Ordinance 013-2024 -n
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3
4
5 MONROE COUNTY, FLORIDA
6 MONROE COUNTY BOARD OF COUNTY COMMISSIONERS
7
8 ORDINANCE NO. 013 - 2024
9
10 AN ORDINANCE BY THE MONROE COUNTY BOARD OF COUNTY
11 COMMISSIONERS AMENDING MONROE COUNTY LAND
12 DEVELOPMENT CODE SECTION 139-1(F) NONRESIDENTIAL
13 INCLUSIONARY HOUSING REQUIREMENTS, TO REVISE THE LIST
14 OF EXEMPTIONS AND WAIVERS FROM APPROVED AND ADOPTED
15 NON-RESIDENTIAL INCLUSIONARY HOUSING REQUIREMENTS,
16 INCLUDING BUT NOT LIMITED TO PROVIDE FOR LIMITED
17 EXEMPTIONS TO THE NONRESIDENTIAL INCLUSIONARY
18 HOUSING REQUIREMENT(S); PROVIDING FOR SEVERABILITY;
19 PROVIDING FOR REPEAL OF CONFLICTING PROVISIONS;
20 PROVIDING FOR TRANSMITTAL TO THE STATE LAND PLANNING
21 AGENCY AND THE SECRETARY OF STATE; PROVIDING FOR
22 INCLUSION IN THE MONROE COUNTY CODE; PROVIDING FOR AN
23 EFFECTIVE DATE.
24
25
26 WHEREAS, on February 17, 2021, the Board Of County Commissioners ("Monroe County",
27 the "County", "BOCC", or "Board") passed and adopted BOCC Ordinance No. 001-2021 adopting
28 amendments to the Monroe County Land Development Code ("LDC" or "Code")) to amend Section
29 101-1 affordable housing definitions by creating a definition for area median income, workforce and
30 workforce housing; and amendments to LDC Chapter 139-1 to clarify the affordable and employee
31 housing administration, to incorporate nonresidential and transient inclusionary housing requirements
32 by providing regulations regarding the provision of affordable housing for the development and
33 redevelopment of nonresidential and transient uses; modifying the linkage provisions; amending and/or
34 adding for consistency purpose related provisions; and
35
36 WHEREAS, on July 19, 2023, the BOCC directed the Planning and Environmental Resources
37 Department to amend Land Development Code Section 139-1(f) to provide for limited exemptions to
38 the nonresidential inclusionary housing requirement; and
39
40 WHEREAS, a community meeting was duly held on November 9, 2023, to provide for public
41 input in accordance with LDC Section 102-159(b)(3); and
42
43 WHEREAS, the Monroe County Development Review Committee ("DRC") considered the
44 proposed text amendment at a regularly scheduled meeting held on the 19th day of December, 2023; and
45
46 WHEREAS, execution of DRC Resolution No. 23-23 followed on December 21, 2023, which
47 recommended APPROVAL of amendment to Land Development Code Section 139-1(f)to provide for
48 limited exemptions to the nonresidential inclusionary housing requirement(s); and
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I WHEREAS,the Monroe County Planning Commission held a public hearing on the 281h day of
2 February, 2024, for review and recommendation on said proposed Land Development Code text
3 amendment; and
4
5 WHEREAS, on February 28, 2024, the Planning Commission adopted Resolution No. PO4-24,
6 recommending approval of said proposed amendment to the Land Development Code amending Section
7 139-1(f); and
8
9 WHEREAS, at a regularly scheduled meeting held on 17'h of April, 2024, the Monroe County
10 BOCC held a duly noticed public hearing, considered the Monroe County Planning and Environmental
11 Resources Department's professional staff report and recommendations accompanying this proposed
12 text amendment to the Monroe County Land Development Code, and provided for public comment and
13 public participation; and
14
15 WHEREAS, based upon the documentation submitted and information provided, including but
16 not limited to the documentation and information furnished in Monroe County Planning and
17 Environmental Resources Department's professional staff report,the BOCC hereby enters the following
18 findings of fact and conclusions of law:
19 1. The proposed amendment is consistent with the Goals,Objectives and Policies of the Monroe
20 County Year 2030 Comprehensive Plan; and
21 2. The proposed amendment is consistent with the Principles for Guiding Development for the
22 Florida Keys Area of Critical State Concern, Sec. 380.0552(7), F.S.; and
23 3. The proposed amendment is consistent with Part 11 of Chapter 163, Florida Statute;
24 4. The proposed amendment will not result in an adverse community change to the planning
25 area in which the proposed development is located or to any area in accordance with a Livable
26 CommuniKeys master plan pursuant to findings of the BOCC; and
27 5. The proposed amendment is a necessary adjustment in light of recognition of a need for
28 additional detail or comprehensiveness, as required to change the text of the Land
29 Development Code in accordance with Section 102-158 of the Monroe County Code.
30
31 NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY
32 COMMISSIONERS OF MONROE COUNTY, FLORIDA:
33
34 Section 1. The text of the Monroe County Land Development Code is hereby amended as follows
35 (Deletions are shown st+i e t4-etig,; additions are shown underlined):
36
37 *****
38
39 Chapter 139 AFFORDABLE AND EMPLOYEE HOUSING
40 Sec. 139-1. Affordable and Employee Housing; Administration.
41 (f) Nonresidential Inclusionary housing requirements.
