Item R19
BOARD OF COllNTY COMMISSIONERS
AGENDA ITEM SlJ;\rMARY
Meeting Date~~AJJgl1stJ9. 200(i~~"~"."_
Division: QrowthJ\1JLtl;!gt;"ment_""~"~
Bulk Item: Yes_
No 1m___
Department;__m""~Elanning~
Staff Contact Person: _""mJY5ymrom?ki~~m."_
AGENDA ITEM WORDING:
A public hearing to approve a resolution transmitting the Key Largo Livable CommuniKeys
Master Plan (Lep) to the Florida Department of Community Affairs (DCA) for review.
WI of two public hearin2:s1
ITEIVI BACKGROUND:
The Key Largo 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 \vas
sent to all residents of Key Largo based on property records of the property appraisers' office. In
addition to a survey, newsletters were mailed to all residents, property o\vners and interested
parties informing them of the LCP process.
The Planning Commission held a public hearing in Key Largo on July 26, 2006 and
recommended that the BOec transmit the Plan to the DCA for reviev,r and comment
~~-~-~~~--~-~~~~~~--~~---~"~
PREVIOUS RELEVANT COMMISSION ACTION:
N/A
CONTRACT/AGREEMENT CHANGES: N/A
STAFF RECOMMENDATION: Approval.
TOTAL COST:
N/A
BUDGETED: Yes
No m"N/A m~
COST TO COUNTY: N/ 8.~""
SOURCE Of'FUNDS:
N/A
REVENUE PRODUCING: Yes N/ A~ No
AMOUNT PER MONTH N/A Year
APPROVED BY:
County Attorney L._ OMB/Purchasing _._ Risk Management _
DIVISION DIRECTOR APPROVAL:
DOCUMENTATION: Included w.L.
Not Required._~"
DISJl()SITlON:
AGENDA ITEM # ~~m'___m.~
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 COMPREHENSVIE PLAN BASED ON
RECOMMENDATIONS ADOPTED AS THE KEY LARGO LIVABLE
COMMUNIKEYS MASTER PLAN,
\VHEREAS, the Board of County Commissioners held a public hearing on
August 16, 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
\VHEREAS, the Board of County Commissioners makes the following findings
of fact:
1. The Planning Commission held a public hearing on July 26, 2006 and made
recommendations to the Monroe County Board of County Commissioners regarding the
transmittal to the Florida Department of Community Affairs, the Key Largo Livable
CommuniKeys Master Plan,
2. The Key Largo Livable Communi Keys Master Plan identified the following
community objectives: resolve issues relating to non-conforming uses and structures,
secure community access to the waterfront, ensure the protection of the terrestrial and
marine environmental resources, provide a framework to encourage and improve the
availability of affordable housing, and develop and apply guidelines that help bring about
a sense of identity to the community and improve the aesthetics of the US-l corridor.
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 ]'vlonroe
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 comn1ent 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-IL0006 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 16th day of August, A.D., 2006.
Mayor Charles "Sonny" McCoy
Mayor Pro Tem Dixie Spehar
Commissioner George Neugent
Commissioner
Commissioner Glenn Patton
BOARD OF COUNTY COMMISSIONERS
OF MONROE COUNTY, FLORIDA
BY
Charles "Som1}'" McCoy
(SEAL)
ATTEST: DANNY 1. KOLHAGE, CLERK
DEPUTY CLERK
ORDINANCE NO.
-2007
AN ORDINANCE BY THE MONROE COUNTY BOARD OF
COUNTY COMMISSIONERS AMENDING THE YEAR 2010
COMPREHENSIVE PLAN AND ADOPTING THE KEY LARGO
LIVABLE COMMUNIKEYS MASTER PLAN; PROVIDING FOR THE
REPEAL OF ALL ORDINANCES INCONSISTENT HEREWITH; AND
DIRECTING THE DIRECTOR OF PLANNING AND
ENVIRONMENT AL RESOURCES TO FORWARD A CERTIFIED
COPY OF THIS ORDINANCE TO THE FLORIDA DEPARTMENT OF
COMMUNITY ARFAIRS AND PROVIDING AN EFFECTIE DATE
\VHEREAS, 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:
L Policy J01.20.1 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 Key Largo Livable CommuniKeys Master Plan is the product of the
Livable CommunKeys program as outlined in the Monroe County Year 2010
Comprehensive Plan Objective 101.20.
3. The Key Largo Livable CommuniKeys Master Plan identified the following
community objectives: resolve issues relating to non-confonning uses and structures,
secure community access to the waterfront, ensure the protection of the terrestrial and
marine environmental resources, provide a framework to encourage and improve the
availability of affordable housing, and develop and apply guidelines that help bring about
a sense of identity to the community and improve the aesthetics of the US-I corridor.
4. The Key Largo Livable CommuniKeys Master Plan will be adopted as a part
of the Comprehensive Plan, and therefore any conflicts between the two must be
resolved.
5. The Key Largo Livable CommuniKeys Master Plan was reviewed during a
regularly scheduled meeting of the Planning Commission held on July 26,2006.
6. The Strategies and Action Items in the Key Largo Livable CommuniKeys
Master Plan are the equivalent to the Objectives and Policies in the Monroe County Year
2010 Comprehensive Plan.
NO\V THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY
COMMISSIONERS OF MONROE COUNTY, FLORIDA, THAT:
Section 1. The Key Largo Livable Communi Keys Master 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 101.20.2
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 COlmnunity Master Plans have been completed in accordance with the
principles outlined in this section and adopted by the Board of County Commissioners:
5. The Key Largo Livable CommuniKeys Master Plan is incorporated by
reference into the 2010 Comprehensive Plan. The teml Strategies in the
jl\"faster Plan is equivalent to the tenn 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 111 contlict with this
ordinance are hereby repealed to the extent of said conniet.
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 Key Largo Livable ComilluniKeys Master Plan
PASSED AND ADOPTED by the Board of County Commissioners of Monroe
County, Florida, at a regular meeting held on the _~ day 0(_____, A.D., 2007.
Mayor Charles "Sonny" McCoy
Mayor Pro Tem Dixie Spehar
Commissioner George Neugent
Commissioner
Commissioner Glenn Patton
BOARD OF COUNTY COMMISSIONERS
OF MONROE COUNTY, FLORIDA
BY
-
Charles "Sonny" IvfcCoy
(SEAL)
A TTEST: DANNY L KOLHAGE, CLERK
DEPUTY CLERK
TO:
Board of County Commissioners
MEMORANDUM
THRU:
Aref Joulani, Sr, Director, Planning and
Environmental Resources Department
FROM:
Jose Papa, A1CP, Comprehensive Planning Manager
RE:
Summary of Key Largo Livable CommuniKeys Master Plan
DATE:
July 24, 2006
MEETING DATE: August 16, 2006
Background
Goal 10120 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,
The Key Largo Livable CommuniKeys Master 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 the Key Largo LCP, as well as all the other LCPs are living documents that should
be continually reviewed and updated by the community. As of today, the Planning staff
continues to receive input and comments regarding the document.
Summary of Findings
Based on numerous public workshops, the Key Largo community objectives can be
summarized as follows:
,go Resolve issues relating to non-conforming uses and structures,
fO! Secure community access to the waterfront,
* Ensure the protection of the terrestrial and marine environmental resources,
.. Provide a framework to encourage and improve the availability of affordable
housing, and
.. Develop and apply design guidelines that help bring about a sense of identity to
the community and improve the aesthetics of the corridor.
Based on the community objectives identified above, the consultants proposed the
application of neo-traditional community design guidelines to create more pedestrian
oriented communities. Therefore, one of the main strategies proposed in the plan is the
creation of nodes of activities or focal areas. These focal areas are designed to
concentrate a mix of land uses and community activities to create a sense of place and
identity for Key Largo.
Other strategies and action items can be summarized as follows:
Goal One: Direct future growth to lands that are most suitable for development
and encourage the preservation of environmentally sensitive lands.
The objectives and action items under Goal One will lead to the creation of overlay
districts (focal areas) on the Land Use Map. These focal areas which include: the
Tradewinds Community Center (MM 101), the Downtown Key Largo Community Center
(MM 99.9), the Welcome Center overlay district (MM106) and the Government and
Cultural Center (MM 102) are designed to create a sense of place within Key Largo.
The designation of these community centers will require the creation of design
guidelines and a review of the uses currently permitted within these districts.
Goal Two: Preserve and enhance important community qualities within the
planning area that define Key Largo's casual village style atmosphere and natural
environment and that enhance its status as the first island of the Florida Keys.
The strategies and actions items found under Goal Two of the plan encourages the
implementation of recommendations found in the Key Largo Corridor Enhancement
Plan to improve the availability of multi-modal transportation modes in Key Largo.
These improvements include the construction of sidewalks, and bike paths, as well as
coordinating with FOOT to create frontage roads, changes to US-1, such as
deceleration lanes, landscaping, and signage.
Goal Three: Protect and enhance historic, cultural, and archeological resource
within Key Largo to maintain the integrity of the community's unique character.
Goal Three of the LCP calls for creating a database of historic buildings within Key
Largo and taking steps to protect these historical resources.
Goal Four: Maintain the availability of workforce housing, affordable housing and
employee housing, for local residents while preserving the character of the
community.
The strategies and actions items under Goal Four encourage the development of
affordable/workforce housing through methods such as providing incentives for
employee housing on redeveloping parcels, especially in Community Centers or on
County-owned lands.
Goal Five: Preserve, manage, and restore where appropriate, the natural
resources within the planning area by providing open space, protecting water
quality and acquiring and managing environmentally sensitive lands.
Strategies under Goal Five include the possibility of developing a Habitat Conservation
Plan, and implementation of the County stormwater and wastewater master plans to
improve water quality.
Goal Six: Encourage redevelopment and infill development that supports and
enhances the tourist based economy of the planning area.
Strategies and Action Items related to Goal Six include the protection of tourist related
businesses, and an inventory and evaluation of the available tourist housing trends to
ensure that adequate types of tourist housing remain available in Key Largo.
Goal Seven: Recognize water-dependent and water-related commercial uses as
an important source of economic sustainability within the planning area.
Goal Seven calls for the protection of tourist based and working waterfront businesses
such as public marinas, charter operations, or waterfront restaurants. The action items
under Goal Seven also promotes the adoption of design standards to protect waterfront
businesses with non-conforming structures.
Goal Eight: Provide resident and visitors of the planning area with a safe and
well-designed transportation system for motor vehicles that accommodates
bicycles and pedestrians including dedicated trails with opportunities for transit
systems where appropriate.
The Action Items under this goal promote the implementation of the Key Largo Corridor
Master Plan and conducting a feasibility study on a possible tourist-oriented local shuttle
service.
Goal Nine: Provide additional resource for enhancement of existing facilities,
expansion of active and passive land-based recreation opportunities and seek to
expand public shoreline access for water-based recreational activities for all age
groups within the community.
The Strategies and Action Items under Goal Nine promote the enhancement of active
and passive recreational opportunities as well as the protection of public shoreline
access. Another strategy to achieve Goa! Nine is the enhancement of recreational areas
to provide outdoor education opportunities.
Goal Ten: Provide adequate public facilities to serve the existing and future
needs of the planning area,
The public facilities improves analyzed under Goal Ten, include the need to provide fire
hydrants within 800' to all residences and within 500' of all commercial uses. The LCP
also calfs for the constant monitoring of public facilities such as: wastewater,
stormwater, transportation, parks and recreation, library, and schools/community
facilities to ensure that these facilities are meeting the needs of the community,
Goal Eleven: Continue to support the localized sense of community, which
encourages citizen involvement, implementation and monitoring of the Master
Plan for Key Largo.
Goal Eleven establishes the need to constantly update the community on the
implementation of the LCP, as well as other public projects in Key Largo,
Recommendation:
Staff recommends approvaL
DRAFT
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Key Largo Community Master Plan
Prepared By:
ce from Consultant:
HDR, Inc.
N. West Shore Boulevard, Suite 250
Tampa, Florida 33609
As of5/24/06
Key Largo Community Master Plan
mmunity where
lcan atural resources
island in the Florida
re by eserving our nationally
improve the visual character of
novative redevelopment that
strive to increase the sense of a
oastal town ambiance."
As of5/24/06
Key Largo Community Master Plan
Executive Summary
Monroe County's Livable CommuniKeys Program (LCP) is a community-driven planning
process that addresses the individual needs of the island communities in the Florida Keys. The
Key Largo Livable CommuniKeys Plan covers the area between Mile Markers (MM) 97 and
107, excluding the offshore islands. The Key Largo LCP process, which started in May 2004,
engaged the community in a comprehensive planning process, determined important island
features, identified issues affecting these conditions, and related the stated desires of the
community to future development activities.
st suitable for development and encourage
The Key Largo LCP's foundation was established through
community participants identified their perceptions and desi
discussion in the public meetings and by interpreting re
Survey, the following community vision statement was.
