Item S5BOARD OIL COUNTY COMMISSIONERS
AGENDA ITEM SUMMARY
Meeting Bate:: July l9, 2006 Division: Growth Manai4ement
Bulk Item: Yes___, No X Department: Planning
Staff Contact Persona: _Ty Symroski
AGENDA ITEM WORDING:
A public hearing to transmit'The Stock Island/Key Haven Livable CommuniKeys Plan (LCP), Volume I to
the Florida Department of Community Affairs for review.
11" of twa Dublic hearings]
ITEM BACKGROUND:
The Stock Island/Key Haven Livable Communikeys Plan (LCP) is the culmination of a two year -long
planning process during which numerous opportunities for community review, input and feedback were
provided. A survey was sent to all residents of Stock Island/Key Haven based on property records of the
property appraisers' oft -ice. In addition to a survey, newsletters were mailed to all resident's, property
owners and interested parties informing them of the .LCP process,
The Planning Commission will. hold a public hearing in Marathon on July 12, 2006 to review and make a
recommendation to the BOCC regarding the Plan.
PREVIOUS RELEVANT COMMISSION ACTION:
N/A
CONTRACT/AGREEMENT CHANGES: N/A
STAFF RECOMMENDATIONS: Approval.
TOTAL COST: N/A
BUDGETED: Yes No N/A
COST TO COUNTY: N/A SOURCE OF FUNDS: NIA
REV;NUE PRODUCING: Yes NA No AMOUNT PER MONTH N/A Year
APPROVED BY: County Attorney k— OMB/Purchasing _ Risk Management_
DIVISION DIRECTOR APPROVAL:
Ty gymroski
DOCUMENTATION: Included X Not Required
DISPOSITION: AGENDA ITEM #
STOCK ISLAND/KEY HAVEN
LIVABLE COMMUNIKEYS MASTER
PLAN VOLUME I
Prepared by:
Monroe County Planning and Environmental Resources Department
July 2006
Draft Stock Island/Kev Haven Livable UommuniKevs Master Plan
Introduction
The Livable CommuniKeys Program (LCP) is a community -driven planning effort to address the
very specific needs of unique island communities within the Florida Keys. The overall goal is to
determine the appropriate amount, type and location of additional development within the LCP
planning area. The LCP process includes community participation through a variety of methods.
This process generates a community vision and alternative development scenarios. The
scenarios are evaluated for feasibility within the current regulatory and physical framework and
for how well they fit the community vision. A preferred alternative is identified and a master
plan for future development is written around the preferred alternative. A Master Plan contains
the specific development layout for the LCP planning area as well as action items that must be
implemented to achieve the development and community vision. The Master Plan is a working
document that is continually scrutinized and updated by the community.
Relationship to 2010 Comprehensive Plan
The Monroe County 2010 Comprehensive Plan was adopted in 1993 and became effective in its
entirety in 1997. It contains the guiding goals, objectives and policies for implementation of
growth management actions over the 20-year period covering 1990 through 2010. Some of the
actions apply equally throughout Monroe County such as the need for adequate solid waste
disposal facilities or the allocation of building permits limited by hurricane evacuation clearance
times. Other actions, while applying county -wide, vary in their importance by locale. Actions
such as the need for preservation of historic resources or the planning of recreational facilities
take on different meaning in different local communities up and down the Keys. There are also
local needs that are not addressed in the comprehensive plan at all such as community goals
towards beautification.
The Master Plan does not replace the Comprehensive Plan but focuses on the very specific needs
of the local community. It is also a proactive planning tool rather than a strict regulatory
document in that it identifies actions needed to meet the community's needs and goals. The
Master Plan is adopted by the Board of County Commissioners (BOCC) and is attached as an
addendum to the Comprehensive Plan. Some existing Comprehensive Plan policies will not be
affected at all by the Master Plan. Other existing policies may be modified for consistency or
entirely replaced by the Master Plan. The Livable CommuniKeys Program and Master Plan
development are outlined in the comprehensive plan in Policy 101.20.1 which states:
"Monroe County shall develop a series of Community Master Plans. Master
Plans will be developed in accordance with the following principles:
1. Each Community Master Plan will contain a framework for future development and
redevelopment including the designation of growth boundaries and future acquisition
areas for public spaces and environmental conservation;
2. Each Community Master Plan will include an Implementation Strategy composed of
action items, an implementation schedule, and a monitoring mechanism to provide
accountability to communities;
3. Each Community Master Plan will be consistent with existing Federal and State
requirements and overall goals of the 2010 Comprehensive Plan to ensure legal
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Draft Stock Island/Key Haven Livable UommuniKeys Master Plan
requirements are met. While consistency with the goals of the 2010 Comprehensive Plan
is paramount, the 2010 Plan will be updated and amended where appropriate;
4. Each Community Master Plan will be closely coordinated with other community plans
and other jurisdictions to ensure development or redevelopment activities will not
adversely impact those areas;
5. Each Community Master Plan will include appropriate mechanisms allowing citizens
continued oversight and involvement in the implementation of their plans. Through the
Community Master Plans, programs for ongoing public involvement, outreach, and
education will be developed;
6. Each Community Master Plan will include a Capital Improvements program to provide
certainty that the provision of public facilities will be concurrent with future
development;
7. Each Community Master Plan will contain an environmental protection element to
maintain existing high levels of environmental protection as required in the 2010
Comprehensive Plan;
8. Each Community Master Plan will include a community character element that will
address the protection and enhancement of existing residential areas and the preservation
of community character through site and building guidelines. Design guidelines for
public spaces, landscaping, streetscaping, buildings, parking lots, and other areas will be
developed through collaborative efforts of citizens, the Planning Department, and design
professionals reinforcing the character of the local community context;
9. Each Community Master will include an economic development element addressing
current and potential diversified economic development strategies including tourism
management. The preservation and retention of valued local businesses, existing
economies, and the development of economic alternatives will be encouraged through the
process;
10. Each Community Master Plan will contain a Transportation Element addressing
transportation needs and possibilities including circulation, safe and convenient access to
goods and services, and transportation alternatives that will be consistent with the overall
integrity of the transportation system not resulting in negative consequences for other
communities; and
11. Each Community Master Plan will be based on knowledge of existing conditions in each
community. The Planning Department will compile existing reports, databases, maps,
field data, and information from other sources supplemented by community input to
document current conditions; and
12. Each Community Master Plan will simplify the planning process providing clarity and
certainty for citizens, developers, and local officials by providing a transparent
framework for a continuing open dialogue with different participants involved in
planning issues."
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Relationship to State Legislation
The comprehensive plan was required to be adopted by Monroe County under Florida Statute
163 and must be compliant with the required format and content listed in the Florida
Administrative Code (FAC 9J-5). The Master Plan will be adopted as a modification of the
existing Comprehensive Plan and the Florida Department of Community Affairs will review the
modification for compliance with the applicable statutes and codes. This review will likely be
most focused in areas where Master Plan policies replace existing Comprehensive Plan policies.
Master Plan Area for Stock Island and Key Haven
This Master Plan covers the area south of US-1 on Stock Island and all of Key Haven. The area
includes all of unincorporated Monroe County from mile marker four (4) to six (6). Where
appropriate, information for Stock Island and Key Haven will be separated to acknowledge the
differences in community character for the planning area.
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Project Area
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Existing Conditions
Demographics
The population and demographics information was extracted from the 2000 US Census. The
planning area has a total population of 5,405. The majority of the population is "white" at 1,947.
The second highest ranked category is "black" or "African American", with 154 persons. The
"other" race category has the third largest population. The Hispanic population may be found
within any of the above categories, since Hispanic was not one of the major categories for race.
Males outnumber the females in the planning area. There are approximately 400 more males
than females. The following graph represents the distribution of population by age. The
population pyramid below is an illustrative tool showing the age of the population by sex.
Population Pyramid for Stock Island and Key Haven
85 years and over
80 to 84 years
75 to 79 years
70 to 74 years
67 to 69 years
65 and 66 years
62 to 64 years
60 and 61 years
55 to 59 years
50 to 54 years
45 to 49 years
40 to 44 years
35 to 39 years
30 to 34 years
25 to 29 years
22 to 24 years
21 years
20 years
18 and 19 years
15 to 17 years
10 to 14 years
5 to 9 years
Under 5 years
300 200 100 0 100 200 300
❑Male ■Female
A "normal" pyramid will be just that, a true pyramid shape with an increase of younger children
and young adults and a decrease in the number of older age groups. Due to the higher than
average cost of living and the ability of the baby boomer generation to begin retiring, there is a
noticeable increase in the middle age population. There is a sharp decrease in population
between the ages of 20 and 24. This may be due to the fact that there is not a four year
university and limited job opportunities within the planning area. The population pyramid is a
useful tool for determining the future needs for educational purposes, healthcare issues, and other
community facility needs.
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Population and Housing Units
The 2000 Census includes the number of households and the number of families. A household
includes all of the people who can occupy a housing unit (a house, an apartment, a mobile home,
a group of rooms, or a single room). The count of households always equals the number of
occupied housing units. A family is defined as a householder and one or more other people
living in the same household who are related to the householder by birth, marriage, or adoption.
A household can only contain one family for census purposes. For the purposes of the Livable
CommuniKeys master plan, household data will be used.
There are 2,087 households, or occupied units with the average household size being 2.59. The
occupied units can be broken down into owner occupied and renter occupied. Of the total 2,087
occupied units, 1,208 are owner occupied and 879 are renter occupied.
There are several different types of housing available within the planning area, such as single
family homes, mobile homes, apartments, and other multifamily units. According to the census,
the majority of the housing is used for permanent, as opposed to seasonal, residents of the area.
There are 691 homes that receive a homestead exemption in the Stock Island and Key Haven
communities.
According to the 2000 Census, single family homes comprise forty one percent (41 %) of the
housing types in Stock Island and Key Haven communities, with sixty four percent (64%) of
those single family homes located in Key Haven. Key Haven is exclusively developed with
single family homes, while mobile homes represent 27% of the housing on Stock Island.
Using 2005 data, the Monroe County Property Appraiser reports that Stock Island has
approximately 811 parcels for residential use. Of these 811, 401 are mobile homes. This
equates to approximately fifty percent (50%) of the housing on Stock Island are mobile homes.
Twenty two percent (22%) of the housing units are single family homes. Escalating Keys
property values and consequent gentrification of Stock Island will increase the number of mobile
homes being converted to single family homes. Needless to say, the numbers used in the
Existing Conditions of this Plan are not fixed and will inevitably need updating as the Plan is
updated.
There are several mobile home parks located on Stock Island. A majority of the mobile home
parks have been zoned Urban Residential Mobile Home -Limited (URM-L). This district
recognizes the existence of parks and subdivisions which consist exclusively, or almost
exclusively, of mobile homes, and accommodates the continued existence of such parks and
mobile home subdivisions in order to permit property owners to replace or establish mobile
homes below base flood elevation as authorized by certified federal regulations.
Single family homes and attached dwelling units are not allowed in the URM-L zoning district.
The URM-L designation protects these mobile homes from being redeveloped into anything
other than upgraded mobile home parks. The mobile home parks zoned URM-L are the
following:
1. Sunset Trailer Park
2. Rolf's Trailer Park
3. Wheels at Rest Trailer Park
4. Ocean Spray Trailer Park
5. Styron's Trailer Park
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Draft Stock Island/Key Haven Livable UommuniKeys Master Plan
6. Coconut Grove Trailer Park
7. Roys Trailer Park
8. Pines and Palms Trailer Park
1990-2000 Population and Housing Comparison
Trends in population and housing allow agencies to accurately allocate goods and services to
those areas that have had positive or negative shifts in population. The following chart shows
the changes in population from 1990 to 2000. The changes in population show that there was an
1990 - 2000 Population overall increase in both
6,000 males and females, with a
higher increase of males
5,000 over the ten (10) year period.
