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HomeMy WebLinkAboutItem J6 J6 BOARD OF COUNTY COMMISSIONERS COUNTY of MONROE Mayor James K.Scholl,District 3 The Florida Keys Mayor Pro Tern Michelle Lincoln,District 2 Craig Cates,District 1 David Rice,District 4 Holly Merrill Raschein,District 5 Board of County Commissioners Meeting June 18, 2025 Agenda Item Number: J6 2023-4100 BULK ITEM: No DEPARTMENT: Planning & Environmental Resources TIME APPROXIMATE: STAFF CONTACT: Emily Schemper or Devin Tolpin Pending AGENDA ITEM WORDING: Discussion and Direction Concerning Potential Amendments to the Monroe County Comprehensive Plan and Land Development Code to Increase the Maximum Height of Residential Structures from 35 Feet to 42 Feet. TIME APPROXIMATE 11:30 A.M. ITEM BACKGROUND: On April 16, 2025, the Monroe County Board of County Commissioners ("BOCC", 'Board", "Monroe County", or the "County") directed Planning and Environmental Resources Department ("Department") professional staff to bring back language for potential amendment(s) to the Monroe County Land Development Code ("LDC") and Comprehensive Plan that would result in an increase of the maximum height of residential structures from 35 feet to 42 feet, eliminate the correlation of the residential height exception to the new FEMA maps, clarify the definition of grade, revise exceptions to height, and address the need for additional height at Key West and Marathon airports. Department professional staff have prepared draft language that would meet the direction given at the April 16th meeting including two different options for LDC Section 131-2: One option that limits structures to 2 habitable floors, and a second option that does not limit the number of habitable floors. The language drafted for discussion purposes is included as backup for this item. If directed to process these amendments, the final proposed ordinances would be brought back to the BOCC for transmittal and adoption hearings following all other required public meetings and hearings. PREVIOUS RELEVANT BOCC ACTION: April 16, 2025 - BOCC directed Planning & Environmental Resources Department professional staff to draft and bring back potential amendments to the Monroe County Comprehensive Plan and Land Development Code regarding maximum height as described above. INSURANCE REQUIRED: 1936 No CONTRACT/AGREEMENT CHANGES: N/A STAFF RECOMMENDATION: Direction to Planning and Environmental Resources Department professional staff on whether to, and if so, general parameters on how to, proceed with potential amendments to the Monroe County Comprehensive Plan and Land Development Code to increase the maximum height of residential structures from 35 feet to 42 feet. DOCUMENTATION: Potential Height Amendment Language_StrilcethroughUnderline.pdf Potential Height Amendment Language_Clean Copy.pdf Summary and Table - Monroe County Vs Municipal Height Regulations.pdf Monroe County Height Regulations - Comp Plan and LDC April 2025.pdf FINANCIAL IMPACT: N/A 1937 Sec. 101-1. Definitions. Grade means$ @ "@f[.;-I'r 4wt Rat'4 aJ e�ev4t4)R (:4 tI [:,-G4)C b4"d 4wGva a4 4 a ',bf"{C4f"$� .&:`C V"l4wtf"f 4 t{C4f"@F f @ -t to O; 4I"10644w�4U Walk 40 oF the crown or curb of the nearest road directly adjacent to the structure, 4 ICI a`ef"4ff m t.4e r"@tw 4 eiev@tk)rf C4 t4e[:',f"ef rf d °,4: =4ee` "4G^dC?f"to a 4:Iri(wtf"fCa)$fClr"i, 4 e eoC -"ty r mall utfkre e t4e big. �A.Peteet.k)r+arod...Raf-[g::_g(64)AR) 4@t@t �et ima IV:Ir+ o 1:i�epa-re4 4�20G� arod o�td e�� be.�A ava4gi� e 4at.@F 4+44444i7 i" :4 f"4)t ii09 t4'4 tel Irf" 4'Ia^va-tk)Ff °r, pFe1d'`i(w�r"fCa`td4lr"i tCII"1Cr,1[:;f a"?�""f(ri C sy;KwF i a� atfC?f"" C,fc r"tfYfC k'$'^' af-"d/oF oti"ie eiI itfea4—r en4ote f Piw d''{.[.i 4@t@. Height means"the vertical distance between grade and the highest part of any structure, %R4�:4Rg al-e(+A 4F*eRt7 excluding the following: chimneys; spires and/or steeples on structures used for p Y flagpoles;institutions and/or public uses only; and/or television antenna, a o es; 1��4 r ��a�:..:C a 4 g��:pMgnt., elevator prat„4Ii shaft,,and e�irilri ;i t solar apparatus; utility poles and/or transmission towers;and certain antenna supporting structures with attached antenna and/or collocations as permitted in Chapter 146. However, in no event shall any of the exclusions enumerated in this definition be construed to permit any habitable or usable space to exceed the applicable height limitations. In the case of airport districts,the height limitations therein shall be absolute and the exclusions enumerated in this definition shall not apply rLithogt r II2fflC apI,LgCI „I I-Iy 11-�e,Federal Aviation Administration Created: 2025-02-03 13:11:20 [EST] (Supp. No.14) Page 1 of 9 1938 Sec. 131-2. Maximum Height.- OPTION 1 No structure or building shall be developed that exceeds a maximum height of 35 feet. Exceptions will be allowed for chimneys; spires and/or steeples on structures used for institutional and/or public uses only; radio and/or television antenna;flagpoles;solar apparatus; ���e�;f"�a�"�i4 a..f.eg it"4Mgnt, elevator shafts and eg ipmgnt, utility poles and/or transmission towers; and certain antenna supporting structures with attached antenna and/or collocations as permitted in chapter 146. Exceptions will be allowed Pw�(.leOd ffetea ti4:aR as specifically permitted in 101.5.32 aye and within Ocean Reef as provided in Comprehensive Plan Policy 101.5.31 and restated in subsection (a)below. However, in no event shall any of the exclusions enumerated in this section be construed to permit any habitable or usable space to exceed the maximum height limitation,except as specifically permitted in Policies 101.5.31 an 101.5.32 a-oak 4 4 + t 3. In the case of airport districts,the height limitations there in shall be absolute and the exclusions enumerated in this section shall not apply i"le,,a1"41"4i"cy gc f"]y tf";I2 I ede,.I,af Aviation Adm4n4,,t4"aa44yn (a) Within the Ocean Reef master planned community which is gated, isolated and inaccessible to the surrounding community,and has a distinct community character, nonresidential and transient buildings may include non-habitable architectural decorative features(such as finials, railings,widow's walk, parapets)that exceed the 35-foot height limit in Policy 101.5.30, but such features shall not exceed 5 feet above the building's roof-line.This exception shall not result in a building together with any architectural decorative feature with a height that would exceed 40 feet. In addition,within the Ocean Reef gated master planned community, upon evidence submitted that the proposed building height has been approved by the master association,Ocean Reef Community Association Inc., pursuant to its building regulations and restrictions, buildings containing multifamily residential,transient,and/or nonresidential uses may be developed or redeveloped to a total maximum building height of 60 feet, provided the buildings are limited to four habitable floors.Such development on property owned by Ocean Reef Club, Inc.shall not be required to provide evidence it has been approved by the master association, based on its exemption from master association review under the Ocean Reef gated master planned community's governing documents. tad'"e e y eed tv e � 1 �( I ( , yw � (b) �tf f44 tf4f�.vl��.e�Ie�r�ute�(� tyyelop2d �.��If4,fV(�?��(y/Vft residential�'�y�v,� Ia:a•4 a� i4• ����;�...Iw.I(��tr�u•&IC�d�4! t4.. .may exceed �:���� t 4a Geed the 35-foot height limit as follows: 1 ,rnt2 E2Lnilya44...Ln t i �n� � 4y�ud..4e4trv...,t structures, Qy .a� y r f"g� ietv a oe �.�� r4rt 6dp4tj of et H:4444 a^q 4vtJ (a�t�taa vled...dwe[4v4F� 444`4} e'9k:44`4@a fly e evaty".g to exrc::�eed 4eE I"?f4f4GP`i[''4�FEEDRff44 014 B tF a?" ex(`ej' lttfClR4?f @ rvv@x-im4444 (4t.4ee ( ) feet gl4?ve toe 3�;... feet Pe'f[:',4t limit P"v @y-l"e I f"Muted i4¢4...@H:49r4 t of 4e '" f[.�,""t�exeej' ?tfCr) °4@P be RE)[:;G a-tef"4�"@rG te r @n4o4: -ot af vek4r:ta�" .e fe vat4:)R o ov. t ts"..,all have a "Y a x.`.nll: l height of 42 feet, " "?V f d.' (. two (2) 4: k,• PH:) eVeRt S 43,4 a 4wt.�����b4 4444.�.i.4 g ex,a:teed ,2,fiee�t 44� i�E���ig. t E:�:�... .e,structure 4 4.f�rt� 4k't. habitable floors.The space below the lowest habitable floor of an elevated structure.s,4.��4.G...bw 14EEited t4,)..a•4 @x,44E;6+q oa...299 r�e feet 44 er 4o!ed P•w* shall be used exclusively for parking of vehicles,elevators, limited storage and/or building access purposes. 1�i r4K eEe ept44;w s, 4@k 0,1414 y to tv'[y ep b 44f"[.ir� Wvl6y,4�ee vC,dv4:44`�4@P 4:yf"...f"yy't.;;„ (. ) CJ1„Gjifa�12ily �-esidential structures, that are, deed restricted as affordable and/4)r workforce IC,,2�ff"1[ as defined ed in Section 101 1, may "2 "lf f t ujD to 42 feet yvith more that 1 two 2) "la itu"1 e, ff221 if a.l'���4I4�4av�4��.f y L 2,.gluti4an.�of the Board 4.ai...0 ognty:...4 4ammi,,si4aner ha,ed...on consideration of the fc y l l c\y.iLL.!.k:,...L.f:.!.:t.e.ri a.. a v,t�f� v additional �... .V`✓1<<€<<��E.u.If� ��4�E.u�..I����4k flood G„u„4 t���� ��4k 4�a� 1.4'..I:4a144a,a1„r f4a� 4�..