HomeMy WebLinkAboutOrdinance 026-2025 +i era°
2 �/
5
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6 MONROE COUNTY, FLORIDA
7 MONROE COUNTY BOARD OF COUNTY COMMISSIONERS
8 ORDINANCE NO. 026 -2025
9
10 AN ORDINANCE APPROVING AMENDMENTS TO THE MONROE
11 COUNTY COMPREHENSIVE PLAN BY AMENDING
12 COMPREHENSIVE PLAN POLICY 101.19.2 AND FIGURE 2.5 AND
13 TABLE 2.7 OF THE LIVABLE COMMUNIKEYS MASTER PLAN FOR
14 BIG PINE KEY AND NO NAME KEY TO INCLUDE THAT CERTAIN
15 PROPERTY LOCATED AT 258 CUNNINGHAM LANE, BIG PINE
16 KEY, DESCRIBED AS LOTS 5, 6, 7, 8, 13, 14, 15,AND 16 OF BLOCK 1
17 OF PINE HAMMOCK, ACCORDING TO THE PLAT THEREOF, AS
18 RECORDED IN PLAT BOOK 3, PAGE 163, OF THE OFFICIAL
19 RECORDS OF MONROE COUNTY, FLORIDA, AND TRACT D OF
20 PINE KEY ACRES, SECTION ONE, AS RECORDED IN BOOK 509,
21 PAGES 1046 THROUGH 1049, OF THE OFFICIAL RECORDS OF
22 MONROE COUNTY, FLORIDA, CURRENTLY HAVING PARCEL
23 IDENTIFICATION NUMBERS 00111070-004000 AND 00250660-000000;
24 PROVIDING FOR SEVERABILITY; PROVIDING FOR REPEAL OF
25 CONFLICTING PROVISIONS;PROVIDING FOR TRANSMITTAL TO
26 THE STATE LAND PLANNING AGENCY AND THE SECRETARY OF
27 STATE; PROVIDING FOR INCLUSION IN THE MONROE COUNTY
28 COMPREHENSIVE PLAN; PROVIDING FOR AN EFFECTIVE
29 DATE.'
30
31
32 WHEREAS, at the October 16, 2024, regular meeting of the Monroe County Board of
33 County Commissioners ("Monroe County", "BOCC", "Board", or the "County"), the BOCC
34 directed Monroe County Planning and Environmental Resources Department professional staff to
35 amend the text of the 2030 Monroe County Comprehensive Plan to amend Policy 101.19.2 and to
36 include the property known as Grimal Grove as part of the institutional uses identified in Table
37 2.7. and Figure 2.5 of the Livable CommuniKeys Master Plan for Big Pine Key and No Name
38 Key; and
39
40 WHEREAS, on March 10, 2025, a Community Meeting was held, in accordance with
41 Monroe County Land Development Code ("LDC") Section 102-159(b). There were no comments
42 from the public and no written comments were received; and
43
44 WHEREAS,the Monroe County Development Review Committee("DRC")reviewed and
45 considered the proposed amendment at a regularly scheduled meeting held on April 22, 2025; and
1 Monroe County Planning and Environmental Resources Department File No.2024-218.
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I WHEREAS, on April 22, 2025, the DRC Chair executed DRC Resolution No. 08-25
2 recommending approval of the subject proposed text amendment; and
3
4 WHEREAS, the Monroe County Planning Commission ("Planning Commission" or
5 "PC") held a public hearing on the 25th day of June 2025, for review and recommendation on the
6 proposed Comprehensive Plan text amendment; and
7
8 WHEREAS, based upon the information and documentation submitted, the Planning
9 Commission made the following findings of fact and conclusions of law:
10
11 1. The proposed amendment is consistent with the Goals, Objectives and Policies of the
12 Monroe County Year 2030 Comprehensive Plan; and
13 2. The proposed amendment is consistent with the Principles for Guiding Development
14 for the Florida Keys Area of Critical State Concern, Section 380.0552(7), Florida
15 Statutes; and
16 3. The proposed amendment is consistent with Part II of Chapter 163, Florida Statutes;
17 and
18 4. The proposed amendment will not result in an adverse change in community character
19 to the sub-area which a proposed amendment affects;
20
21 WHEREAS, the Monroe County Planning Commission adopted PC Resolution No. P19-
22 25 recommending approval of the proposed amendment to the Monroe County Board of County
23 Commissioners; and
24
25 WHEREAS,at a regular meeting held on the 20th day of August 2025,the Monroe County
26 Board of County Commissioners held a public hearing to consider the transmittal of the proposed
27 text amendment, considered the Department's professional staff report and provided public
28 comment and public participation in accordance with the requirements of state law and the
29 procedures adopted for public participation in the planning process; and
30
31 WHEREAS, at the August 20 2025, public hearing, the BOCC considered the proposed
32 Ordinance and approved transmittal of the proposed text amendment to the State Land Planning
33 Agency; and
34
35 WHEREAS, the State Land Planning Agency reviewed the amendment and issued an
36 Objections, Recommendations and Comments ("ORC") report on October 24, 2025, received by
37 the County on October 24, 2025; and
38
39 WHEREAS, the ORC report did not identify any objections, recommendations, or
40 comments; and
41
42 WHEREAS, the County has 180 days from the date of receipt of the ORC to adopt the
43 proposed amendment, adopt the amendment with changes or not adopt the amendment; and
44
45 WHEREAS, at a regularly scheduled meeting on the 10th day of December 2025, the
46 BOCC held a public hearing to consider adoption of the proposed Comprehensive Plan text
47 amendment;
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I NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY
2 COMMISSIONERS OF MONROE COUNTY, FLORIDA:
3
4 Section 1. The foregoing recitals, findings of fact, and conclusions of law are true and correct
5 and are hereby incorporated as if fully set forth herein.
6
7 Section 2. The analysis, findings of fact, conclusions of law, and determinations in or
8 referenced within the November 3, 2025-dated Monroe County Planning and
9 Environmental Resources Department professional staff report from Department
10 Planning Policy Advisor Barbara Powell and Department Senior Director Devin
11 Tolpin, A.I.C.P.,2 C.F.M.3 accompanying this BOCC agenda item is/are approved
12 and adopted, as the BOCC's own analysis, findings of fact, conclusions of law, and
13 determinations, and the BOCC hereby incorporates said professional staff report in
14 its entirety as if fully set forth herein.
15
16 Section 3. The text of the Monroe County Comprehensive Plan is hereby amended as follows
17 (Deletions are shown sue; additions are shown underlined):
18
19 Comprehensive Plan
20 Policy 101.19.2
21 The Community Master Plans shall be incorporated into the 2030 Comprehensive Plan as a
22 part of the plan and be implemented as part of the Comprehensive Plan. The following
23 Community Master Plans have been completed in accordance with the principles outlined in
24 this section and adopted by the Board of County Commissioners:
25 1. The Master Plan for Future Development of Big Pine Key and No Name Key, dated
26 August 2004 and adopted by the Board of County Commissioners on August 18, 2004 is
27 incorporated by reference into the 2010 Comprehensive Plan. The term Strategies in the
28 Master Plan is equivalent to the term Objectives in the Comprehensive Plan and the term
29 Action Item is equivalent to the term Policy; the meanings and requirements for
30 implementation are synonymous. Adopted by Ordinance 029-2004. Amended by
31 Ordinances 020-2009, 022-2012, 018-2016, and 026-2025.
32
33 *****
34
35 SECTION INTENTIONALLY LEFT BLANK
36
2 American Institute of Certified Planners(A.LC.P.)—Certification.
3 Association of State Floodplain Managers(A.S.F.M.)—Certified Floodplain Manager(C.F.M.).
3 of 7
GOAL 5
Maintain the viability of existing community organizations by providing opportunities for
limited redevelopment and expansion.
Current Conditions Summary
The LDP/HCP process sought to ensure that existing community organizations could
remain viable and expand according to their needs within existing zoning limitations.
Table 2.7 lists these organizations.
