HomeMy WebLinkAboutItem K01COUNTY of MONROE
The Florida Keys
BOARD OF COUNTY COMMISSIONERS
Mayor Michelle Lincoln, District 2
Mayor Pro Tem David Rice, District 4
Craig Cates, District 1
James K. Scholl, District 3
Holly Merrill Raschein, District 5
Regular Meeting
February 18, 2026
Agenda Item Number: KI
26-0228
BULK ITEM: Yes DEPARTMENT: Planning and Environmental
Resources
TIME APPROXIMATE: STAFF CONTACT: Devin Tolpin, Sr. Director
Planning & Environmental Resources
AGENDA ITEM WORDING: Approval of a Resolution Approving an Extension of the
Reservation of Seventy -Nine (79) Affordable Workforce Early Evacuation Building Permit
("ROGO") Allocations, requested by the Applicant Gorman & Company, LLC, for Proposed
Affordable Workforce Housing Dwelling Units at 95325 and 95351 Overseas Highway, Key Largo,
Monroe County, Currently Having Parcel Identification Numbers 00483360-000000 and 00483350-
000000, Until August 20, 2027, for Building Permit Issuance.
ITEM BACKGROUND:
Gorman & Company, LLC (the "Applicant") is requesting for the Monroe County Board of
County Commissioners "("BOCC", 'Board", or the "County") to extend the reservation for
Seventy -Nine (79) affordable early evacuation workforce housing Rate of Growth Ordinance
("ROGO") allocations for Applicant's project on the real property located at 95325 and 95351
Overseas Highway, Key Largo, Monroe County, currently having Parcel Identification
Numbers 00483360-000000 and 00483350-000000 (the "Property"). The Applicant is
requesting a reservation extension for one (1) year, having until August 20, 2027 for building
permit issuance.
Monroe County Land Development Code ("LDC") Section 138-24(b) allows the BOCC to
reserve by resolution some or all of the available affordable housing allocations or available
affordable workforce housing early evacuation unit building permit allocations for award to
certain sponsoring agencies or specific housing programs consistent with all other
requirements of the Chapter.
The reservation of workforce housing early evacuation building permit allocations for the
anticipated project does not exempt the project from applicable requirements for the Monroe
County Code(s), Comprehensive Plan, Florida Building Code, and/or other regulatory
requirements, and the owner/applicant shall obtain all required approvals for the project.
The proposed reservation shall require the developer to obtain building permits for the
workforce housing early evacuation units by August 20, 2027; if the permit for a reserved
ROGO allocation housing unit is not issued by that time, the allocations shall automatically
revert to the County.
PREVIOUS RELEVANT BOCC ACTION:
On August 20, 2025, the BOCC adopted Resolution No. 290-2025 reserving seventy-nine (79)
affordable workforce early evacuation building permit (ROGO) allocations through August 20, 2026,
which shall not become effective until referenced amendments to Comprehensive Plan Policies
10 1.2.2, 101.2.4, 101.3.1, 101.3.2, 101.3.3, 101.3.4, 101.3.10, 101.3.11, 101.3.12, 601.1, 60 1. 1. 1,
601.1.2, 601.1.8, 601.1.11, and 601.5.1 and Land Development Code Section 138-24 become legally
effective and any and all adversarial administrative proceeding(s) and/or litigation regarding saif
Ordinance(s) has/have fully and finally concluded.
On or about November 4, 2025, the State, through the executive branch agency Florida Department of
Commerce, acting as the state land planning agency, wrote a letter to Monroe County alleging that duly
adopted Monroe County Ordinance No. 018-2025 was purportedly `more restrictive or burdensome'
and putatively `null and void ab initio' under the ostensible authority of Section 28., Chapter 2025-190,
Laws of Florida.
The Monroe County Planning and Environmental Resources Department has reinitiated the text
amendment process and is proposing amendments to the Monroe County Year 2030 Comprehensive
Plan ("Comprehensive Plan") Policies 101.2.2, 101.2.4, 101.3.1, 101.3.2, 101.3.3, 101.3.4, 101.3.10,
101.3.11, 101.3.12, 601.1, 601.1.1, 601.1.2, 601.1.8, 601.1.11 (Planning Department File No. 2025-
220) and Land Development Code Section 138-24 (Planning Department File No. 2025-221).
INSURANCE REQUIRED: No
CONTRACT/AGREEMENT CHANGES:
N/A
STAFF RECOMMENDATION
Approval of the Reservation Extension of Seventy -Nine (79) Affordable Workforce Early
Evacuation Building Permit Allocations.
