Item H8Revised 3/99
BOARD OF COUNTY COMMISSIONERS
AGENDA ITEM SUMMARY
To be considered with FKAA Contract Approval Item (1:30 pm)
Meeting Date: Thursday, 05/18/00 Division: BOCC
Bulk Item: Yes ❑ No X
Department: Nora Williams
AGENDA ITEM WORDING: Approval of resolution of support for funded program of land
acquisition and management in the area impacted by the Key Largo Wastewater
Treatment Facility.
ITEM BACKGROUND: Concerns have been raised that the approval of a wastewater
treatment facility for the island of Key Largo may lead to unwanted growth. This is
perhaps the most decisive action we can take to make sure that doesn't happen. The
CommuniKeys program should be finished on the island well before the facility itself is
finished, and that program will lay out a vision for shaping the community in the ways the
community WANTS to be shaped — areas for development, for natural corridors, for
parks and recreation. This proposal would fund the shaping of Key Largo and Tavernier
in agreement with that vision. It is very likely that we could also greatly increase the
impacts of this program by applying for state and federal matching funds at our earliest
opportunities. This program is only possible if we approve the program, as that will
indicate that this amount of funding is acceptable and possible without adverse
consequences, given that we have determined the wastewater treatment upgrade costs
for thousands of onsite and package plant systems. This program was supported by the
Water Quality Steering Committee. I genuinely believe we can accomplish some
wonderful things for this area of our continuing municipal responsibility.
PREVIOUS RELEVANT BOCC ACTION: Earlier this year, the BOCC approved
unanimously. both Growth Management's CommuniKeys program and FKAA's
movement forward with contract negotiations for a Key Largo AM wastewater treatment
facility.
STAFF RECOMMENDATION:
TOTAL COST: $10,000,000
BUDGETED: Yes ❑ No ❑
COST TO COUNTY: $1,000,000/year from the infrastructure sales tax in yrs. 2004-2014
APPROVED BY: COUNTY ATTY X OMB/PURCHASING ❑ RIS`K MANAGEMENT ❑
DIVISION DIRECTOR APPROVAL: 4NA::
�•c� -DIVISION DIRECTOR NAME: . Williams
DOCUMENTATION: INCLUDED: X TO FOLLOW: ❑ NOT REQUIRED: ❑
DISPOSITION: AGENDA ITEM #: uld
RESOLUTION -2000
A RESOLUTION BY THE MONROE COUNTY BOARD
OF COUNTY COMMISSIONERS COMMITTING TO A
COMMUNITY MASTER PLANNING AND LAND
ACQUISITION AND MANAGEMENT PROGRAM FOR
THE PROPOSED KEY LARGO WASTEWATER
SERVICE AREA TO PROMOTE ORDERLY GROWTH
AND DEVELOPMENT CONSISTENT WITH THE 2010
COMPREHENSIVE PLAN AND THE NATURAL AND
MAN MADE CARRYING CAPACITY OF THE FLORIDA
KEYS
Whereas, the Florida Keys Aqueduct Authority, upon the recommendation of the
Monroe County Board of Commissioners, has negotiated a contract with the firm of
Ogden Water Systems, Inc., to design, build, and operate a wastewater treatment
system for Key Largo between Tavernier Creek and approximately Mile Marker 106;
and,
Whereas, the proposed wastewater treatment facility with an average daily
treatment capacity of 2.2 million gallons per day (MGD) and a maximum capacity of 2.7
MGD is sized to serve an estimated 13,100 existing equivalent dwelling units (EDU) with
some allowance for reasonable growth to be anticipated through the year 2010; and,
Whereas, the Board of County Commissioners believes that its residential permit
allocation system, moratoria on non-residential and transient residential development,
and stringent environmental and development regulations will limit new growth and
development within the Key Largo service area consistent with its Year 2010
Comprehensive Plan; and,
Whereas, the capacity of the proposed Key Largo wastewater treatment facility
and collection system is sized to limit potential for new development within the service
area consistent with the Year 2010 Comprehensive Plan policies and land development
regulations; and,
Whereas, that although Board of County Commissioners recognizes that County
growth management and environmental policies and regulations and the limitations on
the design of the proposed wastewater treatment facility system limit the potential for
promoting undesirable growth beyond the carrying capacity of the Keys natural and
man-made systems, the Board still has concerns about growth pressures due to the
amount of developable land in private ownership within the proposed service area, much
of which is environmentally sensitive; and,
Whereas, over 5,000 privately owned vacant parcels valued at over $90 million
based on the property tax records lie within the wastewater -'service area; and,
Whereas, the service area contains lands of value due to naturally occurring
native habitats, habitats of endangered or threatened species, flood hazard mitigation,
historic and geological significance, passive recreation, and conservation and open
space; and,
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Whereas, Objective 102.4 of the Year 2010 Comprehensive Plan requires the
establishment of a Natural Heritage and Park Program for the acquisition and
management of the aforementioned lands; and,
Whereas, the Year 2010 Comprehensive Plan does not adequately address land
use and built environment issues within the service area related to the intensity, density,
