 95th (ft) 1 1 0 Control Delay (s) 8.4 4.2 0.0 Lane LOS A A Approach Delay (s) 8.4 4.2 0.0 Approach LOS A ........... Intersection Summary Average Delay 4.1 Intersection Capacity Utilization 17.8% ICU Level of Service A Analysis Period (min) 15 as E E CL .2 (D CD as Is 2 as E Big Coppitt Apartments - Existing Conditions Synchro 9 Report PM Peak Hour Page 1 as a s Future (2020) Background Conditions E CL 0 CL U- E HCM Unsignalized Intersection Capacity Analysis 1 1: Boca Chica Road & Overseas Hwy / US 1 12/17/2017 Volume Total 419 41 23 1044 175 Volume Left 0 0 23 0 142 Volume Right Movement EBT EBR WBIL WBT INIBIL NBR Lane Configurations + r Vi t 0.25 r Traffic Volume (veh/h) 398 39 22 992 135 31 ............ Future Volume (Veh/h) 398 39 22 992 ....... 135 ..... 31 Sign Control Free Free Stop Grade 0% 0% 0% Peak Hour Factor 0.95 0.95 0.95 0.95 0.95 0.95 Hourly flow rate (vph) 419 41 23 1044 142 33 Pedestrians Lane Width (ft) Walking Speed (ft/s) Percent Blockage Right turn flare (veh) 3 Median type TWLTL TWLTL Median storage veh) 2 2 Upstream signal (ft) pX, platoon unblocked vC, conflicting volume 460 1509 419 vC1, stage 1 conf vol 419 vC2, stage 2 conf vol 1090 vCu, unblocked vol 460 1509 419 tC, single (s) 4.1 *5.5 *5.0 tC, 2 stage (s) 4.5 tF (s) 2.2 3.5 3.3 pO queue free % 98 63 96 cM capacity (veh/h) 1112 385 734 Volume Total 419 41 23 1044 175 Volume Left 0 0 23 0 142 Volume Right 0 41 0 0 33 cSH 1700 1700 1112 1700 474 Volume to Capacity 0.25 0.02 0.02 0.61 0.37 Queue Length 95th (ft) 0 0 2 0 42 Control Delay (s) 0.0 0.0 ... 8...3... 0.0 17.9 Intersection Capacity Utilization 66.4% ICU Level of Service C Analysis Period (min) 15 as E E CL .2 (D CD as Is 2 as LL as E Big Coppitt Apartments - Background Conditions Synchro 9 Report AM Peak Hour Page 1 HCM Unsignalized Intersection Capacity Analysis 2: Overseas Hwy / US 1 & Calle Uno 12/17/2017 Movement EBL EBT WBT WBR SBIL SBR Lane Configurations 0 M T r Y 423 Traffic Volume (veh /h)', 9 493 1495 3 3 25 Future Volume (Veh /h) 9 493 1495 3 3 25 Sign Control 12 Free Free 0.0 Stop 0.0 Grade 0% 0% 0% Peak Hour Factor 0.95 0.95 0.95 0.95 0.95 0.95 Hourly flow rate (vph) 9 519 1574 3 3 26 Pedestrians Lane Width (ft) Walking Speed (ft /s) Percent Blockage Right turn flare '(veh) Median type None None Median storage veh) Upstream signal (ft) pX, platoon unblocked' vC, conflicting volume 1577 2111 1574 vC1, stage 1 conf vol vC2, stage 2 conf vol vCu, unblocked vol 1577 2111 1574 tC, single (s) 4.1 *5.5 *5.0 tC, 2 stage (s) tF (s) 2.2 3.5 3.3 cM capacity (veh /h) 423 Volume Total 94 232 519 1574 3 29 Volume Left 9 0 0 0 3 Volume Right 0 0 0 3 26 cSH 423 1700 1700 1700 201 Volume to Capacity 0.02 0.31 0.93 0.00 0.14 Queue Length 95th (ft) 2 0 0 0 12 Control Delay (s) 13.7 0.0 0.0 0.0 25.9 Intersection Capacity Utilization 88.7% ICU Level of Service E Analysis' Period', (min) 15 as E �a �s �s CL aD CD as Is as i U- as E Big Coppitt Apartments - Background Conditions Synchro 9 Report AM Peak Hour Page 1 HCM Unsignalized Intersection Capacity Analysis 3: Calle Uno & 2nd Street 12/17/2017 -A l 4 1 t d Movement EBL EBR NBL NBT SBT SBR Lane Configurations Y 13 0 4' T+ 1069 Traffic Volume (veh /h) 0 9 4 11 11 0 Future Volume (Veh /h) . 0 .. 9 4 11 11 0 Sign Control Stop Free Free Grade 0 %° 0% 0% Peak Hour Factor 0.67 0.67 0.67 0.67 0.67 0.67 Hourly flow rate (vph) 0 13 6 16 16 0 Pedestrians Lane Width (ft) Walking Speed (ft /s) Percent Blockage Right turn flare '(veh) Median type None None Median storage veh) Upstream signal (ft) pX, platoon unblocked' vC, conflicting volume 44 16 16 vC1, stage 1 conf vol vC2, stage 2 conf vol vCu, unblocked vol 44 16 16 tC, single (s) 6.4 6.2 4.1 tC, 2 stage (s) tF (s) 3.5 3.3 2.2 p0 queue free %° 100 99 100 cM capacity (veh /h) 968 1069 1615 Volume Total 13 22 16 Volume Left 0 6 0 Volume Right 13 0 0 cSH 1069 1615 1700 Volume to Capacity 0.01 0.00 0.01 Queue Length 95th (ft) 1 0 0 Control Delay (s) 8.4 2.0 0.0 Intersection Capacity Utilization 14.1% ICU Level of Service A Analysis' Period' (min) 15 Big Coppitt Apartments - Future Background Conditions Synchro 9 Report AM Peak Hour Page 1 HCM Unsignalized Intersection Capacity Analysis 1 1: Boca Chica Road & Overseas Hwy / US 1 12/17/2017 Volume Total 1065 131 31 733 168 Volume Left 0 0 31 0 78 Volume Right Movement EBT EBR WBIL WBT INIBIL NBR Lane Configurations + r Vi t 0.63 r Traffic Volume (veh/h) 1033 127 30 ............ 711 76 87 ............... Future Volume (Veh/h) 1033 127 30 711 ...... 76 ........ 87 Sign Control Free Free Stop ................. ........ C Grade 0% 0.5 0% 0% Peak Hour Factor 0.97 0.97 0.97 0.97 0.97 0.97 Hourly flow rate (vph) 1065 131 31 733 78 90 Pedestrians Lane Width (ft) Walking Speed (ft/s) Percent Blockage Right turn flare (veh) 3 Median type TWLTL TWLTL Median storage veh) 2 2 Upstream signal (ft) pX, platoon unblocked vC, conflicting volume 1196 1860 1065 vC1, stage 1 conf vol 1065 vC2, stage 2 conf vol 795 vCu, unblocked vol 1196 1860 1065 tC, single (s) 4.1 *5.5 *5.0 tC, 2 stage (s) 4.5 tF (s) 2.2 3.5 3.3 pO queue free % 95 77 77 cM capacity (veh/h) 591 346 389 Volume Total 1065 131 31 733 168 Volume Left 0 0 31 0 78 Volume Right 0 131 0 0 90 cSH 1700 1700 591 1700 727 Volume to Capacity 0.63 0.08 0.05 0.43 0.23 Queue Length 95th (ft) 0 0 4 0 22 Control Delay (s) 0.0 0.0 11.4 0.0 17.6 Lane LOS .............. ....... B ................. ........ C Approach Delay (s) 0.0 0.5 17.6 Intersection Capacity Utilization 66.4% ICU Level of Service C Analysis Period (min) 15 as E E CL .2 (D CD as Is 2 as LL as E Big Coppitt Apartments - Background Conditions Synchro 9 Report PM Peak Hour Page 1 HCM Unsignalized Intersection Capacity Analysis 2: Overseas Hwy / US 1 & Calle Uno 12/17/2017 Movement EBL EBT WBT WBR SBIL SBR Lane Configurations 0 M T r Y 701 Traffic Volume (veh /h)', 19 1426 956 3 3 14 Future Volume (Veh /h) 19 1426 956 3 3 14 Sign Control 7 Free Free 0.0 Stop 0.0 Grade Lane LOS 0% 0% 0% C Peak Hour Factor 0.96 0.96 0.96 0.96 0.96 0.96 Hourly flow rate (vph) 20 1485 996 3 3 15 Pedestrians Lane Width (ft) Walking Speed (ft /s) Percent Blockage Right turn flare '(veh) Median type None None Median storage veh) Upstream signal (ft) pX, platoon unblocked' vC, conflicting volume 999 2521 996 vC1, stage 1 conf vol vC2, stage 2 conf vol vCu, unblocked vol 999 2521 996 tC, single (s) 4.1 *5.5 *5.0 tC, 2 stage (s) tF (s) 2.2 3.5 3.3 cM capacity (veh /h) 701 57 417 Volume Total 20 1485 996 3 18 Volume Left 20 0 0 0 3 Volume Right 0 0 0 3 15 cSH 701 1700 1700 1700 203 Volume to Capacity 0.03 0.87 0.59 0.00 0.09 Queue Length 95th (ft) 2 0 0 0 7 Control Delay (s) 10.3 0.0 0.0 0.0 24.4 Lane LOS ... B C Approach Delay (s) 0.1 0.0 24.4 as E �a �s �s CL aD CD as Is Intersection Capacity Utilization 85.1% ICU Level of Service E Analysis' Period', (min) 15 as i LL as E Big Coppitt Apartments - Background Conditions Synchro 9 Report PM Peak Hour Page 1 HCM Unsignalized Intersection Capacity Analysis 3: Calle Uno & 2nd Street 12/17/2017 -A l 4 1 t d Movement EBL EBR NBL NBT SBT SBR Lane Configurations Y 13 0 4' T+ 1072 Traffic Volume (veh /h)', 0 8 .......... 13 ... .... 10 9 0 Future Volume (Veh /h) 0 8 .... 13 10 9 0 Sign Control Stop Free Free Grade 0 %° 0% 0% Peak Hour Factor 0.64 0.64 0.64 0.64 0.64 0.64 Hourly flow rate (vph) 0 13 20 16 14 0 Pedestrians Lane Width (ft) Walking Speed (ft /s) Percent Blockage Right turn flare '(veh) Median type None None Median storage veh) Upstream signal (ft) pX, platoon unblocked' vC, conflicting volume 70 14 14 vC1, stage 1 conf vol vC2, stage 2 conf vol vCu, unblocked vol 70 14 14 tC, single (s) 6.4 6.2 4.1 tC, 2 stage (s) tF (s) 3.5 3.3 2.2 p0 queue free %° 100 99 99 cM capacity (veh /h) 928 1072 1617 Volume Total 13 36 14 Volume Left 0 20 0 Volume Right 13 0 0 cSH 1072 1617 1700 Volume to Capacity 0.01 0.01 0.01 Queue Length 95th (ft) 1 1 0 Control Delay (s) 8.4 4.1 0.0 Intersection Capacity Utilization 17.9% ICU Level of Service A Analysis' Period', (min) 15 Big Coppitt Apartments - Future Background Conditions Synchro 9 Report PM Peak Hour Page 1 as �a �s Future (2020) Total Conditions E CL 0 CL U- E HCM Unsignalized Intersection Capacity Analysis 1 1: Boca Chica Road & Overseas Hwy / US 1 12/17/2017 Volume Total 446 41 23 1053 175 Volume Left 0 0 23 0 142 Volume Right Movement EBT EBR WBIL WBT INIBIL NBR Lane Configurations + r Vi t 0.26 r Traffic Volume (veh/h) 424 39 22 1000 135 31 .............. . Future Volume (Veh/h) 424 39 ...... 22 1000 ....... 135 ....... 31 Sign Control Free Free Stop Grade 0% 0% 0% Peak Hour Factor 0.95 0.95 0.95 0.95 0.95 0.95 Hourly flow rate (vph) 446 41 23 1053 142 33 Pedestrians Lane Width (ft) Walking Speed (ft/s) Percent Blockage Right turn flare (veh) 3 Median type TWLTL TWLTL Median storage veh) 2 2 Upstream signal (ft) pX, platoon unblocked vC, conflicting volume 487 1545 446 vC1, stage 1 conf vol 446 vC2, stage 2 conf vol 1099 vCu, unblocked vol 487 1545 446 tC, single (s) 4.1 *5.5 *5.0 tC, 2 stage (s) 4.5 tF (s) 2.2 3.5 3.3 pO queue free % 98 63 95 cM capacity (veh/h) 1086 379 715 Volume Total 446 41 23 1053 175 Volume Left 0 0 23 0 142 Volume Right 0 41 0 0 33 cSH 1700 1700 1086 1700 468 Volume to Capacity 0.26 0.02 0.02 0.62 0.37 Queue Length 95th (ft) 0 0 2 0 43 Control Delay (s) 0.0 0.0 8.4 0.0 18.2 Intersection Capacity Utilization 66.8% ICU Level of Service C Analysis Period (min) 15 as E E CL .2 (D CD as Is 2 as LL as E Big Coppitt Apartments - Future Total Conditions Synchro 9 Report AM Peak Hour Page 1 HCM Unsignalized Intersection Capacity Analysis 2: Overseas Hwy / US 1 & Calle Uno 12/17/2017 Movement EBL EBT WBT WBR SBIL SBR Lane Configurations 24 M T r 31 P Traffic Volume (veh /h) 23 493 1495 11 29 73 Future Volume (Veh /h) 23 493 1495 11 29 73 Sign Control 0.06 Free Free 0.01 Stop 0.33 Grade 5 0% 0% 0 0% 35 Peak Hour Factor 0.95 0.95 0.95 0.95 0.95 0.95 Hourly flow rate (vph) 24 519 1574 12 31 77 Pedestrians Lane Width (ft) Walking Speed (ft /s) Percent Blockage Right turn flare '(veh) Median type None None Median storage veh) Upstream signal (ft) pX, platoon unblocked' vC, conflicting volume 1586 2141 1574 vC1, stage 1 conf vol vC2, stage 2 conf vol vCu, unblocked vol 1586 2141 1574 tC, single (s) 4.1 *5.5 *5.0 tC, 2 stage (s) tF (s) 2.2 3.5 3.3 p0 queue free %° 94 65 67 cM capacity (veh /h) 420 88 232 Volume Total 24 519 1574 12 31 77 Volume Left 24 0 0 0 31 0 Volume Right 0 0 0 12 0 77 cSH 420 1700 1700 1700 88 232 Volume to Capacity 0.06 0.31 0.93 0.01 0.35 0.33 Queue Length 95th (ft) 5 0 0 0 34 35 Control Delay (s) 14.1 0.0 0.0 0.0 67.1 .28..1..... Intersection Capacity Utilization 89.9% ICU Level of Service E Analysis' Period' (min) 15 Big Coppitt Apartments - Future Total Conditions Synchro 9 Report AM Peak Hour Page 1 HCM Unsignalized Intersection Capacity Analysis 3: Calle Uno & 2nd Street 12/17/2017 -A l 4 1 t d Movement EBL EBR NBL NBT SBT SBR Lane Configurations Y 4' T+ Traffic Volume (veh /h)', 0 ... 83 26 . 11 11 0 Future Volume (Veh /h) 0 83 26 11 11 0 Sign Control Stop Free Free Grade 0 %° 0% 0% Peak Hour Factor 0.67 0.67 0.67 0.67 0.67 0.67 Hourly flow rate (vph) 0 124 39 16 16 0 Pedestrians Lane Width (ft) Walking Speed (ft /s) Percent Blockage Right turn flare '(veh) Median type None None Median storage veh) Upstream signal (ft) pX, platoon unblocked' vC, conflicting volume 110 16 16 vC1, stage 1 conf vol vC2, stage 2 conf vol vCu, unblocked vol 110 16 16 tC, single (s) 6.4 6.2 4.1 tC, 2 stage (s) tF (s) 3.5 3.3 2.2 p0 queue free %° 100 88 98 cM capacity (veh /h) 870 1069 1615 Intersection Capacity Utilization 20.5% ICU Level of Service A Analysis' Period', (min) 15 Big Coppitt Apartments - Future Total Conditions Synchro 9 Report AM Peak Hour Page 1 Volume Total 124 55 16 Volume Left 0 39 0 Volume Right 124 0 0 cSH 1069 1615 1700 Volume to Capacity 0.12 0.02 0.01 HCM Unsignalized Intersection Capacity Analysis 11: Boca Chica Road & Overseas Hwy / US 1 12/17/2017 Intersection Capacity Utilization 67.2% ICU Level of Service C Analysis' Period', (min) 15 Big Coppitt Apartments - Future Total Conditions Synchro 9 Report PM Peak Hour Page 1 Volume Total 1080 131 31 759 168 Volume Left 0 0 31 0 78 Volume Right 0 131 0 0 90 cSH 1700 1700 583 1700 716 Volume to Capacity 0.64 0.08 0.05 0.45 0.23 Movement EBT EBR WBL WBT NBL NBR Lane Configurations f P Vi T P Traffic Volume (veh /h)', 1048 127 30 736 76 87 Future Volume (Veh /h) 1048 127 30 736 ....... 76 87 Sign Control Free Free Stop Grade 0 %° 0% 0% Peak Hour Factor 0.97 0.97 0.97 0.97 0.97 0.97 Hourly flow rate (vph) 1080 131 31 759 78 90 Pedestrians Lane Width (ft) Walking Speed (ft /s) Percent Blockage Right turn flare '(veh) 3 Median type TWLTL TWLTL Median storage veh) 2 2 Upstream signal (ft) pX, platoon unblocked' vC, conflicting volume 1211 1901 1080 vC1, stage 1 conf vol 1080 vC2, stage 2 conf vol 821 vCu, unblocked vol 1211 1901 1080 tC, single (s) 4.1 *5.5 *5.0 tC, 2 stage (s) 4.5 tF (s) 2.2 3.5 3.3 p0 queue free %° 95 77 77 cM capacity (veh /h) 583 340 383 Intersection Capacity Utilization 67.2% ICU Level of Service C Analysis' Period', (min) 15 Big Coppitt Apartments - Future Total Conditions Synchro 9 Report PM Peak Hour Page 1 Volume Total 1080 131 31 759 168 Volume Left 0 0 31 0 78 Volume Right 0 131 0 0 90 cSH 1700 1700 583 1700 716 Volume to Capacity 0.64 0.08 0.05 0.45 0.23 HCM Unsignalized Intersection Capacity Analysis 2: Overseas Hwy / US 1 & Calle Uno 12/17/2017 Movement EBL EBT WBT WBR SBIL SBR Lane Configurations 68 M T r 19 P Traffic Volume (veh /h)' 65 1426 956 28 18 41 Future Volume (Veh /h) 65 1426 956 28 18 41 Sign Control 0.10 Free Free 0.02 Stop 0.10 Grade 8 0% 0% 0 0% 9 Peak Hour Factor 0.96 0.96 0.96 0.96 0.96 0.96 Hourly flow rate (vph) 68 1485 996 29 19 43 Pedestrians Lane Width (ft) Walking Speed (ft /s) Percent Blockage Right turn flare '(veh) Median type None None Median storage veh) Upstream signal (ft) pX, platoon unblocked' vC, conflicting volume 1025 2617 996 vC1, stage 1 conf vol vC2, stage 2 conf vol vCu, unblocked vol 1025 2617 996 tC, single (s) 4.1 *5.5 *5.0 tC, 2 stage (s) tF (s) 2.2 3.5 3.3 p0 queue free %° 90 60 90 cM capacity (veh /h) 685 47 417 Volume Total 68 1485 996 29 19 43 Volume Left 68 0 0 0 19 0 Volume Right 0 0 0 29 0 43 cSH 685 1700 1700 1700 47 417 Volume to Capacity 0.10 0.87 0.59 0.02 0.40 0.10 Queue Length 95th (ft) 8 0 0 0 36 9 Control Delay (s) 10.8 0.0 0.0 0.0 126.4 14.6 Intersection Capacity Utilization 85.1% ICU Level of Service E Analysis' Period' (min) 15 Big Coppitt Apartments - Future Total Conditions Synchro 9 Report PM Peak Hour Page 1 HCM Unsignalized Intersection Capacity Analysis 3: Calle Uno & 2nd Street 12/17/2017 -A l 4 1 t d Movement EBL EBR NBL NBT SBT SBR Lane Configurations Y 78 0 4' T+ 1072 Traffic Volume (veh /h)', 0 50 84 10 9 0 Future Volume (Veh /h) ...... ... 50.... 84 10 9 0 Sign Control Stop Free Free Grade 0 %° 0% 0% Peak Hour Factor 0.64 0.64 0.64 0.64 0.64 0.64 Hourly flow rate (vph) 0 78 131 16 14 0 Pedestrians Lane Width (ft) Walking Speed (ft /s) Percent Blockage Right turn flare '(veh) Median type None None Median storage veh) Upstream signal (ft) pX, platoon unblocked' vC, conflicting volume 292 14 14 vC1, stage 1 conf vol vC2, stage 2 conf vol vCu, unblocked vol 292 14 14 tC, single (s) 6.4 6.2 4.1 tC, 2 stage (s) tF (s) 3.5 3.3 2.2 p0 queue free %° 100 93 92 cM capacity (veh /h) 646 1072 1617 Volume Total 78 147 14 Volume Left 0 131 0 Volume Right 78 0 0 cSH 1072 1617 1700 Volume to Capacity 0.07 0.08 0.01 Queue Length 95th (ft) 6 7 0 Control Delay (s) 8.6 6.7 0.0 Intersection Capacity Utilization 21.8% ICU Level of Service A Analysis' Period', (min) 15 Big Coppitt Apartments - Future Total Conditions Synchro 9 Report PM Peak Hour Page 1 Appendix H 2015 Monroe County Level of Service and Reserve Capacity Table as �a �s E CL CL U- E (;ueweejBe ;uewdg )IGAGP sJGu:Ped Aijent)) uoi;eoilddV;ueweejBV;uewdolOAGa Aiient) :;uewt4 73 u p (n < 0 0 3: 1 0 zzzzzzzzzz z z z z z z z z z z _ -j < ui .-' c a IN 11 mom � ■�1 @Olil�� ■19��1�l��1��1■ N'll Appendix I FDOT Q /LOS Tables — Excerpt as �a �s E CL CD CL U- E Generalized Peak Hour Two -Way Volumes for Florida's TABLE 4 Urbanized Areas' z Non -State Signalized Roadway Adjustments (Alter corresponding state volumes by the indicated pereen.) Non -State Signalised Roadways -10% Median & Turn Lane Adjustments UNINTERRUPTED FLOW HIGHWAYS STATE SIGNALIZED ARTERIALS Exclusive Exclusive Aqmstnrent FREEWAYS Median Left I:anes Right I:anes Factors 2 Lanes B C D L !Undivided Class I (40 mph or higher posted speed limit) No 4 4.120 5.540 6.700 7.190 Lanes Median B C D E 6 6 8.370 10.060 11.100 2 Undivided 1,510 1,600 +5% 8 8.230 11.100 13.390 15.010 4 Divided 3. 420 3.. 580 * 10 10.330 14.040 16.840 18.930 6 Divided 5,250 5.390 * 12 14.450 18.880 22.030 22.860 8 Divided 7.090 7.210 x* Class H (35 mph or slower posted speed limit) Freeway Adjustments Lanes Median B C D E Auxiliary Lanes Ramp 2 Undivided 660 1, 330 1,410 Present in Both Directions Metering 4 Divided 1,310 2.920 3,040 + 1,800 +5% 6 Divided 2.090 4.500 4,590 8 Divided 2,880 6,060 6,130 Non -State Signalized Roadway Adjustments (Alter corresponding state volumes by the indicated pereen.) Non -State Signalised Roadways -10% Median & Turn Lane Adjustments UNINTERRUPTED FLOW HIGHWAYS One -Way Facility Adjustment Multiply the corresponding two- directional volumes in this table by 0.6 BICYCLE MODE (Multiply motorized vehicle volumes shown below by number of directional roadway lanes to determine two -nay maximum service volumes.) Paved Shouider/Bie cle Lane Coverage B C D E 0 -49% 260 680 1,770 50 -84% 190 600 1,770 >1,770 85- 100% 830 1,770 >1.770 PEDESTRIAN MODE (Multiply motorized vehicle volumes shown below by number of directional roads +a_y lanes to determine two -oay maximum service volumes.) Sidewalk Coverage B C D E 0 -49% 250 850 50 -84% 150 780 1,420 85- 100 340 960 1,560 >1,770 BUS MODE (Scheduled Fixed Route) (Buses in peak hour m peak direction) Sidewalk Coverage B C D E 0 -84% >5 >4 >3 >2 85 -100 > 4 > 3 > 2 > 1 Lanes Median Exclusive Exclusive Aqmstnrent Lanes Median Left I:anes Right I:anes Factors 2 Divided Yes No +5% 2 !Undivided No No -20% Multi Undivided Yes No -5% Multi Undivided No No -25% Yes +5% One -Way Facility Adjustment Multiply the corresponding two- directional volumes in this table by 0.6 BICYCLE MODE (Multiply motorized vehicle volumes shown below by number of directional roadway lanes to determine two -nay maximum service volumes.) Paved Shouider/Bie cle Lane Coverage B C D E 0 -49% 260 680 1,770 50 -84% 190 600 1,770 >1,770 85- 100% 830 1,770 >1.770 PEDESTRIAN MODE (Multiply motorized vehicle volumes shown below by number of directional roads +a_y lanes to determine two -oay maximum service volumes.) Sidewalk Coverage B C D E 0 -49% 250 850 50 -84% 150 780 1,420 85- 100 340 960 1,560 >1,770 BUS MODE (Scheduled Fixed Route) (Buses in peak hour m peak direction) Sidewalk Coverage B C D E 0 -84% >5 >4 >3 >2 85 -100 > 4 > 3 > 2 > 1 Lanes Median B C D E 2 Undivided 770 1,530 2,170 2,990 4 Divided 3.300 4.660 5.900 6.530 6 Divided 4.950 6.990 8.840 9.790 Uninterrupted Flow Highway Adjustments Lanes Median Exclusive left lanes Adjustment factors 2 Divided Yes +5% Multi individed Yes -5% Multi Undivided No -25% 2012 FDOT QUALITY /LEVEL OF SERVICE H Packet Pg. 30'19 Appendix J Local Roadway Link Volumes as �a �s E CL CD CL U- E Crossroads Engineering Page 1 CLIENT:KBP CONSULTING 8320 SW 90TH St Miami, FL 33156 786 - 236 -2857 JOB NO:2017 -004 PROJECT:BIG COPPITT KEY CALLE UNA NORTH OF US 1 COUNTY:MONROE CALLE UNA NORTH OF US 1 Date Start: 17- Jul -17 Date End: 21- Jul -17 Start 17- Jul -17 Time Mon NB A. M. P.M. SB A. M. P.M. Combined A. M. P.M. 18 -Jul- Tue A. M. NB P.M. A. M. SB P.M. Combined A. M. P.M. 12:00 * * * * 0 6 0 4 0 1 12:15 0'! 2 0 5 0 �a 12:30 * * * * * 0 4 0 8 0 1 12:45 * * * 1 >', 3i 1 0 2 Ca 01:00 * * 0 5 0 6 0 1 01:15 * * 0 !' 5' ;,0 7 0 1' 01:30 * * * * 0 8 0 4 0 1 E 01:45 1 '! 0 0 3 1 CL 02:00 * * * 2 4 2 2 4 2 02:15 * * 0 10 0 4 0 1' 02:30 * * * * 0 5 0 3 0 02 :45 0 3 <0 6 0 03:00 * * * * 0 7 0 10 0 a 1' 03 :15 * * 0 5 > 1 6 1 1? 03:30 * * * * 0 5 0 4 0 03:45 0 '! 6 0 2 0 CL 04:00 * * * * 0 4 0 6 0 11 >' 04:15 0 `< 5 0 3 0 04:30 * * * * 0 4 0 2 0 04:45 * * 1 !' 6 4 4 5 1:7 05:00 * * * 1 8 2 5 3 1 05:15 * * * * 0 I' 6 1 ;' 3 1 05:30 * * * * 0 1 0 2 0 05:45 3 'I 3 2 4 5 06:00 * * * * 3 4 1 1 4 CL 06 :15 * 2 !' 7 4 3 6 1 CL 06:30 * * 1 1 3 3 4 < 06 :45 * * * * * 1 I' 3 ;2 5 3 07:00 * * * * 1 3 1 2 2 * * * * * * E 07 :15 2 5' »2 >' 2 4 �a 07:30 * * * * * 1 4 4 3 5 as 07 :45 3 '! 3 3 4 6 Ca 08:00 * * * * 2 7 3 1 5 08:15 4 '! 3 8 3 12 08:30 * * * 3 1 '' 4 3 7 aD C 08:45 3 2 5 1 8 CL 09:00 * * * * * 2 2 4 1 6 09 :15 * 2 !' 0 3 1 5 09:30 * * * * 2 1 2 1 4 as 09:45 2 '! 3 1 0 3 10:00 * * * * 7 „ 5 0 12 10 :15 * * * 3 ', 4 3 0 6 10:30 * * * * 3 1 6 0 9 cy 10 :45 1 3 3 0 4 I 11:00 1 2 3 2 0 1 0 3 as 11;:15 * 1 '' 0 1 4 '! 0 2 2 6 11:30 * 0 0 * 0 4 0 4 0 8 11':45 1 '! 0 1 3 5,5 0 4 0 7 Total 0 3 0 2 0 5 70 175 91 138 161 31: E Day Total 3 2 5 245 229 474 % Total 0.0% 60.0% 0.0% 40.0% 14.8% 36.9% 19.2% 29.1 Peak 11:00 11:00 11:00 09:45 02:15 08:15 02:45 08:15 02:1' Vol. 3 2 5 15 25 21 25 33 4 P.H.F. 0.750 0.250 0.417 0.536 0.625 0.656 0.625 0.688 0.69 Crossroads Engineering Page 2 CLIENT:KBP CONSULTING 8320 SW 90TH St Miami, FL 33156 786 - 236 -2857 JOB NO:2017 -004 PROJECT:BIG COPPITT KEY CALLE UNA NORTH OF US 1 COUNTY:MONROE CALLE UNA NORTH OF US 1 Date Start: 17- Jul -17 Date End: 21- Jul -17 Start 19- Jul -17 Time Wed 12:00 12:15 12:30 12 :45 01:00 01 :15 01:30 01':45 02:00 02 :15 02:30 02 :45 03:00 03:15 03:30 03 :45 04:00 04 :15 04:30 04:45 05:00 05:15 05:30 05:45 06:00 06 :15 06:30 06:45 07:00 07 :15 07:30 07 :45 08:00 08:15 08:30 08:45 09:00 09 :15 09:30 09:45 10:00 10:15 10:30 10 :45 11:00 11 :15 11:30 11:45 Total Day Total % Total Peak Vol. P.H.F. A. M. P.M. A. M. P.M. A. M. P.M. Thu A. M. P.M. A. M. P.M. A. M. P.M. 0 5 0 4 0 9 0 '' 8 0 3 0 1 E 0 1 0' 4 0 5 1 1'' 0 2 1 a 2 6 2 4 4 10 0 5 0 1 0 as 0» 5 <» 0' 3 » 0 » 8 0 <» 3 0 2 0 Ca 1 5 0 2 1 7 2 2 1 2 3 1 1 '' 0 2 1 3 0 '' 2' ,A 4 0 276 2 6 1 3 3 9 1 6 0 4 1 1 0 2 '' 0' 4 0 6 0 '' 2 0 2 0 CL 1 4 0 3 1 7 0 4 0 3 0 2 0 3 `` 0' 2 0 5 1 `` 1'', 0 3 1 as 1 4 0 3 1 7 0 4 0 4 0 ) 0 2 '' 0' 3 0 5 0 '' 6' ;,0 4 0 1 cta 0 5 0 3 0 8 0 3 0 2 0 0 11 '' 0' 3 0 14 0 $ 0 2 0 0 3 0 4 0 7 0 6 0 6 0 1, 0 1 '' 0' 5 0 6 0 3 0 3 0 CL 0 6 0 1 0 7 0 7 0 3 0 1 0 6 ', 1 >' 0 1 6 0 5 0 8 0 1 0 2 0 5 0 7 0 0 1 6 1 0 7 '' 2' 4 2 11 1 7 2 5 3 1'1, 1 7 1 7 2 14 0 3 1 2 1 0 5 '' 0 3 0 8 0 '' 5 0 1 0 >I 0 0 6 0 ' 1 0 7 0 3 0 2 0 0 8 0' 4 0 12 0 '' 6 1 2 1 t� 0 0 2 2 2 2 0 2 1 4 1 CL 2 0 4 3 3' 3 3 3 5 3 7 6 3 0 6' „ 1 4 1 6 4 4 CL 1< 1 1 5' 3 6 4 1 '' 7 2 1 3 2 4 3 ,'' 2 5 6 0 1 6 0 6 E 4) 0 3 3' 0 3 3 2 'I 3i 4 4 6 1 3 8' 2 9 5 2 2 4 2 6 as 6 6 8 3 14 9 4 3 3 3 7 CD 2 3 6 3 8 6 5, 1 7 1 12 3 3 6 1 9 4 2' 2 5 2 7 aD 3 0 1 2 4 2 4 3 3 2 7 2 0 '' 8' 2 10 2 1 0 6 2 7 CL 1 3 3 1 4 4 0 5 3 2 3 0 2 '' 2' 1 2 3 5 '' 7 4 2 9 >! 2 8 1 2 3 10 3 0 2 2 5 0 2 1 5 0 7 1 4 3: 6 1 10 4 4 2 1 6 5 2 1 3 0 5 5 2 '' 2' 2 7 4 5 3 3 0 8 t� 1 0 ,'' 7 1 8 1 2 2 2 1 4 4 1 6' 0 10 1 2 1';% 7 0 9 2 2 0 1 2 3 4 0 1 0 5 3` << 0 4' „ 0 7 „13 0 2 1' 7 2 9 M 6 0 , 7 0 0 4 0 5 0 9 3 0 '' 4' 0 7 0 3 'j 0 2 0 5 64 164 106 112 170 276 66 155 97 114 163 26: E 228 218 446 221 211 432 14.3% 36.8% 23.8% 25.1 15.3% 35.9% 22.5% 26.4% 10:45 05:00 07:30 04:30 07:30 05:00 07:45 03:15 08:00 04:00 07:45 03:31 < 15 26 28 19 40 41 15 22 21 22 33 4 0.625 0.813 0.875 0.679 0.714 0.732 0.750 0.786 0.750 0.688 0.688 0.78 Crossroads Engineering Page 3 CLIENT:KBP CONSULTING 8320 SW 90TH St Miami, FL 33156 786 - 236 -2857 JOB NO:2017 -004 PROJECT:BIG COPPITT KEY CALLE UNA NORTH OF US 1 COUNTY:MONROE CALLE UNA NORTH OF US 1 Date Start: 17- Jul -17 Date End: 21- Jul -17 Start 21- Jul -17 NB SB Combined 22 -Jul- NB SB Combined Time Fri A. M. P.M. A. M. P.M. A. M. P.M. Sat A. M. P.M. A. M. P.M. A. M. P.M. 12:00 0 3 0 3 0 6 12 :15 2 5 !' 0 8 2 13 * * * * * �a 12:30 0 3 0 1 0 4 12:45 0 3 '' 0' 4 0 7 CD 01:00 0 3 0 4 0 7 01 :15 1 4 !' 1 >' 5 2 9 01:30 1 3 0 0 1 3 01 :45 1 7 '! 1'' 5 2 12 CL 02:00 0 3 0 2 0 5 * * 2 02:15 1 3 `< 0' 3 1 6 02:30 0 6 0 2 0 8 02 :45 0 6 !' 0' 4 0 10 03:00 0 3 0 1 0 4 *! * * * cta 03:15 0 8 '! 0' 5 0 13 03:30 0 2 0 4 0 6 03 :45 0 2 '! 0! 5 0 7 0. 04:00 0 3 0 1 0 4 04 :15 0 6 !' 0' 3 0 9 04:30 0 6 0 5 0 11 04:45 1 6 '! 2' ;1 3 7 05:00 0 6 0 3 0 9 05:15 0 3 '' 0' 2 0 5 05:30 0 4 1 4 1 8 05:45 1 7 1 >' 5 2 12 06:00 0 2 1 5 1 7 CL 06 :15 1 5 '' 4' ;1 5 6 CL 06:30 0 3 4 3 4 6 * * * < 06:45 1 2 `< 4' 0 5 2 07:00 1 4 3 3 4 7 07 :15 2 5 6' 8 10 �a 07:30 0 4 3 6 3 10 * * * * * aD 07:45 3 3 !' 4' 6 7 g CD 08:00 4 6 4 2 8 8 08 :15 2 2 6 1 8 3 08:30 2 * 3 * 5 * * * * * as C 08:45 1 * 6 7 * CL 09:00 4 3 * 7 09:15 2 3 5 09:30 3 5 * 8 * * * * * as 09:45 1 4' S 10:00 3 0 * 3 10 :15 2 * ' 4 6 10:30 3 2 5 cy 10 :45 4 4 8 I 11:00 i' 3 4', * * * * * 2 11 :15 6 1'' 7 11:30 4 9 * 13 11:45 3 4 7 Total 61 141 96 112 157 253 0 0 0 0 0 Day Total 202 208 410 0 0 0 % Total 14.9% 34.4% 23.4% 27.3% 0.0% 0.0% 0.0% 0.0% Peak 10:45 04:15 08:00 07:00 10:45 07:15 Vol. 15 24 19 20 32 37 P.H.F. 0.625 0.750 0.792 0.833 0.615 0.771 ADT ADT 453 AADT 453 Crossroads Engineering Page 1 CLIENT:KBP CONSULTING 8320 SW 90TH St Miami, FL 33156 786 - 236 -2857 JOB NO:2017 -004 PROJECT:BOG COPPITT KEY 2ND ST WEST OF CALLE UNA COUNTY: MONROE 2ND ST WEST OF CALLE UNA Date Start: 18- Jul -17 Date End: 20- Jul -17 Time Tue A. M. P.M. A. M. P.M. A. M. P.M. Wed A. M. P.M. A. M. P.M. A. M. P.M. 12:00 0 1 '' 0 2 0 3 0 1 '' 0 2 0 12 :15 0 1 0 2 0 3 0 2 0 0 0 �a 12:30 0 4 0 0 0 4 3 2 0 0 3 12:45 0 2 '' 1'' 0 1 2 0 '' 1'' 0 1 0 >! 01:00 0 3 0 3 0 6 0 0 0 2 0 01 :15 0 4 '' 0' 3 0 7 0 2 1 » 0 1 01:30 0 0 0 2 0 2 1 3 2 5 3 E 01 :45 0 1 '' 1 >' >;1 1 2 0 0' ,A 1 0 CL 02:00 1 1 0 0 1 1 0 2 1 1 1 2 02 :15 0 1 '' 0' 3 0 4 0 '' 0 0 2 0 as 02:30 0 2 0 1 0 3 0 0 1 2 1 02:45 0 2 ``, 0' 3 0 5 0 `` 1'', 0 0 0 03:00 0 2 0 1 0 3 0 2 0 3 0 cta 03 :15 0 1 '' 0' 3 0 4 0 '' 1 >' 0 4 0 03:30 0 2 0 2 0 4 0 1 0 1 0 03:45 0 1 '' 0' 4 ;' 0 5 0 I' 3' 0 ;' 1 0 0. 04:00 0 2 0 3 0 5 0 0 0 2 0 04:15 0 `» 0 `` 0 >' 0 1 0 `» 0' 0 0 0 04:30 0 1 0 1 0 2 0 1 „ 0 1 0 04:45 0 3 '' 0' 4 0 7 0 1 >0 4 0 05:00 0 1 0 6 0 7 0 6_ 0 5 0 1' 05 :15 0 3 '' 0' 2 0 6 0 1 0 1 0 05:30 0 1 0 1 0 2 0 0 0 0 0 05:45 2 1 '' 2' >•1 4 2 1 'I 2 0 4 1 06:00 2 1 0 2 2 3 1 1 0 1 1 CL 06:15 2 '' 0 1 '' 2 3 2 1 '' 0' 0 1 1 CL 06:30 1 2 1 1 2 3 1 „1 0 1 1 06 :45 1 4 '' 1 >' 2 2 6 3 '' 1 >' 1 0 4 07:00 3 0 0 1 3 1 0 0 1 0 1 4) 07 :15 2 1 '' 0' 3 „ 0 2 4 1 0 0 2 1 4) 07:30 1 1 0 1 1 4 2 0 1 4 as 07:45 2 2 0 1 2 3 2 `` 2 3 4 6 >i CD 08:00 1 1 0 5 1 6 2 0 1 0 3 08 :15 1 1 2 0 3 1 3 0' 2 1 6 08:30 3 1 0 1 3 2 1 0 0 0 1 aD 08:45 1 0 3 1 » 4 1 2 '' 0 0 0 2 >i CL 09:00 1 0 0 0 1 0 0 0 0 0 0 09 :15 1 1 '' 0' 0 ;' 1 1 1 I' 0 0 1 1 09:30 0 0 1 0 1 0 0 0 1 1 1 09 :45 0 0 'I 0' 2 0 2 1 'I 0 0 1 1 10:00 4 0 2 1 6 1 1 1 1 2 2 10 :15 0 0 '' 0' 1 0 1 2 '' 1 >' 1 1 3 10:30 1 0 1 0 2 0 2 0 0 0 2 10:45 1 0 '' 0' 3 ;' 1 3 2 I' 0 <<1 1 3 I 11:00 1 0 1 0 2 0 1 0 0 0 1 11 :15 1 2 2 „ 0 3 2 0` << 0' 2 „ 1 0 2 11:30 1 0 , 1 0 2 0 3 0 0 4 11 :45 0 0 '' 1 >' 0 1 0 3 '' 0 3 0 6 >I Total 34 57 21 75 55 132 42 40 23 60 65 101 Day Total 91 96 187 82 83 165 % Total 18.2% 30.5% 11.2% 40.1 25.5% 24.2% 13.9% 36.4% Peak 07:00 00:30 08:00 04:30 05:45 04:30 07:30 04:30 07:30 04:30 07:30 04:31 Vol. 8 13 5 13 11 21 11 8 6 11 17 1 P.H.F. 0.667 0.813 0.417 0.542 0.688 0.750 0.688 0.400 0.500 0.550 0.850 0.47' Crossroads Engineering Page 2 CLIENT:KBP CONSULTING 8320 SW 90TH St Miami, FL 33156 786 - 236 -2857 JOB NO:2017 -004 PROJECT:BOG COPPITT KEY 2ND ST WEST OF CALLE UNA COUNTY: MONROE 2ND ST WEST OF CALLE UNA Date Start: 18- Jul -17 Date End: 20- Jul -17 Start 20- Jul -17 EB WB Combined 21 -Jul- EB WB Combined Time Thu A. M. P.M. A. M. P.M. A. M. P.M. Fri A. M. P.M. A. M. P.M. A. M. P.M. 12:00 0 2 '! 0 3 0 5 12:15 0 1 1 >' 1 1 2 * * * * * �a 12:30 0 0 0 3 0 3 12:45 0 2 <> 0 1 0 3 * Ca 01:00 1 1 1 2 2 3 01:15 0 0 !' 0' 1 0 1 01:30 0 0 1 4 1 4 01:45 0 0 '! 0' 1 0 1 CL 02:00 0 1 0 0 0 1 * * 2 02:15 0 1 `< 0' 1 0 2 02:30 0 1 0 4 0 5 02 :45 0 2 ``, 0! 2 0 4 03:00 0 1 0 3 0 4 cta 03 :15 0 0 '! 0' 1 0 1 03:30 0 3 0 3 0 B 03:45 0 1 '! 0' 0 0 1 0. 04:00 0 3 0 4 0 7 04:15 0 B `< 0' 3 0 9 04:30 0 1 0 0 0 1 04:45 0` << 1 `` 0' 3 0 4 * '' 05:00 1 1 0 2 1 3 05 :15 0 2 '! 0! 4 0 6 05:30 0 1 0 0 0 1 05:45 1 0 '' 0! 3 1 3 06:00 1 2 0 1 1 3 CL 06 :15 0 0 !' 1 '' 2 1 2 * * * * CL 06:30 3 1 0 0 3 1 * * * < 06:45 2 0 '! 1!' 2 3 2 07:00 2 0 0 1 2 1 07:15 2 1 '! 1'! 2 3 3 07:30 1 1 2 0 3 1 * * * * aD 07 :45 0 0 2' 0 2 0 CD 08:00 3 2 2 1 5 3 08 :15 0 2 '! 0' 0 0 2 08:30 1 1 1 0 2 1 * * * * aD C 08:45 2 1 '' 0' 0 2 1 * * * E 09:00 1 0 0 5 1 5 09 :15 1 2 2 3 3 5 09:30 0 1 1 0 1 1 09 :45 2 1 6 2 8 3 10:00 0 0 4 0 4 0 10:15 2 0! 1 3 3 3 10:30 0 1 0 2 0 3 10:45 3 0 `< 1'' 0 4 0 I 11:00 0 0 3 0 3 0 11 3 0 '! 0' ;1 3 1 11:30 2 0 2 0 4 0 11:45 1 0 '! 1'! 0 2 0 Total 35 47 34 74 69 121 0 0 0 0 0 Day Total 82 108 190 0 0 0 % Total 18.4% 24.7% 17.9% 38.9% 0.0% 0.0% 0.0% 0.0% Peak 06:30 03:30 09:15 02:15 09:15 03:30 Vol. 9 13 13 10 16 23 P.H.F. 0.750 0.542 0.542 0.625 0.500 0.639 ADT ADT 177 AADT 177 Revised Clean Version Recvd 12.18.17 1 2 3 4 DEVELOPMENT AGREEMENT 5 6 THIS DEVELOPMENT AGREEMENT ( "Agreement ") is entered into on the day 7 of , 2017, by and between MONROE COUNTY, FLORIDA, a Political 8 Subdivision of the State of Florida ( "Monroe County ") and QUARRY PARTNERS, LLC, a 9 Florida limited liability company ( "Quarry ") (collectively, the "Parties "), pursuant to Sections 10 110 -132 and 110 -133 of the Monroe County, Florida, Code of Ordinances ( "Monroe County 11 Code "), and the Florida Local Government Development Agreement Act, Florida Statutes 12 Sections 163.3220- 163.3243 (2016), and is binding on the "Effective Date" set forth herein: 13 14 WITNESSETH: 15 16 The Parties hereby agree as follows: 17 18 L RECITALS 19 A. This Agreement involves the development of real property located on Big Coppitt Key, 20 Florida with Monroe County Parcel ID 00120940 - 000100, 00120940 - 000302, and 21 00120940 - 00201, consisting of approximately 15.035 acres of upland and 6.736 acres of 22 submerged land (the "Property "). 23 24 B. All Parties have the authority to enter into this Agreement through Florida Statutes Chapter 25 163 and Quarry has the sole and undivided ownership of the Property. 26 27 C. Section 163.3220, Florida Statutes, authorizes Monroe County to enter into development 28 agreements with landowners and /or governmental agencies to encourage a stronger 29 commitment to comprehensive and capital facilities planning, ensure the provision of 30 adequate public facilities for development, encourage the efficient use of resources, and 31 reduce the economic cost of development. 32 33 D. This Agreement, among other things, is intended to and shall constitute a development 34 agreement among the Parties pursuant to the Florida Local Government Development 35 Agreement Act, Section 163.3220, et seq., Florida Statutes (the "Act "). 36 37 E. The Parties recognize that the public noticing and hearing procedures shall follow the 38 requirements of Section 163.3225, Florida Statutes, which requires the local government to 39 conduct two public hearings, one of which may be before the Planning Commission. 40 41 F. Monroe County finds that entering into this Agreement furthers the purposes, goals, 42 objectives and policies of the Monroe County Comprehensive Plan which contains goals and 43 objectives that seek to encourage the provision of affordable housing through incentive 44 programs and regulations (including but not limited to Goal 601, Objective 601.1 and 45 Objective 601.2). 00105254 - Q Page 1 of 14 1 2 G. Comprehensive Plan Policy 107.1.6 (which shall be referred to herein as the "Site Specific 3 Regulations ") provides as follows: 4 5 "Development in the Big Coppitt Mixed Use Area 1 shall be subject to regulations 6 applicable to the Mixed Use /Commercial (MC) Future Land Use Designation as well as 7 an additional restriction set out below: 8 9 1. Residential units developed on the Big Coppitt Mixed Use Area 1 shall be 10 restricted to affordable housing only (with a minimum mix of at least 10% median 11 and at least a 20% combination of low and very low income categories) and 12 subject to affordable housing regulations pursuant to Section 130 -161 of the 13 Monroe County Code of Ordinances. 14 15 2. There shall be no nonresidential uses. Accessory uses to the residential 16 development, such as a club house or recreational facilities are permitted. 17 18 3. There shall be no market rate or transient residential units. 19 20 4. There shall be no dredging. 21 22 5. All habitable building located within the 65 -69 DNL (Day -Night Average 23 Sound Level) noise contour pursuant to the 2013 Navy Environmental Impact 24 Statement shall be sound attenuated to achieve an indoor Noise Level Reduction 25 of at least 25 decibels. 26 27 6. No residential buildings shall be located within the 70 -74 DNL. 28 29 7. Any development located within the Big Coppitt Mixed Use Area 1 shall 30 not utilize Puerta Drive for ingress and egress. 31 32 8. All habitable buildings located within the 70 -74 DNL noise contour 33 pursuant to the 2013 Navy Environmental Impact Statement shall be sound 34 attenuated to achieve an indoor Noise Level Reduction of at least 30 decibels. 35 36 9. A development agreement shall be required for any proposed development 37 of an affordable housing project within the Big Coppitt Mixed Use Area 1 and to 38 evaluate the ingress and egress of the development proposal." 39 40 H. In order to ensure the success and viability of the affordable housing project on the Property, 41 Quarry requires the necessary 208 affordable ROGO allocations as set forth below: 42 1 As of the execution of this Agreement, the reference to Section 130 -161' of the Monroe County Code of Ordinances is actually Section 139 -1 of the Monroe County Code, as the Monroe County Code has been updated. 00105254 - Q Page 2 of 14 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 1) 104 ROGOs from the City of Key West consisting of unallocated ROGOs from prior years which have been transferred to Monroe County for use on the Property through a Florida Statutes Section 380.032 agreement (attached hereto and incorporated herein as Exhibit "A " by and between Monroe County, City of Key West, Islamorada Village of Islands, City of Layton and City of Marathon to be utilized for development of Buildings 5, 6, 7, 8 and 9 as depicted on the conceptual site plan ( "Site Plan ") attached as Exhibit "B ", and which shall be utilized all as Moderate income affordable ROGO ( "Key West ROGOs "); 2) The Key West ROGOs were reserved to the Property pursuant to Monroe County Resolution 213 -2017; 3) Ninety -Six (96) ROGO allocations consisting of forty -four (44) Low, twenty (20) Median and thirty -two (32) Moderate Income affordable ROGO allocations for development of the 96 units proposed as part of a Low Income Housing Tax Credit financial assistance that Quarry has received ( "Monroe ROGOs "), such Monroe ROGOs having been reserved pursuant to Monroe County Resolution 323 -2016; 4) An additional Eight (8) ROGO allocations were reserved by Monroe County pursuant to Monroe County Resolution 212 -2017 so that the One Hundred Four (104) Monroe ROGOs allocations consist of the following: one (1) Very Low, Fifty -One (51) Low (which may only be occupied by households whose total household incomes do not exceed sixty percent (60 %) of the median monthly household income), Twenty (20) Median and Thirty -Two (32) Moderate affordable ROGO allocations. I. The Property is generally described as follows: I. Quarry owns the Property. Copies of the Special Warranty Deeds evidencing Quarry's ownership are attached hereto and incorporated herein as Exhibit "C ". Historically the Property was a mining operation and currently the Property is vacant land. 2. A complete legal description of the Property is attached hereto and incorporated herein as Exhibit "D ". 