4,000 The average household size
increased from 2.53 persons
3,000 to 2.59 persons.
The other notable changes
1,000 from 1990 to 2000 occurred
in the vacancy status of
0 homes. There were 630
Total Population Male Female vacant units and 1,767
■ 1990 Census ■ 2000 Census occupied units in 1990. In
2000 there were 2,087
occupied units or 320 more occupied units and 179 vacant units or 451 fewer vacant units. There
was a slight increase, a total of 18, in the number of seasonal units.
The median annual income for residents of Stock Island and Key Haven increased from $25,531
to $38, 689 which is a 34% increase.
Land Use
There are many different land use zoning districts throughout the Stock Island and Key Haven
community. The main land use district categories are residential, commercial, industrial, and
public. There are a few discrepancies between the number of acres of residentially utilized land
(formulated from the property appraiser's property classification (PC) codes) and the total
acreage for each zoning district (provided by the County GIS mapping data).
Residential Uses
The following table shows the different residential zoning classifications, the total number of
parcels in each zoning district, the number of vacant parcels in the zoning district, and the total
number of acres of land in each zoning district.
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Residential Zoning Districts
Total # Parcels # Vacant Parcels Total Acreage
Suburban Residential 7 7 53
Improved Subdivision 612 118 121
Urban Residential 15 15 2
Urban Residential Mobile Home 557 32 57
Urban Residential Mobile Home Limited 27 0 34
1218 172 267
Table includes both Stock Island and Key Haven
Improved Subdivision (IS) and Urban Mobile Home (URM) zoning districts have allotted
densities of one (1) dwelling unit per lot. Based on the table above, there is the potential for
approximately 150 more homes on Stock Island and Key Haven. This number is relative and
does not consider any environmental constraints that may be placed on lots. For example, some
of the IS lots may have wetlands on site, and may not be suitable for building. The
environmental resources section will address any environmental constraints that need to be
considered for future development.
Many of the residential uses and structures are considered to be nonconforming, due to the
zoning, density, siting, or with regard to FEMA regulations. These nonconformities have
occurred due to changing regulations over time, smaller than average size parcels compared to
other areas of the Keys and the one -size -fits -all approach of the Monroe County Development
Regulations. Through the development and implementation of this CommuniKeys Plan, this
Plan will allow for accommodation of these nonconformities through more tailored and flexible
policy goals and recommendations for the communities of Stock Island and Key Haven.
Commercial and Industrial Uses
The following chart shows each commercial/industrial zoning classification and its
corresponding number of parcels.
Commercial and Industrial Zoning Districts
Total # Parcels # Vacant Parcels Total Acreage
Mixed Use 319 38 246
Urban Commercial 15 15 2
Suburban Commercial 25 23 11
Recreational Vehicle 2 0 12
Marine Industrial 24 0 142
385 76 413
Table includes both Stock Island and Key Haven
There are a total of 413 acres of commercial and industrial -zoned land. All of the 142 acres of
land zoned for Industrial uses are developed and located on Stock Island. Stock Island has more
MU zoned areas than any other zoning classification. The purpose of the Mixed Use (MU) land
use district is to establish or conserve areas of mixed uses, including commercial fishing, resorts,
residential, institutional, and commercial uses. These areas are representative of the character,
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economy, and cultural history of the Florida Keys. The MU zoned areas of Stock Island include
all of the above defined uses, except resorts, since there are no resorts on Stock Island or Key
Haven.
Commercial Uses
This section includes all commercial uses other than industrial. Unlike many other communities
in the Lower Keys, Stock Island and Key Haven have a US 1 commercial corridor as well as
commercial uses and corridors throughout Stock Island. The planning department has identified
Maloney/MacDonald Avenue and 5 Avenue as the primary intra-island commercial corridors.
These corridors will be studied further to determine appropriate policies and recommendations
for these areas.
There are several small-scale strip type commercial developments found throughout Stock Island
which include a variety of uses ranging from office space to convenience stores. Stock Island
has many of the commercial needs within walking or a short drive from the residential sections
of the island. There are also a number of restaurants and retail services located throughout the
island. Again, the majority of the uses are zoned Mixed Use (MU) in addition to Suburban
Commercial (SC) and one parcel of Urban Commercial (UC), which is currently vacant.
There are 162 parcels taxed as commercial uses with a total taxable value of $57,079,912 in
2003. The 2002 taxable value was $49,281,172. This equates to a difference of $7,798,740 or a
13% increase in the taxable value of the land.
Industrial Uses
Industrial uses are defined as those uses devoted to the manufacture, warehousing, assembly,
packaging, processing, fabrication, storage, or distribution of goods and materials whether new
or used, or the refinishing , repair, or rebuilding of vehicles or boats.
There are several different industrial uses and sites located throughout Stock Island. Key Haven
does not have any industrial uses or sites due to the residential nature of the subdivision. There
are industrial sites throughout Stock Island with the majority of the uses located in the central
section of the island. All of the industrial uses are zoned Mixed Use (MU) or Maritime
Industrial (MI).
A majority of the Stock Island industrial uses are associated with maritime uses such as boat
repair, boat construction and other shipping related activities. Commercial fishing outfits are
also located within this classification and located within the Safe Harbor area. The total taxable
value of all industrial uses as assigned by the Monroe County Property Appraiser for 2003 is
$28,541,363. The total taxable value for 2002 was $24,875,684. There was an increase of
$3,665,679 or a 12% increase in the taxable value of the land.
The Maritime Industrial (MI) zoning district establishes and conserves areas suitable for
maritime uses such as ship building, ship repair, and other water -dependant manufacturing and
service uses. It should also be noted that MI zone permits certain non -maritime uses as well,
such as commercial apartments, retail commercial, and hotels. There are 142 acres and 24
parcels of MI zoned land. It must be noted that the area stated here may be higher than actual
land that is present, due to the amount of bay bottom that is included as part of the parcel
calculations.
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The Safe Harbor and Peninsular port areas are home to the largest concentration of maritime
industry and commercial fishing in Monroe County. These port areas are spatially defined in the
Comprehensive Plan and have applicable and specific 2010 Comprehensive Plan policies. The
County has contracted with the firm Wallace, Roberts, and Todd (WRT) to develop the Stock
Island Harbor Preservation /Redevelopment and Intra-Island Corridor Enhancement Plan, which
will compliment and work in concert with the Stock Island and Key Haven Livable
CommuniKeys Master Plan.
Institutional Uses
Key Haven does not have any land zoned for institutional uses. There are 1.4 acres of land
zoned for and developed with institutional uses on Stock Island. The institutional uses include:
The Key West Baptist Temple and Temple Christian Pre -School, the Covenant Word Church,
and the Lighthouse Christian Academy.
Public Land
This classification includes land owned by government entities and public utilities. There are a
total of 48 acres of land. The uses associated with the acres include affordable housing
(operated through the Monroe County Housing Authority), utilities, conservation lands, and
parks. The affordable housing and public utility uses are located on Stock Island while public
parks are located both on Stock Island and Key Haven.
Historic and Environmental Setting
The City of Stock Island was Monroe County's shortest lived City. The exact geographic
boundary is unknown, however freeholders approved incorporation in July 1963 only to have
Circuit Judge Aquilino Lopez Jr. overturn the election March 26, 1964 (http://www. Keyshistory
.org /monroecounty.html).
The present day size and development pattern of Stock Island and Key Haven are primarily a
result of dredge and fill. Much of this filling and development occurred since 1950. Because the
Islands' history is so heavily human -influenced, there are few truly "natural" areas or native
plant or animal species except the tree snail and occasional crocodile.
Historically, Stock Island supported the largest population of Stock Island Tree Snails. Habitat
destruction and modification, pesticide use and over -collection forced the tree snail to join the
list of threatened species by the U.S. Fish and Wildlife Service on July of 1978. The population
continued to decline and was removed in 1997. Beginning in October of 2000, the Stock Island
tree snail had been relocated to public and private property throughout the Florida Keys and
remaining populations are currently being monitored and tended to.
Goal 105 — Smart Growth
Goal 105 was introduced throughout unincorporated Monroe County in 2002. This is a smart
growth initiative brought forward by the Planning Department as a way of implementing the
Florida Keys Carrying Capacity Study. The original objectives of Goal 105 designated land into
three (3) tiers according to priority for acquisition. Numerous public workshops and public
hearings led to the final tier system, which will consist of four (4) Tiers including Tier 3A.
Acquisition by the County was to be either for conservation or for development of affordable
workforce housing.
Tier 0 lands are submerged lands or Right -of -Way. Tier 1 lands are the most environmentally
sensitive and the first priority for acquisition by State and Federal Agencies. Publicly owned
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lands are also included in Tier 1 boundaries. Tier 2 lands are less environmentally sensitive,
provide a "buffer" area for low -density development, generally border Tier 1 areas, and are
second priority for acquisition by County agencies (These Tier 2 lands are only found on Big
Pine Key and No Name Key). Tier 3A or Special Protection Areas (SPAs) are lands within a
one acre or more patch of hammock. Tier 3 lands are those lands that are least environmentally
sensitive, are predominately built, and where future infill development will be directed.
All of Stock Island, with the exception of Bernstein Park and the area known as Cow Key, is Tier
3. It is recognized that Stock Island, contains few environmentally sensitive parcels, is
predominately developed and future development and redevelopment shall be encouraged.
While development and redevelopment will be encouraged, applicable environmental standards
will have to be met for all projects.
Key Haven, while predominately built, is primarily designated Tier 3. There is a section of
middle Key Haven that is zoned Native Area (NA) and are "red flag" wetlands. These lots are
not able to be built upon due to the red flag wetland designation.
Parks and Recreation
Existing and planned public park and recreation facilities
The main park facility in the Stock Island and Key Haven planning area is Bernstein Park at the
corner of Fifth Street and Fifth Ave. on Stock Island. Bernstein Park is approximately 6.43 acres
(11.5 including submerged lands) with a number of both passive and active uses. The park has a
soccer field, a softball field, a basketball court, playground, nature trail, picnic shelters and
restrooms. Bernstein Park was acquired with a combination of county, state (FRDAP) and
federal (LWCF) funds and was developed in 1995. The park also contains a manufactured
home which is leased to a sheriff's deputy on a yearly basis.
Key Haven has a small private park area located on the west side of Key Haven Blvd. as one
enters the community. Lots 9 and 10 are owned by Key Haven Parks and Recreation, Inc. and
are developed as a small neighborhood park with a playground and other amenities to be used by
Key Haven property owners.
No additional park facilities in the planning area are planned at this time, however the County is
in the process of completing, a Parks Master Plan which will further evaluate the need for future
recreational facility development. Preliminary findings, using the State of Florida's
methodology, show there is a need for additional public parks and recreation facilities in the
study area.
Beach or shoreline access
Although both Stock Island and Key Haven have many canals, harbor areas, and a major
commercial port area, public access to the shoreline for launching boats or fishing is very
limited. Currently there is only one public boat ramp located ocean -side US 1 at approximately
mile marker 5.5. The ramp is owned by FDOT and is for the launching of smaller boats, with
very limited parking facilities.
The County does not own waterfront property on either Stock Island or Key Haven. This
significantly limits the County in preserving waterfront access points and initiating the
development of new publicly owned and operated shoreline access points or additional boat
ramps.
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Community Facilities
Schools
The schools that serve the residents of Stock Island and Key Haven are all located within the city
of Key West. Gerald Adams elementary is located on the north side of US 1 behind the Key
West golf course. Four other elementary schools are located in Key West across Cow Key
Channel, along with Horace O'Bryant Middle School and the Key West High School. All of
these schools are a part of the Monroe County School Board subdistrict 3, which encompasses all
of the Lower Keys. The table below shows the number of students enrolled in each school for
each year from 1992 to 2004.
