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Item B1 BOARD OF COUNTY COMMISSIONERS AGENDA ITEM SUMMARY Meeting Date: June 30, 2014 Division: Growth Management Bulk Item: Yes No X Department: Planning&Environmental Resources Staff Contact Person/Phone#: Christine Hurley, Ext. 2517 Joseph Haberman, Ext. 2532 AGENDA ITEM WORDING: A public hearing to consider a request for the abandonment of a portion of the right-of-way of Peninsular Avenue on Stock Island that is located between Blocks 46 and 60 (west of the west 1/2 of Lot 32 in Block 46) in Maloney Subdivision as recorded in Plat Book 1, Page 55. ITEM BACKGROUND: The petitioner has requested abandonment of a portion of the right-of-way of Peninsular, as described above and shown on the attached boundary survey, in order to improve access to and from a nonresidential development on Block,60, commonly known as Oceanside Marina. PREVIOUS RELEVANT BOCC ACTION: At the June 11, 2014 meeting, the BOCC agreed to sell the affected county-owned properties to Oceanside Investors, LLC (Block 46, Lots 30 and 31 and westerly V2of Lot 32. At the May 21, 2014 meeting,the BOCC approved a resolution to set the date, time and place of the public hearing, CONTRACT/AGREEMENTCHANGES: None STAFF RECOMMENDATION: Approval TOTAL COST: N/A INDIRECT COST: N/A BUDGETED: Yes No N/A DIFFERENTIAL OF LOCAL PREFERENCE: N/A COST TO COUNTY: N/A SOURCE OF FUNDS: N/A REVENUE PRODUCING: Yes No N/A AMOUNT PER MONTH N/A Year APPROVED BY: County Atty x OMB/Purchasing_Risk Management DOCUMENTATION: Included X Not Required DISPOSITION: AGENDA ITEM# ItOARD OF COUNTY COMMISSIONERS Uounty of Monroe Mayor Sylvia I Murphy,District 5 Mayor Pro Tern Danny L.Kolhage,District 1 Ile Floxida Keys o Neugent,District 2 40 Heather Carruthers,District 3 David Rice,District 4 Robert B.Shillinger,County Attorney— Office of the County Attorney Pedro I Mercado,Assistant County Attorney** 1111 12"Strnet,Suite 408 Susan M.Grimsley,Assistant County Attorney** Key West,FL 33040 Natileene W.Cassel,Assistant County Attorney** (305)292-3470—Phone Cynthia L Hall,Assistant County Attorney** (305)292-3516—Fax Christine Limbert-Barrows,Assistant County Attorney** Derek V.Howard,Assistant County Attorney** Lisa Granger,Assistant County Attorney Steven T.Williams,Assistant County Attorney **Board Cmofied in City,County dt Local Govt.Law MEMORANDUM TO: Board of County Commissioners FROM: Robert B. Shillinger, County Attorney DATE: June 19, 2014 RE: Peninsular Avenue Road Abandonment Petition Question Presented: Oceanside Investors LLC, a property owner adjacent to Peninsular Avenue, has filed a petition for abandonment of that County road. A question has been posed as to whether the proposed abandonment of Peninsular Avenue would qualify for abandonment in light of Section 19-1(a)of the Monroe County Code because that right of way terminates on water. Short Answer: There is no clear prohibition against the proposed abandonment under the language set forth in the County Code. Accordingly,the abandonment petition can be considered by the County Commission and the petition may be granted if the Board finds that the water body in which the right of way terminates does not constitute a body of"open water." However,if the Board finds that the water body in question is "open water",then the ordinance would prohibit the abandonment of Peninsula. Additionally, in order for the Board to grant the petition, it must also find that the proposed abandonment would not preclude the public from using a current means of access to the water. As a preliminary matter,Florida Courts have held that the County's interpretation of its own ordinances is entitled to deference.' Such an"interpretation need not be the only one or the most desirable; it is enough if that interpretation is permissible under the language of the statute.s2 The Courts should defer to such an interpretation provided that the interpretation in question"is within the range of possible and reasonable interpretations."3 l Secondly,the County is vested under Florida law with"wide latitude of discretion"when determining when to abandon a road.4 A county may abandon a public road or right-of-way if the Board determines that the general public welfare would benefit from abandonment and that abandonment would not be injurious to the public welfare or violate individual property rights. S Courts should not disturb the Board's exercise of its broad discretionary powers absent a clear abuse thereof or an invasion of property rights. 6 While the Board has broad discretion in this area under state law,prior Commissions have acted to limit this discretion through the enactment of Ordinances 16-1986,28-1998, and 017-2010. Those ordinances are codified in Section 19-1 of the County Code,which states in pertinent part: Section 19-1.Abandonment of rights-of-way. (a) No dedicated and accepted right-of-way in the county shall be abandoned where: (1)The right-of-way terminates on a body of open water; or (2)The right-of-way provides access to the public to land on open water; or (3)The abandonment would preclude a way for the public to maintain access to the water. (Emphasis added). Determining that the proposed abandonment does not violate Section 19-1(a)requires the examination of two different questions: I. Does the right-of-way in question either terminate on"open water"or provide access to land on"open water"? Stated differently,what does the term"open water"mean in the context of Section 19-1(a)(1)and (2)? H. Does the proposed abandonment"preclude a way for the public to maintain access to the water,"as set forth in Section 19-1(a)(3)? Issue I. What does the term "open water" mean in the context of MCC Section 19-1(a)(1) and (2)? Discussion: The first issue centers on the meaning of the term"open water" and whether the water body in question constitutes"open water"as that term is used in the context of Section 19-1(a)(1) and (2)of the Code. The definition of the term"open water" is critical to this determination however that term is not defined in the Monroe County Code, either in chapter 19 or elsewhere. "In the absence of a statutory definition,resort may be had to case law?or related statutory provisions which define the term, and where a statute does not specifically define words of common usage, such words are construed in their plain and ordinary sense."S "It is also proper to look to the dictionary meaning to find the plain and ordinary meaning of undefined terms."9 In short, since the Board has not defined the term "open water"in the context of the road abandonment ordinance,the Board may look to other authorities for assistance in interpreting the meaning of the ordinance. Although the Code does not contain a definition of the term"open water" in chapter 19,the Board has defined that term in the context of Policy 212.5.210 of the Monroe County 2010 Comprehensive Plan. That definition reads: "[fJor purposes of this policy'open water' means the portion of the straits of Florida, Florida Bay,the 2 Gulf of Mexico,or the Atlantic Ocean which consists of an uninterrupted expanse of water deeper than four (4)feet at mean low water(MLW)." The Board also made reference to the term"open water"in Policy 212.2.211 in describing"unaltered shorelines."In that policy,the Board stated that"unaltered shorelines are generally located along natural non- dredged waterways and open water and have a sloping profile typical of the original natural conditions of the shoreline even though fill or riprap may be present"whereas"altered shorelines are generally located directly along dredged canals,basins and channels and/or have been filled or vertically bulkheaded to such a degree that the original natural slope landward of the water is no longer present." (Emphasis supplied) It is clear from the aerial photography that the body of water at the end of the Peninsular Avenue right of way has been dredged from its natural state to form a basin that is sheltered from the Atlantic Ocean by the applicant's property. If Commission's use of the term"open water" in the comprehensive plan is imputed to the road abandonment ordinance, then the body of water at the end of Peninsular Avenue would not qualify as "open water."Consequently, granting the pending application would not be prohibited by the ordinance. Such a finding would be consistent with some,but not all, authorities which have defined the term"open water." The website about.com defines the term"open water" as "water that is unprotected, well exposed, and influenced by a variety of often dangerous environmental conditions. The term...open water' usually refers to being in the Ocean or in a large lake that is quite adistance from shore."" Similarly,Sea Talk Nautical Dictionary Online defines "open water" as "[o]ffshore ocean areas where there are no obstructions or navigation aids."14 In contrast,the online Macmillan Dictionary defines "open water"as"an area of water that is big enough for en u a boat or person to move around in.""5 This definition could possibly describe a relatively small body of water, such as the body of water at the end of the Peninsular Avenue. If the Board utilized this definition of the term"open water"in applying the ordinance,the road abandonment petition could not be granted. In sum:, the Commission has the lawful discretion to interpret the meaning of the terms set forth in its own ordinances provided that such interpretation is a permissible reading of the language set forth in the ordinance. If the Board finds that the water body at the end of Peninsular Avenue does not constitute"open water", as that term is contemplated in Section 19-1(a)(1)or(2), then the Commission has the authority to grant the petition before it. If the Board finds that the subject water body is"open water",then the ordinance would prohibit granting the petition. Issue H. Does the proposed abandonment preclude a way for the public to maintain access to the water, as mentioned in Sec. 19-1(a)(3)? Discussion: The analysis is different with respect to paragraph(3) of Section 19-1(a)due to the absence of the term "open" as a modifier for the term "water."The omission of the term "open"as a modifier for the term"water" in paragraph(3) of Section 19-1(a) can be read as an intentional decision by the County Commission to distinguish the term "water"in that paragraph from the term "open water" in paragraphs(1) and (2).16 In other words, rights of way that fall within the purview of paragraph(3) are not constrained by the limiting language of the term"open water." In short,paragraph(3) of the ordinance can be read to apply to any body of water-- not just"open water." 3 However,that is not the end of the analysis, because paragraph(3) also includes the phrase"maintain access" as a limitation. However,the road abandonment ordinance does not define either the term"maintain"or "access". As set forth above, the Board may resort to other authorities to help define terms left undefined in the code. The word"maintain" connotes a preservation of a present or traditional use of that which is sought to be maintained. The term has been defined to mean"acts to prevent a decline,lapse or cessation from existing state or condition."'7 In other words, the use of the word"maintain"implies the preservation of the status quo as opposed to the Creation or institution of something new.18 The word"access"generally means more than the ability to view but also the ability to physically enter property. In context of coastal access, courts have emphasized that access means the ability to gain ingress and egress to lands below the mean high water line, such as public beach areas, or reach the water,"As a statutory term within the context of beach and shore preservation,the Legislature has defined"access [to] mean[] the public's right to laterally traverse the sandy beaches of this state."20 Based upon the survey provided with the petition2l and the aerial photograph in the Growth Management Division's staff report, it appears that there is no current meaningful physical access to the body of water at the end of Peninsular Avenue by way of the subject right of way,nor- given the state of the mangroves-does it appear that the end of the right of way has been used to access the water in quite some time. Accordingly, absent any convincing evidence that the public uses the subject right of way to gain physical entry to the water at the end of Peninsular Avenue,the Board could find that proposed abandonment does not "preclude a way for the public to maintain access to the water". If such a finding is made, Section 194(a)(3) of the Code would not be triggered and the petition could be granted. Conclusion Based upon the information presented, the subject petition could be granted should the Board find that a)the water body in question is not"open water"and b)that the subject right of way does not currently provide the public access to that body of water, regardless of whether it is "open water"or not. Of course, as with all road abandonments, the Board must also find that proposed abandonment is in the public's best interest. If those findings are made,the limitation imposed by Section 19-1(a) of the Monroe County Code on the Board's broad discretion would not apply to this petition. Donovan v, Okaloosa County, 82 So.3d 801, 807(Fla.2012). Pruitt v. Sands, 84 So.2d 1267, 1268-9(Fla.4th DCA 2012). 3 Pruitt, at 1268. 4 Wedner v.Escambia Chem. Corp., 102 So.2d 631 (Fla. I'DCA 1958). 5 See Bouldin v. Okaloosa County,580 So.2d 205,210(Fla. DCA 1991). 6 See Wedner, at 632. 7 We are unaware of any judicial interpretations of this ordinance.A search of Lexis and the Florida Law Weekly Supplement did not reveal any cases interpreting the County's road abandonment ordinance. However,circuit court decisions are not routinely published as a matter of course,unlike decisions of the Florida Supreme Court and District Courts of Appeal,so it is possible this question has been litigated in the past. We reserve the right to revisit this opinion if presented with an authoritative decision on point. a State v. Mitro, 7100 So.2d 1643,1645(Fla, 199,7), 19 Town ofLongboat Key v. Islandside Prop. Owners Coalition, 95 So,3d 1037, 1041 (Fla.DCA 2,1'2012). 10 Policy-212.5-.2,in its entirety reads as follows; Except as provided herein,Except as provided herein,siting of single family docks,boat ramps,and boat slips on manmade water bodies shall require minus four(4)feet mean low water(MLW)depths at the terminal end.These 4 structures must have continuous access to open water at depths of minus four(4)fee(MLW)or greater over a channel width of twenty(20)feet,or access to open water via a marked,federally and state approved navigation channel. 1.Docking facilities may be developed on any shoreline if there is a mean low water(MLW)depth of a least minus four(4)feet at the terminal end of the docking facility,and continuous access to open water,or 2.Docking facilities may be developed on the shoreline of lots in a subdivision if the docking facility is located in a channel or canal or basin that connects five or more contiguous lots which was dredged before 1986,and if there is a mean low water(MLW)depth of at least minus four(4)feet at the terminal end of the docking facility. For purposes of this policy"open water"means the portion of the straits of Florida,Florida Bay,the Gulf of Mexico,or the Atlantic Ocean which consists of an uninterrupted expanse of water deeper than four(4)feet at mean low water(MLW)and"continuous access"means a natural passage or an existing manmade channel no shallower that four(4)feet at mean low water(MLW)and no narrower than twenty(20)feet. Policy 212.2.2 reads as follows: Definitions for the terms"altered shoreline"and"unaltered shoreline"shall be adopted concurrent with this comprehensive plan and shall be written to recognize the following general features of each: 1.altered shorelines are generally located directly along dredged canals,basins and channels and/or have been filled or vertically bulkheaded to such a degree that the original natural slope landward of the water is no longer present. 2.unaltered shorelines are generally located along natural non-dredged waterways and"open water"and have a sloping profile typical of the original natural conditions of the shoreline even though fill or riprap may be present. 12 See Growth Management Staff Report,page 1;Aerial dated 2012. 13 See About.com,available at http://paddling.about.com/od/paddlingdefinitions/g/def_open_water.htm. 14 See Seatalk Nautical Dictionary,available at http://www.seatalk.info/cgi-bin/nautical-marine-sailing- dictionary/db.cgi?db=db&uid=default&FirstLetter=o&sb=Term&view_records=View+Records&nh=2. IS See Macmillan Dictionary,available at http://www.macmillandictionary.com/us/dictionary/american/open-water. 16 See Leisure Resorts,Inc. v.Rooney,654 So.2d 911,914(Fla. 1995)("When the legislature has used a term,as it has here, in one section of the statute but omits it in another section of the same statute, [courts]will not imply it where it has been excluded."). "Black's Dictionary,6th edition(1991);see also,In re:Phillip Watts Enterprises,Inc., 186 B.R.735,738(Banta•.N.D.Fla. 1995). la See,e.g.,McNayr v. Cranbrook Investments,Inc., 146 So.2d 400(Fla.3d DCA I962),aff d, 158 So.2d 129, 130(Fla. 1963). 19 See Brannon v.Boldt,958 So.2d 367(Fla.2nd DCA 2007),at 373-74;see generally, Trepanier v. County of Volusia,965 So.2d 276(Fla.5`s DCA 2007);and White v. Hughes, 190 So.446(Fla. 1939). 20 Fla.Stat.§ 161.021 (2012). 21 See Hildebrandt survey dated April 28,2014,revised May 6,2014. 