Last Stand in Action: Watch Board Member Dottie Moses and Coalition Member Stuart Schaffer address the Monroe Board of County Commissioners (BOCC) on September 11th. They urge the BOCC to reject a proposal to give away 86 early evacuation ROGOs—worth over $38 million—to a private developer for an affordable housing project in Tavernier, next to a proposed Publix.

Last Stand and 15 Keys organizations, representing thousands of Keys residents, are concerned about the County's potential request for additional ROGOs from the State due to fears of significant takings liabilities. Currently, County staff are revising the estimate of buildable lots from the previous count of 2,220, which is expected to be lower. The County holds 444 administrative relief ROGOs, with 300 specifically allocated for early evacuation affordable workforce housing. These ROGOs are intended solely to resolve takings claims and not increase development potential.

The September 11 BOCC agenda includes a proposal to amend the Comprehensive Plan to create Tavernier Workforce Housing Subarea 1, which would allocate 86 early evacuation ROGOs for a new housing project. Approving this would divert 86 ROGOs, valued at over $38.7 million, from addressing takings claims. Given the county’s estimated liability of $1 billion, how can the approval of this proposal be reconciled with the justification for requesting more market rate ROGOs to mitigate taking liability? We urge you to reject the proposed Goal 113 and Policy 113.1.1.

Keys Last Stand raises concerns about the County’s approach to evaluating new Rate of Growth Ordinances (ROGOs). Despite recent efforts to reassess buildable lots, the community engagement process and data analysis are problematic:

• Independent Review Needed: No independent analysis of the hurricane evacuation model, which previously had significant errors.

• Survey Issues: The current survey lacks expert review and provides outdated, limited options.

• Misleading Figures: The $1 billion Takings liability figure is inaccurately used, diverting attention from true financial impacts.

Accurate, peer-reviewed data is essential for managing development and ensuring safety. The 24-hour evacuation statute, based on extensive research, should not be ignored. Proper analysis is critical for responsible decision-making and protecting the Keys’ unique environment.

Last Stand and 15 Keys organizations oppose the County's support for Marathon’s request for ten new residential building allocations. We argue that Marathon should have used its existing allocations and implemented a moratorium pending a capacity analysis, avoiding any takings liability. We question the County's support for new allocations before completing its transparency analysis and independent audit of the hurricane evacuation model. We believe the proposed ten new allocations significantly exceed Marathon’s fair share. We urge you to vote against the proposal.

Last Stand and 15 other Keys organizations are concerned about the County’s potential request for new market-rate ROGOs, particularly given the BOCC's recent direction to recompute the number of buildable lots, which we believe is currently inflated. We stress the need for a thorough carrying capacity analysis to assess the impact on infrastructure, environment, and costs to taxpayers before any new ROGOs are approved. Additionally, we object to using an inflated $1 billion estimate of takings liability in County surveys, which seems intended to skew results and mislead the public. We urge immediate correction and a moratorium on new ROGOs pending a comprehensive analysis.

In 2024, Last Stand, with renewed determination, reinforced its steadfast dedication to preserving the distinctive quality of life and the fragile ecosystem of the Florida Keys. This year, Last Stand continued to make significant progress in advocating for policies and educational programs that support our goals of managing growth, enhancing water quality, and expanding workforce housing, demonstrating our unwavering commitment to the cause.

Through our comprehensive approach of research, education, outreach, and action, Last Stand has worked diligently to influence responsible growth management, improve water quality standards, and promote affordable housing solutions for the workforce.

The Florida Department of Commerce has rejected Monroe County Ordinance No. 04-2024. This ordinance aimed to amend the county's Land Development Code to create the Tavernier Key Commercial Overlay District (TKCOD), which would apply to 19.3 acres and set specific development standards for that area. The Department found the ordinance inconsistent with both the county's comprehensive plan and the guiding principles for development in the Florida Keys, leading to its rejection.

Last Stand recently spoke at the April 17th BOCC meeting, expressing opposition to granting 86 early evacuation ("EE") ROGOs to CEMEX Construction Materials, Florida, LLC. Originally, this pool of EE ROGOs was designated for Beneficial Use Only (also known as Takings Cases) or for exchange with other ROGOs. However, the applicant is seeking to acquire all 86 EE ROGOs without providing any affordable allocations in return. This places a burden on Monroe County taxpayers and increases potential liabilities.

Last Stand opposes granting 86 early evacuation ("EE") ROGOs to CEMEX Construction Materials, Florida, LLC. The county's exchange policy, established to maintain hurricane evacuation standards, requires recipients of EE ROGOs to provide affordable ROGOs. However, the applicant seeks to obtain 86 EE ROGOs without returning any affordable allocations, burdening Monroe County taxpayers and increasing potential liabilities. Last Stand urges support for the exchange policy, which has historical backing and potential participants. Amidst concerns over ROGO availability and overdevelopment pressures, Last Stand urges the County to maintain the exchange policy and resist exceptions that endanger residents' financial resources and safety.

FloridaCommerce’s 2023 Hurricane Evacuation Model and local governments’ responses to it have been in the news recently. While hurricane evacuation time is important to consider when thinking about Keys’ capacity, it is far from the only meaningful factor. Let’s also consider waste water and its effect on the environment, fresh water, traffic, and housing; all of which weigh on our quality of life.

Dottie Moses, Last Stand board member, spoke at the Monroe County Commission's ROGO workshop, stressing the need to protect the future of the Florida Keys. She highlighted the Comprehensive Plan's focus on limited growth and environmental preservation. Despite past efforts, overdevelopment threats persist, straining infrastructure and endangering the environment. Moses urged against unsustainable growth, advocating for strategic allocation of remaining ROGOs to address community needs like affordable housing and infrastructure. Each decision must prioritize the well-being of the Keys.

In these remarks, Keys Last Stand emphasizes the importance of policy decisions and their impact on the affordable workforce housing crisis. They express concern that exemptions granted to the Nonresidential Inclusionary Housing Requirement worsen this crisis.

Last Stand Board Member Dottie Moses spoke out against creating the “Tavernier Commercial Overlay District” during the Monroe County Commission Special Meeting on February 15, 2024. This proposed district in Tavernier plans to introduce a 49,000-square-foot supermarket and 86 workforce housing units on a roughly 20-acre lot at Mile Marker 92.5 off U.S. 1. This development ignores County comprehensive plans, especially the community-inspired Livable CommuniKeys plan. It will create increased traffic prompting residents to voice concerns for their safety.