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Item Q13BOARD OF COUNTY COMMISSIONERS AGENDA ITEM SUMMARY Meeting Date: February 20, 2008 Division: Growth Management Bulk Item: Yes No X Department: Staff Contact: Lisa Tennyson AGENDA ITEM WORDING: A public hearing to consider transmittal of a proposed amendment to the 2010 Monroe County Comprehensive Plan amending the text of the Educational FLUM category; amending policies 101.4.11 and 101.4.21; and allocating residential density to the Education Future Land Use Category. ITEM BACKGROUND: There is an unmet need for housing for teachers and other workforce personnel in Monroe County. Florida Statute Sec. 1001.43(12) provides for housing on school properties for teachers and other district personnel. The Monroe County Comprehensive Plan needs to be amended to implement the statute and provide density for residential use. ................ PREVIOUS RELEVANT BOCC ACTION: None CONTRACT/AGREEMENT CHANGES: None STAFF RECOMMENDATIONS: Approval of Option Two (2) TOTAL COST: N/A COST TO COUNTY: BUDGETED: Yes No SOURCE OF FUNDS: REVENUE PRODUCING: Yes _ No x AMOUNT PER MONTH Year APPROVED BY: County Atty X OMB/Purchasing Risk Management DOCUMENTATION: Included X Not Required DISPOSITION: AGENDA ITEM # Revised 11106 RESOLUTION NO. -2008 A RESOLUTION BY THE MONROE COUNTY BOARD OF COUNTY COMMISSIONERS TRANSMITTING TO THE DEPARTMENT OF COMMUNITY AFFAIRS AN ORDINANCE AMENDING POLICIES APPLICABLE TO THE EDUCATIONAL FUTURE LAND USE CATEGORY OF THE MONROE COUNTY YEAR 2010 COMPREHENSIVE PLAN WHEREAS, the Board of County Commissioners held a public hearing on February 20, 2008, 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 fact: WHEREAS, the Board of County Commissioners makes the following findings of 1. The Planning Commission held a public hearing on January 8, 2008, and made recommendations to the Monroe County Board of County Commissioners regarding the ordinance that is the subject of this transmittal to the Florida Department of Community Affairs. 2. The proposed ordinance adopting changes to the Monroe County Year 2010 Comprehensive Plan will further and facilitate the programs and plans of the Monroe County School District and also further and complement the County's efforts to provide affordable and workforce housing for all residents of the Florida Keys. NOW BE IT RESOLVED BY THE BOARD OF COUNTY COMMISSIONERS OF MONROE COUNTY, FLORIDA: Section 1. The Board of County Commissioners does hereby adopt the recommendation of the Planning Commission to amend the Monroe County Year 2010 Comprehensive Plan. Section 2. The Board of County Commissioners does hereby transmit the proposed amendment to the Florida Department of Community Affairs for review and comment in accordance with the provisions of Sections 163.3184 and 380.0552, Florida Statutes. Section 3. The Monroe County staff is given the authority to prepare and submit the required transmittal letter and supporting documents for the proposed amendment in accordance with the requirement of 9J-11.0006 of the Florida Administrative Code. 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 20th day of February, A.D., 2008. Mayor Charles "Sonny" McCoy Mayor Pro Tem Mario Di Gennaro Commissioner Sylvia Murphy Commissioner George Neugent Commissioner Dixie Spehar BOARD OF COUNTY COMMISSIONERS OF MONROE COUNTY, FLORIDA FIR (SEAL) CHARLES "SONNY" McCOY, MAYOR ATTEST: DANNY L. KOLHAGE, CLERK DEPUTY CLERK APPROVED AS TO FORM: County Attorney MONROE COUNTY ATTORNEY APPROVED ASQ FORM 2 OPTION ONE (1) ORDINANCE NO. -2008 AN ORDINANCE BY THE MONROE COUNTY BOARD OF COUNTY COMMISSIONERS AMENDING THE TEXT OF THE EDUCATIONAL FLUM CATEGORY; AMENDING POLICIES 101.4.11 AND 101.4.21 OF THE MONROE COUNTY YEAR 2010 COMPREHENSIVE PLAN; ALLOWING FOR AFFORDABLE, EMPLOYEE, AND WORKFORCE HOUSING ON SCHOOL DISTRICT PROPERTY AND ALLOCATING RESIDENTIAL DENSITY TO THE EDUCATION (E) FUTURE LAND USE CATEGORY; PROVIDING FOR SEVERABILITY AND REPEAL OF INCONSISTENT PROVISIONS; PROVIDING FOR TRANSMITTAL TO THE DEPARTMENT OF COMMUNITY AFFAIRS AND THE SECRETARY OF STATE; PROVIDING AN EFFECTIVE DATE WHEREAS, § 1001.43(12), FS provides for a district school board to use portions of school sites for affordable housing for teachers and other district personnel independently or in conjunction with other agencies; and WHEREAS, the Monroe County Year 2010 Comprehensive Plan Technical Document Housing Element 7.0 projected the number of housing units needed for resident households to be 7,093 dwelling units for "Very Low" income households, 5,320 dwelling units for "Low" income households, and an additional 5,528 dwelling units needed for "Moderate" income households (p. 7-24); and WHEREAS, the Monroe County Year 2010 Comprehensive Plan Technical Document Housing Element 7.0 states that the public sector can provide for a variety of densities which can increase the flexibility of the private sector to provide affordable housing in more situations" (p. 7-33); and WHEREAS, the Monroe County Year 2010 Comprehensive Plan Technical Document Housing Element 7.0 states that "current conditions and projected demands in Monroe County make it appropriate to explore innovative means such as planned unit developments and cluster construction configuration to maximize utilization of scarce land resources in Monroe County" (p. 7-32); and WHEREAS, the Monroe County Year 2010 Comprehensive Plan Technical Document Housing Element 7.0 confirms that "land prices in Monroe County represent a higher proportion of total development costs than in any other part of Florida" (p. 7-3 3); and WHEREAS, the Monroe County Year 2010 Comprehensive Plan Technical Document Housing Element 7.0 directs consideration of housing; strategy guidelines, OPTION ONE (1) including providing "[a] variety of residential densities" in order "to encourage the private sector to construct a variety of housing unit types" (p. 7-36); and WHEREAS, the Monroe County Year 2010 Comprehensive Plan Goal 101 directs the County to "manage future growth to enhance the quality of life, ensure the safety of County residents and visitors, and protect valuable natural resources "; and WHEREAS, the Monroe County Year 2010 Comprehensive Plan Objective 101.12 directs the County to "ensure that sufficient acreage is available for utilities and public facilities, including education and public health facilities, required to support proposed development and redevelopment"; and WHEREAS, the Monroe County Year 2010 Comprehensive Plan Goal 601 directs the County to "adopt programs and policies to facilitate access by all current and future residents to adequate and affordable housing that is safe, decent, and structurally sound, and that meets the needs of the population based on type, tenure characteristics, unit size and individual preferences"; and WHEREAS, the Monroe County Year 2010 Comprehensive Plan Objective 601.2 directs the County to "adopt programs and policies to encourage housing of various types, sizes and price ranges to meet the demands of current and future residents"; and WHEREAS, the Monroe County Year 2010 Comprehensive Plan Goal 1301 directs that Monroe County shall "promote and encourage intergovernmental coordination between the County; the municipalities of Key West, Key Colony Beach, and Layton; the Counties of Dade and Collier; regional, state, and federal governments and private entities in order to anticipate and resolve present and future concerns and conflicts"; and WHEREAS, the Monroe County Year 2010 Comprehensive Plan Objective 1301.5 directs that Monroe County shall "ensure that implementation, monitoring, and evaluation of the Monroe County Comprehensive Plan is coordinated with the plans and programs of the Monroe County School District and other providers of health, safety, and educational services not having regulatory authority over the use of land"; and WHEREAS, the Monroe County Year 2010 Comprehensive Plan Objective 1301.5 directs that Monroe County shall "coordinate with the District School Board of Monroe County on the siting and expansion of required facilities"; and WHEREAS, the Monroe County School District has decided to construct Workforce Housing for district personnel and other Essential Services Personnel (as defined in Monroe County's Local Housing Assistance Plan ("LHAP") established pursuant to § 420.9075, F.S.) on one or more of its properties located in unincorporated Monroe County; and OPTION ONE (1) WHEREAS, Monroe County has not set any residential density for "Educational" use categories in its adopted comprehensive plan, and now needs to do so to facilitate the School District's efforts to provide Workforce Housing; and fact: WHEREAS, the Board of County Commissioners makes the following findings of 1. A lack of sufficient affordable housing opportunities for the local workforce creates serious risks to the local economy. Moreover, increasingly burdensome housing costs and short supply places undue pressure on elderly, working poor and disabled persons. 2. There is limited land area suitable for residential development remaining in the County. 3. There is an ongoing dramatic exodus of teachers and school district personnel and other Essential Services Personnel from our County because of a lack of affordable housing. 4. This proposed amendment to Policies 101.4.11 and 101.4.21 will complement the 2010 Comprehensive Plan's existing housing provisions by encouraging public sector (specifically the Monroe County School District) housing creation at appropriate sites. 5. The Monroe County, Florida, Affordable Housing Needs Assessment, authored by The Metropolitan Center at Florida International University (2007), and additional data and analysis and information regarding the District's housing plans and programs which the School District independently generated and supplied to the County as well as specific statutory authorization for construction of affordable housing on School District property adequately support the proposed comprehensive plan amendment. 5. In accordance with existing Policy 101.4.11, the County has closely coordinated with the School Board to achieve a balance of educational facility land requirements with other land use objectives. Keys regional workforce and affordable housing needs will be to some degree addressed by facilitating the School District's efforts to provide affordable housing on existing sites owned by the District for its employees and such additional Essential Services Personnel as the District deems appropriate. NOW THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY COMMISSIONERS OF MONROE COUNTY, FLORIDA, THAT: [Amendments are presented in str-ikethfotigh -to indicate deletions and underline to indicate additions to text. All other words, characters, and language of the comprehensive plan remain un- amended.] OPTION ONE (1) Section 1. Policy 101.4.11 is hereby amended as follows: The principal purpose of the Educational land use category is to provide for public educational facilities and sites for affordable housin for teachers other school district personnel and other Essential Services Personnel as defined in Monroe Count 's Local Housing Assistance Plan "LHAP'. established pursuant to 420.2Q25, F.S. The County shall coordinate with the School Board to balance educational facility land requirements with other land use objectives, including.the encoura e ent of affordable housing of various types sizes and price ranges to meet the demands of current and future teachers other school district personnel and other Essential Services Personnel. In recognition of Monroe County's environment, lack of available land for affordable housing, and the linear distribution of its population, the County shall encourage schools to collocate employce and workforce housing at existin T and future school sites and ro erties and accommodate ai-building and facility requirements on existing sites. When new school sites are required, schools shall be encouraged to locate proximate to urban residential areas and other public facilities. Section 2. Policy 101.4.21 of the Monroe County Year 2010 Comprehensive Plan is amended as follows: Monroe County hereby adopts the following density and intensity standards for the future land use categories, which are shown on the Future Land Use Map and described in Policies 101 Al - 101.4.17: [9J-5.006(3)(c)7]. SEE TABLE OF DENSITY AND INTENSITY LIMITS FORAM ENDMENTS TO POLICY 101A.11 (ATTACI3FD .A5 EXHiBf� A} (The remainder of this }gage left intentionally bhink.) EXHIBIT "A" Future Land Use Densities and intensities Future Land Use Category Allocated Density Maximum Net Density Maximum Intensity And Corr nding Zoning per acre) per biddable acre) (floor area ratio) Agriculture (A) 0 du NA 0,20-0.25 no directly corresponding zoning) 0 rooms/spaces NIA Airport (AD) 0 du NIA 0,10 AD zoning) 0 rooms/spaces NIA Conservation (C) 0 du NIA 0.05 (CD zoning) 0 rooms/spaces N/A Education (E) A 1 — 25 du 36 du 0.30 ( 0 rooms/spaces NIA Educational Use Qverla E Industrial (I) 1 du 2 du 0,25-0.60 I and MI zoning) 0 rooms/spaces NIA Institutional (INS) 0 du NIA 0.25-0.40 no directly corresponding zoning) 3-15 roomslspaces 6-24 rooms/spaces Mainland Native (MN) 0.01 du N/A 0.10 MN zoning) 0 roomslspaces NIA Military (M) 6 du 12 du 0.30-0.50 (MF zoning) 10 rooms/spaces. 20 rooms/spaces Mixed Use/Commercial (MC)(9) 1-6 du 6-18 du 0,10-0.45 SC UC, DR, RV, and MU zoning) 5-15 rooms/spaces 10-25 roomsis aces Mixed Use/Commercial Fishing (MCF)tgl Approx. 3-8 du 12 du 0.25-0.40 (CFA, CFV I), CFSD zoning) 0 rooms/spaces 0 rooms/spaces Public Facilities (PF) 0 du NIA 0.10-0.30 no directly corresponding zonin) 0 rooms/spaces... NIA Public Buildings/Grounds (PB) 0 du N/A 0.10-0.30 no directly corresponding zoning) 0 roomslspaces N/A Recreation (R) 0,25 du N]A 0.20 PR zoning) 2 rooms/spaces NIA Residential Conservation (RC) 0-0.25 du NIA 0-0.10 (OS and NA zoning) 0 rooms/spaces NIA Residential Low (RL) 0.25-0.50 du 5 du 0.20-0.25 SS(d)SR, and SR-L zoning) 0 rooms/spaces NIA Residential Medium (RM) approx. 0.5-8 du NIA 0 (IS zoning) (1 dullot), NIA 0 rooms/spaces Residential High (RH) approx. 3-16 du 12 du 0 (IS-DW, URW€ and UREA zoning) (1-2 duflot) 20 rooms/spaces 10 roomsis aces 'dotes: (a) -VA.- means that maximum net density bonuses shall not be availabie. (b) The allocated densities for submerged lands, salt ponds, freshwater ponds, and mangroves shall be 0 and the maximum net density bonuses shall not be available. (c) The allocated density for CFV zoning shall be 1 dwelling unit per lot and the maximum net density bonuses shall not be available. (d) Maximum net density bonuses shall not be available to the SS district. (e) The allocated density for IS-D and URM zoning shall be 2 and I dwelling units per lot, respectively and the maximum net density bonuses shall not be available. (t) The maximum net densities for the UR district shall be 25 for units where all units are designated as affordable housing. (g) For properties consisting of hammocks, pinelands or disturbed wetlands within the Mixed Use' Commercial and Mixed Uses Commercial Fishing land use categories, the floor area ratio shall be 0,10 and the maximum net residential density bonuses not apply. (h) Uses under the categories of Agriculture,- - e ^. Institutional, Public facilities, and Public Buildings/Grounds, which have no directly con-esponding zoning, may be incorporated into new or existing zoning districts as appropriate. (i) The maximum net density is the maximum density allowable with the use of TDR,;. OPTION ONE () Section 3. If any section, subsection, sentence, clause, item, change, or provision of this ordinance is held invalid, the remainder of this ordinance shall not affected by such validity. Section 4. All ordinances or parts of ordinances in conflict with this ordinance are hereby repealed to the extent of said conflict. Section 5. This ordinance shall be transmitted to the Secretary of State and by the Planning Department to the Department of Community Affairs pursuant to Chapter 163, Florida Statutes. Section 6. This ordinance shall become effective as provided by law. PASSED AND ADOPTED by the Board of County Commissioners of Monroe County, Florida, at a regular meeting held on the of A.D., 2005. Mayor Charles "Sonny' McCoy Mayor Pro Tem Mario Di Gennaro Commissioner Sylvia Murphy Commissioner George Neugent Commissioner Dixie Spehar BOARD OF COUNTY COMMISSIONERS OF MONROE COUNTY, FLORIDA M. (SEAL) CHARLES "SONNY" McCOY, MAYOR ATTEST: DANNY L. KOLHAGE, CLERK DEPUTY CLERK APPROVED AS TO FORM: County Attorney MONROE COUNTY TTORNEY I/ RPP VED FORM- e: MEMORANDUM MONROE COUNTY GROWTH MANAGEMENT DIVISION We strive to he caring, professional and fair To: The Monroe County Board of County Commissioners From: Andrew O. Trivette Division Director Growth Management Date: February 4, 2008 RE: Educational FLUM Amendment The intention of this memorandum is to address a statutory conflict with the proposed Educational FLUM amendment to create residential density on school district properties. One of the duties of the Growth Management Division Director is the final review and approval of all BOCC agenda items prior to submission for inclusion in the final BOCC agenda for a particular meeting. This typically occurs on the agenda item deadline which is generally two weeks prior to the meeting date. In my review of this proposed amendment I consulted with Assitant County Attorney Susan Grimsley and discovered a statutory conflict with the proposed language. It appears that State Statute 1001.43(12) regulates the use of housing provide by a school district board on property owned by that board. This statute requires that the school district board provide available housing to teachers and school district personnel. The proposed amendment suggests that provided housing will be provided for district personnel and essential services personnel. This language will be in conflict with state statute. My recommendation is to delete from the proposed ordinance any reference to any specific occupancy allowed or stipulated by the Monroe County BOCC. This will allow any conflict in use to be resolved by the school district. This proposal is attached as proposed amendment option 2. Option Two (2) ORDINANCE NO. -2008 AN ORDINANCE BY THE MONROE COUNTY BOARD OF COUNTY COMMISSIONERS AMENDING THE TEXT OF THE EDUCATIONAL FLUM CATEGORY; AMENDING POLICIES 101.4.11 AND 101.4.21 OF THE MONROE COUNTY YEAR 2010 COMPREHENSIVE PLAN; ALLOWING FOR AFFORDABLE, EMPLOYEE, AND WORKFORCE HOUSING ON SCHOOL DISTRICT PROPERTY AND ALLOCATING RESIDENTIAL DENSITY TO THE EDUCATION (E) FUTURE LAND USE CATEGORY; PROVIDING FOR SEVERABILITY AND REPEAL OF INCONSISTENT PROVISIONS; PROVIDING FOR TRANSMITTAL TO THE DEPARTMENT OF COMMUNITY AFFAIRS AND THE SECRETARY OF STATE; PROVIDING AN EFFECTIVE DATE WHEREAS, § 1001.43(12), FS provides for a district school board to use portions of school sites for affordable housing for teachers and other district personnel independently or in conjunction with other agencies; and WHEREAS, the Monroe County Year 2010 Comprehensive Plan Technical Document Housing; Element 7.0 projected the number of housing units needed for resident households to be 7,093 dwelling units for "Very Low" income households, 5,320 dwelling units for "Low" income households, and an additional 5,528 dwelling units needed for "Moderate" income households (p. 7-24); and WHEREAS, the Monroe County Year 2010 Comprehensive Plan Technical Document Housing Element 7.0 states that the public sector can provide for a variety of densities which can increase the flexibility of the private sector to provide affordable housing in more situations" (p. 7-33); and WHEREAS, the Monroe County Year 2010 Comprehensive Plan Technical Document Housing Element 7.0 states that "current conditions and projected demands in Monroe County make it appropriate to explore innovative means such as planned unit developments and cluster construction configuration to maximize utilization of scarce land resources in Monroe County' (p. 7-32); and WHEREAS, the Monroe County Year 2010 Comprehensive Plan Technical Document Housing Element 7.0 confirms that "land prices in Monroe County represent a higher proportion of total development costs than in any other part of Florida" (p. 7-33); and WHEREAS, the Monroe County Year 2010 Comprehensive Plan Technical Document Housing Element 7.0 directs consideration of housing strategy guidelines, including providing "[a] variety of residential densities" in order "to encourage the private sector to construct a variety of housing unit types" (p. 7-36); and Option Two (2) WHEREAS, the Monroe County Year 2010 Comprehensive Plan Goal 101 directs the County to "manage future growth to enhance the quality of life, ensure the safety of County residents and visitors, and protect valuable natural resources "; and WHEREAS, the Monroe County Year 2010 Comprehensive Plan Objective 101.12 directs the County to "ensure that sufficient acreage is available for utilities and public facilities, including education and public health facilities, required to support proposed development and redevelopment"; and WHEREAS, the Monroe County Year 2010 Comprehensive Plan Goal 601 directs the County to "adopt programs and policies to facilitate access by all current and future residents to adequate and affordable housing that is safe, decent, and structurally sound, and that meets the needs of the population based on type, tenure characteristics, unit size and individual preferences"; and WHEREAS, the Monroe County Year 2010 Comprehensive Plan Objective 601.2 directs the County to "adopt programs and policies to encourage housing of various types, sizes and price ranges to meet the demands of current and future residents"; and WHEREAS, the Monroe County Year 2010 Comprehensive Plan Goal 1301 directs that Monroe County shall "promote and encourage intergovernmental coordination between the County; the municipalities of Key West, Key Colony Beach, and Layton; the Counties of Dade and Collier; regional, state, and federal governments and private entities in order to anticipate and resolve present and future concerns and conflicts"; and WHEREAS, the Monroe County Year 2010 Comprehensive Plan Objective 1301.5 directs that Monroe County shall "ensure that implementation, monitoring, and evaluation of the Monroe County Comprehensive Plan is coordinated with the plans and programs of the Monroe County School District and other providers of health, safety, and educational services not having regulatory authority over the use of land"; and WHEREAS, the Monroe County Year 2010 Comprehensive Plan Objective 1301.5 directs that Monroe County shall "coordinate with the District School Board of Monroe County on the siting and expansion of required facilities"; and WHEREAS, the Monroe County School District has decided to construct affordable housing on one or more of its properties located in unincorporated Monroe County; and WHEREAS, Monroe County has not set any residential density for "Educational" use categories in its adopted comprehensive plan, and now needs to do so to facilitate the School District's efforts to provide Workforce Housing; and fact: WHEREAS, the Board of County Commissioners makes the following findings of 1. A lack of sufficient affordable housing opportunities for the local workforce creates serious risks to the local economy. Moreover, Option Two (2) increasingly burdensome housing costs and short supply places undue pressure on elderly, working poor and disabled persons. 