Item Q3
BOARD OF COUNTY COMMISSIONERS
AGENDA ITEM SUMMARY
Meeting Date: December 19,2001
Division: Growth Management
Department: Planning & Environmental Resources
Bulk Item: Yes
No X
AGENDA ITEM WORDING: A public hearing at the request of Hawk's Cay Resort (MM 61) to approve
amendments to the Development Regional Impact (DR!) development order, Resolution 365-1986, and
modifications to the Major Development approval for the Hawk's Cay Expansion DR!.
ITEM BACKGROUND: The proposed modifications and amendments create a new Development Corridor #5 with
28 additional hotel units and 14 staff quarters units and transfer rights to Monroe County to develop off-site 128
affordable housing units. If approved the modifications/amendments will increase the number of hotel units
approved under the existing DR! from 269 to 297, not including the 14 units reserved exclusively for employees of
the resort. To be used, the 128 affordable housing units will require a Chapter 380 agreement between the County
and the Department of Community Affairs.
The Planning Commission is scheduled to consider this request at a public hearing on December 12, 2001.
PREVIOUS RELEVANT BOARD ACTION: On September 18, 1996; February 23, 1998; and December 8,
1999; the BOCC approved amendments to the DR! and Major Development in Resolution Nos. 335A-1996, 086-
1998,616-1999 and 354-2001 respectively.
CONTRACT/AGREEMENT CHANGES: None
STAFF RECOMMENDATION: Approval
TOTAL COST:
N/A
BUDGETED: Yes N/ A Nt'
COST TO COUNTY: N/ A
REVENUE PRODUCING: Yes N/A No
AMOUNT PER MONTH N/A YEAR
APPROVED BY: County Attorney X
o MB/Purchasing
N/A
DIVISION DIRECTOR APPROVAL:
DOCUMENTATION: Included X
To follow
Not Required
AGEl'ITDA ITEM #:
/-~. ~
- ~
DISPOSITION:
C:\Colleen\Agenda Item Summaries\Hawks Cay DRI 12190 I.doc 12190 1
HAWK' CAY INVESTORS, L TD.I
HAWK'S CAY DEVELOPER, LTD/
VILLAGE AT HAWK'S CAY, INC.
MODIFICATION OF A MAJOR DEVELOPMENT AND
AMENDMENT TO A DEVELOPMENT OF
REGIONAL IMP ACT (DRI)
BOARD OF COUNTY COMMISSIONERS
MARATHON EMERGENCY OPERATIONS CENTER
DECEMBER 19, 2001
RESOLUTION NO. -200 1
A RESOLUTION BY THE BOARD OF COUNTY
COMMISSIONERS OF MONROE COUNTY FLORIDA,
APPROVING AMENDMENTS TO THE DEVELOPMENT
OF REGIONAL IMP ACT (DRI) DEVELOPMENT
ORDER, RESOLUTION NO. 365-1986, AND
MODIFICA TIONS TO THE MAJOR DEVELOPMENT
APPROVAL FOR THE HAWK'S CAY EXPANSION DRI;
PROVIDING FOR AN EFFECTIVE DATE
WHEREAS, on December 5, 1986, after a public hearing. the Monroe County Board of
County Commissioners (Board), adopted Resolution No. 365-1986, a Development Order issued
under Chapter 380, Florida Statutes (F.S.), for a Development of Regional Impact (DR!) known
as the Hawk's Cay Expansion DRI; and
WHEREAS, on September 24, 1986, the Monroe County Zoning Board recommended that
the Board approve the amendments to the DR! and Major Development for the Hawk's Cay
Resort; and
WHEREAS, on September 18, 1996; February 23, 1998; and December 8, 1999; the
Monroe County Board of County Commissioners approved amendments to the DR! and Major
Development in Resolution Nos. 335A-1996, 086-1998, 616-1999, and respectively; and
WHEREAS, on October l2, 2001, Hawk's Cay Investors, Limited, and Hawk's Cay
Developers, Limited (hereinafter Applicant), proposed a non-substantial change pursuant to
Section 380.06(19)(e) 2., F.S. to the 1986 DR! Development Order. as amended, by filing a
Notice with Monroe County, the South Florida Regional Planning Council. and the Department
of Community Affairs in accordance with Section 380.06(19), F.S.: and
WHEREAS, the Applicant proposes to revise the DRI master plan lar the DRI as approved
to create Corridor 5 which will include an additional 28 hotel units, 18 staff units, and will
transfer 128 units to Monroe County; and
WHEREAS, on October 12,2001, the Applicant also filed an application for modifications
to the 1986 Major Development (hereinafter modifications), as previously amended; and
WHEREAS, during the review process, the Monroe County Planning Commission, after
due notice and public participation in the hearing process, reviewed the proposed amendments
and modifications to the DRI and Major Development; and
WHEREAS, on December 12, 2001 the Planning Commission recommended approval of
the proposed changes and modifications to the DR! and Major Development; and
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WHEREAS, the Monroe County Board of County Commissioners (Board) is the local
government body having jurisdiction over the review and approval of the DRl, in accordance
with Section 380.06, F.S. (2000); and
WHEREAS, the public notice requirements of Monroe County for consideration of the
proposed change have been made; 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, the Board has 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;
NOW, THEREFORE, BE IT RESOLVED BY THE MONROE COUNTY BOARD OF
COUNTY COMMISSIONERS, MONROE COUNTY, FLORIDA:
Section 1. The changes proposed by the Applicant in its DRI notification do not
constitute a substantial deviation pursuant to Section 380.06(19), F.S.
Section 2. Resolution No. 365-1986, the 1986 DRI Development Order, as previously
amended, for the Hawk's Cay Expansion DRl, shall be further amended as follows:
(New language is underlined; deleted language is Etrid;'iR through)
Amendments to Resolution No. 365-1986, as amended
1. Substitute revised Master Development Plan dated September 18. 2001 attached hereto for
the June 12, 2001 revised Master Development Plan. attached to the Development Order as
Exhibit One and referenced in Condition 1.12.
2. Revise the third "WHEREAS" clause as follows:
WHEREAS, Hawks Cay Resort when completed will be a hotel type destination resort
consisting of ~ 493 hotel suites, conference facilities. retail areas, restaurants, and
recreational facilities on approximately 58.8 acres of land located in unincorporated Monroe
County, Florida on Indies Islands at Duck Key; and
3. And two new "WHEREAS" clauses immediately after the third "WHEREAS" clause as
follows:
WHEREAS, Monroe County has experienced a severe shortage of affordable housing
and the number of affordable housing units that can be built is limited under the Monroe
County Year 2010 Comprehensive Plan; and
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WHEREAS, on October 12, 2001, the Applicant proposed to transfer development
rights of 128 units from the DR! for use as affordable housing. based on the impacts of the
DR! as originally approved in 1986 and subject to further conditions: and
4. Revise Condition 1.12 as follows:
The land use approved by this development order shall be on the Master Development Plan
attached hereto as Exhibit 1 for the DR! development located at Duck Key. l)9tR gf tR.~~~
~xR.ibit~ ari This exhibit is incorporated into this Development Order: provided however,
that the Land Use Summary on the Master Development Plan shall control as to the amount
and type of approved development at Duck Key. In addition, Monroe County and its
successors and assigns shall have the right to develop up to 128 affordable housing units of
up to two bedrooms and two baths, subject to the other applicable conditions of this
Development Order.
5. Revise Condition 1.3(b) as follows:
The Project buildout, DRI termination and DRI development order expiration date for
completing development shall be hR'l:&r:.' 20, 200<1 January 20. 2005, provided that the
Applicant, or its successors and assigns, complies with the terms and conditions of this
Development Order. These termination dates may only be moditied in accordance with
Section 380.06 (19), Florida Statutes, (1995). Consistent with prior County Determinations
concerning the original buildout date. These dates also shall govern the related Hawk's Cay
Major Development Approval.
6. Revise Condition 1.9 as follows:
hRWU:' 29, 2QO<l, January 20, 2005, shall be the date which the County agrees that the
Hawk's Cay Resort Development of Regional Impact and Major Development shall not be
subject to down-zoning. unit density reduction, or intensity reduction. unless the County can
demonstrate that substantial changes in the conditions underlying the approval of the
development order have occurred, or that the development order was based on substantially
inaccurate information provided by the Applicant, or that the change is clearly essential to
the public health, safety. or welfare.
7. Revise Condition 9.1a. as follows:
The Applicant may construct a maximum of ~ 297 guest units consisting of combinations
of no more than ~ 642 bedrooms and ~654.5 bathrooms at Duck Key. These numbers
exclude the 178 hotel units not subject to DR! review. In addition, there are 18 "affordable
hotel staff quarters" units which the Applicant may construct a maximum of one dorm-style
unit and cottages consisting of no more than 36 bedrooms and 27 bathrooms. For purposes
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of this development order. those "affordable hotel staff quarters" shall be defined as new
rental units that are restricted to (1) a maximum monthly rent of 30 percent of the median
adjusted gross annual income for households within Monroe County divided by 12; and (2)
units exclusively housing Hawk's Cay resort staff. Prior to the issuance of any certificate of
occupancy for any structure containing the staff quarters, a restricted covenant(s) running in
favor of and enforceable by Monroe County shall be filed in the ofticial records of Monroe
County. The covenant(s) shall be effective for thirty (30) years but shall not commence
running until a certificate of occupancy has been issued by the building official for the staff
quarters units to which the covenant or covenants apply.
8. Revise Condition 9.lh as follows:
All new guest units constructed shall adhere to one of the architectural styles and one of the
representative floor plans depicted in Attachment G2 to the "Hawk' s Cay Expansion Project
Community Impact Statement" updated May 20, 1997, or submitted as Supplemental
Attachment G2 with the Notification of Proposed Change to a Previously Approved DRI for
the Hawk's Cay DRI dated December 1997, or submitted as Second Supplemental
Attachment G2 with the Notification of Proposed Change to a Previously Approved DRI for
the Hawks Cay DR! dated November 27,2001.
9. Revise Condition 12 by deleting all existing language, except for the last sentence and
replacing it with the following:
Wastewater Treatment Facility. Within one year from the effective date of the adoption of
this Resolution, the Applicant shall either: (1) enter into an agreement with Monroe County
or the Florida Keys Aqueduct Authority (FKAA) concerning the terms and conditions of the
transfer of the ownership by the Applicant to the County or FKAA at no capital cost to
either entity of all land, wastewater treatment and reuse facilities. and other appurtenances
on Utility Island for the siting and construction of a subregional wastewater treatment
facility by the County or FKAA; .or (2) enter into an agreement with Monroe County
concerning the terms and conditions for extension of the wastewater service by the
Applicant's wastewater treatment facility to residences and businesses in Conch Key and
Duck Key. Under option (1 ), the Applicant shall have the right to use all reuse water
available from the new subregional wastewater facility and shall be permitted to retain a
solid waste holding area.
10. Add new Special Conditions in Section 13 as follows:
The Applicant has agreed to transfer to Monroe County the development rights from
Hawk's Cay DR! based on the impacts of the original DRI approval that the Applicant does
not intend to use through any future development order amendment at the Duck Key site,
subject to the following conditions:
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a) The development rights transferred to the County shall be used by the County or its
successors or assigns for development soley for affordable housing (as defined in
the Monroe County Year 2020 Comprehensive Plan. as it may be amended from
time to time) consisting of 128 units with a maximum of two bedrooms and two
baths each.
b) The County may enter an agreement with the Florida Department of Community
Affairs to establish the location and specific requirements for such housing
consistent with Chapter 380, FS, Chapter 9.1-2. Florida Administrative Code; and
other applicable laws.
c) Neither the future Agreement between the County and the DCA nor the
development of the affordable housing provided for herein shall be allowed to (1)
adversely affect in any manner the approved DRI and other development rights and
existing vested rights of Hawk's Cay Resort at Duck Key or (2) require the
Applicant to incur any additional costs, mitigation requirements. or any other
obligation or responsibility due to the development of the affordable housing units
located off the Duck Key site. The above-described Agreement between the County
and the DCA shall not become effective until the Applicant has consented to such
Agreement based on the Applicant's determination. in its sole discretion, concerning
whether the Agreement satisfies the conditions stated in this paragraph.
d) Neither the County nor its succesors or assigns for purposes of development of the
affordable housing units described herein shall have the right to amend this DRI
development order for any reason without the prior written consent of the Applicant.
Section 3. The Major Development modifications, including the revised Master
Development Plan dated September 18,2001, as proposed by the Applicant on October 12,2001,
are also approved.
Section 4. Those provisions of the DRI Development Order. Resolution No. 365-1986, as
amended, and the Major Development approval, as amended. which are not further amended by
this Resolution shall remain in full force and effect.
Section 5. A certified copy of this Resolution, with all exhibits. shall be furnished by the
County by certified mail, return receipt requested, to the Applicant. the South Florida Regional
Planning Council, and the Florida Department of Community Atlairs within 10 days of its
adoption by the Board.
Section 6. The Applicant shall record a notice of this Resolution pursuant to Section
380.06(15), F.S. (2000).
Section 7. This Resolution shall take effect upon its adoption.
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PASSED AND ADOPTED by the Board of County Commissioners of Monroe County.
Florida, at a regular meeting held on the 19th day of December, 2001.
Mayor Charles "Sonny" McCoy
Mayor Pro Tem Dixie Spehar
Commissioner Murray Nelson
Commissioner George Neugent
Commissioner Nora Williams
BOARD OF COUNTY COMMISSIONERS OF
MONROE COUNTY, FLORIDA
By:
Mayor Charles "Sonny" McCoy
(SEAL)
ATTEST: Danny Kolhage, Clerk
By:
Deputy Clerk
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12/05/01
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County of Monroe
Growth Management Division
2798 Overseas Highway
Suite 410
Marathon, Florida 33050
Voice: (305) 289 2500
FAX: (305) 289 2536
Board of County Commissioners
Mayor Charles "Sonny" McCoy, Dist. 3
Mayor Pro Tern Dixie M. Spehar, Dist. 1
Comm. Murray Nelson, District 5
Comm. George Neugent, District 2
Comm. Nora Williams. District 4
MEMORANDUM
TO: Board of County Commissioners
FROM: Timothy J. McGarry, AICP /711.
Director of Growth Manag:m; Division
DATE: December 4,2001
SUBJECT: Request by Hawk's Cay Investors, Ltd.l Hawk's Cay Developers, Ltd.l Village
of Hawk's Cay, Inc. for a Modification to a Major Development and
Amendment to a Development of Regional Impact
I. Request:
A. Applicant & Owner: The property owners are listed as Hawk's Cay Investors, Ltd.,
Hawk's Cay Developers, Ltd., and Village at Hawk's Cay, Inc. The agent
representing the property owners is Sandra Walters of Sandra Walters Consultants,
Inc.
B. Location: The Property is described as being a portion of the plat of Duck Key, as
recorded in Plat Book 5 on page 82 of the public records of Monroe County,
Sections 16 and 21, Township 65 South, Range 34 East, Tallahassee Meridian,
Duck Key, Monroe County, Florida. The property is located at approximately Mile
Marker 61 on Indies Island.
C. Summary Description of Requested Modification: The applicant is requesting a
modification to a Major Development and Development of Regional Impact (DR!)
to create a new development corridor (#5), located just south of Development
Corridor 4. Development Corridor 5 will include 18 hotel staff quarters solely for
resort workers and 28 hotel suites. The total number of proposed units in the DR!
portion of the development would increase from 269 to 315, excluding the 178 units
not subject to the DR!. The applicant is proposing to also transfer 128 units to the
County to be used exclusively for affordable housing.
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II. Background Information:
A. Land Use District: The property is designated as Destination Resort (DR) on the
current land use district maps and Mixed Use Commercial (MC) on the future land
use maps. The pre-1986 zoning of the property was RU-3,
RU-4, and BU-2; however, because the Hawk's Cay Resort was in existence prior
to County Ordinance #1-1973 pursuant to Section 19-202 of the Monroe County
Code (MCC), the subject parcel was considered to be within the RU-7 land use
district.
B. Surrounding Uses and Neighborhood Character: The subject property is contained
within the Indies Island portion of Duck Key and is separated from the residentially
zoned portion of the island by a canal and Lake Lucille. The residential area to the
south consists entirely of single-family lots within the IS-M land use district. The
waterfront lots, including those bordering the subject property are nearly built out,
while the non-waterfront lots are largely vacant. Located on Indies Island, near the
proposed development is an existing hotel with a variety of commercial uses,
including restaurants, and a marina.
C. Miscellaneous: The proposed development was reviewed by the staff for
compliance with the regulations in effect immediately prior to September 15, 1986.
Therefore, this request shall be considered in light of the criteria listed in Section
19-79 of the pre-1986 MCC.
III. Planning Commission Recommendation:
The Planning Commission is scheduled to consider the applicant's request at a public hearing on
December 12, 2001. The staff will provide the Board of County Commissioners with the Planning
Commission's recommendations after that date.
IV. Previous Relevant BOCC Action:
. On December 5, 1986, by Resolution #365-1986, the BOCC granted approval of the
Development of Regional Impact (DRI). Pursuant to condition #1.3(b) of the development
order, the termination of the date for completing the development order was January 25, 1997.
. On September 18, 1996, by Resolutic,il #335A-1996, the Board of County Commissioners
(BOCC) granted approval of amendments to the Development of Regional Impact (DRI)
development order (Resolution 365-1986), and modification to the major development
approval for the Hawk's Cay expansion DRI, which included expanding the existing
marina/retail area by 10,000 square feet, expanding the existing conference center by 15,000
square feet, and extending the date that construction must be completed from January 25,1997
to January 20, 2004. The number of potential units was reduced from 444 to 269.
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. On February 23, 1998, by Resolution #086-1998, the BOCC granted approval of amendments
to the Development of Regional Impact (DR!) development order (Resolution 365-1986) and
modifications to the major development approval for the Hawk's Cay expansion DR!, which
included reconflguration of hotel units and addition of Development Corridor 4, 5-10 hotel
units, and recreational facilities.
. On September 19,2001, by Resolution #354-2001, the BOCC granted approval of amendments
to the development of regional impact and modification to the Major Development approval for
the Hawk's Cay expansion Development of Regional Impact (DR!).
V. Relevant Vesting and Procedural Issues:
With assistance the Growth Management Division's legal counsel on vesting issues, the staff
identified and analyzed several appropriate vesting and procedural issues related to the proposed
amendments to the DR! and modifications to the Major Development for Hawk's Cay. These
issues are discussed below in a question and answer format:
. Are amendments to the Hawks Cay DRI vested from changes in the comprehensive
plan and land development Regulations? Yes. The Hawk's Cay DR! is vested from
changes in the comprehensive plan and land development regulations. As stated in
Condition 1.9 of the DR!, the DR! is not subject to down-zoning, unit density
reduction, or intensity reduction until January 20, 2004 [termination of the DR!].
Any proposed amendments to the DR! are still subject to compliance review under
the pre-1986 development regulations. As long as the density, intensity, or offsite
development impacts are reduced or remain the same, any subsequent amendments
to the DR! are generally deemed vested from changes in the comprehensive plan
and land development regulations, unless the County can demonstrate that
substantial changes in conditions underlying the approval of the development order
have occurred; or that the development order was based on substantially inaccurate
information provided by the applicant; or that the change is clearly essential to the
public health, safety, or welfare. Therefore, unless the any of the proceeding
threshold criteria or conditions are demonstrated to have been met, the proposed
amendment to the DR! would not be subject to changes in density, intensity, or
concurrency requirements.
. Is the project still vested for the 444 units approved in the original 1986 DRL even
though the 1996 amendment to the DRI was for 269 units ? Yes. The original 19ls6
DR! approving 444 units is considered as a valid unexpired government approval.
While the applicant did receive approval to reduce the number of units to 269 in
1996, this reduction does not prevent the applicant from reclaiming these rights
under the Florida Statutes and the County's Comprehensive Plan and Land
Development Regulations. An active Development of Regional Impact
development order may be subject to any amount of amendments, but it is still
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vested for its original approval; however, the local government is under no
obligation to approve any amendments to a DRI, especially if it finds that the
proposed amendment is categorized as a substantial deviation under Florida Statutes
or it is determined to meet the threshold criteria and conditions identified under
Condition 1.9 ofthe DRI.
. Are the number of vested units authorizedfor the project affected by the increase in
the number of bedrooms from 564 in the 1986 DR! to 672 in the proposed
modification? No. The issue concerning the number of bedrooms approved in the
DRI was raised during the process to amend the DRI in 1996. The County and
DCA staff had concerns about the number of hotel suites ("multi-room hotel units)
authorized in the original DRI and the specific limitations on the number of
bedrooms proposed in the amendment application submitted in 1995. In 1995, the
applicant argued that: the original DRI preamble language referenced only hotel
suites, not hotel rooms or units; the Florida Statutes governing DRIs references
units, not rooms; and, the DRI's adopted master development plan indicated 384
hotel suites. In response to the DCA and County staff s concerns, the applicant
submitted a revised plan that was finally approved reducing the number of
bedrooms from 677 to 563; however, no records were uncovered to determine if the
issue was ever officially resolved. In revisiting the issue, the County's legal
counsel and staff concur with the applicant's argument that the number of units is
the more pertinent determiner of vested density, not the number of rooms. This
argument is given some validity by that fact that the pre-1986 land development
regulations did not define individual motel or hotel units by the number of
bedrooms or bathrooms as do the current regulations. Furthermore, to apply the
definition of a hotel units contained in the post-1986 regulations (a unit equals no
more than 1.5 bathrooms and 1 bedroom and 1 living area) may raise issues about a
reduction in the vested density of the property.
. Are the additional hotel an.J. employee units beyond the amended 269 total in 1996
vested from ROGO? Yes. Section 9.5-120.4(g) provides specific ROGO
exemption for units approved by a valid, unexpired DRI prior to July 13, 1992. In
addition, these vested hotel units are exempt from all regulations enacted
subsequent to their original approval, including the change in the definition of what
constitutes a motel or hotel unit. Therefore, the moratorium placed on new transient
residential units by the Monroe County Year 2010 Comprehensive Plan and Section
9.5-125, Monroe County Code does not apply.
. Are the proposed 128 units proposed to be assigned from the DR! to the County for
affordable housing vested from ROGO? Yes. These 128 units are vested from
ROGO according to Section 9.5-120.4(g). The Growth Management Division's
legal counsel further opines that it is not material to the issue of the number of units
vested that these vested units were initially approved as hotel suites or units in the
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1986 DR!. Further, under the County's RaGa both hotel and residential units are
treated similarly for unit counting purposes.
. Were the proposed hotel and affordable housing units considered in the recent
hurricane evacuation plan update? No. Although the 444 units approved in the
original DR! were apparently included in the initial hurricane evacuation plan or the
1995 update, they were not included in the recently completed update. This update
only accounted for the 269 units in the DR! amendment approved in 1996.
However, as stated previously, the proposed additional 28 hotel, 18 employee, and
128 affordable housing units are all vested from RaGO. Furthermore, sufficient
capacity exists in the hurricane evacuation system with TSM and operational
improvements to adequately accommodate these 174 additional units (28 hotel, 18
employee housing, and 128 affordable housing).
. Will the County be able to apply the 128 affordable housing units throughout the
County without further agreements with the State? No. Section 9.5-120.4, MCC
provides authority for the County to convert hotel units to affordable housing units
for off-site transfer; however, this authority only permits this transfer within the
same RaGa planning area and only for the creation of attached affordable housing
units. Therefore, the County will need to enter into an Chapter 380.032 agreement
with DCA to properly effectuate this transfer and provide maximum flexibility in
the use of the these units for affordable housing.
. Has the Department of Community Affairs formally responded to the applicant concerning this
proposed amendment as provided for under Section 380.06 (19)(f) 4., Florida Statutes? No.
As of the date of this memorandum, the Department of Community Affairs has not responded,
but with the applicant's approval, has extended the deadline date for providing its response to
December 10,2001. It is the staffs understanding that DCA may have specific concerns with
the vesting of the project that may well affect its approval. If it is found that DCA is unable to
support or has serious issues with the 128 affordable housing units to be transferred to tile
County, the staff would not be able to recommend approval of the amendment to the Hawk's
Cay DR! for reasons cited under the Staff Analysis section.
VI. Staff Analysis:
Compliance with Pre-1986 Monroe County Code
As stated in the previous section, the Hawk's Cay DR! is vested from cnanges in the
Comprehensive Plan and Land Development Regulations. Therefore, the proposed modifications
to the approved Master Development Plan were reviewed by staff for compliance with the pre-
1986 Monroe County Code.
The RU-7 district was intended to provide an area for accommodations oriented to the transient
and resort trade, with a residential character, and preserving and protecting the amenities of a
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living environment. Hawks Cay is a resort with transient rental units and a marina, which are uses
permitted in RU-7 district per Monroe County Code 19-202.