5 BOARD OF COUNTY COMMISSIONERS 'County of Monroe Mayor Sylvia J.Murphy,District 5 e Mayor Pro Tern Danny L Kolhage,District I The Florida Keys George Neugent,District 2 Heather Carruthers,District 3 David Rice,District 4 Robert B-Shillinger,County Attorney** Office of the County Attorney Pedro J.Mercado,Assistant County Attorney** I I I I 12'h Street,Suite 408 Susan M.Grimsley,Assistant County Attorney** Key West,FL 33040 Natileene W.Cassel,Assistant County Attorney** (305)292-3470—Phone Cynthia L.Hall,Assistant County Attorney** (305)292-3516—Fax Christine Limbert-Barrows,Assistant County Attorney Derek V.Howard,Assistant County Attorney** Lisa Granger,Assistant County Attorney Steven T.Williams,Assistant County Attorney **Board CeAffied in City,County&Local Govt.Law MEMORANDUM TO: Board of County Commissioners THRU: Bob Shillinger, County Attorney FROM: Susan Grimsley, Assistant County Attorney RE: Permitting Mangrove Removal at the End of Peninsular Ave. DATE: June 20, 2014 A question has been presented regarding whether the mangroves at the end of Peninsular Avenue can be lawfully removed, and if so, under what circumstances. The following is a discussion about the mangroves and permitting. It does not address other issues such as parking, design, construction, budget,policing authorities, or maintenance of any proposed public access project. 1. Removal of man rovesalone Generally speaking, the Florida Department of Environmental Protection (DEP) does not authorize mangrove removal(e.g. clearing to the waterline, removal by hand, root removal, dredging by backhoe), even if an offer for mitigation is proposed, unless it is part of a larger construction project (e.g. boat ramp,dock, fishing platform, etc.). They do, however, allow limited trimming for view and navigational purposes. No federal application to the US Army Corps of Engineers (ALOE) would be required for the scenarios described above unless dredging/earthwork is involved. However, if the DEP denies a project, it cannot receive federal approval. 2. ]Public Boat Ramp A project that sought to increase the public's access to the water, such as a boat ramp or docks, could be a permitable project. One foreseeable complication is the location of the vessels currently docked at Oceanside Marina. It is possible that construction and use of a boat ramp at the proposed location would not be practical, and its use may be a hazard to the vessels present at the marina. This would be determined by the permitting agencies. (Sec. 10 of the Rivers and Harbors Act, 33 U.S.C. 403) Memorandum to Board of County Commissioners Re: Permitting Mangrove Removal at the End of Peninsular Ave. June 20,2014 Page Two A. County Permitting The County limits boat ramps to 35 feet in width, exclusive of accessory docks, Dredging may not exceed 100 cubic yards above and below mean high water line. The county application fee is $80.00. County regulations require a stormwater management plan. Monroe County Code Sec. 11 8-12(l) B. State Permitting i. Permitting Mangrove Removal at the End of Peninsular Ave. If the County applied to build a public boat ramp, it would be exempt from state permitting if the ramp was less than 30 feet wide, any loading/unloading docks are no more than 500 square feet, and dredging is limited to 25 cubic yards of material. However, there is still a state process required to approve the scope of work and to enter into a Proprietary Letter of Consent from the state (not a lease). If mangroves are to be removed as part of the boat ramp and/or accessory dock installation, this would be authorized without the need for mitigation if the project met the exemption requirements. An application package including project drawings must be submitted. This would be the same application that goes to ACOE, which will require more information to be submitted. In addition, federal mitigation for any mangroves to be removed will be required. A stormwater plan may also be required by the ACOE. DEP permitting could take between 30-60 days. F.S. Sec. 403.813(l)(c)authorizes exemption from DEP permitting; also F.A.C. 62- 330.051(5)(e) ; Proprietary Letter of Consent requirements- Forms of Authorization to use sovereign submerged land F.A.C. 18-21.005 (c)10. ii. If the County wanted to file an application for a larger public boat ramp, a Regulatory General Permit would be required from DEP. This permit would be applicable to a ramp between 30-60 feet wide, with no more than 100 cubic yards of dredging; there must already exist two feet of water below mean low water for navigational access (F.A.C. 62- 330.417 (2)(b)(d)). The entire ramp may be 60 feet wide,but the ramp surface must be no wider than 36 feet, by state regulation F.A.C. 62-330 (3)(b). Up to two accessory docks, no more than 500 sq. ft. in total, for temporary vessel loading/unloading would also be allowed under (3)(d), A Proprietary Letter of Consent from the state is required, as well as a binding agreement to insure the facility will be open to the public for the life of the facility and to ensure stormwater management (F.A.C. 62-330.417(5) (Agreement to Maintain Public Access and Operate Stormwater System Form 62-330.417(2)). Similar to the exemption criteria above, if there are mangroves to be removed as part of the project, such removal would be approved under the permit without the need for State- required mitigation. However, Federal mitigation will be required for any mangrove removal. The DEP application fee is $250.00 and obtaining approval of the DEP permit could take between 30-60 days. General Permit F.A.C. 62-330.417(1) (d) ; Requirements and conditions of the permit F.A.C. 62-330.417(2)(a)-(e) ; construction limits F.A.C. 62-330.417 (a)-(d) Memorandum to Board of County Commissioners Re: Permitting Mangrove Removal at the End of Peninsular Ave. June 20,2014 Page Three C. Federal Permittinp. ACOE- The proposed work requires a permit from ACOE. The required permit(a dredge & fill permit pursuant to Section 404(b)(1) of the Clean Water Act) is applied for through the Joint Application process with the state. ACOE proceeds to look at the application with an eye to avoidance of the mangroves, minimization of removal, and then mitigation for the removal if removal cannot be avoided. ACOE would consider possible avoidance and alternative scenarios to limit/avoid the mangrove clearing. Financial mitigation of an unknown amount is required for the mangrove clearing, as well as impacts to benthic resources (seagrass and corals), if any. However, this is a small, discrete area with little impact on adjacent environments, which would be taken into consideration. There is no charge for the Federal application. D. Application Requirements/Costs It would be necessary to hire a bathymetric surveyor, an engineer for the design and specifications of the ramp and docks, and an environmental consultant to prepare the application. Alternatively, a permitting entity or consultant could be hired to do the work and subcontract those functions. The experts needed are estimated to cost between $25,000 and $50,000. This does not include staff time for possible RFPs, RFQs, contracts, etc. and does not include construction or mitigation costs. E. Coordination with the FKNMS and National Marine Fisheries Service (NMFS) During the ACOE review period, the project is also reviewed by the Sanctuary and NMFS for potential impacts to protected marine organisms. They may have additional concerns/requirements related to the potential effect on marine species and use of best management practices during construction. Their review may further limit any mangrove removal and require avoidance for approval. G. Review Time• The entire application process and review could take between nine months and two years, depending upon county actions and processes, scope of work, quality/completeness of the application packages, and agency review time. Based on current information, it is likely that such a project would be permitted under the exemptions or the regulatory permit. Conclusion: It is highly unlikely that Monroe County as an applicant would receive authorization to remove mangroves, even with payment for mitigation, unless the removal is part of a larger construction/development project. Such a project would likely receive a permit under state and federal regulations, depending on design and minimization/avoidance measures. Respectfully Submitted, Q SUSAN M. GRIMAEY e;'f Assistant County Attorney SMGkrnp: MEMORANDUM MONROE COUNTY PLANNING&ENVIRONMENTAL RESOURCES DEPARTMENT To: The Monroe County Board of County Commissioners Through: Christine burley, AICP, Director of Growth Management Townsley Schwab, Senior Director of Planning& Environmental Resources From: Joseph Haberman, AICP, Planning& Development Review Manager Date: June 16, 2014 Subject: A public hearing to consider approval of resolution renouncing and disclaiming any right of the County and the public in and to a portion of the right-of-way of Peninsular Avenue on Stock.island that is located between Block 46 (Lots 30, 31 and westerly Y2 of 32) and Block 60 (Lots 1 and 2) in Maloney Subdivision (Plat Book 1, Page 55) (File 42014-054) Meeting: June 30,2014 (Public Hearing) 1 I REQUEST: 2 3 The petitioner has requested abandonment of a portion of the right-of-way of Peninsular 4 Avenue in order to improve access to and from a development on Block 60, commonly 5 known as Oceanside Marina. The petition involves the segment of Peninsular Avenue that is 6 west of the Peninsular Avenue and Maloney Avenue intersection. 7 S 9 10 11 12 13 14 15 16 17 18 19 m I 20 � 21 ... . � 22 1 * - (j1'1W 23 24 25 2 27 %%% %,,�,� /, Affected Properties(outlined in.blue)J Proposed Abandonnnent(iii:u:hukiied/lhat IVled uwu ml) Page 1 of 6(File#2014-054) (Aerial dated 2012) 1 3 Applicant/Petitioners: 4 Agent: Barton W. Smith, Esq., Smith Oropeza, P.L., on behalf of Oceanside Investors 5 LLC (owner of Real Estate (RE) #00127420.000000) 6 7 11 REVIEW OF APPLICATION: 8 9 The road abandonment petition was submitted by one of the only two property owners that 10 are considered affected by the Monroe County Code (MCC). 11 12 Four parcels are contiguous to the improved section of the subject road segment: 13 Parcel (RE #) Platted Lots Adjacent to Segment of Property Owner Peninsular Avenue to be Abandoned 00127,420.000000 Block 60, Lots I and 2 Oceanside Investors LLC 00126210.000000 Block 46, Lot 30 Monroe County 00126220.000000 Block 46, Lot 31 Monroe County 00126230.000000 1 Block 46, Westerly Y2of Lot 32 Monroe County 14 15 Note: At the June 11, 2014 meeting, the BOCC agreed to sell the aforementioned county- 16 owned properties to Oceanside Investors LLC. 17 18 The portion of the right-of-way to be abandoned is bordered by the land associated with 19 Block 46 to the north (developed with a nonresidential building formerly used by the Hickory 20 House restaurant), a harbor to the west, and the land associated with Block 60 to the south 21 (developed with a mixed use marina commonly known as Oceanside Marina). 22 23 The applicant, the property owner of Oceanside Marina, has requested abandonment in order 24 to improve access to and from their nonresidential development. 25 26 This petition has been reviewed by County staff and utilities and documents of no objection 27 were received by the following: 28 * Monroe County Engineering Department(memo dated May 12, 2014) 29 9 Monroe County Code Compliance Department(memo dated May 5, 2014) 30 * Monroe County Office of the Fire Marshal (memo dated June 10, 2014) 31 * Monroe County Sheriff s Office (memo dated May 7, 2014) 32 * AT&T(letter dated May 8, 2014) 33 0 Florida Keys Aqueduct Authority (letter dated May 29, 2014) 34 * Keys Energy Services (letter dated May 1, 2014) 35 * KW Resort Utilities, Corp. (letter dated May 6, 2014) 36 * Comcast(letter date June 10, 2014) 37 38 The aforementioned received documents are attached to this report. 39 Page 2 of 6 (File#2013-150) I The BOCC has the authority to grant abandonments of dedicated and accepted rights-of-way 2 under jurisdiction of the County in accordance with MCC §19-1. MCC §19-1,,4bandonment 3 of rights-of-way, provides the following provisions and criterion for granting abandonments. 4 5 (a)No dedicated and accepted right-of-way in the county shall be abandoned where: 6 7 (1) The right-of-way terminates on a body of open water; or 8 9 The portion of the right-of-way to be abandoned is bordered by land associated with 10 Block 46 to the north (developed with a nonresidential building formerly used by the 11 Hickory House restaurant), a harbor to the west, and land associated with Block 60 to 12 the south (developed with a mixed use marina commonly known as Oceanside 13 Marina). 14 15 Water is defined in MCC §101-1: water or community water means all water on or 16 beneath the surface of the ground, including the water in any watercourse, water body 17 or wetland. Open water is not defined in the MCC. 18 19 The use of the adjective "open" prior to water in this provision is presumably 20 intended to limit the type of restricted body of water in which a right-of-way 21 terminates to a body which is open without restriction. Therefore, although the 22 defined term of water expressly includes wetlands, the undefined term of open water 23 does not necessarily include wetlands which may have attributes that restrict open 24 access. 25 26 According to a boundary survey submitted with the application, the improved section 27 of the segment to be abandoned terminates in wetlands vegetated with mangroves. 28 The unimproved section of the segment to be abandoned terminates in water; 29 however this inaccessible segment may not be natural open water as this area has 30 been dredged in the past. The plat (platted in 1910, recorded in 1911) shows the 31 roadway beyond the mangrove community to the west, but it was drawn prior to 32 existing improvements in the area. The current mean high water line is situated prior 33 to the mangroves to the east. 34 35 As defined in MCC §10 1-1, mangrove community means a wetland plant association 36 subject to tidal influence where the vegetation is dominated by one more of the 37 following three species of mangroves: 1) Avicennia germitiatis (Black mangrove), 2) 38 Laguncularia racemosa(White mangrove), 3) Rhizophora mangle (Red mangrove). 39 40 Note: Due to a) current regulations restricting the removal of mangroves and the 41 filling of wetland/submerged land and b) the lack of necessity to extend the improved 42 roadway further to the west, the unimproved section of the of the segment of 43 Peninsular Avenue that is currently wetland and/or submerged land will not likely be 44 developed in the future. 45 Page 3 of 6 (File#2013-150) I Staff finds that the improved section of the right-of-way does not terminate on a body 2 of open water. 3 4 (2) The right-of-way provides access to the public to land on open water; or 5 6 According to a boundary survey submitted with the application, the improved section 7 of the segment to be abandoned terminates in wetlands vegetated with mangroves. 8 9 Staff finds that the right-of-way does not provide access to the public to land on open 10 water. 11 12 (3) The abandonment would preclude a way for the public to maintain access to the 13 water: 14 15 According to a boundary survey submitted with the application, the improved section 16 of the segment to be abandoned terminates in wetlands vegetated with mangroves. 17 18 Staff finds that the abandonment would not preclude a way for the public to maintain 19 access to the water. 20 21 (b) In all other cases of abandonment, no right-of-way shall be abandoned unless there is an 22 agreement to do so by all affected property owners. For purposes of this subsection, an 23 affected property owner is the owner of property which, if the right-of-way is abandoned, 24 will: 25 26 There are only two affected property owners, Oceanside Investors LLC and Monroe 27 County. Oceanside Investors LLC is the applicant. If the BOCC opts to approve this 28 application, the approval shall also constitute the required agreement by the County as an 29 affected property owner to carry out the abandonment. 30 31 (1) Have access that is currently used by that property owner eliminated; 32 33 Only one of the affected properties (owned by Monroe County)meets this criterion. 34 35 The two existing access drives to/from the Oceanside Investors LLC property are 36 located to the east of the segment to be abandoned. Therefore, access that is currently 37 used would not be eliminated. 38 39 The existing access drive to/from the Monroe County property occurs along the 40 segment to be abandoned. However as Monroe County would acquire the portion of 41 the right-of-way north of the centerline, the access that is currently used would not be 42 terminated. 43 44 (2) Have the only platted access eliminated; 45 46 Only one of the affected properties (owned by Monroe County)meets this criterion. Page 4 of 6 (File#2013-150) 1 2 The two existing access drives to/from the Oceanside Investors LLC property are 3 located along the platted Peninsular Avenue roadway. However, one of the access 4 drives is situated due south of the platted Maloney Avenue's southern terminal point 5 (the Maloney Avenue/Peninsular Avenue intersection). Access at this point 6 technically occurs from both Maloney Avenue and Peninsular Avenue. 7 8 The existing access drive to/from the Monroe County property occurs along the 9 segment to be abandoned. However as Monroe County would acquire the portion of 10 the right-of-way north of the centerline, the access that is currently used would not be 11 eliminated. 