HomeMy WebLinkAboutItem U14 COUNTY of MONROE BOARD OF COUNTY COMMISSIONERS
Mayor Michelle Lincoln,District 2
The Florida Keys Mayor Pro Tem David Rice,District 4
a
e
Craig Cates,District 1
e' Tames K. Scholl,District 3
� Holly Merrill Raschein,District 5
Regular Meeting
July 15, 2026
Agenda Item Number: U14
26-0554
BULK ITEM: No DEPARTMENT: Planning and Environmental
Resources
TIME APPROXIMATE: N/A STAFF CONTACT: Devin Tolpin
AGENDA ITEM WORDING: A Public Hearing to Consider a Request for BOCC Approval of a
Resolution Transmitting an Ordinance Amending the Monroe County Comprehensive Plan's Future
Land Use Map (FLUM) from Institutional (INS) to Mixed Use/Commercial (MC) for Eleven(11)
Parcels of Land Described as Lots 7-12 and 40-46, Block 14, Lake Surprise Estates Subdivision, Key
Largo, currently having Parcel Identification Numbers 00537590-000000, 00537600-000000,
00537610-000000, 00537620-000000, 00537630-000000, 00537640-000000, 00537980-0000001
00537960-000000, 00537940-000000, 00537930-000000, and 00537920-000000, as Sought by
Doherty Robert M Rev. Trust 02/03/2021 and Doherty Yvette Rev. Trust 02/03/2021. Continued from
June 10, 2026 BOCC Meeting.
ITEM BACKGROUND:
PREVIOUS RELEVANT BOCC ACTION:
INSURANCE REQUIRED: No
CONTRACT/AGREEMENT CHANGES:
STAFF RECOMMENDATION
DOCUMENTATION:
BOCC Staff Report
Staff Report_Exhibit 1—Draft Ordinance
Staff Report_Exhibit 2_FLUM Map
BOCC Transmittal Resolution
FINANCIAL IMPACT:
Effective Date:
Expiration Date:
Total Dollar Value of Contract:
Total Cost to County:
Current Year Portion:
Budgeted:
Source of Funds:
CPI:
Indirect Costs:
Estimated Ongoing Costs Not Included in above dollar amounts:
Revenue Producing: If yes, amount:
Grant:
County Match:
Insurance Required:
Publicing to Consider a Request for BOCC ApprovalResolution Transmitting
Ordinancean i the Monroe County Comprehensive 's Future Land Use Map
(FLUM) from ii (INS) i Use/Commercial (MC) for Eleven(11) Parcels
of Land Describedas Lots 7-12 and 40-46, Block14, Lake Surprise Estates Subdivision,
Largo,Key currently havingl Identification Numbers 7 - 5 7 -
0000001 00537610-000000900537620-000000 00537630-000000 00537640-0000001
7 -0000001 00537960-0000001 57 -0000001 00537930-000000, and
00537920-000000, as Sought by Dohertyrust 02/03/2021 and Doherty
Yvette Rev. Trust 02/03/2021. Continued from June 10, 2026 BOCC Meeting.
2 J
3 IIIIIIIIIIIII 1� „ '� Jti` . � ���� IIIIIIIIIIIII
5
6 MEMORANDUM
7 MONROE COUNTY PLANNING&ENVIRONMENTAL RESOURCES DEPARTMENT
8 We strive to be caring,professional and fair
9
10 To: Monroe County Board of County Commissioners
11
12 Through: Devin Tolpin, CFM, AICP, Senior Director
13 Monroe County Planning & Environmental Resources Department
14
15 From: Liz Lustberg, AICP, CFM, Senior Planner
16 Monroe County Planning & Environmental Resources Department
17
18 Date: February 9, 2026
19
20 Request: An Ordinance Approving an Amendment of the Monroe County Future Land Use
21 Map ("FLUM") from Institutional ("INS") to Mixed Use/Commercial ("MC") for
22 11 parcels described as Lots 7-12 and 40-46, Block 14 in Lake Surprise Estates
23 Subdivision, Key Largo; as Requested by Doherty Robert M Rev Trust
24 02/03/2021 and Doherty Yvette Rev Trust 02/03/2021 (File 2022-163)
25
26 BOCC Meeting: March 11, 2026
27
28 I. REQUEST
29
30 On April 29, 2025, the Planning and Environmental Resource Department received a Revised Application
31 from Barbara Mitchell of Mitchell Planning & Design Inc. (the "Agent"), on behalf of Doherty Robert M Rev
32 Trust 02/03/2021 and Doherty Yvette Rev Trust 02/03/2021 (the "Applicants") to amend the Monroe County
33 Future Land Use Map (FLUM) from Institutional (INS) to the Mixed Use/Commercial (MC) FLUM Category
34 for 11 parcels, described as Lots 7-12 and 40-46, Block 14 in Lake Surprise Estates Subdivision, known as
35 Vacant Land and 827, 829, and 835 Largo Road, Key Largo (the "Property" and/or "Properties") currently
36 having Parcel Identification Numbers 00537590-000000, 00537600-000000, 00537610-000000, 00537620-
37 000000, 00537630-0000009 00537640-0000001 00537980-000000, 00537960-0000009 00537940-000000,
38 00537930-000000, 00537920-000000.
39
40 The existing Land Use District (Zoning) of the Properties, which is Suburban Commercial (SC), is proposed to
41 remain the same.
42
43 II. BACKGROUND INFORMATION
44
45 Site Information:
46 Location: MM 106.5, Key Largo
47 Address: Vacant Land and 827, 829, and 835 Largo Road
48 Property Description: Lots 7, 8, 9, 10, 11, 12, 40, 41, 42, 43, 44, 45, and 46, Block 14, Lake Surprise Estates,
49 according to the map or plat thereof as recorded in Plat Book 4, Page 162, Public Records of Monroe County,
50 Florida
BOCC March 11,2026 Page 1 of 19
File 2022-163
I Parcel Identification Numbers: 00537590-000000, 00537600-000000, 00537610-0000001 00537620-0000001
2 00537630-000000, 00537640-000000, 00537980-000000, 00537960-000000, 00537940-000000, 00537930-
3 000000, and 00537920-000000
4 Boundary: Affected parcels are outlined in black in the images below
5 Applicants: Doherty Robert M Rev Trust 02/03/2021 and Doherty Yvette Rev Trust 02/03/2021
6 Agent: Barbara Mitchell of Mitchell Planning & Design Inc.
7 Size of Property: 65,144.2 square feet(1.5 gross acres)per submitted boundary survey dated 10/24/2022
8 Current FLUM Designation: Institutional (INS)
9 Current Land Use District: Suburban Commercial (SC)
10 Tier Designation: III
11 Flood Zone: AE (EL 9)
12 CBRS: No
13 Existing Permitted Uses:
14 • Institutional Uses located on parcels assigned ID#s 00537980-000000, 00537960-000000, 00537940-
15 0000000537620-0000001 00537610-0000001 00537600-000000, and 00537590-000000 (835 Largo
16 Road);
17 • Single Family Residences located on parcels assigned ID#s 00537630-000000 (829 Largo Road) and
18 00537640-000000 (827 Largo Road);
19 • Vacant (no use) on parcels assigned ID#s 00537930-000000 and 00537920-000000
20 Existing Vegetation/Habitat: Developed Land/Hammock
21 Community Character of Immediate Vicinity: Adjacent land uses include residential, utility, commercial
22 retail, and office uses.
23
1
I Y l III• „'id .ri.....
l J
24
25 Existing FLUM Designation Proposed FLUM Designation
26
27 An excerpt of the Applicants' stated reason for the proposed amendment is pasted below.
BOCC March 11,2026 Page 2 of 19
File 2022-163
Reason fw Proposed FLUM' Amendment,:
t hi t he a c a I
W,'Ill ting
Tci esta,"billish a, FLUM d,e�slgnafion, th,,,at i's Subtirb,imul, Cornmero I
zo,n,i n g azs i f I c at i o n T�111'si, W,111 cure 'the 1
)'t rag CoO n�l�f I 1��C t b 0"WOw th�o,* :woirlig and' FLJJ1j`,M--
b) pilrovidi II ng rea,sonable use Of d�esi�gna tlon�,Sl of the. parcels an,, d affow ''if ur, a, tahanglie, of' LiaAt, thhere
t.'he btiu,,iH,d1(!1ngs ani d property,
'T e, pa ro, a "e h 'cl. to 'I n: ens.1ty r,,omrnorclal uses,, since tfiee Bo ard 1110 f
,,Is `h ,"eon zonec r mod.....u,m I t
Gouu, rity, C ommiss lan,ers a6optW! ��the Comp))Tehanft"Vve Zo, nling OrdInaxince, (ordi,inance No 1 1-19973),
The BU,,,,-2 to pr),, �, k,,,-,,
ov�,(Ide liaroos� for thilia;, (;,,,onduc 1, of bwq.lnossieis, ',',In
IIIIand dis,:triburtinn of gllolods sefviin the pub, 41c,
traiv#11,,,ing on the hiiig,,,,,hwrally� and�', for", the servk:,J,,nv, and st,,orage, of biloa-ts, It
F
ft or ftterr allowed 'for all,11 uses, identill eII d J"n t tfte BU-,-1,' wileria 00f "Spill""'Jif Jly
'119 the ed ,a, S11pec1,,,,a1,, E xemption, garanted" by t1he Z oning Boiard.. In 1, 1,
1
III dioned b,,Ut rather reqtxir
element oftrhe Gomprehens[ 6, Plan for M,"i',onroe Cai�,unty,, Identifloid
Land, Usaf,,� Plan,, 11,,Vvie f"i V
BU-2 Zo�,n,J),'n�g !,�Iln the Clornme!rc,141 Landr Usle, Categoir ull M 1 :rly. Subsequently, the Suburbi�a,n Comirerc,""'ial
'W"�as nppl�wd w1ith the adop, 4i of th),,-ee, 1986 Lanir Ian The I N S RUM
designa t ion,,,, was nio �s Ig n o d op n t I I the a do p tim, oif t het C o,�,m p i'v,111e. IF"loan) In 199,7
as
T 4, ee, p ropoosadI F 1.U M amendment ils nteed,,ed to rinaInt al ni a nd u s e th e exi',.s t i•rig structures]
o 1"n a,,, nalln-,"Instituflonal mann�er"��d to� obtai,,rit thts aitotlity to t,180
ent it�11,emo--"nts, wi t h,0, pir ,peity
can'a i stein,t w It h t h e p e rmI It te,d Uses es I n tl�h,e S,C,, di'iq.,t,n'1,7;t.
