HomeMy WebLinkAboutItem P03COUNTY 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
March 11, 2026
Agenda Item Number: P3
26-0560
BULK ITEM: No DEPARTMENT: Planning and Environmental
Resources
TIME APPROXIMATE: STAFF CONTACT: Barbara Powell
AGENDA ITEM WORDING: A Public Hearing to Consider Adoption of an Ordinance Amending
the Monroe County Future Land Use Map (FLUM) from Residential Medium (RM) to Commercial
(COMM) for property located at 106261, 106271, and 106281 Overseas Highway, Key Largo,
currently having Parcel Identification Numbers 00538820-000000, 00538810-000000, and 00538800-
000000, as proposed by FLO Grown Home Buyers, LLC.
ITEM BACKGROUND: On April 1, 2025, the Monroe County Planning and Environmental
Resources Department received an application from Island Construction Management, Inc. (the
"Agent"), on behalf of FLO Grown Home Buyers, LLC (the "Applicant") to amend the Monroe
County Future Land Use Map ("FLUM") from Residential Medium ("RM") to Commercial
("COMM") for property located at 106261, 106271, and 106281 Overseas Highway, Key Largo,
("subject property" or the "Property").
Site Information:
Location: MM 106, Key Largo
Addresses: 106261, 106271, and 106281 Overseas Highway
Property Description:
• Lot 18, Block 3, Ocean Isle Estates, according to the Plat thereof, as recorded in Plat
Book 5, at Page 14, of the Public Records of Monroe County, Florida;
• Lot 19, Block 3, Ocean Isle Estates, according to the Plat thereof, as recorded in Plat
Book 5, at Page 14, of the Public Records of Monroe County, Florida;
• Lot 20, Block 3, Ocean Isle Estates, according to the Plat thereof, as recorded in Plat
Book 5, at Page 14, of the Public Records of Monroe County, Florida
Parcel Identification Numbers: 00538820-000000, 00538810-000000, and 00538800-000000
Boundary: Affected parcels are outlined in black in the images above.
Applicant: Flo Grown Home Buyers, LLC
Agent: Island Construction Management, Inc.
Size of Properties (Cumulative): 23,292 Square Feet (0.53 acres)
Current FLUM Designation: Residential Medium (RM)
Current Land Use District: Improved Subdivision (IS)
Tier Designation: III
Flood Zone: X
CBRS: No
Existing Permitted Use: Vacant
Existing Vegetation/Habitat: Hammock
Communitv Character of Immediate Vicinity: Adjacent land uses include residential, transient
residential, commercial, and public uses (John Pennekamp Coral Reef State Park)
The Property has a Residential Medium FLUM designation and is within the Improved Subdivision
Land Use District and is not currently developed. The proposed FLUM designation is Commercial. The
Applicant states that the reason for the proposed FLUM amendment is: "To allow a low intensify,
nonresidential use on property that abuts US-]. "
Existinz FL UM
Comprehensive Plan Policy 101.5.3:
The principal purpose of the Residential Medium (RM) future land use category is to recognize those
portions of subdivisions that were lawfully established and improved prior to the adoption of this plan
and to define improved subdivisions as those lots served by a dedicated and accepted existing roadway,
have an approved potable water supply, and have sufficient uplands to accommodate the residential
uses. Development on vacant land within this land use category shall be limited to one residential
dwelling unit for each such platted lot or parcel which existed on or before January 4, 1996.
Proposed FL UM
Policy 101.5.8:
The principal purpose of the Commercial (COMM) future land use category is to provide for the
establishment of commercial zoning districts where various types of commercial retail; highway -
oriented sales and services; commercial recreation; light industrial; public, institutional and office uses
may be permitted at intensities which are consistent with the community character and the natural
environment.
The commercial zoning districts established within this category are intended to serve the immediate
vicinity or serve the Upper or Lower subarea. This category is not intended to accommodate transient
or permanent residential development.
In order to protect environmentally sensitive lands, the following development controls shall apply to
all Tier I lands within this land use category:
1. only low intensity commercial uses shall be allowed; and
2. a maximum floor area ratio of 0.15 shall apply. (Ord. No. 010-2013)
The proposed FLUM amendment (from RM to COMM) would result in a decrease of allocated market
rate density and an increase in nonresidential intensity on the Property. The TDR/Market Rate
residential maximum net density, affordable residential maximum net density, and transient density
would remain at zero (0).
The maximum nonresidential floor area would increase from zero (0) to a maximum potential of 11,646
square feet. Any new or expanded nonresidential floor area would require an NROGO allocation in
accordance with LDC Section 138-49.
The Property's habitat is designated as hammock and therefore would be subject to the clearing
restrictions provided in Comprehensive Plan Policy 101.5.27. The clearing limit could impact maximum
development potential of the Property. The Comprehensive Plan utilizes the Tier designations to
determine the clearing limits for hammock habitat. The Property is designated as Tier III.
Comprehensive Plan Policy 101.5.27
All development shall be subject to clearing limits defined by habitat and the location of the property
in the Land Use Tier Overlay Maps and the wetland requirements in Policy 102.1.1. The clearing limits
of upland native vegetation for properties in the Ocean Reef planned development shall be limited to
40 percent. Except as defined in Policy 101.11.2, clearing of upland native vegetative areas in the Tiers
I, 11, III and Tier III -A shall be limited to the following percentages or maximum square footage:
Tier III
40% or 3,000 square feet, whichever is greater; however, the maximum amount of clearing
shall be no more than 7,500 square feet, of upland native vegetative area.
The clearing of parcels in Tier III shall be limited to 7,500 square feet per parcel. For
parcels greater than 30,000 square feet, with the exception of parcels on Big Pine Key and
No Name Key, clearing for one driveway of reasonable configuration up to 18 feet in width
is permitted to provide reasonable access to the property for each parcel and shall be
exempt from the maximum clearing limit of 7,500 square feet. Clearing for a driveway
shall be recommended by a County biologist and approved by the Planning Director. The
proposed driveway design shall minimize fragmentation, avoid specimen trees, and take
the shortest reasonable route. In no case shall clearing, including the driveway, exceed 40
percent of the entire site.
CONSISTENCY WITH THE MONROE COUNTY YEAR 2030 COMPREHENSIVE PLAN
AND THE MONROE COUNTY LAND DEVELOPMENT CODE
A. The proposed amendment is consistent with the Goals, Objectives and Policies of the Monroe
County Year 2030 Comprehensive Plan.
B. The proposed amendment is consistent with the Key Largo Livable CommuniKeys Plan.
C. The proposed amendment is consistent with the principles for guiding development as defined
in Section 380.0552, Florida Statutes.
Please refer to attached Professional Staff Report for full explanation and data and analysis.
PREVIOUS RELEVANT BOCC ACTION:
On December 10, 2025, at a regularly scheduled meeting, the BOCC held a public hearing to consider
the transmittal of the proposed Future Land Use Map amendment, considered the staff report, and
provided for public comment and public participation in accordance with the requirements of state law
and the procedures adoption for public participation in the planning process. The BOCC adopted
Resolution 562-2025 transmitting the proposed amendment to the State Land Planning Agency
(FloridaCommerce) for review and comment.
Following FloridaCommerce's review of the proposed amendment, a letter was issued on February 17,
2026, which served as their Objections, Recommendations and Comments (ORC) report (attached). The
Florida Department of Commerce ("FloridaCommerce") did not identify any objections.
FloridaCommerce provided one comment. As provided in FloridaCommerce's letter, comments are
offered to assist Monroe County but does not form the basis for a determination of whether the
amendment, if adopted, is "In Compliance."
Florida Department of Commerce Comment: Intergovernmental
Coordination
Staff recommend that Monroe County coordinate with the Florida Fish and
Wildlife Conservation Commission regarding their comment dated January 16,
2026.
The Florida Fish and Wildlife Conservation Commission ("FWC") issued a comment letter noting that
they have no objections to the amendment but offered technical assistance to aid FloridaCommerce,
Monroe County, and the applicant during the amendment review and future planning.
FWC noted that the dominant landcover is tropical hardwood hammock. FWC staff conducted a
geographic information system ("GIS") analysis of the project area, which found that the project area
is located near, within, or adjacent to John Pennekamp Coral Reef State Park and potential habitat for
nearly a dozen federally and/or state -listed species.
FWC staff recommended that species -specific surveys be conducted prior to any clearing or
construction. Species -specific surveys are time sensitive and are best conducted by wildlife biologists
with recent documented experience for that species. Species -specific survey protocols approved by the
U.S. Fish and Wildlife Service ("USFWS") and the FWC are provided in the Florida Wildlife
Conservation Guide at or in the FWC Species
Conservation Measures and Permitting Guidelines available at:
auJlm
County Response: Monroe County's Land Development Code contains requirements for applicants
who are contemplating development of parcels containing habitat. The existing requirements
demonstrate Monroe County's commitment to conservation and protection of the environmental
resources by ensuring that the functional integrity of natural areas is protected when land is developed.
The appropriate time to address the potential impacts associated with development is at the time of
building permit application review. Any proposed development of the subject parcels will require
Monroe County building permits and the application(s) will be reviewed for consistency with the
Monroe County Comprehensive Plan and the Monroe County Land Development Code at the time of
permit application submittal.
Please refer to attached Professional Staff Report for more detail of FWC's Comment and the full text
of Monroe County's response.
INSURANCE REQUIRED: No
CONTRACT/AGREEMENT CHANGES: No
PROFESSIONAL STAFF RECOMMENDATION:
Professional staff recommends approval of the proposed Future Land Use Map amendment from
Residential Medium ("RM") to Commercial ("COMM") for the Property.
DOCUMENTATION:
2025-069 Staff Report
Objections, Recommendations, and Comments Report (FloridaCommerce)
Draft Ordinance
Exhibit 1 FLUM Amendment Map
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:
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p4mrvsM.
MONROE COUNTY, FLORIDA
MONROE COUNTY BOARD OF COUNTY COMMISSIONERS
ORDINANCE NO. - 2026
AN ORDINANCE AMENDING THE MONROE COUNTY FUTURE LAND
USE MAP FROM RESIDENTIAL MEDIUM (RM) TO COMMERCIAL
(COMM), FOR PROPERTY LOCATED AT 106261, 106271, AND 106281
OVERSEAS HIGHWAY, KEY LARGO, DESCRIBED AS LOTS 18-20,
BLOCK 3, OCEAN ISLE ESTATES, ACCORDING TO THE PLAT
THEREOF, AS RECORDED IN PLAT BOOK 5, AT PAGE 14, OF THE
PUBLIC RECORDS OF MONROE COUNTY, FLORIDA, CURRENTLY
HAVING PARCEL IDENTIFICATION NUMBERS 00538800-000000,
00538810-0000009 AND 00538820-000000; AS REQUESTED BY FLO-
GROWN HOME BUYERS, LLC; 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 AND
FOR AMENDMENT TO THE FUTURE LAND USE MAP; PROVIDING
FOR AN EFFECTIVE DATE.'
