Item B1 #Table of Contents Monroe County 2010 Comprehensive Plan
Evaluation and Appraisal Report
EVALUATION AND APPRAISAL REPORT
MONROE COUNTY, FLORIDA
TABLE OF CONTENTS
ITEM PAGE
INTRODUCTION ........................................................................................................I-1
CHAPTER 1: PUBLIC INVOLVEMENT PROCESS......................................................1-1
CHAPTER 2: COMMUNITY-WIDE ASSESSMENT.....................................................2-1
CHAPTER 3: ASSESSMENT OF COMPREHENSIVE PLAN ELEMENTS .....................3-1
Future Land Use Element..............................................................................................3-2
Conservation and Coastal Management......................................................................3-11
Traffic Circulation Element.........................................................................................3-16
MassTransit..................................................................................................................3-18
Ports,Aviation and Related Facilities..........................................................................3-20
HousingElement..........................................................................................................3-22
Potable Water Element.................................................................................................3-24
SolidWaste....................................................................................................................3-27
SanitarySewer..............................................................................................................3-30
Drainage........................................................................................................................3-33
Natural Groundwater Aquifer Recharge Element......................................................3-35
Recreation and Open Space Element...........................................................................3-37
Intergovernmental Coordination Element...................................................................3-39
Capital Improvements Element....................................................................................3-41
Cultural Resources Element.........................................................................................3-42
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April 2012 Keith and Schnars,P.A.
Monroe County 2010 Comprehensive Plan
Evaluation and Appraisal Report
CHAPTER 4: MAJOR ISSUES ANALYSIS..................................................................4-1
L COUNTY-WIDE VISIONING AND PLANNING(2 ISSUE STATEMENTS) ..............4-2
Issue Statement#1: Capitalize upon and protect the uniqueness (sense of place) of the
various communities within the planning areas; implement the recommendations within
the existing visioning plans. ...........................................................................................4-2
Background................................................................................................................... 4-2
Analysis......................................................................................................................... 4-2
PolicyFramework......................................................................................................... 4-3
Strategies....................................................................................................................... 4-3
Issue Statement#2:Promote Attractive, Well-Planned Development Adjacent to
Services, and Existing Commercial"Hubs'; with an emphasis on redevelopment......4-4
Issue Category#2(a):Floor Area Ratios (FAR)...........................................................4-4
Background................................................................................................................... 4-4
Analysis......................................................................................................................... 4-4
PolicyFramework....................................................................................................... 4-14
Strategies..................................................................................................................... 4-14
Issue Category#2(b):Redevelopment Incentives........................................................4-15
Background................................................................................................................. 4-1 S
Analysis....................................................................................................................... 4-1 S
PolicyFramework....................................................................................................... 4-17
Strategies..................................................................................................................... 4-17
Issue Category 2(c):Discouragement of Density Increases.......................................4-19
Background................................................................................................................. 4-19
Analysis....................................................................................................................... 4-19
PolicyFramework....................................................................................................... 4-19
Strategies..................................................................................................................... 4-19
Issue Category#2 (d):Impact of Outside Jurisdictional Constraints........................4-20
Background................................................................................................................. 4-20
Analysis....................................................................................................................... 4-20
PolicyFramework....................................................................................................... 4-20
Strategies..................................................................................................................... 4-20
Issue Category #2(e):Development of a Commercial Land Use
DistrictCategory...........................................................................................................4-21
Background................................................................................................................. 4-21
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April 2012 Keith and Schnars,P.A.