2 The Applicants' full explanation and justification of the proposed amendment is included in the application file
3 (File 2022-163).
4
5 Community Meeting and Public Participation
6 In accordance with LDC Section 102-159(a), a community meeting was held on January 11, 2023, at 5:05 PM
7 at the Property to discuss the proposed Future Land Use Map (FLUM) amendment to COMM and
8 corresponding Land Use District (Zoning) Map amendment to Cl, and to provide for public participation. A
9 second community meeting was held on May 10, 2023, at 5:05 PM at the Property regarding the same proposal.
10
I I Following the revision and resubmittal of the Applicant's request, a new community meeting was held via zoom
12 at 5:05 PM on October 16, 2025, to discuss the proposed FLUM amendment from INS to MC.
13
14 Concerns raised at the community meetings included but were not limited to:
15 0 Traffic along Largo Road; and
16 0 Access to the Property via US 1; and
17 0 Use of the Property for light industrial and high intensity commercial retail; and
18 0 Use of existing protest forms.
19
20 Development Review Committee Meeting and Public Input
21 On November 18, 2025, the DRC considered the proposed amendment and provided for public input. On
22 November 19, 2025, the Chair of the DRC signed Resolution No. DRC 23-25, not recommending approval to
23 the Planning Commission and Board of Couty Commissioners unless and until the Applicants demonstrate
24 consistency with Comprehensive Plan Policy 10 1.5.26.
25
26
27
BOCC March 11,2026 Page 3 of 19
File 2022-163
I Monroe County Planning Commission Meeting and Public Input
2 On January 29, 2026, the Planning Commission ("PC") considered the proposed amendment, provided for
3 public input and recommended denial of the proposed map amendment through PC Resolution No. 1-26.
4
5 Prior Relevant BOCC Action
6 The Property currently has a Land Use District (Zoning) designation of Suburban Commercial (SC) and a
7 Future Land Use Map (FLUM) designation of Institutional (INS). The Property was within the BU-2 (medium
8 business district) zoning district prior to September 15, 1986. In 1986, the Property was designated as Suburban
9 Commercial (SC) and has remained with this designation.
10
11 With the adoption of the Comprehensive Plan's FLUM in 1997, the Property was given the current
12 FLUM designation of Institutional (INS).
13
14 III. AMENDMENT REVIEW
15
16 FL UM Categoty Comparisons
17
18 Existing
19
20 Policy 101.5.12
21 The principal purpose of the Institutional (INS) future land use category is to provide for institutional uses by
22 federally tax-exempt, nonprofit facilities, including, but not limited to, educational, scientific, religious, social
23 service, cultural, health care, and recreational organizations. Related institutional residential and nonresidential
24 uses, including student and employee housing, shall be allowed.
25
26 Proposed
27
28 Policy 101.5.6
29 The principal purpose of the Mixed Use/Commercial (MC) future land use category is to provide for the
30 establishment of mixed use commercial land use (zoning) districts where various types of commercial retail and
31 office may be permitted at intensities which are consistent with the community character and the natural
32 environment. Employee housing and commercial apartments are also permitted. In addition, Mixed
33 Use/Commercial land use districts are to establish and conserve areas of mixed uses, which may include
34 maritime industry, light industrial uses, commercial fishing, transient and permanent residential, institutional,
35 public, and commercial retail uses.
36
37 This future land use category is also intended to allow for the establishment of mixed use development patterns,
38 where appropriate. Various types of residential and nonresidential uses may be permitted; however, heavy
39 industrial uses and similarly incompatible uses shall be prohibited. The County shall continue to take a
40 proactive role in encouraging the preservation and enhancement of community character and recreational and
41 commercial working waterfronts.
42 In order to protect environmentally sensitive lands, the following development controls shall apply to all
43 hammocks, pinelands, and disturbed wetlands within this land use category:
44 1. only low intensity commercial uses shall be allowed;
45 2. a maximum floor area ratio of 0.10 shall apply to nonresidential development; and
46 3. maximum net residential density shall be zero.
47
48 In order to preserve and promote recreational and commercial working waterfront uses, as defined by [Section]
49 342.07, F.S., the following criteria shall apply to all lands designated with the Maritime Industries (MI) land use
50 (zoning) district within this land use category:
BOCC March 11,2026 Page 4 of 19
File 2022-163
1 1. When a mixture of uses is proposed for parcels designated as MI land use (zoning) district, working
2 waterfront and water dependent uses, such as marina, fish house/market, boat repair, boat building, boat
3 storage, or other similar uses but excluding transient uses, shall be preserved by maintaining a minimum of
4 35% of the upland area of the property for those uses.
5 To incentivize additional preservation of recreational and commercial working waterfront uses, the
6 following shall be available:
7 i. For the preservation of 36 50% of the upland area of property for working waterfront and water
8 dependent uses, up to 20,000 square feet of nonresidential floor area from the NROGO bank shall be
9 provided to the property; and
10 ii. For the preservation of 50% or more of the upland area of property for working waterfront and water
11 dependent uses, the residential density on the property may be developed pursuant to the maximum net
12 density standard without the use of TDRs.
13 2. Parcels within the MI zoning district that have existing wet slips shall preserve at least 20% of the wet
14 slips for vessels involved with recreational and commercial working waterfront uses, excluding live-aboard
15 vessels solely used as a residence and not for navigation.
16 3. Parcels within the MI zoning district creating new wet slips shall preserve at least 10% of the wet slips for
17 vessels involved with recreational and commercial working waterfront uses, excluding live-aboard vessels
18 solely used as a residence and not for navigation.
19 4. The preservation of dockage for recreational and commercial working waterfront uses shall be
20 documented on the final development plan and shall be a written condition of any permit approval.
21 5. For permanent residential development, parcels within the MI zoning district shall be limited to
22 commercial apartments or employee housing. Commercial apartment means an attached or detached
23 residential dwelling unit located on the same parcel of land as a nonresidential use that is intended to serve
24 as permanent housing for the owner or employees of that nonresidential use. The term does not include a
25 tourist housing use or vacation rental use.
26 6. The preservation of a public access walkway, and a public access boat launch if one already exists, shall
27 be required for all parcels with direct access to the water. Consideration shall be given to security and the
28 physical constraints of the parcel. The public access walkway shall be documented on the final development
29 plan to link a continuous walkway and shall be a written condition of any permit approval.
30 7. Parcels within the MI zoning district shall be limited to commercial retail uses of less than 5,000 square
31 feet of floor area. (Ord. No. 032-2012)
32
33 Maximum Density and Intensity by FLUM
34
35 The following table provides a comparison of the development potential for residential, transient and
36 commercial development of the Properties under the existing FLUM category as compared to the proposed
37 FLUM in accordance with Policy 101.5.25 of the Comprehensive Plan.
38
39 Section 130-156(b) of the Land Development Code (LDC) states: "The density and intensity provisions set out
40 in this section are intended to be applied cumulatively so that no development shall exceed the total density
41 limits of this article. For example, if a development includes both residential and commercial development, the
42 total gross amount of development shall not exceed the cumulated permitted intensity of the parcel proposed for
43 development."
44
45
46
47
48
49
50
BOCC March 11,2026 Page 5 of 19
File 2022-163
Maximum Development Potential by FLUM Designation
Existing FLUM Type Adopted Development Potential
Standards
Market Rate
0 0 du
Allocated Density
Institutional (INS) TDR/Market Rate
Residential Max Net 0 0 du
Gross Upland Area: Density
65,144.2 SF/1.5 acres Affordable Residential Max
0 0 du
Net Density
(1.20 buildable acres) Transient 15 rooms/spaces/
22.5 rooms/spaces
Allocated Density gross acre
Transient 24 rooms/spaces/
28.8 rooms/spaces
Max Net Density buildable acre
Nonresidential
0.30 FAR 19,543.26 sf
Uses
Proposed FLUM Type Adopted Development Potential
Standards
Market Rate 1 - 6 du/gro s s
1.5 - 9du
Allocated Density acre
TDR/Market Rate 2— 18
Residential Max Net du/buildable acre 2.4—21.6 du
Mixed Use/ Density
Commercial (MC) 18 du/buildable
Affordable Residential Max
acre 21.6 du
Gross Upland Area:
Net Density
65,144.2 SF/1.5 acres Transient5 - 15
rooms/spaces/ 7.5 —22.5 rooms/spaces
Allocated Density p
(1.2 buildable acres y aces
gross acre
Transient10-25
rooms/spaces/ 12 - 30 rooms/spaces
Max Net Density
y buildable acre
Nonresidential
0.10-0.60 FAR 6,514.42—39,086.52 sf
Uses
Type Potential Net Change
Net Change in
Development Potential TDR/Market Rate Residential Max Net
p Density
+21.6 du
of Cumulative
Properties Based on Affordable Residential Max Net Density +21.6 du
FLUM Amendment
Transient Allocated Density No change
BOCC March 11,2026 Page 6 of 19
File 2022-163
Transient Max Net Density +1.2 rooms/spaces
Nonresidential Uses -13,028.82 to +19,543.26 s
1
2 As shown in the orange portion of the table, the proposed FLUM amendment (from INS to MC) would result in
3 an increase of allocated market rate density, TDR/market rate residential max. net density, affordable
4 residential max. net density, and transient max. net density. The transient allocated density would remain
5 unchanged at 22.5 rooms/spaces.