The total amount of upland land within the Hawks Cay Development of Regional Impact (DR!)
boundary is 58.8 acres. Hawk's Cay Development of Regional Impact is subject to the provisions
set in Resolution #365-1986, which establishes 35.8 acres as the minimum allowable open space
for the development. The proposed development will lower the amount of open space to 34.7
acres. The pre-1986 regulations had no specific open space requirements.
The addition of Development Corridor 5 will increase density from 7.60 to 8.38 units per acre,
which is below the allowable 20 units per acre per Section 19-202 of the pre-1986 Monroe County
Code. This density figure includes the 178 units, which are not part of the DR!, that exist within
the DR! project boundaries.
The proposed modification to the Major Development will add 138 parking spaces. The expansion
includes the development of 48 suites or 138 rooms. The proposed number of parking spaces is
adequate per the pre-1986 Monroe County Code requirement of one (1) parking space per three
bedrooms, and one (1) space per every five (5) employees. It also exceeds the requirements of DR!
Condition 9.1 j., that requires at least 1.29 parking spaces per unit.
The proposed height of the large suites is 30 W for the' Boston Hip' and 'Gable Roof options
and 29 liz' for the Great House 'Hip Roof option, and the proposed height of the 'Bungalow'
option is 28 lIz'. The heights for the proposed units are below the pre-1986 Monroe County Code
requirement of forty-four (44) feet.
Compliance with other specific land development regulations will be done during the permitting
process in accordance with Condition 9 of the DR!, similar to what has been done for the project
since the 1996 DR! amendment was approved.
Community Impact Assessm~nt
The proposed modification to the Master Development Plan will increase the number of units from
269 units to 297 units plus additional 18 units exclusively for hotel staff for a total of 315 units
within the Development of Regional Impact (DR!). The applicant considers the eighteen (18) units
set aside for employee housing as ancillary units. Monroe County Code does not provide
provisions to allow staff quarters to be ancillary, therefore the 18 units have been included with the
28 hotel units, which are subject to pre-1986 Monroe County Code and are included in the total
number of units developed within the Hawk's Cay DR!. The remaining number of vested units
available minus one (128) will be transferred to the County for affordable housing units.
The following assessment addresses only those issues, which are pertinent to the consideration of
the expansion of Hawk's Cay to evaluate comparative development impacts of proposed
amendment to DR! with the development impacts ofthe initially approved DR!:
Page 6 of 12
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Water Management
The applicant has submitted the cumulative daily potable water demand and wastewater flows
chart showing the original approved demands, the current demands, and the demands of the
proposed development (see Application Attachment CIS-5) as well as letters of coordination from
South Florida Water Management District and the Florida Keys Aqueduct Authority as proof that
currently, there are sufficient water and wastewater resources. (see Application Attachment J5 and
11)
The average on site amount of water and wastewater flow of the new units including small and
large suites is 0.012 million gallons per day (MGD). The entire project including the proposed
development onsite and offsite will produce 0.1506 average MGD and 0.2258 peak MGD. The
amounts of water produced onsite and offsite combined are lower than the original approved water
and wastewater flow, which is 0.1541 average MGD and 0.2312 peak MGD. The difference
between the approved 1986 MGD flows and the MGD flows of the entire project including the
proposed development is 0.0035 average MGD and 0.0054 peak MGD. The differences represent
a two (2) percent change in water and wastewater flow between the original 1986 approved flows
and the 2001 flows including the proposed expansion.
The Florida Keys Aqueduct Authority has no objections to the expansion to the proposed
amendment to the Hawk's Cay development and states that the existing 8" water main on what
used to be called Greenbrier Road, and the additional 6" stub out on what was once Harbor Drive
appear adequate to provide service to the proposed property. Final determination is dependent
upon receipt of a complete set of final plans. (see Application Attachment 11)
Solid Waste Management
The potential amount of solid waste generated with the onsite and offsite expansion will be 1.914
cubic yards per day (CYD). The original approved amount of solid waste to be generated is 18.260
CYD. The total project including the proposed expansion and offsite development will produce
15.996 CYD. The change is a difference of 2.264 CYD or a twelve (12) percent decrease in the
allowable amount of solid waste generated.
Off-site development of affordable housing units will produce 0.0402 average MGD and 0.0602
peak MGD of water and wastewater flow and will produce 1.408 CYD of solid waste. These
amounts of generated water and solid waste will be distributed throughout the County.
The South Florida Water Management District has no objections to the expansion of Hawk's Cay
Development of Regional Impact (DRI). There will have to be motiifications to the project's
existing Surface Water Management Permit (No. 44-00051-S). (see A~plication Attachment J5)
Traffic
The proposed expansion and development of Corridor 5 within Hawk's Cay are not subject to
traffic concurrency; however, the overall number of trips generated must be evaluated for the
substantial threshold determination and offsite impacts as compared to the originally approved
DRI. The Florida Department of Transportation has reviewed the project and finds that the trip
Page 7 of 12
C:\DOCUMENT\AGENDA \hawkscay.doc
generation analysis included with the application is acceptable for the project. (see Application
Attachment J4)
The traffic impacts associated with the proposed development are lower than the 4,819 trips
approved in the original DR! in 1986. There is a difference of 1,027 trips generated from the
original 4,819 trips granted and the projected 3,792 trips generated with the addition of Corridor 5.
The off-site development of 128 affordable units will absorb the remaining 1,027 trips vested from
the original 1986 Agreement. Furthermore, the level of service on Duck Key has improved from
Level C to Level B in the last year. (see Application Attachment CIS-4)
Community Characteristics
Duck Key is the location of Hawk's Cay and home to residents of the Florida Keys. The distinct
developments found on Duck Key make the island unique. The development of these different
areas shall be consistent with the needs of the communities found on the island as well as the needs
of the County as a whole. Several residents have shown concern regarding the expansion of
Hawk's Cay and the negative impacts, which may affect the area.
Classification of Substantial Deviation
Substantial Deviation is defined in FS 380.06 (19) as any proposed change to a previously
approved DR! which creates a reasonable likelihood of additional regional impact, or any type of
regional impact created by the change not previously reviewed by the regional planning agency; or
is any proposed change to a previously approved development of regional impact or development
order condition which, either individually or cumulatively with other changes exceeds any of the
following criteria: (only criteria relating to this project have been included in this analysis)
. An increase in the number of parking spaces at an attraction or recreational facility by 5% or
300 spaces, whichever is greater, on an increase in number of visitors to the facility by 5% or
1,000, whichever is greater.
There will be an addition of 138 parking spaces which is a sixteen (16) percent increase in
parking spaces, but not over 300 spaces which would be the larger number used for comparison
pursuant to FS 380.06 (19)(b) 1. Therefore, the addition of new parking spaces is not a
substantial deviation.
. An increase in hotel or motel facility units by jive (5) percent or 75 units whichever is greater.
7he increase of 28 hotel units is not greater than 75 units. Therefore the increase in hotel units
does not constitute a substantial deviation.
. A decrease in the area set aside for open space of jive (5) percent or 20 acres, whichever is
less.
Page 8 of 12
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There will be a reduction of open space to 34.7 acres, which is a three (3) percent decrease
from the amount approved in 1986. This amount of lost open space is not considered a
substantial deviation pursuant to FS 380.06 (19)(b) 13.
. A fifteen (15) percent increase in the number of external vehicle trips generated by the
development above that which was projected during the original development of regional
impact.
The increase of trips generated by the proposed expansion of Hawk's Cay will be 1,027 trips
lower than the original 4,819 trips established in the 1986 development plan. Therefore, the
increase in trips generated is not a substantial deviation.
Additionally, the South Florida Regional Planning Council has found that the proposed
amendments to the DR! do not constitute a substantial deviation.
Transfer ~f ROGO Exempt Units to Monroe County
In the staffs opinion, the transfer of 128 units to Monroe County for affordable housing is the key
factor to consider in whether to approve or deny this proposed amendment of Hawk's Cay
Development of Regional Impact. The need for affordable housing throughout Monroe County is
critical. The ability to receive units from Hawk's Cay, which will not require nutrient reduction
credits and ROGO allocations, will expedite the construction of such housing, particularly
considering that several affordable housing projects are under serious consideration in
unincorporated Monroe County.
Without the public benefits to the County resulting from these units, the staff would have serious
concerns about approving further development on Hawk's Cay. Since the initial DR! was
approved in 1986, the County has gone through an extensive comprehensive planning process. As
part of this process, specific evidence has been brought forward indicating that the County has
outstripped the capacity of natural and manmade systems, which ;.aise questions concerning a
significant change in the underlying conditions under which the initial DR! was approved.
The addition of 128 vitally needed ROGO exempt units to provide vitally needed affordable
housing outweighs these planning issues. Furthermore, the project will also add 14 units of
employee housing on Hawk's Cay, which would also provide a public benefit.
However, should the DCA not support or raise serious cbstacles to the County's use of the 128
affordable housing units, the staff would recommend der.ial of the amendment request, as currently
proposed. This concern is particularly relevant, since the 128 units can not be used without
entering a Chapter 380 agreement with the DCA.
Page 9 of 12
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Termination Date of the DRI
The termination date of the existing amended DR! is January 20, 2004. The staff is concerned that
insufficient time exists to ensure that all 128 affordable housing units can be assigned and
constructed. Therefore, the staff recommends that the termination date in Condition 1.3 (b) and the
date to protect the DR! from down-zoning in Condition 9.1a be extended an additional year.
Employee Housing
The applicant has not proposed any language to ensure that the 18 "affordable staff quarters" do
not become transient units for guests. Therefore, the staff recommends that a condition be added
to the DR! that requires a restrictive covenant(s) be placed on the units prior to the issuance of a
certificate of occupancy, similar to what is required for other employee affordable housing.
Hawk's Cay Wastewater Facilities
Condition 12 of the DR! provides for the County to take ownership of the Hawk's Cay resort
utility at no capital upon entering into an agreement with the Hawk's Cay. Prior to the expiration
date contained in Condition 12 (one year from the adoption of the Sanitary Wastewater Master
Plan). Prior to this expiration date, the County enter into an agreement with Hawk's Cay to
authorize the FKAA to enter into negotiations with Hawk's Cay to draft an agreement. These on-
going negotiations have included investigating the connection of Conch Key and Duck Key to the
resort's wastewater facility, which would be upgraded.
The staff believes the language of condition 12 in the DR! should be amended to ensure that this
negotiation continues to meet the existing and future wastewater treatment needs of the residents of
Conch and Duck Keys. The language should be amended to recognize the two options available:
transfer of the wastewater treatment plant and property to either the County or FKAA for operation
as a public subregional wastewater treatment facility; or the continued ownership and operation of
the wastewater treatment facility by the applicant with expansion of service to Conch Key and
Duck Key. The language should also include a reasonable period of time (one year) to allow for
the parties to enter agreement to implement one of the two available options.
VII. Findings of Fact:
1. The original Development of Regional Impact for Hawks Cay was approved in 1986 for 444
units, which are vested to changes in density, intensity, and concurrency under Condition 1.9 of
the DR! and the County's Land Development Regulations. The proposed amendment to the
Development of Regional Impact adds 28 hotel suites and 18 hotel staff quarters units and
transfers development rights to 128 affordable housing units to Monroe County. These 174
units added to the 269 authorized under the 1996 DR! amendment make a total of 443 units,
which is one less than the 444 under the number of units vested under the 1986 DR!.
Therefore, the staff finds that the additional number of units proposed is vested density under
the initially approved 1986 DR!.
Page 10 of 12
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2. The initial DR! of 444 units was approved in 1986, which makes it subject to the ROGO
exemption provisions of Section 9.5-120.4(g). Therefore, the staff finds that the proposed
additional 17 4 units are vested from ROGO
3. The amendment to the Development of Regional Impact as depicted in its revised Master
Development Plan indicates that following changes in comparison to the initial DR!: a)
increase of 138 parking spaces; b) increase in 28 hotel units; c) a reduction of 3 percent of open
space; and d) decrease in number of external vehicular trips. These changes are less than the
threshold criteria for a substantial deviation as defined in Section 380.06 (19), Florida Statutes,
as verified by findings of the South Florida Regional Planning Council. Therefore, the staff
finds that the proposed amendment to the DR! does not constitute a substantial deviation as
defined in Section 380.06 (19).
4. The revised Community Impact Assessment provided by the applicant demonstrates that the
development impacts of the proposed amendments to the DR! in terms of potable water,
wastewater, solid waste and traffic are less than the impacts approved in the initial DR! and
sufficient public facilities and services exist to serve this additional development. Therefore,
the staff finds that the development impacts resulting from the proposed amendment to the DR!
are no more than those approved under the initial DRL which vests these amendments from
changes in the comprehensive plan and land development regulations.
5. The proposed number of hotel units and bedrooms for Hawk's Cay, as proposed under the
amendment to the DR! and modification to the Major Development, are 297 units with 642
bedrooms, which is an increase of 178 in the number of bedrooms approved in the initial DR!.
The applicant has argued, which is difficult to refute based on evidence available, that the
initial DR! did not specifically approve any limits on the number of hotel bedrooms, but rather
the number of units and that the number of bedrooms is intended to measure development
impacts rather than directly establish any specific limits on number of bedrooms. Therefore,
based on the stafffindings in Points #1 and #4 evidence provided by the applicant, the staff
finds that the increase in the number of bedrooms is still consistent with the vested
development approved in the initial DRl
6. The proposed modification to the Master Development Plan for the 58.6 acre project is subject
to the pre-1986 development regulations. The modification creates a new Development
Corridor #5 with 28 new hotel suites and 18 hotel staff quarters, which results in a density of
8.38 units per acres, 34.7 acres of open space, 138 more parking spaces, and buildings of less
than 35 feet in height. Therefore, the staff finds that based on the proposed mod(fications to the
Master Development Plan and supporting plans and information provided, the proposed
revision to the Master Development Plan is consistent with the pre-1986 development
regulations and that further compliance will be determined by the planning director during the
site plan and permitting process.
7. The proposed amendment to the DR! and modification to the Major Development include the
provision of 14 units of affordable housing for employees of Hawk's Cay Resort; however, the
Page 11 of 12
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proposed amendments to the DR! has no direct provisions for the County to ensure such
housing is retained for employee housing. Therefore, the staff finds that additional language is
required in the proposed DR! amendment to ensure such housing is retained for employees of
the resort for at least 30 years.
8. The proposed amendment to the DR! provides Monroe County with 128 affordable housing
units from the vested development potential of the DR! that are sorely needed throughout
unincorporated Monroe County; however, the existing termination date of the DR! is only
January 20, 2004, which provides little room for any delays should the County have problems
getting these units under construction. Therefore, the staff finds that it is desirable to amend
Conditions 1.3 and 1.9 to extend the life of the DR!for an additional year.
9. The rights to the development of 128 affordable housing units to be transferred to the County
under the amended DR! are considered the significant public benefit to be derived by the
County in approving the proposed amendment. In the opinion of the staff, the critical nature of
the affordable housing needs and the public benefits to be derived from this housing for the
County generally outweigh real concerns about the changes in underlying conditions since the
initial DR! was approved in 1986 that may be of a cause concern in approving the proposed
amendment. However, the recognition and use of such units are contingent upon the DCA's
support for the proposed amendment and willingness to enter into a necessary Chapter 380
agreement with the County. Therefore, the staff finds that it can not support the proposed
amendment to the DRL if the DCA does not recognize or support the transfer of the
development rights of the 128 units to the County for development of affordable housing.
10. Condition 12 of the DR! concerning the disposition of the resort's wastewater facility has
expired and needs to be revised to reflect specific options for its final disposition to meet
County commitments to upgrade wastewater services to Conch and Duck Keys. Therefore, the
staff finds that Condition 12 of the DR! should be revised to provide a reasonable opportunity
for the County to meet the wastewater treatment needs of Conch and Duck Keys.
VIII. Recommended Action:
The Planning and Environmental Resources Department staff recommends approval of Hawk's
Cay Investors, Ltd.IHawk's Cay Developers Ltd., and the Village at Hawk's Cay Request for a
modification of a Major Development approval and an amendment to a Development of Regional
Impact approval to create a new Development Corridor #5, which includes the addition of 28 new
hotel suites and 18 units exclusively for staff at the Hawk's Cay Resort and transfers to Monroe
County the DR! development rights for 128 affordable housing units. This recommendation of
approval is contingent upon the DCA supporting the transfer of the 128 affordable housing units to
Monroe County as part ofthe DR! amendment.
Page 12 of 12
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PLANNING COMMISSION RESOLUTION
[NOT AVAILABLE UNTIL AFTER DECEMBER 12, 2001]
MONROE COUNTY PLANNING DEPARTMENT
APPLICATION FORA MODIFICATION TO A
MAJOR DEVELOPMENT APPROVAL
Application Fee: $1,850.00
All information must be completed in full before the application can be processed by the
Planning Department. If you have any questions, please contact the Planning Depanment office
closest to you.
1) PROPERTY OWNER(S):Hawks Cay Investors, Ltd. /Hawk's Cay Develooers, Ltd.
Address: 1200 N. Federal Hiahwav, Suite 200, Boca Raton, FL 33432
Phone Number:
(Home)
(Office)
561-447-8272
2)
AGENT NAME/TITLE:
Sandra Walters
Firm:
Sandra Walters Consultants, Inc.
Address: 600 White Street. Suite 5, Kev West. FL 33040
Phone Number: (Home) (Office) 305-294-1238
AGENT NAME/TITLE: Pritam Sinah
Firm:
Villaae at Hawk's Cay, Inc.
279 Golf Club Drive, Kev West. FL 33040
Address:
Phone Number:
(Home)
(Office)
305-296-5601
3) Development Order or Resolution being Amended: # 354-2001
Date Recorded: This resolution was adooted on Seotember 19, 2001 and has not
vet been recorded. Attachment K4 is (A coov of the unexecuted resolution, and
will be reolaced with an executed and recorded coov as soon as it becomds
available. (please attach a copy)
4) LEGAL DESCRIPTION OF THE PROPERTY
Lot:
Block:
Subdivision:
Key: Indies Island, Duck Kev
Mile Marker
61
If in metes and bounds, attach a legal description on separate sheet. (Attached to application)
5)
Land Use Designation:
RU-7/ DR
6)
Real Estate Number (s):
1460745 - 8926472
101001 Hawk's Cay Major Dev Amendment AppI.doc
I
7) Street address of property if applicable, and general location description:
Hawk's Cay Resort, Indies Island
8)
PROPOSED CHANGE:
Please see Attachment E. Community Impact
Statement dated September 18. 200 1
A) Is a time extension being requested?
If Yes, from
(Yes)
(No)
x
to
B) Is the Site Plan being revised? (Yes) X (No)
If Yes, attach the approved site plan, a revised site plan, and list below all proposed
changes. Please give a reason for each change:
Please see Attachment K3 for approved site plan. Please see Attachment F,
revised September 18. 2001. A new Development Corridor 5 in the center of the
property will be created. to contain 28 new resort units, and 18 new ancillary staff
auarters units, in addition to already existina development.
C) Other: (Describe) Remainina vested public facilities impacts will be
conveyed to Monroe County for use as affordable housina.
9) Please attach the necessary documents per Attachment "A".
10) If the supponing data such as blueprints or surveys are larger than 8 Yz x 14 inches,
the applicant shall submit sixteen (16) copies of each. Attachment F
11) Photograph of subject property. Attached to Application
I cenify that I am familiar with the information contained in this application, and that to the
best of my knowledge such information is true, complete and accurate.
'- ~.L~~ A:7~~h/
Signature of Applicant or Agent . / ate
Sworn before me this r /') day of ~),J..t~-4.t.//l
, 2001 A.D.
\, )~}2t~
0- NouiyPiiblic
....~f. Commission Fxoires
.~ if\'1 ~~ Jodell Jroberts
{:~~"':~ MY COMMISSION # CC906777 EXPIRES
~'~''J: January 31,2004
..,'t,iif.~~ BONDEDntRU TROY FAIN INSURANC:E.INc:.
2
101001 Hawk's Cay Major Dev Amendment AppI.doc
d-
IONROE COUNTY * * *LIVE* * *
Page
1 of
1
MISCELLANEOUS RECEIPT
RECEIPT #
RECEIPT DATE
29862
10/24/2001
PRINT DATE
PRINT TIME
OPERATOR
COpy #
10/24/2001
14:32:42
petrickn
1
RECEIVED BY
REC'D. FROM
UDF 106.1
UDF 106.2
NOTES : AMENDMENT TO MAJOR CONDo USE APP FOR HAWKS CAY
petrickn
VILLAGE AT HAWKS CAY
CASH DRAWER: 2
FEE ID
AMOUNT
THIS RCPT
BALANCE
ZONING-OIl
1850.00
1850.00
0.00
--------
--------
--------
--------
--------
--------
TOTALS:
1850.00
AMOUNT
1850.00
0.00
METHOD OF PAYMENT
NUMBER
CHECK
TOTAL RECEIPT :
1850.00
5439
------------
------------
1850.00
EXPLANATION AMOUNT
VILLAGE AT HAWKS CAY, INC. 5439
P.O. BOX 4132
~ 7!:0 KEY WEST, FL 33041
PAY 63-886-631
AMOUNT vs~d t/ L-I ,I- ~t:tl
OF DOLLARS
CHECK
DATE TO THE ORDER OF CHECK AMOUNT
DESCRIPTION
10 q (non n~-( GVIl NUMBER
C?/ ~. ., doiJu. > ,/:39 $ ~ 8s().~
'110'1 fI'L
fn --
1-
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REPUBLIC BANK CENTER
CLEARWATER, FLORDIA 33761
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lll!IIHJ WEHfnLY 01' At/D CotH1Cil)OU:J TO.... pannOIl OF TII! PLAT Of' "DUCIC. KEY", 5ECTlOt'.I. AS RECOflOfO 1/1
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27,21. MAY 2 AI/O J, l~lle.Arm VERIFIED l'OV1;Mnen ll, 7. a. 211. H AIIO lO. II/sa BY SunvEY PAOCEUUIlES
APPROVED 1I0VEM8ER 3. 181111 0'1" HIE OlmEAl) OF SUn'lEYIIIG Alln MAPPI/Hi STATE OF FLOIlIOA DEPAATMEIIT 01'
t,.... HJI\AL RE50UJ\CES; THENCE MEAt'OEn ....1.0tlG SAID /.IEAII IIlGII WA TEl. UtIE ON lIlE FOU.OWlIIG COURSES. fIRST
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THEIICE S8g.:H'OO"W :20.17 FEer: TIIF.'ICE 1173"06'!i8"W '''.01 FEET;
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pnOCEOunEs ,l.ppnOVED tlOVEMBEn J. l:llJa 0'1' TilE (JunEAu Of' SIJl\VEYltlG MID I.UPPI/,(j Sf ATE Of' 1LORIOA
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THE/ICE S..46....-04.16.W 21.Jl FEET; TIIEIICe S29"""'Ja'W 1"'.lig FEET;
niENCE SH....J'IJ"E 10.JII FEET; ll1E/lCE S 11.~6'2.t'E a.sl) FE~T:
T11E/lCE SOI....9'2g'W 27.68 FEET; DIENce 560"OO'62-E \1\.7'" feE r;
lHEtlCB S89"IS'W'e 14.68 FEET: lltEtICE 1I7I"66'I7"E 13.92 FEET:
nlEllCE 56..4"47'27"E 42.09 FEET: nlEIICE N6G"J""Jl'E n.l1 FE!:T;
TltEtlCE N7!i.J7'6g'e 26.08 FEET; TllEIlCE tln"20'69'E 26.02 FEET;
THENCE 118P68'OO'E H.I J FEET; THENCE 5119"10'60-E J2.62 FEEr:
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TilE/ICE 1161""'0'10"e 26.64 fEET: T1tUICe /IoJ"12'U'e 26.18 FEET;
TIIEIlCE urn-, a'Jre 26.0J FeET; THEtlCE rno.JO'4~'e Jfi.OO FEE f;
THE liCE U71"JO'JO'e 26.01 FEEl'; TIlEllCE 1170""""'J I-E 21.1S0 FHT~
Till:f/CE rlO/P, O'C6"e 717.J:l F::T TO TIlE SCUTIIEm,Y E~THI5IC/l 0;: A LItlE J1.~6 F::T WE~T OF niE E~STE~lY
PLAnED PROPERTY urle OF LOT 10, BLOCK 2; T1IEIICE Il1J.().t.oo'W )LO/lQ 3),10 EXTE/l:3101l. 1011.1115 FEET To TIlE
HORTH L1IIE OF SAID LOT 20; THENCE SOO"60'OO'W ALONe] 3.1.'0 rmnTlllllI~. 1111.0-4 FEET TO THE EAST R1(jllT.OF.
