Item R1 BOARD OF COUNTY COMMISSIONERS
AGENDA ITEM SUMMARY
Meeting Date: December 11, 2013 Division: Growth Management
Bulk Item: Yes _ No X Staff Contact Person/Phone#: Christine Hurley 289-2517
AGENDA ITEM WORDING: A public hearing to adopt an ordinance by the Monroe County Board of
County Commissioners amending the Future Land Use Map from Industrial (I) to Mixed
Use/Commercial (MC) for 18 parcels on Stock Island, having real estate numbers 00123660-000000,
00123720-000400, 00123760-000200, 00123720-000100, 00123720-000200, 00123730-000100,
00123740-000000, 00123770-000000, 00127290-000000, 00127380-000000, 00127250-000000,
00127280-000000, 00123600-000100, 00123600-000102, 00123600-000101, 00123590-000000,
00123570-000000, and 00123540-000000, located on South Stock Island (Legislative Proceeding).
ITEM BACKGROUND: Safe Harbor Marina Property Owners Association, Inc., submitted an
application requesting to amend the Future Land Use Map (FLUM) for 18 parcels on Stock Island
from Industrial to Mixed Use/Commercial (commonly referred to as Safe Harbor area).
On September 21, 2012, the BOCC adopted Ordinance 032-2012, amending the Comprehensive Plan
to assign the Maritime Industries (MI) Zoning District to the Mixed Use/Commercial (MC) Future
Land Use Map category and included provisions to preserve and promote working waterfront uses on
all lands designated with the MI land use (zoning) district within the MC FLUM category. If the
requested FLUM amendment is adopted for the 18 parcels, the properties would be subject to the
working waterfront preservation provisions.
On April 18, 2013, the BOCC voted to transmit the proposed FLUM amendment to the State Land
Planning Agency for review and issuance of an Objections, Recommendations and Comments (ORC)
Report. On July 2, 2013, the Florida Department of Economic Opportunity (DEO) issued its ORC
report. The ORC report stated that "the NAS-KW states that the Navy is utilizing the 2007 AICUZ and
that the more recent Environmental Impact Statement (EIS) noise contours are in draft form and
therefore not acceptable at this time. The recent EIS study depicts the parcel as being within a lower
noise contour, one in which the transient development would be acceptable with noise attenuation and
landscaped berm on the outside of the property. For the reasons cited above, the Department objects
to the proposal because the change will exacerbate the incompatibility issues that already exist. The
proposed change is also inconsistent with the Principles for Guiding Development that require that
proposed amendments must be consistent with protection of the value of public investments in the
Florida Keys, including Naval Air Station-Key West."
DEO further provided the following recommendation as option to addressing the objection: "The
applicant may consider delaying adoption of the proposed amendment until the 2012 EIS DNL Map is
adopted by the military, and provide noise attenuation and outside landscaped berms, as requested by
the Department of the Navy."
In response to the ORC Report, the County did wait until the Navy's Record of Decision for the Final
Environmental Impact Statement (EIS) for Naval Air Station Key West (NASKW) Airfield
Operations, which was issued on October 31, 2013. The Final EIS includes new noise contours for
NASKW which no longer includes the subject properties of this FLUM amendment within the 65 DNL
(Day-Night Average noise).
PREVIOUS RELEVANT BOCC ACTION: On April 18, 2013, the BOCC approved Resolution No.133-2013
to transmit this proposed FLUM amendment to the State Land Planning Agency.
CONTRACT/AGREEMENT CHANGES:N/A
STAFT RECOMMENDATIONS:Approval
TOTAL COST: INDIRECT COST: - BUDGETED: Yes No
DIFFERENTIAL F LOCAL PREFERENCE:
COST TO C SOURCE OFF S:
REVENUE PRODUCING: Yes® No PERMONTH— Year
PRO Y: County Atty OMB/Purchasing Risk Management
DOCUMENTATION: Included X Not Required
DISPOSITION: AGENDA I
1
2 p
3
4
5
6 ORDINANCE NO. -2013
7
8
9 AN ORDINANCE BY THE MONROE COUNTY BOARD OF COUNTY
10 COMMISSIONERS AMENDING THE FUTURE LAND USE MAP (FLUM)
11 DESIGNATION FROM INDUSTRIAL (I) TO MIXED USE COMMERCIAL (MC)
12 FOR EIGHTEEN PARCELS OF LAND ON STOCK ISLAND, HAVING REAL
13 ESTATE NUMBERS 00123660-000000, 00123720-000400, 00123760-000200,
14 00123720-000100, 00123720-000200, 00123730-000100, 00123740-000000, 00123770-
15 000000, 00127290-000000, 00127380-000000, 00127250-000000, 00127280-000000,
16 00123600-000100, 00123600-000102, 00123600-000101, 00123590-000000, 00123570-
17 000000, and 00123540-000000, LOCATED ON SOUTH STOCK ISLAND;
18 PROVIDING FOR SEVERABILITY; PROVIDING FOR THE REPEAL OF
19 INCONSISTENT PROVISIONS; PROVIDING FOR TRANSMITTAL TO THE
20 STATE LAND PLANNING AGENCY; PROVIDING FOR THE FILING WITH
21 THE SECRETARY OF STATE AND FOR AN EFFECTIVE DATE; AND
22 PROVIDING FOR THE INCLUSION IN THE MONROE COUNTY 2010
23 COMPREHENSIVE PLAN.
24
25
26
27 WHEREAS, Longstock II, LLC, submitted an application amending Monroe County
28 2010 Comprehensive Plan Policies 101.4.5 and 101.4.21 to amend the Mixed Use/Commercial
29 (MC) Future Land Use Map Category description and assign the Maritime Industries (MI)
30 Zoning District to the MC category; amend the maximum net density range and the maximum
31 intensity range for the Mixed Use/Commercial (MC) Future Land Use Map Category and to
32 clarify the footnotes within the table; and
33
34 WHEREAS, on February 13, 2012, the BOCC voted to transmit the amendment, with
35 the staffs added recommended provisions to preserve and enhance working waterfront while
36 allowing moderate redevelopment of other uses, to the State Land Planning Agency; and
37
38 WHEREAS, the State Land Planning Agency reviewed the amendment and issued an
39 Objections, Recommendations and Comments (ORC) Report on May 4, 2012, which did not
40 identify any issues with the proposed amendment; and
41
42 WHEREAS, at a public hearing on September 21, 2012, the BOCC adopted the text
43 amendment, amending the MC Future Land Use Map Category description and assigning the MI
44 Zoning District to the MC category(Ordinance 032-2012); and
45
46
I.
I WHEREAS, the MC Future Land Use Map category now includes provisions to
2 preserve and promote recreational and commercial working waterfront uses on all lands
3 designated with the Maritime Industries (MI) land use district within the MC category; and
4
5 WHEREAS, 18 properties on South Stock Island formed the Safe Harbor Marina
6 Property Owners Association, Inc.,and submitted an application for a Future Land Use Map
7 amendment from from Industrial (I) to Mixed Use/Commercial (MC); and
8
9 WHEREAS, the Monroe County Development Review Committee considered the
10 proposed amendment at a regularly scheduled meeting held on the 25th day of September, 2012;
11 and
12
13 WHEREAS, the Monroe County Planning Commission held a public hearing on the 141h
14 day of November, 2012, for review and recommendation on the proposed Future Land Use Map
15 amendment; and
16
17 WHEREAS, the Monroe County Planning Commission made the following findings of
18 fact and conclusions of law:
19
20 1. On September 21, 2012, the BOCC adopted an amendment to Policies 101.4.5 and
21 101.4.21 to amend the Mixed Use/Commercial (MC) Future Land Use Map Category
22 description and assign the Maritime Industries (MI) Zoning District to the MC category.
23
24 2. The BOCC also adopted provisions to further preserve and enhance working waterfront
25 uses within the MC Future Land Use Map Category.
26
27 3. The 18 subject parcels are designated as Tier III, classified as developed land, and are not
28 designated as habitat for any protected species.
29
30 4. The definition of the term recreational and commercial working waterfront, pursuant to
31 Section 342.07, F.S., means "a parcel or parcels of real property that provide access for
32 water-dependent commercial activities, including hotels and motels as defined in s.
33 509.242(1), or provide access for the public to the navigable waters of the state.
34 Recreational and commercial working waterfronts require direct access to or a location
35 on, over, or adjacent to a navigable body of water. The term includes water-dependent
36 facilities that are open to the public and offer public access by vessels to the waters of the
37 state or that are support facilities for recreational, commercial, research, or
38 governmental vessels. These facilities include public lodging establishments, docks,
39 wharfs, lifts, wet and dry marinas, boat ramps, boat hauling and repair facilities,
40 commercial fishing facilities, boat construction facilities, and other support structures
41 over the water. As used in this [statute] section, the term "vessel" has the same meaning
42 as in s. 327.02(39). Seaports are excluded from the definition. "
43
44 5. The proposed amendment is internally consistent with the Monroe County
45 Comprehensive Plan.
46
2
1 6. The proposed amendment is consistent with the Principles for Guiding Development for
2 the Florida Keys Area of Critical State Concern, Section 380.0552(7), Florida Statutes.
3
4 WHEREAS, the Monroe County Planning Commission passed Resolution No. P54-12
5 recommending transmittal of the proposed amendment; and
6
7 WHEREAS, at a special meeting held on the 18th day of April, 2013, the Monroe
8 County Board of County Commissioners held a public hearing and approved Resolution No.
9 133-2013 to transmit the proposed amendment to the State Land Planning Agency; and
10
11 WHEREAS, the proposed Comprehensive Plan amendment to amend the Future Land
12 Use Map was reviewed by the State Land Planning Agency which issued an Objections,
13 Recommendations, and Comments (ORC) Report on July 2, 2013. The ORC report stated that
14 "the NAS KW states that the Navy is utilizing the 2007 AICUZ and that the more recent
15 Environmental Impact Statement (EIS) noise contours are in draft form and therefore not
16 acceptable at this time. The recent EIS study depicts the parcel as being within a lower noise
17 contour, one in which the transient development would be acceptable with noise attenuation and
18 landscaped berm on the outside of the property. For the reasons cited above, the Department
19 objects to the proposal because the change will exacerbate the incompatibility issues that
20 already exist. The proposed change is also inconsistent with the Principles for Guiding
21 Development that require that proposed amendments must be consistent with protection of the
22 value of public investments in the Florida Keys, including Naval Air Station-Key West," and
23
24 WHEREAS,the ORC report also included a recommendation for addressing the objection:
25 "The applicant may consider delaying adoption of the proposed amendment until the 2012 EZS
26 DNL Map is adopted by the military, and provide noise attenuation and outside landscaped berms,
27 as requested by the Department of the Navy;"and
28
29 WHEREAS, in response to the ORC Report, the County did wait until the Navy's Record
30 of Decision for the Final Environmental Impact Statement for Naval Air Station Key West Airfield
31 Operations, which was issued on October 31, 2013, and includes new noise contours which no
32 longer include the subject properties of this FLUM amendment within the 65 DNL (Day-Night
33 Average noise).
34
35 NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY
36 COMMISSIONERS OF MONROE COUNTY, FLORIDA:
37
38 Section 1. The Future Land Use Map (FLUM) for the Year 2010 Comprehensive Plan is
39 hereby amended by changing the FLUM designation from Industrial (I) to Mixed
40 Use Commercial (MC) for eighteen parcels of land on Stock Island, having Real
41 Estate Numbers 00123660-000000, 00123720-000400, 00123760-000200,
42 00123720-000100, 00123720-000200, 00123730-000100, 00123740-000000,
43 00123770-000000, 00127290-000000, 00127380-000000, 00127250-000000,
44 00127280-000000, 00123600-000100, 00123600-000102, 00123600-000101,
45 00123590-000000, 00123570-000000, and 00123540-000000; located on South
3
1 Stock Island, as shown on Exhibit 1, which is attached hereto and incorporated
2 herein.
3
4 Section 2. Sev .bility. If any section, subsection, sentence, clause, item, change, or
5 provision of this ordinance is held invalid, the remainder of this ordinance shall
6 not be affected by such validity.
7
8 Section 3. Regl&l of..Inconsistent Provisions. All ordinances or parts of ordinances in
9 conflict with this ordinance are hereby repealed to the extent of said conflict.
10
11 Section 4. TranswitW. This ordinance shall be transmitted by the Director of Planning to
12 the State Land Planning Agency pursuant to Chapter 163 and 380, Florida
13 Statutes.
14
15 Section 5. Filigg and Effective Date. This ordinance shall be filed in the Office of the
16 Secretary of the State of Florida but shall not become effective until a notice is
17 issued by the State Land Planning Agency or Administration Commission finding
18 the amendment in compliance with Chapter 163, Florida Statutes, and after any
19 applicable challenges have been resolved.
20
21 S@Won 6. Inclusion in the Comprehensive Plan, The Future Land Use Map amendment
22 shall be incorporated in the Future Land Use Map of the Monroe County Year
23 2010 Comprehensive Plan.
24
25 PASSED AND ADOPTED by the Board of County Commissioners of Monroe County,
26 Florida, at a special meeting held on the day of , 2013.
27
28 Mayor Sylvia Murphy
29 Mayor Pro Tem Danny Kolhage
30 Commissioner Heather Carruthers
31 CommissionerDavid Rice
32 Commissioner George Neugent
33
34 BOARD OF COUNTY COMMISSIONERS
35 OF MONROE COUNTY,FLORIDA
36
37 BY
38 Mayor Sylvia Murphy
39
40
41 (SEAL)
42
43 ATTEST: AY HEAVILIN, CLERK
44
MaNrWu fjpU14i'1F ATTORNEY
45 ,APPROVE' AS TO FORM:
46 DEPUTY CLERK
SUSA RI G Y S1.EP
.
q.^.S1. TAN COUNT A7T O NEY
µ
m
Exhibit I to Ordinance# -
2013
.. ......... : _.n...�.,.__._.
Mixed Use/
_...
Commercial (MC)
w _
The Monroe County Future Land Use Map is amended
as indicated above.
Proposal: Future Land Use change of eighteen parcels of land on Stock Island,having real estate numbers
00123660-000000,00123720-000400,00123760-000200,00123720-000100,00123720-000200,00123730-000100, N
00123740-000000,00123770-000000,00127290-000000,00127380-000000,00127250-000000,00127280-000000,
00123600-000100,00123600-000102,00123600-000101,00123590-000000,00123570-000000,
and 00123540-000000,located on south Stock Island;from Industrial(1)to Mixed Use/Commercial(MC).
w
MEMORANDUM
MONROE COUNTY PLANNING&ENVIRONMENTAL RESOURCES DEPARTMENT
We strive to be caring,professional and fair
To: Monroe County Board of County Commissioners
Through: Christine Hurley, AICP, Director of Growth Management
Townsley Schwab, Senior Director of Planning& Environmental Resources
From: Mayte Santamaria, Assistant Director of Planning
Date: November 14, 2013
Subject: Request by Safe Harbor Marina Property Owners Association, Inc., to amend the
Comprehensive Plan Future Land Use Map from Industrial (I) to Mixed Use Commercial
(MC) for 18 parcels on Stock Island.
Meeting: December 11, 2013
I. REQUEST
Safe Harbor Marina Property Owners Association, Inc., is requesting to amend the Comprehensive
Plan Future Land Use Map for parcels, having real estate numbers 00123660-000000, 00123720-
000400, 00123760-000200, 00123720-000100, 00123720-000200, 00123730-000100, 00123740-
000000, 00123770-000000, 00127290-000000, 00127380-000000, 00127250-000000, 00127280-
000000, 00123600-000100, 00123600-000102, 00123600-000101, 00123590-000000, 00123570-
000000, and 00123540-000000, located on South Stock Island; from Industrial (I) to Mixed
Use/Commercial (MC).
II. BACKGROUND INFORMATION
A. Safe Harbor Marina Property Owners Association, Inc., is requesting to amend the Future Land Use
Map for 18 parcels on Stock Island from Industrial to Mixed Use/Commercial.
The parcels included in the amendment request, are as follows:
Real Tier Land
Property Estate &Property Current Proposed' Area
Existing Uses
Owner(s) Number Zoning Address FLUM FLUM (upland
acres)
Robbie's Safe
Harbor 7281 Shrimp Tier III Marine activities,boat yard,
Marine 00123660- Road,Key Industrial Mixed Use engine repair,boat building,
Enterprises, 000000 West,Florida (1) Commercial Maritime 10.41 storage space,deep water
Inc.,a Florida 33040 (MC) Industrial access,commercial fishing,
corporation (MI) affordable housing.
1
Land
Estate
Property Real Property &Current Proposed Tier Area
Existing Uses
Number Zoning
Owner(s) Address FLUM FLUM (upland'
acres)
Safe Harbor Vacant Land, Tier III
Enterprises, 00123720-
South Stock Industrial Mixed Use Commercial Fishing,storage,
Island;Vacant Commercial Maritime 4.2 boat repair,commercial
Inc.,a Florida 000400 Land,Shrimp (I)
corporation p (MC) Industrial waterfront.
Road (MI)
Marine activities,boat yard,
artist's studios,engine repair,
Longstock II, 00123760- Tier III boat building,dog park,
LLC,a 000200, 7000 and 7009 Mixed Use commercial space,storage
Florida 00123720- Shrimp Road, Industrial space,warehouse space,deep
limited 000100, Key West, (1) Commercial Maritime 12.25 water dockage,working
liability 0123720- Florida 33040 (MC) Industrial(M1) waterfront,commercial
company 000200 fishing,live-a-boards,
residential upland units,gym,
offices ace.
Constellation 6811 Shrimp Tier III
Yachts,Inc., Mixed Use
00123730- Road Stock Industrial Boat building,boat storage,
a Florida 000100 Island,Florida (1) Commercial Maritime 0.76 boat repairs
corporation 33040 (MC) Industrial
(MI)
3D of Key 6801 Shrimp Tier III
Mixed Use
West,Inc.,a 00123740- Road,Stock Industrial Boat yard,boat repair,boat
Florida 000000 Island,Florida (1) Commercial Maritime 2.07 storage,boat dockage
corporation 33040 (MC) Industrial
(MI)
00123770-
000000,
00127250- 5550 Fifth Tier III
000000, Avenue,5700 Mixed Use Commercial Fishing,storage,
Bernstein 00127280- Fourth Street, Industrial Commercial Maritime 9.52 boat repair,commercial
Family Trust 000000, South Stock (1) (MC) Industrial waterfront.
00127290- Island,Florida (Mn
000000, 33040
00127380-
000000
6500 Front Tier III
00123600- Street,Key Industrial Mixed Use Commercial Fishing,storage,
Island Trust 000100 West,Florida (1) Commercial Maritime 2.11 boat repair,commercial
33045-2455 (MC) Industrial waterfront.
(MI)
Key West Tier III
Transfer& 6500 Front Mixed Use
Hauling 00123600- Street, Stock Industrial Commercial Maritime 2.51 Storage,trash transfer station
Service,Inc., 000102 Island,Florida (1)
a Florida 33040 (MC) Industrial
corporation (MI)
2
Land
Estate &
Property Real Property Current Proposed Tier Area Owner(s), Address FLUM FLUM` (upland Existing Uses
Number Zoning
acres)
KW Resort 6630 Front Tier III
Utilities Mixed Use
Corp.,a 00123600- Street, Stock Industrial Commercial Maritime 2.00 Wastewater treatment
Florida 000101 Island,Florida (1) (MC) Industrial
corporation 33040 (MI)
Marine activities,artist's
Safe Harbor studios,commercial space,
Properties, 6810 Front Tier III storage space,warehouse
LLC,a Mixed Use space,deep water dockage,
Florida 00123590- Street,Key Industrial Commercial Maritime 2.21 working waterfront,
limited 000000 West,Florida (I) (MC) Industrial commercial fishing,live-a-
liabilit 33040
Y (MI) boards,residential upland
company units,office space,
restaurant/bar space
Bama One,
LLC,a Tier III
Vacant Land Mixed Use Deep water dockage,
Florida 00123570- South Stock Industrial Commercial Maritime 0.43 commercial fishing,live-
limited 000000 Island (1) (MC) Industrial aboard vessels,residential
liability
company (MI)
6840 Front
Street,LLC,a 6840 Front Tier III
Mixed Use
Florida 00123540- Street, Stock Industrial Commercial fisheries,retail,
limited 000000 Island,Florida (1) Commercial Maritime 0.93 commercial dockage
liability 33040 (MC) Industrial
company (MI)
Total Upland Acreage 49.40
B. Legal descriptions of the above properties are provided in Exhibit 1.
C. Previous Actions &Background on Associated Adopted Text Amendment:
Current Request:
The Monroe County Development Review Committee (DRC) considered the proposed amendment
at a regularly scheduled meeting held on September 25, 2012. Additionally, the applicant submitted
several revisions to the proposed amendment language at the DRC meeting.
The Monroe County Planning Commission (PC) considered the proposed amendment at a public
hearing on November 14, 2012. The Monroe County PC passed Resolution 54-12 recommending
transmittal of the proposed amendment to the Board of County Commissioners.
3
Associated Adopted Text Amendment(Adopted September 21 2012)
A property owner on South Stock Island, Longstock II, LLC, submitted an application for a
comprehensive plan text amendment to amend the Mixed Use/Commercial (MC) Future Land Use
Map category description (Policy 101.4.5) and amend Policy 101.4.21 to assign the Maritime
Industries (MI) zoning district to the MC category, amend the density ranges and the maximum
intensity range for the MC future land use map category in August 2011. The Monroe County
Development Review Committee considered the proposed amendment on October 17, 2011. On
December 1, 2011, the Monroe County Planning Commission (PC) held a public hearing
considering the transmittal of the proposed amendment to the State Land Planning Agency. The PC
recommended that the BOCC not transmit the proposed amendment because the County had not
adopted amendments to preserve and enhance working waterfront uses — which are found on South
Stock Island. The PC had concerns that the proposed amendment by Longstock II, LLC, could
impact working waterfront uses. Longstock, II, LLC, and County staff recommended revisions to the
proposed amendment to address the concerns raised by the PC.
On February 13, 2012, the BOCC held a public hearing considering the transmittal of the proposed
amendment to the State Land Planning Agency. The BOCC voted to transmit the amendment, with
the staffs added recommended provisions to preserve and enhance working waterfront while
allowing moderate redevelopment of other uses, to the State Land Planning Agency. The State Land
Planning Agency reviewed the amendment and issued an Objections, Recommendations and
Comments (ORC) Report on May 4, 2012. The ORC report did not identify any issues with the
proposed amendment.