1992-2004 Fall School Enrollements
1,600
1,400
1,200
1,000 tKey West (HS)
w tHorace O'Bryant (M)
w —dr—Gerald Adams (E)
800 -*@—Glynn Archer (E)
-4I0—Poinciana (E)
600 tSigsbee (E)
400
200
0
1992 1993 1994 1995 1996 1997 1998 1999 2000 2001 2002 2003 2004
Year
The enrollment numbers suggest that the schools are losing children, particularly the elementary
schools, and more specifically, Gerald Adams School which serves Stock Island..
Water and Sewer
The Florida Keys Aqueduct Authority (FKAA) is the provider of potable water for all of the
Florida Keys. The FKAA has a number of important facilities located on Stock Island:
• Four 5-million gallon distribution and emergency storage tanks;
• A 685 hp back pump station;
• A recently completed 1.8 million gallon -per -day reverse osmosis plant for producing potable
water under emergency conditions.
Three of the 5-million gallon distribution and emergency storage tanks and the back pump
station are located on the north side of Stock Island, while the reverse osmosis plant and one 5-
million gallon distribution and emergency storage tank are located in the Safe Harbor area.
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The sanitary wastewater treatment system on Stock Island, operated by Key West Resort Utilities
(KWRU) was expanded to include the previously unsewered portions of Stock Island. The
previously unsewered portions of Stock Island were ranked as the number one `Hot Spot' to be
connected to a centralized wastewater system in the Lower Keys Region.
Key Haven has an existing wastewater treatment plant which serves the commercial and
residential properties on Key Haven. This plant has a capacity of 20 million gallons -per -day
which is adequate for the existing service but has little or no excess capacity and limited
potential for expansion of the service area. The plant is required to be updated, using Best
Available Technology, by the year 2010.
Public Safety
The Monroe County Sheriff's Department and the Monroe County Fire Rescue have facilities on
the North and South portions of Stock Island. Fire Rescue has a small station located on the
corner of 2nd Street and MacDonald Ave. and the Sheriff has a large complex on the north side of
Stock Island. The existing Fire Station is slated to be expanded, possibly as soon as 2006.
The fire rescue station has very limited resources. It is only occupied on a 10 hour basis and
only houses one engine and one tanker. No emergency medical personnel are located at the
Stock Island facility. All calls which require ambulance response are dispatched from the Big
Coppitt station.
The Monroe County Sheriff's Department has a large complex which was recently completed on
the north side of Stock Island which includes a detention center, the Sheriffs administration
headquarters, the animal park, and physical fitness course. There is a small office located on the
campus of the Florida Keys Community College for the Crime Watch Coordinator.
Libraries
The county has five branch libraries located throughout the Keys. The closest library to the
Stock Island/Key Haven planning area is located in Key West. On-line library services are
available at www.keyslibraries.org.
Economic Development and Tourism
"Working waterfront" is becoming increasingly relevant across the state, and indeed the country.
"Working waterfront" describes communities whose economy is intrinsically linked to the
waters and its bounty, as is the case with Stock Island. The Stock Island economy has not
transitioned to a primarily tourism -based commercial retail economy, such as that of Key West.
Detailed information pertaining to the economy and waterfront areas of Stock Island are
provided within the Harbor Preservation/Redevelopment and Intra-Island Transportation Plan
completed by Wallace, Roberts, and Todd (WRT) in 2005.
Tourist Housing
Tourist housing is defined by the Land Development Regulations as a dwelling unit used for
tenancies of less than 28 days which includes the rental, lease, sublease, or assignment of
existing dwelling units. Within the planning area there are no motels, hotels, or guesthouses.
However, on Stock Island there are several RV parks or mobile home parks with RV spaces for
rent.
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In total there are four (4) mobile home parks located in Stock Island that have RV spaces for
rent. There is one park that is exclusively RV spaces. In total there are 300 RV spaces in Stock
Island. Boyd's Campground has the largest number of RV spaces at 203. The other 97 spaces
are distributed between the other four (4) parks.
The other source of tourist housing within Monroe County is vacation rentals. Vacation rentals
are privately owned units (not hotels, motels, or RV spaces) which are rented to tourists at any
number of days. Monroe County requires vacation rental units to have a special license and are
only permitted in select zoning districts. Currently, there are no vacation rental licenses in the
planning area.
There is currently a moratorium on new transient units. Therefore, no new hotel or motel rooms,
or RV spaces are able to be established, either to a new site or as an expansion of an existing
hotel/ motel or RV park.
Transportation Inventory
Existing State and County Roads
U.S.1 is the only state road in the planning area. US 1 is a four lane road with two lanes each
providing for north and south bound traffic.
There are approximately 29 county -maintained streets and roads on Stock Island. Significant
travel ways are McDonald -Maloney traversing west to east -south east, Fifth Street, Cross Street,
and Front Street which run perpendicular to U.S.1 and offer access to the majority of the island.
Front Street from Key West Resort Utilities to the dead-end at the generating facility is
ambiguous as to ownership. The County Engineer's office has documents indicating the road
was ceded to Monroe County; however there is also documentation that the segment noted is
under private ownership. This issue should be resolved to facilitate road improvement
objectives.
The Annual Average Daily Traffic (AADT) is available from the Florida Department of
Transportation for the following locations: MacDonald Avenue 200' SE of US-1, AADT of
11,400 vehicles; US-1 200' E of Cow Key Bridge, AADT of 30,000 vehicles.
Roadway hazards — or other issues
Based on field observations, the following intersections should be reviewed for possible
improvements:
• Maloney & 3rd St.
• 5t" St. and 5th Ave.
• Maloney and 4th Avenue and 2nd Avenue
• McDonald and 2nd St.
• McDonald and 3rd St.
• 3rd Ave., 4th Avenue and 2nd St.
A review of these intersections should analyze the following: improvement of sight clearance for
safety, improvement of intersection design for safety, improvement of traffic flow to reduce
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back-up, and improvement of bicycle/pedestrian amenities to improve safety during crossing.
This review, findings, and recommendations are addressed in the Harbor
Preservation/Redevelopment and Corridor Enhancement Plan completed by Wallace, Roberts,
and Todd (WRT) in 2005.
Level of Service (LOS)
Each year, a US 1 arterial travel time and delay study is prepared for the County. The study is
based on an empirical relationship between the number of vehicles and the speed in which they
travel. When measured speeds fall below a Level C, a county -imposed building moratorium
results.
The 2005 LOS for the Stock Island/Key Haven segment (mile marker 4 to 5) is a B. The last
three out of four years, the segment has received a LOS B, with the remaining year an A. Even
though the LOS has largely remained the same, the median speed has decreased from 35.8 in
2003 to 30.2 in 2005.
In terms of traffic volume, US-1 through Stock Island has an annual average daily traffic volume
of 41,000. The Stock Island/Key Haven US-1 Corridor Enhancement Plan completed by the
Corradino Group recommends a detailed traffic operations study of the corridor and its major
intersections as a way to improve Level of Service along the corridor.
Planned road improvements
Stock Island Roads II is currently being implemented by Monroe County Public Works and
Engineering. Seventy-five percent (75%) of the county -maintained roads on Stock Island have
been repaved within the last year.
The Monroe County Seven Year Roadway/Bicycle Path Plan had a schedule of repaving streets
in Key Haven beginning in Fiscal Year 2003/04 to Fiscal Year 2005/06. The bulk of this work
was scheduled for 2004/05.
Pedestrian and Bikeway Facilities -Stock Island.
The 1997 Monroe County Bicycle -Pedestrian Master Plan recommends the addition of bicycle
lanes in the following areas: the south side of US-1, Cross St., 5' Ave., 5' St., 2nd St., and
MacDonald/Maloney Avenue.
Various improvements such as the repaving of roads have provided opportunities for the
construction of bicycle/pedestrian facilities on Stock Island. The following bicycle and
pedestrian facilities are available on Stock Island:
Location
From
To
Width
Facility
Cross St.
US-1
12 Avenue
5'
Bicycle Lane
5 Street
MacDonald Ave.
12 Avenue
3' to 5'
Bicycle Lane
5th Avenue
Western Terminus
Maloney Ave.
4'
Bicycle Lane
Maloney/Mac
Donald Ave.
US-1
Southern
Terminus
5'
Sidewalks
Pedestrian and Bikeway Facilities -Key Haven.
There is an existing 4' bike lane on Key Haven Road from Key Haven Boulevard to the northern
terminus of the island.
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Overseas Heritage Trail
The Florida Keys Overseas Heritage Trail Master Plan proposes to use the existing bike trail on
the north side of US-1. An on -going safety improvement project for this section of the OHT will
widen the trail from 7' to 10', as well as providing tree root treatment to smoothen out bumpy
segments of the trail.
County road system — planned facilities
The Florida Department of Transportation 5-Year Work Program identifies one project in the
study area, the rehabilitation of the boat ramp and seawall at Key Haven at approximately Mile
Marker 5.2
Public Transportation
Stock Island is served by Key West Transit seven days a week. The main transit routes travel in
a mostly clockwise pattern around the island through Maloney/MacDonald Ave., 3rd St., 5' St.,
5th Avenue, and Cross Road. There are various stops along the route with service beginning
about 6:40 A.M. on the Red Route and continuing to 11 p.m. on the Orange Route. Typical
headways last between 10-15 minutes. There are no identifiable amenities available at the bus
stops.
In 2005, the Lower Keys bus service was started between Key West and Marathon. This service
runs 7 days a week between 5:30 a.m. and 10:55 p.m.
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Summary of the LCP Planning Process
Community Vision
We envision Stock Island and Key Haven as:
A diverse island community rich in residential, commercial, cultural, and recreational
opportunities; where families and friends live and work together in vibrant neighborhoods.
A place that maintains an affordable cost of living for people of all income levels with an
emphasis on housing; that fosters a sustainable, local economy consisting of a working
waterfront and a distinctive mix of commercial and industrial activities that complement the
community; where recreational and community facilities enhance the cultural fabric of the
neighborhoods; where its citizens understand the importance of and acknowledge the
responsibility to protect our vital natural resources; where a strong sense of civic pride
contributes to an ever improving quality of life.
.... ......
The community vision was written taking into consideration the responses received from the
community at workshops, in the survey of residents and landowners of the planning area, and
interviews of community leaders and individuals.
LCP Citizen Participation Process
Four major public workshops and meetings held on November 13, 2003, March 25, 2004, July
15 2004, and February 15, 2005, facilitated the LCP planning effort by providing opportunities
for direct participation of the community with planning staff and each other. In addition, a
survey was used to gain a broader understanding of the concerns and desires of the members of
the community who could not attend the meetings. The survey was included in the second
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newsletter that was mailed to all residents, property owners and interested parties. Additionally,
information, power point presentations and interactive comment forms were available on the
County website for the duration of the writing of the CommuniKeys Plan. From this outreach,
the key community issues were identified and a community vision formulated.
Community Issues and Objectives
As a result of the many forms of feedback from residents, evaluation of the planning area and
analysis of the existing conditions, several issues and objectives were identified by the
Community:
• Preserve affordable housing
• Preserve commercial fishing
• Enhance the community fishing character
• Provide a community center
• Improve public facilities
• Improve regulations that improve the community without creating a financial burden on
the individual
• Maintain the single family neighborhood character for Key Haven
Planning Issues and Objectives
From the start of the planning process and through out the development of the Existing
Conditions report and this Master Plan, a number of planning issues and objectives have been
identified and considered in the development of this plan. The planning issues and objectives
follow in no specific order of importance:
Stock Island
• Maintain affordable housing while providing a mix of housing options; and
• Promote the diversification of economic opportunities, including small businesses and
home occupations; and
• Identify a commercial center within Stock Island (i.e. not US 1); and
• Improve aesthetics, commercial site and visual character of south side of US 1 corridor;
and
• Improve storefronts, signage, and landscaping for commercial properties; and
• Enhance the community identity as a "commercial fishing" community; and
• Provide space for a working waterfront and its supporting industries; and
• Provide and improve waterfront access; and
• Provide off-street parking for vehicles and boats; and
• Provide improved public facilities, including cultural and recreational facilities and
activity centers such as libraries.