3. As of the date of this Agreement, the Property is assessed by the Monroe County Property Appraiser as real estate numbers 00120940 - 000100, 00120940 - 000302, and 00120940 - 000201. 4. The Property currently has Mixed Use ( "MU ") Land Use (Zoning) District designation and a corresponding Mixed Use /Commercial ( "MC ") Future Land Use Map designation. 5. The Property currently has a Tier Overlay District designation of Tier III. 2 Fully executed agreement will be provided and inserted as Exhibit "A" once received. 3 Note that the Monroe County Resolutions use the term "Medium" but the correct term per the Code is "Median". 00105254 - Q Page 3 of 14 1 2 6. The Property consists of approximately 15.035 acres of upland and 6.736 acres of 3 submerged land. 4 5 IL PURPOSE 6 7 A. The overall purpose of this Agreement is to allow the Parties to implement the provisions of 8 Monroe County Code Chapter 139 as applied to the Property in order to insure the continued 9 provision of needed affordable housing in the unincorporated Lower Keys. 10 11 B. The Agreement allows for the development of 208 affordable housing dwelling units on the 12 Property on Big Coppitt, Monroe County, Florida, in compliance with all applicable 13 provisions of Florida Statutes, the Principles for Guiding Development in the Florida Keys 14 Area of Critical State Concern, the Monroe County Comprehensive Plan, and the Monroe 15 County Code. 16 17 C. The Agreement allows the Parties to implement the provisions of Comprehensive Plan Policy 18 107.1.6 as applied to the Property in order to supply much needed affordable housing in the 19 unincorporated Lower Keys and to allow for a reasonable use of the Property by utilizing the 20 previously unused Key West ROGOs and Monroe ROGOs for development at the Property. 21 22 23 III. AGREEMENT REQUIREMENTS 24 25 A. Recitals. The recitals explaining the intent and purpose of the project as set forth in the 26 preceding clauses are incorporated herein and form a material part of this Agreement. The 27 Parties recognize the binding effect of Florida Statutes Sections 163.3220- 163.3243, as to the 28 form and content of this Agreement and in accordance therewith set forth and agree to the 29 following. 30 31 B. Legal Description and Ownership. The legal descriptions for the Property subject to this 32 Agreement are set forth in Exhibit "D ". 33 34 C. Duration of Agreement. This Agreement shall remain in effect for ten (10) years from the 35 "Effective Date" as defined herein, and may be extended by mutual consent of the Parties 36 and approval at a public hearing, in accordance with Section 163.3229, Florida Statutes. For 37 the duration of this Agreement, the Parties agree that any development shall comply with and 38 be controlled by this Agreement, the Monroe County Code, and the Monroe County 39 Comprehensive Plan governing the development of land in effect on the date of execution of 40 this Agreement, in accordance with Section 163.3220, Florida Statutes. 41 42 D. Permitted Uses. 43 44 1. The Property currently has a MU Land Use (Zoning) District designation and a 45 corresponding MC Future Land Use Map designation. 46 00105254 - Q Page 4 of 14 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 00105254 - Q a. 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. Monroe County shall continue to take a proactive role in encouraging the maintenance and enhancement of community character and recreational and commercial working waterfronts. In order to protect environmentally sensitive lands, the following development controls shall apply to all hammocks, pinelands, and disturbed wetlands within this land use category: 1. only low intensity commercial uses shall be allowed; 2. a maximum floor area ratio of 0.10 shall apply; and 3. maximum net residential density shall be zero. b. In accordance with this Agreement and with the MU Land Use (Zoning) District, as set forth in Monroe County Code Section 130 -88, and in compliance with other provisions of the Monroe County Code, the permitted uses in the MU Land Use (Zoning) District include commercial retail; office; commercial fishing; attached residential dwelling units; hotels; marinas and accessory uses. Provided that pursuant to Comp. Plan Policy 107.1.6, the Site - Specific Regulations applicable to the Property prohibit nonresidential uses, market rate residential units, and transient residential units. Pursuant to Section 130- 88(c)(3) of the Monroe County Code, attached dwelling units are permitted in the MU District as a major conditional use, provided that: 1. The structures as designed and located so that they are visually compatible with established residential development within 250 feet of the parcel proposed for development; and 2. The parcel proposed for development is separated from any established residential use by a class C bufferyard. c. In accordance with this Agreement and Comprehensive Plan Policy 107.1.6, the development on the Property must be in compliance with the Site Specific Regulations. Page 5 of 14 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 d. The development of the Property includes the addition of up to 208 new, affordable residential dwelling units and other accessory development. The residential density shall not exceed 208 permanent residential units. e. The height of any new structure associated with the development of the Property shall not exceed 35 feet, except as provided in Monroe County Code, as amended. "Grade" as defined in the Monroe County Code shall be 5.7 feet NGVD as shown in the attached topographic survey attached as Exhibit "E ". E. Public Facilities. 1. The Florida Keys Aqueduct Authority provides domestic potable water to the Property The Florida Keys Aqueduct Authority will meter any new development. 2. Keys Energy Services provides electric service to the Property. Excluding existing development that may already be metered, Keys Energy Services will meter any new development. In addition, excluding existing development that may already be metered, Keys Energy Services will meter other types of development accordingly. 3. Solid waste service is provided to the Property by a solid waste collection system franchised by Monroe County. 4. The Property is connected to central sewer via Big Coppitt Regional sewer system. 5. Transportation facilities. The Non - Exclusive Ingress and Egress Easement Agreement and Memorandum of Interdevelopment and Operating Agreement attached as Exhibit "F" provides satisfactory access and ingress /egress to and from the Property and US -1. F. Reservation or Dedication of Land. There is no reservation or dedication of land for public purposes contemplated by this Agreement. G. Affordable Compliance The requirement under Comprehensive Plan Policy 107.1.6 regarding "a minimum of at least 10% median and at least a 20% combination of low and very low income categories" is satisfied (i) during the Increased Affordable Restriction as provided in Section IILM. below and (ii) after the expiration of the Increased Affordable Restriction, as the Fifty -One (5 1) very low /low units represent 25% of the 208 units (which is a substantial increase over the 20% requirement) and combined with the 20 median income units (9.6 %) represent 34% of the total units. H. Development Allowed. The following specific criteria are those which will guide development of the Property, and are standards by which any further approvals shall be measured and shall be as follows: a. Provided such development can be designed and approved by all applicable regulations and cumulative density /intensity provisions, including but not limited to the Monroe County Comprehensive Plan, Monroe County Code and Florida Building 00105254 - Q Page 6 of 14 I Code, the Property is permitted to develop the following buildings, facilities and 2 structures on the Property pursuant to this Agreement: 3 4 i. Up to and including one hundred two hundred eight (208) new, affordable 5 residential dwelling units. 6 7 ii. Additional amenities ancillary and accessory to the affordable housing project, 8 including a gatehouse, offices, club house, fitness center and maintenance, and 9 housekeeping consisting of up to 10,000 square feet. 10 11 iii. Parking areas and landscaping. 12 13 iv. Playground, parks and /or pools or other outdoor recreation facilities as 14 accessory uses to the affordable residential development. 15 16 I. Required Approvals. The following list of all development approvals and permits approved 17 or needed to be approved for the redevelopment of the Property, as specified in this 18 Agreement: 19 20 Conditional Use Approval and building permits will be required for the development of 21 the Property into 208 new, affordable residential dwelling units as permitted under 22 Monroe County's Land Development Regulations. The development shall be consistent 23 with all applicable codes, including but not limited to the Monroe County Comprehensive 24 Plan and Monroe County Code. 25 26 J. Military Installation Area of Impact. Quarry acknowledges and understands the Property 27 and proposed development is within the Military Installation Area of Impact Overlay as 28 defined by the Monroe County Comprehensive Plan. The Property is located in the 65 — 69 29 DNL (Day -Night Average Sound Level) noise contours pursuant to the 2013 Navy Final 30 Environmental Impact Statement. Quarry agrees to sound attenuate all habitable buildings 31 and shall strive to achieve an outdoor to indoor Noise Level Reduction Level (NLR) of at 32 least 25 decibels. No residential buildings shall be located within the 70 -74 DNL. 33 34 K. Ingress/Egress. Ingress and egress access to the proposed development on the Property shall 35 be provided as depicted on the site plan attached as Exhibit "B ". There shall be no ingress or 36 egress to the Property via Puerta Drive. Quarry has obtained an easement to access US 1 37 directly pursuant to the Non - Exclusive Ingress and Egress Easement Agreement dated ( "US1 38 Easement "). To obtain access via the US 1 Easement, Quarry, must first obtain all required 39 local, state, and federal permits. Quarry shall use best efforts to obtain these permits. If 40 Quarry obtains all necessary permits for direct access to US1 utilizing the US1 Easement, 41 Quarry shall construct the necessary road directly to US1 and shall cease ingress and egress 42 through Calle Dos and Calle Uno to US 1. Monroe County does hereby agree to contribute 43 up to $1,500,000 toward Quarry's actual construction costs of the road depicted in the site 44 plans to Calle Dos and US 1 Easement directly to US 1. The Parties agree that until such time 45 as the portion of the road which shall be located on the US 1 Easement area is completed, 46 Quarry and its agents, licensees, employees, invitees, successors, construction crews and 00105254 - Q Page 7 of 14 I contractors, tenants and assigns shall be permitted to use Calle Dos and Calle Uno to access 2 US -1 as shown on the site plan. 3 4 L. Site Plan Approval. Monroe County does hereby accept the Site Plan of the Property. The 5 development shall be consistent with all applicable codes, including but not limited to the 6 Monroe County Comprehensive Plan and Monroe County Code. Following a review of 7 compliance with such codes, the final site plan must be approved by the Monroe County 8 Planning Commission as part of a Major Conditional Use approval. The Planning 9 Commission has final authority over the site plan and the site plan may be amended by the 10 Planning Commission. 11 12 M. Increased Affordable Restriction. In exchange for the waivers set forth in Section III.N. 13 below, Quarry agrees that for the initial 50 year term of affordable restrictions on the 14 Property, the residential units on the Property shall consist of the following (such residential 15 unit affordable restrictions to be defined as the "Increased Affordable Restriction "): Eleven 16 (11) Very Low which may only be occupied by households whose total household incomes 17 do not exceed twenty -five percent (25 %) of the median monthly household income), Eighty - 18 Three (83) Low (which may only be occupied by households whose total household incomes 19 do not exceed sixty percent (60 %) of the median monthly household income), Twenty -One 20 (21) Median and Ninety -Three (93) Moderate affordable residential units. 21 22 At the expiration of the 50 -year Increased Affordable Restriction term, for the remaining 49 23 years that the Property remains subject to affordable restrictions, the affordable restrictions 24 on the Property shall consist of the following: one (1) Very Low, Fifty -One (5 1) Low (which 25 may only be occupied by households whose total household incomes do not exceed sixty 26 percent (60 %) of the median monthly household income), Twenty (20) Median and One 27 Hundred Thirty -Six (136) Moderate affordable residential units. 28 29 30 N. Impact Fee and Building Permit Fee Waiver. Per Section 126- 4(h)(6) of the Monroe 31 County Code, all impact fees are hereby waived by Monroe County. County also agrees that 32 all building permit fees and wastewater capacity reservation fees for the Big Coppitt 33 Wastewater Treatment Plant are waived in consideration of the Increased Affordable 34 Restriction. 35 36 O. Finding of Consistency. By entering into this Agreement, Monroe County finds that the 37 development permitted or proposed herein is consistent with the Monroe County 38 Comprehensive Plan and Monroe County Code. 39 40 P. Breach, Amendment, Enforcement, and Termination. 41 42 a. Material Breach: A material breach by the Parties is the failure of any Party to 43 comply with the terms of this Agreement after Notice as provided herein. 44 45 b. Notice: Upon any Party's material breach of the terms and conditions of this 46 Agreement, the non - breaching Party shall serve written Notice of the breach upon the 00105254 - Q Page 8 of 14 I breaching Party pursuant to the procedure established in this Agreement and shall 2 provide the opportunity, within ninety (90) days of the date such Notice is served, to 3 propose a method of fulfilling the Agreement's terms and conditions or curing the 4 breach. The breaching Party shall be provided an additional ninety (90) days to cure 5 the material breach or to negotiate an amendment to this Agreement within a 6 reasonable time, as mutually agreed to by the Parties. This Agreement is not subject 7 to arbitration and must be amended in accordance with the statutory requirements. 8 This notice provision does not apply to sections II.E. and III.K.c.iii. which contains 9 its own, separate process for Monroe County to declare this Agreement void. 10 11 c. Amendment or Termination: The Parties hereto shall at all times adhere to the 12 terms and conditions of this Agreement. Amendment, termination, extension, or 13 revocation of this Agreement shall be made in accordance with the notification and 14 procedural requirements set forth herein. 15 16 i. Amendments to this Agreement shall subject Parties to the laws and policies 17 in effect at the time of the amendment only if the conditions of Section 18 163.3233(2), Florida Statutes, are met. 19 20 ii. No modifications, extensions, amendments, or alterations of the terms or 21 conditions contained herein shall be effective unless contained in a written 22 document approved and executed by the Parties. 23 24 iii. Amendment, extension or termination shall require at least two (2) public 25 hearings. The hearings shall be held pursuant to an application filed with 26 Monroe County by the Party seeking to amend or terminate this Agreement, 27 along with the requisite filing fee. Notice of public hearing shall be in 28 accordance with Monroe County Ordinances and Florida Statutes. 29 30 iv. If the terms of the compliance schedule are not met, the development 31 agreement shall be voidable at the sole option of Monroe County at a public 32 hearing of the Board of County Commissioners. 33 34 d. Enforcement: 35 36 i. After notice and an opportunity to respond and /or cure the material breach as 37 provided for below. In addition, Monroe County may utilize appropriate code 38 compliance remedies to cure any breach after notice or arising after the 39 execution of this Agreement and an opportunity to cure as provided herein. 40 41 ii. Monroe County, the other Parties, their successors or assigns, or any 42 aggrieved or any adversely affected party as defined in Section 163.3215(2), 43 Florida Statutes, may file an action for injunctive relief in the Circuit Court of 44 Monroe County to enforce the terms of this Agreement or to challenge 45 compliance with the provisions of Sections 163.3243, Florida Statutes. 46 00105254 - Q Page 9 of 14 I iii. Nothing contained herein shall limit any other powers, rights, or remedies that 2 either party has, or may have in the future, to enforce the terms of this 3 Agreement. 4 5 Q. Binding Effect of Agreement. The covenants, agreements, and obligations herein contained, 6 except as herein otherwise specifically provided, shall extend to, bind and inure to the benefit 7 of the Parties hereto and their respective personal representatives, heirs, successors and 8 assigns. 9 10 R. State and Federal Law. If State or Federal laws enacted after the effective date of this 11 Agreement preclude either Party's compliance with the terms of this Agreement, this 12 agreement shall be modified as is necessary to comply with the relevant State or Federal 13 Laws. 14 15 S. Compliance with Other Laws. The failure of this Agreement to address a particular permit, 16 condition, term, or restriction shall not relieve the Parties of the necessity of complying with 17 the laws governing said permitting requirements, conditions, terms or restrictions. 18 19 T. Reservation of Rights. This Agreement shall not affect any rights, which may have accrued 20 to any party to this Agreement under applicable law. The Parties reserve any and all such 21 rights. All approvals referenced in this Agreement are subordinate to compliance with all 22 applicable laws, codes, and land development regulations and permits, except to the extent 23 otherwise provided for in this Agreement. 24 25 U. No Permit. This Agreement is not and shall not be construed as a Development Permit, 26 Development Approval or authorization to commence development, nor shall it relieve the 27 Parties other than Monroe County of the obligations to obtain necessary Development 28 Approvals that are required under applicable law and under and pursuant to the terms of this 29 Agreement and Monroe County Code. 30 31 V. Good Faith; Further Assurances; No Cost. The Parties to this Agreement have negotiated 32 in good faith. It is the intent and agreement of the Parties that they shall cooperate with each 33 other in good faith to effectuate the purposes and intent of, and to satisfy their obligations 34 under, this Agreement in order to secure themselves the mutual benefits created under this 35 Agreement. The Parties agree to execute such further documents as may be reasonably 36 necessary to effectuate the provisions of this Agreement; provided that the foregoing shall in 37 no way be deemed to inhibit, restrict or require the exercise of Monroe County's police 38 power or actions of Monroe County when acting in a quasi-judicial capacity. Wherever in 39 this Agreement a provision requires cooperation, good faith or similar effort to be undertaken 40 at no cost to a party, the party co- operating, reviewing or undertaking the effort shall, 41 nonetheless, bear its cost of attendance at meetings, hearings, or proceedings and comment 42 and /or execution of documents, inclusive of the expense of its counsel. 43 44 W. Successors and Assigns. This Agreement shall constitute a covenant running with the land, 45 which shall be binding upon the Parties hereto, their successors in interest, heirs, assigns, and 46 personal representatives. 00105254 - Q Page 10 of 14 1 2 X. Joint Preparation. This Agreement has been drafted with the participation of the Parties 3 and their counsel, and shall not be construed against any party on account of draftsmanship. 4 The captions of each article, section and subsection contained in this Agreement are fore ease 5 of reference only and shall not affect the interpretational meaning of this Agreement. 6 Whenever the term "included" is used in this Agreement, it shall mean that the included 7 items, or terms are included without limitation as to any other items or terms, which may fall 8 within the listed category. 9 10 Y. Notices. All notices, demands, requests or replies provided for or permitted by this 11 Agreement shall be in writing and may be delivered by any one of the following methods: (a) 12 by personal delivery; (b) by deposit with the United States Postal Service as Certified or 13 Registered mail, return receipt requested, postage prepaid, to the addresses stated below; or 14 (c) by deposit with an overnight express delivery service with proof of receipt to the 15 addresses stated below. Notice shall be deemed effective upon receipt. For purposes of 16 notice, demand, request, or replies: 17 18 The address of Monroe County shall be: 19 20 County Administrator 21 1100 Simonton Street 22 Room 2 -205 23 Key West, Florida 33040 24 25 And a copy to: 26 27 Robert Shillinger, Esq. 28 County Attorney 29 PO Box 1026 30 Key West, Florida 33041 31 and 32 1111 12 Street, Suite 408 33 Key West, Florida 33040 34 35 The address of Quarry shall be: 36 37 3030 Hartley Road 38 Suite 310 39 Jacksonville, FL 32257 40 41 And a copy to: 42 43 Barton W. Smith, Esq. 44 Smith Hawks, PL 45 138 Simonton Street 46 Key West, Florida 33040 47 00105254 - Q Page 11 of 14 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 It is the responsibility of the Parties to promptly notify all other Parties of any change in name or address for receipt of notice, demand, request, or replies. Z. Force Majeure. Any prevention, delay or stoppage due to strikes, lockouts, labor disputes, acts of God, inability to obtain labor or materials or reasonable substitutes therefore, riot, civil commotion, fire or other casualty and other causes beyond the reasonable control of the party obligated to perform, excluding the financial inability of such party to perform and excluding delays resulting from appeals or rehearing, shall excuse the performance by such party for a period equal to any such period of prevention, delay or stoppage. In order to avail itself of this force majeure provision, the party invoking the same shall provide the other party with a written notice that shall consist of a recitation of all events that constitute force majeure events under this Section, together with the beginning and ending dates of such events. AA. Construction. This Agreement shall be construed in accordance with the laws of the State of Florida. The Parties to this Agreement have participated fully in the negotiation and preparation hereof, and, accordingly, this Agreement shall not be more strictly construed against any one of the Parties hereto. In construing this Agreement, the use of any gender shall include every other and all genders, and captions and section and paragraph headings shall be disregarded. All of the exhibits attached to this Agreement are incorporated in, and made a part of, this Agreement. BB. Omission. The Parties hereto recognize and agree that the failure of this Agreement to address a particular permit, condition, terms or restriction shall not relieve either Party of the necessity of complying with the law governing said permitting requirements, conditions, term, or restriction notwithstanding any such omission. CC. Jurisdiction and Governing Law. The Parties hereto agree that any and all suits or actions at law shall be brought in Monroe County, Florida and no other jurisdiction. This Agreement shall be construed and interpreted under the laws of the State of Florida. DD. Attorney's Fees and Costs. The Parties agree that in the event any cause of action or administrative proceeding is initiated or defended by any party relative to the enforcement or interpretation of this Agreement, the prevailing party shall be entitled to reasonable attorney's fees, court costs, as an award against the non - prevailing party, and shall include attorney's fees, courts costs, in appellate proceedings. Mediation proceedings initiated and conducted pursuant to this Agreement shall be in accordance with the Florida Rules of Civil Procedure and usual and customary procedures required by the circuit court of Monroe County. EE. Time of Essence. Time shall be of the essence for each and every provision of this Agreement. FF. Entire Agreement. This Agreement, together with the documents referenced herein, constitute the entire agreement and understanding among the Parties with respect to the subject matter hereof, and there are no other agreements, representations or warranties other 00105254 - Q Page 12 of 14 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 than as set forth herein. This Agreement may not be changed, altered or modified except by an instrument in writing signed by the Party against whom enforcement of such change would be sought and subject to the requirements for the amendment of development agreements in the Act. GG. Counterparts. This Agreement may be executed in one or more counterparts, and by different Parties hereto in separate counterparts, each of which when executed shall be deemed an original but all which taken together constitute one and the same agreement. HH. Recording. Monroe County shall record this Agreement with the Clerk of the Circuit Court of Monroe County within fourteen (14) days following signature by all Parties. Quarry agrees that it shall be responsible for all recording fees and other related fees and costs related to the recording and delivery of this Agreement as described in this section. The provisions hereof shall remain in full force and effect during the term provided herein and shall be binding upon all successors in interest to the Parties to this Agreement. 11. Conflicting Resolutions. All resolutions or parts thereof in conflict with the provisions of this Agreement and its resolution are hereby repealed to the extent of such conflict. JJ. Severability. If any part of this Agreement is contrary to, prohibited by, or deemed invalid under any applicable law or regulation, such provisions shall be inapplicable and deemed omitted to the extent so contrary, prohibited, or invalid; however, the remainder of the Agreement shall not be invalidated thereby and shall be given full force and effect as if the contrary, prohibited, or invalid provision was never a part hereof. IV. Effective Date. The "Effective Date" of this Agreement is forty -five (45) days after the duly signed and recorded Agreement is received by the Florida Department of Economic Opportunity pursuant to Chapter 380, Florida Statutes, and if appealed, the date the appeal is resolved. [Balance of this page intentionally left blank, signature page to follow] 00105254 - Q Page 13 of 14 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 IN WITNESS WHEREOF, the Parties hereto have set their hands and seals on the day and year below written. QUARRY PARTNERS, LLC, a Florida limited liability company By: TVC Big Coppitt, LLC, a Florida limited liability company, its Manager STATE OF FLORIDA ) SS: COUNTY OF MONROE ) Clarence S. Moore, Vice President Sworn to and subscribed before me this day of , 2017, by Clarence S. Moore, Vice President of TVC Big Coppitt, LLC, a Florida limited liability company, Manager of QUARRY PARTNERS, LLC, a Florida limited liability company, on behalf of the company. Each ❑ is personally known to me or ❑ has produced as identification. Name: Notary Public, State of My Commission Expires: ATTEST: AMY HEAVILIN, CLERK MONROE COUNTY BOARD OF COUNTY COMMISSIONERS DEPUTY CLERK 00105254 - Q MAYOR Page 14 of 14 REDLINE VERSION Recvd 12.18.17 1 2 3 4 DEVELOPMENT AGREEMENT 5 6 THIS DEVELOPMENT AGREEMENT ( "Agreement ") is entered into on the day 7 of , 2017, by and between MONROE COUNTY, FLORIDA, a Political 8 Subdivision of the State of Florida ( "Monroe County ") and QUARRY PARTNERS, LLC, a 9 Florida limited liability company ( "Quarry ") (collectively, the "Parties "), pursuant to Sections 10 110 -132 and 110 -133 of the Monroe County, Florida, Code of Ordinances ( "Monroe County 11 Code "), and the Florida Local Government Development Agreement Act, Florida Statutes 12 Sections 163.3220- 163.3243 (2016), and is binding on the "Effective Date" set forth herein: 13 14 WITNESSETH: 15 16 The Parties hereby agree as follows: 17 18 L RECITALS 19 A. This Agreement involves the development of real property located on Big Coppitt Key, 20 Florida with Monroe County Parcel ID 00120940 - 000100, 00120940 - 000302, and 21 00120940 - 00201, consisting of approximately 15.035 acres of upland and 6.736 acres of 22 submerged land (the "Property "). 23 24 B. All Parties have the authority to enter into this Agreement through Florida Statutes Chapter 25 163 and Quarry has the sole and undivided ownership of the Property. 26 27 C. Section 163.3220, Florida Statutes, authorizes Monroe County to enter into development 28 agreements with landowners and /or governmental agencies to encourage a stronger 29 commitment to comprehensive and capital facilities planning, ensure the provision of 30 adequate public facilities for development, encourage the efficient use of resources, and 31 reduce the economic cost of development. 32 33 D. This Agreement, among other things, is intended to and shall constitute a development 34 agreement among the Parties pursuant to the Florida Local Government Development 35 Agreement Act, Section 163.3220, et seq., Florida Statutes (the "Act "). 36 37 E. The Parties recognize that the public noticing and hearing procedures shall follow the 38 requirements of Section 163.3225, Florida Statutes, which requires the local government to 39 conduct two public hearings, one of which may be before the Planning Commission. 40 41 F. Monroe County finds that entering into this Agreement furthers the purposes, goals, 42 objectives and policies of the Monroe County Comprehensive Plan which contains goals and 43 objectives that seek to encourage the provision of affordable housing through incentive 44 programs and regulations (including but not limited to Goal 601, Objective 601.1 and 45 Objective 601.2). 00089493 00105254 .<6 Q Page 1 of 15 1 2 G. Comprehensive Plan Policy 107.1.6 (which shall be referred to herein as the "Site Specific 3 Regulations ") provides as follows: 4 5 "Development in the Big Coppitt Mixed Use Area 1 shall be subject to regulations 6 applicable to the Mixed Use /Commercial (MC) Future Land Use Designation as well as 7 an additional restriction set out below: 8 9 1. Residential units developed on the Big Coppitt Mixed Use Area 1 shall be 10 restricted to affordable housing only (with a minimum mix of at least 10% median 11 and at least a 20% combination of low and very low income categories) and 12 subject to affordable housing regulations pursuant to Section 130 -161 of the 13 Monroe County Code of Ordinances. 14 15 2. There shall be no nonresidential uses. Accessory uses to the residential 16 development, such as a club house or recreational facilities are permitted. 17 18 3. There shall be no market rate or transient residential units. 19 20 4. There shall be no dredging. 21 22 5. All habitable building located within the 65 -69 DNL (Day -Night Average 23 Sound Level) noise contour pursuant to the 2013 Navy Environmental Impact 24 Statement shall be sound attenuated to achieve an indoor Noise Level Reduction 25 of at least 25 decibels. 26 27 6. No residential buildings shall be located within the 70 -74 DNL. 28 29 7. Any development located within the Big Coppitt Mixed Use Area 1 shall 30 not utilize Puerta Drive for ingress and egress. 31 32 8. All habitable buildings located within the 70 -74 DNL noise contour 33 pursuant to the 2013 Navy Environmental Impact Statement shall be sound 34 attenuated to achieve an indoor Noise Level Reduction of at least 30 decibels. 35 36 9. A development agreement shall be required for any proposed development 37 of an affordable housing project within the Big Coppitt Mixed Use Area 1 and to 38 evaluate the ingress and egress of the development proposal." 39 40 H. In order to ensure the success and viability of the affordable housing project on the Property, 41 Quarry requires the necessary 208 affordable ROGO allocations as set forth below: 42 1 As of the execution of this Agreement, the reference to Section 130 -161' of the Monroe County Code of Ordinances is actually Section 139 -1 of the Monroe County Code, as the Monroe County Code has been updated. 00089493 00105254 .<6 Q Page 2 of 15 1 1) 104 ROGOs from the City of Key West consisting of unallocated ROGOs from prior 2 years which have been transferred to Monroe County for use on the Property through a 3 Florida Statutes Section 380.032 agreement €fated -- -- , 201?- {attached hereto and 4 incorporated herein as Exhibit "A " by and between Monroe County, City of Key West, 5 Islamorada Village of Islands, City of Layton and City of Marathon to be utilized for 6 development of Buildings 5, 6, 7, 8 and 9 as depicted on the conceptual site plan ( "Site 7 Plan ") attached as Exhibit "B ", and which shall be utilized all as Moderate income 8 affordable ROGO ( "Key West ROGOs "); 9 10 2) The Key West ROGOs were reserved a allcwted - the Property pursuant to Monroe 11 County Resolution 213 -2017; 12 13 3) Ninety -Six (96) ROGO allocations consisting of forty -four (44) Low, twenty (20) 14 Median 23 and thirty -two (32) Moderate Income affordable ROGO allocations for 15 development of the 96 units proposed as part of a Low Income Housing Tax Credit 16 financial assistance that Quarry has received ( "Monroe ROGOs "), such Monroe ROGOs 17 having been reserved pursuant to Monroe County Resolution 323 -2016; 18 19 4) An additional Eight (8) ROGO allocations were reserved by Monroe County add. 20 all�cated Lo the Property pursuant to Monroe County Resolution 212 -2017 so that the one 21 1 \V V V" ULL VVULl VL1J 111 UU1 U Vl' LLl� V' 1 \V V V J U11U One Hundred Four (104) vnr_n ,ii , +; ,,� v,, , ao ,, +>,o Q vnrn� a.".a Monroe 22 ROGOs allocations consist of the following: one (1) Very Low, Fifty -One (51) Low 23 (which may only be occupied by households whose total household incomes do not 24 exceed sixty percent (60 %) of the median monthly household income), Twenty (20) 25 Median and Thirty -Two (32) Moderate affordable ROGO allocations. 