Item L6 #EAR Table of Contents Monroe County 2010 Comprehensive Plan
Evaluation and Appraisal Report
Evaluation and Appraisal Report
Monroe County, Florida
TABLE OF CONTENTS
ITEM PAGE
INTRODUCTION ..................................................................................................................I-1
CHAPTER 1: PUBLIC INVOLVEMENT PROCESS.................................................................1-1
CHAPTER 2: COMMUNITY-WIDE ASSESSMENT ...............................................................2-1
CHAPTER 3:ASSESSMENT OF COMPREHENSIVE PLAN ELEMENTS .................................3-1
Future Land Use Element...........................................................................................................1
Conservation and Coastal Management............................................................................12
Traffic Circulation Element....................................................................................................17
MassTransit................................................................................................................................19
Ports,Aviation and Related Facilities................................................................................20
HousingElement........................................................................................................................23
PotableWater Element............................................................................................................24
SolidWaste..................................................................................................................................26
SanitarySewer............................................................................................................................29
Drainage.......................................................................................................................................32
Natural Groundwater Aquifer Recharge Element.........................................................34
Recreation and Open Space Element..................................................................................35
Intergovernmental Coordination Element.......................................................................37
Capital Improvements Element............................................................................................38
Cultural Resources Element...................................................................................................39
Table of Contents i Evaluation and Appraisal Report
October 2011 Keith and Schnars,P.A.
Monroe County 2010 Comprehensive Plan
Evaluation and Appraisal Report
CHAPTER 4: MAJOR ISSUES ANALYSIS.............................................................................4-1
I. County-wide Visioning and Planning (2 Issue Statements) ....................2
Issue Statement#1: Capitalize upon and protect the uniqueness
(sense of place) of the various communities within the planning areas;
implement the recommendations within the existing visioning plans.....................2
Background...................................................................................................................................................2
Analysis...........................................................................................................................................................2
PolicyFramework.......................................................................................................................................3
Strategies........................................................................................................................................................3
Issue Statement#2:Promote Attractive, Well-Planned Development
Adjacent to Services, and Existing Commercial"Hubs; with an emphasis
onredevelopment.........................................................................................................................4
Issue Category#2(a):Floor Area Ratios(FAR)..................................................................4
Background...................................................................................................................................................4
Analysis...........................................................................................................................................................4
PolicyFramework.....................................................................................................................................14
Strategies......................................................................................................................................................14
Issue Category#2(b):Redevelopment Incentives..........................................................15
Background.................................................................................................................................................15
Analysis.........................................................................................................................................................15
PolicyFramework.....................................................................................................................................17
Strategies......................................................................................................................................................17
Issue Category 2(c):Discouragement of Density Increases........................................19
Background.................................................................................................................................................19
Analysis.........................................................................................................................................................19
PolicyFramework.....................................................................................................................................19
Strategies......................................................................................................................................................19
Issue Category#2 (d):Impact of Outside jurisdictional Constraints......................20
Background.................................................................................................................................................20
Analysis.........................................................................................................................................................20
PolicyFramework.....................................................................................................................................20
Strategies......................................................................................................................................................20
Table of Contents ii Evaluation and Appraisal Report
October 2011 Keith and Schnars,P.A.
