Item O1
BOARD OF COUNTY COMMISSIONERS
AGENDAITEMS~Y
Meeting Date: April 18, 2001
Division: Growth Management
Bulk Item: Yes
No X
Department: Planning
AGENDA ITEM WORDING: Public hearing to consider a DCA Transmittal Resolution on the request by the Key West
Brewery to amend the Future Land Use Map (FLUM) from Mixed Use/Commercial (MC) to Industrial (I) and to amend
the Land Use District (Zoning) Map from Sub Urban Commercial (SC) to Industrial (I).
ITEM BACKGROUND: On January 4,2001 the Development Review Committee recommended approval of both items
to the Planning Commission. On February 7, 2001 the Planning Commission recommended approval of both items to the
Board of County Commissioners.
PREVIOUS RELEVANT BOARD ACTION: On February 28,1986 Monroe County amended the zoning of the subject
property. Previously zoned BU-2T, a primarily industrial use zone, the parcel was split-zoned into Sub Urban Commercial
(SC) and Industrial (I) designations. No rationale for this change has been determined. Subsequently, the Future Land
Use Map (FLUM) was made consistent with the zoning designation. The historic, current and proposed uses of the
property are industrial in nature.
CONTRACT/AGREEMENT CHANGES: N/A
STAFF RECOMMENDATION: Approval
TOTAL COST:
N/A
BUDGETED: Yes N/ A No
COST TO COUNTY:
N/A
REVENUE PRODUCING: Yes N/A No
AMOUNT PER MONTH N/A YEAR
APPROVED BY: County Attorney
X
OMB/Purchasing N/ A
Risk Management
N/A
DIVISION DIRECTOR APPROVAL:
DOCUMENTATION: Included X
To follow
Not Required
DISPOSITION:
AGENDAITEM#: ~
i~ C:\Colleen\Ordinances\Key West Brewery\BOCC agenda item NEW 032601.doc
Key West Brewery
Future Land Use Amendment and
Zoning Map Amendment
Transmittal Hearing
Board of County Commissioners
Harvey Government Center
April 18, 2001
Proposed Future Land Use Amendment
Mixed Use/Commercial (MC)
To
Industrial (I)
&
Proposed Land Use District (Zoning) Amendment
Sub Urban Commercial (SC)
To
Industrial (I)
This map amendment is for changing the Future Land Use Map designation from Mixed
Use/Commercial (MC) to Industrial (1); and the Land Use District (Zoning) from Sub Urban
Commercial (SC) to Industrial (1), for the property described as 99 Calle Uno, Part of
Government Lot 5, Section 21, Township 67 South, Range 26 East, East Rockland Key, Monroe
County, Florida with a real estate number of 00122000.000000. The subject property is located
at approximately Mile Marker 9.5.
Future Land Use Map Recommendations
Staff:
Approval
December 27,2000
Staff Report
DRC:
Approval
January 4,2001
Resolution #DOI-0l
PC:
Approval
February 7, 2001
Resolution #P04-0 I
Land Use District (Zoning) Recommendations
Staff:
Approval
December 27,2000
Staff Report
DRC:
Approval
January 4, 2001
Resolution #D02-01
PC:
Approval
February 7, 2001
Resolution #P05-0 1
TRANSMITTAL RESOLUTION
RESOLUTION NO. -2001
A RESOLUTION BY THE MONROE COUNTY BOARD OF
COUNTY COMMISSIONERS TRANSMITTING TO THE FLORIDA
DEPARTMENT OF COMMUNITY AFFAIRS THE REQUEST BY
THE KEY WEST BREWERY TO CHANGE THE FUTURE LAND
USE MAP OF THE MONROE COUNTY YEAR 2010
COMPREHENSIVE PLAN FROM MIXED USE/COMMERCIAL
(MC) TO INDUSTRIAL (I) FOR PROPERTY DESCRIBED AS 99
CALLE UNO, PART OF GOVERNMENT LOT 5, SECTION 21,
TOWNSHIP 67 SOUTH, RANGE 26 EAST, EAST ROCKLAND KEY,
MONROE COUNTY, FLORIDA, MILE MARKER 9.5, HAVING A
REAL ESTATE NUMBER OF 00122000.000000
WHEREAS, the Monroe County Board of County Commissioners held a public hearing
for the purposes of considering the transmittal to the Florida Department of Community Affairs
for review and comment of the proposed amendment to the Future Land Use Map of the Monroe
County Year 2010 Comprehensive Plan, changing the future land use designation of the property
described above; and
WHEREAS, THE Planning Commission and the Monroe County Board of County
Commissioners support the requested future land use designation change;
NOW THEREFORE, BE IT RESOLVED BY THE BOARD OF COUNTY
COMMISSIONERS OF MONROE COUNTY, FLORIDA, THAT:
Section 1. The Board of County Commissioners does hereby adopt the recommendations of the
Planning Commission pursuant to the draft ordinance for adoption of the proposed Future Land
Use Map amendment.
Section 2. The Board of County Commissioners does hereby transmit the proposed amendment
as part of the first (1 st) set of comprehensive plan amendments to the Florida Department of
Community Affairs for review and comment in accordance with the provisions of Chapter
163.3184, Florida Statutes; and
Section 3. The Monroe County staff is given authority to prepare and submit the required
transmittal letter and supporting documents for the proposed amendment in accordance with the
requirements of9J-l1.006 ofthe Florida Administrative Code; and
Section 4. The Clerk of the Board is hereby directed to forward a certified copy of this resolution
to the Director of Planning.
Key West Brewery BOCC
Page I of2
Initials
PASSED AND ADOPTED by the Board of County Commissioners of Monroe County,
Florida, at a regular meeting held on _ of , 2001.
Mayor George Neugent
Mayor Pro Tern Nora Williams
Commissioner Charles "Sonny" McCoy
Commissioner Murray Nelson
Commissioner Dixie Spehar
BOARD OF COUNTY COMMISSIONERS
OF MONROE COUNTY, FLORIDA
BY
Mayor Neugent
(Seal)
B-1
ATTEST: DANNY L. KOLHAGE, CLERK
Deputy Clerk
Key West Brewery BOCC
Page 2 of2
Initials
BOCC Ordinance to Amend
Future Land Use Map (FLUM)
ORDINANCE NO. -2001
A ORDINANCE BY THE MONROE COUNTY BOARD OF COUNTY
COMMISSIONERS RECOMMENDING APPROVAL OF THE
REQUEST BY KEY WEST BREWERY TO AMEND THE FUTURE
LAND USE MAP FROM MIXED USE/COMMERCIAL (MC) TO
INDUSTRIAL (I) FOR PROPERTY DESCRIBED AS 99 CALLE
UNO, PART OF GOVERNMENT LOT 5, SECTION 21, TOWNSHIP
67 SOUTH, RANGE 26 EAST, EAST ROCKLAND KEY, AT
APPROXlMATEL Y MILE MARKER 9.5.
WHEREAS, The Monroe County Board of County Commissioners, during their regular
meeting held on March 21, 2001, conducted a review and consideration of a request filed by the
applicant to amend the Future Land Use Map from Mixed Use/Commercial (MC) to Industrial
(I) for property located at 99 Calle Uno, part of Government Lot 5, Section 21, Township 67
South, Range 26 East, East Rockland Key, Monroe County, Florida with a real estate number of
00122000.000000.