and spatial distribution of growth and development; and,
Whereas, the Monroe County Planning Department's CommuniKeys Program
has been established to address these aforementioned issues by developing specific
community master plans for the diverse islands that make up Monroe County;
Whereas, the Board of County Commissioners recognizes that the community
master planning and land acquisition and management programs supported by a
sufficient level of funding should be implemented in parallel with the development of the
Key Largo Wastewater System to ensure the provision of regional central sewer service
is compatible with the built and natural environment;
Whereas, the Board of County Commissioners is fully committed to ensuring that
the Key Largo Wastewater Treatment System does not promote or induce growth and
development in the Key Largo service area incompatible with the Year 2010
Comprehensive Plan or exceeding what can reasonably be anticipated over the next 15
years through the County's permit allocation system, as amended by updates to the
Hurricane Evacuation Study and findings of the Keys Carrying Capacity Study; NOW
THEREFORE
BE IT RESOLVED BY THE BOARD OF COUNTY COMMISSIONERS OF
MONROE COUNTY, FLORIDA, THAT:
The County Growth Management Division staff _%M prepare and complete,
by no later than July 2002, a community master plan for the Key Largo
service area, as part of the Planning Department's CommuniKeys
Program, including an implementation action plan, that establishes
specific development policies and standards for managing growth and
development consistent with the capacity of the County's built and natural
environments; and,
The County Growth Management Division prepare for consideration by
the Planning Commission and Board of County Commissioners by
December 2002, specific land development regulations, changes in non-
residential and residential permit allocation system, and other regulatory,
tax and market incentives to effectuate the community master plan for
Key Largo; and,
The Monroe County Land Authority be requested in coordination with the
County Growth Management Division to establish a Land Acquisition and
Management Program by December 2002, as partial fulfillment of
Objective 102.4 of the 2010 Comprehensive Plan, in order to assist in the
implementation of community master land use plan for Key Largo and to
acquire and manage lands that have: naturally occurring and native
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Page 2 of 3
habitats; critical habitats for endangered or threatened species or species
of special concern; unique geologic features; features of historic or
archaeological significance; value for conservation and green/open space
purposes; value for passive recreation uses; and private development
rights that need to be acquired partially or in fee simple consistent with
the community master plan; and,
The Land Acquisition and Management Program be funded from bond
proceeds by pledging one million dollars ($1,000,000) of the County's
sales tax infrastructure revenue beginning in fiscal year 2004 through
fiscal year 2014.
PASSED AND ADOPTED by the Board of County Commissioners, Monroe
County, Florida at a regular meeting of said Board held on the 18'h day of May, 2000.
(SEAL)
Danny L. Kolhage, Clerk
9
Deputy Clerk
Mayor Shirley Freeman
Commissioner George Neugent
Commissioner Wilhelmina Harvey
Commissioner Mary Kay Reich
Commissioner Nora Williams
BOARD OF COUNTY COMMISSIONERS
OF MONROE COUNTY, FLORIDA
z
Mayor/Chairperson
"PROVED AS TO FORM
JLEG SUFFICIENCY
BY
T - Attomey's Office
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Assessment of Multiple Potential Sites
For
A Wastewater Treatment Plant in Key Largo
4 0 4 8 Miles
Monroe County
Dept. of Marine Resources
Introduction
A site is required to construct a treatment plant for the Key Largo Wastewater
District. The minimum buildable area of the site must be approximately seven
(7) acres. County staff has reviewed fifteen sites in the Key Largo area and two
additional sites in North Key Largo for the placement of the needed wastewater
treatment facility.
This review has been completed in parallel with the on -going contract
negotiations between the Florida Keys Aqueduct Authority and the firm of Ogden
Water Systems for the construction and operation of a wastewater collection,
treatment, and disposal system to serve all of the Key Largo area (MM 91 — MM
106) .
A primary and secondary site is recommended to the Board of County
Commissioners as the location of the wastewater treatment plant for the project.
Should a contract with Ogden Water Systems be approved, the Board will need to
direct the Land Authority to begin negotiations for purchase of the primary site.
Background
The Board of Commissioners (BOCC) supported a Request for Proposals (RFP) to
complete a wastewater facility in the Key Largo area. The RFP allowed either a
design -build or a design -build -operate approach focusing on a specific, defined
area at approximately mile marker 106 (Lake Surprise Estates/Sexton Cove). It
also allowed a broader project area if the responding firm could provide a
proposal, which made a larger area more feasible, principally on a cost/benefit
basis.