Key Haven
• Decrease the negative impact on native areas from residential/nonresidential uses; and
• Improve the gateway/entrance into Key Haven; and
• Determine the appropriate land use of the remaining vacant properties in Key Haven.
The Livable CommuniKeys Program (LCP) is a community -driven planning effort aimed at
determining the amount, type and location of additional development appropriate for the
planning area and is tied to the Monroe County Year 2010 Comprehensive Plan through adoption
by the Board of County Commissioners. The need and budget for community facilities and
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services are identified to serve the existing community and any growth that may occur. The
Monroe County Department of Planning and Environmental Resources have provided the
professional guidance and expertise in drafting the plan.
The Planning Department has contracted with The Corradino Group to develop a US-1 Corridor
Enhancement Plan, with funding by FDOT. Public workshops were held specifically to address
aesthetic and planning issues within the US-1 corridor area from mile marker (MM) 4 to MM 6.
The ideas and recommendations which resulted from these workshops and the Stock Island/Key
Haven Corridor Enhancement Plan will be integrated or implemented in coordination with the
LCP Master Plan.
The Planning Department also contracted with Wallace, Roberts, and Todd, LLC (WRT) to
prepare a harbor preservation/redevelopment plan for the waterfront planning areas known as
Safe Harbor and Peninsular Port. WRT gathered background data, held community workshops
to encourage input, review and feedback from the community. This Harbor
Preservation/Redevelopment and Intra-Island Corridor Enhancement Plan will be adopted
separately from the Stock Island -Key Haven Livable CommuniKeys Plan.
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Format of Master Plan Elements
Each of the elements of this Master Plan focuses on an issue of heightened importance to the
Stock Island/Key Haven Planning Area. The Master Plan provides the tools for problem solving
by fulfilling three basic tasks:
1. Statement of the goals established through the LCP process as it applies to the planning
area.
2. Redefined analysis of specific community and planning needs to fulfill the goals.
3. Identification of strategies and action to meet the needs.
Goals
Each element states a specific planning goal designed around the major topics to be addressed
through the LCP process such as growth and redevelopment, economic viability, environmental
protection, and community character.
Current Conditions Summary
Information specific to the planning area is available in the Existing Conditions Report. Some
information was also provided during the LCP process in newsletters and workshops.
Demographics, inventories of community facilities, and land ownership patterns are examples of
information presented in this section.
Analysis of Communily Needs
The problem, issue or shortfall in the community or environment and the opportunities are stated
here. These have been identified either by the community or by the planning staff. The
community includes the affected public, stakeholders, and elected officials and they have
identified needs to the planning staff in a variety of ways: workshop participation, mail surveys,
meetings, phone calls, and letters. The planning staff identified additional needs either through
planning analysis of existing information, professional judgment based on observations of date
or conditions, or coordination with facility or service providers.
Strategies and Action Items
As part of the Master Planning Process the planning staff has identified and evaluated possible
strategies for meeting each need. The possible strategies were also evaluated relative to one
another to identify conflicts and to identify opportunities for one strategy to fulfill multiple
needs. In this way a final set of strategies was completed. Action items were then developed
towards implementation of each strategy.
The plan is therefore written in the form of goals, strategies and action items rather than goals,
objectives and policies as in the Comprehensive Plan. Where strategies and action items replace
current comprehensive plan policies, this is noted and action items for deleting or modifying
those policies are included in the applicable element. It is very important to note that this plan
will be an addendum to the Monroe County Year 2010 Comprehensive Plan and the
Comprehensive Plan remains in full effect in the Stock Island/Key Haven planning area.
The plan format is illustrated in the flow chart below. The flow chart starts with an individual
need identified in the plan. A comprehensive strategy for meeting the need is formulated based
on the information in hand. If the information in hand is sufficient to implement the strategy the
action items for implementation can be written directly into the Master Plan. If not, an action
item can be written to procure new information or further analyze existing information. Note
that new information not only feeds back into implementation but may reveal new strategies,
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may redefine the need or may even reveal new needs. To be a meaningful and current
implementation tool over the entire twenty-year planning horizon, the Master Plan must include
this process of problem solving that monitors success and identifies changing conditions and new
issues. It must also allow for timely response and tracking of progress towards problem solving.
Identified
Community Need
New Information
May Change Need
or Strategy
Identified
Strategy
Enough information in hand for implementation?
YES
Write Action Items
for Implementation
Monitor and Update
Rut
Write Action Items
to Obtain
Information
New Need
Identified
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Goal One:
Encourage redevelopment that maintains and enhances the
economic diversity of the community.
Current Conditions Summary
Even though Stock Island and Key Haven are separated both geographically and politically from
Key West, the communities are intrinsically connected by their work force and amenities. Stock
Island provides a wide range of viable employment opportunities at various commercial and
industrial establishments such as automotive and boat repair, storage, and small scale restaurants,
where as Key West provides retail related commercial options, schools, libraries and public
buildings. Stock Island also provides entrepreneurs, tradesmen and artists relatively inexpensive
yet sufficient and even inspiring places to establish their workshops, studios, and storefronts.
Commercial Uses
Stock Island contains a variety of commercial uses, including retail, restaurants, and professional
offices. These uses are clustered along the southern corridor of US1, Macdonald and Maloney
Avenues and pocketed along Cross Street. The land use designation on these properties is Mixed
Use (MU), rather than the more limited Suburban Commercial. The sole commercial
establishment on Key Haven is a gas station on the north side of US 1 at the entrance to Key
Haven. This parcel is appropriately zoned Suburban Commercial.
Maritime Industrial Uses
The largest concentration of maritime industry and commercial fishing in Monroe County is
found in the 142 acres of port area on Stock Island. The purpose of the Maritime Industrial (MI)
district is to establish and conserve areas suitable for maritime uses such as ship building, ship
repair, and other water dependent manufacturing and service uses as well as other industrial
activities.
In addition to the maritime industries, the MI district also permits commercial and office uses of
less than 5,000 square feet of floor area, commercial apartments involving more than 6 dwelling
units, hotels of fewer than and greater than 50 rooms, antenna -supporting structures, as well as
institutional uses. It is the aforementioned uses that are currently being proposed for Stock Island
that could threaten the commercial fishing industry.
Industrial Uses
Industrial uses are permitted in both the MU and MI districts. MU permits light industrial uses
while MI permits both light and heavy industrial uses. Industrial uses are defined as those uses
devoted to the manufacturing, warehousing, assembly, packaging, processing, fabrication,
storage, or distribution of goods and materials whether new or used, or the refinishing, repair or
rebuilding of vehicles or boats. Further, both MU and MI permit wastewater treatment facilities
and collection systems.
The Keys Electric Service and the Florida Keys Aqueduct Authority (FKAA) owns 16.24 acres,
or roughly 11 %, of the MI zoned land on Stock Island. FKAA has a number of important
facilities located on Stock Island including;
• Four 5-million gallon distribution and emergency storage tanks
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Back pump station (685 hp)
1.8 million gallon per day reverse osmosis plant for producing potable water under
emergency conditions
5 million gallon storage tank for distribution and emergency storage
Since 1965, power generating facilities have been located on Stock Island. There were additions
in 1978, 1991, and 1999. There are two more additions proposed in the near future, one in 2006
and another in 2012.
Range of Employment Opportunities
An almost equal percentage of people living in Stock Island and Key Haven are either employed
or retired. However, the top reason for people living in Stock Island is closeness to work. Of
those employed, 67% work in Key West and 26% percent work in either Stock Island or Key
Haven. The type of employment mentioned most frequently was "self employed business
owner," the second leading employment type was "working in the fishing industry."
The 2000 Census indicates that the leading industry for employment is in the arts, entertainment,
recreation, accommodation and food services. This trend continues throughout Key West and the
entire County. Stock Island's second leading industry for employment is educational, health and
social service industry. The fishing industry ranked fifth.
Analysis of Community Needs
Economic Diversity -Zoning and Land Use
Recent development and redevelopment activities have been focused in the MU district.
According to the 2005 Property Appraisers database, 48% of the MU zoned parcels are
developed with residential uses and 20% are developed with commercial and office uses. The
MU district permits both residential and commercial uses. Since all the residentially zoned lands
are completely developed on Stock Island, this applies additional pressure to redevelop MU
lands for residential uses.
Responses from the Livable CommuniKeys survey indicate that 68% of the community agree or
strongly agree with maintaining the amount of land for light industrial and commercial activity.
The survey and development patterns indicate there is a need to redirect economic development
and growth into appropriate infill areas and assess the availability of residentially zoned land.
Economic Diversity -Opportunities, Retention and Expansion
According to a report from the Chesapeake Group, the
commercial business operations are (in order of frequency):
• difficulty in attracting and retaining employees
• lack of visibility, inadequate signage
• inability to improve or expand
• lack of parking
• traffic
• decline in tourism
• government regulations
• degradation of the environment
most important issues confronting
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In addition, the Chesapeake Group report predicts that demand for basic goods and services will
grow well into the foreseeable future as a result of changing household structures and
demographics and increases in visitor -based activity.. Major commercial opportunities for the
lower keys were identified as:
• Additional fast food operations
• Additional chain drugstores
• National large retail chains (example: Target or Wal-Mart)
Maintain Commercial Fishing.
The mail surveys indicate that the commercial activities the residents are mostly concerned with
are those surrounding the commercial fishing industry. Specifically, 63% of the community
agree or strongly agree that there is a need to protect the commercial fishing industry.
Commercial fishing is permitted in both the Maritime Industrial zoning classification and the
Mixed Use District, but is under pressure as those zones also allow for non-commercial fishing
uses, as well as residential uses.
Recommended Strategies and Actions
Strategy 1.1
Maintain existing commercial and industrial uses.
Action Item 1.1.1: Create an overlay district in appropriate areas to only permit
workforce/affordable housing in conjunction with permitted commercial and light
industrial uses.
Action Item 1.1.2: Amend the parking requirements in the overlay district by offering a
parking credit for on -street parking spaces located directly in front of the development
being served.
Action Item].1.3: Amend the floor area ratios in the overlay district for commercial retail
and industrial uses.
Action Item 1.1.4: Encourage local restaurants to purchase and sale locally caught
seafood from Stock Island by permitting an additional ground -mounted sign on
commercial property and a wayfinding sign along US 1 that only advertises the "Seafood
locally caught on Stock Island" and the corresponding name of the restaurant.
Action Item 1.1.5: Create an overlay district to resolve issues with non -conforming
structures and uses in the MU and MI land use districts.
Strategy 1.2
Create a "downtown" district.
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Action Item 1.2.1: Identify Safe Harbor as a focal point of the "downtown" district. As
part of this designation, analyze the appropriate boundaries for the "downtown" district
and propose revisions to the Land Development Regulations.
Action Item 1.2.2: Allow the existing nonconforming commercial uses in the
"downtown" overlay district to maintain their current density if workforce/affordable
housing is provided above the commercial use. The workforce housing shall be
calculated based on zero density.
Strategy 1.3
Acquire waterfront property, preferably with existing infrastructure to support commercial
fishing.
Action Item 1.3.1: Explore and pursue partnerships and funding sources for land
acquisition (WRT).
Action Item 1.3.2: Lease acquired commercial fishing property back to a broad based
coalition of commercial fishing interests, such as a co-op (WRT).
Action Item 1.3.3: Require easement agreements for commercial fishing on waterfront
property through the development/redevelopment approval process.