WHEREAS, the Development Review Committee, Planning Commission and staff
report all recommend approval of this future land use map amendment from MC to I as indicated
in Resolutions DOI-0l and P04-01; and
WHEREAS, the Planning Commission held a public hearing on February 7, 2001 and
recommends approval of the request; and
WHEREAS, the Board of County Commissioners made the following Findings of Fact:
1. Section 9.5-511(d) (5) b. of the Monroe County Land Development Regulations allows the
Board of County Commissioners to consider adopting an ordinance to enact map changes
under six listed conditions. This map amendment recognizes the need for additional
comprehensiveness.
2. Section 9.5-511 of the Monroe County Land Development Regulations also prohibits a change
which negatively impacts community character.
3. Objective 101.4 of the Monroe County Year 2010 Comprehensive Plan requires that the
County regulate future development to maintain the character of the community.
4. The subject property contains the Key West Brewery on East Rockland Key, adjacent to U.S.
1, and proximate to a variety of industrial, commercial, residential and other uses.
5. The pre-1986 zoning of the subject property was BU-2T, a primarily industrial zone.
File #MOOI51
Key West Brewery FLUM
Page I of3
Initials
6. The Future Land Use Map (FLUM) of the Monroe County Year 2010 Comprehensive Plan
followed the land use (zoning) district boundaries, categorizing the FLUM for the subject
property Mixed Use/Commercial (MC).
7. On December 16, 1999, Minor Conditional Use approval was granted for the redevelopment
of a beer distributorship to a micro-brewery.
8. On February 28, 1986, the zoning of the subject property was changed to Sub Urban
Commercial (SC) from BU-2T. The remainder of the parcel was changed to Industrial (I).
This resulted in the creation of a split-zoning situation where one historically single parcel
was divided into two (2) different zoning districts. There is no apparent rationale for the split-
zoning and it may have been done as a result of an error. Consequently, though, the FLUM
designations were made based on the 1986 zoning classifications.
9. The subject property is bordered by the following Future Land Use Map designations: To the
north by Residential Medium (RM), to the west by Industrial (I), to the east by Mixed
Use/Commercial (MC), and to the south, across U.S. 1, by Military (M).
10. Historically, the subject property has been industrial in use. The current use of the property is
industrial. The projected future use of the property is either industrial or can be
accommodated under an industrial designation.
WHEREAS, the Board of County Commissioners made the following Conclusions of Law:
1. This amendment meets the criteria outlined in Section 9.5-511 (d)(5)b.(iii) and the
requirements of Section 9.5-220 and will not negatively impact or alter the character of the
subject property or the surrounding area.
2. No rationale is apparent for the split-zoning situation and an error may have occurred. Since
the pre-1986 zoning designation, BU-2T, was primarily an industrial zone, the subsequent
FLUM classification should have been Industrial (I).
3. The proposed FLUM is appropriate. The current FLUM designation of Mixed
Use/Commercial (MC) is not consistent with the historical, existing or proposed future use of
the property; NOW THEREFORE,
BE IT ORDAINED BY THE BOARD OF COUNTY COMMISSIONERS OF
MONROE COUNTY, FLORIDA, THAT:
Section 1. This Board specifically adopts the findings of fact and conclusions of law stated
above.
Section 2. The described property, which is currently designated Mixed Use/Commercial shall
be designated Industrial as shown on the attached map, which is hereby incorporated by
reference and attached as Exhibit 1.
File #MOO 151
Key West Brewery FLUM
Page 2 of3
Initials
Section 3. The Future Land Use Map of the Monroe County Year 2010 Comprehensive Plan
shall be amended as delineated in Section 2 above.
Section 4. If any section, subsection, sentence, clause, item, change or provision of this
ordinance is held invalid, the remainder shall not be affected by such invalidity.
Section 5. All ordinances or parts of ordinances in conflict with this ordinance are hereby
repealed to the extent of said conflict.
Section 6. This ordinance is hereby transmitted to the Florida Department of Community
Affairs pursuant to Chapter 163 and 380, Florida Statutes.
Section 7. This ordinance shall be filed in the Office of the Secretary of State of the State of
Florida, but shall not become effective until a notice is issued by the Department of
Community Affairs or Administration Commission finding the amendment in compliance
with Chapter 163, Florida Statutes.
PASSED AND ADOPTED by the Board of County Commissioners of Monroe County,
Florida, at a regular meeting held on the _ of , 2001.
Mayor George Neugent
Mayor Pro Tern Nora Williams
Commissioner Charles "Sonny" McCoy
Commissioner Murray Nelson
Commissioner Dixie Spehar
BOARD OF COUNTY COMMISSIONERS
OF MONROE COUNTY, FLORIDA
BY
Mayor Neugent
(SEAL)
APPRO'JSD AS TO FORM
.~~
Attorney's Office
ATTEST: DANNY KOLHAGE, CLERK
DEPUTY CLERK
File #MOO 151
Key West Brewery FLUM
Page 3 of3
Initials
Proposed Land Use District Map Key: East Rockland Key
Amendment: Street Map Mile Marker: Approximate Mile Marker 9.5
Proposal: Key West Brewery, Inc.is requesting a land Use District Map amendment from Suburban
Commercial (SC) to Industrial (I) and a Future Land Use Map amendment form Mixed UseI
Commercial (Me) to Industrial (I)
Property description: Part of Gov. Lot 5, See 21, T wp 67 S, Rge 26 E., Rockland Key, Monroe
County, Florida
Land Use District Map #: 554 Map Amendment #: 00151
N
-"_.~._'
......;.... --....
Proposed Land Use District Map Key: East Rockland Key
Amendment: Aerial Mile Marker: Approximate Mile Marker 9.5
Proposal: Key West Brewery, lre.is requesting a land Use District Map amendrrent from Suburban
Comrrercial (SC) to Industrial (I)CIld a Future Land Use Map amendrrent form Mixed Use!
Commercial (Me) to Indusbial (I)
Property description: Part of Gov. Lot 5, See 21, Twp 67 S, Rge 26 E., Rockland Key, Monroe
County, Florida
Land Use District Map #:554 Map Amendment#: 00151
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The Monroe County Year 2010 Comprehensive Plan Future N
Land Use Map is R.r.QPosed to be amended as indicated above
and briefly described as: Chanae MC to I
Pursuant to
Effective Date:
Date
Map #:8
Director of Planning and Environmental Resources
Amendment#: 00151
BOCC Ordinance to Amend
Land Use District (Zoning) Map
ORDINANCE NO. -2001
A ORDINANCE BY THE MONROE COUNTY BOARD OF COUNTY
COMMISSIONERS RECOMMENDING APPROVAL OF THE
REQUEST BY KEY WEST BREWERY TO AMEND THE LAND
USE DISTRICT (ZONING) MAP FROM SUB URBAN
COMMERCIAL (SC) TO INDUSTRIAL (I) FOR PROPERTY
DESCRIBED AS 99 CALLE UNO, PART OF GOVERNMENT LOT 5,
SECTION 21, TOWNSHIP 67 SOUTH, RANGE 26 EAST, EAST
ROCKLAND KEY, AT APPROXIMA TEL Y MILE MARKER 9.5.