Table 2.7 Institutional uses located on Big Pine Ke
Civic Parcel Zoning Tier
Lion's Club 108770 NA 1
Lower Keys Property Owners 309070 IS 2
Moose Club 111070 SR 1
Religious
St. Francis 110040 NA 1
Lord of the Seas 111074.068 NA 1
Big Pine Baptist 111470 SR 3
Big Pine Methodist 111450 SR 3
Vineyard Christian 111170 SR 1
St. Peter's 110400 NC 3
Other
Memorial Gardens Cemetery 110830.0001 I 3
Big Pine Neighborhood Charter School 111420.0023 SC 3
SeaCamp MU 3
Grimal Grove 00111070-004000 & IS/SR 1
00250660-000000 —
*00112030-000000, 00246950-000000, 00246960-000000, 00246970-000000, 00246980-000000,
00246990- 000000, 00247000-000000, 00247140-000000, 00247150-000000, 00247160-000000,
00247170-000000,and 00247180-000000
All of these institutional uses have been existing for at least 20 years and no new uses
are anticipated at present. A number of these institutions have expressed an interest in
redevelopment of existing square footage or a limited expansion to better serve the
needs of the present population.
.........................................................................
..........................................................................
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2
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Livable CommuniKeys Master Plan for Original BOCC Adoption 08/2004
Big Pine Key and No Name Key Amended by Ordinances 020-2009 and##-2025
Big Pine Key and No Name, Key
Existing Institutional Uses
Civic Organizations
� m 1. The Lions Club
( w 2. Lower Keys Property Owners Assn.
3. Big Pine Key Moose Lodge
i
2
Religious Organizationsy,g
4. St.Francis of the Keys lr,,
5. Lord of the Seas
6. First Baptist Church
7. Big Pine United Methodist
8. Vineyard Cristian
9. St.Peter's g
o�
Other Institutional t w
10. Pinewood Memorial Cemetery
11. Big Pine Neighborhood Charter School
12. Seacamp =i
13,Grimal Grover' :e
e � v(owveet unty
Legend
I'I.iotnitrb aa�td I:nvirac�,rne� l
• Mile Marker Residential Roads "1 m R",o roes UepntmcnI
- - -
Parcels Key Deer Blvd.
U.S. 1
Figure 2.5 Location of existing institutional uses on Big Pine Key.(Ordinances 020-2009,§1 and##-2025)
Land Use and Redevelopment Element 50
1
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I Section 4. To the extent of any internal or external conflicts, inconsistencies, and/or
2 ambiguities, within this Ordinance or between this Ordinance and the Monroe
3 County Code of Ordinances, Florida Building Code, Florida Statutes, Florida
4 Administrative Code, Monroe County Land Development Code, Monroe County
5 Comprehensive Plan, or any other approval of the Monroe County Board of County
6 Commissioners, Monroe County Planning Commission, Monroe County
7 Development Review Committee, Monroe County Planning & Environmental
8 Resources Department, Monroe County Building Department, Monroe County
9 Floodplain Management Office, or other department or office of Monroe County,
10 the more restrictive rule, regulation, law,provision, and text shall always apply.
11
12 Section 5. Subject to Section 4. above, the interpretation of this Ordinance and all provisions
13 of the Monroe County Comprehensive Plan, Florida Building Code, Monroe
14 County Codes, Florida Statutes, and floodplain management regulations whose
15 interpretation arise out of, relate to, or are interpreted in connection with this
16 Ordinance, shall be liberally construed and enforced in favor of Monroe County,
17 and such interpretation shall be entitled to great weight in adversarial administrative
18 proceedings, at trial, in bankruptcy, and on appeal.
19
20 Section 6. This Ordinance neither ratifies nor approves,nor shall be interpreted as ratifying or
21 approving, any violation or violations of the Monroe County Code of Ordinances,
22 Monroe County Land Development Code, Monroe County Comprehensive Plan,
23 floodplain management regulations, or any law, rule, or regulation, and shall not be
24 construed as ratifying or approving of any such violation of law(s), rule(s), or
25 regulation(s).
26
27 Section 7. Approval of this Ordinance shall not estop or waive, nor shall be construed as
28 estopping or waiving, Monroe County's right to enforce, seek enforcement of, and
29 require compliance with the Monroe County Codes, Monroe County
30 Comprehensive Plan, floodplain management regulations, Florida Building Code,
31 Florida Statutes, Florida Administrative Code, or any other law, rule, or regulation,
32 whether at law or in equity.
33
34 Section 8. Severability, Partial Invalidity, and Survival of Provisions. If any provision of
35 this Ordinance, or any section, subsection, or part or portion thereof, is held to be
36 invalid or unenforceable by any administrative hearing officer or court of
37 competent jurisdiction, the invalidity or unenforceability of such provision, or part
38 or portion thereof, shall neither limit nor impair the operation, enforceability, or
39 validity of any other provisions of this Ordinance, or any remaining section(s),
40 subsection(s),part(s), or portion(s)thereof. All other provisions,parts, and portions
41 thereof shall continue unimpaired in full force and effect.
42
43 Section 9. Repeal of Inconsistent Provisions. All ordinances or parts of an ordinance in
44 conflict with this Ordinance are hereby repealed to the extent of said conflict. The
45 repeal of an ordinance herein shall not repeal the repealing clause of such ordinance
46 or revive any ordinance which has been repealed thereby.
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1 Section 10: :•Transmittal. :This.Ordinance.:shall be transmitted by.the Director:of Planning to • • _
..the:State Land.Planning Agency pursuant to Chapte.r's:1:63 and:38.0,Florida Statutes. :•::
. .3: • • • • • :
4 . Section 1-1. . • Filing:.and•.Effective..Date.•This Ordinance .shall: 'be .filed.in the Office of the .i • : •
. 5, • • •. . •:Secretary:of•the:•State.of•Florida but•shall.not become effective:until a notice :is • , • ". .
. :6: • •• : •• issued by the State.Land Planning Agency.•or:Administration Commission finding • : : . •
• : • 7 • : • . :• the',amendment:in compliance with,Chapters 163 and 3:80; Florida Statutes; and.' • : : • .
after.any.applicable.challenges•have been resolved:. •• :
,: 10 Section:12. :'. Inclusion:in.the.Comprehensive.Plan.:The text-amendment:s shall be incorporated: • : ••• :•• • .
1.1:. • • :• :•.•: : ••.:in the, Monroe: County-:Comprehensive:Plan..:The: numbering sof the foregoing•.•- :• • •
12 • . : • amendment may be renumbered to conform to the'numbering in the:Monroe County •. '
.13. • . • : .• :Comprehensive Plan. _. .
15 : ,• .• PASSED AND ADOPTED.by the Board of County Commissioners: of,Monroe County.,: :: , : • .
.• i.. •16 :•' Florida; at a regular:ineeting•held on the 10th'day.of December.2025. • : . :•..• . • : .
: .17 : :
Michelle:. 18. . . :Mayor Lincoln District .: : .: . • Yes•:
• • .•Mayor Pro Tem David Rice;.District • . •Yes
.•20 . : • :' : • :•• : Commissioner Craig Cates;.•District-1 • • • . . •Yes• •
21: •• Commissioner Jame.s K..Sc: o • D.istrict 3: '
.. � � Yes .. • : :•:'
• : : : :22. : :: : :: : 1 . Commissioner Holly Merrill Raschein; District•5 : • : Yes :: •• • -
. : 23 • • • : :: ••.