During the course of the fall and early winter, a Technical Evaluation Panel (TEP)
made up of multiple agency personnel, most with extensive wastewater and
finance experience, reviewed seven proposals provided by four firms. The TEP
met a number of times to review proposals, to ask specific questions of submitting
firms, and consider any and all concerns that they had relating to general issues
and specific deficiencies in any of the proposals.
The TEP made a recommendation to the BOCC that they select Ogden Water
Systems if it was their desire to see a large-scale facility. Otherwise, the TEP
suggested the firm of Daniels Contracting Company/CPH Engineers. The teams
had provided very different proposals, Ogden — a design/build/operate facility
encompassing all of Key Largo and Daniels — a design/build facility
encompassing the area of Lake surprise Estates/Sexton Cove located near Mile
Marker 106.
1
In February, the BOCC accepted the proposal from Ogden Water Systems to
construct and operate a wastewater facility for all of Key Largo (MM 91 — MM
106). They also requested that the FKAA begin contract negotiations with Ogden
Water Systems to construct and operate the project.
A major issue concerning the development of the Key Largo Wastewater District
project is the selection of a wastewater treatment plant site. Over the course of
the past several months, County staff has been looking at as many as 15 different
sites as possible locations for the plant. The public proposed many of the sites. A
number of meetings have taken place where discussion of potential sites has been
provided. The following written assessment culminates in a recommendation of
two principal sites, a primary site and a secondary site.
Site Selection Criteria
Threshold criteria required that a candidate site be large enough to accommodate
the necessary facility, not he in a C.A.R.L. (Conservation and Recreational Lands)
or Co.B.R.A. (Coastal Barrier Resources Act) area, not lie in a FEMA V zone, and
that did not have significant native habitat or serve as the habitat for an
endangered species. Beyond the threshold criteria, sites were ranked for public
acceptance, land use characteristics, potential adverse environmental impacts,
and cost.
The proposed site for the Key Largo Wastewater Treatment Plant must have
enough area that under the constraints of the County Code, there would be seven
(7) buildable acres. In the case of a parcel with hardwood hammock the site
would need to be at least 35 acres to meet the 80 percent open space
requirements. In the case of a cleared parcel, the site would have to be at least
8.75 acres to meet a 20 percent open space requirement.
Initially, County staff began by assessing a limited number of two sites, which
were provided as part of the Wastewater Master Plan site selection review. The
criteria developed in the Wastewater Master Plan were very stringent, designed
to avoid any acquisition, permitting, or construction design problems as a
wastewater project proceeded. In Key Largo, applying these criteria left few
available sites. Those included a site at Mile Marker 92.4 — "Florida Rock and
Sand" and a site at Mile marker 101 — "Calusa Cove Camp Ground."
As staff brought these potential sites to the attention of the public, many more
sites were suggested. Staff understood that not all of these sites would meet even
the minimum acreage requirements. However, staff agreed to review these as
well. Many sites could not be supported at all, either they were too small, were
entirely vegetated with mangroves, or were already in C.A.R.L. ownership.
2
Site Assessments
All Sites
Staff reviewed, fifteen potential wastewater treatment plant sites within the Key
Largo area. Two additional sites were reviewed in North Key Largo. A list and
general description of site costs and characteristics is provided in Table 1,
following this review. Map 1 provides a graphic identification of the location of
each site. Maps 2 a-c through 5 provides graphic descriptions of the preferred
sites.
Site No. 1 — MM 92.4 Oceanside
This site is located at Mile Marker 92.4, Oceanside and is owned by Florida Rock
and Sand. It consists of approximately 13.43 acres of upland and 6.57 acres of
wetlands. See Map 1, Map 4a-c, and Table 1.
The site is large enough to accommodate the construction of the wastewater
treatment plant for Key Largo. Three contiguous subdivisions, Blue Water Trailer
Village, Sherril Park, and Tavernier Ocean Shores also surround the site. Public
acceptance of the site is a significant issue.
The site could accommodate the project if adequate buffering from adjacent uses
were provided on site.
Site No. 2 — 93.8 MM Oceanside
This site is an accumulation of two parcels owned by the Belcher family, which
are currently on the State C.A.R.L. acquisition list as part of the Dove Creek
Acquisition project. See Map 1 and Table 1.
Though the site is reasonable well buffered from other uses, the site would not
allow enough clearing under current County land use constraints (80 percent
open space) to provide sufficient acreage for the project.
For these reasons, this site was not deemed as an acceptable site for the project.
Site No. 3 — MM 94.2 Oceanside
This site is an accumulation of two parcels, which are currently in state
ownership as part of the C.A.R.L. Dove Creek Acquisition project. See Map 1 and
Table 1.
