Item L2 L2
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
October 16, 2024
Agenda Item Number: L2
2023-3109
BULK ITEM: No DEPARTMENT: District 2
TIME APPROXIMATE: STAFF CONTACT: Kacey Hunt
N/A
AGENDA ITEM WORDING: COMMISSIONER LINCOLN: Discussion and direction regarding
the Grimal Grove property on Big Pine Key and whether to direct staff to process Comprehensive Plan
amendment(s) and an amendment to the Master Plan for Future Development of Big Pine Key and No Name
Key to recognize the exotic fruit grove, originally established by Adolf Grimal, as an existing
Institutional Use.
ITEM BACKGROUND:
The Grimal Grove property, currently owned by Patrick Garvey, is located at 30675 23rd Lane and 258
Cunningham Lane, Big Pine Key. It was historically planted and cultivated by Adolf Grimal as a rare
tropical fruit tree grove associated with the residence on the property. The garden became known by
tropical fruit botanical groups throughout the United States and beyond, and even hosted tours of the
property and provided fruits and seeds to interested parties. Patrick Garvey wishes to continue not only
the garden itself, but the institutional-type functions that were established on the property in years past.
He would also like to have the option to redevelop and/or expand the use to include additional scientific
and educational functions related to rare tropical fruits.
The property is located on Big Pine Key, within a Tier 1 designated area. Action Item 4.1.4 of the
Master Plan for Future Development of Big Pine Key and No Name Key (The"Livable Communikeys
Plan" for Big Pine Key and No Name Key)prohibits new non-residential development in Tier I.
However, it does provide for redevelopment and expansion of existing institutional uses in Tier I if
restricted to disturbed or scarified land.
Table 2.7 of the Master Plan for Future Development of Big Pine Key and No Name Key recognizes a
specific list of Institutional uses/properties located on Big Pine Key as existing in 2004 when the plan
was adopted by the BOCC. The Grimal Grove property is not currently included in that list of existing
4779
institutional uses in Table 2.7, and therefore does not qualify for the redevelopment and/or expansion of
existing institutional uses referenced in Action Item 4.1.4.
Per the Monroe County Land Development Code (Section 101-1 —Definitions), Institutional use means
a use that serves the religious, educational, cultural, scientific, research, social service, or health needs
of the community, including but not limited to, educational and scientific research facilities that serve
the region and day care and preschool facilities.
The BOCC could elect to add the Grimal Grove property to Table 2.7 through an amendment to the
Master Plan for Future Development of Big Pine Key and No Name Key (which is a Comprehensive
Plan amendment). If so, the historical uses of the property for institutional activities, such as scientific
research and education, could potentially be recognized as an existing institutional use and qualify for
limited redevelopment and/or expansion as allowed.
PREVIOUS RELEVANT BOCC ACTION:
On August 18, 2004, the BOCC adopted Ordinance No. 029-2004, approving the Master Plan for Future
Development of Big Pine Key and No Name Key, incorporated into the Monroe County Comprehensive
Plan under Policy 101.19.2.
INSURANCE REQUIRED:
No
CONTRACT/AGREEMENT CHANGES:
N/A
STAFF RECOMMENDATION:
DOCUMENTATION:
2023 Aerial - Gri al Grove Big Pine Key
Master Plan for Future Development of Big Pine Key and No Name Key
FINANCIAL IMPACT:
N/A
4780
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4782
Livable+C"ommuni e s Master Plan for Original BOCC Ado tion 0 004:
Big Pine Key and No Nam e Key Amended by Ordinance 020-2009
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Robert Will, Planner
2
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Livable CommuniKeys Master Plan for Original BOCC Adoption 08/2004:
Big Pine Key and No Name Key Amended by Ordinance 020-2009
Community Hision
"We envision Big Pine and No Name Key as:
# A rural community with a small town atmosphere and way-of-life where: people feel a,
connection with their friends and neighbors.
# A community rich in natural and scenic resources including endangered habitat found
nowhere else in the world.
* A unique: community in the Florida Keys where people can live in harmony with 'die
natural world.
* Where residents and visitors can take advantage of the local goods, and services without
fighting traffic.
0 Where kids of all ages have plenty of recreational opportunities,
* Where the dreams of home ownership and planting roots in the community can be real-
ized,
* Where government regulations make sense and work for the betterment of all.
* Above all, we envision a community that responds to the needs of all its inhabitants."
3
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Livable CommuniKeys Master Planftr Original BOCC Adoption 08/2004:
Big Pine Key and No Name Key Amended by Ordinance 020-2009
Executive Summary
During the spring and fall of 2000, the residents and property owners of Big Pine and.No Name
Keys worked with Monroe County planning staff on the Livable CommuniKey's Program (LCP)
to identify the needs and desires of the community for future development on Big Pine Key and,
No Name Key .
Alternative potential development patterns and types were drafted during the process for evalua-
tion to determine any possible impacts to the endangered species which make these islands their
home. In order for any new development to occur, including road improvements, a permit from
U. S. Fish and Wildlife Service (USFWS) was required, Therefore, the comity and state have
funded the preparation of a Habitat Conservation Plan (HCP)for the islands.
The HCP is a proposal to mitigate and compensate for the potential negative effects of develop-
ment activities on the endangered species. The HCP is being reviewed by the USFWS to deter-
mine if it meets the species protection criteria.
The HCP is a permit application to allow a limited amount of development to occur as long as
the impact on the endangered species is minimized and mitigated and the long term viability of
the species is considered. The U'SFWS interest is in the protection of the endangered species,
while the LCP plan provides the framework for development activities.
The UCP Master Plan minimizes impacts from development on the endangered species by di-
recting development to areas of low habitat value and reducing trip length; limiting the amount
of proposed development to maintain the rural character and to maximize the amount of habitat
protected; and mitigating development by purchasing land for permanent protection,
The proposed IXP Master Plan will classify all land on Big Pine and No Name Keys into three
'tiers' based on conservation and infill priorities. Most of the islands are classified, as Tier I
because of their environmental sensitivity and importance for the continued viability of the en-
dangered species. Tier 2 lands are canal lots located a distance from U.S. I with a potential for
secondary impacts on the endangered species from traffic, Tier 3 lands are canal lots in close
proximity to U.S. 1, which provide little habitat value to the endangered species and because of
location, a decreased,potential for deer kills from vehicles. Some undeveloped lots in Tier 3 are
also located between existing developed commercial lots in the U.S. I corridor,
The development activities proposed in the Plan are expected to occur over a 20-year horizon,
Proposed activities include:
• Residential units at a rate of roughly 10 per year for a total of 200 units.
New commercial development, limited to 2,400 square feet a year, around existing com-
mercial, areas,mainly along the U.S. I corridor.
New recreational facilities constructed on existing developed or disturbed1scarified lots.
Limited expansion of community uses, churches, public offices, wastewater facilities,
and the existing fire station.
The widening of local, paved roads to accommodate bicycle paths, and storm water and
sanitary sewer infrastructure and a third lane on U.S. I
4
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Livable CommuniKeys Master Plan for Original BOCC Adoption 08/2004:
Big Pine Key,and No Name,Key Amended by Ordinance 020-2009
Table of Contents
Chapter One:
Introduction 8
Sutrunary of LCP and HCP Processes 15
Format of Master Plan Elements 19
Chapter Two: Land Use and Redevelopment Element
Goal 1: Directing Growth 23
Goal 2. Managing Growth 29
Goal 3. Housing 36
Goal 4: Nan-Residential Uses 42
Goal 5: Community Organizations 48
Goal 6: Recreational Uses 51
Goal 7: Public Facilities 54
Goal 8: Accessory Uses 58
Coal : Land Acquisition 60
Chapter Three: Environmental Protection Element
Goal 1,0: Natural Resource Management 65
Goal 11: Freshwater Resource Management 7'0
Chapter Four- Community Character Element,
Goal 12: Community Character 73
Goal 13: Historic Resources 77
Chapter Five: Economic Development Element
Goal 14: Economic Development 80
Chapter Six, Traffic and Transportation Element
Goal 15: Transportation 84
Chapter Seven. Community Participation Element
Goal 16: Conununity Participation 89
Capital Costs Summary 92,
5
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Livable CommuniKeys Master Plan for Original BOCC Adoption 08/2004:
Big Pine Key and No Name Key Amended by Ordinance 020-2,009
List of Figures
Figure 1.1 Map of private, upland, vacant residential parcels, 12
Figure 1.2 Flow chart illustrating master plan,process. 21
Figure 2.1 Tier designations on Big Pine and No Name Key, 28
Figure 2.2 FLU M and land use district changes, 35
Figure 2.3 Existing uses and commercial types in the U.S. I Corridor. 43
Figure 2.4 Big Pine Key Village Center 46
Figure 2.5 Location of existing institutional uses on Big Pine, 50
Figure 2.6 Location of existing recreational facilities and library. 53
Figure 23 Existing government facilities on Big Pine. 55
Figure 2.8 Private, undeveloped land within Tier I and Tier 11, 63
Figure 4.1 Conceptual U.S. I corridor area map. 74
Figure 6.1 Existing platted residential and major roadways. 87
List of Tables
Table 1.1 Updated demographics for Big Pine to Name from. the 2000 Census. 10
Table 2.1 H multiplier for land use development categories, 25
Table 2.2 Calculation of 11 impact for different development activities. 26
Table 2.3 H-value budget for future development on Big Pine and No Name. 34
Table 2.4 Housing outside single family subdivisions. 36
Table 2.5 Housing figures of Big Pine and No Name from the 2000-Census. 37
Table 2.6 Big Pine Key commercial data. 42
Table 2.7 Institutional uses on Big Pine Key. 48
Table 7.1 Estimated cost of capital improvements 92
Table 7.2 Estimated cost of 3 to 1 mitigation 93
6
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Livable CommuniKeys Hasler Plan fo�r Original BOCC Adoption 08/2004:
Big Pine Key and'No Name,Key Amended by Ordinance 020-2009
Acronyms
BOCC Monroe County Board of County Commissioners
CARL State of Florida Conservation and Recreational Lands Program
ESA Endangered Species Act
FDCA Florida Department of Community Affairs
FDEP Florida Department of Environmental Protection
FDOT Florida Department of Transportation
FKA-A Florida Keys Aqueduct Authority
FXCCS Florida Keys Carrying Capacity Study
FKERTF Florida Keys Environmental Restoration Trust Fund
FLU M Future Land Use Map
FWS United States Fish and Wildlife Service
HCP Habitat Conservation Plan
ITP Incidental Take Permit
LCP Livable CornmuniKeys Program
NGO non-governmental organization
NROGO Non-residential Rate of Growth Ordinance
PUV private upland vacant parcel
PA population viability analysis
ROGO Residential Rate of Growth Ordinance
SFW`MD South Florida Water Management District
SMMP Monroe County Stormwater Management Master Plan
Cl State of Florida Save Our Rivers Program
SWMP Monroe County Sanitary Wastewater Master Plan
TIER transferable development rights
'TNC The Nature Conservancy
TRE transferable ROGO exemptions
7'
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Livable CommuniKeys Master Plan for Original B C Adoption 08/2004:
Big Pine Key and No Name Key Amended by Ordinance 020-2009
Introduction
The Livable CommuniKeys Program (LCP) is a community-driven planning, effort to address
the very specific needs of unique island communities, within the Florida Keys, The overall goal
is to determine the appropriate amount, type and location of additional development within the
LCP planning area,. The LCP process includes community participation through a variety of
methods. This process generates a community vision and alternative development scenarios.
The scenarios are evaluated for feasibility within the current regulatory and physical framework
and for how well they fit the community vision, A preferred alternative is identified and a mas-
ter plan for future development is written around the preferred alternative. A Master Plan con-
tains the specific development layout for the LCP planning area as well as action items that,must
be implemented to achieve the development and community vision. The Master Plan is a work-
ing document that is continually scrutinized and updated by the community,
Relationship to Comprehensive Plan
The Monroe County Year 2010 Comprehensive Plan was adopted in 1993 and became effective
in its entirety in 1997, It contains the guiding goals, objectives and policies for implementation
of growth management actions over the 20-year period covering 1990 through 2010. Some of
the actions apply equally throughout Monroe County such as the need for adequate solid waste
disposal facilities or the allocation of building permits limited by hurricane evacuation clearance
times. Other actions, such as the need for preservation of historic resources or the planning of
recreational facilities, while applying county-wide, vary in their importance by locate. There are
also local needs that are not addressed in the Comprehensive Plan at all such as community
goals towards beautification.
The Master Plan does not replace the Comprehensive Plan but focuses on the very specific needs
of the local community, It is also a proactive planning tool rather than a strict regulatory docu-
ment in that it identifies actions needed to meet the community's needs and goals, The Master
Plan is attached as an addendum to the Comprehensive Plan, Some existing Comprehensive
Plan policies will not be affected at all by the Master Plan. Other existing policies may be modi-
fied for consistency or entirely replaced by the Master Plan, The Livable CommuniKeys Pro-
grain and Master Plan development are outlined in the comprehensive plan in Policy 101.20.1
that states:
"Monroe County shall develop a series of Community Master Plans, Master Plans will, be de-
veloped in accordance with the following principles,
I� Each Community Master Plan will contain a framework for future development and redevel-
opment including the designation of growth boundaries and future acquisition areas for pub-
lic spaces and environmental conservation;
2, Each Community Master Plan will include an Implementation Strategy composed of action
items,an implementation schedule, and a monitoring mechanism to provide accountability to
communities;
1 Each Community Master Plan will be consistent with existing Federal and State require-
Jntroduction 8
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Livable CommuniKeys Master Plan for Original BOCK' Adoption 08/2004:
Big Pine Key and No Name Amended by Ordinance 020-20,09
ments and overall goals of the 2010 Comprehensive Plan to ensure legal requirements are
met. While consistency with the goals, of the 2010 Comprehensive Plan is paramount, the
2010 Plan will be updated and amended where appropriate;
4 Each Community Master Plan will be closely coordinated with other community plans and
other jurisdictions to ensure development or redevelopment activities will not adversely im-
pact those areas;
5. Each Community Master Plan will include appropriate mechanisms allowing citizens contin-
ued oversight and involvement in the implementation of their plans, Through the Commu-
nity Master Plans, programs for,ongoing public involvement, outreach, and education will be
developed;
6. Each Community Master Plan will include a Capital improvements program to provide cer-
tainty that the provision of public facilities will be concurrent with future development;
7'. Each Community Master Plan will contain an environmental protection element to maintain
existing, high levels of environmental protection as required, in the 2010 Comprehensive
Plan;
8. Each Community Master Plan will include a community character element that will address
the protection and enhancement of existing residential areas and the preservation of commu-
nity character through site and building, guidelines. Design guidelines for public spaces,
landscaping, s,treetscapes, buildings, parking tots, and other areas, will be developed through
collaborative efforts of citizens, the Planning Department, and design professionals reinforc-
ing the character of the local community context;
9 Each Community Master will include an economic development element addressing current,
and potential diversified economic development strategies including tourism management.
The preservation and retention of valued local businesses, existing economies, and the devel-
opment of economic alternatives will be encouraged fluough the process;
10. Each Community Master Plan will contain a Transportation Element addressing transporta-
tion needs and possibilities, including circulation, safe and convenient access to goods and
services, and transportation alternatives that will be consistent with the overall integrity of
the transportation system not resulting in negative consequences for other communities; and
11. Each Community Master Plan will be based on knowledge of existing conditions in each
community. "Elie Planning Department will compile existing reports, databases, maps, field
data, and information from other sources supplemented by community input to document
current conditions; and
12. Each Community Master Plan will simplify the planning process providing clarity and cer-
tainty for citi7xns, developers, and local officials by providing a transparent framework for a
cominuing,open dialogue with different participants involved in planning issues."
Introduction 9
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Livable CommuniKeys Master Planfor Original BOCC Adoption 08/2004:
Big Pine,Key,and N6 Xame Key Amended by Ordinance O20-2009
Relationship to State Legislation
The Comprehensive Plan was required to be adopted by Monroe County under Florida Statute
163 and must be compliant with the required format and minimum content listed in the Florida
Administrative Code (FAC 9J-5). The Master Plan will be adopted as a modification of the ex-
isting Comprehensive Plan and the Florida Department of Community Affairs will review the
modification for compliance with the applicable statutes and codes. This review will likely be
most focused in areas where Master Plan policies replace existing Comprehensive Plan policies
and serve as the Evaluation and Appraisal Report (EAR) for elements which address this plan-
ning area. Of course a comprehensive plan may include elements that are either optional or not
listed,at all in FAC 9J-5 and that is where the Master Plan is particularly valuable.
Master Plan for Big Pine and No Name Keys
This, Master Plan covers Big Pine Key, No Name Key and the Newfound Harbor Keys, collec-
tively referred to as the "planning areal throughout this, document, For purposes of inforrmation
presentation (such as demographics), the Newfound Harbor Keys are included with, Big Pine
Key. A companion document to this Master Plan, the "Big Pine Key &No Name Key Develop-
m,ent Alternatives Report," (hereafter referred to as the Development Alternatives Report) sum- I
marizes the background information for these islands,.
Demographics
Some of the demographic information in the Development Altematives Report was extrapolated
from the 1990, census, Table 1A below presents some updated data from the 20,00 census. The
data show that most of the population live north of US. 1, Nearly 25%of the permanent house-
hold population are in rented units. During the winter season the population increases by nearly
38% to an lestimated 6,944. The average persons per household on Big Pine is 2.21 and on No
Name it is 2.48.
Table 1.1 Updated demographics ror Big Pine/No Name from the 2001 O census.
i0ined,
Name C 1,
Total Permanent Population 5,032, 40 5,072
North,of U.S. 1 4,458! 40 4,498
South of U.S. 1 574 0 57
In Families 1,419 13 1,432
In Owned Housing Unit 3,749 36 3,,,785
In Rented Housing Unit 1,2221� 1 1,226
Seasonal Population(Le,,additional) 1,91 231 1,935
Sour=Us.Census 2000
Introduction 10
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Livabk CommuniKeys Master Planfor Original BOCC Adoption O /2004:
Big Pine Key and No Name Key Amended by Ordinance 020-2009
Existing Land Conditions
As natural habitat is acquired by resource agencies for preservation, most of the vacant buildable
upland parcels remaining under private ownership are located within improved subdivisions or
in commercial acreage near U.S. 1. There are approximately 2,920 vacant building residential
lots remaining and approximately thirty-one parcels of vacant private upland commercial land
remains covering, about 18 acres. The remainder of the planning area is developed (about 12%
of the land area), under public ownership (about 72% of the land area) or is located in un-
buildable wetlands (under both public and private ownership). Public land owners, primarily in-
clude the U.S. Fish and Wildlife Service Refuge System, the State of Florida and Monroe
County.
Figure 1,1 on the following,page sbows ,vacant, upland residential lots under private ownership,
Development Context and Constraints
Listed below for reference purposes are the primary existing constraints on Big Pine Key and No
Name Key development, All of these constraints apply county-wide but their particular applica-
tion to Big Pine Key and No Name!Key is discussed here.
Concurrency Standards: Since March of 1995 the segment of U.S. I on Big Pine Key had
been operating below the adopted level of service in the Comprehensive Plan. This has
been the primary development constraint because it triggered, a development moratorium
on all new traffic-generating development, In 20,02 FDOT completed an intersection im-
provement project and deer underpasses which improved the level of service to an, ac-
ceptable level, however further improvements such as adding a third lane to the segment
are necessary to permanently raise the operating level of service. This has been a pri-
mary motivating factor behind completion of the HCP; the issuance of the incidental take,
permit will allow necessary road improvements to go forward, thereby lifting this con-
straint on development.
• E�OG-0: As of the date of this report, the residential rate of growth ordinance (ROGO)
allocates 49 total units(market rate plus affordable) annually to the Lower Keys. This is
the latest number in a step down reduction that has occurred since the RO,GO started.
The reductions have mostly been related to required performance standards set forth in
the Comprehensive Plan. It is considered unlikely at this time that the total allocation
number will increase at least in the next 3-5 years. Therefore, permits for Big Pine and
No Name Key will continue to be limited along with the rest of the Lower Keys, under
ROGO�. The point system used to rank permits for allocations under ROGO is currently
structured to give a competitive advantage to units proposed outside: Big Pine and No
Name Keys,, This was done to bolster protection of natural resources on these two IS-
lands, With the issuance of the Incidental Take Permit and adoption of the LP by the
county,the ROGO will be restructured,
• NROGO: "NROGO" is the acronym for "Non-residential Rate of Growth Ordinance"
under which the construction of new or expanded commercial uses is regulated. The
amount of new and expanded commercial space allowed on Big Pine and No Name Keys
Introduction 1.1
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Livable CommuniKeys,master Plan for Original BOCC Adoption 08/200 ;
Big Pine.,they and No Name Key Amended by Ordinance 020-20 9
Big Pilne Key and No Name Key
Private, Upland,, Vacant
Residential Parcels
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Figure 1,1 Map of Private, Upland Vacant Residential Parcels,
(Ordinance 2 -20 , § 1
l tro ction 12
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Livable CommuniKeys Master Plan for Original BOCC Adoption 08/2004,
Big Pine Key and No Name Key Amended by Ordinance 020-2009
is tied to the level of residential development permitted as is the case for the entire
county, As of the date of this report, the dwelling unit allocation ordinance allocates 49
total units annually to the Lower Keys, At 239 square feet of cornmercial space per resi-
dential unit allocated, under NROGO, this sets the approximate Lower Keys commercial
rate at 11,711 square feet per year(NROG0 does not allocate commercial space by Keys
sub-area but does so Keys-wide on an annual basis). As previously noted, the residential
allocation is subject to change (usually decreases), so the commercial allocation could
also change, The point system used to rank permits for allocations under NROGO is
currently structured to give a competitive advantage to development proposed outside
Big Pine and No Name Keys. This was done to bolster protection of natural resources on
these two islands, With the issuance of the Incidental Take Permit and adoption of the
FICP by the county, the point system may be restructured,
Nutrient Credit System: The Comprehensive Plan requires no net increase in the level of
nutrients in wastewater effluent. 'Me number of building permits is tied to the number of
ces,s pits or substandard wastewater treatment replaced by a compliant treatment system,
The Monroe County Sanitary Wastewater Master Plan (SWMP) originally projected that
this infrastructure would be in place by 2010 to meet Florida law and Comprehensive
Plan requirements, Implementation of the SWMP is behind schedule but still well within
the 20 year planning horizon of this Master Plan. Once the upgraded sewer service is
installed, or all illegal cess pits are eliminated, nutrient level of service standards will be
met for all existing and future development.