DOCUMENTATION:
BOCC Resolution 290-2025
Gorman Ext. Request Nov 20, 2025
BOCC Reso Ext Gorman 2026 DRAFT
FINANCIAL IMPACT:
N/A
KI . Approval of a Resolution Approving an Extension of the Reservation of Seventy -Nine (79)
Affordable Workforce Early Evacuation Building Permit ("ROGO") Allocations, requested
by the Applicant Gorman & Company, LLC, for Proposed Affordable Workforce Housing
Dwelling Units at 95325 and 95351 Overseas Highway, Key Largo, Monroe County,
Currently Having Parcel Identification Numbers 00483360-000000 and 00483350-000000,
Until August 20, 2027, for Building Permit Issuance.
P: (608) 835-3900
F: (608) 835-3922
�.. info@GormanUSA.com
kilo www.GormanUSA.com
0 200 N Main Street
Oregon, WI 53575
November 20, 2025
Tiffany Stankiewicz
Development Administrator
Monroe County Planning & Environmental Resources
2798 Overseas Highway, Suite 410
Marathon, FL 33050
RE: Request for Workforce Housing Early Evacuation ROGO Reservation Extension (Divers Cove
Project in Key Largo - Resolution No. 290-2025)
Dear Tiffany Stankiewicz,
In my capacity as Florida Market President of Gorman & Company, LLC, I am writing this message to
formally request an extension for our 79-unit workforce housing early evacuation ROGO reservation
that was approved by the Monroe County Board of County Commissioners (BOCC) at its August 20th,
2025, meeting via Resolution 290-2025 for our Divers Cove project in Key Largo.
Currently, Resolution 290-2025 requires Gorman & Company to obtain building permits for the 79
workforce housing early evacuation units by August 20th, 2026. However, on November 4th, 2025,
FloridaCommerce determined that a comprehensive plan amendment adopted by the BOCC at the
same August 20th, 2025, meeting (Amendment No. 25-03ACSC), conflicted with Chapter 2025-190,
Section 28, Laws of Florida (L.O.F.), and as a result was rendered null and void.
This comprehensive plan amendment would have made our 79-unit workforce housing early
evacuation ROGO reservation effective once approved by FloridaCommerce. As a result of this
determination, we will need to wait for Monroe County's updated comprehensive plan amendment
to go through the necessary process, be adopted by the BOCC, and approved by the State. Monroe
County staff estimate that the BOCC will vote to adopt the updated comprehensive plan amendment
at its June 2026 meeting, the State will finish its review by the end of September 2026, and that the
LDC appeal period will conclude by the end of October 2026.
Due to this situation, our reservation won't become effective, and we won't be able to obtain building
permits until sometime in October 2026 at the earliest, which is after our current deadline of August
20th, 2026. As such, we are requesting up to a one-year workforce housing early evacuation ROGO
reservation extension for this project to make sure our reservation stays active while the updated
comprehensive plan amendment works it way through the approval process.
We request that the Monroe County BOCC vote on a resolution to approve this workforce housing
early evacuation ROGO reservation extension request for our Divers Cove project at its January 28th,
2026, meeting. We still expect to close this transaction and begin construction by the end of 2026 if
the updated comprehensive plan amendment is approved by the State in 2026.
Thank you so much for your time and consideration. Pleasedon't hesitate to contact me via phone
at (952) 456-1906 or via email at tclaybaugh@gormanusa.com with any questions or concerns you
may have.
Sincerely,
d
nt Claybaugh
Florida Market President
Gorman & Company, LLC
700 Cocoanut Avenue
Sarasota, FL 34236
GOR® ..
RESOLUTION NO. 290 - 2025
A RESOLUTION APPROVING THE RESERVATION OF SEVENTY-
NINE (79) WORKFORCE HOUSING EARLY EVACUATION
AFFORDABLE ALLOCATIONS, PURSUANT TO MONROE COUNTY
COMPREHENSIVE PLAN POLICY 101.3.12 AND MONROE COUNTY
LAND DEVELOPMENT CODE SECTION 138-24, FOR PROPOSED
AFFORDABLE WORKFORCE HOUSING DWELLING UNITS, ON
PROPERTY LOCATED AT 95325 AND 95351 OVERSEAS HIGHWAY,
KEY LARGO, MONROE COUNTY, DESCRIBED AS PARCELS OF
LAND IN SECTION 13, RANGE 62 SOUTH, TOWNSHIP 38 EAST,
MONROE COUNTY, CURRENTLY HAVING PROPERTY
IDENTIFICATION NUMBERS 00483360-000000 AND 00483350-000000,
AS REQUESTED GORMAN & COMPANY, LLC ("APPLICANT",
"OWNER", OR THE "DEVELOPER"), UNTIL AUGUST 20, 2026, FOR
BUILDING PERMIT ISSUANCE.