Action Item 1.3.4: Amend the Land Development Regulations to eliminate the list of
permitted uses that are not consistent with the purpose of the zoning district.
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Goal Two:
Direct future residential and commercial activities to areas
most suitable in the Planning Area.
Current Conditions Summary
Stock Island is one of the most densely developed Keys. Very few vacant areas exist to
accommodate infill, which means redevelopment will be likely over the next 20 year planning
horizon. Many of the lots of Stock Island are small compared to other areas of unincorporated
Monroe County. For example, the residential lots in the Lincoln Gardens subdivision
neighborhood are approximately 3,440 square feet in size.
Commercial activities occur in many areas of Stock Island. This is because the predominant land
use zoning district is Mixed Use (MU), which allows for a variety of both residential and
commercial uses and activities. The other predominate land use zoning districts are Maritime
Industries and Urban Residential Mobile Home.
Analysis of Community Needs
Through the planning process, the community identified promoting diversification of economic
opportunities as a priority. In order to achieve this, a sufficient supply of appropriately zoned
land needs to be available.
The Future Land Use Map serves as a guide for future land utilization and compliance of land
uses with the policies set forth in the Comprehensive Plan. There are instances on Stock Island
and Key Haven where the land use zoning district and/or the FLUM does not correspond with
current land use. This results in nonconforming uses and structures. On a site -by -site basis,
nonconformities create difficulties in reconciling appropriate redevelopment proposals in the
context of current land use zoning district and the FLUM.
The MU zoning, which allows for both commercial and residential uses, does not adequately
inherently protect commercially utilized land from being converted to residential use. Similarly,
the MU zoning does not adequately protect residentially utilized land from being converted to
commercial use. There is a community -wide need to be sure there is enough appropriately zoned
land to accommodate future growth and redevelopment for residential and commercial
utilization.
Recommended Strategies and Actions
Strategy 2.1
Encourage a mixture of commercial and residential development by preserving adequate supply
of appropriately zoned land for commercial and residential usage.
Action Item 2.1.1: Initiate and complete a land use classification reevaluation plan for
Stock Island.
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Strategy 2.2
Review and evaluate the land use designation of lawfully established non -conforming land uses
and structures within the planning area to determine appropriate Land Use District designation.
Action Item 2.2.1: Promote community character, establish conformance and resolve
land use issues by identifying and changing the land use designation on parcels of land
containing non -conforming uses and rezone as appropriate.
Action Item 2.2.2: Discourage the continuance of nonconforming uses that are
determined in the review to be inappropriate for the area in which they are located.
Strategy 2.3
Continue to utilize the Land Use District Map and supporting Future Land Use Map (FLUM) to
regulate land use type, density, and intensity on an individual basis within the planning area.
This will promote orderly and safe development that is consistent with the Comprehensive Plan
and will protect the integrity and conformance status of existing development.
Action Item 2.3.1: Continue to recognize land use districts and FLUM categories as the
regulatory tool used for evaluating individual proposals for compliance with land
development standards such as type of use and intensity of use.
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Goal Three:
Preserve and increase the number of housing units available for
low and very low income families.
Current Conditions Summary
Stock Island has historically been considered the most affordable area to live in the southernmost
geographic area of the Keys. The variety of housing units for those individuals and families
making low and very low incomes exist in various forms throughout Stock Island including
mobile homes, live-aboards, apartments, and deed restricted affordable housing units. The
majority of residential housing in Stock Island is mobile homes, of which 42% were built during
the 1970's.
Unique to Stock Island and indicative of the demand for affordable housing is the concentration
of liveaboards. The proliferation of local liveaboards is correlated with both a desire to live an
alternative lifestyle and the increasing cost of living. Two concentrations of live-aboards exist
around Stock Island. One is located around the south-eastern portion of Stock Island adjacent to
Cow Key in what is referred to as Cow Key Channel. The other is located in the north-eastern
portion of Stock Island also known as Boca Chica Harbor. According to a Marine Resources
Survey in 2002, there are between 150 and 190 boats within these two areas, with Boca Chica
Harbor housing the highest amount.
The greatest fear voiced by residents is that trailer parks and mobile homes which serve as a
source of affordable housing will be bought and then converted into less affordable housing. A
look at recent redevelopment projects affirms these fears. From 1999 to 2004, 5 major housing
redevelopment projects have occurred, these redevelopment projects have led to a reduction in
the supply of affordable housing units.
The existing units on Stock Island that serve as affordable housing for the low and very low
income residence are part of the older housing stock. Many of these units may need to make
improvements to meet the livability standards. Examples of the livability standards include The
exterior, including the structure being in good repair while being maintained in a sanitary
condition so as not to pose a threat to the health, safety, or welfare of the occupants.
The County defines affordable housing in the Land Development Regulations. The regulations
provide various qualifying incomes for affordable housing ranging from those making as little as
50% to as high as 120% of the median adjusted household income for Monroe County. As
construction costs, land values and the differentiating prices between a market rate and an
affordable housing unit continue to increase, developers are naturally drawn to providing the
higher end of affordable housing. At this time, new regulations for affordable housing are being
drafted for review and approval by the Board of County Commissioners.
Analysis of Community Needs
Low to Very Low Affordable Rental Housing
In the very recent past, numerous affordable housing projects have come to Stock Island. The
largest of such projects has been the redevelopment of the once Dog Track, now known as
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Meridian West into 102 affordable rental units for both the low and very low incomes. The
project was completed during 2004. According to property manager, all the units were claimed
with a waiting list of hundreds within a few hours. There is only one additional apartment
complex on Stock Island that contains 12 buildings with approximately 100 units.
Improved Housing Conditions
Many of the mobile homes and live -aboard boats are in need of improvements and possible
replacement. Both are suffering from the effects of age and weathering. Environmental
degradation, loss of tax base, and integration of this population into the hurricane evacuation
model are some other concerns with the live -aboard population.
Recommended Strategies and Actions
Strategy 3.1
Promote low and very low rental housing.
Action Item 3.1.1: Provide a density bonus unique to Stock Island to encourage the
development of low to very low income rental housing.
Action Item 3.1.2: Develop a worksheet for handout at the building permit describing
county incentives for providing affordable housing to commercial property owners
applying for building permits.
Action Item 3.1.3: Work with commercial businesses in the area to identify if the site has
the appropriate land use designation and remaining density to provide for low to very low
housing.
Action Item 3.1.4: In conjunction with the Land Authority, explore the possibility of
County -sponsored housing on County -owned land.
Strategy 3.2
Provide additional services to live-aboards to promote a cleaner and healthier living environment
for the live-aboards and the community.
Action Item 3.2.1: Locate a site with appropriate density for a mooring field and a shore
side management facility.
Action Item 3.2.2: Provide a mooring field for live-aboards.
Action Item 3.2.3: Upon locating a site, improve amenities available on shore to live-
aboards including docking space for dingies, pumpout stations, and restrooms.
Action Item 3.2.4: Educate live-aboards on the benefits of hooking up to a mooring field.
Strategy 3.3
Maintain and improve the existing amount of low to very low affordable housing options.
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Action Item 3.3.1: Identify sources and secure funding for improvements to low and very
low affordable rental housing.
Action Item 3.3.2: Reduce permit cost for mobile home replacement that remain
affordable to encourage existing units to upgrade.
Action Item 3.3.3: Work with existing housing advocacy groups and organizations to
develop incentives and viable solutions to the affordable housing crisis.
Strategy 3.4
Encourage and improve very low income housing.
Action Item 3.4.1: Update definitions contained in the Comprehensive Plan and Land
Development Regulations pertaining to low and very low income housing.
Action Item 3.4.2: Work with existing housing advocacy groups and organizations to
identify sources and secure funding to foster affordable housing projects.
Action Item 3.4.3: Increase density bonuses for low and very low income.
Action Item 3.4.4: Identify and secure funding for the relocation of mobile home owners
and renters that may be displaced by mobile home part conversions.
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Goal Four:
Maintain affordable housing while providing for a mix of
housing options.
Current Conditions Summary
Stock Island is one of the most densely residentially developed islands in unincorporated Monroe
County. The majority of the housing stock is comprised of mobile homes, both on individual
lots and in mobile home parks. In addition to mobile homes, the varying housing forms include
recreational vehicles, manufactured homes, single family homes, multi -family units, town
homes, and live-aboards. Key Haven's housing stock is comprised of single family homes.
As Key West has almost developed to near capacity, it has directed developers' attention towards
neighboring Stock Island to provide housing for the more professional population and affluent
retirees seeking second homes. A growing fear voiced by many residents is that Stock Island will
become more like Key West in its appearance, and more specifically in its housing. Particularly,
residents are concerned about losing the availability of affordable housing and looking like Key
West.
Multiple mobile home park conversion to less affordable housing have occurred on Stock Island.
In 2002, trailer park was converted into a gated community with 55 elevated homes, 2 employee
housing units, a clubhouse and pool. In 2005, 44 market rate units replaced a 51 unit mobile
home park. In 2006, a mobile home park received 380 approval to redevelop 63 existing units
into a 49 unit "workforce" housing community.
Analysis of Community Need
Stock Island is experiencing a great deal of pressure to redevelop housing units which have
historically provided residents housing for affordable rental and ownership rates. The proximity
of Stock Island to Key West provides an "alternative" housing location to the extremely high
land value of Key West. The proximate location is not only an advantage to those who work in
Key West, but also increasingly to those who may not necessarily work in Key West but wish to
live full or part time in market rate housing, single family or town homes. Stock Island not only
provides a refuge to the Key West workforce from the high end Key West housing market but
also provides opportunities for other lower keys residents to affordably own a home in Monroe
County.
Many builders are finding that it is more efficient to redevelop an existing legally established
dwelling unit than to apply for a market rate building allocation (ROGO) and develop a vacant
property. Furthermore, the scarcity of vacant land on Stock Island make redevelopment a popular
choice.
Developers are finding that the "working-class" reputation of Stock Island is not detracting from
rapidly escalating property values and home sales. Because of this, Stock Island stands to
experience a degree of gentrification if redevelopment is left unchecked and unguided. Because
Key Haven is already established as a neighborhood of market rate single family homes, Key
Haven is not experiencing a comparable transition.
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Design Guidelines
One way of maintaining and improving the character of a community is through the use of
design guidelines.
It is easy to distinguish the new developments existing on Stock Island for they are distinctly
different from those in the past in scale and design. Specifically, new homes are generally larger,
elevated structures displaying various colors. The traditional community character is different
than the often fenced in and physically separated new multi -unit developments. Specifically, the
citizens expressed a dislike for the new developments that reflect styles typically seen in Key
West.
The use of design guidelines for redevelopment can help to ensure that the improvements or
redevelopment of properties in a community is consistent with the vision of the community.
Recommended Strategies and Actions
Strategy 4.1
Develop design guidelines.
Action item 4.2.1: Hold a community charette to identify those features that are unique to
Stock Island and different from neighboring Key West.
Action Item 4.2.2: Provide incentives that encourage improvements of housing as
opposed to redevelopment.
Action Item 4.2.3: Create, adopt and implement design guidelines and incentives.
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Goal Five:
Maintain and enhance the community character of a diverse
and unique mixed -use community, separate from Key West.
Current Conditions Summary
Traditionally, Stock Island has not been one to compete with Key West for tourism related
industries. As such, a mixture of zoning classifications evolved on the Island that support a wide
variety of uses ranging from commercial, industrial, and residential. The range of uses combined
with the working class nature of the Island has resulted in a community with a patchwork of
development styles. Stock Island is typically described as `funky', `unique' and `different'. The
residents have voiced a liking for this perception as well as a desire to maintain it.