12 13 (3) Have the paved area adjacent to that property increased for turn-around purposes; 14 or 15 16 Both affected property owners meet this criterion. For the purpose of allowing 17 vehicular traffic to turn around, a turnaround with an appropriate design will be 18 required by the Office of the Fire Marshal and the Public Works Division. 19 20 (4) Be increased in size. 21 22 Both affected property owners meet this criterion, as both affected properties would 23 be increased in size as a result of the abandonment. 24 25 (c) A road may be abandoned only at the terminal portion of the road and in its full width 26 unless the abandonment will comply with the County Code requirements for road, turn- 27 around, and fire-rescue access and one of the following circumstances exists: 28 29 (1) An adjacent lot owner has on the platted right-of-way or within a setback a 30 substantial structure which predates the Special Session Law 59-1578 pertaining to 31 maps, plats and right-of-way. The term "substantial structure" specifically does not 32 include wood or metal fences, sheds or tiki huts or other items not listed which are 33 accessory structures. 34 35 For the purpose of allowing vehicular traffic to turn around, a turnaround with an 36 appropriate design will be required by the Office of the Fire Marshal and the Public 37 Works Division. 38 39 (2) The abandonment is requested by a county department or governmental agency for a 40 public purpose. 41 42 The abandonment is requested by private property owners, not by a County 43 department or governmental agency. 44 45 (d) The board of county commissioners considers these a restriction on the rights of 46 individuals who desire to abandon properties in accordance with F.S. §336.09. Page 5 of 6 (File#2013-150) 1 2 Not applicable. 3 4 III RECOMMENDATION: 5 6 The Growth Management Division does not object to the proposed abandonment. 7 8 IV EXHIBITS: 9 10 Attachment: Proposed Abandonment Legal Description and Survey 11 Attachment: Coordination documents Page 6 of 6 (File#2013-150) m c-1 .j �, ,. .... p a 0(1 m m m 16 6 15 m A II O y y .Zl O o m'�m R t° o S a' Cb Tp 0 0 a aZm m�'��Onoa�c P/Otted o ( mr rn o."mz 3 = e/i e CD r n� 47 O j . 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R' CL �' I �Zg� fl O < O CD a C 0 0 V (!1 O m Orn C r a m, $a •, I CA c? boa M 9.29 NP O ;a po am TA �o I a A a ' Na N I n s a a m { A 0 " o z C x Z I IH A A q 0 �? %—% % % %d % % g C ` ►. ° X — X sW%4� a I Soo J e � p".� II •o Chain Unk Fence, on line 47N ro= c �'e$S�o wig E�ag� o°�o v_ot�bn4 s i.�3- �wg S 95 ��Sgoma3m Sggpq [g.e1CA °p Dgsgg �aN Q N3 "V �ONA R-9 O..[R P3 0 N Z 7 O a ,�, og m I� Oaa $O � d3%8°• aosO° g 6 0 g_ I °—f9 �,�m�S z ft .� T d�SvS N.Am°Iq' -.R A$ �-±e m D z 1.1 '? s o39 m S s�'��`m5 m Np� O N � ''G II N $aOI.-..o+p9�a°39.CC_A r_ V! fn +w - $ r R v� 3• L. 3 o. Z 3 0 e 3 N c : o 9�=a!AOt ' 3 II I - R qVr 20 n8V0�DW Y W / l Engineering Department MEMORANDUM •, ,� To: Gail Creech, Planning Commission Coordinator From: Judy Clarke, P.E. Director of Engineering Services Date: May 12, 2014 ?2 Re: Oceanside Investors, LLC Road Abandonment Petition#2014-054 I have reviewed the file that was forwarded to me on April 25, 2014 and the survey and legal description that was provided on May 7,2014 and have the following comments: 1. The subject right of way terminates at the shoreline of a body of water or,if the full platted right of way is proposed to be abandoned,within the body of water. Monroe County Code Section 19-1 Abandonment of rights-of-way, (a)(1)states that No dedicated and accepted right- of-way in the county shall be abandoned where the right-of-way terminates on a body of open water; a determination should be made whether this right-of-way is eligible for abandonment due to its termination on a body of water. 2.Notwithstanding item#1, should the proposed abandonment be approved,the applicant should be required to construct a cul-de-sac to allow vehicles to turn around;the cul-de-sac should be located such that it prevents the driveway and parking lot of the Tortuga West Housing from being used as a turnaround. The specific design of the cul-de-sac can be determined after abandonment is approved. If you should have any questions or need any additional information please feel free to contact me by telephone at 305-295-4329 or by email at clarke-judith@monroecounty-fl.gov. Thank you. cc: J. Haberman, Growth Management MEMORANDUM MONROE COUNTY GROWTH MANAGEMENT DIVISION CODE COMPLIANCE We strive to be caring,professional and fair era n yA� TO: Townsley Schwab, Sr. Director, Planning FROM: Ronda L. Norman, Sr. Director, Code Compliant DATE: May 5, 2014 RE: Road Abandonment request for Oceanside Investors LLC File#2014-054 An inspection of the above referenced property was conducted today by Sr. Inspector Nancy Dowling and no concerns were observed. Code Compliance has no objections or concerns regarding the road abandonment referenced in this request. Please feel free to contact me if you should have any questions. rn ninular Island / Insp. N DomAing 1K ff i�e✓frr r (�f l r r,/1 � �fo�/ r, 4 Y� Y�IVF m r-: i rNi)f/ � lu/ �' � l✓ rM U�1f r/rl r 0 r��l f ��f�1 a �ti�al d r�✓�f� w,f��i�r/1/a I /) i �fi�w1� ��l��r��/y��//o F��Iil%�r�/tyii��y�/IIJI��r��rl�!"✓r�^�f(I�� f�� „ f i„ � I i � r W I I I LI n �1 � I Y h V C�r PeninsularAve Stock Island 05/05/2014 Insp. 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Fire apparatus access per NFPA, and FFP codes shall be maintained at all times during and after construction. Sincerely, Z—J '-7 Timmy Leonard Deputy Fire Marshal Monroe County Fire Rescue (�u IJ RICHARD A.MONROE COUNTY SHERIFFS OFFICE SHERIFF I 11 l To: Gail Creech Planning Commission Coordinator Fr: Captain Donald Hiller Monroe County Sheriff's Office Date: May 7, 2014 Re: Road abandonment Petition Review: Oceanside Investors LLC-file# 2014-054 1 have reviewed the petition for road abandonment for the above-described location. Ingress/egress is not an issue for emergency vehicles since the location will still have access to The Hickory House property as well as an additional entrance/exit to the Tortuga West 6900 Maloney Ave. property.There is not going to be an issue with additional traffic or hazards to the neighborhood if this land is abandoned. I have conferred with Attorney Barton Smith on this request and for clarification and am comfortable with this approval. The Monroe County Sheriff's Office has no objections to the abandonment of this land. Please feel free to contact me if you have further questions. 25 COLLEGE ROAD KEYWEST, FL 35040 ( )2 - E �w Rk uv aw 650 United St Key West,FL 33040 Office: (305)296-9077 Facsimile: (305)296-9032 May 08,2014 Barton W.Smith, Esq. Attorney at Law 138-142 Simonton Street Key West, FL 33040 Subject: . CommissionersMonroe County Board of County PeninsularBeing a portion of To Mr.Smith: Our engineering department has reviewed the above referenced request. Presently, AT&T has no existing facilities in the area of the above mentioned section. AT&T has no objection to the abandonment of the above referenced Right of Way. If further assistance is needed,please do not hesitate to call me on(305)296-9077. Thank You, Herb Bradshaw Manager OSP Planning&Engineering Design AT&T Florida rt�� mrtH— D 0 a oaa moC,-= g Q 44 ams= egg d a xNac�F 4i a C°��S o�°°� Plotted ell^ c° a sl�o `O mac® mj rO � • e !"'70• bra O o I o O)z aNmo.m 3,e 11� ° n 7�ZOO= 4 � �N m- �6° �'vi Ij c I #2�a n3 O c A c 'I. S9n rx n lm °Fifr6 's. I °k. Z c$ p_o. IIn 6 o ° F I I F �3 � � •as•ac \ aoW� rrI L m p � r - q �. ,. S I � I 13ic w' P -W X — X a C p Chain Link Fa—on fins 3 �4 3 i •`'• r I 9 813 if f Im On¢ � so s Sao w Z alga 11, i ¢8eLI 89 �Y�. Ri� in �g" S^ to S.i2.S�e � ° I 6 ° � .. �, _ { ° l a u. 0 �' / •any AGUOIcw J.Robert Dean Chairman Florida Keys District 3 Antoinette M.Appall / Aqueduct Vice-Chairman �y � 1100 Kennedy Drive District 4 Key West, Florida 33040 Brian L.Barroso Telephone (305)2 6-2454 Secretary/Treasurer www.tkaa.com District 1 Melva G.Wagner District 2 David C.Ritz District 5 Kirk Zuelch Executive Director May 29,2014 Barton W. Smith,Esq. Smith Oropeza,P.E. 138— 142 Simonton Street Key West,FL 33040 Dear Mr. Smith: RE: Oceanside Investors,LLiC—Abandoned a portion of East end of Peninsular Ave., South Stock Island. Road is approximately 184.8 feet tong and approximately 50 feet wide(see attached survey) The FKAA Board of Directors approved at the May 28,2014 meeting„the above referenced project. Pursuant to your request,the FKAA staff has researched your request and has no objection to the abandonment listed above. FKAA has no facilities located within the area of requested abandonment. Should you have any questions,please do not hesitate to call this office. Sincerely, FLORIDA KEYS AQUEDUCT AUTHORITY earnie Distribution Design Supervisor M`N/cma .C: Robert Feldman,General Counsel Roy Coley,Operations Department Director Key West Customer Service Office Monroe County Building Department L% vhq ZA M w Lr'b et if rk %r p 4K m c Z.go z Ax 0; '6 2- 4) CL n co ----------- rri 13 n -n Ln a Nc IN N wood WCO p F\ I wi Zia 41 flit 111gill- o Fo IKa � ' 11: ILI JA Fn Wig 1; -fril sm J- t lax 'A I" Ila 0 wt 9L OWN. DAV V\j 000 305 1001 Jam 1 PQ 9=6100 KeYWOVOM-610D wwwJWpEnerW.com UTILITY BOARD DAR OF T H E�.. CITY ITY F� KEY , WEST �. May 1, 2014 Nick Batty, Esq. SMITH P , P.L. 13 — 142 Simonton Street Key West, Fl. 33040 RE: Road Abandonment— Peninsular Avenue, 'Stock Island Bear Mr. Batty: Keys Energy Services (K has reviewed your request for road abandonment for portion of Peninsular Avenue In Stock Island. KEYS has no objection to the proposed road abandonment as long as one of the following Is done: ➢ The customer may leave the pole In its current location and provide KEYS with an easement for all existing utilities and vehicular access to the proposed pole location and down guys. ➢ Pole #SK60-1-2A can be relocated at the owner's pease; with an estimated cost of$16,000. Should the customer choose this option, the work can be completed within 10 to 12 weeks after payment is received. > If the above option is chosen, please coordinate with Comcast and AT&T to ensure that their utilities can be relocated, If so, you must obtain the proposed charges them. If you have any questions, please feel free to contact me at 305,295.11055, Sincerely, Matthew Alfonso Engineering Supervisor Matthew.Alfon rdKe Ene .corn M /mpd Copied via electronic mail: Lynne Tejeda, General Manager&CEO Jack Wetzler, Assistant General Manager&CFO Date Finigan, Director of Engineering&Control David Price, Director of Alex Tejecla, Director of Customer Services o:q 3� C fn Ka Za� �� 0 m N _ O�z 0" - nm m O 0 0 mgm It � o i Room O-DIX `p' ' Y W � ' l I rnICA "- mco-1 M x �� ;rG ZOO C) cp D ;a Z Z 1 m m ON a w, m M"u 0 c 1 q N b rf Ho Ala^�� 711 I✓ a��r �y, r f M Z zO=1 OFn 'U m ✓ r i� r�✓ . a�YJ f �Yr^& l :�,w r 7mrvnMi�r C �� i � �fi I. �t Diu r �✓rl)�!� i�. mo Z � � �A�tlk alr ��!)�✓�i7� r � I�iy��a,w U a ✓ �� lrl'd rr ti �x 7Vl n r 9 6 -e^ »� ��' ✓ 7 tM m Z8 m C f �6�✓Jl�hiVr �[r f ✓ e T Z Z G Or m fw" 4 j a" �IN�,I/yi �� I " " pr✓ f �7 " ✓r✓ a�l 9 f✓r�ra7�iirhy �w�� ro� i rn m 7 Coomcast Comcast Cable 1010 Kennedy Drive. Suite 200 Key West,FL 33040 June 10, 2014 Barton W. Smith, Esq. SMITH OROPEZA, P.L. 138 — 142 Simonton Street Key West, Florida 33040 RE: Re: Road Abandonment Petition Request to abandon Western end of Peninsular Avenue Dear Barton W. Smith, Esq.: Comcast has no objection to the abandonment of the Western end of Peninsular Avenue on Stock Island, Florida 33040. If you have any questions of are in need of further information please contact me at 305-809-1255. Sincerely, Greg Daniels Lead Construction Technician Comcast Cable, Florida Keys iKW Resorl, a Cor l 6630 Front Street Key West, FL 33040 305m25,330 FAX 305.295.0,143 KWR www.kwru.com April 25,2014 VIA ELECTRONIC MAIL Oceanside Investors, LLC. Barton W. Smith,Esq. 5950 Peninsular Ave Key West,FL 33040 ® Abandonment of PeninsularAve. F` Mr. Smith, KW Resort Utilities has reviewed the Monroe County Property Appraiser's map that shows the proposed abandonment. The Map was provided on April 23,2014 to KWRU in an email from Nick Batty,Esq.,of your firm and is attached to this document. The Map is dated 4/1/2014 and it designates the proposed road abandonment perimeter in red. KW Resort Utilities Corp.does not object to the abandonment of the proposed section of Peninsular,provided a reasonable utility easement is reserved for KW Resort Utilities sewer utilities across or adjacent to the property. Sincerely, Christopher A.Johnson President O-E� CCnrn oz.0 m 3: �D� �;o m�� oaa z 0o- m o-z �Oa -o �m ,a m Uim Ion r � � U mum m — � C) m z CL a)m to'0 Z m m z m S pia /r zoos p s r CA Z m S m c 4 1, C A A �' �mpn .I�• r. � '� Mill ^,l f 4 � ) DOD b V ,b, CD mmz fi Oz-I O� m m O ja 00 i c Utz O 2,0 rn -0 O m O mm T l r17% rah i e n Z C r +1% „ ' Jyrii� f ' fP ;1p/j ni//OiirG a,i1ri Y/r v Dl rlUlri gfi%G'a,%r /i yy a O O m `I S' �'� Z } - �� h c � r I m. I „ F i y., ,m---- z ------- 0 --- m Ap w C7 h i CO C W _; 7` oy'� M Z i ri p � w e TTn N o 4 �' �,' «� ,�� 125980 m00 '0 6630 Front Street Key Westv FL 33040 305,295.3301 FAX 305.295.0143 KWR May www.kwro.com Oceanside Investors, . 5950 Peninsular Barton W. Smith,Esq. Key West,FL 33040 RE: Abandonment of Peninsatar Ave. Mr. Smith, KW Resort Utilities 's map that shows the proposed abandonment The Map was provided on April 23,2014 to KWRU in an email from Nick Bztty,Esq.,of your firm and is attached to this document. The Map is dated 4/1/2014 designatesit t perimeter in red. KW Resort Utilities t object to the abandonment of the proposed section of Peninsular provided that Oceanside repair,Investors LLC agrees,to miuntain,and replace the wastewater including t not limited to,vacuum main,divWon valves,vacuum buffer tank and serwoe connectons, abandonment.widiin the proposed ROW Sincerely, Christopher A.Johnson President J5 V rir rl� y l s lu tu CO " 77MET&R �gpy' r Wy �{"' "6 m W 4 Av U. "l � l cc J S/1 C-1 14 �7 1 LU LU au r { LU IL J�� ' I� dp„ f PIwQ'� I I �{ ",pp' " �• J u I� }� CA I'U� � :l tl r%� �"vF � 'W� pV94�� 'b✓ OZW Ww saw Som Eno U. ; ul CL co M Q i MOOD 1001 JEW sma PO BOX 61 Key WOS4 FL33OW-6100 May UTILITY BOARD OF THE CITY OF KEY WEST 2014 Nick Batty, SMITH OROPEZA,. P.L. 138® 142 Simonton West,Key FL 33040 RE: Road Abandonment® Peninsular Avenue, Stock reviewedDear Mr. Batly: Keys Energy Services (KEYS) has Peninsular followingas long as one of the provide> The customer may leave the pole In Its current location and 4with an easement for all existing utilities access guys.proposed pole location and down > Pole#SK60-1-2A can be relocated at the owner's expense, with an estimated cost of$16,000. completed withinreceived. coordinate> If the above option Is chosen, please theirensure that Iobtain them.proposed charges from If you have any questions, please feel free to contact me at 305.295.1055. Sincerely, .o EngineeringMatthew Alfonso I Copied iC I Lynne ® General Manager&CEO EngineeringJack Wetzler, Assistant General Manager&CFO Dale Finigan, Director of I David Price, r of T&D DirectorAlex TeJecla, of Customer Services 9L LUit IL uj -00 MO zw r Y i / o , ii U � A �1 e � go MET ,, � �� i LU �AP __ .m , t y' IL j oonw a'a )r7 l t� 4 o �LMCL d/ "8o a 0 L ., 4 a CL wl a. 006 - I. Petitioner: Oceanside Investors,LLC MONROE COUNTY,FLORIDA RESOLUTION NO. -2014 A RESOLUTION OF THE MONROE COUNTY BOARD OF COUNTY COMMISSIONERS RENOUNCING AND DISCLAIMING ANY RIGHT OF THE COUNTY AND PUBLIC IN AND TO THAT PORTION OF THE RIGHT- OF-WAY OF THE WESTERN PORTION OF PENINSULAR AVENUE ON STOCK ISLAND THAT IS BOUNDED ON THE NORTH BY LOTS 30, 31 & THE WEST 1/2 OF LOT 32 IN BLOCK (SQUARE) 46 OF MALONEY SUBDIVISION, BOUNDED ON THE WEST BY A PLATTED SHORELINE OF MALONEY SUBDIVISION, AND BOUNDED ON THE SOUTH BY LOTS 1 AND 2 IN BLOCK (SQUARE) 60 OF MALONEY SUBDIVISION, ACCORDING TO THE PLAT THEREOF, AS RECORDED IN PLAT BOOK 1 PAGE 55 OF THE PUBLIC RECORDS OF MONROE COUNTY,FLORIDA WHEREAS, an application was filed by Oceanside Investors, LLC to abandon a portion of Peninsular Avenue on Stock Island that is located between Blocks 46 and 60 (west of the west 1/2 of Lot 32 in Block 46) in Maloney Subdivision, as recorded in Plat Book 1, page 55 of the Public Records of Monroe County, Florida; and WHEREAS, the Board of County Commissioners of Monroe County, Florida, desires to renounce and disclaim any right of the County and the public in and to the hereinafter right-of- way; and WHEREAS, due notice has been published and a public hearing has been held in accordance with Chapter 336, Florida Statutes; and WHEREAS, at said public hearing, the Board considered the argument of all parties present wishing to speak on the matter, and considered the renouncing and disclaiming of any BOCC June 30,2013 061914 2 right of the County and the public in and to the hereinafter described right-of-way as delineated on the hereafter described map or plat; and WHEREAS, the Board has determined that vacation of the said right-of-way is for the general public welfare, and conforms to the requirement of Sections 336.09 and 336.10, Florida Statutes; and WHEREAS, the Board makes the following Findings of Fact and Conclusions of Law: 1. For purposes of Monroe County Code Sections 19-1(a)(I)and (2) the water at the end of Peninsular Avenue is not "open water." 2. For purposes of Monroe County Code Sec. 19-1(a)(3) abandonment of the right-of- way does not preclude a way for the public to maintain access to the water. 3. By approving this resolution, Monroe County agrees to the abandonment as an affected property owner under Monroe County Sec. 19-1(b). 