Item J6 J6
BOARD OF COUNTY COMMISSIONERS
COUNTY of MONROE �� i Mayor Holly Merrill Raschein,District 5
The Florida Keys Mayor Pro Tern James K.Scholl,District 3
Craig Cates,District 1
Michelle Lincoln,District 2
David Rice,District 4
Board of County Commissioners Meeting
December 13, 2023
Agenda Item Number: J6
2023-1909
BULK ITEM: No DEPARTMENT: Planning & Environmental Resources
TIME APPROXIMATE: STAFF CONTACT: Emily Schemper
AGENDA ITEM WORDING:
A Resolution of the Monroe County Board Of County Commissioners Approving the Reservation of
Ten (10) Moderate-Income Affordable Housing ROGO Allocations, as Requested by Abit Holdings,
LLC, for Proposed Affordable Housing Dwelling Units at 103925, 103935, 103945, 103955, and
103965 Overseas Highway, Key Largo, Monroe County, Florida, Currently Having Property
Identification Numbers 00475240-000000, 00475250-000000, 00475260-000000, 00475270-000000,
and 00475280-000000 Until December 13, 2024, for Building Permit Issuance.
ITEM BACKGROUND:
Abit Holdings LLC ("the Applicant") has applied for the reservation of ten (10) moderate income
affordable ROGO allocations pursuant to Monroe County Land Development Code ("LDC") Section
138-24(b)(2), for property located at 103925, 103935, 103945, 103955, and 103965 Overseas Highway,
Key Largo, Monroe County, Florida, Currently Having Property Identification Numbers 00475240-
000000, 00475250-000000, 00475260-000000, 00475270-000000, and 00475280-000000 until
December 13, 2024.
The Applicant would be required to obtain all necessary development approvals from Monroe County
and all applicable state and federal regulatory and other governmental requirements.
Per Section 138-24(b)(2), the BOCC may reserve affordable ROGO allocations for specific affordable
or employee housing projects...receiving some form of direct financial assistance from the county upon
written request from the project sponsor and approved by resolution of the BOCC.
Per the Application: The basis of the reservation request would be under section 138-24 b(2), by
receiving direct financial assistance from the county. Specifically, in the form of a request to waive the
fees for the application of
a minor conditional use permit to allow ten affordable housing units on the project parcel.
The proposed development would also qualify for financial assistance from the County through a
2616
waiver of impact fees, and would be eligible to request a waiver of building permit fees as well.
The Applicant has indicated that he wishes to build ten (10) affordable housing units on the property,
and has also applied for amendments to the Future Land Use Map (FLUM) designation of the subject
property from Residential Medium to Mixed Use/Commercial, and to the Land Use District (Zoning)
map from Improved Subdivision to Suburban Commercial, which would allow the development of up
to ten (10) affordable housing attached dwelling units.
Staff notes that the BOCC is scheduled to hold a public hearing to consider transmittal of the proposed
FLUM amendment to the State Land Planning Agency on December 13, 2023. Adoption and
effectiveness of the FLUM and Zoning amendments, if approved, will not be finalized until
approximately June of 2024, at the earliest, after which a minor conditional use permit will be required
prior to obtaining building permits. Issuance of building permits by the proposed deadline of December
13, 2024 is feasible, but there are multiple steps/applications required.
Monroe County Land Development Code Section 138-24:
(b) Reservation of affordable housing allocations. Notwithstanding the provisions of Section 138-26 for
awarding of affordable housing allocations, the BOCC may reserve by resolution some or all of the
available affordable housing allocations for award to certain sponsoring agencies or specific housing
programs consistent with all other requirements of this chapter. Building permits for these reserved
allocations shall be picked up within six months of the effective reservation date, unless otherwise
authorized by the BOCC in its resolution. The BOCC may, at its discretion, place conditions on any
reservation as it deems appropriate. These reservations may be authorized by the BOCC for:
(1) The county housing authority, nonprofit community development organizations, pursuant to Section
139-1(e), and other public entities established to provide affordable housing by entering into a
memorandum of understanding with one or more of these agencies;
(2) Specific affordable or employee housing projects participating in a federal/state housing financial
assistance or tax credit program or receiving some form of direct financial assistance from the county
upon written request from the project sponsor and approved by resolution of the BOCC;
(3) Specific affordable or employee housing projects sponsored by nongovernmental not-for-profit
organizations above upon written request from the project sponsor and approved by resolution of the
BOCC;
(4) Specific affordable or employee housing programs sponsored by the county pursuant to procedures
and guidelines as may be established from time to time by the BOCC;
(5) Specific affordable or employee housing projects by any entity, organization, or person, contingent
upon transfer of ownership of the underlying land for the affordable housing project to the county, a
not-for-profit community development organization, or any other entity approved by the BOCC, upon
written request from the project sponsor and approved by resolution of the BOCC; or
(6) Rental employee housing projects situated on the same parcel of land as the nonresidential
workplace for the tenants of these projects, upon written request from the property owner and approved
by resolution of the BOCC.
PREVIOUS RELEVANT BOCC ACTION:
N/A
INSURANCE REQUIRED:
No
CONTRACT/AGREEMENT CHANGES:
2617
N/A
STAFF RECOMMENDATION: Staff recommends approval, but notes the preliminary status of the
proposed Future Land Use Map and Land Use District Map amendments which are necessary to
implement the development of ten affordable housing units as proposed by the owner. The BOCC
should consider the timeline of the required map amendments in its decision regarding the requested
reservation.
