Item T5vffi�y01011[
Meeting Date: November 17, 2015 Department: Planning & Environmental Resources
Bulb. Item. Yes No X Staff Contact Person/Phone #: Mayte Santa naria 289 2562
AGENDA ITEMWORDING: A public hearing to consider an ordinance by the Monroe County
Board of County Commissioners Amending the Monroe County Land Use District (Zoning) Map from
Industrial (I) and Commercial Fishing Area (CFA) to Mixed Use (MU) for property located at
approximate mile marker 9, described as a parcel of land in Section 21, Township 67 South, Range 26
East, Big Coppitt Key, Monroe County, Florida, having Real Estate Number 00120940.000100, and
from Industrial (I) to Commercial 2 (C2) for property located at approximate mile marker 9, described
as four parcels of land in Section 21, Township 67 South, Range 26 East, Rockland Key, Monroe
County Florida, having Real Estate Numbers 00122080.000000, 00122081.000200, 00122010.000000
and 00121990.000000; as proposed by Rockland Operations, LLC and Rockland Commercial Center,
Inc. (Quasi. -Judicial Proceeding)
ITEM BACKGROUND: The applicant has applied for a corresponding Future Land Use Map
(PLUM) amendment for the subject parcels from MCF and I to COMMand MC. The BOCC
transmitted the draft ordinance for the proposed FLUM amendment to the Florida Department of
Economic Opportunity (DEO), which reviewed the proposal and issued an Objections,
Recommendations and Comments (ORC) Report, received by the County on 3/23/2015. The ORC
report identified one objection regarding increased potential residential development on the Big
Coppitt portion of the property, and pointed out that although the applicant claims the proposed FLUM
amendment will provide some relief to the affordable housing shortage currently faced by the County,
there is no guarantee the site will be used for affordable housing.
In response to the ORC, the applicant has prepared a revised proposal for the FLUM amendment based
on the ORC report, additional data and analysis, and the requirements of Florida law. The revised
proposal requests the same FLUM amendment from MCF and I to MC and COMM, but also includes a.
Comprehensive Plan text amendment, to be adopted simultaneously to respond to the ORC objection,
establishing a subarea policy for the Big Coppitt portion of the property restricting any residential use
on the subject property to only affordable housing. Staff has also recommended including the
following restrictions to the proposed subarea policy: restricting any residential use on the subject
property to affordable housing only (with a minimum mix of at least 30%Q median, at least 30% low,
and at least 30% very low income categories); eliminating all potential for market rate permanent
residential and/or transient uses on the site; prohibiting new mnarinas; prohibiting dredging; prohibiting
light industrial uses; prohibiting residential buildings in the 70-74 DNL (Day -Night Average Sound
Level) noise contour; and requiring sound attenuation for any habitable buildings located within the
70-74 and 65-69 DNL (Day -Night Average Sound Level) noise contours. The proposed FLUM
amendment and subarea policy are also scheduled to be considered by the BOCC for adoption at the
November 17, 2015 meeting.
The proposed Zoning map amendment is necessary to be consistent with the proposed FLUM
amendment. Note, Florida Statute Sections 163.3194 and 163.3201 require land development
regulations to be consistent with and implement the Comprehensive Plan.
PREVIOUS RELEVANT BOCC ACTION:
On December 1.0, 2014, at a regularly scheduled meeting, the Board of County Commissioners
(BOCC) adopted Resolution #375-2014, transmitting to the state land planning agency an ordinance
amending the FLUM for the subject property from MCF and I to COMM and MC.