42 ...
43 (3) Applicability. Except as provided in subsection (4) of this section, the nonresidential
44 inclusionary housing requirements set forth below shall apply. This will be accomplished by
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I requiring workforce housing be provided for all new development and expansions in an
2 amount proportionate to the need for affordable workforce housing that the nonresidential
3 and transient uses create.Expansion as used in this section means extending a use or structure
4 to occupy a greater amount of floor area or square footage beyond that which it occupied.
5 Determinations regarding the applicability of this subsection shall be made by the Planning
6 Director. The applicant shall provide the necessary information to determine compliance with
7 the nonresidential inclusionary housing requirements on the forms prescribed by the Planning
8 Director. For purposes of calculating the number of affordable workforce housing units
9 required by this subsection, density bonuses shall not be counted, and only fractional
10 requirements equal to or greater than 0.5 shall be rounded up to the nearest whole number.
11 a. New Development. Each new development project not exempted by subsection (4), shall
12 mitigate 50% of the workforce housing demand created by the proposed development
13 by one or a combination of the methods identified in subsection (5).
14
15 b. Redevelopment With An Expansion. Each redevelopment project not exempted by
16 subsection (4), shall mitigate 50% of the workforce housing demand created by the
17 proposed redevelopment by one or a combination of the methods identified in subsection
18 (5). The workforce housing required for nonresidential development when an existing
19 use is expanded shall be calculated based on the incremental increase is size of the
20 existing use (net additional square footage).
21
22 c. Redevelopment With A Change In Use Increasing Housing Demand. Each redevelopment
23 project with a change of use increasing housing demand, not exempted by subsection
24 (4), shall mitigate 50% of the workforce housing demand created by the proposed
25 redevelopment by one or a combination of the methods identified in subsection (5). The
26 workforce housing required for nonresidential development when a new use replaces an
27 existing use and increasing housing demand (for example from an industrial use to an
28 office use) shall be calculated based on the square footage proposed for conversion
29 and/or based on the incremental increase in size of the new uses (if any).
30
31 d. Unspecified Use. If a proposed development project does not fall within one of the
32 specific use categories in the table within subsection(5),then the Planning Director shall
33 determine whether the use is comparable to a use category listed and assign a category
34 or may allow the applicant to conduct an independent calculation to determine the
35 appropriate affordable workforce housing inclusionary requirement. If the applicant
36 chooses to propose an independent calculation, the following applies:
37 1. An independent calculation shall require a public meeting with the Board of County
38 Commissioners to determine if there is a mutually agreeable approach to the calculation
39 prior to the application proceeding to the Development Review Committee for review.
40 The review of the independent calculation will not be scheduled as a public hearing, but
41 as a public meeting during which the BOCC may offer their input and direction and the
42 public may have input on the proposed methodology and calculation.
43 2. The applicant shall use generally accepted principles and methods and verifiable local
44 information and data,and other appropriate materials to support the employee generation
45 data and housing demand calculated.
46 3. The BOCC may agree or disagree with the independent calculation for mitigation
47 based on generally recognized principles and methodologies of impact analysis and the
3 of 5
I accuracy of the data, information, and assumptions used to prepare the independent
2 calculation.
3 4. Each development project subject to an independent calculation and not exempted by
4 subsection (4), shall mitigate 50% of the demand for workforce housing created by the
5 development.
6
7 (4) Exemptions and waivers.
8 a. The following uses shall be exempt from the nonresidential inclusionary housing
9 requirements set forth in subsections (f)(3) and(5) of this section:
10 1. Affordable housing developments; and
11 2. Residential developments; and
12 3. Nursing homes, assisted care living facilities, and retirement homes; and
13 4. Mobile home and manufactured home parks and subdivisions; and
14 5. Public facilities and public uses limited to home parks and subdivisions; and
15 6. Airport uses; and
16 7 n Ittises; *
17 8-7. The new development, redevelopment, remodeling, repair, change to a different use
18 category or cumulative expansion of a la fi"y est blis e a nonresidential use that does
19 not establish or increase the area of the nonresidential use by more than 1,000 square feet
20 of gross floor area or area of use and toe tise is not eha*ged to a different tise tege,
21 This exemption is not required to be utilized in whole or limited to a single building
22 permit application; however cumulatively, an individual property shall not receive an
23 exemption for any more than 1,000 square feet of gross floor area or area of use after
24 April 17, 2024.
25
26 *****
27
28 Section 1. Title,Recitals,Legislative Purpose and Intent. The foregoing title,recitals, findings of
29 fact, and conclusions of law are true and correct and are hereby incorporated as if fully
30 set forth herein.