DOCUMENTATION:
Abit Holdings Reservation Request November 2023.pdf
RESO00475240-00475280BOCC_12-2023.pdf
FINANCIAL IMPACT:
N/A
2618
November 20, 2023
David Thompson
ABUT Holdings, LU[
PO Box 628 Tavernier, FL33837
305-394-3473
Emily Schemn4er, Director
Monroe County Planning and EnvironmemteUResounoes
279&Overseas Highway
Smite4OO
Marathon, FL3305@
EmaQ�
Dear Emily,
Pursuant to section 130-J4 | amnrequesting a reservation of ten (18) moderate affordable housing
allocations for a development project located at nmiUe marker 103.9, specifically, lots 91-13 block 7, Largo
Sound Village.
The basis of the reservation request would be under section 138'24b(Z), byreceiving direct financial
mmo|stamcefronmthecounty.GpecificaNy, lmthefmrmmfarequest1owmivethefeesfurtheappOcatimnof
a minor conditional use permit to allow ten affordable housing units om the project parcel.
The initial request term would be one (1)year, in order tmcomp|etethe development approvals.
The RE numbers for the five (5) lots are as,follows:
00475240-000000, 004752SO-0001000,08475260-000000,00475270-080000, 0047S280'000000.
Thank you for your consideration. Please feel free to contact me with any questions.
Sincerely,
David Thompson
2619
F
11
1 rw w„yd ri
2 RESOLUTION NO. -2023
3
4 A RESOLUTION OF THE MONROE COUNTY BOARD OF COUNTY
5 COMMISSIONERS APPROVING THE RESERVATION OF TEN
6 MODERATE INCOME CATEGORY AFFORDABLE ROGO
7 ALLOCATIONS FOR PROPOSED AFFORDABLE HOUSING
8 DWELLING UNITS ON PROPERTY LOCATED AT 103925, 103935,
9 103945, 103955, 103965 OVERSEAS HIGHWAY, KEY LARGO,
10 MONROE COUNTY, FLORIDA ON LOTS 9-13, BLOCK 7, LARGO
11 SOUND VILLAGE, KEY LARGO, APPROXIMATE MILE MARKER
12 104, CURRENTLY HAVING PROPERTY IDENTIFICATION
13 NUMBERS 00475240-000000, 00475250-000000, 00475260-000000,
14 00475270-000000, AND 00475280-000000, AS REQUESTED BY ABIT
15 HOLDINGS, LLC., AS PROPERTY OWNER, UNTIL DECEMBER 13,
16 2024, FOR BUILDING PERMIT ISSUANCE.
17
18 WHEREAS, the State of Florida and all local governments in the Florida Keys (each subject
19 to Area of Critical State Concern mandates relating to housing affordability) recognize the need for
20 affordable housing throughout the state and particularly in the Florida Keys where developable land
21 for housing is extremely limited and expensive; and
22
23 WHEREAS,the challenge of providing affordable housing opportunities in the Florida Keys
24 is one requiring sensible and responsive use of residential unit allocations, including implementation
25 of long-term preservation mechanisms; and
26
27 WHEREAS, due consideration should be given to relevant factors such as the capacity for
28 allocation recipients to promptly transform allocation awards/reservations into finished and occupied
29 affordable/workforce housing units; and
30
31 WHEREAS, LDC Section 138-24(b)(2) allows the BOCC to authorize reservations for
32 "specific affordable or employee housing projects participating in a federal/state housing financial
33 assistance or tax credit program or receiving some form of direct financial assistance from the county
34 upon written request from the project sponsor and approved by resolution of the Board of County
35 Commissioners"; and
36
37 WHEREAS, on December 13, 2023, the Monroe County BOCC approved transmittal to the
38 State Land Planning Agency of a proposed amendment to the Future Land Use Map (FLUM)
39 designation of the subject property from Residential Medium to Mixed Use/Commercial; and
40
41 WHEREAS, Abit Holdings, LLC., is proposing to develop the property with ten (10)
42 affordable housing units; and
1 of 3
2620
I WHEREAS, the property owner has also requested a corresponding Land Use District
2 (Zoning) map amendment for the subject property from Improved Subdivision to Suburban
3 Commercial; and
4
5 WHEREAS,the reservation of affordable housing allocations for the anticipated project does
6 not exempt the project from applicable requirements for the Monroe County Comprehensive Plan,
7 Land Development Code, Florida, Building Code, and/or other regulatory requirements; and
8
9 WHEREAS, Abit Holdings, LLC, shall obtain all required approvals from the Monroe
10 County Planning & Environmental Resources Department for the project; and
11
12 WHEREAS, Abit Holdings, LLC, shall obtain building permits for the affordable housing
13 dwelling units by December 13, 2024; if the permit for a reserved ROGO allocation housing unit is
14 not issued by that time, the allocation shall revert to the County;
15
16 NOW, THEREFORE, BE IT RESOLVED BY THE BOARD OF COUNTY
17 COMMISSIONERS OF MONROE COUNTY, FLORIDA:
18
19 Section 1. Recitals and Legislative Intent. The foregoing findings and determinations are true
20 and correct and are hereby incorporated as if fully set forth herein.
21
22 Section 2. Construction and Interpretation. This Resolution is necessary for the health, safety,
23 and welfare of the residents of and visitors to the county. This Resolution and its
24 interpretation shall be liberally construed and enforced in favor of Monroe County to
25 effectuate its County public purpose(s). The construction and interpretation of this
26 Resolution and all Monroe County Comprehensive Plan provision(s), Florida
27 Statute(s), and Monroe County Code(s) provision(s) whose interpretation arises out
28 of, relates to, or is interpreted in connection with this Resolution shall be liberally
29 construed and enforced in favor of Monroe County and such construction and
30 interpretation shall be entitled to great weight in adversarial administrative
31 proceedings, at trial, bankruptcy, and on appeal.