The consensus goals identified by the comm
Land Use and Redeve
1) Direct future
preservatio 0
nt comm nity qualities within the planning area that define
osphere and natural environment and that enhance its
Ida Keys.
toric ultural and archeological resources within Key Largo to
the community's unique character.
Housing
4) Maintain the
while preservi
Ility of affordable housing and workforce housing for local residents
e character of the community.
Environmental Protection
5) Preserve, manage, and restore where appropriate, the natural resources within the
planning area by providing open space, protecting water quality and acquiring and
managing environmentally sensitive lands.
ES-l
As of5/24/06
Key Largo Community Master Plan
Economic Development
6) Encourage redevelopment and infill development that supports and enhances the tourist-
based economy of the planning area.
7) Recognize water-dependent and water-related commercial uses as an important source of
economic sustainability within the planning area.
Transportation
8) Provide residents and visitors of the planning area with a safe
system for vehicles, bicycles and pedestrians with opportuni 0
appropriate.
d useable transportation
ransit systems where
,
expansion of active
ublic shoreline
mmunity.
Community Facilities
10) Provide adequate public facilities to serve the e
area.
Community Involvement
11) Continue to support the localize se
involvement, implementation and mo Otorin
hich encourages citizen
Ian for Key Largo.
From a planning pers
objectives were iden 0
community goals, the following
.
ses and structures. The LCP provides an
.
-con
the wate ront. Key Largo, while surrounded by water, has
s r the community.
the te rial and marine environmental resources.
enco age and improve the availability of affordable housing.
o gn guidelines that help bring about a sense of identity to the
the aesthetics of the US-l corridor.
.
rocess, the community supported the application of neo-traditional
community design pro ciples to establish more pedestrian oriented communities, by creating
walkable environments where people live, work and play in close proximity to their daily needs.
These principles include:
· Identify important community locations that can be redeveloped to provide increased
public realm activity.
· Preserve important natural resources.
· Promote the creation of mixed-use developments that provide access to daily needs
within a safe and walkable environment.
ES-2
As of5/24/06
Key Largo Community Master Plan
· Identify a full range of housing options for members of the community to live in the
community throughout their entire life cycle.
· Increase attention to aesthetic improvements so that both public infrastructure and private
developments are attractive locales where people want to spend time, and
· Include multiple transportation modes (e.g., pedestrian, bicycle, automobile, or transit)
throughout the community to increase mobility and safety.
As a result of the public input, technical analysis, and policy evaluation completed for the
planning area, the following design concepts are proposed to guide ~bsequent activities and
communicate the study's key recommendations. ~,
· Establish community focal areas. The planning area I
"sense of place" locations. These are locations wh
mixed-use development and people congregate
geographic locations exist where enhanced de
add to community identity. The need r
complementary land uses in closer proxi
conventional suburban development. The int
preserve environmentally sensitive areas and p
expanded travel choices for resi s, visitors and e
· Improve US-I Corridor condition Florida Keys,
highway and a "main street" for mmunities.
increase bicycle/pedestrian accom
aesthetics while maintain existing L
improved aesthef
Visitors shoul
community
· Establish design ent. Define appropriate scale and develop
architect and r community identity center locations that
ort ommunity character enhancement.
· n modes. Recognize that US-I must function as a multi-
tify enhancements within quality redevelopment and
eatur ran sit-supportive and pedestrian-friendly site design and
ne st in public transportation strategies that reduce dependence on
autom en Community Centers for local trips by providing an integrated
network estrian facilities and convenient island transit service linking key
origins and ns with connections to the regional system.
ES-3
As of5/24/06
Key Largo Community Master Plan
Table of Contents
1. INTRODUCTION...............................................................................................................1
2. SUMMARY OF THE LCP PROCESS .............................................................................10
3. BASIS OF THE KEY LARGO LCP .................................................................................13
4. LAND USE AND REDEVELOPMENT ELEMENT .......................................................17
5. CO MMUNITY CHARACTER ELEMENT..................................................................... .30
6. HOUSING ELEMENT................................................................ ................................. .38
7. ENVIRONMENTAL PROTECTION ELEMENT................ ..................................42
8. ECONOMIC ELEMENT................................................... ........................................47
9 . TRANSPORTATION ELEMENT................................ ................................... .55
1 O. RECREATION ELEMENT.............. ........................... .............................. .59
11. COMMUNITY FACILITIES ELEMENT........... .......................... .65
12. COMMUNITY INVOLVEMENT ELEMENT ................................. ..................... .70
Figures
Figure 1
Figure 2
Figure 3
Figure 4
Figure 5
Figure 6
Figure 7
Tab1
Tab e 2
Table 3
Table 4
Table 5
Table 6
Table 7
Table 8
1
As of5/24/06
Key Largo Community Master Plan
Acronyms
AWT
CDP
DOE
EMS
ESA
FAC
FDEP
FDLE
FDOT
FKAA
FLUM
FWS
GIS
HCP
IS
KL- LCP
LCP
LOS
MCC
MM
NROGO
ROGO
ROW
SFWMD
SPA
SWOT
TDR
Advanced Wastewater Treatment
Census Designated Place
Department of Education
Emergency Medical Service
Endangered Species Act
Florida Administrative Code
Florida Department of Environmental Protection
Florida Department of Law Enforcement
Florida Department of Transportation
Florida Keys Aqueduct Authority
Future Land Use Map
Fish & Wildlife Service
Geographic Information System
Habitat Conservation Plan
Improved Subdivision
Key Largo Livable CommuniKeys Progr
Livable CommuniKeys P ogram
Level of Service
Monroe County Code
Mile Markers
Non-Residential Rate of Gro
Rate of Gro dinance
Right-of-
South
Spe al
Strengths,
able
11
As of5/24/06
Key Largo Community Master Plan
1. INTRODUCTION
Monroe County's Livable CommuniKeys Program (LCP) is a community-driven planning
process that addresses the individual needs of the island communities in the Florida Keys. The
Key Largo Livable CommuniKeys Plan (KL-LCP) covers the area between Mile Markers (MM)
97 and 107, excluding the offshore islands (Figure I). The KL-LCP process, which started in
May 2004, engaged the community in a comprehensive planning process, determined important
island features, identified issues affecting these conditions, and related the stated desires of the
community to future development activities.
A
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J
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Project Area
//
//
. ,
Figure 1. Key Largo Livable CommuniKeys Plan Area.
The County's Comprehensive Plan was adopted in 1993 and became effective in its entirety in
1997. It contains the County's guiding goals, objectives, and policies for implementation of the
state mandated growth management actions through the year 2010. The Comprehensive Plan
applies throughout the County and is implemented uniformly based upon the local community
conditions.
I
As of5/24/06
Key Largo Community Master Plan
The KL-LCP does not replace the County's Comprehensive Plan. It focuses on the specific needs
of the local community and identifies actions to meet those needs. The County's Livable
CommuniKeys Program and content of the LCP master plan development are outlined in the
Comprehensive Plan 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:
I. Each Community Master Plan will contain a framework for
redevelopment including the designation of growth boundaries
for public spaces and environmental preservation;
ture development and
pre acquisition areas
2. Each Community Master Plan will include an Impleme
items, an implementation schedule, and a monitorin
communities;
composed of action
. e accountability to
3. Each Community Master Plan will be consis
and overall goals of the 2010 Comprehensive P
While consistency with the goals of the 20 I 0 Com
Plan will be updated and amended e appropriate;
4. Each Community Master Plan will be
other jurisdictions to ensure developm
impact those areas;
er community plans and
ctivities will not adversely
5.
appropnate mechanisms allowing cItIzens
ementation of their plans. Through the
blic involvement, outreach, and education
6.
include a Capital Improvements program to provide
ilities will be concurrent with future development;
7.
n wi I contain an environmental protection element to maintain
ntal protection as required in the 2010 Comprehensive Plan;
8. Each Communi Plan will include a community character element that will address
the protection a nhancement of existing residential areas and the preservation of
community chara er through site and building guidelines. Design guidelines for public
spaces, landscaping, streetscapes, 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 Plan will include an economic development element addressing
current and potential diversified economic development strategies including tourism
2
As of5/24/06
Key Largo Community Master Plan
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;
II. Each Community Master Plan will be based on knowledge of e . ting conditions in each
community. The Planning Department will compile existing re tabases, maps, field
data, and information from other sources supplemented by munity input to document
current conditions; and
rgo was named by Spanish sailors in the
before by native tribes of hunter-gatherers,
ent for staple foods. The earliest physical evidence of
s oc n the island.
The 10 10P~ New World was settled and shipping traffic became
more abun th~S s~n:recking industry in the Keys had become prominent
because the re off the entire length of the island chain, was not well marked. In
the latter part 0 ricultural production begins on Key Largo; pineapple plantations
were successful thr end of the century. By the time the Overseas Railroad linked the
Upper Keys to the ma nd in 1906, plantation owners hoped that their shipping problems were
solved. But that sam year, a hurricane destroyed large areas of pineapple growth and a blight
quickly followed that would end large-scale agricultural production in the Keys.
viding clarity and
ent framework
Relationship to State Legislation
The County's Comprehensive Growth
and is compliant with the required form
(FAC 9J-5). The Key Largo LCP WI
Comprehensive Plan. The Florida Dep
modification for compliance with the applica
equired by Florida Statute 163
lorida Administrative Code
ication to the existing
Affairs will review the
Historic Context
Limited improvement occurred until the post World War II era, when the water pipeline from
Florida's mainland brought fresh water all the way to Key West. At around the same time,
electricity became available through a private enterprise. Population increases started occurring
as public infrastrncture and mosquito control became prevalent in the 1950s. The significant
portion of the island's development started to occur in the 1970's. Key Largo today provides
3
As of5/24/06
Key Largo Community Master Plan
access to unique natural resources and has become a magnet for scuba divers, fishing and
recreational boaters, weekend visitors, and nature enthusiasts.
Current Conditions
Land Use. The planning area encompasses 10 miles along the US-I corridor, from MM 97 to
MM 107. As in most of the Florida Keys, development is organized largely alongside the US-I
corridor, with commercial uses concentrated in the corridor. The 5,263-acre planning area
includes 11,835 parcels. A total of 2,768 acres are developed an~ acres are vacant or
undetermined. "'lI.
Com
goo s a
Commercia:
area's comme
concentrations 0
locations. Commer
fishing, and tourist co
e 2), which makes it the
obile homes, multi-
dominant type of
by multi-family
Residential land uses occupy 22% of the developed area (Tab
most common land use. Residential uses include single-fa
family apartments, and mixed-use. Single-family deta es ar
residential use. Mobile homes are the second larges siden . al use, follo
residential development, such as apartments and co miniu
A total of 1,562 acres, about 30% of the planning area, is vacant land. These lands include
platted lots and subdivisions of varying sized parcels. Residential vacant land represents 804
acres, whereas commercial vacant parcels occupy 774 acres and institutional vacant parcels
account for five acres.
4
As of5/24/06
Key Largo Community Master Plan
I /
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Figure 2: Existing land Use
Monroe County
<f
"
~'
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,/
o Mile Marker
i_I Study Area
Roads
land Use
L:::]l Commercial
_ Industrial
~ Institutional
~ Recreation
Residential-Low Density
Residential-Medium Density
_ Residential-High Density
Submerged Lands
Und eterm i ne d
Vacant Lands
Key Largo Livable "',""
Communi Key~ ~---.a n
5
As of5/24/06
Key Largo Community Master Plan
There are 3,340 vacant residential parcels and 511 vacant commercial parcels in the planning
area. About a third of the vacant residential parcels have development constraints due to
environmental conditions, such as including wetlands or being in areas slated for acquisition for
conservation.
Demographics. The demographics for the planning area are derived from the review of the 1990
and 2000 U.S. Census for the Key Largo Census Designated Place (CDP), which is the smallest
recognized statistical unit in the census but slightly larger than the planning area.
Assuming a 10% population growth through the ne
increase to approximately 13,000 persons.
ad a total of 5,229 households, which represents nearly 15% of
olds. The majority of these households represent families (3,348
seho include married-couple family (2,703), female householder, and
on-family households total 1,881 or 36.0%.
According to the 2000 Census, the planning area has a perm
permanent population increased by 5% from 1990 to 2000 (Tab
in males was more than double that of females. Lower age
whereas the highest age group decreased by 10% from 1990
In 2000, th
the entire 35,
or 64.0%). Fami
no husband present
According to the 20 Census, the median income in the planning area is $42,577, and the
median income for a family is $50,755. A household is defined as including all the people who
occupy a housing unit as their usual place of residence. A family is defined as a group of two or
more people who reside together and who are related by birth, marriage, or adoption. Males
residing in the planning areas have a median income of $33,588 versus $25,486 for females. The
per capita income is $25,441. Also 8.3% of the permanent population and 5.9% of families live
below the poverty line. Of the total population living in poverty, 8.7% are under the age of 18
and 7.8% are 65 or older.
