C. Public Hearings
BOARD OF COUNTY COMMISSIONERS
AGENDA ITEM SUMMARY
Meeting Date: May 21. 2007
Bulk Item: Yes No ~
Division: Growth Management
Department: Planning and Em'ironmental Res.
Staff Contact: Aref Joulani / Julianne Thomas
AGENDA ITEM WORDING: THIS APPLICATION HAS BEEN WITHDRAWN BY THE
APPLICANT. A public hearing to consider the request of Northstar Resort Enterprises Corp. to amend the Land
Use District Map Amendment from Sub Urban Commercial (SC) to Mixed Use (MU) for a portion of the property
legally described as Island of Key Largo, Pt. Lots 5-12-13, Section 6, Township 61S, Range 40E, Monroe County,
Florida, having Real Estate Number: 00083970.000000 in accordance with Map 1 as attached hereafter. This parcel
is split between three (3) Land Use Districts. The Sub Urban Residential (SR) and Native Area (NA) portions of the
parcels shall remain unchanged. This item is being heard again due to posting requirements.
(one public hearing required)
ITEM BACKGROUND: On October 10, 2006, the Development Review Committee recommended approval to
the Monroe County Planning Commission for the request of Northstar Resort Enterprises Corp. to amend the Land
Use District Map from Sub Urban Commercial (SC) to Mixed Use (MU) for a portion of the property legally
described as Island of Key Largo, Pt. Lots 5-12-13, Section 6, Township 61S, Range 40E, Monroe County, Florida,
having Real Estate Number: 00083970.000000. This parcel is split between three (3) Land Use Districts. The Sub
Urban Residential (SR) and Native Area (NA) portions of the parcels shall remain unchanged.
On March 20, 2007, the Monroe County Planning Commission recommended approval to the Monroe County Board
of County Commissioners for the request of Northstar Resort Enterprises Corp. to amend the Land Use District Map
from Sub Urban Commercial (SC) to Mixed Use (MU) for a portion of the property as described above.
This site has been linked to a major conditional use permit via Planning Commission Resolutions P47-03 and P02-07
for fifteen (15) employee housing units to be built concurrently with a hotel resort project at approximate mile
marker 99. Please note that this is not a linkage as required by 59.5-266; the Northstar resort project is for transient
use and as such, is not subject to 59.5-266.
This site has been identified in Development Order #5-04 as a receiver site for forty-seven (47) ROGO exemptions
to be built as attached affordable housing units. This change does not effect the development of these forty-seven
(47) attached affordable or employee housing units.
When the applicant applied for this map amendment, the MU land use district allowed for 18 dwelling units per
buildable acre for employee or affordable units and the SC land use district allowed for 15. The MCC has been
amended and density increased for both districts to allow 18 units at maximum net density for employee or
affordable housing. The applicant continued to pursue this amendment in order to recognize a shift on the parcel
from commercial (RV park) to residential use.
PREVIOUS RELEVANT BOCC ACTION: None
CONTRACT/AGREEMENT CHANGES: N/ A
STAFF RECOMMENDATIONS: Approval
N/A
COST TO COUNTY: N / A
TOTAL COST:
BUDGETED: Yes
No
SOURCE OF FUNDS:
REVENUE PRODUCING: Yes
No
AMOUNT PER MONTH Year
APPROVED BY:
County Atty ~ OMB/Purchasing_
Risk Management_
DOCUMENT ATION:
Included X
Not Required_ _
DISPOSITION:
AGENDA ITEM #
R~~D ~ COMPANY
..-.'. (~.". ....
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'<.-""..~7-.__....J:
Development SeiVices, Inc.
May 10, 2007
Monroe County Planning and Environmental Resources
Attn: Aref Joulani, Sr. Director
Marathon Government Center
2798 Overseas Highway Suite 400
Marathon, FL 33050
Mr. Joulani,
As agent for Northstar Resort Enterprises Corporation I am writing to request that our
application for a Land Use District Map Amendment from Sub Urban Commercial (SC) to
Mixed Use (MU) for a portion of the property legally described as Island of Key Largo, Pt. Lots
5-12-13, Section 6, Township 61S, Range 40E, Monroe County, Florida, having Real Estate
Number: 00083970-??oo00 be withdrawn. The item was on track to be heard at the Board of
County Commission Meeting, Public Hearings for May 21, 2007.
~i ely, // /
. i~/ f << tle:<-d
oel C. Reed
Cc: Constantin Zaharia, Jim Saunders, Julianne Thomas, Mayra Tezanos
8<)'240 OVe1"Seos J.-jwy, Suite 3 . T OVer'T1;e1', t=L 33070
OFFice: 305.551.4551 . Cell, 305.303.5413. t=",,: 305.551.4711
Gmo;i: joel-reed@key~development.com . ':xl ebde: key~development.com
BOARD OF COUNTY COMMISSIONERS
AGENDA ITEM SUMMARY
Meeting Date:
May 21,2007
Division:
Growth Management
Bulk Item: Yes
No
x
Department:Planning and Environmental Resources
Staff Contact: Andrew Trivette
AGENDA ITEM WORDING: The Second of two public hearings to adopt Comprehensive Plan
Amendments based on the Evaluation and Appraisal Report (EAR) for the Monroe County Year 2010
Comprehensive Plan.
ITEM BACKGROUND: The EAR was adopted by the BOCC on August 18, 2004. The EAR
established a set of amendments to the Comprehensive Plan that would improve the Plan's ability to
address the County's needs. Since the adoption of the EAR on August 18, 2004, Monroe County has
adopted a series of Comprehensive Plan Amendments to establish the Tier system. These amendments to
create the Tier system addressed a number of the amendments that were required in the EAR. As a result
of adopting the Tier amendments, the County is left with a series of "housekeeping" amendments that are
necessary to complete the actions identified in the EAR.
It is important to note that although the Comprehensive Plan Amendments to establish the Tier system
have been adopted and approved, the Land Development Regulations to implement the Tier system have
been appealed and are currently not in effect.
In conclusion, this set of EAR-based amendments can be categorized as deletion of obsolete objectives
and policies, and amendments reflecting new strategies for implementation, or amendments to reflect
changed conditions or the completion of an objective.
DCA has objected to the deletions of six policies as proposed by the EAR based amendment. DCA's
objections are raised due to the lack of sufficient data and analysis to justify the deletion of said policies.
In order to address DCA's concerns, staff is proposing not to delete the policies in question. DCA does
not object to this proposal since it does not affect the effectiveness of the comprehensive plan.
PREVIOUSL Y RELEVANT BOCC ACTION:
April 15, 1993- Adoption of the Monroe County Year 2010 Comprehensive Plan.
August 2004- Adoption of the EAR for the Monroe County Comprehensive Plan.
August 2006- Transmittal of EAR based amendment to DCA.
CONTRACTIAGREEMENTCHANGES: NM
STAFF RECOMMENDATION: Approval.
TOTAL COST:
N/A
BUDGETED: N/ A
No
COST TO COUNTY: N/A
SOURCE OF FUNDS:
N/A
REVENUE PRODUCING: Yes
No~
AMOUNT PER MONTH N/A
Year
APPROVED BY:
County Atty ~ _ OMBlPurchasing
Risk Management _
DOCUMENTATION:
Included X
Not Required
DISPOSITION:
AGENDA ITEM #
ORDINANCE NO.
- 2007
AN ORDINANCE OF THE BOARD OF COUNTY
COMMISSIONERS OF MONROE COUNTY , FLORIDA,
ADOPTING AMENDMENTS, DELETIONS AND
ADDITIONS TO THE MONROE COUNTY 2010
COMPREHENSIVE PLAN BASED ON THE FINDINGS OF
THE ADOPTED EVALUATION AND APPRAISAL
REPORT (EAR) FOR THE MONROE COUNTY YEAR 2010
COMPREHENSIVE PLAN FOR POLICIES AND
OBJECTIVES CONCERNING WATER QUALITY
(INCLUDING STORMWATER AND WASTEWATER
MANAGEMENT), ENVIRONMENTAL PROTECTION,
EMERGENCY OPERATIONS AND HURRICANE
EVACUATION, AND INTERLOCAL COORDINATION
CONCERNING DEVELOPMENT; PROVIDING FOR
REPEAL OF ALL ORDINANCES INCONSISTENT
THEREWITH; DIRECTING THE PLANNING AND
ENVIRONMENTAL RESOURCES DEPARTMENT TO
FORWARD A COPY OF THIS ORDINANCE TO THE
FLORIDA DEPARTMENT OF COMMUNITY AFFAIRS;
PROVIDING FOR AN EFFECTIVE DATE
WHEREAS, the Florida Legislature intends for local planning to be a continuous and
ongoing process; and
WHEREAS, the Momoe County Board of County Commissioners adopted the Momoe
County Comprehensive Plan on April 15, 1993; and
WHEREAS, Section 163.3191, Florida Statutes, directs local governments to
periodically assess the success or failure of the adopted plan to adequately address changing
conditions and state policies and rules; and
WHEREAS, Section 163.3191, Florida Statutes, directs local governments to adopt
needed amendments to ensure that the plan provides appropriate policy guidance for growth and
development; and
WHEREAS, the Momoe County Board of County Commissioners makes the following
findings of fact:
1. The Momoe County Planning Commission, acting as the designated Local Planning
Agency, has reviewed the Evaluation and Appraisal Report, held an advertised public hearing on
August 11, 2004, provided for participation by the public in the process, and rendered its
recommendations to the Board of County Commissioners.
Page 1 of6
2. The Board of County Commissioners has reviewed the Evaluation and Appraisal
Report, held an advertised public hearing on August 18, 2004, and provided for comments and
public participation in the process in accordance with the requirements of state law and the
procedures adopted for public participation in the planning process.
3. The Monroe County Planning Commission, acting as the designated Local Planning
Agency, has reviewed the proposed EAR-based Comprehensive Plan Amendments, held an
advertised public hearing on June 14, 2006 provided for participation by the public in the
process, and rendered its recommendations to the Board of County Commissioners
4. The Board of County Commissioners has reviewed the proposed EAR-based
Comprehensive Plan Amendments, held an advertised public hearing on August 16, 2006 and
provided for comments and public participation in the process in accordance with the
requirements of state law and the procedures adopted for public participation in the planning
process.
NOW THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY
COMMISSIONERS OF MONROE COUNTY, FLORIDA, THAT:
Section 1: Policies 102.5.2 and 102.5.5 of the Monroe County Comprehensive Plan are
deleted.
Section 2: Policies 103.1.5 and 103.1.6 of the Monroe County Comprehensive Plan are
deleted.
Section 3: Policies 103.3.1 and 103.3.2 of the Monroe County Comprehensive Plan are
deleted.
Section 4: Objective 202.6 and Policies 202.6.1, and 202.6.2 of the Monroe County
Comprehensive Plan are deleted.
Section 5: Policy 101.9.4 of the Comprehensive Plan is amended as follows:
Policy 101.9.4
The County shall use the adopted Stormwater Management Master Plan as a
guide for storm water management to protect personal property and to protect
and improve water quality.
Section 6: Policy 204.3.1 of the Comprehensive Plan is amended as follows:
Policy 204.3.1
The Monroe County Growth Management Division shall be responsible for
coordinating with other agencies in developing and administering the
wetlands restoration program.
Section 7: Policy 204.4.1 of the Comprehensive Plan is amended as follows:
Page 2 of6
Policy 204.4.1
The Monroe County Growth Management Division in coordination with the
Monroe County Land Authority and other federal and state agencies will
continue with wetlands acquisition through the Florida Forever program, and
other funding mechanism such as the Monroe County Land Acquisition
Fund.
Section 8: Policy 207.8.8 of the Comprehensive Plan is amended as follows:
Policy 207.8.8
Monroe County shall support and when appropriate, assist the efforts of non-
profit conservation groups.
Section 9: Policies 207.9.5 and 207.9.6 of the Monroe County Comprehensive Plan are
deleted.
Section 10: Policy 207.11.4 ofthe Comprehensive Plan is amended as follows:
Policy 207.11.4
Potential introduction sites for the Stock Island Tree Snail which are not
currently in public ownership shall be designated as priority acquisition sites
for conservation purposes. Acquisition shall be considered through the
Florida Forever program and other funding mechanisms such as the Monroe
County Land Acquisition Fund.
Section 11: Policy 207.12.2 ofthe Comprehensive Plan is amended as follows:
Policy 207.12.2
Sites identified pursuant to Policy 207.12.1 shall be identified as priority
acquisition sites for conservation purposes. Particular emphasis shall be
placed upon acquisition of identified wetland and native upland sites which
are located within Improved Subdivisions. Acquisition shall be considered
through the Florida Forever program and other funding mechanisms such as
the Monroe County Land Acquisition Fund.
Section 12: Policy 216.1.2 of the Comprehensive Plan is amended as follows:
Policy 216.1.2
Monroe County will initiate an interlocal agreement with affected
municipalities within Monroe County. The agreement shall establish an
entity comprised of representatives of the affected jurisdictions which shall
be responsible for:
1. allocating the relative proportions of future residential development within
the affected jurisdictions consistent with the Permit Allocation System;
Page 3 of6
2. establishing a system to monitor future development within the affected
jurisdictions; and
3. mediating disputes between the affected jurisdictions regarding the
allocation of future development.
Momoe County shall seek the assistance of the Florida Department of
Community Affairs and/or the South Florida Regional Planning Council to
ensure execution of the agreement and subsequent compliance.
Section 13: Policies 216.2.2 and 21.6.2.3 of the adopted Momoe County Comprehensive
Plan are deleted.
Section 14: Create New Policy 216.2.2 to read as follows:
Policy 216.2.2
Momoe County shall coordinate with the State and Federal agencies to
establish a dedicated Category 5 Emergency Operations Center.
Section 15: Create new Policy 901.1.5 to read as follows.
Policy 901.1.5
The Permit Allocation and Point System shall award positive points for
development proposed to be connected to a central wastewater treatment
system that meets the BAT/A WT treatment standards established by
Florida Legislature and Policy 901.1.1
Section 16: Policies 901.1.5, 901.1.7, 901.1.8, 901.2.3, 901.2.4, 901.2.5, 901.2.6,
901.2.8, and 901.2.9 ofthe adopted Momoe County Comprehensive Plan are deleted.
Section 17: Amend Policy 901.3.1 of the Comprehensive Plan to read as follows:
Policy 901.3.1
The Permit Allocation and Point System for new residential and non-
residential development shall award positive points for development
proposed to be connected to a central wastewater treatment system that
meets the BAT/A WT treatment standards established by Florida
Legislature and Policy 901.1.1.
Section 18: Amend Objective 901.4 of the Comprehensive Plan to read as follows:
Objective 901.4
Momoe County shall implement the findings of the Sanitary Wastewater
Master Plan, the County shall use the adopted Sanitary Wastewater Master
Plan as a guide for implementation of central sewer projects.
Section 19: Policies 901.4.1 and Policy 901.4.2 of the Momoe County Comprehensive
Plan are deleted.
Page 4 of6
Section 20: Amend Policy 901.5.3 ofthe Comprehensive Plan to read as follows:
Policy 901.5.3
Monroe County shall implement the findings of the Sanitary Wastewater
Master Plan, the County shall use the adopted Sanitary Wastewater Master
Plan as a guide for implementation of central sewer projects.
Section 21: Policy 1001.3.1 of the Comprehensive Plan is deleted.
Section 22: Create new Policy 1001.3.1 of the Comprehensive Plan to read as follows:
Policy 1001.3.1
Monroe County shall implement the findings of the adopted Stormwater
Management Master Plan and use the document as a guide for stormwater
management to protect personal property and to protect and improve water
quality.
Section 23: Amend Policy 1301.6.6 of the Comprehensive Plan to read as follows:
Policy 1301.6.6
The Monroe County Growth management Division in conjunction with the
Monroe County Land Authority and other federal and state agencies will
develop and administer the wetlands acquisition program as part of the
Monroe County Land Acquisition Master Plan.
Section 24: If any section, subsection, sentence, clause or provision of this ordinance is
held invalid, the remainder of this ordinance shall not be affected by such invalidity.
Section 25: All ordinances or parts of ordinances in conflict with this ordinance are
hereby repealed to the extent of said conflict. The repeal of an ordinance herein shall not repeal
the repealing clause of such ordinance or revive any ordinance which has been repealed thereby.
Section 26: This ordinance shall be forwarded by the Planning and Environmental
Resources Department to the Florida Department of Community Affairs to determine the
consistency of this ordinance with the Florida Statutes.
Section 27: This ordinance shall be filed in the Office of the Secretary 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 ordinance.
Page 5 of6
Ordinance EAR-BASED Amendments
PASSED AND ADOPTED by the Board of County Commissioners of Monroe County, Florida,
at a regular meeting of said Board held on the _ day of , 2007.
Mayor Mario DiGennaro
Mayor Pro Tern Dixie Spehar
Commissioner George Neugent
Commissioner Charles "Sonny" McCoy
Commissioner Sylvia Murphy
(Seal)
Attest: DANNY L. KOLHAGE, Clerk
BOARD OF COUNTY COMMISSIONERS
MONROE COUNTY, FLORIDA
Attest:
By:
Deputy Clerk
Mayor/Chairperson
MONROE COUNTY ATTORNEY
d~€J;;iD~o~
Dale: "} ~o - 0'"") . '1
Page 6 of6
MEMORANDUM
TO: Board of County Commission
THRU: Aref Joulani, Sr. Director, Planning and Environmental
Resources Department
FROM: Jose Papa, AICP, Comprehensive Planning Manager
RE: EAR-Based Amendments
DATE: May 4, 2007
MEETING DATE: May 21,2007
Action Since Transmittal Hearing:
In response to DCA's concerns about the amendment or deletion of Policies
202.6.3, 207.9.3 in the Conservation and Coastal Management Element,
Policies 1001.1.1, 1001.3.2 and Policy 1001.3.3 of the Drainage Element, and
Policy 901.1.6 of the Sanitary Sewer Element, staff no longer proposes to delete
those policies. DCA does not object to this action since keeping the subject
objectives and policies does not affect the effectiveness of the Comprehensive
Plan.
Introduction
Pursuant to Florida Statutes 163.3191 each local government shall adopt an
evaluation and appraisal report (EAR) once every seven years assessing the
progress in implementing the local government's comprehensive plan. The report
evaluates how successful a community has been in addressing major community
land use planning issues through implementation of its comprehensive plan.
Based on this evaluation, the report suggests how the plan should be revised to
better address community objectives, changing conditions and trends affecting
the community, and address changes in statutory and rule requirements to
ensure the plan is in compliance with state statutes. Specifically, the purpose of
the evaluation process is to:
· Identify major issues for the community.
· Review past actions of the local government in implementing the plan
since the last EAR.
· Assess the degree to which plan objectives have been achieved.
Page 1 of3
· Assess both successes and shortcomings of the plan.
· Identify ways that the plan should be changed.
· Respond to changing conditions and trends affecting the local community.
· Respond to the need for new data.
· Respond to changes in state requirements regarding growth management
and development.
· Ensure effective intergovernmental coordination.
The EAR process also allowed for public input and interagency coordination to
identify all issues of concern and to identify new strategies such as new
objectives and policies or the creation of new programs that would improve the
Comprehensive Plan's utility in guiding development and other activities which
will address the issues of concern for the County.
An Evaluation of the Monroe County Comprehensive Plan should be conducted
from the perspective of the activities that the County undertakes to implement its
Comprehensive Plan. Programs and studies that assist the County in making
land use decisions are an example of the type of activities that should be
evaluated. The adopted EAR analyzed the effectiveness of existing regulations
and activities such as: RaGa, the ongoing Land Acquisition Program in the
Keys, the implementation of Sanitary Sewers, Stormwater Projects, Hurricane
Evacuation Modeling, Affordable Housing Projects, the Tier System, and other
programs outlined in Goal 105.
Prior to drafting the EAR, the Planning Department held a workshop to identify
the main topics and issues that should be closely analyzed as part of the EAR.
The Department of Community Affairs concurred with the results of the workshop
that the Monroe County EAR should concentrate on the evaluation and analysis
of policies related to the following issues: Affordable Housing, Habitat
Protection, Hurricane Evacuation, and Water Quality. Staff moved forward
on drafting the EAR with a focus on analyzing how the Comprehensive Plan is
serving Monroe County in achieving its goals and objectives related to the issues
listed above.
The Monroe County EAR for the Year 2010 Comprehensive Plan was reviewed
by the Planning Commission on August 11, 2004. Subsequently, the EAR was
adopted by the SOCC on August 18, 2004.
Since August 18, 2004, Monroe County has adopted a set of Comprehensive
Plan Amendments to implement Goal 105 of the Comprehensive Plan. In
addition to Goal 105, these amendments were meant to implement Rule 28-100
as well as findings from the Florida Keys Carrying Capacity Study (FKCCS).
In summary, the following objectives and policies were adopted as part of the
Comprehensive Plan since adoption of the EAR:
Page 2 of3
1. A Tier System as the basis for allocating ROGO and NROGO permits.
The Tier system categorizes all lands in unincorporated Monroe County
(between Ocean Reef and Key West) as either Tier I, II, or III. As added
protection for Tier III lands consisting of hammock of one acre or more,
Special Protection Areas (SPAs) were created.
2. The elimination of the need to perform a Habitat Evaluation Index (HEI) to
determine the amount of clearing permitted and the negative points
awarded in ROGO and NROGO. Instead of an HEI, habitat quality and
permitted clearing is based on the Tier category of a parcel of land. Tier I
land are limited to clearing 10%, clearing of habitat in Tier II and Tier III
are limited to 40%.
3. Amendments to address the requirements for a Land Acquisition Master
Plan, by changing the Natural Heritage and Park program requirements in
the plan.
4. Prioritization for acquisition of lands.
5. Developing a management strategy for lands acquired.
6. Require maintenance of the GIS data to implement the procedures
followed to develop the Tier maps.
7. Revision of the hurricane evacuation plan to a staged evacuation
procedure.
8. Adoption of the Big Pine Key/No Name Key Livable CommuniKeys Plan
and associated Action Items within the plan.
The adoption of these amendments have furthered the EAR objectives of
amending the Comprehensive Plan to adjust to changing conditions and to
improve its effectiveness in achieving the Plan's goals, objectives, and policies.
The proposed EAR-based amendments can be categorized as deletion of
obsolete policies, amendments reflecting new strategies for implementation, or
amendments to reflect changed conditions or the completion of an objective.
RECOMMENDATION:
Staff recommends approval.
Page 3 of3
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BOARD OF COUNTY COMMISSIONERS
AGENDA ITEM SUMMARY
Meeting Date: May 21, 2007
Division:
Growth Management
Bulk Item: Yes_
No -X-
Department:
Planning
Staff Contact Person: Andrew Trivette
AGENDA ITEM WORDING:
A public hearing to consider an amendment to the Monroe County Year 2010 Comprehensive Plan to
include Volume One (1) of the Stock Island/Key Haven Livable CommuniKeys Master Plan.
ITEM BACKGROUND:
The Stock Island/Key Haven Livable Communikeys Plan (LCP) is the culmination of a two year-long
planning process during which numerous opportunities for community review, input and feedback were
provided. A survey was sent to all residents of Stock Island/Key Haven based on property records of the
property appraisers' office. In addition to a survey, newsletters were mailed to all residents, property
owners and interested parties informing them of the LCP process and discussion sessions, workshops and
public meetings were held between November 2003 and February 2005.
The Planning Commission held a public hearing in Marathon on July 12, 2006 and recommended that the
BOCC approve the plan.
The DCA has raised objections to the Strategies and Action Items in the LCP translating to comprehensive
plan Objectives and Policies. Specifically, not all the strategies and action items in the LCP meet the
statutory requirement for objectives and policies. In order to address DCA's objections, staff has edited the
LCP to place a "check mark" next to those Strategies and Action items which meet the statutory
requirement for objectives and policies. The remaining strategies and action items will remain as
guidelines. Staff has included a statement in the LCP that it is the intent of the Planning Department to
revisit those strategies and items which do not meet the statutory requirement and amend them 'in order to
meet the statutory requirement for comprehensive plan objectives and policies.
PREVIOUS RELEVANT COMMISSION ACTION:
September 2006-BOCC approves transmittal of proposed amendment to DCA.
CONTRACTIAGREEMENTCHANGES: N/A
STAFF RECOMMENDATIONS: Approval.
TOTAL COST: N/A
BUDGETED: Yes _No N/A
COST TO COUNTY: N/A
SOURCE OF FUNDS:
N/A
REVENUE PRODUCING:
Yes N/A No
AMOUNT PER MONTH N/A
Year
APPROVED BY:
County Attorney ~
OMB/Purchasing _ Risk Management _
DOCUMENTATION: Included--.X-.-
Not Required_
DISPOSITION:
AGENDA ITEM #
W:\GROWTH MANAGEMENT\BOCC\GMD Agenda Items\2007052I Special Meeting Public HearingslStock Island
LCP-volume I and 2\Agenda Item Summary-Volume Ldoc Page I of I
ORDINANCE NO.
-2007
AN ORDINANCE BY THE MONROE COUNTY BOARD OF
COUNTY COMMISSIONERS AMENDING THE YEAR 2010
COMPREHENSIVE PLAN AND ADOPTING THE STOCK
ISLANDIKEY HAVEN LIV ABLE COMMUNIKEYS PLAN VOLUME
I; PROVIDING FOR THE REPEAL OF ALL ORDINANCES
INCONSISTENT HEREWITH; AND DIRECTING THE PLANNING
AND ENVIRONMENTAL RESOURCES DEPARTMENT TO
FORWARD A COpy OF THIS ORDINANCE TO THE FLORIDA
DEPARTMENT OF COMMUNITY AFFAIRS AND PROVIDING AN
EFFECTIVE DATE.
WHEREAS, the Monroe County Year 2010 Comprehensive Plan Objective 101.20
identifies the Livable CommuniKeys Planning Program as a planning program designed to
address community needs while balancing the needs of all of Monroe County; and
WHEREAS, the Board of County Commissioners makes the following findings of fact:
1. Policy 101.20.1 of the Year 2010 Comprehensive Plan directs Monroe County to
develop a series of Community Master Plans while shall include specific criteria, including close
coordination with other community plans ongoing in the same area and sets out twelve principles
to direct development of the master plans.
2. The Stock Island/Key Haven Livable CommuniKeys Plan is the product of the
Livable CommuniKeys program as outlined in the Monroe County Year 2010 Comprehensive
Plan Objective 101.20.
3. The Stock Island/Key Haven Livable CommuniKeys Plan identified the following
community issues and objectives: preserve affordable housing, preserve commercial fishing,
enhance the community fishing character, provide a community center, improve public facilities,
improve regulations that improve the community without creating a financial burden on the
individual, and maintain the single family neighborhood character of Key Haven.
4. The Stock Island/Key Haven Livable CommuniKeys Plan will be adopted as a part of
the Comprehensive Plan, and therefore any conflicts between the two must be resolved.
5. The Stock Island/Key Haven Livable CommuniKeys Plan was reviewed during a
regularly scheduled public meeting of the Planning Commission held on July 12, 2006, which
recommended its approval and adoption by the BOCC.
6. The Strategies and Action Items in the Stock Island/Key Haven Livable
CommuniKeys Plan are the equivalent to the Objectives and Policies in the Monroe County Year
2010 Comprehensive Plan.
W:\GROWTH MANAGEMENT\BOCC\GMD Agenda Items\20070521 Special Meeting Public Hearings'Stock Island LCP-volume 1
and 2\Volume I-Ordinance,doc
NOW THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY
COMMISSIONERS OF MONROE COUNTY, FLORIDA, THAT:
Section 1. The Stock Island/Key Haven Livable CommuniKeys Plan IS
adopted as an amendment to the Monroe County Year 2010 Comprehensive Plan.
Section 2. Policy 101.20.2 in the Monroe County Year 2010 Comprehensive
Plan is amended to read as follows:
POLICY 101.20.2
The Community Master Plans shall be incorporated into the 2010 Comprehensive
Plan as a part of the plan and be implemented as part of the Comprehensive Plan. The
following Community Master Plans have been completed in accordance with the
principles outlined in this section and adopted by the Board of County Commissioners:
3. The Stock Island/Key Haven Livable CommuniKeys Plan Volume I is
incorporated by reference into the 2010 Comprehensive Plan. The term
Strategies in this Master Plan is equivalent to the term Objectives in the
Comprehensive Plan and the term Action Item is equivalent to the term
Policy; the meanings and requirements for implementation are synonymous.
Section 3. If any section, subsection, sentence, clause, item, change or provision
of this ordinance is held invalid, the remainder of this ordinance shall not be affected by
such invalidity.
Section 4. All ordinances or parts of ordinance in conflict with this ordinance are
hereby repealed to the extent of said conflict. The repeal of an ordinance herein shall not
repeal the repealing clause of such ordinance or revive any ordinance which has been
repealed thereby.
Section 5. This ordinance shall be forwarded by the Planning and Environmental
Resources Department to the Department of Community Affairs pursuant to Chapter 163
and 380, Florida Statutes.
Section 6. 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
ordinance.
Balance of Page Intentionally Left Blank
Signature Page to Follow
W:\GROWTH MANAGEMENT\BOCC\GMD Agenda Items\2007052I Special Meeting Public Hearings\Stock Island LCP-volume I
and 2\Volume I-Ordinance,doc
Adoption of Stock Island/Key Haven
Livable CommuniKeys Plan, Volume I
PASSED AND ADOPTED by the Board of County Commissioners of Monroe County,
Florida, at a regular meeting held on the _ day of _, A.D., 2007.
Mayor Mario Di Gennaro
Mayor Pro Tern Dixie Spehar
Commissioner George Neugent
Commissioner Charles "Sonny" McCoy
Commissioner Sylvia Murphy
BOARD OF COUNTY COMMISSIONERS
OF MONROE COUNTY, FLORIDA
BY
Mayor/Chairperson
(SEAL)
ATTEST: DANNY L. KOLHAGE, CLERK
DEPUTY CLERK
W:\GROWTH MANAGEMENT\BOCC\GMD Agenda Items\2007052I Special Meeting Public Heanngs'Stock Island LCP-volume I
and 2\Volume I-Ordinance,doc
r- -- -l~. - T~_.....
',~ :' I .
MEMORANDUM
(~. ~ "V .\j
,- ...." .',
\~, <~ ~ t:::: " At, ~~.
"~<\~~-..... ~<-4'....y
~..~.--oj .y
'..::<;;;;:;;~::;
TO: Board of County Commissioners
THRU:
Aref Joulani, Director, Planning and Environmental Resources
FROM:
Jose Papa, Comprehensive Planning Manager
RE:
Volume 1 Stock Island/Key Haven Livable CommuniKeys Plan
DATE:
July 5, 2006
MEETING DATE: Transmittal Hearing: September 20, 2006
Adoption Hearing: May 21, 2007
Background
Goal 101.20 of the 2010 Comprehensive Plan directs the County to develop a series of
Community Master Plans through the Livable CommuniKeys Planning Program. Policy
101.20.1 requires the County to develop each master plan in accordance with twelve specific
principles.
Volume I of the Stock Island/Key Haven Livable CommuniKeys Plan (LCP) was created
through a series of community involvement tasks including: a survey and various public
workshops. The process was designed to generate a community vision and alternative
development scenarios. The Master Plan contains the strategies and action items that must be
implemented to address the community's issues and objectives. It is important to note that Stock
Island/Key Haven Livable CommuniKeys Plan, as well as all the other LCPs are living
documents that should be continually reviewed and updated by the community.
Summary of Findings
The Stock Island/Key Haven community Issues and objectives can be summarized III the
following:
· Preserve affordable housing,
· Preserve commercial fishing,
· Enhance the community fishing character,
· Provide a community center,
· Improve public facilities,
· Improve regulations that improve the community without creating a financial burden on
the individual, and
· Maintain the single family neighborhood character for Key Haven.
W:\GROWTH MANAGEMENT\BOCC\GMD Agenda Items\20070521 Special Meeting Public HearingslStock Island LCP-volume 1
and 21Staff Report-Volume Ldoc
Based on the community issues and objectives identified above, a series of goals, strategies and
action items were developed and are summarized below:
Goal One: Encourage redevelopment that maintains and enhances the economic diversity
of the community.
The action items related to this goal includes the promotion of the maritime theme as a way of
creating a community identity, allowing flexible development regulations for the redevelopment
of non-conforming structures, building a downtown district, and acquiring waterfront property to
support commercial fishing.
Goal Two: Direct future residential and commercial activities to areas most suitable in the
Planning Area.
In order to achieve this goal, an evaluation of existing land uses is necessary to ensure that there
is adequate land for current, and future residential and commercial development.
Goal Three: Preserve and increase the number of housing units available for low and very
low income housing.
The strategies and action items related to Goal Three include the creation of an incentive system
(density bonus, and reduced permit fees) to promote the maintenance and increase the supply of
affordable housing for low and very-low income housing. Other strategies include the possibility
of promoting live-aboards as a source of affordable housing supply.
Goal Four: Maintain affordable housing while providing for a mix of housing options.
Goal Four hopes to achieve a mix of affordable and market rate housing and ensuring that
community character is not lost due to the redevelopment of the existing housing stock.
Strategies and action items to achieve this goal include the creation of design guidelines that
blend the existing character of Stock Island.
Many participants in the workshops expressed a dislike for the new developments that reflect
styles typically seen in Key West. The community expressed a desire to develop design
guidelines to ensure that redevelopment is consistent with the vision of the community.
Goal Five: Maintain and enhance the community character of a diverse and unique mixed-
use community separate from Key West.
In order to define and enhance the community identity, the community would like to promote the
historic maritime culture of Stock Island in signs, and entryway features.
Goal Six: Maintain and enhance natural resources, taking care to improve and protect
water quality and beautify and preserve open space.
W:\GROWTH MANAGEMEN1\BOCC\GMD Agenda Items\2007052I Special Meeting Public Hearings'Stock Island LCP-volume 1
and 2'StaffReport-Volume Ldoc
Strategies and Action Items to achieve this goal include restoring the hydrologic connectivity
through the mangrove slough in the northwest portion of Stock Island, as well as improving
stormwater treatment in the high density areas of Stock Island.
Goal Seven: Enhance existing park facilities and provide additional resources for active
and passive land based recreation and protect shoreline access for water based recreational
activities.
The main strategy and action item under this goal is to provide for maintenance and
enhancement of existing recreational opportunities as well as implementation of the Harbor
Preservation/Redevelopment Plan to preserve shoreline access on Stock Island.
Goal Eight: Define, maintain, and enhance the character of the US-l Corridor.
The strategy and action items listed under this goal include the use of maritime themed art and
entryway features to create a sense of identity for Stock Island. Another strategy is the creation
of a sign kiosk along US-l to direct visitors to the commercial services found off US-l in Stock
Island.
Goal Nine: Provide safe and efficient transportation system.
The main strategy and action item is to provide additional bus amenities, improve bicycle-
pedestrian facilities such as the Overseas Heritage Trail, and amending the parking regulations to
provide for bicycle and scooter parking.
Goal Ten: Provide adequate public facilities.
One ofthe identified needs on Stock Island is for a public library.
Goal Eleven: Encourage community involvement
The strategy and action items listed under this goal is consistent with those found in other
adopted LCPs (Big Pine Key and Tavernier). In order to improve communication with the
public, staff will provide updates on the website regarding status of the LCP. Furthermore, it is
proposed that an advisory committee is created to advise the Planning Commission on project
proposal within the Stock Island/Key Haven Planning area.
Recommendation:
Staff recommends approval.
W:\GROWTH MANAGEMEN1\BOCC\GMD Agenda ftems\20070521 Special Meeting Public HearingslStock Island LCP-volume I
and 2lStaffReport-Volume Ldoc
UJr \..\vab'e comm\ln\Keys Ytogtam
.nI' " ~
5'TER FLAN FOR THE
'UJ,E DE VELOFM ENTOF
~r:.,._,!,:
.STOCK lSLAND
&KEYHAVEN
Monroe Count~ flanning and Lnvironn::.,~ntal
.......,-~<< ~y, a:;~..
l7 D I.'1JJ'--0-~'VZ0';:-
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.~~~~:~I.[.:~~.~;.~.-"/
STOCK ISLAND/KEY HAVEN LIVABLE COMMUNIKEYS MASTER PLAN
TABLE OF CONTENTS
I NTRODUCTION ..................................................................................................................................... 1
EXISTI NG CON DITIONS......................................................................................................................... 3
COMMUNITY ViSiON............................................................................................................................ 16
LAND USE AND REDEVELOPMENT ELEMENT ................................................................................ 21
HOUSI NG ELEM ENT ............................................................................................................................ 28
COM M UNITY CHARACTER ELEM ENT ............................................................................................... 34
ENVI RON M ENTAL PROTECTION ELEM ENT ..................................................................................... 37
PARKS AN D RECREATION ELEM ENT ............................................................................................... 41
PU BLIC FACI LITI ES ELEM ENT ........................................................................................................... 49
COM M UNITY PARTICI PA TION ELEM ENT .......................................................................................... 52
Format for interpreting Strategies and Action Items in VOLUME I of the
MASTER PLAN FOR THE FUTURE DEVELOPMENT OF STOCK ISLAND
& KEY HA VEN
Since Volume I of the Stock Island & Key Haven Master Plan is adopted as an addendum to the
Monroe County 2010 Comprehensive Plan, the terms Strategy and Action Item may serve as
equivalents to the terms Objective and Policy as they are defined in Rule 9J-5.003, Florida
Administrative Code (F AC).
Pursuant to Rule 9J-5.003, FAC, the definitions of "Objective" and "Policy" are as follows:
Rule 9J-5.003 (82), FAC; "Objective" means a specific, measurable, intermediate end that
is achievable and marks progress toward a goal, and
Rule 9J-5.003 (90), F AC; "Policy" means the way in which programs and activities are
conducted to achieve an identified goal.
Strategies
As part of the Master Planning process the planning staff identified and evaluated various
strategies to serve as specific, measurable, intermediate ends that are achievable and mark
progress toward identified community goals.
~enotes Strategies in this Master Plan that are equivalent to an Objective as defined in 9J-5(82),
F AC, in that they provide specific, measurable, intermediate ends that are achievable and mark
progress toward an identified community goal.
Action Items
Action items were then developed to provide a way in which programs and activities are to be
conducted to achieve identified community goals.
~enotes Action Items in this Master Plan that are equivalent to a Policy as defined in Rule 9J-
5(90), F AC, in that they provide ways in which programs and activities can be conducted to
achieve an identified community goal.
Strategies and Action Items without a ~ext to them are not considered to be consistent with the
definitions of "Objective" and "Policy" as in Rule 9J-5.003 (82) and (90) F AC, respectively, and
therefore do not serve as equivalents. Furthermore, the Monroe County Planning Department
may, in the future, propose amendments to these Strategies and Action Items, in order to bring
them into compliance with Rule 9J-5.003 (82) and (90) so that they can serve as equivalents in the
future.
Draft
Stock IslandlKev Haven Livable CommuniKevs Master Plan
Introduction
The Livable CommuniKeys Program (LCP) is a community-driven planning effort to address the
very specific needs of unique island communities within the Florida Keys. The overall goal is to
determine the appropriate amount, type and location of additional development within the LCP
planning area. The LCP process includes community participation through a variety of methods.
This process generates a community vision and alternative development scenarios. The
scenarios are evaluated for feasibility within the current regulatory and physical framework and
for how well they fit the community vision. A preferred alternative is identified and a master
plan for future development is written around the preferred alternative. A Master Plan contains
the specific development layout for the LCP planning area as well as action items that must be
implemented to achieve the development and community vision. The Master Plan is a working
document that is continually scrutinized and updated by the community.
Relationship to 2010 Comprehensive Plan
The Monroe County 2010 Comprehensive Plan was adopted in 1993 and became effective in its
entirety in 1997. It contains the guiding goals, objectives and policies for implementation of
growth management actions over the 20-year period covering 1990 through 2010. Some of the
actions apply equally throughout Monroe County such as the need for adequate solid waste
disposal facilities or the allocation of building permits limited by hurricane evacuation clearance
times. Other actions, while applying county-wide, vary in their importance by locale. Actions
such as the need for preservation of historic resources or the planning of recreational facilities
take on different meaning in different local communities up and down the Keys. There are also
local needs that are not addressed in the comprehensive plan at all such as community goals
towards beautification.
The Master Plan does not replace the Comprehensive Plan but focuses on the very specific needs
of the local community. It is also a proactive planning tool rather than a strict regulatory
document in that it identifies actions needed to meet the community's needs and goals. The
Master Plan is adopted by the Board of County Commissioners (BOCC) and is attached as an
addendum to the Comprehensive Plan. Some existing Comprehensive Plan policies will not be
affected at all by the Master Plan. Other existing policies may be modified for consistency or
entirely replaced by the Master Plan. The Livable CommuniKeys Program and Master Plan
development are outlined in the comprehensive plan in Policy 101.20.1 which states:
"Monroe County shall develop a series of Community Master Plans. Master
Plans will be developed in accordance with the following principles:
1. Each Community Master Plan will contain a framework for future development and
redevelopment including the designation of growth boundaries and future acquisition
areas for public spaces and environmental conservation;
2. Each Community Master Plan will include an Implementation Strategy composed of
action items, an implementation schedule, and a monitoring mechanism to provide
accountability to communities;
3. Each Community Master Plan will be consistent with eXIstmg Federal and State
requirements and overall goals of the 2010 Comprehensive Plan to ensure legal
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requirements are met. While consistency with the goals of the 2010 Comprehensive Plan
is paramount, the 2010 Plan will be updated and amended where appropriate;
4. Each Community Master Plan will be closely coordinated with other community plans
and other jurisdictions to ensure development or redevelopment activities will not
adversely impact those areas;
5. Each Community Master Plan will include appropriate mechanisms allowing citizens
continued oversight and involvement in the implementation of their plans. Through the
Community Master Plans, programs for ongoing public involvement, outreach, and
education will be developed;
6. Each Community Master Plan will include a Capital Improvements program to provide
certainty that the provision of public facilities will be concurrent with future
development;
7. Each Community Master Plan will contain an environmental protection element to
maintain existing high levels of environmental protection as required in the 2010
Comprehensive Plan;
8. Each Community Master Plan will include a community character element that will
address the protection and enhancement of existing residential areas and the preservation
of community character through site and building guidelines. Design guidelines for
public spaces, landscaping, streetscaping, buildings, parking lots, and other areas will be
developed through collaborative efforts of citizens, the Planning Department, and design
professionals reinforcing the character of the local community context;
9. Each Community Master will include an economic development element addressing
current and potential diversified economic development strategies including tourism
management. The preservation and retention of valued local businesses, existing
economies, and the development of economic alternatives will be encouraged through the
process;
10. Each Community Master Plan will contain a Transportation Element addressing
transportation needs and possibilities including circulation, safe and convenient access to
goods and services, and transportation alternatives that will be consistent with the overall
integrity of the transportation system not resulting in negative consequences for other
communities; and
11. Each Community Master Plan will be based on knowledge of existing conditions in each
community. The Planning Department will compile existing reports, databases, maps,
field data, and information from other sources supplemented by community input to
document current conditions; and
12. Each Community Master Plan will simplify the planning process providing clarity and
certainty for citizens, developers, and local officials by providing a transparent
framework for a continuing open dialogue with different participants involved in
planning issues."
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Relationship to State Legislation
The comprehensive plan was required to be adopted by Monroe County under Florida Statute
163 and must be compliant with the required format and content listed in the Florida
Administrative Code (F AC 9J-5). The Master Plan will be adopted as a modification of the
existing Comprehensive Plan and the Florida Department of Community Affairs will review the
modification for compliance with the applicable statutes and codes. This review will likely be
most focused in areas where Master Plan policies replace existing Comprehensive Plan policies.
Master Plan Area Co r Stock Island and Key Haven
This Master Plan covers the area south of US-1 on Stock Island and all of Key Haven. The area
includes all of unincorporated Monroe County from mile marker four (4) to six (6). Where
appropriate, information for Stock Island and Key Haven will be separated to acknowledge the
differences in community character for the planning area.
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Existin2 Conditions
Demographics
The population and demographics information was extracted from the 2000 US Census. The
planning area has a total population of 5,405. The majority of the population is "white" at 1,947.
The second highest ranked category is "black" or "African American", with 154 persons. The
"other" race category has the third largest population. The Hispanic population may be found
within any of the above categories, since Hispanic was not one of the major categories for race.
Males outnumber the females in the planning area. There are approximately 400 more males
than females. The following graph represents the distribution of population by age. The
population pyramid below is an illustrative tool showing the age of the population by sex.
Population Pyramid for Stock Island and Key Haven
45 to 49 years
40 to 44 years
35 to 39 years
30 to 34 years
25 to 29 years
22 to 24 years
21 years
20 years
18 and 19 years
15 to 17 years
10 to 14 years
5 to 9 years
Under 5 years
85 years and over
80 to 84 years
75 to 79 years
70 to 74 years
67 to 69 years
65 and 66 years
62 to 64 years
60 and 61 years
55 to 59 years
50 to 54 years
300
200
100
100
200
300
I OMale
_Female I
A "normal" pyramid will be just that, a true pyramid shape with an increase of younger children
and young adults and a decrease in the number of older age groups. Due to the higher than
average cost of living and the ability of the baby boomer generation to begin retiring, there is a
noticeable increase in the middle age population. There is a sharp decrease in population
between the ages of 20 and 24. This may be due to the fact that there is not a four year
university and limited job opportunities within the planning area. The population pyramid is a
useful tool for determining the future needs for educational purposes, healthcare issues, and other
community facility needs.
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Population and Housing Units
The 2000 Census includes the number of households and the number of families. A household
includes all of the people who can occupy a housing unit (a house, an apartment, a mobile home,
a group of rooms, or a single room). The count of households always equals the number of
occupied housing units. A family is defined as a householder and one or more other people
living in the same household who are related to the householder by birth, marriage, or adoption.
A household can only contain one family for census purposes. For the purposes of the Livable
CommuniKeys master plan, household data will be used.
There are 2,087 households, or occupied units with the average household size being 2.59. The
occupied units can be broken down into owner occupied and renter occupied. Of the total 2,087
occupied units, 1,208 are owner occupied and 879 are renter occupied.
There are several different types of housing available within the planning area, such as single
family homes, mobile homes, apartments, and other multifamily units. According to the census,
the majority of the housing is used for permanent, as opposed to seasonal, residents of the area.
There are 691 homes that receive a homestead exemption in the Stock Island and Key Haven
communities.
According to the 2000 Census, single family homes comprise forty one percent (41 %) of the
housing types in Stock Island and Key Haven communities, with sixty four percent (64%) of
those single family homes located in Key Haven. Key Haven is exclusively developed with
single family homes, while mobile homes represent 27% of the housing on Stock Island.
Using 2005 data, the Monroe County Property Appraiser reports that Stock Island has
approximately 811 parcels for residential use. Of these 811, 401 are mobile homes. This
equates to approximately fifty percent (50%) of the housing on Stock Island are mobile homes.
Twenty two percent (22%) of the housing units are single family homes. Escalating Keys
property values and consequent gentrification of Stock Island will increase the number of mobile
homes being converted to single family homes. Needless to say, the numbers used in the
Existing Conditions of this Plan are not fixed and will inevitably need updating as the Plan is
updated.
There are several mobile home parks located on Stock Island. A majority of the mobile home
parks have been zoned Urban Residential Mobile Home-Limited (URM-L). This district
recognizes the existence of parks and subdivisions which consist exclusively, or almost
exclusively, of mobile homes, and accommodates the continued existence of such parks and
mobile home subdivisions in order to permit property owners to replace or establish mobile
homes below base flood elevation as authorized by certified federal regulations.
Single family homes and attached dwelling units are not allowed in the URM-L zoning district.
The URM-L designation protects these mobile homes from being redeveloped into anything
other than upgraded mobile home parks. The mobile home parks zoned URM-L are the
following:
1. Sunset Trailer Park
2. Rolf's Trailer Park
3. Wheels at Rest Trailer Park
4. Ocean Spray Trailer Park
5. Styron's Trailer Park
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6.
7.
8.
Stock IslandlKe Haven Livable CommuniKe s Master Plan
Coconut Grove Trailer Park
Roys Trailer Park
Pines and Palms Trailer Park
1990-2000 Population and Housing Comparison
Trends in population and housing allow agencies to accurately allocate goods and services to
those areas that have had positive or negative shifts in population. The following chart shows
the changes in population from 1990 to 2000. The changes in population show that there was an
overall increase in both
males and females, with a
higher increase of males
over the ten (10) year period.
The average household size
increased from 2.53 persons
to 2.59 persons.
The other notable changes
from 1990 to 2000 occurred
in the vacancy status of
homes. There were 630
vacant units and 1,767
occupied units in 1990. In
2000 there were 2,087
occupied units or 320 more occupied units and 179 vacant units or 451 fewer vacant units. There
was a slight increase, a total of 18, in the number of seasonal units.
6,000
1990 - 2000 Population
5,000
4,000
3,000
2,000
1,000
o
Total Population Male
I_ 1990 Census - 2000 Census 1
Female
The median annual income for residents of Stock Island and Key Haven increased from $25,531
to $38,689 which is a 34% increase.
Land Use
There are many different land use zoning districts throughout the Stock Island and Key Haven
community. The main land use district categories are residential, commercial, industrial, and
public. There are a few discrepancies between the number of acres of residentially utilized land
(formulated from the property appraiser's property classification (PC) codes) and the total
acreage for each zoning district (provided by the County GIS mapping data).
Residential Uses
The following table shows the different residential zoning classifications, the total number of
parcels in each zoning district, the number of vacant parcels in the zoning district, and the total
number of acres of land in each zoning district.
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Residential Zoning Districts
Total # Parcels # Vacant Parcels Total Acreage
Suburban Residential
Improved Subdivision
Urban Residential
Urban Residential Mobile Home
Urban Residential Mobile Home Limited
7
612
15
557
27
1218
7
118
15
32
o
172
53
121
2
57
34
267
Table includes both Stock Island and Key Haven
Improved Subdivision (IS) and Urban Mobile Home (URM) zoning districts have allotted
densities of one (1) dwelling unit per lot. Based on the table above, there is the potential for
approximately 150 more homes on Stock Island and Key Haven. This number is relative and
does not consider any environmental constraints that may be placed on lots. For example, some
of the IS lots may have wetlands on site, and may not be suitable for building. The
environmental resources section will address any environmental constraints that need to be
considered for future development.
Many of the residential uses and structures are considered to be nonconforming, due to the
zoning, density, siting, or with regard to FEMA regulations. These nonconformities have
occurred due to changing regulations over time, smaller than average size parcels compared to
other areas of the Keys and the one-size-fits-all approach of the Monroe County Development
Regulations. Through the development and implementation of this CommuniKeys Plan, this
Plan will allow for accommodation of these nonconformities through more tailored and flexible
policy goals and recommendations for the communities of Stock Island and Key Haven.
Commercial and Industrial Uses
The following chart shows each commercial/industrial zomng classification and its
corresponding number of parcels.
Commercial and Industrial Zoning Districts
Total # Parcels
# Vacant Parcels Total Acreage
Mixed Use
Urban Commercial
Suburban Commercial
Recreational Vehicle
Marine Industrial
319
15
25
2
24
385
38
15
23
o
o
76
246
2
11
12
142
413
Table includes both Stock Island and Key Haven
There are a total of 413 acres of commercial and industrial-zoned land. All of the 142 acres of
land zoned for Industrial uses are developed and located on Stock Island. Stock Island has more
MU zoned areas than any other zoning classification. The purpose of the Mixed Use (MU) land
use district is to establish or conserve areas of mixed uses, including commercial fishing, resorts,
residential, institutional, and commercial uses. These areas are representative of the character,
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economy, and cultural history of the Florida Keys. The MU zoned areas of Stock Island include
all of the above defined uses, except resorts, since there are no resorts on Stock Island or Key
Haven.
Commercial Uses
This section includes all commercial uses other than industrial. Unlike many other communities
in the Lower Keys, Stock Island and Key Haven have a US 1 commercial corridor as well as
commercial uses and corridors throu~hout Stock Island. The planning department has identified
Maloney/MacDonald Avenue and 51 Avenue as the primary intra-island commercial corridors.
These corridors will be studied further to determine appropriate policies and recommendations
for these areas.
There are several small-scale strip type commercial developments found throughout Stock Island
which include a variety of uses ranging from office space to convenience stores. Stock Island
has many of the commercial needs within walking or a short drive from the residential sections
of the island. There are also a number of restaurants and retail services located throughout the
island. Again, the majority of the uses are zoned Mixed Use (MU) in addition to Suburban
Commercial (SC) and one parcel of Urban Commercial (UC), which is currently vacant.
There are 162 parcels taxed as commercial uses with a total taxable value of $57,079,912 in
2003. The 2002 taxable value was $49,281,172. This equates to a difference of $7,798,740 or a
13% increase in the taxable value of the land.
Industrial Uses
Industrial uses are defined as those uses devoted to the manufacture, warehousing, assembly,
packaging, processing, fabrication, storage, or distribution of goods and materials whether new
or used, or the refinishing, repair, or rebuilding of vehicles or boats.
There are several different industrial uses and sites located throughout Stock Island. Key Haven
does not have any industrial uses or sites due to the residential nature of the subdivision. There
are industrial sites throughout Stock Island with the majority of the uses located in the central
section of the island. All of the industrial uses are zoned Mixed Use (MU) or Maritime
Industrial (MI).
A majority of the Stock Island industrial uses are associated with maritime uses such as boat
repair, boat construction and other shipping related activities. Commercial fishing outfits are
also located within this classification and located within the Safe Harbor area. The total taxable
value of all industrial uses as assigned by the Monroe County Property Appraiser for 2003 is
$28,541,363. The total taxable value for 2002 was $24,875,684. There was an increase of
$3,665,679 or a 12% increase in the taxable value of the land.
The Maritime Industrial (MI) zoning district establishes and conserves areas suitable for
maritime uses such as ship building, ship repair, and other water-dependant manufacturing and
service uses. It should also be noted that MI zone permits certain non-maritime uses as well,
such as commercial apartments, retail commercial, and hotels. There are 142 acres and 24
parcels of MI zoned land. It must be noted that the area stated here may be higher than actual
land that is present, due to the amount of bay bottom that is included as part of the parcel
calculations.
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The Safe Harbor and Peninsular port areas are home to the largest concentration of maritime
industry and commercial fishing in Monroe County. These port areas are spatially defined in the
Comprehensive Plan and have applicable and specific 2010 Comprehensive Plan policies. The
County has contracted with the firm Wallace, Roberts, and Todd (WRT) to develop the Stock
Island Harbor Preservation /Redevelopment and Intra-Island Corridor Enhancement Plan, which
will compliment and work in concert with the Stock Island and Key Haven Livable
CommuniKeys Master Plan.
Institutional Uses
Key Haven does not have any land zoned for institutional uses. There are 1.4 acres of land
zoned for and developed with institutional uses on Stock Island. The institutional uses include:
The Key West Baptist Temple and Temple Christian Pre-School, the Covenant Word Church,
and the Lighthouse Christian Academy.
Public Land
This classification includes land owned by government entities and public utilities. There are a
total of 48 acres of land. The uses associated with the acres include affordable housing
(operated through the Monroe County Housing Authority), utilities, conservation lands, and
parks. The affordable housing and public utility uses are located on Stock Island while public
parks are located both on Stock Island and Key Haven.
Historic and Environmental Setting
The City of Stock Island was Monroe County's shortest lived City. The exact geographic
boundary is unknown, however freeholders approved incorporation in July 1963 only to have
Circuit Judge Aquilino Lopez Jr. overturn the election March 26, 1964 (http://www. Keyshistory
.org /monroecounty.html).
The present day size and development pattern of Stock Island and Key Haven are primarily a
result of dredge and fill. Much of this filling and development occurred since 1950. Because the
Islands' history is so heavily human-influenced, there are few truly "natural" areas or native
plant or animal species except the tree snail and occasional crocodile.
Historically, Stock Island supported the largest population of Stock Island Tree Snails. Habitat
destruction and modification, pesticide use and over-collection forced the tree snail to join the
list of threatened species by the U. S. Fish and Wildlife Service on July of 1978. The population
continued to decline and was removed in 1997. Beginning in October of 2000, the Stock Island
tree snail had been relocated to public and private property throughout the Florida Keys and
remaining populations are currently being monitored and tended to.
Goal 105 - Smart Growth
Goal 105 was introduced throughout unincorporated Monroe County in 2002. This is a smart
growth initiative brought forward by the Planning Department as a way of implementing the
Florida Keys Carrying Capacity Study. The original objectives of Goal 105 designated land into
three (3) tiers according to priority for acquisition. Numerous public workshops and public
hearings led to the final tier system, which will consist of four (4) Tiers including Tier 3A
Acquisition by the County was to be either for conservation or for development of affordable
workforce housing.
Tier 0 lands are submerged lands or Right-of-Way. Tier 1 lands are the most environmentally
sensitive and the first priority for acquisition by State and Federal Agencies. Publicly owned
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lands are also included in Tier 1 boundaries. Tier 2 lands are less environmentally sensitive,
provide a "buffer" area for low-density development, generally border Tier 1 areas, and are
second priority for acquisition by County agencies (These Tier 2 lands are only found on Big
Pine Key and No Name Key). Tier 3A or Special Protection Areas (SPAs) are lands within a
one acre or more patch of hammock. Tier 3 lands are those lands that are least environmentally
sensitive, are predominately built, and where future infill development will be directed.
All of Stock Island, with the exception of Bernstein Park and the area known as Cow Key, is Tier
3. It is recognized that Stock Island, contains few environmentally sensitive parcels, is
predominately developed and future development and redevelopment shall be encouraged.
While development and redevelopment will be encouraged, applicable environmental standards
will have to be met for all proj ects.
Key Haven, while predominately built, is primarily designated Tier 3. There is a section of
middle Key Haven that is zoned Native Area (NA) and are "red flag" wetlands. These lots are
not able to be built upon due to the red flag wetland designation.
Parks and Recreation
Existing and planned public park and recreation facilities
The main park facility in the Stock Island and Key Haven planning area is Bernstein Park at the
corner of Fifth Street and Fifth Ave. on Stock Island. Bernstein Park is approximately 6.43 acres
(11.5 including submerged lands) with a number of both passive and active uses. The park has a
soccer field, a softball field, a basketball court, playground, nature trail, picnic shelters and
restrooms. Bernstein Park was acquired with a combination of county, state (FRDAP) and
federal (LWCF) funds and was developed in 1995. The park also contains a manufactured
home which is leased to a sheriff s deputy on a yearly basis.
Key Haven has a small private park area located on the west side of Key Haven Blvd. as one
enters the community. Lots 9 and 10 are owned by Key Haven Parks and Recreation, Inc. and
are developed as a small neighborhood park with a playground and other amenities to be used by
Key Haven property owners.
No additional park facilities in the planning area are planned at this time, however the County is
in the process of completing, a Parks Master Plan which will further evaluate the need for future
recreational facility development. Preliminary findings, using the State of Florida's
methodology, show there is a need for additional public parks and recreation facilities in the
study area.
Beach or shoreline access
Although both Stock Island and Key Haven have many canals, harbor areas, and a major
commercial port area, public access to the shoreline for launching boats or fishing is very
limited. Currently there is only one public boat ramp located ocean-side US 1 at approximately
mile marker 5.5. The ramp is owned by FDOT and is for the launching of smaller boats, with
very limited parking facilities.
The County does not own waterfront property on either Stock Island or Key Haven. This
significantly limits the County in preserving waterfront access points and initiating the
development of new publicly owned and operated shoreline access points or additional boat
ramps.
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Community Facilities
Schools
The schools that serve the residents of Stock Island and Key Haven are all located within the city
of Key West. Gerald Adams elementary is located on the north side of US 1 behind the Key
West golf course. Four other elementary schools are located in Key West across Cow Key
Channel, along with Horace Q'Bryant Middle School and the Key West High School. All of
these schools are a part of the Monroe County School Board subdistrict 3, which encompasses all
of the Lower Keys. The table below shows the number of students enrolled in each school for
each year from 1992 to 2004.
1992-2004 Fall School Enrollements
1,600
1,400
1,200
1,000
VI
1:
'" 800
'C
::l
en
600
400
200
o
1992 1993 1994 1995 1996 1997 1998 1999 2000 2001 2002 2003 2004
Year
The enrollment numbers suggest that the schools are losing children, particularly the elementary
schools, and more specifically, Gerald Adams School which serves Stock Island..
Water and Sewer
The Florida Keys Aqueduct Authority (FKAA) is the provider of potable water for all of the
Florida Keys. The FKAA has a number of important facilities located on Stock Island:
. Four 5-million gallon distribution and emergency storage tanks;
. A 685 hp back pump station;
. A recently completed 1.8 million gallon-per-day reverse osmosis plant for producing potable
water under emergency conditions.
Three of the 5-million gallon distribution and emergency storage tanks and the back pump
station are located on the north side of Stock Island, while the reverse osmosis plant and one 5-
million gallon distribution and emergency storage tank are located in the Safe Harbor area.
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The sanitary wastewater treatment system on Stock Island, operated by Key West Resort Utilities
(KWRU) was expanded to include the previously unsewered portions of Stock Island. The
previously unsewered portions of Stock Island were ranked as the number one 'Hot Spot' to be
connected to a centralized wastewater system in the Lower Keys Region.
Key Haven has an existing wastewater treatment plant which serves the commercial and
residential properties on Key Haven. This plant has a capacity of 20 million gallons-per-day
which is adequate for the existing service but has little or no excess capacity and limited
potential for expansion of the service area. The plant is required to be updated, using Best
Available Technology, by the year 2010.
Public Safety
The Monroe County Sheriffs Department and the Monroe County Fire Rescue have facilities on
the North and South portions of Stock Island. Fire Rescue has a small station located on the
corner of 2nd Street and MacDonald Ave. and the Sheriff has a large complex on the north side of
Stock Island. The existing Fire Station is slated to be expanded, possibly as soon as 2006.
The fire rescue station has very limited resources. It is only occupied on a 10 hour basis and
only houses one engine and one tanker. No emergency medical personnel are located at the
Stock Island facility. All calls which require ambulance response are dispatched from the Big
Coppitt station.
The Monroe County Sheriff s Department has a large complex which was recently completed on
the north side of Stock Island which includes a detention center, the Sheriff s administration
headquarters, the animal park, and physical fitness course. There is a small office located on the
campus of the Florida Keys Community College for the Crime Watch Coordinator.
Libraries
The county has five branch libraries located throughout the Keys. The closest library to the
Stock Island/Key Haven planning area is located in Key West. On-line library services are
available at www.kevslibraries.org.
Economic Develoument and Tourism
"Working waterfront" is becoming increasingly relevant across the state, and indeed the country.
"Working waterfront" describes communities whose economy is intrinsically linked to the
waters and its bounty, as is the case with Stock Island. The Stock Island economy has not
transitioned to a primarily tourism-based commercial retail economy, such as that of Key West.
Detailed information pertaining to the economy and waterfront areas of Stock Island are
provided within the Harbor Preservation/Redevelopment and Intra-Island Transportation Plan
completed by Wallace, Roberts, and Todd (WRT) in 2005.
Tourist Housing
Tourist housing is defined by the Land Development Regulations as a dwelling unit used for
tenancies of less than 28 days which includes the rental, lease, sublease, or assignment of
existing dwelling units. Within the planning area there are no motels, hotels, or guesthouses.
However, on Stock Island there are several RV parks or mobile home parks with RV spaces for
rent.
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In total there are four (4) mobile home parks located in Stock Island that have RV spaces for
rent. There is one park that is exclusively RV spaces. In total there are 300 RV spaces in Stock
Island. Boyd's Campground has the largest number of RV spaces at 203. The other 97 spaces
are distributed between the other four (4) parks.
The other source of tourist housing within Monroe County is vacation rentals. Vacation rentals
are privately owned units (not hotels, motels, or RV spaces) which are rented to tourists at any
number of days. Monroe County requires vacation rental units to have a special license and are
only permitted in select zoning districts. Currently, there are no vacation rental licenses in the
planning area.
There is currently a moratorium on new transient units. Therefore, no new hotel or motel rooms,
or R V spaces are able to be established, either to a new site or as an expansion of an existing
hotel! motel or RV park.
Transportation Inventorv
Existing State and County Roads
U. S.1 is the only state road in the planning area. US 1 is a four lane road with two lanes each
providing for north and south bound traffic.
There are approximately 29 county-maintained streets and roads on Stock Island. Significant
travel ways are McDonald-Maloney traversing west to east-south east, Fifth Street, Cross Street,
and Front Street which run perpendicular to U.S.l and offer access to the majority of the island.
Front Street from Key West Resort Utilities to the dead-end at the generating facility is
ambiguous as to ownership. The County Engineer's office has documents indicating the road
was ceded to Monroe County; however there is also documentation that the segment noted is
under private ownership. This issue should be resolved to facilitate road improvement
obj ecti ves.
The Annual Average Daily Traffic (AADT) is available from the Florida Department of
Transportation for the following locations: MacDonald Avenue 200' SE of US-I, AADT of
11,400 vehicles; US-l 200' E of Cow Key Bridge, AADT of 30,000 vehicles.
Roadway hazards - or other issues
Based on field observations, the following intersections should be reviewed for possible
improvements:
. Maloney & 3rd St.
. 5th St. and 5th Ave.
. Maloney and 4th Avenue and 2nd Avenue
. McDonald and 2nd St.
. McDonald and 3rd St.
. 3rd Ave., 4th Avenue and 2nd St.
A review of these intersections should analyze the following: improvement of sight clearance for
safety, improvement of intersection design for safety, improvement of traffic flow to reduce
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back-up, and improvement of bicycle/pedestrian amenities to improve safety during crossing.
This reVIew, findings, and recommendations are addressed In the Harbor
Preservation/Redevelopment and Corridor Enhancement Plan completed by Wallace, Roberts,
and Todd (WRT) in 2005.
Level of Service (LOS)
Each year, a US 1 arterial travel time and delay study is prepared for the County. The study is
based on an empirical relationship between the number of vehicles and the speed in which they
travel. When measured speeds fall below a Level C, a county-imposed building moratorium
results.
The 2005 LOS for the Stock Island/Key Haven segment (mile marker 4 to 5) is a B. The last
three out of four years, the segment has received a LOS B, with the remaining year an A Even
though the LOS has largely remained the same, the median speed has decreased from 35.8 in
2003 to 30.2 in 2005.
In terms of traffic volume, US-l through Stock Island has an annual average daily traffic volume
of 41,000. The Stock Island/Key Haven US-I Corridor Enhancement Plan completed by the
Corradino Group recommends a detailed traffic operations study of the corridor and its major
intersections as a way to improve Level of Service along the corridor.
Planned road improvements
Stock Island Roads II is currently being implemented by Monroe County Public Works and
Engineering. Seventy-five percent (75%) of the county-maintained roads on Stock Island have
been repaved within the last year.
The Monroe County Seven Year Roadway/Bicycle Path Plan had a schedule of repaving streets
in Key Haven beginning in Fiscal Year 2003/04 to Fiscal Year 2005/06. The bulk of this work
was scheduled for 2004/05.
Pedestrian and Bikeway Facilities-Stock Island.
The 1997 Monroe County Bicycle-Pedestrian Master Plan recommends the addition of bicycle
lanes in the following areas: the south side of US-I, Cross St., 5th Ave., 5th St., 2nd St., and
MacDonald/Maloney Avenue.
Various improvements such as the repaving of roads have provided opportunities for the
construction of bicycle/pedestrian facilities on Stock Island. The following bicycle and
pedestrian facilities are available on Stock Island:
Location From To Width Facility
Cross St. US-l 1 ih Avenue 5' Bicycle Lane
5th Street MacDonald Ave. 1 ih Avenue 3' to 5' Bicycle Lane
5th Avenue Western Terminus Maloney Ave. 4' Bicycle Lane
Maloney/Mac US-l Southern 5' Sidewalks
Donald Ave. Terminus
Pedestrian and Bikeway Facilities-Key Haven.
There is an existing 4' bike lane on Key Haven Road from Key Haven Boulevard to the northern
terminus of the island.
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Overseas Heritage Trail
The Florida Keys Overseas Heritage Trail Master Plan proposes to use the existing bike trail on
the north side ofUS-l. An on-going safety improvement project for this section of the OHT will
widen the trail from 7' to 10', as well as providing tree root treatment to smoothen out bumpy
segments of the trail.
County road system - planned facilities
The Florida Department of Transportation 5-Year Work Program identifies one project in the
study area, the rehabilitation of the boat ramp and seawall at Key Haven at approximately Mile
Marker 5.2
Public Transportation
Stock Island is served by Key West Transit seven days a week. The main transit routes travel in
a mostly clockwise pattern around the island through Maloney/MacDonald Ave., 3rd S1., 5th S1.,
5th Avenue, and Cross Road. There are various stops along the route with service beginning
about 6:40 AM. on the Red Route and continuing to 11 p.m. on the Orange Route. Typical
headways last between 10-15 minutes. There are no identifiable amenities available at the bus
stops.
In 2005, the Lower Keys bus service was started between Key West and Marathon. This service
runs 7 days a week between 5:30 a.m. and 10:55 p.m.
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Summary of the LCP Planning Process
Community Vision
We envision Stock Island and Key Haven as:
A diverse island community rich in residential, commercial, cultural, and recreational
opportunities; where families and friends live and work together in vibrant neighborhoods.
A place that maintains an affordable cost of living for people of all income levels with an
emphasis on housing; that fosters a sustainable, local economy consisting of a working
waterfront and a distinctive mix of commercial and industrial activities that complement the
community; where recreational and community facilities enhance the cultural fabric of the
neighborhoods; where its citizens understand the importance of and acknowledge the
responsibility to protect our vital natural resources; where a strong sense of civic pride
contributes to an ever improving quality of life.
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The community vision was written taking into consideration the responses received from the
community at workshops, in the survey of residents and landowners of the planning area, and
interviews of community leaders and individuals.
LCP Citizen Participation Process
Four major public workshops and meetings held on November 13, 2003, March 25, 2004, July
15 2004, and February 15, 2005, facilitated the LCP planning effort by providing opportunities
for direct participation of the community with planning staff and each other. In addition, a
survey was used to gain a broader understanding of the concerns and desires of the members of
the community who could not attend the meetings. The survey was included in the second
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newsletter that was mailed to all residents, property owners and interested parties. Additionally,
information, power point presentations and interactive comment forms were available on the
County website for the duration of the writing of the CommuniKeys Plan. From this outreach,
the key community issues were identified and a community vision formulated.
Community Issues and Obiectives
As a result of the many forms of feedback from residents, evaluation of the planning area and
analysis of the existing conditions, several issues and objectives were identified by the
Community:
. Preserve affordable housing
. Preserve commercial fishing
. Enhance the community fishing character
. Provide a community center
. Improve public facilities
. Improve regulations that improve the community without creating a financial burden on
the individual
. Maintain the single family neighborhood character for Key Haven
Plannin2 Issues and Obiectives
From the start of the planning process and through out the development of the Existing
Conditions report and this Master Plan, a number of planning issues and objectives have been
identified and considered in the development of this plan. The planning issues and objectives
follow in no specific order of importance:
Stock Island
. Maintain affordable housing while providing a mix of housing options; and
. Promote the diversification of economic opportunities, including small businesses and
home occupations; and
. Identify a commercial center within Stock Island (i.e. not US 1); and
. Improve aesthetics, commercial site and visual character of south side of US 1 corridor;
and
. Improve storefronts, signage, and landscaping for commercial properties; and
. Enhance the community identity as a "commercial fishing" community; and
. Provide space for a working waterfront and its supporting industries; and
. Provide and improve waterfront access; and
. Provide off-street parking for vehicles and boats; and
. Provide improved public facilities, including cultural and recreational facilities and
activity centers such as libraries.
Key Haven
. Decrease the negative impact on native areas from residential/nonresidential uses; and
. Improve the gateway/entrance into Key Haven; and
. Determine the appropriate land use of the remaining vacant properties in Key Haven.
The Livable CommuniKeys Program (LCP) is a community-driven planning effort aimed at
determining the amount, type and location of additional development appropriate for the
planning area and is tied to the Monroe County Year 2010 Comprehensive Plan through adoption
by the Board of County Commissioners. The need and budget for community facilities and
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services are identified to serve the existing community and any growth that may occur. The
Monroe County Department of Planning and Environmental Resources have provided the
professional guidance and expertise in drafting the plan.
The Planning Department has contracted with The Corradino Group to develop a US-I Corridor
Enhancement Plan, with funding by FDOT. Public workshops were held specifically to address
aesthetic and planning issues within the US-I corridor area from mile marker (MM) 4 to MM 6.
The ideas and recommendations which resulted from these workshops and the Stock Island/Key
Haven Corridor Enhancement Plan will be integrated or implemented in coordination with the
LCP Master Plan.
The Planning Department also contracted with Wallace, Roberts, and Todd, LLC (WRT) to
prepare a harbor preservation/redevelopment plan for the waterfront planning areas known as
Safe Harbor and Peninsular Port. WRT gathered background data, held community workshops
to encourage input, review and feedback from the community. This Harbor
Preservation/Redevelopment and Intra-Island Corridor Enhancement Plan will be adopted
separately from the Stock Island-Key Haven Livable CommuniKeys Plan.
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Format of Master Plan Elements
Each of the elements of this Master Plan focuses on an issue of heightened importance to the
Stock Island/Key Haven Planning Area. The Master Plan provides the tools for problem solving
by fulfilling three basic tasks:
1. Statement of the goals established through the LCP process as it applies to the planning
area.
2. Redefined analysis of specific community and planning needs to fulfill the goals.
3. Identification of strategies and action to meet the needs.
Goals
Each element states a specific planning goal designed around the major topics to be addressed
through the LCP process such as growth and redevelopment, economic viability, environmental
protection, and community character.
Current Conditions Summary
Information specific to the planning area is available in the Existing Conditions Report. Some
information was also provided during the LCP process in newsletters and workshops.
Demographics, inventories of community facilities, and land ownership patterns are examples of
information presented in this section.
Analvsis of Community Needs
The problem, issue or shortfall in the community or environment and the opportunities are stated
here. These have been identified either by the community or by the planning staff The
community includes the affected public, stakeholders, and elected officials and they have
identified needs to the planning staff in a variety of ways: workshop participation, mail surveys,
meetings, phone calls, and letters. The planning staff identified additional needs either through
planning analysis of existing information, professional judgment based on observations of date
or conditions, or coordination with facility or service providers.
Strategies and Action Items
As part of the Master Planning Process the planning staff has identified and evaluated possible
strategies for meeting each need. The possible strategies were also evaluated relative to one
another to identify conflicts and to identify opportunities for one strategy to fulfill multiple
needs. In this way a final set of strategies was completed. Action items were then developed
towards implementation of each strategy.
The plan is therefore written in the form of goals, strategies and action items rather than goals,
objectives and policies as in the Comprehensive Plan. Where strategies and action items replace
current comprehensive plan policies, this is noted and action items for deleting or modifying
those policies are included in the applicable element. It is very important to note that this plan
will be an addendum to the Monroe County Year 2010 Comprehensive Plan and the
Comprehensive Plan remains in full effect in the Stock Island/Key Haven planning area.
The plan format is illustrated in the flow chart below. The flow chart starts with an individual
need identified in the plan. A comprehensive strategy for meeting the need is formulated based
on the information in hand. If the information in hand is sufficient to implement the strategy the
action items for implementation can be written directly into the Master Plan. If not, an action
item can be written to procure new information or further analyze existing information. Note
that new information not only feeds back into implementation but may reveal new strategies,
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may redefine the need or may even reveal new needs. To be a meaningful and current
implementation tool over the entire twenty-year planning horizon, the Master Plan must include
this process of problem solving that monitors success and identifies changing conditions and new
issues. It must also allow for timely response and tracking of progress towards problem solving.
Identified
Community Need
Identified
Strategy
Enough information in hand for implementation?
~
YES
Write Action Items
for Implementation
I Monitor and Update
Write Action Items
to Obtain
Information
New Need
Identified
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Goal One:
Encourage redevelopment that maintains and enhances the
economic diversity of the community.
Current Conditions Summary
Even though Stock Island and Key Haven are separated both geographically and politically from
Key West, the communities are intrinsically connected by their work force and amenities. Stock
Island provides a wide range of viable employment opportunities at various commercial and
industrial establishments such as automotive and boat repair, storage, and small scale restaurants,
where as Key West provides retail related commercial options, schools, libraries and public
buildings. Stock Island also provides entrepreneurs, tradesmen and artists relatively inexpensive
yet sufficient and even inspiring places to establish their workshops, studios, and storefronts.
Commercial Uses
Stock Island contains a variety of commercial uses, including retail, restaurants, and professional
offices. These uses are clustered along the southern corridor of USl, Macdonald and Maloney
Avenues and pocketed along Cross Street. The land use designation on these properties is Mixed
Use (MU), rather than the more limited Suburban Commercial. The sole commercial
establishment on Key Haven is a gas station on the north side of US 1 at the entrance to Key
Haven. This parcel is appropriately zoned Suburban Commercial.
Maritime Industrial Uses
The largest concentration of maritime industry and commercial fishing in Monroe County is
found in the 142 acres of port area on Stock Island. The purpose of the Maritime Industrial (MI)
district is to establish and conserve areas suitable for maritime uses such as ship building, ship
repair, and other water dependent manufacturing and service uses as well as other industrial
activities.
In addition to the maritime industries, the MI district also permits commercial and office uses of
less than 5,000 square feet of floor area, commercial apartments involving more than 6 dwelling
units, hotels of fewer than and greater than 50 rooms, antenna-supporting structures, as well as
institutional uses. It is the aforementioned uses that are currently being proposed for Stock Island
that could threaten the commercial fishing industry.
Industrial Uses
Industrial uses are permitted in both the MU and MI districts. MU permits light industrial uses
while MI permits both light and heavy industrial uses. Industrial uses are defined as those uses
devoted to the manufacturing, warehousing, assembly, packaging, processing, fabrication,
storage, or distribution of goods and materials whether new or used, or the refinishing, repair or
rebuilding of vehicles or boats. Further, both MU and MI permit wastewater treatment facilities
and collection systems.
The Keys Electric Service and the Florida Keys Aqueduct Authority (FKAA) owns 16.24 acres,
or roughly 11 %, of the MI zoned land on Stock Island. FKAA has a number of important
facilities located on Stock Island including;
. Four 5-million gallon distribution and emergency storage tanks
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. Back pump station (685 hp)
. 1.8 million gallon per day reverse osmosis plant for producing potable water under
emergency conditions
. 5 million gallon storage tank for distribution and emergency storage
Since 1965, power generating facilities have been located on Stock Island. There were additions
in 1978, 1991, and 1999. There are two more additions proposed in the near future, one in 2006
and another in 2012.
Range of Employment Opportunities
An almost equal percentage of people living in Stock Island and Key Haven are either employed
or retired. However, the top reason for people living in Stock Island is closeness to work. Of
those employed, 67% work in Key West and 26% percent work in either Stock Island or Key
Haven. The type of employment mentioned most frequently was "self employed business
owner," the second leading employment type was "working in the fishing industry."
The 2000 Census indicates that the leading industry for employment is in the arts, entertainment,
recreation, accommodation and food services. This trend continues throughout Key West and the
entire County. Stock Island's second leading industry for employment is educational, health and
social service industry. The fishing industry ranked fifth.
Analysis of Community Needs
Economic Diversity-Zoning and Land Use
Recent development and redevelopment actIvItIes have been focused in the MU district.
According to the 2005 Property Appraisers database, 48% of the MU zoned parcels are
developed with residential uses and 20% are developed with commercial and office uses. The
MU district permits both residential and commercial uses. Since all the residentially zoned lands
are completely developed on Stock Island, this applies additional pressure to redevelop MU
lands for residential uses.
Responses from the Livable CommuniKeys survey indicate that 68% of the community agree or
strongly agree with maintaining the amount ofland for light industrial and commercial activity.
The survey and development patterns indicate there is a need to redirect economic development
and growth into appropriate infill areas and assess the availability of residentially zoned land.
Economic Diversity-Opportunities, Retention and Expansion
According to a report from the Chesapeake Group, the most important Issues confronting
commercial business operations are (in order of frequency):
. difficulty in attracting and retaining employees
. lack of visibility, inadequate signage
. inability to improve or expand
. lack of parking
. traffi c
. decline in tourism
. government regulations
. degradation of the environment
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In addition, the Chesapeake Group report predicts that demand for basic goods and services will
grow well into the foreseeable future as a result of changing household structures and
demographics and increases in visitor-based activity.. Major commercial opportunities for the
lower keys were identified as:
. Additional fast food operations
. Additional chain drugstores
. National large retail chains (example: Target or Wal-Mart)
Maintain Commercial Fishing.
The mail surveys indicate that the commercial activities the residents are mostly concerned with
are those surrounding the commercial fishing industry. Specifically, 63% of the community
agree or strongly agree that there is a need to protect the commercial fishing industry.
Commercial fishing is permitted in both the Maritime Industrial zoning classification and the
Mixed Use District, but is under pressure as those zones also allow for non-commercial fishing
uses, as well as residential uses.
Recommended Strategies and Actions
Strategy 1.1
Maintain existing commercial and industrial uses.
~ction Item 1.1.1: Create an overlay district in appropriate areas to only permit
workforce/affordable housing in conjunction with permitted commercial and light
industrial uses.
~ction Item 1.1.2: Amend the parking requirements in the overlay district by offering a
parking credit for on-street parking spaces located directly in front of the development
being served.
~ction Item 1. 1. 3: Amend the floor area ratios in the overlay district for commercial retail
and industrial uses.
Action Item 1.1.4: Encourage local restaurants to purchase and sale locally caught
seafood from Stock Island by permitting an additional ground-mounted sign on
commercial property and a wayfinding sign along US 1 that only advertises the "Seafood
locally caught on Stock Island" and the corresponding name of the restaurant.
~ction Item 1.1.5: Create an overlay district to resolve issues with non-conforming
structures and uses in the MU and MI land use districts.
~ ~trategy 1.2
Create a "downtown" district.
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Action Item 1.2.1: Identify Safe Harbor as a focal point of the "downtown" district. As
part of this designation, analyze the appropriate boundaries for the "downtown" district
and propose revisions to the Land Development Regulations.
~ction Item 1.2.2: Allow the existing nonconforming commercial uses in the
"downtown" overlay district to maintain their current density if workforce/affordable
housing is provided above the commercial use. The workforce housing shall be
calculated based on zero density.
Strategy 1.3
Acquire waterfront property, preferably with existing infrastructure to support commercial
fishing.
~ction Item 1.3.1: Explore and pursue partnerships and funding sources for land
acquisition (WRT).
~ction Item 1.3.2: Lease acquired commercial fishing property back to a broad based
coalition of commercial fishing interests, such as a co-op (WRT).
~ction Item 1.3.3: Require easement agreements for commercial fishing on waterfront
property through the development/redevelopment approval process.
~ction Item 1.3.4: Amend the Land Development Regulations to eliminate the list of
permitted uses that are not consistent with the purpose of the zoning district.
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Goal Two:
Direct future residential and commercial activities to areas
most suitable in the Planning Area.
Current Conditions Summary
Stock Island is one of the most densely developed Keys. Very few vacant areas exist to
accommodate infill, which means redevelopment will be likely over the next 20 year planning
horizon. Many of the lots of Stock Island are small compared to other areas of unincorporated
Monroe County. For example, the residential lots in the Lincoln Gardens subdivision
neighborhood are approximately 3,440 square feet in size.
Commercial activities occur in many areas of Stock Island. This is because the predominant land
use zoning district is Mixed Use (MU), which allows for a variety of both residential and
commercial uses and activities. The other predominate land use zoning districts are Maritime
Industries and Urban Residential Mobile Home.
Analysis of Community Needs
Through the planning process, the community identified promoting diversification of economic
opportunities as a priority. In order to achieve this, a sufficient supply of appropriately zoned
land needs to be available.
The Future Land Use Map serves as a guide for future land utilization and compliance of land
uses with the policies set forth in the Comprehensive Plan. There are instances on Stock Island
and Key Haven where the land use zoning district and/or the FLUM does not correspond with
current land use. This results in nonconforming uses and structures. On a site-by-site basis,
nonconformities create difficulties in reconciling appropriate redevelopment proposals in the
context of current land use zoning district and the FLUM.
The MU zoning, which allows for both commercial and residential uses, does not adequately
inherently protect commercially utilized land from being converted to residential use. Similarly,
the MU zoning does not adequately protect residentially utilized land from being converted to
commercial use. There is a community-wide need to be sure there is enough appropriately zoned
land to accommodate future growth and redevelopment for residential and commercial
utilization.
Recommended Strategies and Actions
Strategy 2.1
Encourage a mixture of commercial and residential development by preserving adequate supply
of appropriately zoned land for commercial and residential usage.
~ction Item 2.1.1: Initiate and complete a land use classification reevaluation plan for
Stock Island.
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Strategy 2.2
Review and evaluate the land use designation of lawfully established non-conforming land uses
and structures within the planning area to determine appropriate Land Use District designation.
~ction Item 2.2.1: Promote community character, establish conformance and resolve
land use issues by identifying and changing the land use designation on parcels of land
containing non-conforming uses and rezone as appropriate.
