HomeMy WebLinkAboutItem R04COUNTY of MONROE
The Florida Keys
BULK ITEM: No
TIME APPROXIMATE:
BOARD OF COUNTY COMMISSIONERS
Mayor Michelle Lincoln, District 2
Mayor Pro Tern 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: R4
26-0390
DEPARTMENT: Planning and
Environmental Resources
STAFF CONTACT:
AGENDA ITEM WORDING: A Public Hearing to Consider Approval of a Resolution Granting a
Special Permit to Allow for a Temporary Construction Staging Area at Property Located at 131
Dubonnet Road, Key Largo, Currently Having Parcel Identification Number 00483200-000000,
Related to the Tavernier Breakwater and Weed Barrier System Restoration Project.
ITEM BACKGROUND:
The applicant has requested a special permit to utilize the subject property for a temporary
construction staging area. The staging area would facilitate the Tavernier Breakwater project being
carried out by Monroe County in Tavernier.
Location: Tavernier approximate mile marker 92 (Oceanside of US 1)
Address: 131 Dubonnet Road, Tavernier
Legal Description: Lot 13, Block 4, Tavernier Ocean Shores, according to the Plat thereof, as
recorded in Plat Book 4 at Page 112, of the Public Records of Monroe County, Florida Parcel
Identification Number: 00483200-000000
Property Owner: Ophelia & Jose Benito Sanchez
Applicant: Josh Ptomey, WSP, USA.
Size of Site: 11,586 SF per Monroe County Property Appraiser
Land Use District: Improved Subdivision (IS)
Future Land Use Map (FLUM) Designation: Residential Medium (RM)
Tier Designation: Tier III
Flood Zone: VE-12; VE-13
Existing Use: Developed Land
Existing Vegetation/Habitat: Scarified/Developed
Community Character of Immediate Vicinity: Single family residential
This project is part of the Water Quality Improvement Program being funded by Monroe County for
Canal Restoration Demonstrations. The Scope of Work for the Tavernier Breakwater and Weed Barrier
System Restoration is to repair the breakwater and add the air curtain and seaweed prevention system.
During Hurricane Irma, the storm surge toppled the boulders over the breakwater, which prior to the
storm was providing a significant level of resiliency and storm surge protection to the homes. With the
breakwater structure now severely damaged, this low-lying subdivision is subject to frequent and
persistent flooding due to storms, astronomical high tides, and sea level rise. The repair activities are to
be completed to return the breakwater structure to its previous condition prior to Hurricane Irma. In
addition, the breakwater provided a barrier to the heavy loading of floating seaweed coming in from the
ocean during the extreme heat of the summer that now clogs the canals, causing severe water quality
problems, respiratory and health issues and environmental disaster. Repairing the breakwater and adding
the air curtain and seaweed prevention system will help maintain better water quality in the canal systems
near the breakwater, helping residents avoid respiratory distress and other health problems.
The subject application is to provide for a temporary construction staging area for equipment and
materials. Types of Equipment and Materials to be stored in Staging Area are limited to:
1. Trucks, clean fill material, and excavators to repair the breakwater and install the air
curtain and seaweed barrier.
The BOCC has the authority to approve temporary construction staging areas in accordance with MCC
§6-3. A special permit may be granted by resolution by the BOCC to allow a property to be used as a
construction staging area for an off -site project. The BOCC shall hold a public hearing on the request for
a temporary construction staging area and shall issue a resolution granting, granting with conditions or
denying the request. The resolution shall take effect on the date of enactment by the BOCC.
Applicability. A temporary construction staging area for an off -site project is a permitted activity in any
land use (zoning) district, provided it is approved by a special permit and meets the criteria set forth in
MCC §6-3. This special permit shall approve the temporary construction staging area location and use
and shall not override or substitute for any other provision of the Florida Building Code and Monroe
County Code that require an additional type of building permit, certification or approval.