26 27 28 I. The Property is generally described as follows: 29 30 1. Quarry owns the Property. Copies of the Special Warranty Deeds evidencing Quarry's 31 ownership are attached hereto and incorporated herein as Exhibit "C ". Historically the 32 Property was a mining operation and currently the Property is vacant land. 33 34 2. A complete legal description of the Property is attached hereto and incorporated herein 35 as Exhibit "D ". 36 37 3. As of the date of this Agreement, the Property is assessed by the Monroe County 38 Property Appraiser as real estate numbers 00120940 - 000100, 00120940 - 000302, and 39 00120940- 000201. 40 41 4. The Property currently has Mixed Use ( "MU ") Land Use (Zoning) District designation 42 and a corresponding Mixed Use /Commercial ( "MC ") Future Land Use Map designation. 43 Z Fu�l� executed areetnent �� 111 be ttrovided and insetted as exhibit "A" once received, 23 Note that the Monroe County Resolutions use the term "Medium" but the correct term per the Code is "Median". 00089493 00105254 .<6 Q Page 3 of 15 1 5. The Property currently has a Tier Overlay District designation of Tier III. 2 3 6. The Property consists of approximately 15.035 acres of upland and 6.736 acres of 4 submerged land. 5 6 IL PURPOSE 7 8 A. The overall purpose of this Agreement is to allow the Parties to implement the provisions of 9 Monroe County Code Chapter 139 as applied to the Property in order to insure the continued 10 provision of needed affordable housing in the unincorporated Lower Keys. 11 12 B. The Agreement allows for the development of 208 affordable housing dwelling units on the 13 Property on Big Coppitt, Monroe County, Florida, in compliance with all applicable 14 provisions of Florida Statutes, the Principles for Guiding Development in the Florida Keys 15 Area of Critical State Concern, the Monroe County Comprehensive Plan, and the Monroe 16 County Code. 17 18 C. The Agreement allows the Parties to implement the provisions of Comprehensive Plan Policy 19 107.1.6 as applied to the Property in order to supply much needed affordable housing in the 20 unincorporated Lower Keys and to allow for a reasonable use of the Property by utilizing the 21 previously unused Key West ROGOs and Monroe ROGOs for development at the Property. 22 23 24 III. AGREEMENT REQUIREMENTS 25 26 A. Recitals. The recitals explaining the intent and purpose of the project as set forth in the 27 preceding clauses are incorporated herein and form a material part of this Agreement. The 28 Parties recognize the binding effect of Florida Statutes Sections 163.3220- 163.3243, as to the 29 form and content of this Agreement and in accordance therewith set forth and agree to the 30 following. 31 32 B. Legal Description and Ownership. The legal descriptions for the Property subject to this 33 Agreement are set forth in Exhibit "D ". 34 35 C. Duration of Agreement. This Agreement shall remain in effect for ten (10) years from the 36 "Effective Date" as defined herein, and may be extended by mutual consent of the Parties 37 and approval at a public hearing, in accordance with Section 163.3229, Florida Statutes. For 38 the duration of this Agreement, the Parties agree that any development shall comply with and 39 be controlled by this Agreement, the Monroe County Code, and the Monroe County 40 Comprehensive Plan governing the development of land in effect on the date of execution of 41 this Agreement, in accordance with Section 163.3220, Florida Statutes. 42 43 D. Permitted Uses. 44 45 1. The Property currently has a MU Land Use (Zoning) District designation and a 46 corresponding MC Future Land Use Map designation. 00089493 00105254 .<6 Q Page 4 of 15 1 2 a. The principal purpose of the Mixed Use/ Commercial land use category is to 3 provide for the establishment of commercial land use (zoning) districts where 4 various types of commercial retail and office may be permitted at intensities 5 which are consistent with the community character and the natural environment. 6 Employee housing and commercial apartments are also permitted. In addition, 7 Mixed Use /Commercial land use districts are to establish and conserve areas of 8 mixed uses, which may include maritime industry, light industrial uses, 9 commercial fishing, transient and permanent residential, institutional, public, and 10 commercial retail uses. 11 12 This land use category is also intended to allow for the establishment of mixed 13 use development patterns, where appropriate. Various types of residential and 14 non - residential uses may be permitted; however, heavy industrial uses and 15 similarly incompatible uses shall be prohibited. Monroe County shall continue to 16 take a proactive role in encouraging the maintenance and enhancement of 17 community character and recreational and commercial working waterfronts. 18 19 In order to protect environmentally sensitive lands, the following development 20 controls shall apply to all hammocks, pinelands, and disturbed wetlands within 21 this land use category: 22 1. only low intensity commercial uses shall be allowed; 23 2. a maximum floor area ratio of 0.10 shall apply; and 24 3. maximum net residential density shall be zero. 25 26 b. In accordance with this Agreement and with the MU Land Use (Zoning) District, 27 as set forth in Monroe County Code Section 130 -88, and in compliance with other 28 provisions of the Monroe County Code, the permitted uses in the MU Land Use 29 (Zoning) District include commercial retail; office; commercial fishing; attached 30 residential dwelling units; hotels; marinas and accessory uses. Provided that 31 pursuant to Comp. Plan Policy 107.1.6, the Site - Specific Regulations applicable 32 to the Property prohibit nonresidential uses, market rate residential units, and 33 transient residential units. Pursuant to Section 130- 88(c)(3) of the Monroe County 34 Code, attached dwelling units are permitted in the MU District as a major 35 conditional use, provided that: 36 37 1. The structures as designed and located so that they are visually 38 compatible with established residential development within 250 feet of the parcel 39 proposed for development; and 40 41 2. The parcel proposed for development is separated from any 42 established residential use by a class C bufferyard. 43 44 c. In accordance with this Agreement and Comprehensive Plan Policy 107.1.6, the 45 development on the Property must be in compliance with the Site Specific 46 Regulations. 00089493 00105254 .<6 Q Page 5 of 15 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 d. The development of the Property includes the addition of up to 208 new, affordable residential dwelling units and other accessory development. The residential density shall not exceed 208 permanent residential units. e. The height of any new structure associated with the development of the Property shall not exceed 35 feet, except as provided in Monroe County Code, as amended. "Grade" as defined in the Monroe County Code shall be 5.7 feet NGVD as shown in the attached topographic survey attached as Exhibit" U E. Public Facilities. 1. The Florida Keys Aqueduct Authority provides domestic potable water to the Property The Florida Keys Aqueduct Authority will meter any new development. 2. Keys Energy Services provides electric service to the Property. Excluding existing development that may already be metered, Keys Energy Services will meter any new development. In addition, excluding existing development that may already be metered, Keys Energy Services will meter other types of development accordingly. 3. Solid waste service is provided to the Property by a solid waste collection system franchised by Monroe County. 4. The Property is connected to central sewer via Big Coppitt Regional sewer system. 5. Transportation facilities. The Non - Exclusive Ingress and Egress Easement Agreement dated AY 71 �nl and Memorandum of Interdevelopment and Operatin Agreement attached as Exhibit "EF" provides satisfactory access and ingress /egress to and from the Property and Barcelona _ -1 . F. Reservation or Dedication of Land. There is no reservation or dedication of land for public purposes contemplated by this Agreement. G. Affordable Compliance The requirement under Comprehensive Plan Policy 107.1.6 regarding "a minimum of at least 10% median and at least a 20% combination of low and very low income categories" is satisfied for ... the .. period ... after . ()i durin _ the Increased Affordable Restriction expires as provided in Section III.M. below by the TvV�e;ity X20 A4-A; n"A Tor (1 M T „ �; A of iViV.Lit1:11 L1.i1.L Vii ` I i�V V� 11iV Vlile ieJl \AVii Li tl.i 1,1111 LJ, VV ii1 Vi1 ` l ` v . „come r � L V i Vl 1 V 1/V VV iL1VVi11.�'i VJiUi Li LLi _pro o f + ,�,;,, ;, ,,,,�, >, ro�1, 1 l ono/ ��,�,1 ;,,��; ,, „f 1�.�, " a l " � gory, LJ -.1 iii .1 L.1; ......11...... Lh_o.._.0 �i LL .�.......LLL.�II �i .�VV LL..0 �.. .�V ;nr�mo rn4ort�ri ne.....iv1, ;o a + ;qf",.A.... 1- +1,- V+ �no.._tdl� T..—w � A nnn !11 .Slow T wiz. 111VV1iiV VucV vllVS - - vv Lll Vii 10 JULLJLIVLI v LiiV i vrly v11V - - k_1 j L vvv uiiu vile, k1I - - V VL y � VV ti,o x.rv'LYxVtit Teri ... irixxtit,�.uxxxiLV ... ycars' an (ii after the expiration of the Increased Affordable Restriction, as the Fifty -One (51) very low /low units represent 25% of the 208 units (which is a substantial increase over the 20% requirementl and combined with the 20 median income units (9.6 %) represent 34% of the total units. 0008940 00105254 v 6 Q Page 6 of 15 I H. Development Allowed. The following specific criteria are those which will guide 2 development of the Property, and are standards by which any further approvals shall be 3 measured and shall be as follows: 4 5 a. Provided such development can be designed and approved by all applicable 6 regulations and cumulative density /intensity provisions, including but not limited to 7 the Monroe County Comprehensive Plan, Monroe County Code and Florida Building 8 Code, the Property is permitted to develop the following buildings, facilities and 9 structures on the Property pursuant to this Agreement: 10 11 i. Up to and including one hundred two hundred eight (208) new, affordable 12 residential dwelling units. 13 14 ii. Additional amenities ancillary and accessory to the affordable housing project, 15 including a gatehouse, offices, club house, fitness center and maintenance, and 16 housekeeping consisting of up to 10,000 square feet. 17 18 iii. Parking areas and landscaping. 19 20 iv. Playground, parks and /or pools or other outdoor recreation facilities as 21 accessory uses to the affordable residential development. 22 23 I. Required Approvals. The following list of all development approvals and permits approved 24 or needed to be approved for the redevelopment of the Property, as specified in this 25 Agreement: 26 27 Conditional Use Approval and building permits will be required for the development of 28 the Property into 208 new, affordable residential dwelling units as permitted under 29 Monroe County's Land Development Regulations. The development shall be consistent 30 with all applicable codes, including but not limited to the Monroe County Comprehensive 31 Plan and Monroe County Code. 32 33 J. Military Installation Area of Impact. Quarry acknowledges and understands the Property 34 and proposed development is within the Military Installation Area of Impact Overlay as 35 defined by the Monroe County Comprehensive Plan. The Property is located in the 65 — 69 36 DNL (Day -Night Average Sound Level) noise contours pursuant to the 2013 Navy Final 37 Environmental Impact Statement. Quarry agrees to sound attenuate all habitable buildings 38 and shall strive to achieve an outdoor to indoor Noise Level Reduction Level (NLR) of at 39 least 25 decibels. No residential buildings shall be located within the 70 -74 DNL. 40 41 K.........IngresslE.gres.s. Ingress and egress access to the proposed development on the Property is. 42 p; rmitt: d 43 11 101 �++�, I—A �vi,;1,4 c,,,.1 er n, �,, a on, ��,�ii I— -r— n-A ziprii ?1 7(117 anu uuvtivu u.T i. �iii vii vuvti r�i v�. uiiu vr�i v.» .iiurt vv iiviii uiu v 44 R�rc; l.ona.I?ri mmhere shall b::o i::grsmmo: grs to the P:oprty �ammPurry 45 K. In ress/E ress. In ress and e ress access to the ro osed develo ment on the Pro ert shall 46 be prodded as depicted on the site plan attached as Exhibit "B" There shall be no : ingress or 00089493 00105254 .<6 Q Page 7 of 15 I e ress to the Pro ert via Puerta Drive. uar has obtained an easement to access US 1 2 directly p ursuant to the Non - Exclusive Ingress_and Easement Agreement dated TS 3 Easement' �. To obtain access via the tTS I Ease i must first obtain all required 4 local_ state. and federal permits. Quarry shall use best efforts to obtain these hermits. If 5 4uarry obtains all necessary permits for direct access to US1 utilizing the US1 Easement,_ 6 uarry shall construct the necessary road directly to US1 and shall cease in ress and egress 7 through Calle Dos and Calle Uno to US L Monroe County does hereby agree to contribute 8 up to 51.500 000 toward Ouarrv's actual construction costs of the road depicted in the site 9 plans to Calle Dos and US 1 Easement directly to US 1. The Parties agree that until such time 10 as the portion of the road which shall be located on the US 1 Easement area is completed. 11 uarry and its agents. licensees. employees. invitees, successors. construction crews and 12 contractors_ tenants and assigns shall be permitted to use Calle Dos and Calle Uno to access 13 US -1 as shown on the site plan. 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 L. Site Plan Approval. Monroe County does hereby accept the Site Plan of the Property. The development shall be consistent with all applicable codes, including but not limited to the Monroe County Comprehensive Plan and Monroe County Code. Following a review of compliance with such codes, the final site plan must be approved by the Monroe County Planning Commission as part of a Major Conditional Use approval. The Planning Commission has final authority over the site plan and the site plan may be amended by the Planning Commission. M. Increased Affordable Restriction. In exchange for the waivers set forth in Section III.N. below, Quarry agrees that for the initial 50 year term of affordable restrictions on the Property, the residential units on the Property shall consist of the following (such residential unit affordable restrictions to be defined as the "Increased Affordable Restriction "): Eleven (11) Very Low which may only be occupied by households whose total household incomes do not exceed twenty -five percent (25 %) of the median monthly household income), Eighty - Three (83) Low (which may only be occupied by households whose total household incomes do not exceed sixty percent (60 %) of the median monthly household income), Twenty -One (21) Median and Ninety -Three (93) Moderate affordable residential units. At the expiration of the 50 -year Increased Affordable Restriction term, for the remaining 49 years that the Property remains subject to affordable restrictions, the affordable restrictions on the Property shall consist of the following: one (1) Very Low, Fifty -One (5 1) Low (which may only be occupied by households whose total household incomes do not exceed sixty percent (60 %) of the median monthly household income), Twenty (20) Median and One Hundred Thirty -Six (136) Moderate affordable residential units. 41 N. Impact Fee and Building Permit Fee Waiver. Per Section 126 ®6 _of the Monroe 42 County Code, all impact fees are hereby waived by Monroe County. County also agrees that 43 all building permit fees and wastewater capacity reservation fees for the Big Coppitt 44 Wastewater Treatment Plant are waived in consideration of the Increased Affordable 45 Restriction. 46 00089493 00105254 .<6 Q Page 8 of 15 1 O. Finding of Consistency. By entering into this Agreement, Monroe County finds that the 2 development permitted or proposed herein is consistent with the Monroe County 3 Comprehensive Plan and Monroe County Code. 4 5 P. Breach, Amendment, Enforcement, and Termination. 6 7 a. Material Breach: A material breach by the Parties is the failure of any Party to 8 comply with the terms of this Agreement after Notice as provided herein. 9 10 b. Notice: Upon any Party's material breach of the terms and conditions of this 11 Agreement, the non - breaching Party shall serve written Notice of the breach upon the 12 breaching Party pursuant to the procedure established in this Agreement and shall 13 provide the opportunity, within ninety (90) days of the date such Notice is served, to 14 propose a method of fulfilling the Agreement's terms and conditions or curing the 15 breach. The breaching Party shall be provided an additional ninety (90) days to cure 16 the material breach or to negotiate an amendment to this Agreement within a 17 reasonable time, as mutually agreed to by the Parties. This Agreement is not subject 18 to arbitration and must be amended in accordance with the statutory requirements. 19 This notice provision does not apply to sections II.E. and III.K.c.iii. which contains 20 its own, separate process for Monroe County to declare this Agreement void. 21 22 c. Amendment or Termination: The Parties hereto shall at all times adhere to the 23 terms and conditions of this Agreement. Amendment, termination, extension, or 24 revocation of this Agreement shall be made in accordance with the notification and 25 procedural requirements set forth herein. 26 27 i. Amendments to this Agreement shall subject Parties to the laws and policies 28 in effect at the time of the amendment only if the conditions of Section 29 163.3233(2), Florida Statutes, are met. 30 31 ii. No modifications, extensions, amendments, or alterations of the terms or 32 conditions contained herein shall be effective unless contained in a written 33 document approved and executed by the Parties. 34 35 iii. Amendment, extension or termination shall require at least two (2) public 36 hearings. The hearings shall be held pursuant to an application filed with 37 Monroe County by the Party seeking to amend or terminate this Agreement, 38 along with the requisite filing fee. Notice of public hearing shall be in 39 accordance with Monroe County Ordinances and Florida Statutes. 40 41 iv. If the terms of the compliance schedule are not met, the development 42 agreement shall be voidable at the sole option of Monroe County at a public 43 hearing of the Board of County Commissioners. 44 45 d. Enforcement: 46 00089493 00105254 .<6 -- Q Page 9 of 15 I i. After notice and an opportunity to respond and /or cure the material breach as 2 provided for below. In addition, Monroe County may utilize appropriate code 3 compliance remedies to cure any breach after notice or arising after the 4 execution of this Agreement and an opportunity to cure as provided herein. 5 6 ii. Monroe County, the other Parties, their successors or assigns, or any 7 aggrieved or any adversely affected party as defined in Section 163.3215(2), 8 Florida Statutes, may file an action for injunctive relief in the Circuit Court of 9 Monroe County to enforce the terms of this Agreement or to challenge 10 compliance with the provisions of Sections 163.3243, Florida Statutes. 11 12 iii. Nothing contained herein shall limit any other powers, rights, or remedies that 13 either party has, or may have in the future, to enforce the terms of this 14 Agreement. 15 16 Q. Binding Effect of Agreement. The covenants, agreements, and obligations herein contained, 17 except as herein otherwise specifically provided, shall extend to, bind and inure to the benefit 18 of the Parties hereto and their respective personal representatives, heirs, successors and 19 assigns. 20 21 R. State and Federal Law. If State or Federal laws enacted after the effective date of this 22 Agreement preclude either Party's compliance with the terms of this Agreement, this 23 agreement shall be modified as is necessary to comply with the relevant State or Federal 24 Laws. 25 26 S. Compliance with Other Laws. The failure of this Agreement to address a particular permit, 27 condition, term, or restriction shall not relieve the Parties of the necessity of complying with 28 the laws governing said permitting requirements, conditions, terms or restrictions. 29 30 T. Reservation of Rights. This Agreement shall not affect any rights, which may have accrued 31 to any party to this Agreement under applicable law. The Parties reserve any and all such 32 rights. All approvals referenced in this Agreement are subordinate to compliance with all 33 applicable laws, codes, and land development regulations and permits, except to the extent 34 otherwise provided for in this Agreement. 35 36 U. No Permit. This Agreement is not and shall not be construed as a Development Permit, 37 Development Approval or authorization to commence development, nor shall it relieve the 38 Parties other than Monroe County of the obligations to obtain necessary Development 39 Approvals that are required under applicable law and under and pursuant to the terms of this 40 Agreement and Monroe County Code. 41 42 V. Good Faith; Further Assurances; No Cost. The Parties to this Agreement have negotiated 43 in good faith. It is the intent and agreement of the Parties that they shall cooperate with each 44 other in good faith to effectuate the purposes and intent of, and to satisfy their obligations 45 under, this Agreement in order to secure themselves the mutual benefits created under this 46 Agreement. The Parties agree to execute such further documents as may be reasonably 00089493 00105254 .<6 Q Page 10 of 15 I necessary to effectuate the provisions of this Agreement; provided that the foregoing shall in 2 no way be deemed to inhibit, restrict or require the exercise of Monroe County's police 3 power or actions of Monroe County when acting in a quasi-judicial capacity. Wherever in 4 this Agreement a provision requires cooperation, good faith or similar effort to be undertaken 5 at no cost to a party, the party co- operating, reviewing or undertaking the effort shall, 6 nonetheless, bear its cost of attendance at meetings, hearings, or proceedings and comment 7 and /or execution of documents, inclusive of the expense of its counsel. 8 9 W. Successors and Assigns. This Agreement shall constitute a covenant running with the land, 10 which shall be binding upon the Parties hereto, their successors in interest, heirs, assigns, and 11 personal representatives. 12 13 X. Joint Preparation. This Agreement has been drafted with the participation of the Parties 14 and their counsel, and shall not be construed against any party on account of draftsmanship. 15 The captions of each article, section and subsection contained in this Agreement are fore ease 16 of reference only and shall not affect the interpretational meaning of this Agreement. 17 Whenever the term "included" is used in this Agreement, it shall mean that the included 18 items, or terms are included without limitation as to any other items or terms, which may fall 19 within the listed category. 20 21 Y. Notices. All notices, demands, requests or replies provided for or permitted by this 22 Agreement shall be in writing and may be delivered by any one of the following methods: (a) 23 by personal delivery; (b) by deposit with the United States Postal Service as Certified or 24 Registered mail, return receipt requested, postage prepaid, to the addresses stated below; or 25 (c) by deposit with an overnight express delivery service with proof of receipt to the 26 addresses stated below. Notice shall be deemed effective upon receipt. For purposes of 27 notice, demand, request, or replies: 28 29 The address of Monroe County shall be: 30 31 County Administrator 32 1100 Simonton Street 33 Room 2 -205 34 Key West, Florida 33040 35 36 And a copy to: 37 38 Robert Shillinger, Esq. 39 County Attorney 40 PO Box 1026 41 Key West, Florida 33041 42 and 43 1111 12 Street, Suite 408 44 Key West, Florida 33040 45 46 The address of Quarry shall be: 47 00089493 00105254 .<6 Q Page 11 of 15 1 3030 Hartley Road 2 Suite 310 3 Jacksonville, FL 32257 4 5 And a copy to: 6 7 Barton W. Smith, Esq. 8 Smith Hawks, PL 9 138 Simonton Street 10 Key West, Florida 33040 11 12 It is the responsibility of the Parties to promptly notify all other Parties of any change in 13 name or address for receipt of notice, demand, request, or replies. 14 15 Z. Force Majeure. Any prevention, delay or stoppage due to strikes, lockouts, labor disputes, 16 acts of God, inability to obtain labor or materials or reasonable substitutes therefore, riot, 17 civil commotion, fire or other casualty and other causes beyond the reasonable control of the 18 party obligated to perform, excluding the financial inability of such party to perform and 19 excluding delays resulting from appeals or rehearing, shall excuse the performance by such 20 party for a period equal to any such period of prevention, delay or stoppage. In order to avail 21 itself of this force majeure provision, the party invoking the same shall provide the other 22 party with a written notice that shall consist of a recitation of all events that constitute force 23 majeure events under this Section, together with the beginning and ending dates of such 24 events. 25 26 AA. Construction. This Agreement shall be construed in accordance with the laws of the State 27 of Florida. The Parties to this Agreement have participated fully in the negotiation and 28 preparation hereof, and, accordingly, this Agreement shall not be more strictly construed 29 against any one of the Parties hereto. In construing this Agreement, the use of any gender 30 shall include every other and all genders, and captions and section and paragraph headings 31 shall be disregarded. All of the exhibits attached to this Agreement are incorporated in, and 32 made a part of, this Agreement. 33 34 BB. Omission. The Parties hereto recognize and agree that the failure of this Agreement to 35 address a particular permit, condition, terms or restriction shall not relieve either Party of the 36 necessity of complying with the law governing said permitting requirements, conditions, 37 term, or restriction notwithstanding any such omission. 38 39 CC. Jurisdiction and Governing Law. The Parties hereto agree that any and all suits or actions 40 at law shall be brought in Monroe County, Florida and no other jurisdiction. This Agreement 41 shall be construed and interpreted under the laws of the State of Florida. 42 43 DD. Attorney's Fees and Costs. The Parties agree that in the event any cause of action or 44 administrative proceeding is initiated or defended by any party relative to the enforcement or 45 interpretation of this Agreement, the prevailing party shall be entitled to reasonable 46 attorney's fees, court costs, as an award against the non - prevailing party, and shall include 00089493 00105254 .<6 Q Page 12 of 15 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 attorney's fees, courts costs, in appellate proceedings. Mediation proceedings initiated and conducted pursuant to this Agreement shall be in accordance with the Florida Rules of Civil Procedure and usual and customary procedures required by the circuit court of Monroe County. EE. Time of Essence. Time shall be of the essence for each and every provision of this Agreement. FF. Entire Agreement. This Agreement, together with the documents referenced herein, constitute the entire agreement and understanding among the Parties with respect to the subject matter hereof, and there are no other agreements, representations or warranties other than as set forth herein. This Agreement may not be changed, altered or modified except by an instrument in writing signed by the Party against whom enforcement of such change would be sought and subject to the requirements for the amendment of development agreements in the Act. GG. Counterparts. This Agreement may be executed in one or more counterparts, and by different Parties hereto in separate counterparts, each of which when executed shall be deemed an original but all which taken together constitute one and the same agreement. HH. Recording. Monroe County shall record this Agreement with the Clerk of the Circuit Court of Monroe County within fourteen (14) days following signature by all Parties. Quarry agrees that it shall be responsible for all recording fees and other related fees and costs related to the recording and delivery of this Agreement as described in this section. The provisions hereof shall remain in full force and effect during the term provided herein and shall be binding upon all successors in interest to the Parties to this Agreement. 11. Conflicting Resolutions. All resolutions or parts thereof in conflict with the provisions of this Agreement and its resolution are hereby repealed to the extent of such conflict. JJ. Severability. If any part of this Agreement is contrary to, prohibited by, or deemed invalid under any applicable law or regulation, such provisions shall be inapplicable and deemed omitted to the extent so contrary, prohibited, or invalid; however, the remainder of the Agreement shall not be invalidated thereby and shall be given full force and effect as if the contrary, prohibited, or invalid provision was never a part hereof. IV. Effective Date. The "Effective Date" of this Agreement is forty -five (45) days after the duly signed and recorded Agreement is received by the Florida Department of Economic Opportunity pursuant to Chapter 380, Florida Statutes, and if appealed, the date the appeal is resolved. [Balance of this page intentionally left blank, signature page to follow] 0008940 00105254 v 6 Q Page 13 of 15 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 IN WITNESS WHEREOF, the Parties hereto have set their hands and seals on the day and year below written. QUARRY PARTNERS, LLC, a Florida limited liability company By: TVC Big Coppitt, LLC, a Florida limited liability company, its Manager STATE OF FLORIDA ) SS: COUNTY OF MONROE ) Clarence S. Moore, Vice President Sworn to and subscribed before me this day of , 2017, by Clarence S. Moore, Vice President of TVC Big Coppitt, LLC, a Florida limited liability company, Manager of QUARRY PARTNERS, LLC, a Florida limited liability company, on behalf of the company. Each ❑ is personally known to me or ❑ has produced as identification. Name: Notary Public, State of My Commission Expires: ATTEST: AMY HEAVILIN, CLERK MONROE COUNTY BOARD OF COUNTY COMMISSIONERS DEPUTY CLERK 0008940 00105254 v 6 Q MAYOR Page 14 of 15 Title pdfDocs compareDocs Comparison Results Date & Time 12/18/2017 9:11:34 AM Comparison Time 0.98 seconds compareDocs version v4.3.0.48 Sources Original Document [ #00088493.DOCX] [v6] Quarry Partners Development Agreement.DOCX Modified Document [ #00105254.DOCX] [v2] 17 Development Agreement.DOCX Comparison Statistics Moved Also Insertions 8 Deletions 9 Changes 10 Moves 6 Font Changes 0 Paragraph Style Changes 0 Character Style Changes 0 TOTALCHANGES 33 Name Moved Also Insertions Open Comparison Report after Saving eletia-s Always Moves / Mo ve, Word Font Changes Character Level Paragraph Style Changes False Character Style Changes Word Inserted cells Include Footnotes/ Endnotes Deleted cells True Merged cells Word Changed lines Mark left border. Comments color By Author. Balloons False com pareDocs Settings Used Category Option Selected Open Comparison Report after Saving General Always Report Type Word Formatting Character Level Word False Include Headers/ Footers Word True Include Footnotes/ Endnotes Word True Include List Numbers Word True Include Tables Word True Include Field Codes Word True Include Moves Word True Show Track Changes Toolbar Word True Show Reviewing Pane Word True Update Automatic Links at Open Word False Summary Report Word End Include Change Detail Report Word Separate Document View Word Print Remove Personal Information Word False Flatten Field Codes Word True as �s �s E CL 0 a� �a as CL PREPARED BY AND RETURN TO: SMITH HAWKS, P.L. 138 SIMONTON STREET KEY WEST, FL 33040 (305) 296 -7227 SPACE ABOVE LINE BLANK FOR RECORDING PURPOSES NON - EXCLUSIVE INGRESS AND EGRESS EASEMENT AGREEMENT THIS NON - EXCLUSIVE INGRESS AND EGRESS EASEMENT AGREEMENT ( "Agreement") dated as of the day of December, 2017 by and between ROCKLAND COMMERCIAL CENTER, INC., a Florida corporation ( " Grantor ') to QUARRY PARTNERS, LLC, a Florida limited liability company and ROCKLAND OPERATIONS, LLC, a Florida limited liability company, and each of their successors and assigns, (collectively, " Grantee ") provides the following: 1. Consideration and Easement For and in consideration of the sum of Ten Dollars ($10.00) and other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, Grantor hereby grants, sells, and conveys a non - exclusive easement (the " Easement ") to Grantee, for purposes of ingress and egress, in, over, and across the real property more particularly described in that certain survey and legal description attached hereto and incorporated herein as Exhibit A ( " Easement Area "). 2. Easement Created Grantee, its agents, licensees, employees, invitees, successors, construction crews and contractors, tenants and assigns (collectively, " Permittees "), shall have the full right of ingress and egress, by pedestrian and /or vehicular means, and drainage uses, in, over and across the Easement Area, subject to the limitations, and on the terms and conditions, set forth herein. 3. Purpose of Easement The Easement is granted to Grantee so that Grantee may construct a road and related drainage to provide access to and from US -1 to Grantee's real property more particularly described in Exhibit B attached hereto and made a part hereof. 00105199 - vI 4. Term of Easement. The Easement shall be perpetual and run with the properties described herein. 5. Use of Easement Area by Grantee The Parties (i) acknowledge and anticipate that the Easement Area will be utilized by Grantee, its Permittees, successors and assigns for vehicular and pedestrian traffic and (ii) agree that Grantee shall be responsible for the construction, improvement or further development of the road required under applicable law to be completed on the Easement Area. 6. Maintenance of Easement Area Grantee shall, at its sole cost and expense, maintain and keep the improvements, roads and landscaping located on the Easement Area in good condition and state of repair, provided that Grantor shall be responsible for and shall be required to pay for any and all damages caused by Grantor or its Permittees. Grantee shall periodically inspect, maintain, repair, and reconstruct any improvements on the Easement Area to ensure the safe, lawful and reasonable use of the Easement Area for its intended purpose. 