WHEREAS, on April 1, 2025, the Monroe County Planning and Environmental Resources
Department ("Department") received an application from Island Construction Management, Inc.
("Agent"), on behalf of FLO Grown Home Buyers, LLC ("Applicant") to amend the Monroe
County Future Land Use Map ("FLUM") from Residential Medium ("RM") to Commercial
("COMM") for property located at 106261, 106271, and 106281 Overseas Highway, Key Largo,
("subject property" or the "Property") currently having Parcel Identification Numbers 00538820-
000000, 00538810-000000, 00538800-000000; and
WHEREAS, the Applicant has also requested a corresponding Land Use District ("LUD")
Map amendment from Improved Subdivision ("IS") to Commercial 1 ("C1") for the Property; and
WHEREAS, on July 7, 2025, the Applicant held a community meeting, as required by
Monroe County Land Development Code ("LDC" or "Code") Section 102-158(a) to discuss the
requested FLUM amendment and the corresponding LUD Map amendment, and provide for public
participation; and
' Monroe County Planning and Environmental Resources Department File No. 2025-069.
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WHEREAS, the Monroe County Development Review Committee ("DRC") considered
the proposed amendment at a regularly scheduled public meeting held on August 26, 2025; and
WHEREAS, on August 27, 2025, the DRC Chair signed Resolution No. DRC 15-25,
recommending approval of the proposed map amendment; and
WHEREAS, the Monroe County Planning Commission held a public hearing on the 22na
day of October 2025, for review and recommendation on the proposed FLUM amendment; and
WHEREAS, the Monroe County Planning Commission adopted Resolution No. P31-25
recommending to the Monroe County Board of County Commissioners ("BOCC", "Monroe
County", "Board", or the "County") approval of the proposed map amendment; and
WHEREAS, at a regular public meeting held on the 10"' day of December 2025, the
Monroe County BOCC held a public hearing to consider the transmittal of the proposed FLUM
amendment, considered the Department's professional staff report and provided for public
comment and public participation in accordance with the requirements of state and local law and
the procedures adopted for public participation in the planning process; and
WHEREAS, the State Land Planning Agency (Florida Department of Commerce or
"FloridaCommerce") reviewed the amendment and issued an Objections, Recommendations and
Comments ("ORC") report on February 17, 2026, and was received by the County on February 17,
2026 and
WHEREAS, the ORC report did not identify any objections, but did identify one comment
to the proposed amendment; and
WHEREAS, the County has 180 days from the date of receipt of the ORC to adopt the
proposed amendment, adopt the amendment with changes or not adopt the amendment; and
WHEREAS, at a regularly scheduled meeting on the 1 lth day of March 2026, the BOCC
held a public hearing to consider adoption of the proposed FLUM amendment;
WHEREAS, the BOCC made the following findings of fact and conclusions of law:
1. The proposed FLUM is not anticipated to adversely impact the community character
of the surrounding area; and
2. The proposed FLUM is not anticipated to adversely impact the Comprehensive Plan
adopted Level of Service (LOS); and
3. The proposed amendment is consistent with the Goals, Objectives and Policies of the
Monroe County Year 2030 Comprehensive Plan; and
4. The proposed amendment is consistent with the Principles for Guiding Development
for the Florida Keys Area of Critical State Concern, Section 380.0552(7), Florida
Statutes; and
5. The proposed amendment is consistent with Part 11 of Chapter 163, Florida Statutes;
and
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6. The proposed amendment will not result in an adverse change in community character
to the sub -area which a proposed amendment affects or to any area in accordance with
the Key Largo Livable Communikeys Master Plan pursuant to findings of the BOCC.
NOW, THEREFORE, BE IT ORDAINED BY THE MONROE COUNTY BOARD
OF COUNTY COMMISSIONERS:
Section 1. The foregoing 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 analysis, findings of fact, conclusions of law, and determinations in or
referenced within the February 17, 2026-dated Monroe County Planning and
Environmental Resources Department professional staff report from Department
Planning Policy Advisor Barbara Powell and Department Senior Director Devin
Tolpin, A.I.C.P.,2 C.F.M.3 accompanying this BOCC agenda item is/are approved
and adopted, as the BOCC's own analysis, findings of fact, conclusions of law, and
determinations, and the BOCC hereby incorporates said professional staff report in
its entirety as if fully set forth herein.
Section 3. The Future Land Use Map of the Monroe County Year 2030 Comprehensive Plan
is amended as follows:
The property located at 106261, 106271, and 106281 Overseas Highway,
Key Largo, currently having Parcel Identification Numbers 00538820-
000000, 00538810-000000, and 00538800-000000 ("subject property" or
the "Property"), is changed from Residential Medium ("RM") to
Commercial ("COMM") as shown on Exhibit 1., attached hereto and
incorporated herein.
Section 4. To the extent of any internal or external conflicts, inconsistencies, and/or
ambiguities, within this Ordinance or between this Ordinance and the Monroe
County Code of Ordinances, Florida Building Code, Florida Statutes, Florida
Administrative 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, Monroe County Building Department, Monroe County
Floodplain Management Office, or other department or office of Monroe County,
the more restrictive rule, regulation, law, provision, interpretation, and text shall
always apply.
Section 5. Subject to Section 4. above, the interpretation of this Ordinance and all provisions
of the Monroe County Comprehensive Plan, Florida Building Code, Monroe
County Codes, Florida Statutes, and floodplain management regulations whose
American Tnstitute of Certified Planners (A.T.C.P.) — Certification.
s Association of State Floodplain Managers (A.S.F.M.) — Certified Floodplain Manager (C.F.M.).
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interpretation arise out of, relate to, or are interpreted in connection with this
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Ordinance, shall be liberally construed and enforced in favor of Monroe County,
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and such interpretation shall be entitled to great weight in adversarial administrative
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proceedings, at trial, in bankruptcy, and on appeal.
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Section 6.
This Ordinance neither ratifies nor approves, nor shall be interpreted as ratifying or
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approving, any violation or violations of the Monroe County Code of Ordinances,
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Monroe County Land Development Code, Monroe County Comprehensive Plan,
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floodplain management regulations, or any law, rule, or regulation, and shall not be
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construed as ratifying or approving of any such violation of law(s), rule(s), or
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regulation(s).
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Section 7.
Approval of this Ordinance shall not estop or waive, nor shall be construed as
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estopping or waiving, Monroe County's right to enforce, seek enforcement of, and
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require compliance with the Monroe County Codes, Monroe County
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Comprehensive Plan, floodplain management regulations, Florida Building Code,
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Florida Statutes, Florida Administrative Code, or any other law, rule, or regulation,
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whether at law or in equity.
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Section 8.
Severability, Partial Invalidity, and Survival of Provisions. If any provision of
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this Ordinance, or any section, subsection, or part or portion thereof, is held to be
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invalid or unenforceable by any administrative hearing officer or court of
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competent jurisdiction, the invalidity or unenforceability of such provision, or part
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or portion thereof, shall neither limit nor impair the operation, enforceability, or
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validity of any other provisions of this Ordinance, or any remaining section(s),
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subsection(s), part(s), or portion(s) thereof. All other provisions, parts, and portions
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thereof shall continue unimpaired in full force and effect.
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Section 9.
Repeal of Inconsistent Provisions. All ordinances or parts of an ordinance in
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conflict with this Ordinance are hereby repealed to the extent of said conflict. The
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repeal of an ordinance herein shall not repeal the repealing clause of such ordinance
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or revive any ordinance which has been repealed thereby.
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Section 10.
Transmittal. This Ordinance shall be transmitted by the Director of Planning to
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the State Land Planning Agency pursuant to Chapters 163 and 380, Florida Statutes.
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Section 11.
Filing and Effective Date. This Ordinance shall be filed in the Office of the
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secretary of the State of Florida but shall not become effective until a notice is
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issued by the State Land Planning Agency or Administration Commission finding
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the amendment in compliance, and if challenged, until such challenge is resolved
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pursuant to Chapter 120, Florida Statutes.
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Section 12.
Inclusion in the Comprehensive Plan. The foregoing amendment shall be
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incorporated in the Monroe County Comprehensive Plan and included on the Future
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Land Use Map.
Mo
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PASSED AND ADOPTED by the Board of County Commissioners of Monroe County,
Florida, at a regular public meeting held on this 1 lth day of March, 2026.
Mayor Michelle Lincoln, District 2
Mayor Pro Tem David Rice, District 4
Commissioner Craig Cates, District 1
Commissioner James K. Scholl, District 3
Commissioner Holly Merrill Raschein, District 5
BOARD OF COUNTY COMMISSIONERS
OF MONROE COUNTY, FLORIDA
M.
Mayor Michelle Lincoln
MONROE COUNTY ATTORNEY
(SEAL) j V D � TO FOR
Cate: �
ATTEST: KEVIN MADOK, CLERK
AS DEPUTY CLERK
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MEMORANDUM
MONROE COUNTY PLANNING & ENVIRONMENTAL RESOURCES DEPARTMENT
To: Monroe County Board of County Commissioners
Through: Devin Tolpin, A.I.C.P.,t C.F.M., Senior Director
Monroe County Planning and Environmental Resources Department
From: Barbara Powell, Planning Policy Advisor
Monroe County Planning and Environmental Resources Department
Date: February 17, 2026
Request: An Ordinance Amending the Monroe County Future Land Use Map (FLUM) from
Residential Medium (RM) to Commercial (COMM) for property located at
106261, 106271, and 106281 Overseas Highway, Key Largo, currently having Parcel
Identification Numbers 00538820-000000, 00538810-000000, and 00538800-000000, as
proposed by FLO Grown Home Buyers, LLC3
Meeting: March 11, 2026
I. REQUEST:
On April 1, 2025, the Monroe County Planning and Environmental Resources Department ("Department")
received an application from Island Construction Management, Inc. ("Agent"), on behalf of FLO Grown
Home Buyers, LLC ("Applicant") to amend the Monroe County Future Land Use Map ("FLUM") from
Residential Medium ("RM") to Commercial ("COMM") for property located at 106261, 106271,
and 106281 Overseas Highway, Key Largo, ("subject property" or the "Property") currently having Parcel
Identification Numbers 00538820-000000, 00538810-000000, and 00538800-000000.
Concurrent Applications:
The Applicant has also requested a corresponding Land Use District ("LUD") Map amendment from
Improved Subdivision ("IS") to Commercial 1 ("Cl").4.
II. BACKGROUND INFORMATION
Site Information:
Location: MM 106, Key Largo
Addresses: 106261, 106271, and 106281 Overseas Highway
Property Description:
' American Institute of Certified Planners (A.T.C.P.) — Certified.
2 Association of State Floodplain Managers (A.S.F.M.) — Certified Floodplain Manager (C.F.M.).
3 Monroe County Planning and Environmental Resources Department ("Department") File No. 2025-069.
' Department File No. 2025-070.
