Last Stand’s Comments on Proposed Floor Limits for Residential Structures

June 13, 2025

Via Email

Mayor Scholl

Mayor Pro Tem Lincoln

Commissioner Cates

Commissioner Lincoln

Commissioner Merrill Raschein 

Commissioner Rice 

Subject: Agenda Item J6 - Floor Limit on Residential Structures

Dear Mayor Scholl and County Commissioners:

Last Stand of the Florida Keys is a non-profit, Section 501(c)(3) organization dedicated to preserving the Florida Keys and ensuring a sustainable future for all.  We advocate for protecting the unique quality of life in the Keys, with particular emphasis on preserving the natural environment, promoting the development of affordable workforce housing, and opposing overdevelopment.

This letter contains Last Stand’s comments on agenda item J6 for the June 18, 2025 BOCC meeting.  This agenda item seeks direction from the BOCC on two options developed by staff on whether to impose a limitation on the number of floors in residential structures.  Option 1 would limit residential structures to two floors, except for multi-family affordable housing or market-rate workforce housing approved by the BOCC on a case-by-case basis.  Option 2 would eliminate the existing two-floor limit for all residential structures.

Last Stand supports a modified version of staff’s Option 1.  Under our proposed modification, the only residential structures that would be allowed more than two floors (as approved by the BOCC on a case-by-case basis) are buildings that are deed restricted for multifamily affordable workforce housing. Under our proposal, the longstanding two-floor limitation for market-rate housing (including market-rate workforce housing) and single-family housing would be retained.

Last Stand wholeheartedly supports the development of affordable workforce housing in the Keys.  Allowing a third floor would reduce barriers to multifamily affordable housing development.  A third floor could provide additional living space for more residents in this much-needed housing, within acceptable height and density limits.

The proliferation of multi-story structures throughout the County would have an adverse impact on community character and thus should be avoided absent a compelling public benefit.  Permitting three floors for market-rate housing would open the door to vacation homes and vacation rentals with higher occupancy.  This could add more traffic to our communities and further strain our infrastructure.

Last Stand has not identified a compelling community need or hardship that justifies eliminating the longstanding two-floor limit on single-family and market-rate housing.  Policy considerations support allowing three floors only for multifamily affordable housing for the County’s workforce.

Thank you for your attention to this matter. 

Respectfully submitted,

The Last Stand Board of Directors

CC:

Emily Schemper, Growth Management Director, Monroe County

Devin Tolphin, Sr. Director of Planning & Environmental Resources, Monroe County