6
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Key Largo Community Master Plan
Environmental Setting
The planning area is underlain by Key Largo Limestone, formed from ancient reefs and made up
of mostly very porous material. Geological processes that date to the Pleistocene Period were
instrnmental in forming the reefs and the Florida Keys of today. Melting glaciers raised sea
levels, resulting in submerged conditions over much of the Florida peninsula and all of the
Florida Keys. The warm temperatures and shallow waters peculiar to the Keys provide ideal
conditions for the growth of coral reefs, which predominate along th~island chain.
"'lI.
The main types of vegetation cover in the planning area are tro I hardwood hammocks and
saltwater wetlands (mainly mangrove forests; Table 3, Fig twater wetlands are the
predominant land cover type, with 1,701 acres or approx' f the area's acreage.
Hammocks occupy approximately 15.5% or 819 acres.
The planning
(Table 4).
Developed
Exotics
Freshwater Wetland
Saltwater Wetland
Hammock
Water
No value (no ROW, inlets, r
Tot
So
veral threatened and endangered species
Chelonia mydas
Crocodylus actus
L Dermochelys coriacea
Atla Eretmochelys imhricata
Atlanti Lepidochelys kempi
Southern Haliaeetus leucocephalus
Wood stor Mycteria americana
Bachman's warbler Verivora hachmanii
Key Largo wood rat Neotomaflorida smalli
Key Largo cotton mouse Peromyscus gossypinus allapoticola
Florida manatee Trichechus mantus latirostris
Schaus' swallowtail butterfly Heraclides aristodemus ponceanus
Source: Monroe County Comprehensive Plan
7
As of5/24/06
Key Largo Community Master Plan
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iJ(.pi-:::r bo u nd-:1 r ie-s. pa fC-6ls. r 08:lS. ~ ight of ..gCJ ~.'S
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0:5- I
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Figure 3: Land Cover
Key Largo livable "',--/
CommuniKey~ ~---.an
8
As of5/24/06
Key Largo Community Master Plan
Lands Planned for Acquisition
In the Florida Keys, land acquisition for conservation is primarily framed within Goal 105 of the
Comprehensive Plan. Goal 105 establishes land categories, or "tiers" that focus efforts on land
acquisition, protecting natural resources, and directing future development to infill areas. Of the
3,340 vacant residential parcels in the planning area, 903 (27%) are in Tier I and targeted for
acquisition. Current efforts include identifying habitat patches of one acre or more outside Tier I,
which will be added to the acquisition priority list.
Development in the planning area is subject to several signif
Growth Ordinance (ROGO) and its companion NROGO (
permits issued in the planning area. In a typical year,
Upper Keys (MM 82.5 to MM 112). The implement
Study, of which Goal 105 discussed above is part
but will likely result in similar levels of develop
traints. First, the Rate of
limit the number of
. s are issued in the
rying Capacity
n NROGO,
Development Context and Constraints
9
As of5/24/06
Key Largo Community Master Plan
2. SUMMARY OF THE LCP PROCESS
The Key Largo LCP was developed with multiple opportunities for public participation,
discussed below.
Stakeholder Interviews. Stakeholder interviews, conducted at the outset of the project,
identified specific issues and/or concerns of major business and neighborhood organizations. The
planning area had previously been part of a privately-funded study that looked at economic
development and community redevelopment opportunities in Key L o. The interviews were
undertaken to gauge the level of interest and sensitivity to growth ent issues. The input
received provided additional insight into important community is
· 62% of the respondents
business owners.
to all 8,560 property
erall quality of life
ed surveys. The
Community Survey Results. The County mailed a com
owners within the planning area. The 32 survey questi
within the planning area. The response rate was 7.2%
following is a summary of the survey results:
· 70% supported the
opportunities.
or "employee housing"
.
the island, are the recreational
.
n ing area limits, 22% travel north of the
e planning area to jobs.
.
, bicycle/pedestrian trails and local trolleys were the
SIres.
· concern for bicycle/pedestrian activity.
· tified beach access, multi-use paved trails and boat launches as the
al facilities needed on the island.
· Most respondents want architectural design guidelines for new constrnction.
· 65% of the respondents think preservation of natural lands is very important.
Newsletters. Four newsletters were generated and mailed to renters and property owners. The
newsletters described the planning process, summarized the existing conditions, notified owners
10
As of5/24/06
Key Largo Community Master Plan
of upcoming future public workshops, and kept the public informed of the progress of the
planning process.
Web site. Monroe County included project updates for the Livable CommuniKeys Program in its
web site (http://www.monroecounty-fl.gov/).
Public Workshops. Five public meetings were held between July 2004 and Febrnary 2006. Each
meeting was held within the planning area, legally noticed, and made available for all interested
persons to attend.
· Visioning Workshop. The vIsIOning workshop was
workshop focused on gathering a vision for the Key
exercise, the attendees identified and ranked the strerr s, we
threats that affect Key Largo (Table 5). This" a" analy
picture of the community's perceptions and h d i tify issues
plan.
Uncontrolled development, including in south
Miami-Dade County
MA regulations
Environmental pollution
Property taxes
wor shop was held October 6, 2004. Through a facilitated
aeveloping goals for the LCP. The exercise built upon
VISIO ng workshop, the existing conditions, and the Monroe
Plan. The goals identified by the community are the basis of the
iscussed later in this document.
· US-l Desig shop. The third workshop was held October 7-8, 2004. Working
together, the c munity attendees and the county and consultant designers generated
corridor ideas, identified redevelopment areas, discussed design guidelines, and
determined improvements for the planning area. The community identified four focal
points in Key Largo: Island Gateway/Welcome Center (MM 106), the Tradewinds Area
(MMI04), the Government and Cultural Center at the Quay (MM 102) and the Waldorf
Plaza/Downtown (MM 100).
· Findings Workshop. The fourth public meeting occurred on January 20, 2005. During
this meeting, the project team revisited the existing conditions, identified the major goals
11
As of5/24/06
Key Largo Community Master Plan
and strategies resulting from the previous workshops, and discussed how these major
findings were to be incorporated into the Key Largo LCP. Participants provided
additional input into the identified plan strategies.
· Final Workshop. On Febrnary 23, 2006, the project team and the public reviewed the
goals, strategies, and action items of the Plan.
12
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Key Largo Community Master Plan
3. BASIS OF THE KEY LARGO LCP
The Key Largo LCP's foundation was established through public input at workshops where
community participants identified their perceptions and desires for Key Largo.
Vision
Based upon the discussion in the public meetings and by interpreting responses received from the
Community Survey, the following community vision statement was id 'fied:
"Key Largo will continue to be a livable island community
of the significant natural resources support a unique sens
Florida Keys. We shall maximize our future by pr
undersea environments, improve the visual chara
innovative redevelopment that enhances our qual'
a small coastal town ambiance".
protection and enjoyment
as the first island in the
ationally recognized
ironments through
ase the sense of
Goals
The consensus goals identified by the c
Land Use and Redevelopment
I) Direct future growth to lands that
preservation of environmentally sensi
evelopment and encourage
lities within the planning area that define
d natural environment and that enhance its
cultural and archeological resources within Key Largo to
nity's unique character.
Housing
4) Maint
housing,
ty of workforce housing, affordable housing and employee
nts while preserving the character of the community.
Environmental Protec
5) Preserve, ma appropriate, the natural resources within the
planning area by providing open space, protecting water quality and acquiring and
managing environmentally sensitive lands.
Economic Development
6) Encourage redevelopment and infill development that supports and enhances the tourist-
based economy of the planning area.
7) Recognize water-dependent and water-related commercial uses as an important source of
economic sustainability within the planning area.
13
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Key Largo Community Master Plan
Transportation
8) Provide residents and VISItorS of the planning area with a safe and well-designed
transportation system for motor vehicles that accommodates bicycles and pedestrians
including dedicated trails with opportunities for transit systems where appropriate.
Recreation
9) Provide additional resources for enhancement of existing facilities, expansion of active
and passive land-based recreation opportunities and seek to expand public shoreline
access for water-based recreational activities for all age group~n the community.
Community Facilities "'lI.
I 0) Provide adequate public facilities to serve the existin re needs of the planning
area.
.
citizen
Community Involvement
II) Continue to support the localized sense
involvement, implementation and monito .
Planning Objectives
From a planning perspective, and
objectives were identified:
goals, the following
tures. The LCP provides an
.
. Key Largo, while surrounded by water, has
nity.
.
and improve the availability of workforce housing,
ousmg.
.
. gn guidelines that help bring about a sense of identity to the
the aesthetics of the US-I corridor.
Design Principles
As part of the planning process, the community supported the application of neo-traditional
community design principles to establish more pedestrian oriented communities, by creating
walkable environments where people live, work and play in close proximity to their daily needs.
These principles include:
· Identify important community locations that can be redeveloped to provide increased
public activity space.
14
As of5/24/06
Key Largo Community Master Plan
· Preserve important natural resources.
· Promote the creation of mixed-use residential and non-residential developments that
provide access to daily needs within a safe and walkable environment.
· Identify a full range of housing options that will provide community members with
housing alternatives throughout the different stages of their life.
.
Increase attention to aesthetic improvements so that both public .
developments welcome and encourage locals and tourists
enjoy the opportunities presented.
frastrncture and private
.time to explore and
· Include multiple transportation modes (e.g., pedest
throughout the community to increase mobility a
Major Design Concepts
As a result of the public input, technical analysis,
planning area, the following design concepts are propo
communicate the study's key recomme ions.
.
area lac~g community identity, or
d b~ -';~ikable environment that
Is ors congregate for their daily
ss ident d four areas where enhanced
ould add to community identity. The need for
e entary land uses in closer proximity to
entional suburban development. The intent
reserve environmentally sensitive areas by
n the st suitable areas and to promote pedestrian
nded travel choices for residents, visitors and employees.
hig
bicycl
maintain
parameters
important to r
they are locat
condO s. In the Florida Keys, US-I functions as both the major
mmunity's "main street". Improvements are needed to increase
modation and to enhance and better define public spaces while
of service (LOS) requirements. Controlling speed within the
OS and providing improved aesthetics within the corridor are
ents and visitors alike. Visitors should easily be able to discern where
and where important community uses occur.
· Establish design guidelines for new development. Identify and define the desirable scale
of development and create architectural and site design guidelines for community identity
centers locations that reflect market demand and support local community character
enhancement.
15
As of5/24/06
Key Largo Community Master Plan
· Promote multiple transportation modes. Recognize that US-I must function as a multi-
modal transportation corridor. Identify design elements that support transit, bicycle and
pedestrian friendly site design and new infrastrncture that would support and enhance
quality redevelopment and new development. Invest in public transportation strategies
that reduce dependence on automobile travel between Community Centers for local trips
by providing an integrated network of bicycle/pedestrian facilities and convenient island
transit service linking key origins and destinations with connections to the regional
system.
Format of Master Plan Elements
ent, the plan introduces
plish each goal. For
current conditions
The Key Largo LCP addresses nine Master Plan elements. Fo
the goals and presents the strategies and action items nec
each element, introductory discussions provide a context
and the community needs.
16
As of5/24/06
Key Largo Community Master Plan
4.
;.
~~.
~:_::.~~=_..:,,::;. '"'i ..,.i':~~~~;:-f-i~J',<,:. ,,',,' .~i,i'''~'~'~''''H ,_ ~
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T:'t,"11 ~r-=- _ ~-.. ;"':'. ~:.'!~' 1i; ~~~~';;;i~i_~r:J ~~i~~'1~J!~';-'~~~ ~F-'. ,:-:...':~' '.
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17
As of5/24/06
Key Largo Community Master Plan
GOAL ONE:
DIRECT FUTURE GROWTH TO LANDS THAT ARE MOST SUITABLE
FOR DEVELOPMENT AND ENCOURAGE PRESERVATION OF
ENVIRONMENT ALLY SENSITIVE LANDS.
Current Conditions Summary
The Key Largo Livable CommuniKeys (LCP) Planning Area encomp~ses the contiguous area
of Key Largo from MM 97 to MM 107. It is bordered by Tavern~he southwest and by
North Key Largo to the northwest. Most of the high elevation "sp' of th~ island of Key Largo
has been developed, but significant natural areas remain, espec' orth Key Largo, directly
adjacent to the LCP Planning Area, and in John Pennekamp ral tate Park, located from
MM 106 to MM 100 on the ocean side of US-I. The e res he vide definition and
support the development of a sense of place for the co
. n the pi mg area that are coded for
Itional 343 vacant parcels are
a unsui for development under current
land vac nt commercial parcels are generally
Most of these parcels are located adjacent to
er of commercially zoned parcels along
of the adoption of the Monroe County
There are approximately 11,835 parcels in the
acres. Key Largo development has followed a patter
commercial uses, especially commercial retail, fronting
platted lands offset from US-I. Land se was analyze
Appraisers data.