2. There is limited land area suitable for residential development remaining in the County. 3. There is an ongoing dramatic exodus of teachers and school district personnel and other Essential Services Personnel from our County because of a lack of affordable housing. 4. This proposed amendment to Policies 101.4.11 and 101.4.21 will complement the 2010 Comprehensive Plan's existing Dousing provisions by encouraging public sector (specifically the Monroe County School District) housing creation at appropriate sites. 5. The Monroe County, Florida, Affordable Housing Needs Assessment, authored by The Metropolitan Center at Florida International University (2007), and additional data and analysis and information regarding the District's housing plans and programs which the School District independently generated and supplied to the County as well as specific statutory authorization for construction of affordable housing on School District property adequately support the proposed comprehensive plan amendment. 6. In accordance with existing Policy 101 A.11, the County has closely coordinated with the School Board to achieve a balance of educational facility land requirements with other land use objectives. Keys regional workforce and affordable housing needs will be to some degree addressed by facilitating the School District's efforts to provide affordable housing on existing sites owned by the District. NOW THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY COMMISSIONERS OF MONROE COUNTY, FLORIDA, THAT: [Amendments are presented in strikethfo„gb-to indicate deletions and underline to indicate additions to text. All other words, characters, and language of the comprehensive plan remain un- amended.] Section 1. Policy 101.4.11 is hereby amended as follows: The principal purpose of the Educational land use category is to provide for public educational facilities and sites for affordable housin. The County shall coordinate with the School Board to balance educational facility land requirements with other land use objectives, including the encouragement of affordable housing of various types sizes and price ranges, 1n recognition of Monroe County's environment, lack of available land for affordable housing, and the linear distribution of its population, the County shall encourage schools to collocate em to ee and workforce housin at existing and future school sites and properties, and accommodate and -building and facility requirements on existing sites. When new school sites are required, schools shall be encouraged to locate proximate to urban residential areas and other public facilities. Option Two {2) Section 2. Policy 101.4.21 of the Monroe County Year 2010 Comprehensive Plan is amended as follows: Monroe County hereby adopts the following density and intensity standards for the future land use categories, which are shown on the Future Land Use Map and described in Policies 101.4.1 - 101.4.17: [W-5.006(3)(c)7]. SEE TABLE OF DENSITY AND INTENSITY LIMITS FOR .AMENDMENTS TO POLICY 101.4.21 IATTAMED AS EXHIBIT A} (The remainder of this gage left intentionally blank.) Option Two (2) EXHIBIT "A" Future Land Use Densities and Intensities Future Land Use Category Allocated Density Maximum Net Density Maximum Intensity And Coffespond!M Zonin per acre (per buildable acre floor area ratio) Agriculture (A) 0 du NIA 0.20-0,25 (no directly corresponding zoning) 0 rooms/spaces NIA Airport (AD) 0 du NIA 0.10 AD zoning) 0 roomslspaces NIA Conservation (C) 0 du NIA 0.05 CD zoning) 0 rooms/spaces NIA Education (E) 0 1 — 25 du 36 du 0.30 (ee direettyrerrespend� z$t 0 roomslspaces NIA Educational Use Qvera E Industrial (I) 1 du 2 du 025-0.60 (I and MI zoning) 0 roomslspaces NIA Institutional (INS) 0 du NIA 0.25-D.40 no directly corresponding zonin 3-15 roomslspaces 6-24 roomslspaces Mainland Native (MN) 0.01 du NIA 0.10 MN zoning) 0 roomsfspaces N/A Military (M) 6 du 12 du 0,30-0,50 (MF zoning) 10 roomsls aces 20 rooms/spaces Mixed Use/Commercial (MC)(s) 1-6 du 6 18 du 0.10 0.45 (SC UC, DR, RV, and MU zoning) 5-15 roomslspaces 10-25 roomslspaces Mixed UselCommercial Fishing (MCF)(s) Approx. 3-8 du 12 du 0.25-0.40 (CFA, CFV(c), CFSD zoning) 0 rooms/spaces 0 rooms/spaces Public Facilities (PF) 0 du NIA 0.10-0.30 (no directly corresponding zoning) 0 roomsls aces NIA Public Buildings/Grounds (PB) D du NIA 0.10-0.30 no directly corresponding zonin 0 roomsfspaces NIA Recreation (R) 0.25 du NIA 0,20 (PR zoning) 2 rooms/spaces NIA Residential Conservation (RC) 0-0.25 du NIA 0-0.10 (OS and NA zoning) 0 roomslspaces NIA Residential Low (RL) 025-0.50 du 5 du 0,20-0.25 S&d), SR, and SR-L zoning) 0 rooms/spaces NIA Residential Medium (RM) approx. 0.5-8 du NIA 0 (IS zoning) (1 du/lot), NIA 0 rooms/spaces Residential High (RH) approx. 3-16 du 12 du 0 (IS-D)e), URIVIM, and UW) zoning) (1-2 dullot) 20 roomslspaces 10 rooms/spaces Dotes: (a.) "VA." means that maximum net density bonuses shalt not be available. (b) The allocated densities for submerged lands, salt ponds, freshwater ponds, and mangroves shall be 0 and the maximum net density bonuses shall not be available. (c) The allocated density for CFV zoning shall be l dwelling unit per lot and the maxiinurn net density bonuses shall not be available. (d) Maximum net density bonuses shall not he available to the SS district. (e) The allocated density for [S-D and URM zoning shall be 2 and I dwelling units per lot, respectively and the maximum net density bonuses shall not be available. (f) The maximum net densities for the UR district shall be 25 for units where all units are designated as affordable housing. (g) For properties consisting of hammocks, pinelands or disturbed wetlands within the Mixed Use, Commercial and Mixed Use' Commercial Fishing land use categories, the floor area ratio shall be 0.10 and the maximum net residential density bonuses not apply. (h) Uses under the categories of Agriculture, kdu6atio institutional, Public facilities, and Public BuildingsrGrounds, which have no directly corresponding zoning, may be incorporated into new or existing zoning districts as appropriate. (i) The maxirnurn net density is the rnaximurn density allowable with the use of TDRs. Option Two (2) Section 3. If any section, subsection, sentence, clause, item., change, or provision of this ordinance is held invalid, the remainder of this ordinance shall not affected by such validity. Section. 4. All ordinances or parts of ordinances in conflict with this ordinance are hereby repealed to the extent of said conflict. Section 5. This ordinance shall be transmitted to the Secretary of State and by the Planning Department to the Department of Community Affairs pursuant to Chapter 163, Florida Statutes. Section 6. This ordinance shall become effective as provided by law. PASSED AND ADOPTED by the Board of County Commissioners of Monroe County, Florida, at a regular meeting held on the of A.D., 2008. Mayor Charles "Sonny" McCoy Mayor Pro Tern Mario Di Gennaro Commissioner Sylvia Murphy Commissioner George Neugent Commissioner Dixie Spehar BOARD OF COUNTY COMMISSIONERS OF MONROE COUNTY, FLORIDA BY (SEAL) CHARLES "SONNY" McCOY, MAYOR ATTEST: DANNY L. KOLHAGE, CLERK DEPUTY CLERK APPROVED AS TO FORM: County Attorney MONROE COUNTY ATTORNEY APP VEt3 FORM jern Col(��mill, Esq. ERRY C O LE'1IAN�, P.I . Tr�«� an Anlic-y Bartoca NN'. Smith. Fscl. (F1. only) Building `fit 5ccond floor c�rtvC'jerxl'colcsnauph lc4 01 Front Street Suite 203 All, t3<arty+�.jr�i�cc�leea�zatpl.€ict kei' \N7cst, Florida 33040 FAX 103)-296-6200 f.ldn,iiwd Fkwida .uul \csr Fork) LV*11 As,islani: SlixuttF�t�"�jcn�'cc�1c�3�xt�pl.nci MEMORANDUM (CONSULTANT STAFF REPORT) 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 TO: Monroe County Board of County Commissioners FROM: Jerry Coleman, P.L. Counsel to Monroe County Workforce Housing Task Force THROUGH: Townsley Schwab, Acting, Sr., Director of Planning & Environmental ResourcesAnd Lisa Tennyson, Affordable Housing Coordinator DATE: January 17, 2008 SUBJECT: PROPOSED TEXT AMENDMENT TO THE COMPREHENSIVE PLAN MEETING DATE: February 20, 2008 I. PURPOSE A. The purpose of this amendment is to allocate residential density to land within areas categorized for educational purposes on the Future Land Use Map, in order to allow the Monroe County School District to use portions of school sites and district properties' for affordable housing for teachers, other district personnel, and Essential Services Personnel (as defined in Monroe County's Local Housing Assistance flan ("LHAP") established pursuant to § 420.9075, F'.S.)).. II. CHARACTERISTICS OF PROPOSED AMENDMENTS A. Chapter 3.1 Future Land Use Eletnent 1. Amends Policy 101.4.11 of the Future Land Use Element to expand the purpose of the Education (E) Land Use Category to permit the Monroe County School District to provide for the co -location of affordable, District properties that are designated in the Educational category on the Future Land Use Maps. Page I of 8 Reviewed by: 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 workforce, or employee housing at existing or future school sites and district properties for teachers, other school district personnel and Essential Services Personnel. The undersigned notes that for comprehensiveness, since the Planning Commission hearing on January 8, the drafter has modified the phrase "collocate employee and workforce housing at existing and future school sites and" sli ht1 to now read "collocate employee and workforce housing at existing and future school sites and properties and" to cover properties where the School District might not or may no longer actually run a 'school" site but still might see a need to build affordable housing,on such propsPy. 2. Amends Policy 101.4.21 of the Future Land Use Element to allocate residential density up to twenty five (25) dwelling units per acre to land within areas categorized as Education (E) on the Future Land Use Map, and requiring for such units to be designated as affordable housing for teachers, other school district personnel and Essential Services Personnel. The amendment also establishes a Maximum Net Density of thirty six (36) dwelling units per acre for this land use category. 1I1. PRIOR COUNTY ACTION A. Division of Housing and Conununity Development considered this amendment and recommends its approval. At the District's public preapplication conference, the School Board voted 5-0 vote to move forward with building affordable housing; at Sugarloaf School. B. In March 2007, the Monroe County School Board hosted two informational coinmunity meetings to present their plans to the public, to solicit input and to address questions and concerns. C. In May 2007, the Monroe County School Board unanimously voted to approve the development of 28 affordable homes for teachers and school board personnel on its Sugarloaf School property. D. On November 19, 2007, the Development Review Committee convened to review this proposed ordinance and duly considered revisions and modifications by staff and the public, recommending approval and a positive recommendation from the Planning Commission. E. On January S, 2007, the Planning Commission unanimously recommended that the BOCC approve the proposed comprehensive plan amendment. IV. PROPONENT: A. The text amendment has been requested by the School District and is proposed and supported by the Department of Planning and Environmental Resources and the Division of Housing; and Community Development as a positive example of Pap z of S keviet3ed hv: 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 interlocal governmental cooperation in providing for essential community needs: housing and public educational opportunities for County's children. V. ANALYSIS A. Consistency with the Land Development Regulations County requirements for amendments to the land development regulations: Pursuant to Section 9.5-511(d)(5)b of the Monroe County Code, the Board of County Commissioners may consider the adoption of an ordinance enacting proposed changes to the text or maps based on one (1) or more of the following factors, for which the following justification is provided: (1) Changed pr(, eetions (e.g., regarding public service needs) from those on which the text or boundarT was based; The Monroe County School District has noted a need to recruit and retain qualified teachers and other school personnel in light of high levels of attrition of such personnel. The District has noted that lack of available affordable housing is a substantial contributing factor in its personnel recruitment and retention challenge. The District projects this need and its resulting personnel challenge to continue for the foreseeable future. (ii) Changed assumptions (e.g., regarding demographic trends), None. (iii) Data errors, including errors in mapping, vegetative apes and natural features described in volume I of the plan; None. (iv) New issues; For several years, the Monroe County School District has experienced a trend in high annual turn -over rates of school teachers due to an ever increasing cost of living, which is exacerbated by the unavailability of adequate affordable housing and substandard conditions of existing housing stock throughout the County. The Monroe County School District has decided to construct Workforce Housing for District personnel and other Essential Services Personnel on one or more of its properties located in unincorporated Monroe County. The County had not previously set any residential density for the "Educational" land use category. It now .needs to do so in order to coordinate with the housing Pkee 3 of 8 Reviewed by: 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 plans and programs of the District in accordance with Objective 1306.5 and Policy 1301.5.6. Section 1001.43(12), F.S.: "Affordable Housing --A district school board may use portions of school sites purchased within the guidelines of the State Requirements for Educational Facilities, land deemed not usable for educational purposes because of location or other factors, or land declared as surplus by the board to provide sites for affordable housing for teachers and other district personnel independently or in conjunction with other agencies [e.g., local governments and planning authorities]." (v) Recognition ofa need for additional detail or comprehensiveness; The amendment provides for the following details to be included in the comprehensive plan: (a) For the Education (E) Category of the Future Land Use Plan to serve the dual purpose of providing both educational facilities and adequate affordable housing for teachers, other Monroe County School District personnel and Essential Services Personnel (as are defined in Monroe County's Local Housing Assistance Plan ("LHAP") established pursuant to § 420.9075, F.S.). (vi) Data updates; DATA SUMMARY [Rule 9J-5.005, F.A.C.] The Monroe County, Florida, Affordable Housing Needs Assessment, authored by The Metropolitan Center at Florida International University (2007), contained these relevant findings (emphasis added): 33 "Given the extreme housing market conditions that 34 currently exist in Monroe County with respect to the 35 mismatch between housing values and household incomes 36 there is a need for bold solutions that will _require the 37 formation of working private -public partnerships and new 38 levels of inter -governmental cooperation." [p. 11 39 "A huge discrepancy exists in all three geographic 40 areas of the Keys, and for both categories of housing - 41 single family and multifamily - between .home market 42 prices and current income levels. At these levels, new Page 4 of S Reviewed by: I homeownership remains restricted to very high income 2 earners." [p. 221 3 "The housing affordability calculations for occupations 4 include certain essential workforce occupations. such as 5 teachers, nurses and police officers. The study showed 6 that teachers and olicelsheriff patrol officers have 7 annual salaries of less than 80 percent of the area 8 median income (AM[)." [pp. 26-27] 9 "Statistics show that the Monroe County School 1.0 District has a 25 percent teacher turnover rate, the 11 hi hest in the state despite havin2 the hi hest startin 12 salaries in the state." [p. 291 13 The Monroe County School District has provided to the County during 14 the consideration of this amendment rather extensive personnel survey 15 data that shows, among other things, that: 16 Out of 334 survey respondents, 11.68% plan on leaving 17 the County within 1 year, 27,84% plan on leaving 18 within 2 years and an astounding 60.48% plan on 19 leavinp, Monroe County within 'ust 3 years. 20 Out of 404 respondents, Housing was singled out b 21 22.28% as the Major Factor affecting the respondents' 22 decision to plan to leave the County, with the 23 inseparable "Cost of Living" being the Major Factor 24 for 38.12 % of the respondents and another 19.31 % 25 citing Salary as the Major Factor (despite the FlU data 26 showing that the District has the highest starting salaries 27 in the state). 28 Full copies of both data sources were considered by the author and are 29 presented to the BOCC in support of the proposed amendment. 