6
7 The maximum nonresidential floor area would increase from 19,543.26 square feet to a maximum potential of
8 39,086.52 square feet. Any new or expanded nonresidential floor area would require an NROGO allocation in
9 accordance with LDC Section 13 8-49.
10
11 Additionally, for properties consisting of hammocks, pinelands or disturbed wetlands within the Mixed Use/
12 Commercial and Mixed Use/ Commercial Fishing future land use categories, the maximum floor area ratio shall
13 be 0.10 and the maximum net density bonuses shall not be available.
14
15 Habitat
16 Two (2) of the parcels that make up the Properties are designated a hammock and are also subject to the
17 clearing restrictions provided in Comprehensive Plan Policy 101.5.27. The clearing limit could impact
18 maximum development potential of the Properties.
19
20 Policy 101.5.25(f) provides the following: For properties consisting of hammocks, pinelands or disturbed
21 wetlands within the Mixed Use/ Commercial and Mixed Use/ Commercial Fishing future land use categories,
22 the maximum floor area ratio shall be 0.10 and the maximum net density bonuses shall not be available.
23
24 Policy 101.5.27
25 All development shall be subject to clearing limits defined by habitat and the location of the property in the
26 Land Use Tier Overlay Maps and the wetland requirements in Policy 102.1.1. The clearing limits of upland
27 native vegetation for properties in the Ocean Reef planned development shall be limited to 40 percent. Except
28 as defined in Policy 101.11.2, clearing of upland native vegetative areas in the Tiers I, II, 111 and Tier 111-A shall
29 be limited to the following percentages or maximum square footage:
30
31 Tier III
32 40% or 3,000 square feet, whichever is greater; however, the maximum amount of clearing shall be no
33 more than 7,500 square feet, of upland native vegetative area.
34
35 The clearing of parcels in Tier III shall be limited to 7,500 square feet per parcel. For parcels greater
36 than 30,000 square feet, with the exception of parcels on Big Pine Key and No Name Key, clearing for
37 one driveway of reasonable configuration up to 18 feet in width is permitted to provide reasonable
38 access to the property for each parcel and shall be exempt from the maximum clearing limit of 7,500
39 square feet. Clearing for a driveway shall be recommended by a County biologist and approved by the
40 Planning Director. The proposed driveway design shall minimize fragmentation, avoid specimen trees,
41 and take the shortest reasonable route. In no case shall clearing, including the driveway, exceed 40
42 percent of the entire site.
43
BOCC March 11,2026 Page 7 of 19
File 2022-163
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2
3 Compliance with Comprehensive Plan Policy 101.5.26
4 The proposed FLUM amendment from INS to MC results . an 'increase of residential allocated density
5 on the Properties . mitigation . Comprehensive
6 101.5.26.
7
8 Policy 101.5.26:
9 In order to continue to implement the Florida Keys Carrying Capacity Study,Monroe County shall
10 promote the reduction in overall County residential density and the preservation of Monroe County's
11 native habitat by enacting legislation which implements the following policy statements for private
12 applications for future land use map amendments which increase allowable residential allocated
13 density. Private application(s) means those applications from private entities with ownership of the
14 upland development and parcel(s) of land or includes private upland development on County-owned
15 land.
16 Private applications requesting future land use map designation amendments received after the
17 effective date of this ordinance (Nov. 20, 2012), which propose increases in allocated residential
18 density shall bemendment eithe elow:
19 1. For every acre of land, and/or fractions thereof, where there is a request to increase residential
20 density, a private applicant shall purchase and dedicate land to Monroe County for conservation
21 that is a minimum of twice the size of the parcel subject to the proposed request and has a
22 residential density development potential equal or greater to the density increase being requested.
23 The following requirements apply:
24 • The dedicated land shall be designated as Tier I, Tier II or Tier III-A Special Protection Area and
25 be located on Big Pine Key/No Name Key or be within the same subarea of unincorporated Monroe
26 County as the proposed increase in residential density. Dedicated land may also be used by an
27 applicant for ROGO points.
BOCC March 11,2026 Page 8 of 19
File 2022-163
I • The dedicated land shall contain predominantly non-scarified native upland habitat and/or
2 undisturbed wetland habitat. The land shall be inspected by the Monroe County Biologist to assure
3 it is acceptable for acquisition and donation.
4 • A restrictive covenant shall be recorded to extinguish the development rights on the donated land.
5 • The Future Land Use Map Designation for the donated land may be designated by the County as
6 Conservation (C) or Preservation (P).
7 2. For each requested additional unit of residential density, a private applicant shall purchase and
8 dedicate a lot designated as Improved Subdivision (IS) district on the Land Use (Zoning) District
9 map to Monroe County to ensure the equivalent density requested is mitigated (excludes the
10 dedication of lots for affordable housing). The following requirements apply:
11 Private applicants shall provide IS lots pursuant to a 1:1 (1 unit: 1 lot) ratio to mitigate the request
12 for increased allowable residential density,pursuant to option (a) or (b) below:
13 (a) The dedicated IS lots) shall be designated as Tier I, Tier II or Tier III-A Special Protection
14 Area and be located on Big Pine Key/No Name Key or be within the same subarea of
15 unincorporated Monroe County as the proposed increase in residential density.
16 • The dedicated lot shall contain predominantly non-scarified native upland habitat and/or
17 undisturbed wetland habitat. The IS lots) shall be inspected by the Monroe County Biologist to
18 assure it is acceptable for acquisition and donation.
19 • A restrictive covenant shall be recorded to extinguish the development rights on the donated
20 land.
21 • The dedicated IS lots) must still have 1 (one) unit of allocated density per lot (i.e., may not
22 have sent density to another site via TDRs or have any other restriction on development rights
23 via deed restriction or similar mechanism).
24 • The Future Land Use Map Designation for the donated land may be designated by the
25 County as Conservation (Q.
26 (b) The dedicated IS lots) shall be designated as Tier III, must have 1 unit of allocated density
27 per lot and must be within the same subarea of unincorporated Monroe County as the proposed
28 increase in residential density.
29 The IS lots) shall be dedicated to Monroe County for the retirement of development rights;
30 or
31 • The IS lots) may be dedicated to Monroe County for affordable housing projects.
32 For options (1) and(2) described above, the parcel which is the subject of the request to
33 increase its residential density must be designated as Tier III and have existing public facilities
34 and services and available central wastewater facilities. Under this policy, no net increase in
35 residential density will be permitted.
36
BOCC March 11,2026 Page 9 of 19
File 2022-163
�....
Requires the donation of 24 acres of non-scarified
Example
12 acres requesting a FL UM amendment to native upland habitat and/or undisturbed wetland
Of
increase density habitat, designated as Tier I, Tier II or Tier III-A.
Option I
(12 acres x 2 = 24 acres)
(a)Requires the donation of 20 IS lots of non-scarified
Example 20 acres with a total allocated density native upland habitat and/or undisturbed wetland
Of allowing the development of 20 units, habitat, designated as Tie I, Tier II or Tier III-A; or
Option 2 requesting to increase density to allow 40 (b)Requires the donation of 20 IS lots designated as
units Tier III for affordable housing.
(Increase of 20 units = 20 IS lots)
2 The application DOES NOT propose mitigation compliant with options I or 2 as required through
3 Comprehensive Plan Policy 101.5.26.
4
5 In a letter submitted on December 16, 2025, as part of the application, the Applicants proffers a Declaration of
6 Covenants, Conditions and Restrictions ("Deed Restriction") on the Properties. The proposed Deed Restriction
7 is included in the file and appears to propose a restriction of allocated density on the site to two (2) market rate
8 dwelling units, as pictured below:
hera,.. ., ��i�y ,, I^Illocat d
",' � �6" ��:, ,;„.. i'.,I ii '�.��' rl ,., .. ��•...,"�� mml �d Wu mr�� ,, �d
''C All
et
er
ed
r"�� f v�d
,= id :.; ,V i,'m .,.,, ids, -,. ,.� i�„r ';` d.,, � I' � I ", ,li MR ,m� id i ,:., � Ir' j�:'' �� .'.,.i ,. I. ^4u ,;'wi�- I�, '...� 'I I it � .,11M v t, p� t t � (.2 0 li d
�� � �� .,s�,. �, ,' ;r"+z �.� , „q>. �i �... ��,��eu � dwelliniz
� i;, ��rim R �,:� tr�u,, �� �., "q; � ,.em ��'�. ,,Via,. v,�u �,�� �., ,' ir��m ��''' Iri�1 , l� �. t , ill d t w ti, �� t T.i. - e w®, t o t,,
,
dwellila.,
, , t t p .I g t tw (d ) w od ituaits,,, ,
l i
t d
ke't %� t d i.,5 -�17- . .s l t .' � t�i t. � .s
9
10 It should be noted that an allocated density of two (2) dwelling units 'is still anincrease from the zero (0)
11 currently permitted within the INS FLUM Category, pursuant to Comprehensive Plan Policy 101.5.26. It
12 should also be noted that a deed restriction which restricts the allocated density 'I's not
13 one of the options provided for in Policy 101.5.26. The proposed deed restriction has been included in the
14 application file.
15
16 The proposed application does not meet the requirements for a private Applicant to amend the FLUM
17 category of the Property/1'es, which results in an increase in residential allocated density, as provided for
18 in Comprehensive Plan Policy 101.5.26. Approval of the proposed FLUM amendment as currently
19 proposed would be inconsistent with Comprehensive Plan Policy 101.5.26.
20
21 Compatibility with the Surrounding Area
22 a. Existing Vegetation/Habitat: Developed Land, Hammock
23 b. Existing Tier Designation: III, Tier I properties across US 1
24 c. Number of Listed Endangered or Threatened Species: 4
25 d. Existing Uses: Institutional, Residential, Vacant
26 e. Community Character of Immediate Vicinity: Adjacent land uses include residential, utility,
27 commercial retail, and office uses.