This distinctiveness can also be felt while traveling the streets of Stock Island. A traditional grid
pattern does not exist and many roads meet at various angles. This juxtaposed network can be
very confusing to someone traveling through the Island in search of commercial and industrial
establishments.
Fence styles range in height, materials, and color. Residential units also range in size, shape, and
design. With that said, the type of confined development found in neighboring Key Haven seems
out of place on Stock Island.
Emerging from this mixture of development styles and marine related occupations are pockets of
public art with a maritime focus. Particularly, in the Safe Harbor Area of Front Street, a colony
of artists are known to live and work.
Analysis of Community Needs
Wayfindin,g and Street Signs
There are a number of businesses within Stock Island that do not have frontage with US-1. For
the visiting traveler and probably for some residents of Monroe County, there is little to indicate
the existence of a vibrant commercial establishments off US-1.
The Stock Island community has identified wayfinding and street signs as a means of informing
and directing visitors to the various restaurants and services available off US-1. Implementing
wayfinding and street signs would require identifying a location where such a "sign" could be
placed. The design and permitting issues associated with placing a "sign" along US-1 would be
one of the challenges for the community.
Art in Public Spaces
There are various amenities and buildings that can act as canvases to support and display art
throughout the community including; storefronts, new bus shelters and trash receptacles. Themes
should be developed that reflect Stock Island's identity as a historic maritime community unique
and separate from Key West's image as a tourist destination.
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Recommended Strategies and Actions
Strategy 5.1
Define and enhance the community identity.
Action Item 5.1.1: Promote the importance of maritime industries by incorporating the
theme of Stock Island's historic maritime industry in public art and design guidelines.
Action Item 5.1.2: Emphasize maritime industries in all aspects of community design.
Strategy 5.2
Develop a system of wayfinding and street signs and entryway features to communicate Stock
Island's community character.
Action Item 5.2.1: The community in conjunction with the County and FDOT will
identify possible locations for the placement of wayfinding and street signs.
Action Item 5.2.2: The maritime theme should be incorporated as part of the
development of a wayfinding and street signs.
Action Item 5.2.3: The design of an entryway feature to identify Stock Island should be
consistent with its community character.
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Goal Six. -
Maintain and enhance the natural resources, taking care to
improve and protect water quality and beautify and preserve
open space.
Current Conditions Summary
Environmental protection within the planning area has primarily been implemented using the
following mechanisms: Environmental design criteria in the Land Development Regulations,
discouraging development in environmentally sensitive areas through the ROGO/NROGO points
system, and public acquisition of terrestrial and wetland habitats.
Concern for the natural environment has been expressed by not only the residents of Stock Island
and Key Haven but also by the visitors to the Lower Keys. According to the community survey
results, 83% of the residents either agree or strongly agree that the preservation of natural
resources is of major importance to preserving the quality of life. According to an economic
survey conducted by the Chesapeake group, 94% of all recreating visitors said that they were
concerned to very concerned about protecting the environment.
Environmental protection on Stock Island is more about managing the environment in a holistic
way and managing secondary impacts of development and not necessarily focusing on a
particular species or a particular habitat type. Historic and current development patterns, have
left few individual species and few specific habitat types remaining on the islands. Therefore,
environmental protection means protecting and preserving open space and where possible
restoring open space.
Cow Key is one of the remaining undeveloped open areas on Stock Island. It is currently zoned
Native Area (NA) and is a Tier I parcel. It is approximately 62 acres of varying habitats and is
connected to Stock Island by a narrow upland corridor.
Other lands on Stock Island include isolated wetland areas located in the northwest section of
Stock Island. These are designated as Tier I. Finally, there are isolated strips of mangroves
fringing Stock Island and Key Haven, including an approximately half mile strip along the east
side of the FKAA property in the Safe Harbor area.
Key Haven, though only partially developed to date, is platted and essentially committed to
residential development. Open space and provisions for protecting existing sensitive habitats
such as wetlands, mangroves, and hammock areas will be required by the County through
development regulations.
Wa eteXa7ater
Within the Lower Keys Region, the unsewered portions Stock Island were recently ranked as the
number one `Hot Spot' to be connected to a centralized wastewater system. Key West Resort
Utilities operates the sanitary wastewater treatment system on Stock Island. With the exception
of Shrimp Road, south of the new Meridian West affordable housing complex (historically
known as the "Dog Track"), July 2004 marked the completion date of the expansion of KWRU
service to Stock Island.
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The current issue at hand is getting the residents hooked up to the new system and dismantling
individual septic and cesspit systems. To help ease the hook up costs to the property owners, the
County has paid 80% of the cost (up front), and the homeowners are expected to pay the
remaining 20% with an average on site cost of $2,700 per household. According to a report from
the KWRU to the Board of County Commissioners in August 2004, Stock Island residents pay
the lowest wastewater bills in the Keys at $36.72 per residential unit. Even though wastewater
bills are relatively low, the 20% cost share is still reputably prohibitive to property owners. As
such, there is a lack of incentive to abandon existing systems and hook up to the new treatment
system.
Analvsis of Communitv Needs
Water Quality
One of the most prevalent/relevant secondary impacts of development in the planning area is the
management of storm water and a lack of clean open space. Keys -wide, the principal cause of
unhealthy near shore waters can be traced to elevated nutrient levels in the canals and storm
water runoff. High levels of phosphorous and nitrogen are found in raw sewage and secondary
treated waste water discharges. The dense development and the impact of live aboard vessels in
the near shore areas contribute to near shore water quality degradation.
The County anticipates seeing improved water quality in near shore waters as old systems are
abandoned and as live aboard vessel needs are accommodated. These needs include waste water
and sewage treatment, trash collection, and mooring fields. Mooring fields will alleviate direct
impacts to bay bottom by anchors.
Natural Resources
Increase in density increases the need to preserve and restore the remaining open space. With
the increase in intensity and density of surrounding development, the secondary impacts of
development, including litter and pressure to develop remaining vacant lands, are also
intensified. Hardened shoreline, lack of vegetation which serve as natural filtration such as
mangroves and fringing wetlands, and the lack of a comprehensive storm water management
system allows pollutants to enter near shore waters untreated and unfiltered.
Recommended Strategies and Actions
Strategy 6.1
Identify and secure funding sources for the reduction of connection fees associated with
connection to the sewer system.
Strategy 6.2
Increase efforts to provide a mooring field and pump out stations to the live-aboards of Stock
Island.
Action Item 6.2.1: Identify ideal locations for mooring fields.
Action Item 6.2.2: Educate the public on the benefits of connecting to an appropriate
wastewater system.
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Strategy 6.3
Work with the community to identify actions that are necessary to improve and protect water
quality.
Action Item 6.3.1: Planning staff will work with the community to identify measures to be
taken to improve and protect water quality while protecting the development rights of
property owners.
Action Item 6.3.2: In conjunction with other agencies, distribute information regarding
various programs designed improve water quality.
Strategy 6.4
Work to improve water quality and hydrologic connectivity throughout Stock Island's water
resources.
Action Item 6.4.1: Investigate restoring hydrologic connectivity to the mangrove slough
located in the north west portion of Stock Island.
Action item 6.4.2: Increase compliance with stormwater regulations in the high density
areas of Stock Island.
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Goal Seven:
Enhance existing park facilities and provide additional
resources for active and passive land -based recreation and
protect shoreline access for water based recreational activities.
Current Conditions Summary
The main park facility in the Stock island and Key Haven planning area is Bernstein Park at the
corner of Fifth Avenue and Fifth Street on Stock Island. Bernstein Park is approximately 6.43
acres including 11.5 acres of submerged lands. There are both passive and active uses available
at this park including a soccer field, a softball field, a basketball court, playground, nature trail,
picnic shelters and restrooms.
Key Haven has a small private park area located on the Westside of Key Haven Blvd. This park
is owned and maintained by Key Haven Parks and Recreation Inc. and is used mainly by Key
Haven residents.
In addition to the park amenities described above, the Florida Keys Overseas Heritage Trail runs
parallel on the northside and parallel to US-1. This facility is scheduled for safety improvements
which would include a widening of the trail to a minimum of 8 feet, resurfacing and remilling of
rough areas caused by tree roots, and retrofitting to meet ADA (American Disabilities Act)
standards. Other bikeway facilities are also found on Cross St., 5th Street, 5th Avenue and
Maloney/MacDonald Ave.
In Key Haven there is an existing 4' bike lane on Key Haven Road from Key Haven Blvd. to the
northern end of the island.
Although surrounded by water, public access to the shoreline for launching boats or fishing is
very limited. Currently, there is only one public boat ramp located ocean -side on US-1 at
approximately Mile Marker 5.5. The ramp is owned by FDOT and is currently scheduled for
improvements under the FDOT 5-year work program.
Analysis of Community Needs
Additional recreation facilities
The following four additional activities and improvements were identified by the community in
the survey and include: bicycle and pedestrian tails (20%), swimming pool (13%), boat access
(11%) and playground equipment (10%).
Public access to the waterfront
Although Stock Island and Key Haven have many canals, harbor areas, and a major commercial
port area, public access to the shoreline is very limited. Currently, there is only one public boat
ramp located on the ocean -side of US-1 at approximately Mile Marker 5.5.
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The County does not own waterfront on either Stock Island or Key Haven. This significantly
limits the Counties ability in preserving waterfront access points and initiating the development
of new publicly owned and operated shoreline access points or additional boat ramps.
Recommended Strategies and Actions
Strategy 7.1
Provide for maintenance and enhancement of active and passive recreational opportunities and
for public shoreline access throughout the Planning Area.
Action Item 7.1.1: Implement the recommendations of the Monroe County Parks and
Recreation Master Plan within the Planning Area.
Action Item 7.1.2: Inventory and evaluate neighborhood pocket parks, neighborhood
water access and County roads that terminate at the shoreline. Determine if any
improvements or expansions are appropriate, and include these items into the Monroe
County Parks and Recreation Master Plan.
Action Item 7.1.3: Implement the recommendations of the Stock Island -Key Haven
Livable CommuniKeys Plan Volume 2 (Harbor Preservation/Redevelopment and
Corridor Enhancement Plan).
Action Item 7.1.4: Encourage businesses to retain existing and create new public
waterfront access. Rely on Stock Island -Key Haven Livable CommuniKeys Plan
Volume 2 to formulate recommended mechanisms for encouragement.
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Goal Eight:
Define, maintain and enhance the character of US 1 Corridor
(MM 4-6)
Current Conditions Summary
Of the 112 miles within Monroe County, only two miles run between Key Haven and Stock
Island. Those two miles are four lanes wide and are lined with 28 parcels. The southern side of
Stock Island is lined with 23 different parcels. Twenty-two are zoned Mixed Use (MU) and the
remaining one is zoned Urban Commercial (UC). Commercial uses range from restaurants, tattoo
parlors, and convenience stores. One parcel has recently been developed with 55 two-story
elevated residential townhomes, and its neighboring vacant parcel is in the process of developing
46 two-story elevated townhomes. The only remaining vacant parcel at the corner of 3rd Street is
proposed for a mixed use development which may include a bank, library, and an office building.
Key Haven has limited US 1 frontage. The few parcels which parallel US 1 along Key Haven are
zoned Suburban Residential (SR) and Improved Subdivision (IS). The only current commercial
development is a gas station that parallels US 1, although it is actually separated by the FDOT
right of way that is commonly used for parking for the neighboring boat ramp.
Within the short stretch, there are six access roads to Stock Island. Coming from the North and
heading South on US 1, these roads include 2nd, 3rd, 4', 5t" and Cross Streets as well as
MacDonald Avenue. There are currently two access roads which can be used to enter and exit
Key Haven: Key Haven Road and Key Haven Drive.
Various modes of transport are seen along the corridor and include vehicles, bicycles, scooters
and mass transit. The Key West Transit Authority provides service between Key West and Stock
Island and has extended service to Marathon. The Overseas Heritage Trail runs parallel to US 1
on the North side.