30 B. Consistency with the Comprehensive Plan. 31 The proposed amendment is consistent with the following goals, objectives and 32 policies of the MONROE COUNTY YEAR 2010 COMPREHENSIVE PLAN. 33 3.1 Future Land Use 34 35 36 37 Page 5 of 8 Reviewed by: 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 3.1 32 33 34 35 36 37 38 39 40 41 42 GOAL 101 Monroe County shall manage future growth to enhance the quality of 1 fe, erasure the safety, q1' County residents and visitors, and protect valuable natural resources. [9J 5.006(3)al Objective 101.12 Monroe County shall ensure that sufficient acreage is available,for utilities and public facilities, including education and public health .facilities, required to support proposed development and redevelopment. j9J-5.006(3)(b)8] Policy 1 01.12.3 Monroe Countv shall, on an annual basis during the preparation gf the Concurrency Management Report, coordinate with the Monroe County .school Board, Fire Marshall and Sheriffs Department to identify potential acquisition sites required to accornrnodate prgfected expansions in education and public service facilities. [93- 5.006(3)(c)3] Chapter 3.6 HOUSING ELEMENT GOAL 601 Monroe County shall adopt programs and policies to faeilitate access by all current and future residents to adequate and at housing that is safe, decent, and structurally sound, and that meets the needs of the population based on type, tenure characteristics, unit size and individual preferences. f9J-5.010(3)(a)] Objective 601.2 Monroe Countv shall adopt programs and policies to encourage housing of various types, sizes and price ranges to meet demands of current and future residents. j9J-5.010(3)(b)] 3.13 Intergovernmental Coordination GOAL 7301 Monroe County shall promote and encourage intergovernmental coordination bet-vveen the County; the municipalities q1' Key Jfest, Key Colony Beach, and Lcxvton; the Counties of Dade and Collier; regional, state, and federal governments and private entities in order to anticipate and resolve present and future concerns and conflicts. (9J-5.01 S(3)(a)l Rage 6 of 8 Reviewed by: 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 Objective 1301.5 Ensure that implementation, monitoring, and evaluation of the Monroe County Comprehensive Plan is coordinated lvith the plans and programs of: The Land Authority of Monroe County, The Monroe County Property Appraisers Off ce The District School Board of Monroe Count The Florida Department of Transportation The South Florida Regional Planning Council The South Florida Water Management District The Florida Department of Environmental Regulation The Florida Keys Aqueduct Authority The City Electric Service, The Florida Department of Health and Rehabilitative Services The Florida Keys Electric Cooperative The Monroe County Sheriffs Department Monroe County Housing Authority The Key West Port and Transit Authority and other providers of health, safety, and educational services not leaving regulatory authority over the use of land. j9J-5.015(3)(b)I j Policy 1301.5.6 Monroe County shall coordinate meth the District School Board of Monroe County on the siting and expansion of required facilities. C. Consistency with the Principles for Guiding Development in the Florida Keys Area of Critical State Concern. The proposed text amendment is consistent with the Principles for Guiding Development as a whole and is not inconsistent with any Principle. Specifically, the amendment furthers: 37 Principle (a) To strengthen local government capabilities_for managing land use 38 and development so that local government is able to achieve these objectives 39 ivithout the continuation of the area of critical state concern designation; and 40 Principle (h) To protect the value, efficiency, cost-effectiveness, and amortized 41 life of existing and proposed major public investments; and Page 7 of S Reviewed bv: 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 Principle (i) To limit the adverse impacts of public investments on the environmental resources of the Florida Keys; and Principle (p) To make available adequate affordable housing for all sectors of the population of the Florida Keys; and Principle (1) To protect the public health, safety, and n-elfarc of the citizens of the Florida Keys and maintain the Florida .Keys as a unique Florida resource. V. FINDINGS OF FACT AND CONCLUSIONS OF LAVA: 1. The proposed text amendment is consistent with four (4) of the factors in Section 9.5-511 of the Monroe County Code that the BOCC may consider for enacting amendments to the land use regulations or comprehensive plan: (i) Changed projections (iv) Ne-w issues (v) .Recognition of a need.for additional detail or comprehensiveness (vi) Data updates 2. The proposed text amendment is consistent with the following comprehensive plan goals and objectives: a. Goals 101, 601 and 1301 b. Objectives 101.12, 601.2, 1301.5 C. Policv 1301.5.6 3. The proposed text amendment is in the interest of public welfare. The text amendment will serve the overriding public interest in providing adequate affordable housing of various types, sizes, and price ranges to meet the needs of current and future residents of Monroe County and will support the plans and programs of the Monroe County School District. 4. The proposed text amendment is consistent with the Principles (a), (h), (i), (j) and (1) of the Principles for Guiding Development in the .Florida Keys Area of Critical State Concern. VI. STAFF/CONSULTANT RECOMMENDATION(S): Approval. Pane 8 of Reviewed bv: Y4- r ygyy_ !.,et;qm�.�.,g..gg gg aagge� <110J-4 S January 22, 2008 The Honorable Charles "Sonny" McCoy, Mayor and Monroe County Board of County Commissioners 530 Whitehead Street Key West, FL 33040 Re: Comprehensive Planning and Development Review Process The Monroe County School District, based upon demonstrated data of its current and future needs, has plans and programs underway to provide affordable housing for District personnel on District property pursuant to state law. The County's coordination and support in the comprehensive planning and development review process in this regard, in furtherance of existing Comprehensive Plan Goals, Objectives and Policies is respectfully requested. Those existing Goals, Objectives and Policies include the following: 3.13 Intergovernmental Coordination G' )AL 13M Monroe County shall promote and encourage intergovernmental coordination between the County; the municipalities of Key West, Key Colony Beach, and Layton; the Counties of Dade and Collier; regional, state, and federal governments and private entities in order to anticipate and resolve present and future concerns and conflicts, j9J-5.015(3)(a)] Objective 1301.5 Ensure that implementation, monitoring, and evaluation of Comprehensive Plan is coordinated with the plans and programs of: The Land Authority of Monroe County, T'r ' "1{= r }} `' fit ' PTL)T), "' ikPPT 3�,:4°r`s Office Th€° .l istrid SI:h"01 Roard of Monroe C.O. UBV The Florida Department of Transportation The South Florida Regional Planning Council i he South Florida Water Management District 241 Trumbo Road + Key West, FL 33040 TeL (305) 293-1400 • SunCom 4� `,-1400 + (305) 293-1408 www, KeysSehools.com the Monroe County The Florida Department of Environmental Regulation The Florida Keys Aqueduct Authority The City Electric Service, The Florida Department of Health and Rehabilitative Service The Florida Keys Electric Cooperative The Monroe County Sheriffs Department Monroe County Housing Authority The Key West Port and Transit Authority And other providers of health, safety, and educaticral services not having regulatory authority over the use of land. [9J-5.015(3)(b)l] Policy 1301.5.6 Monroe County shall coordinate with the District School Board of Monroe County on the siting and expansion of required facilities. Sincerely, Randy Acevedo Superintendent of Schools On behalf of the Monroe County School Board Page 1 of 30 RI Results View ****************Survey For the Housing Task Force ********* results as of Jan. 13, 2008 09:18PM reload f.-or Jaw,,;i results Result Calculation Parameters Applied Conditions: none Respondent Set: all Result Duplication Filter: off turn_ 1, .[ i€,1.,icati �z Filter on Preview vou.s, s��l,ve _ 1��3 ynIk), �..a l raw results... Right -Click and "Save Target As..." to download STARTONT.I. 0 Sex: Total number of responses to this question: 597 Male ❑ 18.76% (112 out of 597) Female 81.24% (485 out of 597) Marital Status: Total number of responses to this question: 591 Single 34.35% (203 out of 591) Married 65.65% (388 out of 591) ..... ......... ......... .. Place of Birth: Total number of responses to this question. 595 The Keys ❑ 14.79% (88 out of 595) Florida ❑ 13,45% (80 out of 595) Out of the State of 0 71.76% (427 out of 595) Florida 4 Graph https:l/secure.supersury ey. com/webapp-bin/rv2.pl?&surveyid=16909&sink=summary&co... 1 / 13/2008 Page 2 of 30 .lob Classification: Total number of responses to this question: 591- Teacher 69.37% (410 out of 591) Support Staff ❑ 19.97% (118 out of 591) Administrative ❑ 10.32% (61 out of 591) Personnel Executive Staff 0.34% (2 out of 591) Years Employed in our District: Total number of responses to this question: 594 -graph 1-3 [ ] 23.91 % (142 out of 594) 4-6 ❑ 14.31 % (85 out of 594) 6-10 ❑ 17.34% (103 out of 594) 11-14 ❑ 11.78% (70 out of 594) 15-20 ❑ 14.48% (86 out of 594) 21-25 9 7.41 % (44 out of 594) More than 25 yrs. ❑ 10.77% (64 out of 594) Regular Work Location: Total number of responses to this question: 594 Key West 47.64% (283 out of 594) Lower Keys ❑ 11.11% (fib out of 594) Middle Keys ❑ 11.78% (70 out of 594) Upper Keys ❑ 18.35% (109 out of 594) Key Largo ❑ 11.11 % (66 out of 594) .... ............................Ei Cj r.q 1 ............................. . Present Home Location: Total number of responses to this question: 579 Ck-s ph Key West 34.20% (198 out of 579) Lower Keys 25.56% (148 out of 579) https://secure. supersurvey.com/webapp-bin/rv2.pl`>&surveyid-16909&sink=suinmaiy&co... 1 / 13/2008 Page 3 of 30 Middle Keys U Upper Keys ❑ Key Largo El 12.09% (70 out of 579) 1330% (77 out of 579) 14.85% (86 out of 579) Preferred Home Location: Total number of responses to this question: 589 Key West 38.71 % (228 out of 589) Lower Keys 22.07% (130 out of 589) Middle Keys 0 10.87% (64 out of 589) Upper Keys ❑ 15.28% (90 out of 589) Key Largo ❑ 13.07% (77 out of 589) Gript Current Housing: Total number of responses to this question: 583 Graph Rental0 30.36% (1.77 out of 583) Ownership 69.64% (406 out of 583) Family Size: Total number of responses to this question: 595 Graph 1 ❑ 18.49% (110 out of 595) 2 39.33% (234 out of 595) 3 ❑ 17.14% (102 out of 595) More than 3 M 25.04% (149 out of 595) Household Income: Total number of responses to this question: 588 ( i.ral)h One Income 0 33.16% (195 out of 588) Two Incomes 0 66.84% (393 out of 588) https:l,'secure.supersurvey.com/webapp-binlc-v2.p1?&surveyid=16909&sink=summary&co._. 1 /13/2008 Page 4 of 30 Household Salary Range: Total number of responses to this question: 568 $30,000 ❑ 11.80% (67 out of 568) $35,000 0 8.27% (47 out of 568) $40,000 9 6.87% (39 out of 568) $45,000 0 7.75% (44 out of 568) $50.000 0 8.63% (49 out of 568) $55,000 0 5.99% (34 out of 568) $60,000 ❑ 13.56% (77 out of 568) More than $70,000 0 37.15% (211 out of 568) What do you Consider "Affordable" for Housing (Rental): 14 Total number of responses to this question: 566 G.raph $800/Mo 63.96% (362 out of 566) $10001Mo C[ 23.85% (135 out of 566) $1200/Mo 0 8.48% (48 out of 566) $1400/Mo 0 1.77% (10 out of 566) $1600/Mo 0 1.06% (6 out of 566) $1800/Mo 0 0.88% (5 out of 566) Household Needs: Total number of responses to this question: 572 One bedroom ❑ Two bedroom Three or more bedrooms 11.71 % (67 out of 572) 49.13% (281 out of 572) 39,1.6% (224 out of 572) Type of Housing Preferred: Total number of responses to this question: 573 Apartments 3.14% (18 out of 573) Small family house I 54.10% (310 out of 573) Large family house 33.33% (191 out of 573) 14 Graph G https://secure.supersurvey.com/webapp-bitVrv2,pl?&surveyid=I 6909&slnk=summary&co... 1 / 13,12008 Page 5 of 30 Townhouse/Condo 0 9.42% (54 out of 573) Are you Considering leaving Monroe County? Total number of responses to this question: 580 G,ar* Yes 49.31% (286 out of 580) No 50.69% (294 out of 580) If you are planning on leaving Monroe County, when? Total number of responses to this question: 334 Within I year ❑ 1-2 years 3 years or more 1.1,68% (39 out of 334) 27.84% (93 out of 334) 60.48% (202 out of 334) What is the Major Factor affecting your Decision? k4 Total number of responses to this question: 404 Graph Housing M 22.28% (90 out of 404) Salary ❑ 19.31 % (78 out of 404) Benefits 2.72% (11 out of 404) Cost of Living 38.12% (154 out of 404) Social Activities 0 0.50% (2 out of 404) Lack of Advancement 0 2.23% (9 out of 404) Other ❑ 14.85% (60 out of 404) If housing is the major factor in your consideration to leave Monroe County, would you consider remaining in Monroe County if there were OWNERSHIP UNITS available at a more affordable prices?i-��i'r Total number of responses to this question: 327 Yes 75.84% (248 out of 327) No C] 24.16% (79 out of 327) https:li secure. supersurvey.comlwebapp-bin/rv2.pl?&survey.id=16909&sink—summary&co... 1 / 13/2008 Page 6 of 30 If housing is the major factor in your consideration to leave Monroe County, would you consider remaining in Monroe County if there were RENTAL UNITS available at a more affordable prices?_. Total number of responses to this question: 324 Yes 41.67% (135 out of 324) No �.� 58.33% (189 out of 324) If housing is the major factor in your consideration to leave Monroe County, would you consider remaining in Monroe County and living in a E4 multi -family development if owner/tenants were restricted to school Gr.ap. district employees? Total number of responses to this question: 325 Yes 49.54% (161 out of 325) No 50.46% (164 out of 325) Please rank frorn 1-4 the most (1) to the least (4) appealing type of assistance. Affordable Rentals Graph Total number of responses to this question: 432 I 0 28A7% (123 out of 432) 2 ❑ 15.74% (68 out of 432) 3 ❑ 11.11 % (48 out of 432) 4 0 44.68% (193 out of 432) Please rank from 1-4 the most (1) to the least (4) appealing type of assistance. 4 Affordable Ownership (with resell restrictions).za.�t Total number of responses to this question: 438 1 32.65% (143 out of 438) 2 [❑ 21.00% (92 out of 438) 3 25.34% (111 out of 438) 4 21.00% (92 out of 438) Please rank from 1-4 the most (1) to the least (4) appealing type of assistance. 14 Financing Assistance (with no resell restrictions) C rapli Total number of responses to this question: 442 https://secure.supersui-vey.com/webapp-bin/rv2.pl'&surveyld=l 6909&slnk=surnmary&co... 1/13/2008 Page 7 of 30 1 40.72% (180 out of 442) 2 21.49% (95 out of 442) 3 ❑ 16.74% (74 out of 442) 4 ❑ 21.04% (93 out of 442) Please rank from 1-4 the most (1) to the least (4) appealing type of assistance. Assistance with a down payment Total number of responses to this question: 429 1 32.17% (138 out of 429) 2 0 23.54% (101 out of 429) 3 ❑ 23.54% (101 out of 429) 4 ❑ 20.75% (89 out of 429) Graph Comments: Other assistance desired? Number of respondents answering at least one part of this question: 597 Graph ❑ 16.25% (97 respondents answered) View responses o (7_508b6) Our salaries need to increase to reflect the cost of living. I want to be able to live, not just survive o (750865) I especially would like to see greater assistance with our health insurance. It is frustrating as a professional to be expected to meet the growing premiums, deductibles, and additional costs that appear every year. Many teachers in other counties have the luxury of carrying coverage from more recognized companies with no premium costs. Salary of course is another concern. For instance, Miami - Dade teachers continue to reject a 3% salary increase feeling the raise is insufficient. Being that this is our neighboring county we should attempt to maintain comparable salaries. o (� 50875) Affordable ownership without restrictions is the most desireable situation. o (7508.9.3.) NO DOWN PAYMENT o (7509 3) Recognize the high cost of living in Monroe County and pay your professional employees a decent salary so that they can afford to choose their own housing! o (�5.09.40) better salary o (7�()991) salary increase littps://secure. supersurvey.coirvwebapp-bin/n2.pl?&surveyid—I6909&sink=summary&co... 1 /13/2008 Page 8 of 30 o (75126) pay increase o (7-1..1 3) POSSIBLE ASSISTANCE WITH UNDERSTANDING THE RED TAPE ISSUES IN BUILDING THE THE FLORIDA KEYS OR REMODELING IN KEY WEST. o (75 d 1,.63) as long as I can Live where I am I'm fine. o (? 5 a_z" ! 7) A higher salary would make it possible for one to have just one job and still make my mortgage each month. o (7,51.247.) Salary that would allow support persons to pay rent, house payment, etc. We are addressing teachers only at this time, but support must be addressed along with them. a (,'51260) a better health plan would go a long way to decreasing living expenses o (7 5 i:'.'":?) Thank you for addressing this very serious issue ... it is a disgrace that the teachers are not paid an affordable salary, we are educating the next generation, isn't that worth treating the teachers as professionals. we are living in a park avenue, nyc environment and making 33,000 a year, i bring home 889 every two weeks, it has cost me money to live here, my savings is dwindling quickly. thank you for listening and for your help. o (.51275) housing allownace for those of us who have stretched and borrowed from peter to pay paul and work three jobs to be able to own a home already- I am considering selling beacuase of the profit that I can make and then relocate somewhere else more comfortably o (75I 2 7 9) Increased salary then I would have the sole responsibility of my financial investments. a (151308) Though rental assistance is admirable, and in the short run more "doable", the prospect for teachers to survive long term depends on the ability to purchase a home. It is difficult to establish long term financial stability on mid level income without the benefit of real estate ownership. It is a daunting task, one that is worthy to take on. o (7 ,13, -s }) In addition to affordable rent/mortgages, the cost associated with security deposits, first and last month rent is outrageous. How many teachers can afford $4000 just to get in an apartment? o (75.133_8) Whatever available o ("5 133?9) increased salary for teachers/better medical coverage/bonusesfor relocation with work contract/low down payment on home buy for school employees o (73.1_'46) 800 is not affordable housing on our salaries. That gets you a very poorly conditioned https://secure. supersurvey.corn/webapp-bir /rv2.pl?&surveyed=16909&sink=summary&co... 1 / 13,12008 Page 9 of 30 housing area o (75'.,�;��.) Salary to meet cost of living expenses o (74 1_ 35 ) ?dumber 12 does not have a choice for under $30,000.00 a year. o (7.5_1 360) none o (751_ 94) better fianancing options Iike lower interest rates for teachers o (751 31) salary increases for teachers o (7 5 1 4_3) Teacher's salary is very low. With all the tourism and money in Monroe County, teachers should be getting paid MUCH MUCH more. A teacher salary here is not competetive with the rest of the nation when taking cost of living into consideration. o (77.5.1456) Forgiveness of loans or grants for years of service o (751459) Salary is a major consideration, as well. o (`51463) Increase salaries to make life affordable in the Keys. Forget charity. c (751 66) Lower property taxes for full time residences. o (51474) Salary commensurate with cost of living increases o (7_5_1493) forgive past credit o ('5_1. £r9) I do not need housing assistance o (/51522) relocate admin Bldg to Middle Keys would save time & $$ in the long haul o (73.1',00) We need less of a deductable on our insurance. o (75 ! 569) Better health care! Please!!!! o (151.579) more steps available for support staff Once you .reach a certain point you can't advance anymore. I snake under $30,000 and have worked here 12 years o (7_5 1_ 84) middle keys involvement o (7516. 08) Low salary causes me to work 2 extra jobs to maintain my household. o (.5.I_f�.�0) Increased salary and health benefits o (751659) affordable medical o (1/5.1. /4) locating apartments around town for teacher/staff not from the area o { 1681.) Better pay for all staff. For what the aides, the office and all support staff do it is not enough pay. That is why no one can afford to live here. a (751695) please reduce the deductible on the insurance, or have the insurance cover all costs above the deductible. Thank you! o (1751704) Better insurance plan for employees o ( 5 1 71_(1) Salary increases o (_/52) Low down payment requirements and low interest rate negotiated with local banks for teachers https:lisecure. supersurvey.coin/webapp-binlrv2.pl?&surveyid= 15909&sink=summary&co... 1 I13/2008 Page 10 of 30 and other community service providers. o (:7.5 . J. 71 3) retirement package; lower health insurances o (75_1.7 ) Instead of finding ways to provide affordable housing, why don't you focus on paying us what we deserve? o ( .1. 