��(�t�4a�€a„ elevation Ievati4:yn...:f4yi flood Created: 2025-02-03 13:11:20 [EST] (Supp. No.14) Page 2 of 9 1939 h ',�umher of additional affordable and/gL��)rkforce units feasible hased on additional habitable floor(�)� exceed two(�) �-�ahitahle floors may ne re�nahred improved redevelo�22d elevated to a intensity, f���L�L2�, �-wmher of habitable floors, density tyjDe of use (�4A 8ui|di the minimum flood elevation require�lients of the J(2rida B�:�kfing�,ode hased on the current FEIMA Flood Insurance Rate d "'g5vqA gj"'�anenote|i8ib|eforthese�yexoeptions. Created: zozs'oz'o3z3.zz.zo [cSr] (supp. mo.14) Page»ofo ex(::ePt )r�:: (g) Aa provided in Policy 1O1.5.3932,for lawfully estab|ishedEX|ST|NGmulti-fami|y(attaoheddmmUin8 � unit) buildings which exceed the 35-foot height limit that are proposed to exceed a total height of 42G feet, a public hearing before the Planning Commission and Board of County Commissioners to review and specify the maximum approved height shall be required prior to issuance of any county permit or development approval.The Planning Commission shall provide a recommendation to the BOCC on the maximum height of a building.The BOCC shall adopt a resolution specifying the maximum approved height. (1) For lawfully established EXISTING multi-family(attached dwelling unit) buildings that are voluntarily repaired, improved, redeveloped and/or elevated to meet the building's minimum required FEMA8FE, but will require a height exception of more than five seven (ZS)feet,aFlood � Protection Height Exception exceeding the 3Fi feet height limit may be provided by the 80CC based on the following criteria: a. The flood zone of the parcel; b. The number of dwelling units lawfully established and an analysis of the number of dwelling units which may not be able to redevelop on the subject parcel without a height exception; C. The physical characteristics of the existing building and parcel; d. The susceptibility of the existing building and its contents to flood damage and the effects of such damage on the property owner; e. The possibility that materials from the existing building may be swept onto other lands to the injury ofothers; f. The availability of alternate solutions; 8. If the new proposed building height will result in increased flood risk; result in additional threats to public safety; result in extraordinary public expense; create nuisance; or cause fraud onor victimization of the public; and h. Community character. i. Buildings not being elevated to at least meet the required FEMA BFIE are not eligible for this exception. (2) A BOCC resolution shall specify the findings of criteria of(d)(1)a.through i. (above)and specify the approved maximum total height for the proposed building. International Air d andth Florida K W1 th International Ai d shall he 4S feet. Thi | o floiri of iirciraft airidth i t oir if requiiredt t h i | foir th | ontheado ted&i �� Master 3kflri arld &i tLa tP| 1 t2 P |i 50117 Wfl'iout Loll,i m/rittenauthorizationfiromthe FAA su ti 1h2arid coristiructoiri.i Created: z02s'oz'o3z3uz.zo [cSr] (supp.mo.14) Page 4ofo Sec. 131-2. Maximum Height.- OPTION 2 No structure or building shall be developed that exceeds a maximum height of 35 feet. Exceptions will be allowed for chimneys;spires and/or steeples on structures used for institutional and/or public uses only; radio and/or television antenna;flagpoles; solar apparatus, :f hani(:.a,Jl egCt hl.lh�,2nt, yyfevato s haft+and ��g�� il�,,�����2nt�,, utility poles and/or transmission towers; and certain antenna supporting structures with attached antenna and/or collocations as permitted in chapter 146. Exceptions will be allowed Pw�P4141d as specifically permitted in +rw Iw'Cylic,y 101.5.32 @rhd 444 &3t and within Ocean Reef as provided in Comprehensive Plan Policy 101.5.31 and restated in subsection (a)below. However, in no event shall any of the exclusions enumerated in this section be construed to permit any habitable or usable space to exceed the maximum height limitation,except as specifically permitted in Policies 101.5.31 aI d 101.5.32 a-oak 4 4 + 33. In the case of airport districts,the height limitations there in shall be absolute and the exclusions enumerated in this section shall not apply 14Dj�a1]g Cyy2c y ( � tby I ederal Aviation Administration (a) Within the Ocean Reef master planned community which is gated, isolated and inaccessible to the surrounding community,and has a distinct community character, nonresidential and transient buildings may include non-habitable architectural decorative features(such as finials, railings,widow's walk, parapets)that exceed the 35-foot height limit in Policy 101.5.30, but such features shall not exceed 5 feet above the building's roof-line.This exception shall not result in a building together with any architectural decorative feature with a height that would exceed 40 feet. In addition,within the Ocean Reef gated master planned community, upon evidence submitted that the proposed building height has been approved by the master association,Ocean Reef Community Association Inc., pursuant to its building regulations and restrictions, buildings containing multifamily residential,transient,and/or nonresidential uses may be developed or redeveloped to a total maximum building height of 60 feet, provided the buildings are limited to four habitable floors.Such development on property owned by Ocean Reef Club, Inc.shall not be required to provide evidence it has been approved by the master association,based on its exemption from master association review under the Ocean Reef gated master planned community's governing documents. (b) I residential aCIiQ44•ht 44�+1 ,.4�fevateg e4�.1++eet oI� 4�a y�yyh d•ti he �154A Iw;a.�,e ,V4)e;k....Iw. evatk;w (BlI Iw. may exceed the 35-foot height limit as follows: (1) r(.fhg:g YaLlily aD�..h++h4ltiYamily �-esidentiall structures I :)::...Nai.ta,f r14Rg e (an4y-(deta4e�4 4we kr: [�i: h4r:4) a-:ydn:4Q4tiYa++4y (at:t@e4e44k4ryweif4g @hrvevClks:+-htah4iy.-efeva-te4toea-e+e(4 4 I"?f444[''4�rvvGRff44 014 p:e"ff e4 B t F i " ex(`ej' lt.fC)r"i of @ M@x4MWq4 (IY t.4e ( ) feet gleve t4e 3Fi... Peet they ,ir�'t v00Y10't q:43� be 1:�:i)e00vv0'e6ed �,v'[e aP49C 44.pt 44P t'I'he...t"e[.i,l'h't e a �y1't'0 4��F� r "hall b e Ro a!rp.�eate �t t�h@Fs. tt eil ht C:a...y 2 feet..�� 1+4 hho h.y ah+1CI��G„�4h�•ht:I(��.y���y��1h44•h�t�r�...+I+�����0.4��1hh ad44;4�•¢ , � r s� � �s r � �a4 " a..[a haV�' a f44a'�f.f44f4f44 h.. e.Y�e F4 4,w I'4a a 0"h ew.b:§4 I 4 4t� ex'4 e e;4r � Peet 4t I 4.��4eh o�t.4x,'o (�'2` Is��p�a l�0't'a L�Ld'��� i I C I C d O r':;r.1 v1 (e 4,w l4a a e be4)v" 4 44we;st ihai.444 4ie Yiwv*4'.bp a0h..eIevr'a.t¢2.g°tR:4&'t'.Gv4e 4'4 be Ifvvv4ed t'Q;)0 :40,4 H:4Y 44 C4'2r4 a feet CIY 4'rhek)C red it°Ioo a+rea-@rhd 4!4all be &+,, 4 4'aw;4?`k+k,!`V4'.I„y w4 1"1aG^�Iti00i�[:�,CI444ve" 4'14'va-t.4?0 7 kn:1dt4'd r,t4:il0age faR(4,E)F b" :4ICuf0"h[.,..@,eee PrP" +194?°,efi t4��eXeej9tfC1d''i @1919''49 t4 iwd ;,44wta htf 4Y f0"v'"4pI0 o`tJe0"i'4 r:A of b 40vCuf0igr, OF REA::r (.2) Vo.h laW14,4lrt �,X,1" 1•1,44(j arh.d atta4:dted guwr,4lhFh[ a444) bI:§4144 g[ Wl�h Ih go t�4,e, eX6 ee d t�e Peet they .ir�t q:40't'.a";d a"eC..�e4 444`h ta.ft"b`J etR)Ptted t44 0vveet....ad;d Q;4 eed tlh. H:44 H4444h44 te(J*4ed &t•�7 a{h ex'4 ept'0C;I0't..4'.4Y a 0440 rd044644 44 YO e (.�;( Peet..a444ry e tiz e 7; Pee�t. t"ea [.{I'h't v00q:4Ot O:43'4°b e P eC M tted:: �e a{Y 19.G4h•ht 0Y't'.tr e they '.{�t ex� e'4t0oR r'v 34. be 0P e g0 4ra'te tv'au; t.i,"h e d t@rhe ,.0ce. ::C earrra.psy.to 4'Ieva-te t e I1f4fiC'u-FRg to 0v ee t itt.L 11"1I4+sr0y.4...t0 t4ee (y) feet 4?Y ru'CI r 4+ t@P Created: 2025-02-03 13:11:20 [EST] (Supp. No.14) Page 5 of 9 1942 (�4) 8ui|di the minimum flood elevation require�lient,,of the 11(�rida B�:�kfing�,ode hased on the current FEIMA Flood Insurance Rate ����A 9111L are not eligible for this exception. e44!�eetk)m� e xe�e1:�i t i eR:: (�e) As provided in Policy 1O1.5.3932,for lawfully established EXISTING mu|ti'fami|y(attaohed dwelling | unit) buildings which exceed the 35'foot height limit that are proposed to exceed a total height of4J4 feet, a public hearing before the Planning Commission and Board of County Commissioners to review and specify the maximum approved height shall be required prior to issuance of any county permit or development approval.The Planning Commission shall provide a recommendation to the BOCC on the maximum height of a building.The BOCC shall adopt a resolution specifying the maximum approved height. Created: zozs'oz'o3z3.zz.zo [cSr] (supp. mo.14) Page sofo (1) For lawfully established EXISTING multi-family(attached dwelling unit) buildings that are voluntarily repaired, improved, redeveloped and/or elevated to meet the building's minimum Protection Height Exception exceeding the ��� (ruurtp height limit may be provided by feet,a Flood required FEMA BFE but will require a height exception of more than Ave� seven g p g � g y p y the BOCC based on the following criteria: a. The flood zone of the parcel; b. The number of dwelling units lawfully established and an analysis of the number of dwelling units which may not be able to redevelop on the subject parcel without a height exception; C. The physical characteristics of the existing building and parcel; d. The susceptibility of the existing building and its contents to flood damage and the effects of such damage on the property owner; e. The possibility that materials from the existing building may be swept onto other lands to the injury of others; f. The availability of alternate solutions; g. If the new proposed building height will result in increased flood risk; result in additional threats to public safety; result in extraordinary public expense; create nuisance; or cause fraud on or victimization of the public; and h. Community character. i. Buildings not being elevated to at least meet the required FEMA BFE are not eligible for this exception. (2) A BOCC resolution shall specify the findings of criteria of(d)(1)a.through i. (above)and specify the approved maximum total height for the proposed building. iI of sf4ant to Policy 501 2 1, the ma ffYY..uI:m hei' �fi.l'€'t imit for structures Lo ated at the Key `fir 2'� Iuugc.0 uuuugucuuuuull ou ppoirt airs g g11-ue Il llcuu da IKeys II aira ll-ucuiru oigpoirt su-i ullll Ilbe 4!,) feet. Ihlluus Iluc ouglhiit u-inay cuu-uly be exceededVf irequuiiired Iby g�lhie II c.