HomeMy WebLinkAboutResolution 108-2026 14,
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8 MONROE COUNTY BOARD OF COUNTY
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10 COMMISSIONERS RESOLUTION NO. 108-2026
11
12
13 A RESOLUTION BY THE MONROE COUNTY BOARD OF
14 COUNTY COMMISSIONERS TRANSMITTING TO THE STATE
15 LAND PLANNING AGENCY AN ORDINANCE OF THE MONROE
16 COUNTY BOARD OF COUNTY COMMISSIONERS ADOPTING
17 AMENDMENTS TO THE MONROE COUNTY 2030
18 COMPREHENSIVE PLAN AMENDING THE FUTURE LAND USE
19 ELEMENT AND THE HOUSING ELEMENT TO MODIFY THE
20 REQUIREMENTS RELATED TO THE 300 KEYS AFFORDABLE
21 WORKFORCE HOUSING INITIATIVE EARLY EVACUATION
22 UNIT BUILDING PERMIT ALLOCATIONS CREATED BY THE
23 GOVERNOR OF FLORIDA,ATTORNEY GENERAL OF FLORIDA,
24 CHIEF FINANCIAL OFFICER OF FLORIDA, AND FLORIDA
25 AGRICULTURE COMMISSIONER ACTING IN THEIR CAPACITY
26 AS THE FLORIDA ADMINISTRATION COMMISSION BY
27 REMOVING THE 1-FOR-1 TAKINGS AND BERT HARRIS ACT
28 LIABILITY REDUCTION EXCHANGE REQUIREMENT BY
29 AMENDING, AS WELL AS CLARIFYING, POLICIES 101.2.2,
30 101.2.4, 101.3.1, 101.3.2, 101.3.3, 101.3.4, 101.3.10, 101.3.11, 101.3.12,
31 and 601.1.8,; PROVIDING FOR SEVERABILITY; PROVIDING FOR
32 REPEAL OF CONFLICTING PROVISIONS; PROVIDING FOR
33 TRANSMITTAL TO THE STATE LAND PLANNING AGENCY
34 AND THE SECRETARY OF STATE; PROVIDING FOR
35 AMENDMENT TO AND INCORPORATION IN THE MONROE
36 COUNTY COMPREHENSIVE PLAN; PROVIDING FOR AN
37 EFFECTIVE DATE. (FILE NO. 2025-220)
38
39
40 WHEREAS, the Monroe County Board of County Commissioners conducted a public
41 hearing for the purpose of considering the transmittal pursuant to the State Coordinated Review
42 Process in Sec. 163.3184(4), F.S., to the State Land Planning Agency for objections,
43 recommendations and comments, and to the other Reviewing Agencies as defined in Sec.
44 163.3184(1)(c), F.S., for review and comment on a proposed amendment to the Monroe County
45 Comprehensive Plan as described above; and
Resolution 108 -2026 Page 1 of 2
BOCC Transmittal:File 2025-220
46 WHEREAS,the Monroe County Planning Commission and the Monroe County Board of
47 County Commissioners support the transmittal of the requested Comprehensive Plan amendment;
48
49 NOW THEREFORE, BE IT RESOLVED BY THE BOARD OF COUNTY
5o COMMISSIONERS OF MONROE COUNTY, FLORIDA:
51
52 Section 1: The Board of County Commissioners does hereby adopt the recommendation of
53 the Planning Commission to transmit the draft ordinance,attached as Exhibit A,for
54 review of the proposed Comprehensive Plan Text amendment.
55
56 Section 2. The Board of County Commissioners does hereby transmit the proposed
57 amendment to the State Land Planning Agency for review and comment in
58 accordance with the State Coordinated Review process pursuant to Section
59 163.3184(4), Florida Statutes.
60
61 Section 3. The Monroe County staff is given authority to prepare and submit the required
62 transmittal letter and supporting documents for the proposed amendment in
63 accordance with the requirements of Section 163.3184(4), Florida Statutes.
64
65 Section 4. The Clerk of the Board is hereby directed to forward a certified copy of this
66 resolution to the Director of Planning.
67
68
69 PASSED AND ADOPTED by the Board of County Commissioners of Monroe County,
70 Florida, at a regular meeting held on the 15th day of April ,2026 .
71 ,,,,.„
72; Mayor Michelle Lincoln, District 2 Yes
73__� ; `L�".. Mayor Pro Tern David Rice , District 4 Yes
"Ta._, Commissioner Craig Cates, District 1 Yes
7 Commissioner James K. Scholl, District 3 Yes
7 cs,1 .„
Commissioner HollyMerrill Raschein, District 5 Yes
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80 BOARD OF COUNTY COMMISSIONERS
8 t,1 .l % OF MONROE C .: 1 •
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. �a BY (IP - / 1
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I MAYOR MICHELLE LINCOLN
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N.0_""2 . .,/ Monroe County Attorney's Office
88 + 74,""k1 -T' : KEVIN MADOK, CLERK Approved for form and legal sufficiency
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91 AS DEPUT CLE }1/1/V7 Derek Howard
Sr. Assistant County Attorney
Resolution 108 -2026 Page 2 of 2
BOCC Transmittal:File 2025-220
1 � EXHIBIT A TO RES. NO. log - 2026
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7 MONROE COUNTY, FLORIDA
8 MONROE COUNTY BOARD OF COUNTY COMMISSIONERS
9 ORDINANCE NO. -2026
10
11
12 AN ORDINANCE OF THE MONROE COUNTY BOARD OF
13 COUNTY COMMISSIONERS ADOPTING AMENDMENTS TO
14 THE MONROE COUNTY 2030 COMPREHENSIVE PLAN
15 AMENDING THE FUTURE LAND USE ELEMENT AND THE
16 HOUSING ELEMENT TO MODIFY THE REQUIREMENTS
17 RELATED TO THE 300 KEYS AFFORDABLE WORKFORCE
18 HOUSING INITIATIVE EARLY EVACUATION UNIT BUILDING
19 PERMIT ALLOCATIONS CREATED BY THE GOVERNOR OF
20 FLORIDA, ATTORNEY GENERAL OF FLORIDA, CHIEF
21 FINANCIAL OFFICER OF FLORIDA, AND FLORIDA
22 AGRICULTURE COMMISSIONER ACTING IN THEIR CAPACITY
23 AS THE FLORIDA ADMINISTRATION COMMISSION BY
24 REMOVING THE 1-FOR-1 TAKINGS AND BERT HARRIS ACT
25 LIABILITY REDUCTION EXCHANGE REQUIREMENT BY
26 AMENDING, AS WELL AS CLARIFYING, POLICIES 101.2.2,
27 101.2.4, 101.3.1, 101.3.2, 101.3.3, 101.3.4, 101.3.10, 101.3.11, 101.3.12,
28 6011 .:I j 6011..ii:1 15 .60 1 115 601.1.8, 6A 1 1;11 j 6A 1; 1; PROVIDING FOR
29 SEVERABILITY; PROVIDING FOR REPEAL OF CONFLICTING
30 PROVISIONS; PROVIDING FOR TRANSMITTAL TO THE STATE
31 LAND PLANNING AGENCY AND THE SECRETARY OF STATE;
32 PROVIDING FOR AMENDMENT TO AND INCORPORATION IN
33 THE MONROE COUNTY COMPREHENSIVE PLAN; PROVIDING
34 FOR AN EFFECTIVE DATE. (FILE NO. 2025-220)
35
36
37
38 WHEREAS, at the September 11, 2024, BOCC meeting, the BOCC directed Planning &
39 Environmental Resources Department professional staff to begin processing Comprehensive Plan
40 and Land Development Code text amendments to eliminate the 1-for-1 takings and Bert Harris
41 Act liability reduction exchange requirement for the remaining 214 early evacuation unit building
42 permit allocations;
43
44 WHEREAS, on November 24, 2025, a community meeting was held, as required by
45 Monroe County Land Development Code ("LDC" or "Code") Section 102-159(b) to discuss the
Ord. - 2026 Page 1 of 17
I proposed amendment to the Land Development Code and Comprehensive Plan, and provide for
2 public participation; and
3
4 WHEREAS, the Monroe County Development Review Committee (DRC) considered the
5 proposed amendment at a regularly scheduled meeting held on January 27, 2026; and
6
7 WHEREAS, on January 29, 2026, the DRC Chair signed Resolution No. DRC 02-26
8 recommending approval of the proposed text amendment; and
9
10 WHEREAS,the Monroe County Planning Commission ("Planning Commission") held a
11 public hearing on the 25m day of February 2026, for review and recommendation on the proposed
12 Comprehensive Plan text amendment; and
13
14 WHEREAS, the Monroe County Planning Commission adopted Resolution No. P08-26
15 recommending approval to the Board of County Commissioners of the proposed amendments to