WA Y UIIE OF DUCIC KEY nRIVE; 1 HEtlCE 117J "O~'OO'W ALOIIG 5AI0 EAST R1GIIT.OF.WA Y L11IE ...00.00 FEET TO TItE
SOUTHlIllE OF LOT SI, llLOClC 2; T1IEtlCE 11110 "fiO'OO-11 ALOllli 5...10 :JOUnl UIIE. 111.J6 FEET; nCE14C~ 112J"04'OO'Y.
I JO.OC HET To TilE IIOATII UflE or: l.OT 7, Bl.OCl( 1: THEIICE SII/I.6S'OO'W ALOllO THE //OAnl UIIE OF 9.110 lOT 7.
111.~6 FEET TO nlE AFQnESAlD EA5T t\IGllT.OF,W)I'( UIlE OF DUCIC KEY DRIVE; lllHICl; HJJ"04'OO'W )'LutHI 5.110
11IGIIT.OF .WA Y UIIE, 2 -40.00 FEET TO Till, POI/H OF OEGIIHII/IO.
Tor,mml 'filTH:
ALL nl05E /"ORTlDtl:) OF SUI3MERGEO 1'1..A n-ED LA-/1D3 UEI/W sEAWAnn Of lllE MEA/I ttHllt VIA Hf\ U/IE A~
SURVEYED Ifl se-PTEMIJER OF 111112,1.110 LYI/W Wlllll/I Lalli I nmou<1Ii III11ClUSIV(, BlOC>': ~. OP ItlOl!lS 1l1L.A/lO.
OUCl< KEY, BleT10tl 1. PAI\T 1. ....cCOf\OIfI<J TO TIle "'--'T TIIEREOP. A:j I\IiCOl\DI!D 1/1 P1....AT BOOl( ~,"ACil! 1:1, of n..
PUIlt.lC RECOROS of /.IOtmoE COUtITY. FLO/lIOA.
.
1
" " I 9 -, 2 3 4- 6
D II G . J. 5 Q.) G
L". :1. .11 2. -,
TIIEHC! 561" ]J' 50"e Hi.O 1 FEEl; TIIE1/CE sa 1. J 7'~0- E :0.]0 FE:: T TO lllE AronCi..110 'Ii\: 5 'c;lL '( 110' "'UAn'
" . ( L:/Ir
T"ElIC: SCIPS,,'OO"W .ALotH. 5,J,.10 WESTEnlV BCUtlU.Anv lI11E 1'J.S: F;:1:T TO lllE PGI/If OF ,lfG;WlIIIG. .
!.:;''j.lL Df,~C:"I"T1CII '10. ] If\JT\JJ1E OEVHOPME1H "AnTS 1.2, .. JI ~\ rILl'; III. (.;') 5 c; ../ .-::~ :1.
- 111<" J. 5 c.2) e PG".::.l.3
3~
A I'A/lCEL OF UNO SIT1JATE It4 s(c'nou 21. TOVlltiSHII' IUi SOUTH, nAIICE )4 r:..l~T. l.lC'<I'CI' COUllfl'. rlOnl\1.l.
8EltlG A PQ'H10N OF lOT II. BlOCX J. SECTlCtl I, All GI' lOT:; 1 HmOUGII 7 BI.eel( ] SECnCrI I. JlI.l OF BlOC'a::s.
Ii ArlO 4. :JECTION 1.....U OF LOTS 1 "mOUOH 7. BI.OCX 7, SECTION I. AU lOTS" T1lnOUGH J5. RLOCX: '. SEC;IC',
I, "'ll OF 8l0CX: 'l, SECTIO,. 1 ....140 A POtnl0tl OF BLOCX: lG. SEr.nOli 101' Tl-iE PI_.1T GF 'DUel( KEY'. AS IIECOIIUE[
III I'Ll T BOO I( Ii A T PACE 1I:2 OF THE PUUU(: "!:cono s OF '-'0/1110 E COUll rf. FLonIOA. /.lOIlE P AllllCUl.-\nl 'f
OESC1\IOEO A:J FOLLOWS: .
~.
COMME"CIUG .... T THE 1~ITEA5ECTlON 01' T1fE CEflTEnUIIE OF (jC)Lf COURSE Df1I\It: A/IO 01)<:)"; KEY O,I/VI: OF SAIU
PLAT, THEUCE BEAA S2J"04'OO-e ALONG THE CHH1:nurIE or OUCX KEY onlVE. .... O'5T""ICE OF ICJ7.84 FEET; THt1IC
~HI8068'OO-E 27.60 FEET TO A POlrn 0f4 nlE EASTEnL Y 1II0IlT.OF.WAY urlE OF' 5,4.IU DUCK KEY on,vE. S.tIQ pellH
BElrlO TIll! 8EGlrltllNll OF A CURVe COtICAve TO TIlE WE3T AlIO HAV1I,Ci A "AOIUS OF 10'l4.18 FEn; TIlE/lCE
:lOUTIIEnL'r Alarm TilE Anc OP SAID cunvt.:. SIJlJrEIH)ltlG A CEran)l.L A1IGll:' OF 12'1/1'00., A OlST)...f/cli UF 2]6.JI
FEET TO TIlE POINT OF BEGINNING.
FnOM TI~E POltH OF BEGlrlNINt1, TIIEHCe rl72.""JIS-e 117.JB FEn; nlEllCE SH"'IS'orE 9J.00 FEET: DIEIICE
UII".J'67"e 70.00 FEET; nU:flCE fHl".68'oo-e .416.12 FF.ET; TIIE"CE II2J"O"'OU'W IS6.0<1 HET: lHElleE
N4IJO'J'Jg"& IiI.S I FEET TO A POI,IT 014 TIle EASTEnL Y LIIIE OF AFOnE5.AI0 DLOClC 1 '. SEClIOII I; lHH/CJ:
52J-04'oo"E ....lOIIG SAIO E....Sn:nlY urle OF AFonESAIO UlOCK lIS, SECll0" I, 67J.I15 rEn TO A. POI/IT ON Tilt:
MEAU IlIGII WATER uue OF U-KE lUCILE, 5,.1.10 MEA" 111011 WAren UUE 1I.AV1UG BEE" OETE/lWtlED OU M,c.RCII 2':1.]1
Jl, APRIL 215, 17, 18. MAY 1 ..lNO ], 1988 AHO VEMIFIEO HOVE/,IDER 8, 7,8.28.'19 AIIO JO, 1VU BY sunvE"'(
PROCEDunES APpnoVED NOVEMnen J. 1988 BY THE DUnE.AU OF SU"VfYII/G Mm MArl'l//G S TATE OF FlonlDA
oc:p,c.nTMEIH OF HArun.AlI\I:SoUnc~s: THf/4CE MEANDEn ALOflG 9AIQ I.IEMlllt(;11 WATER UlIE 011 filE FOllOWIIIC
COU"SE~. FlnsT DEAn ~GG.:Z6'1iIl"W 192.31 rEET; THEIKE SU.U'](j"W IS./iO FEET: lIlE/iCE 520"U6'16'( 99.)1
FEET; THEPICl SO-4"]:Z'JQ"E 8.lIJ FeET; THENCE H07."'2'10"F. 188.~O FEET; THEI/CE S2]"2J'().4'E 4aJ'-'~ nET;
THEUCE SIIG"~8'OG.W 80J.g] FEET: THEUCE. S'10.IO'4]"W 170."0 FEET TO lIlE IIlHHSECTl~1l Of' THE !lOIJTIIEnL'f
(;.(T"EIlSlotl OF THE EAST urn, OF tur IS, DLOC)(, G. SEClIutl 1; II liE FUlUIWltlli COlJfl3ES lHIIOUGlllIIF. PU\TlHJ
LOTS MIO n1GHTS-OF,WA Y AIlE A5 CAI.CULA.TED OV lIlE PllonA 110U ME 1HOD FHo... FIelD OOSERVA.ll0fl51: lIlE/ICE
DEPAnT1lIG FIIOM SAID MEAN 111(;11 WAnn lLEVAT10H, H02"1i1'SI"W ALom; SolID EAST UIIE, ""/10 lifE 1I0nTIIEI1l'l'
EXHIISIOff TIIEnEOF, 179.118 FEET TO TilE .wnTHEnL Y nlGHT.Of.WAY lJIlE OF Gr\HllenIA1\ /lOAD ,c.lSO BEIIlG A
POI/IT OIl TIlE cunvt: OF S.lID J\IGHT.Of.WAY UN!, COHC^VE TO TIlE I/Onllt, FHOM Wlt1Cll A flAOIAL UHF. DEARS
/WZ061'SI"W: THENC1110nn~WE5TCilLY ..lLOHG THE AflC OF 5,\10 C\JIlVE, IIAVlIIG A /l.leIlJS CF J16.l'O FEET MID
SUOTE1101fI0 A. CENTRAL .lNGLf Of J7.06'-43", A OIST A1KE OF 1<41. Ja FEn; lltHlCl! COIlTIlIUIfIG AlOl/O 5...10
nlGHT-Of.WAY llrlE. lUiso4lS'OS-W 78.2J FEET TO lllE OEGIWIlf/G OF ^ CURVE COIICAvt TO TltE EAST, IIAV1I1G A.
nAOIUS OF 26.00 FEET ArlO Dl!.AnS FnOM WHICH A nADIAL L1llE OEAns HJ'.' :1'6::Z.E: l11EIICE 1I0nnrEI1L Y ALOIIG n
AIlC Of SAID cunvt:, SUUTEt/UIU<l A CENTIIAL At/GLE OF 87 -20'1"., .l OIST .AlICE OF 38.17 F EEl TO A f'QIIIT 011 A
cunVE COIIC,WE TO TIlE Wl;9T, ""/0 BEING TilE EASHRL Y nIGIlT.Of.WAY LINE Of DUCl( XEY O"IVE, /lAVII/G ^
"....OIU3 OF 1090.18 HTT ArlO FROM 'NIllell A RADIAL lIf1E DEAn3 II rID .1 O'IS4 '1,'1; lllEIICE /I0nnlEnl y ,c.lOIlG TilE
Anc OF 5,.1.10 CUf\Vl:. SUDTHIOI',O A ccurn"L A"GLE OF 02-);)'61", A OISTAHCE OF .(9.00 FEET TO nlE SOUfll 1I1/E
OF lOT II, 8LOCX: 7, Of 5AJO P\..AT; lllEriCE !17:Z-29':ltS-E ___to/IO TilE 50lll... LJIIE of :JAIn lof " lIe.9~ FEET TO TilE
SOUTHEAST coma:R OF SAJD LOT Q; TtlntCE SI52-10'J.("e AI,OIlO nlE SOU1Jlll/H: OF lOT II, BLOCK 7, SO.OO FEEf
TO TIlE SOUTHE.AIT COnUER orr ~AJO LOT II: lJlEIKE Il2rJ-4':2B"E "LoriO lllE t..ASl' LJIIE OF SAID LoT a .A.11U TIlF.
NonTHERLY E.",(THlSIOf~ THEREOF, 160.0-4 FEET TO THE /lOATll n!ClIfT.Of.WAY UIIE OF P~BOLE BE..J..CH LAIIE: TIlErlCE
IHlP26'JrW ^LONQ 8..lJO UOAlH RIGHT.OF.WAY lIHE 1 J~.I" FH r 10 TIlE OEGIlItIlIlG UF A GUI1Vl: crmCAVE TO
Tile EAST, HAV1tlQ A JUOIUS OF 115.00 FEET AIIO mOM WHICIl A IlAOIAlUIIE BEARS 11220J.('2S.E: THEIICE
IIORTHEm,Y ALOIHi THE ARC OF SAID cunVE 5UOTEIWING ^ CEIHIIAL .A/lGLE OF non'18", A OI9TMICE OF J8.16
PEeT TO .A. POINT 01/ A cunVE cOI/CAVE TO llll: WES r DEIIHi '1I1E ^FOnE5AI0 EAST HIGIIT.Or-.WAY UHf OF UUCl( r.E
DRIVE, FnOM W1IIClI A I1AOIA.L l.If1e BEAn:! flOQ -6"'I""W, A/lO IlA'J1tIr; A nAUIU:\ OF 101111.111 fEnl lllfllCf
1I0nTItenLY AlarIC] TItE ....nc OF SAID Clll1VE SUUTEIIUltHl A CEIHIIAL A/HiLE OF JooO':\7', A OISTMICE or 811!l.1~
Fi:ET TO TIlE pOlin OF IlEGrrHlltlG.
g
PAnT Z.
A PAlleR OF UNO SIT\) . III SE~T10" J I. TowrlS.tU' 06 SCUlll. n....,. . J-4 E..AS T. I.HJIIIIOE CC\Hlrf. FLonlOA
BEING A PQn nOt4 OF LO T S I THIIOUG.. 21. OLOClC I. A pcn TIOII Of [ILCCY.:J I '. 12 .1I1U l6 A 110 ..lU. OF gLOC" ; ()
ALL AeCOI\DltH] TO TilE PLAr Gf 'DUC": ';~(". sCeno'I 1..13 nECOACED Irl J>LI.T [IGor: 1\ AT "".(iE 81 OF lIiE ;>uu'lIC
IIEC)f\OS OF MOrmOE COUrtrf. FlonlOA. MellE ;>AIITlCJLAIlL'f UESC1110E3 .13 FelLOWS:
OKIl427
II G , l 5 Q) -1
BEGIN/lIIl1,,\r TIlE II0nTlIE.AST COII'IEn OF lOT 1. OLOC~ I OF TIlf: AFonEs....JO PLlT. l}tE'CC:E 31)"O~'C()"E -'LOW,
lI~E Wl:ST nlGHT-OF'WAY UUE CF UUC;( J(E'f Ol\lvE 91 s.~o FEi::T TO ntE IIHEilSl:C-;IO" OF TItE 'liES r nIGIIT.OFW.1.Y
utle OF OUCl( KeY O/llV{ .1UO A PQI/IT 011 ,I. CUIIVE 11'\'11"" A II....01U5 OF 2~ FEET AT fllE :Jount IlH,IITOFWAf CF
GCLf coynse DRIVE. FnOM 'NlllCH A AACIAL UUE OE.AIlS sCJa-l\I\'o<)"'N: TIlEIICE seu TIIE"-:! T'E;1L Y ALO/lG IIIE AflC
OF S.110 cunVE, COUC,\Vl; TO nlE 3cuntWEST. ..a.rm 5UOTEIIOIIlG ..l CnlTrL\L ,t.1'GL~ OF eO"oo'OO", A CIST.\II(~ o~
213.11 FEET: IIlIE FOtLOWltHi CaW\SES nmotJGll TltE PL'IlEO lOTS..lI1O nIGHTs.cr.w.s,y AilE .1.5 C....LCIJUTHl Ry
IHE pnOrtA. TlOII MElItOO FROM FIno OIJ~Eil'JA UlJrl:;1 T1IEIICE COIlTlIIUE )'LOtlr; TilE .....(5 T AII;1t7.CF.WA'f UIIf; l;r
OLJCJ: J(EY DRIVE. 9JJ"CA'OO-E 67_8-4 HET TO nlE nEGIIUlltl(j OF A CUnVl; cotlCJ.VE TO TItE Wl:9T, FnO/.l WHICH A
""-DIAL UHE ouns sea "1jc'S'()().W .J.1I0 IlAV1t,G A I\AOIIJ5 OF 1041.18 FEET; TIlE/4CE SOIJllIU1L'( ALD/IG illE AI\C CF
5..1.10 C~IIVt, SUIl,~tlCIUG ..1. C~!HF\).L A:Hii..E CF S,l.J!J.OI....I.. CISi.1tH::: cF ~':l].I() FE:, iO TilE 2f(jiWIIIIG OF.1
cunVE CQtlC.J.V1: TO THE pmRnl~3T. IIAVlIH, A TI.AOIUS OF 11\.00 FEET ).I/O FROM \\fIIICH .J. RAOIAL UIIE OE...."5
U68-1('SIl'W; TItEPlCE SOUTltWESTEnL'( -'l.otIG lilt; ).IlC or- SAlO CtJl1Vl;. DUIlTEIIOIIIG A CfIlTII).L AIIGLE OF
117"66'01l", A DISTAtKE OF JO.JIS FEET TO TilE OEGltUIlrlli or- A. cunVE. Ot( TilE /wnrIlEIIL'f IlIfillT.OF.WAY LItlE or
GI\EElIOJtIAI1 nOAO. COP/CAVE TO THE SOUTH. HAV1rHl A ""'UII)S OF ~26.00 FEET AtlO 1'110/.1 WIlICIl A A.AOIAL L1I1E
OEAnS s n. JO'OIl 'W; THEIICE we STEfll.'!' ).LOP/G ll1l: AnC OF 5AIU C:UnVE, suo TEIIDltl(j " C Ell I A). l A"GLE OF
1("26',(0", A DIST).IICE OF 1&1.JO Her TO ';111: 9EC;trIrIltIG OF ^ cunvE COt/C.J,.VE TO lilt: IlOnnlEfi5T, HA'.IlIIG A
RADIUS OF (j"J!\.O<J fEET.Al1D FIIOM YrlllClI A /lAOIAL UtlE DEAIIS IIIG"~'a'E: TIIE//(E VIl:3T(JlLY ALO//(; TilE Aile
OF SAID CUR~, SUIln:llOlrlG A ClO1H'lAL APlGLE 01' 1:1-1I1'JI., ^ DIST,...,fC! 0' 1JII.111 FEET; TlIEIICE COIHIIIIJI/llj
ALOPlG S,lID Il0nnfEJ\LY R10IH-<:>F,WAY lI1lE. /I61-2~'OO'W 10.9] Her TO THE IIHl:nSECnOIf OF THE 1I0llTH RlGIlT.
OF.WAY UHf: OF 5.A1O GREEtHJnlAn nOAO MIO TilE MEAU HIOII WATEn UIIE OF TO/.lS IIAJlBOn, SAID '-'EAII HIGH
WAlEn LINE HAVllle) OEW DEHI1MIlIEU OIlp."fAIIClf ]0.10. JI, APRIL ln, :27, 2lI. M....y J ,A/ll) J, IOU ArlO VH\lnED
II0VEMOEll e, 7,., H, H MID lO, 1068 BY SUF\VE'( PflOCEDUrlES ....l'l'nOvl:.O IlOvtMOER J, lOllS !l'( TilE QUAE.'U o(
SUnVE'r'1t1O AIm J.4APMUG STATE OF FlOTllO... OEI'A'nl.IE/IT OF f1ATU"A!. nEsounCB: WEIICE UEPAATlIIG I'nOl,1
5AI0 IlIGlfT-Of-WAY lJIlE ).HO MUIIO(I\I/1G ALOIIG SAIO MEA" HIGIt WAlEI' 1I1H: OIl IlIE FOllOVVlt1G COURSES,
F1nGT BEAn sorH'16'E 21.7'1 FEET:
1IIE/lCE SOll-1i8'oe"E 26.14 FEET; TlIEtlCE 116a"18'21'E H.u fEEf:
TIlElKE IlU.U'lj2-'E 26.02 Fur: TlH:W:!: IIlLlQ2'61l"E 16.01 FEET;
TltEIKE PU9-37'lIo15"E 26.00 FEET; T1IEIIC!:: tnO"or.'21i"!:: 26.00 FEEr;
THEflCE Pl~-4"27'''lJ"E 16.71l FEET; llll:PlCE IIJ-4-10'II1-E 11;.001'1:0;
TIIE"!:E t111"0(Yl1'E 21S.]:) FE!:T; THErIC!: rlJo.or,'21j'" l!;.OO FEET;
TIl!:IIC!: II10.1&'2""E 2ti.02 FEEl: l\lUKE 112'j.r,\'..urr: 16.l)() r":Er;
TilE/ICE tfJI.Q(J'26-E 25.00 FEET; THEnCE 11l6-Jl'()4"E 1&.Oll reET;
THE/IcE II22"21'()l:J"E 26.2-4 FEH; TIlEtlCE 1421"17"10'E 26.:J[) FEET:
TIlEIICE /ll g. 27'OJ-E 1-4.31 FEET; TIIElleE lI00"08':}.1"IO U .Il:) FEF.T:
n~EIICE P101.18'J6'E 26.16 fEET; TIIEIICE rllJl.J...6rw 2r..Dot FE;:T:
TIlE/ICE /I0P6J"26-€ 16.1J Fi::!:T; T1IErlCE rlO-4"2J'4~'VI 2fi.00 FEET;
TIIOIC( IW1.n'26"W 26.02 rEET; TlIE/lCE llOo-,a'4g-W 25.0B rE!:T:
TlfE/lCE PllO-20'I7"W 26.11 rEEf; T1IE/lCE /I01"61'JO-W 1r..en HET:
THOICE /I015.l)4'60.w 26.02 FEET: TIlE/lCE 1401"" ]'JJ"W 2!i.(12 FEET;
TlIEIICE PI00-26'4r...'1 lG.OO HE r; T1~dlCE II01"JO'lirw 25.0,1 FrO;
THErICE /100-JO'60"1'I 2S.01i FEEi; fll[/ICE 1l1J1i"IO'4G-W 26.uo rEeT:
TIIEIICE /I().olo'f)'OI"W 2&.00 FEET; 1111:11C( IIOO.2}'29",'-/ 16.01 nET;
TlIEIlCE tIOI"26'16"W 2Ti.O.-l FEET; Tllll/(.E tll)lj"21':I<J"W JB.lll5 FEET;
TlICHCE /I18.4(j'ri2"W JI).J~ FEEr; THEr4cf /l10- 17'06"W 2fi.l0 FE~ r;
THEIIC!: P12!).42'18"W 25.10 FE!:(: 1110ICE InrJlJ'JII-W 2Ti.07 FEET;
TlIEIICE PI11"-40'61'W 26.11 FEET; lHEller: 1111]".(7'61'\'" 26.11 FEET:
THEIICe Il1ol.oo'orw :Hi.JJ FEET; T11E:IICE 111006-1'20"W 26.60 FEe f;
TIIEtlCE IlJO-60'OJ"W 26.21 fEET; THE/ICE II1!}oJ<J'O'J"W lli.06 FEET;
TIIEPlCE /I16"J6'10.W l(}.Ol FEI:T: TIlEIICE 1I10"JO',,}"W2r..OO ner;
HIEPICE 112J.1 O'62"W 26.00 FEET; TIIE/lCE /1:lJ-IIl'&2"W 26.00 FEi: r;
THEile!: rl2J.40'2rw 25.CO FEET: TItE/ICE /O.l"Jl':lrW ili.OO Fcc.;
THEtICE /126"08'60"W 26.01 FI:ET; lllHICE r~19-'1'4"""'J 2r,.o~ FEET;
TIlEIICE r127-19'07.W 16.00 HET; TIIEIII:( 1117"r;/j'.H)"W 21i.ll fEP.
T1IEIICE N;lJ-~e'22""'I J!i.O<J r-Iifr; TltOIC!: 'UO"20'16"'11 11'1.0J FHI;
THE"C!; r~ 1 g-II'-47"W 26.ua FEET; THEncE II1l"r" '27-','1 26.00 fEET:
THEIICE 1121-60'2J"W 26.01 HF.T; T1IEIIC!: 1l10'01'29"W Jr'.1 I HTT;
11l€UCE Il:2Q"OJ'46'W 26.01 FtET: TIII'/ICE rlO4"Jl'll'W 2ll 41 FE~f;
THEueE l08"24'63"E 19.11 HET; TltOlCf IIJO"OO'I2"1: 27.Ul FEn;
TItEIICE N61'Ol'23"E 26,713 FE~r; TltHICE tl7"-2"'12-E 26.21 FEET;
TII!:tlC!: tl06"~G'20"E 26.00 Her; 1Il(lICE IIM"40'10"E lILJJ FEEL
T1IE/KE IW:l-OO"Z7"W 1 a. 70 FE~T; lllUICE 1111 "Ii U' JI!"W 16.48 F E~ r:
nfOH:E III2.Jl1'27"W 25.42 FI:ET; lIlE/ICE /IOO"61'Ia-W 17.1)() FEEl.