28
BOCC March 11,2026 Page 10 of 19
File 2022-163
1
2 Concurrency Analysis (Comprehensive Plan Policy 101.1.1)
3 Monroe County shall ensure that all development and redevelopment taking place within its boundaries does
4 not result in a reduction of the level-of-service requirements established and adopted by this comprehensive
5 plan. Further, Monroe County shall ensure that comprehensive plan amendments include an analysis of the
6 availability of facilities and services or demonstrate that the adopted levels of service can be reasonably met.
7
8 Traffic Circulation (Comprehensive Plan Policy 301.1.2)
9 The Properties are located on Overseas Highway/ U.S. 1 in Key Largo at approximate mile marker 106.5.
10 Pursuant to the Comprehensive Plan, the level of service standard for US 1 is LOS of"C." According to the
11 2025 US 1 Arterial Travel Time and Delay Study, US 1 overall is operating at a LOS of"C" and Segment 24 on
12 Key Largo Key (MM 106.0 to MM 112.0) is operating at a LOS of"B." Segment 23 on Key Largo (MM 99.5
13 to MM 106) is operating at a LOS of"A."
14
15 At the time of development approval, a trip generation analysis will be required to be submitted in order to
16 verify sufficient roadway capacity to accommodate the development proposed at that time. According to the
17 2025 US 1 Arterial Travel Time and Delay Study, the maximum reserve volume for Segment 24 is 4,723 trips
18 and the maximum reserve volume for Segment 23 is 11,486 trips.
19
20 Potable Water (Comprehensive Plan Policy 701.1.1)
21 Florida Keys Aqueduct Authority's water treatment facility in Florida City has a maximum water treatment
22 design capacity of 29.8 million gallons per day (MGD) and is capable of treating up to 23.8 MGD. The annual
23 average daily demand in Monroe County is 17.79 MGD.
24
25 The proposed FLUM amendment is not anticipated to adversely impact the Potable Water LOS.
26
27 Solid Waste (Comprehensive Plan Policy 801.1.1)
28 Monroe County has a contract with Waste Management authorizing the use of in-state facilities through
29 September 30, 2029. Currently, there is adequate capacity for solid waste generation. All commercial solid waste
30 is handled by private contract.
31
32 Sanitary Sewer (Comprehensive Plan Policy 901.1.1)
33 The County has adopted water quality treatment standards for wastewater facilities and within the Sanitary
34 Wastewater Treatment Master Plan, Exhibit 3-8, has stated the LOS standard for residential and nonresidential
35 flow is 167 gallons per day per equivalent dwelling unit (EDU).
36
37 Parks and Recreation (Comprehensive Plan Policy 1201.1.1)
38 At the time a development permit is issued, adequate park and recreation lands and facilities are available to
39 serve the development at the adopted level of service standards concurrent with the impacts of such
40 development.
41
42 The proposed FLUM amendment is not anticipated to adversely impact the LOS for traffic, potable water, solid
43 waste nor sanitary sewer.
44
45 IV. CONSISTENCY WITH THE MONROE COUNTY YEAR 2030 COMPREHENSIVE PLAN, THE
46 KEY LARGO LIVABLE COMMUNIKEYS PLAN, THE MONROE COUNTY LAND
47 DEVELOPMENT CODE,AND THE PRINCIPLES FOR GUIDING DEVELOPMENT
48
BOCC March 11,2026 Page 11 of 19
File 2022-163
I A. The proposed amendment with the Goals, Objectives and Policies of the Monroe
2 County Year 2030 Comprehensive Plan. istent with
3 . .
4
5 Policy 101.5.26
6 In order to continue to implement the Florida Keys Carrying Capacity Study, Monroe County shall
7 promote the reduction in overall County residential density and the preservation of Monroe County's
8 native habitat by enacting legislation which implements the following policy statements for private
9 applications for future land use map amendments which increase allowable residential allocated density.
10 Private application(s) means those applications from private entities with ownership of the upland
11 development and parcel(s) of land or includes private upland development on County-owned land.
12
13 The proposed amendment is not inconsistent with the following Goals, Objectives, and Policies:
14
15 Policy 101.5.6
16 See full Policy on Pages 4 and 5 of this Report.
17
18 Policy 101.5.25
19 Monroe County hereby adopts the following density and intensity standards for the future land use
20 categories, which are shown on the FLUM and described in Policies 101.5.1 - 101.5.20.
21
Future Land Use Densities and Intensities
Residential G) Nonresidential Minimum
Future Land Use Open Space
Category and Allocated Density(a) Maximum Net Density(a)(b) Maximum Intensity Ratio(0
Corresponding y y
Zoning (per upland acre) (per buildable acre) (floor area ratio)
Mixed 1 du(DR,MU,MI) 2 du(MI) 0.10 0.45
Use/Commercial 3 du(SC) 6-18 du(SC)(k) (SC,UC,DR,MU)
(MC)(f)(g) 6 du(UC) 12 du(UC) <2,500 SF(RV)
(SC,UC,DR, Commercial Apartments 12 18 du(MU)(k) 0.30 0.60(MI) 0.20
RV,MU and MI (RV)(h) 18 du(DR)
zoning) 5 15 rooms/spaces 10 25 rooms/spaces
22
23 Goal 102
24 Monroe County shall direct future growth to lands which are most suitable for development and shall
25 encourage conservation and protection of environmentally sensitive lands (wetlands, beach berm and
26 tropical hardwood hammock).
27
28 Objective 102.3
29 Monroe County shall maintain land development regulations which will direct new development to areas
30 having appropriate topography and soil conditions and to where site disturbance and man's activities will
31 have fewer adverse effects on natural vegetation, terrestrial wildlife, natural landforms and marine
32 resources.
33
34 Policy 105.1.3
35 Monroe County shall, through its development standards and Land Development Code, continue to foster
36 the retention and redevelopment of small businesses on the U.S.1.
37
38 Policy 101.19.2
BOCC March 11,2026 Page 12 of 19
File 2022-163
I The Community Master Plans shall be incorporated into the 2030 Comprehensive Plan as a part of the
2 plan and be implemented as part of the Comprehensive Plan. The following Community Master Plans
3 have been completed in accordance with the principles outlined in this section and adopted by the Board
4 of County Commissioners:
5
6 6. The Key Largo Livable CommuniKeys Plan is incorporated by reference into the Monroe
7 County Comprehensive Plan. Adopted By Ordinance 031-2012.
8
9 B. The proposed amendment is not inconsistent with the Key Largo Livable CommuniKeys Plan.
10 Specifically it furthers:
11
12 Strategy 1.3: Continue to utilize the Land Use District Map and supporting FLUM to regulate land use
13 type, density and intensity on individual parcels within the planning area.
14
15 Action Item 1.3.1: Continue to use the FLUM and Land Use District Maps to regulate development of
16 individual parcels with respect to density, intensity, bulk regulations, and all other land development
17 regulation. This will protect the existing conformance status of most uses and promote orderly
18 development consistent with the Comprehensive Plan.
19
20 Action Item 1.3.7: Evaluate future FLUM change and Land Use District Map change requests for
21 nonconforming uses, proposed changes in use, vacant parcels and other requests, based mainly on
22 comprehensive planning principles and the following community-goal related criteria:
23 a. Promote infill, design flexibility and transfer of density to Community Centers.
24 b. Preserve commercial conformance status within sections along US-1 predominated by existing
25 commercial businesses and disturbed lands.
26 C. Encourage sun-setting of intensive commercial uses within sections along US-1 predominated by
27 natural habitat or native-dominated landscape, relatively sparse development and relatively few
28 businesses.
29 d. Preserve commercial use status for existing waterfront uses that support the tourist-based and
30 working waterfront-based economy.
31 e. Give consideration to whether the property provides a unique or outstanding opportunity for
32 enhancement of design, connectivity and other community goals, especially along the US-1
33 corridor.
34
35 Strategy 5.1: Adopt the Tier System that specifies Tier I and Tier III lands and Tier III SPA for purposes
36 of guiding development while retaining species habitat and natural areas for acquisition.
37
38 It should be noted that the Key Largo Livable CommuniKeys Plan includes Action Item 1.3.4, which
39 states in part, ... "Revise the FLUM map to identify Church properties as Institutional on the FLUM
40 map. "
41
42 C. For text amendments to the Comprehensive Plan and FLUM amendments, the BOCC must also
43 consider the analyses identified in Chapter 163, Florida Statutes and must find that the amendment is
44 consistent with the principles for guiding development as defined in Section 380.0552, Florida
45 Statutes.
46
47 For the purposes of reviewing consistency of the adopted plan or any amendments to that plan with the
48 principles for guiding development and any amendments to the principles, the principles shall be construed
49 as a whole and no specific provision shall be construed or applied in isolation from the other provisions.
50
BOCC March 11,2026 Page 13 of 19
File 2022-163
I (a) Strengthening local government capabilities for managing land use and development so that local
2 government is able to achieve these obj ectives without continuing the area of critical state concern
3 designation.
4 (b) Protecting shoreline and benthic resources, including mangroves, coral reef formations, seagrass
5 beds, wetlands, fish and wildlife, and their habitat.
6 (c) Protecting upland resources, tropical biological communities, freshwater wetlands, native tropical
7 vegetation (for example, hardwood hammocks and pinelands), dune ridges and beaches, wildlife,
8 and their habitat.
9 (d) Ensuring the maximum well-being of the Florida Keys and its citizens through sound economic
10 development.
11 (e) Limiting the adverse impacts of development on the quality of water throughout the Florida Keys.
12 (f) Enhancing natural scenic resources, promoting the aesthetic benefits of the natural environment, and
13 ensuring that development is compatible with the unique historic character of the Florida Keys.
14 (g) Protecting the historical heritage of the Florida Keys.
