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Resolution 085-2005 Docl 1508583 04/11/2005 2:44PM Filed & Recorded in Official Records of MONROE COUNTY DANNY L. KOLHAGE Docl 1508583 Bkl 2102 Pgl 1713 RESOLUTION 085- A RESOLUTION BY THE BOARD OF COUNTY COMMISSIONERS OF MONROE COUNTY, FLORIDA, APPROVING THE DEVELOPMENT AGREEMENT BETWEEN KEY HAVEN ESTATES LTD., (KHE) AND MONROE COUNTY TO BUILD 43 SINGLE F AMIL Y HOMES AND ACCESSORY USES INCLUDING DOCKAGE AND 10,000 S.F. OF COMMERCIAL FLOOR AREA AT KEY HAVEN SUBDIVISION AND ON THE ENCHANTED ISLAND, MONROE COUNTY, FLORIDA. 2005 WHEREAS, the affected properties are described as "Parcel B" (unplatted), bounded by Key Haven Terrace, Key Haven Boulevard, and the boat basin/dredged bay bottom; and "Parcel C", (unplatted), is located south of "Parcel B" and connected to it by a strip ofland. It is bounded by "Parcel B" to the north, boat basin/dredged bay bottom to the east, Key Haven Boulevard to the west, and right of way of U.S. Hwy 1 to the south; and the "Triangle Parcel" (unplatted), bounded by Key Haven Road, Allmanda Drive, Key Haven Boulevard, and U.S. Hwy 1 right of way; and lots 3 through 8 in the Ninth Addition; and lots 11 through 24 in the Ninth Addition; and lots 17 through 23 in the Fourth Addition; and the "Enchanted Island", (unplatted), located east of Raccoon Key and separated from it by a dredged boat basin, all located in sections 25 and 26, Township 67 South, Range 25 East, Key Haven, Florida, at approximate Mile Marker 6. The Real Estate Numbers are 00116981.000000, 00123100.000000, 00123120.000000, 00123140.000000, 00123150.000000, 00123170.000000, 00123200.000000, 00123210.000000, 00123220.000000, 00123230.000000, 00123250.000100, 00135850.000000, 00135860.000000, 00135870.000000, 00135880.000000, 00135890.000000, 00135900.000000, 0135910.000000, 00139310.000000, 00139320.000000, 00139330.000000, 00139340.000000, 00139350.000000, 00139360.000000, 00139390.000000, 00139400.000000, 00139410.000000, 00139420.000000, 00139430.000000, 00139440.000000, 00139450.000000, 00139460.000000, 00139470.000000, 00139480.000000,00139490.000000, 00139500.000000, 00135510.000000 and 139520.000000; and WHEREAS, on June 07, 2004, the applicant filed an application for the proposed Development Agreement (Agreement) pursuant to Sections 163.3220 - 3243, F.S. and Sections 9.5-101 and 102 of Monroe County Code (MCC); and WHEREAS, pursuant to MCC Section 101, "development agreement is intended to vest the existing ordinances and regulation, but not to allow a development to waive or deviate from the regulations in effect on the date that the agreement is executed"; and WHEREAS, on December 6, 2004, the Monroe County Development Review Committee reviewed the proposed Agreement and recommends approval of the portions that are in compliance with the Monroe County Year 2010 Comprehensive Plan (Comp Plan) and the County Code and denial of those portions that are not in compliance. WHEREAS, Staff further recommended that the Agreement be revised to address the outstanding issues outlined in the Staff Report; and WHEREAS, on February 9, 2005, during the review process, the Monroe County Planning Commission, after due notice and public participation in the hearing process, reviewed Docll 1508583 Bkll 2102 Pgll 1714 the Agreement and recommended approval to the Board of County Commissioners of the Agreement with the Staff proposed changes; and WHEREAS, the Monroe County Board of County Commissioners (Board) is the local government body having jurisdiction over the review and approval of the Agreement, in accordance with section 163.3220 - 3243, F.S; and WHEREAS, the public notice requirements of Monroe County for consideration of the Agreement have been met; and WHEREAS, the public was afforded an opportunity to participate in the public hearing and all parties were afforded the opportunity to present evidence and argument on all issues; and WHEREAS, at a special hearing dated February 23,2005, the Board reviewed the above referenced documents, the related recommendations of the Planning Commission, as well as all related testimony and evidence submitted by the parties and members of the general public; and NOW, THEREFORE, BE IT RESOLVED BY THE BOARD OF COUNTY COMMISSIONERS, MONROE COUNTY, FLORIDA, THAT THE REFERENCED DEVELOPMENT AGREEMENT ATTACHED HERETO AND INCORPORATED BY REFERENCE IS HERBY APPROVED. PASSED AND ADOPTED by the Board of County Commissioners of Monroe County, Florida, at a special meeting held on the ~ of February ,2005. Mayor Dixie Spear Yes Mayor Pro Tern Charles "Sonny" McCoy Yes Commissioner George Nugent Yes Commissioner David P. Rice Yes Commissioner E. Nelson Yes BOARD OF COUNTY COMMISSIONERS OF MONROE COUNTY, FLORIDA -\~ ~ \~,~ \. .,' ," 'i \(S.~.al)" .,.... \':'" / ". i' \~~~,~:~,::~ ~,~:_~'~~:' -' -/{y'" AT~~ L. KOLHAGE, CLERK S2-&Jc.L1r;A~ Deputy Clerk BY ~;;. >n. ~dtV Mayor Spear MONRO COUNTY ATTOFINEY A~OveD AS TO FOAM ;60 2--/1 < 05 Docll 1!508!583 Bkll 2102 PglI 1715 DEVELOPMENT AGREEMENT THIS DEVELOPMENT AGREEMENT (Agreement) is binding on the "effective date" as set forth herein between Monroe County, a political subdivision of the State of Florida (County) and Key Haven Estates, Ltd., a Florida Limited Partnership (KHE). WITNESSETH WHEREAS, KHE is the owner of real property known as portions of Key Haven " Subdivision and Raccoon Key, Monroe County, Florida, located at the entrance to Key Haven immediately adjacent to U.S. Highway I at Key Haven Road, and containing portions of the following streets: Key Haven Road, Alamanda Drive and Key Haven Boulevard; and also being comprised of an island known as "Enchanted Island" connected to U.S. Highway 1 by an improved private road, and being further described as attached hereto in Exhibit A (as attached to the original application) - Survey of the KHE Property (Property or KHE Property); and WHEREAS, all the Property subject to this Agreement is located in the Florida Keys Area of Critical Concern as defined by Chapter 380.0552, Florida Statutes; and WHEREAS, the Florida Local Government Development Agreement Act, Sections 163.3220 - 163.3243, Florida Statutes, authorizes local jurisdictions, inclusive of Monroe County, to enter into agreements with landowners to effectuate the provisions and purposes of the Florida Environmental Land and Water Management Act, which created the Florida Keys Area of Critical State Concern and the 2010 Comprehensive Plan for Monroe County; and Doell 1!l08!l83 Bkll 2102 PglI 1716 WHEREAS, the Enchanted Island portion of the Property was the subject of a Settlement Agreement between the Florida Department of Community Affairs (FDCA) dated May 8, 1997, Exhibit B (as attached to the original application), and was also the subject of a major conditional use approval by Monroe County, Resolution No. 8-95 (included in Exhibit B (as attached to the original application); and WHEREAS, the following is a statement of the history and circumstances and status of existing uses, land-use applications, and development approvals that apply to the Property: 1. The subject Property is a single-family subdivision with adjacent commercially zoned property. 2. The Property has existed in this capacity for over thirty (30) years, with local and State approvals for the subdivision, various re-subdivisions and building permits for single-family, road construction, utilities and commercial development. 3. The Property consists of parcels with the following land use district designations (zoning) : IS - Improved Subdivision SR - Suburban Residential SC - Suburban Commercial 4. Development of sixteen (16) townhomes has been approved for Enchanted Island, which is a part of the Property (see Exhibit B as attached to the original application). Page 2 of 19 Key Haven Development Agreement February 10, 2005 Docl 1508583 Bkl 2102 PsI 1717 5. In the early 1990's the County and FDCA have approved building permits for the expansion and upgrade of the sewage treatment plant serving Key Haven to tertiary standards, but without nutrient stripping. 6. The IS and SR portions of the Property remain eligible for the Allocation of Rate of Growth Ordinance (ROGO) permits for single-family homes; and WHEREAS, the County denied a proposal in 1992 for the utilization of the commercially zoned areas that make up a portion of the Property, citing the need to protect the adjacent single-family subdivisions; and WHEREAS, the predominant development type in Key Haven is single-family homes on various sized lots; and WHEREAS, the Key Haven Subdivision is a prime location for lower density housing for individuals and families whose place of work is Key West or Stock Island; and WHEREAS, KHE and the County agree that the creation of new commercial floor area as could be allowed with the existing zoning of portions of the property would further exacerbate the shortage of employee and affordable housing; and WHEREAS, KHE and the County agree that the preferred development type in Key Haven is the single-family home; and WHEREAS, both the Property and its subdivided lots were in existence at the time of the County's analysis and census of existing dwelling units, July 1990, whose results formed a major basis of the Residential Rate of Growth Ordinance (ROGO) ordinance cited above; and Page 3 of 19 Key Haven Development Agreement February 10, 2005 Docll 1508583 Bkll 2102 PgII 1718 WHEREAS, although the parcels that make up the property subject to this Agreement are not all contiguous, the County will treat them as a single parcel for purposes of this Agreement and development approvals in order that density may be allocated across the property as one entity. WHERAS, property commonly known as the 6th addition owned by KHE, with the exception of lots 14, 15 and 16, is valuable wetlands habitat that should be protected through a conservation easement or acquisition by a public