THElIC!: IWJ"IO'f).ol"W 20.67 HtT; T1t(tICE '"G'l'J'10'W Hi.21 FEET:
THEIICE lOO-27'CX)"W 14.96 FI;ET TO lllE llOlInl L1IlE OF 3,\IIJ LOT 1. OLOO:: I: llll/ICE O(?A1HIIIG F.1C/'\ $,.1/0
( 1 )nTIlII/IE ('1' LOr 1 2118 rFET lU TH( 1'<)"ITOF 6Efjltl/l/f,lj9
MEAtl \lICjl\ '11A.T'E" lItlE. IHln"6<1'M'E AlOllr; :;.\1 I ,I .: -' ..
u ~" I 1..1. "
l q. _l. -.J '-LI I
- , I "\ 1-,
P I (. g J f.:J . I ". -
I' ( · 1 '.'1 f/) (',
1\ K I 1. "'1 :.c'. . 1 ;. · .
nIE!IC:: S6'"].1'!iO"E 1Ii.OI FE~7: lllEtlCE SlIl-Jr;:W( ~".JO F=:I 10 TilE MI)Il[~.\H)'IIf.,;,..;II( !Il)\:f1UMlf
THEnCE SCO"St!'l)l)"'N "l.OlH. :;.s.10 WESIEilL'( llCUIIOAllY lIraE 1'1.8:: F;:i:T TO IIIl: PI;1f1l or 3EG;IlII1f1r;. l/II.
~\ f I 1.1:
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Ii AllU II. ~ECTIOU 1. ALL OF LOTS 1 nmouml 7. BLO<:x 7, SE<:1I011 1 All lOf!; Il IlInOUI;1\ 15 RlOe-x:. S<C'I-
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DESCllIOED ".3 FOLLOWS:
~
CUMI,IEf/CIf/1i AT THE ItITE/15ECT10U OF /Ill: CErlTETlUIIE or- (jc)LF (;C)IJ"5E lHlI'il: "'10 OIJr:X. r.E'( !Jill'll: OF SAIU
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1186'66'oo.e 27.60 FEET TO A POlIn au THE EASTEIlLY IlIGltr.Of'.WAY UIIE OF SAllJ DUCl( 1<.1''( OI1IVI:. S"'O I'CIIIT
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FEErro IHE POI/IT OF O(GINWUG.
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tll\"~J'67"E 70.00 feET; IHENCE 1111"'68'00'1; .( 1{;.12 FHT; lIIE/ICE IIlJ'~'Ocrw /16.00 nET; 11IEIICE
1JJ.IJ'J.J'JIl'Ji liS.S\ FEET TO ^ f'Qlfn all THE E),STEIlL Y LUIE O~ AFOIlE5."I!) nLOCK 14, SfClIOIf 1; 1I1EIICE
S2J'O"'"OO"E ALOP/G SAID U,SreJ1LY LJ/l1! or- AFonEsAID IILOC)( Ill, 5ECllOrl I, 67J.111 HEr To A. rel/n 01l111F.
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PROCEDURES .AppnOVED NOVEM8EI1 J. 198B ny THF. uunl:Al) OF SlJ"Vf'(IIIG Mil) MAI'I'IIIr; STATE Of FLOnlOA
OEPAnTMEIIT OF I~ATURAI. l\I:sounc~s: nlfllCE MEANDEn ALO"(] ~AIlJ ME"" flllill WAIEI' UIIE urllHE FOlLOWIl"
COUnsF.~J. fiRST nun SIU'-:lli'lill-W 192.~I HET: lllOKI: 511.~II'J'j"W 11.50 rEEf; 1"011:[ ~;1IJ'ur;'16'( 99.J'
FEET; TIIE/lel 50-4-J~'Jg'E 8.IIJ Fl;ET: lllEIICE 11I17-"2'10"E 11I8.ll\ FEEl; l\1I:I/CE S1)'lJ'o~'E ~I'IJ.'.( rEEl;
TIIEllCE SOllo:U'OG"W SOJ.G3 FEET: TIll:/lCE.S.,O-IB'(J"W 170./10 fEET TO lICE l"IH':;ECl1~)/1 OF HIE !lOlJrlIHll'(
(Xnl/Slotl OF TllE UST Urle Of' LOT II, BLOCK II. $(ClIUfl 1: 11"" rULI.owHI(j ClJUIl3ES 1I11l0lJe,II111E rLATIHI
LOTs .AtlC nlGIlTS.Or-.WAY A"t: A5 CALCULATED O'{ TIlE pl\OnAlIOII ME1HOO rrlO/.1 nEW OnSEnV.AllOtlSI: 1 lIE liCE
OEPA1\THIG fROM :JA10 Me:)l1~ HIGII WATEn U.EVAllO/l, r402'61'61'W ALurlli 5.110 EAST LItlE, ,A. II 0 lllE 1I0RTlIEIllY
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POlIn Oil TilE cunVl: OF SAIO f\I(,IIT.OF.WAY UtlE: CO/leAVE TO TIlE 1I0R111, rllar.' \VltlCIt A I\.AOIAL L11lE IIEM15
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Tile E)'3T, HAV1t1Cl A RADIUS OF 215.00 FEET AflU FIlOM WHICH ^ f\A()I.AL titlE BEARS 1122'.J.('2!'E: 1llEI/CE
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I'Ei!T TO A POINT OU A cUnvE couC>-VE TO lilt Wt:sr nF.JlICilIlE A,unEsAID fAST nJGIlT-Of.WAY llllE or OI)lK r.
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DUO: 1(["(, 6ECllCfC I. p....nT I. ACCOAClIl<j TO rllf ;:>LJ.T THf:jlf:CF. .1.5 ;\Er:OIlOEU 1/1 F'\..l.f R(;r:;J: 6. PI.(;!: 12. OF 'Tlll
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l \
Recent Aerial Photograph of Hawk's Cay
September 18, 2001 Major Development Amendment
\?r
September 18, 2001
Application for Modification to Hawk's Cay Major Development
ATTACHMENTS
(includes only attachments involving changes to project as currently approved)
Attachment E Amendment to COMMUNITY IMPACT STATEMENT, September 18,2001
Attachment F Revised MASTER DEVELOPMENT PLAN
Attachment G FLOOR PLANS and ELEV ATION DRAWINGS
Second Supplemental G2A Large Suites
Second Supplemental G2B Ancillary Hotel Staff Quarters
(in progress, to be provided when application formally submitted)
Attachment I ADJACENT PROPERTY OWNERS
within 300 feet from the borders of the project
Attachment J COORDINATION LETTERS
11 Florida Keys Aqueduct Authority
J2 Florida Keys Electric Cooperative
13 Monroe County Fire Marshall
J4 Florida Department of Transportation
J5 South Florida Water Management District
J6 Florida Department of Environmental Protection
(J3 through J5 in progress, to be provided when application formally submitted)
Attachment K1 Monroe County Board of County Commissioners Resolution No. 335A-1996, Final
Development Order for the Modification to the Hawk's Cay Development of
Regional Impact and Major Development, September 18, 1996
Attachment K2 Monroe County Board of County Commissioners Resolution No. 086-1998, Final
Development Order for the Modification to the Hawk's Cay Development of
Regional Impact and Major Development, February 23, 1998
Attachment K3 Monroe County Board of County Commissioners Resolution No. 616-1999, Final
Development Order for the Modification to the Hawk's Cay Development of
Regional Impact and Major Development, December 8, 1999
Attachment K4 Monroe County Board of County Commissioners Resolution No.354-2001, Final
Development Order for the Modification to the Hawk's Cay Development of
Regional Impact and Major Development, September 19, 2001
(executed and recorded copy will be provided when available)
13
ATTACHMENTE
Revised September 18, 2001
Amendment to Hawk's Cay Community Impact Statement
1. General Description of Proposed Major Development
The following summary of project history and description of proposed development only
address the project details as originally approved in 1986, changes that have been approved
since then, and the changes being proposed. Characteristics of the project that have not
changed or are not proposed to be changed are not addressed.
Summary of Project History
The Hawk's Cay Major Development and Development of Regional Impact is located on Indies
Island of Duck Key, MM 61, Monroe County, Florida, and comprises 58.8 acres of land. In
the mid-1980s, prior to the expansion program, the resort consisted of 178 hotel units (156
rooms and 22 suites), a conference facility and ballroom, three restaurants, a night club,
convenience store, pro shop, and marina.
The Hawk's Cay expansion project received preliminary Major Development approval from the
Monroe County Zoning Board in 1985. A final Development Order, granting both final Major
Development approval and approval ofthe Development of Regional Impact (DRI), was issued
by the Monroe County Board of County Commissioners (BOCC) on December 5, 1986.
Hawk's Cay amended the Major Development and DRI in 1996, 1998, 1999, and 2001,
receiving approval ofthe Major Development modification from the Monroe County Planning
Commission acting as the Zoning Board on September 5, 1996 (Resolution No. P42A-96),
February 4, 1998 (Resolution No. P22-98), August 6, 1999 (Resolution No. P73-99), and
August 8, 2001 (Resolution No. P53-01). Resolution No. 335A-1996, adopted by the BOCC
on September 18, 1996; Resolution No. 086-1998, adopted by the BOCC on February 23,
1998; Resolution 616-1999, adopted by the BOCC on December 8, 1999; and Resolution_-
2001, adopted by the BOCC on September 19, 2001 were the final Development Orders
approving amendments to the DRI and modifications to the Major Development.
1
l~
ATTACHMENTE
Revised September 18, 2001
The project as originally approved in 1986 added 444 new resort units to the 178 pre-1973
("existing") units not subject to DR! review. Under the DR! approval, commercial space in the
marina area was enlarged by 3,000 square feet, 150 seats were added to the marina restaurant,
and 26,000 square feet were added to the conference center.
The original ADA listed the site area as 60.8 acres. However, a new survey conducted in 1988
more accurately defined the mean high water line than had the previous survey, finding the total
project area to be 58.8 acres, reducing the correct 1986 approved open space from 37.8 to 35.8
acres.
The 1996 changes reduced the total number of new units approved under the DR! from 444 to
269, and reconfigured the units to provide for more suites containing multiple bedrooms and
bathrooms. This change resulted in a substantial decrease in public facilities impacts from that
vested in 1986. To accommodate demand for water views, the units were relocated along the
shoreline of the property in three development corridors, within which specific types of units
could be located, as long as overall impact thresholds were not exceeded, therefore allowing
for minor changes in footprint configuration in response to market demands without causing
impact changes.
Also in 1996, a 60-room Inn Expansion building previously approved in 1986 was removed;
the expansion to the conference center and ballroom at the west end of the existing hotel
building was reduced from 26,000 to 15,000 square feet (sf); and 7,000 sf of commercial retail
space was added for a total of an additional 1 0,000 sf near the marina. Landscaped open space
increased and total density onsite decreased somewhat. The build out date was extended just
less than seven years, from January 25, 1997 to January JO, 2004.
To accommodate additional fire lanes in Development Corridor 1, located along the western
shoreline, Development Corridor 4 was created, in the center of the property, and a small
number of residential units were relocated there. In addition, club and recreational facilities
were accommodated in the new corridor (5,000 square feet of the commercial floor area
previously located near the marina was relocated into this corridor).
2
l5
..
ATTACHMENT E
Revised September 18, 2001
were accommodated in the new corridor (5,000 square feet of the commercial floor area
previously located near the marina was relocated into this corridor).
The changes approved in 1998 revised the total number of bedrooms and bathrooms, and a
greater number ofbedroom/bathroom configurations was approved. Landscaped open space
reduced from that approved in 1996, but remained more than the 1986 approval.
The configuration of Development Corridor 3, located at the northern property line along the
marina, was changed in 1999. The eastern boundary was expanded to just west of the area of
the new conference center/ballroom, and employee parking previously provided at the site was
relocated elsewhere in designated parking areas on the property. This change was made to
accommodate a different footprint of units in that corridor than anticipated in 1998. In
addition, two new floor plans were added.
In September 2001, the master development plan was modified to remove the footprints of the
two buildings designated as "commercial expansion" located to the west of the marina on Duck
Key Drive. The remaining 4,800 square feet of commercial space was relocated to
Development Corridor 4, to provide additional ancillary club and recreational amenities for
resort guests consistent with the already approved use of this development corridor.
Proposed Amendment
The master development plan would be modified to create a new development corridor (#5),
located just south of Development Corridor 4 (see site plan, Attachment F). Within
Development Corridor 5, ancillary hotel staff quarters (a maximum of 18 units with a mixture
of unit types, including units with 2 bedrooms and 1-112 baths and dorm-style units each
sleeping three persons with 1-1/2 baths) solely for resort workers and 28 hotel suites (3
bedrooms and 3-1/2 baths) would be constructed. The total number of proposed hoteVmotel
rooms and suites would be 297, or, if the 18 hotel staff quarter units are not considered
ancillary, 315, as compared with the original number of 444. Development in all other corridors
would remain the same.
3
{~
ATIACHMENTE
Revised September 18, 2001
A complete recalculation of open space was conducted by the project engineer based on the
most accurate as-built information. The new development proposed for Development Corridor
5 was then included. Open space on the property will be reduced to 34.7 acres, which is a 3
percent reduction from the 35.8 acres of open space approved in 1986.
Unit density would increase from 7.60 to 8.08 units per acre, which remains considerably less
than the density vested in 1986 (10.2 units per acre). No change is made to the buildout date
of January 20,2004.
The onsite development of the project as proposed in this amendment would result in
substantially less impacts to public facilities (specifically water/wastewater, solid waste and
traffic impacts) than was originally approved in 1986 (see impact assessment, below).
Therefore, to assist Monroe County in its efforts to address the severe affordable housing
shortage in the Florida Keys, the owners of the Hawk's Cay project propose to convey these
vested impacts to Monroe County. These excess impacts are equal to or more than those that
would be created by an additional 128 affordable housing units (less than 1,200 square feet, 2
bedrooms and 2 bathrooms). The specific terms of this conveyance are defined in the proposed
amendment to the Development of Regional Impact and development order, and are outside
the scope of the major development amendment, which is site specific.
2. Impact Assessment
a&b Public Facilities: Water Supply and Waste Water Management
Standard planning practices equate potable water demand and wastewater generation.
Attachment CIS-5 shows the cumulative daily potable water demand and wastewater flows for
both the project as presently approved and the project as proposed, including additional offsite
units. Attachment CIS-SA is a summary table that specifically breaks out the water and
wastewater flows for the vested, previously approved, proposed, and offsite units.
4
11
ATTACHMENT E
Revised September 18, 2001
The project as approved in 1986 was projected to have water and wastewater flows of 0.1541
million gallons per day (MGD) average and 0.2312 MGD peak. The project as presently
proposed, including excess capacity for 128 off site affordable housing units, is projected to have
2 percent less flows of 0.1506 MGD average and 0.2258 MGD peak
c. Public Facilities: Solid Waste
Solid waste generation for the proposed project, including 128 off site units, in comparison with
solid waste generation for the project as presently approved and as approved in 1986, is shown
in Attachment CIS-7. The project in 1986 was expected to generate 18.26 cubic yards per day
(CYD) of solid waste. The project as proposed would generate 15.996 CYD, which is 12.4
percent less.
d. Public Facilities: Transportation
Attachment CIS-4 is an updated traffic study conducted by Transportation Analysis
Professionals, Inc. for the proposed project. It compares the project as originally approved in
1986 with that approved in 1996 (when the last change to numbers of units occurred), and with
the proposed project. The project in 1986 was projected to generate 4,819 daily trips and 235
PM peak hour trips onto US Highway 1, and the proposed revised plan will generate 3,792
daily trips and 186 PM peak hour trips on the Duck Key DR! site. The analysis finds that there
are adequate additional daily and PM peak hour trips generated by the originally approved
project to accommodate 128 affordable housing units off site.
i. Economic
1. Estimat~d average annual ad valorem tax yield
An estimate of total property value at buildout for the present plan (onsite only) is as
follows:
5
(3
ATTACHMENTE
Revised September 18, 2001
82 units @ $450,000 each
215 units @ $280,000 each
Commercial 10,000 sf@ $150/sf
Site improvements
Conference center expansion
$34,440,000
$60,200,000
$ 1,500,000
$ 1,500,000
$ 2,000,000
TOTAL
$99,640,000
The total tax millage rate for the Hawk's Cay property in 2000 was 14.0161. Applying
this rate to the total estimate value at buildout yields a total of$1,396,564 in added ad
valorem tax revenue from the present plan, assuming a constant millage rate and
distribution schedule.
2. Average annual construction expenditure by type
Labor
Materials
In Monroe County
$18,000,000
$18,000,000
Outside
$18,000,000
$18,000,000
k. Special Considerations
3. Impacts upon adjacent or nearoy municipalities or counties.
The following is an update of the list of impacts presented in the original CIS, comparing the
present proposal ( onsite only) to the 1986 approved project:
Type of Impact
Effect of Present Plan
Negative:
1. Increased traffic flow
2. Increased demand for services and utilities
Decrease
Decrease
6
I~
Positive:
1. Upgrade entrance to Duck Key Same
2. Protect and enhance environment Same
3. Upgrade recreational amenities Increase
4. Temporary construction employment Increase
5. Permanent employment Same
6. Provide major convention facilities Same
7. Increase local and sub-regional tourism Increase
8. Increase ad valorem tax revenues Increase
7
ATTACHMENTE
Revised September 18,2001
~t
September 18, 2001
Community Impact Statement for Hawk's Cay Major Development
LIST OF ATTACHMENTS
(includes only attachments involving changes to project as currently approved)
Attachment CIS-4 Updated Traffic Study
Attachment CIS-5 Updated Cumulative Daily Potable Water Demand and Wastewater Flows
Attachment CIS-5A Summary of Excess Water and Wastewater Capacity
Attachment CIS-7
Cumulative Solid Waste Generation
J\
TRANSPORT ANALYSIS PROFESSIONAlS, INC.
8701 S.w. 137th AVENUE. SUITE 210. MIAMI. FL 33183-4498. TEL 305/385-07ffio FA~30SY385-9997
f:: t.~: r: ror ; ~ .~ ~ . ! -
FAX & MAIL
t--~ :- ., '. .J~.: - . .
September 12, 2001
Ms. Sandra Walters
Sandra Walters Consultants, Inc.
600 White Street
Suite 5
Key West, Florida 33040
RE: Hawk's Cay DRI
Proposed 2001 Site Revisions
Traffic Assessment
Dear Ms. Walters:
Transport Analysis Professionals, Inc. (TAP) has been retained by Hawk's Cay Resort to evaluate
the traffic impact (traffic generation comparison) of the DRI-vested trips per the Development Order
issued in 1986 with a proposed revision to the currently approved development plan.
To perform the analysis we have utilized the latest (sixth) edition of Trip Generation published by
the Institute of Transportation Engineers (ITE) so that proper comparison could be made. For
consistency, we have also utilized procedures previously desired by review agency staff in 1995 by
taking into account differing trip generation rates of the individual units at resort hotels based on the
size of the units.
Development Plan Scenarios
The originally approved (1986) DR! vested land uses and trips, the currently approved (1996)
dev~1opment plan, and alterations that are now being proposed are summarized in the attached
tables. The only alterations that would affect site trip generation are the addition of 46 total units to
the 1996 approved plan. Of the 46 additional units, 18 would be designated exclusively for and
restricted to on-site staff quarters and not be made available for transient guests at the resort. The
remaining 28 guest units to be added would all be 3-bedroom sui~es.
Traffic Impact Reductions
A revision to the original Hawk's Cay development plan was approved in 1996 and implementation
of the revised plan is virtually complete. When the revised development plan was being reviewed,
government staff requested that mere refined traffic estimates be made for the hotel component of
the Hawk's Cay resort. In response, revised traffic estimates were developed that utilized
contemporary trip generation statistics and re-computation of traffic generated by the original
approved (vested) DR! so that traffic generation impacts for the revision could be compared.
Applying consistent methodologies, the original (vested) development plan was found at that time
to generate 4,811 external daily trips.
Planning . Design and Engineering . Accident Reconstruction
y
Ms. Sandra Walters
September 12,2001
Page 2
In developing traffic generation for the 2001 proposed revisions to the Hawk's Cay development,
TAP has followed the same traffic methodology as was used in the 1996 revisions. We applied the
same methodology to re-compute traffic for the originally approved (1986) development plan and
the current development plan request. In performing the calculations, TAP utilized contemporary
traffic generation rates wherever changes were detected between the current ITE rates and those that
were available in 1995. The results are shown on the attached tables.
By using the latest available traffic generation statistics published by ITE in 1997, the current
calculations result in 4,819 external daily trips for the original approved (vested) development plan.
The 2001 development plan revision being requested by Hawk's Cay is calculated to generate 3,792
external daily trips - a difference of 1,027 daily trips. The external traffic to be generated by the
2001 requested revision is considerably lower and therefore would have less traffic impact than the
vested plan originally approved in 1986. The requested plan generates 21 % less daily traffic. Similar
percentage reductions are found in peak hour traffic.
Affordable Housing Opportunity
The owners of Hawk's Cay are aware of the County-wide problem of affordable housing and the
need to take a broader perspective toward its solution. To provide assistance and help mitigate the
Keys' affordable housing situation, the owner's of Hawk's Cay have requested that our firm
investigate from a traffic perspective the potential transfer of certain vested impacts previously
granted Hawk's Cay Resort.
As shown on an enclosed table, TAP has calculated the number of affordable housing units that
would equate to the "excess" daily and peak hour trips potentially available to transfer to others. If
the number of off-site units are limited to 128, the total unit count would remain below the number
of original DRl units approved. As shown on an enclosed exhibit, the available "excess" daily and
PM peak hour trips could accommodate 128 additional affordable housing units. Again, we have
used the latest available ITE sixth edition Trip Generaticll rates to make these computations. The
ITE rate for low rise townhouses was selected as a surrogate land use since ITE has no trip
generation category specific to affordable housing. In our calculations, no adjustments for family
size, auto ownership levels or other factors were applied to the ITE rates. Although the potential
transfer of vested impacts to others for development of affordable housing would necessarily be off-
site, not at the Hawk's Cay Resort, the location ofthese affordable housing units within the Florida
Keys is not known.
Toward the goal of maintaining acceptable traffic operating conditions along US 1, the extent of
development is controlled and an allowable trip reserve is computed annually based on travel time
(overall travel speed) surveys conducted during the peak season. The travel time/speed data are
collected, analyzed and the results tabulated for 24 separate segments of US 1. TAP has compared
the 2001 trip reserves for these US 1 segments to the potential daily traffic generated by off-site
affordable housing units that might be developed by others. Our comparison is shown on the
enclosed exhibit. The exhibit should be considered a preliminary order of magnitude calculation.
It indicates that the entire allotment of affordable housing units could be developed on nearly any
Key where there is an existing trip reserve. While all of the affordable housing may not be
constructed on one site, the enclosed exhibit indicates that the potential exists to do so at many
locations in the Keys.
d9
Ms. Sandra Walters
September 12,2001
Page 3
Should you have any questions about our findings or wish to discuss other details of our traffic
evaluation, please contact me at your convenience.
Very truly yours,
TRANSPORT ANALYSIS PROFESSIONALS, INe.
d-/~ /&~
David C. Rhinard, P.E.
Principal
DCR/ja/1528
Enclosures
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Potential Allocation of Excess Vested Trips to Off-Site Affordable Housing
(Transfer of Vested Trip Equivalent of 128 Affordable Units)
Excess Vested Trips
Original DRI Vested Trips - w/ITE 6th Ed, Trip Rates
Less 2001 DRI Revision Request
Off-Site Affordable Housing Trip Transfer Potential
4819 daily trips
(3,792) daily trips
1,027 daily trips
Trios Generated bv Affordable Housino Units
Assumes low-rise townhouse residential use
Affordable housing units:
Generation rate:
Trips generated
OK - potential transfer less than vested excess
128 duos
5.86 dte/unit
750 daily trips
US 1 Seament Trio Allocations for Affordable Housina
Total Single-Site Trips Generated
Maximum Directional Allocation
Maximum Allocation to Any Link
750 daily trips
60%
450 maximum trips allocated to segment
2001 Affordable Existing
US 1 Segment Maximum Housing Reserve Remaining
Seg Mile Marker Reserve Potential Consumed Trip
# Fm To Name Volume* (du's) (%) Reserve **
1 4.0 5.0 Stock Island 10,645 128 4.2% 10,195
2 5,0 9,0 Boca Chica 6,479 128 6.9% 6,029
3 9.0 10.5 Big Cop pitt 837 128 53.8% 387
4 10.5 16,5 Saddlebunch 3,226 128 13,9% 2,776
5 16,5 20,5 Sugarloaf 1,041 128 43,2% 591
6 20.5 23,0 Cudjoe 2,718 128 16.6% 2,268
7 23,0 25.0 Summerland 1,619 128 27,8% 1,169
8 25.0 27.5 Ramrod 2,678 128 16,8% 2,228
9 27,5 29.5 Torch 2,473 128 18,2% 2,023
10 29,5 33,0 Big Pine 0 None 0,0% 0
11 33.0 40,0 Bahia Honda 8,231 128 5,5% 7,781
12 40,0 47,0 7 -Mile Bridge 8,707 N/A 0,0% 8,707
13 47,0 54,0 Marathon 18,948 128 2.4% 18,498
14 54,0 00,5 Grassy". 1,499 128 33.4% 898 ...
