HomeMy WebLinkAboutResolution 074-2026
RESOLUTION NO. -2026
A RESOLUTION OF MONROE COUNTY BOARD OF COUNTY
COMMISSIONERS FLORIDA, ADOPTING THE MONROE COUNTY
UPDATED WATERSHED MASTER PLAN; PROVIDING FOR AN
EFFECTIVE DATE.
WHEREAS, Monroe County participates in the National Flood Insurance Program (NFIP)
Community Rating System (CRS) program which provides premium discounts for qualifying
NFIP policyholders within the Special Flood Hazard Area (SFHA); and
WHEREAS, the CRS program awards a “class rating” based on points achieved equating
to a premium discount with e ach class improvement, starting from a Class 10 (lowest level of
participation) to Class 1 (highest level of participation),with each level translatinginto an
additional5% premium discount; and
WHEREAS, the 2025 Coordinator’s Manual for the CRS program includes a series of
credits including an option for producing a Watershed Master Plan which requires rainfall, sea
level rise and tidal flooding evaluation; and
WHEREAS, a qualified Watershed Master Plan is a mandatory prerequisite for a CRS
Class 4 or better status and requires meeting or exceeding the criteria outlined in the 2025
Coordinator’s Manual; and
WHEREAS, the CRS Watershed Master Plan – Prerequisites for Subsection 452.b require
an evaluation of current and future flood conditions impacting the local drainage system during
multiple rainfall events and the impacts of sea level rise or tidal flooding; and
WHEREAS, Monroe County was the first community in Florida to receive CRS credits
for adopting its 2019 Watershed Master Plan and, in doing so, was able to achieve its Class 3
ratingwith a 35% premium discount for NFIP policy-holders, one of the very few communities in
Florida to achieve such a high level of participation and high premium discount; and
WHEREAS, Watershed Master Plans must be updated at least every five (5) years to
maintain their eligibility; and
WHEREAS, Monroe County received Florida Department of Emergency Management
(FDEM) grant funds that supported 75% of the cost of updating the Watershed Master Plan thatwas
supplemented by state funds awarded to conduct its Vulnerability Assessment which satisfied the
25% FDEM grant match requirement- resulting in no cost to the County for the effort; and
WHEREAS, the Insurance Services Office (ISO), which reviews Watershed Master Plans, has
completed a courtesy review of the County’s DRAFT Watershed Master Plan which indicates, upon
adoption of the final Watershed Master Plan, the County will receive 145 points in the CRS program
and comprise a scored plan that will fulfill the Class 4 prerequisite requirements; and
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WATERSHED MASTERPLAN
MONROE COUNTY, FLORIDA
MARCH 2026
Monroe County2026Watershed MasterPlan
Watershed Master Plan Deliverable 2Requirements
An electronic copy of the completed WMP will be submitted to the Division no later than 17
months after the beginning of the Period of Performance. If applicable, the Sub-Recipient will
revise the submitted WMP to comply with required revisions and feedback from the Division,
and then resubmit the WMP to the Division no later than 17 months after the beginning of the
Period of Performance.
The Period of Performance begins with the date of execution of the subgrant agreement by both
parties, and the Sub-Recipient shall provide the Division with the following no later than 17
months from the beginning of the Period of Performance before payment will be processed:
1. The completed WMP4 (after incorporating comments from the Division, if applicable); and
2. A signed letter from the applicable county’s Local Mitigation Strategy (LMS) Chairperson
attesting that the completed WMP will be adopted and used to update the risk assessment and
mitigation strategy during the next LMS plan update.
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Table of Contents
GENERAL DESCRIPTION OF MONROE COUNTY .................................................. 10
MONROE COUNTY COMMUNITY RATING SYSTEM BACKGROUND .................... 13
1.CRS Class 4 or Better Prerequisites ............................................................................................................ 13
1. 2017 CRS Coordinator’s Manual and 2021 Addendum to the 2017 CRS Coordinator’s Manual ........... 13
2. CRS Class 4 Prerequisites Table .............................................................................................................. 16
3. Class 4 or Better Watershed Master Planning Prerequisite ................................................................... 17
2.Recommendations for Maintaining CRS Class 3 ......................................................................................... 18
I.DATA INVENTORY AND COLLECTION ......................................................... 20
1.Data inventory (used for initial flood modeling): ....................................................................................... 20
1) Inventory of ground characteristics (e.g., soil type, impervious surfaces, wetlands) ............................ 20
2) Inventory of existing drainage system ................................................................................................... 21
Monroe County’s drainage system.............................................................................................. 21
3) Inventory of data availability.................................................................................................................. 22
Monroe County ........................................................................................................................... 22
Stormwater Master Plan ................................................................................................................. 22
Mobile LiDAR ................................................................................................................................... 23
GreenKeys ....................................................................................................................................... 23
Vulnerability Assessments ............................................................................................................... 24
FDOT ............................................................................................................................................ 24
Florida Keys Aqueduct Authority ................................................................................................. 25
2.Locations of ............................................................................................................................................... 26
a.Critical facilities, cultural/historical, and other places/areas of interest...............................................26
b.Vulnerable areas and their descriptions ................................................................................................ 29
c. Natural and constructed drainage systems and channels ..................................................................... 31
3.Existing regulations and plans in place for reducing flood risks ................................................................. 33
II. INITIAL FLOOD MODELING ......................................................................... 41
4.For the current/existing conditions land use and the fully developed watershed ...................................... 44
a. Evaluations of the existing drainage system’s runoff response from design storms using a hydrologic
and hydraulic study with a hydrograph approach under current land use conditions with assessments
of the impacts of climate change and sea level rise for 10-, 25- & 100-year storm events. .................. 44
General Overview for the WMP .................................................................................................. 44
Rainfall ......................................................................................................................................... 47
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Initial Stages ................................................................................................................................ 48
Subbasin Area..............................................................................................................................48
Curve Number Method...............................................................................................................52
Time of Concentration ................................................................................................................. 57
DEM-Driven Flow Analysis...............................................................................................................57
Overland, Shallow Concentrated, and Channel Flows ..................................................................... 58
Computation of Travel Times .......................................................................................................... 58
Hydraulics .................................................................................................................................... 59
Boundary Conditions...................................................................................................................59
b.For currently fully developed watersheds: studies of existing development and the potential impact of
any redevelopment ................................................................................................................................ 64
c. Evaluations of different management scenarios for at least the 100-year rainfall event for a fully
developed watershed at a scale sufficient to determine local problems. ............................................. 64
d.Determinations of the change in runoff from current to future, fully developed conditions. .............. 65
e. Recommendations for managing at least the 10-year, 25-year, and 100-year rainfall events. ............. 65
5.For communities impacted by sea level rise: evaluations of the impacts of the NOAA Intermediate 2100
sea level rise scenario on the 100-year rainfall event ................................................................................ 66
a. It is highly recommended to include 2 other scenarios up to 2100, which could be based on sea level
for 2-time frames into the future or several feet of sea level rise within this period............................ 66
Existing Model Results ................................................................................................................. 66
Comparison of Present and Future Road Conditions .................................................................. 66
6.The plan must include a strategy and action plan to address the results of the studies for: .................... 107
a. Estimated Level of Service Change ....................................................................................................... 107
Project 1: ................................................................................................................................... 110
Key Assumptions ........................................................................................................................... 111
Project 2: ................................................................................................................................... 115
Key Assumptions: .......................................................................................................................... 115
Background Data ........................................................................................................................... 115
Conceptual Design Approach ........................................................................................................ 116
Complementary Measures ............................................................................................................ 116
Data Sources for Candidate Parcels ............................................................................................... 116
Modeling Limitations & Potential Future Tasks ............................................................................. 117
Regional Strategy........................................................................................................................... 117
Project 3: ................................................................................................................................... 119
Key Assumptions ........................................................................................................................... 119
b.Controlling the timing of peak flows to prevent or minimize problems for the entire watershed due to
new development, redevelopment, and fully developed conditions. ................................................. 125
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c. The impact of climate change and sea level rise on fully developed conditions. ................................ 125
d.At least the 25-year rainfall event in fully developed conditions, with a list of possible solutions for
addressing at least the 25-year rainfall event. ..................................................................................... 125
e. At least one event larger than the 25-year rainfall event, with a list of possible solutions for
addressing this event. .......................................................................................................................... 126
f. Ensuring that flood hazards from the 10-year and the 25-year events are not increased by future
development (the 2-year storm is also recommended). ..................................................................... 126
Prioritization of Proposed Projects............................................................................................127
III. CONCLUSIONS AND RECOMMENDATIONS ............................................... 202
7.The community must adopt the final plan. .............................................................................................. 202
8.If applicable, WMP plans more than 5 years old must be evaluated to ensure that they remain applicable
to current conditions. For instance, are previous assumptions on hydrology, sea level rise and future land
use still applicable. .................................................................................................................................. 205
IV. JURISDICTION SPECIFIC COMMENTS FOR TASK 1 ..................................... 206
REFERENCES .................................................................................................... 208
APPENDIX A: CHAPTER 122 FLOODPLAIN MANAGEMENT, MONROE COUNTY
CODE OF ORDINANCES .................................................................................. 209
APPENDIX B - CHAPTER 22, ARTICLE VII MUNICIPAL SERVICE BENEFIT UNIT FOR
SEA LEVEL RISE AND FLOOD MITIGATION PROGRAM, MONROE COUNTY CODE
OF ORDINANCES ............................................................................................. 252
APPENDIX C - TIME OF CONCENTRATION TABLE ............................................. 255
APPENDIX D - INUNDATION MAPS .................................................................. 264
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List of Tables
Table 1 - CRS Credit Scale ............................................................................................................................................. 13
Table 2 - Class 4 Prerequisites Table ............................................................................................................................ 16
Table 3 - Depth of Tidal Flooding, NOAA / DEP “Thresholds” .................................................................................... 42
Table 4 - Storm Surge + FEMA
events, 1-5) .................................................................................................................................................................. 43
Table 5 - ................... 43
Table 6 - Compound Flooding ...................................................................................................................................... 43
Table 7 - Stormwater Infrastructure Inventory ............................................................................................................ 45
Table 8 - Design Storm Events ...................................................................................................................................... 48
Table 9 - Curve Number Soil Parameters ..................................................................................................................... 52
Table 10 -
Intermediate High, 2017 .............................................................................................................................................. 59
Table 11 - 60
Table 12 - ......................................................................................... 61
Table 13 - ............................................................................................ 61
Table 14 - -Year Rainfall Events
- Project 1 .................................................... 68
Table 15 - -Year Rainfall Events
- Project 1 ........................... 72
Table 16 - -Year Rainfall Events
- Project 1 .................................................... 75
Table 17 - -Year Rainfall Events
- Project 2 .................................................... 79
Table 18 - -Year Rainfall Events
- Project 2 ........................... 80
Table 19 - -Year Rainfall Events
- Project 2 .................................................... 82
Table 20 - -Year Rainfall Events
- Project 3 .................................................... 83
Table 21 - -Year Rainfall Events
- Project 3 ........................... 91
Table 22 - -Year Rainfall Events
- Project 3 .................................................... 97
Table 23 - Project Priority Ranking - Key Largo .......................................................................................................... 129
Table 24 - Project Priority Ranking - Tavernier ...........................................................................................................
Table 25 - Project Priority Ranking - Conch Key .........................................................................................................
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Table 26 - Project Priority Ranking - Duck Key ...........................................................................................................
Table 27 - Project Priority Ranking - No Name Key ....................................................................................................
Table 28 - Project Priority Ranking - Big Pine Key ...................................................................................................... 131
Table 29 - Project Priority Ranking - ................................................................................................. 132
Table 30 - Project Priority Ranking - Middle Torch Key ..............................................................................................
Table 31 - Project Priority Ranking - Big Torch Key ....................................................................................................
Table 32 - Project Priority Ranking - Ramrod Key ...................................................................................................... 133
Table 33 - Project Priority Ranking - Summerland Key .............................................................................................. 134
Table 34 - Project Priority Ranking - Cudjoe Key ........................................................................................................
Table 35 - Project Priority Ranking - Upper Sugarloaf Key .........................................................................................
Table 36 - Project Priority Ranking - Lower Sugarloaf Key ......................................................................................... 135
Table 37 - Project Priority Ranking - Bay Point Key ....................................................................................................
Table 38 - Project Priority Ranking - ................................................................................................. 136
Table 39 - Project Priority Ranking - Geiger Key ........................................................................................................
Table 40 - Project Priority Ranking - Stock Island.......................................................................................................
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List of Figures
Figure 1 - Monroe County ............................................................................................................................................ 12
Figure 2 - Monroe County Stormwater Infrastructure ................................................................................................. 22
Figure 3 - Asset Overview (Upper Monroe County) ..................................................................................................... 28
Figure 4 - Asset Overview (Lower Monroe County) ..................................................................................................... 29
Figure 5 - FEMA Flood Zones (Upper Monroe) ............................................................................................................ 30
Figure 6 - FEMA Flood Zones (Lower Monroe) ............................................................................................................ 31
Figure 7 - Tier Overlay (Upper Monroe County) .......................................................................................................... 46
Figure 8 - Tier Overlay (Lower Monroe County) .......................................................................................................... 47
Figure 9 - Hydro- ...................................................................................... 49
Figure 10 - Hydro- .................................................................................... 50
Figure 11 - ............................................................................. 51
Figure 12 - ............................................................................. 52
Figure 13 - Hydrologic Soil Groups and Land Cover (Upper Monroe County) ............................................................. 56
Figure 14 - Hydrologic Soil Groups and Land Cover (Lower Monroe County) ............................................................. 57
Figure 15 - Land Cover (Upper Monroe County) ......................................................................................................... 63
Figure 16 - Land Cover (Lower Monroe County) .......................................................................................................... 64
Figure 17 - ....................................................... 108
Figure 18 - - Northern Key Largo Structures to be Floodproofed ................................................... 138
Figure 19 - - Central Key Largo Structures to be Floodproofed ......................................................
Figure 20 - - Southern Key Largo Structures to be Floodproofed ................................................... 140
Figure 21 - - Tavernier Structures to be Floodproofed ................................................................... 141
Figure 22 - - Northern Big Pine Key Structures to be Floodproofed ............................................... 142
Figure 23 --Southern Big Pine Key Structures to be Floodproofed...............................................143
Figure 24 - - .......................................... 144
Figure 25 - - .......................................... 145
Figure 26 - - Big Torch Key Structures to be Floodproofed ............................................................. 146
Figure 27 - - Northern Ramrod Key Structures to be Floodproofed ............................................... 147
Figure 28 - - Southern Ramrod Key Structures to be Floodproofed ...............................................
Figure 29 - - Summerland Key Structures to be Floodproofed ....................................................... 149
Figure 30 - - Stock Island Structures to be Floodproofed .............................................................
Figure 31 - .................................................................. 151
Figure 32 - .....................................................................
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Figure 33 - .................................................................. 153
Figure 34 - ..................................................................................
Figure 35 - Big Pine Key - Deer Run Trail & Overseas Highway - ................
st
Figure 36 - Big Pine Key - Avenue J & 1Street - ....................................... 156
Figure 37 - ......................................................... 157
Figure 38 - ............................................................................. 158
Figure 39 - ...................................................................... 159
Figure 40 - ..............................................................................
Figure 41 - Northern Key Largo Roadways to Elevate and Adapt .............................................................................. 161
Figure 42 - Key Largo - Esther Drive to Blackwater Lane Roadways to Elevate and Adapt ........................................ 162
Figure 43 - Key Largo - Lake Street to Bass Avenue Roadways to Elevate and Adapt ................................................ 163
Figure 44 - Eastern Central Key Largo Roadways to Elevate and Adapt .....................................................................
Figure 45 - Western Central Key Largo Roadways to Elevate and Adapt ................................................................... 165
Figure 46 - Southern Key Largo Eastern Central Key Largo Roadways to Elevate and Adapt ..................................... 166
Figure 47 - Northern Tavernier Roadways to Elevate and Adapt ...............................................................................
Figure 48 - Southern Tavernier Roadways to Elevate and Adapt ...............................................................................
Figure 49 - Conch Key Roadways to Elevate and Adapt .............................................................................................
Figure 50 - Duck Key Roadways to Elevate and Adapt ...............................................................................................
Figure 51 - No Name Key Roadways to Elevate and Adapt ........................................................................................
Figure 52 - Northwestern Big Pine Key Roadways to Elevate and Adapt ...................................................................
Figure 53 - Northeastern Big Pine Key Roadways to Elevate and Adapt .................................................................... 173
Figure 54 - Big Pine Key Doctor's Arm Roadways to Elevate and Adapt .................................................................... 174
Figure 55 - Eastern Big Pine Key - Watson Boulevard through Key Deer Boulevard Roadways to Elevate and Adapt
...................................................................................................................................................................................
Figure 56 -Southeastern Big Pine Key Roadways to Elevate and Adapt....................................................................176
Figure 57 - Western Big Pine Key - Guava Lane through Orchid Lane Roadways to Elevate and Adapt .................... 177
Figure 58 - Western Big Pine Key - Tampa Road through Palm Beach Road Roadways to Elevate and Adapt ........... 178
Figure 59 - ...................................................................... 179
Figure 60 - ...................................................................... 180
Figure 61 - Northern Middle Torch Key Roadways to Elevate and Adapt .................................................................. 181
Figure 62 - Central Middle Torch Key Roadways to Elevate and Adapt...................................................................... 182
Figure 63 - Southern Middle Torch Key Roadways to Elevate and Adapt .................................................................. 183
Figure 64 - Big Torch Key Roadways to Elevate and Adapt ........................................................................................
Figure 65 - Northern Ramrod Key Roadways to Elevate and Adapt........................................................................... 185
Figure 66 - Southeastern Ramrod Key Roadways to Elevate and Adapt ....................................................................
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Figure 67 - Summerland Key Niles Road Roadways to Elevate and Adapt ................................................................. 187
Figure 68 - Summerland Key Dobies Roadways to Elevate and Adapt ...................................................................... 188
Figure 69 - .............................
Figure 70 - Cudjoe Key Cudjoe Gardens Roadways to Elevate and Adapt ................................................................. 190
Figure 71 - ...............
Figure 72 - Cudjoe Key Blimp Road Roadways to Elevate and Adapt......................................................................... 192
Figure 73 - Northern Upper Sugarloaf Key Roadways to Elevate and Adapt ............................................................. 193
Figure 74 - Southern Upper Sugarloaf Key Roadways to Elevate and Adapt ............................................................. 194
Figure 75 - Northern Lower Sugarleaf Key Roadways to Elevate and Adapt ............................................................. 195
Figure 76 - Southern Lower Sugarleaf Key Roadways to Elevate and Adapt.............................................................. 196
Figure 77 - Bay Point Key Roadways to Elevate and Adapt ........................................................................................
Figure 78 - Saddlebunch Key Roadways to Elevate and Adapt .................................................................................. 198
Figure 79 - ..................................................................................... 199
Figure 80 - Geiger Key Roadways to Elevate and Adapt ............................................................................................
Figure 81 - Stock Island Roadways to Elevate and Adapt...........................................................................................
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of Monroe County
The Florida Keys chain of islands is inthe tropics, bounded by Florida Bay to the north and west
and by the Florida Keys National Marine Sanctuary (“FKNMS”) to the east and west. Bounded to
the north and west by one of the world’s largest estuarine systems, Everglades National Park and
Florida Bay, and by the FKNMS to the east and west, the Florida Keys are protected from the
rough waters of the Atlantic Ocean by the third largest barrier reef in the world, the only living
coral reef in the continental United States.
The Florida Keys is a chain of islands approximately 220 miles long, extending from the end of the
Florida peninsula curving southwest toward the Dry Tortugas. Consisting of 822 islands, of which
about 30 are inhabited, the Florida Keys are traversed by U.S. Highway 1 (a.k.a., US 1 or Overseas
Highway) with 19 miles of bridges. The Keys are entirely within Monroe County and encompass
the municipalities of Islamorada, Key Colony Beach, Layton, Marathon,and Key West. Key West
represents about 32 percent (26,400 people) of the population of Monroe County, which,
according to the 2020 Census, is about 82,900 people.
The waters surrounding Monroe Countyconsist of tidal wetlands, mangrove forests and seagrass
habitat, all of which are unique ecosystems that provide food, shelter,and nursery grounds to a
multitude of fish, crustaceans, marine mammals, reptiles, and bird species. A vast majority of
the saltwater species found in North America are found in the waters surrounding the Florida
Keys. The islands of Monroe County are home to many threatened and endangered animal and
plant species. The waters of the FKNMS, in Florida Bay, the Gulf of Mexico and the Atlantic Ocean
surrounding the entire length of the Florida Keys are designated as Outstanding Florida Waters
(“OFW”) by the Florida Department of Environmental Protection (“FDEP”). This designation
means that these waters are specially protected because of their natural attributes, subjecting
them to higher regulatory standards and a greater level of protection regardingwater quality.
This special protection limits, and in some cases eliminates, discharges to these waters that
would lower ambient (existing) water quality.
Archeological evidence shows that Native Indian populations inhabited the islands as far back as
two (2) to three (3) thousand years ago. The first historical records of the area date back to 1513
when Ponce de Leon passed through the Florida Keys to fill up fresh water from the Matecumbes
before sailing to Europe and Central America. Early settlers came from the Bahamas and New
England, ultimately building ships and shipping pineapples, sponges, and plundered shipwreck
loot to northern markets.
Larger population growth did not occur in the Florida Keys until the 1900s when Henry Flagler
built a railroad from mainland Florida to Key West, which opened in 1912. The first road followed
in 1928, originally existing in two (2) segments - one from the mainland to Lower Matecumbe
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Key and the other from No Name Key to Key West - with an automobile ferry service connecting
the forty-one (41) mile gap between Lower Matecumbe and No Name Keys. On Labor Day in
1935, the most devastating and deadly hurricane in Florida Keys history struck, wiping out the
roadways, the train system and built environment, and killing almost 500 people. Survivors of
the 1935 hurricane were dedicated people who remained and rebuilt the community. A road
spanning the entire distance of the Florida Keys was later constructed on the remnant Flagler
railway bed which opened in 1938. The population of Monroe County exploded exponentially
after World War II as northerners discovered the rich history of the islands, building homes and
businesses throughout the islands.
In 1975, the State of Florida legislature recognized the unique environmental sensitivity and
mounting development pressures of the region and designated the Florida Keys (Monroe County
and its municipalities) and Key West as an Area of Critical State Concern (“ACSC”), one (1) of only
six (6) areas in the state. Monroe County must comply with the ACSC guidelines, in Chapter 380.,
F.S., limit growth potential in the County and its municipalities by restricting new development,
both residential and commercial, to ensure the protection of the natural environment and allow
for orderly and balanced growth. This protects natural ecosystems while maintaining safe
hurricane evacuation timelines for residents and visitors. As a result, the potential growth of the
permanent population in the Florida Keys is minor.
Monroe County was founded on July 3, 1823. The county is divided into five districts, and there
are five incorporated municipalities, including Key West, Islamorada, Marathon, Key Colony
Beach, and Layton. Each of the municipalities have their own city managers, mayors, elected
councils, and governmental procedures. The Board of County Commissioners oversees the
primary County government functions and approves the budget for Monroe County. Monroe
County is classified as a commission-administrator government in which elected commissioners
appoint professional administrators to enact ordinances, prepare budgets, and oversee the 24
departments within Monroe County.
Finally, Monroe County’s geology and elevation are such that tidal influence is significant due to
the porous cap rock of the land. This is a large factor for consideration in a watershed planning
effort (significantly impacted by sea level rise) because “barrier” type solutions will provide little
benefit to mitigate against tidal impacts.
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Figure 1 - Monroe County
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Monroe County
The Community Rating System (CRS) is a voluntary program, that provides for reductions of flood
insurance premiums by 5 percent up to a maximum of 45 percent for most policy holders with
insurable property located within CRS communities. The CRS recognizes19 creditable activities
organized under four categories: Public Information, Mapping and Regulations, Flood Damage
Reduction, and Warning and Response.
Communities can choose to undertake any or all of these activities. Based on the number of credit
points received, a community earns a rank in one of ten CRS classes. Premium discounts range
from 5 percent to 45 percent.
Table 1-CRS Credit Scale
Monroe County joinedCRS in October 2001 and has continually advanced in the CRS program.
In 2022, the City continued to maintain a CRS Class 3,scoring 3,647CRS credit points. The Class
3designation affords most NFIP policy holders with a 35% percent discount annual discount on
flood insurance.
1.
1.2017 CRS Coordinator’s Manual and 2021 Addendum to the 2017 CRS
Coordinator’s Manual
A Class 4 or better community must demonstrate that it has programs that minimize flood losses,
minimize increases in future flooding, protect natural floodplain functions, and protect people
from the dangers of flooding. Even though it may have enough points, a community that cleared
most of the buildings from its floodplain with disaster assistance funds after a flood cannot be a
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Class 4 or better if it does not have an effective regulatory program to prevent a recurrence of the
problem.
To be a Class 4 or better, a community must demonstrate that it has at least 3,000 points AND
meet the following prerequisites.
(1) The community must meet all the Class 6 prerequisites.
(2)The community must have received and continue to maintain a classification of 4/4 or
better under the BCEGS.
(3) The community must demonstrate that it has taken appropriate steps to eliminate or
minimize future flood losses. To do this, a Class 4 or better community must receive credit
for the following CRS activities.
(a) Activity 430 (Higher Regulatory Standards)—The community must show that it
enforces higher regulatory standards to manage new development in the
floodplain.
i. The community must adopt and enforce at least a 1-foot freeboard
requirement (including equipment or mechanical items) for all buildings
constructed, substantially improved and/or reconstructed due to
substantial damage, and buildings allowed to be floodproofed, throughout
its SFHA, except those areas that receive OSP credit under Activity 420
(Open Space Preservation). In unnumbered A, AO, and V Zones, the
community must first determine a base flood elevation consistent with the
techniques credited under Activity 410 (Flood Hazard Mapping).
ii.The community must receive at least 700 points (after the impact
adjustment) under the other elements of Activity 430 and under Sections
422.a, f, and g under Activity 420 (Open Space Preservation).
(b)Activity 450 (Stormwater Management)—The community must receive the
following credits for its watershed management plan(s) (WMP) under Section
452.b:
i.WMP1: 90 points (before the impact adjustment) for meeting all the credit
criteria for WMP,
ii.WMP2: 30 points (before the impact adjustment) for managing the runoff
from all storms up to and including the 100-year event to ensure that flood
flows downstream of new development do not increase due to the
development, and
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iii. An impact adjustment value of rWMP = 0.5 or more. Alternatively, the
community may show that at least 50% of the watershed area where future
growth is expected is covered by one or more credited watershed
management plans.
(c)Activity 510 (Floodplain Management Planning)—The community must have
adopted and be implementing a floodplain management plan that receives at least
50% of the maximum credit under Activity 510, calculated after the impact
adjustment. This 50% of the maximum credit must include at least 50% of the
available points in each of planning steps 2, 5, and 8.
(4) Obtain a minimum total credit of 100 points (after the impact adjustment) from one or a
combination of the following elements that credit protecting natural floodplain functions:
420—Natural functions open space (NFOS),
420—Natural shoreline protection (NSP),
430—Prohibition of fill (DL1),
440—Additional map data (AMD12) natural functions layer,
450— Managing the volume of stormwater runoff (SMR, DS bonus credit),
450—Low impact development (LID),
450—Watershed management plan (WMP), credit point items 3, 5, 6, and 7,
450—Erosion and sediment control (ESC),
450—Water quality (WQ), and
510—Natural floodplain functions plan (NFP).
(5)Document the following life safety measures:
(a) Obtain some credit under Activity 610 (Flood Warning and Response).
(b)Have a map of all levees and all areas protected by levees, and an inventory of the
types of buildings (residential, commercial, etc.) and the critical facilities that
would be exposed to flooding should the levee(s) be overtopped or fail. This is the
same as activity credit criterion (3) under Activity 620 (Levees), Section 621.b.
(c)Have a description of the dam failure threat, including a map of all areas that
would be flooded by the failure of each high-hazard-potential dam that affects the
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community, and the types of buildings (residential, commercial, etc.) and critical
facilities that would be flooded. This is the same as activity credit criteria (2) under
Activity 630 (Dams), Section 631.b.
2. CRS Class 4 Prerequisites Table
To simplify the CRS Class 4 or better prerequisites, Table 2 lists the prerequisites and compares
the requirement to the county’s current accomplishments under the CRS program.
Table 2 - Class 4 Prerequisites Table
Class 4 PrerequisiteCreditMet
Community agreed to show any draft LiMWAs on the final FIRM, if applic.Y
Enough points to warrant the Class (3,000+)3,647 Y
If one or more rep loss properties, actions set in Sections 501-504 are met Y
All flood insurance policies on community owned properties are maintained Y
BCEGS of 4/4 or better 4/3 Y
Activity 310 Elevation Certificates
Maintain all required floodplain-related construction certificates Y
Y
Credit for construction certificate management procedures (CCMP) 38 Y
Activity 430 Higher Regulatory Standards
1ft Freeboard throughout the SFHA Y
1,010 Y
Preservation (after to imp. adj.)
430—Development limitations (DL),
430—Freeboard (FRB),49.82
430—Cumulative substantial improvements (CSI),
430—Lower substantial improvements (LSI),
430—Protection of critical facilities (PCF), 7.15
430—Enclosure limits (ENL), 68.9
430—Building codes (BC), 68
430—Local drainage protection (LDP), 40
430—Manufactured home parks (MHP), 15
430—Coastal A Zones (CAZ),
430—Special flood-related hazards regulations (SHR),
430—Other higher standards (OHS),
430—State-mandated regulatory standards (SMS),
430—Regulations administration (RA),30
420—Open space preservation (OSP), 681.5
420—Open space incentives (OSI), 49.75
420—Low-density zoning (LZ).
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Monroe County2026 Watershed MasterPlan
Class 4 PrerequisiteCredit Met
Activity 450 Watershed Master Plan (WMP)
Adopt a Watershed Management Plan Y
90 pts. for meeting all WMP prerequisites 90 Y
30 pts. for 452.b.2 (managing all storms up to and including 100-yr. event)30
rWMP = 0.5 or greater (or show that WMP covers watersheds that comprise at least 1.0Y
50% of its growth)
Activity 510 Floodplain Management Plan (FMP)
Adopt a Floodplain Management PlanY
501 Y
120Y
51 Y
52 Y
Natural Floodplain Functions
At least 100 pts. (after impact adjustment) from one or a combination of the 223 Y
following elements:
420 -Natural functions open space (NFOS)100.8
420 -Natural shoreline protection (NSP) 12
430 -Prohibition of fill (DL1)
440 -Additional map data (AMD) natural functions layer 14
450 -Managing the volume of stormwater runoff (SMR - DS)36
450 -Low impact development (LID)
450 -Watershed management plan (WMP), Credit point items 3, 5, 6 and 7
450 -Erosion and Sediment Control (ESC) 40
450 -Water Quality (WQ) 20
510 -Natural floodplain functions plan (NFP)
Life Safety Measures
610 -obtain some credit under this Activity 365 Y
620 -meet prerequisite 621.b(2) \[map of all areas protected by levees\] N/A
630 -meet prerequisite 631.b(1) \[map of all areas flooded by the failure of a high N/A
hazard dam and critical facilities that would be flooded.\]
3.
Activity 450 Watershed Master Planning
For any plan that is more than five years old, the community must evaluate the plan to ensure
that it remains applicable to current conditions. The evaluation must address whether the data
used for the plan is still appropriate and whether the plan effectively manages stormwater runoff.
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Monroe County2026Watershed MasterPlan
Adoption and implementation of this update to the Watershed Management Plan adopted on
June 19, 2019, will meet the CRS update requirement to maintain CRS Class 3.
2.
Monroe County meets all the requirements forCRS Class 3. In addition to meeting the Class 4
prerequisites, the county maintains the 3,647credit points necessary to maintain CRS Class 3
offering a 35% discount on all qualifying National Flood Insurance Program’s (NFIP) flood
insurance policies.
Continue to implement all credited CRS Activities as well as implementing the CRS prerequisites.
Thefollowing is a summary of the Activities being implementedwith the total CRS credit points
for each activitylisted in parenthesis:
Activity 310 - Construction Certificate Management: Credit is provided for having written
construction certificate management procedures for all new and substantially
improved/substantially damaged buildings. Floodplain-related construction certificates are also
kept for post-FIRM buildings. (72 points)
Activity 320 - Map Information Service: Credit is provided for furnishing inquirers with basic
flood zone information from the community’s latest Flood Insurance Rate Map (FIRM). Credit is
also provided for the community offering additional FIRMinformation and natural floodplain
functions. The service is publicized annually, and records are maintained. (70 points)
Activity 330 -Outreach Projects: Credit is provided for informational outreach projects, general
outreach projects, and targeted outreach projects. These projects aredisseminated annually.
Credit is also provided for having a pre-flood plan for public information. Credit is enhanced by
having a Program for Public Information (PPI) and by having the information disseminated by
stakeholders outside the local government. A progress report for the PPI must be submitted on
an annual basis. (350 points)
Activity 340 - Hazard Disclosure: Real estate agents provide a brochure advising prospective
buyers about insurance. Credit is enhanced by having a PPI. (12 points)
Activity 350 - Flood Protection Information: Documents relating to floodplainmanagement are
available in the reference section of the Monroe County Public Library. Credit is also provided for
floodplain information displayed on the community’s website. Credit is enhanced by having a PPI.
(121 points)
Activity 360 - Flood Protection Assistance: Credit is provided for offering one-on one advice
regarding property protection and making site visits before providing advice. The service is
publicized annually and records are maintained. Credit is enhanced byhaving a PPI. (85 points)
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Monroe County2026Watershed MasterPlan
Activity 370 - Flood Insurance Promotion: Credit is provided for assessing thecommunity’s
current level of flood insurance coverage. Credit is provided for the development and
implementation of a coverage improvement plan. A progress reportmust be submitted on an
annual basis. Credit for implementing a coverageimprovement plan is enhanced by having a PPI.
(105 points)
Activity 420 -Open Space Preservation:Credit is provided for preservingapproximately 47
percent of the Special Flood Hazard Area (SFHA) as open space andpreserving open space land
in a natural state. Credit is also provided for regulationsand incentives that minimize
development in the SFHA and protect natural shorelines and channels. (878 points)
Activity 430 -Higher Regulatory Standards:Credit is provided for enforcingregulations that
require freeboard for new construction and substantial improvement,foundation protection,
protection of critical facilities, enclosure limits, local drainage protection, and elevation of new
and replacement homes in existing manufacturedhome parks. Credit is also provided for the
enforcement of building codes, a BuildingCode Effectiveness Grading Schedule (BCEGS®)
Classification, and regulationsadministration. (309 points)
Activity 440 - Flood Data Maintenance: Credit is provided for maintaining and using additional
map data in the day to day management of the floodplain. Credit is also provided for maintaining
copies of all previous FIRMs and Flood Insurance Study reports. (170 points)
Activity 450 - Stormwater Management: The community enforces regulations for stormwater
management, soil and erosion control, and water quality. Credit is also provided for watershed
master planning. (339 points)
Section 502 - Repetitive Loss Category: Based on the updates made to the NFIP Report of
Repetitive Losses as of February 3, 2020, Monroe County, FL has 408 repetitive loss properties
and is a Category C community for CRS purposes. The community is required to submit either a
Repetitive Loss Analysis or Floodplain Management Plan. (No credit points are applicable to this
section)
Activity 510 - Floodplain Management Planning: Credit is provided for the Monroe County Local
Mitigation Strategy, adopted on January 20, 2020 and for conducting a repetitive loss area
analysis. A progress report for each plan must be submitted on an annual basis. (501 points)
Activity 520 - Acquisition and Relocation: Credit is provided for acquiring and relocating 10
buildings from the community’s regulatory floodplain. (30 points)
Activity 530 -Flood Protection: Credit is provided for 57 buildings that have beenflood proofed,
elevated or otherwise modified to protect them from flood damage.(160 points)
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Monroe County2026Watershed MasterPlan
Activity 540 - Drainage System Maintenance:Credit is provided for the regular inspection and
maintenance of identified problem sites. Credit is provided forimplementing an ongoing Capital
Improvements Program. (80 points)
Activity 610 - Flood Warning and Response: Credit is provided for a program that provides timely
identification of impending flood threats, disseminates warnings toappropriate floodplain
residents, and coordinates flood response activities. Credit is also provided for the designation
as a Storm Ready Community by the NationalWeather Service. A description of the flood exercise
or After-Action Report from anactual flood event must be submitted on an annual basis. Warning
information and safety measures must be publicized annually. (365 points)
Activity 710 -County Growth Adjustment:All credit in the 400 series is multiplied bythe growth
rate of the county to account for growth pressures. The growth rate forMonroe County, FL is
1.04.
I. D
1.
1)
wetlands)
Aside from their conservation areas, many inhabited islands have been heavily developed.
The beach/berm formation in the Florida Keys is relatively infrequent, with natural beaches found
from Upper Matecumbe Key southward. In general, Florida watersheds are characterized by a
large land mass that concentrates and directs runoff to a relatively small waterbody. Thus, runoff
is discharged to receiving waters wherein pollutants are concentrated. The Florida Keys, in
contrast, is a 220-mile-long string of small narrow linear islands surrounded by a very large
receiving waterbody. As a result, local runoff is not focused, and pollutants are dispersed in the
Gulf of Mexico and Straits of Florida.
Soils are such that infiltration and percolation are relatively enhanced, moving infiltrated runoff
and its pollutants to nearshore waters quickly, yielding little or no nutrient entrapment or
treatment in the soil matrix. The Florida Keys are in USDA Hardiness Zones 11a (Key Largo to
Marathon) and 11b (Marathon through Key West). Soils (Key Largo Limestone and Miami Oolite)
are alkaline, with a pH range from 7.2 to 8.2. Rainy/hurricane season extends from June through
November. The rest of the year is thedry season. On average, rainfall is about 40 inches per year,
with most rainfall occurring during the rainy season.
Land use data representing land cover conditions was derived from the most recent statewide
Florida Land Use and Cover Classification System (FLUCCS) code database (2019). A visual
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Monroe County2026Watershed MasterPlan
comparison was undertaken between the FLUCCS and the county’szoning mapin its attribute
properties and there appears to be no noticeable difference in zoning classification across
Monroe (at least visually)between the two land use coverages. Results of this comparison show
a minor increase in urban areas with slight decrease in water and vegetative land use
classifications. Overall, it was noted that areas with slight variations in land use classification
appeared to be hydraulically connected to coastaloutfalls and would be minimally impacted as
a result of slight variations in land use classification.This justifies using FLUCCs shapefile as a basis
for land cover.
Most of the unincorporated Monroe County watershed, excluding the mainland areas, is
classified as wetlands (72.26%). Urban areas make up the second largest portion of the county
(15.1%), divided into low, medium, and high residential (11.25%), and commercial, recreational,
industrial, institutional, and open land uses (1.94%). This is followed by water (6.32%),
Transportation/utilities at 2.4%, and Upland Non-Forested/Forested/Barren Land at 1.94%,
1.65%, and 0.33% respectively. Total impervious surfaces are estimated at 13.55%. Impervious
surface percentages are derived from Chapter 3: Watershed Hydrology, Appendix 3.A.: Land Use
Classification/Grouping from SJRWMD Technical Reports, 2012.
2)
Monroe County’s drainage system
Available stormwater infrastructure data was gathered duringMonroe County’s 2024
Vulnerability Assessment. The data includes relevant but incomplete stormwater infrastructure
such as catch basins, injection wells, outfalls, trench drains, and manholes dispersed throughout
unincorporated Monroe County with minimal pipe network data. Structure locations and
descriptions, including invert elevation data, were exported, and individually assessed within the
HEC-RAS model.
HEC-RAS 2D unsteady flow simulates time-varying water movement across terrain in two
dimensions, using a grid and shallow water equations to model flooding and surface runoff. It is
used in rainfall models by applying direct rainfall to the terrain mesh, allowing simulation of flood
depths and flow patterns during storm events. This allows for simulation of flood depths and flow
patterns during storm events. Boundary conditions accounting for future sea level rise and king
tide events were considered for future rainfall scenarios.
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Monroe County2026Watershed MasterPlan
Figure 2 - Monroe County Stormwater Infrastructure
3) Inventory of data availability
Data availability within the County is sufficient. Several simultaneous efforts are ongoing at the
County and municipal levels that are focused on overall resiliency, climate planning,and
infrastructure adaptation. Central to those efforts have been data compilation and collection
and the key to developing a Watershed MasterPlan is the development of infrastructure data
sources and evaluating how those assets are being or will be impacted by flood risk. Much of
that data was collected when Monroe Countydeveloped its first Watershed Management Plan
in 2019 and enhanced by subsequent roads and vulnerability assessment planning.
Monroe County
Stormwater Master Plan
In 2001, Monroe County developed a Stormwater Master Plan to address water quality
improvements to the stormwater discharges into canals and near shore waters of the Florida Bay
and Atlantic Ocean. This was driven by numerous studies, identifying the concerns of pollutants
on the declining near-shore water quality. The Stormwater Master Plan allowed the County to
implement corrective actions and preventative measures to minimize stormwater pollutant
loading to canals, near shore waters, and provide solutions that account for natural and
ecological resources. Additionally, the Master Plan identifies management initiatives such as
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Monroe County2026Watershed MasterPlan
ordinances and Best Management Practices (BMPs) that will ensure the health and safety of the
ecosystem and protect public and private property.
Monroe’s Stormwater Master Plan includes identification of drainage basin boundaries, on-site
evaluation of existing drainage structures, assessment of natural areas, and assembly of the data
into the stormwater Geographical Information System (GIS) Management System. Results of the
Master Plan include problem areaslocated insixspecific islands (Key Largo, Stock Island, Big Pine
Key, Cudjoe Key, Summerland Key, and Windley Key) as well as the City of Marathon. These areas
were individually evaluated based on flood severity, expected growth, benefits to the county,
and benefits to overall water quality. The plan also estimated the costs of future implementation.
However, among the requirements for the Five-Year Work Program was to establish multiple
financial mechanisms to generate sufficient revenue for a long-term stormwater management
program. At the time of creating the Stormwater Master Plan, the county did not have a source
of future funding for implementing stormwater improvements. In response to supplemental
financial support of the Stormwater Master Plan, a few opportunities were identified. These
included Federal, state, and coastal programs as well as low interest loans, development of
ordinances, stormwater utility, and private endowments. Monroe County has a pending grant
application with FDEM to update this Stormwater Master Plan.
Mobile LiDAR
Monroe has secured mobile LiDAR across the county to better understand the elevation changes
along owned / maintained roadways and critical infrastructure within the county. The mobile
LiDAR survey was executed in accordance with the FDOT terrestrial mobile LiDAR (TML) Type A
Survey standards to achieve the required accuracies. This includes specific target and validation
point spacing, point density requirements and redundant / multiple pass measurements. The
County then led the effort to support the municipalities in securing similar elevation data for their
projects.
WSP supplemented the mobile LiDAR with LiDAR from the United States Geological Survey for
further accuracy (USGS, 2019). The LiDAR, which was originally measured in meters, was
multiplied by 3.28 using the ArcGIS raster calculator tool to convert the raster from meters to
feet.
GreenKeys
Monroe County has been engaged in resiliency, climate, and sustainability planning since 2010
when it first hired a staff person to head the County’s sustainability and climate initiatives. That
effort was concurrent with the award of American Reinvestment and Recovery Act (ARRA) funds
and was one catalyst in undertaking these broader planning and infrastructure initiatives. This
led to the County’s first sustainability and resiliency planning document known as GreenKeys.
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Monroe County2026Watershed MasterPlan
The County has continued its resiliency planning initiatives and coordination between the County
and municipalities on these initiatives has increased. The County has amended provisions of its
Comprehensive Plan and integrated sea level rise policy initiatives into the Plan and its Code of
Ordinances. The County also produced its first Vulnerability Assessment in 2015 in conjunction
with the GreenKeys Planning process. The County also produced a credited CRS Watershed
Management Plan in 2019 and was awarded 120 points for that effort. This WMP was one of the
first in the country to incorporate the new guidance related to sea level rise into the effort
evaluating the NOAA Intermediate High 2100 condition. The County undertook numerous other
policy initiatives such as a specific state-mandated update of its Coastal and Conservation
Element of the Comprehensive Plan to comply with new state guidelines. The County updated
its Vulnerability Assessment work in 2021. In 2021, new state law was enacted, requiring certain
technical parameters be included within the local government Vulnerability Assessments and the
County launched that work in 2023, concluding in 2025. Sea level rise projections were modified
in state statute in 2024, and the County will commence an effort in partnership with the
municipalities to update the vulnerability assessment to those new projections in 2025 and
complete an Adaptation Plan.
Vulnerability Assessments
The County also initiated a planning effort in 2020 to conduct a Roads Vulnerability Analysis and
Capital Plan; it concluded in 2024. This extensive engineering-based effort has been based on
updated and highly accurate mobile LiDAR previously collected by the County and evaluates the
vulnerability and criticality of the County’s roadways. The Plan includes conceptual engineering
design, cost estimates, and a timetable in five-year increments to undertake road elevation,
stormwater, and tidewater adaptation projects in 97 different areas across the County. The
County and municipalities have engaged in extensive coordination to expand that planning
process across the entirety of the Keys including the municipalities. The County has recently
completed a Phase I Natural Resources Adaptation planning process to determine the cost-
benefit and natural resources adaptation priorities in the County. Finally, the County has begun
implementing several road elevation/adaptation and shoreline projects according to state and
federal grants and appropriations received.
FDOT
FDOT has developed a statewide Resilience Action Plan (RAP), including US-1 as required by
Section 339.157, F.S. The plan should enhance infrastructure and operational resilience, design
retrofits and construct highway facilities, and enhance partnerships to address multijurisdictional
needs. The RAP assesses potential impacts of storms, flooding, and sea level rise on the State
Highway System, and identifies strategies to improve the resilienceof Transportation facilities.
Recently, FDOT initiated development of the Statewide Resilience Improvement Plan (RIP) which
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Monroe County2026Watershed MasterPlan
will build on the prior analysis on the statewide RAP and can potentially provide additional federal
funding identified by the plan.
The current RAP includes a priority project list, which categorizes short-termprojects in line with
FDOT’s five-year work program and long-term projects based on their respective needs and cost-
feasible long-range plans. The priority project list identifies geographic areas that may be
subjected to water-related hazards. The FDOT Resilience Action Plan Appendix A (Project List)
reflects that Islamorada falls under the medium tier project category.
Florida Keys Aqueduct Authority
The Florida Keys Aqueduct Authority (FKAA) has provided data to Monroe County in efforts to
conduct Vulnerability Assessments simultaneously with this effort to produce the Watershed
MasterPlan. Data regarding critical facilities has been incorporated into baseline asset maps
referenced later within this document. Because the county does not own or manage FKAA assets,
they are considered “regionally significant” and will be evaluated under the scenarios required
by Section 380.093, F.S. and incorporated into the Critical Asset Inventory work product from the
Vulnerability Assessment effort.
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Monroe County2026Watershed MasterPlan
2.
a.
Within Monroe County,the public has access to the water via beaches, marinas, boat ramps and
parks.Another way for the public to access the scenery and natural beauty of Monroeis by the
Overseas Highway (U.S. 1). Throughout the county, U.S. 1 has several points where either the
Atlantic Ocean or the Florida Bay is visible. There are 63 bridges between the islands that also
provide visual access for the public.
Infrastructure components in the coastal area include roads, water and sewer lines and drainage
facilities. Due to the proximity of Monroe’s urbanized areas to the mainland, it is not anticipated
that any infrastructure will be relocated due to a severe storm event. There are 63 bridges that
cross over the waterways of Monroe, including the Seven Mile Bridge and the Card Sound Bridge.
All the drainage structures within Monroe are in the coastal area. The public infrastructure, as
identified above, could sustain damage from a natural disaster. Relocation of infrastructure is not
a viable solution since the existing infrastructure is necessary to protect the health and safety of
the residents in Monroe County.