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1 • Lot 18, Block 3, Ocean Isle Estates, according to the Plat thereof, as recorded in Plat Book
2 5, at Page 14, of the Public Records of Monroe County, Florida;
3 • Lot 19, Block 3, Ocean Isle Estates, according to the Plat thereof, as recorded in Plat Book
4 5, at Page 14, of the Public Records of Monroe County, Florida;
5 • Lot 20, Block 3, Ocean Isle Estates, according to the Plat thereof, as recorded in Plat Book
6 5, at Page 14, of the Public Records of Monroe County, Florida
7 Parcel Identification Numbers: 00538820-000000, 00538810-000000, and 00538800-000000
8 Boundary: Affected parcels are outlined in black in the images below
9 Applicant: Flo Grown Home Buyers, LLC
10 Agent: Island Construction Management, Inc.
11 Size of Properties (cumulative): 23,292 Square Feet (0.53 acres)
12 Current FLUM Designation: Residential Medium (RM)
13 Current Land Use District: Improved Subdivision (IS)
14 Tier Designation: III
15 Flood Zone: X
16 CBRS: No
17 Existing Permitted Use: Vacant
18 Existing Vegetation/Habitat: Hammock
19 Community Character of Immediate Vicinity: Adjacent land uses include residential, transient
20 residential, commercial, and public uses (John Pennekamp Coral Reef State Park)
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23 The Applicant has stated that the reason for the proposed FLUM amendment is: "To allow a low intensity,
24 nonresidential use on property that abuts US-L "
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26 Community Meeting and Public Participation
27 In accordance with Monroe County Land Development Code ("LDC") Section 102-159(a), a community
28 meeting is required to be held. The virtual meeting was held on July 7, 2025, to discuss the proposed
29 FLUM and corresponding LUD Map amendments and provide for public participation. Concerns raised
30 at the public meeting included but were not limited to:
31 • Concerns over the required notification radius; and
32 • Unknown nonresidential use to be developed; and
33 0 Increases in traffic.
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Monroe County Development Review Committee Meeting and Public Input:
On August 26, 2025, the Monroe County Development Review Committee ("DRC") considered the
proposed amendment and provided for public input. On August 27, 2025, the DRC Chair signed
Resolution No. DRC 15-25, recommending approval of the proposed map amendment.
Monroe County Planning Commission Meeting and Public Input:
On October 22, 2025, the Monroe County Planning Commission considered the proposed amendment,
provided for public input and recommended approval of the proposed map amendment through Resolution
P31-25.
Monroe County Board of County Commissioners Transmittal to the State Land Planning Agency:
On December 10, 2025, at a regular public meeting, the Monroe County Board of County Commissioners
(`BOCC", "Monroe County", "Board", or the "County") held a public hearing to consider the transmittal
of the proposed FLUM amendment, considered the professional staff report, and provided for public
comment and public participation in accordance with the requirements of state and local law and the
procedures adoption for public participation in the planning process. The BOCC adopted Resolution 562-
2025 transmitting the proposed amendment to the State Land Planning Agency (the Florida Department
of Commerce or "FloridaCommerce") for review and comment.
Following FloridaCommerce's review of the proposed amendment, a letter was issued on February 17,
2026, which served as their Objections, Recommendations and Comments ("ORC") report (attached).
FloridaCommerce did not identify any objections. However, FloridaCommerce provided the following
comment:
Comment 1: Intergovernmental Coordination
Staff recommend that Monroe County coordinate with the Florida
Fish and Wildlife Conservation Commission regarding their comment
dated January 16, 2026.
The Florida Fish and Wildlife Conservation Commission ("FWC") issued a comment letter noting that
they have no objections to the amendment but offered the following technical assistance to aid the
FloridaCommerce, Monroe County and the applicant during the amendment review and future planning.
34 FWC noted that the dominant landcover is tropical hardwood hammock. FWC professional staff
35 conducted a geographic information system ("GIS") analysis of the project area, which found that the
36 project area is located near, within, or adjacent to:
37 ■ John Pennekamp Coral Reef State Park
38 ■ Potential habitat for following the federally and state -listed species:
39 • Eastern indigo snake (Drymarchon couperi, Federally Threatened [FT])
40 • Key Largo cotton mouse (Peromyscus gossypinus allapaticola, Federally
41 • Endangered [FE])
42 • Key Largo woodrat (Neotoma floridana smalli, FE)
43 • Florida brown snake (Storeria victa, State Threatened [ST])
44 • Florida Keys mole skink (Plestiodon egregius egregius, ST)
45 • Florida reef gecko (Sphaerodaetylus notatus notatus, Candidate ST)
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1 • Key ringneck snake (Diadophis punctatus acricus, ST)
2 • Least tern (Sternula antillarum, ST)
3 • Rim rock crowned snake (Tantilla oolicta, ST)
4 • White crowned pigeon (Patagioenas leueocephala, ST)
FWC professional staff recommended that species -specific surveys be conducted prior to any clearing or
construction. Species -specific surveys are time sensitive and are best conducted by wildlife biologists with
recent documented experience for that species. Species -specific survey protocols approved by the U.S.
Fish and Wildlife Service ("USFWS") and the FWC are provided in the Florida Wildlife Conservation
Guide at ht s://m fwc.com/conservation/value/fwc g or in the FWC Species Conservation Measures and
Permitting Guidelines available athlt s-//rnvfwc.com/wildlifehabitats/wild.life/ )ecie sidelines.
The appropriate time to address the potential impacts associated with development is at the time of
building permit application review. Any proposed development of the subject parcels will require Monroe
County building permits and the application(s) will be reviewed for consistency with the Monroe County
Comprehensive Plan and the Monroe County Land Development Code at the time of permit application
submittal.
19 Monroe County's Land Development Code contains the following requirements for applicants who are
20 contemplating development of parcels containing habitat. The existing requirements demonstrate
21 Monroe County's commitment to conservation and protection of the environmental resources by
22 ensuring that the functional integrity of natural areas is protected when land is developed.
Sec. 118-2. - Existing Conditions Report.
As part of an application for approval on lands containing wetlands or upland native
vegetation communities, the applicant shall prepare and submit an existing conditions
report, including a survey that identifies the distribution and quality of native habitats and
any endangered/threatened or protected species that are known to utilize the available
habitats on the site and/or are observed within the parcel or lot proposed to be developed
in accordance with the standards of this chapter. The existing conditions report shall be
prepared by a biologist qualified under Section 102-25 in a form approved by the Planning
Director and contain, at a minimum, the following:
(d) Animal species list. A list of the endangered, threatened, or otherwise protected animal
species observed during the site survey. This Section shall also include a list of protected
species that may not have been actually observed, but may use the site for foraging,
roosting, breeding, or nesting. In addition, if the proposed development is within the
Species Focus Area for the Key Largo cotton mouse, the Key Largo woodrat, the silver
rice rat, or the Stock Island tree snail, surveys for these species may be required in
accordance with Chapter 122-8.
Sec. 118-7. - General Environmental Design Criteria.
(c) The habitat of protected plants and animals (including but not limited to species listed
as endangered, threatened, species of special concern, or protected under State or Federal
law) shall be preserved to the maximum extent practicable through the configuration of
protected natural areas. Habitat includes, but is not limited to, foraging, roosting, breeding,
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I and natural and artificial nesting habitat. This includes, but is not limited to, bird rookeries
2 and bird nesting areas. No habitat of protected species shall be disturbed without prior
3 notification and approval by the County Biologist. Impacts to endangered species habitat
4 that result in a "May Affect" determination through the application of the U.S. Fish and
5 Wildlife Service (USFWS) Species Assessment Guides will require coordination with the
6 USFWS in accordance with Chapter 122-8.
8 There were no additional comments in the report. The County has 180 days from the date of receipt of the
9 ORC to adopt the proposed amendment, adopt the amendment with changes or not adopt the amendment.
10
11 Prior Relevant BOCC Action:
12 There has been no apparent prior BOCC action pertaining to the Property.
13
14 III. AMENDMENT REVIEW:
15
16 FL UM Category Comparisons
17
18 Existing:
19
20 Policy 101.5.3:
21 The principal purpose of the Residential Medium (RM) future land use category is to recognize those
22 portions of subdivisions that were lawfully established and improved prior to the adoption of this plan and
23 to define improved subdivisions as those lots served by a dedicated and accepted existing roadway, have
24 an approved potable water supply, and have sufficient uplands to accommodate the residential uses.
25 Development on vacant land within this land use category shall be limited to one residential dwelling unit
26 for each such platted lot or parcel which existed on or before January 4, 1996.
27
28 Proposed:
29
30 Policy 101.5.8:
31 The principal purpose of the Commercial (COMM) future land use category is to provide for the
32 establishment of commercial zoning districts where various types of commercial retail; highway -oriented
33 sales and services; commercial recreation; light industrial; public, institutional and office uses may be
34 permitted at intensities which are consistent with the community character and the natural environment.
35
36 The commercial zoning districts established within this category are intended to serve the immediate
37 vicinity or serve the Upper or Lower subarea. This category is not intended to accommodate transient or
38 permanent residential development.
39
40 In order to protect environmentally sensitive lands, the following development controls shall apply to all
41 Tier I lands within this land use category:
42 1. Only low intensity commercial uses shall be allowed; and
43 2. A maximum floor area ratio of 0.15 shall apply. (Ord. No. 010-2013)
44
45 Maximum Densitv and Intensity by FL UM
46 The following table provides a comparison of the development potential for residential, transient and
47 commercial development of the Properties under the existing FLUM category as compared to the proposed
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I FLUM. Section 130-156(b) of the Land Development Code (LDC) states: "The density and intensity
2 provisions set out in this section are intended to be applied cumulatively so that no development shall
3 exceed the total density limits of this article. For example, if a development includes both residential and
4 commercial development, the total gross amount of development shall not exceed the cumulated permitted
5 intensity of the parcel proposed for development."
Maximum Development Potential by FLUM Designation and Land Use District (LUD)
Existing FLUM
Type
Adopted
Development Potential
Standards
Market Rate Allocated
1.0 du/lot
3 du
Density
TDR/Market Rate
Residential
Residential Max. Net
0
0 du
Medium (RM)
Density
Gross Upland
Affordable Residential
0
0 du
Area: 23,292
Max. Net Density
SFs/0.5347 acres
Transient Allocated
0
0 du
Density
Transient Max. Net Density
0
0 du
Nonresidential Uses
0
0 sf
Proposed FLUM
Type
Adopted
Standards
Development Potential
Market Rate Allocated
0
0 du
Density
TDR/Market Rate
Commercial
Residential Max. Net
0
0 du
(COMM)
Density
Gross Upland
Affordable Residential
0 du
Max. Net Density0
Area: 23,292
Transient Allocated
SF/0.5347 acres
Density
0
0 rooms/spaces
Transient Max. Net Density
0
0 rooms/spaces
Nonresidential Uses
0.15-0.50 FAR
3,493.8 sf — 11,646 sf
Net Change in
Type
Net Change
Development
Potential of
Market Rate Allocated Density
-3 du
Cumulative
TDR/Market Rate Residential Max. Net
n/a
Properties
Density
5 Square feet ("SF" ).
6 Floor Area Ratio ("FAR").
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Based on FLUM
Amendments
Affordable Residential Max. Net Density
0 du
Transient Allocated Density
0 rooms/spaces
Transient Max. Net Density
0 rooms/spaces
Nonresidential Uses
+ 3,493.8 sf—11,646 sf
2 As shown in the orange portion of the table, the proposed FLUM amendment (from RM to COMM) would
3 result in a decrease of allocated market rate density and an increase in nonresidential intensity on
4 the Property. The TDR/market rate residential maximum net density, affordable residential maximum
5 net density, and transient density would remain at zero (0).