15 60,5 63,0 Duck Key... 2,072 128 25,4% 1,320
16 63.0 73,0 Long Key... 8,941 128 5,1% 8,340 ...
17 73.0 77,5 L. Matecumbe 0 None 0,0% 0
18 77,5 79,5 Tea Table 0 None 0.0% 0
19 79,5 84.0 U. Matecumbe 470 128 95,7% 20
20 84,0 86.0 Windley 1,809 128 24,9% 1,359
21 86,0 91,5 Plantation 4,405 128 10,2% 3,955
22 91.5 99.5 Tavernier 10,879 128 4,1% 10,429
23 99,5 106.0 Key Largo 12,097 128 3,7% 11 ,647
24 106,0 112,5 Cross Key 1,599 128 28,1% 1,149
Total 111,373
. From 2001 US 1 Arterial Travel Time and Delay Study, Monroe County Planning Department & URS Corp, June 2001,
.. Remaining trip reserve for other potential users if all affordable housing units are developed at one site along link
... Initial 2,072 trip reserve reported in 2001 study further reduced by following additional daily trips from Hawk's Cay:
2001 Request for 28 suites and 18 staff quarteis 3,792 daily trips
Less 1996 Revision Approval (virtually complete) -3.289 daily trips
Net Addition 503 daily trips
Using same directional split on link as above: 302 daily trip reserve reduction on link
Percentage consumption and remaining trips in last two columns include this additional reduction
Percentage and number of trips in last two columns for adjacent segments include half this reduction
. as a very approximate value of Hawk's Cay trip attenuation
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Florida Keys
Aqueduct Authority ./'
Post Office Box 1239 d
1100 Kennedy Drive l\:J f'.... c@f
Key West, Florida 33041-1239 ~~ \)
Telephone (305) 296-2454 ,,~~. ttG\~ \I'
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ATTACHIVIENT J1
P
jl
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Chairman
Key West
D
.
Albert O. Appell
Vice-Chairman
Duck Key
Mary L. Rice
Secretary- Treasurer
Marathon
Linda B. Wheeler
Key West
Harry E. Cronin
Key Largo
September 14, 200 I
Roger Braun
Executive Director
Sandra Walters
Sandra Walters Consultants, Inc.
600 White Street, Suite 5
Key West, FL 33040
RE: Proposed Development in Development Corridor 5,
Hawk's Cay, Duck Key, FL
Dear Mrs. Walters:
In regards to your recent inquiry and submittal of information for the proposed development
referenced above. The Authority has determined that there is an existing 8" water main on what
used to be called Greenbrier Road, and an additional 6" stub out on what was once Harbor Drive
and they appear adequate to provide service to the subject property. However, a final
determination cannot be made until such time as a complete set of plans for the development has
been reviewed by the Authority.
Should you have any questions or require any further information please feel free to ask.
Sincerely,
liLOH-IDA KEYS AQUEDUCT AUTHORITY
~~
Edgar F. Nicolle, Jr.
Distribution Design Manager
EFN/cma
cc: Margaret .Gil, Customer Service Manager Key West
Kip Waite, Administrative Assistant Policy
31
ATTACHMENT J2
FLORIDA KEYS ELECTRIC COOPERATIVE
ASSOCIATION, INC. - FKEC
91605 OVERSEAS HIGHWAY P,O. BOX 377, TAVERNIER, FL 33070-0377 PHONE (305) 852.2431 FAX: (305) 852-4794
September 20,2001
Ms. Sandra Walters, Consultant
600 White Street, Suite 5
Key West, FL 33040
Rc: Hawk's Cay Resort
Dear Ms. Walters:
The facilities and operations of Florida Keys Electric Cooperative Association, Inc. (FKEC) are
designed to accommodate normal electrical load growth, providing sufficient energy is available
from our mainland supplier. FKEC anticipates no significant problems in providing power to the
Hawk's Cay Resort expansion project.
FKEC policy dictates that all necessary govenunental permits must be obtained by the property
owner for us to serve.
Utility easements will be required.
Enclosed please find FKEC Specification [or Underground Power Facilities, Electric Service
Entrance Requirements and Tree Planting Guide. These publications should help you in
designing your project.
Also enclosed is our Policy Bulletin that addresses the deposits and fees that may be required, as
well as other information that you may find useful. Questions regarding deposits should be
directed to our Member Services Representatives,
k~:~
Staking Technician
JD:pm
cc: Charles A. Russell
John M. Burch
Carl Paul
E:\DA T A\Word\ENG\Engineering Documents\Power Availleller. general,doc
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ATTACHMENT J4
Florida Department of Transportation
JED DUSH
GOVERNOR
OFFICE OF PLANNING - DISTRICT SIX
601 SOUTH MIAMI AVENUE. MIAMI, FLORIDA 33130
PHONE: (305) 377.5910 (SC) 451-5910
FAX: (305) 377-5684 (SC)451-5684
THOMAS F. BARRY. JR.
SECRETARY
November 7,2001
Mr. David Dahlstrom, DR! Coordinator
South Florida Regional Planning Council
3440 Hollywood Boulevard, Suite 140
Hollywood, Florida 33021
Dear Mr. Dahlstrom:
SUBJECT: Hawk's Cay DR!
The District has completed a review of the NOPC for the referenced project. The traffic and trip
generation analysis for the project is acceptable. Also, the District Traffic Operations Office has
reviewed the traffic signal warrant analysis and finds it to be acceptable. The Department concurs
with the applicant's recommendation that a traffic 3ignal is not warranted at this location at this time.
Please contact me if you have any questions concerning our response.
SinCerelY,I2.~ ~
1:/ ~
~ ~ c.~
Phil Steinmiller, MCRP
Systems Planning Administrator
cc: District Traffic Operations Office
Sandra Walters Consultants, Inc.
600 White Street, Suite 5, Key West, FL 33040
www.dot.state.fl.us
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ATTACHMENT J5
SOUTH FWRIDA WATER MANAGEMENT DISTRICT
3301 Gun Club Road, West Palm Beach, Florida 33406 . (561) 686-8800 . FL WAT51-BOO-432-2045 . TOO (561) 697-2574
Mailing Address: P,O, Box 24680, West Palm Beach, FL 33'116-4680 . www,sfwmd,gov
CON 24
October 26, 2001
Ms. Sandra Walters
Sandra Walters Consultants, Inc.
600 White Street, Suite 5
Key West, FL 33040
Dear Ms. Walters:
Subject:
Hawks Cay DR; (Monroe County)
Proposed Expansion Project
This letter is in response to your request for a coordination letter from the South Florida
Water Management District (SFWMD) for County approval of the above subject project.
According to your October 19, 2001 correspondence, the developer is proposing to add 28
large suites and 18 small suites in a new development corridor (#5) located south of the
center of the island.
After review of the documentation submitted, staff has no objections to approval of the
proposed expansion project. However, please be advised that the proposed expansion
project will require a modification to the project's existing Surface Water Management
Permit (No. 44-00051-S).
If you have any questions concerning the SFWMD's permitting process, please contact
Carlos de Rojas, Senior Supervising Engineer in the Surface Water Management Division,
at (561) 682-6505. If I can be of further assistance, please do not hesitate to contact me
at (561) 682-6862.
F'Y/~
James J. Go!den, AICP
Senior Planner
Environmental Resource Reoulation
oJ
Ijjg
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GOVERNING BOARD
EXECUTIVE OFFICE
Trudi K. Williams, amiT
Lennart E, Lindahl, Vice-Chair
Pamela Brooks-Thomas
Michael Co\1ins
Hugh M, English
Gerardo B, Fernandez
Patrick J, Gleason, Ph,D., P,G,
Nicolas J. Gutierrez, Jr" Esg,
Harkley R. Thornton
Henry Dean, Executivc Dircctor
Jeb Bush
Governor
Department of
Environmental Protection
South District, Marathon Branch Office
2796 Overseas Highway, Suite 221
Marathon, Florida 33050-4276
Telephone 305/289-2310
September 20, 2001
ATTACHMENT J6
David B, Struhs
Secretary
Sandra Walters Consultants Inc.
c/o Sandra Walters
600 White Street, Suite 5
Key West, Florida 33040
Re: Monroe County - ERP
Florida Keys Ecosystem Management Area
Hawk's Cay Expansion Project
Dear Ms. Walters:
Thank you for your correspondence to Lucy Blair of our District Office, regarding the proposed
expansion of Hawk's Cay. Ms. Blair has asked n~e to respond to your letter on her behalf. In
response to your letter of coordination dated September 18, 2001 we offer the following.
A review of your submittal revealed that proposed construction activities nlay require permits
from the South Florida Water Management District (SFWMD). The Department and the Water
Management districts have executed Operating Agreements that divide responsibilities for
processing environmental resource permit applications in accordance with the type of activity
involved. This division of responsibilities is summarized in Attachment 1 of the "Joint
Application for Environmemal Resource Permit/Authorization to Use Sovereign Submerged.
Lands/Fed~ral Dredge and Fill Permit" booklet.
It appears your proposal should be processed by the South Florida Water Management District.
Enclosed is a "Joint Application for Environmental Resource Permit/Authorization to Use
Sovereign Submerged Lands/Federal Dredge and Fill Permit" booklet. Please submit your
application to the following address:
South Florida Water Management District
P. O. Box 24680
West Palm Beach, Florida 33416-4680.
If you have any questions regarding the application you may contact Ron Peekstock of the
SFWMD at (561) 686-8800.
Continued.. .
"More Protection, Less Process"
Prinled on recycled poper,
2J~
Department of
Environmental Protection
ATTACHMENT J6
Jeb Bush
Governor
South District, Marathon Branch Office
2796 Overseas Highway, Suite 221
Marathon, Florida 33050-4276
Telephone 305/289-2310
September 20, 2001
David 8, Struhs
Secretary
Sandra Walters Consultants Inc.
c/o Sandra Walters
600 White Street, Suite 5
Key West, Florida 33040
Re: Monroe County - ERP
Florida Keys Ecosystem Management Area
Hawk's Cay Expansion Project
Dear Ms. Walters:
Thank you for your correspondence to Lucy Blair of our District Office, regarding the proposed
expansion of Hawk's Cay, Ms. Blair has asked n~e to respond to your letter on her behalf. In
response to your letter of coordination dated September 18, 2001 we offer the following.
A review of your submittal revealed that proposed construction activities nlay require permits
from the South Florida Water Management District (SFWMD). The Department and the Water
Management districts have executed Operating Agreements that divide responsibilities for
processing environmental resource permit applications in accordance with the type of activity
involved. This division of responsibilities is summarized in Attachment 1 of the "Joint
Application for Environmemal Resource Permit/Authorization to Use Sovereign Submerged'
Lands/Fed~ral Dredge and Fill Permit" booklet.
It appears your proposal should be processed by the South Florida Water Management District.
Enclosed is a "Joint Application for Environmental Resource Permit/Authorization to Use
Sovereign Submerged Lands/Federal Dredge and Fill Permit" booklet. Please submit your
application to the following address:
South Florida Water Management District
P. 0, Box 24680
West Palm Beach, Florida 33416-4680.
If you have any questions regarding the application you may contact Ron Peekstock of the
SFWMD at (561) 686-8800.
Continued.. .
"Morc Protcction, Less Proccss"
Prinled on recycled poper,
?J~
Sandra Walters Consultants, Inc,
Page Two
However, please be advised that the construction or modification and operation of a wastewater
treatment system and sewage collection systems may require permits from the Department of
Environmental Protection in accordance with Florida Administrative Code (F.A.C. ) Chapters
62-600,62-604 and 62- 620. If you have any questions regarding wastewater, please contact
Randal Grau of this office at the letterhead address or by telephone at (305) 289-2310 or for all
other questions you may contact me at the same address and telephone number.
EB/jm
enclosure
cc: Randal Grau, DEP, Marathon
Ron Peekstock, SFWMD
Lucy Blair, DEP Ft. Myers
~3/
Edward Barham
Environmental Manager
Submerged Lands and
Environmental Resource Program
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ATTACHMENT K1
Planning Department
RESOLUTION NO. 036 -1990 "'-,
A RESOLUTION BY TIlE BOARD OF COUNTY COMMISSION-
ERS OF MONROE COUNTY, FLORIDA, APPROVING AMEND-
MENTS TO TIlE DEVELOPMENT OF REGIONJ\L U1PACT
(DRI) , DEVELOPMENT ORDER, RESOLUTION NO.
365-1986, AND MODIFICATIONS TO TilE f>1ASTER DEVEL-
OPMENT APPROVAL FOR THE HAWK'S CAY EXPANSION
DRI; PROVIDING AN EFFECTIVE DATE.
WHEREAS, on December 5, 1906, after a public heari1l9, the
Monroe County Doard uf County CUIII1I\1aolol1ers (D(j~rd), ndopted
Resolution No. 365-1906, a Development Order issued under Chapter
J 00, Florida Statutes (F. S. ), for a Development of Regional Im-
pact (DRI) known as the Hawk's Cay Expanaion DRI; and
WllER.E1\S, on September 24, 1906, the Monroe County Zoning
Doard recommended that the Board approve the amendments to the
DRI and Major Development for tho Hawk'g Cay Reaort; and
WHERE.l\.9, on September 10,
ments to the DRI and Major
335A-1996, and
1996, the Uoard
Development in
approved amend-
Resolution No.
.
WHEREAS, on December 10, 1997, Hawk' B Cay Investors, Limi t-
ed and Hawk's Cay Developers, Limited (I1f~reinafter Applicant),
proposed additional changes to tho 1986 DRI Development Order, as
amended, by filing a Notificati;:m of PrupoBed Change (hereinafter
Notification) to a Previously Approved DIU with fvlonroe COUllty,
the South Florida Regional Planning C'ounej I, and the Department
of Community Affairs in accordance with Section 300.06(19), F.S.;
and
WHEREAS, the DR! Notification propaaes to rev lse the DIU
mC\ster plan for the DRI as approved in Resolution No. 365-1906
and amended in Resolution 335A-1996 and make norl-substantial
deviations pursuant to'Section 300.06(19), F.S.; and
WIIER.Rl\.9, on December 16, 1997, the Applicant also filed an,
application for modifications to the 1906 Major Development (hel-e-.'
after modifications), as amended by Resolutioll No. 3]5A-1996; and
WHER.E1\.9, during the review ~rocesFJ, the tvtonroe County Plan-
ning Commission, after due notice and public participation in the
Page 1 of '1
MDIIAWK3.10/TXTDR, 97013
Initials
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hearing process, has reviewed the proposed amendments and modifi-
cations to the ~I and Major Development; d
WHEREAS, on February" 4, 1998, the Planning Commission recom-
mended approval to the Board of the proposed changes and modifica-
tions to the DRI/Major Development and further cla~fied that no
new boat slips shall be allowed at Hawk's Cay; and ,
WHEREAS, 'the Monroe County Board of County Commissioners
(Board) is the local government body having jurisdiction over the
review and approval of the DRI, in accordance with Section
380.06, F.S. (1996); and "
WHERE.A.9, the public notice requirements of f'.10nroe County and
Section 380.06 (19) (f)3, F.S. (1996), for consideration of the
proposed changes have been made; and
WlIEREA.9, the public was afforded an opportunity to partici,-
pat~, 'in, t-hEl . public hbaring. and all pa:..-t.ieo weru aJ:f.ol"ded the
opportunity to present evidence and argument on all issues and
submit rebuttal evidence on the subject Notification and proposed
modifications before the Board; and
".
WHRR.EAs, the Board ha!l reviewed tho above referenced docu-,
ments, the related recommendations of the Monroe County Planning
Commission, as well as all related testimony and evidence submit-
ted by the partieD and members of the general public; and
WHBRBAS, there wan 90mpotent substantial evidence presented
that the changes set forth in tho proposal do not meet or exceed
any of tm, DRI substantial deviation criteria in 300.06(19J, F.S.
(1996J.
NOW, TImRBFORB, BS 11' RESOLVED llY 'l'IlB MONROB COUl'frY BOARD OF'
COUNTY COMMISSIONERS,' MONROR COUWl~, FLORIDA:
Section 1. Tho changes proposed by the Applicant in its
DRI notification do not constitute a substantial deviation pursu-
ant to Section 380.06 (19), I:"'.S. (1996).
Section 2. Resolution No. 365-1986, the DRI Development
Orde:-..-, as am.ondad. by Resolution No. 335A-1956, for the Hawk's Cay
Expansion DRr, shall be further amended as follows:
(New Languago is
s~~ieken through)
Unc1erli1l~;
deleted
language
is
Amendments to Resolution No. 365-1906. as amended
1. Substitute Revised Master Develpoment Plan dated December 1.'
1997. attached hereto fel- the Mav 20. 1996 Revised Master
Page 2 of '1
MDHAWK3.10/TXTDR, 97013
Initials
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Ut:::Vt::.LUUIlIt:Ul.. t"'.l.an. aL:.l..cl~Ht:..... I..U r:q~ ut::Vt:.LODment:. UL-uer as t.xn~o-
it 1 and referenced in Condition 1.12.
2. Revise cond~cion 9.1 a. as follows:
The Applicant may construct a maximum of 26~uest units,
consisting of combinations oe ~noro than 55 edroolUS and
556.5 bathrooms ~s - - -la-rge- - -alti:-~e8 - - -( 3- - -bedl.'Oom-,- --) - _ bath~
ami'- -i!44- -li1uit=ea - -{-2- -bedroom,- - d - -ba-t-h-} . Those numbers exclude
the additional 170 existing hotel units that were not subject
to DRI review.
3. Revise condition 9.1 h. as follows:
".."
All new guest units constructed shall adhere to one of the
architectural styles and one of the representative floor
plans depicted in Attachment G2 to th~ "Hawk's Cay Expansion
proj ect Community Impact Statement updated May 20, 1997, Qt:
I3.'.ibmi ~ ~,<;l,_...9:"L ~.P.PJ..~~~.a..t l\t.t.am.~ll.t...:.JJ?.:_..~.l.~ li~
of a ProDosed Chanqo to a ~reyj.QYslv ^Dproved QRI for the
Hawk's Cay DR! dated December 1997.
1. Add condition 9.1 m, as followa:
No new boat slips ahall be allQwod at Hawk's Cay.
Section 3. The Maj or Development modifications, including
the site development plan, as proposed by the Applicant on Decem-
ber 16, 1997, also are approved. However, the Applicant's propos-
als concerning handicapped accessibility and building code inspec-
tions we:r;e withdrawn by the Applicant and therefore, were not
approved.
Section 4.. Thdse provisions of tho DRI Development Order,
Resolution No. 36S-i906, as amended, and the Major Development
approval, as amended, which are not further amended by this Reso-
lution shall remain in full forco and effoct.
Section s. A certified copy of this Resolution, with all
exhibi ts, shall be furnished by tho County by cert if led mail,
return receipt requested, to th~ Applicant, the Florida Depart-,
ment of CommtJnity Affaire and t!lS South Florida Regional Planning
Council within 10 days of its adoption by the Board.
Section 6. The Applicant 'shall record a notice of this
Resolution pursuant to Section 380.06(15), F.S. (1996).
Section 7.
adoption.
This Resolution shall take effect upon its
Page 3 of "
MDHAWK3.10/TXTDR, 97013
Initials
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l!J~;;'l:.U IU"U 1UJUk'!.l:.JJ uy I..U~ L:Juara U1. '-OUney LOmm~Ss~oners 01:
. Monroe County, ~lorida, at a special meet-lng of the Board held
this 23rd day c ?ebruary, A.D., 199B.
( SEAL )
ATTEST: DANlfY,KC1llLAGE, CLERIC
BY:k11~~J
.
MDHAWK3.10/TXTDR, 97013
.
Hayor London
Mayor Pro Tern Harvey
Commissioner Douglass
Commissioner Freeman
Commissioner Reich
recused
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ves
yen
yen
absent
130J\HD OF COUNTY COt-1HISSIONERS
OF MONROE COUNTY, FLORIDA
..,.......... - ~l\ ~
By: ~~., .~.~----- ~ ~ \.
HAYOR/CHAIRM1\N
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FORM
CIENCY
Page " of. "
Init;.ials
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ST ^ TE or noRIDJ\)
COUNTY or MONIlO!)
Thi.'i Copy I, a True COPT Of !be
0,;"1n(1! ~n rHo ;n Ihill OUJce. Wlrne.,
mv''''=1"d emu ':):tklal Seal
Th!,,: 5~-__.__ day of '.:ty\ruL' II
~,\.f),. 19.9R
DANNY L. ItOLHAGB
Clerk Clrcult Couxl
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ATTACHMENT K2
Plallllll1U Dcpartmcl1t
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- -LII
RESOLUTION NO. JJ5A-l 'J%
A RESOLUTION OF THE BOAHD OF COUNTY
COMMISSIONERS OF MONROE COUNTY,
FLORIDA, APPROVING AMENDMENTS TO TlfE
DEVELOPMENT OF REGIONAL IMPACT (DRI)
DEVELOPMENT ORDER, RESOLUTION NO. 3G5-
1986, AND MODIFICATIONS TO THE MAJOH
DEVELOPMENT APPROVAL FOR THE HAWI<'S
CAY EXPANSION DR!; PROVIDING AN
EFFECTIVE DATE.