�deiruull crouufloiru �gu�u�uu�uum���u�:u��uabu�u yll )i fear fl-i s�:uf.�a bppeir:u��u�oiri of dirciraft airs g fl-ie uuourllpoirt, oir of irequuuired to ruuediairiu c.�ull foie gll ie muuullbro ect structure. Iluru aria case su-i ullll g11-ue urnax;irnuuirn Ihu6gr-ig exceed 14 01IC Il3airt 77 suuirfaccs, as liuruc]tided oir,tahucu uucgculluted Aurp,mirt Aumuteir Il3lluuuru airs g Auiqpoirt II ayouut Il3lluuuru..lpuuumuuuu rit to Il 6c cy!,)OL g 7, vofl-iouut lhpiJoir vuutteiri fircuuruu fl-i a II suupup oirguuru,g fIlue stiruuctuuirc.s Iluc gu-it arid c.curistiruuctuoiri. Comprehensive Plan Glossary: Grade means the PI°.,v t K,wt Ra- 404 e°Ieva- IC:r4 i•C4 tv le°°[i"I t)V 4 P;.°°°Kwl a••ar. ; it 44 t.4:} C44 tK,wtl°"°I f•t44:l P;..." t k)4"e ` ,u4.!i 4 a..K;t�cu 644.e, u4 t�e crown or curb of the nearest road directly adjacent to the structure, �r,...f Policy 101.5.30 In order to preserve the existing community character and natural environment, Monroe County shall limit the height of nonresidential and transient structures including landfills to 35 feet.Structures develu,ap2 2((J usivel a .� ] e°[� feet Height is defined as the vertical distance between urvlt�I,ru�;,lu�ku�r€;t1a uses shall have a 4r;1a�,14rr4u��1 �u 4.,��t ua �� grade and the highest part of any structure, k;ou 444r[.; �rr��u:�iraroiu -G.. �ug�c1;u4�r�rc�rot, b6t excluding spires and/or steeples on structures used for institutional and/or public uses only;chimneys; radio and/or television antennas;flagpoles; mechanical e Dui�uMg� , � f � d a�u�g�uipflrgnt, solar apparatus; utility poles and/or transmission towers; �: g l � 4�t elevator are.. and certain antenna supporting structures with attached antennas and/or collocations. However, in no event shall any of the exclusions enumerated above be construed to permit any habitable or usable space to exceed the applicable height limitations,except as specifically permitted in Policies 101.5.31, 101.5.32 and 101.5.33. In the Created: 2025-02-03 13:11:20 [EST] (Supp. No.14) Page 7 of 9 1944 case of airport districts,there shall be no exceptions to the Fi feet height limitation 4nless app.L4avgd f-ty 1f-�g,Federal Aviation Administration I AAAA (Ord Il o 01.6 201 7t § 1,9-27-2017) Policy 101.5.31 For Ocean Reef, a gated master planned community which is inaccessible to the surrounding community,and has a y i r an,,ient�buildings may include non-habitable architectural distinct community character, 4��4a4��I���;,44�k��4��t4af a4��4�k..t decorative features(such as finials, railings,widow's walk, parapets)that exceed the 35-foot height limit in Policy 101.5.30, but such features shall not exceed 5 feet above the building's roof-line.This exception shall not result in a building together with any architectural decorative feature with a height that would exceed 40 feet. In addition,within the Ocean Reef gated master planned community, upon evidence submitted that the proposed building height has been approved by the master association,Ocean Reef Community Association Inc., pursuant to its Building Regulations and Restrictions, buildings containing multifamily residential,transient,and/or nonresidential uses may be developed or redeveloped to a total maximum building height of 60 feet, provided the buildings are limited to four(4) habitable floors.Such development on property owned by Ocean Reef Club, Inc. shall not be required to provide evidence it has been approved by the master association, based on its exemption from master association review under the Ocean Reef gated master planned community's governing documents. As used in this policy,a master planned community means a planned community of 100 or more acres in area subject to a master plan or other development order approved by the county where public access is restricted and the community is operated and maintained by the community including the provision of comprehensive, private utilities and transportation facilities and services within its boundaries and a homeowners association or similar entity which regulates development standards and monitors development requests by its members. (Ord Il o 0:16 20:1.7, § 1,9-27-2017;Ord Il o 046..2011.5, § 1, 12-11-2019) vCId'x'i-f"oe Q)C : -A'y44Paw fY4u4"d;.@4+L@f`hd DeveIC'al;trvveRt ;"tr"evide @ L4)ed ^r"eteetiC1Rkei, .O�A Lx elIit.FC)g to 104: &3G to 1�1��4a4titiete p 4-i�4�i4 I'o�alt���4�'0,r,,a et.y @rod[.,eroe�4,vve4a-re, .@Pe'va,@d@J�A@ti���)r� to �:EE ar,4 (4e�a44gil °rtC1Fn: rw44f[a a..ar"d 4?4: f"I""ax"a fi°"x "1f"4i?t 4`t l"14"el"ie t`4" .Gmq:l iICLo4i Pg a-:"d 4vv4"Gd'"4v4e f'ian4aj.�e"� n:44f4vv4e "1f4I"1Ife or"d l"1p4vate 14e sew 44 e tee (14141giRg�r reti44retii e (4::4 44 e eXrPeR44 44:e,� (4P 4-b 4� (6-R g4� (4)��P44Gd 4:oRt4 of or d (4)��.e(4)xre, l rf"o ed PC1C1('i-e�veRtxw)-or"d fq:44.F[.ati f"4�k"@g PC1C1g k;S4 44�0P- 4 A IllICa)og 4"4"4A^eet4)R 6{ifg t C444.14.-k) 4 red�a�XJF*V {4444..(4 ifV (� feet...abGEvde ti ��M iCa�C t I@ �[�rri�:�lt iffY14..44e be 14�).v:igeg to­a kev La.W44' y..ex,�Aw R[:,...b4d4R9 k) be...V0i6-Rt4. 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For lawfully established existing buildings that are | proposed to exceed a total height of4G��2 feet,a public hearing before the Planning Commission and the Board of County Commissioners shall be required to review and specify the maximum approved height prior to issuance of any county permit or development approval.The Planning Commission shall provide a recommendation to the BOCC on the maximum height of a building.The BOCC shall adopt a resolution specifying the maximum approved height. Created: zozs'oz'o3z3.zz.zo [cSr] (supp. mo.14) Page oofo Sec. 101-1. Definitions. Grade means the crown or curb of the nearest road directly adjacent to the structure.. Height means"the vertical distance between grade and the highest part of any structure, excluding the following: chimneys;spires and/or steeples on structures used for institutional and/or public uses only; radio and/or television antenna,flagpoles; mechanical equipment;elevator shafts and equipment; solar apparatus; utility poles and/or transmission towers; and certain antenna supporting structures with attached antenna and/or collocations as permitted in Chapter 146. However, in no event shall any of the exclusions enumerated in this definition be construed to permit any habitable or usable space to exceed the applicable height limitations. In the case of airport districts,the height limitations therein shall be absolute and the exclusions enumerated in this definition shall not apply without specific approval by the Federal Aviation Administration (FAA). Created: 2025-02-03 13:11:20 [EST] (Supp. No. 14) Page 1 of 6 1947 Sec. 131-2. Maximum Height.- OPTION 1 No structure or building shall be developed that exceeds a maximum height of 35 feet. Exceptions will be allowed for chimneys; spires and/or steeples on structures used for institutional and/or public uses only; radio and/or television antenna;flagpoles;solar apparatus; mechanical equipment;elevator shafts and equipment; utility poles and/or transmission towers; and certain antenna supporting structures with attached antenna and/or collocations as permitted in chapter 146. Exceptions will be allowed as specifically permitted in Policy 101.5.32 and within Ocean Reef as provided in Comprehensive Plan Policy 101.5.31 and restated in subsection (a) below. However, in no event shall any of the exclusions enumerated in this section be construed to permit any habitable or usable space to exceed the maximum height limitation,except as specifically permitted in Policies 101.5.31 and 101.5.32. In the case of airport districts,the height limitations there in shall be absolute and the exclusions enumerated in this section shall not apply unless approved by the Federal Aviation Administration (FAA). (a) Within the Ocean Reef master planned community which is gated, isolated and inaccessible to the surrounding community,and has a distinct community character, nonresidential and transient buildings may include non-habitable architectural decorative features(such as finials, railings,widow's walk, parapets)that exceed the 35-foot height limit in Policy 101.5.30, but such features shall not exceed 5 feet above the building's roof-line.This exception shall not result in a building together with any architectural decorative feature with a height that would exceed 40 feet. In addition,within the Ocean Reef gated master planned community, upon evidence submitted that the proposed building height has been approved by the master association,Ocean Reef Community Association Inc., pursuant to its building regulations and restrictions, buildings containing multifamily residential,transient,and/or nonresidential uses may be developed or redeveloped to a total maximum building height of 60 feet, provided the buildings are limited to four habitable floors.Such development on property owned by Ocean Reef Club, Inc.shall not be required to provide