TigL System: Monroe County's new Smart Growth Initiatives (Comprehensive Plan
Goal 105), "Tier Map,"' is designed to refocus land acquisition efforts, conserve natural
resources and direct future development to infill areas in coordination with the Livable
CommuniKeys Program. The Tier System will consist of a set of maps and regulations
directing growth to infill of existing subdivisions and commercial areas. The Tier, Sys-
tem plays a major role in the implementation of this Master Plan and the MCP.
Additional future constraints on numbers and locations of permits are:
• Habitat Conservation Plan JHQE)-, The HCP applies to the Big Pine Key/No Name Key
area only, not county-wide. The Incidental Take Permit, when issued, will limit develop-
ment on Big Pine and No Name Keys to the level that will result in a maximum projected
"take" of Key deer over the twenty-year planning horizon, The development levels con-
tained in this Master Plan have been designed to meet the requirements of the anticipated
Incidental Take Permit while meeting community needs.
• Florida Keys Carrying Qapacity Study (FKCQS'), The FKCCS analyzed the extent to
which current and future projected development exceeds maximum impact thresholds of
natural resources and infrastructure. The results of the FKCCS will be used to modify
the R GO and NRO,GO at some time in the near future and this may affect the number
and location of residential permits that can be issued county-wide,
Introduction 13
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Livable CommuniKeys Master Plan for Original':BOCC Adoption 08/2004:
Big Pine Key and No Name Key Amended by Ordinance 020-2009
Acquisition Framework
For many years, the concurrent need for natural resource protection and relief to regulated land
owners has been present throughout the Keys and particularly heightened for Big Pine and No
Name Keys. The United States Fish and Wildlife Service (FWS) has been purchasing property
under the refuge system since the National Key Deer Refuge was established in 1959. They can
conduct acquisition activities essentially anywhere within the refuge administrative boundaries,
which encompass the entire planning area. Their focus in the past has been on natural lands,
usually on acreage parcels, that have higher wildlife habitat value. In the early 1990s they pro-
duced a priority acquisition plan that focused on remaining habitat and preservation of wildlife
movement corridors.
These two islands were included in three ongoing state acquisition efforts in the 1990s. the Con-
servation and Recreational Lands (CARL) Program, the Florida Forever Program (fortnerly
Preservation 2000) and the Save Our Rivers (SOR) Program. The latter program concentrated
on protection of the existing freshwater sloughs and wetlands on Big Pine Key and has been
completed. There are lands remaining to be purchased within the "AIL boundaries. Also, the
CARL boundaries are periodically reviewed at which time new lands may be added. Motwoe
County has actively prioritized Big Pine and No Name Keys for purchases by the Monroe:
County Land Authority. Many purchases by private citizens have also been made to garner ad-
ditional "points" towards an allocation under the county's dwelling unit allocation ordinance
(ROGO) and these properties have been deeded over to the county. Tlie HCP and LCP proc-
esses will somewhat change and concentrate the focus of future acquisition efforts. Future ac-
quisition and management of vacant lands will be a major component of this Master Plan.
Inlroduction 14
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Livable Commun iKeys Master Plan fir Original BOCC Adoption 08/2004:
Big Pine Key and No Name Key Amended by Ordinance 020-20o9
Summary of LCP and HCP Processes
Livable CommuniKeys,
The Livable CommuniKeys Program (LCP) is a community-driven planning effort aimed at de-
termining the amount, type and location of additional development appropriate for the planning
area. The Big Pine KeyNo Name Key community is the first one, in the county to embark upon
the LCP planning process. The process was initiated in April 2000, The Development Alterna-
tives Report was generated in, March 2001, These interim products of the LCP process were
then coordinated with the development of the HCP over the next year and a half. This Master
Plan is the result of that coordination.
Communio�Input Summary
Three major public workshops and meetings facilitated the LP effort and were followed up by
newsletters mailed to all residents, property owners and interested parties.. Stakeholder discus-
sions and citizen surveys were also conducted. The newsletters summarized needs and desires,
expressed by the community in the workshops. A fourth newsletter was issued in January of
2003 and summarized the development proposals set forth in this plaii. From this outreach effort
key community issues were identified and a community vision was formulated, The community
vision and stated planning objectives were used to evaluate possible development alternatives,.
This evaluation, is contained in the Big Pine Key & No Name Key Development Alternatives
Report.
Key Community Issues
In the LCP workshops the following key community issues were identified:
I. Ascertain the distribution of future residential development within the project area,
1 Maintain the rural character of the project area while still allowing some future development.
3. Implement solutions to the congestion on US. I and minimize the need for local trips on
LJ.S. I
4� Develop,a community gathering place and/or more active recreation facilities.
5. Discourage new development on No Name!Key.
Planning Objectives
I, Minimize the need for local vehicular trips on and across US, I from north to south.,
2. Improve the level of service on US. I to a standard that, in accordance with local regula-
tions, would allow some development and to maintain that level of service over the planning
horizon.
3. Discourage new development on No Name Key.
4. Encourage additional commercial development to be oriented to the local conununity rather
than to the regional or tourist community,
5. Continue to allow some new development but generally keep the level low to achieve the
maintenance of a "rural community" envisioned by the Community,
6. Provide for a community gathering center and some active recreation.
7. Provide for a conservation plan with reasonable level of implementation costs and logistics.
& Provide for a conservation plan that complies with current regulatory constraints,
Summary of LCP and HCP Processes 15
4796
Livable Comm!uniKeys Mas ter,Plan fir Original BOCC Adoption 08/2004,,
Big Pine Key and No Name Key Aniended by Ordinance 020-2009
9. Provide greater certainty to the property owners and Key deer herd managers as to the loca-
tion of future development.
10. Minimi ze the alteration of undisturbed, natural habitat.
Community Vision
"We envision Big Pine and No Name Key as:
# A rural community with a small town atmosphere and way-of-life where people feel a
connection with their friends, and neighbors.
# A community rich in natural and scenic resources including endangered habitat found
nowhere else in the world.
* A unique community in the Florida Keys where people can live in harmony with the
natural world.
* Where residents and, visitors can take advantage of the local goods, and services without
fighting traffic.
# Where kids of all ages have plenty of recreational opportunities,
# Where the dreams of home, ownership said planting toots in the community can be real-
ized.
# Where government regulations make sense and work for the betterment of all,
* Above all, we envision a community that responds to the needs of all its inhabitants.
Alternatives Analysiv
Several alternative planning strategies for Big Pine Key and No Name Key were formulated,
These strategies were aimed at satisfying basic community needs within the existing regulatory
framework. The alternatives were then subjected to a planning analysis to see which ones were
consistent with the community vision,, addressed the ten planning objectives, could meet com-
munity needs and desires, and were within reasonable cost and feasibility. Alternatives for resi-
dential, commercial, recreational and transportation development were all evaluated. The analy-
sis is contained in the Big Pine Key & No Name Key Development Alternatives Report, which
is a companion document to this Master Plan. Alternatives considered to be the most feasible
for fulfillment of community needs and desires, included a clustered residential plan and a Com-
mercial redevelopment plan. Options for meeting community recreational and transportation
needs were also presented. These alternatives were then analyzed for consistency with environ-
mental goals, particularly protection of endangered species, This was done through develop-
ment of a Habitat Conservation Plan(HCP) for these islands.
Habitat Conservation Plan
The development of a Habitat Conservation Plan (HCP) for Big Pine and No Name Keys, was
considered a reasonable way to resolve ongoing conflicts Over the impacts of development on
natural resources. The Big Pine Key & No Name Key Development Alternatives Report re-
counts the history of these conflicts and previous failed planning efforts for the islands. Section
10 of the Endangered Species Act (ESA) allows a developer, the"applicant," to apply for a per-
mit for "incidental take" of federally-designated endangered species. The process basically in-
volves determining the level of reduction or "take" of the species caused by the proposed devel-
opment. The applicant proposes the development along with a plan for mitigating the "take"
caused by the development. The mitigation plan is written in the form of a Habitat Conservation
Plan.
...................
Summary qJ'LCP and HCP Processes 16
4797
Livable CommuniKeys Master Plan for Original BOCC Adoption O 12004:
Big,Pine Key and No Name Key Amended by Ordinance 020-2009
The HCP process for Big Pine Key and No Name Key was initiated in February 2000. The ap-
plicants are Monroe County, the Florida Department of Community Affairs (FTC A) and the
Florida Department of Transportation (FDOT). The FDOT is a builder of proposed develop-
ment within the state road right-of-way (U.S. I) whereas the remaining two entities have author-
ity over permitting of proposed development in the remainder of the planning area, The Habitat
Conservation Plan document was produced, with the assistance of an HCP committee made up of
concerned agencies and citizen representatives. The document was completed in March 2003
and an application for the Incidental Take Permit was, made to the FWS in May 2003, The proc-
ess to develop the HCP consisted of three major components: 1) study of the endangered species
populations and conditions necessary for their continued viability,, 2) crafting of a proposed de-
velopment action within this context and determination of the level of"take" caused by the ac-
tion,and 3)development of a plan for mitigating the determined level of"take."
Key Deer Ply** Analysis
The HCP was designed to cover all federally-protected species known to, occur on the two is-
lands. Of the nine species covered, two were prioritized for analysis based on their sensitivity to
development: the Florida Key deer (Odocoileus virginianus clavium) and the Lower Keys marsh
rabbit (,5ylvilagus palustris hefneri). If the habitat needs of these two species could be met, the
needs of the remaining seven would be met automatically. Of the two species, the Lower Keys
marsh rabbit is the more endangered, largely due to fragmentation of habitat already having oc-
curred throughout much of its range in the Lower Keys. Protection of existing preferred habitat,
mostly wetlands, is less an issue than secondary impacts (e.g., predation by domestic cats) and
limitations on dispersal caused by existing development barriers. Additional "take" of this spe-
cies had to be prevented due to its precarious situation. This was done by proposing a prohibi-
tion on development within the core habitat, (mostly wetlands) and, within buffer zones that sur-
round the core habitat.
The Florida Key deer is a wide-ranging species with a core population located on Big Pine Key
and No Name Key. For this species a population viability assessment (PVA)was completed and
a model was developed to theoretically predict the response of the population to scenarios in-
volving habitat loss, secondary mortality impacts (e.g. road kills) and major catastrophic events
(i.e. hurricanes), One product of this model analysis was an actual map of the islands showing
areas necessary for continued viability of the deer population and areas most suited for human
development (i.e. least affecting deer viability). This map was used to re-analyze the LCP alter-
natives and generate a proposed development action. A detailed explanation of the PVA and
modeling process is contained in the HCP document.
Summary of ProposedAction
The proposed development action in the HCP is expressed in terms of the total level of impact
that will result in an acceptable level of"take" of the Key deer and no "take" of the Lower Keys
Marsh,Rabbit. The level of"take" of the Key deer is,determined by the removal of habitat value
measured in discrete units. The habitat value units are assigned to individual parcels within the
planning area and consist of two main components: direct impact (habitat loss) and indirect im-
pact (roadway mortality). Location and traffic generation are the two primary development
components causing these impacts. The HCP will equate the total loss of habitat value units to a
specific level of acceptable impact. Monroe County will need to track the impact of issued per-
mits to ensure that the total acceptable level of habitat value units is not exceeded. The HCP
Summary of LCP and HCP Processes 17
4798
Livable CommuniKeys Master Plan for Original BOCC Adoption 08/20,04:
Big Pine Key and No Name Key Amended by Ordinance 020-2009
will not specify exactly where permits will be issued or for what type of development, but it will
provide clear direction to the county on which locations and types will have greater impact. Fur-
thermore, the preferred development alternative, generated by the LCP process and refined
through the HCP process, has been analyzed using the PVA model. This process has allowed
the county to plan for distribution of potential permits over the maximum available range of
types and locations,to meet community needs.
Sununary ofHabital Conservation Plan
The Habitat Conservation Plan proposes to mitigate the "take" of Key deer mainly by putting
habitat under public protection. Habitat protection is considered the highest priority action for
protection of Key deer and other listed animal and plant species. Thus the habitat value units
expended by allowing development can be mitigated to some extent by acquiring a certain level
of habitat value elsewhere. In addition avoidance and minimization measures were applied at
every step in the preparation of the HCP and the LCP to reduce potential impacts from the pro-
posed future development plan. Mitigation will also involve management of the acquired habitat,
and, other activities. The :PI CP' also proposes actions to minimize development impacts, Exam-
ples include implementation of traffic calming designs and restrictions on fencing. The Master
Plan provides the details on how these minimization and mitigation actions will be implemented.
Effect ref Issu'ance of Incidental Take,Permit
The application for an Incidental Take Permit under Section 10 of the ESA was submitted in
May 2003, Issuance of a permit is expected within two years. It is very important to note that
because the HCP process included all concerned agencies and stakeholders, including the FWS
in a technical support role, the HCP document as currently proposed is expected to be acceptable
to the federal government with a minimal amotmt of changes. Of course the document must go
through the public process and the final content may change. Based on the substantial coordina-
tion that has taken place thus far and in consideration of the substantial permit processing time
involved, Monroe County is moving forward now with this Master Plan. There are components
of the Master Plan that could be changed later, however, to match the final FICP document that
accompanies the issued Incidental Take Permit, Both documents have a planning horizon of
twenty years that starts upon issuance of the Incidental Take Pen-nit.
Summary ofl,CP and H(-,'P Processes 18
4799
Livable Commun&qs Master,Plan fir Original BOCC Adoption 08/2004:
Big Pine Key and No Name Key Amended by Ordinance 020-2009
Format of Master Plan Elements
There are six elements in this Master Plan. Each one focuses on an issue of heightened impor-
tance to Big Pine Key and No Name They. The format for these elements is different from the
comprehensive plan because this Master Plan is a culmination of the LCP process, not a starting
point. Therefore, the community and planning staff have already reviewed and analyzed much
of the available data about the island and they have been through a planning process whereby
"problems" (questions, issues, uncertainties) have been identified and needs have been verbal-
ized. Many of the opportunities and constraints for meeting these needs have also been analyzed
through the development alternatives analysis. This information is contained in the Big Pine
Key &No Name Key Development Alternatives Report.
The Master Plan seeks to further condense and refine the products of the development alterna-
tives analysis process. The Master Plan provides the tools for problem solving by fulfilling
three basic tasks.
• Statement of the goals of the LCP/HCP'process as it applies to the planning area,
• Refined analysis of specific community and planning needs to fulfill the goals,
• Identification of strategies to meet the needs,
Goals: Each element states a specific planning goal designed around the, major topics to be ad-
dressed through the LCP process such as growth and redevelopment, economic viability, envi-
ronmental protection, and community character, This particular Master Plan also includes goal
language designed to address the requirements of the HCP process.
Current Conditions S Lurrunaa: A certain amount of information specific to the planning, area is
available and can be presented or cited in the Master Plan now. Some of this information was
provided during the LCP process in newsletters and workshops. Demographics, inventories of
community facilities, and land ownership patterns are examples of information presented in this
section.
Analysis of Community Needs: The problem, issue or shortfall in the community or environ-
ment is stated here. These have been identified either by the community or by the planning
staff. The community includes the affected public, stakeholders, and elected officials and they
have identified needs to the planning staff in a variety of ways: workshop participation, in" sur-
veys, meetings, phone calls, and letters. The planning staff identified additional needs either
through planning analysis of existing information, professional judgment based on observations
of data or conditions, or coordination with facility or service providers,
Final Strategies and Action Items: As part of the Master Planning process the planning staff has
identified and evaluated possible strategies for meeting each need. The possible strategies were
also evaluated relative to one another to identify conflicts and to identify opportunities for one
strategy to fulfill multiple needs. In this way a final set of strategies was completed, Action
items were then developed towards implementation of each strategy,
The plan is therefore written in the form, of goals, strategies and action items rather than goals,
objectives and policies as in the Comprehensive Plan. Where strategies and action items replace
current, comprehensive plan policies, this is noted and action items for deleting or modifying
Format qfMaster Plan Elements 19
4800
Livable CommuniKeys Master Plan fo�r Original BOCC Adoption 08/2004:
Big Pine Kq'and No Name Key Amended by Ordinance 020-2009
those policies are included in the applicable element. It is very important to note that this plan
will bean addendum to the Monroe County Year 2010 Comprehensive Plan. The Comprehen-
sive Plan remains in effect in the Big Pine Keyl9Vo Name Kq planning area.
The plan format is illustrated in the flowchart in Figure 2.1. The flow chart starts with an indi-
vidual need identified in the plan., A comprehensive strategy for meeting the need is formulated
based on the information in hand. If the information in hand is sufficient to implement the strat-
egy the action items for implementation can be written directly into the Master Plan. If not, an
action item can be written to procure new information or further analyze existing irtformation,
Note that new information not only feeds back into implementation but may reveal new strate-
gies, may redefine the need or may even reveal new needs. To be a meaningful and current im-
plementation too] over the entire twenty-year planning horizon the Master Plan must include this
iterative process of problem solving that monitors success and identifies changing conditions
and new issues. It must also allow for timely response and tracking of progress towards problem
solving.
Using this format the Master Plan moves the LCP/HCP process into its final phase by taking the
following steps:
I, Adopt as the plan framework, the preferred land use scenario developed during the LCP/
HCP process providing the basis for the anticipated incidental take permit.
2. Develop and refine the implementation details of the preferred land use scenario,
3. Include mechanisms for ensuring that the Master Plan complies with the anticipated inci-
dental take permit through the twenty-year planning horizon.
4. Include mechanisms and revisions for ensuring that the Master Plan complies with the
Monroe County Year 2010 Comprehensive Plan,
5, Address new issues relevant to the planning area that were not addressed in, either of the
aforementioned processes (Comprehensive Plan and HCP) and that have no impact or a
positive impact on the ability to comply with those two processes.
F,ormat of Master Plan Elements 20
4801
Livabk Co� mmuniKeys Master Planfor Original BOCC Adoption /2004:
Big in Key and No Name Key Arnended by Ordinance 020-2009
Identified
Community Need
New Information
Identified Strategy May Change
Need or Strategy
ENOUGH INFORMATION IN HAND FOR IMPLEMENTATION?
v
YES NO
Write Action Items to
Obtain Information
> New
Need
Identified
Write Action Items
for Implementation
Monitor and Update
Figure 1.2 Flow chart illustrating Master Plan process.
F,ormatql"Master Plan Elements 21
4802
Livable CommuniKeys Master Plain for Original BOCC Adoption OW004:
Big Pine Key and No Name Key Amended by Ordinance 020-2009
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"�Q
f T11 "T "Tt), 1"
I. ........
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LAND U1, AND
REDMIEL P ELEMEIq
................
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Land Use and Redevelopment Element 22
4803
Livable CommuniKeys Master Planfor Original BOC'C Adoption 08/2004-
Big Pine Key and N6 Name Key Amended by Ordinance 020-2009
GOAL I
Direct future growth to lands that are intrinsically
most suitable for development and encourage con-
servation and protection of environmentally sens,i-
tive lands by using the relative wildlife habitat value
of land as a basis for devel ment decisions on B *
OP 19
Pine Key and No Name Key.
Current Conditions Summary
The Habitat Conservation Plan as implemented under the anticipated Incidental Take Permit
(ITP) will create a direct link between wildlife habitat conservation and land development for
the next twenty years. The direct link mechanism is the Harvest (measured, in H-units) of indi-
vidual parcels within the planning area. The HCP document explains how the H-unit was devel-
oped based upon the Population Viability Analysis (RVA) of the Key deer. The PVA revealed
that both "harvest" (mortality) and the deer carrying capacity of the habitat (known as "K") af-
fect the population viability of the deer. The model her revealed that when a parcel is devel-
oped, the corresponding increase in harvest potential (additional traffic mortality) is,a much bet-
ter indicator than the corresponding removal of habitat as to the projected viability of the deer
population over the I 00-year PVA horizon. In fact, harvest turned out to be a very good indica-
tor of development impacts when multiple development scenarios were processed through the
PVA model. Therefore, the weighted Harvest Grid Map generated from the PVA will be used to
predict the projected levels of take of endangered species for various development scenarios,,
Monroe County applied this map towards the planning of future development for the next twenty,
years through the LCP process.