Action Item 2.2.2: Discourage the continuance of nonconforming uses that are
determined in the review to be inappropriate for the area in which they are located.
Strategy 2.3
Continue to utilize the Land Use District Map and supporting Future Land Use Map (FLUM) to
regulate land use type, density, and intensity on an individual basis within the planning area.
This will promote orderly and safe development that is consistent with the Comprehensive Plan
and will protect the integrity and conformance status of existing development.
~ction Item 2.3.1: Continue to recognize land use districts and FLUM categories as the
regulatory tool used for evaluating individual proposals for compliance with land
development standards such as type of use and intensity of use.
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Goal Three:
Preserve and increase the number of housing units available for
low and very low income families.
Current Conditions Summary
Stock Island has historically been considered the most affordable area to live in the southernmost
geographic area of the Keys. The variety of housing units for those individuals and families
making low and very low incomes exist in various forms throughout Stock Island including
mobile homes, live-aboards, apartments, and deed restricted affordable housing units. The
maj ority of residential housing in Stock Island is mobile homes, of which 42% were built during
the 1970's.
Unique to Stock Island and indicative of the demand for affordable housing is the concentration
of liveaboards. The proliferation of local liveaboards is correlated with both a desire to live an
alternative lifestyle and the increasing cost of living. Two concentrations of live-aboards exist
around Stock Island. One is located around the south-eastern portion of Stock Island adjacent to
Cow Key in what is referred to as Cow Key Channel. The other is located in the north-eastern
portion of Stock Island also known as Boca Chica Harbor. According to a Marine Resources
Survey in 2002, there are between 150 and 190 boats within these two areas, with Boca Chica
Harbor housing the highest amount.
The greatest fear voiced by residents is that trailer parks and mobile homes which serve as a
source of affordable housing will be bought and then converted into less affordable housing. A
look at recent redevelopment projects affirms these fears. From 1999 to 2004, 5 major housing
redevelopment projects have occurred, these redevelopment projects have led to a reduction in
the supply of affordable housing units.
The existing units on Stock Island that serve as affordable housing for the low and very low
income residence are part of the older housing stock. Many of these units may need to make
improvements to meet the livability standards. Examples of the livability standards include The
exterior, including the structure being in good repair while being maintained in a sanitary
condition so as not to pose a threat to the health, safety, or welfare of the occupants.
The County defines affordable housing in the Land Development Regulations. The regulations
provide various qualifying incomes for affordable housing ranging from those making as little as
50% to as high as 120% of the median adjusted household income for Monroe County. As
construction costs, land values and the differentiating prices between a market rate and an
affordable housing unit continue to increase, developers are naturally drawn to providing the
higher end of affordable housing. At this time, new regulations for affordable housing are being
drafted for review and approval by the Board of County Commissioners.
Analysis of Community Needs
Low to Verv Low Affordable Rental Housing
In the very recent past, numerous affordable housing projects have come to Stock Island. The
largest of such projects has been the redevelopment of the once Dog Track, now known as
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Meridian West into 102 affordable rental units for both the low and very low incomes. The
project was completed during 2004. According to property manager, all the units were claimed
with a waiting list of hundreds within a few hours. There is only one additional apartment
complex on Stock Island that contains 12 buildings with approximately 100 units.
Improved Housing Conditions
Many of the mobile homes and live-aboard boats are in need of improvements and possible
replacement. Both are suffering from the effects of age and weathering. Environmental
degradation, loss of tax base, and integration of this population into the hurricane evacuation
model are some other concerns with the live-aboard population.
Recommended Strategies and Actions
Strategy 3.1
Promote low and very low rental housing.
~ction Item 3.1.1: Provide a density bonus unique to Stock Island to encourage the
development of low to very low income rental housing.
-vlAction Item 3.1.2: Develop a worksheet for handout at the building permit describing
county incentives for providing affordable housing to commercial property owners
applying for building permits.
~ction Item 3.1.3: Work with commercial businesses in the area to identify if the site has
the appropriate land use designation and remaining density to provide for low to very low
housing.
Action Item 3.1.4: In conjunction with the Land Authority, explore the possibility of
County-sponsored housing on County-owned land.
Strategy 3.2
Provide additional services to live-aboards to promote a cleaner and healthier living environment
for the live-aboards and the community.
~ction Item 3.2.1: Locate a site with appropriate density for a mooring field and a shore
side management facility.
~ction Item 3.2.2: Provide a mooring field for live-aboards.
~ction Item 3.2.3: Upon locating a site, improve amenities available on shore to live-
aboards including docking space for dingies, pump out stations, and restrooms.
-vlAction Item 3.2.4: Educate live-aboards on the benefits of hooking up to a mooring field.
Strategy 3.3
Maintain and improve the existing amount of low to very low affordable housing options.
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-vlAction Item 3.3.1: Identify sources and secure funding for improvements to low and very
low affordable rental housing.
~ction Item 3.3.2: Reduce permit cost for mobile home replacement that rem am
affordable to encourage existing units to upgrade.
~ction Item 3.3.3: Work with existing housing advocacy groups and organizations to
develop incentives and viable solutions to the affordable housing crisis.
Strategy 3.4
Encourage and improve very low income housing.
~ction Item 3.4.1: Update definitions contained in the Comprehensive Plan and Land
Development Regulations pertaining to low and very low income housing.
-vlAction Item 3.4.2: Work with existing housing advocacy groups and organizations to
identify sources and secure funding to foster affordable housing projects.
~ction Item 3.4.3: Increase density bonuses for low and very low income.
~ction Item 3.4.4: Identify and secure funding for the relocation of mobile home owners
and renters that may be displaced by mobile home part conversions.
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Goal Four:
Maintain affordable housing while providing for a mix of
housing options.
Current Conditions Summary
Stock Island is one of the most densely residentially developed islands in unincorporated Monroe
County. The majority of the housing stock is comprised of mobile homes, both on individual
lots and in mobile home parks. In addition to mobile homes, the varying housing forms include
recreational vehicles, manufactured homes, single family homes, multi-family units, town
homes, and live-aboards. Key Haven's housing stock is comprised of single family homes.
As Key West has almost developed to near capacity, it has directed developers' attention towards
neighboring Stock Island to provide housing for the more professional population and affluent
retirees seeking second homes. A growing fear voiced by many residents is that Stock Island will
become more like Key West in its appearance, and more specifically in its housing. Particularly,
residents are concerned about losing the availability of affordable housing and looking like Key
West.
Multiple mobile home park conversion to less affordable housing have occurred on Stock Island.
In 2002, trailer park was converted into a gated community with 55 elevated homes, 2 employee
housing units, a clubhouse and pool. In 2005, 44 market rate units replaced a 51 unit mobile
home park. In 2006, a mobile home park received 380 approval to redevelop 63 existing units
into a 49 unit "workforce" housing community.
Analysis of Community Need
Stock Island is experiencing a great deal of pressure to redevelop housing units which have
historically provided residents housing for affordable rental and ownership rates. The proximity
of Stock Island to Key West provides an "alternative" housing location to the extremely high
land value of Key West. The proximate location is not only an advantage to those who work in
Key West, but also increasingly to those who may not necessarily work in Key West but wish to
live full or part time in market rate housing, single family or town homes. Stock Island not only
provides a refuge to the Key West workforce from the high end Key West housing market but
also provides opportunities for other lower keys residents to affordably own a home in Monroe
County.
Many builders are finding that it is more efficient to redevelop an existing legally established
dwelling unit than to apply for a market rate building allocation (RaGa) and develop a vacant
property. Furthermore, the scarcity of vacant land on Stock Island make redevelopment a popular
choice.
Developers are finding that the "working-class" reputation of Stock Island is not detracting from
rapidly escalating property values and home sales. Because of this, Stock Island stands to
experience a degree of gentrification if redevelopment is left unchecked and unguided. Because
Key Haven is already established as a neighborhood of market rate single family homes, Key
Haven is not experiencing a comparable transition.
Design Guidelines
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One way of maintaining and improving the character of a community is through the use of
design guidelines.
It is easy to distinguish the new developments existing on Stock Island for they are distinctly
different from those in the past in scale and design. Specifically, new homes are generally larger,
elevated structures displaying various colors. The traditional community character is different
than the often fenced in and physically separated new multi-unit developments. Specifically, the
citizens expressed a dislike for the new developments that reflect styles typically seen in Key
West.
The use of design guidelines for redevelopment can help to ensure that the improvements or
redevelopment of properties in a community is consistent with the vision of the community.
Recommended Strategies and Actions
~~trategy 4.1
Develop design guidelines.
-v/f1ction item 4.2.1: Hold a community charette to identify those features that are unique to
Stock Island and different from neighboring Key West.
~ction Item 4.2.2: Provide incentives that encourage improvements of housing as
opposed to redevelopment.
~ction Item 4.2.3: Create, adopt and implement design guidelines and incentives.
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Goal Five:
Maintain and enhance the community character of a diverse
and unique mixed-use community, separate from Key West.
Current Conditions Summary
Traditionally, Stock Island has not been one to compete with Key West for tourism related
industries. As such, a mixture of zoning classifications evolved on the Island that support a wide
variety of uses ranging from commercial, industrial, and residential. The range of uses combined
with the working class nature of the Island has resulted in a community with a patchwork of
development styles. Stock Island is typically described as 'funky', 'unique' and' different'. The
residents have voiced a liking for this perception as well as a desire to maintain it.
This distinctiveness can also be felt while traveling the streets of Stock Island. A traditional grid
pattern does not exist and many roads meet at various angles. This juxtaposed network can be
very confusing to someone traveling through the Island in search of commercial and industrial
establishments.
Fence styles range in height, materials, and color. Residential units also range in size, shape, and
design. With that said, the type of confined development found in neighboring Key Haven seems
out of place on Stock Island.
Emerging from this mixture of development styles and marine related occupations are pockets of
public art with a maritime focus. Particularly, in the Safe Harbor Area of Front Street, a colony
of artists are known to live and work.
Analysis of Community Needs
Wayfinding and Street Signs
There are a number of businesses within Stock Island that do not have frontage with US-I. For
the visiting traveler and probably for some residents of Monroe County, there is little to indicate
the existence of a vibrant commercial establishments off US-I.
The Stock Island community has identified wayfinding and street signs as a means of informing
and directing visitors to the various restaurants and services available off US-I. Implementing
wayfinding and street signs would require identifying a location where such a "sign" could be
placed. The design and permitting issues associated with placing a "sign" along US-I would be
one of the challenges for the community.
Art in Public Spaces
There are various amenities and buildings that can act as canvases to support and display art
throughout the community including; storefronts, new bus shelters and trash receptacles. Themes
should be developed that reflect Stock Island's identity as a historic maritime community unique
and separate from Key West's image as a tourist destination.
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Recommended Strategies and Actions
Strategy 5.1
Define and enhance the community identity.
~ction Item 5.1.1: Promote the importance of maritime industries by incorporating the
theme of Stock Island's historic maritime industry in public art and design guidelines.
~ction Item 5.1.2: Emphasize maritime industries in all aspects of community design.
Strategy 5.2
Develop a system of wayfinding and street signs and entryway features to communicate Stock
Island's community character.
~ction Item 5.2.1: The community in conjunction with the County and FDOT will
identify possible locations for the placement of way finding and street signs.
Action Item 5.2.2: The maritime theme should be incorporated as part of the
development of a wayfinding and street signs.
Action Item 5.2.3: The design of an entryway feature to identify Stock Island should be
consistent with its community character.
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Goal Six:
Maintain and enhance the natural resources, taking care to
improve and protect water quality and beautifY and preserve
open space.
Current Conditions Summary
Environmental protection within the planning area has primarily been implemented using the
following mechanisms: Environmental design criteria in the Land Development Regulations,
discouraging development in environmentally sensitive areas through the ROGO/NROGO points
system, and public acquisition of terrestrial and wetland habitats.
Concern for the natural environment has been expressed by not only the residents of Stock Island
and Key Haven but also by the visitors to the Lower Keys. According to the community survey
results, 83% of the residents either agree or strongly agree that the preservation of natural
resources is of major importance to preserving the quality of life. According to an economic
survey conducted by the Chesapeake group, 94% of all recreating visitors said that they were
concerned to very concerned about protecting the environment.
Environmental protection on Stock Island is more about managing the environment in a holistic
way and managing secondary impacts of development and not necessarily focusing on a
particular species or a particular habitat type. Historic and current development patterns, have
left few individual species and few specific habitat types remaining on the islands. Therefore,
environmental protection means protecting and preserving open space and where possible
restoring open space.
Cow Key is one of the remaining undeveloped open areas on Stock Island. It is currently zoned
Native Area (NA) and is a Tier I parcel. It is approximately 62 acres of varying habitats and is
connected to Stock Island by a narrow upland corridor.
Other lands on Stock Island include isolated wetland areas located in the northwest section of
Stock Island. These are designated as Tier I. Finally, there are isolated strips of mangroves
fringing Stock Island and Key Haven, including an approximately half mile strip along the east
side of the FKAA property in the Safe Harbor area.
Key Haven, though only partially developed to date, is platted and essentially committed to
residential development. Open space and provisions for protecting existing sensitive habitats
such as wetlands, mangroves, and hammock areas will be required by the County through
development regulations.
Wastewater
Within the Lower Keys Region, the unsewered portions Stock Island were recently ranked as the
number one 'Hot Spot' to be connected to a centralized wastewater system. Key West Resort
Utilities operates the sanitary wastewater treatment system on Stock Island. With the exception
of Shrimp Road, south of the new Meridian West affordable housing complex (historically
known as the "Dog Track"), July 2004 marked the completion date of the expansion of KWRU
service to Stock Island.
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The current issue at hand is getting the residents hooked up to the new system and dismantling
individual septic and cesspit systems. To help ease the hook up costs to the property owners, the
County has paid 80% of the cost (up front), and the homeowners are expected to pay the
remaining 20% with an average on site cost of $2,700 per household. According to a report from
the KWRU to the Board of County Commissioners in August 2004, Stock Island residents pay
the lowest wastewater bills in the Keys at $36.72 per residential unit. Even though wastewater
bills are relatively low, the 20% cost share is still reputably prohibitive to property owners. As
such, there is a lack of incentive to abandon existing systems and hook up to the new treatment
system.
Analysis of Community Needs
Water Qualitv
One of the most prevalent/relevant secondary impacts of development in the planning area is the
management of storm water and a lack of clean open space. Keys-wide, the principal cause of
unhealthy near shore waters can be traced to elevated nutrient levels in the canals and storm
water runoff High levels of phosphorous and nitrogen are found in raw sewage and secondary
treated waste water discharges. The dense development and the impact of live aboard vessels in
the near shore areas contribute to near shore water quality degradation.
The County anticipates seeing improved water quality in near shore waters as old systems are
abandoned and as live aboard vessel needs are accommodated. These needs include waste water
and sewage treatment, trash collection, and mooring fields. Mooring fields will alleviate direct
impacts to bay bottom by anchors.
~atural Flesources
Increase in density increases the need to preserve and restore the remaining open space. With
the increase in intensity and density of surrounding development, the secondary impacts of
development, including litter and pressure to develop remaining vacant lands, are also
intensified. Hardened shoreline, lack of vegetation which serve as natural filtration such as
mangroves and fringing wetlands, and the lack of a comprehensive storm water management
system allows pollutants to enter near shore waters untreated and unfiltered.
Recommended Strategies and Actions
Strategy 6.1
Identify and secure funding sources for the reduction of connection fees associated with
connection to the sewer system.
Strategy 6.2
Increase efforts to provide a mooring field and pump out stations to the live-aboards of Stock
Island.
~ction Item 6.2.1: Identify ideal locations for mooring fields.
~ction Item 6.2.2: Educate the public on the benefits of connecting to an appropriate
wastewater system.
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Strategy 6.3
Work with the community to identify actions that are necessary to improve and protect water
quality.
~ction Item 6.3.1: Planning staff will work with the community to identify measures to be
taken to improve and protect water quality while protecting the development rights of
property owners.
-vlAction Item 6.3.2: In conjunction with other agencies, distribute information regarding
various programs designed improve water quality.
Strategy 6.4
Work to improve water quality and hydrologic connectivity throughout Stock Island's water
resources.
~ction Item 6.4.1: Investigate restoring hydrologic connectivity to the mangrove slough
located in the north west portion of Stock Island.
~ction item 6.4.2: Increase compliance with stormwater regulations in the high density
areas of Stock Island.
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Goal Seven:
Enhance existing park facilities and provide additional
resources for active and passive land-based recreation and
protect shoreline access for water based recreational activities.
Current Conditions Summary
The main park facility in the Stock island and Key Haven planning area is Bernstein Park at the
comer of Fifth Avenue and Fifth Street on Stock Island. Bernstein Park is approximately 6.43
acres including 11.5 acres of submerged lands. There are both passive and active uses available
at this park including a soccer field, a softball field, a basketball court, playground, nature trail,
picnic shelters and restrooms.
Key Haven has a small private park area located on the Westside of Key Haven Blvd. This park
is owned and maintained by Key Haven Parks and Recreation Inc. and is used mainly by Key
Haven residents.
In addition to the park amenities described above, the Florida Keys Overseas Heritage Trail runs
parallel on the northside and parallel to US-I. This facility is scheduled for safety improvements
which would include a widening of the trail to a minimum of 8 feet, resurfacing and remilling of
rough areas caused by tree roots, and retrofitting to meet ADA (American Disabilities Act)
standards. Other bikeway facilities are also found on Cross S1., 5th Street, 5th Avenue and
Maloney/MacDonald Ave.
In Key Haven there is an existing 4' bike lane on Key Haven Road from Key Haven Blvd. to the
northern end of the island.
Although surrounded by water, public access to the shoreline for launching boats or fishing is
very limited. Currently, there is only one public boat ramp located ocean-side on US-I at
approximately Mile Marker 5.5. The ramp is owned by FDOT and is currently scheduled for
improvements under the FDOT 5-year work program.
Analysis of Community Needs
Additional recreation facilities
The following four additional activities and improvements were identified by the community in
the survey and include: bicycle and pedestrian tails (20%), swimming pool (13%), boat access
(11 %) and playground equipment (10%).
Public access to the waterfront
Although Stock Island and Key Haven have many canals, harbor areas, and a major commercial
port area, public access to the shoreline is very limited. Currently, there is only one public boat
ramp located on the ocean-side of US-I at approximately Mile Marker 5.5.
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The County does not own waterfront on either Stock Island or Key Haven. This significantly
limits the Counties ability in preserving waterfront access points and initiating the development
of new publicly owned and operated shoreline access points or additional boat ramps.
Recommended Strategies and Actions
Strategy 7.1
Provide for maintenance and enhancement of active and passive recreational opportunities and
for public shoreline access throughout the Planning Area.
~ction Item 7.1.1: Implement the recommendations of the Monroe County Parks and
Recreation Master Plan within the Planning Area.
~ction Item 7.1.2: Inventory and evaluate neighborhood pocket parks, neighborhood
water access and County roads that terminate at the shoreline. Determine if any
improvements or expansions are appropriate, and include these items into the Monroe
County Parks and Recreation Master Plan.
~ction Item 7.1.3: Implement the recommendations of the Stock Island-Key Haven
Livable CommuniKeys Plan Volume 2 (Harbor Preservation/Redevelopment and
Corridor Enhancement Plan).
Action Item 7.1.4: Encourage businesses to retain eXIstmg and create new public
waterfront access. Rely on Stock Island-Key Haven Livable CommuniKeys Plan
Volume 2 to formulate recommended mechanisms for encouragement.
Version: July 13,2006
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Goal Eight:
Define, maintain and enhance the character of us 1 Corridor
(MM 4-6)
Current Conditions Summary
Of the 112 miles within Monroe County, only two miles run between Key Haven and Stock
Island. Those two miles are four lanes wide and are lined with 28 parcels. The southern side of
Stock Island is lined with 23 different parcels. Twenty-two are zoned Mixed Use (MU) and the
remaining one is zoned Urban Commercial (UC). Commercial uses range from restaurants, tattoo
parlors, and convenience stores. One parcel has recently been developed with 55 two-story
elevated residential townhomes, and its neighboring vacant parcel is in the process of developing
46 two-story elevated townhomes. The only remaining vacant parcel at the corner of 3rd Street is
proposed for a mixed use development which may include a bank, library, and an office building.
Key Haven has limited US 1 frontage. The few parcels which parallel US 1 along Key Haven are
zoned Suburban Residential (SR) and Improved Subdivision (IS). The only current commercial
development is a gas station that parallels US 1, although it is actually separated by the FDOT
right of way that is commonly used for parking for the neighboring boat ramp.
Within the short stretch, there are six access roads to Stock Island. Coming from the North and
heading South on US 1, these roads include 2nd, 3rd, 4th, 5th and Cross Streets as well as
MacDonald Avenue. There are currently two access roads which can be used to enter and exit
Key Haven: Key Haven Road and Key Haven Drive.
Various modes of transport are seen along the corridor and include vehicles, bicycles, scooters
and mass transit. The Key West Transit Authority provides service between Key West and Stock
Island and has extended service to Marathon. The Overseas Heritage Trail runs parallel to US 1
on the North side.
The County retained the services of the Corradino Group to study the corridor and produce a
Corridor Enhancement Plan. The findings of the Corradino study can be found in the Stock
Island/Key Haven US-l Corridor Enhancement Plan. The study consisted of a public charrette
and a follow-up meeting to develop and select various alternatives for improvements along the
US-l corridor.
Analysis of Community Needs
Sense of place
The community survey indicates that there is strong support for the revitalization of the area
along US 1. Community comments also indicate that an attractive entrance on US 1 would
improve the appearance of Stock Island and Key Haven. A suggested location for an entryway
feature was 2nd Street, which is the first street that motorists pass as they are heading towards
Key West.
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Residents of Key Haven also expressed the desire for improvements in the entry way that better
reflect the character of the residential community. Improvements include the addition of
landscaping along US 1.
Signage/improved wayfinding
In addition to an entrance wayland or sign for Stock Island, the issue of storefront signs arose.
Residents expressed an interest in improving signage to businesses along US 1 and within Stock
Island. According to one successful entrepreneur, prominent signage and the right product mix
geared to the tourist can result in expanding market opportunities.
Recommended Strategies and Actions
Strategy 8.1:
Create a unique corridor identity that is reflective of the community character.
~ction Item 8.1.1: Install a maritime themed entryway feature at an appropriate location.
Action Item 8.1.2: Encourage local artists to participate in the design of corridor
improvements, i.e. bus shelters with murals, entryway features, street furnishings, etc.
Strategy 8.2:
Improve signage along US 1
~ction Item 8.2.1: Create a design book of maritime themed signage templates available
for public distribution.
~ction Item 8.2.2: Allow businesses within Stock Island to post wayfinding signs at
designated sign kiosks along US 1.
~~trategy 8.3:
Implement the recommendations of the Corridor Enhancement Plan.
~ction Item 8.3.1: Coordinate with FDOT and other agencies to assist in implementation
of the plan.
Action Item 8.3.2: Secure funding for recommended improvements and for further studies
of the Corridor.
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Goal Nine:
Provide for all residents of the planning area a safe, efficient and
viable transportation systemfor the movement of people and
goods.
Current Conditions Summary
The road and street system support vehicular traffic as well as pedestrians and bicyclists. There
are approximately 29 county maintained streets and roads on Stock Island. Significant to Stock
Island are the corridors of McDonald and Maloney which traverse west to east then south-east as
well as Fifth, Cross and Fronts which are access streets to US 1. Few amenities are offered to
pedestrians or bicyclists on within the Island.
One of the main reasons the survey respondents have chosen to live on Stock Island is due to the
proximity to employment opportunities. The average time spent traveling to work ranging
between zero to IS minutes with the majority of employment opportunities located in Key West.
Of those traveling to work, the majority use (79%) their vehicle, while a smaller percentage
(16%) either walk, bike or utilize the bus system. Another form of transport observed to be
popular is the scooter.
Key West Transit provides bus service to Stock Island. There are currently five bus stops and no
service provided to Key Haven. The points of service are located at the available locations;
. US 1 and Cross Street
. sth Street and Sth Avenue
. Sth Avenue and lih Avenue
. Oceanside Marina at Peninsular Avenue
. Stock Island Apartments
In a survey of Stock Island and Key Haven, 2S% of the respondents rated the bus system as
excellent to good, 26% as adequate, and 11% as poor. The majority of those respondents
indicated that they did not utilize the public bus system. 38 % of the residents expressed that
they didn't know about the system.
Analysis of Community Needs
Foster Various Modes of Transport
As mentioned, various modes of transit exist however there are minimal amenities. Bus shelters
do not exist on Stock Island and hence there is no place to post bus schedules. Riders are often
found sitting on make-shift benches and/or the ground. In addition, scooters are a popular mode
of transport, however there are few parking spaces provided within the Island.
Improved Physical Environment for Pedestrians and Cyclists
The lack of open space and the popularity of walking and bicycling on the Island create the need
for an increased amount of trails and sidewalks. Of particular concern is the safety of children
due to the lack of front yards and open space. Hence, play areas are often in the streets.
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Recommended Strategies and Action Items
Strategy 9.1
Improve conditions for the scooter rider.
~ction Item 9.1.1: Post signs along the corridor to increase awareness of this mode of
transport.
~ction Item 9.1.2: Amend the parking regulations of the Land Development Regulations
to reduce the amount of required vehicular parking spaces in commercial establishments
in exchange for scooter spaces.
Strategy 9.2
Improve amenities for transit users.
Action Item 9. 2.1: Seek funding to provide bus shelters.
Action Item 9.2.2: Encourage developers to provide bus shelters.
~ction Item 9.2.3: Post interchangeable schedule at bus stops which include drop off
and pick up times.
Strategy 9.3
Encourage and increase bus ridership.
~ction Item 9.3.1: Coordinate efforts with Key West Department of Transportation,
Planning Department and the citizens to identify ways to improve bus service.
~ction Item 9.3.2: Work with Key West Business Owners to provide incentives (transit
pass) for employees that utilize mass transit.
Strategy 9.4
Promote bicycle and pedestrian friendly design.
~ction Item 9.4.1: Require all new development and redevelopment along MacDonald,
Maloney, Fourth and Fifth Avenues to provide public sidewalks.
~ction Item 9.4.2: Create a continuous sidewalk network.
Action Item 9.4.3: Require the provision of bicycle facilities and parking in all new
development and redevelopment.
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Goal Ten:
Provide adequate public facilities to serve the existing and
future needs of the Planning Area.
Current Conditions Summary
Sanitary Sewer:
The sanitary sewer system on Stock Island is operated by Key West Resort Utilities (KWRU).
The system has been complete for two years. This system currently converts approximately 110
million gallons of wastewater for reuse. Residents are currently required to hook up to the
central sewer system.
Schools:
Stock Island and Key Haven are served by Gerald Adams Elementary School, Horace O'Bryant
Middle School, and Key West High School. The student population has remained either constant
or has experienced a slight decline. There is currently no level of service issues with the schools
serving Stock Island and Key Haven. Each have adequate reserve capacity to accommodate the
impacts of additional land development
Potable Water:
The Florida Keys Aqueduct Authority (FKAA) is the provider of potable water in the Florida
Keys. The main source of water for the FKAA is the Biscayne Aquifer with its wellfield located
west of Florida City in Miami-Dade County.
FKAA operates a Reverse Osmosis (RO) plant on Stock Island, and is capable of producing 1.8
million gallons per day of water. The South Florida Water Management District (SFWMD)
which issues permit for how much the FKAA is able to withdraw from the Aquifer, increased the
maximum limit for water withdrawal to 23.79 Million Gallons per Day (MGD). During the last
year available (2004), the FKAA distributed an average of 17.65 MGD and a maximum of 22.0
MGD.
Fire and Rescue Services:
In May of 2004, The Stock Island Fire Station located on 2nd and Maloney Avenue was upgraded
to provide 24 hour fire and emergency medical personnel staffing. A new fire alarm system,
sewer system, signage, and fresh paint throughout were also part of the facility upgrades.
Libraries:
The closest library to the Stock Island/Key Haven planning area is located in Key West.
Currently the County is anticipating constructing a new County library by participating in a new
mixed-use development.
Analysis of Community Needs
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Currently, there are no problems with level of service for most of the public facilities on Stock
Island. However, due to the high concentration of the student population, there is a clear need for
a library on Stock Island.
Recommended Strategies and Actions
Strategy 10.1
Ensure that new and expanded public facilities are constructed and operated within the Planning
Area according to concurrency and community-identified needs including wastewater handling,
stormwater handling, transportation capacity, parks and recreation facilities, library facilities,
schools and community facilities.
~ction Item 10.1.1: Supplement the annual public facilities concurrency report and
capital improvements report with a section detailing the status of facilities within the
Planning Area.
Strategy 10.2
Ensure availability of fire suppression facilities for the Planning Area.
~ction Item 10.2.1: As part of development and redevelopment efforts within the
Planning Area and as part of public design improvements, increase the availability of fire
suppression facilities according to standards set by the Monroe County Fire Marshall.
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Draft
Stock IslandlKev Haven Livable CommuniKevs Master Plan
Goal Eleven:
Encourage community involvement in implementing and
monitoring the Stock Island-Key Haven Livable CommuniKeys
Program Master Plan.
Current Conditions Summary
The community has demonstrated their interest in planning for the future of Stock Island and
Key Haven by attending workshops, community meetings and communicating with the Planning
Department concerning what they hoped to achieve through the planning process. Community
feedback has allowed Staff to gain an understanding of the needs and desires of the community.
The community interest has kept the project on track, moving forward toward the Vision.
Five major public workshops and meetings held on November 13, 2003, March 25, 2004, July
15, 2004, February 15, 2005 and July 26, 2005, facilitated the LCP planning effort by providing
opportunities for direct participation between the community planning staff In addition, surveys
were used to gain a broader understanding of the concerns and desires of the members of the
community who did not attend the meetings. The survey was included in the second newsletter
that was mailed to all residents, property owners and interested parties. Additionally,
information and power point presentations and interactive comment forms were available on the
County web site throughout the creation of the CommuniKeys Plan. From this outreach, key
community issues were identified and a community vision formulated.
Policy 101.20.1 of the 2010 Comprehensive Plan directs that the LCP Master Plans follow
certain principles. The second Principle states that the Community Master Plans will include "a
monitoring mechanism to provide accountability to the communities." The fifth Principle directs
that "each Community Master Plan will include mechanisms allowing citizens continued
oversight and involvement in the implementation of their plans. Through the Community Master
Plans, programs for ongoing public involvement, outreach, and education will be developed."
Analysis of Community Needs
Continued community involvement is needed to update and implement this Stock Island-Key
Haven Livable CommuniKeys Master Plan. Input from the community will be needed during
future study and design efforts and direct partnering with the community may be needed to
implement identified action items.
Recommended Strategies and Actions
Strategy 11.1
Provide updates to the community on all aspects of plan implementation and the status of public
proj ects in the Planning Area.
~ction Item 11.1.1: Continue to distribute information through press releases and
postings on the County website regarding status of the LCP and upcoming meetings.
Version: July 13,2006
Page 53 of 54
Draft Stock IslandlKe Haven Livable CommuniKe s Master Plan
Action Item 11.1.2: Continue to provide speakers to civic and service organizations to
discuss LCP issues.
~ction Item 11.1.3: Publish and distribute a newsletter on a periodic basis to provide
community awareness and update on the progress of implementing the LCP.
Strategy 11.2
Establish a committee to advise the Planning Commission on project proposals within the Stock
Island-Key Haven LCP Planning Area.
~ction Item 11.2.1: The Board of County Commissioners appoint five to seven
committee members to include representatives from the business community, the general
citizenry, and design professionals to serve as volunteers to review and comment on plans
for projects and improvements within the Planning Area.
~ction Item 11.2.2: The County shall provide administrative support for the advisory
committee and all business of the committee shall be conducted in accordance with
County and State law regarding conduct of public business.
Version: July 13,2006
Page 54 of 54
Momoe County, FL - Proposed Amendments to Momoe County Tier Overlay District Maps
"
'- :
http://monroecoflvirtualtownhalLnet/PageslMonroeCoFL _ GIS/TierOverlayDistrictMapsSch8 (1 of 2) [5/14/2007 5 :25:45 PM]
Momoe County, FL - Proposed Amendments to Momoe County Tier Overlay District Maps
http://monroecofl.virtualtownhall.net/PageslMonroeCoFL _ GIS/TierOverlayDistrictMapsSch8 (2 of 2) [5/14/2007 5 :25:45 PM]
BOARD OF COUNTY COMMISSIONERS
AGENDA ITEM SUMMARY
Meeting Date: May 21,2007
Division:
Growth Management
Bulk Item: Yes_
No -2L
Department:
Planning
Staff Contact Person:
Andrew Trivette
AGENDA ITEM WORDING:
A public hearing to consider an amendment to the Momoe County Year 20 I 0 Comprehensive Plan to
include Volume Two (2) of the Stock IslandlKey Haven Livable CommuniKeys Master Plan titled Harbor
Preservation/Redevelopment and Corridor Enhancement Plan.
ITEM BACKGROUND:
Volume 2 of the Stock IslandlKey Haven Livable CommuniKeys Master Plan is specifically dedicated to
the Safe Harbor and Peninsular Port Areas as well as the Intra-Island Corridors of MacDonald/Maloney
Avenues and Fifth and Fourth Avenues of Stock Island. Volume Two (2) is the culmination of over a year-
long planning process during which numerous opportunities for community review, input and feedback
were provided. During the onset of the process, 25 individuals representing groups of stakeholders were
interviewed. Following the interviews, two interactive workshops were held to gather input, provide
updates and share ideas, comments and questions of the findings and interim products. Momoe County
published and mailed three newsletters which provided updates and encouraged responses on the County's
website. The website hosted alternative concepts and strategies along with an interactive comment card.
The Planning Commission held a public hearing in Marathon on March 8, 2006 and granted conceptual
approval of the Plan.
The DCA has raised objections to the Strategies and Action Items in the LCP translating to comprehensive
plan Objectives and Policies. Specifically, not all the strategies and action items in the LCP meet the
statutory requirement for objectives and policies. In order to address DCA's objections, staff has edited the
LCP to place a "check mark" next to those Strategies and Action items which meet the statutory
requirement for objectives and policies. The remaining strategies and action items will remain as
guidelines. Staff has included a statement in the LCP that it is the intent of the Planning Department to
revisit those strategies and items which do not meet the statutory requirement and amend them in order to
meet the statutory requirement for comprehensive plan objectives and policies.
PREVIOUS RELEVANT COMMISSION ACTION:
On August 20, 2003, the Board of County Commissioners considered the recommendation of the Review
Committee and requested Staff to enter into contract negotiations with the chosen respondent of the
Request for Proposals. Wallace Roberts and Todd were the chosen respondents by Staff.
CONTRACT/AGREEMENT CHANGES: N/A
STAFF RECOMMENDATIONS: Approval.
TOTAL COST: N/A
BUDGETED: Yes _No N/A
COST TO COUNTY: N/A
SOURCE OF FUNDS:
N/A
REVENUE PRODUCING:
Yes N/A No
AMOUNT PER MONTH N/A
Year
APPROVED BY:
County Attorney
x
OMB/Purchasing _ Risk Management _
DOCUMENTATION: Included--K-
Not Required_
DISPOSITION:
AGENDA ITEM #
W:\GROWTH MANAGEMENT\BOCC\GMD Agenda Items\2007052I Special Meeting Public Hearings\Stock Island
LCP-volume I and 2\Agenda Item Summary-Volume lI.doc
ORDINANCE NO.
-2007
AN ORDINANCE BY THE MONROE COUNTY BOARD OF
COUNTY COMMISSIONERS AMENDING THE YEAR 2010
COMPREHENSIVE PLAN AND ADOPTING VOLUME 2 OF THE
LIV ABLE COMMUNIKEYS MASTER PLAN FOR STOCK ISLAND
AND KEY HAVEN TITLED HARBOR
PRESERVATION/REDEVELOPMENT AND CORRIDOR
ENHANCEMENT PLAN; PROVIDING FOR THE REPEAL OF ALL
ORDINANCES INCONSISTENT HEREWITH; AND DIRECTING THE
PLANNING AND ENVIRONMENTAL RESOURCES DEPARTMENT
TO FORWARD A COpy OF THIS ORDINANCE TO THE FLORIDA
DEPARTMENT OF COMMUNITY AFFAIRS AND PROVIDING AN
EFFECTIVE DATE.
WHEREAS, the Monroe County Year 2010 Comprehensive Plan Objective 101.20
identifies the Livable CommuniKeys Planning Program as a planning program designed to
address community needs while balancing the needs of all of Monroe County; and
WHEREAS, the Board of County Commissioners makes the following findings of fact:
1. Policy 101.20.1 of the Year 2010 Comprehensive Plan directs Monroe County to
develop a series of Community Master Plans while shall include specific criteria, including close
coordination with other community plans ongoing in the same area and sets out twelve principles
to direct development of the master plans.
2. The Livable CommuniKeys Master Plan for Stock Island is the product of the Livable
CommuniKeys program as outlined in the Monroe County Year 2010 Comprehensive Plan
Objective 101.20.
3. Policy 501.1.1 of the Year 2010 Comprehensive Plan states that Monroe County shall
permit only port and port-related land use within the Safe HarborlPeninsular port area of Stock
Island.
4. Policy 502.1.2 of the Year 2010 Comprehensive Plan states that Monroe County shall
permit land uses supportive, complementary to or otherwise port related nearby and adjacent to
the Safe HarborlPeninsular Port areas of Stock Island.
5. Volume Two (2) of the Stock Island/Key Haven Master Plan titled Harbor
Preservation/Redevelopment and Intra-Island Corridor Enhancement Plan sets out the following
six principles; preserve the working waterfront, revitalize the port area while improving the
physical setting, accommodate a diversity of water-oriented activities and people, connect the
port area to the surrounding community, provide access along the waterfront, and to respect and
reinforce the heritage and character ofthe community.
6. The Master Plan will be adopted as a part of the Comprehensive Plan, and therefore
any conflicts between the two must be resolved.
W:\GROWTH MANAGEMENT\BOCC\GMD Agenda Items\2007052I Special Meeting Public Hearings\Stock Island LCP-volume I
and 2\Volume II-Ordinance.doc
7. The Livable CommuniKeys Master Plan, Volume Two titled Harbor
Preservation/Redevelopment and Intra-Island Corridor Enhancement Plan was reviewed and
approved during a regularly scheduled meeting of the Planning Commission held on March 8,
2006.
8. The strategies and Action Items in Volume Two of the Livable CommuniKeys Master
Plan for Stock Island and Key Haven are the equivalent to the Objectives and Policies in the
Monroe County Year 2010 Comprehensive Plan.
9. The Planning Commission was presented with the Volume Two of the Livable
CommuniKeys Master Plan for Stock Island and Key Haven on March 8, 2006.
NOW THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY
COMMISSIONERS OF MONROE COUNTY, FLORIDA, THAT:
Section 1. The Livable CommuniKeys Master Plan for Stock Island to Key
Haven is adopted as an amendment to the Monroe County Year 2010 Comprehensive
Plan.
Section 2. Policy 101.20.2 in the Monroe County Year 2010 Comprehensive
Plan is amended to read as follows:
POLICY 101.20.2
The Community Master Plans shall be incorporated into the 2010 Comprehensive
Plan as a part of the plan and be implemented as part of the Comprehensive Plan. The
following Community Master Plans have been completed in accordance with the
principles outlined in this section and adopted by the Board of County Commissioners:
4. Volume Two (2) of the Stock Island and Key Haven Livable CommuniKeys
Master Plan titled Harbor Preservation/Redevelopment and Corridor
Enhancement Plan dated November 2005 and incorporated by reference into
the 2010 Comprehensive Plan. The term Strategies in this Master Plan is
equivalent to the term Objectives in the Comprehensive Plan and the term
Action Item is equivalent to the term Policy; the meanings and requirements
for implementation are synonymous.
Section 3. If any section, subsection, sentence, clause, item, change or provision
of this ordinance is held invalid, the remainder of this ordinance shall not be affected by
such invalidity.
Section 4. All ordinances or parts of ordinance in conflict with this ordinance are
hereby repealed to the extent of said conflict. The repeal of an ordinance herein shall not
repeal the repealing clause of such ordinance or revive any ordinance which has been
repealed thereby.
W:\GROWTH MANAGEMENT\BOCC\GMD Agenda ltems\2007052I Special Meeting Public Hearings\Stock Island LCP-volume I
and 2\Volume II-Ordinance.doc
Section 5. This ordinance shall be forwarded by the Planning and Environmental
Resources Department to the Department of Community Affairs pursuant to Chapter 163
and 380, Florida Statutes.
Section 6. 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
ordinance.
PASSED AND ADOPTED by the Board of County Commissioners of Monroe County,
Florida, at a regular meeting held on the _day of , A.D., 2007.
Mayor Mario DiGennaro
Mayor Pro Tem Dixie Spehar
Commissioner George Neugent
Commissioner Charles "Sonny" McCoy
Commissioner Sylvia Murphy
BOARD OF COUNTY COMMISSIONERS
OF MONROE COUNTY, FLORIDA
BY
Mayor/Chairperson
(SEAL)
ATTEST: DANNY L. KOLHAGE, CLERK
DEPUTY CLERK
W:\GROWTH MANAGEMENT\BOCC\GMD Agenda ltems\20070521 Special Meeting Public Hearings\Stock Island LCP-yolume I
and 2\Volume I1-0rdinance.doc
MEMORANDUM
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TO:
Board of County Commissioners
THRU:
Aref Joulani, Director, Planning and Environmental Resources Department
FROM:
Jose Papa, AICP, Comprehensive Planning Manager
RE:
Additional Action Items: Harbor PreservationlRedevelopment and Intra-Island
Corridor Enhancement Plan Volume 2 Stock Island/Key Haven Livable
CommuniKeys Plan
DATE:
July 5, 2006
MEETING DATE: Transmittal Hearing: September 20,2006
Adoption Hearing: May 21, 2007
Background
At the request of the property owners on Safe Harbor in Stock Island, the Planning Department
staff assisted with an economic survey of property owners in Safe Harbor. In addition to
economic data such as gross receipts, the survey also looked at the boat inventory, # of persons
employed in Safe Harbor, persons living within Safe Harbor, and a count of available housing
units.
Summary of Findings
The economic survey was conducted in order to identify the different income activities found in
Safe Harbor. The survey shows that a number of marine related activities ranging from Boat
Building to Research vessel operations are found within Safe Harbor. In addition to these main
activities, support activities such as underwater services, fuel sales, boat yard, and restaurantlbar
add to the economic activity found in Safe Harbor. These marine related activities account for
$36,112,111 in gross receipts. Other activities though not necessarily marine related such as
building receipts, or artists studio, also add to the economic activity in Safe Harbor. These non-
marine related activity accounts for $4,794,000 in gross receipts.
The businesses found along Safe Harbor employ about 359 people. Of these 359 employees, 191
or approximately 53% live within the harbor, with a majority of these residents (164 of 191)
living on a boat. In addition to persons employed within Safe Harbor, there are a total of 186
persons who live in Safe Harbor but are not employed within Safe Harbor. 65 of these 186
persons live on a boat within Safe Harbor.
Finally, the survey included an inventory of boats found within the Harbor. There were a total of
860 boats or slips found in the Harbor. The largest type of boats found in the Harbor are
recreational boats (160), followed by fishing boats greater than 40' in length (101). Other boats
W:\GROWTH MANAGEMENT\BOCC\GMD Agenda ltems\2007052I Special Meeting Public Hearings\Stock Island LCP-volume ]
and 2\Staff Report-Volume Il.doc
in the harbor include boats used for residence (liveaboards) (99), fishing boats less than 40' in
length (65), shrimp boats, as well as tugs, treasure boats, and towboats.
Conclusions
Based on the survey conducted, there are a variety of uses which comprise the working
waterfront, these uses need to be recognized and addressed through the development of new
Land Development Regulations. These amendments could include expanding the definition of
commercial fishing to include tugs and barges, treasure boats, or other large sailing vessels. The
community has also suggested setting aside a percentage of slips for the commercial fishing
industry as a way of ensuring the availability of space for commercial fishing industry.
Other amendments suggested by the business community at Safe Harbor include:
· Creating water-borne density, addressing that a percentage of owned or leased bay
bottom that may be used for docking.
· Work with owners of large tracts of land to promote new sources of income that will help
support existing operations on the property.
· Address the physical limitations of being able to redevelop or reconstruct structures that
meet the required bulk regulations such as (setbacks, bufferyards, parking, etc.). It has
been suggested that non-conforming structures be allowed to build back within the
existing footprint.
· Finally, provide more flexibility in parking requirements by allowing water based public
parking or allowing more flexibility in the use of on-street parking, and/or setback
requirements.
Recommendation:
Based on the results of the survey conducted for Safe Harbor, staff recommends the inclusion of
the amendments described below to the Harbor Preservation/Redevelopment and Corridor
Enhancement Plan.
Page 34. Strategy 3
Action Item: Propose amendments to the Land Development Regulations that recognize the
existing marine dependent uses and the supporting uses found in Safe Harbor that are currently
not a permitted use in Maritime Industries (MI). These LDR amendments could include the
creation of an overlay district that makes the listed uses in the survey as permitted as-of-right.
Page 34. Strategy 3
W:\GROWTH MANAGEMENT\BOCC\GMD Agenda ltems\2007052I Special Meeting Public Hearings\Stock Island LCP-volume I
and 2\Staff Report-Volume Il.doc
Action Item: Create water-borne density by addressing that a percentage of owned or leased bay
bottom may be used for additional docking use by the commercial fishing industry. its
supporting activities, or employee housing.
Page 34. Strategy 3
Action Item: Work with owners of large tracts of land to promote new sources of income that
will help support and preserve existing water-dependent uses.
Page 39. Strategy 2
Action Item: Promote the reservation of slips required for commercial fishing industry through a
needs analysis.
Page 39. Strategy 3
Action Item: Amend the Land Development Regulations to recognize the physical limitations of
being able to redevelop or reconstruct structures that meet the required bulk regulations such as
(setbacks, buffervards. parking, etc.). Allow the reconstruction and redevelopment of non-
conforming structures within the existing footprint.
Page 50. Strategy 4
Action Item: Create flexibility in parking requirements by allowing water-based public parking,
on-street parking, or promoting the use ofbicyc1e spaces.
W:\GROWTH MANAGEMENT\BOCC\GMD Agenda Items\2007052I Special Meeting Public Hearings\Stock Island LCP-volume I
and 2\Staff Report-Volume Il.doc
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MEMORANDUM
MONROE COUNTY PLANNING DEPARTMENT
We strive to be caring, professional and fair
To:
Board of County Commissioners
Jose papnJ2. IC~1JWrehensive Planning Manager
Clarence ]'l~;gin';f9ll~~ AlCP, Sf. Planner
Planning & Environmental Resources Department
From:
Through:
Andrew Trivette, Acting Director
Growth Management Division
Date:
May 21, 2007
RE:
Proposed amendment to Harbor Preservation/Redevelopment and Intra-
Island Corridor Enhancement Plan Volume II-Stock Island and Key
Haven Livable Communikeys Plan.
Issue:
Staff received the attached letter from Keys Energy Service on Friday, May 18, 2007.
Keys Energy Service proposes language to acknowledge that the energy facility receives
fuel and large deliveries by water and therefore, its location on the waterfront is crucial to
its function.
Recommendation:
Staff recommends incorporation of the proposed amendment into the LCP.
W:IGROWTH MANAGEMENTIBOCCIGMD Agenda Items\20070521 Special Meeting Public
HearingslCover Memo for SI Volume Il-Amendment.doc
Page I ofl
(305) 295-1000
1001 James Street
PO Box 6100
Key West, FL 33041-6100
www.KeysEnergy.com
UTILITY
May 17, 2007
BOARD
OF
THE
CITY
OF
KEY
WE S T
Dear Mr. Papa,
I have reviewed the Harbor Preservation/Redevelooment and Intra-Island Corridor
Enhancement Plan Volume 2 of the Stock Island and Kev Haven Livable Community
Kevs Plan dated November 30, 2005 and would like to make comment.
I request that the following changes be made to page 30 by the Board of County
Commissioners at the public hearing of May 21, 2007.
Public utility facilities occupy approximately 20% of the land in the study area. Keys
Energy Services (KEYS) and the Florida Keys Aqueduct Authortty (FKAA) together own 24 acres of upland on
the southeast side of Safe Harbor. The properties are developed with a power generation plant which serves
Stock Island, the Lower Keys, and Key West a barae dock for fuel and other lame deliveriesi a water
storage tank; and a 2-mllilon gallons-per-day capacity desalination plant. The water storage facility and
desalination plant are used to provide potable water to the Lower Keys in the event of an emergency such
as a pipeline rupture or hurricane-related disruptions. The properties have restricted access due to liability
and homeland security concerns. Together, these facilities occupy a substantial share of prime waterfront
location, including an adjoining 10.5 acres of bay bottom. HS\'oet'er, AeitRer faeilirl is c6AditisReeJ ta a
wakFfrsRt lacatleR. For this reason, potential opportunities should be explored fer releeatiaA af t!:lese I:.Ises
iA 1:1ge leA~ raA5Ie, sr for some degree of public access. In addition, Key West Resort utilities, a private
company, operates a sanitary wastewater treatment facility that provides service to the community. The
facility occupies approximately 2 acres of landlocked property, and is a non water-dependent use. The
wastewater treatment system was recently expanded to include previously un~sewered areas of Stock Island
as part of the implementation of the Monroe County Sanitary Wastewater Master Pian forthe Lower Keys.
The Statement, "neither facility is conditioned to a waterfront location" is inaccurate.
The generating facilities require literally millions of gallons of fuel, which is delivered
by barge. A waterfront location is essentially crucial. Please realize that while Keys
Energy Services is willing to work with the County to explore opportunities for some
degree of public access; however, due to Homeland Security issues, we cannot
make a commitment to providing public access at this time.
Sincerely,
L;" ",
",,'---fi.. ,_ ')./ ..e. I.9
~q-><-Z..~; -j- ~
i/ V
Lynne E. Tejeda
General Manager & CEO
L vnne. T eieda (fukevsenerQv. com
..J
cc:
Utility Board Members (5)
S. Rzad, Land Use Committee Chairman
T. Symroski, Ty Symdroski Land Use Planning, LLC
File: COM-016
BOARD OF COUNTY COMMISSIONERS
AGENDA ITEM SUMMARY
Meeting Date: May 2 L 2007
Division: Growth Management
Bulk Item: Yes_
No ..1L
Department:
Planning
Staff Contact Person:
Andrew Trivette
AGENDA ITEM WORDING:
A public hearing to consider an amendment to the Monroe County Year 2010 Comprehensive Plan to
include the Key Largo Livable CommuniKeys Master Plan (LCP),
ITEM BACKGROUND:
The Key Largo LCP is the culmination of a two year-long planning process during which numerous
opportunities for community review, input and feedback were provided. A survey was sent to all residents
of Key Largo based on property records of the property appraisers' office. In addition to a survey,
newsletters were mailed to all residents, property owners and interested parties informing them of the LCP
process.
The Planning Commission held a public hearing in Key Largo on July 26, 2006 and recommended that the
BOCC transmit the Plan to the DCA for review and comment.
The DCA has raised objections to the Strategies and Action Items in the LCP translating to comprehensive
plan Objectives and Policies. Specifically, not all the strategies and action items in the LCP meet the
statutory requirement for objectives and policies. In order to address DCA's objections, staff has edited the
LCP to place a "check mark" next to those Strategies and Action items which meet the statutory
requirement for objectives and policies. The remaining strategies and action items will remain as
guidelines, Staff has included a statement in the LCP that it is the intent of the Planning Department to
revisit those strategies and items which do not meet the statutory requirement and amend them in order to
meet the statutory requirement for comprehensive plan objectives and policies.
PREVIOUS RELEVANT COMMISSION ACTION:
August 2006-BOCC approves transmittal of Key Largo LCP to DCA.
CONTRACT/AGREEMENT CHANGES: N/A
STAFF RECOMMENDATION: Approval.
TOTAL COST: N/A
BUDGETED: Yes _No N/A
COST TO COUNTY: N/A
SOURCE OF FUNDS:
N/A
REVENUE PRODUCING:
Yes N/A No
AMOUNT PER MONTH N/A Year
APPROVED BY: County Attorney ~ OMB/Purchasing _ Risk Management_
DOCUMENTATION: Included ~ NotRequired_
DISPOSITION:
AGENDA ITEM #
ORDINANCE NO.
-2007
AN ORDINANCE BY THE MONROE COUNTY BOARD OF
COUNTY COMMISSIONERS AMENDING THE YEAR 2010
COMPREHENSIVE PLAN AND ADOPTING THE KEY
LARGO LIVABLE COMMUNIKEYS MASTER PLAN;
PROVIDING FOR THE REPEAL OF ALL ORDINANCES
INCONSISTENT HEREWITH; AND DIRECTING THE
PLANNING AND ENVIRONMENTAL RESOURCES
DEPARTMENT TO FORWARD A COPY OF THIS
ORDINANCE TO THE FLORIDA DEP ARTMENT OF
COMMUNITY AFFAIRS AND PROVIDING FOR AN
EFFECTIVE DATE.
WHEREAS, the Momoe County Year 2010 Comprehensive Plan Objective
101.20 identifies the Livable CommunKeys Planning Program as a planning program
designed to address community needs while balancing the needs of all of Momoe
County; and
WHEREAS, the Board of County Commissioners makes the following findings
of fact:
1. Policy 101.20,1 of the Year 2010 Comprehensive Plan directs Momoe County
to develop a series of Community Master Plans while shall include specific criteria,
including close coordination with other community plans ongoing in the same area and
sets out twelve principles to direct development of the master plans,
2. The Key Largo Livable CommuniKeys Master Plan is the product of the
Livable CommunKeys program as outlined in the Momoe County Year 2010
Comprehensive Plan Objective 101.20,
3, The Key Largo Livable CommuniKeys Master Plan identified the following
community objectives: resolve issues relating to non-conforming uses and structures,
secure community access to the waterfront, ensure the protection of the terrestrial and
marine environmental resources, provide a framework to encourage and improve the
availability of affordable housing, and develop and apply guidelines that help bring about
a sense of identity to the community and improve the aesthetics of the US-I corridor.
4. The Key Largo Livable CommuniKeys Master Plan will be adopted as a part
of the Comprehensive Plan, and therefore any conflicts between the two must be
resolved.
5. The Key Largo Livable CommuniKeys Master Plan was reviewed during a
regularly scheduled meeting of the Planning Commission held on July 26,2006.
6. The Strategies and Action Items in the Key Largo Livable CommuniKeys
Master Plan are the equivalent to the Objectives and Policies in the Monroe County Year
2010 Comprehensive Plan.
NOW THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY
COMMISSIONERS OF MONROE COUNTY, FLORIDA, THAT:
Section 1. The Key Largo Livable CommuniKeys Master Plan is adopted as
an amendment to the Monroe County Year 2010 Comprehensive Plan.
Section 2. Amend Policy 101.20.2 in the Monroe County Year 2010
Comprehensive Plan to read as follows:
POLICY 101.20.2
The Community Master Plans shall be incorporated into the 2010 Comprehensive
Plan as a part of the plan and be implemented as part of the Comprehensive Plan.
The following Community Master Plans have been completed in accordance with
the principles outlined in this section and adopted by the Board of County
Commissioners:
5. The Key Largo Livable CommuniKeys Master Plan is incorporated by
reference into the 2010 Comprehensive Plan, The term Strategies in the
Master Plan is equivalent to the term Objectives in the Comprehensive Plan
and the term Action Item is equivalent to the term Policy; the meanings and
requirements for implementation are synonymous.
Section 3. If any section, subsection, sentence, clause, item, change or provision
of this ordinance is held invalid, the remainder of this ordinance shall not be affected by
such invalidity.
Section 4. All ordinances or parts of ordinance in conflict with this ordinance are
hereby repealed to the extent of said conflict. The repeal of an ordinance herein shall not
repeal the repealing clause of such ordinance or revive any ordinance which has been
repealed thereby,
Section S. This ordinance shall be forwarded by the Planning and Environmental
Resources Department to the Department of Community Affairs pursuant to Chapter 163
and 380, Florida Statutes,
Section 6. 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
ordinance.
Adoption of Key Largo Livable CommuniKeys Master Plan
PASSED AND ADOPTED by the Board of County Commissioners of Monroe
County, Florida, at a regular meeting held on the _ day of _, A.D" 2007.
Mayor Mario DiGennaro
Mayor Pro Tern Dixie Spehar
Commissioner George Neugent
Commissioner Charles "Sonny" McCoy
Commissioner Sylvia Murphy
BOARD OF COUNTY COMMISSIONERS
OF MONROE COUNTY, FLORIDA
BY
Mayor/Chairperson
(SEAL)
ATTEST: DANNY L. KOLHAGE, CLERK
DEPUTY CLERK
TO:
Board of County Commissioners
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MEMORANDUM
THRU:
Aref Joulani, Sr. Director, Planning and
Environmental Resources Department
FROM:
Jose Papa, AICP, Comprehensive Planning Manager
RE:
Summary of Key Largo Livable CommuniKeys Master Plan
DATE:
July 24, 2006
MEETING DATE: Transmittal Hearing: August 16, 2006
Adoption Hearing: May 21,2007
Background
Goal 101.20 of the 2010 Comprehensive Plan directs the County to develop a series of
Community Master Plans through the Livable CommuniKeys Planning Program. Policy
101.20.1 requires the County to develop each master plan in accordance with twelve
specific principles,
The Key Largo Livable CommuniKeys Master Plan (LCP) was created through a series
of community involvement tasks including: a survey and various public workshops, The
process was designed to generate a community vision and alternative development
scenarios, The Master Plan contains the strategies and action items that must be
implemented to address the community's issues and objectives. It is important to note
that the Key Largo LCP, as well as all the other LCPs are living documents that should
be continually reviewed and updated by the community. As of today, the Planning staff
continues to receive input and comments regarding the document.
Summary of Findings
Based on numerous public workshops, the Key Largo community objectives can be
summarized as follows:
· Resolve issues relating to non-conforming uses and structures,
· Secure community access to the waterfront,
· Ensure the protection of the terrestrial and marine environmental resources,
· Provide a framework to encourage and improve the availability of affordable
housing, and
· Develop and apply design guidelines that help bring about a sense of identity to
the community and improve the aesthetics of the corridor.
Based on the community objectives identified above, the consultants proposed the
application of neo-traditional community design guidelines to create more pedestrian
oriented communities. Therefore, one of the main strategies proposed in the plan is the
creation of nodes of activities or focal areas. These focal areas are designed to
concentrate a mix of land uses and community activities to create a sense of place and
identity for Key Largo.
Other strategies and action items can be summarized as follows:
Goal One: Direct future growth to lands that are most suitable for development
and encourage the preservation of environmentally sensitive lands.
The objectives and action items under Goal One will lead to the creation of overlay
districts (focal areas) on the Land Use Map, These focal areas which include: the
Tradewinds Community Center (MM 101), the Downtown Key Largo Community Center
(MM 99.9), the Welcome Center overlay district (MM106) and the Government and
Cultural Center (MM 102) are designed to create a sense of place within Key Largo.
The designation of these community centers will require the creation of design
guidelines and a review of the uses currently permitted within these districts.
Goal Two: Preserve and enhance important community qualities within the
planning area that define Key Largo's casual village style atmosphere and natural
environment and that enhance its status as the first island of the Florida Keys.
The strategies and actions items found under Goal Two of the plan encourages the
implementation of recommendations found in the Key Largo Corridor Enhancement
Plan to improve the availability of multi-modal transportation modes in Key Largo.
These improvements include the construction of sidewalks, and bike paths, as well as
coordinating with FOOT to create frontage roads, changes to US-1, such as
deceleration lanes, landscaping, and signage,
Goal Three: Protect and enhance historic, cultural, and archeological resource
within Key Largo to maintain the integrity of the community's unique character.
Goal Three of the LCP calls for creating a database of historic buildings within Key
Largo and taking steps to protect these historical resources.
Goal Four: Maintain the availability of workforce housing, affordable housing and
employee housing, for local residents while preserving the character of the
community.
The strategies and actions items under Goal Four encourage the development of
affordable/workforce housing through methods such as providing incentives for
employee housing on redeveloping parcels, especially in Community Centers or on
County-owned lands.
Goal Five: Preserve, manage, and restore where appropriate, the natural
resources within the planning area by providing open space, protecting water
quality and acquiring and managing environmentally sensitive lands.
Strategies under Goal Five include the possibility of developing a Habitat Conservation
Plan, and implementation of the County stormwater and wastewater master plans to
improve water quality,
Goal Six: Encourage redevelopment and intill development that supports and
enhances the tourist based economy of the planning area.
Strategies and Action Items related to Goal Six include the protection of tourist related
businesses, and an inventory and evaluation of the available tourist housing trends to
ensure that adequate types of tourist housing remain available in Key Largo,
Goal Seven: Recognize water-dependent and water-related commercial uses as
an important source of economic sustainability within the planning area.
Goal Seven calls for the protection of tourist based and working waterfront businesses
such as public marinas, charter operations, or waterfront restaurants. The action items
under Goal Seven also promotes the adoption of design standards to protect waterfront
businesses with non-conforming structures.
Goal Eight: Provide resident and visitors of the planning area with a safe and
well-designed transportation system for motor vehicles that accommodates
bicycles and pedestrians including dedicated trails with opportunities for transit
systems where appropriate.
The Action Items under this goal promote the implementation of the Key Largo Corridor
Master Plan and conducting a feasibility study on a possible tourist-oriented local shuttle
service.
Goal Nine: Provide additional resource for enhancement of existing facilities,
expansion of active and passive land-based recreation opportunities and seek to
expand public shoreline access for water-based recreational activities for all age
groups within the community.
The Strategies and Action Items under Goal Nine promote the enhancement of active
and passive recreational opportunities as well as the protection of public shoreline
access, Another strategy to achieve Goal Nine is the enhancement of recreational areas
to provide outdoor education opportunities,
Goal Ten: Provide adequate public facilities to serve the existing and future
needs of the planning area.
The public facilities improves analyzed under Goal Ten, include the need to provide fire
hydrants within 800' to all residences and within 500' of all commercial uses, The LCP
also calls for the constant monitoring of public facilities such as: wastewater,
stormwater, transportation, parks and recreation, library, and schools/community
facilities to ensure that these facilities are meeting the needs of the community.
Goal Eleven: Continue to support the localized sense of community, which
encourages citizen involvement, implementation and monitoring of the Master
Plan for Key Largo.
Goal Eleven establishes the need to constantly update the community on the
implementation of the LCP, as well as other public projects in Key Largo.
Recommendation:
Staff recommends approval.
DRAFT
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Key Largo Community Master Plan
Prepared By:
ce from Consultant:
HDR, Inc.
N, West Shore Boulevard, Suite 250
Tampa, Florida 33609
As of5/24/06
Key Largo Community Master Plan
mmunity where
lcan atural resources
island in the Florida
re by eserving our nationally
improve the visual character of
novative redevelopment that
strive to increase the sense of a
oastal town ambiance."
As of5/24/06
Format for interpreting Strategies and Action Items III the Key Largo
Community Master Plan
Since the Key Largo Master Plan is adopted as an addendum to the Monroe County 2010
Comprehensive Plan, the terms Strategy and Action Item will serve as equivalents to the terms
Objective and Policy as they are defined in Rule 9J-5.003, Florida Administrative Code (FAC).
Pursuant to Rule 9J-5.003, FAC, the definitions of "Objective" and "Policy" are as follows:
Rule 9J-5.003 (82), FAC; "Objective" means a specific, measurable, intermediate end that
is achievable and marks progress toward a goal, and
Rule 9J-5.003 (90), F AC; "Policy" means the way in which programs and activities are
conducted to achieve an identified goal.
Strategies
As part of the Master Planning process the planning staff identified and evaluated various
strategies to serve as specific, measurable, intermediate ends that are achievable and mark
progress toward identified community goals.
~enotes Strategies in this Master Plan that are equivalent to an Objective as defined in 9J-5(82),
F AC, in that they provide specific, measurable, intermediate ends that are achievable and mark
progress toward an identified community goal.
Action Items
Action items were then developed to provide a way in which programs and activities are to be
conducted to achieve identified community goals.
~enotes Action Items in this Master Plan that are equivalent to a Policy as defined in Rule 9J-
5(90), F AC, in that they provide ways in which programs and activities can be conducted to
achieve an identified community goal.
Strategies and Action Items without a ~ext to them are not considered to be consistent with the
definitions of "Objective" and "Policy" as in Rule 9J-5.003 (82) and (90) F AC, respectively, and
therefore do not serve as equivalents. Furthermore, the Monroe County Planning Department
may, in the future, propose amendments to these Strategies and Action Items, in order to bring
them into compliance with Rule 9J-5.003 (82) and (90) so that they can serve as equivalents in the
future.
Key Largo Community Master Plan
Executive Summary
Monroe County's Livable CommuniKeys Program (LCP) is a community-driven planning
process that addresses the individual needs of the island communities in the Florida Keys, The
Key Largo Livable CommuniKeys Plan covers the area between Mile Markers (MM) 97 and
107, excluding the offshore islands, The Key Largo LCP process, which started in May 2004,
engaged the community in a comprehensive planning process, determined important island
features, identified issues affecting these conditions, and related the stated desires of the
community to future development activities,
st suitable for development and encourage
The Key Largo LCP's foundation was established through
community participants identified their perceptions and desi
discussion in the public meetings and by interpreting re
Survey, the following community vision statement was.
The consensus goals identified by the comm
Land Use and Redeve
1) Direct future
preservatio 0
nt comm nity qualities within the planning area that define
osphere and natural environment and that enhance its
Ida Keys,
toric ultural and archeological resources within Key Largo to
the community's unique character.
Housing
4) Maintain the
while preservi
Ility of affordable housing and workforce housing for local residents
e character of the community,
Environmental Protection
5) Preserve, manage, and restore where appropriate, the natural resources within the
planning area by providing open space, protecting water quality and acquiring and
managing environmentally sensitive lands,
ES-l
As of5/24/06
Key Largo Community Master Plan
Economic Development
6) Encourage redevelopment and infill development that supports and enhances the tourist-
based economy of the planning area,
7) Recognize water-dependent and water-related commercial uses as an important source of
economic sustainability within the planning area,
Transportation
8) Provide residents and visitors of the planning area with a safe
system for vehicles, bicycles and pedestrians with opportuni 0
appropriate,
d useable transportation
ransit systems where
,
expansion of active
ublic shoreline
mmunity,
Community Facilities
10) Provide adequate public facilities to serve the e
area,
Community Involvement
11) Continue to support the localize se
involvement, implementation and mo Otorin
hich encourages citizen
Ian for Key Largo,
From a planning pers
objectives were iden 0
community goals, the following
.
ses and structures, The LCP provides an
.
-con
the wate ront. Key Largo, while surrounded by water, has
s r the community,
the te rial and marine environmental resources,
enco age and improve the availability of affordable housing,
o gn guidelines that help bring about a sense of identity to the
the aesthetics of the US-l corridor.
.
rocess, the community supported the application of neo-traditional
community design pro ciples to establish more pedestrian oriented communities, by creating
walkable environments where people live, work and play in close proximity to their daily needs,
These principles include:
· Identify important community locations that can be redeveloped to provide increased
public realm activity,
· Preserve important natural resources,
· Promote the creation of mixed-use developments that provide access to daily needs
within a safe and walkable environment.
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Key Largo Community Master Plan
· Identify a full range of housing options for members of the community to live in the
community throughout their entire life cycle,
· Increase attention to aesthetic improvements so that both public infrastructure and private
developments are attractive locales where people want to spend time, and
· Include multiple transportation modes (e,g" pedestrian, bicycle, automobile, or transit)
throughout the community to increase mobility and safety,
As a result of the public input, technical analysis, and policy evaluation completed for the
planning area, the following design concepts are proposed to guide ~bsequent activities and
communicate the study's key recommendations, ~,
· Establish community focal areas, The planning area I
"sense of place" locations, These are locations wh
mixed-use development and people congregate
geographic locations exist where enhanced de
add to community identity, The need r
complementary land uses in closer proxi
conventional suburban development. The int
preserve environmentally sensitive areas and p
expanded travel choices for resi s, visitors and e
· Improve US-I Corridor condition Florida Keys,
highway and a "main street" for mmunities,
increase bicycle/pedestrian accom
aesthetics while maintain existing L
improved aesthef
Visitors shoul
community
· Establish design ent. Define appropriate scale and develop
architect and r community identity center locations that
ort ommunity character enhancement.
· n modes, Recognize that US-I must function as a multi-
tify enhancements within quality redevelopment and
eatur ran sit-supportive and pedestrian-friendly site design and
ne st in public transportation strategies that reduce dependence on
autom en Community Centers for local trips by providing an integrated
network estrian facilities and convenient island transit service linking key
origins and ns with connections to the regional system,
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Key Largo Community Master Plan
Table of Contents
1, INTRODUCTION................................,................................................,............................ ,1
2, SUMMARY OF THE LCP PROCESS ,................................................,..........................,10
3, BASIS OF THE KEY LARGO LCP ................................................................................ ,13
4, LAND USE AND REDEVELOPMENT ELEMENT ......................................................,17
5, CO MMUNITY CHARACTER ELEMENT..........................................,.......................... ,30
6, HOUSING ELEMENT,......................,........................................ ....,............................ ,38
7, ENVIRONMENTAL PROTECTION ELEMENT,.............., ,.................................42
8, ECONOMIC ELEMENT....................,.............................. ..........,............................ ,47
9 , TRANSPORTATION ELEMENT ................................ .... ................................55
1 0, RECREATION ELEMENT"",,"""" """"""""""""'" """"""""""""""" ,59
11. COMMUNITY FACILITIES ELEMENT.........., .......................... ,65
12, COMMUNITY INVOLVEMENT ELEMENT ................................, ......................70
Figures
Figure 1
Figure 2
Figure 3
Figure 4
Figure 5
Figure 6
Figure 7
Tab1
Tab e 2
Table 3
Table 4
Table 5
Table 6
Table 7
Table 8
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Key Largo Community Master Plan
Acronyms
AWT
CDP
DOE
EMS
ESA
FAC
FDEP
FDLE
FDOT
FKAA
FLUM
FWS
GIS
HCP
IS
KL- LCP
LCP
LOS
MCC
MM
NROGO
ROGO
ROW
SFWMD
SPA
SWOT
TDR
Advanced Wastewater Treatment
Census Designated Place
Department of Education
Emergency Medical Service
Endangered Species Act
Florida Administrative Code
Florida Department of Environmental Protection
Florida Department of Law Enforcement
Florida Department of Transportation
Florida Keys Aqueduct Authority
Future Land Use Map
Fish & Wildlife Service
Geographic Information System
Habitat Conservation Plan
Improved Subdivision
Key Largo Livable CommuniKeys Progr
Livable CommuniKeys P ogram
Level of Service
Monroe County Code
Mile Markers
Non-Residential Rate of Gro
Rate of Gro dinance
Right-of-
South
Spe al
Strengths,
able
11
As of5/24/06
Key Largo Community Master Plan
1. INTRODUCTION
Monroe County's Livable CommuniKeys Program (LCP) is a community-driven planning
process that addresses the individual needs of the island communities in the Florida Keys, The
Key Largo Livable CommuniKeys Plan (KL-LCP) covers the area between Mile Markers (MM)
97 and 107, excluding the offshore islands (Figure 1), The KL-LCP process, which started in
May 2004, engaged the community in a comprehensive planning process, determined important
island features, identified issues affecting these conditions, and related the stated desires of the
community to future development activities,
A
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,;KC)o .....rgo
. ,:'
J
",....-; .
MM 97,~'
, /
Project Area
//
//
, ,
Figure 1. Key Largo Livable CommuniKeys Plan Area.
The County's Comprehensive Plan was adopted in 1993 and became effective in its entirety in
1997, It contains the County's guiding goals, objectives, and policies for implementation of the
state mandated growth management actions through the year 2010, The Comprehensive Plan
applies throughout the County and is implemented uniformly based upon the local community
conditions,
1
As of5/24/06
Key Largo Community Master Plan
The KL-LCP does not replace the County's Comprehensive Plan, It focuses on the specific needs
of the local community and identifies actions to meet those needs, The County's Livable
CommuniKeys Program and content of the LCP master plan development are outlined in the
Comprehensive Plan Policy 101.20,1, which states:
"Monroe County shall develop a series of Community Master Plans, Master Plans will be
developed in accordance with the following principles:
1, Each Community Master Plan will contain a framework for
redevelopment including the designation of growth boundaries
for public spaces and environmental preservation;
ture development and
pre acquisition areas
2, Each Community Master Plan will include an Impleme
items, an implementation schedule, and a monitorin
communities;
composed of action
. e accountability to
3, Each Community Master Plan will be consis
and overall goals of the 2010 Comprehensive P
While consistency with the goals of the 2010 Com
Plan will be updated and amended e appropriate;
4, Each Community Master Plan will be
other jurisdictions to ensure developm
impact those areas;
er community plans and
ctivities will not adversely
5,
appropnate mechanisms allowing cItIzens
ementation of their plans, Through the
blic involvement, outreach, and education
6,
include a Capital Improvements program to provide
ilities will be concurrent with future development;
7,
n wi 1 contain an environmental protection element to maintain
ntal protection as required in the 2010 Comprehensive Plan;
8, Each Communi Plan will include a community character element that will address
the protection a nhancement of existing residential areas and the preservation of
community chara er through site and building guidelines, Design guidelines for public
spaces, landscaping, streetscapes, buildings, parking lots, and other areas will be developed
through collaborative efforts of citizens, the Planning Department, and design professionals
reinforcing the character of the local community context,
9, Each Community Master Plan will include an economic development element addressing
current and potential diversified economic development strategies including tourism
2
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Key Largo Community Master Plan
management. The preservation and retention of valued local businesses, existing economies,
and the development of economic alternatives will be encouraged through the process;
10, Each Community Master Plan will contain a transportation element addressing transportation
needs and possibilities including circulation, safe and convenient access to goods and
services, and transportation alternatives that will be consistent with the overall integrity of
the transportation system not resulting in negative consequences for other communities;
11, Each Community Master Plan will be based on knowledge of e . ting conditions in each
community, The Planning Department will compile existing re tabases, maps, field
data, and information from other sources supplemented by munity input to document
current conditions; and
rgo was named by Spanish sailors in the
before by native tribes of hunter-gatherers,
ent for staple foods, The earliest physical evidence of
s oc n the island,
The 10 10P~ New World was settled and shipping traffic became
more abun th~S s~n:recking industry in the Keys had become prominent
because the re off the entire length of the island chain, was not well marked, In
the latter part 0 ricultural production begins on Key Largo; pineapple plantations
were successful thr end of the century, By the time the Overseas Railroad linked the
Upper Keys to the ma nd in 1906, plantation owners hoped that their shipping problems were
solved, But that sam year, a hurricane destroyed large areas of pineapple growth and a blight
quickly followed that would end large-scale agricultural production in the Keys,
viding clarity and
ent framework
Relationship to State Legislation
The County's Comprehensive Growth
and is compliant with the required form
(PAC 9J-5), The Key Largo LCP WI
Comprehensive Plan, The Florida Dep
modification for compliance with the applica
equired by Florida Statute 163
lorida Administrative Code
ication to the existing
Affairs will review the
Historic Context
Limited improvement occurred until the post World War II era, when the water pipeline from
Florida's mainland brought fresh water all the way to Key West. At around the same time,
electricity became available through a private enterprise, Population increases started occurring
as public infrastrncture and mosquito control became prevalent in the 1950s, The significant
portion of the island's development started to occur in the 1970's, Key Largo today provides
3
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Key Largo Community Master Plan
access to unique natural resources and has become a magnet for scuba divers, fishing and
recreational boaters, weekend visitors, and nature enthusiasts,
Current Conditions
Land Use. The planning area encompasses 10 miles along the US-l corridor, from MM 97 to
MM 107, As in most of the Florida Keys, development is organized largely alongside the US-l
corridor, with commercial uses concentrated in the corridor. The 5,263-acre planning area
includes 11,835 parcels, A total of 2,768 acres are developed an~ acres are vacant or
undetermined, "'lI.
Com
goo s a
Commercia:
area's comme
concentrations 0
locations, Commer
fishing, and tourist co
e 2), which makes it the
obile homes, multi-
dominant type of
by multi-family
Residential land uses occupy 22% of the developed area (Tab
most common land use, Residential uses include single-fa
family apartments, and mixed-use, Single-family deta es ar
residential use, Mobile homes are the second larges siden . al use, folIo
residential development, such as apartments and co miniu
A total of 1,562 acres, about 30% of the planning area, is vacant land, These lands include
platted lots and subdivisions of varying sized parcels, Residential vacant land represents 804
acres, whereas commercial vacant parcels occupy 774 acres and institutional vacant parcels
account for five acres,
4
As of5/24/06
Key Largo Community Master Plan
I /
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f1-.::rt.::'lr. lS 1~ILJs.tr.;);t~~'-= 0fll'. -::ind nH'r" not ac,.::LJl.:ltd'~
d02p~Ct b0unda~ I~~. pa~c01s. t08<.5S.. ri{ttlt of ''''.iJ'~s.
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rLI.'-
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Figure 2: Existing land Use
Monroe County
<f
"
~'
",
./
o Mile Marker
i_I Study Area
Roads
land Use
L:::]l Commercial
_ Industrial
~ Institutional
~ Recreation
Residential-Low Density
Residential-Medium Density
_ Residential-High Density
Submerged Lands
Und eterm i ne d
Vacant Lands
Key Largo Livable "',""
Communi Key~ ~--.-a n
5
As of5/24/06
Key Largo Community Master Plan
There are 3,340 vacant residential parcels and 511 vacant commercial parcels in the planning
area, About a third of the vacant residential parcels have development constraints due to
environmental conditions, such as including wetlands or being in areas slated for acquisition for
conservation,
Demographics. The demographics for the planning area are derived from the review of the 1990
and 2000 V,S, Census for the Key Largo Census Designated Place (CDP), which is the smallest
recognized statistical unit in the census but slightly larger than the planning area,
Assuming a 10% population growth through the ne
increase to approximately 13,000 persons,
ad a total of 5,229 households, which represents nearly 15% of
olds, The majority of these households represent families (3,348
seho include married-couple family (2,703), female householder, and
on-family households total 1,881 or 36,0%,
According to the 2000 Census, the planning area has a perm
permanent population increased by 5% from 1990 to 2000 (Tab
in males was more than double that of females, Lower age
whereas the highest age group decreased by 10% from 1990
In 2000, th
the entire 35,
or 64,0%), Fami
no husband present
According to the 20 Census, the median income in the planning area is $42,577, and the
median income for a family is $50,755, A household is defined as including all the people who
occupy a housing unit as their usual place of residence, A family is defined as a group of two or
more people who reside together and who are related by birth, marriage, or adoption, Males
residing in the planning areas have a median income of $33,588 versus $25,486 for females, The
per capita income is $25,441. Also 8,3% of the permanent population and 5,9% of families live
below the poverty line, Of the total population living in poverty, 8,7% are under the age of 18
and 7,8% are 65 or older.
6
As of5/24/06
Key Largo Community Master Plan
Environmental Setting
The planning area is underlain by Key Largo Limestone, formed from ancient reefs and made up
of mostly very porous material. Geological processes that date to the Pleistocene Period were
instrumental in forming the reefs and the Florida Keys of today, Melting glaciers raised sea
levels, resulting in submerged conditions over much of the Florida peninsula and all of the
Florida Keys, The warm temperatures and shallow waters peculiar to the Keys provide ideal
conditions for the growth of coral reefs, which predominate along th~island chain,
"'lI.
The main types of vegetation cover in the planning area are tro 1 hardwood hammocks and
saltwater wetlands (mainly mangrove forests; Table 3, Fig twater wetlands are the
predominant land cover type, with 1,701 acres or approx. f the area's acreage,
Hammocks occupy approximately 15,5% or 819 acres,
The planning
(Table 4),
Developed
Exotics
Freshwater Wetland
Saltwater Wetland
Hammock
Water
No value (no ROW, inlets, r
Tot
So
veral threatened and endangered species
Chelonia mydas
Crocodylus actus
1.: Dermochelys coriacea
Atla Eretmochelys imhricata
Atlanti Lepidochelys kempi
Southern Haliaeetus leucocephalus
Wood star Mycteria americana
Bachman's warbler Verivora hachmanii
Key Largo wood rat Neotomaflorida smalli
Key Largo cotton mouse Peromyscus gossypinus allapoticola
Florida manatee Trichechus mantus latirostris
Schaus' swallowtail butterfly Heraclides aristodemus ponceanus
Source: Monroe County Comprehensive Plan
7
As of5/24/06
Key Largo Community Master Plan
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Saltwater Wetland
Upland
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0:5- I
r-;"Io:s
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rIJ.. \.
Figure 3: Land Cover
Key Largo livable "',--/
CommuniKey~ ~--.-an
8
As of5/24/06
Key Largo Community Master Plan
Lands Planned for Acquisition
In the Florida Keys, land acquisition for conservation is primarily framed within Goal 105 of the
Comprehensive Plan, Goal 105 establishes land categories, or "tiers" that focus efforts on land
acquisition, protecting natural resources, and directing future development to infill areas, Of the
3,340 vacant residential parcels in the planning area, 903 (27%) are in Tier I and targeted for
acquisition, Current efforts include identifying habitat patches of one acre or more outside Tier I,
which will be added to the acquisition priority list.
Development in the planning area is subject to several signif
Growth Ordinance (ROGO) and its companion NROGO (
permits issued in the planning area, In a typical year,
Upper Keys (MM 82,5 to MM 112), The implement
Study, of which Goal 105 discussed above is part
but will likely result in similar levels of develop
traints, First, the Rate of
limit the number of
. s are issued in the
rying Capacity
n NROGO,
Development Context and Constraints
9
As of5/24/06
Key Largo Community Master Plan
2. SUMMARY OF THE LCP PROCESS
The Key Largo LCP was developed with multiple opportunities for public participation,
discussed below,
Stakeholder Interviews. Stakeholder interviews, conducted at the outset of the project,
identified specific issues and/or concerns of major business and neighborhood organizations, The
planning area had previously been part of a privately-funded study that looked at economic
development and community redevelopment opportunities in Key L 0, The interviews were
undertaken to gauge the level of interest and sensitivity to growth ent issues, The input
received provided additional insight into important community is
· 62% of the respondents
business owners,
to all 8,560 property
erall quality of life
ed surveys, The
Community Survey Results. The County mailed a com
owners within the planning area, The 32 survey questi
within the planning area, The response rate was 7,2%
following is a summary of the survey results:
· 70% supported the
opportunities,
or "employee housing"
.
the island, are the recreational
.
n ing area limits, 22% travel north of the
e planning area to jobs,
.
, bicycle/pedestrian trails and local trolleys were the
SIres,
· concern for bicycle/pedestrian activity,
· tified beach access, multi-use paved trails and boat launches as the
al facilities needed on the island,
· Most respondents want architectural design guidelines for new constrnction,
· 65% of the respondents think preservation of natural lands is very important.
Newsletters. Four newsletters were generated and mailed to renters and property owners, The
newsletters described the planning process, summarized the existing conditions, notified owners
10
As of5/24/06
Key Largo Community Master Plan
of upcoming future public workshops, and kept the public informed of the progress of the
planning process,
Web site. Monroe County included project updates for the Livable CommuniKeys Program in its
web site (http://www,monroecounty-fl,gov/),
Public Workshops. Five public meetings were held between July 2004 and February 2006, Each
meeting was held within the planning area, legally noticed, and made available for all interested
persons to attend,
· Visioning Workshop. The vIsIOning workshop was
workshop focused on gathering a vision for the Key
exercise, the attendees identified and ranked the stren s, we
threats that affect Key Largo (Table 5), This" a" analy
picture of the community's perceptions and h d i tify issues
plan,
Uncontrolled development, including in south
Miami-Dade County
MA regulations
Environmental pollution
Property taxes
wor shop was held October 6, 2004, Through a facilitated
aeveloping goals for the LCP, The exercise built upon
VISIO ng workshop, the existing conditions, and the Monroe
Plan, The goals identified by the community are the basis of the
iscussed later in this document.
· US-l Desig shop. The third workshop was held October 7-8, 2004, Working
together, the c munity attendees and the county and consultant designers generated
corridor ideas, identified redevelopment areas, discussed design guidelines, and
determined improvements for the planning area, The community identified four focal
points in Key Largo: Island Gateway/Welcome Center (MM 106), the Tradewinds Area
(MMl04), the Government and Cultural Center at the Quay (MM 102) and the Waldorf
Plaza/Downtown (MM 100),
· Findings Workshop. The fourth public meeting occurred on January 20, 2005, During
this meeting, the project team revisited the existing conditions, identified the major goals
11
As of5/24/06
Key Largo Community Master Plan
and strategies resulting from the previous workshops, and discussed how these major
findings were to be incorporated into the Key Largo LCP, Participants provided
additional input into the identified plan strategies,
· Final Workshop. On February 23, 2006, the project team and the public reviewed the
goals, strategies, and action items of the Plan,
12
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Key Largo Community Master Plan
3. BASIS OF THE KEY LARGO LCP
The Key Largo LCP's foundation was established through public input at workshops where
community participants identified their perceptions and desires for Key Largo,
Vision
Based upon the discussion in the public meetings and by interpreting responses received from the
Community Survey, the following community vision statement was id ofied:
"Key Largo will continue to be a livable island community
of the significant natural resources support a unique sens
Florida Keys. We shall maximize our future by pr
undersea environments, improve the visual chara
innovative redevelopment that enhances our qual'
a small coastal town ambiance".
protection and enjoyment
as the first island in the
ationally recognized
ironments through
ase the sense of
Goals
The consensus goals identified by the c
Land Use and Redevelopment
I) Direct future growth to lands that
preservation of environmentally sensi
evelopment and encourage
lities within the planning area that define
d natural environment and that enhance its
cultural and archeological resources within Key Largo to
nity's unique character.