evidence it has been approved by the master association, based on its exemption from master association review under the Ocean Reef gated master planned community's governing documents. (b) Structures developed exclusively with residential uses, may exceed the 35-foot height limit as follows: (1) Single family and multifamily residential structures shall have a maximum height of 42 feet, provided the structure is limited to two(2) habitable floors.The space below the lowest habitable floor of an elevated structure shall be used exclusively for parking of vehicles, elevators, limited storage and/or building access purposes. (2) Multifamily residential structures that are deed restricted as affordable and/or workforce housing,as defined in Section 101-1, may be built up to 42 feet with more than two(2) habitable floors if approved by resolution of the Board of County Commissioners based on consideration of the following criteria: a. Minimum required flood elevation for the structure and/or proposals for additional elevation for flood protection; b. Number of additional affordable and/or workforce units feasible based on additional habitable floor(s); C. Character of existing development on adjacent properties; (3) Lawfully established EXISTING multi-family(attached dwelling unit) buildings which already exceed two(2) habitable floors may be repaired, improved, redeveloped and/or elevated to a maximum height of 42 feet, provided the building is limited to the existing lawfully established intensity,floor area, number of habitable floors,density and type of use. Created: 2025-02-03 13:11:20 [EST] (Supp. No. 14) Page 2 of 6 1948 (3) Buildings which do not meet the minimum flood elevation requirements of the Florida Building Code based on the current FEMA Flood Insurance Rate Maps are not eligible for these exceptions. (c) As provided in Policy 101.5.32,for lawfully established EXISTING multi-family(attached dwelling unit) buildings which exceed the 35-foot height limit that are proposed to exceed a total height of 42 feet,a public hearing before the Planning Commission and Board of County Commissioners to review and specify the maximum approved height shall be required prior to issuance of any county permit or development approval.The Planning Commission shall provide a recommendation to the BOCC on the maximum height of a building.The BOCC shall adopt a resolution specifying the maximum approved height. (1) For lawfully established EXISTING multi-family(attached dwelling unit) buildings that are voluntarily repaired, improved, redeveloped and/or elevated to meet the building's minimum required FEMA BFE, but will require a height exception of more than seven (7)feet,a Flood Protection Height Exception exceeding the height limit may be provided by the BOCC based on the following criteria: a. The flood zone of the parcel; b. The number of dwelling units lawfully established and an analysis of the number of dwelling units which may not be able to redevelop on the subject parcel without a height exception; C. The physical characteristics of the existing building and parcel; d. The susceptibility of the existing building and its contents to flood damage and the effects of such damage on the property owner; e. The possibility that materials from the existing building may be swept onto other lands to the injury of others; f. The availability of alternate solutions; g. If the new proposed building height will result in increased flood risk; result in additional threats to public safety; result in extraordinary public expense; create nuisance; or cause fraud on or victimization of the public; and h. Community character. i. Buildings not being elevated to at least meet the required FEMA BFE are not eligible for this exception. (2) A BOCC resolution shall specify the findings of criteria of(d)(1)a.through i. (above)and specify the approved maximum total height for the proposed building. (d) Pursuant to Policy 501.2.1,the maximum height limit for structures located at the Key West International Airport and the Florida Keys Marathon International Airport shall be 45 feet.This height may only be exceeded if required by the Federal Aviation Administration (FAA)for the safe operation of aircraft and the airport,or if required to support mechanical appurtenances for the subject structure. In no case shall the maximum height exceed 14 CFR Part 77 surfaces,as included on the Created: 2025-02-03 13:11:20 [EST] (Supp. No. 14) Page 3 of 6 1949 adopted Airport Master Plan and Airport Layout Plan pursuant to Policy 501.1.7,without prior written authorization from the FAA supporting the structures height and construction. Sec. 131-2. Maximum Height.- OPTION 2 No structure or building shall be developed that exceeds a maximum height of 35 feet. Exceptions will be allowed for chimneys;spires and/or steeples on structures used for institutional and/or public uses only; radio and/or television antenna;flagpoles; solar apparatus; mechanical equipment;elevator shafts and equipment; utility poles and/or transmission towers; and certain antenna supporting structures with attached antenna and/or collocations as permitted in chapter 146. Exceptions will be allowed as specifically permitted in Policy 101.5.32 and within Ocean Reef as provided in Comprehensive Plan Policy 101.5.31 and restated in subsection (a) below. However, in no event shall any of the exclusions enumerated in this section be construed to permit any habitable or usable space to exceed the maximum height limitation,except as specifically permitted in Policies 101.5.31 and 101.5.32. In the case of airport districts,the height limitations there in shall be absolute and the exclusions enumerated in this section shall not apply unless approved by the Federal Aviation Administration (FAA). (a) Within the Ocean Reef master planned community which is gated, isolated and inaccessible to the surrounding community,and has a distinct community character, nonresidential and transient buildings may include non-habitable architectural decorative features(such as finials, railings,widow's walk, parapets)that exceed the 35-foot height limit in Policy 101.5.30, but such features shall not exceed 5 feet above the building's roof-line.This exception shall not result in a building together with any architectural decorative feature with a height that would exceed 40 feet. In addition,within the Ocean Reef gated master planned community, upon evidence submitted that the proposed building height has been approved by the master association,Ocean Reef Community Association Inc., pursuant to its building regulations and restrictions, buildings containing multifamily residential,transient,and/or nonresidential uses may be developed or redeveloped to a total maximum building height of 60 feet, provided the buildings are limited to four habitable floors.Such development on property owned by Ocean Reef Club, Inc.shall not be required to provide evidence it has been approved by the master association,based on its exemption from master association review under the Ocean Reef gated master planned community's governing documents. (b) Structures developed exclusively with residential uses, may exceed the 35-foot height limit as follows: (1) Single family and multifamily residential structures shall have a maximum height of 42 feet. (2) Buildings which do not meet the minimum flood elevation requirements of the Florida Building Code based on the current FEMA Flood Insurance Rate Maps are not eligible for this exception. (c) As provided in Policy 101.5.32,for lawfully established EXISTING multi-family(attached dwelling unit) buildings which exceed the 35-foot height limit that are proposed to exceed a total height of 42 feet,a public hearing before the Planning Commission and Board of County Commissioners to review and specify the maximum approved height shall be required prior to issuance of any county permit or development approval.The Planning Commission shall provide a recommendation to the BOCC on the maximum height of a building.The BOCC shall adopt a resolution specifying the maximum approved height. (1) For lawfully established EXISTING multi-family(attached dwelling unit) buildings that are voluntarily repaired, improved, redeveloped and/or elevated to meet the building's minimum required FEMA BFE, but will require a height exception of more than seven (7)feet, a Flood Protection Height Exception exceeding the height limit may be provided by the BOCC based on the following criteria: a. The flood zone of the parcel; Created: 2025-02-03 13:11:20 [EST] (Supp. No. 14) Page 4 of 6 1950 b. The number of dwelling units lawfully established and an analysis of the number of dwelling units which may not be able to redevelop on the subject parcel without a height exception; C. The physical characteristics of the existing building and parcel; d. The susceptibility of the existing building and its contents to flood damage and the effects of such damage on the property owner; e. The possibility that materials from the existing building may be swept onto other lands to the injury of others; f. The availability of alternate solutions; g. If the new proposed building height will result in increased flood risk; result in additional threats to public safety; result in extraordinary public expense; create nuisance; or cause fraud on or victimization of the public; and h. Community character. i. Buildings not being elevated to at least meet the required FEMA