16 Comprehensive Plan Policies 101.2.2, 101.2.4, 101.3.1, 101.3.2, 101.3.3, 101.3.4, 101.3.10,
17 101.3.11, 101.3.12, and 601.1.8; eliminating the 1-for-1 takings and Bert Harris Act liability
18 reduction exchange requirement for the remaining 214 early evacuation unit building permit
19 allocations with inclusion of the following sentence, shown as double-underline, added to Policy
20 101.3.12(1):
21
22 For developments owned or operated by a government agency or public housing authority,
23 property management is not required to be located onsite as indicated in this subsection and
24 Comprehensive Plan Policy 101.3.12, but must be available at all times to respond to evacuation
25 orders. However_ the government agency or public housing authority will oversee and enforce
26 requested evacuation of the residents and must be available at all times to respond to evacuation
27 orders. ;and
28
29 WHEREAS, at a regular meeting held on the 15m day of April, 2026, the Monroe County
30 Board of County Commissioners held a public hearing to consider the transmittal of the proposed
31 text amendment, considered the staff report and provided public comment and public participation
32 in accordance with the requirements of state law and the procedures adopted for public
33 participation in the planning process; and
34
35 WHEREAS, at the April 15m, 2026, public hearing, the BOCC considered the proposed
36 Ordinance and approved transmittal of the proposed text amendment to the State Land Planning
37 Agency; and
38
39 WHEREAS, the State Land Planning Agency reviewed the amendment and issued an
40 Objections, Recommendations and Comments ("ORC")report on received by the
41 County on ; and
42
43 WHEREAS,the ORC report >did/did not> identify any objections, recommendations, or
44 comments; and
Ord. - 2026 Page 2 of 17
I WHEREAS, the County has 180 days from the date of receipt of the ORC to adopt the
2 proposed amendment, adopt the amendment with changes or not adopt the amendment; and
3
4 WHEREAS, at a regularly scheduled meeting on the day of the
5 BOCC held a public hearing to consider adoption of the proposed Comprehensive Plan text
6 amendment;
7
8 WHEREAS, based upon the information and documentation submitted, the BOCC made
9 the following findings of fact and conclusions of law:
10 1. The proposed amendment is consistent with the Goals, Objectives and Policies of the
11 Monroe County Year 2030 Comprehensive Plan; and
12 2. The proposed amendment is consistent with the Principles for Guiding Development
13 for the Florida Keys Area of Critical State Concern, Sec. 380.0552(7), F.S.; and
14 3. The proposed amendment is consistent with Part 11 of Chapter 163, Florida Statute;
15 4. The proposed amendment will not result in an adverse change in community character
16 to the sub-area which a proposed amendment affects.
17
18 NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY
19 COMMISSIONERS OF MONROE COUNTY, FLORIDA:
20
21 Section 1. Recitals and Legislative Intent.The foregoing recitals,findings of fact, statements
22 of legislative intent, and conclusions of law are true and correct and are hereby
23 incorporated as if fully stated herein.
24
25 Section 2. The text of the Monroe County Comprehensive Plan is hereby amended as follows
26 (Deletions are shown stfi ke thfe,,,.b,; additions are shown underlined):
27
28 Objective 101.2
29 As mandated by the State of Florida, pursuant to Section 380.0552, F.S. and Rule 28-20.140,
30 F.A.C., and to maintain the public health, safety, and welfare, Monroe County shall maintain
31 a maximum hurricane evacuation clearance time of 24 hours and will coordinate with the State
32 Land Planning Agency relative to the 2012 Memorandum of Understanding that has been
33 adopted between the County and all the municipalities and the State agencies.
34
35 Policy 101.2.1
36 Monroe County shall maintain a memorandum of understanding with the State Land
37 Planning Agency, Division of Emergency Management, Marathon, Islamorada, Key
38 West, Key Colony Beach, and Layton to stipulate, based on professionally acceptable
39 data and analysis,the input variables and assumptions, including regional considerations,
40 for utilizing the Florida Division of Emergency Management's (DEM) Transportation
41 Interface for Modeling Evacuations ("TIME") Model to accurately depict evacuation
42 clearance times for the population of the Florida Keys.
43
44 Policy 101.2.2
Ord. - 2026 Page 3 of 17
I Monroe County shall coordinate with all the municipalities, the State Land Planning
2 Agency and Division of Emergency Management to update the variables and assumptions
3 for the evacuation clearance time modeling and analyses of the build-out capacity of the
4 Florida Keys Area of Critical State Concern based upon the release of the decennial
5 Census data. Pursuant to the 2012 wed hurricane evacuation clearance time
6 modeling by the State Land Planning Agency, which incorporates the 2010 Census data,
7 the County may allocate 10 years' worth of growth (197 x 10 = 1,970 allocations, 197
8 annual ROGO rate based on Rule 28-20.140, F.A.C.) through the year 2023, while
9 maintaining an evacuation clearance time of 24 hours. The County adopted a slower rate
10 of annual allocations for market rate development to extend the allocation timeframe to
11 2026 without exceeding the total of 1,970 allocations (see Policy 101.3.2). The County
12 shall reevaluate the annual ROGO allocation rate based on: 1) statutory changes for
13 hurricane evacuation clearance time requirement standards; 2) new hurricane evacuation
14 modeling by the State Land Planning Agency and Division of Emergency Management;
15 and 3) a new or revised memorandum of understanding with the State Land Planning
16 Agency, Division of Emergency Management, Marathon, Islamorada, Key West, Key
17 Colony Beach and Layton (see Policy 101.2.1).
18
19 Notwithstanding the foregoing and pursuant to Policies 101.3.2, 101.3.3 and 101.3.12,
20 Monroe County shall establish a new allocation category to accept and award 300
21 affordable workforce housing early evacuation unit building permit allocations pursuant
22 to the Workforce-Affordable Housing Initiative (Policy 101.3.12 Workforce Initiative).
23 These allocations are in addition to the maximum allocations identified in Rules 28-20,
24 F.A.C., and shall be required to evacuate in Phase 1 of the 48-hr evacuation of a pending
25 major hurricane.
26
27 Policy 101.2.3
28 The County will consider capital improvements based upon the need for improved
29 hurricane evacuation clearance times, including potential impacts from sea level rise to
30 the County's evacuation route. The County will coordinate with the FDOT, the state
31 agency which maintains U.5.1, to ensure transportation projects that maintain and
32 improve clearance times are prioritized.
33
34 Policy 101.2.4
35 In the event of a pending major hurricane (Category 35) Monroe County shall
36 implement the following staged/phased evacuation procedures to achieve and maintain
37 an overall 24-hour hurricane evacuation clearance time for the resident population.