4. The applicant has agreed to pay any expenses associated with the road abandonment including but not limited to relocation of utilities and any required road improvements. NOW THEREFORE, BE IT RESOLVED BY THE BOARD OF COUNTY COMMISSIONERS OF MONROE COUNTY, FLORIDA, that it hereby renounces and disclaims any right of the County and public in and to the following described streets, alley- ways, roads, or highways as delineated on the hereafter described map or plat, to-wit: "Peninsular Avenue, lying between Block 46 and 60, South of Lots 30, 31 & the West 112 of Lot 32, in Square 46, according to Maloney's subdivision of a part of Stock Island, Monroe County, Florida, as recorded in Plat Book 1, Page 55, of the Public Records of Monroe County, Florida, and being more particularly described as follows: Commence at the Southeast comer of Lot 35 of said plat, thence West along the North Right-of-way line of Peninsular Ave.for a distance of 175.00feet to the Southeast comer of the said West 12 ,qf Lot 32, and the Point of Beginning; thence continue West along the said North Right-of-way line of Peninsular Ave. for a distance of 195.00 feet, more or less to the platted shoreline per Maloney's subdivision; thence S 18'26'06" W along the platted shoreline for a distance of 63.64 feet to the South Right-of-way line of Peninsular Ave.; thence East along the said South Right-of-way line of Peninsular Ave.,for a distance of 215.00 feet more or less to the Southerly extension of the East line of the said West 112 of Lot 32; thence North for adistance of 60.00 feet to the said North Right-of-way line of Peninsular Ave. and the Point of Beginning. Containing 12,300.00 square feet, more or less." PASSED AND ADOPTED BY THE BOARD OF COUNTY COMMISSIONERS of Monroe County, Florida, at a regular meeting held on the 30'bof June, 2014. BOCC June 30,2013 061914 3 Mayor Sylvia Murphy Mayor pro tem Danny L. Kohlage Commissioner Heather Carruthers Commissioner George Neugent Commissioner David Rice BOARD OF COUNTY COMMISSIONERS OF MONROE COUNTY,FLORIDA BY: Mayor Sylvia Murphy (SEAL) ATTEST: AMY HEAVILIN, CLERK Approved as to Form and Legal Sufficiency Deputy Clerk Assistant County Att0ey BOCC June 30,2013 061914 Petitioner: Oceanside Investors, LLC i MONROE COUNTY, FLORIDA RESOLUTION NO. -2014 A RESOLUTION OF THE MONROE COUNTY BOARD OF COUNTY COMMISSIONERS DENYING A REQUEST BY OCEANSIDE INVESTORS, LLC TO RENOUNCE AND DISCLAIM ANY RIGHT OF THE COUNTY AND PUBLIC IN AND TO THE WESTERN PORTION OF THE RIGHT-OF-WAY OF PENINSULAR AVENUE ON STOCK ISLAND THAT IS BOUNDED ON THE NORTH BY LOTS 30, 31 & THE WEST % OF LOT 32 IN BLOCK (SQUARE) 46 OF MALONEY SUBDIVISION, BOUNDED ON THE WEST BY A PLATTED SHORELINE OF MALONEY SUBDIVISION, AND BOUNDED ON THE SOUTH BY LOTS 1 AND 2 IN BLOCK (SQUARE) 60 OF MALONEY SUBDIVISION, ACCORDING TO THE PLAT THEREOF, AS RECORDED IN PLAT BOOK 1 PAGE 55 OF THE PUBLIC RECORDS OF MONROE COUNTY, FLORIDA. WHEREAS, the Board of County Commissioners of Monroe County, Florida, has the authority to renounce and disclaim any right of the County and the public in and to the hereinafter right-of-way; and WHEREAS, an application was filed by Oceanside Investors, LLC to abandon a portion of Peninsular Avenue on Stock Island that is located between Blocks 46 and 60 (west of the west %2 of Lot 32 in Block 46) in Maloney Subdivision, as recorded in Plat Book 1, page 55 of the Public Records of Monroe County, Florida; and WHEREAS, due notice has been published and a public hearing has been held in accordance with Chapter 336, Florida Statutes; and WHEREAS, at said public hearing, the Board considered the argument of all parties present wishing to speak on the matter, and considered the renouncing and disclaiming of any BOCCC June 30,2014 062314 Page 1 of 2 right of the County and public in and to the described right-of-way as delineated on the surveys and plat; and WHEREAS,the Board has determined that vacation of the said right-of-way is not in the best interest of the general public welfare; NOW, THEREFORE, BE IT RESOLVED by the Board of County Commissioners of Monroe County Florida that the Road Abandonment Application by Oceanside Investors LLC to abandon the above described right-of way is denied. PASSED AND ADOPTED BY THE BOARD OF COUNTY COMMISSIONERS of Monroe County, Florida, at a regular meeting held on the 30`" of June, 2014. Mayor Sylvia Murphy Mayor pro tem Danny L. Kohlage Commissioner Heather Carruthers Commissioner George Neugent Commissioner David Rice BOARD OF COUNTY COMMISSIONERS OF MONROE COUNTY,FLORIDA BY: Mayor Sylvia Murphy (SEAL) ATTEST: AMY HEAVILIN, CLERK Deputy Clerk Approved as to Form and Legal Sufficiency Assistant County Attoi4ey Date: BOCCC June 30,2014 062314 Page 2 of 2 Agent. Smith, Addiftionall Information File ,County :mm (33'rowth, Management Division, „ , ,i ce wrc ,�� i ia of f",ianntv,,, = onets od � ' Mayor Sylvia J.Murphy,District 5 2798 Overseas Highway,Suite 410 III Mayor Pro Tern Danny L Koihage,Dist. l Marathon,FL 33050 George Neugent,District 2 Voice: (305)289-2500 W= µ Heather Carruthers,District 3 FAX: (305)289-2536 David Rice,District 4 ,µ Date: "/'F ..... 1� Time: Dear, Applicant: This is to acknowledge submittal mm application o Type of application mil the Monroe County Planning e . ment. Project/Nsmmrme m "mk you. Planning Staff End of Additional Fwfle 2014-054 APPLICATION MONROE COUNTY PLANNING&ENVIRONMENTAL RESOURCES DEP r7lECEIVED PR 2 5 71 MONROE CO.PLANNING DEPT Road Abandonment Petition �r An application must be deemed complete and in compliance with the Monroe County Code by the Staff prior to the item being scheduled for review Road Abandonment Application Fee:$1,533.00 In addition to the application fee, the following fees also apply: Advertising Costs:$245.00 Date of Submittal: 04 / 25 ✓ 2014 Month Day Year Property Owner/Petitioner: Agent(if applicable): Oceanside Investors, LLC Barton W. Smith.,Esq.,Smith Oropeza,PL Name Name 5640 Laurel Ave., Key West, FL 33040 138-142 Simonton St.,Key West, FL 33040 Mailing Address(Street,City, State,Zip Code) Mailing Address(Street,City,State,Zip Code) See Agent 305-296-7227 Daytime Phone Daytime Phone See Agent bars smithora eza.eom; Email Address Email Address Description of roadway to be abandonedW,tM Roadway to be abandoned is end of Peninsular Avenue, South Stock Island. Road is approximately 184.8 feet long and approximately 50 feet wide. Petitioners seek the abandonment for the following reasons: Abandonment is sought to allow current road area to be subsumed into Oceanside Investors adjacent parcel to facilitate development of parcel. Legal description of contiguous property in which the abandoned roadway would become part: (If in metes and bounds,attach legal description on separate sheet) Legal Description Attached as Exhibit A to Attached Warranty Deed Page 1 of 4 Last Revised 07/2010 A111I L Kw".m- „. 'ION Block Lot Subdivision Key(Island) Real EsWte(RE)Number Alternate Key N umriber Street Ad&ess(Street,City,State,Zip Code) Approximate to ale Marker e t Ine of the roadway to be abandoned: None Proposed use of the roadway to be,abandoned: Development of Oceanside Investors, Total In of aires of time roadway to be,mu.bmmmmtlotret t Approximately 9,240q feet of upland Pi se provide all ressons for why time eom RO,should grant time road elm rmrlotmmeamt(if necessary,attach additional sheets): See attached legal emorandur tjustification foraban.donment. Moreover, abmidonnientwill optimize use f petitioner'sgrope propertyand provide a benefl"t to County by improving surrowiding area, including increasing values and decreasing ri i1 l activity. Abandotunent will prevent effant trafflicflOW1'roindisturbing nearby, residential � me . Monroe Counry Code,Section 19-1 -Abandcmment of rights-of-way states:: (e) No dedicated and ar4epted right-of-way in time county shall tv abandoned wolmeren (p) the rig)-it-of-way terminates on s body of"openwater;or, ( the rigl''mtmol''Woy provides access to tlme public to land on open water;„or ( ) the aal andoninemmt would preclude a way for the public to rnaintain ac=ssto time water. (lua) In all other cases of abandonment,no right-of-way sllmamll be abandoned armless there is an agrtvnient to o so by ell eff°u t property owners. For purposes of this subscrtioo, an affected p ivpmemty owner is time owner ofpyupaty which, iftfte right-of-way is abandoned,will: (1) Have access that is cumrientlyr ttsetl by that property owner eliminated; ( ) Have the only platted access eliminated; (3) Have time paved area am jaaceot to dw property'ty increased for tum-around purposes;or ( ) fie increased in si . (c) A road may to abandoned only at time tennirmel portion of the road and in its full width th trmmpess time abarsdomnent will comply wmri m tl'ae County Code requirements for road,turn-erou n and fire-tvskume access and one of"the folio lcrm circtrrns :aces exists: (1) An adjacent lot owner has on time platted right of way or within a,Setback as substam,rttiel structure which predates time Special Session Law 594 pma t immirmg to maps,plats and ri.ht of w ay. " he to "su baarmtial structure"'specifically does not:include wood or metal fences, sheds or tiki buts or otl'rer items not listeml which are accessoly Structures. (2)The abandonment is requested by o.County department or ppowremmmrrmentaal agency ftmr e p ubm lic pmmmrpaose„ Page 2 of Lass trt.evisert 07/26'P O APPLICATION (d) 'Me boaird of county m)minissioners considers lhew a restriction on the rights of individuals who desire to abandon propenrties in accordance with F.S. §336.09. All of the following must be submitted In order to have,a complete application submittal: (Please chedc as you attach each required item lo the application) 21 Complete road abandonment appNication(unaltemd and unbound); E@ Correct fee(check or moncy order to Monroe County Planning&Environmental Resources); C@ Legal description of the portion south roadway to be abandoned In metes and bounds; Xrl'ACHED ED Proof of ownership of the petitioner's property(s)(i.e. Wdimity Deed); ATTAX"H ED Cunvot Property Rtcord Cgrd(s) ftom the Monroe County Property Appraiser for the pefidazerN property;,AT'TACHE'�) Locadon map(i.e.copy of strip inap,aerial photograph); AT"FAC1,I ED Photograph(s)of the roadway to be abandoined;A'11"IrAXIHEI') Signed and SmIed Survey of roadway to hie abandoned and all adjoining properties, prepared by a Florida re&terrA surveyor.— 12 sets (At a minimugn, survey should include a legal description of the roadway; elevations; location dimensions of all existing stncturles, paved arem and utility structums; roadways and easenrents; mid all bodies of water on the site and adjwent to the site. The portion of the roadway to be abandoned should be marked with diagonal lines and the petitioner's property should ix clearly defineated); AITA(I"I'li El') Letters of No Objectionr from all atility companies (riorida Keys Aqueduct Authurity (FKAA); Florida Keys Electric Cooperative (FKEQ or Keys nera Services; telephone utility, s utifity, cable go. utility,w stem ater treatment authority,etc.); Utters of-Iqo ObJection- from all affected pn)perty ovmers(im affected property owner is a)one who would have a means of access to his or her property closed off as a result of the abandonment even though lie or she may not actually use the right-of-way prior to abandonment or b) one whose property abuts the portion of the roadway to In abandoned); UF A cutDr!,SAC OR -T-TVVE- TURNAROUND IS RE,QUIRED to be constructed, it will be,the responsibility of the Petitioner, if the road to be abandoned will msult in an existingrock or paved road being shortened. See Monroe County ("Ode §9.5-296(p). Your petition should specifically state your agreenrient to construct cidicr the cul-de-sac or""-type"'tumaround per County Standard Specifications and Details. (Should you need additional infomiation regarding this matter,please contact the Monroe County Engineering Department directly by phoning(305)2924427). If applicable, the following must be submitted In order-to have a complete application submittal: Notarized Agerit Authorfisdon Letter (note: authorization is needed fivni all owner(s) of the subject property) If deemed roue es to complete a full review of the application, the Planning & Environmental Resources Department mserves the right to request additional information. Petitioners agree to be responsible for and pay for all costs of a6crtising and recording fees incurred relative to this requesi tbT the abandoxvnent. The filing of a petition does not entitle one to abandonment, Petitioners further agree to grant any easement neexssary for time furnishing of utilities, including without limitation, electric power, water, sewer, telephone, gas, cable and other electric communication services to the same extent as is common within this area as to height, width and degree, upon request for such service or by the Page 3 of 4 Last Revised OWN m 0 APPLICATION tCC trorghiits suturimI t�r W Qmor rr irdI, of tyd r at d ars' is will provided to m ra tlio petition is presemtrd to the I OCC. Pctitir:wn°wcrs certify that the road to ix abaidoned does not crrd at, open watxx or tlot, if it does, the road is not s deAlics,ted and scr 1ptcr,I flg#t-of=way (including Icy operation of law due to conslTuction or inainU ance by the ounly), hereby pctrit°loo the Honorable Board of("orrnty Commissioners to renounce and disclaim any might of tlye Cousity and the public In and to the rr v n4erezced street,alleyway,rred or right-of-way a ftriber depicted and described In the attachweitti. By signing below,I certify that I am famillsr°with the ioforro tioo conludvrcd in this application,and that to the best of my knowledge such information is tnie,complete mid srxrrrste. Signature of Applicantr......�........................... _ �� ."«................... �. �,,,,,,,,,,,,,m„�,_,�.....� Date: T , •�.. : �s Sworn I fors roe,this , " day of EXPIRES'JUIy 1.2(i14 Bo tThruNotaryPubSeUndeaw�iters Notary Public My Commission Expires Please send the,corr:,plct:o application psclds s to the Monroe County Planning dr Enviror mental Resources p r� lr y,Suite 401),tdorsth(ma,R.330 0. tic 1 rtr ien i' srst on Government Center,2 9 Overseas Hi or��. Pap 4 of April 25 2014 I hereby audiorize be listed as authorized agents (Name of Agent) for e mgLd is� LL_ ., Q for the application submittal for (Name of Prapfty Owner(,$)the,Applicant(s)) Property described as Lot: Section 35 Township fil South,Range Easi Key(island): �St j_ and Real Estate nuHmr: YgjZ"7420-0000Q0 2MI4ZO AO 9100 0 0 1 2a 2 k-ffl 42 0 0 _ZQ:QQA400, .9 Q L12 L4ZQ:QQ4L0 NL2 7 001274;LO-00 .0 3QL This authorization bmomes effective on the date this affidavit is notarimd and shall remain in effect until tem14mted by the tmdersiped. This authorization acts as a dumble power of aftomey only for the purposes stated, The undersigned understands the liabilities involved in the gmitting of this agency and accepts full responsibility (thus holding Wnroe County harn-dess) for any and all of the actions of the agent named, related to the acquisition of approvals/pennits for flie aforementionc—d applicant. Note.- AuthorizAtion is needed from each owner of the sulject property, Therefore, one or mom authorization forrns must be,submitted with the application if there are multiple owners, V e a Dal 11'reperty Ownr($)sagy NOTARY.- STATE OF FDORIDA COUWff OF MONROE The foMolng Instmmeat was acknowledged befom we this day of 20 Jq. —2jL— is imally known A identification pem preduce ——------------------ e of ide tion),did/did not take an os& maw ISAYPA MW —A com, it,sm of Barton, W. Smith, Esq. S M 1 11.1-1 1 1 OR.()PE ZA, RI Patrick Flanip ma"Ag�ng Palmer I gan, Esq. Gregory S. Oropeza, Esq. Richard .`. Esq. Partner 138-142 S'imonton SI-rcvt Key West, Florida 3304.0 Telephorie : (3Q5) 296r'7227 Facsimile- is ;>96-8448 V1111A, HAND, D IL April 14 Christine Hurley Growth Management Director Monroe County 2798 Overseas 11if..7jiway, Suite 400 Marathon,Florida 33050 Re: Peninsular&venue,Road Abandonment Dear Christine, I have completed a thorouy)i historical review of the Peninsular Avenue portion of Stock Ishuid and the requirements of Monroe County Code ( Code"), as part of an effort to provide background data regajMdffig fl�ea ability of Monroe County to abandon the West end of Peninsular Avenue (the "Road'). It is my oon that Monroe County may permissibly undertake an abandonment of the Western terminating portion of the Road upon agreement of the neighboring properties, Oceanside Investors, LLC C'Oceanside") and Monroe County, as owner of the Hickory House C'Hickory House"). The following memorandum outlines the legal and factual grounds underlying Monroe County's ability to abandon the Road under the Code and the Monroe County Comprehensive Plan ("Comp. Plan"). 1. Factual Background The following facts are relevant to the abandomnent of the Western, terminating portion of the Road: venue was platu: I in 1910 and recorded in the Public Records of L Peninsular A X Monroe County, Florida Plat Book 1 Page 55, 2. At the time of its platting, Oceanside Marina did not exist and the area was not dredged. 