A mechanism for translating the Harvest Grid Map into a land use regulatory tool exists under
the county's Smart, Growth Initiative, otherwise known as the Tier System. Policy 105,11 de-
fines the Tier System categories in detail. The three Tier categories are based on environmental
protection and future land use planning priorities, Tier I lands are termed "Natural Area,"Tier It
lands are called "Transition and Sprawl Reduction Area" and Tier III lands are the "In fill Area,"
For Big Pine Key and No Name Key the habitat sensitivity information presented in the HCP
can be used directly to define the environmental protection priorities incorporated into their Tier
Map coverages. Planning priorities set during the LCPIHCP process can be used to refine the
map where needed.
The same spatial model of the PVA that generates the Harvest Grid Map allows calculation of
H-unit by individual parcel using a summing method applied to the grids contained within the
parcel. Therefore, Monroe County will use this calculation to project the level of impact of each
individual development proposal on endangered species and, ultimately, on ITP/HCP-
compliance. The anticipated Incidental Take Permit will authorize a total take of approximately
Land Use and Redevelopment Element 23
4804
Livable CommuniKeys Master Plan for Original BOCC Adoption 08/2004:
Big Pine Key and No Name Key Arnended by Ordinance 020-2009
78 female: Key deer(P'VA-model based number) mid no take of the Lower Keys Marsh Rabbit in
the twenty-year period covered by the permit, This is expressed in terms of development within
the HCP as a total allowable Ho f 1,1 units, Furthermore, the anticipated ITP will require miti-
gation through the acquisition and protection of at least 3.3 total H units (mitigation ratio of 3 to
1). The projected amount of development that could be accommodated by 1.1 units of H was
estimated as the equivalent of approximately 600 residential units. This was done by running
the, PVA model through several scenarios in which the least valuable habitat was always devel-
oped first. The scenarios, used equivalent units that were characterized as single family residen-
tial units within subdivisions. A method was needed for the direct translation of equivalent units
into all types, of land uses anticipated by the LCP process such as commercial, public facilities,
and roadways, The HCP does this by supplying a multiplier for those uses generating additional
traffic (translating to harvest impact) beyond that generated by a single family residential unit,
Analysis of Community Needs
Tier M
The Tier Map for Big Pine Key and No Name Key has been developed based on relative wildlife
habitat quality as defined in the HCP. Monroe County is in the process of developing the Tier
Maps pur'suant to county-wide Smart Growth Initiatives adopted in Goal 105 of the Cornprehen-
sive Plan. For the Big Pine Key and No Name Key planning area the Tier Maps are based upon
habitat sensitivity identified in the HCP, primarily as represented on the weighted Harvest Grid
Map.
H unit Tracking System
Pursuant to the anticipated IT'P and the HCP, the H-Value of all parcels developed and parcels
acquired for the purpose of mitigating endangered species take will need to be continuously
compiled and monitored. A system for tracking the H for each parcel developed, and how much
H is, in the mitigation bank, must be created and monitored. An annual report will be presented
detailing this information.
Recommended Strategies and Actions
Strategy 1.1
Create a Tier Map for the planning area depicting, the locations of Tier 1, Tier 11 and Tier III
lands as described in Comprehensive Plan Policy 105.2.1. Base the Tier Map on the habitat
needs of federally endangered resident species in the planning area as set forth in the anticipated
ITP and 14CP in terms of relative H of parcels within the planning area.
Strategy 1,.2,
Assign relative H units to all parcels within the planning area as per the method described in the
HCP in order to ensure compliance with the permitted level of take of federally endangered spe-
cies contained in the anticipated ITP.
Action Item 1.2.1.- Use the parcel-specific H unit spreadsheet included with the HCP to as-
sign H to, individual parcels, within the planning area.
,and'Use and Redevelopment Element 24
4805
Livable CommuniKeys Master Plan for Original BOCC Adoption 08/2004:
Big Pine Key and No Name Key Amended by Ordinance 020-2009
Action Item 1.2.2: For development proposal applications involving multiple parcels, sum
the H units for the individual parcels to generate the total H impact of the development,
Action Item 1.2.3: Devise a trip generation equivalency system to account for the difference
in harvest impact between non-residential and residential uses in accordance with MCP re-
quirements, Use the revised version of HCP Table shown below in Table 2.1. This revision
provides more detail regarding the uses that are anticipated in this Master Plan.
Table 2.1 H multiplier for land use development(both new and expansion)categories.
2 P
.... Gejneration
Residential(any type) 9.5 1
1 Lcessory Uses'(on vacant parcels) U
1 (includes neighborhood pocket parks)
Retai I and Service 7'0 7.4(per 1,,000 sq,ft.)
fine,government or private 5.9 0.6(per 1,000 sq.:ft.)
Institutional(includes community and,religious organizations) 13.0 1.4 (per 1,000 sq.ft.)
Industrial(includes public utilities) 5.0 0.5 (per 1,000 sq.ft.)
Recreational(major parks)and Library 67 7.0
Hotel/Motel I T9 1.1 per room
Source:Habitat Conservation Plan for Morida Key Deer
' The multiplier is based on traffic generation because vehicle collisions with Key deer is the most important hu-
man-related cause of mortality for the Key deer.
2 Average daily trips generation was estimated from the Institute of Traffic Engineers Manual;daily trip generation
by land use has not been verified for the Florida Keys.
3 Fences and auxiliary uses,as defined in the Monroe County Land Development Regulations,are assumed to cause
no,additional traffic impacts;they were assumed to cause habitat loss(change in K),which has a lesser effect on the
matrix model than changes,in H.
Action Item 1.2 4: Use the formulas in Table 2 2 of this Plan, (Table 2.6 of the HCP)to de-
ten-nine the H impact of development permitted after Match 15, 1995.
Strategy 1.3
Prepare a public acquisition strategy to acquire parcels with the highest H first because of their
relative habitat value, to maximize mitigation potential and ensure compliance with the antici-
pated ITP/HCP.
Action Item 1.3.k Prioritize the purchase of Tier I lands over Tier 11 and Tier III lands in or-
der to achieve the highest possible level of H protection and to ensure compliance with the
anticipated ITT mitigation requirements. Within Tier 1, Florida Key deer movement corri-
dors, as depicted in the HCPdocurnent shall be fur-ther prioritized for acquisition.
Action Item 1,3.2: Consider the following acquisition mechanisms applied within the plan-,
ning area as eligible to be counted for the purpose of providing H unit equivalent mitigation:
Land Use and Redevelopment Element 25
4806
11-
Livable CommuniKeys Master Planfor Original BOCC Adoption 08/2004: C)
co
Big Pine Key and No Name Key Amended by Ordinance 020-2009 Iq
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Land Use and Redevelopmenl Elemenl 26
Livable CommuniKeys Master Planfor Original BOCC Adoption 09/2004:
Big Pine Key and No Name Key Amended by Ordinance 020-2009
1. Outright purchases, by Monroe County for conservation purpose using county funds,
state funds, grants or other outside funding sources, whether or not the property, is later
donated to the federal government for conservation purpose or transferred/sold to the
State of Florida for conservation purpose.
1 2. Properties purchased for the purpose of conservation by the State of Florida which do
not specifically prohibit use of the funds for mitigation purposes.
3. Lots dedicated to Monroe County to achieve points for the ROGO eligibility.
Strategy 1.4
Compile the H units of parcels permitted for development as pertnits,are issued in order to allow
continuous detennination of the individual and, cumulative H units of developed parcels, At the
sarne time, continuously compile the H units of conservation parcels acquired for the purpose of'
mitigating H units developed,
Strategy 1.5
Evaluate and demonstrate compliance with the total allowable H under the ITP/HCP through
annual reporting of H units,developed and H units,acquired.
Action Item 1.5.1., Based on the annual report, evaluate whether there continues to be a
steady and available rate of H units for meeting community needs, throughout the twenty-
year planning horizon.
Action Item 1.5-2.- Based on the annual report:, evaluate whether the acquisition strategy en-
sures a steady and available rate ofH units for mitigation (through identification of future
acquisition areas) throughout the twenty-year planning horizon.
Action Item I.5.3: Based on the annual report, evaluate whether the progrann, ensures that H
units protected through acquisition substantially mitigates H units, lost through development.
Land Use and Redevelopment Dement 27
4808
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Big Pine Key and No Name.Key Amended by Ordinance 020-2009
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P
4810
Livable CommuniKeys Master Planfor Original BOCC Adoption 08/2004:
Big Pine Key and No Name Key Amended by Ordinance 020-2009
GOAL 2
Manage future growth for the next twenty years on
Big Pine Key and No Name Key consistent with the
community vision, while minimizing impacts on the
endangered species and maintaining the existing
1,biodiversity .
Current Conditions Summary
The primary mechanisms for implementation of the Tier System are the per in it allocation system
and land acquisition. These two programs are already in place and need merely to be revised to
implement the HCP and this Master Plan, Tiers I and 11 minimize development impact on natu-
ral resources and sparsely settled areas. Tier III encourages development in disturbed areas, al-,
ready heavily settled. It is envisioned that future development patterns will be: accomplished
through the application of'minimum eligibility requirements for competing in the permit al,loca-
tion system. Tier III applicants will be immediately eligible to compete whereas"bier I and Tier
H applicants will be required to amass points via land preservation prior to being, eligible for en-
try into the system. In this way, the competition aspect of the allocation system is preserved
while the subjective evaluation of point awards (a growing problem since the system was first
implemented) is eliminated. The land acquisition program, the second implementation mecha-
nism of the Tier System, will be reviewed and revised to prioritize parcel acquisition,according
to Tier category.
As described in Goal 1, the distribution of future development within the planning, area will be
based directly on the H units of the land to achieve minimization and avoidance of impacts. The
Tier category coverages were developed following this same format of habitat sensitivity infor-
mation presented in the HCP, primarily as depicted on, the Harvest Grid Map. Much of this in-,
fonnation was available and was brought into the L,CP process during development of the: pre-
ferred land use alternative.
Land use alternatives developed in the LCP were organized by land use category according to
the primary focus area identified by the community: residential, commercial, recrea-
tional/community facilities, and transportation. The alternatives analysis is presented in the Big
Pine Key & No Name Key Development Alternatives Report. The alternatives considered most
feasible (preferred) for the first three land use categories are, identified in that report as:
* Residential Clustered,
# Commercial Redevelopment, and,
* New Community Facilities and Scattered Community Facilities, (two alternatives were
combined).
The transportation alternatives were further analyzed and preferred, alternatives were later identi-
fied to be:
o Three-laning of U.S. 1, on Big Pine Key, and,
* Cross-island, road for local traffic.
Land Else and Redevelopment Element 29
4811
Livabk CommuniKeys Master Plan for, anginal B C Adoption 08/2004��
B'ig Pine Key and No Name Key Amended by Ordinance 020-2009
The basic desired rate of development was also set during the LCP process for the twenty-year
planning horizon:
* 200 residential units,and,
* 47,80O square feet of additional commercial floor area to correspond with residential).
The conceptual maps of the above alternatives (and all other alternatives considered) are con-
tained in Appendix 5 of the Big Pine Key& No Name Key Development Alternatives Report.
The preferred alternatives were combined and refined into a single preferred land use alternative
to which were added plans for expansion of institutional uses and planned public facilities, Dur-
ing development of the HCP this prefer-red alteimative was further refined to form a specific land
use plan for Big line and No Name Keys. This is the plan for wbich the proposed levels of take
of federally-protected endangered species was determined through PIA modeling. Therefore,
implementation of this specific plan will comply with the anticipated Incidental Take Pennit.
The plan components are as follows:
# Residential -Up to 200 new units over the next twenty years.
a Commercial - Up to 47,800 square feet of commercial floor area over the next twenty years
in the U.S. I Corridor Area (south of Lytton's Way) to be used for infill and expansion of'
existing businesses. Development is limited to Tier III disturbed and scarified uplands, Total
trip generation over the twenty-year horizon is limited to the equivalent of 200 residential
units.
* Major Recreational/Community Facilities, - One major recreational and conununity center
facility to be located at the county-owned "Mariner's Resorf' site in southeastern Big Pine
Key; Three additional public parks to be located on disturbed uplands; Expansion of the ex-
isting public library by up to 5,000 square feet.
9 Minor (Neighborhood) Recreational - Up to seven neighborhood "pocket parks" on, dis-
turbed or scarified sites in any of the following subdivisions
Fine Channel Estates Palm Villa Port Pine Heights
Cahill Pines and Palms Sands
Doctor's Arm Eden Pines Colony
# Community Organizations- Allow for expansion of existing community organizations such
as religious institutions and civic clubs on scarified land already owned by them on the date
of the issuance of the Incidental 'Take Permit.
* Public Facilities - To include the following public facilities needs anticipated over the next
twenty years, all of which are to be restricted to disturbed and/or scarified areas:
1. Sewage treatment needs outlined in the Monroe County Sanitary Wastewater Master
Plan (SWMP,), including facilities for collection and treatment,
2. Stormwater treatment needs outlined in the Monroe County Stormwater Management
Master Plan(SMMP) including facilities for collection and treatment,
3. Public office space to be located in the U.S. I Corridor Area, and
4. Expansion of county emergency response facilities at the current location.
Land Use and Redevelopment Element 30,
4812
L,ivabk CommuniKeys Master Planfor Original BOCC Adoption 08/20 :
Big Pine Key and No Name Key Amended by Ordinance 020-2009
• Accessory Lots and, Fences 2,50-300 vacant lots allowed to either be fenced
or developed with accessory uses primarily on Tier H and Tier III lands,
• Roads — To include three-laning of U.S, Highway 1 only. The cross-island road was, in-
eluded in the PVA modeling effort as part of the total development impact. However, the
road was subsequently withdrawn from consideration by the Board of County Commission-
ers (BOCC)based on planning issues identified through further study and public input. One-
way access from the western area of Big Pine Key to the central business area (surrounding
Key Deer Blvd.) may still be considered as well as improvements to other roadways as per-
mitted in the HCP.
Analysis of Community Needs
Reconciliation of the Tier Ma Future Land Use Map (FLUM) and Land Use District Ma
p,_
Land use within the planning area is already regulated pursuant to the Future Land Use Map
(FLUM) of the Comprehensive Plan and the Land Use District Maps (a,ka., coning maps). The
Master Plan horizon (most likely 2025) will now extend beyond the comprehensive plan horizon
(2010) because it must correspond with the federal Incidental Take Permit (ITP). Therefore, any
FLUM or Land Use District revisions required to implement the LCP or HCP should be in-
cluded in this Master Plan. Revisions must still be consistent with the intent of the Comprehen-
sive Plan. In addition to map revisions, the regulatory status and relationships of the FLUM,
Land Use District Map and Tier System Map must be:codified,
H-unit Budget
A total of I.I units of H may be developed over the twenty-year planning horizon, as, long,as the
mitigation ratio of 3:1 mandated by the HCP is maintained. The community and planning staff
have formulated a general development scenario that meets community needs and complies with
the 11CP. In order to ensure that the desired scenario can be followed, the plan must partition H
to the various planned uses, at least in the early stages, This will ensure that reserve H units are
available for each planned use when it is ready to develop, promoting an orderly development
process over the twenty-year horizon, The H unit budget for each land use type will, ensure the
fair and reasonable partitioning of development potential towards that land use, type in compli-
ance with the spatial and temporal commitments made in the HCP and pursuant to the LCP. The
H unit budget will be used as a guide and is more important near the beginning of the process.
The county may consider changing the H unit budget according to changing conditions within
the planning area. Changes would merely redistribute H units among uses but could notresult in
a change that would exceed the total number of H units allowable under the anticipated ITP and
HP..
Comprehensive Plan Consistency
Once the HCP and Master Plan for Big Pine Key are: formulated and completed, inconsistencies
with existing Comprehensive Plan policies,must, be addressed. For every policy in the Compre-
hensive Plan that specifically addresses Big Pine and No Name Keys the Master Plan will in
some way address that policy issue. The Comprehensive Plan policies will be individually
evaluated to determine whether or not they are affected by the Master Plan, and if they will be
replaced or modified.
Land Use and Redevelopment Element 31
4813
Livable CommuniKeys aster.Planfor Original BOCC Adoption 08/2004-
Big Pine Key and No Name Key Amended by Ordinance 020-2 too
9
Strategy 2.1 Recommended Strategies and Actions
Continue to utilize the Land Use District Maps,and supporting FLUM to regulate land use type,
density and intensity on an individual parcel basis within the planning, area. The distribution of
future development shall be guided by a Tier System Overlay Map pursuant to, the Comprehen-
sive Plan Smart Growth Initiatives(Goal 105).
Action Item 2.L 1: Continue to recognize the FLUM categories and land use districts as the
regulatory tool used for evaluating individual development proposals for compliance with
land development standards such as type of use, intensity of use, and open space. This will
promote orderly and safe development that is consistent with the Comprehensive Plan and
will protect the integrity and conformance status of existing development.
Action Item Z 1.2: Adopt the Tier System Map separate from but as an overlay of the Land
Use District Maps. The Tier System Overlay Map shall be used primarily to guide the distn-
bution of development through the application of the residential rate of growth ordinance
(ROGO) and the non-residential rate of growth ordinance (NROGO) pursuant to the strate-
gies set forth in this Master Plan.
Action Item 2.1.3: Adopt the following parcel-specific revisions to the FLUM, and Land Use
District Map. These revisions are either required actions pursuant to the Comprehensive
Plan or needed to facilitate the implementation of this Master Plan (see Figure 2.2)-
L Revise the Land Use District Map to remove the Area of Critical County Concern
(ACCC) land use district designation from all parcels within the planning area and re-
placethe designation with the applicable underlying FLUM category and land use dis-
ffict for each parcel in the planning area. Delete Policy 103.1.2 requiring this change
from the Comprehensive Plan.
2. Change the designation of acreage identified as real estate parcel numbers:
00110460.000,000; 010 110540.00,0000; 00110640.0010000;
00 1,10720.0,00000; 00 110720,000 100; 001 10730.000000;
00 11 O740,,000000; 001107%000000; 00 1 Il 020.000000;
00 111 l 0,000010; 00 11 IOX000020; 001 11020,0000'30,; and
00111,020,000040 on Big Pine Key from Mixed Use/Commercial (MC) to Resi-
dential Low (RL) on the FLUM and from Destination Resort(DR) to Suburban Residen-
tial (SR) on the land use district, map. This proposed change will reduce the intensity of
the existing land use district and bring it into conformity with the current use and sur-
rounding community. Additionally it will protect existing sensitive habitat.
3. Change the designation of Lots 21 and 22, Tropic Island Rwichettes from Residential
Conservation (RC) to Mixed Use/Commericial (MC) on the FLUM and from Native Area
(NA) to Suburban Commercial (SQ1 on the land use district map, This change was a re-
quest by the property owner in order to recognize! a commercial use existing before 1986
and to allow for minor expansion of the use.
Lard lase and Redevelopment Element 32
4814
Livabk CommuniKeys Mast er.Plan for Original BOCC Adoption 08/2004.,
Big Pine Key and Na Name Key Amended by Ordinance 020-2009
4. Change the designation of acreage identified as real estate parcel numbers
00 111470.000000 and 00 111470.01001010 from Suburban Residenti al (SR) to Suburban
Conarnercial (SC) on the land use district map, Leave the existing FLUM designation, of
Institutional (fNS) unchanged. This change was a request by the property owner in order
to allow for expansion of existing community and institutional facilities.
Action Item 2.L 4.- Create a new land use district category, Light Industrial (LI), for the pur-
pose of providing a more appropriate definition and accommodation of existing light indus-
trial uses on Big Pine Key. The LI category may be considered for parcels within the Mixed
Use/Commercial (MC) FLUM category that, do not border on U.S. Highway I and are cur-
rently occupied by light, industrial uses such as, but not limited to construction material and,
lumber yards, outdoor and/or enclosed storage, warehouses and distribution centers, auto and
marine services,
Action Item 2,1.5: Once Master Plan PLUM changes are adopted pursuant to, Goal 2, Strat-
egy 2.1, Action Item 2.1.3, consider any future changes to the PLUM to be inconsistent with
the, intent of the adopted Master Plan and the intent of the HCP,, except that changes to the
Conservation designation may be considered consistent with both plans.
Strategy 2.2
Limit the total impact over 20 years to not exceed H units of I.I.
Action Item 2.2.1: Create an R unit budget for the general land use types and amounts estab-
lished through the LCP preferred, alternative process and refined through development of the
HCP,
Action Item 2.2.2: Use the following "H unit budget"" table (Table 23), based on the final
preferred development scenario modeled in the HCP, as a guideline for the approximate
amount of H that should be anticipated for planned development over the twenty-year hori-
zon.
Action Item 2.2.3: Include discussion of the 14 unit budget in the annual review of HCP com-
pliance and change the budget as needed to meet community needs within HCP limits upon
approval by the Board of County Commissioners,
Land Use air dRedevelopmeni Element 3,3
4815
Livable, 'cap► muniKeys Master tae'ar Pla,n fotr Original BOt CC Adoption 08/ 004:
Big Pine Keyand No Name Key Amended by Ordinance 0 0- 00
"able 23.,H unit budget for future development on Big Pine d ey and No Name Key.