•: 25. : : • : : • :
: O• BARD OF .COUNTY.COMMISSIONERS : • :' •• •• •• :
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ATTACHMENT
� k
fi11)�
2 , -w
3
4 MEMORANDUM
5 MONROE COUNTY PLANNING&ENVIRONMENTAL RESOURCES DEPARTMENT
6 We strive to be caring,professional and fair
7
8 To: Monroe County Board of County Commissioners
9
10 Through: Devin Tolpin, A.LC.P.,i C.F.M.,2 Senior Director
11 Monroe County Planning and Environmental Resources Department
12
13 From: Barbara Powell, Planning Policy Advisor
14 Monroe County Planning and Environmental Resources Department
15
16 Date: November 3, 2025
17
18 Request: An Ordinance, by the Monroe County Board of County Commissioners ("BOCC",
19 "Board", "Monroe County", or the "County"), Amending Policy 101.19.2 of the Monroe
20 County Comprehensive Plan and Figure 2.5 and Table 2.7 of the Livable CommuniKeys
21 Master Plan ("LCP") for Big Pine Key and No Name Key, to Include the Property
22 Colloquially Referred to as "Grimal Grove" as an Existing Institutional Use Identified in
23 LCP Figure 2.5 and Table 2.7, as Requested by the BOCC at the Board's October 16, 2024,
24 Regular Public Meeting.'
25
26 Meeting: Board of County Commissioners—December 10, 2025
27
28 I. REQUEST:
29
30 At the October 16, 2024, regular meeting of the Monroe County Board of County Commissioners
31 ("Monroe County","BOCC","Board",or the"County"),the BOCC directed Planning and Environmental
32 Resources Department professional staff("Staff') to amend the Future Land Use Element4 ("FLUE") of
33 the Monroe County Comprehensive Plan and the Livable CommuniKeys Master Plan for Big Pine Key
34 and No Name Key to include the property that is often referred to as Grimal Grove as part of the
35 institutional uses identified in Table 2.7. and Figure 2.5 of the Livable CommuniKeys Master Plan for Big
36 Pine Key and No Name Key. The subject property is comprised of parcels located at 258 Cunningham
37 Lane, Big Pine Key, currently having Parcel Identification Numbers 00111070-004000 and 00250660-
38 000000 (the "Property").
39 L BACKGROUND INFORMATION:
40 Site Information:
41 Location: MM 31, Big Pine Key
42 Addresses: 258 Cunningham Lane
i American Institute of Certified Planners(A.I.C.P.)—Certification.
'Association of State Floodplain Managers(A.S.F.M.)—Certified Floodplain Manager(C.F.M.).
3 Monroe County Planning and Environmental Resources Department File No. 2024-218.
4 Monroe County Comprehensive Plan Policy 101.19.2.
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I Description:
2 • Lots 5,6,7,8,13,14,15, and 16 of Block 1 of Pine Hammock, according to the plat thereof, as
3 recorded in Plat Book 3, Page 163 of the Official Records of Monroe County, Florida
4 and
5 • Track D of Pine Key Acres, Section One, as recorded in O.R. Book 509,page 1046 through 1049
6 of the Public Records of Monroe County, Florida.
7
8 Parcel Identification Numbers: 00111070-004000 and 00250660-000000
9 Boundary: Affected parcels are outlined in RED in the images below.
10 Applicant: Monroe County Board of County Commissioners
11 Property Owner: Patrick Garvey
12 Size of Property(cumulative): 80,586 Square Feet(1.85 acres)
13 Current FLUM Designation: Residential Medium (RM) - 00250660-000000
14 Residential Low (RL) - 00111070-004000
15 Current Land Use District: Improved Subdivision (IS) - 00250660-000000
16 Suburban Residential (SR) - 00111070-004000
17 Tier Designation: I
18 Flood Zone: AE-8
19 CBRS: No
20 Existing Permitted Use: Vacant/Apiary
21 Existing Vegetation/Habitat: Developed Land
22 Community Character of Immediate Vicinity: Adjacent land uses include residential, commercial,
23 public lands, and institutional uses.
24
`'�rt� ✓iir /yr r/�l �f r� �! �� W� o ,, _ f 1 � 1��/�l� //l '���r l/�,"1✓ rly v yy u r1N r r
���r� r Jli`Y1r�yr 1, �" r ��W �Ya i.�ry ✓r r ( (/ f r � � /Y
irk r ���f%/� /i�n�i// ,,,, r� r r , la�r���a� ✓ � %lr( i
/r r
r �� / G/.%/ir/�j� � i, 'r�i IirrO l// /Jw�a r I ✓ �I �
kr /l,r✓�u 1 fl ✓ r/r ;, l//�i/l/ .... ,,,,,,,,,,,,,,, r' �f�i'
Existing FLUM Designation Existing Land Use District Designation
r�
�2 ��'✓ °�r �r r
A,
,-„ — � I �"! V�r6 1�.iv/l.renwarrrrniF,✓,. � �o-,�'aPn✓� �r„.
Tier 2023 Habitat
25
26
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I Community Meeting and Public Participation:
2 In accordance with LDC Section 102-159(b), a community meeting is required to be held. The virtual
3 meeting was held on March 10, 2025,to discuss the proposed text amendment to the Comprehensive Plan
4 and provide for public participation. There was one member of the public in attendance and no public
5 comments were offered.
6
7 Development Review Committee Meeting and Public Input:
8 On April 22, 2025,the DRC considered the proposed amendment and provided for public input. On April
9 22, 2025, the Chair of the DRC signed Resolution No. DRC 08-25, recommending approval of the
10 proposed text amendments.
11
12 Planning Commission Meeting and Public Input:
13 On June 25, 2025, the Planning Commission considered the proposed amendment, provided for public
14 input and recommended approval of the proposed map amendment through Resolution P19-25.
15
16 Prior Relevant BOCC Action:
17 On June 16, 2021, the Monroe County BOCC adopted Resolution No. 224-2021 to vacate and convey
18 public right-of-way that ran generally between those parcels bearing Parcel Identification Numbers
19 00111070-004000 and 00250660-000000.
20
21 IL PROPOSED COMPREHENSIVE PLAN TEXT AMENDMENT:
22
proposed mic�:p".�..�..P:.c and deletions
23 The ro ose amendment is shown as follows: additions are set forth below m rel
24 are set forth in fekl 14F�ke l R)H; �k
25
26 Comprehensive Plan
27 Policy 101.19.2
28 The Community Master Plans shall be incorporated into the 2030 Comprehensive Plan as a part of
29 the plan and be implemented as part of the Comprehensive Plan. The following Community Master
30 Plans have been completed in accordance with the principles outlined in this section and adopted by
31 the Board of County Commissioners:
32 1. The Master Plan for Future Development of Big Pine Key and No Name Key, dated August
33 2004 and adopted by the Board of County Commissioners on August 18,2004 is incorporated
34 by reference into the 2010 Comprehensive Plan. The term Strategies in the Master Plan is
35 equivalent to the term Objectives in the Comprehensive Plan and the term Action Item is
36 equivalent to the term Policy; the meanings and requirements for implementation are
37 synonymous. Adopted by Ordinance 029-2004. Amended by Ordinances 020-2009 072:::.
38 2012 2025
39
40 *****
41
42
43 SECTION INTENTIONALLY LEFT BLANK
44
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Livable Communikeys Master Plan for Big Pine Key and No Name Key August 2004
GOAL 5
Maintain the viability of existing community organizations by providing opportunities for
limited redevelopment and expansion.
Current Conditions Summary
The LDP/HCP process sought to ensure that existing community organizations could remain
viable and expand according to their needs within existing zoning limitations. Table 2.7 lists
these organizations.
Table 2.7 Institutional uses located on Big Pine Ke
Civic Parcel Zoning Tier
Lion's Club 108770 NA 1
Lower Keys Property Owners 309070 IS 2
Moose Club 111070 SR 1
Religious
St. Francis 110040 NA 1
Lord of the Seas 111074.068 NA 1
Big Pine Baptist 111470 SR 3
Big Pine Methodist 111450 SR 3
Vineyard Christian 111170 SR 1
St. Peter's 110400 NC 3
Other
Memorial Gardens Cemetery 110830.0001 I 3
Big Pine Neighborhood Charter School 111420.0023 SC 3
SeaCam * MU 3
*00112030-000000, 00246950-000000, 00246960-000000, 00246970-000000, 00246980-000000, 00246990-
000000, 00247000-000000, 00247140-000000, 00247150-000000, 00247160-000000, 00247170-000000, and
00247180-000000
All of these institutional uses have been existing for at least 20 years and no new uses are
anticipated at present. A number of these institutions have expressed an interest in
redevelopment of existing square footage or a limited expansion to better serve the needs of
the present population.