CONTRACT/AGREEMENT CHANGES: N/A
TOTAL COST: INDIRECT COST: BUDGETED: Yes No
DIFFERENTIAL OF LOCAL PREFERENCE:
COST TO COUNTY: SOURCE OF FUNDS:
REVENUE PRODUCING: Yes No AMOUNT PER MONTH Year
APPROVED BY: County A,tty-� OMB/Purchasing Risk Management
DOCUMENTATION: Included X Not Required
DISPOSITION: AGENDA ITEM
30 WHEREAS, on January 12, 2015, Rockland Operations, LLC and Rockland
31 Commercial Center, Inc. submitted a letter requesting to update and process an application
32 submitted on May 18, 2012.for a Land Use District (Zoning) map amendment from. Industrial (1)
33 and Commercial Fishing Area (CFA) to Commercial 2 (C2) and Mixed Use (MU) for five (5)
34 parcels located on Rockland Key and Big Coppitt Key, having real estate numbers
35 00122080.000000, 00122081.000200, 00122010.000000, 00121990.000000, and
36 0012.0940.000100; and
37
38 WHEREAS, the applicant has submitted an application for a corresponding Future Land
39 Use Map (FLUM) amendment for the subject parcels from Mixed Use/Commercial Fishing
40 (MCF) and Industrial (I) to Mixed Use/Commercial (MC) and Commercial (COMM) and which
41 also includes a Comprehensive Plan text amendment, to be adopted simultaneously, establishing
42 a subarea policy for the Big Coppitt portion of the property restricting any residential use on the
43 subject property to only affordable housing. Staff has also recommended including the following
44 restrictions to the proposed subarea policy: restricting any residential use on the subject property
45 to affordable housing only (with a minimum mix of at least 30% median, at least 30% low, and
46 at least 30% very low income categories); eliminating all potential for market rate permanent
n
I residential and/or transient uses on the site; prohibiting new marinas; prohibiting dredging;
2 prohibiting light industrial uses; prohibiting residential buildings in the 70-74 DIAL (Day -blight
3 Average Sound Level) noise contour; and requiring sound attenuation for any habitable buildings
4 located within the 70-74 and 65-69 DNL (Day -bight Average Sound Level) noise contours; and
5
6 WHEREAS, the Monroe County Development Review Committee considered the
7 proposed Land Use District (Zoning) map amendment at a regularly scheduled meeting held on
8 the 251n day of August, 2015; and
9
10 WHEREAS, the Monroe County Planning Commission held a public hearing on the 301"
11 day of September, 2015, for review and recommendation on the proposed Land Use District
12 (Zoning) map amendment; and
13
14 WHEREAS, the Monroe County Planning Commission adopted Resolution No. P31-15
15 recommending adoption of the proposed amendment; and
16
17 WHEREAS, at a regularly scheduled meeting on 17t" day of November, 2015, the
18 BOCC held a public hearing to consider adoption of the proposed Land Use District (Zoning)
1.9 map amendment; and
20
21 WHEREAS, based upon the documentation submitted and information provided in the
22 accompanying staff report, the BGCC makes the following Findings of Fact;
23 1. Prior to the 1986 adoption of the County's current land development regulations and
24 their associated land use district maps, the subject parcels were within GU (General
25 Use) and BU-2 (Medium Business Use) zoning districts; and
26 2. In 1986,.a series of zoning reaps, entitled the Land Use District Map, were adopted
27 for all areas of the unincorporated county. On sheets 563 and 564 of the Land Use
28 District Map, the subject parcels are within Commercial Fishing Area (CFA) and
29 Industrial (1) Land Use Districts; and
30 3. Map amendments to the Monroe County Land Use District Map shall not be
31 inconsistent with the provisions and intent of the Monroe County Comprehensive
32 Plan; and
33 4. Monroe County Code (MCC) §1.02-158 states that map amendments are not intended
34 to relieve particular hardships, nor to confer special privileges or rights on any
35 person, nor to permit an adverse change in community character, analyzed in the
36 Monroe County Comprehensive Plan, but only to make necessary adjustments in light
37 of changed conditions or incorrect assumptions or determinations as determined by
38 the findings of the BGCC; and
39 5. MCC § 102-158(d)(5)(b) provides that one or more of the following criteria must be
40 met for a map amendment:
41 a. Changed projections (e.g., regarding public service needs) from those on which
42 the text or boundary was based;
43 b. Changed assumptions (e.g., regarding demographic trends);
44 c. Data errors, including errors in mapping, vegetative types and natural features
45 described in volume I of the plan [the Comprehensive Plan];
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d. New issues;
e. Recognition of a need for additional detail or comprehensiveness; or
f. Data updates; and
6. Map amendments to the Monroe County Land Use District Map shall not be
inconsistent with the Principles for Guiding Development in the Florida Keys Area of
Critical State Concern; and
WHEREAS, based upon the documentation submitted and information provided in the
accompanying staff report, the Board makes the fallowing Conclusions of Law:
The proposed reap amendment is consistent with the provisions of the Monroe
County Code:
a. As required by MCC §102-158, the leap amendment does not relieve particular
hardships, nor confer special privileges or rights on any person, nor permit an
adverse change in community character, as analyzed in the Monroe County Year
2010 Comprehensive Plan;
b. As required by MCC § 102-158(d)(5)b., the map amendment is needed due to
changed assumptions and new issues; and
2. The proposed map amendment is consistent with the provisions and intent of the
Monroe County Year 2010 Comprehensive Plan:
a. The Mixed Use (MU) and Commercial 2 (C2) Land Use (Zoning) Districts
correspond with the Future Land Use Map designations of Mixed
Use/Commercial (MC) and Commercial (COMM), and are consistent with the
respective density and intensity standards as set forth in Policy 101.4.22;
b. The Mixed Use (MU) and Commercial 2 (C2) Land Use (Zoning) Districts are
consistent with the purposes of the Mixed Use/Commercial (MC) and
Commercial (COMM) Future Land Use Map designations, as set forth in Policies
101.4.5 and 101.4,21; and
3. The proposed map amendment is not inconsistent with the Principles for Guiding
Development in the Florida Keys Area of Critical State Concern;
`" tt R 1; Ulm
"
W1< , 1 , 1 1 " 1 ;
Section 1.. The Monroe County Land Use District (Zoning) map is hereby amended as
follows:
The property described as four parcels of land on Rockland Key, having Real
Estate Numbers 00122080-000000, 00122081-000200, 00122010-000000, and
00121990-000000 is changed from Industrial (1) to Commercial 2 (C2), and a
parcel of land on Big Coppitt Key, having real estate number 00120940-000000 is
changed from Commercial Fishing Area (CFA) and Industrial (I) to Mixed Use
(MU), as shown on Exhibit 1, attached hereto and incorporated herein.