747) salary and benefit package are the most important factors o (.51..762) 1 am much more concenerd with our high insurance rate and terrible insurance plan. Doctors are beginning to refuse Millinium and I am considering going uninsured until I can relocate out of the keys. o (7-5'_76 ) Better salary and benefits for those of us who did go the distance and continue to stay with the cost of living making it hard for us to do so. At this point in our lives what choice do we have and it seems that situation is being taken advantage of o (75.1.76) Raise salaries that are compatitiblc with other luxury resort towns. o (_r 5 1769) How about teachers who already have a high mortage.... How about help for them? o (7'5,1_789) no o (751808) Assistance with finding employment for other family members a (75 18 10) Higher salaries o (75 1_ 8_78) better benefits o (7 5 194) Nurses with degrees on same level as teachers. o (.5_19.1. ) Although affordable housing and assistance to buy are good starters, we own our home and we are being suffocated by exhorbitant flood-wind/storm insurance; by our inadequate health care coverage and .rising utility costs. Our salary goes to cover all "necessities" and nothing left for emergencies or extras. o (751929.) higher wages o (751_995) Salary o (7S�` 001) Child care benefits are drastically needed. Two years ago the KWHS childcare program was spontaneously deleted which left many teachers in a frantic search to find affordable care for their infants and toddlers this was one of the worst experiences of my life. I have since made a decsiion not to expand my family because of the unaffordability of child care in this city. o (752024) Salary o (7 52162) You should pay us more and let us choose how to spend the money. We are 47th is pay of all the states. Why should the new people get assistance when wehave worked tow and three jobs to buy. ! ! ! ! ! https: //secure. supersurvey.com/webapp-bin/rv2.pl?&surveyid= 16909&sink=summary&co... 1 / 13/2008 Page I I of 30 o (752224) Keep taxes down and better medical insurance o C/52.22�_) I think that the community as a whole needs to realize the value of a teacher and pay accordingly o (75222) affordable dockage for liveaboard boaters o (" 2.3.1.2) Mileage compensation would help. 23 0 low cost loans n (:r 525 72) Health Care -Insurance o (75.2,.1_;_)) medical o (7.52448) I think we should help the teachers who already are here in the district before helping new teachers. Right now, the majority of the teachers are working two jobs. We have proved to be committed to this district and it is only fair that we get help first. o (7-25505) salary increase o (752521.3) No, this is my major concern. o (752525) If you paid me the same salary I earned in my previous teaching job, I could afford to live here without working three additional jobs. Yes, I have three jobs in addition to teaching, so I can live here. My only other option is to wait tables in the evenings. I don't want to do that, because I know my teaching will suffer more! o (7 52552) more money for aide ans staff o (72567) Higher salary to make the mortgage payment I already have. o (7_525 7 g) higher salary is needed o ('7525..4.) Better Health coverage. 80% is not enough to assure safety from financial catastrophe due to serious health problems o (75,25589) Salary Increase o (7526.16) Possible cost of living allowance on top of regular salary like state and federal employees? a (7�2��2 ) I would like to begin my Doctorate. I may have to leave the Keys to accomplish this. a ("'.5-26.5=) Increasing teacher salaries is a much better way to keep techers. They would then be paid more like professionals and would also be able to afford to stay here. © (7 5267 ) higher salary o (75271) Medical Benefits o (75.27 2.) AFFORDABLE INSURANCE FOR TEACHERS AND THEIR FAMILIES o (752817) salary should be commeasurate with teh Cost of Diving / importance of jobs o (7528 1 9) Even trough I own a house I can not of ord the taxes and utilities plus a morgage. The salary is so low and housing so high I have to move after 15 years in Key West. I can't even afford the health https:llsecure.supersurvey.corn/webapp-binlrv2.pl?&surveyid=16909&sink=summary&co... 1113/2008 Page 12 of 30 insurance. o (75 287) no o (712919) no o (752932) 1 would definitely be interested in affordable housing. Right now, one paycheck doesn't even cover my monthly rental payment, and that's after teaching for 10 years. 1 looked into buying something, but I completely missed the boat on that. The mortgage would be thousands of dollars a month, which is more than 1 even make. o (75.3099) aide need more money to live on n (75. 515) SHIP a (75.1601) salary to buy what we choose and not what you choose for us. o (7.5.34)1 believe we need to look at a more global subsidy for teacher such as a county property tax credit for those of us who currently own a home as well as a means to assist new/young/single teachers. o Blank responses from 751.691 , 753631 , 551448 , 75 10 14 , 752077 , 7? 52028 , f � 167.5 , 751. 7 7S , 751064 , 713067 75 893 , ' , 7, 751904, 751295 , 752664, 711219 , 711650, 7.51352 , 50870 , 752487 , 7516M , 7 51.7S3 751273 751746 , 75 1781, f 1159 , 75.1.325 751313, 751961,7512115,752302,751J5, 751296 , 751525 , 7513S9 , 75442 , 75ZI22 , WAS , 751779, .753735 , 52621 , 752113, '1 ' 751506, 750895 , 75M 4. , 751 945 , 751754, 751689, 751400 , 7512 3 , 751248 , 751921 , 751370, 711+4 , 51630 , 751959, 752549, 752054 , 7 11541 , 751267 , 7514S9 , 753634 , 751999, 751381,751648,75533 752254, 751590 , 751500, 751S82 , 751119 75163E 751277 , 751M , 752421 , 7 2721 , 751_263 s 752701 51=178 , 75130 , 752497 752240 , 751031 , 752191, 101199 51217 , 750309, '752:g 31 , 11.92 , 75.1 SS6 , 752573 , 71220), 751651 , 752982 , 751715 , 752675 , 751749, 713519 , 52920 , 751436 , 7 522ON , 751920, 710910 , 752358 751719 , 751154, 752727, 750924 , 753669 , 751319 , 751429 , 752309 , 75181.2 , 75211 N , 712435 , 75 1871 , 751241 75 217 , 5 179 , 751520 , 751292 75200 , 751 05 751554 7525€ 6 751479 5ZO03 752514, ' 5.1. 515 , 751996 , 751€ 9 7 , 7-51177 , 711111 , 751411 , 751491 , 7512 3 , 751408 , 751105 , 751751 7A 62S , O2€= , 751307 1Z950 , 751276 , 750987 , 712049 . 752862 , 752146, 752087 751815 , 751317 , 752406, https:l/secure. supersurvey.com/webapp-binlrv2.pl?&surveyid=16909&sink=summary&eo... l / 13/2008 Page 13 of 30 751641 , 751595 75, 562 , 7 5256o 751760 , 752834 5283 , 52S'20 , 75220.3 . , 5 1901 751107 , 75.0904 752938 , 750876 , 751549 , 751461 , 751402, `11€01 ,751312,7017 0, 751449 , 752078 , 711521 , 751266 52999 752141. , 751901 751 142 , 752014 , 751646 751423 751911 , 75197S, 751111 , 12134, 752126 , 51. 73 5 , 750964 , 7-51 7 5 751596 , 5 752422 752135 75 1 SQS 751227 , 751 M53 752SO7 752923 75 1625 , H 51428 , 751874 , 75177.3 752OZ 1 , 52274 , 75181 S , 751.328 , 752895, 753617. 752536, 751470 , 75OR6 , 711661 , 752711 > 702452, 52 1 39 , 75 072 , 75 010 , 750995 , 7529-55 , 751407 752103 , 711710 , 752985 , 752711 , 752.715 751613, 750931 , 751018 751377, 752€ 02 , 7513.36 , 751 607 , 752912 , 75172N , 7118„1, 51011 , 52791. , 751 40 , 73.4 1..9 , 7524J3 711693 752934751676 752611, 71Z516 , 751632 , 75133.1 , 751453 , 75,1421 751383 711969 , f 5 1 ASS 752095 , 751 11 , 751492 , 751226 , 753626 752 80 , 51833 , 751643 75 1446 , 751771 , 71 IT 17 , 752450, 75 007 , 751977 751573 751411. , 751708 , 751442 . 75A N44 , 751710 , 75ZQI 1 , 752458 , 752095 , 751.541 , 751424 , 751350 , 751948 , 75 1 365 , 752405 , 751310 , 751610 751922 515S9 , 752125 7512€ S 750943 , 75141 , 711511 , 75 ITS , 752830 , 752566 , 751859 , 711109 , 752728 , 711972 , 75152.3 , 751047 , 751 7 41 , 751776 751794, 751565 , 75100 , 7514833 , 751820 , 752211 , 751932 , 751218 75261.7 , 752347, 752€. 20 , 75135,3 751_950 751526 , 711059 7 51 Y9Q , 752102 , 51937 , 752859 , 751420 , 7519 41 , 751144 144 751397 , 751681711134, 514213 , 7°3 j LAU , 50215 751280 , 75.1409 , 752 150 75 149, 75 1._890 , 752194 751056 751664 751701 , 752636 75 632 , 751406 751473 , 751706 752271 , 751817 ,751410 , 7 5 l 420 751692 52131 , 711096, , 753030 , 75.1335 , 752577 751992 https:l/secure.supersurvey.comlwebapp-binIrv2.p1?&surveyid=16909&sink summary&co... 1 /13i2008 Page 14 of 30 751792 752S7 4 . 752936 , 52319 ; 527M 752377 52003 75 58 , 51804 752041 , 751300, 751471 , 752493 , 752025 , 751734, 75 1379 752S32 752543 75 AS , 752012 751 315 , 750872 , 751414, 751863 , 751355 751476 , 752995 , 7515S9 , 752622 , 752445 , 751454 , 751775 , 751116. 711194 , 751299, 752071; , 751936 , 751465 , 752756. 751492 , 751817 , 751417 , 5 1958 58 . 751811 , 75..1240 , 751671 , ``50,s78 `528'7 , 7518` 1 , 7.51822, 751418 , 752749 , 75.162 3 , 750939 , 75164.5 , 751707, 75270 , 752423 , 75 15 12 , 75_131_1 , 7.51658 , 751852 , . 50913 , .752132 , 51396 751595 , 7518{15 , 7 521 S3 , 751545 , 7530S9 752730 , View cee{ced responses Would you like to add any other Comments? 4U Number of respondents answering at least one part of this question: 597 Graph Comments: ��j 26.63% (159 respondents answered) View responses a (7 5( 865) Actually, I cannot afford to live in the Keys. I presently live in Homestead, Florida and commute to the Keys. o (75W,`,..75) THe most logical method of bringing property costs down to realistic levels is to severely restrict vacation rentals. THis would open up much more housing to full time residents. This is not unfair to the investor/owners. All investors take risks, so this is not an "unfair" solution. o (50893) DEED RESTRICTIONS OKAY o (7509 0) This does not take the length of time salaries were and continue to be so low. o (750992) 1 have already been interviewing elsewhere to find a place to teach and to be able to buy a house to own when i retire. This is a serious consideration for me. o (75 d. 1..53) THANK YOU FOR ADDRESSING THIS ISSUE o (71 J 2( o 1 feel like I'm a quality teacher and am htips://secure.supersurvey.com/webapp-bin/rv2.pl?&surveyid= 16909&sink=summaiy&co... 1/13/2008 Page 15 of 30 frustrated that I can't make enough money to live in the Keys. o (""' 27 2) please help teachers buy a place to live, then we would at least be building equity. o ( _1.27.,5) Benifits and helath care are another consideration in all of this- please consider the quality fo life that we give up to remain here- clot of us work more then one job besides out teaching careers to be able to have a comfortable life style. o (75.12) Key West has a serious housing crisis for numerous groups of people. Key West is a transient town and no matter what housing you provide, teachers will come and go. If you provide housing for some teachers, then how will you compensate those that would not qualify for housing? o (7�14_97) In the school district where I used to live and teach there was a program for teachers who had taught five years or less in the county. They offered a 5% interest rate for home buyers from the state. It was unassumable when you sold your property and you had to live in that residence for three years. It was a great idea because it brought teachers into the county and then kept them. o (75130S) The concept of tracts of land being purchased and managed by the board is rather revolutionary, restricted resell however seems to negate the one dramatic advantage of home ownership, in effect denying owners the investment of ownership. o (715 1 3.3 1 ) The current salary schedule for teachers offters little incentive for experience. I took almost a S20,000.00 cut in pay from my teaching salary in California. Plus I had much better benefits in California. If you want teachers to stay, you must offfer more incentives (Salary and benefits). o (751 9 4) Hopefully this will help to trim down our high rate of turnover. Great idea! o (7 5 13 8) No o (5.13.3.) The district/state/ needs to treat teachers as professionals. Florida has one of the most elaborate programs for teacher certification yet it ranks among the lowest for education. Florida is pumping out and attracting good teachers yet they do not stay. Better medical coverage, stronger unions, increased salary comparable with some Northern states and affordable housing for school employees should begin. If you want respect you have to earn respect but care for those in your keep. 1 love the kids and employees I have met down here but I can't afford to be paid a year or more less than what I have earned, little or no https://secure.supersurvey.com/webapp-blii/rv2.pl?&suiveyid—1 6909&sink=summary&co... 1 /13/2008 Page 16 of 30 adequate medical coverage and a house payment that starts at $2000 a month -not to mention the lack of personal leave or sick leave for three to five months in your first year as a teacher in Monroe County! Most professions have relocation packages and incentives but Florida treats it's teachers like second class citizens. I don't want to leave here adn I bust my rear making it work for the kids in any care. I wouldn o (75 140) housing is a huge cost, insurances and taxes are just as big a problem. to handle this salary issues, med insurance costs have to be addressed. assistance with houseing may influence new teachers to the county but it will not help the ones that are here as much. o (751 46) If salaries were on par with other counties and their keeping up with the cost of living there would be a housing problem. The salaries are terrible compared to our cost of living and when comparing them to other counties in South Florida. o (751 S) If "highly" paid district and/or administrative personnel are experiencing problems meeting cost of living expenses, try to do it on the salaries paid to people "ranking" under them. You need "workers" to keep the administrations going. o (S 1 360) no o (75,1,, . 0.) My husband is in the military, and we live in base housing. Fortunately, housing costs have not been a major concern for us. o (751_18 ) 1 have lived in the keys for over 25 years. I have attended Sue Moore, Stanley Switlik, Marathon High, and even FKCC. I live with my parents who were lucky enough to invest in property and build a house over 20 years ago. I still live with them but mu husband and I would like our own place to raise our family. o (75_1;84) The rent choices should start at $600 a month not $800 o (1.5;l.400. )1 would just like to own a hoarse with a yard that was spacious enough to have my family live comfertably and affordablly. o ( 1412) with all due respect I feel that teacher are the ones in greatest need. WE do not recieve the same benefits or contributions topension and health insurrance, nore do we have the options for advancement and pay increase that other members of our school community do. Owning a hoarse offers a type of security that is missing in our lives. o (7/5.144) I am a single mom who has lived in the Keys for 20 years. I went back to college in my late https://secure.supersurvey.com/webapp-bin/rv2.p1?&surveyid=16909&sink=summary&co... 1 / 13/2008 Page 17 of 30 twenties to obtain a teaching degree. I am very proud to say that I graduated #1 in my class with a 4.OGPA. However, I find that even though I truly enjoy my occupation, I am struggling to stay afloat in the Florida Keys. My dream of owning a home is basically non-existant as long as I live in the Florida Keys. I think that it is pretty pathetic that even though I worked so hard in school to become a "professional" I still qualify for Section 8 Housing through the Monroe County Housing Authority. Even with this help, my salary simply does not meet my monthly bills. I am very excited about any kind of help that can be provided to teachers. I see no reason why both my dreams should not be fulfilled - Being the best teacher that I can be AND owning a home in the community that I love, o (7"51 .1 ) Where were you when I bought a house? o (7.51. 24) $800 a month is not affordable to a lot of working employees o (75_143 1) 1 believe that Monroe County could attract excellent educators and KEEP them if affordable housing and better salaries met todays cost of living. o (75.1. 3.8) With more than ten years in Monroe County, with 3 incomes between us, my husband and I have already sold our house and will have to leave in three years because (1) the county keeps changing the codes, (2) homeowner's insurance is higher than we can afford, (3) can't handle the trips to Miami for major medical needs as we grow older. o (75_ 4.51.) Housing is the worst of the cost of living expenses but overall in general KW has a problem. For thse of us with grown or near grown children, where will they live, where will they make a proper salary. We have many problems in this area in the keys. o (- 5.1456) This is a Keys -wide problem, not just Key West. o 5 14 5 7) More Steps in pay ranges. Chance for higher rank based upon performance. o (7 � _1461) I'm getting ready to retire ad I will struggle to stay in my hometown --even my retirement would hardly cover the cost of renting --after 33 years I will retire at 300 dollars more than my Dad who retired in 1968 from the AirForce reserve!! I own my home because I bought it 30 years ago, but new teachers are dead ducks --they will never beable to afford a house here on the salary we get paid and living in a dorm or housing project with other employees is gong to be an insult --like the factory towns of old. a (J 5.1463) 1 think it's insulting to teachers to consider https:i/secure.supersurvey.com/webapp-bin/rv2.pl?&surveyid=16909&sink=summary&co... 1 / l 3/2008 Page 18 of' 0 that they deserve housing of lesser quality than any other professional person. The only answer is to pay teachers rather than subsidize their "housing". o (7 51_ 466) Building of resorts in Key West is out of control. Cruise ship traffic, although helpful for some businesses, does not benifit all and I believe is a detriment to our environment and that home owners will pay the price for environmental damages via taxes and utility services in the long run. © (7.5.1.474.) It's a complex issue involving not just lack of housing or affordable housing but living wages as well. Have worked two jobs for 17 years here just to make ends meet. Was fortunate to be offered the home .I rented from the owners at an affordable price ( not market value) otherwise I'd be gone from the Keys already. o (75:147 ) FOR A SINGLE PERSON AFFORDABLE RENTAL $500.00 A MONTH o (.75.148. 3.) 1 hope that these comments are taking serioulsly. My entire family works for the Monroe County School Board. I have been teaching for six years and I have a master's degree and after looking at the salaries from Keys Energy it is an embarrassment to see people who I personally know make more than I do and have no college degree and have been working less time than myself. I teach because I love children but when it is time to pay my bills and to support my family love isn't enough!! o (7,51488) yes o (75149 1 ) no o (" 5. ! 9. 9) new employees need this assistance. o (J..51..5-2 .) Although I have had the good fortune of owning my house, working for the district for over 20 years, I have seen a lot of good teachers come and go, and the number one reason for them leaving the area was that they could not afford housing rental or ever able to purchase one. o (S i SZZ) Housing should only consume 1 /4 of ones income. My housing cost is more than half my income for a rental. i cannot save toward even the cost to move elsewhere. a (7515-26) Lag in pay to job compared to other places. I make 1 /3 here compared to what I would make in Broward or Dade County. o (131541 ) Take care of the teachers you have employed 10-�- years in the county. Most of us have to work 2+ jobs to survive. I can barely .pay my mortgage every month. o (:t 515 3) Higher pay for employers period. I do not know of any other organization or employee that https://secure.supersurvey.coin/webapp-bin/rv2.pl"&surveyid= 16909&sink=summazy&co... 1 / 13/2008 Page 19 of 30 would assist there personal in purchasing a home. Why not help with college education then too. o (7515-15) Monroe County School Board employees are very underpaid. It is very hard to make it in the Keys with the salary that we are given. I feel that there should be some kind of job reclasification system. ( w o -5.471 Affordable housing is a problem in the Keys, however you need to consider other costs such as food, water, electric, insurance, property taxes. The salaries need to meet the cost of living. o ( i51.,` 60.) Teachers cannot live in Monroe county on a beginning salary. The entire range would need to be increased to offer a better starting salary. Limited years of credit keeps the District from attracting experienced teachers. o (75:. 