3
Though the site is reasonable well buffered form other uses, the site would not
allow enough clearing under current County land use constraints (80 percent
open space) to provide sufficient acreage for the project.
For these reasons, this site was not deemed as an acceptable site for the project.
Site No. 4 — MM 95.2 Oceanside
The site is an accumulation of three parcels owned by three different individuals.
See Map 1 and Table 1.
To the north and south he two subdivisions Sunrise Point and Lime Grove Estates.
The sites provides marginally enough buildable area for the Key Largo
wastewater treatment plant and no potential for buffering the project from
adjacent land uses.
For these reasons, this site was not deemed as an acceptable site for the project.
Site No. 5 — MM 95.5 Oceanside
The site is an aggregation of four properties with four owners. See Map 1 and
Table 1.
The site is not sufficient in size to accommodate the needs for the project. For
these reasons, this site was not deemed as an acceptable site for the project.
Site No. 6 — MM 98 Oceanside
The site is an accumulation of four contiguous properties owned by three parties
and is located at approximately mile marker 98 in Key Largo. There is currently
no development on three of the four parcels. A marina lies on one of the middle
two parcels. See Map 1, Map 2 a-c, and Table 1.
The site has sufficient area to accommodate the placement of the Key Largo
Wastewater Treatment Plant. The surrounding uses include two improved
subdivisions to the northeast (Rock Harbor Estates) and southwest (Mandalay
Subdivision). Commercially zoned properties and uses exist in the U.S. Highway
1 median on either side of vacant properties immediately across the north bound
land of U.S. 1 from the site. All surrounding uses could be adequately buffered
from the development of a wastewater treatment plant at this location.
The site could accommodate the project if adequate buffering were left intact
between the project area and adjacent uses.
4
Site No. 7 — MM 100.5 Oceanside
The site is located on the oceanside of U.S. 1 north of Waldorf Plaza and south of
the Tradewinds Shopping Center. Across the highway is Key Largo Park
subdivision. See Map 1, Map 3a-c, and Tables 1 and 2.
The site is characterized by hardwood hammock. Surrounding the site are other
parcels in State or County ownership which, provide ample buffering from
adjacent uses. On the immediate south corner of the property along U.S. 1 is a
Florida Keys Aqueduct facility. In addition there are several other public and
private light industrial uses. On the north corner of the property lies a State
owned parcel.
The site is an excellent selection, though clearing constraints under the current
County code would constrain clearing on the site. It is possible to aggregate
several of the County's existing properties to the east of the site and purchase
several additional vacant adjacent properties, while abandoning several
intervening roads to accommodate the needs of the Key Largo Wastewater
Treatment Plant. This could require a Chapter 380 agreement with the
Department of Community Affairs if all the parcels associated with the site were
not contiguous.
Site No. 8 MM 100.5 Oceanside
The site is an aggregation of three parcels owned by three different entities,
including the State of Florida. See Map 1 and Table 1.
Though the site could marginally accommodate the project, one of the parcels is
owned by the State as part of the Newport Hammocks C.A.R.L. acquisition
project. Without the State parcel the combined sites are not large enough to
accommodate the needs for the Key Largo wastewater treatment plant.
For this reason, this site was not deemed as an acceptable site for the project
Site No. 9 — MM 101 Oceanside
The site is an aggregation of two parcels owned by two different entities,
including the State of Florida. See Map 1 and Table 1.
Though the site could marginally accommodate the project, one of the parcels is
owned by the State as part of the Newport Hammocks C.A.R.L. acquisition
5
project. Without the State parcel the combined sites are not large enough to
accommodate the needs for the Key Largo wastewater treatment plant.
For this reason, this site was not deemed as an acceptable site for the project.
Site No. 10 — MM 100 Ba, sy ide
The site (Calusa Cove Campground) is located at Mile Marker 101, Bayside. It is
owned principally by George W. Eager; however, the owner is currently selling
condominium RV campground lots within the development to other parties. The
total site consists of approximately 2 7.5 acres of uplands and is zoned
Recreational Vehicle. See Map 1 and Table 1.
The property has approximately 5 70 RV and campground sites, numerous
accessory buildings and uses, and a marina. A significant portion of the RV and
campground sites has been placed into condominium ownership (200 units
plus). This makes the acquisition effort difficult if not impossible within any
reasonable time frame. In addition, there are adjacent subdivisions to the north
and south (Sunset Waterways and Key Largo Trailer Village) which would need
to be buffered from the .
For this reason, this site was not deemed as an acceptable site for the project.
Site No. 11 — MM 101.2 Oceanside
This site is a single parcel located just to the north of the Tradewinds Shopping
Center. See Map 1 and Table 1.