WHEREAS, the State of Florida and all local governments in the Florida Keys (each subject
to Area of Critical State Concern mandates relating to housing affordability) recognize the need for
affordable housing throughout the state and particularly in the Florida Keys where developable land
for housing is extremely limited and expensive; and
WHEREAS, the challenge of providing affordable housing opportunities in the Florida Keys
is one requiring sensible and responsive use of residential unit allocations, including implementation
of long-term preservation mechanisms; and
WHEREAS, due consideration should be given to relevant factors such as the capacity for
allocation recipients to promptly transform allocation awards/reservations into finished and occupied
affordable/workforce housing units; and
WHEREAS, on August 20, 2025, the Board of County Commissioners ("Monroe County",
"BOCC", "Board", or the "County") was to consider and/or is considering adoption of an Ordinance,
amending Monroe County Year 2030 Comprehensive Plan ("Comprehensive Plan") Policies
10 1.2.2, 101.2.4, 101.3.1, 101.3.2, 101.3.3, 101.3.4, 101.3.10, 101.3.11, 101.3.12, 601.1, 60 1. 1. 1,
601.1.2, 601.1.8, 601.1.11, and 601.5.1, providing for transmittal to the State Land Planning Agency
and the Secretary of State, providing for amendment(s) to and incorporation into the Monroe County
Comprehensive Plan, and, inter alia, providing for an effective date; and
WHEREAS, on August 20, 2025, the Monroe Board of County Commissioners ("Monroe
County", "BOCC", "Board", or the "County") was to consider and/or is considering adoption of an
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Ordinance, amending Monroe County Land Development Code ("LDC") Section 138-24, providing
for transmittal to the State Land Planning Agency and the Secretary of State, providing for
amendment(s) to and incorporation into the Monroe County Land Development Code, and, inter
alia, providing for an effective date; and
WHEREAS, pursuant to Comprehensive Plan Policy 101.3.12 and LDC Section 138-24(e),
requests for workforce housing early evacuation unit building permit allocations shall require a
reservation via BOCC resolution; and
WHEREAS, pursuant to Comprehensive Plan Policy 101.3.2 and LDC Section 138-24(a),
requests for workforce housing early evacuation unit building permit allocations shall be distributed
on a first -come first -serve basis subject to the requirement that at least 107 workforce housing early
evacuation unit building permit allocations shall be allocated to the Lower Keys Subarea; and
WHEREAS, the reservation of workforce housing early evacuation unit building permit
allocations for the anticipated project does not exempt the project from applicable requirements for
the Monroe County Code(s), Comprehensive Plan, Florida Building Code, and/or other regulatory
requirements; and
WHEREAS, the owner shall obtain all required approvals from Monroe County for the
project; and
WHEREAS, the owner shall obtain building permits for the workforce housing early
evacuation units by August 20, 2026; if the permit for a reserved ROGO allocation housing unit is
not issued by that time, the allocation shall automatically revert to Monroe County;
NOW, THEREFORE, BE IT RESOLVED BY THE BOARD OF COUNTY
COMMISSIONERS OF MONROE COUNTY, FLORIDA:
Section 1. Recitals. The foregoing recitals, findings of fact, and conclusions of law are true and
correct and are hereby incorporated as if fully stated herein.
Section 2. Monroe County hereby reserves and the Monroe County Planning and Environmental
Resources Department accordingly shall extend the reservation of seventy nine (79)
affordable workforce housing early evacuation unit building permit allocations for the
project at 95325 and 95351 Overseas Highway, Key Largo, Monroe County, Florida,
Currently Having Parcel Identification Numbers 00483360-000000 and 00483350-
000000, until August 20, 2026.
Section 3. To the extent of any internal or external conflicts, inconsistencies, and/or ambiguities,
within this Resolution or between this Resolution and the Monroe County Code of
Ordinances, Florida Building Code, Monroe County Land Development Code,
Monroe County Comprehensive Plan, or any other approval of the Monroe County
Board of County Commissioners, Monroe County Planning Commission, Monroe
County Development Review Committee, Monroe County Planning & Environmental
Resources Department, or other department or office of Monroe County, the more
restrictive rule, regulation, law, provision, and text shall always apply.
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Section 4. Subject to Section 3. above, the interpretation of this Resolution and all provisions of
the Monroe County Comprehensive Plan, Florida Building Code, Monroe County
Codes, Florida Statutes, and floodplain management regulations whose interpretation
arise out of, relate to, or are interpreted in connection with this Resolution, shall be
liberally construed and enforced in favor of Monroe County, and such interpretation
shall be entitled to great weight in adversarial administrative proceedings, at trial, in
bankruptcy, and on appeal.