6
7 The maximum nonresidential floor area would increase from zero (0) to a maximum potential of 11,646
8 square feet. Any new or expanded nonresidential floor area would require an NROGO allocation in
9 accordance with LDC Section 138-49.
10
I 1 The total amount of new nonresidential floor area that could be constructed on any of the Properties would
12 be dependent on the size of the property to be developed and the actual use proposed. Below is a table
13 detailing the maximum floor area ratios permitted based on proposed use within the Commercial 1 ("C1 ")
14 and Commercial 2 ("C2") land use districts in accordance with LDC Section 130-164.
15
Use within Commercial 1(Cl)Maximum
Floor Area Ratio
Low Intensity Commercial Retail or Restaurant
0.35
Medium Intensity Commercial Retail or Restaurant
0.25
High Intensity Commercial Retail or Restaurant
0.15
Office
0.40
Light Industrial
0.30
Institutional
0.30
Public Buildings/Uses
0.30
Commercial Recreation
0.25
Use within Commercial 2 C2
Low Intensity Commercial Retail or Restaurant
0.50
Medium Intensity Commercial Retail or Restaurant
0.40
High Intensity Commercial Retail or Restaurant
0.35
Office
0.45
Light Industrial
0.40
Institutional
0.40
Public Buildings/Uses
0.35
Commercial Recreation
0.25
16
17 Habitat:
18 It is important to note that the density and intensity potential of the Property is subject to the future land
19 use and zoning designations. However, the Property's habitat is designated as hammock and therefore
20 would be subject to the clearing restrictions provided in Monroe County Comprehensive Plan Policy
21 101.5.27. The clearing limit could impact maximum development potential of the Property. The
22 Comprehensive Plan utilizes the Tier designations to determine the clearing limits for hammock habitat.
23 The Property is designated as Tier III.
24
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I Policy 101.5.27
2 All development shall be subject to clearing limits defined by habitat and the location of the property in
3 the Land Use Tier Overlay Maps and the wetland requirements in Policy 102.1.1. The clearing limits of
4 upland native vegetation for properties in the Ocean Reef planned development shall be limited to 40
5 percent. Except as defined in Policy 101.11.2, clearing of upland native vegetative areas in the Tiers I, II,
6 III and Tier I11-A shall be limited to the following percentages or maximum square footage:
8 Tier III:
9 40% or 3,000 square feet, whichever is greater; however, the maximum amount of clearing shall
10 be no more than 7,500 square feet, of upland native vegetative area.
11
12 The clearing of parcels in Tier III shall be limited to 7,500 square feet per parcel. For parcels
13 greater than 30,000 square feet, with the exception of parcels on Big Pine Key and No Name Key,
14 clearing for one driveway of reasonable configuration up to 18 feet in width is permitted to provide
15 reasonable access to the property for each parcel and shall be exempt from the maximum clearing
16 limit of 7,500 square feet. Clearing for a driveway shall be recommended by a County biologist
17 and approved by the Planning Director. The proposed driveway design shall minimize
18 fragmentation, avoid specimen trees, and take the shortest reasonable route. In no case shall
19 clearing, including the driveway, exceed 40 percent of the entire site.
20
Tier Overlay District
Land Cover Habitat
21
22 Compliance with Monroe County Comprehensive Plan Policy 101.5.26:
23 The proposed FLUM amendment from RM to COMM results in a decrease of residential allocated density
24 on the Properties and therefore eliminates the need to mitigate under Policy 101.5.26.
25
26 Compatibility with the Surrounding Area:
27 a. Existing Vegetation/Habitat: Undeveloped Land, Impervious Surface
28 b. Existing Tier Designation: III, Tier I properties across Sandros Road
29 c. Number of Listed Endangered or Threatened Species: 0
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d. Existing Use: Vacant
e. Community Character of Immediate Vicinity: Adjacent land uses include residential, transient
residential, restaurant, commercial, and public uses
Concurrence Analysis (Comprehensive Plan Policy 1011.1):
Monroe County shall ensure that all development and redevelopment taking place within its boundaries
does not result in a reduction of the level -of -service requirements established and adopted by this
comprehensive plan. Further, Monroe County shall ensure that comprehensive plan amendments include
an analysis of the availability of facilities and services or demonstrate that the adopted levels of service
can be reasonably met.
Traffic Circulation (Comprehensive Plan Policy 30L1.2):
The Properties are located on Overseas Highway/ U.S. 1 on Key Largo at approximate mile marker 106.
Pursuant to the Comprehensive Plan, the level of service standard for US 1 is LOS of "C." According to
the 2021 US 1 Arterial Travel Time and Delay Study, US 1 overall is operating at a LOS of "C" and
Segment 24 on Key Largo Key (MM 106.0 to MM 112.0) is operating at a LOS of "C."
At the time of development approval, a trip generation analysis will be required to be submitted in order
to verify sufficient roadway capacity. According to the 2021 US 1 Arterial Travel Time and Delay Study,
the maximum reserve volume for Segment 24 is 2,259 trips with an actual remaining capacity of 2,213
trips as of September 24, 2025.
Potable Water (Comprehensive Plan Policy 701.1.1):
Florida Keys Aqueduct Authority's water treatment facility in Florida City has a maximum water
treatment design capacity of 29.8 million gallons per day (MGD) and is capable of treating up to 23.8
MGD. The annual average daily demand in Monroe County is 17.79 MGD.
The proposed FLUM amendment would decrease permanent allocated residential density beyond what is
already permitted. The proposed FLUM amendment is not anticipated to adversely impact the LOS for
potable water.
Solid Waste (Comprehensive Plan Policy 801.1.1):
Monroe County has a current contract with Waste Management, Inc., authorizing the use of in -state facilities.
Currently, there is adequate capacity for solid waste generation. All commercial solid waste is handled by
private contract.
Sanitary Sewer (Comprehensive Plan Policy 901.1.1:
The County has adopted water quality treatment standards for wastewater facilities and within the Sanitary
Wastewater Treatment Master Plan, Exhibit 3-8, has stated the LOS standard for residential and
nonresidential flow is 167 gallons per day per equivalent dwelling unit (EDU). The proposed FLUM
amendment would decrease the permanent allocated residential density. The combined average flows of
the Key Largo Wastewater Treatment System are 1,970,000 gpd, whereas the plant capacity is 3,450,000
gpd. Any proposed development on the site will either need to connect to the Key Largo Wastewater
Treatment District central sewer system, or provide on -site sewage treatment and disposal that meets the
LOS standards in Policy 901.1.1.
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I The proposed FL UM amendment is not anticipated to adversely impact the LOSfor traffic, potable water,
2 solid waste nor sanitary sewer.
4 IV. CONSISTENCY WITH THE MONROE COUNTY YEAR 2030 COMPREHENSIVE PLAN,
5 THE KEY LARGO LIVABLE COMMUNIKEYS PLAN, THE MONROE COUNTY LAND
6 DEVELOPMENT CODE, AND THE PRINCIPLES FOR GUIDING DEVELOPMENT
8 A. The proposed amendment is consistent with the Goals, Objectives and Policies of the Monroe
9 County Year 2030 Comprehensive Plan. Specifically, it furthers:
10
11 Goal 101
12 Monroe County shall manage future growth to enhance the quality of life, ensure the safety of County
13 residents and visitors, and protect valuable natural resources.
14
15 Objective 101.4
16 Monroe County shall regulate nonresidential development to maintain a balance of land uses to serve
17 the needs of the future population of Monroe County.
18
19 Policy 101.4.1
20 Monroe County shall maintain a Permit Allocation System for new nonresidential floor area, known
21 as the Nonresidential Rate of Growth Ordinance (NROGO) System. Monroe County shall maintain a
22 balance between residential and nonresidential growth by limiting the floor area of new nonresidential
23 development available within the County to maintain a maximum of 47,083 square feet of floor area
24 per NROGO year. The nonresidential allocation allowed by this policy shall be distributed on an
25 annual basis, pursuant to Policy 101.4.3. The NROGO allocation system shall apply within the
26 unincorporated area of the county, excluding areas within the county mainland and within the Ocean
27 Reef planned development (Future development in the Ocean Reef planned development is based
28 upon the December 2010 Ocean Reef Club Vested Development Rights Letter recognized and issued
29 by the Department of Community Affairs).
30
31 Objective 101.5
32 Monroe County shall regulate future development and redevelopment to maintain and enhance the
33 character of the community and protect natural resources by providing for the compatible distribution
34 of land uses consistent with the designations shown on the Future Land Use Map.
35
36 Policy 101.5.8
37 The principal purpose of the Commercial (COMM) future land use category is to provide for the
38 establishment of commercial zoning districts where various types of commercial retail; highway-
39 oriented sales and services; commercial recreation; light industrial; public, institutional and office uses
40 may be permitted at intensities which are consistent with the community character and the natural
41 environment. The commercial zoning districts established within this category are intended to serve
42 the immediate vicinity or serve the Upper or Lower subarea. This category is not intended to
43 accommodate transient or permanent residential development.
44
45 In order to protect environmentally sensitive lands, the following development controls shall apply to
46 all Tier I lands within this land use category:
47
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1 1. Only low intensity commercial uses shall be allowed; and
2 2. A maximum floor area ratio of 0.15 shall apply. (Ord. No. 010-2013)
3
4 Policy 101.5.25
5 Monroe County hereby adopts the following density and intensity standards for the future land use
6 categories, which are shown on the FLUM and described in Policies 101.5.1 - 101.5.20.
7
Future Land Use Densities and Intensities
Residential m
Nonresidential
Minimum
Future Land Use
Open Space
Category and
Allocated Density (a)
Maximum Net DensityRatio
Maximum Intensity
(c)
Corresponding
(per upland acre)
(,) (e)
(floor area ratio)
Zoning
(per buildable acre)
Commercial
0 du
N/A
0.15-0.50
0.20
(COMM)
0 rooms/spaces
N/A
(C1 and C2
zoning)
Policy 101.5.26
In order to continue to implement the Florida Keys Carrying Capacity Study, Monroe County shall
promote the reduction in overall County residential density and the preservation of Monroe County's
native habitat by enacting legislation which implements the following policy statements for private
applications for future land use map amendments which increase allowable residential allocated
density. Private application(s) means those applications from private entities with ownership of the
upland development and parcel(s) of land or includes private upland development on County -owned
land.