The d "strip commercial" development along the highway
and abitat, existing use and/or proximity to residential
neighborh tIon n the planning area have changed significantly since that
strategy was st notable change was the adoption of limits on overall growth of
commercial us location of new floor area) under the non-residential permit
allocation system, y referred to as NROGO, and a resulting shift from new
development to rede ent. Another change was the development and adoption of "smart
growth" initiatives un r Goal 105 of the Comprehensive Plan. This allowed a major overhaul of
the land use classification system that corresponded with updated studies and planning goals for
the area. Several changes to the Land Use District Maps have been made based on new
information and changed conditions and some of the built parcels that had been down zoned in
1986 have had their commercial use status restored. Corresponding changes to the future land
use maps (FLUM) have lagged behind mainly due to the delayed effective date of the
Comprehensive Plan. Therefore, the existing FLUM and Land Use District Map do not always
correspond and are not completely up to date.
18
As of5/24/06
Key Largo Community Master Plan
Of the 511 vacant upland commercial parcels, 93 (18 %) are located in Tier 1. These are
considered to be inappropriate for development and will be targeted for acquisition. The
remaining parcels represent sufficient area and probably a surplus area available for the
allocation of new commercial square footage over the next 20 years. One trend observed in
recent years has been the demolition of existing commercial square footage on one site and
replacement of that square footage on a separate site. Developers are exercising flexibility and
creativity in response to growth restrictions. The resulting built environment is by no means rigid
and with this trend in commercial development and redevelopment, planners will have possibly
the best opportunity yet available in the Florida Keys to encourage dl~'I~Il:and use patterns.
"'lI.
Residential Lands. Residential lands, as previously mentioned found primarily in platted
subdivisions of parcels generally on the order of 5,000 square acres) in size. There are
9,880 residential parcels in the planning area. Vacant par in the planning area
while 2,232 of those are located in wetlands leaving I els tha considered to have
some development potential. Of the I, 108 vacant nd re idential parc 85 are in Tier I,
designated for targeted acquisition and discourage t of de lopment. The in' g parcels
(623) are in Tier III, designated for development 'tional infill area.
As mentioned, wetland parcels are considered unsuitable for development under current Monroe
County land development regulations. Development of mangrove wetlands and submerged lands
has been prohibited for over 20 years. Development of saltmarsh wetlands and buttonwood
wetlands has been prohibited for at least four years. Although some wetland parcels have been
targeted for acquisition, this habitat type has not been a priority for acquisition.
19
As of5/24/06
Key Largo Community Master Plan
Concentration of Land Use Activity. During the public participation process for the Key Largo
LCP, the following four areas were identified as possible locations for future concentration of
mixed land uses and community activity:
· MMI06 Welcome Area: This area is concentrated mainly on the bayside of US-I at MM
106. It is the first concentration of commercial uses that visitors see when arriving on the
island of Key Largo as they drive into the Florida Keys. The Chamber of Commerce and
Visitor's Center is located here, along with commercial uses catering primarily to
tourists. It is a center of activity for tourists that may contain so services for residents.
· Former Quay Property: This property, located on the bay'
recently acquired by Monroe County. The previous use
property will be redeveloped by Monroe County in
include government offices and a theater. It will ri
of local residents.
· Tradewinds: This is a major shopping dist .
includes the Tradewinds Plaza, a shoppi
public park for active recreation (Friendshi
Tradewinds affordable housing development. ThI
· Waldorf: This is a major shop
includes the Waldorf Plaza, a sH
store, two major drng stores, other 0
park for active recreation including
visitors alike.
m Map i eeded to delineate developable areas and
nvironmentally sensitive lands to target for
ed for TIe I owners because these areas will be targeted for
dv tage in competing for permit allocations mainly due
ack of infrastrncture. Therefore, development will be
exc in the SPAs which are also targeted for acquisition.
fewer points than Tier III properties that are not within tropical
one acre or greater. The Tier III lots without the SPA designation
FLUM/Zoning Map. Existing uses on parcels that were previously down-zoned are generally
non-conforming. It is appropriate to re-evaluate these parcels and uses on a case-by-case basis
and restore the commercial status where appropriate. Also, due to some interim changes in the
Land Use District Map during adoption of the Comprehensive Plan, that map was reviewed for
consistency with the FLUM (i.e., categories and districts should match). A general review of all
20
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Key Largo Community Master Plan
parcels was conducted as well as review of parcels for which the County received requests for
changes during the LCP process. The following general principles were followed in
recommending changes:
· The Tier System as outlined in Goal 105 can be used as a guide to appropriate use,
density and intensity on individual parcels, with the most critical review concentrated on
requested "up-zonings" of Tier I and Tier III SPAs and "down-zoning" of Tier III Infill
parcels.
· Site must comply with minimum district requirements to rezone 0 new designation.
· The character of the entire block is reviewed and analyz
Map District change requests. The entire block must b
considered for a commercial rezoning.
· Rezoning considerations are based on the rezoni
single or few parcels is not allowed.
· The application site can not be designated
Area (CNA).
. "Spot zoning" of
d Natural
· The entire block or part thereof can not be Tie
Natural Area (CNA).
· Parcels with legally establishe
Improved Subdivision (IS) Land
are on US-I and meet the requireme
· Parcels with existin
wetlands or ot
levels of dev
iou I Y down zoned to the
near neighborhoods, but
inated by hardwood hammock,
other sinesses nearby or relatively low
ft in the residential zoning status.
s into conformance where appropriate while
a shed through the appropriate evaluation of these
nd Land Use District Map based on the general criteria
onroe County Code will address some of the issues
Focal Areas.
Community Center,
Government and Cult
y Lar master plan process identified four focal areas, the Tradewinds
ntown Key Largo Community Center, the Welcome Center and the
Center.
The designations need to ensure that consistent categories are adopted on the FLUM and the
Land Use District Map for each area.
21
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Key Largo Community Master Plan
Recommended Strategies and Actions
Strategy 1.1
Designate the entire planning area into Natural Area (Tier I) and (Tier III) Infill and Special
Protection Area (SPA) as described in Goal 105.
Strategy 1.2
Action Item 1.1.2: Adopt the Tier System Overlay
planning and regulatory overlay on the existing Lan
Overlay Map shall be used primarily to focus a
SPA and to guide development to appropria
wide.
eparate map to use as a
ap. The Tier System
Tier I and Tier III
lemented Keys-
Preserve important upland habitats and
through fee-simple acquisition, conservat
nsider providing incentives for the removal of existing commercial
and residential elopment from Tier III SPAin exchange for replacement of equivalent
floor area or d nsity within Tier III Infill areas, especially within focal areas.
Strategy 1.3
Continue to utilize the Land Use District Map and supporting FLUM to regulate land use type,
density and intensity on individual parcels within the planning area.
22
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Key Largo Community Master Plan
Action Item 1.3.1: Continue to use the FLUM and Land Use District Maps to regulate
development of individual parcels with respect to density, intensity, bulk regulations, and
all other land development regulation. This will protect the existing conformance status
of most uses and promote orderly development consistent with the Comprehensive Plan.
Action Item 1.3.2: Revise the FLUM and Land Use District Maps to resolve non-
conformities in the planning area where appropriate.
Action Item 1.3.3: Revise the FLUM and Land Use District M
inconsistencies between the FLUM and Land Use District M
Action Item 1.3.4: Revise the FLUM map to identify.
on the FLUM map.
Action Item 1.3.5: Revise the FLUM map to .
the properties as Educational on the FLUM
Action Item 1.3.7: Evaluate futu
requests for nonconforming uses,
requests, based mainly on comp
community-goal related criteria:
d Use District Map change
acant parcels and other
ciples and the following
a.
b.
US-I
f intensive commercial uses within sections along US-I
itat or native-dominated landscape, relatively sparse
y few businesses.
rcial use status for existing waterfront uses that support the
d working waterfront-based economy.
e. Ideration to whether the property provides a unique or outstanding
opport ity for enhancement of design, connectivity and other community goals,
especially along the US-I corridor.
Strategy 1.4
Designate the Community Center and focal areas as identified by the Key Largo community
during the master planning process. Adopt these areas as regulatory overlays of the Land Use
District Map.
23
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Key Largo Community Master Plan
Action Item 1.4.1: Amend the Monroe County Code (MCC) to adopt an overlay district
for the Tradewinds Community Center, according to the boundaries shown in Figure 4.
The purpose of the Tradewinds Community Center is to retain and expand the mix of
retail, public parks and affordable housing uses prevalent in this area for the
encouragement of commerce, employment and recreational opportunities available at
maximum convenience to the public. The following Land Development Regulations shall
apply to development within the Tradewinds Community Center:
a. Commercial retail high intensity uses that generate
fifty (150) trips per one thousand square feet of fl
b. Outdoor storage and outdoor retail sales as a
c. Create and adopt, as part of the MCC,
Tradewinds Community Center ove
a.
b.
Action It
according t
Regulations sh
nd the MCC to adopt an overlay district for the Welcome Center
undaries shown in Figure 6. The following Land Development
pply to development within the Welcome Center:
a. Commercial retail high intensity uses that generate more than one hundred and
fifty (150) trips per one thousand square feet of floor area shall not be allowed.
b. Outdoor storage and outdoor retail sales as a principal use shall not be allowed.
c. Create and adopt, as part of the MCC, design and development guidelines for the
Welcome Center Identity Center overlay district.
24
As of5/24/06
Key Largo Community Master Plan
Action Item 1.4.4: Consider amendment to the MCC to adopt an overlay district for the
Government and Cultural Center according to the boundaries shown in Figure 7. The
following Land Development Regulations shall apply to development within the
Government and Cultural Center:
a. Commercial retail high intensity uses that generate more than one hundred and
fifty (150) trips per one thousand square feet of floor area shall not be allowed.
b. Outdoor storage and outdoor retail sales as a principa
c. Adopt a final site and building design plan
Center that promotes the efficient use of the
property for the maximum enjoyment of t
25
As of5/24/06
Key Largo Community Master Plan
~lIr-::..;o Monroe Coum~' C.~10 il~e dClt."'l c:olltaln.;;-rl
h,g-r..:!lrl is Illu'!:,tr.:Jti'~e- Ui'llV .And mi:)y rlN .=IL:cul :lt~I'~
doQ-plct bOllnd.=lri-e-:!.. pat{;~js tO~1ds light of ..'i8~'"S.
.'}f ICI-e!ltl:lc:;;.tlon ,nforrn.:,tloll
N
',"+t liI\
s
Map Dale: 11.21-05
~=.)
S:1Q
Feet
o Mile Marker
D District Boundary
DParcels
2004 Aerial Photos
Figure 4: Boundaries of the Tradewinds Overlay District "" ~
Monroe County Key Largo Livable ~~
CommuniKey~ Plan
26
As of5/24/06
Key Largo Community Master Plan
::.:::.u ree MonlO-==- COLI nt~. C~ I S ll\~ dat.. coTIt.] I n~ d
tl"-,,r~ln fS illlJstrj}r::'i~ 0111',' .:}IU m-'3~. n()~ .:3C';:-"...II.:lt-.:!lv
d~pl::.1" bOL.mda! I~-:;, paH:: 12 Is.. lOads IfSlht of .......-.3'r"'S
or i!Jer.~-rtlcatlon l!lforrn..-U~OIl
~~:'Ll
I '
o Mile Marker
D District Boundary
D Parcels
2004 Aerial Photos
J-i)~ Map Date: 11-21.05
l'~J(;~:)
. F~(!~
Figure 5: Boundaries of the Downtown Key Largo Overlay District ... ~
Monroe County Key Largo Livable ~--.;-;-
CommuniKeY7- Plan
27
As of5/24/06
Key Largo Community Master Plan
J-i):{ Mnp Dal", 11.21.05
Scur';:;f: M:J(Jr0~ Cc-i1nt"t" GIS TI~.:! d~f.:J corltall'l02.j
I\~r~~n is. II~ll~h03ti'.'e Qnl~- ;;H'E11l103i' not .J~';::~II03h:-11
~tepl(:t 1:-Qllrdarie'5 rX::lI(:~I::- 10;:1.-:1::;. IIgl11 of wo?'f'?