32
33 Section 3. The Monroe County Planning & Environmental Resources Department
34 ("Department') shall reserve ten (10) moderate income category affordable ROGO
35 allocations, for the project on Lots 9-13, Block 7, Largo Sound Village, Key Largo,
36 currently having property identification numbers 00475240-000000, 00475250-
37 000000, 00475260-000000, 00475270-000000, and 00475280-000000, until
38 December 13, 2024.
39
40 Section 4. The developer must obtain the building permits for the ten (10) affordable housing
41 units on or before December 13, 2024.
42
43 Section 5. The developer shall comply with the Monroe County Comprehensive Plan, Land
44 Development Code, Florida Building Code, floodplain management regulations, and
45 any and all other requirements of Monroe County and/or State and/or Federal oversight
46 agencies.
47
2 of 3
2621
I Section 6. The Department and Monroe County Building Department and Floodplain
2 Management Office professional staff are hereby authorized to process expeditiously
3 permit related applications for the above referenced project when received.
4
5 Section 7. Inconsistency, Partial Invalidity, Severability, and Survival of Provisions. If any
6 portion of this Resolution, or any part or portion thereof, is held to be invalid or
7 unenforceable by any administrative hearing officer or court of competent jurisdiction,
8 the invalidity or unenforceability of such provision,or any part or portion thereof, shall
9 neither limit nor impair the operation, enforceability, or validity of any other provision
10 of this Resolution, or any remaining part(s) or portion(s)thereof. All other provisions
11 of this Resolution, and remaining part(s) or portion(s) thereof, shall continue
12 unimpaired in full force and effect.
13
14 PASSED AND ADOPTED by the Board of County Commissioners of Monroe County,
15 Florida at a regular meeting held on the 13th day of December, 2023.
16
17 Mayor Holly Merrill Raschein
18 Mayor Pro Tem James K. Scholl
19 Commissioner Craig Cates
20 Commissioner Michelle Lincoln
21 Commissioner David Rice
22
23 BOARD OF COUNTY COMMISSIONERS OF MONROE
24 COUNTY, FLORIDA
25
26
27 By:
28 Mayor Holly Merrill Raschein
29
30 ATTEST: KEVIN MADOK, CLERK MONAOE COUNTY ATTORNEY
._, ,,..
MI
32 5
12/5 3
Date:
33
34 AS DEPUTY CLERK
3 of 3
2622
Liz Yongue
From: Ballard-Lindsey <Ballard-Lindsey@ Mon roeCounty-FL.Gov>
Sent: Friday, December 8, 2023 3:11 PM
To: Liz Yongue
Subject: FW: BOCC mtg Agenda Item Number:J6, 2023-1909
Follow Up Flag: Follow up
Flag Status: Flagged
FYI
L%vuL .yy (3allcwd,
Aide to Roman Gastesi, County Administrator
Business Manager-Administration
1100 Simonton Street, Suite 2-205
Key West, FL 33040
(305)292-4443 (Office)
(305)393-4442 (Cell Phone)
(305)292-4544 (Fax)
Courier Stop#1
Ballard-Lindsey@monroecounty-fl.gov
www.monroecounty-fl.gov
Monroe County, Florida
"The Florida Keys"
"We may encounter many defeats, but we must not be defeated." Maya Angelou
PLEASE NOTE: FLORIDA HAS A VERY BROAD RECORDS LAW. MOST WRITTEN COMMUNICATIONS TO OR FROM THE
COUNTY 2E(�ARDIN COUNTY BUSINESS ARE PUBLIC RECORDS AVAILABLE TO 7WE PUBLIC AND MEDIA UPON
REQUEST. YOUR EMAIL COMMUNICATION MAY BE SUBJECT'TO PUBLIC DISCLOSURE.
0 Please c.on,idor the ervironrrront when
4�0
deciding whether to print this oma:aiL
From: Dave King<davidjking@aol.com>
Sent:Thursday, December 7, 2023 5:43 PM
To: Ballard-Lindsey<Ballard-Lindsey@ Mon roeCounty-FL.Gov>
Cc: Cates-Craig<Cates-Craig@ Mon roeCounty-FL.Gov>; BOCCDIS2<boccdis2@monroecounty-fl.gov>; BOCCDIS3
<BOCCDIS3@ Mon roeCounty-FL.Gov>; BOCCDIS4<BOCCDIS4@ Mon roeCounty-FL.Gov>; BOCCDIS5
<BOCCDIS5@ Mon roeCounty-FL.Gov>
Subject: BOCC mtg Agenda Item Number:J6, 2023-1909
1
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Dear Commissioners,
While reviewing the agenda for the BOCC meeting on December 13, I saw the above mentioned
item regarding ABIT Holdings, and want to provide a few comments.
While this application to reserve 10 Affordable Housing ROGO
Allocations comes as no surprise, I would like to suggest you rearrange
your agenda to address the proposed Zoning change (item Pl) before item
J6. Here's why:
In the event that you Reserve these 10 ROGO Allocations for 12 months and then find reason to
deny the proposed Zoning change for ABIT Holdings, the County will be unable to issue these
ROGO Allocations for Affordable Housing at some other location until probably 2025.
Also, by reserving these allocations for property that is not properly zoned for them, the Board
gives the impression that you have already decided to approve the Zoning change, even before the
Hearing. That might suggest some impropriety or that due process is not SOP in Monroe County.
Just my two cents worth.