WHEREAS, The Monroe County Board of County Commissioners, during their regular
meeting held on March 21, 2001, conducted a review and consideration of a request filed by the
applicant to amend the Future Land Use Map from Mixed Use/Commercial (MC) to Industrial
(I) for property located at 99 Calle Uno, part of Government Lot 5, Section 21, Township 67
South, Range 26 East, East Rockland Key, Monroe County, Florida with a real estate number of
00122000.000000.
WHEREAS, the Development Review Committee, Planning Commission and staff
report all recommend approval of this future land use map amendment from MC to I as indicated
in Resolutions D02-0 1 and P05-0 1; and
WHEREAS, the Planning Commission held a public hearing on February 7, 2001 and
recommends approval of the request; and
WHEREAS, the Board of County Commissioners made the following Findings of Fact:
1. Section 9.5-511(d) (5) b. of the Monroe County Land Development Regulations allows the
Board of County Commissioners to consider adopting an ordinance to enact map changes
under six listed conditions. This map amendment recognizes the need for additional
comprehensiveness.
2. Section 9.5-511 of the Monroe County Land Development Regulations also prohibits a change
which negatively impacts community character.
3. Objective 101.4 of the Monroe County Year 2010 Comprehensive Plan requires that the
County regulate future development to maintain the character of the community.
4. The subject property contains the Key West Brewery on East Rockland Key, adjacent to U.S.
1, and proximate to a variety of industrial, commercial, residential and other uses.
5. The pre-1986 zoning of the subject property was BU-2T, a primarily industrial zone.
6. The subject property is designated Sub Urban Commercial (SC) on the current Land Use
District (Zoning) Map.
. File #MOOI51
Key West Brewery ZONING
Page I of3
Initials
7. On December 16, 1999, Minor Conditional Use approval was granted for the redevelopment
of a beer distributorship to a micro-brewery.
8. On February 28, 1986, the zoning of the subject property was changed to Sub Urban
Commercial (SC) from BU-2T. The remainder of the parcel was changed to Industrial (I).
This resulted in the creation of a split-zoning situation where one historically single parcel
was divided into two (2) different zoning districts. There is no apparent rationale for the split-
zoning and it may have been done as a result of an error. Consequently, though, the FLUM
designations were made based on the 1986 zoning classifications.
9. According to Section 9.5-206 of the Monroe County Code, the purpose of the Sub Urban
Commercial (SC) Land Use District is to establish areas of commercial uses designed and
intended primarily to serve the needs of the immediate planning area in which they are
located.
10. The subject property is bordered by the following Future Land Use Map designations: To the
north by Improved Subdivision (IS), to the west by Industrial (I), to the east by Sub Urban
Commercial (SC), and to the south, across U.S. 1, by Native Area (NA).
11. Historically, the subject property has been industrial in use. The current use of the property is
industrial. The projected future use of the property is either industrial or can be
accommodated under an industrial designation.
WHEREAS, the Board of County Commissioners made the following Conclusions of Law:
1. This amendment meets the criteria outlined in Section 9.5-511 (d)(5)b.(iii) and the
requirements of Section 9.5-220 and will not negatively impact or alter the character of the
subject property or the surrounding area.
2. No rationale is apparent for the split-zoning situation and an error may have occurred. Since
the pre-1986 zoning designation, BU-2T, was primarily an industrial zone, the appropriate
current designation of the property should be Industrial (I).
3. The proposed change in the Land Use District Map is appropriate. The current zoning
designation of Sub Urban Commercial (SC) is not consistent with the historical, existing or
proposed future use of the property; NOW THEREFORE,
BE IT ORDAINED BY THE BOARD OF COUNTY COMMISSIONERS OF
MONROE COUNTY, FLORIDA, THAT:
Section 1. This Board specifically adopts the findings of fact and conclusions of law stated
above.
File #MOOI51
Key West Brewery ZONING
Page 2 00
Initials
Section 2. The previously described property, which is currently designated Sub Urban
Commercial shall be designated Industrial as shown on the attached map, which is hereby
incorporated by reference and attached as Exhibit 1.
Section 3. If any section, subsection, sentence, clause, item, change or provision of this
ordinance is held invalid, the remainder shall not be affected by such invalidity.
Section 4. This ordinance is hereby transmitted to the Florida Department of Community
Affairs pursuant to Chapter 380, Florida Statutes.
Section 5. This ordinance shall be filed in the Office of the Secretary of State of the State of
Florida, but shall not become effective until a notice is issued by the Department of
Community Affairs or Administration Commission approving the amendment pursuant to
Chapter 380, Florida Statutes.
PASSED AND ADOPTED by the Board of County Commissioners of Monroe County,
Florida, at a regular meeting held on the _ of , 2001.
Mayor George Neugent
Mayor Pro Tern Nora Williams
Commissioner Charles "Sonny" McCoy
Commissioner Murray Nelson
Commissioner Dixie Spehar
BOARD OF COUNTY COMMISSIONERS
OF MONROE COUNTY, FLORIDA
BY
Mayor Neugent
(SEAL)
DEPUTY CLERK
ATTEST: DANNY KOLHAGE, CLERK
File #MOO 151
Key West Brewery ZONING
Page 3 of3
Initials
Proposed Land Use District Map Key: East Rockland Key
Amendment: Street Map Mile Marker: Approximate Mile Marker 9.5
Proposal: Key West Brewery, Inc.is requesting a land Use District Map amendment from Suburban
Commercial (SC) to Indusbial (I) and a Future Land Use Map amendment form Mixed Use!
Commercial (Me) to Industrial (I)
Property description: Part of Gov. Lot 5, See 21, Twp 67 S, Rge 26 E., Rockland Key, Monroe
County, Florida
Land Use District Map #: 554 Map Amendment #: 00151
N
~',.-.:;: -_' .. . ~- ~~ .-;....; ..~..~___.... ",".-.'1.: ~;~,,;:,,:'-.'. ,'. ,._ ._-.' -.'\
Proposed Land Use Disbict Map Key: East Rockland Key
Amendment: Aerial Mile Marker: Approximate Mile Marker 9.5
Proposal: Key West Brewery, loc.is requesting a land Use District Map amendment from Suburban
Commercial (SC) to Industrial (I)CIlCl a Future Land Use Map amendment form Mixed Use!
Commercial (Me) to Industrial (I)
Property description: Part of Gov. Lot 5, See 21, T wp 67 S, Rge 26 E" Rockland Key, Monroe
County, FIoOOa
Land Use District Map #:554 Map Amendment#: 00151
I
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The Monroe County Land Use Map is l1!QPosed to be
amended as indicated above and briefly described as: East
Rockland Key. Pt Lot 5 of Sec. 21. Two 67 S. Rae 26 E.. Monroe County. Florida
Chanae SC to I
N
Pursuant to: SOCC Om. & DCA EO. -OR.