91
I The Land Use (Zoning) District map amendment is contingent on adoption and
2 effectiveness of the corresponding FLUM amendment, including the proposed
3 Comprehensive Plan text amendment establishing subarea Policy 107.1.6 to
4 provide limitations on development and specific restrictions.
5
6 Section 2. Severability. If any section, subsection, sentence, clause, item, change, or
7 provision of this ordinance is held invalid, the remainder of this ordinance shall
8 not be affected by such validity.
9
10 Section 3. Repeal of Inconsistent Provisions. All ordinances or parts of ordinances in
11 conflict with this ordinance are hereby repealed to the extent of said conflict.
12
13 Section 4. Transmittal. This ordinance shall be transmitted to the Florida State Land
14 Planning Agency as required by F.S. 380.05(11) and F.S. 380.0552(9).
15
16 Section 5. Piling. This ordinance shall be filed in the Office of the Secretary of the State of
17 Florida but shall not become effective until approved by the Florida State Land
18 Planning Agency and, if appealed, until the appeal is resolved pursuant to Chapter
19 120 of the Florida Statutes.
20
21 Section f. Inclusion on the Monroe Coun!y Code's Official Land Use District Map. The
22 provisions of this Ordinance shall be included and incorporated on to the Official
23 Land Use District Map of Monroe County.
24
25 Section 7. Effective Date. This ordinance shall become effective as provided by law and
26 stated above.
27
28 PASSED AND ADOPTED by the Board of County Commissioners of Monroe County,
29 Florida, at a regular meeting held on the day of , 2015.
30
31 Mayor Danny L. Kolhage
32 Mayor Pro Tein Heather Carruthers
33 Commissioner George Neugent
34 Commissioner David Rice
35 Commissioner Sylvia Murphy
36
37 BOARD OF COUNTY COMMISSIONERS
38 OF MONROE COUNTY, FLORIDA
39
40 BY
41 Mayor Danny L. Kolhae
42 (SEAL)
43
44 ATTEST: AMY HEAVILIN, CLERK
45 MONROE COUNTY ATTORNEY
AND VED AS . FORM.:
46 '-7
47 DEPUTY CLERK STEVEN T. WILLIAMS
ASSISTANT C/1UNTY ATTORNEY
4 Date t !
-xhibit 1 to Ordinance# -2015-
00120940-000100
CFA & I to MU
ELI&NTF LN,
The Moniroe ♦ Land Use Map is amended
as indicated above.
ProposaL Land Use change of five parcels of land on Rockland Key having Real Estate Numbers: 00120940-000100,
00122080-000000, 00122081-000200, 00122010-000000 and 00121990-000000 from industrial (1) and
Commercial Fishing Area (CFA) to Commercial (C2) and Mixed Use (MU).
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MEMORANDUM
ONROE COUNTY PLANNING & ENVIRONMENTAL RESOURCEs DEPARTMENT
We strive to be caring, professional and fain
To. Monroe County Board of County Commissioners
Through: Mayte Santamaria, Senior Director of Planning & Environmental Resources
From: Emily Schemper, AICP, Comprehensive Planning Manager
Date: October 23, 2015
COMMERCIALSubject: REQUEST BY ROCKLAND OPERATIONS, LLC AND ROCKLAND
D THE LAND USE DISTRICT
(LUD) MAP OF ODEVELOPMENT COD
FROM
INDUSTRIAL COMMERCIAL AREA
COMMERCIAL 2 (C2) AND MIX! FOR PARCELS
LOCATED ON ROCKLAND KEY AND BIG COPPITT KEY (FILE #2012-069).