The BOCC adopted this amendment on September 21, 2012. The parcels requesting the FLUM
amendment would be subject to the working waterfront provisions of the Mixed Use/Commercial
(MC) Future Land Use Map category.
The text amendment includes the following provisions:
o l..equu.ires maintaining a minimum of 35% of the upland area of the property for working
wa4erfi,on4 and water dependent uses, excludes transient residential development
o l?.equires preserving a4 least 0% of existing wet slips for vessels involved with recreational and
commercial working waterfront uses, e cluudinf� live-aboard vessels solely used as a residence
and not for navigation.
o R..equu.ires preserving at least 10% of new wet slips for vessels involved with recreational and
commercial. worl<:ing waterfi,on.t uses, excluding five-aboard vessels solely used as a residence
and not for navigation
o Requires uuires dockage preserved for recreational and commercial working waterffi:unt uses be
documented on the final development plann and be a written condition of and perni.it approval
o l..,imits permanent residential development to commercial apartments or employee housing
o Requires preservation of a public access walk,,-Way for all parcels with direct access to the water
o 1...,imits commercial retail uses to less than 5,0 square feet of floor area.
4
Future Land Use Densities and Intensities
Future Land Use Category Allocated DensityUb Maximum Net Densil r a b i Maximum Intensity
And Corresponding Zoning (per acre) (per buildable acre) (floor area ratio)
Mixed Use/Commercial(Mc#@ 1-6 du _6--18 du 0.10-0.45
(SC,UC,DR,RV,and MU ard 5-15 rooms/spaces 10-25 rooms/spaces (SC.QC,DR.RV,and MU zoning)
IMw uM zonw 2� on
:: ............:............ Ml zonu
Note, the text amendment also lists additional permitted uses within the MC FLUM category, such
as maritime industry, light industrial uses, commercial fishing, transient and permanent residential,
institutional, public, and commercial retail uses).
D. Evaluation of existing uses versus proposed uses corresponding with the requested FLUM
amendment from Industrial (I) to Mixed Use/Commercial (MC)
Allowed Uses Based Upon FLUM Designations
Industrial FLUM Mixed Use Commercial FLUM
(includes text amendment)
Industrial Light Industrial Uses
Manufacturing
Warehouse Maritime Industry
Distribution uses
Commercial Fishing-Related Uses Commercial Fishing
Commercial Commercial retail
Residential Transient and Permanent Residential
Employee Housing&Commercial apartments
Public Public
Institutional
Office
E.Amendment Basis:
As can be noted in the Safe Harbor Marina Property Owners Association application (excerpt
included in Exhibit #2) as well as the adopted Monroe County Evaluation and Appraisal Report
(Economic Trends and Opportunities In Unincorporated Monroe County Report) and the Stock
Island/Key Haven Livable CommuniKeys Master Plan, Volume 1 (excerpt in Exhibit #3), this
amendment is predicated on the changing trends in the economy, the opportunity to allow additional
uses to promote economic diversity and realize the community's desire to preserve working
waterfront and commercial fishing uses.
Excerpt from: Economic Trends and Opportunities in Unincorporated Monroe County Report
The Keys began a rapid transition from fishing to tourism beginning in 1975; declines in fisheries
and catch volume were pronounced in the 1980s. In 1994, the "Net Ban"further diminished the
fishing industry. Inexpensive seafood competition from foreign sources made revenues decline for
5
those remaining. Catch volume has declined further during the most recent decade from 2000 2009.
A transition of land uses through redevelopment has shifted marine and waterfront related uses to
seasonal housing and condominium uses.
The transition away from fishing and marine related industry is typical and well documented in
similar island communities throughout Florida. For island communities however, this represents a
shift away from the historic and cultural aspects which gave rise to the community in the first place.
Occupational license data was reviewed to assess marine related employment and activity.
Occupational license data includes charter boats and captains, marina and boat storage, mobile
marine repair, marine related retail, marine wholesale supply, and marine repair. There are 1,928
such licenses. Some boat and captain licenses are duplicative resulting in an estimated 1,500 active
occupational licenses. Not all of these licenses will result in a full time job and many hold a
captain's license but are simply not active. Based on this information we find marine and marine
related services remains the smallest employment category in Monroe County.
Through a century of change, the marine industry has declined while other areas of employment
have grown in dramatic fashion. In terms of the volume and share of employment, there is very little
fishing, food processing or water transportation related employment today, compared with
employment in retail,finance and the broader service sector. The fishing industry accounts for only
I percent of employment in island communities. Adding food processing, marine shipping, marine
repair and marina raises the share to 2 percent in Monroe County. Water related employment is the
smallest employment segment among island communities today, and equally small elsewhere in
Florida. Based on trends in commercial registrations,fish and shellfish catch volumes, and covered
employment, the marine industry is not a growth industry in Monroe County. Nor is it a growth
industry in other island communities or elsewhere in Florida.
The marine industry as it relates to fishing can become a cultural focal point, support surrounding
uses and continue to support and build the local restaurant industry. However, the marine industry
is not likely to become a substantial employment generator in the future, nor a large-scale or
growing aspect of the Keys economy.
As measured by commercial fishing licenses, the volume and size of the commercial fishing industry
has declined sharply over the past 30 years. Commercial fishing licenses have fallen by 25% and
the volume of seafood catch has declined some 70%.
Ion s,0nn
� astral
2s U 4.000
200 3.500
a
3,000
15D 2,500
2,000
2 10.0 1,i00
q U 1,000
;(H1
U.0 U
19Rn I9RR I99R 700A
-^Match Volumellbsj -11-Commerual Boat Ucenses
Figure 12-Commercial Fishing Industry-Monroe County
6
Recreational boating has expanded. This has opened opportunities for pleasure boat repair, boat
maintenance and storage. Pleasure boat licenses have more than doubled in the Keys since 1980.
HAM
2a�ao .
a y000
wuu 1
a
1 ra 2cw
I Figure 11- Pleasure Boat Licenses in Monroe County
Remainder of Page Intentionally Left Blank
III. PROPOSED AMENDMENTS
Request to amend the FLUM designation from Industrial to Mixed Use/Commercial (MC) for the
property identified in yellow below.
49.40
Upland Acres
The FLUM amendment will affect 18 parcels (00123660-000000, 00123720-000400, 00123760-
000200, 00123720-000100, 00123720-000200, 00123730-000100, 00123740-000000, 00123770-
000000, 00127290-000000, 00127380-000000, 00127250-000000, 00127280-000000, 00123600-
000100, 00123600-000102, 00123600-000101, 00123590-000000, 00123570-000000, and
00123540-000000)located on South Stock Island, totaling 49.40 upland acres.
(See Exhibit 4)
8
IV.ANALYSIS OF PROPOSED DENSITIES & INTENSITIES; COMPATABILITY; AND
CONCURRENCY ANALYSIS
Compatibility:
The approximate location of the proposed FLUM amendment is outlined below in the pink circle:
Stock
Island
c.
0
o
As can be noted in the map above, many of the properties neighboring the parcels which are the
subject of the requested FLUM amendment are currently designated as Mixed Use/Commercial
(shown in red). The surrounding area includes a mix of uses, including but not limited to:
commercial, office, industrial, service (such as engine repair), storage, warehouse, restaurants,
residential housing, public utility facilities and commercial fishing uses.
Additionally, the subject parcels which are the subject of the requested FLUM amendment are
designated as Tier III, classified as developed land, and are not designated as habitat for any
protected species. With the diverse set of uses located on the subject parcels and the neighboring
properties, the proposed amendment is considered compatible with the existing uses, the character of
the undeveloped &developed properties, and the surrounding natural resources.
9
Maximum Allocated Density and Intensity by Future Land Use May Designation:
Existing FLUM Type Adopted Standards Development potential
Residential 1 du 49 units
Industrial
Allocated Density/Acre Or
FLUM Transient 0 rooms/spaces
Allocated Density/Acre 0 rooms/spaces or�"mmill�ml site: 1 :m�:m �,
Nonresidential 0.25-0.60 FAR 537,966 sf-1,291,118 sf
Maximum Intensity
Proposed FLUM Type Adopted Standards Development potential
Residential
Allocated Density/Acre 1 du 49 units
MC FLUM&MI Zoning Or
Mixed Use/Commercial Transient
FLUM Allocated Density/Acre 160 -481 rooms/spaces
(32.11 acres 5-15 rooms/spaces
i'of ai siih°: 49 4 acres removed 35%of upland area* m°Y,
or 17.29 acres)
Nonresidential 0.30-0.60 FAR 645,559 sf— 1,291,118 sf
Maximum Intensity
I`)evnlop meet potential is cuinmmlativn,
Net Change in Residential: no change foci example: 49 ii- sideriti l mmmmits Dail,,
Development Potential Transient: +481 rooms/spaces 8" transient m.ifts ..OR 1.3M qmii-
(or fracd mn
:mid of nonresm dentmam:� ^�of
based on FLUM Nonresidential: no change each which does mm mt exceed 1 0011 of
t.I ie deve m: pnierit [)ot nfi,,fl),
Note: The above table provides an approximation of the development potential for residential,
transient and commercial development. Please note, Section 130-156 of the Land Development
Code states: "The density and intensity provisions set out in this section are intended to be applied
cumulatively so that no development shall exceed the total density limits of this article. For example,
if a development includes both residential and commercial development, the total gross amount of
development shall not exceed the cumulated permitted intensity of the parcel proposed for
development."
*Note: The MC FLUM text amendment to revise the MC FLUM Category description and assign the
Maritime Industries Zoning District to the MC category, also includes a requirement that 35% of the
upland area is to be preserved for working waterfront and water dependent uses and exclude transient uses.
**Note: The MC FLUM text amendment limits permanent residential development to employee housing or
commercial apartments.
10
Concurrence Analysis:
POTABLE WATER - FKAA's Water Treatment Facility in Florida City, has a maximum water
treatment design capacity of 29.8 million gallons per day (MGD) and is capable of treating up to
23.8 MGD. There are also two saltwater Reserve Osmosis (RO) plants, located on Stock Island and
Marathon, which are able to produce potable water under emergency conditions. The RO
desalination plants have design capacities of 2.0 and 1.0 MGD of water, respectively. The annual
average daily demand is 16.21 MGD and projections indicate a slight increase to an annual average
daily demand to 16.54 MGD.
The applicant has submitted a letter of coordination from the Florida Keys Aqueduct Authority
stating there is adequate capacity based upon the maximum density and intensity potential under the
MC FLUM (see Exhibit 5).
Comprehensive Max Potential
FLUM Plan Potable Water Residential Persons/ Total Total LOS Net
eld h
ment ho
usehold persons Demand Chan
Policy 701.1 1 Development g
. units) _... m....
Residential LOS
INDUSTRIAL66.50/gal/cap/day 49 du 2.24 109 7,248
(149 gal/du/day)
+36,841
MIXED USE/ Residential LOS j
COMMERCIAL 66.50/gaUcap/day 296 du 2.24 663 44,089
(149 gal/du/day) ( .. .,
................
Comprehensive Plan Max Potential
FLUM Potable Water PolicyIntensity
Floor Area Ratio Total LOS Demand Net Change
701.1;1
.(FAR)Square Feet ....w . ..._ .e.. .
INDUSTRIAL Nonresidential LOS 1,291,118 sf 451,891
(0.60 FAR) 0.35 gal/sq.ft./day
_ ......... .......—. _._.._ _.. _ ...... _..... __....
MIXED USE/ .... ..... No changes
COMMERCIAL Nonresidential LOS 1,291,118 sf 451,891
(0.60 FAR) 0.35 gal/sq.ft./day
SOLID WASTE - Monroe County has a contract with Waste Management, authorizing the use of in-
state facilities through September 30, 2016; thereby, providing the County with approximately four
years of guaranteed capacity.
The applicant has submitted a letter of coordination from Waste Management stating there is
adequate capacity based upon the maximum density and intensity potential under the MC FLUM
(see Exhibit 5).
11
Comprehensive Max Potential .........
FLU Plan Solid Waste Residential Persons/ Total Total LOS Net
Policy 801.1.1 Development household persons Demand Change
(dwelling units)
INDUSTRL4,L Residential LOS 49 du 2.24 109 592
5.44lbs/capita/day
_._ .... ......... _. — ..,,�,,.. m� .. ..._� � . +3,014
MIXED USE/ Residential LOS 296 du 2.24 663 3,606
COMMERCIAL 5.44lbs/capita/day
SANITARY SEWER — The property will be served by the Key West Resort Utilities Wastewater
Treatment Plant. The applicant has submitted a letter of coordination from Key West Resort
Utilities stating there is adequate capacity based upon the maximum density and intensity potential
under the MC FLUM (see Exhibit 5).
TRAFFIC CIRCULATION — According to the 2011 US.1 Arterial Travel Time and Delay Study,
US 1 is operating overall at a LOS of "C." In the Lower Keys Area, the Stock Island segment
(Segment 1 — MM 4.0-5.0) is operating at a LOS of `B" and the segments from Boca Chica
(MM5.0-9.0)north to Big Pine Key(MM 29.5-33.0) are operating at a LOS of"C"or better.
• Segment# 1 —(4-L/D) Cow Key Bridge to Key Haven Boulevard (2,131 Reserve Trips),
■ LOS B
• Segment#2—(4-L/D) Key Haven Boulevard to Rockland Drive (5,683 Reserve Trips),
■ LOS A
• Segment#3 —(2-L/U) Rockland Drive to Boca Chica Road (969 Reserve Trips)
■ LOS C
The applicant has submitted a traffic analysis and the County's traffic consultant has reviewed and
provided a traffic analysis (see Exhibit 5)
V. RESPONSE TO STATE LAND PLANNING AGENCY'S OBJECTIONS,
RECOMMENDATIONS AND COMMENTS (ORC) REPORT.
ORC: The ORC report stated that "the NAS-KW states that the Navy is utilizing the 2007 AICUZ
and that the more recent Environmental Impact Statement(EIS) noise contours are in draft form and
therefore not acceptable at this time. The recent EZS study depicts the parcel as being within a lower
noise contour, one in which the transient development would be acceptable with noise attenuation
and landscaped berm on the outside of the property. For the reasons cited above, the Department
objects to the proposal because the change will exacerbate the incompatibility issues that already
exist. The proposed change is also inconsistent with the Principles for Guiding Development that
require that proposed amendments must be consistent with protection of the value of public
investments in the Florida Keys, including Naval Air Station-Key West. "
DEO further provided the following recommendation as option to addressing the objection: "The
applicant may consider delaying adoption of the proposed amendment until the 2012 EIS DNL Map
12
is adopted by the military, and provide noise attenuation and outside landscaped berms, as
requested by the Department of the Navy."
Environmental Impact Statement: In response to the ORC Report, the County did wait until the
release of the Navy's Record of Decision on the Final Environmental Impact Statement.
The Navy issued the Record of Decision on October 31, 2013, for the Final Environmental Impact
Statement (EIS) for Naval Air Station Key West Airfield Operations. Within the Final EIS, the
Navy selected Alternative 2 which includes new noise contours. The new noise contours for NAS
Key West airfield operations do not include the parcels around Safe Harbor, Stock Island within the
65 DNL (see below).
M4S KOy VfttS=Cake Flet4 APProdMMD OadeMry
NAS May Mal Allan olive?NOW Oaaaeues(ONL)
60
70
—7S
....... 80
66
NAB Itay Nhat E109109 ConeElbn NOW Contours CDNL►
A.
60
E6
70
• 76
80
rw
86
1
VI. CONSISTENCY WITH THE MONROE COUNTY YEAR 2010 COMPREHENSIVE
PLAN,THE FLORIDA STATUTES, AND PRINCIPLES FOR GUIDING
DEVELOPMENT
A. The proposed amendment is consistent with the following Goals, Objectives and Policies of
the Monroe County Year 2010 Comprehensive Plan. Specifically, the amendment furthers:
Goal 101: Monroe County shall manage future growth to enhance the quality of life, ensure
the safety of County residents and visitors, and protect valuable natural resources.
Objective 101.4: Monroe County shall regulate future development and redevelopment to
13
maintain the character of the community and protect the natural resources by providing for
the compatible distribution of land uses consistent with the designations shown on the Future
Land Use Map.
Policy 101.7.2: By January 4, 1998, Monroe County shall complete a community plan for
Stock Island which shall address redevelopment needs identified by the needs assessment of
potential redevelopment areas. Preparation and funding of this plan shall be coordinated with
the City of Key West.
Policy 101.20.2: The Community Master Plans shall be incorporated into the 2010
Comprehensive Plan as a part of the plan and be implemented as part of the Comprehensive
Plan. The following Community Master Plans have been completed in accordance with the
principles outlined in this section and adopted by the Board of County Commissioners:
3. The Stock Island/Key Haven Livable CommuniKeys Plan Volume I is incorporated by
reference into the 2010 Comprehensive Plan. The term Strategies in this Master Plan is
equivalent to the term Objectives in the Comprehensive Plan and the term Action Item is
equivalent to the term Policy; the meanings and requirements for implementation are
synonymous.
4. Volume Two (2) of the Stock Island and Key Haven Livable CommuniKeys Master Plan
titled Harbor Preservation/Redevelopment and Corridor Enhancement Plan dated
November 2005 and incorporated by reference into the 2010 Comprehensive Plan. The
term Strategies in this Master Plan is equivalent to the term Objectives in the
Comprehensive Plan and the term Action Item is equivalent to the term Policy; the
meanings and requirements for implementation are synonymous.
Policy 105.1.1: Monroe County shall create an economic development framework for a
sustainable visitor-based economy, not dependent on growth in the absolute numbers of
tourists, that respects the unique character and outdoor recreational opportunities available
in the Florida Keys.
Policy 105.1.2: Monroe County shall prepare design guidelines to ensure that future uses and
development are compatible with scenic preservation and maintenance of the character of
the casual island village atmosphere of the Florida Keys.
Policy 502.1.1: Monroe County shall permit only port and port related land uses within the
Safe Harbor/Peninsular port area of Stock Island. Within twelve months of the effective
date of the Comprehensive Plan, Monroe County shall adopt Land Development
Regulations and amend the Land Use District Maps to only permit those land uses
including but not limited to commercial and industrial port dependent uses, industry,
commercial fishing, marinas, and employee housing.
Policy 502.1.2: Monroe County shall permit land uses supportive, complementary or
otherwise port related nearby and adjacent to the Safe Harbor/Peninsular port area of Stock
Island. Within twelve months of the effective date of the Comprehensive Plan, Monroe
County shall adopt Land Development Regulations and amend the Land Use District Maps
to only permit those uses, including but not limited to warehousing, industry, affordable
housing, marine businesses, and restaurants.
14
Policy 502.1.5: Monroe County shall support a proposal to amend the Coastal Barrier
Resources System Map adopted by the Coastal Barrier Improvement Act of 1990, to delete
the improved port property along the Safe Harbor entrance channel from the system unit,
FL 57.
Stock Island/Key Haven Livable CommuniKeys Plan Volume I:
Action Item 2.1.1: Initiate and complete a land use classification reevaluation plan for Stock
Island.
Action Item 2.3.1: Continue to recognize land use districts and FLUM categories as the
regulatory tool used for evaluating individual proposals for compliance with land
development standards such as type of use and intensity of use.
Stock Island/Key Haven Livable CommuniKeys Plan Volume II:
Action Item: Promote a diverse mix of land uses to support increased activity in the harbor
area, while remaining compatible with its working waterfront character and function.
B. The amendment is consistent with the Principles for Guiding Development for the Florida
Keys Area, Section 380.0552(7), Florida Statute.
For the purposes of reviewing consistency of the adopted plan or any amendments to that plan
with the principles for guiding development and any amendments to the principles, the principles
shall be construed as a whole and no specific provision shall be construed or applied in isolation
from the other provisions.
(a) Strengthening local government capabilities for managing land use and development so that
local government is able to achieve these objectives without continuing the area of critical
state concern designation.
(b) Protecting shoreline and marine resources, including mangroves, coral reef formations,
seagrass beds, wetlands, fish and wildlife, and their habitat.
(c) Protecting upland resources, tropical biological communities, freshwater wetlands, native
tropical vegetation (for example, hardwood hammocks and pinelands), dune ridges and
beaches, wildlife, and their habitat.
(d) Ensuring the maximum well-being of the Florida Keys and its citizens through sound
economic development.
(e) Limiting the adverse impacts of development on the quality of water throughout the Florida
Keys.
(f) Enhancing natural scenic resources, promoting the aesthetic benefits of the natural
environment, and ensuring that development is compatible with the unique historic character
of the Florida Keys.
(g) Protecting the historical heritage of the Florida Keys.
(h) Protecting the value, efficiency, cost-effectiveness, and amortized life of existing and
proposed major public investments, including:
1. The Florida Keys Aqueduct and water supply facilities;
2. Sewage collection, treatment, and disposal facilities;
15
3. Solid waste treatment, collection, and disposal facilities;
4. Key West Naval Air Station and other military facilities;
5. Transportation facilities;
6. Federal parks, wildlife refuges, and marine sanctuaries;
7. State parks, recreation facilities, aquatic preserves, and other publicly owned
properties;
8. City electric service and the Florida Keys Electric Co-op; and
9. Other utilities, as appropriate.
(i) Protecting and improving water quality by providing for the construction, operation,
maintenance, and replacement of stormwater management facilities; central sewage
collection; treatment and disposal facilities; and the installation and proper operation and
maintenance of onsite sewage treatment and disposal systems.
6) Ensuring the improvement of nearshore water quality by requiring the construction and
operation of wastewater management facilities that meet the requirements of ss.
381.0065(4)(1) and 403.086(10), as applicable, and by directing growth to areas served by
central wastewater treatment facilities through permit allocation systems.
(k) Limiting the adverse impacts of public investments on the environmental resources of the
Florida Keys.
(1) Making available adequate affordable housing for all sectors of the population of the Florida
Keys.
(m)Providing adequate alternatives for the protection of public safety and welfare in the event of
a natural or manmade disaster and for a postdisaster reconstruction plan.
(n) Protecting the public health, safety, and welfare of the citizens of the Florida Keys and
maintaining the Florida Keys as a unique Florida resource.