56;,) Low salary is a problem too. Dade county teachers get paid much more and have lower housing costs o (7_51.569) I'm very disheartened that the poor rate of yearly raises for teachers combined with a HUGE health care deductable translates into teachers that are actually getting paid less every year when compared with the ratye of inflation. This is unbelieveable! o (75.15 8 I ) I was born and raised here. Most of my family is still here, including my son and his family. I would like to remain in Key West and hope someday Key West will be affordable. I currently live in a mobile home which I own, butr I pay close to $600.00 in lot rent a month. I also have two jobs. I know quite a few people who have to work two and three jobs just to live here. This is my home and I hope I can continue to live and work here. o (=1 5.15.E ') 1 rent currently in Key West (efficiency) for $725 a month. I'm in my 3rd year teaching in Monroe County and I work a second job (15 hours a week) to make ends meet. I consider affordable rental housing to be something less than $650 a month for one bedroom. o (75 1.5 ) Despertely needed area- glad to see it being pursued honestly! o (75..15.S9) I dons' consider $800.00 as the beginning of an affordable house payment. I also believe that if you increased our salary, to match our cost of living in Monroe, then there wouldn't even be a problem with affordable housing. The cost of housing is not going down, don't penalize us for this, but increase our salary to match it. o (7511 590) #12 even though I have been employed for https: %!secure, supersurvey.corn/webapp-bin/rv2,pl?&surveyid= 16909&sink=summary&co... 1 / 1312008 Page 20 of 30 15 years with the school district I make less than 30,000.00 per year. You did not have an amount lower than $30,000.00 on the survey. o (7594) We are a military family and will be moving due to a change in orders. o (-,-51_6.;16) Better health insurance, with a lower deductible!!! o (75.1610) 1 wish I had been able to mark more than one answer in each section. In many cases there were more that applied to me. I feel that not only housing is a factor in why or why not I may stay but also benifits, salary and lack of advancment. I also feel that 800/month is not affordable rent for someone only making 32000 a year that takes up almost a whole paycheck. I live in Dade county because the rent is almost half of what it is here and the teachers are paid more. I love working for Monroe County and would stay if only it was somewhere else. o (751638) 1 don't want an affordable unit, I want to make enough money to be able to buy my own house for my family. Our salary needs to keep up with the cost of living. I was born and raised here, and can't even think about buying a home. Our salary should allow for me to have this as an option. o (75 i C 50) A $10,000.00 out of pocket expense for health insurance is a hardship for many teachers and should be addressed. o (751659) new to area o ( r5.1.6.7 ) 1 feel even 800/month to rent a tiny apartment is appalling. Elsewhere, I can make less than what I make now and have a house/apartment that is twice the size of the one I aim in now. Yes, we have a higher price for paradise, but let me get paid counteractively to that. Otherwise, the one job that consumes my life must become one of many jobs I must have to be able to pay rent alone! o (75 675) I'm a Permanent Sub and my husband is on disability. I work at school and also run a business. We figured it out and it cost us S500 a month just for taxes and insurance on our home. We are lucky to have it paid off,. but S500 a month plus utilities is almost what I take home a month at school. Something needs to give. o (751680) It is a good idea to help young teachers with housing. Otherwise it is going to be difficult to replace those of us who will retire in the near future. o ('5,168..1.) If we didn't have to pay so much for the admistration of this district we may have more money for the students and faculty and support staff of this district. All of the money seems to go to the https://secure.supersurvey.com/webapp-bin/rv2.pll&surveyid= 16909&sink=summary&co... 1 / 13/2008 Page 21 of 30 top. © (751_089) It is impossible to afford housing in Key Largo on a single income of approximately $47,000.00. I cannot qualifry for a mortagage loan, nor can. I make the payments on a loan that would put me in a house in Key Largo..I don't feel like a professional if I can't even afford a home in the community that I teach in. o (75 z.699) I'm a native of Key West. I Own My House since 1964, and I am not leaving Key West at any time. I agree that we need affortable housing for our teachers. The cost of living in my opion is getting out of control and many or our local conchs have had to sell their homes in order to survive. It's very sad when your own children that are born here in Key West have had to leave their Island which were the home town of their Great - Great Grandparents. I worked for the school system for 10 years from 1980 to 1990 and had to return to work because of the cost of living. I myself have 13 grandchildren and many of them live with me and I'm runing out of room and can't afford to buy them a home. Unless I decided to move out of my home town. I pray to God that the cost of living would change. We as good citizen should have a say in reference to the cost of living should be here in Key West. I'm a concerne mother and grandmother of my community. o ("_ 17()4) lower insurance rates and better plan needed o (7 S.1..70.6) The keys are in Florida. o (751710) Teachers need MORE money to live and work in Key West. o (7,51712) The major draw back of working in the public schools in Monroe county is lack of respect for the teachers from administrators, parents, and even the students. If teachers were respected, they would be paid a decent wage, have adequate health coverage, they would have adequate supplies to perform their jobs, and they would have adequate classrooms (doors and walls). o (7 �-, 17 i 3) a good survey o (751. 71.5) My husband and I have worked extra jobs to maintain an affordable housing option over the past 11 years. With the rising costs in real estate values it will be impossible for teachers and educational professionals to find appropriate housing at the current rate of prices; especially if they wil require additional space to raise a family. I would prefer to see salary increases so that teachers can choose their own option of housing. The overall https://secure.supersurvey.com,'webapp-bin/rv2.pl?&sun,eyid=I6909&sink=summary&co... Ii 13/2008 Page 22 of 30 availablitiy will still continue to be an issue. Providing sub -standard group housing for teachers or educational professionals such as dormitories or barracks may be suitable for a single younger teaching force but not for a young family who would like to remain in the county and be a part of the cornmuntiy. By only raising salaries, and insurance benefits will we be attracting the type of professionals that our community will want to maintain in the future. o ('51732) Increase salary so that one does not feel poor o (75 i 733) An increase in salary would be much better becaue then we could be in charge of our own financial future. o (75.1735) My husband and I have been very fortunate in that we were able to build our home at a price we could afford. 1 can tell you that if we would not have been able own our home then we would have left the Keys. I think the most important thing that you can do to help the situation is pay teachers more. o (75, 7) Homestead is a strong options for buyers who work in Key Largo. o (751'10.3) There are many other comments but this is not the forum and what good would it do? o (.5 768) Until we have salaries and health insurance that allows for teachers, staff to continue living in the Keys, then people will continue to move here for a year and then move on. Think about the time, energy and educational assistance tenure teachers have already invested. There is never any compensation for that in our district. I am nearing retirement but still have a lot of energy, teaching ideas, and wonderful attitudes toward teaching my angels; however, I am ready to sell my ocean home and move to another county where districts or universities appreciate my experience and mentoring abilities I have. I can't afford huricane insurance, health insurance and taxes down in the Keys. o (7.1�..1. 7.69) How about teachers who already have a high mortage.... How about help for them? o (7`5177'.) If my .husband, another teacher, and I did not buy our house when we did, we would not have been able to stay. Look at the market. How can a teacher making 30k pay for a 270000 home? o (7 11 88) My household salary range is less than 830,000 o (7 5.178 ) 1 am planning on retiring in 8 years, I have already taught and retired with 31 years of experience from Ohio. I am not a typical person who https:/, secure.supersui-vey.coin/webapp-bin/rv2,pl?&surveyid= 16909&sink=summary&co... I / 13/2008 Page 23 of 30 teaches in Monroe county; however, my income from teaching here would not allow me to live here. My other sources of income is what allows me to live here. © (75 8.1. ) the development of a bank of people already living here who may be certified is one we really need to pursue o ( 51815.) My salary continues to be too low to afford to live in the Keys. o (75_1_S 1 7) Affordable housing is an excellent start to solving the problem, but it is only a start. Educators need to earn a respectable salary for the job entrusted to them. Increased salary is the ultimate solution. o {_7s_l 834) For those of us that are not leaving I would like to see the salary schedule upgraded to be in line with Keys Energy and the Aqueduct o (75.1852) 1 currently live in a very small cottage, located on my Mother's property. o (7 187 ) we need a system in place that would help with better health care. I've been with the county for 10 years in we have lost a great portion of our health benefits and cost has gretly increased. o (7 .1_895) My husband's job pays a good salary- This is the only reason we are able to own a home and remain in the Keys. If he were lose his job, we would have to leave. o (7_ 1900) We were fortunate enough to purchase our home when we moved here at a greatly reduced price... otherwise, housing is very scarce and expensive here. o (7 90;) 1 have barely survived raising two children on my school board income. With a special needs child,.I had to give up my second job and it has been financially devastating to my financial situation. Because of my circumstances and low pay I am considered a'risk' for homeowners insurance, as well and pay top dollar for coverage. I also pay 12 % interest on my home. o (7,_51_929) better benefits o (75 968) Please do not get the school district involved in the housing industry. Use the money for teacher salaries, and then they can afford the going rate... o (751_992) I applaud the superintendent for his sensitivity to a critically important issue o (751995) no o C51.9.99) no a (52001) Also, I am a graduate of KWHS and have lived here all my life, but I feel I am going to be run out of my home town because of the cost of living https://secure.supersurvey.con-ilwebapp-bin,'rv2.pl?&surveyid=I6909&sink=summary&co... 1 /13/2008 Page 24 of 30 and a salary that is not compensatory to it. o (; 5202) I am fortunate and Iive with my mother, who does not hold a mortgage on the house. But if she was not alone I would want to have the opportunity to live on my own. a ('. 2.024) It is embarrasing to think that professional educators have to rely on affordable housing! a (7,52040) 1 am a professional with a Masters degree plus and would prefer to make bigger salary leaps and have better benefits than receiving low income houseing. o ('75206 t) The district faces an influx of teacher departures yearly due primarily to the lack of affordable housing. Yes, there are a few units that have become available, but many of us who work in Key West do not want to drive an hour each way so that we can afford a place to live. The district needs to investigate affordable options near every school location. o (2 520 '4) Other costs are also the issue. As in Electricity and water, Garbage and Sewer, Phone and Cable are extremely expensive down here. o (720.77) I have a rental home on big Pine. I would love to rent it to a couple of teachers. It's a three bedroom on canal. Please call Cadwell, Rita L 289- 2490 ex. 344 This home is available Jan. 1 2004 o (2_52 123) No. 12 Why were there no choices for salary under $30,000 - There are alot of single people in the district who do not make close to 530,000 and they have to pay for their insurance. How they can do it, is beyond me. The district wonders why we have such a big turnover, well the package isn't very pretty. The school district insurance is outrageous. There has to be a better plan out there somewhere. Or to help this problem, everyone needs to pay something toward their insurance. o (r_5,2_125) I am not affected by Iack of affordable housing. o (/ 5 2.1 3 1) There should be affordable housing (ownership and rentals) throughout the keys, not just Key West o (752.1 5) I live on a boat because it si all I can afford. Subsidised marina space my be a viable alternative. o (%52 11_) already living in dads and commuting due to these issues o (7 2 i A0) thanks o (i:32.19.4) Raise salaries o (2 219 ) Higher salaries which are comparable to other salaries of professionals in the community. o C` '20) I answered as if I lived in Monroe county. I https: Isecure. supersurvey.com/webapp-binirv2.pl?&sun-eyid=16909&sink=summary&co... 1 / 13/2008 Page 25 of 30 do not. I could not afford living in the Florida Keys based on the salary that I earn. I commute from Dade county. o (752224) Our health insurance is a disgrace! o (7_5_ _ 71) Better health insurance... the plan currently in place is grossly over price for the benifits provided o (7.5-22_74) Options need to be available to curren homeowners who find the cost of living restrictive. o (r 52-106) The housing situation is not necessarily the problem. An increase in salary would be more beneficial to everyone rather than affordable housing. o (-r 521 21) I am happy that the City of Marathon is offering "affordable" one bedroom homes for $140,000.00. However, that is still not in the price range of a single teacher. I gave up on housing in this county and recently purchased a home in Citrus County. I do not plan to leave the Keys, but if something were to happen and I was no longer able to rent the apartment I currently occupy, I would have few options but to leave. o (5211,2) I appreciate the efforts to solve this problem. o (-5:23 2) 1 finally bought a small condo - a one bedroom, and I live with 2 sons. I cannot afford anything larger. I need a LARGER SALARY! Rental assistance will not keep me in this county. I would like assistance in purchasing something that would meet my needs with any .family, but at my salary that will be impossible. o (7523 ()) salaries and benefits need to inprove o (752;,_54) Cost of living is a major factor including those who presently own property. It is a struggle meeting the needs of family members, utilities, taxes mortgages and insurance, both health, property and life. o ('S 15 ) 1 think the salaries should match the cost of living. o (., 5?227 3) insuarance is a lot, benifits not as good as they used to be. o ( 5217) Housing is not an issue for one because I am military. o (75.25,05) low interest rates/no down payment o { 5215(1 ) The current financial situation in the Keys for all educators is so bleak, that many consider leaving and going to Dade County, who pays for their teachers through benefits and better salaries. The district needs to consider the fact that a person only needs to go over the ,stretch to be paid $10,000 more/year at tinges. Our household income is well - over $100,000/yr and we cannot afford a 900 square- https:l/secure.supersurvey.comiwebapp-bin/r 2.pi9&surveyed=I6909&sink=summary&co... 1/13/2008 Page 26 of 30 foot house in the Upper Keys. We will eventually leave so that our children will have a place to call home. We are not willing to scrape by much longer to live in "paradise". Luckily we do not have to be on the school district's medical plan. We would already have been gone. That has created negative income for many of my colleagues. o (75-2.5 2_3) Thank you for doing this. o (75'52S) What does NOT make sense is my property taxes are more here than at my old system, yet I get paid $20,000 dollars a year less here. I worked a lot harder there too. o (. 512— 43 no o { 15` 552) start havibg christmas bones o (.µ5.2.5.67) affordable home insurance plan. o (75258 ) Teachers should be able to own homes like other professional workers. This is the American Dream. To exclude me, as a teacher, from obtaining this dream, is an insult. lwill be responsible to myself and my financial security. and find employment in another industry or place. I do not want to be subject to increasing rents. Renting while sales prices escalate and rents increase, widen the gap for obtaining home ownership. What happens when I retire. I will not choose to stay here or in a profession that leads to poverty or will cause me to become a financial burden to those I love. o (52608) There are many reasons why I am thinking about leaving the Keys. First it is the price for housing. Secondly, I am concerned about our benefits and teacher increases. Thirdly, the keys have grown and are not the place they used to be. o (75: 022) I would like to see affordable housing for incomes in the 50,000-80,000 range. This is barely enough to live on down here if you want to own a home, particulary for divorced women who have raised children here and are now receiving alimony but claiming head of household o {jr5.20.54) Salary is the issue, not affordable housing , especially for those dedicated teachers whom have been here for years, and may already own. o (7152674) Why put teachers in ghetto housing. This is sad. Why not offer us salaries that would allow people to live here? o (?} ) no o (75 1_5) I believe affordable housing would be a moot issue if the district would pay us a salary that we could live on. I am not expecting to be paid a salary that my whole family could live on; just a salary comparable to other South Florida districts, httus:l/secure. supersurvev. corxr/webapp-bin/rv2.pl?&surveyid= l 6909&sink=summary&co... 1 / 13 i2008 Page 27 of 30 such as Palm Beach and Broward Counties. In addition to paying us a living wage, more of our insurance costs should be borne by the district, so our salaries would then be higher. o (75.2316) The situation facing teachers is deplorable. Salaries, although ratified by the teachers, that are less than the cost of living raise is ridiculous. While grateful for any kind of insurance, i think our medical benefits and out of pocket costs are scarily insufficient. When I know that my teaching peers from the North are going to retire with double the salary and benefits that any of us can ever expect to make ..... why on earth would .I choose to stay in he Keys, Monroe Count or Florida for that matter? Additonally, the hoops that teachers are made to jump through down here, to stay certified OR GET certified are daunting. They may be fashioned with the intention of insuring the Professional nature of employyes, but they offend,and tire "professionals" such as me. There is no way thathousing is a viable alternative for people. Dorm life is for college and low income housing is for people that need a leg up in society, not for the ones that are helping others to acheive. It is insulting. The salry and benffys are insulting. The only other occupations that are as underpaid and rrespected are law enforcemcnta and nurses. o (75%726) 1 deserve salary and benefits that are received by .FKAA, CES, plummers, automachanics, electricians, and any other professional in Key West with six years of university studies and degrees. o (7! 52746) If housing could be spread out that would be great! We may work together however, we don't neccasanly People who work together shouldn't neceasarily live close together. o (752 49) salaries .......... o (_7528_1.7) While born out of the state, I was raised here since I was 3 years old. I returned due to change in family status. The cost of living here/not owning a home, will end up driving me out of Monroe county within the next 3-5 years if the COL and salaries don't change. o (:521S..8) 1 have worked here for a while and my husband and I want to remain in the Keys for our future. We would like to be able to afford our own home and simply cannot with housing now minimally costing 200,00 and up. I like the idea of helping with down payment, and financing, and then having to pay back the down payment when sold. o (75.21'S.9) see above httos:/%secure.supersurvey.coi-n/webapp-bin%rv2.pl?