The site is entirely a hammock parcel and the total acreage of the site would not
allow enough clearing under current County land use constraints (80 percent
open space) to provide enough acreage for the Key Largo Wastewater Treatment
Plant project.
For this reason, this site was not deemed as an acceptable site for the project.
Site No. 12 — MM 102.2 Bayside
This site is in single ownership on the bayside near Twin Lakes Subdivision and
across from Winston Waterways and Pamela Villa subdivisions. See Map 1 and
Table 1.
The site consists of a mix of habitats and does not contain enough upland acreage
to allow adequate clearing under current County land use constraints (80
C.
percent open space) . Thus, there would not be enough buildable acreage on the
site to accommodate the Key Largo Wastewater Treatment Plan.
For this reason, this site was not deemed as an acceptable site for the project.
Site No. 13 — MM 104 Oceanside
This site is located on the oceanside of U.S. 1 adjacent Largo Sound Village and
Largo Sound Park. See Map 1 and Table 1.
The site is largely cleared, but still does not provide enough total acreage to allow
enough clearing under current County land use constraints (20 percent open
space) to be able to accommodate the Key Largo Wastewater Treatment Plant
project.
For this reason, this site was not deemed as an acceptable site for the project.
Site No. 14 — MM 105.4 Bayside
The site is in single ownership lying on the bayside of U.S. 1. The site is adjacent
to Stillright Point and Paradise Point subdivisions. See Map 1 and Table 1.
The site is vegetated entirely with mangroves.
For this reason, this site was not deemed as an acceptable site for the project.
Site No. 15 — MM 105.8 Oceanside
This site is and accumulation of parcels owned by the Albury family. It is
currently developed as a campground and is adjacent to Moreno's subdivision to
the south and Lake Surprise Estates and Sexton Cove subdivisions across U.S. 1.
See Map 1 and Table 1.
The site consists of some hammock with campground sites interspersed. Though
the site is well buffered from adjacent uses, it may not provide sufficient
buildable acreage to accommodate the Key Largo Wastewater Treatment Plant (7
buildable acres) .
For this reason, this site was not deemed as an acceptable site for the project.
7
Sites in North Key Largo
Although not initially considered, two sites in North Key Largo were reviewed
separately based on input from the public forums on the issue. The principal
reason that sites were not considered in the North Key Largo area (State Road
905) is that 2010 Comprehensive Plan policies require a stringent assessment of
capital facilities need in the North Key largo area before the County commits
capital infrastructure dollars to the area (Objective 103.2 and Policies 103.2.1
through 103.2.14). The basis for this required assessment is for protection of
several endangered species (and their habitat) located almost exclusively in
North Key Largo.
Port Bougainville.
The County has reviewed the Port Bougainville site. It is currently owned by the
State of Florida as part of the North Key Largo Hammocks project and as buffer
lands for john Pennekamp Coral Reef State Park. It is a large property with some
extensive disturbance. The site is located approximately a one half mile up State
Road 905 from the intersection of SR 905 and U.S. 1. See Map 5 and Table 1.
This site was suggested by many members of the public as an appropriate to place
the Key Largo Wastewater Treatment Plant and to remove the publicly
objectionable aspects of a wastewater from nearby neighborhoods. The site is
generally isolated from other development.
Though the Commission may choose to pursue the possibility of using this site
with the State it has been assumed that the likelihood of acquiring access to the
site is limited because of the public purpose for which it was purchased,
conservation. Any approval for use of the site would have to be reviewed
through the C.A.R.L. program and it's A.R.C. Committee. Approval of the
Governor and Cabinet would probably also be required.
Key Largo Landfill and Waste Transfer site
County staff generally assessed the feasibility of using the County's landfill and
waste transfer site on S R 905. This site is located approximately 7.5 miles up
State Road 905 from the intersection of SR 905 and U.S. 1.
Generally the use of this site was not seen as appropriate for two reasons. First
virtually the entire site has been used as a landfill. It would be impractical to
locate a wastewater treatment plant on the landfill for both technical and
environmental reasons. It would also be impractical to mine the landfill in order
to remove it. It was also seen as very cost ineffective to extend almost 7.5 miles of
pipe up SR 905 to this site. There would be very little returned revenue along
this stretch of road to offset the significant cost.
Preferred Sites
Of the fifteen sites reviewed three would be acceptable alternatives for the
placement of the Key Largo Wastewater Treatment Plant. As noted above, most
would not be of sufficient size to accommodate the project. Others had
environmental constraints such as the existence of nothing but mangroves on the
property.
All sites located in the Key Largo area (MM 91 to 106) have raised some level of
public concern, including each of the remaining options. However, in each case
staff feels that odor control measures and abundant site buffering will eliminate
these concerns in reality.
Based on staff review, three sites are legitimate candidates for the Key Largo
Wastewater Treatment Plant. They are described in ranked order below.