The County retained the services of the Corradino Group to study the corridor and produce a
Corridor Enhancement Plan. The findings of the Corradino study can be found in the Stock
Island/Key Haven US-1 Corridor Enhancement Plan. The study consisted of a public charrette
and a follow-up meeting to develop and select various alternatives for improvements along the
US-1 corridor.
Analysis of Community Needs
Sense of place
The community survey indicates that there is strong support for the revitalization of the area
along US 1. Community comments also indicate that an attractive entrance on US 1 would
improve the appearance of Stock Island and Key Haven. A suggested location for an entryway
feature was 2nd Street, which is the first street that motorists pass as they are heading towards
Key West.
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Residents of Key Haven also expressed the desire for improvements in the entry way that better
reflect the character of the residential community. Improvements include the addition of
landscaping along US 1.
Signa eg /improved wqyfindin
g
In addition to an entrance way/and or sign for Stock Island, the issue of storefront signs arose.
Residents expressed an interest in improving signage to businesses along US 1 and within Stock
Island. According to one successful entrepreneur, prominent signage and the right product mix
geared to the tourist can result in expanding market opportunities.
Recommended Strategies and Actions
Strategy 8.1:
Create a unique corridor identity that is reflective of the community character.
Action Item 8.1.1: Install a maritime themed entryway feature at an appropriate location.
Action Item 8.1.2: Encourage local artists to participate in the design of corridor
improvements, i.e. bus shelters with murals, entryway features, street furnishings, etc.
Strategy 8.2:
Improve signage along US 1
Action Item 8.2.1: Create a design book of maritime themed signage templates available
for public distribution.
Action Item 8.2.2: Allow businesses within Stock Island to post wayfinding signs at
designated sign kiosks along US 1.
Strategy 8.3:
Implement the recommendations of the Corridor Enhancement Plan.
Action Item 8.3.1: Coordinate with FDOT and other agencies to assist in implementation
of the plan.
Action Item 8.3.2: Secure funding for recommended improvements and for further studies
of the Corridor.
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Goal Nine:
Provide for all residents of the planning area a safe, efficient and
viable transportation system for the movement of people and
goods.
Current Conditions Summary
The road and street system support vehicular traffic as well as pedestrians and bicyclists. There
are approximately 29 county maintained streets and roads on Stock Island. Significant to Stock
Island are the corridors of McDonald and Maloney which traverse west to east then south-east as
well as Fifth, Cross and Fronts which are access streets to US 1. Few amenities are offered to
pedestrians or bicyclists on within the Island.
One of the main reasons the survey respondents have chosen to live on Stock Island is due to the
proximity to employment opportunities. The average time spent traveling to work ranging
between zero to 15 minutes with the majority of employment opportunities located in Key West.
Of those traveling to work, the majority use (79%) their vehicle, while a smaller percentage
(16%) either walk, bike or utilize the bus system. Another form of transport observed to be
popular is the scooter.
Key West Transit provides bus service to Stock Island. There are currently five bus stops and no
service provided to Key Haven. The points of service are located at the available locations;
• US 1 and Cross Street
• 5th Street and 5th Avenue
• 5th Avenue and 12th Avenue
• Oceanside Marina at Peninsular Avenue
• Stock Island Apartments
In a survey of Stock Island and Key Haven, 25% of the respondents rated the bus system as
excellent to good, 26% as adequate, and 11% as poor. The majority of those respondents
indicated that they did not utilize the public bus system. 38 % of the residents expressed that
they didn't know about the system.
Analysis of Community Needs
Foster Various Modes of Transport
As mentioned, various modes of transit exist however there are minimal amenities. Bus shelters
do not exist on Stock Island and hence there is no place to post bus schedules. Riders are often
found sitting on make -shift benches and/or the ground. In addition, scooters are a popular mode
of transport, however there are few parking spaces provided within the Island.
Improved Physical Environment for Pedestrians and Cyclists
The lack of open space and the popularity of walking and bicycling on the Island create the need
for an increased amount of trails and sidewalks. Of particular concern is the safety of children
due to the lack of front yards and open space. Hence, play areas are often in the streets.
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Recommended Strategies and Action Items
Strategy 9.1
Improve conditions for the scooter rider.
Action Item 9.1.1: Post signs along the corridor to increase awareness of this mode of
transport.
Action Item 9.1.2: Amend the parking regulations of the Land Development Regulations
to reduce the amount of required vehicular parking spaces in commercial establishments
in exchange for scooter spaces.
Strategy 9.2
Improve amenities for transit users.
Action Item 9. 2.1: Seek funding to provide bus shelters.
Action Item 9.2.2: Encourage developers to provide bus shelters.
Action Item 9.2.3: Post interchangeable schedule at bus stops which include drop off
and pick up times.
Strategy 9.3
Encourage and increase bus ridership.
Action Item 9.3.1: Coordinate efforts with Key West Department of Transportation,
Planning Department and the citizens to identify ways to improve bus service.
Action Item 9.3.2: Work with Key West Business Owners to provide incentives (transit
pass) for employees that utilize mass transit.
Strategy 9.4
Promote bicycle and pedestrian friendly design.
Action Item 9.4.1: Require all new development and redevelopment along MacDonald,
Maloney, Fourth and Fifth Avenues to provide public sidewalks.
Action Item 9.4.2: Create a continuous sidewalk network.
Action Item 9.4.3: Require the provision of bicycle facilities and parking in all new
development and redevelopment.
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Goal Ten:
Provide adequate public facilities to serve the existing and
future needs of the Planning Area.
Current Conditions Summary
Sanitary Sewer:
The sanitary sewer system on Stock Island is operated by Key West Resort Utilities (KWRU).
The system has been complete for two years. This system currently converts approximately 110
million gallons of wastewater for reuse. Residents are currently required to hook up to the
central sewer system.
Schools:
Stock Island and Key Haven are served by Gerald Adams Elementary School, Horace O'Bryant
Middle School, and Key West High School. The student population has remained either constant
or has experienced a slight decline. There is currently no level of service issues with the schools
serving Stock Island and Key Haven. Each have adequate reserve capacity to accommodate the
impacts of additional land development
Potable Water:
The Florida Keys Aqueduct Authority (FKAA) is the provider of potable water in the Florida
Keys. The main source of water for the FKAA is the Biscayne Aquifer with its wellfield located
west of Florida City in Miami -Dade County.
FKAA operates a Reverse Osmosis (RO) plant on Stock Island, and is capable of producing 1.8
million gallons per day of water. The South Florida Water Management District (SFWMD)
which issues permit for how much the FKAA is able to withdraw from the Aquifer, increased the
maximum limit for water withdrawal to 23.79 Million Gallons per Day (MGD). During the last
year available (2004), the FKAA distributed an average of 17.65 MGD and a maximum of 22.0
MGD.
Fire and Rescue Services:
In May of 2004, The Stock Island Fire Station located on 2nd and Maloney Avenue was upgraded
to provide 24 hour fire and emergency medical personnel staffing. A new fire alarm system,
sewer system, signage, and fresh paint throughout were also part of the facility upgrades.
Libraries:
The closest library to the Stock Island/Key Haven planning area is located in Key West.
Currently the County is anticipating constructing a new County library by participating in a new
mixed -use development.
Analysis of Community Needs
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Currently, there are no problems with level of service for most of the public facilities on Stock
Island. However, due to the high concentration of the student population, there is a clear need for
a library on Stock Island.
Recommended Strategies and Actions
Strategy 10.1
Ensure that new and expanded public facilities are constructed and operated within the Planning
Area according to concurrency and community -identified needs including wastewater handling,
stormwater handling, transportation capacity, parks and recreation facilities, library facilities,
schools and community facilities.
Action Item 10.1.1: Supplement the annual public facilities concurrency report and
capital improvements report with a section detailing the status of facilities within the
Planning Area.
Strategy 10.2
Ensure availability of fire suppression facilities for the Planning Area.
Action Item 10.2.1: As part of development and redevelopment efforts within the
Planning Area and as part of public design improvements, increase the availability of fire
suppression facilities according to standards set by the Monroe County Fire Marshall.
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Goal Eleven:
Encourage community involvement in implementing and
monitoring the Stock Island -Key Haven Livable CommuniKeys
Program Master Plan.
Current Conditions Summary
The community has demonstrated their interest in planning for the future of Stock Island and
Key Haven by attending workshops, community meetings and communicating with the Planning
Department concerning what they hoped to achieve through the planning process. Community
feedback has allowed Staff to gain an understanding of the needs and desires of the community.
The community interest has kept the project on track, moving forward toward the Vision.
Five major public workshops and meetings held on November 13, 2003, March 25, 2004, July
15, 2004, February 15, 2005 and July 26, 2005, facilitated the LCP planning effort by providing
opportunities for direct participation between the community planning staff. In addition, surveys
were used to gain a broader understanding of the concerns and desires of the members of the
community who did not attend the meetings. The survey was included in the second newsletter
that was mailed to all residents, property owners and interested parties. Additionally,
information and power point presentations and interactive comment forms were available on the
County website throughout the creation of the CommuniKeys Plan. From this outreach, key
community issues were identified and a community vision formulated.
Policy 101.20.1 of the 2010 Comprehensive Plan directs that the LCP Master Plans follow
certain principles. The second Principle states that the Community Master Plans will include "a
monitoring mechanism to provide accountability to the communities." The fifth Principle directs
that "each Community Master Plan will include mechanisms allowing citizens continued
oversight and involvement in the implementation of their plans. Through the Community Master
Plans, programs for ongoing public involvement, outreach, and education will be developed."
Analysis of Community Needs
Continued community involvement is needed to update and implement this Stock Island -Key
Haven Livable CommuniKeys Master Plan. Input from the community will be needed during
future study and design efforts and direct partnering with the community may be needed to
implement identified action items.
Recommended Strategies and Actions
Strategy 11.1
Provide updates to the community on all aspects of plan implementation and the status of public
projects in the Planning Area.
Action Item 11.1.1: Continue to distribute information through press releases and
postings on the County website regarding status of the LCP and upcoming meetings.
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Action Item 11.1.2: Continue to provide speakers to civic and service organizations to
discuss LCP issues.
Action Item 11.1.3: Publish and distribute a newsletter on a periodic basis to provide
community awareness and update on the progress of implementing the LCP.
Strategy 11.2
Establish a committee to advise the Planning Commission on project proposals within the Stock
Island -Key Haven LCP Planning Area.
Action Item 11.2.1: The Board of County Commissioners appoint five to seven
committee members to include representatives from the business community, the general
citizenry, and design professionals to serve as volunteers to review and comment on plans
for projects and improvements within the Planning Area.
Action Item 11.2.2: The County shall provide administrative support for the advisory
committee and all business of the committee shall be conducted in accordance with
County and State law regarding conduct of public business.
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MEMORANDUM
TO: Board of County Commissioners
FROM: Jose Papa, Comprehensive Planning Manager
RE: Volume 1 Stock Island/Key Haven Livable CommuniKeys Plan
DATE: July 5, 2006
MEETING DATE: July 19, 2006
Background
Goal 101.20 of the 2010 Comprehensive Plan directs the County to develop a series of
Community .Master Plans through the Livable CommuniKeys Planning Program.. Policy
101.20.1 requires the County to develop each master plan in accordance with twelve specific
principles.
Volume I of the Stock Island/Key Haven Livable CommuniKeys Plan (LCP) was created
through a series of community involvement tasks including: a survey and various public
workshops. The process was designed to generate a community vision and alternative
development scenarios. The Master Plan contains the strategies and action items that must be
implemented to address the community's issues and objectives. It is important to note that Stock
Island/Key Haven Livable CommuniKeys Plan, as well as all the other LCPs are living
documents that should be continually reviewed and updated by the community.