3. The Hickory House was built sometime prior to 1945, 4, During the 1960s, Oceanside Marin,a was developed as a world class luxury marina. When it was developed, the land immediately North of Oceanside Marina was dredged into a boat basin providing boats access to the Hickory House and Oceanside Marina's Northern Seawall, 5. When Oceanside Marina was developed, the developer dredged a portion of the right-of-way of Peninsular Avenue for use as a boat basin. Both Hickory House and Oceanside installed piers for the mooring of vessels. Photos depicting the piers are attached hereto. As can be ascertained, the Hickory House had two piers, one in the center of the Hickory House property and one located on just inside its Southern property line boundary. The Fred Hildebrandt survey dated February 26, 1997 depicts the location of the old destroyed dock. 6. in Oceanside Marina's development in the 1960s, a thick, mature red mangrove community has grown at the termination of Peninsular Avenue blocking all public access to the boat basin. I have included a benthic survey confirming their existence which is also depicted on the Hildebrandt survey, 7. On June 13, 2013, my client, Oceanside, purchased the property adjacent to the right-of-way proposed to be abandoned. My client agrees to create any turnaround required by County Code. 2 IL Determinations Precluding Abandonment Monroe County Code is drafted in such a manner that unless specifically proscribed by a provision of the Code, the County may abandon any right-of-way within the County subject to certain requirements. Section 19-1(a) of the Code outlines the circumstances under which the County may not abandon a right-of-way. Section 19-1(,4) states as follows: See. 19-1 —Abandonment of rights-of-way (a) No dedicated and accepted right-of-way in the county shall be abandoned where: (1)The right-of-way terminates on a body of open water; or (2) The right-of-way provides access to the public to land on open water; or (3) The abandom-nent would preclude a way for the public to maintain access to the water. In order to determine whether the Road may la fly be abandoned under Section 194(a), it is necessary to undertake an analysis of the terms of the provision. Under Section 19-31 of the Code,Public rights-of-way are defined to include: (L]and that is dedicated or deeded to (or is now used or will be used by) the county as a road, street, alley, walkway, drainage facility, access for ingress and egress, or for other purposes, including these rights-of-way within municipalities that by virtue of bilateral agreements between the municipality and the county are subject to the jurisdiction and control of the county engineering department; and those state secondary roads for which maintenance has been assigned to and accepted by the county. 'Until such time as the and of county commissioners accepts ownership and responsibility for the maintenance of a right-of-way, it shall not be considered part of the public rights-of-way...except in such cases where the title to such right-of-way was vested in the county prior to-June 11, 1963. 3 I have included historic photos of the Hickory House road evidencing its existence since at least 1945. The roadwas originally an extension of State Road 4(A) is was subsequently conveyed to Monroe County. Because the Road has existed since prior to June 11, 1.963,and bass been owned by the County and is owned by Monroe County, the Road is considered a public-rig)-it-of-way. 1. Section 19-1(a)(1) Tlie next inquhy that must be undertal<,en to determine if the Road may lawfully be abandoned is whether the Road terniinates, on a body of open water pursuant to the proscription in Code Section 19-1(a)(1). Significant to understanding Code Section 19- l(a)(1) is the inclusion of Code Section 19-1(a)(2) which provides that no dedicated right-of-way rnay be abandoned where it "provides,access to the public to land on open water". By including part 2 of 19-1(a) wMch specifically addresses a road that terminates at land before open water, it requires part I of -1( ) to only apply to a road that terminates directly at open water. This determination requires a two-prong analysis to determine whether(1)the Road terminates and(2) if the Road does terminate, whether it terminates in a body of open water. As discussed previously, it is clear the road terminates. As to the second prong, the Road terminates not at the water, but on land. I have included Florida Department of Transportation ('FDOT") historical photographs from 1959, 1971 and 1985. 1 have also included photographs from the Key West library beginning in 1876 with the initial survey of the Surveyor General's Office, and including depictions of the road in the 1940s. The photographic evidence indicates that when, lilt Oceanside marina was constructed, fill lengthened the end point of the road creating a substantial strip of land between the end of the Road and water. It should be not that in order to meet the criteria of Section 19-1(a)(1) or 19- I(a)(2), and thus be ineligible for abandonment under the Code, the Road must terminate not just at a body of water, but at a body of open water. The inclusion of the unmodified to "water" in Section 19(a)(3)belies the Code's intent that"'open water" not constitute any body of water, but be used as a specific tenn. 2. Section 19-1(a)(2) This distinction is crucial in appraising whether the Road provides access to the public to land on open water, and thus satisfies the requirements of Section 19-1(a)(2) and is not eligible for abandonment, The Road does not provide access to land on open water. Other than being defined in the Monroe County Comprehensive Plan for limited purposes not applicable here, the County has not defined "Open Water." While it is if to determine the definition of"Open Water", it is much simpler to determine the proper classification of the area of water accessed by the land adjacent to the Road. In the case of Dolphins Plus, Inc. v. Ho , 650 So, 2d 213 (Fla. 3d DCA 1995), the Third District Court of Appeal undertook to determine the definition of a "boat basin" in interpreting restrictions in a recorded plat. Id. at 214. The Court found that the to was unambiguous, and represented an "enclosed or partly enclosed water area wherein boats are docked or moored."Id, Pictures prior to the dredging of the North boat basin and after the dredging of the boat basin, which was undertaken in approximately 1962, are attached. As clearly evidenced by the photographs,prior to Oceanside's development the basin did not provide at access and the area in question was dredged as a manmade 5 boat basin for the mooring and docking of vessels in order, to provide aecess to open water via a dredged claannel. The water accessed by die strip of land adjacent to the Road is properly terrrred a "boat basin," as it is partly enclosed and houses docked boats. In fact, any other use by any person tit the tip of Peninsular Avenue would interfere with the historic use by Oceanside and its riparian rights. Additionally, and even if the boat basin were considered to 'be open water, the Road does not provide access to the public to laxid on open water. As can clearly be seen in the photos and survey,the Wid at the terrixinus of the Road does not directly abut any water, but rather abuts a significant rnmig,,rove community. The County defines a mangrove corarnunity as a wetland plant association subject to tidal influence where die vegetation is dominated by black, white or red mangroves. Here, it is blocked by red mangroves. Pursualit to Code Section 118, Manfuoves are a separate and distinct term from wetlands and submerged lands. The latter, submerged lands, would be inclusive of any body of water. The Cowity's Section 118 governing shorelines and shoreline setbacks deerris such inatigroves to be an interchange zone between land and water. Under no circumstances emi nimigroves be,deemed watem Moreover, the Comp. Plan requires the definitions of "the terms 'altered shoreline' and 'unaltered shoreline' to recogpdze the following general features of each: 1. altered shorelines are generally located directly along dredged canals, basins and channels andfor-have been filled or vertically bulklreaded.to such a degree tliat the original natural slope landward of the water is no longer present. 2. unaltered shorelines are generally located along natural non-dredged waterways amid open water, and have a sloping profile typical of the original natural conditions of the shoreline even though fill or riprap may he present" Comp. Plan Policy 212.2.2 6 The Comp. Plan makes it clear that open water is associated with unaltered shorelines which have a sloping profile typical with the original natural conditions. Here, the shoreline has clearly been altered and does not provide a natural shoreline, but immediately drops to a depth of greater than 4 feet at mean high tide. 3. Section 194(a)(3) Finally, the determination whether the road falls within the bounds of Section 19- 1(a)(3), and is thus precluded from abandonment, follows the analysis of Section 19- 1(a)(2), above. As can clearly be seen in the historic photos and survey,the abandonment of the Road would not preclude a way for the public to maintain access to the water, because the land between the Road and the water does not provide access to the water, and only to a thick, fully mature red mangrove community, This interpretation is supported by County Staffs recommendation of approval of Resolution No. 387-2013, for abandonment of a right-of-way located on Pompano Drive, Key Largo. In the Staff Recommendations, it is not that"'the abandonment would preclude a way for the public to maintain access to water, although currently vegetation is blocking the access." The vegetation in Key Largo was riot mangroves, but was non-native invasive species which could be removed and was de minimis in size compared to the mangrove community located adjacent to Peninsular Avenue. Consequently, the County Commission approved the abandonment in Key Largo as on the determination that the County had not maintained access and allowed vegetation to make access difficult. Based on the County's prior determination and action in Key Largo, the area does not meet the preclusion of Code Section 19-1(a)(3). 7 111. Conclusion As established, above,the Road does not meet any of the requirements of Sec. 19- 1(a), and abandonment by the County is thus pemiissible under the Code. l would therefore request the County's determninati.on that the right-of-way may be aba i.doned. Sincerely, Barton IVO. 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'J'�r. �, Ur , i i,i �� , 1 r //,r,Y/ / // r ;.rir✓i� / ! r (/��/r�//d/�Ii�r'tt ,�i� i ,/ �,/,k,�/ rn� r�1 /r///,' /r%lprr ri/ /, //H /tr/i tar /rr`rr✓l/r// ,//� �r/�✓,` � � I i �; ,n � r, � �>�//�' J /r,✓rr ri/ /:::a/i r�%/i /ra r/11%l/r Ali-/ rw /i�f//v, ��f ,� , ,f�� I 1, /il�i// i /� .r�/f/%/�::>r r !/lit:I�lilrr J///IIl�/�,/��✓,��/ylr �J � , r��ll 1 )✓ /�i/`'-:,��/iHIr,,N✓'..r J��r IH/J,////�//�%rr/�%1•��1r1;/�/��J�II�/., 4 /it �/��%/r/1rr✓r:�///rr0��//ya/f/lrr//�Y�/��r//��a r,Ir//: �/. r l/ l�,//iprrr/(rt Ira r/,r;Hr�is�r��J �✓ 1� /�.//f�fl��/�� .: q,: - ,! , � 4 I rjiT�li/�/r/�i/0 J f.. r%/�ri/(l/,der rrH/✓�ri/lfP��l�.rt%��r1�]I/ ��rj�J- "�r ,� r:.. �1� H�'' /:a✓i / r /i/i///% !:ill%fiJl:,lr./11,./ai'r,Y//�I�r/I r 1 ��. , , �.. r (!r".✓frIlri��/l��/�� f��/�%� ��I,�%r�Wi��,�rr��n �r'Irr i J r � I ' / r I� 1 � � 1/ I ................� ��6 �I,.�.P�� RECENEV J AN V54 NROE ,PLANNING DEPT BENTHIC RESOURCES SURVEY m� North. a Area, Sea WaIII. . & A,djuicent Boftum for Gmairaside Invators L ll �, If w��, 5640 Lavirrel Ave. Key,,West, FL33040-5915 January 9 14 i. r e ,In . 794 wt Phone—(3 )942-9221 I Nbrtb Marina Area and Sea Walls or the Marina The.fbilowing undemmor survey W&I *ndU/-ft .the undarsir,acA on Dr.immtwr . 11n Survey is dividedinto two secthms--the north marbia wea and die sat Walls ofthe manrm. A, "bottom constmWon zonc Es bichadcd Wong all sea wall surveys. Sepamte maps am included for the detail necded due to the large scale of the projetq,. This reportincludes n site,description,metho olo&.observed qxcics list,conclusions,n ckml asws9znent with NOAA repocts,inslyping.anti photoi, The,su ject Ima "'on is a drodged basin N.Morn orm andseawafls �nn i , the basin on the Atlantic tic n side of'Stock Island in the F log ,K'"s—Mon Monvic Uunty. The shoe-.line is mimoredth corievele kbig,pile and parielseA wall coowtruction. Plam are 1.0, rcpl r M wid upgrade the walls. Tbnrn are apimmimately 1,241 lineAr fix of sun wall existing on the pwperty e upland s, m is bamn of significamt vegetation o .cept lbr cluster of RedMangroves in theSE comer offfio n( °�niwimi bmin. '111C upland ama of io properly is developedilh a muW-fwnjJy residential CAomW n. The rater depth along the sea wall r i o fivm 8 feet to 23 fixA and the o of the sin i ;barren naud with spa=and oomsional twwiv alges vegelation at a maximinn dmmity of 5%. The 40"bottom 7orm waterward of thie walls is predominantlybarren o ofty aquafic vegetation and is soft sift,and mud. d h V, r �Y I I, 2 e nodh marina am a is a small r4mirnarcial crimited moodW,facility with fbur floating docks connectAW to the,mnaete s aa w4dis. The southeast commer has Red Mangroves m m ' g In the shadlower, water depth nearshore. Asbiallm ama is pmsant justoff-s but it,is gemerally deep watur with 10 to 12 , W near,,time seam wall mimed deeper going . waterward to fll e north and west. lore is a ditnp dredged channel providing bom access to the madna -om 1 . ()= n to time south. �j�/�///�/�/i r ✓� ��' i1mina i Dock—East NortbM view / V J it u ✓, p 1liuuu I° III IIIIII �,u I i i) Y �h :,' � S N ��rr®f'tb�Mein � {i►�`�40� %/�,��,'��/i��///6�%/�/iji/ii�/ii ;/%� 'j�%///%///�/�)I° I rq ""' „altlll�NNti'/r%//fly/�Ir�y✓ �,Ynirga�r i r I I 1 'V i'r{tlfY:. I i i {1, �� IlSea WWI m 4� � IL M! Jam" 11 .°'moo g9, ,i� 0 �IIYIIIha , , ww ryn.amr p� u�nlY�e+ar.....� my dhdlaWu'M m "� f Imi .,1„� " INMf 9,1�wW'4.mmNwO �� PI�m Tro 1 {p{ r.wawlul" � " 2 9tvr tttmnm. plat nlo .c � '=sp � t f p " y \ IBM t � �tv 1 1Ao MAW^ fib 6 1 od rupmm" .m 5M � a AVVI roam — . r .—- I PM �m �v ati 81�uCt �sw�Itm�msm y tam Oft C. awem •Off'Gosrwagw.1 N 1 C , We nz � A• m m !' t / ss ' and P A R �' �' gat--its r" a �Pv6ew,, m .a n mom , 1 u •"s API"Ir+ �� am�mw � mus �I _ I r .""•� Y.m+� KA tl.WPWR 61 dIPou�IIOtlMUIUN ., L mt nE ip wu t gym. IgW"t' ) n VY" �'A'm. t inept too m moo®., ,J' DE REEWWWART lb. Vvt it, 'Willow ►• '' q� Wm�U a+� a�lmmiq Q ! �""Wbl .u�"� '• ill@ ",�I"I� W�a a� �Ml aw"IW"gry►>a.A''_'AA611 AI aro m � " r r�°i m " Imo. '��u�+'a AA�'mwa "` �" • "`- •° �. v�,n Main r , �IuxuNlumulluu ► ` 4 lip no Damon r l umuummmnmuuuummm�iVwu,H'M'n'nmlwulAwm►mWou �,b �� «. 4dYdNa��"'prt � LL pµ� a � gyp.. � aa a&IIIIaIW aO UU �u� 411 alb aW9 AbWII Vamm� tlU�anAaPo� ai /� 0 � ur' floaft NMI A 1 401 ° 'u BONA" i�i�w • aq� r %aA /// Dock WOONW, ,. Lk i Say: ° .I'lle undetwater assessmant and t, ,laic a�survey was conducud on as Wa n and sunny y dam extend visibility,to dig°,maximum. "Me tide binS at near low We. Unear crosshig ,, a was swimi in two dhvokmscoven" in battow 100 fat Shear t(S- l)al dienorth mmina mad 40 feet wate,rww4 lh-)m ease,flicsea walls in the main basin amm—fiael do& 71c sea wall was carefully xa i,m f' a the waur jine to the Wtom interface for density mid type of bentizos cover. Einplwsis was give,,to arky caml colonies flat may have encrusftd on tho wWls. am �ja'mmm ma nth e identified, axe r�aam and mapped. "' mooring - fames e 91 using thelift and d c*ten"I.aaaas was also m and mapped. Snorkel gear was s d fbr the sumay. 'nie am&affbctmby the l °a y,was swuni In one Dees centm.cd vAlear,it is proposecf. 11a boUmn benthos iaa die 40 foot ivide zarte was identified ky species and dcmsity noted in percentag.e of ° annr,, Any notable or mmadcabkjusources axe OufsWe of the footprint wem now on mm n. . Map. The visibility underwaier during may survey was 13 feet yam all dinxtion& coordinatc.s° were taken of ami colaaamm as am aanaan photognphed and the wall awriced in blue unit as to flwelocstion. COO'dinstas were tak wo In dechnal minutes as sing NAD 83 dahun. All density or cover clasdfication jx ,,,s of bofton . , or l x aa aa the �amexm &aa a mlisf ,"a " !v I" 'adds, )" mh a a y W a �am �aa definitions ns Swvy , bond on Florida Adm Inistwive Code a . " ( (m)and m"Benthic 11dibma&of 11 a, Rarlda,110i Allas"b C-&FKNMS. Coral assesiguWlIts of&11 hard surfama .a Or,wet cAmdudai. 