I d s*"Se0narlb Modeled in the HC:P *ein e,H'
unit "Proposed,Units
' r:E fidlahL
er6d,Sg!ci6iIinpdata iutd
Residential Single Family House 20O 3%
Residential Accessary Lots Lno llditlon l tr ic gff
im act D veloped l~ Lot 250 °r"
Commercial(new and expUsion:) 1,0010 Square Feet 47A 39%
ommunity,Organizations neaw�and expansion 1,000 Square Feet 10 %
urnrnunity Park.Facility Parcel. 1 %
Library Expansion 1,000 Square Feet 5 1%
Public Offices(new and expgpLsionj 1,000 Square Feet 10 1%
�mer ency Facility Expansion 1,000 Square Feet 7 1%
'1 'Th:reeµLanin , mile 25 1%
Existing Roadway Paving Mile 5 1 %
Remaining public uses(minor parks,storrnwater etc„) N/A N/A %
Total 100
Note: The percentage of kl estimated is a generalized fl unit value based on parcel averages and is for estimation.
purposes only
`o urce:Habitat Conservation Ran for florida Key Met
Strategy 2.3
Devise the Future Land Use Element policies of the Comprehensive Ilan regulating the Big line
Key and No Name Key Area of Critical County Concern.
Action Item 2.3.1,, Revise Objective 103.1 of the Comprehensive Plan to add the Master Plan
and the Habitat Conservation Plan as guiding documents with which future land develop-
ment regulation on Big Fine Key and.No Name Key must he consistent.
Action Item .3, : Delete the following policies under Objective 103.1 of the Comprehensive
;plan: 103,1.1 and 103,1. ; 10 .1."7 throu li 103,1,1 103A.14 and 103.1.15. These policies
are specifically addressed in this Master plan.
Land Use and Redevelopment Element 34
4816
Livable Communi e s Master Plan for Original BOCC Adoption 0 d ttt ;
Big Pine Keys and No Name Key Amended by Ordinance 0 - 009
\,tvab1e Com nj eys?t0gtQ tit
Big Fine Key and No Narne Key
Proploised Zonini /FLUM Changes
I.
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Zoning Ft,UM Changes
t Zoning: ACCC to district
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4.Zoning: ,SR to a
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Legend 'Nio aroe County
0 Mile Marker Residential Roads throning and nvii-?nanent,al
Parcels . "� Key r Blvd. # Resources Department.
�GW1C8'Gf�*�vYi�.!'akW g y��rrs MC & e MY—.P.P.;
ti.R . 1 tq 'l'4c �as rt e xwtih N rn^ne ra.um7F d I nrr auerrxrxcY
ACCdean ec.+�.undalrvm,a gx^.ete raedr. hz B 9x.�raaaabrec�um rnlaaw xmwy
"hare 2.2 FLUM and Land Use District changes listed Strategy 2 1, Action Item 2.13.
(Ordinance 112 - 0 , § 1)
Land Use and Redevelopment Element 35
4817
Livable Commun iWeys Master Plan for Original BOCC Adoption 08/2004,
Big Pine Key and No Name Key Amended by Ordinance 020-2009
AL 3
Maintain housing 0pport unities for all segments of
the population while limiting the total number of
new housing units to preserve the rural character of
the planning area and minimize impacts on the criti-
cal habitat areas.
Current Conditions Summary
As described earlier, the LCP process envisions issuance of 200 residential dwelling units over
the twenty-year planning horizon. The first 30 of those 200 permits will be issued to applicants
who had already received an allocation but could not be issued a permit due to the traffic con-
currency moratorium,, These applicants were awarded regulatory relief through beneficial use or
administrative relief after waiting for at least five years. All but two of the permits will be is-
sued for single family lots within Tier I'll, The two remaining lots are in Tier 1.
The 170 additional pen-nits to be issued over the next twenty years, will be located primarily on
privately owned vacant upland lots zoned for residential use. There are a total of 1,539 private
vacant upland residential lots located in improved subdivisions. Of these, 756 (49%) are in
Tiers 11 and 111. This illustrates the fact that there is sufficient area and in fact a large surplus of
lots available to accornmodate planned development.
Most residential development within the planning area takes place in single family residential,
subdivisions at the rate of one house per lot. Table 2.4 shows the characteristics of existing I
housing outside of single family subdivisions.
Table 2.4 Housing outside single family subdivisions.
'Number" St to
Mobile hornes/RVs,(not including RV spaces) 518 Permanent or seasonal
Multi-family/dtiplex 121 Permanent
Attached employee unit 93 Permanent
Institutional(shelters,etc.) 61 Transient
Lurm US Ceinsus 2000
Table 2.,5 below summarizes the status of current housing on Big Pine Key and No Name Key.
The average size for households on Big Pine Key is 2.2,1 persons and for No Name Key is 2.48
persons.
Land Use and Redevelopment Element 36
4818
Livable CommunlK ys Master Plan or Original final.BOCC Adoption 0812004:
Big Pine any and No Name Key Amended by Ordinance 020-2009
Table 2.5 Housing figures for Big Pine and No Name Keys from the 2000 census.
tuuf for,, v" eaii40i cant Sea-, Vicaui Reht�t"
safe : eeu1 a
Big fine Units 36 45 727 98 1,7'23 524 j 3,15
Household Pop ,7'49 1,222 4,97111
o Marne units tl 3 18 1 20 1 43
lJousehold Pop 36 4 40
*The total population is 5„ 32 which includes 61 persons in correctional or other institutional living quarters,
our=U.S.Cemus 20010
These data show that at least 2" % of existing housing units are reserved for seasonal or recrea-
tional use. Another 17% are renter occupied while %are owner occupied. About %of total
units were available for sale or rent at the time of the census.
The 2000 Census reports that the per capita income on Big Pine was $23,169. The per capita
income of Monroe County was $26,102. Within the County a reported 7,977 individuals had an.
income that placed them below the poverty level, roughly 1 .2%, Can,Big line the ratio remains
similar: 472 individuals below the poverty level (roughly . %),
ROGO can Big Dine Key and No Name...KM
Being competitive in the current ROGO system on Big pine and No Name is extremely difficult..
Even if an applicant proposes to building in an unproved subdivision on a scarified lot (',gaining
10 points for infll and l point for a disturbed habitat) they are assessed —10 for being on Big
Pine or No Name. An additional 10 points are subtracted if the lot is within the proposed. CAI
boundaries which consist of approximately gtl% of Big line and 100% of No blame. Ten more
paints are subtracted if the lot is located with a priority 1 or 11 acquisition area of the 1!"wlational.
Key leer refuge, which overlaps with much of the CARL boundaries on and covers 10 %aa of
No dame, In order to protect threatened or endangered species, 10 points for each species are
subtracted if the applicant proposes to build in the known.habitat,
-Fhe known habitat of the Key deer covers both of the islands so a minimum of-10 points will
affect the applicant. Another ten points will be subtracted from any application to No Name
Key because it is a unit of the Coastal Barrier resources System (C BR . Therefore, just for
being located on Big Pine and No blame an applicant would typically be subject to as little as —
0 and as much as—80 points in ROGO,
The proposed ROGO system described in this Master plan simplifies the process. Competition
will only be between Big Pine and No Name applicants and the points system will be based pre-
dominantly on the 'Fier designations set forth in the flCP. Additional negative points will dis-
courage development in designated ley deer corridors, close to marsh rabbit habitat, and on No
Name Key. To enter the proposed system,a threshold of V must be reached and the most nega-
tive points which would be unposed would be —40 (for No Name Key within range of marsh
rabbit habitat),
Land Use and Redevelopment Element 37
4819
Livable CommuniKeys Master Plan for Original BOCC Adoption 0802004:
Big Pine Key and No Name Key ,nu tided by Ordinance 020-2009
Housing Affordability
Retention of existing affordable housing is one of the most difficult issues to address in an area
such as the Florida Keys where market pressure can be heavily slatited towards market rate
housing as development slows. This is a particularly heightened issue within the planning area
because Big Pine Key has traditionally been perceived as a "bedroom-community" for workers
employed in the cities of Key West and Marathon. As existing dwelling units become more:
valuable due to growth restrictions, redevelopment of units which may now be affordable into
market-rate units becomes more attractive to many owners, This pressure is too great, to over-
come with the use of incentive-based prograins so the normal means of retaining affordable
housing is to require new affordable units to remain affordable for a specified period of time.
County regulations now require a period of filly years for new affordable units to remain afford-
able.
Certain land, use districts have been traditiorWly more acconunodating, to affordable types of
housing including commercial districts (as employee housing), mobile home, and duplex or
multi-family districts.
Analysis of Community Needs
Define Residential Development
There is a need to clearly define the types and locations of residential development to be permit-
ted. Most residential development will take place in subdivisions but further clarification is
needed, to address housing in other Tier 11 and III areas (e.g., commercial and mixed use) and to
firmly establish future zoning guidelines for these areas,.
Revise ROGO
The dwelling unit allocation system (R,OGO) will need to be revised to implement the Tier Sys-
tem Overlay Map and to be consistent with the Master Plan and HCP. The Tier system incorpo-
rates most of the factors used in the existing ROGO to assign negative and positive points. By
using habitat value, species protection and location as the basis of Tier designation a simplified
allocation system can be developed. The revised systern should be based on encouraging devel-
opment to occur in infill areas, Tier 111, and discouraging development, using weighting catego-
nes, in Tiers I and 11, The system should also include additional major negatives for any devel-
opment proposed in the: Key deer corridor or on No Name Key and within the 500 meter buffers
of Lower Keys Marsh Rabbit habitat (occupied or unoccupied).
Existing Affordable Housing Stock Inventor,
The existing information on affordable housing within the planning area needs to be compiled
including the types, locations, conditions, and projected longevity.
Affordable Housing Retention and Expansion
As the pool of housing becomes more limited, the incentive to redevelop existing afTordable
units into market-rate units may increase,. There is a need to determine current and future trends
and to take steps to ensure that affordable housing is retained or replaced and, if possible, ex-
panded.
Land Use and Redevelopment Element 38
4820
Livable CommuniKeys Master.Plan for Original BOCC Adoption,08/2004.-
Big Pine Key and'No Name Key Amended by Ordinance 020-2009
Recommended Strategies and Actions
Strategy 3.1
Control the overall level of residential development for the next twenty years consistent with the
community vision and the growth plan developed through the Livable CommuniKeys planning
process, Future development shall also be consistent with the incidental take pennit and the ac-
companying Habitat Conservation Plan for the Florida Key Deer and Other Protected Species.
Action Item 3.1.1: Limit the total allocations for new residential units waver the next 20 years
to 200 units.
Action Item 3.1.2,, Do not consider the replacement of existing, legally established residen-
tial units as of the date this,plan as new development nor shall on-site replacement be consid-
ered to have any H impact.
Action Item 3.1.3: Permit residential units at a steady rate over the twenty-year planning ho-
rizonand encourage the distribution of units to designated infill areas, The Rate of Growth
Ordinance (ROGO) and Tier Map Overlays shall be the mechanisms used to implement dis-
tribution patterns to minimize impact on the resource and rate of growth allocations.
Action Item 3.1.4: Allow residential, units of any type listed in the applicable FLUM catego-
ries and land use districts with the exception that new transient residential units shall be pro-
hibited.
Action Item.3.1.5. Prohibit transfer of development rights (T'DR,$) from islands outside of the
planning area to within the planning area pursuant to Policy 10 1.13.,4. Additionally, TDRs
and transferable ROGO exemptions (TREs) within the planning area shall not be transferred
from a higher (infill) tier category to a lower(conservation-open space) tier category, except
as provided for in Action Item 3.1.5. Transfers to and from the same tier category are per-
mitted except in Tier 1,
Strategy 3.2
Revise the Comprehensive Plan policies regulating the rate and allocation of residential growth
to adjust for allocation according to the Tier System for Big Pine Key and No Name Key.
Action Item 12.1- Amend the current ROGO to base eligibility lity to compete in the allocation,
system upon the location of the proposed development with respect to the Tier System Over-
lay Map. Remove any direct references to the planning area from Sec. 9.5.122.3
Action Item 3.2.2.- The RO�GO for Big Pine Key and No Name Key shall be implemented
through the Monroe County Con-,tprehensive Plan and the Monroe County Code, reflecting
the requirements of the Habitat Conservation Plan (HCP) and Incidental Take Permit (ITP).
(Ordinance 020-2009 § 1)
Action Item 3.2.3: Count as part of the 200-unit cap, the 4 residential units that have been
awarded allocations for administrative relief. The 200 dwelling units are tracked from June
Land Use and Redevelopment Element 39
4821
Livable CommuniKeys Mavier Plan for Original BOCC Adoption 08/2004:
Big in Key and No Name Key Amended by Ordinance 020-2009
9, 2003, the beginning of the 20-year period in the Incidental Take Permit, (Ordinance 020-
2009 § 1)
Action Item 3.2.4: Allocate residential units within the planning area at the rate of no greater
than 10 in any given year. More than 10 residential awards may be allocated if the excess
consists of affordable units, that may be accumulated and issued in any allocation period or
"borrowed forward" from future allocations, The allocation rate in this policy replaces that
in Policy 103.1.1 of the Comprehensive Plan, which shall be deleted from the plan,
Action Item 3,2.5: Reserve the 10 unit per year allocation rate provided in Strategy 3.2, Ac-
tion,Item 324 (above) separately out of the Lower Keys annual allocation for the exclusive
use of the Big Pine Key and No Name Key planning area for at least the first five years of
the twenty-year planning horizon. This will provide for housing opportunities within the
planning area that were not available during the temporary deferral of awards preceding
adoption of this plan. At the end of five years,, the need for and effect of a reserve allocation
shall be reevaluated and the reserve either abolished or continued. However the planning
area shall continue to bear its fair share of the minimum. 20% affordable housing set-aside
(i.e. 2 units per year) as part of the annual 10-unit allocation pursuant to ROGO require-
ments.
Action Item 3.2.6: Limit allocation awards in Tier I to no more than five percent of all resi-
dential units permitted over the twenty year planning period (i.e. a maximum of 10 units) or
a total of H = 0,022 (two percent of the total H), whichever results in,the lower H. Develop-
ment in Tier I is tracked from December 27, 2004, the effective date of the Livable Cominu-
niKeys Plan, which established the Tier System for Big Pine Key and No Name Key.
(Ordinance 020-2009 § 1)
Action Item 3.2.7: Land acquisition for mitigation and the total impact of commercial,,
institutional and residential development (H impact = 1.1) is tracked from March 13 1995.
U.S. Fish and Wildlife Service has allowed the County to record the H value for all
development and land acquisition (mitigation) from March 13, 1995. (Ordinance 020-2009
§
Strategy 3.3
Retain, and expand availability of affordable housing within the planning area to the greatest ex-
tent possible.
Action Item 3.3.1., Identify the locations and characteristics,of the existing pool of affordable
housing in the planning area. These areas shall be targeted for the formulation and imple-
mentation of retention and expansion mechar.usms.
Action,Item 3',3'.2: Consider an incentive program for existing mobile home parks and other
existing or potential affordable housing in the planning area to provide for retention of af-
fordable status.
Action Item 3.3.3: Set aside a minimum of 20% (i.e., 2 per year) of dedicated ROGO units
for affordable housing development within the planning area. This number may be adjusted
during the annual BOCCreview of the HCP status report.
Land Use an Redevelol)ment Element 40,
4822
Livable CommuniKeys Master Plan for Original BOCC Adoption 08/2004;
Big Pine Key and No Name Key Amended by Ordinance 020-2009
Action Item 3.3.4: Consider provision off"incentives for businesses to build affordable hous-
ing, including employee housing, in conjunction with their businesses on U.S. I.
Action Item 3.3.5:New development on the four(4) parcels legally described as Lots 1, 2,
3, 4 and 5, Block 1; Lots I through 18, Block 2, Sam-N-Joe Subdivision Plat Book 3 Page
76 of the Public Records of Monroe County, FLorida and Lots I through 9, Block 3, Darios
Subdivision Plat Book 3 Page 92 of the Public Records of Monroe County, Floirda; having
real estate numbers 00300090-000000; 00300180-000000; 00300590-000000 and
00300670-000000 shall be limited to deed restricted affordable housing. (Ordinance 018-2016)
Land Use and Redevelopment Element 41
4823
L ivahk Comma niKeys Master Plan for Original BOCC Adoption 08/2004:
Big Pine Key and No Name Key Amended by Ordinance 02 -2009
430AL 4
Provide opportunities for redevelopment and expan-
sion of existing businesses and limited new non-
residential uses within, the US. I Corridor on scari'-
&d lands.
Current Conditions Summary
The LCP process envisioned a redevelopment focus for the commercial uses within the planning
area, primarily those near U.S. Highway I on Big Pine Key, The allocation of 47,8001 st of
new commercial floor area represents the maximum, that may be needed to serve the additional
200 residential units, (at the rate of 239 square feet per unit per year established by the Non-
residential Rate of Growth Ordinance). Therefore, much of the new floor area is to be used for
redevelopment and expansion of existing businesses.
The only commercial business (outside possible home-based businesses) located on No Name
Key is an operating borrow pit. That site is used for materials extraction only and is not open to
the public. Therefore the fb,cus of discussion for non-residential development issues is Big Pine
Key. Table 2.6 lists some characteristics of existing businesses on Big Pine Key.
Table 2.6 Big Pine Key commercial data.
c me imfi ,Numbti
Retail 27 214,820
Restaurant 6 19,952
Financial 3 6,431
Office 10 40,392
Industrial 15 75,313 1
Indoor or Outdoor Storage 8 30,280
Auto or Marine Service 6 13,916
Service 21 89,200
Total 96 490,304
Lourcc Monroe County Planning and Environmental Resources Department
Most businesses are located near U.S. Highway I in the central business area of Big Pine Key,
This area was identified as, the U.S. I Corridor Area for purposes of analysis during the LCP
process, All of the businesses in Tier III are located in the U.S. I Corridor Area. It also appears
at this time that the 47,800 square foot limit on commercial envisioned in the LCP process may
be more than adequate to accommodate future expansions. Further analysis of existing commer-
cial uses will help to identify where future commercial expansion is likely to take place and
whether the 47,800 square foot limit is likely to be needed within the twenty-year planning hori-
zon.
Land Use and Redevelopment Element 42
4824
Livahk Coaxmun iKeys Master.Plranfor Original nal BOCC Adoption 08/2004:
Big Pine Key and No Name Key Amended by Ordinance 020-2009
Big Fine Key and No Name Key
Existing Lard Use in the U.S. II Corrid+
u
u .
.m
m6,
rrl Al-
_ r
ewe
0
y N
� ml JI011 I �f
r
.,u l II � uI VVVV
wG d 1
�r.
u
wu�V
Legg d'
We Marker Office CommercNa'N
Residential Roads (Financial
_m
Key Deer Blvd. � Vacant Commercial
a r Usk 1
N� laxu�rs l as�d �t ircur�ental
�rernnaentavwershi Mobile Horne Narks „N t �
_ Hotel Motel
Nndustdai,Utility Resource l t
� f Residential 1�e aa��t���eai
Retail C'vnnrruerciaN �pwfar n""Colyem.*M."Mm°Dmw.
p 7tm dwk�+YAp.1dA4h6004 elAeoQeE�h-mm�'+imd da�f,n7AlFCivaOb k'a
Institutional �, „;,OZ. n 0fwrA1: rA
Figure 2.3 Existing uses and commercial types in the U.S. I Corridor on Big Pima Key.
T
e Redevelopment rat t ra i
Land s ur'r � � �r�rrrae �e e �
4825
Livable CommuniKeys Master Plan for Original BOCC Adoption 08/2004:
Big Pine Key and No Natne Key Amended by Ordinance 020-2009
Industrial uses are scattered throughout the U.S., I corridor area, however most do not directly
front U.S. I but are located off of side streets. Many industrial uses operate 'in the open', that is
to say they are not located entirely within a building structure, Concrete plants, marine repair
shops, and auto yards, typically only have a small building but, much of the site is utilized for
work and storage. Industrial uses are not currently subject to NROGO, therefore additional floor
area for manufacturing, assembly, wholesaling, or distribution no allocation is necessary.
In January 2003 Monroe County proceeded with a design charrette planning process for the
commercial corridor area of Big Pine Key. The charrette was a facilitated community discus-
sion during which design concepts were developed and graphically assembled at the meeting for
immediate reaction. The focus of the discussion was the U.S. I Corridor Area and the idea of'a
community center was presented as a layered concept based primarily on walking distance to the
existing commercial center of Big Pine Key.
Analysis of Commmmrmunity Needs
Define Commercial Developmen
There is a need to clearly define the types and locations of commercial development permitted.
The proposed development plan includes redevelopment and infill of existing commercial uses
in the U.,S. I Corridor Area, The Tier Map shows Tier I and Tier III lands within the U.S. I Cor-
ridor Area. The HCP requirements place some limitations, especially on the intensities of uses
that can be permitted if the maximum floor area (47,800 square feet) is to be accommodated.
Further guidance on commercial redevelopment is found, in the Smart Growth Initiatives (Policy
105.2.15) that call for the creation of Community Center Overlay districts where commercial
redevelopment and infill may be encouraged.