Monroe is simultaneously conducting a Resilient Florida Vulnerability Assessment concurrently
with this Watershed Master Plan. Asset Inventory maps are in Appendix B and include the 4
primary asset classes as defined in Section 380.093(2), F.S.The 4 primary asset classes as defined
by state statute are:
1. Transportation assets and evacuation routes, including airports, bridges, bus terminals,
ports, major roadways, marinas, rail facilities, and railroad bridges.
2. Critical infrastructure, including wastewater treatment facilities and lift stations,
stormwater treatment facilities and pump stations, drinking water facilities, water utility
conveyance systems, electric production and supply facilities, solid and hazardous waste
facilities, military installations, communications facilities, and disaster debris
management sites.
3. Critical community and emergency facilities, including schools, colleges, universities,
community centers, correctional facilities, disaster recovery centers, emergency medical
service facilities, emergency operation centers, fire stations, health care facilities,
hospitals, law enforcement facilities, local government facilities, logistical staging areas,
affordable public housing, risk shelter inventory, and state government facilities.
4.Natural, cultural, and historical resources, including conservation lands, parks, shorelines,
surface waters, wetlands, and historical and cultural assets.
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Monroe County2026Watershed MasterPlan
The baseline infrastructure map series generally follows these 4 defined asset classes, but certain
maps were separated further within that classification system because the maps would have
included too many assets to make them legible. For instance,there are 4Critical Infrastructure
Baseline Maps and3related to Natural, Cultural and Historical Resources. The asset data
provided by the countywas also supplemented with asset information from the State of Florida,
the Department of Homeland Security, and the Florida Department of Transportation.
Actual Asset Maps include the following:
Aquatic Natural Areas Baseline
Communityand Emergency Management Baseline
Critical Infrastructure Baseline (Potable Water)
Critical Infrastructure Baseline (Sanitary Sewer)
Critical Infrastructure Baseline (Stormwater)
Critical Infrastructure Baseline (Other)
Historical and Cultural Areas Baseline
Terrestrial Natural Areas Baseline
Transportation Baseline
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Monroe County2026Watershed MasterPlan
Figure 3 - Asset Overview (Upper Monroe County)
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Monroe County2026Watershed MasterPlan
Figure 4 - Asset Overview (Lower Monroe County)
b. V
The most catastrophic threat to public safety in coastal areas of Florida is the potential loss of life
and property from storm surge, flooding and high winds associated with hurricanes. Monroe
Countyhas been identified by the National Oceanic and Atmospheric Administration (NOAA) as
the area of the United States most vulnerable to hurricanes. The National Flood Insurance
Program (NFIP) administered by the Federal Emergency Management Agency (FEMA) has
determined that most land within Monroe is subject to flooding from a 100-year storm.The areas
of Monroe County most threatened by flooding are the waterfront properties. As a coastal
community, the threat to property and human life from flooding in the countyis primarily from
tidal inundation and storm surges associated with severe storm events, not from upstream
drainage conditions.
The coastal high hazard area in Florida is defined by Section 163.3178, F.S. as “…the area below
the elevation of the category 1 storm surge line as established by a Sea, Lake, and Overland
Surges from Hurricanes (SLOSH) computerized storm surge model". Under the South Florida
Regional Planning Council’s (SFRPC)’s Hurricane Evacuation Plan, all of Monroe has been
identified in the evacuation zone for a Category 1 storm. In the event of a Category 1 or 2
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Monroe County2026Watershed MasterPlan
hurricane, the residents of Monroe are instructed to go to one of the fourdesignated Monroe
County Shelters of Last Resort (Key West High School, Sugarloaf School, Marathon High School,
and Coral Shores High School)or evacuate from the community.Within the county,34,630
households or approximately 80,614 residents would need to be evacuated. Monroe County
residents would primarily use U.S. 1 to evacuate to one of the shelters onto the mainland.
Figure 5 - FEMA Flood Zones (Upper Monroe)
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Monroe County2026Watershed MasterPlan
Figure 6 - FEMA Flood Zones (Lower Monroe)
c. Natural and constructed drainage systems and channels
Monroe County’s relatively flat topography and proximity to the ocean influence this area’s
natural overland drainage. As mentioned above, stormwater infrastructure in unincorporated
Monroe Countyconsists of 534structures.
Based on available data there are 20 stormwater structures located in Big Coppitt, which includes
thth
10 catch basins located along Cactus Drive, Prado Circle, 4 Street, 5 Street, and Verde Drive, 4
injection wells located off of Cactus Drive, Palmetto Drive, and Sapphire Drive, 3 outfalls located
th
off of 4Street, Avenue F, and Del Mar Boulevard, and 3 trench drains located along Avenue F,
st
Avenue G, and 1 Street.
There are 13 stormwater structures located in Big Pine Key, which include 5 catch basins located
along Mercedes Road, Nathalie Road, Palmetto Avenue, and Newfound Boulevard, 5 injection
wells located off Palmetto Avenue, Mercedes Road, Nathalie Road, and Sams Road, 1 outfall
located off Newfound Boulevard, and 2 trench drains located along Cedar Drive and Frigate Lane.
Conch Key only contains 4 trench drains based on available data, 2 are located along Sea View
Avenue and the other 2 are located along S Conch Avenue.
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Monroe County2026Watershed MasterPlan
There are 13 stormwater structures located in Cudjoe Key, which includes 1 catch basin along
Spanish Main Drive, 1 outfall off Spanish Main Drive, and 11 trench drains located along Cutthroat
ndthth
Drive, Drost Drive, 2Avenue West, 4Avenue West, 8Avenue West, and Hamilton Avenue.
Based on available data there are only 3 stormwater structures located in Duck Key, which
include 2 injection wells both located off North Bahama Drive, and 1 trench drain located along
West Seaview Drive. Gerger Key alsoonly contains 3 stormwater structures, 2 catch basins
located along Pisces Lane and Scorpio Lane, and an injection well located off Scorpio Lane.
Key Haven possesses 62 stormwater structures, which include 40 catch basins located along Key
Haven Road, Amaryllis Drive, Arbutus Drive, Azalea Drive, Aster Terrace, Allamanda Terrace,
Allamanda Avenue, and Key Haven Terrace, 6 outfalls located off Key Haven Road, Amaryllis
Drive, Arbutus Drive, Azalea Drive, Aster Terrace, Allamanda Terrace, and 16 trench drains.
The Key Largo area encompasses 217 stormwater structures, 84 catch basins, 38 manholes, and
95 trench drains dispersed throughout subdivisions such as Bermuda Shores, Hammer Point Park,
Hibiscus Park, Key Largo Beach, Key Largo Mobile Home Park, Key Largo Ocean Shores, Key Largo
Trailer Village, Lake Surprise Estates, Largo Hilands, Largo Sound Village, Sunrise Point, Twin
Lakes, and Winston Waterways.
Stock Island possesses 93 stormwater structures, which include 66 catch basins, located along
Maloney Avenue and Cross Street, which provide the main access to US-1. Other roads include
ndrdththth
, 3, 4, 5, and 9 Avenue. Only 1 injection well is located on Stock Island of Shrimp Road,
2
ththth
14 manholes located along Maloney Avenue, Cross Street, 9 Avenue, 11 Avenue, 5Street,
st
and 1 Street, 6 outfalls 2 of which discharge into the mangrove forest to the northwest of Stock
Island, 2 that discharge into the ocean on the northeast side of Stock Island, and 2 that discharge
thth
into the ocean to the southeast of Stock Island, and 6 trench drains located along 5Avenue, 4
st
Avenue, and 1
Street.
Sugarloaf Key possesses 6 stormwater structures, which include 1 catch basin and 1 injection well
along Allamanda Drive West, and 4 trench drains 1 of which is located along Allamanda Drive
West while the other 3 are located along South Point Drive.
Summerland Key possesses 8 stormwater structures, which include 5 catch basins and 2 injection
wells along Caribbean Drive West which acts as a main roadway connected to US-1, and 1 trench
drain located along West Shore Drive.
Tavernier possesses 76 stormwater structures, which include 14 catch basins, 48 curb inlets, 1
trench drain, 13 manholes, and a stormwater pipe networklocated along US-1 the only
evacuation route in Monroe County.
The stormwater data described above was embedded into the DEM to most effectively simulate
flow, drainage, and staging of water within Monroe County’s watershed basins. The status of the
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Monroe County2026Watershed MasterPlan
stormwater infrastructure was not included in the available data, therefore all structures were
treated with the assumption that they are functioning.
3.
risks
From Monroe County’s Year 2030 Comprehensive Plan (2024) the following policies are included
related to reducing flood risksand stormwater management:
Related to the reduction of flood risk, the County has adopted numerous policies within Monroe
County’s Year 2030Comprehensive Plan.Several of these policies were recently adopted
pursuant to therequirements of Section 163.3178, F.S. (Peril of Flood)amendment process.They
include (but are not limited to):
GOAL 218
Monroe County shall consider the peril of flooding impact to eliminate inappropriate and
unsafe development in redevelopment plans in coastal areas when opportunities arise.
Objective 218.1
Monroe County shall include in its planning efforts development and redevelopment
principles, strategies, and engineering solutions that reduce flood risk in coastal areas
across the community, which results from high-tide events, storm surge, flash floods,
stormwater runoff, and the related impacts of sea-level rise.
Policy 218.1.1
The County shall develop by 2023, a short, medium and long-term Roads and Stormwater
Capital Plan informed by future growth, design levels of service for flooding, future sea
level rise projections and other legal and policy analyses.
Policy 218.1.2
Within two years of completing the Roads and Stormwater Capital Plan, the County shall
review and update its ordinances, regulations and infrastructure design criteria, to include
development and redevelopment principles and strategies that reduce current and future
flood risk. Principles shall be based upon considering the ecological, engineering, disaster
risk reduction and social elements of resiliency. Strategies may include best practices that
prioritize elevation and floodproofing, protection of building mechanical systems, onsite
retention and pervious surfaces, shoreline protection and accommodation, site-specific
flood management techniques, green infrastructure, maintaining access to services and
managed relocation.
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Monroe County2026Watershed MasterPlan
Policy 218.1.3
Based upon a Shoreline Stabilization Strategy, to be completed pursuant to Policy
1503.1.8, the County shall identify locations to protect and enhance the built and natural
environments from erosion and sea level rise impacts, prioritizing natural and nature-
based features. The County shall also identify locations for new or enhanced natural or
living shorelines including strategies for funding, restoring, permitting, and constructing
such projects.
Policy 218.1.4
The County shall integrate development, land acquisition and infrastructure strategies
into the Local Mitigation Strategy, Monroe County Recovery Plan (2010) and the Monroe
Countywide Post-Disaster Recovery Strategy to respond to current and future flood risk.
Objective 218.2
Monroe County shall encourage the use of best practice strategies for development and
redevelopment and engineering solutions for site development that will result in the
reduction of losses due to flooding and claims made under flood insurance policies and the
removal of coastal real property from flood zone designations established by the Federal
Emergency Management Agency.
Policy 218.2.1
The County shall consider storm damage, repetitive loss, flood risk vulnerability and
projected future sea level rise when prioritizing land acquisitions for existing structures
and vacant lands. The County shall evaluate opportunities to demolish acquired
structures, using the land for stormwater or returning the land to its natural state,
including the creation of living shorelines, to provide resiliency benefits in vulnerable
areas.
Policy 218.2.2 (similar to Policy 216.1.7)
Monroe County shall consider floodplain management and CHHA issues in making public
acquisition decisions, including projects that reduce or eliminate the risk of repetitive flood
damage to buildings insured by the NFIP.
Policy 218.2.3
The County shall pursue funding resources and provide assistance to property owners for
weatherization, mitigation, flood-proofing and other flood-resistant/flood-mitigation
improvement projects. The County shall also seek funding opportunities for relocation
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assistance for property owners to move to less vulnerable areas and reduce future flood
losses.
Policy 218.2.4
The County shall continue to provide public information related to the updates,
development and adoption of FEMA's FIRM Flood Maps as well as strategies to increase
resiliency to storm events and flooding in vulnerable areas.
Policy 218.2.5 (was Policy 216.1.6)
Monroe County shall continue to enforce federal, state and local construction, setback and
elevation requirements to promote the protection and safety of life and property. Existing
setback requirements contained in the land development code shall be evaluated as a
means of reducing property damage caused by storms.
Policy 218.2.6 (similar to Policy 216.1.8)
Monroe County shall require that, to the greatest extent practicable, site development,
such as land clearing, grading and filling will not disturb natural drainage patterns.
Objective 218.3
Monroe County shall be consistent with, or more stringent than, the flood-resistant
construction requirements in the Florida Building Code and applicable floodplain
management regulations set forth in 44 C.F.R. part 60 \[F.S. § 163.3178(2)(f)4.\].
Policy 218.3.1
The County shall maintain, review and update, at least every five (5) years, its Floodplain
Management Regulations, which are designed to:
(1) Minimize unnecessary disruption of commerce, access and public service
during times of flooding;
(2)Require the use of appropriate construction practices in order to prevent or
minimize future flood damage;
(3)Manage filling, grading, dredging, mining, paving, excavation, drilling
operations, storage of equipment or materials, and other development which
may increase flood damage or erosion potential;
(4) Manage the alteration of flood hazard areas and shorelines to minimize the
impact of development on the natural and beneficial functions of the
floodplain;
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(5) Minimize damage to public and private facilities and utilities;
(6) Help maintain a stable tax base by providing for the sound use and
development of flood hazard areas;
(7)Minimize the need for future expenditure of public funds for flood control
projects and response to and recovery from flood events;
(8) Ensure potential home buyers are notified that property is in a flood hazard
area; and
(9) Meet the requirements of the National Flood Insurance Program for
community participation as set forth in Title 44 Code of Federal Regulations.
Section 59.22.
Policy 218.3.2 (was Policy 216.1.4)
Monroe County shall continue its policy of reviewing the current Florida Building Code and,
as appropriate, adopting structural standards and site alteration restrictions that meet or
exceed the minimum FEMA requirements. The County Buildings and Construction Code
(Ch. 6 of the Monroe County Code of Ordinances) shall be reviewed and revised, as
appropriate, within a year of the release of the Florida Building Code.
Policy 218.3.3
The County shall maintain and review regulations in special flood hazard areas to require
construction that minimize flood damage, including, but not limited to, anchoring pilings
or columns to prevent flotation, collapse and lateral movement of the structure;
preventing the expansion, improvement or repair of construction below elevated post-
FIRM buildings; prohibiting manmade alteration of sand dunes, dune ridge, mangrove
stands or wetlands which would increase the potential of flood damage and elevation or
freeboard standards for buildings and its electrical and mechanical equipment.
Objective 218.4
Any coastal construction in Monroe County shall be consistent with Chapter 161, F.S.
Policy 218.4.1
The County shall require any coastal construction activities to be consistent with the
relevant sections of Chapter 161, F.S., including Section 161.55, F.S., establishing that all
land area within Monroe County is included within the coastal building zoneand subject
to the requirements for activities or construction with the coastal building zone.
Objective 218.5
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Monroe County shall encourage participation in the National Flood Insurance Program
Community Rating System administered by the Federal Emergency Management Agency
to achieve flood insurance premium discounts for their residents.
Policy 218.5.1 (was Policy 216.1.5)
Monroe County shall continue to participate in the National Flood Insurance Program
(NFIP) Community Rating System (CRS) to the maximum extent possible and shall continue
to seek to improve its current CRS Class rating.
Policy 218.5.2
Monroe County shall continue to develop data and dedicate the funding necessary to
maintain or enhance its current CRS Class rating through County resources, grants and/or
partnerships.
Policy 218.5.3
Monroe County shall continue to coordinate intergovernmental efforts related to
participation in CRS, public outreach, sea level rise planning and disaster preparedness
and recovery, to maximize County and flood insurance policy holder benefits.
Objective 1001.1
Monroe County shall ensure that at the time a certificate of occupancy or its functional
equivalent is issued, adequate stormwater management facilities are available to support
the development at the adopted level of service standards. \[F.S. § 163.3177(6)(c)\]
Policy 1001.1.1
Water Quality Level of Service Standards - Minimum Water Quality:
All projects shall be designed so that the precipitation-based discharges will meet the
design and performance standards established in Rule 62-302.500, F.A.C., and the
County's Manual of Stormwater Management Practices and either demonstrate that post
development total nitrogen and total phosphorous loads are less than pre-development
loads to the receiving water body (net improvement) or demonstrate a ninety-five percent
(95%) reduction in stormwater total nitrogen load and total phosphorus load. Treatment
and disposal facilities must be designed and operated so that off-site discharges meet
Florida State Water Quality/Quantity Standards as set forth in Rule 62-302.500, F.A.C. All
projects should be designed in accordance with the Florida Department of Transportation
and South Florida Water Management District standards and taking into account
projections for sea level rise.
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Every three years, after the adoption of the 2030 Comprehensive Plan, Monroe County
shall review the standards for detention and retention volumes for surface water to ensure
they achieve minimum water quality standards.
GOAL 1502
Monroe County shall incorporate the best available data and science, into its policy and
planning decisions for infrastructure, facilities and emergencies, recognizing the
uncertainty associated with long range climate change and sea leave rise predictions.
Objective 1502.1
In conjunction with future updates to the 2030 Comprehensive Plan and land development
regulations, the County shall update the data and assumptions related to climate change
impacts on infrastructure based on the latest scientific predictions and observed
(monitored) impacts. Monroe County shall also consider climate change impacts such as
increased temperatures, sea level rise, potentially shifting habitat and ecosystem types
and the need to withstand increased storm surge in evaluating public infrastructure
decisions.
Policy 1502.1.1
Prior to incorporating a new project to the Capital Improvements Element, Monroe County
shall assure that it is reviewed for recommendations to increase resiliency and account for
the impacts from climate change, including but not limited to, sea level rise and storm
surge. Monroe County shall evaluate financial expenditures to fund repairs, reconditioning
of deteriorating infrastructure and new infrastructure improvements within or proximate
to vulnerable areas to manage public investments appropriately. Monroe County shall
focus on level of service standards and financial costs and benefits for adaptation, as
points of analysis, to assure that infrastructure useful life and service expectations can be
met in the face of climate change impacts.
Policy 1502.1.5
By 2025, Monroe County shall initiate an inventory of existing and planned infrastructure
up to the 2045 horizon, based upon the vulnerability mapping, updated elevation data,
the Countywide Roads and Stormwater Vulnerability Assessment, the Watershed
Management Plan, the GreenKeys Plan and other appropriate vulnerability information
for capacity to accommodate projected sea-level rise over the life expectancy of that
infrastructure. Monroe County shall identify the infrastructure within those areas, its
useful life and any retrofits or capital projects necessary to address the impacts of sea level
rise. These strategies may include defense, accommodation, or/and relocation projects, or
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not building planned infrastructure in vulnerable locations, to address the impacts of sea
level rise. Monroe County will consider developing design criteria, in conjunction with a
broader asset management planning process.
Policy 1502.1.6
Monroe County shall utilize a planning, design and permitting standard for infrastructure
and public facilities that includes a sea level rise (SLR) assumption of 10"—17" by 2040,
based on a year 2000 baseline, as developed by the Southeast Regional Climate Compact
(2019 update). Adaptation and resiliency planning strategy development shall also
consider this sea level rise projection. The County shall continue to review and update sea
level rise projections when new and pertinent data is available.
Policy 1502.1.7
Monroe County shall ensure that new, renovated and replacement public facilities and
infrastructure, such as streets and bridges, water and wastewater treatment plants, police
stations and fire stations, and any other public facilities that the County has authority over,
are designed in a manner which considers the useful life of public facilities and
infrastructure. The County shall also consider the potential impacts from flood risk, climate
change, including rising sea levels and shoreline stabilization needs, on its infrastructure
and public facilities.
Policy 1502.1.8
Monroe County shall exchange data regarding locally-specific vulnerable areas and land
use strategies/policies with the Florida Department of Transportation, the U.S.
Department of Transportation and the Federal Highway Administration relative to ferry,
airport, transit, bridges and transportation systems.
Policy 1502.1.9
Monroe County shall coordinate with appropriate agencies to monitor changes to
minimum road elevation standards or related regulations which may be pertinent to
Monroe County due to its unique exposure to climate change and sea level rise impacts.
This could also include enhanced stormwater management requirements and resurfacing
requirements for certain transportation segments.
Policy 1502.1.10
Monroe County shall maintain land development regulations that address stormwater
management, including sea level rise impacts. To the extent practicable, Monroe County
shall incorporate green infrastructure (natural or nature-based features) or passive
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alternatives that maximize land preservation over impervious or "active" infrastructure.
Such alternatives could include the reconditioning and reuse of septic tanks, increased use
of rainwater harvesting techniques, such as cisterns and other water storage techniques.
Monroe County shall determine if land development regulation amendments are needed
to address increased retention requirements and other topographic or infiltration
considerations which may influence stormwater management requirements. Monroe
County shall also consider the ability to meet water quality requirements related to
stormwater management regulations and if there are any impacts from climate change
that may jeopardize the County's ability to meet those requirements.
Policy 1502.1.11
Monroe County shall ensure that adaptation project design and analysis is consistent with
Section 161.551, F.S., (Public financing of construction projects within the coastal building
zone), Rule 62S-7, F.A.C. (Sea Level Impact Projection (SLIP) Studies for State-Financed
Coastal Construction), and Section 380.093, F.S. (Statewide Flooding and Sea Level Rise
Resilience), to be competitive for funding and cost sharing opportunities. Review, design
and analyses shall consider the technical criteria within these provisions, regional
collaboration, equity benefits, sea level rise and future flood risk.
GOAL 1504
Monroe County shall further protect natural systems and habitats by incorporating
climate adaptation and mitigation strategies in its land acquisition policies. This goal will
include consideration of the need to address natural resource protection and restoration
requirements, the likelihood of natural resource impacts such as shifting habitats from a
rising sea, potential threats and loss of marine ecosystems and habitat, ecosystem-based
approaches to exotic species and vegetation management and the need to protect,
manage and restore native habitat.
Objective 1504.1
Within five (5) years the County shall determine if additional changes are needed to its
land acquisition and preservation policies to consider the climate change-related values
of natural areas for sequestering carbon and providing climate adaptation and mitigation
benefits such as the resource's strategic capacity to absorb floodwaters and address
coastal ecosystem migration.
Policy 1504.1.1
Within five (5) years Monroe County shall identify and evaluate natural resources,
including coastal and marine environmental, resources that may be vulnerable to climate
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change impacts and consider mitigation and adaptation management strategies to
address those vulnerabilities.
Policy 1504.1.2
Within five (5) years Monroe County shall determine if any additional or revised land
acquisition or land development regulations are needed to implement land acquisition or
preservation programs that prioritize the benefits gained from protecting and enhancing
natural lands in mitigating the impacts of erosion of shorelines. Monroe County shall
encourage the state and federal government to acquire lands which provide natural
resource protection for listed species and which address natural resource impacts such as
shifting habitats from a rising sea.
Policy 1504.1.5
Within five (5) years Monroe County shall consider revising its natural resource restoration
policies based on identification of vulnerable areas to encourage planting and proper long-
term maintenance of native flora throughout the County. This will include, but not be
limited to, a review of current County buffer requirements within the Land Development
Code to encourage a balance of trees, understory, shrubs, and groundcover, reducing pea-
rock and turf grass on rights-of-way whenever possible and utilizing native ground cover,
plants, and trees.
II.
As stated throughout this WMP, Monroe Countyis conducting two efforts simultaneously. There
was coordination throughout the development of the WMP and Monroe’s Vulnerability
Assessment because members of the team were consistent across the two projects.
Collaboration occurred on elevation data, flood data and scenarios, tide gauge and other data
sources to ensure outcomes were coordinated. While the efforts used two different evaluation
methods, both were harmonized to meet the objectives under their respective programs
including the Section 380.093(3), F.S. criteria for Vulnerability Assessments as well as the CRS
Coordinator’s Manual (2017 & 2021 Addendum). Summaries of the modeling approaches follow.
For the Vulnerability Assessment, the team conducted a geospatial analysis to evaluate current
and future flood risk based on 38 parameters. Sea level rise plus high tide flooding, days of tidal
flooding, storm surge, rainfall, and combination flood simulation modeling and corresponding
data visualization was produced using ESRI’s ArcGIS Pro. The model foundation harnesses the
most recent, best available LiDAR data with numerous federal, state, and private methodologies
and GIS data sets, each with its specific limitations and constraints. For the Vulnerability
Assessment analysis, the digital elevation model used to map the various flood projections does
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not incorporate a detailed pipe network analysis, or engineering-grade hydrologic analysis.
Climate risk modeling was provided via high-resolution raster depth grids that detail the
maximum water depth for the planning horizon (for this assessment the planning horizons are
the years 2040, 2070, and 2100) and the various climate projections in the assessment. The
exposure and sensitivity of the critical assets defined in Subsection 380.093, F.S. will be
determined by the locations and information stored within the GIS data gathered during the
project timeline and produced.
Modeling approaches and corresponding data requirements are described briefly below.
1.Sea level rise was modeled using NOAA Office for Coastal Management’s Detailed Method
for Mapping Sea Level Rise Inundation (Jan 2017), generally described as a modified
bathtub approach and will depict tidal inundation for the Intermediate Low and
Intermediate High curves described in NOAA Technical Report NOS CO-OPS 083 Global
and Regional Sea Level Rise Scenarios for the United States.
2.High tide flooding, often referred to as “king tides,” “nuisance,” or “sunny day” flooding
will be modeled in tandem with sea level rise projections, utilizing the high tide flooding
threshold of 2 feet Mean Higher High Water (MHHW) established by FDEP.
3.Storm Surge flooding is modeled using FEMA’s HAZUS-MH software’s Flood Hazard
Analysis module where still water elevations derived from the most recent effective Flood
Insurance Study are adjusted for to account for sea level rise.
4.Rainfall precipitation estimates will be sourced from NOAA’s Atlas 14 and future rainfall
precipitation change factors derived from the SFWMD will be applied to account for
future rainfall totals.
5.Various combinations of sea level rise, high tide flooding, storm surge, and rainfall-
inducedflooding simulations will be modeled using ArcGIS Pro as the foundation for
combining the output of the analytical modeling efforts.
The following scenarios were completed as part of the Vulnerability Assessment:
1
Table 3 - Depth of Tidal Flooding, NOAA / DEP “Thresholds”
Timeframe Sea Level Rise Sea Level RiseTotal # Maps
Present DateNOAA Intermediate Low NOAA Intermediate High2
1
Interpolated between two closest tide gauges or one (higher of the two) with appropriate rationale. We’ve utilized NOAA’s
Minor Threshold for high tide flooding (as published in 2021 State of High Tide Flooding and Annual Outlook (noaa.gov)
https://repository.library.noaa.gov/view/noaa/30769 ) paired with the NIH and NIL projections of sea level rise. Awaiting
confirmation from DEP on this.
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Timeframe Sea Level Rise Sea Level RiseTotal # Maps
2040NOAA Intermediate LowNOAA Intermediate High2
2070 NOAA Intermediate Low NOAA Intermediate High2
2100NOAA Intermediate LowNOAA Intermediate High2
2
Table 4 - Storm Surge + FEMAStorm Surge Module of HAZUS (will
approximate flood elevations to category storm events, 1-5)
Timeframe Sea Level RiseStorm Surge Total #
Maps
Present DayCurrent Sea Level 100- and 500-year 2
storm
2040 NOAA Intermediate Low NOAA Intermediate High100- and 500-year 4
storm
2070 NOAA Intermediate Low NOAA Intermediate High100- and 500-year 4
storm
2100 NOAA Intermediate Low NOAA Intermediate High100- and 500-year 4
storm
Table 5 - Rainfall with Future Boundary Conditions Modified to
Consider Sea Level Rise and High Tide
Timeframe High Tide + Sea Level Rise + Rainfall Total # Maps
5
Present Day25-year 24 hour; 50-year 24 hour; 100-year 24 hour; 4
6
500-year 24 hour
7
2040 NOAA Intermediate 25-year, 100-year 100-year 24 hour 2
High Rainfall Rainfall
2070 NOAA Intermediate 25-year 24 hour 100-year 24 hour 2
HighRainfallRainfall
8
2100 NOAA Intermediate 25-year 24 hour 100-year 24 hour 2
HighRainfallRainfall
Table 6 - Compound Flooding
Total #
Timeframe Sea Level Rise + Storm Surge (100-year) +
Maps
100-year 24 hour Rainfall + High Tide
High NOAA 100-year 25-year 24
Present Day 1
Tide Intermediate High storm hr Rainfall
Present Day High NOAA 100-year 100-year 24 1
Tide Intermediate High storm hr Rainfall
Present Day High NOAA 500-year 25-year 24 1
Tide Intermediate High storm hr Rainfall
2
Depends on best available data between NOAA v. FEMA.
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Total #
Timeframe Sea Level Rise + Storm Surge (100-year) +
Maps
100-year 24 hour Rainfall + High Tide
Present Day High NOAA 500-year 100-year 24 1
Tide Intermediate High storm hr
2040 High NOAA Intermediate NOAA 100-year 25-year 24 2
Tide Low Intermediate High storm hr Rainfall
High NOAA Intermediate NOAA 100-year 100-year 24
2040 2
Tide Low Intermediate High storm hr Rainfall
2040 High NOAA Intermediate NOAA 500-year 25-year 24 2
Tide Low Intermediate High storm hr Rainfall
2040 High NOAA Intermediate NOAA 500-year 100-year 24 2
Tide Low Intermediate High storm hr Rainfall
2070 High NOAA Intermediate NOAA 100-year 25-year 24 2
Tide Low Intermediate High storm hr Rainfall
2070 High NOAA Intermediate NOAA 100-year 100-year 24 2
Tide Low Intermediate High storm hr Rainfall
High NOAA Intermediate NOAA 500-year 25-year 24
2070 2
Tide Low Intermediate High storm hr Rainfall
2070 High NOAA Intermediate NOAA 500-year 100-year 24 2
Tide Low Intermediate High storm hr Rainfall
2100 High NOAA Intermediate NOAA 100-year 25-year 24 2
Tide Low Intermediate High storm hr Rainfall
2100 High NOAA Intermediate NOAA 100-year 100-year 24 2
Tide Low Intermediate High storm hr Rainfall
2100 High NOAA Intermediate NOAA 500-year 25-year 24 2
Tide Low Intermediate High storm hr Rainfall
High NOAA Intermediate NOAA 500-year 100-year 24
2100 2
Tide Low Intermediate High storm hr Rainfall
The team also used the Sea Level Affecting Marshes Model (SLAMM) to evaluate future impacts
on shorelines and habitats as a function of land elevation, tide range, sea level rise and other
environmental factors.
4.
developed watershed
a.
storms using a hydrologic and hydraulic study with a hydrograph approach
climate change and sea level rise for 10-, 25- & 100-year storm events.
General Overview for the WMP
A hydrologic and hydraulic model for Monroe County watersheds was created using HEC-RAS and
ArcPro/Arc Hydro. The result was the delineation of approximately 314 watershed basinswithin
unincorporated Monroe County. For existing conditions this model embedded the best available
stormwater infrastructure collected from Monroe County into the DEM along with SFWMD land
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Monroe County2026 Watershed MasterPlan
cover data and NRCS soil data to most effectively simulate hydrological activity during present
day 10-, 25-, and 100-year 24-hour rainfall eventswithin the Keys. Table 7 provides an inventory
of the stormwater infrastructure utilizedin the rainfall model. This report also includes a
hydrographtabulatingtime of concentration of overland flow for each delineated watershed
basin utilizing the NRCS TR-55 (Technical Release 55) Urban Hydrology methodology (Appendix
C).
Table 7 - Stormwater Infrastructure Inventory
Storm Water InfrastructureQuantity of Structures
Catch Basins 228
Inlets 64
Outfalls 17
Trench Drains144
Injection Wells 16
Manholes 65
Stormwater Pipes 181
For future conditions the model considered increasedintensity for future 10-, 25-, and 100-year
24-hour rainfall events, 2040, 2070, and 2100 mean sea level conditions and king tide events, and
proposed elevation ofroadway networks to assess how drainage in the County will be affected
as rainfall intensity and sea levels increase. Considering future land use, Monroe County utilizes
a 4-tier system, Tier 1 represents environmentally sensitive lands, Tier 2 represents transition or
sprawl reduction areas, specifically in Big Pine Key and No Name Key, Tier 3 represents infill areas,
which are identified as areas with lots that are 50% or more developed, and Tier 3-A represents
special protection areas, typically for environmentally sensitive areas that have been fragmented
by roads are have be infiltrated by exotic plant species. The Tier designation assists in
determining whether the County allows permits to be issued or rejected. Based on the Tier
overlay, future land use is unlikely to significantly change (Figures 7 and 8).
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Figure 7 - Tier Overlay (Upper Monroe County)
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Figure 8 - Tier Overlay (Lower Monroe County)
Rainfall
The 10-yr 24-hr, 25-yr 24-hr, and 100-yr 24-hr storm events were modeledin HEC-RAS. The
rainfall quantities for the existing conditions (2025 scenario) were determined using the NOAA
Atlas 14 Point Precipitation Frequency Estimates for the Project area. Future rainfall change
factors for Monroe County were used to adjust NOAA depth of rainfall for future scenarios 2040,
2070, and 2100 (SFWMD, 2022). Future rainfall depths for 2040, 2070, and 2100were
determined based on the product of the existing rainfall depth and the corresponding future
rainfall change factoras displayed in Table 8.
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Table 8 - Design Storm Events
FrequencyDuration Total Rainfall Existing 2025 ScenarioTotal Rainfall 2040, 2070, 2100
(years)(hours)(inches)Scenarios (inches)
10 24 7.70 8.47
25 24 9.93 11.14
1002413.7016.07
Source: NOAA, 2023
The modeled area consists of residential, commercial, and natural areas. The initial stages were
setbased on the bestavailable LiDAR data (2019), SFWMDland cover data (2022), and NRCS soil
survey data. This geospatial data provides dry conditions, which is uploaded into HEC-
RAS allowing this software to account for Monroe County's topography,impervious versus
pervious surface area, and the infiltration rates of the land cover types and soilcompositions.
The NOAA precipitation values indicated above are then inserted into the HEC-RAS model to
generate conditions that Monroe County is expected to experience during the rainfall scenarios
described above.
Subbasin Area
The DEM acquired to delineate the County’s watersheds was created based on the 2019 USGS
Topobathy NOAA FL Keys LiDAR spanning from Ocean Reef to Key West. The Fill Void ESRI tool
was utilized to ensure that no elevation discrepancies were located in the DEM that may affect
the basin delineation results. Because of the unique geography of the Keys, the initial basin
delineation outputs generated over 30,000 watershed basins across all of Monroe County,
seemed impractical. Therefore, the DEM was hydro-conditioned to account for roadway crowns
and direct drainage into the ocean, which more accurately determines where rainfall is staging
up. (Figures 9 and 10). The result of utilizing this method was the delineation of approximately
4,000 watersheds across all of Monroe County, 314 of which encompass unincorporated Monroe
County. (Figures 11 and 12).
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Figure 9 - Hydro-Conditioned DEM (Upper Monroe County)
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Figure 10 - Hydro-Conditioned DEM (Lower Monroe County)
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Figure 11 - Watershed Basin Delineation (Upper Monroe County)
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Figure 12 - Watershed Basin Delineation (Lower Monroe County)
Curve Number Method
This model utilizes the soil information and land use data in the map layers and intersects the
two datasets to calculate surface runoff (sheet flow, and shallow flow) via the Technical Release
55 (TR-55) curve number (CN) guidance (NRCS, 1986). Inputs into the model calculations include
a curve number set (Table 9) with all relevant combinations of land use zones and soil zones.
Once mapped, soil and land use tables were used inHEC-RAS to compute rainfall exposure. The
soil table was populated using data from the SSURGO database. The model uses this information
to determine surface runoff from each union of land use type and soil type within the
dataset. Curve Number, Land Use, and Soil Hydrologic Group values are summarized in Table 9.
The respective soils maps for Monroe County are shown in Figures 13 and 14.
Table 9 - Curve Number Soil Parameters
HYDROLOGIC
FLUCCS CODEFLUCSDESC CURVE NUMBER
GROUP
1100Residential Low Density < 2 Dwelling Units Per AcreA 50
1100Residential Low Density < 2 Dwelling Units Per AcreA/D 81.5
1100Residential Low Density < 2 Dwelling Units Per AcreC 79
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Monroe County2026 Watershed MasterPlan
HYDROLOGIC
FLUCCS CODEFLUCSDESC CURVE NUMBER
GROUP
1100Residential Low Density < 2 Dwelling Units Per AcreC/D 81.5
1100Residential Low Density < 2 Dwelling Units Per AcreD84
1200Residential Med Density 2 To 5 Dwelling Units Per Acre A 57
1200Residential Med Density 2 To 5 Dwelling Units Per Acre A/D 83.5
1200Residential Med Density 2 To 5 Dwelling Units Per Acre C 81
1200Residential Med Density 2 To 5 Dwelling Units Per Acre C/D 83.5
1200Residential Med Density 2 To 5 Dwelling Units Per AcreD86
1300Residential High Density A 77
1300Residential High Density A/D 91
1300Residential High Density C 90
1300Residential High Density C/D 91
1300Residential High Density D92
1400Commercial And Services A 89
1400Commercial And Services A/D 94.5
1400Commercial And ServicesC94
1400Commercial And Services C/D 94.5
1400Commercial And Services D95
1500Industrial A 81
1500Industrial A/D 92
1500Industrial C 91
1500Industrial C/D 92
1500Industrial D93
1600ExtractiveA 77
1600ExtractiveA/D 92.5
1600ExtractiveC 91
1600ExtractiveC/D 92.5
1600ExtractiveD94
1700Institutional A 69
1700Institutional A/D 88.5
1700Institutional C 87
1700Institutional C/D 88.5
1700Institutional D90
1800Recreational A 49
1800Recreational A/D 81.5
1800Recreational C 79
1800Recreational C/D 81.5
1800Recreational D84
1900Open Land A 39
1900Open Land A/D 77
1900Open Land C 74
1900Open Land C/D 77
1900Open Land D80
2500Specialty Farms A 59
2500Specialty Farms A/D 84
2500Specialty Farms C 82
2500Specialty Farms C/D 84
2500Specialty Farms D86
3100Herbaceous Upland Nonforested A 63
3100Herbaceous Upland Nonforested A/D 85
3100Herbaceous Upland Nonforested C 81
3100Herbaceous Upland Nonforested C/D 85
3100Herbaceous Upland Nonforested D89
3200Shrub And BrushlandA 35
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Monroe County2026 Watershed MasterPlan
HYDROLOGIC
FLUCCS CODEFLUCSDESC CURVE NUMBER
GROUP
3200Shrub And BrushlandA/D 73.5
3200Shrub And BrushlandC 70
3200Shrub And BrushlandC/D 73.5
3200Shrub And BrushlandD77
3300Mixed Rangeland A 49
3300Mixed Rangeland A/D 81.5
3300Mixed RangelandC79
3300Mixed Rangeland C/D 81.5
3300Mixed Rangeland D84
3300Mixed Rangeland W 100
4100Upland Coniferous ForestA 45
4100Upland Coniferous ForestA/D 80
4100Upland Coniferous ForestC 77
4100Upland Coniferous ForestC/D 80
4100Upland Coniferous ForestD83
4200Upland Hardwood Forest A 36
4200Upland Hardwood Forest A/D 76
4200Upland Hardwood Forest C 73
4200Upland Hardwood Forest C/D 76
4200Upland Hardwood Forest D79
4300Upland Hardwood Forests Continued A 36
4300Upland Hardwood Forests Continued A/D 76
4300Upland Hardwood Forests Continued C 73
4300Upland Hardwood Forests Continued C/D 76
4300Upland Hardwood Forests Continued D79
5100Streams and waterways A 100
5100Streams and waterways A/D 100
5100Streams and waterways C 100
5100Streams and waterways C/D 100
5200LakesA 100
5200LakesA/D 100
5200LakesC 100
5200LakesC/D 100
5200LakesD100
5300Reservoirs A 100
5300Reservoirs A/D 100
5300Reservoirs C 100
5300Reservoirs C/D 100
5300Reservoirs D100
5400Bays and estuaries A 100
5400Bays and estuaries A/D 100
5400Bays and estuaries C 100
5400Bays and estuaries C/D 100
5400Bays and estuaries D100
5700Ocean and GulfA 100
5700Ocean and GulfA/D 100
5700Ocean and GulfC 100
5700Ocean and GulfC/D 100
5700Ocean and GulfD100
6100Wetland Hardwood Forests A 98
6100Wetland Hardwood Forests A/D 98
6100Wetland Hardwood Forests C 98
6100Wetland Hardwood Forests C/D 98
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Monroe County2026 Watershed MasterPlan
HYDROLOGIC
FLUCCS CODEFLUCSDESC CURVE NUMBER
GROUP
6100Wetland Hardwood Forests D98
6200Wetland Coniferous Forests A 98
6200Wetland Coniferous Forests A/D 98
6200Wetland Coniferous Forests C 98
6200Wetland Coniferous Forests C/D 98
6200Wetland Coniferous Forests D98
6300Wetland Forested MixedA98
6300Wetland Forested Mixed A/D 98
6300Wetland Forested Mixed C 98
6300Wetland Forested Mixed C/D 98
6300Wetland Forested Mixed D98
6400Vegetated Non-Forested Wetlands A 98
6400Vegetated Non-Forested Wetlands A/D 98
6400Vegetated Non-Forested Wetlands C 98
6400Vegetated Non-Forested WetlandsC/D98
6400Vegetated Non-Forested Wetlands D98
6500Non-Vegetated Wetlands A 98
6500Non-Vegetated Wetlands A/D 98
6500Non-Vegetated Wetlands C 98
6500Non-Vegetated Wetlands C/D 98
6500Non-Vegetated Wetlands D98
7100Beaches other than swimmingA 77
7100Beaches other than swimmingA/D 92.5
7100Beaches other than swimmingC 91
7100Beaches other than swimmingC/D 92.5
7100Beaches other than swimmingD94
7400Disturbed A 77
7400Disturbed A/D 92.5
7400Disturbed C 91
7400Disturbed C/D 92.5
7400Disturbed D94
8100Transportation A 81
8100Transportation A/D 92
8100Transportation C 91
8100Transportation C/D 92
8100Transportation D93
8200Communication A 81
8200Communication A/D 92
8200Communication C 91
8200Communication C/D 92
8200Communication D93
8300Utilities A 81
8300Utilities A/D 92
8300Utilities C 91
8300Utilities C/D 92
8300Utilities D93
Source: SFWMD, 2022, Checked by Gary Qiu
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Monroe County2026Watershed MasterPlan
Figure 13-Hydrologic Soil Groups and Land Cover (Upper Monroe
County)
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Monroe County2026Watershed MasterPlan
Figure 14-Hydrologic Soil Groups and Land Cover (LowerMonroe
County)
Time of concentration (Tc) is the time required for surface runoff to travel from the hydrologically
most distant point in a subbasin to the subbasin outlet (or another chosen reference point). In
this project, Tc is derived using the NRCS TR-55 principles, which distinguish overland flow,
shallow concentrated flow, and open channel flow segments along the flow path. The method
ensures that we capture real-world slope, land cover, and velocity variations. This method is
typically utilized for smaller watershed basin, however, in context of Monroe County being an
island chain the basins are relatively smaller than non-island watersheds.
DEM-Driven Flow Analysis
Flow Accumulation and D8 Flow Direction
A high-resolution DEM of Monroe County supplies the ground surface data.
Standard GIS procedures identify sink points (lowest elevations) and trace the “longest path”
from each subbasin’s highest (or furthest) point to that sink.
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These flow polylines represent the critical travel path for subbasin runoff.
Extracting Slope & Velocity
Using the DEM, a slope raster is generated, assigning slope (% or ft/ft) to each pixel.
A velocity raster—reflecting land cover, slope, and other roughness data—provides per-pixel
velocity estimates. Rather than assuming a constant 2.5 ft/s, we measure actual or modeled
velocities.
Each flow polyline “samples” these velocity/slope values, allowing for more realistic travel times.
Overland, Shallow Concentrated, and Channel Flows
Following TR-55 guidelines, overland flow (sheet flow)is typically limited to the first 100 feet of
flow from the subbasin’s highest area.Manning’s n is assigned based on predominant land cover
(e.g., from Florida Land Use Cover Classification). This ensures surface roughness is accurately
represented early in the flow path. Once overland flow coalesces, shallow concentrated flow
occurs. TR-
segment is on paved surfaces. Otherwise, it remains unpaved. Slope and velocity data define how
quickly runoff accelerates during shallow concentrated flow. As runoff enters a recognizable
channel or ditch, flow becomes more uniform and is computed with channel characteristics (open
channel flow). Slope (ft/ft) and typical velocity ranges apply, as determined by the DEM and
velocity raster.
To segment the flow path, the script automatically identifies distinct segments where overland,
shallow concentrated, or channel flow apply. Each segment obtains its average slope and average
velocity from the raster data. Each segment’s travel time is computed using standard TR-55 or
equivalent flow equations (e.g., Manning’s for overland flow, shallow flow velocity formulas,
channel flow equations). Distances, slopes, and roughness (n-values) factor into the velocity or
travel-time formula. Segment travel times are then summed to yield a total Tc for the subbasin.
If the computed Tc is below 10 minutes, a minimum of 10 minutes is enforced, matching standard
hydrologic practice. Where the DEM indicates extremely flat terrain, we assume a minimum slope
of 0.001 ft/ft. This prevents unrealistically low flow times due to near-zero slopes.
Based on the results of the time of concentration analysis for Monroe County, out of the 314
basins that were assessed, 145 experience a time of concentration of 10 minutes or less, 95
basins experience a time of concentration between 11 to 20 minutes, 32 basin experience a time
of concentration between 21 to 30 minutes, 13 basins experience a time of concentration
between 31 to 40 minutes, and 2 basins experience time of concentration between 41 to 50
minutes. The greater the time of concentration, the more rapidly a basin is projected to flood
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Monroe County2026 Watershed MasterPlan
and to stay flooded over a longer period of time. For the complete Time of Concentration Table,
see Appendix C.
Hydraulics
A lack of directly surveyed stormwater outfall structures resulted in exercising engineering
judgement based on adjacent survey data and LiDAR data to determine where certain
stormwater infrastructure discharged and connected to the remaining system.
Based on thebest available LiDAR data the majority of the available stormwater infrastructure
data is located in low lying areas within high density residential areas. The elevation of the
stormwater structuresranges from below sea level to roughly 4 feet in NAVD88 relative to
MHHW. The structures located at the lower elevations are most at risk of failure as result of
future sea level rise and high intensity rainfall events which put communities reliant on these
structures at a heightened risk as well.
Hydraulic modeling utilizing HEC-RAS involves using Manning roughness coefficients computed
from land cover data (Florida Land Use Cover Classification). The coefficients help determine flow
rates for sheet flow and shallow concentrated flow. The SCS Curve Number model was integrated
with HEC-RAS softwareto determine infiltrationand runoffbased on land use and soil
information from the USDA NRCS Soil Development Toolbox and SSURGO.
This report considered boundary conditions for the present day and future (2040, 2070, and
2100)mean sea level, while also considering boundary conditions for present day and future
(2040, 2070, and 2100) king tide events. Mean sea level projections were generated solely
utilizing the NOAA Intermediate High sea level rise projections from the Key West Tide gauge
8724580 in accordance with the Vulnerability Assessment requirements.Table 10
summarizesthe mean current and future sea level rise values.
Table 10 - Boundary Condition Elevations based on Sea Level Rise
Projections for Monroe County from NOAA Intermediate High, 2017
SLR scenario for Monroe Countyusing the Elevation for Boundary Condition basedNOAA
Key West Tide Gauge (NOAA station 8724580)2017 Int High (feet NAVD88 relative to MHHW)
2025 0.58
2040 1.42
2070 3.31
2100 6.17
Source: NOAA Intermediate High, 2017
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Monroe County2026 Watershed MasterPlan
The King Tide and Normal Wind Setup Analysis for Monroe County, Florida (King tide, 2020)
assessed 3 active tide gage stations located in Monroe County Florida. The study derived king
tides (highest astronomical tides within a minimum period of 19 years) and normal wind setup
levels that were then added to the recommended sea level rise projections (from NOAA, 2017).