15 (h) Protecting the value, efficiency, cost-effectiveness, and amortized life of existing and proposed
16 major public investments, including:
17 1. The Florida Keys Aqueduct and water supply facilities;
18 2. Sewage collection, treatment, and disposal facilities;
19 3. Solid waste treatment, collection, and disposal facilities;
20 4. Key West Naval Air Station and other military facilities;
21 5. Transportation facilities;
22 6. Federal parks, wildlife refuges, and marine sanctuaries;
23 7. State parks, recreation facilities, aquatic preserves, and other publicly owned properties;
24 8. City electric service and the Florida Keys Electric Co-op; and
25 9. Other utilities, as appropriate.
26 (i) Protecting and improving water quality by providing for the construction, operation, maintenance,
27 and replacement of stormwater management facilities; central sewage collection; treatment and
28 disposal facilities; and the installation and proper operation and maintenance of onsite sewage
29 treatment and disposal systems.
30 (j) Ensuring the improvement of nearshore water quality by requiring the construction and operation of
31 wastewater management facilities that meet the requirements of ss. 381.0065(4)(1) and 403.086(10),
32 as applicable, and by directing growth to areas served by central wastewater treatment facilities
33 through permit allocation systems.
34 (k) Limiting the adverse impacts of public investments on the environmental resources of the Florida
35 Keys.
36 (1) Making available adequate affordable housing for all sectors of the population of the Florida Keys.
37 (m)Providing adequate alternatives for the protection of public safety and welfare in the event of a
38 natural or manmade disaster and for a post disaster reconstruction plan.
39 (n) Protecting the public health, safety, and welfare of the citizens of the Florida Keys and maintaining
40 the Florida Keys as a unique Florida resource.
41
42 Pursuant to Section 380.0552(7) Florida Statutes, the proposed amendment is not inconsistent with the
43 Principles for Guiding Development as a whole and is not inconsistent with any Principle.
44
45 D. In no event shall an amendment be approved which will result in an adverse change in community
46 character to the sub-area which a proposed amendment affects or to any area in accordance with a
47 Livable CommuniKeys master plan pursuant to findings of the BOCC.
48
49 Per the Applicants:
BOCC March 11,2026 Page 14 of 19
File 2022-163
Plan.
T hte Key Large Ma,stl'er Pla n ls ,i ntiiended to ,work, in t andem writh 'th e COu nty, C Ornipre
It, doest not replace the Comprehenztiv
e Plan blut, rather seeks to address spec"Iff Ic needs of the
IoGaal community and Id
ontffyr mothods to address thlose nee ,
The FLU M serves as a gulde for fluture land ultilizaaflon aind oornplibme of land uses, w"th th,,,.,,e, pol[bil
set forth in thea Camprehensive, Plan. There are Instainces throaughout all areas of' �,unlncorpooratedl
Mbnroe, C"ounty m�ere h th, e 1a,nd u s e zro n LIB g dlst rlcts a the FLUM not cspond with icurrent
,do corm
or proposed land use. This resul"t's In noinconform'ing us;es and sstruchijres. On a site-bly-i'skite. basis"'t
noncon"Iformitw' s,cmate difficult' prop
to is reconcilinga tiate "I n thm, ""Oont"ext of
p
current lland usezoning. distelb,tand the FLUM..
Q bdl,gLetive 1 OW2,
Monme County shall ad&ess, bcalcomrnurlity n1jeeds wNle balanci!ng, the neadq, of all Monmroe
'v
COU11,111 coamm, ,Unitle,S, These effiods shall kicusonthe human-c,.,rafted en""VI'M
Y nment Ifond shall be
iundera taken th o ugh the LhoabI8 CommunKe III ys Planning Program.
Responsoo, The , mposeld reuse lot" the ie
p Ast"ng building is consIstent, with, sevaral of the
'dentified by,the c-ornmunitly as part of I K'bey Largo CornimiLinlKeys,Plan. For
c.ons nsus,
je g"0I i
instrance:
a. Land, Use"and Goal recomMends directing f utlber grioW-th,-toll sul"table
land., The reuse of an exisfing structure on a developed parcel will not implact any
uM
1.
envt1iro mmenial"V-"sens,"itwe lands.,
bA Co mmu nityCharacteIr preservaltion ,,and enhancernent,of community
11jes that help,to defin.,,el,thA, II casual w"JI'lage 11"Ifiestyle of"Knby,Largo. The exisifing bu"Jilding with
it's Keys ve,mnarulal T amblitiec-tiijre (coralrock and coni�xetjd) "will be pre-seirved, as thile exterlor of
thestructures will rernain the,same. Although It appears, to be, a nonwconforming ground level
st,rur,,tuire, it Is. actually a flood compliant struczt,,ure Wilt on gradre. It, 'I's butit ale
' �n to a hurna o ,
s,
very approachable, very casual, very Keysle
1c. Econolimic Devrelopment sulliggirests that redevelopment, is to be-encouragelid., T,,he
proposed Change of Use Is Just,,that, sustainable redevelopment by reuse,,
Tfi�e re t for thilis, FLUM changle Is cons"Istent w1th the, foll'owtbg Policies (aka, Action Itemse),
ae
Ident'ified inthe Master Flia,n. SpeG-Ificially,
A
BOCC March 11,2026 Page 15 of 19
File 2022-163
1. Action Iftem, '1 32 Rovi's,e th�,,,e, FLUM aniJ Land, U�se Distrilict MapI to rescil non-conform, Itle,
tb,e plainn'Ing area where,apprqpralaito.,
Thieu rdocafian of the Bapt[st Ch rch 'pn 2019 niegated the need for an 'Institut"ona I FLUM'
sknpllyl, the use no longer ex"'I'Sit's on the, lte#
' s
2. A,,ction It Iem RfMse t hie FL,UM and Lan�d UsIe DiIsIrIct., Maps to rewilve, COrliffilicits and'
1ncon,,sJ..stencie,.s between the.FLU Land We `,s1 T]`c,,,,t Maps.,,
,itor the rlchurch was miloca ed OM
,ti 'the tax rt-ex f,,pt,,,, non#*prof" st atusswas no, lo , W r0d The, ®n
sWu,,,s of the developi'm
ite creatil an Incons'lst, "r Y
eI on �is was chianged tioll commerdiiaL, Ttis e m
feu tweenthe R.UIVI and Land Ullse
8,evlama coni.,sensusi gaials, were Ident1fied by thile Community Input prov'Ided to, the Mia.,,stmer Plan as,,
a. remult of a sen"es of pubIIIwork's hop s and othe,,r outre,,adh processes..
Goal 16,111 Kewy Largo G m a rier,Plan o munity,M I
IN
Hann'ling and reg�ulator
y prograrns have not prIlovided busifmsses wIII'th flexi'Urlity, to enable them
to �maximize their economlic viability when opport unIty arlsesIN,
R,egulatilions, g"oyern.J'n,g, the11 redevl&lopment and Imp ri memen't o,,f n,,,,,,,c III nconf`orrning uses, are
in"fiekbi,e,and pro"O le few, options.
As noted above. sieveral of the goa1sconew"ned, land use and riefdevelopmen't. It ��was reolognized
that gilven 'the 1J=1Nte,d I aivaill'abil lty of new resideni tial Iand /or, non 11-tlbsi d e nt[11'al
redjevelapljment� o f" ex-J'stnig uses' and buildings was paramunt to retaiN ng a strong economic
t
futurel. ,"Reldevellopliment oi,f usaess that stippoir, the Niti o u'riss"t, econorny should ble., en cot jrag!ed., Thie
0,pplortlin' Tty,fdr redevelopment on thlsslte�Is, signiflba,ntly fl"m[ted wfth the exil"st'Ing INS FLUM and
8 C zon 11,nq+ Im
2
3 Staff does not anticipate that approval of the proposed amendment of the FLUM would result in an adverse
4 change in community character to the Key Largo sub-area as a whole.
5
6 E. Pursuant to LDC Section 102-158(d)(7)b., the BOCC may consider the adoption of an ordinance
7 enacting the proposed Future Land Use Map amendment based on one or more of the following
8 factors:
9
10 1. Changed Projections (e.g. regarding public service needs)from those on which the text was based;
11 The Applicants state:
zt thle public requi'res but a,re, not avdi'lable
Nbi llc $ON'lJoe n1jeads are detined" as 'I� siarv�ils, t
,thmi,ugh the priva. to marlket." Exat of p,(iblic serv[ce needs 1,niolIwIde Selry
Y , ices,,,
at .,,a e I ,ajcce',,5$
sto quallty ho, fthic."in, ani,,d'
ttan s,poir ta, tftl on I buis a s), rn ai I d el ry. fil b rair y S e ry G 04S`0 El cc`e,6111�
tol; clean drjn,'1k f�,ngi wa 11,11eir,111 et"CA
rr
Jonve
pmpert, wia.s as,scig,n11eqd'J,, '10,te INS F"LUM dens'ligni,lat with "the adloptillon of''thl CoCom',p m�hensil
Y
Plan 'n 1997.., Atthavit tJ,,,,me,, th�e "I'ate asc be site �was the, '[Iiocat[un of the
I s a Opp"t"OlIv
Kiley Lar go, Baptlst Church, Thiei � , -o ele �, this site aince the "I In 201
h,o�f rI h h aI b n I �,' 19
,,odt [ocated a
th,e Cb, roh, re 11 olicatf,.-i-ld, to, a in il 41er 5ft e, i In Key La rg o a n d,,, It he, p ro,p e rty w as I i sst e d flo r s,aaj o Th
12 e
BOCC March 11,2026 Page 16 of 19
File 2022-163
strix,ti.ires rem�aln on the�, property 0 1 or reuse. The applica,rt
aj� well ma"nta ined and, via b4,e f" it
seek,ing t"he ab]I Ity to k tj�slie Kxis�Illi udi q,adlew6e thara a addtoaI
parcels "that ,w,,ould allow the� sl"'a'mme ty"p-le cif usFios iat s, this r,F.,,quiiesi t, J`,,,d pe�rrnftk t,ho,, ii:,sistile 'i's thl,at'ji
th�e cflteri',1a flor (aka the 0ha,,urchI rio
r exls';tts,� ior!Y th""O propert
re lu
f,-o�re tlb e b a sii f ot t h a t, �s t"ti,A�t,�fol n,a..I F L(J M n ol� I o n e r 111i,I st,s s,,I n h a h istor'ic
i,j,z e has, ral 1110""YII t%e-d.