agency; and WHEREAS, according to the 2004 Monroe Public Facilities Capacity Analysis, there is excess traffic capacity for US Highway 1 serving Stock Island and Key Haven; and WHEREAS, the County finds that entering into this Agreement furthers the Purposes, Goals, Objectives, and Policies of the Year 2010 Comprehensive Plan and the Principles for Guiding Development of the Florida Keys Area of Critical State Concern designation; and WHEREAS, the upgrading of the Key Haven sewage treatment plant will bring at least 450 existing residences on line to the upgraded system and create at least 600 nutrient reduction credits most of which may be allocated to the County; and WHEREAS, the immediate Key Haven community has expressed the desire to have the property developed in a manner other than additional commercial uses, which will draw customers from outside the neighborhood, and create the need for additional affordable housing, thus adding to the already large deficit of such housing; and WHEREAS, the completion ofthe proposed single family subdivision will create an estimated $50-75 million in net new taxable property value; and Page 4 of 19 Key Haven Development Agreement February 10, 2005 Docl:l 1!508!583 Bkl:l 2102 Pgl:I 1719 WHEREAS, the County and KHE agree and recognize that most of the residential density and lot sizes proposed in the site plan are derived from existing platted lots currently zoned Improved Subdivision (IS) and previously approved development on Enchanted Island; and NOW, THEREFORE, the parties do hereby agree as follows: I. PURPOSE OF AGREEMENT The purpose of this Agreement is multi-fold: A. To provide a rational method for the completion of the existing Key Haven Subdivision. B. To avoid costly litigation between the parties with regard to KHE's ability to develop the lots within the 6th Addition and adjacent un-subdivided property. C. To eliminate an inappropriate commercial land use district designation on the Property that is more suited to residential use. D. To limit the number of residential units to be developed on the Property as portrayed generally on Exhibit C (as attached to the original application) 43 single-family homes. E. To recognize and protect the private property rights ofKHE, and balance those rights with the County's responsibility to protect valuable natural resources and to comprehensively plan and execute the rational development of communities such as Key Haven. Page 5 of 19 Key Haven Development Agreement February 10, 2005 Doclt 1508583 Bklt 2102 Pglt 1720 II. STATUTORY AND CODE REQUIREMENTS The parties recognize the binding effect of Sections 163.3220 - 163.3243, Florida Statutes as to the form and content of this Agreement and in accordance therewith set forth and agree to the following: A. Legal Description and Ownership The properties that are subject to this Agreement are described in Exhibit A (as attached to the original application) - Survey of the KHE Property. B. Duration of Agreement This Agreement shall remain in effect for ten (10) years from its effective date as defined herein. It is the intention of the County and KHE to promote rational and timely development of the Property to maximize best land use management practices consistent with the landowner's rights and commitments described herein. c. Permitted Uses 1. The development uses permitted on the Property, including the generalized lot layout, the population densities and building intensities as set forth on Exhibit C (as attached to the original application), KHE Key Haven Development Plan, specifically, forty-three (43) single-family estate lots and 10,000 square feet of professional and service commercial floor area which will be subject to the Monroe County Non Residential Rate of Growth Ordinance, NROGO at the time of application for building permits for such commercial uses. 2. Accessory uses, including but not limited to sewage treatment plant, landscaping, and accessory storage for each unit. Page 6 of 19 Key Haven Development Agreement February 10, 2005 Docll 1!508!583 Bkll 2102 psa 1721 3. Dockage for the residential lots will be to be limited to I dock space per residential unit not to exceed 43 in total. Docks shall not be used for any commercial purpose and are accessory to each dwelling unit. 4. Roads and utilities to serve the development. For the duration of this Agreement, the parties agree that any and all of the approved development shall adhere to, conform to, and be controlled by this Agreement, Exhibit C (as attached to the original application) , the Land Development Regulations, and the Year 2010 Comprehensive Plan governing the development of the land effective when the County and KHE execute this Agreement as authorized by Section 163.3220, Florida Statutes. Should the County adopt any new Comprehensive Plan Policy, Land Development Regulation or any other regulation which would serve to better achieve the purposes of this agreement or be more advantageous to the developer to implement the planned redevelopment, to the extent that such new regulations or policies do not materially conflict with the provisions of this agreement, then KHE make utilize such regulations and policies to implement the development .In the event that all or a portion of the existing or authorized development subject to this Agreement should be destroyed by a storm, fire, or other common disaster, KHE, their grantees, successors, or assigns shall have the right to rebuild or repair so long as such work is in compliance with this Agreement. D. Public Facilities 1. The Florida Keys Aqueduct Authority provides domestic potable water to the Property. Page 7 of 19 Key Haven Development Agreement February 10, 2005 Doell 1508583 Bkll 2102 PglI 1722 2. Electric service to the Property is provided by Keys Energy Services. 3. Solid waste service is provided to the Property by a solid waste collection system franchised by Monroe County. 4. KHE shall provide wastewater and sewage collection and disposal via the existing onsite package sewage treatment plant approved by the Florida Department of Environmental Protection (DEP) at the time of building permit application. 5. KHE shall construct, own and maintain all new roads, drainage utilities, landscaping, signage and docks in the development. E. Local Development Permits The following is a list of all development permits approved or needed to be approved for the development of the Property as specified and requested in this Agreement: 1. Approved Development Permits a. This Agreement. 2. Further Development Permits Required a. The approved final site plan, landscape plan, drainage plan, and building elevations and floor plans as encompassed by and referred to in the Monroe County Planning Commission Resolution for the subdivision and development set forth on Exhibit C (as attached to the original application) for the redevelopment of the Property, as contained in a major conditional use application. b. Amendment of the future land use category of the Triangle Parcel from Mixed Use Commercial (MC) to Residential Low (RL) and oflots 6, 7, Page 8 of 19 Key Haven Development Agreement February 10, 2005 Docl:l 1!508!583 Bkl:l 2102 Pgl:I 1723 and 8 of the Ninth Addition from Mixed Use Commercial (MC) to Residential Medium (RM). c. Rezoning of the Triangle Parcel from Suburban Commercial (SC) to Suburban Residential (SR) and of Lots 6, 7, and 8 of the Ninth Addition from Suburban Commercial (SC) to Improved Subdivision (IS). d. An Approved Major Conditional Use Development Order for redevelopment of the Property with utilities, dockage and roads. e. An Approved re-subdivision of the Property by means of an amended plat. f. Building and related construction permits for all main and accessory structures, land clearing, and landscaping, as appropriate. g. State, South Florida Water Management District, and Monroe County permits for storm-water runoff and dredge and fill, if required. h. Purchase of 15.0 Transferable Development Rights required for development of Enchanted Island and lots on the mainland portion of the property. 1. Abandonment of Key Haven Boulevard from US 1 up to its intersection with Key Haven Terrace. F. Finding of Consistency By entering into this Agreement, the County finds that the development permitted or proposed herein is consistent with and furthers the Monroe County Year 2010 Comprehensive Plan and all applicable Land Development Regulations. Page 9 of 19 Key Haven Development Agreement February 10, 2005 Docll 1508583 Bkll 2102 PglI 1724 G. Breach, Amendment, Enforcement, and Termination Exclusive of any others except those imposed by law, the following additional conditions, terms, restrictions, or other requirements are also determined by the parties to be necessary for the execution and enforcement of this Agreement: 1. Breach of Agreement and Cure Provisions a. Upon KHE's material breach of the terms and conditions of this Agreement, Monroe County shall serve written notice on and shall provide KHE the opportunity, within ninety (90) days, to propose a method of fulfilling the Agreement's terms and conditions or curing the breach. The County shall allow KHE an opportunity to cure the breach or to negotiate an amendment to this Agreement within a reasonable time, not to exceed one hundred eighty (180) days after KHE's response or proposal absent exigent circumstances. b. The following events, unless caused by fire, storms, floods, or other acts of God or events beyond the control of KHE are to be considered a material breach of this Agreement: (I) the failure to maintain the open space provisions ofthis Agreement as generally shown in Exhibit C (as attached to the original application); (2) the failure to maintain conditions placed on permits or approvals contained in or issued as a direct result of this Agreement; (3) the failure to comply with applicable permitting requirements of Monroe County after notice and opportunity within ninety (90) days to commence to comply with such permitting requirements or, if applicable, to commence compliance with such requirements and have them completed within a reasonable time frame, Page 10 of 19 Key Haven Development Agreement February 10, 2005 Docll 1508583 Bkll 2102 P911 1725 not to exceed one hundred eighty (180) days, as mutually agreed by the parties if compliance requires more than sixty (60) days. c. If Monroe County, through its Director of Planning, finds that KHE or a successor is in material breach of this Agreement, and after notice is given as provided herein to respond to or cure said breach KHE fails, within a reasonable time, to respond, cure, or secure an amendment resolving the breach, the County may utilize appropriate code enforcement remedies to cure any breach. 