Results of the study concluded the most conservative tide gauge at the highest tidal range and
normal wind setup levels, the Naples location, be the basis of stillwater levels during non-storm
conditions along the coastline of the Florida Keys within Monroe County. However, to maintain
consistency with the ongoing Vulnerability Assessment and to comply with Section 380.093(3),
F.S. requirements to conduct Vulnerability Assessments, the sea level rise projection for the Key
West Tide gauge was used to determine the mean sea level boundary condition and king tide
extent. Therefore, the present day and future king tide projections were calculated byextracting
high tide records from the Key West tide gauge to encompass the full Metonic cycle, a 19-year
period that captures the full range of tidal change influenced by the orbital cycle of the moon.
The high tide values are then projected forward using the NOAA Intermediate High sea level
values and then multiplied by an exceedance value of 98% to acquire a present day and future
king tide elevation that may occur 7 days out of the year. Table 11 summarizes the projected
king tide elevations.
Table 11 - Boundary Condition Elevations based on Sea Level Rise
Projections for Monroe County from King Tides
SLR Scenario for Monroe County Using the Key Elevation for Boundary Condition in NAVD88
West Tide Gauge (station 8724580) relative to MHHW (ft)
2025 1.23
2040 2.51
2070 4.62
21007.66
Source: NOAA Intermediate High, 2017 Monroe County Vulnerability Assessment, 2024
Comparison between the mean sea level present day and future plus the modeled rainfall events
and king tides present day and future plus modeled rainfall events are provided in Appendix B.
It is important to note that based on the overall delineation approach to the Monroe County
watershed, resulting basins were mostly classified as open basins with direct overland flow
connections to the coastal boundary node, leading to limited storage volume within the basins
themselves. The maximum stage for each basin is primarily determined by the coastal boundary
condition elevation rather than the intensity of the rainfall event.
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Monroe County2026 Watershed MasterPlan
The Monroe County Future Tier Overlayindicates that the current land use pattern will not be
drastically altered in the future. Monroe County anticipates little future development, most of
which will be residential in nature. Since the existing conditions Florida Land Use and Cover
Classification System (FLUCCS) map includes areas of future development, the corresponding
existing land use also serves as the future land use as presented in Table 12 and Table 13. Land
use data representing land cover conditions was derived from the most recent statewide FLUCCS
code database (2022). Most of the unincorporated Monroe County watershed, excluding the
mainland areas, is classified as wetlands (72.26%). Urban areas make up the second largest
portion of the county (15.1%), divided into low, medium, and high residential (11.25%), and
commercial, recreational, industrial, institutional, and open land uses (1.94%). This is followed by
water (6.32%), Transportation/utilities at 2.4%, and Upland Non-Forested/Forested/Barren Land
at 1.94%, 1.65%, and 0.33% respectively.
A total of 32 land use categories are present in the watersheds of Monroe County. This
information is summarized by the Land Use Code in Tables 12 and 13 and is illustrated in Figures
15 and 16.
Table 12 - Existing/Future Land Use Summary Aggregated
FLUCC SERIES
Land Use Description Area (acres) Percent of Total Area
SUMMARY
1Urban and Built-Up 11060.4515.1%
2Agriculture5.47<0.01%
3Upland Nonforested1419.291.94%
4Upland Forest1211.761.65%
5Water 4634.516.32%
6Wetlands 52988.1072.26%
7Barren Land 247.790.33%
8Transportation, Communications, Utilities1761.162.40%
Grand Total 73,328.53100.0%
Source: SFWMD, 2022
Table 13 - Details of Existing/Future Land Use Summary
FLUCC SERIES Land Use Description Area (acres) Impervious Percent Percent of
SUMMARY of Total Area Total Area
1100 Residential Low Density 2006.89 0.43 2.88
1200 Residential Medium Density 4277.98 2.15 6.13
1300 Residential High Density 1561.53 1.86 2.24
1400 Commercial and Services 1182.43 1.53 1.70
1500 Industrial 39.78 <0.01 <0.01
1700 Institutional 150.76 0.20 0.22
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Monroe County2026 Watershed MasterPlan
FLUCC SERIES Land Use Description Area (acres) Impervious Percent Percent of
SUMMARY of Total Area Total Area
1800 Recreational 611.98 0 0.01
1900 Open Land 679.93 0 0.01
2500Specialty Farms5.230<0.01
<0.01
3100 Herbaceous upland, non-forested 49.27 0
3200 Shrub and Brushland 1332.15 0 1.91
3300 Mixed upland, non-forested 33.69 0 <0.01
4100 Pine Forests1003.86 0 1.44
4200 Upland Hardwood Forests 185.9000.27
4300 Upland Mixed Forests 10.61 0 <0.01
5100 Streams and Waterways 92.07 0.13 0.13
5300 Reservoirs 414.80 0.59 0.59
5400 Bays and Estuaries 2939.66 4.22 4.22
5700 Oceans Seas and Gulfs 109.92 0.16 0.16
6100 Wetland Hardwood Forests 41942.24 0 60.14
6200 Hydric Pines and Cypress 110.17 0 0.16
6300 Wetland Forest Mixed 71.6 0 0.10
6400 Vegetated Non-Forested Wetlands 5782.65 0 8.29
6500 Non-Vegetated Wetlands 3158.41 0 4.53
7200 Sand other than beaches8.98 0 <0.01
7300 Exposed Rock/Barren Land2.79 0 <0.01
7400 Disturbed Lands 191.62 0 0.27
8100 Transportation 1659.94 2.14 2.38
8200 Communications 13.62 0 <0.01
8300 Utilities 107.550.14 0.15
Grand Total 69,737.84 13.55% 98.00%
Source: FLUCCS, 2019 & SJRWMD 2022, Chapter 3: Watershed Hydrology, Appendix 3.A.: Land Use
Classification/Grouping from SJRWMD Technical Reports
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Figure 15 - Land Cover (Upper Monroe County)
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Monroe County2026Watershed MasterPlan
Figure 16 - Land Cover (Lower Monroe County)
b.
The HEC-RAS model was assessed for the Monroe County watersheds on an overall basis.
Localized inundation on a subbasin level was not assessed on a granular level due to limited
survey and stormwater infrastructure data. Since most basins within Monroe County were
classified as open basins with direct overland connections to the coast, most flood inundation is
a result of the coastal tides and sea level rise compared to the localized runoff from subbasins.
Therefore, most of the future inundation is expected to be a result of the sea level rise rather
than future planned redevelopment.
c. -year
determine local problems.
The HEC-RAS model was set up to address the current 2025 scenario, as well as to represent
future conditions in 2040, 2070, and 2100 to assess impacts of sea level rise when compared to
the existing conditions 2025 scenario. Each scenario was assessed based on two projected sea
level rise sources as previously stated (i.e. 1) NOAA Int-High Mean Sea Level (2017) and 2) NOAA
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Monroe County2026Watershed MasterPlan
Int-Highwith King Tides (2017). The difference in those projections is the consideration of high
tide events that are expected to reach an elevation of 1.23 feet with current mean sea level, 2.5
feet with 2040 mean sea level conditions, 4.62feet with 2070 mean sea level conditions, and 7.7
feet with 2100 mean sea level conditions approximately 7 days out of the year based on historic
tide gauge data. Tabular data indicating the results of the sea level rise and king tide study
combined with rainfall events and proposed roadway improvements can be foundin Tables14
to 22.Most of the basins in the Monroe County watershedswere classified as open basins with
direct connections to the coast and therefore are less influenced by the intensity of the rainfall
events compared to the projected elevations of the sea level rise and king tide events.
d.
Differences in runoff from current to future conditions were determined to be minimal based on
the available existing conditions and future land use classifications for the Monroe County
watersheds. Existing available lands with a designated land use were conservatively modeled in
the existing conditions with the designated current land use in place.Additionally, it was
determined based on Monroe County’s Rate of Growth Ordinance (ROGO) As of March 2024,
unincorporated Monroe County had about 154 market-rate ROGO permits remaining for
distribution through 2026, with an additional 144 ROGO permits in reserve. These units will not
make a significant difference on the flooding extents for the project locations identified later in
this Plan as the adjacent parcels were originally designed assuming full build out. Additionally,
Monroe County consists of primarily open basins. Consequently, any discharge that would
contribute to local flooding generally discharges towards the coast. Therefore, the minor change
between the existing land use/future land use classifications would result in minimal overall
increases to runoff and flood risks due to the direct surface connection to the coast.
e. 10-year, 25-year, and 100-year
rainfall events.
The scope for this Plan includes recommendations for the 10-year, 25-year, and 100-year 24-hour
rainfall events. The extent of this analysis was limited to scenarios up to and including the 2040
project sea level rise and high tide flooding with the 10-year, 25-year, and 100-year 24-hour
events in intensity, as the 2070 and 2100 scenarios carry greater uncertainty in projected
inundation and long-term viability of infrastructure improvements implemented today. A
summary of the proposed projects is provided in Section 6. Each of the proposed alternatives has
been evaluated for their impacts on runoff rates and flood depths for the 10-year, 25-year, and
100-year storm events. The elevating roadway project recommendation provides vertical grade
adjustments without increased impervious surface area and does not contribute additional
runoff to the adjacent properties or coastal systems. Similarly, the elevating finished floor project
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Monroe County2026Watershed MasterPlan
recommendation raises structural elevations without adversely impacting surface water
hydrology, resulting in no increase to runoff rates or adverse impacts to adjacent properties and
canal systems. Furthermore, the pump-assisted injection well project recommendation
discharges stormwater runoff directly into the surficial aquifer rather to adjacent canals or
downstream properties. Modeling results supports that this does not increase runoff rates or
result in adverse impacts during the 10, 25, and 100-year storm events.
5. For
the impacts of the NOAA Intermediate 2100 sea level rise
scenario on the 100-year rainfall event
a. It is highly recommended to include 2 other scenarios up to 2100, which
could be based on sea level for 2-
of sea level rise within this period.
The HEC-RAS model was set up to address the 2025 present-day time frame representing existing
conditions, as well as the 2040, 2070, and 2100 to assess impacts of sea level rise. Present day
mean sea level conditions inundation scenario was excluded from this illustrative depiction, as
the 2040 projection provides a more accurate representation of long-term risk and more clearly
identifies the area’s most vulnerable to future sea level rise and tidal inundation. Each scenario
was evaluated for 10-year 24-hour, 25-year 24 hour, and 100-year 24-hour design storm events.
The existing model results were primarily used to determine probable level of service based on
mean inundation that current roadways are projected to experience during the present day 10-,
25-, and 100-year 24-hour rainfall and present day king tide events, while also assessing impacts
to roadways caused by 2040, 2070, and 2100 rainfall, sea level rise, and king tide events. The
flood exposure to 13 different project areas was assessed, and project recommendations were
made to protect critical facilities, commercial facilities, and residential housing, ensure sufficient
ingress and egress to and from different parts of the county, and improve flood storage capacity.
A summary of the project recommendations can be found in Section 6.
Comparison of Present and Future Road
The tables below focuson the comparison between existing conditions of essential roadways
identified in the Keys Road Projects based on present day 10-, 25-and 100-year 24-hour rainfall
events with proposed conditions based on a collaboration of HDR’s roadway adaptation concepts
and projected flood modeling results. For proposed conditions, roadway profiles were
conceptually proposed to be raised between 0.37 ft and 1.5ft (from existing NAVD88 grades).
Conceptually proposed raised roadway depths were guided by the resulting flood rasters from
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Monroe County2026Watershed MasterPlan
the modeled NOAA 2040 intermediate high scenario plus King Tides scenario and are intended
to satisfy common industry standard minimum flood protection level of service applied in this
analysis (see Section 6), noting that Monroe County regulations do not currently define a
flood-protection LOS. To limit adverse drainage impacts on affected adjacent properties, the
proposed roadway elevation increase is capped at 1.5 ft for the purposes of this effort. The
proposed-condition results for the various projects shown in the Tables 14to 22 reflect roadway
raises within this range under 2040 SLR + 10-, 25-, and 100-year rainfall events and 2040 king tide
+ 25-year rainfall. HDR’s Keys Roads concepts also recommended stormwater infrastructure
upgrades. However, such improvements were excluded from the model for the purposes of this
high-level evaluation. Potential available lands suitable for future stormwater implementation
are also identified in the Project Recommendations section.
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Monroe County 2026 Watershed Master Plan
Table 14 - Existing & Proposed Conditions’ Maximum Flood Depth for Present Day & Future 10-
Year Rainfall Events and Current & Future Sea Level Rise (feet NAVD88 relative to MHHW) -
Project 1
Proposed Conditions Maximum Flood Depth (ft) exceeding 1 ft
Existing Conditions Flood Depth (ft) *
below FFE
Key/Region Parcel ID
2025 10 Year 2040 10 Year 2070 10 Year 2100 10 Year 2025 10 Year 2040 10 Year 2070 10 Year 2100 10 Year
Rainfall + Sea Rainfall + Sea Rainfall + Sea Rainfall + Sea Rainfall + Sea Rainfall + Sea Rainfall + Sea Rainfall + Sea
Level Rise Level Rise Level Rise Level Rise Level Rise Level Rise Level Rise Level Rise
3567 25
Stock Island 0.35 0.47 2.19 5.7 0 0 0 2.16
00124440000000
3567 25
Stock Island 0.1 0.14 1.94 5.45 0 0 0 1.3
00132620000000
3567 25
Stock Island 0.42 0.56 2.26 5.77 0 0 0 3.18
00123700000000
Summerland 2766 28
0.61 0.82 2.45 5.96 0 0 0 1.71
Key 00114740000000
Summerland 2566 28
0.11 0.14 1.95 5.46 0 0 0 0.91
Key 00194720000000
Summerland 2566 28
0.05 0.05 1.89 5.4 0 0 0 1.16
Key 00194720000000
Summerland 2666 28
0.19 0.25 2.03 5.54 0 0 0 1.06
Key 00190660000000
Summerland 3566 28
0.39 0.51 2.23 5.74 0 0 0 2.28
Key 00189010000000
Summerland 2666 28
0.76 1.01 2.6 6.11 0 0 0 2.94
Key 00190670000000
Summerland 2666 28
0.25 0.33 2.09 5.6 0 0 0 1.45
Key 00114680000000
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Monroe County 2026 Watershed Master Plan
Proposed Conditions Maximum Flood Depth (ft) exceeding 1 ft
Existing Conditions Flood Depth (ft) *
below FFE
Key/Region Parcel ID
2025 10 Year 2040 10 Year 2070 10 Year 2100 10 Year 2025 10 Year 2040 10 Year 2070 10 Year 2100 10 Year
Rainfall + Sea Rainfall + Sea Rainfall + Sea Rainfall + Sea Rainfall + Sea Rainfall + Sea Rainfall + Sea Rainfall + Sea
Level Rise Level Rise Level Rise Level Rise Level Rise Level Rise Level Rise Level Rise
3266 29
Ramrod Key 0.14 0.19 1.98 5.49 0.00 0.00 0.00 3.23
00204790000000
1366 28
Big Torch 0.34 0.45 2.18 5.69 0.00 0.00 0.00 2.03
00112670000000
2966 29
Ramrod Key 0.15 0.20 1.99 5.50 0.00 0.00 0.00 1.29
00209971002900
3066 29
Ramrod Key 0.28 0.38 2.12 5.63 0.00 0.00 0.00 1.73
00211200000100
3466 29
Big Pine Key 0.33 0.45 2.17 5.68 0.00 0.00 0.00 2.22
00247000000000
2566 29
Big Pine Key 0.05 0.03 1.89 5.40 0.00 0.00 0.00 1.15
00110400000000
3466 29
Big Pine Key 0.13 0.17 1.97 5.48 0.00 0.00 0.00 1.43
00247000000000
2566 29
Big Pine Key 0.16 0.21 2.00 5.51 0.00 0.00 0.00 1.82
00110400000000
2666 29
Big Pine Key 0.05 0.00 1.89 5.40 0.00 0.00 0.00 1.00
00111690000100
1466 29
Big Pine Key 0.05 0.03 1.89 5.40 0.00 0.00 0.00 0.93
00310040000000
1366 29
Big Pine Key 0.31 0.42 2.15 5.66 0.00 0.00 0.00 2.25
00308950000000
2666 29
Big Pine Key 0.25 0.33 2.09 5.60 0.00 0.00 0.00 1.20
00111070089000
2466 29
Big Pine Key 0.41 0.55 2.25 5.76 0.00 0.00 0.00 1.20
00286360000000
2666 29
Big Pine Key 0.05 0.05 1.89 5.40 0.00 0.00 0.00 0.83
00111690000100
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Monroe County 2026 Watershed Master Plan
Proposed Conditions Maximum Flood Depth (ft) exceeding 1 ft
Existing Conditions Flood Depth (ft) *
below FFE
Key/Region Parcel ID
2025 10 Year 2040 10 Year 2070 10 Year 2100 10 Year 2025 10 Year 2040 10 Year 2070 10 Year 2100 10 Year
Rainfall + Sea Rainfall + Sea Rainfall + Sea Rainfall + Sea Rainfall + Sea Rainfall + Sea Rainfall + Sea Rainfall + Sea
Level Rise Level Rise Level Rise Level Rise Level Rise Level Rise Level Rise Level Rise
Little Torch 2866 29
0.11 0.15 1.95 5.46 0.00 0.00 0.00 0.96
Key 00217710000000
Little Torch 2866 29
0.15 0.20 1.99 5.50 0.00 0.00 0.00 2.58
Key 00113720000000
Little Torch 2866 29
0.13 0.17 1.97 5.48 0.00 0.00 0.00 1.28
Key 00215830000000
Little Torch 2166 29
0.28 0.37 2.12 5.63 0.00 0.00 0.00 2.47
Key 00214840000000
Little Torch 2866 29
0.05 0.03 1.89 5.40 0.00 0.00 0.00 1.65
Key 00215110000000
1466 29
Big Pine Key 0.08 0.11 1.92 5.43 0.00 0.00 0.00 0.97
00310950000000
2566 29
Big Pine Key 0.05 0.05 1.89 5.40 0.00 0.00 0.00 2.65
00308020000000
1566 29
Big Pine Key 0.45 0.60 2.29 5.80 0.00 0.00 0.00 3.36
00266960000000
2266 29
Big Pine Key 0.06 0.08 1.90 5.41 0.00 0.00 0.00 1.35
00269140000000
Little Torch 2166 29
0.50 0.67 2.34 5.85 0.00 0.00 0.00 2.70
Key 00214840000000
2566 29
Big Pine Key 0.16 0.22 2.00 5.51 0.00 0.00 0.00 2.97
00308290000000
2762 38
Tavernier 1.08 1.44 2.92 6.43 0.00 0.00 1.05 4.56
00089490000000
3361 39
Key Largo 0.60 0.80 2.44 5.95 0.00 0.00 1.42 4.93
00502370000000
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Monroe County 2026 Watershed Master Plan
Proposed Conditions Maximum Flood Depth (ft) exceeding 1 ft
Existing Conditions Flood Depth (ft) *
below FFE
Key/Region Parcel ID
2025 10 Year 2040 10 Year 2070 10 Year 2100 10 Year 2025 10 Year 2040 10 Year 2070 10 Year 2100 10 Year
Rainfall + Sea Rainfall + Sea Rainfall + Sea Rainfall + Sea Rainfall + Sea Rainfall + Sea Rainfall + Sea Rainfall + Sea
Level Rise Level Rise Level Rise Level Rise Level Rise Level Rise Level Rise Level Rise
3261 39
Key Largo 0.10 0.14 1.94 5.45 0.00 0.00 0.00 1.09
00499500000000
2861 39
Key Largo 0.24 0.33 2.08 5.59 0.00 0.00 0.00 2.27
00523310000000
2361 39
Key Largo 0.40 0.54 2.24 5.75 0.00 0.00 0.00 1.73
00086970000000
1461 39
Key Largo 0.49 0.65 2.33 5.84 0.00 0.00 0.00 1.40
00469430000000
1461 39
Key Largo 1.01 1.34 2.85 6.36 0.00 0.00 0.66 4.17
00085990000100
0161 39
Key Largo 0.58 0.77 2.42 5.93 0.00 0.00 0.00 2.49
00510540000000
0161 39
Key Largo 0.27 0.36 2.11 5.62 0.00 0.00 0.56 4.07
00513980000000
3660 39
Key Largo 0.68 0.90 2.52 6.03 0.03 0.25 1.87 5.38
00083770000000
*Note that the Existing Conditions Flood Depth represents the average projected inundation depth for the nearest adjacent roadway or building whichever is greater
Page 71
Monroe County 2026 Watershed Master Plan
Table 15 - Existing & Proposed Conditions’ Maximum Flood Depth for Present Day & Future 25-
Year Rainfall Events and Current & Future Sea Level Rise (feet NAVD88 relative to MHHW) plus
King Tides - Project 1
Proposed Conditions Maximum Flood Depth (ft) exceeding 1 ft
Existing Conditions Flood Depth (ft) *
below FFE
Key/Region Parcel ID
2025 25 Year 2040 25 Year 2070 25 Year 2100 25 Year 2025 25 Year 2040 25 Year 2070 25 Year 2100 25 Year
Rainfall + SLR Rainfall + SLR Rainfall + SLR Rainfall + SLR Rainfall + SLR Rainfall + SLR Rainfall + SLR Rainfall + SLR
+ King Tide + King Tide + King Tide + King Tide + King Tide + King Tide + King Tide + King Tide
3567 25
Stock Island 0.87 1.17 2.71 6.22 0.00 0.00 0.00 2.68
00124440000000
3567 25
Stock Island 1.33 0.34 3.67 7.28 0.00 0.00 0.00 3.13
00132620000000
3567 25
Stock Island 2.22 1.39 4.56 8.17 0.00 0.00 1.98 5.59
00123700000000
Summerland 2766 28
1.68 2.05 4.02 7.63 0.00 0.00 0.00 3.38
Key 00114740000000
Summerland 2566 28
1.37 0.35 3.71 7.32 0.00 0.00 0.00 2.77
Key 00194720000000
Summerland 2566 28
1.79 0.12 4.13 7.74 0.00 0.00 0.00 3.50
Key 00194720000000
Summerland 2666 28
1.71 0.64 4.05 7.66 0.00 0.00 0.00 3.18
Key 00190660000000
Summerland 3566 28
1.88 1.29 4.22 7.83 0.00 0.00 0.77 4.38
Key 00189010000000
Summerland 2666 28
1.95 2.53 4.29 7.90 0.00 0.00 1.12 4.73
Key 00190670000000
Summerland 2666 28
1.61 0.83 3.95 7.56 0.00 0.00 0.00 3.41
Key 00114680000000
3266 29
Ramrod Key 2.18 0.46 4.52 8.13 0.00 0.00 2.26 5.87
00204790000000
Page 72
Monroe County 2026 Watershed Master Plan
Proposed Conditions Maximum Flood Depth (ft) exceeding 1 ft
Existing Conditions Flood Depth (ft) *
below FFE
Key/Region Parcel ID
2025 25 Year 2040 25 Year 2070 25 Year 2100 25 Year 2025 25 Year 2040 25 Year 2070 25 Year 2100 25 Year
Rainfall + SLR Rainfall + SLR Rainfall + SLR Rainfall + SLR Rainfall + SLR Rainfall + SLR Rainfall + SLR Rainfall + SLR
+ King Tide + King Tide + King Tide + King Tide + King Tide + King Tide + King Tide + King Tide
1366 28
Big Torch 1.68 1.13 4.02 7.63 0.00 0.00 0.36 3.97
00112670000000
2966 29
Ramrod Key 1.99 0.50 4.33 7.94 0.00 0.00 0.11 3.72
00209971002900
3066 29
Ramrod Key 1.93 0.95 4.27 7.88 0.00 0.00 0.36 3.97
00211200000100
3466 29
Big Pine Key 1.63 1.12 3.97 7.58 0.00 0.00 0.50 4.11
00247000000000
2566 29
Big Pine Key 1.78 0.08 4.12 7.73 0.00 0.00 0.00 3.48
00110400000000
3466 29
Big Pine Key 1.78 0.43 4.12 7.73 0.00 0.00 0.07 3.68
00247000000000
2566 29
Big Pine Key 1.32 0.52 3.66 7.27 0.00 0.00 0.00 3.59
00110400000000
2666 29
Big Pine Key 2.28 0.00 4.62 8.23 0.00 0.00 0.22 3.83
00111690000100
1466 29
Big Pine Key 1.71 0.09 4.05 7.66 0.00 0.00 0.00 3.19
00310040000000
1366 29
Big Pine Key 1.74 1.05 4.08 7.69 0.00 0.00 0.67 4.28
00308950000000
2666 29
Big Pine Key 1.50 0.83 3.84 7.45 0.00 0.00 0.00 3.05
00111070089000
2466 29
Big Pine Key 1.90 1.38 4.24 7.85 0.00 0.00 0.00 3.28
00286360000000
2666 29
Big Pine Key 2.19 0.11 4.53 8.14 0.00 0.00 0.00 3.57
00111690000100
Little Torch 2866 29
2.10 0.37 4.44 8.05 0.00 0.00 0.00 3.54
Key 00217710000000
Page 73
Monroe County 2026 Watershed Master Plan
Proposed Conditions Maximum Flood Depth (ft) exceeding 1 ft
Existing Conditions Flood Depth (ft) *
below FFE
Key/Region Parcel ID
2025 25 Year 2040 25 Year 2070 25 Year 2100 25 Year 2025 25 Year 2040 25 Year 2070 25 Year 2100 25 Year
Rainfall + SLR Rainfall + SLR Rainfall + SLR Rainfall + SLR Rainfall + SLR Rainfall + SLR Rainfall + SLR Rainfall + SLR
+ King Tide + King Tide + King Tide + King Tide + King Tide + King Tide + King Tide + King Tide
Little Torch 2866 29
2.00 0.51 4.34 7.95 0.00 0.00 1.42 5.03
Key 00113720000000
Little Torch 2866 29
1.93 0.43 4.27 7.88 0.00 0.00 0.07 3.68
Key 00215830000000
Little Torch 2166 29
1.90 0.92 4.24 7.85 0.00 0.00 1.08 4.69
Key 00214840000000
Little Torch 2866 29
2.09 0.07 4.43 8.04 0.00 0.00 0.68 4.29
Key 00215110000000
1466 29
Big Pine Key 2.15 0.28 4.49 8.10 0.00 0.00 0.02 3.63
00310950000000
2566 29
Big Pine Key 1.71 0.13 4.05 7.66 0.00 0.00 1.30 4.91
00308020000000
1566 29
Big Pine Key 1.58 1.51 3.92 7.53 0.00 0.00 1.48 5.09
00266960000000
2266 29
Big Pine Key 2.09 0.21 4.43 8.04 0.00 0.00 0.36 3.97
00269140000000
Little Torch 2166 29
1.45 1.67 3.79 7.40 0.00 0.00 0.64 4.25
Key 00214840000000
2566 29
Big Pine Key 1.99 0.55 4.33 7.94 0.00 0.00 1.78 5.39
00308290000000
2762 38
Tavernier 2.16 3.59 4.50 8.11 0.29 1.72 2.63 6.24
00089490000000
3361 39
Key Largo 2.22 1.99 4.56 8.17 1.20 0.97 3.54 7.15
00502370000000
3261 39
Key Largo 2.02 0.34 4.36 7.97 0.00 0.00 0.00 3.60
00499500000000
2861 39
Key Largo 1.70 0.82 4.04 7.65 0.00 0.00 0.72 4.33
00523310000000
Page 74
Monroe County 2026 Watershed Master Plan
Proposed Conditions Maximum Flood Depth (ft) exceeding 1 ft
Existing Conditions Flood Depth (ft) *
below FFE
Key/Region Parcel ID
2025 25 Year 2040 25 Year 2070 25 Year 2100 25 Year 2025 25 Year 2040 25 Year 2070 25 Year 2100 25 Year
Rainfall + SLR Rainfall + SLR Rainfall + SLR Rainfall + SLR Rainfall + SLR Rainfall + SLR Rainfall + SLR Rainfall + SLR
+ King Tide + King Tide + King Tide + King Tide + King Tide + King Tide + King Tide + King Tide
2361 39
Key Largo 2.02 1.35 4.36 7.97 0.00 0.00 0.34 3.95
00086970000000
1461 39
Key Largo 1.92 1.63 4.26 7.87 0.00 0.00 0.00 3.43
00469430000000
1461 39
Key Largo 2.19 3.36 4.53 8.14 0.01 1.17 2.35 5.96
00085990000100
0161 39
Key Largo 1.86 1.94 4.20 7.81 0.00 0.00 0.76 4.37
00510540000000
0161 39
Key Largo 1.53 0.90 3.87 7.48 0.00 0.00 2.32 5.93
00513980000000
3660 39
Key Largo 2.08 2.26 4.42 8.03 1.43 1.61 3.77 7.38
00083770000000
*Note that the Existing Conditions Flood Depth represents the average projected inundation depth for the nearest adjacent roadway or building whichever is greater
Table 16 - Existing & Proposed Conditions’ Maximum Flood Depth for Present Day & Future 100-
Year Rainfall Events and Current & Future Sea Level Rise (feet NAVD88 relative to MHHW) -
Project 1
Proposed Conditions Maximum Flood Depth (ft) exceeding 1 ft
Existing Conditions Flood Depth (ft) *
below FFE
2025 100 2040 100 2070 100 2100 100 2025 100 2040 100 2070 100 2100 100
Key/Region Parcel ID
Year Rainfall Year Rainfall Year Rainfall Year Rainfall Year Rainfall Year Rainfall Year Rainfall Year Rainfall
+ Sea Level + Sea Level + Sea Level + Sea Level + Sea Level + Sea Level + Sea Level + Sea Level
Rise Rise Rise Rise Rise Rise Rise Rise
3567 25
Stock Island 0.52 0.70 2.36 5.87 0.00 0.00 0.00 2.33
00124440000000
Page 75
Monroe County 2026 Watershed Master Plan
Proposed Conditions Maximum Flood Depth (ft) exceeding 1 ft
Existing Conditions Flood Depth (ft) *
below FFE
2025 100 2040 100 2070 100 2100 100 2025 100 2040 100 2070 100 2100 100
Key/Region Parcel ID
Year Rainfall Year Rainfall Year Rainfall Year Rainfall Year Rainfall Year Rainfall Year Rainfall Year Rainfall
+ Sea Level + Sea Level + Sea Level + Sea Level + Sea Level + Sea Level + Sea Level + Sea Level
Rise Rise Rise Rise Rise Rise Rise Rise
3567 25
Stock Island 0.15 0.20 1.99 5.50 0.00 0.00 0.00 1.35
00132620000000
3567 25
Stock Island 0.62 0.83 2.46 5.97 0.00 0.00 0.00 3.39
00123700000000
Summerland 2766 28
0.92 1.23 2.76 6.27 0.00 0.00 0.00 2.02
Key 00114740000000
Summerland 2566 28
0.16 0.21 2.00 5.51 0.00 0.00 0.00 0.96
Key 00194720000000
Summerland 2566 28
0.06 0.07 1.90 5.41 0.00 0.00 0.00 1.16
Key 00194720000000
Summerland 2666 28
0.29 0.38 2.13 5.64 0.00 0.00 0.00 1.16
Key 00190660000000
Summerland 3566 28
0.58 0.77 2.42 5.93 0.00 0.00 0.00 2.47
Key 00189010000000
Summerland 2666 28
1.14 1.52 2.98 6.49 0.00 0.00 0.00 3.32
Key 00190670000000
Summerland 2666 28
0.37 0.50 2.21 5.72 0.00 0.00 0.00 1.57
Key 00114680000000
3266 29
Ramrod Key 0.21 0.28 2.05 5.56 0.00 0.00 0.00 3.30
00204790000000
1366 28
Big Torch 0.51 0.68 2.35 5.86 0.00 0.00 0.00 2.20
00112670000000
2966 29
Ramrod Key 0.23 0.30 2.07 5.58 0.00 0.00 0.00 1.36
00209971002900
3066 29
Ramrod Key 0.43 0.57 2.27 5.78 0.00 0.00 0.00 1.87
00211200000100
3466 29
Big Pine Key 0.50 0.67 2.34 5.85 0.00 0.00 0.00 2.39
00247000000000
2566 29
Big Pine Key 0.05 0.05 1.89 5.40 0.00 0.00 0.00 1.15
00110400000000
Page 76
Monroe County 2026 Watershed Master Plan
Proposed Conditions Maximum Flood Depth (ft) exceeding 1 ft
Existing Conditions Flood Depth (ft) *
below FFE
2025 100 2040 100 2070 100 2100 100 2025 100 2040 100 2070 100 2100 100
Key/Region Parcel ID
Year Rainfall Year Rainfall Year Rainfall Year Rainfall Year Rainfall Year Rainfall Year Rainfall Year Rainfall
+ Sea Level + Sea Level + Sea Level + Sea Level + Sea Level + Sea Level + Sea Level + Sea Level
Rise Rise Rise Rise Rise Rise Rise Rise
3466 29
Big Pine Key 0.19 0.26 2.03 5.54 0.00 0.00 0.00 1.50
00247000000000
2566 29
Big Pine Key 0.23 0.31 2.07 5.58 0.00 0.00 0.00 1.90
00110400000000
2666 29
Big Pine Key 0.05 0.00 1.89 5.40 0.00 0.00 0.00 1.00
00111690000100
1466 29
Big Pine Key 0.05 0.05 1.89 5.40 0.00 0.00 0.00 0.93
00310040000000
1366 29
Big Pine Key 0.47 0.63 2.31 5.82 0.00 0.00 0.00 2.41
00308950000000
2666 29
Big Pine Key 0.37 0.50 2.21 5.72 0.00 0.00 0.00 1.32
00111070089000
2466 29
Big Pine Key 0.62 0.83 2.46 5.97 0.00 0.00 0.00 1.41
00286360000000
2666 29
Big Pine Key 0.05 0.07 1.89 5.40 0.00 0.00 0.00 0.83
00111690000100
Little Torch 2866 29
0.17 0.22 2.01 5.52 0.00 0.00 0.00 1.01
Key 00217710000000
Little Torch 2866 29
0.23 0.31 2.07 5.58 0.00 0.00 0.00 2.66
Key 00113720000000
Little Torch 2866 29
0.20 0.26 2.04 5.55 0.00 0.00 0.00 1.35
Key 00215830000000
Little Torch 2166 29
0.42 0.55 2.26 5.77 0.00 0.00 0.00 2.61
Key 00214840000000
Little Torch 2866 29
0.05 0.04 1.89 5.40 0.00 0.00 0.00 1.65
Key 00215110000000
1466 29
Big Pine Key 0.13 0.17 1.97 5.48 0.00 0.00 0.00 1.01
00310950000000
2566 29
Big Pine Key 0.06 0.08 1.90 5.41 0.00 0.00 0.00 2.65
00308020000000
Page 77
Monroe County 2026 Watershed Master Plan
Proposed Conditions Maximum Flood Depth (ft) exceeding 1 ft
Existing Conditions Flood Depth (ft) *
below FFE
2025 100 2040 100 2070 100 2100 100 2025 100 2040 100 2070 100 2100 100
Key/Region Parcel ID
Year Rainfall Year Rainfall Year Rainfall Year Rainfall Year Rainfall Year Rainfall Year Rainfall Year Rainfall
+ Sea Level + Sea Level + Sea Level + Sea Level + Sea Level + Sea Level + Sea Level + Sea Level
Rise Rise Rise Rise Rise Rise Rise Rise
1566 29
Big Pine Key 0.68 0.91 2.52 6.03 0.00 0.00 0.08 3.59
00266960000000
2266 29
Big Pine Key 0.10 0.13 1.94 5.45 0.00 0.00 0.00 1.38
00269140000000
Little Torch 2166 29
0.75 1.00 2.59 6.10 0.00 0.00 0.00 2.95
Key 00214840000000
2566 29
Big Pine Key 0.25 0.33 2.09 5.60 0.00 0.00 0.00 3.05
00308290000000
2762 38
Tavernier 1.62 2.15 3.46 6.97 0.00 0.28 1.59 5.10
00089490000000
3361 39
Key Largo 0.89 1.19 2.73 6.24 0.00 0.17 1.72 5.23
00502370000000
3261 39
Key Largo 0.15 0.20 1.99 5.50 0.00 0.00 0.00 1.14
00499500000000
2861 39
Key Largo 0.37 0.49 2.21 5.72 0.00 0.00 0.00 2.39
00523310000000
2361 39
Key Largo 0.61 0.81 2.45 5.96 0.00 0.00 0.00 1.93
00086970000000
1461 39
Key Largo 0.73 0.98 2.57 6.08 0.00 0.00 0.00 1.64
00469430000000
1461 39
Key Largo 1.51 2.01 3.35 6.86 0.00 0.00 1.17 4.68
00085990000100
0161 39
Key Largo 0.87 1.16 2.71 6.22 0.00 0.00 0.00 2.78
00510540000000
0161 39
Key Largo 0.40 0.54 2.24 5.75 0.00 0.00 0.70 4.21
00513980000000
3660 39
Key Largo 1.02 1.36 2.86 6.37 0.37 0.71 2.21 5.72
00083770000000
*Note that the Existing Conditions Flood Depth represents the average projected inundation depth for the nearest adjacent roadway or building whichever is greater
Page 78
Monroe County 2026 Watershed Master Plan
Table 17 - Existing & Proposed Conditions’ Maximum Flood Depth for Present Day & Future 10-
Year Rainfall Events and Current & Future Sea Level Rise (feet NAVD88 relative to MHHW) -
Project 2
Proposed Conditions Maximum Flood Depth (ft) exceeding 1 ft
Existing Conditions Flood Depth (ft) exceeding 1 ft below FFE
below FFE
Key/Region Parcel ID
2025 10 Year 2040 10 Year 2070 10 Year 2100 10 Year 2025 10 Year 2040 10 Year 2070 10 Year 2100 10 Year
Rainfall + Sea Rainfall + Sea Rainfall + Sea Rainfall + Sea Rainfall + Sea Rainfall + Sea Rainfall + Sea Rainfall + Sea
Level Rise Level Rise Level Rise Level Rise Level Rise Level Rise Level Rise Level Rise
3567 25
Stock Island 0.18 0.55 1.9 5.38 0.03 0.3 1.02 3.64
00126270000000
3567 25
Stock Island 0.16 0.49 1.88 5.36 0.03 0.27 1.02 3.68
00125350000000
Summerland 3566 28
0.14 0.42 1.86 5.34 0.03 0.29 1.04 4.02
Key 00189030000000
Summerland 2666 28
0.17 0.53 1.89 5.37 0.04 0.28 1.01 2.96
Key 00114780000100
3066 29
Ramrod Key 0.18 0.56 1.9 5.38 0.04 0.26 1.06 3.53
00211540000000
2966 29
Ramrod Key 0.16 0.5 1.88 5.36 0.04 0.27 1.01 3.47
00210811012300
Little Torch 2166 29
0.14 0.42 1.86 5.34 0.05 0.21 1.03 3.32
Key 00214560000000
1366 29
Big Pine Key 0.27 0.88 1.99 5.47 0.05 0.26 1.11 3.06
00309870000000
2566 29
Big Pine Key 0.14 0.41 1.86 5.34 0.04 0.19 1.06 3.72
00306980000000
2666 29
Big Pine Key 0.22 0.7 1.94 5.42 0.04 0.3 1.06 3.03
00111420002100
Page 79
Monroe County 2026 Watershed Master Plan
Proposed Conditions Maximum Flood Depth (ft) exceeding 1 ft
Existing Conditions Flood Depth (ft) exceeding 1 ft below FFE
below FFE
Key/Region Parcel ID
2025 10 Year 2040 10 Year 2070 10 Year 2100 10 Year 2025 10 Year 2040 10 Year 2070 10 Year 2100 10 Year
Rainfall + Sea Rainfall + Sea Rainfall + Sea Rainfall + Sea Rainfall + Sea Rainfall + Sea Rainfall + Sea Rainfall + Sea
Level Rise Level Rise Level Rise Level Rise Level Rise Level Rise Level Rise Level Rise
2662 38
Tavernier 0.19 0.6 1.91 5.39 0.04 0.23 1.03 3.37
00489135004401
2861 39
Key Largo 0.09 0.25 1.81 5.33 0.05 0.31 1.05 3.75
00523240000000
1461 39
Key Largo 0.2 0.63 1.92 5.44 0.05 0.27 1.05 3.82
00468390000000
0161 39
Key Largo 0.16 0.48 1.88 5.4 0.03 0.28 1.05 2.98
00510770000000
1366 28
Big Torch Key 0.19 0.6 1.91 5.43 0.04 0.19 1.06 3.33
00243623000100
Table 18 - Existing & Proposed Conditions’ Maximum Flood Depth for Present Day & Future 25-
Year Rainfall Events and Current & Future Sea Level Rise (feet NAVD88 relative to MHHW) plus
King Tides - Project 2
Proposed Conditions Maximum Flood Depth (ft) exceeding 1 ft
Existing Conditions Flood Depth (ft) exceeding 1 ft below FFE
below FFE
Key/Region Parcel ID
2025 25-Year 2040 25-Year 2070 25-Year 2100 25-Year 2025 25-Year 2040 25-Year 2070 25-Year 2100 25-Year
Rainfall + SLR Rainfall + SLR Rainfall + SLR Rainfall + SLR Rainfall + SLR Rainfall + SLR Rainfall + SLR Rainfall + SLR
+ King Tide + King Tide + King Tide + King Tide + King Tide + King Tide + King Tide + King Tide
3567 25
Stock Island 0.5 1.73 3.57 7.08 0.05 0.73 2.57 6.08
00126270000000
3567 25
Stock Island 0.48 1.64 3.48 6.99 0.07 0.64 2.48 5.99
00125350000000
Summerland 3566 28
0.42 1.44 3.28 6.79 0.02 0.44 2.28 5.79
Key 00189030000000
Page 80
Monroe County 2026 Watershed Master Plan
Proposed Conditions Maximum Flood Depth (ft) exceeding 1 ft
Existing Conditions Flood Depth (ft) exceeding 1 ft below FFE
below FFE
Key/Region Parcel ID
2025 25-Year 2040 25-Year 2070 25-Year 2100 25-Year 2025 25-Year 2040 25-Year 2070 25-Year 2100 25-Year
Rainfall + SLR Rainfall + SLR Rainfall + SLR Rainfall + SLR Rainfall + SLR Rainfall + SLR Rainfall + SLR Rainfall + SLR
+ King Tide + King Tide + King Tide + King Tide + King Tide + King Tide + King Tide + King Tide
Summerland 2666 28
0.5 1.71 3.55 7.06 0.11 0.71 2.55 6.06
Key 00114780000100
3066 29
Ramrod Key 0.5 1.73 3.57 7.08 0.07 0.73 2.57 6.08
00211540000000
2966 29
Ramrod Key 0.49 1.67 3.51 7.02 0.09 0.67 2.51 6.02
00210811012300
Little Torch 2166 29
0.42 1.44 3.28 6.79 0.07 0.44 2.28 5.79
Key 00214560000000
1366 29
Big Pine Key 0.57 1.97 3.81 7.32 0.07 0.97 2.81 6.32
00309870000000
2566 29
Big Pine Key 0.41 1.42 3.26 6.77 0.05 0.42 2.26 5.77
00306980000000
2666 29
Big Pine Key 0.53 1.84 3.68 7.19 0.07 0.84 2.68 6.19
00111420002100
2662 38
Tavernier 0.51 1.76 3.6 7.11 0.08 0.76 2.6 6.11
00489135004401
2861 39
Key Largo 0.27 0.92 2.76 6.27 0.08 0.08 1.76 5.27
00523240000000
1461 39
Key Largo 0.52 1.79 3.63 7.14 0.09 0.79 2.63 6.14
00468390000000
0161 39
Key Largo 0.47 1.61 3.45 6.96 0.07 0.61 2.45 5.96
00510770000000
1366 28
Big Torch Key 0.51 1.76 3.6 7.11 0.1 0.76 2.6 6.11
00243623000100
Page 81
Monroe County 2026 Watershed Master Plan