Monroe County 2010 Comprehensive Plan
Evaluation and Appraisal Report
Issue Category#2(e):Development of a Commercial Land Use
DistrictCategory........................................................................................................................21
Background.................................................................................................................................................21
Analysis.........................................................................................................................................................21
PolicyFramework.....................................................................................................................................21
Strategies......................................................................................................................................................21
11. ECONOMIC$USTAINABILITY ................................................................................... 22
Issue Statement.Promote economic sustainability, in a manner
consistent with environmental stewardship, with a special focus upon existing
businesses....................................................................................................................................22
Background.................................................................................................................................................22
Analysis.........................................................................................................................................................23
PolicyFramework.....................................................................................................................................45
Strategies......................................................................................................................................................46
111. Land Use/Mobility............................................................................................ 49
Issue Statement#1:Promote Attractive, Well-Planned Development
Adjacent to Services and Existing Commercial "Hubs" with an emphasis
onredevelopment......................................................................................................................49
Issue Category#1(a):Locations for Fire Stations5l
Background.................................................................................................................................................51
Analysis.........................................................................................................................................................51
PolicyFramework.....................................................................................................................................51
Strategies......................................................................................................................................................51
Issue Category#1(b): Compliance with Section 380.0552(7)(j),
FloridaStatutes.........................................................................................................................................52
Background.................................................................................................................................................52
Analysis.........................................................................................................................................................52
PolicyFramework.....................................................................................................................................52
Strategies......................................................................................................................................................52
Table of Contents iii Evaluation and Appraisal Report
October 2011 Keith and Schnars,P.A.
Monroe County 2010 Comprehensive Plan
Evaluation and Appraisal Report
Issue Statement#2: The County Should Meet or Exceed Hurricane
Evacuation Requirements as required by State law.....................................................53
Background.................................................................................................................................................53
Analysis.........................................................................................................................................................53
PolicyFramework....................................................................................................................................53
Strategies.....................................................................................................................................................61
Issue Statement#3:Support Historic Preservation......................................................62
Background.................................................................................................................................................62
Analysis.........................................................................................................................................................62
PolicyFramework....................................................................................................................................63
Strategies.....................................................................................................................................................72
Issue Statement#4:Assure Continued Public Waterfront Access;
Protect and Expand Water Dependent/Water Related Uses..................................... 73
Background.................................................................................................................................................73
Analysis.........................................................................................................................................................73
PolicyFramework.....................................................................................................................................85
Strategies.....................................................................................................................................................88
Issue Statement#5:Increase Availability and Use ofAlternative Modes of
Transportation...........................................................................................................................89
Background.................................................................................................................................................89
Analysis.........................................................................................................................................................89
PolicyFramework.................................................................................................................................111
Strategies..................................................................................................................................................113
IV. NATURAL RESOURCE PROTECTION......................................................................114
Issue Statement#1:Preserve and protect natural resources,
including water, habitat and species...............................................................................114
Overall Background114
Issue Category 1(a):Potable Water Supply and Water Conservation..................116
Background 116
Analysis......................................................................................................................................................116
PolicyFramework.................................................................................................................................117
Strategies..................................................................................................................................................121
Table of Contents iv Evaluation and Appraisal Report
October 2011 Keith and Schnars,P.A.
Monroe County 2010 Comprehensive Plan
Evaluation and Appraisal Report
Issue Category#1(b):Habitat and Species Protection...............................................122
Background..............................................................................................................................................122
Analysis......................................................................................................................................................122
PolicyFramework..................................................................................................................................134
Strategies...................................................................................................................................................14 9
Issue Category#1(c): Wetlands..........................................................................................153
Background..............................................................................................................................................153
Analysis......................................................................................................................................................153
PolicyFramework..................................................................................................................................157
Strategies...................................................................................................................................................16 7
Issue Category#1(d):Land Acquisition...........................................................................169
Background..............................................................................................................................................169
Analysis......................................................................................................................................................169
PolicyFramework..................................................................................................................................171
Strategies...................................................................................................................................................176
Issue Category#1(e):Habitat Conservation Plan for Big Pine and
No-Name Keys...........................................................................................................................177
Background..............................................................................................................................................177
Analysis......................................................................................................................................................177
PolicyFramework..................................................................................................................................180
Strategies...................................................................................................................................................185
Issue Category#1(f): - Water Quality..............................................................................186
Background..............................................................................................................................................186
Analysis......................................................................................................................................................188
PolicyFramework..................................................................................................................................205
Strategies...................................................................................................................................................211
Issue Category#1(g):Numeric-Nutrient Criteria Rule..............................................212
Background..............................................................................................................................................212
Analysis......................................................................................................................................................212
PolicyFramework..................................................................................................................................214
Strategies...................................................................................................................................................214
Table of Contents v Evaluation and Appraisal Report
October 2011 Keith and Schnars,P.A.