Meeting: November 17, 2015
I. REQUEST
On January 12, 2015,.Rockland Operations, LLC and Rockland Commercial Center, Inc.
submitted a letter requesting to update and process an application submitted on May 18, 2012,
requesting to amend the Land Use (Zoning) District (LUD) Map of the Monroe County Land
Development Code from Industrial (I) and Commercial Fishing Area (CFA) to Commercial 2
(C2) and Mixed Use (MU) for five (5) parcels located on Rockland Key and Big Coppitt Key,
having real estate numbers 00122080.000000, 00122081.000200, 00122010,000000,
00121990.000000, and 00120940.000100, to correspond with the Future Land Use Map
(FLUM) amendment application transmitted by the Board of County Commissioners to the
,State of Florida Department of Economic Opportunity on December 1.0, 2014 (see Exhibit 1).
File # 2012-069 Page 1 of 12
Site Information
Location: MM 9-9.5, Rockland/Big Coppitt Keys, Gulf of Mexico Side
Description: Parcels of land within Sections 21, Township 67 South, Range 26 East, Rockland
Key and Big Coppitt Key.
Real Estate Numbers: 00122080.000000, 00122081.000200, 001.22010.000000,
00121990.000000 (Rockland Key) and 00120940,000100 (Big Coppitt Key)
Owner/Applicant: Rockland Operations, LLC and Rockland Commercial Center, Inc.
Agents: Barton Smith and Bryan Hawks of Smith Oropeza Hawks
Size of Site: 44.42 acres upland (1,925,787 SF)
Land Use Districts (Zoning): CFA & I (see Exhibit 2)
FLUM Designation.: Mixed Use / Commercial Fishing (MCF) & Industrial (1)
TierDesignation: majority Tier III; small portion (half acre) Tier I
Flood Zones: AE - EL 10; VE - EL 12; VE - EL 14; VE - EL 1.6
Existing use: Light industrial and vacant land.
Existing Vegetation/Habitat: Scarified
Community Character of Immediate Vicinity: Adjacent land currently has zoning
designations of Industrial (I), Improved Subdivision (IS), Urban Residential -Mobile Home
(URM), and Commercial Fishing Area (CFA). The surrounding area includes a mix of uses,
including but not limited to: commercial, office, heavy and light industrial, storage, warehouse,
residential housing and commercial fishing uses.
File # 2012-069 Page 2 of 12
The Big Coppitt portion of the subject property (RE# 00120940.000100) currently has LUD
(Zoning) designations of Commercial Fishing Area (CFA) and Industrial (1), and FLU
designations of Mixed Use/Commercial Fishing (MCF) and Industrial (1). The Rockland Key
portion of the subject property (RE#s 00122080.000000, 00122081.000200, 00122010.000000,
and 00121990.000000), currently has a LUD designation of Industrial (1) and a FLUM
designation of Industrial (I).
The Big Coppitt portion of the subject property was within a GU (General Use) district prior to
1986 when it was re -designated as CFA and I (the final adoption of the LUD map was in
1992). With the adoption of the Comprehensive P'lan's FLUM in 1997, the Big Coppitt portion
of the subject property was given its current FLUM designations of MCF and 1. The Rockland
Key portion of the subject property was within GU (General. Use) and BU-2 (Medium Business
Use) districts prior to 1986 when it was re -designated as I (the final adoption of the LUD map
was in 1992). With the adoption of the Comprehensive Plan's FLUM in 1997, the Rockland
Key portion of the subject property was given its current FLUM designation of 1.
According to the boundary survey provided by the applicant, the total upland area of the
subject property is 44.42 acres (1,925,787 SF); 14.83 acres comprise the Big Coppitt portion of
the property, and 29.59 acres comprise the Rockland Key portion of the property.
Property
Real
Property
Current
Proposed
Current
Land Area
Owner(s))
Estate
Location
FLUM
FLUM
Zoning
Tier
(upland acres
Number
(Key)
per survey)
Rockland
Operations,
00120940
Big Coppitt
I
MC
I
Tier III
14.83
LLC
000100
& MCF
&CIA
Subtotal:
Big Coppitt
portion of
property
14.83 acres
Rockland
00122010
Conn ercial
-000000
Rockland
I
Comm
I
Ties- III
3.18
Center Inc.
Rockland
00121990
3.05
Conttnrcial
-000000
Rockland
I
Comm
I
Tier III
Center Inc.