Sincerely,
David King
411 3rd St
Key Largo, FL 33037
305-916-5446
2
Liz Yongue
From: Ballard-Lindsey <Ballard-Lindsey@ Mon roeCounty-FL.Gov>
Sent: Monday, December 11, 2023 11:39 AM
To: Liz Yongue
Subject: FW: December 13, 2023 Public Hearing Item #P1 and J6
Another one for you
L%vuL .yy Ballard,
Aide to Roman Gastesi, County Administrator
Business Manager-Administration
1100 Simonton Street, Suite 2-205
Key West, FL 33040
(305)292-4443 (Office)
(305)393-4442 (Cell Phone)
(305)292-4544 (Fax)
Courier Stop#1
Ballard-Lindsey@monroecounty-fl.gov
www.monroecounty-fl.gov
Monroe County, Florida
"The Florida Keys"
"We may encounter many defeats, but we must not be defeated." Maya Angelou
PLEASE NOTE: FLORIDA HAS A VERY BROAD RECORDS LAW. MOST WRITTEN COMMUNICATIONS TO OR FROM TTtE
COUNTY 2E(�ARDIN COUNTY BUSINESS ARE PUBLIC RECORDS AVAILABLE TO THE PUBLIC AND MEDIA UPON
REQUEST. YOUR EMAIL COMMUNICATION MAY BE SUBJECT'TO PUBLIC DISCLOSURE.
Pleo e c.on,tlder the environrrrent when
4�0 0"1111
deciding whetl'ier to print this erra iL
From:Tracie Rowell <tracierowe1179@gmail.com>
Sent: Monday, December 11, 2023 11:32 AM
To: Ballard-Lindsey<Ballard-Lindsey@ Mon roeCounty-FL.Gov>; Cates-Craig<Cates-Craig@ Mon roeCounty-FL.Gov>;
BOCCDIS2<boccdis2@monroecounty-fl.gov>; BOCCDIS3<BOCCDIS3@ Mon roeCounty-FL.Gov>; BOCCDIS4
<BOCCDIS4@ Mon roeCounty-FL.Gov>; BOCCDIS5<BOCCDIS5@ Mon roeCounty-FL.Gov>
Subject: December 13, 2023 Public Hearing Item#P1 and J6
Some people who received this message don't often get email from tracierowe1179@cirnail.corn. Learn why this is important
1
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open attachments you were not expecting.
Dear Commissioners,
Our family reaches out to you today in regards to the upcoming Public Hearing Meeting requesting a land use
and zoning change proposal for the vacant property in front of the Largo Sound Village community that is on
the docket for December 13th in Key Largo. Item # P1 and J6. David Thompson aka Abit Holdings.
As you may know, a proposal was presented to the Planning Commission on November 19, 2019 and it was
voted 4 to 5 in opposition of the proposed land use change. We are writing to you today to ask you to uphold
that vote and please consider the voices of the residents that this land use change would affect.
We oppose the land use change for the following reasons:
First, when Mr. Thompson purchased the property in 2013 he was well aware of the residential zoning as it
had been for the 20 years prior to that purchase. His request to amend the Monroe County Future Land
Use Map designation from "RM" to "MC" for 5 "RM" lots that are a part of Largo Sound Village
community comes as a desire to increase his own profit, not as a hardship.
Allowing this change sets a VERY dangerous precedent that will undeniably cause a domino effect throughout
the entire US HWY 1 corridor. I fear what would happen to other residential zoned green spaces that are
privately owned once they learn the land use can be changed, just because they want to, and they look to sell
to the highest commercial bidder creating a large impact on our environment and the character of the Keys.
Second, the proposed land use change would likely need an entrance to the property from Ave B. This
intersection of Ave B, US HWY 1 and 1 st Street is already difficult to maneuver because of the limited visual
sight due to a curve in the road on Ave B before it joins with US1 and the sharp angle of where 1 st Street
meets US HWY 1. Having more vehicle and pedestrian traffic at that intersection would be a hazardous
change that would increase the density of traffic in an already strained intersection.
In conclusion we, along with the majority of our neighbors, are strongly opposed to the negative impacts more
commercial volume would bring to our neighborhood. More commercial development would not enhance
the neighborhood. It would increase traffic, noise, and potentially even crime. We live in a quiet, safe
community. Zoning is used to prevent new development from interfering with the existing uses and
preserve the character of a community.
We ask that you also strongly consider and listen to the voices of the residents who live in the Largo Sound
Village who are ultimately the ones affected by such a change and weigh that accordingly.
Please save Largo Sound Village.
Thank you for your time.
Lucas and Tracie Rowell
240 2nd Road
Key Largo, FL 33037
305-814-7288
�� c.0 �2w .. _ .0 70 �. .:c a�r
Public Hearing December 13,2023
Agenda Item: P1&J6
2
Liz Yongue
From: Ballard-Lindsey <Ballard-Lindsey@ Mon roeCounty-FL.Gov>
Sent: Monday, December 11, 2023 4:12 PM
To: Liz Yongue
Subject: FW: Board of County Commissioners Meeting December 13, 2023 Agenda Item
Number:J6 2023-1909
And another one.
L%vuL .yy Ballard,
Aide to Roman Gastesi, County Administrator
Business Manager-Administration
1100 Simonton Street, Suite 2-205
Key West, FL 33040
(305)292-4443 (Office)
(305)393-4442 (Cell Phone)
(305)292-4544 (Fax)
Courier Stop#1
Ballard-Lindsey@monroecounty-fl.gov
www.monroecounty-fl.gov
Monroe County, Florida
"The Florida Keys"
"We may encounter many defeats, but we must not be defeated." Maya Angelou
PLEASE NOTE: FLORIDA HAS A VERY BROAD RECORDS LAW. MOST WRITTEN COMMUNICATIONS TO OR FROM THE
COUNTY 2E(�ARDIN COUNTY BUSINESS ARE PUBLIC RECORDS AVAILABLE TO THE PUBLIC AND MEDIA UPON
REQUEST. YOUR EMAIL COMMUNICATION MAY BE SUBJECT'TO PUBLIC DISCLOSURE.