2. Amendment, Termination, or Revocation The parties hereto shall at all times adhere to the terms and conditions of this Agreement. Amendment, termination, extension, or revocation of this Agreement shall be made in accordance with the notification and procedural requirements set forth herein. Amendments to this Agreement shall subject KHE to the laws and policies in effect at the time of the amendment only if the conditions ofSection163.3233 (2) Florida Statutes are met. It is further agreed that no modifications, extensions, amendments, or alterations of the terms or conditions contained herein shall be effective unless contained in a written document approved and executed by the parties to this Agreement. 3. Hearing Requirements a. Before amending, terminating, or revoking this Agreement, Monroe County shall conduct at least two (2) public hearings. Page 11 of 19 Key Haven Development Agreement February 10, 2005 Doca 1!!508!583 Bka 2102 Pga 1726 b. Notice of intent to amend, terminate, or revoke this Agreement shall be advertised at least seven (7) days before the public hearing in a newspaper of general circulation and readership in Monroe County. The day, time, and place of any further public hearing shall be announced at the first public hearing and the date thereof shall be advertised at least seven (7) days before such public hearing. The notices shall specify the location of the property subject to this Agreement, the development uses proposed on the property, the proposed population densities, and the proposed building intensities and height, and shall specify a place where a copy of the proposed amendment, termination or revocation, and supporting information can be obtained. 4. State and Federal Law If State or Federal laws enacted after the effective date of this Agreement preclude any party's compliance with the terms of this Agreement, this Agreement shall be modified as is necessary to comply with the relevant State or Federal laws; however, this Agreement shall not be construed to waive or supersede any contention under law that KHE has acquired vested rights under prior law. 5. Enforcement a. Monroe County, KHE, their successors or assigns, or any aggrieved or any adversely affected person as defined in Section 163.3215(2) Florida Statutes may file an action for injunctive relief in the Circuit Court of Page 12 of 19 Key Haven Development Agreement February 10, 2005 Doca 1508583 Bka 2102 Psa 1727 Monroe County to enforce the tenns of this Agreement or to challenge compliance with the provisions of Section 163.3243, Florida Statutes. b. Nothing contained herein shall limit any other powers, rights, or remedies that any party has, or may have in the future, to enforce the tenns of this Agreement. III. Compliance with Other Laws The failure of this Agreement to address a particular pennit, condition, tenn, or restriction shall not relieve KHE of the necessity of complying with the laws governing said pennitting requirements, conditions, tenns or restrictions. IV. Additional Provisions A. Future Land Use Map Zoning Designation and Timing of Conditional Use Applications The County shall allow KHE to submit an application for conditional use and re-subdivision approval of the Property contemporaneously with the County's initiation of the change of Future Land Use Map for the KHE Property. The County shall request the State of Florida Department of Community Affairs (DCA) to expedite or "fast track" the request to amend the Future Land Use Map, as allowed by applicable State Statute. Approval of conditional use applications and subdivisions shall be contingent upon approval of Future Land Use Map changes. Should the FLUM and appropriate zoning designation change not be approved by the County and State of Florida, this Agreement shall become null and void. Page 13 of 19 Key Haven Development Agreement February 10, 2005 Docll 1508583 Bkll 2102 PgII 1728 B. Transferable Development Rights KHE shall be required to purchase and apply to the lands to be developed not more than 15.0 transferable development rights for the development ofthe ten (10) single-family lots on the parcel known as Enchanted Island, the six (6) single family allocations transferred from Enchanted Island and the three (3) lots created from lands currently zoned to SR. C. Dedication of Environmentally Sensitive Lands KHE shall dedicate to the County or other conservation public agency or private land conservation group the entirety of the undeveloped 6th Addition with the exception of lots 14,15 and 16 which are not owned by KHE as an open space preserve with the condition that it remain in its natural state with no recreational use allowed. The County agrees to allow KHE to use the lands as mitigation for any permits required by the County and/or state of federal agencies for the filling of wetlands or impacts associated with the completion of all elements of the development authorized by this Agreement. KHE shall dedicate said lands upon issuance of the first residential building permit. D. Affordable Housing Requirements The County agree that KHE may meet the requirements of Section 9.5-266(b) of the Land development Regulations, "Provision of Affordable Housing" by linking as allowed by Section 9.5-266(c) to an approved affordable housing project of 18 units to be built on Maloney A venue on Stock Island, and that his linkage shall completely satisfy the requirements of the affordable housing obligation. Page 14 of 19 Key Haven Development Agreement February 10, 2005 Docl:l 1508583 Bkl:l 2102 Pgl:I 1729 E. Tier System Designation KHE and the County agree that the entirety of the lands proposed for development allowed by this Agreement are properly within the designation of Tier 3 "Infill", F. Wetland Setbacks The ability to achieve a proposed thirty (30) foot setback shall be based upon the final plat for the subdivision and any South Florida Water Management District and Florida Department of Environmental Protection permits for filling lands adjacent to such wetlands. The shoreline setback on Enchanted Island shall be twenty-five (25) feet as specified in Exhibit B (as attached to the original application). G. Termination of Legal Proceedings Against County Upon the signing of this Agreement by all parties and its subsequent recordation with the Monroe County Clerk of Court, KHE shall terminate, withdraw, and cease all claims and actions in law against Monroe County and DCA filed in local or circuit court or court of appeals related to zoning, site development, or code enforcement on the KHE Property. H. Recording Monroe County shall record this Agreement with the Clerk of the Circuit Court of Monroe County within fourteen (14) days following signature by all parties. Recording fees shall be paid by KHE. I. Entire Agreement This Agreement incorporates and includes all prior negotiations, correspondence, conversations, agreements, or understandings applicable to the matters contained herein and the parties agree that there are no commitments, agreements, or Page 15 of 19 Key Haven Development Agreement February 10, 2005 Doc" 1508583 Bk.. 2102 Pg" 1730 understandings concerning the subject matter of this Agreement that are not contained in or incorporated into this document. Accordingly, it is agreed that no deviation from the terms hereof shall be predicated upon any prior representations or agreements, whether oral or written. J. Severability If any part of this Agreement is contrary to, prohibited by, or deemed invalid under any applicable law or regulation, such provisions shall be inapplicable and deemed omitted to the extent so contrary, prohibited, or invalid; however, the remainder shall not be invalidated thereby and shall be given full force and effect. K. Jurisdiction and Governing Law The parties hereto agree that any and all suits or actions at law shall be brought in Monroe County, Florida, and no other jurisdiction. This Agreement shall be construed and interpreted under the laws of the State of Florida. L. Conflicting Resolutions All resolutions or parts thereof in conflict with the provisions of this Agreement and its resolution are hereby repealed to the extent of such conflict. M. Successors and Assigns This Agreement shall be binding upon the parties hereto, their successors in interest, heirs, assigns, and personal representatives. N. Notices All notices, demands, requests, or replies provided for or permitted by this Agreement shall be in writing and may be delivered by anyone of the following methods: (a) by personal delivery; (b) by deposit with the United States Postal Page 16 of 19 Key Haven Development Agreement February 10, 2005 Do eM 1508583 1731 BkM 2102 PgM Service as Certified or Registered mail, return receipt requested, postage prepaid, to the addresses stated below; or (c) by deposit with an overnight express delivery service. Notice shall be deemed effective upon receipt. For purposes of notice, demand, request, or replies: The address of Monroe County shall be: Mr. Thomas Willi County Administrator 1100 Simonton Street Key West, Florida 33040 The address of the KHE shall be: Mr. Wayne Lujan 1104 Truman Avenue Key West, Florida 33040 o. Effective Date The effective date of this Agreement shall be thirty (30) days after the duly signed and recorded Agreement is approved by the Florida Department of Community Affairs pursuant to Chapter 163, Florida Statutes. Page 17 of 19 Key Haven Development Agreement February 10,2005 Docll 1508583 Bkll 2102 Pgll 1732 IN WITNESS WHEREOF, the parties hereto have set their hands and seals on the day and year below written. Signed, sealed, and delivered in the presence of: Witness: Key Haven Estates, L TD. (FLORIDA) ~~ Lv/~ By: Print ~ame t"_ ' -f-Ll ~ ~fRMfltJfI\ ~ K~t..oYif Dated: Signature 3/3/los- , t' ee~ I ~ /,0 be,.e. Print Name J2~~ ~~ / Signature State of Florida County of Monroe The foregoing instrument was acknowledged before me on this J /sr day of ~~)I, 2005, by :!Jtrry iu .;(',(/N and J"'~ /:5 "Me personally known to me or produced . .:f.ftey- as identification an did not take an oath. ~~icr/~L ~,!