Housing
4) Maint
housing,
ty of workforce housing, affordable housing and employee
nts while preserving the character of the community,
Environmental Protec
5) Preserve, ma appropriate, the natural resources within the
planning area by providing open space, protecting water quality and acquiring and
managing environmentally sensitive lands,
Economic Development
6) Encourage redevelopment and infill development that supports and enhances the tourist-
based economy of the planning area,
7) Recognize water-dependent and water-related commercial uses as an important source of
economic sustainability within the planning area,
13
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Key Largo Community Master Plan
Transportation
8) Provide residents and VISItorS of the planning area with a safe and well-designed
transportation system for motor vehicles that accommodates bicycles and pedestrians
including dedicated trails with opportunities for transit systems where appropriate,
Recreation
9) Provide additional resources for enhancement of existing facilities, expansion of active
and passive land-based recreation opportunities and seek to expand public shoreline
access for water-based recreational activities for all age group~n the community,
Community Facilities "'lI.
1 0) Provide adequate public facilities to serve the existin re needs of the planning
area,
.
citizen
Community Involvement
11) Continue to support the localized sense
involvement, implementation and monito .
Planning Objectives
From a planning perspective, and
objectives were identified:
goals, the following
tures, The LCP provides an
.
, Key Largo, while surrounded by water, has
nity,
.
and improve the availability of workforce housing,
ousmg,
.
. gn guidelines that help bring about a sense of identity to the
the aesthetics of the US-l corridor.
Design Principles
As part of the planning process, the community supported the application of neo-traditional
community design principles to establish more pedestrian oriented communities, by creating
walkable environments where people live, work and play in close proximity to their daily needs,
These principles include:
· Identify important community locations that can be redeveloped to provide increased
public activity space,
14
As of5/24/06
Key Largo Community Master Plan
· Preserve important natural resources,
· Promote the creation of mixed-use residential and non-residential developments that
provide access to daily needs within a safe and walkable environment.
· Identify a full range of housing options that will provide community members with
housing alternatives throughout the different stages of their life,
.
Increase attention to aesthetic improvements so that both public 0
developments welcome and encourage locals and tourists
enjoy the opportunities presented,
frastrncture and private
,time to explore and
· Include multiple transportation modes (e,g" pedest
throughout the community to increase mobility a
Major Design Concepts
As a result of the public input, technical analysis,
planning area, the following design concepts are propo
communicate the study's key recomme ions,
.
area lac~g community identity, or
d b~ --';~ikable environment that
Is ors congregate for their daily
ss ident d four areas where enhanced
ould add to community identity, The need for
e entary land uses in closer proximity to
entional suburban development. The intent
reserve environmentally sensitive areas by
n the st suitable areas and to promote pedestrian
nded travel choices for residents, visitors and employees,
hig
bicycl
maintain
parameters
important to r
they are locat
condO s, In the Florida Keys, US-l functions as both the major
mmunity's "main street", Improvements are needed to increase
modation and to enhance and better define public spaces while
of service (LOS) requirements, Controlling speed within the
OS and providing improved aesthetics within the corridor are
ents and visitors alike, Visitors should easily be able to discern where
and where important community uses occur,
· Establish design guidelines for new development. Identify and define the desirable scale
of development and create architectural and site design guidelines for community identity
centers locations that reflect market demand and support local community character
enhancement.
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Key Largo Community Master Plan
· Promote multiple transportation modes, Recognize that US-l must function as a multi-
modal transportation corridor. Identify design elements that support transit, bicycle and
pedestrian friendly site design and new infrastructure that would support and enhance
quality redevelopment and new development. Invest in public transportation strategies
that reduce dependence on automobile travel between Community Centers for local trips
by providing an integrated network of bicycle/pedestrian facilities and convenient island
transit service linking key origins and destinations with connections to the regional
system,
Format of Master Plan Elements
ent, the plan introduces
plish each goal. For
current conditions
The Key Largo LCP addresses nine Master Plan elements, Fo
the goals and presents the strategies and action items nec
each element, introductory discussions provide a context
and the community needs,
16
As of5/24/06
Key Largo Community Master Plan
4.
;"
~~.
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17
As of5/24/06
Key Largo Community Master Plan
GOAL ONE:
DIRECT FUTURE GROWTH TO LANDS THAT ARE MOST SUITABLE
FOR DEVELOPMENT AND ENCOURAGE PRESERVATION OF
ENVIRONMENT ALLY SENSITIVE LANDS.
Current Conditions Summary
The Key Largo Livable CommuniKeys (LCP) Planning Area encomp~ses the contiguous area
of Key Largo from MM 97 to MM 107, It is bordered by Tavern~he southwest and by
North Key Largo to the northwest. Most of the high elevation "sp. of th~ island of Key Largo
has been developed, but significant natural areas remain, espec. orth Key Largo, directly
adjacent to the LCP Planning Area, and in John Pennekamp ral tate Park, located from
MM 106 to MM 100 on the ocean side of US-I, The e res he vide definition and
support the development of a sense of place for the co
. n the pI mg area that are coded for
Itional 343 vacant parcels are
a unsui for development under current
land vac nt commercial parcels are generally
Most of these parcels are located adjacent to
er of commercially zoned parcels along
of the adoption of the Monroe County
There are approximately 11,835 parcels in the
acres, Key Largo development has followed a patter
commercial uses, especially commercial retail, fronting
platted lands offset from US-I. Land se was analyze
Appraisers data,
The d "strip commercial" development along the highway
and abitat, existing use and/or proximity to residential
neighborh hon n the planning area have changed significantly since that
strategy was st notable change was the adoption of limits on overall growth of
commercial us location of new floor area) under the non-residential permit
allocation system, y referred to as NROGO, and a resulting shift from new
development to rede ent. Another change was the development and adoption of "smart
growth" initiatives un r Goal 105 of the Comprehensive Plan, This allowed a major overhaul of
the land use classification system that corresponded with updated studies and planning goals for
the area, Several changes to the Land Use District Maps have been made based on new
information and changed conditions and some of the built parcels that had been down zoned in
1986 have had their commercial use status restored, Corresponding changes to the future land
use maps (PLUM) have lagged behind mainly due to the delayed effective date of the
Comprehensive Plan, Therefore, the existing PLUM and Land Use District Map do not always
correspond and are not completely up to date,
18
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Key Largo Community Master Plan
Of the 511 vacant upland commercial parcels, 93 (18 %) are located in Tier 1. These are
considered to be inappropriate for development and will be targeted for acquisition, The
remaining parcels represent sufficient area and probably a surplus area available for the
allocation of new commercial square footage over the next 20 years, One trend observed in
recent years has been the demolition of existing commercial square footage on one site and
replacement of that square footage on a separate site, Developers are exercising flexibility and
creativity in response to growth restrictions, The resulting built environment is by no means rigid
and with this trend in commercial development and redevelopment, planners will have possibly
the best opportunity yet available in the Florida Keys to encourage dl~'I~Il:and use patterns,
"'lI.
Residential Lands. Residential lands, as previously mentioned found primarily in platted
subdivisions of parcels generally on the order of 5,000 square acres) in size, There are
9,880 residential parcels in the planning area, Vacant par in the planning area
while 2,232 of those are located in wetlands leaving 1 els tha considered to have
some development potential. Of the 1,108 vacant nd re idential pare 85 are in Tier I,
designated for targeted acquisition and discourage t of de lopment. The in" g parcels
(623) are in Tier III, designated for development "tional infill area,
As mentioned, wetland parcels are considered unsuitable for development under current Monroe
County land development regulations, Development of mangrove wetlands and submerged lands
has been prohibited for over 20 years, Development of saltmarsh wetlands and buttonwood
wetlands has been prohibited for at least four years, Although some wetland parcels have been
targeted for acquisition, this habitat type has not been a priority for acquisition,
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Key Largo Community Master Plan
Concentration of Land Use Activity. During the public participation process for the Key Largo
LCP, the following four areas were identified as possible locations for future concentration of
mixed land uses and community activity:
· MMl06 Welcome Area: This area is concentrated mainly on the bayside of US-l at MM
106, It is the first concentration of commercial uses that visitors see when arriving on the
island of Key Largo as they drive into the Florida Keys, The Chamber of Commerce and
Visitor's Center is located here, along with commercial uses catering primarily to
tourists, It is a center of activity for tourists that may contain so services for residents,
· Former Quay Property: This property, located on the bay.
recently acquired by Monroe County, The previous use
property will be redeveloped by Monroe County in
include government offices and a theater. It will ri
of local residents,
· Tradewinds: This is a major shopping dist .
includes the Tradewinds Plaza, a shoppi
public park for active recreation (Friendshi
Tradewinds affordable housing development. ThI
· Waldorf: This is a major shop
includes the Waldorf Plaza, a sH
store, two major drug stores, other 0
park for active recreation including
visitors alike,
m Map i eeded to delineate developable areas and
nvironmentally sensitive lands to target for
ed for TIe I owners because these areas will be targeted for
dv tage in competing for permit allocations mainly due
ack of infrastructure, Therefore, development will be
exc in the SPAs which are also targeted for acquisition,
fewer points than Tier III properties that are not within tropical
one acre or greater. The Tier III lots without the SPA designation
FLUM/Zoning Map. Existing uses on parcels that were previously down-zoned are generally
non-conforming, It is appropriate to re-evaluate these parcels and uses on a case-by-case basis
and restore the commercial status where appropriate, Also, due to some interim changes in the
Land Use District Map during adoption of the Comprehensive Plan, that map was reviewed for
consistency with the FLUM (i,e" categories and districts should match), A general review of all
20
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Key Largo Community Master Plan
parcels was conducted as well as review of parcels for which the County received requests for
changes during the LCP process, The following general principles were followed in
recommending changes:
· The Tier System as outlined in Goal 105 can be used as a guide to appropriate use,
density and intensity on individual parcels, with the most critical review concentrated on
requested "up-zonings" of Tier I and Tier III SPAs and "down-zoning" of Tier III Infill
parcels,
· Site must comply with minimum district requirements to rezone 0 new designation,
· The character of the entire block is reviewed and analyz
Map District change requests, The entire block must b
considered for a commercial rezoning,
· Rezoning considerations are based on the rezoni
single or few parcels is not allowed,
· The application site can not be designated
Area (CNA),
, "Spot zoning" of
d Natural
· The entire block or part thereof can not be Tie
Natural Area (CNA),
· Parcels with legally establishe
Improved Subdivision (IS) Land
are on US-l and meet the requireme
· Parcels with existin
wetlands or ot
levels of dev
iou 1 Y down zoned to the
near neighborhoods, but
inated by hardwood hammock,
other sinesses nearby or relatively low
ft in the residential zoning status,
s into conformance where appropriate while
a shed through the appropriate evaluation of these
nd Land Use District Map based on the general criteria
onroe County Code will address some of the issues
Focal Areas,
Community Center,
Government and Cult
y Lar master plan process identified four focal areas, the Tradewinds
ntown Key Largo Community Center, the Welcome Center and the
Center.
The designations need to ensure that consistent categories are adopted on the PLUM and the
Land Use District Map for each area,
21
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Key Largo Community Master Plan
Recommended Strategies and Actions
~trategy 1.1
Designate the entire planning area into Natural Area (Tier I) and (Tier III) Infill and Special
Protection Area (SPA) as described in Goal 105,
~ction Item 1.1.1: Prepare a Tier System Overlay Map for the planning area based on the
planning principles outlined in Goal 105 and the detailed .scriptions of each tier
category contained in Policy 105 .2,1, ~,
~ction Item 1.1.2: Adopt the Tier System Overlay eparate map to use as a
planning and regulatory overlay on the existing Lan ap, The Tier System
Overlay Map shall be used primarily to focus a Tier I and Tier III
SPA and to guide development to appropria lemented Keys-
wide,
Strategy 1.2
acquisition, a variety of methods may be used
specially in oer II SPA. This should be applied especially
va land can serve as residential yards or
purchase development rights while the parcel
ance responsibility of the parcel as a yard,
Preserve important upland habitats and
through fee-simple acquisition, conservat
nsider providing incentives for the removal of existing commercial
and residential elopment from Tier III SPAin exchange for replacement of equivalent
floor area or d nsity within Tier III Infill areas, especially within focal areas,
Strategy 1.3
Continue to utilize the Land Use District Map and supporting PLUM to regulate land use type,
density and intensity on individual parcels within the planning area,
22
As of5/24/06
Key Largo Community Master Plan
~ction Item 1.3.1: Continue to use the PLUM and Land Use District Maps to regulate
development of individual parcels with respect to density, intensity, bulk regulations, and
all other land development regulation, This will protect the existing conformance status
of most uses and promote orderly development consistent with the Comprehensive Plan,
~ction Item 1.3.2: Revise the PLUM and Land Use District Maps to resolve non-
conformities in the planning area where appropriate,
~ction Item 1.3.3: Revise the PLUM and Land Use District M
inconsistencies between the PLUM and Land Use District M
~ction Item 1.3.4: Revise the PLUM map to identify.
on the PLUM map,
~ction Item 1.3.5: Revise the PLUM map to.
the properties as Educational on the PLUM
~ction Item 1.3.6: Adopt the revised PLUM a
area,
~ction Item 1.3.7: Evaluate futu
requests for nonconforming uses,
requests, based mainly on comp
community-goal related criteria:
d Use District Map change
acant parcels and other
ciples and the following
a.
b.
US-I
f intensive commercial uses within sections along US-I
itat or native-dominated landscape, relatively sparse
y few businesses,
rcial use status for existing waterfront uses that support the
d working waterfront-based economy,
e. Ideration to whether the property provides a unique or outstanding
opport ity for enhancement of design, connectivity and other community goals,
especially along the US-I corridor.
~trategy 1.4
Designate the Community Center and focal areas as identified by the Key Largo community
during the master planning process, Adopt these areas as regulatory overlays of the Land Use
District Map,
23
As of5/24/06
Key Largo Community Master Plan
~ction Item 1.4.1: Amend the Monroe County Code (MCC) to adopt an overlay district
for the Tradewinds Community Center, according to the boundaries shown in Figure 4,
The purpose of the Tradewinds Community Center is to retain and expand the mix of
retail, public parks and affordable housing uses prevalent in this area for the
encouragement of commerce, employment and recreational opportunities available at
maximum convenience to the public, The following Land Development Regulations shall
apply to development within the Tradewinds Community Center:
a. Commercial retail high intensity uses that generate
fifty (150) trips per one thousand square feet of fl
b. Outdoor storage and outdoor retail sales as a
c. Create and adopt, as part of the MCC,
Tradewinds Community Center ove
~ction Item 1.4.2: Amend the MCC to adopt
Largo Community Center according to the boun
the Downtown Key Largo Com nity Center is to
tourist and public park uses prev this area to e
and recreational opportunities at
Land Development Regulations s
Community Center:
a.
b.
~ction It
according t
Regulations sh
nd the MCC to adopt an overlay district for the Welcome Center
undaries shown in Figure 6, The following Land Development
pply to development within the Welcome Center:
a. Commercial retail high intensity uses that generate more than one hundred and
fifty (150) trips per one thousand square feet of floor area shall not be allowed,
b. Outdoor storage and outdoor retail sales as a principal use shall not be allowed,
c. Create and adopt, as part of the MCC, design and development guidelines for the
Welcome Center Identity Center overlay district.
24
As of5/24/06
Key Largo Community Master Plan
Action Item 1.4.4: Consider amendment to the MCC to adopt an overlay district for the
Government and Cultural Center according to the boundaries shown in Figure 7, The
following Land Development Regulations shall apply to development within the
Government and Cultural Center:
a. Commercial retail high intensity uses that generate more than one hundred and
fifty (150) trips per one thousand square feet of floor area shall not be allowed,
b. Outdoor storage and outdoor retail sales as a principa
c. Adopt a final site and building design plan
Center that promotes the efficient use of the
property for the maximum enjoyment of t
25
As of5/24/06
Key Largo Community Master Plan
~lIr-::..;o Monroe Coum~' C.~10 il~e dClt."'l c:olltaln.;;-rl
h,g-r..:!lrl is Illu'!:,tr.:Jti'~e- Ui'llV .And mi:)y rlN .=IL:cul :lt~I'~
doQ-plct bOllnd.=lri-e-:!.. pat{;~js tO~1ds light of ..'i8~'-::..
.'}f 1C1-e!ltl:lc;;.tlon ,nforrn.:,tloll
N
.."+t liI\
s
Map Dale: 11-21-05
~=.)
S:1Q
Feet
o Mile Marker
D District Boundary
DParcels
2004 Aerial Photos
Figure 4: Boundaries of the Tradewinds Overlay District "" ~
Monroe County Key Largo Livable ~~
CommuniKey~ Plan
26
As of5/24/06
Key Largo Community Master Plan
::.:::.u ree MonlO-==- COLI nt~. C~ I S ll\~ dat.. coTIt.] I n~ d
tl"-,,r~ln fS illlJstrj}r::'i~ 0111',' .:}IU m-'3~. n()~ .:3C';:-"...II.:lt-.:!lv
d~pl::.1" bOL.mda! I~-:;, paH:: 12 Is.. lOads IfSlht of .......-.3'r"'S
or i!Jer.~-rtlcatlon l!lforrn..-U~OIl
~~:'Ll
I -
o Mile Marker
D District Boundary
D Parcels
2004 Aerial Photos
J-i)~ Map Date: 11-21-05
l'~J(;~:)
. F~(!~
Figure 5: Boundaries of the Downtown Key Largo Overlay District ... ~
Monroe County Key Largo Livable ~--.;-;-
CommuniKeY7"- Plan
27
As of5/24/06
Key Largo Community Master Plan
J-i):{ Mnp Dal", 11-21-05
Scur';:;f: M:J(Jr0~ Cc-i1nt"t" GIS TI~.:! d~f.:J corltall'l02.j
I\~r~~n is. II~ll~h03ti'.'e Qnl~- ;;H'E11l103i' not .J~';::~II03h:-11
~tepl(:t 1:-Qllrdarie'5 rX::lI(:~I::- 10;:1.-:1::;. IIgl11 of wo?'f'?
.::.[ loj f-!'"JtIf l'::allcCI 11~~or Il""\a~ Io-I~
~,~ '..)I}:)
.Fe-et
o Mile Marker
D District Boundary
D Parcels
2004 Aerial Photos
Figure 6: Boundaries of the Welcome Center Overlay District L
Monroe County Key Largo Livable '_
CommuniKeY7 Plan
28
As of5/24/06
Key Largo Community Master Plan
:I-i)~ Map Date: 11-21-05
::.owc--=::: r'.1orllO-:'- COlJJlt"f GIS Tho::- dCit:J C.Ont03If1;:!-:J
ll~r.:-il} lS. IIlustr.8trv~ cnl~ ~~nd m.:1~ nut .:)(;(ul~1t~lf
JelJLct bOLJ!ldClltL~S.. ~.al-::;~+.:. r08ld'S [181,t of .........:!','';
c~ IcI-:::-n1 ~I catl 0["1 Intor n)."ltlon
s
.j.1}::' e.-XI
Fo,"
o Mile Marker
D District Boundary
D Parcels
2004 Aerial Photos
Figure 7: Boundaries of the Government & Cultural Center Overlay District L
Monroe County Key Largo Livable '_
CommuniKeY7 Plan
29
As of5/24/06
Key Largo Community Master Plan
~~.
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30
As of5/24/06
Key Largo Community Master Plan
GOAL TWO:
PRESERVE AND ENHANCE IMPORTANT COMMUNITY QUALITIES
WITHIN THE PLANNING AREA THAT DEFINE KEY LARGO'S
CASUAL VILLAGE STYLE ATMOSPHERE AND NATURAL
ENVIRONMENT AND THAT ENHANCE ITS STATUS AS THE FIRST
ISLAND OF THE FLORIDA KEYS.
Current Conditions Summary
The discussions of community character and concerns raised
process generally fell within two areas: the character of the
community activity centers, US-l in Key Largo is a four-la
as a local "main street." The northbound and southb
throughout the entire length of the planning area,
approximately 175 feet wide and occupied mainl
MM 107, the median is about 25 feet wide and u
.
.
m ts and signage that encourage use of the
.
ents to the public right-of-way,
idewalks connected to the trail and bicycle routes,
munity identity center locations,
· future roadway improvement projects,
· ment to create functionally linked sidewalk sections as part of site
ess,
· Enhance roadway design to increase awareness of community identity center locations
while maintaining essential traffic flow through the areas,
· Include provisions for new development that allow for the creation of sidewalks,
· Adopt design guidelines for community identity centers and for rnral segments,
31
As of5/24/06
Key Largo Community Master Plan
Analysis of Community Needs
Corridor Enhancement. The Key Largo/US-I Corridor Enhancement Plan recommendations
need to be implemented through the appropriate mechanisms including regulatory, programs and
interagency coordination, This plan also needs to be coordinated with acquisition efforts to
preserve remaining native habitat that provides green space along the highway,
Focal Areas. Specific plans are needed to guide the coordination and development of public
transportation infrastructure in the Community Centers and Focal as, Guidelines are also
needed to promote the visual character of private development withi
ations to
ove visual
Recommended Strategies and Actions
~trategy 2.1
Finalize and implement the Key Largo/US-I Cor .
improve the safe, integrated movement of al
character.
a.
away (e,g" deceleration lanes),
e.
estrian path design and space needs,
f
g. Possible mechanisms for funding and implementation of the final plans,
~ction Item 2.1.3: Inventory and evaluate DOT surplus right-of-way parcels and
coordinate with the FDOT regarding the possibility of transferring them to the County
where appropriate,
32
As of5/24/06
Key Largo Community Master Plan
~ction Item 2.1.4: Coordinate with the FDOT and FDEP on design standards for new
development and redevelopment that will require sidewalks or encouraged installation of
sidewalks, bike paths and pedestrian ways so that all sites throughout the corridor are
linked with respect to function and design,
~ction Item 2.1.5: Continue to coordinate with the FDOT and FDEP on roadway signage
and landscaping to encourage a design motif that fits the Key Largo community,
~ction Item 2,1,6: Identify and evaluate options for removal o~llboards from the US-l
corridor through purchase or other means, ~,
~trategy 2.2
Action Item 2.2.1: Adopt a conceptual layout
Largo focal area, Ensure that the County's regu
the plan, including:
Q. ties for t~oned range of uses.
b. en he envisioned range of uses,
access, movement,
1 character and
Adopt a guiding site plan for each focal area that att s
parking and landscaping issues in a manner that pr otes
maximum use-ability,
c. d service areas (e,g" parking and loading) and
accommodate the Downtown Key Largo
f Evalua of the stormwater runoff conditions and recommendations for
resolvi g drainage problems,
~ction Item 2.2.2: Adopt a conceptual layout for appropriate infill of the Tradewinds
focal area, Ensure that the County's regulatory and planning framework enables the plan
including:
a. Appropriate zoning of individual properties for the envisioned range of uses,
33
As of5/24/06
Key Largo Community Master Plan
b. Appropriate allowable densities and intensities for the envisioned range of uses,
c. Flexibility in bulk regulations, shared service areas (e,g" parking and loading) and
other site planning regulations to accommodate the Tradewinds Community
Center design,
d.
e. Identification of opportunities for public/priv
reducing impact fees) for building of infras
and other common area improvements,
rships (e,g" waiving or
lation of landscaping
f Acquisition of remaining vacant 1
hammock parcels north and sou
east of Hibiscus Park. Clean up and re
the design plan,
~ction Item 2.2.3: Adopt a co
Welcome Center Focal Area,
framework enables the plan includin
10 ment and infill of the
egulatory and planning
a.
e envisioned range of uses,
b.
. t sities for the envisioned range of uses,
service areas (e,g" parking and loading) and
accommodate the design,
architectural guidelines to be encouraged (not
ired) mechanisms to make the guidelines coordinate closely
tandards for easy implementation,
opportunities for public/private partnerships (e,g" waIvmg or
pact fees) for building of infrastructure, installation of landscaping
ommon area improvements,
~ction Item 2.2.4: Adopt a final site and building design plan for the Government and
Cultural Center Area that promotes the efficient use of the new government and cultural
center property for the maximum enjoyment of the residents of Key Largo,
~ction Item 2.2.5: Adopt building design guidelines for each of the focal areas that fit the
desired types of uses, layout and character of each center.
e.
34
As of5/24/06
Key Largo Community Master Plan
Action item 2.2.6: Consider providing signage that clearly marks the transition from the
Key Largo area to the Tavernier area and coordinate it with the Tavernier planning
efforts,
35
As of5/24/06
Key Largo Community Master Plan
GOAL THREE
PROTECT AND ENHANCE HISTORIC, CULTURAL AND
ARCHEOLOGICAL RESOURCES WITHIN KEY LARGO TO MAINTAIN
THE INTEGRITY OF THE COMMUNITY'S UNIQUE CHARACTER.
Current Conditions Summary
Analysis of Community Needs
lanning area that
ly for historic
. status, In
standards,
Recommended Strategies and Actions
Strategy 3.1
Continue to review an
age threshold or tha
the planning area,
~cti
p.
and the Monroe County Property Appraiser's
built sites that are 50 years or older and evaluate the sites
ificance,
loca: resources (library, local historians), identify and inventory
of age) and non-built sites of historical and cultural significance
Strategy 3.2
Encourage the preservation and enhancement of identified historic and cultural resources to promote
Key Largo's community character.
Action Item 3.2.1: Encourage owners of significant structures to apply for historic
designation through the existing Monroe County process, Review the "Secretary of the
Interior's Standards for Rehabilitation and Guidelines for Rehabilitating Historic
Buildings" which provide the current guidance for maintenance, alteration and
36
As of5/24/06
Key Largo Community Master Plan
redevelopment of these structures and refine these standards as needed to be consistent
with historical structures and sites in Key Largo,
~ction Item 3.2.2: Establish an identification system within the Monroe County building
permit tracking for historic and contributing properties in order to ensure the protection
and proper maintenance of such properties,
~ction Item 3.2.3: Coordinate with the FDOT and FDEP to incorporate informational
media on historical and cultural resources and special plac in Key Largo, where
appropriate, through educational signage, brochures and oth
~trategy 3.3
Expand availability of sites for holding cultural events
and investigating creation of an outdoor performanc
Center focal area plan and explore additional 0
space for cultural events,
indoor auditorium
nt and Cultural
. ability of
37
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Key Largo Community Master Plan
6.
;"
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38
As of5/24/06
Key Largo Community Master Plan
GOAL FOUR
MAINTAIN THE A V AILABILITY OF AFFORDABLE HOUSING AND
WORKFORCE HOUSING FOR LOCAL RESIDENTS WHILE
PRESERVING THE CHARACTER OF THE COMMUNITY.
Current Conditions Summary
Affordability of housing for working residents in the Florida Key~as received significant
attention in the last few years, Monroe County's land developme~lations have defined
affordable housing and provided limited incentives for its devel ent f6'r many years, These
regulations were aimed at providing housing for lower wage such as service workers,
unskilled laborers, minimum wage earners and single-earnet The annual income for
these workers has historically met the criteria to allow t t fordable housing as
defined in the MCC. The most that a single househo Ofy for affordable
housing is 120% of the county's median monthly h
, under the MCC must meet regulations listed under Section 9,5-
MCC. Not the least of these regulations is the requirement for the
ffordable (i,e" available to qualifying families) for 50 years from the
Units qualifyin
266 and other sect
affordable unit to re
time it is established,
The term "workforce housing" is commonly used to refer to housing units that employees
working in Monroe County could qualify to purchase or those units which are currently owned
by members of the County's workforce,
1 Coldwell Banker Schmitt Real Estate Company; www.realestatefloridakeys.com
39
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Key Largo Community Master Plan
The market-rate housing that our existing workforce has been utilizing has no such restrictions
and is now being lost. Units that were purchased by members of the workforce prior to the
dramatic increase in housing prices are being sold at the highest possible market price, Houses
sold at the highest market price will not likely be available to new members of the workforce
who may not be able to purchase the unit at the higher market price,
Another aspect of housing that must be considered for the Key Largo planning area is the fact
that a considerable percentage of the lower-wage worker group is bussed in daily from Miami-
Dade County via public and private transportation, Some local bus" sses (especially hotels)
provide daily van transportation for their employees, The primary f transit however is
the JGT Bus Service which is a contracted extension of the Mi de County Public Transit
System, A total of 168,000 persons used the system in 2004, 00 persons per day, The
service currently runs to MM 50 however a connector line Onto place to complete
the service to Key West. This mass transit system is e experience a high
level of use and, with a significant number of housi "n south Miami-
Dade County, will offer an alteruative to workers 0 "ng in the
Keys, Key Largo is expected to continue to hav come wage
earners commuting from outside the County,
Strategy 4.1
Analysis of Community Needs
Maintain and improve existing stock of affordable housing,
~ction Item 4.1.1: Inventory the existing affordable and workforce housing stock within
the Key Largo planning area, including government housing, units that are legally bound
to affordable standards, neighborhoods and developments that have traditionally housed
workers, and employee housing (both on and off employer premises),
~ction Item 4.1.2: Provide incentives to developers to retain affordable units by awarding
dwelling unit allocations for building elsewhere,
40
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Key Largo Community Master Plan
Strategy 4.2
Enable and promote the creation of affordable and workforce housing,
~ction Item 4.2.1: Require new developments to supply or fund employee, affordable and
workforce housing in return for receiving dwelling unit or commercial floor space
allocations,
Action Item 4.2.3: Explore the possibility of Coun
owned land either through a type of land trnst arra
means,
ed housing on County-
. tional rental, or other
~ction Item 4.2.4: Determine to the exte
workers in the Key Largo planning ax:
residency, hours of work, turnover rates
information periodically to gauge the level of de
commuting workers,
41
As of5/24/06
Key Largo Community Master Plan
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7. ENVIRONMENTAL PROTE
".I.
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42
As of5/24/06
Key Largo Community Master Plan
GOAL FIVE
PRESERVE, MANAGE, AND RESTORE WHERE APPROPRIATE, THE
NATURAL RESOURCES WITHIN THE PLANNING AREA BY
PROVIDING OPEN SPACE, PROTECTING WATER QUALITY AND
ACQUIRING AND MANAGING ENVIRONMENTALLY SENSITIVE
LANDS.
Current Conditions Summary
Approximately 50% (2,630 acres) of the parcel coverage in the p
and disturbed lands including rights-of-way, Another 1,815
area) is within wetlands and submerged lands, These areas
for several years in Monroe County, The remaining
planning area (about 819 acres) is within tropical h 00 hammock h
being off limits, hardwood hammock habitat is the st vulne
it ts, Monroe County has addressed their
erous regu ry means including limits on clearing of
velopment in these habitats under the permit
ompensa for removal of native plants, The Tier System
plifying the process that land owners must complete to
North Key e Z area to the northeast provides prime hahitat for four
federally enda: e American crocodile, Key Largo wood rat, Key Largo cotton
mouse and Scha il butterfly, The Florida manatee, bald eagle and wood stork are
also either commo lanning area or have been documented recently, In 1997 the V,S,
Fish and Wildlife ice (FWS) began requiring endangered species consultation for
development of spec ied habitat within the planning area, This included parcels within the
planning area that contain primarily tropical hardwood hammock. Owners who want to develop
these parcels must contact the FWS to determine if habitat on their parcel serves or has the
potential to serve the needs of federally endangered species, A Habitat Conservation Plan (HCP)
under Section 10 of the Endangered Species Act (ESA) could be required to develop the parcel.
To date, no parcel applying for development has been deemed significant habitat and no HCPs
have been required,
43
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Key Largo Community Master Plan
Key Largo also serves as habitat for several animal and plant species listed by the State of
Florida as either endangered, threatened or species of special concern, Most of these species
occur in wetlands and hammock habitats, Monroe County currently addresses protection of these
species through the protection of their habitat including complete protection of wetlands (i,e"
development prohibited) and severe restrictions on development of hardwood hammock under
the Tier System,
o e adopted in order to provide a basis for
cels within Tier I lands have already been
Florida Forever priority acquisition list. The
asing these lands within the planning area, The
Habitat Managem aspect of land acquisition and habitat protection that presents a
difficulty in the plann area is the management of acquired lands, Due to the proliferation of
platted subdivisions d roads, acquired parcels may form a fragmented patchwork of mixed
habitat and disturbed areas, These areas are difficult to manage due to increased resource and
manpower requirements and the fact that access/disturbance factors are almost impossible to
control in some areas, In the Florida Keys, major habitat management activities include the
removal of trash and debris, the removal of invasive exotic vegetation, restoration of habitat
through mainly through topographic restoration, and maintenance of parcels in an exotics-free
condition,
44
As of5/24/06
Key Largo Community Master Plan
Threatened and Endangered Species. The adoption of the Tier System is intended to provide
for protection of habitat while increasing landowner certainty as to the status of develop ability of
their parcels, The recent status of FWS review of development decreases that certainty,
Therefore, the County may need to explore options with the FWS including the possibility of
completing a Habitat Conservation Plan for the listed species concerned within the planning area,
This plan could incorporate many of the actions that the County and State are already taking such
as acquisition and lower points for applications in Tier I or Tier III SPA.
Water Quality. The County is currently addressing the impacts of dev
through the implementation of the wastewater and stormwater mast
The County needs to track the progress of these activities an
within the planning area as well as coordinating these
improvements called for in the Key Largo/US-l Corridor En
Recommended Strategies and Actions
~trategy 5.1
Prepare and implement an
valuable habitat first and
g area that prioritizes highly
ral agencies,
iti n priorities within the planning area that
torable area first, followed by planning
ater access or views, aesthetics and public
of Tier I parcels in the planning area with respect to
t ram uding the criteria upon which purchase offers are made,
the s are made, the locations where lands are purchased and the final
status rchased, For parcels containing hardwood hammock on which
offers we de bu urchase was not completed, evaluate the importance of the parcel
with respect ty criteria for acquisition and the feasibility of a second attempt at
purchase by oe County if the criteria warrants,
~ction Item 5.2.3: Prioritize Tier III SPA according to criteria specified pursuant to
Action Item 5,2,1 and implement acquisition and surplus lot reduction actions in these
areas as described in Strategy 1.2,
~ction Item 5.2.4: Implement acquisition of wetlands as a low priority, especially those
parcels where at least one attempt at acquisition has already been made by the County or
45
As of5/24/06
Key Largo Community Master Plan
the State, Resources should not be expended in making offers to wetlands owners but
acquisition may be considered where requested by an owner.
~trategy 5.3
Create and implement a management strategy for County-owned acquisition lands aimed at
maintaining and restoring native habitat.
~ction Item 5.3.1: Inventory and evaluate all County-owned ac
and list management needs and challenges, Set up a system
and distributing contact information to the public in 0
response to complaints and property-related probl
campmg,
~ction Item 5.3.2: Establish management go
lands inventoried and evaluated under Act"
be aimed at natural
opportunities,
isition lands to identify
"toring of these lands
to provide for immediate
as illegal dumping or
Conside
Enda
plannin
certainty to
various types of
elVes may
, and other
~ction Item 5.3.3: In the mana:
habitat restoration, Coordinate
maintenance standards in natural
to further site management and resto
~ction Item 5.3.4"
objectives incl gap
as applicabl
Strategy 5.5
Continue to ensure th plementation of the County's stormwater and wastewater master plans
in order to improve water quality within the planning area, Make sure that infrastructure
planning and installation is well coordinated with future plans for transportation and design
changes in the planning area as guided by the Key Largo/US-I Corridor Enhancement Plan,
46
As of5/24/06
Key Largo Community Master Plan
8.
;"
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47
As of5/24/06
Key Largo Community Master Plan
GOAL SIX
ENCOURAGE REDEVELOPMENT AND INFILL DEVELOPMENT THAT
SUPPORTS AND ENHANCES THE TOURIST-BASED ECONOMY OF
THE PLANNING AREA.
Current Conditions Summary
Touting itself as the "dive capital of the world", Key Largo has
destination for the past 30 or more years, Diving and fishing are the
a large retail, lodging and service economy has grown around t
Key Largo LCP workshops, the community expressed a
reputation and attraction as a tourist destination, not simpl
Keys, Planning and regulatory programs have not provi
them to maximize their economic viability when oPP
transferable development rights (TDR) program
infill of commercial space to better serve resid
constrained site building layouts to the point tha
advantage of the TDR program, In fact, it could often
density/intensity of a site much less additional tra
constraints have also limited site design o.vity that woul
mobility, appropriate in fill and mixed other suc
governing the redevelopment and impro nconfo
provide few options,
mven
and a
moratoriu
adopted and I
Design Flexibility to etain Businesses. In order to implement design themes and achieve site
planning goals for the Community Centers, Focal Areas and the remainder of the US-I corridor,
changes will be needed to provide greater flexibility to business owners to encourage appropriate
redevelopment and creative design, Besides changes in bulk regulations, the nonconforming use
section of the MCC should be reviewed, For Community Centers, design and density standards
should encourage infill and site mobility options, especially for pedestrians, The existing
regulations mainly need to be better coordinated to make the different site design standards
compatible and flexible and to allow them to be tailored towards the needs of Community
Centers and other infill areas,
48
As of5/24/06
Key Largo Community Master Plan
Tourist Housing Retention. The perceived loss of tourist housing should be investigated
further. Existing tourist housing should be inventoried by type, The local community and
Chamber of Commerce can assist in identifying changes and trends in the availability and type of
tourist housing, It is not certain at this point what, if any, action might be needed to ensure the
retention of adequate tourist housing to meet future needs,
Recommended Strategies and Actions
~trategy 6.2
e of the community,
Strategy 6.1
Retain existing desirable businesses that support the economic
mercial uses (see
tourist economy
c o:vity goals
pertaining to
et ine what, if any, actions are needed to
ained in numbers and locations adequate to
49
As of5/24/06
Key Largo Community Master Plan
GOAL SEVEN
RECOGNIZE WATER-DEPENDENT AND W A TER-RELA TED
COMMERCIAL USES AS AN IMPORTANT SOURCE OF ECONOMIC
SUSTAINABILITY WITHIN THE PLANNING AREA.
Current Conditions Summary
An important attractant to Key Largo is the presence of traditional wat~front businesses such as
dive shops, restaurants and other such uses that are enhanced by a w~cation, Some of these
structures are nonconforming with respect to flood zone reg ons, 1etbacks, stormwater
handling and other regulations which post-date their const is affects the extent to
which they can be repaired or replaced if they are d places limitations on
improvement.
edeveloped to private marinas serving only
m evelopment of working waterfront and marinas
itiated in July 2005, This trend will be studied over the next
t actions local goverument can take to ensure the
Another aspect relating to waterfront access is the
moo ng areas in the Key Largo planning area, Currently, these
tilize existing marinas with access to services,
The 2010 Comp Ian in Objective 212,1 and Chapter 9J-5,12 of the Florida
Administrative Code Ified the need to inventory and consider the redevelopment of water-
dependent and water- ated uses, The public place a high value on water-dependant or water-
related uses and their presence adds to the attraction Key Largo has on visitors,
Water-dependent uses include marinas, commercial fishing, boat launching facilities and beaches
(Table 6), Water-related uses include concession stands, bait and tackle shops and fish houses,
Hotels and restaurants that are located on the water while not water dependent or related as in the
traditional definition are economically enhanced by the location on the water and are included in
the definition here (Table 7),
50
As of5/24/06
Key Largo Community Master Plan
Restaurant seating and bars and concessions that are located within the shoreline setbacks and on
docks within the planning area are economically enhanced and dependent on their location in
close proximity to the water. These uses do not conform to the current environmental protection
regulations,
Oceanside Marina Inc.
Rock Harbor Marina
Rock Harbor Marina Rentals
Calypso Rest & Ocean Bay
Marina
Pilot House Restaurant &
Pilot House Marina
Key Largo Fisheries
Ocean Divers & Sharkey's
Bar
Horizon Di vers
Best Western
Key Largo Harbor Marina
Tarpon Flats Inn & Marina
Marine Resources
Development & Jules
Undersea Lodge
Koblick Marina & Hideout
Restaurant
Garden Cove Marina a
Buzzard's Roost Rest uran
Captain Slate's Atlantis
Travis Boat Ce
Ocean Di v
Rowell'
Amo
Kel 's
Center
Neptune's Hi
Di ve and Snorke
Caribbean Club
Black Water Marina
Quiescence Snorkel and
Di ving
Dolphin Cove
Seafarer Resort Motel and
Di ve Center
Marina
Marina
Marina
Restaurant & Marina
Restaurant & Marina
Marina and Fish
Processing
Dive Shop, Bar and
Restaurant
Di ve Center
Hotel
Marina
Hotel and Mari
Off shore hotel b
manna
1 Garden Cove Dr.
106280 Overseas H wy
105800 Overseas Hwy
104550 Overseas Hwy
104250 Overseas Hwy
104220 Overseas Hwy
104180 Overseas H wy
estaurant and boat
launch
Marina
Di ve Center
103950 Overseas Hwy
103680 Overseas H wy
00453440.0005
00469720.
00469430.
00469640.; 00469650.
00539850.
00539700.
00538040.000000;
00532701.042
00508200;00508210.
00439600.
00439620.
00439630.0001
00439690.000000;
00439700.000000
0084960.
0085780.0001
00543940.
00091010.
Dolphin Research
Motel and Dive Center
101900 Overseas Hwy
97684 Overseas Hwy
51
As of5/24/06
Key Largo Community Master Plan
Mariners Club
Mariners Club Rest. Mandalay
Bay Marina and Tiki Bar
Pilot House Restaurant & Pilot
House Marina
Marina Del Mar and Coconuts
Bar and Restaurant
Port Largo Villas
Holiday Inn
Ramada Inn
Horizon Divers
Best Western
Key Largo Harbor Marina
Tarpon Flats Inn & Marina
North Star Resort
Flamingo Restaurant
Azur Del Mar
Hobo's Marina and Restaurant
Florida Bay Outfitters
Italian Fisherman
Sundowner's Restaurant &
Cactus Jack Bar
Senior Frijoles
Marriott Bay Beach Resort
Captain J ax
King's Kamp
Howard Johnson's Hotel
Lar 0 Lod e
Campers Cove Trailer Park
Coastal Waterways
Largo R V Par
Calusa Res
Marr Ba
Snoo
Cafe arg
Sunset Cove
Hungry Pelican
Bay Cove Motel
North Star Resort
Rock Reef Lodging
Kona Kai Resort
Bay Harbor Lodge
Riptide
America Outdoors
Condo/hotel O.K. 00554891
Restaurant & Marina 80 E 2n Ave. 00554740
Restaurant & Marina 13 Seagate Blvd 00502370
Hotel, Restaurant & Bar 527 Caribbean Dr. 00453475.0141
Hotel, Condo 00453475.019209
Hotel & Marina 00453440.0006
Hotel 00453440.0002
Dive Center 0453450.
Hotel
Marina
Hotel and Marina
RV Park (closed)
Restaurant
Motel
Marina & Restaurant
Kayak sales & tours
Condo, Resta t Closed
Restaurant &
0084990.0001
0085080.
00085760,
00085820.
00543080
00492670.
00492750.0001
00492800.
00492780
00541810.
99470 Overseas Hwy 00504170.0001
99470 Overseas Hwy 00504170.
99530 Overseas Hwy 00504080.
99360 Overseas H wy 00504070.
99340 Overseas H wy 00504060.
99446 Overseas H wy 00504040
99096 Overseas H wy 0088030.
98750 Overseas Hwy 00091050.
97802 Overseas H wy 00052595.
97702 Overseas Hwy 00091020.
97680 Overseas Hwy 00091090.
97450 Overseas Hwy 00555010.
52
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Key Largo Community Master Plan
Analysis of Community Needs
Retain Traditional Working and Public Waterfront. The rapid changeover of traditional
waterfront businesses including marinas, commercial fishing operations, restaurants, charter fleet
operations and similar uses to private condominiums and marinas has been a cause for concern in
the Florida Keys. A moratorium on this type of redevelopment is in effect and the matter is being
studied. Recommendations should be developed to help deal with this phenomenon Keys-wide.
Another need is to formalize and provide land-based support to existing offshore mooring areas
within the planning area.
retain its casual water-
omy. New development
ese new criteria will
, parking, buffers,
nonconforming
Design Flexibility to Retain Businesses. Key Largo would
oriented community atmosphere to help maintain its tourist-
regulations are needed to help retain traditional waterfront
likely include relaxation or flexibility in existing requ'
landscaping and other bulk regulations and a c lete
use/strnctures sections.
Recommended Strategies and Actions
~trategy 7.1
Identify and evaluate commercial waterfro
and the traditional waterfront industries of t
continued viability where appropriate.
~ction Item Z
businesses
resorts, commer
Regulatio s includi
tourist-based economy
for their preservation and
the tourist-based and working waterfront
nt restaurants, charter operations, multi-use
gh amendment of the Land Development
nonconforming uses and strnctures.
ngoing study on waterfront development and evaluate the
r applicability to the planning area and their potential
of these types of businesses.
~ction
tradition a
Flexibility
landscaping an
function whil
elop and adopt flexible design standards aimed at retammg
erfron sinesses to promote function, water access and over-water views.
onforming use/strncture standards, setbacks, parking, buffers,
her bulk regulations may be adopted to retain waterfront character and
roviding for basic safety, stormwater handling, flood protection and other
concerns.
~ction Item 7.1.4: Provide for mooring field development with reliable land-based
support in appropriate areas of the planning area.
~ction Item 7.1.5: Inventory the existing commercial uses on the shoreline and document
which uses are currently within the shoreline setback.
53
As of5/24/06
Key Largo Community Master Plan
~ction Item 7.1.6: Amend the Land Development Regulations to permit eXIstmg
commercial uses to remain within the shoreline setbacks as long as storm water is
managed and shoreline vegetation maintained.
~ction Item 7.1.7: Prohibit new commercial uses within the shoreline setback unless
permitted as accessory uses.
cial businesses enhanced
ortance to Key Largo
and Development
standards aimed
es and over-
s, parking,
-related, ~endent, and commercial
to"b~-s~es that do not similarly
nity design standards or revising regulations,
on- rofits that serve the community are not
ses to retain eXIstmg and include new public
use study to formulate recommended
54
As of5/24/06
Key Largo Community Master Plan
9.
;,
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'~_-1f"~r_'~lC". _ ,-c',\~ ,,,'f;.;,,~,,'\.,;,: "-I",, ,.--:r~""'" ,," ----
~; ~ :'c' ,~_' .:'",,'.c~ "~'-'-"-/_-/>~"iC-""'y-- ", ',,'
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55
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Key Largo Community Master Plan
GOAL EIGHT
PROVIDE RESIDENTS AND VISITORS OF THE PLANNING AREA
WITH A SAFE AND USEABLE TRANSPORTATION SYSTEM FOR
VEHICLES, BICYCLES AND PEDESTRIAN WITH OPPORTUNITIES
FOR TRANSIT SYSTEMS WHERE APPROPRIATE.
Current Conditions Summary
US-l is a State facility operating as both a through highway and a
This road must meet State concurrency requirements for tr
concurrency standard is speed-based rather than volume base
an overall average speed of 45 miles per hour (mph) be mai
island chain (from MM 112.5 to MM 4 on Stock Island)
below 45 mph average speed. As of 2005, the Florid
compliance with concurrency standards. As the st
traffic volume can be difficult to predict in ter
projected growth anticipated for the planning area 0
projected LOS is expected to be met.
ain street" roadway.
LOS. The Florida Keys
uires that, at a minimum,
he entire length of the
al segment not fall
segment were in
'1 Ie surplus
r, with the
horizon, the
the Overseas Heritage Trail
an through the planning
idor ar roposed for the four focal
, frontage roads, deceleration
ceptual highway designs has not
rou e
selling it t
throughout tli
Other general corn . encies have been identified, including lack of curbs and controlled
access, unsafe condi involving potential vehiclelbicycle/pedestrian conflicts, inadequate
cross walks, and oth problems. These problems have not yet been specifically analyzed in
detail along the corridor with respect to vehicular traffic. The Overseas Heritage Trail Master
Plan does layout specific recommendations for the bicycle/pedestrian trail in the planning area.
Trail routes that cross the highway are noted at three points: Ocean Bay Drive, U.S. Post Office
and Key Largo Chamber of Commerce/W elcome Center. Signalization or minimal upgrade of
the existing condition is called for in the master plan. The plan also notes "points of attraction"
that correspond with the Community Centers and the Welcome Center Focal Area. The plan also
lays out specific design standards for all portions of the trail categorized according to the
different existing right-of-way conditions found along the highway.
56
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Key Largo Community Master Plan
The transportation network in Key Largo incorporates some mass transit, such as the JGT bus
line (an extension of the Miami-Dade public transit system), Monroe County Social Services,
Greyhound bus line and private van pools. The latter two are limited-use facilities. Greyhound
Lines has 13 stops in the Florida Keys, one of which is a limited-service stop in Key Largo. It is
noted, however that this stop is located at MM 99.6 Overseas Highway, in or near the Downtown
Key Largo Community Center. Van pools are used by some businesses, mainly hotels, to
transport workers mainly to and from Miami-Dade County. Monroe County Social Services
provides pre-arranged transportation for registered elderly and disa d clients. This service
operates from 7:00 am to 6:00 pm on weekdays and is tailored to 's origin/destination
needs and schedule. The JGT bus line provides commuter se' from Miami-Dade County
down to MM 50 in Marathon at this time with a connector lin ing service to Key West.
Total ridership for 2004 was 168,000 passengers with an av er day. The bus is run
on a "hail stop" model with no set locations for bus s. ow eve re are identifiable
locations where workers gather and the bus regularly: ps, s ch as at the sed Community
Centers. During the community workshop discuss' some p icipants expr a sire for a
transportation shuttle designed for use by resid touris 0 serve the pi g area and
link the focal areas.
. n on im~e planning area focused
. r. It~ ~~~~ essential to partner with
nts. y Largo/US-l Corridor Design
's vision Key Largo. Changes may involve
changed signalization and crosswalks, and
ve ents along US-I. One challenge will be
IOn over the entire planning area while
e future.
Analysis of Community Needs
In orde
entir
plan.
encroachm
locations, inc
crossovers and I
regular JGT transit
also be incorporated in
, a d surveying and engineering study must be made of the
ocus ""conceptual upgrades proposed in the corridor design
ide~ca~ion of all rights-of-way, identification of existing
ion of traffic routing options for the proposed frontage road
e bicycle/pedestrian movement including the design of safe
of opportunities for funding and implementation. The existing
d possible future transit stops for a tourist-oriented service should
e study to determine how they could fit into the plan.
Recommended Strategies and Actions
~trategy 8.1
Implement the transportation portions of the Key Largo/US-l Corridor Enhancement Plan while
maintaining traffic LOS standards.
57
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Key Largo Community Master Plan
~ction Item 8.1.1: Conduct a detailed survey and engineering study of the conceptual
design corridor plan that incorporates bicycle/pedestrian trail plans and opportunities to
better service existing and planned transit systems.
~ction Item 8.1.2: Immediately coordinate with the FDOT to stop all surplus right-of-way
transfers until the County finishes the engineering study and evaluates them
~ction Item 8.1.3: FDOT to retain right-of-way or County to secure FDOT right-of-way
where deemed essential for public improvements including f~age roads, bicycle and
pedestrian paths, access and buffer area. ~,
~ction Item 8.1.4: Work with the Key Largo Cha
possibility of design and funding of a tourist-orien
connect Community Centers and Focal Areas a I
interest.
ommerce to explore the
Ie service that would
sses and points of
Strategy 8.2
58
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Key Largo Community Master Plan
10.
;,
~~.
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,-~ .' I i-l'" . 'lrJ:..'f':" "'CO?'Y[ 11 1 .. ~ ..'
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59
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Key Largo Community Master Plan
GOAL NINE
PROVIDE ADDITIONAL RESOURCES FOR ENHANCEMENT OF
EXISTING RECREATIONAL FACILITIES, EXPANSION OF ACTIVE
AND PASSIVE LAND-BASED RECREATION OPPORTUNITIES AND
SEEK TO EXPAND PUBLIC SHORELINE ACCESS FOR WATER-BASED
RECREA TIONAL ACTIVITIES FOR ALL AGE GROUPS WITHIN THE
COMMUNITY.
Current Conditions Summary
ea. Three are devoted
and passive use. All
to have numerous
r parks provide
i boating)
as not been
rovide limited
There are six established State and County parks in the
primarily to active recreation and three are oriented towar
but the Garden Cove site are fully developed. Key L
neighborhood parks included within their platted su
open space, limited amenities such as picnic tabl
to members of the areas homeowner's associat n.
inventoried. Several County roadways terminate on tH
public access to the ocean and bay.
ay
nset
Shore
Kay
Road E
Road D
Road F
Canal
Crane
Poinciana
Bonito
S ummerland
The draft Monroe County Parks and Recreation Master Plan recommends the development of
Garden Cove Park with a boat ramp and beach (shoreline) access facilities. Also, development of
the Government and Cultural Center will offer limited park facilities and shoreline access for
residents and tourists within the planning area.
An inventory of community organizations and services such as churches, clubs, athletic
associations, and non-profit groups has not been completed. These entities also offer
supplementary recreational and cultural opportunities to the community.
60
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Key Largo Community Master Plan
Analysis of Community Needs
Parks. The recommendations of the Monroe County Parks and Recreation Plan should be
implemented including park maintenance and enhancement, better incorporation of State Park
amenities in the planning area by improved connectivity to the community, and identification
and improvement where necessary of neighborhood pocket parks. Community facilities such as
churches, clubs, athletic associations, civic organizations and other such groups should be
identified. The recreational and cultural benefits of these organization the community should
be encouraged.
Strategy 9.1
Water Access. The County will evaluate existing rights-of-w
order to determine the County's waterfront site ownership s
developing any of these sites to public water access sh
inventory of neighborhood parks that provide water
number of residents eligible to join membership
waterfront for public access similar to the Gove
should be completed where possible. With the pre
accessible waterfront to uses such as condominiums a
some sites may be one way to ensure re available pu
means of encouraging businesses to pr ublic water a
implemented.
Recommended Strategies and Actions
the recommendations of the Monroe County Parks and
planning area including improvements to be made at
t and Cultural Center sites.
~ction
water ac
Improvemen
and Recreation
ntory and evaluate neighborhood pocket parks, neighborhood
nty roads that terminate at the shoreline. Determine if any
sion is appropriate and how, and program these items into the Parks
ster Plan.
~ction Item 9.1.3: Water access shall be preserved and maintained in the public interest.
Prohibit the abandonment of roads that end at the shoreline, including those listed in
Table 6.
~ction Item 9.1.4: Identify locations and prioritize land acquisition for small local
"pocket-parks" in neighborhoods, which do not have existing public or private
recreational facilities within walking distance of the residents being served.
61
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Key Largo Community Master Plan
~ction Item 9.1.5: Coordinate with state and federal agencies, non-profit organizations,
as well as other private and public entities to ensure that passive and active recreational
opportunities are being provided to all users, in conformance with standards adopted by
the American Disabilities Act.
~trategy 9.2
Develop a system that will guide the acquisition, design, and development of county owned
public parks and recreation facilities within the Upper Keys to ensure tlIit the future needs of the
community are being met. ~,
-::fAction Item 9.2.1: Establish a Parks and Recreation Po
representatives from public and private agencies as
responsible for overseeing parks and recreation d
effective and efficient services.
e Upper Keys, including
sted citizens who are
sure the delivery of
~ction Item 9.2.2: Build and foster mea'
community to ensure equitable distribution of
to MM 107 planning area.
~ction Item 9.2.3: Prioritize dev
of opportunities while accommoda
~ction Item 9.2.4:
capital improve
operational su
~trategy 9.3
I funding opportunities to fund
ecreation facilities, services, and
provide adequate accessibility and outdoor
maintaining the sensitive natural and cultural
~ct
and 0
conservaf
~ction Item 9. : Design and establish trail improvements to blend with the natural
environment. rovide improvements and management practices in sensitive habitats
adequate to protect the natural resources.
~ction Item 9.3.3: Advocate responsible stewardship of natural resources through the
development of an interpretive education program within passive recreational areas.
~ction Item 9.3.4: Prioritize the acquisition of public recreational lands to maximize the
preservation of scenic vistas, undeveloped views, and access to water resources.
62
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Key Largo Community Master Plan
~ction Item 9.3.5: Provide a trail system off the U.S. I corridor, which posted access
points and passive recreational facilities to accommodate appropriate uses that connect
existing and future parks to the greatest extent practical.
~Strategy 9.4
Protect and maintain all existing public shoreline access points within the planning area.
~ction Item 9.4.1: Identify potential shoreline access the
planning area.
~ction Item 9.4.2: County-owned
abandoned by the county
~ction Item 9.4.3: Reclaim county-owned pu
~ction Item 9.4.4: Identify and post sig
passive sites to identify county ownership and
shall not be
Action Item 9.4.5: Work with'
public access points within their IT
~trategy 9.5
ovide low-impact amenities at
Make additional shoreli
diverse water-based a
residential commu
and with shoreline access a priority between
I
Co
DEP
the overa
ork and actIvIty with other agencies and groups,
to t lorida Keys Overseas Paddling Trail Program, Monroe
es, ational Oceanic and Atmospheric Administration and the
tion and Parks, to further ensure harmony and consistency with
d preservation of beaches and shoreline within the county.
. Investigate amendment of the MCC and develop programs to work
with the priva sector to acquire, maintain and improve shoreline access for the public.
~ction Item 9.5.4: Implement appropriate mechanisms for regulating boating activities
located within 300 feet of county owned public land with shoreline access in order to
provide appropriate location for diverse water-based recreation activities and to ensure
public safety and environmental protection.
63
As of5/24/06
Key Largo Community Master Plan
Fiscal Implication and Anticipated Capital Improvements Projects
The Parks and Recreation element outlines potential capital improvement projects, from the
acquisition of pocket parks to the improvement to existing facilities and shoreline access points.
However, to determine costs of the proposals outlined in the plan, the types of facilities the
community wants must first be determined. The ongoing Parks and Recreation Master Plan
process will shed some light on what improvements or acquisitions need to take place, but until
the time that specific projects are identified, a cost estimate is not possible.
64
As of5/24/06
Key Largo Community Master Plan
11.
COMMUNITY FACILITIES ELEMENT
A
n.""",..1 "'lI.
io-
~~.
.' ~:,~:::;-~= - ,:":5-.'-;; ""f':~~;~ri-i~";,,;:~,:-, I~' ,\ - ,;i::i:f~,~ -~.- :'~"", ~
"'", '''~ ,"-'-'> ,"" i-l\,,,,~,~,,~ lrJ:..,f"r' '- r.,~ 9";''',1 r ',:,;..-
, "~~~:,,'," <> ~}~?~;~~f:: i, ,t;.:!~':':,::''->':~,
~"" ' ,c \",~' '~"--.~ . :>--;: li\'/
~\ . ,,- ',r',/
1,~~, t' ~/(
"', ~ "iW :'. ,
~ - --:. r I :~ .."-',
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....... -;. : ,:
o(....~I..;"'. , ~
"\ ~ "(' ~~~'<~,~:.~;.;.:~. ~.
'JJ-.. ..:~.
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65
As of5/24/06
Key Largo Community Master Plan
GOAL TEN
PROVIDE ADEQUATE PUBLIC FACILITIES TO SERVE THE EXISTING
AND FUTURE NEEDS OF THE PLANNING AREA.
Current Conditions Summary
Sanitary Sewer. The treatment of sewage and the disposal of wastewater within the study have
historically been accomplished either through on-site treatment and disposal using septic tanks or
through intermediate sized, privately-owned wastewater treat~ackage plants. The
Comprehensive Plan requires that sewage treatment in the F aa ~ys meet Advanced
Wastewater Treatment (A WT) criteria in the Keys by 201 Key Largo Wastewater
Treatment District is currently planning and installing tral ewater collection and
treatment services that are expected to meet A WT standar 0 010.
· Service Area - The planning ar
Key Largo Elementary/Middle (
Largo but located in Islamorada 0
- While overall use at the facility has declined, increased
ion (DOE) land requirements have not been met. An additional
f school space is needed to comply with DOE requirements, but there
ts at the elementary school that limit options for expansion.
Schools. The Monroe County School Board o~
throughout the entire Florida Keys. The status 0
below from the 2004 Monroe County Public Fac iti
· Largo Elementary/Middle is
ents.
· student population of Key Largo
Shores High School has 792 students.
· student population was 1,310, the elementary
lation has declined, and this trend is expected to continue.
school student population rose. This rise was not in
of the student population. The School Board's student
entify any significant change in student populations.
· Planne
Departmen
43,100 square
are site constr
Potable Water. The Florida Keys Aqueduct Authority (FKAA) is the provider of potable water
in Monroe County. The FKAA system uses the Biscayne Aquifer as a groundwater supply from
wellfields located west of Florida City, which is located north of Key Largo.
According to the Monroe County Public Facilities Capacity Assessment Report (2004), potable water
is provided through a 36- inch diameter pipeline in the planning area. Although countywide demand
for potable water increased in the last reporting year by 2%, the report confirms that excess supply is
66
As of5/24/06
Key Largo Community Master Plan
available in the current SFWMD consumptive use permit to accommodate anticipated increase in
demand. The FKAA has a long range capital improvement plan for both the distribution and
transmission systems which is expected to provide the needed resources for the planning horizon.
· Service Area. The entire planning area is served by the Florida Keys Aqueduct Authority.
· Existing Capacity. The FKAA water use permit allows for a maximum of 19.93 MGD
average daily withdrawal and a 23.79 MGD maximum daily withdrawal to the Florida
Keys.
and a
· Existing Service. In 2003, the FKAA distributed
maximum of 22.2 MGD to the Florida Keys.
· Projected Demands. The FKAA 2004 projectio
17.57 MGD and a maximum daily withdrawal
age withdrawal of
Keys.
Fire and Rescue Services. Public safe
community protection and safety. The folIo
· Planned Improvements. The FKAA has
distribution and transmission systems retro I
Portions of these projects include planned subdi
in the planning area to remove g anized piping.
. s include ~cal services needed for
e provi'-
service to all of the
.
e rate has been dropping in the Florida Keys
emer
hurrican
Largo as
Church serve
y Largo Volunteer Fire Rescue, located at MM
ve tH ning area.
t S~ (EMS). Monroe County's Emergency Management
ves):~::'>central public information source for any planning area
oordinator in disaster situations. One major function of EMS is
and emergency evacuation of residents. EMS has designated Key
Zone #6. Key Largo Elementary School and St. Justin Catholic
ergency evacuation shelters for Category I and 2 storms.
.
Analysis of Community Needs
A review of the existing KL- LCP planning area conditions and the 2004 Monroe County Public
Facilities Capacity Assessment report identifies the following trends:
· The County's school student population has been decreasing over the past five years. The
demand for public school facilities does not appear to be generated by increasing
population as projections of student populations remain constant and overall population
67
As of5/24/06
Key Largo Community Master Plan
age rises. However, the need for improved facilities to meet Department of Education
requirements has been documented within the planning area.
· The County's functional population (permanent and seasonal residents) has increased by
3.5% over the past five years. With this increase, the potable water demand for the
County has increased by 21 % over the past five years. The trend for additional water
consumption needs to be reviewed to promote reduced consumption and conservation
measures.
· A public sanitary sewer system will continue to be needed a
Wastewater Master Plan.
,luded in the Sanitary
· The Fire Marshall identified the need for increased
throughout the planning area.
Recommended Strategies and Actions
~trategy 10.1
Supplement the annual public facilities
a section detailing the status of facilities
~trategy 10.2
As part of development
implementation of p c
facilities according
assess
Keys Aq
~ction Item 10. : Identify necessary fire well and hydrant location during constrnction
plan review a a make necessary fire wells and hydrants a requirement of constrnction
plan and building permit approval.
~ction Item 10.2.4: Continue the program of the Fire rescue Services to inspect salt
water wells annually to determine continuing suitability as a supply of water for fire
suppression. Order repair or replacement of fire wells as necessary.
68
As of5/24/06
Key Largo Community Master Plan
Strategy 10.3
Ensure that new and expanded public facilities are constrncted and operated within the planning
area according to concurrency and community-identified needs including wastewater handling,
stormwater handling, transportation capacity, parks and recreation facilities, library facilities and
schools/community facilities.
~ction Item 10.3.1: Install a sanitary sewage treatment system in accordance with the
Monroe County Sanitary Wastewater Master Plan. Componen ay include centralized
or cluster facilities for collection and treatment, all of w 11 be developed on
disturbed and/or scarified uplands or in existing rights- y. The projected sewage
treatment requirements for the planning area should . ed and confirmed to be
consistent with the final development plan adopted p aster Plan.
Action Item 10.3.2: Allow installation of st
with the Monroe County Stormwater Man
for centralized collection and treatment s
uplands or in existing rights-of-way.
s in accordance
. . ti installed
or scarified
Fiscal Implications and Anticipated
ounty over the 20 year
to th lanning area. According to
eral "hot spots" identified for
Key L Wastewater Treatment District is
service to the planning area.
o Fire Station at MM 107.
69
As of5/24/06
Key Largo Community Master Plan
12.
;,
~~.
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'~_-1f"~r_'~lC".. ,-c',\~ ,,,'f;.;,,~,,'\.,;,: "-I",, ,.--:r~""'" ,," ----
~; ~ :'c' ,~.' .:'",,'.c~ "~'_'-"-/_'/>~";L""y-- ", ',,'
~" --f"" " ," ;~.;. ,,\',
~\ . ,- ',r',
ft ' X/ J t~~ =:_'~ > 'i~>,f ,/ n ,
'1 ~ .(
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:n,;.' ":'>:~<:~_~->:;~. "';"' :-r
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7' . -;-';<"L 1 1r: i'f-/ .
;;~~.~;::l~~l~_~:~ ~~~ :.' -
70
As of5/24/06
Key Largo Community Master Plan
GOAL ELEVEN
CONTINUE TO SUPPORT THE LOCALIZED SENSE OF COMMUNITY,
WHICH ENCOURAGES CITIZEN INVOLVEMENT, IMPLEMENTATION
AND MONITORING OF THE MASTER PLAN FOR KEY LARGO.
Current Conditions Summary
The Key Largo LCP process included extensive public involvem~t through newsletters,
interview, press releases and workshops. Many of the ideas expre~d the resulting goals
formulated will take continued direct involvement from the comm y to ~ able implemented.
Analysis of Community Needs
Recommended Strategies and Actions
Strategy 11.1
le~ and the status ofpuhlic
Provide updates to the community on all as
projects in the planning area
~ction Item 11
po stings on t
~ction Item 11.1.
disc ster
eakers to civic and service organizations to
the anning Commission on project proposals within the Key
ially on the US-l corridor.
~ction Ite e Board of County Commissioners shall appoint five to seven
committee me s to include representatives from the business community, the general
citizenry, and sign professionals to serve as volunteers reviewing and commenting on
plans for projects and improvements within the planning area.
~ction Item 11.2.2: The County shall provide administrative support for the committee
and all business of the committee shall be conducted in accordance with County and State
law regarding conduct of public business.
~trategy 11.3
71
As of5/24/06
Key Largo Community Master Plan
Develop a detailed staff work program to implement the Key Largo Livable CommuniKeys
Master Plan.
72
As of5/24/06
BOARD OF COUNTY COMMISSIONERS
AGENDA ITEM SUMMARY
Meeting Date: Mav 21, 2007
Division: Growth Management
Bulk Item: Yes
No~
Staff Contact Person: Andrew Trivette
AGENDA ITEM WORDING:
Public hearing to adopt an Ordinance amending the Monroe County 2010 Comprehensive Plan to
include a Tier Overlay Map for all land in unincorporated Monroe County in the Florida Keys between
Key West and Ocean Reef; the proposed ordinance includes the resolution of 147 outstanding
erroneous Tier designations.
ITEM BACKGROUND: The Board of County Commissioners (BOCC), at a special meeting on
November 1,2006 directed Growth Management staff to prepare draft Tier Overlay Map amendments
for possible inclusion in the Monroe County 2010 Comprehensive Plan (Comp Plan). Pursuant to the
Commission's direction to process 147 map error corrections per (Resolution 148-2006), Staff has
submitted Schedule 8 which provides details for the proposed 147 Tier designation changes.
As part of its Objections, Recommendations, and Comments report, DCA requested additional
information on the 147 map error corrections. Staff in response to DCA's report prepared a
spreadsheet with the requested information.
PREVIOUS RELEVANT BOCC ACTION:
Ordinance No. 10-2006 adopted March 15,2006 & Ordinance No. 13-2006, adopted March 21,2006
incorporated the unamended Tier Overlay District Maps and the corresponding criteria for each Tier
designation into the Monroe County Current Land Use Map and the Monroe County Land
Development Regulations.
December 2006- Transmittal of Tier Maps to DCA.
CONTRACT/AGREEMENT CHANGES: None.
STAFF RECOMMENDATION: Approval
TOTAL COST:
N/A
BUDGETED: Yes N/ A
No
COST TO COUNTY: N/ A
SOURCE OF FUNDS: N/A
REVENUE PRODUCING: Yes N/ A No
AMOUNT PER MONTH N/ A Year
APPROVED BY: County Atty ~ OMB/Purchasing _Risk Management_
DOCUMENTATION:
Included X
Not Required_
DISPOSITION:
AGENDA ITEM #
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W:IGROWTH MANAGEMENT\BOCCIGMD Agenda ltems\20070521 Special Meeting Public HearingslTier Maps\Agenda Summary.doc
ORDINANCE NO.
-2007
AN ORDINANCE BY THE MONROE COUNTY BOARD OF COUNTY
COMMISSIONERS ADOPTING AN AMENDMENT TO THE MONROE
COUNTY YEAR 2010 COMPREHENSIVE PLAN TO INCLUDE A TIER
OVERLAY DISTRICT MAP DESIGNATION ON ALL LAND IN
UNlNCORPORA TED MONROE COUNTY IN THE FLORIDA KEYS
BETWEEN KEY WEST AND OCEAN REEF AND DESIGNATING
BOUNDARIES FOR TIER 0, TIER I, TIER II, TIER III, TIER III-A (SPECIAL
PROTECTION AREAS), AND TIER 4 PURSUANT TO THE CRITERIA IN
POLICY 105.2.1 OF THE MONROE COUNTY 2010 COMPREHENSIVE
PLAN; PROVIDING FOR REPEAL OF ALL ORDINANCES INCONSISTENT
HEREWITH; DIRECTING THE PLANNING AND ENVIRONMENTAL
RESOURCES DEPARTMENT TO FORWARD A COPY OF THIS
ORDINANCE TO THE FLORIDA DEPARTMENT OF COMMUNITY
AFFAIRS; AND PROVIDING FOR AN EFFECTIVE DATE.
WHEREAS, the Monroe County Board of County Commissioners, during two (2) public
hearings held in December 2006, reviewed and considered a proposed amendment to provide for
a Tier Overlay District Map designation on the Monroe County Future Land Use District Map to
implement Goal 105 of the 2010 Comprehensive Plan, Rule 28-20.100 F.A.C. and the Tier
Overlay system; and
WHEREAS, the Monroe County Board of County Commissioners, during public
hearings held in December 2004, January, February, March, April, May, and June 2005, an
March 2006, reviewed and considered a proposed amendment to provide for a Tier Overlay
District Map designation on the Monroe County Current Land Use District Map to implement
Goal 105 of the 2010 Comprehensive Plan, Rule 28-20.100 F.A.C. and the Tier Overlay system;
and
WHEREAS, in Ordinance No. 010-2006 the Monroe County Board of County
Commissioners adopted text and map amendments to Ordinance No. 018-2004 into the Land
Development Regulations to include Tier Overlay District Map designations in accordance with
Goal 105; and
WHEREAS, the Monroe County Board of County Commissioners makes the following
Findings of Fact:
1. Goal 105 provides a framework for future development and land acquisition for the
next 20 years that considers the carrying capacity of the Florida Keys, reduces sprawl and
promotes sustainability.
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2. The Tier Map designation was developed following the criteria in Goal 105,
identifying areas appropriate for additional development and those which are important
environmentally and should be preserved.
3. The initial Tier Map designation was developed following criteria in Goal 105,
through use of computer mapping (GIS); and utilizing the 1986 Existing Conditions Map,
environmental data produced by the Florida Marine Resources Institute utilized in the Florida
Keys Carrying Capacity Study, recent aerial photography, Property Appraiser records, and on-
site surveys.
4. The initial tier boundaries for the Tier Overlay District Map were drawn by the
Growth Management Division staff using environmental and development information and
digital data prepared by the Florida Marine Resources Institute and utilized in the Florida Keys
Carrying Capacity Study, aerial photography, permitting and property tax records, and refined
through site visits by the County Biologists and Planners.
5. The Planning Commission, after hearing public comments and staff input at four
public hearings on the draft Map, recommended approval on November 3, 2004, to the Board of
County Commissioners of the Tier Overlay District Map as an overlay to the Land Use District
Map.
6. The Planning and Environmental Resources Department continued to work on
refining the proposed boundaries based on new aerial photography, property records, and site
surveys.
7. The Board of County Commissioners approved in concept revisions to the habitat
protection elements of the proposed amendments to the Comprehensive Plan on August 17,
2005, in response to concerns raised by the Governor and Cabinet and negotiations with DCA
staff.
8. The Board of County Commissioners adopted amendments to the Comprehensive
Plan on September 22, 2005, that made further revisions to the Tier system by instituting a Tier
III-A (Special Protection Area) for improved habitat protection.
9. The Growth Management Division staff based on detailed ground-truthing efforts by
its staff and more recent aerial photography further refined the series of maps to depict proposed
Tier III and Tier III-A (Special Protection Area) designated areas.
10. The Florida Department of Community Affairs and County staff reviewed proposed
designated Tier III-A designated sites during a site visit in early December 2005, and reached
tentative agreement on sites to be designated for further protection as Tier III-A (Special
Protection Areas).
11. The Growth Management Division staff prepared revised maps designating Tier IlI-
A areas, which were reviewed and conceptually approved by the Board of County
Commissioners on December 20, 2005.
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W:\GROWTH MANAGEMENT\BOCC\GMD Agenda Items\20070521 Special Meeting Public Hearings\Tier Maps\Ordinance,doc
12. Subsequently, the Growth Management Division staff made final refinements to Tier
boundaries based on written requests from property owners, the recommendations of the Special
Master concerning requested boundary amendment revisions to Tier I (aka "Conservation and
Natural Areas"), and further ground-truthing.
13. Hammock size is a major determinate of habitat quality according to the FKCCS;
therefore size and connectivity are used in determining the boundary of Tier I areas to identify
the best and most important terrestrial habitat areas for preservation.
14. Tier 0 includes all rights-of-way and submerged lands.
15. Tier I includes all contiguous hammock areas above four acres and restoration areas
between fragmented smaller hammock patches to increase the hammock size and buffers where
possible.
16. Tier III is appropriate for additional infill development because of the location and
amount of existing development in the areas designated and the absence of significant upland
native habitat patches.
17. Tier III-A, which is called a "Special Protection Area" in the Comprehensive Plan, is
appropriate for the protection of the remaining isolated upland native habitat patches of one acre
or greater located outside of Tier I.
18. Tier IV includes all lands owned by United States Government utilized by any
branch of the United States Military, Department of Defense or Homeland Security.
19. The Tier Overlay District Map, when adopted, will become an overlay to the Future
Land Use District Map.
20. The Tier Overlay District Map designating Tiers 0, I, II, III, and IV boundaries on
Big Pine Key and No Name Key conforming to the adopted Community Master Plan for those
two islands, was adopted by Ordinance 28-2005.
21. The Tier Overlay District Map for Big Pine Key and No Name is included in Exhibit
A attached to this Ordinance without any change in the boundaries from the adopted Tier
Overlay District Map for those islands to provide a uniform set of series of maps, as the official
Tier Overlay District Map for Monroe County.
22. The Board of County Commissioners adopted Ordinance No. 010-2006 on March 15,
2006, thereby adopting the Tier Overlay District Map as a part of the Land Development
Regulations as recommended by the Growth Management Division. Subsequently some Tier
designations were found to be in error, identified in Exhibit Al (Schedule 8), and those
designations need to be corrected.
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W.IGROWTH MANAGEMENTlBOCCIGMD Agenda Items\20070521 Special Meeting Public HearingslTier MapslOrdinance.doc
NOW THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY
COMMISSIONERS OF MONROE COUNTY, FLORIDA:
Section 1. The Tier Overlay District Map showing Tiers 0, I, II, III, III-A (Special Protection
Area), and IV, attached hereto as Exhibit A, is adopted as an overlay to the Monroe County
Future Land Use Map including all corrected designations as identified in Exhibit Al (Schedule
8).
Section 2. If any section, subsection, sentence, clause or provision of this ordinance is held
invalid, the remainder of this ordinance shall not be affected by such invalidity.
Section 3. All ordinances or parts of ordinances in conflict with this ordinance are hereby
repealed to the extent of said conflict. The repeal of an ordinance herein shall not repeal the
repealing clause of such ordinance or revive any ordinance which has been repealed thereby.
Section 4. This ordinance does not affect prosecutions for ordinance violations committed prior
to the effective date of this ordinance; does not waive any fee or penalty due or unpaid on the
effective date of this ordinance; and does not affect the validity of any bond or cash deposit
posted, filed, or deposited pursuant to the requirements of any ordinance.
Section 5. This ordinance shall be forwarded by the Planning and Environmental Resources
Department to the Florida Department of Community Affairs to determine the consistency of this
ordinance with the Florida Statutes.
Section 6. 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 ordinance.
Balance of Page Intentionally Left Blank
Signature Page to Follow
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Ordinance-Tier Overlay Maps
PASSED AND ADOPTED by the Board of County Commissioners of Monroe County, Florida,
at a regular meeting of said Board held on the _ day of , A.D. , 2007.
Mayor Mario DiGennaro
Mayor Pro Tem Dixie Spehar
Commissioner George Neugent
Commissioner Charles "Sonny" McCoy
Commissioner Sylvia Murphy
BOARD OF COUNTY COMMISSIONERS OF
MONROE COUNTY, FLORIDA
BY:
Mayor/Chairperson
(SEAL)
ATTEST: DANNY KOHLAGE, CLERK
Deputy Clerk
Page 5 of5
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County of Monroe
Growth Management Division
Growth Manal!:ement Division
2798 Overseas Highway
Suite #430
Marathon, FL 33050
Voice: (305) 289-2500
FAX: (305) 289-2536
...... .....,
Board of County Commissioners
Mayor Mario Di Gennaro, Dist. 4
Mayor Pro Tern Dixie Spehar, Dist. I
George Neugent, Dist. 2
Charles "Sonny" McCoy, Dist. 3
Sylvia J. Murphy, Dist. 5
/'~' -IA::') ','"
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We strive to be caring, professional and fair
TO:
The Monroe County Board of County Commissioners
FROM:
Ty Symroski, Growth Management Division Director
DATE:
November 16,2006
RE:
Adoption of the Tier Maps into the Comprehensive Plan
Backeround:
During the presentation of the Tier Maps to the Governor and Cabinet there was a representation that the
County would adopt the Tier Maps into the Comprehensive Plan. Subsequently the Board of County
Commissioners (BOCC), on November 1, 2006, directed the Growth Management staff to prepare draft
map amendments for the Monroe County 2010 Comprehensive Plan (Comp Plan) to incorporate the Tier
Overlay Maps.
The Monroe County Planning Commission is scheduled to review the staff proposed draft at a regular
meting on December 6, 2006 and their recommendation is forthcoming.
Overview:
The Tier Maps designate geographical areas in the Keys portion of Monroe County into one of six (6)
Tiers in order to:
. Assign ROGO and NROGO points,
. Determine the amount of clearing and
. Prioritize lands for public acquisition.
The Tier maps have been adopted into the Land Development Regulations and this adoption is currently
being challenged. This proposed amendment will incorporate them as an overlay to the Future Land Use
Map in the Comprehensive Plan. Consequently changes to the maps will follow the statutory procedures
for Comprehensive Plan amendments as well as amendments to the Land Development Regulations.
During the drafting of the Tier Maps, the County had several processes for citizens to challenge the
designation of specific parcels. These involved a staff review and a special master. The result was that
147 map errors were identified and the Board of County Commissioners directed staff to formally
process these amendments as soon as an appropriate time became available (Resolution 148-2006).
Therefore, staff is presenting these proposed changes for possible incorporation into this adoption
hearing (Schedule 8 attached).
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Analvsis:
There are four factors to consider when adopting the Tier Maps into the Comprehensive Plan.
1. Impact on the process to amendment the maps in the future. The process for amendments will be
more complex and require greater staff time.
The current process to amend the tier maps involves:
. Planning Commission public hearing,
. Board of County Commission public hearing
. DCA approval (only as long as the County is an Area of Critical State Concern)
. Third party may challenge the DCA's approval (only as long as the County is an Area of
Critical State Concern)
If the Tier Maps are adopted into the comprehensive Plan the process will be:
. Planning Commission public hearing,
. Board of County Commission public hearing to transmit the change to the Department of
Community Affairs,
. DCA comments on the change within 60 days (note, this DCA involvement will continue
after the Keys are no longer an Area of Critical State Concern),
. Board of County Commission public hearing to consider the DCA comments and approve
the change.
. DCA approval of the Comprehensive Plan Amendment
. Third party may challenge the DCA's approval.
It should be noted that there currently is a citizen initiative to amend the State's constitution such
that any amendment to the Comprehensive Plan will require a public referendum. If this becomes
the law, then corrections to individual lots could become exceedingly difficult for average
citizens or the staff attempting to base the maps on new environmental information such as
discovering that endangered species are nesting on the property.
2. Maintains oversight by the DCA if the Keys are de-designated. Currently, the DCA has authority
to deny any amendment to the Tier Maps whether they are in the Land Development Regulations
and/or in the Comprehensive Plan. If the Keys are de-designated, then the DCA oversight will be
eliminated for changes to the Land Development Regulations but will be retained for changes to
the Comprehensive Plan. Thus, if the Tier Maps are adopted into the Comprehensive Plan, there
will be some DCA oversight to check any changes that may not be consistent with the technical
criteria.
3. Timing with the current challenge to the Tier Maps. The County Commission and the
Department of Community Affairs have approved the adoption of the Tier Maps into the Land
Development Regulations. However, this approval has been challenged and is scheduled to be
heard by a hearing officer in February, 2007. Part of the challenge is that the maps should be
changed in a number of spots. The commission may desire to delay the adoption of the Tier
Maps into the comprehensive plan until the current challenge is resolved.
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Additionally, it is possible that the adoption into the comprehensive plan could be challenged by
the same people that challenged the adoption into the Land Development Regulations and/or any
other person. Consequently, while the current challenge is only by "environmentalists", it is
possible the adoption into the Comprehensive Plan could be challenged by "developers".
Therefore, the whole issue could become very complex very quickly.
The 147 changes referenced in BOCC Resolution 148-2006 will not have the full public notice
that normally would occur if individually processed as amendments. 137 go from Tier 1 to Tier 3
and are recommended by staff and were requested by the property owners. Ten (10) of the
changes go from Tier 3 to Tier 1 and were determined by staff to be errors and meet the criteria.
Four (4) of these parcels proposed for Tier 1 will not be impacted as they are currently developed.
Page 3 of 3
W;IGROWTH MANAGEMENTlBOCCIGMD Agenda Items\20070521 Special Meeting Public HearingslTier MapslStaff Report.doc
00
MEMORANDUM
MONROE COUNTY PLANNING DEPARTMENT
We strive to be caring, professiolUll and fair
To:
From:
Board o~~ffunty Commissioners
Jose Pa~ AICP~E~ensive Planning Manager
Oarence Feagin;op'tr.D., }\ICP, Sr. Planner
Planning & Environmental Resources Department
Andrew Trivette, Acting Director.... ~
Growth Management Division ~
Through:
Date:
May 21, 2007
RE:
Back-UP Documentation to Support Monroe County's Response to Objections,
Recommendations, and Comments (ORC) by the Department of Community
Affairs (DCA) for Proposed Amendments to the Comprehensive Plan, Future
Land Use Mnps, and TIER Maps
Enclosed you will find the Department's response the ORC, which includes Data and
Analysis requested by DCA to support for the County's proposed changes to the
Comprehensive Plan and Maps, and TIER map designations for certain parcels.