38
39 1. Approximately 48 hours in advance of tropical storm winds, a mandatory evacuation
40 of non-residents, visitors, recreational vehicles (RVs), travel trailers, live-aboard
41 vessels (transient and non-transient), military personnel, units approved, and deed
42 restricted as affordable workforce housing early evacuation units from the Florida
43 Keys shall be initiated. State parks and campgrounds should be closed at this time or
44 sooner and entry into the Florida Keys by non-residents should be strictly limited.
Ord. - 2026 Page 4 of 17
1 2. Approximately 36 hours in advance of tropical storm winds, a mandatory evacuation
2 of mobile home residents, special needs residents, and hospital and nursing home
3 patients from the Keys shall be initiated.
4 3. Approximately 30 hours in advance of tropical storm winds, a mandatory phased
5 evacuation of permanent residents by evacuation zone (described below) shall be
6 initiated. Existing evacuation zones are as follows:
7 a)Zone 1 -Key West, Stock Island and Key Haven to Boca Chica Bridge (MM 1-6)
8 b)Zone 2 -Boca Chica Bridge to West end of 7-mile Bridge (MM 6-40)
9 c) Zone 3 - West end of 7-Mile Bridge to West end of Long Key Bridge (MM 40-
10 63)
11 d)Zone 4 -West end of Long Key Bridge to CR 905 and CR 905A intersection(MM
12 63-106.5 and MM 1-9.5 of CR 905)
13 e)Zone 5 - 905A to, and including Ocean Reef(MM 106.5-126.5)
14
15 The actual sequence of the evacuation by zones will vary depending on the individual
16 storm. The concepts embodied in these staged evacuation procedures should be
17 embodied in the appropriate County operational Emergency Management Plans.
18
19 The evacuation plan shall be monitored and updated on an annual basis to reflect
20 increases, decreases and or shifts in population; particularly the resident and non-resident
21 populations.
22
23 For the purpose of implementing Policy 101.2.4,this Policy shall not increase the number
24 of allocations to more than 197 residential units a year, except for affordable housing.
25 Any increase in the number of allocations shall be for affordable housing. Monroe County
26 hereby accepts 300 affordable workforce (ate housing early evacuation unit
27 building permit allocations pursuant to the Workforce-Affordable Housing Initiative
28 (Policy 101.3.12 Workforce Initiative) authorized by the Florida Administration
29 Commission, Chapter 2023-17, Laws of Florida, and the State Land Planning Agency
30 . These early evacuation allocations are in
31 addition to the maximum allocations identified in Rules 28-20, F.A.C., and shall be
32 restricted to rental occupancy for those who derive at least 70% of their income as
33 members of the workforce in Monroe County and who meet the affordable housing
34 income categories of the Monroe County Land Development Code. The early evacuation
35 allocations shall be required to evacuate in Phase 1 of the 48-hr evacuation as provided
36 in Policy 101.2.4 . No new additional residential dwelling
37 unit allocations shall be authorized within the Phase 1 of the 48-hr evacuation unless
38 approved and provided by the Florida Administration Commission and the State Land
39 Planning Agency after review of hurricane
40 evacuation modeling results by the State Land Planning Agency and the Division of
41 Emergency Management of available evacuation capacity and a review of the level of
42 service and available capacity for all public facilities.
43
44 Objective 101.3
Ord. - 2026 Page 5 of 17
I Monroe County shall regulate new residential development based upon the finite carrying
2 capacity of the natural and man-made systems and the growth capacity while maintaining a
3 maximum hurricane evacuation clearance time of 24 hours.
4
5 Policy 101.3.1
6 Monroe County shall maintain a Permit Allocation System for new residential
7 development known as the Residential Rate of Growth Ordinance (ROGO) System. The
8 Permit Allocation System shall limit the number of permits issued for new residential
9 dwelling units. The ROGO allocation system shall apply within the unincorporated area
10 of the county, excluding areas within the county mainland and within the Ocean Reef
11 planned development (Future development in the Ocean Reef planned development is
12 based upon the December 2010 Ocean Reef Club Vested Development Rights Letter
13 recognized and issued by the Department of Community Affairs). New residential
14 dwelling units included in the ROGO allocation system include the following: affordable
15 housing units; market rate dwelling units; mobile homes; institutional residential units
16 (except hospital rooms) and affordable workforce housing early evacuation units.
17
18 Vessels are expressly excluded from the allocation system, as the vessels do not occupy
19 a distinct location, and therefore cannot be accounted for in the County's hurricane
20 evacuation model. Under no circumstances shall a vessel, including live-aboard vessels,
21 or associated wet slips be transferred upland or converted to a dwelling unit of any other
22 type. Vessels or associated wet slips are not considered ROGO allocation awards, and
23 may not be used as the basis for any type of ROGO exemption or THE(Transfer of ROGO
24 Exemption).
25
26 ROGO Allocations for rooms, hotel or motel; campground spaces; transient residential
27 units; and seasonal residential units are subject to Policy 101.3.5.
28
29 For purposes of this Policy,the redevelopment or replacement of any lawfully established
30 unit within the Venture out community, which is located in the Lower Keys at MM23 on
31 Cudjoe Key, that does not increase the number of units, above that which existed on or
32 before January 4, 1996, shall be exempt from the permit allocation (ROGO) system.
33 Policies 101.3.5 and 101.6.8 shall not apply to Venture Out, and the units within Venture
34 Out may be developed as either detached dwelling, mobile home or recreational vehicle
35 use through the approval of a building permit, provided the following are met:
36 1. To not increase the hurricane evacuation clearance time of permanent
37 residents, in the event of a pending major hurricane (Category 35), a
38 mandatory evacuation of all occupants of units within Venture Out,
39 regardless of unit type, is required at least 48 hours in advance of tropical
40 storm winds. Approximately 48 hours in advance of tropical storm winds, a
41 mandatory evacuation of occupants residing in a permanent unit shall be
42 initiated and a mandatory evacuation of both the occupants of recreational
43 vehicles (RVs) and the RVs shall be initiated;
44 2. Notwithstanding the provisions of Policy 101.5.5, the interchangeability of
45 detached dwelling (permanent), mobile home (permanent) and recreational
Ord. - 2026 Page 6 of 17
I vehicles (transient) uses may occur only within the gated Venture Out
2 community with a managing entity responsible for evacuation;
3 3. Recreational Vehicle occupancies or tenancies of six (6) months or more is
4 prohibited;
5 4. Recreational Vehicles must meet all land development regulations,
6 floodplain management regulations and any building code requirements for
7 recreational vehicles;
8 5. A recreational vehicle must have current licenses required for highway
9 travel, be attached to the site only by the quick disconnect-type utilities, and
10 no permanent additions such as sun rooms or state rooms shall be permitted;
11 6. Notwithstanding the transfer provisions within Policy 101.6.8, no unit,
12 regardless of use type,within the Venture Out community may be transferred
13 to another site outside of the Venture Out community; and
14 7. In no case shall recreational vehicles (transient units) be developed as a
15 hotel/motel.
16 Policy 101.3.2
17 The number of permits issued for residential dwelling units under the Rate of Growth
18 Ordinance shall not exceed a total of 1,970 new allocations for the time period of July 13,
19 2013 through July 12, 2026,plus any available unused ROGO allocations from a previous
20 ROGO year and 300 affordable workforce housing early evacuation unit building permit
21 allocations authorized by the Florida Administration Commission, Chapter 2023-17,
22 Laws of Florida, and the State Land Planning Agency
23 Oppai4tiaitly. A ROGO year means the twelve-month period beginning on July 13.Market
24 rate allocations shall not to exceed 126 residential units per year. Unused allocations for
25 market rate shall be available for Administrative Relief.