...............................................................................
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Livable Copnynur iAv�z 3f astor Phinfor Orizinal CC Adopfian W2004
Big Pine Kkj.,anti No Vmne,Eq Amended by Oxdivmnce�� 020-200191 xvJ 2025
�dig Pine Key and Igo Nam, Key
Existing Insfituttionial Uses
VI x
CMC Organivroon's
L The Lions Club
vs Properm Ou-ners A Lower Ke , SSO
3 Big Pine Key Aloose Ledge
--- ------
..............................................
----- -----
2
X11
A
Religious Orgainvidow
-L S&Francis of the Kevs
or of the Seas
4
& First Baptist Church
v
7. Big Pine United Methodist
S. Vinevard Cristian
9 St,Pet r's
V"I, w4i
other Institutional nj
M Pinevrood Memotial emeter),
11 Big Fine Neighborhood Charter School
12. Seacamp
13,Criuud Cnwrvip,
"'wow ii"vow>
end
A 0 Mile Idarkn Residential Roadi Vu- C)",p,,
Falcets Krsr Deer B I vid
..... .. ..............,
Rgufe 2.5 Uxabun of uses un NgRne Key,(Ordirwinces 020-20019,§I awj'u�2a 24,
Land Use andRadmolopynenr Elemenr 50
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1 III.RELEVANT HISTORY AND ANALYSIS OF PROPOSED AMENDMENT:
2
3 On August 13, 2024, Monroe County issued the attached Letter of Understandings which exhaustively
4 analyzes and addressed the history of the subjectproperty(the"Property")and memorialized the County's
5 determinations concerning the development history and lawful or unlawful uses associated with the
6 Property.
7
8 This text amendment is proposed to amend the Future Land Use Element of the Comprehensive Plan and
9 the Livable CommuniKeys Master Plan for Big Pine Key and No Name Key, which is adopted as part of
10 the Comprehensive Plan, to include the as part of the institutional uses identified in Table 2.7. and Figure
11 2.5 of the Livable CommuniKeys Master Plan for Big Pine Key and No Name Key, as directed by the
12 Monroe County Board of County Commissioners on October 16, 2024.
13
14 The Property, known as Grimal Grove, is a tropical fruit grove located on Big Pine Key. The grove
15 contains a diverse collection of rare and exotic fruit trees. The grove was established in the 1950s by Adolf
16 Grimal. The grove earned recognition from experts at the USDA, the University of Florida, and tropical
17 fruit enthusiasts. His collection included varieties like breadfruit, mangoes, and other tropical fruits rarely
18 seen in the U.S. Mr. Grimal lived on the property and worked the grove until his death in 1997.
19
20 The Property fell into disrepair after Mr. Grimal's death until Patrick Garvey and the Growing Hope
21 Initiative purchased the property in 2013. Mr. Garvey is working to revitalize the Property with a mission
22 to preserve its legacy. Today, it's known as the only breadfruit grove in the continental United States and
23 serves as an educational hub, offering tours,tastings, and community events. The Property had significant
24 damage from Hurricane Irma in 2017, destroying many of the original trees. However,the grove has been
25 recovering with new growth and replanting efforts. Grimal Grove is currently open for guided tours by
26 appointment, typically on weekends, where visitors can explore its history and sample fruits like
27 breadfruit.
28
29 The proposed text amendment would recognize Grimal Grove as an institutional use that had been in
30 existence for more than 20 years at the time of the adoption of the Livable Communikeys Master Plan for
31 Big Pine Key and No Name Key and would thereby be subject to the policies applicable to recognized
32 institutional uses on Big Pine Key. Comprehensive Plan Policy 101.19.2 was updated to reflect both
33 proposed and historical amendments to the Livable Communikeys Master Plan for Big Pine Key and No
34 Name Key.
35
36 IV. CONSISTENCY WITH THE MONROE COUNTY COMPREHENSIVE PLAN,LIVABLE
37 COMMUNIKEYS MASTER PLAN FOR BIG PINE KEY AND NO NAME KEY,THE
38 PRINCIPLES FOR GUIDING DEVELOPMENT,AND FLORIDA STATUTES:
39
40 A. The proposed amendment is consistent with the Goals, Objectives and Policies of the Monroe
41 County 2030 Comprehensive Plan. Specifically,it furthers:
42
43 Glossary
44 Institutional Use means a use that serves the religious, educational, cultural, scientific, research, social
45 service, or health needs of the community, including,but not limited to, educational and scientific research
46 facilities that serve the region and day care and preschool facilities.
'Monroe County Planning and Environmental Resources Department File No.2022-219.
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1
2 Objective 101.19
3 Monroe County shall address local community needs while balancing the needs of all Monroe County
4 communities. These efforts shall focus on the human crafted environment and shall be undertaken
5 through the Livable CommuniKeys Planning Program.
6
7 Policy 101.19.1
8 Monroe County shall develop, maintain, and update periodically, as appropriate, with public
9 input, the Livable CommuniKeys Community Master Plans. Community Master Plans will be
10 maintained in accordance with the following principles:
11 1. Each Community Master Plan will contain a framework for future development and
12 redevelopment including the designation of growth boundaries and future acquisition areas
13 for public spaces and environmental conservation;
14 2. Each Community Master Plan will include an Implementation Strategy composed of action
15 items, an implementation schedule, and a monitoring mechanism to provide accountability
16 to communities;
17 3. Each Community Master Plan will be consistent with existing Federal and State requirements
18 and overall goals of the 2030 Comprehensive Plan to ensure legal requirements are met.
19 While consistency with the goals of the 2030 Comprehensive Plan is paramount, the 2030
20 Plan will be updated and amended where appropriate;
21 4. Each Community Master Plan will be closely coordinated with other community plans and
22 other jurisdictions to ensure development or redevelopment activities will not adversely
23 impact those areas;
24 5. Each Community Master Plan will include appropriate mechanisms allowing citizens
25 continued oversight and involvement in the implementation of their plans. Through the
26 Community Master Plans,programs for ongoing public involvement,outreach,and education
27 will be developed;
28 6. Each Community Master Plan will include a Capital Improvements program to provide
29 certainty that the provision of public facilities will be concurrent with future development;
30 7. Each Community Master Plan will contain an environmental protection element to maintain
31 existing high levels of environmental protection as required in the 2030 Comprehensive Plan;
32 8. Each Community Master Plan will include a community character element that will address
33 the protection and enhancement of existing residential areas and the preservation of
34 community character through site and building guidelines. Design guidelines for public
35 spaces, landscaping, streetscaping,buildings,parking lots, and other areas will be developed
36 through collaborative efforts of citizens, the Planning Department, and design professionals
37 reinforcing the character of the local community context;
38 9. Each Community Master Plan will include an economic development element addressing
39 current and potential diversified economic development strategies including tourism
40 management. The preservation and retention of valued local businesses, existing economies,
41 and the development of economic alternatives will be encouraged through the process;
42 10. Each Community Master Plan will contain a Transportation Element addressing
43 transportation needs and possibilities including circulation, safe and convenient access to
44 goods and services, and transportation alternatives that will be consistent with the overall
45 integrity of the transportation system not resulting in negative consequences for other
46 communities; and
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I 11. Each Community Master Plan will be based on knowledge of existing conditions in each
2 community. The Planning Department will compile existing reports, databases, maps, field
3 data, and information from other sources supplemented by community input to document
4 current conditions; and
5 12. Each Community Master Plan will simplify the planning process providing clarity and
6 certainty for citizens, developers, and local officials by providing a transparent framework
7 for a continuing open dialogue with different participants involved in planning issues.