{E P ~a#,e..-!RcJVtfW Printed name My commission expires: /0 //rft~ My commission number: j)) /d' 1'3/1" . I "'"'''' TIiERESE R SCARBROUGH ~~ MY COMMISSION' DD 127318 EXPIRES: October 18, 2006 Bonded Thrv Nolaty NlIic UndeIwrtt9rs APPROVAL OF MONROE COUNTY BOARD OF COUNTY COMMISSIONERS On the~d (.,J day of h ~ I'"Va,. r V , 2005 Monroe County Board of , County Commissioners approved this Development Agreement by Resolution No. ()j$'~1o()S ATTEST: MONROE COUNTY, FLORIDA DANNY KOLHAGE J2okJ.c. ~ ~Ll!h ~;;. >n ~ By: MA YOR Dixie Spehar Docll 1508583 Bkll 2102 PsI 1733 Page 19 of 19 Key Haven Development Agreement February 10, 2005 Docll 1508583 Bkll 2102 PSI 1734 EXHIBIT A (PER DEVELOPMENT AGREEMENT) ?- r t ~:~ f' :.... '~'.~:~ !.I ::' .f," .. "'"',: . 'WI /\ ) f... -1- f.- I ---"--'-' I , :~ ~ .- I f... f) ~. : ~1:: (l .IUr"-V t. IN.,..n ]NIl tel"," '.\ .6) .. . If.) lO ) /.., _~o It'" ,- .... C) - .' Il. () .,{ n '" ) ~ V <Y />- <)" ~: ~ 1 lD C") ,.. .... ",,) :~ ., D C")G1 COIL 10 CO 6lN 106l .... .... N D UD O~ ClIO I: <:( '<t ). (.'! , - laJ m ,n v ty n.. 'd 1 -..- ~ 'd '! 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Doell 1508583 Bkll 2102 PSI 1749 EXHIBIT B (PER DEVELOPMENT AGREEMENT) .. . . r a , . . . , . , -- ., >. . Doell 1508583 SkI 2102 Pol 1750 ~ MONROE COUNTY OFFICIAL RECORDS FItE '~0~29 BK'l 4 6 5 PG 9 7 Il3S2 AGREEMENT RCD JUl 09 1997 DANNY L KOLHAGE, ~i~~;AM Wayne Lujan This agreement is entered into by and between Wayne Lujan, Owner and General Contractor. or "Owner" or "Lujan"; and the FLORIDA DEPARTMENT OF COMMUNITY AFFAIRS (" the Department" or "DCA"). WIT N E SSE T H: WHEREAS, Wayne Lujan is the owner of real property known as "Enchanted Island" located at section 25, Township 67. Range 25E, at Mile Marker 6; East of Key Haven, in unincorporated Monroe County. Florida. more particularly described in the Monroe County Major Conditional Use oe.yelOi:hnent"~,no. 8~95 and site plans, attached as Composite Attachment "A"; and WHEREAS, the Department is the State land planning agency with the duty and responsibility of administering and enforcing the provisions of Chapter 380. Florida Statutes. the Florida ~nvironmental Land and Water Management Act of 1972 ('The Act"), and the rules and regulations promulgated thereunder. which include statutory and rule provision relating to development within the Florida Keys Area of Critical State Concern; and WHEREAS. pursuant to Section 380.032(3). Florida Statutes. the Department,is authorized to enter into agreements with any landowqer. developer. or governmental agency as may be necessary to effectuate the provisions and purposes of The Act or any rules promulgated thereunder; and ,: - Lujan/DCA May 1997 - - EXHIBIT A . . . " ' . , -- -- FILE .101'2997 BKll,465 PGJ1383 WHEREAS, on 8 September 1995, The DepartmenLappea~"Monroe County's granting of the Major Conditional Use approval as Development Order no, &-95; and WHEREAS, the Department of Community Affairs filed an appeal of the Monroe County Development Order No, 8-95 alleging that the order is inconsistent with Monroe County Comprehensive Plan Policies and Land Development Regulations governing shoreline setbacks. surface water management , and wastewater management and further opines that the Development Order is inconsistent with the 1988 stipulated settlement agreement entered into by the previous owners of the subject property and the Departtnent and runs with the land: and WHEREAS. on 27 September 1995, The Department's Growth Management Administrator. Mr. Michael McDaniel. informed Lujan's counsel, Mr. William Spottswood, of a basis for settlement whose central purpose was the resolution .of 'the shoreline setback, and that other contested items of the Departtnent's appeal could be resolved once the shoreline setback was resolved. WHEREAS, Lujan has completed a "Shoreline Buffer Plan" by Lewis Environmental, February 1997, which illustrates methods of landscaping and planting to aid in the restoration of the functional integrity and purpose of a natural shoreline, said plan being Attachment "B"; and WHEREAS, it is the intent and desire of the parties to avoid a rejection of the "Major Conditional Use" approval on the subject property by the Department and the litigation likely to result from such a rejection, and to limit and guide the development which may occur or continue on the property as provided in this agreement; and WHEREAS. the Department finds that this agreement is in the best interests of the State of Florida and is necessary to effectuate the provisions and purpo~es of Chapter 380, Florida Statutes. Doell 1508583 ~ Bkll 2102 PgII 1751 ~ 2 LujanIDCA May 1997 '. ' . . . " .e ee FILE .1012997 BK'146S PG'1384 NOW, THEREFORE, in consideration of the mutual promises and undertakings contained herein, the receipt and sufficiency of which are hereby acknowledged, the parties agree as follows: 1. RECITALS. The above recitals are incorporated herein and fonn a material part of this agreement. 2. DEV'ELOPMENT'AU'FHO~~. The following development is authorized on the subject property: 1. Construction of 16 (sixteen) single family dwelling units in 8 (eight) duplex attached structures, as per attached site plan by Gonzalez Architects dated 19 , 2. 3. March 1997, which is "Attachment "C" to this agreement. Driveway/cul-de-sac to serve the units. Utilities to serve the homes, including connection to the sewage treabnent plant located on Key Haven, by any lawful and practicable means. Drainage improvements for the entire site. A recreational building and accessory building. A swimming pool, including pool decks. Fourpiers with four boat slips per pier. Walkways, landscaping and entry gate. 4. 5. 6. 7. 8. 3. CONDmONS OF DEVELOPMENT 1. All structures shall be set back 25 (twenty five) feet from the shoreline, with the exception of one pod of two dwelling units, and the road serving these two units only, which will have a 20 (twenty) foot set back due to the width of the island at that point. All other structures shall have a 25 (twenty five) footsetbac~. Doell 1508583 Ski 2102 PgI 1752 ~ 3 LujanlDCA May 1997 ee eel. FILE .1 0 1 2997 BK~1465 PG.1385 . 2. Shoreline vegetative buffers on the island adjacent to the house shall be constructed as per the recommendations and plan prepared by Lewis Environmental Services Inc., Attachment "C", 3 . All re-vegetation requirements of the Major Conditional Use approval , and the Stipulation and Settlement Agreement with the Department of Community Affairs in resolution of an appeal of a previous development order (building pennit) issued to Lujan (no. 881 0000 196) issued by Monroe County on 4 February 1986 shall be accomplished concomitantly with the vegetation planted according to the shoreline buffer plan, Attaclunent "C", In addition Lujan shall submit a landscape plan for the causeway to the island concomitant with the application for first building pennit for a structure, and shall conform to County requirements for . minimum amount of native species, 4. Final Stormwater Management Plans required for the entire development shall be approved by the Monroe County Engineer and the South Florida Water Management District prior to the issuance of a building permit. Such plans shall be amended to incorporate the buffer requirements of Attaclunent "C". 5 . Lujan shall plant is 'Bay Cedar trees on the upland area of the island. The planting shall be 20 inch potted nursery stock. Lujan shall insure, by a maintenance program approved by the Monroe County Biologist, a 9,0% survival rate of the plantings for a period of three years. Lujan shall re-plant at the same size as necessary to accomplish the 90% 3 year survival rate. Doc" 1508583 1753 k SkI 2102 Ps" ~ . 4 LujanIDCA May 1997 , .' .. " . . . -e eel FILE '1 0 1 2 9 9 7 BK'1465 PG'1386 6. Lujan shall, if development of the island should not begin within two years from the date of this agreement, plant an acceptable ground cover on the island. 7. All structures shall be connected to the sewage treatment plant located on Key Haven. Lujan shaH obtain approval to connect to the plant and have the collection system in place prior to the issuance of the first building permit for any residential structure of the project. 8. The -construction of all the dwelling units shall be subject to ' Mol'irC.';)e County's Residential Rate of Growth Ordinance (ROGO) so long as that ordinance remains in effect. The schedule for the completion of the home authorized by the development order and this a~reement sh~,tea~ in order to reflect the anticipated absorption rate of the homes provided by the market and to reflect he project's ability to compete in theROGO process. The construction of the sixteen units shall be subject to acquisition of 11.5 9. (eleven and one halt) TOR's (Transferable Development Rights) from sites which meet the environmental sensitivity criteria of section 9.5-265 of the Monroe County Land Development Regulations and the Monroe County Year 2010 Comprehensive Plan. 10. Lujan and the subsequent homeowners ~ha11 be responsible for the maintenance of the four culverts under the access road as shown on the site plan. II . A conservation easement shall be granted by Lujan for placement over the shoreline buffer vegetation areas in a fonn acceptable to the County. 