Preferred Site No. 1, Ettinger, Rop-er's Marina MM 98 0
The site is an aggregation of four contiguous properties owned by three parties
and is located at approximately mile marker 98 in Key Largo. There is currently
no development on three of the four parcels. A marina lies on one of the middle
two parcels. The combined acreage of the four parcels is 13.23 acres.
Taking into account, allowed vegetation clearing ratios (as two of the properties
have hardwood hammock on them) and typical property line and wetland
setbacks, the properties provide 7.75 developable acres.
The combined assessed values for the four properties is $894,972. If the
property were to be purchased at its tax value, it would cost between $61 and
$73 per EDU.
The properties are zoned SR and NA which, properly buffered from
surrounding uses, allows public uses within the district. The surrounding uses
include two improved subdivisions to the northeast (Rock Harbor Estates) and
southwest (Mandalay Subdivision) . Commercially zoned properties and uses
exist in the U.S. Highway 1 median on either side of vacant properties
immediately across the north bound land of U.S. 1 from the site. All surrounding
uses could be adequately buffered from the development of a wastewater
treatment plant at this location. Maximally using the four properties, more than
100 feet of hammock buffer could be provided between the project and
Mandalay subdivision. Two properties in excess of 15 acres in size exist between
the project and Rock harbor Estates. These two properties are largely
undisturbed, containing about 11.5 acres of hardwood hammock. They are also
currently under contract with the Conservation and Recreational Lands program
(C.A.R.L.) . As such, these properties would buffer Rock Harbor Estates from the
project in perpetuity.
The northeastern -most of the four properties composing this site has
significant hammock disturbance, enough to allow considerable clearing under
the County's Comprehensive Plan and Land Development Regulations. The next
two properties to the southwest contain a marina and generally cleared lands.
Aside from setback and "floor area" constraints, these properties could largely be
developed for the project.
The hammock area of the fourth parcel is estimated to be low quality
hammock. This would allow up to 1.64 acres of clearing within the overall 3.86
acre area of the parcel.
Table 1 identifies this site as Site No. 6 and provides a general description of the
site habitat characteristics, potential buildable area, and cost (based on total
assessed value). Maps 2 a through 2c, similarly provide an aerial view of the site,
a graphic view of the habitat on the site, and a graphic view of neighboring
subdivisions.
The site has adequate size to accommodate the Key largo Wastewater Treatment
Plant while still providing enough native habitat (required to remain by County
Land Development Regulations) to provide visual, olfactory, and aesthetic
buffering from adjacent subdivisions to the south. The site also lies near the two
C.A.R.L. acquisition properties to the north, which total approximately 15 acres
and have approximately 600 front footage along U.S. 1. These properties would
provide substantial buffering to subdivisions to the north. In addition the project
could be completed generally within all other constraints of the County Land
Development Regulations.
Preferred Site No. 2 — Schonin er Properties et al., MM 100.5
The site is located on the oceanside of U.S. 1 north of Waldorf Plaza and south of
the Tradewinds Shopping Center. Across the highway is Key Largo Park
subdivision.
The assessed tax value of the site, is approximately $252,287. This includes
properties that the plant will be located on and those that would be required to
provide sufficient additional acreage to accommodate the open space
requirements for the site (80 percent). If the property were to be purchased at its
tax value, it would cost $21 per EDU.
The site is characterized completely by hardwood hammock. Surrounding the
site are other parcels in State or County ownership which, provide ample
buffering from adjacent uses. On the immediate southern corner of the property
along U.S. 1 is a Florida Keys Aqueduct facility. In addition there are several
other public and private light industrial uses in that area. On the north corner of
the property lies a State owned parcel, a part of the Newport Hammocks C.A.R.L.
acquisition project. To the east toward the ocean are a number of private
properties, including the Key Largo Gun Club, Carter's waste handling facility, a
private juvenile facility, and two or three private residences. The character of the
area toward the ocean is one of rural or native character and little development.
The site is an excellent selection, though clearing limitations under the current
County code (80 percent open space) would constrain clearing on the site. It is
possible to aggregate several of the County's existing properties in the
surrounding area to the east of the site and purchase several additional vacant
privately owned adjacent properties, while de -dedicating several intervening
roads. However, it would require the purchase of as many as 15 properties in
order to accommodate the needed buildable area requirements for the Key Largo
Wastewater Treatment Plant (7 buildable acres). The purchase could be
somewhat time consuming.
The principal sites, adjacent County properties and adjacent private vacant
properties are depicted in Table 1 as Site No. 7 (Schoninger properties only) and
in Table 2. Table 2 provides a list of surrounding county and private vacant land
which may be required to accommodate the open space requirements on the
properties where the Key Largo Treatment Plant would be located, Schoninger
Properties. Maps 3 a through 3c provide an aerial view of the site, a graphic
depiction of the habitat on the site, and identifies the surrounding subdivisions.