Please c.on,dder the environrrrent when
4�0 0"1111
deciding whetl'ier to print this erra:�iL
From:William Bressie<wbressie@gmail.com>
Sent: Monday, December 11, 2023 3:53 PM
To: Ballard-Lindsey<Ballard-Lindsey@ Mon roeCounty-FL.Gov>
Subject: Fwd: Board of County Commissioners Meeting December 13, 2023 Agenda Item Number:J6 2023-1909
You don't often get email from wbressie@esmail.com. Learn why this is important
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1
---------- Forwarded message---------
From:William Bressie
......................
Date: Mon, Dec 11, 2023 at 2:45 PM
Subject: Board of County Commissioners Meeting December 13, 2023 Agenda Item Number:J6 2023-1909
To: <ballard-lindse/@monroeCOLAnt f�io >, <b c d.sl monroeCOLAnt -f.....ggv>, <boccc1i.s2fe�.M2.!2.E gj� �j v>,
.................................................................y.0........ .y y 2 j� i..........C�2................................................................y.........1 . ....................................... 2 nty
<boc d s f c i. 3 e�.M2.!2.E <boccdis4 monroeCOLAnt -f.....ggv>, <boccc1i.sH2.M2.!2.E gj�g�jnty.- v>, fiona deroo
........................................ . ........................................2................................................................y . .......................................
<.J.2D a..d..e..r.Q.Q.C�2gM:qil.com>
From:
William Bressie & Fiona Deroo
Owners of property located in Largo Sound Village at 405 3rd Street & adjacent lot at 407 3rd
Street
Phone Number: 312-509-5182
email(s): wb.ress.ie.P Ill.com, fignade.roo Ill.co ni
......................................................._,gM�q� ................................ .... ........P
........ .........
To:
Monroe County Board of County Commissioners
I am once again writing in opposition to the requested zoning change outlined in Agenda Item
Number J6 2023-1909. If the requestor wanted property for commercial / multi-family uses then they
should have purchased property zoned for such uses.
The request for this zoning change arises solely from Mr. Thompson's desire to enhance his own
revenue opportunities by building more than is allowed. There is no obstruction (geographic or
otherwise) that would prohibit the building of 5 single-family homes on the property.
The addition of 5 single-family homes would have less impact than the addition of 10 dwelling units
and an undefined commercial use. This zoning change would degrade the traffic situation at the
intersection of Avenue B and US 1 creating hazard for motorists accessing the neighborhood and
more importantly the walkers, bicyclists, joggers, etc. — a group consisting in large part of seniors and
children.
A key consideration in electing to be a homeowner in Largo Sound Village was the distinct
neighborhood feel. Swapping the current residential zoning and allowing commercial uses will in no
doubt erode the neighborhood character of the community. We should be able to confidently rely on
the consistency afforded by zoning. I am loath to believe that we are willing to impact an entire
neighborhood to its detriment because a single property owner believes there is a more profitable
use. The property in question has been zoned for single-family residential use for 37 years and was
zoned as such when purchased 11 years ago. If the owner's desire was to obtain property for a
commercial purpose, then a property zoned for such commercial use should have been purchased.
Therefore, I am asking the Board of County Commissioners to DENY approval of the Future and Use
Map (FLUM) Amendment Application. This is consistent with the Planning Commission's
recommendation of denial through PC Resolution P52-19 (November 2019). 1 believe this also
to be consistent with Goal 101 of The Monroe County 2030 Comprehensive Plan, which
states- "Monroe County shall manage future growth to enhance the quality of life, ensure the
safety of County residents and visitors, and protect valuable natural resources."
2
Thank you
3
David son
WHAT DO I BUILD?
Permit Number Permit Property Permit Type Issued Status
304087 42N BOUNTY LN SINGLEFAMILYRES-CONVENTIONAL 1/11/2006 CLOSED
1302149 1 CORRI NE PLACE SINGLEFAMILYRES-CONVENTIONAL 9/15/2014 CLOSED
1302150 BK3LT14 LARGO SOUND PARKSINGLEFAMILYRES-MODEST HOUSING 4/23/2002 CLOSED
II tirl3 onproperties 2300851 9 CORRI NE PLACE SINGLEFAMILYRES-CONVENTIONAL 9/15/2014 CLOSED
ROGO 4305135 BKA LT7 ADOBE CASA COURT XXXDUPLEX-AFFORDABLE HOUSING 10/5/2005 CLOSED
have personally developed since4305136 BKA LT7 ADOBE CASA COURT XXXDUPLEX-AFFORDABLE HOUSING 10/5/2005 CLOSED
4305695 BK2 LTS 7&8 KEY LARGO PARK MULTI-FAMI LY-AFFORDABLE HOUSING 2/8/2006 CLOSED
1999 4305696 BK2 LT57&B KEY LARGO PARK MULTI-FAMILY-AFFORDABLE HOUSING 2/8/2006 CLOSED
6305735 29 BASS AVE SINGLEFAMILYRES-CONVENTIONAL 8/31/2011 CLOSED
8301628 BK2 LTS7&8 KEY LARGO PARK MULTI-FAMILY-AFFORDABLE HOUSING 11/6/2008 CLOSED
8301629 BK2 LTS7&8 KEY LARGO PARK MULTI-FAMILY-AFFORDABLE HOUSING 11/6/2008 CLOSED OF MY ALLOCATIONS 31% 8301630 BK2 LTS7&8KEY LARGO PARK MULTI-FAMILY-AFFORDABLE HOUSING 11/6/2008 CLOSED