7. Indemnity Grantee, its successors and assigns, hereby covenants and agrees that it shall indemnify and hold the Grantor, its successors and assigns, harmless from and against any and all loss, liability, charge, cost or expense arising out of the use of the Easement Area by Grantee or its Permittees or breach of this Agreement by Grantee or its successors and assigns, except for matters arising from breach of this Agreement by Grantor, or the negligence or willful misconduct of Grantor. Grantor, its successors and assigns, hereby covenants and agrees that it shall indemnify and hold the Grantee, its successors and assigns, harmless from and against any and all loss, liability, charge, cost or expense arising out of the use of the Easement Area by Grantor or its Permittees, or breach of this Agreement by Grantor or its successors and assigns, except for matters arising from breach of this Agreement by Grantee. 8. Rights of Grantor Grantor, its successors and assigns, shall have the right to use, and to grant others rights and easements over the Easement Area provided that such use and /or rights do not unreasonably interfere with Grantee's use of the Easement Area for the purposes provided herein. 9. Running Benefits and Burdens All easements, covenants, terms, conditions, and provisions of this Agreement shall extend to and be made binding upon the successors and 00105199 - vl 2 assigns of Grantor and the successors and assigns of Grantee as a covenant and restriction running with the land. It is intended that this instrument shall be recorded in the Public Records of Monroe County, Florida, and shall be binding upon the Grantee and Grantor, all successors thereto, and future owners of the Easement Area. 10. Modification This Agreement may not be terminated, amended, modified, altered, or changed in any respect whatsoever, except by a further agreement in writing duly executed by Grantor and Grantee (or their respective successor(s) and /or assign(s)) and recorded in the Public Records of Monroe County, Florida. 11. Governing Law This instrument shall be construed in accordance with the laws of the state of Florida. By execution of this instrument Grantor acknowledges, and by acceptance of the easement created hereby Grantee acknowledges, that in the event of any dispute arising under this instrument the sole venue for such dispute shall be Monroe County, Florida. 12. Remedies and Enforcement In the event of failure of a defaulting Party to cure a breach of this Agreement within thirty (30) days following written notice thereof by the non - defaulting Party (unless, with respect to any such breach the nature of which cannot reasonably be cured within such 30 -day period, the defaulting Party commences such cure within such 30- day period and thereafter diligently prosecutes such cure to completion within no later than 90 days after such written notice), the non - defaulting Party shall be entitled forthwith to full and adequate relief by all available legal and equitable remedies from the consequences of such breach, including payment of any amounts actually incurred, specific performance and injunctive relief, provided, however, in no event shall the non - defaulting Party be entitled to special, exemplary, consequential or punitive damages as a result of such breach by the defaulting Party. In addition to all other remedies available at law or in equity, the non - defaulting Party shall have the right to perform such obligation contained in this Agreement on behalf of such defaulting Party and be reimbursed by such defaulting Party upon demand for the reasonable costs thereof (which such demand shall include reasonable backup documentation) together with interest at the prime rate charged from time to time by Citibank (its successors or assigns) (not to exceed the maximum rate of interest allowed by law). Notwithstanding the foregoing to the contrary, no breach under this Agreement shall entitle any Party to cancel, rescind, or otherwise terminate this Agreement. 00105199 - vl 3 13. Authority Grantor hereby warrants that it has the full power and authority to grant the Easement created by this Agreement. 14. Utilities Grantee shall at all times during the term hereof be responsible for any utilities which serve Grantee's improvements and /or the road constructed on the Easement Areas. 15. Miscellaneous Matters a. Counterparts. This Agreement may be executed in any number of counterparts, any one and all of which shall constitute the agreement of the parties and each of which shall be deemed an original. b. Estoppel Certificates. Grantor and Grantee, within fifteen (15) days of its receipt of a written request from the other party shall from time to time provide the requesting party a certificate binding upon such party stating: (a) to the best of such party's knowledge, whether any party to this Agreement is in default or violation of this Agreement and if so identifying such default or violation; and (b) that this Agreement is in full force and effect and identifying any amendments to this Agreement as of the date of such certificate. C. Time of Essence. Time is of the essence under this Agreement. d. Interpretation. The parties have participated fully in the negotiation and preparation hereof, including review by counsel for each, and accordingly, the parties agree this Agreement shall not be more strictly construed against either party. e. Waiver of Default. The waiver of any breach or default under any of the terms of this Agreement shall not be deemed nor shall the same constitute a waiver of any subsequent breach or default. f No Dedication. This instrument is not intended to and does not dedicate any portion of the Easement Area to the general public nor does this instrument create any rights in favor of the general public. Grantee shall not have the right to dedicate the Easement to the public by plat or any other means. 00105199 - vl 4 g. Attorneys' Fees. In the event a party brings suit to enforce any provision of this Agreement against the other party, the prevailing party shall be entitled to recover its costs and expenses (including, without limitation, reasonable attorneys' fees and the costs of services of paralegals, legal assistants and /or law clerks at trial and appellate levels). h. Notices. All notices required or permitted to be given hereunder shall be in writing and sent by overnight delivery service (such as Federal Express), in which case notice shall be deemed given on the first business day after the date sent, or by personal delivery, in which case notice shall be deemed given on the date received, or by certified mail, in which case notice shall be deemed given three (3) business days after the date sent, or by electronic mail (with copy by overnight delivery service), in which case notice shall be deemed given on the date sent, to the appropriate address indicated below: To Grantor: Rockland Commercial Center, Inc. 209 Duval Street 2 nd Floor Key West, FL 33040 Attention: Michael Halpern To Grantee: Quarry Partners, LLC 3030 Hartley Road, Suite 310 Jacksonville, FL 32257 Attn: Clarence S. Moore Rockland Operations, LLC 129 Toppino Industrial Drive Key West, FL 33040 Attn: Frank Toppino With a copy to: Smith Hawks, PL 138 Simonton Street Key West, FL 33040 Attention: Barton Smith Upon at least ten (10) days written notice to the other party, each party shall be entitled to change its address and add additional notice parties. Further Assurances. Grantor and Grantee agree to execute any documents or instruments reasonably required by any mortgagee, governmental or quasi - governmental 00105199 - vl 5 entity to make the agreements set forth herein more effective for the purposes intended, including entering into any utility easements necessary. j . Insurance. Grantee shall provide and maintain commercial general liability insurance from a provider and in an amount reasonably acceptable to Grantor, as determined by Grantor from time to time. At a minimum, such insurance shall cover Grantee's obligations under this Agreement and insure Grantee against claims for personal injury, bodily injury or death, and property damage or destruction. Grantor shall be named an additional insured in any such policy. The limits of insurance shall not be deemed a limitation of Grantee's obligations to indemnify and hold harmless Grantor, as set forth herein. [Signatures on the following page] 00105199 - vl 6 IN WITNESS WHEREOF, the Parties have caused this Non - Exclusive Ingress and Egress Easement Agreement to be executed effective as of date written above. Signed, sealed and delivered in our presence: Witness Name: Witness Name: STATE OF _ COUNTY OF ROCKLAND COMMERCIAL CENTER, INC., a Florida corporation By: Name: Michael Halpern Title: President The foregoing instrument was acknowledged before me this day of December, 2017 by Michael Halpern, as President of ROCKLAND COMMERCIAL CENTER, INC., a Florida corporation, on behalf of the corporation. He ❑ is personally known to me or ❑ has produced as identification. [Notary Seal] Notary Public: Printed Name: My Commission Expires: 00105199 - vl 7 QUARRY PARTNERS, LLC, a Florida limited liability company Witness Name: Witness Name: STATE OF _ COUNTY OF By: TVC Big Coppitt, LLC, a Florida limited liability company, its manager By: Name: Clarence S. Moore Title: Vice President The foregoing instrument was acknowledged before me this day of December, 2017 by Clarence S. Moore, as Vice President of TVC Big Coppitt, LLC, a Florida limited liability company, the manager of QUARRY PARTNERS, LLC, a Florida limited liability company, on behalf of the company. He ❑ is personally known to me or ❑ has produced as identification. [Notary Seal] Notary Public: Printed Name: My Commission Expires: 00105199 - vl ROCKLAND OPERATIONS, LLC, a Florida limited liability company STATE OF FLORIDA ) SS: COUNTY OF MONROE ) By: Name: Frank P Title: Manager Toppino By: Name: Edward Toppino, Sr. Title: Manager Sworn to and subscribed before me this day of December, 2017, by Frank P. Toppino, as Manager of ROCKLAND OPERATIONS, LLC, a Florida limited liability company, on behalf of the company. He ❑ is personally known to me or ❑ has produced as identification. Name: Notary Public, State of My Commission Expires: STATE OF FLORIDA ) SS: COUNTY OF MONROE ) Sworn to and subscribed before me this day of December, 2017, by Edward Toppino, Sr., as Manager of ROCKLAND OPERATIONS, LLC, a Florida limited liability company, on behalf of the company. He ❑ is personally known to me or ❑ has produced as identification. Name: Notary Public, State of My Commission Expires: 00105199 - vl EXHIBIT A LEGAL DESCRIPTION AND SKETCH G.p rm- ti PC. rQ'C& ------- I & C 9C - x1-1X0 P 0 N � p �� a Z \3 I Mac.ct kk Pe3in( n{ 100 1 00 FC—iJ—RVE STH 14856 -1 RADIUS� 0.'S 7 NS� Rockland Commercial Center, Inc- MM 9, Overseas Highway, Big Coppitt Key, Fl. Sketch to accompany legal description Cwr No 1 17-416 Scclr 1` - IeF. 1- 210- 2 12/1!5/ 1 7 1 no�j R- ANDJV? oIr: tre, / r1wr; --�, ct ,-1 km@, S—t 1 0 ISLAND SURVEYING INC. ( - -'Utj 264-'-'�'4�:" F'1x Ori!d "'J.1 N��.%" K 0� elk. n 3Y, fh L W :7L4 00105199 - v1 N. r.S. Proposed 50 foot access easement- A parcel of lartd logaked on Eask Rockland Key, Monroe County, Florida, and being a part of Government Lot 5 and 6, Section 21. Township 67 South, Range 26 Eqpt, and being mare particularly described as follows: From the intersection of the center lime of U.S. Highway No. 1 and the West abuntment of the Rockland Key Viaduct go- S 63'09'20" W. slang the centmline of the U.S Highway No. 1 a distance of 2110 feet; thence North a distance of 393.66 feet to the intersection with the North Right —of —Way Una of the section of said U.S. Highway No. 1 relocated in 1957 -8; thence continue North a distance of 577.07 feet to the North lines ❑f R -E Parcels No's 00122010 -00000 and 00121390 -- 000000; thence Eaat a distance of 917 -62 feet to the Point of Beginning of a 50 foot wide access easement; thence continue E09t o distance of 50.00 feet to the East lime of Real Estate Parcel No- 00121940 000000; thence South a distance of 331 -94 feet to the said Northerly Right —of —Way Line of the relocated section of U -S- Highway No. 1 and a point on a curve concave to the North; thence in a Southwestarly direction along the curve, having for it elements a radius of 4$36,15 feet, a centrol angla of 00'37'47" for a arc distance of 53.15 feet; thence rdorth a distance of 349.97 feet to the P of 5eginning- Containing 17050.5 square feet or 0.39 acres, more or less- 'ERIF1 C ATION : HER �l3Y CERTIFY that t ottached Sketch to accompany legal description is .rue and =�rrEct to Pie cst of rr`y knowledge and t;elier that it meets the minirnWrn technica; standards uQ06te• by the Fluridu Eo❑rd a Land Surveyors, Chapter SJ -17, Florian Statute Section 47. .027, and the American Land l tie Associot a7j th0t Mere are no vis-blc cnc 1, urilass shown hcrcan. I •I Fr=ERIUK H. BRAhNT Prafessipnnl land Surveyor Na- 2749 Professio -lal Engince' No. 3 Stnte of Flcrida N VALID UNLESS LN.80.iSLL' 1VIiH KAI�SEU St AL 5188r s Rockland Commercial Center, Ina - MM 9, Overseas Highway, Big CDppitt key, Fl- Sketch to ocaamporty legal dcscriptian 0, ' N° 17 -416 Sale: 1'+.10 Re . Flcad pcnel Na. 214 - 4 6nn. " F.H.H. _ Cato: t2f15f1 Fir.%d 2anc: AE Fk-ad Dew- ia, _ LANE) MRVEYING INC. RN66NS ANOlOR MOrri0h5 3152 Nvlpluide {305) 293 -0466 5wte 291 Fr... (3C-5 .Si3 -oas7 Ray x+g8k• =1. 33o4D ftidebl+ellyoL.1'Llei each 1 L.@ Nn. 3707 00105199 - v1 w�•,��t,i. iar5r I0, Quarry Partners Property PARCEL 9: Part of Government Lot 1, Section 21, Township 67 South, Range 26 East on Big Coppitt Key, Monroe County, Florida, and being described as follows: BEGIN at the Southwest corner of Block 9 of " GULFREST PARK PLAT NO. 2 ", according to the Plat thereof as recorded in Plat Book 4, Page 157, of the Public Records of Monroe County, Florida, and run thence South a distance of 390 feet; thence run West for a distance of 300 feet; thence run North for a distance of 1004.13 feet; thence run East for a distance of 300 feet to a point; thence run South for a distance of 614.13 feet back to the POINT OF BEGINNING. A parcel of land in a part of Government Lot 1, Section 21, Township 67 South, Range 26 East, on Big Coppitt Key, Monroe County, Florida, and being more particularly described as follows: COMMENCE at the Southwest corner of Block 9 of GULFREST PARK PLAT #2, according to the Plat thereof as recorded in Plat Book 4, Page 157, of the Public Records of Monroe County, Florida, said point being the POINT OF BEGINNING of the parcel of land herein described; run thence East a distance of 185 feet to a point; thence South 45 0 00'00" West a distance of 70.71 feet to a point; thence West a distance of 135 feet to a point; thence at right angles North 50.0 feet to the said Southwest corner of said Block 9 and the POINT OF BEGINNING. TOGETHER WITH: PARCEL 10: Part of Government Lot 1, Section 21, Township 67 South, Range 26 East on Big Coppitt Key, Monroe County, Florida, and being described as follows: COMMENCE at the Southwest corner of Block 9 of " GULFREST PARK PLAT NO. 2 ", according to the Plat thereof as recorded in Plat Book 4, Page 157, of the Public Records of Monroe County, Florida and, run thence North for a distance of 614.13 feet to the POINT OF BEGINNING of the parcel of land herein being described; thence run West for a distance of 300 feet to a point; thence run North for a distance of 1063 feet, more or less to a point on the North boundary line of T.I.I.F. Deed #24002; thence run East along the said North boundary line of said T.I.I.F. Deed #24002 for a distance of 100 feet to the North boundary line of said Government Lot 1; thence run Southeasterly along the North boundary line of said Government Lot 1 for a distance of 233 feet, more or less to the Northwest corner of the said Block 9; thence run South along the West boundary line of the said Block 9 for a distance of 942.78 feet back to the POINT OF BEGINNING. TOGETHER WITH: 00105199 - vl PARCEL 10A: A portion of Section 21, Township 67 South, Range 26 East, on Big Coppitt Key, Monroe County, Florida, described as follows: BEGIN at the northwest corner of Block 9, GULFREST PARK PLAT No. 2, according to the Plat thereof, as recorded in Plat Book 4, Page 157, of the Public Records of Monroe County, Florida; thence Northwesterly along the north line of Government Lot 1 in said Section and the northerly line of lands described in Official Records Book 2237, Page 2259, of said Public Records, a distance of 233.35 feet to the north line of T.I.I.F. Deed #24002; thence East along said north line, 200.00 feet to the point of terminus of the Waterward Meander Line of July 1, 1975, as described in Official Records Book 2483, Page 950, of said Public Records; thence Southerly along the northerly prolongation of the west line of said Block 9, also being the northerly prolongation of the west line of T.I.I.F. Certificate #29509, a distance of 120.22 feet to the POINT OF BEGINNING. TOGETHER WITH: PARCEL 11: A parcel of land lying adjacent to the lands described in T.I.I.F. Deed #24002 on the Gulf of Mexico in Government Lot 1, Section 21, Township 67 South, Range 26 East, on Big Coppitt Key, Monroe County, Florida, said parcel being more particularly described by metes and bounds as follows: COMMENCE at the Southwest corner of Block 9 of " GULFREST PARK PLAT NO. 2 ", according to the Plat thereof as recorded in Plat Book 4, Page 157, of the Public Records of Monroe County, Florida, and run thence North and along the Westerly boundary line of the said Block 9 for a distance of 614.13 feet; thence run West for a distance of 300.00 feet; thence run North for a distance of 1062.78 feet to a point on the North boundary line of T.I.I.F. Deed #24002 as described in Official Records Book 346, Page 580, of the said Public Records, said point being the POINT OF BEGINNING; thence run West and along the North line of said T.I.I.F. Deed #24002 for a distance of 1331.95 feet; thence run North for a distance of 186 feet, more or less, to a point on the Waterward boundary line as of July 1, 1975; thence meander said Waterward Boundary the following twenty -four (24) courses: North 88 °53'56" East, for a distance of 39.47 feet; North 65 °36'56" East, a distance of 71.66 feet; South 88 °16'57" East, for a distance of 75.93 feet; North 77 °38'10" East, a distance of 44.29 feet; South 76 °11'41" East, for a distance of 76.54 feet; North 88 °33'56" East, a distance of 82.11 feet; North 85 0 40'47" East, for a distance of 103.42 feet; South 75 0 35'07" East a distance of 43.33 feet; North 77 0 23'10" East for a distance of 41.16 feet; South 84 0 42'40" East a distance of 110.45 feet; South 87 0 26'54" East for a distance of 85.16 feet; South 79 0 0709" East for a distance of 28.70 feet; North 79 °46'31" East for a distance of 73.24 feet; South 77 0 57'45" East for a distance of 41.56 feet; North 77 0 13'36" East for a distance of 53.90 feet; South 84 0 23'12" East for a distance of 121.58 feet; North 80 0 09'47" East for a distance of 54.26 feet; South 82 0 09'00" East for a distance of 63.88 feet; 00105199 - vl South 79 °34'01" East for a distance of 42.16 feet; North 86 °10'05" East for a distance of 98.91 feet; North 88 °42'12" East for a distance of 49.04 feet; South 82 °47'37" East for a distance of 59.12 feet; South 84 °16'22" East for a distance of 85.04 feet; South 47 °39'01" East for a distance of 15.58 feet to a point, said point being the Point of Terminus of the Waterward boundary line as of July 1, 1975; thence South 29 °03'59" East and leaving the said Waterward boundary line as of July 1, 1975 for a distance of 197.97 feet to a point, said point being 200.00 feet East of the POINT OF BEGINNING of the said T.I.I.F. Deed #24002; thence run West and along the North line of said T.I.I.F. Deed #24002 and Easterly extension thereof for a distance of 300.00 feet back to the POINT OF BEGINNING. Rockland Operation Property WILL ADD LEGALS FOR 00121980 - 000600, 00121980 - 00500, ETC 00105199 - vl t ' A -� jl�l: VIA E -MAIL AND HAND DELIVERY j November 22, 2017 Kevin Bond, AICP Planning and Development Review Manager Monroe County Planning and Environmental Resources Department 2798 Overseas Highway, Suite 410 Marathon, FL 33050 -4277 RE: DRC Memorandum dated August 29, 2017 regarding Development Agreement for the Quarry Affordable Housing File #2016 -215 Dear Kevin: Please allow this letter to address outstanding concerns as set forth in the DRC Memorandum dated August 29, 2017 regarding Development Agreement for the Quarry Affordable Housing File #2016 -215 ( "Staff Report"). Please note that the following is also enclosed with this letter: revised/redlined Development Agreement ( "Revised Development Agreement ") which includes revised site plan titled "The Quarry Residential Development" by Meridian Engineering, LLC, with all revisions "bubbled" for ease of review (the "Revised Site Plan"). I have copied the operative text of the Staff Report below, and have addressed each of the concerns and/or questions in The review of development agreements is set forth in Chapter 110, Article V, Sections 110- 132 and 110 -133 of the Monroe County Land Development Code (LDC). The BOCC has authority to enter into a development agreement by resolution with any person having a legal or equitable interest in real property located within the unincorporated areas of the county if, the development agreement meets all of the requirements of the Florida Local Government Development Agreement Act, F.S. §§ 163.3220 - 163.3243; provided, however, that the duration of the development agreement shall not exceed ten (10) years, and any duration specified in a development agreement shall supersede any conflicting duration otherwise specified in the Land Development Code. Pursuant to LDC Section 110 133(b)(1), Requirements of a devc1opmr ni agreement, a development agreement shall include the following- 04BOlSf4 v3 fr f ='W8 SMITHFIAWKS.CO November 22, 2017 Page 2 • The legal descriptions listed as an exhibit in Sections 1.1.2. and 111.13. of the draft development agreement, but the exhibit was not submitted. • Regarding population densities: o Section 111.D.1.d. of the draft development agreement states "the residential density shall not exceed 208 permanent residential units." o Based on the proposed number of units and the amount of buildable acres of the subject property, the proposed density would be 17.3 units per buildable acre. The maximum net density in the MU District is 18 units per buildable acre. • No building intensities or maximum floor area is proposed in the draft development agreement. o Comprehensive Plan Policy 107.1.6 states "there shall be no nonresidential uses." • Height is addressed in Section 11I.D.l.e. of the draft development agreement. Excerpt: o The height of any new structure associated it-ith the dei of the Proper ti- shall not exceed 38 feet, except av provided in Monroe Count) Code, as amended. "Grade" as delined in the Monroe Counts Code shall he 43 feet NA I'D (is shown in the attached topographic s111-1 (111(iched as Exhibit o The development agreement must be consistent with the adopted Comprehensive Plan and LDC. Currently. the maximum height limit Is 35 00101514 • 0 November 22, 2017 Page 3 Transportation facilities are not addressed in Section 11I.E. Ingress and egress is mentioned in Section 111.K., but refers to an easement agreement exhibit that was not submitted for County review. The proposed agreement needs to address and evaluate the ingress and egress of the development. e. A description of any reservation or dedication of land for public purposes The reservation or dedication of land for public purpose is addressed in Section 111.F. of the draft development agreement- The agreement states that no land is contemplated for reservation or dedication. I. A description of all local development pen approved or needed to be approved for the development of the land, 00101514 - 0 November 22, 2017 Page 4 • Development approvals are addressed in Sections III.I. and III.L. of the draft development agreement. summarized below: o Conceptual Site Plan included in the draft development agreement o Major Conditional Use Approval, including Final Site Plan o Building permits • The following statement that this agreement is not a development permit is provided in Section IIIAJ.- o This Agreement is not and shall not be construed as a Development Pel Development Approval or authori-ation to comrncnee development, nor shall it relieve the Parties, other than Mon oe County, of the obligations to obtain necessm y Development Approvals that arc required under applicable law and under and pursuant to the terms of this Agreement and Monroe County Code. 00101514 - 0 November 22, 2017 Page 5 V. OTHER ISSUES A. Pursuant to 2030 Comprehensive Plan Policy 107.1.6, Big Coppitt Mixed Use Area 1 To Provide Limitations on Development and Specific Restrictions, development in the Big Coppitt Mixed Use Area 1 shall be subject to regulations applicable to the Mixed Use /Commercial (MC) Future Land Use Designation as well as an additional restriction set out below: 1. Residential units developed on the Big Coppitt Mixed Use Area 1 shall be restricted to affordable housing only (with a minimum mix of at least 10% median and at least a 20% combination of low and very low income categories) and subject to affordable housing regulations pursuant to Section 130 -161 of the Monroe County Code of Ordinances. Section I.H. of the draft development agreement addresses the income levels of the proposed affordable housing units. ■ 20 median income units are proposed, which is 9.6 o of 208 total units- 0 44 low income units are proposed, which is 21.2 o of 208 total units. 0 very low income units are proposed. • 144 moderate income units are proposed, which is 69.2 o of 208 total units. o The BOCC approved Resolution No. 323 -2016 on December 14, 2016, reserving 96 affordable housing ROGO allocations consisting of Forty - Four (44) Low income (60 1 o"), Twenty (20) Medium income (100'o and Thirty- Two (32) Moderate Income (120 o") for this project. The BOCC reservation included a requirement that the affordable housing units developed with the Forty -Four (44) Low income ROGO allocations shall have rent rates limited to 60% median income. o The proposed agreement needs to be amended to include the additional requirements included in BOCC Resolution No. 323 -2016 Refers to the percentage of the median monthly household incomc° (if the County. 2. There shall be no nonresidential uses. Accessory uses to the residential development, such as a club house or recreational facilities are permitted. No nonresidential uses are proposed, but Section III.D.I.b. of the draft development agreement lists nonresidential uses that are prohibited by the above policy. The proposed agreement needs to be amended to be consistent with the Comprehensive Plan. 3. There shall be no market rate or transient residential units. None proposed. 00 10 1514 - v3 November 22, 2017 Page 6 4. There shall be no dredging. None proposed. 5. All habitable buildings located within the 65 -69 DNL (Day -Night Average Sound Level) noise contour pursuant to the 2013 Navy Environmental Impact Statement shall be sound attenuated to achieve an indoor Noise Level Reduction of at least 25 decibels. Section III.J. of the draft development agreement addresses this restriction. Staff requests that the noise contours be overlaid on the site plan to ensure compliance. . 6. No residential buildings shall be located within the 70 -74 DNL. Section III.J. of the draft development agreement addresses this restriction. Staff requests that the noise contours be overlaid on the site plan to ensure compliance. 7. Any development located within the Big Coppitt Mixed Use Area 1 shall not utilize Puerta Drive for ingress and egress. Not specifically addressed in the draft development agreement. No ingress or egress is proposed in the agreement or the conceptual site plan. The proposed agreement needs to address and evaluate the ingress and egress of the development. 8. All habitable buildings located within the 70 -74 DNL noise contour pursuant to the 2013 Navy Environmental Impact Statement shall be sound attenuated to achieve an indoor Noise Level Reduction of at least 30 decibels. Section III.J. of the draft development agreement states no residential buildings shall be located within the 70 -74 DNL. The section does not specifically address all habitable buildings. According to the conceptual site plan, the proposed clubhouse building may be located in the 70 -74 DNL noise contour. Staff requests that the noise contours be overlaid on the site plan to ensure compliance. 9. A development agreement shall be required for any proposed development of an affordable housing project within the Big Coppitt Mixed Use Area 1 and to evaluate the ingress and egress of the development proposal. Ingress and egress is mentioned in Section III.K. of the draft development agreement, but the easement agreement exhibit was not submitted for County review. The proposed agreement needs to address and evaluate the ingress and egress of the development. Staff requests a conceptual site plan depicting the proposed ingress and egress of the development proposal 00101514 - 0 November 22, 2017 Page 7 B. Staff has reviewed the draft development agreement and requests that the applicant make the following edits and address the comments and questions summarized as follows: 1. The subject property currently consists of three separate parcels according to the Monroe County Property Appraiser. List all three parcel real estate (RE) numbers in the development agreement. 111.11' 2. There are incorrect Code chapter and section references throughout the agreement. Correct the citations. 4. No very low income (50% median income) affordable housing units are proposed, but Comprehensive Plan Policy 107.1.6 requires a combination of low and very low, totaling at least 20% of the total number of affordable units. 5. The development agreement does not reserve ROGO allocations. The BOCC may reserve by resolution available affordable housing allocations, pursuant to the criteria in LDC Section 138-24(b). The proposed agreement needs to address the need for additional allocations and the required approval. Note. the BOCC will review for compliance with the criteria in LDC Section 138-24(b). 6. In Section 111.H.a.iv., clarify that playgrounds and outdoor recreation facilities are accessory to the residential development, as required by Comprehensive Plan Policy 107.1.6. 7. Indicate DNL noise contours on the site plan to determine compliance with Comprehensive Plan Policy 107.1.6. 00101514 0 November 22, 2017 Page 8 8. Ingress and egress is not evaluated and the easement agreement exhibit was not submitted for County review. Staff requests a conceptual site plan depicting the proposed ingress and egress of the development proposal. This is necessary to comply with Comprehensive Plan Policy 107.1.6. 9. The submitted traffic analysis is for the prior FLUM amendment and does not reference any of the current RE parcel numbers. 10. Submit a revised draft development agreement addressing all of the deficiencies and compliance issues mentioned above and include all exhibits for County review. If you should have any questions or require additional information please feel free to contact me at any time. Sincerely, Barton Smith, Esq. BWS/bg Enclosures 00101514 • 0 1 2 3 4 DEVELOPMENT AGREEMENT 5 6 THIS DEVELOPMENT AGREEMENT ( "Agreement ") is entered into on the _ day 7 of , 2017, by and between MONROE COUNTY, FLORIDA, a Political 8 Subdivision of the State of Florida ( "Monroe County ") and QUARRY PARTNERS, LLC, a 9 Florida limited liability company (`Quarry") (collectively, the "Parties "), pursuant to Sections 10 110 -132 and 110 -133 of the Monroe County, Florida, Code of Ordinances (`Monroe County 11 Code "), and the Florida Local Government Development Agreement Act, Florida Statutes 12 Sections 163.3220 - 163.3243 (2016), and is binding on the "Effective Date" set forth herein: 13 14 WITNESSETH: 15 16 The Parties hereby agree as follows: 17 18 I. RECITALS 19 A. This Agreement involves the development of real property located on Big Coppitt Key, 20 Florida with Monroe County Parcel ID 00120940 - 000100 - 00120940-000302 an and 21 , -00120.940-0020.1. consisting of approximately 15.035 acres of upland and 6.736 acres of 22 submerged land (the "Property"). 23 24 B. All Parties have the authority to enter into this Agreement through Florida Statutes Chapter 25 163 and Quarry has the sole and undivided ownership of the Property. 26 27 C. Section 163.3220, Florida Statutes, authorizes Monroe County to enter into development 28 agreements with landowners and /or governmental agencies to encourage a stronger 29 commitment to comprehensive and capital facilities planning, ensure the provision of 30 adequate public facilities for development, encourage the efficient use of resources, and 31 reduce the economic cost of development. 32 33 D. This Agreement, among other things, is intended to and shall constitute a development 34 agreement among the Parties pursuant to the Florida Local Government Development 35 Agreement Act, Section -i, 3 -,-`0' �' 3_32_ `gip, et seq., Florida Statutes (the "Act'). 36 37 E. The Parties recognize that the public noticing and hearing procedures shall follow the 38 requirements of Section 163.3225, Florida Statutes, which requires the local government to 39 conduct two public hearings, one of which may be before the Planning Commission. 40 41 F. Monroe County finds that entering into this Agreement furthers the purposes, goals, 42 objectives and policies of the Monroe County Comprehensive Plan which contains goals and 43 objectives that seek to encourage the provision of affordable housing through incentive 44 programs and regulations (including but not limited to Goal 601, Objective 601.1 and 45 Objective 601.2). 00088493 - _ Ve Page 1 of 15 1 2 G. Comprehensive Plan Policy 107.1.6 (which shall be referred to herein as the "Site Specific 3 Regulations ") provides as follows: 4 5 "Development in the Big Coppitt Mixed Use Area 1 shall be subject to regulations 6 applicable to the Mixed Use /Commercial (MC) Future Land Use Designation as well as 7 an additional restriction set out below: 8 9 1. Residential units developed on the Big Coppitt Mixed Use Area 1 shall be 10 restricted to affordable housing only (with a minimum mix of at least 10% median 11 and at least a 20% combination of low and very low income categories) and 12 subject to affordable housing regulations pursuant to Section 130-161 of the 13 Monroe County Code of Ordinances. 