Last Stand's Opposition to Little Palm Dolphin Resort's Major Conditional Use Permit Request

October 10, 2023

Ilze Aguila, Planning Commission Supervisor    

Monroe County Planning Commission

2798 Overseas Highway, Suite 400

Marathon, FL 33050

RE:  LITTLE PALM DOLPHIN RESORT, LITTLE TORCH KEY; REQUEST FOR MAJOR CONDITIONAL USE PERMIT

Dear Ms. Aguila,

Last Stand urges the Monroe County Planning Commissioners to deny the request for a Major Conditional Use Permit by Little Palm Dolphin Resort Development LLC for the construction of a 38-unit resort with 8 employee dwelling units on the Little Torch property.

Last Stand believes this proposed high-density re-development project is not consistent with the Goals, Objectives, and Policies of both the Monroe County 2030 Comprehensive Plan and the Lower Keys Livable CommuniKeys Plan.

The proposed project is not consistent with existing community character, would exacerbate public safety issues at the intersection of Pirates Road / US1, would negatively impact property values of the nearby areas, and would negatively impact residents’ quality of life and right to quiet enjoyment of their property.

Policy 101.91 of the Monroe County 2030 Comprehensive Plan states that the protection and enhancement of existing residential areas and preservation of community character are paramount and to be preserved.

The Lower Keys Livable CommuniKeys Plan, in its Vision Statement #1, clearly articulates the intention of Lower Keys residents to maintain low density.

“The Lower Keys will remain a low-density, primarily residential community, with a strong social fabric. We protect, preserve, and enjoy our natural environment, low density, wildlife and open space, and unique recreational opportunities. Our community cherishes conservation and recreation lands and the strict growth management regulations.”

 Furthermore, this request for a Major Conditional Use Permit (MCU) by Little Palm Dolphin Resort Development LLC should NOT be approved by the Monroe County Planning Commission, because it does not meet the required standards for an MCU.

● The proposed project proposes an almost four-fold increase in density for the property and is out of scale, style, and character for its location. Theproposed project would create a series of large, connected condominium blocks, totaling 38 resort units, of four-stories (three levels above a parking level), rising 48 feet above sea level. There is no similar development in the

Lower Keys.

● The proposed project would substantially increase traffic at the already problematic Pirates Road / US-1 intersection (adding 167 trips a day to the heavy traffic currently experienced by local residents). 

● The proposed project would provide no benefit to the adjacent neighbors and local community of the Lower Keys.  A survey recently conducted among the residents of the neighborhood adjacent to the proposed project revealed strong opposition of more than 95%. 

● The design of the proposed project does not minimize adverse effects, including visual impacts, on the surrounding properties. 

● Adequate public facilities and services do not exist to accommodate the proposed high-density project. Recently, the Florida Keys Aqueduct Authority (FKAA) issued a water conservation notice for the Lower Keys due to low potable water pressure. It is doubtful that the already-stressed potable water system can handle the additional load from 38 hotel units, 8 employee housing units, and an extensive landscape irrigation system.  

In conclusion, because the proposed Little Palm Dolphin Resort project is inconsistent with the Lower Keys Livable CommuniKeys Plan and fails to meet any of the standards required to grant a Major Conditional Use Permit, Last Stand urges the Planning Commissioners to deny Little Palm Dolphin Resort’s request. 

For the Last Stand Board,

Ann Olsen, President