Criteria. Approval of such a special permit shall be granted only if the following criteria are met:
(1) The temporary construction staging area shall serve a project being carried out in the vicinity of
the construction staging area: In compliance.
The proposed staging area is adjacent to canal 90 and serves the Tavernier Breakwater
restoration project.
(2) The temporary construction staging area shall serve a project being carried out by a governmental
agency: In compliance.
The breakwater restoration project is being carried out by Monroe County, Florida.
(3) The temporary construction staging area shall not be located in a tier I designated area: In
compliance.
The proposed staging area is located on a property that is in a Tier III designated area.
(4) The property subject to the request shall be posted and surrounding property owners within
300 feet shall be notified in writing at least 15 days prior to the BOCC public hearing, with the
notice located so it shall be easily visible from all public streets and public ways abutting the
property: In compliance.
(5) Prior to establishment of the temporary construction staging area, a special building permit
approving any associated temporary structure shall be issued in accordance with MCC §6-112:
In compliance.
The proposed staging area will not have any structure requiring a building permit.
(6) No clearing or filling shall occur to accommodate the temporary construction staging area: In
compliance.
The proposed staging area is located in an open area of a developed lot. No native vegetation is
proposed for clearing (removal).
(7) Other than fencing, no temporary structure associated with a temporary construction staging area
shall be located in any required setback: In compliance.
According to the plans submitted with the application, no structure or storage will be located in
a required setback.
(8) The temporary construction staging area shall be compatible with existing uses on surrounding
properties, as determined by the BOCC. If necessary, prior to issuance of a special permit
allowing the temporary construction staging area, the board may attach conditions to any special
permit approval to
a) avoid substantial harm to public health or safety;
b) avoid substantial harm to, or impairment of the normal use of, a public place; and/or
c) avoid substantial harm to the environment.
Depending on the nature and anticipated duration of the use, as a condition of approval to the
special permit, the board reserves the right to:
a) Provide a deadline for termination of the construction staging area;
b) Limit the hours of operation;
c) Limit the type of equipment and materials on the site;
d) Require fencing, landscaping and/or other screening to limit potential visual and noise
impacts of the use on adjacent property owners; and
e) Require surface water management improvements to the affected site:
The BOCC reserves the right to attach such conditions to any special permit approval at the
February 18, 2026 public hearing.
(9) The property shall be restored to its prior condition: Compliance to be determined upon
termination of the staging area.
PREVIOUS RELEVANT BOCC ACTION:
THE BOCC PREVIOUSLY GRANTED A TEMPORARY CONSTRUCTION AREA PERMIT ON THIS
PROPERTY ON FEBRUARY 21, 2024, THROUGH BOCC RESOLUTION NO. 093-2024, WHICH WAS
EFFECTIVE THROUGH APRIL 30, 2025.
INSURANCE REQUIRED: No
CONTRACT/AGREEMENT CHANGES:
STAFF RECOMMENDATION
Approval of the Temporary Construction Staging Area Special Permit.
DOCUMENTATION:
2026-021 Staff Report 02_02_2026
2026-021 Draft BOCC Resolution 02-02 2026
Tavernier Breakwater Design Plans
FINANCIAL IMPACT:
Effective Date:
Expiration Date:
Total Dollar Value of Contract:
Total Cost to County:
Current Year Portion:
Budgeted:
Source of Funds:
CPI:
Indirect Costs:
Estimated Ongoing Costs Not Included in above dollar amounts:
Revenue Producing: If yes, amount:
Grant:
County Match:
Insurance Required:
R4. A Public Hearing to Consider Approval of a Resolution Granting a Special Permit to Allow
for a Temporary Construction Staging Area at Property Located at 131 Dubonnet Road, Key
Largo, Currently Having Parcel Identification Number 00483200-000000, Related to the
Tavernier Breakwater and Weed Barrier System Restoration Project.