W:\GROWTH MANAGEMENTIBOCC\GMD Agenda Items\20070S21 Special Meeting Public
Hearings\Cover Memo for ORC.doc
Page 1 of 1
MONROE COUNTY RESPONSE (in Italics)
TO
OBJECTIONS, RECOMMENDATIONS, AND COMMENTS
BY
THE DEPARTMENT OF COMMUNITY AFFAffiS
For
COMPREHENSIVE PLAN AMENDMENTS:
To
YEAR 2010 MONROE COUNTY COMPREHENSIVE PLAN, AND
FUTURE LAND USE MAPS
EXHIBITS
AND
LITERATURE CITED
EXHIBIT A: Monroe County Year 2010 Comprehensive Plan, Map Document, Future Land
Use Element, Map 4, note regarding limitations of the permit allocation system on
density and intensity.
EXHIBIT B: Monroe County Year 2010 Comprehensive Plan Technical Document, Future
Land Use Element, Section 2.4 Future Land Use Analysis, Sub- Section 2.4.1
Future Land Use Concept, Part A., Table 2.32, and Part B., pages 2-86 through
2.95.
EXHIBIT C: Monroe County Year 2010 Comprehensive Plan Technical Document, Traffic
Circulation Element, Section 4.4 Future Traffic Circulation, Sub-Section 4.4.1
Future Levels of Service on US I, pages 4-26 through 4-27.
EXHIBIT D: Site File 8M028 Key Largo #4, Florida Master Site File, Florida Department of
State, Division of Archives, History, and records Management.
EXHIBIT E: Site File 8M02062 Ocean Reef Florida Master Site File, Florida Department of
State, Division of Archives, History, and records Management.
EXHIBIT F: Monroe County Year 2010 Comprehensive Plan Technical Document, Section H
Educational Facilities, Table 2.14.1, pages 2-56.1 through 2-56.5.
EXHIBITG: Source: Monroe County School Board, Figure 4.4a, Locations, Capacities, and
Utilization Rates. 2006 Monroe County Public Facilities Capacity Assessment
Report.
EXHIBIT H: TABLE with data and analysis as suggested by DCA to support the
reclassification of parcels from one TIER level to another.
EXHIBIT I: Revised Volume I, Stock Island and Key Haven Livable CommuniKeys Plan,
Master Plan for the Future Development of Stock Island & Key Haven.
EXHIBIT J: Revised Volume II, Stock Island and Key Haven Livable CommuniKeys Plan,
Harbor Preservation / Redevelopment and Intra-Island Corridor Enhancement
Plan.
EXHIBIT K: Revised Key Largo Livable CommuniKeys Plan
URS Corporation, September 2002, Florida Kevs Carrvinf! Cavacitv Study. Final Report, page
119, prepared for the US Army Corps of Engineers under contract number
DACWI7-99-D-0058, Delivery Order 12.
2
OBJECTIONS, RECOMMENDATIONS, AND COMMENTS
PROPOSED COMPREHENSIVE PLAN AMENDMENT 07-1ER
MONROE COUNTY
CONSISTENCY WITH Ch. 9J-5, F.A.C., Ch. 380.0552 (7), F.S., and Ch. 163. F.S.
The Department identifies the following objections, recommendations and comments to the
proposed amendment.
EAR-Based Amendments
Obiection: Policy 207.9.3, in the Conservation and Coastal Management Element, is proposed
to be deleted. This policy requires the preparation of management guidelines for private
landowners to address the special sensitivity during the nesting period of federally designated
bird species. The County has not provided any data and analysis to demonstrate that the County
or another agency has implemented this Policy. The County has not provided sufficient data and
analysis to ensure that guidelines have been prepared and included in the comprehensive plan to
protect federally designated bird species.
[Rules 9J-5.003(90); 9J-5.005(2) and (6); 9J-5.006(3)(b)4 and (6); 9J-5.012(2)(b), (3)(b)l, and
(c)l; and 9J-5.013(I), (2)(b)3, 4, (c)3, 5, 6, and (3), F.A.C.; and Sections 163.3 I 77(6)(a), (d), and
163.3178, F.S.]
Recommendation: Include additional data and analysis to demonstrate that the comprehensive
plan includes policies that ensure the protection offederally designated bird species by
landowners even in the absence of Policy 207.9.3. If the comprehensive plan does not include
sufficient policies to protect nesting federally listed birds, then include additional policies that
include meaningful and predictable standards that will be used by the County to guide
development in areas where these species are located as well as provide guidance in the
development of implementing land development regulations.
In writing policies, the County should avoid the use of vague words and phrases such as
"consider", "encourage", "should", "minimize", "maximize", "to the maximum extent possible",
and "where appropriate". Use ofthese words and phrases lack specificity, make the policies
discretionary, and can result in their inconsistent application.
Obiection: The County proposes to amend Policy 1001.1.1 in the Drainage Element. The
proposed amendment will replace the water quality level of service standard established in the
policy and, instead, reference the Stormwater Master Plan as a "guide" for stormwater
management.
[Rule 9J-5.005(2), (3), and (6); 9J-5.0055; 9J-5.006(3)(b)l, 4, (3)(c)l, 3, and 4; 9J-5.01I(1),
(2)(c)2, 4, and 5; 9J-5.012(2)(d), (h), (3)(b)l, 2, II, and (3)(c)l; 9J-5.013(2)(b)4, (c)6, and (3);
and 9J-5.016(3)(c)I and 4, F.A.C.; and Sections 163.3 I 77(3)(a), (6)(a), (c), (d), and 163.3178,
F.S.]
3
Recommendation: Level of service standards for stormwater water quantity and quality are
required to be established in a comprehensive plan policy. If the Stormwater Master Plan
includes relevant and appropriate data and analysis to support new stormwater level of service
standards, then these new standards should be incorporated as a policy in the County
comprehensive plan. At a minimum, the data and analysis should demonstrate that the new
standards meet the requirements of Rule 9J-5.011(2)(c)5, F.A.C.
Obiection: Monroe County proposes to delete Policy 202.6.3 in the Conservation and Coastal
Management Element. This policy requires the County to revise its land development regulations
to address the disposal of fish and shellfish by-products from seafood processing facilities. It is
presumed that this policy was included in the County comprehensive plan because guidelines
were needed to address this potential point source of pollution. The County did not include data
and analysis to support the deletion of this policy.
[Rule 9J-5.005(2); 9J-5.006(3)(b)4; 9J-5.012(2)(d), (3)(b)l, 2, and (3)(c)l; 9J-5.0I3(2)(b)4, (c)6
and (3), F.A.C; and Sections 163.3 I 77(6)(a), (c), (d), and 163.3178, F.S.]
Recommendation: Include data and analysis to demonstrate that Policy 202.6.3 is not needed to
address the disposal of fish and shellfish by-products or that other policies in the comprehensive
plan adequately address this issue. Alternatively, revise Policy 202.6.3 or include additional
policies that include meaningful and predictable standards that will be used by the County to
address the potential adverse impacts of fish and shellfish be-product disposal and which will
also provide guidance in the development of implementing land development regulations
regarding this issue
In writing policies, the City should avoid the use of vague words and phrases such as "consider",
"encourage", "should", "minimize", "maximize", "to the maximum extent possible", and "where
appropriate". Use of these words and phrases lack specificity, make the policies discretionary,
and can result in their inconsistent application.
Obiection: Policy 901.1.6, in the Sanitary Sewer Element, will be deleted. The policy requires
the adoption of level of service standards for package plants for the treatment of wastewater and
for onsite disposal systems based upon the findings of the Sanitary Wastewater Master Plan and
to include these standards in the County's land development regulations. Level of service
standards for public facilities, including wastewater generation, are to be included as policies in
the comprehensive plan.
[Rule 9-5.003(62); 9J-5.005(2), (3), and (6); 9J-5.0055; 9J-5.006(3)(b)1 and (3)(c)3; 9J-5.01 1(1),
(2)(c)2; 9J-5.012(3)(b)I I; and 9J-5.016(3)(c)1 and 4, F.A.C.; and Sections 163.3 I 77(3)(a),
(6)(a), (c), (d), F.S.]
Recommendation: Revise Policy 901.1.6 to include wastewater level of service standards for
wastewater treatment facilities for residential and nonresidential uses. If the Sanitary Wastewater
Master Plan includes relevant and appropriate data and analysis to support new wastewater level
of service standards, then these new standards should be incorporated as a policy in the County
4
comprehensive plan. The data and analysis need to demonstrate that the standards are appropriate
for Monroe County. The level of service standards will be useful in determining the capacity of
any new wastewater facilities planned by the County and for the expansion of any existing
facilities.
Obiection: Policies 1001.3.2 and 1001.3.3, in the Drainage Element, are proposed to be deleted.
These policies are intended to provide the data and analysis to determine the type of studies that
will be needed to assess pollutant loads in stormwater runoff and to evaluate the performance of
storm water management systems. Data and analysis has not been provided to indicate that the
County's stormwater management requirements are adequate to ensure the water quality of
receiving water bodies.
[Rule 9J-5.005(2), (3), and (6); 9J-5.0055; 9J-5.006(3)(b)l, 4, (3)(c)l, 3, and 4; 9J-5.011(1),
(2)(c)2, 4, and 5; 9J-5.012(2)(d), (h), (3)(b)l, 2, II, and (3)(c)l; 9J-5.013(2)(b)4, (c)6, and (3);
and 9J-5.016(3)(c)1 and 4, F.A.C.; and Sections 163.31 77(3)(a), (6)(a), (c), (d), and 163.3178,
F.S.]
Recommendation: Although a local government is not required to collect original data, the
comprehensive plan (including goals, objectives, and policies, and plan amendments) must be
based upon relevant and appropriate data and analysis. Stormwater management level of service
standards for water quality and quantity are required to be adopted as policies in the local
comprehensive plan. If the current Monroe County comprehensive plan does not include
stormwater level of service standards for water quality and quantity, then the County will need to
establish these standards in a policy in the Drainage and Capital Improvements Elements. Ifthe
purpose of Policies 1001.3.2 and 1001.3.3 are to evaluate the adequacy of the County's existing
storm water level of service standards, then it may be appropriate for the County to review
available sources of information to determine if its stormwater management program requires
improvement, including the establishment of new level of service standards for stormwater
quality and quantity.
Commentinl! Al!encies:
The South Florida Regional Planning Council (SFRPC) objects to the EAR-based amendments
because the relationship between the EAR and the EAR based amendments is not clear. SFRPC
states that Monroe County has adopted amendments to the Comprehensive Plan to implement a
Permit Allocation and Tier Overlay System to protect natural resources and allocate building
permits since the EAR was adopted. Because of this, a number of EAR recommendations and
suggested changes to objectives and policies are no longer relevant. However, an explanation has
not been included. As a result it is not clear if some amendments are still needed. For example,
the EAR, on page II-22, states that amendments to Objective 205.2 (concerning the protection
and restoration of upland habitats) will be proposed and Policy 205.2.1 (concerning the
protection of upland vegetation) will be deleted. However, the proposed amendment does not
include any changes to the objective and the policy is not proposed to be deleted.
5
MONROE COUNTY RESPONSE
TO
OBJECTIONS, RECOMMENDATIONS, AND COMMENTS
BY
THE DEPARTMENT OF COMMUNITY AFFAIRS
FOR
EAR - BASED AMENDMENTS
The Monroe County Evaluation and Appraisal Report (EAR) of the Year 2010 Comprehensive
Plan was based on addressing four major issues facing the County: habitat protection, water
quality, affordable housing, and hurricane evacuation. Of the proposed amendments to
ameliorate impediments to achieving these objectives, the DCA had six (6) objections. The
DCA's objections were to policies related to habitat protection and water quality protection.
The basis of DCA's objections was that sufficient data and analysis was not provided to support
deleting or modifying these policies in the form of amendments to the comprehensive plan.
Upon further assessment of potential shortcomings in implementing the objectives of protecting
habitat and water quality, the County has determined that there are no changed conditions or
new data that warrant amendments to these policies. Furthermore, of the proposed amendments
transmitted to DCA, Monroe County has determined that not adopting the proposed amendments
to these policies will not pose any impediment to achieving the objectives of protecting habitat
and water quality. Therefore, the County withdraws the proposed amendments to the policies
listed below:
1. Policy 207.9.3, in the Conservation and Coastal Management Element,
2. Policy 1001.1.1 in the Drainage Element,
3. Policy 202.6.3 in the Conservation and Coastal Management Element,
4. Policy 901.1.6, Sanitary Sewer Element,
5. Policy 1001.3.2, in the Drainage Element, and
6. Policy 1001.3.3, in the Drainage
6
OBJECTIONS, RECOMMENDATIONS, AND COMMENTS
PROPOSED COMPREHENSIVE PLAN AMENDMENT 07-1ER
MONROE COUNTY
CONSISTENCY WITH Ch. 9J-5, F.A.C.. Ch. 380.0552 (7), F.S., and Ch. 163, F.S.
The Department identifies the following objections, recommendations and comments to the
proposed amendment.
Tier Designation Maps
Obiection: Monroe County has identified 147 errors on the Tier Maps, but has not provided any
data and analysis to support the reclassification of parcels from one tier level to another. Without
supporting data and analysis, the County has not demonstrated that the new tier designations are
fully consistent with the sensitive environmental resources on these sites. In addition, there are
upland parcels ofland shown on the tier maps that have not been assigned a tier designation.
Further, there are islands that were omitted from the tier maps.
[Rule 9J-5.005(2), (5), and (6); 9J-5.006(1), (2), (3)(b)4, (c)6, and (4); 9J-5.012(2), (3)(b)1 and
(c)l; 9J-5.013(1), (2)(b)3, 4, (c)3, 5, 6, and 9, F.A.C.; Sections 163.3 I 77(6)(a), (d), 163.3178,
F.S.]
Recommendation: Include data and analysis to support the proposed changes in tier
designation. In addition, the County should submit maps that identify all upland parcels with
errors, including islands that were omitted from the tier maps, by Property Appraiser Real Estate
(RE) number on each map sheet, the proposed designation revision, and data and analysis to
support and explain the proposed tier change.
In its response to this Objection, the County should provide the following information:
· Specific map errors identified by RE numbers on the map sheets.
· The Special Master recommendation, Monroe County staff recommendation or other
recommendation for each parcel.
· Reference(s) to the criteria utilized to recommend a tier revision.
. The acreage of each parcel as well as the percent (%) of development on each parcel and
the percent (%) of development within a platted subdivision.
. The KEYWEP (wetlands) score for each parcel.
. Parcels that are identified as "known" locations on the Protected Species Map.
. An explanation for each proposed tier revision, explaining what criteria were used to
support changing a parcel to a less restrictive tier designation, and the reason(s) for any
breaks of contiguity of environmentally sensitive habitat.
The County may find it convenient to show this information in tabular format.
7
Obiection: The Tier Maps designate military land as Tier 4; however, the County has provided
no data and analysis in the comprehensive plan that describes the characteristics or the criteria
for these military designations. The comprehensive plan, including goals, objectives, policies,
and maps, must be based upon relevant and appropriate data and analysis.
[Rule 9J-5.005(2), (5), and (6); 9J-5.006(1), (2), (3)(b)3, (c)2, and (4); 9J-5.019(2)(a), (3)(d),
(4)(b)8, (c)8, 17, 18, 19,20,21, and (5), F.A.C; and Sections 63.3175(2), 163.3 I 77(6)(a), (6)(j)7,
and (10)(1), F.S.]
Recommendation: Include data and analysis in the comprehensive plan to support the
designation of the Tier 4 designation for military lands.
8
Response:
MONROE COUNTY RESPONSE
TO
OBJECTIONS, RECOMMENDATIONS, AND COMMENTS
BY
THE DEPARTMENT OF COMMUNITY AFFAIRS
FOR
TIER DESIGNATION MAPS
See Exhibit H, TABLE and MAPS with data and analysis as suggested by DCA to
support the reclassification of parcels from one TIER level to another.
9
OBJECTIONS, RECOMMENDATIONS, AND COMMENTS
PROPOSED COMPREHENSIVE PLAN AMENDMENT 07-1ER
MONROE COUNTY
CONSISTENCY WITH Ch. 9J-5. F.A.C., Ch. 380.0552 (7), F.S., and Ch. 163. F.S.
The Department identifies the following objections, recommendations and comments to the
proposed amendment.
Fntnre Land Use Map Amendments
The County has proposed thirteen amendments to the Future Land Use Map (FLUM). The
proposed amendments are to revise the FLUM to eliminate inconsistent land uses designations,
eliminate inconsistencies between the FLUM and the Land Development Regulations, and assign
land uses to areas with no land use designations. The table below summarizes the FLUM
changes.
Amendment #, Size Current Proposed
Name & RE# & FLUM FLUM
Tier
Resolution 174-2006 1.02 acres (a) Residential Conservation (RC) (a) Conservation (C)
Earth and Sea
(a) 00117510.000100 Tier I (b) Conservation (C) (b) Mixed Use /Commercial
(b) 00117510.000200 (MC)
Resolution 108-2006 2.08 Mixed Use/Commercial (MC) Residential High (RH)
Zacharias Frederick 1.
Trustee Tier III
00468473.019200 (hammock)
Resolution 390-2005 0.716 acres Residential Conservation (RC) Residential Medium (RM)
Buckholz, Andrus and combined
Zydeck
00200790.000000 Tier III
00200800.000000
00200810.000000 (low quality
00200820.000000 wetland) .
Resolution 175-2006 0.46 acres Residential Medium (RM) Mixed Use/Commercial (MC)
Ruben Investment combined
Properties (developed: light industrial)
00153240.000000 Tier III
00121660.000000
Resolution 321-2006 (a) 2.36 (a) Residential High (RH) (a) Mixed Use/Commercial
Ocean Reef Club No. I (b) 28.38 2.36 acres to be changed (MC)
(a) 00081740.0005000 (c) 10.91 acres
(b) 00081760.000000 (b) RH, MC, R, RC (b) MC, R, RC
(c) 00081710.000000 No Tier 6.05 acres to be changed
(c) Mixed Use/Commercial
(c) Residential High (RH) (MC)
3.84 acres to be chaneed
10
Resolution 322-2006 4.67 acres Recreation (R) ) Mixed Use/Commercial (MC)
Ocean Reef Club No.2
00081720.000301 No Tier
00081720.000303
Resolution 323-2006 25.86 acres (a) Recreation (R) (a) Public Facilities (PF)
Ocean Reef Club No.3 combined
(a) 00081720.000200 (b) Recreation (R) & (b) Public Facilities (PF)
(b) 00081720.000000 No Tier Airport District (AD)
6.72 acres to be changed
Resolution 324-2006 6.97 acres (a) Recreation (R) (a) Mixed Use /Commercial
Ocean Reef Club No.4 combined (Me)
(a) 00081720.000302 & (b) Recreation (R) &
00081740.000300 No Tier Residential High (RH) & (b )Mixed Use /Commercial
(b) 00081720.000300 Airport District (AD) (MC)
Resolution 325-2006 (a) 50.6 acres (a) Residential Low (RL) (a) Residential Conservation
Ocean Reef Club No.5 combined 5.46 acres to be changed (Re)
(a) 00080190.000000
00573690.003900 (b) 7.42 acres (b) Residential Low (RL) (b) Mixed Use /Commercial
00080120.000100 combined (Me)
(b) 00573630.002600
00573630.002601 No Tier
Resolution 326-2006 (a) 11.5 acres (a) Residential Low (RL) (a) Mixed Use /Commercial
Ocean Reef Club No.6 1.05 acres to be changed (Me)
(a) 00080040.000000 (b) 10.398 acres
00080040.000100 (b) Recreation (R) (b) Mixed Use /Commercial
(b) 00573650.002800 (c) 1.05 acres 1.198 acres to be changed (Me)
00572797.003603
00572797.003600 (c) Residential Low (RL), (c) Mixed Use/Commercial
(c) 00572797.003700 No Ticr Recreation (R) and (Me)
Residential Conservation (Re)
0.72 acres to be chan2ed
Resolution 327-2006 (a) 2.23 acres (a) Residential Medium (RM) (a) Recreation (R)
Ocean Reef Club No.7
(a) 00569443.005201 (b) 10.84 acres (b) Recreation (R) (b) Residential Medium (RM)
2.662 acres to be changed
(b) 00569443.005200
00569446.000]00 No Ticr
00569446.000300
00569446.000400
00569446.001800
00569446.001900
Resolution 328-2006 0.68 acres N/A Conservation (c)
Ocean Reef Club No.8
00081696.000000 No Tier
Resolution 326-2006 1.55 acres N/A Conservation (c)
Ocean Reef Club No.9
00091510.000000 No Tier
Obiection: The Department objects to the thirteen FLUM amendments due to lack of data and
analysis to evaluate the net change in maximum potential development, net potential change of
density and intensity, the potential impact of traffic circulation/generation, the potential impacts
to hurricane evacuation as well as impacts to habitat protection, potential impacts on potable
water supply, and wastewater treatment. The Department's Objection includes the objections
11
raised by the Commenting Agencies Department of Environmental Protection, South Florida
Regional Planning Council, and the Departmenbt of State, described below. Additionally, the
County should provide data and analysis indicating that the Recreation lands at Ocean Reef are
not part of the required open space for the DRI development order.
[Rules 9J-5.005(2) through (6); 9J-5.0055; 9J-5.006(2), (3)(b)l, 4,5, (c)3, 6, 7, and 8; 9J-
5.01 I (I)(f), (2)(b)l, 2, (2)(c)1 and 2; 9J-5.012(2), (3)(b)l, 7,10, II, (c)l, 4, II, and 13; 9J-
5.013(1), (2)(b)3, 4, (c)3, 5, 6, 9, and (3); 9J-5.015(3)(b)2 and 3; 9J-5.016(1), (2), (3)(b)l, 3, 4, 5,
(c)l, 6, 8 and (4); 9J-5.019(3)(f), (g), (h), and (i); 9J-5.019(4)(b)2, and 3; 9J-5.019(4)(c)l; 9J-
5.019(5)(a) and (b), FAC., and Sections 163.3167(13), 163.3 I 77(3)(a), (6)(a), (c), (d), (h), (j),
and (8), F.S.]
Recommendation: The County should submit data and analysis on the net change in maximum
potential development, net potential change of density and intensity, the potential impact of
traffic circulation/generation, potential impacts on hurricane evacuation, impacts to habitat
protection as well as the potential maximum floor area increase. Additionally, the County should
submit an analysis of any impacts of the FLUM amendments on US I or Card Sound Road;
provide information and assurances of adequate water supply, potable water treatment capacity
and necessary infrastructure for the FLUM amendments; provide information ofthe proposed
wastewater system's capacity and the associated infrastructure; and provide information on the
archaeological resources that may be present. Finally, the County should provide data and
analysis demonstrating that the Recreation lands at Ocean Reef are not part of the open space
required in compliance with the DRI development order.
Include additional data and analysis to explain how the County will meet the projected water and
wastewater needs to serve the potential development of the sites described in the proposed Future
Land Use Map amendments. The County might consider including growth rate projections
demonstrating that the current water and wastewater facilities are adequate to meet the needs of
the County over the next five years or that any improvements needed in the next five years are
included in a financially feasible Five-Schedule of Capital Improvements that includes a
guaranteed or committed source of funding for the first three years.
In determining existing and future water and sewer needs, the County should include information
about any water and sewer service committed to approved development that is not yet built. For
water projections, the County must demonstrate that it has a reliable source and supply of potable
water to meet projected needs.
Monroe County should include data and analysis on the impact these land use changes will have
on U.S. I and Card Sound Road over the next five years. The quantitative traffic impact analysis
should address: (I) the number of vehicle trips (peak hour) generated by the maximum
development potential allowed by the Future Land Use Map amendments; (2) the impact of the
vehicle trips (peak hour) on the projected operating level of service on U.S. I and Card Sound
Road, (3) the need for road improvements (type, timing and cost ofimprovements) or other
planning alternatives to maintain the adopted level of service standards for these roadways, (4)
coordination of the road improvements with the Transportation and Capital Improvements
Elements, including the Future Transportation Map and implementation through the Five-Year
12
Schedule of Capital Improvements; (5) coordination of the road improvements with the plans of
the Florida Department of Transportation.
In addition to evaluating the potential impacts on hurricane evacuation times, the County should
address mitigation for any increases in evacuation times.
Data and analysis should be included to demonstrate that the proposed land uses and the
densities and intensities proposed for development of the sites are compatible with the County's
habitat protection policies.
Data and analysis should be included to demonstrate that the proposed land uses and the
densities and intensities proposed for development of the sites are compatible with the County's
historic and archaeological site protection policies.
Obiection: Section 163.3177(6) (a), F.S., states that the Future Land Use Element is now
required to be based on, among other things, "the availability of public facilities and services".
Section 163.3164(24), F.S. defines "public facilities" to include educational facilities. The
proposed map amendments could result in an increase of dwelling units within the Monroe
County School District and subsequent increases in the student population attending the schools
serving these sites. The County has not included any data and analysis to evaluate the potential
number of students that developing these sites will generate, nor has the County demonstrated
that there is or will be sufficient capacity in the public schools to accommodate these students.
[Rules 9J-5.005(2); 9J-5.0055(3)(d); 9J-5.006(3)(b)I and (3)(c)l; 9J-5.015(3)(b)l, 9J-
5.015(3)(c)l, and 12, F.A.C., and Sections 163.3 I 77(3)(a); 163.3177(6)(a); 163.3 I 77(6)(h) 1 and
2; and 163.31777(2), F.S.]
Recommendation: Provide an assessment of how the elementary, middle, and high schools
serving the sites ofthe proposed land use changes will be impacted by these amendments,
addressing the five year and long term student impacts to school facilities and the capital
improvements plan or other measures needed to provide school capacity to serve the anticipated
student population. Include an analysis, through coordination with the Monroe County School
Board, to show any deficiencies based on existing capacity and identify any school facility
improvements that may be needed. The County should consider the Monroe County School
Board's planned capacity expansion for the next five years. Alternatively, the County should
coordinate with the School Board to address the school impacts created by the amendments and
develop a mitigation strategy to address the impacts. If it cannot be demonstrated that the County
School District can accommodate the potential student demand generated by the proposed
amendments through its 5- Y ear Work Plan or through other mitigation strategies, then the
County should not adopt the amendments as proposed. The amendments may need to be revised
in a way that will limit or reduce impacts to over crowded schools to acceptable limits.
Commentin!! A!!encies:
The Department of Environmental Protection states that no analysis was included in the
amendment package to indicate that the Florida Keys Aqueduct Authority (FKAA) is capable of
13
providing the increased potable water needed to supply the proposed land use changes. Nine of
the proposed amendments submitted by the County (Nos. 108-2006, 390-2005, 175-2006, 321-
2006, 322-2006, 324-2006, 325-2006, 326-2006 and 327-2006) failed to provide the required
information and assurances of adequate water supply, potable water treatment capacity and
necessary infrastructure.
The Department of Environmental Protection states the County's submitted information for nine
amendments (108-2006, 390-2005,175-2006,321-2006,322-2006, 324-2006, 325-2006, 326-
2006 and 327-2006) does not contain sufficient supporting data on the applicants' plans to
handle needed wastewater facilities. The nine amendments should have reflected whether the
applicants plan to use septic tanks, package plants or connect to a centralized sewer system. If
any plan calls for the use of a system other than residential septic tanks, the application should
contain an analysis of the proposed wastewater system's capacity and the associated
infrastructure.
The Florida Department of Transportation states the Ocean Reef Club FLUM Amendments
numbers 1-9 propose several land use changes within the Ocean Reef Club from residential or
recreational to mixed-use commercial that affect more than 35 acres in total. Ifthe general
assumption is made that the area could be developed at a FAR of 0.25, the proposed changes
could result in a net increase of almost 16,000 trips per day. There is no analysis ofthe impacts
ofthe amendments on US I or Card Sound Road.
The Department of State has concerns about Ocean Reef Club FLUM Amendment number 6.
The proposed amendment area is the same location as archaeological site 8M028, Key Largo #4,
which is recorded as a mound site.
14
MONROE COUNTY RESPONSE
TO
OBJECTIONS, RECOMMENDATIONS, AND COMMENTS
BY
THE DEPARTMENT OF COMMUNITY AFFAIRS
FOR
FUTURE LAND USE MAP AMENDMENTS
The DCA has two (2) objections to the thirteen proposed amendments to the Future Land Use
Map (FLUM).
1. Objection 1 is based on lack of data and analysis to evaluate the impacts the map
amendments would have on infrastructure capacity and availability, level of service standards,
archeological sites, hurricane evacuation time, and habitat protection.
2. Objection 2 is based on lack of data and analysis to evaluate the impacts the map
amendments would have on school capacity.
OBJECTION I
COUNTY RESPONSE
DA TA AND ANALYSIS
Monroe County's level of service standards for public facilities and services are
protected by carrying capacity limitations and concurrency management.
Carrying Capacity Limitations on Public Facilities and Services: Hurricane Evacuation Time,
Traffic Circulation, Potable Water, Solid Waste, Parks and Recreation, Drainage, and
Sanitary Sewers
Future land use planning in Monroe County is premised on carrying capacity theory, not
on traditional methods of population projection and financial feasibility based on build-out of
the Future Land Use Map (FLUM). Consequently, the densities and intensities illustrated on the
FLUM may not be achievable due to the finite number of allocations provided by the building
permit allocation system (EXHIBIT A).
15
A carrying capacity analysis for the Keys has determined that the most limiting factor
affecting population size is evacuation time. The carrying capacity analysis determined that a
finite number of additional residential dwelling units could be added to the population existing in
1992. An assessment of the potential impacts the additional units would have on public
facilities, infrastructure and services, and evacuation time indicated there would be no breach in
adopted level of service standards, concurrency requirements, or negative impact on evacuation
time.
Moreover, data and analysis indicates fUture land use and growth in Monroe County will
not be a constraint on traffic circulation, potable water supply, solid waste disposal, parks and
recreation, drainage or storm water, or sanitary sewers, as a result of changes to the FLUM that
would cause an increase in density or intensity. The data and analysis for evaluating impacts of
fUture land use on infrastructure capacity, availability, and level of service standards, and on
hurricane evacuation time is based on carrying capacity limitations, and is in the Monroe
County Year 2010 Comprehensive Plan Technical Document (EXHIBIT B).
Furthermore, data and analysis in the Technical Document indicate the proposed FLUM
amendments would not impact future traffic circulation on US 1, County Road 905, or Card
Sound Roads (EXHIBIT C).
Concurrency Management
In addition to the County's plan to management growth based on carrying capacity
limitations, the adoption of a Concurrency Management System is an additional measure the
County has taken to ensure that public facilities and services needed to support development are
available concurrent with the impact of development. This is achieved by the adoption of Policy
1401.4.5. The Concurrency Management System ensures that the County issues no development
order or permit which results in a reduction in the level of service (LOS) below the adopted LOS
standards referenced in Policy 1401.4.1 for those public facilities that are subject to the system.
The guidelines established in Policies 1401.4.6, 1401.4.7, 1401.4.8, 1401.4.9, and 1401.4.10
ensure that concurrency is successfully implemented. The concurrency management system is
implemented and enforced during development reviews by Section 9.5 65(a)(e) of the Monroe
County Code.
Habitat Protection
Habitat protection provided by the adoption and implementation of the TIER system is
consistent with the data and analysis in the Florida Keys Carrying Capacity Study, which
concluded that: "Any further encroachment into areas dominated by native vegetation would
exacerbate habitat loss and fragmentation. Development in the Florida Keys has surpassed the
capacity of upland habitats [terrestrial habitats) to withstand fUrther development" (Florida
Kevs Carrvinf! Caoacitv Studv). Extensive data, surveys, and mapping was conducted by the
County in order to identifY habitats of protected plant and animal species, in order to prioritize
habitat conservation and protection efforts. Specific policies of the TIER system were crafted to
guide future development aw0' from known, probable, and potential habitats of protected animal
16
species that are catalogued in the Technical Document and mapped in the Comprehensive Plan
Map Document.
The data and maps of habitats targeted for priority protection have recently been
updated, and the comprehensive plan was amended with the adoption of the TIER system to
further the goals, objectives and policies for habitat protection, based on these mapping and
survey data. The proposed FLUM amendments will be compatible with the habitat protection
policies of the TIER system, particularly Policies 101.5, 101.2.3, 101.2.4, 101.3.1, 101.3.3,
101.3.4, 101.3.5, 101.5.1, 101.5.2, 101.5.3, 101.5.4, 101.5.5, 101.5.6, 101.5.9, 101.5.10, 101.6.1,
101.12.4,101.13.4,101.13.6,101.13.9,102.3.1, and Goal 105.
When the TIER system policies are implemented with the adoption of the TIER Overlay
District Map, permit evaluation and point assignment criteria, these habitat protection policies
will serve the goal of discouraging new development on land that serves as habitat for protected
animal species (including bird species), and limits the amount of clearing based on habitat
quality. The Monroe County Year 2010 Comprehensive Plan Technical Document,
Conservation and Coastal Management Element, Section 3.13 Threatened and Endangered
Species, Table 3.15, pages 3.128 through 4-131, provides a list of species and their habitat
ranges. Negative point assignment to building permit applications which propose development
within TIER I will serves to guide development away from areas dominated by native vegetation,
and thereby prevents encroachment into areas dominated by native vegetation and prevents
habitat loss andfragmentation of upland habitats [terrestrial habitats).
Future land uses in the areas affected by the proposed FLUM amendments will be
subject to the land use controls provided by the County's habitat protection policies as adopted
by the TIER system.
Archeological Impacts:
Site File 8M028 Key Largo #4 and Site File 8M02062 Ocean Reef
Site File 8M028 Key Largo #4 (EXHIB1T D)
It is not possible to ascertain potential impacts to the archeological site listed in Site File M028,
Key Largo #4, as a result of the FLUM amendments because the exact location is unknown, and
there has never been any verification that the site actually exists. Only verbal communication
was given to researchers by an informant in the 1940 's, and no one has ever verified if the
proposed archeological site has prehistoric significance or is just a cleared area with piled rocks
from pineapple cultivation. Further survey and research is necessary for verification if the
historic exists in this vicinity.
Site File 8M02062 Ocean Reef (EXHiBIT E)
Information from the Master Site File (8M02062 Ocean Reef) indicates none of the proposed
FULM amendments in this area are likely to impact this archeological site as it was destroyed
when it was bulldozed during the construction of Ocean Reef in 1985.
17
OBJECTION 2
COUNTY RESPONSE
DATA AND ANALYSIS
Educational Facilities and School Capacity
ROGO restrictions on development make it unlikely that the fUture population will increase
beyond the current capacity of the schools (EXHIBIT F). The public schools in the County have
reserve capacity to accept more students in middle school (grades 6-8) and high school (grades
9-12). Growth rates in the County's middle and high schools, and elementary age population has
decreased over the past few years, resulting in underutilization of overall school capacity
(EXHIBIT G).
18
OBJECTIONS, RECOMMENDATIONS, AND COMMENTS
PROPOSED COMPREHENSIVE PLAN AMENDMENT 07-1ER
MONROE COUNTY
CONSISTENCY WITH Ch. 9J-5, F.A.C., Ch. 380.0552 (7), F.S., and Ch. 163, F.S.
The Department identifies the following objections, recommendations and comments to the
proposed amendment.
Livable CommuniKeys Program (LCP) - Key Largo, Stock Island/Key Haven
Obiection: The Department objects to references in the LCPs and the proposed adopting
ordinances and resolutions stating or suggesting that "Strategies and Action Items" in the LCP
are equivalent to the terms "Objectives and Policy" in the Comprehensive Plan. As used in the
LCPs, "Strategies" and "Action Items" do not meet the standards for "Objective" and "Policy" as
required by the F .A.C. and are advisory in nature.
[Rule 9J-5.003(82), (90), and 9J-5.005(6), F.A.C]
Recommendation: The County should clarifY that the proposed LCPs are advisory in nature
(e.g. guidelines) and of value to assist in developing the community's vision, and that the
"strategies and action items" are not intended to meet the standards for objectives and policies of
the Comprehensive Plan.
19
MONROE COUNTY RESPONSE
TO
OBJECTIONS, RECOMMENDATIONS, AND COMMENTS
BY
THE DEPARTMENT OF COMMUNITY AFFAIRS
FOR
LIVABLE COMMUNIKEYS PROGRAM (LCP):
KEY LARGO, STOCK ISLAND/KEY HA VEN
Response to ORC for Volume I, Stock Island and Key Haven Livable CommuniKeys Plan,
Master Plan for the Future Development of Stock Island & Key Haven.
As recommended by DCA, a page was inserted at the beginning of Volume I of the Stock Island
and Key Haven Livable CommuniKeys Plan denoting which Strategies and Action Items
Strategies are considered to be consistent with the definitions of "Objective" and "Policy" as in
Rule 9J-5.003 (82) and (90) FAC, respectively, and therefore serve as equivalents.
See EXHIBIT I: Revised Volume I, Stock Island and Key Haven Livable CommuniKeys Plan,
Master Plan for the Future Development of Stock Island & Key Haven.
Response to ORC for Volume II, Stock Island and Key Haven Livable CommuniKeys Plan,
Harbor Preservation / Redevelopment and Intra-Island Corridor Enhancement Plan.
As recommended by DCA, a page was inserted at the beginning of Volume II of the Stock
Island and Key Haven Livable CommuniKeys Plan denoting which Strategies and Action
Items Strategies are considered to be consistent with the definitions of "Objective" and "Policy"
as in Rule 9J-5.003 (82) and (90) FAC, respectively, and therefore serve as equivalents.
See EXHIBIT J: Revised Volume II, Stock Island and Key Haven Livable CommuniKeys Plan,
Harbor Preservation / Redevelopment and Intra-Island Corridor Enhancement Plan.
Response to ORC for the Key Largo Livable CommuniKeys Plan.
As recommended by DCA, a page was inserted at the beginning of the Key Largo Livable
CommuniKeys Plan denoting which Strategies and Action Items Strategies are considered to
be consistent with the definitions of "Objective" and "Policy" as in Rule 9J-5.003 (82) and (90)
FAC, respectively, and therefore serve as equivalents.
See EXHIBIT K: Revised Key Largo Livable CommuniKeys Plan
20
I EXHII3\T A: Fl:UM AlLOCATIO~SYSrEM OOel.lMENTj
Monroe County Year 2010
Comprehensive Plan
Mop Document
Adopted by the Monroe County Board of County Commissioners on April 15, 1993
Amended pursuant to DCA Rule 9J-14.022, January 4, 1996
Adopted by the Department of Community Affairs and the
Administration Commission of the Slate of Florida by
FAC Rule 28-20.100 Part I, January 2,1996
and Part II, July 17, 1997
Future Land Use
NarES:
PERMIT ALLOCATION SYSTEM
Residential and non-residential development in Monroe County is subject to the Permit Allocation System (see
Objectives 101.2 and 1Ol.3 and related policies). The densities and inlensities of uses illustrated on the Future Land
Use Map may not be achievable due to allocation restrictions of the Permit Allocation System.
PERMITTED USES
The Future Land Use Map is not a zoning map. Future land use categories have been assigned to represent the
generalized range of uses and densities and intensities of use. The full range of uses and the maximum densities and
intensities of the future land use categories may not apply to all parcels assigned to a land use category. The uses and
ranges of densities and intensities of uses to be permitted for individual parcels will depend upon consistency with
the goals. objectives. and policies of this plan and its implementing Land Development Regulations. including but
not limited to those relating to community character as well as Monroe CoUnty's environmental design criteria
regarding the protection of natural resources. including the results of the Habitat Evaluation Index. Specific uses and
ranges of densities and intensities of uses will be assigned to individual parcels in the Land Developmenl Regula-
tions.
NATURAL RESOURCES
There are no existing or planned potable waterwells and associated cones of influence in the Florida Keys. flood-
plains associated with the Future Land Use Map Series are illustrated on the Natural Features Map Series. Minerals
and soils associated with the Future land use map Series are illustrated on the Soils Map Series.
RECREATION AREA LOS STANDARD
The adopted level of service standard for activity-based recreation areas will be applied to the Upper. Middle and
Lower keys service areas independently. (See Technical Document Section 1.2 for a description of the Upper. Middle
and Lower Keys service areas).
DISCLAIMER
(I) all land use, including improved subdivisions. are recognized as to and affected by the existing conditions
of the site and;
(2) that all maps are to be verified by site visit as provided in Section 9.5-227.
EXHIBIT B
DATA AND ANAL YSIS
PUBLIC FACILITIES AND SERVICES
A. Carrying Capacity Limitations
Carrying capacity refers to the capability of a system to absorb additional population
growth and development within the parameters of an acceptable environment. In Monroe
County, these parameters are measured by the level of service standards or other capacity
limitation established by the Comprehensive Plan. The facility which can serve the least
amount of new development within the limits set by the level of service standards or other
capacity limitation can be identified as the critical measure of carrying capacity.
In general, comprehensive planning conducted in accordance with Florida's Local
Government Comprehensive Planning and Land Development Regulation Act (Chapter
163, Part II, FS) and Rule 9J-5 is structured to tailor future development patterns and public
services and facilities to reflect projected population growth. Although the population
projections presented in Section 2.2.3 are based on historical trends, there are some unique
circumstances in Monroe County which indicate that future development should not be
expected to match statistical projections of population growth.
No other county in Florida consists of a 112-mile long chain of islands, isolated from the
mainland, and without a ready supply of locally available potable water. No other county
has such a high proportion of environmentally sensitive land, much of which will remain in
perpetuity as open space. No other county faces the severity of the challenge of safe
hurricane evacuation as does Monroe County. Nor does any other county face such high
costs to provide for basic public services and facilities, or such fiscal limitations and
uncertainties regarding the property tax base. These severe development constraints
mandate that the Comprehensive Plan provide for a level of growth based on Monroe
County's carrying capacity, rather than simply matching growth to projected population
based on trend growth dynamics.
Monroe County's biological communities and nearshore waters have suffered impacts from
manls activities, including habitat loss and environmental contamination. At present,
scientific data are not available to support an assessment of the carrying capacity of these
resources to absorb the impacts of man without suffering further irreversible damage.
Nearshore and offshore water quality degradation has been proposed as a measure of
environmental carrying capacity, expressed as the amount of anthropogenic pollutant
loading that can be absorbed before the living marine resources - the mangroves, seagrass
beds and coral communities - of the Keys show evidence of irreversible decline.
Assessments recently completed for the Phase 1 Florida Keys National Marine Sanctuary
(FKNMS) Water Quality Protection Program (CSA, 1992) have concluded that there is a
relative paucity of data presently available to assess the water quality of the Keys as welI as
the impacts of degraded water quality on living marine resources. This is due to the lack of
welI designed, long-term studies (CSA, 1992). Several research programs are under
consideration which will provide the baseline data needed to model "environmental
carrying capacity". These will be undertaken by federal and state agencies, with
participation by Monroe County, upon implementation of the Florida Keys National Marine
SOURCE: Monroe County Year 2010 Comprehensive Plan Technical Document, Future Land Use Element, Section
2.4 Future Land Use Analysis, Sub- Section 2.4.1 Future Land Use Concept, Part A., Table 2.32, and Part 8., pages 2-
86 through 2.95
Page lof9
EXHIBIT B
DATA AND ANAL YSIS
PUBLIC FACILITIES AND SERVICES
Sanctuary Management Plan in the summer of 1993. Until such studies are completed, a
measure of "environmental carrying capacity" cannot be used to establish limitations on
growth in the Keys.
Based on these findings, the determination of carrying capacity (Le., the amount of growth
which can be accommodated) is measured based upon the following key public capacity
limitations:
(a) the levels of service established by the Comprehensive Plan for the six public
facility types described in Section 2.1.9 (roads, potable water, solid waste, sanitary
sewer, drainage, and parks and recreation); and
(b) the requirement that hurricane evacuation times for incorporated and
unincorporated Monroe County be maintained at or below 30 hours in accordance
with Monroe County Board of Commissioners policy direction established on
February 4, 1991 (see Section 3.22.1 of the Conservation and Coastal Management
Element).
Carrying capacity constraints based upon these key public capacity limitations are
summarized in Table 2.32. As noted, the capacity figures presented in this table for the six
facility types and hurricane evacuation are not equivalent because of the different areas
served by the various service providers.
Traffic Circulation
Monroe County's roadway facilities do not critically constrain the amount of future growth
that can be accommodated in the County (see Section 2.1.9). Although localized
deficiencies characterize several segments of US 1, sufficient reserve capacity exists in the
overall roadway system to accommodate existing and committed development plus an
additional 5,738 residential units.
Potable Water
Monroe County's potable water facilities do not critically constrain the amount of future
growth that can be accommodated in the County (see Section 2.1.9). The current FKAA
Consumptive Use Permit, when compared to current potable water consumption rates, will
provide sufficient potable water to accommodate existing and committed development plus
an additional 18,258 equivalent residential units (ERU's) in unincorporated and
incorporated Monroe County. However, it should be noted that this permit is subject to
renewal in 1995.
Solid Waste
The current solid waste haul out contract, when compared to the Monroe County
Department of Environmental Management's (OEM) projections for solid waste generation
in 1991/92, will provide sufficient solid waste disposal capacity to accommodate existing
and committed development plus an additional 3,711 ERU's in unincorporated and
SOURCE: Monroe County Year 2010 Comprehensive Plan Technical Document, Future Land Use Element, Section
2.4 Future Land Use Analysis, Sub- Section 2.4.1 Future Land Use Concept, Part A., Table 2.32, and Part B., pages 2-
86 through 2.95
Page 2 of9
EXHIBIT B
DATA AND ANAL YSIS
PUBLIC FACILITIES AND SERVICES
incorporated Monroe County except for the City of Key West (see Section 2.1.9). Solid
waste is not considered to be an immediate, quantifiable capacity constraint for the
following reasons:
(a) The level of service standard of 95,000 tons of solid waste per year is based
upon the current haul out contract, which will expire in 1995. The current disposal
facilities in Broward County have reserve capacity available to accept solid waste
from Monroe County in amounts greater than 95,000 tons a year. If Monroe
County chooses to extend the current contract beyond 1995, the figure of 95,000
tons of solid waste per year to be hauled out of the County can be renegotiated if
necessary. In addition, the existing Monroe County transfer stations do not
represent constraints for future development (see Section 9.5 of the Solid Waste
Element).
Table 2.32
Summary of Concurrency and Carrying Capacity Constraints
Facility/Service 1992 Gross Remaining Capacity (3)
Hurricane Evacuation (1) 2,552 (4)
Traffic Circulation (2) 5,738 (5)
Potable Water (2) 18,258 (6)
Solid Waste (2) Not a constraint (3,711) (7)
Parks and Recreation (2) Not a constraint (8)
Drainage (2) Not an immediate, quantifiable constraint (9)
Sanitary Sewer (2) Not an immediate, quantifiable constraint (9)
NOTES:
(I) Carrying capacity constraint only (not required to meet concurrency).
(2) Required to meet concurrency.
(3) Includes committed development (projected development between Aprill, 1990 and plan adoption).
(4) Expressed in residential units for unincorporated Monroe County. In order to maintain hurricane evacuation
clearance times at or below 30 hours, the maximwn number of residential units that can be allowed in unincorporated
Monroe COWlty and the municipalities of Key West, Layton, and Key Colony Beach as of plan adoption is estimated at
3,699. The figure of2,552 units allocated to unincorporated Monroe County assumes that 1,147 units will be allocated
to the three municipalities.
(5) Maximum Allocation of Reserve Dwelling Units in WlincOIporated Monroe County (7,825 units ~ 2,087 committed
units = 5,738 units) (see Table 4.8 of the Traffic Circulation Element).
(6) Expressed in equivalent residential Wlits (ERU's) including non-residential development for unincorporated and
incorporated Monroe County.
SOURCE: Monroe County Year 2010 Comprehensive Plan Technical Document, Future Land Use Element, Section
2.4 Future Land Use Analysis, Sub- Section 2.4.1 Future Land Use Concept, Part A., Table 2.32, and Part B., pages 2-
86 through 2.95
Page 3 of9
EXHIBIT B
DATA AND ANAL YSIS
PUBLIC FACILITIES AND SERVICES
(7) Expressed in ERU's including non-residentiaI development for uninC01porated and incorporated Monroe County
except for the City of Key West. Solid waste is not considered to be a carrying capacity constraint because the figure of
3,711 ERU's is based on the present terms of the haul out contract and does Dot take into account the reselVe capacity of
the Monroe County transfer facilities and the mainland disposal site, recycling programs, and DEM's current
investigation of alternative solid waste processing and disposal teclmologies.
(8) Unincorporated Monroe County is presently experiencing a deficit of approximately 10.5 acres of activity-based
recreational land. If additional parkland is acquired and developed to remedy the existing deficiency and seIVe future
growth concurrent with the impacts of development, recreation will Dot be a carrying capacity limitation.
(9) Although sanitary sewage and drainage are not considered to be canying capacity constraints at present, the results
of the combined Sanitary WastewaterlStonnwater Management Master Plan may introduce an environmental measure of
canying capacity related to the impacts of sanitary sewer and/or drainage facilities on water quality.
Source: Barton Aschman, Keith & Schnars, Wallace Roberts & Todd
(b) The amount of solid waste generated in Monroe County has been declining in
recent years due in part to the implementation of recycling programs. Solid waste
generation rates can be expected to further decline as Monroe County continues to
implement measures to achieve the state-mandated goals of a 30 percent diversion
rate from the municipal solid waste stream by January I, 1994 and a 40 percent
diversion rate by the year 2000.
(c) The Monroe County OEM is currently investigating the feasibility of
developing and implementing alternative technologies to address the County's solid
waste processing and disposal needs beyond the period of the current haul out
contract.
Sanitary Sewer
Sanitary sewer service is not currently considered to be a carrying capacity constraint
because at the present time it is impossible to quantifY the amount of additional
development which can be accommodated without critically affecting Monroe County's
environment. The level of service standards established in the Sanitary Sewer Element are
intended to be interim standards which will be superseded by new standards based upon the
results of the combined Sanitary Wastewater/Stonnwater Management Master Plan
(SW/SMMP). It is anticipated that the new standards will introduce an environmental
measure of carrying capacity related to the impacts of sanitary sewer facilities on water
quality.
Drainage
SOURCE: Monroe County Year 2010 Comprehensive Plan Technical Document, Future Land Use Element, Section
2.4 Future Land Use Analysis, Sub- Section 2.4.1 Future Land Use Concept, Part A., Table 2.32, and Part B., pages 2-
86 through 2.95
Page 40f9
EXHIBIT B
DATA AND ANAL VSIS
PUBLIC FACILITIES AND SERVICES
Drainage, similar to sanitary sewer is not currently considered to be a carrying capacity
constraint because at tbe present time it is impossible to quantify tbe amount of additional
development which can be accommodated without critically affecting Monroe County's
environment. It is possible that the SW/SMMP will introduce an environmental measure of
carrying capacity related to tbe impacts of drainage facilities on water quality.
Recreation
Altbough there is currently a deficit of activity-based recreational areas in Monroe County
available to serve existing and committed development, this deficit is not considered critical
because it can be addressed through the acquisition and development of approximately 10.5
acres of parkland. Additional activity-based recreational land can similarly be acquired and
developed to meet future growth demands concurrent witb the impacts of development.
Hurricane Evacuation
The critical carrying capacity constraint at the present time is related to the requirement
that hurricane evacuation clearance times for Monroe County be maintained at or below
30 hours through the Vear 2002, and further reduced to 24 hours by 2010. (see Section
3.21.1 of the Conservation and Coastal Management Element). Based upon hurricane
evacuation clearance times, the remaining development capacity in unincorporated
Monroe County and the municipalities of Key West, Layton, and Key Colony Beach is
estimated at 3,693 residential units as of plan adoption'. Assuming tbat 1,]45 residential
units are to be allocated to the three municipalities, tbe development capacity available in
unincorporated Monroe County amounts to 2,548 residential units.
]n order to achieve a reasonable balance between the need to maintain hurricane
evacuation clearance times and the development expectations of Monroe County
residents, the Future Land Use Concept allocates the remaining development capacity
over a ten-year period. Prior to the end of this period, Monroe County will develop and
implement regulatory mechanisms (e.g., extension of tbe Permit Allocation System
described below), capital improvements (e.g., capacity improvements to US I in
conjunction with the Florida Department of Transportation), and/or other measures
IThis figure is based upon the following assumptions:
(a) The development capacity remaining in Monroe County and the
municipalities of Key West, Layton, and Key Colony Beach as of April ],
1990 (the starting date used in the calculation of hurricane evacuation
clearance times) amounts to 5,780 units.
(b) Based upon recent growth trends, it is estimated tbat 2,087 permits issued for
new residential development in unincorporated Monroe County during the
period from April I, 1990 to plan adoption (October 16, 1992) will result in
completed units. Data on residential units permitted in the three
municipalities during this period is not available. Therefore, tbe remaining
development capacity in unincorporated Monroe County and tbe tbree
municipalities as of October 16, 1992 amounts to 3,693 units.
SOURCE: Monroe County Year 2010 Comprehensive Plan Technical Document, Future Land Use Element, Section
2.4 Future Land Use Analysis, Sub~ Section 2.4.1 Future Land Use Concept, Part A., Table 2.32, and Part B., pages 2~
86 through 2.95
Page 50f9
EXHIBIT B
DATA AND ANALYSIS
PUBLIC FACILITIES AND SERVICES
necessary to reduce hurricane evacuation clearance times at or below 24 hours throUllh
the vear 20 10.
Although public facilities are not presently considered to be critical measures of carrying
capacity, new development will be subject to the requirements of a Concurrency
Management System which will ensure that adequate roadway, sanitary sewer, solid
waste, drainage, potable water, and parks and recreation facilities are available concurrent
with the impacts of development.
B. Permit Allocation System
Given the mandate to control growth within a limited measure of carrying capacity as
determined by hurricane evacuation clearance times, there are several possible methods of
"allocating" this growth. These methods include:
(a) tailoring the Future Land Use Map to the amount of growth allowed by the
carrying capacity limitations;
(b) reducing densities and intensities to distribute growth uniformly among the
Keys; or
(c) allocating growth in measured annual increments by incorporating
performance criteria in a Permit Allocation System.
Past actions to plat and zone property in the Florida Keys have created a magnitude of
development expectations which is significantly greater than the actual amount of growth
which can be allocated consistent with the critical measure of carrying capacity. As
described in Section 2.1.2, 14,923 vacant buildable lots, or nearly six times the remaining
development capacity set by hurricane evacuation as of plan adoption, existed in
unincorporated Monroe County in October 1991. Therefore, methods of allocating the
remaining growth allowed by carrying capacity limitations must balance considerations of
effectiveness in properly allocating land uses with recognition of legitimate development
expectations. A Permit Allocation System which allocates annual increments of growth
and distributes this growth in accordance with explicit performance criteria (see Section
2.4.1 D, Point System) is considered the mechanism best suited to the management of
growth in the Florida Keys. This system will be implemented through the adoption of Land
Development Regulations concurrent with plan adoption.
A Permit Allocation System, coupled with the Future Land Use Map Series, will be a key
method to implement the goals, objectives and policies of the Comprehensive Plan,
related specifically to protection of residents, visitors and property in the County from
natural disasters, specifically including hurricanes. This mechanism will limit annual
development in Monroe County to an amount and rate commensurate with the County's
ability to maintain a reasonable and safe hurricane evacuation clearance time, as
SOURCE: Monroe County Year 2010 Comprehensive Plan Technical Document, Future Land Use Element, Section
2.4 Future Land Use Analysis, Sub. Section 2.4.1 Future Land Use Concept, Part A., Table 2.32, and Part B., pages 2-
86 through 2.95
Page 6 of9
EXHIBIT B
DATA AND ANAL YSIS
PUBLIC FACILITIES AND SERVICES
determined by completed studies. The present hurricane evacuation clearance time in
Monroe County of 35 hours is unacceptably high. Based on a continuation of Monroe
County's historic rate of growth, clearance time will continue to increase. Therefore,
consistent with its responsibility for protecting the health and safety of its citizens,
Monroe County must regulate the rate of population growth commensurate with planned
increases in evacuation capacity to prevent further unacceptable increases in hurricane
evacuation clearance time. Regulation of the rate of growth will also help to prevent
further deterioration of public facility service levels, irreversible environmental
degradation and potential land use conflicts. Specifically the point criteria used to
evaluate development applications can be used to direct growth so as to prevent further
environmental degradation by avoiding impacts on inshore and offshore reef waters, in
coordination with the newly created Florida Keys National Marine Sanctuary, as well as
on native vegetation and endangered species habitats.
In particular the regulation of development through a Rate of Growth Ordinance IS
mandated by the following facts:
. Monroe County's current 35 hour hurricane clearance time creates a serious
risk of loss of life and property because it requires that a hurricane evacuation
order must be given at a point in time where there is great uncertainty about the
actual path ofthe storm.
. As the population of Monroe County increases, the hurricane evacuation
clearance time will increase proportionately.
. As a general rule each hour of hurricane evacuation clearance time
corresponds to 2,000 (evacuating) persons or 885 (evacuating) dwelling units.
. Since 1972, Monroe County has permitted an average of 552 new single
family dwelling units each year which equates to an additional 1,247 persons per
year.
Based upon these factors it is clearly necessary to strictly regulate the rate of population
growth and development through a Permit Allocation System coupled with measures to
increase capacity of evacuation routes, protect water quality and sensitive habitats and
protect public facility investments.
Permit Allocation System for Residential Development
The adopted Permit Allocation System for residential development will establish
procedures for limiting the number of permits issued for new residential development in
unincorporated Monroe County during the ten-year period following plan adoption (from
October 16, 1992 to September 30, 2002) in order to maintain hurricane evacuation
clearance times at or below 30 hours. At the time of plan adoption it is estimated that the
Permit Allocation System will allocate a total of 2,548 new residential units in
unincorporated Monroe County, or approximately 255 units a year. This total will be
revised by September 30, 1993 and annually thereafter based upon the actual number of
SOURCE: Monroe County Year 2010 Comprehensive Plan Technical Document, Future Land Use Element, Section
2.4 Future Land Use Analysis, Sub- Section 2.4.1 Future Land Use Concept, Part A., Table 2.32, and Part B., pages 2-
86 Ihrough 2.95
Page 70f9
EXHIBIT B
DATA AND ANAL YSIS
PUBLIC FACILITIES AND SERVICES
new residential units constructed in the County between April I, 1990 and plan adoption
and in each subsequent year.
Consistent with maintaining existing community character while providing for affordable
housing needs, the Permit Allocation System will allocate 80 percent of new residential
growth within Monroe County to single-family homes and 20 percent of new residential
growth to multi-family affordable units. Any portion of the 20 percent allocation not used
for affordable multi-family housing will be used for affordable single-family housing. Any
remaining portion of the 20 percent allocation not used for affordable single-family housing
will be allocated to general (market rate) housing.
The Permit Allocation System will allocate no new residential growth to transient dwelling
unit development including hotels, motels, RV parks, and campgrounds during the first five
years following plan adoption.' Prior to September 30, 1997, new regulations will be
implemented which either extend this prohibition for the remainder of the ten-year planning
period or establish that a percentage of the remaining residential growth will be allocated to
transient dwelling units.
With the assistance of the Florida Department of Community Affairs and the South Florida
Regional Planning Council, Monroe County will initiate an interlocal agreement with the
municipalities of Key West, Key Colony Beach and Layton to establish an
intergovemmental entity responsible for allocating the relative proportions of the total
residential development in the incorporated and unincorporated County (estimated at 3,693
units over the ten-year planning period) which will be permitted within the four
jurisdictions.
Permit Allocation System for Non-Residential Development
Unlike residential growth, non-residential development (commercial, office, industrial
and similar uses) does not generate additional population which would need to be
evacuated in the event of a hurricane. Therefore. because non-residential growth does not
directly impact hurricane evacuation clearance times, it is not constrained by this critical
measure of carrying capacity. However, in order to ensure a reasonable balance between
the amount of future non-residential (primarily commercial) development and the needs
of a slower growing residential population, a Permit Allocation System for non-residential
development will be implemented at the same time as the Permit Allocation System for
residential development. This system will allocate non-residential development during
'For the purpose of calculating hurricane evacuation clearance times, transient dwelling
units are considered to have the same impact as 0.6 equivalent residential units (ERU's).
SOURCE: Monroe County Year 2010 Comprehensive Plan Technical Document, Future Land Use Element, Section
2.4 Future Land Use Analysis, Sub- Section 2.4.] Future Land Use Concept, Part A., Table 2.32, and Part B., pages 2-
86 through 2.95
Page 80f9
EXHIBIT B
DATA AND ANALYSIS
PUBLIC FACILITIES AND SERVICES
the ten-year planning period to maintain a ratio of approximately 239 square feet of new
non-residential development for each new residential unit permitted.3
Based upon the estimate of 2,552 residential units to be permitted in unincorporated
Monroe County during the ten-year planning period, it is estimated that 610,000 square feet
of non-residential development, or an average of 61,000 square feet a year, will be
permitted during the same period. This total will be revised by September 30, 1993 and
annually thereafter based upon the actual number of new residential units constructed in the
County between April I, 1990 and plan adoption, and the number of new residential units
and square footage of non-residential development constructed in each subsequent year, in
order to maintain the ratio of 239 square feet per residential unit. Public facilities will be
exempted from the requirements of the Permit Allocation System for non-residential
development.
3 In order to calculate this ratio, total permit activity for non-residential development was
compared to total permit activity for all residential development (including hotel and
motel units) in unincorporated Monroe County during the five year period from 1986 to
1990. During this period, 1,296,116 square feet of non-residential development was
permitted, compared to 4,856 residential permits (including single-family, multi-family
and mobile homes) and 573 hoteVmotel units, for a total of5,429 permits (Monroe
SOURCE: Monroe County Year 2010 Comprehensive Plan Technical Document, Future Land Use Element, Section
2.4 Future Land Use Analysis, Sub- Section 2.4.1 Future Land Use Concept, Part A., Table 2.32, and Part B., pages 2~
86 through 2.95
Page 90f9
EXHIBIT C
DATA AND ANAL YSIS
TRAFFIC CIRCULATION
4.4Future Traffic Circulation
This section of the Traffic Circulation Element provides an analysis of the future traffic
conditions expected in Monroe County and the transportation system improvements
necessary to accommodate those future conditions.
4.4.1Future Levels of Service on US I
A key traffic capacity limitation in Monroe County is the ability of various segments of
US I to accommodate traffic volume increases at LOS C. This limitation is governed by
the County Commission policy against widening US I to more than four through lanes
and by limited funding. The ability of the County to accommodate traffic volume growth
varies by segment of US I and by collector roadway. Thus, the distribution of potential
residential growth by segment of US 1 (and by Planning AreaJEnumeration District) will
be the critical factor in determining the future roadway segments which are over capacity.
The number of Dermitted residential units (single-family, mobile homes, multi-family
units, and hotel/motel units) which have been approved for development in the
unincorporated portion of the county between April I, 1990 and October 21, 1991 is
illustrated on Table 4.10. On this table, the number of permitted residential units is
compared against the Sample Allocation of Reserve Dwelling Units (from Table 4.8) by
each of the 24 Segments. However, it should be noted that not all of these permitted
units are likely to be completed and that some portion may have been completed at the
time of the speed-based analysis. Therefore the magnitude of this backlog of permitted
development may not be as severe as is indicated below.
From the total reserve in Table 4.8 of7,825 units, the number of permitted units is 1,818,
leaving an overall reserve of 6,007 units for:
(a)Permitted units in the three incorporated cities since April I, 1990;
and
(b)future development potential in all of (incorporated and unincorporated) Monroe County.
A segment-by-segment comparison shows that the number of permitted units during the
past 19 months is greater than the sample allocation of reserve residential units for Big
Pine, Lower Matecumbe, Upper Matecumbe and Plantation Keys. In all four of these
cases, the number of permitted units also exceeds the Maximum Reserve Volume of
dwelling units. Thus, a simple reallocation of residential capacity from other segments
will not resolve this deficiency. In these constrained areas, a combination of TSM
techniques (previously described), roadway widenings, and/or speed limit adjustments
will be considered to mitigate these facility inadequacies.
The extent to which appropriate land is available for roadway widening also varies by
Key. On US I, adequate right-of-way is generally available to allow for the provision of
four lane cross-sections where such widening may be warranted. The right-of-way width
SOURCE: Monroe County Year 2010 Comprehensive Plan Technical Document, Traffic Circulation Element, Section
4.4 Future Traffic Circulation, Sub-Section 4.4.1 Future Levels of Service on US t, pages 4-26 through 4-27
Page lof2
EXHIBIT C
DATA AND ANAL YSIS
TRAFFIC CIRCULATION
varies between 100 feet and 500 feet along US I, with each of the bridges having a
designated right-of-way of 400 or 500 feet. On sections where CR 905 is parallel and
adjacent to US I, additional right-of-way is available for widening. (See the Appendix
Table 4.26 for a detailed right-of-way inventory.) However, in some cases, an urban
cross-section (with closed drainage) will be necessary to maintain a four lane section
within the existing right-of-way width of 100 feet. In other sections, a rural cross-section
with a right-of-way minimum width between 124 feet and 150 feet can be provided. The
need to avoid environmentally sensitive areas and impacts on endangered species must be
considered in determining those sections where widening of US 1 should occur.
SOURCE: Monroe County Year 2010 Comprehensive Plan Technical Document, Traffic Circulation Element, Section
4.4 Future Traffic Circulation, Sub-Section 4.4.1 Future Levels of Service on US I, pages 4-26 through 4-27
Page 2 of2
IEXl:l1131TO-~I~'~~er: f'~i8~~&;i'l
1985 UPDATE
M02a Key Larqo '4
Location: Ex~ location unknown, possibly within T.S9S., R.40E.
Section ~S.J '7
UPDATE
Site Type: Rock mound
Description: An oval rock mound was reported by project
surveyor, Joe Davis, Jr., as being 30 feet long and 4 feet
in elevation. It is composed of rock boulders and overgrown
with hammock vegetation.
Chronoloqy: Unknown.
Collections: None.
Previous Research: Goggin reports a rock mound in the vicinity
based on information he received from an informant in the
1940's. However, Goggin never visited the site. It is not
certain that this is the same site described by Goggin.
Preservation Quality: 1
Ownership: Unknown.
National Reqister Eligibility: Yes
Recommendation-: Further survey and research is necessary to
verify that the mound observed by Davis is prehistoric and
not of historic origin from clearing for pineapple cultiva-
tion.
-19-
d'\
I ~5 \'1~
)
STATE OF FLORIOA
DEPARTMENT OF STATE
Division of Archives, History
.nd Aecords Menllvement
DS-HSP-3A AliII', 9-74
FLORIDA MASTER
SITE FILE
FDAHRM 802=~
Site No. BM028
1009~=
Site Name Key Le.rgo 4
830==
930==
Other Name(s) for Site
Other Nos. for Site
906==
Type of Site
County MertI'! T't\en R.~
Rock Mound
838=e
808_-
--
Instructions for locating site (or address) on N end of Key Iarp;o N of slOuM which
crosses the is1.s.nd above the Anglers Club
Address
Occupant, Tenant, or Manager:
Name
813==
902==
903==
Owner of Site: Name
Address
904==
905==
816==
817==
818==
Survey Date
819==
CillO
820== Type Ownersh ip
848==
914==
Inventory Status
Previous Survey(sl, Excavation(s) or Collection(s): (enter title of survey;date;whether federal,state,
county or local; location of survey reportls); and material collected).
Photographic Record Numbers
839==
860-=
Location of Site (Specific):
Map Reference (incl. scale & date) IEC,S /"u,l 5'c<<..-'
(P~ I""")
7,s ,,-,:-V ;QS(, I~ 809==
Township I Range Section I 14 Sec. % % Sec. 14 14 14 Sec.
7'5'/..~ ! 124'U~ ! -- /3 ! YF : II~J i .$W 812==
"
LATITUDE AND LONGITUDE COORDINATES DEFINING A POLYGON LOCATING THE PROPERTY
lATITUDE LONGITUDE
Point Degrees Minutes Seconds Deg,,,:s Minutes Seconds
, .. -t~-,-,.,' ..
. .. L I.' . ..
. .. ~1,:J8.a. . ..
. )II.. ?""-'J.~) /,2(1 .
.. ..
. .. . ..
OR
LATITUDE AND LONGITUDE COORDINATES DEFINING THE CENTER POINT OF A PROPERTY OF
LESS THAN TEN ACRES
. .. , /7' '0..-=
2."- IF $0 5'0 30
Gle~al Ruf.... ..I.BB Code l 1 '5 1 I ~ 00
:)7 ""l/.:10
~==
Description of Site:
Type Classification Site
Site Size (approx. acreage of property)
9111 -=
833==
Present Condition of Site:
Check one Check one Check one if appropriMe
o Altered 863-- o Excellent 863- o Deteriorated 863-- o MOYOd 863".
o Unaltered 863='" o Good 86_ o Ruins 863-- o Origi,..ISiw 863--
o DeltrOVed a63-- o Flit 86_ o UnexpoMd 863--
Present & Original Physical Appearance (use continuation sheet if necessary)
862==
STATE 0' 'LORlDA
OEPARTMIiNT OF ".ATIE
O....lalon of AfChNu, Hlatory
and RecOrds ...~t
DS-HSP-3X g. 71
FLORIDA MASTER SITE FILE
%MoZl&
t<.e."j 1.A.x-~ 4-
1009 = =
830= =
906- -
- -
IVIonrDc:.
808= =
930= =
899= =
~Slte
9160;: = 0 Building 916.. = 0 Structure 1iI18 = :z: 0 Ob)eCt
916 = = 0 Ol.trlct 918 = =
902= =
904- -
- -
L.o~ ~ l:>>c.)
"T'",-"a.rV'l i.f", ~ 1_
~nJ1."--M.j
~
816= =
848= =
818= =
914= =
980= =
o Federa.
liI82=.. 0 State
982 _ a 0 local
982.. = 0 County
982= .
839= =
804-- ~ ~=
880- -
u.sG.5 Co...rd.. SolM'\.&... "'M; M~ 1'106 C~ Iq~
809- -
- -
7"'S9SJ 1t4o~ 813..1 liE} tJWJ SW
812= =
..~ IR ~i) AJ go I? ~o!l 4J ()I:1V()
800- =
890= =
~~
~
o Ell:ceUent 883. . o DeterioraledM3="" o Altered 868= "" o ....onod ( l(Date: k )8lS8. _
0_ 883. = o Ruin. 883. _ o Unanerecl .... . 0_( kDo": k )158= III
o Fair 883= :0:: o Unexposed 883- - o Do.troyod .... . o OrialnalSRe 158. =
o Redepoelted 883 = =
o Zonlna
o Dewttopment
o oet.ertorallon
o Borrowlna
o
878_ .
o TranspOrtation
o Fill
00.....
878. .
878. .
878= =
818_ .
878= =
1'1=.
878= =
I'h_
o Bomblna Ranae Ridge 814= "" o Gull Coas'al Laaoons 814= = o Oaceolti P1.ln 814==
o Srooks.,lne RiCkIe 814=_ o Gull Coastal Lowlands 814", _ o Polk Upla" 814. .
o Contel Swamps 814= = o IntrarldgeValley 814= = o RockRIdgeHm, 8,4.a
o o.8oto Plain 814'"' ... o like Henry Rlda. e14= . o Wee'em Valley 8'4=_
o Eltuerl.. 814= = o lekeland Rklae 814= .. o Winter Haven Rldae '14_ .
o Gotdon.,me AkIge 814= = o Lake UPland 814= = o Zepnyrhlll. Gap 814. .
o Gulf Barrier Chain 814== o Lak. WailS Rldas 8'4= = il "jlt ear&! ~ 8/1/...
926= =
~~~~
837 = =
833= =
934= =
o AdMlavlllft.Pompano 83" . o F....h w.ler .wlmp 838=. o Pornpllno,hlgh-PomPMO 83.. .
o A~FtM~.tul.l 838- . o Frnhw.I".....""".nc:lmar.h 838 .. o Pomello-My.kk.-T..,.... "U
o ArMdondo-Kenclrtck .3... o Immoll.l~y_ka.Pompano 838", . o Pom~IOo~""1 Luc'- ...'"
o ".I.tula-fUluc,- 131.= o Immoka....p~1o .... o PomeIloo8tluole .."'.
DA.latllt....tLudti 838.. o Mlldel.nd.Pelm BMCh S3e= _ o SCranton,YIIr<)na.p1ac:ld ....
o Altatlll..lav.,....BMlno- 838. . o Min. pit. and dl,lmpl 838.. o 8unnll.nd-B~ton 838..
o Allor "'0: o Myakka-A..t.lull.Tavarea 131", = o Swamp "'..
o aallnatl'-Placld 838.. o My.kk...mmokat..Bulno-r 131=. o 1.varet-AdamlYll.. ""--
o Bukla.r-Pompano-Swamp .... o My.kk.-lmmohIM-Pom.IIo 838__ o llv8lN-o\df,,....HIe ""..
o B16ehton-l.och1ooN-KtinQrlok 838.. o Myakka.P1acld<4iw.mp 838. '" o T.".....aealnRer-Cand..r ",,--
o Bradentort-Sllh w.t., Iwamp 831", = o Myakk.PomelIo-B..lnQII' .... o TlvarM-MYtlIWI ""--
o Bflgl'llon-Placld 838.. o On.Mpkll. .... o 1.1I'II.......yUk.-PomeIkI ""..
o BrIgI'lto~TerT.ce.. 838. . o PomellO-8ellng.r.fU lueNi 835= . o 11lfQ1c... 131_ =
o BIOW.rO-Brtetenton-.....n.tee 838.. o PII..y.BIlIl'lnln 838__ DTldalm..-l'lllnc:lswernp.
o Cand",."-ola-T_ 838.. OP..cld-e..lnglr "'.. Contll bMCft r\daH 838..
o Candler.T..,.,.. 131",= o P1ackl-Swamp 13&", = o UrMn land 838..
D~~raY 838 __ o Pompano<:twtott.oalray 838__ o W~lOn-MyUka 838__
o o..ray."""~Pompeno "'.. o Pom~w.)' "'u o W.abnao-ElracI-Oldunar 131..
o "ekl.PomplnQ-WabaslO 838__ o Pompano.lIlghoFeId. 838.. o w..no-f..... ""oo
)II e<<.Jc. 10o.l1l(. a~'"
tMlk.
()3~q()2(J3; -r~/t ~Y' fAp,ntI; um ,..-P.
810 = =
948- -
- -
831 = =
0310G t::::!::l:t
834- -
- -
o ....I....Yundl.tuJbed _.. a 0 mktor
112_.. 0 mocIeI'IIM
__.. 0 IN)Or
_... 0 IOWIIYdMtrGYW 112...
o 1'" dlaturbance .:3. = o bottcW pit 863. . o aand mining 863- .
o wind .roalon 863. . o boat dock 863= . o aartcullurW 863= .
o pipe IIna 863- = o p.rtl.lna lot 863. = o ....Identl._ development 863. .
0 913= -
o Slnaltlartlf.m 83h_ o Artifact leatter .... . OFon .... .
li1 Mound ,,"1'><.1<.) 838= = o E.rttlworitl .... . OM.II .... .
o &ur11.Mound 838. . o Cemetery 838= = o Hll1or1c IlrucluNil
o Tempi, Maund .... - o Mlealon 838; _ utoclated debrta 838s =
o Mound complex 838= .. o UW: Shipwreck .... . o Indeterminate ...- -
OM_n ...= . o UW: AltuM .... = o Unknown .... .
o Shelt mkiden .... . o \NI: Kablt.Uon .... . 0 .... -
o Agricultural 850= ""' o Government 850= )I;: o Park 850_ .. o TranlpOrtallon .... .
o Commercial 850= = o Induatrlal .... . o Private Realdenot .... . 0_ (opeclfy):
o EducaUonal 800- . o MlIItal'Y .... - o Aellaknll .... . 0 850= _
o Entenalnment .... . o MUHUm 8&0= = o SClentlllc 800. . 0 .... .
875= =
870= =
840_ = o Weeden tsland 840= .. o Spanl...
840= .. o Englewood 840= .. o American
840= = o Safely Harbor 840= :IE 0
840.. = 001_ ""'- =
880- -
- -
o Paleo-Indian
o Archaic
o o.pt''''''
o Perko laland
""'= -
.... .
.... -
"",. .
o Paleo-Indian
o Arcn.llc
o Woodland
o MINI..lppl.n
842_ .
o Historic, 15th century
o Hi.torlo, ,Sth century
o Historic, 17th century
o HistoriC, 18th centUry
o Historic, 18th century
o Hlatorlc,2Oth cttntury
o
842= .
842.. =
842= =
842_ :;;
842= ...
842. =
842= _
8(2= =
842. _
842= =
~
~
o Ger*al 807. =
o hwetl.... 907. =
o Controlled 901_ = 0 Unknown 807.. 0
lO7a =
108 = '"' 0 tellt exclvatlol'\
908- Ie 0 auger telt
808_... 0 none
108= ... 0 corIna
aoe. ... 0 un6enown
llOll__
o ~y.ltett
o e)llenalve o."vatlon
Dol....
llOll--
llOll__
)l. Exaclloca unk; plotted per vacue verbal description
835- -
o Insufllnfo In FDAHRM flies; nol plotted on USGS lopO
835= =
o Preservation recommended 835 = =
D No further work necessary
835- -
- -
835= =
920= =
920= =
o A.rchlval
o A.erial Photo
922= =
92210 =
o Informant
D
1122=-
922=., 0 Map
922 - - 0 Field search
822= '"'
845. =
o 18th CentUI'Y 845... '"'
o lDthCentury 845_ =
o 20th Century
8<6_ _
9l1. Pr..columb!an 845=-=
o 15th century 84S '" =
o lBth C.~tUry
o 11th C,"lul'Y
845= z;;
}Q Abortalnat 110_ '"' o Communtty PlannInG IUD. '" o landacllDe 810. . o Bculp1ure '10...
y.,.-- 110.. .. o ConMrvatlon .,0. .. Archltecb.lre ,to. .. o 8oc"rHuIMnltlln.n .,0..
PfthlstOfIC 910= . o Economlcl 810.. D..... 910_ '" D-... 110. .
D _M..... 110. = o EduCatlon 910.. .. o UI.,atLlre .,0. .. o TransportM6on tlO. .
o "arlcuttur. 1110. '" o Enalnlltring e10",,= o Mlllluy "0... 01'* (1P<<:1fy):
o Archllec:twre 1110. .. o ElIPloratlon' 810. '" o MUlle "0= .. D 110. ..
D.. 910"" .. Settlemenl 810. .. o Phlmophy' 910. .. D 1'0. .
DCa_ .10. .. o lnoultry .10. '" DllolltlcllilG~. 810.. D "0", .
o COrnmunleMtorl. '10.. . OlnwntlO" lUO.. o AeNgtorl 810. .. D .,0_ .
o Selenc. '10. . D 810. .
882- -
- -
935= =
STATE OF IfLORIOA
DEPARTMENT OF STATE
Olvi.Jon of Archl...... Hlltory
....d Record. M"'.gem~
OS-HSP-3C Rev. 9.74
Sit. No.
&.loe8
.,.. No.... Key Largo 4
ARCHAEOLOGICAL SITE DATA SUPPLEMENT
Description of Site (cont.1
Lsndform 11..1- ~ 4 s
Elevation tJ - ~ - -M-- 824-= Est. Depth of Deposit
Drainage ~ 0309(j;lo3 j ~ ..5/6 +
814-
837="
Soil Ty.pe(s)/Association(s) I? ot-I:.. u"1t.. -"
810-=
//J '
;'
Oo~~~ 2fn1Lt, A-
B36=-
Vegetetion
Water Source /'-A i
834--
831--
Visible Site Features Rock Mound
Artifacts Collected or Observed
87B-
Cultural Classification:
876-
Culture/Phase
Period/Stage
B4O=
Probable Dates: 8eginning
Remarks and Recommendations
842-
844-- Ending
IMlUFF INFO m FDAIlRM FTT;m
84&=-
Major 8ibliographic References
836--
920--
,,(\ ',( , ' " ,--I'
FLORIDA ARCHAEOLOGICAL SURVEY
Site No.. ..m!:l:9."~!!..n'hh".nn
Site Nameh..I!;~;jTn4:rgRh!l.n
Photo Nos".hnhnn.mm.nhn..
..IlobCYILthehAnglersmC.J.ub.n..................nm...h.....h.......n
Location ...~...t,Q!\..l'!?x.j,,'!!\m..!\mL!?L.K!\;y.h~~g!?n)lOl:th...o.f...j,l:!!\.....J,o.lI&h...WhiJ;h...cr.ClSsea..thBnial.and
-.-----n__.hn...._......u ...---n.-___._.hnu.._...._____n________n.__...
n....hh........m.m................m....hmh.....n....Recorded on ...m
.. .....n.-.---..n.__...._..n...n.u.u..__~U__.h__________.._._u....__.n_.'n.
Owner ....h........ nn..nm.mnm.....m.hm..Address.
___._nn._n.'..... ....__u__. .h.. .... -.-.--h..-.....Uh_._n__.n.n_. .._Uh_.U__... 'U_U___.
Local history ....h..n...... .nm.....n....n..hm...m.....
"nn ... .n..._ ..._ -----n__.._...__..hn___..nn .-.__.__n_~...h__.__.__.._n__..
Plowing history
..... Vegetation ...hn....
---_n_n..__n_.h..+........
Type of soil.
Erosion _,..
-- --..h..-_..............'..._n_..uuh
Part of Sec.-!@prox.
Remarks:
~ec
Two. -------.Hog.
LoogAnO'7'3n" Lat. ?50'A'JQ"
Sketch Map
Show relationship to nearby sites. access r()ads, streams, and major landmarks.
ObserVPT
... .ol.M.. .J1oggin m......
Date.... ..J.O/1915~
RECORD OF MATERIALS
CoUected by su,."ell ........... ........... .....h..... ...............................................h.... ...... ............................. .........................
......._..__.__...........h...__._____...nn.............._.............._____.._................................_......_._.......n.......__dhn...__._.__.......................
h__. ._._ .___. ______.......... ........ .............__.....m......hmm__h.......h..__............. ............ ............... "h....Ace. No.............................
Subsequent Collections
Collector .... ................ .........h__....... ....hh.. ........m____....h.. .Date.. ..__....m__m.. .................. Ace. No.............................
Collector mm__........... ........ ...__............................ ........... ...Date.................... .................. Ace. No..................... ........
Collector --m--...........--___..............h__h...............................Date.............h.m................... Ace. NO..hm........._............
.,
P,-ivate Collectio"s
Owner .....................................:........ ...........__................. Addre.. ..........................................................................
Type of Material............... .............. __. ...... ............. ..__........... m. ................. ........ ....... __....m__. ........... ........................__
..............................---............................................__....................h.....___.____.......---.......n.........................n....h..nn..........
.........h...........__.___......__.__..............._...................n.........
............--..............................m..Photo No. .............__.............
Ezcavatioll Rec01'd
Supervisor ............ .............. .............. ..... ......... ................ Date.............h____.....h............ Ace. No............____.............
Supervisor .--.............. ....................................................Date...............................__..... Ace. No.............................
Published RecM'd
._u..............______......___.................................___........___..............................__.........n........._.._....................................
- -. ......... -.- --..--- -........ ............... .........----....-. .......- --........ ...... ... ......- . .......-....... ....h_u. ..............nu........._.................. ........
CULTURAL AFFINITY
Preliminary Classification .......lillll..=<i............................................................................................................
........... n_. _.. .... uu-..._........_..n.....hhn........_...............__.............._n........
............___.....nu_......n....................._.............
Su hsequent Ohservations ......-.......__....................................................._........ ..................h....... ...................... ..........i
------.. ... - -. ..-................ --.......-................................................
-...... _u__..........._...._u_..._n__............................__..........
-.... .... .----.-...... ------.-.. -..........-.....h___....h.....
.........-n.-.....---....................__........n.......un....__............................
. - _.. h. ......._....___...._..........
__h....._...................... ..... ._... .... ................._..__.. .............u____............. .....u.... . _....................
FBC Form 68
--..--.-----......
Site Name 1{fIV' TarRO 11
CoDOty
~onroe
Period of site
'--:.- -..
..- ............-.
or,' .-,--. ....
.--..-..-..."..
\10 28
ARCHEOLOGICAL SITE SURVEY
UNIVERSITY OF FLORIDA .
Laog.JlQ.17.'JQ.... Lat.:~~~
Site No.
Other Names
Classified by
Lacau"" (bow to reaeb): On the northern eDd o! Key largo nat.b.
of the slOl1gh -.mich crosses the iSland above the ADglers Club.
APprox1mate
Sec.
Two.
RnS'- Dare
. . Otber Nos.
Part of Sec.
Size of site:
Narure of site: Rock JIlOU!Ide
Soil type: .
P rcseDt conditioD of site:
Vegetation aDd general physiographic situation:
Tenant:
Field PllIty: could not be rOUJld by Brook!ield 81ld
Date: JJ)/19/~oggU1.
Attitude coward exca'VatiOn.:
Owner:
0>11
Refcn:ed to site by: Doe ~
'256
Rccorde" J. M. GOggin
,,;;":,:";';
. . ..;:' ;,,-,~ ..'.....~. ~ .
.
frt'qUency of material:
Material collected:
Other materials and location:
Published references:
.R....lko:
Nap u.sed for reference:
Past owners and dates:
~,". ".' ..-
u.S.c.G.S. Pl.animetric . Sheet T4577
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Origil\al
Updale
Florida Master Site Filel ARCHAEOLQQICAL SITE FORM
SITE NUMBER, fl ~2 SITE NAME ~n _
U$GS 7.5 MINUT 'Q AD Card SCmn<l
NO'm, Please attach an 8.5". X 11" copy?! the,appt"opriate portion
o! the above map, with site location indicated.