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WHEREAS, all December 5,1 a130, after <1 public I1c;:uing, ~the t;.1pmo{ij
County Ooard of County Commissioners, (Goaru) L1uopted I~esolution NHJ 3G!:i~,
19136, a Development Order issued under CllLIpter JUO, Floliull StLltute~,S,)~;
for a Development of Regionalllllptlct (DRI) known as the Hawkl, C<fY~
Expansion DRI; and '0 C
" Q
\ 11 :.1 J
O:J '':;
WHEREAS, on Septellluer 2.1, -\ UUG, the Monroe Counly Zoning Ooaru
recommended that the Goard approve the amendmenls 10 Ihe DHI and Major
Development for the Hawk's Cay Resort; and
WHEREAS, on June 0, -1995, Ilawl<'s C<1Y Investorso Limited, and Hawk's
Cay Developers, Limited, the owner and developer (hereinaller Applicant),
proposed changes to the 19136 DRI Development Order by filing a NotiricLltioll or
Proposed Change (hereinafter Notification) to a Previously Approved DRI with
Monroe Coun~y, the South Florida Hegional Planning Council, and the
Department of Communily Affairs in accoruance with Seclion 3UO,OG(HJ)(r), F,S,;
and
WHEREAS, on Marcil 0 and /\ugust 20, 1996, the Applicant submitted
revisions to the proposed DHI changes in the pending Notific3lion; and
WHEREAS, on August 10, -I 995, Hawk's C(Jy Investors, Limiteuo also riled
an application for modilications to the 1 90G Major Development (Jpproval
(hereinafter modifications), which was fur Iher revised by Il1e ApplicClnt by
supplemental information submitted December 12, 1995, May 29, 1996, and July
26,1996; and
1
4-,
WHEREAS, the DRI Notmcation proposes to revise the DRI master plan
for the DR/ as approved in Resollllion No. 365-190G and extend Ihe buildout and
termination date of the DRI pursuant to Section 300,OG( 1 !J)(c), F ,S. (1 !JOG); and
. WHEREAS, the Planning and Environmental Resuurces Departments
have reviewed the proposed amendments to the Or{/ and 1ll0dlfic;]tians of Ihe
Major Development and recommended UQRLQYi!/ with camJiliofls of Il1e concept
site plan and recommended U.Q1JLQ/ of the request for til11e exlension of the
project, as presented ill staff repoll dated July U, 1 rJUG, and updaled on
September 3, 1996; and
WHEREAS, durin~ the review process I the Monroe COLlnty I'I(lIlnin~
Commission, after due notice and public participation in the heLlrin~1 process, has
reviewed the proposed amendments ..lIld modifications to the OW and Major
Development and recommendations of the Planning e1l1d EllvilOllrnentlll
Resources Depar1ments; emd
WHEREAS, the Planning Commission at its meelil1g of September 5,
1996, made findings of fact and conclusions of law that recommended ;]pproval
of the modifications to the Major OevelopmentJOI~1 amI extension of the project
termination dato from January 25, 1 9!J7, to Janu~lI y 20, 200t1; and
WHEREAS, on September 5, '199G, the Planning Commission yrcl/lted a
variance to the Applicant in meetiny the minimum sideYClrd setb<:lck requil ernents
of Section 19-79 of the Monroe County Code in effect prior 10 September 1 G,
1906; and
WHEREAS, tile Monroe County Ooard of COllnty CommissionCls (UoClrd)
is Ule local government body having jurisdiction over the review ;Jlltj l1pproval of
the DRI, in accordanco witll Section 300,00, F,S. (EHJ5); and
WHEREAS, tho public notice requirements of MGrlIOO County and
Section 300,OG(19)(~3, F,S, (HJ9G), for consideratiorl of the propused dll1nges
Ilave been met; and
WHEREAS, 011 September 10, 1996, the lJoClru held () duly noticed public
hearing on the DRI Notification Clnd flClS heard l1nt! considered the teslimony and
documents received therein; and
WHEREAS, the public was afforded an uppOI tunity to participClte in Um
public hearing and all pClrties were Clfforded the opportunity to present evidence
and argument on all issues and submit mbutlClI evidence on the subject
Notification before the Ooard; amI
2
~t
WHEREAS, the Board has reviewed the above referenced docllments,
the related recommendations of the Monroe COL/nty Plannin9 Commission d;lted
September 5. 1990, as well as all related testimony and eVldencc submilted by
the parties and members of tllo genoral public; and
. WHEREAS, Board of County Commissioners has duly considered tile
findings of fact and conclusions of IClw contClined ill fJlalli1illU Commission
Resolution dated September 5, 1 ggG, and C1dopts tl1ese rill(Jin~Js of fact and
conclusions of law as its own; and
WHEREAS, there was competent substantial evidcncc presented that
the changes set forth in the proposal do not Illeot or exceed any of tile DRI
substantial deviation criteria in Section 300,00(19), F,S. (199~j),
NOW, THEREFORE, BE IT RESOLVED I3Y THE MONROE COUNTY
BOARD OF COUNTY COMMISSIONERS, MONROE COUNTY, FLORIDA:
Section 1. The changes proposed by the Applicllnt in its Dnl
notification do not constitute a devitltion pursu<:lIlt to Section 3UO.OG(19), F ,0,
(1995),
SoctiOl1 2. Resolution No, 305-'190G, tile 1 mJG DI~I Development Order
for the Hawk's Cay Expansion DHI, sl:all be fwlller amended ;:lS fullows:
(New Language is ullCJ.eiliI1C1!; deleted lanuuaue is 61riGkell IhlouUI1)
6 IllQudllLC. ul~_lQJ3~QI~llLvlll'J QL ~J Q~~LQ un
1, Revise lb.e.Jl1ird "WI-IEll[6uLi:ltlS.Q..s.l~_JQllu'tl~;
WHEHE/\S, Hawk's Cay Hesart 3S-ploposeu-in-theAQA when
completed will be a hotellype destination resorl consisting of G~~ 11L
holel suites, conference facilitieso relail meas, reslawclllls cllld
recreational facilities Oll approximalely {H ~J1JJ. acres of land located in
unincorporated Monroe County, Florida 011 Indies Islands (It Duck I\ey,
and;
6mQ.lli.!JllCJll~Ll\U} \ l(;1chmclI LA._GJ~J~I~LilJ! <J
SQ.Q.CJuLC_QLUJiliQ(J~Q1JJpxpJQJ~!JJ~J 1\
2. Revise Coru.UliQLLL3JulJJ~JQltQW_~
The wjQC.LlLuiiU..QuL0l.11 termination "mLDJluJ~'Lc.lpWllC.uLQli.leI
e.~piratioILdate for completing development sl1alllJe tel1-(-IO)-year6-rmm
the-erfeGtive-da te-of-\I1e-u eveloprnen I-order J_iJJl~lillY-~_Q~2...QQ1, prov id ed
J
~~
that the Applicant, or its successors and assigns, complies with the terms
and conditions of this Development Order. :rhis llJ~J?.c termination dates.
may only be modified in accordance with Section 30Q,OG( 19), Florida
Statutes, (-lQ{l(}) (1 995), ...GQrru~QuLwjliLRIlQL.c_QU!ltYJJ_Gjp!JllWSlliQ'-LS
, co n ce r n ingjll e oliy i n aJJ.rui~.to...uLdiU~IJ~s_e_~.t(]J CS--5,!Ls,Q ~IJi1lLg9-Y .cllLlllc_
Ie I ale d H awk~Y-MQjQrJlQ vGlQ RlllQLl L6j) JJJ o.'{~IL
J. ~se C~muilimL1LQ~L[QlLo_w.s.:
The County Attorney, lIpon recommendation of the 1J1lIIding.grriGi~1
Director of Planning. shall have the authority to stay the effectiveness of
the DRI Development Order upon notificalion and vel ificalion of a violation
of any condition herein,
4, llirlis e Con dillQ!LLJ~G'l~.QltQw~:
DeGember-J-1,19860 January 200 200'1, shall be the delte ulltil which the
County agrees that the Hawk's Cay Resort Development of f~egional
Impact and MajQLD.JrLOlQl-lllliml shall not be subject to down-zoning, unit
density reduction, or intensity reduction, unless the County can
demonstrate that substantial c1wnges in the conditions underlying the
approval of the development order l1ave occurred, or tl1atlhe
development order was based on subslantially ill<1CCur ale inforlllation
provided by the Applic<1nt, or that the change is cleenly essenlicll 10 Ihe
public health, safety, or welfare.
5. Revise Condition 1.1 Q...Jl[;;JJirlQ._L1S,JQlLQws..:
The Director of Planning, Uuilding--and-loning is Il1e cOl/nty officiLlI
designated to monitor compliance with all condiiions ur tile Development Order
including tile following requirements:
aJQj1~LdilLw.liJUJl~-'J 9 c..~LlQ_C_QJ1(lili VJ.LLJP 1
G. Hevise Condition 1.11. li[s,L1iu,Q,-ilm.LdclcJc_SJ.lLtS_Q~Ji9JLlliL<ls~lh2'!L:J~
The Applicant shall submit an Anllual repor t to the RPC 0 County PirJlcjQ[
QfElannlng.. and DCA on each anniversary of the effective date of the
Development Order, which report shall include at a lllinirnulll:
,1
51
(n )---=f-he-GGunty..Qir€Gt gr-o (-Pia nning ,B u ild inU -t) m.l-lo n i ng-i&-d e & ig na led
as-the-19GaHJrfiGial-reGp9nGible-for-reGeiving -the-annll~II,re I )Qr I,
7, futbs lilule Revised Mas1CLD_c_v.eJQP.lJleDlI:JmuJ I:lle~LMHy_2Q~.-J ItOJl-L(QUllC
or ig i n a I M a.s1eL.D~Jlliwmentl?laJ,Ul1t~Lclu~dJ!Lllu;U) e y. ~lQ p-Ill e n LQIJ.leUl::i
Exhib.it 1 and rereren~c'-Qlli.IHiQILU2,
0, Revise Condilion 1.12J1uQlLQY:(s:
The land uses approved by Ihis Development Older shall be as shown on
tile Master Development Plan attached hereto as Exhibit 1. anu-a6-fully
de6Gribed-in-an6wer-h:HI ye6lion....:l ~-g(-1I1e-^QA-whiGh, i S-;3 t la Ghed-I lere I 0
a6-~xRibit--;h 80th of these exhibits are incorporaleu inlo lhis
Development Order; pLQYLcLeJ.L.lUJ..w.over. lllillJbLLilll~L.u.~c~l.!illlU~rDll
tl1 e M a s.1e f llilyeJQJlllleuLPJillulJ a~nl[QL~sJ<tll1c '1m OJJJJ LYilllly QJUll
ilRPfoved ct~QRlJNQt. r-alJle-1 &1-or-~xhiuit-~-i6-fll9llified-herein-lg
tl irrerenlia le-uelweell existing- developmenl-and. deve lopme Ilta III hor il ad
uy-lhe-tlevelopme/lI,ortler-alHl-1 o-mlva nGe- the-Gollsl r 1II;1 ion beg inning-a nd
emJing-~aled-by-gl le-year-lo-a~Gollnl-f or,delaYG ,in-GeGu ri fl9 I) I~ I-a pp rova I:
g. Revise Condilion 7 llWILQYLS:
Within six months followiJl!} the completion of J'l'Llw~-'J<)\~,UJ!!Lts Pha6e-;!
of the development as defincd ill this ICpOI I, tile Applicanl shall consult
with the Florida Depal tmellt of Transpol t;Jtion (FOOT) to delermine tile
need for a traffic signal at tho intersection of US 1 amI Duck Key Drive.
The Applicant shall repeat this after each~H.WiliQ!lal GOJJ!lit~ 5UU&equent
phaGe and following project buildoul or until a traffic siunal is inslalled at
lhis localion. Copies of all correspondence LHld repor Is rclalinu 10 such
consultation shall be providctllo tho Domd, lhe HPC , and the DCA, If
and when a traffic signal at this location is found 10 bo necessary by Ihe
FOOT, lhe Applicanl sl1all provide full funding for ils in~;1;111,1Iion to tile
Florida DefJarlment or Tmnsportation. If lhe AppllcLlnl fails 10 consull or
provide such funding 8S required by lhis par8graph in a limely fashion, lhe
County Illay withhold issuance of certificates of occupancy unlilll10
Applicant has conformed with provisions of this paraurapll.
10. lldd New SR..e.QQLC--lliH.U1iQn~LiJ~J;;liQLlsJL_H)~L~lLlUJ!_Q~U~liQ'tY.-:.i:
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Section J. The Major Developrnentrnodiric<:1llolls. includillU the
revised final site development pl<:1n, as submitted by \lIe Applicant are also
approved.
Soction 4, Those provisions of tile DI{I Developmcnt Order,
Resolution No. 3G5-HJOG, and thc M<:1jor Development "PPloval which (HC
not further amended by this Hesolulion shall rcmain in full force (lIld
effect.
Section 5. A cellified copy of this Hesolulion. with 1111 exhibits,
shall be furnished by the County by certified l11L1i10 retull1 receipt
requested, to the Applicant, the r-loridLl DepLlltlllent or COlllllHlIllly ArrLlirs
and the South Florida r~egional Planning COllncil within 10 UClYS of its
adoption by the Board,
Section G. The Applicant shall record (1 notic(! of Ihis /{csolution
pursuant to Section 3UQ,OG("15), F.S. (1 U~)5),
Soction 7. This r~esolulion sllClii t<ll<e c!reclllpon its Lldoptioll,
PASSED AND ADOPTED by the OOl1rd or COlll1ly Commissioners
of Monroe County, Florida, Llt a regular meeting of the Uoarl! 1j(~ld on this 10th
day of September , AO" 19UG,
Mayor FrCelllfJll
Mayor Pro Tel11 London
Commissioner HLlrvey
Commissioner Dou~llas
Commissioner r{cich
_Yes. _____
Absent
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Absent
_Y!LS_
Yes
130AW] OF COUNTY COMMI0~~iONU{0
OF MONI\OE COUNTY, FLOHIDA
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(SEAL)
A nEST; DANNY L. KOLI-IAGE, CLEm<
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~. . ATTACHMENT K3
RESOLUTI ON NO. 616 -1999
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A RESOLUTION BY THE BOARD OF COUNTY COMMISSIONERS
OF MONROE COUNTY, FLORIDA, APPROVING ADMENDMENTS
TO THE DEVELOPMENT OF REGIONAL IMPACT (DRI),
cD 4PEVELOPMENT ORDER, RESOLUTION NO. 365-1986, AND
..~ ~ i~ODIFICATIONS TO THE MASTER DEVELOPMENT APPROVAL
, '.3 ~. ;:;I!OR THE HAWK'S CAY EXPANSION DHI; PROVIDING AN
::c ~~!iFFECTIVE DATE.
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u- .~ WAEREAS, on December 5, 1986, after a public hearing, the Monroe County Board of
County Commissioners (Board), adopled Resolulion No. 365-1986, a Development Order issued
under Chapter 380, Florida Statutes (F.S.), for a Development of Regional Impact (DRI) known as
the Hawk's Cay Expansion DRI; and
WHEREAS, on September 24, 1986, the Mom"ve COl..lnty Zoning Board recommended that
the Board approve the amendments to the DRI and Major Development for th~ Hawk's Cay
Resort; and
WHEREAS, on September 10, 1996, and February 23, 1990, the Monroe County Board of
County Commissioners approved amendments to the DRI and Major Development in Resolution
Nos. 335A-1996 and 086-1990, respectively; and
WHEREAS, on August 20, 1999, Hawk's Cay Investors, Limited, Hawk's Cay Developer's
Limited and the Village at Hawk's Cay, Inc. (hereinafter Applicant) proposed additional changes 10
the 1906 DRI Development Order, as amended, by filing a Notification of Proposed Change
(hereinafter Notification) to a Previously Approved DRI with Monroe County, the South Florida
Regional Planning Council, and the Department of Community Affairs in accord;:mce with Section
380.06(19), F,S,; and
WHEREAS, the DRI Notification proposes to revise the DRI master plan for the DRI as
approved and make non-substantial deviations pursuant to. Section 380,06(19), F.S.; and
Page 1 of 4
Hawks Cay DRIIBOCC Resolution
Initials
~~
WHEREAS. on August 20, 1999, the Applicant tal::io riled an application for modifications to
the 1986 Major Development (hereinafter modifications), as previously amended; and
WHEREAS, during the review process, the Monroe County Planning Commission I after due
notice and public participation in the hearing process I has reviewed the proposed amendments
and modifications to the DRI and Major Development; and
WHEREAS. on October 7, 1999, the Planning Commission recommended approval of lhe
proposed changes and modifications to the DRI/Major Development; and
WHEREAS, the Monroe County Board of Counly Commissioners (Board) is the local
government body having jurisdiction over the review and approval of the DRI, in accordance with
Section 380.06 F.S,; and
WHEREAS, the public notice requirements of Monroe County and Section 300,06(19)(f)3,
F,S., for consideration of the proposed changes have been met; and
WHEREAS, the Board has reviewed the abov~ referenced documents, the related
recommendations of the Monroe Counly Planning Comrnis:;ion, as well as all related testimony
and evidence submitted by the parties and members of the general public; and
WHEREAS, there was competent subslantial evidence presented that the changes set forth
in the proposal do not meet or exceed any of the DRI substantial deviation criteria in Section
300.06(19), F.S.
NOW, THEREFORE, BE IT RESOLVED BY THE BOARD OF COUNTY
COMMISSIONERS, MONROE COUNTY, FLORIDA:
Section 1. The changes proposed by the Applicant in its DRI notification do not constitute a
substantial deviation pursuant to Section 300,06(19), F,S.
Page 2 of 4
Hawks Cay DRIIBOCC Resolution
Initials
lQ3
Section 2. Resolution No. 365-1906, the 1906 DRI Development Order, as previollsly
amended, for the Hawk's Cay Expansion DRI, shall be further amended as follows:
(New Language is underlined; deleted language is -GtR"keR through)
Amendments to Resolution No. 365-1906, as amended
1. Substitute Revised Master Development Plan dated August 10, 1999, attached hereto for
the December 1, 1997 Revised Master Development Plan, attached to the Development Order as
Exhibit 1 and referenced in Condition 1.12.
2. Revise condition 9.1.h. as follows:
All new guest units constructed shall adhere to one of the architectural styles and one of the
representative floor plans depicted in P,llachmenl G2 to the Hawk's Cay Expansion Project
Community Impact Statement I updated May 20, 1997, or submitted as Supplemental Attachment
G2 with the Notifications of Proposed Change to the Hawk's Cay DRI da'ted December 1997 and
August 18, 1999.
Section 3. The Major Development modifications, including the site development plan, as
proposed by the Applicant on August 20, 1 S99, are also approved.
Section 4. The provisions of the DR! Development Order, Resolution No. 365-1906, as
amended, and the Major Development approval, as amended, which are not further amended by
this Resolution shall remain in full force and effect.
Section 5. A certified copy of Ihis Resolution, with all exhibits, :hall be furnished by the County
by certified mail, return receipt requested, to the Applicant, the Florida Department of Community
Affairs and the. South Florida Regional Planning council within 10 days of its adoption by the
Board.
Page 3 of 4
Hawks Cay DRIIBOCC Resolution
Initials
~y
Section 6. The ht-'plicant shall recorda nolice of this Resolulion pursuant to Section 380,06(15),
F.S.
Section 7. This Resolution shall take effect upon its adoption.
PASSED AND ADOPTED by the Board of County Commissioners of Monroe County, Florida, at
a regular meeting of the Board held this aU, day of December, AD, 1999.
Mayor Freeman
Mayor Pro Tem Neugent
Commissioner Harvey
Commissioner Reich
Commissioner Williams
Yes
Yes
Yes
Yes
Yes
~-:,,:".r." :......
!/:~'-;'~:;::.':~,;> \
~ .. '(SEAL)" .: . !~/
" ,
.., ,A lTEST: DANNY KOHLAGE, CLERK
Bd-j~
BOARD OF COUNTY COMMISSIONERS
:::fL;?~
MAYOR/CHAIRMAN
DY
Page 4 of 4
Hawks Cay DRI/BOCC Resolution
Initials
./
(QtJ
STATE OF FLORIDA)
COUNTY OF MONROE)
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LOWER KEYS & KEY WEST (305) 294-1238
UPPER KEYS (305) 664-2342
MIAMI (305) 661-4928
FAX (305) 294.2164
E.MAIL: SlIldraWaherS@aoloom
October 12,2001
Carolyn Dekle, Executive Director
South Florida Regional Planning Council
3440 Hollywood Boulevard, Suite 140
Hollywood, FL 33021
Subject: Proposed Change to Hawk's Cay Development of Regional Impact Master Development Plan
Dear Ms. Dekle:
Hawk's Cay Developers Ltd, is proposing to amend the DR! as described in the enclosed Notice of
Proposed Change and accompanying documents, Preliminary meetings regarding this amendment have
taken place with both Monroe County and the Florida Depanment ofCommunity Affairs, Both entities
have been enthusiastic, as the amendment would transfer to Monroe County a number of units presently
vested under the DR! to be used for affordable housing, and I am sure you are aware there is a very serious
need for affordable housing in the Florida Keys,
We look forward to providing any assistance you might need in the review of this proposed change,
Please call if you have any questions,
Sincerely,
SANDRA WALTERS CONSULTANTS, INC,
;;;;;jZJ '-~~"'"
Sandra WaJt~rs
Authorized Agent for Hawk's Cay Developers Ltd.
cc, Charles Gauthier, Florida Department of Community Affairs, Tallahassee
Mike McDaniel, Florida Department of Community Affairs, Tallahassee
Rebecca Jetton, Florida Department of Community Affairs, Marathon
Marlene Conaway, Monroe County Planning Director
Don Johnson, president of Hawk's Cay Developers Ltd,
Pritam Singh, Village at Hawk's Cay, Inc,
Elizabeth Bowman, Hopping Green Sams and Smith
MAIN OFFICE: 600 WHITE STREET, SUITE 5, Key WEST, FL 33040
10925 SW 119 STREET, MIAMI. FL 33176
~~
FORM RPM - BSP - PROPCHANGE - 1
PAGE 1-1
STATE OF FLORIDA
DEPARTMENT OF COMMUNITY AFFAIRS
DIVISION OF RESOURCE PLANNING
2555 Shumard Oak Boulevard
Tallahassee, Florida 32399
9041488-4925
NOTIFICATION OF A PROPOSED CHANGE TO A PREVIOUSLY APPROVED
DEVELOPMENT OF REGIONAL IMPACT (DRI)
SUBSECTION 380.06(19), FLORIDA STATUTES
Subsection 380.06(19), Florida Statutes, requires that submittal of a proposed
change to a previously approved DRI be made to the local government, the regional
planning agency, and the state land planning agency according to this form.
1. I, Don Johnson, the undersigned owner/authorized representative of
Hawk's Cay Investors, Limited & Hawks Cay Developers, Limited
(developer)
hereby give notice of a proposed change to a previously approved Development of
Regional Impact in accordance with Subsection 380.06(19) Florida Statutes. In support
thereof, I submit the following information concerning the
Hawk's Cay DRI
(owner & current project name~)
development, which information is true and correct to the best of my knowledge. I have
submitted today, under separate cover, copies of this completed notification to,;,
Monroe County
(local government)
to the South Florida Regional Planning Council, and to the Bureau of State Planning
Department of Community Affairs.
/CJ-9-oJ
Date
~~
, .h \ "-r ~~ /~L.{J I PrE,,;-,-
_______ (Signature)
~V1
FORM RPM - SSP - PROPCHANGE - 1
PAGE 1-2
2. Applicant: Don Johnson, President
Hawk's Cay Investor's, Ltd.lHawk's Cay Developers, Ltd.
150 East Sample Rd, Suite 200
Pompano Beach, FL 33064-3592
(954) 785-4588
3. Authorized Agent: Sandra Walters
Sandra Walters Consultants, Inc,
600 White Street, Suite 5
Key West, FL 33040
(305) 294-1238
Pritam Singh
Village at Hawk's Cay, Inc.
786 Duck Key Plaza
Marathon, FL 33050
(305) 743-3000
4. Location (City, County, Township/Range/Section) of approved DRI and proposed
change.
Sections 16 & 21, Township 65 South; Range 34 East, Monroe County.
5. Provide a complete description of the proposed change. Include any proposed
changes to the plan of development, phasing, additional lands, commencement
date, build-out date, development order conditions and requirements, or to the
representations contained in either the development order or the Application for
Development Approval.
The proposed change consists of creating a new development corridor (#5) south of the
existing Development Corridor 4, that will contain 28 additional 3 bedroom, 3 % bath
units and ancillary hotel quarters,
The proposed changes to the Hawk's Cay DRI involve changes to the current "on-site"
development and the addition of "off-site" affordable housing development to be
generally controlled by the County, with DCA involvement as appropriate,
The proposed on-site changes include the addition of affordable ancillary hotel staff
quarters solely for resort workers and 28 hotel suites, The ancillary hotel staff quarters
exclusively for resort staff will consist of a maximum of 18 units with a mixture of unit
types, including units with 2 bedrooms and 1 % baths and dorm-style units each sleeping
10
FORM RPM - SSP - PROPCHANGE - 1
PAGE 1-3
three persons with 1 % baths, The hotel suites will have 3 bedrooms and up to 3 %
baths. The DRI as originally approved included 444 hotel/motel suites and rooms, while
the number of rooms and suites currently approved under the DRI is 269, Thus, the total
number of proposed DRI hotel/motel rooms and suites would be 297, or, if the 18 hotel
staff quarter units are not considered ancillary, 315, Because the number of rooms and
suites remains below the original number, this specific change is conclusively not a
substantial deviation, pursuant to Section 380,06(19)(e)2" Florida Statutes (F,S,), under
the hotel substantial deviation criteria in Section 380.06(19)(b)11., F,S, Moreover, the
impacts of this change are well below those of the original DRI development, as set forth
below.
(Please note that the original DRI development order did not contain any limit or
restrictions on the number of hotel guest bedrooms and bathrooms, In a 1996 DRI
amendment, significantly reducing the infrastructure impacts of the original DRI, the
developer agreed to quantify the number of bedrooms and bathrooms in the DRI
development order based on those reduced impacts. The proposed development order
amendments also would quantify the revised number of total on-site hotel guest units in
terms of revised number of bedrooms and bathrooms. The overall number of hotel guest
units and infrastructure impacts of on-site development would remain well below those
same parameters for the origin?l DRI,)
The addition of the staff quarters should be considered an ancillary use to the hotel for
DRI purposes. The future quarters will be available only to resort workers at subsidized
rates, as are the existing quarters, The new affordable ancillary hotel staff quarters will
be specifically defined as new units that are restricted to (1) a maximum monthly rent of
30 percent of the median adjusted gross annual income for households within Monroe
County divided by 12; and (2) rental exclusively by Hawk's Cay resort staff, As set forth
below, the addition of the staff quarters and the 28 additional hotel suites also do not
result in a substantial change under any other statutory criteria.