Objective 101.19
Monroe County shall address local community needs while balancing the needs of all Monroe County
communities. These efforts shall focus on the human crafted environment and shall be undertaken
through the Livable CommuniKeys Planning Program.
Policy 101.19.2
The Community Master Plans shall be incorporated into the 2030 Comprehensive Plan as a part of the
plan and be implemented as part of the Comprehensive Plan. The following Community Master Plans
have been completed in accordance with the principles outlined in this section and adopted by the
Board of County Commissioners:
6. The Key Largo Livable CommuniKeys Plan is incorporated by reference into the Monroe
County Comprehensive Plan. Adopted By Ordinance 031-2012.
Goal 102
Monroe County shall direct future growth to lands which are most suitable for development and shall
encourage conservation and protection of environmentally sensitive lands (wetlands, beach berm and
tropical hardwood hammock).
11 of 14
Objective 102.3
Monroe County shall maintain land development regulations which will direct new development to
areas having appropriate topography and soil conditions and to where site disturbance and man's
activities will have fewer adverse effects on natural vegetation, terrestrial wildlife, natural landforms
and marine resources.
Objective 105.1
Monroe County shall continue to implement smart growth initiatives in conjunction with its Livable
CommuniKeys and Land Acquisition Programs which promote innovative and flexible development
processes to preserve the natural environment, maintain and enhance the community character and
quality of life, redevelop blighted commercial and residential areas, remove barriers to design
concepts, reduce sprawl, and direct future growth to appropriate infill areas.
Policy 105.1.3
Monroe County shall, through its development standards and Land Development Code, continue to
foster the retention and redevelopment of small businesses on the U.S.1.
B. The proposed amendment is consistent with the Key Largo Livable CommuniKeys Plan
Specifically it furthers:
Strategy 1.3 Continue to utilize the Land Use District Map and supporting FLUM to regulate land use
type, density and intensity on individual parcels within the planning area.
Action Item 1.3.7: Evaluate future FLUM change and Land Use District Map change requests for
nonconforming uses, proposed changes in use, vacant parcels and other requests, based mainly on
comprehensive planning principles and the following community -goal related criteria:
a. Promote infill, design flexibility and transfer of density to Community Centers.
b. Preserve commercial conformance status within sections along US-1 predominated by existing
commercial businesses and disturbed lands.
c. Encourage sun -setting of intensive commercial uses within sections along US-1 predominated
by natural habitat or native -dominated landscape, relatively sparse development and relatively
few businesses.
d. Preserve commercial use status for existing waterfront uses that support the tourist -based and
working waterfront -based economy.
e. Give consideration to whether the property provides a unique or outstanding opportunity for
enhancement of design, connectivity and other community goals, especially along the US-1
corridor.
Strategy 5.1 Adopt the Tier System that specifies Tier I and Tier III lands and Tier III SPA for
purposes of guiding development while retaining species habitat and natural areas for acquisition.
C. For text amendments to the Comprehensive Plan and FLUM amendments, the BOCC must also
consider the analyses identified in Chapter 163, Florida Statutes, and must find that the
amendment is consistent with the principles for guiding development as defined in Section
380.0552, Florida Statutes.
12 of 14
For the purposes of reviewing consistency of the adopted plan or any amendments to that plan with
the principles for guiding development and any amendments to the principles, the principles shall be
construed as a whole and no specific provision shall be construed or applied in isolation from the other
provisions.
(a) Strengthening local government capabilities for managing land use and development so that
local government is able to achieve these objectives without continuing the area of critical state
concern designation.
(b) Protecting shoreline and benthic resources, including mangroves, coral reef formations,
seagrass beds, wetlands, fish and wildlife, and their habitat.
(c) Protecting upland resources, tropical biological communities, freshwater wetlands, native
tropical vegetation (for example, hardwood hammocks and pinelands), dune ridges and
beaches, wildlife, and their habitat.
(d) Ensuring the maximum well-being of the Florida Keys and its citizens through sound economic
development.
(e) Limiting the adverse impacts of development on the quality of water throughout the Florida
Keys.
(f) Enhancing natural scenic resources, promoting the aesthetic benefits of the natural
environment, and ensuring that development is compatible with the unique historic character
of the Florida Keys.
(g) Protecting the historical heritage of the Florida Keys.
(h) Protecting the value, efficiency, cost-effectiveness, and amortized life of existing and proposed
major public investments, including:
1. The Florida Keys Aqueduct and water supply facilities;
2. Sewage collection, treatment, and disposal facilities;
3. Solid waste treatment, collection, and disposal facilities;
4. Key West Naval Air Station and other military facilities;
5. Transportation facilities;
6. Federal parks, wildlife refuges, and marine sanctuaries;
7. State parks, recreation facilities, aquatic preserves, and other publicly owned
properties;
8. City electric service and the Florida Keys Electric Co-op; and
9. Other utilities, as appropriate.
(1) Protecting and improving water quality by providing for the construction, operation,
maintenance, and replacement of stormwater management facilities; central sewage collection;
treatment and disposal facilities; and the installation and proper operation and maintenance of
onsite sewage treatment and disposal systems.
0) Ensuring the improvement of nearshore water quality by requiring the construction and
operation of wastewater management facilities that meet the requirements of ss. 381.0065(4)(1)
and 403.086(10), as applicable, and by directing growth to areas served by central wastewater
treatment facilities through permit allocation systems.
(k) Limiting the adverse impacts of public investments on the environmental resources of the
Florida Keys.
(1) Making available adequate affordable housing for all sectors of the population of the Florida
Keys.
(m)Providing adequate alternatives for the protection of public safety and welfare in the event of
a natural or manmade disaster and for a postdisaster reconstruction plan.
13 of 14
(n) Protecting the public health, safety, and welfare of the citizens of the Florida Keys and
maintaining the Florida Keys as a unique Florida resource.
Pursuant to Section 380.0552(7) Florida Statutes, the proposed amendment is not inconsistent with
the Principles for Guiding Development as a whole and is not inconsistent with any Principle.
D. In no event shall an amendment be approved which will result in an adverse change in
community character to the sub -area which a proposed amendment affects or to any area in
accordance with a Livable CommuniKeys master plan pursuant to findings of the BOCC.
Per the Applicant, "This text [sic] amendment would be consistent with other non-residential uses in
this commercial corridor. This is a commercial area and to allow/approve this amendment would offer
a smooth transition from non-residential to residential. "
Staff does not anticipate that approval of the proposed amendment of the FLUM to result in an adverse
change in community character to the sub -area which the proposed amendment affects.
V. PROCESS:
Any landowner or other person having a contractual interest in property desiring to petition the BOCC for
an amendment to the land use district ("LUD") map, overlay district map or FLUM shall be required to
file an application with the Planning Director accompanied by a nonrefundable application fee as
established from time to time by the BOCC to defray the actual cost of processing the application. After
receipt, the Planning Director and his or her staff shall review the proposed amendment and present it with
a recommendation of approval or denial to the Development Review Committee for review and comment.
Staff shall make a recommendation to the Planning Commission.
The Planning Commission shall review the application, the reports and recommendations of the Planning
and Environmental Resources Department, the comments of the Development Review Committee, and
the testimony given at the public hearing, and shall submit its recommendations and findings to the BOCC.
The BOCC shall consider the reports and recommendation of the Planning Commission, Planning and
Environmental Resources Department staff, and the testimony given at the public hearings.
VII. PROFESSIONAL STAFF RECOMMENDATION:
Department professional staff recommends approval of the proposed FLUM amendment from Residential
Medium ("RM") to Commercial ("COMM") for the Properties located at 106261, 106271, and 106281
Overseas Highway, Key Largo.
41 VIII. EXHIBITS:
42 1. 11" X 17" Map Series FLUM Amendment
43 2. Objections, Recommendations, and Comments Report (FloridaCommerce)
44 3. Draft Ordinance
45 4. Exhibit 1 to Ordinance
14 of 14
Exhibit 1 to Ordinance #
MM141M
Property ID Number(s):
00538820-000000, 00538810-000000,
00538800-000000
0
S ANDROS RD
The Monroe County Future Land Use District is amended
as indicated above.
Future Land Use change of three parcels of land in Key Largo from Residential
0 Medium (RM) to Commercial (COMM). N
w E
S
Date: 5/28/2025
February 17, 2026
The Honorable Michelle Lincoln
Mayor, Monroe County
7280 Overseas Highway #2
Marathon, Florida 33050
Dear Mayor Lincoln,
FloridaCommerce has completed its review of the proposed comprehensive plan amendment
for Monroe County (Amendment No. 25-06ACSC), which was received on December 22, 2025.
FloridaCommerce has reviewed the proposed amendment in accordance with the state
coordinated review process set forth in sections 163.3184(2) and (4), Florida Statutes (F.S.), for
compliance with Chapter 163, Part II, F.S.
The attached Objections, Recommendations, and Comments Report outlines
FloridaCommerce's findings concerning the amendment. FloridaCommerce does not identify
any objections to the proposed amendment. However, FloridaCommerce is providing a
comment. The comment is offered to assist the local government but will not form the basis for
a determination of whether the amendment, if adopted, is "In Compliance" as defined in
section 163.3184(1)(b), F.S. Copies of comments received by FloridaCommerce from reviewing
agencies, if any, are also enclosed.
The County should act by choosing to adopt, adopt with changes, or not adopt the proposed
amendment. For your assistance, the procedures for adoption and transmittal of the
comprehensive plan amendment are enclosed.
The second public hearing, which shall be a hearing on whether to adopt one or more
comprehensive plan amendments, must be held within 180 days of your receipt of
FloridaCommerce's attached report, or the amendment will be deemed withdrawn unless
extended by agreement with notice to FloridaCommerce and any affected party that provided
comment on the amendment pursuant to section 163.3184(4)(e)1., F.S. The adopted
amendment must be transmitted to FloridaCommerce within ten working days after the final
adoption hearing or the amendment shall be deemed withdrawn pursuant to section
163.3184(4)(e)2., F.S.
An equal opportunity ernpVoyer/program• Auxiliary aids and service are avail,
upon request to individuaVs with disabilities. All voice telephone numbers on
document may be reached by persons using T T"Y/TTD equipment via the Flo
The Honorable Michelle Lincoln
February 17, 2026
Page 2 of 2
FloridaCommerce staff is available to assist the County to address the comment. If you have any
questions related to this review, please contact Adam Sieracki, Planning Analyst, by telephone
at (850)-717-8549 or by email via Adam.Sieracki@Commerce.fl.govw
Sincerely,
Ames D. Stansbury, Chief
Bureau of Community Planning and Growth
JDS/as
Enclosures: Objections, Recommendations, and Comments Report
Procedures for Adoption
Reviewing Agency Comments
cc: Devin Tolpin, AICP, Senior Director of Planning & Environmental Services
Cheryl Cioffari, AICP, Assistant Director of Planning
Isabel Cosio Carballo, MPA, Executive Director, South Florida Regional Planning Council
An equal opportunity employer/program. Auxiliary aids and service are avail
upon request to individuals with disabilities. All voice telephone numbers or
document may be reached by persons using TTY/TTD equipment via the Fic
Relay Service at 711.