26
27 In 2012,pursuant to Rule 28-20.140,F.A.C.,the State Land Planning AgencLDepaA*ien+
28 completed the hurricane evacuation clearance time modeling
29 task and found that with 10 years' worth of building permits, the Florida Keys would be
30 at a 24 hour evacuation clearance time. This creates challenges for State of Florida and
31 Monroe County as there are 8,168 privately owned vacant parcels [3,979 Tier I; 393 Tier
32 II, 260 Tier III-A (SPA); 3,301 Tier III, and 235 No tier (ORCA, etc.)] and with 1,970
33 new allocations this may result in a balance of 6,198 privately held vacant parcels at risk
34 of not obtaining permits in the future. In recognition of the possibility that the inventory
35 of vacant parcels exceeds the total number of allocations which the State will allow the
36 County to award, the County adopted a slower rate of annual allocations for market rate
37 development to extend the allocation timeframe to 2026 and is accepting 300 affordable
38 workforce housing early evacuation unit building permit allocations pursuant
39 to the Workforce-Affordable Housing Initiative (Policy 101.3.12 Workforce Initiative)
40 authorized by the Florida Administration Commission, Chapter 2023-17, Laws of
41 Florida, and the State Land Planning Agency Fie-id r epai4fne t E,.,,,,,,fnie Oppe
42 These affordable workforce housing early evacuation allocations that are in addition to
43 the maximum building permit allocations identified in Rules 28-20, F.A.C. The County
Ord. - 2026 Page 7 of 17
I will consider adopting an extended timeframe for distribution of the ROGO allocations
2 through 2033 with committed financial support from its State and Federal partners. This
3 timeframe can provide a safety net to the County and provide additional time to
4 implement land acquisition and other strategies to reduce the demand for ROGO
5 allocations and help transition land into public ownership.
6
7 The County is actively engaged in acquisitions and is requesting its State and Federal
8 partners for assistance with implementing land acquisitions in Monroe County. The
9 County will allocate the 1,970 new dwelling unit allocations through July 12, 2026. If
10 substantial financial support is provided by July 12, 2023, the County will reevaluate the
11 ROGO distribution allocation schedule and consider an extended timeframe for the
12 distribution of market rate allocations (through a comprehensive plan amendment).
13 Further, the State and County shall develop a mutually agreeable position defending
14 inverse condemnation cases and Bert J. Harris, Jr. Private Property Rights Protection Act
15 cases, with the State having an active role both directly and financially in the defense of
16 such cases.
17
18 The County shall distribute ROGO allocations by ROGO year, as provided in the table
19 below.
20
Annual Allocation
ROGO Year Affordable Affordable Workforce
Market Rate Housing Housing Early
Evacuation Initiative
July 13, 2013—July 12, 2014 126 71
July 13, 2014—July 12, 2015 126 71
July 13, 2015—July 12, 2016 126
July 13, 2016—July 12, 2017 126
N/A
July 13, 2017—July 12, 2018 126
July 13, 2018—July 12, 2019 126
July 13, 2019—July 12, 2020 126 568 total AFH
July 13, 2020—July 12, 2021 64 (total available
July 13, 2021—July 12, 2022 64 immediately)
July 13, 2022—July 12, 2023 64
July 13, 2023—July 12, 2024 62 300**
July 13, 2024—July 12, 2025 62
July 13, 2025—July 12, 2026 62
TOTAL 1,260 710* 300**
*Includes two annual affordable ROGO allocations for the Big Pine Key/No Name Key subarea)
through the Incidental Take Permit(ITP) ending in 2023.
Ord. - 2026 Page 8 of 17
** Affordable Wworkforce housing early evacuation unit building permit allocations shall be
available countywide (unincorporated county) in the Upper and Lower Keys subareas and
distributed on a first-come first-serve basis. Requests for dwelling units developed and/or deed-
restricted utilizing the affordable workforce housing early evacuation unit building permit
allocations are subject to the provisions of Policy 101.3.12.
1
2 The State of Florida, pursuant to Administration Commission Rules, may modify the
3 annual allocation rate. Monroe County will request a Rule change from the
4 Administration Commission to authorize the above allocation timeframe and rate.
5
6 Policy 101.3.3
7 Monroe County shall allocate at least 20% of the annual allocation, or as may be
8 established by the State of Florida, pursuant to Administration Commission Rules, to
9 affordable housing units as part of ROGO. Any portion of the allocations not used for
10 affordable housing shall be retained and be made available for affordable housing from
11 ROGO year to ROGO year. Affordable housing eligible for this separate allocation and
12 affordable workforce housing early evacuation units shall meet the criteria specified in
13 Policy 601.1.4 and the Land Development Code, but shall not be subject to the
14 competitive Residential Permit Allocation and Point System in Policy 101.6.4. Any
15 parcel proposed for affordable housing or affordable workforce housing early evacuation
16 units shall not be located within an area designated as Tier I as set forth under Goal 105
17 or within a Tier III-A Special Protection Area as set forth in Policy 205.1.1.
18
19 Notwithstanding the foregoing, and notwithstanding Policy 101.6.2. affordable housing
20 ROGO allocations may be awarded to Tier I or Tier III-A properties which meet all of
21 the following criteria:
22 1. The property contains an existing market rate dwelling unit that meets the criteria
23 in LDC Section 138-22(a) and is determined to be exempt from ROGO;
24 2. The proposed replacement affordable dwelling unit meets current Florida
25 Building Code and is not a mobile home;
26 3. The proposed replacement dwelling unit shall be deed restricted for a period of at
27 least 99 years as affordable housing pursuant to the standards of the Land
28 Development Code; and
29 4. The proposed site plan for the replacement affordable dwelling unit does not
30 propose any additional clearing of habitat.
31
32 Policy 101.3.4
33 The Permit Allocation System (or Rate of Growth Ordinance) for new residential
34 development shall specify procedures for:
35 1. establishing the annual number of peffflit-s-allocations for new residential units to be
36 issued during the next ROGO year based upon, but not limited to the following:
37 a. expired allocations and building permits in previous year;
38 b. allocations available, but not allocated in previous year;
39 c. number of allocations borrowed from future quarters;
Ord. - 2026 Page 9 of 17
I d. vested allocations;
2 e. modifications required or provided by Administration Commission Rules;
3 f. modifications required or provided by this plan or agreement pursuant to
4 Chapter 380, Florida Statutes; and
5 g. receipt or transfer of affordable housing allocations by intergovernmental
6 agreement; and
7 h. receipt or transfer of allocations pursuant to the 2012 Hurricane Evacuation
8 Clearance Time Memorandum of Understanding.
9 2. allocation of affordable housing, affordable workforce housing early evacuation units
10 building permit allocations and market rate housing units in accordance with Policies
11 101.3.2 and 101.3.3; and
12 3. timing of the acceptance of applications, evaluation and scoring of applications, and
13 issuance of permits for new residential development during the calendar year.
14
15 Policy 101.3.5
16 Due to the limited number of allocations and the State's requirement that the County
17 maintain a maximum hurricane evacuation clearance time of 24 hours, Monroe County
18 shall prohibit new transient residential allocations for hotel or motel rooms, campground
19 spaces, or spaces for parking a recreational vehicle or travel trailer July 2026. Lawfully
20 established transient units shall be entitled to one unit for each type of unit in existence
21 before January 4, 1996, for use as a ROGO exemption.
22
23 Policy 101.3.6
24 All public and institutional uses (except hospital rooms) that predominately serve the
25 County's non-transient population and which house temporary residents shall be subject
26 to the Permit Allocation System for residential development, except upon factual
27 demonstration that such transient occupancy is of such a nature so as not to adversely
28 impact the hurricane evacuation clearance time of Monroe County.