12. The shoreline buffer areas adjacent to the homes on the island, as specified in item 3-2 above, shall be protected from erosion and unnecessary access 5 Doell 1508583 175.~ Bkll 2102 PsI 'K./fJ LujanIDCA May 1997 '. e_ e- FILE #2 0 2 2 9 9 7 BK'l465 PG'1.387 e by a structure of concrete curb or logs or other methods with a narrow footpath access to the shoreline. t:3. No Monroe County Certificate of Occupancy for any building shall be issued until the shoreline buffer required by condition number 2 has been installed, and approved by Monroe County. 4. DISMISSAL OF APPEAL Upon recordation of this agreement, Lujan shall , furnish proof of recordation to the Department Within 10 days after proof of recordation is received by certified mail, the Department will voluntarily dismiss Appeal No. APP""95- > 0-23. . 5. SCOPE OF AUTIlORITY. This Agreement affects the rights and obligations of the parties under the provision of Chapter 380, Florida Statutes, relating to Areas of Critical State Concern. It is not intended to influence or detennine the authority or decisions of any other state or local government or agency in issuance of any other pennits or approvals that might be required by state law or local ordinance for any development authorized by this Agreement. 6 . DUPLICATE ORIGINALS. This Agreement may be executed in any number of originals, all of which evidence one agreement, and only one of which needs to be produced for any purpose. 7. BINDING EFFECf: RECORDATION OF AGRF.F.MF.NT. This Agreement shall be binding of the parties, their heirs, successors and assigns. Within ten (10 days after the effective date of this agreement, the Owner shall record this Agreement in the Public Records of Monroe County, Florida and shall promptly provide proof of recordation to Monroe County and the Department, including the official records book and page where the Agreement is recorded. Proof of recordation 'shall be furnished by hand delivery or US Certified Mail postage prepaid to Monroe County directing same to Timothy McGarry, Planning Director, Monroe County Growth Management Division, Marathon Regional 6 L~~CA May 1997 . Doell 1508583 ~ Bkll 2102 Pgll 1755 ~ c . . . . . ' eei .e{ 012997 FILE #1. PGI1388 Bfa1465 Service Center, 2796 Overseas Highway. Marathon, FL 33050. and to the Depaitment by directing same to Michael McDaniel. Growth Management Administrator, Region II, Department of Community Affairs. 2555 Shumard Oak Blvd., Tallahassee, FL 32399- 2100. 8. ENFORCEMENT. This agreement may be enforced by either signatory party, and by Monroe County, as provided in Chapter 380, Florida Statutes, or as otherwise allowed by law. 9. ENTIRETY OF AGREEMENT/AMENDMENT. This Agreement constitutes the entire agreement between Lujan and the Department. This Agreement may be modified or amended only by a separate written agreement signed by Lujan, and the Department 10 RELEASE. COSTS AND A TIORNEY FEES Each party hereto releases the other from any and all claims or demands arising out of the subject appeal. Each party shall bear its own costs and attorney's fees incurred in connection with this proceeding. II, EFFECTIVE DATE OF AGREEMENT. The effective date of this Agreement is the date the last party signs this Agreement. IN WITNESS WHEREOF, the parties, by their duly authorized undersigned representativeS, have executed this Agreement on the dates and year below written. C) ll97 Mr. Wayne Lujan Date By: STATE OF FLORIDA COUNTY OF MONROE Doell 1508583 1756 ~ Bkll 2102 Pgll ~ 7 LujanlDCA May 1997 L, . , . , . . . .. .- e- FILE .1012997 BKll 4 6 5 PGI1 3 8 9 This instrument was acknowledged before me this !-f l-. day of M(t.\./ 1997 by Mr. Wayne Lujan, as owner, who is personally known to me and who did not take an oath. Notary Public JII (. )(-" 1'11. 'M ok t~ Name (typed, printed or stamped) ......,;:.....".. VICKY M. ROBERTS !.'t~~.. ~~ MY COMMJSSK)N , cc 538717 ~ ~!;..i EXPIFlES: Ap1114. 3101 ~oRf....'V' Bonded 1bIII Nawy PulIlIc ~ Commission Number DEPARTMENT OF COMMUNITY AFFAIRS An Agency of the State of Florida (, \ \ S \ q., \ Date By: il~ K!t~~ . Charles Pattison Director. Division of Resource Planning and Management STATE OF aoRIDA COUNTY OF LEON . This instrument was acknowledged before me this l <6 tt- day of . 1997. by Charles Pattison. as Director. Division of R urce Planning and Management, Department of Community Affairs. who is personally kno n to me and who did not take an oath. My commission expires: CO II ~ , ~ J Doell 1508583 Bkll 2102 PsI 1757 cfr ~\\\\,'''" """111. ~~,,~I(, ""\. WHlrr::~~ ~ ~'J ........ 'J~ ~ ~ ~ .' ~~'SS,D.t ;'-" CS'~ ~ ! s...~tJ ~~r:,T 1~,., :.,.'%....~"% - . 'of .:s ~ ~ '_ =*: ~ .... -.a :*= ~s~. Ice 308615 j ~~ LujanlDCA ~ ~'. ~ e. :-:s ~ May 1997 ~ ~~'.'o. ~":1ed \':I~ ~",' ~- ~ ~~ ,oJ':-~ Fi;n_lnslll~~. ~ ~" ~ ~ v8. ........ 0" :00..... ~III. Va. STAi'C- \\"", //111111" \1\"\\ \: 8 U~/U"LUU~ ~O.U~ , . .3tJ:.J-L::IL-J.::JL:;J IMe ~~~J.U ~UMr~NY ....AUt. '(JLfl'(J FILE '~0~2p;.i~90 B~.~465 ATTACHMENT "A" ::- Doell 1508e83 1758 ~ SkU 2102 pgll ~ MONROE COUNTY, FLORIDA CONDITIONAL USE: DEVELOPMENT ORDER #8-95 A DEVELOPMENT ORD~R GRANTING THE REOt7EST OF " WAYNE LUJAll FOR A MAJOR CONDITIONAL OSE TO CON _ :> 0 " STRUCT A SIXTEEN ~IT RESIDENTIAL DEVELOPMENT ~ i ~~ INCLUDING A RECREATIONAL BUILDING, SWIMMING t?OOL,~ S; ~l FOUR PIERS WITH FOUR. BOAT SLIPS PER PIER, SEWAGE:! f,; =:' TREA.TMENT PLANT, AND ASSOCIATED UTILITIES ON ~:: :'.. '.~ PROPER'!Y DESCRIBED AS SECTION 2S. TOWNSHIP 67 ~1 $ ': SOU'IH, RANGE 25 EAST, TALLAHASSEE MERIDIAN, MON- [;i~: .',: ROE COUNTY, FLOR.IDA, LOCATED AT MILE MARKER 6, ("; WITH T.fiE LAND OSE DESIGNATION OF SUBURBAN RESIDEN- TIAL (SR), AND'REAL ESTATE NUMBER 00141135. 04/011LOO~ ~o;o~ .:lO~-L':JL-~~L~ il He '1 0 ~ 2 . -' 7 B fa ~ 4 6 5 PC. ~ 3 9 ~ ......- -- CDac - - , '-=' N - .0 .~ I Ml:. \,,"::I,U<:I \"UlYlrHI'lY r H\:ll:. [J.:l,~[J ;r.l l :r ~ "'TJ Q C - :::: ~ - :::) 1'') ~ f"'1 ':::l__ ~ Q ::r: -: .,., o~:- 0 c:-..' (X) ::0 :r::;-;.,; ;::) --;.:. :<:- :;b M - . \0 ~ - ; : N c , , : 0\' ::;, r::l t C ... ... ti.~ WHEREAS. Wayne Lujan is the owner of. real property located in Section 25, Township G7 South, Range 2S East, Tallahassee Meridian. Monroe County, Florida. Mile Marker 6; and W'rt~REAS" the above property is locaced in the Suburban Residential (SR) Land Use District where attached residential dwelli~gs exceeding fo~ in n~mber are permitted as major condi- tional ~ses pursuant to Section 9.5-236, Monroe County Lanc:l Development Regulations1. and. -. .. .'}-~. . . - . WHEREAS, Mr. Lujan-a.pplieq for m.ajor conditiona.l use approv- al Co construct sixteen dwelling units in eight duplexes and accessory structures comprised of a recreational building, a swimm.ing poel, four piers with four boat slips per pier, a sew- age treatment p~an and utilities; and . WH!:REA.S"c, th~ Monr9c County Planning Commission, during a regular meeting held on July 7, 1994, conducted a public hearing on the request filed by ~. Lujan; and . WHERtAS, the Planni~g Commission was presented with informa- tion via the following: 1, The major conditional use application filed by Jose Gonzalez, a~ent fer Mr. Lujan, including the site Plan by Gon~alez Ar::hi tects. dated 02/11/94 and revised 3/31/94; MJENCHAN.30/TXTD~ _~'IL___~_ Doell 1508583 1759 ~ SkI 2102 PSI <;.t::3 Page 1 !nitialS~ A ----~RL: _ ..................~ E:XHIBIT A U~'UI'LUU~ ~U.U~ ";)UJ-,LJ.L-~JL.J I nt:.. v......M~U vUI"lrHl"tl rH\X. Olof' .1 0 FIi..E =101.299-' SKI 3. 4 6 5 Pc.;. ~ 3 9 2 ..:: si t.e \.Itil ities plan by Gonzalf!% Architect.s dated 02/11/94. revised 3/31/94: floor Plans & elevations by Gonzale% Architects dated 02/11/94; Stormwater Management Plan by Gonzalez Architects dated 2/11/94, revised 3/31/94: ~ 2. C) .- ~ ..... Memorandum to Monroe County Planning Department from Gonzalez Architeccs dated January 31, 1994. This multi- page memorandum describes the proposed construction of tbe project.; N \!) 3. M Settlement Agreement between applicant, D~, and Monroe County dated 22 August, 1988; and Staff report by Steve Ferris, Development Review Coordina- tor. and Dianna Stevenson. County Biologist. dated June 30, 1995; and WHEREAS, the Planning Commission made the follOWing finding of fact: u.-~ :sot 4. o . en J" ...:r N The proposed project is in general compliance with the Monroe County Code; . however, adcU tional detail is required to determine compliance with Seys. 9.S~293. 9.5-65, and 9.5-326; - ----J ~. The proposed project is ~ in compliance with the require- ments of the settlement agreement between Monroe County, the applicant, and the DCA dated 22 August 1988; 3. To comply with the density provisions of Sec. 9.5-262 of the Monroe County Code, the transfer of 13..5 transferable development ri,ghts (TOR's) must. be co~leted pursuant to Sec. 9.5-265; 1. 2. 4 . Pursuant to Sec. 9 . S ~:2 6:2 of the Monroe County Code , ~he allocated density of -the property permit:s the construction of four (4) dwelling units on site; S. The proposed construction of sixteen (1') dwelling units on site is subject, to the County's dwelling unit. alloc~tion or~inance, as per Sec:. 9.5-121(d) of t.he Monroe CoUnty ':ode;* &. A plat vacation is necessary before the proposed develop- ment ca.n proceed. vacation of the plat is appropriate based on the facts that the no development has occured pursuant to th.e plat and no existing or proposed public purposes are reliant on the plat: 7. Conditions are necessary to address FOOT permitting require- ments, settlement agreement requirements, and compli.nce with Sec. 9.5-293 of the Monroe County Code. MJENCP~.30/TXTDR Page 2 Initials~ Docll 1~08583 1760 ~, ' Bkll 2102 P911 ~ ~4/~//L~~~ Ib:~~ LJ') ..:::r o - - ~ N \.0 M .... - ......