Increased traffic, fears over more accidents and concerns over the quality of life for a number of neighborhoods have swirled around two massive development proposals in the Upper Keys. Those issues will come to the forefront yet again as the Monroe County Planning Commission considers proposals that could pave the way for a large grocery store in Tavernier and a gas station in Key Largo during a meeting on Friday, April 28.
In Tavernier, developers are seeking to relax development restrictions and proceed without an approved traffic study in order to construct a 64,000-square-foot Publix and liquor store at the now-defunct Cemex property at MM 92.5, oceanside. Roughly 7 miles north, property owners are seeking to transform the current Anthony’s clothing store into a 7-Eleven gas station and convenience store.
The planning commission meets at 10 a.m. at the Murray Nelson Government Center in Key Largo.
PUBLIX
An application submitted to county staff in March 2022 outlined the establishment of a proposed Tavernier Key Commercial Overlay District. If approved, developers would be able to construct 70,000 square feet of nonresidential floor area. Current county land development code only allows a nonresidential structure with a maximum floor area of 10,000 square feet.
The proposal was brought forward by property owners Singletary Concrete Products Inc. and Cemex Construction Materials Florida and developers Blackstone Group — Tavernier 925 LLC. According to the applicant, the overlay “encourages sound, attractive and practical procedures for the Tavernier community, and such provisions will result in flexible planning that benefits the community the overlay will serve.”
Along with a supermarket and liquor store, developers are proposing 86 deed-restricted affordable housing units on the property. Per the March county staff report, the county had 16 affordable ROGO allocations available.
A series of meetings in August 2022 and January 2023 heard overwhelming concern and opposition to a project that many residents believed didn’t fit the quiet, historical Tavernier community. And county staff said the proposed amendment change for the supermarket didn’t match the county Tavernier Liveable CommuniKeys Plan, which aims to protect the environment, preserve historical elements in Tavernier and guide development in a manner that’s compatible with community goals. The Development Review Committee (DRC), which issues recommendations to the planning commission, urged denial of the proposed amendment at its Oct. 25, 2022 meeting.
County staff were also waiting for developers to respond to a traffic study, which they were required to submit for approval before the planning commission meeting. That document was forwarded to AECOM, the county’s transportation consultant, which then replied with several comments to the applicant. As of March 16, the county report states that not all comments have been addressed and the traffic study wasn’t approved in time for the meeting.
According to the staff report, the supermarket, liquor store and affordable housing units could generate 6,813 daily trips. And that doesn’t include vehicles passing by the project.
“The applicants assert that with the addition of a new Publix at the Property, less vehicles will be traveling through MM 86.0 – MM 91.5, as the existing customer base that lives within MM 91.5 to MM 99.5 would ‘transfer nearly all of their supermarket shopping trips to the new Publix store in Tavernier,’” the county staff report reads. “Although this may be a compelling argument, there are two major flaws. First, this type of analysis has not historically been accepted with regards to mitigation. Second, there is nothing in the proposed LDC Text Amendment or corresponding applications that would only allow the development of a Publix Supermarket. Rather, the proposed commercial retail space could be occupied by any number of existing or unknown businesses or corporations, as the LDC does not and cannot regulate or require a specific business to occupy the property.”
Despite the outstanding issues, the applicants requested that their application still be considered by the planning commission on April 28 without traffic study approval. County staff said in its report that the proposed amendment will result in an adverse community change to Tavernier.
If the planning commission says “yes” to the proposed text amendment, it would head to the board of county commissioners (BOCC) for final approval. Developers would then need approval of a major conditional use permit to proceed with construction. That approval would need to be granted by the planning commission.
7-Eleven
Plans by owners Daniel Barry Jr. and Archer Barry to close the Anthony’s clothing store in Key Largo and construct a 7-Eleven gas station and 24/7 convenience store saw resounding community opposition similar to the Publix project in Tavernier. The project, which was submitted to the county in February 2022, proposes 11 fueling stations adjacent to a Marathon gas station.
A virtual community meeting held in early January heard a number of residents sharing concerns over traffic and public safety. Grand Street resident Rosemary Donnelly voiced the difficulties her family, friends and neighbors face trying to cross U.S. 1 from their street to head south. She feared a 7-Eleven will bring more congestion to the area. Donnelly has two children who cross the road in order to head south for class at Coral Shores High School.
“I’m stressed every morning,” she said. “I’m stressed when my elderly neighbors have to cross to go south.”
Plans originally showed four one-way driveways to enter and exit the property. Developers needed a variance to relax curb cut requirements by the county. That request was tabled by the planning commission at its Jan. 25 meeting to give the developers time to come back with a new plan.
An updated site plan submitted early March shows two full driveways at the northern end of the site to provide as much separation from Grand Street as possible. An updated traffic analysis found that a driveway to the gas station off Grand Street would create conflicts.
During the Jan. 24 virtual meeting, 12 county staff members who make up the DRC voiced no other major issues with an application for a major conditional use permit at the current Anthony’s clothing store.
Joe Scarpelli, planning commission chairman, said during the Jan. 25 variance hearing that he believes deceleration lanes are needed to access the proposed 7-Eleven development. Ron Demes, vice chair, said traffic will “hugely increase” when looking at a 7-Eleven compared to a clothing store.
The developer’s agent, Jason Green of Axis Infrastructure, said the project doesn’t create more traffic in comparison to destinations like a clothing store. Green said the gas station and convenience store only capture vehicles driving into and out of the Keys.
Planning commissioners will have the final say on the major conditional use permit.