Section 5. This Resolution neither ratifies nor approves, nor shall be interpreted as ratifying or
approving, any violation or violations of the Monroe County Code of Ordinances,
Monroe County Land Development Code, Monroe County Comprehensive Plan,
floodplain management regulations, Florida Building Code, Florida Statutes, Florida
Administrative Code, or any other law, rule, or regulation, whether Federal or of the
State or of Monroe County, and shall not be construed as ratifying or approving of any
such violation of law(s), rule(s), or regulation(s).
Section 6. Approval of this Resolution shall not estop or waive, nor shall be construed as
estopping or waiving, Monroe County's right to enforce, seek enforcement of, and
require compliance with the Monroe County Codes, Monroe County Comprehensive
Plan, floodplain management regulations, Florida Building Code, Florida Statutes,
Florida Administrative Code, or any other law, rule, or regulation, whether at law or
in equity.
Section 7. The developer must obtain the building permits for the seventy nine (79) affordable
workforce housing early evacuation housing units on or before August 20, 2026.
Section 8. This Resolution is subject to the requirements of the Monroe County Code of
Ordinances, Land Development Code, Comprehensive Plan, Florida Statutes, and
Florida Administrative Code, and, in addition, this Resolution shall not become legally
effective until the above -referenced Ordinances adopting amendments to
Comprehensive Plan Policies 101.2.2, 101.2.4, 101.3.1, 101.3.2, 101.3.3, 101.3.4,
101.3.10, 101.3.11, 101.3.12, 601.1, 601.1.1, 601.1.2, 601.1.8, 601.1.11, and 601.5.1
and Land Development Code Section 138-24 become legally effective and any and
all adversarial administrative proceeding(s) and/or litigation regarding said
Ordinance(s) has/have fully and finally concluded.
Section 9. The developer shall comply with the Monroe County Code(s), Monroe County
Comprehensive Plan, Florida Building Code, floodplain management regulations, and
any and all other requirements of Monroe County and/or State and/or Federal oversight
agencies.
Section 10. No Liability. Monroe County expressly reserves and in no way shall be deemed to
have waived, for itself or for its officer(s), employee(s), or agent(s), any sovereign,
governmental, and any other similar defense, immunity, exemption, or protection
against any suit, cause -of -action, demand, or liability.
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I Section 11. Inconsistency, Partial Invalidity, Severability, and Survival of Provisions. If any
2 portion of this Resolution, or any part or portion thereof, is held to be invalid or
3 unenforceable by any administrative hearing officer or court of competent jurisdiction,
4 the invalidity or unenforceability of such provision, or any part or portion thereof, shall
5 neither limit nor impair the operation, enforceability, or validity of any other provision
6 of this Resolution, or any remaining part(s) or portion(s) thereof. All other provisions
7 of this Resolution, and remaining part(s) or portion(s) thereof, shall continue
8 unimpaired in full force and effect.
9
10 Section 12. Effectiveness. This Resolution shall become effective as provided by law and stated
11: above.
12
13 PASSED AND ADOPTED by the Board of County Commissioners of Monroe County,
14 Florida, at a regularly scheduled public meeting held on the 20th day of August, 2025.
15
16 Mayor James K. Scholl Yes
17 Mayor Pro Tem Michelle Lincoln Yes
18 Commissioner Craig Cates Yes
19 Commissioner David Rice Yes
20 Commissioner Holly Merrill Raschein Yes
21
22 BOARD OF COUNTY COMMISSIONERS OF MONROE
24 COUNTY, FLORIDA
25
26 By:
27 Mayor James K. Scholl
28- ATTEST: KEUIN MADOK, CLERK
29r1 s
APP nn TO.FORM
DEPUTY .CLERK
PETER MORRIS
ASSISTANT COUNTY ATrORNE1f
Date:
8/20/2025
F
M
Czn
rM
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RESOLUTION NO. -2026
A RESOLUTION OF THE MONROE COUNTY BOARD OF COUNTY
COMMISSIONERS APPROVING THE EXTENSION OF
RESERVATION OF SEVENTY-NINE (79) WORKFORCE HOUSING
EARLY EVACUATION AFFORDABLE ALLOCATIONS, PURSUANT
TO MONROE COUNTY COMPREHENSIVE PLAN POLICY 101.3.12
AND MONROE COUNTY LAND DEVELOPMENT CODE SECTION
138-24, FOR PROPOSED AFFORDABLE WORKFORCE HOUSING
DWELLING UNITS, ON PROPERTY LOCATED AT 95325 AND 95351
OVERSEAS HIGHWAY, KEY LARGO, MONROE COUNTY,
DESCRIBED AS PARCELS OF LAND IN SECTION 13, RANGE 62
SOUTH, TOWNSHIP 38 EAST, MONROE COUNTY, CURRENTLY
HAVING PROPERTY IDENTIFICATION NUMBERS 00483360-000000
AND 00483350-000000, AS REQUESTED GORMAN & COMPANY,
LLC ("APPLICANT", "OWNER", OR THE "DEVELOPER"), UNTIL
AUGUST 20, 2027, FOR BUILDING PERMIT ISSUANCE.