Effective Date:
Director of Planning and Environmental Resources Date
Amendment#: 00151 Sheet #:
554
I
o
BOCC Staff Report
MEMORANDUM
TO:
Board of County Commissioners
FR:
Tom Kizis, Planner
Dianna Stevenson, Biologist
RE:
Key West Brewery Land Use District (Zoning) and Future Land Use Map
(FLUM) Amendments
DATE:
February 14,2001
MEETING DATE: March 21,2001
EXISTING FUTURE LAND USE DESIGNATION:
Mixed Use/Commercial (MC)
REQUESTED FUTURE LAND USE DESIGNATION: Industrial (I)
EXISTING ZONING: Sub Urban Commercial (SC)
REQUESTED ZONING: Industrial (I)
PROPERTY OWNER: Key West Brewery
AGENT: Alexis Colicchio
PROPERTYINFO~TION
Key:
Mile Marker:
Size:
East Rockland
9.5
The SC portion of the parcel is 41,370 square feet (0.95 acres). The 1 portion of
the parcel is 45,106 square feet minus 13,640 square feet of wetland for a total
upland area of 31,466 square feet (0.72 acres). The total upland area of the
parcel is 72,836 square feet or 1.67 acres.
File #MOO 151
RE#00122000.000000
Page 1 of7
Key West Brewery
Location Detail & Brief Property Description:
The property is located at 99 Calle Uno, Rockland Key and is further described as a part of
Oovel1lIl1ent Lot 5, Section 21, Township 67 South, Range 26 East, East Rockland Key, Monroe
(Jpunty, Florida, Mile Marker 9.5. The real estate number is 00122000-000000. The property is
adjacent to US Route 1, Florida Bay side.
Existing Use:
The portion of the property that houses the manufacturing/warehouse activity is in a Sub Urban
Commercial (SC) land use (zoning) district and has a Mixed Use/Commercial (MC) Future Land Use
Map (FLUM) designation. The brewery's proposed wastewater treatment facility and parking are
located in an Industrial (I) land use (zoning) district which also has an Industrial (I) FLUM
classification. Recent changes to the zoning text, after approval by the Department of Community
Affairs (DCA), will permit wastewater treatment facilities and parking as principal permitted uses in
the industrial zone. The current overall use of the property is industrial.
At some point in the future, the applicant would like to expand the use of the site to include a
restaurant and gift shop.
Existing Habitat: The property was cleared and filled several years ago and is now classified as
disturbed. The northwest corner of the property was never completely filled and now supports what is
most likely a man made freshwater pond that is functioning as a habitat.
Land Use & Habitat on the 1985 Existing Conditions Aerials: The 1985 Existing Conditions Map
shows the property as disturbed (740) with a pond in the northwest corner and the building that is
present today.
ZONING AND LAND USE HISTORY
Pre-1986 ZoninglMap Changes or Boundary Considerations Since 1986:
Prior to 1986, the entire property was zoned Medium Business (BU-2T). The following, mainly
industrial uses, were permitted in the BU-2T District: 1) Tire and battery 2) Car wash 3) Auto parts,
transmission, welding, paint and body, tire recapping 4) Auto repair and overhaul 5) Machinery,
equipment and supplies 6) Freight or truck yard terminal 7) Warehouses 8) Automotive specialty
services 9) Truck stops 10) Rental and sales of motorcycles, motor scooters, automobiles and other
self-propelled vehicles and 11) Construction equipment and machinery sales and service. On February
28, 1986, the parcel was re-zoned/split-zoned Industrial (I) and Sub Urban Commercial (SC). Monroe
County Property Appraiser's records indicate the entire property as being one parcel under single
ownership for as far back as their records indicate.
Considerations During the 1986 and 2010 Comprehensive Planning Processes:
The changes made to zoning during the 1986 Comprehensive Plan process were derived from
information contained on the 1985 Existing Conditions Map. Planning Department records show no
site specific considerations of this property during the 1986 planning process. During the 2010
File #MOO 151
RE#O0122000.000000
Page 2 of7
Key West Brewery
Comprehensive Plan and future land use map process, the Board of County Commissioners directed
the Planning Department to prepare future land use maps which were consistent with the existing land
use desigqations Qr zoning maps. However, there is no indication of any site specific considerations of
this property during the 2010 Comprehensive Plan process.
ANALYSIS AND RATIONALE FOR CHANGE (Pursuant to Section 9.S-Sl1(d)(S)(b) ,~d
ChsDter 163. Florida Statutes):
The property currently falls under two (2) different Future Land Use Map designations and is located in
two (2) different land use (zoning) districts. The FLUM should reflect the projected long range need
and use of the parcel. The existing zoning designation should be consistent with the FLUM.
The Monroe County Land Development Regulations require that only one of the following six (6)
criteria be addressed as a rationale for a change in the future land use designation and/or land use
district zoning designation. The criteria that apply to this proposed zoning map amendment are
discussed below.
Changed Projections: N/ A
Changed Assumptions: N/ A
Data Errors: When this property was re-zoned on February 28, 1986, no rationale was found as to
why the parcel was split-zoned. The entire property was located in one land use (zoning) district, a BU-
2T zone, prior to 1986. The BU-2T was primarily an industrial classification. Therefore, an error may
have occurred in that the parcel should have been classified under a single induStrial zoning
designation when the new zoning was enacted.
New Issues: N/ A
Need for Additional Detail and Comprehensiveness:
In January of 1996 the property was designated as Industrial (I) and Mixed Use/Commercial (MC) on
the adopted Future Land Use Map (FLUM). The property was split-zoned Industrial (I) and Sub Urban
Commercial (SC) on February 28, 1986 even though it has been under single ownership, according to
the Monroe County Property appraisers, for as far back as records indicate. It is appropriate to make the
FLUM and zoning classifications on the property the same. The split-zoning situation should also be
corrected.
Data Updates: N/A
IMP ACT & POLICY ANALYSIS:
Comparison of Development Potential for the Current and Proposed Land Uses:
1) Current Land Development Regulations (LDRs)
File #MOOISI
RE#O0122000.000000
Page 3 of7
Key West Brewery
The current future Land Use Map (FLUM) designation for the section of the subject
property under consideration is Mixed Use/Commercial (MC) . The Monroe County Year
,2010 Comprehensive Plan, Policy Document, Policy 101.4.5 states that "the principal use of
the Mixed Use/Commercial land use category is to provide for the establishment of
commercial zoning districts where various types of commercial retail and office Illl:lY bo
permitted at intensities which are consistent with community character and the natural
environment. This land use category is also intended to allow for the establishment of
mixed use development patterns, where appropriate". The remainder of the property has an
Industrial (I) FLUM. The Monroe County Year 2010 Comprehensive Plan, Policy
Document, Policy 101.4.7 states that "the principal purpose of the Industrial land use
category is to provide for the development of industrial, manufacturing, and warehouse and
distribution centers. Other commercial, public, residential and commercial fishing-related
uses are also permitted.
To the north, the project's Industrial (I) FLUM designation borders directly on a Residential
Medium (RM) area. The project's Industrial (I) FLUM extends to the west for about 5,000
feet beyond the project boundary. South, across U.S. 1, the FLUM is Military (M). On the
east, the Mixed Use/Commercial (MC) classification ends at Rockland Channel, but
continues south on Big Coppit Key.
The existing zoning for that portion of the subject property under consideration is Sub
Urban Commercial (SC). Current permitted uses include various commercial (retail, office,
apartments and recreational), institutional, storage, public and other uses. The purpose of
the SC district is to establish areas of commercial uses designed and intended to primarily
serve the needs of the immediate planning area in which they are located. This portion of
the property was granted Minor Conditional Use approval on December 16, 1999, for the
redevelopment of a beer distributor to a micro-brewery. The remainder of the property is
zoned Industrial (I). Current permitted uses in this district include restaurants, offices,
manufacturing, commercial apartments, commercial fishing, institutional, light industrial,
public buildings, accessory uses and assorted wireless communications facilities.