Unique about these maps is the depiction of surrounding County and private
vacant parcels, which would be necessary to make this parcel complete in order
to have enough buildable area to accommodate the Key Largo Wastewater
Treatment Plant
If in the long run not all of the
Chapter 380 agreement may be
Affairs to finalize the acquisition
constraints on the project.
properties purchased were contiguous then a
required with the Department of Community
process. This could also place significant time
11
Using adjacent county properties and several additional properties in addition to
the principal parcels, the site has adequate size to accommodate the Key Largo
Wastewater Treatment Plant.
The site would also provide enough native habitat (required to remain by County
Land Development Regulations) to provide visual, olfactory, and aesthetic
buffering from adjacent subdivisions to the south. The site lies near one large
18-acre C.A.R.L. property to the north of this site. These properties and the
general character of surrounding land uses would provide substantial buffering
to all other uses and nearby residential subdivisions. The site is also contiguous
with an existing FKAA facility, which would allow better management of FKAA
projects generally. In addition the project could be completed generally within
all other constraints of the County Land Development Regulations, except for the
lack of sufficient contiguous acreage to accommodate clearing of the hammock.
Preferred Site No 3, Florida Rock and Sand, MM 92.
The site is located at Mile Marker 92.4, Oceanside. It consists of approximately
13.43 acres of upland and 6.57 acres of wetlands. It is zoned Suburban
Commercial. Owned by Florida Rock and Sand, the site has several structures
and is currently used as a concrete batching plant, which covers approximately
70 percent of the upland area. Except for the mangrove wetlands, the site has no
critical environmental features and no recognized habitat for any listed
endangered or threatened species.
The assessed tax value of the property is approximately $6 74,000, of which
$538,000 is land. If the property were to be purchased at its tax value, it would
cost $55 per EDU.
The site is surrounded on the north and east by Urban Residential Mobile Home
zoning and the south by Improved Subdivision. The surrounding existing uses
are mostly mobile homes and trailers on the north and east (Sherrill Park and
Blue Water Trailer Village) and single family homes (Tavernier Ocean Shores) on
the south. The remainder of the property abuts U.S. Highway 1 on the west,
which is commercially zoned.
Table 1 identifies this site as Site No. 1 and provides a general description of the
site habitat characteristics, potential buildable area, and cost (based on total
assessed value). Maps 4a through 4c, similarly provide an aerial view of the site,
a graphic view of the habitat on the site, and a graphic view of neighboring
subdivisions.
12
Staff recommends this site as Preferred Site No 3. This site has the advantage of
having significant disturbed area on the property to accommodate the size of the
Key Largo Treatment Plant requirements (7 buildable acres). It also provides
enough area that a significant buffer could be provided on -site between the
wastewater facility and adjacent uses. In addition the project could be completed
generally within all other constraints of the County Land Development
Regulations. The significant downside to the selection of this site is the fact the
public acceptance of the site will be low because of the proximity of three
contiguous subdivisions. Considering the overall appropriateness of the site, as
seen by itself, it is the public acceptance issue which devalues the site for
placement of the Key Largo Wastewater Treatment Plant.
Recommendations
Staff recommends that the Board of County Commissioners accept the following
sites as its first and second choices for the location of the Key Largo Wastewater
Treatment Plant. These are:
Preferred Site No. 1, Ettinger, Roger's Marina, Hag-zai MM 98.0
Preferred Site No. 2 — Schonin eR r Properties et al., MM 100.5
Should the BOCC agree to continue negotiations with Ogden Water Systems and
sign a contract with that firm, it should request the Monroe County Land
Authority to begin immediate negotiations with the property owners identified as
part of the two preferred sites
Additional options should continue to be considered for the possibility of using
Port Bougainville as a potential site. Staff believes that the likelihood of being
able to use the site is minimal. However, the C.A.R.L. program has a mechanism
that we may use to make this determination. Map 5 provides an aerial view of
this area.
13
Site Pros and Cons
Preferred Site No.1. Ettinger/Roger's Marina/Haggai, MM 98.0.
Pros
Cons
• Vacant site — three of four properties
• Moderate acquisition costs
• No significant surrounding land uses that can't be buffered from the project
• Not on a State acquisition list
• Working marina on one of four parcels
• Multiple ownership — three owners
• Some hammock area
• Identified site for federally listed endangered or threatened species.
Preferred Site No 2, Schoninger Proaerties et al., MM 100.5.