Pursuant to Section 380.0552(7) Florida Statutes, the proposed amendment is consistent with the
Principles for Guiding Development as a whole and is not inconsistent with any Principle.
C. The proposed amendment is consistent with the Part II of Chapter 163, Florida Statute
(F.S.). Specifically, the amendment furthers:
163.3161(4), F.S.—It is the intent of this act that local governments have the ability to preserve
and enhance present advantages; encourage the most appropriate use of land, water, and
resources, consistent with the public interest; overcome present handicaps; and deal
effectively with future problems that may result from the use and development of land within
their jurisdictions. Through the process of comprehensive planning, it is intended that units
of local government can preserve, promote, protect, and improve the public health, safety,
comfort, good order, appearance, convenience, law enforcement and fire prevention, and
general welfare; facilitate the adequate and efficient provision of transportation, water,
sewerage, schools, parks, recreational facilities, housing, and other requirements and
services; and conserve, develop, utilize, and protect natural resources within their
jurisdictions
163.3161(6), F.S. - It is the intent of this act that adopted comprehensive plans shall have the
legal status set out in this act and that no public or private development shall be permitted
except in conformity with comprehensive plans, or elements or portions thereof, prepared
and adopted in conformity with this act.
16
163.3177(1), F.S. - The comprehensive plan shall provide the principles, guidelines, standards,
and strategies for the orderly and balanced future economic, social, physical, environmental,
and fiscal development of the area that reflects community commitments to implement the
plan and its elements. These principles and strategies shall guide future decisions in a
consistent manner and shall contain programs and activities to ensure comprehensive plans
are implemented. The sections of the comprehensive plan containing the principles and
strategies, generally provided as goals, objectives, and policies, shall describe how the local
government's programs, activities, and land development regulations will be initiated,
modified, or continued to implement the comprehensive plan in a consistent manner. It is not
the intent of this part to require the inclusion of implementing regulations in the
comprehensive plan but rather to require identification of those programs, activities, and land
development regulations that will be part of the strategy for implementing the comprehensive
plan and the principles that describe how the programs, activities, and land development
regulations will be carried out. The plan shall establish meaningful and predictable standards
for the use and development of land and provide meaningful guidelines for the content of
more detailed land development and use regulations.
163.3177(6)(a)2., F.S. - The future land use plan and plan amendments shall be based upon
surveys, studies, and data regarding the area, as applicable, including:
a. The amount of land required to accommodate anticipated growth.
b. The projected permanent and seasonal population of the area.
c. The character of undeveloped land.
d. The availability of water supplies,public facilities, and services.
e. The need for redevelopment, including the renewal of blighted areas and the elimination of
nonconforming uses which are inconsistent with the character of the community.
f. The compatibility of uses on lands adjacent to or closely proximate to military installations.
g. The compatibility of uses on lands adjacent to an airport as defined in s. 330.35 and
consistent with s. 333.02.
h. The discouragement of urban sprawl.
i. The need for job creation, capital investment, and economic development that will
strengthen and diversify the community's economy.
j. The need to modify land uses and development patterns within antiquated subdivisions.
163.3177(6)(a)8., F.S. - Future land use map amendments shall be based upon the following
analyses:
a. An analysis of the availability of facilities and services.
b. An analysis of the suitability of the plan amendment for its proposed use considering the
character of the undeveloped land, soils, topography, natural resources, and historic
resources on site.
c. An analysis of the minimum amount of land needed to achieve the goals and requirements
of this section.
163.3194(1)(b), F.S. — All land development regulations enacted or amended shall be
consistent with the adopted comprehensive plan, or element or portion thereof, and any land
development regulations existing at the time of adoption which are not consistent with the
adopted comprehensive plan, or element or portion thereof, shall be amended so as to be
consistent. If a local government allows an existing land development regulation which is
17
inconsistent with the most recently adopted comprehensive plan, or element or portion
thereof, to remain in effect, the local government shall adopt a schedule for bringing the land
development regulation into conformity with the provisions of the most recently adopted
comprehensive plan, or element or portion thereof. During the interim period when the
provisions of the most recently adopted comprehensive plan, or element or portion thereof,
and the land development regulations are inconsistent, the provisions of the most recently
adopted comprehensive plan, or element or portion thereof, shall govern any action taken in
regard to an application for a development order.
163.3194(3)(a), F.S. —A development order or land development regulation shall be consistent
with the comprehensive plan if the land uses, densities or intensities, and other aspects of
development permitted by such order or regulation are compatible with and further the
objectives, policies, land uses, and densities or intensities in the comprehensive plan and if it
meets all other criteria enumerated by the local government.
163.3201, F.S. — It is the intent of this act that adopted comprehensive plans or elements
thereof shall be implemented, in part, by the adoption and enforcement of appropriate local
regulations on the development of lands and waters within an area. It is the intent of this act
that the adoption and enforcement by a governing body of regulations for the development of
land or the adoption and enforcement by a governing body of a land development code for an
area shall be based on, be related to, and be a means of implementation for an adopted
comprehensive plan as required by this act
D. The proposed amendment is consistent with the Florida Statutes (F.S.). Specifically, the
amendment furthers:
342.07, F.S. - The definition of the term recreational and commercial working waterfront
means "a parcel or parcels of real property that provide access for water-dependent
commercial activities, including hotels and motels as defined in s. 509.242(1), or provide
access for the public to the navigable waters of the state. Recreational and commercial
working waterfronts require direct access to or a location on, over, or adjacent to a navigable
body of water. The term includes water-dependent facilities that are open to the public and
offer public access by vessels to the waters of the state or that are support facilities for
recreational, commercial, research, or governmental vessels. These facilities include public
lodging establishments, docks, wharfs, lifts, wet and dry marinas, boat ramps, boat hauling
and repair facilities, commercial fishing facilities, boat construction facilities, and other
support structures over the water. As used in this [statute] section, the term "vessel" has the
same meaning as in s. 327.02(39). Seaports are excluded from the definition."
VII. PROCESS
Comprehensive Plan Amendments may be proposed by the Board of County Commissioners, the
Planning Commission, the Director of Planning, or the owner or other person having a contractual
interest in property to be affected by a proposed amendment. The Director of Planning shall review
and process applications as they are received and pass them onto the Development Review
Committee and the Planning Commission.
18
The Planning Commission shall hold at least one public hearing. The Planning Commission shall
review the application, the reports and recommendations of the Department of Planning &
Environmental Resources and the Development Review Committee and the testimony given at the
public hearing. The Planning Commission shall submit its recommendations and findings to the
Board of County Commissioners (BOCC). The BOCC holds a public hearing to consider the
transmittal of the proposed comprehensive plan amendment, and considers the staff report, staff
recommendation, and the testimony given at the public hearing. The BOCC may or may not
recommend transmittal to the State Land Planning Agency. The amendment is transmitted to State
Land Planning Agency, which then reviews the proposal and issues an Objections,
Recommendations and Comments (ORC) Report. Upon receipt of the ORC report, the County has
180 days to adopt the amendments, adopt the amendments with changes or not adopt the amendment
VI. STAFF RECOMMENDATION
Staff recommends approval.
VII. EXHIBITS
1. Legal Description of subject parcels on Stock Island request the FLUM amendment
2. Excerpt of FLUM amendment Application, submitted May 21, 2012
3. Excerpt of the Stock Island/Key Haven Livable CommuniKeys Master Plan
4. FLUM Amendment maps
5. Letter of Coordination from the utilities and Traffic Analyses
19
Exhibit l
LEGAL DESCRIPTIONS
ISLAND TRUST AGREEMENT 03/10/1989
LEGAL DESCRIPTION
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347"13'30"E A1.0510 SAID PA I,I.M. LINK imot 9i0.d0 FEET To rim Pow QF
JOEUINNING. SAID PAW EL MUTAINS 2.80 ACRES. %R)Rl; OR LESS,
SAID TRACT CONTAINS 4.20 AQUIS, a 11K 02 LIMS AND S%AIJI` Tlpi POIJAWING
CR1111;D HASWAMTS1
A -E L IVe A(XIMS IWKRV.NT* HAVING A .11INIMM WI1DTII OF 25.00 VERT
D BEING t>r PARTICULARLY 1)E t:Ri tlEO AS F01-1AMS1
Camocr AT 131V IN `R I. ION OF `nil- Vr)IEA TP.RLY IGO -OF-WAY LINE Olt
FOURTH AVENUR AND THE 1 KSTERI.Y 11101IT-OF-11AV 1.111E OF FRONT STREETI
Tltli 'K 47413'3 "E AU)Mr. SAIII n L TI:R1.Y HICAff-OP-WAV LINIS FOn
1003.76 FEET 70 1116 WP.S t tLV 141(31IT F- Y I.INR OF AN EXISTING 50 WOW
wlux ACCNSA EASHMMUTt TIIVJJQi 56"01150"W AIAW§n SAID WKSTERLY RIOIrf-
WAY LINL VOR 313.79 FVVT TO TIIK. MST FASTIMLY OORNIM Oil T1113 S.T.A.
SITE, SAID CORNKII INEING TIIR POINT OF VIB.GINNOW; OF TOOK IIE EINA 9S
(:RI134 N-K L6'SIVF. AVA:E SI' `NT( 1111 `P. N47"13'30"W ALONG THE
NOICTIMASTEMLY ISOUN1)ARY Olt SAID S.T.P. SITE FOR 76.71 VERT, MUCK
N42"46-30"11 1104 25.00 FL1:r; TIIENCH 1169024'10"K FOR 24.07 Fur TO AN
INTHIIIIJIMT)ON WITII A I.IN11 TIIAT 1S 25.011 FIEI r MIJ.STRKI.V OF, AS .ASUItl'bD AT
)LIGHT ANGI-HIS AND PA l.I.KI. TO SAID WPSTERLY RIGHT-OF-WAY LINE Olt TIIE
AFOR T! EI) 50 rOOT WI IW1 A :KSS 19ASHMENTI TIIF.NLF 196•8 1'S0"E ALONG
SAID PARALLF1. LINK 1`011 255.73 PKGT TO AN imitflEcriam W1T11 SAID
SOtrn .S`rF.R1.Y Ritarr-or-WAY LANE Olt 'nil: AVOUIM.11TIOMM FIMT STREET?
THENCH S 7"13`30"K AIAMC SAID IWF TKRI. ItICAIT"(W-WAT LINK FOR 31.20
1`CA"r imuRsEcTium wrm SAII) WESTERLY LINK OF Toll'
AP tE ° 1 KI) SO traw WInK A(71:Ims P.ASF`»NF:)rr( 1`11F .L S4"01'50"W ALDW.
SAID W1iSTL'RI.Y RIGHT-OF-WAY LINK V01I 313.78 Pl:KT TO TIIK POINT OF
a NoINNING.
AND
A IS(AI ,IS I;ASI.\IL:NT IIF°.1 15-00 FElir I` 11s17c•1!I °1`116 SOMHURLY LINK
°rDl:1(hhi, RI,1 . %1DRIt PAR'rir;161•AIMY IN'.1114:1t1%1:!) As Fnl.iAXVSs HHOIN AT 1111t
MOST SOVrIlItItLy COMM OF 7UH I;.T.P. SITI? AS SIK)l1 ANI) 1034:11111K11 IIHIII•AA(;
771I.NCit 570037'SO"(C AI OW(; root sownavi.siumo.y Punumc;ATION 01, Till.
sOtrnIONASTIMLY ISO I)ART WHO: OF SAID S.r.l'. sm Mot 2.1A P12 C it) V (OR
LI:S5 IT) TIIK I{AS°rima- R11ORI:LIN1: nil 'no, EXISTIM.' 1141111011 Arp) Till-. POINT OF
1•I: MINATION OF SAID SO a:RLY LINE.
BERNSTEIN TRUST
LEGAL DESCRIPTION
DK# loam
W MI F0 2029
IN RE: ESTATE OF
BENJAMIN BERNSTEIN Case No. 1973-CP-O%-K
Deceased
A parcel of land on Stock Island and being a part of Block 55 of
McDonald's Plat oft Island as recorded in Plat Book I at page
55 of the Public Records of Monroe County, Florida and being also
a put of submerged lands described in T. I. I. F. deed number
19837-A, all of which is described more particularly by metes and
bounds as follows:
Commencing at the intersection of southerly rigbt-of-way boundary
line of Fourth Avenue with the westerly rigbt-of-way boundary line
of Front Suva; thence Southeastwardly in and along the westerly
right-of-way boundary line of Front Street a distance of 840.5 feet to
the point of beginning of the parcel of land herein being descnibed;
thence along aforesaid rigbt-of-way boundary line south 47 dqpfts
13 minutes 30 seconds East a distance of 163.26 fed to a point;
thence south 6 degrees 01 minute 50 seconds a distance of
313.78 feet to a point; thence South 70 degrees 27 minutes 50
seconds Wesk a distance of 79 1.00 feet to a point thence North 46
degrees 15 minutes 42 seconds Wes4 a distance of 334.66&A to a
point; thence North 87 degrees 08 minutes 10 seconds East, a
distance of485.00 fed to a point;thence North 5 degroes 33 minutes
56 monds East,a distance of340.04 feet to a point;thence North 53
degrees 21 minutes 10 seconds East, a distance of 207.18 feet to a
point; thence South 47 degrees 13 minutes 30 seconds East, a
distance of 179.69 feet to a point;thence North 42 degrees46 minutes
30 seconds East, a distance of 125.0 fed to the point of beginning,
containing 7.29 Acres, more or lem.
EXHIBIT W
an COWY
OFFICIAL PECUS
EXHIBIT C
To fte Trustees f Trust 8 Undair The Will of Benjaminin,
A Part Of SlOck 55, Of the Plat ofStock Island, y'
Plat Book I, 55 at the Public '
l ri , s l described : n s:
at the . ro�° E the Southwesterly t
pgmt Street rind the Southeasterly right-of-way lint of Fourth rX
�,....
Avenue of tba'said Plat of Stock Island. bear Booth 47 dogmas, a.•.. .•°••�.;`;�;
1 minutes end 30 seconds Cast along "a Southwesterly
. :
4 li f Street f a It 50. t r �> :,
which is the Point of DejUmLags COmUnno thence Bona 47 degrees
13 Moutsot along an southwesterly r t f-
�.•_
.� d i [ Front Bereat for a distance of 690000 feet u1
thencear 4 , 47 IdOutoO and 30 mocands Most far
a diatoms Of-173•00 fast to a Pointt thebee bear Worth, 47 degrees,
13 mLoubmse fora °
a POLRU • 47 minutes and 30 secomis
$set a "stands of 17S.00 feet back to the Point. of govisming. d;•, �,
i all n. AL80# •:' .;
-A tractINA an I a part of Stock ! , t , Florida.
04 being MOM rl y s d
fall ' Commencing at the intersection r right-
Of-wff URG Of JPIEW AVOMW =6 the Basterly r ^{
of rLfth street of the Plat Of Stock Island, recorded In Platx... ;
Back 1, Page 53 Of lia Records 09 Monam Countre Flovidav f '
best 56 minutes Rest, 500-00 feetv them100C South 04 464WMB and 04 minutes Waste 2243.25 facts theam
® bOW HOnft Of ftg== Had 04 U, 1981.05 feet to theMat of ftlirkhlag of the treat Of land hereinafter deecribeft
from said Point of beglaning
West fora distance of 1080 Cost,, move or low, to the contarlLne :.., •...sp�+�
f the RhtranCe ChaMMIS thence bear North5Min-
UUM
t along the conterlInssaid channel for
distanceof t• o , into s '',?''
i t Ie3
83 ftgnmo and 56 minutes West for a distance of 475 feet, owe
or loss, to a point Which to 703 feet and bearing South 06 degrees
Avenue theace, bow Norm Do dogmas and 0i Minutes casta
diatoms.09 400 faste Mrs or lose, to the Southerly shozolutmae
of Block 13. block 57 of the Plat of Stock Islands thence mender ��'..� ''• r K•
the shoreline erIT direction fora distance of 14 ::•;a':
test* 01000 or IONG& to a Point Whim is bearing Marth 06 degrees
and 4 minutes Mat erm the roln-. ef neginnixt4l thence bear Booth
06 ftqreos and 04 minutes %%atfor a distance of Ica more + w
or Uss, back to the Point of Beginning.
Less the followinq parcel of land Included in this legal
des-
ortptlon:
A parcel of Land on Stock Islandpart of Black S3j' mlilq �s
of KeDonaldOs plat of Stock Island at recordedin Plat I
t page 55 of the Public r .of Rmwoo ciounty, Plorl4a
being also a part of subsorqed lands i in T. 1. 1. r.
..ti
numberdead A. all of which Is scr Q
by Wotan and bounds particularly
s followgg
" r .` Commencing at the intersection of Southerly !
_way boundary
"no ofrourthn i l klftt-of-way boundary
® ; linet/ thsAGG SDQthO&RtV&Cdly In along
2he
a r ri li r t tr t distance
• land
heroin being desscribedt tbftae along aforsisnid right-cfway
boaredatry line SoutA 47 degrees 17
t distance or 1 .i.2 t to 111 Point: thence South 6 degrees al
ints
• ,.`.t t 70 "degrees i 27 minutes SO seconds heat, a •&ones
•°•. � Of 791.00 test to a points thence Morth 46 degreaS 15 minutes
® 42 00ftRd@7 • / thoonce
00 minutes1
1 w feet to a 1 NorthrBast.
distance Into • ,
®j. 1 s • t, a distance of 207.18fast t ints
thence South 47 dogrom' i 1 2 t, t t
4," •,sw Into 1 v l
sOccuft RAffit- a 4 tance of 125.0t to the point
wt: containing 7.38-Ac., more or lose. ,
r ;•�� ,� All of Block 34, 811 of Lot 1 , Block 57abdI
the Plat of Stock Island, s in Platis page S5 ofthe Public Records of Nearce county, i
.,'T •� described treat in Block SS: F rids, leas the followingComm x,..
® ®t `�h
at i
{ •T® Street line ofFourth Avenue of the -
s�:ii• said Platn also to be known an the Point of 3"1 9 the tract or IS"
13 minutes and
460=ft Beat GIONG the GOVAtkWGOtOVZY Fil"Itf-caf-way Unit oZ F
. ...
J.
f" Street for a distance of 050.00 feet to & point, -
�i. �Y42 do rees, 7 minutes and 30 Seconds West for a distanceo , .r.
• 17 its t 13 minutes
a t for a distance of 830
1 r line .urth s
bear North • #7 minutesand 30 seconds Beat along the I JI!
invm for a distance
c ' of 17S.00 took back to the Point f Beginning. T0M&vM vm
all Improvements thermon*
4.
n
a r.. .•r`, ^C rr/.y ar•r Q•. t•.rrrq Q•N°/.:.r.bf °f n... ® .r. . • r . .. w..
STREET,
•
11-sav
Ob 41 Ob
all
1112 • M SY
V
44
4o .4
nS
•
Ing.,
-111 141111
r
trackPARCEL B
f load rt of Stock Island. r . Florida. @nd being
• particularly • l •d by motes end bounds as follows,. the
Intersection of the southert right ef way Ila* • t t
of way Ilfifth Street or • Plot of StockIsload, recorded to Plot0 1. Pogo
55 r the Publicof r South 0311 $6,East. 500.00
feet: thence beer r• : thence beer South 838 66'
• t. 2.131,53 root: t. 1.024.15 rot to the POINT Of
pEcommike or the trect or toad hereanonap ; teem said point at Beginning
beer point: thence beer South
• 300 West for a distance of 910t. more or loss. to the conterline or the a V
Entrancet r rt
Entreat@ Channel for I r 400 rest. mwe orless, to a point which
r t f r r • Ij
®lost for a distancef %06o rest. map@ Or less. ts a polat wkich Is b@@rl"q
Worth from the t Of : thence bear South . OW Vast for
• distence of 4$6.90 feel back W the POINTBEGINNING.
LESS AND IXCIEPT THE FOLLOWING
A trect of lead on Stock 1 ''ty. Florida. *ad being mererti
described by meta* and bounds *a ftllowso. COMMING at ell f the W
seetherey Pight or way Ion@t rl line of
Fink Street of the PlotIsland. . Page 35. of the
PublicFlorida. thence
• 1. root: • . 2.131.23
feet: r • OW•East. 1.520.01 root to the POINT Ot BEGINNING
the trect at tow isereononer described: • UV 3 t• West. 99.t
feet to a pslot,, • West Oong a line parallel
root 1 twisting I .$05.60 test
Point; r t.S 1. Point
of so eslatiol coacroto l; • West along the
outside race Or @a existing concrete11. 60.35 Feet to a polalL., thence beer
South ' parallel ting concrete seawall.
113.42 feet to a polol.* thence beer r
to a polat am the It f entrance ,
t
steel the soldr/r or Ione* cheftnel. 400 feet. more ar less, to a point
390.38 feet disilook, • t right to the r I :
Norththese* boor lost for a dlistookeet. more atless. to a point
bearingwhich fib r 1 feel fromPoint
Gallant", r r a dlstmac* Of 452.04 feet beck to the
POINT1 1 .
t
Island.A O&Ille Or go" Mod water so a port, or Stock r
being ~0 particularly Follows:
right Of way 1144 of Fifth Avenue mW the jostorly
right of way line of Fink street of,use plot or Stock f9lood.
I- P890 SS- Of LIN Public 810cords of Plowee County. / r •
feet:fast- $00-00 t • ithowo, boor
South 030 36' lost, t
1
Sued Pelat of I It
®
1*5'- lo' 0 Polst 80 this C*Iitlwll*@ Of 00 102PMCO Chashele- tow* beer South GS- 1W
Cost 010" sold tootorlifte, to 0 polat Which is So ht &09199 to
00 r : t measured at mopqr to a
® fast. 45 root. more or lolls. t .
LONGSTOCK, 11 LLC
LEGAL DESCRIPTION
Dean isisele
PARCEL A.