Summary of Findings
The Stock. Island/Key Haven community issues and objectives can be summarized in the
following:
+ Preserve affordable housing,
• Preserve commercial fishing,
• Enhance the community fishing character,
• Provide a community center,
• Improve public facilities,
+ Improve regulations that improve the community without creating a financial burden on
the individual, and
• .Maintain the single family neighborhood character for Key Haven.
Based on the community issues and objectives identified above, a series of goals, strategies and
action items were developed and are summarized below:
Goal One: Encourage redevelopment that maintains and enhances the economic diversity
of the community.
The action items related to this goal includes the promotion of the maritime theme as a way of
creating a community identity, allowing flexible development regulations for the redevelopment
of non -conforming structures, building a downtown district, and. acquiring waterfront property to
support commercial fishing.
Goal Two: Direct future residential and commercial activities to areas most suitable in the
Planning Area.
In order to achieve this goal, an evaluation of existing land uses is necessary to ensure that there
is adequate land for current, and future residential and commercial development.
Goal Three: Preserve and increase the number of housing units available for low and very
low income housing.
The strategies and action items related to Goal Three include the creation of an incentive system
(density bonus, and reduced permit fees) to promote the maintenance and increase the supply of
affordable housing for low and very -low income housing. Other strategies include the possibility
of promoting live-aboards as a source of affordable housing supply.
Goal Four: Maintain affordable housing while providing for a Unix of housing options.
Goal Four hopes to achieve a mix of affordable and market rate housing and ensuring that
community character is not lost due to the redevelopment of the existing housing stock.
Strategies and action items to achieve this goal include the creation of design guidelines that
blend the existing character of Stock Island.
Many participants in the workshops expressed a dislike for the new developments that reflect
styles typically seen in Key West. The community expressed a desire to develop design
guidelines to ensure that redevelopment is consistent with the vision of the community.
Goal Five: Maintain and enhance the community character of a diverse and unique mixed -
use community separate from Key West..
In. order to define and enhance the community identity, the community would like to promote the
historic maritime culture of Stock Island in signs, and entryway features.
Goal Six: Maintain and enhance natural resources, taking care to improve and protect
water quality and beautify and preserve open space.
Strategies and Action Items to achieve this goal include restoring the hydrologic connectivity
through the mangrove slough in the northwest portion of Stock Island, as well as improving
stormwater treatment in the high density areas of Stock Island.
Goal Seven: Enhance existing park facilities and provide additional resources for active
and passive land based recreation and protect shoreline access for water based recreational
activities.
The main ,strategy and action item under this goal is to provide for maintenance and
enhancement of existing recreational opportunities as well as implementation of the Harbor
Preservation/Redevelopment Plan to preserve shoreline access on Stock Island.
Goal Eight: Define, maintain, and enhance the character of the US-l. Corridor.
The strategy and action items listed under this goal include the use of maritime themed art and
entryway features to create a sense of identity for Stock Island. Another strategy is the creation
of a sign kiosk along US-] to direct visitors to the commercial services found off US-1 in Stock
Island.
Goal Nine: Provide safe and efficient transportation system.
The main strategy and action item is to provide additional bus amenities, improve bicycle -
pedestrian facilities such as the Overseas Heritage Trail, and amending the parking regulations to
provide for bicycle and scooter parking.
Goal Ten: Provide adequate public facilities.
One of the identified needs on Stock Island is for a public library.
Goal Eleven: Encourage community involvement
The strategy and action items listed under this goal is consistent with those found in. other
adopted LCPs (Big Pine Key and Tavernier). In order to improve communication with the
public, staff will provide updates on the website regarding status of the LCP, Furthermore, it is
proposed that an advisory committee is created to advise the Planning Commission on project
proposal within the Stock IslandiKey Haven Planning area.
Recommendation:
The LCP is scheduled for review and a recommendation by the Planning Commission on July
12, 2006. Staff is recommending that the Planning Commission and the Board of County
Commissioners approve the proposed Comprehensive Plan amendment for transmittal to the
Department of Community Affairs.
RESOLUTION NO. -2006
A RESOLUTION BY THE MONROE COUNTY BOARD OF COUNTY
COMMISSIONERS TRANSMITTING TO THE DEPARTMENT OF
COMMUNITY AFFAIRS THE REQUEST FILED BY THE PLANNING
AND ENVIRONMENTAL RESOURCES DEPARTMENT AMENDING
THE YEAR 2010 CON PREHENSV [E PLAN BASED OWN
RECOMMENDATIONS ADOPTED AS THE STOCK. ISLAND/KEY
HAVEN LIVABLE COMMUTNT IKEYS PLAN VOLUME 1.
WHEREAS, the Board of County Commissioners meld a public hearing on July
19, 2006 for the purposes of considering the transmittal to the Florida Department of
Community Affairs, for review and comment, a proposed amendment to the Monroe
County Year 2010 Comprehensive Plan; and
WHEREAS, the Board of County Commissioners Makes the following findings
of fact:
1. The Planning Commission held a public hearing on. July 12, 2006 and have
made their recommendations to the Monroe County Board of County Commissioners
regarding the transmittal to the Florida Department of Community Affairs, the Stock
Island./Key Haven. Livable CommuniKeys Plan, Volume L
2. The Stock Island/Key Haven Livable CouniKeys Plan identified the
following community issues and objectives: preserve affordable housing, preserve
commercial fishing, enhance the community fishing character, provide a community
center, improve public facilities, improve regulations that improve the community
without creating a financial burden on. the individual, and maintain the single family
neighborhood character of Key Haven.
NOW THEREFORE, BE IT RESOLVED BY THE BOARD OF COUNTY
COMMISSIONERS OF MONROE COUNTY, FLORIDA, THAT:
Section 1. The Board of County Commissioners does hereby adopt the
recommendation of the Planning Commission pursuant to the draft
ordinance for the adoption of the proposed amendment to the Monroe
County Year 2010 Comprehensive Plan; and
Section 2. The Board of County Commissioners does hereby transmit the proposed
amendment to the Florida Department of Community Affairs for review
and continent in accordance with the provisions of Sections 163.184 and.
380.0522, Florida Statutes, and
Section 3. The Monroe County Staff is given the authority to prepare and submit the
required transmittal letter and supporting documents for the proposed
amendment in accordance with the requirement of 9J-11,0006 of the
Florida Administrative Code; and
Section 4. The Clerk of the Board is hereby directed to forward a copy of this
resolution to the Director of Planning and Environmental Resources.
PASSED AND ADOPTED by the Board of County Commissioners of Monroe
County, Florida, at a regular meeting held on the 19'�' day of July, A.D., 2006.
Mayor Charles "Sonny" McCoy
Mayor Pro Tom Dixie Spehar
Commissioner George Neugent
Commissioner David Rice
Commissioner Glenn Patton
BOARD OF COUNTY COMMISSIONERS
OF MONROE COUNTY, FLORIDA
M.
(SEAL)
Charles " Sonny " 11 cCoy
ATTEST: DANNY L. KOLHAGE, CLERK
NROE CO
APPROVED F
DEPUTY CLERK
ORDINANCE NO. -2006
AN ORDINANCE BY THE MONROE COUNTY BOARD OF
COUNTY COMMISSIONERS AMENDING THE YEAR 2010
COMPREHENSIVE PLAN AND ADOPTING THE STOCK
ISLAND/KEY HAVEN LIVABLE COMMUNIKEY S PLAN VOLUME
1; PROVIDING FOR THE REPEAL OF ALL ORDINANCES
INCONSISTENT HEREWITH; AND DIRECTING THE DIRECTOR OF
PLANNING AND ENVIRONMENTAL RESOURCES TO FORWARD
A CERTIFIED COPY OF THIS ORDINANCE TO THE FLORIDA
DEPARTMENT OF COMMUNITY ARFAIRS AND PROVIDING AN
EFFECTIE DATE.
WHEREAS, the Monroe County Year 2010 Comprehensive Plan Objective
101.20 identifies the Livable CommunKeys Planning Program as a planning program
designed to address community needs while balancing the needs of all of Monroe
County; and
WHEREAS, the Board of County Commissioners makes the following findings
of fact:
I. Policy 101.20.1 of the Year 2010 Comprehensive Plan directs Monroe County
to develop a series of Community Master Plans while shall include specific criteria,
including close coordination with other community plans ongoing in the same area and
sets out twelve principles to direct development of the master plans.
2. The Stock IslandiKey Haven Livable CommuniKeys Plan is the product of the
Livable ComrnunKeys program as outlined in the Monroe County Year 2010
Comprehensive Plan Objective 10120.
3. The Stock Island/Key Haven Livable CommuniKeys Plan identified the
following community issues and objectives: preserve affordable housing, preserve
commercial fishing, enhance the community fishing character, provide a community
center, improve public facilities, improve regulations that improve the community
without creating a financial burden on the individual, and maintain the single family
neighborhood character of Key Haven.
4. The Stock Island/Key Haven Livable CommuniKeys Plan will be adopted as a
part of the Comprehensive Plan, and therefore any conflicts between the two must be
resolved.
5. The Stock Island,%Key Haven Livable CommuniKeys Plan was reviewed
during a regularly scheduled meeting of the Planning Commission held on July 12, 2006.
6. The Strategies and Action Items in the Mock Island/Key Haven Livable
CommuniKeys Plan are the equivalent to the Objectives and Policies in the Monroe
County Year 2010 Comprehensive Plan.
NOW THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY
COMMISSIONERS OF MONROE COUNTY, FLORIDA, THAT:
Section 1. The Stock Island/Key Haven Livable CommuniKeys Plan is
adopted as an amendment to the Monroe County Year 2010 Comprehensive Plan.
Section 2. Amend Policy 101.20.2 in the Monroe County Year 2010
Comprehensive Plan to read as follows:
POLICY 1.01.20.2
The Community Master Plans shall be incorporated into the 2010 Comprehensive
Plan as a part of the plan and be implemented as part of the Comprehensive Plan. The
following Community Master Plans have been completed in accordance with the
principles outlined in this section and adopted by the Board of County Commissioners:
3, The Stock Island/Key Haven. Livable CommuniKeys Plan Volume I is
incorporated by reference into the 2010 Comprehensive Plan. The terns
Strategies in the Master Plan is equivalent to the term. Objectives in the
Comprehensive Plan and the term Action Item is equivalent to the term
Policy; the meanings and requirements for implementation are synonymous.
Section 3. If any section, subsection, sentence, clause, item, change, or
provision of this ordinance is held invalid, the remainder of this ordinance shall not
affected by such validity.
Section 4. All ordinances or parts of ordinances in conflict with this
ordinance are hereby repealed to the extent of said conflict.
Section 5. This ordinance shall be transmitted to the Planning Department to
the Department of Community Affairs pursuant to Chapter 163 and 380, Florida Statutes.
Section 6. This ordinance shall be filed in the Office of the Secretary of the
State of Florida but shall not become effective until a notice is issued by the Department
of Community Affairs or Administrative Commission finding the amendment in
compliance with Chapter 163, Florida Statutes.
Adoption of StockIsland/Key Haven
Livable CommuniKeys Plan, Volume I and II
PASSED AND ADOPTED by the Board of County Commissioners of Monroe
County, Florida, at a regular meeting held on the day of , A.D., 2007.
:Mayor Charles "Sonny" McCoy
Mayor Pro Tem Dixie Spehar
Commissioner Geor;e Neugent
Commissioner David Rice
Commissioner Glenn Patton
BOARD OF COUNTY COMMISSIONERS
OF MONR.OE COUNTY, FLORIDA
(SEAL)
Charles "Sowv" McCoy
ATTEST: DANNY L. KOLIIAGE, CLERK
®, O Poi COUNTY AT NEY� i
iA P ED AS
DEPUTY CLERK
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