14 15 2. There shall be no nonresidential uses. Accessory uses to the residential 16 development, such as a club house or recreational facilities are permitted. 17 18 3. There shall be no market rate or transient residential units. 19 20 4. There shall be no dredging. 21 22 5. All habitable building located within the 65 -69 DNL (Day -Night Average 23 Sound Level) noise contour pursuant to the 2013 Navy Environmental Impact 24 Statement shall be sound attenuated to achieve an indoor Noise Level Reduction 25 of at least 25 decibels. 26 27 6. No residential buildings shall be located within the 70 -74 DNL. 28 29 7. Any development located within the Big Coppitt Mixed Use Area 1 shall 30 not utilize Puerta Drive for ingress and egress. 31 32 8. All habitable buildings located within the 70 -74 DNL noise contour 33 pursuant to the 2013 Navy Environmental Impact Statement shall be sound 34 attenuated to achieve an indoor Noise Level Reduction of at least 30 decibels. 35 36 9. A development agreement shall be required for any proposed development 37 of an affordable housing project within the Big Coppitt Mixed Use Area 1 and to 38 evaluate the ingress and egress of the development proposal." 39 40 H. In order to ensure the success and viability of the affordable housing project on the Property, 41 Quarry requires the necessary 208 affordable ROGO allocations as set forth below: 42 ' As of the execution of this Agreement, the reference to Section 130 -161' of the Monroe County Code of Ordinances is actually Section = .' x 39, 1 of the Monroe County Code, as the Monroe County Code has been updated. 00088493 - -: - vb Page 2 of 15 1 1) 104 ROGOs from the City of Key West consisting of unallocated ROGOs from prior 2 years which have been -transferred to Monroe County for use on the Property 3 through a Florida Statutes Section 380.032 agreement dated 2017 4 (attached hereto and incor P orated herein as Exhibit "A") by and between Monroe 5 County, City of Key West Islou Villa(Y ' s, e (:)I Island tit, ofl-a L3- ..- - n and 6 11�y it of Marathon to be utilized for development of Buildings 5, 6, 7, 8 and 9 as depicted -- --- . . . 7 on the conceptual site plan ("Site.Plan") attached as Exhibit - "B", and which shall be 8 utilized all as Moderate income affordable ROGO ("Key West ROGOs"); 9 2j ibe !Le _y West ROG-Os were resel-ved and allocated to the Property pursuant to Monroe 10 County Resolution 2 13-2017 12 3) :' Ninety-Six (96) ROGO allocations consisting of forty-four (44) Low, twenty (20) 13 Median' and thirty-two (32) Moderate Income affordable ROGO allocations for 14 development of the 96 units proposed as part of a Low Income Housing Tax Credit 15 financial assistance that Quarry has received ("Monroe ROGOs ") , such Monroe ROGOs 16 having been reserved pursuant to Monroe County Resolution 323-20167 17 18 4) additional Eight (8) -�&--a±e-ROGO allocations afl. horv+y were.... reserved by . were.... ... ... ... ... 19 Monroe County uwk-i- -*,i 20 --!Jf1-,, allocated to the Pr),pimt y R esolution 2 12-2017 so a . y pursuant to Monroe Count_ 21 that the one Hundred Four -(104) ROW allocations inade up of the 8 ROGOs and 22 Monroe ROGOs allocations consist of the foossing.- one -(l) VLry Lo - .-- ll — . w, Ufty-Qrie (51 23 Low Wkicxh may m4 be cLcxc-u--p-LcLd by hous - eholds whose se total ho - us - ehold incornes do no - t 24 exceed. sixt P ep M_ nedian. month] nectae y scent t60 -/D median 120) of the i _y household i TxisenL 25 Median and Thirty ( Moclerate affordable ROGO allocations. 26 27 28 I. The Property is generally described as follows: 29 30 1. Quarry owns the Property. Copies of the Special Warranty Deeds evidencing Quarry's 31 ownership are attached hereto and incorporated herein as Exhibit - "C'.". Historically 32 the Property was a mining operation and currently the Property is vacant land. 33 34 2. A complete legal description of the Property is attached hereto and incorporated herein 35 as Exhibit 36 37 3. As of the date of this Agreement, the Property is assessed by the Monroe County 38 Property Appraiser as real estate wu-,i+&, numbers 001 20940 - 0001 001 20940 -000') 02 39 and 00120940-0007-01. 40 41 4. The Property currently has Mixed Use ("MU") Land Use (Zoning) District designation 42 and a corresponding Mixed Use/Commercial ("MC") Future Land Use Map designation. 43 44 5. The Property currently has a Tier Overlay District designation of Tier III Note that the Monroe Cr:un ly Re� O:: lut i oils use the terni - Mednini" but flie correct term per tire Code i - Median". 00088493 v6, Page 3 of 15 1 2 6. The Property consists of approximately 15.035 acres of upland and 6.736 acres of 3 submerged land. 4 5 II. PURPOSE 6 7 A. The overall purpose of this Agreement is to allow the Parties to implement the provisions of 8 Monroe County Code 139 as applied to the Property in order to insure the 9 continued provision of needed affordable housing in the unincorporated Lower Keys. 10 11 B. The Agreement allows for the development of 208 affordable housing dwelling units on the 12 Property on Big Coppitt, Monroe County, Florida, in compliance with all applicable 13 provisions of Florida Statutes, the Principles for Guiding Development in the Florida Keys 14 Area of Critical State Concern, the Monroe County Comprehensive Plan, and the Monroe 15 County Code, 16 17 C. The Agreement allows the Parties to implement the provisions of Comprehensive Plan Policy 18 107.1.6 as applied to the Property in order to supply much needed affordable housing in the 19 unincorporated Lower Keys and to allow for a reasonable use of the Property by utilizing the 20 previously unused Key West ROGOs and Monroe ROGOs for development at the Property. 21 22 23 III. AGREEMENT REQUIREMENTS 24 25 A. Recitals. The recitals explaining the intent and purpose of the project as set forth in the 26 preceding clauses are incorporated herein and form a material part of this Agreement. The 27 Parties recognize the binding effect of Florida Statutes Sections 163.3220- 163.3243, as to the 28 form and content of this Agreement and in accordance therewith set forth and agree to the 29 following. 30 31 B. Legal Description and Ownership. The legal descriptions for the Property subject to this 32 Agreement are set forth in Exhibit - "D 33 34 C. Duration of Agreement. This Agreement shall remain in effect for ten (10) years from the 35 "Effective Date" as defined herein, and may be extended by mutual consent of the Parties 36 and approval at a public hearing, in accordance with Section 163.3229, Florida Statutes. For 37 the duration of this Agreement, the Parties agree that any development shall comply with and 38 be controlled by this Agreement, the Monroe County Code, and the Monroe County 39 Comprehensive Plan governing the development of land in effect on the date of execution of 40 this Agreement, in accordance with Section 163.3220, Florida Statutes. 41 42 D. Permitted Uses. 43 44 1. The Property currently has a MU Land Use (Zoning) District designation and a 45 corresponding MC Future Land Use Map designation. 46 00088493 . -_: v6 Page 4 of 15 a. 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. f ke---Monr County shall continue to take a proactive role in encouraging the maintenance and enhancement of community character and recreational and commercial working waterfronts. In order to protect environmentally sensitive lands, the following development controls shall apply to all hammocks, pinelands, and disturbed wetlands within this land use category: 1. only low intensity commercial uses shall be allowed; 2. a maximum floor area ratio of 0.10 shall apply; and 3. maximum net residential density shall be zero. b. In accordance with this Agreement and with the MU Land Use (Zoning) District, as set forth in Monroe County Code Section 130 -88, and in compliance with other provisions of the Monroe County Code, the permitted uses in the MU Land Use (Zoning) District include commercial retail; office; commercial fishing; attached residential dwelling :: r ii ; hotels; marinas and accessory uses. Provided that p avant to. ' inp, Plan Policy 1 07.1.6, th Site- Specific egiuletion Vplicable to time Prop r r l�ibit nonresi u rat r si�i :� l u nits - _ } and tr r:sient r id ti l units. Pursuant to Section 130- 88(c)(3) of the Monroe County Code, attached dwelling units are permitted in the MU District as a major conditional use, provided that: 1. The structures as designed and located so that they are visually compatible with established residential development within 250 feet of the parcel proposed for development; and 2. The parcel proposed for development is separated from any established residential use by a class C bufferyard. c. In accordance with this Agreement and Comprehensive Plan Policy 107.1.6, the development on the Property must be in compliance with the Site Specific Regulations. 00088493 7 = -v6 Page 5 of 15 I 2 d. The development of the Property includes the addition of up to 208 new, 3 affordable residential dwelling units and other accessory development. The 4 residential density shall not exceed 208 permanent residential units. 5 6 e. The height of any new structure associated with the development of the Property 7 shall not exceed - 35 feet, except as provided in Monroe County Code, as 8 amended. "Grade" as defined in the Monroe County Code shall be 't.- 9 f3c *w - tr �� Y - r -5.7 fe 10 NGVD. - 11 12 E. Public Facilities. 13 14 1. The Florida Keys Aqueduct Authority provides domestic potable water to the Property. 15 The Florida Keys Aqueduct Authority will meter any new development. 16 17 2. Keys Energy Services provides electric service to the Property. Excluding existing 18 development that may already be metered, Keys Energy Services will meter any new 19 development. In addition, excluding existing development that may already be metered, 20 Keys Energy Services will meter other types of development accordingly. 21 22 3. Solid waste service is provided to the Property by a solid waste collection system 23 franchised by Monroe County. 24 25 4. The Property is connected to central sewer via Big Coppitt Regional sewer system. 26 27 5... "r wsportatio n facilities. The :on-Exch, sive i gr 5. s and Lr s a � � � �r � 28 dated pr _ 5 r1ache �. s xhibit 1 °ry p )v ��� s i � access. �� 29 . r _gr s !fir ss tr en frc� n the r° p r and Barcelona Drive. 30 - - - 31 F. Reservation or Dedication of Land. There is no reservation or dedication of land for public 32 purposes contemplated by this Agreement. 33 34 G. Affordable Compliances 4 r, requirement under Comprehensive Plan 35 Policy 107.1.6 regarding "!`a ininim rn o -f t least 1.0% m � e dia n at least a 20% 36 combination of low and very low income categories 37 1 - ti d- l rer �t r 4 . . l s -pt+F4- i-4 l L :'':•i#�t�r� - ' R • : a �. 38 U1�L^[''_I I'L' - Y - S.fL� — "w's [� ?�- I'_ -_•"rT L_ S.L 40 in r� i � {}rr{� ; i satisfied fol* e period f the r —eases Afford _ a 41 expires, g r: � in :fit on t _ �._ �-, y the wcnt� � � ���� ll. t 0] L, ow 42 incorne residential ent units, wit r To (1 0) l.,ow inn me re sidential units are in excess . of the 43 minims d esholdofa20 r uut off° ow aura v ,r� o n rrr� categories whit s 44 satisfied � the Fort -one t4 l) Low and One e r ��r r�� -it r si ��t units 45 bein g provided for rrt��ut� -nin - 46 00088493 k?6 Page 6 of 15 I H. Development Allowed. The following specific criteria are those which will guide 2 development of the Property, and are standards by which any further approvals shall be 3 measured and shall be as follows: 4 5 a. Provided such development can be designed and approved by all applicable 6 regulations and cumulative density /intensity provisions, including but not limited to 7 the Monroe County Comprehensive Plan, Monroe County Code and Florida Building 8 Code, the Property is permitted to develop the following buildings, facilities and 9 structures on the Property pursuant to this Agreement: 10 11 i. Up to and including one hundred two hundred eight (208) new, affordable 12 residential dwelling units. 13 14 ii. Additional amenities ancillary and accessory to the affordable housing project, 15 including a gatehouse, offices, club house, fitness center and maintenance, and 16 housekeeping consisting of up to 10,000 square feet. 17 18 iii. Parking areas and landscaping. 19 20 iv. Playground, parks and /or pools or other outdoor recreation facilities as 21 c a r3 usesto the afford � re �����i 22 – — . - 23 I. Required Approvals. The following list of all development approvals and permits approved 24 or needed to be approved for the redevelopment of the Property, as specified in this 25 Agreement: 26 27 Conditional Use Approval and building permits will be required for the development of 28 the Property into 208 new, affordable residential dwelling units as permitted under 29 Monroe County's Land Development Regulations. The development shall be consistent 30 with all applicable codes, including but not limited to the Monroe County Comprehensive 31 Plan and Monroe County Code. 32 33 J. Military Installation Area of Impact. Quarry acknowledges and understands the Property 34 and proposed development is within the Military Installation Area of Impact Overlay as 35 defined by the Monroe County Comprehensive Plan. The Property is located in the 65 - 69 36 DNL (Day -Night Average Sound Level) noise contours pursuant to the 2013 Navy Final 37 Environmental Impact Statement. Quarry agrees to sound attenuate all habitable buildings 38 and shall strive to achieve an outdoor to indoor Noise Level Reduction Level (NLR) of at 39 least 25 decibels. No residential buildings shall be located within the 70 -74 DNL. 40 41 K. Ingress /Egress. Ingress and egress access to the proposed development on the Property is 42 permitted pursuant to the Non - Exclusive Ingress and Egress Easement Agreement dated 43 April 21, 2017 and attached as Exhibit - -"E", Such n ess a �A shall from and o 44 Barcelona na rive.. " r shall n �r � �� .--y r �:�� � -� r��p t y �� t P r�- rig= . - 45 - 00088493 v.� .•G Page 7 of 15 I L. Site Plan Approval. Monroe County does hereby accept the Site of 2 the Property. ?� r� fdafi it --A uL? - -¢- ;,� , The development shall be 3 consistent with all applicable codes, including but not limited to the Monroe County 4 Comprehensive Plan and Monroe County Code. Following a review of compliance with such 5 codes, the final site plan must be approved by the Monroe County Planning Commission as 6 part of a Major Conditional Use approval. The Planning Commission has final authority over 7 the site plan and the site plan may be amended by the Planning Commission. 8 00088493 4' 'J5 Page 8 of 15 the material breach or to negotiate an amendment to this Agreement within a reasonable time, as mutually agreed to by the Parties. This Agreement is not subject to arbitration and must be amended in accordance with the statutory requirements. This notice provision does not apply to sections II.E. and III.K.c.iii. which contains its own, separate process for Monroe County to declare this Agreement void. c. Amendment or Termination: The Parties hereto shall at all times adhere to the terms and conditions of this Agreement. Amendment, termination, extension, or revocation of this Agreement shall be made in accordance with the notification and procedural requirements set forth herein. i. Amendments to this Agreement shall subject Parties to the laws and policies in effect at the time of the amendment only if the conditions of Section 163.3233(2), Florida Statutes, are met. ii. No modifications, extensions, amendments, or alterations of the terms or conditions contained herein shall be effective unless contained in a written document approved and executed by the Parties. iii. Amendment, extension or termination shall require at least two (2) public hearings. The hearings shall be held pursuant to an application filed with Monroe County by the Party seeking to amend or terminate this Agreement, along with the requisite filing fee. Notice of public hearing shall be in accordance with Monroe County Ordinances and Florida Statutes. iv. If the terms of the compliance schedule are not met, the development agreement shall be voidable at the sole option of Monroe County at a public hearing of the Board of County Commissioners. d. Enforcement: i. After notice and an opportunity to respond and /or cure the material breach as provided for below. In addition, Monroe County may utilize appropriate code compliance remedies to cure any breach after notice or arising after the execution of this Agreement and an opportunity to cure as provided herein. ii. Monroe County, the other Parties, their successors or assigns, or any aggrieved or any adversely affected pt• as defined in Section 163.3215(2), Florida Statutes, may file an action for injunctive relief in the Circuit Court of Monroe County to enforce the terms of this Agreement or to challenge compliance with the provisions of Sections 163.3243, Florida Statutes. iii. Nothing contained herein shall limit any other powers, rights, or remedies that either party has, or may have in the future, to enforce the terms of this Agreement. 00088493 ., ; Vb Page 9 of 15 1 2 Q. Binding Effect of Agreement. The covenants, agreements, and obligations herein contained, 3 except as herein otherwise specifically provided, shall extend to, bind and inure to the benefit 4 of the Parties hereto and their respective personal representatives, heirs, successors and 5 assigns. 6 7 R. State and Federal Law. If State or Federal laws enacted after the effective date of this 8 Agreement preclude either Party's compliance with the terms of this Agreement, this 9 agreement shall be modified as is necessary to comply with the relevant State or Federal 10 Laws. 11 12 S. Compliance with Other Laws. The failure of this Agreement to address a particular permit, 13 condition, term, or restriction shall not relieve the Parties of the necessity of complying with 14 the laws governing said permitting requirements, conditions, terms or restrictions. 15 16 T. Reservation of Rights. This Agreement shall not affect any rights, which may have accrued 17 to any party to this Agreement under applicable law. The Parties reserve any and all such 18 rights. All approvals referenced in this Agreement are subordinate to compliance with all 19 applicable laws, codes, and land development regulations and permits, except to the extent 20 otherwise provided for in this Agreement. 21 22 U. No Permit. This Agreement is not and shall not be construed as a Development Permit, 23 Development Approval or authorization to commence development, nor shall it relieve the 24 Parties other than Monroe County of the obligations to obtain necessary Development 25 Approvals that are required under applicable law and under and pursuant to the terms of this 26 Agreement and Monroe County Code. 27 28 V. Good Faith; Further Assurances; No Cost. The Parties to this Agreement have negotiated 29 in good faith. It is the intent and agreement of the Parties that they shall cooperate with each 30 other in good faith to effectuate the purposes and intent of, and to satisfy their obligations 31 under, this Agreement in order to secure themselves the mutual benefits created under this 32 Agreement. The Parties agree to execute such further documents as may be reasonably 33 necessary to effectuate the provisions of this Agreement; provided that the foregoing shall in 34 no way be deemed to inhibit, restrict or require the exercise of Monroe County's police 35 power or actions of Monroe County when acting in a quasi-judicial capacity. Wherever in 36 this Agreement a provision requires cooperation, good faith or similar effort to be undertaken 37 at no cost to a party, the party co- operating, reviewing or undertaking the effort shall, 38 nonetheless, bear its cost of attendance at meetings, hearings, or proceedings and comment 39 and/or execution of documents, inclusive of the expense of its counsel. 40 41 W. Successors and Assigns. This Agreement shall constitute a covenant running with the land, 42 which shall be binding upon the Parties hereto, their successors in interest, heirs, assigns, and 43 personal representatives. 44 45 X. Joint Preparation. This Agreement has been drafted with the participation of the Parties 46 and their counsel, and shall not be construed against any party on account of draftsmanship. 00088493 � - b Page 10 of 15 I The captions of each article, section and subsection contained in this Agreement are fore ease 2 of reference only and shall not affect the interpretational meaning of this Agreement. 3 Whenever the term "included" is used in this Agreement, it shall mean that the included 4 items, or terns are included without limitation as to any other items or terms, which may fall 5 within the listed category. 6 7 Y. Notices. All notices, demands, requests or replies provided for or permitted by this 8 Agreement shall be in writing and may be delivered by any one of the following methods: (a) 9 by personal delivery; (b) by deposit with the United States Postal Service as Certified or 10 Registered mail, return receipt requested, postage prepaid, to the addresses stated below; or 11 (c) by deposit with an overnight express delivery service with proof of receipt to the 12 addresses stated below. Notice shall be deemed effective upon receipt. For purposes of 13 notice, demand, request, or replies: 14 15 The address of Monroe County shall be: 16 17 County Administrator 18 1100 Simonton Street 1 9 Room 2 -205 20 Key West, Florida 33040 21 22 And a copy to: 23 24 Robert Shillinger, Esq. 25 County Attorney 26 PO Box 1026 27 Key West, Florida 33041 28 and 29 1111 12 Street, Suite 408 30 Key West, Florida 33040 31 32 The address of Quarry shall be: 33 34 3030 Hartley Road 35 Suite 310 36 Jacksonville, FL 32257 37 38 And a copy to: 39 40 Barton W. Smith, Esq. 41 Smith Hawks, PL 42 138 Simonton Street 43 Key West, Florida 33040 44 45 It is the responsibility of the Parties to promptly notify all other Parties of any change in 46 name or address for receipt of notice, demand, request, or replies. 47 00088493 - ,- v6 Page 11 of 15 1 Z. Force Majeure. Any prevention, delay or stoppage due to strikes, lockouts, labor disputes, 2 acts of God, inability to obtain labor or materials or reasonable substitutes therefore, riot, 3 civil commotion, fire or other casualty and other causes beyond the reasonable control of the 4 party obligated to perform, excluding the financial inability of such party to perform and 5 excluding delays resulting from appeals or rehearing, shall excuse the performance by such 6 party for a period equal to any such period of prevention, delay or stoppage. In order to avail 7 itself of this force majeure provision, the party invoking the same shall provide the other 8 party with a written notice that shall consist of a recitation of all events that constitute force 9 majeure events under this Section, together with the beginning and ending dates of such 10 events. 11 12 AA. Construction. This Agreement shall be construed in accordance with the laws of the State 13 of Florida. The Parties to this Agreement have participated fully in the negotiation and 14 preparation hereof; and, accordingly, this Agreement shall not be more strictly construed 15 against any one of the Parties hereto. In construing this Agreement, the use of any gender 16 shall include every other and all genders, and captions and section and paragraph headings 17 shall be disregarded. All of the exhibits attached to this Agreement are incorporated in, and 18 made a part of, this Agreement. 19 20 BB. Omission. The Parties hereto recognize and agree that the failure of this Agreement to 21 address a particular permit, condition, terms or restriction shall not relieve either Party of the 22 necessity of complying with the law governing said permitting requirements, conditions, 23 term, or restriction notwithstanding any such omission. 24 25 CC. Jurisdiction and Governing Law. The Parties hereto agree that any and all suits or actions 26 at law shall be brought in Monroe County, Florida and no other jurisdiction. This Agreement 27 shall be construed and interpreted under the laws of the State of Florida. 28 29 DD. Attorney's Fees and Costs. The Parties agree that in the event any cause of action or 30 administrative proceeding is initiated or defended by any party relative to the enforcement or 31 interpretation of this Agreement, the prevailing party shall be entitled to reasonable 32 attorney's fees, court costs, as an award against the non - prevailing party, and shall include 33 attorney's fees, courts costs, in appellate proceedings. Mediation proceedings initiated and 34 conducted pursuant to this Agreement shall be in accordance with the Florida Rules of Civil 35 Procedure and usual and customary procedures required by the circuit court of Monroe 36 County. 37 38 EE. Time of Essence. Time shall be of the essence for each and every provision of this 39 Agreement. 40 41 FF. Entire Agreement. This Agreement, together with the documents referenced herein, 42 constitute the entire agreement and understanding among the Parties with respect to the 43 subject matter hereof, and there are no other agreements, representations or warranties other 44 than as set forth herein. This Agreement may not be changed, altered or modified except by 45 an instrument in writing signed by the Party against whom enforcement of such change 00088493 - •::v' Page 12 of 15 I would be sought and subject to the requirements for the amendment of development 2 agreements in the Act. 3 4 GG. Counterparts. This Agreement may be executed in one or more counterparts, and by 5 different Parties hereto in separate counterparts, each of which when executed shall be 6 deemed an original but all which taken together constitute one and the same agreement. 7 8 HH. Recording. Monroe County shall record this Agreement with the Clerk of the Circuit Court 9 of Monroe County within fourteen (14) days following signature by all Parties. Quarry agrees 10 that it shall be responsible for all recording fees and other related fees and costs related to the 11 recording and delivery of this Agreement as described in this section. The provisions hereof 12 shall remain in full force and effect during the term provided herein and shall be binding 13 upon all successors in interest to the Parties to this Agreement. 14 15 II. Conflicting Resolutions. All resolutions or parts thereof in conflict with the provisions of 16 this Agreement and its resolution are hereby repealed to the extent of such conflict. 17 18 JJ. Severability. If any part of this Agreement is contrary to, prohibited by, or deemed invalid 19 under any applicable law or regulation, such provisions shall be inapplicable and deemed 20 omitted to the extent so contrary, prohibited, or invalid; however, the remainder of the 21 Agreement shall not be invalidated thereby and shall be given full force and effect as if the 22 contrary, prohibited, or invalid provision was never a part hereof. 23 24 IV. Effective Date. The "Effective Date" of this Agreement is forty -five (45) days after the duly 25 signed and recorded Agreement is received by the Florida Department of Economic 26 Opportunity pursuant to Chapter 380, Florida Statutes, and if appealed, the date the appeal is 27 resolved. 28 29 30 Balance of this Rage intentionally left blank si ature a e to follow 31 32 00088493 �- uG Pagu 13 of 15 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 IN WITNESS WHEREOF, the Parties hereto have set their hands and seals on the day and year below written. QUARRY PARTNERS, LLC, a Florida limited liability company By: TVC Big Coppitt, LLC, a Florida limited liability company, its Manager ffim Clarence S. Moore, Vice President STATE OF FLORIDA ) SS: COUNTY OF MONROE ) Sworn to and subscribed before me this _ day of , 2017, by Clarence S. Moore, Vice President of TVC Big Coppitt, LLC, a Florida limited liability company, Manager of QUARRY PARTNERS, LLC, a Florida limited liability company, on behalf of the company. Each ❑ is personally known to me or ❑ has produced as identification. Name: _ Notary Public, State of My Commission Expires: ATTEST: AMY HEAVILIN. CLERK MONROE COUNTY BOARD OF C OUNTY COMMISSIONERS DEPUTY CLERK 00088493 - �v6 MAYOR Page 14 of 15 Comparison Details Title pdfDocs compareDocs Comparison Results Date & Time 11/22/2017 9:48.03 AM Comparison Time 1.07 seconds - compareDocs -version v4.3.0.48 ......... ------------ -------------- ------- ..... -------- ---------- ....... . .. ------------- Sources - -------- .......... n. --------- __ ----------- ___ ........................ ......... ...........v --------- nnn Original Document [#00088493.DOCX] [v3] Quarry Partners Development Agreement.DOCX I Modified OCX en e rs Document [#00088493.DOCXI [v6] Quarry Partners Development grmt.D A ee . . . . . . . . .................... . . . . . . . . . . . . ........... . . . . .. . ............ -------- --------- . ........... ------- ...... __ -------- _ ............ ------ -------- ------- _ ................. Comparison Statistics r Word Rendering Set Markup Options Word ...... Insertions 19 Nam Moved Also Deletions 8 In seritious Changes 31 Moves 2 Moves Moves Font Changes 0 Paragraph Style Changes 0 Character Style Changes 0 TOTAL CHANGES 60 Inserted cells Deleted cells Merged cells Changed lines Mark left border. Comments color By Author. Balloons False comparalSocs Settings Used I Category Option Selected Open Comparison Report after Saving General Always Report Type Word Formatting Character Level Word False Include Headers / Footers Word True Include Footnotes / Endnotes Word True Include List Numbers Word True Include Tables Word True Include Field Codes Word True Include Moves Word True Show Track Changes Toolbar Word True Show Reviewing Pane Word True Update Automatic Links at Open Word False Summary Report Word End Include Change Detail Report Word Separate Document View Word Print Remove Personal information Word False Flatten Field Codes Word True E 0 W E CL as va as .2 0- a AGREEMENT AGREEMENT BETWEEN THE STATE OF FLORIDA DEPARTMENT OF ECONOMIC OPPORTUNITY, THE COUNTY OF MONROE, CITY OF KEY WEST, ISLAMORADA, VILLAGE OF ISLANDS, CITY OF LAYTON AND THE CITY OF MARATHON FOR THE TRANSFER AND DISTRIBUTION OF BPAS UNITS FROM THE CITY OF KEY WEST TO MONROE COUNTY AND THE TRANSFER AND DISTRIBUTION OF ROGO ALLOCATIONS FROM MONROE COUNTY TO LSLAMORADA, VILLAGE OF ISLANDS, CITY OF LAYTON AND THE CITY OF MARATHON, PURSUANT TO SECTION 380.032(3), FLORIDA STATUTES. THIS AGREEMENT is entered into by and between the State of Florida's Department of Economic Opportunity (the "DEO "), Monroe County, the City of Key West, Islamorada, Village of Islands, the City of Layton and the City of Marathon ( the " Local Governments ") ( all collectively known as the "Parties ") for the purpose of Complying with Rules 28 -18, 28 -19, and 28 -20, of the Florida Administrative Code, and as provided for in Section 380.032(3), Florida Statutes. RECITALS: WHEREAS, the Local Governments are designated as Areas of Critical State Concern (the Florida Keys ACSC and the City of Key West ACSC) pursuant to Sections 380.05 and 380.0552, Florida Statutes, and the Florida Administrative Code Chapter 28 -36, hereinafter referred to as the "Keys ACSCs ", and WHEREAS, the DEO is the state land planning agency having authority and duty to exercise general supervision of the administration and enforcement of Chapter 380, Florida Statutes, the Environmental Land and Water Management Act ( the "Act "), which includes provisions relating to areas of critical state concern; and WHEREAS, the DEO is authorized by Section 380.032(3), Florida Statutes to contract with any landowner, developer or other governmental agency as may be necessary to effectuate the provisions and purposes of the Act, or any related rule; and WHEREAS, the City of Key West ( "Key West ") adopted its Comprehensive Land Use Plan on March 5, 2013, which provides for the allocation of certain residential building rights known as Building Permit Allocation System units (`SPAS "), under which Key West awards 91 units on an annual basis over the current planning horizon consisting of the years 2013 through 2023, and WHEREAS, Key West has a certain number of unallocated BPAS units accumulated in years one (1) through four (4) which the City desires to allocate to an Affordable Housing/Workforce Housing EXHIBIT Packet project ( "The Quarry ") located on Big Coppitt Key, which is beyond the jurisdictional boundary limits of Key West, and WHEREAS, the provision of affordable housing in the lower keys coupled with the distribution of ROGO units to the remaining municipalities will benefit all members of the ACSCs, and WHEREAS, the Key West Comprehensive Land Use plan does not currently provide for an allocation beyond its jurisdictional boundary, nor provide for a distribution of its un- allocated units other than "Recovered Units" as defined in Section 108- 997(e) of the Land Development Regulations of Key West, and WHEREAS, Key West has approved a Comprehensive Land Use Plan Amendment which has been rendered to the DEO for review and comment pursuant to the State Coordinated Review Guidelines of Chapter 163, Florida Statutes, which would allow the transfer of 104 BPAS units to Monroe County for the Workforce Housing/Affordable Housing Project known as "The Quarry," located on Big Coppitt Land Use Area 1 at approximate Mile Marker 9 (a copy of the proposed Comprehensive Land Use Plan Amendment is attached hereto and incorporated by reference); and WHEREAS, the Parties, have met to discuss the reallocation and a method of BPAS/ROGO re- distributions between Monroe County and the remaining municipalities located in the ACSCs in an effort to fulfill Administration Commission's actions, and have agreed to present this agreement to their Commission/Council for execution of this Agreement. NOW THEREFORE, the parties set forth the following terms and conditions of this Agreement. 1. In 2012, pursuant to Administration Commission action, 3550 building permit allocation units were awarded for a period of 10 years (355 per year) from the State to the local governments as follows: Local Government the Parties) Annual Allocation Monroe County 197 units Marathon 30 units Islamorada 28 units Key Colony Beach 6 units Layton 3 units Key West 91 units 2. Upon the execution of this Agreement by all Parties, Key West shall approve and adopt the Comprehensive Land Use Plan of Key West amendment allowing the allocation of 104 previously unallocated BPAS units to Monroe County for the "The Quarry" project on Big Coppitt Key for the construction of workforce housing/affordable housing. 