WHEREAS, the State of Florida and all local governments in the Florida Keys (each subject
to Area of Critical State Concern mandates relating to housing affordability) recognize the need for
affordable housing throughout the state and particularly in the Florida Keys where developable land
for housing is extremely limited and expensive; and
WHEREAS, the challenge of providing affordable housing opportunities in the Florida Keys
is one requiring sensible and responsive use of residential unit allocations, including implementation
of long-term preservation mechanisms; and
WHEREAS, due consideration should be given to relevant factors such as the capacity for
allocation recipients to promptly transform allocation awards/reservations into finished and occupied
affordable/workforce housing units; and
WHEREAS, on August 20, 2025, the Monroe County Board of County Commissioners duly
adopted Monroe County Ordinance No 018-2025, amending Monroe County Year 2030
Comprehensive Plan ("Comprehensive Plan") Policies 101.2.2, 101.2.4, 101.3.1, 101.3.2, 101.3.3,
101.3.4, 101.3.10, 101.3.11, 101.3.12, 601.1, 601.1.1, 601.1.2, 601.1.8, 601.1.11, and 601.5.1,
providing for transmittal to the State Land Planning Agency and the Secretary of State, providing
for amendment(s) to and incorporation into the Monroe County Comprehensive Plan, and, inter alia,
providing for an effective date; and
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WHEREAS, on August 20, 2025, the Monroe Board of County Commissioners ("Monroe
County", `BOCC", "Board", or the "County") duly adopted Monroe County Ordinance No. 019-
2025, amending Monroe County Land Development Code Section 138-24, providing for transmittal
to the State Land Planning Agency and the Secretary of State, providing for amendment(s) to and
incorporation into the Monroe County Land Development Code, and, inter alia, providing for an
effective date; and
WHEREAS, pursuant to Comprehensive Plan Policy 101.3.12 and Monroe County Land
Development Code Section 138-24(e), requests for workforce housing early evacuation unit
building permit allocations shall require a reservation via BOCC resolution; and
WHEREAS, on August 20, 2025, the Monroe County BOCC approved BOCC Resolution
No. 290-2025, reserving seventy-nine (79) workforce housing early evacuation building permit
("ROGO") allocations on the subject property through August 20, 2026; and
WHEREAS, on or about November 4, 2025, the State, through the executive branch agency
Florida Department of Commerce, acting as the state land planning agency, wrote a letter to Monroe
County alleging that duly adopted Monroe County Ordinance No. 018-2025 was purportedly `more
restrictive or burdensome' and putatively `null and void ab initio' under the ostensible authority of
Section 28., Chapter 2025-190, Laws of Florida; and
WHEREAS, the Monroe County Planning and Environmental Resources Department has
initiated a text amendment process to propose amendments to Monroe County Year 2030
Comprehensive Plan' Policies 101.2.2, 101.2.4, 101.3.1, 101.3.2, 101.3.3, 101.3.4, 101.3.10,
101.3.11, 101.3.12, 601.1, 601.1.1, 601.1.2, 601.1.8, 601.1.11 and to Monroe County Land
Development Code ("LDC") Section 138-24; and
WHEREAS, pursuant to Comprehensive Plan Policy 101.3.2 and LDC Section 138-24(a),
requests for workforce housing early evacuation unit building permit allocations shall be distributed
on a first -come first -serve basis; and
WHEREAS, the reservation of workforce housing early evacuation unit building permit
allocations for the anticipated project does not exempt the project from applicable requirements for
the Monroe County Code(s), Comprehensive Plan, Florida Building Code, and/or other regulatory
requirements; and
WHEREAS, the owner shall obtain all required approvals from Monroe County for the
project; and
WHEREAS, the owner shall obtain building permits for the workforce housing early
evacuation units by August 20, 2027; if the permit for a reserved ROGO allocation housing unit is
not issued by that time, the allocation shall automatically revert to Monroe County;
' Monroe County Planning and Environmental Resources Department File No. 2025-220.