8303195 37 BASS AVE SINGLEFAMILYRES-CONVENTIONAL 4/23/2014 CLOSED
HAVE BEEN AFFORDABLE 8303380 823 GALE PLACE SINGLEFAMILYRES-CONVENTIONAL 9/15/2014 CLOSED
HOUSING UNITS 13303459 630 CAB RERAST SINGLEFAMILYRES-CONVENTIONAL 6/13/2014 CLOSED
13303531 139 1ST ROAD SINGLEFAMILYRES-CONVENTIONAL 6/13/2014 CLOSED
13303534 127 1ST ROAD SINGLEFAMILYRES-CONVENTIONAL 8/13/2014 CLOSED
14300965 100760 OVERSEAS HIGHWAY SINGLE FAMI LY RES-EMPLOYEE HOUSING 9/22/2014 CLOSED
14300966 100760 OVERSEAS HIGHWAY SINGLE FAMI LY RES-EMPLOYEE HOUSING 9/22/2014 CLOSED
I am proud of is 17301453 68 M UTI NY PLACE SINGLE FAMI LY RES-CONVENTIONAL 7/6/2017 CLOSED
Is l t t 17303229 1431STRD SINGLEFAMILYRES-CONVENTIONAL 5/14/2018 CLOSED
accompl17303230 145 1ST RD SINGLEFAMILYRES-CONVENTIONAL 1/17/2018 CLOSED
do more 17304238 119 ATLANTI C AVEN U E SINGLEFAMILYR ES-CO NVENTIONAL 3/26/2019 CLOSED
17305236 123 1ST ROAD SINGLEFAMILYR ES-CO NVENTIONAL 3/11/2019 CLOSED
17305237 131 1ST ROAD SINGLEFAMILYR ES-CO NVENTIONAL 6/5/2019 CLOSED
17305238 129 1ST ROAD SINGLEFAMILYR ES-CO NVENTIONAL 6/26/2019 CLOSED
17305239 12515TROAD SINGLEFAMILYR ES-CO NVENTIONAL 6/26/2019 CLOSED
99301922 PTLOT2 ISLAND OFKL SINGLEFAMILYRES-CONVENTIONAL 9/13/2000 CLOSED
202,3 �Iifl 11i01.1al ,NG'S
GOALS
• Develop this highwayprimary
use of affordable
workforce housing
• Create I rlty commercial
component that is low intensity in �l
order to support the cost of
construction of rent restricted
housing units for our local
workforce
businessServe the needs of local residents
with an appropriate o}� /J
WHY REZONE?
COMPREHENSIVE PLANNING GOALS
APPROPRIATE LAND USE
Effectively use land resources o serve nir community
amending o mixed commercial in order to increase
affordable usi stock
SAFETY
Provide safest configuration r is impacts with
least increase intensity si I
CHARACTER
Maintain current character r o
corridor r smart v l n
ABI.�I 1 101 DI NA":", „7.
With SB 102 the Florida
Legislature is serious about
I bringing home affordability to
those in need
Cost Eurdened klouseholds by County(2020)
11, qg P)p pqqpp qppp,
j"q"FOR
No OVER lmig w' 'I'"',
01111FOR, mm,",
1,11a I
42 .7% of Monroe by
County residents are
I
cost burdened mb,—"—t,....... 42,41,b
Ncurehold lnrnme
ANN=
UMIR
111jfI
-d r—,IyC-tB,r,,,r.I S-,I.1y C-t 19 1,.-d
.................................................................................................................................................................................................................. ..........................................................................................
bsrs of the Board
lw OV m2
... .,. Aaflar 6 RrFrTHS
r�rrMt re s
THERESAAXFORD OR,SUE WOLTANSKI
Superintendent of Schools wres-cAarwrwn
tXsrr°rs 1
MONROECOUNTY crAaRr;a MpHAH
CH OOL DISTRl T w�e�OYCOHa
DVYxr 0 A
JOHH DICK
cr
Affordable housing for our Deal Mr,TlurarXtpsorn,
I am writing to express rrry wholehearted support for the development of affordable
teachers is not just a matter housing for teachers in Monroe County.It deeply concerns me that 33 qualified
applicants have turned down teaching positions due to the lack of affordable housing
of convenience - it - s an options.This situation riot only hampers the quality of education for our students but
JP also deprives our community of dedicated educators.
investment in our future Affordable housing for teachers is riot just a rnatter of convenience;it's an investment in
our future.Teachers play a vital role in shaping tire Next generation,and we roust ensure
they can afford to live and thrive in our community,
Superintendent of Schools, I urge you to take imrruediate action to address this'issue by prioritizing the
/�
development of affordable housing options for teachers.It's imperative that we provide
Theresa A x f o r d therm with the support they need to excel in their roles and contribute to the growth of
our community,
Thank you for your attention to this critical matter,and I look forward to witnessing
positives changes that will benefit both our educators and students.
Sincerely„ ,7
'teresa Axford
LAND DEVELOPMENT REGULATIONS
Chapter 139 — Affordable and employee housing
Sec. 139-1 - Affordable and Employee Housing; Administration.
(a) Purpose.
d. To reduce the out-migration of the people employed in the County and their
families which has placed increasing stress in maintaining a viable workforce; and
e. To stimulate the private sector production of affordable housing and
encourage the widespread distribution of affordable housing opportunities
throughout all portions of the community, including within new and
expanding developments; and
f. To provide for a range of housing opportunities for those who live and work in
Monroe County and who provide the community with essential services, especially
in the public health and safety sectors of the economy
D® WE HAVE THE LAND AVAILABLE?
UNFORTUNATELY, NO
CODE REQUIRES
jog ,
Use of non environmentally
sensitive land `
f �
GOALS
• Close to highway instead of
within existing communities.