8
9
10
11 Livable CommuniKeys Master Plan for Big Pine Key and No Name Key
12
13 Strategy 4.1 Original BOCC Adoption 08/2004: Amended by Ordinance 020-2009 Plan the overall level
14 of non-residential development for the next twenty years to be consistent with the community vision and
15 development plan selected through the Livable CommuniKeys planning process. It shall also be consistent
16 with the incidental take permit and the accompanying Habitat Conservation Plan for the Florida Key Deer
17 and Other Protected Species.
18
19 Action Item 4.1.4: Prohibit new non-residential development in Tier L Redevelopment and
20 expansion of existing institutional uses in Tier I is allowed,but is restricted to disturbed or scarified
21 land.
22
23 Strategy 5.1: Original BOCC Adoption 08/2004: Amended by Ordinance 020-2009 Allow the limited
24 expansion of existing community religious,civic and institutional organizations over the next twenty years
25 consistent with the community vision and development plan and with the incidental take permit and the
26 accompanying Habitat Conservation Plan for the Florida Key Deer and Other Protected Species.
27
28 Action Item 5.1.1: Expansion of non-public institutional floor area and uses is allowed in all Tier
29 designations within the planning area, but only on lands currently owned by the organizations on
30 the date of the issuance of the Incidental Take Permit, to ensure avoidance and minimization of
31 impacts to the Key deer and other covered species.
32
33 Action Item 5.1.2: Limit floor area allocations to 2,500 square feet per organization,per year.
34
35 Action Item 5.1.3: Monitor the total amount of new floor area allocated towards expansion of
36 existing non-public institutional uses as specific proposals are received. At the point where new
37 floor area is expected to exceed the H units budgeted, consider allocation of H from commercial
38 or public facilities categories to fulfill community organization needs for both existing expansions
39 and new uses. Include this as a discussion item during presentation of the annual report and obtain
40 Board of County Commissioners' approval prior to revising the H budget.
41
42 Action Item 5.1.4: Allow allocation and permit issuance for non-public institutional floor area at
43 any time during the twenty-year planning horizon.
44
45
46 B. The amendment is consistent with the Principles for Guiding Development for the Florida Keys
47 Area, Section 380.0552(7), Florida Statutes.
8of11
I For the purposes of reviewing consistency of the adopted plan or any amendments to that plan with the
2 principles for guiding development and any amendments to the principles,the principles shall be construed
3 as a whole and no specific provision shall be construed or applied in isolation from the other provisions.
4
5 (a) Strengthening local government capabilities for managing land use and development so that local
6 government is able to achieve these objectives without continuing the area of critical state concern
7 designation.
8 (b) Protecting shoreline and benthic resources, including mangroves, coral reef formations, seagrass
9 beds, wetlands, fish and wildlife, and their habitat.
10 (c) Protecting upland resources,tropical biological communities, freshwater wetlands, native tropical
11 vegetation (for example, hardwood hammocks and pinelands), dune ridges and beaches, wildlife,
12 and their habitat.
13 (d) Ensuring the maximum well-being of the Florida Keys and its citizens through sound economic
14 development.
15 (e) Limiting the adverse impacts of development on the quality of water throughout the Florida Keys.
16 (f) Enhancing natural scenic resources, promoting the aesthetic benefits of the natural environment,
17 and ensuring that development is compatible with the unique historic character of the Florida Keys.
18 (g) Protecting the historical heritage of the Florida Keys.
19 (h) Protecting the value, efficiency, cost-effectiveness, and amortized life of existing and proposed
20 major public investments, including:
21 1. The Florida Keys Aqueduct and water supply facilities;
22 2. Sewage collection, treatment, and disposal facilities;
23 3. Solid waste treatment, collection, and disposal facilities;
24 4. Key West Naval Air Station and other military facilities;
25 5. Transportation facilities;
26 6. Federal parks, wildlife refuges, and marine sanctuaries;
27 7. State parks, recreation facilities, aquatic preserves, and other publicly owned properties;
28 8. City electric service and the Florida Keys Electric Co-op; and
29 9. Other utilities, as appropriate.
30 (i) Protecting and improving water quality by providing for the construction, operation, maintenance,
31 and replacement of stormwater management facilities; central sewage collection; treatment and
32 disposal facilities; and the installation and proper operation and maintenance of onsite sewage
33 treatment and disposal systems.
34 (j) Ensuring the improvement of nearshore water quality by requiring the construction and operation
35 of wastewater management facilities that meet the requirements of ss. 381.0065(4)(1) and
36 403.086(10), as applicable, and by directing growth to areas served by central wastewater
37 treatment facilities through permit allocation systems.
38 (k) Limiting the adverse impacts of public investments on the environmental resources of the Florida
39 Keys.
40 (1) Making available adequate affordable housing for all sectors of the population of the Florida Keys.
41 (m)Providing adequate alternatives for the protection of public safety and welfare in the event of a
42 natural or manmade disaster and for a post disaster reconstruction plan.
43 (n) Protecting the public health, safety, and welfare of the citizens of the Florida Keys and maintaining
44 the Florida Keys as a unique Florida resource.
45
46 Pursuant to Section 380.0552(7) Florida Statutes, the proposed amendment is not inconsistent with the
47 Principles for Guiding Development as a whole and is not inconsistent with any Principle.
9of11
I C. The proposed amendment is consistent with Part II of Chapter 163,Florida Statutes. Specifically,
2 the amendment furthers:
3
4 163.3161(4), F.S. — It is the intent of this act that local governments have the ability to preserve and
5 enhance present advantages; encourage the most appropriate use of land, water, and resources,
6 consistent with the public interest; overcome present handicaps; and deal effectively with future
7 problems that may result from the use and development of land within their jurisdictions. Through the
8 process of comprehensive planning, it is intended that units of local government can preserve,
9 promote,protect,and improve the public health,safety,comfort,good order,appearance,convenience,
10 law enforcement and fire prevention, and general welfare; facilitate the adequate and efficient
11 provision of transportation, water, sewerage, schools,parks,recreational facilities, housing, and other
12 requirements and services; and conserve, develop, utilize, and protect natural resources within their
13 jurisdictions.
14
15 163.3161(6), F.S. — It is the intent of this act that adopted comprehensive plans shall have the legal
16 status set out in this act and that no public or private development shall be permitted except in
17 conformity with comprehensive plans, or elements or portions thereof, prepared and adopted in
18 conformity with this act.
19
20 163.3177(1), F.S. — The comprehensive plan shall provide the principles, guidelines, standards, and
21 strategies for the orderly and balanced future economic, social, physical, environmental, and fiscal
22 development of the area that reflects community commitments to implement the plan and its elements.
23 These principles and strategies shall guide future decisions in a consistent manner and shall contain
24 programs and activities to ensure comprehensive plans are implemented. The sections of the
25 comprehensive plan containing the principles and strategies, generally provided as goals, objectives,
26 and policies, shall describe how the local government's programs, activities, and land development
27 regulations will be initiated, modified, or continued to implement the comprehensive plan in a
28 consistent manner. It is not the intent of this part to require the inclusion of implementing regulations
29 in the comprehensive plan but rather to require identification of those programs, activities, and land
30 development regulations that will be part of the strategy for implementing the comprehensive plan and
31 the principles that describe how the programs, activities, and land development regulations will be
32 carried out. The plan shall establish meaningful and predictable standards for the use and development
33 of land and provide meaningful guidelines for the content of more detailed land development and use
34 regulations.
35
36 (b) A local government may include, as part of its adopted plan, documents adopted by reference
37 but not incorporated verbatim into the plan. The adoption by reference must identify the title and
38 author of the document and indicate clearly what provisions and edition of the document is being
39 adopted.
40
41 163.3177(6),F.S.—In addition to the requirements of subsections (1)-(5),the comprehensive plan shall
42 include the following elements:
43 (a) A future land use plan element designating proposed future general distribution, location, and
44 extent of the uses of land for residential uses, commercial uses, industry, agriculture, recreation,
45 conservation, education, public facilities, and other categories of the public and private uses of land.
46 The approximate acreage and the general range of density or intensity of use shall be provided for the
10 of 11
I gross land area included in each existing land use category. The element shall establish the long-term
2 end toward which land use programs and activities are ultimately directed.