Table 19 - Existing & Proposed Conditions’ Maximum Flood Depth for Present Day & Future 100-
Year Rainfall Events and Current & Future Sea Level Rise (feet NAVD88 relative to MHHW) -
Project 2
Proposed Conditions Maximum Flood Depth (ft) exceeding 1 ft
Existing Conditions Flood Depth (ft) exceeding 1 ft below FFE
below FFE
2025 100-2040 100-2070 100-2100 100-2025 100-2040 100-2070 100-2100 100-
Key/Region Parcel ID
Year Rainfall Year Rainfall Year Rainfall Year Rainfall Year Rainfall Year Rainfall Year Rainfall Year Rainfall
+ Sea Level + Sea Level + Sea Level + Sea Level + Sea Level + Sea Level + Sea Level + Sea Level
Rise Rise Rise Rise Rise Rise Rise Rise
3567 25
Stock Island 0.21 0.61 2.02 5.53 0.14 0.11 1.14 4.03
00126270000000
3567 25
Stock Island 0.19 0.55 2 5.51 0.16 0.12 1.14 3.74
00125350000000
Summerland 3566 28
0.17 0.48 1.98 5.49 0.14 0.16 1.16 3.78
Key00189030000000
Summerland 2666 28
0.2 0.59 2.01 5.52 0.15 0.14 1.13 4.63
Key 00114780000100
3066 29
Ramrod Key 0.21 0.62 2.02 5.53 0.16 0.18 1.18 4.06
00211540000000
2966 29
Ramrod Key 0.19 0.56 2 5.51 0.07 0.12 1.13 4.32
00210811012300
Little Torch 2166 29
0.17 0.48 1.98 5.49 0.07 0.15 1.15 3.69
Key 00214560000000
1366 29
Big Pine Key 0.3 0.94 2.11 5.62 0.09 0.15 1.23 4.77
00309870000000
2566 29
Big Pine Key 0.17 0.47 1.98 5.49 0.13 0.17 1.18 4.38
00306980000000
2666 29
Big Pine Key 0.25 0.76 2.06 5.57 0.1 0.13 1.18 3.97
00111420002100
2662 38
Tavernier 0.22 0.66 2.03 5.54 0.17 0.14 1.15 4.77
00489135004401
2861 39
Key Largo 0.12 0.31 1.93 5.44 0.09 0.19 1.17 3.88
00523240000000
1461 39
Key Largo 0.23 0.69 2.04 5.55 0.13 0.16 1.17 4.08
00468390000000
Page 82
Monroe County 2026 Watershed Master Plan
Proposed Conditions Maximum Flood Depth (ft) exceeding 1 ft
Existing Conditions Flood Depth (ft) exceeding 1 ft below FFE
below FFE
2025 100-2040 100-2070 100-2100 100-2025 100-2040 100-2070 100-2100 100-
Key/Region Parcel ID
Year Rainfall Year Rainfall Year Rainfall Year Rainfall Year Rainfall Year Rainfall Year Rainfall Year Rainfall
+ Sea Level + Sea Level + Sea Level + Sea Level + Sea Level + Sea Level + Sea Level + Sea Level
Rise Rise Rise Rise Rise Rise Rise Rise
0161 39
Key Largo 0.19 0.54 2 5.51 0.15 0.22 1.17 4.71
00510770000000
1366 28
Big Torch Key 0.22 0.66 2.03 5.54 0.11 0.18 1.18 3.82
00243623000100
Table 20 - Existing & Proposed Conditions’ Maximum Flood Depth for Present Day & Future 10-
Year Rainfall Events and Current & Future Sea Level Rise (feet NAVD88 relative to MHHW) -
Project 3
Existing Conditions Flood Depth (ft) Proposed Conditions Max. Flood Depth (ft)
Existing Mean
2019 USGS
2025 10 2040 10 2070 10 2100 10 2025 10 2040 10 2070 10 2100 10
Key/Region Roadway
Year Year Year Year Year Year Year Year
Elevation (ft
Rainfall + Rainfall + Rainfall + Rainfall + Rainfall + Rainfall + Rainfall + Rainfall +
NAVD88)
Sea Level Sea Level Sea Level Sea Level Sea Level Sea Level Sea Level Sea Level
Rise Rise Rise Rise Rise Rise Rise Rise
Bay Harbor / Camp Pleasant 1.83 0.05 0.71 1.89 5.40 0.13 0.15 0.17 3.00
Bay Haven 1.96 0.03 0.08 1.87 5.38 0.13 0.17 0.21 2.05
Big Pine Key - Big Pine Key Inc. /
1.74 0.92 0.95 2.76 6.27 0.10 0.13 1.13 3.84
Piney Point
Page 83
Monroe County 2026 Watershed Master Plan
Existing Conditions Flood Depth (ft) Proposed Conditions Max. Flood Depth (ft)
Existing Mean
2019 USGS
2025 10 2040 10 2070 10 2100 10 2025 10 2040 10 2070 10 2100 10
Key/Region Roadway
Year Year Year Year Year Year Year Year
Elevation (ft
Rainfall + Rainfall + Rainfall + Rainfall + Rainfall + Rainfall + Rainfall + Rainfall +
NAVD88)
Sea Level Sea Level Sea Level Sea Level Sea Level Sea Level Sea Level Sea Level
Rise Rise Rise Rise Rise Rise Rise Rise
Big Pine Key - Big Pine Shores /
2.05 0.38 0.53 2.22 5.73 0.13 0.15 0.28 3.20
Koehns
Big Pine Key - Kinercha 1.50 0.07 0.91 1.91 5.42 0.13 0.19 0.52 3.33
Big Pine Key - Pine Heights / Pine
2.01 0.49 0.59 2.33 5.84 0.13 0.15 0.43 2.89
Ridge
Bluewater Trailer Village / Harris
Ocean Park Estates / Palma Sola /
1.66 0.41 0.47 2.25 5.76 0.13 0.15 0.70 3.57
Ocean Park Village / Key Largo
Beach
Boca Chica Ocean Shores /
Caribbean Park / Geiger Mobile 2.17 0.58 0.87 2.42 5.93 0.13 0.15 0.36 2.61
Homes
Breezeswept Beach Estates 1.98 0.65 0.94 2.49 6.00 0.11 0.09 0.62 3.30
Buttonwood Shores 1.56 0.31 0.60 2.15 5.66 0.13 0.15 2.26 4.29
Conch Key 1.92 0.88 1.17 2.72 6.23 0.12 0.12 0.91 3.13
Coral Shores Estates Mobile
Homes Sections 1 And 2 / SR 4A /
Ladies Acre Amended 1st
2.08 0.38 0.67 2.22 5.73 0.13 0.15 0.25 2.94
Addition / Mates Beach, Plats 2-
4, And 6 / Windward Beach
Estates
Cross Key Waterway Estates And
1.95 0.69 0.98 2.53 6.04 0.13 0.15 2.64 5.16
Twin Lakes
Cudjoe Key - Blimp Road 1.97 0.63 0.77 2.47 5.98 0.08 0.22 0.61 3.59
Cudjoe Key - Cudjoe Gardens 1.27 0.33 0.62 2.17 5.68 0.13 0.15 1.01 3.31
Page 84
Monroe County 2026 Watershed Master Plan
Existing Conditions Flood Depth (ft) Proposed Conditions Max. Flood Depth (ft)
Existing Mean
2019 USGS
2025 10 2040 10 2070 10 2100 10 2025 10 2040 10 2070 10 2100 10
Key/Region Roadway
Year Year Year Year Year Year Year Year
Elevation (ft
Rainfall + Rainfall + Rainfall + Rainfall + Rainfall + Rainfall + Rainfall + Rainfall +
NAVD88)
Sea Level Sea Level Sea Level Sea Level Sea Level Sea Level Sea Level Sea Level
Rise Rise Rise Rise Rise Rise Rise Rise
Cudjoe Key - Cudjoe Ocean
Shores Amended Section 2A / 1.98 0.48 0.49 2.32 5.83 0.13 0.17 0.45 3.24
Cutthroat Harbor Estates
Cuthroat Harbor Estates / Cudjoe
1.93 0.48 0.73 2.32 5.83 0.03 0.15 0.50 3.23
Ocean Shores
Dobies Amd 2.01 0.02 0.50 1.86 5.37 0.13 0.15 0.21 2.84
Doctor's Arm / Punta Brisa 2.06 0.98 1.27 2.82 6.33 0.19 0.48 0.87 3.61
Dove Creek Estates 1.72 0.41 0.83 2.25 5.76 0.13 0.21 0.64 3.55
Duck Key 1.89 0.44 0.68 2.28 5.79 0.13 0.16 0.50 3.51
Eden Pines Colony / Eden Pines
1.98 0.20 0.64 2.04 5.55 0.13 0.15 0.17 3.00
Colony 1st And 3rd Additions
Gulfrest Park / Bayview Park /
Coppitt Subdivision Amended /
2.11 0.60 0.89 2.44 5.95 0.13 0.30 0.44 3.38
Johnsonville / Gulfview / Similar
Sound Section
Indian Mound Estates / Crane
1.86 0.89 1.18 2.73 6.24 0.20 0.49 0.98 3.82
Blvd
Jolly Roger Estates 2.23 0.80 1.09 2.64 6.15 0.13 0.25 0.52 3.21
Key Deer Blvd / Port Pine Heights
1.87 0.70 0.73 2.54 6.05 0.03 0.06 0.78 3.64
/ Kyle-Dyer
Page 85
Monroe County 2026 Watershed Master Plan
Existing Conditions Flood Depth (ft) Proposed Conditions Max. Flood Depth (ft)
Existing Mean
2019 USGS
2025 10 2040 10 2070 10 2100 10 2025 10 2040 10 2070 10 2100 10
Key/Region Roadway
Year Year Year Year Year Year Year Year
Elevation (ft
Rainfall + Rainfall + Rainfall + Rainfall + Rainfall + Rainfall + Rainfall + Rainfall +
NAVD88)
Sea Level Sea Level Sea Level Sea Level Sea Level Sea Level Sea Level Sea Level
Rise Rise Rise Rise Rise Rise Rise Rise
Key Haven / Racoon Key 2.07 0.63 0.74 2.47 5.98 0.15 0.26 0.51 3.56
Key Largo - Gulfstream Shores /
Knowlson Colony / Knowlson 1.50 0.60 1.04 2.44 5.95 0.23 0.67 2.55 5.71
Colony 1st Addition
Key Largo - Oceana, Anglers Park 0.65 0.79 1.08 2.63 6.14 0.04 0.33 2.74 5.52
Key Largo - Pirates Cove 1.46 0.85 1.14 2.69 6.20 0.13 0.28 2.80 5.47
Key Largo - Sunny Haven /
Tavernier Beach Amended / 1.94 0.41 0.82 2.25 5.76 0.13 0.15 0.42 3.14
Largo Beach
Key Largo - Tabernier / Camp
1.59 0.28 0.82 2.12 5.63 0.13 0.14 0.64 3.49
Pleasant
Key Largo Beach / Key Largo
Ocean Shores / Harbor Shores / 0.25 0.79 1.08 2.63 6.14 0.23 0.52 2.68 5.65
Thompsons
Key Largo City Garden Cove Plat
1.75 0.15 1.08 1.99 5.50 0.13 0.12 2.10 4.67
1, Isle Estates
Key Largo Trailer Village / Key
1.31 0.69 0.98 2.53 6.04 0.12 0.16 2.64 5.06
Largo Trailer Park 1st Addition
Page 86
Monroe County 2026 Watershed Master Plan
Existing Conditions Flood Depth (ft) Proposed Conditions Max. Flood Depth (ft)
Existing Mean
2019 USGS
2025 10 2040 10 2070 10 2100 10 2025 10 2040 10 2070 10 2100 10
Key/Region Roadway
Year Year Year Year Year Year Year Year
Elevation (ft
Rainfall + Rainfall + Rainfall + Rainfall + Rainfall + Rainfall + Rainfall + Rainfall +
NAVD88)
Sea Level Sea Level Sea Level Sea Level Sea Level Sea Level Sea Level Sea Level
Rise Rise Rise Rise Rise Rise Rise Rise
Lake Surprise Estates 1.40 0.86 1.06 2.70 6.21 0.17 0.15 2.81 5.10
Largo Sound Park / Anglers Park
1.81 0.92 1.14 2.76 6.27 0.23 0.45 2.87 5.71
Shores
Largo Sound Village 1.72 0.72 0.79 2.56 6.07 0.04 0.11 2.67 5.52
Largo Sound Village / Mandalay /
1.63 0.40 0.69 2.24 5.75 0.13 0.30 0.72 3.86
Ocean Park Village
Little Torch Key - King Cove Road 2.31 0.72 1.01 2.56 6.07 0.13 0.15 0.36 2.39
Lower Sugarloaf Key - SR 939A 1.98 0.62 1.01 2.46 5.97 0.13 0.23 0.59 3.34
Maloney / Sun Krest / Lincoln
Gardens 1 And 2 / Balido 1 And 2
1.91 0.89 1.18 2.73 6.24 0.16 0.45 0.93 3.73
/ Lincoln Manor Estates / Robyn /
Sunshine / Shrimp Rd
Middle Torch Key - Dorns /
Middle Torch Key Estate 1.89 0.56 0.80 2.40 5.91 0.13 0.04 0.62 3.39
Amended
Mobile Homesites 1.68 0.23 0.57 2.07 5.58 0.13 0.15 2.18 4.97
No Name Key - Dolphin Estates /
1.87 0.78 0.82 2.62 6.13 0.05 0.11 0.86 3.54
Dophin Harbor Amended
Porpoise Point Section 2 / Boca
2.06 0.58 0.87 2.42 5.93 0.03 0.31 0.47 3.44
Chica Rd
Page 87
Monroe County 2026 Watershed Master Plan
Existing Conditions Flood Depth (ft) Proposed Conditions Max. Flood Depth (ft)
Existing Mean
2019 USGS
2025 10 2040 10 2070 10 2100 10 2025 10 2040 10 2070 10 2100 10
Key/Region Roadway
Year Year Year Year Year Year Year Year
Elevation (ft
Rainfall + Rainfall + Rainfall + Rainfall + Rainfall + Rainfall + Rainfall + Rainfall +
NAVD88)
Sea Level Sea Level Sea Level Sea Level Sea Level Sea Level Sea Level Sea Level
Rise Rise Rise Rise Rise Rise Rise Rise
Ramrod Key - Silber Shores
Estates / Ramrod Shores 1st 2.09 0.80 1.09 2.64 6.15 0.13 0.27 0.66 3.37
Addition / Ramrod Shores
Ramrod Shores 2nd Addition /
Ramrod Shores 3rd Addition /
2.15 0.40 0.69 2.24 5.75 0.13 0.15 0.20 2.77
Ramrod Shores Marina Section
Revised
Riviera Village Revised 1.87 0.39 0.48 2.23 5.74 0.11 0.15 2.34 4.99
Rockland Hammock / Rockland
2.30 0.36 0.41 2.20 5.71 0.13 0.15 0.21 2.81
Hammock Section 2
Saddlebunch Key - Bay Point 1.90 0.59 0.90 2.43 5.94 0.19 0.50 0.64 3.77
Saddlebunch Key - Saddlebunch
1.96 0.64 0.72 2.48 5.99 0.20 0.28 0.63 3.72
Shores
Sands / Big Pine Cove / Virgil's
1.96 0.50 0.52 2.34 5.85 0.13 0.15 0.49 3.13
Lowe
Seaside 1.36 0.68 0.88 2.52 6.03 0.13 0.19 1.27 4.11
Sexton Cove Estates 2.10 0.38 0.67 2.22 5.73 0.13 0.15 2.33 5.01
South Creek Village 1.68 0.60 1.01 2.44 5.95 0.13 0.12 2.55 5.19
Stillwright Point 1.29 0.78 1.07 2.62 6.13 0.09 0.15 2.73 4.76
Page 88
Monroe County 2026 Watershed Master Plan
Existing Conditions Flood Depth (ft) Proposed Conditions Max. Flood Depth (ft)
Existing Mean
2019 USGS
2025 10 2040 10 2070 10 2100 10 2025 10 2040 10 2070 10 2100 10
Key/Region Roadway
Year Year Year Year Year Year Year Year
Elevation (ft
Rainfall + Rainfall + Rainfall + Rainfall + Rainfall + Rainfall + Rainfall + Rainfall +
NAVD88)
Sea Level Sea Level Sea Level Sea Level Sea Level Sea Level Sea Level Sea Level
Rise Rise Rise Rise Rise Rise Rise Rise
Sugarloaf / SR 939B 2.21 0.62 0.91 2.46 5.97 0.07 0.15 0.36 2.87
Sugarloaf Key 1.88 0.59 0.74 2.43 5.94 0.05 0.20 0.66 3.65
Summerland Beach 4th Addition
1.72 0.68 0.97 2.52 6.03 0.13 0.15 0.91 2.95
/ Summerland Beach 1st Addition
Summerland Beach 7th Addition 2.10 0.72 1.01 2.56 6.07 0.19 0.48 0.57 3.57
Summerland Key - Summerland
1.38 0.09 1.19 1.93 5.44 0.13 0.15 0.66 2.86
Beach Addition No. 2
Summerland Key Cove /
Summerland Estates 2.25 0.14 0.43 1.98 5.49 0.13 0.15 0.21 2.60
Resubdivision
Summerland Yacht Harbor / Snug
1.89 0.61 0.96 2.45 5.96 0.13 0.23 0.67 3.47
Harbor
Sunrise Point / Raes Cuda Canal 1.86 0.45 0.57 2.29 5.80 0.11 0.09 0.54 3.59
Sunset Waterways / Key Largo
1.43 0.76 1.10 2.60 6.11 0.13 0.03 2.71 5.17
Park
Tavernier Cove 1.01 0.32 0.61 2.16 5.67 0.13 0.16 1.26 4.34
Tavernier Ocean Shores 1.18 0.71 1.00 2.55 6.06 0.04 0.33 1.48 4.34
Page 89
Monroe County 2026 Watershed Master Plan
Existing Conditions Flood Depth (ft) Proposed Conditions Max. Flood Depth (ft)
Existing Mean
2019 USGS
2025 10 2040 10 2070 10 2100 10 2025 10 2040 10 2070 10 2100 10
Key/Region Roadway
Year Year Year Year Year Year Year Year
Elevation (ft
Rainfall + Rainfall + Rainfall + Rainfall + Rainfall + Rainfall + Rainfall + Rainfall +
NAVD88)
Sea Level Sea Level Sea Level Sea Level Sea Level Sea Level Sea Level Sea Level
Rise Rise Rise Rise Rise Rise Rise Rise
Tropical Bay 1.84 0.75 1.04 2.59 6.10 0.09 0.38 0.86 3.73
Tropical Key Colony / Pine
Channel Estates Section 2 / Linda
2.12 0.93 1.22 2.77 6.28 0.36 0.65 0.76 3.72
Loma / Linda Loma 1st Addition /
Cahill Pines And Palms
Watson Blvd / Key Deer Blvd /
2.11 0.70 0.99 2.54 6.05 0.06 0.35 0.54 3.34
Wilder Rd
Whispering Pines / Palm Villa 1.99 0.71 1.00 2.55 6.06 0.13 0.13 0.67 3.47
Winston Waterways Amended
1.67 0.88 1.03 2.72 6.23 0.13 0.10 2.83 5.63
No. 2 / Largo Gardens
Page 90
Monroe County 2026 Watershed Master Plan
Table 21 - Existing & Proposed Conditions’ Maximum Flood Depth for Present Day & Future 25-
Year Rainfall Events and Current & Future Sea Level Rise (feet NAVD88 relative to MHHW) plus
King Tides - Project 3
Existing Conditions Flood Depth (ft) Proposed Conditions Max. Flood Depth (ft)
Existing Mean
2019 USGS 2025 25-2040 25-2070 25-2100 25-2025 25-2040 25-2070 25-2100 25-
Key/Region Roadway
Year Year Year Year Year Year Year Year
Elevation (ft Rainfall + Rainfall + Rainfall + Rainfall + Rainfall + Rainfall + Rainfall + Rainfall +
NAVD88) SLR + King SLR + King SLR + King SLR + King SLR + King SLR + King SLR + King SLR + King
Tide Tide Tide Tide Tide Tide Tide Tide
Bay Harbor / Camp Pleasant 1.83 1.35 2.11 3.69 7.30 1.18 1.40 1.82 4.90
Bay Haven 1.96 1.33 1.48 3.67 7.28 1.18 1.42 1.86 3.95
Big Pine Key - Big Pine Key Inc. /
1.74 2.22 2.35 4.56 8.17 1.15 1.38 2.78 5.74
Piney Point
Big Pine Key - Big Pine Shores /
2.05 1.68 1.93 4.02 7.63 1.18 1.40 1.93 5.10
Koehns
Big Pine Key - Kinercha 1.50 1.37 2.31 3.71 7.32 1.18 1.44 2.17 5.23
Big Pine Key - Pine Heights /
2.01 1.79 1.99 4.13 7.74 1.18 1.40 2.08 4.79
Pine Ridge
Bluewater Trailer Village /
Harris Ocean Park Estates /
1.66 1.71 1.87 4.05 7.66 1.18 1.40 2.35 5.47
Palma Sola / Ocean Park Village
/ Key Largo Beach
Boca Chica Ocean Shores /
Caribbean Park / Geiger Mobile 2.17 1.88 2.27 4.22 7.83 1.18 1.40 2.01 4.51
Homes
Breezeswept Beach Estates 1.98 1.95 2.34 4.29 7.90 1.16 1.34 2.27 5.20
Page 91
Monroe County 2026 Watershed Master Plan
Existing Conditions Flood Depth (ft) Proposed Conditions Max. Flood Depth (ft)
Existing Mean
2019 USGS 2025 25-2040 25-2070 25-2100 25-2025 25-2040 25-2070 25-2100 25-
Key/Region Roadway Year Year Year Year Year Year Year Year
Elevation (ft Rainfall + Rainfall + Rainfall + Rainfall + Rainfall + Rainfall + Rainfall + Rainfall +
NAVD88)
SLR + King SLR + King SLR + King SLR + King SLR + King SLR + King SLR + King SLR + King
Tide Tide Tide Tide Tide Tide Tide Tide
Buttonwood Shores 1.56 1.61 2.00 3.95 7.56 1.18 1.40 3.91 6.19
Conch Key 1.92 2.18 2.57 4.52 8.13 1.17 1.37 2.56 5.03
Coral Shores Estates Mobile
Homes Sections 1 And 2 / SR 4A
/ Ladies Acre Amended 1st
2.08 1.68 2.07 4.02 7.63 1.18 1.40 1.90 4.84
Addition / Mates Beach, Plats 2-
4, And 6 / Windward Beach
Estates
Cross Key Waterway Estates
1.95 1.99 2.38 4.33 7.94 1.18 1.40 4.29 7.06
And Twin Lakes
Cudjoe Key - Blimp Road 1.97 1.93 2.17 4.27 7.88 1.13 1.47 2.26 5.49
Cudjoe Key - Cudjoe Gardens 1.27 1.63 2.02 3.97 7.58 1.18 1.40 2.66 5.21
Cudjoe Key - Cudjoe Ocean
Shores Amended Section 2A / 1.98 1.78 1.89 4.12 7.73 1.18 1.42 2.10 5.14
Cutthroat Harbor Estates
Cuthroat Harbor Estates /
1.93 1.78 2.13 4.12 7.73 1.08 1.40 2.15 5.13
Cudjoe Ocean Shores
Dobies Amd 2.01 1.32 1.90 3.66 7.27 1.18 1.40 1.86 4.74
Doctor's Arm / Punta Brisa 2.06 2.28 2.67 4.62 8.23 1.24 1.73 2.52 5.51
Dove Creek Estates 1.72 1.71 2.23 4.05 7.66 1.18 1.46 2.29 5.45
Duck Key 1.89 1.74 2.08 4.08 7.69 1.18 1.41 2.15 5.41
Eden Pines Colony / Eden Pines
1.98 1.50 2.04 3.84 7.45 1.18 1.40 1.82 4.90
Colony 1st And 3rd Additions
Page 92
Monroe County 2026 Watershed Master Plan
Existing Conditions Flood Depth (ft) Proposed Conditions Max. Flood Depth (ft)
Existing Mean
2019 USGS 2025 25-2040 25-2070 25-2100 25-2025 25-2040 25-2070 25-2100 25-
Key/Region Roadway Year Year Year Year Year Year Year Year
Elevation (ft Rainfall + Rainfall + Rainfall + Rainfall + Rainfall + Rainfall + Rainfall + Rainfall +
NAVD88)
SLR + King SLR + King SLR + King SLR + King SLR + King SLR + King SLR + King SLR + King
Tide Tide Tide Tide Tide Tide Tide Tide
Gulfrest Park / Bayview Park /
Coppitt Subdivision Amended /
2.11 1.90 2.29 4.24 7.85 1.18 1.55 2.09 5.28
Johnsonville / Gulfview / Similar
Sound Section
Indian Mound Estates / Crane
1.86 2.19 2.58 4.53 8.14 1.25 1.74 2.63 5.72
Blvd
Jolly Roger Estates 2.23 2.10 2.49 4.44 8.05 1.18 1.50 2.17 5.11
Key Deer Blvd / Port Pine
1.87 2.00 2.13 4.34 7.95 1.08 1.31 2.43 5.54
Heights / Kyle-Dyer
Key Haven / Racoon Key 2.07 1.93 2.14 4.27 7.88 1.20 1.51 2.16 5.46
Key Largo - Gulfstream Shores /
Knowlson Colony / Knowlson 1.50 1.90 2.44 4.24 7.85 1.28 1.92 4.20 7.61
Colony 1st Addition
Key Largo - Oceana, Anglers
0.65 2.09 2.48 4.43 8.04 1.09 1.58 4.39 7.42
Park
Key Largo - Pirates Cove 1.46 2.15 2.54 4.49 8.10 1.18 1.53 4.45 7.37
Key Largo - Sunny Haven /
Tavernier Beach Amended / 1.94 1.71 2.22 4.05 7.66 1.18 1.40 2.07 5.04
Largo Beach
Key Largo - Tabernier / Camp
1.59 1.58 2.22 3.92 7.53 1.18 1.39 2.29 5.39
Pleasant
Key Largo Beach / Key Largo
Ocean Shores / Harbor Shores / 0.25 2.09 2.48 4.43 8.04 1.28 1.77 4.33 7.55
Thompsons
Key Largo City Garden Cove Plat
1.75 1.45 2.48 3.79 7.40 1.18 1.37 3.75 6.57
1, Isle Estates
Page 93
Monroe County 2026 Watershed Master Plan
Existing Conditions Flood Depth (ft) Proposed Conditions Max. Flood Depth (ft)
Existing Mean
2019 USGS 2025 25-2040 25-2070 25-2100 25-2025 25-2040 25-2070 25-2100 25-
Key/Region Roadway Year Year Year Year Year Year Year Year
Elevation (ft Rainfall + Rainfall + Rainfall + Rainfall + Rainfall + Rainfall + Rainfall + Rainfall +
NAVD88)
SLR + King SLR + King SLR + King SLR + King SLR + King SLR + King SLR + King SLR + King
Tide Tide Tide Tide Tide Tide Tide Tide
Key Largo Trailer Village / Key
1.31 1.99 2.38 4.33 7.94 1.17 1.41 4.29 6.96
Largo Trailer Park 1st Addition
Lake Surprise Estates 1.40 2.16 2.46 4.50 8.11 1.22 1.40 4.46 7.00
Largo Sound Park / Anglers Park
1.81 2.22 2.54 4.56 8.17 1.28 1.70 4.52 7.61
Shores
Largo Sound Village 1.72 2.02 2.19 4.36 7.97 1.09 1.36 4.32 7.42
Largo Sound Village / Mandalay
1.63 1.70 2.09 4.04 7.65 1.18 1.55 2.37 5.76
/ Ocean Park Village
Little Torch Key - King Cove
2.31 2.02 2.41 4.36 7.97 1.18 1.40 2.01 4.29
Road
Lower Sugarloaf Key - SR 939A 1.98 1.92 2.41 4.26 7.87 1.18 1.48 2.24 5.24
Maloney / Sun Krest / Lincoln
Gardens 1 And 2 / Balido 1 And
1.91 2.19 2.58 4.53 8.14 1.21 1.70 2.58 5.63
2 / Lincoln Manor Estates /
Robyn / Sunshine / Shrimp Rd
Middle Torch Key - Dorns /
Middle Torch Key Estate 1.89 1.86 2.20 4.20 7.81 1.18 1.29 2.27 5.29
Amended
Mobile Homesites 1.68 1.53 1.97 3.87 7.48 1.18 1.40 3.83 6.87
No Name Key - Dolphin Estates /
1.87 2.08 2.22 4.42 8.03 1.10 1.36 2.51 5.44
Dophin Harbor Amended
Porpoise Point Section 2 / Boca
2.06 1.88 2.27 4.22 7.83 1.08 1.56 2.12 5.34
Chica Rd
Ramrod Key - Silber Shores
Estates / Ramrod Shores 1st 2.09 2.10 2.49 4.44 8.05 1.18 1.52 2.31 5.27
Addition / Ramrod Shores
Page 94
Monroe County 2026 Watershed Master Plan
Existing Conditions Flood Depth (ft) Proposed Conditions Max. Flood Depth (ft)
Existing Mean
2019 USGS 2025 25-2040 25-2070 25-2100 25-2025 25-2040 25-2070 25-2100 25-
Key/Region Roadway Year Year Year Year Year Year Year Year
Elevation (ft Rainfall + Rainfall + Rainfall + Rainfall + Rainfall + Rainfall + Rainfall + Rainfall +
NAVD88)
SLR + King SLR + King SLR + King SLR + King SLR + King SLR + King SLR + King SLR + King
Tide Tide Tide Tide Tide Tide Tide Tide
Ramrod Shores 2nd Addition /
Ramrod Shores 3rd Addition /
2.15 1.70 2.09 4.04 7.65 1.18 1.40 1.85 4.67
Ramrod Shores Marina Section
Revised
Riviera Village Revised 1.87 1.69 1.88 4.03 7.64 1.16 1.40 3.99 6.89
Rockland Hammock / Rockland
2.30 1.66 1.81 4.00 7.61 1.18 1.40 1.86 4.71
Hammock Section 2
Saddlebunch Key - Bay Point 1.90 1.89 2.30 4.23 7.84 1.24 1.75 2.29 5.67
Saddlebunch Key - Saddlebunch
1.96 1.94 2.12 4.28 7.89 1.25 1.53 2.28 5.62
Shores
Sands / Big Pine Cove / Virgil's
1.96 1.80 1.92 4.14 7.75 1.18 1.40 2.14 5.03
Lowe
Seaside 1.36 1.98 2.28 4.32 7.93 1.18 1.44 2.92 6.01
Sexton Cove Estates 2.10 1.68 2.07 4.02 7.63 1.18 1.40 3.98 6.91
South Creek Village 1.68 1.90 2.41 4.24 7.85 1.18 1.37 4.20 7.09
Stillwright Point 1.29 2.08 2.47 4.42 8.03 1.14 1.40 4.38 6.66
Sugarloaf / SR 939B 2.21 1.92 2.31 4.26 7.87 1.12 1.40 2.01 4.77
Sugarloaf Key 1.88 1.89 2.14 4.23 7.84 1.10 1.45 2.31 5.55
Summerland Beach 4th Addition
/ Summerland Beach 1st 1.72 1.98 2.37 4.32 7.93 1.18 1.40 2.56 4.85
Addition
Summerland Beach 7th Addition 2.10 2.02 2.41 4.36 7.97 1.24 1.73 2.22 5.47
Summerland Key - Summerland
1.38 1.39 2.59 3.73 7.34 1.18 1.40 2.31 4.76
Beach Addition No. 2
Page 95
Monroe County 2026 Watershed Master Plan
Existing Conditions Flood Depth (ft) Proposed Conditions Max. Flood Depth (ft)
Existing Mean
2019 USGS 2025 25-2040 25-2070 25-2100 25-2025 25-2040 25-2070 25-2100 25-
Key/Region Roadway Year Year Year Year Year Year Year Year
Elevation (ft Rainfall + Rainfall + Rainfall + Rainfall + Rainfall + Rainfall + Rainfall + Rainfall +
NAVD88)
SLR + King SLR + King SLR + King SLR + King SLR + King SLR + King SLR + King SLR + King
Tide Tide Tide Tide Tide Tide Tide Tide
Summerland Key Cove /
Summerland Estates 2.25 1.44 1.83 3.78 7.39 1.18 1.40 1.86 4.50
Resubdivision
Summerland Yacht Harbor /
1.89 1.91 2.36 4.25 7.86 1.18 1.48 2.32 5.37
Snug Harbor
Sunrise Point / Raes Cuda Canal 1.86 1.75 1.97 4.09 7.70 1.16 1.34 2.19 5.49
Sunset Waterways / Key Largo
1.43 2.06 2.50 4.40 8.01 1.18 1.28 4.36 7.07
Park
Tavernier Cove 1.01 1.62 2.01 3.96 7.57 1.18 1.41 2.91 6.24
Tavernier Ocean Shores 1.18 2.01 2.40 4.35 7.96 1.09 1.58 3.13 6.24
Tropical Bay 1.84 2.05 2.44 4.39 8.00 1.14 1.63 2.51 5.63
Tropical Key Colony / Pine
Channel Estates Section 2 /
Linda Loma / Linda Loma 1st 2.12 2.23 2.62 4.57 8.18 1.41 1.90 2.41 5.62
Addition / Cahill Pines And
Palms
Watson Blvd / Key Deer Blvd /
2.11 2.00 2.39 4.34 7.95 1.11 1.60 2.19 5.24
Wilder Rd
Whispering Pines / Palm Villa 1.99 2.01 2.40 4.35 7.96 1.18 1.38 2.32 5.37
Winston Waterways Amended
1.67 2.18 2.43 4.52 8.13 1.18 1.35 4.48 7.53
No. 2 / Largo Gardens
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Table 22 - Existing & Proposed Conditions’ Maximum Flood Depth for Present Day & Future 100-
Year Rainfall Events and Current & Future Sea Level Rise (feet NAVD88 relative to MHHW) -
Project 3
Existing Conditions Flood Depth (ft) Proposed Conditions Max. Flood Depth (ft)
Existing Mean
2019 USGS 2025 100- 2040 100- 2070 100- 2100 100- 2025 100- 2040 100- 2070 100- 2100 100-
Year Year Year Year Year Year Year Year
Key/Region Roadway
Rainfall + Rainfall + Rainfall + Rainfall + Rainfall + Rainfall + Rainfall + Rainfall +
Elevation (ft
NAVD88) Sea Level Sea Level Sea Level Sea Level Sea Level Sea Level Sea Level Sea Level
Rise Rise Rise Rise Rise Rise Rise Rise
Bay Harbor / Camp Pleasant 1.83 0.19 0.83 2.02 5.54 0.11 0.27 0.30 3.14
Bay Haven 1.96 0.17 0.20 2.00 5.52 0.12 0.29 0.34 2.19
Big Pine Key - Big Pine Key Inc. /
1.74 1.06 1.07 2.89 6.41 0.18 0.25 1.26 3.98
Piney Point
Big Pine Key - Big Pine Shores /
2.05 0.52 0.65 2.35 5.87 0.19 0.27 0.41 3.34
Koehns
Big Pine Key - Kinercha 1.50 0.21 1.03 2.04 5.56 0.15 0.31 0.65 3.47
Big Pine Key - Pine Heights / Pine
2.01 0.63 0.71 2.46 5.98 0.21 0.27 0.56 3.03
Ridge
Bluewater Trailer Village / Harris
Ocean Park Estates / Palma Sola
1.66 0.55 0.59 2.38 5.90 0.19 0.27 0.83 3.71
/ Ocean Park Village / Key Largo
Beach
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Existing Conditions Flood Depth (ft) Proposed Conditions Max. Flood Depth (ft)
Existing Mean
2025 100- 2040 100- 2070 100- 2100 100- 2025 100- 2040 100- 2070 100- 2100 100-
2019 USGS
Year Year Year Year Year Year Year Year
Key/Region Roadway
Elevation (ft Rainfall + Rainfall + Rainfall + Rainfall + Rainfall + Rainfall + Rainfall + Rainfall +
Sea Level Sea Level Sea Level Sea Level Sea Level Sea Level Sea Level Sea Level
NAVD88)
Rise Rise Rise Rise Rise Rise Rise Rise
Boca Chica Ocean Shores /
Caribbean Park / Geiger Mobile 2.17 0.72 0.99 2.55 6.07 0.27 0.27 0.49 2.75
Homes
Breezeswept Beach Estates 1.98 0.79 1.06 2.62 6.14 0.25 0.21 0.75 3.44
Buttonwood Shores 1.56 0.45 0.72 2.28 5.80 0.27 0.27 2.39 4.43
Conch Key 1.92 1.02 1.29 2.85 6.37 0.26 0.24 1.04 3.27
Coral Shores Estates Mobile
Homes Sections 1 And 2 / SR 4A
/ Ladies Acre Amended 1st
2.08 0.52 0.79 2.35 5.87 0.27 0.27 0.38 3.08
Addition / Mates Beach, Plats 2-
4, And 6 / Windward Beach
Estates
Cross Key Waterway Estates And
1.95 0.83 1.10 2.66 6.18 0.27 0.27 2.77 5.30
Twin Lakes
Cudjoe Key - Blimp Road 1.97 0.77 0.89 2.60 6.12 0.22 0.34 0.74 3.73
Cudjoe Key - Cudjoe Gardens 1.27 0.47 0.74 2.30 5.82 0.27 0.27 1.14 3.45
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Existing Conditions Flood Depth (ft) Proposed Conditions Max. Flood Depth (ft)
Existing Mean
2025 100- 2040 100- 2070 100- 2100 100- 2025 100- 2040 100- 2070 100- 2100 100-
2019 USGS
Year Year Year Year Year Year Year Year
Key/Region Roadway
Elevation (ft Rainfall + Rainfall + Rainfall + Rainfall + Rainfall + Rainfall + Rainfall + Rainfall +
Sea Level Sea Level Sea Level Sea Level Sea Level Sea Level Sea Level Sea Level
NAVD88)
Rise Rise Rise Rise Rise Rise Rise Rise
Cudjoe Key - Cudjoe Ocean
Shores Amended Section 2A / 1.98 0.62 0.61 2.45 5.97 0.27 0.29 0.58 3.38
Cutthroat Harbor Estates
Cuthroat Harbor Estates /
1.93 0.62 0.85 2.45 5.97 0.17 0.27 0.63 3.37
Cudjoe Ocean Shores
Dobies Amd 2.01 0.16 0.62 1.99 5.51 0.12 0.27 0.34 2.98
Doctor's Arm / Punta Brisa 2.06 1.12 1.39 2.95 6.47 0.33 0.60 1.00 3.75
Dove Creek Estates 1.72 0.55 0.95 2.38 5.90 0.27 0.33 0.77 3.69
Duck Key 1.89 0.58 0.80 2.41 5.93 0.27 0.28 0.63 3.65
Eden Pines Colony / Eden Pines
1.98 0.34 0.76 2.17 5.69 0.27 0.27 0.30 3.14
Colony 1st And 3rd Additions
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Existing Conditions Flood Depth (ft) Proposed Conditions Max. Flood Depth (ft)
Existing Mean
2025 100- 2040 100- 2070 100- 2100 100- 2025 100- 2040 100- 2070 100- 2100 100-
2019 USGS
Year Year Year Year Year Year Year Year
Key/Region Roadway
Elevation (ft Rainfall + Rainfall + Rainfall + Rainfall + Rainfall + Rainfall + Rainfall + Rainfall +
Sea Level Sea Level Sea Level Sea Level Sea Level Sea Level Sea Level Sea Level
NAVD88)
Rise Rise Rise Rise Rise Rise Rise Rise
Gulfrest Park / Bayview Park /
Coppitt Subdivision Amended /
2.11 0.74 1.01 2.57 6.09 0.27 0.42 0.57 3.52
Johnsonville / Gulfview / Similar
Sound Section
Indian Mound Estates / Crane
1.86 1.03 1.30 2.86 6.38 0.34 0.61 1.11 3.96
Blvd
Jolly Roger Estates 2.23 0.94 1.21 2.77 6.29 0.27 0.37 0.65 3.35
Key Deer Blvd / Port Pine
1.87 0.84 0.85 2.67 6.19 0.17 0.18 0.91 3.78
Heights / Kyle-Dyer
Key Haven / Racoon Key 2.07 0.77 0.86 2.60 6.12 0.29 0.38 0.64 3.70
Key Largo - Gulfstream Shores /
Knowlson Colony / Knowlson 1.50 0.74 1.16 2.57 6.09 0.37 0.79 2.68 5.85
Colony 1st Addition
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Existing Conditions Flood Depth (ft) Proposed Conditions Max. Flood Depth (ft)
Existing Mean
2025 100- 2040 100- 2070 100- 2100 100- 2025 100- 2040 100- 2070 100- 2100 100-
2019 USGS
Year Year Year Year Year Year Year Year
Key/Region Roadway
Elevation (ft Rainfall + Rainfall + Rainfall + Rainfall + Rainfall + Rainfall + Rainfall + Rainfall +
Sea Level Sea Level Sea Level Sea Level Sea Level Sea Level Sea Level Sea Level
NAVD88)
Rise Rise Rise Rise Rise Rise Rise Rise
Key Largo - Oceana, Anglers Park 0.65 0.93 1.20 2.76 6.28 0.18 0.45 2.87 5.66
Key Largo - Pirates Cove 1.46 0.99 1.26 2.82 6.34 0.27 0.40 2.93 5.61
Key Largo - Sunny Haven /
Tavernier Beach Amended / 1.94 0.55 0.94 2.38 5.90 0.22 0.27 0.55 3.28
Largo Beach
Key Largo - Tavernier / Camp
1.59 0.42 0.94 2.25 5.77 0.21 0.26 0.77 3.63
Pleasant
Key Largo Beach / Key Largo
Ocean Shores / Harbor Shores / 0.25 0.93 1.20 2.76 6.28 0.37 0.64 2.81 5.79
Thompsons/ Fishermans Trail
Key Largo City Garden Cove Plat
1.75 0.29 1.20 2.12 5.64 0.21 0.24 2.23 4.81
1, Isle Estates
Key Largo Trailer Village / Key
1.31 0.83 1.10 2.66 6.18 0.26 0.28 2.77 5.20
Largo Trailer Park 1st Addition
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Existing Conditions Flood Depth (ft) Proposed Conditions Max. Flood Depth (ft)
Existing Mean
2025 100- 2040 100- 2070 100- 2100 100- 2025 100- 2040 100- 2070 100- 2100 100-
2019 USGS
Year Year Year Year Year Year Year Year
Key/Region Roadway
Elevation (ft Rainfall + Rainfall + Rainfall + Rainfall + Rainfall + Rainfall + Rainfall + Rainfall +
Sea Level Sea Level Sea Level Sea Level Sea Level Sea Level Sea Level Sea Level
NAVD88)
Rise Rise Rise Rise Rise Rise Rise Rise
Lake Surprise Estates 1.40 1.00 1.18 2.83 6.35 0.31 0.27 2.94 5.24
Largo Sound Park / Anglers Park
1.81 1.06 1.26 2.89 6.41 0.37 0.57 3.00 5.85
Shores
Largo Sound Village 1.72 0.86 0.91 2.69 6.21 0.18 0.23 2.80 5.66
Largo Sound Village / Mandalay
1.63 0.54 0.81 2.37 5.89 0.27 0.42 0.85 4.00
/ Ocean Park Village
Little Torch Key - King Cove Road 2.31 0.86 1.13 2.69 6.21 0.27 0.27 0.49 2.53
Lower Sugarloaf Key - SR 939A 1.98 0.76 1.13 2.59 6.11 0.27 0.35 0.72 3.48
Maloney / Sun Krest / Lincoln
Gardens 1 And 2 / Balido 1 And 2
1.91 1.03 1.30 2.86 6.38 0.30 0.57 1.06 3.87
/ Lincoln Manor Estates / Robyn
/ Sunshine / Shrimp Rd
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Existing Conditions Flood Depth (ft) Proposed Conditions Max. Flood Depth (ft)
Existing Mean
2025 100- 2040 100- 2070 100- 2100 100- 2025 100- 2040 100- 2070 100- 2100 100-
2019 USGS
Year Year Year Year Year Year Year Year
Key/Region Roadway
Elevation (ft Rainfall + Rainfall + Rainfall + Rainfall + Rainfall + Rainfall + Rainfall + Rainfall +
Sea Level Sea Level Sea Level Sea Level Sea Level Sea Level Sea Level Sea Level
NAVD88)
Rise Rise Rise Rise Rise Rise Rise Rise
Middle Torch Key - Dorns /
Middle Torch Key Estate 1.89 0.70 0.92 2.53 6.05 0.27 0.16 0.75 3.53
Amended
Mobile Homesites 1.68 0.37 0.69 2.20 5.72 0.23 0.27 2.31 5.11
No Name Key - Dolphin Estates /
1.87 0.92 0.94 2.75 6.27 0.19 0.23 0.99 3.68
Dophin Harbor Amended
Porpoise Point Section 2 / Boca
2.06 0.72 0.99 2.55 6.07 0.17 0.43 0.60 3.58
Chica Rd
Ramrod Key - Silber Shores
Estates / Ramrod Shores 1st 2.09 0.94 1.21 2.77 6.29 0.27 0.39 0.79 3.51
Addition / Ramrod Shores
Ramrod Shores 2nd Addition /
Ramrod Shores 3rd Addition /
2.15 0.54 0.81 2.37 5.89 0.21 0.27 0.33 2.91
Ramrod Shores Marina Section
Revised
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Existing Conditions Flood Depth (ft) Proposed Conditions Max. Flood Depth (ft)
Existing Mean
2025 100- 2040 100- 2070 100- 2100 100- 2025 100- 2040 100- 2070 100- 2100 100-
2019 USGS
Year Year Year Year Year Year Year Year
Key/Region Roadway
Elevation (ft Rainfall + Rainfall + Rainfall + Rainfall + Rainfall + Rainfall + Rainfall + Rainfall +
Sea Level Sea Level Sea Level Sea Level Sea Level Sea Level Sea Level Sea Level
NAVD88)
Rise Rise Rise Rise Rise Rise Rise Rise
Riviera Village Revised 1.87 0.53 0.60 2.36 5.88 0.25 0.27 2.47 5.13
Rockland Hammock / Rockland
2.30 0.50 0.53 2.33 5.85 0.22 0.27 0.34 2.95
Hammock Section 2
Saddlebunch Key - Bay Point 1.90 0.73 1.02 2.56 6.08 0.33 0.62 0.77 3.91
Saddlebunch Key - Saddlebunch
1.96 0.78 0.84 2.61 6.13 0.34 0.40 0.76 3.86
Shores
Sands / Big Pine Cove / Virgil's
1.96 0.64 0.64 2.47 5.99 0.27 0.27 0.62 3.27
Lowe
Seaside 1.36 0.82 1.00 2.65 6.17 0.27 0.31 1.40 4.25
Sexton Cove Estates 2.10 0.52 0.79 2.35 5.87 0.27 0.27 2.46 5.15
South Creek Village 1.68 0.74 1.13 2.57 6.09 0.27 0.24 2.68 5.33
Stillwright Point 1.29 0.92 1.19 2.75 6.27 0.23 0.27 2.86 4.90
Sugarloaf / SR 939B 2.21 0.76 1.03 2.59 6.11 0.21 0.27 0.49 3.01
Sugarloaf Key 1.88 0.73 0.86 2.56 6.08 0.19 0.32 0.79 3.79
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Existing Conditions Flood Depth (ft) Proposed Conditions Max. Flood Depth (ft)
Existing Mean
2025 100- 2040 100- 2070 100- 2100 100- 2025 100- 2040 100- 2070 100- 2100 100-
2019 USGS
Year Year Year Year Year Year Year Year
Key/Region Roadway
Elevation (ft Rainfall + Rainfall + Rainfall + Rainfall + Rainfall + Rainfall + Rainfall + Rainfall +
Sea Level Sea Level Sea Level Sea Level Sea Level Sea Level Sea Level Sea Level
NAVD88)
Rise Rise Rise Rise Rise Rise Rise Rise
Summerland Beach 4th Addition
/ Summerland Beach 1st 1.72 0.82 1.09 2.65 6.17 0.21 0.27 1.04 3.09
Addition
Summerland Beach 7th Addition 2.10 0.86 1.13 2.69 6.21 0.33 0.60 0.70 3.71
Summerland Key - Summerland
1.38 0.23 1.31 2.06 5.58 0.27 0.27 0.79 3.00
Beach Addition No. 2
Summerland Key Cove /
Summerland Estates 2.25 0.28 0.55 2.11 5.63 0.21 0.27 0.34 2.74
Resubdivision
Summerland Yacht Harbor /
1.89 0.75 1.08 2.58 6.10 0.27 0.35 0.80 3.61
Snug Harbor
Sunrise Point / Raes Cuda Canal 1.86 0.59 0.69 2.42 5.94 0.25 0.21 0.67 3.73
Sunset Waterways / Key Largo
1.43 0.90 1.22 2.73 6.25 0.27 0.15 2.84 5.31
Park
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Existing Conditions Flood Depth (ft) Proposed Conditions Max. Flood Depth (ft)
Existing Mean
2025 100- 2040 100- 2070 100- 2100 100- 2025 100- 2040 100- 2070 100- 2100 100-
2019 USGS
Year Year Year Year Year Year Year Year
Key/Region Roadway
Elevation (ft Rainfall + Rainfall + Rainfall + Rainfall + Rainfall + Rainfall + Rainfall + Rainfall +
Sea Level Sea Level Sea Level Sea Level Sea Level Sea Level Sea Level Sea Level
NAVD88)
Rise Rise Rise Rise Rise Rise Rise Rise
Tavernier Cove 1.01 0.46 0.73 2.29 5.81 0.27 0.28 1.39 4.48
Tavernier Ocean Shores 1.18 0.85 1.12 2.68 6.20 0.18 0.45 1.61 4.48
Tropical Bay 1.84 0.89 1.16 2.72 6.24 0.23 0.50 0.99 3.87
Tropical Key Colony / Pine
Channel Estates Section 2 / Linda
2.12 1.07 1.34 2.90 6.42 0.50 0.77 0.89 3.86
Loma / Linda Loma 1st Addition
/ Cahill Pines And Palms
Watson Blvd / Key Deer Blvd /
2.11 0.84 1.11 2.67 6.19 0.20 0.47 0.67 3.48
Wilder Rd
Whispering Pines / Palm Villa 1.99 0.85 1.12 2.68 6.20 0.27 0.25 0.80 3.61
Winston Waterways Amended
1.67 1.02 1.15 2.85 6.37 0.27 0.22 2.96 5.77
No. 2 / Largo Gardens
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6.T
address the results of the studies for:
a.
To identify areas impacted by sea level rise and rainfall design storms (later referred to as
“projects” or “project areas”), an appropriate quantifiable system needs to be followed, typically
a level of service guideline. Monroe County defines level of service (LOS) in Policy 1001.1.1 (Water
Quality Level of Service Standards - Minimum Water Quality) of their Comprehensive Plan as
follows:
All projects shall be designed so that the precipitation-based discharges will meet the design and
performance standards established in Rule 62-302.500, F.A.C., and the County's Manual of
Stormwater Management Practices and either demonstrate that post development total
nitrogen and total phosphorous loads are less than pre-development loads to the receiving water
body (net improvement) or demonstrate a ninety-five percent (95%) reduction in stormwater
total nitrogen load and total phosphorus load. Treatment and disposal facilities must be designed
and operated so that off-site discharges meet Florida State Water Quality/Quantity Standards as
set forth in Rule 62-302.500, F.A.C. All projects should be designed in accordance with the Florida
Department of Transportation and South Florida Water Management District standards and
consideringprojections for sea level rise. \[F.S. § 163.3177(6)(c)\]
Every three years, after the adoption of the 2030 Comprehensive Plan, Monroe County shall
review the standards for detention and retention volumes for surface water to ensure they
achieve minimum water quality standards.