TO WN SI{ 1 PI RA N GEl S BeT ION,
TOWMldp RanI"
59S '40E:
Section
12
NOTE: Th# fixu... to t"'! /rift ....p~enR/l...uhu .eclloll (J lHJUlIN
mile); plrillu tlldic/ltlttlwlOC/lti()nof~OW' sttlt by ~ 4ft X
in flu! appropriGt.e pori:Wn '" tile .ectio...
e
If tlu! s.cllonto ~uhu""port of 4~dgrtlJlt, p/<<Ju c_1t
beWw IUId di....gwd above i"stTuctkm',
o I_gu/4r secllon
o Latt4 [(I'<mt
(~
UTM COORDINATES:
~ L
- /
NOTE: If YOU are unf~iliar with
lelilveblank .
r:aESHWATERSOURCE unknown DISTANCE TO WATER 25 m
LOCAl,YEGETA':fION ~.~
LOCAlINFOll.MANT(inc. ,private collections) A.l:.lt.'tbh
ADDRESS
lOCAl.. INFORMANT(inc. private collections)
ADDRESS
SURYEYDATE8507 OTHER MASTER SITE ,FILE NUMBERS
RECORDER(S){ list principal investigator firat).toe Davis, Jr.
ADDRESS
PR()JECT NAME K<ilY<,LliJ:W ArClleOlog1CU :m~y
TO~OGRAPHICAL SETTING
TYPE OF SITE (check one or lIIore asapproprhtte,:
{J indete:l:'llL1nate (l mol.lnd("!), ",(I ,})r4lh:iatoric ce!lletery
l) unknown U t>uria'lllloul'1l:i(li) (1 miSIi.!;on
(l single artifact {I pl~ttorl!l/temple{1 ltis:torle rlllluse
I J artifact "ca.t.ter llIounli(..) (l hilit.orileeartbworkli
[1 ,l.ithic scatter [l canal l l f1h...ll ring
(] ll\1dclen(a) II canoe [I redeposited
rq shell midden ( s) 11 prehistoric [ ]
II shell works earthworKs IJ
Eastinq t, Northinq
I
caleulatinq ..U':J.'M'measurements,
.
.
THREATS TO SITE:
lJ zoning
I'" development
II deterioration
I Jborrowing
REMARKS:
[J preservation reCoJllIlumded n recommende.d
RiSeverely disturbed/destroyed II
REPOSITORY nla
BIBLIOORAPHIC DATA
II transportation
II fill
II dredge
I I logging
1c:i vanda1iSJll
I I phosphate mining
[I a<;rieul ture/plowinq
II
for further t.st\tnr.
. ...>.,..> ..
NOTE t Cite any reports referrinq specifically
General background material need not be
Florida AnthropOlogist format.
CULTURAL CLASSIFICATION prehistoric
CULTURAL PERIOD UI'lJ<:nown
ARTIFACTS(Ci1eck as many as apply):
~I aboriginal ceramics [I worked iShell
[I noneboriginal ceramics II plant remains
I] lithics II wood
[] worked bone II metal
[] buman. j;)one/buriai(s) II precious metal/
~I animalbonel coin(s)
unidentified bone [I glass
~L Jlbell. food remains
[)lAGNOSTIC ARTIFACTS unknown
to this site.
cited. Use
[I brick/bldq
matedaLa
[I other human
remains
(e.V., hair)
[ I
II
[I
SITE SIZE(approx acreage) unknown
SITE SIZE(est in 1$<;1 meters)
DEPTH OF CULTURAL DEPOSIT
(if known)
DEGREE OF SITE DESTRUCTION
II rellltively undisturbed
r I m9derate
SITE DISTURBANCES
I J bioturbation
[J erosion
[I mininq/borrow pit
[I a9riculturai
ki reaidentialj
commercial
COLLECTION STRATEGY
[]genel'al [I selective r J controlled IXI unknown [J
TYPE OF INVESTIGATION
[J surface collection [I aUger test I I unknown
[I sbovel test II corln9 I)
[J extensive excavation II remote sensinq [J
[I test excavation [J none II
OPTIONAL NARAATIVEOESCRIPTION(lf there is no published report,
pr'OVide a shiC>rt descript!(1!\of the site ona separate sheet)
OPTIONAL PHO-rOORAPHSORSKETCHU OF DIAGNOSTIC OR>UNIQUE
ARTIFA<::1"S{l'J.e.... attach..~p.r....te sheet(iS))
FORfo'l>REPAREP QY Martha Mi~OlOOa .
ADDRESS Arcibeologicu ana lilStonCB.l U>IlSerVlUlCy,I'. IJ..lj()l( 'I:>\J"1I.j, MlaDl1, rL 33145
DA TE 11/15185
ELEVATION
Meters Feet
Max Max-
Min- Min-
I J minor
II major
[I dredginq/ditching
[I site lootinq
[I foreat; preparation
or harvesting
I J fill
[I previous
arcbaeological
excavations
fJ
[I
[)
ni"iit\6
Mo2062 Ocean Reef
Location: T.59S. R.40E. Section 12
Site TYpe: Medium-depth(?) black dirt/shell midden
Description: An informant, A. Litton, indicates a site adjaoent
to Card Sound was uncovered here during oonstruotion of
Ocean Reef Club.
Chronoloqv: Prehistoric (period unknown)
Collections: An unconfirmed report indicates that when the site
was being bUlldol/:ed by Ocean Reef Resorts, construction
personnel made extensive collections there.
Previous Research: None
Preservation Ouality: 5. Destroyed
OwnerShip: Private
National Register Eligibility: No
Recommendation: Site destroyed.
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EXHIBIT F
DATA AND ANAL YSIS
EDUCATIONAL FACILITIES
H. Educational Facilities
Background
Monroe County faces a series of challenges in providing educational facilities that meet
all of the community needs. These challenges include the following factors:
(a) a limited number of suitable sites are available for schools;
(b) school-commuting distances are a limiting factor for school development in the
Keys, where most of the population is distributed in a dispersed linear manner;
and
(c) the comprehensive plan has limited flexibility in terms of balancing educational
facility land requirements with other public interests, such as environmental
protection.
Chapter ]63, ]998 Growth Management Legislative Amendment states:
[As of July], 1998 local governments are to include in their comprehensive plans]
"Criteria to locate schools proximate to urban residential areas [and] criteria to collocate
schools with other public facilities."
Section 163.3] 77 (6) (a), F]orida Statutes states:
"The future land use element must clearly identify the land use categories in which
schools are an allowable use. When delineating the land use categories in which public
schools are an allowable use, a local government shall include in the categories sufficient
land proximate to residential development to meet with the projected needs for schools in
coordination with public school Boards and may establish differing criteria for schools of
different types or size. Each local government shall include lands contiguous to existing
school sites, to the maximum extent possible, within the land use categories in which
public schools are an allowable use."
Monroe County is well positioned to address the above mentioned challenges. Firstly, the
public schools in the County still have reserve capacity to accept more students in grades
6-]2 (see Table 2.14.]). Secondly, growth rates in the County's student age population
have been modest over the past few years. Furthermore, current ROGO restrictions on
development make it unlike]y that this population will increase beyond the current
capacity ofthe schools (see Table 2.]4.2). Finally, strengthening the relationship between
Monroe County and the School Board will assist the County in taking a proactive
approach to balancing the County's school land requirements with other planning
initiatives.
SOURCE: Monroe County Year 2010 Comprehensive Plan Technical Document, Future Land Use Element, Section H,
Educational Facilities, pages 2-56.1 through 2.56.5
Page] of?
EXHIBIT F
DATA AND ANAL YSIS
EDUCATIONAL FACILITIES
Table 2.14,1
Capacity of Public Schools in Monroe Countv: 1998
level Student Capacity Utilization
Elementary K-5 842 100%
Middle 6-8 995 90%
High 9-12 1,806 95%
Source: REC Educational Consultants, Educational Plan Survey Monroe Public Schools April 13-17, Monroe County
School Board, 1998, pp. 17-33.
Table 2.14.2
Change in Public School Attendance in Monroe County: 1990-2002
Year K-5 6-8 9-12 Overa
Change from 25 -101 69 -7
% Change from 0.55% - 2.73% -
1997-1998 4,560 2,092 2,599 9,251
2001-2002 4,535 2,193 2,530 9,258
Projected " 0.005 I 0.048 - -
Change from % 0.027 0.900
Source: REC Educational Consultants, Educational Plan Survey Monroe Public Schools April 13-17, Monroe
County
School Board, 1998, pp. 39.
Data and Analysis
Acreage and Zoning of Public School Sites in Monroe County
There are currently seven public schools in unincorporated Monroe County and the
incorporated Villages ofIslamorada.
The acreage and zoning of these schools are as follows:
(a) Key Largo School (PK-8), 29.09 acres, 13.25 acres of which are developed,
zoned
Sub Urban Commercial (SC) and Sub Urban Residential (SR);
(b) Plantation Key School (PK-8), 8.29 acres, all of which are developed, zoned
Suburban Residential (SR):
(c) Coral Shores High School (9-12), 20.13 acres, all of which will soon be
developed, Suburban Residential (SR):
(d) Stanley Switlik Elementary (PK-6), 12.03 acres, 9.43 are developed, zoned
Suburban Commercial (SC);
SOURCE: Monroe COlmty Year 2010 Comprehensive Plan Technical Document, Future Land Use Element, Section H,
Educational Facilities, pages 2-56.1 through 2.56.5
Page 2 of?
EXHIBIT F
DATA AND ANAL YSIS
EDUCATIONAL FACILITIES
(e) Marathon High & Middle School (6-12),14.12 acres, all of which are developed,
zoned Suburban Residential (SR);
(I) Big Pine Neighborhood Elementary (PK-2), 4.5 acres, all of which are
developed, zoned Suburban Commercial (SC);
(g) Sugarloaf School (PK-8), 37.87 acres, 24 acres of which are developed, zoned
Suburban Commercial (SC), Suburban Residential (SR) and Native Area (NA).
SOURCE: Monroe COlUlty Year 2010 Comprehensive Plan Technical Document, Future Land Use Element, Section H,
Educational Facilities, pages 2M56.1 through 2.56.5
Page 3 of7
EXHIBIT F
DATA AND ANALYSIS
EDUCATIONAL FACILITIES
Vacant Land in Close Proximity to the Land Holdings of Monroe Connty's School
Board
There are extensive areas of vacant land in close proximity to public schools in Monroe,
much of which are currently zoned in categories that permit building schools and other
public facilities. The following section outlines the availability of land in close proximity
to Monroe County's schools:
(a) Key Largo School: There are approximately 70 acres of adjacent vacant land
zoned Suburban Residential (SR) and 65 acres zoned Native Area (NA)
surrounding the site. Current environmental regulations limit the School Board
from expanding in this area.
(b) Plantation Key School: There is no adjacent vacant land onto which the school
could expand. There are approximately 1.28 acres of vacant lots zoned Native
Area (NA) and I acre zoned Suburban Residential (SR) that are separated from
the school site by a large lot zoned Suburban Residential (SR).
(c) Coral Shores High School: There are approximately 3 acres of vacant land zoned
Improved Subdivision (IS) adjacent to the current site onto which the school
could expand if the property was rezoned.
(d) Stanley Switlik Elementary: The School Board has arranged with the Department
of Transportation to transfer land holdings of 3.6 acres of adjacent land zoned
Suburban Commercial (SC). The School Board also purchased 1.5 acres of
adjacent land zoned Suburban Commercial (SC) earlier this year.
( e) Marathon High & Middle School: There are approximately 21 acres of vacant
land zoned Native Area (NA) adjacent to the school site. However, the
developmental capabilities of this land is unlikely due to environmental
considerations.
(I) Big Pine Neighborhood Elementary: There are approximately 4.27 acres of
vacant land zoned Suburban Commercial (SC) adjacent to the current school site.
There are also approximately 8.6 acres of vacant buildable land zoned Improved
Subdivision (IS) in close proximity to the school.
(g) Sugarloaf School: There are approximately 27 acres of vacant land zoned Native
Area (NA), 34 acres zoned Suburban Residential (SR) and less than half an acre
of Suburban Commercial (SC) surrounding the current site. Most of the land
adjacent to the school site is saltmarsh and buttonwood area, making them
unlikely sites for expansion.
Current Land Requirements of Monroe County's School Board
Overall, the County has sufficient vacant and appropriately zoned land to meet the area's
current and future school siting needs. The specific land requirements for the public schools
in the County are discussed below (see Table 2.14.3):
SOURCE: Monroe County Year 2010 Comprehensive Plan Technical Document, Future Land Use Element, Section H,
Educational Facilities, pages 2-56.1 through 2.56.5
Page 4 of7
EXHIBIT F
DATA AND ANAL YSIS
EDUCATIONAL FACILITIES
(a) Key Largo School: Meeting the substantial land requirements of Key Largo School is
a top priority of the School Board. The Department of Education (DOE) has
instructed the Monroe County School Board to construct an additional 37,375 square
feet of school space. However, current land use regulations prohibit the School Board
from constructing any additional facilities on or adjacent to its current site due to the
environmental sensitivity of the area. The School Board recently made an
unsuccessful attempt to purchase a new site on which to build the required school
facilities. Unless the Board is able to provide these facilities in Key Largo they will
be non-compliant with the minimum DOE standards. Fully utilizing the current Key
Largo site would enable the School Board to meet their DOE requirements and to
minimize other secondary environmental impacts associated with the construction of
a new school. The environmental costs of expanding into environmentally sensitive
land might prove to be less than those costs associated with building on a new site,
such as constructing new roads and septic systems.
(b) Plantation Key School: The DOE has instructed the Monroe County School Board to
construct an additional 54,810 square feet of school space for this school. The parcel
of land for this school is not large enough to accommodate this development and
regulations prohibit the School Board from constructing any additional facilities on,
or adjacent to its current site due to the environmentally sensitive nature of the area.
The new incorporated Villages of Islamorada will address plans for Plantation Key
School and other educational facilities in its comprehensive plan.
(c) Coral Shores High School: The current site for Coral Shores High School is not large
enough to accommodate all of the school's requirements. The School Board intends
to tear down the existing facilities at the site, acquire some additional land and build
a new larger school. Coral Shores High School is currently not in compliance with
federal legislation (Title 9) which requires equitable recreation facilities for females
and males at public schools. The School Board is working with the Villages of
Islamorada to cooperatively develop recreational and physical education facilities off
of the Coral Shores High School site to rectify this situation. The primary property
being investigated is the Plantation Key Yacht Harbor property. The new Villages of
Islamorada will address plans for Coral Shores High School and other educational
facilities in its comprehensive plan.
(d) Stanley Switlik Elementary: Expanding the existing school facilities into the two
parcels of land flanking the current site will accommodate the land requirements for
Stanley Switlik Elementary. These parcels already have structures on them, which
may be removed prior to the construction of new and expanded facilities for the
school.
(e) Marathon High & Middle School: The land requirements for Marathon High and
Middle School are currently being met. The School Board would like to build a new
13,000 square foot auditorium off site for this school that could also serve as a
community center.
SOURCE: Monroe Comly Year 2010 Comprehensive Plan Technical Document, Future Land Use Element, Section H,
Educational Facilities, pages 2-56.1 through 2.56.5
Page 5 00
EXHIBIT F
DATA AND ANAL YSIS
EDUCATIONAL FACILITIES
(I) Big Pine Neighborhood Elementary: Deciding to develop a small school on Big Pine
was a controversial and prolonged process. The main issue was how to balance the
educational needs of Big Pine residents with the environmental impacts of the
proposed developments on an endangered species: the Key deer. A compromise was
reached in which the School Board, DCA and Monroe County agreed that only a
small satellite campus with a maximum capacity of 200 students could be built on
Big Pine. Establishing a small campus on Big Pine, instead of a full scale, regional
elementary school was seen to strike 'a reasonable balance between protection of the
Key deer and provision of adequate public educational facilities.' The current
developed portion of the Big Pine Neighborhood Elementary occupies 4.5 acres.
Further development of this site is prohibited by a settlement agreement between the
School Board and the DCA.
(g) Sugarloaf School: Sugarloaf School is expanding to accommodate the educational
needs of students in the Lower Keys. The DCA is assisting the School Board in
developing a regional educational and recreational facilities at the Sugarloaf site. The
land requirements for Sugarloaf School are to be accommodated by a new middle
school that is being constructed on property adjoining the original school site. The
new school is being developed on land that is currently zoned NA, SC and SR.
Allowing Sugarloaf School to expand into NA lands is part of the compromise
decision to limit school size on Big Pine. The environmental impacts of constructing
a full-size, regional elementary school on Big Pine were seen to be greater than those
caused by encroaching on NA lands in Sugarloaf. The main concern on Big Pine was
that a regional elementary school would generate more traffic on Big Pine, which
could cause more wildlife-vehicle accidents involving Key deer.
Future Land Requirements of Monroe County's School Board
The analysis of population growth trends in the County and the area currently used and
potentially available for school development shows that Monroe County currently meets and
will continue to meet its school land requirements.
Table 2.14.3
Preliminarv Public School Land Needs Assessment
Schools Develo Land Needed Potential sites
ped 2003 (acres/zoning)
Site (estimate)
(acres
and
zoning)
Key 13.25 O. 0 There are approximately
Largo acres 86 acr 70 acres of vacant land
School (SC& acr es zoned SR and 65 acres
SR) e zoned NA surrounding
the current site.
Plantatio 8.29 'N/ N/ N/A
n acres A A
Key (SR)
School
SOURCE: Monroe COlUlty Year 2010 Comprehensive Plan Technical Document, Future Land Use Element, Section H,
Educational Facilities, pages 2.56.1 through 2.56.5
Page 6 of7
EXHIBIT F
DATA AND ANAL YSIS
EDUCATIONAL FACILITIES
Coral 20.13 Nt Nt NtA
Shores acres A A
High (SR)
School
Stanley 9.43 35. 0 There are approximately
Switlik acres 4 acr 5.1 acres of vacant land
Elementa (SC) acr es zoned SC surrounding
rv es the current site.
Marathon 14.12 o. 0 There are approximately
High & acres 30 acr 21 acres of vacant land
Middle (SR) acr es zoned NA surrounding
School es the current site.
Big Pine 4.5 0 0 There are approximately
Neighbor acres acr acr 4.27 acres of vacant land
hood (SC) es es zoned SC and 6.6 acres
Eiementa zoned IS surrounding the
rv current site.
Sugarloaf 24 acres 0 0 There are approximately
School (SC& acr acr 27 acres of vacant land
NA) es es zoned NA and 34 acres
zoned SR surrounding
the current site.
The School Board is working with the Monroe County Planning Department to meet this need prior to 2003.
2 The new Villages of Islamorada will address plans for Plantation Key School, Coral Shores High School and other educational
facilities in their comprehensive plan.
3 The School Board purchased two lots zoned SC adjacent to the current school site onto with it will expand in 1998.
4 The School Board wants to partner with the County to create an auditorium that also serves as a community center.
Source: July 7,1998. meeting between Monroe County Planning Department and School Board
Representatives and subsequent discussions.
SOURCE: Monroe County Year 20]0 Comprehensive Plan Technical Document, Future Land Use Element, Section H,
Educational Facilities, pages 2-56.] through 2.56.5
Page 7 of7
, ~
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~,fn~jt,ted Projectil~i
:::2004-2005 2005-200fn
Subdistrict 1
Coral Shores' 965 831 8]8 747 835 771
Key Largo ],036 1,191 ) ,115 1,082 ],03] 933
Plantation 650 645 653 665 649 622
Subtotal 2,651 2.667 2,586 2,494 2.515 2,326
Subdistriet 2
Marathon ],049 667 673 724 665 610
Switlik 92] 668 674 684 651 604
Subtotal 1,970 1,335 1,347 1,408 1.316 1.214
Subdistrict 3
Key West ],52] 1,312 ],267 1,313 1,408 1,335
D'Bryant 10]8 818 838 876 887 81 ]
Sugarloaf 1,206 94] 842 835 888 770
Adams 59] 506 546 605 552 480
Archer 576 398 37] 357 350 311
Poinciana 582 585 574 59] 550 528
Sigsbee 522 357 373 327 284 241
Sands 0 0 0 0 0 0
Subtotal 6,016 4,9li 4,811 4,904 4,919 4,476
Total 10,637 8919 874" 8 806 8,750 8,016
Source: Monroe County School Board, 2006
FIGURE 4.48
Locations, Capacities, and Planned Utilization Rates of current
Educational Facilities 2005-2010
2005-06 Actual Actual Actual Projected Projected
2004.
FISH SalisfBC1Qry 2005-06 05 2005.06 2009.10 20011.10
CO. UUlIza. UIlIlza.
location Student Stations FISH CaDacltv FTE tlon CO-FTE tlon
Coral Shores HS 1,285 965 788 82% 732 76%
.......... Gerald Adams School 691 591 490 83% 423 72%
Glynn Archer ES 579 576 314 55% 302 52%
Horace O'Bryant School 1,187 1,018 835 82% 747 73%
Key Largo School 1,323 1,036 945 91% 921 89%
,
. Key West HS 1,601 1,521 1,335 88% 1,416 93%
Marathon HS 1,187 1,049 633 60% 660 63%
Plantation Key School 883 650 644 99% 574 88%
.... Poinciana ES 504 582 530 91% 509 87%
, ." Sigsbee ES 563 522 243 47% 250 48%
Switlik School 921 948 606 64% 483 51%
Sugarloaf School 1.455 1.206 787 65% 740 61%
Total 12,179 10,664 8,150 76% 7,757 73%
Source: Monroe ("aunt\' Schoo] Board. 2006 I
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BOARD OF COUNTY COMMISSIONERS
AGENDA ITEM SUMMARY
Meeting Date: Mav 21. 2007
Division: Growth Management
Bulk Item: Yes No l
Department: N/ A
Staff Contact Person: Andrew Trivette
AGENDA ITEM WORDING:
A public hearing to consider adoption of an amendment to the Future Land Use Map (FLUM) from
Residential Conservation (RC) to Conservation (C) for 00117510.000100 (Land Authority property) and
from Conservation (C) to Mixed Use/Commercial (MC) for 00117510.000200 (Earth and Sea).
ITEM BACKGROUND:
The Planning Department is requesting an amendment to the Future Land Use Map (FLUM) for the
purpose of correcting a data error. This amendment will make the historical use of the land and the land
use designation of the parcel owned by Earth and Sea consistent with the FLUM, thus increasing
redevelopment potential and allowing the property to conform to use. Further the ownership and use of the
parcel owned by the Monroe County Land Authority will become consistent with the FLUM.
The BOCC previously heard this item (transmittal hearing) on July 20, 2005. Although a public hearing
was duly advertised and opened, after reviewing the tapes of the public hearing, the County Attorney's
office determined that no motion and action was taken to approve the transmittal resolution. Therefore,
staff has rescheduled this item for a transmittal hearing and approval of the transmittal resolution. This
would allow staff to transmit the amendment to DCA, and after receiving and responding to comments
from DCA, staff will schedule the amendment for a second public hearing (adoption hearing).
DCA as part of its Objections, Recommendations, and Comments (aRC) report requested additional
information on potential impact of the amendment to traffic circulation/generation, hurricane evacuation,
habitat protection, potable water supply, wastewater treatment, and educational facilities, Staff completed a
response which is attached as part of staffs reply to the aRc.
PREVIOUS RELEVANT BOCC ACTION:
July 20, 2005-BOCC held a public hearing on proposed amendment to Future Land Use Map.
April 2006-BOCC transmittal public hearing on proposed amendment to the FLUM.
CONTRACT/AGREEMENT CHANGES: N/A
STAFF RECOMMENDATIONS: Approval
TOTAL COST: N/A
BUDGETED: Yes
No
COST TO COUNTY: N/A
SOURCE OF FUNDS:
REVENUE PRODUCING: Yes
No
AMOUNT PER MONTH_ Year
APPROVED BY:
County Atty ----X- OMB/Purchasing _ Risk Management_
DOCUMENTATION: Included ~ Not Required_
DISPOSITION: AGENDA ITEM #
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ORDINANCE NO. 2007
AN ORDINANCE BY THE MONROE
COUNTY BOARD OF COUNTY
COMMISSIONONERS APPROVING THE
REQUEST OF THE MONROE COUNTY
PLANNING DEPARTMENT TO AMEND
THE FUTURE LAND USE DESIGNATION
FROM RC TO C FOR 00117510.000100
(LAND AUTHORITY) AND FROM C TO
MC FOR 00117510.000200 (EARTH AND
SEA) FOR PROPERTIES LOCATED AT 25
66 27 SUGARLOAF KEY PART GOV LOT
5 AKA LOTS 2 AND 3 BLOCK 1,
SUGARLOAF ACRES SECTION ONE,
SUGARLOAF KEY, FLORIDA,
APPROXIMATE MILE MARKER 19.
WHEREAS, the Monroe County Board of County Commissioners, during a
regular meeting held on April 19, 2006, conducted a review and consideration of the
request filed by Monroe County Planning Department to amend the Future Land Use
Map from Residential Conservation to Conservation for 00117510.000100 (Land Authority) and
from Conservation to Mixed Use/Commercial for 00117510.000200 (Earth and Sea); and
WHEREAS, the Development Review Committee, during a public meeting held
in Marathon on March 10, 2005, recommended approval of the application to the
Planning Commission; and
WHEREAS, the Planning Commission held a public hearing in Marathon on
May 11, 2005, recommended approval of the application to the Board of County
Commissioners; and
WHEREAS, the Board of County Commissioners further reviewed the
application and made the following Finding of Facts:
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.
2. This map amendment is predicated on item number iii of Section 9.5-511(d)(5)
which cites "data errors" as a viable reason to pursue a map amendment and
zoning change. Based on the close proximity of the year the neighboring parcel
was purchased by the Land Authority and the creation of the Future Land Use
Map as well as the historical use of the subject parcel; staff confidently believes
the FLUM Designation of Conservation was intended for the neighboring parcel
(00117510.000100).
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3. The pre-1986 zoning of 00117510.000200 was General Use (GU) and Business
Use-2Q (BU-2Q). These designations are consistent with the established
commercial use of the property. The pre-1986 zoning of 00117510.000100 was
General Use (GU).
4. During the 1986 revisions to the Land Development Regulations and land use
designations, the land use (zoning) district of the 00117510.000200 was changed
from BU-2Q to Suburban Commercial (SC) and the land use (zoning) district of
the 00117510.000100 was changed from GU to Native Area (NA).
5. Section 9.5-206 of the Land Development Regulations indicate that the purpose
of the Suburban Commercial (SC) district is to establish areas for commercial
uses designed and intended primarily to serve the needs of the immediate
planning area in which they are located. Section 9.5-210 of the Land
Development Regulations indicates that the purpose of the Native Area (NA)
district is to establish areas that are undisturbed with the exception of existing
solid waste facilities and because of their sensitive environmental character
should be preserved in their natural state.
6. The current commercial/retail/residential/storage uses of the 00117510.000200
property dates back to the early 80's, as evidenced by Building Permit # 117510
issued to Tropical Marine Center, and is reflective of the previous zoning
categories of GU and BU-2Q. Based on the established use of the property, the
Suburban Commercial zoning designation is the most appropriate zoning
designation for the subject property.
7. The FLUM of the Monroe County Year 2010 Comprehensive Plan designates
00117510.000200 as Conservation (C). The FLUM of the Monroe County Year
2010 Comprehensive Plan designates 00117510.000100 as Residential
Conservation (RC).
8. Policy 101.4.19 of the Monroe County Year 2010 Comprehensive Plan states that
the purpose of the Residential Conservation (RC) land use category is to
encourage preservation of open space and natural resources while providing for
very low-density residential development in areas characterized by a
predominance of undisturbed native vegetation. Policy 101.4.15 of the Monroe
County Year 2010 Comprehensive Plan states that the purpose of the
Conservation land use designation is to provide for publicly owned lands held
primarily for the preservation of natural and historic resources and compatible
passive recreational uses. Public uses consistent with the purpose of this
designation shall be allowed. This constrains potential renovation or expansion of
uses of parcel 00117510.000200, yet is consistent with the ownership and use of
the neighboring parcel 00117510.000100.
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9. Subsequent to the adoption of the FLUM and Comprehensive Plan future
commercial and residential development in the Conservation (C) districts were
prohibited and any existing commercial and storage uses on the 00117510.000200
property became non-conforming.
10. Policy 105.1.4 of the Monroe County Year 20 I 0 Comprehensive Plan states that
"Monroe County shall prepare redevelopment standards and amend the Land
Development Regulations to address the large number of non-conforming
commercial structures that are non-compliant as to on-site parking, construction
and shoreline setbacks, stormwater management, landscaping and buffers. By
identifying the existing character and constraints of the different island
communities, regulations can be adopted that provide incentives for
redevelopment and permit the continuance of businesses while moving towards an
integrated streetscape".
11. The Mixed Use/Commercial (MC) Future Land Use designation corresponds
with the land use zoning designation, Suburban Commercial (SC). The MC
Future Land Use designation is the most appropriate FLUM Designation for the
00117510.000200 property. Further, staff feels the parcel was intended to have
this MC designation and the 00117510.000100 parcel was intended to have the C
designation.
12. Section 9.5-511 prohibits any map amendments that would negatively impact
community character. The existing uses of residential/commercial/retail/storage
parallel the historical uses of the property. Further, the neighboring development
which has a SC land use designation and MC future land use designation contains
a mixture of uses very similar to the 00117510.000200 parcel.
WHEREAS, the Board of County Commissioners made the following
Conclusions of Law:
1. This map amendment meets the third (iii) criteria outlined in Section 9.5-511 of
the Monroe County Land Development Regulations and will not have a negative
impact or alter the character of the properties or the immediate vicinity.
2. The proposed map amendments are supported by and consistent with Policy
105.1.4 which will ultimately make the uses of the subject property
(00117510.000200) consistent with the land use and future land use classification
of permitted uses of the MC Designation and the adjacent property
(00117510.000100) consistent with the ownership and use of the C Designation.
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NOW THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY
COMMISSIONERS OF MONROE COUNTY, FLORIDA, THAT
Section 1. The Board specifically adopts the findings of fact and conclusions of
law stated above.
Section 2. The Future Land Use Map (FLUM) designation of subject property
whose Real Estate # is 00117510.000200 is amended from Conservation (C) to Mixed
Use/Commercial (MC) and the FLUM designation of subject property whose Real Estate
# is 00117510.000100 is amended from Mixed Use Commercial (MC) to Conservation
(C) as shown on the attached map and is hereby incorporated by reference and attached
as Exhibit I.
Section 3. If any section, subsection, sentence, clause, item, change or provision
of this ordinance is held invalid, the remainder of this ordinance shall not be affected by
such invalidity.
Section 4. All ordinances or parts of ordinance in conflict with this ordinance are
hereby repealed to the extent of said conflict. The repeal of an ordinance herein shall not
repeal the repealing clause of such ordinance or revive any ordinance which has been
repealed thereby.
Section 5. This ordinance does not affect prosecutions for ordinance violations
committed prior to the effective date of this ordinance; and does not waive any fee or
penalty due or unpaid on the effective date of this ordinance; and does not affect the
validity of any bond or cash deposit posted, filed, or deposited pursuant to the
requirements of any ordinance.
Section 6. 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
ordinance.
Balance of Page Intentionally Left Blank
Signature Page to Follow
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Ordinance Earth and Sea/Land Authority FL UM Amendment
PASSED AND ADOPTED by the Board of County Commissioners of Monroe
County, Florida, at a regular meeting held on the day of , A.D.,
2007.
Mayor Mario Di Gennaro
Mayor Pro Tern Dixie Spehar
Commissioner George Neugent
Commissioner Charles "Sonny" McCoy
Commissioner Sylvia Murphy
BOARD OF COUNTY COMMISSIONERS OF MONROE COUNTY, FLORIDA
BY
Mayor/Chairperson
(SEAL)
ATTEST: D~L.KOLHAGE,CLERK
DEPUTY CLERK
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I Exhibit 1 to Ordinance#
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The Monroe County Future Land Use Map is amended
as indicated above.
Proposal: RE: 00117510-000100 Change Future Land Use District from
Residential Conservation (RC) to Conservation (C) and
RE: 00117510-000200 Change Future Land Use District from
Conservation (C) to Mixed Use/Commercial (MC).
N
A
MEMORANDUM
TO:
Board of County Commissioners
FROM:
K. Marlene Conaway
RE:
Request for Future Land Use Map Amendments
DATE:
May 23,2005
MEETING DATE: July 20, 2005
EXISTING FUTURE LAND USE DESIGNATION: Conservation (C)
PROPOSED FUTURE LAND USE DESIGNATION: MixedUse/Commercial (MC)
EXISTING ZONING DESIGNATION:
Suburban Commercial (SC)
PROPOSED ZONING DESIGNATIONS:
None Proposed
PROPERTY OWNER:
Midge Jolly and Tom Weyant (Earth and Sea)
AGENT:
Monroe County Planning Department (Staff Sponsored)
PROPERTY INFORMATION
Key:
Upper Sugarloaf
Size:
44,298 square feet (1.02 acres)
Mile Marker:
19
RE#:
00117510.000200
EXISTING FUTURE LAND USE DESIGNATION: Residential Conservation (RC)
PROPOSED FUTURE LAND USE DESIGNATION: Conservation (C)
EXISTING ZONING DESIGNATION:
Native Area (NA)
PROPOSED ZONING DESIGNATIONS:
None Proposed
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PROPERTY OWNER: Monroe County Land Authority
AGENT: Monroe County Planning Department (Staff Sponsored)
PROPERTY INFORMATION
Key:
Upper Sugarloaf
Size:
44,298 square feet (1.02 acres)
Mile Marker:
19
RE#:
00117510.000100
Location Detail & Brief Description:
The sites are located on Upper Sugarloaf Key approximately four-fifths of a mile North
of US 1. The entry drives are on Crane Boulevard. Mad Bob Road runs parallel to the
South,
Existing Habitat:
00117510.000200
00117510.000100
The property is completely developed.
Mangrove wetland area with some upland vegetation m the
southern portion.
Existing Use:
00117510.000200
00117510.000100
ResidentiaVCommercial/RetaiVS torage
Vacant
Neighboring Land Uses and Character: The area is characterized by a number of
different commercial, residential and recreational/leisure uses; as well as vacant lands.
" 'he properties to the North, northwest, northeast, and the
West (00117510.000100) are vacant vegetated lots and have a Future Land Use
Designation of Residential Conservation (RC).
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'-.;..
~II~
1:1)';.'/';:':)'- :'~..;" < ... ,'_ -'The properties to the East contain the development
commonly referred to as the Binsky Building (DO #14-01). This development contains a
mixture of office, storage and affordable housing. The Future Land Use Designation is
Mixed Use/Commercial (MC).
The property to the southwest contains the Sugarloaf Club, Inc. This site contains a
mixture of recreational and leisure activities. The Future Land Use designation is
Residential Medium (RM).
The property to the southeast contains a residential unit. The Future Land Use
Designation is Residential Medium (RM)
LAND USE HISTORY AND ZONING HISTORY
Parcel- 00117510.000200
LAND USE HISTORY
The following chronology is intended to summarize the major procedural events and
permit history of the subject property (00117510.000200) that is appropriate to the
requested amendment.
Prior to the issuance of permits the 1977 property record card indicates there was an
existing 12' X 19' patio. The first Monroe County permit was issued in 1976 with a total
of three permits issued that year. The first (#A-1453) was issued in August for the
installation of the foundation with auger holes and concrete columns. Later that month, a
permit (#A-1508) for a new storage area was added to the existing patio. In November, a
permit (#A-1725) was issued for an elevated single family residence with a wrap around
porch. In 1977, a permit (#A-1963) was issued to enclose the West end of the single-
family residence with blowout walls for storage (16' X 32'). In 1982, a final permit was
issued (#AIO-977) for the construction of a 2,000 square foot porch awning. The name on
the permit was Tropical Marine Center.
ZONING HISTORY
The original zoning classification was General Use (GU). The GU district was
established as "an interim land classification pending action to rezone the property to a
residential, business or industrial classification" (Sec. 19-178, Monroe County Code,
1984).
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The parcel was rezoned BU-2Q to reflect the commercial activity on the first floor. The
business district was "intended to provide areas in which customary and traditional
conduct of trade and commerce may be carried on without disruption by the
encroachment and intrusion of incompatible uses, and protected from the adverse effects
of undesirable industrial uses" (Monroe County Code, Effective, October 1, 1979, Sec.
19-217).
During the 1986 revisions to the Monroe County Land Development Regulations and
land use designations the subject property was redesignated as Suburban Commercial
(SC). "The purpose of the SC district is to establish areas for commercial uses designed
and intended primarily to serve the needs of the immediate planning area in which they
are located. This district should be established at locations convenient and accessible to
residential areas without use of U.S. 1" (Monroe County Land Development Regulations,
Sec. 9.5-207).
The SC district permits storage areas less than twenty-five (25) percent and attached
residential dwellings with less than six (6) units designated as employee housing as of
right and commercial retail of low to medium intensity as a minor conditional use. In
conclusion, the uses at the time paralleled the permitted uses with the exception that the
existing housing was single-family; not employee.
During the ensuing Comprehensive Plan process which culminated in the adoption of the
Monroe County Year 2010 Comprehensive Plan in 1996, efforts were made to eliminate
inconsistencies between the existing Land Development Regulations and the newly
formulated Comprehensive Plan.
Parcel- 00117510.000100
The following chronology is intended to summarize the major procedural events and
permit history of the subject property (00117510.000100) that is appropriate to the
requested amendment.
LAND USE HISTORY
A Monroe County building permit search indicates that this parcel has never received a
building permit.
ZONING HISTORY
The original zoning classification was General Use (GU). The GU district was
established as "an interim land classification pending action to rezone the property to a
residential, business or industrial classification" (Sec. 19-178, Monroe County Code,
1984).
During the 1986 revisions to the Monroe County Land Development Regulations and
land use designations the subject property was redesignated as Native Area (NA). "The
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purpose of the NA district is to establish areas that are undisturbed with the exception of
existing solid waste facilities and because of their sensitive environmental character
should be preserved in their natural state."
The applicant, Mr. Kluglein and his agent, Mr. Halpern requested a zone change from
NA to SC at the January 25, 1994 Development Review Committee Meeting. The
applicant was denied the zone change. At an April 7, 1994 Planning Commission
meeting, the applicant was denied again. Later that year, Board of County Commissioner
action sold the property to the Monroe County Land Authority.
ANAL YSIS AND RATIONALE FOR CHANGE
Changed Projections or Assumptions: None.
Data Errors: Yes.
The C designation was intended for the 0011 7510.000100 parcel, but was accidentally
given to the 00117510.000200. The Conservation designation is designed to provide for
publicly owned lands held primarily for the preservation of natural and historic resources
and compatible passive recreational uses. 00117510.000100 became publicly owned
when purchased by the Monroe County Land Authority in 1994.
00117510.000200 should have the MC designation and is supported by the following
findings; first, the adjacent parcel to the East has a FLUM designation ofMC and second,
a draft FLUM designated 00117510.000200 as Commercial (C:C). The historical use of
the property, the surrounding FLUM designation, and the draft FLUM support the MC
designation.
New Issues: None.
Recognition of a Need for Additional Detail or Comprehensiveness: None.
IMPACT AND POLICY ANALYSIS
Comparison of Development Potential for the Current and Proposed Land Uses:
1. Current Land Development Regulations (LDR's)
Planning Staff is requesting that the FLUM for 00117510.000200 be amended to the land
use designation of Mixed Use/Commercial (MC), which parallels the current land use
classification of SC and the historical and present utilization of the property.
Policy 101.4.5 states that the principal purpose of the Mixed Use/ Commercial (MC)
land use designation is to provide for the establishment of commercial zoning districts
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where various types of commercial retail and office may be permitted at intensities which
are consistent with the community character and the natural environment. Employee
housing and commercial apartments are also permitted.
This land use designation is also intended to allow for the establishment of mixed use
development patterns, where appropriate. Various types of residential and nonresidential
uses may be permitted; however, heavy industrial uses and similarly incompatible uses
shall be prohibited. In order to protect environmentally sensitive lands, the following
development controls shall apply to all hammocks, pinelands, and disturbed wetlands
within this land use designation:
1. only low intensity commercial uses shall be allowed;
2. a maximum floor area ratio of 0.1 0 shall apply; and
3. maximum net residential density shall be zero.
Policy 101.4.15 states that the purpose of the Conservation (C) District designation is to
provide for publicly owned lands held primarily for the preservation of natural and
historic resources and compatible passive recreational uses. Public uses consistent with
the purpose of this designation shall be allowed.
The Conservation (C) designation severely constrains the residential, commercial, retail
and storage development potentials of the 00117510.000200 property, however matches
the ownership requirements of the Conservation district for the 00117510.000100
property. 00117510.000200 has been utilized (as is evidenced by 1986 aerial photo, 1983
Permit # 117510, electric account in the name of Timothy Jones with a start date of
05/06/1982 and end date of 09/05/2001) as a commercial use for over twenty years. The
proposed map amendment Designation of MC will allow the property to become
conforming as to use. This will also increase the redevelopment potential for the subject
property and provide opportunities for improvements to occur.
Compatibility with Adjacent Land Uses and Effects on Community Character:
The proposed map amendment is not in conflict with the community character based on
the following findings:
Density and Intensity
The 00117510.000200 property has been in use as a residential, commercial, and storage
area for many years. The proposed map amendment to MC will reflect the existing
density and intensity of use in a more accurate manner than the current C Designation.
Therefore, the map amendment will not be in conflict with the community character of
the immediate vicinity which is a mix of uses, mostly commercial with the exception of
the area northwest of the property that remains vacant.
Use Compatibility
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The current use of the 00117510.000200 property is consistent with the mix of uses,
including the neighboring commercial/office uses and the newly developed residential
sites found in the immediate vicinity. The map amendment will not create a conflict with
community character based on use compatibility. Any future redevelopment of the site
that would involve a change of use would require planning review and a possible
amendment to a conditional use if deemed necessary by the Director of Planning.
Local Traffic and Parking
The uses are existing; the map amendment will have no impact on "Local Traffic or
Parking".
Effects on Natural Resources
The 00117510.000200 property proposed for the map amendment is completely
developed. The proposed map changes will not adversely impact environmentally
sensitive lands or natural resources. Should the property become conforming as to use
and apply for substantial improvements any non-compliant aspects of the property such
as but not limited to, side yard setbacks, wastewater treatment, etc. and would have to be
brought into compliance to the furthest extent practicable.
Effects on Public Facilities
The 2004 Monroe County Public Facilities Capacity Assessment Report indicates that the
adequacy of public facilities would not be impacted in a negative manner if the proposed
map amendment is approved and enacted.
Consequences of a denial of the proposed map amendments
The 00117510.000200 property would continue to be non-conforming with the associated
limitations with regard to redevelopment.
The inability to pursue substantial improvements or redevelopment will create potential
for unsafe structures, possible degradation of near-shore waters as a result of substandard
wastewater treatment facilities, and poor surface water management.
There would be no consequence for the 00117510.000100, which is owned by the Land
Authority. However, the Conservation designation is consistent with the ownership,
permitted uses and purpose ofland owned by the Land Authority.
FINDINGS OF FACT AND CONCLUSIONS OF LAW:
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.
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2. This map amendment is predicated on item number iii of Section 9.5-511(d)(5)
which cites "data errors" as a viable reason to pursue a map amendment and
zoning change. Based on the close proximity of the year the neighboring parcel
was purchased by the Land Authority and the creation of the Future Land Use
Map as well as the historical use of the subject parcel; staff confidently believes
the FLUM Designation of Conservation was intended for the neighboring parcel
(00117510.000100).
3. The pre-1986 zoning of 00117510.000200 was General Use (GU) and Business
Use-2Q (BU-2Q). These designations are consistent with the established
commercial use of the property. The pre-1986 zoning of 00117510.000100 was
General Use (GU).
4. During the 1986 revisions to the Land Development Regulations and land use
designations, the land use (zoning) district of the 00117510.000200 was changed
from BU-2Q to Suburban Commercial (SC) and the land use (zoning) district of
the 00117510.000100 was changed from GU to Native Area (NA).
5. Section 9.5-206 of the Land Development Regulations indicate that the purpose
of the Suburban Commercial (SC) district is to establish areas for commercial
uses designed and intended primarily to serve the needs of the immediate
planning area in which they are located. Section 9.5-210 of the Land
Development Regulations indicates that the purpose of the Native Area (NA)
district is to establish areas that are undisturbed with the exception of existing
solid waste facilities and because of their sensitive environmental character
should be preserved in their natural state.
6. The current commercial/retail/residential/storage uses of the 00117510.000200
property dates back to the early 80's, as evidenced by Building Permit # 117510
issued to Tropical Marine Center, and is reflective of the previous zoning
categories of GU and BU-2Q. Based on the established use of the property, the
Suburban Commercial zoning designation is the most appropriate zoning
designation for the subject property.
7. The FLUM of the Monroe County Year 2010 Comprehensive Plan designates
00117510.000200 as Conservation (C). The FLUM of the Monroe County Year
2010 Comprehensive Plan designates 00117510.000100 as Residential
Conservation (RC).
8. Policy 101.4.19 of the Monroe County Year 2010 Comprehensive Plan states that
the purpose of the Residential Conservation (RC) land use category is to
encourage preservation of open space and natural resources while providing for
very low-density residential development in areas characterized by a
predominance of undisturbed native vegetation. Policy 101.4.15 of the Monroe
County Year 2010 Comprehensive Plan states that the purpose of the
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Conservation land use designation is to provide for publicly owned lands held
primarily for the preservation of natural and historic resources and compatible
passive recreational uses. Public uses consistent with the purpose of this
designation shall be allowed. This constrains potential renovation or expansion of
uses of parcel 00117510.000200, yet is consistent with the ownership and use of
the neighboring parcel 00117510.000100.
9. Subsequent to the adoption of the FLUM and Comprehensive Plan future
commercial and residential development in the Conservation (C) districts were
prohibited and any existing commercial and storage uses on the 00117510.000200
property became non-conforming.
10. Policy 105.1.4 of the Monroe County Year 20 I 0 Comprehensive Plan states that
"Monroe County shall prepare redevelopment standards and amend the Land
Development Regulations to address the large number of non-conforming
commercial structures that are non-compliant as to on-site parking, construction
and shoreline setbacks, stormwater management, landscaping and buffers. By
identifying the existing character and constraints of the different island
communities, regulations can be adopted that provide incentives for
redevelopment and permit the continuance of businesses while moving towards an
integrated streetscape".
11. The Mixed Use/Commercial (MC) Future Land Use designation corresponds
with the land use zoning designation, Suburban Commercial (SC). The MC
Future Land Use designation is the most appropriate FLUM Designation for the
00117510.000200 property. Further, staff feels the parcel was intended to have
this MC designation and the 00117510.000100 parcel was intended to have the C
designation.
12. Section 9.5-511 prohibits any map amendments that would negatively impact
community character. The existing uses of residentiaVcommerciaVretaiVstorage
parallel the historical uses of the property. Further, the neighboring development
which has a SC land use designation and MC future land use designation contains
a mixture of uses very similar to the 00117510.000200 parcel.
CONCLUSIONS OF LAW:
1. This map amendment meets the third (iii) criteria outlined in Section 9.5-511 of
the Monroe County Land Development Regulations and will not have a negative
impact or alter the character of the properties or the immediate vicinity.
2. The proposed map amendments are supported by and consistent with Policy
105.1.4 which will ultimately make the uses of the subject property
(00117510.000200) consistent with the land use and future land use classification
of permitted uses of the MC Designation and the adjacent property
(00117510.000100) consistent with the ownership and use of the C Designation.
W.\GROWTH MANAGEMENT\BOCC\GMD Agenda ltems\2007052! Special Meeting Public HearingslEarth and SealAgenda
Package. doc
RECOMMENDATION:
Based on the above Findings of Fact and Conclusions of Law, the Planning and
Environmental Resources Department, Development Review Committee and the
Planning Commission recommends APPROVAL to the Board of County Commissioners
for the proposed Future Land Use Map amendment from Conservation (C) to Mixed
Use/Commercial (MC) for parcel 00117510.000200 and the neighboring parcel
(00117510.000100) from Residential Conservation (RC) to Conservation (C).
W:\GROWTH MANAGEMENT\BOCC\GMD Agenda Items\2007052] Special Meeting Public Hearings\Earth and SealAgenda
Package.doc
!l
(
BOARD OF COUNTY COMMISSIONERS
AGENDA ITEM SUMMARY
Meeting Date: Mav 21, 2007
Division:
Growth Management
Bulk Item: Yes
No --X-
Department: Planning and Environmental Resources
Staff Contact Person: Andrew Trivette
AGENDA ITEM WORDING:
Public hearing to consider an ordinance to amend the Future Land Use Map from Mixed Use/Commercial
(MC) to Residential High (RH) for property whose Real Estate # is 00468473.019200.
A companion land use district (zoning) map amendment will be scheduled for a public hearing at a future
BOCC meeting in Key Largo.
ITEM BACKGROUND:
Zacharias Frederick J. Trustee is requesting an amendment to the Future Land Use Map from Mixed
Use/Commercial (MC) to Residential High (RH) and an amendment to the Land Use District (Zoning) Map
from Sub Urban Commercial (SC) to Urban Residential (DR) to allow increased opportunity for residential
development of the property.
PREVIOUS RELEVANT BOCC ACTION:
February 2006- The BOCC passed a resolution transmitting the proposed Future Land Use Map amendment
to the DCA.
CONTRACTIAGREEMENTCHANGES:N/A
STAFF RECOMMENDATIONS: Staff recommends Denial.
The Planning Commission recommends Approval.
TOTAL COST:
N/A
BUDGETED: Yes
No
COST TO COUNTY:
N/A
SOURCE OF FUNDS:
REVENUE PRODUCING: N/A AMOUNT PER MONTH_ Year
APPROVED BY: County Atty X OMB/Purchasing _ Risk Management _
DOCUMENTATION:
Included X
Not Required_
DISPOSITION:
AGENDA ITEM #
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ORDINANCE NO. 2007
AN ORDINANCE BY THE MONROE COUNTY BOARD OF
COUNTY COMMISSIONERS APPROVING THE REQUEST BY
FREDERICK J. ZACHARIAS, TRUSTEE TO AMEND THE FUTURE
LAND USE MAP (FLUM) DESIGNATION OF THE MONROE
COUNTY YEAR 2010 COMPREHENSIVE PLAN FROM MIXED USE
COMMERCIAL (MC) TO RESIDENTIAL HIGH (RR) FOR
PROPERTY LEGALLY DESCRIBED AS TRACT A, CROSS KEY
WATERWAYS ESTATES, SECTION THREE, KEY LARGO,
MONROE COUNTY, FLORIDA HAVING REAL ESTATE NUMBER:
00468473.019200, APPROXIMATELY MILE MARKER 103.
WHEREAS, the Monroe County Board of County Commissioners, during a
regular meeting held on February 15,2006 conducted a review and consideration of the
request filed by Zacharias Frederick J. Trustee to amend the Future Land Use Map
(FLUM) from Mixed Use Commercial (MC) to Residential High (RR) for the property
described as Tract A, Cross Key Waterways Estates, Section 3, Key Largo, Monroe
County, Florida, having the real estate number 00554420.000000; and
WHEREAS, at its December 19, 2006 meeting in Marathon, the Development
Review Committee reviewed the application and recommended approval of the Future
Land Use Map amendment as indicated in the Resolution D24-05; and
WHEREAS, subsequent to the Development Review Committee meeting of
December 19, 2006 after further review of the application, consideration of the facts and
based on new information, staff reconsidered its recommendation and recommended not
to approve the application to the Planning Commission as indicated in the Planning
Commission Staff Report dated January 19, 2006; and
WHEREAS, the Planning Commission held a public hearing in Key Largo on
January 25, 2006 and based on facts presented at the meeting, the Planning Commission
recommended to approve the Future Land Use District Map amendment, as indicated in
the Resolution P02-06; and
WHEREAS, the Board of County Commissioners examined the following
information:
1. The application of Zacharias Frederick J. Trustee to amend the Future Land Use Map
(FLUM) from Mixed Use Commercial (MC) to Residential High (RR) and the Land
Page 1 of3
Use District (Zoning) Map from Sub Urban Commercial (SC) to Urban Residential
(DR); and
2. The staff report prepared by Aref Joulani, Acting Director, Planning and
Environmental Resources and Alex Score, Senior Biologist, dated January 25, 2006;
and
WHEREAS, the Board of County Commissioners makes the following Findings of
Fact:
1. Section 9.5-511 (d)(5)b of the Monroe County Code (MCC) allows the Board of
County Commissioners to consider adopting an ordinance to enact map changes
under six listed conditions.
2. In accordance with Section 9.5-511 (d) (5) (b):
(iv.) New issues:
The property has the potential for commercial development under existing zoning that
would permit similar clearing to the proposed residential Land Use District and
FLUM designations, subject to Land Development Regulations. The applicant's
agent stated that the REI conducted on the property identified the parcel as moderate-
quality hammock. Existing environmental rules will provide protection for the
hammock.
3. The Special Protection Area (SPA) is proposed and has not been adopted.
WHEREAS, the Board of County Commissioners makes the following
Conclusions of Law:
1. Section 9.5-511 (d)(5)b of the Monroe County Code (MCC) allows the Board of
County Commissioners to consider adopting an ordinance to enact map changes
under six listed conditions.
2. The map amendment meets the fifth (v.) criteria outlined in Section 9.5-511 (d) (5)
(b): of the Monroe county Land Development Regulations and will not have
negative impact or alter the character of the properties or immediate vicinity.
3. The Special Protection Area (SPA) is proposed and has not been adopted.
NOW THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY
COMMISSIONERS OF MONROE COUNTY, FLORIDA, THAT:
Section 1. The Board specifically adopts the findings of fact and conclusions of
law stated above.
Section 2. The Future Land Use Map of the Monroe County Year 2010
Comprehensive Plan shall be amended as shown in on the attached map, hereby
incorporated by reference and attached as Exhibit 1.
Page 2 of3
Section 3. If any section, subsection, sentence, clause, item, change or provision
of this ordinance is held invalid, the remainder of this ordinance shall not be affected by
such invalidity.
Section 4. All ordinances or parts of ordinance in conflict with this ordinance are
hereby repealed to the extent of said conflict. The repeal of an ordinance herein shall not
repeal the repealing clause of such ordinance or revive any ordinance which has been
repealed thereby.
Section 5. This ordinance does not affect prosecutions for ordinance violations
committed prior to the effective date of this ordinance; and does not waive any fee or
penalty due or unpaid on the effective date of this ordinance; and does not affect the
validity of any bond or cash deposit posted, filed, or deposited pursuant to the
requirements of any ordinance.
Section 6. 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
ordinance.
PASSED AND ADOPTED by the Board of County Commissioners of Monroe
County, Florida, at a regular meeting held on the day of 2007.
Mayor Mario DiGennaro
Mayor Pro Tem Dixie M. Spehar
Commissioner George Neugent
Commissioner Charles "Sonny" McCoy
Commissioner Sylvia Murphy
BOARD OF COUNTY COMMISSIONERS
OF MONROE COUNTY, FLORIDA
By
Mayor/Chairperson
(SEAL)
ATTEST: DANNY L. KOHAGE, CLERK
MONROE COUNTY ATTORNEY
~~~~~~Aft~y
Dale: - / - (j C
Deputy Clerk
Page 3 of3
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The Monroe County Future Land Use Map is amended
as indicated above.
RE: 00468473-019200 Change Future Land Use Map Designation from
Mixed Use/Commercial to Residential High (RH)
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Memorandum
To: Monroe County Board of County Commissioners
From: Aref Joulani, Acting Director, Planning and Environmental Resources
Alex Score, Biologist
Date: January 25,2006
Re: Request for Future land Use Map and Land Use District Map Amendments
At the May 21, 2007 public hearing, the BOCC will only consider the proposed FLUM
amendment, staffwill bring the companion land use district (zoning) map amendment at a
later date.
MEETING DATE:
Transmittal Hearing: February 15, 2006
Adoption Hearing: May 21, 2007
RE NUMBER:
00468473.019200
EXISTING FUTURE LAND USE MAP DESIGNATION: Mixed Use/Commercial (MC)
PROPOSED FUTURE LAND USE MAP DESIGNATION: Residential High (RR)
EXISTING ZONING DESIGNATION:
Sub Urban Commercial (SC)
PROPOSED ZONING DESIGNATION:
Urban Residential (UR)
PROPERTY OWNER:
Zacharias Frederick J. Trustee
AGENT:
Reed & Company Development
Services Inc.
PROPERTY INFORMATION
Key:
Size:
Key Largo
2.08 Acres
Mile Marker: 103
Location Detail & Brief Description:
Page 1 of 13
Zacharias FLUM and Land Use District Map Amendments
The property is located on Key Largo at approximate mile marker 103. The property has
frontage on Overseas Highway and has additional frontage on George St. and Tropical Lane.
The property is legally described as Tract A, Cross Key Waterways Estates, Section 3, Key
Largo, Monroe County, Florida, having real estate number: 00468473.019200.
Existing Use:
The property is vacant and has not been developed in the past.
Existing Habitat:
The property is classified as a tropical hardwood hammock. The applicant's agent testified that
an HEI has been conducted and the parcel was determined to be a medium quality hammock.
Land Use and Habitat on the 1985 Existing Conditions Aerials:
The 1985 existing conditions aerials classify this property at tropical hardwood hammock (code
426) per map sheet No: 286.
Neighboring Land Uses and Character:
The area has a mixture of commercial and residential uses.
The land to the north, zoned Sub Urban Commercial (SC) is a mixed use development with
ground floor commercial and second storey residential. The area has a FLUM of Mixed Use
Commercial (MC).
The property directly south and zoned SC is commercially developed. The area has a FLUM of
MC.
The properties to the west, zoned Urban Residential Mobile Home (URM) are detached
residential dwellings. The area has a FLUM of Residential High (RR) with a FLUM of
Residential Medium (RM) along the George St. frontage.
The property has frontage on Overseas Highway to the east. Across Overseas Highway the
property is zoned Improved Subdivision (IS - M) and is a mix of undeveloped and commercial
parcels. The area has a FLUM of Residential Medium (RM).
ZONING AND LAND USE HISTORY
Pre - 1986 Zoning:
The property was zoned Light Business District (BU - 1) prior to the 1986 zoning. "The district
is intended to protect and enhance the areas best suited for the preservation of business related to
Page 2 of 13
Zacharias FLUM and Land Use District Map Amendments
neighborhood, tourist, and resort retail sales; and business, personal, and professional services."
(Monroe County Code, effective, October 1, 1979, Sec 19-216).
Considerations during 1986 comprehensive plan process:
During the 1986 revisions to the Monroe County Land Development Regulations and land use
designations (Ordinance 33-1986 dated February 28, 1986), the subject property was re-
designated as Sub Urban Commercial (SC). "The purpose of the SC district is to establish areas
for commercial uses designed and intended primarily to serve the needs of the immediate
planning area in which they are located. This district should be established at locations
convenient and accessible to residential areas without use of U.S. I." (Monroe County Code Sec.
9.5-206).
The re-designation to SC was consistent with the pre-1986 zoning designation of BU - 1.
The list of permitted as-of-right and conditional uses includes commercial uses, office,
institutional, commercial apartments, employee housing, public uses, hotels and marinas.
Consideration during the 2010 comprehensive plan Process:
During the ensuing Comprehensive Plan process which culminated in the adoption of the
Monroe County Year 20 I 0 Comprehensive Plan in 1996, efforts were made to eliminate
inconsistencies between the existing Land Development Regulations and the newly formulated
Comprehensive Plan and to apply Future Land Use Map (FLUM) designations that were
consistent with the land use district designations. The property was given a FLUM designation
of Mixed Use Commercial (MC), consistent with the Sub Urban Commercial (SC) land use
district designation.
Map changes or boundary considerations since 1986:
No map changes have been approved since the 1986 designation.
ANALYSIS AND RATIONALE FOR CHANGE (Pursuant to Section 9.5-511 (d) (5) b.)
(Analysis and Rational provided by the applicant is in italics)
(i.) Changed projections:
"Historically zoning classified most properties that were adjacent to main
thoroughfares as commercial properties. This however, has lead to sprawl and over
time the predominant notion has been to encourage "nodes of development". In this
same vein US] is classified as a main thoroughfare and commercial corridor and
historically most properties adjacent to US1 received commercial zoning classification.
The Key's too have recognized the need to create "nodes of development" as
substantiated through the CommuniKeys Master Plan for Key Largo where three
centralized nodes of development were identified. In this vein it is more fitting that
Zacharias FLUM and Land Use District Map Amendments
Page 3 of 13
propertry be re-zoned to primarily residential rather than commercial use in order to
discourge sprawled out commercial development on this parcel and encourage
residential development. This will in turn encourage additional commercial
development to be constructed in the appropriate places. "
Rezoning is subject to considerations including compliance with Goal 102 of the Year 20 I 0
Comprehensive Plan. The proposed zoning and FLUM amendment does not comply with
Goal 102.
(ii.)Changed assumptions:
"Policy 101.3 requires Monroe County to regulate non-residential development to
maintain a balance of land uses. In so much a ratio of 239 square feet of non-residential
floor area for each residential unit developed is created. At 158 residential permits a
year tied to the creation of 239 square feet of non residential floor area for each permit
this creates 37,762 square feet of commercial floor area per year. The table below shows
year 10 through 13 and the amount available and allocation that was awarded. "
Year Amount Available (in square Allocations Awarded (in
feet) square feet)
10 21,150 18,222
11 16,000 5,300
12 16,000 15,689
13 16,000 10,925
When the NROGO allocation was set, it was projected that the control on development would
create competition in NROGO however, demand for NROGO allocation has been less than
projected. A surplus of NROGO allocation in anyone year does not necessarily translate into a
demand for residential development other development options may be appropriate.
(iii.)Data errors:
"Not applicable. "
(iv.) New issues:
"There have been new issues that have arisen due to the Summary Workshop Results
January 20, 2005 for the Key Largo Livable CommuniKeys Plan:
o Improve US1 Design/Visual Characterizes - Residential development on this
parcel would improve the design and visual characteristics on US1 by protecting
the natural bufferyard that is in place.
o Increase aesthetics along US1 corridor - Residential development on this parcel
will increase the aesthetics.
o Identify community centers - This site is not identified to be included within one
of the community centers. In fact re-zoning the property will encourage more
commercial development within the community centers rather than encouraging it
to sprawl out on available undeveloped commercial properties such as the subject
parcel.
Zacharias FLUM and Land Use District Map Amendments
Page 4 of 13
o Encourage well designed, medium-scale (10-12 unit) housing complexes - By
rezoning to residential this will in fact encourage housing complexes to be
developed. "
The rezoning itself will not result in increased aesthetics or well designed residential
development along the corridor. These issues are related to the Monroe County Code, and
the desire of the developer to develop in such a maimer.
The rezoning may result in an intensification of development based on the limitations to
commercial development under the Sub Urban Commercial (SC) zoning and the increased
potential for residential development under the Urban Residential development.
Subsequent to the Development Review Committee meeting, the County Biologist concluded
an analysis of the parcel and is recommending that the parcel be designated as a Special
Protection Area (SPA). Under the SPA designation the parcel would be eligible for land
dedication.
(v.)Recognition of a need for additional detail or comprehensiveness:
Densitv and Intensitv
"Based upon the current zoning of suburban commercial the property could be developed
to over 9,000 square feet FAR of commercial development. Also storage, up to 25% of
the lot would be permitted as of right under the suburban commercial land use district.
Based on 2.08 acres this would be approximately.5 acres. Depending upon the HEI the
lot will be determined to be low or moderate quality hammock which will allow either
60% (54, 362 square feet) or 40% (36,241 square feet) clearing of the lot.
Based upon the proposed zoning change to urban residential (UR) and 2.08 gross acres,
six (6) units per acre allocated density or twelve (12) units per acre max net density could
be developed. This corresponds to 12.48 units or 24.96 units respectively. Rounded
down, 12 units, on 2.08 acres is equivalent to 12 lots of 7,550 square feet each. Further
24 units, rounded down, is equivalent to 24 lots of 3,775 square feet. The average lot size
in Cross Key Waterways is 4,000 square feet. Therefore the re-zoning of the lots would
be more compatible to the existing adjacent residential uses.
Much discussion in the CommuniKeys plan discussed protecting the corridor and
enhancing the aesthetics. This can be done through the application of scenic corridor
bufferyard. On this property a minimum of 30 feet would be required. However, a policy
by the planning department has been to permit access drives to the property to be located
in the setbackslbufferyards, therefore essentially eliminating this requirement.
Commercial use of this property would encourage clearing of the bufferyard for sight
visibility for commercial development, whereas, residential development would
encourage protection of the bufferyard to shield noise and pollution from US1. "
Page 5 of 13
Zacharias FLUM and Land Use District Map Amendments
Use Compatibility
The ability to construct residential dwelling units on the property would be compatible
with the neighboring properties to the west and across the canal.
Staff has determined that an amendment to the Land Development Regulations has been
approved by the Board of County that will remove outside storage as a permitted use in the Sub
Urban Commercial district the applicant's statement regarding outside storage will not apply
based on the new LDR language.
A Habitat Analysis is required to determine the quality of the hammock and allowable clearing
allowance at time of development.
Access drives will likely be from platted side streets unless the site is replatted to require access
from US. I. Curb cuts must be located no closer than 400 feet from any other curb cut on US.l.
Sight triangles are required for any use having direct access to US. 1 regardless if it is a
commercial or residential land use.
Where permitted, a driveway may cross the bufferyard to access a road or highway but the
required bufferyard must be maintained for the remainder of the property. The width of the
driveway will be reviewed for compliance with the Land Use District Regulations and a
determination made if the proposed width is excessive. A drive aisle may not be constructed
laterally across a required bufferyard so as to eliminate the bufferyard.
Under the SPA designation the parcel is to be protected. The increased opportunity for
residential development of the parcel offered by the zoning and FLUM amendment would
increase secondary impacts on the parcel affecting the natural vegetation retained on site.
(vi.) Data updates:
"Not applicable. "
IMPACT AND POLICY ANALYSIS
Comparison of development potential for the Current and Proposed Land Uses:
1. Current Land Development ReJ!ulations (LDR's)
The property has a current land use district map designation of Sub Urban Commercial (SC) and
a re-zoning to Urban Residential (RM) is proposed.
Sec. 9.5-206. Purpose of the Sub Urban Commercial District (SC)
The purpose of the Sub Urban Commercial (SC) district is to establish areas for commercial uses
designed and intended primarily to serve the needs of the immediate planning area in which they
are located. This district should be established at locations convenient and accessible to
residential areas without use of U.S. 1.
Page 6 of 13
Zacharias FLUM and Land Use District Map Amendments
The property has a current FLUM designation of Mixed Use/ Commercial (MC) and is consistent
with the SC land use district map designation.
Policy 101.4.5
The principal purpose 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
may be permitted at intensities which are consistent with the community character and the natural
environment. Employee housing and commercial apartments are also permitted.
This land use category is also intended to allow for the establishment of mixed use development
patterns, where appropriate. Various types of residential and non-residential uses may be
permitted; however, heavy industrial uses and similarly incompatible uses shall be prohibited. In
order to protect environmentally sensitive lands, the following development controls shall apply
to all hammocks, pinelands, and disturbed wetlands within this land use category:
1. Only low intensity commercial uses shall be allowed;
2. A maximum floor area ratio of 0.10 shall apply; and
3. Maximum net residential density shall be zero.
The list of permitted as-of-right and conditional uses includes commercial uses, office,
institutional, public uses, hotels and marinas. More specifically, the SC permits commercial
apartments and employee housing of less than six (6) units as-of-right, subject to meeting all
other requirements. More than eighteen (18) units require a major conditional use.
2. Potential Land Uses with Proposed Map Amendment
The applicant is requesting a land use district map amendment from Sub Urban Commercial (SC)
to Urban Residential (UR).
Sec. 9.5-204. Purpose of the Urban Residential District (UR).
The purpose of the UR district is to provide areas appropriate for high-density residential uses
designed and intended for occupancy by persons gainfully employed in the Florida Keys and to
create areas to provide for vacation rental use of detached dwellings, duplexes, and multifamily
dwellings. This district should be established at or near employment centers.
The applicant is requesting a FLUM amendment from Mixed Use Commercial (MC) to
Residential High (RR).
Zacharias FLUM and Land Use District Map Amendments
Page 7 of 13
Policy 101.4.4
The principal purpose of the Residential High category is to provide for high-density single-
family, multi-family, and institutional residential development, including mobile homes and
manufactured housing, located near employment centers.
The proposed Residential High (RH) FLUM designation is consistent with the proposed Urban
Residential (DR) land use district map designation. The UR district permits detached residential
dwellings as-of-right and detached residential dwellings as a conditional use amongst other uses.
Compatibility with adjacent land uses and effects on community character:
Density and Intensity
For properties consisting of hammocks within the Mixed Use Commercial (MC) FLUM
designation, the floor area ratio is 0.10 and the maximum net residential density bonuses do not
apply.
Amending the FLUM from Mixed Use Commercial (MC) to Residential High (RH) would
eliminate this restriction.
The potential for residential development increases significantly with a re-zoning from SC to
UR. Under the SC zoning, detached and attached dwellings are not permitted except for
commercial apartments and employee housing. The UR district has no such limitation.
Residential density under the proposed land use district map amendment from SC district to UR
district would increase the allowable density for all categories of residential development. The
2010 Plan prohibits the use of max net density for property with an MC FLUM that is also
hammock as is this property.
The maximum number of dwelling units (DU) permitted is as follows, the ultimate number is
dependant on compliance with all Monroe County Code requirements:
Page 8 of 13
Zacharias FLUM and Land Use District Map Amendments
Allocated and Max Net Density Permitted Per Acre
Sub Urban Commercial
Allocated Max Net
(DU/Acre) (DU/Buildable
Acre), (not
available m
hammock)
Sub Urban 3 0
Commercial
(commercial
apartments)
Employee Housing 3 0
Urban Residential
Allocated Max Net
(DU/Acre) (DU/Buildable
Acre)
Urban 6 12
Residential
Employee 6 25
Housing
Affordable 6 25
Housing
The maximum non-residential square footage permitted is as follows and the ultimate square
footage allowed is dependant on compliance with all Monroe County Code requirements:
Non-Residential Maximum Floor Area Ratio Permitted
Sub Urban Commercial (SC)
FAR OSR
Hammock Low Quality .10 040
Hammock Medium Quality .10 .60
Commercial Retail:
Low intensity .35 .2
Medium intensity .25 .2
High intensity .15 .2
Office 045 .2
Institutional .30
Use Compatibility
Urban Residential (UR)
FAR OSR
Hammock Low Quality .10 040
Hammock Medium Quality .10 .60
Institutional 0.30 0.2
Public Buildings 0.30 0.2
The property is currently vacant. Residential land uses under the Urban Residential (UR) land
use district map designation would be consistent with the residential land uses to the west and
northwest of the property that are currently zoned Urban Residential Mobile Home (URM) and
developed with detached residential dwellings.
The UR land use district allows detached and attached residential dwellings that the SC land use
district does not.
Zacharias FLUM and Land Use District Map Amendments
Page 9 of 13
Effects on Natural Resources Goal 102
Goal 102 of the Year 2010 Comprehensive Plan states that Monroe County shall direct future
growth to lands which are intrinsically most suitable for development and shall encourage
conservation and protection of environmentally sensitive lands.
At the present time, this parcel is in a proposed Special Protection Area (SPA). Previously, this
parcel was in a proposed TIER 2 and subsequently in a proposed TIER 3A. This area is a
tropical hardwood hammock and the change of zoning from SC to UR will increase the
allowable density for residential development. The overall clearing allowance will not change,
but the change in zoning will be encouraging development in this area. Since in all hammocks,
pinelands, and disturbed wetlands the maximum floor area ratio is 0.10 this would severely
reduce the SC use in this parcel and would therefore protect the hammock area.
SC hammock lots on US 1 have also been looked by Monroe County Land Authority for purchase
of environmental protection to maintain a highway greenscape. The change in zoning would not
be compatible with any future highway environmental project by the Land Authority.
I disagree that residential development on this parcel would improve the design and visual
characteristics on US 1 since the bufferyard requirements are the same for SC and UR. The SC
designation has more protection than the UR designation with density restrictions.
By looking at the Environmental aspects and the future Key Largo CommuniKeys Plan, the
zoning and FLUM amendment proposed can not be supported.
Effects on Public Facilities: Objective 101.11
Monroe County shall implement measures to direct future growth away from environmentally
sensitive land and towards established development areas served by existing public facilities.
The proposed FLUM and Land Use District Map amendments will support Obj ective 101.11.
Local Traffic and Parking
The subject property is located on Overseas Highway and has potential access from George
Street and/or Tropical Lane.
Traffic Circulation
The site fronts on Overseas Highway (US-I) a four lane divided highway and has a potential
connection via George Street and/or Tropical Lane. The Key Largo highway segment has a
Level of Service rating of A and is considered Adequate. The proposed land use district map
amendment should not affect the LOS.
Page 10 of 13
Zacharias FLUM and Land Use District Map Amendments
Solid Waste
The existing solid waste haul out contract will provide Monroe County with guaranteed
capacity to September 30, 2016. The proposed land use district map change should not increase
solid waste generation significantly from that generated by potential uses under the existing
designation.
Potable Water
The Florida Keys Aqueduct Authority's eXIstmg consumptive use permit authorizes the
withdrawal of sufficient quantities to meet the anticipated demand. The proposed land use
district map amendment is not anticipated to have any discernable effect on potable water
withdrawals.
Stormwater
Section 9.5-293 of the Land Development Regulations requires that all developments retain
stormwater onsite following Best Management Practices (BMP). Pursuant to Policy 101.1.1 all
projects shall be designed so that the discharges will meet Florida State Water Quality Standards.
Compliance review for these sections is determined by the South Florida Water Management
District or County Engineer and occurs at the time a development permit has been filed.
Wastewater
Policy 901.1.1 requires that at the time a development permit is issued, adequate sanitary
wastewater treatment and disposal facilities are available to support the development.
Wastewater issues will be addressed at the time a development proposal is brought forward.
Effects on Redevelopment / Infill Potential:
The proposed FLUM and Land Use District Map amendments will eliminate the possibility for
commercial development and increase the likelihood of residential development on the property.
FININGS OF FACT AND CONCLUSIONS OF LAW:
1. Section 9.5-511 (d)(5)b of the Monroe County Code (MCC) allows the Board of County
Commissioners to consider adopting an ordinance to enact map changes under six listed
conditions.
2. In accordance with Section 9.5-511 (d) (5) (b):
(iv.) New issues:
The property has the potential for commercial development under existing zoning that would
permit similar clearing to the proposed residential Land Use District and FLUM designations,
subject to Land Development Regulations. The applicant's agent stated that the HEI
conducted on the property identified the parcel as moderate-quality hammock. Existing
environmental rules will provide protection for the hammock.
Page 11 of 13
Zacharias FLUM and Land Use District Map Amendments
3. The Special Protection Area (SPA) is proposed and has not been adopted.
CONCLUSIONS OF LAW:
1. Section 9.5-511 (d)(5)b of the Monroe County Code (MCC) allows the Board of County
Commissioners to consider adopting an ordinance to enact map changes under six listed
conditions.
2. The map amendment meets the fifth (v.) criteria outlined in Section 9.5-511 (d) (5) (b): of
the Monroe county Land Development Regulations and will not have negative impact or alter
the character of the properties or immediate vicinity.
3. The Special Protection Area (SPA) is proposed and has not been adopted.
RECOMMENDATION:
The Planning and Environmental Resources Department recommended Not to Approve, based
on the above Findings of Fact and Conclusions of Law, the Planning Commission recommends
Approval to the Board of County Commissioners for the proposed Future Land Use Map
amendment from Mixed Use/Commercial (MC) to Residential High (RH) and of the proposed
Official Land Use District Map amendment from Sub Urban Commercial (SC) to Urban
Residential (UR).
Page 12 of 13
Zacharias FLUM and Land Use District Map Amendments
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BOARD OF COUNTY COMMISSIONERS
AGENDA ITEM SUMMARY
Meeting Date: May 21, 2007
Division:
Growth Management
Bulk Item: Yes_
No ..lL
Department:
Planning
Staff Contact Person:
Andrew Trivette
AGENDA ITEM WORDING:
A public hearing to consider an amendment to the Future Land Use Map (FLUM) for four vacant lots located in the
Breezeswept Beach Estates Subdivision from Residential Conservation (RC) to Residential Medium (RM). The
Land Use designation of each Lot is Improved Subdivision (IS) and they are located on Ramrod Key at approximate
Mile Marker 27.5. The Real Estate numbers are 00200790.000000, 00200800.0000000, 00200810.000000 and
00200820.000000.
ITEM BACKGROUND:
The Development Review Committee (DRC) held a public hearing in Marathon on June 9, 2005 and based on the
facts presented at the meeting, the DRC recommended approval of this Future Land Use Map amendment as
indicated in the DRC Resolution D20-0S. The Planning Commission held a public hearing in Key Colony on July
13,2005 and based on the facts presented at the meeting, the Planning Commission recommended approval of the
request as indicated in Resolution No. P47-0S
PREVIOUS RELEVANT COMMISSION ACTION:
In 1991, the Board of County Commissioners, through Resolution 157-1991 approved the land use boundary
determination that amended the land use district of the subject lots (plus three additional, adjacent lots) from Native
Area (NA) to Improved Subdivision (IS),
October 200S-Approved resolution to transmit the proposed FLUM amendment to DCA.
CONTRACT~GREEMENTCHANGES: WA
STAFF RECOMMENDATIONS: Approval
TOTAL COST: N/A
BUDGETED: Yes _No N/ A
COST TO COUNTY: N/A
SOURCE OF FUNDS:
N/A
REVENUE PRODUCING:
Yes N/A No
AMOUNT PER MONTH N/A
Year
APPROVED BY: County Attorney
OMB/Purchasing _ Risk Management _
DOCUMENTATION: Included ~
Not Required_
DISPOSITION:
AGENDA ITEM #
ORDINANCE NO. -2007
AN ORDINANCE BY THE MONROE COUNTY BOARD OF
COUNTY COMMISSIONERS APPROVING THE REQUEST BY
CANDUS ANDRUS, RICHARD AND ANN BUCKHOLZ, AND
FREDERICK ZYDECK TO AMEND THE FUTURE LAND USE MAP
(FLUM) DESIGNATION OF THE MONROE COUNTY YEAR 2010
COMPREHENSIVE PLAN FOR THE FOLLOWING PROPERTIES
FROM RESIDENTIAL CONSERVATION (RC) TO RESIDENTIAL
MEDIUM (RM). THE PROPERTIES ARE PHYSICALLY LOCATED
ON TRfrITDAD ROAD AND ARE LEGALLY DESCRffiED AS
BLOCK 1, LOTS 1, 2,3, AND 4 BREEZES WEPT BEACH ESTATES,
PB4-143, RAMROD KEY, MONROE COUNTY, FLORIDA. THE
REAL ESTATE NUMBERS ARE: 00200790.000000, 00200800.000000,
00200810.000000 AND 00200820.000000, AT APPROXIMATELY
MILE MARKER 27.5.
WHEREAS, the Monroe County Board of County Commissioners, during a
regular meeting held on October 19, 2005 conducted a review and consideration of the
request filed by Candus Andrus, Richard and Ann Buckholz, and Frederick Zydeck to
amend the Future Land Use Map designation of the following properties from Residential
Conservation (RC) to Residential Medium (RM). The Land Use designation of each Lot
is Improved Subdivision (IS). The properties are physically located on Trinidad Road and
are legally described as Block I lots 1,2, 3, and 4 Breezeswept Beach Estates, PB4-143,
Ramrod Key, Monroe County, Florida. The Real Estate Numbers are 00200790.000000,
00200800.000000, 00200810.000000 and 00200820.000000, at approximate mile marker
27.5; and
WHEREAS, at its June 9, 2005 meeting in Marathon, the Development Review
Committee (DRC) reviewed the application and recommended approval of this Future
Land Use Map amendment as indicated in the DRC Resolution D20-05; and
WHEREAS, based on the recommendation of the Development Review
Committee, the staff recommended approval of the application to the Planning
Commission; and
WHEREAS, the Planning Commission held a public hearing in Key Colony on
July 13, 2005 and based on the facts presented at the meeting, the Planning Commission
recommended approval of the request as indicated in Resolution No. P47-05; and
WHEREAS, after further review of the application and consideration of facts,
staff recommended approval to the Board of County Commissioners as indicated in the
Staff Report dated September 29,2005; and
WHEREAS, the Board of County Commissioners further reviewed the
application and made the following Finding of Facts:
1. The Advanced Identification of Wetlands (ADID) study, mandated by the 2010
Comprehensive Plan, placed these lots within the 'low quality' disturbed wetland
category. Development requires permits from Florida Department of Environmental
Protection (FDEP) and the U.S. Army Corps of Engineers (ACOE).
2. Pre-1986 zoning of the subject property was two family residential district RU-2.
The purpose of RU-2 zone was to provide residential areas in which duplexes may
be constructed and occupied.
3. During the 1986 Comprehensive Plan process, the land use (zoning) district
designation ofthe subject property was changed to Native Area (NA).
4. Section 9.5-210 states that the purpose of the NA district is to establish areas that
are undisturbed with the exception of existing solid waste facilities and because of
their sensitive environmental character should be preserved in their natural state.
5. BOCC Resolution No. 157-1991, signed on April 24, 1991, changed the land use
district from Native Area (NA) to Improved Subdivision (IS).
6. Section 9.5-213 states that the purpose of the IS district is to accommodate the
legally vested residential rights of the owners of lots in subdivisions that were
lawfully established and improved prior to the adoption of this chapter.
7. Section 9.5-511(d)(5)b of the Monroe County Code (MCC) allows the Board of
County Commissioners to consider adopting an ordinance to enact map changes
under six listed conditions.
8. This map amendment is predicated on item number Hi and iv of Section 9.5-
511(d)(5) which cites "data errors" and "new issues" as viable reasons to pursue a
map amendment and zoning change.
9. The Future Land Use Map of the Monroe County Year 2010 Comprehensive Plan
shows that the lots with the IS designation in Breezeswept Beach Estates, received a
FLUM designation of Residential Medium (RM), consistent with their zoning
district. However, these lots received the Residential Conservation (Re)
designation, which corresponded with the land use district of Native Area.
10. Based on Policy 101.4.1 of the Comprehensive Plan, the principal purpose of the
Residential Conservation land use category is to encourage preservation of open
space and natural resources while providing for very low-density residential
development in areas characterized by a predominance of undisturbed native
vegetation.
11. The proposed Residential Medium (RM) FLUM category corresponds with the
existing Improved Subdivision (IS) designation.
12. Policy 101.4.3 states that the principle purpose of the Residential Medium land
use category is to recognize those portions of subdivisions that were lawfully
established and improved prior to the adoption of this plan and to define improved
subdivisions as those lots served by a dedicated and accepted existing roadway, have
an approved potable water supply, and have sufficient uplands to accommodate the
residential uses.
13. Goal 105 of the Comprehensive Plan states that Monroe County shall undertake a
comprehensive land acquisition program and smart growth initiative that recognizes
that finite carrying capacity for new development in the Florida Keys.
14. Policy 105.2.1 states that Monroe County shall designate all lands outside of
mainland Monroe County into three general categories: Natural Area (Tier I);
Transition and Sprawl Reduction (Tier II); and Infill Area (Tier III).
15. Policy 105.2.1 further describes Tier III lands as areas where new development and
redevelopment are to be highly encouraged.
16. Goal 102 of the Comprehensive Plan states that Monroe County shall direct future
growth to lands which are intrinsically most suitable for development and shall
encourage conservation and protection of environmentally sensitive lands. The
proposed map amendment proposes no expansion of the development into the
environmentally sensitive lands.
17. Objective 101.11 of Comprehensive Plan states that Monroe County shall ensure that
at the time a development permit is issued, adequate public facilities are available to
serve the development at the adopted level of service standards concurrent with the
impacts of such development.
18. The 2005 Public Facilities Capacity Assessment Report and the listed programs on
stormwater and wastewater indicate that there are no significant concerns regarding
impacts on public facilities; and
WHEREAS, the Board of County Commissioners made the following
Conclusions of Law:
1. The lots are 'low quality' wetlands, as are many other developed lots in the
subdivision. Permits required for development of such parcels include payment of
mitigation monies into the Florida Keys Environmental Restoration Trust Fund,
which will be utilized for wetland restoration and enhancement while designed to
result in 'no net loss' of overall wetland habitat and function.
2. This map amendment meets the third (iii) and fourth (iv) criteria outlined in Section
9.5-511 of the Monroe County Land Development Regulations and will not have a
negative impact or alter the character of the properties or the immediate vicinity.
3. The proposed map amendments are supported by and consistent with Goal 105 and
Policy 105.2.1, which will ultimately encourage development to an appropriately
designated infill area, and hence away from an otherwise environmentally sensitive
area.