3 3. The future land use plan element shall include criteria to be used to:
4 c. Encourage preservation of recreational and commercial working waterfronts for water-
5 dependent uses in coastal communities.
6
7 VI. PROCESS:
8
9 Comprehensive Plan Amendments may be proposed by the Board of County Commissioners,the Planning
10 Commission, the Director of Planning, or the owner or other person having a contractual interest in
11 property to be affected by a proposed amendment. The Director of Planning shall review and process
12 applications as they are received and pass them onto the Development Review Committee and the
13 Planning Commission.
14
15 The Planning Commission shall hold at least one public hearing. The Planning Commission shall review
16 the application, the reports and recommendations of the Department of Planning & Environmental
17 Resources and the Development Review Committee and the testimony given at the public hearing. The
18 Planning Commission shall submit its recommendations and findings to the Board of County
19 Commissioners (BOCC). The BOCC holds a public hearing to consider the transmittal of the proposed
20 comprehensive plan amendment, and considers the staff report, staff recommendation, and the testimony
21 given at the public hearing. The BOCC may or may not recommend transmittal to the State Land Planning
22 Agency. The amendment is transmitted to State Land Planning Agency, which then reviews the proposal
23 and issues an Objections, Recommendations and Comments (ORC) Report. Upon receipt of the ORC
24 report, the County has 180 days to adopt the amendments, adopt the amendments with changes or not
25 adopt the amendment.
26
27 VIL PROFESSIONAL STAFF RECOMMENDATION:
28
29 Professional staff recommends approval of the proposed amendment.
30
31 VIIL EXHIBITS:
32
33 1. FloridaCommerce Objections, Recommendations and Comments ("ORC") Report
34 2. August 13, 2024-Issued LOU Containing the Department's Analysis of the Property's
35 Development History
36 3. Ordinance
11 of 11
KeysNews.eom
KE TEN
The Florida Keys Only Daily Newspaper, Est. 1876
PO Box 1800,Key West FL 33041
P:(941)206-1025 F:(305)294-0768
legals@keysnews.com
MONROE CO PLANNING/ENVIORNMENTAL
RES
102050 OVERSEAS H WY
KEY LARGO FL 33037
Account: 423741 Ticket: 3975895
PUBLISHER'S AFFIDAVIT
STATE OF FLORIDA [legal.text]
COUNTY OF MONROE
Before the undersigned authority personally appeared
Amber Douglas ,who on oath says that he or she is
The legal advertising representative of the Key West Citizen,a five day newspa-
per published in Key West,in Monroe County, Florida;that the attached copy of
advertisment,being a legal notice in the matter of was published in said newspa-
per in the issues of:
Saturday, November 22,2025
Affiant further says that the Key West Citizen is a newspaper published in Key
West, in said Monroe County, Florida and that the said newspapers has hereto-
fore been continuously published in said Monroe County, Florida Tuesday thru
Saturday weekly,and has been entered as periodicals matter at the post office in
Key West, in said Monroe County, Florida,for a period of 1 year next preceding
the first publication of the attached copy of advertisement;and affiant further says
that he or she has neither paid nor promised any person,firm or corporation any
discount, rebate, commission or refund for the purpose of securing this advertise-
ment for publication in the said newspaper.
F
(Signature ofAffiant)
Affirmed and subscribed before me this 24th day of November 2025
(Notary Public Signature)
Jill Kelli Di Benedetto
(Notary Public Printed Name)
My commission expires 8/19/2027
Personally Known X Produced Identification
Type of Identification Produced (Notary Seal)
Notary Public State of Florida
Ak Jill Kalil Di Benedetto
ttN My Commission HH 390294
ExpirBS 61191202 7
keysnews.com Keys Citizen.Weekend Edition NOVEMBER 22-23,2025 PAGE A7
b� ")1 I,` `°gr�b � �., A,
Meeting from Al Chri,Pv icGttC. candidateswill have to stated,"it the Commission appointment andag �to takestance.
Massi,AWG
is calling on run again regardless of also commits that the costly special election,he Me special commission
state and federal election the City Commission to the outcome of a special other declared candidate, said."'Has is about doing meeting is schedule for
requirements.Only is appoint a neutral caretaker clectionflUe said. Harry Russell,will not bewhat's right for the city,for Monday,NVw,24at2pm
f rom the affected district to temporarily fill the late They are costly and considered.No candidate the people of District 5 and to determine how the
participate,and C M� Louesat hd h t should f honoring C inner m District 5vaca will be
candidate m iththemost H seat rather than Massicotte argues advantage Ihefairesttath H vers legacy"s tilled Me public can attend
t serving the appointinga declared that ap t g either is to appoint caretaker Whenreached a t atC t Hall
order of the unexpired candidate calling declared candidate would who will not ru t thetH� R 11 the l t amfromthe
term. election. d public trust in at d will simply serve �d t premature at this t web site thttps//www
Key West M D H d"Commissioner them tlth t d ide"e t t tand he t, fkeywesttgov
ll..ll.. H 1 h H g muchof1eY ( g, declared Ma tt noted that 11 t until afterthe
Ilcd mspe ial neehngfor herselfto this community candidate an appointed thecity has used caretaker C sston meeting to katrma.mihola®keysnwas.aom
M d� N 24 a,2pm H 1 a profound b would tiltstyle
t l ap t [ the
determine how the one for Key West Every the Haying field and raise past
totillvaca c and Proud to be your trusted trews source.
District 5v a will be t 1 all r bike down concerns about t continuity.
filled for the re mainderof the path she championed f ss,hesatd"district There is precedent for K�,�6F2,EN
the term.August 18,2026 is on Ad antic B oulevard,l 5 deserves a process that appointing caretakers to
the next election. will think of her and her voters can trust" fill vacanciesr'he said. NOTICE OF MEETINGS
Prior to her passing, ling Key West legacy" 'To that end,Massicotte `We should follow that
Hooverammou I'd she a Massicotte is opposed annousedheiswilling spiritnmvandputpubllc CITY COMMISSION MEETING
would not I'd she
to a special election this to step aside from cordhdence ahead of
and wo announced lose to the regular election consideration for any political advtage" Morning Session:December 2,2025 at 9:00 AM
d da for District 5 c l e aft t t tth e M' tt-an ncoursged Evening Session December 2,2025 at 5:00 PM
tred the race Longtime l nalreadyon thestandardisattl applied equally. dents to attend C ty Commission Chambers,City Hall,1300 White
Key West resident and record opposing special `I am willing to recuse Mondays special meeting. Street Key West
educator and civic elections if they can be yselffrom consideration "1'm asking residents to
leader,Harry Russell and .voided.We are nearing for appointment to this show up,be respeaful,and CAROLIN E STREET CO FIR DO AN D BAHAMA
community advocate and a regular election,when vacancy,"Massicotte speak up for a caretaker VILLAGECRA
NOTICE OF INTENT TO USE UNIFORM METHOD OF COLLECTING December 2, 2025, immediately following the City
NON-AD VALOREM ASSESSMENTS Commission meeting,as soon as the matter arises on
the agenda.
The City of Key West,Florida(the"City')hereby provides notice,pursuant to section 197.3632(3)(a), BOARD OF ADJUSTMENT
Florida Statutes,of its intent to use the uniform method of collecting non-ad valorem special assessments to be
levied within the Incorporated area of the City,for the cost of providing fire services commencing for the Fiscal December 2,2025,immediately following the Caroline
Year beginning on October 1,2026 and continuing until discontinued by the City.The City will consider the Sheet Corridor and Bahama Village CRA meeting,as
adoption of a resolution electing to use the uniform method of collecting such assessments authorized by section soon as the matter arises on the agenda.
197.3632,Florida Statutes,at a public hearing to be held at 9:00 a.m.on December 2,2025 at the Commission
Chambers,City Hall,1300 White Street,Key West,Florida.Such resolution will state the need for the levy and If agenda items are not completed on the same
will contain a legal description of the boundaries of the real property subject to the levy.Copies of the proposed day,the incoming will 6e recessed until 5:00 PM the
form of resolution,which contains the legal description of the real property subject to the levy,are on file at the following meeting
the same day as the case maybe.