2 2. Changed Assumptions (e.g. regarding demographic trends)from those on which the existing boundary
3 was based.-
4 The Applicants state:
I r1l"i 1997,, the, iw�as, assign,il.' atn IINS!� FLUMI as I'll Kay Largo 131111apti st Chourchubtaid bie "II nI 'JOcated
a ��i I
atthis The K ey Lar�go Sapt,,li'St Gbuirch moved t�o, ,a nQ-W, 11' cl,1"ty on, Key
p 1970
Largo a n d soold tbe propedy,, In 20,2111ilL Thel, IIIa lle termovod tKe us"On'', f, rin the propie..,dy
and it lz unlikely to bille reesta,b[[shed f"or a nuifte.r o,f relastvis - ,trorv,i� ttive land cos,t to the,
de,oreaae in,,,c,,hu,,r,bh mombeirsthj ,s,andl,�,, the siiiIbsieqrfueniit lack of" In, the reall es,ta_t,e.,; ,,rnarket
p
See,kinq nell locatia�ns.
Ghuurohe,a depend on their, fflemberlis, for '$' up ort and service to keep operating, the
tannot�l be ssvppoitmd w-ith,Imo" t ch urch mambershi"ps, Re'lvlior", Of alge basad trailfts show a decline,
in church mamlb��ers,hipO.,, The trand In t,he of'church mernb-ettships liffifts tho pr spo,,,c�tjvo
ptirchaser s atf` chu,rchea..
Ac*orditig theiGa0up Ptolls, church tinem,betsihip,hasr,i idleadi"rilel,,sin,ce 20,13t0ii. In
1937,11 ch�urch, me,mbership Thils remial,','ne'd stela,dy f o,r,then six', uu
A Ns,tead,�� decli.'ne beigan arounid (1111111III ti.urn : ue 2 t century C,,,tjrrert11 dialia, llbdlcated that
m,'embler8bl"p 6ropped biliEllow"B"i0% if"Our,th r,it 'I av, i`fi n 2 011112 0. Data, re I'll a ad s pe,:�r.,ifi c a.11 y it a, t
Largo III PI.Jt"Jon wilas, unlv ,,iailbwor, a,Jonw1 do tr gull
zvi the
4etq,t In to rm, (,at'i o n f"o r d i s c,1u ss i o n,,,,.
TWo, tanaja�,r tre:ndz; ;appear, t,,, o d rive,th 1110� d ro p Gh iu rcfi rn,e,,,,m bl�p ets,h lo ris a d o I ts w 1�t h n o ref 1,!g 10 U 5"
prea f ere n c e a ni 11,$19 O"IrSi, of c;h u,rc h m e mb e rs h I p a,rn ong ppi,ao p I e� w h o d o 1h, a ve a tie 19ton., are
app,rxare,rit I n each of the, genaratians, over t,i o,ta isuggest that chitirc.b' ', membership, Is strongi
corre4iiat,efl with age ais 6,,61%, ofthe adulft born bpafore, 1,946, balong to churc.,h,
"X" and 36% of
cornpleted witib, III
5)8'11% of the "Baby Boom�iers of it
1 50%
rnii[teni,n[a ls. ,As the aq% e gapexpaiiids-, ,the oldeir people iw,�ho t[R1yqt,,,,o to, ohoro,,h, being mpp, 1faced 6y
in lr
t c4s not [,Ikely r[ i �W ber hlin
Althoogh the�ei ar e oll'tVIer ti of,,� t"nstituAlonal ursiesiii+ t hi o", I NS FLU M was al,Joaatied to thIs sitls..,
Y
bilecaustvl
e; of thile spliazdHim a 6
ab" n o, 011 r, titsep tlhle Key�Urgtio Ba p,tist Churcutti, ' fr Th,"s, dy`n,,w,,rnt1C,
IgIOLJ"6,
U t pir) pilleirt y oworneer, , a, not p rio,p �n q a, re 11 5 re � giio.I�s o�, ey, v;tok
has, cha nged and thiilo�� 1�� 1 MITI o 05 The e to
re u al. exi stin g sit ru c tt.irots an d i m., p m v atin et I t,S' 131`nII thI e p ro p e rty,.. 1,n o r d1i e.,r to, d.o so� th e,c u rre,.n t, F lil fM
"T,ho d amr,c grap,1111 C tre rill d F,ba sw 0",ni, W" 01f),31900 ig�am efm,,,t I onn�!3��[,,.g,,h,,,,osed o n Fes ez re h,,,' prov,Wed Gallup In an artic la,
ften by Je�ff, M.J',�iiofie$�Vold lon"Vitled "US,Chutrch Meniiberashipl�fbAs beJ,),,aw� ity for-!te,F1 'i I
5 pi&lish'i ed M h 2!,9,,,,20211,�
must be amiti III ided to this, requ,,,iastard M UC to provide, oons,,[,stemy W-th the, zon"ng �fasigniafi on
'Mole
tha t has been I pla,c;le,silni7;
7
BOCC March 11,2026 Page 17 of 19
File 2022-163
1 3. Data Errors., including errors in mapping., vegetative types and natural features which contributed to the
2 application of the existing boundary;
3 The Applicants state:
At-the t1ime the INS FLUM was, a.s5Ij,,,,gned to,thl'�3 pa, mi%e e I I t h e a ctickri wa��s appro
,pr--toss, th,o r ,,� w e
an e. blishe,di q'1,,nst1tutJ1orizI use,,, aka,, the Chlur, h, on i he piro ft po 'y Th�1` .-i`,,'ttjatJon hias, Isince
ohangodll w,Rh the rej1o,c..at'1,,on of" the Cifturt.h. Iffnie Wite. spleviluc IM la of" the properl,lly
aullt;,h,iasve�f 4,,"atljon and oth ey ni,,atural�fea ture s,. httv e, n ot� i�*h, qo,,d,
4
5
6 4. New Issues which arose after the application of the existing boundary;
7 The Applicants state:
T" e niew i srsi u,e that ,arosme aftov,thfie api��plitabbn of the biound�ary�i�s tha,,t� the Churrh r 4w,atiied,"to ,a,
n e w sd"t e a ri d so,I dAh-v r e p op o.,rt y h 0,n;,�0, in Og 01,�i nig t Ili,e n n J,,.,eed to r a "n s tj t u,t i o n,ail d I q na,t[o
9 S. Recognition of a need for additional detail or comprehensiveness;
10 The Applicants state:
Institut lona.]" Lisos, refor to the" kij,!,so of land, bk:11dlngs or stru,e1t,,,u:res ff,,or� tfie or nonpraflft
rwrpozes.,, AA rA ses ir-durde Government,. Education, Heal, hcarie,, Re1,'i1' fl Vr
os, onsfitutfonal L�,t
COM11-10"I't, �,�en teralcullturial facififies, n,d or�chan"tabte useas.
recreo,t],on�a I
I nt a d d'I 11"t 1 11io n to the IN$ t"`6LL)M',, t, erie, are. seven add,ft'E'onaJ FWIM that" proVide for
[rislituflo,tnal Useso Mith"n t1hesie teven FL,U'M,,,,,,, de-.slgnatlonn, t", are are ten zciflJ"ng dstT'105 that,
no tid e n st,t u t o,n r
ss ,III"III
s,t 1 r i II III
s,74' bflle 2',��� Use by�,FLUM Desi"gnaifion and Land Use'D
......................................................... .. ......... ............................................................... ............................... ......... ...... ,M V,V_10 W W 0
FLUM 0 "gh tion A Zb,niluvu,03"I's''In"Ct
Cornmeru iait COM�M Cor,-T w 1� omrnem,aI 2,,
MM
Y/N 66, 1 A 1 fi A I..... .Huai 1111 1111 IN 1 11 RIMIUAIM W1.11 111111111111"AW 1111111 1111 V,111111 I A
Mixed Usp,10orrumucial Mi xad Usa,�Su b u7ba rt Corrurn=kal ULrr bain,I CO,ninw' 'tda I
W.I'fl. f I Ofif 9P. IY 01 dF A, W ...... ...... .......... . ............. ............... ..................... ®........... .. ............ ............... ............... ...
oil
Wwd,use/Comff,[Wela,11F)""IthIng A fql�orrnim=,
!Mil nidtj ,, w, w fd ia 1 M18 ritie1dlos
llnd' n"ra 1
..................... ............................................ ... .......... Y.............W,........W".Wl§1111111111,111111111111111111111111111 11111111111111111111111"11111111111111111111111111111111111111111111111111111111116 ESM, M M A OEM A_�& Aalw I Ill...........
N o 1;pat I I 1c,Zoon, 00,0 D�,$,,tr�c t H
NIffit"'ary" MiTilary FW, it,
Resid;mmtlal LatwIll Subtirbap BlessWerrillatl
Resi'delintial Med`ium, and Residiential 1-fig h� I m wyed'Sub 1"0 si m, Urban,'R,,#.�%I d e, 1111IIII-a
&e Ncd�,,,e betj�awv.,
............ a ALVIV 0 M,601JV69 A"A'A.......Al,,16.....................................'r............ ................