Objections, Recommendations and Comments Report
Proposed Comprehensive Plan Amendment
Monroe County 25-06ACSC
FloridaCommerce has identified a comment regarding Monroe County's proposed
comprehensive plan amendment. The comment is provided below, along with recommended
actions the County could take to resolve issues of concern. Comments are offered to assist the
local government and will not form the basis for a compliance determination.
FloridaCommerce staff has discussed the basis of the report with County staff and is available
to assist the County to address the comment.
Comment: Inter overnmental Coordination
Staff recommends that Monroe County coordinate with the Florida Fish and Wildlife
Commission (FWC) regarding their comment dated January 16, 2026.
An equal opportunity employer/prograrn. Auxiliary aids and service are ava
upon request to individuals with disabilities. All voice telephone numbers o
document may be reached by persons using T-TY/TTD eau0ment via the FI
SUBMITTAL OF ADOPTED COMPREHENSIVE PLAN AMENDMENTS
FOR STATE COORDINATED REVIEW
Section 163.3184(4), Florida Statutes
NUMBERF COPIES TO BE SUBMITTED: Please submit electronically using FloridaCommerce's
electronic amendment submittal portal"ComprehensiveM- Plan _and _Amendment Upload,"
(,
ad o... f . mfe,s o, a osPo o µ' I,VMt liw) a' .: t Wi Wul.rq.fr�rce .°.cm!Iijg, ) or submit three
complete copies of all comprehensive plan materials, of which one complete paper copy and two
complete electronic copies on CD ROM in Portable Document Format (PDF) to the State Land Planning
Agency and one copy to each entity below that provided timely comments to the local government: the
appropriate Regional Planning Council, Water Management District, Department of Transportation,
Department of Environmental Protection, Department of State, the appropriate county (municipal
amendments only), the Florida Fish and Wildlife Conservation Commission and the Department of
Agriculture and Consumer Services (county plan amendments only), and the Department of Education
(amendments relating to public schools), and for certain local governments, the appropriate military
installation and any other local government or governmental agency that has filed a written request.
SUBMITTAL LETTER: Please include the following information in the cover letter transmitting the
adopted amendment:
State Land Planning Agency identification number for adopted amendment package.
Summary description of the adoption package, including any amendments proposed but not
adopted.
Ordinance number and adoption date.
Certification that the adopted amendment(s) has been submitted to all parties that provided
timely comments to the local government.
Name, title, address, telephone, FAX number and e-mail address of local government contact.
Letter signed by the chief elected official or the person designated by the local government.
ADOPTION AMENDMENT PACKAGE: Please include the following information in the amendment
package:
In the case of text amendments, changes should be shown in strike-through/underline format.
In the case of future land use map amendment, an adopted future land use map, in color
format, clearly depicting the parcel, its existing future land use designation and its adopted designation.
Effective: June 2, 2011(Updated December 2024) Page 4 of 5
A copy of any data and analyses the local government deems appropriate.
Note: If the local government is relying on previously submitted data and analysis, no additional data
and analysis is required.
Copy of executed ordinance adopting the comprehensive plan amendment(s).
Suggested effective date language for the adoption ordinance for state coordinated review:
"The effective date of this plan amendment, if the amendment is not timely challenged, shall be
the date the state land planning agency posts a notice of intent determining that this
amendment is in compliance. If the amendment is timely challenged, or if the state land
planning agency issues a notice of intent determining that this amendment is not in compliance,
this amendment shall become effective on the date the state land planning agency or the
Administration Commission enters a final order determining this adopted amendment to be in
compliance. No development orders, development permits, or development dependent on this
amendment may be issued or commence before it has become effective. "
List of additional changes made in the adopted amendment that the FloridaCommerce did not
previously review.
List of findings of the local governing body, if any, that were not included in the ordinance, and
which provided the basis of the adoption or determination not to adopt the proposed amendment.
Statement indicating the relationship of the additional changes not previously reviewed by the
FloridaCommerce to the ORC report from the FloridaCommerce.
Effective: June 2, 2011 (Updated December 2024) Page 5 of 5
Docusign Envelope ID: D3F1 108D-CED3-467F-86A5-E317816F01 72
January 12, 2026
Ms. Devin Tolpin, AICP, CFM
Senior Director of Planning & Environmental Resources
County of Monroe
Planning and Environmental Resources Department
Marathon Government Center
2798 Overseas Highway, Suite 400
Marathon, Florida 33050
Subject: Comments for the Monroe County Comprehensive Plan
Amendment FDEO #25-06ACSC
Dear Ms. Tolpin:
Pursuant to Section 163.3184(3), Florida Statutes (F.S.), in its role as a reviewing
agency as identified in Section 163.3184(1)(c), F.S., the Florida Department of
Transportation, District Six, reviewed the proposed amendment.
The District reviewed the amendment package per Chapter 163 Florida Statutes
and found the proposed text amendment would not adversely impact transportation
resources and facilities of state importance.
Thank you for coordinating on the review of these proposed amendments with
FDOT. If you have any questions, please do not hesitate to contact me by email at
Ih r[ ein�. eef ii ddot,� tg��e flat or at 305-470-5393.
Sincerely,
D Sig ed by:
' ^^ 806GD067559MDD...
Shereen Yee Fong, MS-CE
Community Planning Coordinator
www.fdot.gov I w,,soutiiflro ds.com
Docusign Envelope ID: D3F1108D-CED3-457F-86A5-E317816F0172
Ms. Devin Tolpin, AICP, CFM
January 12, 2026
Page 2
Cc: Heidi Solaun, P.E., Florida Department of Transportation, District 6
Dat Huynh, P.E., Florida Department of Transportation, District 6
Kenneth Jeffries, Florida Department of Transportation, District 6
Isabel Cosio Carballo, South Florida Regional Planning Council
Kathe Lerch, South Florida Regional Planning Council
Donna Harris, Florida Department of Commerce
Harris, Donna
From: Plan -Review <Plan.Review@Florida DEP.gov>
Sent: Friday, January 16, 2026 6:23 PM
To: DCPexternalagencycomments
Cc: Plan Review
Subject: [EXTERNAL] - Monroe County 25-06ACSC Proposed
CAUTION i - "This email originated from outside of the organization. Do not click links or open
attachments unless you recognize the sender and know the content is safe."
To: Donna Harris, Senior Plan Processor, Florida Commerce Bureau of Community Planning and Growth
Re: Monroe County 25-06ACSC — State Coordinated Review of Proposed Comprehensive Plan Amendment
The Office of Intergovernmental Programs of the Florida Department of Environmental Protection
(Department) has reviewed the above -referenced amendment package under the provisions of Chapter 163,
Florida Statutes. The Department conducted a detailed review that focused on potential adverse impacts to
important state resources and facilities, specifically: air and water pollution; wetlands and other surface waters
of the state; federal and state-owned lands and interest in lands, including state parks, greenways and trails,
conservation easements; solid waste; and water and wastewater treatment.
Based on our review of the submitted amendment package, the Department has found no provision that, if
adopted, would result in adverse impacts to important state resources subject to the Department's jurisdiction.
Please submit all future amendments by email toIf your submittal is too large
to send via email or if you need other assistance, contact Lindsay Weaver at (850) 717-9037,
1-1
r
January 16, 2026
Devin Tolpin
Monroe County Planning Department
2798 Overseas Highway, Suite 400
Florida Fish Marathon, FL 33050
and Wildlife tolirlrz .&vrrrw ,rnonroeco..un„t)-17.gov
Conservation RE: Monroe County 25-06ACSC (BOCC Resolution No. 562-2025/File No. 2025-069),
Commission Comprehensive Plan Amendment
Commissioners
Dear Ms. Tolpin:
Rodney Barreto
Chairman
Coral Gables
Florida Fish and Wildlife Conservation Commission (FWC) staff reviewed the above -referenced
Steven Hudson
comprehensive plan amendment package and provides the following comments and
Vice Chairman
recommendations for consideration in accordance with Chapter 163.3184, Florida Statutes.
Fort Lauderdale
While there are no objections to the amendment, the following technical assistance information is
Preston Farrior
provided to assist the Department of Commerce, the County, and any applicants during the
Tampa
amendment review and future project planning.
Joshua Kellam
Palm Beach Gardens
Gary Lester
Project Description
Oxford
Albert Maury
Monroe County transmitted this privately initiated comprehensive plan text amendment to amend
Coral Gables
the Monroe County Future Land Use Map from Residential Medium to Commercial for 3 parcels
Sonya Rood
of land located at 106261, 106271, and 106281 Overseas Highway, Key Largo. The amendment
St. Augustine
would apply to Parcel Numbers 00538820-000000, 00538810-000000, and 00538800-000000,
which consists of approximately 0.53 acres located on the north side of Andros Road. The
Office of the
dominant landcover as indicated in the application materials is tropical hardwood hammock.
Executive Director
Adjacent land uses include residential, transient residential, commercial, and public uses (John
Roger A. Young
Executive Director
Pennekam Coral Reef State Park
p ).
Charles "nett" Boyd
Assistant Executive Director
Potentially Affected Resources
George Warthen
Chief Conservation Officer
The applicant did not provide a wildlife survey or environmental plan in support of the
Jessica Crawford
amendment. FWC staff conducted a geographic information system (GIS) analysis of the project
Chief of Staff
area, which found that the project area is located near, within, or adjacent to:
850-487-3796
850-921-5786 FAX
. Potential habitat for following the federally and state -listed species:
Managing fish and wildlife
o Eastern indigo snake (Drymarchon couperi, Federally Threatened [FT])
resources for their long-term
well-being and the benefit
o Key Largo cotton mouse Perom scus oss inns alla aticola, Federally
y g ( Y g YP P y
of people.
Endangered [FE])
o Key Largo woodrat (Neotoma floridana smalli, FE)
o Florida brown snake (Storeria victa, State Threatened [ST])
o Florida Keys mole skink (Plestiodon egregius egregius, ST)
620 South Meridian Street
o Florida reef gecko (Sphaerodactylus notatus notatus, Candidate ST)
Tallahassee, Florida
32399-1600
o Keyrin neck snake Diado his unctatus acricus ST)
g ( p p
Voice: 850-488-4676
o Least tern (Sternula antillarum, ST)
o Rim rock crowned snake (Tantilla oolicta, ST)
Hearing/speech-impaired:
800-955-8771(T)
o White crowned pigeon (Patagioenas leucocephala, ST)
800-955-8770 (V)
MyFWC.com
John Pennekamp Coral Reef State Park
Devin Tolpin
Page 2
January 16, 2026
Comments and Recommendations
Wild life,,,Surve,' s
To better identify potential project impacts to listed species of fish and wildlife, FWC staff
recommends that species -specific surveys be conducted prior to any clearing or construction.