City Clerk's office,located at City Hall-1300 White Street,Key West,Florida.All interested persons are invited
to attend.
ADA Assistance:It is the policy of the City of Key West
In the event any person decides to appeal any decision by the City with respect to any matter relating to to comply with all requirements of the Americans with
the consideration of the resolution at the above-referenced public hearing,a record of the proceeding may be Disabilities Act.Please call the LEY number at 800-955-
needed and in such an event,such person may need to ensure that a verbatim record of the public hearing is 8771 or 800-9558770(Voice)or the ADA Coordinator at
made,which record includes the testimony and evidence on which the appeal is to be based.In accordance with 305-809-3811 at least five business days in advance for
the Americans with Disabilities Act,persons needing a special accommodation or an interpreter to participate in sign language interpreters,assistive listening devices,or
this proceeding should call the TTY number at 305-809-1000 or the ADA Coordinator at 305-809-3951 at least materials in accessible format.
five business days in advance for sign language interpreters,assistive listening devices,or materials in
ccessible format.
Pursuant to F.S.286.0105,notice is given that if a person
decides to appeal any decision made by the Commission
DATED this 4th day of November 2025. with respect to any matter considered at such meeting
or hearing,that person will need a cord of the
proceedings,and that for such purpose,that person may
By Order of: need to ensure that a verbatimrecord ofthe proceedings
Danise Henriquez,Mayor made,which record includes the testimony and
CITY OF KEY WEST,FLORIDA evidence upon which the appeal is to be based.
NOTICE OF COMMUNITY MONROE(OUNTY BOARD OF(OUNTY(OMMISSIONERS
MEETING NOTICE OF PUBLIC MEETING AND NOTICE OF PUBLIC HEARING
NOTICE OF CHANGE TO TH E MONROE(OUNTY COMPREHENSIVE PLAN
REQUEST FOR AN AMENDMENT HOWE OF(HANG ETD THE MONROE(OUNTY LAND DEVELOPMENT(ODE
TO THE MONROE COUNTY LAND NOTICE OF CHANGE TOTHE MONROE(OUNTY FUTURE LAND USE MAP
DEVELOPMENT CODE DE(EMBER10,2025
NOTICE IS HEREBY GI IENFhaF on W.d..dry,December 10,2025,the Monroe Counry Bmrd dCoumy Commissionerswlll hold a publl,hearing,beglnning,F9:m AM.Lhe BOCC
ITingwlll be held In I brldtormat,allowingthe publl,Fo FF,,d,,Fhervla Zoom W,blmrorin person.Lhe In9erson meeFingwlll be held,F the Nelson Gwernmem Center,Iemtedat
December 11,2025 1020So I(,LarQ,RD The(ollowng ltemswlII h-,,ldered aI F he PUBLI C HEAR NI
IJ P11BLI HFARING5:910AMIorassoonther,fterasmaybeh,l:
NOTICE IS HEREBY GIVEN that On ANORDINAN(EBY THE MONROE COUNTY BOARD OF COUNTY COMMISSIONERS ADOPTING AMENDMENTS TO THE MONROE COUNTY2030 COMPREHENSIVE PLAN BY AMENDING POLICY
101.192 AND FIGURE 25 AND IAFLE2.7 OF I HE LIVACLE WMMUNIKEYI MASI Hf PLAN LOU PIG PINE KEY AND NO NAME KEY 10INCLUDE PROPEKI Y WIAI ED Al 258 CUNNINGHAM LANE,FIG
ThurSdayrDecember11r2025,the applicants PINE KEY,DESCRI RED AS LOTS 5,5,),8,13,14,15,AND 16OF STOCK 1OF PINE HAMMOCK,ACCORDING TO THE PLAT THEREOF AS RECORDED IN PLAT ROOK 3,PAGE 163OFTHEPU PIT C RECORDS OF
Of The below mentioned app Cat ion hold WORENELYY HAVING YFRIDA AN IIDENRFIIAICK FION NUMERF PINE KEY 10011107(,004000 ANDCRES,SECTION ONE,AS RECORDED IN OR 002506o,000000QI PAGE PROVIDING TORSEVESPILIIHY PROVIDING LOU REPEAL OF
RECORDS COUNTY,�NEORIDAa,
aCOmmUnityMeetingVlaCommUnlCatlonS ANENGFORTRANSVEDATEMIryALTOTHEE4STATELANDPLANNINGAGENCYANDTHESECRELARYOF STATE,PROVIDING FOR INCLUSION INTHE MONROE COUNTY COMPREHENSIVE PLAN;PROVIDINGFOR
Media Technology (CMT) Zoom® Meeting, AN ORDINANCE BY THE MONROE COO MY BOARD OF COUNTY COMMISSIONERS AMENDING POLICY 13 G2.14 AND POLICY 1302.15 OFTHE MONROE COIL NTY2030 COMPREHENSIVE PIANTO
beginning at 5:05 PM. AMEND THE REQUIREMENT FOR ACOMMUNILY ME91 NI AS REQUESTED BYTHE BOCC AT THEIR TELL AR,
9,2025,REGULAR COMMISSION MEETING;PROVIDING FOR SEVERABILILY,,PROVIDING
LOU REPEAL OF WNFDU ING PROVISIONS,PROVIDING TO I RANIMII IALI U I HLSI AI LLAND PLANNING AGENCY AND I HEIEUILIAKY OF SIAI H PROVIDING LOU AMENDMENI IQ AND INCO-
RATION IN THE MONROE COUNTY COMPREHENSIVE PLAN;PROVIDING FOR AN EFFECTIVE DATE(FI f NQ2(25-037)
The following item will be discussed at the AN ORDINANCE BYTHE MONROE COUNTY BOARDOF(OUMY(OMMI5510NER5 AMENDING 1EKI IONS 102-158,102-159,110.3AND110.700FIHEMONROEIOFNIYLANDDLVLLOPMLNI
Community Meeting: CODETO AMEND THE REQUIREMENT FOR A COMMUNITY MEETING,AS REQUESTED BYTHE BOCC ATTLE E FEBRUARY 19,2.5,REGULAR COMMISSION MEETING;PROVIDING FOR SEVERABIDTY,,
PROVIDINGF RREPEAL OF CONDUCTING PROVISIONS;PROVIDING WRTRANSMIfTALTOTHE STATE LAND PLANNING AGENCY ANDTHE SECRETARY OF STATE;PROVIDING FOR AMENDMENTTO AND
INCORPORATION IN THE MONROE COUNTY LAND DEVELOPMENT CODE,PROVIDING FOR AN EFFECTIVE DATE.(FILE NQ2(2S038)
AN ORDINANCE BY THE MONROE AN ORDINANCE BY THE NONROECOUMYBOARD OFCOUNTY COMMISSIONERS AMENDING MONROE COUNTY COMPREHENSIVE PLAN POLICY701.1.6,,ADOFTINGTHE 10 YEARWALER
COUNTY BOARD OF COUNTY SUPPLYFAuu DFLWosK PLAN UPDATE OFF mwuIH WITH HELOFIHTLOHIDAWAICH MANAG RECH DUIRw LOWLO w LAFI COASI WAILRPPLYPLAN FPDAu QF2(24,PROVIDING
FOR SEVERABIDTY,,PROVIDING FOR REPEAL OF CONFLICTING PROVISIONS;PROVIDING FOR TRANSMITTAL TO THE STATE LAND PLANNING AGENCY ANDTHE SECRETARY OF STATE,PROVIDING FOR
COMMISSIONERS AMENDING SECTIONS INCLUSION INTHE MONROE CQRNTYCQMPREHENSIVE PLAN,PROVIDING FOR AN EFFECTIVE DATE(FILE NO2.50)
118-10,118-2 and 122-12 OF THE MONROE ANORDINAN(E BYTHE MONAOE(OUMYBOAAD OF(OUNTY COMMISSIONERS AMENDING THE DON ROE COUNTYFUTURE LAND USE MAP FROM RESIDENTIAL MEDIUM(REDTOCOMMEF
-
COUNTY LAND DEVELOPMENT CODE TO CIAL(mmM),FOR PDOPFeRY LOCATED AL 106251,1062E AND 106281 OVERSEAS HIGHWAY,KEYLARGO,,DESCRIBED AS LOTS 1-,STOCK 3,OCEAN ISLE ESTATES,ACCORDING TO THE PLAT
HENEOF Al NEWNDED IN YLAI ROOKS,YAGE14,OF HE YUFLIINEWNDI OF MONNOE WUNI Y,FWNIDa W NNENI LY HAVING YANIELIDNVI IFIIAI ION NUMFEN100538800.000000,00538810.