During the LCP process the Community Center idea was expressed as the "Main Street"m devel-
oPent alternative,, While this alternative was not ultimately selected as the preferred develop-
ment alternative it did convey an existing centralized business focus surrounding the Key Deer
Boulevard/U.S. I intersection having potential for enhancement. The U.S. I Corridor Area De-
sign Charrette held in January 2003 with the community also identified this intersection as a fo-
cus for future commercial development.
Revise NROGO
Some portions of NR.OGO are to be automatically updated as Master Plans for individual com-
munities are completed, NROGO for Big Pine Key will need to be revised accordingly and will
also need to be revised for compliance with the development limits set forth by the Master Plan
and ITP. In addition, NROGO needs to be updated to implement the Tier System.
Although certain, types of industrial floor area are not subject to NROGO, the MCP requires all
increases in floor area to be considered development and must be accounted for in the total 1,1 H
allowed over the 20-year horizon. Tberefore, the H impact for new industrial floor area shall be
calculated and subtracted from the total H allowed for commercial, development.
Land Use and Redevelopment Element 44
4826
Livahle CommuniKeys Master Plan for Original BOCC Adoption 08/2004:
Big Pine Key'and No Name Key, Amended,by Ordinance 020-2009
Recommended Strategies and Actions
Strategy 4.1
Plan the overall level of non-residential development for the next twenty years to be consistent
with the community vision and development plan selected through the Livable ComrnuniKeys
planning process. It shall also be consistent with the incidental take permit and the accompany-
ing Habitat Conservation Plan for the Florida Key, Deer and Other Protected Species.
Action Item 4.1.1: Limit the total amount of new commercial floor area that may be permit-
ted to 47,800 square feet over the twenty-year planning horizon. This amount may be 're-
vised at a later time based on data indicating a change is warranted,
Action Item 4.1.2: Designate the U.S. I Corridor Area as the area defined in the Big PinefUS
I Corridor enhancement plan, incorporated herein by reference.
Action Item 4'.1.3: Direct non-residential development and redevelopment to infill in existing
non-residential areas on Tier 11 and Tier III lands, mainly in the U.S. I Corridor Area, New
commercial development will be limited to disturbed or scarified land —no clearing of pine-
lands andJor hammock will be permitted,
Action Item 4.1.4., Prohibit new non-residential development in Tier 1. Redevelopment and
expansion of existing institutional uses in Tier I is allowed, but is restricted to disturbed or
scarified land.
Action Item 4.L 5: Create a Community Center Overlay on Big Pine Key pursuant to Policy
105,2.15 of the Comprehensive Plan where 1,ier 111, infill and incentives for redevelopment
will be encouraged. The Community Center Overlay shall be located at the intersection of
U. S. I and Key Deer Boulevard, Wilder Road and Chapman Street; and be limited to the
geographical area designated in figure 2.4. Land Development Regulations for design of the
Community Center Overlay shall be as follows,:
a. Small individual buildings, of 2,500 square feet or less, fronting both U.S. I and ](ey
Deer Boulevard will be encouraged, with commercial uses on the lower floor and
employee housing on the upper floor.
b� The FAR in the Overlay District may be increased to .40 to foster a coherent more
dense,streetscape.
c. Parking lots in front of the commercial uses are discouraged, although on street park-
ing may occur where appropriate
d. Building front setbacks are reduced with the majority of the building facade on tile
required building line.
e� Arcades, colonnades, open porches,, canopies, awnings, balconies may be permitted
to encroach on the frontage.
Action Item 4.1.6: Prohibit the following, new uses or change in use:
a. Commercial retail high intensity uses, that generate more than one hundred and fifty
(150) trips per one thousand square feet of floor area,
b. Outdoor storage,as a principal use.
c. Outdoor retail sales as a principal use,
LandUse and Redevelopment Element 45
4827
Livable Cvmmuni eys Master Plan for Original BOAC Adoption 08/2004:
Big Pine Key and Na Name Key Amended by Ordinance 4 0-2009
Big Pine Kay and No Name Key
Big Pine Key Village Center,
r, I
i
l ,
f
f I
OVE '
i
I . � I
N
Legend,
Vllll aige!Center Zone
1"ter Monroe,County
Panel � � Planning and Environmental
Public/Civic Space . Resources Depar tent
x%kM4PiIfffx r0I C +"I=%"r
17
d*ktbaasea*r, ak,roWe,r cam,ar #zrtr to �nme5sOn
Figure 2.4 " tillage, Center as illustrated in the Big Dine KeyIUS 1 Corridor Area Enhancement Plan
Land Use and Redevelopment Element 46
4828
Livable CommuniKeys Master Plan for Original BOCC Adoption 08/1,004:
Big Pine Keji and No Name Key Amended by Ordinance 020-2009
Action Item 4.L 7.° Limit new commercial uses to medium and low intensity uses with corre-
sponding limitations on trip generation. This restriction replaces those in Policy 103,1.1 of
the Comprehensive Plan. Policy 103.1.1 shall be deleted from the plan.
Action Item 4,1'.8: Create a new land use district category called Light Industrial (LI) for the
purpose of more appropriate definition and accommodation of existing light industrial uses
on Big Pine Key. The LI category may be considered for parcels within the Mixed Use/
Commercial (MC) FLUM category that do not border on U.S. Highway I and are currently
occupied by light industrial uses such as, but not limited to construction material and lumber
yards, outdoor and/or enclosed storage, warehouses and distribution centers, auto and marine
services.
Action Item 4.1,9.- Prohibit new light industrial uses in the Suburban Commercial land use
district fronting on U.S. 1.
A ction Item 4.1,10: Count H impact for new industrial square footage, even if exempt from
NROGO, as part of the total 1.1 H available for development activities over the, 0-year
planning horizon. The H used for industrial development shall be counted as a part of the H
to b used for commercial development.
Strategy 4.2
Revise the comprehensive plan policies regulating the rate and allocation of non-residential
growth to adjust for allocation according to the:Tier System.
Action,Item 4,2.1: Revise the non-residential rate of growth ordinance (NROGO) to base eli-
gibility to compete in the system upon the location of the proposed development with respect
to the Tier System Overlay Map and make the following changes to the NROGO point sys-
tem:
a. Revise Criterion 6 to delete Big Pine Key and No Name Key from the critical, habitat
list.
b, Revise Criterion I to encourage, by awarding positive points,both infill development
and the redevelopment of existing commercial properties in Tier III to bring them
into closer conformance with the current comprehensive plan and land development
regulations, This, point criterion shall not apply to the redevelopment of historic re-
sources.
c. Add an evaluation criterion, that encourages, by awarding positive points, the loca-
tion of new commercial floor area within the U.S. I Corridor Area and within the
Community Center Overlay area.
Action Item 4.2.2: Allow new commercial square footage allocation awards to exceed 2,500
square feet per site within the designated Community Center Overlay provided they follow
adopted design guidelines (see Community Character Element),
Action Item 4.2.3: Prohibit the, transfer of commercial floor area from outside the planning
area pursuant to NROGO. Transfer of commercial floor area from one site to another en-
tirely within the planning area may be allowed provided the receiver site is located within the
designated Community Center,
Land We and Redevelopment Element 47
4829
Augur 2
Current C,'ondidous Summary
LCRECPprocess sought to enstue. that i r� ' c ui t" , rg 1.1iz�ei.ti n1s cauld remain vi-
alble and xpa n accorcling to their need'. within existiingzoning I ikatimis. Table 2-7 lists ter. r
r .a ti rns
Table 2_7 lustUmbanal asts looted onR.kg Fine key.
Ca° A
ion, Club 109770 7 INA 1.
Lower Keys Propemy Owneis 309070 is 2
Moose Club 111� M 1
St. Fromcis 110,040
771
Lord of the ,Eels 111 74.069 ITA 1
1 Pine Baptim: 11.14 1 _3
Big Pine Methodist 1114 SO SR 3
VimHyard Christian 11.11 10 !AP. 1
NfemoriaL,,Gardens Clemietery" 11 083 0 0100 1 r 3
Scwvg,Mo=4 C'v tt Pku=, g=d,I==m=m rl,
QQ 111 10 0*2 0024060-00000,0, 0024,6970- 0(0 J 1J1 -1 f
AU of these imt1tutl rn i uses hmre been existuaz for at least 20 years midno, new uses aze a11t1 i-
11
pated at present A numbez of these institutions have expriessed. an. u1t :rest in re °"e.l n't ;
ry stng square fbotage cvr,, a linuted,expalision to lathes a,., r,, rre'e& f t s :rt population.
Analysis pis om ty Needs
Ban f r Future C'.,anmmiIu'bL, Orgair nation Need,,;
existi1ig up unft,,b arganizzations in the plann 119. ar 11. have n identified, Some- have
built their current lam .lamd rslupi to ca,pacity wUe. oilers hai,,e expressed, desire. to expaii,&
_,pe=. 'Ited. a ti n imicLer the, W will, z i w for a linuited amotuit of expansion n . For tii
r nna„�a , n fikilr�.ies th r n :a nee; t ; i11 thefa pt niti;a, for si n1 - n tam
flexikhty so, ti1at kiture, r clue is can,behandIed.
Land mul cdamelqpt�1 rt Efente,nt 4& 4830
Livable CommuniKeys Mas ter Planfor Original BOCC Adoption 08/2004:
Big Pine Key and No Name Key Amended by Ordinance 020-22009
Recommended Strategies and Actions
Strategy 5.1
Allow the limited expansion of existing community religious, civic arid institutional organiza-
tions over the next twenty years consistent with the community vision and development plan and
with the incidental take permit and the accompmiying Habitat Conservation Plan for the Florida
Key Deer and Other Protected Species.
A clion Item 5.L 1: Expansion of non-public institutional floor area and uses is al[owed in a,]I
Tier designations within, the planning area, but, only on lands currently owned by the organi-
zations on the date of the issuance of the Incidental Take Permit, to ensure avoidance arid
minimization of impacts to the Key deer and other covered species.
Action Item 5.1.,2 Limit floor area allocations to 2,500 square feet per organization,per year,
Action Item 5.13: Monitor the total amount of new floor area allocated towards expansion of
existing non-public institutional uses as specific proposals are received. At the point where
new floor area is expected to exceed the H units budgeted, consider allocation of 11 from
commercial or public facilities categories to fulfill community organization needs for both
existing expansions and new uses. Include this as a discussion item during presentation of
the annual report and obtain Board of County Commissioners" approval prior to revising the
H budget
Action Item 5,14: Allow allocation and pertnit issuance for non-public institutional floor
area at any time during the twenty-year planning horizon.
Land Use and Redevelopment Element 49
4831
Livable Commun iKeys Master Plan for Original BOCC Adoption 08/2004-.
Big Pine Key and No Name Key Amended by Ordinance 020-2009
vivable Common't)(eys Piroqtam
Big Pine Key and No Name Key
Existing Institutional Uses
Cilic Organizations
1. The Lions Club
2 Keys PropertyONTner Assn.. LA)wet
13. Big Pine KeyNloose Lodge
ry
f.
4
71 r
Relligiows Or
4. St.Francis,of the Kei s t
Lord of the Seas
G. First Baptist Church
7. Big Pine United Ceti list
S. Vineyard Christian 12
9. St.Peter's
12
Other Institutiottal
10. Pinewood Alemoriall,Cetnetai7
It. Big Pine Neighborhood Charter School
12. SeAcamp
Legen,d Nlonroe CountY
Planuirig and Environmental
0 Mile Marker Residential Roads D�partindkit
Key Deer Blvd,
ParcelsU.S� I
Figure 2.5 Location of existing institutional uses on Big Pine Key. (Ordinance 020-200'9, § 1)
Land Use and'Redevelopment Element 50
4832
Livable CommuniKeys Master Plan for Original BOCC Adoption 08/2004:
Big Pine Key and'No Name Key Amended by Ordinance 020-2009
GO'AL 6
Provide facilities for the active and passive recrea-
tional needs of all age groups in the community
while avoiding unnecessary impacts to the protected
species
Current Conditions Summary
The LCP' process identified a strong need for recreational facilities. The final vision included
addition of a major park and recreational facility somewhere 'within the planning area and the
possible addition of sorne smaller parks. The county is moving forward immediately with plan-
ning for the major park, The old Mariner's Resort property on the eastern shoreline of Big, Pine
Key has been purchased and the county is proceeding with plans for major recreational facilities
at that site. Scarified land both north and south of US-I at the western end of Big Pine Key is
also publicly owned and was identified as an area that may be appropriate for a passive sunset
park.
Other major county-owned recreational sites within the planning area include Watson's Field
and the Blue Heron facility. Scattered "pocket parks" maintained by the county or by individual
neighborhoods also exist throughout the planning area, The county has a branch library located
in the Winn Dixie Shopping Center and arrangements have been made to expand the library into
existing vacant floor area at that site. This expansion may be able to accommodate some meet-
ing facilities for the community although the extent of this is not yet known. For public hearings,
and meetings the community uses facilities located at the Big Pine School or at one of the com-
munity organization buildings on Big Pine Key.
Analysis of Community Needs
Develop Major Recreational Facilities
Monroe County has recently purchased the old Mariner's Resort property for development of
major recreational facilities on Big Pine Key, The planning process for this site has begun. This
will fulfill the need for one large recreational site anticipated during the LCP/HCP process. Two
more sites of approximately 3 acres each were also anticipated. These will most likely be lo-
cated near U.S. 1. During the LCP process, a desire by the Catholic Church to, possibly build,an
athletic field on their property was also identified.
Expand County Branch Library
The Big Pine branch of the Monroe County Library is in need of expansion, The Big Pine com-
munity is, also in need of reliable meeting facilities that may or may not be connected to the li-
brary. Therefore, an allowance for a 7,500 square foot facility (5,000 sf, expansion over exist-
ing) was included in the HCP modeling effort. Although the, library is planning to expand at its,
current leased site, the accommodation of a new building should remain in the Master Plan to
allow planning flexibility over the entire twenty-year horizon.
Land Use and Redevelopment Element 51
4833
Livable "aid muniKeys Master Planfor Original BOCC Adoption 08/2004:
Big Pine Key and N6 Name Key Amended by Ordinance 020-20�09
Plan Neighborhood Recreation,
The extent of existing neighborhood recreational facilities such as playgrounds and boat ramps
needs to be identified and the sites evaluated. These areas should be evaluated for utilization of
existing facilities and the need for new facilities. The HCP modeled up to seven new "pocket
park" sites in designated subdivisions.
Recommended Strategies and Actions
Strategy 6.1
Plan for recreational and community facilities over the next twenty years to be consistent with
the community vision and development plan selected through the Livable CommuniKeys plan-
ning process to meet the needs of Big Pine Key and No Name Key residents. Planned facilities
shall also be consistent with the incidental take permit and the accompanying Habitat Conserva-
tion Plan for the Florida Key Deer and Other Protected Species.
Action Item 6 1.]. Designate and develop the property currently known as "Mariner's Re-
sort" for the purpose of meeting the active recreation needs of the community over the
twenty-year planning horizon.
Action Item 6.1.2': Allow up to three new public parks on disturbed and/or scarified'uplands
to be located within the U.S. I Corridor Area, The intent of this Action Item is to provide for
the needs of the Florida Keys Overseas Heritage Trail and the U.S. I Corridor Area design
guidelines (see Community Character Element). Therefore, these two purposes, shall be
given priority for park designation,
Action Item 613: Allow up to seven new neighborhood "pocket parks," on disturbed and/or
scarified lands in any of the following subdivisions:
Pine Channel Estates
Cahill Pines and Palms
Doctor's Arm
Palm Villa
Sands
Eden Pines Colony
Port Pine Heights
Neighborhood parks are intended to provide minor local recreational opportunities within
walking and/or biking distance of most residents served. Pocket parks may include passive
and or active recreational uses such as green space, boat ranips, tennis courts, volleyball
courts, playgrounds and similar uses.
Action Item 6.1,4: Allow expansion of the existing county library to be located on scarified/
disturbed uplands within the U.S. I Corridor Area.
Land Use and Redevelopment Element 52
4834
Livable CommuniK ys Master Flanfor Original BOCC Adoption 08/2004:
Big Prot e fey and No flame fey Amended by Ordinance 020-200
Big Pine Key and No Name Key
Existing County Recreation Facilities,
L..
r i
j
y
y
m
l
( 1
1 T:,
p
rc
a-
T
a ,
I f
Y7 YY
o y i rah err r'
Y
t. P alrn Villa Park(pws.��ive)
2. XA'at scar Field(active)
3. Blue Heron Park(active)
4. Nlaararrae C sarrr
5. Nlar n r;s Resoll(future)
tttt
(adive and passive) U
�w
Legend Nlrrnr,e County
�, �"l.xaaa irrg ud Enx ir•r�r�neaat '.
Mile fVl rk r Residential Roads or,.o•' Resources es Department
Parcels
Deer Blvd.
# cp 2 " a'y c tl µhe d 4 dyne Fi as an rmr hero
Figure 2.6 Location map of existing recreational facilities and library,
Land Use and Redevelopment,,le tent 53
4835
Livable Comm uniKeys Master Plan for Original BOCC Adoption 08/2004:
Big Pine Key and No Name Key Amended by Ordinance 020-2009
G"CIAL 7
Provide adequate public facilities to serve the exist-
ing and future needs of Big Pine Key and No Name
Key
Current Conditions Summary
Certain public facilities are already planned including sewer and stormwater facilities within the
twenty-year horizon. The Monroe County Sanitary Wastewater Master Plan sets out priorities
for provision of advanced wastewater treatment to county "hot spots" where collection and cen-
tralized treatment systems are recommended. Facilities are required to be available by the Year
2010 in order to fulfill comprehensive plan mandates. Even if this schedule falls behind, it is
safe, to assume that these: facilities will be built within the twenty-year planning horizon of this
Master Plan. Major subdivision areas slated for package treatment and collection facilities in-
clude Sands Subdivision and surrounding subdivisions, the Doctor's Arm/Tropical Bay area,
Eden Pines Colony subdivision, the Tropical, Key Colony/Pine Channel Estates area, and Port
Pine Heights subdivision,
The Stormwater Management Master, Plan contains mainly regulatory and nonstructural im-
provernent recommendations for handling stormwater. The plan does have a list of retrofit pro-
jects but none of them are located within the: planning area. Therefore, at present it is assumed
that there will be no major public storrnwater collection systems installed.
Several buildings house:government services in planning area now. 'Me following is a list of the
existing non-recreational government facilities:
Monroe County: Big Pine Animal Shelter
Emergency Response Facilities
Library
Police Substation
State of Florida: Road Prison
Department of Children and Families
'U.S. Government: National Key Deer Refuge offices and facilities
U.S. Forest Service
Monroe County anticipates, the need to expand emergency response facilities and is currently
proceeding with expansion plans. Other types of government services are not normally planned
into a timeframe beyond five to seven years. Therefore, without knowing what additional gov-
ernment services may be needed in the planning area over the twenty-year horizon, floor area
was reserved for government service uses, in the preferred land use scenario during the
1,CP/HCP process.
Land Use and Redevelopment Element 4
4836
Livable CommuniKeys Master Plan for Original 13OCC Adoption 08/2004:
Big Fine Key and No Name Key Amended by Ordinance 020-200
Big Pine Keys and No Name Keys
n :
Existing Government Facilities
s
n pr
"
�•��' �� a�� k V1 'gyp
e
A
➢k9� nN d w
L U.S. Fisli id' ild:lafeOffices R'�
Mate Road'Prison �
i. Big Pine Key V lwiteer Fire Depan`nient,
LT. . Forest Service � � i�"�a� �„
4. Mom-oe Cw:a,untv Librirw,
National Key Ner Reftige Office
5. N101 roe Cou nti•Animal Shelter
Legend Monroe 00uu�zt�`
ma 1'l zuiiru d Enviruninental
m Mlle Marker Residential l��raf Resources Department
lNla
Key Deer Blvd. 'C6 m k`aa bd era Cw my Gr k VAn GtD—X,wn r rp No
- ma!M ?hp dafn sap+q arnrtl Ery nw I LLwsrruetmc cbWkr wcd aaa9 ma¢waawpaamky
IMMANVAM U.a. tY�r�w�Aww
Figure 2.7 Existing goveinment facilities on Bid Pine Key. (Ordinance 02 - 0 , § 1
Land Use and Redevelopment edevelopmeant Element 55
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Livable Commun iKeys Master Plan for Original BOCC Adoption 08/2004:
Big Pine Key and'No Nivim,Key Amended by Ordinance 020-2009
Analysis of Community Needs
Public Build ings. There is a need to project and address the maintenance of existing, public fa-
cilities on Big Pine Key, including expansions necessary to maintain appropriate level of ser-
vice into the twenty-year horizon. Of the existing facilities analyzed during the LC'P/HCP proc-
ess, the only identified expansion need was an addition to the emergency services facilities to be
built in 2003. Due to the usually short planning, horizon for capital facilities at the county level
(5 years or less), additional floor area for future government office space was modeled in the
HCP. In the case of Big Pine Key, however, there is a need for further analysis of public facili-
ties into the twenty-year planning horizon. This will help anticipate future needs and identify
mechanisms to meet changing conditions.
