Item F1
County of Monroe
Growth Management Division
2798 Overseas Highway
Suite 410
Marathon, Florida 33050
Voice: (305) 289 2500
FAX: (305) 289 2536
Board of County Commissioners
Mayor George Neugent, District 2
Mayor Pro Tern Nora Williams. District 4
Comm, Charles "Sonny" McCoy, Dist. 3
Comm. Murray E, Nelson, District 5
Comm, Dixie M. Spehar, District I
TO: Board of County Commissioners
FROM: Timothy J. McGarry, AlCTa/ A
Director of Growth Mana~n~
DATE: March 21,2001
SUBJECT: Evaluation of Four Possible Sites on
Big Pine Key for Park and Recreation Uses
Overview
At the request of Commissioner Williams, the Growth Management Division staff in consultation
with the Land Authority and Public Works staffs examined four sites on Big Pine Key for possible
park and recreation uses. This memorandum presents the results of the staffs evaluation. The
four attachments to this memorandum contain zoning, habitat, land use, and location information
and aerial photographs for each site.
Compliance with Comprehensive Plan
To use and develop any of the four sites on Big Pine Key will require demonstrating compliance
with Policy 103.1.1 (trip generation and attraction criteria) and Policy 103.1.1 0 (environmental
assessment and evaluation of alternatives) and level of service standard on U.S, Highway 1.
However, it should be noted that all four sites are being evaluated as part of the habitat
conservation planning process for Big Pine Key, which will be incorporated in the preparation of a
community master plan for Big Pine Key, which may well amend the Comprehensive Plan.
Old Swimming Hole (Attachment A)
Location:
The site is located south of U,S. Highway 1 adjacent to Pine Channel.
Size and Habitat:
The vacant, water-front site consists of five parcels containing 1.3 acres of
disturbed uplands, .4 acres of water basin, and .8 acres of mangrove and
open water. It has access to open water. All exotics have been recently
removed.
Zoning:
The three parcels on the north side of the site are zoned Suburban
Commercial, which allows parks and recreation uses as a minor conditional
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use. The southernmost two parcels are zoned Commercial Fishing Special
District 1, which does not permit park and recreation uses.
Surrounding Uses: The properties immediately to the east and south of the site are undisturbed
wetlands. Pine Channel is directly on the west and U.S, Highway on the
north.
Ownership: State of Florida (Board of Trustees of the Internal Improvement Funds)
Evaluation: The site has good potential for passive park uses and swimming. The small
size and configuration of the site and access limitations from U.S. Highway
1 would limit its capacity to accommodate vehicular parking or other more
extensive improvements. Since the site is owned by the State of Florida,
the County would have to lease the property from the State, which may put
further limitations on its use.
Recommendation: It is recommended that the County proceed to explore the development of
the property for passive recreational uses and its leasing from the State of
Florida.
Property North of Old Swimming Hole (Attachment B)
Location: The site is located north of U.S. Highway 1 and directly abuts Pine Channel.
Size and Habitat: The vacant, water-front site contains about 4 acres and is characterized as
disturbed uplands, It was recently cleared of all exotics.
Zoning: The site is zoned Suburban Commercial which allows park and recreation
uses with a minor conditional use.
Surrounding Uses: The subject property is bounded on the south by U.S. Highway 1, west by
Pine Channel, north by a residential canal bordering residences in Pine
Channel Estates, and on the east by commercial development.
Ownership: State of Florida (Board of Trustees of the Internal Improvement Fund)
Evaluation: The site has access problems from U.S. Highway 1 due to its location on
the curve leading to the ramp on the Pine Channel bridge. Although the site
has room for some active recreational uses, the proximity of active
recreational uses to residences across the canal may adversely affect these
residences. Furthermore, since the property was acquired under the CARL
program, it is likely that active recreation uses would not be permitted under
any lease arrangement with the State. However, the site may have some
future potential as a trailhead in the Overseas Heritage Trail.