Currently, in unincorporated Monroe County, there is an abundance of commercially zoned
land. Commercial uses account for 2,270 acres or 3.7 % of the land area, whereas, industrial
land use accounts for just 515 acres or less than one percent of the total land area.
Immediately adjacent to the proposed project area, the existing zoning is as follows: to the
north is Improved Subdivision (IS), to the west Industrial (I), to the east Sub Urban
Commercial (SC) and to the south, Native Area (NA). As required, the existing land use
(zoning) districts are consistent with the Future Land Use Map (FLUM).
2) Potential Land Uses With the Proposed Future Land Use Map (FLUM) and Zoning
Map Amendments
The proposed Future Land Use Map (FLUM) amendment could mean an increase in the
intensity of any future development on the site with the requested Industrial (I) FLUM
change. This site, which has been a single parcel for many years, but now has two (2)
File #MOOI51
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Key West Brewery
different FLUM designations, would then have the same FLUM classification for the entire
parcel.
The proposed zoning map amendment would eliminate the split-zoning scenario. Should a
change in use be proposed for the site in the future, the options for redevelopment in the
Industrial (I) district, would potentially be somewhat more intense with a higher density
than if the parcel were to remain Sub Urban Commercial (SC).
Compatibility with Adjacent Land Uses and Effects on Community Character:
The proposed amendments to the Future Land Use Map and the zoning map would not have any
negative impact on adjacent land uses or community character.
The Land Development Regulations prohibit any map amendments which would negatively impact
community character. The Monroe County Year 2010 Comprehensive Plan calls for the County to
maintain community character and protect natural resources through a distribution of land uses
consistent with the Future Lan<:i Use Map. The proposed change in designation would be consistent
with the mixed use character of the immediate and local character as well as the Future Land Use Map
projections.
The site, located at the intersection of U.S. Route 1 and First Street on East Rockland Key is situated in
a mixed use area. To the north is a neighborhood of single-family and mobile homes. To the west is a
sparsely developed industrial area and to the eastis Nellie & Joe's Key Lime Juice, a manufacturing
and distribution enterprise, and Rockland Channel. To the south across U.S. 1 is a Native Area.
Effects on Natural Resources:
There will be no effect on natural resources provided storm water is prevented from entering the pond.
The County's Comprehensive Plan calls for the County to maintain community character and protect
natural resources through the distribution of land uses consistent with the Future Land Use Map. The
proposed change in designation would be consistent with those objectives.
Effects on Public Facilities:
Generally, this proposed amendment will not affect the level of service of Monroe County's public
facilities. A more detailed examination of each facility type follows.
Traffic: No net increase in traffic is expected to result from this zoning map amendment
request.
Solid Waste Facilities: County policy requires that sufficient capacity be available at a solid
waste disposal site to accommodate all existing and approved development for a period of at
least three years from the projected date of completion of the proposed development or use.
According to the Public Facilities Report, Monroe County has capacity to meet the existing
waste stream for fifteen to sixteen years.
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Key West Brewery
Potable Water Facilities: County regulations require that the county ensure that at the time a
developm~nt permit is issued, adequate potable water facilities are available to support the
development. The level of service standard, according to policy, is .53 gallons/sq. fl. of
nonresidential development/day. The subject property meets this criteria.
Stormwater:
No net increase in stormwater runoff is expected as a result of this zoning change because this
land use change does not authorize any additional development, specifically construction or
renovation.
Wastewater:
There are two (2) on-site wastewater treatment systems, one to treat brewery by-product
wastewater and a second to treat office wastewater.
Effects on Redevelopment and Infill Potential: N/ A
FINDINGS OF FACT:
1) Section 9.5-511 of the Monroe County Land Use Regulations specifies that the Planning
Commission may consider a land use change if at least one of six criteria is met.
2) Section 9.5.511 prohibits a change which negatively impacts community character.
3) Objective 101.4 of the Comprehensive Plan requires that the County regulate future
development to maintain the character of the community.
4) The subject property contains the Key West Brewery on East Rockland Key, adjacent to
U.S. Route 1, and is proximate to a variety of industrial, commercial, residential and other uses.
5) The property is designated as Industrial (1) and Mixed Use/Commercial (MC) on the Future
Land Use Map, and as Industrial (I) and Sub Urban Commercial (SC) on the District Land Use
(Zoning) Map.
6) ,The proposed map amendment seeks to change the existing Future Land Use Map designation
to Industrial (1) from Mixed Use/Commercial (MC) and the current zoning designation to
Industrial (1) from Sub Urban Commercial (SC).
7) On December 16, 1999, a Minor Conditional Use request was approved for the redevelopment
of the property from a beer distributor to a micro-brewery.
8) The pre-1986 zoning of the subject property was Medium Business (BU-2T). The BU-2T land
use district was primarily industrial in use.
9) On February 28, 1986, the zoning designation of the section of the property under consideration
was changed to Sub Urban Commercial (SC). The remainder of the parcel was changed to
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Page 6 of?
Key West Brewery
Industrial (I). This resulted in a split-zoning situation where one historically industrial parcel
was divided into two [2] different zoning classifications. There is no apparent rationale for the
division of this parcel into two different zoning classifications and it may have been done as a
result of an error.
10) According to Section 9.5-206 of the Monroe County Land Use Regulations, the purpose of the
Sub Urban Commercial District (SC) is to establish areas of commercial uses designed and
intended primarily to serve the needs of the immediate planning area in which they are located.
11) The Future Land Use Map of Monroe County Year 2010 Comprehensive Plan is consistent with
the current district land use (zoning) designation although a split-zoning situation exists.
12) The subject property is bordered by the following land use (zoning) districts: To the north by
Improved Subdivision (IS), to the west by Industrial (I), to the east by Sub Urban Commercial
(SC), and to the south, on the other side of U.S. 1, by Native Area (NA).
CONCLUSIONS:
1) This amendment meets the criteria outlined in Section 9.5-511 and will not negatively impact or
alter the character of the subject property or the surrounding area.
2) No rationale is apparent for the creation of the split-zoning situation and an error may have
occurred. Since the previous zoning designation, BU-2T, was a primarily industrial use zone,
the entire parcel should have been classified industrial.
3) According to Section 9.5-206 of the Monroe County Land Use Regulations, the purpose of the
Sub Urban Commercial (SC) District is designed and intended primarily to serve the needs of
the immediate planning area in which they are located. Neither the current or proposed use of
the property meets this criteria.
4) The proposed FLUM amendment is appropriate. The current FLUM classification is not
consistent with the historical, current and proposed industrial use of the property. Also, the
existing FLUM is not consistent with the proposed zoning designation.
5) Based on the pre-1986 zoning classification, historical use, and the current and projected use of
the property, it is appropriate that the subject property have an Industrial (I) designation on both
the Future Land Use Map (FLUM) and the District Land Use (Zoning) Map.
RECOMMENDATION:
Based on the findings of fact and conclusions above, the Planning and Environmental Resources
Departments recommend APPROV AL of the proposed Future Land Use Map (FLUM) amendment
from Mixed Use/Commercial (MC) to Industrial (I) and the proposed District Land Use (Zoning) Map
amendment from Sub Urban Commercial (SC) to Industrial (I).
