Last Stand opposes allowing more than two floors for residential structures other than deed-restricted multifamily affordable workforce housing.

We are concerned that allowing a third floor for market-rate housing will result in the development of houses with much greater square footage that will be used for vacation rentals, destination venues, and vacation homes. This means houses with more bedrooms and more bathrooms. The result will be more strain on our electricity, water, and wastewater infrastructure and more vehicles on the Overseas Highway.

This letter follows up on Last Stand's remarks, provides supporting references, and identifies several open issues. We hope the County can address these questions and adopt land development regulations that ensure the enforceability of these protections that we have been promised. 

 We also continue to advocate for a one-year extension of the ITP as the simplest way to accomplish that; it remains a legally available option, and missing the extension deadline does not foreclose it.

We are asking the County to request an extension of the HCP/ITP for at least one year to address the open questions — both practical, legal, and environmental. There are too many open questions, too much uncertainty, and too much at risk.

Last Stand is writing regarding the Big Pine Key and No Name Key Incidental Take Permit and Habitat Conservation Plan (“HCP/ITP”), which is set to expire on June 30, 2026. We appreciate that the County and Last Stand share the goal of maintaining effective protections for habitat and endangered species, and we write in that spirit. The County's recent press release, however, suggests that expiration will not meaningfully affect the rate or nature of development, or the protection of endangered species and their habitat.

In a dramatic reversal, Monroe County commissioners unanimously rejected an amendment that would have allowed FDOT to widen portions of U.S. 1. Just months ago, four out of five commissioners supported the proposal. The turnaround came after Keys Last Stand generated 85 emails and dozens of phone calls, plus coordinated a coalition letter from 24 local organizations opposing the amendment.

Twenty-four Keys organizations representing thousands of residents are urging Monroe County commissioners to reject a Comprehensive Plan amendment that would eliminate the prohibition on widening the Overseas Highway to four lanes. The coalition argues the amendment would surrender local control to FDOT and fuel overdevelopment while failing to solve congestion issues.

Traffic is a symptom of overdevelopment — and adding lanes only fuels more growth, more cars, and more congestion.

We didn’t elect Commissioners to pave paradise. We elected them to protect it.

Tell your Commissioners: Stop siding with developers. It’s time to vote for residents, quality of life, and the environment.

While Last Stand fully supports affordable workforce housing, we believe that allowing more than two floors for market-rate housing could lead to more vacation homes and vacation rentals, increasing traffic and straining local infrastructure. The proliferation of multi-story homes would also negatively impact community character.

A coalition of 15 organizations, representing thousands of Florida Keys residents, strongly opposes Senate Bill 1730, which amends the Florida Live Local Act.

The bill expands state control over affordable housing development, removing local governments’ ability to regulate key factors like location, density, and infrastructure. The bill also eliminates public input by allowing administrative approval of developments, and encourages market-rate housing over affordable workforce housing. These changes could harm the community’s character and infrastructure.

The organizations urge Governor DeSantis to veto SB 1730 and maintain local control over housing decisions.

Last Stand urges the extension of protections for Big Pine and No Name Keys after the expiration of the Habitat Conservation Plan, emphasizing the importance of safeguarding endangered species and maintaining healthy habitats. The organization calls for balanced growth to preserve these keys' unique environment for future generations.

Various Florida Keys organizations, representing thousands of residents in Florida and the Florida Keys, urge your support for HB 995, a responsible approach to managing development in the Keys, and ask that you oppose SB 1326 and SB 1730, which would pave the way for reckless overdevelopment. HB 995 allocates 500 new ROGOs over 10 years, with a focus on workforce and affordable housing, while the Senate bills propose an alarming increase in development that could harm the Keys' environment, infrastructure, and community character. We stand for responsible growth that prioritizes sustainability over profit-driven expansion.

Keys Last Stand has issued a press release strongly supporting HB 995, introduced by Representative Jim Mooney, as a responsible and balanced approach to managing development in the Florida Keys. This bill allocates 500 new Rate of Growth Ordinance (ROGO) permits over 10 years, with the majority designated for workforce and affordable housing. In contrast, SB 1326 and SB 1730 would authorize thousands of new ROGOs without requirements for affordable housing, encouraging unchecked growth and threatening the Keys' infrastructure, environment, and community character. We urge residents to support HB 995 and reject these Senate bills to preserve the Keys’ future.

The Florida Keys ROGO Coalition urges County leaders to reject 3,550 additional ROGOs that threaten our fragile islands, public safety, and quality of life. It’s time for a data-driven, transparent process to protect the Keys and ensure responsible development decisions for our future.

Keys Last Stand strongly opposes the proposal to 4-lane the Overseas Highway, citing concerns about increased traffic, environmental impacts, and public safety. Studies reveal that adding lanes induces more demand, leading to congestion, overdevelopment, and further strain on our fragile marine ecosystem. We urge officials to reconsider this approach and prioritize sustainable solutions to preserve the Keys’ unique quality of life.

Watch Last Stand members Ann Olsen, Dottie Moses, and Joyce Newman as they deliver powerful statements to the Monroe Board of County Commissioners (BOCC) during the November 20, 2024, Special Workshop on ROGOs. Hear their compelling discussion on critical issues, including the risks to hurricane evacuation safety, the dangers of overdevelopment, the strain on vital infrastructure, and the legal challenges posed by potential takings cases.

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.