Monroe County 2010 Comprehensive Plan
Evaluation and Appraisal Report
Issue Category#1(h): Solid Waste....................................................................................215
Background..............................................................................................................................................215
Analysis......................................................................................................................................................215
PolicyFramework..................................................................................................................................219
Strategies...................................................................................................................................................222
Issue Category#1(i): Marine and Terrestrial Litter..................................................223
Background..............................................................................................................................................223
Analysis......................................................................................................................................................223
PolicyFramework..................................................................................................................................223
Strategies...................................................................................................................................................224
Issue Category#1(j):Invasive Animals...........................................................................225
Background..............................................................................................................................................225
Analysis......................................................................................................................................................225
PolicyFramework..................................................................................................................................225
Strategies...................................................................................................................................................225
Issue Statement#2: Complete Wastewater and Drainage Upgrades .................226
Issue Category#2(a): Wastewater....................................................................................226
Background..............................................................................................................................................226
Analysis......................................................................................................................................................226
PolicyFramework..................................................................................................................................232
Strategies...................................................................................................................................................241
Issue Category#2(h):Stormwater....................................................................................242
Background..............................................................................................................................................242
Analysis......................................................................................................................................................244
PolicyFramework..................................................................................................................................245
Strategies...................................................................................................................................................251
V. CLIMATE CHANGE/HAZARD ..................................................................................252
Issue Statement.Monroe County should support and promote "green"initiatives;
address climate change;and develop and implement
hazard mitigation/adaptation practices........................................................................252
Background..............................................................................................................................................252
Analysis......................................................................................................................................................252
PolicyFramework..................................................................................................................................270
Strategies...................................................................................................................................................270
Table of Contents vi Evaluation and Appraisal Report
October 2011 Keith and Schnars,P.A.
Monroe County 2010 Comprehensive Plan
Evaluation and Appraisal Report
VI. Public Facilities Funding..............................................................................275
Issue Statement.Assure adequate capital funding to complete necessary
improvements or purchase lands for conservation or affordable housing
purposes.....................................................................................................................................275
Background..............................................................................................................................................275
Analysis......................................................................................................................................................276
PolicyFramework..................................................................................................................................282
Strategies...................................................................................................................................................287
VII. AFFORDABLE HOUSING.......................................................................................288
Issue Statement.Promote the development of affordable, attainable and
senior living housing that is well-planned, attractive and energy efficient.......288
Background..............................................................................................................................................288
Analysis......................................................................................................................................................289
PolicyFramework..................................................................................................................................321
Strategies...................................................................................................................................................327
VIII. Public Involvement/Information ..........................................................328
Issue Statement.Promote robust public involvement and information
sharing regarding land use issues throughout the planning and
development process..............................................................................................................328
Background..............................................................................................................................................328
Analysis......................................................................................................................................................328
PolicyFramework..................................................................................................................................329
Strategies...................................................................................................................................................331
IX. Intergovernmental Coordination ...........................................................332
Issue Statement:Provide effective and efficient intergovernmental,
interdepartmental and interagency coordination......................................................332
Issue Category(a):Intergovernmental Coordination 332
Background..............................................................................................................................................332
Analysis......................................................................................................................................................332
PolicyFramework..................................................................................................................................332
Strategies...................................................................................................................................................347
Table of Contents vii Evaluation and Appraisal Report
October 2011 Keith and Schnars,P.A.