Wastewater and Stormwater Facilities. According to the county's Sanitary Wastewater Master
Plan and Storrnwater Manageln nt Master Plan, these types of facilities are scheduled to be in-
stalled in the planning, area within the twenty-year horizon. Potential sites for sewage treatment
facilities have been identified and were included in the LCP1HCP planning process. Potential
sites for stormwater treatment have not been identified. Collection, systems will be installed
along existing roads, Although the timing of these facilities is laid out in their respective plans,
implementation of both plans has fallen behind schedule. Therefore, there will be a need to
monitor this situation. There is probably also a need to re-evaluate projected sewer and storm
-
water layouts in light, of'new development assumptions for Big Pine Key introduced through the
LCP/1FJCP process.
Recommended Strategies and, Actions
Strategy 7.1
Limit development of new and expanded public facilities to the level necessary to adequately
serve existing and future development over the twenty-year planning horizon. Public facilities
development shall also be consistent with the incidental take permit and the accompanying
Habitat Conservation Plan for the Florida Key Deer and Other Protected Species and the Year
20 10 Comprebensi ve Plan.
Action Item 73.1: Install a sanitary sewage treatment system in accordance with the: Monroe
County Sanitary Wastewater Master Plan, Components may include centralized or cluster
facilities for collection and treatment, all of which shall be developed on disturbed and/or
scarified uplands or in existing rights-of-way. The projected sewage treatment requirements
for the planning area should be revisited and confirmed to be consistent with the final devel-
opment plan adopted pursuant to the. Master Plan and the HCP.
Action Item 7.1.2: Allow installation of stormwater treatment systems in accordance with the
Monroe County Stormwater Management Master Plan. Any fkilities installed for central-
ized collection and treatment should, be developed on disturbed and/or scarified uplands or in
existing rights-of-way.
Action Item 7.1.3,- Allow development of new and/or expanded public offices to be located
on disturbed and/or scarified uplands within the U.S. I Corridor Area.
Land Use and Redevelopment Element 56
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Livable CommuniKqs Ala ster Planfor Original BOCC Adoption 08/2004:
Big Pine Key and No Name Key Amended by Ordinance 020-2009
Action Item 7,1,4,- Allow expansion of emergency response facilities on scarified uplands at
their current location on Big Pine Key.
Action Item ZI.J: Public facilities may be built at any time during the twenty-year planning
horizon.
Action Item 7T 6: Monitor the total amount of new floor area allocated towards public facili-
ties as specific proposals are received. At the point where new floor area is expected to ex-
ceed, the H budgeted,, consider allocation of H units from the non-residential category as
needed. Likewise, at any point where the Board of County Commissioners identifies the H
budget towards government uses to exceed actual needs, consider re-allocation of H from
public uses back to private uses. Include this as a discussion item during presentation of the
annual report and obtain Board of County Commissioners' approval prior to revising the H
budget.
Land Use and Redevelopment Element 57
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Livable CommuniKeys Mavter Plan for Original BOCC Adoption 08/2004:
Big Pine Key and N6 Name Key Amended by Ordinance 020-2009
GOAL 8
Recognize the community desire for certain acces-
sory uses and security,fencing by allocating a lim-
ited amount ofH-valuejbr these uses.
Current Conditions Summary
In analyzing the impact of habitat development on the population viability of the they deer, the
PVA model considered loss of all habitat within each individual parcel developed. Fencing of a
parcel was likewise modeled as a complete loss of habitat from that parcel because fencing
makes the habitat inaccessible to deer. Because the model was based on the current status of
access by deer to all parts, of the planning area, the fencing of new vacant habitat was generally
considered unacceptable. Fencing of developed parcels in Tier II and III was acceptable because
the model assumed most of the habitat value is already lost from the developed parcel for the
incidental take permit.
Accessory uses are those that serve or support a principal use development. Residential acces-,
sory uses may include such items as storage sheds, gardens, play equipment, swimming pools or
boat docks. Commercial accessory uses may include such items as storage, trash enclosures,
sewage treatment plants, signage, parking lots, and other uses or equipment specific to the busi-
ness being served.
Monroe County has considered one means of retiring development rights through the purchase
of subdivision lots and resale to adjacent developed lot owners at a reduced price. The po�ssibil-
ity of building accessory uses on these lots, may make this mechanism more attractive to adja-
cent owners. Therefore the county expressed a desire for approximately 250 vacant "accessory
lots" in Tiers It and 111. to be modeled in the PVA and included as a development impact in the
HCP.,
Analysis of Community Needs
Clarify Regulatory Status of Fences and Accessog Uses
The Master Plan needs to specify the appropriate locations, for fences and accessory uses based
on,the HCP model. Appropriate design standards for fences within the planning area are already
contained in the land development regulations and should be retained through the planning hori-
zon.
Recommended Strategies and Actions
Strategy 8.1
Regulate the overall level of new habitat to be occupied by accessory uses and/or enclosed by
fences over the next twenty years consistent with the level of habitat alteration contained in the
incidental take permit and the accompanying Habitat Conservation Plan for the Florida Key
Deer and Other Protected Species.
La d Use and Redevelopment Element 58
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Livable CommuniKeys Master Planfor Original BOCK" Adoption 08/2004:
Big Pine Key and No Name Key Amended by Ordinance 020-2009
Action Item 8.1.1: Regulate new fences as follows:
a. Prohibit new fences on Tier I lands, except as authorized by the U,S. Fish and Wildlife
Service and fencing required for safety purposes at any location to enclose the immediate
impervious area of pools and tennis courts. (Ordinance 020-2 9 § 1)
b. Prohibit new fences in, non-residential areas along U.S. 1.
c. Permit new fences on developed lots and vacant lots that are contiguous to and serve a
principal use, within Tier 11 and Tier III. All fences shall be designed to meet adopted
fence design guidelines for the planning area already contained in the land development
regulations. (Ordinance 020-2009 § 1)
d, Allow replacement of fences existing on the date this plan is, adopted in their existing
configuration.
e. Do not consider fencing of developed property in Tier II or III (whether developed
with principal or accessory uses)to have H impact additional to the development as mod-
eled in the HCP as a reduction in K,
Action,Item 8.1.2: Regulate new accessory uses,as follows:
a. No new development other than residential single-family and accessory uses will be
permitted in Tier I areas. (Ordinance 020-2009 § 1)
b. Permit new accessory uses to be located on the same parcel as the principal use within
Tier 1, Tier 11 and, Tier III lands. Do not consider accessory uses located on the same
parcel as the principal use to have any H unit impact additional to the principal use.
(Ordinance 0,20�-200 1)
c. Permit new accessory uses on vacant lots, contiguous to and serving a principal use
within Tier 11 and Tier III lands and as authorized by the U.S, Fish and Wildlife Service
within Port Pine Heights and Kyle-Dyer Subdivisions. Consider new accessory uses lo-
cated on vacant lots to impact 14-Value., (Ordinance 020-2009 § 1)
d. Allow for the replacement of existing accessory uses and/or for their relocation else-
where on the same parcel for safety and security purposes.
e. Continue to apply all other Comprehensive Plan and land development regulations re-
garding types, placement and other features of accessory uses.
Action Item 8.1.3: Monitor fence and accessory use allocations as specific proposals are re-
ceived. At the point where these uses are expected to exceed the H budgeted, consider allo-
cation of H from other categories as needed or, consider modifying the regulations concern-
ing these uses. Include this as a discussion item during,presentation of the annual report and
obtain Board of County Commissioners' approval prior to revising the H budget.
Land Use and Redevelopment Element 59
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Livable CommuniKeys Master Planfor Original BOCC Adoption 08/2004:
Big Pine Key and No Name Key Amended by Ord mince 020-2009
"GOAL 9
Implement a land consolidation and acquisition sys-
tem that Provides fair, equitable and efficient com-
pensatio�n to land owners who are willing sellers on
Big Pine Key and No Name Key.
Current Conditions Summary
The most challenging aspect of the Master Plan will be implementation of a coordinated and ef-
ficient system of compensation to land owners who wish to sell their parcels to the county.
There are three basic levels of government land acquisition currently operating. At the federal
level,the U.S. Fish and Wildlife may purchase lands authorized by their land protection program
within the administrative boundaries of the refuge system. The entire planning area is included
in the National Key Deer Refuge boundaries for purposes of acquisition. However, the federal
government usually purchases property with wildlife habitat value that is either undisturbed or
can be restored. This usually excludes platted subdivision lots in certain areas that do not lend
themselves to, management for conservation purposes,
The State of Florida participates, in acquisition primarily through two programs: the Conserva- i
tion and Recreational Lands (CAL) Program and the Florida Forever Program. CA RL p,ur.
chases are made within the authorized CARL boundaries while grant finding from the Florida
Forever Program has been used by Monroe County in non-CARL areas county-wide to mainly
purchase platted lots with relatively undisturbed habitat.,
The Monroe County Land Authority conducts acquisition at the local level. The Land Authority
may purchase properties outright and hold them but usually tries to resell or transfer them to
some other entity that will accept the property for management purposes. For properties within
the CARL, boundaries, for example, the Land Authority may expedite purchases for willing
seller owners who want to avoid the arduous state purchasing process. Then the county can re-
sell the property to the state. For purposes of implementing the HCP and this Master Plan,, the
primary means of funding acquisition are anticipated to be existing state programs and the Mon-
roe County Land Authority.
The HCP estimates the projected cost of land acquisition for mitigation at approximately $16,8
million over the twenty-year life of the Incidental Take Permit. However, this estirnate only
covers the purchase of lands needed to mitigate I-I impacts at the ratio of 3 to I (acres preserved
to acres impacted). The implementation of Smart Growth Initiatives and the Tier System
through this Master Plan broadens the scope of acquisition to cover all vacant, private Tier I
lands and probably most vacant, private Tier 11 lands within the planning area. Because we have
established that there is a surplus of property in Tier III to accommodate development over the
'twenty-year horizon, there may eventually be a need to add some Tier 111 acquisition to the
above cost.
Land Use and Redevelopment Element 60
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Livable CommuniKeys Master Planfor Original BOCC Adoption 08/2004.
Big Pine Key and No Name Key Amended by Ordinance 02,0-2009
To put this purchase cost in perspective, it is useful to know that the levels of development con-
templated in this HCP and Master Plan are only slightly higher than the current comprehensive
plan allows. Therefore the above cost is not purely a result of these processes because much of
it already, existed under the current plan. What changes under this plan is the focus of acquisi-
tion and the increased urgency to acquire especially sensitive Tier I lands.
Analysis of Community Needs
Provide Relief for Willing Sellers
There is a need to prioritize vacant Tier I properties based on habitat value for acquisition and to
acquire these and other properties at a fair and reasonable price. Regardless of how zoning and
permitting issues are handled, the level of development contemplated in the LCP/HCP process is
only slightly higher than the current comprehensive plan allows. Therefore, there is a need to
continue current acquisition efforts and to reprioritize and focus those efforts to conform with
the new Master Plan.
Anticipate and Address FundiM Ngeds
The above preliminary analysis gives some indication as to the level of funding needed to fully
implement the 14CP and this Master Plan. Further analysis is needed to anticipate acquisition
costs and identify where county acquisition will be most effective. In.addition, acquisition must
be coordinated with existing state programs to encourage updating of those programs for in-
creased support of the HCP and Master Plan.
Recommended Strategies and Actions
Strategy 9.1
Implement the, Acquisition Strategy developed in Goal I making offers in 2003 to purchase
those lands identified,to have the highest priorities.
Strategy 9.2
Identify and pursue existing,and new acquisition resources.
Action Item 9.2.1: Update Comprehensive Plan Policy 101.6.4 to encourage the FDl CA to
'work at the state level for a dedicated acquisition fund for, Tier I lands within the planning
area based on results of the Carrying Capacity Study and the requirements of the anticipated
ITP and HCP,.
I Action Item 9.2.2: Revise Policy 101,6,5 to add to item 3 the consideration of whether or not,
development on, the subject property may adversely impact successful implementation of a
Habitat Conservation Plan.
Action, Item 9.2.3: Encourage the State of Florida to revise the CARL boundaries within the
planning area to correspond with coverage of Tier I and Tier If lands as depicted on the Tier
System Overlay Map for the purpose of prioritizing purchases.
Action Item 9.2,4: Create an environmental mitigation fee for new residences, non-
residential floor area and institutional uses in order to ensure that development bears its fair
share of the required mitigation under the anticipated. ITP. The mitigation fee will be set to
Land Use and Redevelopment Element 61
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Livable CommuniKeys Master Plan,for Original BOCC Adoption 08/2004:
Big Pine Key and No Name Key Amended by Ordinance 020-2009
cover at least 50% of the actual cost of acquiring mitigation land at the required 3 to I H in
the HCP. The Board of County Commissioners will review and, revise the amount of the
mitigation fee on a yearly basis. The mitigation f6e may also be used for management activi-
ties of acquired lands including 'fire management, invasive species control, restoration and
monitoring. Affordable housing allocations will not be subject to the mitigation fee.
Action Item 9.2.5: Encourage the U.S. Fish and Wildlife Service to support the goals of the
HCP by providing relief to property owners within the acquisition boundaries of the National
They Deer Refuge and continuing to acquire land with high H-value, even though federal pur-
chases cannot be:applied to the required mitigation,
Strategy 9.3
Identify and pursue existing and new means of retiring development rights.
Action Item 9.3.1: Amend the administrative relief and beneficial use: provisions of the Com-
prehensive Plan and land development regulations to require purchase of land for Tier I ap-
plicarits and to allow purchase or issuance of permits for Tier 11 and Tier III applicants, as
appropriate.
Action Item 9.3.2: Encourage density reduction through lot consolidation especially on Tier
11 lands. Mechanisms may include conservation easements,tax relief, and accessory lot pur-
chase mechanisms fear privately owned, vacant land in Tier 11 and Tier 111.
Action Item 9.3.3,- As an alternative to, direct purchase, evaluate and encourage the use of
conservation easements, life estates and purchase/retirement of development rights, from un-
der-density developed parcels for the purpose of retiring development rights and providing
tax relief.
Action Item 93,4; 'Track conservation easements placed on property as a part of the H track-
ing, system,. Enforcement of conservation easernents shall be done by the Monroe County
Growth Management Division.
Fiscal Implications and Anticipated Capital Improvements Projects
The primary fiscal impact of the Land Use and Redevelopment Element will be in the form of
required acquisition funds to implement the HCP and this Master Plan. A minimum of,$6,2 mil-
lion may be needed to implement the HCP and, an additional $44,5 million may be needed to
implement the Master Plan.
Known capital facilities improvements within the planning area over the next twenty years in-
clude the expansion of the existing emergency response facilities, the installation of sewage
treatment facilities, expansion of the existing library, and the development of major recreational
facilities at, the Mariner's Resort park site. The first three items were previously planned or
mandated facilities and were not new community needs identified in the LCP process. The need
for a major recreational facility was identified through the LCP and previous plari ping,processes.
It is projected to be completed by 2004 and it is estimated that the facility will cost approxi-
mately $ 2.4 million to build (operating costs are not available at this time).
Land Use and Redevelopment E lenient 62
4844
Livable Ccrrrarraur iKeys Master Planfor Original BOCC Adoption 08/2004;
Big.Pine Keys and No Name Key Amended by Ordinance 020-2 0
Big Pl'lle Key and No Mama Key
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Land Use and Redevelopment Element 63
4845
Livable Cott:,tr uniK Sys Master Plan,for Original BOCC Adoption 0 /2004:
%g Fine Key and.l o N,4tne K ,y Amended by Ordinance 020-200
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Environmental Protection Element 64
4846
Livable CommuniKeys Master Plan for Original BOCC Adoption 08/2004;
Big Pine Key and No Name Key Amended by Ordinance 020o-2009
UOAL 10
Protect and manage natural resources within the
planning area in order to ensure continued viability
and biodiversity of plant and anim,al life and to
maintain compliance with the anticipated Incidental
Take Permit (ITP).
Current Conditions Summary
Envirorunental protection within the planning area has primarily been implemented to date using
the following mechanisms: existing environmental design criteria in the land development regu-
lations, discouragement of development of environmentally sensitive areas through the ROGO
point system and acquisition of habitat, The HCP and Master Plan strategies will primarily
change the second mechanism with the addition of the Tier Map Overlay. With this new system
comes an accelerated acquisition program, Monroe County has anticipated this trend county-
wide and must contemplate being in the position of holding more and more land, either tempo-
rarily until it can be resold, or permanently. With this increased land ownership corms the need
for constant attention to land managernent issues. In 2001 Monroe County hired a full-time land,
steward to address management issues, on county lands. Prior to that, there, was, no dedicated
land management framework within county government.
Due to its environmental sensitivity and biodiversity the planning area has received the attention
of numerous conservation land management entities. Those operating within the planning area
at present include the U.S. Fish and Wildlife Service (FWS, Florida Keys Refuges), Monroe
County and two private non-profit organizations, The Nature Conservancy JNC) and the Flor-
ida Keys Environmental Restoration Trust Fund (FKFRTF',, National Audubon,of Florida, Trus-
tee). Of the latter two, 'I-NC is a land owner in the area. The FKERTF performs habitat restora-
tion and management activities on Publicly owned lands in the area, The State of Florida is a
major land owner in the, area but through a cooperative agreement, turns management of lands
they acquire over to the FWS.
All of these entities, with the exception of Monroe County have been engaging in natural re-
source land management, activities within the planning area for many years and all have focused
on management of undisturbed habitat or habitat that can be restored. Traditional habitat man-
agement within the planning area usually includes the following activities: land protection(i.e,,
from dumping, roaming domestic animals, poaching, etc.), eradication of invasive exotic vegeta-
tion, habitat restoration through removal of disturbed areas, and, controlled burning,of pinelands,
These activities are best suited to unpopulated or sparsely populated areas. Until recently most
agencies have generally avoided the acquisition of platted, improved subdivision lots, whether
they contained natural habitat or not.
Environmental Protection Element 65
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Livable au rug Alaster Plan for Original BOCC Adoption 08/2004:
Big Pine Key and N6 Name Key Amended by Ordinance 020-2009
The application of management activities to subdivision lots brings a suite of additional tasks,
the,most important of which is coordination with neighboring land owners. The amount of work
needed to manage small fragmented subdivision parcels has made the cost-benefit ratio seem
less attractive in the scheme of a management program that covers thousands of acres. After all,
the primary purpose for acquisition of many of these lots has been to prevent additional develop.
anent impacts on wildlife and biodiversity within the planning area, Once a lot is acquired how-
ever, the land-owner is responsible for its management compatible with resource conservation
goals and with the surrounding neighborhood. Over the last few years, the FWS has begun to
shoulder responsibility for management of many of'these lots within priority areas,, The FWS
through a cooperative agreement with Monroe County manages many county-owned subdivision
Lots.
The population viability analysis of the Key deer demonstrates that the remaining hammocks
and pinelands within the planning area have very high habitat value for the deer, Development
of these habitats is currently discouraged mainly through the Rate of Growth Ordinance,
(R point system. Because the Tier System Overlay Map is based upon the H of parcels,
hammocks and pinelands have already been mapped as 'Fier I "Natural Lands,,"
The submitted HCP greatly limits the clearing of native habitat, Limited clearing is only permit-
ted on parcels to be developed for residential purposes or for local road widening. The total cu-
mulative amount of clearing permitted over the 20-year period of the HCP is no more the .2 per-
cent of the current extent of native habitat (a total of 7.1 acres) and no raore than 20% of any
individual lot with native habitat for wildfire prevention purposes only.
Analysis of Community Needs
Habitat Management Implementation
There is a need to plan for organized habitat nianagement of lands acquired for conservation
purposes that will meet the requirements, of the HCP. The county has not traditionally engaged
in natural lands management in the past and has only recently dedicated one employee position
to this activity. Therefore, efficient habitat management will likely be accomplished through
heavy coordination with existing management entities operating within the planning area. There
is a need to anticipate future management needs based upon habitat acquisition goals and to de-,
termine how the county will handle expanding management responsibilities. There is a further
need to organize completed annual management activities into report form to fulfill HCP man-,
dates.
HCP Compliance Reporting
There is a need to coordinate all of the activities contained in the HCP and produce an annual
report of their status. These activities include the compilation of H units permitted and pur-
chased as described in the Land Use and Redevelopment Element, and the minimization and
mitigation measures described throughout the HCP. Many of these measures involve, habitat
management activities.
Environmental Protection Element 616
4848
Livable CommuniKeys Master Planfor Original BOCC Adoption 08/2004;
Big Pine Key and No Nam'e Key Amended by Ordinance 020-2009
Protection of Hammocks and Pinelands
All remaining hammocks and pinelands are included, in Tier I on the Tier System Overlay Map,
Further protection is needed for parcels that may be developed, The HCP limits further clearing
of harrim,ocks and pinelands to no more than 20%and the preferred land use scenario modeled in
the PIA included very little new clearing of pinelands and hammocks. Therefore, all of these
habitats within the planning,area should be classified as automatic high quality due to their high
wildlife habitat value.
Corn rehensive Plan ConsistenU
Policies in the comprehensive plan specifically aimed at protection of unique habitat and wild-
life communities on Big Pine need to be updated.
Recommended Strategies and Actions
Strategy 10.1
Revise policies in the comprehensive plan specifically aimed at protection of unique habitat and
wildlife communities in the planning area.