&surveyid=I 6909&sink=summary&co... 1 / 13/2005 Page 28 of 30 o (_ 52. 2) When I left teaching in RI, my salary dropped by $20,000. o (" 2.84. 7) no I am hoping that some affordable housing will be available for teachers in the future, or even rental assistance, or a taxbreak or some other incentive for landlords renting to teachers at an affordable rate. I was renting the same apartment for over a decade, then my landlord raised my rent 25% two years ago, and 5% a year since. I can barely afford to live here, but I love my job, and I teach kids how to read, so I want to continue doing so. Unless something changes, I too, will be forced to leave Key West. I don't know many other teachers who are willing to teach Kindergarten with class sizes close to 30 children, without a full time aide. Whatever assistance becomes available will be greatly appreciated and is definitely necessary for teachers like myself, that do not own a home. Thanks for your efforts so far. o C1529 34) S 1000/mos. is not affordable housing! o (i 5 2955) 1 would like to see benefits (salary, insurance, etc.) for those of us who have managed to remain in the area for a number of years and would like to stay. I think it's important that we address the "root" of this housing problem. Thank you. o (7- 3099) yes aide and staff need christmas bonos o (7536(.�.l ) why should we have to buy with restrictions? why should housing be in a compound situation in order for us to afford it? ARe we not educated; liscenced, and certified professionals? o (=115_36.05. ,) Salary Increases Guaranteed o (7,53632) The cost of living coupled with salary are the two major factors. slary increases are not keeping up with the cost of living; and benefit increases. o (.`.5 3.6.34) The reason I am thinking about leaving is we can't get a down payment saved to try and buy a home because the cost of living is so high. The houses cost so much I don't think we could get approved for a loan because I have a lot of high credit card card bills. My boyfriend is trying to start a bobcat business so it is really hard right now. o (15 3661) This issue is critical to so many people! 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Copy this fink Jan. 23, 2007 06:02PM Click or Copy this link Jan. 23, 2007 06:05PM "lip €�t C :�ts�� tl�jS link Jan. 13, 2008 09:18PM ...... To publish your most current results click on 'Submit' Clicking 'Remove' will erase ALL published survey results. htins llsecure.sunersurvev.coin/webanD-binln,2.v1?&survevid=16909&sink=summaiy&co... 1/13/2008 Prepared for. The Partnership for Community Housing The Rodel Foundation of Key Nest aaaasaiwi THE METROPOLITAN CENTER AN URSAN THOUGHT CQLl.ECTIVE 1.50 S.E. 21,11 Avenue, Suite 500 Miami, Fl 33131 tel.305.349.1251 fax.305.349.1271 h metropolitan. fiu.edu The Metropolitan Center at FIU extends our sincere thanks and appreciation to the following individuals and organizations for their technical assistance and support throughout the. study process: The Partnership for Community Housing, Ed Block, Chair The Rodel Foundation of Key West,' Dr. Ann Henderson, President The Metropolitan Center at Florida International University delivers information and expertise to decision makers, community leaders ;and citizens as they seek to forge solutions to urban problems. The Center is engaged in the ,study of the demographics, economics and politics of South Florida, The overall goal of the Center, as an applied research institute, is to provide decision -makers with the best possible information to forge solutions to the problems confronting South Florida's urban areas. Toward that goal, the Center provides research, training, and technical assistance to governmental and nonprofit organizations in South Florida. The Center provides usable knowledge to inform decision makers on economic development, land use, housing, and public opinion. It also provides organizational management planning and development to strengthen local organizations' ability to serve their client basis. STUDY TEAM Neel Murray, Ph. D., AICP, Associate Director Dario Moreno, Ph. D., Director Maria llcheva, Senior Research Associate Dario Gonzalez, Research Associate Vanessa Brito, Director of Marketing and Communications Stephanie Smith, Research Assistant Lina Duran, Research Analyst, Socha Urban Inc. The Monroe County Housing Needs Assessment was prepared by The Metropolitan Center at Florida International University (FIU) on behalf of the Partnership for Community Housing. The purpose of the Housing Needs Assessment is to provide a quantitative study that serves as a baseline for understanding and measuring Monroe County's housing supply and demand relationship, and its impact on the economic sustainability of .the county and its municipalities. The housing demand and supply assessment examines the existing and future housing needs of Monroe County's resident worker population and provides several layers of affordability gap analysis based on prevailing wages, household incomes, and housing values. The study attempts to clearly illustrate the important relationship between housing supply and demand, and the significance of creating and maintaining an adequate. supply of affordable homeowner and renter housing with respect to Monroe County's future ecoxiorny and quality of life Monroe County's housing affordability problem has widespread economic impacts, including a growing recognition of the important fink between an adequate affordable housing supply and economic growth. Many of Florida's business sectors, including professional services, retail trade, and health care, are finding it increasingly difficult to attract and maintain workers for entry and mid -management positions. There is increasing evidence that working families have begun to move to locations which have more affordable housing, both in and outside the State of Florida. As the affordable housing situation worsens, businesses will also close their doors and relocated outside of Florida. Decent data suggests that Monroe County's economy has begun to feel these impacts. The need to protect and preserve an adequate inventory of workforce -accessible housing is a growing economic development challenge in Monroe County and all of South Florida. rapidly appreciating housing values have diminished the supply of affordable owner and renter units, thus creating a severe mismatch with the housing demand of the local workforce. The economic imbalance is exacerbated by the lack of production of workforce -priced owner and renter housing units. Monroe County has been experiencing significant demographic shifts since 2000 that are affecting housing demand. Since 2000, the County has experienced a 14 percent loss in the 20-54 working age groups and a concomitant 15 percent increase in the 55 and over retirement age group. In total, Monroe County lost 2,024 workers or 5 percent of its labor force since 20o0. Incoming retirees are more affluent than the younger population groups that have relocated. However, it will be difficult to replace younger worker households given the combination of low wage eployment and high priced real estate. Monroe County's median single-family home value to mediann household income ratio is an astonishing 122. In calculating housing affordability, the standard ratio used by most mortgage lenders and housing professionals is that housing expenses should not exceed 30 percent of a household's gross monthly income. The study shows that 57 percent of owner households Monroe County earning less than the area median income (AMI) are cost burdened_ A striking 85 percent. of renter households earning less than the AMI cost burdened. roe UmlII€e3rd. 11)lo I loii"i is 23[)0 The housing demand analysis section. of the study included affordability calculations based on median household and occupational income using conventional lending terms and underwriting standards_ The analysis determined that affordability gaps for all housing types are extreme in Monroe County. A further analysis of the Monroe County's sub -markets (Upper/Middle/Lower Keys) indicates that affordability gaps exist throughout the County. The current median values of single-family Domes and condominiums are unaffordable to nearly 95 percent of Monroe County's existing households. Substantial rent affordability gaps also exists throughout the Keys, particularly in the upper and middle Keys. The study determined that the greatest affordable. housing need is found in Monroe County's larger cities, e.g. Key West, Marathon, Isl.am' orada and Key .Largo, where the largest concentrations of the workforce currently reside. Approximately 70 percent of Monroe County's resident workforce lives in these four cities. These cities also function as the employment centers of the Keys. Given this nexus and the limitations on land development in. Mon Voe' County, affordable housing policies and strategies should focus on inlfili development opportunities within these existing residential and Job markets. \,lo nrok., € mildv Ailc,Td,,I:�Ic t feu"ille N'. cd'4 I. INTRODUCTION AND METHODOLOGY...............................................1 II. HOUSING SUPPLY ANALYSIS::..........................................................5 Housing Inventory by Type ........................... .......................................... ... 5 VacancyRates ................ ......................,........................................... 7 HousingOccupancy ......:............................................................... S Owner and Renter -occupied Units` .................................................... 8 Development Trends ....... .....:..........:.:.<.::............................ ....,......... ................ 10 HousingPermits ......................... ........:.:.::................................................... 10 RealEstate Market... ............................................................................ 11 Aboutthe Market............................................,.....,.......,.......................11 III. HOUISNG DEMAND ANALYSIS .............................. Labor Market and Egonomic Base ..............................................................17 Affordability Gap and Cost Burden............................................................... 22 IV. HOUSING DEMAND AND SUPPLY ASSESSMENT ....................26 \ zil7rc E' C'c3.�i�i� Hordilhic 1 ,msin \Jw(, l :\,;s;c .s,Am,nj iv LIST OF TABLES TABLE1.1..................................... .............. ............... ,................. .5 TABLE 1.2.................................... 6 TABLE1.3.......................................... ...... ..... ..............7 TABLE3.1 ...................... ..........................................19 TABLE3.3 ...................................................................................2.3 TABLE3.4..................................... .. ............... ...........................24 TABLE3.5........................... ..:....................... :.................................................... 25 TABLE3.6......................................................:.................................................25 TABLE3.7........ .............. .................... ............. :.......................... ....... ........ ......... 25 TABLE4.1.................................. .......... ............... .............................................. .30 LIST OF FIGURES FIGURE1.1.............................................................................................................6 FIGURE1.2.............................................................................................................8 FIGURE1.3.............................................................................................................9 FIGURE1.4...........................................................................................................10 FIGURE1.5...........................................................................................................11 FIGURE1.6...........................................................................................................12 FIGURE1.7...........................................................................................................13 FIGURE1.8........................................................................... ............................14 FIGURE1.9.......................................................................................................14 FIGURE1.10.........................................................................................................15 FIGURE1.11..................................................................................................I......16 FIGURE1,12..................................................... ........................................... .........16 FIGURE3.1...........................................................................................................20 -oo Ct�i ri�� Al INTRODUCTION The housing market in Monroe County has experienced unprecedented appreciation in recent years precipitating significant demographic and economic shifts. Rapidly escalating increases in housing values has threatened to make housing unaffordable for lover and moderate -income households, as well as the working middle class. At the local level, many in both the public and private sectors have come to recognize the link between an adequate supply of affordable housing and sustainable economic growth, To develop this understanding and to stove forward with real policies and solutions to address these housing issues, .it is important for communities to assess the critical relationship between local housing supply and demand. The growing housing affordability crisis has serious consequences: First, we are putting Monroe County's economy at risk. High housing costs .make it difficult to fill jobs and discourage businesses from locating to or expanding in the area. If the shortage of affordable housing persists, some businesses will be forced to close or .relocate. Second, we are threatening the social fabric of our communities and neighborhoods. Due to escalating housing costs, people cannot afford to maintain their existing community ties or live close to their jobs or extended families. Many of us could not even afford to buy our own homes at today prices. Monroe County and its municipalities are each challenged to respond to this affordable housing crisis by recognizing the critical role they play in housing policy and strategy formulation. This point is echoed in the recent "The State of the Nation's Housing 2006" report produced by the Joint Center for Housing Studies at Harvard University. The report states the following: "In today's environment, perhaps the biggest housing challenge of all is to create the political will to make a more concerted assault on the nation's affordability problems. The fact that local business communities are beginning to make workforce housing a priority is a positive sign that this commitment may be developing. In addition, as the impacts of high housing costs and metropolitan sprawl increasingly affect the day-to-day lives of middle-- and upper -income households, the voices calling for housing policy reform may become louder." The report goes on to state that "making significant headway will be difficult without the combined efforts of all Ievels of government to expand housing subsidies, create incentives for the private sector to build affordable housing, institute land use policies that reduce the barriers to development and educate the public about the importance of affordable housing." Given the extreme housing market conditions that currently exists in Monroe County with respect to the mismatch between housing values and household incomes there is a need for bold solutions that will require the formation of working private -public partnerships and new levels of utter -governmental cooperation. Defining Affordable Housing and Measuring Affordability Housing affordability is generally defined as the capacity of households to consume housing services and, specifically, the relationship between household incomes and prevailing housing prices and rents. The standard most used by various units of government is that households should spend no more than 30 percent of their income on housing. This is also the standard definition for housing programs administered by the Department of Housing and Urban Development (HUD) and most state programs, including various housing programs administered through the State of Florida's Mousing Finance Corporation (FHFC) and Department of Community Affairs (L)CA). However, this definition of housing affordability has its limitations because of the inability to determine whether households spend more than 30 percent of their income on housing by necessity or choice. Specifically, the definition does not consider that upper income and smaller households can afford to spend much more than 30 percent of their incomes on Dousing and still have enough income left over to satisfy other basic needs, whereas low .incoine..h useholds that pay even 10 percent of their incomes on housing costs may be forced to forgo essential medical care and healthy nutrition (The Brookings Institution, 2002). Affordability Indices One measure of housing affordability is the cost of homeownership, commonly conveyed through housing affordability indices. These indices generally indicate that affordability increased substantially toward the end of the last decade, primarily as a result of lower interest rates during that period. A housing affordability index for an area brings together the price and the income elements that contribute to housing affordability. The following describes the most recognized affordability indices: National Association of Realtors (NAR) Index: The most common index is produced by the National Association of Realtors (NAR). The NAR index measures the ability of the median income household in an area to afford a median priced house. In addition to the median income and median house price in an area, the NAR index considers current mortgage interest rates, assumptions about the down payment required to purchase the median price home, and the maximum percentage of household income that can be spent on housing. An index of 100 indicates the typical (median) family in the area has sufficient income to purchase a single-family home selling at the median price (Shimberg Center for Affordable Housing, 2004) Housing Opportunity Index: The National Association of Home Builders (NAHB) has developed a Housing Opportunity Index, defined as the share of homes affordable for median household incomes for each metropolitan statistical area (MSA). The NAHB Index has certain intuitive limitations, however, as housing affordability scores are generally more favorable in metropolitan areas that are also rated as "least desirable places to live" according to Places Rated Almanac (Brookings Institution, 2002). \'Jean+ok, C"ounk iA ford lhlo I fowr kw, The "median house price -income ratio" used by the National Association of Realtors and other housing analysts is a key economic indicator in assessing Iocal market trends and vitality. Nationally, the median house price -to -income ratio has more than tripled in the past five years in many high priced metropolitan markets such as New York City, Boston, Los Angeles and South Florida. While housing affordability indices are useful tools, they typically examine affordability from only an ownership perspective. For households of lower income in a rapidly appreciating housing market, rent price increases have far exceeded growth in incomes, thus worsening the housing affordability problem. Link between Economic Growth and Housing Need Monroe County's housing affordability problem has widespread economic impacts, including a growing recognition of the important link between an adequate affordable housing supply and economic growth. Many of Florida's business sectors, including professional services, retail trade, and health care, are finding it increasingly difficult to attract and maintain workers for entry and mid -management positions. There is increasing evidence that working families have begun to move to locations which have more affordable housing, both in and outside the State of Florida. As the affordable housing situation worsens businesses will also close their doors and relocated outside of Florida. Recent data suggests that Monroe County's economy has begun to feel these impacts. METHODOLOGY AND SCOPE OF STUDY The Monroe County Housing Needs Assessment was prepared by The Metropolitan Center at Florida International University (FIU) on behalf of the Community Housing Partnership. The purpose of the Housing Needs Assessment is to provide a quantitative study that serves as a baseline for understanding and measuring Monroe County's housing supply and demand relationship and its impact on the economic sustainability of the county and its municipalities. To this end, the FlU Metropolitan Center's approach was to: Prepare a comprehensive housing database and analysis designed to assist Monroe County in determining future housing policies and strategies; Combine economic and housing market analyses, utilizing the most current and reliable primary and secondary data sources; and Provide a clear and workable database that can be updated regularly. The methodology used by the FlU Metropolitan Center in the research and preparation of the Monroe County Housing Needs Assessment is to Iink current and future housing demand and supply factors and conditions with existing and future population and employment characteristics and projections. The housing demand and supply assessment examines the existing and future housing needs of Monroe County's resident worker population and provides several layers of affordability gap analysis based on prevailing wages, household incomes, and Dousing values. The study attempts to clearly illustrate the important relationship between housing supply and demand, and the economic significance of creating and mauataining an adequate supply of affordable homeowner and renter housing. Specifically, the study includes the following elements: ► Housing Supply Analysis: This section provides estimates of the current housing inventory/supply in Monroe County based on housing type, tenure, values and geographic sub -area. ► Housing Demand Analysis: This section examines current and projected workforce demand based on a labor market and economic base analysis, as well as population and household trends. ► Housing Demand and Supply Assessment: This section assesses the relationship between current and projected housing, supply and demand and determines the level of impact on Housing affordability and economic sustainability. �'1x�3ir«c C�f�u:�ty rlfii>rciE.