(Ord. No. 013-2022, § 2(Exh. 1), 8-17-2022)
For specific storm events with respect to roadway flooding, industry standards, namely from
Hillsborough County, have been used to determine existing condition FPLOS. Hillsborough
County’s Comprehensive Plan details estimating FPLOS (A through F) based on the type of road
under consideration and the depth of the flooding at the edge of the travel lane (Figure 17).
Depending on the type of road, the design storm event used to estimate flooding depth at the
edge of the travel lane varies from a 100-yr/24-hr design storm event to a mean-annual (2.33-
yr/24-hr storm event). The target flood depth at the edge of the travel lane is 4 inches or less
except for the evacuation route where no flooding is allowed.
Basis of Modeling Approach and Flood Protection Level of Service
All inundation results and analysis as part of this WMP, including all King Tides and Sea Level Rise
scenarios, are based on the outputs from the HECRAS 2D hydrologic and hydraulic model
developed specifically for this plan. No data, assumptions, or methodologies from the Keys Roads
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Study or related efforts were used for modeling or project prioritization. While the findings of
this WMP may generally align with improvementlimits outlined in the Keys Roads Plan, the
results and project selections were derived from themodeling effort associated with this WMP
and are not based on the data derived from the Keys Roads Plan.
Additionally, the flood protection level of service (FPLOS)used as partthe subsequent sections is
anindustry standard metricfor assessing severity of flooding and serves as the basis for
conceptual design. The county may choose alternative language or criteria as appropriate.
Figure 17 - Stormwater Roadway Flood Protection Level of Service
Definitions
Utilizing this methodology and considering the impacts expected from future sea level rise, as
well as the varying capacity for increased water storage across the different Keys, several
roadways throughout unincorporated Monroe County are projected to exceed the minimum
flood protection threshold of 4 inches.
Level of Service (LOS) improvements are prioritized for projects that propose raising roadways to
maintain safe ingress and egress for residents and emergency vehicles, especially along critical
evacuation routes. In addition to roadway elevation, projects outside the traditional LOS
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framework, such as increasing stormwater storage through injection wells and alleviating
flooding pressure on both roads and properties, are also considered.
Structures at risk of inundation include homes, commercial businesses, and essential critical
infrastructure located along evacuation corridors and low-lying areas. To minimize potential
flood impacts, this plan recommends elevating access points to critical transportation routes,
evacuation corridors, and marine facilities in areas where natural drainage is insufficient.
Strategic installation of pump assisted injection wells on suitable available lands is also proposed
to enhance stormwater management and reduce surface flooding.
Furthermore, the plan recommends strengthening existing mangrove buffers along natural
shorelines, maintaining or enhancing riprap protection where present, and implementing living
or hybrid shoreline techniques where appropriate. The County should also periodically review
and revise LOS standards to account for future conditions, including higher-frequency and higher-
intensity storms.
Project recommendations in this Watershed Master Plan were selected based on a combination
of spatial analysis on the location of at risks structures and existing stormwater infrastructure
relative to existing modelled inundation, practical feasibility, and anticipated implementation
challenges of proposed improvements. The following Key-by-Key projects are prioritized to
address flooding concerns throughout unincorporated Monroe County. It is important to note
that all conceptual projects are based on the available data and modelling at the time of this plan,
and several important caveats and assumptions apply to their interpretation and future
implementation.
Projects in this Watershed Master Plan were selected based on geospatial location and grouped
based on scale of flood risk exposure determined by commercial, residential, and critical facilities
identified as at risk of flood inundation under the NIH 2040plus King Tidesscenario. Additionally,
projects were considered based on locations where roadway inundation exceeds 4 inchesusing
the Hillsborough County methodology to define FPLOS. While roadway flooding deficiencies were
generally assessed against the four-inch roadway level of service criteria as previously outlined,
the findings may generally align with the improvement limits outlined by the Keys Roads Plan
(https://www.keysroadsplan.com/home). However, the recommended projects for future
evaluation, as detailed in Figure 41 through Figure 81, are derived from the WMP’s flood
modelling rastersand are independent from the assumptions from the Keys Roads Plans Study.
Proposed projects to alleviate flooding concerns for Unincorporated Monroe County watersheds
include the following:
Project 1: Elevating high-risk structures—those identified as having Finished Floor
Elevations (FFE) below the projected 2040-2070 flood stage (typically 4.6-6.2 feet
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Monroe County2026Watershed MasterPlan
NAVD88, depending on Key)—is a critical strategy for reducing vulnerability to tidal and
storm-driven flooding. For each structure, the recommended minimum FFE is set to
provide at least 1 foot of freeboard above the modeled flood elevation, or a minimum
elevation of 4.62 feet NAVD88 (representing close to the 90th percentileFFEof at-risk
structures and the modeled NIH 2070 plus King Tides boundary condition), or a minimum
proposed vertical lift of 1 foot, whichever is greater. Building structures determined to be
both at risk of inundation as identified by the U.S. Army Corp of Engineers (USACE) and
are susceptible to inundation by the NIH 2040 SLR scenarioare shown in Figure 18
through Figure 30.
Project 2: To accelerate post-storm drainage and decrease chronic surface flooding, pump
assisted injection wells and associated suitable available lands may be installed in flood-
prone neighborhoods. These wells can be designed to increase stormwater storage
capacity and provide a reliable means of stormwater drawdown, especially in areas where
gravity drainage is limited. (Figure 31 through Figure 40).
Project 3: Elevate roadways and critical access routes projected to be impacted by near-
term sea level rise and high tide flooding. This project provides a pathway towards
maintaining safe evacuation and reliable emergency response during flood events. The
plan prioritizes segments that serve as evacuation routes, connect to critical facilities, or
are frequently inundated under existing conditions up to projected 2040 NIH conditions.
Roadways assessed to be at risk of inundation during the 2040 NIH scenario based on
proposed roadway improvements and raising efforts are displayed in Figure 41 through
Figure 81.
Details of Project Recommendations are provided below. For detailed modeled inundation maps
for each unincorporated Key, please refer to Appendix D.
Project 1: Elevating high-risk structures—those identified as having Finished Floor Elevations
(FFE) below the projected 2040-2070 flood stage (typically 4.6-6.2 feet NAVD88, depending on
Key)—is a critical strategy for reducing vulnerability to tidal and storm-driven flooding. For each
structure, the recommended minimum FFE is set to provide at least 1 foot of freeboard above
the modeled flood elevation, or a minimum elevation of 4.62 feet NAVD88 (representing the 90th
percentile of FFEs for at-risk structures), or a minimum proposed vertical lift of 1 foot, whichever
is greater. These proposed finished floor elevations exceed the projected maximum flood
elevations associated with the 10-year, 25-year, and 100-year 24-hourstorms through all 2040
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Monroe County2026Watershed MasterPlan
projections, including the NIH with King Tides, ensuring compliance with the outlined FPLOS for
the purposes of this evaluation.
Building and Roadway Elevations: The 2019 USGS topographic LiDAR dataset was used
to determine both building and roadway elevations. However, due to the relatively
large cell sizes in the original DEM and associatedcoastal flood depth rasters, there
was potential for spatial inaccuracies, especially where building footprints overlap
with modeled flood cells. To address this, a combination of automated and manual
adjustments was appliedto a more precise version dataset from the same source: if a
building’s intersection with a flood raster appeared unvalidated or suspicious with
reference to coastal flood raster, the nearest adjacent roadway inundation elevation
during the 2040 king tide scenario was used as a proxy for determining appropriate
proposed building finish floor elevations.
Parcel Data and Regulatory Constraints: Conceptual projects were developed using
available parcel information from the Monroe County Property Appraiser. These
recommendations may not fully reflect current or future restrictions from the South
Florida Water Management District (SFWMD), updated permit data from relevant
agencies, or other county-imposed limitations. Site-specific feasibility, permitting, and
design will require further validation.
Select existing structures in unincorporated Monroe County were determined to be at risk of
inundation due to low finish floor elevations (FFE) as established by U.S. Army Corps of Engineers
(USACE) as part of the Keys Coastal Storm Risk Management Study (CRSM) (FIRM, 2019).
Buildings established to be especially at risk by USACE and targeted for flood proofing with FFE
lower than the 2040 NIH elevations were outlined as displayed in Figure 18 through Figure 30.
Structures recommended for elevated FFEwere identified through spatial analysis and
comparison with sea level rise projects throughout Monroe County. Points representing existing
buildings with pre-identified elevation information were provided by the USACE. The data was
then converted from a KMZ file to an ArcGIS feature class with the associated finished floor and
existing grade attributes. To establish conservative ground elevation estimates, the Near tool in
ArcGIS was used to generate a point at the nearest priority roadway in front of each structure. In
the case where there was not a priority roadway nearby, a point was manually added in front of
the at-riskstructure. Structureswere recommended for elevation improvement if they met the
following criteria:
They were located within areas that were modeled to receive flood inundation depths.
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They had FFE below the 2070 NIH king tides flood elevation of 4.62ft NAVD88 relative to
MHHW.
It is recommended that the structures be raised to a minimum FFE of 4.62ft NAVD88 relative to
MHHW, to raise FFE out of NIH 2070 king tide elevation projections with a few inches of freeboard
buffer. It should be noted that these recommendations are contingent upon the status of
approved projects currently in the design phase. Their effectiveness should be further assessed
if overlapping project designs are underway within the respective areas.
To address the flood prone residential, commercial, and critical structures within the region, the
analysis and recommendations for elevating high-risk structures were organized by region—
Upper Vulnerable Areas, Middle Vulnerable Areas, and Lower Vulnerable Areas. This approach
ensures that the regional flood risks, available infrastructure, and topographic conditions of each
area were considered. For each region, the plan identifies structures with Finished Floor
Elevations (FFE) below projected 2070 NIH flood stages, with king tides, and provides targeted
recommendation for building specific elevating needs. The following sections detail specific
recommendations for elevating high-risk structures in each part of Monroe County, ensuring that
mitigation strategies assess for topographic and surrounding elements.
The 90th percentile FFE elevation at each high-risk building location was around 4.62 feet. This
elevation also represents the 2070 NIH plus King Tides boundary condition and was used to
determine the proposed finished floor elevation (FFE) for each structure. The vertical lift required
per structure was calculated by subtracting the existing building FFE from the proposed elevation
of 4.62 feet. Where the vertical lift was less than one foot when subtracting existing FFE from
4.62, the proposed elevation was determined by adding 1 foot to the existing building FFE.
Locations of structures to be elevated are shown in Figure 18 through Figure 30.
Upper Vulnerable Areas
Key Largo-9 structures to be elevatedhave been identified in areas including Stillwright Point 1
and 2, Paradise Point Cove, Winston Waterways, Largo Gardens, Buttonwood Shores, Key Largo
Beach, Key Ocean Shores, Harbor Shores, Thompson, and Sunset Cove (Figure 18 through Figure
20). 2040 NIH elevation with king tidesflood elevations range from -19.75 ft NAVD88 to 24.77 ft
NAVD88, with the average flood elevation being 2.52 ftNAVD88. The proposed FFEs for the
structures to be elevated ranged from 4.62 ft NAVD88 to 5.45 ft NAVD88.
Note: The wide min/max elevations reflects the broader modeled domain, including ocean and
local water body flood depths. Elevations at candidate structures cluster around the stated mean.
Tavernier - 1 structure to be elevated has been identified in Tavernier Key northeast of the
intersection of Overseas Highway and Orange Blossom Road (Figure 21). 2040 NIH elevation with
king tides flood elevations range from -4.23 ft NAVD88 to 12.12 ft NAVD88, with the average
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flood elevation being 2.54 ft NAVD88. The proposed FFE for the structure to be elevated is 4.62
ft NAVD88.
Lower Vulnerable Areas
Big Pine Key-15structures to be elevated havebeen identified in areas including Eden Pines
Colony 1st and 4th Addition, Pine Crest, Doctor’s Arm, Doctor’s Arm 1st and 2nd Additions,
Doctor’s Arm 3rd Addition Sections A, B and C, JR Matthews Properties, Punta Brisa, Watson Blvd,
Wilder Rd, Tropical Key Colony, Pine Channel Estates Sections 1 and 2, Linda Loma, Linda Loma
1st Addition, Big Pine Key Inc, Cahill Pines & Palms, Sands, Big Pine Cove, Virgil’s Lowe, Pine
Heights, Pine Ridge, Kinercha, and Piney Point(Figure 22 and Figure 23).2040 NIH elevation with
king tidesflood elevations range from -3.69ft NAVD88 to 15.07ft NAVD88, with the average
flood elevation being 2.53 ft NAVD88. The proposed FFE for the structures to be elevated range
from 4.62 ft NAVD88.
Little Torch Key - 6 structures to be elevated have been identified in areas including Coral Shores
Estates Mobile Homes Sections 1 and 2, SR 4A, Ladies Acre Amended and 1st Addition, Torch Key
Estates Revised, Torchwood, Mates Beach, Mates Beach Plats 2, 3, 4, and 6, Windward Beach
Estates, Jolly Roger Estates, and King’s Cove Road (Figure 24 and Figure 25). 2040 NIH elevation
with king tidesflood elevations range from -2.84 ft NAVD88 to15.31 ft NAVD88, with the average
flood elevation being 2.54ft NAVD88. The proposedFFEs for the structures to be elevated range
from 4.62 ft NAVD88 to 4.91 ft NAVD88.
Big Torch Key - 1 structure to be elevated has been identified in Big Torch Key southwest of the
intersection of Osprey Lane and Dorn Road (Figure 26). 2040 NIH elevation with king tidesflood
elevations range from -1.35 ft NAVD88 to 6.32 ft NAVD88, with the average flood elevation being
2.51 ft NAVD88. The proposed FFE for the structure to be elevated is 3.07 ft NAVD88.
Ramrod Key - 3 structures to be elevated have been identified in areas including Ramrod Shores
1st, 2nd and 3rd Addition, Ramrod Shores Marina Section, Ramrod Shores Marina Section
Revised, Breezeswept Beach Estates, Old SR 4A, Ramrod Shores, Ramrod Shores 1st Addition,
and Silver Shores Estates (Figure 27 and Figure 28). 2040 NIH elevation with king tidesflood
elevations range from -5.13 ft NAVD88 to 16.60 ft NAVD88, with the average flood elevation
being 2.52 ft NAVD88. The proposed FFEs for the structures to be elevated range from 4.62 ft
NAVD88 to 5.08 ft NAVD88.
Summerland Key- 7 structures to be elevated have been identified in areas including Dobies,
Summerland Key Cove Amended, Summerland Key Cove 1st and 3rd Additions, Summerland
Estates Resubdivision No. 2, Summerland Beach 1st, 4th and 6th Additions, Summerland Estates,
Summerland Beach 7th Addition, and Summerland Beach Addition No. 2(Figure 29). 2040 NIH
elevation with king tides flood elevations range from -2.93ft NAVD88 to 15.84 ft NAVD88, with
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the average flood elevation being 2.55ft NAVD88. The proposed structure FFEs for the structures
to be elevated range from 4.62 ft NAVD88 to 5.35 ft NAVD88.
Stock Island - 3 structures to be elevated have been identified in areas including Maloney, Sun
Krest, Lincoln Gardens 1 & 2, Balido 1 & 2, Lincoln Manor Estates, Robyn, Sunshine, and Shrimp
Rd (Figure 30). 2040 NIH elevation with king tidesflood elevations range from -4.53 ft NAVD88
to 15.47ft NAVD88, with the average flood elevation being 2.53 ft NAVD88. The proposed FFEs
for the structures to be elevated are4.62 ft NAVD88.
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Project 2: Toaccelerate post-pump
wells (Class V) available lands may
-prone neighborhoods. These wells can be designed to increase stormwater
storage capacity and provide a reliable means of stormwater drawdown, especially in areas
where gravity drainage is limited.
Site Selection Criteria:Candidate parcels for injection wells were identified based on
proximity to the center of each community, lower ground elevations relative to
surrounding areas (to maximize gravity flow and minimize scale of pumping
infrastructure), and distance from shorelines to reduce risks associated with high
groundwater tables, saltwater intrusion, and future regulatory constraints.
Regulatory and Design Uncertainties:The conceptual locations and designs do not
account for all possible permitting restrictions from SFWMD, FDEP, or other agencies.
Future design phases must include detailed geotechnical investigations, groundwater
modeling, and regulatory review to confirm feasibility and compliance.
Community-Specific Assessment: Each Key’s unique topography, infrastructure, and
regulatory context were reviewed from a broad planning level perspective during this
initial assessment. Comprehensive evaluation of these factors will need to be considered
during future detailed design phases.
Background Data
Injection well systems are defined as bored, drilled, or dug systems whose depth is greater than
the largest surface dimension, an improved sinkhole, or a subsurface fluid system (U.S.
Environmental Protection Agency, n.d.). These well systems are characterized by vertical shafts
that discharge stormwater into the surficial aquifer at depths between 100-150 feet below
existing grades (Village of Key Biscayne, 2024). Often, well injection systems utilize pump stations
to move stormwater from low-lying areas to designated discharge points. This technique is
commonly practiced in areas such as South Florida for managing excess stormwater.
Injection wellsystems placed within available lands can be a viable stormwater management
strategy for this project area by offering reduced surface water flooding, minimizing pollutant
discharge into adjacent canals and providing a reliable means of stormwater drawdown post-
storm event, especially in areas with limited natural infiltration capacity. The stormwater systems
would require appropriate pumping infrastructure to drain runoff beneath the existing canals
prior to reaching the injection well. To ensure feasibility in modeling and design approach,
geotechnical investigations would be required in subsequent efforts. These efforts shall include
but may not be limited to soil borings and permeability tests to verify that subsurface conditions
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are suitable for injection, ensuring that the soil and groundwater table can accommodate added
volumes with limited impacts due to groundwater mounding and reduced injection efficiency.
These tests provide key parameters to assess including soil types, groundwater levels, hydraulic
conductivity, and presence of confining layers.
Conceptual Design Approach
Since the generally low elevations of the sites are not amenable to gravity discharge into Florida
Bay, itis generally recommended to complement gravitycollection systemswith pump and
injection well systems.However, the efficacy of these systems should be assessed on a case-by-
casebasis. The influent stormwater would typically be routedthrough dynamic separatorsand a
wet well to remove suspended solids. The wet wells would typically be equipped with the
appropriate number of pumps (typically two) capable of providing the design flow in gallons per
minute (gpm) at the calculated Total Dynamic Head (TDH). The system flow rates may be selected
to equal the peak discharge for the design storm event, typically the 5-year 24-hour or 10-year
24-hour event. The pumps may be controlled with an electronic relay system (or appropriate
equivalent) that will turn on the first pump at the required elevation, followed by the second
pump at the specified elevation. All pumps will turn off at the total design storage depth below
the first pump elevation. The pumps will discharge into the injection wells through the associated
pipe network.
Complementary Measures
Exfiltration trenches and/or underdrain systems could assist in drying out the roadways due to
low elevations and limited surface area for stormwater management systems. These systems
allow for higher infiltration capacity into the limestone substrate, increasing drawdown post
storm events and providing treatment for stormwater runoff. Additionally, the compact design
allows for space-efficient integration beneath roadways, providing stabilization, minimizing
erosion, and reducing the long-term reliance on pumping infrastructure when possible (SFWMD,
2002). To quantify flooding benefits for exfiltration and trench drain systems, a geotechnical
investigation is required to assess the suitability of on-site soil conditions. This information would
allow appropriate parameterization of soil permeability, infiltration capacity, and overall
groundwater conditions to support these systems.
Data Sources for Candidate Parcels
Available lands potentially suitable for these improvements were drawn from the 2018 Monroe
County Roadway Vulnerability Study and confirmed through aerial review. Candidate parcels for
injection wells are shown in Figure 31 through Figure 40.
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Injection well systems are utilized on an as needed basis depending on the severity and duration
of a storm event and typically reduce flooding over a period of time. It is challengingto accurately
simulateproposed conditionsof the installation of an injection well without providing a time
lapse of the stormwater draw down, also without in-field verification regarding the viability of
injection well installation size and capacity it is difficult to generate accurate results. Therefore,
it is suggested that for future projects the county review the list of available lands within the
project areas, determine where injection wells are able to be installed, conduct geotechnical
investigations and surveysat shortlisted parcels where feasible, and then develop more detailed
conceptual or preliminary models with time varying injectionwell/pump performance to identify
optimal well counts and capacities.
Candidate parcels were screened using Monroe County Property Appraiser data (vacancy),
proximity to structures selected for floodproofing, and relative elevation, with preference for
sites inland and lower than adjacent structures. Unless otherwise noted, at least two DIW sites
were identified per Key with planned floodproofing. A geotechnical investigation is
recommended at each candidate parcel to confirm subsurface suitability and groundwater
conditions prior to design. Conceptual DIW locations are shown in Figures 31-40. Current
concepts exclude connecting stormwater conveyance (pipes, structures, related earthwork),
which will be developed during subsequent design if pursued.
Regional Strategy
The strategy for enhancing flood mitigation through the installation of pump assisted injection
wells is also divided into Upper, Middle, and Lower Vulnerable Areas. This regional breakdown
allows the plan to address the distinct hydrologic, topographical, and geometric challenges
present in each area. By evaluating community layouts, proximity to coastal regions, and
available sites within each region, the plan proposes tailored locations and conceptual level
design considerations for new stormwater injection well infrastructure. The following sections
provide recommendations for future potential design and implementation of pump assisted
injectionwells assisted with pump stations as neededin each region, supporting effective flood
mitigation and long-term resilience.
Candidate parcels for injection wells were identified based on vacancy per the Monroe County
Property Appraiser map, proximity to structures chosen for floodproofing, andrelativeelevation
with preference for inland sites and lower than adjacent structures. At least two pump assisted
injectionwell locations were chosen per key with planned floodproofed structures, unless
otherwise noted. A geotechnical investigation is recommended at each proposed candidate
parcel to confirm subsurface suitability and groundwater level prior to construction. Proposed
conceptual injection well locations are shown in Figure 31 through Figure 39.
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Upper Vulnerable Areas
Key Largo -Candidate parcels for injection wells have been identified in areas including Riviera
Village Revised, Key Largo Beach, Key Ocean Shores, Harbor Shores, Thompson, Sunset Cove,
Largo Sound Park, and Anglers Park Shores at parcels 00451830000000, 00468390000000, and
00510770000000 (Figure 31 through Figure 33). Due to the island’s narrow profile, higher
elevations trend inland,and lower elevations near the coast—areas near the shoreline were
generally screened out.
Tavernier - Two candidate locations southeast of US-1 (Overseas Hwy) and Garden State Lane at
parcel 00490230000000 (Figure 34). Inland available lands at lower elevations are limited;
supplemental survey is recommended to verify relative elevations and refine siting.
Lower Vulnerable Areas
Big Pine Key - 2 candidate parcels for injection well installation havebeen identified in areas
including Tropical Key Colony, Pine Channel Estates Sections 1 and 2, Linda Loma, Linda Loma 1st
Addition, Big Pine Key Inc, Cahill Pines & Palms, Sands, Big Pine Cove, and Virgil's Lowe at parcels
00308930000000, 00307700000000, and 00111670000101(Figure 35 and Figure 36). Northern
Big Pine presents siting constraints because many available lands near flood-proofed structures
lie close to the coast. Further validation of northern parcels is recommended.
Little Torch Key - 1 candidate parcel for injection well installation has been identified northeast
of the intersection of Gato Road and State Road 4A at parcel 00214550000000 (Figure 37).
Available lands in proximity to flood-proofed structures are often canal-adjacent; no wells were
proposed near these canals.
Ramrod Key - 2 candidate parcels for injection well installation have been identified in areas
including Ramrod Shores 1st, 2nd and 3rd Addition, Ramrod Shores Marina Section, Ramrod
Shores Marina Section Revised, Old SR 4A, Ramrod Shores, Ramrod Shores 1st Addition, and
Silver Shores Estatesat parcels 00210811012300 and 00211500000000 (Figure 38). As in Little
Torch, many nearby available lands are canal-adjacentand may be less suitable for design.
Summerland Key - 2 candidate parcels for injection well installation have been identified in areas
including Summerland Key Cove Amended, Summerland Key Cove 1st and 3rd Additions,
Summerland Estates Resubdivision No. 2 at parcels 00189030000000 and 00194830000200
(Figure 39).
Stock Island - 2 candidate parcels for injection well installation have been identified in areas
including Maloney, Sun Krest, Lincoln Gardens 1 & 2, Balido 1 & 2, Lincoln Manor Estates, Robyn,
Sunshine, Shrimp Rd at parcel 00125360000100 (Figure 40).
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Project 3:Elevateand adaptroadways and critical access routes projected to be impacted by
near-term sea level rise and high tide flooding. This project provides a pathway towards
maintaining safe evacuation and reliable emergency response during flood events. The plan
prioritizes segments that serve as evacuation routes, connect to critical facilities, or are
frequently inundated under existing conditions up to projected 2040 NIH conditions.
Elevation Data and Modeling:Roadway elevation recommendations are based on 2019
USGS LiDAR and the same flood modeling approach as for structures. Due to the larger
cell sizes used in the modeledflood depth rasters, some roadway segments may be
flagged for elevation based on model artifactsrather than assessed risk. Where model
results were ambiguous, manual review and adjustment were applied, using adjacent
inundation data, more precise-smaller cell sized lidar from the same source, and best
engineering judgment.
Level of Service (LOS) Thresholds: The minimum threshold for the roadway flooding of 4
inches was used, consistent with conservative industry standards for flood protection and
emergency access.
Integration with Other Ongoing Keys Projects: Roadway elevation projects are being
assessed in tandem with ongoing roadway raising efforts conducted through the Keys
Roads Plan in collaboration with HDR. To maximize community resilience and resource
efficiency, these projects are to be coordinated with structure elevation and stormwater
improvements. Prior to advancing to the design phase, any proposed roadway elevation
initiatives should undergo a collaborative review or cross-check with initiatives with the
Keys Roads Plan to ensure alignment and avoid duplication of efforts. This coordination
is imperative if local jurisdictions seek to proceed with these improvements in their
respective regions.
As part of the broader flood mitigation and resiliency planning efforts, multiple locations in
Unincorporated Monroe County already have conceptual stormwater/roadway projects
identified in the Monroe County Keys Roads Plan (e.g., raising roadway elevations, tidal -flooding
mitigation, infrastructure improvements). Based on the current design progress of those
conceptual projects, they have been excluded for the purposes of this report’s roadway raising
recommendations. Additional details are available at the Keys Roads Plan website:
https://www.keysroadsplan.com/home.The following sections summarizeprojects from the
flood modeling effort that were visually assessed per the Keys Roads Plan by geographic area.
Elevating roadways and critical access routes projected to be impacted by near and mid-term sea
level rise and high tide flooding is essential for maintaining safe evacuation and emergency
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response capabilities across Monroe County. The plan prioritizes segments that serve as
evacuation routes, connect to critical facilities, or are projected to be inundated under current
or futureconditions. In alignment with regional Level of Service (LOS) criteria, the goal is to
ensure that critical at-risk roadways maintain a maximum flood depth of no more than 4 inches
during the 25-year, 24-hour storm event. A maximum vertical roadway raise of 1.5 feet was
chosen to prevent elevated roadways from exceeding the FFE of adjacent buildings. This serves
to safeguard the mobility of residents during high-risk evacuation events, such as those
associated with the NOAA Intermediate High (NIH) 2040 25-year storm scenario combined with
king tides.
Roadway elevation recommendations are based on 2019 USGS LiDAR and the same flood
modeling approach as for structures.However as previously mentioned, due to the larger cell
sizes in the flood depth rasters, some roadway segments were manually marked for further
internal review based on model artifacts from larger DEM cell sizes,artificially portraying
erroneous risk. Where model results were ambiguous, manual review and adjustment were
applied, using adjacent inundation data and engineering judgment to ensure practical and
conservative recommendations. These roadway elevation projects were coordinated with
elevation structure and stormwater improvements to maximize community resilience and
resource efficiency. However, this coordination was conducted as a high-level visual assessment
rather than an in-depth technical review. As a result, all recommendations should be considered
conceptual in nature until further site-specific analysis and design efforts proceed. Proposed
roadways modeled to be raised are shown in Figure 41 through Figure 81.
Upper Vulnerable Areas -
Key Largo - Elevated roadways with stormwater management have been identified in areas
including Key Surprise Estates, Sexton Cove Estates, Riviera Village, Mobile Home parks north of
Angler’s Park, Largo Sound Village, Winston Waterways, Key Largo Trailer Village, Sunset
Waterways, easternmost side of Sunset Blvd, Key Largo Beach, Buccaneer Pointe, Mandalay, Bay
Harbor Amended, Revised Sunrise Pointe, Card Sound Road, Lake Surprise Estates, Stillwright
Point 1 and 2, Paradise Point Cove, Riviera Village Revised, Mobile Homesites Plats 2 and 4, Cross
Key Waterway Estates, Twin Lakes, Largo Sound Park, Anglers Park Shores, Largo Gardens, Key
Largo Trailer Park 1st Addition, Key Largo Park Amended, Buttonwood Shores, Key Ocean Shores,
Harbor Shores, Thompson, Sunset Cove, Pirate’s Cove 1st Addition, Sunset Point, Sunrise Point
Revised, Sunrise Point Addition Amended, Raes Cuda Canal, Bay Haven Section 3, Seaside, Dove
Creek Estates, Hammer Point Park, Bluewater Trailer Village Sections 2 and 4, Harris Ocean Park
Estates and 1st Addition, Palma Sola, Ocean Park Village, Gulfstream Shores, Knowlson Colony,
Knowlson Colony 1st Addition, Key Largo City Garden Cove Plat 1, Ocean Isle Estates, Oceana,
Anglers Park, South Creek Village, Hibiscus Park, Buttonwood Shores Addition, Rock Harbor
Estates, and Largo Beach (Figure 41 through Figure 46). 2040 NIH elevation with king tides flood
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elevations range from -19.75 ft NAVD88 to 24.77ft NAVD88, with the average flood elevation
being 2.52 ft NAVD88. The proposed vertical lifts for the roadways range from 0.4 feet to 1.5 feet.
Tavernier - Elevating roadway efforts are planned along the Tavernier corridor experiencing
nuisance and high tide flooding. These areas include Tavernier Ocean Shores, Seaside, Dove
Creek Estates, Bluewater Trailer Village Sections 2 and 4, Harris Ocean Park Estates and 1st
Addition, Palma Sola, and Ocean Park Village(Figure 47 and Figure 48). 2040 NIH elevation with
kingtidesflood elevations range from -4.23 ft NAVD88 to 12.12 ft NAVD88, with the average
flood elevation being 2.54 ft NAVD88.Proposedvertical lifts for the roadways range from 0.62
feet to 0.67 feet.
Middle Vulnerable Areas
Conch Key - Elevating roadway efforts are planned along the Conch Key corridor experiencing
nuisance and high tide flooding (Figure 49). 2040 NIH elevation with king tidesflood elevations
range from -1.48 ft NAVD88 to 5.62 ft NAVD88, with the average flood elevation being 2.39 ft
NAVD88. Proposed vertical lift for the roadways is 1.31 feet.
Duck Key - Elevating roadway efforts are planned along the Duck Key corridor experiencing
nuisance and high tide flooding (Figure 50). 2040 NIH elevation with king tidesflood elevations
range from -5.92 ft NAVD88 to 12.79ft NAVD88, with the average flood elevation being 2.62 ft
NAVD88. Proposed vertical lift for the roadways is 0.52 feet.
Lower Vulnerable Areas
No Name Key - Elevating roadway efforts are planned along the No Name Key corridor
experiencing nuisance and high tide flooding. These areas include Watson Boulevard and Spanish
Channel Drive (Figure 51). 2040 NIH elevation with king tides flood elevations range from -1.69
ft NAVD88 to 10.11 ft NAVD88, with the average flood elevation being 2.51 ft NAVD88. Proposed
vertical lift for the roadways is 0.85 feet.
Big Pine Key - Elevating roadway efforts are planned along the Big Pine Key corridor experiencing
nuisance and high tide flooding. These areas include Key Deer Blvd, Port Pine Heights, Kyle-Dyer,
Eden Pines Colony, Eden Pines Colony 1st and 4th Addition, Pine Crest, Doctor’s Arm, Doctor’s
Arm 1st and 2nd Additions, Doctor’s Arm 3rd Addition Sections A, B and C, JR Matthews
Properties, Punta Brisa, Tropical Bay, Tropical Bay 2nd and 3rd Additions, Pine Key Acres,
Whispering Pines, Palm Villa, Watson Blvd, Wilder Rd, Tropical Key Colony, Pine Channel Estates
Sections 1 and 2, Linda Loma, Linda Loma 1st Addition, Big Pine Key Inc, Cahill Pines & Palms,
Sands, Big Pine Cove, Virgil’s Lowe, Big Pine Shores, Koehns, Pine Heights, Pine Ridge, Kinercha,
and Piney Point (Figure 52 through Figure 58). 2040 NIH elevation with king tides flood elevations
range from -3.69 ft NAVD88 to 15.07 ft NAVD88, with the average flood elevation being 2.53 ft
NAVD88. Proposed vertical lift for the roadways ranges from 0.57 feet to 1.07 feet.
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Little Torch Key - Elevating roadway efforts are planned along the Little Torch Key corridor
experiencing nuisance and high tide flooding. These areas include Coral Shores Estates Mobile
Homes Sections 1 and 2, SR 4A, Ladies Acre Amended and 1st Addition, Torch Key Estates Revised,
Torchwood, Mates Beach, Mates Beach Plats 2, 3, 4, and 6, Windward Beach Estates, Jolly Roger
Estates, and King’s Cove Road (Figure 59 and Figure 60). 2040 NIH elevation with king tides flood
elevations range from -2.84 ft NAVD88 to 15.31 ft NAVD88, with the average flood elevation
being 2.54 ft NAVD88. Proposedvertical lift for the roadways range from 0.82 feet to 1.5 feet.
Middle Torch Key -Elevating roadway efforts are planned along the Middle Torch Key corridor
experiencing nuisance and high tide flooding. These areas include Dorns, Middle Torch Key Estate
Amended, Torchwood West Unit 1 and 2, and Rainbow Beach (Figure 61 through Figure 63).
2040 NIH elevation with king tides flood elevations range from -1.22 ft NAVD88 to 11.07 ft
NAVD88, with the average flood elevation being 2.52ft NAVD88. Proposedvertical lift for the
roadways is 0.76 feet.
Big Torch Key - Elevating roadway efforts are planned along the Middle Torch Key corridor
experiencing nuisance and high tide flooding. These areas includeDorn Road and Stewart Road
(Figure 64). 2040 NIH elevation with king tides flood elevations range from -1.35 ft NAVD88 to
6.32 ft NAVD88, with the average flood elevation being 2.51 ft NAVD88. Proposedvertical lift for
the roadways is 0.76 feet.
Ramrod Key - Elevating roadway efforts are planned along the Ramrod Key corridor experiencing
nuisance and high tide flooding. These areas include Ramrod Shores 1st, 2nd and 3rd Addition,
Ramrod Shores Marina Section, Ramrod Shores Marina Section Revised, Breezeswept Beach
Estates, Old SR 4A, Ramrod Shores, Ramrod Shores 1st Addition, and Silver Shores Estates(Figure
65 and Figure 66). 2040 NIH elevation with king tidesflood elevations range from -5.13 ft NAVD88
to 16.60 ft NAVD88, with the average flood elevation being 2.52 ft NAVD88. Proposed vertical lift
for the roadways range from 0.82 feet to 0.96 feet.
Summerland Key - Elevating roadway efforts are planned along the Summerland Key corridor
experiencing nuisance and high tide flooding. These areas include Summerland Yacht Harbor,
Snug Harbor, Niles Channel, Dobies, Summerland Key Cove Amended, Summerland Key Cove 1st
and 3rd Additions, Summerland Estates Resubdivision No. 2, Summerland Beach 1st, 4th and 6th
Additions, Summerland Estates, Summerland Beach 7th Addition, and Summerland Beach
Addition No. 2(Figure 67 through Figure 69). 2040 NIH elevation with king tides flood elevations
range from -2.92 ft NAVD88 to 15.84 ft NAVD88, with the average flood elevation being 2.55 ft
NAVD88. Proposed vertical lift for the roadways range from 0.53 feet to 1.49 feet.
Cudjoe Key - Elevating roadway efforts are planned along the Cudjoe Key corridor experiencing
nuisance and high tide flooding. These areas include Cutthroat Harbor Estates, Cudjoe Ocean
Shores, Cudjoe Gardens, Cudjoe Gardens 8th Addition, Cudjoe Ocean Shores Amended Section
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2A,and Blimp Road(Figure 70 through Figure 72). 2040 NIH elevation with king tides flood
elevations range from -3.16 ft NAVD88 to 22.48 ft NAVD88, with the average flood elevation
being 2.53ft NAVD88. Proposedvertical lift for the roadways range from 0.55feet to 1.23feet.
Sugarloaf Key - Elevating roadway efforts are planned along the Sugarloaf Key corridor
experiencing nuisance and high tide flooding. These areas include Indian Mound Estates, Crane
Blvd, Vacation Harbour, North Sugarloaf Acres Section 2, Perez, Gulf Shores, Sugarloaf, SR 939B,
Sugarloaf Shores Sections A, B, C, D, D Extended, F Revised, Sugarloaf Shores Section Replat 1 and
2, Orchid Park(Figure 73through Figure 76).2040 NIH elevation with king tidesflood elevations
range from -5.00 ft NAVD88 to 14.86 ft NAVD88, with the average flood elevation being 2.53 ft
NAVD88. Proposed vertical lift for the roadways range from 0.54 feet to 1.02 feet.
Bay Point Key - Elevating roadway efforts are planned along the Sugarloaf Key corridor
experiencing nuisance and high tide flooding. These areas include Bay Point Trailer Park, Bay
Point Trailer Park 1st Addition, Bay Point 1st Addition, Bay Point Amended Plat (Figure 77). 2040
NIH elevation with king tides flood elevations range from -1.93 ft NAVD88 to 8.04 ft NAVD88,
with the average flood elevation being 2.56 ft NAVD88. Proposed vertical lift for the roadways is
0.4 feet.
Saddlebunch Key-Elevating roadway efforts are planned along the Saddlebunch Key corridor
experiencing nuisance and high tide flooding. These areas include Saddlebunch Shores(Figure
78). 2040 NIH elevation with king tides flood elevations range from -0.88 ft NAVD88 to 6.88 ft
NAVD88, with the average flood elevation being 2.56 ft NAVD88. Proposed vertical lift for the
roadways is 0.44 feet.
Big Coppitt Key - Elevating roadway efforts are planned along the Big Coppitt Key corridor
experiencing nuisance and high tide flooding. These areas include Gulfrest Park, Gulfrest Park No.
2, Coppitt Extension, Coppitt Resubdivision, Johnsonville, Similar Sound Section A, Porpoise Point
Section 2, Avenue F, and Boca Chica Road (Figure 79). 2040 NIH elevation with king tides flood
elevations range from -5.33 ft NAVD88 to 11.42 ft NAVD88, with the average flood elevation
being 2.56 ft NAVD88. Proposed vertical lift for the roadways range from 0.56 to 0.59 feet.
Geiger Key - Elevating roadway efforts are planned along the Geiger Key corridor experiencing
nuisance and high tide flooding. These areas include Boca Chica Ocean Shores, Caribbean Park,
and Geiger Mobile Homes (Figure 80). 2040 NIH elevation with king tides flood elevations range
from -1.52 ft NAVD88 to 12.41 ft NAVD88, with the average flood elevation being 2.52 ft NAVD88.
Proposed vertical lift for the roadways range from 0.56 to 1.28 feet.
Stock Island - Elevating roadway efforts are planned along the Stock Island corridor experiencing
nuisance and high tide flooding. These areas include Maloney, Sun Krest, Lincoln Gardens 1 & 2,
nd
Balido 1 & 2, 2 Ave, Lincoln Manor Estates, Robyn, Sunshine, and Shrimp Rd (Figure 81). 2040
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NIH elevation with king tides flood elevations range from -4.53ft NAVD88 to 15.47 ft NAVD88,
with the average flood elevation being 2.53 ft NAVD88. Proposedvertical lift for the roadways
range from0.48 feet to 0.73feet.
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b.
Differences in runoff from current to future conditions were determined to be minimal based on
the available existing conditions and future land use classifications for the unincorporated
Monroe Countywatersheds. Existing available lands with a designated land use were
conservatively modeled in the existing conditions with the designated current land use in place.
Therefore, there was negligible change between the existing land use/future land use
classifications leading to no major changes in peak flows from new development, redevelopment,
and fully developed conditions.
c. The impact of climate change and sea level rise on fully developed
Future (fully developed) scenarios account for increased rainfall through a product of SFWMD’s
rainfall change factors with predicted rainfall depth from NOAA Atlas 14 for Unincorporated
Monroe County. As mentioned, the basin maximum stages are primarily a result of sea level rise
determined by the coastal boundary condition (set to NOAA’s intermediate high projection and
NOAA’s intermediate high with the addition of King Tides) rather than the rainfall event's
intensity.
Several areas within Unincorporated Monroe County have closed basins due to a lack of
hydraulically connected stormwater infrastructure. These areas are particularly vulnerable to
future flood risks, as increased rainfall depths lead to more localized inundation without coastally
connected drainage structures for discharge. Vulnerable areas include, but are not limited to,
available lands along 2nd Ave in Stock Island, adjacent parcels to Avenue F in Big Coppitt Key, an
industrial parcel adjacent to Orange Blossom Rd in Tavernier, and parcels east of Fishermans Trl
in Key Largo.
Additional areas at risk of inundation due to sea level rise include roadways identified by the Keys
Roads Plan, as shown in Figure 41 through Figure 81. Buildings at risk of inundation that may
benefit from efforts to elevate finish-floorelevations are detailed in Figures 18 through 30.
d. At least the 25-
-year rainfall event.
As previously mentioned, the basin maximum stages are primarily a result of sea level rise(SLR)
and present day and future king tide events determined by the coastal boundary condition rather
than the rainfall event’s intensity. Delineated basins across Unincorporated Monroe County were
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assessed for the 2025 and 2040 25-year 24-hour events, in addition to the 10-year and 100-year
rainfall events.
Since most basins in Monroe County openly discharge towards the coast via overland flow, the
intensity of the storm event does not induce flooding to the same extent as sea level rise. The
25-year and higher intensity rainfall events would primarily adversely affect closed basins within
unincorporated Monroe County.
To address these flooding concerns, proposed projects to elevate at risk structures, install pump
assisted injection wells, along with elevating and adapting roadways have been detailed prior in
Section 6. Refer to earlier descriptions of these projects for more details on proposed
improvements.
By implementing these projects, Unincorporated Monroe County can better manage the impacts
of at least the 25-year rainfall event and enhance overall flood resilience.
e. At least one event larger than the 25-year rainfall event, with a list of
.
For more severe storms—such as the 100-year, 24-hour event—modeling confirms that coastal
boundary conditions continue to dictate water levels in Monroe County’s US-1 corridor basins.
In extreme scenarios, flood depths can surpass 4 feet, rendering standard gravity outfalls
ineffective. Addressing such events often requires:
Elevating Key Transportation Routes: Raising roadway segments or constructing
causeways where repeated flooding is expected, particularly along US-1 where safe
passage is critical.
Pumping Infrastructure: If gravitational flows are consistently overwhelmed by coastal
water levels, pumps and injection wells may be necessary to effectively move floodwaters
and maintain roadway function.
Surge/Backflow Prevention: Tide gates or check valves can minimize saltwater intrusion
and protect inland basins from higher external water levels.
Because sea level rise is cumulative over time, these solutions should be adaptable,
accommodating future design elevations or system expansions as conditions evolve.
f. E-year and the 25-year events are not
increased by future development (the 2-year storm is also recommended).
Land use for future development is currently incorporated within existing conditions based on
the existing land use database. Project recommendations were selected based on a direct
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improvement to areas that may benefit from roadway improvements to meet flood protection
level of service, directly mitigate risk through elevating vulnerable structures, or warrant further
analysis on drawdown/pumping infrastructure ensureroadwaysto be available in an appropriate
time frame followinghighintensity storms or high tide conditions. As a result, these
recommendations are designed to avoid increasingflood hazards for existing and future
developments.Maximum stages for these projects are intended to remain within four inches of
the existing edge of roadway pavement or have their impacts mitigatedby raising finish floor
elevations for key at risk structures.
Prior
In summary, the proposed improvements for the proposed projects include the following:
Elevate high risk structures that were identified to have a Finished Floor Elevation (FFE)
lower than the to a minimum FFE of the greater value
of 4.62 feet or the existing FFE plus 1 foot.
Install pump assisted injection well(s) on available lands to increase stormwater storage
capacity of each key.
Elevate and adapt roadways projected to be impacted by near-term sea level rise and high
tide flooding.
To prioritize future design efforts and potential implementation of these conceptual projects,
they have been ranked based on a combination of feasibility, anticipated implementation
challenges, and net flood benefit. The below ranking is a generalization for all Unincorporated
Monroe County, although ranks may vary per key. Key-specific priority rankings by region are
summarized in Tables 23-40.
Project 1 - Raise floor elevations in high-risk structures was assigned the highest rank. The
small volume of structures to be raised allows for more manageable implementation
across each key. Additionally, the projected support from the Elevate Florida Program
significantly reduces the financial burden on the City and property owners. Under this
program, a substantial portion of eligible costs may be covered by grant funding, with the
remaining contributions from the homeowners through available low-interest financing
and out-of-pocket payments. These rankings assume that all proposed structures will
qualify for available funding.
Project 3 - Elevating roadways in Unincorporated Monroe County was ranked second.
Although implementation will require significant resources across each key, the project
addresses critical routes of transportation for several properties. This ranking is
supported by greater flood benefits.
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Project 2- Installation of pump assisted injection wells on available lands was ranked third.
This project is subjected to considerable variability due to design complexity, permitting
uncertainties, and other challenges with potential implementation.
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Table 23 - Project Priority Ranking - Key Largo
Ranking (lowest
Project Summary of Project number = most
desired)
Raise floor elevations in high-risk
1
Project 1
structures
Install wells
Project 2 3
on available lands
Project 3 Roadways 2
Table 24 - Project Priority Ranking - Tavernier
Ranking (lowest
Project Summary of Project number = most
desired)
Raise floor elevations in high-risk
Project 1 1
structures
Install wells on
Project 2 3
available lands
Project 3 Roadways 2
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Table 25 - Project Priority Ranking - ConchKey
Ranking (lowest
Project Summary of Project number = most
desired)
Raise floor elevations in high-risk
-
Project 1
structures*
Install wells on
Project 2 -
available lands*
Project 3 1
*No buildings were established to require floodproofing, thus Project 1 & Project 2 are not applicable to this key.
Table 26 - Project Priority Ranking - Duck Key
Ranking (lowest
Project Summary of Project number = most
desired)
Raise floor elevations in high-risk
Project 1 -
structures*
Install wells on
Project 2 -
available lands*
Project 3 1
*No buildings were established to require floodproofing, thus Project 1 & Project 2 are not applicable to this key.
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Table 27 - Project Priority Ranking - No Name Key
Ranking (lowest
Project Summary of Project number = most
desired)
Raise floor elevations in high-risk
-
Project 1
structures*
Install wells on
Project 2 -
available lands*
Project 3 1
*No buildings were established to require floodproofing, thus Project 1 & Project 2 are not applicable to this key.
