14:18A significant portion of the meeting was dedicated to a proposed multi-unit affordable housing project located at 84899 Overseas Highway. The project, which aims to address the local housing shortage, would be constructed in a Velocity (V) flood zone. This location raised concerns about potential insurance costs and flood risks, with one participant questioning the financial viability of such a development. “Those things are going to have to take into consideration and insurance costs,” they noted, emphasizing the challenge of maintaining affordability when insurance expenses cannot be passed on to tenants.

41:38A member recalled the original affordable housing committee’s stance against waterfront housing, citing proximity to water and associated costs as concerns. Another participant echoed this sentiment, stating, “I just think building in a V zone is a bad plan.”

Despite these reservations, the necessity for affordable housing was undeniable, with one speaker pointing out that “there are 3,000 folks are driving down a day for jobs,” underscoring the community’s housing demand. The decision between developing affordable housing or a boutique hotel on the site was painted as a crucial choice for Islamorada’s future.

Developer Michael Hulie expressed a strong personal commitment to the project, aiming to provide housing for essential workers, including first responders. He assured attendees that the project would meet FEMA requirements and be constructed of durable materials, elevated above flood levels. Hulie emphasized his dedication to maintaining the project’s affordability and addressing the community’s housing needs, despite concerns about future insurance costs and flooding issues.

52:02Additionally, there were discussions about zoning changes for another property at 76800 Overseas Highway, formerly used as a tennis center. The applicant, represented by Ty Harris, sought to amend the future land use map and zoning designations to allow for mixed-use and neighborhood commercial activities. This proposal stirred varied opinions, particularly about its alignment with the comprehensive plan and zoning criteria.

55:07The existing zoning placed the property in a challenging position, as its size did not meet the minimum requirements for residential use. The applicant suggested that the current designation constituted a “regulatory taking,” hindering potential developments. In response, a conservation easement was proposed to protect high-quality tropical hardwood hammocks on the property.

50:55The meeting also addressed the procedural nature of the application, clarifying the implications of its quasi-judicial status. Throughout the discussion, there was frustration over the slow progress in addressing affordable housing needs, with references to the limited availability of affordable units exacerbating the situation.

Traffic concerns and the potential impact of new developments were also a topic of discussion, particularly if affordable housing units were included. Participants debated the feasibility of including recreational uses, private clubs, and storage facilities in the zoning proposal. The applicant offered to revisit the issue of affordable units if necessary.

01:41:57As the discussions progressed, there was a clear understanding of the complexity involved in balancing community needs, environmental considerations, and the rights of property owners. The meeting concluded with a decision to defer further deliberation on the zoning changes to June 3rd, allowing more time for comprehensive planning and collaboration.