- c::::II CIC ,~. ..::1" ...::r N (:) 0'\ ,:m~-L'jL-l ~L~ IHe G~Alb G~ANY t"'Abt. t3::l/1t3 p;:~ ~~ 0 ~ 2 997 Br, ~ 4- 6 5 PC. ~ 3 9 3 B. Conditions requiring the s\l.bmittal and review of more ds- tailed stortn'Wat.er management and wast.ewater treat.ment sys- tem plans ;are necessary to address compliance with Sec. 9.5-G5 of t.he Monroe County Code, "Standards Applicable to all Condit.ional Uses,- and Sec. 9.5-295, -General Require- ments for Site Improvernents. -: Completion' of' the installa.- . tion of utilities' and infrastructure prior to t.he comple- tion of other developmenc on site, is necessary to address the same Monroe County Code requirements; and WHEREAS, based on the finding of fact, the Monroe County ~lanning Commission gave preliminary development approval to the major conditional request and issued Resolution No. P40-,94 wit.h condit. ions to the project and with the requirement that the applicant return before the Planning Commission for final approv- al of the project once the conditions were met: and WHEREAS, on May 25, 1995, the Planning Commission met in a .,public hearing and reviewed the following revisions to theappli- cation submitted by'Mr. Lujan: Development Plans dated 2/1i/94, last revision date of 3/31195, including S~eets pt-l, sit~ plan with revised d~ek location and culverts, SU-1, utility plan with revised light pole details and culverts. SD-1, drainage plan, SL-1, landscape plan and A-l. floor plans and elevations; and 2. Letter from Ingrid Leuchtenmueller, Distriec Permit Engi- neer, Florida Department of Transportation, to Monica D'Ambra dated 2/17/95; and 1. 3. Letter from Jose GonzalezJ agent, to Antonia~Gerli, includ- ing construction management plan, dated April~2B, 1995; and .(. Letter from Connie: Graboi's, Monroe County Recycling Coordi- nator, to Monica D~Ambra, ;dated April 27, 199~; and 5. Staff R.eport prepared by Antonia Gerli, Development Review Coordinator and Dianna Stevenson, County Biologist, dated May 3, 1995; and WHEREAS, the P1aJU?ing Commission made the following Find- ings of Fact, based upon the e~idence presented: 1. The. applicant has submitted a compl,ete planting plan and maintenance program which is in compliance with all of landscape standards set forth in Monroe County Code, Sec- tions 9.5-364, and 9.S-3G7.This plan has been approved by the Monroe County biologi~t; and MJENCnAN.30/TXTDR Page 3 InitialS~ Doc:lI 1508583 Bkll 2102 PgII 1761 ~ ~4f~(fLVV~ lO;V~ __ CollI .... --- 0:::::1 00; ~V~-L':JL-l~L~ IM~ ~~~lU ~~NY "'~l:II:. rJbflrJ F'rLE .~0~2997 BK 11 4 6 5 PG, ~ 3 9 4 2. All existing culvert locations along the access road have been shown on the plans; and :'--0 ...:::t o ~ - ~ N \..0 CO? The applicant has submitted a letter from the Florida De- partment of Transportation (FOOT) seating that ,no. new ac- cess permits are necessary; and The phrase "Full Compliance- in Condition number seven. (18) 7'; of Resolution P4D-~4 as speeified shall be interpreted with ' the more specific language of each condition being control- ling; and Based outhe site plan, the recycling plan is not in compli- ance per the Director of Recycling; and G. The stormwater managemen~ plan has not yet been approved by Monroe County and a South Florida Water Management District (SFWMD) permit has not been submitted to Monroe County; and J. 4. s. .:r 7. - - N - 0 Cl ...",:... 8. 9. A final Wastewat~r treatment plan including Department of Environmental Proteccion (OEP) approval of the wastewater system, adequate nutrient removal, a wastewater reuse sub- surface irrig~tion system, and final system design for wastewater collection certified by a professional engineer regist.ered in the State of Florida has not been submitted to Monroe County; and The County ~ngineer has ,not approved the utilities plan, firewellsor the road improvements; and The construction of four (4) dwelling units is permitted under t.he allocated density provisions Section g. S-2G2 of - the -Monroe County Co-de. T-he transfer of at Ieast eleven and one-half (11.5) development rights (TD~s) to the site is necessary t~ compl,ete the sixteen dwelling units and is subject to rni:nor co~ditional use approval pursuabt to Section 3.S-26S(1)_of the~Monroe County Code.~ 10. Monroe County has in effect a dwelling unit allocation ordinance which limits the amount of residential develop- ment available in the C~unty; and 11. The vacation of the plat of Enchanted Isle was approved by the Board of County Commissioners on April 18, 1995. WHEREAS,~ the Planning Commission found that the preceding finding of fact supported fheir decision co grant final approval to the request filed by Wayne Lujan for a major conditional use; and MJENCHAN.30/TXTPR Page 4 I':itialS../kft Doell 1508583 Bkll 2102 PSI 1762 ~ ~Q/~'IL~~~ Ib:~~ .:l~~-L~L-l~L~ IHt ~~Alb ~ANY t-'Abt:. I::l II HI Prt.e'!0 aK'146S~ 2997 PGi~ 395 WHEREAS, the Planning Commission ~ranted final Major Condi- tional Use Approval wieh conditions in Planning Commission Reso- lution #P24-95i 'C-- NOW, THEREFORE, BE IT RESOLVED BY THE PIANNING DIRECTOR OF MON- ROE COUNTY, FLORIDA, as, follows:' - - <::) ~ ~ That the Development Order for major conditional use approval for Wayne Lujan to constnact eight duplexes consisting of six- teen residential units, together with accessory structures of a recreation building, a swimming pool, four piers with sixteen boat slips for the exclusive use of the home owners or renters, an accessory building and a sewage treatment plant and utilities located in Section 25, Township G7 South, Range 25 East, Talla- hassee Meridian, Monroe County,. Florida, Miile Marker 6 between Key Haven and Boca Chica and having Real Estate Number 00141135 is hereby issued pursuant to Planning Commission resolutions #P40-94 and IP24-95 which grant.ed APPROVAL with the following . conditions: N \.0 M -- ~~ ~ 1. The-applicant shall delete the recycling bins sbown on the ..:' site plan and replace them with a statement to the effect ~ that ccrhside recycling will be provided. o 2. A stoX'mwater management plan for this project shall be ap- c:::n proved by Monroe County or Monroe County's stormwater man- agement engineering consul tant, prior to the submi t tal of an application for a building permit for any part of the projec~. Full compliance wit.h tbe Monroe County's stoX'mwater management ordinance, and appropriate SFWMD per- mi t, shall be obt.ained prior to the issuance of any build- . in~ permit for any part of ~he project. 3. A final wastewater ~reat~ent plan shall be approved by Mon- roe County Planning:and EnVironmental Resources staff prior to issuance of any: build~g permit for any. part of the project, including DEP approval of the wastewater system, adequate nutrient removal, a wastewater reuse subsurface . irrigation system, and final sys-tem design for wastewate~ collection certified by a professional engine.r registered in the State of Florida. " 4. All certificates of occupancy and/or approval of final con- struction by the County 'Engineer, for the installation of utilities. firewells, road improvements. bufferyards, wastewater collection system, and stormwater management, shall be obtained prior to the issuance of certificates of occupancy for any dwelling unit(s}. S. The final approval of all dwelling uni~s on site is subject to the County's dwelling unit allocation ordinance. MJENCHAN.30/TXTDR Page 5 IniCialS~ Doell 1508583 Bkll 2102 PgII 1763 ~ 0:> ..::r o -.. .- -- -- C'.J tJ:) :""') - -=-- -~ :> c>e - - .:r "'\.J .:::) ;x'\;. JU...I LJ.L ~.j.LJ I nc.. v~...~t.:J .....UfYlrf..U'ty r~l:ll:. t:ltH.lt:l . Date~~ne 12, /995 ~ I ltEREBY CERTIFY thac On this day, before me, ,an officer duly authorited i~ the State aforesaid and in the County afore- said, to take' acknowledgments, p~rsonally appeared LoRENzo AGREMO, to me known to be the person described in and who execut- ed the foregoing instntment and. he acknowledged before me that he' executed the same. . WITNEsS my hand and official seal in t.he County and State ~ast aforesaid t,his j9'Ii:. day of ~(':P /i;: .......... M~.. :AJ NorAAY=~~~;,;-:-_. NOTARY PUBLIC, S ATE OF FLORIOA COMMISSION 1\.'0. C<::Z7.ZJr.. MY COMMISSION ~,.. MAP_ 21.1997 '!LI . 1. 0 ~ 2 997 81<,:J.. 4 6 5 PG'l 3 9 6 :.. ::- Docll 1508583 ~ Bkll 2102 PgII 1764~ MJENCHAN.30/TXTDR Page f; Initials t ' ~~'~"L~~~ lb:~~ :=- -~ ~ ..:r C'\J - C) 0'\ .j~~-L':JL-l~L~ I Nt. L./'(I,UU l.LlI"It"I4NY r/-lUl:. ~':J'l~ ~OTlCE rrLE ,~ 01 2997 al('~465 PG'~397 O'l Section 9.5-72. (a) of Monroe County Code scates that a condicion_ al use pennit shall not be transferred to a succes~ive owner without notification to the Development Review Coordinator with- in five (5J days of the' transfer. Under the authority of Section 9.5-72(a) of the Monroe County Land Development Regulations, t.his developm4nt order shall be- come null and void, with no further not.ice required by the Coun- ty. unless a complete building permit application for site prepa- ~ation and builciing constroction with revised plans as required herein is submicted to the Monroe County BUilding Official with- in six (6) months of the expiration of the Department of Communi- ty Affairs appeal period o~ the date when tbe Department of Com- munity Affairs waives its appeal and all required certificates of occupancy are procured within three (3) years of the date this development order is approved by the Planning Directo~. If 'this 'development order is appealed under the MC?nroe County code or by the Dep,artment of Community Affairs. the above time limits shall be tolled until the appeals are ~esolved. This instrument shall not take effect for thirty (30) calendar days fOllOWing the date of memoriali2:ation thereof, and during that ti~e permit shall be subject to appeal as provided in Sec- tion 9.; 5-523 Cd) of the Monroe County land development regula- tions. An appeal sha.ll stay the effectiveness of this instru- ment until resolved. :.:t- O ~ ~ N \C C"? In addition. please be advised that pursuant to Chapter 9J-l, Florida Administrative Code, -this iJlstrument shall not- take ef- fect for forty five (45) days following tbe rendition to the Flo~ida Department of Community Affairs. During that 'fort;y-five days. the Flo~ida' Deparcment of- Community Affairs .y appeal- this instrument. to the Florida Land:. and Water Adjudica~ory Com- mission~ and that such an appeal stays the effectiveness of this instrument until the appeal is resolved by agreement or order. Doell 1508583 Bkll 2102 PgII 1765 ~ MJENCHAN.30/TXTDK Page. 7 ~ ~ r",.