Table 28 - Project Priority Ranking - Big Pine Key
Ranking (lowest
Project Summary of Project number = most
desired)
Raise floor elevations in high-risk
Project 1 1
structures
Install wells
Project 2 3
on available lands
Project 3 2
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Table 29 - Project Priority Ranking - Little Torch Key
Ranking (lowest
Project Summary of Project number = most
desired)
Raise floor elevations in high-risk
1
Project 1
structures
Install wells on
Project 2 3
available lands
Project 3 2
Table 30 - Project Priority Ranking - Middle Torch Key
Ranking (lowest
Project Summary of Project number = most
desired)
Raise floor elevations in high-risk
Project 1 1
structures
Install wells on
Project 2 3
available lands
Project 3 2
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Table 31 - Project Priority Ranking - BigTorch Key
Ranking (lowest
Project Summary of Project number = most
desired)
Raise floor elevations in high-risk
1
Project 1
structures
Install wells on
Project 2 3
available lands
Project 3 2
Table 32 - Project Priority Ranking - Ramrod Key
Ranking (lowest
Project Summary of Project number = most
desired)
Raise floor elevations in high-risk
Project 1 1
structures
Install wells on
Project 2 3
available lands
Project 3 2
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Table 33 - Project Priority Ranking - Summerland Key
Ranking (lowest
Project Summary of project number = most
desired)
Raise floor elevations in high-risk
1
Project 1
structures
Install wells on
Project 2 3
available lands
Project 3 2
Table 34 - Project Priority Ranking - Cudjoe Key
Ranking (lowest
Project Summary of Project number = most
desired)
Raise floor elevations in high-risk
Project 1 -
structures*
Install wells on
Project 2 -
available lands *
Project 3 1
*No buildings were established to require floodproofing, thus Project 1 & Project 2 are not applicable to this key.
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Table 35 - Project Priority Ranking - Upper Sugarloaf Key
Ranking (lowest
ProjectSummary of Projectnumber = most
desired)
Raise floor elevations in high-risk
Project 1 -
structures*
Install wells on
Project 2 -
available lands *
Project 3 1
*No buildings were established to require floodproofing, thus Project 1 & Project 2 are not applicable to this key.
Table 36 - Project Priority Ranking - Lower Sugarloaf Key
Ranking (lowest
Project Summary of Project number = most
desired)
Raise floor elevations in high-risk
Project 1 -
structures*
Install wells on
Project 2 -
available lands *
Project 3 1
*No buildings were established to require floodproofing, thus Project 1 & Project 2 are not applicable to this key.
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Table 37 - Project Priority Ranking - Bay Point Key
Ranking (lowest
Project Summary of Project number = most
desired)
Raise floor elevations in high-risk
-
Project 1
structures*
Install wells on
Project 2 -
available lands *
Project 3 1
*No buildings were established to require floodproofing, thus Project 1 & Project 2 are not applicable to this key.
Table 38 - Project Priority Ranking - Big Coppitt Key
Ranking (lowest
Project Summary of Project number = most
desired)
Raise floor elevations in high-risk
Project 1 -
structures*
Install wells on
Project 2 -
available lands *
Project 3 1
*No buildings were established to require floodproofing, thus Project 1 & Project 2 are not applicable to this key.
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Table 39 - Project Priority Ranking - Geiger Key
Ranking (lowest
Project Summary of Project number = most
desired)
Raise floor elevations in high-risk
-
Project 1
structures*
Install wells on
Project 2 -
available lands *
Project 3 1
*No buildings were established to require floodproofing, thus Project 1 & Project 2 are not applicable to this key.
Table 40 - Project Priority Ranking - Stock Island
Ranking (lowest
Project Summary of Project number = most
desired)
Raise floor elevations in high-risk
Project 1 1
structures
Install wells on
Project 2 3
available lands
Project 3 2
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Figure 18-Potential Project -Northern Key LargoStructures to be
Floodproofed
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Figure 19-Potential Project -CentralKey LargoStructures to be
Floodproofed
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Figure 20-Potential Project -SouthernKey Largo Structures to be
Floodproofed
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Figure 21-Potential Project -TavernierStructures to be Floodproofed
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Figure 22-Potential Project -NorthernBig PineKey Structures to be
Floodproofed
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Figure 23-Potential Project -Southern Big PineKey Structures to be
Floodproofed
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Figure 24-Potential Project -NorthernLittle Torch Key Structures to
be Floodproofed
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Figure 25-Potential Project -SouthernLittle TorchKey Structures to
be Floodproofed
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Figure 26-Potential Project -BigTorch Key Structures to be
Floodproofed
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Figure 27-Potential Project -Northern Ramrod KeyStructures to be
Floodproofed
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Figure 28-Potential Project -Southern Ramrod KeyStructures to be
Floodproofed
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Figure 29-Potential Project -SummerlandKey Structures to be
Floodproofed
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Figure 30-Potential Projects -Stock IslandStructures to be
Floodproofed
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Figure 31-Northern Key LargoParcels to have Injection Wells
Installed
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Figure 32-CentralKey Largo Parcels to have Injection Wells Installed
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Figure 33-SouthernKey Largo Parcels to have Injection Wells
Installed
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Figure 34-TavernierParcels to have Injection Wells Installed
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Figure 35-Big Pine Key -Deer Run Trail & Overseas Highway -Parcels
to have Injection Wells Installed
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st
Figure 36-Big Pine Key -Avenue J & 1Street -Parcels to have
Injection Wells Installed
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Figure 37-Northern Little TorchKey Parcels to have Injection Wells
Installed
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Figure 38-RamrodKey Parcels to have Injection Wells Installed
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Figure 39-SummerlandKey Parcels to have Injection Wells Installed
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Figure 40-Stock IslandParcels to have Injection Wells Installed
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Figure 41-Northern Key LargoRoadways to Elevate and Adapt
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Figure 42-Key Largo -Esther Drive to Blackwater Lane Roadways to
Elevate and Adapt
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Figure 43-Key Largo -Lake Street to Bass Avenue Roadways to
Elevate and Adapt
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Figure 44-Eastern CentralKey Largo Roadways to Elevate and Adapt
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Figure 45-Western CentralKey Largo Roadways to Elevate and Adapt
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Figure 46-Southern Key Largo Eastern Central Key Largo Roadways to
Elevate and Adapt
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Figure 47-Northern TavernierRoadways to Elevate and Adapt
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Figure 48-Southern TavernierRoadways to Elevate and Adapt
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Figure 49-ConchKey Roadways to Elevate and Adapt
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Figure 50-DuckKey Roadways to Elevate and Adapt
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Figure 51-No NameKey Roadways to Elevate and Adapt
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Figure 52-Northwestern Big Pine Key Roadways to Elevate and Adapt
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Figure 53-Northeastern Big Pine Key Roadways to Elevate and Adapt
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Figure 54-Big Pine Key Doctor's Arm Roadways to Elevate and Adapt
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Figure 55-Eastern Big PineKey -Watson Boulevard through Key Deer
Boulevard Roadways to Elevate and Adapt
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Figure 56-Southeastern Big Pine Key Roadways to Elevate and Adapt
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Figure 57-Western Big Pine Key -Guava Lane through Orchid Lane
Roadways to Elevate and Adapt
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Figure 58-WesternBig PineKey -Tampa Road through Palm Beach
Road Roadways to Elevate and Adapt
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Figure 59-Northern LittleTorch Key Roadways to Elevate and Adapt
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Figure 60-Southern LittleTorch Key Roadways to Elevate and Adapt
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Figure 61-NorthernMiddle Torch Key Roadways to Elevate and
Adapt
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Figure 62-Central MiddleTorch Key Roadways to Elevate and Adapt
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Figure 63-Southern MiddleTorch Key Roadways to Elevate and
Adapt
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Figure 64-Big TorchKey Roadways to Elevate and Adapt
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Figure 65-Northern Ramrod Key Roadways to Elevate and Adapt
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Figure 66-Southeastern Ramrod Key Roadways to Elevate and Adapt
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Figure 67-Summerland Key Niles Road Roadways to Elevate and
Adapt
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Figure 68-Summerland Key Dobies Roadways to Elevate and Adapt
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Figure 69-SummerlandKey Summerland Beach 7th Addition
Roadways to Elevate and Adapt
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Figure 70-Cudjoe Key Cudjoe GardensRoadways to Elevate and
Adapt
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Figure 71-Cudjoe Key Cutthroat Harbor Estates, Cudjoe Ocean Shores
Roadways to Elevate and Adapt
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Figure 72-CudjoeKey Blimp Road Roadways to Elevate and Adapt
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Figure 73-Northern Upper SugarloafKey Roadways to Elevate and
Adapt
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Figure 74-Southern Upper Sugarloaf Key Roadways to Elevate and
Adapt
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Figure 75-Northern Lower Sugarleaf Key Roadways to Elevate and
Adapt
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Figure 76-Southern Lower SugarleafKey Roadways to Elevate and
Adapt
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Figure 77-Bay Point Key Roadways to Elevate and Adapt
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Figure 78-Saddlebunch Key Roadways to Elevate and Adapt
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Figure 79-Big Coppitt Key Roadways to Elevate and Adapt
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Figure 80-GeigerKey Roadways to Elevate and Adapt
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Figure 81-Stock IslandRoadways to Elevate and Adapt
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III.
This Watershed Master Plan has been developed with the specific intent of improving the
County’s participation in the CRS program. That said, the County is engaged in multiple current
and near-term projects that are companion to this effort that will truly assist Monroe in
prioritizing capital project planning based on specific types of flood risk. These efforts include:
1.Monroe County Vulnerability Assessment (reviewing and analyzing all critical assets),
completed in 2024
2.Securing mobile LiDAR elevation data
3.Road Elevation and Adaptation Planning
4.Project specific adaptation projects (in partnership and individually)
5.Update of Stormwater Master Plan(grant application currently pending with FDEM)
Combined, these efforts can help the County identify the types of flooding risk that it is vulnerable
to, understand the timeframes associated with those risks and help prioritize projects and
funding sources to implement projects to address those risks. Some of those projects are
identified in this Watershed MasterPlan that provide an initial start in that direction. Some of
these initiatives are partnerships across the Keys, some are individual to municipalities.
Additionally, at key intervals throughout the completion of these projects, the County should
review its policy framework to ensure that appropriate levels of service and design standards are
reflective of those project priorities.
When designing infrastructure in Monroe, there are two basic concepts: the actual design of a
project and the level of service it provides. A couple of examples with the County’s Code and
Comprehensive Plan are evident to demonstrate this concept and how this vulnerability
assessment can help shape those policies based on its outcomes. The County’s Stormwater
Design standards are included within this document and referenced throughout.
In terms of utilizing outcomes from this Watershed Master Plan, relevant to these existing design
standards, Monroe County should consider the following:
1. How will stormwater systems have to manage for different conditions over the next 50
years due to changing rainfall conditions, or in some areas, how will sea level rise impact
those operations throughout a rising tailwater condition? A recommendation may be to
include a “useful life” threshold to include future conditions related to changing rainfall
conditions and a reduced tailwater condition due to sea level rise. Pinellas County has
incorporated tailwater conditions into its Code to address this issue.
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2.Is the 25-year duration storm event enough for design knowing that we are seeing more
frequent higher duration events? In certain parts of the county, this design standard may
not be enough or may be compromised by increased tidal flooding from sea level rise. A
recommendation may be to incorporate higher frequency critical duration storm events
in more advanced stormwater modeling. This information could help inform areas of
the county where the stormwater system may be compromised by more frequent, higher
volume rain or storm events.
In the County’s Comprehensive Plan found online (current to May 12, 2025), the level of service
for drainage is as follows in Policy 1001.1.1:
Water Quality Level of Service Standards - Minimum Water Quality:
All projects shall be designed so that the precipitation-based discharges will meet the
design and performance standards established in Rule 62-302.500, F.A.C., and the
County's Manual of Stormwater Management Practices and either demonstrate that post
development total nitrogen and total phosphorous loads are less than pre-development
loads to the receiving water body (net improvement) or demonstrate a ninety-five percent
(95%) reduction in stormwater total nitrogen load and total phosphorus load. Treatment
and disposal facilities must be designed and operated so that off-site discharges meet
Florida State Water Quality/Quantity Standards as set forth in Rule 62-302.500, F.A.C. All
projects should be designed in accordance with the Florida Department of Transportation
and South Florida Water Management District standards and taking into account
projections for sea level rise. \[F.S. § 163.3177(6)(c)\]
Every three years, after the adoption of the 2030 Comprehensive Plan, Monroe County
shall review the standards for detention and retention volumes for surface water to ensure
they achieve minimum water quality standards.(Ord. No. 013-2022, § 2(Exh. 1), 8-17-
2022)
Additionally, the County requires a design standard as follows:
Drainage and flood protection criteria. The surface water management system shall be
designed using a 24-hour rainfall duration and 25-year return frequency in computing
allowable off-site discharge rate. Flood protection and floodplain encroachment
standards shall be those established in the Monroe County Land Development Regulations
and Comprehensive Plan. If post-development conditions are such that a volume greater
than the retention and/or detention volume required for stormwater management is
already being retained on site, that condition shall be maintained. (Sec. 114-3(f)(1)b.-
Development Standards).
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The existing development level of service for a 25-year, 24-hour design storm may be a very low
level of service, but since the community is essentially built out, the only opportunities to
improve this level of service are going to be through new capital projects or larger redevelopment
projects. Future rainfall projections reflect potentially higher volume rainfall events (1.16 times
more rainfall in 2040 than present day and 1.21 times more rainfall in 2070). A recommendation
may be to re-evaluate these adopted criteria and design standards in the Comprehensive Plan
and Code based upon the information stemming from this Watershed Master Plan and other
relevant studies.
Land use and land development policies generally control how we develop and where. Again,
the potential to address new development is limited in terms of large scale planned unit
developments or larger projects. That said, redevelopment opportunities do exist and there are
also implications for affordable housing projects when considering the outputs of the
vulnerability assessment.
Overall, because of this Watershed Master Plan, the County should examine additional policies
in relation to increasing flood risk that include:
The County’s Floodplain Management Ordinance in Chapter 122. Key provisions may
include enhanced freeboard in certain areas or for substantial improvements.
Requiring enhanced pervious surfaces in Landscaping requirements (Division 30-V-6
Landscaping Standards).
Adopting a shoreline ordinance revision that harmonizes concepts of seawall heights,
promoting living or hybrid shorelines in key locations and tying useful life of shoreline
improvements to future flood risk. Chapter 118 Environmental Protection does not
currently address living shorelines or a shoreline structure height (Sec. 118-12(k).
Integrating recommended projects from this Watershed Master with outcomes from the Road
Elevation and Adaptation Plan as well as the forthcoming Adaptation Plan.
Before projects are implemented, the County should undertake a review of its Comprehensive
Plan and Code so that there are not policy barriers to certain levels of project design and levels
of service are clear and achievable based on multiple modes of flood risk.
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7.
The community will adopt the final Watershed Master Plan by Resolution when it is completed
and submitted to the Monroe County Board of County Commissioners.
8. If applicable, WMP plans more than 5 years old must be
evaluated to ensure that they remain applicable to current
hydrology, sea level rise and
applicable.
Review of the 2019 WMP for Monroe County indicated that assumptions related to flood impacts
associated with sea level rise and the future land use of the county are still applicable, but have
been updated where applicable.
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IV.
Task 1.1: Data collection for structures -Monroe County shall provide a list of critical assets,
including regionally significant, to be evaluated for potential impacts by flooding and sea level
rise including (but not limited to) transportation assets and evacuation routes; critical
infrastructure; critical community and emergency facilities; and natural, cultural, and historical
resources.
Please refer to Section 2 of this Preliminary Project Plan outlining the work of the
Vulnerability Assessment currently being conducted. The links within that section provide
an accounting of all critical and regionally significant assets to be evaluated grouped
according to asset class. All assets will be evaluated for the Vulnerability Assessment using
ArcGIS according to Section 380.093(3), F.S. requirements.
Additionally, Monroe County shall include an individualized assessment with updated structures
from the 2019 Watershed Management Plan, and any additional field work and analysis
stemming from the Countywide Roads and Stormwater Assessment (2022).
The 2019 Watershed Management Plan refers to Monroe County’s previously approved
and credited Watershed Management Plan. To the extent pertinent structure or analytical
data would be relevant, it has been included with the Vulnerability Assessment and HEC-
RAS Model being developed for this Watershed Master Plan for Monroe County in 2025.
The stormwater data used in the 2019 Watershed Management Plan and the Vulnerability
Assessment has been vetted and updated to the extent needed for both efforts and further
utilized in this Watershed Master Plan update in 2026. The same holds true for the
Countywide Roads and Stormwater Assessment (2022) because that effort focused on
existing conditions across the County for roads and stormwater, the stormwater structure
data has been significantly collected, evaluated, updated and modeled in several efforts
prior to and inclusive of this WatershedMasterPlan update in 2026.
Tasks 1.2 and 1.3: Preliminary Flood Modeling and Project Plan - In addition to the above
Minimum Criteria, Monroe County shall align the Project Plan modeling effort with Section
380.093, F.S., and the approach for this assessment will include:
1. Mapping potential future regular tidal inundation from sea level rise, high tide flooding,
and
This work has been conducted in the context of the Monroe CountyVulnerability
Assessment and the initial map series has been linked earlier in this Preliminary
Project Plan. All scenarios have been listed previously. Tide gauge data and
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inundation levels have been coordinated between the Vulnerability Assessment
and HEC-RAS modeling effort for this Watershed Master Plan for Monroe County
in 2026.
2.Map potential storm surge events to project multiple sea-level-adjusted designed storm
events (at aminimum, the 100-year event).
This scenario was modeled as previously discussed.
Additionally, Monroe County will clarify in writing which tasks and efforts have already been
completed prior to contract execution. With the mapping efforts, Monroe County shallprovide
the source and dates of data acquisition, locational accuracy, and map projection and coordinate
system information of geospatial data.
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References
E. Shahsi 2015, Menon’s in Transmission Pipeline Calculations and Simulations Manual.
FDOT, 2023, FDOT Resilience Action Plan Appendix A (Project List).
Keys Roads Plan. (n.d.). Home. Monroe County, Florida. Retrieved Februrary26, 2025, from
https://www.keysroadsplan.com/home
Monroe County 2020, King Tide and Normal Wind Setup Analysis for Monroe County, Florida.
SJRWMD 1990, Procedure for Selection of SCS Peak Rate Factors for use in MSSW Permit
Applications.
SJRWMD 2012, Chapter 3: Watershed Hydrology, Appendix 3.A.: Land Use
Classification/Grouping from SJRWMD Technical Reports.
South Florida Water Management District 2022, Adoption of Future Extreme Rainfall Change
Factors for Flood Resiliency Planning in South Florida.
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Appendix A: Chapter 122 Floodplain Management,
3
Monroe County Code of Ordinances
ARTICLE I. IN GENERAL
Sec. 122-1. General.
(a) Title. These regulations shall be known as the Floodplain Management Ordinance of Monroe
County, hereinafter referred to as "this chapter."
(b) Scope. The provisions of this chapter shall apply to all development that is wholly within or partially
within any flood hazard area, including but not limited to the subdivision of land; filling, grading,
and other site improvements and utility installations; construction, alteration, remodeling,
enlargement, improvement, replacement, repair, relocation or demolition of buildings, structures,
and facilities that are exempt from the Florida Building Code; placement, installation, or
replacement of manufactured homes and manufactured buildings; installation or replacement of
tanks; placement of recreational vehicles; installation of swimming pools; and any other
development.
(c) Purpose and intent. The purpose of this chapter shall be interpreted cumulatively with its intent,
and shall be taken into account, granted substantial weight, and guide all interpretations and
constructions of this chapter. Monroe County is subject to flooding resulting in danger to life, loss of
property, health and safety hazards, disruption of commerce and governmental services,
extraordinary public expenditures for flood protection and relief, and the impairment of its tax base
as an effect of flooding and flood events, all of which adversely affect the public health, safety, and
general welfare. The purpose of this chapter's adoption is to ensure the continued availability of
federal flood insurance, to comply with federally and state-imposed regulatory requirements, and
to protect the public health, safety, and general welfare, by minimizing flood-related losses in
Monroe County. All interpretations of this chapter shall in all proceedings and cases further, rather
than impair, limit, restrict, or obstruct, the purposes of this chapter. It is the intent of the Board of
County Commissioners that the provisions of this chapter be strictly adhered to and enforced in
order to maintain the county's eligibility for and benefits of the National Flood Insurance Program.
The purposes of this chapter and the flood load and flood resistant construction requirements of the
Florida Building Code and the floodplain management requirements within Monroe County Code of
Ordinances, Chapter 6 Buildings and Construction, are to establish minimum requirements to
safeguard the public health, safety, and general welfare and to minimize public and private losses
due to flooding through regulation of development in flood hazard areas to:
(1) Minimize unnecessary disruption of commerce, access and public service during times of
flooding;
(2) Require the use of appropriate construction practices in order to prevent or minimize future
flood damage;
3
Editor's note(s)—Ord. No. 026-2022, § 2, adopted Nov. 15, 2022, repealed the former Ch. 122, §§ 122-1—122-9, and enacted a
new Ch. 122 as set out herein. The former Ch. 122 pertained to similar subject matter and derived from Ord. No. 006-2016,
adopted April 13, 2016; Ord. No. 024-2017, § 1, adopted Nov. 14, 2017; Ord. No. 021-2020, § 1, adopted July 15, 2020.
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(3) Manage filling, grading, dredging, mining, paving, excavation, drilling operations, storage of
equipment or materials, and other development which may increase flood damage or erosion
potential;
(4) Manage the alteration of flood hazard areas and shorelines to minimize the impact of
development on the natural and beneficial functions of the floodplain;
(5) Minimize damage to public and private facilities and utilities;
(6) Help maintain a stable tax base by providing for the sound use and development of flood
hazard areas;
(7) Minimize the need for future expenditure of public funds for flood control projects and
response to and recovery from flood events;
(8) Ensure potential home buyers are notified that property is in a flood hazard area; and
(9) Meet the requirements of the National Flood Insurance Program for community participation
as set forth in Title 44 Code of Federal Regulations, Section 59.22.
(d) Construction and interpretation. In the interpretation and application of this chapter, all provisions
herein shall be considered as minimum requirements and shall not be deemed to forfeit, waive,
eliminate, limit, condition, qualify, or repeal any other powers granted to the county pursuant to
Florida law. This chapter, being necessary for the health, safety, and welfare of the residents of and
visitors to the county, shall be liberally construed to effect the intent and purposes hereof, and
interpretation and construction of this chapter shall be construed in favor of Monroe County, and
such construction and interpretation shall be entitled to great weight in adversarial administrative
proceedings, at trial, in bankruptcy, and on appeal.
(e) Administrative deference. The Board of County Commissioners legislatively finds that the
construction of this chapter by a county department or office charged with its administration,
interpretation, or enforcement shall be legally entitled to deference and great weight in adversarial
administrative proceedings, at trial, in bankruptcy, and on appeal, and that such administrative
interpretations should not be modified or overturned by an administrative hearing officer or court
of competent jurisdiction unless clearly erroneous. If such administrative staff interpretation is
within the range of possible and reasonable interpretations, it is not clearly erroneous and should
be affirmed.
(f) Coordination with the Florida Building Code. This chapter is intended to be administered and
enforced in conjunction with the Florida Building Code. The flood load and flood resistant
construction requirements of the Florida Building Code shall apply to all buildings and structures
that are wholly within or partially within any flood hazard area. Where cited in this chapter, ASCE
24 refers to the edition of the standard that is referenced by the Florida Building Code. To the
extent of any conflict between this chapter and the Florida Building Code, the more restrictive is
deemed to be controlling.
(g) Provisions to be cumulative to other county ordinances and regulations. This chapter supersedes
any ordinance or regulation in effect for management of development in flood hazard areas, but
otherwise is intended to be administered and enforced in conjunction with and cumulative to any
other county ordinances including but not limited to land development regulations, zoning
ordinances, stormwater management regulations, or the Florida Building Code. This chapter does
not revise or repeal any other existing county ordinance or regulation in any way.
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(h) Internal conflicts. Where there is a conflict between a general provision or requirement and a
specific provision or requirement in this chapter, the specific shall be applicable. To the extent of
any conflict between one provision or requirement and another provision or requirement of this
chapter, the more restrictive is deemed to be controlling. Where a more restrictive general
provision or requirement conflicts with a less restrictive specific provision or requirement, the more
restrictive general requirement shall prevail.
(i) Effect of state and federal laws. If a state or federal law, whether existing at the time of this
chapter's effective date or enacted after its effective date, which is applicable to and limits,
prohibits, restricts, conditions, or qualifies the meaning, effectiveness, or operation any provision or
requirement herein, such provision or requirement of this chapter shall be interpreted,
administered, and enforced to the maximum extent permitted by law.
(j) Injunctive relief. The county attorney is authorized to seek affirmative or negative injunctive relief
authorizing or commanding compliance with this chapter through, including but not limited to,
cessation of a use, or removal of a building or structure or a part or portion thereof, by motion for
emergency, preliminary, or permanent injunction, including by ex parte motion, or other forms of
equitable relief, from a court of competent jurisdiction, upon presentation of prima facie evidence
of a violation of this chapter to such court.
(k) No waiver or estoppel. It being that Monroe County possesses discretion to enforce this chapter,
the county's delay or failure to enforce any provision contained in this chapter, however long
continued, shall not be deemed a waiver or estoppel of the right for the county to enforce this
chapter at any time thereafter.
(l) Severability. If any provision of this chapter, or any portion thereof, is held to be invalid or
unenforceable by any administrative hearing officer or court of competent jurisdiction, the
invalidity or unenforceability of such provision, or any portion thereof, shall neither limit nor impair
the operation, enforceability, or validity of any remaining portion(s) thereof, or of any other
provision of this chapter. All remaining portion(s) thereof and all other provisions of this chapter
shall continue unimpaired in full force and effect.
(m) Warning. The degree of flood protection, activities, or work required by this chapter and the Florida
Building Code, as amended by Monroe County, is considered the minimum necessary and
reasonable to accomplish the intent and purposes herein and is based upon scientific and
engineering considerations. Larger floods can and will occur. Flood heights and flood-related
impacts may be increased, intensified, or exacerbated by man-made or natural causes. This chapter
does not expressly provide or imply that land outside of mapped special flood hazard areas, or that
structures or uses authorized and permitted within such flood hazard areas, will be free from
flooding or flood damage. The flood hazard areas and base flood elevations contained in the flood
insurance study and shown on flood insurance rate maps and the requirements of Title 44 Code of
Federal Regulations, Sections 59 and 60 may be revised by the Federal Emergency Management
Agency, requiring Monroe County to revise this chapter and regulations to remain eligible for
participation in the National Flood Insurance Program and its benefits. No guarantee of a vested
right to a structure or use, existing use, or future use is implied or expressed by any part of or
compliance with this chapter.
(n) No liability. This chapter shall not create liability on the part of the board of county commissioners
of Monroe County or any officer or employee thereof for any flood damage allegedly arising out of,
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related to, or in connection with this chapter or any administrative decision lawfully made
thereunder. This chapter shall not be deemed to have waived, for the county, or for its officers or
employees, any sovereign governmental, or any other similar defense, immunity, exemption, or
protection against any suit, cause of action, demand, or liability.
(Ord. No. 026-2022, § 2, 11-15-2022)
Sec. 122-2. Applicability.
(a) Applicability this chapter. Where there is a conflict between a general requirement and a specific
requirement, the specific requirement shall be applicable.
(b) Areas to which this chapter applies. This chapter shall apply to all flood hazard areas within the
unincorporated areas of Monroe County, as established in Section 122-2(c) of this chapter.
(c) Basis for establishing flood hazard areas, species focus area maps (SFAMs) with focus area buffers
and federally protected species area real estate (RE) list; and species assessment guides (SAGs).
(1) The flood insurance study for Monroe County dated February 18, 2005, and the accompanying
flood insurance rate maps (FIRM), are adopted by reference as a part of this chapter, shall be
kept on file, available to the public, in the offices of the county Building Department and shall
serve as the minimum basis for establishing flood hazard areas. Amendments and revisions by
letters of map change (LOMC) issued by FEMA shall be retained by the county and utilized for
implementing this chapter. Studies and maps that establish flood hazard areas shall be kept
on file at the offices of the county Building Department.
(2) For implementation of the permit referral process (PRP) in Section 122-12 of this chapter, the
following are adopted by reference as a part of this chapter:
a. Species focus area maps (SFAMs) with species focus area buffers and species real estate
(RE) list. FEMA and the U.S. Fish and Wildlife Service (FWS) have provided the species
focus area maps (SFAMs) mailed to Monroe County and dated April 30, 2011, and a
listing of real estate numbers of parcels (RE) list emailed to Monroe County and dated
November 18, 2011, that are within the SFAMs and that have been identified by FWS.
The SFAMs and the RE list that are within the SFAMs identified by the FWS in accordance
with the biological opinion, dated April 30, 2010, as amended December 14, 2010, are
hereby declared to be a part of this chapter. The SFAMs and RE list are on file at the
Monroe County Clerk's office and the Monroe County Growth Management Division
Office.
b. Species assessment guides (SAGs). FEMA and FWS provided the May 20, 2012, species
assessment guides (SAGs) to Monroe County and Monroe County adopted these SAGs on
September 13, 2012. FEMA and the FWS provided revisions of the SAGs to Monroe
County on July 29, 2013. Permits submitted after February 17, 2014, the date of this
ordinance shall be reviewed utilizing the July 29, 2013, FEMA/FWS SAGs. These SAGs are
declared to be a part of this chapter. The SAGs are on file at the Monroe County Clerk's
office and the Monroe County Growth Management Division Office.
(d) Submission of additional data to establish flood hazard areas. To establish flood hazard areas and
base flood elevations, pursuant to Section 122-13 of this chapter the floodplain administrator may
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require submission of additional data. Where field surveyed topography prepared by a Florida
licensed professional surveyor or digital topography accepted by the floodplain administrator
indicates that ground elevations:
(1) Are below the closest applicable base flood elevation, even in areas not delineated as a special
flood hazard area on a FIRM, the area shall be considered as flood hazard area and subject to
the requirements of this chapter and, as applicable, the requirements of the Florida Building
Code.
(2) Are above the closest applicable base flood elevation, the area shall be regulated as special
flood hazard area unless the applicant obtains a letter of map change that removes the area
from the special flood hazard area.
(e) Abrogation and greater restrictions. This chapter supersedes any ordinance in effect for
management of development in flood hazard areas. However, it is not intended to repeal or
abrogate any existing ordinances including but not limited to land development regulations, zoning
ordinances, stormwater management regulations, or the Florida Building Code. In the event of a
conflict between this chapter and any other ordinance, the more restrictive shall govern.
(Ord. No. 026-2022, § 2, 11-15-2022)
Sec. 122-3. Definitions.
The following words, phrases and terms shall, for the exclusive purposes of this chapter only, have
the specific definitions and meanings shown in this section. Where such words, phrases and terms are
not defined in this chapter and are defined in the Florida Building Code, such words, phrases and terms
shall have the meanings ascribed to them in the Florida Building Code. Where such words, phrases and
terms are not defined in this chapter or the Florida Building Code, the county shall utilize the adopted
definitions within Chapter 101 of the Monroe County Land Development Code. If the definitions of such
words, phrases and terms are not within the Land Development Code, the words, phrases and terms shall
have ordinarily accepted meanings as its context and the context of its provision and its provision's
structural placement imply.
Accessory structure means a structure that is located on the same parcel or on a contiguous parcel
that is under the same ownership as the principal structure and the use of which is subordinate to and
incidental to the use of the principal structure. Accessory structures should constitute a minimal initial
investment, shall be limited to use for parking and storage and may not be used for human habitation,
and must be designed to have minimal flood damage potential. Examples of accessory structures are
two-car detached garages (or smaller), carports, storage sheds, and pole barns (does not include
gazebos, pavilions, picnic shelter, or a carport that is open on all sides).
Adjacent to contiguous native habitat means an area of native habitat sharing a boundary at one
or more points of intersection with other native habitat. For purposes of this Land Development Code, an
intervening road, right-of-way or easement shall not destroy the adjacency of the habitat. However, U.S.
1, canals and open water shall constitute a break in adjacency.
ASCE 24 means a standard titled Flood Resistant Design and Construction that is referenced by the
Florida Building Code. ASCE 24 is developed and published by the American Society of Civil Engineers,
Reston, VA.
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Base flood means a flood having a 1-percent chance of being equaled or exceeded in any given
year. The base flood is commonly referred to as the "100-year flood" or the "1-percent-annual chance
flood."
Base flood elevation (BFE) means the elevation of the base flood, including wave height, relative to
the national geodetic vertical datum (NGVD), North American vertical datum (NAVD) or other datum
specified on the flood insurance rate map (FIRM).
Basement means the portion of a building having its floor subgrade (below ground level) on all
sides.
Coastal A zone means the area within a special flood hazard area, landward of a V zone or
landward of an open coast without mapped coastal high hazard areas. In a coastal A zone, the principal
source of flooding must be astronomical tides, storm surges, seiches or tsunamis, not riverine flooding.
During the base flood conditions, the potential for breaking wave height shall be greater than or equal to
1½ feet (457 mm). The inland limit of the coastal A zone is (a) the limit of moderate wave action if
delineated on a FIRM, or (b) designated by the authority having jurisdiction.
Coastal high hazard area means a special flood hazard area extending from offshore to the inland
limit of a primary frontal dune along an open coast and any other area subject to high velocity wave
action from storms or seismic sources. Coastal high hazard areas are also referred to as "high hazard
areas subject to high velocity wave action" or "V zones" and are designated on flood insurance rate maps
(FIRM) as zone V1-V30, VE, or V.
Design flood means the flood associated with the greater of the following two areas:
(1) Area with a floodplain subject to a 1-percent or greater chance of flooding in any year; or
(2) Area designated as a flood hazard area on the community's flood hazard map, or otherwise
legally designated.
Design flood elevation means the elevation of the "design flood," including wave height, relative to
the datum specified on the community's legally designated flood hazard map. In areas designated as
zone AO, the design flood elevation shall be the elevation of the highest existing grade of the building's
perimeter plus the depth number (in feet) specified on the flood hazard map. In areas designated as zone
AO where the depth number is not specified on the map, the depth number shall be taken as being equal
to 2 feet.
Development means any man-made change to improved or unimproved real estate, including but
not limited to, buildings or other structures, tanks, temporary structures, temporary or permanent
storage of equipment or materials, mining, dredging, filling, grading, paving, excavations, drilling
operations or any other land disturbing activities.
Floodproofing certificate means the FEMA Floodproofing certificate for non-residential structures
form issued by FEMA for the collection of design information and elevations for specific buildings in flood
hazard areas. The FEMA floodproofing certificate is revised and reissued periodically. Applicants and
permittees shall use the edition current as of the date of submission.
Elevation certificate means the FEMA elevation certificate form issued by FEMA for the collection of
information and elevations for specific buildings in flood hazard areas. The FEMA elevation certificate is
revised and reissued periodically. Applicants and permittees shall use the edition current as of the date of
submission.
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Elevated building means a nonbasement building that has its lowest elevated floor raised above
ground level by foundation walls, shear walls, posts, piers, pilings, or columns.
Enclosed area or enclosure means the portion of an elevated building below the lowest elevated
floor that is fully shut in by rigid walls and used solely for limited storage, parking or building access.
Enclosures shall not be constructed, modified, equipped, or used for habitation or other purposes.
Existing building and existing structure means any buildings and structures for which the "start of
construction" commenced before June 15, 1973.
Existing manufactured home park or subdivision means a manufactured home park or subdivision
for which the construction of facilities for servicing the lots on which the manufactured homes are to be
affixed (including, at a minimum, the installation of utilities, the construction of streets, and either final
site grading or the pouring of concrete pads) is completed before June 15, 1973.
Federal Emergency Management Agency (FEMA) means the federal agency that, in addition to
carrying out other functions, administers the national flood insurance program.
Flood or flooding means a general and temporary condition of partial or complete inundation of
normally dry land from:
(1) The overflow of inland or tidal waters.
(2) The unusual and rapid accumulation or runoff of surface waters from any source.
Flood damage-resistant materials means any construction material capable of withstanding direct
and prolonged contact with floodwaters without sustaining any damage that requires more than
cosmetic repair.
Flood hazard area means the greater of the following two areas:
(1) The area within a floodplain subject to a 1-percent or greater chance of flooding in any year.
(2) The area designated as a flood hazard area on the community's flood hazard map, or
otherwise legally designated.
Flood insurance rate map (FIRM) means the official map of the community on which the Federal
Emergency Management Agency has delineated both special flood hazard areas and the risk premium
zones applicable to the community.
Flood insurance study (FIS) means the official report provided by the Federal Emergency
Management Agency that contains the flood insurance rate map, the flood boundary and floodway map
(if applicable), the water surface elevations of the base flood, and supporting technical data.
Floodplain administrator means the office or position designated and charged with the
administration and enforcement of this chapter. The term "floodplain administrator" shall be
synonymous with the term the "floodplain manager."
Floodplain development order or permit or approval means an official document or certificate
issued by the community, or other evidence of approval or concurrence, which authorizes performance of
specific development activities that are located in flood hazard areas and that are determined to be
compliant with this chapter.
Florida Building Code (FBC) means the family of codes adopted by the Florida Building Commission,
including the: Florida Building Code, Building; Florida Building Code, Residential; Florida Building Code,
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Existing Building; Florida Building Code, Mechanical; Florida Building Code, Plumbing; Florida Building
Code, Fuel Gas.
Functionally dependent use means a use which cannot perform its intended purpose unless it is
located or carried out in close proximity to water, including only docking facilities, port facilities that are
necessary for the loading and unloading of cargo or passengers, and ship building and ship repair
facilities; the term does not include long-term storage or related manufacturing facilities.
Highest adjacent grade means the highest natural elevation of the ground surface prior to
construction next to the proposed walls or foundation of a structure.
Historic structure means any structure that is determined eligible for the exception to the flood hazard
area requirements of the Florida Building Code, Existing Building, Chapter 12 Historic Buildings. For the
purposes of this exception, a historic building is:
(1) Listed or preliminarily determined to be eligible for listing in the National Register of Historic
Places; or
(2) A contributing resource within a National Register of Historic Places listed district; or
(3) Designated as historic property under an official municipal, county, special district or state
designation, law, ordinance or resolution either individually or as a contributing property in a
district, provided the local program making the designation is approved by the Department of
the Interior; or
(4) Determined eligible by the Florida State Historic Preservation Officer for listing in the National
Register of Historic Places, either individually or as a contributing property in a district.
Illegal structure or use means a structure or use that is not a legal structure or legal use as defined
in this chapter.
Legal structure means a structure that was permitted under the floodplain regulations in effect at
the time construction commenced on the structure in its current configuration and received a permit or
final inspection or certificate of occupancy for the structure in its current configuration.
Legal use means a use that was permitted by the floodplain regulations at the time the use
commenced on the property.
Limit of moderate wave action means a line shown on FIRMs to indicate the inland limit of the 1½-
foot (457 mm) breaking wave height during the base flood.
Limited storage means storage that is incidental and accessory to the principal structure. For
example, if the principal structure is a residence, storage should be limited to items such as lawn and
garden equipment, tires, and other low damage items that will not suffer flood damage or can be
conveniently moved to the elevated part of the building. Flood insurance coverage for enclosures and
contents below the base flood elevation is very limited.
Letter of map change (LOMC) means an official determination issued by FEMA that amends or revises an
effective flood insurance rate map or flood insurance study. Letters of map change include:
(1) Letter of map amendment (LOMA) means an amendment based on technical data showing
that a property was incorrectly included in a designated special flood hazard area. A LOMA
amends the current effective flood insurance rate map and establishes that a specific
property, portion of a property, or structure is not located in a special flood hazard area.
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(2) Letter of map revision (LOMR) means a revision based on technical data that may show
changes to flood zones, flood elevations, special flood hazard area boundaries and floodway
delineations, and other planimetric features.
(3) Letter of map revision based on fill (LOMR-F) means a determination that a structure or parcel
of land has been elevated by fill above the base flood elevation and is, therefore, no longer
located within the special flood hazard area. In order to qualify for this determination, the fill
must have been permitted and placed in accordance with the community's floodplain
management regulations.
(4) Conditional letter of map revision (CLOMR) means a formal review and comment as to
whether a proposed flood protection project or other project complies with the minimum NFIP
requirements for such projects with respect to delineation of special flood hazard areas. A
CLOMR does not revise the effective flood insurance rate map or flood insurance study; upon
submission and approval of certified as-built documentation, a letter of map revision may be
issued by FEMA to revise the effective FIRM.
Light-duty truck, defined in 40 C.F.R. 86.082-2, means any motor vehicle rated at 8,500 pounds gross
vehicular weight rating or less which has a vehicular curb weight of 6,000 pounds or less and which has a
basic vehicle frontal area of 45 square feet or less, which is:
(1) Designed primarily for purposes of transportation of property or is a derivation of such a
vehicle, or
(2) Designed primarily for transportation of persons and has a capacity of more than 12 persons;
or
(3) Available with special features enabling off-street or off-highway operation and use.
Lowest floor means the lowest floor of the lowest enclosed area of a building or structure, including
basement, but excluding any unfinished or flood-resistant enclosure, other than a basement, usable
solely for vehicle parking, building access or limited storage provided that such enclosure is not built so
as to render the structure in violation of the non-elevation requirements of the Florida Building Code or
ASCE 24.
Mangrove stand means an assemblage of mangrove trees which are mostly low trees noted for a
copious development of interlacing adventitious roots above the ground and which contains one or more
of the following species: Black mangrove, red mangrove, white mangrove, and buttonwood.
Manufactured home means a structure, transportable in one or more sections, which is eight (8)
feet or more in width and greater than four hundred (400) square feet, and which is built on a
permanent, integral chassis and is designed for use with or without a permanent foundation when
attached to the required utilities. The term "manufactured home" does not include a "recreational
vehicle" or "park trailer."
Manufactured home park or subdivision means a parcel (or contiguous parcels) of land divided into
two or more manufactured home lots for rent or sale.
Market value means the price at which a property will change hands or be transferred between a
willing buyer and a willing seller, neither party being under compulsion to buy, sell or transfer and both
having reasonable knowledge of relevant facts, which shall include imputing constructive knowledge of
controlling local, state, and federal laws and regulations. As used in this chapter, the term "market
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value" refers to the market value of buildings and structures, excluding the land and other improvements
on the parcel. Market value may be established by a qualified certified independent appraiser, actual
cash value (in-kind replacement cost depreciated for age, wear and tear, neglect, and quality of
1 4
construction), established by a qualified certified independent appraiser or tax assessment value. A
uniform appraisal report prepared by a qualified certified independent appraiser submitted by the
applicant may be used if the floodplain administrator considers such appraisal consistent with local
construction costs. A structure or building originally manufactured or built as a vehicle, shall exclusively
be appraised by utilizing the Kelley Blue Book or a NADA appraisal. Documentation of alleged local
construction costs submitted by a property owner to the floodplain administrator must be submitted in
the form of a sworn or attested affidavit that shall be based upon the personal knowledge of the
certifying affiant and must be notarized. Where an appraisal is not accepted because it appears to be
inconsistent with local construction costs, the applicant may request review by a qualified certified
independent third-party appraiser duly authorized by the county. The cost of such independent review
shall be borne by the applicant. The reviewing appraiser shall determine if the appraisal value reasonably
reflects an appropriate market value of the structure. The reviewing appraiser's determination must be
in a written document, shall be sworn or attested to by the certifying affiant and expressly provide that it
is based on the certifying affiant's personal knowledge, and must be notarized. Professionals preparing
appraisals or appraisal reviews shall be required to possess certifications as state certified residential
appraisers for appraising one to four family residential properties and state certified general appraisers
for all other properties including commercial and multi-residential. Neither an appraisal making an
extraordinary assumption that a building or structure was in good condition as of a date prior to a flood
event nor a retrospective appraisal (an appraisal done retrospectively based on a date prior to the flood
event) shall be eligible for consideration or relief. A building or structure that was never lawfully
permitted in the first place shall not be eligible for issuance of a permit or development approval.
New construction means, for the purposes of administration of this chapter and the flood resistant
construction requirements of the Florida Building Code, structures for which the "start of construction"
commenced on or after June 15, 1973, and includes any subsequent improvements to such structures.
Nonconversion agreement means a form provided by the floodplain administrator to be signed by
the owner and recorded on the property deed in official records of the Monroe County Clerk of Court, for
the owner to agree not to convert or modify in any manner that is inconsistent with the terms of the
building permit and these regulations, enclosures below elevated buildings, certain crawl/underfloor
spaces, detached accessory structures, and garages.
Nonconforming structure means a structure or a portion of a structure below the base flood
elevation that is lawfully existing or permitted and is not fully conforming with the terms of this chapter.
4
The two approved tax assessment value methods of establishing the market value of a building or structure, excluding the land
and other improvements on the parcel, are as follows:
(A) Utilize the official tax assessment value (market improvement value) for the building or structure, excluding the land and
other improvements on the parcel, that is developed and published by the Monroe County Property Appraiser's Office; or
(B) Utilize the foregoing tax assessment value (market improvement value) for the building or structure (excluding the land and
other improvements on the parcel) with an adjustment to that tax assessment value "to approximate market value only when
the adjustment factor: (1) is provided in writing, by the county property appraiser, (2) is a single factor, and (3) is provided for a
single use, for specified individual buildings or, if intended for use for multiple buildings, the county property appraiser specifies
the time period during which the factor is valid (e.g., 3 months)." Florida Guidance for Adjustment Factors Applied to Tax
Assessment Values, State of Florida Division of Emergency Management - Bureau of Mitigation - Office of Floodplain
Management (Dec. 7, 2022).
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Notice to proceed means a written authorization by the Planning and Environmental Resources
Department and/or Building Department to the permittee authorizing permitted development to begin.
Park trailer means a transportable unit which has a body width not exceeding fourteen (14) feet
and which is built on a single chassis and is designed to provide seasonal or temporary living quarters
when connected to utilities necessary for operation of installed fixtures and appliances.
Recreational vehicle means a vehicle, including a park trailer, which is:
(1) Built on a single chassis;
(2) Four hundred (400) square feet or less when measured at the largest horizontal projection;
(3) Designed to be self-propelled or permanently towable by a light duty truck; and
(4) Designed primarily not for use as a permanent dwelling but as temporary living quarters for
recreational, camping, travel, or seasonal use.
Sand dunes means naturally occurring accumulations of sand in ridges or mounds landward of the
beach.
Special flood hazard area means an area in the floodplain subject to a 1 percent or greater chance
of flooding in any given year. Special flood hazard areas are shown on FIRMs as Zone A, AO, A1-A30, AE,
A99, AH, V1-V30, VE or V.
Start of construction means the date of issuance of permits for new construction and substantial
improvements, provided the actual start of construction, repair, reconstruction, rehabilitation, addition,
placement, or other improvement is within 180 days of the date of the issuance. The actual start of
construction means either the first placement of permanent construction of a building (including a
manufactured home) on a site, such as the pouring of slab or footings, the installation of piles, or the
construction of columns. Permanent construction does not include land preparation (such as clearing,
grading, or filling), the installation of streets or walkways, excavation for a basement, footings, piers, or
foundations, the erection of temporary forms or the installation of accessory buildings such as garages or
sheds not occupied as dwelling units or not part of the main buildings. For a substantial improvement,
the actual "start of construction" means the first alteration of any wall, ceiling, floor or other structural
part of a building, whether or not that alteration affects the external dimensions of the building.
Substantial damage means damage of any origin sustained by a building or structure whereby the
cost of restoring the building or structure to its before damaged ("pre-damage") condition would equal
or exceed 50 percent of the market value of the building or structure before the damage occurred.
Structures that are determined to be substantially damaged are automatically considered to be
substantial improvements, regardless of the actual repair work performed. If the cost necessary to fully
repair the structure to its before damage ("pre-damage") condition is equal to or greater than 50 percent
of the structure's market value before damages ("pre-damage" market value), then the structure must
be elevated (or flood proofed if it is non-residential) to or above the required elevation and meet all other
applicable requirements of the Florida Building Code and this chapter. Items that may be excluded from
the cost to repair are listed in the substantial improvement/substantial damage worksheet/checklist
developed by the county floodplain administrator (which shall be kept on file and available to the public
in the offices of the County Building Department) and, include but are not limited to, costs to prepare
plans and specifications, survey costs, and permit and inspection fees. Items that may also be excluded
include costs to lawfully temporarily stabilize a building so that it's safe to enter to evaluate and identify
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required repairs and lawful improvements to items outside the building, such as the driveway, septic
systems, wells, fencing, landscaping and detached accessory structures.