31
32 Section 2. The Monroe County Board of County Commissioners ("BOCC") hereby accepts,
33 approves, and adopts all of the analysis, findings of fact, conclusions of law, and
34 recommendation(s) in the April 2, 2024-dated Monroe County Planning and
35 Environmental Resources Department professional staff report accompanying this BOCC
36 agenda item, prepared by Monroe County Planning and Environmental Resources
37 Department Assistant Director of Planning Cheryl Cioffari, A.LC.P., Monroe County
38 Planning and Environmental Resources Department Planning and Development Review
39 Manager Devin Tolpin, A.LC.P., C.F.M., jointly with Monroe County Planning and
40 Environmental Resources Department Senior Director Emily Schemper, A.LC.P., and
41 hereby accepts, approves, adopts, and incorporates by reference that Department
42 professional staff report, inclusive of its determinations of fact and law and its
43 recommended text amendment, as if fully set forth herein.
44
45 Section 3. Construction and Interpretation. The interpretation of this Ordinance, and all
46 provisions of the Monroe County Codes, Comprehensive Plan, floodplain management
47 regulations, Florida Statutes, and Florida Building Code whose interpretation arises out
48 of, relates to, or is interpreted in connection with this Ordinance, these being necessary
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1 for the health, safety, and welfare of the residents of and visitors to unincorporated
2 Monroe County, shall be liberally construed in favor of Monroe County, and such
3 interpretations shall be entitled to great weight in adversarial administrative proceedings,
4 at trial, and on appeal.
5
6 Section 4. Severability. If any provision of this Ordinance, or any part or portion thereof, is held to
7 be invalid or unenforceable by any administrative hearing officer or court of competent
8 jurisdiction, the invalidity or unenforceability of such provision, or any part or portion
9 thereof,shall neither limit nor impair the operation,enforceability,or validity of any other
10 provision of this Ordinance, or any remaining part(s) or portion(s) thereof. All other
11 provisions of this Ordinance, and remaining part(s) or portion(s) thereof, shall continue
12 unimpaired in full force and effect.
13
14 Section 5. Repeal of Inconsistent Provisions. All ordinances in conflict with this.Ordinance are
15 hereby repealed to the extent of said conflict. The repeal of an ordinance herein shall not
16 repeal the repealing clause of such ordinance or revive any ordinance which has been
17 repealed thereby.
18
19 Section 6. Transmittal.This Ordinance shall be transmitted to the Florida State Land Planning
20 Agency pursuant to Chapter 163 and 380, Florida Statutes.
21
22 Section 7. Filing and Effective Date. This Ordinance shall be filed in the Office of the Secretary
23 of State of Florida,but shall not become effective until a notice is issued by the Florida
24 State Land Planning Agency or Administration Commission finding the amendment in
25 compliance with Chapter 163, Florida Statutes, and if challenged until such challenge is
26 resolved.
27
28 Section 8. Effective Date. This Ordinance shall become effective as provided by law and stated
29 above.
30
31 PASSED AND ADOPTED by the Board of County Commissioners of Monroe County,Florida,
at a regular meeting held on the 17th day of April, 2024.