<kl ~ ~ ~'JO:Rr1. ~::r,.14 .ll... ~::... r .. --;:IY? -. ,.0 Pl'tJ. "".rJ~ CI~;~ Initials~ ~q/~(IL~~~ Ib:~~ .j"~-L':lL-l~L~ IHt C~Alb C~ANV ....AlX. HI/ HI FILE 11012997 BK' J. 4 6 5 PG.1 3 9 8 ATTACHMENT ''B'' Docll 1508583 Bkll 2102 PgII 1766 ~ . FILE: #1.01.2997 BK#1.465 PG#1.399 ENCHANTED ISLAND SHORELINE BUFFER PLAN - prepared by . Lewis Environmental Services, Ine. P.O. Box 420334 Summerland Key, Florida 33042 February 10, 1997 Doell 1508583 Bkll 2102 PSI 1767~ . FIL~ #1 01 2997 BK#1465 PG#1400 . ENCHANTED ISLAND SHORELINE BUFFER PLAN Background and Purpose of Buffer As part of construction of the Enchanted Isle development, a vegetated shoreline buffer will be installed within the shoreline setback area around the entire island to serve as a buffer area between the development and the existing shoreline mangrove fringe and adjacent shallow water habitat. The shoreline buffer is designed to provide the following benefits: · wildlife habitat, · shoreline stabilization, · vegeta~ed area to receive and filter excess stonnwater runoff, · vegetated area to receive and hold excess tidal inundation, · aesthetic benefits for island residents, and, · low maintenance landscape to conserve energy, Existing Site Description . Enchanted Island is an existing island connected to U. S.l by a causeway, The uplands on the interior of the island and the causeway were built up with crushed limerock. The island is surrounded by a mangrove fringe. The resulting shoreline consists of sloped crushed limerock vegetated with native and exotic plants grading down to an intertidal mangrove community and then to adjacent shallow submerged lands. Figure 1 shows views of the shoreline from the interior of the island and Figure 2 shows the typical configuration of the shoreline slope and the consistency of the fill material, Where erosion is pronounced as at the location in Figure 2, :fine material is carned away by tides and rain events, leaving a fairly rocky substrate. The shoreline mangrove fringe includes all three species of mangroves: red mangrove (Rhizophora mangle), black mangrove (Avicennia germinans), and white mangrove (Laguncularia racemosa), Just landward of the fringe (Figure 3), salt tolerant trees and shrubs include green buttonwood (Conocarpus erectus). bay cedar (Suriana maritima) and the exotics Brazilian pepper (Schinus terebinthifolius) and Australian pine (Casuarina equisetifolia). Description of Buffer Plan . Layout Design The shoreline buffer plan will encompass the e~tire island where the mangrove fiinge presently exists. The proposed development ' (dwelling units, roadway and swimming pool) will be set back twenty-five feet from the landward edge of the mangrove fiinge and the buffer will be installed within this setback area, On the south and east sides of the island, the buffer will fonn one continuous band of planting. On the north side of the island, the buffer will also fonn a continuous band but will be expanded within the areas between the dwelling units (See Figure 4). Doell 1508583 Bkll 2102 Pgll 1768 f 1 Docll 1508583 Bkll 2102 PgII 1769~ . .. .... J.IItJ ...- '. ,. :w. ,;.l.~ ',( - . Figure I Vie\'. of the interior area of Enchanted Isle, looking east along the north shoreline (top photograph) and the south shoreline (bottom photograph) . FIL8 #1 01 2 9 9 7 8K.,l 465 PG#J, 40.L I . . . Doctl 1S08583 Bktl 2102 Pgtl 1770~ Figure 2. Typical profile showing sloping limerock fill and mangrove/green buttonwood fringe along the edge of the Enchanted Isle shoreline 2997 f<'IL& Ill. ({) 1. PG~ 1. 4 CD 2 BK~l 465 3 . . IE", '~>..,. . 1.::'(": , 'S'~'_"_ . ......,.. Figure 3, Views of the shoreline vegetation fringe photographed from the interior of Enchanted Isle showing typical vegetation composition including green buttonwood, red mangrove, and Brazilian pepper (top photograph) and green buttonwood, red mangrove, bay cedar, and Australian pine (bottom photograph), - Doell 1508583 ~ Bkll 2102 PgII 1771~ FILB #l (2) l 2997 BK#,1465 PG#l403 4 . . Doell 1508583 ~ Bkll 2102 PSI 1772~ FILg '1 0 1 2 9 9 7 BK'1465 PG'1404 . Figure 4. Typical configuration of roadway (south side) and dwelling unit (north side) shoreline buffer plans for Enchanted Island. 5 . . . FILg #1 0 1 2 997 SK# 1 4 6 5 PG# 1 4 (2) 5 Exotics Removal Enchanted Island presently contains two major exotic pest plant species: Brazilian pepper (s. terehinthifolius) and Australian pine (c. equisetifo/ia). Most of the trees are located along the disturbed fill edges of the island and causeway (Figure 3). All individuals of these species will be entirely removed from the island and causeway. Removal of all trees is preferable to herbicide treatment alone in this case mainly for aesthetic reasons. In buffer zone areas slated for planting, the entire tree, including the stump, will be removed when necessary. Otherwise, the trees will be cut to within one foot of existing grade and the stump will be treated with Garlon 4 herbicide applied to the root collar and adjacent trunk base within one day of cutting. All cuttings will be mulched either on site or at the County landfill. Every effort will be made to remove Brazilian pepper prior to maturity of seeds (usually occurs in late fall/early winter). Once removal is complete, a regular maintenance plan for exotics control will be followed (see Maintenance section below), Grading Plan As mentioned, the substrate on most of the island and the causeway consists of crushed limerock fill. Some modification and stabilization of the substrate will be required prior to installation of plantings. Treatment of the substrate will be slightly different on the two sides of the island. Figure 5 shows the typical gr~ding plan for the south (roadway) side of the island. Due to the relatively short distance between the road and the mangrove fiinge, the roadway the buffer plan on this side of the island will essentially consist ofa sloping grade from the edge of the road curb to the existing mangrove wetland elevation. The proposed planting scheme will then be adapted to the resulting elevations rather than trying to achieve optimum elevations for certain target species (see Planting Scheme below). Depending on condition of the underlying substrate, once excavated, Iimerock screenings may be substituted, especially near the bottom of the slope, if the substrate is too rocky to plant. On the north side of the island, the buffer will be graded and stabilized to target a high marsh type community as nearly as possible while retaining the existing green buttonwood fiinge elevation. Figure 6 shows the typical grading plan in buffer areas adjacent to the dwelling units, Limerock will be removed or graded from the buttonwood/mangrove fiinge to the landward edge of the buffer until a slope of less than 10 degrees (optimum 5 degrees -7 degrees) is achieved. It is not known at this time what the final ground elevation of the construction area will be. ffthe shoreline buffer cannot be graded into the development area while maintaining a slope' of 10 degrees or less, the fill bordering the development area will be stabilized with riprap boulders. The small boulders Oess than two feet in diameter) will be set at the landward edge of the buffer at a slope no steeper than 45 degrees, The substrate within the buffer will be replaced with Iimerock screenings if it is found to be too rocky upon excavation. Excavation and substrate modification of the buffer in this area will be performed with the goal of achieving optimum slopes and elevations for planting of salt marsh vegetation as described in the Planting Scheme. All existing bay cedars and selected green buttonwoods within the buffer area will be left in place and excavated around with a gentle slope. This will serve the purpose of retaining existing trees and will add to the habitat diversity of the buffer. Docll 1508583 ~ SkI 2102 PgII 177~ 6 FILE #2 0 2 2997 BK # 2 4 6 5 PGN2 4 (2) 6 . Plant Species Key BA = sea oxeye daisy BC = saffron plum CE- = green buttonwood OS = seashore salfgrass Ef" = spanish stopper f"L = yellowtop GO = blolly HO = dune sunflower " = dune elder JK = loewood MB = wild dilly PP = Jamaican dogwood SM = bay cedar SP = saltmeadow cordgrass S5 = sea purslane SV = seasho,re dropseed ROAD CURB 5' . PP,GD,Ef 15' CE,II,SM,JK,MB,BC BA,SP ,DS,SV,SS,HD,FL figure 5. TypIcal grading and planting plan for roadway (south side) shoreline buffer at Enchanted Island. . Do~1I 1508583 ~ Bkll 2102 PgII 1774 ~ 7 . . . Doell 1508583 Bkll 2102 Pgll 1775~ 25' FILB #1012997 BKlt1465 PGlt1407 Figure 6. Typical grading and planting plan for dwelling unit (north side) shoreline buffer at Enchanted Island (see text for plant list). 