3. Upon effectiveness of the Comprehensive Land Use Plan of Key West and the execution of this Agreement by all Parties, the City of Key West shall transfer 104 previously unallocated BPAS units to Monroe County for "The Quarry" project on Big Coppitt Key for the construction of workforce housinglaffordable housing. 4. Monroe County agrees to provide permanent ROGO units to the remaining municipalities, based upon their percentages of vacant land, as determined in the revocable 2012 Hurricane Evacuation Clearance Time Memorandum of Understanding, as follows: Local Government (the Parties) Number of ROGOs due to the Parties Marathon 11.83 units Islamorada 10.25 units Layton 0.12 units TOTAL 22.2 units All ROGO units transferred pursuant to this section shall be restricted to non - transient use by the receiving municipality. The receiving municipality shall determine whether or not the units are to be issued for market rate or affordable housing. 5. Marathon, Islamorada and Layton shall determine if the ROGO units received shall be utilized as market rate dwelling units or affordable housing dwelling units and shall work with DEO to amend their comprehensive plan in order to utilize the transferred allocations. 6. In the event building permits are not issued for "the Quarry" project on or before June 30, 2019, the BPAS units awarded by Key West will remain with Monroe County as affordable ROGO units to be awarded by Monroe County for Affordable/Workforce Housing residential uses in Monroe County south of Mile Marker 26. NEEDS KW CP attachment 7. Entirety of Agreement The parties agree that this Section 380.032 Agreement contains the entire and exclusive understanding and agreement among the parties and may not be modified in any manner except by an instrument in writing and duly signed by the DEO and the Parties (Local Governments). 8. Duplicate Originals. This Section 380.032 Agreement may be executed in any number of originals, all of which evidence one agreement, and only one of which need be produced for any purpose. 9. Enforcement . In the event of a breach of this Section 380.032 Agreement, or failure to comply with any condition of it, DEO may enforce this Agreement pursuant to 380.11(2)(a) and (d), Florida Statutes, or as otherwise provided by law. In the event of a breach of this Section 380.032 Agreement, or failure to comply with any condition of it, the Local Governments may 3 enforce this Agreement, as permitted by law, in the appropriate state court in and for Monroe County, Florida. 10. Scope of Authority. This Section 380.032 Agreement affects the rights and obligations of the parties as provided herein. This Section 380.032 Agreement is not intended to influence or determine the authority or decisions of any other state or local government or agency in the issuance of any other permits or approvals that might be required by state law or local ordinance for any development authorized by this Agreement except as provided herein. 11. Effective Date. This Agreement is effective upon execution by all parties and ends upon the termination of the Keys ACSCs designation. 12. Notification. Notifications under this Agreement shall be made by hand delivery, U.S. certified mail, return receipt requested, or an express mail service that provides proof of delivery. Notification by a Party to the DEO shall be directed to the Areas of Critical State Concern Administrator, Department of Economic Opportunity, 107 East Madison Street, Tallahassee, FL 32399 -4128. Notification to the other parties to this Agreement shall be directed as follows: 1. Monroe County. Mayor, Monroe County, 2798 Overseas Highway, Marathon, FL 33050 with a copy to the PIanning and Environmental Resources Director, 2798 Overseas Highway, Marathon, FL 33050 2. City of Key West. Mayor, City of Key West, 1300 White Street, PO Box 1409, Key West, FL 33041 -1409, with a copy to the Planning Director, 1300 White Street, PO Box 1409, Key West, FL 33041- 1409 3. City of Marathon. Mayor, City of Marathon, 9805 Overseas Highway, Marathon, FL 33050, with a copy to the Planning Director, 9805 Overseas Highway, Marathon, FL 33050 4. City of Layton. Mayor, City of Layton, 68260 Overseas Highway, PO Box 778, Long Key, FL 33001 -0141 5. IsIamorada, City of Islands. Mayor, Islamorada, Village of Islands, 86800 Overseas Highway, Islamorada, FL 33036, with a copy to the Director of Planning and Development Services, 86800 Overseas Highway, Islamorada, FL 33036 IN WITNESS WHEREOF, the parties have executed this Agreement on the dates below written. 4 SIGNAMMS ON FOLLOWING PAGES a� as a� IN a� i i� a� IN WITNESS WHEREOF, the parties have executed this Agreement on the dates below written. BOARD OF COUNTY COMMISSIONERS OF MON OE COUNTY, FLORIDA orge Neu gent, Mayor Approved as to form and legal sufficiency: for County Attorney MONROE COUNTff RM: VED At A8SIST'AN.1 c0 NT� ATTORNEY Ds1ta l0 �2 l 1 - 7 ramela Hancock , for County Clerk Deputy Clerk IN WITNESS WHEREOF, the parties have executed this Agreement on the dates below written. Date ATTEST: Cheryl Smith, City Clerk Approved as to form and legal sufficiency: CITY OF KEY WEST, FLORIDA Craig Cates, Mayor for City Attorney IN WITNESS WHEREOF, the parties have executed this Agreement on the dates below written. Date ATTEST: Diane Clavier, City Clerk Approved as to form and legal sufficiency: CITY OF MARATHON, FLORIDA Dr. Dan Zieg, Mayor for City Attorney IN WITNESS WHEREOF, the parties have executed this Agreement on the dates below written. Date ATTEST: Mimi M. Young, City Clerk Approved as to form and legal sufficiency: CITY OF LAYTON, FLORIDA Norman S. Anderson, Mayor for City Attorney IN WITNESS WHEREOF, the parties have executed this Agreement on the dates below written. Date ATTEST: Kelly Toth, Village Clerk Approved as to form and legal sufficiency: ISLAMORADA, VILLAGE OF ISLANDS, Jim Mooney, Mayor Roget Bryan, Village Attorney IN WITNESS WHEREOF, the parties have executed this Agreement on the dates below written. Im ATTEST: Approved as to form and legal sufficiency: STATE OF FLORIDA, DEPARTMENT OF ECONOMIC OPPORTUNITY, DIVISION OF COMMUNITY DEVELOPMENT, Julie Dennis Director Print Name: Title: Date: ORDINANCE NO. AN ORDINANCE OF THE CITY OF KEY WEST, FLORIDA, AMENDING CHAPTER 1 OF THE C0I4PREHENSIVE PLAN E ENTITLED "FUTURE LAND USE ELEMENT" BY AMENDING as L. POLICY 1- 1.16.1, ENTITLED "MAINTAIN A BUILDING PERMIT ALLOCATION ORDINANCE," AMENDING POLICY 1- 1.16.2, ENTITLED "BUILDING PERI4IIT E ALLOCATION ORDINANCE AND AFFORDABLE HOUSING," 2 AMENDING POLICY 1-1.16.3, ENTITLED "PERMIT ALLOCATION SYSTEM RATIO BY STRUCTURE TYPE," AND BY ADDING POLICY 1- 1.16.5 ENTITLED' "TRANSFER OF BUILDING PERMIT ALLOCATIONS;" BY Q AMENDING CHAPTER 2 ENTITLED "TRANSPORTATION ELEMENT," BY AMENDING POLICY 2.16.4 TO , PROPERLY REFLECT AS POLICY 2- 1.6.4, AND REVISING THE REFERENCE TO THE NUMBER OF ALLOCATED UNITS; AMENDING CHAPTER 3 OF THE COMPREHENSIVE PLAN ENTITLED "HOUSING," BY AMENDING POLICY 3- 1.1.4, ENTITLED "BUILDING PERMIT ALLOCATION SYSTEM;" PROVIDING FOR SEVERABILITY; PROVIDING FOR REPEAL OF < INCONSISTENT PROVISIONS; PROVIDING FOR AN EFFECTIVE DATE c WHEREAS, the City Commission has passed numerous resolutions aimed at increasing the availability of affordable and workforce housing in the City of Key West; and WHEREAS, development of any housing is strictly controlled by the State of Florida, which has designated the City of Key West as a State Area of Critical Concern; and WHEREAS, this state regulation has resulted in a specified number of new building permits that may be granted each year under what is known as the Building Permit Allocation System (BPAS ); and Page 1 of 11 WHEREAS, based on recommendations by the Department of Economic Opportunity, changes to the City's Comprehensive Plan were requested; and WHEREAS, the City Commission finds that it is in the best interest of the City that there exists a method to transfer Building Permit Allocations not utilized within the City to Lower Keys areas of Monroe County, for beneficial use purposes and /or affordable housing that will directly benefit the City of Key West as determined by the City Commission; and WHEREAS, Chapter 1, entitled "Future Land Use Element" and Chapter 3, entitled "Housing" are to be amended through ordinance in response to the Department of Economic Opportunity; and WHEREAS, the Planning Board ( "Board ") held a noticed public hearing on May 18, 2017, where based on the consideration of recommendations by the city planner, city attorney, building official and other information, the Board recommended approval of the proposed amendments set forth in Planning Board Resolution 2017 -21; and NOW, THEREFORE, BE IT ORDAINED BY THE CITY OF KEY WEST, FLORIDA; c �a H 0 W c E 0. 0 as as c 0- 0 IN Page 2 of 11 Section 1 : That Chapter 1 of the Comprehensive Plan is hereby amended as follows *: Policy 1- 1.16.1: Maintain a Building Permit Allocation Ordinance. The City of Key West shall maintain and enforce its building permit allocation ordinance as follows: Between 85 and 100 units will be reserved as beneficial use permits to address property rights associated with existing vacant lots of record. The permit allocation system shall limit the number of permits issued for new permanent and transient development to 910 units during the period from July 2013 to July 2023. The annual allocation will be ninety - one units (91) single- family units or an equivalent combination of residential and transient types based on the equivalency factors established in Policy 1-1.16.3. annual allocation limitation shall not apply to affordable housing allocations. In order to address the ongoing affordable housing shortage and affordable housing deed restrictions expected to expire, during the first three years (July 2013 - July 2016) 60 percent of the units *(Coding: Added language is underlined deleted language is at first reading. Added language is double underlined and double stq� slt t??e-o--gin at second reading.) c �a E 0 W c E 0. 0 as �a as c 0- 0 Page 3 of 11 allocated shall be affordable. Between years four (4) and 10 (2016 - 2023), a minimum of 50% shall be affordable. Between years F__r E / 0 W be 26 be transient. Between � emits shall permanent, anel peL-eeat may c years four (4) and 10, no - more than 10 percent may be transient. E o. 0 During Year One (1) (July 2013 - 2014), 48 of the affordable units to be allocated will be dedicated for use at the Peary Court c Housing complex property, being transferred from military to 0- private sector housing. 0 CY Th annual gilding permit— a-1leeatlen pefxed will begin en -ef eaeh year. Applieatiens -will be aeeepted- between July 1 and SeptembeE 30. Applieatlens - will be reviewed a d by _ eeesse r- = City staff and -the - appEepeiate beards between Geteber- - a ApEl , r - -- 1. Applleants %A41 -be- mewed- te- amend their appsieatien -te address e-emmeflt5 -drii- erg - that - t- ime€rame. Final award will eeetir- an er areund july 1 ems- the -year €wile ..... _eee pt-ef the __ileatlen. - rr - Staff may consider the following criteria in ranking applications: 1) building one to two feet higher than the base flood elevation; 2) exceeding the minimum required percentage of affordable housing; 3) compliance with green building standards; 4) compliance with adopted urban design standards, and; 5) a minimum contribution to a sustainability and open space recreation fund. Building permits shall be obtained within two years of the development approval date. If a building permit is not obtained Page 4 of 11 within that timeframe the allocated units will revert to the City T t L _ for reallocation deEjng *�Te���-- a�l�e� }ems —wee f -set � —� eeeevered units are net - alleea-t-ed- within ene year they wa61' _i- e re€leial use purpeses and; er a €f-ozdable hems— Policy 1- 1.16.2: Building Permit Allocation Ordinance and Affordable Housing. The City permit allocation system shall require that sixty percent (60 %) of all new permanent residential units be affordable units based on definitions and criteria contained in Policy 3- 1.1.7 and 3 -1.1.8 between July 1, 2013 and July 1, 2016, and that a minimum of fifty (50 %) be affordable between July 1, 2016 and July 1, 2023. Policy 1- 1.16.3: Permit Allocation System Ratios by Structure Type. The permit allocation system shall be sensitive to differing trip generating characteristics of permanent and transient residential units as well as single - family units, accessory apartment units and multi- family residential units. The —annual lleeatien shall be is ( s ingle - fafasl y Units based en the Mien interiga-ee - fei Meeleling SVae" e - KIME) Plede_ The permit allocation system shall incorporate a c �a E 0 W c 0. 0 as as c 0- Page 5 of 11 series of equivalent single- family unit (ESFU) values in applying the anneal permit allocation threshold established in the building permit allocation ordinance as hereinafter explained. Table 1- 1.16.3 Residential Structure Type Equivalent Single - Family Unit Value (ESFU)( Single Family 1.00(a) Accessory Apt. /SRO .78(b) Multi Family 1.00(°► Transient Unit .86(a) (1) The equivalent single family unit values are predicated on the ratio of the average number of vehicles per unit based on the 2010 US Census for the respective residential structure types divided by the vehicles per single family units (i.e., 1.28 vehicles per unit). The computations are as follows: (a) Single Family 1.2811.28 = 1.00 (b) Accessory Apt. or Single Room Occupancy (SRO): 1.0011.28 = .78. The former Fl. Department of Community Affairs (now Department of Economic Opportunity) approved the estimated average vehicles per accessory unit or single room occupancy (SRO) as one (1) vehicle per accessory unit or SRO. (c) Multi- Family: 1.2811.28 = 1.00 (d) Transient Unit: 1.1011.28 = .86 (based on the Hurricane Evacuation Study 1.10 vehicles per transient unit in Monroe County) c �a E 0 W c E CL 0 as as c 0- 0 Page 6 of 11 Policy 1-1.16.5: Transfer of Building Permit Allocations By resolution the City of Key West may transfer building permit allocations to areas beyond the City limits for the development of Affordable Workforce Housing in close proximity to the City of Key West such that the anticipated residents could reasonably be expected to contribute to the workforce of the Citv of Key West Upon adoption of this Comprehensive Plan Amendment the City of Key West shall transfer 104 previously unallocated units to the Affordable Housing Development described as "THE QUARRY" located in the Big Co22itt Mixed Use Area 1, at approximate mile marker 9, Monroe County Florida. This shall be done pursuant to a Chapter 380 or similar Agreement between the City of Key West, Monroe County, the Florida Department of Economic Opportunity and other affected local government jurisdictions with the concurrence of Quarry Partners LLC, the owner of the property. The Agreement shall E 0 W E 0. .2 as as 0- a 2 CY Q U- E Page 7 of 11 units shall be released to Monroe County and shall only be re- allocated for Affordable Housin2 purposes south of Mile Marker 26 -- Tl C 1 Section 2 : That Chapter 2 of the Comprehensive Plan is hereby amended as follows Poli 2 - &" 2 -1.6.4 Transportation Concurrency Exception Area. Between years 2013 and 2023 The City of Key West shall allocate a total of 910 BPAS units. Due to the City's exception from transportation concurrency, the development or redevelopment of these units shall not be subject to roadway concurrency requirements. Section 3 : That Chapter 3 of the Comprehensive Plan is hereby amended as follows: Policy 3- 1.1.4: Building Permit Allocation System. c �a E 0 W E CL 0 as as c 0- Page 8 of 11 The City of Key West shall annuall allocate 91 build' p___.. -L_ per — _ • 1 ear between ' i en 2913 and 202 � a total of 910 permits -- between years 2013 and 2023. In order to address the ongoing affordable housing shortage and affordable housing deed restrictions expected to expire, during the first three years (July 2013 -- July 2016) 60 percent of the units allocated shall be affordable. Between years four (4) and 10 (2016 - 2023), a minimum of 50% shall be affordable. pereeet e€ retaining (nen- afferdab y restEletad) units shall be peE agent, and -- 29- pereeet may be tfan -_ -n`_ . Between years four ( 4 ) and (10), no more than 10 percent may be transient During Year One (1) (July 2013 - 2014), 48 of the affordable units to be allocated will be in the transfer of Peary Court from military to private sector housing, which leaves 43 units to be allocated from the first allocation pool. Section 4 : If any section, provision, clause, phrase, or application of this Ordinance is held invalid or unconstitutional for any reason by any court of competent jurisdiction, the remaining provisions of this Ordinance shall be deemed severable therefrom and shall be construed as reasonable and necessary to achieve the lawful purposes of this Ordinance. c �a E 0 W c E CL 0 as �a as c 0- Page 9 of 1-1 this day of 2017. P Authenticated by the presiding officer and Clerk of the Commission on day of , 2017. Filed with the Clerk , 2017. Mayor Craig Commissioner Commissioner Commissioner Commissioner Commissioner Commissioner Zates Sam Kaufman Clayton Lopez Richard Payne Margaret Romero Billy Wardlow Jimmy Weekley CRAIG CATES, MAYOR ATTEST: Page 10 of 11 CHERYL SMITH, CITY CLERK Page 11 of 11 E 0 W E 0. 0 0- cy Q i- as E c� ( ;ueweej6e ;uewdolanap saau:Ped Aaaent)) uoi ;eoilddV ;ueweejBV ;uewdolOAGa Aiient) alit : ;uGwt43e; 1N3WdO WUN30IS3b �— ),2:2 VAO 3Hl e - 3 N W E � � s ca S s Q s i 3 LU v •� It a � m i_' i• d Z Y ae Z J w H s J 4 h a W D 0 z a Y � O � W D -J6 7 W jllvwluwffm�=�q xr a x x s � o I It It a Pd (;ueweejBe ;uewdOIGAGP sJGu:Ped Aijent)) uoi;eoilddV;ueweejBV;uewdolOAGa Aiient) :;uGwt4 1N3NdO WUN30IS3b1 4 ),2:2 VAO 3Hi VENTANA LANE PUER - TA DRIV E E - -- - -- - - - - - - - - - - - - - -- - -- - -- - -- I> iv x uj F ----------------- - ---------- ------- ------- t AVE.NLE Do ,; 2123094 Filed & Reeorde lni iclal Records ' MVN &4W This instnunent prepared by and after recording return to: Bryan Hawks SMITH HAWKS, PL 138 Simonton Street Key West, FL 33040 Alt Key No. 00 120940 - 000100 41L 12017 :$ RM 6 1 Doc ST P CL Kr s $32,200-99 D :R 212N94 Bkw Zew Pgo 1599 (For Recordees Use Only) SPECIAL WARRANTY DEED THIS SPECIAL WARRANTY DEED, dated as of April &2017, between BRT 10, LLC, a Florida limited liability company, with an address of P.O. Box 787, Key West, Florida 33041 ( " Grantor ") and QUARRY PARTNERS, LLC, a Florida limited liability company, with an address at 3030 Hartley Road, Suite 310, Jacksonville, FL 32257 ( "Grantee "). Grantor, for and in consideration of the sum of $10.00 and other good and valuable consideration paid by Grantee, receipt of which is acknowledged, grants, bargains, sells and conveys to Grantee the land situate, lying and being in Monroe County, Florida, more particularly described on Exhibit "A" ( "Property"). TOGETHER WITH (i) any and all structures and improvements on the Property; (ii) all right, title, and interest, if any, of Grantor in any land Iying in the bed of any street or highway, opened or proposed, in front of or adjoining the Property; and (iii) all easements, rights of way, privileges, licenses, appurtenances and other rights and benefits belonging to, running with the owner of, or in any way related to the Property. TO HAVE AND TO HOLD, the same in fee simple forever. SUBJECT TO: Taxes and assessments for the year 2017 and all subsequent years; all applicable governmental, zoning and land use ordinances, restrictions and prohibitions and other requirements imposed by governmental authority, and matters set forth Exhibit "B" (collectively, the "Pennitted Exceptions"), all without intent to reimpose the same. AND Grantor covenants with Grantee that Grantor is lawfully seized of the Property in fee simple; that Grantor has good right and lawful authority to sell and convey the Property; that Grantor fully warrants the title to the roperty and will defend the same against the lawful claims of others claiming by, through or under Grantor, except for claims arising from the Permitted Exceptions. EXHIBIT "C " Doeo 212 Bkit 2850 Pop 1609 Grantor has executed this Deed as of the date indicated above. Print Witness: Print Na STATE OF FLORIDA ) SS: COUNTY OF MONROE ) G TOR: BRT 10, LLC, a Florida limited liability By Name: Daniel Toppino, Sr. Title: Manager Sworn to and subscribed before me this& day of April, 2017, by Richard J. Toppino and Daniel Toppino, Sr., each as Manager of BRT 10, LLC, a Florida limited liability company, on behalf of the company. Each �& is personally known to me or ❑ has produced as identification. ' "�wriuootFCawa+t NNotary am . � S: J* i io i Public, S to if eo�a.a n.r rw., wevc u,m�. My Commission Expires: . .. ..... x, xxxx.xxw....... .... n_nww_w__..x EXHIBIT "C" Signed in the presence of: 0krt 222 4 P 1601 EXHI n n LEGAL DESCRIPTION PARCEL 9: Part of Government Lot 1, Section 21, Township 67 South, Range 26 East on Big Coppitt Key, Monroe County, Florida, and being described as follows: BEGIN at the Southwest corner of Block 9 of "GULFREST PARK PLAT NO. 2 ", according to the Plat thereof as recorded in Plat Book 4, Page 157, of the Public Records of Monroe County, Florida, and run thence South a distance of 390 feet; thence run West for a distance of 300 feet; thence run North for a distance of 1004.13 feet; thence run East for a distance of 300 feet to a point; thence run South for a distance of 614.13 feet back to the POINT OF BEGINNING. AND A parcel of land in a part of Government Lot 1, Section 21, Township 67 South, Range 26 East, on Big Coppitt Key, Monroe County, Florida, and being more particularly described as follows: COMMENCE at the Southwest comer of Block 9 of GULFREST PARK PLAT #2, according to the Plat thereof as recorded in Plat Book 4, Page 157, of the Public Records of Monroe County, Florida, said point being the POINT OF BEGINNING of the parcel of land herein described; run thence East a distance of 185 feet to a point; thence South 45 °00'00" West a distance of 70.71 feet to a point; thence West a distance of 135 feet to a point; thence at right angles North 50.0 feet to the said Southwest corner of said Block 9 and the POINT OF BEGINNING. TOGETHER WITH AN UNDIVIDED 50% INTEREST IN THE FOLLOWING: PARCEL 1 l: 4_ , Doch 2120094 Bk11 2650 P9M 1602 distance of 75.93 feet; North 77'38'10" East, a distance of 44.29 feet; South 76 °11'41" East, for a distance of 76.54 feet; North 88 1 33'56" East, a distance of 82.11 feet, North 85 °40'47" East, for a distance of 103.42 feet; South 75 °35'07" East a distance of 43.33 feet; North 77 °23'10" East for a distance of 41.16 feet; South 84 1 42'40" East a distance of 110.45 feet; South 87 °26'54" East for a distance of 85.16 feet; South 79 °07'09" East for a distance of 28.70 feet; North 79 °46'31" East for a distance of 73.24 feet; South 77 °5745" East for a distance of 41.56 feet; North 77 °13 East for a distance of 53.90 feet; South 84 °23 East for a distance of 121.58 feet; North 80 °09'47" East for a distance of 54.26 feet; Sou 82 °09'00' East for a distance of 63.88 feet; South 79 °34'01" East for a distance of 42.16 feet; North 86 °10'05" East for a distance of 98.91 feet; North 88 °42'12" East for a distance of 49.04 feet; South 82 °47'37" East for a distance of 59.12 feet; South 84 °16'22" East for a distance of 85.04 feet; South 47 °39'01" East for a distance of 15.58 feet to a point, said point being the Point of Terminus of the Waterward boundary line as of July 1, 1975; thence South 29 °03'59" East and leaving the said Waterward boundary line as of July 1, 1975 for a distance of 197.97 feet to a point, said point being 200.00 feet East of the POINT OF BEGINNING of the said T.I.I.F. Deed #24002; thence run West and along the North line of said T.I.I.F. Deed #24002 and Easterly extension thereof fora distance of 300.00 feet back to the POINT OF BEGINNING. EXHIBIT " " Bk t u 2 1 EXHIBIT "B" MONROE COUNTY OFFICIAL RECORDS E " FploW a Recordded in2f {Z81 a : rds o n COUNTY MIN M WOK This instrument prepared by and after recording return to: „ ,1 Bryan Hawks ' SMITH HAWKS, PLC J., 138 Simonton Street Key West, FL 33040 04/::5/2017 9:33AH OERn DOC STAMP CL: Krys $3,703, Davit 2120095 MIS 2850 PON 1619 Alt Key No. 001 20940- 000100 (For Recorder's Use Only) SPECIAL WARRANTY DEED THIS SPECIAL WARRANTY DEED, dated as of April Q�2017, between EDWARD TOPPINO, SR, INDMDUALLY AND AS TRUSTEE OF THE EDWARD TOPPINO, SR. LAND TRUST DATED AUGUST 2, 2004, with an address of P.O. Box 787, Key West, Florida 3304194104 ( "Grantor ") and QUARRY PARTNERS, LLC, a Florida limited liability company, with an address at 3030 Hartley Road, Suite 310, Jacksonville, FL 32257 ( "Grantee "). Grantor, for and in consideration of the sum of $10.00 and other good and valuable consideration paid by Grantee, receipt of which is acknowledged, grants, bargains, sells and conveys to Grantee the land situate, lying and being in Monroe County, Florida, more particularly described on Exhibit "A" ( "Property "). TOGETHER WITH (i) any and all structures and improvements on the Property; (ii) all right, title, and interest, if any, of Grantor in any land lying in the bed of any street or highway, opened or proposed, in front of or adjoining the Property; and (iii) all easements, rights of way, privileges, licenses, appurtenances and other rights and benefits belonging to, running with the owner of, or in any way related to the Property. TO HAVE AND TO HOLD, the same in fee simple forever. SUBJECT TO: Taxes and assessments for the year 2017 and all subsequent years; all applicable governmental, zoning and land use ordinances, restrictions and prohibitions and other requirements unposed by governmental authority; and matters set forth Exhibit "B" (collectively, the "Permitted Exceptions "), all without intent to reimpose the same. AND Grantor covenants with Grantee that Grantor is lawfully seized of the Property in fee simple; that Grantor has good right and lawful authority to sell and convey the Property; that Grantor fully warrants the title to the Property mid will defend the same against the lawful claims of others claiming by, through or under Grantor, except for claims arising from the Permitted Exceptions. D Grantor warrants that at the time of this conveyance, the Property is not the Grantor's homestead within the meaning set forth in the constJonior of the state of Fmrid& nor is if contiguous to or a pail of hom estead property. EXHIBIT "C.. Grantor has executed this Dead as of the date indicated above. Print Witness: Print Nm EDWARD T • PIN • lVLO311A UN D"- 2120096 Bkll 24 3 50 Poll 1616 STATE OF FLORIDA ) SS: COUNTY O ONROE EXHIBIT "'C" Do,:# 2220396 81(4 2850 Pan 1617 EXMRI_T"A kE-GAL DELI CRJIPTION y 11111 11 11!J111 11 K5.1 I I w I " - , TMTIVL PARCEL 11: A parcel of land lying adjacent to the lands described in T.I.I.F. Deed #24002 on the Gulf of Mexico in Government Lot 1, Section 21, Township 67 South, Range 26 East, on Big Coppitt Key, Monroe County, Florida, said parcel being more particularly described by metes and bounds as follows: EXHIBIT "C" Des:t 21 Btd' 2880 P90 1618 IfBIT "B'► 1. Taxes and assessments for the year 2017 and subsequent years, which are not yet due and payable. 2. Any claim that any portion of the insured land is sovereign lands of the State of Florida, including submerged, filled or artificially exposed lands accreted to such land. 3. Any and all rights of the United States of America over artificially filled lands in what were formerly navigable waters, arising by reason of the United States of America's control over navigable waters in the interest of navigation and commerce, and any conditions contained in any permit authorizing the filling in of such areas. 4. ATCU zoning exceptions as set forth in Resolution as to high hazard area recorded in Official Records Book 787, Page 234. 5. State Law under Chapter 76 -190 and Chapter 22F -8.02 of the Florida Administrative Code for Land Planning for the Florida Keys Area of Critical State Concern, as recorded in Official Records Book 668, Page 43. 6. Certificate from the Board of Trustees of the Internal Improvement Fund of the State of Florida recorded March 11, 2008 in Official Records Book 2349, Page 165:. 7. Certificate from the Board of Trustees of the Internal Improvement Fund of the State of Florida recorded in Official Records Book 2220, Page 869 and Certificate from The Trustees of the Internal Improvement Fund of the State of Florida recorded December 5, 1996 In Official Records Book 1433, Page 856. 8. Certificate from The Board of Trustees of the Internal Improvement Fund of the State of Florida recorded September 7, 2012 in Official Records Book 2587, Page 1724. 9. Resolution No. 302 -2007 recorded May 29, 2009 in Official Records Book 2415, Page 313. 10. Consent Order No. 2 16- 88- CO -EKP between Rockland Operations, LLC and South Florida Water Management District recorded December 13, 2016 in Official Records Book 2830, Page 499. 11. Memorandum of Interdevelopment and Operating Agreement between Rockland Operations LLC and The Dickerson Group Inc. recorded January 17, 2017 in Official Records Book 2835, Page 371. ] 2. Deed of Conservation Easement Passive Recreational Uses to South Florida Water Management District recoTtled in Official Records. MOARM COUNTY OR'ICIAL 11F.CORDS fx :01 Oa4W 2120998 04/2512017 9: 35M F114id 4 Recar4ad In Official Itec o f , H 011110 E COUNTY KEVIN NA This Wmanent prep arcd by and after mconfing rctum to: Bryan Hawks SMITH HAWKS, PLt- 138 Sfiwntan Sbvd 04/2512017 9:35AM MAMI DOC STAMP CL: Krys $28,427.65 Doan 2=090 ekil 2859 P9 1621 Key West, FL 33040 fiJt Key No. 00 120940- 1 00 (For Recorders Use Only) SPECIAL WARRANTY DEED iA THIS SPECIAL WARRANTY DEED, dated as of April ,2-� 2 017, between TOPPINO Grantor, for and in consideration of the sum of $10.00 and other good and valuable consideration paid by Grantee, receipt of which is acknowledged, grants, bargains, sells and conveys to Grantee the land situate, lying and being in Monroe County, Florida, more particularly described on Exhibit "A" ("Property"). TOGETHER WITH (i) any and all gruchires and improvements on the Property; (ii) all light, title, and interest, if any, of Grantor in any land lying in the bed of any street or highway, opened or proposed, in front of or adjoining the Property and (iii) all easements, rights of way, privileges, licenses, appurtenances and other fights and benefits belonging to, running with the owner of, or in any way related to the Property. TO HAVE AND TO HOLD, the same in fee simple forever. SUBJECT TO: Taxes and assessments for the year 2017 and all subsequent years all applicable governmental, zoning and land use ordinances, restrictions and prohibitions and ofder requirements imposed by governmental authority; and matters set forth Exhibit "B (collectively, the "Permitted Exceptions"), all without intent to reimpose the same. AND Grantor covenants with Grantee that Grantor is lawfully seized of the Property in fee simple, that Grantor has good tight and lawful authority to sell and convey the Property; that Grantor fully warrants the title to the Property and vill defend the same against the lawful claims of others claiming by, through or under Grantor, except for claims arising from the Permitted Exceptions. EXHIBIT "C"' OpaR 212 Bk11 2,350 P91; 1622 Grantor has executed this Deed as of the date indicated above. Signed in the presence of GRANTOR: By: Edward Toppino Family Ventures, LLLP, sole member By: Edward Toppino Family Vent - arcs, LLC, general Paul E. Toppino, Manager By: Rdfidy W. Moore, Manager EXHIBIT "C" WOW lim STATE OF FLORIDA ) ) SS: ski° 285 P9a 1623 COUNTY OF MONROE ) STATE OF FLORIDA ) SS: COUNTY OF MONROE ) EXHIBIT " Doc Y12 kIt 2858 PgU 1624 EXHI I " • L DESCRIPTION PARCEL 10: Part of Government Lot 1, Section 21, Township 67 South, Range 26 East on Big Coppitt Key, Monroe County, Florida, and being described as follows: COMMENCE at the Southwest corner of Block 9 of "GUL REST PARK PLAT NO. 2 ", according to the Plat thereof as recorded in Plat Book 4, Page 157, of the Public Records of Monroe County, Florida and, run thence North for a distance of 614.13 feet to the POINT OF BEGINNING of the parcel of land herein being described; thence run West for a distance of 300 feet to a point; thence run North fora distance of 1063 feet, more or less to a point on the North boundary line of T.I.I.. Deed #24002; thence run East along the said North boundary line of said .I.I.F. Deed #24002 for a distance of 100 feet to the North boundary line of said Goverment Lot 1; thence run Southeasterly along the North boundary line of said Government Lot 1 for a distance of 233 feet, more or less to the Northwest comer of the said Block 9; thence run South along the West boundary line of the said Block 9 for a distance of 942.78 feet back to the POINT OF BEGINNING. EXHIBIT "C" BkW 2850 pyll 16 25 ]EXHIBIT "B" CFI --'ICI r RECORDS EXHIBIT .... Quit Claim Deed This Quit Claim Deed made this actay of April, 2017 between EDWARD TOPPINO, SR,, INDIVIDUALLY AND AS TRUSTEE OF THE EDWARD TOPPING, SR. LAND TRUST DATED AUGUST 2, 2004, whose post office address is P.O. Box 787, Key West, 33040, grantor and QUARRY PARTNERS, DEC, a Florida limited liability company, whose post office address is 3030 Hartley Road, Suite 310, Jacksonville, FL 32257, grantee: (Whenever used herein the terns "grantor" and "grantee" include all the parties to this instrument and the heirs, legal representatives, and assigns of individuals, and the successors and assigns of corporations, trusts and trustees) Witnesseth, that said grantor, for and in consideration of the sum of TEN AND NO /100 DOLLARS ($10.00) and other good and valuable considerations to said grantor in hand paid by said grantee, the receipt whereof is hereby acknowledged, has granted, bargained, and sold to the said grantee, and grantee's heirs and assigns forever, the following described land, situate, lying and being in Mouroe County, Florida to -wit: PARCEL 10A: A portion of Section 21, Township 67 South, Range 26 Eaq, on Big oppitt Key, Monroe County, Florida, described as follows: Together with all the tenements, h edits is and appurtenances thereto belonging or in anywise appertaining. To Have and to Hold, the same in fee simple fortes . EXHIBIT " ®® p 2120101 16 Oka 28 p In Witness Whereof, for has hereunto set grantor's hand and seal the day and year first abov itt i P. P12 mr STATE OF FL C OUNTY • • 0F1�Y I E "' Signed in the presence of.