�i��r� Ili�ttsir�z� '.Ac�czi�: �=;�;Etssst�t°�tl 200 4 The Housing Supply Analysis provides an assessment of the existing inventory of housing in Monroe County and its municipalities, including the condition of the housing, stock, vacancy and absorption rates, housing values and development trends. For the purposes of this study, housing inventori� j is defined as the total number of housing units by type in the County, including occupied and unoccupied units. Housing supply, on the on the other hand, refers to the amount of units available for sale or rent at any given time. Housing Inventory by Type Since 2000, the total housing inventory in Monroe County increased by only 3 percent, growing from 51,617 housing units in 2000 to 53,398 units in 2006. In the previous decade (1990-2000), Monroe County's housing inventory grew from 46,215 to 51,617 units or 12 percent. Single- family housing units comprise 49.5 percent of the County's overall housing inventory. Multi -family units comprise 35.7 percent of the housing inventory with mobile homes constituting the remaining 14.7 percent. TABLE 1.1: HOUSING INVENTORY, MONROE COUNTY t�-1!7 l P1:'{11L,`�411i= 1 .`f!1'f'f'If ?;)ski Figure 1.1 shows that growth in Monroe County's housing inventory is attributed to modest increases in both single-family and multi -:Family construction. The County added 6,236 singly family homes and 4,408 multi -family units from 2000-2006. At the same time, the number of mobile homes decreased by nearly 2,400 units. '��lc��E_�E,�)�7t�� 1;�In�cf�fl�lc Ilc��isi)t„ ;Ajc°c°cis F�lsses.54n4�a�t FIGURE 1.1 Housing Inventory by Principal Cities Monroe County's housing inventory is concentrated within its four principal cities - Key Largo, Islamorada, Marathon and Key West. Together, the four cities comprise 65 percent of the County's housing stock and, significantly, 77 percent of the County's rental housing supply. TABLE 1.2: HOUSING INVENTORY BY PRINCIPAL CITIES Monroe County 51,617 35,086 21,900 13,186 Key Largollslarnorada 13,579 8,479 6,033 2,446 Marathon 6,786 4,597 2,911 1,686 Key {Best 13,307 11,017 5,024 5,993 Sc)rrr�t': Li-S, DePw-hucjif ( C ownwrt,, fii1rciv; (,If Hit, Cctrs�,v, 2000 Lxcdrtder moblic it nut ,ti Molli € e Cmil3iv The concentration of the housing inventory is an important consideration when considering new development opportunities within a location such as the Keys where there is limited land development capacity and environmental constraints. Cities with existing concentrations of housing often provide infill development opportunities for new affordable housing. Vacancy Rates One of the unique characteristics of the Monroe County housing market is the large number of vacation homes. The prominent role that the second home market plays in the Key's real estate industry creates powerful inflationary pressure on the housing market. Monroe County has exhibited high and increasing vacancy rates for both homeowner and rental units since 1990. In 1.990 there were 7,928 vacant units reported representing a 17 percent vacancy rate. By 2006, there were 20,235 vacant units, an increase of 12,307 (1.55 percent) over sixteen years. The vacancy rate in 2006 was 38 percent. Table 1.2 illustrates the dramatic increase in vacancy rates across Southeastern Florida during the last two decades and clearly shows that the increase in Monroe County has been extraordinary. TABLE 1.3. VACANCY RATES BY COUNTY 1990iddd ��QJ Q�6 14.5% 14.4% 1 % 13OX. 3.811/ Monroe County's high vacancy rate is attributed to the large number of units that are held for seasonal, recreational or occasional use. In 1990, 7,928 units (63 percent of the vacant units) were seasonal units. By 2006, the seasonal units numbered 15,262 (75 percent of the vacant units). During the same period, the number of occupied housing units rose only slightly from 33,583 units in 1990 to 35,086 units in 2000. However, since 2000 there has been a significant and steady 6 percent decrease in the number of occupied housing units reducing the total to 33,013 units. The decrease in occupied housing units has particularly impacted the County's renter housing inventory. Specifically, Monroe County's renter housing inventory decreased from 13,186 units in 2000 to 11,128 units in 2006, a 16 percent loss. Figure 1.2 shows vacant units used as vacation homes increasing dramatically with the number of vacant units serving as rental properties declining since 1990. �'t)11I'Ct{` t�.i.7t113fy/ '� - EtlL tl��C I Iilr3:Nce( ],5 IIIc21i. 200 FIGURE 1,2 Housing Occupancy Owner and Renter -occupied Units According to the 2006 American. Community Survey, there are 33,013 (62 percent) occupied housing units in Monroe County. Of these, approximately 66.3 percent are owner -occupied. In comparison to what was reported in the 2000 U.S. Census, there has been a 7.3 percent growth in owner occupied housing. The high levels of homeownership can be attributed to several factors, including the increase in the number of single-family homes, especially at the high end of the market, low interest rates, and a greater variety of mortgage options. The increase in homeownership is also Iargely attributed to the decrease in rental units. The replacement of multi -family units and mobile homes with expensive single-family homes has resulted in dramatic reductions in renter -occupied units in Monroe County. Renters occupy only 11,128 units or 34 percent of the occupied housing units in Monroe County, Between 1990 and 200, renter units and owner -occupied units increased, by 5 percent and 4 percent respectively. There has been a significant 16 percent decrease in renter occupied units from 2000 to 2006. Figure 1.3 depicts the recent decline of renter occupied units in the Keys. C�.lt?:'1rE�itl"2001 FIGURE 1.3 HOUSING INVENTORY: TENURE zl I I , lU I H 1 DEVELOPMENT TRENDS Housing Permits Building permit numbers reflect the trend in Monroe. County towards the replacement of mobile homes and multi -family units with more expensive single-family homes. Despite the fluctuation of building permits issued from year to year, there is an observable overall decline since 1990. During the 1990's Monroe County averaged 509 building permits per year. Since 2000, the Keys are averaging only 366 permits per year, representing a decline of 28 percent in residential building activity, This downturn is especially acute in the number of building permits for multi -family housing. Monroe County averaged 96 building permits for multi- family units during the 1990's, but decreased to an average of 41 per year since 2000, a decline of 43 percent. The decline in building permits for single-family homes has not been as dramatic. Single-family housing starts declined from 415 per year in the 1990s to 325 per year since 2000, representing a 28 percent decline in building activity. Significantly, in 2005-06 the number of building permits for single-family homes in Monroe County was substantially larger than the average - 506 in 2005 and 430 in 2006. At the same time, the permits for multi -family homes remained low at 32 in 2005 and 27 in 2006. Figure 1.4 illustrates residential building permit trends in Monroe County since 1990. FIGURE 1.4 BUILDING PERMITS BY TYPE OF HOUSING 700 600 S00,Aii, Sysh'wc ;; HU A�ldruloc iihin L:enh,,, 200'_' tSingle Family --a-Multifamily .Afk)rdahlri-iotising Nt,cds r5"scs>y rrzimt Real Estate Market Sales Activity - Monroe County From 1990 until 2004 Monroe County had a vigorous housing market with booming sales and continuously rising housing values. The demand for single-family homes, which in 2005 and 2006 represent almost 50 percent of the housing stock in the county, was especially pronounced. The volume of sales increased by 30 percent froze. 1990 to 2000, and then by an additional 19 percent from 2000 to 2004. However, in the last three years (2004-2006) the volume of single- family home sales dropped by a dramatic 51 percent. Although the decrease occurred in all housing types, the decrease was most drastic in single-family home sales. Figures 1.5 and 1.6 present the volume of sales in Monroe County since 1990. FIGURE 1.5 C unlY .A..Hord'INc• l k)) Isijlg M'ekis C.. tyvri:rh l `100 11 FIGURE 1.6 SALES 1990-2007 ALL KEYS Sales Activity - Monroe County Sub -markets An analysis of Monroe County's residential sub -markets indicates similar patterns of sales activity for each housing type. Single-family sales began to escalate during the 1990s peaking during the building boom of 2002-2004 and then plummeting during 2004-2007 to pre-1990 levels of sales activity. This market condition has impacted all of South Florida where unprecedented appreciation levels first stimulated strong investment and sales activity which in turn contributed to inflationary price Ievels and a sudden drop in residential sales activity. \h)12 3�rc�€�� 900 800 700. 606 800 400 300 200 100 0 FIGURE 1.7 SALES 1990-2007 UPPER KEYS 1990 1995. 2000 2001 2002 2008 2004 2005 2006 2007 YM -*-VAC ANT MOBILE HOMES _*-SF -W MULTIFAMILY Figures 1.7 to 1.9 also show an increase in vacant land sales during the height of the residential boom. It is likely that the significant increase in land sales is related to the loss of mobile home sales during this period. Previous mobile home sites were sold and the land cleared for new residential construction. It is also significant that multi -family home sales do not show as drastic a drop-off in sales activity as single-family homes during the reporting period. A further analysis of new condominium sales prices indicates that the bulk of the sales occurred at the higher end of the market where inflationary prices would have less of an impact on that level of buyer demand. FIGURE 1.8 SALES 1990-2007 MIDDLE KEYS 600 500 400 300 200 IN 0 1%90 1995 2000 2901 2002 2003 2004 2005 2006 2007 -4--VACANT -0- MOBILE HOMES SF MULTIFAMILY FIGURE 1.9 SALES 1990-2007 LOWER KEYS i 62 1207 1200 - ----- 9029 1238 1106 o 752 . . . . . . . . . . . . 'V 11 11 1 f 1t 111 14 Sales Values by Monroe County Sub -Markets As previously noted, the residential building boom that impacted all of South Florida from approximately 2002 to 2005 had a substantial inflationary effect on the real estate market. However, unlike other South Florida markets, Monroe County's decreasing volume of sates since 2004 has had a mixed impact on sales values. In fact, since 2004, when the number of sold properties peaked, the median sales value of single-family homes increased by 57 percent in the Upper Keys. Multi -family housing, mobile homes and vacant land have all shown increase in sales values during this time period. FIGURE 1.10 MEDIAN SALES VALUES 1990-2007: UPPER KEYS ,\1onweC Cont., AItorchibiv Iiousinp Noods I(mL 20071 1S FIGURE 1.11 MEDIAN SALES VALUES 1990-2007: MIDDLE KEYS 1990 1995 2000 2001 2002 2003 20D4 2005 2006 2007 YEM H VACANT 11 MOBILE HOMES NSF 13MULTIFAMILY FIGURE 1.12 MEDIAN SALES VALUES 1990-2007: LOWER KEYS s�,oao,nw $90Q,000 $800,000 $700,000 $600,D0D- $500,000 € _45000 $400,000 _-._...� $300,000 ;t�a.aon 2001 2002' : 20D3 200*' 2005 2006 2007 OBI.E HOMES `` t 'S H MAJI-TIFAMIL.Y Housing demand refers to the amount and type of residential property desired for purchase or rent in a given market at a given time. The elements that affect housing demand include growth and change in the labor market and industrial base, housing values, household income and population and household composition. Each of these key elements will be discussed in this section_ The economic analysis begins with: a discussion of Monroe County's existing labor market and economic base, including its major industries, occupational employment, and wage rates. Subsequent analysis is given to projected industry and employment growth, including the fastest growing occupations in Monroe County. Labor Market and Economic Base Local housing and labor markets are inextricably linked to one another. Essentially, industries are served by local housing markets that provide choices and opportunities for both existing and expanding labor markets. As such, the availability of an existing supply of various housing types and price levels must be maintained to address the housing demand of the variety of occupations that comprise the local industrial base. The need to protect and preserve an adequate inventory of workforce -accessible housing is a grooving economic development challenge in Monroe County and all of South Florida. Rapidly appreciating housing values have diminished the supply of affordable owner and renter units, thus creating a severe mismatch with the housing demand of the local workforce. The economic imbalance is exacerbated by the lack of production of workforce -priced owner and renter housing units. Monroe County and its municipalities, in order to effectively develop local policies and strategies that address the demand for workforce housing, must first consider their larger economic development vision and goals, and the relationship between housing supply and demand and the dynamics of the local labor market. Local labor markets are fairly structured and have a certain level of geographic arrangement that relates to housing supply and demand. Housing choice and affordability are key indices in determining the relative strength of this important supply and demand relationship. The total civilian labor force in Monroe County for October 2007 was 42,937 of which 41,646 were employed and 1,291 were unemployed representing an unemployment rate of 3.0 percent. The County's labor market is dominated by the tourist and hospitality industry. Over a quarter of the County's workforce (27 percent) is involved in the Accommodations and Food Service industries followed by the Retail sectors (15.25 percent). The 1,149 tourists and retail firms are generally scattered throughout the county, although there is a large concentration of firms in Key Largo and Key West, Public Administration (8S8 percent), Construction (7.15 percent), and the Health Care sectors (6.23 percent) comprised the remaining major industries in the Keys. The economic base of Monroe County like the rest of South Florida is largely supported by the non -durable service -providing industries. These industries currently comprise 91.3 percent of the Key's employment base. The majority of these jobs are directly related to South Florida tourism. 'IGIA1�00 .(ill V I I, ii?iI_ Ncet `ti t v In fact, one of the key characteristics of the job market in Monroe County is its heavy reliance on tourism and tourism -related industries. The Keys have not experienced the unprecedented population growth that has fueled economic growth in the rest of South Florida. In fact, according to the U.S. Census Monroe County has experienced a net decline of 6.3 percent since 2000, while the rest of the state's population grew 22.2 percent. At the core of the labor market are the primary jobs, those that consist of career professional and technical positions with livable wages and benefits. This level of employment is often associated with "knowledge -intensive" industries that offer: significant opportunities for career mobility. The employment base of this sector in the Keys is very small, only 3.3 percent, and is concentrated in the Finance and Insurance sector. Another 3 percent are employed in the Professional Scientific and Technical Services sector. Consequently; the average weekly wage in Monroe County is significantly (about 9 percent) lower than the "rest of.Florida: The average weekly wage for the Keys in 2007 was $695. This would be equivaleint to $17.13 per hour or $35,620 annually, assuming a 40-hour work week. The state's weekly average is $763 or $39,676 per year. The most recent labor market statistics from the Florida Research and Economic Database (FRIaD) clearly show that Monroe County's dominant employment industries are found in the tourist - serving sectors of the economy, including Accommodation and mood Services (9,716); Retail Trade (5,495); and Arts, Entertainment and Recreation (1,284). In total, these three industries alone account for 16,495 jobs or 45.8 percent of the 36,015 employable population of Monroe County. \.IE+il oc ('f.zmiv '111oni,ibh, i ,ow hii, Ne° ds lis5r�ssn�c�z�; Table 3.1 Major Industry Employers Monroe County First Quarter 2007 Retail Trade 5 495' 840 Public fidminisEration 3,481, Construction 496 2,67.7: Health Care and Social Assistance 224 2,244 Educational services 28 2,1.23" Administrative Support (Waste IVIgnt.). 256 1,5fl7 Other Services (except Ptibilc administration) 348 1 412 Arts, Entertainment, and Recreation' 133, 1 284 Finance and Insurance 124 12ii : a =s Professional, Scientific, and Technical; 374 1,1D8. Real Estate and Rental and Leasing 351 1 028;. Transportation and warehousing 15242 h - Lliisolesale'T€ade 12 513 '007 I R1 I:Z�erufr The Florida Agency for Workforce Innovation (AWI) does not provide data on future job growth for Monroe County. However, recent historical data strongly suggest that the Accommodation and Food Service sector will remain robust while the rest of the jobs market will be static. Table 2.1 shows the Job market in Monroe between 2000 and 2005. Significantly, it shows decline in all sectors except Accommodation and Food Service and a small increase in Professional, Scientific and Technical Services. Given the strength of the Keys' tourist industry and historic trends it seems safe to assume that Accommodation and Food Service will continue to be the leading job creating sector of the econolny for the foreseeable future. �ioiii(it, (.r,iiaiiY _ 1lf)r1�il.il�� 19 IVWiJl *NI Major Indus ries .by Emo�Qyment r �:�-tttCr:: #�1ari�f�i:9e�riryliu' I�'�'.a+'f:,�i�t�'c iEutEr�rTfiot:; ,-';r7sa�x?fl'r�r€ C�att?