Monroe County 2010 Comprehensive Plan
Evaluation and Appraisal Report
Analysis....................................................................................................................... 4-21
PolicyFramework....................................................................................................... 4-21
Strategies..................................................................................................................... 4-21
II. ECONOMIC SUSTAINABILITY ......................................................................4-22
Issue Statement.Promote economic sustainability, in a manner consistent with
environmental stewardship, with a special focus upon existing businesses...............4-22
Background................................................................................................................. 4-22
Analysis....................................................................................................................... 4-23
PolicyFramework....................................................................................................... 4-43
Strategies..................................................................................................................... 4-44
III. LAND USE/MOBILITY..................................................................................4-45
Issue Statement#1:Promote Attractive, Well-Planned Development Adjacent to
Services and Existing Commercial "Hubs", with an emphasis on redevelopment....4-45
Issue Category #1(a): Compliance with Section 380.0552(7)6), Florida Statutes......4-46
Background................................................................................................................. 4-46
Analysis....................................................................................................................... 4-46
PolicyFramework....................................................................................................... 4-46
Strategies..................................................................................................................... 4-46
Issue Statement#2: The County Should Meet or Exceed Hurricane Evacuation
Requirements as required by State Law.......................................................................4-47
Background................................................................................................................. 4-47
Analysis....................................................................................................................... 4-48
PolicyFramework....................................................................................................... 4-53
Strategies..................................................................................................................... 4-55
Issue Statement#3:Support Historic Preservation.....................................................4-56
Background................................................................................................................. 4-56
Analysis....................................................................................................................... 4-56
PolicyFramework....................................................................................................... 4-57
Strategies..................................................................................................................... 4-66
Issue Statement#4:Assure Continued Public Waterfront Access;
Protect and Expand Water Dependent/Water Related Uses. ......................................4-67
Background................................................................................................................. 4-67
Analysis....................................................................................................................... 4-67
PolicyFramework....................................................................................................... 4-79
Strategies..................................................................................................................... 4-82
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Evaluation and Appraisal Report
Issue Statement#5:Increase Availability and Use of Alternative Modes of
Transportation. .............................................................................................................4-83
Background................................................................................................................. 4-83
Analysis....................................................................................................................... 4-83
PolicyFramework..................................................................................................... 4-105
Strategies................................................................................................................... 4-107
IV. NATURAL RESOURCE PROTECTION.........................................................4-108
Issue Statement#1:Preserve and protect natural resources, including water, habitat
andspecies...................................................................................................................4-108
Overall Background........................................................................ .....4-108
Issue Category 1(a):Potable Water Supply and Water Conservation......................4-110
Background............................................................................................................... 4-110
Analysis..................................................................................................................... 4-110
PolicyFramework..................................................................................................... 4-111
Strategies................................................................................................................... 4-115
Issue Category#1(b):Habitat and Species Protection..............................................4-116
Background............................................................................................................... 4-116
Analysis..................................................................................................................... 4-116
PolicyFramework..................................................................................................... 4-128
Strategies................................................................................................................... 4-143
Issue Category #1(c): Wetlands..................................................................................4-147
Background............................................................................................................... 4-14 7
Analysis..................................................................................................................... 4-147
PolicyFramework..................................................................................................... 4-151
Strategies................................................................................................................... 4-160
Issue Category#1(d):Land Acquisition....................................................................4-162
Background............................................................................................................... 4-162
Analysis..................................................................................................................... 4-162
PolicyFramework..................................................................................................... 4-164
Strategies................................................................................................................... 4-168
Issue Category#1(e):Habitat Conservation Plan for Big Pine and
No-Name Keys.............................................................................................................4-169
Background............................................................................................................... 4-169
Analysis..................................................................................................................... 4-169
PolicyFramework..................................................................................................... 4-172
Strategies................................................................................................................... 4-177
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Monroe County 2010 Comprehensive Plan
Evaluation and Appraisal Report
Issue Category#1(/): Water Quality.........................................................................4-178
Background............................................................................................................... 4-178
Analysis..................................................................................................................... 4-180
PolicyFramework..................................................................................................... 4-196
Strategies................................................................................................................... 4-201
Issue Category#1(g): Solid Waste............................................................................4-202
Background............................................................................................................... 4-202
Analysis..................................................................................................................... 4-202
PolicyFramework..................................................................................................... 4-205
Strategies................................................................................................................... 4-209
Issue Category#1(1): Marine and Terrestrial Litter.................................................4-210
Background............................................................................................................... 4-210
Analysis..................................................................................................................... 4-210
PolicyFramework..................................................................................................... 4-210
Strategies................................................................................................................... 4-211
Issue Category#16):Invasive Animals.....................................................................4-212
Background............................................................................................................... 4-212
Analysis..................................................................................................................... 4-212
PolicyFramework..................................................................................................... 4-212
Strategies................................................................................................................... 4-212
Issue Statement#2: Complete Wastewater and Drainage Upgrades.........................4-213
Issue Category #2(a): Wastewater..............................................................................4-213
Background............................................................................................................... 4-213
Analysis..................................................................................................................... 4-213
PolicyFramework..................................................................................................... 4-219
Strategies................................................................................................................... 4-228
Issue Category#2(b):Stormwater..............................................................................4-229
Background............................................................................................................... 4-229
Analysis..................................................................................................................... 4-231
PolicyFramework..................................................................................................... 4-232
Strategies................................................................................................................... 4-238
V. CLIMATE CHANGE/MAZARD .....................................................................4-239
Issue Statement.Monroe County should support and promote "green"initiatives;
address climate change; and develop and implement hazard mitigation/adaptation
practices.......................................................................................................................4-239
Background............................................................................................................... 4-239
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April 2012 Keith and Schnars,P.A.