29
30
31
32 Policy 101.3.9
33 For those ROGO applications and properties which have not received a ROGO award for
34 four consecutive years and have applied for administrative relief, which are designated
35 Tier I, II, or IIIA, the County or the State shall offer to purchase the property if funding
36 for such is available. Refusal of the purchase offer shall not be grounds for granting a
37 ROGO award.
38
39 Policy 101.3.10
40 Notwithstanding any other provision of the Plan, except the last sentence of this Policy
41 101.3.10, building allocations utilized for affordable housing projects may be pooled and
42 transferred between ROGO sub-areas, excluding the Big Pine/No Name Keys ROGO
43 subarea, and between local government jurisdictions within the Florida Keys Area of
44 Critical State Concern (ACSC). Anysuch transfer of affordable housing allocations
Ord. - 2026 Page 10 of 17
I between local government jurisdictions must be accomplished through an interlocal
2 agreement between the sending and receiving local governments. Interlocal agreements
3 that involve assigning the County's affordable housing(not including affordable housing
4 allocations banked for takings cases) allocations to existing dwelling units within a
5 municipality with a requirement that the associated market rate ROGOBPAS exemptions
6 be transferred into the unincorporated County as an exchange for the affordable housing
7 allocations transferred to the municipality, shall be accomplished through a minor
8 conditional use permit approval and shall be subject to the receiver site criteria in Policy
9 101.6.8 and may be transferred to any subarea within the unincorporated County.
10 In no event shall the County_
11 (1) pool and transfer affordable workforce housing early evacuation unit building
12 permit allocations between ROGO sub-areas,
13 (2) transfer affordable workforce housing early evacuation unit building permit
14 allocations to another government jurisdiction,
15 (3) receive affordable workforce housing early evacuation unit building permit
16 allocations from another government jurisdiction„ or
17 (4) transfer affordable housing ROGO allocations received by the County in
18 exchange for affordable workforce housing building permit early evacuation unit
19 allocations to another government jurisdiction.
20
21 Notwithstanding Policy 101.3.10(2), affordable workforce early evacuation unit building
22 permit allocations may be transferred to another government jurisdiction for Coun1y-
23 initiated affordable housing projects within incorporated cities, as approved by an
24 interlocal agreement as approved by the BOCC.
25
26 Policy 101.3.11
27 Monroe County may receive additional building permit allocations pursuant to the 2012
28 completed hurricane evacuation clearance time modeling and allocation
29 recommendations by the State Land Planning Agency and the Administration
30 Commission's direction that the City of Key West\transfer annually (by July 15th) any
31 remaining unused allocations for that year to the other Florida Keys' local governments
32 based upon the local governments' ratio of vacant land. Any transferred allocations from
33 the City of Key West to Monroe County shall be made available for Administrative
34 Relief. Monroe County may receive, and award 300 building permit allocations
35 designated as affordable workforce housing early evacuation units pursuant to the
36 Workforce-Affordable Housing Initiative (Policy 101.3.12 Workforce Initiative) as
37 provided by the Florida Administration Commission and the State Land Planning Agency
38 F r-id r epai4fne t E,.,,,,,,fnie Opp 4,,a4y. These early evacuation allocations that are
39 in addition to the maximum allocations identified in Rules 28-20, F.A.C., and shall be
40 required to evacuate in Phase 1 of the 48-hr evacuation of a pending major hurricane.
41
42 Policy 101.3.12
43 Affordable Workforce Housing Early Evacuation Initiative. To support Monroe
44 County's workforce by alleviating constraints on affordable housing, to protect private
45 property rights and address potential liability, the County is participating in the
46 Workforce-Affordable Housing Initiative (Workforce Initiative), as approved during the
Ord. - 2026 Page 11 of 17
I June 13, 2018 meeting of the Florida Administration Commission. Monroe County
2 accepts the 300 affordable workforce housing early evacuation building permit
3 allocations pursuant to the Workforce-Affordable Housing Initiative authorized by the
4 Florida Administration Commission, Chapter 2023-17, Laws of Florida, and the State
5 Land Planning Agency ep e t-E-c pp� . The Workforce-
6 Affordable Housing Initiative will require dwelling units constructed and/or deed
7 restricted with workforce housing early evacuation building permit allocations to
8 evacuate occupants in Phase 1 of the 48-hr evacuation of a pending major hurricane,
9 pursuant to the criteria below.
10
11 To participate in the Workforce Initiative, Monroe County shall be responsible for the
12 management, distribution, and enforcement of requirements associated with the
13 affordable workforce housing early evacuation building permit allocations. Monroe
14 County shall ensure adherence to these requirements through implementation of this
15 policy and shall annually provide to the State Land Planning Agenc�Flo��
16 a report indicating the number of affordable workforce housing
17 early evacuation units built and/or deed restricted, occupancy rates, and compliance with
18 the requirement to evacuate the units in Phase I of an evacuation. The annual report shall
19 be provided to the State in a timely manner such that the State may include the
20 information in the required Annual Report to the Gevefnef and r.,bine Florida
21 Administration Commission on the County's progress toward completion of its Work
22 Program pursuant to Rule 28-20, F.A.C.
23
24 Dwelling units developed and/or deed restricted utilizing the affordable workforce
25 housing early evacuation unit building permit allocations are subject to the following:
26
27 (a) Requests for affordable workforce housing early evacuation unit building permit
28 allocations
29 alle.atio,,s/ ard require a reservation via BOCC resolution. The BOCC
30 may, at its discretion, place conditions on any reservation as it deems appropriate such
31 as establishing the income categories for allocations granted. The BOGG m—,
32
33
34
35 Fw4her-, the BOGG may, at its di ff-ave the &Eehafige of &Eistifig deed
36
37
38
39 .
40
41 hettsing eafly evaettafien unit alleeafiens shall be banked and used fef filtafe
42
43
44 Aet eases.
45 .
46
Ord. - 2026 Page 12 of 17
I
2
3
4
5 sategefy.
6 (4) Administr-ative relief means aetions taken by the Go the awfier-of
7
8
9 .
10 (5) Befiefieial tise means the tise of pr-apef4-y that allows an awfier-to derive a befle
11 ,
12
13 the fifiding of a r-egtilatafy taking tifider-etir-r-efit land tise ease law.
14 (b) The eanstmetion of dwelling tinits, the r-edevelopmeat or- the deed r-estr4etion Of
15 ex' dwelling emits „tilizing a-46 ee hatising early evucaution fiat
16
17
18 eemplianee with the Wer-kfer-ee lnitia+ive within this
19 (eb) All affordable workforce housing early evacuation units require a deed-
20 restriction ensuring:
21 (1) Before any building permit may be issued for any structure, portion or phase of
22 a project subject to the Workforce Initiative, a restrictive covenant shall be
23 approved by the Planning Director and County Attorney and recorded in the
24 Office of the Clerk of the County to ensure compliance with the provision of
25 this section running in favor of the County and enforceable by the County and,
26 if applicable, a participating municipality. The following requirements shall
27 apply to these restrictive covenants:
28 a. The covenants for any workforce housing early evacuation units shall be
29 effective for 99 years.
30 b. The covenants shall not commence running until a certificate of occupancy
31 has been issued by the Building Official for the dwelling unit or dwelling
32 units to which the covenant or covenants apply.
33 c. For existing dwelling units that are deed-restricted as workforce housing
34 early evacuation units, the covenants shall commence running upon
35 recordation in the Official Records of Monroe County.
36 (2) The covenants shall require that the workforce housing early evacuation units
37 to be restricted to rental occupancy for those who derive at least 70% of their
38 income as members of the workforce in Monroe County and who meet the
39 affordable housing income categories of the Monroe County Land
40 Development Code. The occupants are required to annually verify their
41 employment and income eligibility.
42 (3) The covenants shall require occupants to evacuate in Phase 1 of the 48-hr
43 evacuation of a pending major hurricane. Persons living in the workforce
44 housing early evacuation units who may be exempted from evacuation
45 requirements are limited to law enforcement, correctional and fire personnel,
46 health care personnel, and public employees with emergency management
Ord. - 2026 Page 13 of 17
I responsibilities. If there is an occupant that indicates their employment is
2 considered a`first-responder position' and not included in the list of exemptions
3 above, then the Planning Director shall determine, in writing, whether the
4 person may be exempted because of a requirement to remain during an
5 emergency. Any person claiming exemption under this provision shall submit
6 of an affidavit of qualification and faithfully certify their status with the onsite
7 property management.