Rockland
00 0
Tier III
Operations,
Rockland
I
Comm
I
&
18.87
LLCC
000
_000000
Tier I
Rockland
Operations,
00I22081
-000200
Rockland
I
Comm
I
Tier III
4.49
LLC
Subtotal: Rockland Key portion of property
29.59 acres
Total Upland Acreage
44.42 acres
File # 2012-069 Page 3 of 12,
At its regularly scheduled meeting on August 25, 2015, the Monroe County Development
Review Committee reviewed and discussed the proposed LUD map amendment and
recommended approval, as memorialized in Resolution DRC 08-15.
At its regularly scheduled meeting on September 30, 2015, the Monroe County Planning
Commission held a public hearing for review and consideration of the proposed LUD map
amendment and recommended approval, as memorialized in Resolution P31-15 (Exhibit 3).
The applicant has also applied for a corresponding FLUM amendment for the subject property
(File #2012-068 & 2015-114 — see Exhibit 4), which has been reviewed by the Monroe County
Development Review Committee, Planning Commission, and Board of County Commissioners
(BOCC) (transmittal hearing only). On December 10, 2014, at a regularly scheduled meeting,
the BOCC adopted Resolution #375-2014, transmitting to the state land planning agency an
ordinance amending the FLUM for the subject property from MCF and I to Mixed
Use/Commercial (MC) and Commercial (COMM).
Existing FLUM Designation
Proposed FLUM Resignation, as transmitted
The draft ordinance was transmitted to the Florida Department of Economic Opportunity
(DEO), which reviewed the proposal and issued an Objections, Recommendations and
Comments (ORC) report, received by the County on March 23, 2015.
The ORC report identified one objection regarding increased potential residential development
on the Big Coppitt portion of the property, and pointed out that although the applicant claims
the proposed FLUM amendment will provide some relief to the affordable housing shortage
currently faced by the County, there is no guarantee the site will be used for affordable
housing. Specifically, the ORC report stated (bold formatting added);
The applicant makes the argument that housing in Monroe county is in short supply, the
cost of that housing is too high and therefore, this amendment adds to the available
affordable housing by re -designating 14.83 acres to mixed use which can accommodate a
multifamily affordable housing development project of significant size. However there is
File # 2012-069 Page 4 of 12
nothing in the amendment which provides assurance that any future residential
development on this property will he for affordable housing.
The ORC report recommended that the BOCC either not adopt the amendment, or revise the
amendment to allow uses other than residential uses. Normally, the County has 180 days from
the date of receipt of the ORC to adopt the FLUM amendment, adopt the FLUM amendment
with changes or not adopt the FLUM amendment. The 180 day deadline for action by the
County would be September 19, 2015; however, the County has requested an extension to this
deadline from DEO (as requested by the applicant). The new deadline for County action is
March 15, 2016.
In response to the {SRC, the applicant has prepared a revised proposal for the FLUM
amendment based on the ORC report; additional data and analysis, including excerpts from the
Monroe County Year 2030 Technical Document (Exhibit 4), the County's 2015 Workforce
Housing Stakeholder Assessment Report (Exhibit 5), Ivey West's Affordable Housing White
Paper dated September 14, 2015 (Exhibit 6), and the requirements of Florida law. The revised
proposal requests the same FLUM amendment from MCF and I to MC and COMM, but also
includes a Comprehensive Plan text amendment, to be adopted simultaneously to respond to
the (SRC objection, establishing a subarea policy for the Big Coppitt portion of the property
restricting any residential use on the subject property to only affordable housing. Staff has also
recommended including the following restrictions to the proposed subarea policy: restricting
any residential use on the subject property to affordable housing only (with a minimum mix of
at least 30% median, at least 30% low, and at least 30% very low income categories);
eliminating all. potential for market rate permanent residential and/or transient uses on the site;
prohibiting new marinas; prohibiting dredging; prohibiting light industrial uses; prohibiting
residential buildings in the 70-74 DNL (Day -Night Average Sound Level) noise contour; and
requiring sound attenuation for any habitable buildings located within the 70-74 and 65-69
DNL (Day -Night Average Sound Level) noise contours. The draft policy language, reads:
and -Specific
Development in the Big Coppitt Mixed Use Area 1 shall be subject to regulations ai3olicable to
the Mixed Use/Commercial (MC) Future Land Use Designation as well as an additional
restriction set out below:
1. Residential units developed on the Big Coppitt Mixed Use Area I shall be restricted
to affordable housing only (with a minimum mix of at least 30% median at least
30% low, and at least 30% very low income categories) and subject to affordable
housing regulations pursuant to Section 130-161 of the Monroe County Code of
nrrlinnnrPQ
2. There shall be no market rate or transient residential units.
3. There shall be no new marinas.
4. There shall be no dredging.
5. There shall be no light industrial uses.
6. All habitable buildings located within the 65-69 DNL (Day -Night Average Sound
Level noise contour pursuant to the 2013 Navy Environmental Impact Statement
File # 2012-069 Page 5 of 12
shall be sound attenuated to achieve an indoor Noise Level Reduction of at least 25
decibels.