Species -specific surveys are time sensitive and are best conducted by wildlife biologists with
recent documented experience for that species. Species -specific survey protocols approved by
the U.S. Fish and Wildlife Service (USFWS) and the FWC are provided in the Florida Wildlife
Conservation Guide at htti)s //m),fwc.com/conservation/value/fwcg or in the FWC Species
Conservation Measures and Permitting Guidelines available at
➢rlti�s,,.lCv�v"^..i'vr� ��ru,u�Bw,iil�i�ul�,;i��lautrt��;sCv�ril�:iflu,la/`.ir€t�u�M1, ly�u��icllu.qua,`>
Keys Relatil,es
This project is within the range of the Florida brown snake, Florida Keys mole skink, rim rock
crowned snake, and suitable habitat may also occur onsite. These species inhabit sandy coastal
habitats, pine rockland and tropical hardwood hammocks in the Florida Keys, but there are
records from human -altered habitat such as roadsides, vacant lots, and pastures. The Florida
brown snake may also inhabit freshwater and brackish marshes and ponds. These reptiles are
naturally secretive, spending most of their time sheltered under fallen logs, leaf litter, rocks, and
man-made debris. These species are considered cryptic and are therefore not easily observed,
even when using appropriate survey techniques in occupied habitats. Additional information,
including measures to avoid impacts to habitat used by these species, can be found in their
Species Conservation Measures and Permitting Guidelines
(btti?s, HmN fwc.com/wildlifehabitats,,/wildlife/si�ecies �� lidel,i,iies). If any of these species are
observed during construction, FWC staff recommends that work activities cease, and they be
allowed to leave on their own accord. It would also contribute to FWC's research efforts if
sightings could be reported to the staff member at the close of this letter, preferably with a
photograph and GPS coordinates.
Least Tern
While the existing conditions onsite likely do not support least tern nesting activity, clearing
associated with construction may create conditions conducive for nesting. Cleared sites such as
areas that have undergone surface scraping may attract ground nesting species such as least terns
or other imperiled beach -nesting birds (IBNB) during nesting season. I13N3 nests have been
documented on a variety of disturbed sites, including construction sites. Least terns and other
IBNBs deposit their eggs in shallow "nest scrapes" they dig in sand, shell, gravel, or similar
substrates. Egg -laying for least terns usually begins between April I and early May. Colonies
may range in size from a few breeding pairs to many hundreds. FWC staff recommends the
following measures to reduce nesting potential during construction:
• Conduct clearing, grading, and construction activities outside of the breeding season
(generally April 1 through September 1) if feasible, or,
• If these activities occur during the breeding season, clear and grade the site only when
ready to build.
Avoid leaving cleared or graded areas with little to no activity for extended periods. Least terns
may lay eggs within just a few days of digging nest scrapes. If nesting is observed, FWC staff are
available to discuss necessary nest buffers and potential permitting alternatives. The Species
Conservation Measures and Permitting Guidelines for American Oystercatcher, Snowy Plover,
Black Skimmer, and Least Tern httl:rs /hnN_fwc....corn/me, dia/29766/ibnb-,Ljgidelines_isdf) can be
Devin Tolpin
Page 3
January 16, 2026
referenced for additional biological information, measures for avoiding impacts, and conservation
practices.
Florida Reef Gecko Technical Assistance
The Florida reef gecko is currently a candidate species under Chapter 68A-27.0021, Florida
Administrative Code. Florida reef geckos occur only in coastal areas of extreme southern
Florida, from Palm Beach County south through the Florida Keys in Broward, Monroe, and
Miami -Dade counties. The Florida reef gecko uses leaf litter, rocks, logs, and other debris as
shelter, and are associated with hardwood hammocks in some Florida environments. FWC staff
have observed this species in the vicinity of the project site, and suitable habitat is found within
the tropical hardwood hammock onsite. Since this species is not currently listed, FWC staff have
not yet published any species permitting guidelines; however, FWC staff recommends
periodically checking the status of the species' listing at
httl�s//m�1��ra �aulrg,.d..�,R�q�B.➢.g_(s:.l���l�a��;��,Jn�dlnffRJll,na�l_�,i;�� acto,,ns.
Federal,_SFaeci,es
This site may also contain habitat suitable for the federally listed species identified above. FWC
staff recommends coordination with the USFWS Florida Ecological Services Office (ESO) as
necessary for information regarding potential impacts to these species. The USFWS ESO can be
contacted at FIW4ELESRegs d ; fws troy.
FWC staff appreciates the opportunity to provide input on this project. For specific technical
questions regarding the content of this letter, please contact Morgan Cartner at (863) 581-6914 or
by email at Morgan.Cartner ei m y!FWC. c-om. All other inquiries may be sent to
ConservationlP.lanntn Set vices'a M FWC, coin.
Sincerely,
Pmkc4f_�
Josh Cucinella
Land Use Planning Program Administrator
Office of Conservation Planning Services
jc/mc
Monroe County 25-06ACSC_64559_01162026
cc: Florida Commerce, l it Fexte i"t,C.��un umi ;re b) 1 "gy
MEMORANDUM
DATE: JANUARY 26, 2026
TO: COUNCIL MEMBERS
FROM: STAFF
AGENDA ITEM #III.0
SUBJECT: JANUARY LOCAL GOVERNMENT COMPREHENSIVE PLAN (LGCP) PROPOSED AND ADOPTED
AMENDMENT CONSENT
Pursuant to the 1974 Interlocal Agreement creating the South Florida Regional Planning Council (Council),
the Council is directed by its member counties to "assure the orderly, economic, and balanced growth and
development of the Region, consistent with the protection of natural resources and environment of the
Region and to protect the health, safety, welfare, and quality of life of the residents of the Region."
In fulfillment of the Interlocal Agreement directive and its duties under State law, the Council reviews
local government Comprehensive Plan amendments for consistency with the Strategic Regional Policy
Plan for South Florida (SRPP). Pursuant to Section 163.3184, Florida Statutes as presently in effect, Council
review of comprehensive plan amendments is limited to 1) adverse effects on regional resources and
facilities identified in the SRPP and 2) extra -jurisdictional impacts that would be inconsistent with the
comprehensive plan of any affected local government within the Region. The Council's review of
amendments is conducted in two stages: (1) proposed or transmittal and (2) adoption. Council staff
reviews the contents of the amendment package once the Department of Economic Opportunity certifies
its completeness.
A written report of the Council's evaluation pursuant to Section 163.3184, Florida Statutes, is to be
provided to the local government and the State Land Planning Agency within 30 calendar days of receipt
of the amendment. As the Council Board did not meet in November and December, 2025, and no
amendments adversely impacted 1) regional resources and facilities identified in the SRPP or created 2)
extra -jurisdictional impacts inconsistent with the comprehensive plan of any affected local government
within the Region, Council staff transmitted amendment comments in a timely manner to
FloridaCommerce to preserve the Council's commenting rights upon adoption.
South Florida Regional Planning Council
z Oakwood Boulevard, Suite 25o, Hollywood, Florida 33020
954-924-3653 Phone, 954-924-3654 FAX
w EE=-if a:lr�xakg�auiryi u1�9
Recommendation
Find the proposed and adopted plan amendments from the local governments listed as not causing
adverse impact to state or regional resources/facilities and without extra -jurisdictional impacts that would
be inconsistent with the comprehensive plan of any affected local government within the Region.
Approve this report for transmittal to the local governments, with a copy to the State Land Planning
Agency.
PROPOSED AMENDMENTS — NOVEMBER 2025
• City of Hollywood 25-03ESR
Proposes amending the City's adopted Comprehensive Plan Land Use Element to create a new
Commercial Recreation ("CREC") Land Use category consistent with the BrowardNext Comprehensive
Plan. The proposed language is the same language found in the "Permitted Uses" section of
BrowardNext, which brings the City's Comprehensive Plan into conformity. The text amendment
language would add hotels, motels, and similar lodging ancillary to the primary commercial recreation
use as a permitted use, whether by private or public ownership.
• City of Lighthouse Point 25-01ER
Proposes amending the City's Comprehensive Plan by providing a text amendment updating the
Future Land Use Element, Housing Element, Recreation and Open Space Element, Transportation
Element, Coastal Management Element, Conservation Element, Sanitary Sewer, Solid Waste,
Drainage, Potable Water, and Natural Groundwater Aquifer Recharge Element, Capital Improvements
Element, and Intergovernmental Coordination Element.
• City of Marathon 25-01ACSC
Proposes amending the City's Comprehensive Plan Policy 1-4.1.2 "Specific Standards and
Requirements for Workforce -Affordable Housing." The amendment adds an exception to the existing
requirement that all affordable —early evacuation residential projects have on -site property
management. The change broadens management options for workforce housing projects while
maintaining oversight and emergency preparedness. It also supports the City's goals for consistent,
affordable housing policies and improved intergovernmental coordination.
• Town of Southwest Ranches 25-01ESR
Proposes amending the Town's Comprehensive Plan Future Land Use Map (FLUM), changing the land
use plan designation of approximately 58.7 acres from Agricultural to US Highway 27 Business,
generally located on the east side of US Highway 27 between the C-11 canal to the north, Stirling Road
to the south, and Menorah Gardens Cemetery to the East.
• City of Sunrise 25-01ESR
Proposes adding an amended 10-year water supply facilities work plan and amending the City's
Comprehensive Plan to strengthen coordination between water supply and local land use planning by
amending the infrastructure, conservation, capital improvements, and intergovernmental
coordination elements. The amendment intends to improve policy alignment and intergovernmental
2
coordination so that future land development approvals account for sustainable water supply
planning, consistent with state law and regional water management strategies, including consistency
with the South Florida Water Management District's (SFWMD) Lower East Coast Water Supply Plan
(LECWSP).
• City of Sweetwater 25-01ESR
Proposes (1) a text amendment to the Future Land Use Element of the City of Sweetwater, Florida
Comprehensive Master Plan to allow the establishment of the 'Flagler City Center District' land use
category, and (2) a map amendment to the Comprehensive Plan Future Land Use Map (FLUM) to
amend FLUM designation of an approximately 104-acre parcel further identified by Miami -Dade
County Tax Folio Nos. 25-4006-087-0010, 25-4006-001-2290, 25-4006-001-2430, and 25-4006-001-
2431; from "Mobile Home Residential" and "Medium Multi -Family Residential" to "Flagler City Center
District.
PROPOSED AMENDMENTS — DECEMBER 2025
• Broward County 25-03ESR
Proposes (1) amending the land use designation of a property within the Broward County Land Use
Plan — Town of Southwest Ranches - from Agricultural to Commerce; approximately 58.7 acres;
generally located on the east side of U.S. Highway 27, between the C-11 Canal and Stirling Road and
(2) amending the Environmentally Sensitive Lands Map of the Broward County Land Use Plan Natural
Resource Map Series to remove Site Number 66; approximately 6.2 acres; generally located between
the C-14 Canal and Cypress Creek Road and between Andrews Avenue and Interstate 95, in the City
of Fort Lauderdale.