8 (4) The covenants shall require rental agreements which contain a separate
9 disclosure requiring rental occupants to acknowledge the existing restrictive
10 covenant on the unit requiring evacuation in Phase 1 of the 48-hr evacuation
11 and that failure to adhere to the Phase 1 evacuation requirement could result in
12 severe penalties, including eviction, to the occupant.
13 (5) The covenants shall require onsite property managers and a separate
14 employment disclosure requiring the maintenance of training in evacuation
15 procedures and an acknowledgement that failure to adhere to the Phase 1
16 evacuation requirement could result in severe penalties, including termination.
17 (dc)Affordable Wworkforce housing early evacuation units shall be restricted to rental
18 occupancy for those who derive at least 70% of their income as members of the
19 workforce in Monroe County and who meet the affordable housing income categories
20 of the Monroe County Land Development Code. Workforce means individuals or
21 families who are gainfully employed supplying goods and/or services to Monroe
22 County residents or visitors.
23 (ed)Affordable Wworkforce housing early evacuation units shall require onsite
24 property management with property managers trained in evacuation procedures and
25 required to manage the evacuation of tenants in Phase I of an evacuation. During
26 traditional working hours, the property manager must be at an office within the
27 affordable workforce housing early evacuation unit development subject property.
28 Outside the traditional working hours, the property manager must be available at all
29 times to respond to evacuation orders.
30 (€e) The property management entity for the affordable workforce housing early
31 evacuation units shall be required to annually verify the employment and income
32 eligibility of tenants; report the total units on the site, the occupancy rates of units, and
33 tenant compliance with the requirement to evacuate the units in Phase I of an
34 evacuation, including the number of occupants that are exempt from the evacuation
35 requirements. The property management entity must submit a report to the Planning
36 and Environmental Resources Department by May 1 of each year. Further, each lease
37 and this annual report shall be kept by the property manager and be available for
38 inspection by the County during traditional working hours.
39 (gf) Affordable Wworkforce housing early evacuation units shall be located within an
40 area designated as Tier III.
41 (hg) Affordable Wworkforce housing early evacuation units shall not be located in the
42 V-Zone or within a Coastal Barrier Resource System (CBRS).
43 (�h) Affordable Wworkforce housing early evacuation units shall be located on a
44 property which has all infrastructure available (potable water, adequate wastewater
45 treatment and disposal wastewater meeting adopted LOS, paved roads, etc.).
Ord. - 2026 Page 14 of 17
I qi) All affordable workforce housing early evacuation units must demonstrate
2 compliance with all applicable federal standards for accessibility for persons with
3 disabilities (ADA Compliance).
4 (kj) To the greatest extent practicable, a development utilizing affordable workforce
5 housing early evacuation unit building permit allocations shall incorporate sustainable
6 and resilient design principles into the overall site design and be eees,:bto
7 .
8 (k) To the greatest extent practicable, a development utilizing affordable workforce
9 housing early evacuation unit building permit allocations shall be located in close
10 proximity_to employment centers in Key West, Stock Island and Marathon.
11 (1) For developments owned or operated by a government agency or public housing
12 authority, property management is not required to be located onsite as indicated in this
13 subsection and Comprehensive Plan Policy 101.3.12, but must be available at all times
14 to respond to evacuation orders. However, the government agency or public housing
15 authority will oversee and coordinate requested evacuation of the residents and must
16 be available at all times to respond to evacuation orders.
17
18 GOAL 601
19 Monroe County shall adopt programs and policies to facilitate access by residents to adequate and
20 affordable housing that is safe, decent, and structurally sound, and that meets the needs of the
21 population based on type, tenure characteristics, unit size and individual preferences.
22
23 Policy 601.1.8
24 Monroe County shall allocate at least 20% of the annual ROGO allocation, or as may be
25 established by the State of Florida, pursuant to Administration Commission Rules, to
26 affordable housing units, as specified in Policy 101.3.3. Affordable housing eligible for
27 this separate allocation must meet the criteria established in the Land Development Code.
28 Monroe County may award 300 additional building permit allocations designated as
29 affordable workforce housing early evacuation units pursuant to the Workforce-
30 Affordable Housing Initiative (Policy 101.3.12 Workforce Initiative) as provided by the
31 Florida Administration Commission, Chapter 2023-17, Laws of Florida, and the State
32 Land Planning gency Flefida Depaftment Eeenefnie Oppeaunity. These building
33 ep rmit allocations are in addition to the maximum allocations identified in Rules 28-20,
34 F.A.C., are restricted to rental occupancy for those who derive at least 70% of their
35 income as members of the workforce in Monroe County and who meet the affordable
36 housing income categories of the Monroe County Land Development Code, and shall be
37 required to evacuate in Phase 1 of the 48-hr evacuation of a pending major hurricane.
38
39
40 *****
41
42 Section 3. To the extent of any internal or external conflicts, inconsistencies, and/or
43 ambiguities, within this Ordinance or between this Ordinance and the Monroe
44 County Code of Ordinances, Florida Building Code, Monroe County Land
45 Development Code, floodplain management regulations, Comprehensive Plan, or
46 any other approval of the Monroe County Board of County Commissioners,
Ord. - 2026 Page 15 of 17
I Monroe County Planning Commission, Monroe County Planning and
2 Environmental Resources Department, or other department or office of Monroe
3 County, the rule, regulation, law, provision, and/or text more restrictive shall
4 always apply and control.
5
6 Section 4. Subject to Section 3. above, the interpretation of this Ordinance and all provisions
7 of the Monroe County Comprehensive Plan, Florida Building Code, Monroe
8 County Codes, Florida Statutes, and floodplain management regulations whose
9 interpretation arise out of, relate to, or are interpreted in connection with this
10 Ordinance, shall be liberally construed and enforced in favor of Monroe County,
11 and such interpretation shall be entitled to great weight in adversarial administrative
12 proceedings, at trial, in bankruptcy, and on appeal.
13
14 Section 5. Inconsistency, Partial Invalidity, Severability, and Survival of Provisions. If
15 any provision of this Ordinance, or part or any portion thereof, is held to be invalid
16 or unenforceable in or by any administrative hearing officer or court of competent
17 jurisdiction, the invalidity or unenforceability of such provision, or any part or
18 portion thereof, shall neither limit nor impair the operation, enforceability, or
19 validity of any other provision of this Ordinance, or any remaining part(s) and/or
20 portion(s) thereof All other provisions of this Ordinance, and remaining part(s)
21 and/or portion(s)thereof, shall continue unimpaired in full force and effect.
22
23 Section 6. Repeal of Inconsistent Provisions. All ordinances in conflict with this Ordinance
24 are hereby repealed to the extent of said conflict. The repeal of an ordinance herein
25 shall not repeal the repealing clause of such ordinance or revive any ordinance
26 which has been repealed thereby.
27
28 Section 7. Transmittal. This Ordinance shall be transmitted by the Director of Planning to
29 the State Land Planning Agency pursuant to Chapter 163 and 380,Florida Statutes.
30
31 Section 8. Filing and Effective Date. This Ordinance shall be filed in the Office of the
32 Secretary of the State of Florida but shall not become effective until a notice is
33 issued by the State Land Planning Agency or Administration Commission finding
34 the amendment in compliance with Chapter 163, Florida Statutes, and after any
35 applicable challenges have been resolved.