2 Monroe County Planning and Environmental Resources Department File No. 2025-221.
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NOW, THEREFORE, BE IT RESOLVED BY THE BOARD OF COUNTY
COMMISSIONERS OF MONROE COUNTY, FLORIDA:
Section 1. Recitals. The foregoing recitals, findings of fact, and conclusions of law are true and
correct and are hereby incorporated as if fully stated herein.
Section 2. Monroe County hereby reserves and the Monroe County Planning and Environmental
Resources Department accordingly shall extend the reservation of seventy nine (79)
affordable workforce housing early evacuation unit building permit allocations for the
project at 95325 and 95351 Overseas Highway, Key Largo, Monroe County, Florida,
Currently Having Parcel Identification Numbers 00483360-000000 and 00483350-
000000, until August 20, 2027.
Section 3. To the extent of any internal or external conflicts, inconsistencies, and/or ambiguities,
within this Resolution or between this Resolution and the Monroe County Code of
Ordinances, Florida Building Code, Monroe County Land Development Code,
Monroe County Comprehensive Plan, or any other approval of the Monroe County
Board of County Commissioners, Monroe County Planning Commission, Monroe
County Development Review Committee, Monroe County Planning & Environmental
Resources Department, or other department or office of Monroe County, the more
restrictive rule, regulation, law, provision, and text shall always apply.
Section 4. Subject to Section 3. above, the interpretation of this Resolution and all provisions of
the Monroe County Comprehensive Plan, Florida Building Code, Monroe County
Codes, Florida Statutes, and floodplain management regulations whose interpretation
arise out of, relate to, or are interpreted in connection with this Resolution, shall be
liberally construed and enforced in favor of Monroe County, and such interpretation
shall be entitled to great weight in adversarial administrative proceedings, at trial, in
bankruptcy, and on appeal.
Section 5. This Resolution neither ratifies nor approves, nor shall be interpreted as ratifying or
approving, any violation or violations of the Monroe County Code of Ordinances,
Monroe County Land Development Code, Monroe County Comprehensive Plan,
floodplain management regulations, Florida Building Code, Florida Statutes, Florida
Administrative Code, or any other law, rule, or regulation, whether Federal or of the
State or of Monroe County, and shall not be construed as ratifying or approving of any
such violation of law(s), rule(s), or regulation(s).
Section 6. Approval of this Resolution shall not estop or waive, nor shall be construed as
estopping or waiving, Monroe County's right to enforce, seek enforcement of, and
require compliance with the Monroe County Codes, Monroe County Comprehensive
Plan, floodplain management regulations, Florida Building Code, Florida Statutes,
Florida Administrative Code, or any other law, rule, or regulation, whether at law or
in equity.
Section 7. The developer must obtain the building permits for the seventy nine (79) affordable
workforce housing early evacuation housing units on or before August 20, 2027.
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Section 8. This Resolution is subject to the requirements of the Monroe County Code of
Ordinances, Land Development Code, Comprehensive Plan, Florida Statutes, and
Florida Administrative Code, and, in addition, this Resolution shall not become legally
effective until the above -referenced Ordinances adopting amendments to
Comprehensive Plan Policies 101.2.2, 101.2.4, 101.3.1, 101.3.2, 101.3.3, 101.3.4,
101.3.10, 101.3.11, 101.3.12, 601.1, 601.1.1, 601.1.2, 601.1.8, 601.1.11, and 601.5.1
and Land Development Code Section 138-24 become legally effective and any and
all adversarial administrative proceeding(s) and/or litigation regarding said
Ordinance(s) has/have fully and finally concluded.
Section 9. The developer shall comply with the Monroe County Code(s), Monroe County
Comprehensive Plan, Florida Building Code, floodplain management regulations, and
any and all other requirements of Monroe County and/or State and/or Federal oversight
agencies.
Section 10. No Liability. Monroe County expressly reserves and in no way shall be deemed to
have waived, for itself or for its officer(s), employee(s), or agent(s), any sovereign,
governmental, and any other similar defense, immunity, exemption, or protection
against any suit, cause -of -action, demand, or liability.
Section It. Inconsistency, Partial Invalidity, Severability, and Survival of Provisions. If any
portion of this Resolution, or any part or portion thereof, is held to be invalid or
unenforceable by any administrative hearing officer or court of competent jurisdiction,
the invalidity or unenforceability of such provision, or any part or portion thereof, shall
neither limit nor impair the operation, enforceability, or validity of any other provision
of this Resolution, or any remaining part(s) or portion(s) thereof. All other provisions
of this Resolution, and remaining part(s) or portion(s) thereof, shall continue
unimpaired in full force and effect.