71ecornJam laanja'd prose as � mar in cent! a a nd 1 a I.On dle Benda Bendlic Survey Map , v Coral coloRy date is rtpomd alma mm m aml and included In this Survey 1, died), At e m� gi team or as ' ,° �m orses grass or othgw bcuthosamt, ved in this amxVeY. %&1pass speciesare , -X , Amy a ga l d themes i only amaa such mm mats(" mamas growing basin t amuse maaaxa ifs �� " 11 1 located faro as shallovy,rocky am of"the noa ,h mwina bashi in as patch 'Amy ' in sizz,and t demsity of 1 %bottom cA)va-. Them a.re no odler spwim of sea grass found.a aamy m°aal is preserat in two loc,,wiOns On the sea wall andam coitcrete bogs° maamd sucked in the soudiesst coiner ofthe main masin basin( Yn ) aft the mouth,of t wo coriercte,flow pipesthe iyalL there - toy wmal a am'aa the pipm. 11ese pipas am,near but,out of any rr-4*118 maa aaam planning. Ail(mrW spevies f"amauamd in am Survey are the Les-Wr Starlet Coral(Viderailrea radians), There is no evidwice,of ham thnmk n W. taws- Amvporaspp. of many ham ease >n amp mas aaa anu a ama maaa , ro am m covemd wida amp layer am"axaaa. amp dam p, ama m aaa� a °axau a am.a anC Water 1 maim ernsion. Where may a x a u°aaaa ama yam as �aa x x",the mame algae am ax as aa+ammaana a "It waterwardl fiom th emA walls is pmlominwitly of aquatic vegamion. The basin bottont arew 40"out from the sea wall e gerlemily barren but in some areas there is ups to 5%mwm elpe with a leek of species iver t . The ivater is deep wid Penlefflus Ypp., and fialimedaI=uvate0upw Batapkora oerstegadli is the dominant,alga n the Tice of thewo wale. The norffi,marka facilityn has predominantly alp, spex,des of Bettapkora oenweadii,Pewiciflus sypp, and Higinmula 1pwrwatalftma. Chop is liesoryifis and IAwvnclapollei intermingled. There is small '' ''patch of the sea grass a( a '� t 1 %density,cover in t1wee to Ibur fixt ofwaux, This is the only,szea ofnoted sai pew fin the efflim basin survey ama, S e Benthic Map for density ofthe boM:)ine e tm ° ms. , 'aa mv no species f, , soft coral °. t in the marina a or on die Sta wallssi basin wall of the main inavin ame(Fuefing Dock;NoM, Wall. p � u�u� ii�i�"I I �.. �Illll��lllllllllllllpl��llll�l �I��6 i III��,IIII i p � i�� ipn ',,,',i Nlli`iij S,; 1 S lip e� gym. i d Tanud wmen In J, it �� 1,> 1WO I- KA7P,6 o Vet evn A i ., " i ad u-Typ. uu Iluu .;� �iiii l„ bpi s C4,0 J spu flow calvwU or pipes l t the end ce to two of the boat docks in the mama marina arvA., Thwe concrete stuctums am aM)mximawlyfear feet in,dLsmetw and they arr,encrusted wide coral colonim, at the mouth of two of the pipm(sue a The colonies all SAderaorea radim or time Lesser Starlet Coral arid sum only Ibund s Ibw i` immtmm the pij.ws on dic mids. . V MIO wmalwanf Of the no Willis approxhnateiy timm ^tm fiwl and would be ow of any ° " if m ",wow amwuctimmmm atjvjty. it is cw ila p plans be developed m pivtecthe coM duringmiy cmistruction work,in time flAum, The reporting#"gym"these is wpmraje mommm the m ,mm i i vmmi on time walls and m immsm ent time numbers and smmm 'wc m measuml for colony prolWion only. : "'i' mm,51derasmea m em iammmi�ms smo foundfm se m l in 3 feetof ster below i,A r line. Thew,mnm smmm + i km smmmi Son req)ectively and are,mapynda1mve, The cmmimwmmiwm"s saw unable to be,relocaWl dame to their tin and brittle mcnphology. mw W ns m ammmm pmnifting ofthe sea vadl would require,mmmit�i sati mm fbr time fin. In addition to theie eumwwdiommiaa On mmii PaneK ffiem"mm am conctvWm . .ul at the a wall side of theout-flow cinvert imm die southeast mmmmme. of the raidn marina basin. ']Ile floWr pipe or colveft immms no corals on it but lime kvgs have nine Colonimms , i mm'mm them that will Reod to In initiptad du in re-vxisinacdon activity. Since mom bag is caimble.of being,removed from the site,it is=.omman&J Owt these,bar, ronoved and mdocaUxl by s,trained com i lmndlw to s similar kxmion and odentation ill 1he wata complexrescue time.(*rals. i" to the mTjorts attachextmm this Survey for the,si7c and=rface ama mm l' ' immmdes. They MV all oft in s� same madiamsv V I III ��" IIIIIII 11 {i' � I � In�!I uuuliuuuuuuu' i °9i l 16=DIL Sid Rod ColonyFlow Pipe Lilics total of.i i coral colonies am found "thin the fbotprWof s,future wa waH Mpair or re- construction,project. Nine ofthese could be relocated as a mitigation mmure. Them no located in the project footprint or the 40 foot wa&vwmd bcdom zone. 9 f, Species List of Maruile Phats Observed at the North Manina Site and Sea WaH Sujvty ANUIRMEn �� Shoal s Halodmk wrighM CirAlm . w &dqphora oergedii Caukqw.tert,ularioidev'�acemai�a InerawafaMma Penlefflus cewilarm RhIp"Whalm9ph"WX Udotraflabeflum Dictyola divaricato i Pad nmam CIMPUMa LmavwIapvjjej Spyridia lopnddrm E'whewpta AM �n, -44.11 Species List off'° rlebr Q f �� h,and Coelentemles Observed 9,,,,,MM,, %--,..... „ ,,,,,,, „, � ,,, „,,,,,,,,,,,,,,,,, ,m,,,,,,, ,,,,,,,,,,,,,,,,,. nnninnnmin uuwwn ....nuvmn........ � Soft None StOny Memmmgfti Ussa Sturlet Coral eider l Only Tung nmm� � nnmm c sting X nn � l Tunis $$oqplegma vNda On sea wall 10 r (NeqmWing "wi,µ Dijp1moma spina Sm WWI Only RR Voifiepted Feather Dinter B41.7hm vmiegota Sea e'lll&Piles Social eAdh .�� Bkrphra brumi wa Alp9hiki tqgetes Marina Piles, ®" Atlantic Wing OA-tcr Pteria n l) 0 Flat ° gin Oysb.,,,,r 1yogniomon,afalus 44 m � l ite'r nn ,led Wyo. 1b,weebridgid b i "eons 'd"1fil 66 o'n umuinmrnnu mnnnnn i nnu nin m lln „ nn It"m Bakwul igonnx? J n nn l l Zone— all./ 'll 6n oodw Gocyseneck Biumacle Lepas amufferaN.lWadna Pules Florida Spiny Lobster Panufthm a?IMr At baw. of Sea'Wafls Wand Mangrove Snapper Lugmto grisom; 01 This blologiml evaluation and mport conductedb Haffy n , �� h' m 1 62 4 l u r Inc. _ Cond NOAA ReportslnventoqTables and Land Data an Attachedon next I w�wnmw�w omm�im. � i�mi Co O ' 11[li, a r undo iz Observedt -SPAHAEOWILdim Sirs,C ( , 1 w 0-40 106<15 15- , iW I C"RIAA ,,,,,.„,,,,......... ................ . ,,,.,,,,,,,,,......... ......,,,.,,,,,,,u,,..,,,,,,.„ . ,...... ...m,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,...,,,,,,,,,,,,,,,,,,",,,,..,,,.„.... ... .,,,,,,, a..... ......,,,,,,,„ „.,,,,,,,,..,,,,.,,.,,,,,,,.„. ,,,,,,,,,,,,,,..,Nu„ ............ .....,,,„....... ...,,,,....... , ,,,,,,.,,,,,,,,,,,.,,,,,,,.,,,,,,..... ... ............. .._„w ,............ TABLE,, 11 (NOL Rebwakig) (PO , . n...,l, , .. ........ ,. u ,,,,.,,,..........,.,.� m�.,,,.... ..,............. „.,,,.,.. ............... ,,,,,,,,, „......,,..... a ud . recommended for mlocation due to their sims ami fit- iJ4. Coral Inventory Ffsr . „ ][Adi uuman,, losumg.- ,,Inc. /13 TAILLI �r Coiral Inventmy: P and Size Clus Observed at Site 01 ''m O IS LS Siders � mm Note: T01,3 Of 9 COMI colonies ase foundidiin 1he Swa Wall fkmAprijit w,,Omortft Bags one on the other all Im the I. l' re]. All we encrustm to file bps and mv reconunmadod for relocation on die Ing&, TABLE U Coral Inventory: ncr MI SWace-Ares Memund r uawx i aomuw w.w.uaw w mmmm. SIM Clams(pill): j j -QW IDW 11.2w OMI Inventory&Report by Harry A.M-Lashmutt,Biosurveys,Inc. ,,,. 1./1 /1.4 13 Coral Inventory.* Abundance and Sim Class Observed at Site m l a4 M Claw( mmmu)dim. 0-40 1n 5 15-40 20..<400 -F, Total l w� a Rd i` 317 6 ' l 50 Coral Inventory: Enertwdog Coml Sur-face Arem Measured 2[f M14).Ad mattg As S , mWall, 19 ka Clmmm is (Not Mmmft) Am (Pow Rdnvdng) Am (Item) i �umt 3 1,73 .11 s/an 1.2 4,752.53 sl,m , ,1. ,„astm-n lm 3ll Total of 50 Coral Colonies we emejustsd an diesurfark opening o pipes adjtw=t to a sea wall mmM1 mew it or ve-wnsmiction. 7be openings mr, 10.f 1he way of m wall but will need to be protected fiamns uctio m activity, 111 c ref we not remmmanded 1br mlocation due to diaii ` ,lllty and t ,almmmm ,mml,to time emcmw. rAlculations of squam centimeters land cm fonnula of oblate domes fiam www.monofithlexom by David South A.,Italy, 7,T' C l Inventory by Harry A.Del , hrirmmmu ,1 ¢„ ke. 1/15114 Pipe A.—I l Coral Colonies&993.99 skmmm ofsmmm ° Pip l—8 Calonle.s&872.71 skm of surface m 14pp C—20 Colonies&973.25 stomcm of sur&w area, Pipe D-11 Colonies&3,151.80 skm of surftce ova ° t1.2M!QqnLC 2 a�mmmly d 5 1 s�,,,,,,,,, , i 1 Coral Fle4d Date Sheol Ocearmide R -East&m Wall tha ° m d FWd AW=nwAN� Deft 0 Me . . thftCAftft s Daft qlsof rAK91 FlehJ Date Shoo lar A Il µ� AWWOW ONOWNWORd COM m I FleJO DF.dA SINS F " Oannodde ResM-Fftw R 07 d Ar 7D a t .;m . -Fbw Pipe C . ,. w 'Alto MmwvsM be �qa Coral F"feld CkM Show Or,"nolde l Fkw I- '; Morava abn w ,mm . p 11PEOPGAY M6-MAMIM COUnly P1qMty,AOFAifMr FNP l di m 1181M PwrM 10t ON274MMIM Ownership rAffalb tulmp AdlisAmw MOOM VEMM L 0400MOLAVE AIII'M04"s Mm"P 9tA Aft"Imm oft 11 ' T •1 F' AVE, 11 'mw s : v s1 �" � �111 1 11 c: ti 1 11 afto 1 t b muull Y p I dMd:m"n ib Mo.Now fi 69d I A, A �� y mw a„ i:�,� uua � �: G1,:. �t 11 II ni t I V I� "ogleG o rl lee „ ,��, moiiommmmmmmmmmmmu Goil,-"sje�, earth leet 10. \ � �< � �} �1 ) [{l fed � ( Property Search--Monroe County Property Appraiser Page I of 15 (tit Scoff A Rusispell, !FA, Key West (305)292-3420 "Property Appral iser, Marathon (305)289-2550 'Monroe County, Florida Rant-aborw Key (30�5) 852- 7130 Propei ty Record Card - Website tested or I1117.8, ire Map e Fs w ei i�ww latui�ng'vel i Hie i"°,�Vew ��'Ina;�) lasl 10.i o-i i,h-u g",—he'-r" Alter"atip -. 1161624 Paivmell ID100127 420-000000 Ownership Details Mailing Address: OCEANSIDE INVESTORS LLC SW LAUREL AVE KEY WEST,FL 33040-5915 Propefty Dic.4ails PC Coft:20-AIRPORTS,MAMNAS,BUS TERM Millage Group: I I OA ffiqXftbie tjoug . No See,don-Township.,35-67-25 Range, Prop"Locaflon: 5950 PENINSULAR AVE SOUTH STOCK ISLAND Legal Descrillpflow STOCK ISLAND MALONEY SUB PB1-55 LOTS 1-2-3 AND ADJ BAY BTM SOR 60 AND PT LTS 1-2-3 AND ADJ BAY BTM SQR 61 AND PT MALONEY AVE VACATED BCC 151-1974 AND FILLED BAY SIM ADJ TO MALONEY AVE(.1 1AC)AND PT ADJ PARCEL MISC REC BK D-58169 OR333-58W OWN9440 OR514-92OR534-196/198 OR550-6951124710 OR690-313E OR739-246 OR930-1191137Crr OP930- 148/151 OR959-2354t2355 1126658(3608-44)OR1278-2366/69 OR1619-384/386CERT/11F OR2603- 2018/32 OR2634-572/83 Property earch.--Monroe County Property Appraiser Page 2 of 15 Click Map Irnage to opwi!i interactive viewer "S SOO A ^ 4 ��pllllllllllll �I� IIIIIII Illpll�lllllllllllllllllllll .. C r "a j SS2 J, S i f�24,dIY�'�� ? u N �ro G, e^. :J 0® ��gWg row" Land II Land Use Code Frontage Depth Land Area 100W-COMMERCIAL WATERFRON 0 0 329,644.00 SF 9500-SUBMERGED 0 0 6.73 AC Building SutTirinafy Number of BuRdin s: 6 Property Search--Morwoe County Proln-rty Appraiser 11age 3 of 15 j4wjmjwber of Commercial Buildings:6 Total Living Aron: 45361 Year Built- 1969 Building I Detaills Building Type Condition A Quality Grade 260 I'Moctive Age 22 Perimeter 142 Depreciation%27 Year,Built 1969 Special Arch 0 Orml Floor Area 1,240 FuncOorial Obs 0 Economic Obs 0 inclusions: Roof Type Roof Cover Foundation Heat I Heat 2 Bedrooms 0 Heat Sre I Ileat Src 2 EXtra Featuires; 2 IiIx Bath 0 vacuum 0 3 Fix IlBatit 0 Gart*99 Disposal 0 4 Fix Bafft 0 Compactor 0 6 Fix Bath 0 sectority 0 6 Fix BaVm 0 Intercom 0 7 lIx Bath 0 Replaces 0 Extra Fix 8 Efthwaslmr 0 �4011 .. ...................""', ... ... . 10000,100 WT 25�Fr. 40 FT 10 FT, CA14 RA OPF 775-112 120142 M-92 J1 rT 31 PT 31 FT 31 rr :5 FY 4011 10 irl Sections: NIbr 11 p2 I'-"..xt Wasi #Stories Year Built AWc A/C Basement% Finished Basement% Area 1 FLA 1 1982 1,240 2 OPF 1 1982 310 3 OPF 1 1982 4DO 4 CAN. 1 1982 775 Property Search—Monroe County Propetly Appraiser Page 4 of 15 Interior Finish: Section 14bi, Interior 1"1nlsh Nbr Type Airea% Sprinkler A/C 10037 VACANT COMM 100 N Y 10038 OPF 100 N N 10039 OPF 100 N N 10040 CAN 100 N N Exterior Wall: Interior Finish Nbr YIPO ------ Area% 3284 AVE LAaOD " � 1" 100 1113uifflding 2 Details Buildhig'rype CondWon A Quality Grade 250 Effective Age 22 Perimeter 468 DeprecWlon%27 Year Built 1970 81moW Arch 0 Grnd Floor Area 9,704 Functional Obs 0 Economic Olm 0 Incluslons: Roof Type Roof Cover Foundation Heat I Heat 2 Bedrooms 0 Pleat Sit 1 119at Sra 2 Extra Features: 2 Fix Bath 0 Vacuum 0 3 Fix Beth 0 Garixage Disposal 0 4 Fix Bath 0 Compactor 0 6 Fix Bath 0 socurity 0 6 Fix Bath 0 Intercom 0 7 Fix Bath 0 Fireplaces 0 Extra Fix 8 Dishwasher, 0 A111/)A 1 A Property arcl --Monroe County °ro erty Appraiser Page 5 of 15 6 ✓ P Sections: Nbr 11ry lii^.xt WaU #Stories Year Built Attic A/C Basement% lam"inlelmd Basement% Area 1 FLA 1 1982 8,520 2 FLA 1 1982 1,184 Interior FWsh: SectNon N br Intedor Mnish Nbr nfP2 Area% S rinlder ATC 10041 MARINA/AUTO/BUS TERM 100 N N 10042 SERV SHOPS ETC 100 N N Exterior Mall: Interior Finish Nlnr Type Area% 3285 METAL SIDING 100 Building il Building Type Condition A Ouallty'Grade 250 Effective Age 14 Pefteler 800 Depreciation% 18 Year 1Sullt 1969 Special Arch 0 Grnd Floor Area 30,000 Functional Obs 0 Economic Ohs 0 Inclusions: Roof Type Proof Cover Foundation Pleat 1 Heat 2 Sediroorns 0 Heat Src 1 "eat Src 2 Extra Features: 2 Fix Bath 0 Vacuum 0 1.1ropeSearch Monroe County PropeMAppraiser Page 6 of 15 3 Fix Bath 0 Gamt:a a Disposal 0 4 Fix Bath 0 Compactor 0 5 Fix Bath 0 Securlty 0 6 Fix Bath 0 Intercom 0 7 Fix Bath 0 Fireplaces 0 Extra Fix 0 Dish Sher 0 Sections: titer Type Ext Fall #Stodes Year'Buld Attic A/C Saaernont% Finished Basement% area 1 FLA 1 1982 30,000 Interior Finish: �Seolon N r Interior Finish Nbr Type Area% Sprinkler AIC 10043 WAREHOUSE/MARINA C 100 N ExterforftIl- Interior Finish l'thr ntpe Area% 3288 METAL SIDING 100 Building i it Sufldlng Type. Condition A Quality Grade 250 I.-Effective Age 14 Perimeter 180 Depreciation% 18 Year Built 1983 Special Arch 0 Gmd Floor Area 988 Functional Ctrs 0 Economic Obs 0 Inclusions: Root Type Root Cover Foundation 0^ieat 1 heat 2 Bedrooms 0 Property t o -®Monroe CountyProperty pp r°ais r Page 7 of IS Heat Src i float Sm 2 xtm'a Features- 2 Fix Stith 0 Vacuum 0 3 Fix Batten 0 CiartmaLte Disposal 0 4 Fix Bath 0 Compactor 0 5 Fix BatLi 0 Security 0 6 Fix Bath 0 Im'mtercom 0 7 Fix Bath 0 Fireplaces 0 Extra Fix 18 Dishy mmeher 0 e mom° FLA OUF FLA1 � 200x2 ¢ M 41 a ro F-C 23 FT 24 rT, ;id rye 6tm. „Sol M ; SectionS: Nbr Type Ext WaVj #Stories °beam"Built Attic A9'C Basemaomt% Finished Basement% Aurae 1 FLA 1 1983 728 2 OUF 1 1983 156 3 FLA 1 1983 260 4 ECF 1 1996 1,144 Interior Finish: a ction Ntmr Interior Finish Ntmir i'YPO Area% Sprinkler A/C 10044 CAMP BLDG 100 N N 10045 OUF 100 N N 10046 CAMP BLDG-A- 100 N N 10047 ECF 100 N N Exterior Watt: Interior Finish Nhr Typa Area% 3287 METAL.SIDING 100 Property e c --Mottrt''oe County PropertyAppraiser I'lage 8 of 15 Buildfirig 5 Details DWiding Type Condition A Quality Grade 250 Effective Age 22 Perimeter 60 Depreciation%27 Year Built 1975 Spocial Arch 0 Grnd Floor Area 225 Functiorml Obs 0 Economic Obs 0 Inclusions: Roof't"ypFe Root Cover Foundation l.Ieat 1 Heat 2 Bedrooms 0 Hea'1:Styr I,, float Src 2 tn''!:xtra.Featxm: Fix Latta 0 Vacuum 0 3 Fix Bath 0 Gamu°as e Disposal 0 4 Fix Bath 0 Compactor 0 5 Fix Bath 0 Security 0 6 Fix Bath 0 Intercom 0 7 Fix ttatlrr 0 Fireplaces 0 Extra Fix 3 Dishwasher 0 15 . FLA 225-60 15 FT. 1 FT 15 II WIMq+4N M L.................„.,,... .., w.w ... Sections: Nt:, ° Tyin Ext dell Stories Year Buipt Attic A/C S meirA% Finished Saseme I% Area 1 FLA 1 1993 225 Interior Finish: Section Nbr Interior Finish Nbr Ty Area% Sprinkler AIC 10048 SERV SHOPS ETC 100 N N Exterior WWI: Interior Finish Nbr Type Area% Piroperty Search-- Monroe County Property,Appraiser Page 9 of 15 SIDING 100 Building 6 Details Building Type CondMon E Quality Grade 400 Effective Age 12 Pedmeter 304 Depreciation% 15 Year Built 1995 Special Arch 0 Grnd Floor Area 3,204 Functional Obs 0 Economic tabs 0 Inclusions: Rooi Roof Cover Foundation Heat i Heat 2 Bedrooms 0 Heat Sm I Heat Src 2 Extra Features: 2 Fix Batten 2 Vacuum 0 3 Fix Bath 0 Gaftmije Disposal 0 4 Fix Bath 0 Compaejbpr 0 5 Fix Sattv 0 liecurity 0 6 Fix Bath 0 Intercorn 0 7 Fix Bath 0 Fireplaces 0 Ext ra I"-Ix 12 0 I . P!7 OAR% wofm Ift OWN Wit in•10 Iry K, Sections: NbrTy" Ext Wall #Stories Year IBulit Attic A/C Basement% Finished Basement Area 0 FLA 1 2003 480 0 FLA 1 2003 180 i EUF 1 2003 4,996 2 FLA 1 2003 144 4 FLA 1 1995 2,400 Property Search Monroe County Property Appraiser Page 10 of 15 6 OpX 1 2003 2,010 7 0.UU 1 2003 54 8 OPX 1 1995 100 9 OULI 1 2003 so Interior Finish: Section Nbr Interior Finish Nbr Type Area% Sprinkler A/C RESTRNT/CAFETR-8- IDO Y Y RESTRISIT/CAH.JR-8- 100 Y Y 10049 ELIF 100 N N 10050 RESTRNT/CAFETR-8- 100 Y Y 10062 REST/CAFET-A- 100 Y Y 10054 OPX 100 N N Extra?doer Interior Fi0°0sh Nkn T kma°/® 3289 ABAVE WOOD SIDING 100 Misc Improvement Details Nbr Type #Unks Length Width Year BUH1 t Roll Year Grade Life 1 UB2:UTILITY BLDG 225 SF 15 15 1979 1980 3 50 2 RK2.:BOAT RACKS 176 UT 0 0 1979 1980 1 30 3 PT3:11::IAT* 5.060 SF 0 0 1976 1977 1 so 4 CUCH LINK FENCE 2,892 SF 482 6 1976 1977 2 30 6 PT3:PATI0 1,276 SF 0 0 1976 1977 1 50 6 SVV2:SEAWALL 4,996 SF 999 5 1999 2000 5 60 7 SVV2,:SEAWALL 1,855 SF 371 5 1999 2000 5 60 8 DK3:C0NCRETF DOCK 8,418 SF 0 0 1976 1977 5 so 9 AP2.,ASPHALT PAVING 70,260 SF 0 0 1976 1977 2 25 10 UB2:UTILITY BLDG 225 SF 15 15 1979 1980 3 50 11 R:K2:BOAT RACKS 175 UT 0 0 1979 1980 1 30 12 PT3.-PATIO 5,060 SF 0 0 1976 1977 1 50 13 CL2:CH LINK FENCE 2,892 SF 482 6 1976 1977 2 30 14 PT3:PATIO 1,276 SF 0 0 1976 1977 1 so 15 SW2:SEAWALL 4,995 SF 999 5 1999 2000 5 60 16 SW2:SEAWALL 1,855 SF 371 5 1999 2000 5 60 17 DK3:CONCRETE DOCK 8,418 SF 0 0 1976 1977 5 60 18 AP2:ASPHALT PAVING 70,250 SF 0 0 1976 1977 2 25 19 UB2:UTILrTY BLDG 96 SF 12 8 1982 1983 3 so 20 FN2:FENCES 360 SF 6 60 1993 1994 2 30 21 UB2:UTILITY BLDG 200 SF 10 20 1982 1983 3 60 22 RK2:BOAT RACKS 10 UT 0 0 1989 1990 1 30 23 FN2:FENCES 1,330 SF 7 190 1993 1994 5 30 If ..a . ----U A/)2 Mn I A Property Sear chi--Monroe Comity Property Appraiser Page 11 of 15 24 CL2:CH LIMC,FENCE 3,120 SF 6 520 1993 1994 1 30 25 PT&PATIO 1,240 SF 0 0 1994 1995 2 50 26 W02:WOOD DECK 564 SF 0 0 1994 1996 4 40 27 AC2:WALLA11R COND 2 UT 0 0 1994 1995 1 20 28 WD2:WOOD DECK 60 SF 12 5 1994 1995 1 4 q 29 AP2:ASPHALT PAVMG 2,008 SF 0 0 1994 1995 1 25 30 PT3:PATIO 400 SF 100 4 1993 1994 2 50 31 2:WOOD DECK 400 SF 100 4 1983 1984 4 40 32 CB2:DET CABANA 100 SF 10 10 1993 1994 3 60 33 UB2:UTILITY BLDG 72 SF 12 6 1989 1990 2 50 34 UB3:LC UTIL Bi..,DG 40 SF 10 4 1989 1990 1 30 35 UB2:UTILITY BLDG 96 SF 12 8 1992 1993 3 50 36 UB2:UTILITY BLDG 96 SF 12 8 1992 1993 3 50 37 FN2:FENCES 600 SF so 10 1995 1996 5 30 38 FN2:FENCES 600 SF 60 10 1995 1996 5 30 39 FN2:FENCES 192 SF 16 12 1998 1999 5 30 40 SW2:SEAWALL 1,720 SF 430 4 1998 1999 1 60 Appraiser Notes RE:12361 AND 12745 COMBINED FOR ASSESSING PURPOSES 5-8-87 PER OR2669-824 SPLIT 541 SO FT ADJACENT TO BOAT SLIP 693 TO RE'00127420-000925,M(9102430;DONE FOR'mE 2014 TAX ROLL. 2004/1/6-BC.-BUILDING 7 AND THE LAND UNDER IT WAS SPLIT OUT AND CONVERTED INTO CONDO BOAT STORAGE. (TO BE HANDELED BY DARLENE)THE OVERRIDE VALUE WAS REDUCED BY$644,924.OCEANSIDE MARINA 96 SF U82 IS GUARD HSE BLDG.#1=TACKLESHOP BLDG.#2=SHIP'S STORE BLDG.#3=BOAT STORAGE BLDG.