8 . . . ~:" 2l:SS;:" 1716$ Planting Scheme The roadway buffer on the south side of the island will be planted with salt tolerant sluubs and grasses according to the scheme shown in Figure 5, Trees and shrubs will include at least three of the following species, depending on availability: Green buttonwood, Conocarpus erectus Dune elder, [va imbricata Bay cedar, Suriana maritima Joewood, Jacquinia keyensis Wild dilly, Manilkara bahamense Sa.ffron plum, Bume/ia ce/astrina In addition one of the following tree species may be added at the top of the slope: Jamaican dogwood, Piscidia piscipu/a Blolly, Guapira disc%r Spanish stopper, Eugenia foetida Herbaceous plants will include: Sea oxeye daisy, Borrichia arborescens. and at least two other species from the following list: Sea purslane, Sesuvium portu/acastrum Seashore saltgrass. Distichlis spicata Seashore dropseed, Sporobo/us virginica Saltmeadow cordgrass, Spartina patens Dune sunflower, Helianthus debi/is Yellowtop, F/averia linearis The dwelling unit buffer on the north side of the island will be planted with high marsh herbs and grasses according to the scheme shown in Figure 6, including: Sea oxeye daisy, Borrichia jrulescens, and at least two other species from the following list: Sea oxeye daisy, Borrichia arborescens Sea purslane, Sesuvium portulacastrum Seashore saltgrass, Distich/is spicata Seashore dropseed, Sporobo/us virginica Saltmeadow cordgrass, Spartina patens Dune sunflower, He/ianthus debilis Yellowtop, Flaveria linearis The sloping areas between dwelling units (landward of the twenty-five foot setback) will remain at current grade and will be planted with at least two woody and three herbaceous species selected from the plant lists on this page, FILE #1 01 2 997 BK#1465 PG#1408 9 . . . Doell 1508583 Bkll 2102 PSI 177~ All plant material will be nursery grown and acclimated to salty soil where possible. Trees and shrubs will be at one to three gallon sized material, while herbaceous plants will either come in plugs for clumped emergent material, or in runners of seedlings. Trees and shrubs will be staggered on maximum ten foot centers and herbaceous material will be staggered on five foot. centers, or as set by the nurseryman in runners. The entire shoreline buffer area is approximately 41,500 square feet in size (1660 feet by 25 feet). Approximately 2/3 of the buffer is located along the south and east sides of the island. Half of this area will be planted with trees and shrubs, resulting in a maximum of 150 plants. The remainder of the buffer will be planted with herbaceous material, resulting in a maximum of 1,400 plants. The herbaceous material, especially species like sea oxeye daisy, is expected to expand and fill in the buffer area once it becomes established. The shrub area will be mulched to discourage exotics or undesirable herbaceous species. A few sea oxeye daisy may be planted in the shrub area and will be encouraged wherever it expands. Plant Installation Method As mentioned above, the substrate within either or both buffer areas may require some modification prior to planting. The shrub species listed, along with both species of sea oxeye daisy and yellowtop are expected to be able to survive in fairly rocky soils. The remainder of the herbaceous species listed probably require finer soils. Therefore, substrate modification may be necessary in more waterward zones where these plants will be installed (see Figures 5 and 6). In these areas, rocky soils will be removed as much as possible and replaced with limerock screenmgs, For trees and shrubs, holes will be prepared at twice the width and 1.5 times the size of the root ball of the plant. Approximately one inch of black dirt will be placed on the bottom of the hole and a small amount offertilizer may be added if deemed necessary. Once the plant is installed, it may be guyed or staked to stabiliZe it until establishment, if deemed necessary. Each plant will be watered to a good soaking immediately upon installation. Herbaceous plants provided in plugs will be installed in a fashion similar to shrub installation. Herbaceous plants provided in runners, will be installed in shallow trenches, but will be staggered so as to avoid a "row crop" appearance. Buffer Construction Schedule Scrapedown and grading of the buffer will take place prior to and during ,construction of the development. Some stabilization with silt screens may be necessary to prevent erosion until construCtion of the development is finished. Limerock screenings may be imported either during or after construction of the development, as deemed appropriate by the contractor. Screenings should be placed and graded as near as possible to planting time to prevent any loss to erosion or other factors. Once exterior construction of the development is ~ubstantially completed (where it will no longer possibly interfere with plant installation), plants will be ordered and the planting area will be graded and prepared. Plants will then be installed and the maintenance schedule will be initiated. rILE: ~1012 997 BK # 1 4 6 5 PG# 1 4 0 9 10 ~~. 2t:85~;., 1118 <f}{ ~rLE #1 01 2997 BK#1465 PG#1410 . Maintenance Plan Watering Schedule Once the plants are installed they will be watered immediately and then once every other day for the first week (one good soaking without waterlogging). The plants will be watered once a week thereafter for the following five weeks, and about once a month after that. Seasonal timing of the planting (wet or dry season) will playa greatly influence the watering schedule. Exotics Control Schedule A follow-up visit will be conducted within 3Q days of exotic removal and treatment to ensure that all plants have been completely killed, Retreatment will be applied as necessary at that time. Thereafter, exotic maintenance events will occur annually, Any invasive exotics found on the site will be pulled up by hand, if possible, or treated with Garlon 4 herbicide. . Damage Control Physical damage to newly installed plants is expected from two possible sources: erosion due to heavy tides or rains, and human or pet intrusion. Erosion from heavy rains are expected to most affect the steeper sloping side of the buffer (south side). Mulching of the shrub area may help lower the rate of erosion from rain. As for tides, it is felt that the existing mangrove fiinge can sufficiently buffer all but the heaviest stonn or wind driven tides. It is hoped that herbaceous plants will spread quickly and eventually reduce whatever risks of erosion exist. The site will be monitored for any visible signs of heavy erosion and if any problems are identified, further stabilization of the buffer may be deemed necessary at that time. . Human intrusion is not expected to be a problem in the south and east (roadway) buffer areas, but this will be monitored. Sources of intrusion into the north side buffer will vary according to how much the residents will wish to gain access to the shoreline or mangrove fiinge. Since the b~er will closely border the dwelling units, the expected drop in elevation may discourage this. If it becomes a problem, it may be desirable to install a lattice wall or other structure to discourage access directly from the ground slab under each unit. Otherwise, rather than incur the expense of continuing to replace damaged plants, a narrow footpath could be provided through the buffer to provide access to the mangrove fiinge. Monitoring and Success Criteria . Success of the shoreline buffer planting will be defined as an 80% survival rate for planted individuals over ~ one-year period from the date of installation along with maintenance of the entire property in an exotic-free condition. Once the planting is installed, the site will be photographed. The site will be revisited at the end of three months to detennine the general condition of the installed plant material. If survival is generally good, the site will be revisited again at six months and at the end of the first year. Replacement of any dead installed plants to meet the 800.10 survival requirements will be performed at the end of one year from installation, If 11 . . . after three months, the survival of installed material is poor, the site will be re-evaluated to determine what measures need to be taken to successfully establish plants. Given the nature of the existing plant material ,in the area, it is expected that plant swvival will be fairly good at least for most of the species and that natural expansion and recruitment will occur, especially once the substrate is modified. The site will be photographed during each monitoring visit (at three, six and twelve months from installation). Docll 1508583 Bkw 2102 PgN 1779~ rILE #1 0 1 2997 BKS1465 PG#1411 12 .. Docll 1508583 Bka 2102 PIa 17B0~ . ATTACHMENT "c" IfILE #1012997 BK#1465 PG#1412 . . PILE: #1012997 . BK#1465 PG # 1 4 1 3 Doctl 1508583 ') Bkll 2102 Poll 1781c:Jr ) (;JR~C \ < ~!i~1l: : ,~!il!l~ ) ,....-........--..\ : F>[/ , I l,.. Ulc~.j .. \, Z .. I ~~a \ " i l 00 ) ~ i ) " ......-,- a (!;~ ..... i ') i ~~o pz ~'" i ) .. "'=1 ~~ ao<> j i'l' ~ lID 'n .. <.. C n ~~ ; ) z ~ %~c ~ i "U "'i6 ~ 2<> r i! ~ \ ]> ~Iil ~ Z .. ~ :a ;;( E ! /'0.. ~ . ..~ , f!! " ~ >;11 ~i , .. /' -~">,""", . anali1elll . (x~"\:l;;(2 ~ (" ~"ll:h~ $ ( S!il~Q~n \, "aoe ~ ) ~~~}I~~ ) . 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"U r l> z /7 ~~ ( i f~ t :I o i . i'l ~ ~ I ;:l " !I! ~ ! u. S. 1 Docll 1508583 1785 \17 Bkll 2102 Pgll ~ . i ... ~ j iil pi ~.. -~ 4';' ~i 2<> ili ~Ii I o IS "' . "' "' i i "' "' ~ ~ ~ lil \l - I i'l i ~ ..... : t ~ ; \ i \ ~ \ ~ ..... ~ ... .. . ~ I) . ( ~ ..! i ) ~) u j? ~ }; ;;0 "U ;;0 :t> "U JlIIiito ~ ~!~St~ -f 'j:, (lf3 l> :.ai"'<,.. ~ lIli ~ I~:~q :lB~: lil"'& ~!:n~ ,~u: .-< .. ~ILR #1 0 1 2 997 BK# 1 4 6 5 PG# 1 4 1 7 MONROE COUNTY OFFICIAL RECORDS n r{r '" ... ... ... il C/) II .. I!!:; " ENCHANTED I SLAND'[ .. ... :r N ~ ~ .!.Nr:~;5" ;;1- l -i .. i ... ~::: e:z I ~Sf: ;J!~ I ~ co CJ c:: ~,.,...~. ~.. MONROE COUNTY, FLORIDA ...... r .. [a!l ~~ ;' 00 - 08 !i", -co ~8 i~ ~.e ~:!:: C1~~ f~'" ~'s:~ Q:~ " =- r ~ IJ ffi .. '" , .. .. ... ... I I ... co '" ... - .. ... ... Docll 1508583 ,~ Bkll 2102 PgII 1786~ EXHIBIT C (PER DEVELOPMENT AGREEMENT) 4 lD co ,.. .... D C")G1 COIL .10 coN ~6' ........ 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