MEMORANDUM
MONROE COUNTY PLANNING & ENVIRONMENTAL RESOURCES DEPARTMENT
To
Through:
From:
Date:
The Monroe County Board of County Commissioners
Devin Tolpin, Senior Director of Planning & Environmental Resources
Michael Roberts, Assistant Director/Environmental Resources
January 29, 2026
Subject: A Public Hearing to Consider a Resolution of the Monroe County Board of County
Commissioners Granting a Special Permit to Allow for a Temporary Construction
Staging Area at Property located at 131 Dubonnet Road, Key Largo, Having Parcel
Identification Number 00483200-000000, Related to the Tavernier Breakwater and
Weed Barrier System Restoration Project..
Meeting: February 18, 2026
1 I REQUEST:
3 The applicant has requested a special permit to utilize the subject property for a temporary
4 construction staging area. The staging area would facilitate the Tavernier Breakwater project
being carried out by Monroe County in Tavernier.
Subject Property in Blue (Aerial dated 2025)
Page 1 of 5
1 II BACKGROUND INFORMATION:
2
3 Location: Key Largo (Tavernier), approximate mile marker 92 (Oceanside of US 1)
4 Address: 131 Dubonnet Road, Tavernier
5 Legal Description: Block 4 lot 13 Tavernier Ocean Shores Key Largo Plat Book 4 Page 112
6 having Real Estate (RE) Number: 00483200-000000
7 Property Owner/Applicant: Ophelia & Jose Benito Sanchez
8 Agent: Josh Ptomey, WSP, USA.
9 Size of Site: 12,322 SF per Monroe County GIS data
10 Land Use District: Improved Subdivision (IS)
11 Future Land Use Map (FLUM) Designation: Residential Medium (RM)
12 Tier Designation: Tier III
13 Flood Zone: VE-12; VE-13, VE-15
14 Existing Use: Developed Land
15 Existing Vegetation/Habitat: Scarified/Developed
16 Community Character of Immediate Vicinity: Single family residential
17
18 III REVIEW OF APPLICATION:
19
20 This project is part of the Water Quality Improvement Program being funded by Monroe
21 County for Canal Restoration Demonstrations. The Scope of Work for the Tavernier
22 Breakwater and Weed Barrier System Restoration is to repair the breakwater and add the air
23 curtain and seaweed prevention system. During Hurricane Irma, the storm surge toppled the
24 boulders over the breakwater, which prior to the storm was providing a significant level of
25 resiliency and storm surge protection to the homes. With the breakwater structure now
26 severely damaged, this low-lying subdivision is subject to frequent and persistent flooding due
27 to storms, astronomical high tides, and sea level rise. The repair activities are to be completed
28 to return the breakwater structure to its previous condition prior to Hurricane Irma. In addition,
29 the breakwater provided a barrier to the heavy loading of floating seaweed coming in from the
30 ocean during the extreme heat of the summer that now clogs the canals, causing severe water
31 quality problems, respiratory and health issues and environmental disaster. Repairing the
32 breakwater and adding the air curtain and seaweed prevention system will help maintain better
33 water quality in the canal systems near the breakwater, helping residents avoid respiratory
34 distress and other health problems.
35
36 NOTE: THE BOCC PREVIOUSLY GRANTED A TEMPORARY CONSTRUCTION AREA
37 PERMIT ON THIS PROPERTY ON FEBRUARY 21, 2024, THROUGH BOCC
38 RESOLUTION NO. 093-2024, WHICH WAS EFFECTIVE THROUGH APRIL 30, 2025.
39
40 The subject application is to provide for a temporary construction staging area for equipment
41 and materials. Types of Equipment and Materials to be stored in Staging Area is limited to:
42
43 1. Trucks, clean fill material, and excavators to repair the breakwater and install the air
44 curtain and seaweed barrier
45
Page 2 of 5 (File 42026-021)
2 The BOCC has the authority to approve temporary construction staging areas in accordance
3 with MCC §6-3. A special permit may be granted by resolution by the BOCC to allow a
4 property to be used as a construction staging area for an off -site project. The BOCC shall hold
5 a public hearing on the request for a temporary construction staging area and shall issue a
6 resolution granting, granting with conditions or denying the request. The resolution shall take
7 effect on the date of enactment by the BOCC.