File #MOO 151
RE#00122000.000000
Page 7 of7
Key West Brewery
PC RESOLUTION NO. P04-01
A RESOLUTION BY THE MONROE COUNTY PLANNING
COMMISSION RECOMMENDING APPROVAL TO THE BOARD
OF COUNTY COMMISSIONERS OF THE REQUEST BY KEY
WEST BREWERY TO AMEND THE FUTURE LAND USE MAP
FROM MIXED USE/COMMERCIAL (MC) TO INDUSTRIAL (I) FOR
PROPERTY DESCRIBED AS 99 CALLE UNO, PART OF
GOVERNMENT LOT 5, SECTION 21, TOWNSHIP 67 SOUTH,
RANGE 26 EAST, EAST ROCKLAND KEY, AT APPROXIMATELY
MILE MARKER 9.5.
WHEREAS, The Monroe County Planning Commission, during their regular meeting
held on February 7, 2001, conducted a review and consideration of a request filed by the
applicant to amend the Future Land Use Map from Mixed Use/Commercial (MC) to Industrial
(I) for property located at 99 Calle Uno, part of Government Lot 5, Section 21, Township 67
South, Range 26 East, East Rockland Key, Monroe County, Florida with a real estate number of
00122000.000000.
WHEREAS, the Planning Commission examined the following information:
1. The application form the applicant to change the Future Land Use Map from Mixed
Use/Commercial to Industrial (I); and
2. The staff report prepared by Tom Kizis (Planner) and Dianna Stevenson (Biologist), dated
January 9, 2001; and
WHEREAS, the Planning Commission made the following Findings of Fact:
1. Section 9.5-511(d) (5) b. of the Monroe County Land Development Regulations allows the
Board of County Commissioners to consider adopting an ordinance to enact map changes
under six listed conditions. This map amendment recognizes the need for additional
comprehensiveness.
2. Section 9.5-511 of the Monroe County Land Development Regulations also prohibits a change
which negatively impacts community character.
3. Objective 101.4 of the Monroe County Year 2010 Comprehensive Plan requires that the
County regulate future development to maintain the character of the community.
4. The subject property contains the Key West Brewery on East Rockland Key, adjacent to U.S.
1, and proximate to a variety of industrial, commercial, residential and other uses.
5. The pre-1986 zoning of the subject property was BU-2T, a primarily industrial zone.
File #MOOI51
Key West Brewery FLUM
Page I of3
Initials
6. The Future Land Use Map (FLUM) of the Monroe County Year 2010 Comprehensive Plan
followed the land use (zoning) district boundaries, categorizing the FLUM for the subject
property Mixed Use/Commercial (MC).
7. On December 16, 1999, Minor Conditional Use approval was granted for the redevelopment
of a beer distributorship to a micro-brewery.
8. On February 28, 1986, the zoning of the subject property was changed to Sub Urban
Commercial (SC) from BU-2T. The remainder of the parcel was changed to Industrial (I).
This resulted in the creation of a split-zoning situation where one historically singe parcel was
divided into two (2) different zoning districts. There is no apparent rationale for the split-
zoning and it may have been done as a result of an error. Consequently, though, the FLUM
designations were made based on the 1986 zoning classifications.
9. The subject property is bordered by the following Future Land Use Map designations: To the
north by Residential Medium (RM), to the west by Industrial (I), to the east by Mixed
Use/Commercial (MC), and to the south, across U.S. 1, by Military (M).
10. Historically, the subject property has been industrial in use. The current use of the property is
industrial. The projected future use of the property is either industrial or can be
accommodated under an industrial designation.
WHEREAS, the Planning Commission made the following Conclusions of Law:
1. This amendment meets the criteria outlined in Section 9.5-511 (d)(5)b.(iii) and the
requirements of Section 9.5-220 and will not negatively impact or alter the character of the
subject property or the surrounding area.
2. No rationale is apparent for the split-zoning situation and an error may have occurred. Since
the pre-1986 zoning designation, BU-2T, was primarily an industrial zone, the subsequent
FLUM classification should have been Industrial (I).
3. The proposed FLUM is appropriate. The current FLUM designation of Mixed
Use/Commercial (MC) is not consistent with the historical, existing or proposed future use of
the property; NOW THEREFORE,
BE IT RESOLVED BY THE PLANNING COMMISSION OF MONROE COUNTY,
FLORIDA, to recommend APPROV AL to the Monroe County Board of County
Commissioners, the request filed by the applicant to change the Future Land Use Map from
Mixed Use/Commercial (MC) to Industrial (I) for property located at 99 Calle Uno, part of
Government Lot 5, Section 21, Township 67 South, Range 26 East, East Rockland Key,
Monroe County, Florida, having a real estate number of 00122000.000000.
File #MOO 151
Key West Brewery FLUM
Page 2 of3
Initials
PASSED AND ADOPTED by the Planning Commission of Monroe County, Florida, at a
reguJar meeting held on the 7th of February, 2001.
Chair Mapes
Vice Chair Marr
Commissioner Hill
Commissioner Werling
Commissioner Coleman
YES
YES
YES
YES
YES
PLANNING COMMISSION OF MONROE COUNTY
BY
Lynn Mapes, Chair
Signed this
day of
, 2001.
File #MOO 151
Key West Brewery FLUM
Page 3 of3
Initials
PC RESOLUTION NO. P05-01
A RESOLUTION BY THE MONROE COUNTY PLANNING
COMMISSION RECOMMENDING APPROVAL TO THE BOARD
OF COUNTY COMMISSIONERS OF THE REQUEST BY KEY
WEST BREWERY TO AMEND THE LAND USE DISTRICT MAP
FROM SUB URBAN COMMERCIAL (SC) TO INDUSTRIAL (I) FOR
PROPERTY DESCRIBED AS 99 CALLE UNO, PART OF
GOVERNMENT LOT 5, SECTION 21, TOWNSHIP 67 SOUTH,
RANGE 26 EAST, EAST ROCKLAND KEY, AT APPROXIMA TEL Y
MILE MARKER 9.5.
WHEREAS, The Monroe County Planning Commission, during their regular meeting
held on February 7, 2001, conducted a review and consideration of a request filed by the
applicant to amend the District Land Use Map from Sub Urban Commercial (SC) to Industrial (I)
for property located at 99 Calle Uno, Part of Government Lot 5, Section 21, Township 67 South,
Range 26 East, East Rockland Key, Monroe County, Florida with a real estate number of
00122000.000000.
WHEREAS, the Planning Commission examined the following information:
1. The application form the applicant to change the District Land Use (Zoning) Map from Sub
Urban Commercial to Industrial (I); and '
2. The staff report prepared by Tom Kizis (Planner) and Dianna Stevenson (Biologist), dated
January 9,2001; and
WHEREAS, the Planning Commission made the following Findings of Fact:
1. Section 9.5-5H(d) (5) b. of the Monroe County Land Development Regulations allows the
Board of County Commissioners to consider adopting an ordinance to enact map changes
under six listed conditions. This map amendment recognizes the need for additional
comprehensiveness.
2. Section 9.5-511 of the Monroe County Land Development Regulations also prohibits a change
which negatively impacts community character.
3. Objective 101.4 of the Monroe County Year 2010 Comprehensive Plan requires that the
County regulate future development to maintain the character of the community.