NOW THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY
COMMISSIONERS OF MONROE COUNTY, FLORIDA, THAT:
Sectionl. The Board specifically adopts the findings of fact and conclusions of law stated
above.
Section 2. The previously described properties, which are currently designated
Residential Conservation (RC) shall be designated Residential Medium (RM) as shown
on the attached map, which is hereby incorporated by reference and attached as Exhibit 1.
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 of this ordinance shall not be affected by such
invalidity.
Section 5. All ordinances or parts of ordinance in conflict with this ordinance are hereby
repealed to the extent of said conflict. The repeal of an ordinance herein shall not repeal
the repealing clause of such ordinance or revive any ordinance which has been repealed
thereby.
Section 6. This ordinance does not affect prosecutions for ordinance violations committed
prior to the effective date of this ordinance; and does not waive any fee or penalty due or
unpaid on the effective date of this ordinance; and does not affect the validity of any bond
or cash deposit posted, filed, or deposited pursuant to the requirements of any ordinance.
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 Approving the ordinance.
-Remainder of Page Intentionally Left Blank-
Ordinance Andrus, Buckholz, and Zydeck FLlJM amendment
PASSED AND ADOPTED by the Board of County Commissioners of Monroe
County, Florida, at a regular meeting held on the _ day of ,2007.
Mayor Mario DiGennaro
Mayor Pro Tem Dixie M. Spehar
Commissioner George Neugent
Commissioner Charles "Sonny" McCoy
Commissioner Sylvia Murphy
BOARD OF COUNTY COMMISSIONERS OF
MONROE COUNTY, FLORIDA
BY
Mayor/Chairperson
(SEAL)
ATTEST: DANNY L. KOLHAGE, CLERK
DEPUTY CLERK
I Exhibit 1 to Ordinance#
-20071
The Monroe County Future Land Use Map is amended
as indicated above.
RE 00200790-000000, RE 00200800-000000, RE 00200810-000000 and
RE 00200820-000000 - Change Future Land Use Map Designation from
Residential Conservation (RC) to Residential Medium (RM).
N
A
MEMORANDUM
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Ralph Gouldy, Senior Administrator of Environmental Resources
Board of County Commissioners
TO:
FROM:
RE:
Future Land Use Map Amendment-Breezeswept Beach Estates
DATE:
July 13, 2005
MEETING DATE: October 19, 2005
EXISTING FUTURE LAND USE DESIGNATION: Residential Conservation (RC)
PROPOSED FUTURE LAND USE DESIGNATION: Residential Medium (RM)
EXISTING ZONING DESIGNATION: Improved Subdivision (IS)
PROPOSED ZONING DESIGNATIONS: N/A
PROPERTY OWNERS: Candus Andrus, Richard and Ann Buckholz and Frederick A. Zydeck
APPLICANT:
Frederick A. Zydeck
PROPERTYINFO~ATION
Key: Ramrod Key
Size: Each lot is 60 X 130 or 7,800 square feet for a combined total of23,400.
Mile Marker: 27.5
RE #: 00200790.000000,00200800.000000,00200810.000000 and 00200820.000000.
Location Detail & Brief Description:
The four lots are located in the Breezeswept Beach Estates Subdivision, just South of US 1. A
canal to the South borders each lot. Lot one is a corner Lot with West Indies Drive running
perpendicular to the East and Trinidad Street running parallel to the North. Trinidad Street
borders all the lots to the North.
Existing Habitat:
The habitat designation on the four parcels is 'disturbed wetland'. During the Advanced
Identification of Wetlands (ADID) study mandated by the Year 2010 Comprehensive Plan, these
Page 1 of 10
Future Land Use Map Amendment
Breezeswept Beach Estates
Block 1, lots 1-4
parcels were evaluated using the Keys Wetland Evaluation Procedure (KWYWEP). The
resulting evaluation score of 4.4 places them within the 'low quality' disturbed wetland category,
as are dozens of other lots within the subdivision. Low and moderate quality disturbed wetlands
may be developed with appropriate permits from the Florida Department of Environmental
Protection (FDEP) and the U.S. Army Corps of Engineers (ACOE).
Existing Use:
Each lot is currently vacant and undeveloped.
Neighboring Land Uses and Character:
The four lots are separated from US 1 by one-large vacant lot zoned Native Area (NA) district.
The commerciaUmarine related establishment known as Looe Key is located just West of the
four lots. Looe Key is zoned Sub Urban Commercial (SC) and is developed with a mix of uses
including a tiki bar, gas fueling station, restaurant and motel.
The Breezeswept Beach Estates Subdivision contains approximately 565 lots and slightly over
50% are developed with single-family homes. The majority of the homes were built during the
1980's and 1990's. The average lot size is .16 acres or roughly 7,000 square feet.
With the exception of 6 lots, all the lots within Breezeswept Beach Estates are zoned for
residential use. Six remaining lots are zoned for commercial use, and the large vacant lot
adjacent to the US 1 is zoned NA.
LAND USE HISTORY AND ZONING HISTORY
LAND USE HISTORY
Breezeswept Beach Estates was platted and approved by Resolution of the Board of County
Commissioners on November 10, 1954 and filed for record in Plat Book 4, page 143.
Monroe County records search revealed that these four lots have not received a building permit.
The owner of Lot 3 recently submitted an application for a ROGO allocation and was denied
based on the density requirement imposed by the RC FLUM designation.
ZONING HISTORY
Pre-1986 Zoning:
Records search indicates the lots were all zoned RU-2 (Two family residential district) since the
inception of the Monroe County zoning until 1986 when the land use designation changed.
Pursuant to Section 19-196 of the pre-1986 zoning code, the RU-2 zoning category was
intended to ".. .provide residential areas in which duplexes may be constructed and occupied."
Principle uses permitted in RU-2 zoning district included: permanent single family dwellings,
non-profit parks and playgrounds when owned by the residents of the subdivision, private garage
and storeroom, greenhouses, swimming pools, boat docks, and cemeteries. Home occupations,
Page 2 of 10
Future Land Use Map Amendment
Breezeswept Beach Estates
Block 1, lots 1-4
churches, servants' quarters, public and private utility installations, non-profit educational,
recreational and social centers, and modular single-family residential units were permitted upon
special approval.
1986 Comprehensive Plan Process:
During the 1986 revisions to the Monroe County Land Development Regulations, the zoning
designation of the subject property was changed to the Native Area District (NA) land use
district.
Pursuant to Section 9.5-210, the purpose of the NA district is to establish areas that are
undisturbed with the exception of existing solid waste facilities and because of their sensitive
environmental character should be preserved in their natural state.
Land Use District Boundary Determination:
BOCC Resolution No. 157-1991 was signed on April 24, 1991, which redesignated the land use
district ofthe subject lots (and three additional, adjacent lots) from NA to Improved Subdivision
(IS). The decision was based upon the following fmdings of fact:
1. The existing conditions map show the lots to be disturbed; and
2. A field visit by the County Biologist and the County Planner found the lots to be
disturbed; and
3. The existing conditions map boundary line was incorrectly and imprecisely
interpreted at the time of the preparation of the land use district maps signed by
Charles Pattison; and
4. Similar disturbed lots in the same subdivision are zoned Improved Subdivision; and
5. The subject lots are legally platted in a subdivision and are consistent with the
purposes of the Improved Subdivision District as set forth in Section 9.5-213 of the
Monroe County Code.
Section 9.5-213 states that the purpose of the IS district is to accommodate the legally vested
residential rights of the owners of lots in subdivisions that were lawfully established and
improved prior to the adoption of this chapter.
ANAL YSIS AND RATIONALE FOR CHANGE
Changed Projections or Assumptions:
N/A
Data Errors:
The current RC designation is intended for environmentally sensitive lots, and the permitted uses
and density requirements correspond with the Native Area (NA) land use designation. The NA
designation was the lots original land use designation prior to the Boundary Determination that
rezoned them to IS. In addition, a draft FLUM originally designated all of Breezeswept Beach
Estates RM.
Page 3 of 10
Future Land Use Map Amendment
Breezeswept Beach Estates
Block 1, lots 1-4
It is believed that upon the time the Future Land Use Map was adopted, the findings of the
Boundary Determination were overlooked. With the exception for those lots which received the
IS designation following the Boundary Determination, all IS lots in the Breezeswept Beach
Estates continue to have the RM future land use designation. Although the parcels are considered
disturbed wetlands, they are of low quality and have been given a Tier III designation, as have all
other low quality wetland parcels in the subdivision.
New Issues:
These four lots are proposed to be Tier III in the proposed Tier system. To meet the requirements
of the work program, the Comprehensive Plan was revised in 2002 to include Goal 105. Goal
105 of the Comprehensive Plan states that Monroe County shall undertake a comprehensive
land acquisition program and smart growth initiative that recognizes that finite carrying capacity
for new development in the Florida Keys. To implement this Goal, the following policies
required the County to designate all lands into three general categories. Policy 105.2.1 states that
Monroe County shall designate all lands outside of mainland Monroe County into three general
categories: Natural Area (Tier I); Transition and Sprawl Reduction (Tier II); and Infill Area (Tier
III). Policy 105.2.1 further describes Tier III lands as areas where new development and
redevelopment are to be highly encouraged.
Recognition of a Need for Additional Detail or Comprehensiveness:
N/A
IMPACT AND POLICY ANALYSIS
Comparison of Development Potential for the Current and Proposed Land Uses:
1. Current Land Development Regulations (LDR's)
Policy 101.4.1 states that the purpose of the Residential Conservation land use category is to
encourage preservation of open space and natural resources while providing for very low-density
residential development in areas characterized by a predominance of undisturbed native
vegetation.
The Land Use District that corresponds with Residential Conservation is Native Area (NA). The
following uses are permitted in the NA district:
Uses permitted as of right:
(1) Detached residential dwellings; and
(2) Beekeeping; and
(3) Home occupations; and
(4) Accessory uses; and
(5) Collocations on existing antenna-supporting structures; and
(6) Replacement of an existing antenna-supporting structure; and
(7) Satellite earth stations less than two (2) meters in diameter, as accessory uses.
Page 4 of 10
Future Land Use Map Amendment
Breezeswept Beach Estates
Block 1, lots 1-4
Uses permitted as a Minor Conditional Use:
(1) Attached residential dwelling units; and
(2) Public buildings; and
(3) Agricultural; and
(4) Attached wireless communications facilities, as accessory uses; and
(5) Stealth wireless communications facilities, as accessory uses; and
(6) Satellite earth stations greater than or equal to two (2) meters in diameter, as accessory
uses.
Uses permitted as a Major Conditional Use:
(1) Attached residential dwelling units; and
(2) Marinas; and
(3) Solid waste facility; and
(4) Land use overlays INS, PF, subject to provisions of Section 9.5-257.
The present Land Use District is Improved Subdivision (IS). The Future Land Use Category that
corresponds with IS is Residential Medium (RM). Yet, the existing FLUM is RC.
2. Potential Land Uses with Proposed Future Land Use Map Amendment
Policy 101.4.3 states that the principle purpose of the Residential Medium land use category
is to recognize those portions of subdivisions that were lawfully established and improved prior
to the adoption of this plan and to define improved subdivisions as those lots served by a
dedicated and accepted existing roadway, have an approved potable water supply, and have
sufficient uplands to accommodate the residential uses. Development on vacant land within this
land use category shall be limited to one residential dwelling unit for each such platted lot or
parcel which existed at the time of plan adoption.
Again, the Land Use District that corresponds with Residential Medium (RM) is Improved
Subdivision (IS). The following uses are permitted in the IS district:
Uses are permitted as of right:
(1) Detached dwellings of all types; and
(2) Home occupations--Special use permit required; and
(3) Accessory uses; and
(4) Collocations on existing antenna-supporting structures; and
(5) Satellite earth stations less than two (2) meters in diameter, as accessory uses; and
(6) Wastewater nutrient reduction cluster systems that serve less than ten (10) residences; and
(7) Vacation rental use is prohibited in all IS Districts and Subdistricts, except in (i) IS- T
districts
Uses permitted as a minor conditional use:
(1) Parks and community parks; and
(2) Public parks; and
(3) Schools; and
Page 5 of 10
Future Land Use Map Amendment
Breezeswept Beach Estates
Block 1, lots 1-4
(4) Satellite earth stations greater than or equal to two (2) meters in diameter, as accessory
uses.
Uses permitted as a major conditional uses:
(1) Commercial retail of low- and medium-intensity and office uses or any combination
thereof ofless than twenty-five hundred (2,500) square feet of floor area; and
(2) Stealth wireless communications facilities, as accessory uses; and
(3) Land use overlays A, INS, PF; and
(4) Wastewater treatment facilities and wastewater treatment collection system(s) serving (a)
usee s) located in any land use district.
Compatibility with Adjacent Land Uses and Effects on Community Character:
Density and Intensity
Goal 102 of the Comprehensive Plan states that Monroe County shall direct future growth to
lands which are intrinsically most suitable for development and shall encourage conservation and
protection of environmentally sensitive lands. The proposed map amendment proposes no
expansion of the development into the environmentally sensitive lands.
Pursuant to Section 9.5-262, the maximum residential density and district open space for
the NA and IS districts are as follows:
Land Use District Allocated DU/ Acre Max Net DU/Buildable area
Native Area (i.e. RC) .25 0
Improved Subdivision 1 per lot 0
Each Lot is .18 acre. Under the current IS land use district, each lot is permitted one residential
unit. However, the FLUM requires four acres per unit. Hence, each lot would require an
additional 3.82 acres to build one residential unit under the current FLUM.
Use Compatibility
The lots are currently undeveloped. However, with the proposed amendment, the owners of each
lot will have the ability to each build one single-family dwelling units, upon receiving a RaGa
exemption. Otherwise, permitted uses are limited to agricultural, beekeeping, public buildings,
antenna structures and satellite stations. However, residential use is the most appropriate use and
is consistent with the surrounding single-family dwelling units in the Breezeswept Beach Estates.
Local Traffic and Parking
The proposed FLUM amendment is not anticipated to negatively affect local traffic and parking.
The roads are already in place and maintained. Parking standards of the Code shall be met with
each proposed development.
Page 6 of 10
Future Land Use Map Amendment
Breezeswept Beach Estates
Block 1, lots 1-4
Effects on Natural Resources
Although the parcels are low quality disturbed wetlands that provide some environmental
filtering function, their location on a dredged canal in a largely developed subdivision limits the
benefits provided, such as to wildlife and natural water bodies. Also, permits for development of
such parcels will include payment of mitigation monies into the Florida Keys Environmental
Restoration Trust Fund, which will be utilized for wetland restoration and enhancement while
designed to result in 'no net loss' of overall wetland habitat and function.
Effects on Public Facilities
Objective 101.11 of the Comprehensive Plan requires the County to direct future growth away
from environmentally sensitive land and towards established development areas served by
existing public facilities. The proposed Future Land Use Map amendment supports Objective
101.11 based on the following findings in the 2004 Public Facilities Capacity Assessment Report
and the listed programs on stormwater and wastewater.
Traffic Circulation
U.S. Highway No. 1 is required to maintain a level of service (LOS) of C in order to support
additional development. The LOS at segment 8 is a B, which is adequate to serve existing and
proposed uses. This level of service will not be significantly affected by approving a change in
FLUM from Residential Conservation (RC) to Residential Medium (RM).
Solid Waste
An average single-family house generates 2.15 tons of solid waste per year. The existing solid
waste haul out contract with Waste Management Inc. will provide Momoe County with
guaranteed capacity to 2006. The proposed FLUM amendment is not expected to have a
significant effect on solid waste generation or removal.
Potable Water
In 2002, South Florida Water Management District approved an increase in Florida Keys
Aqueduct Authority's Water Use Permit. Momoe County's Public Facilities Capacity
Assessment Report indicates that there are over 100 gallons of water available per person per
day. The 100 gallons per person per day standard is commonly accepted as appropriate and is
reflected in Policy 701.1.1 of the Year 2010 Comprehensive Plan.
Storm wa ter
No increase in stormwater runoff will result from this FLUM change. Section 9.5-293 of the
Land Development Regulations requires that all developments retain stormwater on site
following Best Management Practices (BMP's). Further, single-family homes shall be designed
to meet state water quality standards set forth in Chapters 17.3, 17.25, and 17.40 of the Florida
Administrative Code.
Page 7 of 10
Future Land Use Map Amendment
Breezeswept Beach Estates
Block 1, lots 1-4
Effects on Redevelopment/Infill Potential:
The effect of this change will encourage new development, rather than redevelopment. However
the lots are located in the proposed Tier III district, in which development is encouraged.
FINDINGS OF FACT
1. The Advanced Identification of Wetlands (ADID) study, mandated by the 2010
Comprehensive Plan, placed these lots within the 'low quality' disturbed wetland category.
Development requires permits from Florida Department of Environmental Protection (FDEP)
and the U.S. Army Corps of Engineers (ACOE).
2. Pre-1986 zoning of the subject property was two family residential district RU-2. The
purpose of RU-2 zone was to provide residential areas in which duplexes may be
constructed and occupied.
3. During the 1986 Comprehensive Plan process, the land use (zoning) district designation of
the subject property was changed to Native Area (NA).
4. Section 9.5-210 states that the purpose of the NA district is to establish areas that are
undisturbed with the exception of existing solid waste facilities and because of their sensitive
environmental character should be preserved in their natural state.
5. BOCC Resolution No. 157-1991, signed on April 24, 1991, changed the land use district
from Native Area (NA) to Improved Subdivision (IS).
6. Section 9.5-213 states that the purpose of the IS district is to accommodate the legally
vested residential rights of the owners of lots in subdivisions that were lawfully established
and improved prior to the adoption of this chapter.
7. Section 9.5-511(d)(5)b of the Monroe County Code (MCC) allows the Board of County
Commissioners to consider adopting an ordinance to enact map changes under six listed
conditions.
8. This map amendment is predicated on item number iii and iv of Section 9.5-511(d)(5) which
cites "data errors" and "new issues" as viable reasons to pursue a map amendment and
zoning change.
9. The Future Land Use Map of the Monroe County Year 2010 Comprehensive Plan shows that
the lots with the IS designation in Breezeswept Beach Estates, received a FLUM designation
of Residential Medium (RM), consistent with their zoning district. However, these lots
received the Residential Conservation (RC) designation, which corresponded with the land
use district of Native Area.
10. Based on Policy 101.4.1 of the Comprehensive Plan, the principal purpose of the Residential
Conservation land use category is to encourage preservation of open space and natural
Page 8 of 10
Future Land Use Map Amendment
Breezeswept Beach Estates
Block 1, lots 1-4
resources while providing for very low-density residential development m areas
characterized by a predominance of undisturbed native vegetation.
11. The proposed Residential Medium (RM) FLUM category corresponds with the existing
Improved Subdivision (IS) designation.
12. Policy 101.4.3 states that the principle purpose of the Residential Medium land use
category is to recognize those portions of subdivisions that were lawfully established and
improved prior to the adoption of this plan and to define improved subdivisions as those lots
served by a dedicated and accepted existing roadway, have an approved potable water
supply, and have sufficient uplands to accommodate the residential uses.
13. Goal 105 of the Comprehensive Plan states that Monroe County shall undertake a
comprehensive land acquisition program and smart growth initiative that recognizes that
finite carrying capacity for new development in the Florida Keys.
14. Policy 105.2.1 states that Monroe County shall designate all lands outside of mainland
Monroe County into three general categories: Natural Area (Tier I); Transition and Sprawl
Reduction (Tier II); and Infill Area (Tier III).
15. Policy 105.2.1 further describes Tier III lands as areas where new development and
redevelopment are to be highly encouraged.
16. Goal 102 of the Comprehensive Plan states that Monroe County shall direct future growth to
lands which are intrinsically most suitable for development and shall encourage conservation
and protection of environmentally sensitive lands. The proposed map amendment proposes
no expansion ofthe development into the environmentally sensitive lands.
17. Objective 101.11 of Comprehensive Plan states that Monroe County shall ensure that at the
time a development permit is issued, adequate public facilities are available to serve the
development at the adopted level of service standards concurrent with the impacts of such
development.
18. The 2004 Public Facilities Capacity Assessment Report and the listed programs on
stormwater and wastewater indicate that there are no significant concerns regarding impacts
on public facilities.
CONCLUSIONS OF LAW
1. The lots are 'low quality' wetlands, as are many other developed lots in the subdivision.
Permits required for development of such parcels include payment of mitigation monies into
the Florida Keys Environmental Restoration Trust Fund, which will be utilized for wetland
restoration and enhancement while designed to result in 'no net loss' of overall wetland
habitat and function.
Page 9 of 10
Future Land Use Map Amendment
Breezeswept Beach Estates
Block I, lots 1-4
2. This map amendment meets the third (iii) and fourth (iv) criteria outlined in Section 9.5-511
of the Monroe County Land Development Regulations and will not have a negative impact or
alter the character of the properties or the immediate vicinity.
3. The proposed map amendments are supported by and consistent with Goal 105 and Policy
105.2.1, which will ultimately encourage development to an appropriately designated infill
area, and hence away from an otherwise environmentally sensitive area.
RECOMMENDATION
Based on the Findings of Fact and Conclusions of Law and the recommendations of Planning
Staff, the Development Review Committee and the Planning Commission recommends
APPROVAL to the Board of County Commissioners of the proposed Official Future Land Use
Map amendment from Residential Conservation (RC) to Residential Medium (RM).
Page 10 of 10
Future Land Use Map Amendment
Breezeswept Beach Estates
Block 1, lots 1-4
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BOARD OF COUNTY COMMISSIONERS
AGENDA ITEM SUMMARY
Meeting Date: May 21, 2007
Division: Growth Management
Bulk Item: Yes
No_A..
Department: Planning & Environmental Resources
Staff Contact Person: Andrew Trivette
AGENDA ITEM WORDING:
A request filed by Lee Robert Rohe, on behalf of Ruben Investment Properties, to amend the Future Land Use Map
(FLUM) designation from Residential Medium (RM) to Mixed Use I Commercial (MC) for two properties described
as Block 18, Lot 1, Iohnsonville Subdivision, PB 1-53, Big Coppitt Key, Momoe County, Florida, having the Real
Estate number 00153240,000000 and Part Government Lot 3, Big Coppitt Key, Momoe County, Florida, having the
Real Estate number 00121660.000000.
ITEM BACKGROUND:
The Development Review Committee (DRC) held a public hearing in Marathon on March 21,2006 and based on the
facts presented at the meeting, the DRC recommended approval of the amendment. The Planning Commission held
a public hearing in Marathon on April 12, 2006 and based on the facts presented at the meeting, the Planning
Commission recommended approval to the Board of County Commissioners for the proposed FLUM amendment.
A companion land use district (zoning) map amendment to change the subject properties from a designation of
Improved Subdivision (IS) to Suburban Commercial (SC) will be scheduled for a public hearing before the BOCC at
a later date.
PREVIOUS RELEVANT COMMISSION ACTION:
Apri12006-BOCC approves transmittal of the proposed amendment to DCA.
CONTRACTIAGREEMENTCHANGES: WA
STAFF RECOMMENDATIONS: Approval
TOTAL COST: N/A
BUDGETED: Yes _No NI A
COST TO COUNTY: N/A
SOURCE OF FUNDS: NI A
REVENUE PRODUCING:
Yes N/A No
AMOUNT PER MONTH N/A
Year
APPROVED BY: County Attorney
OMB I Purchasing _ Risk Management _
DOCUMENTATION: Included ~
Not Required_
DISPOSITION:
AGENDA ITEM #
ORDINANCE NO. -2007
AN ORDINANCE BY THE MONROE COUNTY BOARD OF COUNTY
COMMISSIONERS APPROVING THE REQUEST BY LEE ROBERT ROHE,
ON BEHALF OF RUBEN INVESTMENT PROPERTIES, TO AMEND THE
FUTURE LAND USE MAP (FLUM) DESIGNATION OF THE MONROE
COUNTY YEAR 2010 COMPREHENSIVE PLAN FOR THE FOLLOWING
PROPERTIES FROM RESIDENTIAL MEDIUM (RM) TO MIXED
USE/COMMERCIAL (Me). THE PROPERTIES ARE PHYSICALL Y
LOCATED ON FIRST STREET, BIG COPPITT KEY AND ARE LEGALLY
DESCRffiED AS BLOCK 18, LOT 1, JOHNSONVILLE SUBDIVISION, PB 1-
53, BIG COPPITT KEY, MONROE COUNTY, FLORIDA AND PART
GOVERNMENT LOT 3, BIG COPPITT KEY, MONROE COUNTY,
FLORIDA, HAVING REAL ESTATE NUMBERS: 00153240.000000 AND
00121660.000000 AT APPROXIMATE MILE MARKER 10).
WHEREAS, the Monroe County Board of County Commissioners, during a
regular meeting held on April 19, 2006, conducted a review and consideration of the
request filed by Lee Robert Rohe, on behalf of Ruben Investment Properties, to amend
the Future Land Use Map designation of the following properties from Residential
Medium (RM) to Mixed Use / Commercial (Me). The properties are physically located
on First Street, Big Coppitt Key and are legally described as Block 18, Lot 1,
Johnsonville Subdivision, PB 1-53, Big Coppitt Key, Monroe County, Florida and Part
Government Lot 3, Big Coppitt Key, Monroe County, Florida. The Real Estate numbers
are 00153240.000000 and 00121660.000000, located at approximate Mile Marker 10;
and
WHEREAS, at its March 21, 2006 meeting in Marathon, the Development
Review Committee (DRC) reviewed the application and recommended approval of this
Future Land Use Map amendment as indicated in the DRC Resolution No. D05-06; and
WHEREAS, based on the recommendation of the Development Review
Committee, the staff recommended approval of the application to the Planning
Commission; and
WHEREAS, the Planning Commission held a public hearing in Marathon on
April 12, 2006 and based on the facts presented at the meeting, the Planning Commission
recommended approval of the request as indicated in PC Resolution No. PI5-06; and
WHEREAS, after further review of the application and consideration of facts,
staff recommended approval to the Board of County Commissioners as indicated in the
Staff Report dated March 27,2006; and
WHEREAS, the Board of County Commissioners further reviewed the
application and made the following Finding of Facts:
1. Monroe County Code (MCC) Section 9.5-511 (d)(5)(b) allows the Board of County
Commissioners to consider adopting an ordinance to enact map changes under six
specified conditions.
2. This map amendment recognizes a need for additional detail and comprehensiveness
in planning (MCC Section 511 (d)(5)(b)(v)). The application was initiated by the
applicant in order to rezone the subject properties to current and future land use
designations that correspond with the historic use of the subject properties.
3. The pre-1986 zoning of the subject properties was BU-3 (Heavy Business District).
The BU-3 district was intended to provide suitable areas for manufacturing,
processing, storage and distribution of goods and commodities.
4. During the 1986 Comprehensive Plan process, the land use district (zoning) of the
subject properties was changed to Improved Subdivision (IS). The properties were
given the Future Land Use Map (FLUM) designation of Residential Medium (RM) in
1997 when the FLUM was adopted, consistent with the Improved Subdivision
District (IS). The Improved Subdivision (IS) and Residential Medium (RM)
designations are not consistent with the BU-3 designation.
5. MCC Section 9.5-213 states that the purpose of the Improved Subdivision District
(IS) is to accommodate the legally vested residential development rights of owners of
lots in subdivisions that were lawfully established and improved prior to the adoption
of the land development regulations.
6. Policy 101.4.3 of the Monroe County Year 2010 Comprehensive Plan states that the
purpose of the Residential Medium (RM) land use category is to recognize those
portions of subdivisions that were lawfully established and improved prior to the
adoption of the plan. Development on vacant land within this land use category shall
be limited to one residential dwelling unit for each platted lot or parcel which existed
at the time of plan adoption. However, nonresidential uses that were listed as a
permitted use in the land development regulations that were in effect immediately
prior to the institution of the 2010 Comprehensive Plan and that lawfully existed on
such lands on January 4, 1996 may redevelop, reestablish and/or substantially
improve provided that the uses are limited in intensity, floor area, density and to the
type of use that existed on January 4, 1996 or limited to what the pre-201O land
development regulations allowed, whichever is more restrictive.
7. Pursuant to MCC Sections 9.5-143 and 9.5-242, the existing use of light industrial is
a lawful, nonconforming use in the Improved Subdivision District.
8. The applicant has applied to have the existing land use district designation amended
from Improved Subdivision (IS) to Sub Urban Commercial (SC) and to have the
future land use map designation amended from Residential Medium (RM) to Mixed
Use / Commercial (MC).
9. MCC Section 9.5-206 states that the purpose of the Sub Urban Commercial District
(SC) is to establish areas for commercial uses designed and intended primarily to
serve the needs of the immediate planning area in which they are located. This
district should be established at locations convenient and accessible to residential
areas without the use of U.S. Highway 1.
10. Policy 101.4.5 of the Monroe County Year 2010 Comprehensive Plan states that the
principal purpose of the Mixed Use/ Commercial (MC) land use category is to
provide for the establishment of commercial zoning districts where various types of
commercial retail and office may be permitted at intensities which are consistent with
the community character and the natural environment. The land use category is
intended to allow for the establishment of mixed use development patterns, where
appropriate.
11. MCC Section 9.5-511 prohibits any map amendments that would negatively impact
community character. The existing land use designation and proposed land use
designation permit residential uses and are not anticipated to negatively impact the
community character.
12. The Future Land Use Map (FLUM) of the Monroe County Year 2010 Comprehensive
Plan shows that most of Johnsonville Subdivision received a FLUM designation of
Residential Medium (RM), consistent with the Improved Subdivision District (IS).
However, neighboring properties to the South of the subject properties along U.S.
Highway 1 received a FLUM designation of Mixed Use / Commercial (MC),
consistent with the Sub Urban Commercial District (SC).
13. Objective 101.11 of the Monroe County Year 2010 Comprehensive Plan states that
Monroe County shall implement measures to direct future growth away from
environmentally sensitive lands and towards established development areas served by
existing public facilities.
14. The subject properties are within an established development area which is served by
existing public facilities.
WHEREAS, the Board of County Commissioners made the following
Conclusions of Law:
1. The pre-1986 zoning of BU-3 (Heavy Business District) for the subject properties is
not consistent with the current Land Use District of Improved Subdivision (IS) or the
Future Land Use Map designation of Residential Medium (RM).
2. Based on the historic light industry use of the subject properties, which has been
continuous from 1966 to present, and pursuant to MCC Section 9.5-143, the existing
use of light industrial is a lawful, nonconforming use. By amending the current Land
Use District from Improved Subdivision (IS) to Sub Urban Commercial (SC) and the
Future Land Use Map designation from Residential Medium (RM) to Mixed Use /
Commercial (MC), the historic and existing use of the subject properties will be
brought into compliance with the Land Development Regulations and will no longer
be considered nonconforming. This will increase the redevelopment potential for the
subject property and provide opportunities for improvements to occur.
3. The proposed map amendment meets the fourth (v) criteria outlined in Section
511(d)(5)(b) of the Monroe County Code and will not have a negative impact or alter
the character of the subject properties or the immediate vicinity.
NOW THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY
COMMISSIONERS OF MONROE COUNTY, FLORIDA, THAT:
Section 1. The Board specifically adopts the findings of fact and conclusions of
law stated above.
Section 2. The Future Land Use Map of the Monroe County Year 2010
Comprehensive Plan shall be amended as shown in on the attached map, 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 of this ordinance shall not be affected by
such invalidity.
Section 4. All ordinances or parts of ordinance in conflict with this ordinance are
hereby repealed to the extent of said conflict. The repeal of an ordinance herein shall not
repeal the repealing clause of such ordinance or revive any ordinance which has been
repealed thereby.
Section 5. This ordinance does not affect prosecutions for ordinance violations
committed prior to the effective date of this ordinance; and does not waive any fee or
penalty due or unpaid on the effective date of this ordinance; and does not affect the
validity of any bond or cash deposit posted, filed, or deposited pursuant to the
requirements of any ordinance.
Section 6. 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
ordinance.
Balance of Page Intentionally Left Blank
Signature Page to Follow
Ordinance Ruben FLUM Map Amendment
PASSED AND ADOPTED by the Board of County Commissioners of Monroe
County, Florida, at a regular meeting held on the day of , A.D., 2007.
Mayor Mario DiGennaro
Mayor Pro Tem Dixie Spehar
Commissioner George Neugent
Commissioner Charles "Sonny" McCoy
Commissioner Sylvia Murphy
BOARD OF COUNTY COMMISSIONERS OF
MONROE COUNTY, FLORIDA
BY
Mayor/Chairperson
(SEAL)
ATTEST: DANNY L. KOLHAGE, CLERK
DEPUTY CLERK
I Exhibit 1 to Ordinance#
-20071
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The Monroe County Future Land Use Map is amended
as indicated above.
RE 00153240-000000 and RE 00121660-000000 Change
Future Land Use Map Designation from Residential Medium (RM)
to Mixed Use/Commercial (MC)
N
A
TO:
Monroe County Board of County Commissioners
MEMORANDUM
FROM:
Joseph Haberman, Planner
Andrew Omer Trivette, Senior Biologist
RE:
Land Use District and Future Land Use Map Amendments
DATE:
March 27,2006
MEETING DATE: FLUM Transmittal Hearing: April 19, 2006
FLUM Adoption Hearing: May 21,2007
The companion land use district (zoning) map amendment for the subject properties will be
scheduled for a public hearing at a later date. Staff is requesting approval of only the FLUM
amendment at this public hearing.
EXISTING FUTURE LAND USE DESIGNATION: Residential Medium (RM)
PROPOSED FUTURE LAND USE DESIGNATION: Mixed Use / Commercial (MC)
EXISTING ZONING DESIGNATION: Improved Subdivision (IS)
PROPOSED ZONING DESIGNATIONS: Sub Urban Commercial (SC)
PROPERTY OWNER: Ruben Investment Properties, LLC
AGENT: Lee Robert Rohe
PROPERTY INFORMATION
Key:
Big Coppitt Key
Size:
20,000 ft2 (0.46 acres)
Mile Marker:
MM 10 of US. Highway I
Real Estate Number(s):
00153240.000000 & 00121660.000000
Location Brief and Detail:
The site is commonly known as the Key West Party Rental and is located on Big Coppitt Key. It
consists of two contiguous properties, with the Real Estate Numbers 00153240.000000
(Northern parcel) and 00121660.000000 (Southern parcel). The subject properties are situated
Ruben Investment Properties, LLC
Land Use District and Future Land Use Map Amendments
Page 1 of 10
along First Street, one block North of US. Highway 1. The site is bounded by First Street to the
East, Avenue E to the North and Avenue F to the South. The physical address is 7 First Street.
The subject properties are within Section 22, Township 67, Range 26 of Monroe County,
Florida. RE 00153240.000000 is legally described as Block 18, Lot 1, Johnsonville Subdivision,
PB 1-53, Big Coppitt Key. RE 00121660.000000 is legally described as Part Government Lot 3,
Big Coppitt Key. Monroe County Property Appraiser records indicate that there is one 6,985 fP
structure on the property, built in 1966.
Existing Use:
A party rental center is currently operating on the properties. Based on the application, there is
also an office and residential apartment onsite. The party rental center use is considered light
industrial and is not permitted in the Improved Subdivision District (IS). Pursuant to the Monroe
County Code (MCC), an industrial use is a use devoted to manufacture, warehousing, assembly,
packaging, processing, fabrication, storage or distribution of goods an materials whether new or
used. However, Staff has determined that the industrial use is a lawful, nonconforming use and
may continue with its industrial designation pursuant to MCC Section 9.5-143. The proposed
map amendments will make the existing light industrial use conforming.
Existing Habitat:
The current site conditions of the southern parcel are developed with little to no remaining
vegetation. The northern parcel is vacant and also has little native vegetation.
Neighboring Land Uses and Character:
Most of the properties located within the neighboring area, including Johnsonville Subdivision,
are zoned and subdivided primarily for residential use. The areas to the North and West of the
subject properties are designated within an Improved Subdivision District (IS). The area to the
East of the subject properties is designated within an Urban Residential Mobile Home District
(URM). However, to the South of the subject properties, the areas along US. Highway 1 are
designated within a Sub Urban Commercial District (SC).
ZONING AND LAND USE HISTORY
The Tiffany Marble Factory was established on the site in 1966 and the two subject properties
remained in continuous ownership until November of 1996 when they were transferred to Old
Town Key West Development. In May of 1997, the properties were transferred to Josianne
Kennedy and remained in her ownership until the applicant's purchase of the properties. The
properties have been utilized for a variety of commercial and industrial uses since 1966.
Pre-1986 Zoning:
Both properties were zoned for business use prior to the 1986 adoption of the Land Development
Regulations. The property's pre-1986 zoning was BU - 3 (Heavy Business District) which
allowed industrial uses and prohibited residential uses. The BU-3 district was intended to
provide suitable areas for manufacturing, processing, storage and distribution of goods and
Ruben Investment Properties, LLC
Land Use District and Future Land Use Map Amendments
Page 2 of 10
commodities. The district was established to provide areas in which compatible or related
industrial type uses may be located.
Considerations during the 2010 Comprehensive Plan Process:
The land use designation was changed to Improved Subdivision (IS) in 1986 with the adoption of
the Land Development Regulations (LDR's). The properties were given the Future Land Use
Map (FLUM) designation of Residential Medium (RM) in 1997 when the FLUM was adopted.
Industrial uses are not permitted uses in the IS or RM Districts. Commercial uses are restricted.
Changes to Boundary Considerations since 1986:
No recorded boundary changes were found for the subject properties.
ANALYSIS AND RATIONALE FOR CHANGE (fill in any ifthev apply)
Changed Projections or Assumptions: None.
Data Errors:
Regarding the current Improved Subdivision (IS) designation, the applicant asserts that when the
zoning was changed from BU-3 to the present designation of IS, the fact that the subject
properties were located within the Johnsonville Subdivision led the Monroe County Planning
Department to designate the properties as Improved Subdivision (IS), although they were
occupied by a commercial/industrial building since 1966. However, Planning Staff has found
no evidence to support or disclaim the applicant's assertions.
New Issues: None.
Recognition of a Need for Additional Detail or Comprehensiveness:
The applicant asserts that there is a need to recognize the commercial/industrial properties as
suitable for a Sub Urban Commercial (SC) designation, given that the commercial/industrial
use of the properties has been continuously in use from 1966 to present. The applicant asserts
that Monroe County should make a distinction between the portion of Johnsonville Subdivision
that is residential (suitable for IS zoning) and the portion that is commercial (suitable for SC
zoning).
Data Update: None.
IMP ACT AND POLICY ANALYSIS
Comparison of Development Potential for the Current and Proposed Land Uses:
Development Potential based on Current Land Development Regulations (LDR's)
Ruben Investment Properties, LLC
Land Use District and Future Land Use Map Amendments
Page 3 of 10
MCC Section 9.5-213 states that the purpose of the Improved Subdivision District (IS) is to
accommodate the legally vested residential development rights of owners of lots in subdivisions
that were lawfully established and improved prior to the adoption of the LDR's.
Uses permitted as-aI-right include:
. Detached residential dwellings of all types;
. Home occupations;
. Accessory uses;
. Collocations on existing antenna-supporting structures;
. Satellite earth stations less than two (2) meters in diameter, as accessory uses; and
· Wastewater nutrient reduction cluster systems that serve less than ten (10) residences
Uses permitted as minor conditional uses include:
. Parks and community parks;
. Public parks;
. Schools; and
· Satellite earth stations greater than or equal to two (2) meters in diameter, as accessory
uses
Uses permitted as major conditional uses include:
· Commercial retail of low and medium-intensity and office uses or any combination
thereof of less than twenty-five hundred (2,500) square feet of floor area;
· Stealth wireless communications facilities, as accessory uses;
. Land use overlays A, INS, PF; and
· Wastewater treatment facilities and wastewater treatment collection system(s)
Policy 101.4.3 of the Monroe County Year 2010 Comprehensive Plan states that the purpose of
the Residential Medium (RM) land use category is to recognize those portions of subdivisions
that were lawfully established and improved prior to the adoption of the plan. Development on
vacant land within this land use category shall be limited to one residential dwelling unit for each
platted Lot or parcel which existed at the time of plan adoption. However, nonresidential uses
that were listed as a permitted use in the land development regulations that were in effect
immediately prior to the institution of the 2010 Comprehensive Plan and that lawfully existed on
such lands on January 4, 1996 may redevelop, reestablish and/or substantially improve provided
that the uses are limited in intensity, floor area, density and to the type of use that existed on
January 4, 1996 or limited to what the pre-2010 land development regulations allowed,
whichever is more restrictive.
The Future Land Use category that corresponds with the Improved Subdivision District (IS) is
Residential Medium (RM).
Potential Development with the Proposed Map Amendments
MCC Section 9.5-206 states that the purpose of the Sub Urban Commercial District (SC) is to
establish areas for commercial uses designed and intended primarily to serve the needs of the
immediate planning area in which they are located. This district should be established at
locations convenient and accessible to residential areas without the use of U.S. Highway 1.
Ruben Investment Properties, LLC
Land Use District and Future Land Use Map Amendments
Page 4 of 10
Uses permitted as-of-right include:
. Commercial retail of low and medium-intensity and office uses or any combination
thereof ofless than twenty-five hundred (2,500) square feet of floor area;
. Institutional residential uses, involving less than ten (10) dwelling units or rooms;
. Commercial apartments involving less than six (6) dwelling units in;
. Limited commercial recreational uses;
. Institutional uses;
. Public buildings and uses;
. Accessory uses,
. Storage areas, provided that the area does not exceed twenty-five (25) percent of the
gross area of the parcel proposed for development;
. Vacation rental use of nonconforming detached and attached dwelling units;
. Collocations on existing antenna-supporting structures;
. Attached wireless communications facilities, as accessory uses;
. Replacement of an existing antenna-supporting structure;
. Stealth wireless communications facilities, as accessory uses;
. Satellite earth stations, as accessory uses;
. Attached and unattached residential dwellings involving less than SIX (6) units,
designated as employee housing; and
· Wastewater nutrient reduction cluster systems that serve less than ten (10) residences
Uses permitted as minor conditional uses include:
. Commercial retail of low and medium-intensity and office uses or any combination
thereof of greater than twenty-five hundred (2,500) but less than ten thousand (10,000)
square feet of floor area, provided that access to U.S. I is by way of specified conditions;
. Commercial retail uses of high-intensity of less than twenty-five hundred (2,500) square
feet of floor area, provided that access to U.S. I is by way of specified conditions;
· Institutional residential uses involving ten (10) to twenty (20) dwelling units or rooms,
provided that the use is compatible with land use established in the immediate vicinity of
the parcel for development and access to U.S. 1 is by way of specified conditions;
. Commercial apartments involving six (6) to eighteen (18) dwelling units, provided that
the hours of operation of the commercial uses are compatible with the residential uses
and access to U.S. 1 is by way of specified conditions;
. Hotels of fewer than twenty-five (25) rooms, provided that the development meets
specified conditions;
. Campgrounds, provided that the development meets specified conditions;
. Light industrial uses, provided that the parcel proposed for development does not have an
area greater than two (2) acres, the parcel is separated from any established residential
use by at least a class C buffer-yard and all outside storage areas are screened from
adjacent use by a solid fence, wall or hedge at least six (6) feet in height;
. Parks and community parks; and
· Attached and unattached residential dwellings involving six (6) to eighteen (18) units,
designated as employee housing
Uses permitted as major conditional uses include:
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. Commercial retail of low and medium-intensity and office uses or any combination
thereof of greater than ten thousand (10,000) square feet of floor area, provided that
access to U.S. 1 is by way of specified conditions;
. Commercial retail uses of high-intensity of greater than twenty-five hundred (2,500)
square feet of floor area, provided that access to U.S. 1 is by way of specified conditions;
. Institutional residential uses involving twenty (20) or more dwelling units or rooms,
provided that the use is compatible with land use established in the immediate vicinity of
the parcel for development and access to U.S. 1 is by way of specified conditions;
. Hotels providing twenty-five (25) or more rooms, provided that the development meets
specified conditions;
. Marinas, provided that the development meets specified conditions;
. Mariculture, provided that the development meets specified conditions;
. Heliports or seaplane ports, provided that the development meets specified conditions;
. New antenna supporting-structures;
. Land use overlays A, E, PF; and
· Attached and unattached residential dwellings involving more than eighteen (18) units,
designated as employee housing
Policy 101.4.5 of the Monroe County Year 2010 Comprehensive Plan states that the principal
purpose of the Mixed Use/ Commercial (MC) land use category is to provide for the
establishment of commercial zoning districts where various types of commercial retail and office
may be permitted at intensities which are consistent with the community character and the
natural environment. The land use category is intended to allow for the establishment of mixed
use development patterns, where appropriate.
The Future Land Use category that corresponds with the Sub Urban Commercial District (SC) is
Mixed Use / Commercial (MC).
Compatibility with Adjacent Land Uses and Effects on Community Character:
Local Use Compatibility
Residential uses are compatible with the character of the Johnsonville Subdivision community.
However, immediately to the South of the subject properties, along U.S. Highway 1, is an area
that is predominately commercial. The historic and current use of the properties is compatible
with the neighboring commercial properties neighboring to the South.
Density and Intensity
The two subject properties are a combined 20,000 ft2 (0.46 acres) in size.
Low and medium intensity residential uses are compatible with the character of the Johnsonville
Subdivision community. Pursuant to MCC Section 9.5-262, in the Improved Subdivision
District (IS), the allocated density is one dwelling unit per lot. In the Sub Urban Commercial
District (SC), the allocated density is three (3) dwelling units per acre with a maximum net
density of six (6) dwelling units per buildable area.
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Nonresidential land use intensities are regulated pursuant to MCC Section 9.5-269. In the
Improved Subdivision District (IS), the maximum floor area ratios are as follows: 0.25 for
Commercial Retail Low Intensity; 0.20 for Commercial Retail Medium Intensity; and 0.25 for
Offices. Light industry is not permitted. In the Sub Urban Commercial District (SC), the
maximum floor area ratios are as follows: 0.35 for Commercial Retail Low Intensity; 0.25 for
Commercial Retail Medium Intensity; 0.15 for Commercial Retail High Intensity; 0.40 for
Offices; 0.10 for Commercial Recreational; 0.30 for Institutional; 0.10 for Outdoor Recreational;
0.30 for Public Buildings and Uses; and 0.30 Light Industry.
Local Tra1TzcandParhng
Local roads are already in place and have been well maintained. No adverse impact on the
existing road conditions are expected if the land use designation is changed from Improved
Subdivision (IS) to Sub Urban Commercial (SC). The site plan indicates that the parking
standards of the LDR's can be met.
Effects on Natural Resources:
Staff feels that there will be little to no change in the level of impact to the natural resources of
the area based on this proposed zoning change.
Effects on Public Facilities:
Objective 101.11 of the Year 2010 Comprehensive Plan requires the County to direct future
growth away from environmentally sensitive land and towards established development areas
served by existing public facilities. The proposed map amendments support Objective 101.11
based on the following findings in the 2006 Public Facilities Capacity Assessment Report and
the listed programs on stormwater and wastewater.
Tra1Tzc Circulation
U.S. Highway No.1 is required to maintain a level of service (LOS) of "C" in order to support
additional development. The 2005 Us. 1 Arterial Travel Time and Delay Study for Monroe
County indicates a LOS of"D" at the entrance to First Street (Segment 3 of U.S. 1, MM 9.0 to
MM 10.5).
Solid Waste
Monroe County has a solid waste haul out contract with Waste Management Inc. that authorizes
use of the in-state facilities through September 30, 2016, thereby providing the County with
approximately 10 years of guaranteed capacity. The proposed land use district map amendment
may affect solid waste, but not significantly.
Potable Water
In 2002, South Florida Water Management District approved an increase in Florida Keys
Aqueduct Authority's Water Use Permit. Monroe County's Public Facilities Capacity
Assessment Report indicates that there are over 100 gallons of water available per person per
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day. The 100 gallons per person per day standard is commonly accepted as appropriate and is
reflected in Policy 701.1.1 of the Monroe County Year 2010 Comprehensive Plan.
Stormwater
No increase in stormwater runoff will result from this land use change. The subject properties
have already been significantly developed. MCC Section 9.5-293 requires that all developments
retain stormwater on site following Best Management Practices (BMP's).
Effects on Redevelopment/Infill Potential:
There will be no negative impacts on redevelopment / infill potentials. A commerciaV industrial
use has been in existence on the property continuously since 1966. According to the applicant,
the rezoning is necessary to bring the property into compliance and permit future development
and redevelopment of the property in case of damage or destruction following a disaster.
FINDINGS OF FACT AND CONCLUSIONS OF LAW:
1. MCC Section 9.5-511 (d)(5)(b) allows the Board of County Commissioners to consider
adopting an ordinance to enact map changes under six specified conditions.
2. This map amendment recognizes a need for additional detail and comprehensiveness in
planning (MCC Section 51 1 (d)(5)(b)(v)). The application was initiated by the applicant
in order to rezone the subject properties to current and future land use designations that
correspond with the historic use of the subject properties.
3. The pre-1986 zoning of the subject properties was BU-3 (Heavy Business District). The
BU-3 district was intended to provide suitable areas for manufacturing, processing,
storage and distribution of goods and commodities.
4. During the 1986 Comprehensive Plan process, the land use district (zoning) of the subject
properties was changed to Improved Subdivision (IS). The properties were given the
Future Land Use Map (FLUM) designation of Residential Medium (RM) in 1997 when
the FLUM was adopted, consistent with the Improved Subdivision District (IS). The
Improved Subdivision (IS) and Residential Medium (RM) designations are not consistent
with the BU-3 designation.
5. MCC Section 9.5-213 states that the purpose of the Improved Subdivision District (IS) is
to accommodate the legally vested residential development rights of owners of lots in
subdivisions that were lawfully established and improved prior to the adoption of the land
development regulations.
6. Policy 101.4.3 of the Monroe County Year 2010 Comprehensive Plan states that the
purpose of the Residential Medium (RM) land use category is to recognize those portions
of subdivisions that were lawfully established and improved prior to the adoption of the
plan. Development on vacant land within this land use category shall be limited to one
residential dwelling unit for each platted lot or parcel which existed at the time of plan
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adoption. However, nonresidential uses that were listed as a permitted use in the land
development regulations that were in effect immediately prior to the institution of the
2010 Comprehensive Plan and that lawfully existed on such lands on January 4, 1996
may redevelop, reestablish and/or substantially improve provided that the uses are limited
in intensity, floor area, density and to the type of use that existed on January 4, 1996 or
limited to what the pre-2010 land development regulations allowed, whichever is more
restrictive.
7. Pursuant to MCC Sections 9.5-143 and 9.5-242, the existing use of light industrial is a
lawful, nonconforming use in the Improved Subdivision District.
8. The applicant has applied to have the existing land use district designation amended from
Improved Subdivision (IS) to Sub Urban Commercial (SC) and to have the future land
use map designation amended from Residential Medium (RM) to Mixed Use /
Commercial (MC).
9. MCC Section 9.5-206 states that the purpose of the Sub Urban Commercial District (SC)
is to establish areas for commercial uses designed and intended primarily to serve the
needs of the immediate planning area in which they are located. This district should be
established at locations convenient and accessible to residential areas without the use of
U.S. Highway 1.
10. Policy 101.4.5 of the Monroe County Year 2010 Comprehensive Plan states that the
principal purpose of the Mixed Use/ Commercial (MC) land use category is to provide
for the establishment of commercial zoning districts where various types of commercial
retail and office may be permitted at intensities which are consistent with the community
character and the natural environment. The land use category is intended to allow for the
establishment of mixed use development patterns, where appropriate.
11. MCC Section 9.5-511 prohibits any map amendments that would negatively impact
community character. The existing land use designation and proposed land use
designation permit residential uses and are not anticipated to negatively impact the
community character.
12. The Future Land Use Map (FLUM) of the Monroe County Year 2010 Comprehensive
Plan shows that most of Johnsonville Subdivision received a FLUM designation of
Residential Medium (RM), consistent with the Improved Subdivision District (IS).
However, neighboring properties to the South of the subject properties along U.S.
Highway I received a FLUM designation of Mixed Use / Commercial (MC), consistent
with the Sub Urban Commercial District (SC).
13. Objective 101.11 of the Monroe County Year 2010 Comprehensive Plan states that
Monroe County shall implement measures to direct future growth away from
environmentally sensitive lands and towards established development areas served by
existing public facilities.
14. The subject properties are within an established development area which is served by
existing public facilities.
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CONCLUSIONS OF LAW:
1. The pre-1986 zoning of BU-3 (Heavy Business District) for the subject properties is not
consistent with the current Land Use District of Improved Subdivision (IS) or the Future
Land Use Map designation of Residential Medium (RM).
2. Based on the historic light industry use of the subject properties, which has been
continuous from 1966 to present, and pursuant to MCC Section 9.5-143, the existing use
of light industrial is a lawful, nonconforming use. By amending the current Land Use
District from Improved Subdivision (IS) to Sub Urban Commercial (SC) and the Future
Land Use Map designation from Residential Medium (RM) to Mixed Use / Commercial
(MC), the historic and existing use of the subject properties will be brought into
compliance with the LDR's and will no longer be considered nonconforming. This will
increase the redevelopment potential for the subject property and provide opportunities
for improvements to occur.
3. The proposed map amendment meets the fourth (v) criteria outlined in Section
511(d)(5)(b)ofthe Monroe County Code and will not have a negative impact or alter the
character ofthe subject properties or the immediate vicinity.
RECOMMENDATION:
Based on the above Findings of Fact and Conclusions of Law, the Planning and Environmental
Resources Department recommends APPROVAL to the Board of County Commissioners for
the proposed Future Land Use Map amendment from Residential Medium (RM) to Mixed Use /
Commercial (MC), for the two subject properties, RE 00153240.000000 & RE
00121660.000000. Staff will schedule the proposed Land Use District Map amendment for a
public hearing at a later date.
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BOARD OF COUNTY COMMISSIONERS
AGENDA ITEM SUMMARY
Meeting Date: May 21, 2007
Division:
Growth Management
Bulk Item: Yes
No~
Department: Planning and Environmental Res.
Staff Contact Person: Andrew Trivette
AGENDA ITEM WORDING:
MONROE COUNTY PLANNING DEPARTMENT is requesting a Future Land Use Map (FLUM) Amendment from
Residential High (RR) to Mixed Use/Commercial (MC) for properties physically located in Ocean Reef Club between
Marina Drive and Anchor Drive. The properties are legally described as Government Lot 4, and part of the NE Y.. of the
SW Y.. ofthe plat oflands of Seaboard Properties inc., Section 7, Township 59S, Range 41E, North Key Largo, Momoe
County, FL, having Real Estate Numbers: 00081740.000500 and 00081710.000000.
A companion land use district map amendment will be scheduled at a later date.
ITEM BACKGROUND:
The proposal has been reviewed pursuant to MCC 99.5-511. The Development Review Committee held a public hearing on
these matters on April 11, 2006 and May 23, 2006 and recommended approval of the amendment. The Planning
Commission held a public hearing on this matter on June 28, 2006 and recommended approval of the amendment.
This is largely a housekeeping measure. In 1995, the BOCC approved a Land Use Designation change. At the time this
change was made, the corresponding FLUM change was not made. The Planning Department is changing the FLUM
designation in order to allow the parcels to be developed to their greatest potential. In addition, other portions of adjoining
parcels are being changed in order to allow the Ocean Reef Club to develop the land to its fullest potential.
PREVIOUS RELEVANT BOCC ACTION: In 1995, a Land Use Designation change was approved from Urban
Residential (UR) to Suburban Commercial (SC) for these parcels.
On August 16, 2006, the BOCC approved the transmittal of the proposed amendment to DCA.
CONTRACT/AGREEMENT CHANGES: N/A
STAFF RECOMMENDATIONS: Approval
TOTAL COST:
N/A
BUDGETED: Yes
No
COST TO COUNTY:
N/A
SOURCE OF FUNDS:
REVENUE PRODUCING: Yes
No
AMOUNTPERMONTH_ Year
APPROVED BY:
County Atty X
OMB/Purchasing _
Risk Management
DOCUMENT ATION:
Included X
Not Required__
DISPOSITION:
AGENDA ITEM #
..-
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ORDINANCE NO.: -2007
AN ORDINANCE BY THE MONROE COUNTY BOARD OF
COUNTY COMMISSIONERS APPROVING THE REQUEST
FILED BY THE MONROE COUNTY PLANNING
DEPARTMENT TO AMEND THE FUTURE LAND USE MAP
(FLUM) DESIGNATION OF THE MONROE COUNTY YEAR
2010 COMPREHENSIVE PLAN FROM RESIDENTIAL HIGH
(RR) TO MIXED USE COMMERCIAL (MC) FOR PROPERTY
LEGALLY DESCRIBED AS PART LOT 4 AND PART NE ~
OF THE SW ~ OF SECTION 7, TOWNSHIP 59S, RANGE 41E,
OCEAN REEF, KEY LARGO, MONROE COUNTY, FLORIDA
HAVING REAL ESTATE NUMBERS: 00081740.000500 AND
00081710.000000.
WHEREAS, the Monroe County Board of County Commissioners, during
a regular meeting held on August 16,2006 conducted a review and consideration of
the request filed by Monroe County Planning to amend the Future Land Use Map
(FLUM) from Residential High (RR) to Mixed Use Commercial (MC) for property
described as Part Lot 4 and Part NE ~ of the SW ~ of Section 7, Township 59S,
Range 41 E, Ocean Reef, Key Largo, Monroe County, Florida having the Real
Estate Numbers: 00081740.000500 and 00081710.000000; and
WHEREAS, the Monroe County Planning Commission, during a regular
meeting held on June 28, 2006 conducted a review of these same requests and
recommended approval to the Board of County Commissioners; and
WHEREAS, the Monroe County Development Review Committee, during
regular meetings held on April 11, 2006 and May 23, 2006 conducted a review and
consideration of these same requests and recommended approval to the Planning
Commission; and
WHEREAS, the Board of County Commissioners examined the staff report
prepared by Julianne Thomas, Planner on July 27,2006; and
WHEREAS, the Board of County Commissioners makes the following
Findings of Fact:
Ocean Reef FLUM Ordinance
Page 1 of 4
1. Section 9.5-511 (d)(5)b of the Monroe County Code (MCC) allows the Board
of County Commissioners to consider adopting an ordinance to enact map
changes under six listed conditions.
2. In accordance with Section 9.5-511 (d) (5) (b):
(ii.) Changed assumptions:
ORe is a gated, private community committed to meeting the commercial
and communication needs of its residents on site. As such, areas identified
for commercial development need to have the appropriate FLUM to allow
commercial development.
(iv.)New issues
Staff believes that the property should have a FLUM consistent with current
zoning and land use. The limited commercial areas in ORC need to be
available for development to the ORC community.
(v.)Recognition of a need for additional detail or comprehensiveness:
FLUM designations need to correspond with Land Use designations in order
to provide property owners an opportunity to fully develop their land. This
FLUM designation needs to be changed to correspond with the Land Use
Designation.
3. The subject property was zoned BU-2 prior to 1986.
4. The subject property was assigned zoning of Urban Residential (UR) in 1986.
5. The Future Land Use Map of the Monroe County Year 2010 Comprehensive
Plan, which took effect on January 4, 1996, followed the land use district
boundary and designated a future land use category of Residential High (RR)
for the UR parcel.
6. Pursuant to a 1995 development agreement with Ocean Reef, the zoning of this
parcel was changed from UR to Suburban Commercial (SC).
7. The present RR FLUM designation does not correspond with the existing Sub
Urban Commercial (SC) land use district designation.
8. The Residential High (RR) FLUM does not allow for the SC parcel to be
developed to its highest potential.
9. Section 9.5-511 prohibits any map amendments that would negatively impact
community character. No negative impacts were identified.
10. Objective 101.11 states that Monroe County shall ensure that at the time a
development permit is issued, adequate public facilities are available to serve
the development at the adopted level of service standards concurrent with the
impacts of such development.
11. The 2005 Public Facilities Capacity Assessment Report and the listed
programs for stormwater and wastewater indicate that there are no significant
concerns.
WHEREAS, the Board of County Commissions makes the following
Conclusions of Law:
1. This map amendment meets criteria (ii), (iv), and (v) outlined in Section 9.5-511
of the Monroe County Land Development Regulations.
Ocean ReefFLUM Ordinance
Page 2 of 4
2. This map amendment will not result in a negative impact or alter the character
of the properties or the immediate vicinity.
3. Based on the Findings of Facts presented, the proposed land use designation is
appropriate for this property and will allow the owners to make full use of the
subject property.
NOW THEREFORE, BE IT ORDAINED BY THE BOARD OF
COUNTY COMMISSIONERS OF MONROE COUNTY, FLORIDA THAT:
Section 1. The Board specifically adopts the findings of fact and conclusions
of law stated above.
Section 2. The Future Land Use Map of the Monroe County Year 2010
Comprehensive Plan shall be amended as shown in on the attached map, 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 of this ordinance shall not
be affected by such invalidity.
Section 4. All ordinances or parts of ordinance in conflict with this ordinance
are hereby repealed to the extent of said conflict. The repeal of an ordinance herein
shall not repeal the repealing clause of such ordinance or revive any ordinance
which has been repealed thereby.
Section 5. This ordinance does not affect prosecutions for ordinance
violations committed prior to the effective date of this ordinance; and does not
waive any fee or penalty due or unpaid on the effective date of this ordinance; and
does not affect the validity of any bond or cash deposit posted, filed, or deposited
pursuant to the requirements of any ordinance.
Section 6. 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
ordinance.
Balance of Page Intentionally Left Blank
Signature Page to Follow
Ocean ReefFLUM Ordinance
Page 3 of 4
Ocean Reef FLUM Amendment
PASSED AND ADOPTED by the Board of County Commissioners of Monroe
County, Florida at a regular meeting held on the _ day of ,2007.
Mayor Mario DiGennaro
Mayor Pro Tern, Dixie Spehar
Commissioner George Neugent
Commissioner Charles "Sonny" McCoy
Commissioner Sylvia Murphy
BOARD OF COUNTY COMMISSIONERS
OF MONROE COUNTY, FLORIDA
BY
Mayor/Chairperson
(SEAL)
ATTEST: D~L.KOLHAGE,CLERK
DEPUTY CLERK
Ocean Reef FLUM Ordinance
Page 4 of 4
I Exhibit 1 to Ordinance#
-20071
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The Monroe County Future land Use Map is amended
as indicated above.
Portion of RE 00081740-005000 and RE 00081710-000000 - Change Future Land
Use Map Designation from Residential High (RH) to Mixed Use/Commercial (MC)
N
A
Memorandum
To: Board of County Commissioners
From: Julianne Thomas, Planner
Alex Score, Biologist
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Date: July 27,2006
Re: Request for Future Land Use Map Amendment and Land Use Designation Change.
At the May 21. 2007 public hearing. the BOCC will only consider the FLUM
amendment. staff will bring the companion land use district (zoning) map amendment
at a later date.
MEETING DATE:
FLUM Transmittal Hearing: August 16,2006
FLUM Adoption Hearing: May 21,2007
RE NUMBER: 00081740.000000
EXISTING FUTURE LAND USE MAP DESIGNATION:
PROPOSED FUTURE LAND USE MAP DESIGNATION:
EXISTING ZONING DESIGNATION:
PROPOSED ZONING DESIGNATION:
PROPERTY OWNER:
AGENT:
PROPERTY INFORMATION
Mixed Use/Commercial (MC)
Mixed Use/Commercial (MC)
Urban Residential (UR)
Sub Urban Commercial (SC)
Ocean Reef Business Center LLC
Reed & Company Development Services Inc.
Key: Key Largo Mile Marker: Ocean Reef
Size of Parcel: 7.35 Acres; 0.85 acres (36,888 s.f.) being changed
RE NUMBER: 00081740.000500
EXISTING FUTURE LAND USE MAP DESIGNATION:
PROPOSED FUTURE LAND USE MAP DESIGNATION:
EXISTING ZONING DESIGNATION:
PROPOSED ZONING DESIGNATION:
PROPERTY OWNER:
AGENT:
PROPERTY INFORMATION
Residential High (RH)
Mixed Use/Commercial (MC)
Sub Urban Commercial (SC)
Sub Urban Commercial (SC)
Ocean Reef Business Center LLC
Reed & Company Development Services Inc.
Key: Key Largo
Size of Parcel: 2.36 Acres
Mile Marker: Ocean Reef
RE NUMBER: 00081710.000000
EXISTING FUTURE LAND USE MAP DESIGNATION:
PROPOSED FUTURE LAND USE MAP DESIGNATION:
EXISTING ZONING DESIGNATION:
Residential High (RH)
Mixed Use/Commercial (MC)
Urban Residential (UR)
Ocean Reef Map 1 FLUM & LU Amendment
BOCC, August 16,2006
PROPOSED ZONING DESIGNATION:
PROPERTY OWNER:
AGENT:
PROPERTY INFORMATION
Sub Urban Commercial (SC)
Ocean Reef Club, Inc.
Reed & Company Development Services Inc.
Key: Key Largo Mile Marker: Ocean Reef
Size of Parcel: 10.91 Acres; 3.84 acres being changed
Location Detail & Brief Description:
The property is located on Key Largo in Ocean Reef between Marina Drive and Anchor
Drive. The property is located on the Island of Key Largo, in Ocean Reef, and is legally
described Government Lot 4, and part of the NE ~ of the SW ~ of the Plat of Lands of
Seaboard Properties, Inc., Section 7, Township 59 South, Range 41 East, North Key Largo,
Monroe County, Florida. The real estate numbers are: 00081740-000000; 00081740-000500,
and 00081710-000000.
Existing Use:
The parcels are currently occupied primarily by staff housing consisting of about 249 beds
spread throughout 132 units. There are approximately twenty (20) individual single story
frame cottage structures known as "yachtcls" or reef huts. One (1) of the twenty units (20) is
a duplex consisting of two (2) units in one (1) structure. In the reef huts there are nine (9)
efficiencies, five (5) one (1) bedrooms, six (6) two (2) bedrooms, and one (1) three (3) bedroom
unit. There are also three (3) large structures: two (2) one story structures and a four (4)
story building containing residential units. The two (2) single story buildings contain three
(3) single, motel style units: 12 units (2 beds each) with shared baths and seven (7) two room
suites. The four (4) story structure consists of 89 dormitory style units with two (2) double
beds per unit. In addition to the residential uses on the property there is approximately
2,961 square feet of commercial space. Office space takes 966 square feet and 1,995 square
feet are dedicated for storage. The property also contains a swimming pool, parking lots,
roads, cafeteria, laundry and basketball court which are used by employees. There is also a
driving range used by the Club members in the southern portion of Parcel 00081760.
89 Units, 2 double beds er unit
3 single, motel style units; 12 units (2 beds each)
with shared baths; and 7 two room suites.
Res. A-I & A-2
Res. A-3
Res. A-4
Res. A-5
Res. A-6
Res. A-7
Res. A-8
Res. A-9
Res. A-I0
Res. B-2
Ocean Reef Map 1 FLUM & LU Amendment
BOCC, August 16,2006
1 Stor
1 Stor
1 Stor
1 Stor
1 Stor
1 Stor
1 Stor
1 Stor
1 Sto
Res. B-3
Res. B-4
Res. B-7
Res. C-l
Res. C-2
Res. C-3
Res. S-18
Res. S-19
Res. S-20
Res. S-21
. 16 X 28
off-site) (200
Existing Habitat:
The property is disturbed with both native and exotic landscaping.
Land Use and Habitat on the 1985 Existing Conditions Aerials:
The existing land use maps classify this property as commercial and Mixed Residential High
Density. The 1986 existing conditions map panel #328 classify this site as 740, disturbed.
The site has many landscaped areas with both native and exotic vegetation.
Neighboring Land Uses and Character:
The land to the northeast is zoned Parks and Refuge (PR) and is a golf course. The area has
a FLUM of Recreation (R).
To the North, across Ocean Reef Drive are offices for the Ocean Reef Club. This area has
zoning of SC with a FLUM of MC.
The property directly south across Marina Drive IS Marina Village Condominiums. The
zoning is UR with a FLUM of RH.
ZONING AND LAND USE HISTORY
Pre - 1986 Zoning:
The subject property was zoned BU -2, Medium Business District prior to 1986. This district
was intended to provide areas suitably situated for centers of commercial activity, area retail
sales, commercial activity, area retail sales, sale of fuels, mechanical services, wholesaling,
warehousing, and storage.
Considerations during 1986 comprehensive plan process:
Ocean Reef Map 1 FLUM & LU Amendment
BOCC, August 16,2006
During the 1986 revisions to the Monroe County Land Development Regulations and land
use designations (Ordinance 33-1986 dated February 28, 1986), the subject property was re-
designated as Urban Residential (UR).
Consideration during the 2010 comprehensive plan Process:
During the ensuing Comprehensive Plan process which culminated in the adoption of the
Monroe County Year 2010 Comprehensive Plan in 1996, efforts were made to eliminate
inconsistencies between the existing Land Development Regulations and the newly
formulated Comprehensive Plan and to apply Future Land Use Map (FLUM) designations
that were consistent with the land use district designations. The property was given a
FLUM designation of Residential High (RH) which was consistent with original Urban
Residential (UR) land use district designation.
Map changes or boundary considerations since 1986:
In October 1995, a ten (10) year development agreement with Ocean Reef was passed that
included seven (7) map amendments. These map amendments changed the Land Use
District (Zoning) Map but did not change the Future Land Use Map (FLUM). One of these
parcels - RE 00081740.000500 - property was changed to an SC land use district without
changing the corresponding FLUM designation. This change to the FLUM is necessary to
reconcile the current zoning adopted in 1995 with the FLUM.
RE 00081740.000000 has a FLUM of Mixed Use Commercial (MC) but a Land Use
Designation of Urban Residential (UR). In this case, the FLUM is correct and a land use
designation change to SC will allow this parcel to be developed to its fullest potential.
Parcel RE 00081760.000000 has a Land Use Designations of UR and SC with a FLUM of
RH. This change to the FLUM is necessary to reconcile the current zoning adopted in 1995
with the FL UM. Also, a small portion of the parcel needs to be changed from UR to SC to
allow the parcel to be developed to its fullest potential.
The final parcel- RE 00081710.000000 - has a Land Use Designation of Urban Residential
(UR) and a corresponding FLUM of Residential High (RH).
ANALYSIS AND RATIONAL FOR CHANGE (Pursuant to Section 9.5-511 (d) (5) b.)
(i.) Changed projections:
None.
(ii.) Changed assumptions:
Ocean Reef Club (ORC) is a gated community and private club that limits access to the
community by non-residents and non-members. The community is a de facto
municipality providing its own sewer, garbage, police, fire protection and medical
services. ORC is isolated, 12 miles from Key Largo and a 30 minute drive from Florida
City and Homestead.
Ocean Reef Map I FLUM & LU Amendment
BOCC, August 16,2006
The original change in zoning was granted in part based on much of the vacant land
along CR-905 being turned into a wildlife refuge. Staff believed that the environmentally
sensitive nature of the lands could be protected by reducing the number of trips on CR-
905. One way to reduce the number of trips is to provide for more services on site. The
only way to provide more services on site is to create more areas which will allow for
commercial development.
ORC provides amenities to its residents in the form of commercial retail services, offices,
restaurants, offices, schools, and recreation opportunities.
These parcels are integral to the success of Ocean Reef as this is where the employees live.
The isolation of Ocean Reef as well as the general shortage of hourly workers in the Keys
makes providing employee housing essential to the success of Ocean Reef. Ocean Reef
needs to be able to reconfigure these parcels as a cohesive development to provide more
and better services for their employees so that their employees can provide outstanding
service for the club members.
Ocean Reef would like to be able to approach all these parcels as a cohesive unit without
having to worry that something may be allowed in one space but not in another. Ocean
Reef cannot afford to lose density and also realizes that the allowed density needs to be
balanced with other needs they have identified. Ocean Reef and the Planning
Department believe that a Land Designation of Sub Urban Commercial (SC) for these
parcels with the corresponding Future Land Use Designation (FLUM) of Mixed Use
Commercial (MC) will keep the density required along with provide other services needed
by the club and the employees.
(iii.) Data errors:
None.
(iv.) New issues:
A situation developed that highlighted the inconsistency between the Land Use
Designation of SC and the FLUM of RH in parcel RE 00081760.000000. An application
was submitted to build a communication tower, and a site was selected within this parcel
in the SC zoning. The type of tower planned is allowed in SC zoning but is not allowed
with a FLUM of RH. In Florida, the FLUM designation is controlling. At the time the
parcel was chosen in July of 2005, the FLUM was not referenced and staff did not realize
until January as the project was slated to go to the Development Review Committee that
a fatal inconsistency existed that would result in the project being unable to go forward.
Staff felt it was time to remove the inconsistency and allow this parcel to be developed to
its fullest potential. In addition, Ocean Reef would like to be able to redevelop the area
cohesively for employee housing and other community and employee services.
(v. ) Recognition of a need for additional detail or comprehensiveness:
There are limited areas in ORC that are zoned for commercial uses. This parcel was
rezoned SC because the parcel is a disturbed site with established commercial uses on the
adjacent parcel. Changing the FLUM to MC will eliminate the current inconsistency and
allow for the development to occur on this parcel as was intended when the zoning was
changed.
(vi. ) Data updates:
Ocean Reef Map 1 FLVM & LV Amendment
BOCC, August 16,2006
None.
IMP ACT AND POLICY ANALYSIS
Comparison of development potential for the Current and Proposed Land Uses:
1. Current Land development regulations (LDR's)
The properties have current land use designations of Sub Urban Commercial (SC) and Urban
Residential (UR) and FLUM designations of Residential High (RH) and Mixed Use
Commercial (MC).
Sec. 9.5-204. Purpose of the Urban Residential District (UR).
The purpose of the UR district is to provide areas appropriate for high-density residential
uses designed and intended for occupancy by persons gainfully employed in the Florida Keys
and to create areas to provide for vacation rental use of detached dwellings, duplexes, and
multifamily dwellings. This district should be established at or near employment centers.
Sec. 9.5-206. Purpose of the Sub Urban Commercial District (SC).
The purpose of the SC district is to establish areas for commercial uses designed and intended
primarily to serve the needs of the immediate planning area in which they are located. This
district should be established at locations convenient and accessible to residential areas
without use of U.S. 1.
Policy 101.4.4
The principal purpose of the Residential High category is to provide for high-density single-
family, multi-family, and institutional residential development, including mobile homes and
manufactured housing, located near employment centers. In addition, Monroe County shall
adopt Land Development Regulations which allow nonresidential uses that were listed as a
permitted use in the Land Development Regulations that were in effect immediately prior to
the institution of the 2010 Comprehensive Plan, and that lawfully existed on such lands on
January 4, 1996 to develop, redevelop, reestablish and/or substantially improve provided
that the use is limited in intensity, floor area, density and to the type of use that existed on
January 4, 1996 or limited to what the pre-2010 LDR's allowed, whichever is more
restricted.
Policy 101.4.5
The principal purpose 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 may be permitted at intensities which are consistent with the community character
and the natural environment. Employee housing and commercial apartments are also
permitted.
This land use category IS also intended to allow for the establishment of mixed use
development patterns, where appropriate. Various types of residential and non-residential
uses may be permitted; however, heavy industrial uses and similarly incompatible uses shall
be prohibited
2. Potential Land Uses with Proposed Map Amendment
Ocean Reef Map I FLUM & LU Amendment
BOCC, August 16,2006
Staff and the Ocean Reef Club are requesting a land use designation and future land use map
amendments so all parcels will have a land use designation of Sub Urban Commercial (SC)
and a FLUM of from Mixed Use/Commercial (MC).
Sec. 9.5-206. Purpose of the Sub Urban Commercial District (SC).
The purpose of the SC district is to establish areas for commercial uses designed and intended
primarily to serve the needs of the immediate planning area in which they are located. This
district should be established at locations convenient and accessible to residential areas
without use of u.s. 1.
Policy 101.4.5
The principal purpose 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 may be permitted at intensities which are consistent with the community character
and the natural environment. Employee housing and commercial apartments are also
permitted.
The list of permitted as-of-right and conditional uses includes commercial uses, office,
institutional, public uses, hotels and marinas. More specifically, the SC permits commercial
apartments and employee housing of less than six (6) units as-of-right, subject to meeting all
other requirements. More than eighteen (18) units require a major conditional use.
Compatibility with adjacent land uses and effects on community character:
Density and Intensity
Changing the FLUM from RH to MC does not have any negative effects for this property.
Allocated and Max Net Densit Permitted Per Acre
Residential Hi h ixed Use/Commercial
Allocated Max Net (DU Allocated
DU/Acre IBuildableAcre), DU/Acre
3-16 du, 10 12 du 1-6 du
rooms/spaces 20 rooms/s aces 5-15 rooms/spaces
Max Net (DU/
Buildable Acre)
6-18 du
10-25 rooms/spaces
Employee
housing
UR
or
S 3.0
C
15.0 units recently
raised to 18.0 units
The maximum non-residential square footage permitted is as follows, the ultimate square
footage allowed is dependant on compliance with all Monroe County Code requirements:
Commercial Maximum Floor Area Ratio Permitted
Residential High (RH) ixed Use Commercial- SC zoning
one allowed
SR
MFAR
.10
.15
.25
Ocean Reef Map 1 FLUM & LU Amendment
BOCC, August 16,2006
Light industry 0.30 ~.2
Institutional
Public 0.30 ~.2
Buildings
Low Intensity ~.35 ~.2
Office ~.40 Kl.2
Use Compatibility
The property is currently being used for employee housing and supporting commercial
actIVItIeS. A portion of this parcel houses a driving range and other commercial
establishments. A change in the FL UM will allow this parcel to be developed to its greatest
potential under its current SC zoning.
Effects on Natural Resources Goal 102
Goal 102 of the Year 2010 Comprehensive Plan states that Monroe County shall direct future
growth to lands which are intrinsically most suitable for development and shall encourage
conservation and protection of environmentally sensitive lands. Future development would
be required to comply with all Monroe County Code, State and Federal environmental
regulations.
These FL UM and L UD changes will allow the parcels to be developed to their fullest
potential and minimize the need to build or clear environmentally sensitive lands to provide
services to the community.
Effects on Public Facilities: Objective 101.11
Monroe County shall implement measures to direct future growth away from
environmentally sensitive land and towards established development areas served by existing
public facilities. The proposed FLUM and Land Use District Map amendments will
encourage commercial development to remain on disturbed lands rather than encroaching on
environmentallv sensitive areas.
"
Local Traffic, Parking, and Traffic Circulation
The subject property is located in Ocean Reef, a gated community with limited access to
non-members. Much of the travel within Ocean Reef is conducted using golf carts and staff
has no evidence that there will be any local traffic, parking or traffic circulation issues
created.
Effects on Public Facilities
ORC provides many of its own services in terms and anticipates no problem continuing to
meet the community needs if this amendment is approved and enacted.
FININGS OF FACT AND CONCLUSIONS OF LAW:
1. Section 9.5-511 (d)(5)b of the Monroe County Code (MCC) allows the Board of County
Commissioners to consider adopting an ordinance to enact map changes under six listed
conditions.
Ocean Reef Map 1 FL UM & L U Amendment
BOCC, August 16,2006
2. In accordance with Section 9.5-511 (d) (5) (b):
(ii.) Changed assumptions:
ORC is a gated, private community committed to meeting the commercial and
communication needs of its residents on site. As such, areas identified for commercial
development need to have the appropriate FLUM to allow commercial development.
This is an area ORC needs to be able develop fully for employee housing and other
community needs. Cohesive Land Use Designations and FLUM designations will
allow ORC to do this.
(iv.) New issues
There are limited areas available and appropriate for employee housing and
commercial development. Allowing the available and appropriate parcels to be
developed to their fullest potential is in the best interest of ORC and Monroe County.
(v.) Recognition of a need for additional detail or comprehensiveness:
FLUM designations need to correspond with Land Use designations in order to
provide property owners an opportunity to fully develop their land. These FL UM
and Land Use designations needs to be changed in order to be consistent and allow
maximum utilization of the property.
3. The subject property was zoned BU-2, Medium Business District prior to 1986.
4. The subject property was assigned zoning of Urban Residential (UR) in 1986.
5. The Future Land Use Map of the Monroe County Year 2010 Comprehensive Plan, which
took effect on January 4, 1996, followed the land use district boundary and designated a
future land use category of Residential High (RH) for the UR parcel.
6. Pursuant to a 1995 development agreement with Ocean Reef, a portion of parcel
00081760.000000 was changed from UR to Suburban Commercial (SC).
7. A portion ofthe re-zoned area was given a FLUM of Mixed Use Commercial (MC) but not
the entire parcel.
8. The present RH FLUM designation does not correspond with the existing Sub Urban
Commercial (SC) land use district designation.
9. The Residential High (RH) FLUM does not allow for the SC parcel to be developed to its
highest potential.
10. Section 9.5-511 prohibits any map amendments that would negatively impact
community character. No negative impacts were identified.
11. Objective 101.11 states that Monroe County shall ensure that at the time a development
permit is issued, adequate public facilities are available to serve the development at the
adopted level of service standards concurrent with the impacts of such development.
12. The 2005 Public Facilities Capacity Assessment Report and the listed programs for
stormwater and wastewater indicate that there are no significant concerns.
CONCLUSIONS OF LAW:
1. This map amendment meets criteria (ii), (iv), and (v) outlined in Section 9.5-511 of the
Monroe County Land Development Regulations.
2. This map amendment will not result in a negative impact or alter the character of the
properties or the immediate vicinity.
Ocean Reef Map 1 FLVM & LV Amendment
BOCC, August 16,2006
3. Based on the Findings of Facts presented, the proposed land use designation and future
land use designation are appropriate for this property and will allow the owners to make
full use of the subject property.
RECOMMENDATION:
Based on the above Findings of Fact and Conclusions of Law, staff recommends APPROVAL
to the Board of County Commissioners for the proposed Future Land Use Map amendment
from Residential High (RH) to Mixed Use Commercial (MC) for the identified portion of RE
00081740.000500 and 00081710.000000.
Staff will bring forward the companion land use district map amendment at a public hearing
in Key Largo.
Ocean Reef Map 1 FLVM & LV Amendment
BOCC, August 16,2006
BOARD OF COUNTY COMMISSIONERS
AGENDA ITEM SUMMARY
Meeting Date: May 21, 2007
Division:
Growth Management
Bulk Item: Yes
No~
Department: Planning and Environmental Res.
Staff Contact Person: Andrew Trivette
AGENDA ITEM WORDING:
MONROE COUNTY PLANNING DEPARTMENT is requesting a Future Land Use Map (FLUM)
Amendment from Recreation (R) to Mixed Use/Commercial (MC) for property legally described as
Part NE ~ ofSW ~ and Part SW ~ ofNE ~ ofNE and Part SE ~ ofNW ~ of Section 7, Township
59S, Range 41E, Ocean Reef, Monroe County, Florida, having Real Estate Numbers:
00081720.000301 and 00081720.000303.
ITEM BACKGROUND:
This is a Planning Department-sponsored amendment. The Development Review Committee held a
public hearing on this matter on April 11, 2006 and recommended approval of the amendment. The
Planning Commission held a public hearing on this matter on June 28, 2006 and recommended
approval of the amendment.
This is a housekeeping measure. In 1995, the BOCC approved a Land Use Designation change. At the
time this change was made, the corresponding FLUM change was not made. The Planning Department
is changing the FLUM designation in order to allow the parcels to be developed to their greatest
potential.
PREVIOUS RELEVANT BOCC ACTION: In 1995, a Land Use Designation change was approved
from Sparsely Settled (SS) to Suburban Commercial (SC).
August 2006-BOCC approves transmittal of proposed FLUM amendment to DCA.
CONTRACT/AGREEMENT CHANGES: N/A
STAFF RECOMMENDATIONS: Approval
TOTAL COST:
N/A
BUDGETED: Yes
No
COST TO COUNTY:
N/A
SOURCE OF FUNDS:
REVENUE PRODUCING: Yes
No
AMOUNTPERMONTH_ Year
APPROVED BY: County Atty X
OMB/Purchasing _
Risk Management _
DOCUMENTATION:
Included X
Not Required _ _
DISPOSITION:
AGENDA ITEM #
- h" . _
,'~~l" ~,' ';',
r .!
. ~ ,~~_..... I."
'-\:.> :~ ~}
- .....+--~
ORDINANCE NO.: -2007
AN ORDINANCE BY THE MONROE COUNTRY BOARD OF
COUNTY COMMISSIONERS APPROVING THE REQUEST FILED
BY THE MONROE COUNTY PLANNING DEPARTMENT TO
AMEND THE FUTURE LAND USE MAP (FLUM) DESIGNATION OF
THE MONROE COUNTY YEAR 2010 COMPREHENSIVE PLAN
FROM RECREATION (R) TO MIXED USE COMMERCIAL (MC) FOR
PROPERTY LEGALLY DESCRIBED AS PART OF THE NE ~ OF
THE SW ~ AND PART OF THE SW ~ OF THE NE ~ OF THE PLAT
OF LANDS OF SEABOARD PROPERTIES, INC., SECTION 7,
TOWNSHIP 59 SOUTH, RANGE 41 EAST, OCEAN REEF, KEY
LARGO, MONROE COUNTY, FLORIDA, HAVING REAL ESTATE
NUMBERS: 00081720.000301 AND 00081720.000303.