#4=BATH HOUSE INCOME DATA IN FILE CHANGED THE PC CODE FROM 27 TO 60 FOR HE Y2K TAX VALUE AND PICKIED HE 430 FEET OF RIPRAP.00/039 2000-12-29 REMOVED THE.75 TO 1.00 FOR THE LAND ADJUSTMENT FOR THE BAY BOTTOM FOR THE 2001 TASX POLL.DUG 2002/5/31 SB,TPP ACCOUNTS:ALL SEASON ANGLERS-899101,BENNETT BRIAN- 9028196,BITTNER,DALE-8886241,BRIENZA,JAMES-8999629,CALCUTTA-8824149,CAPT MIKES-8939657,CAPT PAUL HELWIG-8943408,CARL PEACHEY-8999255,CHARTER SEA-8918127,CHEERIO CHARTERS-9000762,CLUB FRED- 8977640,COLE,WM-8977024,CURRIE,MIKE-8870418,DEBI LOU-8893761,END OF THE LINE-8977090,FUN-SEA-KER- 8981677,HIGH SEAS-9000135,HUGH MORGAN-9000300,JACE GROUP-8943716,KEY LIMEY CHARTERS-8859708,KW KAYAK FISHING-8943771,KW METAL SCULPTING-8928694,LIGHTHOUSE INN-8882912,LOGAN,RYON-8970468, MANNETTI CHARTERS4892004,MARKS MARINE DIESEL RPR-8796684,MS MARGARITE-8927931,MURRAY SHATT- 8929368,MYSTIC DREAM-8970534,ON THE FLY-8824823,PIERCE,THOMAS-8889780,QUICK RELIEF-8684584,REEL TIME-8943376,RUSTY FLY-8970842,SEAHORSE-9003182,SEA YA-8914890,SECOND CHANCE-8927912,SHADOW 8927996,SIGNAL 20-9000762,SOUTHERNMOST SAILING-8829345,STRUTHERS,GENE-9001 114,SUIA PROPERTIES- 8892454,SUPER GROUPER-8928465,SUNDAYS ON THE BAY-8977036,THERAPY-8949469,THOMAS,GREG-8939349, THUMMUS-8787081,TOMCAMP-8989784,TROPICAL DREAM-8954694,WILD ABOUT DOLPHIN"905246,WILLET MARINE-8819676,SOUTHPAW CHARTERS-9022256,MARINATECH ING-9022597,SUPER GROUPER 111-9028493 211412003 ADDED BLDG#7,BOAT STORAGE.D.M.J. Building Permits Bldg Number Date Issued Com DaptWad e Amount Description Notes 06106750 03115/2007 225,000 Commercial New Marina entrance 10106254 0910212010 0 Commerciai WIRE RANGE HOOD 10104979 06119/2010 0 Commardal POOL,SPA,FENCE. 13100536 0212812013 3,800 Commercial TEMP OFFICE TRAILER 13100535 02/28/2013 10,000 commercial DEMO INTERIOR Property Search--Monroe County Prolvrry Aj?praiser Page 12 of"15 13100536 02/2812013 3,800 Commercial PLACE TEMPI OFFICE 8 X 40 FT 13102543 0612712013 0 DEMO BATH HOUSE. 13102737 0712212013 4,635 Commercial PERWT APPROVAL TO INSALL VIDEO CAMERA'S FOR SECURITY 1 94-0659 08/0111994 03101 A 1995 200,000 Commercial COMM,RESTAURANT 95-0276 08/01/1994 03f01/1965 500 Commercial ENCLOSURE 94-1251 10101/1994 1010111995 3,026 Commercial BUILDING MISC, 4 981173 08/2111998 0611111999 25,000 Commercial SEAWALL 5 991605 06/2311999 0112012000 9,500 Commercial COMMERCIAL ROOFING 6 0012271 0512412000 01110112001 25,000 Commercial SEAWALL-REPA0k 7 01-2637 08124/2001 06/1012002 3,000,000 Commercial BOAT STORAGE BLDG 8 01-2635 0812412001 0611012.002 3,000,000 Commercial BOAT STORAGE BLDG 9 01-5372 0812412001 00/1012002 3,000,000 Commercial BOAT STORAGE BLDG jo 1114681 12/26/2001 1212912006 16,026 Commercial SIDEWALK-REPLACE 11 0IJ4666 12/21/2001 0611012002 6,000 Commercial comm.MISC. 12 01,12635 08/2412001 12128,(2007 3,0010,000 Commercial site upgrades 13 0211355 05109/2002 1212912006 150,000 Commercial EXPANSION OF REST, 14 02/1758 10511412002 06110/2002 72,000 Commercial DOCK 15 02-2525 0711212002 03113=03 150,000 Commercial ADD TO RESTAURANT&C.O. 17 01-2634 12/1912001 1212912006 301000 Commercial SLAB 1.466 SF 04_1 Sol 05128/2004 02116/2005 !99,720 Commercial ELECTRIC MISCELLANEOUS 01102653 1212912006 0 Commercial new SFR 01102654 1212912006 0 Commercial new SFR 01102M 12129/20DB 0 Commercial new SFR 01102666 1?J29M006 0 Commercial new SFR 01102658 12/29/2006 0 Commercial new SFR 01102659 1212912006 0 Commercial now SFF 01102660 1212912006 0 Commercial new SFR 01102661 12/3012003 0 Commercial now SFR ol 102657 12=12003 0 Commercial new SFR 0 1102642 12/3012003 0 Commercial now SFR 01102641 1213012003 0 Commercial new SFIR 01102640 1213012003 0 Commercial new SFR 011,02639 12/3012003 0 Commercial now SFR 011102645 12J3012003 0 Commercial new SFR 01102643 12)30/2003 0 Commercial new SFR 01102647 11213012003 0 Commercial new SPIRO 011,02646 12J30/2003 0 Commercial new SFR 01102648 12J3012003 0 Commercial new SFR 01102649 12/3012003 0 Commercial new SFR 01102650 12/30/2003 0 Commercial new SFR 011102,651 12/3012003 0 Commercial new SFR 01102652 12130/2003 a Commercial new SIFR 05104135 08/05/2005 12129/2006 5,000 Commercial DEMO DRYWALL&TILE roPtw'.yt eartc Ct Monroe County trvoy m ty, Appraiset, Page 13 of 1 05105320 04/28/2006 12/28/2007 500,000 Commercial INTERIOR RENOVATIONS FOR 1ST FLOOR, CONCRETE SLAB,&ROOF 06104082 03/12/2007 12/28/2007 10,000 Commercial Install New Butter Tank 07101892 05/24/2007 100,000 Commercial DEMO FETAL BUILD 07101628 06/05/2007 12/28/2007 16,000 Commercial Install Kitchen Hoods 07102762 08/13/2007 2,400 Commercial Fire Suppression S,/stem 07102478 07/26/2007 01/16/2008 1,200 Commercial Propane Tank&Lines 07103478 09/13/2007 57,000 Commercial Dock Improvements&Repairs F)arcel Value fiistoty Certified Rail Values. View t Taxes 1'or,0,6S Flalwoe8. Roll Total Bldg TOtal MIsc Total Land Total Joist Total.Assessed School School Taxable Year Value Im rovem-ent Value Value Market Value Value Exempt Valllue Vehle 13 2,455,786 1,357,159 4,205,730 3„452,645 3,452,645 0 3,452,645 2012 2,488,395 1,392,190 4,205,730 3,452,645 3,452,645 0 3,452,645 2011 2,539,196 1,422,245 4,205,730 5,021,177 5,021,177 0 6,021,177 2010 2,539,196 1,447,289 7,743,188 5,579,085 5,579,085 0 5.579,085 2009 2,596,980 1,483,137 16,979,873 5,679,085 5,579,085 0 5,679,085 2008 2,621,437 1,513,693 9,096,673 6,950,384 6,950,384 0 6,950,384 2007 1,883,939 1,266,994 3,411,673 6,950,384 6,950,384 0 6,950,384 2006 1,895,088 1,059,408 3,032,673 1,820,647 1,820,647 0 1,820,647 2005 1, 52,361 1,080,304 3,032,673 1,820,647 1,820,647 0 1,820,647 2004 1,952,327 1,099,609 1,349,150 1,820,647 1.820,647 0 1,820,647 2003 2,369,256 1,124,895 1,424,150 2,465,571 2,465,671 0 2,465,571 2002 1,799,332 1,145,824 1,459,650 2,465,571 2,465,571 0 2,465,571 2001 1,799,332 1,165,097 996,970 2,465,571 2,465,571 0 2,465,571 2000 1,799,332 349,157 977,395 2,465,571 2,465,571 0 2,465,571 1999 1,799,332 344,291 977,395 1,789,390 1,789,390 0 1,789,390 1998 1,202,121 352,526 977,395 1,356,646 1,356,546 0 1,356,546 1997 1,202,121 362,578 977,395 1,356,546 1,356,546 0 1,356,546 1996 1,084,467 359,012 977,395 1,356,546 1,356,546 0 1,356,546 1996 838,212 358,125 1,071,680 2,283,321 2,283,321 0 2,283,321 1994 842,465 357,609 1,071,60 2,283,321 2,283,321 0 2,283,321 1993 842,465 364,306 2,571.675 2,784,273 2,784,273 0 2.784,273 1992 842,465 373,619 1,550,161 2,766,245 2,766,245 0 2,766.245 1991 877,466 389,118 2,004,157 3,270,741 3,270,741 0 3,270.741 °1990 877,466 401,995 1,634,815 3,635,223 3,635,223 0 3,635,223 1989 877,466 417,492 1,634,815 3,635,223 3,635,223 0 3,635,223 1988 800,600 334,434 1,634,815 3,548,483 3,548,483 0 3,548,483 1987 779,565 344,152 1,636,765 3,532,620 3,532,620 0 3,532,620 111186 752,031 349,316 1,486,910 3,167,805 3,167,805 0 3,167,805 1986 735,525 360,772 1,038,731 2,980,119 2,980,119 0 Z980,119 Property Sear,ch — MonToe County Prope'rty A,ppraiser Page 14 of 15 1994 732,449 370,406 1,038,731 2,100,000 2,i 00.000 0 2,100,000 1983 715,242 217,002 1,038,731 2,030,395 2,030,395 0 2,030,395 1982 693,530 195,738 912,721 1,801,989 1.801,989 0 1,801.989 Parcel Sales History' NOTE: Sales c o not gerf.,,,,rAy show up in OW'COMPLA& system until ab,, ut two to 01,eree mi,-�rths after the date of sale. If a recent safe does not show up in this list please allow more time for the sale record to be processed, Thank you for your patience and understanding. SaIeDate Officiali Records Boo cn 8M312013 26341572 4,760,000 WD 12 IM12011 250312018 15,932,400 WD 12 6123/2004 2019/1476 7,250,000 WD M 10/111993 1278/2366 2,450,000 VIADtt 2/1/1977 7061537 1,366,650 00 This page has been visited 155,479 times. Monroe County Monroe County Property Appraiser Scott P. Russell, CFA P.O. Box 1176 Key West, FIL 33041-1176 6' FAD*rJ1 W & f JOI&I or Vgts of Tbb dwmust M.J0204 EW SMITI"IS&DOWEN U &ommp Avenue,sake 100 SPECIAL WARRANrY IMAT AILASFL 11 SPE LLC, a'a North Cuolina litnited liability company km.emin r refer io as " ar i, d r° and in considerationof the swn o 'Ten and as/1 00 Dollars ($Io. other good and valuable consideration to it, in band raid by :ACT IDE :..ST , a Florida fimited liability *m y (hercirtaflo, referred to as "Gr a ,' , Jaaase nuiling address is, 1010 Kcm-ardy rya", Suite 302, Key "hest,, FL 33040, the mccipt and sufficiency of whiff considemion am. hemby acknowledged, and upon and suklect to the axcWlons, lareras, encumbrances, tern ternis and 1xvvisions hereinaftcr set forth saurd described, has GRANT M, D, SOLD and CONVEYED, nd by these presents does hmby GRANT, BARGAIN, SELI., and CONVEY, unto Gmntee all of the real property situated in Monme County, Florida, damibed on Bgb,1bJt,,A attached hemto and made s pvt hereof for all as sear, wgedwr with all singular die rya 'rtws, tmiefits, privileges, easanents, teraeraaeaats, hmeditmnents and appuftnwwes dwton or in anywiseappertaining thereto, and together i all impmvements locsftd thei,con and any right,title crud intemst of OMMtor arui and to e4Jacent stmets, allays and rights-of-way (paid land, rights, benefits, pivilegm eawments, tenements, bemditamem, apputummces, imi.mveinents and hitaub being herebiafter mferred to as the "Pwpe 'y )� 'Ibis conveyance is rnsde subject,and subordinate tag diose enctnnbmimes and axe ions r fordi attached etmade a part hereof for all purposes sad all ocher mattersf rec*rd affocft the Wepe y llecti' ely,the" errru d t,ions"). TO HAVETO HOLD the, Property, subject to the nn , tiaras, as as"car said, unto (.3 tee, its successors and ass ns, forever, and Chwitor does au* au with Giwme tha excWfor the Pemimd ions, at the d rae of dellve:y of this Special Warranty DcxA die NopeTty is ffm frorn all encurnbrances gads by Grantor, and Grantor will WARRANT AND DIXEND all and singular tyre Propetty unto Gmntee, its successors, and assigns, apinst d-t la fUl cla ryas and dfmiands of all Ian s ni clahning by, tku-oul#i or sander Grantor,but not odwnvise. y race of is Special Warrwty Deed,(.3matee acknowledges and agreft that any and all liability hemunder of Grsaat r, its agenfb, o re,sent d es or employees, including dlae Specialof fide bmin comitainod, shall be limitc4 to and satisfied solely from the Chantar"s procee&fforn die,Propevty. y acceptance of this Special Warranty Deed, Gimitee asumespayment of all l ;avperty taxes on the Property for floe,year 1 and subs at years. ORLXK=as 9 PfA m be ffi eve&S of Ju 2013. Sipcoed, sealed and delivered in the prescace of ATLAS L 11 SPE LLC,a North Carolina the.ollo n w limited liability gay BY: �m,� Print Na its• w a in THE STATE OF COUNTY OF i w Wsoulpent � o fore 2013, ATLAS by of L 11 E i &limited liability com� on Mai H liability m W BIVAX M.N aai of FWft r 9014 00 &Typed None of Notwy My a ion Expires: ORLDWS 12955397 ` Deco B d 90' 74 Sl"ECIAL WARRANTY DEED UuMmdmim THE LAND REFERRED TO IIN SM,,,OW 15 SITUATED IN nff COUNW OF MONROE, STATE OF RDRIDA,AND IS DESaUBED AS FOU.OWS. PART A. UNIT" m.,II-4,J-6, -9,3-1II AND J-12 IN 6 EAST DRY STORAGECONDOMINIUM, , ACOORDING TO 11°1 TTON OF CONDOMINIUMDiEREOF,AS RECORDED IN FF"T ftLCMS K 1918, PAGE II 7,OF THE PUBLIC RECORDS OF MODS -CUKrY,FLORIDA,AND ANY AMENDMENTS D -' (THE"CONDOMINIUM PARCELS"), TOGETHER WITH EACH UNITS IIV' T- T II TT"flyNON- , EASEMENT FOR INGRESS AND RECORDEDEGflESS TO A LAUNCHING SITE AS MORE PARTICULARLY DESCIUBED IN THAT GRANT OF EASEMENT IN OFFICIAL RECORDS BOOK 1915,PAGE 92,OF THE MONROE COUNTY,FLORIDA,AND THE NON-EXCLUSIVE EASEMENTS FOR INGRESS,EGRE:SS, UnLmES, DRAINAGE,ENCROA04MENTS AAD 14MNTENANCE AS MORE PARTICULARLY DESCRIBED IN THAT GRANT F EASEMEW REODRDED IN 1,915,PAGE 100,OFnlE PuBUC RECORDS F MONROE COUNTY, RMDA. �(. TOGETHER THAT"PARCEL OF LAND(n-lE"NON-CONDOMINIUM LANEY)AS MORE PARTICULARLY DF-9=8P.-I)AS fl",L D TERMINUS OWNDARY LINE: VI1 THE WATERWARD BOUNDARY LINE AS OF AXY II, 1975,LYING IN ,CHANNEL.IN 10N 36,T °VIIP 67 SOUTH,RANGE 25 EAST,,STOCK ISLAND, MONR 6 COUNTY, FLORIDA,. AND BEING D PARTICULARLY - F 06 n OOMMENCE AT THE NORTMEASTODRNER OF LOT 3, (61,'GEORGE M=tOiDS PLAT OF A PART OF 5T A ,ACMRDING TO T THEREOF II14 PLAT BOOK 1,PAM 55,OF THE Y, DMA,THENCE SOUTH Ov OW DW EAST, ALONGTHE EAST 11NE OF SAID LOT 3,A DISTANCEF 256.64 IIII TO W DESCRIBED LINE;THrfKZ W. JTH Wr 44 58-WEST,A DISTANCE OF 58.05 FEET;"THENCE SOLMI 81- 26°2 '°WEST,A DISTA14M3.41 FEET; 9 °45 F 7.77 FEET;nliENCE SOUTH W 551 200WFST,A DISTANCE F 8.55 FEET;THWE SOUTH 000 1&D911 F 17&89 FEET,THENCE SOUTH 010 ' DISTANCE OF 53 AD FEET$- T H - EST,A WTANCE OF 34.06 FEET;THENCE NORTI-4 *IV 10-WrST, DISTMCE-OF 19.75 T;THENCE NORTH 060 OW 32"EAST,A DISTANCEF 3 u53 FEET.,THENCE NORTH 20 2" "T,A D5TANCEF 53.34 FEET,THENCE NORTI-4160 29°4 ,A DISTAMCE OF 23.38 FEET,MIENCE NOS 25' 19""WEST,A DISTANCE2II®06 "niENCE NORTH630 MY 22"WEST,A DISTANCE OF 18.30 "ET;THENCE SOUD424°25 5T",A DISTWE OF 48.58 WEST,A DISTANCE OF 38.31 FEET,THrAa SOtMi 770 W 4r Sr,A DISTANCE OF 50.24 FEET; THENCE SOUTH 0 4V "WEST,A DISTANCE OF 24.66 F FT°T,IMENCE SOUTH 4II " w , DISTANCE F 17.34 RET;THMICE SOUTH 050 19° 'WEST,A DISTANCE F 26.43 Ilr-"EFT;T14ENCE ,A DISTANCE OF 45.02 FErT,THENCE SOITM 100 31-SWEAST,A DISTANCE F 26,49 ;lliENCE SOLITH 14"28' 10"EAST,A DISTANCEF 29.44 FEET,THENCE SOUTH 340 OW ORLDMS9 a58 l9 9 DoW 1 34 go 00"EAST, F 1 .17 FEEM THENCEU 650 59"42"°EAST,R DISTANCE OF 13n75FEET, 'THENCE SOUTH 860 21' 21""EAST,A 1ST F 27a " INw A E7� ar DISTANCE46.24 ; ° NORTH 10 32" ar 35W� ET, THE VTH 570 36"26" , DISTANCE OF 10.36 'T,A DISTANCC OF38.74 FEET, DiENCE SOUTH 07* 17" ' d A DISTANCE OF 50.37 FEET;THENCE SOUTH10 3 T WENT,- ,� Y"TA F 4 ar ®TI.ECE TH 3 "56 ,TANCE 2 7"0E1 OF 6.98 'WDn " 10 17"35' „� .9 ,,, ar W `M 6"" d F'2 '"E �L ,� 2 25"4.56 FEET, CE N R"TWi 2 R 1 F 35 FEET; B E d I OF 25.13 ' ;SDI 'NOR H 0 "WEST,A DISTANCE F 36 FEET,THENCE NORTH 450 33" "WEST, D -OF 17A9 FEET;PriENCE NOR-n-f23- ""WEST, A DISTANCE F 28.60 fE- ;'711ED'CE NORTH 43'0 31"5 "WESTO A DISTANCE F 14.41,FEET,THENCE SOUTH 32"44-WEST,A DISTANCEF 24"78 FEET;IMENCE SOUTH 710 3313er WEST,A DISTANCE OF 41.80 FEET,'THENCE SOUTH 6' 2" "" A T F'42.7"7 �"�;T E �SOUTH 82"T� 1W 16" ® ar W 32.a „ FEEFT;THENCE73 17°44 � 1 19-1 ; E1 38"41 1 F 26.35 FEET, E " "WEST, DISTANCE m 32.20 FEET, 'W SOP 27 31"WEST,A DISTANCE OF 22.15 FEET,THENCE R D'j 63 " W' ,A DLSTANMEOF 5.73 FEET,THENCE 1U TW 1 560 22" "WEST,A DISTMCE F 7.38 FEET,THE - 25*56"" , 1ST ,,, F 43. FEET;-ni R�11539 45" ""WEST,, II �"M F 31..16 FEET;-n-fENCE SoUril E7016"Sr WEST', DISTANCE F 45m FEET,THENCE SOUni 86*2T 31-WEST,A DISTANCE OF 54.32 ; 0 07" 13" WEST,A DISTANCE OF 64.34 - ""T;THENCE NORTH 899 W 25"WEST,A DISTANCEF 65�13 THENCE RTIl 880 ST "WEST,A DISTANCE OF 52.42 n-§E POINT OF TERMINUS DLL n-iE END OF THE HEMN DESCrUBED LINE. PARCEL a ON llD E ISLAND OF ST(XK ISLAND,AND PAEING LOT ONE(1)ar )ACCORDING T GEORGE L MCDO14AWSF D l'S ONE(1)ar IWO(2),THREE(3), FIVE(5)AND SIX(6)OF SECTION THIRTy (35),L (2)SCCTION THIRTY SIX )ar LOT 71-IREE(3)SECTION lVM7"Y SIX(26),AND DOT TWO(2)SECTION T11IRTY FCXJR(34)JOWNSHIP S (67) SOLMI,RA114GE°1 ED ( ")EASJar RE<XMM IN PLAT BODK ONE(1), PAGE 55,MONROE COUNTY,HDRIVA RECORD& AND ALSO PARCEL A BEING "T A POINT ON THE SOJTH BOUNDARY LINE,OF PENINSULAWEE, 382 FM DISTANT WEST OFTHE UiTERSECTION OF THE SOUTH BOUNDARYDUNE OF PENINSULA AVENJE WMI DIE WEST BOUNDARY LINE OF MALONEY AVEWIE,FROM SAID IPOINT OF BEONNING,COICTNUE IN WEST DIRECTION ALONG THE SOUTH BOUNDARY LINE OF PEMNSULAR AVL74UE E D DtSTANM OF 415 FEET,714E C,E AT RIGHT L,u D IN A SOU-niERLY DIRE. ODD A DISTAKE OF 52.0 FEET;'THENCE AT RIGHT ANGLES AND IN AN EASTERLY 1 O DIS"T F 600 ; EWE F AT RIGHT w5 AND IN A NORTHERLY DIRECTION A DISTANCE OF 184 FEET, HE MEANDERING THE MGH WATERLINE IN A NORTHWESTRLY ANDNORM4EASrERLY IDMCn0N DISTANCE OF 450 FEET,MORE OR W w ar To THE D' INT OF BEGINNING AND BEING IN A SUBDIVESION F LOTS 1,2,3, S AND 6 OF SECnON 35,LOT"2 OF SECnON 36,LOT 3 OF SECnON 26,LOB"2 OF SECTION 34, SHIP 67 SOUT11,RANGE 25 EAST, MONROE W'TY,FD IUUD& ALSO .,,.... PARCEL C: ORLDMS 129558971 4 I F PA14CEL OF SUBMERGED LAND IN HAWK 01ANNEL IN SECTION 36,"P"OWN911P 67 SOUTH, RANG CE 25 EAST, STOCK ISLAND, E MORE PARTICULARLY DESCRIBED FOLLOWS: CC)MMENCING AT THE NORTHEAST CORNER OF LOT N, (60 OF MiE NAT OF STOCK ISLAND RECORDED IN PIAT BOOK 1,,PAGE 55,PUMIC RE-CORDS OF 14ONROE COUNTY, P ;T'HENCc RUN ES"P ALONG 4E NORTH LINE OF SAIDLOT I AND niE!WESMRLY EXrENSION THEREOF FOR DISTANa OF 600 FEET TO THE NORTHWESTR@NER OF A PARCEL.OF SUBMERGEDCONVEYED BY THE TRUSTEES F THE INTEPJML IMPROVEMENT FUND DEED 140. 19811, DATED JU NE 12, 51m THENCE,SOUTH ALONGTHE WESTERLY UNE OF SAID PARCEL OF SUBMERGEDLAND CnNVEYED DISTANCE 1 520 FEU TO'nlE 9=4WEST CORNER OF.SAID P L FOR THE POINT F BEGINNING OF PARCEL OF SUBMERGED LAND HEREINAFTER F' . p THEMI CX)NnNUE SOUTH A DISTANCE-OF 251.6 FEET, THENCE EAST A 05rANCE I1;,�600 FEET; NORTH A DISTANCE F 251.6 FEET TO THE SOUTHEAST CORNER OF SAID PARCEL F SUBMERGED LAND E 0Y l`HE TRUSTEES OF 7HE INTERNAL PAR VE E FUND BY DEED 140, 1. 61 P; 'n4E-N(l'WEST Al,,,ONG THE SOVnl LINE OF SAID PARCEL A DISTANCEFE6"'Pn MORE OR LESS, 7D INE POINT OF KvMNNING,. S PARCEL �r.,.. ONTIIE ISIAND KNOWN AS STOCK 0 DF.SaUSED ACOORDING "DIE GEORGE MCDONALVS T OF A F (ISLAND, RECORDED IN PLAT BOOK 1, PAGE S5,MONROE F14NDA AS FOLLOM.: L ( )AND THREE( )IN BLOCK 5 (64, ALSO PARCEL E: PARCR.OF FORMERLY SUBMERGED HAWK OW19NEL IN SEMON 56,TOWNSHIP 67 'SIN-P, RA14GE 25 EAST, MONROE COUNTY,FLORIDA, m,PARTICULARLY DESCRIBED AS FOLIOWS.