.::.[ loj f-!'"JtIf l'::allcCI 11~~or Il""\a~ Io-I~
~,~ '..)I}:)
.Fe-et
o Mile Marker
D District Boundary
D Parcels
2004 Aerial Photos
Figure 6: Boundaries of the Welcome Center Overlay District L
Monroe County Key Largo Livable '_
CommuniKeY7 Plan
28
As of5/24/06
Key Largo Community Master Plan
:I-i)~ Map Date: 11.21-05
::.owc--=::: r'.1orllO-:'- COlJJlt"f GIS Tho::- dCit:J C.Ont03If1;:!-:J
ll~r.:-il} lS. IIlustr.8trv~ cnl~ ~~nd m.:1~ nut .:)(;(ul~1t~lf
JelJLct bOLJ!ldClltL~S.. ~.al-::;~+.:. r08ld'S [181,t of .........:!','';
c~ IcI-:::-n1 ~I catl 0["1 Intor n)."ltlon
s
.j.1}::' e.-XI
Fo,"
o Mile Marker
D District Boundary
D Parcels
2004 Aerial Photos
Figure 7: Boundaries of the Government & Cultural Center Overlay District L
Monroe County Key Largo Livable '_
CommuniKeY7- Plan
29
As of5/24/06
Key Largo Community Master Plan
~~.
,,~:,~:::;-...,= - .C":>'.'"'f ""f':~(;~ri-i~";,,;:~,:., ,'~' ,\. .;i::it~,~ '~',' :'~"." ~
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30
As of5/24/06
Key Largo Community Master Plan
GOAL TWO:
PRESERVE AND ENHANCE IMPORTANT COMMUNITY QUALITIES
WITHIN THE PLANNING AREA THAT DEFINE KEY LARGO'S
CASUAL VILLAGE STYLE ATMOSPHERE AND NATURAL
ENVIRONMENT AND THAT ENHANCE ITS STATUS AS THE FIRST
ISLAND OF THE FLORIDA KEYS.
Current Conditions Summary
The discussions of community character and concerns raised
process generally fell within two areas: the character of the
community activity centers. US-I in Key Largo is a four-Ia
as a local "main street." The northbound and southb
throughout the entire length of the planning area.
approximately 175 feet wide and occupied mainl
MM 107, the median is about 25 feet wide and u
.
.
m ts and signage that encourage use of the
.
ents to the public right-of-way.
idewalks connected to the trail and bicycle routes.
munity identity center locations.
· future roadway improvement projects.
· ment to create functionally linked sidewalk sections as part of site
ess.
· Enhance roadway design to increase awareness of community identity center locations
while maintaining essential traffic flow through the areas.
· Include provisions for new development that allow for the creation of sidewalks.
· Adopt design guidelines for community identity centers and for rnral segments.
31
As of5/24/06
Key Largo Community Master Plan
Analysis of Community Needs
Corridor Enhancement. The Key Largo/US-I Corridor Enhancement Plan recommendations
need to be implemented through the appropriate mechanisms including regulatory, programs and
interagency coordination. This plan also needs to be coordinated with acquisition efforts to
preserve remaining native habitat that provides green space along the highway.
Focal Areas. Specific plans are needed to guide the coordination and development of public
transportation infrastrncture in the Community Centers and Focal as. Guidelines are also
needed to promote the visual character of private development withi
Strategy 2.1
ations to
ove visual
Recommended Strategies and Actions
Finalize and implement the Key Largo/US-I Cor .
improve the safe, integrated movement of al
character.
Action Item 2.1.1: In the Ian
bordering US-I that contain nativ
a.
away (e.g., deceleration lanes).
e.
estrian path design and space needs.
f
g. Possible mechanisms for funding and implementation of the final plans.
Action Item 2.1.3: Inventory and evaluate DOT surplus right-of-way parcels and
coordinate with the FDOT regarding the possibility of transferring them to the County
where appropriate.
32
As of5/24/06
Key Largo Community Master Plan
Action Item 2.1.4: Coordinate with the FDOT and FDEP on design standards for new
development and redevelopment that will require sidewalks or encouraged installation of
sidewalks, bike paths and pedestrian ways so that all sites throughout the corridor are
linked with respect to function and design.
Action Item 2.1.5: Continue to coordinate with the FDOT and FDEP on roadway signage
and landscaping to encourage a design motif that fits the Key Largo community.
Action Item 2.2.1: Adopt a conceptual layout
Largo focal area. Ensure that the County's regu
the plan, including:
Q. ties for t~oned range of uses.
b. en he envisioned range of uses.
access, movement,
I character and
Strategy 2.2
Adopt a guiding site plan for each focal area that att s
parking and landscaping issues in a manner that pr otes
maximum use-ability.
c. d service areas (e.g., parking and loading) and
accommodate the Downtown Key Largo
f Evalua of the stormwater rnnoff conditions and recommendations for
resolvi g drainage problems.
Action Item 2.2.2: Adopt a conceptual layout for appropriate infill of the Tradewinds
focal area. Ensure that the County's regulatory and planning framework enables the plan
including:
a. Appropriate zoning of individual properties for the envisioned range of uses.
33
As of5/24/06
Key Largo Community Master Plan
b. Appropriate allowable densities and intensities for the envisioned range of uses.
c. Flexibility in bulk regulations, shared service areas (e.g., parking and loading) and
other site planning regulations to accommodate the Tradewinds Community
Center design.
d.
e. Identification of opportunities for public/priv
reducing impact fees) for building of infras
and other common area improvements.
rships (e.g., waiving or
lation of landscaping
f Acquisition of remaining vacant I
hammock parcels north and sou
east of Hibiscus Park. Clean up and re
the design plan.
Action Item 2.2.3: Adopt a co
Welcome Center Focal Area.
framework enables the plan includin
10 ment and infill of the
egulatory and planning
a.
e envisioned range of uses.
b.
. t sities for the envisioned range of uses.
service areas (e.g., parking and loading) and
accommodate the design.
architectural guidelines to be encouraged (not
ired) mechanisms to make the guidelines coordinate closely
tandards for easy implementation.
e.
opportunities for public/private partnerships (e.g., waIvmg or
pact fees) for building of infrastrncture, installation of landscaping
ommon area improvements.
Action Item 2.2.4: Adopt a final site and building design plan for the Government and
Cultural Center Area that promotes the efficient use of the new government and cultural
center property for the maximum enjoyment of the residents of Key Largo.
Action Item 2.2.5: Adopt building design guidelines for each of the focal areas that fit the
desired types of uses, layout and character of each center.
34
As of5/24/06
Key Largo Community Master Plan
Action item 2.2.6: Consider providing signage that clearly marks the transition from the
Key Largo area to the Tavernier area and coordinate it with the Tavernier planning
efforts.
35
As of5/24/06
Key Largo Community Master Plan
GOAL THREE
PROTECT AND ENHANCE HISTORIC, CULTURAL AND
ARCHEOLOGICAL RESOURCES WITHIN KEY LARGO TO MAINTAIN
THE INTEGRITY OF THE COMMUNITY'S UNIQUE CHARACTER.
Current Conditions Summary
Analysis of Community Needs
lanning area that
ly for historic
. status. In
standards,
Recommended Strategies and Actions
Strategy 3.1
Continue to review an
age threshold or tha
the planning area.
and the Monroe County Property Appraiser's
built sites that are 50 years or older and evaluate the sites
ificance.
loca: resources (library, local historians), identify and inventory
of age) and non-built sites of historical and cultural significance
Strategy 3.2
Encourage the preservation and enhancement of identified historic and cultural resources to promote
Key Largo's community character.
Action Item 3.2.1: Encourage owners of significant strnctures to apply for historic
designation through the existing Monroe County process. Review the "Secretary of the
Interior's Standards for Rehabilitation and Guidelines for Rehabilitating Historic
Buildings" which provide the current guidance for maintenance, alteration and
36
As of5/24/06
Key Largo Community Master Plan
redevelopment of these strnctures and refine these standards as needed to be consistent
with historical strnctures and sites in Key Largo.
Action Item 3.2.2: Establish an identification system within the Monroe County building
permit tracking for historic and contributing properties in order to ensure the protection
and proper maintenance of such properties.
Action Item 3.2.3: Coordinate with the FDOT and FDEP to incorporate informational
media on historical and cultural resources and special plac in Key Largo, where
appropriate, through educational signage, brochures and oth
Strategy 3.3
indoor auditorium
nt and Cultural
. ability of
Expand availability of sites for holding cultural events
and investigating creation of an outdoor performanc
Center focal area plan and explore additional 0
space for cultural events.
37
As of5/24/06
Key Largo Community Master Plan
6.
;.
~~.
~:_::.~~=_..:,,::;. '"'i ..,.i':~~~~;:-f-i~J',<,:. ,,',,' .~i,i'''~'~'~''''H ,_ ~
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'~_.1f"~r_'~:JC"" ,,,',\~ ,,,'f;.;,,~..'\.,;,: ,. -I". ,.--:r~""'" ,," ,".
~; ~ :'c' ,~,' ,:'",.'.c~ "~"'-"-/"/>~"iC-""-y-- '" '..'
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38
As of5/24/06
Key Largo Community Master Plan
GOAL FOUR
MAINTAIN THE A V AILABILITY OF AFFORDABLE HOUSING AND
WORKFORCE HOUSING FOR LOCAL RESIDENTS WHILE
PRESERVING THE CHARACTER OF THE COMMUNITY.
Current Conditions Summary
Affordability of housing for working residents in the Florida Key~as received significant
attention in the last few years. Monroe County's land developme~lations have defined
affordable housing and provided limited incentives for its devel ent f6'r many years. These
regulations were aimed at providing housing for lower wage such as service workers,
unskilled laborers, minimum wage earners and single-earnet The annual income for
these workers has historically met the criteria to allow t t fordable housing as
defined in the MCC. The most that a single househo 'fy for affordable
housing is 120% of the county's median monthly h
, under the MCC must meet regulations listed under Section 9.5-
MCC. Not the least of these regulations is the requirement for the
ffordable (i.e., available to qualifying families) for 50 years from the
Units qualifyin
266 and other sect
affordable unit to re
time it is established.
The term "workforce housing" is commonly used to refer to housing units that employees
working in Monroe County could qualify to purchase or those units which are currently owned
by members of the County's workforce.
1 Coldwell Banker Schmitt Real Estate Company; www.realestatefloridakeys.com
39
As of5/24/06
Key Largo Community Master Plan
The market-rate housing that our existing workforce has been utilizing has no such restrictions
and is now being lost. Units that were purchased by members of the workforce prior to the
dramatic increase in housing prices are being sold at the highest possible market price. Houses
sold at the highest market price will not likely be available to new members of the workforce
who may not be able to purchase the unit at the higher market price.
Another aspect of housing that must be considered for the Key Largo planning area is the fact
that a considerable percentage of the lower-wage worker group is bussed in daily from Miami-
Dade County via public and private transportation. Some local bus' sses (especially hotels)
provide daily van transportation for their employees. The primary f transit however is
the JGT Bus Service which is a contracted extension of the Mi de County Public Transit
System. A total of 168,000 persons used the system in 2004, 00 persons per day. The
service currently rnns to MM 50 however a connector line 'nto place to complete
the service to Key West. This mass transit system is e experience a high
level of use and, with a significant number of housi 'n south Miami-
Dade County, will offer an alternative to workers 0 . ng in the
Keys. Key Largo is expected to continue to hav come wage
earners commuting from outside the County.
Strategy 4.1
Analysis of Community Needs
Maintain and improve
existing stock of affordable housing.
Action Item 4.1.1: Inventory the existing affordable and workforce housing stock within
the Key Largo planning area, including government housing, units that are legally bound
to affordable standards, neighborhoods and developments that have traditionally housed
workers, and employee housing (both on and off employer premises).
Action Item 4.1.2: Provide incentives to developers to retain affordable units by awarding
dwelling unit allocations for building elsewhere.
40
As of5/24/06
Key Largo Community Master Plan
Strategy 4.2
Enable and promote the creation of affordable and workforce housing.
Action Item 4.2.1: Require new developments to supply or fund employee, affordable and
workforce housing in return for receiving dwelling unit or commercial floor space
allocations.
Action Item 4.2.3: Explore the possibility of Coun
owned land either through a type of land trnst arra
means.
ed housing on County-
. tional rental, or other
Action Item 4.2.4: Determine to the exte
workers in the Key Largo planning ar
residency, hours of work, turnover rates
information periodically to gauge the level of de
commuting workers.
41
As of5/24/06
Key Largo Community Master Plan
~~.
~:_::.~~=_..:,,::;. '"'i ..,.i':~~~~;:-f-i~J',<,:. ,,',,' .~i,i'''~'~'~''''H ,_ ~
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7. ENVIRONMENTAL PROTE
'j,
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42
As of5/24/06
Key Largo Community Master Plan
GOAL FIVE
PRESERVE, MANAGE, AND RESTORE WHERE APPROPRIATE, THE
NATURAL RESOURCES WITHIN THE PLANNING AREA BY
PROVIDING OPEN SPACE, PROTECTING WATER QUALITY AND
ACQUIRING AND MANAGING ENVIRONMENTALLY SENSITIVE
LANDS.