WHEREAS, the Monroe County Board of County Commissioners, during a
regular meeting held on August 16, 2006 conducted a review and consideration of the
request filed by Monroe County Planning to amend the Future Land Use Map (FLUM)
from Recreation (R) to Mixed Use Commercial (MC) for property is legally described as
Part of the NE ~ of the SW ~ and Part of the SW ~ of the NE ~ of the Plat of Lands
of Seaboard Properties, Inc., Section 7, Township 59 South, Range 41 East, Ocean Reef,
Key Largo, Monroe County, Florida, having real estate numbers: 00081720.000301 and
00081720.000303 ; and
WHEREAS, the Monroe County Planning Commission, during a regular
meeting held on June 28, 2006 conducted a review of these same requests and
recommended approval to the Board of County Commissioners; and
WHEREAS, the Monroe County Development Review Committee, during a
regular meeting held on April 11, 2006 conducted a review and consideration of these
same requests and recommended approval to the Planning Commission; and
WHEREAS, the Board of County Commissioners examined the staff report
prepared by Julianne Thomas, planner on July 27,2006; and
WHEREAS, the Board of County Commissioners makes the following Findings
of Fact:
1. Section 9.5-511 (d)(5)b of the Monroe County Code (MCC) allows the Board of
County Commissioners to consider adopting an ordinance to enact map changes
under six listed conditions.
Ocean ReefFLUM Ordinance
Page 1 of 4
2. In accordance with Section 9.5-511 (d) (5) (b):
(ii.) Changed assumptions:
ORC is a gated, private community committed to meeting the commercial and
communication needs of its residents on site. As such, areas identified for
commercial development need to have the appropriate FLUM to allow
commercial development.
(iv.) New issues
Staff identified these parcels as having a land use designation change under the
Ocean Reef development agreement without a corresponding FLUM designation
change. These parcels are overdeveloped with their current FLUM designations
and staff seeks to bring these parcels into compliance and allow the parcels to be
developed fully.
(v.)Recognition of a need for additional detail or comprehensiveness:
There are limited areas in ORC that are zoned for commercial uses. Changing the
FLUM of this parcel will allow this area of Ocean Reef to be developed fully for
the communities needs.
3. The subject property was zoned GU and RU-3 prior to 1986.
4. The subject property was assigned zoning of Sparsely Settled (SS) in 1986.
5. The Future Land Use Map of the Monroe County Year 2010 Comprehensive Plan,
which took effect on January 4, 1996, followed the land use district boundary and
designated a future land use category of Recreation (R) for the SS parcels.
6. The subject property was granted a new land use designation of Sub Urban
Commercial in 1996 pursuant to a development agreement with Ocean Reef.
7. The corresponding FLUM designation was never updated to reflect this change.
8. Section 9.5-511 prohibits any map amendments that would negatively impact
community character. No negative impacts were identified.
9. Objective 101.11 states that Monroe County shall ensure that at the time a
development permit is issued, adequate public facilities are available to serve the
development at the adopted level of service standards concurrent with the impacts of
such development.
10. The 2005 Public Facilities Capacity Assessment Report and the listed programs for
stormwater and wastewater indicate that there are no significant concerns.
WHEREAS, the Board of County Commissioners makes the following
Conclusions of Law:
1. This map amendment meets criteria (ii), (iv), and (v) outlined in Section 9.5-511 of
the Monroe County Land Development Regulations.
2. This map amendment will not result in a negative impact or alter the character of the
properties or the immediate vicinity.
3. Based on the Findings of Facts presented, the proposed Future Land Use Map
designation is appropriate for this property and will allow the owners to make full use
of the subject property.
Ocean Reef FLUM Ordinance
Page 2 of 4
NOW THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY
COMMISSIONERS OF MONROE COUNTY, FLORIDA THAT:
Section 1. The Board specifically adopts the findings of fact and conclusions of
law stated above.
Section 2. The Future Land Use Map of the Monroe County Year 2010
Comprehensive Plan shall be amended as shown in on the attached map, 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 of this ordinance shall not be affected by
such invalidity.
Section 4. All ordinances or parts of ordinance in conflict with this ordinance are
hereby repealed to the extent of said conflict. The repeal of an ordinance herein shall not
repeal the repealing clause of such ordinance or revive any ordinance which has been
repealed thereby.
Section 5. This ordinance does not affect prosecutions for ordinance violations
committed prior to the effective date of this ordinance; and does not waive any fee or
penalty due or unpaid on the effective date of this ordinance; and does not affect the
validity of any bond or cash deposit posted, filed, or deposited pursuant to the
requirements of any ordinance.
Section 6. 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
ordinance.
Balance of Page Intentionally Left Blank
Signature Page to Follow
Ocean Reef FLUM Ordinance
Page 3 of4
Ordinance Ocean Reef FLUM Map Amendment
PASSED AND ADOPTED by the Board of County Commissioners of Monroe
County, Florida at a regular meeting held on the day of 2007.
Mayor Mario DiGennaro
Mayor Pro Tem, Dixie Spehar
Commissioner George Neugent
Commissioner Charles "Sonny" McCoy
Commissioner Sylvia Murphy
BOARD OF COUNTY COMMISSIONERS
OF MONROE COUNTY, FLORIDA
BY
Mayor/Chairperson
(SEAL)
ATTEST: DANNY L. KOLHAGE, CLERK
DEPUTY CLERK
Ocean Reef FLUM Ordinance
Page 4 of 4
I Exhibit 1 to Ordinance#
-20071
The Monroe County Future Land Use Map is amended
as indicated above.
Portion of RE 00081720-000301 and RE 00081720-000303 - Change Future Land -'
Use Map Designation from Recreation (R) to Mixed Use/Commercial (MC) ^
N
Memorandum
To: Board of County Commissioners
From: Julianne Thomas, Planner
Alex Score, Biologist
Date: May 7, 2007
Re: Request for Future Land Use Map Amendments
MEETING DATE: FLUM Transmittal Hearing: August 16,2006
FLUM Adoption Hearing: May 21, 2007
RE NUMBER: 00081720.000301
EXISTING FUTURE LAND USE MAP DESIGNATION: Recreation (R)
PROPOSED FUTURE LAND USE MAP DESIGNATION: Mixed Use/Commercial (MC)
EXISTING ZONING DESIGNATION: Sub Urban Commercial (SC)
PROPOSED ZONING DESIGNATION: Sub Urban Commercial (SC)
PROPERTY OWNER: Ocean Reef Club Inc.
AGENT: None.
PROPERTY INFORMATION
Key:
Size of Parcel:
Key Largo
52,448.6 S.F. or 1.2 acres
Mile Marker: Ocean Reef
RE NUMBER: 00081720.000303
EXISTING FUTURE LAND USE MAP DESIGNATION: Recreation (R)
PROPOSED FUTURE LAND USE MAP DESIGNATION: Mixed Use/Commercial (MC)
EXISTING ZONING DESIGNATION: Sub Urban Commercial (SC)
PROPOSED ZONING DESIGNATION: Sub Urban Commercial (SC)
PROPERTY OWNER: Ocean Reef Culture Center
AGENT: None.
PROPERTY INFORMATION
Key:
Size of Parcel:
Key Largo Mile Marker: Ocean Reef
151,433.07 S.F. or 3.47 acres
Location Detail & Brief Description:
The property is located on Key Largo in Ocean Reef. The property is northwest of Anchor Dr.,
southeast of the airport runway and southwest of Barracuda Lane. The property is legally
described as part of the NE ~ of the SW ~ and Part of the SW ~ of the NE ~ of the Plat of
Lands of Seaboard Properties, Inc., Section 7, Township 59 South, Range 41 East, Ocean Reef,
Ocean Reef Map 3 FLUM Amendment
BOCC, August 16, 2006
Key Largo, Monroe County, Florida, having real estate numbers: 00081720.000301 and
00081720.000303 .
Existing Use:
Parcel 00081720.000303 houses part of the Ocean Reef Art Center Building which houses
offices, a gallery, and a library. Parcel 00081720.000301 is where a new 20,700 sq. ft. medical
center is being built. It is a large concrete structure which takes up much of the parcel.
Existing Habitat:
The property is disturbed with both native and exotic landscaping.
Land Use and Habitat on the 1985 Existing Conditions Aerials:
The 1985 existing conditions map panel #335 aerials classify this property as disturbed.
Neighboring Land Uses and Character:
The surrounding properties are a variety of uses. Northwest is the airport runway. Some of the
surrounding lots are vacant lots. To the South and East of the subject parcel lots across Anchor
Dr. are single family homes with a zoning of Improved Subdivision (IS) and a Future Land Use
Map (FLUM) designation of Residential Medium (RM). There is also a building that houses
offices for the Ocean Reef Art Center Building and a public safety building which houses the fire
station and additional public safety offices.
ZONING AND LAND USE HISTORY
Pre - 1986 Zoning:
The subject property was zoned GU and RU-3 prior to 1986. The GU designation was for a
general use district with the purpose of establishing an interim land classification pending action
to rezone the property for another use. RU-3 provided for multiple family dwellings or
apartments.
Considerations during 1986 comprehensive plan process:
During the 1986 revisions to the Monroe County Land Development Regulations and land use
designations (Ordinance 33-1986 dated February 28, 1986), the subject property was re-
designated as Sparsely Settled (SS) with a FLUM of Residential Low (RL).
Consideration during the 2010 comprehensive plan Process:
During the ensuing Comprehensive Plan process which culminated in the adoption of the
Monroe County Year 2010 Comprehensive Plan in 1996, efforts were made to eliminate
inconsistencies between the existing Land Development Regulations and the newly formulated
Comprehensive Plan and to apply FLUM designations that were consistent with the land use
district designations. The property was given a FLUM designation of Recreation (R) which is
inconsistent with original SS land use district designation.
Map changes or boundary considerations since 1986:
These parcels were changed from SS to SC under a development agreement with Ocean Reef but
the FLUM was not changed at the same time.
ANALYSIS AND RATIONAL FOR CHANGE (Pursuant to Section 9.5-511 (d) (5) b.)
(i.) Changed projections:
None
Ocean Reef Map 3 FLUM Amendment
BOCC, August 16, 2006
(ii.) Changed assumptions:
Ocean Reef Club (ORC) is a gated community and private club that limits access to the
community by non-residents and non-members. The community is a de facto municipality
providing its own sewer, garbage, police, fire protection and medical services. ORC is
isolated, 12 miles from Key Largo and 30 minutes from Florida City and Homestead.
The original change in zoning was granted in part based on much of the vacant land along
CR-905 being turned into a wildlife refuge. Staff believed that the environmentally sensitive
nature of the lands could be protected by reducing the number of trips on CR-905. One way
to reduce the number of trips is to provide for more services on site. The only way to provide
more services on site is to create more areas which will allow for commercial development.
ORC provides amenities to its residents in the form of commercial retail services, offices,
restaurants, offices, schools, and recreation opportunities.
(iii.) Data errors:
None
(iv.) New issues:
Staff became aware that the FLUM was not changed for several areas in Ocean Reef that had
zone changes. Staff would like to remove these inconsistencies and allow full development
of these parcels.
(v.)Recognition of a need for additional detail or comprehensiveness:
There are limited areas in ORC that are zoned for commercial uses. Changing the land use
designation and FLUM of this parcel will allow this area of Ocean Reef to be developed to
its fullest potential. In addition, the adjoining parcels to the South are occupied by a fire
station, library and an office. West of the property is an airport runway. The purpose of SS
zoning is to establish areas of low-density residential development where the predominant
character is native or open space. Although the subject parcels are characterized by open
space, the combination of non-residential uses and the airport runway make these parcels
inappropriate for residential uses. The zoning has already be changed to reflect a better way
to utilize these parcels and staff is now seeking a FLUM change to match the zoning.
(vi.) Data updates:
None
IMPACT AND POLICY ANALYSIS
Comparison of development potential for the Current and Proposed Land Uses:
1. Current Land development reJ!ulations (LDR's)
The property has a current FLUM designation of R which is inconsistent with the SC land use
district map designation.
Policy 101.4.9
The principal purpose of the Recreation (R) land use category is to provide for public and private
activity-based and resource-based recreational facilities.
Ocean Reef Map 3 FLUM Amendment
BOCC, August 16, 2006
2. Potential Land Uses with Proposed Map Amendment
Staff is requesting a FLUM amendment from Recreation (R) to Mixed Use/Commercial (MC).
Policy 101.4.5
The principal purpose 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
may be permitted at intensities which are consistent with the community character and the
natural environment. Employee housing and commercial apartments are also permitted.
The list of permitted as-of-right and conditional uses includes commercial uses, office,
institutional, public uses, hotels and marinas. More specifically, the SC permits commercial
apartments and employee housing of less than six (6) units as-of-right, subject to meeting all
other requirements. More than eighteen (18) units require a major conditional use.
Compatibility with adjacent land uses and effects on community character:
Density and Intensity
Changing the FLUM will have no practical effect on density and intensity. The parcels are
already fully developed under their SC zoning. This will simply allow the existing and proposed
uses to continue.
Allocated and Max Net Density Permitted Per Acre
Residential units other than camping and hotels smaller than 12 units are not permitted on land
with a FLUM of R. Staff is perplexed as to how the current medical center building was
approved to be built on this parcel. Although public buildings are allowed on lands with a
FLUM of R, the open space ratio for those buildings is very high - 90 %, which means for the
52,448.6 s.f. parcel, only 5,245 s.f. are available for development. Of that, a FLUM ofR allows
for 20% Floor Area Ratio meaning the largest building allowed by this FLUM on this parcel
would be 1,049 s.f.
The maximum non-residential square footage permitted is as follows, the ultimate square footage
allowed is dependant on compliance with all Monroe County Code requirements:
Commercial Maximum Floor Area Ratio Permitted
Recreation (R) Mixed Use Commercial- SC zoning
MFAR OSR MFAR OSR
Public Buildings 0.2 0.9 Recreational 0.10 0.2
HIgh Intensity 0.15 0.2
Medium Intensity 0.25 0.2
Light industry, Institutional 0.30 0.2
Public Buildings 0.30 0.2
, Low Intensity 0.35 0.2
Office 0.40 0.2
MF AR-Maximum Floor Area Ratio and OSR-Open Space Ratio
Use Compatibility
The property is currently being used by the Ocean Reef Art Club and a medical center is being
built. Changing the FLUM to MC will actually bring the sites into compliance as they are both
currently over density under the existing FLUM ofR.
Ocean Reef Map 3 FLUM Amendment
BOCC, August 16, 2006
Effects on Natural Resources Goal 102
Goal 102 of the Year 2010 Comprehensive Plan states that Monroe County shall direct future
growth to lands which are intrinsically most suitable for development and shall encourage
conservation and protection of environmentally sensitive lands. Future development would be
required to comply with all Monroe County Code, State and Federal environmental regulations.
The Land use designation change and FLUM change will allow the parcel to be developed to its
fullest potential and minimize the need to build or clear environmentally sensitive lands to
provide services to the community.
Effects on Public Facilities: Objective 101.11
Monroe County shall implement measures to direct future growth away from environmentally
sensitive land and towards established development areas served by existing public facilities.
The proposed FLUM and Land Use District Map amendments will not affect Objective 101.11
and will encourage commercial development to remain on disturbed lands rather than
encroaching on environmentally sensitive areas.
Local Traffic, Parking, and Traffic Circulation
The subject property is located in Ocean Reef, a gated community with limited access to non-
members. Much of the travel within Ocean Reef is conducted using golf carts and staff has no
evidence that there will be any local traffic, parking or traffic circulation issues created.
Effects on Public Facilities
ORC provides many of its own services in terms and anticipates no problem continuing to meet
the community needs if this amendment is approved and enacted.
FINDNGS OF FACT AND CONCLUSIONS OF LAW:
1. Section 9.5-511 (d)(5)b of the Monroe County Code (MCC) allows the Board of County
Commissioners to consider adopting an ordinance to enact map changes under six listed
conditions.
2. In accordance with Section 9.5-511 (d) (5) (b):
(ii.) Changed assumptions:
ORC is a gated, private community committed to meeting the commercial and
communication needs of its residents on site. As such, areas identified for commercial
development need to have the appropriate Future Land Use Map (FLUM) designation to
allow commercial development.
(iv.)New issues
Staff identified these parcels as having a land use designation change under the Ocean
Reef development agreement without a corresponding FLUM designation change. These
parcels are overdeveloped with their current FLUM designations and staff seeks to bring
these parcels into compliance and allow the parcels to be developed fully.
(v.)Recognition of a need for additional detail or comprehensiveness:
Ocean Reef Map 3 FLUM Amendment
BOCC, August 16, 2006
There are limited areas in ORC that are zoned for commercial uses. Changing the FLUM
of this parcel will allow this area of Ocean Reef to be developed fully for the
communities needs.
3. The subject property was zoned GU and RU-3 prior to 1986.
4. The subject property was assigned zoning of Sparsely Settled (SS) in 1986.
5. The Future Land Use Map of the Monroe County Year 2010 Comprehensive Plan, which
took effect on January 4, 1996, followed the land use district boundary and designated a
future land use category of Recreation (R) for the SS parcels.
6. The subject property was granted a new land use designation of Sub Urban Commercial (SC)
in 1996 pursuant to a development agreement with Ocean Reef.
7. The corresponding FLUM designation was never updated to reflect this change.
8. The appropriate FLUM designation for this parcel given use and land use designation is
Mixed Use Commercial (MC).
9. Section 9.5-511 prohibits any map amendments that would negatively impact community
character. No negative impacts were identified.
10. Objective 101.11 states that Monroe County shall ensure that at the time a development
permit is issued, adequate public facilities are available to serve the development at the
adopted level of service standards concurrent with the impacts of such development.
11. The 2005 Public Facilities Capacity Assessment Report and the listed programs for
stormwater and wastewater indicate that there are no significant concerns.
CONCLUSIONS OF LAW:
1. This map amendment meets criteria (ii), (iv), and (v) outlined in Section 9.5-511 of the
Monroe County Land Development Regulations.
2. This map amendment will not result in a negative impact or alter the character of the
properties or the immediate vicinity.
3. Based on the Findings of Facts presented, the proposed Future Land Use Map designation is
appropriate for this property and will allow the owners to make full use of the subject
property.
RECOMMENDATION:
Based on the above Findings of Fact and Conclusions of Law, staff recommends APPROV AL
to the Board of County Commissioners for the proposed Future Land Use Map amendment from
Recreation (R) to Mixed Use/Commercial (MC) for RE# 00081720.000301 and RE#
00081720.000303.
Ocean Reef Map 3 FLUM Amendment
BOCC, August 16, 2006
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BOARD OF COUNTY COMMISSIONERS
AGENDA ITEM SUMMARY
Meeting Date: May 21, 2007
Division:
Growth Management
Bulk Item: Yes
No~
Department: Planning and Environmental Res.
Staff Contact Person: Andrew Trivette
AGENDA ITEM WORDING:
MONROE COUNTY PLANNING DEPARTMENT is requesting a Future Land Use Map Amendment
from Recreation (R) and Airport District (AD) to Public Facilities (PF) for property legally described
as Part SE ~ ofNVV ~ of Section 7, Township 59S, Range 41E, Ocean Reef, Monroe County, Florida,
having Real Estate Numbers: 00081720.000000 and 00081720.000200.
ITEM BACKGROUND:
This is a Planning Department-sponsored amendment. The Development Review Committee held a
public hearing on this matter on April 11, 2006 and recommended approval of the amendment. The
Planning Commission held a public hearing on this matter on June 28, 2006 and recommended
approval of the amendment.
PREVIOUS RELEVANT BOCC ACTION: In 1995, a Land Use Designation change was approved
from Sparsely Settled (SS) to Industrial (I).
August 2006-BOCC approves transmittal of proposed FLUM amendment to DCA.
CONTRACT/AGREEMENT CHANGES: N/A
STAFF RECOMMENDATIONS: Approval
TOTAL COST:
N/A
BUDGETED: Yes
No
COST TO COUNTY:
N/A
SOURCE OF FUNDS:
REVENUE PRODUCING: Yes
No
AMOUNTPERMONTH_ Year
APPROVED BY: County Atty X
OMB/Purchasing _
Risk Management _
DOCUMENTATION:
Included X
Not Required __
DISPOSITION:
AGENDA ITEM #
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ORDINANCE NO.: -2007
A ORDINANCE BY THE MONROE COUNTRY BOARD OF
COUNTY COMMISSIONERS APPROVING THE REQUEST FILED
BY MONROE COUNTY PLANNING TO AMEND THE FUTURE
LAND USE MAP OF THE MONROE COUNTY YEAR 2010
COMPREHENSIVE PLAN FROM RECREATION (R) AND AIRPORT
DISTRICT (AD) TO PUBLIC FACILITIES (PF) FOR PROPERTY
LEGALLY DESCRIBED AS PART SE ~ OF NW ~ OF SECTION 7,
TOWNSHIP 59S, RANGE 41E, OCEAN REEF, MONROE COUNTY,
FLORIDA, HAVING REAL ESTATE NUMBERS: 00081720.000000
AND 00081720.000200.
WHEREAS, the Monroe County Board of County Commissioners, during a
regular meeting held on August 16, 2006 conducted a review and consideration of the
request filed by Monroe County Planning to amend the Future Land Use Map (FLUM)
from Recreation (R) and Airport District (AD) to Public Facilities (PF) for property
legally described as Part SE ~ of NW ~ of Section 7, Township 59S, Range 41 E, Ocean
Reef, Monroe County, Florida, having Real Estate Numbers: 00081720.000000 and
00081720.000200; and
WHEREAS, the Monroe County Planning Commission, during a regular
meeting held on June 28, 2006 conducted a review of these same requests and
recommended approval to the Board of County Commissioners; and
WHEREAS, the Monroe County Development Review Committee, during a
regular meeting held on April 11, 2006 conducted a review and consideration of these
same requests and recommended approval to the Planning Commission; and
WHEREAS, the Board of County Commissioners examined the staff report prepared by
Julianne Thomas, planner on July 27,2006; and
WHEREAS, the Board of County Commissioners makes the following Findings of
Fact:
1. Section 9.5-511 (d)(5)b of the Monroe County Code (MCC) allows the Board of
County Commissioners to consider adopting an ordinance to enact map changes
under six listed conditions.
2. In accordance with Section 9.5-511 (d) (5) (b):
(ii.) Changed assumptions:
ORC is a gated, private community committed to meeting the commercial and
communication needs of its residents on site. As such, areas identified for
Ocean Reef FLUM Ordinance
Page 1 of 4
commercial development need to have the appropriate FLUM to allow
commercial development.
(iiL)Data Errors
There was an error made when the parcel was designated as SS instead of I in
1986.
(iv.) New issues
The current FLUM designation does not recognize or permit the existing uses. In
order to allow these critical functions to continue, the FLUM needs to be updated
to recognize the intended and existing use.
(v.)Recognition of a need for additional detail or comprehensiveness:
Staff recognized that parcels had changed their land use designations without the
corresponding FLUM also being changed. Staff believes it is in the best interest
for Monroe County as well as landowners to have a FLUM designation consistent
with intended and existing use.
3. The subject property was zoned GU prior to 1986.
4. The subject property was assigned zoning of Sparsely Settled (SS) in 1986.
5. The subject property was subsequently assigned a land use designation of Industrial
(I).
6. The Future Land Use Map of the Monroe County Year 2010 Comprehensive Plan,
which took effect on January 4, 1996, followed the land use district boundary and
designated a future land use category of Recreation (R) for the SS parcel.
7. The FLUM was not changed when the land use designation was changed.
8. The appropriate FLUM for the subject property is Public Facilities (PF).
9. Section 9.5-511 prohibits any map amendments that would negatively impact
community character. No negative impacts were identified.
10. Objective 101.11 states that Monroe County shall ensure that at the time a
development permit is issued, adequate public facilities are available to serve the
development at the adopted level of service standards concurrent with the impacts of
such development.
11. The 2005 Public Facilities Capacity Assessment Report and the listed programs for
stormwater and wastewater indicate that there are no significant concerns.
WHEREAS, the Board of County Commissioners makes the following
Conclusions of Law:
1. This map amendment meets criteria (ii), (iii), (iv), and (v) outlined in Section 9.5-511
of the Monroe County Land Development Regulations.
2. This map amendment will not result in a negative impact or alter the character of the
properties or the immediate vicinity.
3. Based on the Findings of Facts presented, the proposed Future Land Use Map
designation is appropriate for this property and will allow the owners to make full use
of the subject property.
Ocean Reef FLUM Ordinance
Page 2 of 4
NOW THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY
COMMISSIONERS OF MONROE COUNTY, FLORIDA THAT:
Section 1. The Board specifically adopts the findings of fact and conclusions of
law stated above.
Section 2. The Future Land Use Map of the Monroe County Year 2010
Comprehensive Plan shall be amended as shown in on the attached map, 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 of this ordinance shall not be affected by
such invalidity.
Section 4. All ordinances or parts of ordinance in conflict with this ordinance are
hereby repealed to the extent of said conflict. The repeal of an ordinance herein shall not
repeal the repealing clause of such ordinance or revive any ordinance which has been
repealed thereby.
Section 5. This ordinance does not affect prosecutions for ordinance violations
committed prior to the effective date of this ordinance; and does not waive any fee or
penalty due or unpaid on the effective date of this ordinance; and does not affect the
validity of any bond or cash deposit posted, filed, or deposited pursuant to the
requirements of any ordinance.
Section 6. 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
ordinance.
Balance of Page Intentionally Left Blank
Signature Page to Follow
Ocean Reef FLUM Ordinance
Page 3 of 4
Ordinance Ocean Reef FLUM Amendment
PASSED AND ADOPTED by the Board of County Commissioners of Monroe
County, Florida at a regular meeting held on the day of 2007.
Mayor Mario DiGennaro
Mayor Pro Tem, Dixie Spehar
Commissioner George Neugent
Commissioner Charles "Sonny" McCoy
Commissioner Sylvia Murphy
BOARD OF COUNTY COMMISSIONERS
OF MONROE COUNTY, FLORIDA
BY
Mayor/Chairperson
(SEAL)
ATTEST: DANNY L. KOLHAGE, CLERK
DEPUTY CLERK
MONROE COUNTY ATTORNEY
J~L~~~Ay
Oat.:
Ocean Reef FLUM Ordinance
Page 4 of 4
-20071
I Exhibit 1 to Ordinance#
The Monroe County Future Land Use Map is amended
as indicated above.
Portion of RE 00081720-000000 and RE 00081720-000200 - Change Future Land
Use Map Designation from Recreation (R) and Airport District to Public Facilities (PF)
N
A
Memorandum
To: Board of County Commissioners
From: Julianne Thomas, Planner
Alex Score, Biologist
Date: July 27,2006
Re: Request for Future Land Use Map Amendment
MEETING DATE: FLUM Transmittal Hearing: August 16,2006
FLUM Adoption Hearing: May 21, 2007
RE NUMBER: 00081720.000200
EXISTING FUTURE LAND USE MAP DESIGNATION: Recreation (R)
PROPOSED FUTURE LAND USE MAP DESIGNATION: Public Facilities (PF)
EXISTING ZONING DESIGNATION: Industrial (I)
PROPOSED ZONING DESIGNATION: Industrial (I)
PROPERTY OWNER: Card Sound Golf Club Inc.
AGENT: None.
PROPERTY INFORMATION
Key:
Size of Parcel:
Key Largo Mile Marker: Ocean Reef
22,090.23 S.F. or 0.5 acres
RE NUMBER: 00081720.000000
EXISTING FUTURE LAND USE MAP DESIGNATION: Recreation (R) & Airport District
(AD)
PROPOSED FUTURE LAND USE MAP DESIGNATION: Public Facilities (PF)
EXISTING ZONING DESIGNATION: Industrial (I)
PROPOSED ZONING DESIGNATION: Industrial (I)
PROPERTY OWNER: Ocean Reef Acquisition Corp.
AGENT: None.
PROPERTY INFORMATION
Key: Key Largo Mile Marker: Ocean Reef
Size of Parcel: 1,105,086 S.F. or 25.36 acres; 6.72 acres proposed to be rezoned
Location Detail & Brief Description:
The property is located on Key Largo in Ocean Reef. This property is south of the Barracuda
Golf Course, east of the Dolphin Golf Course and abutting the airport runway to the east. The
property is legally described as part of Government Lot 4, and part of the SE ~ of the NW ~ of
the Plat of Lands of Seaboard Properties, Inc., Section 7, Township 59 South, Range 41 East,
Ocean Reef Map 4 FLUM Amendment
BOCC, August 16, 2006
Ocean Reef, Key Largo, Monroe County, Florida, having real estate number: 00081720.000000
and 00081720.000200.
Existing Use:
The property is currently occupied by a variety of industrial uses. Among the uses are three
concrete water tanks, a reverse osmosis water treatment plant and provides water for landscaping
and the golf courses, and a sewage treatment plant that serves the Ocean Reef community. In
addition, there are five single story frame buildings used for storage and workshops. Part of the
parcel is occupied by a warehouse building to service golf carts.
Existing Habitat:
The property is disturbed with sparsely scattered native and exotic plants.
Land Use and Habitat on the 1985 Existing Conditions Aerials:
The 1985 existing conditions aerials classify this property as Utilities.
Neighboring Land Uses and Character:
The surrounding properties are a variety of uses. Most of the parcels contain golf course or open
space. The airport runway is to the East, and to the South are a variety of commercial buildings
and uses.
ZONING AND LAND USE HISTORY
Pre - 1986 Zoning:
The subject property was zoned GU prior to 1986. This designation was for a general use district
with the purpose of establishing an interim land classification pending action to rezone the
property for another use.
Considerations during 1986 comprehensive plan process:
During the 1986 revisions to the Monroe County Land Development Regulations and land use
designations (Ordinance 33-1986 dated February 28, 1986), the subject property was re-
designated as Sparsely Settled (SS) with Future Land Use Map (FLUM) designations of
Recreation (R) and Airport District (AD). Staff does not know why the original land use
designation and FLUM designations did not correspond.
Consideration during the 2010 comprehensive plan Process:
During the ensuing Comprehensive Plan process which culminated in the adoption of the
Monroe County Year 2010 Comprehensive Plan in 1996, efforts were made to eliminate
inconsistencies between the existing Land Development Regulations and the newly formulated
Comprehensive Plan and to apply FLUM's consistent with the land use district designations.
The property was given a FLUM designation of R which was inconsistent with original SS land
use district designation.
Map changes or boundary considerations since 1986:
Ocean Reef Map 4 FLUM Amendment
BOCC, August 16, 2006
These parcels were changed from SS to I under a development agreement with Ocean Reef but
the FLUM was not changed at the same time. Staff is seeking this change to make the FLUM
consistent with the Land Use Designation and the land use.
ANALYSIS AND RATIONAL FOR CHANGE (Pursuant to Section 9.5-511 (d) (5) b.)
(i.) Changed projections:
None.
(ii.)Changed assumptions:
The neighboring properties also have the FLUM Public Facilities (PF) with the same land use
designation of Industrial (I). There is not a land use designation that (zoning) directly
corresponds with Public Facilities, however the current uses of the property are public
facilities.
(Hi.) Data errors:
An error was made when this parcel was originally designation Sparsely Settled (SS) instead
of Industrial (I). The FLUM correction should have been made when the LUD was
corrected.
(iv.) New issues:
Staff became aware that the FLUM was not changed for several areas in Ocean Reef that had
zone changes. Staff would like to remove these inconsistencies and allow full development
of these parcels.
(v.)Recognition of a need for additional detail or comprehensiveness:
The current zoning of I properly reflects the uses which occupy the parcel. In order for these
critical uses to continue, the FLUM needs to be changed to be consistent with this zoning.
This is the best place for these facilities as it is isolated away from residential uses.
(vi.)Data updates:
None.
IMPACT AND POLICY ANALYSIS
Comparison of development potential for the Current and Proposed Land Uses:
1. Current Land development regulations (LDR's)
The property has a current FLUM designation of Recreation (R) and Airport District (AD) which
is inconsistent with the I land use district map designation.
Policy 101.4.9
The principal purpose of the Recreation land use category is to provide for public and private
activity-based and resource-based recreational facilities.
Policy 101.4.16
The principal purpose of the Airport District land use category is to prohibit the development of
residential, educational or other uses which are characterized by the regular presence of large
numbers of people within the hazard areas of civil and military airports.
1. Potential Land Uses with Proposed Map Amendment
Staff is requesting a future land use map amendment from Recreation (R) and Airport District
(AD) to Public Facilities (PF).
Ocean Reef Map 4 FLUM Amendment
BOCC, August 16, 2006
Policy 101.4.13
The principal purpose of the Public Facilities land use category is to provide for land owned by
public utilities and service providers.
Compatibility with adjacent land uses and effects on community character:
Density and Intensity
Changing the FLUM to be consistent with the current land use designation will not increase the
allowed density on the site. The appropriate FLUM will, however, allow the existing uses to
continue and expand if needed.
Use Compatibility
The proposed FLUM will not have an adverse effect on the surrounding areas. The surrounding
areas are golf course, airport, or open space. These parcels are isolated from the residential
areas. These uses have existed for over 20 years without any incompatibility recognized.
Effects on Natural Resources Goal 102
Goal 102 of the Year 2010 Comprehensive Plan states that Monroe County shall direct future
growth to lands which are intrinsically most suitable for development and shall encourage
conservation and protection of environmentally sensitive lands. Future development would be
required to comply with all Monroe County Code, State and Federal environmental regulations.
The Land use designation and FLUM change will allow the parcel to be developed to its fullest
potential and minimize the need to build or clear environmentally sensitive lands to provide
services to the community.
Effects on Public Facilities: Objective 101.11
Monroe County shall implement measures to direct future growth away from environmentally
sensitive land and towards established development areas served by existing public facilities.
The proposed FLUM amendments will allow the existing public facilities area in Ocean Reef to
continue to serve the community.
Local Traffic, Parking, and Traffic Circulation
The subject property is located in Ocean Reef, a gated community with limited access to non-
members. Much of the travel within Ocean Reef is conducted using golf carts and staff has no
evidence that there will be any local traffic, parking or traffic circulation issues created.
Effects on Public Facilities
ORC provides many of its own services in terms and anticipates no problem continuing to meet
the community needs if this amendment is approved and enacted.
FINDINGS OF FACT AND CONCLUSIONS OF LAW:
1. Section 9.5-511 (d)(5)b of the Monroe County Code (MCC) allows the Board of County
Commissioners to consider adopting an ordinance to enact map changes under six listed
conditions.
Ocean Reef Map 4 FLUM Amendment
BOCC, August 16, 2006
2. In accordance with Section 9.5-511 (d) (5) (b):
(ii.) Changed assumptions:
The proposed FLUM matches the neighboring properties FLUM of Public Facilities (PF)
and the land use designation of Industrial (I). There is not a land use designation that
(zoning) directly corresponds with Public Facilities, however the current uses of the
property are public facilities.
(iii.)Data Errors
There was an error made when the parcel was designated as SS instead of I in 1986.
(iv.) New issues
The current FLUM designation does not recognize or permit the existing uses. In order
to allow these critical functions to continue, the FLUM needs to be updated to recognize
the intended and existing use.
(v.)Recognition of a need for additional detail or comprehensiveness:
Staff recognized that parcels had changed their land use designations without the
corresponding FLUM also being changed. Staff believes it is in the best interest for
Monroe County as well as landowners to have a FLUM designation consistent with
intended and existing use.
3. The subject property was zoned GU prior to 1986.
4. The subject property was assigned zoning of Sparsely Settled (SS) in 1986.
5. The subject property was subsequently assigned a land use designation of Industrial (I).
6. The Future Land Use Map of the Monroe County Year 2010 Comprehensive Plan, which
took effect on January 4, 1996, followed the land use district boundary and designated future
land use categories of Recreation (R) and Airport District (AD) for the SS parcel.
7. The FLUM was not changed when the land use designation was changed.
8. The appropriate FLUM for the subject property is Public Facilities (PF).
9. Section 9.5-511 prohibits any map amendments that would negatively impact community
character. No negative impacts were identified.
10. Objective 101.11 states that Monroe County shall ensure that at the time a development
permit is issued, adequate public facilities are available to serve the development at the
adopted level of service standards concurrent with the impacts of such development.
11. The 2005 Public Facilities Capacity Assessment Report and the listed programs for
stormwater and wastewater indicate that there are no significant concerns.
CONCLUSIONS OF LAW:
1. This map amendment meets criteria (ii), (iii), (iv), and (v) outlined in Section 9.5-511 of the
Monroe County Land Development Regulations.
2. This map amendment will not result in a negative impact or alter the character of the
properties or the immediate vicinity.
3. Based on the Findings of Facts presented, the proposed Future Land Use Map designation is
appropriate for this property and will allow the owners to make full use of the subject
property.
RECOMMENDATION:
Based on the above Findings of Fact and Conclusions of Law, staff recommends APPROVAL
to the Board of County Commissioners for the proposed Future Land Use Map amendment from
Ocean Reef Map 4 FLUM Amendment
BOCC, August 16, 2006
Recreation (R) & Airport District (AD) to Public Facilities (PF) for RE# 00081720.000000 and
RE# 00081720.000200.
Ocean Reef Map 4 FLUM Amendment
BOCC, August 16, 2006
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BOARD OF COUNTY COMMISSIONERS
AGENDA ITEM SUMMARY
Meeting Date: May 21, 2007
Division:
Growth Management
Bulk Item: Yes
No~
Department: Planning and Environmental Res.
Staff Contact Person: Andrew Trivette
AGENDA ITEM WORDING:
MONROE COUNTY PLANNING DEPARTMENT is requesting a Future Land Use Map Amendment
from Residential High (RR), Recreation (R) and Airport District (AD) to Mixed Use/Commercial
(MC) for property legally described as Part NE ~ ofSW ~ of Section 7, Township 59S, Range 41E,
Ocean Reef, Monroe County, Florida, having Real Estate Number: 00081720.000300.
MONROE COUNTY PLANNING DEPARTMENT is requesting a Future Land Use Map Amendment
from Recreation (R) to Mixed Use/Commercial (MC) for property legally described as Part NE ~ of
SW ~ of Section 7, Township 59S, Range 41E, Ocean Reef, Monroe County, Florida, having Real
Estate Numbers: 00081720.000302 and 00081740.000300.
ITEM BACKGROUND:
This is a Planning Department-sponsored amendment. The Development Review Committee held a
public hearing on this matter on April 11, 2006 and recommended approval of the amendment. The
Planning Commission held a public hearing on this matter on June 28, 2006 and recommended
approval of the amendment.
PREVIOUS RELEVANT BOCC ACTION: In 1995, a Land Use Designation change was approved
from Sparsely Settled (SS) to Suburban Commercial (SC).
August 2006-BOCC approves transmittal of proposed amendment to DCA.
CONTRACT/AGREEMENT CHANGES: N/A
STAFF RECOMMENDATIONS: Approval
TOTAL COST:
N/A
BUDGETED: Yes
No
COST TO COUNTY:
N/A
SOURCE OF FUNDS:
REVENUE PRODUCING: Yes
No
AMOUNT PER MONTH_ Year
APPROVED BY: County Atty X
OMB/Purchasing _
Risk Management _
DOCUMENTATION:
Included X
Not Required__
DISPOSITION:
AGENDA ITEM #
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ORDINANCE NO.: -2007
AN ORDINANCE BY THE MONROE COUNTRY BOARD OF
COUNTY COMMISSIONERS APPROVING THE REQUEST FILED
BY THE MONROE COUNTY PLANNING DEPARTMENT TO
AMEND THE FUTURE LAND USE MAP (FLUM) DESIGNATION OF
THE MONROE COUNTY YEAR 2010 COMPREHENSIVE PLAN
FROM RECREATION (R) TO MIXED USE/COMMERCIAL (MC) FOR
PROPERTY LEGALLY DESCRIBED AS PART OF THE NE ~ OF
THE SW ~ OF SECTION 7, TOWNSHIP 59 SOUTH, RANGE 41
EAST, OCEAN REEF, KEY LARGO, MONROE COUNTY, FLORIDA,
HAVING REAL ESTATE NUMBERS: 00081720.000302 AND
00081740.000300 AND FROM RECREATION (R), RESIDENTIAL
HIGH (RR), AND AIRPORT DISTRICT (AD) TO MIXED
USE/COMMERCIAL (MC) FOR PROPERTY LEGALLY DESCRIBED
AS PART OF THE NE ~ OF THE SW ~ OF SECTION 7, TOWNSHIP
59 SOUTH, RANGE 41 EAST, OCEAN REEF, KEY LARGO,
MONROE COUNTY, FLORIDA, HAVING REAL ESTATE NUMBER:
00081720.000300.
WHEREAS, the Monroe County Board of County Commissioners, during a
regular meeting held on August 16, 2006 conducted a review and consideration of the
request filed by Monroe County Planning to amend the Future Land Use Map (FLUM)
from Recreation (R) to Mixed Use/Commercial (MC) is for property described as part of
the NE ~ of the SW ~ of Section 7, Township 59 South, Range 41 East, Ocean Reef,
Key Largo, Monroe County, Florida, having real estate numbers: 00081720.000302 and
00081740.000300 and from Recreation (R), Residential High (RR), and Airport District
(AD) to Mixed Use/Commercial (MC) for property described as part of the NE ~ of the
SW ~ of Section 7, Township 59 South, Range 41 East, Ocean Reef, Key Largo,
Monroe County, Florida, having real estate numbers: 00081720.000300; and
WHEREAS, the Monroe County Planning Commission, during a regular
meeting held on June 28, 2006 conducted a review of these same requests and
recommended approval to the Board of County Commissioners; and
WHEREAS, the Monroe County Development Review Committee, during a
regular meeting held on April 11, 2006 conducted a review and consideration of these
same requests and recommended approval to the Planning Commission; and
Ocean Reef FLUM Ordinance
Page 1 of 4
WHEREAS, the Board of County Commissioners examined the staff report
prepared by Julianne Thomas, planner on July 27,2006; and
WHEREAS, the Board of County Commissioners makes the following Findings of
Fact:
1. Section 9.5-511 (d)(5)b of the Monroe County Code (MCC) allows the Board of
County Commissioners to consider adopting an ordinance to enact map changes
under six listed conditions.
2. In accordance with Section 9.5-511 (d) (5) (b):
(ii.) Changed assumptions:
ORC is a gated, private community committed to meeting the commercial and
communication needs of its residents on site. As such, areas identified for
commercial development need to have the appropriate FLUM to allow
commercial development.
(iv.) New issues
Staff identified this parcel as have inconsistent zoning and FLUM designations.
Research showed that a land use designation change occurred in 1996 under a
development agreement with Ocean Reef but the corresponding FLUM
designations were never updated. Staff is attempting to remove these
inconsistencies.
(v.)Recognition of a need for additional detail or comprehensiveness:
There are limited areas in ORC that are zoned for commercial uses. Changing the
land use designation and FLUM of this parcel will allow this area of Ocean Reef
to be developed for both commercial and residential uses in a cohesive way.
3. The subject properties were zoned RU-3, RU-1 and GU prior to 1986.
4. The subject properties were assigned zoning of Sparsely Settled (SS) in 1986.
5. The subject properties were changed to a Sub Urban Commercial (SC) Land Use
Designation in 1996 pursuant to an agreement between Ocean Reef and Monroe
County.
6. The Future Land Use Map of the Monroe County Year 2010 Comprehensive Plan,
which took effect on January 4, 1996, followed the land use district boundary and
designated a future land use category of Residential High (RR), Recreation (R), and
Airport District (AD) for the SS parcel.
7. The FLUM designations were not changed in 1996 when the Land Use Designation
was changed.
8. Section 9.5-511 prohibits any map amendments that would negatively impact
community character. No negative impacts were identified.
9. Objective 101.11 states that Monroe County shall ensure that at the time a
development permit is issued, adequate public facilities are available to serve the
development at the adopted level of service standards concurrent with the impacts of
such development.
10. The 2005 Public Facilities Capacity Assessment Report and the listed programs for
stormwater and wastewater indicate that there are no significant concerns.
WHEREAS, the Board of County Commissioners makes the following
Conclusions of Law:
Ocean Reef FLUM Ordinance
Page 2 of 4
1. This map amendment meets criteria (ii), (iv), and (v) outlined in Section 9.5-511 of
the Monroe County Land Development Regulations.
2. This map amendment will not result in a negative impact or alter the character of the
properties or the immediate vicinity.
3. Based on the Findings of Facts presented, the proposed Future Land Use Map
designation is appropriate for this property and will allow the owners to make full use
of the subject property.
NOW THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY
COMMISSIONERS OF MONROE COUNTY, FLORIDA THAT:
Section 1. The Board specifically adopts the findings of fact and conclusions of
law stated above.
Section 2. The Future Land Use Map of the Monroe County Year 2010
Comprehensive Plan shall be amended as shown in on the attached map, 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 of this ordinance shall not be affected by
such invalidity.
Section 4. All ordinances or parts of ordinance in conflict with this ordinance are
hereby repealed to the extent of said conflict. The repeal of an ordinance herein shall not
repeal the repealing clause of such ordinance or revive any ordinance which has been
repealed thereby.
Section 5. This ordinance does not affect prosecutions for ordinance violations
committed prior to the effective date of this ordinance; and does not waive any fee or
penalty due or unpaid on the effective date of this ordinance; and does not affect the
validity of any bond or cash deposit posted, filed, or deposited pursuant to the
requirements of any ordinance.
Section 6. 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
ordinance.
Balance of Page Intentionally Left Blank
Signature Page to Follow
Ocean ReefFLUM Ordinance
Page 3 of 4
Ordinance Ocean Reef FLUM Map Amendment
PASSED AND ADOPTED by the Board of County Commissioners of Monroe
County, Florida at a regular meeting held on the day of 2007.
Mayor Mario DiGennaro
Mayor Pro Tem, Dixie Spehar
Commissioner George Neugent
Commissioner Charles "Sonny" McCoy
Commissioner Sylvia Murphy
BOARD OF COUNTY COMMISSIONERS
OF MONROE COUNTY, FLORIDA
BY
Mayor/Chairperson
(SEAL)
ATTEST: DANNY L. KOLHAGE, CLERK
DEPUTY CLERK
Ocean Reef FLUM Ordinance
Page 4 of 4
-20071
I Exhibit 1 to Ordinance#
The Monroe County Future Land Use Map is amended
as indicated above.
N
Portion of RE 00081720-000300 - Change Future Land !
Use Map Designation from Residential High (RH) and Airport District ^
(AD) to Mixed Use/Commercial (MC). RE 00081740-000300 and
RE 00081720-000302 - Change Future Land Use Map Designation from Recreation (R)
to Mixed Use/Commercial (MC).
Memorandum
To: Board of County Commissioners
From: Julianne Thomas, Planner
Alex Score, Biologist
Date: July 27,2006
Re: Request for Future Land Use Map Amendments
MEETING DATE: FLUM Transmittal Hearing: August 16,2006
FLUM Adoption Hearing: May 21, 2007
RE NUMBER: 00081720.000300
EXISTING FUTURE LAND USE MAP DESIGNATION: Recreation (R), Residential
High (RR) and Airport District (AD)
PROPOSED FUTURE LAND USE MAP DESIGNATION: Mixed Use Commercial (MC)
EXISTING ZONING DESIGNATION: Sub Urban Commercial (SC)
PROPOSED ZONING DESIGNATION: Sub Urban Commercial (SC)
PROPERTY OWNER: Ocean Reef Acquisition Corp.
AGENT: None.
PROPERTY INFORMATION
Key: Key Largo Mile Marker: Ocean Reef
Size of Parcel: 233,995.5 S.F. or 5.37 acres
RE NUMBER: 00081720.000302
EXISTING FUTURE LAND USE MAP DESIGNATION: Recreation (R)
PROPOSED FUTURE LAND USE MAP DESIGNATION: Mixed Use Commercial (MC)
EXISTING ZONING DESIGNATION: Sub Urban Commercial (SC)
PROPOSED ZONING DESIGNATION: Sub Urban Commercial (SC)
PROPERTY OWNER: Ocean Reef Art League Inc.
AGENT: None.
PROPERTY INFORMATION
Key:
Size of Parcel:
Key Largo
22,104 S.F. or 0.51 acres
Mile Marker: Ocean Reef
RE NUMBER: 00081740.000300
EXISTING FUTURE LAND USE MAP DESIGNATION: Recreation (R)
PROPOSED FUTURE LAND USE MAP DESIGNATION: Mixed Use Commercial (MC)
EXISTING ZONING DESIGNATION: Sub Urban Commercial (SC)
PROPOSED ZONING DESIGNATION: Sub Urban Commercial (SC)
PROPERTY OWNER: Ocean Reef Volunteer Fire Dept.
AGENT: None.
PROPERTY INFORMATION
Key: Key Largo Mile Marker: Ocean Reef
Ocean Reef Map 5 FLUM Amendment
BOCC, August 16, 2006
Size of Parcel:
47,591.12 S.F. or 1.09 acres
Location Detail & Brief Description:
The property is located on Key Largo in Ocean Reef. This property is the site of the Ocean Reef Art
League Building, the Ocean Reef Public Safety office/fire station and some vacant land at the South end
of the airport runway. The property changing from Recreation (R) to Mixed Use/Commercial (Me) is
legally described as part of the NE 14 of the SW 14 of Section 7, Township 59 South, Range 41 East,
Ocean Reef, Key Largo, Monroe County, Florida, having real estate numbers: 00081720.000302 and
00081740.000300. The property changing from Recreation (R), Residential High (RR), and Airport
District (AD) to Mixed Use/Commercial (Me) is legally described as part of the NE 14 of the SW 14 of
Section 7, Township 59 South, Range 41 East, Ocean Reef, Key Largo, Monroe County, Florida, having
real estate number: 00081720.000300.
Existing Use:
The property is currently occupied by a variety of uses including the Art Club and a Public
Safety building. There is also some vacant land at the South end of the airport runway.
Existing Habitat:
The property is disturbed with a planted buffer and landscaping of both native and exotic species.
Land Use and Habitat on the 1985 Existing Conditions Aerials:
The 1985 existing conditions aerials classify this property disturbed in panel #335.
Neighboring Land Uses and Character:
The surrounding properties are a variety of uses. Most of the parcels contain golf course or open
space. The airport runway is to the northwest. A 20,700 sq. ft. medical center is being
constructed to the northeast. There are single family homes to the South and East.
ZONING AND LAND USE HISTORY
Pre -1986 Zoning:
The subject properties were zoned RU-3, RU-1 and GU prior to 1986. The RU-3 designation
was for multiple family residential in which multiple family dwelling or apartments may be
constructed and occupied. RU-1 or single family residential district was intended to provide
residential areas consisting of lots having an area of at least eight thousand square feet. GU was
for a general use district with the purpose of establishing an interim land classification pending
action to rezone the property for another use.
Considerations during 1986 comprehensive plan process:
During the 1986 revisions to the Monroe County Land Development Regulations and land use
designations (Ordinance 33-1986 dated February 28, 1986), the subject property was re-
designated as Sparsely Settled (SS) with FLUM designations of Residential High (RR),
Recreation (R), and Airport District (AD).
Consideration during the 2010 comprehensive plan Process:
During the ensuing Comprehensive Plan process which culminated in the adoption of the
Monroe County Year 20 I 0 Comprehensive Plan in 1996, efforts were made to eliminate
inconsistencies between the existing Land Development Regulations and the newly formulated
Comprehensive Plan and to apply Future Land Use Map (FLUM) designations that were
consistent with the land use district designations. The original designations were not consistent
Ocean Reef Map 5 FLUM Amendment
BOCC, August 16, 2006
with the original zoning of Sparsely Settled (SS) nor are the designations consistent with the
current zoning of Sub Urban Commercial (SC).
Map changes or boundary considerations since 1986:
These parcels were changed from SS to SC under a development agreement with Ocean Reef but
the FLUM was not changed at the same time. Staff is seeking this change to make the zoning
consistent with the FLUM designation.
ANALYSIS AND RATIONAL FOR CHANGE (Pursuant to Section 9.5-511 (d) (5) b.)
(i.) Changed projections:
None
(ii.) Changed assumptions:
Ocean Reef Club (ORC) is a gated community and private club that limits access to the
community by non-residents and non-members. The community is a de facto municipality
providing its own sewer, garbage, police, fire protection and medical services. ORC is
isolated, 12 miles from Key Largo and 30 minutes from Florida City and Homestead.
The original change in zoning was granted in part based on much of the vacant land along
CR-905 being turned into a wildlife refuge. Staff believed that the environmentally sensitive
nature of the lands could be protected by reducing the number of trips on CR-905. One way
to reduce the number of trips is to provide for more services on site. The only way to provide
more services on site is to create more areas which will allow for commercial development.
ORC provides amenities to its residents in the form of commercial retail services, offices,
restaurants, offices, schools, and recreation opportunities.
(Hi.) Data errors:
None
(iv.) New issues:
Staff became aware that the FLUM was not changed for several areas in Ocean Reef that had
zone changes. Staff would like to remove these inconsistencies and allow full development
of these parcels.
(v.)Recognition of a need for additional detail or comprehensiveness:
The current zoning of SC properly reflects the uses which occupy the parcel. In order for
these critical uses to continue, the FLUM needs to be changed to be consistent with this
zomng.
(vi.)Data updates:
None
Ocean Reef Map 5 FLUM Amendment
BOCC, August 16, 2006
IMP ACT AND POLICY ANALYSIS
Comparison of development potential for the Current and Proposed Land Uses:
1. Current Land development ref!ulations (LDR's)
The property has a current FLUM designation of Recreation (R), Residential High (RR) and
Airport District (AD) which is inconsistent with the SC land use district map designation.
Policy 101.4.4
The principal purpose of the Residential High category is to provide for high-density single-
family, multi-family, and institutional residential development, including mobile homes and
manufactured housing, located near employment centers.
Policy 101.4.9
The principal purpose of the Recreation land use category is to provide for public and private
activity-based and resource-based recreational facilities.
Policy 101.4.16
The principal purpose of the Airport District land use category is to prohibit the development of
residential, educational or other uses which are characterized by the regular presence of large
numbers of people within the hazard areas of civil and military airports.
2. Potential Land Uses with Proposed Map Amendment
Staff is requesting a future land use map amendment from Recreation (R), Residential High (RR)
or Airport District (AD) to Mixed Use Commercial (MC).
Policy 101.4.5
The principal purpose 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
may be permitted at intensities which are consistent with the community character and the
natural environment. Employee housing and commercial apartments are also permitted.
Compatibility with adjacent land uses and effects on community character:
Density and Intensity
Changing the FLUM from R, RR, or AD to MC will not have any effect on community character
because the FLUM of MC is consistent with the current SC zoning. The same is true for
compatibility with adjacent land uses. These parcels are already being utilized with Sub Urban
Commercial purposes and these FLUM changes only recognize current use and will allow Ocean
Reef to continue to develop and utilize the commercial areas within its development.
Use Compatibility
The parcels are currently being used for community and commercial purposes. A change in the
FLUM will allow these parcels to be developed to its greatest potential under its current SC
zomng.
Effects on Natural Resources Goal 102
Goal 102 of the Year 2010 Comprehensive Plan states that Monroe County shall direct future
growth to lands which are intrinsically most suitable for development and shall encourage
Ocean Reef Map 5 FLUM Amendment
BOCC, August 16, 2006
conservation and protection of environmentally sensitive lands. Future development would be
required to comply with all Monroe County Code, State and Federal environmental regulations.
The Land use designation change and FLUM change will allow the parcel to be developed to its
fullest potential and minimize the need to build or clear environmentally sensitive lands to
provide services to the community.
Effects on Public Facilities: Objective 101.11
Monroe County shall implement measures to direct future growth away from environmentally
sensitive land and towards established development areas served by existing public facilities.
The proposed FLUM and Land Use District Map amendments will not affect Objective 101.11
and will encourage commercial development to remain on disturbed lands rather than
encroaching on environmentally sensitive areas.
Local Traffic, Parking, and Traffic Circulation
The subject property is located in Ocean Reef, a gated community with limited access to non-
members. Much of the travel within Ocean Reef is conducted using golf carts and staff has no
evidence that there will be any local traffic, parking or traffic circulation issues created.
Effects on Public Facilities
ORC provides many of its own services in terms and anticipates no problem continuing to meet
the community needs if this amendment is approved and enacted.
FINDINGS OF FACT AND CONCLUSIONS OF LAW:
1. Section 9.5-511 (d)(5)b of the Monroe County Code (MCC) allows the Board of County
Commissioners to consider adopting an ordinance to enact map changes under six listed
conditions.
2. In accordance with Section 9.5-511 (d) (5) (b):
(ii.) Changed assumptions:
ORC is a gated, private community committed to meeting the commercial and
communication needs of its residents on site. As such, areas identified for commercial
development need to have the appropriate FLUM to allow commercial development.
(iv.) New issues
Staff identified this parcel as have inconsistent zoning and FLUM designations.
Research showed that a land use designation change occurred in 1996 under a
development agreement with Ocean Reef but the corresponding FLUM designations were
never updated. Staff is attempting to remove these inconsistencies.
(v.)Recognition of a need for additional detail or comprehensiveness:
There are limited areas in ORC that are zoned for commercial uses. Changing the land
use designation and FLUM of this parcel will allow this area of Ocean Reef to be
developed for both commercial and residential uses in a cohesive way.
3. The subject properties were zoned RU-3, RU-1 and GU prior to 1986.
Ocean Reef Map 5 FLUM Amendment
BOCC, August 16, 2006
4. The subject properties were assigned zoning of Sparsely Settled (SS) in 1986.
5. The subject properties were changed to a Sub Urban Commercial (SC) Land Use Designation
in 1996 pursuant to an agreement between Ocean Reef and Monroe County.
6. The Future Land Use Map of the Monroe County Year 2010 Comprehensive Plan, which
took effect on January 4, 1996, followed the land use district boundary and designated a
future land use category of Residential High (RR), Recreation (R), and Airport District (AD)
for the SS parcel.
7. The FLUM designations were not changed in 1996 when the Land Use Designation was
changed.
8. The FLUM designation for these properties should be Mixed Use Commercial (MC).
9. Section 9.5-511 prohibits any map amendments that would negatively impact community
character. No negative impacts were identified.
10. Objective 101.11 states that Monroe County shall ensure that at the time a development
permit is issued, adequate public facilities are available to serve the development at the
adopted level of service standards concurrent with the impacts of such development.
11. The 2005 Public Facilities Capacity Assessment Report and the listed programs for
stormwater and wastewater indicate that there are no significant concerns.
CONCLUSIONS OF LAW:
1. This map amendment meets criteria (ii), (iv), and (v) outlined in Section 9.5-511 of the
Monroe County Land Development Regulations.
2. This map amendment will not result in a negative impact or alter the character of the
properties or the immediate vicinity.
3. Based on the Findings of Facts presented, the proposed Future Land Use Map designation is
appropriate for this property and will allow the owners to make full use of the subject
property.
RECOMMENDATION:
Based on the above Findings of Fact and Conclusions of Law, staff recommends APPROV AL
to the Board of County Commissioners for the proposed Future Land Use Map amendments
from Recreation (R) to Mixed Use/Commercial (MC) for real estate numbers: 00081720.000302
and 00081740.000300 and from Recreation (R), Residential High (RR), and Airport District
(AD) to Mixed Use/Commercial (MC) for real estate number: 00081720.000300.
Ocean Reef Map 5 FLUM Amendment
BOCC, August 16, 2006
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BOARD OF COUNTY COMMISSIONERS
AGENDA ITEM SUMMARY
Meeting Date: May 21, 2007
Division:
Growth Management
Bulk Item: Yes
No~
Department: Planning and Environmental Res.
Staff Contact Person: Andrew Trivette
AGENDA ITEM WORDING:
MONROE COUNTY PLANNING DEPARTMENT is requesting a Future Land Use Map Amendment
from Residential Low (RL) to Residential Conservation (RC) for property legally described as
Designate Harbor Course, Sec. 2, Tract C, Ocean Reef Plat 13, Monroe County, Florida, having Real
Estate Numbers: 00080120.000100, 00080190.000000 and 00573690.003900.
MONROE COUNTY PLANNING DEPARTMENT is requesting a Future Land Use Map
Amendment from Residential Low (RL) to Mixed Use/Commercial (MC) for property legally
described as Designate Harbor Course, Sec. 2, Tract C, Ocean Reef Plat 13, Monroe County, Florida,
having Real Estate Numbers: 00573630.002600 and 00573630.002601.
ITEM BACKGROUND:
This is a Planning Department-sponsored amendment. The Development Review Committee held a
public hearing on this matter on April 11, 2006 and recommended approval of the amendment. The
Planning Commission held a public hearing on this matter on June 28, 2006 and recommended
approval of the amendment.
PREVIOUS RELEVANT BOCC ACTION: In 1995, a Land Use Designation change was approved
from Sparsely Settled (SS) to Suburban Commercial (SC). However, the map included in the packet
was found to be in error, and in 2001, the map was corrected to reflect the change approved in 1995.
August 2006-BOCC approves transmittal of proposed FLUM amendment to DCA.
CONTRACT/AGREEMENT CHANGES: N/ A
STAFF RECOMMENDATIONS: Approval
TOTAL COST:
N/A
BUDGETED: Yes
No
COST TO COUNTY:
N/A
SOURCE OF FUNDS:
REVENUE PRODUCING: Yes
No
AMOUNTPERMONTH_ Year
APPROVED BY: County Atty X
OMB/Purchasing _
Risk Management _
DOCUMENT A TION:
Included
Not Required__
DISPOSITION:
AGENDA ITEM #
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ORDINANCE NO.: -2007
AN ORDINANCE BY THE MONROE COUNTY BOARD OF
COUNTY COMMISSIONERS APPROVING THE REQUEST FILED
BY THE MONROE COUNTY PLANNING DEPARTMENT TO
AMEND THE FUTURE LAND USE MAP (FLUM) DESIGNATION OF
THE MONROE COUNTY YEAR 2010 COMPREHENSIVE PLAN
FROM RESIDENTIAL LOW (RL) TO RESIDENTIAL
CONSERVATION (RC) FOR PROPERTY LEGALLY DESCRIBED AS
DESIGNATE HARBOR COURSE, SEC. 2, TRACT C, OCEAN REEF
PLAT 13, MONROE COUNTY, FLORIDA, HAVING REAL ESTATE
NUMBERS: 00080120.000100, 00080190.000000 AND
00573690.003900 AND FROM RESIDENTIAL LOW (RL) TO MIXED
USE/COMMERCIAL (MC) FOR PROPERTY LEGALLY DESCRIBED
AS DESIGNATE HARBOR COURSE, SEC. 2, TRACT C, OCEAN
REEF PLAT 13, MONROE COUNTY, FLORIDA, HAVING REAL
ESTATE NUMBERS: 00573630.002600 AND 00573630.002601.
WHEREAS, the Monroe County Board of County Commissioners, during a
regular meeting held on August 16, 2006 conducted a review and consideration of the
request filed by Monroe County Planning to amend the Future Land Use Map (FLUM)
from Residential Low (RL) to Residential Conservation (RC) for property legally
described as Designate Harbor Course, Sec. 2, Tract C, Ocean Reef Plat 13, Monroe
County, Florida having Real Estate Numbers 00080120.000100, 00080190.000000 and
00573690.003900, and from Residential Low (RL) to Mixed Use/Commercial (MC) for
property legally described as Designate Harbor Course, Sec. 2, Tract C, Ocean Reef Plat
13, Monroe County, Florida, having Real Estate Numbers: 00573630.002600 and
00573630.002601; and
WHEREAS, the Monroe County Planning Commission, during a regular
meeting held on June 28, 2006 conducted a review of these same requests and
recommended approval to the Board of County Commissioners; and
WHEREAS, the Monroe County Development Review Committee, during a
regular meeting held on April 11, 2006 conducted a review and consideration of these
same requests and recommended approval to the Planning Commission; and
WHEREAS, the Board of County Commissioners examined the staff report
prepared by Julianne Thomas, planner on July 27, 2006; and
Ocean Reef FLUM Ordinance
Page 1 of 4
WHEREAS, the Board of County Commissioners makes the following Findings of
Fact:
1. Section 9.5-511 (d)(5)b of the Monroe County Code (MCC) allows the Board of
County Commissioners to consider adopting an ordinance to enact map changes
under six listed conditions; and
2. In accordance with Section 9.5-511 (d) (5) (b):
(ii.) Changed assumptions:
ORC is a gated, private community committed to meeting the commercial and
communication needs of its residents on site. As such, areas identified for
commercial development need to have the appropriate FLUM to allow
commercial development.
(iii.)Data errors:
Staff believes that the Residential Low (RL) designation was never meant to
include parts of 00080120.000100, 00080190.000000 and 00573690.003900, and
now seeks to return the FLUM designation to Residential Conservation (RC).
(iv.) New issues
Staff recognized that areas in Ocean Reef with Land Use Designation changes did
not have corresponding Future Land Use Map changes and is seeking to eliminate
inconsistencies.
(v.)Recognition of a need for additional detail or comprehensiveness:
There are limited areas in ORC that are zoned for commercial uses. Changing the
land use designation and FLUM of this parcel will allow this area of Ocean Reef
to be developed for both commercial and residential uses in a cohesive way.
3. The subject property was zoned BU-1-M and BU-2-F prior to 1986.
4. The subject property was assigned zoning of Sparsely Settled (SS) in 1986.
5. The Future Land Use Map of the Monroe County Year 2010 Comprehensive Plan,
which took effect on January 4, 1996, followed the land use district boundary and
designated a future land use category of Residential Low (RL) for the SS parcel.
6. The subject property was then changed to Sub Urban Commercial (SC) for parcels
RE 00573630.002600 and 00573630.002601 pursuant to a development agreement in
1996.
7. The FLUM was never changed to reflect the change in land use designation.
8. The appropriate FLUM designation for RE #'s: 00080120.000100, 00080190.000000
and 00573690.003900 is Residential Conservation (RC).
9. The appropriate FLUM designation for parcels RE 00573630.002600 and
00573630.002601 is Mixed Use Commercial (MC).
10. Section 9.5-511 prohibits any map amendments that would negatively impact
community character. No negative impacts were identified.
11. Objective 101.11 states that Monroe County shall ensure that at the time a
development permit is issued, adequate public facilities are available to serve the
development at the adopted level of service standards concurrent with the impacts of
such development.
Ocean Reef FUJM Ordinance
Page 2 of4
12. The 2005 Public Facilities Capacity Assessment Report and the listed programs for
storm water and wastewater indicate that there are no significant concerns.
WHEREAS, the Board of County Commissioners makes the following
Conclusions of Law:
1. This map amendment meets criteria (ii), (iv), and (v) outlined in Section 9.5-511 of
the Monroe County Land Development Regulations.
2. This map amendment will not result in a negative impact or alter the character of the
properties or the immediate vicinity.
3. Based on the Findings of Facts presented, the proposed Future Land Use Map
designation is appropriate for this property and will allow the owners to make full use
of the subject property.
NOW THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY
COMMISSIONERS OF MONROE COUNTY, FLORIDA THAT:
Section 1. The Board specifically adopts the findings of fact and conclusions of
law stated above.
Section 2. The Future Land Use Map of the Monroe County Year 2010
Comprehensive Plan shall be amended as shown in on the attached map, 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 of this ordinance shall not be affected by
such invalidity.
Section 4. All ordinances or parts of ordinance in conflict with this ordinance are
hereby repealed to the extent of said conflict. The repeal of an ordinance herein shall not
repeal the repealing clause of such ordinance or revive any ordinance which has been
repealed thereby.
Section 5. This ordinance does not affect prosecutions for ordinance violations
committed prior to the effective date of this ordinance; and does not waive any fee or
penalty due or unpaid on the effective date of this ordinance; and does not affect the
validity of any bond or cash deposit posted, filed, or deposited pursuant to the
requirements of any ordinance.
Section 6. 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
ordinance.
Ocean ReefFLUM Ordinance
Page 3 of 4
Ordinance Ocean Reef FLUM Map Amendment
PASSED AND ADOPTED by the Board of County Commissioners of Monroe
County, Florida at a regular meeting held on the day of 2007.
Mayor Mario DiGennaro
Mayor Pro Tem, Dixie Spehar
Commissioner George Neugent
Commissioner Charles "Sonny" McCoy
Commissioner Sylvia Murphy
BOARD OF COUNTY COMMISSIONERS
OF MONROE COUNTY, FLORIDA
BY
Mayor/Chairperson
(SEAL)
ATTEST: DANNY L. KOLHAGE, CLERK
DEPUTY CLERK
Ocean Reef FLUM Ordinance
Page 4 of 4
I Exhibit 1 to Ordinance#
-20071
The Monroe County Future Land Use Map is amended
as indicated above.
Portion of RE 00080120-000100, RE 00080190-000000 and 00573690-003900 -
Change Future Land Use Map Designation from Residential Low (RL) to Residential
Conservation (RC). RE 00573630-002600 and RE 00573630-002601 - Change Future
Land Use Map Designation from Residential Low (RL) to Mixed Use/Commercial (MC).
N
A
Memorandum
To: Board of County Commissioners
From: Julianne Thomas, Planner
Alex Score, Biologist
Date: July 27,2006
Re: Request for Future Land Use Map Amendment
MEETING DATE: FLUM Transmittal Hearing: August 16,2006
FLUM Adoption Hearing: May 21, 2007
RE NUMBER: 00080190.000000
EXISTING FUTURE LAND USE MAP DESIGNATION: Residential Low (RL)
PROPOSED FUTURE LAND USE MAP DESIGNATION: Residential Conservation (RC)
EXISTING ZONING DESIGNATION: Native Area (NA)
PROPOSED ZONING DESIGNATION: Native Area (NA)
PROPERTY OWNER: State of Florida
AGENT: None.
PROPERTY INFORMATION
Key: Key Largo Mile Marker: Ocean Reef
Size of Parcel: 1,447,634.67 S.F. or 33.23 acres; 2.88 acres being changed
RE NUMBER: 00573690.003900
EXISTING FUTURE LAND USE MAP DESIGNATION: Residential Low (RL)
PROPOSED FUTURE LAND USE MAP DESIGNATION: Residential Conservation (RC)
EXISTING ZONING DESIGNATION: Native Area (NA)
PROPOSED ZONING DESIGNATION: Native Area (NA)
PROPERTY OWNER: Ocean Reef Club Inc.
AGENT: None.
PROPERTY INFORMATION
Key: Key Largo Mile Marker: Ocean Reef
Size of Parcel: 483,521.24 S.F. or 11.1 acres; 1.27 acres being changed
RE NUMBER: 00080120.000100
EXISTING FUTURE LAND USE MAP DESIGNATION: Residential Low (RL)
PROPOSED FUTURE LAND USE MAP DESIGNATION: Residential Conservation (RC)
EXISTING ZONING DESIGNATION: Native Area (NA)
PROPOSED ZONING DESIGNATION: Native Area (NA)
PROPERTY OWNER: State of Florida
AGENT: None.
PROPERTY INFORMATION
Key: Key Largo Mile Marker: Ocean Reef
Ocean Reef Map 6 FLUM Amendment
BOCC, August 16, 2006
Size of Parcel: 273,117.75 S.F. or 6.27 acres; 1.31 acres being changed
RE NUMBER: 00573630.002600
EXISTING FUTURE LAND USE MAP DESIGNATION: Residential Low (RL)
PROPOSED FUTURE LAND USE MAP DESIGNATION: Mixed Use Commercial (MC)
EXISTING ZONING DESIGNATION: Sub Urban Commercial (SC)
PROPOSED ZONING DESIGNATION: Sub Urban Commercial (SC)
PROPERTY OWNER: Ocean Reef Club
AGENT: None.
PROPERTY INFORMATION
Key: Key Largo Mile Marker: Ocean Reef
Size of Parcel: 272823.3 S.F. or 6.26 acres
RE NUMBER: 00573630.002601
EXISTING FUTURE LAND USE MAP DESIGNATION: Residential Low (RL)
PROPOSED FUTURE LAND USE MAP DESIGNATION: Mixed Use Commercial (MC)
EXISTING ZONING DESIGNATION: Sub Urban Commercial (SC)
PROPOSED ZONING DESIGNATION: Sub Urban Commercial (SC)
PROPERTY OWNER: Academy at Ocean Reef
AGENT: None.
PROPERTY INFORMATION
Key: Key Largo Mile Marker: Ocean Reef
Size of Parcel: 50,413.35 S.F. or 1.16 acres
Location Detail & Brief Description:
The property is located on Key Largo in Ocean Reef. The property legally described as
Designate Harbor Course, Sec. 2, Tract C, Ocean Reef Plat 13, Monroe County, Florida, having
Real Estate Numbers: 00080120.000100, 00080190.000000, 00573690.003900,
00573630.002600 and 00573630.002601
Existing Use:
The property is currently occupied by a variety of commercial and public uses. Among the uses
are a pro shop and eatery that is going to be turned into a salon and spa. There is also a feral cat
rescue center, the Academy at Ocean Reef and some tennis courts.
Existing Habitat:
The property is partially disturbed with both native and exotic landscaping. The remainder of the
parcels is low tropical hardwood hammock of moderate quality.
Land Use and Habitat on the 1985 Existing Conditions Aerials:
The existing land use maps classify this property as community recreation. In the 1985 existing
conditions aerials panel #330 classifies this area as 426 tropical hardwood hammock and 612
fringing mangrove
Neighboring Land Uses and Character:
Ocean Reef Map 6 FLUM Amendment
BOCC, August 16, 2006
The surrounding properties are mostly open land. To the North, West, and South of the subject
property are hammocks. To the East are single family homes on a golf course.
ZONING AND LAND USE HISTORY
Pre - 1986 Zoning:
The subject property was zoned BU-1-M and BU-2-F prior to 1986. BU-1-M was a designation
that allowed clubs and lodges. BU-2-F was a designation for the sale of alcohol. BU-2-F
permits sale of beer, wine, and liquor for consumption on premises and in sealed containers for
consumption off premises.
Considerations during 1986 comprehensive plan process:
During the 1986 revisions to the Monroe County Land Development Regulations and land use
designations (Ordinance 33-1986 dated February 28, 1986), the subject property was re-
designated as Sparsely Settled (SS) with a FLUM of Residential Low (RL).
Consideration during the 2010 comprehensive plan Process:
During the ensuing Comprehensive Plan process which culminated in the adoption of the
Monroe County Year 2010 Comprehensive Plan in 1996, efforts were made to eliminate
inconsistencies between the existing Land Development Regulations and the newly formulated
Comprehensive Plan and to apply Future Land Use Map (FLUM) designations that were
consistent with the land use district designations. The property was given a FLUM designation
ofRL which was consistent with original SS land use district designation.
Map changes or boundary considerations since 1986:
Two of these parcels (RE 00573630.002600 and 00573630.002601) were changed from SS to
Sub Urban Commercial (SC) under a development agreement with Ocean Reef but the FLUM
was not changed at the same time.
ANAL YSIS AND RATIONAL FOR CHANGE (Pursuant to Section 9.5-511 (d) (5) b.)
(i.) Changed projections:
None
(ii.) Changed assumptions:
Ocean Reef Club (ORC) is a gated community and private club that limits access to the
community by non-residents and non-members. The community is a de facto municipality
providing its own sewer, garbage, police, fire protection and medical services. ORC is
isolated, 12 miles from Key Largo and 30 minutes from Florida City and Homestead.
The original change in zoning was granted in part based on much of the vacant land along
CR-905 being turned into a wildlife refuge. Staff believed that the environmentally sensitive
nature of the lands could be protected by reducing the number of trips on CR-905. One way
to reduce the number of trips is to provide for more services on site. The only way to provide
more services on site is to create more areas which will allow for commercial development.
ORC provides amenities to its residents in the form of commercial retail services, offices,
restaurants, offices, schools, and recreation opportunities.
(iii.) Data errors:
Ocean Reef Map 6 FLUM Amendment
BOCC, August 16, 2006
Staff believes that the Residential Low (RL) designation was never meant to include parts of
00080120.000100, 00080190.000000 and 00573690.003900, and now seeks to return the
FLUM designation to Residential Conservation (RC).
(iv.)New issues:
Staff became aware that the FLUM was not changed for several areas in Ocean Reef that had
zone changes. Staff would like to remove these inconsistencies and allow full use of these
parcels.
(v.)Recognition of a need for additional detail or comprehensiveness:
Staff believes that land use designation and FLUM designation should be consistent to allow
for comprehensive development of the scarce land resources available to Monroe County and
Ocean Reef.
(vi.) Data updates:
None.
IMP ACT AND POLICY ANALYSIS
Comparison of development potential for the Current and Proposed Land Uses:
1. Current Land development ref!Ulations (LDR's)
The land is currently designated Residential Low (RL).
Policy 101.4.2
The principal purpose of the Residential Low land use category is to provide for low-density
residential development in partially developed areas with substantial native vegetation. Low
intensity public and low intensity institutional uses are also allowed. In addition, Monroe
County shall adopt Land Development Regulations which allow any other nonresidential use
that was listed as a permitted use in the Land Development Regulations (LDR's) that were in
effect immediately prior to the institution of the 2010 Comprehensive Plan (pre-2010 LDR's),
and that lawfully existed on such lands on January 4, 1996 to develop, redevelop, reestablish
and/or substantially improve provided that the use is limited in intensity, floor area, density
and to the type of use that existed on January 4, 1996 or limit to what the pre-2010 LDR's
allowed, whichever is more restricted.
2. Potential Land Uses with Proposed Map Amendment
Staff is requesting a future land use map amendment from Residential Low (RL) to Residential
Mixed Use Commercial (MC) for parcels with RE #'s 00573630.002600, 00573630.002601 and
RL to Residential Conservation (RC) for parcels with RE#'s 00573690.003900,
00080120.000100 and 00080190.000000.
Policy 101.4.1
The principal purpose of the Residential Conservation land use category is to encourage
preservation of open space and natural resources while providing for very low-density residential
development in areas characterized by a predominance of undisturbed native vegetation. Low-
intensity public uses and utilities are also allowed. In addition, Monroe County shall adopt Land
Ocean Reef Map 6 FLUM Amendment
BOCC, August 16, 2006
Development Regulations which allow any other nonresidential use that was listed as a permitted
use in the Land Development Regulations that were in effect immediately prior to the institution
of the 2010 Comprehensive Plan (pre-2010 LDR's), and that lawfully existed on such lands on
January 4, 1996 to develop, redevelop, reestablish and/or substantially improve provided that the
use is limited in intensity, floor area, density and to the type of use that existed on January 4,
1996 or limit to what the pre-2010 LDR's allowed, whichever is more restricted. Maximum
permitted densities shall be based upon the results of the habitat analysis required by Division 8
of the Monroe County Land Development Regulations, as amended.
Policy 101.4.5
The principal purpose 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
may be permitted at intensities which are consistent with the community character and the
natural environment. Employee housing and commercial apartments are also permitted.
The list of permitted as-of-right and conditional uses includes commercial uses, office,
institutional, public uses, hotels and marinas. More specifically, the SC permits commercial
apartments and employee housing of less than six (6) units as-of-right, subject to meeting all
other requirements. More than eighteen (18) units require a major conditional use.
Compatibility with adjacent land uses and effects on community character:
Density and Intensity
Changing the FLUM from RL to RC will protect the open space and natural areas which
surround the SC parcels. Changing the FLUM from RL to MC will not increase the density of
the two parcels which already have a land designation of SC and are developed as SC parcels.
Changing the designation will only allow Ocean Reef to fully develop these parcels which have
been cleared and identified as commercial areas and not encroach on sensitive environmental
areas.
Use Compatibility
The property zoned NA is open space and natural areas. The property zoned SC is developed
with a club, a cat shelter, and the Academy at Ocean Reef. The FLUM designations requested
will allow the SC parcels to be developed fully as MC parcels and the NA parcels to be protected
under the RC designation.
Effects on Natural Resources Goal 102
Goal 102 of the Year 2010 Comprehensive Plan states that Monroe County shall direct future
growth to lands which are intrinsically most suitable for development and shall encourage
conservation and protection of environmentally sensitive lands. Future development would be
required to comply with all Monroe County Code, State and Federal environmental regulations.
These FLUM changes will allow the SC parcels to be developed to its fullest potential and
minimize the need to build or clear environmentally sensitive lands, like the NA parcels, to
provide services to the community.
Effects on Public Facilities: Objective 101.11
Monroe County shall implement measures to direct future growth away from environmentally
sensitive land and towards established development areas served by existing public facilities.
Ocean Reef Map 6 FLUM Amendment
BOCC, August 16, 2006
The proposed FLUM amendments will not affect Objective 101.11 and will encourage
commercial development to remain on disturbed lands rather than encroaching on
environmentally sensitive areas.
Local Traffic, Parking, and Traffic Circulation
The subject property is located in Ocean Reef, a gated community with limited access to non-
members. Much of the travel within Ocean Reef is conducted using golf carts and staff has no
evidence that there will be any local traffic, parking or traffic circulation issues created.
Effects on Public Facilities
ORC provides many of its own services in terms and anticipates no problem continuing to meet
the community needs if this amendment is approved and enacted.
FINDINGS OF FACT AND CONCLUSIONS OF LAW:
1. Section 9.5-511 (d)(5)b of the Monroe County Code (MCC) allows the Board of County
Commissioners to consider adopting an ordinance to enact map changes under six listed
conditions; and
2. In accordance with Section 9.5-511 (d) (5) (b):
(ii.) Changed assumptions:
ORC is a gated, private community committed to meeting the commercial and
communication needs of its residents on site. As such, areas identified for commercial
development need to have the appropriate FLUM to allow commercial development.
(iiL)Data errors:
Staff believes that the Residential Low (RL) designation was never meant to include parts
of 00080120.000100, 00080190.000000 and 00573690.003900, and now seeks to return
the FLUM designation to Residential Conservation (RC).
(iv.) New issues
Staff recognized that areas in Ocean Reef with Land Use Designation changes did not
have corresponding Future Land Use Map changes and is seeking to eliminate
inconsistencies.
(v.)Recognition of a need for additional detail or comprehensiveness:
There are limited areas in ORC that are zoned for commercial uses. Changing the land
use designation and FLUM of this parcel will allow this area of Ocean Reef to be
developed for both commercial and residential uses in a cohesive way.
3. The subject property was zoned BU-1-M and BU-2-F prior to 1986.
4. The subject property was assigned zoning of Sparsely Settled (SS) in 1986.
Ocean Reef Map 6 FLUM Amendment
BOCC, August 16, 2006
5. The Future Land Use Map of the Monroe County Year 2010 Comprehensive Plan, which
took effect on January 4, 1996, followed the land use district boundary and designated a
future land use category of Residential Low (RL) for the SS parcel.
6. The subject property was then changed to Sub Urban Commercial (SC) for parcels RE
00573630.002600 and 00573630.002601 pursuant to a development agreement in 1996.
7. The FLUM was never changed to reflect the change in land use designation.
8. The appropriate FLUM designation for RE #'s: 00080120.000100, 00080190.000000 and
00573690.003900 is Residential Conservation (RC).
9. The appropriate FLUM designation for parcels RE 00573630.002600 and 00573630.002601
is Mixed Use Commercial (MC).
10. Section 9.5-511 prohibits any map amendments that would negatively impact community
character. No negative impacts were identified.
11. Objective 101.11 states that Monroe County shall ensure that at the time a development
permit is issued, adequate public facilities are available to serve the development at the
adopted level of service standards concurrent with the impacts of such development.
12. The 2005 Public Facilities Capacity Assessment Report and the listed programs for
stormwater and wastewater indicate that there are no significant concerns.
CONCLUSIONS OF LAW:
1. This map amendment meets criteria (ii), (iii), (iv), and (v) outlined in Section 9.5-511 of the
Monroe County Land Development Regulations.
2. This map amendment will not result in a negative impact or alter the character of the
properties or the immediate vicinity.
3. Based on the Findings of Facts presented, the proposed future land use map designations are
appropriate for these properties and will allow the owners to make full use of the subject
properties.
RECOMMENDATION:
Based on the above Findings of Fact and Conclusions of Law, staff recommends APPROVAL
to the Board of County Commissioners for the proposed Future Land Use Map amendments
from Residential Low (RL) to Mixed Use/Commercial (MC) for RE#s : 00573630.002600 and
00573630.002601 and from Residential Low (RL) to Residential Conservation (RC) for RE#s
00080120.000100,00080190.000000 and 00573690.003900.
Ocean Reef Map 6 FLUM Amendment
BOCC, August 16, 2006
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BOARD OF COUNTY COMMISSIONERS
AGENDA ITEM SUMMARY
Meeting Date: May 21,2007
Division:
Growth Management
Bulk Item: Yes
No X
Department: Planning and Environmental Res.
Staff Contact Person: Andrew Trivette
AGENDA ITEM WORDING:
MONROE COUNTY PLANNING DEPARTMENT is requesting a Future Land Use Map Amendment from Residential
Low (RL) to Mixed Use/Commercial (MC) for property legally described as Harbor Course, Sec. 1, Tract B, Ocean Reef
Plat 13, Momoe County, Florida, having Real Estate Numbers: 00080040.000000 and 00080040.000100.