7. No residential buildings shall be located within the 70-74 DNL.
8. All habitable buildings located within the 70-74 DNL noise contour pursuant to the
2013 Navy Environmental Impact Statement shall be sound attenuated to achieve
an indoor Noise Level Reduction of at least 30 decibels.
The Big Coppitt Mixed Use Area 1 with Real Estate No. 00120940-000100 iLapproximately
14.8 acres of vacant land and is legally described as: [LEGAL DESCRIPTION TO FOLLOW].
The revised FLUM amendment, including the proposed Comprehensive Plan text amendment
establishing the subarea policy (see Exhibit 4), is tentatively scheduled to be considered for
adoption by the BOCC at their regularly scheduled meeting on November 17, 2015. The
proposed LUD map amendment (see Exhibit 5), which is the subject of this staff report, is
necessary to be consistent with the proposed FLUM amendment. Note, Florida Statute Sections
163.3194 and 163.3201 require land development regulations to be consistent with and
implement the Comprehensive Plan.
A. Maximum Allocated Density and Intensity
Big Coppitt portion of property
Existing LUD
Commercial Fishing
Type
Residential Allocated Density
Adopted Standards
3 du/acre
Development Potential
7.5 du
Area (CFA)
Residential Max Net Density
12 du/buildable acre
24 du
2.50 acres
Transient Allocated Density
0 rooms/spaces/acre
0 rooms/spaces
(108,900 SF)
Nonresidential Maximum Intensity
Residential Allocated Density
0.40 FAR
1 du
43,560 SF
12.3 du
Industrial (I)
Residential Max Net Density
2 du/buildable acre
19.7 du
12.33 acres
Transient Allocated Density
0 rooms/spaces/acre
0 rooms/spaces
(537,094 SF)
Nonresidential Maximum Intensity
0.40 FAR
214,837 SF
Existing Big Coppitt
Residential Allocated Density
19.8 du
Subtotal
Residential Max Net Density
43.7 du
14.83 acres
Transient Allocated Density
0 roams/spaces
(645,994 SF)
Nonresidential Maximum Intensity
258,397 SF
Proposed LUD
Type
Adopted Standards
Development Potential
Residential Allocated Density
I du/acre
14.8 du*
Mixed Use (MU)
Residential Max Net Density
18 du/buildable acre
213.6 du*
14.83 acres
(645,994 SF)
'Transient Allocated Density
10 rooms/spaces/acre
148.3 roams/spaces`
Nonresidential Maximum Intensity
0.40 FAR
258,397 SF
File 4 2012-069 Page 6 of 12
Rockland Key portion of property
Existing LUD
Type
Adapted Standards
Development Potential
Residential Allocated Density
1 du/acre
29.6 du
Industrial (1)
Residential Max Net Density
2 du/buildable acre
47.3 du
29.59 acres
Transient Allocated Density
0 rooms/spaces/acre
0 roams/spaces
(1,288,940 SF)
Nonresidential Maximum Intensity
0.40 FAR
515,76 SF
Proposed LUD
Type
Adopted Standards
Development Potential
Commercial 2
Residential Allocated Density
0 du/acre
a du
(C2)
Residential Max Net Density
0 du/buildable acre
0 du
29.59 acres
Transient Allocated Density
0 rooms/spaces/acre
0 rooms/spaces
(1,288,94(1 SF)
Nonresidential Maximum Intensity 1
0.50 FAR
644,470 SF
Total SiteDevelopment Potential
Existing LUD
Residential Allocated Density
49.4 du
Total
Residential Max Net Density
91 du
44.42 acres
Transient Allocated Density
0 rooms/spaces
(1,925,787 SF)
Nonresidential Maximum Intensity
773,973 SF
Proposed LUD
Residential Allocated Density
14.8 du*
Total
Residential Max Net Density
213.6 du*
44.42 acres
Transient Allocated Density
148.3 rooms/spaces"
(1,925,787 SF)
Nonresidential Maximum Intensity
902,867 SF
Net Change in
Total Site
Total Site
with Proposed Subarea Policy
Development
Residential: (-34.6) du`*
Residential: (--34.6) du*
Potential
Residential (max net): +122.b
dui
Affordable Residential (max net): +122.6 dui`
Total Site
Transient-
Transient: +148.3 rooms/spaces
Transient- no change'
Nonresidential: +128,894 SF
Nonresidential: +128,894 SF
Big Coppitt portion- CFA and I to MU
Big Coppitt portion: CFA and I to MU
Residential: (-5) du*
with Proposed Subarea policy
Affordable Residential (max net): +169.9 du"
Residential: (-5) du"
Net Change in
Transient: +148.;3 roorns/spaced`
Affordable Residential (max net): +I69.9 du'
Development
Nonresidential; no change
Transient: no change";
Potential based on
Nonresidential: no change
Key
Rockland Key portion: I to C2
Residential: (-29.6) du
Residential (max net): (473) du
Transient: no chancre
Nonresidential: +128,894 SF
*Based on the. proposed Comprehensive Plan text amendment which will accompany the corresponding FLUM amendment,
a subarea policy for the Big Coppitt portion of the property will restrict any residential use on the subject property to only
affordable housing in the very low, low, and median income categories;
eliminate all potential for market rate: permanent
residential and/or transient
uses on the site; prohibit new marinas;
prohibit dredging; prohibit light industrial uses; prohibit
residential buildin-s in
the 70-74 DNL (Day -Night Average Sound Level) noise contour, and require sound attenuation for
any habitable buildings
located within the 70-74 and 65-69 DNL (Day
-Night Average Sound Level) noise contours.