Current Conditions Summary
Approximately 50% (2,630 acres) of the parcel coverage in the p
and disturbed lands including rights-of-way. Another 1,815
area) is within wetlands and submerged lands. These areas
for several years in Monroe County. The remaining
planning area (about 819 acres) is within tropical h 00 hammock h
being off limits, hardwood hammock habitat is the st vulne
it ts, Monroe County has addressed their
erous regu ry means including limits on clearing of
velopment in these habitats under the permit
ompensa for removal of native plants. The Tier System
plifying the process that land owners must complete to
North Key e Z area to the northeast provides prime hahitat for four
federally enda: e American crocodile, Key Largo wood rat, Key Largo cotton
mouse and Scha il butterfly. The Florida manatee, bald eagle and wood stork are
also either commo lanning area or have been documented recently. In 1997 the U.S.
Fish and Wildlife ice (FWS) began requiring endangered species consultation for
development of spec ied habitat within the planning area. This included parcels within the
planning area that contain primarily tropical hardwood hammock. Owners who want to develop
these parcels must contact the FWS to determine if habitat on their parcel serves or has the
potential to serve the needs of federally endangered species. A Habitat Conservation Plan (HCP)
under Section 10 of the Endangered Species Act (ESA) could be required to develop the parcel.
To date, no parcel applying for development has been deemed significant habitat and no HCPs
have been required.
43
As of5/24/06
Key Largo Community Master Plan
Key Largo also serves as habitat for several animal and plant species listed by the State of
Florida as either endangered, threatened or species of special concern. Most of these species
occur in wetlands and hammock habitats. Monroe County currently addresses protection of these
species through the protection of their habitat including complete protection of wetlands (i.e.,
development prohibited) and severe restrictions on development of hardwood hammock under
the Tier System.
o e adopted in order to provide a basis for
cels within Tier I lands have already been
Florida Forever priority acquisition list. The
asing these lands within the planning area. The
Habitat Managem aspect of land acquisition and habitat protection that presents a
difficulty in the plann area is the management of acquired lands. Due to the proliferation of
platted subdivisions d roads, acquired parcels may form a fragmented patchwork of mixed
habitat and disturbed areas. These areas are difficult to manage due to increased resource and
manpower requirements and the fact that access/disturbance factors are almost impossible to
control in some areas. In the Florida Keys, major habitat management activities include the
removal of trash and debris, the removal of invasive exotic vegetation, restoration of habitat
through mainly through topographic restoration, and maintenance of parcels in an exotics-free
condition.
44
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Key Largo Community Master Plan
Threatened and Endangered Species. The adoption of the Tier System is intended to provide
for protection of habitat while increasing landowner certainty as to the status of develop ability of
their parcels. The recent status of FWS review of development decreases that certainty.
Therefore, the County may need to explore options with the FWS including the possibility of
completing a Habitat Conservation Plan for the listed species concerned within the planning area.
This plan could incorporate many of the actions that the County and State are already taking such
as acquisition and lower points for applications in Tier I or Tier III SPA.
Water Quality. The County is currently addressing the impacts of dev
through the implementation of the wastewater and stormwater mast
The County needs to track the progress of these activities an
within the planning area as well as coordinating these
improvements called for in the Key Largo/US-I Corridor En
Recommended Strategies and Actions
Strategy 5.1
Strategy 5.2
Prepare and implement an
valuable habitat first and
g area that prioritizes highly
ral agencies.
iti n priorities within the planning area that
torable area first, followed by planning
ater access or views, aesthetics and public
t
the
status
offers we
with respect
purchase by
of Tier I parcels in the planning area with respect to
ram uding the criteria upon which purchase offers are made,
s are made, the locations where lands are purchased and the final
rchased. For parcels containing hardwood hammock on which
de bu urchase was not completed, evaluate the importance of the parcel
ty criteria for acquisition and the feasibility of a second attempt at
oe County if the criteria warrants.
Action Item 5.2.3: Prioritize Tier III SPA according to criteria specified pursuant to
Action Item 5.2.1 and implement acquisition and surplus lot reduction actions in these
areas as described in Strategy 1.2.
Action Item 5.2.4: Implement acquisition of wetlands as a low priority, especially those
parcels where at least one attempt at acquisition has already been made by the County or
45
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Key Largo Community Master Plan
the State. Resources should not be expended in making offers to wetlands owners but
acquisition may be considered where requested by an owner.
Strategy 5.3
Create and implement a management strategy for County-owned acquisition lands aimed at
maintaining and restoring native habitat.
Conside
Enda
plannin
certainty to
Action Item 5.3.1: Inventory and evaluate all County-owned ac
and list management needs and challenges. Set up a system
and distributing contact information to the public in 0
response to complaints and property-related probl
campmg.
isition lands to identify
. toring of these lands
to provide for immediate
as illegal dumping or
Action Item 5.3.2: Establish management go
lands inventoried and evaluated under Act'
be aimed at natural
opportunities.
various types of
elVes may
, and other
Action Item 5.3.3: In the mana:
habitat restoration. Coordinate
maintenance standards in natural
to further site management and resto
Action Item 5.3.4'
objectives incl gap
as applicabl
Strategy 5.5
Continue to ensure th plementation of the County's stormwater and wastewater master plans
in order to improve water quality within the planning area. Make sure that infrastrncture
planning and installation is well coordinated with future plans for transportation and design
changes in the planning area as guided by the Key Largo/US-I Corridor Enhancement Plan.
46
As of5/24/06
Key Largo Community Master Plan
8.
;.
~~.
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T:'t,"11 ~r-=- _ ~-.. ;"':'. ~:.'!~' 1i; ~~~~';;;i~i_~r:J ~~i~~'1~J!~';-'~~~ ~F-'. ,:-:...':~' '.
'~_.1f"~r_'~:JC"" ,,,',\~ ,,,'f;.;,,~..'\.,;,: ,. -I". ,.--:r~""'" ,," ,".
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47
As of5/24/06
Key Largo Community Master Plan
GOAL SIX
ENCOURAGE REDEVELOPMENT AND INFILL DEVELOPMENT THAT
SUPPORTS AND ENHANCES THE TOURIST-BASED ECONOMY OF
THE PLANNING AREA.
Current Conditions Summary
Touting itself as the "dive capital of the world", Key Largo has
destination for the past 30 or more years. Diving and fishing are the
a large retail, lodging and service economy has grown around t
Key Largo LCP workshops, the community expressed a
reputation and attraction as a tourist destination, not simpl
Keys. Planning and regulatory programs have not provi
them to maximize their economic viability when oPP
transferable development rights (TDR) program
infill of commercial space to better serve resid
constrained site building layouts to the point tha
advantage of the TDR program. In fact, it could often
density/intensity of a site much less additional tra
constraints have also limited site design '.vity that woul
mobility, appropriate in fill and mixed other suc
governing the redevelopment and impro nconfo
provide few options.
mven
and a
moratoriu
adopted and I
Design Flexibility to etain Businesses. In order to implement design themes and achieve site
planning goals for the Community Centers, Focal Areas and the remainder of the US-I corridor,
changes will be needed to provide greater flexibility to business owners to encourage appropriate
redevelopment and creative design. Besides changes in bulk regulations, the nonconforming use
section of the MCC should be reviewed. For Community Centers, design and density standards
should encourage infill and site mobility options, especially for pedestrians. The existing
regulations mainly need to be better coordinated to make the different site design standards
compatible and flexible and to allow them to be tailored towards the needs of Community
Centers and other infill areas.
48
As of5/24/06
Key Largo Community Master Plan
Tourist Housing Retention. The perceived loss of tourist housing should be investigated
further. Existing tourist housing should be inventoried by type. The local community and
Chamber of Commerce can assist in identifying changes and trends in the availability and type of
tourist housing. It is not certain at this point what, if any, action might be needed to ensure the
retention of adequate tourist housing to meet future needs.
Recommended Strategies and Actions
Strategy 6.1
Retain existing desirable businesses that support the economic
e of the community.
rnercial uses (see
tourist economy
c ':vity goals
Action Item 6.1.2: Review the eXIstmg
density, intensity and site d .
coordinate and update these to
tourist-based economy and the de
infill and mobility in Community Ce
Strategy 6.2
et ine what, if any, actions are needed to
ained in numbers and locations adequate to
49
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Key Largo Community Master Plan
GOAL SEVEN
RECOGNIZE WATER-DEPENDENT AND W A TER-RELA TED
COMMERCIAL USES AS AN IMPORTANT SOURCE OF ECONOMIC
SUSTAINABILITY WITHIN THE PLANNING AREA.
Current Conditions Summary
An important attractant to Key Largo is the presence of traditional wat~front businesses such as
dive shops, restaurants and other such uses that are enhanced by a w~cation. Some of these
strnctures are nonconforming with respect to flood zone reg ons, 1etbacks, stormwater
handling and other regulations which post-date their const is affects the extent to
which they can be repaired or replaced if they are d places limitations on
improvement.
edeveloped to private marinas serving only
m evelopment of working waterfront and marinas
itiated in July 2005. This trend will be studied over the next
t actions local government can take to ensure the
Another aspect relating to waterfront access is the
moo ng areas in the Key Largo planning area. Currently, these
tilize existing marinas with access to services.
The 2010 Comp Ian in Objective 212.1 and Chapter 9J-5.12 of the Florida
Administrative Code Ified the need to inventory and consider the redevelopment of water-
dependent and water- ated uses. The public place a high value on water-dependant or water-
related uses and their presence adds to the attraction Key Largo has on visitors.
Water-dependent uses include marinas, commercial fishing, boat launching facilities and beaches
(Table 6). Water-related uses include concession stands, bait and tackle shops and fish houses.
Hotels and restaurants that are located on the water while not water dependent or related as in the
traditional definition are economically enhanced by the location on the water and are included in
the definition here (Table 7).
50
As of5/24/06
Key Largo Community Master Plan
Restaurant seating and bars and concessions that are located within the shoreline setbacks and on
docks within the planning area are economically enhanced and dependent on their location in
close proximity to the water. These uses do not conform to the current environmental protection
regulations.
Oceanside Marina Inc,
Rock Harbor Marina
Rock Harbor Marina Rentals
Calypso Rest & Ocean Bay
Marina
Pilot House Restaurant &
Pilot House Marina
Key Largo Fisheries
Ocean Divers & Sharkey's
Bar
Horizon Di vers
Best Western
Key Largo Harbor Marina
Tarpon Flats Inn & Marina
Marine Resources
Development & Jules
Undersea Lodge
Koblick Marina & Hideout
Restaurant
Garden Cove Marina a
Buzzard's Roost Rest uran
Captain Slate's Atlantis
Travis Boat Ce
Ocean Di v
Rowell'
Amo
Kel 's
Center
Neptune's Hi
Di ve and Snorke
Caribbean Club
Black Water Marina
Quiescence Snorkel and
Di ving
Dolphin Cove
Seafarer Resort Motel and
Di ve Center
Marina
Marina
Marina
Restaurant & Marina
Restaurant & Marina
Marina and Fish
Processing
Dive Shop, Bar and
Restaurant
Di ve Center
Hotel
Marina
Hotel and Mari
Off shore hotel b
manna
1 Garden Cove Dr.
l06280 Overseas H wy
l05800 Overseas Hwy
l04550 Overseas Hwy
l04250 Overseas Hwy
l04220 Overseas Hwy
1 04180 Overseas H wy
estaurant and boat
launch
Marina
Di ve Center
l03950 Overseas Hwy
l03680 Overseas H wy
00453440,0005
00469720,
00469430,
00469640,; 00469650,
00539850,
00539700,
00538040,000000;
00532701.042
00508200;005082l0,
00439600,
00439620,
00439630,OOOl
00439690,000000;
00439700,000000
0084960,
0085780,0001
00543940,
0009l0l0,
Dolphin Research
Motel and Dive Center
lOl900 Overseas Hwy
97684 Overseas Hwy
51
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Key Largo Community Master Plan
Mariners Club
Mariners Club Rest. Mandalay
Bay Marina and Tiki Bar
Pilot House Restaurant & Pilot
House Marina
Marina Del Mar and Coconuts
Bar and Restaurant
Port Largo Villas
Holiday Inn
Ramada Inn
Horizon Divers
Best Western
Key Largo Harbor Marina
Tarpon Flats Inn & Marina
North Star Resort
Flamingo Restaurant
Azur Del Mar
Hobo's Marina and Restaurant
Florida Bay Outfitters
Italian Fisherman
Sundowner's Restaurant &
Cactus Jack Bar
Senior Frijoles
Marriott Bay Beach Resort
Captain J ax
King's Kamp
Howard Johnson's Hotel
Lar 0 Lod e
Campers Cove Trailer Park
Coastal Waterways
Largo R V Par
Calusa Res
Marr Ba
Snoo
Cafe arg
Sunset Cove
Hungry Pelican
Bay Cove Motel
North Star Resort
Rock Reef Lodging
Kona Kai Resort
Bay Harbor Lodge
Riptide
America Outdoors
Condo/hotel O,K. 0055489l
Restaurant & Marina 80 E 2n Ave, 00554740
Restaurant & Marina 13 Seagate Blvd 00502370
Hotel, Restaurant & Bar 527 Caribbean Dr. 00453475,Ol4l
Hotel, Condo 00453475,Ol9209
Hotel & Marina 00453440,0006
Hotel 00453440,0002
Dive Center 0453450,
Hotel
Marina
Hotel and Marina
RV Park (closed)
Restaurant
Motel
Marina & Restaurant
Kayak sales & tours
Condo, Resta t Closed
Restaurant &
0084990,OOOl
0085080,
00085760,
00085820,
00543080
00492670,
00492750,OOOl
00492800,
00492780
0054l8l0,
99470 Overseas Hwy 00504l70,OOOl
99470 Overseas Hwy 00504l70,
99530 Overseas Hwy 00504080,
99360 Overseas H wy 00504070,
99340 Overseas H wy 00504060,
99446 Overseas H wy 00504040
99096 Overseas H wy 0088030,
98750 Overseas Hwy 0009l050,
97802 Overseas H wy 00052595,
97702 Overseas Hwy 0009l020,
97680 Overseas Hwy 0009l 090,
97450 Overseas Hwy 005550l0,
52
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Key Largo Community Master Plan
Analysis of Community Needs
Retain Traditional Working and Public Waterfront. The rapid changeover of traditional
waterfront businesses including marinas, commercial fishing operations, restaurants, charter fleet
operations and similar uses to private condominiums and marinas has been a cause for concern in
the Florida Keys. A moratorium on this type of redevelopment is in effect and the matter is being
studied. Recommendations should be developed to help deal with this phenomenon Keys-wide.