II
FORM RPM - asp - PROPCHANGE - 1
PAGE 1-4
The proposed new on-site development would be located as shown on the enclosed draft
revised DRI Master Plan. As has been previously documented during the Hawk's Cay
DRI process, there are no natural or archaeological resources on the Hawk's Cay DRI
site, Therefore, these additional uses would not result in the development of any areas
specifically set aside for natural resources, wildlife or plant protection or any
archaeological/historical sites described in Section 380.06(19)(b)16" F.S. The
development also would not impact any other natural resource areas, including wetlands.
Moreover, the impacts of the additional on-site development would result in total DRI
impacts to public facilities that are still well below the impacts of the DRI development
originally approved in 1986, As indicated in the attached traffic impact analysis by
Transport Analysis Professionals, Inc., the proposed 2001 development plan would
reduce originally approved traffic impacts by 1,027 daily trips and 49 p.m, peak hour
trips. Therefore, pursuant to Sections 380,06(19)(b) 15. and (e)2., F.S., the proposed
change in traffic impacts is conclusively not a substantial deviation.
Since traffic impacts are below those originally approved, DRI impacts on hurricane
evacuation also will remain less than under the original 1986 approval. The attached
traffic analysis clearly shows considerably fewer trips generated on the roadway by the
proposed development on the property than was projected for the project at its ir.ception
in 1986, Moreover, according to the draft 2001 U.S, 1 Arterial Travel Time and Delay
Study for Monroe County, prepared by URS Corporation Southern, Inc. in June 2001, the
Duck Key segment of U.S, 1 has improved in the past year from level of service (LOS)
C to B. Hawk's Cay Resort has a hurricane evacuation plan that has been reviewed and
approved previously by Monroe County's Emergency Management Division, It requires
~ \
that all guests be ordered to evacuate the Keys when the resort is given notice to do so
by the Division, This occurs at the very earliest stages of any evacuation and will have
minimal impacts on evacuation of residents, which takes place later.
In addition, the impacts of the proposed on-site changes would result in potable water
demand and wastewater flows below the impacts of the originally approved DRI
I~
FORM RPM - BSP - PROPCHANGE - 1
PAGE 1-5
development. (See Cumulative Daily Potable Water Demand and Wastewater flow chart
attached showing the original flow.) Moreover, the impacts of the revised on-site
development on solid waste would be less than those of the originally approved
development. (See attached solid waste impact table,)
The only other applicable substantial deviation criterion in Section 380.06(19)(b), F.S.,
pertains to open space. As shown on the draft revised DRI master plan, there will be a
slight reduction (3.07 percent) in the original and currently approved open space
acreage, but this change will not constitute a substantial deviation. The proposed open
space is approximately 34,7 acres, (This number reflects a complete re-calculation of
open space based on the most accurate as-built information.) The originally approved
open space acreage was 35,8 acres (based on a corrected survey). The currently
approved amount of landscaped open space is 36,1 acres, The additional development
will decrease the originally approved open space (non-impervious) acreage by less than
5 percent, and therefore, is only presumed to be a substantial deviation, See Section
380,06(19)(b)13, and (e)3., F,S. This change is only a very minimal decrease in open
space acreage in fact and will have no effect on drainage or recreational opportunities
at the resort, and therefore, should be determined to be a non-substantial deviation,
Finally, three ancillary hotel 3taff quarters buildings (one dorm and two cottages
containing approximately 14 units) used exclusively for resort workers that were built
before 1973 will be torn down, and three buildings with the same approximate number
of units will be rebuilt in the same approximate footprint of buildings and parking lot of
the pre-1973 employee housing, Thus, this use will remain vested from DRI review
pursuant to Sections 380,06(19) and (4)(f), F,S, The reconstructed quarters will house
the same approximate number of workers, All of the proposed new on-site development
will occur in a new Development Corridor 5. (See attached Master Plan.)
Therefore, all of the proposed on-site changes to the DRI are either conclusively not a
substantial deviation or any presumption of such deviation is rebutted by the information
contained in this submittal.
1")
FORM RPM - SSP - PROPCHANGE - 1
PAGE 1-6
Hawk's Cay does not propose any change in the DRI buildout date or any other changes
to onsite development.
Potential Use of "Excess" DRI Units based on Impacts for Affordable Housing
As indicated above and in the attached public facility impact analyses, the original DRI
was approved for impacts in excess of those that would be generated by the proposed
on-site DRI changes, As stated, Hawk's Cay wishes to work with the County and the
DCA by volunteering the use of "excess" approved DRI units (based on their
development impacts) for affordable housing unit rights to be provided to the County,
We propose that these units would be developed by others, under the oversight of the
County and the DCA, as appropriate.
As part of its conceptual evaluations, Hawk's Cay has analyzed whether the total public
facility impacts of the oriainal DRI development (based on impact generation and
demand factors in the first instance) are sufficient to accommodate both the revised on-
site DRI development proposed in this submittal and the off-site development of virtually
all of the remaining unbuilt units approved in the DR!. As stated, the original DRI
approved 444 units. The proposed changes set forth above would result in a maximum
total of 315 units, (The 315 units consist of 269 current units, plus 28 propos~d new
hotel units, plus 18 proposed new ancillary hotel staff quarter units.) In order to keep the
total number of DRI units just belowthe original total, Hawk's Cay analyzed first whether,
based on generation/demand factors, the public facility impacts of the 315-unit DRI and
128 off-site affordable housing units (of up to 2-bedroom, 2-baths) would be less than
the impacts of the original 444-unit DR!. (The total numbt3r of proposed on-site and off-
site units, thus, would be 443 units, or just fewer than the original total.)
The results of the public facility analyses show that 128 additional units would use only
750 ofthe 1,027 "excess" daily trips available and that the originally approved p,m. peak
hour impacts also would accommodate this number of off-site units, Moreover, the
enclosed traffic analysis further shows that the additional trips from 128 off-site
1~
FORM RPM - asp - PROPCHANGE - 1
PAGE 1-7
affordable housing units could be developed at almost all locations within the County
without adverse effect on the U.S. 1 trip reserves established for the 24 segments of U.S,
1, In addition, the enclosed potable water and sewer analysis shows that the
development of 128 units (of up to 2-bedrooms, 2-baths) off-site would also reduce the
original DRI impacts on these facilities. The enclosed solid waste analysis shows the
same result.
The principals of Hawk's Cay wish to offer to make these approved DRI units available
to the County for affordable housing use off-site, subject to basic principles that would
be stated in the DRI development order amendment. First, we propose that the DRI
development order establish that the location or any specific requirements for
development of those affordable housing units (beyond their maximum 2-bedroom, 2-
bath configuration) would be established by an agreement to be entered into in the future
by the County and the DCA to the extent necessary to ensure that that development is
consistent with Section 380, F. S., the applicable provisions of Chapter 9J-2, F.A. C., and
other applicable law. Second, it is critical to Hawk's Cay that the development order
amendments state that neither this agreement nor the future development of these off-
site units can (1) adversely affect the DRI or (2) result in the developers of the Hawk's
Cay DRI at Duck Key incurring any additional costs or obligations, These issues are
addres~ed in the attached proposed draft DRI development order amendments.
Indicate such changes on the project master site plan, supplementing with other
detailed maps, as appropriate. Additional information may be requested by the
Department or any reviewing agency to clarify the nature of the change or the
resulting impacts.
The ",aster site plan (see attachment to Exhibit A) shows the new Development Corridor
5, and the tables indicating acreage, density and open space have been modified to
reflect the additional development in this corridor.
6. Complete the attached Substantial Deviation Determination Chart for all land use
types approved in the development. If no change is proposed or has occurred,
indicate no change.
Please see chart attached,
./
1~
FORM RPM - SSP - PROPCHANGE - 1
PAGE 1-8
7. List all the date and resolution number (or other appropriate identification
numbers) of all modifications or amendments to the originally approved DRI
development order that have been adopted by the local government, and provide
a brief description of the previous changes (i.e., any information not already
addressed in the Substantial Deviation Determination Chart.) Has there been a
change in local government jurisdiction for any portion of the development since
the last approval or development order was issued? If so, has the annexing local
government adopted a new DRI development order for the project?
The Hawk's Cay DRI was originally approved in 1986. All prior amendments to the DRI
development order adopted by Monroe County are as follows:
· Resolution No. 335A-1996 on September 18, 1996,
· Resolution No. 086-1998 on February 23, 1998,
· Resolution No. 616-1999 on December 8, 1999, and
· Resolution No, 354-2001 adopted September 19, 2001,
8. Describe any lands purchased or optioned within Y4 mile of the original DRI site
subsequent to the original approval or issuance of the DRI development order.
Identify such land, its size, intended use, and adjacent non-project land uses within
% mile on a project master site plan or other map.
As noted in the last Notice of Proposed Change, Hawk's Cay Investors Ltd, purchased
on Jan 18, 2000 an outparcel developed prior to the 1986 DRI approval that contains
a commercial building, which is located on the corner of Golf Course Drive and Duck Key
Drive that comprises approximately % acre, The intended use will remain identical to
that prior to purchase, The building now contains less than 10,000 square feet overall,
is used for retail, office and three apartments, and these uses were in existence prior to
DRI approval.
9. Indicate if the proposed change is less than 40% (cumulatively with other previous
changes) of any of the criteria listed in Paragraph 380.06(19) (b), Florida Statutes.
Do you believe this notification of change proposed a change which meets the
criteria of Subparagraph 380.06(19)(e)2 F.S.?
YES NO XX
1 O. Does the proposed change result in a change to the build-out date or any phasing
date of the project? If so, indicate the proposed new build-out or phasing dates.
No.
/]~
FORM RPM - asp - PROPCHANGE - 1
PAGE 1-9
11. Will the proposed change require an amendment to the local government
comprehensive plan?
No.
Provide the following for incorporation into such and amended development order,
pursuant to Subsections 380.06 (15), F.S., and 9J - 2.025, Florida Administrative
Code:
12. An updated master site plan or other map of the development portraying and
distinguishing the proposed changes to the previously approved DRI or
development order conditions.
See Master Plan - Exhibit A.
13. Pursuant to Subsection 380.06(19) (f), F.S., include the precise language that is
being proposed to be deleted or added as an amendment to the development
order. This language should address and quantify:
a. All proposed specific changes to the nature, phasing, and build-out date of the
development; to development order conditions and requirements; to
commitments and representations in the Application for Development:
b. Approval; to the acreage attributable to each described proposed change to
land use, open space, areas for preservation, green belts; to structures or to
other improvements including locations, square footage, number of units; and
.other major characteristics or components of the proposed change:
c. An updated legal description of the property, if any project acreage is/has been
added or deleted to the previously approved plan of development:
d. A proposed amended development order deadline for commencing physical
development of the proposed changes, if applicable:
e. A proposed amended development order termination date that reasonably
reflects the time required to complete the development:
f. A proposed amended development order date until which the local government
agrees that the changes to the DRI shall not be subject to down zoning, unit
density reduction, or intensity reduction, if applicable; and
1-1
FORM RPM - BSP - PROPCHANGE - 1
PAGE 1-10
g. Proposed amended development order specifications for the annual report,
including the date of submission, contents, and parties to whom the report is
submitted as specified in Subsection 9J-2.025 (7), F.A.C.
See Exhibit A.
101201 NOPC.wpd
1~
ATTACHMENT 1
SUBSTANTIAL DEVIATION DETERMINATION CHART
(Only perUnent land use criteria addressed)
PREVIOUS D.O.
TYPE OF LAND USE CHANGE CATEGORY PROPOSED PLAN ORIGINAL PLAN CHANGE + DATE
Residential (off-site) # units 128 0 No changes
Type of units
# lots
Acreage, Including drainage, ROW
easements, etc.
Site locational changes
# Extemal Vehicle Trips
0,0, Conditions
Hotel/Motel # units 475 (a) 622 (a) 447 (9/18/96) (a)
Floor space (gross square feet)
# Parking spaces 853 933 Locational
# Employees changes
# Ancillary staff quarters 18 Pre-1973 quarters only 2/23/98,
Sitelocationalchanges See revised master plan 12/8/99 and
Acreage, including drainage, ROW 09119/01
easements, etc,
# Exlemal Vehicle Trips 3792 4819
D,O, Conditions See revised 0,0,
ADA Representations See revised 0,0,
Open Space (all natural and Acreage 34,7 36,1 Acreage change
vegetated non-impervious Site locational changes See revised master plan 09/18/96
sUrfaces) Type of open space and
0,0, conditions 02123/98
ADA Representations
Preservation, Acreage
or Special Protection Sitelocationalchanges
Areas Development of site proposed No change No change No changes
D,O, conditions
II ,ADA Representations I I -'
(a) Includes 178 pre-1973 (existing) units not subject to DRI review,
SubDev Determ ChartJda 10lO2I2001 12:08 PM
1~
ATTACHMENT K4
soee Resolution No. 354-2001
September 19, 2001 Development Order
~\) k
RESOLUTION NO. 354 -2001
A RESOLUTION BY THE BOARD OF COUNTY
COMMISSIONERS OF MO~'ROE COUNTY FLORIDA,
APPROVING AMENDMENTS TO THE DEVELOPMENT
OF REGIONAL IMPACT (DRl) DEVELOPMENT ORDER,
RESOLUTION NO. 365-1986, AND MODIFICATIONS TO
THE NUUOR DEVELOPMENT APPROVAL FOR THE
HAWK'S CAY EXPANSION DRl; PROVIDING FOR AN
EFFECTIVE DATE
WHEREAS, on December 5, 1986, after a public hearing, the Monroe County Board of
County Commissioners (Board), adopted Resolution No. 365-1986, a Development Order issued
under Chapter 380, Florida Statutes (F.S.), for a Development of Regional Impact (DRl) known as
the Hawk's Cay Expansion DR!; and
WHEREAS, on September 24, 1986, the Monroe County Zon~ng Board recommended that the
I
Board approve the amendments to the DRl and Major Development for tne Hawk's Cay Resort; and
WHEREAS, on September 18, 1996; February 23, 1998; and December 8, 1999; the Monroe
County Board of County Commissioners approved amendments to the DR! and Major Development
in Resolution Nos. 335A-1996, 086-1998, and 616-1999, respectively; and
WHEREAS, on June 15,2001, Hawk's Cay Investors, Limited, and Hawk's Cay Developers,
Limited (hereinafter Applicant), proposed a non-substantial change pursuant to Section
380.06(19)(e)2., F.S. to the 1986 DRl Development Order, as amended, by filing a Notice with
Monroe County, the South Florida Regional Planning Council, and the Department of Community
Affairs in accordance with Section 380.06(19), F.S.; and
WHEREAS, the Applicant proposes to revise the DRl master plan for the DRl as approved to
remove certain "Commercial Expansion" building footprints shown on the plan; and
WHEREAS, on June 15,2001, the Applicant also filed an application for modifications to the
1986 Major Development (hereinafter modifications), as previously amended; and
Page 1 of3
C:\WINDOWS\Temporary Internet Files\OLK8275\Hawkos Cay DRI 083101,doc
Initials
~
WHEREAS, during the review process, the Monroe County Planning Commission, after due
notice and public participation in the hearing process, reviewed the proposed amendments and
modifications to the DRI and Major Development; and
WHEREAS, on August 8, 2001 the Planning Commission recommended approval of the
proposed changes and modifications to the DRI and Major Development; and
WHEREAS, the Monroe County Board of County Commissioners (Board) is the local
government body having jurisdiction over the review and approval of the DRI, in accordance with
Section 380.06, F.S. (2000); and
WHEREAS, the public notice requirements of Monroe County for consideration of the
proposed change have been made; 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, the Board has 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;
NOW, THEREFORE, BE IT RESOLVED BY THE MONROE COUNTY BOARD OF
COUNTY COMMISSIONERS, MONROE COUNTY, FLORIDA:
Section 1. The changes proposed by the Applicant in its DRI notification do not constitute a
substantial deviation pursuant to Section 380.06(19), F.S.
Section 2. Resolution No. 365-1986, the 1986 DRI Development Order, as previously
amended, for the Hawk's Cay Expansion DRI, shall be further amended as follows:
(New language is underlined; deleted language is stricken through)
Amendments to Resolution No. 365-1986. as amended
Page 2 of3
C:\ WINDOWS\Ternporary Internet Files\OLK8275\Hawk's Cay DR! 083] 0 ],doc
Initials
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1. Substitute revised Master Development Plan dated June 12. 2001. attached hereto for the
August 18. 1999 revised Master Development Plan. attached to the Development Order as
Exhibit One and referenced in Condition 1.12.
Section 3. The' Major Development modifications, including the revised Master
Development Plan dated June 12, 2001, as proposed by the Applicant on June 12, 2001, are also
approved.
Section 4. Those provisions of the DR! Development Order, Resolution No. 365-1986, as
amended, and the Major Development approval, as amended, which are not further amended by this
Resolution shall remain in full force and effect.
Section 5. A certified copy of this Resolution, with all exhibits, shall be furnished by the
County by certified mail, return receipt requested, to the Applicant, the South Florida Regional
Planning Council, and the Florida Department of Community Affairs within 10 days of its adoption
by the Board.
Section 6. The Applicant shall record a notice of this Resolution pursuant to Section
380.06(15), F.S. (2000).
Section 7. This Resolution shall take effect upon its adoption.
PASSED AND ADOPTED by the Board of County Commissioners of Monroe County,
Florida, at a regular meeting held on the 19th day of September, 2001.
MAYOR George Neugent
Mayor Pro Tern Nora Williams
Commissioner Murray Nelson
Commissioner Dixie Spehar
Commissioner Charles "Sonny" McCoy
yes
yes
yes
yes
yes
~"
.--.-:::~
(SEAt) ,~~
c:aTTBST: Danny Kolhage, Clerk
a:: - .
o ct) l.U < I A ~ T- .)
tj!y:~ ~il.1 (!. IfWYJJLtf..l.uJ/
a:: a.. QgJ'tl Clerk '
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BOARD~COUNTY COMM, IS SI,ONERS OF
MONR COUNTY, FLO~A vt _ IT
By: ~K.. '~~
MAYOR CHAIRMAN
Page 3 of3
C:\WINDOWS\Temporary Internet Files\OLK8275\Hawk's Cay DRI 083101.doc
Initials
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his Copy is a True Copy of the
riginal on File in this Office, Witnes:;
..~ hand and Official f5eal.
. 1-1, +
:,;:; /9 - day of Dc. .
A,D,,20 0 I
DANNY L. KOLHAGE ,
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SECOND SUPPLEMENTAL
ATTACHMENT G2
(to be provided as soon as available)
"
~~
TRANSPORT ANAlYSIS PROFESSIONAlS, INC.
8701 S,w. 137th AVENUE 0 SUITE 210 . MIAMI. FL 33183-44980 TEL 305/385-07fiio FA>;I30M3S5-9997
r:: ~:: r: r ~ ~ ~ ~ -. ; -
FAX & MAIL
~.~ ;:..,:. : :' ~.'l -:.::'. .... ,.
September 12, 2001
Ms. Sandra Walters
Sandra Walters Consultants, Inc.
600 White Street
Suite 5
Key West, Florida 33040
RE: Hawk's Cay DR!
Proposed 2001 Site Revisions
Traffic Assessment
Dear Ms. Walters:
Transport Analysis Professionals, Inc. (TAP) has been retained by Hawk's Cay Resort to evaluate
the traffic impact (traffic generation comparison) ofthe DRI-vested trips per the Development Order
issued in 1986 with a proposed revision to the currently approved development plan.
To perform the analysis we have utilized the latest (sixth) edition of Trip Generation published by
the Institute of Transportation Engineers (ITE) so that proper comparison could be made. For
consistency, we have also utilized procedures previously desired by review agency staff in 1995 by
taking into account differing trip generation rates ofthe individual units at resort hotels based on the
size of the units.
Development Plan Scenarios
The originally approved (1986) DR! vested land uses and trips, the currently approved (1996)
development plan, and alterations that are now being pruposed are summarized in the attach~d
tables, The only alterations that would affect site trip generation are the addition of 46 total units to
the 1996 approved plan. Of the 46 additional units, 18 would be designated exclusively for and
restricted to on-site staff quarters and not be made available for transient guests at the resort. The
remaining 28 guest units to be added would all be 3-bedroom sui~es.
Traffic Impact Reductions
A revision to the original Hawk's Cay development plan was approved in 1996 and implementation
of the revised plan is virtually complete. When the revised development plan was being reviewed,
government staff requested that mere refined traffic estimates be made for the hotel component of
the Hawk's Cay resort. In response, revised traffic estimates were developed that utilized
contemporary trip generation statistics and re-computation of traffic generated by the original
approved (vested) DRI so that traffic generation impacts for the revision could be compared.
Applying consistent methodologies, the original (vested) development plan was found at that time
to generate 4,811 external daily trips.
Planning. Design and Engineering . Accident Reconstruction
~1
Ms. Sandra Walters
September 12, 2001
Page 2
In developing traffic generation for the 200 I proposed revisions to the Hawk's Cay development,
TAP has followed the same traffic methodology as was used in the 1996 revisions, We applied the
same methodology to re-compute traffic for the originally approved (1986) development plan and
the current development plan request. In performing the calculations, TAP utilized contemporary
traffic generation rates wherever changes were detected between the current ITE rates and those that
were available in 1995. The results are shown on the attached tables.
By using the latest available traffic generation statistics published by ITE in 1997, the current
calculations result in 4,819 external daily trips for the original approved (vested) development plan,
The 2001 development plan revision being requested by Hawk's Cay is calculated to generate 3,792
external daily trips - a difference of 1,027 daily trips, The external traffic to be generated by the
2001 requested revision is considerably lower and therefore would have less traffic impact than the
vested plan originally approved in 1986. The requested plan generates 21 % less daily traffic. Similar
percentage reductions are found in peak hour traffic,
Affordable Housing Opportunity
The owners of Hawk's Cay are aware of the County-wide problem of affordable housing and the
need to take a broader perspective toward its solution. To provide assistance and help mitigate the
Keys' affordable housing situation, the owner's of Hawk's Cay have requested that our finn
investigate from a traffic perspective the potential transfer of certain vested impacts previously
granted Hawk's Cay Resort.
As shown on an enclosed table, TAP has calculated the number of affordable housing units that
would equate to the "excess" daily and peak hour trips potentially available to transfer to others. If
the number of off-site units are limited to 128, the total unit count would remain below the number
of original DRI units approved. As shown on an enclosed exhibit, the available "excess" daily and
PM peak hour trips could accommodate 128 additional affordable housing units, Again, we have
used the latest available ITE sixth edition Trip Generation rates to make these computations. The
ITE rate for low rise townhouses was selected as a surrogate land use since ITE has no trip
generation category specific to affordable housing. In our calculations, no adjustments for family
size, auto ownership levels or other factors were applied to the ITE rates. Although the potential
transfer of vested impacts to others for development of affordable housing would necessarily be off-
site, not at the Hawk's Cay Resort, the location ofthese affordable housing units within the Florida
Keys is not known.
Toward the goal of maintaining acceptable traffic operating conditions along US I, the extent of
development is controlled and an allowable trip reserve is computc:d annually based on travel time
(overall travel speed) surveys conducted during the peak season. The travel time/speed data are
collected, analyzed and the results tabulated for 24 separate segments of US 1. TAP has compared
the 2001 trip reserves for these US 1 segments to the potential daily traffic generated by off-site
affordable housing units that might be developed by others. Our comparison is shown on the
enclosed exhibit. The exhibit should be considered a preliminary order of magnitude calculation.
It indicates that the entire allotment of affordable housing units could be developed on nearly any
Key where there is an existing trip reserve. While all of the affordable housing may not be
constructed on one site, the enclosed exhibit indicates that the potential exists to do so at many
locations in the Keys.
~t
Ms. Sandra Walters
September 12,2001
Page 3
Should you have any questions about our findings or wish to discuss other details of our traffic
evaluation, please contact me at your convenience.
Very truly yours,
TRANSPORT ANALYSIS PROFESSIONALS, INe.
d-.-/C":' /a/
David e. Rhinard, P .E.