MONROE COUNTY PLANNING DEPARTMENT is requesting a Future Land Use Map Amendment from Recreation (R)
to Mixed Use/Commercial (MC) for property legally described as Harbor Course, Sec. 1, Tract B, Ocean Reef Plat 13,
Momoe County, Florida, having Real Estate Numbers: 00572797.003600, 00573650.002800 and 00572797.003603.
MONROE COUNTY PLANNING DEPARTMENT is requesting a Future Land Use Map Amendment from Recreation
(R), Residential Low (RL) and Residential Conservation (RC) to Mixed Use/Commercial (MC) for property legally
described as Harbor Course, Sec. 1, Tract B, Ocean Reef Plat 13, Monroe County, Florida, having Real Estate Number:
00572797.003700.
ITEM BACKGROUND:
This is a Planning Department-sponsored amendment. The Development Review Committee held a
public hearing on this matter on April 11, 2006 and recommended approval of the amendment. The
Planning Commission held a public hearing on this matter on June 28, 2006 and recommended
approval of the amendment.
PREVIOUS RELEVANT BOCC ACTION: In 1995, a Land Use Designation change was approved
from Sparsely Settled (SS) to Suburban Commercial (SC).
August 2006-BOCC approves transmittal ofFLUM amendment to DCA.
CONTRACT/AGREEMENT CHANGES: N/A
STAFF RECOMMENDATIONS: Approval
TOTAL COST:
N/A
BUDGETED: Yes
No
COST TO COUNTY:
N/A
SOURCE OF FUNDS:
REVENUE PRODUCING: Yes
No
AMOUNTPERMONTH_ Year
APPROVED BY: County Atty X
OMB/Purchasing _
Risk Management _
DOCUMENTATION:
Included X
Not Required__
DISPOSITION:
AGENDA ITEM #
_ .- f"! .....
- ~~'"'-' "'.
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ORDINANCE NO.: -2007
AN ORDINANCE BY THE MONROE COUNTY BOARD OF
COUNTY COMMISSIONERS APPROVING THE REQUEST FILED
BY THE MONROE COUNTY PLANNING DEPARTMENT TO
AMEND THE FUTURE LAND USE MAP (FLUM) DESIGNATION OF
THE MONROE COUNTY YEAR 2010 COMPREHENSIVE PLAN
FROM RESIDENTIAL LOW (RL) AND RECREATION (R) TO MIXED
USE COMMERCIAL (MC) FOR PROPERTY LEGALLY DESCRIBED
AS HARBOR COURSE, SEe. 1, TRACT B, OCEAN REEF PLAT 13,
MONROE COUNTY, FLORIDA, HAVING REAL ESTATE
NUMBERS: 00080040.000000, 00080040.000100, 00572797.003600,
00573650.002800,00572797.003700 AND 00572797.003603.
WHEREAS, the Monroe County Board of County Commissioners, during a
regular meeting held on August 16, 2006 conducted a review and consideration of the
request filed by Monroe County Planning to amend the Future Land Use Map (FLUM)
from Residential Low (RL), Recreation (R), and Residential Conservation (RC) to Mixed
Use Commercial (MC) for property described as Harbor Course, Sec. 1, Tract B, Ocean
Reef Plat 13, Monroe County, Florida, having Real Estate Numbers: 00080040.000000,
00080040.000100, 00572797.003600, 00573650.002800, 00572797.003700 and
00572797.003603; and
WHEREAS, the Monroe County Planning Commission, during a regular
meeting held on June 28, 2006 conducted a review of these same requests and
recommended approval to the Board of County Commissioners; and
WHEREAS, the Monroe County Development Review Committee, during a
regular meeting held on April 11, 2006 conducted a review and consideration of these
same requests and recommended approval to the Planning Commission; and
WHEREAS, the Board of County Commissioners examined the staff report
prepared by Julianne Thomas, planner on July 27,2006; and
WHEREAS, the Board of County Commissioners makes the following Findings of
Fact:
Ocean ReefFLUM Ordinance
Page 1 of 4
1. Section 9.5-511 (d)(5)b of the Monroe County Code (MCC) allows the Board of
County Commissioners to consider adopting an ordinance to enact map changes
under six listed conditions.
2. In accordance with Section 9.5-511 (d) (5) (b):
(ii.) Changed assumptions:
ORC is a gated, private community committed to meeting the commercial and
communication needs of its residents on site. As such, areas identified for
commercial development need to have the appropriate FLUM to allow
commercial development.
(iv.) New issues
Staff became aware that this was a parcel which had a land use designation
change without a corresponding FLUM change.
(v.)Recognition of a need for additional detail or comprehensiveness:
Changing the FLUM of this parcel will allow this area of Ocean Reef to continue
the uses already found on these parcels.
3. The subject property was zoned General Use (GU), single-family residential district
(RU-1), and multiple family residential district (RU-3) prior to 1986.
4. The subject properties were assigned zoning of Sparsely Settled (SS) in 1986.
5. The subject properties were subsequently changed to a zoning of Sub Urban
Commercial (SC).
6. The Future Land Use Map of the Monroe County Year 2010 Comprehensive Plan,
which took effect on January 4, 1996, followed the land use district boundary and
designated a future land use category of Residential Low (RL), Recreation (R), and
Residential Conservation (RC) for the SS parcels.
7. RL and R are not the corresponding FLUM categories for SC parcels.
8. Mixed Use Commercial (MC) is the appropriate corresponding FLUM designation
for SC parcels.
9. Section 9.5-511 prohibits any map amendments that would negatively impact
community character. No negative impacts were identified.
10. Objective 101.11 states that Monroe County shall ensure that at the time a
development permit is issued, adequate public facilities are available to serve the
development at the adopted level of service standards concurrent with the impacts of
such development.
11. The 2005 Public Facilities Capacity Assessment Report and the listed programs for
stormwater and wastewater indicate that there are no significant concerns.
WHEREAS, the Board of County Commissioners makes the following
Conclusions of Law:
1. This map amendment meets criteria (ii), (iv), and (v) outlined in Section 9.5-511 of
the Monroe County Land Development Regulations.
2. This map amendment will not result in a negative impact or alter the character of the
properties or the immediate vicinity.
Ocean Reef FLUM Ordinance
Page 2 of4
3. Based on the Findings of Facts presented, the proposed future land use map
designation is appropriate for this property and will allow the owners to make full use
of the subject property.
NOW THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY
COMMISSIONERS OF MONROE COUNTY, FLORIDA THAT:
Section 1. The Board specifically adopts the findings of fact and conclusions of
law stated above.
Section 2. The Future Land Use Map of the Monroe County Year 2010
Comprehensive Plan shall be amended as shown in on the attached map, 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 of this ordinance shall not be affected by
such invalidity.
Section 4. All ordinances or parts of ordinance in conflict with this ordinance are
hereby repealed to the extent of said conflict. The repeal of an ordinance herein shall not
repeal the repealing clause of such ordinance or revive any ordinance which has been
repealed thereby.
Section 5. This ordinance does not affect prosecutions for ordinance violations
committed prior to the effective date of this ordinance; and does not waive any fee or
penalty due or unpaid on the effective date of this ordinance; and does not affect the
validity of any bond or cash deposit posted, filed, or deposited pursuant to the
requirements of any ordinance.
Section 6. 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
ordinance.
Balance of Page Intentionally Left Blank
Signature Page to Follow
Ocean Reef FLUM Ordinance
Page 3 of 4
Ordinance Ocean Reef FLUM Amendment
PASSED AND ADOPTED by the Board of County Commissioners of Monroe
County, Florida at a regular meeting held on the day of
2007.
Mayor Mario DiGennaro
Mayor Pro Tem, Dixie Spehar
Commissioner George Neugent
Commissioner Charles "Sonny" McCoy
Commissioner Sylvia Murphy
BOARD OF COUNTY COMMISSIONERS
OF MONROE COUNTY, FLORIDA
BY
Mayor/Chairperson
(SEAL)
ATTEST: DANNY L. KOLHAGE, CLERK
DEPUTY CLERK
Ocean ReefFLUM Ordinance
Page 4 of4
I Exhibit 1 to Ordinance#
-20071
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The Monroe County Future Land Use Map is amended
as indicated above.
Portion of RE 00080040-000000 and all of RE 00080040-000100 -
Change Future Land Use Map Designation from Residential Low (RL) to
Mixed-Use/Commercial (Me). Portion of RE 00572797-003600,
RE 00573650-002800 and RE 00572797-003603 - Change Future Land Use Map
Designation from Recreation (R) to Mixed Use/Commercial (MC).
RE 00572797-003700 Change Future Land Use Map Designation from Recreation (R),
Residential Low (RL) and Residential Conservation (RC) to Mixed Use/Commercial (Me),
N
A
Memorandum
To: Board of County Commissioners
From: Julianne Thomas, Planner
Alex Score, Biologist
Date: July 27,2006
Re: Request for Future Land Use Map Amendments
MEETING DATE: FLUM Transmittal Hearing: August 16,2006
FLUM Adoption Hearing: May 21, 2007
RE NUMBER: 00080040.000000
EXISTING FUTURE LAND USE MAP DESIGNATION: Residential Low (RL)
PROPOSED FUTURE LAND USE MAP DESIGNATION: Mixed Use Commercial (MC)
EXISTING ZONING DESIGNATION: Sub Urban Commercial (SC)
PROPOSED ZONING DESIGNATION: Sub Urban Commercial (SC)
PROPERTY OWNER: Ocean Reef Acquisition Corp.
AGENT: None.
PROPERTY INFORMATION
Key: Key Largo Mile Marker: Ocean Reef
Size of Parcel: 458,513.77 S.F. or 10.53 acres; 0.22 acres being changed
RE NUMBER: 00080040.000100
EXISTING FUTURE LAND USE MAP DESIGNATION: Residential Low (RL)
PROPOSED FUTURE LAND USE MAP DESIGNATION: Mixed Use Commercial (MC)
EXISTING ZONING DESIGNATION: Sub Urban Commercial (SC)
PROPOSED ZONING DESIGNATION: Sub Urban Commercial (SC)
PROPERTY OWNER: Ocean Reef Club
AGENT: None.
PROPERTY INFORMATION
Key: Key Largo Mile Marker: Ocean Reef
Size of Parcel: 42,476.85 S.F. or 0.97acres; 0.83 acres being changed
RE NUMBER: 00573650.002800
EXISTING FUTURE LAND USE MAP DESIGNATION: Recreation (R)
PROPOSED FUTURE LAND USE MAP DESIGNATION: Mixed Use Commercial (MC)
EXISTING ZONING DESIGNATION: Sub Urban Commercial (SC)
PROPOSED ZONING DESIGNATION: Sub Urban Commercial (SC)
PROPERTY OWNER: Ocean Reef Acquisition Corp.
AGENT: None.
PROPERTY INFORMATION
Key: Key Largo Mile Marker: Ocean Reef
Ocean Reef Map 7 FLUM Amendment
BOCC, August 16, 2006
Size of Parcel: 419,858.06 S.F. or 9.64 acres; 0.44 acres being changed
RE NUMBER: 00572797.003700
EXISTING FUTURE LAND USE MAP DESIGNATION: Residential Low (RL),
Residential Conservation (RC) & Recreation (R)
PROPOSED FUTURE LAND USE MAP DESIGNATION: Mixed Use Commercial (MC)
EXISTING ZONING DESIGNATION: Sub Urban Commercial (SC)
PROPOSED ZONING DESIGNATION: Sub Urban Commercial (SC)
PROPERTY OWNER: Ocean Reef Acquisition
AGENT: None.
PROPERTY INFORMATION
Key: Key Largo Mile Marker: Ocean Reef
Size of Parcel: 45,720.47 or 1.05 acres; 0.1 0 acres changing from RL to MC; 0.62 acres
changing from R to MC
RE NUMBER: 00572797.003603
EXISTING FUTURE LAND USE MAP DESIGNATION: Recreation (R)
PROPOSED FUTURE LAND USE MAP DESIGNATION: Mixed Use Commercial (MC)
EXISTING ZONING DESIGNATION: Sub Urban Commercial (SC)
PROPOSED ZONING DESIGNATION: Sub Urban Commercial (SC)
PROPERTY OWNER: Ocean Reef Club
AGENT: None.
PROPERTY INFORMATION
Key: Key Largo Mile Marker: Ocean Reef
Size of Parcel: 9,048.5 S.F. or 0.208 acres; 0.14 acres changing
RE NUMBER: 00572797.003600
EXISTING FUTURE LAND USE MAP DESIGNATION: Recreation (R)
PROPOSED FUTURE LAND USE MAP DESIGNATION: Mixed Use Commercial (MC)
EXISTING ZONING DESIGNATION: Sub Urban Commercial (SC)
PROPOSED ZONING DESIGNATION: Sub Urban Commercial (SC)
PROPERTY OWNER: Ocean Reef Acquisition Corp.
AGENT: None.
PROPERTY INFORMATION
Key: Key Largo Mile Marker: Ocean Reef
Size of Parcel: 35.6 acres; 0.55 acres changing
Location Detail & Brief Description:
The property is located on Key Largo in Ocean Reef. These properties are the security gate and
employment office for Ocean Reef. The property is legally described as Harbor Course, Sec. 1,
Tract B, Ocean Reef Plat 13, Monroe County, Florida, having Real Estate Numbers:
Ocean Reef Map 7 FLUM Amendment
BOCC, August 16, 2006
00080040.000000, 00080040.000100, 00572797.003600, 00573650.002800, 00572797.003700
and 00572797.003603.
Existing Use:
The property currently has a one-story building of approximately 2,464 sq. ft., which is used as
the human resources office for Ocean Reef. There is also a parking lot that is used by this
building, and a guardhouse at the entrance of Ocean Reef. The rest of the parcels are occupied
by roads and landscape vegetation.
Existing Habitat:
The property is disturbed with planted buffers and landscaping of both native and exotic species.
Land Use and Habitat on the 1985 Existing Conditions Aerials:
The 1985 existing conditions aerials classify this property as Golf Course, disturbed with
Hammock (740.1), and Tropical Hardwood Hammock (426).
Neighboring Land Uses and Character:
The surrounding properties are a variety of uses. The surrounding properties are mostly open
spaces, golf course, and hardwood hammock. To the North, South, and West are tropical
hardwood hammock and golf courses. To the East is the main road into Ocean Reef Club and a
golf course.
ZONING AND LAND USE HISTORY
Pre - 1986 Zoning:
The subject property was zoned General Use (GU), single-family residential district (RU-1), and
multiple family residential district (RU-3) prior to 1986.
Considerations during 1986 comprehensive plan process:
During the 1986 revisions to the Monroe County Land Development Regulations and land use
designations (Ordinance 33-1986 dated February 28, 1986), the subject property was re-
designated as Sparsely Settled (SS) with a Future Land Use Map (FLUM) designation of
Residential Low (RL).
Consideration during the 2010 comprehensive plan Process:
During the ensuing Comprehensive Plan process which culminated in the adoption of the
Monroe County Year 2010 Comprehensive Plan in 1996, efforts were made to eliminate
inconsistencies between the existing Land Development Regulations and the newly formulated
Comprehensive Plan and to apply FLUM designations that were consistent with the land use
district designations.
Map changes or boundary considerations since 1986:
These parcels were changed from SS to SC under a development agreement with Ocean Reef but
the FLUM was not changed at the same time. Staff is seeking this change to make FLUM
designation consistent with the land use designation.
ANALYSIS AND RATIONAL FOR CHANGE (Pursuant to Section 9.5-511 (d) (5) b.)
(i.) Changed projections:
Ocean Reef Map 7 FLUM Amendment
BOCC, August 16, 2006
None.
(ii.) Changed assumptions:
Ocean Reef Club (ORC) is a gated community and private club that limits access to the
community by non-residents and non-members. The community is a de facto municipality
providing its own sewer, garbage, police, fire protection and medical services. ORC is
isolated, 12 miles from Key Largo and 30 minutes from Florida City and Homestead.
The original change in zoning was granted in part based on much of the vacant land along
CR-905 being turned into a wildlife refuge. Staff believed that the environmentally sensitive
nature of the lands could be protected by reducing the number of trips on CR-905. One way
to reduce the number of trips is to provide for more services on site. The only way to provide
more services on site is to create more areas which will allow for commercial development.
ORC provides amenities to its residents in the form of commercial retail services, offices,
restaurants, offices, schools, and recreation opportunities.
(Hi.) Data errors:
None.
(iv.) New issues:
Staff became aware that the FLUM was not changed for several areas in Ocean Reef that had
zone changes. After 1986, these parcels were changed from SS to SC under a development
agreement with Ocean Reef but the FLUM was not changed at the same time. Staff would
like to remove these inconsistencies and allow full development of these parcels.
(v.)Recognition of a need for additional detail or comprehensiveness:
The current zoning of SC properly reflects the uses which occupy the parcel. In order for
these critical uses to continue, the FLUM needs to be changed to be consistent with this
zomng.
(vi.) Data updates:
None.
IMP ACT AND POLICY ANALYSIS
Comparison of development potential for the Current and Proposed Land Uses:
1. Current Land development regulations (LDR's)
The property has current FLUM designations of Recteation (R) and Residential Low (RL) which
are inconsistent with the SC land use district map designation.
Policy 101.4.2
The principal purpose of the Residential Low land use category is to provide for low-density
residential development in partially developed areas with substantial native vegetation. Low
intensity public and low intensity institutional uses are also allowed. In addition, Monroe
County shall adopt Land Development Regulations which allow any other nonresidential use
Ocean Reef Map 7 FLUM Amendment
BOCC, August 16, 2006
that was listed as a permitted use in the Land Development Regulations that were in effect
immediately prior to the institution of the 2010 Comprehensive Plan (pre-2010 LDR's), and
that lawfully existed on such lands on January 4, 1996 to develop, redevelop, reestablish and/or
substantially improve provided that the use is limited in intensity, floor area, density and to the
type of use that existed on January 4, 1996 or limit to what the pre-2010 LDR's allowed,
whichever is more restricted.
Policy 101.4.9
The principal purpose of the Recreation land use category is to provide for public and private
activity-based and resource-based recreational facilities.
2. Potential Land Uses with Proposed Map Amendment
Staff is requesting a future land use map amendments from Recreation (R) and Residential Low
(RL) to Mixed Use/Commercial (MC).
Policy 101.4.5
The principal purpose 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
may be permitted at intensities which are consistent with the community character and the
natural environment. Employee housing and commercial apartments are also permitted.
The list of permitted as-of-right and conditional uses includes commercial uses, office,
institutional, public uses, hotels and marinas.
Compatibility with adjacent land uses and effects on community character:
Density and Intensity
Changing the FLUM from Rand RL to a FLUM ofMC will not increase the intensity of the use.
Rather, it will allow all the uses already permitted via the SC zoning.
Use Compatibility
The property is currently being used for a human resources office, gatehouse, roads and
landscaping purposes. The change in FLUM is needed to correspond with the land use
designation which was changed in 1996.
Effects on Natural Resources Goal 102
Goal 102 of the Year 2010 Comprehensive Plan states that Monroe County shall direct future
growth to lands which are intrinsically most suitable for development and shall encourage
conservation and protection of environmentally sensitive lands. Future development would be
required to comply with all Monroe County Code, State and Federal environmental regulations.
This FLUM change will not have a negative effect on this goal.
Effects on Public Facilities: Objective 101.11
Monroe County shall implement measures to direct future growth away from environmentally
sensitive land and towards established development areas served by existing public facilities.
Ocean Reef Map 7 FLUM Amendment
BOCC, August 16, 2006
The proposed FLUM amendment will not affect Objective 101.11 and will encourage
commercial development to remain on disturbed lands rather than encroaching on
environmentally sensitive areas.
Local Traffic, Parking, and Traffic Circulation
The subject property is located in Ocean Reef, a gated community with limited access to non-
members. Much of the travel within Ocean Reef is conducted using golf carts and staff has no
evidence that there will be any local traffic, parking or traffic circulation issues created.
Effects on Public Facilities
ORC provides many of its own services in terms and anticipates no problem continuing to meet
the community needs if this amendment is approved and enacted.
FINDINGS OF FACT AND CONCLUSIONS OF LAW:
1. Section 9.5-511 (d)(5)b of the Monroe County Code (MCC) allows the Board of County
Commissioners to consider adopting an ordinance to enact map changes under six listed
conditions.
2. In accordance with Section 9.5-511 (d) (5) (b):
(ii.) Changed assumptions:
ORC is a gated, private community committed to meeting the commercial and
communication needs of its residents on site. As such, areas identified for commercial
development need to have the appropriate FLUM to allow commercial development.
(iv.) New issues
After 1986, these parcels were changed from SS to SC under a development agreement
with Ocean Reef but the FLUM was not changed at the same time. Staff became aware
that this was a parcel which had a land use designation change without a corresponding
FLUM change.
(v.)Recognition of a need for additional detail or comprehensiveness:
Changing the FLUM of this parcel will allow this area of Ocean Reef to continue the uses
already found on these parcels.
3. The subject property was zoned General Use (GU), single-family residential district (RU-1),
and multiple family residential district (RU-3) prior to 1986.
4. The subject properties were assigned zoning of Sparsely Settled (SS) in 1986.
5. The subject properties were subsequently changed to a zoning of Sub Urban Commercial
(SC) in 1996.
6. The Future Land Use Map of the Momoe County Year 2010 Comprehensive Plan, which
took effect on January 4, 1996, followed the land use district boundary and designated a
future land use category of Residential Low (RL) and Recreation (R) for the SS parcels.
7. RL and R are not the corresponding FLUM categories for SC parcels.
8. Mixed Use Commercial (MC) is the appropriate corresponding FLUM designation for SC
parcels.
9. Section 9.5-511 prohibits any map amendments that would negatively impact community
character. No negative impacts were identified.
10. Objective 101.11 states that Monroe County shall ensure that at the time a development
permit is issued, adequate public facilities are available to serve the development at the
adopted level of service standards concurrent with the impacts of such development.
Ocean Reef Map 7 FLUM Amendment
BOCC, August 16, 2006
11. The 2005 Public Facilities Capacity Assessment Report and the listed programs for
stormwater and wastewater indicate that there are no significant concerns.
CONCLUSIONS OF LAW:
1. This map amendment meets criteria (ii), (iv), and (v) outlined in Section 9.5-511 of the
Monroe County Land Development Regulations.
2. This map amendment will not result in a negative impact or alter the character of the
properties or the immediate vicinity.
3. Based on the Findings of Facts presented, the proposed future land use map designation is
appropriate for this property and will allow the owners to make full use of the subject
property.
RECOMMENDATION:
Based on the above Findings of Fact and Conclusions of Law, staff recommends APPROVAL
to the Board of County Commissioners for the proposed Future Land Use Map amendment from
Recreation (R) to Mixed Use/Commercial (MC) for RE#s 00573650.002800, 00572797.003600
and 00572797.003603; Residential Low (RL) to Mixed Use/Commercial (MC) for RE#s
00080040.000000, 00080040.000100, 00572797.003600; and Recreation (R), Residential
Conservation (RC) and Residential Low (RL) to Mixed Use/Commercial (MC) for RE#
00572797.003700.
Ocean Reef Map 7 FLUM Amendment
BOCC, August 16, 2006
BOARD OF COUNTY COMMISSIONERS
AGENDA ITEM SUMMARY
Meeting Date: May 21, 2007
Division:
Growth Management
Bulk Item: Yes
No~
Department: Planning and Environmental Res.
Staff Contact Person: Andrew Trivette
AGENDA ITEM WORDING:
MONROE COUNTY PLANNING DEPARTMENT is requesting a Future Land Use Map Amendment from Residential
Medium (RM) to Recreation (R) for property legally described as Part of Tracts A, F, & H, Sumise Cay III Ocean Reef Plat
No. 15, Ocean Reef, Momoe County, Florida, having Real Estate Number; 00569443.005201.
MONROE COUNTY PLANNING DEPARTMENT is requesting a Future Land Use Map Amendment from Recreation (R)
to Residential Medium (RM) for property legally described as BLK 1 Lots 1-2-3-4 and 18-19 Sunrise Cay III Ocean Reef
Plat No. 15, Ocean Reef, Momoe County, Florida, having Real Estate Numbers: 00569443.005200, 00569446.000100,
00569446.000300,00569446.000400,00569446.001800, and 00569446.001900.
ITEM BACKGROUND:
This is a Planning Department-sponsored amendment. The Development Review Committee held a
public hearing on this matter on April 11, 2006 and recommended approval of the amendment. The
Planning Commission held a public hearing on this matter on June 28, 2006 and recommended
approval of the amendment.
PREVIOUS RELEVANT BOCC ACTION: August 2006-BOCC approves transmittal of proposed
FLUM amendment to DCA
CONTRACT/AGREEMENT CHANGES: N/A
STAFF RECOMMENDATIONS: Approval
TOTAL COST:
N/A
BUDGETED: Yes
No
COST TO COUNTY:
N/A
SOURCE OF FUNDS:
REVENUE PRODUCING: Yes
No
AMOUNTPERMONTH_ Year
APPROVED BY: County Atty X
OMB/Purchasing _
Risk Management _
DOCUMENTATION:
Included X
Not Required __
DISPOSITION:
AGENDA ITEM #
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ORDINANCE NO.: -2007
AN ORDINANCE BY THE MONROE COUNTY BOARD OF
COUNTY COMMISSIONERS APPROVING THE REQUEST FILED
BY THE MONROE COUNTY PLANNING DEPARTMENT TO
AMEND THE FUTURE LAND USE MAP (FLUM) DESIGNATION OF
THE MONROE COUNTY YEAR 2010 COMPREHENSIVE PLAN
FROM RESIDENTIAL MEDIUM (RM) TO RECREATION (R) FOR
PROPERTY LEGALLY DESCRIBED AS PART OF TRACTS A, F, &
H, SUNRISE CAY III OCEAN REEF PLAT NO. 15, OCEAN REEF,
MONROE COUNTY, FLORIDA, HAVING REAL ESTATE NUMBER:
00569443.005201 AND TO AMEND THE FUTURE LAND USE MAP
(FLUM) OF THE MONROE COUNTY YEAR 2010
COMPREHENSIVE PLAN FROM RECREATION (R) TO
RESIDENTIAL MEDIUM (RM) FOR PROPERTY LEGALLY
DESCRIBED AS BLK 1 LOTS 1-2-3-4 AND 18-19 SUNRISE CAY III
OCEAN REEF PLAT NO. 15, OCEAN REEF, MONROE COUNTY,
FLORIDA, HAVING REAL ESTATE NUMBERS: 00569443.005200,
00569446.000100, 00569446.000300, 00569446.000400,
00569446.001800, AND 00569446.001900.
WHEREAS, the Monroe County Board of County Commissioners, during a
regular meeting held on August 16, 2006 conducted a review and consideration of the
request filed by Monroe County Planning to amend the Future Land Use Map (FLUM)
from Residential Medium (RM) to Recreation (R) for property described as Part of Tracts
A, F, & H, Sunrise Cay III Ocean Reef Plat No. 15, Ocean Reef, Monroe County,
Florida, having Real Estate Number; 00569443.005201 and amend the Future Land Use
Map (FLUM) from Recreation (R) to Residential Medium (RM) for property described as
BLK I Lots 1-2-3-4 and 18-19 Sunrise Cay III Ocean Reef Plat No. 15, Ocean Reef,
Monroe County, Florida, having Real Estate Number: 00569443.005200,
00569446.000100, 00569446.000300, 00569446.000400, 00569446.001800, and
00569446.001900; and
WHEREAS, the Monroe County Planning Commission, during a regular
meeting held on June 28, 2006 conducted a review of these same requests and
recommended approval to the Board of County Commissioners; and
WHEREAS, the Monroe County Development Review Committee, during
regular meetings held on April 11, 2006 conducted a review and consideration of these
same requests and recommended approval to the Planning Commission; and
Ocean Reef Map 8 FLUM Amendment
Page 1 of 4
WHEREAS, the Board of County Commissioners examined the staff report
prepared by Julianne Thomas, Planner on July 27,2006; and
WHEREAS, the Board of County Commissioners makes the following Findings of
Fact:
1. Section 9.5-511 (d)(5)b of the Monroe County Code (MCC) allows the Board of
County Commissioners to consider adopting an ordinance to enact map changes
under six listed conditions.
2. In accordance with Section 9.5-511 (d) (5) (b):
(ii.) Changed assumptions:
ORC is a gated, private community committed to meeting the commercial,
personal and communication needs of its residents on site.
(iii.) Data errors
Staff believes that the R designation was meant for parcel 00569443.005201, not
the six parcels it currently touches. Staff is seeking to remove this error and
designate the appropriate parcel as PR and R.
(iv.) New issues
Staff recognized inconsistencies between the current land use designation, IS, and
the FLUM designation of R. Further research showed that the R designation was
improperly placed and staff seeks to clear this inconsistency and provide proper
land use and FLUM designations.
(v.)Recognition of a need for additional detail or comprehensiveness:
Staff is seeking to minimize inconsistency between land use designation and
FLUM designation. Staff also wants current use to be consistent with land use
designation and FLUM designation when possible.
3. The subject property was zoned GU prior to 1986. This designation was for a general
use district with the purpose of establishing an interim land classification pending
action to rezone the property for another use.
4. The subject properties were assigned zoning of Improved Subdivision (IS) in 1986.
5. The Future Land Use Map of the Monroe County Year 2010 Comprehensive Plan,
which took effect on January 4, 1996, followed the land use district boundary and
designated a future land use categories of Recreation (R) and/or Residential Medium
(RM) for the IS parcels.
6. The Recreation (R) polygon was incorrectly placed on lots with individual homes.
7. Section 9.5-511 prohibits any map amendments that would negatively impact
community character. No negative impacts were identified.
8. Objective 101.11 states that Monroe County shall ensure that at the time a
development permit is issued, adequate public facilities are available to serve the
development at the adopted level of service standards concurrent with the impacts of
such development.
9. The 2005 Public Facilities Capacity Assessment Report and the listed programs for
stormwater and wastewater indicate that there are no significant concerns.
WHEREAS, the Board of County Commissioners makes the following
Conclusions of Law:
Ocean Reef Map 8 FLUM Amendment
Page 2 of 4
1. This map amendment meets criteria (ii),(iii), (iv), and (v) outlined in Section 9.5-511
of the Monroe County Land Development Regulations.
2. This map amendment will not result in a negative impact or alter the character of the
properties or the immediate vicinity.
3. Based on the Findings of Facts presented, the proposed land use and future land use
map designations are appropriate for these properties and will allow the owners to
make full use of the subject properties.
NOW THEREFORE, BE IT ORDAINEDED BY THE BOARD OF COUNTY
COMMISSIONERS OF MONROE COUNTY, FLORIDA THAT:
Section 1. The Board specifically adopts the findings of fact and conclusions of
law stated above.
Section 2. The Future Land Use Map of the Momoe County Year 2010
Comprehensive Plan shall be amended as shown in on the attached map, 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 of this ordinance shall not be affected by
such invalidity.
Section 4. All ordinances or parts of ordinance in conflict with this ordinance are
hereby repealed to the extent of said conflict. The repeal of an ordinance herein shall not
repeal the repealing clause of such ordinance or revive any ordinance which has been
repealed thereby.
Section 5. This ordinance does not affect prosecutions for ordinance violations
committed prior to the effective date of this ordinance; and does not waive any fee or
penalty due or unpaid on the effective date of this ordinance; and does not affect the
validity of any bond or cash deposit posted, filed, or deposited pursuant to the
requirements of any ordinance.
Section 6. 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
ordinance.
Balance of Page Intentionally Left Blank
Signature Page to Follow
Ocean Reef Map 8 FLUM Amendment
Page 3 of 4
Ordinance Ocean Reef FLUM Map Amendment
PASSED AND ADOPTED by the Board of County Commissioners of Monroe
County, Florida at a regular meeting held on the day of 2007.
Mayor Mario DiGennaro
Mayor Pro Tem, Dixie Spehar
Commissioner George Neugent
Commissioner Charles "Sonny" McCoy
Commissioner Sylvia Murphy
BOARD OF COUNTY COMMISSIONERS
OF MONROE COUNTY, FLORIDA
BY
Mayor/Chairperson
(SEAL)
ATTEST: DANNY L. KOLHAGE, CLERK
DEPUTY CLERK
Ocean Reef Map 8 FLUM Amendment
Page 4 of 4
I Exhibit 1 to Ordinance#
-20071
00569446-000400
The Monroe County Future land Use Map is amended
as indicated above.
RE 00569443-005201 - Change Future Land Use Map Designation from Residential
Medium (RL) to Recreation (R). Porthon of RE 00569443-005200,
RE 00569446-000100, RE 00569446-000300, RE 00569446-000400,
RE 00569446-001800 and RE 00569446-001900 - Change Future Land Use Map
Designation from Recreation (R) to Residential Medium (RM).
N
A
Memorandum
To: Board of County Commissioners
From: Julianne Thomas, Planner
Alex Score, Biologist
Date: July 27,2006
Re: Request for Future Land Use Map and Land Use District Map Amendments. At the May
21, 2007, the BOCC will only consider the proposed FLUM amendment. The companion
land use district (zoning) map amendment will be scheduled for a public hearing at a later
date.
MEETING DATE:
FLUM Transmittal Hearing: August 16,2006
FLUM Adoption Hearing: May 21, 2007
RE NUMBER: 00569443.005201
EXISTING FUTURE LAND USE MAP DESIGNATION:
PROPOSED FUTURE LAND USE MAP DESIGNATION:
EXISTING ZONING DESIGNATION:
PROPOSED ZONING DESIGNATION:
PROPERTY OWNER:
AGENT:
PROPERTY INFORMATION
Key: Key Largo
Size of Parcel: 97,203.8 S.F. or 2.23 acres
Residential Medium (RM)
Recreation (R)
Improved Subdivision (IS)
Parks and Refuge (PR)
Great American Insurance Co.
None.
Mile Marker: Ocean Reef
RE NUMBER: 00569443.005200
EXISTING FUTURE LAND USE MAP DESIGNATION:
PROPOSED FUTURE LAND USE MAP DESIGNATION:
EXISTING ZONING DESIGNATION:
PROPOSED ZONING DESIGNATION:
PROPERTY OWNER:
AGENT:
PROPERTY INFORMATION
Key: Key Largo Mile Marker: Ocean Reef
Size of Parcel: 173,190.9 S.F. or 3.97 acres; 1.35 acres being changed
Recreation (R)
Residential Medium (RM)
Improved Subdivision (IS)
Improved Subdivision (IS)
Ocean Reef Volunteer Fire Dept.
None.
RE NUMBER: 00569446.000 I 00
EXISTING FUTURE LAND USE MAP DESIGNATION:
PROPOSED FUTURE LAND USE MAP DESIGNATION:
EXISTING ZONING DESIGNATION:
PROPOSED ZONING DESIGNATION:
PROPERTY OWNER:
AGENT:
Ocean Reef Map 8 FLUM & LU Amendment
Recreation (R)
Residential Medium (RM)
Improved Subdivision (IS)
Improved Subdivision (IS)
Frank Dirco
None.
BOCC, August 16, 2006
PROPERTYINFO~ATION
Key: Key Largo Mile Marker: Ocean Reef
Size of Parcel: 88,161.16 S.F. or 2.02 acres; 0.23 acres being changed
RE NUMBER: 00569446.000300
EXISTING FUTURE LAND USE MAP DESIGNATION:
PROPOSED FUTURE LAND USE MAP DESIGNATION:
EXISTING ZONING DESIGNATION:
PROPOSED ZONING DESIGNATION:
PROPERTY OWNER:
AGENT:
PROPERTY INFO~ATION
Key: Key Largo Mile Marker:
Size of Parcel: 66,023.66 S.F. or 1.5 2 acres; 0.36 acres being changed
RE NUMBER: 00569446.000400
EXISTING FUTURE LAND USE MAP DESIGNATION:
PROPOSED FUTURE LAND USE MAP DESIGNATION:
EXISTING ZONING DESIGNATION:
PROPOSED ZONING DESIGNATION:
PROPERTY OWNER:
AGENT:
PROPERTY INFORMATION
Key: Key Largo Mile Marker:
Size of Parcel: 54,012.71 S.F. or 1.24 acres; 0.092 acres being changed
RE NUMBER: 00569446.001800
EXISTING FUTURE LAND USE MAP DESIGNATION:
PROPOSED FUTURE LAND USE MAP DESIGNATION:
EXISTING ZONING DESIGNATION:
PROPOSED ZONING DESIGNATION:
PROPERTY OWNER:
AGENT:
PROPERTY INFORMATION
Key: Key Largo Mile Marker:
Size of Parcel: 35,848.61 S.F. or 0.82 acres; 0.13 acres being changed
RE NUMBER: 00569446.001900
EXISTING FUTURE LAND USE MAP DESIGNATION:
PROPOSED FUTURE LAND USE MAP DESIGNATION:
EXISTING ZONING DESIGNATION:
PROPOSED ZONING DESIGNATION:
PROPERTY OWNER:
AGENT:
PROPERTY INFO~ATION
Ocean Reef Map 8 FLUM & LU Amendment
Recreation (R)
Residential Medium (RM)
Improved Subdivision (IS)
Improved Subdivision (IS)
J. Ronald Terwilliger
None.
Ocean Reef
Recreation (R)
Residential Medium (RM)
Improved Subdivision (IS)
Improved Subdivision (IS)
Circle P Investments of Florida LLC
None.
Ocean Reef
Recreation (R)
Residential Medium (RM)
Improved Subdivision (IS)
Improved Subdivision (IS)
Samuel & Grace Heffner
None.
Ocean Reef
Recreation (R)
Residential Medium (RM)
Improved Subdivision (IS)
Improved Subdivision (IS)
Samuel & Grace Heffner
None.
BOCC, August 16, 2006
Key: Key Largo Mile Marker: Ocean Reef
Size of Parcel: 35,416.84 S.F. or 1.27 acres; 0.5 acres being changed
Location Detail with Brief & Legal Descriptions:
The properties are located on Key Largo in Ocean Reef. These properties are in Sunrise Cay, in
the northeast portion of Ocean Reef.
A portion of the properties are proposed to change from Improved Subdivision (IS) to Parks and
Refuge (PR) and Future Land Use Map (FLUM) change from Residential Medium (RM) to
Recreation (R) is legally described as Part of Tracts A, F, & H, Sunrise Cay III Ocean Reef Plat
No. 15, Ocean Reef, Monroe County, Florida, having Real Estate Number: 00569443.005201.
The remaining properties with a proposed FLUM change from R to RM are legally described as
BLK 1 Lots 1-2-3-4 and 18-19 Sunrise Cay III Ocean Reef Plat No. 15, Ocean Reef, Monroe
County, Florida, having Real Estate Number: 00569443.005200, 00569446.000100,
00569446.000300,00569446.000400,00569446.001800, and 00569446.001900.
Existing Use:
Parcel 00569443.005201 is currently being used as a parking lot for the adjacent boat docks.
Parcels 00569446.000100, 00569446.000300, 00569446.000400, 00569446.001800, and
00569446.001900 are owned privately and used for individual residences.
Parcel 00569443.005200 is a large landscaped median.
Existing Habitat:
Parcel 00569443.005201 is cleared with a few trees and a bufferyard. This site includes a
fringing mangrove and open water.
Parcels 00569446.000100, 00569446.000300, 00569446.000400, 00569446.001800, and
00569446.001900 are owned privately and used for individual residences. The habitat is cleared
with some native and exotic landscaping.
Parcel 00569443.005200 is a large vegetated_median with_hammock and some exotics.
Land Use and Habitat on the 1985 Existing Conditions Aerials:
The 1985 existing conditions aerials classify this property as740 disturbed, 740.1.5 disturbed
with hammock and exotics, and 512 fringing mangrove in panel #340.
Neighboring Land Uses and Character:
The surrounding properties are either native conservation areas or single family residences.
ZONING AND LAND USE HISTORY
Pre -1986 Zoning:
The subject property was zoned GU prior to 1986. This designation was for a general use district
with the purpose of establishing an interim land classification pending action to rezone the
property for another use.
Ocean Reef Map 8 FLUM & LU Amendment
BOCC, August 16, 2006
Considerations during 1986 comprehensive plan process:
During the 1986 revisions to the Monroe County Land Development Regulations and land use
designations (Ordinance 33-1986 dated February 28, 1986), the subject properties was
designated as IS with a FLUM of RM except for an area that crosses all parcels known with RE
# 00569443.005201 with a Recreation (R) designation.
Consideration during the 2010 comprehensive plan Process:
During the ensuing Comprehensive Plan process which culminated in the adoption of the
Monroe County Year 2010 Comprehensive Plan in 1996, efforts were made to eliminate
inconsistencies between the existing Land Development Regulations and the newly formulated
Comprehensive Plan and to apply FLUM designations that were consistent with the land use
district designations. The property was given a FLUM designation of RM which was consistent
with original IS land use district designation. The R FLUM remained.
Map changes or boundary considerations since 1986:
Staff is seeking this change to make the zoning consistent with the FLUM designation as well as
current and projected use.
ANALYSIS AND RATIONAL FOR CHANGE (Pursuant to Section 9.5-511 (d) (5) b.)
(i.) Changed projections:
None
(ii.) Changed assumptions:
Ocean Reef Club (ORC) is a gated community and private club that limits access to the
community by non-residents and non-members. The community is a de facto
municipality providing its own sewer, garbage, police, fire protection and medical
services. ORC is isolated, 12 miles from Key Largo and 30 minutes from Florida City
and Homestead.
The original change in zoning was granted in part based on much of the vacant land along
CR-905 being turned into a wildlife refuge. Staff believed that the environmentally
sensitive nature of the lands could be protected by reducing the number of trips on CR-
905. One way to reduce the number of trips is to provide for more services on site. The
only way to provide more services on site is to create more areas which will allow for
commercial development.
ORC provides amenities to its residents in the form of commercial retail services, offices,
restaurants, offices, schools, and recreation opportunities.
(iii.) Data errors:
Staff believes that the R designation has always been intended for Parcel
00569443.005201 as this lot serves as a parking lot for the attached docks and marina
facilities. Staff believes the intention was never that lots owned by individuals used for
individual residences would have a FLUM designation of R.
(iv.) New issues:
Staff became aware that the FLUM was not changed for several areas in Ocean Reef that
had zone changes. In doing research to remove inconsistencies, Staff noticed the R
Ocean Reef Map 8 FLUM & LU Amendment
BOCC, August 16, 2006
parcel that crosses into individually owned lots and seeks to change the zoning and
FLUM designations to current and projected use.
(v.)Recognition of a need for additional detail or comprehensiveness:
Staff believes it is in the best interest for Monroe County and Ocean Reef to have an
accurate land use map and FLUM map to allow all parcels to be used and developed to
their fullest, most appropriate potential.
(vi.) Data updates:
None
IMPACT AND POLICY ANALYSIS
Comparison of development potential for the Current and Proposed Land Uses:
1. Current Land development reJ!ulations (LDR's)
00569443.005201 will go from IS to PR while all other RE #'s will remain as IS.
Sec. 9.5-213. Purpose of the Improved Subdivision District (IS)
The purpose of the IS district is to accommodate the legally vested residential development
rights of the owners of lots in subdivisions that were lawfully established and improved prior to
the adoption of this chapter. For the purpose of this section, improved lots are those which are
served by a dedicated and accepted existing road of porous or nonporous material, that have a
Florida Keys Aqueduct Authority approved potable water supply, and that have sufficient
uplands to accommodate the proposed use in accordance with the required setbacks. This district
is not intended to be used for new land use districts of this classification within the county.
Policy 101.4.3
The principal purpose of the Residential Medium land use category is to recognize those
portions of subdivisions that were lawfully established and improved prior to the adoption of
this plan and to define improved subdivisions as those lots served by a dedicated and accepted
existing roadway, have an approved potable water supply, and have sufficient uplands to
accommodate the residential uses. Development on vacant land within this land use category
shall be limited to one residential dwelling unit for each such platted lot or parcel which
existed at the time of plan adoption. However, Monroe County shall adopt Land Development
Regulations which allow nonresidential uses that were listed as a permitted use in the Land
Development Regulations that were in effect immediately prior to the institution of the 2010
Comprehensive Plan (pre-2010 LDR's), and that lawfully existed on such lands on January 4,
1996 to develop, redevelop, reestablish and/or substantially improve provided that the uses are
limited in intensity, floor area, density and to the type of use that existed on January 4, 1996 or
limited to what the pre-2010 LDR's allowed, whichever is more restricted. Lands within this
land use category shall not be further subdivided.
Policy 101.4.9
The principal purpose of the Recreation land use category is to provide for public and private
activity-based and resource-based recreational facilities.
2. Potential Land Uses with Proposed Map Amendment
Ocean Reef Map 8 FLUM & LU Amendment
BOCC, August 16, 2006
00569443.005201 will go from RM to R while the remaining properties will be changed from R to
RM.
Sec. 9.5-213. Purpose of the Improved Subdivision District (IS)
The purpose of the IS district is to accommodate the legally vested residential development
rights of the owners of lots in subdivisions that were lawfully established and improved prior to
the adoption of this chapter. For the purpose of this section, improved lots are those which are
served by a dedicated and accepted existing road of porous or nonporous material, that have a
Florida Keys Aqueduct Authority approved potable water supply, and that have sufficient
uplands to accommodate the proposed use in accordance with the required setbacks. This district
is not intended to be used for new land use districts of this classification within the county.
Sec. 9.5-224. Purpose of the Park and Refuge District (PR).
The purpose of the PR district is to establish and protect areas as parks, recreational areas and
wildlife refuges.
Policy 101.4.3
The principal purpose of the Residential Medium land use category is to recognize those
portions of subdivisions that were lawfully established and improved prior to the adoption of
this plan and to define improved subdivisions as those lots served by a dedicated and accepted
existing roadway, have an approved potable water supply, and have sufficient uplands to
accommodate the residential uses. Development on vacant land within this land use category
shall be limited to one residential dwelling unit for each such platted lot or parcel which
existed at the time of plan adoption. However, Monroe County shall adopt Land Development
Regulations which allow nonresidential uses that were listed as a permitted use in the Land
Development Regulations that were in effect immediately prior to the institution of the 2010
Comprehensive Plan (pre-2010 LDR's), and that lawfully existed on such lands on January 4,
1996 to develop, redevelop, reestablish and/or substantially improve provided that the uses are
limited in intensity, floor area, density and to the type of use that existed on January 4, 1996 or
limited to what the pre-2010 LDR's allowed, whichever is more restricted. Lands within this
land use category shall not be further subdivided.
Policy 101.4.9
The principal purpose of the Recreation land use category is to provide for public and private
activity-based and resource-based recreational facilities.
Compatibility with adjacent land uses and effects on community character:
Density and Intensity
Changing the land use designation and FLUM is not going to have any practical effect on land
uses or community character. These changes are simply recognizing current use and if anything,
protect the value of the land by ensuring current use will be able to continue.
Use Compatibility
Ocean Reef Map 8 FLUM & LU Amendment
BOCC, August 16, 2006
Parcel 00569443.005201 is being used as a parking lot with docks. A land use designation ofPR
with a FLUM of R will permit these uses.
Parcels 00569446.000100, 00569446.000300, 00569446.000400, 00569446.001800, and
00569446.001900 are being used by individuals for single family homes. A land designation of
IS with a FLUM ofRM is consistent with this use.
Parcel 00569443.005200 is disturbed with hammock. Currently, ORC has no use planned, but
expressed a desire for this median to have IS zoning with a FLUM of RM. Staff agrees this
designation is appropriate for this parcel in this setting. ORC understands that setbacks for three
front yards and compliance with all LDRs would have to be met before this parcel could be
developed.
Effects on Natural Resources Goal 102
Goal 102 of the Year 2010 Comprehensive Plan states that Momoe County shall direct future
growth to lands which are intrinsically most suitable for development and shall encourage
conservation and protection of environmentally sensitive lands. Future development would be
required to comply with all Momoe County Code, State and Federal environmental regulations.
These Land Use Designation changes and FLUM changes will not have an adverse effect on this
goal.
Effects on Public Facilities: Objective 101.11
Momoe County shall implement measures to direct future growth away from environmentally
sensitive land and towards established development areas served by existing public facilities.
The proposed FLUM and Land Use District Map amendments will not affect Objective 101.11
and will encourage commercial development to remain on disturbed lands rather than
encroaching on environmentally sensitive areas.
Local Traffic, Parking, and Traffic Circulation
The subject property is located in Ocean Reef, a gated community with limited access to non-
members. Much of the travel within Ocean Reef is conducted using golf carts and staff has no
evidence that there will be any local traffic, parking or traffic circulation issues created.
Effects on Public Facilities
ORC provides many of its own services in terms and anticipates no problem continuing to meet
the community needs if this amendment is approved and enacted.
FINDINGS OF FACT AND CONCLUSIONS OF LAW:
1. Section 9.5-511 (d)(5)b of the Momoe County Code (MCC) allows the Board of County
Commissioners to consider adopting an ordinance to enact map changes under six listed
conditions.
2. In accordance with Section 9.5-511 (d) (5) (b):
(ii.) Changed assumptions:
Ocean Reef Map 8 FLUM & LV Amendment
BOCC, August 16, 2006
ORC is a gated, private community committed to meeting the commercial, personal and
communication needs of its residents on site.
(iii.) Data errors
Staff believes that the R designation was meant for parcel 00569443.005201, not the six
parcels it currently touches. Staff is seeking to remove this error and designate the
appropriate parcel as PR and R.
(iv.)New issues
Staff recognized inconsistencies between the current land use designation, IS, and the
FLUM designation ofR. Further research showed that the R designation was improperly
placed and staff seeks to clear this inconsistency and provide proper land use and FLUM
designations.
(v.)Recognition of a need for additional detail or comprehensiveness:
Staff is seeking to minimize inconsistency between land use designation and FLUM
designation. Staff also wants current use to be consistent with land use designation and
FLUM designation when possible.
3. The subject property was zoned GU prior to 1986. This designation was for a general use
district with the purpose of establishing an interim land classification pending action to
rezone the property for another use.
4. The subject properties were assigned zoning of Improved Subdivision (IS) in 1986.
5. The Future Land Use Map of the Momoe County Year 2010 Comprehensive Plan, which
took effect on January 4, 1996, followed the land use district boundary and designated a
future land use categories of Recreation (R) and/or Residential Medium (RM) for the IS
parcels.
6. The Recreation (R) polygon was incorrectly placed on lots with individual homes.
7. The lot intended for the Recreation (R) FLUM - RE 00569443.005201- was not given the
appropriate Parks & Refuge (PR) zoning.
8. Section 9.5-511 prohibits any map amendments that would negatively impact community
character. No negative impacts were identified.
9. Objective 101.11 states that Momoe County shall ensure that at the time a development
permit is issued, adequate public facilities are available to serve the development at the
adopted level of service standards concurrent with the impacts of such development.
10. The 2005 Public Facilities Capacity Assessment Report and the listed programs for
stormwater and wastewater indicate that there are no significant concerns.
CONCLUSIONS OF LAW:
1. This map amendment meets criteria (ii), (iii), (iv), and (v) outlined in Section 9.5-511 of the
Momoe County Land Development Regulations.
2. This map amendment will not result in a negative impact or alter the character of the
properties or the immediate vicinity.
3. Based on the Findings of Facts presented, the proposed land use and future land use map
designations are appropriate for these properties and will allow the owners to make full use
of the subject properties.
RECOMMENDATION:
Based on the above Findings of Fact and Conclusions of Law, staff recommends APPROVAL
to the Board of County Commissioners for the proposed Future Land Use Map amendment from
Ocean Reef Map 8 FLVM & LV Amendment
BOCC, August 16, 2006
RM to R for RE #: 00569443.005201 and Future Land Use Map amendments from R to RM for
RE #'s: 00569443.005200, 00569446.000100, 00569446.000300, 00569446.000400,
00569446.001800, and 00569446.001900. Staff will bring f<)t'ward the companion land use
district map amendment at a Key Largo BC)CC meeting.
Ocean Reef Map 8 FLUM & LV Amendment
BOCC, August 16, 2006
BOARD OF COUNTY COMMISSIONERS
AGENDA ITEM SUMMARY
Meeting Date: May 21,2007
Division:
Growth Management
Bulk Item: Yes
No~
Department: Planning and Environmental Res.
Staff Contact Person: Andrew Trivette
AGENDA ITEM WORDING:
MONROE COUNTY PLANNING DEPARTMENT is requesting a Future Land Use Map Amendment
from unassigned to Conservation (C) for property legally described as Government Lot 2, and Land at
Landings & Moorings of Fish erman's Cove Condo, Section 7, Township 59 South, Range 41 East,
Ocean Reef, Key Largo, Momoe County, Florida, having real estate number: 00081696.000000.
ITEM BACKGROUND:
This is a Planning Department-sponsored amendment. The Development Review Committee held a
public hearing on this matter on May 23, 2006 and recommended approval of the amendment. The
Planning Commission held a public hearing on this matter on June 28, 2006 and recommended
approval of the amendment.
A companion land use district (zoning) map amendment for the subject property will be scheduled for a
public hearing at a later date.
PREVIOUS RELEVANT BOCC ACTION: August 2006-BOCC approves the transmittal of
proposed FLUM Amendment to DCA.
CONTRACT/AGREEMENT CHANGES: N/A
STAFF RECOMMENDATIONS: Approval
TOTAL COST:
N/A
BUDGETED: Yes
No
COST TO COUNTY:
N/A
SOURCE OF FUNDS:
REVENUE PRODUCING: Yes
No
AMOUNTPERMONTH_ Year
APPROVED BY: County Atty X
OMB/Purchasing _
Risk Management _
DOCUMENTATION:
Included X
Not Required __
DISPOSITION:
AGENDA ITEM #
, '-
,.. i' ,n", . '. -'.
( I.,' .
I ~ ......,', ,,-
\~~.~.._ ~ ~~'~01
., .- - -.:/
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-"'~~":.::'-t,lo-~-'j...
ORDINANCE NO.: -2007
AN ORDINANCE BY THE MONROE COUNTY BOARD OF
COUNTY COMMISSIONERS APPROVING THE REQUEST FILED
BY THE MONROE COUNTY PLANNING DEPARTMENT TO
AMEND THE FUTURE LAND USE MAP (FLUM) DESIGNATION OF
THE MONROE COUNTY YEAR 2010 COMPREHENSIVE PLAN TO
INCLUDE THE DESIGNATION OF CONSERVATION (C) FOR
PROPERTY LEGALLY DESCRIBED AS PART OF GOVERNMENT
LOT 2, AND LAND AT LANDINGS & MOORINGS OF
FISHERMAN'S COVE CONDO, SECTION 7, TOWNSHIP 59 SOUTH,
RANGE 41 EAST, OCEAN REEF, KEY LARGO, MONROE COUNTY,
FLORIDA, HAVING REAL ESTATE NUMBER: 00081696.000000.
WHEREAS, the Monroe County Board of County Commissioners, during a
regular meeting held on August 16, 2006 conducted a review and consideration of the
request filed by Monroe County Planning to amend the Future Land Use Map (FLUM) to
include the designation of Conservation (C) for property described as Part of Government
Lot 2, and Land at Landings & Moorings of Fisherman's Cove Condo, Section 7,
Township 59 South, Range 41 East, Ocean Reef, Key Largo, Monroe County, Florida,
having real estate number: 00081696.000000; and
WHEREAS, the Monroe County Planning Commission, during a regular
meeting held on June 28, 2006 conducted a review of these same requests and
recommended approval to the Board of County Commissioners; and
WHEREAS, the Monroe County Development Review Committee, during
regular meetings held on May 23, 2006 conducted a review and consideration of these
same requests and recommended approval to the Planning Commission; and
WHEREAS, the Board of County Commissioners examined the staff report
prepared by Julianne Thomas, Planner on July 27,2006; and
WHEREAS, the Board of County Commissioners makes the following Findings of
Fact:
1. Section 9.5-511 (d)(5)b of the Monroe County Code (MCC) allows the Board of
County Commissioners to consider adopting an ordinance to enact map changes
under six listed conditions.
2. In accordance with Section 9.5-511 (d) (5) (b):
(ii.) Changed assumptions:
Ocean Reef Map 9 FLVM Amendment
Page 1 of 4
ORC is a gated, private community committed to meeting the commercial and
communication needs of its residents on site. As such, areas identified for
commercial development need to have the appropriate FLUM to allow
commercial development.
(iii.)Data Errors:
This island did not receive a FLUM designation.
(iv.) New issues
Staff realized this island was not given a FLUM designation. Staff is
recommending the land use designation change to Conservation District to allow
for the FLUM of Conservation for this mangrove island.
(v.)Recognition of a need for additional detail or comprehensiveness:
All lands should have a FLUM designation. This will both protect the land and
allow for appropriate development.
3. The subject property was zoned GU prior to 1986. This designation was for a general
use district with the purpose of establishing an interim land classification pending
action to rezone the property for another use.
4. The subject property was assigned zoning of Native Area in 1986.
5. The Future Land Use Map of the Monroe County Year 2010 Comprehensive Plan,
which took effect on January 4, 1996, neglected to provide a FLUM designation for
this small native island.
6. Section 9.5-511 prohibits any map amendments that would negatively impact
community character. No negative impacts were identified.
7. Objective 101.11 states that Monroe County shall ensure that at the time a
development permit is issued, adequate public facilities are available to serve the
development at the adopted level of service standards concurrent with the impacts of
such development.
8. The 2005 Public Facilities Capacity Assessment Report and the listed programs for
stormwater and wastewater indicate that there are no significant concerns.
WHEREAS, the Board of County Commissioners makes the following
Conclusions of Law:
1. This map amendment meets criteria (ii), (iii), (iv), and (v) outlined in Section 9.5-511
of the Monroe County Land Development Regulations.
2. This map amendment will not result in a negative impact or alter the character of the
properties or the immediate vicinity.
3. Based on the Findings of Facts presented, the proposed future land use designation is
appropriate for this property and will allow the owners to make full use of the subject
property.
NOW THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY
COMMISSIONERS OF MONROE COUNTY, FLORIDA THAT:
Section 1. The Board specifically adopts the findings of fact and conclusions of
law stated above.
Ocean Reef Map 9 FLVM Amendment
Page 2 of4
Section 2. The Future Land Use Map of the Monroe County Year 2010
Comprehensive Plan shall be amended as shown in on the attached map, 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 of this ordinance shall not be affected by
such invalidity.
Section 4. All ordinances or parts of ordinance in conflict with this ordinance are
hereby repealed to the extent of said conflict. The repeal of an ordinance herein shall not
repeal the repealing clause of such ordinance or revive any ordinance which has been
repealed thereby.
Section 5. This ordinance does not affect prosecutions for ordinance violations
committed prior to the effective date of this ordinance; and does not waive any fee or
penalty due or unpaid on the effective date of this ordinance; and does not affect the
validity of any bond or cash deposit posted, filed, or deposited pursuant to the
requirements of any ordinance.
Section 6. 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
ordinance.
Balance of Page Intentionally Left Blank
Signature Page to Follow
Ocean Reef Map 9 FLVM Amendment
Page 3 of 4
Ordinance Ocean Reef FLUM Map Amendment
PASSED AND ADOPTED by the Board of County Commissioners of Monroe
County, Florida at a regular meeting held on the _ day of 2007.
Mayor Mario DiGennaro
Mayor Pro Tern, Dixie Spehar
Commissioner George Neugent
Commissioner Charles "Sonny" McCoy
Commissioner Sylvia Murphy
BOARD OF COUNTY COMMISSIONERS
OF MONROE COUNTY, FLORIDA
BY
Mayor/Chairperson
(SEAL)
ATTEST: DANNY L. KOLHAGE, CLERK
DEPUTY CLERK
Ocean Reef Map 9 FLUM Amendment
Page 4 of 4
-20071
I Exhibit 1 to Ordinance#
The Monroe County Future land Use Map is amended
as indicated above.
N
RE 00081696-000000 - Change Future Land Use Map Designation from unassigned -'
to Conservation (C). ^
Memorandum
To: Board of County Commissioners
From: Julianne Thomas, Planner
Alex Score, Biologist
Date: July 27,2006
Re: Request for Land Use Designation Change and Future land Use Map Amendment.
The BOCC will consider only the FLUM amendment at their May 21,2007 public
hearing. A companion land use district (zoning) map amendment will be scheduled
for a public hearing at a later date.
MEETING DATE: FLUM Transmittal Hearing: August 16,2006
FLUM Adoption Hearing: May 21,2007
RE NUMBER: 00081696.000000
EXISTING FUTURE LAND USE MAP DESIGNATION:
PROPOSED FUTURE LAND USE MAP DESIGNATION:
EXISTING ZONING DESIGNATION:
PROPOSED ZONING DESIGNATION:
PROPERTY OWNER:
AGENT:
PROPERTY INFORMATION
Key: Key Largo
None
Conservation (C)
Native Area (NA)
Conservation District (CD)
Landings of Fisherman's Cove
None
Mile Marker: Ocean Reef
Size of Parcel: 29,766.57 S.F. or 0.68 acres
Location Detail & Brief Description:
The property is located on Key Largo in Ocean Reef. The property is legally described as
part of Government Lot 2, and Land at Landings & Moorings of Fisherman's Cove Condo,
Section 7, Township 59 South, Range 41 East, Ocean Reef, Key Largo, Monroe County,
Florida, having real estate number: 00081696.000000.
Existing Use:
There is no existing use. This is a mangrove hammock island with no habitation or
development.
Existing Habitat:
The property is undisturbed native mangrove hammock.
Land Use and Habitat on the 1985 Existing Conditions Aerials:
The 1985 existing conditions aerials classify this property as native vegetation.
Neighboring Land Uses and Character:
The surrounding properties are a variety of uses. Some of the parcels which line the pond are
used for recreation. Others are used for high density condominium style housing.
ZONING AND LAND USE HISTORY
Pre - 1986 Zoning:
Ocean Reef Map 9 FLVM & LUD Amendment
BOCC August 16,2006
The subject property was zoned GU prior to 1986. This designation was for a general use
district with the purpose of establishing an interim land classification pending action to
rezone the property for another use.
Considerations during 1986 comprehensive plan process:
During the 1986 revisions to the Monroe County Land Development Regulations and land
use designations (Ordinance 33-1986 dated February 28, 1986), the subject property was re-
designated as Native Area (NA) but was not given a FLUM designation.
Consideration during the 2010 comprehensive plan Process:
During the ensuing Comprehensive Plan process which culminated in the adoption of the
Monroe County Year 2010 Comprehensive Plan in 1996, efforts were made to eliminate
inconsistencies between the existing Land Development Regulations and the newly
formulated Comprehensive Plan and to apply Future Land Use Map (FLUM) designations
that were consistent with the land use district designations. The property was inadvertently
not given a FL UM designation.
Map changes or boundary considerations since 1986:
The land use designation for this parcel is Native Area (NA). There was no FLUM
designated and the consistent designation would be Residential Conservation (RC).
However, since this is a mangrove island, the county biologist and planning staff have
determined that a land use designation of Conservation District (CD) with a FLUM of
Conservation (C) is more appropriate for this island.
ANALYSIS AND RATIONAL FOR CHANGE (Pursuant to Section 9.5-511 (d) (5) b.)
(i.) Changed projections:
None
(ii.) Changed assumptions:
None
(iii.) Data errors:
Parcel was not provided a FLUM designation.
(iv.) New issues:
Staff became aware that the FL UM was not changed for several areas in Ocean Reef that
had land use designation changes. Upon review of the area, staff also discovered a few
small islands had not been given a FLUM designation. County staff determined this
island would be best served with a land use designation of Conservation District (CD)
with a FLUM of Conservation (C).
(v.) Recognition of a need for additional detail or comprehensiveness:
It is in the best interest of the County to provide FLUM designations for all parcels.
(vi. )
None
Data updates:
Ocean Reef Map 9 FLVM & LUD Amendment
BOCC August 16, 2006
IMPACT AND POLICY ANALYSIS
Comparison of development potential for the Current and Proposed Land Uses:
1. Current Land development regulations (LDR's)
The property does not have a FLUM designation. The Land Use Designation provided is
NA.
Sec. 9.5-210. Purpose of the Native Area District (NA).
The purpose of the NA district is to establish areas that are undisturbed with the exception
of existing solid waste facilities, and because of their sensitive environmental character
should be preserved in their natural state.
2. Potential Land Uses with Proposed Map Amendment
Staff is requesting a land use designation of CD and a future land use map amendment to
provide a FL UM of C.
Sec. 9.5-225. Purpose of the Conservation District (CD).
The purpose of the conservation district is to provide an area acquired for conservation
purposes or subject to deed restrictions limiting the use of the property for conservation
purposes.
Policy 101.4.15
The principal purpose of the Conservation land use category is to provide for publicly owned
lands held primarily for the preservation of natural and historic resources and compatible
passive recreational uses. Public uses consistent with the purpose of this category shall be
allowed.
Compatibility with adjacent land uses and effects on community character:
Density and Intensity
Adding this FLUM designation does not have any effect on the compatibility with adjacent
land uses or change what uses this parcel can support.
Use Compatibility
The property is currently being used for open space, and the correction of land use
designation and conferring of appropriate FL UM will have no effect on use compatibility.
Effects on Natural Resources Goal 102
Goal 102 of the Year 2010 Comprehensive Plan states that Monroe County shall direct future
growth to lands which are intrinsically most suitable for development and shall encourage
conservation and protection of environmentally sensitive lands. These are lands that need to
be protected under this goal, and correcting the land use designation and providing a FLUM
of C will further this goal.
Effects on Public Facilities: Objective 101.11
Monroe County shall implement measures to direct future growth away from
environmentally sensitive land and towards established development areas served by existing
public facilities. The proposed FLUM amendment will not affect Objective 101.11.
Ocean Reef Map 9 FLUM & LUD Amendment
BOCC August 16, 2006
Local Traffic, Parking, and Traffic Circulation
Staff has no evidence that there will be any local traffic, parking or traffic circulation issues
created.
FINDINGS OF FACT AND CONCLUSIONS OF LAW:
1. Section 9.5.511 (d)(5)b of the Monroe County Code (MCC) allows the Board of County
Commissioners to consider adopting an ordinance to enact map changes under six listed
conditions.
2. In accordance with Section 9.5.511 (d) (5) (b):
(iii.) Data Errors:
This island did not receive a FL UM designation.
(iv.) New issues
Staff realized this island was not given a FL UM designation and have determined
that a land use designation of Conservation District (CD) and with a FLUM of
Conservation (C) suits this island.
(v.) Recognition of a need for additional detail or comprehensiveness:
All lands should have a FLUM designation. This will both protect the land and allow
for appropriate development.
3. The subject property was zoned GU prior to 1986. This designation was for a general use
district with the purpose of establishing an interim land classification pending action to
rezone the property for another use.
4. The subject property was assigned zoning of Native Area in 1986.
5. The Future Land Use Map of the Monroe County Year 2010 Comprehensive Plan, which
took effect on January 4,1996, neglected to provide a FLUM designation for this small
native island.
6. Section 9.5-511 prohibits any map amendments that would negatively impact
community character. No negative impacts were identified.
7. Objective 101.1l states that Monroe County shall ensure that at the time a development
permit is issued, adequate public facilities are available to serve the development at the
adopted level of service standards concurrent with the impacts of such development.
8. The 2005 Public Facilities Capacity Assessment Report and the listed programs for
storm water and wastewater indicate that there are no significant concerns.
CONCLUSIONS OF LAW:
1. This map amendment meets criteria (iii), (iv), and (v) outlined in Section 9.5-511 of the
Monroe County Land Development Regulations.
2. This map amendment will not result in a negative impact or alter the character of the
properties or the immediate vicinity.
3. Based on the Findings of Facts presented, the proposed future land use designation is
appropriate for this property and will allow the owners to make full use of the subject
property.
Ocean Reef Map 9 FLVM & LVD Amendment
BOCC August 16, 2006
RECOMMENDATION:
Based on the above Findings of Fact and Conclusions of Law, staff recommends APPROVAL
to the Board of County Commissioners to adopt the Future Land Use Map designation of
Conservation(C) for RE# 00081696.000000. Staff will bring forward the companion land use
district map amendment at a future meeting in Key Largo.
Ocean Reef Map 9 FLUM & LVD Amendment
BOCC August 16,2006
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BOARD OF COUNTY COMMISSIONERS
AGENDA ITEM SUMMARY
Meeting Date: May 21,2007
Division:
Growth Management
Bulk Item: Yes
No~
Department: Planning and Environmental Res.
Staff Contact Person: Andrew Trivette
AGENDA ITEM WORDING:
MONROE COUNTY PLANNING DEPARTMENT is requesting a Future Land Use Map Amendment
from unassigned to Conservation (C) for property legally described as Angel Fish Keys, PB4-83, Part
Government Lot 1, Section 8, Township 59 South, Range 41 East and Part Government Lots 8, 9, and
10, Section 5, Township 59 South, Range 41 East, Ocean Reef, Key Largo, Monroe County, Florida,
having real estate number: 00091510.000000.
ITEM BACKGROUND:
This is a Planning Department-sponsored amendment. The Development Review Committee held a
public hearing on this matter on May 23, 2006 and recommended approval of the amendment. The
Planning Commission held a public hearing on this matter on June 28, 2006 and recommended
approval of the amendment.
PREVIOUS RELEVANT BOCC ACTION: August 2006-BOCC approves transmittal of proposed
FLUM amendment to DCA.
CONTRACT/AGREEMENT CHANGES: N/A
STAFF RECOMMENDATIONS: Approval
TOTAL COST:
N/A
BUDGETED: Yes
No
COST TO COUNTY:
N/A
SOURCE OF FUNDS:
REVENUE PRODUCING: Yes
No
AMOUNTPERMONTH_ Year
APPROVED BY: County Atty X
OMB/Purchasing _
Risk Management _
DOCUMENTATION:
Included X
Not Required __
DISPOSITION:
AGENDA ITEM #
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ORDINANCE NO.: -2007
AN ORDINANCE BY THE MONROE COUNTY BOARD OF
COUNTY COMMISSIONERS APPROVING THE REQUEST FILED
BY THE MONROE COUNTY PLANNING DEPARTMENT TO
AMEND THE FUTURE LAND USE MAP (FLUM) OF THE MONROE
COUNTY YEAR 2010 COMPREHENSIVE PLAN TO INCLUDE THE
DESIGNATION OF CONSERVATION (C) FOR PROPERTY
LEGALLY DESCRIBED AS ANGEL FISH KEYS, PB4-83, PART
GOVERNMENT LOT 1, SECTION 8, TOWNSHIP 59 SOUTH, RANGE
41 EAST AND PART GOVERNMENT LOTS 8,9, AND 10, SECTION
5, TOWNSHIP 59 SOUTH, RANGE 41 EAST, OCEAN REEF, KEY
LARGO, MONROE COUNTY, FLORIDA, HAVING REAL ESTATE
NUMBER: 00091510.000000.
WHEREAS, the Monroe County Board of County Commissioners, during a
regular meeting held on August 16, 2006 conducted a review and consideration of the
request filed by Monroe County Planning to amend the Future Land Use Map (FLUM) to
include the designation of Conservation (C) for property described as Angel Fish Keys,
PB4-83, Part Government Lot 1, Section 8, Township 59 South, Range 41 East and Part
Government Lots 8, 9, and 10, Section 5, Township 59 South, Range 41 East, Ocean
Reef, Key Largo, Monroe County, Florida, having real estate number: 00091510.000000;
and
WHEREAS, the Monroe County Planning Commission, during a regular
meeting held on June 28, 2006 conducted a review of these same requests and
recommended approval to the Board of County Commissioners; and
WHEREAS, the Monroe County Development Review Committee, during
regular meetings held on May 23, 2006 conducted a review and consideration of these
same requests and recommended approval to the Planning Commission; and
WHEREAS, the Board of County Commissioners examined the staff report
prepared by Julianne Thomas, Planner on July 27,2006; and
WHEREAS, the Board of County Commissioners makes the following Findings
of Fact:
1. Section 9.5-511 (d)(5)b of the Monroe County Code (MCC) allows the Board of
County Commissioners to consider adopting an ordinance to enact map changes
under six listed conditions.
2. In accordance with Section 9.5-511 (d) (5) (b):
(ii.) Changed assumptions:
ORC is a gated, private community committed to meeting the commercial and
communication needs of its residents on site. As such, areas identified for
Ocean Reef Map 10 FLUM Amendment
Page 1 of 4
commercial development need to have the appropriate FLUM to allow
commercial development.
(iii.)Data Errors:
These islands were inadvertently included in an IS polygon instead of the CD
polygon in which they belong. They also did not receive a FLUM designation.
(iv.) New issues
Staff realized these islands were not given a FLUM designation
(v.)Recognition of a need for additional detail or comprehensiveness:
All lands should have a FLUM designation. This will both protect the land and
allow for appropriate development.
3. The subject property was zoned GU prior to 1986. This designation was for a general
use district with the purpose of establishing an interim land classification pending
action to rezone the property for another use.
4. The subject property was assigned zoning of Native Area in 1986 but incorrectly
included in an Improved Subdivision (IS) polygon.
5. The appropriate Land Use Designation for these islands is Conservation District (CD)
and the appropriate Future Land Use Map designation should be Conservation (C).
6. The Future Land Use Map of the Monroe County Year 2010 Comprehensive Plan,
which took effect on January 4, 1996, neglected to provide a FLUM designation for
these small native islands
7. Section 9.5-511 prohibits any map amendments that would negatively impact
community character. No negative impacts were identified.
8. Objective 101.11 states that Monroe County shall ensure that at the time a
development permit is issued, adequate public facilities are available to serve the
development at the adopted level of service standards concurrent with the impacts of
such development.
9. The 2005 Public Facilities Capacity Assessment Report and the listed programs for
storm water and wastewater indicate that there are no significant concerns.
WHEREAS, the Board of County Commissioners makes the following
Conclusions of Law:
1. This map amendment meets criteria (ii), (iii), (iv), and (v) outlined in Section 9.5-511
of the Monroe County Land Development Regulations.
2. This map amendment will not result in a negative impact or alter the character of the
properties or the immediate vicinity.
3. Based on the Findings of Facts presented, the proposed land use designation is
appropriate for this property and will allow the owners to make full use of the subject
property.
NOW THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY
COMMISSIONERS OF MONROE COUNTY, FLORIDA THAT:
Section 1. The Board specifically adopts the findings of fact and conclusions of
law stated above.
Ocean Reef Map 10 FLUM Amendment
Page 2 of4
Section 2. The Future Land Use Map of the Monroe County Year 2010
Comprehensive Plan shall be amended as shown in on the attached map, 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 of this ordinance shall not be affected by
such invalidity.
Section 4. All ordinances or parts of ordinance in conflict with this ordinance are
hereby repealed to the extent of said conflict. The repeal of an ordinance herein shall not
repeal the repealing clause of such ordinance or revive any ordinance which has been
repealed thereby.
Section 5. This ordinance does not affect prosecutions for ordinance violations
committed prior to the effective date of this ordinance; and does not waive any fee or
penalty due or unpaid on the effective date of this ordinance; and does not affect the
validity of any bond or cash deposit posted, filed, or deposited pursuant to the
requirements of any ordinance.
Section 6. 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
ordinance.
Balance of Page Intentionally Left Blank
Signature Page to Follow
Ocean Reef Map 10 FLUM Amendment
Page 3 of4
Ordinance Ocean Reef FLUM Map Amendment
PASSED AND ADOPTED by the Board of County Commissioners of Monroe
County, Florida at a regular meeting held on the day of 2007.
Mayor Mario DiGennaro
Mayor Pro Tern, Dixie Spehar
Commissioner George Neugent
Commissioner Charles "Sonny" McCoy
Commissioner Sylvia Murphy
BOARD OF COUNTY COMMISSIONERS
OF MONROE COUNTY, FLORIDA
BY
Mayor/Chairperson
(SEAL)
ATTEST: DANNY L. KOLHAGE, CLERK
DEPUTY CLERK
'1 ,':I}Ut4TV ATTORNEY
, I'Frlg'i~U A~ FORM '
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Ocean Reef Map 10 FLUM Amendment
Page 4 of 4
I Exhibit 1 to Ordinance#
-20071
The Monroe County Future land Use Map is amended
as indicated above.
RE 00091510-000000 - Change Future Land Use Map Designation from unassigned !
to Conservation (C). A
N
Memorandum
To: Board of County Commissioners
From: Julianne Thomas, Planner
Alex Score, Biologist
Date: July 27, 2006
Re: Request for Future Land Use Map and Land Use Map Designation Amendments
MEETING DATE: FLUM Transmittal Hearing: August 16, 2006
FLUM Adoption Hearing: May 21,2007
RE NUMBER: 00091510.000000
EXISTING FUTURE LAND USE MAP DESIGNATION: NONE
PROPOSED FUTURE LAND USE MAP DESIGNATION: Conservation (C)
EXISTING ZONING DESIGNATION: Improved Subdivision (IS)
PROPOSED ZONING DESIGNATION: Conservation District (CD)
PROPERTY OWNER: State of Florida
AGENT: None
PROPERTY INFORMATION
Key: Key Largo Mile Marker: Ocean Reef
Size of Parcel: 3,986,753.56 S.F. or 91.5 acres; 1.55 acres being changed
Location Detail & Brief Description:
The property is located on Key Largo in Ocean Reef. These are small uninhabitable
mangrove islands northwest of Sunrise Cay. The property is legally described as Angel Fish
Keys, PB4-83, Part Government Lot 1, Section 8, Township 59 South, Range 41 East and
Part Government Lots 8, 9, and 10, Section 5, Township 59 South, Range 41 East, Ocean
Reef, Key Largo, Monroe County, Florida, having real estate number: 00091510.000000.
Existing Use:
The property is only used for conservation and open space purposes.
Existing Habitat:
The property is undisturbed native mangroves.
Land Use and Habitat on the 1985 Existing Conditions Aerials:
The 1985 existing conditions aerials classify this property as native vegetation.
Neighhoring Land Uses and Character:
The property to the northwest is a native conservation area with a land use designation of
Native Area (NA). To the southwest are single family residences in Improved Subdivision
(IS) land use designation.
Ocean Reef Map 10 LUD & FLUM Amendment
BOCC August 16, 2006
ZONING AND LAND USE HISTORY
Pre - 1986 Zoning:
The subject property was zoned GU prior to 1986. This designation was for a general use
district with the purpose of establishing an interim land classification pending action to
rezone the property for another use.
Considerations during 1986 comprehensive plan process:
During the 1986 revisions to the Monroe County Land Development Regulations and land
use designations (Ordinance 33-1986 dated February 28, 1986), the subject property was
inadvertently included in the Improved Subdivision (IS) designation which covers the
nearby single family homes. These small islands were not given a FL UM.
Consideration during the 2010 comprehensive plan Process:
During the ensuing Comprehensive Plan process which culminated in the adoption of the
Monroe County Year 2010 Comprehensive Plan in 1996, efforts were made to eliminate
inconsistencies between the existing Land Development Regulations and the newly
formulated Comprehensive Plan and to apply Future Land Use Map (FLUM) designations
that were consistent with the land use district designations. This property was not given a
FLUM and was incorrectly included in the IS land use designation polygon.
Map changes or boundary considerations since 1986:
These parcels lack a FLUM designation and are incorrectly identified with an IS land use
designation. These native mangrove islands are a miniscule part of a larger native wildlife
preserve owned by Florida.
ANALYSIS AND RATIONAL FOR CHANGE (Pursuant to Section 9.5-511 (d) (5) b.)
(i.) Changed projections:
None
(ii.) Changed assumptions:
None
(iii.) Data errors:
Staff believes that these islands were inadvertently included in the IS polygon intended
only for the nearby single family homes. The rest of this parcel- including these islands
- are owned by Florida and there is no reason staff can discern that these small islands
would have been given a different zoning or be used in a different way.
(iv.) New issues:
Staff became aware that the FL UM was not changed for several areas in Ocean Reef that
had zone changes. Staff realized these sma]] islands were not given a FLUM designation
and seeks to rectify this error.
(v.) Recognition of a need for additional detail or comprehensiveness:
Ocean Reef Map 10 LUD & FLUM Amendment
BOCC August 16, 2006
It is in the County's best interest for all parcels to have a FLUM that is consistent with
the current land use, particularly when the land is native mangrove hammock that
should be protected.
(vi. ) Data updates:
None
IMPACT AND POLICY ANALYSIS
Comparison of development potential for the Current and Proposed Land Uses:
1. Current Land development regulations (LDR's)
The islands currently do not have a FLUM designation. They were inadvertently included in
an IS polygon and staff seeks to rectify this data error.
Sec. 9.5-213. Purpose of the Improved Subdivision District (IS)
The purpose of the IS district is to accommodate the legally vested residential development
rights of the owners of lots in subdivisions that were lawfully established and improved prior
to the adoption of this chapter. For the purpose of this section, improved lots are those
which are served by a dedicated and accepted existing road of porous or nonporous material,
that have a Florida Keys Aqueduct Authority approved potable water supply, and that
have sufficient uplands to accommodate the proposed use in accordance with the required
setbacks. This district is not intended to be used for new land use districts of this
classification within the county.
2. Potential Land Uses with Proposed Map Amendment
Staff is requesting to correct the map error which currently designates the islands as IS to
designate them as Conservation District (C) and provide the corresponding FLUM of
Conservation (C).
Sec. 9.5-225. Purpose of the Conservation District (CD).
The purpose of the conservation district is to provide an area acquired for conservation
purposes or suhject to deed restrictions limiting the use of the property for conservation purposes.
Policy 101.4.15
The principal purpose of the Conservation land use category is to provide for publicly owned
lands held primarily for the preservation of natural and historic resources and compatible
passive recreational uses. Public uses consistent with the purpose of this category shall be
allowed.
Compatibility with adjacent land uses and effects on community character:
Density and Intensity
Ocean Reef Map 10 LUD & FLUM Amendment
BOCC August 16, 2006
Although on paper, correcting the error from IS to CD looks like a reduction is allowable
uses, realistically, it is not. These are small islands which are not usable for building or
permanent structures and need to be preserved as natural open space.
Use Compatibility
The property is currently being used for open space, and the correction of land use
designation and conferring of appropriate FLUM will have no effect on use compatibility.
Effects on Natural Resources Goal 102
Goal 102 of the Year 2010 Comprehensive Plan states that Monroe County shall direct future
growth to lands which are intrinsically most suitable for development and shall encourage
conservation and protection of environmentally sensitive lands. These are lands that need to
be protected under this goal, and correcting the land use designation and providing a FLUM
of C will further this goal.
Effects on Public Facilities: Objective 101.1l
Monroe County shall implement measures to direct future growth away from
environmentally sensitive land and towards established development areas served by
existing public facilities. The proposed FLUM and Land Use District Map amendments will
not affect Objective 101.11.
Local Traffic, Parking, and Traffic Circulation
Staff has no evidence that there will be any local traffic, parking or traffic circulation issues
created.
FINDINGS OF FACT AND CONCLUSIONS OF LAW:
1. Section 9.5-511 (d)(5)b of the Monroe County Code (MCC) allows the Board of County
Commissioners to consider adopting an ordinance to enact map changes under six listed
conditions.
2. In accordance with Section 9.5-511 (d) (5) (b):
(iii) Data Errors:
These islands were inadvertently included in an IS polygon instead of the CD polygon
in which they belong. They also did not receive a FLUM designation.
(iv.) New issues
Staff realized these islands were not given a FL UM designation
(v.) Recognition of a need for additional detail or comprehensiveness:
All lands should have a FL UM designation. This will both protect the land and allow
for appropriate development.
3. The subject property was zoned GU prior to 1986. This designation was for a general use
district with the purpose of establishing an interim land classification pending action to
rezone the property for another use.
4. The subject property was assigned zoning of Native Area (NA) in 1986 but incorrectly
included in an Improved Subdivision (IS) polygon in 1996.
Ocean Reef Map 10 LUD & FLUM Amendment
BOCC August 16, 2006
5. The appropriate Land Use Designation for these islands is Conservation District (CD)
and the appropriate Future Land Use Map designation should be Conservation (C).
6. The Future Land Use Map of the Monroe County Year 2010 Comprehensive Plan, which
took effect on January 4, 1996, neglected to provide a FL UM designation for these small
native islands
7. Section 9.5-511 prohibits any map amendments that would negatively impact
community character. No negative impacts were identified.
8. Objective 101.11 states that Monroe County shall ensure that at the time a development
permit is issued, adequate public facilities are available to serve the development at the
adopted level of service standards concurrent with the impacts of such development.
9. The 2005 Public Facilities Capacity Assessment Report and the listed programs for
storm water and wastewater indicate that there are no significant concerns.
CONCLUSIONS OF LAW:
1. This map amendment meets criteria (iii), (iv), and (v) outlined in Section 9.5-511 of the
Monroe County Land Development Regulations.
2. This map amendment will not result in a negative impact or alter the character of the
properties or the immediate vicinity.
3. Based on the Findings of Facts presented, the proposed land use designation is
appropriate for this property and will allow the owners to make full use of the subject
property.
RECOMMENDATION:
Based on the above Findings of Fact and Conclusions of Law, staff recommends APPROVAL
to the Board of County Commissioners to provide a Future Land Use Map designation of
Conservation(C) for RE# 00091510.000000. Staff will bring a companion land use district
map amendment at a future Key Largo BOCC meeting.
Ocean Reef Map 10 LUD & FLUM Amendment
BOCC August 16, 2006
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