Recommendation: It is recommended that no further consideration of this site for recreation or
park is warranted at this time; however, at a later date the County should
evaluate the property as a potential trailhead as part of the Overseas
Heritage Trail.
Tract A: Tropical Bay Estates (Attachment C)
Location: The vacant site is located north of the former Halcyon Trailer Park and is
bordered by Bogie Channel on the east.
Size and Habitat: The site contains approximately 3.5 acres and is characterized as disturbed
with salt marsh wetlands and marginal hammock, The shoreline has a thick
mangrove fringe, which floods on a periodic basis. The site was recently
unlawfully cleared and is currently going through the code enforcement
process.
Zoning: The site is zoned Improved Subdivision, which allows parks and
recreational uses as a minor conditional use. The property has a 65 foot
conservation easement extending landward from its shoreline, which
reduces the amount of uplands available for development to 3 acres of less.
Surrounding Uses: The property is bound on the north by a canal and residential subdivision, to
the south by the former Halcyon Property, and on the west by a residential
subdivision.
Ownership: Newman First Family Limited Partnership
Assessed Tax Value: $64, 797
Evaluation: The site is of marginal value for park or recreational use due to the
presence of wetlands, limited access to water, and small size, Any
development of the would require permits from the U.S. Army Corps of
Engineers and Florida Department of Environmental Protection and
possible mitigation. In addition, another small County park is already
located nearby, which may limit its value as a recreational resource for the
community.
Recommendation: It is recommended that this site no longer be considered for recreational or
park use at this time,
Mariner's Resort (Attachment D)
Location:
The site is located at the end of Sands Roads on Bogie Channel.
Size and Habitat:
The site contains 9.7 upland acres and a 1.2 acre boat basin. It is totally
disturbed with abandoned buildings and structures consisting of an old
hotel, restaurant and lounge, marina, bait shop, employee quarters, pool,
and two tennis courts. County records show that the development had 26
hotel rooms, 2 employee residences, and approximately 8,000 of
commercial floor space.
Zoning: The site is zoned Suburban Commercial, which allows parks and recreation
with a minor conditional use and public uses as of right.
Surrounding Uses: The property is bounded on the east by Bogie Channel, on the north by a
residential canal and subdivision, and on the south and west by residential
subdivisions,
Ownership: Big Pine Key Joint Venture
Assessed Tax Value: $877,097; purchased in 1994 for $2.5 million
Evaluation:
The site could provide numerous park and recreational opportunities,
including a marina. The configuration and size of the site would limit major
athletic fields for adults, but would allow for athletic fields for children and
other active recreational facilities. Some of the existing structures would
have to be demolished to provide additional space for such fields.
The existing restaurant structure may have potential as a community center.
However, this structure and any others on site that may have the potential
for a public or community use would need to be further evaluated as to their
feasibility for reuse.
Although the site access is limited via Sands road from the south, the site
does have alternative access via County and Hibiscus roads. This access
would reduce potential traffic accessing the site through the Sands
subdivision.
The lack of available sites of sufficient size on Big Pine Key for location of
athletic fields make this site very attractive for providing a community center
and active recreational areas, which are sorely needed by residents.
Furthermore, the development rights for the hotel rooms and employee
housing would be marketable for transfer off-site,
Recommendation: It is recommended that the County staff further investigate the acquisition
and redevelopment costs of this site for potential recreational and
community purposes to provide necessary information for making a
decision on the acquisition of this property.
ATTACHMENT A
OLD SWIMMING HOLE
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Zoning
Land Use
Habitat
Location
Old Swimming Hole Property
ATTACHMENT B
PROPERTY NORTH OF THE OLD SWIMMING HOLE
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Zoning
Land Use
Habitat
Location
Property North of
Old Swimming Hole
ATTACHMENT C
TRACT A: TROPICAL BAY ESTATES
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Tract A
Tropical Bay Estates
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