L)s 4t '1996can be rep1aced W�Jfth rostricHl N�of 1 t, I ris o niti ps eoxx I st 1�11,1�,og 116-or to J af,n tr,a ry
"Im Sri uuul.:uuuuuuuuuu?-�.1111111111 11111111111111'',1111 111E',,Try)AW�4�Ill am 1111 H11 Ill 1111111 111`11,1.......,.III.......a 11111111111d"1111 111"Ejak Are, A 1111..........................................
11
"The pmpo,,, ed oharigo; to WIC wl11 not rern) ove amy future opportunirty, for an, Institutillona
on Site, should th)e des'iure or demand develo Tho chaoge wf.,111', provide the flexibiffity and
p if,
Pip o�rtu n I ty n e e cl�'merd,' "t 0.,r t,h le,,,off o), ivile,a, c on o m J c re u ae orf tl 1�,e s!to
Iu 111people.
are niot�a pkjbfl�,c or"n axn-,pro, f!t en,"Oty., they are [ it 11 baxsIll
-The sit Is develloped. "'The ex 1 "Tig structutre's are''lln repa,]''[r. The property noe�� a to, be,
Put
-t o use., In lorder, to idoo,so the reaijou sted FL,UM ohange I's r e,qt...,j1Jred
12
BOCC March 11,2026 Page 18 of 19
File 2022-163
1
2 6. Data updates
3 The Applicants state: Not Applicable.
4
5 V. PROCESS
6
7 Any landowner or other person having a contractual interest in property desiring to petition the BOCC for an
8 amendment to the land use (zoning) district map, overlay district map or FLUM shall be required to file an
9 application with the Planning Director accompanied by a nonrefundable application fee as established from time
10 to time by the BOCC to defray the actual cost of processing the application. After receipt, the Planning Director
11 and his or her staff shall review the proposed amendment and present it with a recommendation of approval or
12 denial to the Development Review Committee for review and comment. Staff shall make a recommendation to
13 the Planning Commission.
14
15 The Planning Commission shall review the application, the reports and recommendations of the Planning and
16 Environmental Resources Department, the comments of the Development Review Committee, and the
17 testimony given at the public hearing, and shall submit its recommendations and findings to the BOCC.
18
19 The BOCC shall consider the reports and recommendations of the Planning Commission, Planning and
20 Environmental Resources Department staff, and the testimony given at the public hearings.
21
22 VI. STAFF RECOMMENDATION
23
24 Staff recommends DENIAL of the proposed FLUM amendment from Institutional (INS) to Mixed
25 Use/Commercial (MC) for the Properties, as proposed, due to the inconsistency with Comprehensive Plan
26 Policy 101.5.26.
27
28 VII. EXHIBIT
29
30 1. Draft BOCC Ordinance
31 2. 11"x 17"FLUM Amendment Map Series
32 3. Transmittal Resolution
BOCC March 11,2026 Page 19 of 19
File 2022-163
2
3 .. �1�'
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6
7
8 MONROE COUNTY BOARD OF COUNTY COMMISSIONERS
9 RESOLUTION NO. -2026
10
11 A RESOLUTION APPROVING THE TRANSMITTAL, TO THE
12 STATE LAND PLANNING AGENCY OF AN ORDINANCE
13 APPROVING AMENDMENT TO THE MONROE COUNTY
14 FUTURE LAND USE MAP (FLUM) FROM INSTITUTIONAL (INS)
15 TO MIXED USE/COMMERCIAL (MC) FOR 11 PARCELS OF
16 LAND, DESCRIBED AS LOTS 7 THROUGH 12 AND LOTS 40
17 THROUGH 46, BLOCK 14, LAKE SURPRISE ESTATES
18 SUBDIVISION, KEY LARGO, FLORIDA, CURRENTLY HAVING
19 PARCEL IDENTIFICATION NUMBERS 00537590-000000,
20 00537600-000000, 00537610-0000009 00537620-000000, 00537630-
21 000000, 00537640-0000009 00537980-000000, 00537960-000000,
22 00537940-000000, 00537930-000000, AND 00537920-000000, AS
23 SOUGHT BY THE DOHERTY ROBERT M. REV. TRUST
24 02/03/2021 AND THE DOHERTY YVETTE REV.TRUST 02/03/2021;
25 PROVIDING FOR SEVERABILITY; PROVIDING FOR REPEAL
26 OF CONFLICTING PROVISIONS; PROVIDING FOR
27 TRANSMITTAL TO THE STATE LAND PLANNING AGENCY
28 AND THE SECRETARY OF STATE; PROVIDING FOR
29 INCLUSION IN THE MONROE COUNTY COMPREHENSIVE
30 PLAN AND FOR AMENDMENT TO THE FUTURE LAND USE
31 MAP; PROVIDING FOR AN EFFECTIVE DATE.'
32
33
34 WHEREAS, the Monroe County Board of County Commissioners ("BOCC", "Board",
35 "Monroe County", or the "County") conducted a public hearing for the purposing of considering
36 the transmittal pursuant to the State Coordinated Review Process in Section 163.3184(4), Florida
37 Statutes, to the State Land Planning Agency for objections, recommendations and comments, and
38 to the other State reviewing agencies as provided by Section 163.3184(1)(c), Florida Statutes, for
39 review and comment on a proposed amendment to the Monroe County Comprehensive Plan as
40 described above; and
41
42 WHEREAS, on November 19, 2025, the Chair of the Monroe County Development
43 Review Committee ("DRC") signed Development Review Committee ("DRC") Resolution No.
44 DRC 163-2025 recommending that the Monroe County Planning Commission and Monroe County
45 Board of County Commissioners DENY this amendment to the Monroe County Comprehensive
46 Plan sought by the above-referenced applicants; and
47
1 Monroe County Planning and Environmental Resources Department File No. 2022-163.
1 of 3
I WHEREAS, on February 17, 2026, the Monroe County Planning Commission likewise
2 issued Planning Commission Resolution No. P 01-26 recommending that the Monroe County
3 Board of County Commissioners DENY this amendment to the Monroe County Comprehensive
4 Plan sought by the above-referenced applicants; and
5
6 WHEREAS, the Monroe County Planning and Environmental Resources Department's
7 professional staff report dated February 9, 2026, prepared for the Monroe County BOCC's public
8 hearing noticed for March 11, 2026, prepared and completed by Monroe County Planning and
9 Environmental Resources Department Senior Director Devin Tolpin, A.I.C.P.,2 C.F.M.,3 and
10 Department Senior Planner Liz Lustberg, A.I.C.P., C.F.M., recommends that the Monroe County
11 BOCC DENY this proposed amendment to the Monroe County Comprehensive Plan sought by
12 the above-referenced applicants; and
13
14 WHEREAS, following a duly noticed public hearing held on March 11, 2026,the Monroe
15 County Board of County Commissioners approves the transmittal of this requested amendment to
16 the Monroe County Comprehensive Plan Future Land Use Map ("FLUM") amendment requested
17 by the above-referenced applicants;
18
19 NOW THEREFORE, BE IT RESOLVED BY THE BOARD OF COUNTY
20 COMMISSIONERS OF MONROE COUNTY, FLORDA:
21
22 Section 1. Recitals. The foregoing recitals and determinations, including but not limited this
23 Resolution's title, are true and correct, and are hereby incorporated as if fully stated
24 herein.
25
26 Section 2. The above Monroe County Planning and Environmental Resources Department
27 professional staff report completed by Monroe County Planning and Environmental
28 Resources Department Senior Director Devin Tolpin, A.I.C.P., C.F.M., and
29 Department Senior Planner Liz Lustberg, A.I.C.P., C.F.M., is hereby incorporated
30 as if fully stated herein and their analysis and determinations of fact and law to the
31 extent not plainly inconsistent with this Resolution and the attached ordinance are
32 hereby accepted and adopted as if fully stated herein.
33
34 Section 3. The Monroe County BOCC hereby approves this Resolution approving transmittal
35 of the attached ordinance amending the Monroe County Comprehensive Plan,
36 attached as Exhibit 1. hereto and which is hereby incorporated as if fully stated
37 herein,for review of the requested FLUM amendment. The BOCC hereby transmits
38 the requested Comprehensive Plan amendment to the State Land Planning Agency
39 for review and comment in accordance with the State Coordinated Review process
40 pursuant to Section 163.3184(4), Florida Statutes.
41
42 Section 4. To the extent of any internal or external conflicts, inconsistencies, and/or
43 ambiguities, within this Resolution or between this Resolution and the attached
44 ordinance or between this Resolution and the Monroe County Code of Ordinances,
45 Florida Building Code, Florida Statutes, Florida Administrative Code, Monroe
46 County Land Development Code, Monroe County Comprehensive Plan, or any
47 other approval of the Monroe County Board of County Commissioners, Monroe
2 American Institute of Certified Planners(A.I.C.P.)—Certified.
3 Association of State Floodplain Managers(A.S.F.M.)—Certified Floodplain Manager(C.F.M.).
2 of 3
I County Planning Commission, Monroe County Development Review Committee,
2 Monroe County Planning & Environmental Resources Department, Monroe
3 County Building Department, Monroe County Floodplain Management Office, or
4 other department or office of Monroe County, the more restrictive rule, regulation,
5 law, provision, interpretation, and text shall always apply.
6
7 Section 5. Monroe County professional staff are given authority to prepare and submit the
8 required transmittal letter and supporting documents for the proposed amendment
9 in accordance with the requirements of Section 163.3184(4), Florida Statutes.