-�, ?C��37 A more telling picture of the local workforce is depicted by comparing "occupational„ employment and wages data for Monroe County. The 2007 Labor Market Statistics report produced by the Florida AWl indicates the specific "occupations" found within the broader industrial classifications shown above. The Labor Market Statistics report provides total employment figures for 2006 and 2007, including hourly wage estimates for all occupations, including mean, median, entry- and experienced- level wage rates. Figure 21 indicates that Monroe County's largest occupational employment is found in the Accommodation and Food industry, followed by the Retail and Health Care and Social Assistance sectors. Occupations in these sectors generally have low entry and median hourly wage rates. In fact, many of the occupations that comprise Monroe County's major employment base - retail sales persons ($11.17 median hourly wage), cashiers (8.46 median hourly wage), waiters and waitresses ($7.52 median hourly wage) - are also represented at the bottom of the occupation wage scale. Occupational employment and wage statistics indicate that Monroe County's labor market structure is largely skewed toward the secondary labor market (low wage retail and service sector occupations). As previously noted, these low -wage occupations offer little in terms of benefits, job security and career mobility. However, these occupations represent the industries that comprise Monroe County's economic base and, as such, must have access to an adequate supply of housing types at affordable price levels. Nlomfu c TABLE 3.2 Major Industry Employers for Monroe County, First Quarter 2007 A comparison of occupational wages with Monroe County's area median household. income (AMI) reveals that the leading occupational groups in the County earn less than 80 percent of the AMI. Significantly, Food Preparation and Retail Sales occupations earn less than 50 percent of the AMI. Table 3.2 above also lists certain "essential" occupations such as teachers, nurses and police and sheriff patrol officers. The table shows that the median annual wages of Monroe County's teachers and police and sheriff patrol officers are also less than 80 percent of the AMI. :v�(tt4lnr t:-��,�1��tt� i1�lr�r�I_��ir• i lc�tF�;�i�;� �c:•c�a:i4 ;15<.,i.,�,.-,��<>r�t 21 Affordability Gap and Cost Burden The following section provides a Housing Affordability Gap Analysis. The analysis is also performed by target workforce occupations. Housing aff©rdabilihj is defined as housing costs that do not exceed 30 percent of monthly gross income. The computation for the housing affordability was performed using the median sales price for a single-family home and a condominium/town home in relation to the median household income or annual occupational wage. Favorable financing terms are applied (Fixed 30-year mortgage at 6.41 percent interest with a 5 percent down -payment) with taxes and insurance included. Debt ratios are not factored into the housing affordability calculations. In calculating housing affordability, the standard ratio used by most mortgage tenders and housing professionals is that housing expenses should not exceed 30 percent of a household's gross monthly income. According to. the U.S. Census, 57 percent (4,383) of owner households in Monroe County earning less than the area median income (AMI) are cost burdened. A striking 85 percent (5,433) of renter households earning less .than the ANTI are cost burdened. Of this total, 2,324 renters, or 22 percent are "severely" cost burdened paying in excess of 50 percent of their monthly gross income on housing costs. Monroe County's urgent need for solutions to its affordable housing crisis is most evident from the enormous affordability gaps calculated on the'basis of sales prices and the area's median wage. From 2000 to 2006 Monroe Cobnty's Median Household Income Increased from $42,283 to $52,069, or 23 percent. However, as Table 3.3 below demonstrates, this significant increase has not been sufficient to offset the rapid housing appreciation that occurred in the Keys since 1990. A huge discrepancy exists in all three geographic areas of the Keys, and for both categories of housing - single family and multifamily - between home market prices and current income levels. At these levels, new homeownership remains restricted to very high income earners. %joII)o( Cm i,\Iford'iNe j fwIs�ino, ccck Ilo-,I Table 3.3 Affordability Levels by Sub -Markets _---_____-.___-____-___'___.____-___-___--_______-__1-____~-~-_--__--__+9_� \xoxy ,/|on|^Nr (\`pvri%io` 2007 23 The affordability gaps in the new homeownership sectors have created a spillover effect on the rental market. Monroe County's high rent values can be attributed to the loss of inventory, including mobile homes, whicb has created a supply and demand imbalance. Interestingly, it is the Lower Keys where the rent affordability values are less severe. In the Middle Keys the affordability gap is almost 50 percent of the median rent of properties currently on the market. Table 3.4 Rent Affordability by Sub -Markets ho11rz< f' . Oiitli\% A I I P'di<I C 110HS31311(It) L 24 Tahlp .1_; LOWER CURRENTLY FOR SOLD - SALE k 4Q-2007 2007' SINGLE FAMILY # OF RECORDS 1,116 60 389 ` MSP $729,000 $397,500 $576,000 MULTIFAMILY"" # OF RECORDS 522 22 193 MSP $644,000 $877,300 $700,000 ; MOBILE HOMES # OF RECORDS 141 5 56 MSP $300,000 275000- $247,500 VACANT LAND # OF RECORDS 393 17 93 MSP $224,000 $176,900 $259,300 The housing market in the Florida Keys shows signs of significant slow down. At the current sales volume it will take up to four years for the properties on the market to be absorbed. Moreover, the coaling off has affected sales values in all three sub -geographies. `Fables 3.5-7 show that in the last quarter of 2007 the median sales price of properties in the Lower and Upper Keys is significantly lower when compared to 2007 as a whole. The Middle Keys is an exception but it is important to note that the figure is based on a smaller number of sales. e Table 3.6 MIDDLE KEYS CURRENTLY SOLD'" FOR SALE * 40-2007 2007 SINGLE FAMILY # OF RECORDS 439 21 114 MSP $890,000 $729,000 $675,100 MULTIFAMILY'"* # OF RECORDS 226 10 104 MSP $652,500 $321,500- $325,500 MOBILE HOMES # OF RECORDS 57 3 19 MSI $265,000 $318,500- $318,000 VACANT LAND # OF RECORDS 156 1 6 41 MSP $3,455,000 $400,000,.. $600,000 Tnhli* l 7 UPPER KEYS CURRENTLY SOLD FOR SALE' 40-2007 2007 SINGLE FAMILY # OF RECORDS 929 40 306 MSP $935,000 1 $432,000 $850,000 MULTIFAMILY`* # OF RECORDS 339 20 164 MSP $639,000 $590,000 $666,250 MOBILE HOMES # OF RECORDS 165 11 70 MSP $329,000 $280,000 $250,000 VACANTLAND # OF RECORDS 295 9 55 MSP $299,000 $173,300*** $206,600 r'.N alirmaf Associaaiiaii (3f Realtor. %"Mntaa'ne calaarai.al,s ProjacrP?/ Appraiser office "xLiir�ilcrf re"Ol fs (�.! t"Iiisgfh`i ct aculla"'j f�fIm.'dirau mziiie "`R�;falii--attril l alai{:, ilri°t ide (+aaaiiiti alla4wd fold condo aitirrs _. r,... aSN`�.5173€'Sl(- HOUSING DEMAND Housing demand is largely driven by several key factor conditions -- local employment patterns, shifts in population and household growth, and household income. Employment is the principal driver of population and household growth. Moreover, job availability and the opportunity for career advancement are the magnets for sustained population and household growth, including growth in personal and household income. Conversely, economic decline and associated job loss has the opposite effect, typically resulting in decreases in population, households and household income with a profound effect on residential markets. Therefore, a clear understanding of the relationship between current and projected employment and wages, population and households and household income is fundamental to a housing demand analysis. ANALYSIS: Key Findings The industry and employment analysis performed in Chapter III shows that Monroe County's economic base is principally comprised of service -providing industries, most notably, Accommodation and Food Services, Retail 'Trade and Health Care and Social Assistance. In total, service -providing industries account for 91.3 percent of all jobs in Monroe County. While service - providing industries are essential to Monroe County's economy, the vast preponderance of employment is found in low -wage earning occupations. In fact, Monroe County's 2005 median annual wage for all occupations was only $31,155. Monroe County's economic and employment profile is reflected in the median household incomes of both owner and renter -occupied housing units. The study's income analysis shows that approximately 29 percent of the County's owner -occupied housing units earn 80 percent or less than the area median income (AMI). For renter -occupied units, 46 percent of households earn less than 80 percent of the AMI. With the exception of a few affluent communities, the employment and income profiles of Monroe County's municipalities are quite similar. This is due to the fact that the resident workforce of Monroe County is concentrated in the larger municipalities of Key West, Marathon, Key Largo and Islaorada. These cities are also where the largest concentrations of the service -providing industries, e.g. Accommodation and Food Services, Retail, etc, are located. In calculating housing affordability, the standard ratio used by most mortgage lenders and housing professionals is that housing expenses should not exceed 30 percent of a household's gross monthly income. According to the U.S. Census, 57 percent (4,383) of owner households in Monroe County earning less than the area median income (AMI) are cost burdened. A striking 85 percent (5,433) of renter households earning less than the AMI cost burdened. Of this total, 2,324 renters, or 22 percent are "severely" cost burdened paying in excess of 50 percent of their monthly gross income on housing costs. The housing affordability calculations .for occupations include certain essential workforce occupations, such as teachers, nurses and police officers. The study showed that teachers and police/sheriff patrol officers have annual salaries of less than 80 percent of the area median ,Joia3-(w{ t.Ili 1i1i iff�,stf��hic� t Aec°,ir, ii III "o 26 income (AMI). Based on the current annual salaries of these workforce occupations, the affordable purchase price of a single-family home or condominium would also need to be less than $200,000. Impact of Current and Future Demand Unlike the counties to the north of the Keys, specifically Miami -Dade, Broward and Palm Beach where significant in -migration and economic growth continues, Monroe County's current and future affordable housing demand will largely emanate from the existing resident workforce. The Iand use capacity of the Keys, coupled with environmental constraints limits future economic and population growth. Therefore, the demand .will be greatest in existing population centers where the vast majority of Monroe Counts resident workforce currently lives and where there is the greatest potential for infill development activity to occur, Current and future demand will require an adequate supply of owner. and rental housing units priced at levels consistent with the household incomes and occupational wages of the local labor market, including various targeted workforce occupations. The ability of Monroe .County and its municipalities to adequately address this demand will ultimately determine the County's capacity for housing its current and future workforce. The recent demographic shifts occurred since 2000 are significant with respect to future housing demand. The 14 percent loss in the 20-54 working age group and concomitant 15 percent increase in the 55 and over retirement age group is indicative of a changing residential market. Incoming retirees are more affluent than the younger population groups that have relocated. This is substantiated by U.S. Census data that shows a 23 percent increase in Monroe County's median household income since 2000 and a 6 percent increase in per capita income. The increase in per capita income is twice that of the Miami -Dade, Broward and Palm Beach Counties. HOUSING SUPPLY Housing supply factors include the total number of units by type, price range, tenure and absorption. Housing supply analysis must also consider development trends and projections based on building permit data and planned development activity. Furthermore, it is essential that a housing supply analysis capture the dynamics of a housing market, particularly in locations undergoing inflationary housing booms such as South Florida where property appreciation rates have skyrocketed and where investors have significantly altered the housing supply. When combined with housing demand, these supply factors enable analysts to extrapolate data about employment, population and household incomes to determine the relative balance between local supply and demand. ANALYSIS: Key Findings As indicated in the preceding Housing Supply Analysis, in Chapter 11, Monroe County's housing supply/inventory has increased by only 3 percent since 2000 growing from 51,617 housing units in 2000 to 53,398 units in 2006. Monroe County's housing inventory is concentrated within its four principal cities - Key Largo, Islamorada, Marathon and Key West. Together, the four cities comprise 65 percent of the County's housing stock and, significantly, 77 percent of the County's \'loll€oc C.{.,iron At 1Jow;kw ;Noo(ls rental housing supply. Significantly, Monroe County lost 2,058 renter units since 2000 or 1.6 percent of its total rental inventory. One of the critical findings of the study is the prominent role that the second home market plays in the Monroe County's real estate industry. The second home market has placed powerful inflationary pressure on the local housing market and has substantially contributed to Monroe County's increasingly high vacancy rates for both homeowner and rental units which is currently 38 percent. Monroe County's high vacancy rate is attributed to the large number of units that are held for seasonal, recreational or occasional use. According to the Monroe County Department of Planning and Environmental Resources, there are currently 1,075 existing affordable housing units in "unincorporated" areas of the County with an additional 557 proposed or under construction. The majority (65 percent) of the existing units are low income rental units. Municipalities with existing or planned affordable housing units include Key West (1,726 units), Marathon (233 units) and Islamorada (129 units). While much focus has been given to Monroe County's loss of affordable housing in terms of cost, loss of renter housing and Iimited new production,. there is also the need to address the age and condition of the existing housing stock. Approximately 60 percent of Monroe County's housing stock is now over 25 years old. Older housing typically comprises a significantly large inventory of relatively affordable housing in a housing market. However, evidence clearly shows that as the housing stock ages, code and deferred maintenance issues increase substantially. In most of the higher priced areas in the country, workers can usually locate relatively affordable housing in certain geographical sub -markets or pockets that have not undergone rapid appreciation. IMPACT OF CURRENT AND FUTURE HOUSING SUPPLY Monroe County's current supply of owner and renter housing underwent an unprecedented increase in value over the past two years that has created a severe demand/supply imbalance relative to the resident workforce. Monroe County's current median single-family sale price ($700,000) and average rent ($1,800) far exceed the affordability level of most households, regardless of occupation and income category, thus creating severe cost burdens for owner and renter households alike. The severity of Monroe County's housing supply and demand imbalance is perhaps best quantified by the median house price -to -income ratio, a key economic indicator in assessing local market trends and vitality. Nationally, the median house price -to -income ratio has more than tripled in the past five years in many areas of the country, including Miami -Dade, Broward and Palm Beach Counties where the median house price -to -income ratio currently stands at 7:1. By comparison, Monroe County's median house price -to -income ratio is now 12:1. The housing demand analysis included affordability calculations based on median household and occupational income using conventional lending terms and underwriting standards. The analysis determined that affordability gaps for all housing types are extreme in Monroe County. A further analysis of the Monroe County's sub -markets (Upper/Middle/lower Keys) indicates that affordability gaps exist throughout the county. The current median values of single-family homes \�1oi;ro(,, ("miw and condominiums are unaffordable to nearly 95 percent of Monroe County's existing households. Substantial rent affordability gap also exit throughout the Keys, particularly in the upper and middle Keys. Monroe County's affordable housing supply imbalance has been exacerbated by three important market conditions: 1) the continuing trend toward upscale single and multi -family development that is incompatible with the housing demand of the majority of Monroe County's working residents, 2) the substantial loss of the County's recital housing supply including mobile homes, and 3) a severely limited affordable housing inventory. ASSESSMENT OF HOUSING SUPPLY AND DEMAND CONDITIONS ON FUTURE EMPLOYMENT AND ECONOMIC GROWTH As previously discussed, there exists a direct correlation between employment growth and future housing demand. However, in Monroe County rapid appreciation in the housing market had less to do with population and economic growth and more to do with a heightened level of seasonal home investment. This has exacerbated an already inflationary housing market to the point where housing values far exceed the income of County residents; the substantial loss of multi- family rental housing through condominium conversions; and the overall decline in new housing construction. As previously noted, Monroe County's population has decreased by 6 percent since 2000, while the State's population grew by 13 percent. Moreover, the workforce age population groups 20-54 haves decreased 14 percent during this same time period. Statistics show that the Monroe County School District has a 25 percent teacher turnover rate, the highest in the state despite having the highest starting salaries in the state. The loss of essential workers and worker age groups in general will have a profound effect of Monroe County's economic and overall quality of life. The loss of the County's affordable housing supply through rapid inflation and Ioss of rental units, particularly mobile homes is not recoverable. The strong demand for second "resort" homes will continue to drive the market for single-family homes and condominiums. Rent prices will also remain high due to the loss of available rental units and very low inventory. The high median home value to median household income ratio is not likely to lower despite a recent decrease in median sales values and a projected return to modest appreciation levels. The current ratio of greater than 12:1 is extreme and creates affordability gaps that cannot be addressed without deep subsidies and/or a heightened level of new affordable housing production. This market condition should persist due to the continuation of an economic growth pattern in Monroe County that is tourism -based with new employment occurring largely in low -wage service and retail occupations. Furthermore, substantial evidence now exists that Monroe County's employees are moving to other counties and out-of-state in search of affordable housing opportunities. Commercial development in the City of Homestead and South Miami- Dade will provide increased competition for service workers who currently are bused to employment centers in the Keys. Ndoiirok, (Fit n[v \11 )i-ci,itilt, l Eow�im,; i` LYI1 A significant finding, of the study is the concentration of housing inventory and workforce populations in Monroe County's four principal cities - Key West, Marathon, Islazriorada and Key Largo (Tables 4.1). The four cities comprise 65 percent of the County's housing inventory and approximately 70% of the County's resident workforce. The cities also function as Monroe County's major employment centers. TABLE 4.1 j Relationship of Housing Inventory to Resident Worker.Concentrations Monroe County 51,617 35,086 21,900' 13'186. Key 13,579 8,479 6,033 2,446 Largo/Islamorada Marathon 6,786 4,597 2,911 1,686 Key West 13,307 11,017 5,024 5,993 source., u.s. i7e�;srr@rrrc�rrtafCoaxrrr��rre, l3rrrr.,,v 99raw c'errsrrs, 2000 t:rcludcs wolrile homrs '* lrtchrries workers 70 gears of age and older lrrchsdcs fra leas, nurses and frrahlicare feclrrrrcal oc:� rl>�7ticrrs 41,181 1 20,057 j 2,939 9,542 1 4,531 1 748 5,334 I 2,529 I 390 13,004 7,285 857 Significantly, the four cities house 72 percent of Monroe County's Service, Sales and Office workers and 68 percent of the County's Education and Health Care practitioners. Given this nexus and the limitations on land development in Monroe County, affordable housing policies and strategies should focus on infill development opportunities within these existing residential and job centers. 30 Q 00, o o CD CN �'. . E Cli cv `Q w � 10 Lu Q . lD r� CD Q CI � U Ow (� W C.. 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