A TRACT OF LAND AND SU13MERGED LANDS AT STOCK ISLAND, MONROE CoUmy,
FLORIDA AND BEING MORE PARTICULARLY BOUNDS AS
FOLLOWS:
COMMENCING AT THE INTERSECTION OF THE EASTERLY I= OF FIFTH S71RFXT
AND THE SOUTHERLY LINE AVENUE OF THE PLAT OF STOCK ISLAND, AS
RECORDED IN PLAT BOOK 1, PAGE 55 OF THE PUBLIC RECORDS OF MONROE
COUNTY, FLORIDA, BEAR SOUTH 84 DEGREES 02 MINUTES 07 SECONDS EAST;
484.79 PEET, THENCE HEM SOUTH 05 DEGREES 39 MINUTES 55 SECONDS ,
938.76 ORPET., THENCE BEAR SOUTH 08 DEGREES 09 MINUTES
249.71 FTHENCE 14 DEGREES 38 MINUTES 05 SECONDS ,
131. 1 FEM THENCE BEAR SOUTH 0I DEGREES 66 MINUTES 55 SECONDS Van,
456.55 PEET TO THE POINT OF BZOINNING OP THE TRACT OF LAND AND
SUBMERGED LANDS HEREIN AFTER DESCRIBED*, PROM SAID POINT OF BEGINNING
CONTINUE BEARING SOUTH 01 DEGREES 56 MINUTESSECONDS WEST,
119.17FEET, THENCE BEAR SOUTHQ NSECONDS WEST,
186.69 FEET, THENCE BEAR SOUTH 84 DEGREES o5 MMUTES 05 SECONDS EAST,
175-00 FEET TO A POINT, THENCE BEAR NORTH 34 DEGREES 32 MINUTES 55
SECONDS EAST, 116.44 FEET TO A POINT; THENCE BEAR NORTH 89 DEGREES 27
MINUTES 55 SECONDS , 915.36 FEET TO A POINT,
DEGREES 02 MINIM98 03 SECONDS WEST, , TO A POINT WHICH19
HEARING NORrff 89 DEGREES 27 MINUTES 55 SECONDSE
AFOREMENTIONED 1 FBEGINNING; THENCE S 27
MINUTES 55 SECONDS DISTANCE OF 1108.00 FEET BACK TO THE
POINTI G.
PARCEL
A TRACT OF LAND AND SUBMERGED LANDS AT STOCK ISLAND, MONROE COUNTy,
BEINGFWRIDA,AND MORE PAR77CULARLY DESCRIBED BY METES AND BOUNDS AS
L Ss COMMtNCIN0 AT THE INTERSECTIONY LIKE OF FIFTH
STREET AND THE SOUTHERLY LINE AVENUE F THE PLAT OF SMCK
ISLAND, AS RECORDED IN PLAT BOOK 1, PAGE 55, OF THE piUSUC RECORDS OF
MONROE COUNTY, FLORIDA, BEAR SOUTH 83 DEGREES, ` ,
FEET; THENCE BEAR SOUTH 05 DEGREES, 47 MINUTES WFZr, 938,88 FEET,
THENCEU , 24 .71 FEET,THENCE
SOUTH 14 DEGREES, 31 MINLITES EAST, 131. 1 FEET.- THENCE BEAR SOUTH 02
DEGREES, 04 MINUTES WZW, 262.26 PEET TO THE POINT OF BEGINNING OF THE
SUBMERGEDTRACT OF LAND AND R DESCRIBED; THENCE
SOUTH 84 DEGREES 19 MINUTES EAST, 140 PEET MORE OR LESS TO THE OUTSIDE
FACE OF AN VaSTING CONCRETE SEAWALL,THENCE BEAR NORTH 88 DEGREES,56
MINUTES CAST, 970 PEET, MORE OR LESS. OUT INTO AN EXISTING SLIP; THENCE
BEAR SOUTH 05 DEGREES, 55 MINUTES WEST, 180 FEET, MORE OR LESS,TO THE
CENTER LIKE EXISTING SPIT OF ; THENCE BEAR SOUTH 09 DEGREES,
32 AgNUTES WEST, ALONG SAID CENTER LINE SPIT OF LAND 1105 FREr,
MORE OR LESS, TO A POINTC 13 BEARING SOUTH 02 DEGREES, 04 MINUTES
WEST FROM THE POINTOF BEGINNING, THENCE BEAR NORTH 02 DEGREES, 04
MINUTES CAST, 194.29 FEET BACKOF BEGINNING.
ALSO DESCRIBED INSURED
Ofts laidels
UN 2490 r
A TRACT OF LAND AND SUBMERGED LANDS AT STOCK ISLAND MONROE COUNTY,
FLORIDA,AND BEING MORE PARTICULARLY DESCRIBED BY METES AND BOUNDS AS
FOLLOWS:
COMMENCING AT THE MERSECTION OF THE EASTERLY LINE OF FIFTH
AND THE SOUTHERLY LINE OF FIFTH AVENUE OF THE PLAT OF STOCK ISLAND, AS
RECORDED IN PLAT BOOK 1, PAGE 55 OF THE pUBUc RECORDS OF MONROE
CouNff. FLORIDA, BEAR SOUTH 84 DEGREES 02 MINUTES 07 SECONDS EAST
79 ; THENCE BEAR SOUTH 05 DEGREES 39 MINUTES 55 SECONDS WEST,
938.76 FEET, THENCE BEAR SOUTH 08 DEGREES 09 MINUTES OS SECONDS EAST
249.71 FEET, THENCE BEAR SOUTH 14 DEGREES 38 MIWJTES 05 SECONDS EAST
131.51 FEET, THENCE BEAR SOUTH 01 DEGREES 56 AaNUTES 55 SECONDS
262.26 FEET TO THE PONT OF BEGINNING OF THE TRACT OF LAND AND
SUBMERGED LAND HEREINAFTER DESCRIBED, THENCE SOUTH 84 DEGREES 26
MINUTES OS SECONDS EAST, 131.81 YZET TO THE OUTSIDE FACE OR AN G
CONCRETE •THENCE BEAR NORTH 89 DEGREES MINUTES 55 SECONDS
CAST 977.77 FEET OUT INTO AN=STING SUP,THENCE BEAR SOUTH 05 DEGREES
37 MINUTES 29 SECONDS WEST, 192.30 FEET TO THE C19MURuNE OF AN EMOTING
SPIT OF ;THENCE UTH 89 DEGREES 27 MURITES 55 SECONDS WEST,
ALONG SAID CENTERLINE OF SAID SPIT OF LAND 10 .56 FEET TO A POINT WHICH
IS HEARING SOUTH 01 DEGREES 56 MINUTES 55 SECONDS M THE pojNT
OF BEGINNING;THENCE BEAR NORM 01 DEGREES 56 MINUTES 55 SECONDS ,
194.29 FEET HACK TO POINT OF BEOINNIN0.
PARCEL C:
A TRACT OF LAND AND SUBMERGED D AT STOCK ISLAND, MONROE CO
FLORIDA,AND BEING MORE PARTICULARLY DESCRIBED BY METES AND BOUNDS AS
FOLLOWS:
COMMENCING AT THE INTERSECTION OF THE EASTERLY LINB OF FIFTH STREET
AND THE SOUTHERLY UNE OF FIFTH AVENUE OF THE RAT OF SMCK ISLAND AS
RECORDED 1N PIAT BOOK 1, PAGE 55, OF THE PUBLIC RECORDS OF MONROE
COUNTY, RIDA, BEAR SOUTH 84® 02' 07" EAST, .79 , THENCE BEAR
SOUTH 05' 39' 554 WEST, 9 .76 FEM THENCE H • 09, 05"
249.71 ET;THENCE BEAR SOUTH 14'38'OS" EAST, 36.68 FEET TO THE POINT OF
BEGINNING OF THE TRACT OF LAND AND SUBMERGED LANDS HERENAFTER
DESCRIBED; THENCE CONTINUE BEARING SOUTH 14" 3F 05' FAST, 94.83 FEET;
THENCE SOUTH Ol• 56' 5W WNW. 82.95 FEET. THENCE BEAR NORTH 89.24'
55" CAST, 2120.76 FEET, OUT ONTO A SPIT OF LAND TO THE SHORELINE; THENCE
BEAR NOR 05.3T2W EAST, 161.06 FEET TO A POINT; THENCE BEAR SoLfTH 89®
24' 55" WEST, 1000.60 FEET TO A POINT ON A CONCRETE SEAWALL, SAID POINT
BEARING SOUTH 850 13' 05" EAST FROM THE POINT OF BEGINNING; THENCE HEAR
NORTH SW 13'OS"WEST, 157.63 FEET TO THE POINT OF BEGINNING.
PARCEL E:
A PARCEL OF FILLED AND ADJACENT Rhy BoTrOM LYING SOUTHERLY OF
BLOCK 57, MALONEYS SUBDIVISION OF A PART OF STOCK ISLAND, MONROE
COUNTY, FLORIDA AS RECORDED IN PLAT BOOK 1 AT PAGE 55 OF MONROE COUNTY
PUBLIC RECORDS AND 18 MORE PARTICULARLY DESCRIBED AS S:
FROM THE INTERSECTION OF THE EASTERLY UNE OF 5TH STREET
CONSTRUCTED)AND THE SOUTHERLY LINE OF 5TH AVENUE CONSTRUCTED)t00
EASTERLY ALONG THE SOUTHERLY UNE OF 5TH AVENUE A DISTANCE OR SW FEET
TO A POINT;THENCE SOUTHERLY AND AT RIGHT ANGLES A DISTANCE OF 730 FEET
TO A POINT, THENCE EASrMRLY AND AT RIGHT ANGLEB A DISTANCE OF 191.5 FEET
4
3010026
BkN 240 P
TO A POINT WHICHIS THE PCINT OF BEGINNING; THENCE CONTINUE EASTERLY
ALONG THE PROLONGATION PROLONGAIION OF THE PREVIOUSLY DESCRIBED COURSE A DISTANCE
OF .5 FEET TO A NE SOUTHERLY AT RIGHT ANGLES A
DISTANCEOF 226.08 FEET TO A POINT,THENCE EASTERLY AND AT RIGHT ANGLES
DISTANCE 125 FEET TO A POINT.THENCE SOUTHERLY AND AT RIGHT ANGLES A
DISTANCE 20 FEET TO A POINTG SEAWALL; THENCE WESTERLY
PARALLELAND WrM THE SOtITHERLY FACE OF SAID SEAWALL A DISTANCE OF
4 .1 FEET TO A POINT, THENCE NORTHERLY AND AT RIGHT ANGLESA
SOUTHERLY LINE F FIFTH AVENUE A DISTANCE OF 30 FEET TO A POINT; THENCE
WESTERLY AND AT RIGHT ANGLES A DISTANCE OF 68.5 PEST TO A I ; THENCE
NORTHERLY AND AT RIGHT ANGLESA DISTANCE OF 227.2 FEET HACK TO THE POINT
OF INNING.
ALSO
A PARCEL OF SAY BOTTOM SOUTHERLY OF AND ADJACENTY
LINE OF THE ABOVE DESCRIBED PARCEL,SAID 13AY BOTTOM BRING 10 FEET WIDE.
ALSO DESCRIBED AND INSURED .
A PARCEL OF FILLED LAND AND ADJACENT BAY BOTMM LYING SOUTHERLY OF
BLOCK 57, MALONEIrS SUBDIVISION OF A PART OF STOCK ISLAND, MONROE
COUNTY', FLORIDAIN PLAT BOOK I AT PAGE 55 OF MONROE COUNTY
PUBLIC RECORDS AND IS MOREPARTICULARLY S.
COMMENCING AT THE INTERSECTION OF THE EAVMRLY RIGHT-OF-WAY LINE O
FIFTH STREET AND THE SOUTHERLY RIGHT-Or-WAY LINE OR FIFTH AVENUE, OF
E PLAT OF STOCK ISLAND, AS RECORDED IN PLAT BOOK 1, PAGE , OF THE
PUBLICRECORDS OF MONROECOUNTY, FLORIDA; THENCE 9 84* 02' Or E. ALONG
SAID SOUTHERLY RIGHT-OF-WAY, I 499.98 FEET TO THE MASTERLY LINE
OF AN EASEMENT AGREEMENT AS RECORDEDIN OFFICIAL ,
PAGE 1169 OF THE PUBLIC RECORDS OF MONROE COUNTY,FLORIDA;THENCE S 05•
T 53" W. ALONG SAID EASTERLY LIM A DISTANCE729.82
SOUTHERLY LINE OF AN INGRESS/EORZSS EASEMENT AS RECORDED IN OFFICIAL
RECORDS1239, PAGE 464 OF THE PUBLICCORD F MONROE COUNTY,
FLORIDA; • OW 7" E, ALONG SAID SOUTHERLY LINE, A DISTANCE
191.50 1 OF BEGINNING., THENCE CONTINUE ALONG
SOUTHERLY UWE S • 2' E.A DISTANCE393.51;THENCE 8 060 00' 3W W, A
DISTANCEOF 227.17 FEET, THENCE S 5. 25Y 39" E, A DISTANCEOF 125.00
THENCE •01' 16"W,A DISTANCE0.01 FEET TO THE SOUITHERLY PACE OF A
CON 8 • 29 39' W. ALONG SAID SOUTHERLY LINE, A
DISTANCE .10 FEET, THENCE N 060 2 ' 1" E, A D1 ,
THENCE N 5' 29r 39r W. A DISTANCEC 05• " E,
DISTANCE 227.20 PEET TO THE POINT OF BEGINNING.
TOGETHER IT :
A PARCEL Or BAY B07TOM SOUTHERLY OF AND ADJACENTTHE SOUTHERLY
LINE OF THE ABOVE DESCRIBED PARCEL, D SAY BOTIOM BEING 10 FEET WIDE.
TOGETHER WITH AN EASEMENT FOR INGRESS
FOLLOWING DESCRIBED PROPERTY, IN OFFICIAL RECORDS BOOK 123 ,
PAGE O IN OFFICIAL RECORDS BOOK 2287, PAGE 719, PUBLIC
RECORDS OF MONROE COUNTY, SfI'UATZD, LYING AND BEING IN THE
COUNTY OF MONROE, STATEOF FLORIDA, PARCEL OF LAND LYING
SOUTHERLY OP BL40CK 57, SUBDIVISION F PART OF STOCK ISLAND,
MONROE COUNTY, RIA, AS RECORDED IN PIAT 1300K 1,AT PAGE 55, MONROE
Dom is _ i
COUNTY OFFICIAL RECORDS, AND IS MORE PARTICULARLY DESCRIBED AS
FROM THE INTERSECTION OF THE LINE OF CONSTRUCTED)
AND THE SOUTHERLY LINE OF STH AVENUE (AS CONSTRUCTED) GO WESTERLY
ALONG THE SOUTHERLY LINE OF 5TH AVENUE A DISTANCE OF 499 FEET TO A
POINT, WHICH POW IS THE POINT OF BEGINNING; THENCE SOUTHERLY AND AT
RIGHT ANGLES A DISTANCE OF 701 FEET TO A , THENCE EASTERLY AND AT
RIGHT ANGLES A DISTANCE OF 586 PERT TO A POINT,THENCESOUTHERLY AND AT
RIGHT S A DISTANCE OF 29 FEET A 1THENCE WESTERLY AND AT
RIGHT ANGLES A DISTANCE OF 615 FEET TO A ; THENCE NORTHERLY AND AT
RIGHT ANGLES A DISTANCE OF 730 FEET TO A POINT IN THE SOUTHERLY uNE O
5TH ATHENCE EASTERLY AND AT RIGHT ANGLES AND ALONG THE
SOUTHERLY LINE OF STH AVENUE A DISTANCE OF 29 FEET BACK TO THE POINT OF
BEGINNING.
EASEMENTSAID ALSO DESCRIBED AND INSURED .
A PARCEL OF LAND LYING IN SECrION 35, TOWNSHIP 67 SOUTH, RANGE 25 MAST,
MONROECO ,FLORIDA,BEING MOIRE PARTICULARLY DESCRIBED AS FOLLOW&
COMMENCE AT THE NORTHWEST CORNER OF BLOCK 57 OF MCDONALUS FLAT OF A
PART OF STOCK ISLAND AS RECORDEDIN PLAT BOOK 1, PAGE 55 OF THE PUBLIC
RECORDS OF MONROE COUNTY.FLORIDA;THENCE ALONG THE SOUTHERLY RIGHTL
OF-WAY LINE OF FIFTH AVENUE SOUTH 84002V7' EAST, A D18TANCE OF 499.98
PERT E WEST LINE OF TRUSTCE'gDEED N0.200g3 AS RECORDED IN O.R,
BOOK (1-65, PAGE 82; THENCE LEAVING SAID LINE SOUTH 05. 57'53'WEST,ALONG
SAID LIKE A DISTANCE OF 699.82 FEET TO THE POnff OF BEGINNING; THENCE
SOUTH • 02° , PARALLEL WITH THE SOUTHERLY LINE OF
DISTANCE
D FI
A A DISTANCE OF 7 2E S3_
WEST,
A
DISTANCE OF . THENCE NO •0w ,A DI TO 1
THENCE NORTH 050 5T ST EAST, A DISTANCE OF 10.00 FEET, THWCE
NO • 02' 07' WEST, A DISTANCE OF 585.00 FELT TO THE WEST LINE OF SAID
TRUff=8 DEED; THENCE NORTH 056 SrALONG SAID LINE A DISTANCE
OF 30.00 FEET TO THE POINTOF BEGINNING.
PARCEL
A TRACT OF LAND AND SUBMERGED LANDS AT STOCK ISLAND, MONROE COUNTY,
FLORIDA AND BRING MORE PARTICULARLY DESCRIBED BY METES AND BOUNDS AS
FOLLOWS:
COMMENCING AT THE INTERSECTION OF THE EASTERLY LINE OF FIFTH
SOUTHERLYAND THE LINE OF FIFTH AVENUE or THE PLAT OF STOCKISLAND, AS
RECORDED IN PLAT BOOK 1, PAGE 55 OF THE PUBLIC RECORDS OF MONROE
COUNTY, DEGREES THENCE
AR SOUTH 05 DEGREES AND 47 MINUTES WEST, 938.88 ; THENCE BEAR
SOUTH 08 DEGREES AND 02 MINUTES SAW, 249.71 ;THENCE BEAR SOUTH 14
DEGREES D31 MINUTES EAST, 131.51 FEEI,THENCE BEAR SOUTH DEGREES
AND 04 MINUTES WEW, 82.95 FEET To THE POINTOF BEGINNING OF THE TRACT OF
LAND AND SUBMERGED A DESCRIBED*, NCE CONTINUE
BEARING SOUTH 02 DEGREES AND 04 MINUTES , 179.31 FEM THENCE BEAR
SOUTH 84 DEGREES 19 MINUMS LAW, 1 , MORE OR LESS, TO THE
OUTSIDE FACE O G CONCRETE SEAWALL; THENCE BUR NORTH 88
DEGREES AND 56 MINUTES EAST OUT INTO A SLIP 970 FEW, MORE OR LESS,TO A
M THENCE BEARNO 05 DEGREES AND 55M , iso.00 vEET,
MORE OR LESS, TO A POINT WHICH IS BEARING NORTH 89 DEGREES AND 32
MINUTESPROM THE POINT OF BEGINNING; THENCE BEAR SOUTH
6
islefle
i
DEGREESD 32 MINUTES WEST, 1120.00 FEET, MORE OR LESS, BACK TO THE
POINTEd G.
ALSO DESCRIBED AND INSURED AS:
A TRACT OF LAND AND SUBMERGED LANDS AT STOCK ISLAND, MONROE COUNTY,
BEINGFLORIDA AND MORE PARTICULARLY DESCRIBED BY METES AND BOUNDS As
COMMENCING AT THE MTWSECTIONE EASTERLY I= OF FIFTH STREET
AND THE SOUTHERLY UNE OF RPM AVENUE OF THE PLAT OF STOCK ISLAM, AS
RECORDED IN PLAT BOOK 1, PAGE 65 OF THE PUBUC RECORDS OF MONROE
COUNTY, BEAR SOUTH 84 DEGREES 02 MINUTES 07 SECONDS EAST, 464.79 FELT,
THENCE BEAR SOUTH 05 DEGREES 9 MINUTES SS SECONDS .7 ,
THENCESOUTH 08 DEGREES 09 MINUTES , 24 .71 ,
SOUTHTHENCE 14 DEGREES 38 MINUTES 05 SECONDS , 11.51THENCE
BEAR SOUTH 01 DEGREES 56 MJWUTES 55 SECONDS WEST, 82.95 FEET TO THE
BEGINNINGPOINT OF F THE TRACT OF [AND AND SUBMERGED LANDS
HERZINAFMR DESCRIBED; THENCE COMINUE01 DEGREES 56
MINIJITES 55 SECONDS WEST, 17 . 1 FELT,THENCE
MINUTES 05 SECONDS EAST, 131.81 E OUTSIDE FACZEXISTING
CONCRETE SEAWALIA THENCE BEAR NORTH 88 DEGREES 48 MINUTES
EAST OUT INTO A SUP,977.77 FEET TO A POINT;THENCE BEAR NORTH 05 DEGREES
7 MINUTES 29 SECONDS LAST, 1 4.10 FEET TO A POINT WHICH 18 BEARING NORTH
89 DEGREES 24 MINUTES 55 SECONDS EAST FROM THE POINTOF BEGINNING;
THENCE BEAR SOUTH 89 DEGREES 24 MINUTESSECONDS WEST, 1120.76
13ACX TO THE POINT OF BEOINNING.
PARCEL G:
A PARCELOF IAND AND SUBMEROED LANDSAT STOCK I U ,
FLORIDA,AND BRING MORE PARTICULARLY DESCRIBED
COMMENCING AT THE INTERSECTIONOF THE EASTERLY -O -WAY LINE OF
FIFTH STREET AND THE SOUTHERLY G -OF- AY I= OF FIFTH AVENUE, O
THE PLAT OF STOCK ISLAND, AS RECORDED-IN PLAT BOOK 1, PAGE 5S, OF THE
RECORDSPUBLIC OF MONROE , E ' O G
THE SAID SOUTHERLY LINE F FIFIM AVENUE RTHENCE ® 57'
"W FOR A DISTANCE OF 938.76 ;THENCE 8 08•OW 0 "E FOR A DISTANCE OF
109.75 I F BEGINNING; THENCE CONTINUE 8 0 , A
DISTANCEOF 1 THENCE 8 14. ' 05" 8, A DISTANCEOF 32.
THENCE9 ® 1 " E, A DISTANCE OF 157. ,THEN ' 24' 55" E, A
DISTANCE OF 49.99 FELT, THENCE N 050 12' 11- E, A DISTANCE F 161.1 ,
THENCE . 02' 55' W, A DISTANCE OF 252.15 FEET TO THE POINTOF
BEGINNING.