34 Mayor Holly Merrill Raschein Yes
3 5 Mayor Pro Tern James K. Scholl Yes ;
36 Commissioner Craig Cates Yes
r•'+,
37 Commissioner Michelle Lincoln
3 8 Commissioner David Rice Yes-, .i 4
3 9 w�,
+D':
40 BOARD OF COUNTY COMMIS MERS
41 OF MONROE COUNTY, FLORIIA1 :
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MAYOR HOLLY MERRILL RASCHF `- '•°-"'
Y gl"fit;(}'i i �d. ,' `,�`Y^i� ��� MONRQE �' ATTORNL R
N � MADOK, CLERK APPTO FORM
1I/
FAPOVYWr PETER MORRIS
ASSISTANT COUNTY All'ORNEY
50 DEPUTY CLERK
Date; 4/2/24
5 of 5
KeysNews.eom
KE TEN
The Florida Keys Only Daily Newspaper, Est. 1876
PO Box 1800,Key West FL 33041
P:(941)206-1025 F:(305)294-0768
legals@keysnews.com
MONROE CO PLANNING/ENVIORNMENTAL
RES
102050 OVERSEAS H WY
KEY LARGO FL 33037
Account: 423741 Ticket: 3924440
PUBLISHER'S AFFIDAVIT
STATE OF FLORIDA [legal.text]
COUNTY OF MONROE
Before the undersigned authority personally appeared
Amber Douglas ,who on oath says that he or she is
The legal advertising representative of the Key West Citizen,a five day newspa-
per published in Key West,in Monroe County, Florida;that the attached copy of
advertisment,being a legal notice in the matter of was published in said newspa-
per in the issues of:
Saturday, March 30,2024
Affiant further says that the Key West Citizen is a newspaper published in Key
West, in said Monroe County, Florida and that the said newspapers has hereto-
fore been continuously published in said Monroe County, Florida Tuesday thru
Saturday weekly,and has been entered as periodicals matter at the post office in
Key West, in said Monroe County, Florida,for a period of 1 year next preceding
the first publication of the attached copy of advertisement;and affiant further says
that he or she has neither paid nor promised any person,firm or corporation any
discount, rebate, commission or refund for the purpose of securing this advertise-
ment for publication in the said newspaper.
F
(Signature ofAffiant)
Affirmed and subscribed before me this 1st day of April 2024
(Notary Public Signature)
Jill Kelli Di Benedetto
(Notary Public Printed Name)
My commission expires 8/19/2027
Personally Known X Produced Identification
Type of Identification Produced (Notary Seal)
A, ON a —
Notary Public State of Florida
Ak Jill Kalil Di Benedetto
ttN My Commission HH 390294
ExpirBS 61191202 7
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ofthe p,oceedings,end[het,f0,.,h Aru,.e,thatpersonmayneed to npA—parbeip&I,UC,Proeeed,,,,pkaseeords.Yme CoumyAdminin O,11tle,
°,e rhatave,batlm,eoo,a of the p,oceeamgs la mass,Whnh,eco,d Resources office, Suite 400, 2798 Overseas buOAU,1�(.nnu2aaai,oel—Orr hA-1XE.3oe.re.s.�pop.re,rerWar—A.(9
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based.
GVS COURTq°
o: A Kevin Madok, CPA
-
�o ........ � Clerk of the Circuit Court& Comptroller Monroe County, Florida
�z cooN
April 23, 2024
Department of State
Administrative Code & Register
500 S Bronough Street
Tallahassee FL 32399-0250
To Whom It May Concern,
Attached is a copy of Ordinance 013-2024 by the Monroe County Board of County
Commissioners amending Monroe County Land Development Code Section 139-1(F)
Nonresidential Inclusionary Housing Requirements, to revise the list of exemptions and waivers
from approved and adopted Non-Residential Inclusionary Housing Requirements, including but
not limited to provide for limited exemptions to the Nonresidential Inclusionary Housing
Requirement(s); providing for severability; providing for repeal of conflicting provisions;
providing for transmittal to the State Land Planning Agency and the Secretary of State;providing
for inclusion in the Monroe County Code; providing for an effective date.
This Ordinance was adopted by the Monroe County Board of County Commissioners at a
regular meeting, held in formal session, on April 17, 2024. Should you have any questions
please feel free to contact me at(305) 292-3550.
Respectfully Submitted,
Kevin Madok, CPA, Clerk of
the Circuit Court& Comptroller&
ex-officio to the Monroe County
Board of County Commissioners
by: Liz Yongue, Deputy Clerk
cc: Planning and Environmental Resources
County Administrator
County Attorney
BOCC
File
KEY WEST MARATHON PLANTATION KEY
500 Whitehead Street 3117 Overseas Highway 88770 Overseas Highway
Key West, Florida 33040 Marathon, Florida 33050 Plantation Key, Florida 33070
irr '
pw'
I FLORIDA DEPARTMENT Of'STAT'E"
RON DESANTIS CORD BYRD
Governor Secretary of State
April 25, 2024
Honorable Kevin Madok
Clerk of the Circuit Court
Monroe County
500 Whitehead Street, Suite 101
Key West, Florida 33040
Dear Kevin Madok,
Pursuant to the provisions of Section 125.66, Florida Statutes, this will acknowledge receipt of your
electronic copy of Monroe County Ordinance No. 013-2024, which was filed in this office on April 23,
2024.
Sincerely,
Matthew Hargreaves
Administrative Code and Register Director
MJH/wlh
R. A. Gray Building • 500 South Bronough Street • Tallahassee, Florida 32399-0250
Telephone: (850) 245-6270