® Not so large as to create a
change of community character ,,,
Cost efficiency 4+ units kra
haµ P
FROM MM 98 TO 105 THE PARCELS
THAT... �
ry
...Support 4 or more units '
... Are adjacent to the highway
a
... are not currently used
...Non environmentally sensitive.
u
WORKFORCE HOUSING OPPORTUNITIES
...Even if fundingis not an issue in the future, within , the available
land to support the workforce housing is NOT sufficient.
...That is why it is critically
" Monroe2030 COMPREHENSIVE PLAN
GOAL 102
un II direct futurer o lands ish are most
suitable r development and shall encourage conservation and
protection of environmentallysensitive lands"
POLICY 102.4.2
"The CountyII support c isii ns utilizing Land Authorityresources funding, r
Countyresources and fu i and/or state andfederal grant programs"
Priority Three *
• Lands designated as Tier III for employee and affordable housing
OBJECTIVE
Monroe County shall continue t ......direct future growth to appropriate
infill areas
202"; A I41 I 1 01 Di Gd G 1,1; 10
OBJECTIVE 105.1
MonroeOBJECTIVE 105.2
u II ... ..
"retire I rights on privately-ownedvacant
lands"
secure retain lands suitable for affordable housing .
POLICY 102.3.1
encourage i fill development whereexisting lands r Ir substantially
developed, servedcomplete infrastructure facilii n within close
proximity s lis commercial r s and that do not contain significant
areas of wetlandsr native I n plant communities;
• to steer growth to the mostappropriate r from inappropriate
areas',
A I"I I I I II I r I I,I G':'iS
IS THIS PARCEL DEFINED AS INFILL?
YES
POLICY 105.21
Subdivision is % developed there
"Within an Infill Area are typically found" is concentrated commercial within close
proximity
"platted subdivisions with 50 percent or more
developed lots situated in areas with few sensitive
environmental features; full range of available public
infrastructure in terms of paved roads, potable water,
and electricity; and concentrations of commercial and
other nonresidential uses within close proximity. �
In some Infill Areas, a mix of nonresidential and high- '
density residential uses (generally 8 units or more per
acre) may also be found that form a Community
o
Center."
COMMUNITY CHARACTER
IS THIS REALLY PART OF THE NEIGHBORHOOD?
Photo facing the neighborhood
taken from the center of the taken in the front center of
property. the parcel .
II /
AN
�e
l r r
� % t m �
of ✓// `ii ia��l r�"'
`
,
j,
u' r
i
a,
1 I
/ ✓�' i �F I ✓/�/ l✓ l✓ ✓ /�ii �p.� ,l t in�r/ fill r � aA' � %�� f, r ;- t„
du+o-
;.
No homes are within sight Commercialized area in all directions
BUFFERING ONSITE AND ADJACENT LOTS
US 1
����1.wrcry xwcm.norms i 7 lJi�
The green shading on the
lots behind the site depict +.............
deed restricted eosellrneIlr t I %%
GOCEA to protect
I
habitat and maintain the 1
Uj
natural district boundaryG- __ml-,w ��.,:. .M._
m .. m .
buffer in perpetuity
JJ
457 ROAD
u
�c
i�i raw ,: .r.�urm,.n e.uMv ,4•
IMPROVED SUBDIVISION MIXED COMMERCIAL
School or Single-family residences
mm
PERMITTED
USES
TA I nmr -,rw -W- I WMI
J
Al A
Five houses Actually reduces "as of right" SF density to
9,000 SF
• Four additional driveways connecting to USI Over 500% increase in required buffers
and one on Avenue B
•
• five homes with standard setback permits a one access drive on US 1(variance)
cumulative 40,800 total SF No driveway on Avenue B
• 30 or more bedrooms on this parcel
Even with a MCU the proposed zoning reduces floor area density by 37%
and protects the surrounding area with 500% more buffer area than IS
A I"I I I I O I I r I I,j G S
uouuiou p�u�„ DRAFT
Fable l
IIIIIIIIIIIIIIIIIrRAFFIC
1111111111111,,E IIII "I hun1PSOIL Site(Abit.Holdings}
Frill Generation Summary
1 03 921-1 039 65 Overseas flitllrsvay-Key Largo,Florida
1>oily ANI Peak flour Trips f'M Peak Hanr Yrips
Land Cse Size Trips fn Out 'total fn Out '110ta1
Existing
V—aq 0 SY 0 0 0 0 0 CI 0
proposed
NIPIlousing-lx -Rise 10DU 60 1 3 4 3 2 5
Mini-Warebouac 8,000 Sl' 12 1 0 I 0 1 l
Small(>Ilia;c Building 0 SF 1�l 0 p 0 0 0 0
Retail 6,50 SF :35 1 1 2 2 2 4
Fast CasualRcs(aooant 350SF 34 1. 0 1 2 2 4
1,01all 141 4 4 8 7 7 14
Difference(Proposed-Existing) 141 4 4 8 7 7 14
Compiled bv,.KB (onsuhiny„ hic.(„tctober2023)
141 trips on segment 23 represents an exceedingly 501rce I,r'ttuleq�bwPupoetationh,ngers(111}rrpl:paneifioraManuW(llt'vLrlition)
small increase in traffic for the benefits of 10
�°° �°��°
, Overseas
workforce units. According to the 2023 draft traffic �°�°
study this 6.5-mile segment has the 9,910additional Higllhway
trips available
iaaaaaaaaaaaa�
In fact, this proposed development could be placed
every 490 feet in segment 23 and it would still have
reserve capacity!
The current proposed traffic generation represents a 61/ �� �
reduction from the original design presented to the planning ii.eseirve 141
commission four years ago
/-:I"I I 1 01.1aII,IrwS :16
INTENSITY
Based on the draft table of 141 trips per day. This intensity is My proposed commercial use develops 7.9 trips per unit while
in the bottom 2011 percentile within the lowest intensity the proposed Publix develops 51 trips per unit which is over 6
category the Land Development Regulations define times more traffic generated per affordable housing unit
W16 2
Um D—I.P—w
Trip ,Y—Iy"i,
Tma.i.��f1wid.