Pros
• Large vacant property
• Low to moderate acquisition costs
• No significant surrounding land uses that can't be buffered from the project
Cons
• Almost entirely hammock property
• Up to 15 properties may need to be acquired as part of obtaining a large
enough buildable area for clearing
• The possibility exists that a Chapter 380 agreement would be required if all
of the properties purchased were not contiguous
• On the C.A.R.L. acquisition list — Newport Hammocks
• Endangered Species Expected on site
Preferred Site No 3, Florida Rock and Sand, MM 92.
Pros
Cons
• More than adequate clear/disturbed acreage (13.4 acres)
• Not on a State acquisition list
• No federal listed endangered or threatened species
• Non -residentially zoned
• Visual buffering from adjacent uses due to presence of vegetation on
perimeter of property.
• Nearby residential land use -Blue Water Trailer Village/Sherrill Park
• Possible high acquisition and site preparation costs due to existing use and
previous disposal of concrete on site
14
Map 1
Key Largo — All Potential Wastewater Treatment Plant Sites
15
Maps 2a through 2c
Preferred Site No. 1 - Ettinger/Roper's Marina/Hague, MM 98.0.
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3
Acquisition and Restoration Council (ARC)
Staff Meeting
Department of Environmental Protection
3900 Commonwealth Boulevard, M.S. #140
Marjory Stoneman Douglas Building, Conference Room A
Tallahassee, Florida 32399
Agenda
Intoduction
Eva Armstrong
Director
Division of State Lands
CONSIDER THE FOLLOWING LAND MANAGEMENT ISSUES
Item 1: Consider proposed use of state property in Monroe County for a sewage
treatment facility
DSL Staff Remarks: The Bureau of Public Land Administration (BPLA) has received a
request from Monroe County to lease approximately 7 acres of the state-owned
property known as Port Bougainville which is part of the North Key Largo Hammocks
CARL project for use as a site to construct a wastewater, treatment, and disposal
facility.
Port Bougainville was purchased in 1988 with CARL funds and is currently managed
by the Division of Recreation and Parks as part of the Key Largo Hammocks State
Botanical Site. The Port Bougainville site contains 155 acres, 67 acres of which is
highly disturbed, including structures, and impermeable surfaces.
Wastewater is recognized as a significant source of nutrient pollution in the Keys'
nearshore and confined waters. Subdivisions platted prior to 1972 in Florida utilized
on -site waste water systems. On -Site waste water systems are wholly insufficient to
serve the waste water needs of the Florida Keys and unfortunately, most of the Key
Largo subdivisions were platted prior to 1972 resulting in a large number of cesspools
in the area. In carrying out the Comprehensive Plan adopted by Monroe County and
approved by the Governor and Cabinet, a Master Plan and Seven Year Work Plan
were developed for managing waste water in the Keys. The Master Plan found that the
development of a regional waster water facility to be by far the most cost effective
method of handling wasterwater as well as making sense from a human health
standpoint. Therefore, Monroe County began the search for a site for the Key Largo
Waste Water Treatment Plant.
Several sites were identified and evaluated by the Monroe County Commission. On
May 18, 2000, the Commission voted the Port Bougainville site to be the number one
preferred site and, therefore, are requesting the approval of the Council before
proceeding to the Governor and Cabinet with the lease request. Included as back-up
documentation to this item is information regarding the County's search and evaluation
ARC Staff Meeting — May 22, 2000
of various sites for locating the waste water treatment plant as well as the anticipated
method of waste disposal.
Should the Council approve this request, DSL staff will negotiate special conditions of
the lease with Monroe County which will include, but may not be limited to: lease fee;
replacement lands; facility capacity; cap on expansion of the facility; and monitoring of
the facility.
Staff of the Botanical Site working with staff of the Florida Keys Environmental
Restoration Trust Fund have been working for a couple of years planning and
implementing restoration of the Port Bouganville site. Significant restoration has been
accomplished and permit applications for restoration of the remainder of the site is
planned to occur within the next year and funding is expected to be available for all or a
large part of the remaining restoration next winter.
The lease of the Port Bouganville property to Monroe County is being submitted to
ARC and the Board of Trustees for approval as it is believed to be of significant public
interest and due to its potential for controversy.
ARC Staff Recommendation:
OTHER ITEMS OR ISSUES
Item 2: Overview of ARC
Item 3: The Sunshine Law
Item 4: Travel
Item 5: The History of Florida's
Land Acquisition Program
Item 6: Acquisition Program Description
Mark Glisson
Office of Environmental Services
Division of State Lands
Myra Williams
Director
Division of Administrative Services
Greg Brock
Program Administrator
Office of Environmental Services
Division of State Lands
Ed Kuester
Chief
Bureau of Land Acquisition
Division of State Lands
Page 2 of 3
ARC Staff Meeting — May 22, 2000
Item 7: Management Program Description
Mark Glisson
Office of Environmental Services
Division of State Lands
Page 3 of 3