Section 12. Effectiveness. This Resolution shall become effective as provided by law and stated
above.
PASSED AND ADOPTED by the Board of County Commissioners of Monroe County,
Florida, at a regularly scheduled public meeting held on the 28t' day of January, 2026.
Mayor Michelle Lincoln
Mayor Pro Tem David Rice
Commissioner Craig Cates
Commissioner James K. Scholl
Commissioner Holly Merrill Raschein
BOARD OF COUNTY COMMISSIONERS OF MONROE
COUNTY, FLORIDA
ATTEST: KEVIN MADOK, CLERK
AS DEPUTY CLERK
Mayor Michelle Lincoln
AP To FCbRhfl
KBE"E'ER hdtt RRI
ASSISTANT COUNTYAT ORI ,Y
Date: 111.512.G _
4 of 4
Liz Yongue
From: Hunt-Kacey <Hunt-Kacey@MonroeCounty-FL.Gov>
Sent: Tuesday, February 17, 2026 2:04 PM
To: Liz Yongue
Subject: FW: Opposition to Proposed 79-Unit Workforce Housing Development at MM 95
Good afternoon, Liz.
This email came in a couple weeks ago, and while it doesn't directly state opposition to a specific agenda item number, it
is relevant to agenda item K1 for the upcoming BOCC meeting on 2/17/26. Please add it to the record for that item, if
you agree that it applies to K1.
Thank you,
Kacey Hunt, Executive Assistant
Michelle Lincoln
Mayor
Monroe County, District 2
7280 Overseas Hwy,#2
Marathon, FL 33050
Courier Stop#14A
(305) 292-4512
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 SUBJECTTO PUBLIC DISCLOSURE.
-----Original Message-----
From:Jennifer Brito<jenniferlbritol@gmail.com>
Sent:Thursday,January 29, 2026 9:17 AM
To: District4_planning<District4_planning@ Mon roeCounty-FL.Gov>
Subject: Opposition to Proposed 79-Unit Workforce Housing Development at MM 95
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Hello and thank you for taking the time to read my comments. My name is Jennifer Brito. I have personally lived in the
Sunset Point neighborhood at MM 95 for the past five years, and my family has been part of this neighborhood and
surrounding area for over 30 years. This community has long been a quiet, low-density area of Key Largo, and I am
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deeply concerned about the detrimental impacts the proposed 79-unit workforce housing development would have on
our neighborhood and the Upper Keys as a whole.
This area is one of the last remaining calm and residential pockets in the Upper Keys. We have already absorbed one
affordable housing development nearby, and adding another large-scale, high-density complex will significantly increase
daily traffic along US-1 and within surrounding neighborhoods. Increased traffic volume raises serious safety concerns for
residents, pedestrians, cyclists, and emergency responders on a highway that is already heavily congested during peak
hours, weekends, and evacuation events.
I am already seeing firsthand impacts from recent development across the highway. Since that development was
completed,there has been a noticeable increase in people using the public beach and public boat ramp located within
my neighborhood. Along with this increase has come unsafe driving behavior on our residential streets. I have personally
witnessed vehicles traveling down my street at speeds approaching 40 miles per hour while leaving the beach area —
behavior that was not present prior to the new development.This change has created a legitimate safety concern for
residents, children, pets, and anyone walking or biking in the neighborhood, and demonstrates how additional density
directly affects nearby residential areas.
Evacuation capacity is another major concern. As residents of the Florida Keys, we all understand how critical safe and
efficient evacuation routes are during hurricanes and other emergencies. Adding dozens of additional households to this
stretch of US-1 further strains an already limited evacuation corridor and puts existing residents at increased risk.
Additionally,this proposed development would eliminate one of the last remaining undeveloped parcels in our area.
Undeveloped land in the Keys is not excess or unused space — it plays a vital role in supporting local wildlife, natural
drainage, and environmental balance. Once it is gone, it is gone forever. Preserving green space is essential to
maintaining the character, ecology, and livability of our community.
The cumulative impact of increased density,traffic, noise, and loss of green space will inevitably diminish the peace,
safety, and character of our neighborhood, and may negatively affect surrounding property values. Longtime residents
who have invested in this community should not be forced to bear the consequences of overdevelopment that
fundamentally changes the nature of where we live.
I respectfully urge you to consider the long-term impacts of this project and to deny approval of the proposed 79-unit
development at MM 95. Protecting the remaining quiet residential areas and green spaces of Key Largo is critical to
preserving the quality of life that makes the Keys unique.
Thank you for your time and consideration.
