Item I2 I2
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
March 20, 2024
Agenda Item Number: I2
2023-2225
BULK ITEM: No DEPARTMENT: Planning & Environmental Resources
TIME APPROXIMATE: STAFF CONTACT: Emily Schemper
N/A
AGENDA ITEM WORDING: Discussion Regarding Dormitory Style Housing and How It Is
Regulated for Institutional Uses and Employee Housing through the Adopted Monroe County Land
Development Code and Comprehensive Plan.
ITEM BACKGROUND:
At the BOCC's December 13, 2023, regular meeting, the Board requested that Monroe County Planning
and Environmental Resources Department professional staff bring back a discussion item regarding
dormitory style housing and how it is regulated for Institutional uses and Employee Housing uses
through the adopted Monroe County Land Development Code and Comprehensive Plan. Department
professional staff will provide a presentation reviewing the topic.
PREVIOUS RELEVANT BOCC ACTION:
December 13, 2023 - BOCC direction requesting a discussion item at a future BOCC meeting regarding
dormitory style housing and how it is regulated for Institutional uses and Employee Housing uses
through the adopted Monroe County Land Development Code and Comprehensive Plan.
INSURANCE REQUIRED:
No
CONTRACT/AGREEMENT CHANGES:
N/A
STAFF RECOMMENDATION: N/A
DOCUMENTATION:
FINANCIAL IMPACT:
1929
N/A
1930
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Dormitory Style Housing -
How Regulated for Institutional Uses and
Employee Housinn through the Adopted Monroe
County Land Development Code and
Comprehensive Plan
Emi�lyy Schemper AICP, CFM
Sr. director of Panning and Environmental Resources
Monroer Meeting
MarchItem 12
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Dormitory Style
Institutional-Residential Housing
Institutional-residential use means temporary or permanent housing associated with an institutional organization, such as a group home,
foster care facility, convent, nursing facility, student housing, life care/elderly housing, or educational and/or scientific research facility.
Dotes this definition does not include housing for ernp l c��oft e institutional use,
■ Where are institutional dormitories allowed?
o in Land Use Districts that permit institutional-residential uses:
■ CFDS 5 (located on Key Largo)
■ Military Facilities District (MF)
■ Mixed Use (MU)
■ Suburban Commercial (SC)
■ Urban Commercial (UC)
■ Safe Harbor Community Center Overlay (SHCC)
■ How is density counted for institutional dormitories? In other words,what constitutes a dormitory"unit"?
o Per LDC Section 130-162, for density of institutional residential uses, each room is its own unit of density.
o One(1) ROGO Allocation is required per room("unit").
■ Does a new institutional residential dormitory unit require a transient or permanent/ market rate ROGO Allocation?
o Situational based on the nature of the institutional use.
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Dormitory Style
Employee Housing
Employer-owned rental housing means an attached or detached dwelling unit owned by a firm, business,
educational institution, non-governmental or governmental agency, corporation or other entity that is intended to
serve as affordable, permanent housing for its employees. This category of employee housing shall be located on the
same parcel of land as the nonresidential use.
■ Where are dormitory style employee housing units allowed?
o In Land Use Districts that permit dwelling units designated as employee housing such as:
■ CFDS 5 (located on Key Largo)
■ Destination Resort(DR)
■ Industrial(I)
■ Maritime Industries District (MI)
■ Mixed Use (MU)
■ Suburban Commercial(SC)
■ Urban Commercial(UC)
■ Safe Harbor Community Center Overlay(SHCC)
o Dormitory style employee housing is not its own use category in the County's Land Development Code. It
is a style of employee housing which is presumed to include multiple bedrooms with shared kitchen and
bathroom facilities.
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Dormitory Style
Employee Housingcont . .
■ What is a dormitory "unit"?
o Dormitory style employee housing could be permitted provided the maximum occupancy requirements are met and
lockout units are not created. Each lockout unit would be considered a separate unit for both density and ROGO.
■ How is density counted for dormitory style employee housing?
o Similar to any other type of employee housing. LDC Section 101-1 includes a definition of dwelling unit which specifies
it is "for occupancy by one household sharing common living, a kitchen (cooking), and bathroom facilities," and details
the parameters of a unit (limits number of kitchens, separate entrance ways, etc.).
o While there is not a strict limit to the number of bedrooms a dwelling unit can have, LDC Section 139-1(b)(6)kprovides a
controlling number of bedrooms for employer-owned rental housing (this would apply to dormitory style
housing that is on-site of the nonresidential use where the employees work)... It allows each tenant to be income
qualified individually at 80% AlVII, but "the maximum occupancy of employer-owned rental housing for employees shall
be no more than two (2)tenants per bedroom, with a maximum of three(3) bedrooms per unit."
o Off-site dormitory style employee housing is subject to the limitations provided in the definition of dwelling unit per LDC
Section 101-1. However, the income limitations are applied to the entire household for deed restricted affordable dwelling
units, which would limit the number of employees who could occupy a unit.
■ One ROGO Allocation is required per dwelling unit.
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Dormitory Style
Employee Housingcont . .
Florida Building Code and International Building Code include requirements for dormitory
style housing under different occupancy types.
■ Single Family or Duplex: Residential Building Code
■ Dormitory Housing: R2 Occupancy
Per IBC TABLE 1004.1.2:
■ At least 50 gross SF of floor area required per occupant