BFE are not eligible for this exception. (2) A BOCC resolution shall specify the findings of criteria of(d)(1)a.through i. (above)and specify the approved maximum total height for the proposed building. (d) Pursuant to Policy 501.2.1,the maximum height limit for structures located at the Key West International Airport and the Florida Keys Marathon International Airport shall be 45 feet.This height may only be exceeded if required by the Federal Aviation Administration (FAA)for the safe operation of aircraft and the airport,or if required to support mechanical appurtenances for the subject structure. In no case shall the maximum height exceed 14 CFR Part 77 surfaces,as included on the adopted Airport Master Plan and Airport Layout Plan pursuant to Policy 501.1.7,without prior written authorization from the FAA supporting the structures height and construction. Comprehensive Plan Glossary: Grade means the crown or curb of the nearest road directly adjacent to the structure. Policy 101.5.30 In order to preserve the existing community character and natural environment, Monroe County shall limit the height of nonresidential and transient structures including landfills to 35 feet.Structures developed exclusively with residential uses shall have a maximum height of 42 feet. Height is defined as the vertical distance between grade and the highest part of any structure,excluding spires and/or steeples on structures used for institutional and/or public uses only;chimneys; radio and/or television antennas;flagpoles; mechanical equipment;elevator shafts and equipment; solar apparatus; utility poles and/or transmission towers;and certain antenna supporting structures with attached antennas and/or collocations. However, in no event shall any of the exclusions enumerated above be construed to permit any habitable or usable space to exceed the applicable height limitations,except as specifically permitted in Policies 101.5.31, 101.5.32 and 101.5.33. In the case of airport districts,there shall be no exceptions to the height limitation unless approved by the Federal Aviation Administration (FAA). (Ord No 0:16 2017, § 1,9-27-2017) Created: 2025-02-03 13:11:20 [EST] (Supp. No. 14) Page 5 of 6 1951 Policy 101.5.31 For Ocean Reef, a gated master planned community which is inaccessible to the surrounding community,and has a distinct community character, nonresidential and transient buildings may include non-habitable architectural decorative features(such as finials, railings,widow's walk, parapets)that exceed the 35-foot height limit in Policy 101.5.30, but such features shall not exceed 5 feet above the building's roof-line.This exception shall not result in a building together with any architectural decorative feature with a height that would exceed 40 feet. In addition,within the Ocean Reef gated master planned community, upon evidence submitted that the proposed building height has been approved by the master association,Ocean Reef Community Association Inc., pursuant to its Building Regulations and Restrictions, buildings containing multifamily residential,transient,and/or nonresidential uses may be developed or redeveloped to a total maximum building height of 60 feet, provided the buildings are limited to four(4) habitable floors.Such development on property owned by Ocean Reef Club, Inc. shall not be required to provide evidence it has been approved by the master association, based on its exemption from master association review under the Ocean Reef gated master planned community's governing documents. As used in this policy,a master planned community means a planned community of 100 or more acres in area subject to a master plan or other development order approved by the county where public access is restricted and the community is operated and maintained by the community including the provision of comprehensive, private utilities and transportation facilities and services within its boundaries and a homeowners association or similar entity which regulates development standards and monitors development requests by its members. ((::.Yrd Il o 0:16 201..7, § 1,9-27-2017;(::.Yrd Il o 046..201..9, § 1, 12-11-2019) Policy 101.5.32 Monroe County shall maintain Land Development Regulations which provide a Flood Protection Height Exception for lawfully established existing buildings which exceed the 35-foot height limit,to promote public health,safety and general welfare;allow adaptation to coastal flooding,storm surge and other hazards; protect property from flooding and minimize damages; minimize public and private losses due to flooding; minimize future expenditures of public funds for flood control projects and for recovery from flood events; and mitigate rising flood insurance premiums.A lawfully established existing building may be repaired, improved, redeveloped and/or elevated to meet required FEMA base flood elevation (BFE) provided the building does not exceed a total maximum building height of 42 feet,and the building is limited to the existing lawfully established intensity,floor area, building envelope(floor to floor height),density and type of use. For lawfully established existing buildings that are proposed to exceed a total height of 42 feet,a public hearing before the Planning Commission and the Board of County Commissioners shall be required to review and specify the maximum approved height prior to issuance of any county permit or development approval.The Planning Commission shall provide a recommendation to the BOCC on the maximum height of a building.The BOCC shall adopt a resolution specifying the maximum approved height. Created: 2025-02-03 13:11:20 [EST] (Supp. No. 14) Page 6 of 6 1952 E CV) % 0 / \ co E 0 '7 e ./ e E co 7 2 0 � : 5 ■ / c o k M co co 0 ( k 0 \ cc 0\ � \ 40 a o / � 2 = E 2 g co 0 \ 2co q E � / © 70 f g \ 0 / \ % ® \ ¥ § x 70 0 k / y g a) co 0 a) a) E / '� 0 \ \ 7 co ƒ _ _ \ _ § to $ 2 a E o a) ® _ E $ o 2 a) m 70 '� 2 0 cc ° g 2 » e 70 7 � > U \ L R ƒ Om \ � w \ E / \ 2 \ % � k 2 U g e .g $ 0 o U 2 co LL 2 k � > O o ƒ \ 'U E § / \ f O 2 e o £ F o £ E >, / k § o \ O § / Z ƒ ƒ m 2 $ = ƒ 2 2 'k Z E 0 _ ƒ ƒ E ® o ƒ § 0 = . 2 o w k U 4 -1 % ? ® ? w k � 2 2 0 % 2 £ 'E £ om o 2 ■ £ om c o � (n m % LL m 2 2 g < f m 2 % ? 2 2 o cc w c 0x ■ 2 w Z �LU O cc Q m U CY w Q � dq LO L o cu N ((3 W U N N �_ O +� N vi 0 O u �D O O on U c � a) vi >, m 3 N 3 C N CL CU on O (a FO N > u aN u C Z (6 E N ro Q co mO m a) fu on � .� `1 m (0 on N V1 W CL U a) U (0 @ 0- u M LL C O L ._ m LI (6 CLu m LL dA +' CL+' u C p U vi fu L 0 C (o V (0 _N L N (0 C 3 N N N N N (6 0 N U _N L CL 0 •r C O U L LL O L 4• N > 4, L +, N O C U N C — E .> 3 ' (LO 3 N Q Q 0 � N O L Q p L C O a-, a•, Cr C L L O L tw CL Q to E z 3 CU L � 3 M N Q (6 CL to H N +@- C u Q U C O O io N to N w V c U N c0 N @ �' L (SS 'n O u .0 C N V LL N CL � z N "- � (0 (0 +, N L N C CL .j, w N C N CL O N _N E _ O O L U O N N 0 O N _N X L C O p >~ .C�C CC O +CU O, s C 0 +�, O N C O W U m S2 U > 3 U U G G U N cn U (6 Q V1 U U m CL LU Q O 0 O 4- LL LL U O (0 � O f6 (6 S (0 30 L CU p +, O -a L (L6 L L > U C.o L p N L •r i u O O L 1 — � O O N O @ C C CL U C cu L C m Y 3 3 3 E O (� 3 w 4, 3 CL C u ° v D to o Q u o v N O 41 O v w v v (;; LL 1 m Q 41 a) 3 -C N U N - Q 1 N O U a LLJ a, cc 4- 0 C E "- - ago N 41 a) @ f�6 LU 'C ,t LU S +a Z � m ° bA v f6 3 LL v C • M +- E 0 L N O Q� O O do 3 N 4' = N 4- `�Ll O to U X O L - a-•� W 3 N N N3 O N z L � N W O N aCL te+ L CL W L > f6 acu-, N .� 0 > 0 0 0 U C N > W E � L, N LL Q N•_ `- > `N u 0 W � W � @ 0 N O L N Up H N M 4- 0 \ N > Z O - O a) C= LLJ `~CC Ln 3 v � O a cu cu cu cu f6 �+ • • d �M D M O O U • • LL O O a •r U 3 O O co > v C C rZ N O (LO O i `-' O � � Q o C cc M C 0 (L° C U U O > >. (o +, E �' m E O cn MONROE COUNTY - Height Regulations (April 2025) Comprehensive Plan — Objective 101.5 Monroe County shall regulate future development and redevelopment to maintain and enhance the character of the community and protect natural resources by providing for the compatible distribution of land uses consistent with the designations shown on the Future Land Use Map. [F.S. § 163.3177(6)(a)] Policy 101.5.30 In order to preserve the existing community character and natural environment, Monroe County shall limit the height of structures including landfills to 35 feet. Height is defined as the vertical distance between grade and the highest part of any structure, including mechanical equipment, but excluding spires and/or steeples on structures used for institutional and/or public uses only; chimneys; radio and/or television antennas; flagpoles; solar apparatus; utility poles and/or transmission towers; and certain antenna supporting structures with attached antennas and/or collocations. However, in no event shall any of the exclusions enumerated above be construed to permit any habitable or usable space to exceed the applicable height limitations, except as specifically permitted in Policies 101.5.31, 101.5.32 and 101.5.33. In the case of airport districts, there shall be no exceptions to the 35-foot height limitation. (Ord. No. 016-2017, § 1, 9-27-2017) Policy 101.5.31 For Ocean Reef, a gated master planned community which is inaccessible to the surrounding community, and has a distinct community character, buildings may include non-habitable architectural decorative features (such as finials, railings, widow's walk, parapets)that exceed the 35-foot height limit in Policy 101.5.30, but such features shall not exceed 5 feet above the building's roof-line. This