Monroe County 2010 Comprehensive Plan
Evaluation and Appraisal Report
Issue Category(b):Interdepartmental Data Sharing and Development
Review 351
Background.........................................................................................................................................351
Analysis.................................................................................................................................................351
PolicyFramework.............................................................................................................................351
Strategies.............................................................................................................................................352
Issue Category(c):FKAA Supply ofAdequate Water Pressure for
Fire Service 353
Background.........................................................................................................................................353
Analysis.................................................................................................................................................354
PolicyFramework....................................................................................................................................355
Strategies.....................................................................................................................................................355
Issue Category(d):Florida Keys Carrying Capacity Study and Model...............356
Background.........................................................................................................................................356
Analysis.................................................................................................................................................356
PolicyFramework.............................................................................................................................357
Strategies.............................................................................................................................................358
CHAPTER 5: SPECIAL TOPICS.......................................................................................5-1
SchoolConcurrency........................................................................................................................... 1
WaterSupply Planning..................................................................................................................... 3
CoastalHigh-Hazard Area...............................................................................................................4
Compatibility with Military Installations.................................................................................. 7
Transportation Concurrency......................................................................................................... 8
CHAPTER 6: ASSESSMENT OF CHANGES TO FLORIDA STATUTES,ADMINISTRATIVE
RULES,STATE AND REGIONAL PLANS [163.3191(2)(F)] ..........................................6-1
Introduction.................................................................................................................1
Changes to Chapter 163, F.S....................................................................................1
Table of Contents viii Evaluation and Appraisal Report
October 2011 Keith and Schnars,P.A.
Monroe County 2010 Comprehensive Plan
Evaluation and Appraisal Report
LIST OF TABLES
TABLE PAGE
TABLE 1: UNINCORPORATED FUNCTIONAL POPULATION DISTRIBUTION BY SUB-AREA...................2-6
TABLE 2: UNINCORPORATED FUNCTIONAL POPULATION SERIES.......................................................2-4
TABLE 3: EXISTING LAND USE BY PLANNING AREA(ACRES).................................................................2-5
TABLE 4: FUTURE LAND USE ACREAGE DISTRIBUTION..........................................................................2-6
TABLE 5: VACANT LAND BY TIER AND PLANNING AREA.........................................................................2-8
TABLE 6: UNDER CONSTRUCTION.........................................................................................................2-0
TABLE 7: UNDER CONSTRUCTION.........................................................................................................2-0
TABLE 8: UNDER CONSTRUCTION.........................................................................................................2-0
TABLE 9: FLOOR AREA RATIO BY FUTURE LAND USE DISTRICT.....................................................4-13