36
37 Section 9. Inclusion in the Comprehensive Plan. The text amendment shall be incorporated
38 in the Monroe County Comprehensive Plan. The numbering of the foregoing
39 amendment may be renumbered to conform to the numbering in the Monroe County
40 Comprehensive Plan.
41
42 PASSED AND ADOPTED by the Board of County Commissioners of Monroe County, Florida,
43 at a regular meeting held on the day of
44
45 Mayor Michelle Lincoln, District 2
Ord. - 2026 Page 16 of 17
I Mayor Pro Tem David Rice, District 4
2 Commissioner Craig Cates, District 1
3 Commissioner James K. Scholl, District 3
4 Commissioner Holly Merrill Raschein, District 5
5
6
7
8 BOARD OF COUNTY COMMISSIONERS
9 OF MONROE COUNTY, FLORIDA
10
11 BY
12 MAYOR MICHELLE LINCOLN
13
14 (SEAL)
15
16 ATTEST: KEVIN MADOK, CLERK
17
18
19 AS DEPUTY CLERK
Ord. - 2026 Page 17 of 17
s.Keys\ec�s com
KEIZEN
The Florida Keys Only Daily Newspaper, Est. 1876
PO Box 1800,Key West FL 33041
P:(941)206-1025 F.(305)294-0768
legals@keysnews.com
MONROE CO PLANNING/ENVIORNMENTAL
RES
102050 OVERSEAS HWY
KEY LARGO FL 33037
Account: 423741 Ticket: 3986041
PUBLISHER'S AFFIDAVIT
STATE OF FLORIDA
COUNTY OF MONROE [legal.text]
Before the undersigned authority personally appeared
Jill Kelli Di Benedetto ,who on oath says that he or she is
The legal advertising representative of the Key West Citizen, a five day newspa-
per published in Key West, in Monroe County, Florida;that the attached copy of
advertisment, being a legal notice in the matter of was published in said newspa-
per in the issues of:
Saturday, March 28, 2026
Affiant further says that the Key West Citizen is a newspaper published in Key
West, in said Monroe County, Florida and that the said newspapers has hereto-
fore been continuously published in said Monroe County, Florida Tuesday thru
Saturday weekly, and has been entered as periodicals matter at the post office in
Key West, in said Monroe County, Florida,for a period of 1 year next preceding
the first publication of the attached copy of advertisement; and affiant further says
that he or she has neither paid nor promised any person,firm or corporation any
discount, rebate, commission or refund for the purpose of securing this advertise-
ment for publication in the said newspaper.
(Signature ofAffiant)
Affirmed and subscribed before me this 30th day of March 2026
(Notary Public Signature)
Laura M Robins
(Notary Public Printed Name) (Notary Seal)
My commission expires 9/26/2026
Personally Known X Produced Identification
Type of Identification Produced (Notary Seal)
Notary 181plrk i m Aarnda
t f t��n
PAN d r n &ern 4H 282$1 D
keysnews.com I Keys Citizen-Weekend Edition SAT_RDAY,MARCH 26-SUNDAY,MARCH 29,2026 PAGEAD
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CITY NOTICE
Extra Garbage/Recycle Carts May Get Tagged
In September 2025,a municipal code ordinance
NOTICE OF A PUBLIC MEETING amendment to section 58-31 was approved by the City NOTICE
Commission,outlining the containerization of yard waste. This Cart will no
KEYS AQUEDUCT What this means is,no green or blue Waste
AUTHORITY Management issued carts may be used for yard waste. longer be serviced
etoum-ELYn ArEDur r ALTHDUITY Residents that own acceptable yard waste containers This cart exceeds provided
I,aa E, please continue to use them.If you need to purchase services and will be reclaimed
E',11`�,CL3e4e containers,the black or gray 40 gallon open top cans or
TUE.nEAY,,AFIuL7,ror,; paper yard waste bags are recommended.Please Per city code residential
transition to the recommended containers as Waste units are issued one green
ha,a,dl,r�q n,m,aoPrnr m„arJUrdy e�u�,"ma u„ 96-gallon trash cart and one
�eaa_ct,"LlS=;.� s„a�rw�,wr��n Management will resume collection of carts after the
m:Pa,F",:A,n:E„<I;a a,almp New Year.This information is also available on the City of blue 64-gallon recycling cart.
a�,,,.,,��n,1s.11 m=e„a,,,n,y.v,�Po"=aeo,>a,,,ad K�,„„�,i el,,,m' Key West Utilities website page.Label all carts with our Provided carts are not for
r%ul oesr 2027 Y p 9 Y
address.This helps identify which property they belong yard waste or construction
=ram„�.�ra is,IF,
ma...... „ra,a,,.��.�"..��n�= debris.
na.;a,,,�„„_„m,0„noc,o.,,r,„a v,ate;"e,=P�,,.oa�P=ar�,,,1 to,reduces theft,and makes it easier to recover carts
aspeac of,Fe o ozn;-eaunn-
after aweather event.
Md,,,ov=rms d=r„mc„mwan:ar„",d:,,=rr ran nt,
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°':``°`` , P,.,"„as°°°"="a,dy°"" ",w"sE`33° MONROE COUNTY BOARD OF COUNTY COMMISSIONERS NOTICE OF
(3aJ",s5--�e6,p,Ib,vyc,Mu<ana
ALA
d�,, r 3 a„ PUBLIC MEETING AND NOTICE OF PUBLIC HEARING
,d,Na„In .i ap,,N�'var� I p c.eh'nNv t ttbl
d,1,,����`l�'"`�"''"by,l, ,u1112"11" NOTICE OF CHANGE TO THE MONROE COUNTY COMPREHENSIVE PLAN
ISLAMORADA,VILLAGE OF APRIL 15,2026
ISLANDS
NOTICE IS HEREBY GIVEN that on Wednesday,April 15,2026,the Monroe County Board of County Commissioners will hold a public hearing,
NOTICE OF PUBLIC HEARING beginning at9:00 AM.TI BOCC meetingwill be held in hybrid formed,allawingdhe publicdo attendeithervia Zoom VVebinarur in person.Thein
-
r I„ person meerng will be heldatdhe Marathon Government Center,locatedat27980verseas Highway,Maathon,FL Thefollowng' ms dewill be
I- ,p bl onsdered A dhe PUBLIC HEARING:
s.r Ili�,hx,
PUBLIC HEARINGS:9:00 AM(or as soon thereafter as maybe heard):
IM1.abrllR.AD.A,VI NIF OF NLAvns,FLORIDA,
ee,IDesA nr>,LMrneruvEmn Dnq.uen'T cna AN ORDINANCE BY THE MONROE COUNTY BOARD OF COUNTY COMMISSIONERS AMENDING POLICIES 101530,101.5.31,101532,101533,101534
DEvc rItt AND THE GLOSSARY OF THE MONROE COUNTY 2030 COMPREHENSIVE PLAN TO INCREASE THE MAXIMUM HEIGHT OF RESIDENTIAL STRUCTURES