Action Item 10.1.1,- Delete policies 207.7,5, 207,73, 207-7.9, 2073,10, 2073.11, and
207.7.17from the Conservation, and Coastal Element of the Comprehensive Plan. These
policies cover habitat and wildlife protection issues that either have been fulfilled since the
policies were written, or are addressed as part of the HCP as implemented in this Master
Plan.
Action Item 10.1.2: Amend existing habitat analysis policies and regulations to add all ham-
mocks and pinelands located within the planning area on Big Pine Key and No Name Key)
to the"'Automatic High Quality" category with corresponding open space ratios applied.
Action Item I O�1,3 Limit any clearing of native habitat on parcels to be developed for resi-
dential purposes or for local road widening. The total amount of clearing permitted over the
20-year period is no More the .2 percent of the current extent of native habitat (7.1 acres) and
no more than 20% of any individual lot with native habitat (for wildfire prevention purposes
only).
Strategy 10.,2
Formulate and carry out a plan for habitat managernent of lands acquired for conservation pur-
poses to meet the goals of this Master Plan and the HCP.
Action Item 10.2.11- Offer any lands acquired for conservation purposes to the FWS for man-
agement under the refuge system. Terms of offer, ownership and management arrangements
are to be worked out on an individual parcel basis and will not be firnited by this plan.
Action Item 10.2.2,- Work with land managers of the FWS, state and non-governmental or-
ganizations,to formulate a coordinated land management system for the planning area.
Environmental Proteclion Element 67
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Livable CommuniKeys Master Planfor Original BO�CC Adoption 08/2004:
Big Pine Key and No Name Aej? Amended by Ordinance 020-2009
Action Item 10.2.3: Identify and prioritize conservation lands under county ownership and
management for implementation of management activities. Anticipate future management
needs based upon the projected acquisition of properties required to implement the HCP and
this Master Plan.
Action Item 10.2.4: used on interagency goals formulated pursuant to Goal 4, Strategy 4.2,
Action Item 4.2.2, formulate management objectives for specific habitats and locations
within the planning area on conservation land under county ownership and management.
Action Items 10.2.5; Identify and prioritize management activities such as fence removal,
trash removal, invasive exotic vegetation control, invasive exotic animal control, control of
free-roaming domestic pets, controlled burning and habitat restoration.
Action Item 10.2.6: Monroe County shall restore, where practicable, disrupted wetland and
native upland vegetation systems on County-owned public lands on Big Pine Key and No
Name Key in order to improve Key deer habitat,
Action Item 10.2.7.- Use a GIS database for continual tracking and update of management
activities and for HCP reporting of management activities. Coordinate, this as appropriate
,with the existing GIS management database used by FWS.
Action Item 10.2.8: The status of management activities shall be organized into report fonn
annually to fulfill HCPmandates,
Strategy 10.3
Coordinate all of the required activities contained in the HCP and produce an annual report of
their status. Present the report annually to the Board of County Commissioners, IT P applicants
and the public prior to submission to the FWS.
Action Item 10.3.1: Combine,tracking of H permitted and H acquired as,outlined in the Land
Use and 'Redevelopment Element using a GIS-based system. Compile 'tracking results for
presentation in the annual report,
Action Item 10.3.2.- Track and compile annually all management activities and other rninimi-
zation and mitigation activities carried out in, fulfillment of the HCP and present this infor-
mation in the annual report.
Action Item ia3,3: Conduct annual formal coordination with the other ITP applicants and
other management entities working within the planning area to coordinate management ac-
tivities and exchange inforniation, In the annual report, provide a summary of relevant man-
agement efforts being conducted by others such as monitoring of the Key deer population, by
the FWS refuge office.
Environmental Protection Element 68
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Livable duo mmuniKeys,ffaster Planfor Original BOCC Adoption 08/2004:
Big Pine Key and No Name Key Amended by Ordinance 020-2009
Fiscal Implica An tions and ticipated Capital m Improveent Projects,
,rhe HCP anticipates acquisition of approximately 300 acres of Tier I lands,over the twenty-year
planning horizon to satisfy mitigation requirements. The HCP further estimates the management
costs of Tier I lands acquired for mitigation to average approximately $1,,000 per acre per year
,fbr the first two or three, years of management, after which time costs should decrease to ap-
proximately $100/acre/year. Management of mitigation lands is therefore projected to cost ap-
proximately $1.27 million over the twenty-year horizon, Further analysis of the cost is needed
to confirm the per unit cost of management for land in all Tiers and to add the projected acquisi-
tion that will be needed to implement the Master Plan requirements over and above the HCP re-
quirements.
Environmental Protection Element 69
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Livable CommuniKeys Master Planfor Original BOCC Adoption 08/2,004:
Big Pine and No Name,Key Amended by Ordinance 020-2009
...................
GOAL 11
Protect the quality and quantity of water in the
freshwater lens systems Big Pine Key and No
Name Key so as to preserve ecosystems dependant
uponfi-esh, water
Current Conditions Summary
The entire habitat, wildlife assemblage and the unique character of the historic and current hu-
man community in the planning area are all based on the presence of the freshwater lenses on
Big, Pine Key and No Name Key. 'rhe lenses exist as two major underground basins of fresh
water with ground surface expression in the forum of freshwater sloughs through the center of the
island and numerous freshwater solution holes and ponds scattered throughout the area. Much
of the freshwater slough habitat was acquired during the 1990s as part of the South Florida Wa-
ter Management District's (SFWMD) Save Our Rivers (S,OR) project in which the special hy-
drology of the area was recognized. Ownership of all lands acquired during the SDI project
have since been transferred from the SFWMI) to the Florida Department of Environmental Pro-
tection(FDEP)to be added to the CARL project.
The county conducted a working group planning study of the lens pursuant to Comprehensive
Plan requirements, Mainly as a result of that study several consumptive wells were phased out
on Big Pine Key with the provision of potable water by the Florida Keys Aqueduct Authority
(FKAA). Also, a,monitoring system was set in place as a cooperative effbrt of the SF MD and,
the FWS.
Analysis of Community Needs
Continue:to Monitor the Lens.
The SFWMD has installed monitoring wells, throughout Big Pine Key for use by the FWS in
monitoring die:water quality and the surface and depth extent of the freshwater lens, A GIS map
of the lens would be very useful for land use planning and design purposes.
Consumptive Well Prohibition and Phase-Out.
The phase-out of consurnptive wells on Big Pine Key is,to be a continuing management activity
to be credited towards minimization of impacts on wildlife, especially the Key deer, under the
HCP. Policies in the comprehensive plan specifically aimed at,protection of the freshwater lens
on Big Pine Key need to be reemphasized in,this Master Plan,
Extractive Mining Regulations.
The Year 2010 Comprehensive plan restricts extractive mining operations to the conditions set
forth on individual permits. No new operations or expansion of existing operations is permitted,.
, extractive operations are required to submit the following documentation to ensure the pro-
tection of ground water resources: a storm water management plan, soil erosion and sedimenta-
Environmental Protection Element 70
4852
Livable CommuniKeys Master Plan for Original BOCC Adoption 08/2004:
Big Pine Key and No Name Key Amended by Ordinance 020-2009
Lion control plan, a reclamation plan, and survey information documenting excavation depth.
Existing resource extraction operations are not permitted to go below sixty (60) feet in depth,
effectively limiting the scope of existing operations,
Recommended Strategies, and Actions
Strategy 11.1
Continue to regulate development activities that may impact freshwater lens systems.
Action Item I 1.1.1: Prohibit new consumptive wells within the planning area.
Action Item 11,1,2: Identify and phase out existing consumptive-use wells and, replace them
with potable water supplies and cisterns.
Action Item 11.1.3.- Consider adoption of design standards such as minimization of impervi-
ous surfaces that promote the protection and recharge of the freshwater lens system. This is
especially applicable to the major southern lens underlying the U.S, 1 Corridor Area and the
Community Center Overlay.
Action Item 1.1.1,4: Prohibit new resource extraction activities and expansions of existing
operations within the planning area. Continue to monitor existing operations upon review of
their required annual operating,permits,
Strategy 11.2
Implement management activities that enhance and restore the lens.
A ction Item, 11,2.1: Encourage the U�S� Fi sb, and Wildlife Service to map the extent of the
freshwater lens on the GIS database. Utilize this mapped overlay to coordinate land manage-
ment and restoration,activities conducted within the planning area.
Action Item 11.2.2: Incorporate protection of the existing freshwater lens and lens-based
freshwater wetlands into land management plans. Coordinate with state, federal and non-
governmental land managers within the planning area to encourage them to enhance and re-
store the freshwater lens and freshwater wetlands through lens monitoring, restoration of
freshwater slough hydrology, reduction of salt water intrusion, and improvement of freshwa-
ter habitat.
Environmental Protection Element 71
4853
Livable Comm,urriKeys Mister Plan fir Original B4OCC Adoption 8 ;
Bag Pine Key and No Name.fey Amended by Ordinance 020- 09
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4854
Livable CommuniKeys Master Planfor Original BOCC Adoption 08/2004:
Big Pine Key and No Name Key Amended by Ordinance 020-2009
GOAL 12
Define, maintain and enhance the commun ar-
acter of Big ,Pine Key and,No Name Key.
Current Conditions Summary
Community character was a major point of discussion and planning focus during the LCP proc-
ess,. Defining the community character meant many things to LCP workshop participants in-
cluding recognition of the unique natural character of the planning area, maintaining the area's
rural feel and moderate pace, and enhancement of community gathering areas, for conducting
business, socializing and recreation, In January 2003 Mon-roe County proceeded with a design
charrette planning process for the commercial corridor area of Big Pine Key, The charrette was
a facilitated community discussion during which design concepts were developed and graphi-
cally assembled at the meeting for immediate reaction. The focus of the discussion was the U,S.
I Corridor Area and the idea of a village center was presented as a layered concept based pri-
marily on waWng distance to the existing commercial, center of Big Pine Key, The Corridor
Enhancement Plan final draft was transmitted to the Planning Department and certain elements
will be adopted as a part of this Master Plan,
Two major planning efforts will be conducted for corridor improvements over the next three to,
five years. The first is the three-laving of U.S. 1, which is expected to proceed once the inciden-
tal take permit is issued, The Florida Department of Transportation (FDOT) will plan and fund
that project. The second major effort is the design and development of the Florida Keys Heri-
tage Trail project being conducted by the Florida Department of Environmental Protection
(FDEP). This project currently has mgkjor funding in place.
Analysis of Community Needs
U,& I and Major,Street Beautification
The idea of the Main Street element introduced and evaluated during the LP process drew
some support in,the community with ideas for beautification of U.S. I and the commercial cen-
ter of the island. Circulation and ease of accessibility for the human population was integrated
into the beautification element during the corridor enhancement charrette process. This should
be explored further and coordinated with other agencies working in the corridor, especially in
light of pending major U.S. I modifications such as three-laning and the addition of the heritage
trail.
Commercial Building Design Guidelines,
There may be a need for design guidelines for new and replacement buildings. Recommenda-
tions for design guidelines are included in the Corridor Enhancement Plan, Care should also be
taken to ensure that design requirements do not stifle a positive redevelopment momentum,
Community Character Element 73
4855
Livable CommuniKeys Master Plan for Original BOCC Adoption 08/2004:
Big Pine Key and No Name Key Amended by Ordinance 020-20,09
The Corridor Enhancement Plan and Community Center Qygrlay
The county has completed a Corridor Enbancement Plan for the US. I Corridor Area,. Designa-
tion of a Community Center Overlay District pursuant to Policy 10 .2.15 should also be consid-
ered. These efforts should address some of the aspects of the Main Street Alternative considered
during the LCP process and further refined during the corridor enhancement charrette process.
These include focus on the main business center of Big, Pine, improved pedestrian and bicycle
circulation, improved vehicular traffic circulation, beautification, strategic integration of existing
green space, and introduction of employee housing. The U.S. I Corridor Area and the Commu-
nity Center Overlay will also designate boundaries for the purpose of encouraging concentration
of new commercial floor area over the twenty-year horizon,
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Community Character Element 74
4856
;1vaahk CommuniKeys)tfaster Planfor Original BOCC Adoption 08/20 4:
Big Pine Key and No Name Key Amended by Ordinance 20- 00
Recommended Strategies and Actions
Strategy 12.1
Define the boundaries and planning priorities for the U.S. 1 CorTidor Area and the Community
Center Overlay„
Action hem 1 .1,1: Designate the U.S, l Corridor Area as the area defined in the Big Pine/
U.S. I Corridor enhancement plan, incorporated herein by reference. It is a focus of
conunu-
nity activity due to the dominant land use pattern of commercial and, other non-residential
uses. A program of planning focus on this area shall be continuedand l r t d.
Action Item 12. 1 Designate a. Community Center Overlay on Big Pine Key pursuant to
Policy 105.2.15 where Tier 111 lots receive incentives for redevelopment. The Cor minitity
Center Overlay will cover the area described as the Village Center as defined in the:Big Pine
1Cey/l..1.5. I Corridor Enhancement Plan.
Action Item 1 ..1.3: Prohibit the designation of new commercial land use districts beyond
that contained in this Master Plan in order to protect the e fisting viability of the 1..1, . 1 Corri-
dor Area and Community Center Overlay and to prevent the perpetuation of sprawl or strip
commercial a-rnin .
Action Metre 1 ..L : Provide for a community meeting facility either in conjunction with li-
brary facilities or as a stand-alone facility. The Community Center Overlay is the preferred
location for a community meeting facility,
Action Item 1 .1.5: Continue to discourage tour busses within the planning area.
Strategy 12.. .
Develop a Corridor Enhancement Plan.for the U.S, 1 Corridor Area,.
Action Items 1 .2-1: Generate a Corridor Enhancement Plan, based upon the corridor en-
hancement charrette process, that includes ideas for improvement of traffic and pedestrian/
bicycle movement,beautification, and incorporation of parks/open space:.
Action Item 1 . .2: Develop design guidelines to be adopted as a part of the Land Develop-
ment Regulations which shall be applied to all new development or substantial redevelop-
ment within the U.S. 1 Corridor Area and the Community Center Overlay based on recom-
mendations,of the Corridor Enhancement Plan,
Action Item 12.2 3: Explore the possibility of limited access one-way local traffic enhance-
ment from hip's Way to Key beer Boulevard as,part of"the Corridor Enhancement Plan.
Action Item 1. . .4: Prohibit new formula retail businesses and restaurants in the planning
area through the development of land Development Regulations.
Cnmmunity Character Element 7
4857
Livable CommuniKeys Minter Planfor Original BOCC Adoption 08/2004:
Big Pine Key and No Name Key Amended by Ordinance 020-2009
Action Item 12.2.5: Coordinate with land owners, including the U.S. Fish and Wildlife Ser-
vice, to explore opportunities for restoration and incorporation of remaining native habitat
into the corridor design including purchases, removal of fences, remo,val of exotics, open
space design,historical features and educational materials.
Action Item 12.2,6: Prohibit new industrial uses on U.S. I within the planning area in order
to enhance the community character of the U.S. I Corridor Area.
Community Character Element 76
4858
Livable CommuniKeys Master Plan for Original,BOCC Adoption 08/2004:
Big Pine Key and No Name Key Amended by Ordinance 020-2009
G 30AL 13
Identify, protect and enhance historic resources on i
Big Pine and No Name, Keys.
Current Conditions Summary,
The Comprehensive Plan contains standards for designation of historic structures and districts
within the county (Objective 104),, The planning area contains several archeological sites and
older structures that may be of local historic importance. Only one structure has been designated
pursuant to the county process to date. That structure is on the eastern shoreline of Big Pine Key
at the site of a former shark fishery and processing plant. There may be other structures, and
sites, suitable for designation. The county is currently conducting an inventory of historical sites
county-wide.
Analysis of Community Needs
Historic Resources Identification and Protection.
The comprehensive plan contains policies regarding designation and protection of historic re-
sources. There is a need to specifically address resources within the planning area. Many are
archeological resources while a few buildings, of historic value also remain. Standards are
needed to protect and encourage the preservation and enhancement of these resources.
Recommended Strategies and Actions
Strategy 13.1
Provide for retention of remaining historic resources within the planning area through the Com-
prebensive Plan process for historical designations (Objective 104).
Action Item 13.1.1: Receive and review the results of the Historic Architectural Survey of
Unicorporate,d Areas of Monroe County completed in 2003in order to identify historic and
archeological resources within the planning area,
Action Item 13'.1.2.- Continue to encourage the protection of the existing historic designated
resources,
Action, Item 13'.1.3: Consider new designation categories based on the results of the Historic
Architectural Survey of Unicorporated Areas of Monroe County completed in 200 .
Strategy 13.2
Provide for protection of existing and newly discovered historic resources in accordance with
Comprehensive Plan Objective 104 and related policies.
Community Character Element 77
4859
Livable CommuniKeys Master Plan for Original BOCC Adoption 08/2004.
Big Pine Key and No Name Key Amended by Ordinance 020-2009
Fiscal Implications and Anticipated Capital Improvement Projects
The fiscal implications of the Community Character Element depend mainly on the final design I
and implementation strategies of the Corridor Enhancement Plan,. The extent of'new capital im-
provements projects, if any, associated with that effort are unknown. However, two new capital
projects being conducted by others in the corridor include the three-larting of U'.S. I by FDoT
and the Florida Keys Heritage'Trail project led by FDEP. Coordination with these agencies may
provide an opportunity for the county to have a good portion of the Corridor Enhancement Plan
funded through these two projects.
Community Character Element 78
4860
Livable Cam�rnun Keys Master Plan, r Original BOCC Adoption 08/2004:
ig Pine Key and No Name Key Amended by Ordinance 020- 009
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Economic Development Element 7
4861
Livable Communi,&vs Master Planfor Original BOAC Adoption 08/2004:
Big Pine Key and No Name,Key Amended by Ordinance 020-2009
GOAL 14
Identify and enhance economic development op por-
tunities for Big PineKey and No Name Key that re'-
spond to the economic needs of the community and,
are, compatible with the commune
character and
the environment.
Current Conditions Summary
Since 1995 there has been a moratorium on all traffic generating development on Big Pine Key
and No Name Key because the segment of U.S. I that passes through Big Pine has been found to
have:an inadequate level of service(concurrency has not been met). This has not only prevented
residential development, but has greatly impacted commercial development on the island (as
well as areas, west of Big Pine). With the implementation of the HCP road improvements are
scheduled to begin which are anticipated to improve the level of service beyond the planning
horizon.
During the LCP process the community indicated that additional commercial development
should be oriented to the local community rather than the regional or tourist economy. New de-
velopment should be kept at a small scale to maintain the: rural and suburban character of the
islands envisioned by the community. Currently, Big Pine has a mix of locally owned busi-
nesses, franchises and national chain stores. Many of the businesses, such as the grocery store,
the drug store, banks, and'restaurants serve not only the residents of Big Pine, but also other ar-
eas of the Lower Keys.
With the lifting of the moratorium on traffic-generating development, there is now an opportu-
nity for existing businesses to expand and redevelop and for new buildings to be constructed,
promoting an economic benefit to the community. However, there are many needs that have to
be addressed in order to promote positive economic redevelopment on Big Pine. Most bus,i-
nesses have frontage on U.S. 1, but some are set back so that access is difficult and signage is
not always visible. Many areas of the roadway need maintenance, parking enfarcement, and
stormwater management techniques installed. The corridor enhancement plan has identified
guidelines for improving the look of the corridor including addressing building design features
and recommendations for improved signage as well as alternative access ways to make it easier
to move between business,sites.
Currently there are, many opportunities within the corridor for individual businesses to expand
and redeveloped if they so desire. There are numerous scarified sites that are either vacant or the
buildings are under utilized. Employee housing is currently very limited and could be located on
commercial properties which would then gain a density bonus for expansion of the conirnercial
use.
Economic Development Element 80
4862
Livable CommuniKeys Master Planfor Original BOCC Adoption 08/2004:
Big Pine Key and No Naine Key Amended by Ordinance 020-2009
Analysis of Community Needs
Retain Economic Viabilit
Because business development and redevelopment will be closely controlled by the limits within
the HCP and Master Plan there is a need to ensure the economic viability of current businesses,
community organizations, commercial structures and projected future businesses relative to po-
tential regulatory impacts.
Encourage Positive Redevelopment
A major component of ensuring economic viability is the need to encourage positive redevelop-
ment of existing businesses and community organizations. Current impediments to redevelop-
ment on Big Pine Key should be examined and strategies formulated to streamline the process
and provide appropriate incentives,
Recommended Strategies and Actions
Strategy 14.1
Maintain and enhance economic activity and opportunity within the US. I Corridor Area.
Action Item 14.1.1.- Inventory and analyze the characteristics, of existing commercial uses
within the corridor. Examine commercial uses for expansion potential in order to project the
likely rates and amounts of commercial to be added over the planning horizon. This will
help evaluate whether the 1-1 budgeted for commercial development is likely to be needed or
used. Include traffic,generation projections in the analysis.
Action Item 14.1,2: Use the results of the county-wide economic study to assist in determin-
ing future commercial use trends and needs into the twenty-year planning horizon. This in-
formation, may be used to identify ways to retain the marketability of existing business uses
and commercial structures within the U.S. I Corridor Area.