exception shall not result in a building together with any architectural decorative feature with a height that would exceed 40 feet. In addition, within the Ocean Reef gated master planned community, upon evidence submitted that the proposed building height has been approved by the master association, Ocean Reef Community Association Inc., pursuant to its Building Regulations and Restrictions, buildings containing multifamily residential, transient, and/or nonresidential uses may be developed or redeveloped to a total maximum building height of 60 feet, provided the buildings are limited to four(4) habitable floors. Such development on property owned by Ocean Reef Club, Inc. shall not be required to provide evidence it has been approved by the master association, based on its exemption from master association review under the Ocean Reef gated master planned community's governing documents. As used in this policy, a master planned community means a planned community of 100 or more acres in area subject to a master plan or other development order approved by the county where public access is restricted and the community is operated and maintained by the community including the provision of comprehensive, private utilities and transportation facilities and services within its boundaries and a homeowners association or similar entity which regulates development standards and monitors development requests by its members. 1of6 1955 (Ord. No. 016-2017, § 1, 9-27-2017; Ord. No. 046-2019, § 1, 12-11-2019) Policy 101.5.32 Monroe County shall maintain Land Development Regulations which provide a Flood Protection Height Exception to Policy 101.5.30 to promote public health, safety and general welfare; allow adaptation to coastal flooding, storm surge and other hazards; protect property from flooding and minimize damages; minimize public and private losses due to flooding; minimize future expenditures of public funds for flood control projects and for recovery from flood events; and mitigate rising flood insurance premiums. A Flood Protection Height Exception of up to a maximum of five (5)feet above the 35-foot height limit shall be provided to-allow lawfully existing buildings to be voluntarily elevated up to three (3)feet above FEMA base flood elevation; and a flood protection height exception of a maximum of three (3)feet above the 35-foot height limit shall be provided to allow new(new construction or substantially improved) buildings to voluntarily elevate up to three (3)feet above FEMA base flood elevation. These exceptions are in order to promote flood protection, minimize flood damage, reduce flood insurance premiums and minimize future expenditures of public funds for recovery from flood events. In no case shall a Flood Protection Height Exception result in a new building exceeding a maximum height of 38 feet or a lawfully existing building exceeding a maximum height of 40 feet. After the adoption and on the effective date of updated FEMA Flood Insurance Rate Maps (FIRMs), lawfully established existing residential buildings and new residential buildings (includes substantial improvements) located within the Special Flood Hazard Area shall have a maximum height limit of 40 feet in order to elevate to or maintain the required elevation based on the Florida Building Code, as specified in R322.2.1 and R322.3.2 (elevation requirements). Additions to lawfully established existing residential buildings within the Special Flood Hazard Area that are substantial improvements shall have a maximum height limit of 40 feet in order to elevate the addition to the Florida Building Code required flood elevation. Additions to lawfully established existing residential buildings within the Special Flood Hazard Area that are not substantial improvements shall have a maximum height limit of 40 feet, if the addition meets the Florida Building Code flood elevation requirements in R322.2.1 and R322.3.2; the remaining lawfully established existing building shall not receive the flood height exception of 40 feet. Any portion of the building within the Special Flood Hazard Area that meets the required flood elevation of the updated FEMA FIRMs shall be given a height limit of 40 feet. In no case shall this height limit for flood protection result in a new residential building or a lawfully existing residential building exceeding a maximum height of 40 feet. Updated FEMA FIRMs are the maps adopted subsequent to FEMA Flood Insurance study and the accompanying Flood Insurance Rate Maps, dated February 18, 2005. (Ord. No. 016-2017, § 1, 9-27-2017; Ord. No. 013-2022, §2(Exh. 1), 8-17-2022; Ord. No. 028- 2022, §2, 11-15-2022) Policy 101.5.33 Monroe County shall maintain Land Development Regulations which provide a Flood Protection Height Exception for lawfully established existing buildings which exceed the 35-foot height limit, to promote public health, safety and general welfare; allow adaptation to coastal flooding, storm surge and other hazards; protect property from flooding and minimize damages; minimize public and private losses due to flooding; minimize future expenditures of public funds for flood control projects and for recovery from flood events; and mitigate rising flood insurance 2of6 1956 premiums. A lawfully established existing building may be repaired, improved, redeveloped and/or elevated to meet required FEMA base flood elevation (BFE) provided the building does not exceed a total maximum building height of 40 feet, and the building is limited to the existing lawfully established intensity, floor area, building envelope (floor to floor height), density and type of use. For lawfully established existing buildings that are proposed to exceed a total height of 40 feet, a public hearing before the Planning Commission and the Board of County Commissioners shall be required to review and specify the maximum approved height prior to issuance of any county permit or development approval. The Planning Commission shall provide a recommendation to the BOCC on the maximum height of a building. The BOCC shall adopt a resolution specifying the maximum approved height. (Ord. No. 016-2017, § 1, 9-27-2017; Ord. No. 013-2022, §2(Exh. 1), 8-17-2022) Glossary Grade means the highest natural elevation of the ground surface, prior to construction, next to the proposed walls of a structure, or the crown or curb of the nearest road directly adjacent to the structure, whichever is higher. Height means the vertical distance between grade and the highest part of any structure, including mechanical equipment, but excluding the following: spires and/or steeples on structures used for institutional and/or public uses only; chimneys; radio and/or television antenna; flagpoles; solar apparatus; utility poles and/or transmission towers; and certain antenna supporting structures with attached antenna and/or collocations as permitted in the Land Development Code. However, in no event shall any of the exclusions enumerated in this definition be construed to permit any habitable or usable space to exceed the maximum height limitation. In the case of airport districts, the height limitations therein shall be absolute and the exclusions enumerated in this definition shall not apply. 3of6 1957 Land Development Code Sec. 101-1. Definitions. The following words,terms and phrases,when used in this chapter,shall have the meanings ascribed to them in this section,except where the context clearly indicates a different meaning: Grade means the highest natural elevation of the ground surface,prior to construction, next to the proposed walls of a structure,or the crown or curb of the nearest road directly adjacent to the structure,whichever is higher.To confirm the natural elevation of the ground surface, prior to construction,the county shall utilize the Light Detection and Ranging(LiDAR)dataset for Monroe County prepared in 2007 and other best available data, including, but not limited to, pre-construction boundary surveys with elevations, pre-construction topographic surveys,elevation certificates and/or other optical remote sensing data. Height means"the vertical distance between grade and the highest part of any structure,including mechanical equipment, but excluding the following: chimneys;spires and/or steeples on structures used for institutional and/or public uses only; radio and/or television antenna,flagpoles; solar apparatus; utility poles and/or transmission towers; and certain antenna supporting structures with attached antenna and/or collocations as permitted in Chapter 146. However, in no event shall any of the exclusions enumerated in this definition be construed to permit any habitable or usable space to exceed the applicable height limitations. In the case of airport districts,the height limitations therein shall be absolute and the exclusions enumerated in this definition shall not apply. (Ord. No.006-2016,§ 1(Exh. 1),4-13-2016; Ord. No.017-2017,§ 1,9-27-2017;Ord. No.011-2018,§ 1,5-16-2018; Ord. No.014-2019, § 1,5-22-2019;Ord. No.015-2019,§ 1, 5-22-2019; Ord. No.008-2020, § 1, 1-22-2020; Ord. No. 010-2020,§ 1,2-19-2020,eff. 6-4-2020; Ord. No.016-2020, § 1,6-17-2020;Ord. No.001-2021, §2,2-17-2021; Ord. No.011-2021, § 1,5-19-2021,eff.9-13-2021; Ord. No.026-2022,§2, 11-15-2022;Ord. No.017-2023, §2,7- 19-2023) Sec. 131-2. Maximum Height. No structure or building shall be developed that exceeds a maximum height of 35 feet. Exceptions will be allowed for chimneys; spires and/or