9 Applicability. A temporary construction staging area for an off -site project is a permitted
10 activity in any land use (zoning) district, provided it is approved by a special permit and meets
Page 3 of 5 (File 42026-021)
I the criteria set forth in MCC §6-3. This special permit shall approve the temporary construction
2 staging area location and use and shall not override or substitute for any other provision of the
3 Florida Building Code and Monroe County Code that require an additional type of building
4 permit, certification or approval.
5
6 Criteria. Approval of such a special permit shall be granted only if the following criteria are
7 met:
8
9 (1) The temporary construction staging area shall serve a project being carried out in the
10 vicinity of the construction staging area: In compliance.
11
12 The proposed staging area is adjacent to canal 90 and serves the Tavernier Breakwater
13 restoration project.
14
15 (2) The temporary construction staging area shall serve a project being carried out by a
16 governmental agency: In compliance.
17
18 The breakwater restoration project is being carried out by the Monroe County BOCC.
19
20 (3) The temporary construction staging area shall not be located in a tier I designated area: In
21 compliance.
22
23 The proposed staging area is located on a property that is in a Tier III designated area.
24
25 (4) The property subject to the request shall be posted and surrounding property owners within
26 300 feet shall be notified in writing at least 15 days prior to the BOCC public hearing, with
27 the notice located so it shall be easily visible from all public streets and public ways
28 abutting the property: In Compliance.
29
30 (5) Prior to establishment of the temporary construction staging area, a special building permit
31 approving any associated temporary structure shall be issued in accordance with MCC §6-
32 112: In compliance.
33
34 The proposed staging area will not have any structure requiring a building permit.
35
36 (6) No clearing or filling shall occur to accommodate the temporary construction staging area:
37 In Compliance.
38
39 The proposed staging area would be located in an open area of a developed lot. No native
40 vegetation is proposed for clearing (removal).
41
42 (7) Other than fencing, no temporary structure associated with a temporary construction
43 staging area shall be located in any required setback: In compliance.
44
45 According to the plans submitted with the application, no structure or storage will be
46 located in a required setback.
Page 4 of 5 (File 42026-021)
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(8) The temporary construction staging area shall be compatible with existing uses on
surrounding properties, as determined by the BOCC. If necessary, prior to issuance of a
special permit allowing the temporary construction staging area, the board may attach
conditions to any special permit approval to
a) avoid substantial harm to public health or safety;
b) avoid substantial harm to, or impairment of the normal use of, a public place; and/or
c) avoid substantial harm to the environment.
Depending on the nature and anticipated duration of the use, as a condition of approval to
the special permit, the board reserves the right to:
a) Provide a deadline for termination of the construction staging area;
b) Limit the hours of operation;
c) Limit the type of equipment and materials on the site;
d) Require fencing, landscaping and/or other screening to limit potential visual and
noise impacts of the use on adjacent property owners; and
e) Require surface water management improvements to the affected site:
The BOCC reserves the right to attach such conditions to any special permit approval at
the February 18, 2026 public hearing.
(9) The property shall be restored to its prior condition: Compliance to be determined upon
termination of the staging area.
IV RECOMMENDATION:
The Planning & Environmental Resources Department recommends approval.
Attachments:
Design, Permitting & Construction Drawings
Page 5 of 5 (File 42026-021)
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MONROE COUNTY, FLORIDA
BOCC RESOLUTION NO. -2025
A RESOLUTION OF THE MONROE COUNTY BOARD OF
COUNTY COMMISSIONERS GRANTING A SPECIAL PERMIT
ALLOWING A TEMPORARY CONSTRUCTION STAGING AREA
FOR A CANAL RESTORATION/WATER QUALITY
IMPROVEMENT PROJECT ON PROPERTY LOCATED AT 131
DUBONNET ROAD, TAVERNIER, DESCRIBED AS LOT 13,
BLOCK 4, TAVERNIER OCEAN SHORES, ACCORDING TO THE
PLAT THEREOF, AS RECORDED IN PLAT BOOK 4 AT PAGE 112,
OF THE OFFICIAL RECORDS OF MONROE COUNTY,
CURRENTLY HAVING PARCEL IDENTIFICATION NUMBER
00483200-000000.
