Watch Last Stand President Ann Olsen speak out against overdevelopment at the October 16th Monroe County BOCC meeting. Ann highlighted urgent concerns for the Florida Keys, such as hurricane evacuation safety, declining water quality, and environmental impacts from unchecked growth. She urged the BOCC to rethink building allowances, citing flawed evacuation models that falsely justify growth.

In light of the recent hurricanes Helene and Milton, which spared the Florida Keys from devastating impacts, we must recognize the urgency of addressing the threats within our control. The phenomenon of rapid intensification (RI) is becoming increasingly common, as demonstrated by Milton's swift transformation from a tropical storm to a Category 5 hurricane in just 24 hours. This raises critical concerns about our evacuation strategies, which rely on outdated assumptions about the time needed for safe evacuations.

The Monroe Board of County Commissioners (BOCC) is considering granting up to 8,000 additional residential building permits (ROGOs), further straining our already limited evacuation capacity. With Florida's models indicating we've exceeded safe evacuation limits, this decision poses a significant risk to our community's safety.

Join us on October 16 at the Marathon Government Center at 9:00 a.m. to make your voice heard. Together, we can advocate for policies that prioritize the safety and well-being of our residents.

For more information, visit Monroe County Calendar and learn about the Florida Keys ROGO Coalition at Keys Last Stand.

Upcoming Meetings on New Building Allocations (ROGOs)

Join us for critical discussions about New Building Allocations (ROGOs) at the following meetings:

• October 16: Regular BOCC meeting at 9 am with ROGO discussion at 10 am. Key topics include ROGO survey results, hurricane evacuation presentations, and updates on buildable lots in the Keys.

• November 4, 6, 7: Town halls in Key West, Key Largo, and Marathon at 5:30 pm (locations TBD).

• November 20: Special BOCC meeting at 10 am in Marathon to discuss town hall feedback and online survey results.

• December 11: Regular BOCC meeting in Key Largo featuring an analysis of infrastructure costs for additional ROGOs.

• December 19: Special BOCC meeting at 10 am in Marathon for the final ROGO vote.

For more details, visit Last Stand’s Calendar.

To sign our petition, click here.

Listen to Ann Olsen on US 1 Radio

Last Stand President Ann Olsen recently joined US Radio host Nick Wright to discuss the formation of the Florida Keys ROGO Coalition (FKRC)—a dynamic alliance of 17 organizations representing thousands of residents across the Keys.

The FKRC is dedicated to monitoring Monroe County’s deliberations on new market-rate building allocations (ROGOs) and advocating for a thoughtful, cautious approach to protect the fragile beauty of the Florida Keys.

Key Topics Discussed:

• Monroe County's controversial decision to approve 86 early evacuation (EE) ROGOs.

• The severe impact of impaired water quality on marine life.

• Growing concerns about infrastructure strain, traffic, and congestion.

Ann's message to the Board of County Commissioners is clear: "Pump the brakes on more development."

Watch Last Stand Board Member Dottie Moses, along with Last Stand Members Edie Primaver and Nancy Diersing, address the Monroe Board of County Commissioners (BOCC) on September 11, 2024, regarding the proposed Wilson-Avirett Tier change in North Key Largo. Last Stand opposes this Tier change as the area, designated as Tier I for its environmental sensitivity, is home to the largest contiguous West Indian hardwood hammock in the U.S. and endangered species such as the Key Largo cotton mouse and Schaus Swallowtail butterfly. For decades, state land acquisition efforts and the Tier I designation have protected this fragile ecosystem from overdevelopment and maintained its vital role in hurricane evacuation. Changing the Tier designation would jeopardize these protections, set a harmful precedent for future development, and undermine ongoing conservation efforts.

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 strongly opposes the proposed Wilson-Avirett Tier change in North Key Largo. This area, designated as Tier I for its environmental sensitivity, is home to the largest contiguous West Indian hardwood hammock in the U.S. and endangered species like the Key Largo cotton mouse and Schaus Swallowtail butterfly. The state's land acquisition efforts and the Tier I designation have preserved this fragile ecosystem for decades, protecting it from overdevelopment and maintaining its critical role in hurricane evacuation. Altering the Tier designation would threaten these protections, set a harmful precedent for future development, and undermine conservation efforts.

Last Stand supports the staff recommendation to provide administrative relief for the two Tier I lots owned by BCD of the Keys, LLC by having the Land Authority purchase them. The lots in question are correctly designated Tier I as they consist of hardwood hammock and are adjacent to a large area of publicly owned Tier 1 conservation land.

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.

Last Stand and 15 Keys organizations, representing thousands of Florida Keys residents, are closely monitoring the County’s evaluation process regarding additional ROGOs (Rate of Growth Ordinances) from the State. They have noted that the latest hurricane evacuation model released by Florida Commerce in November 2023 has not been thoroughly analyzed by County staff, nor has an external consultant been engaged.

They have identified several critical flaws in the model:

1. It assumes evacuation ends at Florida City, excluding evacuees from South Florida and Ocean Reef.

2. It suggests evacuations occur evenly over 24 hours.

3. It omits certain permanent residents and vacation home occupants.

4. It underrepresents the number of vacation rental units.

5. It fails to account for future mobile home conversions.

Given the importance of accurate hurricane evacuation planning, we urge the County to commission an independent analysis of the 2023 model’s methodologies and assumptions.

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.

Here are the full comments from the July 17th, 2024, Monroe County Board of County Commissioners regarding potential new ROGO allocations, including the County’s analysis of possible takings cases.

16 organizations, representing thousands of Keys residents, have concerns about the County’s analysis of potential “takings” liability and the proposed request for new ROGOs. Last Stand believes the public benefit of limiting new development outweighs private property interests. The current analysis lacks realistic computation of potential takings liability and overestimates the number of buildable residential lots. We urge the County to request no more ROGOs for market-rate units to ensure safety and preserve the Keys' natural resources.

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.

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.

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.