Principal
DCR/ja/1528
Enclosures
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Potential Allocation of Excess Vested Trips to Off-Site Affordable Housing
(Transfer of Vested Trip Equivalent of 128 Affordable Units)
Excess Vested Trips
Original DRI Vested Trips - w/ITE 6th Ed. Trip Rates
Less 2001 DRI Revision Request
Off-Site Affordable Housing Trip Transfer Potential
4819 daily trips
(3,792) daily trips
1,027 daily trips
Trips Generated bv Affordable Housina Units
Assumes low-rise townhouse residential use
Affordable housing units:
Generation rate:
Trips generated
OK - potential transfer less than vested excess
128 du's
5,86 dte/unit
750 daily trips
US 1 Seament Trio Allocations for Affordable Housina
Total Single-Site Trips Generated
Maximum Directional Allocation
Maximum Allocation to Any Link
750 daily trips
60%
450 maximum trips allocated to segment
2001 Affordable Existing
US 1 Segment Maximum Housing Reserve Remaining
Seg Mile Marker Reserve Potential Consumed Trip
# Fm To Name Volume* (du's) (%) Reserve ..
1 4.0 5.0 Stock Island 10,645 128 4,2% 10,195
2 5,0 9,0 Boca Chica 6,479 128 6,9% 6,029
3 9,0 10,5 Big Coppitt 837 128 53.8% 387
4 10.5 16.5 Saddlebunch 3,226 128 13,9% 2,776
5 16,5 20.5 Sugarloaf 1,041 128 43,2% 591
6 20,5 23.0 Cudjoe 2,718 128 16.6% 2,268
7 23.0 25.0 Summerland 1,619 128 27,8% 1,169
8 25,0 27.5 Ramrod 2,678 128 16,8% 2,228
9 27,5 29.5 Torch 2,473 128 18,2% 2,023
10 29.5 33,0 Big Pine 0 None 0.0% 0
11 33.0 40.0 Bahia Honda 8,231 128 5,5% 7,781
12 40,0 47.0 7 -Mile Bridge 8,707 N/A 0.0% 8,707
13 47.0 54,0 Marathon 18,948 128 2,4% 18,498
14 54,0 00,5 Grassy". 1 ,499 128 33.4% 898 ...
15 60,5 63,0 Duck Key." 2,072 128 25.4% 1,320 ...
16 63,0 73,0 Long Key". 8,941 128 5,1% 8,340 ...
17 73.0 77,5 L. Matecumbe 0 None 0,0% 0
18 77,5 79.5 Tea Table 0 None 0,0% 0
19 79,5 84,0 U, Matecumbe 470 128 95,7% 20
20 84,0 86.0 Windley 1,809 128 24,9% 1,359
21 86.0 91.5 Plantation 4,405 128 10,2% 3,955
22 91,5 99,5 Tavernier 10,879 128 4,1% 10,429
23 99,5 106.0 Key Largo 12,097 128 3,7% 11,647
24 106.0 112.5 Cross Key 1,599 128 28,1% 1,149
Total 111,373
· From 2001 US 1 Arterial Travel Time and Delay Study, Monroe County Planning Department & URS Corp, June 2001,
.. Remaining trip reserve for other potential users if all affordable housing units are developed at one site along link
... Initial 2,072 trip reserve reported in 2001 study further reduced by following additional daily trips from Hawk's Cay:
2001 Request for 28 suites and 18 staff quarteis 30792 daily trips
Less 1996 Revision Approval (virtually complete) -3,289 daily trips
Net Addition 503 daily trips
Using same directional split on link as above: 302 daily trip reserve reduction on link
Percentage consumption and remaining trips in last two columns include this additional reduction
Percentage and number of trips in last two columns for adjacent segments include half this reduction
as a very approximate value of Hawk's Cay trip attenuation
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16W678 Marybeth Court
Hinsdale, Illinois 60527
November 8, 2001
------
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Planning Department
Suite 410
2798 Overseas Highway
Marathon, Florida 33050
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Dear Sir, Madam
This letter is a response to the proposed amendment to modify land use of Hawks Cay
Resort as described on the official notice mailed on November 5th, 2001.
We are owners of Unit 5100 Sunset Drive, in The Villas at Hawks Cay which we have
owned for the last three years.
We feel the surrounding area of Duck Key including the residential areas and of course
Hawks Cay Resort are not the logical area to place AFFORDABLE ANCILLARY STAFF
QUARTERS or the additional 28 new resort units are needed at this time.
The land values on the resort and the residential areas seem to me to be a little steep to
allow low income housing on Duck Key. I am sure Hawks Cay could find housing somewhere
in a less expensive area and perhaps use a shuttle bus to transport staff to and from the Resort.
In addition transferring the development rights to Monroe County on Resort Property does not
seem to make sense to me as a property owner. How can (or could) the resort control or manage
something the Village of Marathon or Monroe County actually developed, not to mention the
impact on property values that this proposal could initiate.
As far as the additional 28 new units proposed, I feel that the approximately 400 available
uni1:s which Hawks Cay Resort has available to rent is substantial. As an owner in the rental
program our unit is far from being used to the maximum, it is probably about 40% occupied
for the year. Let the Villas establish themselves for a while and then as the need arises allow
Hawks Cay to expand the resort with 46 New Resort Units and let the staff take the bus.
Sincerely,
630 655-3068
ejmhhm@juno.com
Errol and Helen McIntyre /
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PrlIam Singh
Village at Hawk', Cay, 'nc.
186 Duck Key Plaza
Mariltnon, FL 33050
November 27, 2001
BY FAX AND US MAIL
Steve Seibert, Secretary
Oep8l'tmertt Of Community Affair$
2555 Shumard Boulevard
Tallahassee, FL 32399
Re: Notification of Proposed Change to the Hawk's Cay DRI, Monroe
COYnty, submitted with cover 'etter dated October 12. 2001
Dear Secretary Selbe":
Thank you for the OPPOrtunity to di$cuss tne 8bove-referenced
Notification of Proposed Change (NOpe) to the Hawk's Cay DRr in Monroe
County, As authorized agent for the applicant, J am providing this letter to
confirm Our agreement yesterday to formally extend th& 45-day deadlinet under
Section 3SO.06( 19)(f)4., Floride Statutes, for the Department of Community
Affairs' review of the NOpe from November 26 to December 3,2001, We
Jook forward to talking to you and your staff this week and reSOlving any final
questions you !"lay have.
Sincere'ly,
~-t:_s::-, xl
Pritarn. Sjl"l~~ f/.
cc by facs;mile~
Cari L. Roth/Richard LotSpeich, OCA
Mike McDaniel. DCA
James HendriCk, Monroe County
Timothy McGarry, Monroe County
Don Johl'\$on, HawklS Cay
Elizabeth C. Bowman
Sandra L. Walters
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RICHARD $, BRIGHTMAN
KEvIN B. COVINGTON
PETER C. CUNNINGIWrl
RALPH A. DiMEO
RANool.PH M, ~IDDINGS
WilliAN H, GREEN
WADE L HOF'PlNG
~y K HUNTER, JR,
JONA~ T, JOHNSON
LEIGH H, KaLETT
RoBERT A. ~NG
Frw<< E, MATTHEWS
RICMAAO D, MElSON
ANGeI.A R. MORRISON
SHANNON L. NOVEY
HOPPING GREEN SAMS & SMITH
PROFESS IONAl ASSOCIA nON
ATTORNEYS & COUNSELO~
123 SOUTH CALHOUN STREET
POST OFFICE BOX 6526
TALLAHASSEE. FLORIDA 32314
(850) 222-7500
FAX (850) 224-8551
FAX (850)425-3415
ERIC T, OlSEN
GAAY V. PERKO
MICHrtS. p, PETRovICH
DAVID L PowELL
WILLIAM D. PREsTOH
CMOL YN S. ~I'I"L!'
COUGv.s S. RoeERTS
D, KENT SAFqT
GARy P. SANS
TIMOTIf'( G, SCHO~NVllAl.D~R
R~T p, SMITH
DAN R STENGLE
CJERYL~, STI..IAAT
W, STEVE SYKES
OF COUNSEL
ELlZAEETJot C, eowtAAN
November 27,2001
FAX COVER SHEET
Please deliver the following pages to:
Name: Steve Seibert, Secretary, DCA
Carl Roth / Richard Lotspeich
Mike McDaniel
James Hendrick
Timothy McGarry
Fax No.:
(850 921-0781)
(850 922-2679)
(850 488-3309)
(305 292-3516)
(305-289-2536)
Firm: Hawk's Cay
Message:
Please see attached.
Verification No.: Code (305-294-1238)
From: Betsy BO'WIIlan
cc:
Pritam Singh
Don Johnson
Sandy Walters
(802-457-4095)
(561-447-8273
(305-294-2164)
ClientIMatter: VILHAW/I0l - 4285
We are transmitting _ pages (including this cover sheet). If you do not receive all of
the pages, please call (850) 222-7500 and ask for the Fax Desk.
TBIi: :aaoaxAT:rON eoIftl.:rmm III TIlIS E-MAIL Ml!:SSAGB IS A~ PIl%V:l:LEGoIm AND CONl"IDENTIAL IlIFOP.IIA'I':t~
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IJIT1l:NtlBP Itl:al':um:-, YQC' AU: II!:RDY NOTIFIED THAT ANY DI.s5~IIlA1':n7lll. DJ;5n.llvr;ro~, OR COpy 01' nus -
eoIOCON%CATICIIII IS ST1IcrLY PllOKIBITBD, TP Y(m HAn ~ 'nitS COMKtIJf1CAT:tCIN m EllJtOR. PLEASE I:MKEDIA'1'JlLY
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Pat Reeder
350 East Seaview Drive
Duck Key, Fl 33050
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Monroe County Planning Department
Marathon, Florida
HAND DELIVER
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Re: Hawk's Cay Development ADDmONS
On November 7, we received a phone message from Mr, Don Johnson of Hawk's Cay, He requested a
meeting the following day, Thursday, November 8 at our house on Greenbriar Rd, I was leaving for New
York the following day but returned the phone call and left a message requesting the meeting be delayed
until my return the following week.
Thursday evening my husband was at our house on Greenbriar Rd and Mr, Don Johnson showed up, A
discussions followed and Mr. Johnson explained the reason for his call, He was advising us they were
planning on building "EXECUTIVE" housing "and building on his own account" across the street and
wanted to let us know since they were now "in our backyard",
This may be news to Mr, Johnson, but they have been in our backyard for a long time, For two years,
Greenbriar Rd, has had to put up with garbage, traffic, noise, storage containers. etc, during the building of
Hawk's Cay's units, During that timeframe we tried and tried to get some relief from the dirt, grime, etc, of
their building. Towards the end, it had gotten so bad garbage was piled so high we had rats, snakes, etc,
running around the street. No relief. Many promises but nothing was ever done, Code Enforcement was
called and I was told that while there was a building project going on, Hawk's Cay could pile this garbage
up and added they believed some of it came from the residents of Duck Key!!!! Somehow I doubt it!
None of this noise pollution or garbage was in sight of any Hawk's Cay units, What a surprise!
On November 19, after receiving the Notice to Property Owners from Monroe County Planning Department,
I went to the Planning Department to get any information 1 could, There was a slight descrepancy on the
fact sheet which was mailed to property owners. The "New" proposed Corridor 5 is not in the center of the
Hawk's Cay Project, When I arrived at the Planning Dept. I was referred to a Planner named Maureen who
on the 19th told me she had received no dOC'.anentation regarding the plan and was very frustr?~ed, She
promised to call me when she received information on this proposal, The following day m)' husband made a
call to the Growth Management Division and was told a complete file was available to look at. My question
is why wasn't it made available to me?
When this project was approved as the "greatest thing since sliced bread for the Middle Keys" a few years
ago, the people of Duck Key and residents of Monroe County were led to believe the 246 units were in
exchange for the 444 rooms previously approved, Now they corne back looking for the additional 200 or
so rooms, This looks like a numbers game to me! Let's count rooms - With an average of 2 bedrooms per
unit they are already at 492 rooms, The origina1444 rooms did not include kitchens and additional
bathrooms which are an additioruil waste water load, According to my nwn~rs they have already overbuilt.
Could the County or Planning Commission have known they would be back for additional units? How do
you explain this to property owners in the Keys who have owned their property for years, have planned to
retire and are told they can't build because oftoo much growth. I am sure the interested parties(Hawk's
Cay) have had the opportunity to meet with the Planning Dept., the Planning Commission and the County
Commission and would only hope the decision makers afford the residents of Indies Island the same
opportunity before making their decisions, This is a sham that they are turning 128 affordable housing units
to Monroe County, Where did they corne from? I guess they are the "Politically correct" words to use, It
J Ol-c
makes everyone concerned look like the good guys, Did they pull them out of thin air or is it some
complicated formula that no one understands or dares ask about? I am asking!
Another consideration of the Hawk's Cay units was that they were supposed to be vacation rentals, They
are already in violation of this, There are people living in these units full time, At one of the original
meetings Mr, Reisman had with the people of Duck Key, he assured everyone these units were to be
vacation rentals and advised us at that time we had Code Enforcement to go to if necessary,
Back to the "Executive" housing issue, I now find out that the "Executive" housing is nothing more that
dormitories for "employees" (Are they really employees or are they contract workers?) The houses currenly
on Greenbriar Rd, are in the $500,000 price range, This dormitory type housing would be inconsistent and
bring nothing but noise, additional traffic (day and night), crime - we have already had a problem with an
employee of the hotel - and would devalue our real estate investment. There have been instances on Duck
Key and in the Indies Island Condo when there have been 10 to 15 persons employed by Hawk's Cay
occupying a unit In the case of the Indies Island Condo, the interns (as they were previously called) were a
noisy nuisance,
If they are talking about 18 units with 3 persons per unit that leads to the potential of 50 additional vehicles
on the street. I am sure it would be left up to Code Enforcement to enforce the 3 person per unit just as they
are supposed to enforce the no permanent resident promise, What is the incentive to the owners to keep the
number at 3 when they are receiving a monthly rent from each person, Furthermore, the property which I
believe is being referred to is not owned by Hawk's Cay - it is owned by Don Johnson and Tom Chemofski,
They should not be afforded the rights of the so called "Grandfathering" of the Hawk's Cay project. If
Hawk's Cay wants to provide employee housing, let them renovate their current employee housing and
leave it where it is!! Yes, "not in my backyard",
From an environmental standpoint, how much more land do they have to cover, They have destroyed
beautiful hammocks on Indies Island and allow the destruction of a beautiful old lignumvitae tree for the
sake of more housing. Most people have to get permits to trim native trees, On Indies Island we just find
them gone!!! I guess their advertising isn't far off the mark - "Private Island"!! They do what they want
without regard for anyone else,
The road entering on to Duck Key is a prime example, They have cut across the road in about 20 places,
Anyone else would have to make repairs, We are still waiting,
Let me close}\y saying, this is not a "private island" as Hawk's Cay promotes, There are people who live
here and have businesses here, Hawk's Cay has trampled on the rights and the right of peace and quiet for
the last several years, They have practiced lies and deception and should not be allowed to continue to take
advantage of the system to completely ruin the allure of Duck Key, None of the owners live here, I am sure
if someone wanted to put dormitory style units across from Don Johnson or Pridham Singh's house, they
would be a load uproar, Consider this an uproar!
I can only hope that some of our concerns are addressed and the so called "Executive" housing units are
placed somewhere on the Hawk's Cay property, Thank you for the opportunity of giving additional
information which hopefully can be used in your decision-making process,
Si~IY, /J.
~pduJ
Pat Reeder
Cc: Members of the Planning Commission
Board of County Commissioners
161- D
Planning DeDartment
Suite 410
2798 Overseas Highway
Marathon, Florida 33050
Voice: (305) 289 2500
FAX: (305) 289 2536
County of Monroe
.Iiii'
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Board of County Commissioners
Mayor George Neugent. Dlslnct 2
Mayor ProTem, Nora Williams. Dlstncl4
DIxie Spehar, District 1
Charles Sonny McCoy, Districl3
Murray Nelson, Dlslnct 5
NOTICE TO SURROUNDING PROPERTY OWNERS
AMENDMENT TO A MAJOR DEVELOPMENT APPROVAL/CONDITIONAL USE Chapter 6, Article
VII of the Monroe County Code in effect prior to 9/16/86 & Section 9.5-73 of Monroe County Code
AMENDMENI TO A DEVELOFMENT OF REGIONAL IMPACT
Florida Statutes 380.06
HAWK'S CAY RESORT is requesting approval to modify a major development approval and
Development of Regional Impact approval to newly create Development Corridor 5 in the center of the
property which will contain twenty-eight (28) new resort units and eighteen (18) new affordable
ancillary staff quarters and transfer the development rights of 128 affordable housing units to
Monroe County, Property is located at approximate Mile Marker 61 and is described as parcels of land
within Section 21, Township 66 South, Range 34 East, Indies Island, Duck Key, Monroe County,
Florida,
LAND USE DISTRICT: Destination Resort (DR)
A Public Hearing will be held on December 12. 2001, at the Marathon Government Center, 2798
Overseas Highway, 2nd Floor, Monroe County, Florida, beginning at 10:00 AM, at which time the
Planning Commission will hear any information or comments you wish to give regarding the application.
THE HEARING ON THrs PETITION IS NOT LIMITED TO THOSE RECtIVING THIS NOTICE. IF
YOU KNOW ANY NEIGHBOR OR OTHER AFFECTED PROPERTY OWNER WHO FAILED TO RECEIVE
THIS NOTICE, PLEASE INFORM THEM OF THIS PUBLIC HEMUNC,
PURSUANT TO SECTION 286,0105 FLORIDA STATUTES AND MONROE COUNTY RESOLUTION
#131-1992, IF A PERSON DECIDED TO APPEAL ANY DECISION OF THE PLANNING
COMMISSION, HE SHALL PROVIDE A TRANSCRIPT OF THE HEARING BEFORE THE PLANNING
COMMISSION, PREPARED BY A CERTIFIED COURT REPORTER AT THE APPELLANT'S EXPENSE.
THE TRANSCRIPT MUST BE FILED AS A PART OF THE RECORD OF THE RECORD OF THE APPEAL
WITHIN THE TIME PROVIDED IN SECTION 9.5-521(f) MONROE COUNTY CODE,A TRANSCRIPT
MADE FROM RECORDINGS OR OTHER "SECONDARY" MEANS, DOES NOT PROVDE A
SUFFICIENTLY ACCURATE RECORD OF ALL THE SPEAKERS, THEREFORE, SUCH "SECONDARY"
TRANSCRIPTS MAY NOT BE ACCEPTED AS A VALID VERBATIM TRANSCRIPT BY THIS OFFICE.
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Plannina DeDartment
Suite 410
2798 Overseas Highway
Marathon, Florida 33050
Voice: (305) 289 2500
FAX: (305) 289 2536
County of Monroe
."'""
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Board of County Commissioners
Mayor George Neugent. District 2
Mayor ProTem, Nora Williams, District 4
Dixie Spehar, District 1
Charles Sonny McCoy. Distnct 3
Murray Nelson. Dlstnct 5
NOTICE TO SURROUNDING PROPERTY OWNERS
AMENDMENT TO A MAJOR DEVELOPMENT APPROVAL/CONDITIONAL USE Chapter 6, Article
VII of the Monroe County Code in effect prior to 9/16/86 & Section 9.5-73 of Monroe County Code
AMENDMENT TO A DEVELOPMENT OF REGIONAL IMPACT
Florida Statutes 380,06
HAWK'S CAY RESORT is requesting approval to modify a major development approval and
Development of Regional Impact approval to newly create Development Corridor 5 in the center of the
property which will contain twenty-eight (28) new resort units and eighteen (18) new affordable
ancillary staff quarters and transfer the development rights of 128 affordable housing units to
Monroe County, Property is located at approximate Mile Marker 61 and is described as parcels of land
within Section 21, Township 66 South, Range 34 East, Indies Island, Duck Key, Monroe County,
Florida,
LAND USE DISTRICT: Destination Resort (DR)
A Public Hearing will be held on December 12, 2001, at the Marathon Government Center, 2798
Overseas Highway, 2nd Floor, Monroe County, Florida, beginning at 10:00 AM, at which time the
Planning Commission will hear any information or comments you wish to give regarding the application.
THE HEARING ON THIS PETITION IS NOT LIMITED TO THOSE RECtI'vING THIS NOTICE. IF
YOU KNOW ANY NEIGHBOR OR OTHER AFFECTED PROPERTY OWNER WHO FAILED TO RECEIVE
THIS t~OTICE, PLEASE Ii-JFORM THEM or THIS PUBLIC HEARING,
PURSUANT TO SECTION 286,0105 FLORIDA STATUTES AND MONROE COUNTY RESOLUTION
#131-1992, IF A PERSON DECIDED TO APPEAL ANY DECISION OF THE PLANNING
COMMISSION, HE SHALL PROVIDE A TRANSCRIPT OF THE HEARING BEFORE THE PLANNING
COMMISSION, PREPARED BY A CERTIFIED COURT REPORTER AT THE APPELLANT'S EXPENSE.
TH::: TRANSCRIPT MUST BE FILED AS A PART OF THE RECOkD OF THE RECORD OF THE APPEAL
WITHIN THE TIME PROVIDED IN SECTION 9.5-521(f) MONROE COUNTY CODE.A TRANSCRIPT
MADE FROM RECORDINGS OR OTHER "SECONDARY" MEANS, DOES NOT PROVDE A
SUFFICIENTLY ACCURATE RECORD OF ALL THE SPEAKERS, THEREFORE, SUCH "SECONDARY"
TRANSCRIPTS MAY NOT BE ACCEPTED AS A VALID VERBATIM TRANSCRIPT BY THIS OFFICE.
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SITE PLAN & CONCEPTUAL DRAINAGE.PtAN';;'
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PREPARED FOR
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A FLORIDA LIMITED PARTN'ERSH,IP'
PRESENTED BY . .,' ' . .
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A F:LORDIA CORPORATION;GENI;RAL 'PART~~R'"
POMPANO BEACH. t=LO~IDA . .
PREPARED BY .'
H .J.'. ROSS' AS80C'IATES .INC.
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REVISED December 1,1997
REVISED August 18, 1999
REVISED June 12, 2001
REVISED September 18, 2001
,,,~'ludl1li las oJ(rnd l4'ulr .-t'nrQnio G.trli. ,Honrot C()U'fIfJ IlIurim
J'lalltll,!g V;rurur. Ju!.~ !5; /9951:
· Prliput.~ I/fUf anJ fIIt',}1l high..'aru sh()ulill~ and Qursidt dimtnsiolls
.Jj arlITt p<1rc,1
· .,!! arias and cJimt'l/swns of t.risting and propostd SI11lC1UTtS- .
plt'ast nftrifll~t ,\rfo,'hmtnts G I & G2 for julJ dimtnsions
· ..\djQ(tttt rda4....oyr and usis of adjOctltl proptrty-- oUlparu/ uitS'.
art l4btltd. adjactnl islolldr nol rho,,'n on riu pl4n art uud ellrinl.v
fur rtsio.tIIlia/ pllrpQStJ .
· Cclculaliufh fvr upar rpact ra;;os. floor ana ralio$. 'dtnsi(v Dnd.
plJrllill/g
· t-: rl"'/~ allJ ,:ua <>/ ",'rlal/ds, lJpm spact artar, and I~nds(a," tJrt~r
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. S,..'agl' trtulnufIl!U(/Ji/its- all 011 UliliJ.'1 island
. I~cariul/ cJ! bikt ra,'1cs (marktd as ,'( "~ZIIO buildings)
. FlOCH/. :onts p:.:rSUlJfll.lcJ Iht Flood Insuranct Ralt .\Iap (FIR.\f)-
Ul dtrJiltd surw.'1 , .lfldc},nttnl DJ
. ,\ djaulII Land l. Jt' /)isrricrs~ uUlpar~ls art labt/td, adjactnl
,sloma flul rllo.. n 111/ iII~'plQn or.' ,.mtd Improvtd SubdivisiOn (IS)
. Exisri"g /Jlld prop"ud ItJpugraphy. nll.droittagt strUClurtt. r~I,ntlion
ortas. afld dro/llagt swa/tS. txisting and propoud ptrmtab/~ and
rmpunuablt aua hU ,'\lIa(IImtftlll for drainag~ CtI/(u/alionf)
LAND USE SUMMARY
LAND USE
ACRES
PERCENT
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TOTAL SITE AREA
Area of submerged lands
69.0
10.2
TOTAL UPLAND SITE AREA
Developed area
Area in landscaped open space
58.8
24.1
34.7
41.0
59.0
TOTAL NUMBER OF HOTEL GUEST UNITS
Existing units 178 units
Proposed units (22 constructed) 297 units
TOTAL 475 units
SITE DENSITY
Upland area 8.08 units/acre h
NUMBER OF PARKING SPACES
Permanent spaces 712 spaces
. Available non-paV:ec.t 141 spaces
TOTAL 853 spaces
LECEND
SYMBOL
DECRlPTION
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DESIGN DATA
Development Corridor 1
Development Corridor 2
Development Corridor 3
Development Corridor 4
Development Corridor 5
Density Range*
80 - 140 units
90 - 160 units
30 - 60 units
5 - 10 units
30 - 60 units
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does not include ancillary staff quarters in Development Corridor 5.
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