- BEGINNING11-1E SOUTHEAST COP14ER OF LOT 3, 60 OF PLAT TITLEED"ALL LOTS.1, 2,3,5 D 6,SECTION 35, LOT 3,SECTION 26, LOT 2, 5 ,STOCK ISLAND,TOWN90 6 RANGE 5 EASr,RECORDED IN NAT BOOK 1,VGA 55,PJBUC RECORDS OF MPS ROE FLOPIDA,RUN SOM 435.6 E AT'RIGHT ANGLES,RUN THEN a-AT P ,.V RUB NORTH 435,6 FEET TO T14ECORNER OF LOT2,SQUARE 60 , E PLAT;ABM MENT7014ED -n-IENCE MEANDER E SH REU.NE TO AN E&Sn-RLY DIRECnON E POINTOF BEGINNING. ALSO F' R(lL F ON PINE 19 AND KNOWN N AS STXK ISLANDD DESaUBE-D ACCORDINGTOE RG.E L.MCDONALLYS PLAT OF A PART OF SAID STM ISLAND, E N PLAT- ONE(1),PAGE 55, 14ONROE COUNTY,FtORIDA,AS FOLL()WS: LOTS ONE(1)AND TWO( 114 BLOCK SDffY ONE(61), NER Vam A PNZCEL OF 9MIERGED olmom ins„ I 1 5 Dmo 13 BkN 2534 F0 W LAND IN THE IST0.ill'S OF Fl..0RIDk SECTION 36,TOWNSHIP 67 SOUIll,RNIGE 255 EAST, LOCATED SOUTHERLY OF AND AD3ACENT"M L0751 AND 2,BLOCK 61,AND DESCRIBED FOLLOWS:1 BEGIN AT THE INTERSECTION OF,,,�1*SHOREUNE OF STOCK 3LAND AND THE WEST INE OF SAID LINE 1, 1, 1 PLAT ISLANDQ 'Pl ,,, DISTAW1 OF 200 FEET M A POINT IN lnlE EAST LINE CF SMD LDT.2,BLOCK 61 (EXTENDED); Tl--I w NORTH ALONGTHE EAST LINE OF I.Or 2,BLOCK 61 r„ ENDED)A DISTMOE47S FEET, MM OR LESS TO A POINTIN THE -4,. H LIN L%MD, WESTERLY ALONG TIIE MFANDERSIII 0 L1 , DISTANCE1 FEET,MORE OR LESS, BACKTO'RiE IPOINT OF BEGINNING. 1 G. LOT 3 IN M.003(fil.OF ST ON PIAT OF.WD SrOCK ISLAND MADE BY GLORGE L MCDONALD AND RECORDED IN N,,, T III(1, PAGE 55,OF,,,iniE PlJOLIC RE CORDS OF MONROE COUNlY, FLORIDA. ALSO PARCEL IOW "THE PORTION OF MALONEY AVE-10JE LYING BETWEEN SLOO(S 60 AND 61 OF GEORGE L MCDONALD'S „T„OF A r OF sTm iswo, IN PLAT BOOK 1, PAGE 55,OFTHE KJBI,,,1 RECORDS OF MONROE COUNTY,R.ORIDA. PARCEL 1 L OF FORMERLY SUBMERGFDIN$lAWK OW4NEL IN SECrJON35,TOWNSHIP 67 somi, ,,,COUNTY, ,AND MORE PARTICULARLY DFSCR1ST AS FOLLOW.;-. IN FtAT BOOK 1,PAGE 55,OF 7-HE PUBLIC REODRDS OF MONROE ,I ,R'" 'III 'i 280 FEET TO THECORNER OF:114E SAID BLOCK 60 AND THE SHORELINE11 T Tl�-IE SAID MAT OF STOCX ISLAND ANDniE POINT OF BEONNING OF THE PARCIL Or-,LAND HEREIN ni,,, -�NORTH 435.60FEET 1i '" 'THENCE WEST 60 FEET EKCK TO-niE II' "T'OF BEGINNING. ALSO PARCEL.3: P ( L OF LAND ON THE ISLAND KNOWN AS STM ISLAND, MONROE COUNW,FLORIDA,MORE D BY THE FOLLOWING N a COUNTY,PLAT OF SAID STOCX 51 N4D AS RCCORDED 114 PLAT BWK t,PAGE 55,OF PiE PUBLIC RECORDS OF MONROE FLORIDA; THE WEST m,,,INE OF SAID LOT 2 AND THE EXTENSIONm LIME,715.60 FEET 1 F BEGINNING,-ni .0 ;IME ,,.WEST 381.3 FEET,MORE OR LEA,"TO THE WESTERLYr- a OF AN E)aSTINIS CONCRETE PIER, 'f,,, -SOUrHERLY ALONG A UNE DEFLECTED 30 ® �30 FFET, (NOTE- ORLDOCS 129558971 ame lug �'^ 5^39 14ISSING CALL OF EAST 37 .!W) °nlENCE 670M DERICTEEDLEFT(DL),200 FEET, IRM OR LESS; THENCE 270 F :::. M LEFr,30.00 FEET,MORE OR LESS; THENCE 38-30 DEFLECTED RIGHT, 18.5 FEET, MORE OR II ,,, F" RIGHT,HT,45.0 FEET,MORE OR UESS; THENCE72- DEFLECTED LEFT, 75.5 FEET,MORE OR LESS, THENCE 27 DEri �25.0 FEET,MORE OR I ^ nlENCE 64000 DEFLECTM)RIGHT,94.5 FEET, MORE OR LESS, THENCE 47020 DEFLr<TED RIGHT,52.5 FEFr,MORE OR LESS; THENCE 37040 DER1.1-OWLEFT,37.5 F OR LESS, InIENCE 54015 ,24"5 FEET,MORE OR Lim; THENCE 72 DEFLECM LEFT,40.0 n* d 378.80 FEET " 'f POI NI-OF '' I NI LESS NI , A PARCEL OF LAND LOCOUED IN 5 ON 35,7OWNSHIP 67 SOUTH,�' 25 EAST, I D, FLORIDA, ^ F Y " BED AS FOLLOWS: a COMMENCE ATTHE NORTI--EAST CORNERF LOT 3m KOCK 61, 1f OF A PART OF C ISLAND,ACCORDING 'l T" F F. IN PIAT BOOK 1,F 55,OF THE PUBLIC RECORDS OF MONROE 00UNTY,RDRIDA;THENCE SOUTH FOR A DISTMCE OF 2 5w FEET,711E A DISTANCE OF 100.W FEET;-n-lE ,II FOR A DigrANCE OF 339.68 714ENCE WESr FOR A DISTANCE OF 6720 FEETTO InIEPOINT'OF BEGINNING;THENCE METE Imo;THENCE SOUTH 041153' 14"WEST,A DISTANCE OF 50.44FF T�THENCE 3 0 31' Hr WEST,A F 6033 ,^,^ ®^ "l SOUni 040 S&57-rASIs A DISTAW1 OF "25 FEET,,THE F^l 060 27® 3-WEST,A DISTANCE OF II.21 FEEL-M- ,,. „15 33° IS"WEST,A DID ^74 FEET,THENCESOM810 I9*27 ,A DISTANCE OF 4417 THENCE NORTM 740 55'090 WEST,A DISTANCE OF 14.27 FEET, -IE I4°22- A DISTANCE OF 8335 -MIENCE NORTH 210 I2° 'EAST,A DISTANCE OF 2057 FEET, THENCE NORTH 2 2 " „-EAST,A DISTANCE OF 45^45 FEET, 'HEN I ni 080 2V 0?' '" A DISTANCE-OF 14.52 FEET,-n^IFS ~ ,III -57"SS'WEST,A DISTANCE OF 32.90 FEET,rIENCE NORMI 450 OW 29D WESL A DISTANCE OF:12.09l w SOUTH 870 W 3211 ®A DIIANCE OF 29wI5 �T,, �� TH 75O I2� w,35" ,A F I7w m,ni," ,, 230 T�4 OW 22"WEST,A DISTANCE OF 52.43 FEET 7HENCE SOUTH 890 3S°35-WFST,A DISTANCE F:7.I S THE W-1-H 000 I -EAST,A DISTANCE OF 7.23 FEEL '31F °;3 ul A DISTANCE 3"7 FEET,I"HE N i 7 m " ' A II "A1 '^OF 28.33 - DISTMCE OF 4I"75 FEET;THENCE LEAVING THE SAID ME I-IIGi WA-TUt UNEA F 1. 3w4I FEET;7HENCE EAST FOR A DISTANCE OF 81.13 FEET; '1IFI A DID ":Of 12.W FE.-ET; ni FAST FOR A ^OF 157.53 FEET TO A INN"OF CURVATURE OF A CURVE RADIUSCONCAVE`TOniE Noirnmisr,THENCEE LEFT ALONG THE SAID CURVE,�IAVING FOR ITS ELEMENTS A OF 32.00 FIFA AND A CENTRAL ANGLE OF A DISTANCE OF 50.27 FEET A POINT OF,TANGENCY,„II^NF 'ni FOR A DISTANCE OF 35"77 FEET;THENCE " FOR A DISTANCEF 106.74 FEET TO THE FVINT OF 1102NNING. LESS 714E FOU.OWINGPIS ° 1295SM73 7 r 11,99 579 NORTH PIER: STOCKON ISLAND,MONROE COUNlY,N RN A,AND IS A PARCEL OF SUBMERGED LANDLYING, SOUTHACCORDING TO GEO N R,A„N„OF STOCK ISIAND AS RECORDED IN PLAT KXX T, PAGE 55, TT'N ,FLORIDA;A;AND THE fAID PARCEL BrING DESOMM BY METES A14D BOUNDS AS FOLLOWS: COMMENCE AT THE POINT OF INTERSEC'nON OF THE R11NN6 OF MAL0114EY AVENUE wmi THE NSULAR AVENUE;THENCE SOUTH ALONG AVENUE D TT I T N Y EXTENSION TNI�'I A NI TT N� , � N MALONEYT A POINT,- T II THENCE WEST 229.63 T TT^N IINT` BEGINNINGBEING 3 DESCRIBEDHEREIN;THENCE A DISTA114CE OF 109 FEETTO A POINT;THENCE WEST FOR A DISTANCE OF 390,S5ET"T A POINT;THENCE 4 03 ll,'4Cr EAST FOR A DISTANCE F 5.17 FIET TO A POINT;THENCE 2 'WEST FOR A DLSTAYCEOF 31 A POINT, TTjENCE-NORTH 030 ° " EST FOR A 0ISTfiJ4CE OF 119"9 FEET TO A POINTTHENCE NOR111 86- 49 "EAST FOR A DISTANCE OF 3150 FF,ET TO A POINT,THENCESOLITH 93- II,1' "EA5r FOR A DISTAWk OF 5.49A.POINT,THENCE EAST FOR A DMANCE OF 39&TT FEETBACK TO THE POINTF BEGINNING. MIDDLE PIER: ON STOCK 19 AND,MONROE , FLORIDA,AND IS A PARCEL OF SUBMERGED ILYIW, S(XJTH OF 8LfXX 60,ACCORDINGTO MCDONAL.VS PLAT OF STOCKISLAND AS RECORDEDIN pLAT W=1, NSAGL-- KJOLIC RECORDS OF MONROE COUNTY,N,, II A,AND-T-HE SAID P BED BY 14ETS AND BOUNDSLL COMMENCEAT THE F INTERSECTION OF THE CENTER N E OF MALONFYAVENUE 4"TT'N ,.a m N " A CENTERLINE A u TN°N� SOUTH NN AII N' " AVENUE N THE Vr' Y II 'THEREOF NOR,A DISTANa OF 29023 N IN"N" A N TNi"NO "Vff.ST 228.63 N°f T TO A POINT;T;TH UTT'N rOR A II II91" FEET TO Mi6 POINT III IIN 7II'N9 PARCEL OF LAND BEING .S ,. HEREIN;THENCE CONTINUE SOUTH FOR A DISTANCE OF 127 FEET TO A POINT,'THENCE WEST FOR A DISTANCE OF 348.48 FEET TO A II ;TT'N N N 3* 11- R A DISTM4CE OF 13.19 FEET TO A POINT,THENCE SOLMI ', 9'2 A Dl.S7ANd0F 45 FW TO A POINT;THEN I 030 1 V4Cr r. T rVR A DISTANCE OF II 6 FEET"TO A POINT,'n--I N"m 11 4V 2V WEST FOR A DIS T" FEET TO A ;TMENcENORni 93* II 1' 'WEST FOR A DISTANM OF 125FEET TO A POINTh THENCE NOS *4ir 2W EAST A N IIro T"AK OF 20 FEFT TO APOINT;THENCE NORTH 030IV 4W WEST A N 16 FEET TO A POINT:THENCE NK.ATH 860 °2 *EAST A A F 45 FEET 'M APOINT;THENCE,SOUTH 030 11'4(rST"FOR A DISTANCE OF 16.61 FE ETTO A IIN N",THENCE LE-SS'niENAG PIER: SOUTH PI ON STOCK ISLAND,MONROE COUNTY,FLORIDA,AND IS A PARCEL OF D LAND LYING 9WM OF BLOCK 60,ACCORD114GE HCD0ft4vS PLAT OF ST=II ,AS RECORDED IN PLAT BOOK 1,PAGE'95,OF T14 PUBUC N MONROE COUNTY,FLORIDA,AND PIE SAID PARCEL SENG . BY METT-S AND BOUNDS AS FOLLOWS: TN ENN ATTI-1E POINT OF INTERSECnON OF THE a-NTERLINE OF MALONEY AVENUE THE CENTERLINE OF PENINSULAR AVrNUE,IrHM,SOUTH ALONGTHENEE OF MALONEY AVENUE 'nlE SOUTHERLYII THEREOF FOR A DLSTANCE OF 29D'„23 FEET TO A II ; ORLDOCS 129558971 Does m7fta BkOa 204 Pg# 500 11-iENC E WL13T 2.28.63 FEU'TO A POINT,''n-IENCE SCV71i FOR A DIVANCE OF 416."FEf.,.',rTF 710. POINT OF BEGINNING OF THE PARCEL OF LAND f..WING DE.50USED HEREIN;THENCE-,CONTINUE SOUTH FOR A DISTANCE Of 97 FE E'r TO A POINT;THEKE WEST FOR A DMI'ANCE;OF 408.80 fTEE..-l-I'D A POINT; THEN(l NORTH 030 11'40"VW-..ST FOR A DISTMMEOF 115 FEETID A POINI THEXa,.".,NORTH 860 48' 2.0" FOR A DISSTANO."OF 38.,,.M FEEI M A K.)INT,7HEWE SUM-1 03*11-40r EAS.Ir rO.R A DISTANCZ OF 0 1NT;THENCE LAvr roR A D1.51-ANCr.OF 375.87 F-EET BA0. 01"o J-HE� POINT OFEWONNING. LEW'FHE rOLLOMNG PARCX-,A..,: DRY 5FORAGE: A PARCEL OF LAND,1,DCAl'E[)IN SEC"noN 3(�,1OWFUS 41P 67 SOU-ni,RANGE 25 EAS-1-,SM)0(ISLAND, MONROE CDUNTY,FLORIDA,AND BEING MORE PARTlaiLARLY DE.Saff.&D Ali FOLLOM..'o, CDMMENCE AT 71--ir,-: NORTHEVUST CYMER OF U.Yr 3,BLOCK 61,a.',ORGF MCDolw..D.S PLAT OF A PART OF STX XX 19 AND,ACMRD114G TO'niE PLAT THI'mRr-.,()FAS Ftj:-'=RDE D IN PLKr 6001(1.,PAGE si,of THE PURIUC RECX)RDS OF MONRC)E(A)UNTY,Fl..Oj�DA,7HEN(X"SrXlTH FOR A USIANCE,OF 167.57 FEET,lliEN0.-,-','WEST FOR A DISrrANa,--.,OF 103.06 FEET 70 I'liE KXNT OF SM. NNING;711EX.1,S0tM-j 890 5V 200 VQST FOR A USTANCE-OF 182.26;7HENCE`SOUTM 00"W 40"EAST FOR A DISTANa-.::OF 1.20.31 r-FEr; NORTH 89-ST 20'EAST FOR,A Dh;TAWT--.OF 182.2.6 r-Ef--.,.'l",7HENa--�,Im.RTH 000 00'40"WEST r0it A DISTANCE OF 120.31,KE"T70 TliE Pc)iffr OF BECUNNING. ORLDOCS 1295,58"1 9 060M Bko m psi, � u �.wmi� EXHIBIT B TO SPECIAL WARRANTY DEED Wm I Reservations contained in DaW fivin the 'Trustces of the Intemal Improvement Fund off"the Sate of Florithk filed 'b 29, 19 in Book. 180,Page 381 .Note- The right of t to S270.1 1„F.S. . State of FloridaDepartment of Administration Division of State Planning Affidavit Regarding the Flosida K. ys, Area of Critical Smote Concern recorded August 13, 1976 in Book 669,Page 43. . Eawment gmnted 'lli Utility Board of the City of icy West, Florida by instrument recorded March 19,2002 in Book 1769,Pape 863. Grant4. of Non-Exclwivemmm nt granted to0ceanside Developmcnt Corpomdon, a Floridai side Residential Condominium Association, Inc., a FlMdanot-for-profit coiporation by instrument Mamh 19,2002 in Book 1769,Page 1151. 5. Grant of ikon-Exclusive Easement and Provider Agmernent gmted to Oceanside Devc1opment Qwporation, s Florida corporation i id nti l Condominium isdo , Inc., a Floridanot-for-proffit corporationy instrurnent moorded March 19,2002 in Book 1769,Page 1164. ri wt, turtle or interesk if any, of the publicuse . s public lm our recreation area any part of the Land lying time water abutdng thed d On most inloW of way of the following: ( line,of vegetation;(b die most extrarne high water mark; (b) the buildiend line, or (d) any other line which has been or which hmafter may be leoly established as relating such public use. Terms and conditions of y existing unrecorded l (s), and all rights of les s y parties claimingthe lessee(s) der the kese(s). 7. Mob of the fl it Goy t den o thed„ if , being artificially fill . in land in wimt was fortnefly navigable woUrs arising by mmon of the United States Govemment control over navigabic watem in time interest of navigationd commerce. ii. Any adverse ownersidp claim by the State of Florida by right of sovereignty to y pan of the lAnd dmt is,as of the Date of Policy or was at any time previously, underr( men . 9. (s) in favor of the Trustees of the Intemal Improvement Fund of the FloridaState of contained in the November 16, 1964 in Book 325, Page , as to: interest in all phosphate, mineral i d metal rioits, bar l inwmst in all petroleum rights. c. Rights of exploration in conjunction with ORLDOCS 1 r m 110 Doan SaMe Ok 24134 Pup ss? phosplote, m minem 1, metaland/or pdmleuni rights have mm l d mumm um mmt to Florida Statute 270.1 ( . 10. storm Sewer& mmm mmt )d-we State, Florida or the use d benefit of dieState Road Department of Florida zwordeA SqAernber 27, 1966 in Boo , �� 1 q age U. Drainage w memmt in favor of time Staft RaW Department ofFlorids Mmided 1, 1966 in Hock 391,Page 225m 12. R(mavation in favor of time T rum t, of dieIsteynal Improvement ent Fund of time State of Floridant in in time Dr.W, recorded ', 1970 in Book 446, t mm e 255, as to. a 314 interest, in all piaosphaft, mineral, and inetal dghu gym. M iiomtmest in all pftvIeurn rights. mm. Rights of plommuti, in conjunction item Phosphate,mmmm n ,1,ummCW WmdVmmr peftleum rights have, Ewen releawd pursuant t FloridaStatuette 270.11( ). 13. P ion in favor of the r s, of the InteTiml t'mmm, u:,m emrmemmt Fund of time Page 198, as tam a. 3 i w in all phosph, mmmimmema�,and meW rights. b. M tmm e wit in all peftleum rights. c. Rights of em plommmtimumm in coqjurxxion w id w phosphate, minaul,nwml and/or peunicurn rights have bwni releamA pu t Florida to 7 . ]( . rsuan to 14. Eument in m°of'die Utility Board of the City of est,recorded.fanuary 7, f ,77m Book 690,Asge 313. 15. Reservatifxi in favor of dlme Tnmtees of the, ,Immtem al Immmfmmum emmm t Fund of time State of Floridaa W in the and recorded Dewmbem d, 1985 in Book 959, Page 23.54,as,to: aW 314,fmmt m imm all phosphaw, minaul,arxi IneW rights. b. 1 immteMst ill all Pdroleum rights. met. .Rights of met lmmmatiummm imm conjunction with PI-10 m1m ,,,,minerak metal m peftleuin rights 1mve been released piusuant to, FloridaStatute,270.11( . Oceansidebra Condominium Association, Inc., as recorded July f, 1. 7 in Book, f ,Page 1517. 17. County Oydinance, fin-' 7, providing for time awlmi levy on gwinge and tin l;fu collection fen, to be 83509seA UPon this imurml of land. 18. Grant of Easement(Launching) me coded August f, 2003 in l3ook 1915, Page 92. 19. Grant of Emsm. an (Ingrem, Epvss, UtiliticS, I)Mift e, &civarfunents and Maintenance) rrded August ,2003 in Book1915,Pap 100. 20. All die covenants, n ition , MSWWOR, Memalts, msessments and possible liens, tenns and other provisions of Declaration of Condominiwn and Exhibks theivto, rewided August 11, 2003 in Book 1919, Page IM, Public Rewrds of Monroe County,Florida,and as finther amandcA inchWing,but not limited to on or mmml the oii ' gar provisions for private charges or assessments; fiens for liqtHdated damges; and/or option, ri at of first relbsaf or prior approval of futUm Pumbawr o a n owmt. : Devc1olws RijOltof First RefiasW terminated in Book mm 220 1,Page 1282 and in Book 2212,Page 1604. t nd Pam A l only) i. County Resolution No. 265-2004, I.noviding fbr the arujual levy for wwacwater assessinents recoirdedJune 2 ,2005 in Flook 2126,Page 511. 22. Temm and conditions of the Monroe CountyPlanning ° mmmmmmi ion i"Clolu kiammm o.K 1-07 n=rdcdJuly 13,2007 in Book 2308,Page go]. 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IV �boil b eaZrrs �� rss � �` s�r � $ s.� x I,5tVull �la4 k ��is�'�ate tmil s f ffi � a s a 1 j g fig! a s�All] Q b E sk e®a idl �� 1� 1 � @ S °� ° m � M $ ° �R JMJ M " u I:�b a t. �a��kg cl 4" K l a wamuulwir'uR,•,mwi+ i m " 4 .d� hy • i i /j W ^k ..0 "W�MIS .rY"n A nsjM 3nRw m hK f m 41 Ld Ix OF CD d I u f `,AAry, i �t It w LL N M✓J rrf a `S VT�4.w � YPM t d u Petitioner: Oceanside Investors,LLC n MONROE COUNTY, FLORIDA RESOLUTION NO. -2014 A RESOLUTION SETTING THE DATE, TIME, AND PLACE FOR A PUBLIC HEARING CONCERNING THE PROPOSED ABANDONMENT OF THE WESTERN PORTION OF THE RIGHT-OF- WAY OF PENINSULAR AVENUE, BOUNDED ON THE NORTH BY LOTS 30, 31 & THE WEST Vz OF LOT 32 IN BLOCK 46 OF MALONEY SUBDIVISION, ACCORDING TO THE PLAT THEREOF, AS RECORDED IN PLAT BOOK 1 PAGE 55 OF THE PUBLIC RECORDS OF MONROE COUNTY, FLORIDA; BOUNDED ON THE WEST BY A PLATTED SHORELINE OF MALONEY SUBDIVISION, ACCORDING TO THE PLAT THEREOF, AS RECORDED IN PLAT BOOK 1 PAGE 55 OF THE PUBLIC RECORDS OF MONROE COUNTY, FLORIDA; AND BOUNDED ON THE SOUTH BY LOTS 1 AND 2 IN BLOCK 60 OF MALONEY SUBDIVISION, ACCORDING TO THE PLAT THEREOF, AS RECORDED IN PLAT BOOK 1 PAGE 55 OF THE PUBLIC RECORDS OF MONROE COUNTY, FLORIDA. WHEREAS, the Board of County Commissioners of Monroe County, Florida, desires to renounce and disclaim any right of the County and the public in and to the hereinafter streets, alley-ways,roads or highways, WHEREAS,under Chapter 336, Florida Statutes, it is necessary to hold a public hearing after publishing due notice of said hearing in accordance with said Chapter,now,therefore, BE IT RESOLVED BY THE BOARD OF COUNTY COMMISSIONERS OF MONROE COUNT', FLORIDA,that the Board will hold a public hearing on June 30, 2014, at 1:00 P.M. at the Marathon Government Center, 2798 Overseas Highway, 2nd Floor, Marathon, Florida, to determine whether or not the Board will renounce and disclaim any right of the County and the public in and to the following described streets, alley-ways, roads, or highways as delineated on the hereinafter described map or plat,to-wit: "Peninsular Avenue, lying between Block 46 and 60, ,South of Lots 30, 31 & the West Y2 of Lot 32, in Square 46, according to Maloney's subdivision of a part of Stock Island, Monroe County, Florida, as retarded in Plat Book 1, Page 55, of the Public Records of Monroe County, Page 1 of 2 Florida, and being more particularly described as follows: Commence at the Southeast corner of Lot 35 of said plat, thence West along the North Right-of-way line of Peninsular Ave.for a distance of 175.00 feet to the Southeast corner of the said West Y of Lot 32, and the Point of Beginning; thence continue West along the said North Right-of-way line of Peninsular Ave. for a distance of 195.00 feet, more or less to the platted shoreline per Maloney's subdivision; thence S 18'26'06" W along the platted shoreline for a distance of 63.64 feet to the South Right-of-way line of Peninsular Ave.; thence East along the said South Right-of-way line of Peninsular Ave.,for a distance of 215.00 feet more or less to the Southerly extension of the East line of the said West Y of Lot 32; thence North for a distance of 60.00 feet to the said North Right-of-way line of Peninsular Ave. and the Point of Beginning. Containing 12,300.00 square feet, more or less. " PASSED AND ADOPTED by the Board of County Commissioners of Monroe County, Florida, at a regular meeting of the Board held on the 2 1" day of May 2014. Mayor Sylvia Murphy Mayor pro tem Danny L. Kolhage Commissioner Heather Carruthers Commissioner George Neugent Commissioner David Rice BOARD OF COUNTY COMMISSIONERS OF MONROE COUNTY, FLORIDA BY: Mayor Sylvia Murphy (SEAL) ATTEST: AMY HEAVILIN, CLERK Deputy Clerk r Page 1 of 2