PARCEL s
A TRACT OF LAND AND SUBMERGED SAT STOCK ISLAND, MONROE ,
FLORIDA, AND BEING MOREY DESCRIBED AS S;
COMMENCING AT THE INTERSECTION OF THE EASTERLY RIGHT-OF-WAY I= OF
FIFTH 8RIGHT-OF-WAY LINE OF FIFTH AVENUE, OF
THE PLAT OF STOCK ISLAND, AS RECORDEDT BOOK 1, PAGE 55, OF THE
PUBLIC RECORDS OF MONROE COUNTY, FLORIDA;THENCE SOUTH 841102! 07' EAST
ALONG THE SAID SOUTHERLY LINE OF FIFIN A ; THENCE
SOUTH 05'39 55" WEST FOR A DISTANCE 938.76 ;THENCE SOUTH 080 or 05"
PAW FOR A DISTANCE OF 42.15 FEET TO THE EASTERLY LINE OF A 30 FOOT
EASEMENT AND THE EASTERLY RIGHT-OF-WAY LINE OF SHRIMP ROAD AS
7
issavis
RECORDED IN O.R. BOOK 2030, PAGE 949 (PARCEL A TRACT 1), OF THE PUBLIC
RECORDSOF MONROE , FLORIDA AND THE POINT OF BEGINNING;THENCE
LEAVING SAID LINE SOUTH OW '05" CAST, A DISTANCE OF 207.56 gTHENCE
SOUTH 14.38°05" CAST, A DISTANCE OF I3I.51 , THENCE SOUTH O1- S&
, A DISTANCE OF 575.72 FEET;THENCE SOUTH 05• SW 56" WEST,A DISTANCE
OF 186.69 C • ° 05" PAW, A DISTANCE OF 175.
THENCE N ' 55" CAST, A DISTANCE OF 116.44 FEET,THENCE NO 9®
2T 55" EAST. A DISTANCE OF 915.36 FEET. THENCE SOUTH 01. OT 3.7 WEST, A
DISTANCE OP 384.62 FEET,THENCE NORTH 840 02!07" WFAIT,A DISTANCE OF 30.84
FEET TO A MEAN HIGH WA G SAID ML4N HIGH WATER LINE
FOLLOWINGTHE TWENTY SEVEN (27) COURSES: I. NORTH 08@ 33, 02' EAST, A
DISTANCE OF 25.2 ,2. NORTH 01.03' 10"WEST,A DISTANCE OF 36.70 FELM, 3.
NORTH16"11°45" WEST, A DISTANCE OF 18. ; 4. NORTH Ol- °32" WEST, A
DISTANCE OF 27.71 FEIM S. NORTH 05.4 '23"EAST, A DISTANCE OF 27.11 FEM 6.
NORM 07- °12" WEST, A DISTANCE .16 ; 7. NORTH l l• °19" EAST, A
DISTANCE OF 34.64 FEET, 6. NORTH 09-22!05' WEST, A DISTANCE OF 27.51 Pam,9.
NORTH 57• '41" WEST, A DISTANCE OF 4.94 ; 10. NORTH 840 5& 080 WEST, A
DISTANCE OF 14. , 11. NORTH 61• ' - WEST, A DISTANCE OF 14.78 ,
12 SOUTH 85.47°17" WWr, A DISTANCE OF 117.62 B 13, SOUTH 8301s,sw
WEST, A DISTANCE OF 26.59 , 14. NORTH 85. O1' 19" WEST, A DISTANCE OF
21.47 , IS. SOUTH 037 17- WEST, A DISTANCE OF 8.06 FEET, 16. NORTH
750 ' 2" WEST, A DISTANCE OF 11.67 FEET, 17. SOUTH 860 WEST. A
DISTANCE OF 2.77 , IS. O 890 ° - ,A DISTANCE O ;
19.NORTH 64• `WEST,A DISTANCE OF 6.15 FEET,20. SOUTH 88-41-05"WEST,A
DISTANCE OF 60.16 FEM 21. SOUTH 79.29' 0- WEST, A DISTANCE OF 36.47 PEET,
22. NORTH 88*07'58" WEST, A DISTANCE OF 57. 2 FEET, 23. NO • "
, A DISTANCE OF 91.35 ; 24. SOUTH OW 24' 02" VIM, A DISTANCE O
97.85 . 25. SOUTH 81939'19" WEST. A DISTANCE OF 76.27 ; 26. SOUTH
'43°16" WPM, A DISTANCE OF 75.93 PERT, 27. SOUTH Ole 33' 16" WEST, A
DISTANCE OF 23.73 FEET, THENCE VIN® SAID LINE SOUTH 07*52'64P WEST, A
DISTANCE OF 138.66 FEET TO THE NORTHERLY RIGHT-OF-WAY LINE OF SHRIMP
ROAD PICR QUIT CL41M DEED RECORDED IN O.R. BOOK 2030, PAGE 949, OF THE
PUBLIC RECORDS OF MONROE COUNTY,FLORIDA,THENCE ALONG THE NORTHERLY
AND Y RIGHT-OF-WAY LINE OF SAID SHRIMP ROAD E FOLLOWING THREE
(3) COURSES AND DISTANCES. 1. NORTH W 02° Or WEST. A DISTANCE OF 288.11
FEET TO A POWr OF CURVATURE, 2e NORTHWESTERLY AL40NO THE ARC OF A
CURVE RIGHT,HAVING A RADIUS OF 75.00 PEET,AN ARC LENGTH OF 115.28
A CENTRAL G OF 880 03`57-, AND A CHORD N D DISTANCE OF
NORTH 40' , 104.26 FELT, 3. NO -01° " EAST, A DISTANCE OF
555.62 FEET TO THE NORTHERN TERMINUS OF PARCEL A TRACT 2 OF SAID QUIT
CLAIM ON THE WEST LINE OF TRU97SES DEED NO.2 O.R. , PA 2;
THENCE NORTH 05• , ALONG SAID LINE A DISTANCE OF 606.85
POINTTHE OF BEGINNING.
AND O: BAY BOTTOM
A TRACT OF LAND AND SUBMERGED LANDS AT STWX ISLAND, MONROE COUNTY,
FLORIDA AND BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCING AT THE IMRSEC71ON OF THR EASTERLY ® -OF-WAY LIM OF
FIFTH STREET AND THE SOUTHERLY RIGHT-OF-WAY LINE OF FIPTH AVENUE, OF
THE T OF STOCK ISLAND, AS RECORDED IN PLAT BOOK 1. PAGE 55, OF THE
PUBLIC RECORDS OF MONROE COUNTY, FLORIDA; THENCE S. 4 E. ALONG
E SAID SOUTHERLY LINE or FJFM AVENUE FOR 499.98 E ; THENCES.
•5T53"W. FOR A DISTANCE OF 2242.25 FEET,TMENCE 3. -02°07- .,A DISTANCE
OF 1310.00 FELT,TO THE POINTOF BEGINNING,THENCE CONTINUE 8. '07`E.,A
DISTANCE OF 363.01 FELT E CENTERLJNZ OF THE ENTRANCE OFTHE
8
1801116
P
HARBOR;T '1 '27 .,A DISTANCE OF 959.38THENCE S. 1• '3 "
., A DISTANCE 13 . ; THENCE N. 0 '4T25" W., A DISTANCE OF 658.21
FEET; THENCE N. ., A DISTANCE OF 255.03 FEET TO THE WESTERLY
PART OF THE BAY BOTTOM U ; THENCE MEANDERSAID BAY BOTTOM LINE
SOUTHERLY FOR A CHORD OF S.I M.A DISTANCE OF 284.16 FEET;THENCE
N. 5• °39"W., A DISTANCE OF 310.00 FEET: THENCE S. • 1'1 " W., A DISTANCE
OF 10. ; THENCE N. 8502W3W W., A DISTANCE OF 450.16 FEIM THENCE S.
• °31" W., A DISTANCEF 49.85 FEET; THENCE S. 841021V Z., A DISTANCE
9. , THENCE S. •12'11" W., A DISTANCEOF 161.18 FEET. THENCE N.
• 'SS" ., A DISTANCE OF 950.61 FEET, THENCE S. 0 . T " W., A DISTANCEOF
537,46 FEET. THENCE N. $902T55" E., A DISTANCE OF 11.44 ; THENCE S.
' " E.,A DISTANCE OF 230.00 FEET, THENCE S. 1' 7' " W., A DISTANCE OF
384.62 I=TO THE POINl` F BEGINNING,
PARCEL 1:bkoutloadly Owittod OAMMholdlOrthme 7/31/201
PARCELJ:
A PARCEL OF LAND AND SUBMERGED AT STOCK ISLAND, MONROE COUNTY
FLORIDA,AND BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCING AT THE INTERSECTION F THE EASTERLY - WAY OF FIFTH
STREET AND THE SOUTHERLY RIGHT-OF-WAY UNE OF FIFTH AVENUE, OF THE PLAT
Of STOCK ISLAND, AS RECORDEDIN PLAT BOOK 1, PAGE 55 OF THE PUBLIC
RECORDS OF MONROE , FLORIDA, e AL40NO THE SAID
SOUTHERLY LINE OF FIFTH AVENUE FOR 499.98C S 0 . 7'
A DISTANCE OF 913.46 FEET TO THE POINTBEGINNING,THENCE 9 840 02' 7•E,
It A DISTANCE OF 191-55 FEET, THENCES 5' ' ' , A DISTANCE OF 43.56
THENCE ,A DISTANCE F 68.50 FEET:THENCE • 2 '31'W,
A DISTANCE OF 89.85 FEVT, THENCE • 02'5 'W, A DISTANCE OF 242. ;
THENCE 0 , A DISTENCE, OF 67.60 FEET, THENCE 0 ' 7' 53D E.
DISTANCE .17 FEET TO THE POINT OF BEGINNING.
AS TO ALL PARCEL&
THOSETOGV=R WITH CIAL EMEMENTS RECORDED IN OFFICIAL
RECORDSO 780,PAGE 119,PU13UC RECORDS OF MONROE COUNTY,FLORIDA,
BEING MORE PAR71CULARLY DESCRIBED AS FOLLOWS:
A PARCEL OF LAND ON STOCK ISLAND. MONROE COUNTY, FLORIDA, AND BEING
DESCRIBED
COMMENCE T THE NORTHWEST CORNER OF BLOCK 57 OF MCDONALlYS PLAT OF A
PART OF STOCK ISIAND AS RECORDED IN PLAT BOOK 1 AT PAGE 55 OF PUBLIC
RECORDS, OF MONROE COUNTY, FLORIDAAND RUN THENCE DEGREES,
56 MINUTES EAST ALONG THE NORTH BOUNDARY LINE OF SAID BLOCK 57 FOR A
DISTANCE OF 470 FEET TO THE POINT OF BZGINMNG OF THE PARCEL OF LAND
BRING SCRIBED HEREIN; THENCE RUNSOUTH 6 DEGREES 04 MINUTES
FOR A DISTANCE OF 1283.02 ;THENCE RUN SOUTH 41 DEGREES 58 MINUTES
EAST R A DISTANCE F 40.35 FEET TO THE SOUTHEAST CORNER OF TRUSTEES
OF THE INTERNAL IMPROVEMENT OF THE STATEOF FLORIDA DEEDN .
24078 AND THE WEST BOUNDARYE OF TRUSTEES OF THE INTERNAL
IMPROVEMENT OF THE STATEOF FLORIDAD ; THENCE RUN
SOUTH 6 DEGREE8 04 MINUTES WEST ALONG THE WEST BOUNDARYLINE OF SAID
TRUSTEES OF THE INTERNAL IMPROVEMENT FUND OR THE STATEOF FLORIDA
DEED NO. 20083 FOR A DISTANCE OF 932.25 PEW TO THE SOUTHWEST CORNER O
now , 1 !
SO 24M r
SAID TRUSTEES OF THE INTERNAL IMPROVEMENT D OF THE STATEOF FLORIDA
D= NO. 2 3; THENCE RUN SOUTHI THE
SOUrH BOUNDARY LINE OF SAID TRUSTEES OF THE INTERNAL IMPROVEMENT
OF THE A OF FLORIDA DEED NO. 20053, THE SOUTH nouNDARy UNZ OF
TRUSTEES OF THE INTEMAL IMPROVrMENT FUND OF THU STATICOF FLORIDA
DEED NO. 1937-A NORTH BOUNDARYLINE OF TRUSTEES OF THE
IMPROVEMENT OF THE STATEOF FLORIDA DEED N . 20M FOR A
DISTANCE OF 1116.72 ; THENCE RUN NORTH 6 DEGREES 04 MiNUTEs EAST
FOR A DISTANCE OFTHENCE RUN NORTH
FOR A DISTANCE OF 1086.72 , THENCE O 6 DEGREES 04 MINUTES
FAST FOR A DISTANCE OF 915.62 S THENCE RUN NORTH41 DEGREES
MINUTES WEST FOR A INSTANCEO . 5 FEW TO THE WEST BOUNDARY LINEOF
SAID TRUSTEES OF THE INTERNAL IMPROVEMENT OF THE STATEOF FLORIDA
DEED NO. 20083 AND THE EAST BOUNDARyLINE Op SAID TRUSUES OF THE
IMRNAL IMPROVEMENT FUND OF THE STATE OF FWMDA DEED NO. 2 7 ;
THENCE RUN NORTH 6 DEGREES 04 MINUTES FAW ALONGT q
RY
LINE OF SAID IMUSTRES OF THE INTEltKAL IMPROVEMENT FUNDA Op
FLORIDA DEED NO. 20083 AND THE EAST BOUNDARY LINE OF SAID TRUSTEES OF
E lonRNAL IMPROVEMENT FUND OF THE STATEOF FLORIDA D . 24078,
EXTENDED NORTIIERLY, FOR A DISTANCE OF 1269.65 FEET To THE NORTH
BOUNDARY LINE OF SAID BLOCK 57;THENCE RUN NORTH
WEST ALONG THE NORTH 13OUNDARYLINE OF THE SAID BLOCK57 FOR A DISTANCE
OF 30 FEW BACK TO THE POINT OF BEGINNING.
D EASEMENT ALSO DESCRIBED INSURED AS:
A PARCEL OF LAND LYING IN SECTION 35, TOWNSHIP 67 SOUTH, RANGE25 EAST,
MOMR08 COUNTY, FLORIDA, BEING MORIC PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCE AT THE N OF BLOCK 57 OF MCDONAL&g FLAT OF A
PART OF STOCK ISLAM AS RECORDED IN PLAT BOOK I, PAGE 55 OF THE PUaWc
RECORDS OF MONROE COUNTY, FLORIDA;THENCE ALONG THE SOUTHERLY
RIGHT-
OF-WAY LINE OF FIFTH A , A DISTANCE OF 469.99
FEET TO B POINT OF BEGINNING; THENCE CONTINUE •07" EAST, A
DISTANCE OF 30-00 FEET TO THE WEST LINE OF TRUSTW8 DEED NO. 20083 AS
RECORDED IN O.R. 5, PAGE 2; THENCZ ALONG SAID LME SOUTH
'57'53"WNW,A DISTANCE OF 1,268.45 ;THENCE LEAVING SAID LINE
42 '07" EAST, A DISTANCE OF 40.35 ; THENCE SOUTH 05-57-Sr WEST, A
DISTANCE OF 916-82 FEET, THENCE SOUTH 84-Ca-07" , A DISTANCE OF
1,086.72 ®THENCE SOUTH O8'SrS3- ,A DISTANCE OF 30.00E
SOUTH LINE OF TRUSTEWSDEED NO. 20083 AS RECORDEDOR , PAGE
THENCE ALONG SAID UNE NO 4' 2' , A DISTANCE OF 1,1I6.72
FEET TO THE WEST LINE OF TRUSTEES DEED NO. 20M AS RECORDEDIN O.R.
BOOK d-65, PAGE Z;THENCE ALONG Sold LIKE •57'53"EAST.A DISTANCE
OF 933.45 , THENCE LEAVING Sdd LINE NORTH 42*04tr WEST, A DISTANCE
OF 40.35 FERT, THENCE KORTH 050ST " EAST', A DISTANCE OF 1,281. 2 FEET To
THE POINT OF BEGINNING.
NON" couffy
10
KEY WEST TRANSFER STATION & HAULING SERVICE, INC.
LEGAL DESCRIPTION
filledDoes 1MM14
Florida, being a portion of that certain submerged land described in
. - t maid Parcel being more particularly
described by emotes and bounds an
_ Ccmmnce at the
intersection of the Southeasterly _ line ag Fourth Avenue
®and the Southwesterlyrijbt-of-way line of Front Street,
feet to the Point of Beginning; thmcs continue 0 ® 13830D
continue along the said BOuthWGterly Right-Of-way Line of Front
Street for 323.00
foot wide access eame"et to the Westerly right-Of-way' line of a 50
mene$ thence 9 60 OlIS0" W along said Westerly
right-Of-"y line for 313.79 feet, thence N ® 13130D
distance 4f 320.90 feet, thence N 20 6391270
•
CORP.
k
k�m
a.
prtim ad that. gwt&ia
.+p , • L" am steak Islande
*zero
daSarlW OF BOGUS
r; '• O. O1lO1H t
' i 8�t tit. iAttlt/.CtiR� O� the sautbaustst3f YlOt-09`
o! YourtA Avino. t1w ® b.at I right **-my
Ott" T �
..
,
3thft
,79 feet to p"Vol of lamAsqW00al,
for
wr ars.eof rmit�ti'� iol548.88 go" to
m + "
t O! .
00 acres
am or loss.
•Dsp
dap""tian of Which in atteabod bum" an
rMOM=CMMTM
?r ,
i
u'
hem .
4 '14 n' LL m
SKI �4 dr
p rr" p
rd;d
v pe°
15 P t Am IVIdal 1 3t 2 being man IS
p1mist
t1» wet aoq a p! tY _
te : o0 7R
50a 0OR
of "f w
ro% Une Of
to the eeatoYwi goo llao Off' the RV
and the PoL�t'of trrieinatift of wit m outhwxy
• in
q0th the so""
q�
Part hogot as
!ry past• Suo • eohuh 6`blt Idws agti a..
®, t "Va di1aOlill�
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ay ,
,
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b
b
SAFE HARBOUR PROPERTIES
LEGAL DESCRIPTION
60010 1
EXRIBITnn
A tract of land on Stock Island, Monroe , Florida, and being
Particularlymore i follows:
IntersectionCOMMENCING at the line
of F r - lineright-of-way
t o
of the Flat of Stock I i -1 1, Page 55 of
the Public , Florida, beer South 03 degrees
and 56 minutesar n
04 minutes Vest, 2242.25 feet; thence
S6 minutes East, 2131.53 feet; thence bear North 06 do refs and 04
minutes East, 1628.91 fact to the o!nt of Beginnitract
of land hereinafter i 1
minutes and 31 seconds r
seconds ]-1 1 with ans 25 feet northwesterlyf the outside
existin concrete seawall , 505.66 f ; thence beer
minutesNorth 51 degrees and 45 . feet to a point an the
outsidei r : thence beer South 74
degroes 24 minutes and 10 seconds Mejt along the outside face of
n existing concrete seawall, 68.35 ffet to a point; thence beer
minutesSouth 15 degrees 36 n
outsideexisting concrete seawall , 111.42 feet to a
point-, thence bear South 70 degrees andi , 260.13
feet more or less to a point on the contorlineentrance
alongchannel; thence beer North Of degrees and 46 minutes Vests
the said canterline of the entrance channels, 400 feet more or less
to a point 390.50 feet distant from and measured at right angles
to the isbear North 70 degrees and 30
minuteso , to a
point is 4 .ch Is fr r Pointdegrees06 snd 04 minutes Beginning; s n r
minutes06 degrees and 04 for a distancec
Pointto the
0VrjCjhL RICORDO
A PARCSL OF LAND LYING IN SECTION 35, TOWNSHIP 57 SOUTR, RA NCE ?5 EAS T
FLORIDA, AND SEING A PARCE , MOQUtOE COUNTY,
FOLLOWS L OF LAM ON STOCK ISLAND, MORE P1IRTICSJiJ DESCRIRBD AS
:
10
OODO&NCING AT 41iE NORTHWEST COANStR OF BLOCK 57 OF MCDONALD'S PLAT OF A PART OF STOCK
ISLAND AS RECORDED IN PLAT BOOK 1 AT PAGE Ss OP TH$ PUBLIC RECORDS OF t4 ME COUNTY,
FLORIDA AND RUN THENCE SOUTH 84'02107" EAST ALONG Tn NORTH BOUNDARY LINE OF BLOCK 57
FOR A DISTANCE OF 4 99,90 FEET TO THE EAST RWIGHT-OF-WAY LINE OF SHRMW ROAD O 30'
R/W); THENCE SOUTH 05'57'5311 WEST ALONG SAID EASTERLY RIGHT-OP WAY LINE A DISTANCE OF
739.82 PUT 11D THE POINT OF BEGINNING; TNZNCE CMiTIMM SOUTH 05'57.530 WEST FOR A
DISTANCE OF 173.fid FEET; THENCE LEAVING SAID LINE SOUTH 94-02107" EAST FOR A DISTANCE
OF 191.55 FEAT; TRSNCB NORTH 05,36'5e,, BUT FOR A DISTANCZ OF 173.64 FEET; THENCE
NORTH 04*02107" WEST FOR A DISTANCE OF 191.50 FEET TO THE POINT OF BEGINNING.
Subject to Restrzotson8, Rososvations, Easements, and Covenants of Record, and Taxes +
A88e88eents for the Year 2007 and thereafter,
WEST, •
EXHIBrT
n z I '
A parcel ofrecordedriocida, as i 1, , r official
Records, and to rl
A so
rcom the intersection line r !
southerly and
the i r ' easterly
southerly tance of 500 feet to a point;
thence
southerly i 1 , move or lass, t
pointo a
intersection i seawall
the n r ;
along thence masterly
the saidthe northerly Doswell (extended WA2t@clY)
n i c 1 us t
to a point, i i easterly
tseawall
herly
bank of the said northerly 811P a distance of 310 feet, more cc 1088- to a
point in t 1ders of @aid masterly channel Of safe Hatbor; thence
northerlyline a distance of 300 foot,
more or l intersection
alongto the
i 1and 100 feet southerly of the southerly line of Sth Avenue; thence westerly
i 1 ,
t easement; i southerly
northeasterlyt
i l westerlydistance Of 40 foot to a point: thence i
alongtherly line of the maid road easement & distance Of 155 feet
to a point: thence at right angles and southerly foe a distance of 230
feet, Move or
dance of 23l , t : t
1 :es and i
i t
strip Of land
approximately 125 feet by 20 foot along the above described southerly fAcO
of the northerly 1warranty Dead to Standard Oil Company, 1964.
and recorded in the OfficialRecords of Monroe County, nocida, at Official
channelsRecords Book 323- pages 53-59.