Acti n Item 14.1.3.- Create a new land use district category called Light Industrial (LI) for the
purpose of more appropriate, definition and accommodation of existing light industrial uses
on Big Pine Key, The Light Industrial category may be considered for parcels within the
FLUM category, Mixed Use/Commercial (MC) that do not border U.S. I and are currently
occupied by light industrial uses such as, but not limited to construction material and lumber
yards, outdoor and/or,enclosed storage, warehouses and distribution centers, auto and marine
services.
Strategy 14.2
Encourage positive redevelopment of non-residential development within the planning area.
Action Item 14.2.1: Examine and revise the existing regulations regarding nonconforming
uses and structures in consideration of projected commercial patterns over the twenty-year
horizon, the reconimendations, of the Corridor Enhancement Plan feature,;, and consistency
with the community vision and the HCP.
Economic Development Element 81
4863
Livable CommuniKeys Alaster Plan for Original BOCC Adoption 08/'2004:
Big Pine K and No Name Key Amended by Ordinance 020-2009
Action Item .14.2.2: Allow increased allocation of floor area within the designated Commu-
nity Center Overlay pursuant to the limits outlined in NROGO and encourage transfer of
commercial floor area from within the planning area to the Community Center Overlay.
Action Item 14.23: Only require new design guidelines for new development, the replace-
ment of an existing building or if 2,500 square feet is added. Ensure that new commercial
design guidelines do not create a burden on existing businesses with potential for redevelop-
ment.
Action Item 14.2.4: Provide incentives to business to provide minor beautification elements
to existing properties. Minor elements are those which are not classified as replacement of
additions of 2,500 square feet or greater, and could include but are not limited to additional
landscaping, building fagade improvements, and pedestrian-friendly additions.
Action Item 14.2'.5: Explore, ways of easing some financial burden of redevelopment such as
county or state fWiding of landscaping within the Corridor Area as an alternative to business
owners bearing the entire cost.
Economic Development Element 82
4864
Livable CommuniKeys Master Plan for Original BOCC Adoption 08/2004:
Big Pine.Key and No Name Key Amended by Ordinance 020-2009
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4865
Livable CommuniKeys Master Planfor Original BOCC Adoption 08/2004°
Big Pine Key and No Name Key Amended by Ordinance 020-20�09
GO"AL 15
Provide, a safe', convenient, efficient and environ-
mentally compatible, motorized and n,on-mo�torized
transportation system for the, movement of people
and goods on Big Pine Key and No Name Key.
Cuirrent Conditions Summary
Included in the final preferred alternative that was modeled in the HCP process was a plan for
widening U.S. I to three lanes within the business segment of Big Pine Key and, also a plan for
future local road development including:
- Consideration of one-way access from the west side of the island to Key Deer Boulevard
(north of U.S. 1). This was originally modeled in the HCP as the cross-island road im-
provement but after further consideration the county decided not to proceed with this
project.
- Widening,of the following existing roads by a total of 15 feet to accommodate the instal-
lation or upgrading, of bicycle paths: Watson Boulevard, Newfound Harbor Road, Key
Deer Boulevard, and Wilder Road.
- Widening of all other existing local roads by 5 feet, when necessary, to accommodate the
installation of bicycle paths, stormwater infrastructure andJor sanitary sewer infrastruc-
ture.
Some habitat alteration was modeled for road widening but no alteration may take place within
habitat areas of the Lower Keys marsh rabbit such as areas adjacent to portions of Watson
Boulevard., It should be noted, that, like capital facilities planning, the county's planning horizon
for local roads is fairly short, at seven years, when compared to the Master Plan horizon, Al-
though Monroe County does not currently anticipate widening all local roads, or even a large
proportion of them, the ability to do so was built in primarily to maintain flexibility in meeting
future public facilities needs, including sewer and stormwater collection systems and water dis-
tri,bution systems. The HCP commits to design coordination on future maintenance of roads in
order to incorporate standards that will help reduce vehicular-deer collisions. The county has
already incorporated the design standards into recent repaving projects.
Analysis of Community Needs
Three-Laning of U,S. I
There is a need for the county to closely and continually coordinate with and assist FDO�T on
design,and implementation of future U.S. I three-laving..
Traffic and Transportation Element 84
4866
Livable CommuniKeys Master Planfir Original BOCC Adoption 08/2004:
Big Pine Key and No Name Key Amended by Ordinance 020-2009
Local Roads
'There is a need to develop and implement a local road and bike path improvement/maintenance
program, with appropriate design controls and traffic/roadside management in coordination with
FWS. The county's current seven-year road plan serves as the basis for this program.
AnWysh of l Leal 'rraffic Movement
A two-way, cross-island roadway has been rejected as a means of addressing local traffic move-
ment within the U. , I Corridor Area north of U.S. I and west of Key Deer Boulevard. Further
consideration of local traffic circulation improvements should be part of the Corridor Enhance,
ment Plan process,
Recommended Strategies and Actions
Strategy 15.1
Maintain close coordination with FDOT on the three-lane plan for U. ., I in order to provide ap-
propriate county support where needed, to ensure consistency with the Corridor Enhancement
Plan and to ensure compliance with the anticipated ITP/HCP'requirements.
Strategy 15.2
Ensure that the seven-year local road/bike path maintenance and improvement program is con-
sistent with the anticipated ITP/HCP and this Master Plan on an annual basis.
Action Item 15.2.1.- Map all local roads on the GIS database and characterize by ownership,
pavement status,
and other features.
Action Item 15.2.2: Coordinate with the I.J.S. Fish and Wildlife Service to identify design
and roadside management techniques, including the appropriate location for their use, aimed
at increasing human safety and decreasing wildlife impacts. The feattire designs shall be in-
tegrated into the seven-year road plan where appropriate.
Action Item 15.2'.3'.° Evaluate the need for traffic calming elements, both on U.S. I and
county roads where increased development may warrant such elements for safety purposes.
Action Item 1, .2 4.° Limit new paving to roads or portions of roads that serve Tier III proper-
ties or public facilities.
Action Item 15.2.5: Permit maintenance of private easements in their existing footprint and
elevation.
Action Item 15,2.& Permit the minimum necessary road widening within existing rights-of-
way to accommodate the following:
a, bike paths and/or sidewalks,
b. public facilities including sewage collection systems, stormwater collection and treat-
ment systems,water distribution systems and other utilities.,
Traffic and Transportation Element 85
4867
Livable Commun Meys Master Plan for Original BOCC Adoption 08/2004:
Big Pine Key and No Name Key Amended by Ordinance 020-2009
Fiscal Implications and Anticipated Capital Improvement Projects
The county's seven-year road plan, existed prior to and, separate from this Master Plan. The
county's planned roadway improvements were modeled in the FICP and included in this Master
Plan, The only additional fiscal impacts introduced by that process are associated with the addi-
tion of wildlife managernent design and construction aspects to already existing road mainte-
nance and widening plans,, It is estimated that these management items (eg., speed bumps,
signs, etc.) add a small amount to the cost of road maintenance on average, The projected capi-
tal cost of the current seven-year road plan is $1.5 million. Therefore, we can assume that the
HCP/Master Plan requirements will add only a small amount to that cost for at least the next
seven years. There are no other new fiscal impacts or capital costs to Monroe County intro-
duced by the Traffic and Transportation Element.
Trqffic and Transportation Elem,ent 86
4868
Livable C,ammuniK ys Master Plan for Original BOAC Adoption kt 0 ;
Big Pine Key and No Name Key Amended by Ordinance 020.200
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Big P'Nne Key and No game Key
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4869
Li a ale CommuniKeys Master Planfor Original BOCC Adoption 0 / 4;
Big Pine Key and No Name Key Amended by Ordinance 020- 009
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4870
Livable CommuniKeju Master Plan for Original BOCC Adoption O 8/2004-
Big Pine Key and No Name Key Amended by Ordinance 020-2009
GOAL 16
Encourage community involvement in implementing
and monitoring the Livable CommuniKeys Program
(LCP) Master Plan
Current Conditions Summary
The community has demonstrated their interest in planning, for the future of Big Pine Key and
No Name Key by attending workshops, community meetings and sending letters to the planning
department concerning what they hoped to achieve in this planning,process. Continuous conunu-
nity feedback has allowed staff to gain an understanding of the needs and desires of the conimu-
nity. The community interest has kept the project on tract moving forward toward the Vision.
Four Livable CommuniKeys newsletters were written and distributed to all residents of the com-
muriity and to property owners who may live in a different location. The newsletters were an
outreach effort to the community, as a whole, to assure that everyone had an opportunity to be-
come informed about the issues being, addressed in both the, LCP Master Plan and the Habitat
Conservation Plan, (HCP). Each of the three LCP workshops was well attended by sometimes
more than 100 residents,
Policy 10 1.20,1 of the 2010 Comprehensive Plan directs that the LCP Master Plans he devel-
oped following certain principles. Principle number Two states that the community master plans
will include "a monitoring mechanism to provide accountability to the: communities." Principle
number Five directs that "each Community Master Plan will include mechanisms allowing citi-
zens continued oversight and involvement in, the implementation of their plans. Through the
Community Master flans, programs for ongoing public involvement, outreach, and education
will, be developed,'I
Analysis of Community Needs
Continui1W,Commun,ity Involyement
Mechanisms need to be developed to assure that the citizens of this planning area are, kept in-
formed and have an opportunity for meaningful cormnent on plan implementation, at a minimum
hicluding,the H budget, community facilities, U.S. I expansion and progress on the corridor en-
hancement plan.
Recommended Strategies and Actions
Strategy 16.1
Provide updates to the community on all aspects of plan implementation and the status of public
projects on Big Pine Key and No Name Key,
Community Participation Element 89
4871
Livable CommuniKeys Master.Plan for Origina9 BOCC Adoption 08/2004-,
Big Pine Key and No Fame KeyAmended by Ordinance 020-2009
A clion Item 16.1.1: Work closely with the County communications office to distribute infor-
mation through press releases and the Monroe County web site,
Action Item 161.2'.- Continue to provide speakers to civic and service organizations to dis-
cuss LCP Master Plan issues.
Action Item 16.1.3: Publish and distribute a public newsletter on a periodic basis to provide
community awareness and update on the progress.
Strategy 16.2
Provide opportunities for public review of the annual development and acquisition report re-
quired in the HCP and Strategy 1.5.
Action item 162.1 Present the report annually in a public meeting before the Planning Com-
mission including the evaluation and demonstration of compliance with the: total allowable H
and the H of conservation parcels acquired for the purpose of mitigating H developed®
Action Item 16.2.2.- Place the annual Report on the County web page and in the Public Li-
brary on Big Pine Key.
Strategy 1,63
Establish a Big Pine Key Corridor Area Enhancement Committee to advise the Planning Com-
mission on project proposals within the identified corridor,
Action Item 163.1: Appoint five to seven Committee members to include representatives
from the business community,, the general citizenry, and design professionals to serve as vol-
unteers reviewing and commenting on plans for prqjects and improvements along the corri-
dor.
Action Item 163.2: Specify procedures for Committee review of development and redevel-
opment, proposals concerning conformance to the Architectural Guidelines in the Big Pine
Key/US I Corridor Enhancement Plan.
Action Item 16.3.3: Hold all meetings of the Committee in a public format and advertise the
date and agenda following the Florida"Sunshine" Law requirements.
Action Item 16.3.4: Support the Committee by having the planning department provide tech-
nical and secretarial staffing, mailings, advertising, and preparation of Committee reports,
Community Participation Element 90
4872
Livable CommuniKeys Master Planfor Original OCC Adoption 08/2004:
Big Pine,Key and No Name Key Amended by Ordinance Q 0- 09
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Capital Costs Summary 91
4873
Livable Cat mm un iKeys Alraster Plan for Original BOCC Adoption,08/2004:
Big Pine Key and No Name Key Amended by Ordinance 020-2009
Capital Costs Summary
Table 7.1 below lists the estimated costs of the major capital improvements that are called for in
the plan. Not every suggested project is included in this list(e.g. public offices or neighborhood
parks) because many are undefined at this time and it is not possible to determine what costs
may be involved, The seven year roadway improvements plan only extends to the year 20,06.
After this date the new cost estimates will have to be included to, achieve a more accurate total,
cost over the planning horizon. Estimates were gathered from various sources including:
0 The Monroe County Sanitary Wastewater Master Plan
0 The Monroe County Seven Year Roadway/Bicycle Path Plan
The Florida Keys Overseas Heritage Trail Master Plan
The Monroe County Capital Projects Plan
The Monroe County Annual Budget
Table 7.1 Estimated cost of capital Improvements
'Cost,
Fire Station,Redevelopment $ 2,400,000 Infrastructure tax
Community Park Development $ 3,500,000 Infrastructure tax
Roadway/Bike Path(including stormwater managernent) $ 1,557,170 Impact Fees
Overseas Heritage Trail(including landscaping) $ 1,485,000 FDOVIDEP/National Park Service
Wastewater Treatment Facilities $35,550,000 Sources outlined in SWMP
Total Cost of Capital Improvements $44,492,170
Table 73 also identifies the sources of the funding for each of the projects. Both the fire station
and the community park development have been allocated funding in the year 2003 and are pro-
jects which have already begun. The roadway improvements only pertain to county maintained
roads and bike paths and are funded through impact fees. The proposed widening of U.S. I will
be done by FDOT, which has already allocated funding for the design of the project. Funding
sources have not been identified for the improvements to this section of the Overseas Heritage
Trail , however the DEP is actively seeking sources at this time. The Monroe County Sanitary
Wastewater Master Plan outlines, a number of sources for use in funding wastewater facilities
including user fees and charges, bonds and loans, grants, financial assistance for low income in-
dividuals, and assessment fees. Some areas of Big Pine have been determined to be "hot spots'
and are ranked as 4th, 5th, filth, and 9th in terms of priority in the Lower Keys. These 'hot spots'
will be addressed after the current wastewater projects are underway and funding sources will be
pursued at that time.
Capital Costs Summary 92
4874
Livable CommuniKeys Master Planfor Original BOCC Adoption 08/2004:
Big Pin'eKey and No Nante Key Amended by Ordinance 020-2o09
The table below estimates of the cost of reaching the 3 to I mitigation factor required by the
HCP
Table 7.2 Estimated cost of 3 to I mitigation
Estimated land value(based on average cost) $6,1185,000
Annual management costs-,S 1,00O per acre for the first three years $,8 1 0,00O
Annual management costs:$100 per acre after the First three years $459,000
20 year monitoring,($5,000 per year) Is 100,000
I
Total cost over 20 year IS 7,554,000
Source:Habitat Conservation Plan for Florida Key Deer
--------------J,
Mitigation costs will be shared by the county, the state, and the federal government. Much of
Big Pine and No Name are included in the state's, CARL program. When lands within the
CARL boundary are acquired, the county can apply to the state for reimbursement for monies
spent on acquisition. Additionally, all of Big Pine and No Name are within the National Key
Deer Refuge and lands acquired which have significant value to the endangered species may be
turned over to the US Fish and Wildlife Service for management purposes, reducing the overall
management cost to the county.
Both the capital costs and the mitigation would cost an estimated $52,046,170 over the twenty
year period.
If purchase of all private, vacant Tier I lands were necessary, a preliminary estimate in 2002 in-
dicates the assessed value of these lands, would be approximately $16 million, Purchase price is
typically higher then the assessed value, therefore a,higher nurnber could be expected,
Capital Costs&mmary' 93
4875
Liz Yongue
From: Ballard-Lindsey <Ballard-Lindsey@ Mon roeCounty-FL.Gov>
Sent: Friday, October 11, 2024 3:28 PM
To: Gomez-Krystal; County Commissioners and Aides; Kevin Madok; Senior Management
Team and Aides; Liz Yongue; InternalAudit
Cc: Shillinger-Bob; Williams-Jethon; Cioffari-Cheryl; Livengood-Kristen; Rubio-Suzanne;
Pam Radloff; County-Attorney; Allen-John; Danise Henriquez; Hurley-Christine; Rosch-
Mark; Gambuzza-Dina; Beyers-John; InternalAudit; Valcheva-Svilena
Subject: Time approximate item L2 10.16.2024 BOCC Meeting
Categories: Orange Category
Good afternoon,
Please be advised,we have added the time approximate of 11:45 A.M.for item L2.
"COMMISSIONER LINCOLN:Discussion and direction regarding the Grimal Grove property on Big Pine Key and whether to
direct staff to process Comprehensive Plan amendment(s)and an amendment to the Master Plan for Future
Development of Big Pine Key and No Name Key to recognize the exotic fruit grove, originally established by Adolf Grimal,
as an existing Institutional Use."
Sincerely,
Li�y�Ballard,
A-t e to Christine HurLe�, Covwt� Ac{odn, strator
-?,us�wess M,2n,29er- Ac{wdnv stratCon
1100 Sintooton street, Sv to 2-205
K.e� west; FL :2,:2,04 0
(305)292--4-4-4�2, (o ffiCe)
(:2,05):2,9:2,--4-4-4 2 (ceLL Phone)
(305)292--4 5 4-4 (F X)
Courier Stop #!
.4ov
www.vKovg,roeco�cwtU-A.�oy
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 T}EE
COUNTY RE(�ARDINC� COUNTY BUSINESS ARE PUBLIC RECORDS AVAILABLE TO THE PUBLIC AND MEDIA UPON
REQUEST. YOUR EMAIL COMMUNICATION MAY BE SUBJECT'TO PUBLIC DISCLOSURE.
1
0 Please consider the ervironrrmnt when
0cidideng whether to print this ema:aiL
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Livable ConstrouniKeys Master Plan for Big Pi'lle � and No "Neale Key, August ION
GOAL, 5
Alaintain the viabilit,,,Tl Ofe.-.viSting cainnnaiih,! o7ganl-
.-ations by Providing 0 111 -05� IiHl IC ppW Wtit�t fiOT fted 7t?(
ve opinent and c,,,7xp1 sion.
Current Conditions SummarN
The LCP�'HCP process sought to ensure that existing conuntuii orgaiiLzations could remain vi-
able and expand according to their nee,ds, within existurg zoning limitatioms. Table 27 lists these
organizations.
'Table,227 Institotional'uscs loc wit ed an 1 Fine Key.,
CjV*C '"vim TUW
Lion's Club 1 OS'770 NA I
Lowex Keys YtopeM Owmers 309070 is 2
Moose Club 111070 SR I
RAO MIS
St. Framcis 110040 111A I
Lord of the Sens 111074.0,68 NA I
Big Pline Baptist 111470 SR 3
Big Pine Methodist 111450 SR 3
Vtney�d Christian I I I 17D 1,
T�t Peter"s 110,400 SIC 3
NIemonal Crwdeus Cemetery 110830,0001 1 3
Big Pine Nei*bw.hood Cbaner Schml 111420
sescamp M
Srwoc Nf=oo Co=ry IVhnmLmg md Zzr.-ixam=vuuI Rsowpwc,"Dapwmmw
140112030-000000., 002469-5-04WO�H� 00246960-000000, 0024WO-00000% 00246980-MOOO, 00 WM-00,0000,
002411000-NOW 0024-7140-,000000,0024,7150-000000,002471604,00000.002,47170-000000,and 00247190400"0
AH of fliese institutional, uses have been, existing for at least 20 years and no nexv uses, Ueta-Utici-
pated at prelsent, A munber of these institutions have expressed an interest ill redevelopment Of
existing sum e footage, or a linlited ex—pansion to befter seiire the needs of the present population.
Analvsi� of Commanity Needs
Plan for Future Commimity Organizattion Needs
The existng community organizations in the plamiing area have been identified. Some have
built their cuiTent landoxneirlip to capacity wilule others have expressed a dejire to expand.
The permitted. action trade r the HCP wih, 4-dloNv for a limited ainount of exTansdon needs. For the
rema,ming facilities the is a need to define, the. future pDtential for exp,ansion and maintain
flexibihty so that ffiture requests can be handled.
Land Ure and Redevelo pv,jent Eleinent 4S,
Livable CommuniKeys Master Plan fo�r Original BOCC Adoption 08/2004:
Big Pine Key and No Name Key Amended by Ordinance 020-:7.009
Recommended Strategies and Actions
Strategy 5.1
Allow the limited, expansion of existing community religious, civic and institutional organiza-
tions over the next twenty years consistent with the community vision and development plan and
with the incidental take permit and the accompanying Habitat Conservation Plan for the Florida
Key Deer and Other Protected Species.
A clion Item 5.1,1: F_xpansion of non-public institutional floor area and uses is allowed in all
Tier designations within: the planning area, but, only on lands currently owned by the organi-
zations on the date of the issuance of the Incidental Take Permit, to ensure avoidance and
minimization of impacts to the Key deer and other covered species.
A coon Item 5.L 2.- Limit floor area allocations to 2,500 square feet per organization, per year,
Action Item 5.1.3: Monitor the total amount of new floor area allocated towards expansion of
existing non-public institutional uses as specific proposals are received. At the point where
new floor area is expected to exceed the H units budgeted, consider allocation of 1-1 from
commercial or public facilities categories to fulfill community organization needs for both
existing expansions and new uses. Include this as a discussion item during presentation of
the annual report and obtain Board of County Commissioners' approval prior to revising the
H budget.
Action Item 5.1.4: Allow allocation and permit issuance for non-public institutional floor
area at any time during the twenty-Year planning horizon.
Land Use and Redevelopment El'ement 49