4. The subject property contains the Key West Brewery on East Rockland Key, adjacent to U.S.
1, and proximate to a variety of industrial, commercial, residential and other uses.
5. The pre-1986 zoning of the subject property was BU-2T, a primarily industrial zone.
File #MOO 151
Page I of3
Initials
Key West Brewery FLUM
6. The subject property is designated Sub Urban Commercial on the current Land Use District
(Zoning) Map.
7. On December 16, 1999, Minor Conditional Use approval was granted for the redevelopment
of a beer distributorship to a micro-brewery.
8. On February 28, 1986, the zoning of the subject property was changed to Sub Urban
Commercial (SC) from BU-2T. The remainder of the parcel was changed to Industrial (I).
This resulted in the creation of a split-zoning situation where one historically singe parcel was
divided into two (2) different zoning districts. There is no apparent rationale for the split-
zoning and it may have been done as a result of an error.
9. According to Section 9.5-206 of the Monroe County Code, the purpose of the Sub Urban
Commercial (SC) Land Use District is to establish areas of commercial uses designed and
intended primarily to serve the needs of the immediate planning area in which they are
located.
10. The subject property is bordered by the following land use (zoning) districts: To the north by
Improved Subdivision (IS), to the west by Industrial (I), to the east by Sub Urban Commer-
Commercial (SC), and to the south, on the other side of U.S. 1, by Native Area (NA).
11. Historically, the subject property has been industrial in use. The current use of the property is
industrial. The projected future use of the property is either industrial or can be
accommodated under an industrial designation.
WHEREAS, the Planning Commission made the following Conclusions of Law:
1. This amendment meets the criteria outlined in Section 9.5-511 (d)(5)b.(iii) and the
requirements of Section 9.5-220 and will not negatively impact or alter the character of the
subject property or the surrounding area.
2. No rationale is apparent for the split-zoning situation and an error may have occurred. Since
the pre-1986 zoning designation, BU-2T, was primarily an industrial zone, the appropriate
current designation for the subject property should be Industrial (I).
3. The proposed Land Use District Map change is appropriate. The current zoning designation of
Sub Urban Commercial (SC) is not consistent with the historical, existing or proposed future
use of the property; NOW THEREFORE,
BE IT RESOLVED BY THE PLANNING COMMISSION OF MONROE COUNTY,
FLORIDA, to recommend APPROV AL to the Monroe County Board of County
Commissioners, the request filed by the applicant to change the District Land Use Map from
Sub Urban Commercial (SC) to Industrial (I) for property located at 99 Calle Uno, part of
File #MOOI51
Page 2 of3
Initials
Key West Brewery FLUM
Government Lot 5, Section 21, Township 67 South, Range 26 East, East Rockland Key,
Moqroe County, Florida, having a real estate number of 00122000.000000.
PASSED AND ADOPTED by the Planning Commission of Monroe County, Florida, at a
regular meeting held on the 7th of February, 2001.
Chair Mapes
Vice Chair Marr
Commissioner Hill
Commissioner Werling
Commissioner Coleman
YES
YES
YES
YES
YES
PLANNING COMMISSION OF MONROE COUNTY
BY
Lynn Mapes, Chair
Signed this
day of
, 2001.
File #MOO 151
Page 3 00
Initials
Key West Brewery FLUM
DRC ~SOLUTlON NO. D 01 -01
A RESOLUTION BY THE MONROE COUNTY DEVELOPMENT REVIEW
COMMITTEE RECOMMENDING APPROVAL TO THE PLANNING
COMMISSION OF THE REQUEST BY KEY WEST BREWERY TO
AMEND THE FUTURE LAND USE MAP (FLUM) FROM MIXED
USE/COMMERCIAL (MC) TO INDUSTRIAL (I) FOR PROPERTIES
LOCATED AT 99 CALLE UNO, EAST ROCKLAND KEY AND FURTHER
DESCRIBED AS PART OF GOVERNMENT LOT 5, SECTION 21,
TOWNSHIP 67 SOUTH, RANGE 26 EAST, EAST ROCKLAND KEY,
MONROE COUNTY, FLORIDA, MILE MARKER 9.5, HAVING A REAL
ESTATE NUMBER 00122000.000000.
WHEREAS, The Monroe County Development Review Committee, during a regular meeting
held on January 4, 2001, conducted a review and consideration of the request filed by the applicant's
agent to amend the Future Land Use Map (FLUM) from Mixed Use/Commercial (MC) to Industrial (I)
for property located at 99 Calle Uno, East Rockland Key, Government Lot 5, Section 21, Township 67
South, Range 26 East, Monroe County, Florida, Mile Marker 9.5, having a real estate number
00122000.000000; and
WHEREAS, The Development Review Committee examined the following infonnation:
1) The application from Key West Brewery to change the Future Land Use Map (FLUM) from Mixed
Use/Commercial (MC) to Industrial (I).
2) The staff report prepared by Tom Kizis, Planner and Dianna Stevenson, Biologist, dated December
27, 2QOO; and
WHEREAS, The Development Review Committee made the following Findings of Fact:
1) Section 9.5-511 of the Monroe County Code specifies the Planning Commission may consider a land
use change if at least one of six criteria is met.
2) Section 9.5-511 also prohibits a change which negatively impacts community character.
3) Objective 101.4 of the Comprehensive Plan requires that the County regulate future development to
maintain the character of the community.
4) The subject property contains the Key West Brewery on East Rockland Key, adjacent to U.S. 1, and
is proximate to a variety of commercial, residential, industrial and other uses.
5) The property is designated as Mixed Use/Commercial (MC) on the Future Land Use Map (FLUM).
6) This proposed map amendment seeks to change the current Future Land Use Map (FLUM) from
Mixed Use/Commercial (MC) to Industrial (I).
7) On December 16, 1999, a Minor Conditional Use request was approved for the redevelopment of the
property from a beer distributorship to a micro-brewery.
RE#OO 122000.000000
Key West Brewery FLUM
Page 1 of3
Initials
8) The pre.1986 zoning of the property was Medium Business (BU-2T). The BU-2T land use district
was primarily industrial in use.
9) On February 28, 1986, the zoning of the subject property was changed to Sub Urban Commercial
(SC). The remainder of the parcel was changed to Industrial (I). This resulted in a split.zoning
situation where one historically single parcel was divided into two (2) different zoning districts. There
is no apparent rationale for the division of this parcel into two different zoning classifications and it
may have been done as a result of an error.
10) The Future Land Use Map of the Monroe County 2010 Comprehensive Plan is consistent with the
current land use district (zoning) designation [Mixed Use/commercial (MC) and Industrial (I)]
although a split-zoning situation exists.
11) The subject property is bordered by the following future land use map categories: to the north by
Residential Medium (RM), to the west by Industrial (I), to the east by Mixed Use/Commercial (MC),
and to the south, on the other side of U.S. I, by Military (M); and
WHEREAS, the Development Review Committee made the following Conclusions of Law:
I) This amendment meets the criteria outlined in Section 9.5-511 and will not negatively impact or alter
the character or the subject property or the surrounding area.
2) No rationale is apparent for the creation of the split-zoning situation and an error may have occurred.
Since the pre-1986 zoning designation, BU-2T, was a primarily industrial use zone, the entire parcel
should have been classified Industrial (I).