TOCMTHZIA WITR the right to use the watamays and •
island.stock
followingTOOSTRot WITH an , Zmaemwmt for ingress mud age*&* over and upon the
situate,
being lying and in the County
Monroe, State of rlocide, to wit.
A parcel of land lying southerly Of Block ubdivision of pact
' 1 riorida. as recorded i 1,
or stock at
® County, particularlys
page 55, Monroe County Official PAcOrds- and is wave
as 1
prom the intersection of the o"t line of Sth Street ( ) and
southerly'the (&a congtxuctod)
southerly go ematsrly along the
ine of 5th Avenue a distance of 500 feet to a point,
which point
ut iangles
of i
700 foot. move or less, to a point.
distanceto a point;
distance of 40 Cost to a point: thence westerly and at eightright angles a
distance of 155 f06t
t ' thence northerly and at
point; ht right
les 613 feet to & point on
t line of a
certain good easement; thence
hon1 lthheer ffi 7
l lsyou liof M Avenue: tenceeof 1
gou
t 1
i t 1
t back to the Point
rINC.
pt rt
'T' U)
rr n. r l O al CL Cr '' S:t-
rr ail
�r_ :J �� - ram, U. .. .,. -- _ ,_ � •y ;i
,I� i.. r.. � rye '7 -` !� �JI f.�� f} I)• ,fs .3 _ � ;.. ...
ram„ ; a +i .r _ . •� C)
ROBBIEr
S SAFE HARBOR MARINE ENTERPRISES, •
OFFICIAL RECORD BOOK 1161,PAGE 0628,MONROE COUNTY,FLORIDA
PUBLIC RECORDS(PROVIDED)
A parcel of filled and submerged land consisting of pad of the area described in I.I. Dead
20793 and located southerly of Block 57 according to the plat of co l °s Plat of Part
of Stock Island dated 1910, recorded in Plat Book 1 at Page 55 of Monroe County
Official Records and is more particularly described as follows:
From the northwest comer of Block 57, according to said plat go easterly along the
southerly line of Fifth Avenue a distance of 500 feet to a point; thence at right angles and
southerly a distance of 2242.52 feet to apoint; thence at right angles and easterly a
distance of 1066.72 feet to a point which point is the point of beginning; thence continue
easterly along the prolongation of the previously described course a distance of 515.53
fat to apoint; thence southeasterly making a deflection angle of 77 degrees 25 minutes
with the prolongation of the previously described course a distance of 1536.92 feet to a
point; thence westerly making a deflection angle of 102 degrees 35 minutes with the
prolongation of the previously described course a distance of 848.36 feet to apoint;
thence northerly and at right angles a distance of 1500 feet back to the point of beginning.
Containing 23.48 acres,more or less.
Exhibit 2
REQUEST FOR FUTURE LAND USE MAPL
AMENDMENT APPLICATIO1
MAY 2 1 2012
MONROECOUNTY
PLANNING&ENVIRONMENTAL RESOURCES DEPARTMENT
An application most be deemed complete and in compliance with the Monroe County Code by the Staff
prior to the item being scheduled for review
Amendment to Futwe Land Use Map Application Fee: 5,531.
In addition to the above ap esalsoapply to each application:
plicationfees, the
Advertising Costs:$245,00
Surrounding Property Owner Notification:$3.00 for each property owner required to be noticed
Technology Fee:$20.00
to 05 21 2012
Mouth Day Year
Property Owner- Agent(if applicable):
BARTON SMITH, P.L./BARTON SMITH, ESQ.
Name Name
624 WHITEHEAD ST. KEY WEST, FL. 33040
ma"i Address Mailing Address
305-296-7227
Daytime Phone Daytime Phone
BART@BARTONS.MITHPL.COM
Email Address Email Address
Legal Description of Property:
(If in Metes and bounds,attach legal description on separate sheet)
SEE ATTACHED ADDITIONAL PAGES.
to Lot Subdivision Key
Real Estate(RE)Number Alternate Key Number
Sh)e,vt Address Approximate Mile Marker
Page I of 4
Last Revised: rill
REQUEST FOR FUTURE LAND USE MAP (FLUM)
AMENDMENT APPLICATION
Current Future Land Use Map s Proposed Future Land Use Map gg�
SEE ATTACHED
si )®
Current Land Use District ( ): SEE ATTACHED.
Tier ° ( : SEE ATTACHED.
Total Land Area Affected in acres: SEE ATTACHED.
Existing Use of theProperty if the property is developed,please describe the existing e of the property,
including of any r i ti i e amount and type o i t :
PLEASETADDITIONAL PAGES.
In accordance with , the BOCC may consider the adoption of an ordinance enacting the
proposed six factors. Please describe how one or more of the following
factors s s ):
1) Changed projections( . .,regarding publicse )from those on which the text or boundary
was based:
2) Changed
assumptions . .,regarding c ):
PLEASE SEE ATTACHED ADDITIONAL AGES.
) Data errors, imapping,vegetative types and natural features descrtbed in volume
io .
PLEASE SEE ATTACHED ADDITIONAL PAGES.
Page 2 of
Last Revised: April 2
REQUEST FOR FUTURE LAND USE MAP(FLUM)
AMENDMENT APPLICATION
4) New is
PLEASE T AG .
Recognitionr additional detail or comprehensiveness:
I SIB' ACFii9 'RTa "CT{? � �
Data updates:
PLEASE SEE ATTACHED ADDITIONAL PA
In no event shall an amendment be approved which will result In an adverse community change of the
planning area in which e proposed development Is located. describe
would not result i sheets
PLEASE SEE ATTACHED ADDITIONAL
Has a previous FLUM application been submitted for this site i i s ?
Yes s
Ali of the following muste submitted In ordercomplete application submittal;
(Please c c as you attach ch required item to the application)
Complete Future Land Use Map( t application(unaltered );and
Correct fee(check or money order to Monroe County Planning&Environmental )p and
[3 Proof of ownership(► .Warranty DeeM;and
Record0 Current Property r (s)from the Monroe County Property Appraiser;and
0 Location map from Monroe County Property Appraiser;and
0 Copy of Future Land se Map(please request from the Planning&Environmental Resources
Department prior to application submittal),and
CurrentCopy of Land Uset from the Planningnvi ta
Department prior to applicationsubmittal);
s)of site (s),
Page 3 of
Last Revised: April 2009
REQUEST FOR FUTURE LAND USE MAP(FLU"
AMENDMENT APPLICATION
300 foot radius map from Monroe County Property Appraiser Office
List of surrounding property owners from 300 foot radius map
Typed name and address mailing labels of all property owners within a 300 foot radius of the
property(two(2)sets). 11xis 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 300 foot radius,each unit
owner must be included,and
Signed and Sealed Boundary Survey,prepared by a Florida registered surveyor-sixteen(16)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 ma*ed with
land use district;and to acreage shown with vegetative habitat).
If applicable,the following must be submitted in order to have a complete application submittal:
Notarized Agent Authorization Letter(note:authorization is needed from all owner(s)of the subject
property)
13 Any other Monroe County documents including Letters of Understanding pertaining tot proposed
Future Land Use Map amendment
If deemed necessary to complete a fall review of the application,the Planning&Environmental Resources
Department reserves the right to request additional Information.
I certify that I am famdliar with the information contained in this application,and that to the best of my knowledge
such information is true,cornplete and accurate.
Signature of Applicant: Date:
Sworn before me this day of Mcx--4 A017)
GREOMOROPE7A
WCOMMISMI#EE 0.-M Wo—W7P-6fic
EXPIRES:Ju1y 1,201&
BWWWT1vuKdWPdbkUadfi%#ff=t
mww�- I My Commission Expires
Please send or deliver the complete application package to:
Monroe County Planning&Environmental Resources Department
Marathon Government Center
2798 Overseas Highway,Suite 400
Marathon,FL 33050.
Page 4 of 4
Last Revised: April 2009
Ina with See. 102.158 of the Monroe County Code of Ordinances, the BOCC may
consider the adoption of an ordinance enacting the proposed change based on one or more of six
factors. Please describe how one or more of the following facts shall be met:
I. Changed projections from those on which the text or boundary was based:
The property subject to this application (hereinafter referred to as "Safe Harbor") is currently
zoned Industrial, but the property owners of Safe Harbor desire to be zoned Mixed
Use/Commercial. Safe Harbor has experienced strong shifts away from the heavy industrial uses
originally intended to occupy the Safe Harbor area since the properties were first zoned
Industrial. These shifts have occurred since the 1993 adoption of the 2010 Comprehensive Plan
("2010 Comp Plan') which provides for implementation of the Industrial land use designation
with respect to Safe Harbor. These shifts are away from an industrial ideology and towards a
mixed use classification consisting of a cohesive blend of various industries, the majority of
which are not industrial in nature. While industrial use was probably the early intent of the
previous developers and owners of Safe or, Safe Harbor has become something markedly
different as the property owners engage in an array of uses including, but not limited to,
residential, transient, artistry, dining, wastewater treatment, solid waste removal, commercial
wate&ont, commercial fishing, boating/diving, office space, retail space, affordable housing,
marine repair dependent applications,storage and dining.
Pursuant to Policy 101.4.7 of the 2010 Comp Plan, the "principal purpose of the Industrial land
use category is to provide for the development of industrial, manufacturing and warehouse and
distribution uses." These uses are not the type of uses which Safe Harbor supports, nor is there
demand for such uses. In contrast to the purpose of Industrial uses, the Mixed Use/Commercial
land designation, pursuant to Policy 101.5.4 of the current proposed Comprehensive Plan, "is to
provide for the establishment of commercial zoning districts where various types of commercial
retail and offices may be permitted at intensities which are consistent with the community
character and natural environment." Beginning at Robbie's Marina and working along the
water's edge of Safe Harbor to Fishbusterz Fisheries, the totality of the properties within Safe
Harbor exhibit intensities which are consistent with the community character and natural
environment,not Industrial uses or needs.
As a water-dependent community, the existence of heavy industrial uses on Stock Island is not
consistent with the surrounding community character. Heavy industrial uses create pollution and
environmental concerns. The community character surrounding Safe Harbor exhibits
commercial working wate&ont neighboring vital needs such as affordable housing, cultural
resources, utilities, dining and tourism. The proposed change of Safe Harbor to a Mixed-
Use/Commercial Future Land Use Map("FLUM'"')designation is consistent with Policy 101.7.2
of the 2010 Comp Plan, which requires Stock Island to address redevelopment needs identified
by the needs assessment of potential redevelopment areas. The current needs of Safe Harbor are
not industrial. The current needs of Safe Harbor are to support, foster and enhance the current
land uses, which are diverse and varied. In conformance with Policy 105.1.2 of the 2010 Comp
Plan, the proposed change in FLU M designation will prepare design guidelines to ensure that
future uses and development at Safe Harbor are compatible with the scenic preservation and
maintenance of the character of the casual island village atmosphere of the Florida Keys.
The projections of the original Industrial land use category as contemplated in the 2010 Comp
Plan, first adopted in 1993, are no longer valid. Safe Harbor has shifted away from heavy
industrial needs and uses towards uses which span a broader spectrum, all of which are less
intense than heavy industrial. Based on 2004 property records incorporated into the
CommuniKeys Master Plan, only four percent (4.0%) of the acreage of Stock Island ports were
being utilized for industrial uses such as warehousing and manufacturing. In the late 1980s and
early 1990s, Safe Harbour was exclusively a working waterfront with at manufacturing,
commercial fishing and light industry devoted to commercial fisheries, but over time the
composition of Safe Harbor changed. On Stock Island, there are three hundred eighty five (385)
parcels in non-residential zoning districts. Of the three hundred eighty five non-residential
parcels, no parcel's current land use is zoned industrial, her evidencing the non-industrial
nature of Stock Island.
With the advent of live-aboard vessels, Safe Harbor has been and continues to address the
affordable housing needs of Monroe County. Over time, more residents utilized marine vessels
as a mode of residency, and continue to do so. This shift in use is a notable distinction between
the Industrial land use category, which only provides for one (1) dwelling unit per acre and zero
(0) rooms/spaces per acre. Mixed Use/Commercial provides for a range of one (1) to six (6)
dwelling units per acre and five (5) to fifteen (15) rooms/spaces per acre. The demand for
affordable housing accounts for a shift towards a more mixed-use culture, which will continue
into the future and thereby creates changed projections of Safe or, necessitating the need for
the proposed amendment. As the CommuniKeys Master Plan indicates, "Stock Island is in dire
need of improved visual and functional access to the water's edge to accommodate both the
operations of marine industrial uses and the recreational needs of residents and visitors." See
CommuniKeys Master Plan.
2. Changed Assumptions:
Much like the changed projections which are anticipated to continue in the future, the
assumptions of the uses, demands and composition of Safe Harbor have changed over the last
several decades. Once a predominantly commercial fishing dependent use, the uses which make
up Safe Harbor have shifted to a more diversified compilation of uses. In large part, this shift is
due to the continued decline of the commercial fishing fleet over the last several decades.
Pursuant to Table 4 of the CommuniKeys Master Plan, the average landings in millions of
pounds for commercial fisheries was 20.3 in 1993, but was down to 15.8 in 2003. The drafters
of the CommuniKeys Master Plan point "to the need to diversify the local economy." Lobster,
finfish and shrimp fleets have declined substantially over the course of the last few decades, as
evidenced by the decrease in the number of registered commercial fishing vessels. Additionally,
the decrease in active fish houses and boat building vendors in and around Safe Harbor over the
last few decades has accelerated.
Paragraph 3.8 of Appendix 4 of the 2010 Evaluation and Assessment Report ("2010 EAW')
details the history of decline in the commercial fishery industry. "Through a century of change,
the marine industry has declined while other areas of employment have
fashion." See 2010 F,4R. Contrary to the uses associated iIndustrial land use
classification very littlefishing, food processingto
employment today, compared within retail, finance and the broader service
sector." See 2010 EAR. In contrast to the decline in commercial fishing and commercial
fisheries, recreational boating industry as experienced substantial recreational
boating as experienced vast growth, "opportunities for pleasureat repair, boat maintenance
and storage"have developed.
e vacation o e and second industry is an important segment of the Monroe County
economy. "Recreational waterfront activity supports redevelopment to of areas such that
the historic character and some historic uses and buildingr ie the economic
driverssupporting waterfront properties is tourist and vacation home s ."See 2010 EAR. As
the 2010 EAR recognizes, the economic drivers have led to a transitiono cial fishing
related activities to service, residential tourism related activities in waterfront properties,
while incorporating the community culture into those transitions. This diversifiedshift was best
stated 10 EAR which opined"the result is a vibrant waterfront which can accommodate
some historic fishing and boatingrelated commercial ctivi ."See 2010 EAR. This is consistent
with the trends exhibited in the commercial fishing industry. , the
number of commercial fishing twenty-five ter
seventywith a decline of 7 % in the volume of fish caught See 2010 EAR. As the
010 EAR states, in commercial , fish and shellfishvolumes, and
covered is not a growth Industry In ." See
010 EAR.
In addition tote local evaluations and assessments demonstrating the changing ti ns
regarding t t uses, the Florida legislature has recognized e need for and importance
the preservation, enhancement and sound development of waterfront properties. Florida Statutes
16 . 17 ( )( ) requires local governments to incorporate a "shoreline use component that
identifies pu lic access to beach and shoreline areas and addresses the need for water-dependent
and water related facilities, including ari s, along shorelines." Additionally, pursuant t
Floridat to § 342.07, the "Legislature recognizes that there is an important state interest i
facilitating boating other recreational access to the s te's navigable ate is access is
vital to tourists recreational uses and the marine industry in the state, to maintainr
enhancing the $57 billion economic impact of tourism the $14 billion economic impact o
boating in the state annually and to ensuringcontinued access to all residents and visitors to the
navigable waters of the state."
Fla. Stat. § . 7(1) also states that the "Legislature recognizes that there is an important state
interest in maintainingviable water-dependent support ciliti , such public lodging
establishments and boat hauling and repairing and commercial fishing facilities." The
Legislature, ( ), recognized that access
through commercial means, but recreational. The Legislature
commercial ter i "a parcel or parcels
provide access for water-dependentc erci " ' including s
defined In s. 150292.2421j1 , or provide access for the public to the navigable waters of the
state." Pursuant to Florida Statute §509.242(l) hotels and motels include establishments that
provide public lodging on a daily or weekly basis. This framework is consistent with Policy
502.1.2 of the 2010 Comp Plan which requires the County topermit land uses supportive,
complementary or otherwise port related nearby and adjacent to the Safe Harbor/Peninsular port
area of Stock Island. See 2010 Comp Plan. The intent of Policy 502.1.2 is to only permit those
uses, including, but not limited to, warehousing, industry, affordable housing, marine businesses
and restaurants. See 2010 Comp Plan. There is a current demand for all oft uses, and
changing assumptions that a waterfront such as Safe Harbor will address them all under the
Mixed Use/Commercial(MC) FLU M designation.
3. Data errors, including errors in mapping, vegetative types and natural features
described in volume I of the plan:
Data errors exist which support the adoption of the proposed amendment. Currently, the
Industrial (1) FLU M designation is and the Maritime Industrial (MI) land use designation.
The MI district its uses which are not allowed in the Industrial (1) district. This creates an
inconsistency and a data or which warrants the instant FLU M amendment to cure the
inconsistency. Currently, under the Industrial FLU M and MI zoning, while MI allows for ten
(10) rooms/spaces per acre, Industrial does not permit any rooms/spaces for allocated density.
Similarly, and the maximum net density, M I its fifteen (15) rooms/spaces per acre while
Industrial does not permit any rooms/spaces per acre.
4. New Issues:
Throughout the State of Florida and particularly in Monroe County, residents and visitors alike
seek access to the waterfront and water dependent uses. Amending the FLU M designation for
Safe Harbor to Mixed Use/Commercial (MC) designation will provide a framework for meeting
the demands and needs of residents and visitors in Monroe County,which cannot occur and the
current FLU M designation of Industrial (1). As indicated in it two (2) above, over the last
several decades there has been a strong shift way from commercial fishery dependent uses
towards resident and tourist related water dependent activities, which are best accomplished
through the (MI) land use designation. Pursuant to the CommuniKeys Master Plan, it is "a goal
to encourage businesses to retain existing and create new public waterfront access through
development of a marina into a working waterfront and mixed use commercial zone." See
CommuniKeys Master Plan. The proposed FLU M amendment will encourage the land owners
comprising Safe Harbor to maintain the cur-rent water dependent use levels, while increasing
access to and use of the water dependent activities, all of which cannot occur in the Industrial (1)
FLU M category. Much like the definitions set forth in the Comprehensive Plan, the
CommuniKeys Master plan defines industrial uses as being devoted to "manufacturing,
warehousing, assembly, packaging, processing, fabrication, storage or distribution of goods and
materials whether new or used or the refinishing, repair or rebuilding of vehicles or boats." See
CommuniKeys Master Plan. The majority of the description of what is comprised in an Industrial
(1) land use classification is not occurring at Safe Harbor and are not likely to develop in the near
future at Safe or, based on past and present demand and economic trends. Moreover, the
majority of Industrial uses do not provide access to the waterfront; rather they limit access to the
waterfront.
Recognizing the need to shift away from strictly Industrial classifications, the CommuniKeys
Master Plan identified Action Item 1.2.1 as the identification of Safe Harbor as the focal it of
a "downtown" district for Stock Island. See CommuniKeys Master Plan. In contemplating how
to achieve this, the drafters recognized the need to "propose revisions to the Land Development
Regulations." See CommuniKeys Master Plan. Action It 1.3.4 contemplated amending the
"Land Development Regulations to eliminate the list of permitted uses that are not consistent
with the purpose of the zoning district." See CommuniKeys Master Plan. By providing greater
flexibility for uses under the Mixed Use/Commercial FLU M designation, development and
redevelopment of Safe Harbor can better adapt and evolve in line with the vision of the
CommuniKeys Master Plan which is to maintain "an affordable cost of living for people of all
income levels with an emphasis on housing; that fosters a sustainable local economy consisting
of a working waterfront and a distinctive mix of commercial and industrial activities that
complement the community." See CommuniKeys Master Plan.
In developing the CommuniKeys Master Plan, Monroe County identified ten (10) issues and
objectives, all of which will be addressed or improved by amending Safe Harbor from an
Industrial (1) FLU M designation to a Mixed Use Commercial (MC) FLUM designation. Those
ten (10) issues and objectives are: (1) Maintain affordable housing while providing a mix of
housing options; (2) Promote the diversification of economic opportunities, including all
businesses and home occupations; (3) Identify a commercial center within Stock Island; (4)
Improve aesthetics, commercial side and visual character of south side of US I corridor; (5)
Improve storefronts, signage and landscaping for commercial properties; (6) Enhance the
community identity as a "commercial fishing" community; (7) Provide space for a working
waterfront and its supporting industries; (8) Provide and improve waterfront access; (9) Provide
off-street parking for vehicles and boats; (10) Provide improved public facilities, including
cultural and recreational facilities and activity centers.
Under the MC designation maintaining affordable housing while providing a mix of housing
options is accomplished by providing for greater density and a broader range of residential
properties.' The promotion of diversification of economic opportunities is accomplished under
the MC designation by providing for greater flexibility on developing water dependent uses, not
strictly commercial fishing related, to which greater economic opportunities are derived from.