Another need is to formalize and provide land-based support to existing offshore mooring areas
within the planning area.
Strategy 7.1
retain its casual water-
omy. New development
ese new criteria will
, parking, buffers,
nonconforming
Design Flexibility to Retain Businesses. Key Largo would
oriented community atmosphere to help maintain its tourist-
regulations are needed to help retain traditional waterfront
likely include relaxation or flexibility in existing requ'
landscaping and other bulk regulations and a c lete
use/strnctures sections.
Recommended Strategies and Actions
Identify and evaluate commercial waterfro
and the traditional waterfront industries of t
continued viability where appropriate.
tourist-based economy
for their preservation and
the tourist-based and working waterfront
nt restaurants, charter operations, multi-use
gh amendment of the Land Development
nonconforming uses and strnctures.
ngoing study on waterfront development and evaluate the
r applicability to the planning area and their potential
of these types of businesses.
Action
tradition a
Flexibility
landscaping an
function whil
elop and adopt flexible design standards aimed at retammg
erfron sinesses to promote function, water access and over-water views.
onforming use/strncture standards, setbacks, parking, buffers,
her bulk regulations may be adopted to retain waterfront character and
roviding for basic safety, stormwater handling, flood protection and other
concerns.
Action Item 7.1.4: Provide for mooring field development with reliable land-based
support in appropriate areas of the planning area.
Action Item 7.1.5: Inventory the existing commercial uses on the shoreline and document
which uses are currently within the shoreline setback.
53
As of5/24/06
Key Largo Community Master Plan
Action Item 7.1.6: Amend the Land Development Regulations to permit eXIstmg
commercial uses to remain within the shoreline setbacks as long as storm water is
managed and shoreline vegetation maintained.
Action Item 7.1.7: Prohibit new commercial uses within the shoreline setback unless
permitted as accessory uses.
cial businesses enhanced
ortance to Key Largo
and Development
standards aimed
es and over-
s, parking,
Action Item 7.1.10: The conversi
businesses enhanced by their locati
require location on the water, is prohi
-related, ~endent, and commercial
to"b~-s~es that do not similarly
nity design standards or revising regulations,
on- rofits that serve the community are not
ses to retain eXIstmg and include new public
use study to formulate recommended
54
As of5/24/06
Key Largo Community Master Plan
9.
;.
~~.
~:_::.~~=_..:,,::;. '"'i ..,.i':~~~~;:-f-i~J',<,:. ,,',,' .~i,i'''~'~'~''''H ,_ ~
,.~ " I i-l' ,. "lrJ:..'f':" "'CO?'Y[ 11 1 '. ~.'
T:'t,"11 ~r-=- _ ~-.. ;"':'. ~:.'!~' 1i; ~~~~';;;i~i_~r:J ~~i~~'1~J!~';-'~~~ ~F-'. ,:-:...':~' '.
'~_.1f"~r_'~:JC"" ,,,',\~ ,,,'f;.;,,~..'\.,;,: ,. -I". ,.--:r~""'" ,," ,".
~; ~ :'c' ,~,' ,:'",.'.c~ "~"'-"-/"/>~"iC-""-y-- '" '..'
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~\ . .. - ",,""',
tt ' X/ J t~~ =:_.~ > 'i~:,./ /.. ..
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.~,"'~ '"', >~ ::. .~, ',/1:',~'~,'::~,~:.,:,.';': .,' -1. -. ~ .
"'" "J.-".' ..':;',:-r
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.~ - .<. ,..,:-. t l' ..1 '
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55
As of5/24/06
Key Largo Community Master Plan
GOAL EIGHT
PROVIDE RESIDENTS AND VISITORS OF THE PLANNING AREA
WITH A SAFE AND USEABLE TRANSPORTATION SYSTEM FOR
VEHICLES, BICYCLES AND PEDESTRIAN WITH OPPORTUNITIES
FOR TRANSIT SYSTEMS WHERE APPROPRIATE.
Current Conditions Summary
US-I is a State facility operating as both a through highway and a
This road must meet State concurrency requirements for tr
concurrency standard is speed-based rather than volume base
an overall average speed of 45 miles per hour (mph) be mai
island chain (from MM 112.5 to MM 4 on Stock Island)
below 45 mph average speed. As of 2005, the Florid
compliance with concurrency standards. As the st
traffic volume can be difficult to predict in ter
projected growth anticipated for the planning area 0
projected LOS is expected to be met.
ain street" roadway.
LOS. The Florida Keys
uires that, at a minimum,
he entire length of the
al segment not fall
segment were in
'1 Ie surplus
r, with the
horizon, the
the Overseas Heritage Trail
an through the planning
idor ar roposed for the four focal
, frontage roads, deceleration
ceptual highway designs has not
rou e
selling it t
throughout tli
Other general corn . encies have been identified, including lack of curbs and controlled
access, unsafe condi involving potential vehiclelbicycle/pedestrian conflicts, inadequate
cross walks, and oth problems. These problems have not yet been specifically analyzed in
detail along the corridor with respect to vehicular traffic. The Overseas Heritage Trail Master
Plan does layout specific recommendations for the bicycle/pedestrian trail in the planning area.
Trail routes that cross the highway are noted at three points: Ocean Bay Drive, U.S. Post Office
and Key Largo Chamber of Commerce/W elcome Center. Signalization or minimal upgrade of
the existing condition is called for in the master plan. The plan also notes "points of attraction"
that correspond with the Community Centers and the Welcome Center Focal Area. The plan also
lays out specific design standards for all portions of the trail categorized according to the
different existing right-of-way conditions found along the highway.
56
As of5/24/06
Key Largo Community Master Plan
The transportation network in Key Largo incorporates some mass transit, such as the JGT bus
line (an extension of the Miami-Dade public transit system), Monroe County Social Services,
Greyhound bus line and private van pools. The latter two are limited-use facilities. Greyhound
Lines has 13 stops in the Florida Keys, one of which is a limited-service stop in Key Largo. It is
noted, however that this stop is located at MM 99.6 Overseas Highway, in or near the Downtown
Key Largo Community Center. Van pools are used by some businesses, mainly hotels, to
transport workers mainly to and from Miami-Dade County. Monroe County Social Services
provides pre-arranged transportation for registered elderly and disa d clients. This service
operates from 7:00 am to 6:00 pm on weekdays and is tailored to 's origin/destination
needs and schedule. The JGT bus line provides commuter se' from Miami-Dade County
down to MM 50 in Marathon at this time with a connector lin ing service to Key West.
Total ridership for 2004 was 168,000 passengers with an av er day. The bus is rnn
on a "hail stop" model with no set locations for bus s. ow eve re are identifiable
locations where workers gather and the bus regularly: ps, s ch as at the sed Community
Centers. During the community workshop discuss' some p icipants expr a sire for a
transportation shuttle designed for use by resid touris 0 serve the pi g area and
link the focal areas.
. n on im~e planning area focused
. r. It~ ~~~~ essential to partner with
nts. y Largo/US-I Corridor Design
's vision Key Largo. Changes may involve
changed signalization and crosswalks, and
ve ents along US-I. One challenge will be
IOn over the entire planning area while
e future.
Analysis of Community Needs
In orde
entir
plan.
encroachm
locations, inc
crossovers and I
regular JGT transit
also be incorporated in
, a d surveying and engineering study must be made of the
ocus -"'conceptual upgrades proposed in the corridor design
ide~ca~ion of all rights-of-way, identification of existing
ion of traffic routing options for the proposed frontage road
e bicycle/pedestrian movement including the design of safe
of opportunities for funding and implementation. The existing
d possible future transit stops for a tourist-oriented service should
e study to determine how they could fit into the plan.
Recommended Strategies and Actions
Strategy 8.1
Implement the transportation portions of the Key Largo/US-I Corridor Enhancement Plan while
maintaining traffic LOS standards.
57
As of5/24/06
Key Largo Community Master Plan
Action Item 8.1.1: Conduct a detailed survey and engineering study of the conceptual
design corridor plan that incorporates bicycle/pedestrian trail plans and opportunities to
better service existing and planned transit systems.
Action Item 8.1.2: Immediately coordinate with the FDOT to stop all surplus right-of-way
transfers until the County finishes the engineering study and evaluates them
Action Item 8.1.3: FDOT to retain right-of-way or County to secure FDOT right-of-way
where deemed essential for public improvements including f~age roads, bicycle and
pedestrian paths, access and buffer area. ~.
Action Item 8.1.4: Work with the Key Largo Cha
possibility of design and funding of a tourist-orien
connect Community Centers and Focal Areas a I
interest.
ommerce to explore the
Ie service that would
sses and points of
Strategy 8.2
58
As of5/24/06
Key Largo Community Master Plan
10.
;.
~~.
~:_::.~~=_..:,,::;. '"'i ..,.i':~~~~;:-f-i~J',<,:. ,,',,' .~i,i'''~'~'~''''H ,_ ~
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T:'t,"11 ~r-=- _ ~-.. ;"':'. ~:.'!~' 1i; ~~~~';;;i~i_~r:J ~~i~~'1~J!~';-'~~~ ~F-'. ,:-:...':~' '.
'~_.1f"~r_'~:JC"" ,,,',\~ ,,,'f;.;,,~..'\.,;,: ,. -I". ,.--:r~""'" ,," ,".
~; ~ :'c' ,~,' ,:'",.'.c~ "~"'-"-/"/>~"iC-""-y-- '" '..'
~., nf''[.. " ," ;~.;. ,,\",
~\ . .. - ",,""',
tt ' X/ J t~~ =:_.~ > 'i~:,./ /.. ..
'1 ~ ,(
~-,Jt, r ~ .
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.~,"'~ '"', >~ ::. .~, ',/1:',~'~,'::~,~:.,:,.';': .,' -1. -. ~ .
"'" "J.-".' ..':;',:-r
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59
As of5/24/06
Key Largo Community Master Plan
GOAL NINE
PROVIDE ADDITIONAL RESOURCES FOR ENHANCEMENT OF
EXISTING RECREATIONAL FACILITIES, EXPANSION OF ACTIVE
AND PASSIVE LAND-BASED RECREATION OPPORTUNITIES AND
SEEK TO EXPAND PUBLIC SHORELINE ACCESS FOR WATER-BASED
RECREA TIONAL ACTIVITIES FOR ALL AGE GROUPS WITHIN THE
COMMUNITY.
Current Conditions Summary
ea. Three are devoted
and passive use. All
to have numerous
r parks provide
i boating)
as not been
rovide limited
There are six established State and County parks in the
primarily to active recreation and three are oriented towar
but the Garden Cove site are fully developed. Key L
neighborhood parks included within their platted su
open space, limited amenities such as picnic tabl
to members of the areas homeowner's associat n.
inventoried. Several County roadways terminate on tH
public access to the ocean and bay.
ay
nset
Shore
Kay
Road E
Road D
Road F
Canal
Crane
Poinciana
Bonito
S ummerland
The draft Monroe County Parks and Recreation Master Plan recommends the development of
Garden Cove Park with a boat ramp and beach (shoreline) access facilities. Also, development of
the Government and Cultural Center will offer limited park facilities and shoreline access for
residents and tourists within the planning area.
An inventory of community organizations and services such as churches, clubs, athletic
associations, and non-profit groups has not been completed. These entities also offer
supplementary recreational and cultural opportunities to the community.