Substantial improvement means any repair, reconstruction, rehabilitation, alteration, addition, or other
improvement of a building or structure, including any improvement and any repair of damage sustained
from any origin, the cost of which equals or exceeds 50 percent of the market value of the building or
structure before the improvement or repair is started. If the building or structure has incurred
"substantial damage," any repairs are considered a substantial improvement regardless of the actual
repair work performed. The term does not, however, include either:
(1) Any project for lawful improvement of a building required to correct existing health, sanitary,
or safety code violations identified by the building official and that are the minimum necessary
to assure safe living conditions.
(2) Lawful minimum necessary repairs required to remedy health, safety, and sanitary code
deficiencies provided the building official, fire marshal, or health officer were prior to such
repairs' occurrence expressly informed of the existence and the extent of the code deficiencies,
the deficiencies were in existence prior to the occurrence of damage or prior to the start of an
improvement, and the deficiencies are not triggered solely by the proposed improvements or
repairs.
(3) Any alteration of a historic structure provided that the alteration will not preclude the
structure's continued designation as a historic structure.
Variance means a grant of relief from the requirements of this chapter, or the flood resistant
construction requirements of the Florida Building Code, which permits construction in a manner that
would not otherwise be permitted by this chapter or the Florida Building Code.
V-zone and coastal A zone construction certification form means the Monroe County V-zone and coastal
A zone construction certification form for new construction and substantially improved/damaged
structures. Design calculations signed and sealed by the design professional must be submitted with the
form, and include at a minimum, if applicable:
(1) Calculated velocity;
(2) Hydrostatic load—buoyancy effects, lateral loads from standing water, slowly moving water,
and nonbreaking waves;
(3) Breaking wave load;
(4) Hydrodynamic load—from rapidly moving water, including breaking waves;
(5) Debris impact load—from waterborne objects;
(6) Estimation of scour;
(7) Breakaway wall design and calculations;
(8) Free of obstruction design for ground slabs;
(9) Free of obstruction design for accessory structures and pools.
(Ord. No. 026-2022, § 2, 11-15-2022; Ord. No. 017-2023, § 2, 7-19-2023)
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Secs. 122-4—122-9. Reserved.
ARTICLE II.ADMINISTRATION
Sec. 122-10. Duties and powers of the floodplain administrator.
(a) Floodplain administrator; designation. The building official is designated as the floodplain
administrator. The floodplain administrator may delegate performance of certain of his or her
duties to other employees.
(b) General authority. The floodplain administrator is authorized and directed to administer and
enforce the provisions of this chapter. The floodplain administrator shall have the authority to
render interpretations of this chapter consistent with the intent and purpose of this chapter and
may approve and establish policies and procedures in order to clarify the application of its
provisions. The floodplain administrator is authorized to approve tools, tables, and software
developed to render substantial damage or substantial improvement calculations, which are
provided to the county by federal agencies including but not limited to FEMA and NOAA; such
approvals shall be construed as legislatively authorized and executive in nature. The floodplain
administrator shall be guided by the current editions of FEMA's technical bulletins and other
guidance publications, interpretative letters, and policy statements issued by FEMA that are
adopted by resolution by the board of county commissioners. Such interpretations, policies,
resolutions, and procedures shall not have the effect of waiving requirements specifically provided
in this chapter or the Florida Building Code without the granting of a variance pursuant to Section
122-17 of this chapter.
(c) Applications and permits. The floodplain administrator, in consultation with the building official
and in coordination with other pertinent offices of Monroe County, shall:
(1) Review applications and plans to determine whether proposed new development will be
located in flood hazard areas;
(2) Review applications for modification of any existing development in flood hazard areas for
compliance with the requirements of this chapter;
(3) Interpret flood hazard area boundaries where such interpretation is necessary to determine
the exact location of boundaries; a person contesting the determination shall have the
opportunity to appeal that interpretation;
(4) Provide available flood elevation and flood hazard information;
(5) Determine whether additional flood hazard data shall be obtained from other sources or shall
be developed by an applicant;
(6) Review applications to determine whether proposed development will be reasonably safe
from flooding;
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(7) Issue floodplain development orders or permits for development other than buildings and
structures that are subject to the Florida Building Code, including buildings, structures and
facilities exempt from the Florida Building Code, when compliance with this chapter is
demonstrated, or disapprove the same in the event of noncompliance; and
(8) Coordinate with and provide comments to the building official to assure that applications,
plan reviews, and inspections for buildings and structures in flood hazard areas comply with
the applicable provisions of this chapter.
(d) Substantial improvement and substantial damage determinations. For applications for building
permits to improve buildings and structures, including alterations, movement, enlargement,
replacement, repair, change of occupancy, additions, rehabilitations, renovations, substantial
improvements, repairs of substantial damage, and any other improvement of or work on such
buildings and structures, the floodplain administrator, in coordination with the building official,
shall:
(1) Develop a substantial improvement/substantial damage worksheet/checklist, consistent with
guidance published by FEMA, to communicate to property owners, residents, contractors and
design professionals, that includes, but is not limited to, affidavit requirements, acceptable
documentation of costs, identification of costs that may be excluded from the cost of proposed
improvements and repairs, and conditions relevant to exclusion of costs in accordance with
the definition of "substantial damage" and "substantial improvement."
(2) Estimate the market value, or require the applicant to obtain an appraisal of the market value
prepared by a qualified certified independent appraiser, of the building or structure before the
start of construction of the proposed work; in the case of repair, the market value of the
building or structure shall be the market value before the damage occurred and before any
repairs are made;
(3) Compare the cost to perform the improvement, the cost to repair a damaged building to its
pre-damaged condition, or the combined costs of improvements and repairs, if applicable, to
the market value of the building or structure;
(4) Determine and document whether the proposed work constitutes a substantial improvement
or the repair of substantial damage; and
(5) Notify the applicant if it is determined that the work constitutes a substantial improvement or
the repair of substantial damage and that compliance with the flood resistant construction
requirements of the Florida Building Code and this chapter is required.
(e) Modifications of the strict application of the requirements of the Florida Building Code. The
floodplain administrator shall review requests submitted to the building official that seek approval
to modify the strict application of the flood load and flood resistant construction requirements of
the Florida Building Code to determine whether such requests require the granting of a variance
pursuant to Section 122-17 of this chapter.
(f) Notices and orders. The floodplain administrator shall coordinate with appropriate local agencies
for the issuance of all necessary notices or orders to ensure compliance with this chapter.
(g) Inspections. The floodplain administrator shall make the required inspections as specified in Section
122-14 of this chapter for development that is not subject to the Florida Building Code, including
buildings, structures and facilities exempt from the Florida Building Code. The floodplain
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administrator shall inspect flood hazard areas to determine if development is undertaken without
issuance of a floodplain development permit.
(h) Other duties of the floodplain administrator. The floodplain administrator shall have other duties,
including but not limited to:
(1) Establish, in coordination with and with the approval of the building official, procedures for
administering and documenting determinations of substantial improvement and substantial
damage made pursuant to Section 122-10(d) of this chapter;
(2) Require applicants who submit hydrologic and hydraulic engineering analyses to support
permit applications to submit to FEMA the data and information necessary to maintain the
flood insurance rate maps if the analyses propose to change base flood elevations, or flood
hazard area boundaries; such submissions shall be made within six (6) months of the
floodplain administrator's notice to the applicant to submit to FEMA the data and information
necessary to maintain the flood insurance rate maps.
(3) Review required design certifications and documentation of elevations (FEMA elevation
certificates) specified by this chapter and the Florida Building Code to determine that such
certifications and documentations are complete;
(4) Notify the Federal Emergency Management Agency when the corporate boundaries of
Monroe County are modified; and
(5) Advise applicants for new buildings and structures, including substantial improvements, that
are located in any unit of the Coastal Barrier Resources System established by the Coastal
Barrier Resources Act (Pub. L. 97-348) and the Coastal Barrier Improvement Act of 1990 (Pub.
L. 101-591), that federal flood insurance is not available on such construction; areas subject to
this limitation are identified on flood insurance rate maps as "Coastal Barrier Resource System
Areas" and "Otherwise Protected Areas."
(i) Floodplain management records. Regardless of any limitation on the period required for retention
of public records, the floodplain administrator shall maintain and permanently keep and make
available for public inspection all records that are necessary for the administration of this chapter
and the flood resistant construction requirements of the Florida Building Code, including, but not
limited to, flood insurance rate maps; letters of map change; records of issuance of permits and
denial of permits; determinations of whether proposed work constitutes a substantial improvement
or the repair of substantial damage; required design certifications and documentation of elevations
(FEMA elevation certificates) specified by the Florida Building Code and this chapter;
documentation related to appeals and variances, including justification for issuance or denial; and
records of enforcement actions taken pursuant to this chapter and the flood resistant construction
requirements of the Florida Building Code.
(Ord. No. 026-2022, § 2, 11-15-2022)
Sec. 122-11. Permits.
(a) Permits required. Any owner or owner's authorized agent (hereinafter "applicant") who intends to
undertake any development activity within the scope of this chapter, including buildings, structures
and facilities exempt from the Florida Building Code, which is wholly within or partially within any
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flood hazard area shall first make application to the floodplain administrator, and the building
official if applicable, and shall obtain all the required floodplain development orders or permits. No
such order or permit shall be issued until compliance with the requirements of this chapter and all
other applicable codes and regulations has been satisfied.
(b) Floodplain development orders or permits. Floodplain development orders or permits shall be
issued pursuant to this chapter for any development activities not subject to the requirements of
the Florida Building Code, including buildings, structures and facilities exempt from the Florida
Building Code. Depending on the nature and extent of proposed development that includes a
building or structure, the floodplain administrator may determine that a floodplain development
order is required in addition to a building permit.
(c) Buildings, structures and facilities exempt from the Florida Building Code. Pursuant to the
requirements of federal regulations for participation in the National Flood Insurance Program (44
C.F.R. Sections 59 and 60), floodplain development orders or permits shall be required for the
following buildings, structures and facilities that are exempt from the Florida Building Code and any
further exemptions provided by law, which are subject to the requirements of this chapter:
(1) Railroads and ancillary facilities associated with the railroad.
(2) Nonresidential farm buildings on farms, as provided in F.S. § 604.50.
(3) Temporary buildings or sheds used exclusively for construction purposes.
(4) Mobile or modular structures used as temporary offices.
(5) Those structures or facilities of electric utilities, as defined in F.S. § 366.02, which are directly
involved in the generation, transmission, or distribution of electricity.
(6) Chickees constructed by the Miccosukee Tribe of Indians of Florida or the Seminole Tribe of
Florida. As used in this paragraph, the term "chickee" means an open-sided wooden hut that
has a thatched roof of palm or palmetto or other traditional materials, and that does not
incorporate any electrical, plumbing, or other non-wood features.
(7) Family mausoleums not exceeding 250 square feet in area which are prefabricated and
assembled on site or preassembled and delivered on site and have walls, roofs, and a floor
constructed of granite, marble, or reinforced concrete.
(8) Temporary housing provided by the Department of Corrections to any prisoner in the state
correctional system.
(9) Structures identified in F.S. § 553.73(10)(k) are not exempt from the Florida Building Code, if
such structures are located in flood hazard areas established on flood insurance rate maps.
(d) Application for a floodplain development order or permit.To obtain a floodplain development order
or permit the applicant shall first file an application in writing on a form approved by the building
official and furnished by the Building Department. The information provided by the applicant shall
accurately, at a minimum:
(1) Identify and describe the scope of work and development to be covered by the order or permit.
(2) Describe the land on which the proposed development is to be conducted by complete legal
description, street address or similar description that will readily identify and definitively
locate the site.
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(3) Indicate the use and occupancy for which the proposed development is intended.
(4) Be accompanied by a site plan or construction documents as specified in Section 122-13 of this
chapter.
(5) State the valuation of the proposed work.
(6) Be signed by the applicant or by the applicant's authorized agent.
(7) Give such other data and information as required by the floodplain administrator.
(8) For projects proposing to enclose areas under elevated buildings, include signed
nonconversion agreement; the agreement shall be recorded on the property deed prior to
issuance of the certificate of occupancy.
(e) Validity of floodplain development order or permit. The issuance of a floodplain development
order or permit pursuant to this chapter shall not be construed to be a permit for, or approval of,
any violation of this chapter, the Florida Building Code, or any other ordinance, resolution or
regulation of Monroe County. The issuance of permits based on submitted applications,
construction documents, and information shall not prevent the floodplain administrator from
requiring the correction of errors and omissions, or in the case of incomplete documents or
information, from requiring the supplementation of such prior submitted documents or information
with additional documentation or information.
(f) Expiration. A floodplain development order or permit shall automatically become invalid by
operation of law unless the work authorized by such permit is commenced within 180 days after its
issuance, or if the work authorized is suspended or abandoned for a period of 180 days after the
work authorized by such permit commences. Extensions for periods of not more than 180 days each
shall be requested in writing by the applicant and justifiable good cause shall be demonstrated.
"Good cause" means a "legally sufficient reason."
(g) Suspension or revocation. The floodplain administrator is authorized to suspend or revoke a
floodplain development order or permit if the order or permit was issued in error, if the order or
permit was issued on the basis of incorrect, inaccurate or incomplete information, if the county
Building Department determines that the application for such order or permit contained false or
misleading information or omitted information material and relevant to the county's decision to
issue said order or permit, if the application for such order or permit failed to comply with a
provision or requirement of this chapter, or if the order or permit was issued in violation of this
chapter or any other ordinance, resolution, regulation or requirement of Monroe County.
(h) Other permits required. Floodplain development permits and building permits shall include a
condition that all other applicable state or federal approvals and permits must be obtained before
commencement of the county-permitted development, including but not limited to the following:
(1) The South Florida Water Management District; pursuant to F.S. § 373.036.
(2) Florida Department of Health for onsite sewage treatment and disposal systems; pursuant to
F.S. § 381.0065 and Chapter 64E-6, F.A.C.
(3) Florida Department of Environmental Protection for activities subject to the joint coastal
permit; pursuant to F.S. § 161.055.
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(4) Florida Department of Environmental Protection for activities that affect wetlands and alter
surface water flows, in conjunction with the U.S. Army Corps of Engineers; pursuant to Section
404 of the Clean Water Act.
(5) Federal permits and approvals.
(i) Other documentation required. A nonconversion agreement signed by the applicant, and plans or
drawings specified by the floodplain administrator, shall be recorded on the property deed prior to
issuance of certificates of occupancy or certificates of compliance for the following:
(1) Enclosed areas below new and substantially improved elevated buildings.
(2) Enclosed areas below lateral additions.
(3) Enclosed areas below nonconforming buildings that are brought into compliance.
(4) Garages and detached accessory structures that are approved in accordance with the non-
elevation requirements of Section 122-25(d) and (e).
(Ord. No. 026-2022, § 2, 11-15-2022)
Sec. 122-12. Inclusion of United State Federal Emergency Management Agency
and United States Fish and Wildlife Service (FWS) required permit
referral process (PRP) in final permit determinations for development.
(a) Purpose and intent. It is the purpose of this Section 122-12 to implement regulations that will
assure, consistent with the 10th Amendment to the U.S. Constitution, state and county regulations,
proper record retention, coordination, and notification of FEMA and FWS regarding permit
applications filed with or issued by Monroe County, inclusive of FEMA/FWS requirements agreed to
by the applicant.
(b) Lands to which this section apply. See Section 122-2(c)(2).
(c) Rules for interpreting SFAMs. The boundaries of the flood hazard areas shown on the FWS SFAMs
may be determined by scaling distances. Required interpretations of those maps for precise
locations of such boundaries shall be made by the county planning director or his/her designee, in
consultation with the building official.
(d) Administration of development approval in species focus areas.
(1) SFAM review required. For parcels or lots shown within the SFAMs in which an application for
development permit has been made, if the SFAM indicates the parcel or lot contains only
unsuitable habitat for any of the following species: Key Largo cotton mouse, Key Largo
woodrat, Key tree-cactus, Lower Keys marsh rabbit, Eastern indigo snake, Key deer, Schaus
swallowtail butterfly, silver rice rate, and Stock Island tree snail, and the parcel or lot is not
listed on the RE list, the planning director or his/her designee shall provide for a notation in
the development application permit files that indicates:
a. The name of the official that reviewed the development application for FWS
requirements;
b. The date of the review; and
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c. The date of the SFAM and RE list used to conduct the review.
Once the review has established that a parcel or lot contains unsuitable habitat, action may
be taken on the permit application for development by Monroe County staff.
(2) FWS technical assistance permit requirements. For parcels or lots shown within the SFAMs in
which an application for a permit for development has been made including 1) expanding the
footprint of a structure; and/or 2) expanding clearing in habitat (including native vegetation
removal); and/or 3) placement of fencing into Key deer habitat, if the SFAM indicates the
parcel or lot contains suitable habitat for any of the following species: Key Largo cotton
mouse, Key Largo wood rat, Key tree-cactus, Lower Keys marsh rabbit, Eastern indigo snake,
Key deer, Schaus swallowtail butterfly, silver rice rat, and/or Stock Island tree snail, and the
parcel or lot is listed on the RE list, the planning director or his/her designee shall use the SAGs
to determine whether a floodplain development permit application requires:
a. Incorporation of FWS SAG requirements as conditions into the Monroe County permit
and the county may issue the permit, pursuant to all applicable codes; or
b. If, according to the SAGs, the proposed development needs technical assistance by the
service, the county shall issue the permit in accordance with Chapter 2012-205, Laws of
Florida, indicating a notice to proceed must be obtained prior to any construction,
removal of vegetation, or commencement of development, with a condition that:
1. The applicant seek and obtain technical assistance from the service; and
2. The applicant obtain, prior to the issuance of the notice to proceed, all applicable
state or federal permits or approvals pursuant to Section 122-11(h); and
3. In accordance with the Florida Building Code and Monroe County Section 6-103(b),
the permit shall expire after 180 days; and
4. If the permit expires, the applicant shall be required to reapply for the permit.
c. For a floodplain development permit application that requires the services' technical
assistance, Monroe County shall provide the application to the service weekly. Based on
the services technical assistance, the applicant shall submit the FWS written
requirements to the county. If the applicant agrees to the FWS requirements, in writing,
Monroe County may then issue a notice to proceed that includes the technical assistance
requirements, provided by the federal agency to avoid possible impacts on federally
listed (threatened or endangered) species, as conditions in the Monroe County permit.
d. For a development permit application that requires mitigation and/or compensation for
adverse effects to native habitat, monetary compensation generated will be applied to
restoration and/or purchase of native habitat.
e. The county shall maintain an applicant acceptance form, of the service requirements, in
the permit file.
f. For purposes of this section the notice to proceed shall be written authorization from the
Monroe County Growth Management Division to the permittee that the permitted
development activities may begin.
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g. If the parcel is within an area previously covered by a habitat conservation plan, and
where that habitat conservation plan has expired at the time of development permit
application, the county shall apply the permit referral process in this section, unless
mitigation was completed for the associated impacts.
h. If the property owner does not agree to the FWS technical assistance requirements to be
included in the development permit as conditions, the county shall not issue the notice to
proceed and shall rescind the previously issued development permit.
i. For properties located in Key Largo wood rat, Key Largo cotton mouse, silver rice rat and
Lower Keys marsh rabbit habitat, property owners shall agree to execute and record a
covenant restriction in favor of Monroe County which prohibits free ranging cats. This
requirement alleviates direct and cumulative loss of species habitat which will not
negatively impact the total number of new residential permits that may be issued under
species assessment guides (SAGs).
(3) Provision for flood hazard reduction and avoiding impacts on federally listed (threatened or
endangered) species enforcement. All proposed development shall meet the conditions
established on the floodplain development permit and/or notice to proceed, which includes
FWS technical assistance requirements included as conditions on the Monroe County
development permits, to avoid possible impacts on federally-listed species (threatened or
endangered). Violation of this section, including any development constructed not in
accordance with the FWS requirements, included as conditions on the Monroe County
development permit, derived through use of the SAGs or through technical assistance by FWS,
are hereby deemed to be violations of the County Code and may be enforced utilizing the
administrative enforcement procedures set forth in Chapter 8, Monroe County Code of
Ordinances. Further, Section 118-11 shall be utilized to require environmental restoration
standards.
(4) Permit issuance for previously tolled Rate of Growth Ordinance (ROGO) allocations, Non-
Residential Rate of Growth Ordinance (NROGO) allocations or building permits/floodplain
development permits. Building permits and allocations have been tolled under authority of
Monroe County Resolutions 420-2005, 166-2006, 185-2007 and 219-2008 and 282-2011 as a
result of the injunction prohibiting FEMA from issuing flood insurance policies under the
National Flood Insurance Program which was imposed in the case of Florida Key Deer et. al., v.
Fugate et. al., 90-10037-CIV-Moore.
a. In order for those persons whose allocations or whose building permits were tolled to be
eligible for federal flood insurance and meet their obligations under the Federal
Endangered Species Act, the following is required:
1. Owners with allocations who do not need coordination with FWS after they are
processed through the permit referral process:
i. Have 180 days from the date of a county issued written notice to pick up
their building permits;
ii. Have 300 days from the date of a county issued written notice, if there is
a need to redesign an onsite wastewater treatment system, to receive a
permit from the department of health (DOH) and pick up their building
permits.
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2. Owners with building permits who do not need coordination with FWS after they
are processed through the permit referral process:
i. Have 180 days from the date of a county issued written notice, to
recommence development and receive a passed inspection; or
ii. Have 300 days from the date of a county issued written notice, if there is
a need to redesign an onsite wastewater treatment system to receive a
permit from the DOH, recommence development and receive a passed
inspection.
(5) Permit issuance for annual allocation awards from the Rate of Growth Ordinance (ROGO),
Non-Residential Rate of Growth Ordinance (NROGO) allocations. Permit applications
processed through the permit referral process that result in a "may affect determination" for
the proposed development through the application of the species assessment guides which
require the permittee to coordinate with FWS shall have a total of 360 days from the date of a
county issued written notice to conclude the required coordination with FWS and pick up the
building permit, and receive a notice to proceed from Monroe County. This timeframe may be
extended by the planning director if the applicant can affirmatively demonstrate that he or
she has timely and actively sought coordination.
(6) Properties for which a permit has been issued and for which development has not commenced
will be required to be processed through the permit referral process. Permit reviews that result
in a "may affect determination" for the proposed development through the application of the
species assessment guides which require the permittee to coordinate with FWS shall have a
total of 360 days from the date of a county issued written notice to conclude the required
coordination with FWS, commence development and receive a passed inspection from Monroe
County. This timeframe may be extended by the planning director if the applicant can
affirmatively demonstrate that he has timely and actively sought coordination.
Sec. 122-13. Site plans and construction documents.
(a) Information for development in flood hazard areas. The site plan or construction documents for
any development subject to the requirements of this chapter shall be drawn to scale and shall
accurately include, as applicable to the proposed development:
(1) Identification and delineation of all flood hazard areas, flood zone(s), base flood elevation(s),
and ground elevations necessary for the county's review of the proposed development.
(2) Where base flood elevations are not included on the FIRM or in the flood insurance study, they
shall be established in accordance with Section 122-13(b) of this chapter.
(3) Where the parcel on which the proposed development will take place will have more than 50
lots or is larger than 5 acres and the base flood elevations are not included on the FIRM or in
the flood insurance study, such elevations shall be established in accordance with Section 122-
13(b)(1) of this chapter.
(4) Location of the proposed activity and proposed structures, and locations of existing buildings
and structures; locations of new buildings which shall be located landward of the reach of
mean high tide.
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(5) Location, and delineation and description of the extent, amount, and proposed final grades of
any filling, grading, or excavation.
(6) Where the placement of fill is proposed, description of the amount, type, and source of fill
material; compaction specifications; a description of the intended purpose of the fill areas;
and competent substantial evidence that the proposed fill areas are the minimum necessary
to achieve the intended purpose.
(7) Delineation and description of the extent of any proposed alteration of sand dunes, dune
ridges, or mangrove stands, provided such alteration is approved by the Florida Department of
Environmental Protection.
The floodplain administrator is authorized to waive the submission of site plans, construction documents,
and other data that are required by this chapter but that are not required to be prepared by a registered
and/or licensed design professional if it is found that the nature of the proposed development is such
that the review of such submissions is not necessary to render a determination of compliance with this
chapter.
(b) Information in flood hazard areas without base flood elevations (approximate zone A). Where
flood hazard areas are delineated on the FIRM and base flood elevation data have not been
provided, the floodplain administrator shall:
(1) Require the applicant to include accurate base flood elevation data prepared in accordance
with currently accepted engineering practices.
(2) Where the base flood elevation data are to be used to support a letter of map change from
FEMA, advise the applicant that the analyses shall be prepared by a Florida licensed engineer
in a format required by FEMA, and that it shall be the responsibility of the applicant to satisfy
the submittal requirements and pay the processing fees.
(c) Additional analyses and certifications. For activities that propose to alter sand dunes, dune ridges,
or mangrove stands in coastal high hazard areas (zone V) and coastal A zone, an engineering
analysis signed and sealed by a qualified Florida licensed engineer that demonstrates that the
proposed alteration will not increase the potential for flood damage shall be submitted with the site
plan and construction documents.
(d) Submission of additional data. When additional hydrologic, hydraulic or other engineering data,
studies, and additional analyses are submitted to support an application, the applicant has the right
to seek a letter of map change from FEMA to change the base flood elevations or change
boundaries of flood hazard areas shown on FIRMs, and to submit such data to FEMA for such
purposes. The analyses shall be prepared by a qualified Florida licensed engineer in a format
required by FEMA. Submittal requirements and processing fees shall be the responsibility of the
applicant.
(Ord. No. 026-2022, § 2, 11-15-2022)
Sec. 122-14. Inspections.
(a) Inspections required. Development for which a floodplain development order or permit is required
shall be subject to county inspection.
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(b) Development other than buildings and structures. The floodplain administrator shall inspect all
development to determine or confirm compliance with the requirements of this chapter and the
conditions of issued floodplain development orders or permits.
(c) Buildings, structures and facilities exempt from the Florida Building Code. The floodplain
administrator shall inspect buildings, structures and facilities exempt from the Florida Building Code
to determine or confirm compliance with the requirements of this chapter and the conditions of
issued floodplain development orders or permits.
(d) Buildings, structures and facilities exempt from the Florida Building Code, lowest floor inspection.
Upon placement of the lowest floor, including basement, and prior to further vertical construction,
the owner of a building, structure or facility exempt from the Florida Building Code, or the owner's
authorized agent, shall submit to the floodplain administrator:
(1) If a design flood elevation was used to determine the required elevation of the lowest floor,
the FEMA elevation certificate prepared and sealed by a Florida licensed professional
surveyor; or
(2) If the elevation used to determine the required elevation of the lowest floor was determined in
accordance with Section 122-13(b) of this chapter, the accurate documentation of height of
the lowest floor above highest adjacent grade, prepared by the owner or the owner's
authorized agent.
(e) Buildings, structures and facilities exempt from the Florida Building Code, final inspection. As part
of the final inspection, the owner or the owner's authorized agent shall submit to the floodplain
administrator a final FEMA elevation certificate of the lowest floor or final documentation of the
height of the lowest floor above the highest adjacent grade; such certifications and documentations
shall be prepared as specified in Section 122-14(d) of this chapter.
(f) Manufactured homes. The floodplain administrator shall inspect manufactured homes that are
installed or replaced in flood hazard areas to determine or confirm compliance with the
requirements of this chapter and the conditions of the issued permit. Upon placement of a
manufactured home, certification of the elevation of the lowest floor shall be submitted to the
floodplain administrator.
(Ord. No. 026-2022, § 2, 11-15-2022)
Sec. 122-15. Required inspections of enclosed areas below elevated residential
structures.
(a) Applicability. Prior to the transfer of ownership of any property occupied by an elevated residential
structure with a below base flood enclosed area for which construction of the enclosed commenced
on or after June 15, 1973, a county approved inspection of the below base flood enclosure shall be
conducted. No earlier than 180 days prior to the transfer of the property, the seller or the
prospective purchaser, with the seller's permission, shall have the required inspection conducted.
The intent of this inspection, which is strictly limited to inspection of below base flood enclosures, is
to identify for county records and purchasers any nonconformities or illegal structures or uses.
(b) Inspections. Upon inspection request, the inspection required under this section shall be conducted
by an inspector from the Building Department. Fees for inspections conducted by the Building
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Department shall be in accordance with the schedule established by resolution of the BOCC for
inspections conducted under the county's flood insurance inspection and compliance program.
(c) Inspection procedures and forms. All inspections required under this section shall be conducted in
accordance with procedures and recorded on county forms approved by the floodplain
administrator.
(d) Inspection submittal requirements. The original inspection report, signed by the county inspector,
shall be maintained by the Building Department and a copy shall be submitted to the seller, who
has contacted the county, as provided above, and the purchaser, provided that the purchaser has
contacted the county as provided above no later than ten days prior to the closing date for transfer
of the subject property.
(e) Failure to comply with inspection submittal requirements. Should the inspection required by this
section not be completed, the seller and purchaser, if known, will be notified that the structure is in
violation of this section. The purchaser and his or her successors and assigns may enforce the terms
of this section in law or at equity. The purchaser may seek injunctive relief against the seller in a
court of competent jurisdiction to prevent a violation of or otherwise in connection with a violation
of this section. Attorney's fees and costs incurred in an action to enforce these regulations may be
awarded to a substantially prevailing party at the discretion of the court. A purchaser may seek and
the court may award treble damages as an aggrieved party. The sole intent of this inspection is to
provide information for recording and monitoring improvements to below base flood enclosures
subject to the county's floodplain regulations and in accordance with Monroe County Board of
County Commission Resolution 440-2011, which does not require that the property be brought into
compliance prior to or subsequent to transfer. The purpose of this inspection is not to identify other
types of unpermitted improvements that are unrelated to the floodplain regulations in this chapter.
(f) Nothing in this section shall prohibit the county from prosecuting illegal, unpermitted
improvements under the Pilot Inspection Program (under previous 44 CFR 59.30, repealed on July 5,
2018—FEMA terminated this program on June 28, 2013).
(g) If the results of the inspection identify illegal unpermitted improvements, the requirements of the
Florida Building Code applicable to enclosed areas below elevated buildings shall apply when a
building permit is sought by an applicant.
(Ord. No. 026-2022, § 2, 11-15-2022)
Sec. 122-16. Floodplain Certificate of Compliance Program.
(a) Generally. Any property owner is eligible to obtain a certificate of compliance if they have obtained
an inspection of an enclosure below base flood elevation by one of the following:
(1) FEMA Insurance Inspection Program; or
(2) Inspection at time of sale; or
(3) Voluntary inspection.
The below base flood enclosure must have been found in compliance with the Monroe County floodplain
regulations by Monroe County staff. Prior to obtaining the certificate, the owner must record a
nonconversion agreement in the Monroe County official land records on a form to be provided by the
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county and approved by the floodplain administrator. Properties that have received their inspections
prior to implementation of the certificate of compliance program may receive a certificate of compliance;
however, a re-inspection (with no fee) shall be necessary to ensure compliance has been maintained and
the owner must also record the nonconversion agreement, which must be recorded in the official records
of Monroe County.
(b) Outreach. Every two (2) years, the county will mail written notices to property owners, of which the
county is aware own a building or structure with below base flood elevation living areas as follows:
(1) The county will obtain data from the Monroe County Property Appraiser Office which will
identify all single-family residences which contain enclosures that are identified as living area
on the ground floor. Once this data is captured, county technical staff will deduct all the
parcels that have already received inspections through the FEMA Insurance Inspection Pilot
Program, transfer of ownership program, or through the previously applicable inspection on
building permit program, and been made compliant.
(2) The remaining property owners will be notified by regular mail that in order to receive a
certificate of compliance, a county inspection is required of any below base flood elevation
structures, to verify compliance with the Monroe County floodplain regulations. Owners will
also be notified that noncompliant structures may be subject to code compliance proceedings.
(3) If owners seek and obtain a certificate of compliance inspection, and the below base flood
enclosures are determined by the county to be compliant, the owners will receive a certificate
of compliance as outlined in this section. This is a proactive opportunity for property owners to
receive evidence that they have a compliant structure which should, long term, create a
positive real property market condition. If an owner has a noncompliant structure, he or she
will be notified of all the required corrective actions necessary for the enclosure to become
compliant and that county permits or approvals are required to authorize lawful construction
and/or development.
(c) Inspections. Inspections may be requested for a certificate of compliance according to this section
or Section 122-15 for required inspections of residential structures prior to transfer of ownership.
(d) Compliant structures. The county will provide a certificate of compliance to property owners with
compliant below base flood enclosures after such property owners sign and record a nonconversion
agreement (with a corresponding drawing or site plan demonstrating the permitted improvements
allowed below base flood elevation attached to the agreement) in the official records of Monroe
County. The nonconversion agreement shall be recorded in the official records of Monroe County so
that future purchasers of properties understand what has been approved by the county for areas
below base flood elevation. Property owners shall pay applicable recording fees.
(e) Noncompliant structures. The county building official shall refer any noncompliant structures to the
Code Compliance Department for enforcement through appropriate processes. Once compliance is
achieved, if the below base flood enclosure has not been completely removed, a nonconversion
agreement executed by the owner shall be recorded in the official records of Monroe County.
(f) New construction. Owners of new construction that contains any type of below base flood
enclosure, will be required to record a nonconversion agreement in the official records of Monroe
County indicating the square footage permitted to be constructed below base flood elevations, with
an accurate corresponding drawing or site plan showing/demonstrating the permitted
improvements permitted, prior to receiving a certificate of occupancy.
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(Ord. No. 026-2022, § 2, 11-15-2022)
Sec. 122-17. Variances.
(a)Authority.The Division of Administrative Hearings (DOAH) shall hear and decide on requests for
variances from the application of the allegedly strict letter of this chapter. Pursuant to F.S. §
553.73(5), the DOAH shall hear and decide on requests for variances from the application of the
allegedly strict letter of the flood resistant construction requirements of the Florida Building Code.
DOAH shall also hear and decide on requests for variances for at-grade wet floodproofed accessory
structures in A/AE zones that are larger than 600 square feet but not larger than 1,000 square feet
in size.
(b) Variance procedures.
(1) An application for a variance from the provisions of this chapter for development in an area of
special flood hazard shall be filed with the Building Department at the time of application for
a building permit or floodplain development permit/order which seeks approval of
development that is not authorized under the allegedly strict letter of this chapter or flood-
resistant construction requirements of the Florida Building Code.
(2) Within ten (10) days of receipt of a complete and properly and timely filed application for a
variance from the allegedly strict letter of this chapter or of the flood-resistant construction
requirements of the Florida Building Code, the floodplain administrator and the Building
Official shall review the application, and submit a report and recommendation to the DOAH.
The variance applicant may file a written objection to the report and recommendation within
30 calendar days of the date of filing of the report and recommendation.
(3) The DOAH shall review the application and the reports and recommendations of the floodplain
administrator and the building official and may consider granting the application for variance
in accordance with this section.
(4) In resolving a variance application under this section, county building, planning and
environmental resources, and Code Compliance Department administrative staff
interpretations of the Monroe County Codes, of the Florida Building Code, and of applicable
federal laws, rules, and regulations, are legally entitled to deference and great weight, and
such administrative interpretations should not be modified or overturned unless clearly
erroneous. If such administrative staff interpretation is within the range of possible and
reasonable interpretations, it is not clearly erroneous and should be affirmed.
(c) Limitations on authority to grant variances.
(1) The DOAH shall base its decisions on variances on technical justifications submitted by
applicants, the considerations for issuance in Section 122-17(e) of this chapter, the conditions
of issuance set forth in Section 122-17(g) of this chapter, and the reports and
recommendations of the floodplain administrator and the building official. Variances for
accessory structures in A/AE zones shall be subject to the conditions in Section 112-17(f).
(2) When the DOAH considers the propriety of granting a variance, the following factors shall not
be considered material or relevant to the hearing officer's decision:
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a. The physical disabilities or handicaps and health of the applicant or members of his
family;
b. The domestic difficulties of the applicant or members of his or her family;
c. The financial difficulty of the applicant in complying with the floodplain management
provisions of this chapter or the Florida Building Code;
d. The elevation of surrounding structures or buildings;
e. The alleged difficulty of marketing, advertising, or selling the property, building, or
structure;
f. Any alleged difficulty related to a codified law, rule, regulation, or matter of record,
which the applicant or members of his or her family, which he, she, or they were on
actual or constructive notice of prior to acquiring the property, and could therefore have
been avoided, or which may be characterized as a self-created hardship; or
g. Non-unique or non-peculiar characteristics of the applicant's property, building, or
structure.
(3) The DOAH has the right to attach such conditions as it deems necessary to further the
purposes, intent, goals, and objectives of this chapter.
(d) Functionally dependent uses. A variance is authorized to be issued for the construction or
substantial improvement necessary for the conduct of a functionally dependent use, as defined in
this chapter, provided the variance is the minimum necessary considering the flood hazard and all
due consideration has been given to use of methods and materials that minimize flood damage
during occurrence of the base flood.
(e) Considerations for issuance of variances. In reviewing requests for variances, the DOAH shall
consider all technical evaluations, all relevant factors, all other applicable provisions of the Florida
Building Code, this chapter, and the following:
(1) The danger that materials and/or debris may be swept onto other lands resulting in additional
or further injury, harm or damage;
(2) The danger to life and/or property due to flooding or erosion damage;
(3) The susceptibility of the proposed development, including foreseeable contents thereof, to
flood injuries, harm, or damage and their effects on current and future owners or occupants;
(4) The importance of the services provided by the proposed development to the community;
(5) The availability of alternate locations for the proposed development that are either not
subject to flooding or erosion damage, for the proposed use, and the availability of
alternate locations for the proposed development which are subject to lower risk of flooding or
erosion;
(6) The compatibility of the proposed development with existing and anticipated development,
public services, and infrastructure;
(7) The relationship of the proposed development to the comprehensive plan and floodplain
management program for the area;
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(8) The safety of access to the property in times of flooding for ordinary and emergency and first-
responder vehicles;
(9) The expected heights, velocity, duration, rate of rise and debris and sediment transport of the
floodwaters and the effects of wave action, if applicable, expected at the site;
(10) The costs of providing governmental services during and after flood conditions, including but
limited to, debris removal and maintenance and repair of public utilities and facilities such as
(including but limited to) sewer, gas, electrical and water systems, streets and bridges;
(11) Whether granting the variance will result in increased public expenses, create a threat to
public health and safety, create a public nuisance, or cause fraud or victimization of the public;
and
(12) Whether granting the variance will grant the applicant a special privilege denied to another
property owner.
(f) Conditions for issuance of a variance for accessory structures in A/AE zones. Variances shall be
issued only upon:
(1) Submission by the applicant, providing a legally sufficient description of the exceptional
hardship that the applicant would incur if a variance were not granted;
(2) Determination by the DOAH that the structure meets the definition of accessory structure, for
floodplain management purposes, and is used only for parking or storage and:
a. The request is for the construction or substantial improvement of an at-grade wet
floodproofed accessory structures that is larger than 600 square feet but not larger than
1,000 square feet in size.
b. Represents minimal investment and has low damage potential.
c. Are one story and have flood openings in accordance with Section R322.2 of the Florida
Building Code, Residential.
d. Are anchored to resist flotation, collapse or lateral movement resulting from flood loads.
e. Have flood damage-resistant materials used below the base flood elevation plus one (1)
foot.
f. Have mechanical, plumbing and electrical systems, including plumbing fixtures, elevated
to or above the base flood elevation plus one (1) foot.
(g) Conditions for issuance of other variances. Variances shall be issued only upon:
(1) Submission by the applicant, of a showing of legally sufficient good cause that the unique
characteristics of the size, configuration, or topography of the site limit compliance with any
provision of this chapter or the required elevation standards;
(2) Determination by the DOAH that:
a. Failure to grant the requested variance would result in exceptional non-self-imposed
hardship due to the physical characteristics of the land that render the lot
undevelopable; increased costs to satisfy the requirements or inconvenience do not
constitute hardship;
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b. The granting of a variance will not result in increased flood heights, additional threats to
public safety, extraordinary public expense, nor create nuisances, cause fraud on or
victimization of the public or conflict with existing local laws and ordinances;
c. The variance is the minimum necessary, considering the flood hazard, to afford relief;
d. The granting of the requested variance will not result in worsening the expected heights,
velocity, duration, rate of rise, and debris and sediment transport of the floodwaters and
the effects of wave action, if applicable, expected at the site;
e. The granting of the requested variance will not result in increased risk of dangers
enumerated under Section 122-17(e)(1)—(3);
f. The granting of the requested variance will not result in increased risk of injuries, harm,
or damage enumerated under Section 122-17(e)(8)—(11);
g. The granting of the requested variance will not result in increased public expenses,
create a threat to public health and safety, create a public nuisance, or cause fraud or
victimization of the public;
h. The granting of the requested variance will not adversely affect the public service,
infrastructure, and public policy considerations enumerated under Section 122-17(e)(6).
(3) Receipt of a sworn or attested and notarized statement by the applicant that the variance, if
granted, shall be recorded in the Office of the Monroe County Clerk of the Court in such a
manner that it appears in the chain of title of the affected parcel of land; and
(4) If the request is for a variance to allow construction of the lowest floor of a new building, or
substantial improvement of a building, below the required elevation, a copy in the record of a
written notice from the floodplain administrator to the applicant for the variance, specifying
the difference between the base flood elevation and the proposed elevation of the lowest
floor, stating that the cost of federal flood insurance will be commensurate with the increased
risk resulting from the reduced floor elevation (up to amounts as high as $25.00 for $100.00 of
insurance coverage), and stating that construction below the base flood elevation increases
risks to life and property.
(g) Appeal. An appeal of a variance determination may be submitted pursuant to Section 122-19. The
failure to timely and properly file an appeal under this section shall constitute an irrevocable
jurisdictional waiver of any rights to seek such a variance, for failure to exhaust available
administrative remedies.
(Ord. No. 026-2022, § 2, 11-15-2022)
Sec. 122-19. Appeals.
(a) Authority. The Division of Administrative Hearings (DOAH) shall have the authority to hear and
decide appeals from final administrative actions regarding the floodplain management provisions
of this Land Development Code and the Florida Building Code. The BOCC retains the authority to, in
its exclusive discretion, appoint a hearing officer who does not work for DOAH.
(b) Standard of review. An appeal under this section shall be considered an appeal to an
administrative tribunal and shall not be a hearing de novo but shall be limited to appellate review
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of the record created before the building official in his or her capacity as the Monroe County
floodplain administrator and as more fully set forth at subsection (e)(2) of this section. The
appellant shall be required to demonstrate that the building official's final administrative decision is
clearly erroneous, based upon clearly convincing record evidence (i.e., clear and convincing
standard of review). In resolving an appeal under this section, Monroe County building, planning
and environmental resources, and Code Compliance Department staff interpretations of the
Monroe County Comprehensive Plan, Monroe County ordinances, resolutions, and of the Monroe
County Code(s), are legally entitled to deference, and shall not be overturned as long as said
interpretation or application is in the range of permissible interpretations or applications.
(c) Initiation. A notice of appeal (appeal) may be initiated by a real property owner who has received a
final, written administrative decision from the Monroe County Building Official in his or her capacity
as the Monroe County Floodplain Administrator regarding the floodplain management provisions of
this Land Development Code, or by a non-governmental natural or legal person who as a result of a
final administrative decision of the Monroe County Building Official in his or her capacity as the
Monroe County Floodplain Administrator regarding the floodplain management provisions of this
Land Development Code has suffered or will resultantly suffer a special injury differing in kind from
that suffered by the community at large. For justiciability or standing purposes, the only interests
covered by special injuries under this section are interests expressly protected by the Monroe
County Comprehensive Plan or health and safety interests. It shall be legally insufficient for
justiciability or standing purposes for an appellant to allege a special injury that is only different in
degree from the community at large and that is not different in kind from the community at large.
Further, for justiciability or standing purposes, an alleged special injury must exceed in degree the
general interest in a community good. For example, take the following two non-exhaustive
scenarios: A party's claim that a decision regarding the floodplain management provisions of this
Code adversely affects his, her, or its interest in preserving property value(s) shall not be justiciable,
and a party's claim that a decision regarding the floodplain management provisions of this Code
adversely affects his, her, or its interest in environmental or natural resource protection shall not be
justiciable.
(d) Procedures. A notice of appeal in the form prescribed and approved by the building official and
floodplain administrator must be filed with both the county administrator and with the Building
Department within 30 calendar days of the final administrative action. Failure to file such appeal
with both the county administrator and the Building Department within 30 calendar days of the
final administrative action shall constitute a waiver of any rights under this section to appeal final
administrative actions regarding the floodplain management provisions of this Land Development
Code. Such waiver shall also constitute a waiver of any rights to appeal a separate but related
decision of the building official or planning director on the basis of the building official's separate
but related final administrative decision that was never properly and timely appealed under this
section.
(1) The notice of appeal must be notarized and must include the names and addresses of the
appellant(s), development permit applicant(s) forming a party to the appeal, the number
associated with each development permit forming a subject of the appeal, and the names of
all owners of real property located adjacent or contiguous to the parcel of real property to
which the appealed final administrative decision principally relates.
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(2) Upon receipt of a notice of appeal, the county shall deem it complete, and properly and timely
filed, or shall deem it improperly or untimely filed, or incomplete. The county shall within 15
working days notify an Appellant if its notice of appeal is untimely or improperly filed or is
incomplete. No further action shall be taken on the notice of appeal application unless the
deficiencies are remedied. An untimely, improperly filed, or incomplete notice of appeal shall
not constitute a valid, legally effective, or legally cognizable notice of appeal under this
section, and in no event shall the 30-day jurisdictional period to file a notice of appeal under
this section be tolled during any period in which a notice of appeal has been deemed
improperly filed or incomplete. Any days following the issuance of the final administrative
decision and the filing of a notice of appeal that the county later notifies the applicant is
incomplete or improperly filed, shall be subtracted from the 30-day period by which an
appellant must file a complete notice of appeal. For example, take the following non-
exhaustive scenario: The final administrative decision is issued on Wednesday, January 1,
2020, the appellant files an incomplete notice of appeal on Wednesday, January 22, 2020, and
the county notifies the appellant that the notice of appeal is incomplete on Monday, January
27, 2020. Between January 1st and January 22nd, the appellant has consumed 21 of its 30
calendar days to file a timely and complete notice of appeal; the days required by the county
to notify the appellant of the notice of appeal's incompleteness shall not be counted against
the 30-day period by which the appellant must properly file a complete notice of appeal. As of
January 27th (the date of the County's notification to the appellant that the notice of appeal is
incomplete) the appellant shall have nine days remaining (until February 5, 2020) to properly
file a complete notice of appeal. If the appellant does not properly file a complete notice of
appeal by February 5th, it would constitute a waiver of any rights to appeal under this section.
(3) If the county determines the notice of appeal is complete, and properly and timely filed, it
shall notify the appellant(s), and, at the appellant's expense, notify the development permit
applicant(s) and the owners of real property located adjacent and contiguous to the parcel of
real property to which the challenged administrative decision principally relates. Once the
county determines that a notice of appeal has been properly and timely filed, and is complete,
the county shall refer the appeal to DOAH with a request that an administrative law judge
("hearing officer") be assigned to conduct an appeal hearing. The request shall be
accompanied by a copy of the petition and a copy of the notice of county action. The notice of
appeal will be forwarded to the BOCC.
(e) Effect of filing an appeal.