Monroe County 2010 Comprehensive Plan
Evaluation and Appraisal Report
Analysis..................................................................................................................... 4-239
PolicyFramework..................................................................................................... 4-256
Strategies................................................................................................................... 4-256
VI. PUBLIC FACILITIES FUNDING...................................................................4-260
Issue Statement.Assure adequate capital funding to complete necessary improvements
or purchase lands for conservation or affordable housing purposes.......................4-260
Background............................................................................................................... 4-260
Analysis..................................................................................................................... 4-260
PolicyFramework..................................................................................................... 4-267
Strategies................................................................................................................... 4-272
VII. AFFORDABLE HOUSING..........................................................................4-273
Issue Statement.Promote the development of affordable, attainable and senior living
housing that is well planned, attractive and energy efficient. ..................................4-273
Background............................................................................................................... 4-2 73
Analysis..................................................................................................................... 4-274
PolicyFramework..................................................................................................... 4-303
Strategies................................................................................................................... 4-309
VIII. PUBLIC INVOLVEMENTANFORMATION .................................................4-310
Issue Statement.Promote robust public involvement and information sharing regarding
land use issues throughout the planning and development process.........................4-310
Background............................................................................................................... 4-310
Analysis..................................................................................................................... 4-310
PolicyFramework..................................................................................................... 4-311
Strategies................................................................................................................... 4-313
IX. INTERGOVERNMENTAL COORDINATION ................................................4-314
Issue Statement.Provide effective and efficient intergovernmental, interdepartmental
and interagency coordination................................................................
................
Issue Category(a):Intergovernmental Coordination...................................4-314
Background............................................................................................................... 4-314
Analysis..................................................................................................................... 4-314
PolicyFramework..................................................................................................... 4-314
Strategies................................................................................................................... 4-328
Issue Category(b):Interdepartmental Data Sharing and Development
Review..........................................................................................4-332
Background............................................................................................................... 4-332
Analysis..................................................................................................................... 4-332
PolicyFramework..................................................................................................... 4-332
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Monroe County 2010 Comprehensive Plan
Evaluation and Appraisal Report
Strategies................................................................................................................... 4-333
Issue Category(c):FKAA Supply of Adequate Water Pressure for
FireService.....................................................................................4-334
Background............................................................................................................... 4-334
Analysis..................................................................................................................... 4-335
PolicyFramework..................................................................................................... 4-336
Strategies................................................................................................................... 4-336
Issue Category(d):Florida Keys Carrying Capacity Study and Model..............4-337
Background............................................................................................................... 4-33 7
Analysis..................................................................................................................... 4-337
PolicyFramework..................................................................................................... 4-338
Strategies................................................................................................................... 4-338
CHAPTER 5: SPECIAL TOPICS..............................................................................5-1
SchoolConcurrency................................................................................................................5-1
WaterSupply Planning..........................................................................................................5-3
CoastalHigh-Hazard Area ....................................................................................................5-4
Compatibility with Military Installations.............................................................................5-7
TransportationConcurrency.................................................................................................5-8
CHAPTER 6: ASSESSMENT OF CHANGES TO FLORIDA STATUTES,ADMINISTRATIVE
RULES, STATE AND REGIONAL PLANS [163.3191(2)(F)] .....................................6-1
Introduction.................................................................................................................................I
Changesto Chapter 163, F.S......................................................................................................I
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April 2012 Keith and Schnars,P.A.