10
11 Section 6. The Clerk of the Board is hereby directed to forward a certified copy of this
12 Resolution to the Director of Planning.
13
14 PASSED AND ADOPTED by the Board of County Commissioners of Monroe County,
15 Florida, at a regular public meeting held on this 11 th day of March, 2026.
16
17 Mayor Michelle Lincoln, District 2
18 Mayor Pro Tern David Rice, District 4
19 Commissioner Craig Cates, District 1
20 Commissioner James K. Scholl, District 3
21 Commissioner Holly Merrill Raschein, District 5
22
23 BOARD OF COUNTY COMMISSIONERS
24 OF MONROE COUNTY, FLORIDA
25
26 By:
27 Mayor Michelle Lincoln
28
29 (SEAL)
30
31
32 ATTEST: KEVIN MADOK, CLERK
33
34
35 AS DEPUTY CLERK
3 of 3
MONROE COU44TY ATTORNEY
z
1 EXHIBIT 1 TO RES. NO. - 2026
2 V
3Ifa.am
11 iinU �- m
� r
5 y" ,*„"WllafWl4W IMIPoYnWpP+^',,r,4
tiuxaWVN,u, nux.."du
6
7
8 MONROE COUNTY, FLORIDA
9 MONROE COUNTY BOARD OF COUNTY COMMISSIONERS
10 ORDINANCE NO. - 2026
11
12
13 AN ORDINANCE BY THE MONROE COUNTY BOARD OF COUNTY
14 COMMISSIONERS AMENDING THE MONROE COUNTY FUTURE
15 LAND USE MAP FROM INSTITUTIONAL (INS) TO MIXED
16 USE/COMMERCIAL(MC),FOR 11 PARCELS OF LAND,DESCRIBED AS
17 LOTS 7 THROUGH 12 AND LOTS 40 THROUGH 46, BLOCK 14, LAKE
18 SUPPRISE ESTATES SUBDIVISION, KEY LARGO, FLORIDA, HAVING
19 PARCEL IDENTIFICATION NUMBERS 00537590-000000, 00537600-
20 0000009 00537610-0000009 00537620-000000, 00537630-0000009 00537640-
21 0000009 00537980-0000009 00537960-000000, 00537940-0000009 00537930-
22 0000009 AND 00537920-000000;AS PROPOSED BY DOHERTY ROBERT M
23 REV TRUST 02/03/2021 AND DOHERTY YVETTE REV TRUST 02/03/2021;
24 PROVIDING FOR SEVERABILITY; PROVIDING FOR REPEAL OF
25 CONFLICTING PROVISIONS; PROVIDING FOR TRANSMITTAL TO
26 THE STATE LAND PLANNING AGENCY AND THE SECRETARY OF
27 STATE; PROVIDING FOR INCLUSION IN THE MONROE COUNTY
28 COMPREHENSIVE PLAN AND FOR AMENDMENT TO THE FUTURE
29 LAND USE MAP; PROVIDING FOR AN EFFECTIVE DATE. (FILE 2022-
30 163)
31
32
33
34 WHEREAS, on April 29, 2025, the Planning and Environmental Resources Department
35 received an amended request from Barbara Mitchell of Mitchell Planning & Design Inc. (the
36 "Agent"), on behalf of Doherty Robert M Rev Trust 02/03/2021 and Doherty Yvette Rev Trust
37 02/03/2021 (the "Applicants"), to amend the Monroe County Future Land Use Map (FLUM)
38 designation from Institutional (INS) to Mixed Use/Commercial (MC) for 11 parcels of land
39 described as Lots 7 through 12 and Lots 40 through 46, Block 14, Lake Surprise Estates
40 Subdivision (the "Property") currently having Parcel Identification Numbers 00537590-000000,
41 00537600-000000, 00537610-000000, 00537620-000000, 00537630-000000, 00537640-000000,
42 00537980-000000, 00537960-000000, 00537940-000000, 00537930-000000, and 00537920-
43 000000; and
44
45 WHEREAS, on January 11, 2023, May 10, 2023, and October 16, 2025, the Applicants
46 held community meetings, as required by Monroe County Land Development Code ("LDC" or
Ord.No. - 2026
File 2022-163 Page 1 of 4
I "Code") Section 102-159(a)to discuss the proposed Future Land Use Map amendment and provide
2 for 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 November 18, 2025; and
6
7 WHEREAS, on November 19, 2025, the Chair of the DRC signed Resolution No. 23-25,
8 which did not recommend approval of the amendment as proposed due to the inconsistency with
9 Comprehensive Plan Policy 101.5.26; and
10
11 WHEREAS, the Monroe County Planning Commission held a public hearing on January
12 291 2026, for review and recommendation on the proposed FLUM amendment; and
13
14 WHEREAS, the Monroe County Planning Commission adopted Resolution No. 1-26
15 recommending to the Monroe County Board of County Commissioners denial of the proposed map
16 amendment; and
17
18 WHEREAS, at a regular meeting held on the day of the
19 Monroe County Board of County Commissioners held a public hearing to consider the transmittal
20 of the proposed FLUM amendment, considered the staff report and provided for public comment
21 and public participation in accordance with the requirements of state law and the procedures
22 adopted for public participation in the planning process; and
23
24 WHEREAS, at a regular meeting held on the day of the
25 Monroe County Board of County Commissioners adopted resolution , authorizing
26 the transmittal of the proposed amendment to the state Land Planning Agency for review and
27 comment in accordance with the State Coordinated Review process pursuant to Section
28 163.3184)4), Florida Statutes.
29
30 WHEREAS, the State Land Planning Agency reviewed the amendment and issued an
31 Objections, Recommendations and Comments (ORC) report on , received by the County
32 on ; and
33
34 WHEREAS, the ORC report <didldid not> identify any objections, or comments to the
35 proposed amendment; and
36
37 WHEREAS, the County has 180 days from the date of receipt of the ORC to adopt the
38 proposed amendment, adopt the amendment with changes or not adopt the amendment; and
39
40 WHEREAS, at a regularly scheduled meeting on the day of , the
41 BOCC held a public hearing to consider adoption of the proposed Future Land Use Map
42 amendment;
43
44 WHEREAS, the BOCC made the following findings of fact and conclusions of law:
Ord.No. - 2026
File 2022-163 Page 2 of 4
1 1. The proposed FLUM is not anticipated to adversely impact the community character
2 of the surrounding area;
3 2. The proposed FLUM is not anticipated to adversely impact the Comprehensive Plan
4 adopted Level of Service (LOS);
5 3. The proposed amendment is consistent with the Goals, Objectives and Policies of the
6 Monroe County Year 2030 Comprehensive Plan; and
7 4. The proposed amendment is consistent with the Principles for Guiding Development
8 for the Florida Keys Area of Critical State Concern, Sec. 380.0552(7), F.S.;
9 5. The proposed amendment is consistent with Part II of Chapter 163,Florida Statute; and
10 6. The proposed amendment will not result in an adverse change in community character
11 to the sub-area which a proposed amendment affects or to any area in accordance with
12 the Key Largo Livable Communikeys Master Plan pursuant to findings of the BOCC.
13
14 NOW, THEREFORE, BE IT ORDAINED BY THE MONROE COUNTY BOARD OF
15 COUNTY COMMISSIONERS:
16
17 Section 1.The Future Land Use Map of the Monroe County 2030 Comprehensive Plan is amended
18 as follows:
19
20 The property located at Vacant Land and 827, 829, and 835 Largo Road,Key Largo,
21 (the"Property")currently having Parcel Identification Numbers 00537590-000000,
22 00537600-0000001 00537610-0000001 00537620-0000001 00537630-0000001
23 00537640-0000001 00537980-0000001 00537960-0000001 00537940-0000001
24 00537930-000000, and 00537920-000000; is changed from Institutional (INS) to
25 Mixed Use/Commercial (MC) as shown on Exhibit A, attached hereto and
26 incorporated herein.
27
28 Section 2. Severability. If any section, subsection, sentence, clause, item, change, or provision of
29 this ordinance is held invalid,the remainder of this ordinance shall not be affected by such validity.
30
31 Section 3. Repeal of Inconsistent Provisions. All ordinances or parts of ordinances in conflict
32 with this ordinance are hereby repealed to the extent of said conflict.
33
34 Section 4. Transmittal. This ordinance shall be transmitted by the Director of Planning to the
35 State Land Planning Agency pursuant to Chapter 163 and 380, Florida Statutes.
36
37 Section 5. Filing and Effective Date. This ordinance shall be filed in the Office of the secretary
38 of the State of Florida but shall not become effective until a notice is issued by the State Land
39 Planning Agency or Administration Commission finding the amendment in compliance, and if
40 challenged, until such challenge is resolved pursuant to Chapter 120, Florida Statutes.
41
42 Section 6. Inclusion in the Comprehensive Plan. The foregoing amendment shall be
43 incorporated in the Monroe County Comprehensive Plan and included on the Future Land Use
44 Map.
Ord.No. - 2026
File 2022-163 Page 3 of 4
I PASSED AND ADOPTED by the Board of County Commissioners of Monroe County,
2 Florida, at a regular meeting held on the day of ,
3
4 Mayor Michelle Lincoln, District 2
5 Mayor Pro Tem David Rice, District 4
6 Commissioner Craig Cates, District 1
7 Commissioner James K. Scholl, District 3
8 Commissioner Holly Merrill Raschein, District 5
9
10
11 BOARD OF COUNTY COMMISSIONERS
12 OF MONROE COUNTY, FLORIDA
13
14 BY
15 MAYOR MICHELLE LINCOLN
16
17 (SEAL)
18
19 ATTEST: KEVIN MADOK, CLERK
20
21
22 AS DEPUTY CLERK
Ord.No. - 2026
File 2022-163 Page 4 of 4
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ExhibitA► t Ordinance # 2026
������o ����a o�� ����w o�o .................................................................................... .................................................����� o .����o ����vo 00
..........
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.................. ............................................... ............. ....... .......
BIG PINE Rd
......................... Z*-
.................
110 gw%wo
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Property ID Num�ber(s): ..........
00537620-000000,00537960-000000,
00537630-000000,00537640-000000,
00537610-000000,00537930-000000,
00537940-000000,00537600-000000,
00537920-000000 00537980-000000,
00537590-000000
..................
The Monroe County Future Land Use District is amended
as, indicated above.
Future .and Use change of eleven parcels of land in Key Largo from Institutional
(INS) to Mixed Use/Cornmercial (MC).
w E
...................
Date:9/12/2025
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