- Quit Claim Deed This Quit Claim Deed made thiFs)*y of April, 2017 between BRT 10, LLC, a Florida limited liability company, whose post office ad ess is P.O. Box 787, Key West, 33040, grantor and QUARRY PARTNERS, LLC, st Florida limited Habifity company, whose post office address is 3030 Hartley Road, Suite 310, Jacksonville, Fl, 32257, grantee: (Whcncvcr used herein the terms "grantor" and "grantee' include all the parties to this instrument and the heirs, legal representatives, and assigns of individuals, and the successors and assigns of corporations, trusts and trustees) Witnesseth, that said grantor, for and in consideration of the sum of TEN AND N01100 DOLLARS ($10.00) and other good and valuable considerations to said grantor in hand paid by said grantee, the receipt whereof is hereby acknowledged, has granted, bargained, and sold to the said grantee, and grantee's heirs and assigns forever, the following described land, situate, lying and being in Monroe County, Florida to-wit: PARCEL 10A: A portion of Section 21, Township 67 South, Range 26 East, on Big Coppitt Key, Monroe County, Florida, described as follows: Together with all the tenernents, hereditarnerits and appurtenances thereto belonging n! tKx anywise appertaining. To Have and to Hold, the same in fee simple fore-ver. EXHIBIT "C" JDoa 21201 olat 2350 p 1635 In Witness Whereof, grantor has hereunto set grantor's and and sea] the day and year first above written. 9�= �1 9R_ANT0R__: BRT 10, LLC, a Florida Kinited liability company By: Name: Richard J. Tobino Tide: Manager P� By: —1 Name: Dan11 Toppino, Sr. Title: Manager STATE OF FLORIDA SS: COUNTY OF MONROE Sworn to and subscribed before me thisq� day of April, 2017, by Richard J. Toppino and Daniel Toppino, Sr., each as Manager of BRT 10, LLC, a Florida limited liability company on behalf of the company. Each is personally known to me or E] has produced as identification. FFOM EXPIRES; July 7.2017 VIC, W-Mwiffl-- Notary PuMic"gAte of My Commission Expires: HoME COUNTY orirjcjn.lon DS EXHIBIT "C" Quit Claim Deed Ik , — This Quit Chdm Deed made diisc&) { day of April, 2017 between TOPPINO LAND TRUST, LLC, a Florida limited liability company, w V ose post office address is P. Box 787, Key West, 33040, grantor and QUARRY PARTNERS, LLC, a Florida limited liability company, whose post office address is 3030 Hartley Road, Suite 310, Jacksonville, FL 32257, grantee: (Whenever used herein the terms "grantor" and "grantee" include all the parties to this instrument and the heirs, legal representatives, and assigns of individuals, and the successors and assigns of corporations, trusts and trustees) Witnesseth, that said grantor, for and in consideration of the sum of TEN AND NO/100 DOLLARS ($10.00) and other good and valuable considerations to said grantor in hand paid by said grantee, the receipt whereof is hereby acknowledged, has granted, bargained, and sold to the said grantee, and grantee's heirs and assigns forever, the following described land, situate, lying and being in Monroe County, Florida to-wit: 91511111M I � A portion of Section 21, Township 67 South, Range 26 East, on Big Coppitt Key, Monroe County, Florida, described as follows: Together with all the tenements, here ditainents and appmlenances thereto belonging or in anywise apperta'5ning. To Have and to Hold, the same in fee simple forever. 7-":� - V! EXHIBIT C" D,av 21201 ORAS 2651D Pga 1637 In Witness Whereof, grantor has hereunto set grantor's hand and sea] the day and year first above written. Siped in the presence of. TOR® TOPPINO LAND TRUST, LLC, a Florida limited lialsifily company By: Edward Toppino Family Ventures, LLLP, sole membf-lur By' Edward Toppino Family Ventures, LLC, general Y: Paul E. Toppino, Manager By. fRand y W. Moore, Manager EXHIBIT "C" D,,* 2120103 STATE OF FLORIDA MIS 2M p9a 163B SS: COUNTY OF MO OE I"MYMMEW" MOMW MYCMA W E)PIRES- A 7, x017 Name: - 9take ot - Not aryWblic, My Conmission Expires: mcmqRol- COUNTY uFlelCIAL -CORDS EXHIBIT YO C" PARCEL 9: LEGAL DESCRIPTION Port of Government Lot 1, Section 21, Township 67 South, Range 26 East on Big Coppitt Key, Monroe County, Florida, and being described as follows: BEGIN at the Southwest comer of Block 9 of "GULFREST PARK PLAT NO. 2 ", according to the Plot thereof as recorded in Plot Book 4, Page 157, of the Public Records of Monroe County, Florida, and run thence South a distance of 390 feet; thence run West for a distance of 300 feet; thence run North for a distance of 1004.13 feet; thence run East for a distance of 300 feet to a point; thence run South for a distance of 614.13 feet bock to the POINT OF BEGINNING. AND A parcel of land in a port of Government Lot 1, Section 21, Township 67 South. Range 26 East, on Big Coppitt Key, Monroe County, Florida, and being more particularly described as follows: COMMENCE at the Southwest corner of Block 9 of GULFREST PARK PLAT #2, according to the Plot thereof as recorded in Plot Book 4, Page 157, of the Public Records of Monroe County, Florida, said point being the POINT OF BEGINNING of the parcel of land herein described; run thence East a distance of 185 feet to a point; thence South 45 West a distance of 70.71 feet to a point; thence West a distance of 135 feet to a point; thence at right angles North 50.0 feet to the said Southwest corner of said Block 9 and the POINT OF BEGINNING. TOGETHER WITH: PARCEL 10: Port of Government Lot 1, Section 21, Township 67 South, Range 26 East on Big Coppitt Key, Monroe County, Florida, and being described as follows: COMMENCE at the Southwest corner of Block 9 of "GULFREST PARK PLAT NO. 2 ", according to the Plot thereof as recorded in Plot Book 4, Page 157, of the Public Records of Monroe County, Florida and, run thence North for a distance of 614.13 feet to the POINT OF BEGINNING of the parcel of land herein being described; thence run West for a distance of 300 feet to a point; thence run North for a distance of 1063 feet, more or less too point on the North boundary line of T.I.I.F. Deed #24002; thence run East along the said North boundary line of said T.I.I.F. Deed #24002 for a distance of 100 feet to the North boundary line of said Government Lot 1; thence run Southeasterly along the North boundary line of said Government Lot 1 for a distance of 233 feet, more or less to the Northwest corner of the said Block 9; thence run South along the West boundary line of the said Block 9 for a distance of 942.78 feet bock to the POINT OF BEGINNING. TOGETHER WITH: PARCEL 10A: A portion of Section 21, Township 67 South, Range 26 East, on Big Coppitt Key, Monroe County, Florida, described as follows: BEGIN at the northwest corner of Block 9, GULFREST PARK PLAT No. 2, according to the Plot thereof, as recorded in Plot Book 4, Page 157, of the Public Records of Monroe County, Florida; thence Northwesterly along the north line of Government Lot 1 in said Section and EXHIBIT "D" the northerly line of lands described in Official Records Book 2237, Page 2259, of said Public Records, a distance of 233.35 feet to the north line of T.1.1.F. Deed #24002; thence East along said north line, 200.00 feet to the point of terminus of the Waterward Meander Line of July 1, 1975, as described in Official Records Book 2483, Page 950, of said Public Records; thence Southerly along the northerly prolongation of the west line of said Block 9, also being the northerly prolongation of the west line of T.1.1.F. Certificate #29509, a distance of 120.22 feet to the POINT OF BEGINNING. TOGETHER WITH: PARCEL 11: A parcel of land lying adjacent to the lands described in T.1.LF. Deed #24002 on the Gulf of Mexico in Government Lot 1, Section 21, Township 67 South, Range 26 East, on Big Coppitt Key, Monroe County, Florida, said parcel being more particularly described by metes and bounds as follows: COMMENCE at the Southwest comer of Block 9 of "GULFREST PARK PLAT NO. 2 ", according to the Plot thereof as recorded in Plot Book 4, Page 157, of the Public Records of Monroe County, Florida, and run thence North and along the Westerly boundary line of the said Block 9 for a distance of 614.13 feet; thence run West for a distance of 300.00 feet; thence run North for a distance of 1062.78 feel to a point on the North boundary line of T.I.LF. Deed #24002 as described in Official Records Book 346, Page 580, of the so id Public Records, said point being the POINT OF BEGINNING; thence run West and along the North line of said T.1. LF. Deed #24002 for a distance of 1331.95 feet; thence run North for a distance of 186 feel, more or less, to a point on the Waterward boundary line as of July 1, 1975; thence meander said Waterward Boundary the following twenty -four (24) courses: North 88'53'56" East, for a distance of 39.47 feet; North 65'36'56" East, a distance of 71.66 feet; South 88'16'57" East, for a distance of 75.93 feet; North 77'38'10" East, a distance of 44.29 feet; South 76'11'41" East, for a distance of 76.54 feet; North 88'33'56" East, a distance of 82.11 feel; North 85'40'47" East, for a distance of 103.42 feet; South 75'35'07" East a distance of 43.33 feet; North 77'23'10" East for a distance of 41.16 feet; South 84'42'40" East a distance of 110.45 feet; South 87'26'54" East for a distance of 85.16 feet; South 79'07'09" East for a distance of 28.70 feet: North 79'46'31" East for a distance of 73.24 feet: South 77'57'45" East for a distance of 41.56 feet; North 7713'36" East for a distance of 53.90 feet; South 84'23'12" East for a distance of 121.58 feet; North 80'09'47" East for a distance of 54.26 feet; South 82'09'00" East for a distance of 63.88 feet: South 79.34'01 East for a distance of 42.16 feet; North 86'10'05" East for a distance of 98.91 feet: North 88'42'12" East for a distance of 49.04 feet: South 82'47'37" East for a distance of 59.12 feet; South 84'16'22" East for a distance of 85.04 feet; South 47'39'01" East for a distance of 15.58 feet to a point, said point being the Point of Terminus of the Waterward boundary line as of July 1, 1975; thence South 29'03'59" East and leaving the said Waterward boundary line as of July 1, 1975 for a distance of 197.97 feet to a point, said point being 200.00 feet East of the POINT OF BEGINNING of the said T.1. LF. Deed #24002; thence run West and along the North line of said T.1.LF. Deed #24002 and Easterly extension thereof for a distance of 300.00 feet bock to the POINT OF BEGINNING. EXHIBIT 'p" Doe :N 2120104 04/25/2017 9:35AF Filed 8 Recorded in Official Records of M014ROE COUNTY KEVIN MADOK Doi :# 2120104 RIO 2850 PgN 1639 PREPARED BY AND RETURN TO SMITH HAWKS, P.L 138 SIMONTON STREET KEY WEST, FL 33040 (305) 296 -7227 SPACE ABOVE LINE BLANK FOR RECORDING PURPOSES O -E L SIVE INGRESS AND EGRESS EASEMENT AGREEMEN THIS ON- EXCLUSIVE INGRESS AND EGRESS EASEMENT AGREEMENT ( "Agreement ") dated as of the 21 day of April, 2017 by and between THE DICKERSON GROUP INC., a Florida corporation ( " Grantor ") to QUARRY PARTNERS, LLC, a Florida limited liability company, and its successors and assigns, including but not limited to, Quarry Big Coppitt, Ltd., a Florida limited partnership (collectively, " Grantee ") provides the following: 1. Consideration and Easement For and in consideration of the sum of Ten Dollars ($10.00) and other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, Grantor hereby grants, sells, and conveys a non - exclusive easement (the " Easement ") to Grantee, for purposes of ingress and egress, in, over, and across the real property more particularly described in that certain survey and legal description attached hereto and incorporated herein as Exhibit A ( " Easement Area "). 2. Easement Created Grantee, its agents, licensees, invitees, successors, construction crews and contractors, tenants and assigns (collectively, " Permittees "), shall have the full right of ingress and egress, by pedestrian and/or vehicular means, in, over and across the Easement Area, subject to the limitations, and on the terms and conditions, set forth herein. 3. Purpose of Easement The Easement is granted to Grantee so that Grantee and its Permittees may have access to and from the public roads Barcelona Drive and Avenue F to Grantee's proposed housing developments located on the real property more particularly described in Exhibit B attached hereto and made a part hereof (collectively, " Development Pro pert '). QOJ86977 v2 EXHIBIT "E" na :a 2120104 Bk's 2850 PON 1640 4. Term of Easement. The Easement shall be perpetual and run with the properties described herein. 5. Use of Easement Area by Grantee The Easement Area shall be utilized solely for ingress /egress to and from the Development Property by Grantee and its Permittees, successors and assigns for the purposes set forth herein. The Parties (i) acknowledge and anticipate that the Easement Area will be utilized by Grantee, its Permittees, successors and assigns (for vehicular and pedestrian traffic and (ii) agree that Grantee shall be responsible for the construction, improvement or further development of the roads required under applicable law to be completed on the Easement Area, all in compliance with the Interdevelopment and Operating Agreement dated March 9, 2015 and entered into by Grantor and Grantee's predecessor (Rockland Operations, LLC, a Florida limited liability company), and as further set forth in the Memorandum of Interdevelopment and Operating Agreement recorded at Book 2835, Page 371 of the Public Records of Monroe County, Florida (collectively, the " Interdevelopment Agreement "). 6. Maintenance of Easement Area Other than as set forth in the Interdevelopment Agreement, Grantee shall, at its sole cost and expense, maintain and keep the improvements, roads and landscaping located on the Easement in good condition and state of repair, provided that Grantor shall be responsible for and shall be required to pay for any and all damages caused by Grantor or its Permittees. Grantee shall periodically inspect, maintain, repair, and reconstruct any improvements on the Easement Area to ensure the safe, lawful and reasonable use of the Easement Area for its intended purpose. 7. Insurance. Grantee shall provide and maintain commercial general Iiability insurance from a provider and in a commercially reasonable amount. At a minimum, such insurance shall cover Grantee's obligations under this Agreement and insure Grantee against claims for personal injury, bodily injury or death, and property damage or destruction. 8. Indemnity Grantee, its successors and assigns, hereby covenants and agrees that it shall iDdcmnify and hold the Grantor, its successors and assigns, harmless from and against any and al] loss liability, charge, cost or expense arising out of the use of the Easement Area by 00086977 Q e �a E 4) W L . E CL 0 as as e a- 2 EXHIBIT "E" Uai:p 2120104 Bkla 2850 Pga 1641 Grantee or its Permittees or breach of this Agreement by Grantee or its successors and assigns, except for matters arising from breach of this Agreement by Grantor, or the negligence or willful misconduct of Grantor. Grantor, its successors and assigns, hereby covenants and agrees that it shall indemnify and hold the Grantee, its successors and assigns, harmless from and against any and all loss, liability, charge, cost or expense arising out of the use of the Easement Area by Grantor or its Permittees, or breach of this Agreement by Grantor or its successors and assigns, except for matters arising from breach of this Agreement by Grantee. 9. Rights of Grantor Grantor, its successors and assigns, shall have the right to use, and to grant others rights and easements over, all in accordance with the Interdevelopment Agreement, the Easement Area provided that such use and/or rights do not unreasonably interfere with Grantee's use of the Easement Area for the purposes provided herein. 10. Running Benefits and Burdens All easements, covenants, terms, conditions, and provisions of this Agreement shall extend to and be made binding upon the successors and assigns of Grantor and the successors and assigns of Grantee as a covenant and restriction running with the land. It is intended that this instrument shall be recorded in the Public Records of Monroe County, Florida, and shall be binding upon the Grantee and Grantor, all successors thereto, and future owners of the Easement Area. 11. Modification This Agreement may not be terminated, amended, modified, altered, or changed in any respect whatsoever, except by a further agreement in writing duly executed by Grantor and Grantee (or their respective successor(s) and /or assign(s)) and recorded in the Public Records of Monroe County, Florida. 12. Governing Law This instrument shall be construed in accordance with the laws of the state of Florida. By execution of this instrument Grantor acknowledges, and by acceptance of the easement created hereby Grantee acknowledges, that in the event of any dispute arising under this instrument the sole venue for such dispute shall be Monroe County, Florida. E 0 W CL c as as e 0- EXHIBIT "E" Dc;:U 2120104 Oki 2850 P9N 1642 day period and thereafter diligently prosecutes such cure to completion within no later than 90 days after such written notice), the non - defaulting Party shall be entitled forthwith to full and adequate relief by all available legal and equitable remedies from the consequences of such breach, including payment of any amounts actually incurred, specific performance and injunctive relief; provided, however, in no event shall the non - defaulting Party be entitled to special, exemplary, consequential or punitive damages as a result of such breach by the defaulting Party. In addition to all other remedies available at law or in equity, the non - defaulting Party shall have the right to perform such obligation contained in this Agreement on behalf of such defaulting Party and be reimbursed by such defaulting Party upon demand for the reasonable costs thereof (which such demand shall include reasonable backup documentation) together with interest at the prime rate charged from time to time by Citibank (its successors or assigns) (not to exceed the maximum rate of interest allowed by law). Notwithstanding the foregoing, in the event that Grantee is the defaulting Party and Grantee provides the non - defaulting Party the names and addresses of its Equity Investors and Lenders, as defined below, the non - defaulting Party shall provide a copy of any and all default notice(s) sent to Grantee to any equity investors of Grantee (the " Equity Investors ") and any unrelated third party institutional and/or governmental lender(s) who provide mortgage financing for any portion of the Development Property (the " Lenders ") and the Equity Investors and any Lenders shall also have the same cure rights set forth above for such violation. Notwithstanding the foregoing to the contrary, no breach under this Agreement shall entitle any Party to cancel, rescind, or otherwise terminate this Agreement. 14. Authorily. Grantor hereby warrants that it has the full power and authority to grant the Easement created by this Agreement. 15. Utiliti Other than as set forth in the Interdevelopment Development, Grantee shall at all times during the term hereof be responsible for any utilities which serve Grantee's improvements and/or the road constructed on the Easement Areas. 16. Misceflaneous Matters a. Counterparts. This Agreement may be executed in any number of counterparts, any one and all of which shall constitute the agreement of the parties and each of which shall be deemed an original. 00086977 Q EXHIBIT "E" Ilna 2120104 Blc -d 2350 Pgo 1543 b. Estoppel Certificates. Grantor and Grantee, within fifteen (15) days of its receipt of a written request from the other party shall from time to time provide the requesting party a certificate binding upon such party stating- (a) to the best of such party's knowledge, whether any party to this Agreement is in default or violation of this Agreement and if so identifying such default or violation; and (b) that this Agreement is in full force and effect and identifying any amendments to this Agreement as of the date of such certificate. C. Time of Essence. Time is of the essence under this Agreement. d. Interpretation. The parties have participated fully in the negotiation and preparation hereof, including review by counsel for each, and accordingly, the parties agree this Agreement shall not be more strictly construed against either party. e. Waiver of Default. The waiver of any breach or default under any of the terms of this Agreement shall not be deemed nor shall the same constitute a waiver of any subsequent breach or default. f. No Dedication. This instrument is not intended to and does not dedicate any portion of the Easement Area to the general public nor does this instrument create any rights in favor of the general public. Grantee shall not have the right to dedicate the Easement to the public by plat or any other means. g. Attorneys' Fees. In the event a party brings suit to enforce any provision of this Agreement against the other party, the prevailing party shall be entitled to recover its costs and expenses (including, without limitation, reasonable attorneys' fees and the costs of services of paralegals, legal assistants and/or law clerks at trial and appellate levels). h. Notices. All notices required or permitted to be given hereunder shall be in writing and sent by overnight delivery service (such as Federal Express), in which case notice shall be deemed given on the first business day after the date sent, or by personal delivery, in which case notice shall be deemed given on the date received, or by certified mail, in which case notice shall be deemed given three (3) business days after the date sent, or by electronic mail (with copy by overnight delivery service), in which case notice shall be deemed given on the date sent, to the appropriate address indicated below- 00086977 v2 $ EX ! B "E" To Grantor: The Dickerson Group Inc. P.O. Box 5011 Doi:N 2120104 Monroe, NC 28111 Bic $ 2850 Pgp 1644 Attention: John Joyner With a copy to: Smith Hawks, PL 138 Simonton Street Key West, FL 33040 Attention: Barton Smith To Grantee: Quarry Partners, LLC 3030 Hartley Road, Suite 310 Jacksonville, FL 32257 Attn: Clarence S. Moore With a copy to: Stearns Weaver Miller Weissler Alhadeff & Sitterson, P.A. 150 West Flagler Street, Suite 2200 Miami, Florida 33130 Attention: Terry M. Lovell, Esq. Upon at least ten (10) days written notice to the other party, each party shall be entitled to change its address and add additional notice parties. i. Further Assurances. Grantor and Grantee agree to execute any documents or instruments reasonably required by any mortgagee, governmental or quasi - governmental entity to make the agreements set forth herein more effective for the purposes intended, including entering into any utility easements necessary for the Development Property. j. Insurance. Grantee shall provide and maintain commercial general liability insurance from a provider and in an amount reasonably acceptable to Grantor, as determined by Grantor from time to time. At a minimum, such insurance shall cover Grantee's obligations under this Agreement and insure Grantee against claims for personal injury, bodily injury or death, and property damage or destruction. Grantor shall be named an additional insured in any such policy. The limits of insurance shall not be deemed a limitation of Grantee's obligations to indemnify and hold harmless Grantor, as set forth herein. [ Signatures on the following page] 00086977 v2 EXHIBIT "E" 0 - 'Z120104 01m 2850 pgt3 1645 IN WITNESS WHEREOF, the Parties have caused this Non - Exclusive Ingress and Egress Easement Agreement to be executed effective as of date written above. Signed, sealed and delivered in our presence: HE DICKERSON GROUP INC., Florida corporation By: Name: n� -- Title: t 00086977 v2 7 EXHIBIT " " QUARRY PAR'T'NERS, LLC a Florida limited liability company uo,:a 2120104 mw 2850 Pga 1646 STATE OF COUNTY OF _ The foregoing instrument was acknowledged before me thisq'V of April, 2017 by Jason O. Floyd, as Vice President of TVC Big Coppitt, LLC, a Florida limited liability company, the manager of QUARRY PARTNERS, LLC, a Florida limited liability company, on behalf of the company, who is personally known to me or has produced as identification. [Notary Seal] Notary Public: ; . -' ECCA L WHITE Printed Name: '= MY COMOWSS10N 8 FF97438a •.:,, , �RE5 March 23.2020 (a07) 9D8-0153 FIO�W�lvola rvtoe.COtn My Commission Expires: ___ 00086977 - v2 EXHIBIT " Uor:a 2120104 MIS 2850 Pgtt 1647 EXHIBIT A COMMENCING at the Northeast corner of Lot 1, COPPITT EXTENSION, according to the plat thereof, as recorded in Plat Book 5, Page 21, of the Public Records of Monroe County, Florida, with said Point of Commencement being S 00 °13'10" W, 25.00 feet from the Northeast corner of Government Lot 2 of Section 21, Township 67 South, Range 26 East; thence N 89 °46'50" W along the South right -of -way of F Avenue as shown on said plat, 135.00 feet to a point of intersection with the West right -of -way of Barcelona Drive as shown on the plat BAY VIEW PARK, as recorded in Plat Book 5, Page 106 of the said Public Records; thence N 00 °13'10" E, along said West right -of -way, 71.78 feet to the Point of Beginning (said point also being 46.78 feet North of the North right -of -way of said F Avenue); thence along the centerline of a proposed 30 feet wide Access Easement being 15 feet on each side of the following described centerline; N 35 °09'10" W, a distance of 182.81 feet to a tangent curve concave to the Southwest; thence Northwesterly along the arc of said curve having a radius of 354.52 feet, a central angle of 40 °35'27" and an arc length of 251.16 feet to the point on a reverse curve concave to the Northeast; thence Northwesterly along the arc of said curve having a radius of 256.22 feet, a central angle of 24 °5523" and an arc length of 111.45 feet to the point on a reverse curve concave to the Southwest; thence Northwesterly along the arc of said curve having a radius of 236.25 feet; central angle of 43 °20'42" and an arc length of 178.73 feet to the point on a reverse curve concave to the Northeast; thence Northwesterly along the arc of said curve having a radius of 79.22 feet, a central angle of 44 °36'43" and an arc length of 61.68 feet to the point on a reverse curve concave to the Southwest; thence Northwesterly along the arc of said curve having a radius of 117.16 feet, a central angle of 40 0 30'49" and an are length of 82.84 feet to a tangent line; thence N 87 °5642" W along said tangent line, 47.36 feet to a tangent curve concave to th North; thence Westerly along the arc of said curve having a radius of 1086.19 feet, a central angle of 03 °27'19" and an arc length of 65.51 feet to a tangent line; thence N 84 0 29'22" W along said tangent line, 79.68 feet; thence N 00 °13'10" E, 91.53 feet to the Point of Termination. The sidelines of the above described Access Easement to be extended or shortened to meet at angle points; form concentric arcs offset from the centerline; begin at the West right -of -way line of said Barcelona Drive and to terminate at the South line of lands described in Exhibit " A " , recorded in Official Records Book 1884, Page 1226, of the Public Records of Monroe County, Florida. Said lands lying and being in Section 21, Township 67 South, Range 26 East, Big Coppitt Key, Monroe County, Florida. 00086477 Q ExH Be "Eve Doi: 2120104 EXHIBIT H 13ki4 2850 PqU 1648 PARCEL 9: Part of Government Lot 1, Section 21, Township 67 South, Range 26 East on Big Coppitt Key, Monroe County, Florida, and being described as follows: BEGIN at the Southwest corner of Block 9 of " GULFREST PARK PLAT NO. 2 ", according to the Plat thereof as recorded in Plat Book 4, Page 157, of the Public Records of Monroe County, Florida, and run thence South a distance of 390 feet; thence run West for a distance of 300 feet; thence run North for a distance of 1004.13 feet; thence run East for a distance of 300 feet to a point; thence run South for a distance of 614.13 feet back to the POINT OF BEGINNING. AND A parcel of land in a part of Government Lot 1, Section 21, Township 67 South, Range 26 East, on Big Coppitt Key, Monroe County, Florida, and being more particularly described as follows: COMMENCE at the Southwest corner of Block 9 of GULFREST PARK PLAT #2, according to the Plat thereof as recorded in Plat Book 4, Page 157, of the Public Records of Monroe County, Florida, said point being the POINT OF BEGINNING of the parcel of land herein described; run thence East a distance of 185 feet to a point; thence South 45 1 00'00" West a distance of 70.71 feet to a point; thence West a distance of 135 feet to a point; thence at right angles North 50.0 feet to the said Southwest corner of said Block 9 and the POINT OF BEGINNING. TOGETHER WITH: PARCEL 10: Part of Government Lot 1, Section 21, Township 67 South, Range 26 East on Big Coppitt Key, Monroe County, Florida, and being described as follows: COMMENCE at the Southwest corner of Block 9 of " GULFREST PARK PLAT NO. 2 ", according to the Plat thereof as recorded in Plat Book 4, Page 157, of the Public Records of Monroe County, Florida and, run thence North for a distance of 614.13 feet to the POINT OF BEGINNING of the parcel of land herein being described; thence run West for a distance of 300 feet to a point; thence run North for a distance of 1063 feet, more or less to a point on the North boundary line of T.1.I.F. Deed #24002; thence run East along the said North boundary line of said T.I.I.F. Deed #24002 for a distance of 100 feet to the North boundary line of said Government Lot 1; thence run Southeasterly along the North boundary line of said Government Lot l for a distance of 233 feet, more or less to the Northwest comer of the said Block 9; thence run South along the West boundary line of the said Block 9 for a distance of 942.78 feet back to the POINT OF BEGINNING. TOGETHER WITH: PARCEL 10: 00086977 Q EXHIBIT "E" Dora 2120104 Ski$ 2350 Pga 1649 A portion of Section 21, Township 67 South, Range 26 East, on Big Coppitt Key, Monroe County, Florida, described as follows: BEGIN at the northwest comer of Block 9, GULFREST PARK PLAT No. 2, according to the Plat thereof, as recorded in Plat Book 4, Page 157, of the Public Records of Monroe County, Florida; thence Northwesterly along the north line of Government Lot 1 in said Section and the northerly line of lands described in Official Records Book 2237, Page 2259, of said Public Records, a distance of 233.35 feet to the north line of T.I.I.F. Deed #24002; thence East along said north line, 200.00 feet to the point of terminus of the Waterward Meander Line of July 1, 1975, as described in Official Records Book 2483, Page 950, of said Public Records; thence Southerly along the northerly prolongation of the west line of said Block 9, also being the northerly prolongation of the west line of T.I.1.F. Certificate #29509, a distance of 120.22 feet to the POINT OF BEGINNING. TOGETHER WITH: PARCEL]]: A parcel of land lying adjacent to the lands described in T.I.I.F. Deed #24002 on the Gulf of Mexico in Government Lot 1, Section 21, Township 67 South, Range 26 East, on Big Coppitt Key, Monroe County, Florida, said parcel being more particularly described by metes and bounds as follows: COMMENCE at the Southwest corner of Block 9 of " GULFREST PARK PLAT NO. 2 ", according to the Plat thereof as recorded in Plat Book 4, Page 157, of the Public Records of Monroe County, Florida, and run thence North and along the Westerly boundary line of the said Block 9 for a distance of 614.13 feet; thence run West for a distance of 300.00 feet; thence run North for a distance of 1062.78 feet to a point on the North boundary line of T.1.I.F. Deed #24002 as described in Official Records Book 346, Page 580, of the said Public Records, said point being the POINT OF BEGINNING; thence run West and along the North line of said T.I.I.F. Deed #24002 for a distance of 1331.95 feet; thence run North for a distance of 186 feet, more or less, to a point on the Waterward boundary line as of July 1, 1975; thence meander said Waterward Boundary the following twenty -four (24) courses: North 88 °53'56" East, for a distance of 39.47 feet; North 65 °36'56" East, a distance of 71.66 feet; South 88 °16'57" East, for a distance of 75.93 feet; North 77 °38'10" East, a distance of 44.29 feet; South 76 °11'41" East, for a distance of 76.54 feet; North 88 °33'56" East, a distance of 82.11 feet; North 85 0 40'47" East, for a distance of 103.42 feet; South 75°35'07" East a distance of 43.33 feet; North 77 °23'10" East for a distance of 41.16 feet; South 84 0 42'40" East a distance of 110.45 feet; South 87 °26'54" East for a distance of 85.16 feet; South 79 °07'09" East for a distance of 28.70 feet; North 79 °46'31" East for a distance of 73.24 feet; South 77 °57'45" East for a distance of 41.56 feet; North 771316" East for a distance of 53.90 feet; South 84 °23'12" East for a distance of 121.58 feet; North 80 °09'47" East for a distance of 54.26 feet; South 82 °09'00" East for a distance of 63.88 feet; South 79 °34'01" East for a distance of 42.16 feet; North 86 1 10'05" East for a distance of 98.91 feet; North 88 °42'12'' East for a distance of 49.04 feet; South 82 °47'37" East for a distance of 00086977 - Q EXHIBIT "E" O n o 2120104 650 BIM 2850 P90 1 59.12 feet; South 84 1 1622" East for a distance of 85.04 feet; South 47 °39'01" East for a distance of 15.58 feet to a point, said point being the Point of Terminus of the Waterward boundary line as of July 1, 1975; thence South 29 °03'59" East and leaving the said Waterward boundary line as of July 1, 1975 for a distance of 197.97 feet to a point, said point being 200.00 feet East of the POINT OF BEGINNING of the said T.I.I.F. Deed #24002; thence run West and along the North line of said T.I.I.F. Deed #24002 and Easterly extension thereof for a distance of 300.00 feet back to the POINT OF BEGINNING. M014ROE COU14T 1°1®ICIAf_ RECORDS 00086977 Q EXHIBIT "E" KBP CONSULTING, INC. MEMORANDUM To: Barton W. Smith, Esq. Smith Hawks From: Karl B. Peterson, P.E. Date: November 6, 2017 Subj ect: Big Coppitt Apartments Traffic Impact Study Comments Big Coppitt Apartments is a proposed residential apartment community to be located on the north side of Big Coppitt Key, Monroe County, Florida in the vicinity of Mile Marker 9.5 on Overseas Highway / US 1. Previously, this site was associated with quarry activities; however, the site has been inactive for several years. The subject site is proposed to be redeveloped with 208 residential apartment dwelling units. A traffic impact study for this project was prepared in April 2017 and comments on this study were transmitted by Monroe County on August 15, 2017. The following is our response to these comments. 1. Page 10: The site plan shows Mixed Use (MU) and Industrial (I) land uses too. The report does not mention any trip generation / trip assignment of the MU and I land uses. Response: This is a misunderstanding on the reviewer's part. The Mixed Use (MU) and Industrial (I) land uses identified are the adjacent properties which are not owned by the applicant, are not subject to this proposal, and are undeveloped and will remain undeveloped. 