• Miami -Dade County 25-04ESR
Proposes amending the "Future Natural Resources" section of the Land Use Element to add 'Figure
14.1: Mangrove Resources' to the map series and the associated interpretive text as a new paragraph
to the Wetlands text on page 1-94.
• Miami -Dade County 25-05ESR
Proposes (1) amending the "Agriculture" text in the Land Use Element to allow private wetland
mitigation banks or conservation programs on land in Florida City; (2) amending the "Open Land" text
of the Land Use Element to allow private wetland mitigation banks on certain land in Florida City; and
(3) adding new 'Figure 5.2: Mitigation Bank and Conservation Program Area' to the Land Use Element
map series.
• City of Coral Springs 25-01ESR
Proposes amending the Potable Water Sub -Element and Water Supply Facilities Work Plan within the
City of Coral Springs' Comprehensive Plan.
• Town of Cutler Bay 25-01ESR
Proposes updating the Town of Cutler Bay's Water Supply Facilities Work Plan and adopting Water
Supply Facilities Work Plan -related amendments to the Town Growth Management Plan.
3
• City of Fort Lauderdale 25-03ESR
Proposes amending the City of Fort Lauderdale Comprehensive Plan; Future Land Use Element,
Conservation (CON) Element, Sanitary Sewer, Water and Stormwater Element, and Capital
Improvement Element to incorporate by reference the Ten (10)-Year Water Supply Facility Work Plan
2026.
• Islamorada, Village of Islands 25-05ACSC
Proposes amending the Village's Future Land Use Map from Residential Medium (RM) to Mixed -use
(MU) for the subject property, at 87469 Old Highway, located on Plantation Key, with Real Estate
N u m be r 00413300-000000.
• City of Margate 25-01ESR
Proposes a Land Use Plan Amendment to the City of Margate Comprehensive Plan, Appendix B, to
permit a change of land use from 148.7729 acres of commercial recreation to 74.1259 acres of R(10)
Residential, 7.618 acres of commercial and 67.029 acres of park; providing for an assignment of
available residential density within the 636.18-acre irregular density dashed -line area "A" which will
maintain an average density of 7.0 dwelling units per acre.
• City of Sunny Isles Beach 25-03ESR
Proposes a text amendment to the City's adopted Comprehensive Plan Future Land Use Element,
updating outdated language and references as well as ensuring consistency between the Land
Development Regulations and the Comprehensive Plan as it relates to maximum development
allowances.
PROPOSED AMENDMENTS — JANUARY 2026
• Broward County 25-04ESR
Proposes adopting an amendment to the Broward County Comprehensive Plan Text within the Water
Management Element to incorporate the County's 2025 Water Supply Facilities Work Plan (WSFWP).
The amended policy addresses the WSFWP's minimum planning period, provides for updates,
addresses development of water supply facilities, ensures water supply facilities are available to serve
current and future development, ensures consistency of the Water Management Element and the
Capital Improvements Element, and endeavors to cooperatively plan for water supply facilities.
The Council recommends strong water conservation policies to limit increased withdrawals from the
Biscayne Bay Aquifer or the Floridian Aquifer System and supports Broward County's efforts towards
those goals. As regional water demand increases to accommodate population growth, infrastructure
expansion, and Everglades restoration, additional conservation measures are needed to balance the
diverse needs of Southeast Florida. The SRPP Policies (including Policy 7.14 and Policy 7.15) relate to
water conservation and provide guidance on water reuse, low -use, and landscaping methods.
The Council also recommends continued collaboration and coordination between Broward County
and the City of Hollywood to ensure compliance with the Ocean Outfall Program detailed in Chapter
2008-232, Laws of Florida, to prevent future wastewater pollution of Broward's water resources.
• Monroe County 25-06ACSC
Proposes amending Monroe County's Future Land Use Map (FLUM) from Residential Medium (RM)
4
to Commercial (COMM), for property located at 106261, 106271, and 106281 Overseas Highway, Key
Largo, particularly described as Lots 18-20, Block 3, Ocean Isle Estates.
• City of Doral 25-01ESR
Proposes a text amendment to the City of Doral Comprehensive Plan Future Land Use Element Policy
2.1.2, entitled "Industrial" category, to remove the prohibition on Amusement Center, Entertainment,
Health/Exercise, and Sport Facility Uses within said Future Land Use Category.
• Islamorada, Village of Islands 25-06ACSC
Proposes amending the Village's Future Land Use Map from Conservation to Mixed Use and
establishing a new subarea policy under objective 1-2.11 on a subject property on Overseas Highway
located on upper Matecumbe Key, with Real Estate Number 00096850-000200 comprising
approximately 6.4 acres.
• City of Lauderdale Lakes 25-02ER
Proposes EAR -Based amendments to the City of Lauderdale Lakes' Comprehensive Plan Future Land
Use, Transportation, Housing, Conservation, and Capital Improvements Element. Encourages mixed -
use, pedestrian -friendly design within six redevelopment areas across Lauderdale Lakes.
Transportation Element updates include aiming for a 10% increase in transit ridership, expanding
buffered bicycle facilities, assessing needed maintenance and improvements to the transportation
system at least every five years, and transitioning the city fleet to electric or ultra -low emission
vehicles by 2035.
• City of Miami Beach 25-04ESR
Proposes amending the City of Miami Beach Year 2040 Comprehensive Plan by amending Goal RLU 1,
entitled "Resilient Land Use and Development," Objective RLU 1.1, entitled "Establishment of Future
Land Use Categories," Policy 1.1.7, entitled "High Density Multi Family Residential (RM-3)," to
establish a 5,000-square-foot floor area ratio (FAR) bonus for the RM-3 Land Use Category for
oceanfront properties within the Faena Overlay District that contain a contributing historic structure.
• City of Oakland Park 25-02ESR
Proposes amending the City's Comprehensive Plan to provide for the State mandated 2025 updates
to the 10-year Water Supply Facilities Work Plan and by specifically holding a public hearing to
consider an ordinance of the City Commission of the City of Oakland Park, Florida, amending the City's
Comprehensive Plan to provide for the State mandated updates to the Water Supply Facilities Plan
and by specifically amending Section 4 "Infrastructure Element
ADOPTED AMENDMENTS — NOVEMBER 2025
No Adopted Amendments were received.
ADOPTED AMENDMENTS — DECEMBER 2025
• City of Miramar 25-01ER
Adopts amendments related to an Evaluation and Appraisal Review to the Comprehensive Plan of the
5
City of Miramar to reflect the required minimum 10-year and 20-year planning period, as well as
changes in State requirements and in local conditions since the last update of the Comprehensive
Plan.
• City of North Lauderdale 25-01ER
Adopts Evaluation and Appraisal Review based amendments to the City of North Lauderdale's
Comprehensive Plan as required by Section 163,3191, Florida Statutes, pursuant to the State
Coordinated Review guidelines of Section 163.3784(4), Florida Statutes and the Notice Requirements
of 163.3184(11), Florida Statutes; amending the Future Land Use, Housing, Recreation and Open
Space, Conservation, Intergovernmental Coordination, Infrastructure, Capital Improvement,
Transportation, Public School, and adding a new Property Rights Element; providing for updated data
and analysis supporting the proposed amendments to the goals, objectives and policies of the
elements thereof.
• City of Tamarac 25-01ER
Adopts amendments to the City of Tamarac Comprehensive Plan "with changes," including
amendments to the Future Land Use Element, the Transportation Element, the Housing Element, the
Infrastructure Element, the Conservation Element, the Recreation and Open Space Element, the
Intergovernmental Coordination Element, the Capital Improvements Element, the Education Element,
the Economic Development Element and the Private Property Rights Element.
• City of West Miami 25-01ESR
Adopts an amendment to the City of West Miami Comprehensive Development Master Plan to
establish the "Corridor Residential" Land Use designation and corresponding regulations and
amending the Future Land Use designation for those properties located at 6020 SW 8 Street and 6024
SW 8 Street and designated "Commercial -Mixed Use," "High Density," and "Moderate Density," to
the "Corridor Residential" designation.
ADOPTED AMENDMENTS — JANUARY 2026
• Broward County 25-02ESR
Amends the Environmentally Sensitive Lands Map of the Broward County Land Use Plan Natural
Resource Map Series to remove Site Number 42 (4 parcels); approximately 85.8 acres; generally
located on the southeast corner of Copans Road and the FEC Railway, in the City of Pompano Beach.
• Monroe County 25-04ACSC
Amends Policy 1302.1.4 and Policy 1302.1.5 of the Monroe County Year 2030 Comprehensive Plan to
amend the requirement(s) for a community meeting, as requested by the Monroe County Board of
County Commissioners (BOCC) at the February 19, 2025, regular public meeting.
• Monroe County 25-05ACSC
Adopts amendments to the Monroe County Comprehensive Plan by amending 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.
0
• Islamorada, Village of Islands 25-02ACSC
Proposes to amend the Future Land Use Map from Residential Medium (RM) to Mixed Use (MU) for
the subject property known as Windley Cove, located on Windley Key.
• Islamorada, Village of Islands 25-03ACSC
Amends Policy 1-3.1.3, Institute a Program for Transfer of Development Rights, of the Islamorada,
Village of Islands, Comprehensive Plan by amending procedures and eligibility criteria for the transfer
of development rights.
• Islamorada, Village of Islands 25-04ACSC
Amends the Islamorada, Village of Islands, Future Land Use Map from Residential Conservation (RC)
to Mixed Use (MU) for the subject property, at 76800 Overseas Highway located on Lower
Matecumbe Key, and to establish a new sub -area policy under Objective 1-2.11.
• City of Miami 25-01ESR — REVISED
Proposes amending the City of Miami's Comprehensive Neighborhood Plan (MCNP) to create the
"Transit Oriented Node" Future Land Use designation; amending Appendix LU-1; amending Policy LU-
5.1.3 and Policy LU-5.2.1; and amending the Future Land Use Map (FLUM) of approximately 143.75
gross acres to "Transit Oriented Node — 2" and "Transit Oriented Node — 1". The amendment was
revised from the proposed stage to address comments from FloridaCommerce and the Florida
Department of Transportation.
• City of North Miami 25-01ESR
Proposes amending the City's Comprehensive Plan's Future Land Use Element (FLUE) and Future
Land Use Map (FLUM) to create the NW 7th Avenue Cultural Arts and Innovation Overlay District
(CAIOD).
*Property Rights Amendment
** Staff Note: Due to the different time requirements for Agencies' responses, some comments may not
have been received. Of the Agencies that have submitted comments, those comments do not reflect
potential adverse regional or extra -jurisdictional impacts.
No concerns or technical assistance comments reflecting potential adverse regional or extra -jurisdictional
impacts were received from local governments or partner agencies.
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Exhibit 1 to Ordinance #
MM141M
Property ID Number(s):
00538820-000000, 00538810-000000,
00538800-000000
0
S ANDROS RD
The Monroe County Future Land Use District is amended
as indicated above.
Future Land Use change of three parcels of land in Key Largo from Residential
0 Medium (RM) to Commercial (COMM). N
w E
S
Date: 5/28/2025