WHEREAS, on January 23, 2026 an application was filed for a special permit allowing a
temporary construction staging area at property located at 131 Dubonnet Road, Tavernier, approximate
Mile Marker 92 (on the ocean -side of the Overseas Highway); and
WHEREAS, the property is legally described as Lot 13, Block 4, Tavernier Ocean Shores,
according to the Plat thereof, as recordedBook 4 at Page 112, of Official Recordsof
Monroe County, Florida;
WHEREAS, the Monroe County Board of -County Commissioners ("BOCC", "Monroe
• :• or •desires to grant special•
temporary• •
IrestWHEREAS,- temporary constructionstaging-a would facilitate a can,
oration/water• • • • -•r • • • •
unty; and
WHEREAS, due notice has been carried out and a public hearing has been held in
accordance withMonroe County Code of Ordinances Secti. r
WHEREAS, at said public - the Board considered the • - and feedback of
all •- • to speak
MN
MWEIMMIrs:• - -• - - - • •31MM• •
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1. The temporary construction staging area is not inconsistent with any of the critera provided
in Monroe County Code § 6.3;
NOW THEREFORE, BE IT RESOLVED BY THE BOARD OF COUNTY
COMMISSIONERS OF MONROE COUNTY, FLORIDA:
Section 1. Title, Recitals, Findings of Fact, and Conclusions of Law. The foregoing title,
recitals, findings of fact, and conclusions of law are true and correct, and are hereby
incorporated as if fully set forth herein.
Section 2. The foregoing findings of fact and conclusions of law support the Monroe County
BOCC's decision to approve the instant request for issuance of this special permit, subject to
the following approval conditions:
1. The temporary construction staging area shall only be used in association with the
Tavernier Breakwater restoration project in Tavernier,
2. The expected commencement date of the temporary construction staging area is no earlier
than February 23, 2026. Construction will not extend beyond six (6) months and the
termination date of the temporary construction staging area shall be no later than August
23, 2026.
3. Other than fencing, no temporary structure associated with the temporary construction
staging area shall be located in any required setback.
4. Upon termination of the temporary construction staging area, the property shall be restored
to its prior condition.
Section 3. Interpretation. This Resolution and its interpretation shall be liberally construed
and enforced in favor of the Monroe County BOCC and such interpretation shall be entitled to
and granted great weight in adverse administrative proceedings, at trial, in bankruptcy, and on
appeal, and all provisions of the Monroe County Comprehensive Plan, Monroe County Codes,
Florida Statutes, floodplain management regulations, and Florida Building Code whose
interpretation arises out of, relates to, or is interpreted in connection with this Resolution shall
be liberally construed and enforced in favor of the Monroe County BOCC and such
interpretation shall be entitled to and granted great weight in adversarial administrative
proceedings, at trial, in bankruptcy, and on appeal.
Section 4. 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 5. Severability. If any provision 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
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Resolution, and remaining part(s) or portion(s) thereof, shall continue unimpaired in full force
and effect.
PASSED AND ADOPTED by the Board of County Commissioners of Monroe County,
Florida, at a regular public meeting of the Board held on this 18th day of February, 2026.
Mayor Michelle Lincoln, District 2
Mayor Pro Tem David Rice, District 4
Commissioner Craig Cates, District I
Commissioner James K. Scholl, District 3
Commissioner Holly Merrill Raschein, District 5
(SEAL)
ATTEST: KEVIN MADOK, CLERK
AS DEPUTY CLERK
BOARD OF COUNTY COMMISSIONERS
OF MONROE COUNTY, FLORIDA
MAYOR MICHELLE LINCOLN
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