SFEIL rG.s'u FROM 35 FEET TO 42 FEET,AMEND THE DEFINITIONS OF GRADE AND HEIGHT,REVISE THE STRUCTURES THAT ARE LISTED AS EXCEPTIONS TO THE
t
iMn(amlPraa3'xR 9tmlrci viLL MAXIMUM HEIGHT RESTRICTION,AND ALLGrN FOR ADDITIONAL HEIGHT RELATED TO AIRPORTS AS APPROVED BY THE FAA AND IN ACCORDANCE rNITH
LOCULI O n'u ruat� KEY,_Unir REAL ESEYALF, THE ADOPTED AIRPORT MASTER PLAN,AS REQUESTED BY THE BOCC AT THEIR JUNE 16,2925,REGULAR COMMISSION MEETING;PROVIDING FOR
$EVERABILITY�PROVIDING FOR REPEAL OF CONFLICTING PROVISIONS;PROVIDING FOR TRANSMITTAL TO THE STATE LAND PLANNING AGENCY AND
D cr'.' or coM v THE SECRETARY OF STATE;PROVIDING FOR AMENDMENTTO AND INCORPORATION IN THE MONROE COUNTY COMPREHENSIVE PLAN;PROVIDING FOR
,RoVmruts ORDE�'Io ANl fr GSE LEDC FFFEv'ror c0blers-rr AN EFFECTIVE DATE(FILE NO.2925989)
All IIRDI-111 In
a."IDERING'HE aGQl YSI AD or ID.H,I, N Y, ALIn'r run AN ORDINANCE OF THE MONROE COUNTY BOARD OF COUNTY COMMISSIONERS ADOPTING AMENDMENTS TO THE MONROE COUNTY 2039
DEvCE.1.11 AND An.KNIH,c COMPREHENSIVE PLAN AMENDING THE FUTURE LAND USE ELEMENT AND THE HOUSING ELEMENTTO MODIFY THE REQUIREMENTS RELATED TO THE
1
300 KEYS AFFORDABLE WORKFORCE HOUSING INITIATIVE EARLY EVACUATION UNIT BUILDING PERMIT ALLOCATIONS CREATED BY THE GOVE
Fort"I x RNOR OF
D ( (N FLORIDA,ATTORNEY GENERAL OF FLORIDA,CHIEF FINANCIAL OFFICER OF FLORIDA,AND FLORIDA AGRICULTURE COMMISSIONER ACTING IN THEIR
ED
xurc a a
F=NLITEI CAPACITY ASTHE FLORIDA ADMINISTRATION COMMISSION BY REMOVING THEI{OR-1 TAKINGS AND BEAT HARRIS ACT LIABILITY REDUCTION EXCHANGE
rv11
n c REQUIREMENT BY AMENDING,ASYVELLAS CLARIFYING,POLICIES101,2.2,101,2.4,101,3.1,101.3,2,1015.3,101.3�4,101.3�10,101.571,101.512,fi01.1,601�11,601.1,2,
AND PROVIDINNI FIR AN
6011.8,6011.it 601,51:PROVIDING FOR SEVERABILITY;PROVIDING FOR REPEAL OF CONFLICTING PROVISIONS PROVIDING FOR TRANSMITTAL TO THE
trrC,'DVP u rrr�rvovr'rHEN vvtov�rr 01 IF S ORNIry VGr.uv STATE LAND PLANNING AGENCY AND THE SECRETARY OF STATE;PROVIDING FOR AMENDMENT TO AND INCORPORATION IN THE MONROE COUNTY
r ar-FLA COMPREHENSIVE PLAN;PROVIDING FOR AN EFFECTIVE DATE.(FILE NO.2025-220)
A PUBLIC HEARING TO CONSIDER A REQUEST FOR ADMINISTRATIVE RELIEF BY REINALDO ALVARE2,FOR PROPERTY DESCRIBED AS LOT 1,BLOCKI9,
PAIN LAKES,ACCORDING TO THE PLAT THEREOF AS RECORDED IN PLAT BOOKS,PAGE 16O BETTE PUBLIC RECORDS OF MONROE COUNTY,FLORIDA,IN
KEY LARGO,HAVING PARCEL IDENTIFICATION NUMBER 09559530-090090,AT APPROXIMATE MILE MARKER 102.5.
IA PUBLIC HEARING TO CONSIDER A REQUEST FOR ADMINISTRATIVE RELIEF BY GREY PROPERTIES LLC,FOR PROPERTY LOCATED AT 11 TARPON
AVENUE,KEY LARGO,DESCRIBED AS LOT 13,IN BLOCK 3,OF REVISED AMENDED PLAT OF AIVERA VILLAGE,ACCORDING TO THE PLAT THEREOF,AS
RECORDED IN PLAT BOOK 2,PAGE 80 OF THE PUBLIC RECORDS OF MONROE COUNTY,FLORIDA,HAVING PARCEL IDENTIFICATION NUMBER 00510660-
/ 000000,AT APPROXIMATE MILE MARKER 105.
✓ 1/ A PUBLIC HEARING TO CONSIDER AREOIIEST FORADMINISTRATIVE RELIEF BY GREY PROPERTIES,LLC,FOR PROPERTY LOCAFED AT 2 FISHERMANS
TRAIL,KEY LARGO,DESCRIBED AS LOT 1,IN BLOCKI,HARBOR SHORES,ACCORDING TO THE PLAT THEREOF,AS RECORDED IN PLAT BOOK 3,PAGE 44,OF
THE PUBLIC RECORDS OF MONROE COUNTY,FLORIDA,HAVING PARCEL IDENTIFICATION NUMBER 09521539-909909,AT APPROXIMATE MILE MARKER 39.
;�,c„v.,,.tb,; A PUBLIC HEARING TO CONSIDER A REOOEST FOR ADMINISTRATIVE RELIEF BY KEYS PROPERTY HOLDINGS,LLC,FOR PROPERTY LOCATED AT13
,w,g xc,dyu,rm�,adauu,ro,,,=.:x;d EIl 'r,d.,,rl,,n, SILVER SPRINGS DRIVE,KEY LARGO,DESCRIBED AS LOT 25,BLOCK 14,AMENDED PLAT OF KEY LAR60 PARK,ACCORDING TO THE PLAT THEREOF,AS
AECOADED IN PLAT BOOK 3,PAGE 62,OF THE PUBLIC RECORDS OF MONROE COUNTY,FLORIDA,HAVING PARCEL IDENTIFICATION NUMBER 00526500-
I,SlbI,I gI,I ld,ne d 'a„awl e c„nz 000000,AT APPROXIMATE MILE MARKER 100,
,pplimuon.
um Win„Ord,stlN ,l„n A PUBLIC HEARING TO CONSIDER A REQUEST FOR ADMINISTRATIVE RELIEF BY KEYS PROPERTY HOLDINGS,LLC,FOR PROPERTY LOCATED AT 17
c"„r „,;,,0.,,r,,a w,.1l,m,1a,W";d,ad m SILVER SPRINGS DRIVE,KEY LARS0,DESCRIBED AS LOT 24,BLOCK 14,AMENDED PLAT OF KEY LARS0 PARK,ACCORDING TO THE PLAT THEREOF,AS
a==d ea.�a�4 L,v,ace=dll,, dA,,,�hL,,, ,. RECORDED IN PLAT B DOE 3,PAGE 62,OF THE PUBLIC RECORDS OF MONROE COUNTY,FLORIDA,HAVING PARCEL IDENTIFICATION NUMBER 00526490-
y d I -il I d' ddl. 909009,AT APPROXIMATE MILE MARKER 190,
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Please visit[he Monroe County Wehsi[e at wwwmonroecounty-fl.gov for meeting agenda updates and information regarding the various
ADA hi nh a.4n -° -nu F-1. options available to the public to view the live meeting and/or to make public comments on certain agenda items.
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w.5)(iosi aii,ssaa 1 I .,n,a�. Pursuant to Section 286.010 Florida StaUtes if,person vaysto appeal any vaskE or the Board ofCounty Comm-en-,Ran,respect to any
,,.-......U b=p,u„aa,hi, metterconsideredetthe meeting orheevri he Posts will need,record olLhe proceedings eFdch,t,torsech purpose,he orshe msyneeda,ensure
s verbatim record o/the proceedings is made,which record includes the testimony&evidence upon which the appeal is to be based
� - ADA ASSISTANCE:Ifyou are a person with a dsabilitywho needsspecialaccommodations in ordertoparticipate in thisprecoml please
contact the County Administrator's Office,by phonfng(305)292-4444 between the hours of 8:3D a.m.-5.00 p.m.,no later than five(5)
calendar days prior to the scheduled meeting,if you are hearing or voice imbedded,call'711."
Publish dada 3128126
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