DELETE REFERENCES TO THE NOTICE TO 000000,AND 0053862a000001,AS PROPOSED BV FLOTGROWN HOME BUYERS,ITC,PROVIDING FOR SEVERABIuf Y,,PROVIDING PoD REPEAL OF CONLIICTING PROVISIONS;PROVIDING FOR
PROCEED REQUIREMENTS; PROVIDING TRANSMITTAL
TO MAP,PROVIDING FOR ANGEFFECTVEDATE�(FIiE NO 2025069)S....NI.rap INCLUSION INTHE MONROE muNTvmmvDEHENSIVE PLAN AND FOR nMENDMENTTOTHE
FOR SEVERABILITY; PROVIDING FOR LO(ATIONMAP
REPEAL OF CONFLICTING PROVISIONS; j
PROVIDING FOR TRANSMITTAL TO THE
STATE LAND PLANNING AGENCYAND THE
SECRETARY OF STATE; PROVIDING FOR
AMENDMENT TO AND INCORPORATION F
D THE MONROE COUNTY LAND Sys"
DEVELOPMENT CODE; PROVIDING FOR
AN EFFECTIVE DATE.(FILE NO.2025-103) "
Please visit the Monroe County Website
at www.monroecounty-fl.gov for meeting
agenda updates and information regarding Ah,.,+++ +
the various options available to the public AN ORDINANCE BY THEMONAOE(OUNTY BOARD OF COO MY COMMISSIONERS RECALL NG THE H VE YEAR SCHEDULE OF CAPITAL I MPROVEMENTS FABLE FOR HIS CAL YEARS 20252029,
to view the live meetingand/or to make LOCATED WITHIN LHECAPITAL IMPROVEMENTS ELEMENT OF THE MOWN CD RELY YEAR 203 0 COMPREHENSIVE PLAN.PU RSUANL TO FLORIDA STATUTE§163.31]](3);PROVIDING FOR SEW
ERABI DTY,,PROVIDI NG FOR REPEAL OF INCONSI STEEL PROVISIONS;PROVI DING FOR FILING WITH THE S ERELARY OF STATE,PROVIDING FOR INCH SION IN THE MONROE COU W Y YEAR 2030
public comments on certain agenda items. COMPREHENSIVE PLAN;PROVIDING FOR AN EFFECTIVE DATE THENo.2.514E
A PUBLIC HEARING TO CONSIDER A REQUEST FOR ADMINISTRATIVE RELIEF FOR LDGROUP HOLDINGS 1 LLC FOR PROPERTY LOCATED AL 413 COCONUT DRIVE KEY LARGO,DESCRIBED
Interested persons are Invited to attend ART CK MALEMIIE(MARKERROACHMENT),SEASIDE ADDITION I,KEY LARGQ PB-,,PAGE59,MONROE COUNTY,FLORIDA HAVING PARCEL IDENTIFICATION NUMBER OW92520-0OOOO..AL
and speak to the above items. The above Plaasevisrtthe Monroe CoumYWemiteatwww.menmemumyn.gavfermeamgagendaupdatxandmfemmtien regerdmgmevarieusemiensavailememmepubNr
application may be reviewed at the Growth oviewthe liremeningandlorto makepubliCCommemsen Certainagen&it
Management offices in Marathon and N:,wn"'Sem-2-115 HDda+x+wFe:,Ir+pe:,Dn aedae:FO+ppe+I+w aedd0n0nhee0+:a 0rc0�my c0mmhd0ne:,,NTm:e:,FO+w maFFe:,Dn,lae:ea+Fmemeeong 0:he+:mg,
KeyLargo during normal business hours. IG-h wlllneed+:e,0:d0nhepr0,eedmg,,andmat,r0:a�mp�:p0ephe0:,nemWneeaiDenn:ease:NFlm:e,0:a0rmep:OeeaingrHmaae�mlm:e,O:alnd�ae:meieAlmOW&
9 9 ,�,den,e,p0nwhlmmeappean,mbeba,ed.
Interested persons may also go to thewebsite AppA5A5iANff:l/youareacersnwiMndirabilitywhorieedsspnblwrmmmalanansinw&rmpartrzgwmmMlspweedmg,pkaxrmtwtthe(wmryAdminimamr's
at:www.monroecounty-fl.gov Dlfire,byphvnirg(305)292Wiii,between thehwxsol8:30a.m.-S:OOp.m.,rwlarer Nwn five(5)raleMardayspiwmthe sheduled meenrg;Jyou are hearmgw wee
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GVS COURTq°
o: A Kevin Madok, CPA
-
�o ........ � Clerk of the Circuit Court& Comptroller Monroe County, Florida
�z cooN
December 12, 2025
Department of State
Administrative Code & Register
500 S Bronough Street
Tallahassee FL 32399-0250
To Whom It May Concern,
Attached is a copy of Ordinance 026-2025 by the Monroe County Board of County
Commissioners amending Comprehensive Plan Policy 101.19.2 and Figure 2.5 and Table 2.7 of
the Livable CommuniKeys Master Plan for Big Pine Key and No Name Key to include that
certain property located at 258 Cunningham Lane, Big Pine Key, described as Lots 5, 6, 7, 8, 13,
14, 15, and 16 of Block 1 of Pine Hammock, according to the Plat thereof, as recorded in Plat
Book 3, Page 163, of the Official Records of Monroe County, Florida, and Tract D of Pine Key
Acres, Section One, as recorded in Book 509, Pages 1046 through 1049, of the Official Records
of Monroe County, Florida, currently having Parcel Identification Numbers 00111070-004000
and 00250660-000000; providing for severability;providing for repeal of conflicting provisions;
providing for transmittal to the State Land Planning Agency and the Secretary of State;providing
for inclusion in the Monroe County Comprehensive Plan; providing for an effective date.
This Ordinance was adopted by the Monroe County Board of County Commissioners at a
regular meeting, held in formal session, on December 10, 2025. Should you have any questions
please feel free to contact me at(305) 292-3550.
Respectfully Submitted,
Kevin Madok, CPA, Clerk of
the Circuit Court& Comptroller&
ex-officio to the Monroe County
Board of County Commissioners
by: Liz Yongue, Deputy Clerk
cc: Planning and Environmental Resources
County Administrator
County Attorney
BOCC
File
KEY WEST MARATHON PLANTATION KEY
500 Whitehead Street 3117 Overseas Highway 88770 Overseas Highway
Key West, Florida 33040 Marathon, Florida 33050 Plantation Key, Florida 33070
FLORIDA DEPARTMENT Of$ ATE
u 7i
RON DESANTIS CORD BYRD
Governor Secretary of State
December 15, 2025
Kevin Madok
Clerk of the Circuit Court
Monroe County
500 Whitehead Street, Suite 101
Key West, Florida 33040
Dear Kevin Madok,
Pursuant to the provisions of Section 125.66, Florida Statutes, this will acknowledge receipt of your
electronic copy of Monroe County Ordinance No. 026-2025, which was filed in this office on December
12, 2025.
Sincerely,
Alexandra Leijon
Administrative Code and Register Director
AL/dp
R. A. Gray Building • 500 South Bronough Street • Tallahassee, Florida 32399-0250
Telephone: (850) 245-6270