File 4 2012-069 Page 7 of 12
The table above provides an approximation of the existing and proposed development potential
for residential, transient, and nonresidential development. Section 130-156(b) of the Land
Development Code states: The density and intensity provisions set out in this section are
intended to be applied cumulatively so that no development shall exceed the total density limits
of this article. For example, if a development includes loth residential and commercial
development, the total gross amount of development shall not exceed the cumulated permitted
intensity of the parcel proposed for development.
As shown in the table above, the proposed LUD map amendment would result in a decrease in
allocated residential development of 34.6 dwelling units; an increase in overall potential
affordable residential development (using max net density) of 122.6 dwelling units, an increase
in overall potential transient unit development of 148.3 rooms/spaces; and an increase in
overall potential nonresidential development of 128,894 square feet. Based on the proposed
Comprehensive Flan subarea policy, which would eliminate all potential for market rate
permanent residential and/or transient uses on the site, the actual decrease in potential
permanent market rate residential development would be 49.4 dwelling units, and the actual
change in potential transient units would be no change — potential would remain at zero (0)
transient units.
Parcels surrounding the subject property currently have LUD designations of Industrial,
Commercial Fishing Area, Improved Subdivision, Urban Residential Mobile Home, and
Native Area {across US1). Land uses surrounding the subject property include residential to the
east, and a mixture of light/heavy industrial and vacant land to the west and southwest. Land.
across US 1 to the south is vacant wetlands..
Almost the entire site has a tier designation of Tier III. A small portion (half an acre) on
Rockland Key has a tier designation of Tier 1. The majority of the site is scarified, consisting of
pea -rack, gravel, borrow pits, and some grassy areas.
The portion of the site proposed for MU zoning, which would potentially allow affordable
housing residential development, is adjacent to an existing residential area within a URM
district.
The proposed LUD map amendment is not anticipated to have an adverse effect on the
community character of the area.
C. Effects on Public Facilities
Traffic Circulation (Policy 301.1.1)
According to the 2015 US.1 Arterial Travel Time and Delay Study, at the present time, US 1 is
operating overall at a Level of Service (LOS) C. In the Lower Keys Area, the segments from
the area of the request to Key West are operating at a LOS B or better and the segments from
the area of the request to Big Fine Key are operating at a LOS C or better. The request is
located in the area of Segments 2 and 3, which are operating at levels of service A and. B
respectively.
File # 2012-069 Page 8 o1' 12
Segment 2 Boca Chica (4-L/D) Key Haven Blvd. to Rockland Dr. (5,167 Reserve Trips) ---
LQS A
® Segment 3 Big Coppitt (2-L/U) Rockland Dr. to Baca Chica R. (1,292 Reserve Trips) —
LOS B
As part of the corresponding FLUM amendment application, the applicant submitted a trip
generation analysis. URS (County consultant) reviewed the analysis and confirmed that the
proposed FLUM amendment would result in a trip generation reduction of 7,933 trips per day
(attached as Exhibit 6). Therefore, the proposed map amendment is not anticipated to
negatively impact the traffic LOS. Traffic analysis for specific development proposals will be
reviewed as part of the development approval process.
Potable Water (Policy _701.1.1)
FKAA's dater Treatment Facility in Florida City has a maximum water treatment design
capacity of 29.8 million gallons per day (MGD). This consists of 23.8 MGD from the Biscayne
Aquifer through the primary conventional water treatment process and 6 MGD from the
brackish Floridan Aquifer through the secondary Reverse Osmosis (RG) treatment plant.