steeples on structures used for institutional and/or public uses only; radio and/or television antenna;flagpoles; solar apparatus; utility poles and/or transmission towers;and certain antenna supporting structures with attached antenna and/or collocations as permitted in chapter 146. Exceptions will be allowed for flood protection as specifically permitted in Policies 101.5.32 and 101.5.33,and within Ocean Reef as provided in Comprehensive Plan Policy 101.5.31 and restated in subsection (a) below. However, in no event shall any of the exclusions enumerated in this section be construed to permit any habitable or usable space to exceed the maximum height limitation,except as specifically permitted in Policies 101.5.31, 101.5.32 and 101.5.33. In the case of airport districts,the height limitations there in shall be absolute and the exclusions enumerated in this section shall not apply. (a) Within the Ocean Reef master planned community which is gated,isolated and inaccessible to the surrounding community,and has a distinct community character, buildings may include non-habitable architectural decorative features(such as finials, railings,widow's walk, parapets)that exceed the 35- foot height limit in Policy 101.5.30, but such features shall not exceed 5 feet above the building's roof- line.This exception shall not result in a building together with any architectural decorative feature with a height that would exceed 40 feet. In addition,within the Ocean Reef gated master planned community, upon evidence submitted that the proposed building height has been approved by the master association,Ocean Reef Community 4of6 1958 Association Inc., pursuant to its building regulations and restrictions, buildings containing multifamily residential,transient,and/or nonresidential uses may be developed or redeveloped to a total maximum building height of 60 feet, provided the buildings are limited to four habitable floors.Such development on property owned by Ocean Reef Club, Inc.shall not be required to provide evidence it has been approved by the master association,based on its exemption from master association review under the Ocean Reef gated master planned community's governing documents. (b) As provided in Policy 101.5.32, buildings voluntarily elevated to meet or exceed the FEMA Base Flood Elevation (BFE) may exceed the 35-foot height limit as follows: (1) For NEW single family(detached dwelling unit)and multi-family(attached dwelling unit) buildings which are voluntarily elevated to exceed the building's minimum required BFE,an exception of a maximum of three(3)feet above the 35-foot height limit may be permitted.The amount of the height exception shall be no greater than the amount of voluntary elevation above BFE. In no event shall a new building exceed 38 feet in height or two(2) habitable floors.The space below the lowest habitable floor of an elevated structure shall be limited to a maximum of 299 square feet of enclosed floor area and shall be used exclusively for parking of vehicles, elevators, limited storage and/or building access purposes.This exception shall apply to the substantial improvement of buildings,whether voluntary or not. (2) For lawfully established EXISTING(detached and attached dwelling unit) buildings which do not exceed the 35-foot height limit and are voluntarily retrofitted to meet and/or exceed the building's minimum required BFE,an exception of a maximum of five (5)feet above the 35-foot height limit may be permitted.The amount of the height exception shall be no greater than the distance necessary to elevate the building to meet BFE plus up to three(3)feet of voluntary elevation above BFE. In no event shall an existing building be elevated to exceed a total building height of 40 feet. (3) No exception shall result in a total building height that exceeds 40 feet. (4) Buildings not being elevated to at least meet the required FEMA BFE are not eligible for this exception. (c) As provided in Policy 101.5.32,after the adoption and on the effective date of updated FEMA flood insurance rate maps(FIRMS), residential buildings elevated to meet or exceed the FEMA base flood elevation (BFE) may exceed the 35-foot height limit as follows: (1) Lawfully established existing residential buildings and new residential buildings(includes substantial improvements) located within the special flood hazard area,shall have a maximum height limit of 40 feet in order to elevate to or maintain the required elevation based on the Florida Building Code,as specified in R322.2.1 and R322.3.2(elevation requirements). a. In no event shall a new residential building exceed 40 feet in height. b. Additions to lawfully established existing residential buildings that are substantial improvements shall have a maximum height limit of 40 feet in order to elevate the addition to the Florida Building Code required flood elevation. C. Additions to lawfully established existing residential buildings that are not substantial improvements shall have a maximum height limit of 40 feet, if the addition meets the Florida Building Code flood elevation requirements in R322.2.1 and R322.3.2;the remaining lawfully established existing building shall not receive the flood height exception of 40 feet. d. Any portion of the building that meets the required flood elevation of the updated FEMA FIRMS shall be given a height limit of 40 feet. (2) The updated FEMA flood insurance rate maps are the maps adopted subsequent to FEMA flood insurance study and the accompanying flood insurance rate maps,dated February 18,2005. 5of6 1959 (3) The total building height shall not exceed 40 feet. Buildings not elevated to or maintaining the required elevation based on the Florida Building Code,are not eligible to use the height limit within this subsection. (d) As provided in Policy 101.5.33, lawfully established EXISTING multi-family(attached dwelling unit) buildings which exceed the 35-foot height limit may be repaired, improved, redeveloped and/or elevated to meet the required FEMA BFE provided the building does not exceed a total maximum building height of 40 feet,and the building is limited to the existing lawfully established intensity,floor area, building envelope(floor to floor height),density and type of use.A Flood Protection Height Exception of a maximum of five(5)feet may be permitted to meet the building's minimum required FEMA BFE.The amount of the exception shall be no greater than the amount of elevation necessary to meet BFE. Buildings not being elevated to at least meet the required FEMA BFE are not eligible for this exception. (e) As provided in Policy 101.5.33,for lawfully established EXISTING multi-family(attached dwelling unit) buildings which exceed the 35-foot height limit that are proposed to exceed a total height of 40 feet,a public hearing before the Planning Commission and Board of County Commissioners to review and specify the maximum approved height shall be required prior to issuance of any county permit or development approval.The Planning Commission shall provide a recommendation to the BOCC on the maximum height of a building.The BOCC shall adopt a resolution specifying the maximum approved height. (1) For lawfully established EXISTING multi-family(attached dwelling unit) buildings that are voluntarily repaired,improved, redeveloped and/or elevated to meet the building's minimum required FEMA BFE, but will require a height exception of more than five(5)feet,a Flood Protection Height Exception exceeding the 35-foot height limit may be provided by the BOCC based on the following criteria: a. The flood zone of the parcel; b. The number of dwelling units lawfully established and an analysis of the number of dwelling units which may not be able to redevelop on the subject parcel without a height exception; C. The physical characteristics of the existing building and parcel; d. The susceptibility of the existing building and its contents to flood damage and the effects of such damage on the property owner; e. The possibility that materials from the existing building may be swept onto other lands to the injury of others; f. The availability of alternate solutions; g. If the new proposed building height will result in increased flood risk; result in additional threats to public safety; result in extraordinary public expense; create nuisance; or cause fraud on or victimization of the public;and h. Community character. i. Buildings not being elevated to at least meet the required FEMA BFE are not eligible for this exception. (2) A BOCC resolution shall specify the findings of criteria of(d)(1)a.through i. (above)and specify the approved maximum total height for the proposed building. (Ord. No.006-2016,§ 1(Exh. 1),4-13-2016; Ord. No.017-2017,§ 1,9-27-2017;Ord. No.047-2019,§ 1, 12-11-2019; Ord. No.029-2022, §2, 11-15-2022) 6of6 1960 Liz Yongue From: Burke-Sue <Burke-Sue@MonroeCounty-FL.Gov> Sent: Monday, June 16, 2025 10:53 AM To: Liz Yongue Cc: Shillinger-Bob; Gomez-Krystal Subject: **For the Record** FW: Floor Limits for Residential Structures - Agenda Item J6 Attachments: Last Stand Letter on Floor Limits for Residential Structures.pdf Good morning, Liz, Please see the email below pertaining to this month' s BOCC Meeting, specifically, Agenda Item J6, for the record. Sincerely, Sue Burke Executive Assistant to Jim Scholl Mayor Monroe County District 3 530 Whitehead Street, Suite 102 Key West, FL 33040 305-292-3430 (Office) 850-341-5041 (Cell) Courier Stop: CLK - Stop #8 Burke-Sue@MonroeCounty-FL.Gov www.monroecounty-fl.gov �A'al k7lF Monroe County, Florida "The Florida Keys" PLEASE NOTE: FLORIDA HAS A VERY BROAD RECORDS LAW. MOST WRITTEN COMMUNICATIONS TO OR FROM THE COUNTY REGARDING COUNTY BUSINESS ARE PUBLIC RECORDS AVAILABLE TO THE PUBLIC AND MEDIA UPON REQUEST. YOUR EMAIL COMMUNICATION MAY BE SUBJECT TO PUBLIC DISCLOSURE. From:Jordan Mannix-Lachner<jmannixlachner@keyslaststand.org> Sent: Friday,June 13, 2025 11:40 AM To: Cates-Craig<Cates-Craig@ Mon roeCounty-FL.Gov>; BOCCDIS2<boccdis2@monroecounty-fl.gov>; BOCCDIS3 <BOCCDIS3@ Mon roeCounty-FL.Gov>; BOCCDIS4<BOCCDIS4@ Mon roeCounty-FL.Gov>; BOCCDIS5 <BOCCDIS5@ Mon roeCounty-FL.Gov> Cc:Tolpin-Devin <Tolpin-Devin@MonroeCounty-FL.Gov>; Schemper-Emily<Schemper-Emily@ Mon roeCounty-FL.Gov>; board@ keyslaststand.org Subject: Floor Limits for Residential Structures-Agenda Item J6 1 Some people who received this message don't often get email from jmannixlachner@keyslaststand.org. Learn wh the important CAUTION:This email originated from outside of the County. Whether you know the sender or not, do not click links or open attachments you were not expecting. Good morning Mayor, Mayor Pro Tern, & Commissioners, Last Stand submits the attached letter(and copied below) regarding Agenda Item J6 - on the June 18, 2025 Board of County Commissioners Meeting. Thank you, Jordan Mannix-Lachner 4444 June 13, 2025 Via Email Mayor Scholl Mayor Pro Tem Lincoln Commissioner Cates Commissioner Lincoln Commissioner Merrill Raschein Commissioner Rice Subject: Agenda Item J6 -Floor Limit on Residential Structures Dear Mayor Scholl and County Commissioners: Last Stand of the Florida Keys is a non-profit, Section 501(c)(3) organization dedicated to preserving the Florida Keys and ensuring a sustainable future for all. We advocate for protecting the unique quality of life in the Keys, with particular emphasis on preserving the natural environment, promoting the development of affordable workforce housing, and opposing overdevelopment. This letter contains Last Stand's comments on agenda item J6 for the June 18, 2025 BOCC meeting. This agenda item seeks direction from the BOCC on two options developed by staff on whether to impose a limitation on the number of floors in residential structures. Option 1 would limit residential structures to two floors, except for multi-family affordable housing or market-rate workforce housing approved by the BOCC on a case-by-case basis. Option 2 would eliminate the existing two-floor limit for all residential structures. Last Stand supports a modified version of staff's Option 1. Under our proposed modification, the only residential structures that would be allowed more than two floors (as approved by the BOCC on a case-by-case basis) are buildings that are deed restricted for multifamily affordable workforce housing. Under our proposal, the longstanding two-floor limitation for market-rate housing (including market-rate workforce housing) and single-family housing would be retained. 2 Last Stand wholeheartedly supports the development of affordable workforce housing in the Keys. Allowing a third floor would reduce barriers to multifamily affordable housing development. A third floor could provide additional living space for more residents in this much-needed housing, within acceptable height and density limits. The proliferation of multi-story structures throughout the County would have an adverse impact on community character and thus should be avoided absent a compelling public benefit. Permitting three floors for market-rate housing would open the door to vacation homes and vacation rentals with higher occupancy. This could add more traffic to our communities and further strain our infrastructure. Last Stand has not identified a compelling community need or hardship that justifies eliminating the longstanding two-floor limit on single-family and market-rate housing. Policy considerations support allowing three floors only for multifamily affordable housing for the County's workforce. Thank you for your attention to this matter. Respectfully submitted, The Last Stand Board of Directors CC: Emily Schemper, Growth Management Director, Monroe County Devin Tolphin, Sr. Director of Planning & Environmental Resources, Monroe County Thank you, Jordan Mannix-Lachner Executive Director Last Stand of the Florida Keys KeysLastStand.org �wL[ING 7'yF o �m� MAST STAND; 3 �Lt1N G ryF LAST STAND] ................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................. June 13, 2025 Via Email Mayor Scholl Mayor Pro Tem Lincoln Commissioner Cates Commissioner Lincoln Commissioner Merrill Raschein Commissioner Rice Subject: Agenda Item J6 -Floor Limit on Residential Structures Dear Mayor Scholl and County Commissioners: Last Stand of the Florida Keys is a non-profit, Section 501(c)(3) organization dedicated to preserving the Florida Keys and ensuring a sustainable future for all. We advocate for protecting the unique quality of life in the Keys, with particular emphasis on preserving the natural environment, promoting the development of affordable workforce housing, and opposing overdevelopment. This letter contains Last Stand's comments on agenda item J6 for the June 18, 2025 BOCC meeting. This agenda item seeks direction from the BOCC on two options developed by staff on whether to impose a limitation on the number of floors in residential structures. Option 1 would limit residential structures to two floors, except for multi-family affordable housing or market-rate workforce housing approved by the BOCC on a case-by-case basis. Option 2 would eliminate the existing two-floor limit for all residential structures. Last Stand supports a modified version of staff's Option 1. Under our proposed modification,the only residential structures that would be allowed more than two floors (as approved by the BOCC on a case-by-case basis) are buildings that are deed restricted for multifamily affordable workforce housing. Under our proposal, the longstanding two-floor limitation for market-rate housing (including market-rate workforce housing)and single-family housing would be retained. Last Stand wholeheartedly supports the development of affordable workforce housing in the Keys. Allowing a third floor would reduce barriers to multifamily affordable housing development. A third floor could provide additional living space for more residents in this much-needed housing, within acceptable height and density limits. The proliferation of multi-story structures throughout the County would have an adverse impact on community character and thus should be avoided absent a compelling public benefit. Permitting three floors for market-rate housing would open the door to vacation homes and vacation rentals with higher occupancy. This could add more traffic to our communities and further strain our infrastructure. Last Stand has not identified a compelling community need or hardship that justifies eliminating the longstanding two-floor limit on single-family and market-rate housing. Policy considerations support allowing three floors only for multifamily affordable housing for the County's workforce. Thank you for your attention to this matter. Respectfully submitted, The Last Stand Board of Directors CC: Emily Schemper, Growth Management Director, Monroe County Devin Tolphin, Sr. Director of Planning &Environmental Resources, Monroe County Last Stand is a nonprofit organization of volunteer citizens dedicated to preserving the unique quality of life and fragile, beautiful natural environment of the Florida Keys. We have worked tirelessly since 1987 to protect Key West and the Florida Keys. Last Stand• P.O. 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CURRENTLY: **38-foot exception is * 35 feet limited to 2 habitable stories * Up to 38 feet for new residential structures if voluntarily elevated up to 3 additional feet; Pre-construction chimneys;spires/steeples,radio/television * Up to 40 feet for retrofit of residential structures to natural grade or antenna;flagpoles;solar apparatus;utility Monroe County meet/exceed DEE, crown/curb of poles;transmission towers;certain wireless * Above 40 feet for existing multifamily with BOCC road communications approval FOLLOWING EFFECTIVENESS OF NEW FEMA MAPS: 40 feet for residential structures that meet new DFIF WITH VARIANCE:non-habitable hardware and 30 feet utility structures including spires,belfries, Key West Up to 40 feet to meet or exceed BEE Crown of road cupolas,antennas,water tanks,ventilators, chimneys,or other appurtenances (up to 40,feet max) minor decorative architectural features, Unimproved mechainical equipment,skylights,flagpoles,air Marathon 42 feet grade or crown conditioner units,plumibing stacks,church of road steeples,ham radio antennas,antenna supporting structures,(SCREENING REQUIRED) ...............111,111,111,111,1111,l,""""""""""l,""""""'.",l,'I Adjacent grade, chimneys,spires/steeples,radio/television Islamoracla 35,feet crown of road, antennas,flagpoles,solar apparatus,utility DEE,up to three feet above DEE poles UIP TO 5 FEET ABOVE ROOF:chimneys, Key Colony 20 feet to 48 feet dependent on zoning district standpipes,water tanks,necessary air Beach conditioning,other mechanical appurtenances (SCREENING REQUIRED) chimneys,spires/steeples,radio/television Layton 30 feet Crown,of road antenna,flagpoles,solar aipparatus,utility poles ........................................ ...............