Sincerely,
Jennifer Brito
Sunset Point Neighborhood Resident
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Liz Yongue
From: Hunt-Kacey <Hunt-Kacey@MonroeCounty-FL.Gov>
Sent: Tuesday, February 17, 2026 2:05 PM
To: Liz Yongue
Subject: FW: 79 Unit Work Force Housing MM95
Hi Liz,
Another email that is relevant to agenda item K1 for tomorrow's BOCC meeting.
Thankyou,
Lacey Hunt, Executive Assistant
Michelle Lincoln
Mayor
Monroe County, District 2
7280 Overseas Hwy, #2
Marathon, FL 33050
Courier Stop#14A
(305) 292-4512
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:Jack Given <jpgiven4041@gmail.com>
Sent:Wednesday,January 28, 2026 9:13 PM
To: BOCCDIS2<boccdis2@monroecounty-fl.gov>
Subject: 79 Unit Work Force Housing MM95
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Hello and thankyou for reading, my name is Jacl<Civen. I've lived in Key Largo at MM 95 in the sunset
point neighborhood (directly across US1 from the proposed development)my entire life and now own a
house in the same neighborhood. This development, if passed, will have a detrimental affect on this area
of Key Largo and my neighborhood, along with my propertyvalue. This area of Key Largo is one of the last
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calm and quiet areas in the upper keys. We have already had one affordable housing complex developed
in our area and with the addition of this massive, 79 unit complex traffic is going to be a major problem
and safety concern. Most likely a traffic light will be a necessity, worsening the traffic on a highway that is
already a traffic nightmare. Secondly, this is one of the last slivers of undeveloped property in our area.
Undeveloped land is invaluable to our few animals and wildlife left in Key Largo and it is a necessity to
hold onto it, rather than give it up for the profit of another developer and downfall of peace and civility in
Key Largo. I worry this development will negatively affect mine and my neighbors property value due to
the loss of peace and quiet and increase in traffic in my neighborhood.
Thanl(you foryour time and please do not less this development pass, it's the last thing we need.
Sincerely,
Jack Given
Liz Yongue
From: Hunt-Kacey <Hunt-Kacey@MonroeCounty-FL.Gov>
Sent: Tuesday, February 17, 2026 2:06 PM
To: Liz Yongue
Subject: FW: Public comment on proposed development of 95325-95351 Overseas Highway
Hi Liz,
Here is another email pertaining to agenda item K1 for tomorrow's BOCC meeting.
Thankyou,
Lacey Hunt, Executive Assistant
Michelle Lincoln
Mayor
Monroe County, District 2
7280 Overseas Hwy, #2
Marathon, FL 33050
Courier Stop#14A
(305) 292-4512
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:Allie Grasgreen <alliegrasgreen@gmail.com>
Sent:Wednesday,January 28, 2026 8:48 PM
To: BOCCDIS5<BOCCDIS5@ Mon roeCounty-FL.Gov>; 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>
Subject: Public comment on proposed development of 95325-95351 Overseas Highway
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open attachments you were not expecting.
Dear County Commissioners,
i
My name is Attie Ciaramella. I live with my husband and 3.5-year-old daughter at 1024 Dove Road in Key
Largo, directly adjacent to and north of the proposed development on two parcels of land at 95325-
95351 Overseas Highway. I'm writing to express my opposition to the development as it's currently
proposed--opposition that is shared by everyone in my neighborhood to whom I've spoken about this
topic.
My family has lived year-round in our first house since purchasing it in summer 2020. The following year I
volunteered to serve, and continue to serve, as secretary of the board of our neighborhood HOA park; I
wanted to get to know my neighbors and do my part for our community. Most mornings and afternoons
my husband and daughter walk up and down our quiet street to and from school, directly past the
proposed development.We both work remote full-time jobs; we have since living here.
We all know the negative effects this excessively, unusually large development would bring: reckless
removal of native trees and foliage, which are important to our environment and wildlife; pollution of the
very waters that draw vacationers and residents alike to the Keys; a traffic surge in a residential area that
is already increasingly inundated; and greater risk to human life when there is another hurricane
evacuation order. Though perhaps not as significant in the grand scheme of things, the effects on my
family will also be real. My daughter will be living in a construction zone for two (or more) important years
of her development. My husband and I will struggle to work over the constant and incessant noise, which
will strain our relationship.
I hope that you and the Planning Commission, to whom I have also sent this message, will listen to the
constituents who live and work in the county you represent. Please stop this project or downsize it.And
please require the developers to preserve the existing treeline on the northern side of the property.
Thankyou,
Attie Ciaramella
971-241-1408
1024 Dove Rd.
Key Largo FL, 33037
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