2. Page 10: It appears that proposed apartments would be 1 or 2 -story apartments. As such, the ITE Land Use Code 221 for Low Rise Apartments maybe more appropriate. Please explain why the ITE Land Use code 221 was not used. Response: The traffic study has been updated and now utilizes the trip generation rates and equations for the Low -Rise Apartment land use. 3. Page 10: Make necessary corrections to trip generation based on comments 1 and 2. Response: The revised trip generation analysis is presented in the updated traffic impact study. 8400 North University Drive, Suite 309, Tamarac, Florida 33321 Tel: (954) 560 -7103 Fax: (954) 582 -0989 KBP CONSULTING, INC. 4. Page 19, Table 4 and Page 20: The lane configurations coded in Synchro for the intersections of US 1 with Boca Chica and 4 th Street appear to be incorrect. The northbound left and right turns are shared at Boca Chica and the southbound left and right turns are shared at 4 th Street. Please revise the analysis as appropriate and revise Table 4 as needed. Page 20 of the report explains why Synchro was coded with separate right -turn lanes for Boca Chica and 4 th Street. As the two -lane width is relatively short, the queue from one lane could potentially block the other lane. Has this been reviewed to verify if this condition exists? If not, it would be better to analyze based on the existing conditions. If separate are lanes are feasible, then re- run the analysis with proposed geometric changes such as providing separate left -turn and right -turn lanes Response: The coding of these intersections has been performed in a manner that most accurately reflects the actual field operating conditions. Both of these intersections have adjacent paved areas that process right -turn maneuvers. This is a condition that is common throughout the US I / Overseas Highway corridor in Monroe County. 5. Page 21, first paragraph (related to intersection of US 1 & Calle Uno) states that the southbound approach is projected to operate at LOS "F" in the design year with the Big Coppitt Apartments project in place. However, the report does not mention any specific measures to address this potential operational issue, although it states it will be evaluated further during the design phase. It suggested that potential measures be discussed as part of this report. Response: The trip distribution for the project has been modified in accordance with the latest site plan. Project traffic will be able to enter and exit the site from the east and west via both 4 th Street (to the east) and Calle Uno (to the west). As such, the resulting volumes at the subject intersection yield an acceptable Level of Service (LOS). 6. Page 18 (Figure 10): Please verify if the EB left -turn storage lane is adequate to accommodate the projected peak hour volume of 74 vph. Considering that there is a horizontal curve approaching this intersection in the NB direction, it is critical that EB left -turn lane is long enough so that EB left -turn vehicles will not extend into the through lane. In addition to operational benefit, this will also minimize the potential for rear -end and sideswipe crashes. Response: In the buildout year (2020), the PM peak hour left turn movement at this intersection is projected to operate at LOS `B" with a 95 percentile queue of one (1) vehicle. 8400 North University Drive, Suite 309, Tamarac, Florida 33321 Tel: (954) 560 -7103 Fax: (954) 582 -0989 KBP CONSULTING, INC. 7. Page 22: Provide explain why the average trip length was chosen to be half of the maximum. Response: According to the Monroe County traffic analysis guidelines, a reasonable approximation of the average trip length is one -half of the estimated maximum trip length. 8. Page 23, Table 5: Review the latest reserve capacity tables (2017) if available to check if adequate reserve capacity is available. Response: The 2017 tables are not available according to County staff. 9. Appendix B: Please provide specific drawing to show how and where the access road will be connected with the existing transportation system. Response: The updated report includes a revised and more detailed site plan. 10. Appendix C: Growth rate for Site #908164 - 4 th Street, 100 feet north of Shore Avenue appears to be incorrect. Please verify. Response: This count station is presented for informational purposes only. Data collection began at this site in 2014 and, as such, does not have the history upon which to draw growth conclusions. The focus of the background growth in the area is on US 1. 11. Appendix G: See comment 4. Boca Chica and 4 th Street synchro analyses should be revised to show northbound shared left /right -turn and southbound shared left /right- turn lanes, respectively. Response: Please see the response to comment number 4. 12. Appendix H: Include the latest (Year 2017) reserve capacity table, if available. Response: The referenced table has not been released by the County. 8400 North University Drive, Suite 309, Tamarac, Florida 33321 Tel: (954) 560 -7103 Fax: (954) 582 -0989 KBP CONSULTING, INC. 13. Page 3, 2nd Paragraph, 3rd Line: The preliminary site plan shown in Appendix B does not how and where the project access roadway will be connected to the existing roadway system. Please provide a plan showing the ingress and egress to /from the development site to the existing roadway network. Also, please include a statement — "Based on the Policy 107.1.6 Big Coppitt Mixed use Area, Item #7, the proposed project traffic shall not utilize Puerta Drive for ingress and egress to /from the site ". Response: The site plan provided in the updated traffic report includes more detail relative to the proposed vehicular access. There are no plans to access Puerta Drive and this is indicated on the updated site plan. 8400 North University Drive, Suite 309, Tamarac, Florida 33321 Tel: (954) 560 -7103 Fax: (954) 582 -0989 I NATO 111100 PZI 10rA �ePart�e� Florida De partment of R ick Scott f Environmental Protection Carlos Lopez- Cantera Lt. Governor ton Marjory Stoneman Douglas Building 3900 Commonwealth Boulevard Tallahassee, Florida 32399 -3000 Noah Valenstein \entati`` Secretary Notice of Mean High Water Survey Filing The Mean High Water Line Survey noted below has been filed in the Bureau of Survey and mapping public repository. Mean High Water Survey File Number: 6575 6/2/2017 Monroe Survey Date: Gulf of Mexico Waterbody: Project: Toppino Property - Big Coppitt Key Section County: Job Number: 9339(P9 -12A) 91 Township 26E Range Boca Chica Key 37S USGS 7.5 Minute Quad Map Name: Keith N. Chee - A - Tow Surveyor's Name: 5328 PSM No. Business Name: Avirom & Associates, Inc. Address: 50 SW 2nd Avenue, Suite 102 Boca Raton, FL 33432 Tel.: 561.392.2594 Email: keith @avironsurvey.com Digitally signed by W. Lamar Fvers W. Lamar Evers pate: 2017.07.3107:15:40- 04'00' For the Bureau of Survey and Mapping 7/31/2017 Date as E �a �s E CL 0 a� as OL Florida Keys Aqueduct Authority 1100 Kennedy Drive Key West, Florida 33040 Telephone (305) 296 -2454 1111i�� / P David C. Ritz Secretary[Treasur District 5 Antoinette M. App, District 4 Cara Higgins District 1 Kirk C. Zuelch Executive Director August 7, 2017 Nick Batty, Esq. Smith/Hawks Attorneys At Law 138 Simonton Street Key West, Florida 33040 RE: The Quarry 208 Unit Development Big Coppitt Key, Florida RE9 00120940- 000100 Dear Mr. Batty; This letter will serve as preliminary coordination of the above referenced project with the Florida Keys Aqueduct Authority. There is a 6" water main on Barcelona Drive adjacent to proposed property. There is an existing manhole on Barcelona Drive that can be used to tic in new lift stations for proposed units A complete set of Civil and Architectural/Plumbing plans will be required for review to determine meter requirements, system development charges and wastewater requirements. Should you have any questions or require any further information please feel free to call me. Sincerely, Florida Keys Aqueduct Authority ej Marnic L. Walterson Utility Design Supervisor Recvd 08.24.17 J. Robert Dean Chairman ° District 3 Richard J. Toppin Vice- Chairman District 2 qa �s E CL aD as CL CC Yusi Bonachea,. Customer Service Manager - Marathon Sue Reich, Customer Service Manager- Tavernier Danielle Mendez, Customer Service ;Manager -Kcy West Existing Conditions Report Monroe County Planning and Environmental Resources Department Subject Property Vacant Land, Big Coppitt Key Part of Government Lot 1 & Submerged Lands RE# 00120940 - 000100 Property Owner Date of Report Date of Site Visit Prepared by Rockland Operations LLC P.O. Box 787 Key West, FL 33040 June 1, 2017 May 13, 2017 Terramar Environmental Senlices, lne. 1211 Crane Boulevard Sugarloaf Key, Florida 33042 (305)393 -4200 lerrainara bell south. nei i Background The subject property is vacant lands located on Big Coppitt Key, described as Part of Government Lot 1, with RE# 00120940 - 000100. The parcel includes appx. 15.36 acres of disturbed lands and 7.03 acres of submerged lands associated with the adjacent borrow pit (Attachment 1 — MCPA property card). Site Conditions The parcel is disturbed lands, primarily disturbed uplands, with associated shoreline wetlands / mangroves along the Gulf of Mexico and the adjacent borrow pit. The disturbed uplands on the property are man -made uplands resulting from historic filling, and no intact native habitats are present. The outer perimeter of the parcel adjacent to the Gulf of Mexico supports a narrow mangrove fringe vegetated with red, black and white mangrove as well as green buttonwood, while the shoreline of the borrow pit supports wetland vegetation including Sesuvium spp., sea oxeye daisy, and a narrow fringe of red and black mangroves along the northern borrow pit perimeter. Site Plan A site plan prepared by the Meridian Engineering was used to prepare this Existing Conditions Deport and estimate project impacts. Only the proposed development area was evaluated per the site plan; the remainder of the property including the shoreline mangroves was not evaluated since no impacts are proposed in these areas. See site plan prepared by Meridian Engineering as Attachment 2. Habitats The property is primarily disturbed undeveloped lands created through historic dredge and fill activities. The disturbed uplands are mowed and maintained upland areas with a long history of disturbance and scarification. Wetland habitats include mangrove /shoreline wetlands located along the perimeter of the parcel facing the Gulf of Mexico and also a narrow band of wetlands located along the perimeter of the borrow pit. See the included habitat map showing the current extent of habitats on the property (Figure 1). The mangrove wetlands located along the perimeter of the parcel facing the Gulf of Mexico include a narrow mangrove fringe and associated wetlands that have become established along the man- made shoreline. These wetlands include fringing mangroves composed of red mangroves along the most waterward areas, with black mangrove, white mangrove and green buttonwood present along the more interior portions of the shoreline. Also present in the understory are sea oxeye (Borrichia spp), as well as common wetland grasses including Sporobolus and Distichilis. Exotic vegetation, mainly Australian pine, Brazilian pepper and Seaside Mahoe are present in and along the mangrove fringe, The transition from the shoreline wetlands to disturbed uplands is abrupt due to the historic placement of fill, with transitional wetland areas upsiope of the mangroves limited to a narrow strip associated with the shoreline mangroves. The wetlands located along the shoreline of the borrow pit are less developed compared to the wetlands along the Gulf. Along the east shoreline of the borrow pit, wetlands are limited to a narrow strip of highly disturbed, low- stature wetlands composed of low - growing wetland plants including Sea Purslane (Sesuvium spp) and wetland grasses including Sporobolus and Distichilis. Hardwood wetland plants (e.g. mangroves) are absent from the eastern shoreline of the borrow pit. The northern shoreline of the borrow pit supports a narrow band of mainly red mangroves concentrated along the north - eastern section of the shoreline. These mangroves are under a protective easement in favor of the South Florida Water Management District (SFWMD) and are being maintained through an approved management plan. Wildlife Utilization / Animal Species List The disturbed upland areas proposed for development are mowed and maintained and provide no quantifiable habitat for wildlife including State or Federally listed species. The shoreline areas that are not proposed for development provide foraging habitat for a variety of common shorebirds (e.g. Great Egret, Great Blue Heron, Green - backed Heron, White Ibis, Snowy Egret) as well as seasonal habitat for a variety of neotropical migrant songbirds including warblers, vireos and other species. Resident songbirds likely using vegetated areas along the Gulf shoreline include Grey Catbird, American Cardinal, White -eye Vireo, and Palm Warblers. No wildlife was observed on the property during the site visit conducted on May 13, 2017, however this was done in the middle of the day when wildlife is typically not active. FWS /FEMA Biological Opinion & Species Assessment Guide Analysis The property is snapped as suitable, potential habitat for the Lower Keys marsh rabbit (LKMR) and Eastern Indigo Snake (Figure 2). Lower Keys marsh rabbit - The LKMR is endemic to the Lower Keys and inhabits tidal, brackish, and transitional upland and freshwater environments. The County's boundary map land cover types containing suitable habitat for the LKMR include six habitat classifications. These land cover types include pinelands, scrub mangrove, freshwater wetland, salt marsh, buttonwood, and beach berm. 2 The project site is not mapped as suitable, potential habitat for the LKMR (species focus area), however the site is mapped as being within the 500 -m buffer zone. Using the July 29, 2013 Lower Keys Marsh Rabbit Assessment Guide, the proposed project keys out as: A — F — with the caveat that the owner agrees to enforceable cat restrictions. Eastern indigo snake - The Florida Keys are on the extreme southern end of the indigo snake's range. The indigo snake population in the Florida Keys is very small, if even present. Many credible biologists believe the indigo snake is extirpated from the Keys south of North Key Largo. Verified observations are rare and scattered. Although the proposed project site is mapped as suitable, potential habitat for the Eastern indigo snake, the actual presence of this species on the property is extremely unlikely. Using the July 29, 2013 Eastern Indigo Snake Assessment Guide, the proposed project keys out as: A — B - C - G - with the caveat that the owner receives a copy of the USFWS indigo snake protection measures and agrees to implement the measures and post the information sign on -site throughout construction. Plant Species List A list of the native plant species observed on the property in general and specifically within the proposed development area are provided in Table 1. Invasive exotic plants listed as Category 1 & 2 by the Florida Exotic Pest Plant Council (FLEPPC) are present on the property, mainly along the shoreline of the property (Table 2). Table 1. Native plant species observed on the property. Latin Name Trade Name Status Conocarpus erectus Buttonwood Dative Rhizophora mangle Red Mangrove Native Rvicennia germinans Black Mangrove Native Laguncularia racemo.se White Mangrove Native Table 2. Plants listed as Category I and 2 by the Florida Exotic Pest Plant Council (FLEPPQ located on the property. Exotic Plants Trade Name FLEPPC Status Schinus terebinthtfolius Brazilian pepper Category 1 Thespesia populnea Seaside mahoe Category l Casuarina spp- Australian pine Category l Vegetation Impacts Monroe County requires that the removal of any listed threatened, endangered, commercially exploited, and regionally important native plant species and all native trees with a diameter at breast height (DBH) of greater than four inches shall require payment to the county environmental land management and restoration fund in an amount sufficient to replace each removed plant or tree on a 2:1 basis. An assessment of potential vegetation impacts was made using the site plan included in this report. Only areas proposed for development were evaluated, and the mangroves and shoreline vegetation areas along the north shoreline and along the shoreline of the borrow pit that will not be impacted by the project were not evaluated for vegetation impacts. There are several hundred if not thousands of mangroves and buttonwood trees in these areas that will be preserved in the shoreline setbacks as part of the project. Based on the proposed site plan, no protected vegetation will be impacted as a result of the project. The development is located in scarified areas and will avoid impacting any of the vegetation located along the shorelines. M 0.1.k accuracy. 5 Packet Pg. 3162 Figure 1. Habitats on the subject parcel. Data from Monroe County and field verified for 0.1.k d E d d L CM M d E Q O d d L d L a a L L J / V d U- d E V a Packet Pg. 3163 Figure 2. USFWS species area maps using GIS data obtained from Monroe County. 0.1.k Site Reference Photos 7 Packet Pg. 3164 Typical conditions showing disturbed uplands throughout the property. Typical conditions showing disturbed uplands throughout the property. 0.1.k eastern shore of the borrow pit. Packet Pg. 3165 Typical conditions showing disturbed uplands and disturbed shoreline wetlands located along the Typical conditions showing disturbed uplands and the shoreline along the borrow pit. 0.1.k x u" � tiQ Typical conditions showing disturbed uplands and the mangrove fringe along the Gulf of Mexico shoreline to the north. Packet Pg. 3166 Typical conditions showing the northeastern shoreline along the borrow pit. A narrow mangrove fringe is present along portions of the northern borrow pit shoreline. as �a �s �s E CL 0 a� �a as CL ATTACHMENT 1 - PROPERTY RECORD CARD 2 LL E 4/1312017 gPubl i c.net - M onroe C ounty, F L . ' Publi�.nef Monroe County, FL Summary Parcel ID 00120940 - 000100 Account# 8571011 Millage Group 1006 Location VACANT LAND, BIG COPPITT KEY Address Legal 216726 BIG COPPITT KEY PT GOVT LT 1 AND PARCEL OF FILLED SUBMERGED LAND ADJ TO GOVT IT I (7.63AC) OR790 -1203 OR790- 120811210 Description OR1969- 2038 /39OR1884- 1226 /30T/COR2220- 869 1870(CERT)OR2070- 605/ 07OR2237- 57/ 2258OR2237- 2259/60OR2349- 1651/1653(CERT) OR2471- 275/77 OR2483- 950/52 OR2665- 789/92 OR2665- 796/799 OR2665- 800/02 (Note: Not to be used on legal documents) Neighborhood 10050 Property COMMERCIAL (1000) Class Subdivision Sec/Twp /Rng 21/67/26 Affordable No Housing Owner ROCKLAND OPERATIONS LLC PO BOX 787 KEY WEST FL 33041 -0787 Valuation No data available for the following modules: Buildings, Commercial Buildings, Mobile Home Buildings, Exemptions, Sketches (click to enlarge), Photos. The Monroe County Property Appraiser's office maintains data on property within the County solely for the purpose of fulfilling its responsibility to secure a just valuation for tax (� 2016 1� 2015 2014 2013 + Market Improvement Value Last Data Up(oad:4/13/20171:42:31 AM $0 $0 $0 $0 + Market Wsc Value $20,611 $18,905 $7,478 $4,526 + Market Land Value $1,317,402 $922,181 $922,181 $161,845 - Just Market Value $1,338,013 $941,086 $929,659 $166,371 - Total Assessed Value $1,035,194 $941,086 $929,659 $166,371 School Exempt Value $0 $0 $0 $0 = School Taxable Value $1,338,013 $941,086 $929,659 $166,371 Land Land Use NumberofUnits Unit Type Frontage Depth COMMERCIAL WATERFRON(1MOW) 14.63 Acreage 0 0 ENVI RONMENTALLY 5 F NS (000X) 7.02 Acreage 0 0 Yard Items Description Year Built Roll Year Quantity Units Grade CH LINK FENCE 2007 2008 1 11160 SF 2 Sales Sale Date Sale Price Instrument Instrument Number Deed Book Deed Page Sale Qualification Vacant or Improved 12/30/2013 $100 Warranty Deed 2665 789 11- Unqualified Vacant 12/30/2013 $100 Warranty Deed 2665 800 11- Unqualified Vacant 6/1/1979 $40,700 Warranty Deed 790 1203 Q - Qualified Vacant Permits Number 4 Date Issued Date Completed : Amount Permit Type S Notes o 07101172 4/12/2007 $20,000 Commercial INSTALL 300OLFOF6FT HIGH CHAIN LINKFFNCE No data available for the following modules: Buildings, Commercial Buildings, Mobile Home Buildings, Exemptions, Sketches (click to enlarge), Photos. The Monroe County Property Appraiser's office maintains data on property within the County solely for the purpose of fulfilling its responsibility to secure a just valuation for tax (� ad valorem purposes of all property within the County. The Monroe County Property 1� Appraiser's office cannot guarantee its accuracy for any other purpose. Likewise, data provided regarding one tax year may not be applicable Schneider in prior cr subsequent years. By requesting such data, you hereby understand and agree that the Developed by Last Data Up(oad:4/13/20171:42:31 AM The Schneider Corporation hops:! /gpubli c.schneidercorp.com /Appli cati on.aspx ?App10 = 605& LayerlD= 9946&PageTypelD= 4 &PagelD= 7635 &Key Value= 00120944000100 I 5 My t •, .' -...i? i._ �.=- a -tia.. ° c� } g � 7 CD CL CL CL i t CD B CL tr O raS •+ «: CD w. d c Y D z I F 0 F ATTACHMENT 2 - SITE PLAN as �a �s �s E CL 0 a� �a as CL U- E R - R Via - �•.. •.. _ -. �:,,,�- �;._�'(F� .: y, jif 4 aF` w ill Ns F - 9 i g { I a • b I sw R D ° (I i . s 5 6 g u E Aws go THE QUARRY4o es`T ' Y Q =° RESIDENTIAL DEVELOPMENT O _ g • I 3 , REV Fiaai�R Placke' q9 > QJ 69 if# Q,# Is Recvd 08.24.17 AFFIDAVIT AS TO DISCLOSURE OF INTEREST BEFORE ME, the undersigned authority, appeared BARTON W. SMITH, ESQ. who, being first duly sworn, swears and affirms that the following is true and correct: 1. Quarry Big Coppitt, Ltd., is owned by its limited partner, Quarry Partners, LLC (99.99 %) and its general partner, Quarry Partners GP, LLC (0.01 %). 2. Quarry Partners, LLC and Quarry Partners GP, LLC have the same ownership structure. Each entity is owned by TVC Big Coppitt, LLC (50 %), managing member, and BRT 10, LLC, (50 %), member. 3. "TVC Big Coppitt, LLC is owned by John D. Rood (72.50 %), Clarence S. Moore (15 %), Elena M. Adames (10 %) and Jason O. Floyd (2.50 %). 4. John D. Rood's address is 3030 Hartley Road, Suite 310, Jacksonville, Florida 32257. 5. Clarence S. Moore's address is 3030 Hartley Road, Suite 310, Jacksonville, Florida 32257. 6. Elena M. Adames's address is 3030 Hartley Road, Suite 310, Jacksonville, Florida 32257 7. Jason O. Floyd's address is 3030 Hartley Road, Suite 310, Jacksonville, Florida 32257 8. BRT 10, LLC is owned by RJT Gift Trust Dated 12/28/2016 (50 %) and DPT Gift Trust Dated 12/28/2016 (50 %). Richard J. Toppino is the trustee of the RJT Gift Trust, and Daniel P. Toppino is the trustee of the DPT Gift Trust. 9. Richard J. Toppino's address is PO Box 787, Key West, Florida 33040. 10. Daniel P. Toppino's address is PO Box 787, Key West, Florida 33040. 11. The four largest beneficiaries of the RJT Gift Trust are Richard J. Toppino, and Richard J. Toppino's unnamed lineal descendants. 00096989 - v2 12. The four largest beneficiaries of the DPT Gift Trust are Daniel P. Toppino, and Daniel P. Toppino's unnamed lineal descendants. FURTHER AFFIANT SAYETH NAUGHT DATED on this 2� day of August, 2017. Bart n W. Smith, Esq. STATE OF FLORIDA COUNTY OF MONROE SUBSCRIBED AND S FORE ME this 23 day of August, 2017, by Barton W. Smith, Esq., who is p s� orally known to or who has produced as identification, and who did take an oath. My Commission Expires: (seal) TARY UB IC ;ay;eGs iaPONGREEN U C *_ MY COMMi55lON * FF 985966 :o 3�- JJ--JJ �REs:Ju, n e 2 99.2M Print Name Bond Y T PA Tw ,awl "Ic Unftr*v� .FOF F40 � 00095489 — v2 \jAGUTAR ALEXANDER R/S `/ALFONSO PHYLLIS 1.ANNARINO JUSTIN J 50 RIVIERA DR 1072 W 30TH ST 4203 CROWN RD KEY WEST, FL 33040 -5423 HIALEAH, FL 33012 -5030 ELKTON, MI 48731 -9767 , -ZNTHONY YSLA F 25 PUERTA DR KEY WEST, FL 33040 -5420 A A CHANGEL DEVELOPMENT LTD 185 BENT TREE RD SUNBURY, OH 43074 -9680 � -4NOLD RICHARD JR 35 DONDI RD KEY WEST, FL 33040 -5635 J BALL MICHAEL A 17306 JAMAICA LN SUMMERLAND KEY, FL 33042 -3711 - BECINO JOSE CARLOS 44 RIVIERA DR KEY WEST, FL 33040 -5423 -< BOYD RICHARD SCOTT AND ROSEANNE BRAY EDSEL AND RHONDA L REE - C 1 985 RIDGEFIELD RD 15 VENTANA LN HAMILTON, OH 45013 -4017 KEY WEST, FL 33040 -5429 4 URCHETT ROBERT G AND JANE E 8 AMARYLLIS DR KEY WEST, FL 33040 -6204 J/ CARLSON STEVEN PO BOX 4970 KEY WEST, FL 33041 -4970 ,/&RTER WILLIAM A \� ; CASA LAURA 21583 VALENCIA RD � 3320 HARRIET AVE SUMMERLAND KEY, FL 33042 -4131 KEY WEST, FL 33040 -4678 iVAVE WELLS LLC 1406 SUNSET DR KEY WEST, FL 33040 -3958 \-WEECH PATRICIA A 49 RIVIERA DR KEY WEST, FL 33040 -5422 �JRUZ ORQUIDIA 310 DEACON LN KEY WEST, FL 33040 -6848 J] C MILLER CONSULTING INC 147 KEY HAVEN RD KEY WEST, FL 33040 -6212 \,&NIELS GREGORY L AND DONNA L DAVIS JOSEPH A AND KRISTI F 6 RIVIERA DR PO BOX 310983 KEY WEST, FL 33040 -5423 MIAMI, FL 33231 -0983 \' ]ECKER GARY 26 RIVIERA DR KEY WEST, FL 33040 -5423 MdcCl to CSC JELGADO DAGOBERTO AND JANET 43A 8TH AVE KEY WEST, FL 33040 -5863 \/BELLOWS MICHAEL A PO BOX 4510 KEY WEST, FL 33041 -4510 BUECHNER ROBERT K 7 VENTANA LN KEY WEST, FL 33040 -5429 \ ALLANA K 36 RIVIERA DR KEY WEST, FL 33040 -5423 ) CATES KEVIN W 47 1ST ST KEY WEST, FL 33040 -5612 CONFIDENTIAL DA S. 119.07 DAEFFLER JEANNINE 16 LUNA LN KEY WEST, FL 33040 -5417 DE POO MARTHA ANNE PO BOX 911 KEY WEST, FL 33041 -0911 uDICKERSON GROUP INC 1501 N CHARLOTTE AVE MONROE, NC 28110 -2525 ��� C� 5 4 Packet Pg. 3174 .�P DIEZEL JODY PAUL JR + DILLON LARRY J DONALD REESE W 21 VERDE DR 3711 164TH ST SW APT X294 20 EL MONTE LN KEY WEST, FL 33040 -5440 LYNNWOOD, WA 98087 -7099 KEY WEST, FL 33040 -5416 , ,,�0RNISCH JOSEPH A AND JENNY A 24 RIVIERA DR KEY WEST, FL 33040 -5423 -, FLOWERS ROLAND 4 CALLE UNO KEY WEST, FL 33040 -5410 GADBERRY RAYMOND E AND WILSON SHARON H/W 8 VENTANA LN KEY WEST, FL 33040 -5429 GARCIA SILVIO REV TR 7/15/2004 13 BIRCHWOOD DR KEY WEST, FL 33040 -6209 GONZALEZ WILLIAM R L/E 21 PUERTA DR KEY WEST, FL 33040 -5420 HALL KYLE F 16 EL MONTE LN KEY WEST, FL 33040 -5416 FINLAYSON CHARLES III 6 VERDE DR KEY WEST, FL 33040 -5431 FRANKLIN GORDON PO BOX 355 KEY WEST, FL 33041 -0355 GAGE RICHARD AND TONI MICHELLE 21 CALLE UNO KEY WEST, FL 33040 LADDING REVOCABLE TRUST 1/25/2012 16340 ANTIGUA WAY BOKEELIA, FL 33922 -1636 4 UIRLINGER RYAN 10 VERDE DR KEY WEST, FL 33040 -5431 'FLAGG WILLIAM G AND AGNES 1 55 BOCA CHICA RD LOT 83 KEY WEST, FL 33040 -5617 FURBACH JAROSLAV 158 MARS LN MARS LN KEY WEST, FL 33040 -6312 E CL 0 aD GARCIA DANIEL Q AND AMANDA R 16 PEQUENA LN KEY WEST, FL 33040 -5419 CL KEY WEST, FL 33040 -5420 2 I�,GUYNN JAMES PHILIP 5 VENTANA LN KEY WEST, FL 33040 -5429 WARE JERRY ALLEN JR AND SUSAN R YWARZECHA JUDITH J 23 LUNA LN 5 PUERTA DR KEY WEST, FL 33040 -5417 KEY WEST, FL 33040 -5420 ,, ALL RICHARD L SR AND BOBBIE S 0ANCOCK JAMES JOHN AND PAMELA G 24 VERDE DR 2 RIVIERA DR KEY WEST, FL 33040 -5431 KEY WEST, FL 33040 -5423 \fiELLIESEN DOUGLAS AND CAROLYN HILLIARD WILLIAM C 1221 LAIRD ST 19 EL MONTE LN KEY WEST, FL 33040 -5019 KEY WEST, FL 33040 -5415 JACKSON DAVID A 22 EL MONTE LN KEY WEST, FL 33040 -5416 JENNISON JAMES W 9 VENTANA LN KEY WEST, FL 33040 -5429 1 0� 5 ,HARPER CRISTINA M 21 EL MONTE LN KEY WEST, FL 33040 -5415 v IOGSED ROBERT A JR AND CHARLEP W 4 RIVIERA DR KEY WEST, FL 33040 -5423 4, TIMM AND VERNETTA 407 W DUNKERTON ST DUNKERTON, IA 50626 -9815 Packet Pg. - AQUIN VICTOR R AND LEONOR JOHNSON JERRY LEE ES JANET 11 RIVIERA DR 21 LUNA LN 5 RIVIERA DR KEY WEST, FL 33040 -5422 KEY WEST, FL 33040 -5417 KEY WEST, FL 33040 -5422 JUSTICE TERRENCE K 31 DEL MAR BLVD KEY WEST, FL 33040 -5413 VKENNEDY LUCINDA A 37 RIVIERA DR KEY WEST, FL 33040 -5422 ,KEYW KIWI CORP 1331 DUNCAN ST KEY WEST, FL 33040 -3446 "/ LAPP THOMAS P 1215 TRUMAN AVE KEY WEST, FL 33040 -7248 LAURITZEN VALERIE 13 VENTANA LN KEY WEST, FL 33040 -5429 ,/WILBUR WRIGHT 725 LLC PO BOX 121 NEW YORK, NY 10014 -0121 lilZ MIGUEL MARIANO II & ROSA LENA VVIARQUESS RAYMOND C LIV TRUST \,/�AARTINEZ ALBERTO 54 RIVIERA DR 6/6/2007 35 RIVIERA DR KEY WEST, FL 33040 -5423 2832 CHEROKEE CIR E KEY WEST, FL 33040 -5422 JACKSONVILLE, FL 32205 -5804 \1 YORDY MOBLEY GORDON C MDNTAGUE CHERIE 42 RIVIERA DR 17735 FORT ST 27 DEL MAR BLVD KEY WEST, FL 33040 -5423 RIVERVIEW, MI 48193 -6673 KEY WEST, FL 33040 -5413 MONZON JOSE A L/E 14 LUNA LN KEY WEST, FL 33040 -5417 MOORE CHARLES NICHOLAS AND CHRISTIE MAE 15 LUNA LN KEY WEST, FL 33040 -5417 MULLEN MICHAEL RAYMOND ESTAI 46 RIVIERA DR KEY WEST, FL 33040 -5423 -,J IUNDINGER WALTER H 2441 W FARGO AVE CHICAGO, IL 60645 -1611 NEW DEBORAH 27 RIVIERA DR KEY WEST, FL 33040 -5422 NOCAR OWEN 15 DEL MAR BLVD KEY WEST, FL 33040 -5413 \ ,WILKINS ROBERT E AND MONIKA A 18 VERDE DR KEY WEST, FL 33040 -5431 NGO HONG P AND TRUNG 16 VENTANA LN KEY WEST, FL 33040 -5429 OGRAM JEFFREY M 10220 OLD QUARTER LN NEW KENT, VA 23124 -2624 D ARKER JAMES AND VALERIE J, PENNYMAC CORP 880 CHEROKEE ST 6101 CONDOR DR STE 200 SUMMERLAND KEY, FL 33042 -3137 MOORPARK, CA 93021 -2602 o r, 3 of 5 NELSON GARVID E 18 PEQUENA LN KEY WEST, FL 33040 -5419 NIEVES ANTHONY R 17 EL MONTE LN KEY WEST, FL 33040 -5415 PARDEE DEBORAH M 12 LUNA LN KEY WEST, FL 33040 -5417 , �ERRY DONALD C L/E 28 VERDE DR KEY WEST, FL 33040 -5431 Packet Pg. 3'176 �d� — ��RRY EDDIE R AND DIANA L PERRY EDDIE R AND DIANA L \/PERRYJACOB 21 DEL MAR BLVD 1 VENTANA LN 1 VENTANA LN KEY WEST, FL 33040 -5413 KEY WEST, FL 33040 -5429 KEY WEST, FL 33040 -5429 J NINKO WENDEL H III AND BARBARA L ZILKO MILDRED JOAN 23 PUERTA DR 117 YALE ST KEY WEST, FL 33040 -5420 ROSLYN HEIGHTS, NY 11577 -2429 RAYMOND DANIEL 10550 BAYMEADOWS RD UNIT 704 JACKSONVILLE, FL 32256 -4548 ROBERTS JESSE AND KAREN 7221 S CEDAR RD SPOKANE, WA 99224 -8234 JROLEWICZ TIMOTHY 2383 MIDDLE TORCH RD SUMMERLAND KEY, FL 33042 -5801 �! L AWYER LEE ROY AND CINDY 18 LUNA LN KEY WEST, FL 33040 -5417 v ROBBIE D 20 VERDE DR KEY WEST, FL 33040 -5431 JSIMPSON SHARON E 3 RIVIERA DR KEY WEST, FL 33040 -5422 SOO ROBERT 818 19TH STS ARLINGTON, VA 22202 -2610 _" �ARKMAN MERLE L 20 VENTANA LN KEY WEST, FL 33040 -5429 \JTEALJOSEPH V 14 RIVIERA DR KEY WEST, FL 33040 -5423 \/ALAZAR RYAN E 10 RIVIERA DR KEY WEST, FL 33040 -5423 SEAWISE LLC 555 N ALEXANDER AVE WASHINGTON, GA 30673 -1563 SHORT SUSAN 149 BALDWIN CT SE PORT CHARLOTTE, FL 33952 -9702 JZUNIGA ASENCION AND DILCIA 34 RIVIERA DR KEY WEST, FL 33040 -5423 � SOO ROBERT 1701 JOHNSON ST KEY WEST, FL 33040 -4931 'APINNEY DONALD LAND KATHLEEN 300 PROSPECT ST WOODSTOCK, CT 06281 -1414 TEJEDA ALEX AND LYNNE E 8 CALLE DOS KEY WEST, FL 33040 -5464 J_� of 5 '\/POSTETTER RONALD E AND MICHEL 30 RIVIERA DR KEY WEST, FL 33040 -5423 as E �a �s _�,ROCKLAND OPERATIONS LLC PO BOX 787 KEY WEST, FL 33041 -0787 E CL aD \/SATTELMEIER MICHAEL AND DEBOF 9 RIVIERA DR KEY WEST, FL 33040 -5422 CL VICTORIA, BRITISH COLUMBIA V96 2 \'XIMPSON DAVID E 51 RIVIERA DR KEY WEST, FL 33040 -5422 SJOBERG -BOYD DEBRA 23 DEL MAR BLVD KEY WEST, FL 33040 -5413 uSOUTHCOMBE BRANDON M 45 RIVIERA DR KEY WEST, FL 33040 -5422 STABILE PAULA 4 VERDE DR KEY WEST, FL 33040 -5431 J NZEL DAVID 3841 N 38TH AVE HOLLYWOOD, FL 33021 -1930 Packet Pg. 3177 j THAMES KENDALLJ 52 RIVIERA DR KEY WEST, FL 33040 -5423 J LPB PROPERTIES LLC 15 CORMORANT LN KEY WEST, FL 33040 -6304 WALL WENDELL A 1513 JAMAICA DR KEY WEST, FL 33040 -5230 �` c I CL� 0 �L IIS1 , 41 /THE DICKERSON GROUP INC \ JO A PO BOX 5011 43 RIVIERA DR MONROE, NC 28110 -0519 KEY WEST, FL 33040 -5422 4 BEDA RAFAEL JUAN VANSE VALARIE J 24 VENTANA LN 17 LUNA LN KEY WEST, FL 33040 -5429 KEY WEST, FL 33040 -5417 o S Packet Pg. 3178 \fG.i 1 o CZ cu m Q3 E Q) co L CJ Q- o ca (D (n uj w W,] z Q) < C) LU 0 C/) m 0 _j Li 0 U) 0 , < a LL- E-� T CL ( 0 c 0 m 0 LU as E CL 0 (D CD 'a CL a Ag -Ilze From: Aguila -Ilze Sent: Wednesday, December 21, 2016 10:11 AM To: Santamaria -Mayte Cc: Bond -Kevin Subject: New file 2016 -215 The Quarry - Traffic Study Fee ONLY, No Application Mayte, New file location: W:\1 PLAN- ENVIRO RESOURCES \ADMINISTRATION\DEVELOPMENT REVIEW\Traffic Checks Recvd -No Application\2016- 215 The Quarry (Big Coppitt) Thank you, Ilze Aguila Sr. Coordinator Planning Commission Monroe County I Planning & Environmental Resources Department 2798 Overseas Highway I Suite 400 1 Marathon, Florida 33050 Main: 305 - 289 -2500 Office: 305- 289 -2569 Aguila -llze @ MonroeCounty- FL.gov as E �a �s �s E CL 0 aD CD as CL SMITH OROPEZA ATTORNEYS AT VIA HAND DELIVERY HAWKS L A W December 16, 2016 Mitzi A. Crystal, AICP, PTP Transportation Planner Monroe County Planning & Environmental Resources Department 2798 Overseas Highway, Suite 400 Marathon, Florida 33050 RE: The Quarry — Traffic Review Fee Riviera Drive and Puerta Drive, Big Coppitt Key, Monroe County Dear Mitzi: Enclosed please find our Firm's check (Check No. 5348) in the amount of $5,000.00 representing payment of the traffic review fee in connection with the above - captioned matter. Sincerely, � Barton W. Smith, Esq. B W S/I lr Enclosure 00078030 - vi 138 -142 Simonton Street - Key West, Florida 33040 • Phone: (305) 296- 7227 - Fax: (305) End of Additional File 2016.215 E CL CD CL U- E W' _ WASTE MANAGEMENT January 16, 2018 Kevin Madok Clerk of the Court Monroe County To be read into the record: Mayor, Commissioners; WASTE MANAGEMEMIr OF THE FLORIDA KEYS, INC. 125 Toppino Industrial Dr. Rockland Key, FL 33040 (305) 296 -3297 (305) 296 -8175 Fax I am contacting you reference the Quarry housing project on Rockland Key. As District Manager for Waste Management I am in 100% support of this project and ask you to do the same. I have just under 70 employees below the Seven Mile Bridge that serve the City of Key West and Monroe County. I consider every one of them essential. These are local hard - working men and women some of whom start at 4am regardless the weather. WM is a drug free work place and a fortune 200 company. I state this as a fact that these are hardworking people with families. This project will allow my folks to move out of trailers and into a safe secure complex. Like every employer in Monroe County I lost staff due to Irma, and unlike the upper Keys we are not able to draw from the main land. I apologize that I am not able to attend, I do ask your support on moving this forward, ASAP. Res ctfully Greg ullivan District manager Monroe County & Key West ® From everyday collection to environmental protection, Think Greens'' Think Waste Management. 01 Planning & Environmental Resource. We strive to be caring, professional 4 an n w rr 1 r w �epattpment , it P- f " Requ t µ h Proposed Development Agreement: ■ 99 -year affordable housing deed restriction , ,■ Proposed affordable income levels: s� 1 � �` Years 0 -50, Years 51 -99, Increased Restriction Remaining Restriction Income Limit # U n its % of Total # U n its % of Total Very Low (25/50%) 11 11 5.3% 1 0.5% Low (60 %) 62 8.3 3 's4u 29.8% 51 24.5 -45%- 25 Median (100 %) 21 21 10.1% 20 9.60 J 0 34.6 /o Moderate (120 %) k1 93 L(�� 54.8% 136 65.4% Total 208 208