60
As of5/24/06
Key Largo Community Master Plan
Analysis of Community Needs
Parks. The recommendations of the Monroe County Parks and Recreation Plan should be
implemented including park maintenance and enhancement, better incorporation of State Park
amenities in the planning area by improved connectivity to the community, and identification
and improvement where necessary of neighborhood pocket parks. Community facilities such as
churches, clubs, athletic associations, civic organizations and other such groups should be
identified. The recreational and cultural benefits of these organization the community should
be encouraged.
Strategy 9.1
Water Access. The County will evaluate existing rights-of-w
order to determine the County's waterfront site ownership s
developing any of these sites to public water access sh
inventory of neighborhood parks that provide water
number of residents eligible to join membership
waterfront for public access similar to the Gove
should be completed where possible. With the pre
accessible waterfront to uses such as condominiums a
some sites may be one way to ensure re available pu
means of encouraging businesses to pr ublic water a
implemented.
Recommended Strategies and Actions
the recommendations of the Monroe County Parks and
planning area including improvements to be made at
t and Cultural Center sites.
Action
water ac
Improvemen
and Recreation
ntory and evaluate neighborhood pocket parks, neighborhood
nty roads that terminate at the shoreline. Determine if any
sion is appropriate and how, and program these items into the Parks
ster Plan.
Action Item 9.1.3: Water access shall be preserved and maintained in the public interest.
Prohibit the abandonment of roads that end at the shoreline, including those listed in
Table 6.
Action Item 9.1.4: Identify locations and prioritize land acqUIsItIOn for
"pocket-parks" in neighborhoods, which do not have existing public
recreational facilities within walking distance of the residents being served.
small local
or private
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Key Largo Community Master Plan
Action Item 9.1.5: Coordinate with state and federal agencies, non-profit organizations,
as well as other private and public entities to ensure that passive and active recreational
opportunities are being provided to all users, in conformance with standards adopted by
the American Disabilities Act.
Strategy 9.2
Develop a system that will guide the acquisition, design, and development of county owned
public parks and recreation facilities within the Upper Keys to ensure tlIit the future needs of the
community are being met. ~.
Action Item 9.2.1: Establish a Parks and Recreation Fo
representatives from public and private agencies as
responsible for overseeing parks and recreation d
effective and efficient services.
e Upper Keys, including
sted citizens who are
sure the delivery of
Action Item 9.2.2: Build and foster mea
community to ensure equitable distribution of
to MM 107 planning area.
Action Item 9.2.3: Prioritize dev
of opportunities while accommoda
Action Item 9.2.4:
capital improve
operational su
I funding opportunities to fund
ecreation facilities, services, and
Strategy 9.3
provide adequate accessibility and outdoor
maintaining the sensitive natural and cultural
: Design and establish trail improvements to blend with the natural
environment. rovide improvements and management practices in sensitive habitats
adequate to protect the natural resources.
Action Item 9.3.3: Advocate responsible stewardship of natural resources through the
development of an interpretive education program within passive recreational areas.
Action Item 9.3.4: Prioritize the acquisition of public recreational lands to maximize the
preservation of scenic vistas, undeveloped views, and access to water resources.
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Key Largo Community Master Plan
Action Item 9.3.5: Provide a trail system off the U.S. I corridor, which posted access
points and passive recreational facilities to accommodate appropriate uses that connect
existing and future parks to the greatest extent practical.
Strategy 9.4
Protect and maintain all existing public shoreline access points within the planning area.
Strategy 9.5
Action Item 9.4.1: Identify potential shoreline access
planning area.
the
Action Item 9.4.2: County-owned
abandoned by the county
shall not be
Action Item 9.4.3: Reclaim county-owned pu
Action Item 9.4.4: Identify and post sig
passive sites to identify county ownership and
Action Item 9.4.5: Work with'
public access points within their IT
ovide low-impact amenities at
Make additional shoreli
diverse water-based a
residential commu
and with shoreline access a priority between
I
Co
DEP
the overa
ork and actIvIty with other agencies and groups,
to t lorida Keys Overseas Paddling Trail Program, Monroe
es, ational Oceanic and Atmospheric Administration and the
tion and Parks, to further ensure harmony and consistency with
d preservation of beaches and shoreline within the county.
. Investigate amendment of the MCC and develop programs to work
sector to acquire, maintain and improve shoreline access for the public.
Action Item 9.5.4: Implement appropriate mechanisms for regulating boating activities
located within 300 feet of county owned public land with shoreline access in order to
provide appropriate location for diverse water-based recreation activities and to ensure
public safety and environmental protection.
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Key Largo Community Master Plan
Fiscal Implication and Anticipated Capital Improvements Projects
The Parks and Recreation element outlines potential capital improvement projects, from the
acquisition of pocket parks to the improvement to existing facilities and shoreline access points.
However, to determine costs of the proposals outlined in the plan, the types of facilities the
community wants must first be determined. The ongoing Parks and Recreation Master Plan
process will shed some light on what improvements or acquisitions need to take place, but until
the time that specific projects are identified, a cost estimate is not possible.
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Key Largo Community Master Plan
11.
COMMUNITY FACILITIES ELEMENT
A
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65
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Key Largo Community Master Plan
GOAL TEN
PROVIDE ADEQUATE PUBLIC FACILITIES TO SERVE THE EXISTING
AND FUTURE NEEDS OF THE PLANNING AREA.
Current Conditions Summary
Sanitary Sewer. The treatment of sewage and the disposal of wastewater within the study have
historically been accomplished either through on-site treatment and disposal using septic tanks or
through intermediate sized, privately-owned wastewater treat~ackage plants. The
Comprehensive Plan requires that sewage treatment in the F aa ~ys meet Advanced
Wastewater Treatment (A WT) criteria in the Keys by 201 Key Largo Wastewater
Treatment District is currently planning and installing tral ewater collection and
treatment services that are expected to meet A WT standar 0 010.
· Service Area - The planning ar
Key Largo Elementary/Middle (
Largo but located in Islamorada 0
- While overall use at the facility has declined, increased
ion (DOE) land requirements have not been met. An additional
f school space is needed to comply with DOE requirements, but there
ts at the elementary school that limit options for expansion.
Schools. The Monroe County School Board o~
throughout the entire Florida Keys. The status 0
below from the 2004 Monroe County Public Fac iti
· Largo Elementary/Middle is
ents.
· student population of Key Largo
Shores High School has 792 students.
· student population was 1,310, the elementary
lation has declined, and this trend is expected to continue.
school student population rose. This rise was not in
of the student population. The School Board's student
entify any significant change in student populations.
· Planne
Departmen
43,100 square
are site constr
Potable Water. The Florida Keys Aqueduct Authority (FKAA) is the provider of potable water
in Monroe County. The FKAA system uses the Biscayne Aquifer as a groundwater supply from
wellfields located west of Florida City, which is located north of Key Largo.
According to the Monroe County Public Facilities Capacity Assessment Report (2004), potable water
is provided through a 36- inch diameter pipeline in the planning area. Although countywide demand
for potable water increased in the last reporting year by 2%, the report confirms that excess supply is
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Key Largo Community Master Plan
available in the current SFWMD consumptive use permit to accommodate anticipated increase in
demand. The FKAA has a long range capital improvement plan for both the distribution and
transmission systems which is expected to provide the needed resources for the planning horizon.
· Service Area. The entire planning area is served by the Florida Keys Aqueduct Authority.
· Existing Capacity. The FKAA water use permit allows for a maximum of 19.93 MGD
average daily withdrawal and a 23.79 MGD maximum daily withdrawal to the Florida
Keys.
and a
· Existing Service. In 2003, the FKAA distributed
maximum of 22.2 MGD to the Florida Keys.
· Projected Demands. The FKAA 2004 projectio
17.57 MGD and a maximum daily withdrawal
age withdrawal of
Keys.
Fire and Rescue Services. Public safe
community protection and safety. The follo
· Planned Improvements. The FKAA has
distribution and transmission systems retro I
Portions of these projects include planned subdi
in the planning area to remove g anized piping.
. s include ~cal services needed for
e provi'-
service to all of the
.
e rate has been dropping in the Florida Keys
emer
hurrican
Largo as
Church serve
y Largo Volunteer Fire Rescue, located at MM
ve tH ning area.
t S~ (EMS). Monroe County's Emergency Management
ves):~::-'central public information source for any planning area
oordinator in disaster situations. One major function of EMS is
and emergency evacuation of residents. EMS has designated Key
Zone #6. Key Largo Elementary School and St. Justin Catholic
ergency evacuation shelters for Category I and 2 storms.
.
Analysis of Community Needs
A review of the existing KL- LCP planning area conditions and the 2004 Monroe County Public
Facilities Capacity Assessment report identifies the following trends:
· The County's school student population has been decreasing over the past five years. The
demand for public school facilities does not appear to be generated by increasing
population as projections of student populations remain constant and overall population
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Key Largo Community Master Plan
age rises. However, the need for improved facilities to meet Department of Education
requirements has been documented within the planning area.
· The County's functional population (permanent and seasonal residents) has increased by
3.5% over the past five years. With this increase, the potable water demand for the
County has increased by 21 % over the past five years. The trend for additional water
consumption needs to be reviewed to promote reduced consumption and conservation
measures.
· A public sanitary sewer system will continue to be needed a
Wastewater Master Plan.
,luded in the Sanitary
· The Fire Marshall identified the need for increased
throughout the planning area.
Recommended Strategies and Actions
Strategy 10.1
Supplement the annual public facilities
a section detailing the status of facilities
Strategy 10.2
As part of development
implementation of p c
facilities according
Action Item 10. : Identify necessary fire well and hydrant location during constrnction
plan review a a make necessary fire wells and hydrants a requirement of constrnction
plan and building permit approval.
Action Item 10.2.4: Continue the program of the Fire rescue Services to inspect salt
water wells annually to determine continuing suitability as a supply of water for fire
suppression. Order repair or replacement of fire wells as necessary.
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Key Largo Community Master Plan
Strategy 10.3
Ensure that new and expanded public facilities are constrncted 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 and
schools/community facilities.
Action Item 10.3.1: Install a sanitary sewage treatment system in accordance with the
Monroe County Sanitary Wastewater Master Plan. Componen ay include centralized
or cluster facilities for collection and treatment, all of w 11 be developed on
disturbed and/or scarified uplands or in existing rights- y. The projected sewage
treatment requirements for the planning area should . ed and confirmed to be
consistent with the final development plan adopted p aster Plan.
Action Item 10.3.2: Allow installation of st
with the Monroe County Stormwater Man
for centralized collection and treatment s
uplands or in existing rights-of-way.
s in accordance
. . ti installed
or scarified
Fiscal Implications and Anticipated
ounty over the 20 year
to th lanning area. According to
eral "hot spots" identified for
Key L Wastewater Treatment District is
service to the planning area.
o Fire Station at MM 107.
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Key Largo Community Master Plan
12.
;.
~~.
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,.~ " I i-l' ,. "lrJ:..'f':" "'CO?'Y[ 11 1 '. ~.'
T:'t,"11 ~r-=- _ ~-.. ;"':'. ~:.'!~' 1i; ~~~~';;;i~i_~r:J ~~i~~'1~J!~';-'~~~ ~F-'. ,:-:...':~' '.
'~_.1f"~r_'~:JC"" ,,,',\~ ,,,'f;.;,,~..'\.,;,: ,. -I". ,.--:r~""'" ,," ,".
~; ~ :'c' ,~,' ,:'",.'.c~ "~"'-"-/"/>~"iC-""-y-- '" '..'
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7' 'T'; <"L 1 1r: {"Ii'. / .-
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70
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Key Largo Community Master Plan
GOAL ELEVEN
CONTINUE TO SUPPORT THE LOCALIZED SENSE OF COMMUNITY,
WHICH ENCOURAGES CITIZEN INVOLVEMENT, IMPLEMENTATION
AND MONITORING OF THE MASTER PLAN FOR KEY LARGO.
Current Conditions Summary
The Key Largo LCP process included extensive public involvem~t through newsletters,
interview, press releases and workshops. Many of the ideas expre~d the resulting goals
formulated will take continued direct involvement from the comm y to ~ able implemented.
Analysis of Community Needs
Strategy 11.1
le~ and the status ofpuhlic
Recommended Strategies and Actions
Provide updates to the community on all as
projects in the planning area
eakers to civic and service organizations to
the anning Commission on project proposals within the Key
ially on the US-I corridor.
e Board of County Commissioners shall appoint five to seven
s to include representatives from the business community, the general
citizenry, and sign professionals to serve as volunteers reviewing and commenting on
plans for projects and improvements within the planning area.
Action Item 11.2.2: The County shall provide administrative support for the committee
and all business of the committee shall be conducted in accordance with County and State
law regarding conduct of public business.
Strategy 11.3
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Key Largo Community Master Plan
Develop a detailed staff work program to implement the Key Largo Livable CommuniKeys
Master Plan.
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