Safe Harbor is centrally located around the only deep water port on Stock Island which is the
prime location fora commercial center, which could only be accomplished through the
redevelopment opportunities of the MC land use designation. Under the Industrial land use
designation, unsightly commercial structures will work against the goal of improving aesthetics
which can only be accomplished through diversified redevelopment under the MC land use
designation. Under the MC land use designation, similar tote goal to improve aesthetics,
greater economic opportunities will lead to improvements of landscaping, signage and
store nts. The working waterfront is a vital aspect of Safe Harbor and by creating greater
access tote waterfront, the identity and recognition of the commercial fishing community will
flourish. Under the MC FLU M designation, a diversified water dependent industry is able to
1 All housing units under the MC FLU M and MI land use district are restricted to commercial
,ipartments.
flourish as opposed to the environmentally obtrusive and archaic nature of an Industrial (1)
FLUM designation, By permitting flexibility in the types of water dependent development
is can occur, providers of water dependent activities are able to better develop, maintain and
improve access to the waterfront. Through redevelopment of various parcels of land the ratio of
open space and intensity/density with respect to actual land size can be brought into conformance
to provide for better off street parking and mobility. In an Industrial land use designation,
improvement of facilities will not occur, while under the Mixed Use/Commercial land use
designation demand for water access and water dependent uses will drive property owners to
provide better facilities.
5. Recognition of a need for additional detaill or comprehensiveness:
There is a need for additional detail and comprehensiveness that the proposed amended provides.
Currently the Maritime Industrial (MI) zoning district is a subcategory of the Industrial (1) future
land use map. The MI district permits uses which are not allowed in the Industrial (1) district.
This difference creates an inconsistency which requires additional detail and or
comprehensiveness to cure an inconsistency between a current land use map designation and
future land use map designation. To further the need for consistency, Maritime Industrial (MI)
uses such as commercial, office space, hotels,marinas, boat building and commercial fishing are
all compatible and permissible uses under the Mixed-Use/Commercial (MC) future land use
designation. This amendment is consistent with the uses surrounding Safe Harbor and
complements the surrounding property designations as providing for a transition fiom waterfront
to interior residential as opposed to the rigid transition of Industrial to Residential.
6. Data Updates:
Existing FLUM Type Adopted Standards Development Potential
based upon allocated
Residential Allocated
Density/Acre* I du 50 units
Industrial
FLUM Transient Allocated
Density/Acre 0 rooms/spaces 0 rooms/spaces
Total site: 50.35 32.67 acres— removed
acres —3—% o upland area**
Nonresidential
Maximum Intensity 0.25-0.60 FAR 657,980— 1,315,960 sf
Proposed FLUM Type Adopted Standards Development Potential
based upon allocated
density
Residential Allocated
Mixed Use/ I Density/AmcIrme* du �units..
Commercial
FLUM Transient—Allocated —
Density/Acre 5-15 rooms/spaces 163-490 rooms/spaces
Total site: 50.35 32.67 acres—removed
acres 35% of--221±�land area**
Nonresidential
Maximum Intensity 0.25-0.45 FAR 549,317—986,970 sf
Proposed Intensity 0.30-0.60 FAR 657,990— 1,315,960 sf
Slandard""'
Residential*- +251 do
Net Change in Transient": 490
Development NonresidendaP": (0)square feet
Potential Proposed Inteiisity Standard: tio chawge
Limited to Commercial Apartments
Transient Allocated Density must preserve 35% of traditional commercial working
waterfront
(MI) Land Use Zoning District intensity standard in MU remains .30® .
TRAFFIC STUDY
A traffic study was prepared by Traffic Tech showing there would be limited increases to traffic
patterns for Safe Harbor and the surrounding properties based on an assumption of the maximum
density and intensities provided for under the Mixed Use/Commercial (MC) land use
designation. The traffic study is included with this application and incorporated herein by
reference.
CONCURRENCY
A letter of coordination has been provided by the Florida Keys Aqueduct Authority (FKAA)
affirming there is adequate capacity ® potable water based on an assumption of the maximum
density and intensities provided for under the Mixed Use/Commercial (MC) land use
designation. The FKAA letter of coordination is included with this application and incorporated
herein by reference.
FLUM Comprehensive Max
Plan Potable Potential Persons/ Total Total Net
Water Policy Residential household persons LOS Change
701.1.1 Development Demand
(dwelling
its
1NDUSTRIAL Residential LOS
66.5/ga1kap/day 50 du 2.24 112 7,450
(149 gal/du/day
+37,399
MIXED USE/ Residential LOS
COMMERCIAL 66.5/gal/cap/day 301 du 2.24 674.24 44,849
(149 gal/du/day
FLUM Comprehensive Max
Plan Potable Potential LOS Standard Totalt LOS Net
5 n �dS
Water Policy Floor Area .35 Demand Change
701.1.1 Ratio(FAR) Gal/sq.ft./day
Square Feet
INDUSTRIAL Nonresidential
(0.60 FAR) LOS 1,315,960 sf .35 460,586
.35/gal/sq.ft./day
115,146.5
MIXED USE/ Nonresidential
COMMERCIAL LOS 986,970 sf .35 345,439.5
(0.45) .35/gal/sq.ft./day
A letter of coordination has been provided by the Keys Energy Services (KEYS) affirming there
is adequate capacity of electrical service based on an assumption of the maximum density and
intensities provided for under the Mixed Use/Commercial (MC) land use designation. The
KEYS letter of coordination is included with this application and incorporated herein by
reference.
A letter of coordination has been provided by the Key West Resort Utilities (KWRU) affirming
there is adequate capacity of waste water treatment capacity based on an assumption of the
maximum density and intensities provided for under the Mixed Use/Commercial (MC) land use
designation. The KWRU letter of coordination is included with this application and incorporated
herein by reference.
FLU M Comprehensive Plan Max Potential
Solid Waste Policy Residential Persons/ Total Total Net Change
801.1.1 Development household persons LOS
(dellin its emand
INDUSTRIAL Residential LOS
5.44 Is/capita/day 50 du 2.24 112 609.28
-----------------
+3,058.59
MIXED USE/ Residential LOS
COMMERCIAL 5.44lbs/capita/day 301 du 2.24 674.24 3,667.87
A letter of coordination has been provided by to Management affirming there is adequate
solid waste removal capacity based on an assumption of the maximum density and intensities
provided for under the Mixed Use/Commercial (MC)land use designations.
The proposed amendment will not create any new impacts under the 1977 AICUZ. While
Monroe County does not have military compatibility incorporated in the 2010 Comp plan, Safe
Harbor does comply with terestrictions imposed by the 1977 Air Installation Compatible Zone
(AICUZ). it a small portion of Safe Harbor (the southwest comer) is within the C1
subcategory of the AICUZ, this does not prevent redevelopment or development as Commercial
Resorts are provided as a right under the Navy's 1977 AICUZ.
Although not adopted or incorporated in the County's Comprehensive Plan or Land
Development Regulations the 2007 proposed AICU Z C'2007 AICUZ") provides a portion of
Safe Harbor within the proposed flight paths. None of the proposed uses under the Mixed
Use/Commercial (MC) are expressly prohibited under the 2007 AICUZ. The de minimis amount
of property located in the proposed 2007 AICUZ is further evidenced by the fact the Department
of Defense chose not to include South Stock Island in Table 7-1 Land Areas of Significance --
I , in the 2007 AICUZ.
TnITech
ENGINEERING,INC.
May 16, 2012
Mr.Barton W. Smith,Esq.
BARTON SMITH,P.L.
624 Whitehead Street
Key West,Florida 33040
Re: Stock Island FLUM—Traffic Impact Statement
Dear Mr. Smith:
Per your request, Traf Tech Engineering, Inc. conducted a traffic impact statement
associated with 12 properties located in Stock Island in Monroe County, Florida. The 12
properties are described below:
1. Robbie's Marina
2. Longstock II,LLC
3. Island Trust Agreement Dated 3/10/1989
4. Benjamin Bernstein Residual Trust
5. Safe Harbor Enterprises
6. Safe Harbour Properties,LLC
7. Bama One,LLC
8. KWRU
9. Constellation Yachts
10. 3D of Key West, Inc.
11. Key West Transfer Station&Hauling Services, Inc.
12. 6840 Front Street, LLC
Information(current use, current permitted maximum and proposed permitted maximum)
pertaining to each of the 12 properties listed above is provided in Attachment A of this
report.
Trip Generation
A trip generation comparison analysis was performed between the current permitted
maximum and proposed permitted maximum associated with the 12 properties using the
trip generation rates published in the Institute of Transportation Engineer's (ITE) Trip
Generation manual (8 h Edition). The trip generation comparison analysis was
undertaken for daily, AM peak hour, and PM peak hour conditions. The analysis was
based on the following assumptions:
8400 North University Drive,Suite 309,Tamarac, Florida 33321
Tel: (9 4) 2-09 9 Fax:(9 4) 82-0999
CURRENT PERMITTED MAXLMUM
• Residential(50.25 units, say 50 units)
• Hotel (none)
• Non residential (1,315,361 square feet)
PROPOSED PERMITTED MAXLUUM
• Residential(301.5 units, say 302 units),or
• Hotel (490 Rooms), and
• on residential(1,315,361 square feet)
According to ITE's Trip Generation manual (8h Edition), the trip generation rates used
for the existing and proposed land uses that increasetdecrease in intensity are:
APAKjMENjjjjg Lan d_jjse )
Daily Trip Generation
T�6.65 (X)
Where T number of daily trips
X number of residential units
AM Peak Hour
T=0.51 (X)
Where T=number of AM peak hour trips
X=number of residential its
PM Peak our
T=0.62(X)
Where T=number of PM peak hour trips
X=number of residential is
HQjELfljEjAqd_Use 31 )
Daily Trip Generation
T=8.92 (X)
Where T=number of daily trips
X=number of rooms
AM Peak our
T=0.67(X)
Where T=number of AM peak hour trips
X=number of rooms
PM Peak Hour
T=0.70(X)
Where T=number of PM peak hour trips
X=number of rooms
Using the above-listed equations from the ITE document, a trip generation comparison
analysis was undertaken between the existing (i.e. maximum allowable development
under the existing land-use designation) and proposed land uses. The results of the trip
generation comparison analysis between the existing and proposed uses are documented
in Table 1. As indicated in Table 1, the proposed land-use change for Option 2
(residential to hotel) is projected to generate approximately 4,038 new daily trips,
approximately 302 new AM peak hour trips, and approximately 312 new trips during the
typical afternoon peak period.
T AB
k, rison//
S tow
ki slabd e
Number of Trips
Land Use I Size --j—Daill AM Peak _I PM Peak
EXISTING LAND USE(Maximum Allowable Develop meet
)
Residential 50 is 333 26 31
External Trigs 3331 26 31
PROPOSED LAND USE aximum Allowable Development)— Option I
Residential 302 units 2,008 154 187
External Trips 22009 -------- 154 187
Difference Option 1 +1,675, +128 +156
PROPOSED LAND USE Maximum Allowable Developme2)t Option 2
Hotel 1- 490 rooms — 42371 ------- � 328 343
External THEs IrI71 328 343
Difference 2ption 2 +4,038 +302 +312
Source: ITE Trip Generation Manual(8'Edition)
Trip Distribution
The trip distribution associated with the difference in trips was based on existing traffic
patterns and the transportation network located in the vicinity of Stock Island. Due to the
location of the site, it was assumed that the majority of the project trips will arrive and
depart to and from Key West located west of Stock Island. Table 2 summarizes the trip
distribution used for the difference in trips.
TABLE ,
Project Trip Dlstribadon
Stock Island Pro''ertles
Direction %of Total Trips
North: Florida Bay 0%
South: Atlantic Ocean 0%
East: Big Pine Key 30%
West: Key West 70%
Total 100.00%
Source: Traf Tech Engineering,Inc.
US 1 Impacts by Mile Marker
Marathon is located approximately 45 miles from Stock Island. It was assumed that the
maximum trip length will be 45 miles. The average trip length was assumed to be one-
half of the maximum trip length, or 23 miles. Based upon these trip length assumptions,
the US I segments identified in Monroe County's Traffic Report Guidelines, and the trip
distribution discussed previously, an estimate of the number of primary trips by segment
on US 1 was performed. Table 3 summarizes the number of primary trips by segment on
US 1 (Arterial Trip Assignment). As indicated in Table 3, this project will add
approximately 4,038 new daily trips, and with the exception of two roadway segments,
all US 1 segments impacted have sufficient capacity to absorb the additional traffic loads
created by the difference in trips. The exceptions include the following two links:
a. Stock Island(MM 4.0 to 5.0)
b. Big Coppitt(MM 9.0 to 10.0)
Link I (Stock Island) has a reserve capacity of 2,131 daily trips and the traffic impacts
associated with the proposed land-use change result in 2,827 new daily trips,or 696 trips
over the available roadway capacity. However, applying the allowed 5% allocation
below LOS C, the subject roadway segment has an additional 2,332 daily trips of reserve
capacity which is sufficient to accommodate the 696 trips over capacity.
Link 3 (Big Coppitt) has a reserve capacity of 522 daily trips and the traffic impacts
associated with the proposed land-use change result in 969 new daily trips, or 447 trips
over the available roadway capacity. However, applying the allowed 5% allocation
below LOS C, the subject roadway segment has an additional 1,066 daily trips of reserve
capacity which is sufficient to accommodate the 447 trips over capacity.
4
Table 3 ;
Arterial;-Trtip Assi went S ------------
umnary
Stock Island-Pro &tl0s
Project Name: Stock Island Properties US I Mile Marker: 4.0
Location: Stock Island ITE Land Use: 220&310
Type of Dev.: Residential/Hotel Daily Trip Gen.Rate: 6,65/8.92
Project Size: Varies
Avg.Trip Length: 23 miles
Total Percent Percent US 1 Percent %Impact Project
Daily Pass-By Primary Segment Di oral Based on Generated Reserve
Tri s Trips Trips Number Slit Trip Length _RA@y Trips Ca aca
4,038 0% 1000/0 1 70%/30% 100% 2, 27 2,131
2 30% 90% 1,090 5,683
3 30% 80% 969 522
4 30% 75% 909 3 074
5 30% 70% 848 2131
6 30% 65% 787 2,401
7 30% 60% 727 29004
8 30% 55% 666 2,247
9 30% 50% 606 2,608
10 30% 40% 485 845
Source: Monroe County and TrajTech Engineering,
In surrunary, the proposed land-use change associated with the 12 Stock Island properties
is projected to generate a maximum of approximately 4,038 new daily trips,
approximately 302 new AM peak hour trips, and approximately 312 new trips during the
typical afternoon peak period. Using the allowed 5% allocation below LOS C, all US 1
segments impacted by the project have sufficient capacity to absorb the additional traffic
loads created by the difference in trips.
Please give me a call if you have any questions.
Sir cerely,
TF AF TECH ,INC.
J in E. Vargas,P.E
S r Transportation gineer
5
Exhibit
Excerpt from:
The Stock Island — Key Haven Livable CommuniKeys Master Plan
Pg. 7:
Commercial and Industrial Uses
The following chart shows each commercial/industrial zoning classification and its corresponding number of
parcels.
Commercial and laduatriai Zonis Districts
Total# Parcels N Vacant Parceb Tavel Acres e
Mixed Use 319 38 246
Urban Commercial I 15 2
Suburban Commercial 25 2.3 11
Recreational Vchicle 2 0 12
Marine Industrial 21 N 14
38 � 4i
°able owls both Sock l Kure llawx
There are a total of 413 acres of commercial and industrial-zoned land. All of the 142 acres of land zoned for
Industrial uses are developed and located on Stock Island. Stock Island has more MU zoned areas than any
other zoning classification. The purpose of the Mixed Use (MU) land use district is to establish or conserve
areas of mixed uses, including commercial fishing, resorts, residential, institutional, and commercial uses.
These areas are representative of the character, economy, and cultural history of the Florida Keys. The MU
zoned areas of Stock Island include all of the above defined uses, except resorts, since there are no resorts on
Stock Island or Key Haven.
Commercial Uses
This section includes all commercial uses other than industrial. Unlike many other communities in the Lower
Keys,. Stock Island and Key Haven have a US l commercial corridor as well as commercial uses and corridors
throutout Stock Island. The planning department has identified Maloney/MacDonald Avenue and 5 Avenue as
the primary intra-island commercial corridors. These corridors will be studied further to determine
appropriate policies and recommendations for these areas.
There are several small-scale strip type commercial developments found throughout Stock Island which
include a variety of uses ranging from office space to convenience stores. Stock Island has many of the
commercial needs within walking or a short drive from the residential sections of the island. There are also a
number of restaurants and retail services located throughout the island. Again, the majority of the uses are
toned Mixed Use (MU) in addition to Suburban Commercial (SC) and one parcel of Urban Commercial
(UC),which is currently vacant.
There are 162 parcels taxed as commercial uses with a total taxable value of$57,079,912 in 2003. The 2002
taxable value was $49,281,172. This equates to a difference ot$7,798,740 or a 13% increase in the taxable
value of the land.
Industrial Uses
Industrial uses are defined as those uses devoted to the manufacture, warehousing, assembly,. packaging,
processing, fabrication, storage, or distribution of goods and materials whether new or used, or the
refinishing,repair, or rebuilding of vehicles or boats.
There are several different industrial uses and sites located throughout Stock Island. Key Haven does not have
any industrial uses or sites due to the residential nature of the subdivision. There are industrial sites
throughout Stock Island with the majority of the uses located in the central section of the island. All of the
industrial uses are zoned Mixed Use(MU)or Maritime Industrial(MI).
A majority of the Stock Island industrial uses are associated with maritime uses such as boat repair, boat
construction and other shipping related activities. Commercial fishing outfits are also located within this
classification and located within the Safe Harbor area. The total taxable value of all industrial uses as assigned
by the Monroe County Property Appraiser for 2003 is $28,541,363. The total taxable value for 2002 was
$24,875,684. There was an increase of$3,665,679 or a 12%increase in the taxable value of the land.
The Maritime Industrial (MI) zoning district establishes and conserves areas suitable for maritime uses such
as ship building, ship repair, and other water-dependent manufacturing and service uses. It should also be
noted that MI zone permits certain non-maritime uses as well, such as commercial apartments, retail
commercial, and hotels. There are 142 acres and 24 parcels of MI zoned land. It must be noted that the area
stated here may be higher than actual land that is present, due to the amount of bay bottom that is included as
part of the parcel calculations.
Pg. 12:
Economic Development and Tourism
"Working waterfront" is becoming increasingly relevant across the state, and indeed the country. "Working
waterfront" describes communities whose economy is intrinsically linked to the waters and its bounty, as is
the case with Stock Island. The Stock Island economy has not transitioned to a primarily tourism-based
commercial retail economy, such as that of Key West Detailed information pertaining to the economy and
waterfront areas of Stock Island are provided within the Harbor Preservation/Redevelopment and Intra-Island
Transportation Plan completed by Wallace, Roberts, and Todd(WRT)in 2005.
Tourist Housing
Tourist housing is defined by the Land Development Regulations as a dwelling unit used for tenancies of less
than 28 days which includes the rental, lease, sublease, or assignment of existing dwelling units. Within the
planning area there are no motels, hotels, or guesthouses. However, on Stock Island there are several RV
parks or mobile home parks with RV spaces for rent.
Pg. 17:
Plannina Issues and Objectives
From the start of the planning process and through out the development of the Existing Conditions report and
this Master Plan, a number of planning issues and objectives have been identified and considered in the
development of this plan. The planning issues and objectives follow in no specific order of importance:
Stock Island
• Maintain affordable housing while providing a mix of housing options;and
• Promote the diversification of economic opportunities, including small businesses and home
occupations; and
• Identify a commercial center within Stock Island (i.e. not US 1);and
• Improve aesthetics,commercial site and visual character of south side of US 1 corridor;and
• Improve storefronts,signage, and landscaping for commercial properties;and
• Enhance the community identity as a"commercial fishing" community; and
•Provide space for a working waterfront and its supporting industries;and
• Provide and improve waterfront access; and
• Provide off-street parking for vehicles and boats;and
• Provide improved public facilities, including cultural and recreational facilities and activity centers such
as libraries.
Pg.23:
Analysis of Community Needs
Economic Diversity-Zoning and Land Use
Recent development and redevelopment activities have been focused in the MU district. According to the
2005 Property Appraisers database, 48% of the MU zoned parcels are developed with residential uses and
20% are developed with commercial and office uses. The MU district permits both residential and
commercial uses. Since all the residentially zoned lands are completely developed on Stock Island, this
applies additional pressure to redevelop MU lands for residential uses.
Responses from the Livable CommuniKeys survey indicate that 68% of the community agree or strongly
agree with maintaining the amount of land for light industrial and commercial activity. The survey and
development patterns indicate there is a need to redirect economic development and growth into appropriate
infill areas and assess the availability of residentially zoned land.
Economic Diversity-Opportunities. Retention and Expansion
According to a report from the Chesapeake Group, the most important issues confronting commercial
business operations are(in order of frequency):
•difficulty in attracting and retaining employees
• lack of visibility, inadequate signage
• inability to improve or expand
• lack of parking
•traffic
•decline in tourism
•government regulations
• degradation of the environment
In addition, the Chesapeake Group report predicts that demand for basic goods and services will grow well
into the foreseeable future as a result of changing household structures and demographics and increases in
visitor-based activity. Major commercial opportunities for the lower keys were identified as:
•Additional fast food operations
•Additional chain drugstores
•National large retail chains(example: Target or Wal-Mart)
Maintain Commercial Fishing.
The mail surveys indicate that the commercial activities the residents are mostly concerned with are those
surrounding the commercial fishing industry. Specifically, 63%of the community agree or strongly agree that
there is a need to protect the commercial fishing industry. Commercial fishing is permitted in both the
Maritime Industrial zoning classification and the Mixed Use District, but is under pressure as those zones also
allow for non-commercial fishing uses,as well as residential uses.
Pg. 26
Current Conditions Summary
Stock Island is one of the most densely developed Keys. Very few vacant areas exist to accommodate infill,
which means redevelopment will be likely over the next 20 year planning horizon. Many of the lots of Stock
Island are small compared to other areas of unincorporated Monroe County. For example, the residential lots
in the Lincoln Gardens subdivision neighborhood are approximately 3,440 square feet in size.
Commercial activities occur in many areas of Stock Island. This is because the predominant land use zoning
district is Mixed Use(MU), which allows for a variety of both residential and commercial uses and activities.
The other predominate land use zoning districts are Maritime Industries and Urban Residential Mobile Home.