Monroe County 2010 Comprehensive Plan
Evaluation and Appraisal Report
LIST OF TABLES
TABLE PAGE
TABLE 1: UNINCORPORATED FUNCTIONAL POPULATION SERIES...........................................2-4
TABLE 2: UNINCORPORATED FUNCTIONAL POPULATION DISTRIBUTION BY SUB-AREA.......2-5
TABLE 3: EXISTING LAND USE BY PLANNING AREA(ACRES).....................................................2-6
TABLE 4: FUTURE LAND USE ACREAGE DISTRIBUTION...............................................................2-7
TABLE 5: PRIVATELY-OWNED VACANT LAND..............................................................................2-9
TABLE 6: POTENTIAL LAND USE CONFLICTS,LOWER KEYS................................................2-11
TABLE 7: POTENTIAL LAND USE CONFLICTS,MIDDLE KEYS...............................................2-12
TABLE 8: POTENTIAL LAND USE CONFLICTS,UPPER KEYS..................................................2-13
TABLE 9: FLOOR AREA RATIO BY FUTURE LAND USE DISTRICT..........................................4-13
TABLE 10:MONROE COUNTY EMPLOYMENT BY INDUSTRY ...................................................4-24
TABLE 11:VISITORS TO THE FLORIDA KEYS BY TYPE AND LOCATION..................................4-29
TABLE 12:FLORIDA KEYS HURRICANE EVACUATION MODEL MILLER MODEL
SUMMARY RESULTS ...................................................................................................................4-50
TABLE 13:2006 SOUTH FLORIDA REGIONAL HURRICANE EVACUATION STUDY,
SUMMARY RESULTS............................................................................. .............4-51
TABLE 14:PUBLIC ACCESS FACILITIES SUMMARY ...................................................................4-76
TABLE 15:COASTAL ROADS AND FACILITIES PROVIDING SCENIC OVERLOOK........................4-78
TABLE 16:DADE-MONROE EXPRESS ROUTE#301)SOUTHBOUND SCHEDULE............................4-86
TABLE 17:U.S. 1 CORRIDOR MONROE COUNTY BUS PASSENGER SHELTERS AS OF JUNE 2011 ...4-87
TABLE 18:LOWER KEYS SHUTTLE BUS STOP SHELTERS...............................................................4-93
TABLE 19:KWDOT TRANSIT PERFORMANCE INDICATORS .......................................................4-94
TABLE 20:KWDOT TRANSIT ANNUAL RIDERSHIP FORECASTS,2010-2020...............................4-96
TABLE 21:INTERCITY TRANSIT LEVEL OF SERVICE THRESHOLDS ..........................................4-96
TABLE 22:MONROE COUNTY INTERCITY MDT AND KWDOT)TRANSIT LEVEL OF SERVICE ...4-97
TABLE 23:SERVICE FREQUENCY LEVEL OF SERVICE FOR PARATRANSIT SERVICE.................4-99
TABLE 24:THE GUIDANCE/CARE CENTER,INC.TRANSPORTATION SCHEDULE.....................4-102
TABLE 25:MIDDLE KEYS TRANSPORTATION FARES PER ONE-WAY TRIP...............................4-103
TABLE 26:5-YEAR FORECAST OF TD POPULATION IN MONROE COUNTY,2008-2010............4-104
TABLE 27: 1985 FDEP OFW WATER QUALITY DATA................................................................4-180
TABLE 28: 1999 BASELINE NUTRIENT CONCENTRATIONS......................................................4-180
TABLE 29:MONROE COUNTY BEACH ADVISORIES AND CLOSINGS(2001) ................................4-185
TABLE 30:AVERAGE RATES OF HISTORICAL SEAL LEVEL RISE.................................................4-248
TABLE 31:IMPACT FEE REVENUES,DETAILED BY FUND,2000-2010......................................... 4-266
TABLE 32:IMPACT FEE REVENUE PROJECTIONS,DETAILED BY FUND...................................4-267
TABLE 33:HISTORIC MEDIAN HOUSING VALUE FOR MONROE COUNTY.................................4-276
TABLE 34:QUALIFYING INCOMES FOR SINGLE INCOME PROVIDER(40 HOURS) ...................4-276
TABLE 35:QUALIFYING INCOMES FOR MARRIED OR DOMESTIC PARTNERSHIP
HOUSEHOLDS(60 HOURS)........................................................................................................4-277
TABLE 36:TENANT MAXIMUM RENTAL RATES FOR SINGLE INCOME PROVIDER...................4-277
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Monroe County 2010 Comprehensive Plan
Evaluation and Appraisal Report
TABLE 38:MAXIMUM SELLING PRICE FOR AFFORDABLE UNITS IN 2010...............................4-278
TABLE 39: DISTRIBUTION OF OWNER-OCCUPIED HOUSING BY VALUE,2000.....................4-279
TABLE 40: DISTRIBUTION OF OWNER-OCCUPIED HOUSING BY VALUE, 1990....................4-279
TABLE 41: MORTGAGE STATUS AND SELECTED MONTHLY OWNER COSTS,UNINCORPORATED
MONROECOUNTY,2000.........................................................................................................4-280
TABLE 42: MORTGAGE STATUS AND SELECTED MONTHLY OWNER COSTS
MONROECOUNTY, 1990.........................................................................................................4-281
TABLE 43: NON-MORTGAGED STATUS AND SELECTED MONTHLY OWNER COSTS,