(1) Stay. The filing of a notice of appeal shall stay all permit activity and any proceedings in
furtherance of the administrative decision appealed unless the building official certifies in
writing to the assigned hearing officer, with a copy to the appellant(s) and development
applicant(s) forming a party to the appeal, that a stay poses an imminent peril to life, safety,
health or property, in which case the appeal shall not stay further permit activity or
proceedings in furtherance of the administrative decision appealed. The hearing officer may,
upon proper and timely motion, review such certification.
(2) The record. The appellant's, and the appellant-as-applicant's, record shall close upon the date
of the final administrative decision from the building official in his or her capacity as the
Monroe County Floodplain Administrator. The county shall have 70 calendar days from the
date the appellant's notice of appeal is deemed properly and timely filed, completed, and
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complete, in which to serve all parties and file with DOAH all staff reports and materials the
final administrative decision relies upon.
(f) Briefs. Briefs shall be typed or printed pursuant to the same rules for appellate briefs set forth in the
Florida Rules of Appellate Procedure. The appellant(s) initial brief shall be served upon the attorney
of record for Monroe County and filed with DOAH within 30 calendar days of notification of
acceptance of such notarized notice of appeal. The answer brief shall be served upon appellant(s)
and filed with DOAH within 30 calendar days of the filing and service of the initial brief. A reply brief
must be served upon the attorney of record for Monroe County and filed with DOAH within 15 days
of the filing and service of the answer brief.
(1) All filed briefs shall contain the following:
a. The style of the appeal;
b. The case number, if any;
c. The name of the party on whose behalf the brief is filed;
d. The name, address, e-mail address, and telephone number of the person filing the brief;
e. The electronic or non-electronic signature of the person filing the brief; and
f. A certificate of service that copies have been furnished to all other parties to the appeal.
(2) All initial briefs shall contain the following:
a. A statement of all disputed issues of material fact. If there are none, the initial brief must
so indicate;
b. A concise statement of the ultimate facts alleged, including the specific facts the
appellant contends warrant reversal of the building official's final administrative action;
and
c. An exhaustive statement of all specific local Code sections, ordinances, state statutes, or
administrative rules the appellant contends require reversal of the building official's final
administrative action, including an explanation of how the alleged facts relate to said
Code sections, ordinances, state statutes, or administrative rules.
(g) Judicial notice. A hearing officer shall take judicial notice of any matter set forth below when a
party properly motions for it and gives each adverse party timely written notice of the request,
proof of which is filed with the hearing officer, to enable the adverse party to prepare to meet the
request and furnishes the court with sufficient information to enable it to take judicial notice of the
matter.
(1) Specifically identified (by pinpoint citation) duly enacted ordinances and resolutions of the
Monroe County Board of County Commissioners.
(2) Specifically identified (by pinpoint citation) provisions of the Monroe County Code of
Ordinances and Monroe County Land Development Code.
(3) Specifically identified (by pinpoint citation) objectives, policies, and provisions of the Monroe
County Comprehensive Plan.
(4) Specifically identified (by pinpoint citation) provisions in the Florida Building Code.
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(5) Specifically identified (by pinpoint citation) public statutory law and resolutions of the Florida
Legislature and the Congress of the United States.
(6) Specifically identified legislative staff reports and legislative materials prepared in connection
with slip laws corresponding to public statutory law of the Florida Legislature and the
Congress of the United States.
(7) Specifically identified (by pinpoint citation) rules or regulations in the Code of Federal
Regulations.
(8) Specifically identified (by pinpoint citation) rules or regulations in the Florida Administrative
Code.
Pursuant to the same requirements set forth in this subsection, a hearing officer may take judicial notice
of the following matters: Facts that are not subject to dispute because they are capable of accurate and
ready determination by resort to sources whose accuracy cannot be questioned.
(h) Computing time. In computing the jurisdictional period of time an appellant must file a notice of
appeal under subsection (c) of this section, the day the final administrative decision is issued shall
be included. In computing any other period of time under this section, the day of the act from which
the period of time begins to run shall not be included. The last day of the period shall be included
unless it is a Saturday, Sunday, or legal holiday as that term is defined at Florida Rule of Judicial
Administration 2.514(a)(6), in which event the period continues to run until the next day that is not
a Saturday, Sunday, or legal holiday as that term is defined at Florida Rule of Judicial
Administration 2.514(a)(6).
(i) Service and hearing. The hearing officer shall set the time and place for the appeal hearing and
shall serve written notice on all parties at their electronic address of record. If an unrepresented
party has no electronic address of record, such written notice shall be sent to the party's street
address of record. The hearing officer before whom an appeal is pending may issue any orders
necessary to prevent delay, and to promote the just, speedy, and inexpensive determination of all
aspects of the appeal.
(j) Post-hearing submittals. Upon request of the hearing officer, parties may submit written proposed
final orders within a time designated by the hearing officer.
(k) Discovery. No discovery shall be taken in an appeal under this section. No subpoenas may be issued
for documents or witnesses under this section. No testimony shall be taken in an appeal under this
section. An argument, issue, or ground for relief not raised in an initial brief is deemed abandoned
and waived and may not be raised for the first time in a reply brief.
(Ord. No. 026-2022, § 2, 11-15-2022)
Sec. 122-20. Violations.
(a) Violations. Any development that is not within the scope of the Florida Building Code but that is
regulated by this chapter which is performed without an issued county permit, that is non-
compliant or in conflict with an issued permit, or that does not strictly and fully comply with this
chapter, constitutes a violation of this chapter. A building or structure without competent
documentation of the elevation of the lowest floor (FEMA elevation certificate), other required
design certifications, or other competent substantial evidence of compliance required by this
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chapter or the Florida Building Code constitutes a violation thereof until such time as that
documentation is provided. It being that violation of this chapter providing for floodplain
regulations presents a serious threat to the public health, safety, and welfare, a violation of this
chapter is and shall be held to be irreparable or irreversible in nature.
(b) Authority. For development that is not within the scope of the Florida Building Code but that is
regulated by this chapter and which is determined to be a violation of this chapter, the floodplain
administrator or his or her designee(s) is authorized to serve notices of violation, notices of hearing,
cease and desist orders, or stop work orders to persons including but not limited to the owners of
the property involved, to the property owner's agent, to tenants, residents, or guests at the
property involved, or to the person or persons performing or facilitating the performance of the
work. The floodplain administrator or his or her designee(s) is also authorized to serve citations for
violations of this chapter, which shall be disposed of in county court. Service under this subsection
may be accomplished by hand-delivery or attempted mailing (regular, certified, or registered), or by
a method authorized under Section 8-34 of the Monroe County Code of Ordinances or F.S. § 162.12.
(c) Continuing violations. Any person who continues any work on or use of a property, building, or
structure, after having been served with a stop work order or cease and desist order ordering that
such work or use must stop or cease and desist, except such work as that person is directed to
lawfully perform to remove or remedy a violation or unsafe condition, shall be subject to any and all
penalties prescribed by law. If any person or entity is found by an administrative hearing officer, the
contractors examining board, or a court of competent jurisdiction, to have violated this chapter by
continuing to perform such work subsequent to the issuance of a stop work order (red tag), the
contractors examining board may take such action as it deems necessary and proper to cease such
activity, including but not limited to suspension of the permit pulling privileges of any contractor
performing such work. Any person who continues any work on or use of a property, building, or
structure after having been served with a notice of hearing or notice of violation which includes a
notice that it must be complied with by a specified date and that a fine or other penalties may be
imposed, except such work as that person is directed to perform to remove or remedy a violation or
unsafe condition, shall be subject to penalties as prescribed by law. A final administrative order
finding that a person has violated a cease and desist order previously issued by an administrative
tribunal shall constitute prima facie evidence that the county has satisfactorily demonstrated a
likelihood of irreparable harm, the unavailability of an adequate remedy at law, a substantial
likelihood of success on the merits of the claim at issue in connection with the violation(s) for which
the cease and desist order was issued by said tribunal, and consideration(s) of the public interest. A
final administrative order finding that a person has violated a cease and desist order previously
issued by an administrative tribunal shall constitute prima facie evidence of indirect contempt
cognizable and enforceable by a court of competent jurisdiction, including but not limited to by
sanctions and contempt order.
(d) Joint and several liability. All owners, part owners, joint owners, tenants in common, tenants in
partnership, tenants by the entirety, lessees, sub-lessees, assignees, sub-assignees, and holders of
legal or beneficial title to or interest in a parcel of real property, building, or structure held in
violation of this chapter, shall be jointly and severally liable with respect to any legal or equitable
relief or judgment obtained by the county.
(e) Injunctive relief. The county attorney is authorized to seek affirmative or negative injunctive relief
authorizing or commanding compliance with this chapter through, including but not limited to,
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cessation of a use, or removal of a building or structure or a part or portion thereof, by motion for
emergency, preliminary, or permanent injunction, including by ex parte motion, or other forms of
equitable relief, from a court of competent jurisdiction, upon presentation of prima facie evidence
of a violation of this chapter to such court.
(f) Criminal remedy. Prosecution of violations of this chapter may be prosecuted in the name of the
State of Florida by the prosecuting attorney thereof as more fully set forth in F.S. § 125.69(1). Any
person found guilty of violating this chapter may be sentenced to up to sixty (60) days in jail or fined
in an amount of up to $500.00 or be subject to both such imprisonment and fines.
(Ord. No. 026-2022, § 2, 11-15-2022)
Sec. 122-21. Flood hazard warning.
All agreements for deed, purchase agreements, leases, or other contracts for sale or exchange or
transfer of parcels/lots within special flood hazard areas in the unincorporated areas of the county shall
carry the following flood hazard warning prominently displayed on such instrument, in at least 12-point
boldfaced and regular-faced font and all-caps and lowercase type as follows:
"FLOOD HAZARD WARNING
This property may be subject to flooding. You should contact the county growth management division
and obtain the latest information regarding flood elevations and restrictions on development before
acquiring and making use of this property."
(Ord. No. 026-2022, § 2, 11-15-2022)
Sec. 122-22—122-24. Reserved.
ARTICLE III. FLOOD RESISTANT DEVELOPMENT
Sec. 122-25. Buildings and structures.
(a) Design and construction of buildings, structures and facilities exempt from the Florida Building
Code. Pursuant to Section 122-11(c) of this chapter, buildings, structures, and facilities that are
exempt from the Florida Building Code, including substantial improvement or repair of substantial
damage of such buildings, structures and facilities, shall be designed and constructed in accordance
with the flood load and flood resistant construction requirements of ASCE 24. Structures exempt
from the Florida Building Code that are not walled and roofed buildings shall comply with the
requirements of Section 122-31 of this chapter.
(b) Enclosed areas below elevated buildings. Enclosed areas (enclosures) below elevated buildings
shall comply with all the applicable requirements of the Florida Building Code and the following:
(1) Enclosed areas below new and substantially improved one- and two-family dwellings, and
below lateral additions to one- and two-family dwellings:
a. In zone A/AE flood hazard areas, not more than 299 square feet may be permitted to be
enclosed by walls of opaque materials, except for perimeter foundations
(crawl/underfloor spaces that have a wall height less than 5 feet). Additional area may
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be enclosed with screening or open lattice. The size limitation shall not apply to areas
enclosed for parking of aircraft below residential buildings abutting airport districts.
b. In coastal high hazard areas (zone V) and coastal A zones, not more than 299 square feet
may be permitted to be enclosed by breakaway walls of opaque materials. Additional
area may be enclosed with screening or open lattice.
(2) Nonconforming enclosed areas of 299 square feet or more below one- and two-family
dwellings lawfully established and lawfully existing as of April 12, 2004, shall not be modified,
improved, or expanded unless the enclosed areas are brought into compliance with the Florida
Building Code, Residential Section R322 and this section.
(3) Enclosed areas below other new and substantially improved buildings and structures shall
comply with the requirements of Florida Building Code, Building and ASCE 24.
(4) Applications that include enclosed areas below elevated buildings shall include a
nonconversion agreement as specified in Section 122-11(i) of this chapter.
(c) Minimum foundation requirements for buildings and structures within the scope of the Florida
Building Code. Pursuant to the Florida Building Code, and Sections 6-147 and 6-148 of the Monroe
County Code of Ordinances, the design of the foundation system for buildings within the scope of
the Florida Building Code shall be provided by a geotechnical engineer registered in the State of
Florida in a site-specific geotechnical report submitted per requirements of Section 1803.6 of the
Florida Building Code. The foundation design shall be the more stringent of recommendations of
the report and meet the following minimum requirements:
(1) All structures or building foundations shall be anchored/socketed into natural rock. This
includes, but is not limited to, auger cast concrete piles, precast concrete piles or wooden
piles.
(2) All concrete piling shall have full depth reinforcing to effectively resist the internal forces
induced by the design loads, without failure.
(3) All piling shall be anchored to the natural rock with a 14-inch minimum diameter augured
socket and a minimum embedment of 3 feet.
(4) The pile foundation support system shall be designed to resist the required lateral loading for
an unsupported height defined by a full scour condition. The construction documents shall
include a statement that the design has been completed and certified for a full scour condition
for lateral stability to the elevation of the supporting rock and in accordance with ASCE 24.
(5) Pile embedment shall include consideration of decreased resistance capacity caused by scour
of soil strata surrounding the piling and have adequate rock penetration to resist the
combined wave and wind loads (lateral and uplift).
(d) At-grade residential detached accessory structures. At-grade detached accessory structures are
permitted provided the accessory structures are used only for parking or storage and:
(1) If located in special flood hazard areas (zone A/AE), other than coastal high hazard areas, are
one-story and not larger than 600 square feet and have flood openings in accordance with
Section R322.2 of the Florida Building Code, Residential.
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a. A variance, in accordance with Section 122-17, may be authorized for the construction or
substantial improvement of at-grade detached accessory structures larger than the size
limits specified in subsection (1) but not larger than 1,000 square feet in size.
(2) If located in coastal high hazard areas (zone V/VE and coastal A zones), are not located below
elevated buildings and are not larger than 100 square feet.
(3) Are anchored to resist flotation, collapse or lateral movement resulting from flood loads.
(4) Have flood damage-resistant materials used below the base flood elevation plus one (1) foot.
(5) Have mechanical, plumbing and electrical systems, including plumbing fixtures, elevated to or
above the base flood elevation plus one (1) foot.
(6) Applications for detached accessory structures shall include a nonconversion agreement as
specified in Section 122-11(i) of this chapter.
(e) Nonresidential detached accessory structures. In all flood hazard areas, nonresidential detached
accessory structures shall comply with the requirements of Florida Building Code, Building and ASCE
24, including, but not limited to, elevation or dry floodproofing requirements. Applications for
detached accessory structures shall include a nonconversion agreement as specified in Section 122-
11(i) of this chapter.
(Ord. No. 026-2022, § 2, 11-15-2022; Ord. No. 020-2023, § 2, 9-20-2023)
Sec. 122-26. Subdivisions.
(a) Minimum requirements. Subdivision proposals, including proposals for manufactured home parks
and subdivisions, shall be reviewed to determine that:
(1) Such proposals are consistent with the need to minimize flood damage and will be reasonably
safe from flooding;
(2) All public utilities and facilities such as (including but not limited to) sewer, gas, electric,
communications, and water systems are located and constructed to minimize or eliminate
flood damage; and
(3) Adequate drainage is provided to reduce exposure to flood hazards; in zones AH and AO,
adequate drainage paths shall be provided to guide floodwaters around and away from
proposed structures.
(b) Subdivision plats.Where any portion of proposed subdivisions, including manufactured home parks
and subdivisions, lies within a flood hazard area, the following shall be required:
(1) Delineation of flood hazard areas and flood zones, and design flood elevations, as
appropriate, shall be accurately depicted and described on preliminary plats;
(2) Where the subdivision has more than 50 lots or is larger than 5 acres and base flood
elevations are not included on the FIRM, the base flood elevations determined in accordance
with Section 122-13(b)(1) of this chapter; and
(3) Compliance with the site improvement and utilities requirements of Section 122-22 of this
chapter.
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(Ord. No. 026-2022, § 2, 11-15-2022)
Sec. 122-27. Site improvements, utilities and limitations.
(a)Minimum requirements.All proposed new development shall be reviewed to determine that:
(1) Such proposals are consistent with the need to minimize flood damage and will be reasonably
safe from flooding;
(2) All public utilities and facilities such as (including but not limited to) sewer, gas, electric,
communications, and water systems are located and constructed to minimize or eliminate
flood damage; and
(3) Adequate drainage is provided to reduce exposure to flood hazards; in zones AH and AO,
adequate drainage paths shall be provided to guide floodwaters around and away from
proposed structures.
(b) Sanitary sewage facilities. All new and replacement sanitary sewage facilities, private sewage
treatment plants (including all pumping stations and collector systems), and on-site waste disposal
systems shall be designed in accordance with the standards for onsite sewage treatment and
disposal systems in Chapter 64E-6, F.A.C. and ASCE 24 Chapter 7 to minimize or eliminate
infiltration of floodwaters into the facilities and discharge from the facilities into flood waters, and
impairment of the facilities and systems. Joints between sewer drain components shall be sealed
with caulking, plastic, or rubber gaskets, and manhole covers shall be sealed in a similar manner.
Sewer systems which extend below the base flood elevation shall have backflow prevention valves
or devices.
(c) Water supply facilities. All new and replacement water supply facilities shall be designed in
accordance with the water well construction standards in Chapter 62-532.500, F.A.C. and ASCE 24
Chapter 7 to minimize or eliminate infiltration of floodwaters into the systems.
(d) Limitations on placement of fill. Subject to the limitations of this chapter, fill shall be designed to
be stable under conditions of flooding including rapid rise and rapid drawdown of floodwaters,
prolonged inundation, and protection against flood-related erosion and scour. In addition to these
requirements, if intended to support buildings and structures (zone A only), fill shall comply with the
requirements of the Florida Building Code.
(e) Limitations on sites in coastal high hazard areas (zone V) and coastal A zones. In coastal high
hazard areas and coastal A zones, alteration of sand dunes, dune ridges, and mangrove stands shall
be permitted only if such alteration is approved by the Florida Department of Environmental
Protection and only if the engineering analysis required by Section 122-13(c) of this chapter
demonstrates that the proposed alteration will not increase the potential for flood damage.
Construction or restoration of dunes under or around elevated buildings and structures shall comply
with Section 122-31(e)(3) of this chapter.
(Ord. No. 026-2022, § 2, 11-15-2022)
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Sec. 122-28. Manufactured homes.
(a)General.All manufactured homes installed in flood hazard areas shall be installed by an installer
that is licensed pursuant to F.S. § 320.8249, and shall comply with the requirements of Chapter 15C-
1, F.A.C. and the requirements of this chapter. Effective June 1, 1977, no manufactured home not
already in place shall be placed within areas of special flood hazard except in an existing
manufactured home park or subdivision.
(b) Foundations. All new manufactured homes and replacement manufactured homes installed in
flood hazard areas shall be installed on permanent, reinforced foundations that:
(1) In flood hazard areas (zone A), other than coastal high hazard areas and coastal A zones, are
designed in accordance with the foundation requirements of the Florida Building Code,
Residential Section R322.2 and this chapter.
(2) In coastal high hazard areas (zone V) and coastal A zones, are designed in accordance with the
foundation requirements of the Florida Building Code, Residential Section R322.3 and this
chapter.
(c) Anchoring. All new manufactured homes and replacement manufactured homes shall be installed
using methods and practices which minimize flood damage and shall be securely anchored to an
adequately anchored foundation system to resist flotation, collapse or lateral movement. Methods
of anchoring include, but are not limited to, use of over-the-top or frame ties to ground anchors.
This anchoring requirement is in addition to applicable state and local anchoring requirements for
wind resistance.
(d) Elevation requirement. All manufactured homes that are placed, replaced, or substantially
improved shall be elevated such that the lowest floor and mechanical equipment is at or above the
elevation required, as applicable to the flood hazard area, in the Florida Building Code, Residential
Section R322.2 (zone A) or Section R322.3 (zone V).
(e) Enclosures. Enclosed areas below elevated manufactured homes shall comply with the
requirements of the Florida Building Code, Residential Section R322.2 or R322.3 for such enclosed
areas, as applicable to the flood hazard area.
(f) Additions. Solid wall additions to manufactured homes shall be permitted provided:
(1) The addition is constructed under the HUD (Department of Housing and Urban Development)
standards and contains a HUD seal;
(2) The addition is elevated as required in Section 122-28(d); and
(3) The addition is structurally independent (fourth wall construction) or certified by a registered
design professional.
(g) Screen rooms, open decks and porches. Screen rooms, open decks and porches are permitted if
structurally independent (fourth wall construction).
(h) Utility equipment. Utility equipment that serves manufactured homes, including (but not limited
to) electric, heating, ventilation, plumbing, and air conditioning equipment and other service
facilities, shall comply with the requirements of the Florida Building Code, Residential Section R322,
as applicable to the flood hazard area.
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(Ord. No. 026-2022, § 2, 11-15-2022)
Sec. 122-29. Recreational vehicles and park trailers.
(a)Temporary placement.Recreational vehicles and park trailers placed temporarily in flood hazard
areas shall:
(1) Be on the site for fewer than 180 consecutive days; or
(2) Be fully licensed and ready for highway use, which means that the recreational vehicle or park
trailer in question is on wheels or a jacking system, is attached to the site only by quick-
disconnect type utilities and security devices, and has no permanent attachments such as
(including but not limited to) additions, rooms, stairs, decks and porches.
(b) Permanent placement. Recreational vehicles and park trailers shall not be permanently placed,
installed, or anchored.
(Ord. No. 026-2022, § 2, 11-15-2022)
Sec. 122-30. Tanks.
(a) Underground tanks. Underground tanks in flood hazard areas shall be anchored to prevent
flotation, collapse or lateral movement resulting from hydrodynamic and hydrostatic loads during
conditions of the design flood, including the effects of buoyancy assuming the tank is empty.
(b) Above-ground tanks, not elevated. Above-ground tanks that do not meet the elevation
requirements of Section 122-30(c) of this chapter shall:
(1) Be permitted in flood hazard areas (zone A) other than coastal high hazard areas and coastal
A zones, provided the tanks are anchored or otherwise designed and constructed to prevent
flotation, collapse or lateral movement resulting from hydrodynamic and hydrostatic loads
during conditions of the design flood, including the effects of buoyancy assuming the tank is
empty and the effects of flood-borne debris.
(2) Not be permitted in coastal high hazard areas (zone V) and coastal A zones.
(c) Above-ground tanks, elevated. Above-ground tanks in flood hazard areas shall be elevated to or
above the design flood elevation and attached to a supporting structure that is designed to prevent
flotation, collapse or lateral movement during conditions of the design flood. Tank-supporting
structures shall meet the foundation requirements of the applicable flood hazard area.
(d) Tank inlets and vents. Tank inlets, fill openings, outlets and vents shall be:
(1) At or above the design flood elevation or fitted with covers designed to prevent the inflow of
floodwater or outflow of the contents of the tanks during conditions of the design flood; and
(2) Anchored to prevent lateral movement resulting from hydrodynamic and hydrostatic loads,
including the effects of buoyancy, during conditions of the design flood.
(Ord. No. 026-2022, § 2, 11-15-2022)
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Sec. 122-31. Other development not specified in this chapter.
(a)General requirements for other development.All development, including, but not limited to, man-
made changes to improved or unimproved real property, including utilities, for which specific
provisions are not specified in this chapter or the Florida Building Code, shall:
(1) Be lawfully located and constructed to minimize flood damage;
(2) Be lawfully anchored to prevent flotation, collapse or lateral movement resulting from
hydrostatic loads, including, but not limited to, the effects of buoyancy, during conditions of
the design flood;
(3) Be constructed of flood damage-resistant materials; and
(4) Have mechanical, plumbing, and electrical systems above the design flood elevation or meet
the requirements of ASCE 24, except that minimum electric service required to address life
safety and electric code requirements is permitted below the design flood elevation provided
that it conforms to all of the provisions of the electrical part of building code or other
pertinent code(s) for wet locations.
(b) Concrete slabs used as parking pads, enclosure floors, landings, decks, walkways, patios and
similar nonstructural uses in coastal high hazard areas (zone V) and coastal A zones. In addition
to meeting all requirements of the Florida Building Code, for parcels in whole or in part in coastal
high hazard areas and coastal A zones, concrete slabs used as parking pads, enclosure floors,
landings, decks, walkways, patios and similar nonstructural uses are permitted beneath or adjacent
to buildings and structures provided that the concrete slabs are professionally designed and
lawfully constructed to be:
(1) Structurally independent of the foundation system of the building or structure;
(2) Frangible and not reinforced, so as to minimize debris during flooding that is capable of
causing significant damage to any building or structure; and
(3) Have a maximum slab thickness of not more than four (4) inches.
(c) Decks and patios in coastal high hazard areas (zone V) and coastal A zones. In addition to the
meeting all requirements of the Florida Building Code, in coastal high hazard areas and coastal A
zones, decks and patios shall be located, professionally designed, and lawfully constructed in
compliance with the following:
(1) A deck that is structurally attached to a building or structure shall have the bottom of the
lowest horizontal structural member at or above the design flood elevation and any
supporting members that extend below the design flood elevation shall comply with the
foundation requirements that apply to the building or structure, which shall be designed to
accommodate any increased loads resulting from the attached deck.
(2) A deck or patio that is located below the design flood elevation shall be structurally
independent from buildings or structures and their foundation systems, and shall be
professionally designed and lawfully constructed either to remain intact and in place during
design flood conditions or to break apart into small pieces to minimize debris during flooding
that is capable of causing structural damage to the building or structure or to adjacent
buildings and structures.
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(3) A deck or patio that has a vertical thickness of more than twelve (12) inches or that is
constructed with more than the minimum amount of fill necessary for site drainage shall not
be approved unless an analysis prepared by a qualified registered design professional
competently and substantially demonstrates no harmful diversion of floodwaters or wave
runup and wave reflection that would increase damage to the building or structure or to
adjacent buildings and structures.
(4) A deck or patio that has a vertical thickness of twelve (12) inches or less and that is at natural
grade or on nonstructural fill material that is similar to and compatible with local soils and is
the minimum amount necessary for site drainage may be approved without requiring analysis
of the impact on diversion of floodwaters or wave runup and wave reflection.
(d) Other development in coastal high hazard areas (zone V) and coastal A zones. In coastal high
hazard areas and coastal A zones, development activities other than buildings and structures shall
be permitted only if also authorized by all the appropriate or required federal, state or local
authority(ies); if located outside the footprint of, and not structurally attached to, buildings and
structures; and if analyses prepared by qualified registered design professionals competently and
substantially demonstrate no harmful diversion of floodwaters or wave runup and wave reflection
that would increase damage to adjacent buildings and structures. Such other development
activities include but are not limited to:
(1) Bulkheads, seawalls, retaining walls, revetments, and similar erosion control structures;
(2) Solid fences and privacy walls, and fences prone to trapping debris, unless professionally
designed and lawfully constructed to fail under flood conditions less than the design flood or
otherwise function to avoid obstruction of floodwaters; and
(3) On-site sewage treatment and disposal systems defined in 64E-6.002, F.A.C., as filled systems
or mound systems.
(e) Nonstructural fill in coastal high hazard areas (zone V) and coastal A zones. In coastal high hazard
areas and coastal A zones:
(1) Minor grading and the placement of minor quantities of nonstructural fill shall be permitted
for landscaping and for drainage purposes under and around buildings provided that the
nonstructural fill does not exceed two (2) feet in depth.
(2) Nonstructural fill with finished slopes that are steeper than one unit vertical to five units
horizontal shall be permitted only if an analysis prepared by a qualified registered design
professional competently and substantially demonstrates no harmful diversion of floodwaters
or wave runup and wave reflection that would increase damage to adjacent buildings and
structures.
(3) Where authorized by the Florida Department of Environmental Protection or applicable local
federal, or other state approval, sand dune construction and restoration of sand dunes under
or around elevated buildings are permitted without additional engineering analysis or
certification of the diversion of floodwater or wave runup and wave reflection if the scale and
location of the dune work is consistent with local beach-dune morphology and the vertical
clearance is maintained between the top of the sand dune and the lowest horizontal structural
member of the building.
(Ord. No. 026-2022, § 2, 11-15-2022)
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Appendix B - Municipal Service
Program, Monroe County Code of Ordinances
DIVISION 2. GENERAL PROVISIONS
Sec. 22-151. Creation of Monroe County Roadway Improvement and Sea Level
Rise and Flood Mitigation Program Municipal Service Benefit Unit.
(a) Pursuant to F.S. § 125.01(1)(q) and (r), the Monroe County Sea Level Rise and Flood Mitigation
Municipal Service Benefit Unit (MSBU) is hereby created to accomplish the improvements
contemplated herein. The boundaries of the MSBU shall consist of all of the unincorporated area
within Monroe County.
(b) Each municipality within the county may request to be included within the boundaries of the MSBU.
A certified copy of the resolution adopted by the municipality requesting inclusion in the MSBU
must be received by the county prior to June 1 and shall be effective beginning the next fiscal year.
Upon being included, all provisions of this article shall apply within the boundary of such
municipality.
(Ord. No. 002-2021, § 2.01)
Sec. 22-152. Creation of assessment area.
(a) The board is hereby authorized to create assessment areas in accordance with the procedures set
forth in sections 22-162 and 22-166. The assessments areas shall contain property located within
the county that is specially benefitted by the services, facilities, programs, or local improvements
proposed for funding from the proceeds of assessments to be imposed therein.
(b) Either the initial assessment resolution proposing each assessment area or the final assessment
resolution creating each assessment area shall include brief descriptions of the proposed services,
facilities, programs, or local improvements, a description of the property to be included within the
assessment area, and specific legislative findings that recognize the special benefit to be provided
by each proposed service, facility, program, or local improvements to property within the
assessment area.
(Ord. No. 002-2021, § 2.02)
Sec. 22-153. Revisions to assessments.
If any assessment made under the provisions of this article is either in whole or in part annulled,
vacated, or set aside by the judgment of any court of competent jurisdiction, or if the board is satisfied
that any such assessment is so irregular or defective that the same cannot be enforced or collected, or if
the board has omitted to include any property on the assessment roll which property should have been
so included, the board may take all necessary steps to impose a new assessment against any property
benefited by the service costs, capital costs or project costs, following as nearly as may be practicable,
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the provisions of this article, and in case such second assessment is annulled, vacated, or set aside, the
board may obtain and impose other assessments until a valid assessment is imposed.
(Ord. No. 002-2021, § 2.03)
Sec. 22-154. Procedural irregularities.
Any informality or irregularity in the proceedings in connection with the levy of any assessment
under the provisions of this article shall not affect the validity of the same after the approval thereof, and
any assessment, as finally approved, shall be competent and sufficient evidence that such assessment
was duly levied, that the assessment was duly made and adopted, and that all other proceedings
adequate to such assessment were duly had, taken, and performed as required by this article; and no
variance from the directions hereunder shall be held material unless it be clearly shown that the party
objecting was materially injured thereby. Notwithstanding the provisions of this section, any party
objecting to an assessment imposed pursuant to this article must file an objection with a court of
competent jurisdiction within the time periods prescribed herein.
(Ord. No. 002-2021, § 2.04)
Sec. 22-155. Correction of errors and omissions.
(a) No act of error or omission on the part of the property appraiser, tax collector, county
administrator, their deputies, employees, or designees, shall operate to release or discharge any
obligation for payment of an assessment imposed by the board under the provision of this article.
(b) When it shall appear that any assessment should have been imposed under this article against a lot
or parcel of property specially benefited by the provision of a service, facility, program, or local
improvement, but such property was omitted from the assessment roll, the board may, upon
provision of appropriate notice as set forth in this article, impose the applicable assessment. Such
total assessment shall become delinquent if not fully paid upon the expiration of 60 days from the
date of the adoption of said resolution. The assessment so imposed shall constitute a lien against
such property equal in rank and dignity with the liens of all state, county, district, or municipal taxes
and special assessments, and superior in rank and dignity to all other prior liens, mortgages, titles
and claims in and to or against the real property involved and may be collected as provided in
division 6 hereof.
(c) The county administrator shall have the authority at any time, upon his or her own initiative or in
response to a timely filed petition from the owner of any assessed property, to correct any error in
applying the assessment apportionment method to any particular property not otherwise requiring
the provision of notice pursuant to the Uniform Assessment Collection Act. Any such correction that
reduces an assessment shall be considered valid ab initio and shall in no way affect the
enforcement of the assessment imposed under the provisions of this article. Any such correction
which increases an assessment or imposes an assessment on omitted property shall first require
notice to the affected owner in the manner described in section 22-165 hereof, as applicable,
providing the date, time and place that the board will consider confirming the correction and
offering the owner an opportunity to be heard. All requests from affected property owners for any
such changes, modifications or corrections shall be referred to, and processed by, the county
administrator and not the property appraiser or tax collector.
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Monroe County2026Watershed MasterPlan
(d) After the assessment roll has been delivered to the tax collector in accordance with the Uniform
Assessment Collection Act, any changes, modifications, or corrections thereto shall be made in
accordance with the procedures applicable to correcting errors and insolvencies on the tax roll upon
timely written request and direction of the county administrator.
(Ord. No. 002-2021, § 2.05)
Sec. 22-156. Lien of assessments.
(a) Upon the adoption of the assessment roll, all assessments shall constitute a lien against such
property equal in rank and dignity with the liens of all state, county, district, or municipal taxes and
special assessments. Except as otherwise provided by law, such lien shall be superior in dignity to all
other prior liens, mortgages, titles, and claims, until paid.
(b) The lien for an assessment shall be deemed perfected upon adoption by the board of the final
assessment resolution or the annual rate resolution, whichever is applicable. The lien for an
assessment collected under the Uniform Assessment Collection Act shall attach to the property as
provided by law. The lien for an assessment collected under the alternative method of collection
provided in section 22-202 shall be deemed perfected upon adoption by the board of the final
assessment resolution or the annual rate resolution, whichever is applicable, and shall attach to the
property on such date of adoption.
(Ord. No. 002-2021, § 2.06)
Secs. 22-157—22-160. Reserved.
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Appendix C -
Basin ID Basin (Acres)Slope (Per Feet)Average Time of
Concentration (minutes)
UNI0001 53.17 0.03 4.22
UNI0002 444.33 0.01 24.03
UNI0003 393.64 0.01 15.04
UNI0004 2180.04 0.01 28.65
UNI0005 2621.79 0.01 33.64
UNI0006 2135.5 0.01 48.62
UNI0007 35.9 0.01 11.66
UNI0008 75.61 0.01 7.37
UNI000955.270.0111.88
UNI0010 194.73 0.01 21.38
UNI0011 125.22 0 14.65
UNI0012 144.29 0.03 6.72
UNI0013 121.54 0.01 11.3
UNI0014 2.5 0.01 1.83
UNI0015 52.97 0 15.25
UNI0016 8.86 0.02 1.97
UNI0017 23.11 0.02 3.58
UNI0018 24.45 0.02 4.51
UNI0019 151.58 0 18.84
UNI0020 15.32 0 11.39
UNI0021 18 0.01 3.05
UNI0022 62.79 0 13.14
UNI0023159.06017.14
UNI0024 758.19 0 23.98
UNI0025 41.1 0.01 9.6
UNI0026 68.53 0 11.02
UNI0027 18.56 0 6.3
UNI0028 48.06 0.01 9.28
UNI0029 14.71 0.02 2.64
UNI0030 45.49 0.01 12.33
UNI0031 36.08 0 7.93
UNI0032 808.27 0.01 21.49
UNI0033 476.83 0 39.52
UNI0034 745.69 0.01 25.82
UNI0035 357.1 0.02 14.21
UNI0036 557.52 0 36.44
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Monroe County2026 Watershed MasterPlan
Basin ID Basin (Acres)Slope (Per Feet)Average Time of
Concentration (minutes)
UNI0037 137.27 0.05 5.98
UNI0038 60.85 0 17.67
UNI003938.260.016.37
UNI0040 40.62 0.01 7.24
UNI0041 387.64 0.01 16.98
UNI0042615.440.0132.67
UNI0043 58.89 0.02 5.94
UNI0044 83.53 0.01 8.33
UNI0045 613.86 0.01 17.84
UNI0046 637.95 0.01 24.76
UNI0047 38.58 0 18.35
UNI0048 393.53 0.01 22.84
UNI0049 290.32 0 17.24
UNI0050 180.82 0.03 10.35
UNI0051 753.3 0.01 16.56
UNI0052 990.68 0.01 35.37
UNI0053 192.89 0.01 16.66
UNI0054 121.45 0.01 11.41
UNI0055 71.62 0.01 9.95
UNI0056 121.38 0.01 15.45
UNI0057 85.56 0.02 6.75
UNI0058 415.88 0.01 26.6
UNI0059 30.46 0 6.31
UNI0060 70.02 0 30.84
UNI0061 6.52 0 5.93
UNI0062 16.79 0 3.74
UNI0063 103.12 0.01 10.98
UNI0064 33.88 0.01 7.12
UNI0065 697.75 0.01 29.45
UNI0066 71.76 0 11.76
UNI0067 138.28 0.01 6.88
UNI0068 369.05 0 38.73
UNI0069 100.78 0 14.56
UNI0070 675.78 0.01 30.9
UNI0071 32.76 0.03 6.53
UNI0072 510.58 0.01 18.38
UNI0073 131.87 0.01 12.17
UNI0074 319.61 0.01 14.85
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Monroe County2026 Watershed MasterPlan
Basin ID Basin (Acres)Slope (Per Feet)Average Time of
Concentration (minutes)
UNI0075 1249.05 0.01 37.39
UNI0076 139.92 0 16.91
UNI007726.940.017.73
UNI0078 141.19 0.01 9.79
UNI0079 28.43 0.01 3.56
UNI0080364.8021.06
UNI0081 51 0.02 5.13
UNI0082 85.7 0.02 5.72
UNI0083 185.23 0 13.85
UNI0084 219.61 0 16.5
UNI0085 9.49 0 4.71
UNI0086 29.89 0.01 4.94
UNI0087 53.37 0.01 6.78
UNI0088 270.34 0 23.96
UNI0089 49.51 0 11.13
UNI0090 43.97 0 8.94
UNI0091 183.73 0.01 11.85
UNI0092 377.75 0.01 21.4
UNI0093 67.38 0 18.47
UNI0094 322.33 0 33.87
UNI0095 280.64 0.02 10.67
UNI0096 1120.1 0.01 33.18
UNI0097 34.89 0.01 5.3
UNI0098 11.24 0.01 3.3
UNI0099 724.01 0 37.39
UNI0100 71.75 0 16.07
UNI0101 156.76 0 15.76
UNI0102 25.63 0 15.86
UNI0103 22.83 0 9.37
UNI0104 44.23 0 9.6
UNI0105 88.88 0 21.22
UNI0106 49.84 0 17.77
UNI0107 61.11 0.01 12.69
UNI0108 29.39 0 10.31
UNI0109 187.7 0 16.16
UNI0110 34.84 0.01 6.67
UNI0111 43.01 0 22.69
UNI0112 2.64 0.01 3.07
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Monroe County2026 Watershed MasterPlan
Basin ID Basin (Acres)Slope (Per Feet)Average Time of
Concentration (minutes)
UNI0113 244.78 0 17.77
UNI0114 278.18 0.01 18.28
UNI0115208.79026.91
UNI0116 127.73 0.01 12.84
UNI0117 86.69 0 12.83
UNI0118199.89010.66
UNI0119 39.59 0.01 9.33
UNI0120 1.63 0 2.49
UNI0121 19.35 0.01 6.24
UNI0122 167.81 0 16.95
UNI0123 225.28 0 18.76
UNI0124 26.03 0 15.05
UNI0125 358.41 0.01 14.46
UNI0126 137.26 0 20.58
UNI0127 199.3 0 15.3
UNI0128 31.84 0.01 9.8
UNI0129 179.64 0 13.06
UNI0130 9.39 0.02 2.64
UNI0131 246.97 0.01 15.4
UNI0132 253.32 0.01 14.97
UNI0133 295.23 0.01 24.34
UNI0134 239.51 0.01 19.67
UNI0135 253.05 0.01 19.17
UNI0136 217.7 0.01 17.16
UNI0137 250.64 0.01 22.85
UNI0138 225.17 0.01 14.98
UNI0139 245.97 0.01 16.37
UNI0140 307.19 0.01 19.26
UNI0141 217.35 0.01 10.94
UNI0142 176.89 0.01 10.53
UNI0143 68.21 0.01 6.68
UNI0144 213.66 0 14.1
UNI0145 122.06 0 25.71
UNI0146 49.17 0.01 5.85
UNI0147 76.03 0 12.17
UNI0148 376.67 0.01 11.53
UNI0149 58.46 0.01 10.06
UNI0150 81.41 0.01 5.8
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Monroe County2026 Watershed MasterPlan
Basin ID Basin (Acres)Slope (Per Feet)Average Time of
Concentration (minutes)
UNI0151 71.47 0.01 7.73
UNI0152 12.56 0 10.4
UNI0153300.010.0115.77
UNI0154 36.75 0 11.93
UNI0155 86.18 0 12.29
UNI015634.99011.85
UNI0157 90.27 0 15.3
UNI0158 19.7 0 7.93
UNI0159 204.86 0.02 10.57
UNI0160 1.42 0 1.3
UNI0161 11.02 0 3.22
UNI0162 15.67 0.01 6
UNI0163 1.08 0.01 0.97
UNI0164 56.16 0.01 7.49
UNI0165 219.47 0.01 14.65
UNI0166 95.41 0.02 7.33
UNI0167 97.15 0.01 7.5
UNI0168 32.66 0.01 6.04
UNI0169 58.52 0.01 10.36
UNI0170 1.06 0.01 1.21
UNI0171 12.94 0.01 5.51
UNI0172 7.05 0.01 3.36
UNI0173 40.4 0 9.28
UNI0174 187.49 0.01 13.98
UNI0175 255.2 0.02 10.76
UNI0176 629.3 0.01 12.35
UNI0177 110.55 0.01 13.68
UNI0178 117.65 0 23.15
UNI0179 123.76 0.01 11.69
UNI0180 166.48 0 13.77
UNI0181 118.55 0 10.81
UNI0182 599.98 0.01 13.18
UNI0183 161 0.02 7.39
UNI0184 50.89 0 11.23
UNI0185 186.32 0.01 22.05
UNI0186 170.86 0.02 8.76
UNI0187 6.55 0.02 2.81
UNI0188 3.89 0.01 1.91
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Monroe County2026 Watershed MasterPlan
Basin ID Basin (Acres)Slope (Per Feet)Average Time of
Concentration (minutes)
UNI0189 96.78 0 17.04
UNI0190 133.03 0 15.41
UNI01911.930.031.15
UNI0192 3.13 0.04 1.51
UNI0193 195.32 0.02 9.23
UNI019466.8508.24
UNI0195 5.81 0.02 2.77
UNI0196 181.53 0.02 10.01
UNI0197 5.07 0.01 3.75
UNI0198 40.78 0 8.64
UNI0199 53.39 0 19.23
UNI0200 30.71 0 9.61
UNI0201 6.42 0.01 4.96
UNI0202 178.86 0 13.55
UNI0203 40.62 0.01 8.92
UNI0204 11.39 0 6.47
UNI0205 28.03 0.02 4.04
UNI0206 145.3 0 16.23
UNI0207 298.65 0.01 15.6
UNI0208 18.34 0.01 6.1
UNI0209 240.08 0.02 13.44
UNI0210 11.78 0.02 3.46
UNI0211 2.17 0.01 2.51
UNI0212 1.06 0.01 2.09
UNI0213 18.17 0 11.23
UNI0214 14.7 0 6.16
UNI0215 69.69 0 25.65
UNI0216 106.74 0.01 9.9
UNI0217 198.1 0.01 13
UNI0218 414.23 0.01 26.65
UNI0219 99.26 0 20.36
UNI0220 261.21 0.02 12.7
UNI0221 72.19 0.01 6.52
UNI0222 79.95 0.02 7.94
UNI0223 1.9 0 4.87
UNI0224 219.43 0.01 20.88
UNI0225 198.59 0 37.76
UNI0226 345.06 0.02 9.12
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Monroe County2026 Watershed MasterPlan
Basin ID Basin (Acres)Slope (Per Feet)Average Time of
Concentration (minutes)
UNI0227 207.4 0.02 10.11
UNI0228 227.69 0.03 15.44
UNI0229216.350.0112.59
UNI0230 65.94 0.01 9.45
UNI0231 346.93 0.01 16
UNI023226.550.072.25
UNI0233 73.96 0 21.17
UNI0234 19.45 0.02 4.35
UNI0235 29.66 0.01 10.45
UNI0236 15.53 0.02 3.62
UNI0237 1.71 0.01 1.44
UNI0238 21.83 0 9.69
UNI0239 33.21 0.01 10.67
UNI0240 112.81 0.01 10.45
UNI0241 165.94 0.02 8.58
UNI0242 69.07 0.02 6.73
UNI0243 3.85 0 5.18
UNI0244 169.92 0.02 5.5
UNI0245 10.4 0.01 3.52
UNI0246 306.62 0.01 10.17
UNI0247 29.8 0.02 5.32
UNI0248 7.93 0.01 2.5
UNI0249 2.11 0 2.57
UNI0250 7.96 0.01 4.25
UNI0251 65.3 0 25.67
UNI0252 73.17 0 29.97
UNI0253 54.21 0 11.48
UNI0254 126.81 0 19.57
UNI0255 105.79 0 37.51
UNI0256 4.25 0 5.49
UNI0257 191.34 0 47.68
UNI0258 7.85 0 4.84
UNI0259 6.37 0 4.75
UNI0260 1.46 0 1.51
UNI0261 13.18 0.03 2.76
UNI0262 3.67 0 4.32
UNI0263 1.3 0.01 1.53
UNI0264 10.87 0 7.18
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Monroe County2026 Watershed MasterPlan
Basin ID Basin (Acres)Slope (Per Feet)Average Time of
Concentration (minutes)
UNI0265 279.69 0 28.53
UNI0266 26.95 0 10.99
UNI026724.0109.47
UNI0268 1.02 0 2.45
UNI0269 48.47 0 7.18
UNI02705.090.012.12
UNI0271 18.21 0 15.51
UNI0272 22.81 0 9.68
UNI0273 22.03 0.01 6.71
UNI0274 7.82 0.01 4.4
UNI0275 92.66 0 17.94
UNI0276 9.42 0 7
UNI0277 56.28 0 26.97
UNI0278 19.89 0 7.62
UNI0279 9.54 0 7.17
UNI0280 7.51 0.01 3.64
UNI0281 11.53 0.02 3.92
UNI0282 6.38 0.01 3.59
UNI0283 8.73 0.01 4.85
UNI0284 13.17 0.01 3.1
UNI0285 20.91 0.01 4.65
UNI0286 1184.1 0.01 32.05
UNI0287 12.48 0 7.99
UNI0288 606.14 0.01 23.87
UNI0289 14.14 0 14.45
UNI0290 14.85 0 12.47
UNI0291 4.37 0.01 2.14
UNI0292 5.12 0 4.11
UNI0293 2.33 0 6.29
UNI0294 3.18 0.01 3.44
UNI0295 61.22 0 14.67
UNI0296 22.2 0.01 7.42
UNI0297 8.99 0 12.72
UNI0298 2.89 0.01 2.99
UNI0299 189.73 0 18.67
UNI0300 162.6 0.01 10.81
UNI0301 75.44 0 25.12
UNI0302 29.55 0 27.43
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Monroe County2026 Watershed MasterPlan
Basin ID Basin (Acres)Slope (Per Feet)Average Time of
Concentration (minutes)
UNI0303 30.48 0.03 2.75
UNI0304 6.29 0 7.37
UNI030513.98010.2
UNI0306 3.88 0.01 2.97
UNI0307 10.47 0.02 2.76
UNI030812.3505.29
UNI0309 6.55 0 5.48
UNI0310 1.46 0 2.57
UNI0311 13.6 0 8.43
UNI0312 2.16 0 2.18
UNI0313 68.51 0 25.47
UNI0314 8.95 0.02 2.55
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Appendix D -
Under separate cover.
Page 264