Analysis of Community Needs
Through the planning process, the community identified promoting diversification of economic opportunities
as a priority. In order to achieve this,a sufficient supply of appropriately zoned land needs to be available.
The Future Land Use Map serves as a guide for future land utilization and compliance of land uses with the
policies set forth in the Comprehensive Plan. There are instances on Stock Island and Key Haven where the
land use zoning district and/or the FLUM does not correspond with current land use. This results in
nonconforming uses and structures. On a site-by-site basis, nonconformities create difficulties in reconciling
appropriate redevelopment proposals in the context of current land use zoning district and the FLUM.
The MU zoning, which allows for both commercial and residential uses, does not adequately inherently
protect commercially utilized land from being converted to residential use. Similarly, the MU zoning does not
adequately protect residentially utilized land from being converted to commercial use. There is a community-
wide need to be sure there is enough appropriately zoned land to accommodate future growth and
redevelopment for residential and commercial utilization.
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4uawpuawv asn,puel a in4n j Fi4ur- aoluoVV
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x h i ID i
r "dc util i t i e, . C6630 Front Street
Key West; FL 33040
305.295.3301
KWRU
FAX 305.295.0143
com
UTILITIES
May 16, 1
HarborVIA EMAIL
Safe Property Ownersi , Inc.
C/O Barton W. Smith,
BARTON SMITH, P.L.
624 Whitehead r
Key West, Florida 33040
C2nfirmatlon of Additional
Dear Mr. Smith,
PleaseIIow this letter to serve as confirmation that KW Resort UtilitiesCorp., the
central wastewater treatment facility r Stock Island, i ' I capacity available
r future development by members of the Safe Harbor Property Owner'si i ,
Inc.
Pleasel free to contact for additional information regarding reserving ci .
Sincerely your ,
G
Christopher . Johnson
President
J.RoWrt Dean
0 Chairman
Florida Keys Distrkt3
Aniolneft M.Appe
Aqueduct Authority 10 Vice-ChaIrrnan
1100 Kennedy Drive District 4
Key West,Florida 33040 Brian L.Berroso
Telephone(305)2W2454 $ecre}ry/rreasurf
Ikaa. b" District i
® Melva G.Wagner
District 2
David C.Ritz
District 6
Kirk C.Zelch
y 17,2012 Executive Director
r. Gregory S.Oropeza,
BARTON SMITH,P.L.
624 Whitehead
Key West,FL 33040
Future Land Use Map Amendment to all of the proses surrounding Safe Harbor
Stock Island
Rezoning from 'al(1)to Mixed Use/Commercial C)
Dear Mr. ro
This letter will serve as preliminary 'o of the above referenced project with the Florida Keys
Aqueduct Authority.
e FKAA has no objection to Future Land Use Map Amendment to all of the properties surrounding Safe
Harbor in Stock Island,Florida. (See attached list). However prior to future development a completeof
Civfl and Architecturalplans will be required to determine the maximum demand required for proposed
development.
Should you have any questions or require any filrither information please feel free to call me.
Sincerely,
Florida.,,Keys Aqueduct Authority
"7X
Mamie L.Walterson
Distribution Design Specialist
CC Jolynn Reynolds,Water QualityEngineer
Proposed Properties-Safe Harbor, Stock Island, Florida
1. Robbie's Safe Harbor Marine Enterprises, Inc., a Florida corporation
a. Property Address—7281 Shrimp Road,Key West Florida 33040
2. Longstock 11, LLC,a Florida limited liability company
a. Property Address—700 and 7009 Shrimp Road, Key West,Florida 33040
3. Bernstein Family Trust- (Need legal name of trust)
a. Property Address— 5550 Fifth Avenue, 5700 Fourth Street and 6500 Front Street, south Stock
Island, Florida 33040
4. Island Trust
• Property Address—6500 Front Street,Key West, Florida 33045-2455
5. Safe Harbor Enterprises, Inc.,a Florida corporation
a. Property Address—Vacant Land, South Stock Island; Vacant Land,Shrimp Road
6. Safe Harbor Properties,LLC,a Florida limited liability company
a. Property Address , 6810 Front Street, Key West,Florida 33040
7. Key West Transfer&Hauling Service,Inc.,a Florida corporation
a. Property Address—6500 Front Street, Stock Island, Florida 33040
8. Barna One,LLC,a Florida limited liability company
a. Property Address—Vacant Land South Stock Island
9. 3D of Key West� Inc.,a Florida corporation
a. Property Address—6801 Shrimp Road, Stock Island,Florida 33040
10.Constellation Yachts,Inc.,a Florida corporation
a. Property Address—6811 Shrimp Road,Stock Island, Florida 33040
11. KW Resort Utility Corporation,a Florida corporation
a. Property Address—6630 Front Street, Stock Island, Florida 33040
12. 6840 Front Street, LLC,a Florida limited liability company
a• Property Address—6840 Front Street,Stock Island,Florida 33040
W
THE FLORIDA mE
125 Toppino Industnal Dr.
Rocklmid Key,FL 33040
Safe Harbor Property Owners Association,Inc. (305)296-8297
(305)296-$175 Fax
C/O Barton Smith P.L.
624 Whitehead Street
Key West, Florida 33040
May 16,2012
Please accept this letter reference Future Land Map use Amendment for Safe Harbor Stock Island.
Waste Management Inc of Florida provides collection and disposal via franchisee agreement with
Monroe County for this area.All waste is transported to our Waste To Energy Plant in Broward County
Our capacity is 5000 tons per day; our current operation is at 75%,which leaves pleanty of room
To handle this minimal additional waste. Please call if you have any questions. 305-797-3355
Sinc rely
Greg Sullivan
Sr. District Manager
Monroe County Key West
From everyday c lfectfon to environmental f protection, Think ree m,^ Think Waste Management.
Traf Tech
ENGINEERING,INC.
October 23, 2012
Mr. Barton W. Smith,Esq.
BARTON SMITH,P.L.
624 Whitehead Street
Key West, Florida 33040
Re: Stock Island FLUM—Traffic Impact Statement
Dear Mr. Smith:
Per your request, Traf Tech Engineering, Inc. conducted a traffic impact statement
associated with 12 properties located in Stock Island in Monroe County, Florida. The 12
properties are described below:
1. Robbie's Marina
2. Longstock II,LLC
3. Island Trust Agreement Dated 3/10/1989
4. Benjamin Bernstein Residual Trust
5. Safe Harbor Enterprises
6. Safe Harbour Properties, LLC
7. Bama One,LLC
8. KWRU
9. Constellation Yachts
10. 3D of Key West, Inc.
11. Key West Transfer Station & Hauling Services, Inc.
12. 6840 Front Street,LLC
Information (current use, current permitted maximum and proposed permitted maximum)
pertaining to each of the 12 properties listed above is provided in Attachment A of this
report.
Trip Generation
A trip generation comparison analysis was performed between the current permitted
maximum and proposed permitted maximum associated with the 12 properties using the
trip generation rates published in the Institute of Transportation Engineer's (ITE) Trip
Generation manual (8th Edition). The trip generation comparison analysis was
undertaken for daily, AM peak hour, and PM peak hour conditions. The analysis was
based on the following assumptions:
CURRENT PERMITTED MAXIMUM
o Residential(50.25 units, say 50 units)
o Hotel(none)
o Non residential (1,315,361 square feet)
PROPOSED PERMITTED MAXIMUM
o Residential(49 units; 1 du/acre),or
o Hotel(490 Rooms), and
o Non residential (1,315,361 square feet)
According to ITE's Trip Generation manual (8`h Edition), the trip generation rates used
for the existing and proposed land uses that increase/decrease in intensity are:
APARTMENT UTE Land Use 220)
Daily Trip Generation
T=6.65 (X)
Where T=number of daily trips
X=number of residential units
AM Peak Hour
T=0.51 (X)
Where T=number of AM peak hour trips
X=number of residential units
PM Peak Hour
T=0.62(X)
Where T=number of PM peak hour trips
X=number of residential units
HOTEL OTE Land Use 310)
Daily Trip Generation
T= 8.92(X)
Where T=number of daily trips
X=number of rooms
AM Peak Hour
T=0.67(X)
Where T=number of AM peak hour trips
X=number of rooms
PM Peak Hour
T=0.70(X)
Where T=number of PM peak hour trips
X=number of rooms
Using the above-listed equations from the ITE document, a trip generation comparison
analysis was undertaken between the existing (i.e. maximum allowable development
under the existing land-use designation) and proposed land uses. The results of the trip
generation comparison analysis between the existing and proposed uses are documented
in Table 1. As indicated in Table 1, the proposed land-use change for Option 2
(residential to hotel) is projected to generate approximately 4,038 new daily trips„
approximately 302 new AM peak hour trips, and approximately 312 new trips during the
typical afternoon peak period.
TABLET
Trip Generation Comparison Analysis
Stock Island Properties
Number of Trips
Land Use Size I Daily AM Peak PM Peak
EXISTING LAND USE (Maximum Allowable Development)
Residential 50 units 333 26 31
External Tri s 333 26 31
PROPOSED LAND USE (Maximum Allowable Development)—Option 1
Residential 49 units 326 25 30
External Trips 326 25 30
Difference Option 1 -7 -1 -1
PROPOSED LAND USE Maximum Allowable Development)—Option 2
Hotel 1 490 rooms 4,371 328 343
External Trips 1 4,371 328 343
Difference Option 2 +4,038 +302 +312
Source: !TE Trip Generation Manua!(8"Edition)
Trip Distribution
The trip distribution associated with the difference in trips was based on existing traffic
patterns and the transportation network located in the vicinity of Stock Island. Due to the
location of the site, it was assumed that the majority of the project trips will arrive and
depart to and from Key West located west of Stock Island. Table 2 summarizes the trip
distribution used for the difference in trips.
3
TABLE 2
Project Trip Distribution
Stock Island Pro erties
Direction % of Total Trips
North: Florida Bay 0%
South: Atlantic Ocean 0%
East: Big Pine Key 30%
West: Key West 70%
Total 100.00%
Source: Traf Tech Engineering,Inc.
US 1 Impacts by Mile Marker
Marathon is located approximately 45 miles from Stock Island. It was assumed that the
maximum trip length will be 45 miles. The average trip length was assumed to be one-
half of the maximum trip length, or 23 miles. Based upon these trip length assumptions,
the US 1 segments identified in Monroe County's Traffic Report Guidelines, and the trip
distribution discussed previously, an estimate of the number of primary trips by segment
on US 1 was performed. Table 3 summarizes the number of primary trips by segment on
US 1 (Arterial Trip Assignment). As indicated in Table 3, this project will add
approximately 4,038 new daily trips, and with the exception of two roadway segments,
all US 1 segments impacted have sufficient capacity to absorb the additional traffic loads
created by the difference in trips. The exceptions include the following two links:
a. Stock Island (MM 4.0 to 5.0)
b. Big Coppitt(MM 9.0 to 10.0)
Link 1 (Stock Island) has a reserve capacity of 2,131 daily trips and the traffic impacts
associated with the proposed land-use change result in 2,827 new daily trips, or 696 trips
over the available roadway capacity. However, applying the allowed 5% allocation
below LOS C, the subject roadway segment has an additional 2,332 daily trips of reserve
capacity which is sufficient to accommodate the 696 trips over capacity.
Link 3 (Big Coppitt) has a reserve capacity of 522 daily trips and the traffic impacts
associated with the proposed land-use change result in 969 new daily trips, or 447 trips
over the available roadway capacity. However, applying the allowed 5% allocation
below LOS C, the subject roadway segment has an additional 1,066 daily trips of reserve
capacity which is sufficient to accommodate the 447 trips over capacity.
4
Table 3
Arterial Trip Assignment Summary
Stock Island Properties
Project Name: Stock Island Properties US 1 Mile Marker: 4.0
Location: Stock Island ITE Land Use: 220&310
Type of Dev.: Residential/Hotel Daily Trip Gen.Rate: 6,65/8.92
Project Size: Varies
Avg.Trip Length: 23 miles
Total Percent Percent US 1 Percent %Impact Project
Daily Pass-By Primary Segment Directional Based on Generated Reserve
Trips Trips Trips Number Split Trip Length Daily Trips Capacity
4,038 0% 100% 1 70%/30% 100% 2,82 7 2,131
2 1 30% 90% 1,090 5,683
3 30% 80% 969 522
4 30% 75% 909 3,074
5 30% 70% 848 2,131
6 30% 65% 787 2,401
7 30% 60% 727 2,004
8 30% 55% 666 2,247
9 30% 50% 606 2,608
10 30% 1 40% 485 845
Source: Monroe County and Traf Tech Engineering,
In summary, the proposed land-use change associated with the 12 Stock Island properties
is projected to generate a maximum of approximately 4,038 new daily trips,
approximately 302 new AM peak hour trips, and approximately 312 new trips during the
typical afternoon peak period. Using the allowed 5% allocation below LOS C, all US 1
segments impacted by the project have sufficient capacity to absorb the additional traffic
loads created by the difference in trips.
Please give me a call if you have any questions.
S in cerely,
r
TRAF TECH ENG N7ERING,INC.
B
J in E. Vargas, P.E./1",
S r i r Transportation ngineer
i
i
'1
URS
Date: November 1,2012
To: Ms. Mayte Santamaria
MONROE COUNTY PLANNING DEPARTMENT
2798 Overseas Highway, Suite 400
Marathon, Florida 33050
From: Mr. Raj Shanmugam, P.E.
Senior Traffic Engineer—Project Man ger
Subject: FLUM Amendment Generation Comparison
Safe Harbor Marina Property Owners Association,Inc.,(17 parcels)in Stock Island-
Twelve (12) properties of Safe Harbor Marina Property Owners Association, Inc., which
is comprised of seventeen (17) parcels of land in Stock Island, have requested to
amend the Future Land Use Map (FLUM) from Industrial (1) to Mixed Use/Commercial
(MC). Meeting the transportation concurrency is an integral part of the future land use
designation and the land development process. At the request of Monroe County
Planning Department, URS developed potential trip generation associated with the
adopted FLUM amendment. The findings are summarized in this memorandum.
A brief description of the twelve properties identified in the application is as follows:
Property ID. Land Area #of Parcels
1. Robbie's Safe Harbor Marina 10.41 acres 1
2. Longstock II, LLC. 12.25 acres 1
3. Bernstein Family Trust 9.52 acres 5
4. Island Trust 2.11 acres 1
5. Safe Harbor Enterprise, Inc. 4.20 acres 1
6. Safe Harbor Properties, LLC. 2.21 acres 1
7. Key West Transfer&Hauling Services, Inc. 2.51 acres 1
8. Bama One, LLC. 0.43 acres 1
9. 3D of Key West, Inc. 2.07 acres 1
10. Constellation Yachts, Inc. 0.76 acres 1
11. Key West Resort Utility, Corp. 2.00 acres 1
12. Front Street, LLC. 0.93 acres 1
TOTAL 49.40 acres 17
URS Corporation
:1343 W Commercial Blvd,Suite 100
Fort Lauderdale,FL 33309
Tel:954.739.1881
Fax:954.739.1789
Trip Generation Comparison-Industrial FLUM Amendment to Safe Harbor Marina in Stock Island
Page 2 of S
URSNovember 1,2012
The maximum development potential based upon the FLUM amendment is as follows:
Existing FLUM p Type- Adopted Development
Standards= Potential .
Residential 1 du 49 units
Industrial Allocated Density/Acre
FLUM Transient 0 rooms/spaces 0 rooms/spaces
Allocated Density/Acre
(MI zoning) Nonresidential 537,966 sf—
Maximum Intensity 0.25-0.60 FAR 1,291,118 sf
Proposed FLUM Type Adopted Development
Standards Potential
Residential
Allocated Density/Acre 1 du 49 units
Mixed Use/ MC FLUM &MI Zoning
Commercial Transient
FLUM Allocated Density/Acre 5-15 160-481
(32.11 acres -removed 35%of rooms/spaces rooms/spaces
(MI Zoning) upland area or 17.29 acres)
Nonresidential 0.30-0.60 FAR 645,559 sf—
Maximum Intensity 1,291,118 sf
Net Change In
Development Residential: no change
Potential based on Transient: +481 rooms/spaces
FLUM Nonresidential: no change
The transportation concurrency along US 1/Overseas Highway in Monroe County is
determined by the travel speeds and the resulting Levels of Service (LOS). The travel
speeds along US 1/Overseas Highway is measured annually through a Travel Time
Delay Study; the results of the 2011 study are the most recent data available. For the
108 miles of US 1/Overseas Highway, the Overall LOS is C.
Monroe County Comprehensive Plan Policy 301.1.2
For US-1, Monroe County hereby adopts a level of service (LOS) standard of C
based on the methodology developed by the US-1 LOS Task Force and adopted
by the Board of County Commissioners in August 1991, for analyzing the LOS on
US-1 in Monroe County. This methodology replaces a peak hour volume
standard for US-1. The level of service on US-1 shall be maintained within five
percent(591o) of LOS C.
Most of the trips associated with the propose map amendment and the future potential
development on Stock Island based upon the amendment would directly impact the
following three roadway segments of US 1 in unincorporated Monroe County:
Trip Generation Comparison-Industrial FLUM Amendment to Safe Harbor Marina in Stock Island
Page 3 of S
November 1,2012
• Segment # 1 — (4-L/D) Cow Key Bridge to Key Haven Boulevard (2,131 Reserve
Trips),
o LOS B
• Segment # 2 — (4-L/D) Key Haven Boulevard to Rockland Drive (5,683 Reserve
Trips),
o LOS A
• Segment# 3 — (2-L/U) Rockland Drive to Boca Chica Road (969 Reserve Trips)
o LOS C.
The allowable land uses within the Industrial future land use designation per the
Comprehensive Plan are listed in the table below. The potential trip generations are
identified assuming 100% build-out of each land use. It is important to note that the land
use intensity is cumulative, and cannot exceed 100%, i.e.: if multiple land uses are
chosen to be built, they should add to 100% - certain types of affordable housing may
be an exception.
Safe Harbor Trip Generations
Industrial Future Land Use Map Designation
Land Use Max.Allowed #of Potential Daily Trips
1 FLUM&MI Zoning (0.6 FAR Max.) (ITE Trip Gen: a Edition)
(Monroe Co Comprehensive Plan)
Industrial(light) 1,291,118 s.f. 8,999
Industrial (heavy) 1,291,118 s.f. 1,937
Commercial Fishing 49.4 acres 344
Manufacturing 1,291,118 s.f. 4,932
Office 1,291,118 s.f. 14,745
Commercial Retail Approx. 652,080 s.f. 28,000
(max of 5,000sf per parcel)
Residential 49 Units 326
Public 1,291,118 s.f. 36,048
Institutional
Elementary School 1,291,118 s.f. 19,922
Middle/Jr. High School 1,291,118 s.f. 18,126
High School 1,291,118 s.f. 16,643
Jr./Community College 1,291,118 s.f. 35,493
Church 1,291,118 s.f. 11,762
Day Care Center 1,291,118 s.f. 102,334
Cemetery 1,291,118 s.f. 352
Library 1,291,118 s.f. 72,612
Hospital* 1,291,118 s.f. 21,303
]lip Generation Comparison-Industrial FLUM Amendment to Safe Harbor Marina in Stock Island
Page 4 of S
URSNoveniber 1,2012
The requested FLUM amendment to Mixed Use/Commercial includes transient uses,
such as Hotel Rooms. The following table identifies the potential trip generations
associated with each land use, assuming a 100% build-out. Again, it is important to note
that the land use intensity is cumulative, and cannot exceed 100%, i.e.: if multiple land
uses are chosen to be built, they should add to 100% - certain types of affordable
housing may be an exception. Note, the Institutional designation has several land uses
according to ITE Trip Generation Manual 8th Edition, and are included in the table.
Safe Harbor Trip Generations
Proposed Mixed Use/Commercial Future Land Use Map Designation
Land Use Max.Allowed #of Potential Daily Trips
MC FLUM&MI Zoning (Based on 0.6 FAR Max.) (ITE Trip Gen. a Edition)
(Monroe Co.Comprehensive Plan)
Industrial (light) 1,291,118 s.f. 8,999
Commercial Fishing 49.4 acres 344
Waterport/Marine Terminal
(utilized to represent maritime industry- 49.4 acres 589
working waterfront type uses)
Office 1,291,118 s.f. 14,745
Commercial Retail Approx. 652,080 s.f. 28,000
(max of 5,000sf per parcel)
Residential 49 Units 326
Public 1,291,118 s.f. 36,048
Transient(Hotel) 481 Units 4,291
Institutional
Elementary School 1,291,118 s.f. 19,922
Middle/Jr. High School 1,291,118 s.f. 18,126
High School 1,291,118 s.f. 16,643
Jr./Community College 1,291,118 s.f. 35,493
Church 1,291,118 s.f. 11,762
Day Care Center 1,291,118 s.f. 102,334
Cemetery 1,291,118 s.f. 352
Library 1,291,118 s.f. 72,612
Hospital* 1,291,118 s.f. 21,303
*Not an Institutional Land Use according to ITE Tripe Generation Manual 81°Edition.
Following is a comparison of the existing and proposed uses within the FLUM
designations and the associated potential change in trips.
Trip Generation Comparison-Industrial FLUM Amendment to Safe Harbor Marina in Stock Island
Page 5 of 5
URSNovember 1,2012
Mixed Use/ Max.Allowed #of Potential: Potential change
Industrial FLUM Commercial FLUM Daily Trips
MI zoning) (eased upon based upon FLUM
( 0.6 FAR) (ITE Trip Gen.- e
(MI zoning) Edition) amendment
Industrial(light) Industrial (light) 1,291,118 s.f. 8,999 No change
Industrial (heavy) N/A 1,291,118 s.f. 1,937 N/A
Commercial Commercial Fishing 49.4 acres 344 No change
Fishing
Office Commercial -Office 1,291,118 s.f. 14,745 No change
Manufacturing Waterport/Marine 49.4 acres 589 Decrease of 4,343
Terminal
Residential Residential 49 Units 326 No change
Public Public 1,291,118 s.f. 36,048 No change
Commercial Commercial Approx. 28,000 No change
-Retail -Retail 652,080 s.f.
N/A Transient-Hotel 481 Units 4,291 Increase of 4,291
Varies
Minimum of 352
Institutional Institutional 1,291,118 s.f. for Cemetery& No Change
Maximum of
102,334 for Day
Care Centers