UNINCORPORATED MONROE COUNTY,2000.........................................................................4-281
TABLE 44: DISTRIBUTION OF RENTER OCCUPIED UNITS BY CONTRACT RENT RANGE,
2000.........................................................................................................4-282
TABLE 45: DISTRIBUTION OF RENTER OCCUPIED UNITS BY CONTRACT RENT RANGE,
1990..........................................................................................................4-282
TABLE 46: RENT-TO-INCOME FOR RENTER-OCCUPIED UNITS, 1999..................................4-283
TABLE 47: RENT-TO-INCOME FOR RENTER-OCCUPIED UNITS, 1989..................................4-284
TABLE 48: MONTHLY OWNER COST BY INCOME, 1999........................................................4-284
TABLE 49: SUBSIDIZED HOUSING DEVELOPMENTS,2010.....................................................4-290
TABLE 50: SECTION 8 SUBSIDIZED HOUSING DEVELOPMENTS,2010 ..................................4-290
TABLE 51: MOBILE HOME PARKS.........................................................................................4-292
TABLE 52: ESTIMATED NUMBER OF HOUSEHOLDS NEEDING AFFORDABLE HOUSING
BY INCOME LEVEL-LOWER KEYS PLANNING AREA...........................................................4-294
TABLE 53: ESTIMATED NUMBER OF HOUSEHOLDS NEEDING AFFORDABLE HOUSING
BY INCOME LEVEL-MIDDLE KEYS PLANNING AREA..........................................................4-295
TABLE 54: ESTIMATED NUMBER OF HOUSEHOLDS NEEDING AFFORDABLE HOUSING BY
INCOME LEVEL-UPPER KEYS PLANNING AREA..................................................................4-296
TABLE 55: PERMANENT POPULATION COST BURDENED HOUSEHOLDS 2010-2030............4-297
TABLE 56: PERMANENT POPULATION COST BURDENED HOUSEHOLDS 2010-2030
-LOWER KEYS PLANNING AREA...........................................................................................4-297
TABLE 57: PERMANENT POPULATION COST BURDENED HOUSEHOLDS 2010-2030
-MIDDLE KEYS PLANNING AREA.........................................................................................4-298
TABLE 58: PERMANENT POPULATION COST BURDENED HOUSEHOLDS 2010-2030
-UPPER KEYS PLANNING AREA............................................................................................4-298
TABLE 59: DWELLING UNITS BY TYPE,2010-2030 ..............................................................4-300
TABLE 60: AFFORDABLE MAXIMUM MONTHLY RENTAL RATES PER AMI PROJECTIONS
2015-2030................................................................................................4-301
TABLE 61: AFFORDABLE MAXIMUM SELLING PRICE,2015-2030........................................4-302
TABLE 62: FIRE PROTECTION PARAMETERS FOR SELECTED DISTRIBUTION SYSTEMS
THROUGHOUT THE KEYS .......................................................................................................4-335
TABLE 63: PUBLIC SCHOOL SYSTEM.........................................................................................5-2
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April 2012 Keith and Schnars,P.A.
Monroe County 2010 Comprehensive Plan
Evaluation and Appraisal Report
LIST OF FIGURES
FIGURE PAGE
FIGURE 1: SHARE OF EMPLOYMENT BY SECTOR 1980-2010..................................................4-25
FIGURE 2: SHARE OF EMPLOYMENT BY SECTOR 1980-2010..................................................4-25
FIGURE 3: NET CHANGE IN SHARE OF EMPLOYMENT BY TYPE 1980-2010............................4-27
FIGURE 4: MONROE COUNTY HOTEL ROOM INVENTORY.......................................................4-30
FIGURE 5: AGE OF HOTEL/MOTEL STRUCTURES,UNIN.MONROE COUNTY...........................4-30
FIGURE 6: MONROE COUNTY MONTHLY HOTEL OCCUPANCY...............................................4-32
FIGURE 7: PLEASURE BOAT LICENSES IN MONROE COUNTY.................................................4-33
FIGURE 8: COMMERCIAL FISHING INDUSTRY-MONROE COUNTY..........................................4-34
FIGURE 9: KEYS PLANNING AREA MAPS.................................................................................4-37
FIGURE 10: BLUE AND GREEN SHUTTLE BUS ROUTES,CURRENT ROUTE MAP........................4-89
FIGURE 11: ORANGE AND RED SHUTTLE BUS ROUTES,CURRENT ROUTE MAP.......................4-90
FIGURE 12: SEA LEVEL RISE PREDICTIONS............................................................................4-250
FIGURE 13: UNIFIED SEA LEVEL RISE PROJECTIONS OF THE SOUTHEAST REGIONAL
CLIMATE COMPACT..............................................................................................................4-250
APPENDICES
1 -SCOPING MEETING INVITATION
2 -LETTER OF UNDERSTANDING
3 -DATE CERTAIN POLICY ASSESSMENT MATRIX
4-ECONOMIC TRENDS AND OPPORTUNITIES REPORT
5-ASSESSMENT OF CHANGES TO FLORIDA STATUTES MATRIX
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