TABLE 10: MONROE COUNTY EMPLOYMENT BY INDUSTRY...............................................................4-24
TABLE 11: VISITORS TO THE FLORIDA KEYS BY TYPE AND LOCATION..............................................4-29
TABLE 12: FLORIDA KEYS HURRICANE EVACUATION MODEL(MILLER MODEL)
SUMMARYRESULTS.................................................................................................. .............................4-56
TABLE 13: 2006 SOUTH FLORIDA REGIONAL HURRICANE EVACUATION STUDY,
SUMMARYRESULTS.................................................................................................. .............................4-57
TABLE 14: PUBLIC ACCESS FACILITIES SUMMARY.................................................. .............................4-82
TABLE 15: COASTAL ROADS AND FACILITIES PROVIDING SCENIC OVERLOOK.....................................4-84
TABLE 16: DADE-MONROE EXPRESS(ROUTE#301) SOUTHBOUND SCHEDULE...................................4-92
TABLE 17: U.S. 1 CORRIDOR MONROE COUNTY BUS PASSENGER SHELTERS AS OF JUNE 2011..............4-93
TABLE 18: LOWER KEYS SHUTTLE BUS STOP SHELTERS...........................................................................4-99
TABLE 19: KWDOT TRANSIT PERFORMANCE INDICATORS...............................................................4-100
TABLE 20: KWDOT TRANSIT ANNUAL RIDERSHIP FORECASTS,2010-2020 .................................4-102
TABLE 21: INTERCITY TRANSIT LEVEL OF SERVICE THRESHOLDS....................................................4-102
TABLE 22: MONROE COUNTY INTERCITY(MDT AND KWDOT)TRANSIT LEVEL OF SERVICE............4-103
TABLE 23: SERVICE FREQUENCY LEVEL OF SERVICE FOR PARATRANSIT SERVICE............................4-105
TABLE 24: THE GUIDANCE/CARE CENTER,INC.TRANSPORTATION SCHEDULE................................4-108
TABLE 25: MIDDLE KEYS TRANSPORTATION FARES PER ONE-WAY TRIP.............. ..........................4-109
TABLE 26: 5-YEAR FORECAST OF TD POPULATION IN MONROE COUNTY, 2008-2010.................4-110
TABLE 27: 1985 FDEP OFW WATER QUALITY DATA............................................ ..........................4-188
TABLE 28: 1999 BASELINE NUTRIENT CONCENTRATIONS..............................................................4-188
TABLE 29: MONROE COUNTY BEACH ADVISORIES AND CLOSINGS(2001) ..........................................4-193
TABLE 30: AVERAGE RATES OF HISTORICAL SEAL LEVEL RISE...............................................................4-262
TABLE 31: IMPACT FEE REVENUES,DETAILED BY FUND,2000-2010................................................4-281
TABLE 32: IMPACT FEE REVENUE PROJECTIONS,DETAILED BY FUND..............................................4-282
TABLE 33: HISTORIC MEDIAN HOUSING VALUE FOR MONROE COUNTY............................................4-291
TABLE 34: QUALIFYING INCOMES FOR SINGLE INCOME PROVIDER(40 HOURS)..............................4-292
TABLE 35: QUALIFYING INCOMES FOR MARRIED OR DOMESTIC PARTNERSHIP
Table of Contents ix Evaluation and Appraisal Report
October 2011 Keith and Schnars,P.A.
Monroe County 2010 Comprehensive Plan
Evaluation and Appraisal Report
HOUSEHOLDS (60 HOURS).................................................................................................................4-293
TABLE 36: TENANT MAXIMUM RENTAL RATES FOR SINGLE INCOME PROVIDER...............................4-293
TABLE 38: MAXIMUM SELLING PRICE FOR AFFORDABLE UNITS IN 2010........................................4-293
TABLE 39: DISTRIBUTION OF OWNER-OCCUPIED HOUSING BY VALUE,2000..............................4-294
TABLE 40: DISTRIBUTION OF OWNER-OCCUPIED HOUSING BY VALUE, 1990.............................4-295
TABLE 41: MORTGAGE STATUS AND SELECTED MONTHLY OWNER COSTS,UNINCORPORATED
MONROECOUNTY,2000...................................................................................................................4-296
TABLE 42: MORTGAGE STATUS AND SELECTED MONTHLY OWNER COSTS
MONROECOUNTY, 1990...................................................................................................................4-297
TABLE 43: NON-MORTGAGED STATUS AND SELECTED MONTHLY OWNER COSTS,
UNINCORPORATED MONROE COUNTY, 2000...................................................................................4-297
TABLE 44: DISTRIBUTION OF RENTER OCCUPIED UNITS BY CONTRACT RENT RANGE, 2000.....4-298
TABLE 45: DISTRIBUTION OF RENTER OCCUPIED UNITS BY CONTRACT RENT RANGE, 1990.....4-298
TABLE 46: RENT-TO-INCOME FOR RENTER-OCCUPIED UNITS, 1999 ..........................................4-299