3) The proposed FLUM amendment is appropriate. The current use of the property is not consistent with
the historical, current and proposed industrial use of the property. Nor is the current FLUM category
consistent with the proposed zoning designation.
4) Based on the pre-1986 zoning classification, historical use, and the current and projected use of the
property, it is appropriate that the subject property have an Industrial (I) designation on both the
Future Land Use Map (FLUM).
NOW THEREFORE, BE IT RESOLVED BY mE DEVELOPMENT REVIEW COMMfITEE
OF MONROE COUNTY, FLORIDA, to recommend APPROVAL to the Monroe County Planning
Commission, of the request by the Key West Brewery of the proposed Future Land Use Map (FLUM)
amendme~t from Mixed Use Commercial (MC) to Industrial (I), making the entire parcel Industrial (I).
RE#OO 122000.000000
Key West Brewery FLUM
Page 2 of3
Initials
PASSED AND ADOPTED by the Development Review Committee of Monroe County, Florida, at its
regular meeting of January 4, 2001.
Edward Koconis, AICP, Island Planning Team Director, DRC Chair
Tom Kizis, Planner
Ralph Gouldy, Environmental Resources Senior Administrator
Departmept of Health (by fax)
Department of Public Works (by fax)
Department of Engineering (by fax)
YES
YES
YES
YES
YES
YES
DEVELOPMENT REVIEW COMMITIEE OF MONROE COUNTY
BY
Edward Koconis, Chair
Signed this _day of
, 2001.
RE#OO 122000.000000
Key West Brewery FLUM
Page 3 of3
Initials
DRC RESOLUTION NO. D 02 -01
A RESOLUTION BY THE MONROE COUNTY DEVELOPMENT
REVIEW COMMITTEE RECOMMENDING APPROVAL TO THE
PLANNING COMMISSION OF THE REQUEST BY KEY WEST
BREWERY TO AMEND THE LAND USE DISTRICT (ZONING) MAP
FROM SUB URBAN COMMERCIAL (SC) TO INDUSTRIAL (I) FOR
PROPERTIES LOCATED AT 99 CALLE UNO, EAST ROCKLAND KEY
AND FURTHER DESCRIBED AS PART OF GOVERNMENT LOT 5,
SECTION 21, TOWNSlllP 67 SOUTH, RANGE 26 EAST, EAST
ROCKLAND KEY, MONROE COUNTY, FLORIDA, MILE MARKER
9.5, HAVING A REAL ESTATE NUMBER 00122000.000000.
WHEREAS, The Monroe County Development Review Committee, during a regular meeting
held on January 4, 2001, conducted a review and consideration of the request filed by the applicant's
agent to amend the Land Use District (Zoning) Map from Sub Urban Commercial (SC) to Industrial (I)
for property located at 99 Calle Uno, East Rockland Key, Government Lot 5, Section 21, Township 67
South, Range 26 East, Monroe County, Florida, Mile Marker 9.5, having a real estate number
00122000.000000; and
WHEREAS, The Development Review Committee examined the following information:
1) The application from Key West Brewery to change the Land Use District (Zoning) Map from Sub
Urbaq Commercial (CS) to Industrial (I).
2) The staff report prepared by Tom Kizis, Planner and Dianna Stevenson, Biologist, dated December
27, 2000; and
WHEREAS, The Development Review Committee made the following Findings of Fact:
1) Section 9.5-511 of the Monroe County Code specifies the Planning Commission may consider a land
use change if at least one of six criteria is met.
2) Section 9.5-511 also prohibits a change which negatively impacts community character.
3) Objective 101.4 of the Comprehensive Plan requires that the County regulate future development to
maintain the character of the community.
4) The subject property contains the Key West Brewery on East Rockland Key, adjacent to U.S. 1, and
is proximate to a variety of commercial, residential, industrial and other uses.
5) The property is designated as Sub Urban Commercial (SC) on the Land Use District (Zoning) Map.
6) This proposed map amendment seeks to change the existing Land Use District (Zoning) Map
classification from Sub Urban Commercial (SC) to Industrial (I).
7) On December 16, 1999, a Minor Conditional Use request was approved for the redevelopment of the
property from a beer distributorship to a micro-brewery.
RE#OO 122000.000000
Key West Brewery Zoning
Page I of3
Initials
8) The pre~ 1986 zoning of the property was Medium Business (BU-2T). The BU-2T land use district
was primarily industrial in use.
9) On February 28, 1986, the zoning of the subject property was changed to Sub Urban Commercial
(SC). The remainder of the parcel was changed to Industrial (I). This resulted in a split-zoning
situation where one historically single parcel was divided into two (2) different zoning districts. There
is no apparent rationale for the division of this parcel into two different zoning classifications and it
may have been done as a result of an error.
10) According to Section 9.5-206 of the Monroe County Code, the purpose of the Sub Urban Commercial
District (SC) is to establish areas of commercial uses designed and intended primarily to serve the
needs of the immediate planning area in which they are located.
11) The Future Land Use Map of the Monroe County 2010 Comprehensive Plan is consistent with the
current land use district (zoning) designation although a split-zoning situation exists.
12) The subject property is bordered by the following land use (zoning) districts: To the north by
Improved Subdivision (IS), to the west by Industrial (I), to the east by Sub Urban Commercial (SC),
and to the south, on the other side of U.S. 1, by Native Area (NA); and
WHEREAS, the Development Review Committee made the following Conclusions of Law:
1) This ~endment meets the criteria outlined in Section 9.5-511 and will not negatively impact or alter
the character or the subject property or the surrounding area.
2) No rationale is apparent for the creation of the split-zoning situation and an error may have occurred.
Since the pre-1986 zoning designation was BU-2T, a primarily industrial use zone, the entire parcel
should have been classified Industrial (I).
3) According to Section 9.5-206 of the Monroe County Code, the purpose of the Sub Urban Commercial
District (SC) is designed and intended to primarily to serve the needs of immediate planning area in
which they are located. Neither the current nor proposed use of the property meets this criteria.
4) Based on the pre-1986 zoning classification, historical use, and the current and projected use of the
property, it is appropriate that the subject property have an Industrial designation on the Land Use
District (Zoning) Map.
NOW THEREFORE, BE IT RESOLVED BY THE DEVELOPMENT REVIEW COMMI'ITEE
OF MONROE COUNTY, FLORIDA, to recommend APPROVAL to the Monroe County Planning
Commission, of the request by the Key West Brewery of the proposed Land Use District (Zoning) Map
amendment from Sub Urban Commercial (SC) to Industrial (I), making the entire parcel Industrial (I).
RE#OO 122000.000000
Key West Brewery Zoning
Page 2 of3
Initials
PASSED AND ADOPTED by the Development Review Committee of Monroe County, Florida, at its
regular meeting of January 4, 2001.
Edward Koconis, AlCP, Director Island Planning Team, DRC Chair
Tom Kizis, Planner
Ralph Gouldy, Environmental Resources Senior Administrator
Department of Health (by fax)
Departmept of Public Works (by fax)
Department of Engineering (by fax)
YES
YES
YES
YES
YES
YES
DEVELOPMENT REVIEW COMMITIEE OF MONROE COUNTY
BY
Edward Koconis, Chair
Signed this _day of
, 2001.
RE#OO 122000.000000
Key West Brewery Zoning
Page 3 of3
Initials