2W Afl— ip� h U
.. .......iW--7-.7
6, 5-�
55 45-4 T 5,42'! 6q 5 21, 1,10, 248 248 496
-
a,E L........................ ,..........
.......................... ---
.......... .......
.10 �189 577
11-11 T" 2 9 190 33T as
---------------
3 OW iT M 2 0 2 �4 �4 68 4i 42 84
P-1,ByCd........................ .......
ME kin.. L—R,, 86 D' M8 9 26 34 .30 V) 419 P6 44
So b T.W 918 S 26 34 30 19 4 !8 16 44
...........
IOTAL 4,834 91 16 1.17 iMg 49 248 i3l 4 8 r-
20"R
S.—Try"Dv&—&m 11—e11A F&"."
TheseWHAT HAS BEEN RECENTLY APPROVED?
l ns are on US 1 and areaccessed r neighborhood streets
units MM 95 Southdiff Estates - 28 units
G
i r
Vp
0
4
November 8, 2019..... "Staff recommends approval of the proposed FLUM
amendmentfrom Residential Medium (RM) to Mixed Use/Commercial (MC)"
Development Review Committee and.Public Input
z ��R�1111JI11111%i Illy
%//O/////%1111IUD IV
., . - ,.
1'l�e @eael�,l�naent Review Ca➢�v➢➢v➢tt ➢ o➢�su�l➢➢e th➢ ➢nl�€used a➢ni➢ntlnttnt ➢t�➢ regular➢tt�fin t➢➢v 4
5 MEMORANDUM
November 18,2019 and received.public input. Oil November 21,2019,the Char of the DRC signed 6 MON-ECblVn Ft.a 5ttic&6 vtuo5 attir,t uFsoul<rs Derntirne r
7 We srri r be-dug,/ l 'analundjmr
Resolution Nos. DRC 13-19 and DRC" 1 -19,rccon—iniending APPROVAL of the proposed v Me„—C."ntyPlu„cgC.,»»„,—e
0
amendments to the Land Use District Map and future Land Use Maly to the Planning Commission and I I'luough: L»dly Sehempci,CIM,AICP,5 Dlreem,oI Naming&L ,m—t,il
11
R s
Board of County
�I�,➢'➢.my Con➢n�id1'sion1'rQ�S 1.3
l4 From: Clheiyl OwiTui ART,Ax,i-nt Di— flibecieg
5
l6 Dam: November 8,2019
CONSISTENCY WITH THE UYIONROE C OU1'3TY YEAR 2030 COMPREHENSIVE PLAN, i8 Subject: Au Ordinance bY(lie Moemeaa»yWe'd if(ocely(ou-i. »et,liag
THE KEY LARGO LIVABLE COMMUNIKEVS PLAN,THE PRINCIPLES FOR GUIDING 9 the M (luetyI uture I.and U Map born u I u lM d (RM)mh.d
20 U /l
om...cl l(M),for five(5)plated t Icg.Ily dc,-bcd e,Bock 7,
DEVELOPMENT,ANDTHE MONROE COUNTY LAND DEVELOPMENT CODE 13 (
s ,a vd Le('a Bok a page 92),a L—ed Ali
I., Iile
02019-029)
L The proposed amendment is consistent with the Coals,Objectives and Policies of the 23
Monroe County Year 2030 Comprehensive Plan.Please see the attached professional Staff zs Meetlau: N niter 19,2019
Report for specific Goals,Objectives,and Policies. ai I.REQUEST
..8
2. The proposed amendment is consistent with the Key Largo Livable Communf Keys Plan. 29 on Iebrnary 2L 2019,the N ing and I.,ironmouwl Depart-nt—ci ed a.
Please see the attached professional Staff Report for specific Action Items, 31 ,p,r t t . hl d( t ct M g u r Abu 1I»w g LU (the
C la' la' 31 `AI pliant)toa ul d,c Mov,. C a,ty['unuc Land Use Mnp(1IIIM)Ou Match 20,_019,the
3. Pursuant to Section 380.0552(7)Florida Statutes,the proposed amendment is not 32 A,pl. b ,t I -:d apple- I tl FLUM
I g r ,tl p I .y t ,
33 2,idect ul Mai u»(2M)to mm'd U,e/C,—eu—al(M()t five(5)pl Ited lain Icyally
Inconsistent with the Principles for Guiding Development as a whole and is not Inconsistent 3
4 d d Mid 7 -.I t )11 Lug Lugi S i Vill 91 gc, Al pl' t he,else cquc,tcd n
35 c 1 f g 1. d U. D't t(1 g) 1 d -.t f th IJ t p,I ty f 1 p—cd
with any Principle. 3G S bd��s�on(IS)ro Suburban Commercial I(S().The subject ut this sI j(reporr h,the proposed
4. The proposed amendment is consistent with Part II of Chapter'163,Florida Statutes(F.S.;). 3a reuMattte,tht,ett
Please see the attached professional Staff Report for specific statutes. 40
October 18, 2023.... "Staff is still recommending
approval of the proposed FLUM amendment" PCSR1119,9 Fa I f13
?1023 AI;I I 1 i01.1 fl ,R..', 19
Considering the dire need for workforce housing and the lack of
land opportunities to build, this parcel should be used as the
comprehensive plan directs.
The land development regulations are designed to protect
citizens by employing stringent code requirements with respect
to traffic, district buffers, and safety.
Your professional staff has made it very clear this FLU
amendment is the correct direction for this parcel.