TABLE 47: RENT-TO-INCOME FOR RENTER-OCCUPIED UNITS, 1989 ..........................................4-300
TABLE 48: MONTHLY OWNER COST BY INCOME, 1999.................................................................4-300
TABLE 49: SUBSIDIZED HOUSING DEVELOPMENTS,2010.............................................................4-306
TABLE SO: SECTION 8 SUBSIDIZED HOUSING DEVELOPMENTS, 2010...........................................4-306
TABLE 51: MOBILE HOME PARKS....................................................................................................4-308
TABLE 52: ESTIMATED NUMBER OF HOUSEHOLDS NEEDING AFFORDABLE HOUSING
BY INCOME LEVEL-LOWER KEYS PLANNING AREA.........................................................................4-310
TABLE 53: ESTIMATED NUMBER OF HOUSEHOLDS NEEDING AFFORDABLE HOUSING
BY INCOME LEVEL-MIDDLE KEYS PLANNING AREA .......................................................................4-311
TABLE 54: ESTIMATED NUMBER OF HOUSEHOLDS NEEDING AFFORDABLE HOUSING BY INCOME
LEVEL-UPPER KEYS PLANNING AREA.............................................................................................4-313
TABLE 55: PERMANENT POPULATION COST BURDENED HOUSEHOLDS 2010-2030..................4-314
TABLE 56: PERMANENT POPULATION COST BURDENED HOUSEHOLDS 2010-2030
-LOWER KEYS PLANNING AREA .......................................................................................................4-315
TABLE 57: PERMANENT POPULATION COST BURDENED HOUSEHOLDS 2010-2030
-MIDDLE KEYS PLANNING AREA .....................................................................................................4-316
TABLE 58: PERMANENT POPULATION COST BURDENED HOUSEHOLDS 2010-2030
-UPPER KEYS PLANNING AREA........................................................................................................4-317
TABLE 59: DWELLING UNITS BY TYPE, 2010-2030....................................................................4-318
TABLE 60: AFFORDABLE MAXIMUM MONTHLY RENTAL RATES PER AMI PROJECTIONS
2015-2030 ......................................................................................................................................4-319
TABLE 61: AFFORDABLE MAXIMUM SELLING PRICE 2015-2030................................................4-320
TABLE 62: FIRE PROTECTION PARAMETERS FOR SELECTED DISTRIBUTION SYSTEMS
THROUGHOUT THE KEYS...................................................................................................................4-354
Table of Contents x Evaluation and Appraisal Report
October 2011 Keith and Schnars,P.A.
Monroe County 2010 Comprehensive Plan
Evaluation and Appraisal Report
LIST OFFIGURES
FIGURE PAGE
FIGURE 1: SHARE OF EMPLOYMENT BY SECTOR 1980-2010.............................................................4-5
FIGURE 2: SHARE OF EMPLOYMENT BY SECTOR 1980-2010..........................................................4-25
FIGURE 3: NET CHANGE IN SHARE OF EMPLOYMENT BY TYPE 1980-2010 ....................................4-27
FIGURE 4: MONROE COUNTY HOTEL ROOM INVENTORY....................................................................4-30
FIGURE 5: AGE OF HOTEL/MOTEL STRUCTURES,UNIN.MONROE COUNTY........................................4-30
FIGURE 6: MONROE COUNTY MONTHLY HOTEL OCCUPANCY.............................................................4-33
FIGURE 7: PLEASURE BOAT LICENSES IN MONROE COUNTY...............................................................4-35
FIGURE H: COMMERCIAL FISHING INDUSTRY-MONROE COUNTY........................................................4-36
FIGURE 9: KEYS PLANNING AREA MAPS.............................................................................................4-39
FIGURE 10: BLUE AND GREEN SHUTTLE BUS ROUTES,CURRENT ROUTE MAP.....................................4-94
FIGURE 11: ORANGE AND RED SHUTTLE BUS ROUTES,CURRENT ROUTE MAP....................................4-95
FIGURE 12: SEA LEVEL RISE PREDICTIONS........................................................................................4-263
FIGURE 13:UNIFIED SEA LEVEL RISE PROJECTIONS OF THE SOUTHEAST REGIONAL
CLIMATE COMPACT........... .................................................................................................................4-264
APPENDICES
1 -SCOPING MEETING INVITATION
2 - LETTER OF UNDERSTANDING
3 - DATE CERTAIN POLICY ASSESSMENT MATRIX
4 - ECONOMIC TRENDS AND OPPORTUNITIES REPORT
5 -ASSESSMENT OF CHANGES TO FLORIDA STATUTES MATRIX
Table of Contents xi Evaluation and Appraisal Report
October 2011 Keith and Schnars,P.A.