There are also two saltwater Reserve Osmosis (RD) plants, located on Stock Island and
Marathon, which are able to produce potable water under emergency conditions. The RO
desalination plants have design capacities of 2.0 and 1.0 MGD of water, respectively. The 2012
projection for annual average daily demand is 17.62 MGD which is well below FKAA's Water
Use Permit amount of 23.98 MGD.
Pursuant to Policy 701.1.1 of the Comprehensive Plan, the Level of Service standard for
nonresidential potable water is 0.35 gallons per square foot per day. The proposed LUD reap
amendment increases the site's maximum nonresidential development potential by 128,894 SF,
which would increase potential potable water demand by 45,112 gallons per day.
Pursuant to Policy 701.1.1 of the Comprehensive Plan, the Level of Service standard for
residential potable water is 66.5 gallons per capita per day. The proposed LUD map
amendment would increase the potential affordable residential development by 122 dwelling
units, which would increase potential potable water demand by 18,173 gallons per day if
developed to its maximum affordable residential potential. Currently there is sufficient
capacity for such an increase.
Solid Waste (Policy 801.1.1)
Monroe County has a contract with Waste Management through September 30, 2024. The
contract authorizes the use of in -state facilities; thereby, providing the County with
approximately ten years of guaranteed capacity for the haul out and disposal of 95,000
tons/year of solid waste not including yard waste. Under the proposed LUD categories, the net
increase in potential affordable residential units on the site is 122 dwelling units. Currently
there is sufficient capacity for such an increase. nonresidential solid waste is handled by
private contract.
Sanitary Sewer (Policy 901.1.1)
The property will be served by the Big Coppitt Wastewater Treatment Plant. The Big Coppitt
Wastewater Treatment Plant has a design capacity of 0.323 MGD. The current average daily
Pile # 2012-069 Page 9 of 12
flow is 0.130 MGD and therefore the plant has sufficient capacity for the increase in
development potential associated with the proposed map amendment.
A Consistency with the provisions and intent of the Monroe County Year 2010
Comprehensive Plan
The proposed amendment is consistent with the Goals, Objectives and Policies of the Monroe
County Year 2010 Comprehensive Plan. Specifically, the amendment furthers:
Goal 101: Monroe County shall manage future growth to enhance the quality of life, ensure
the safety of County residents and visitors, and protect valuable natural resources.
Objective 101. : Monroe County shall regulate future development and redevelopment to
maintain the character of the community and protect the natural resources by providing for the
compatible distribution of land uses consistent with the designations shown on the Future Land
Use Map.
Policy 101.4.5
The principal purpose of the Mixed Use/ Commercial land use category is to provide for the
establishment of commercial land use (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. In addition, Mixed Use/Commercial land use districts are to establish and conserve
areas of mixed uses, which may include maritime industry, light industrial uses, commercial
fishing, transient and permanent residential, institutional, public, and commercial retail uses.
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. The County shall continue to tape a proactive role in encouraging the maintenance
and enhancement of community character and recreational and commercial working
waterfronts.
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.
Policy 101..21.
The principal purpose of the Commercial (COMM) future land use category is to provide for
the establishment of commercial zoning districts where various types of commercial retail;
highway -oriented sales and services; commercial recreation; light industrial; public,
institutional and office uses may be permitted at intensities which are consistent with the
community character and the natural environment. The commercial zoning districts established
within this category are intended to serve the immediate vicinity or serve the Upper or Lower
subarea. This category is not intended to accommodate transient or permanent residential
development.
File, # 2012-069 Page 10 of 1.2
In order to protect environmentally sensitive lands, the following development controls shall
apply to all Tier I lands within this land use category:.
1. only low intensity commercial uses shall be allowed; and
2. a maximum floor area ratio of 0.15 shall apply.
Policy 101.4.22
Monroe County hereby adopts the following density and intensity standards for the future land
use categories, which are shown on the Future Land Use Map and described in Policies 101.4.1
- 101.4.17:
Future Land Use Densities and Intensities
Future Land Use Category
AllocatedDensity rb)
Maximum Density {aY
Maximum Intensity
And Corresponding Zoning
(per acre)
(per buildable acre)
(floor area ratio)
Commercial (COMM)
0 du
N/A
0,15-0.50
(C1 and C2 zoning)
0 rooms/spaces
NIA
Mixed Use/Commercial (MC)`'] {3}
0.10-0.45
(SC, UC, DR, RV, MU and
1-6 du
2 -18 du
(SC, UC, DR.. RV, and
MI zoning)
5-15 rooms/spaces
10-25 rooms/spaces
MU zoning)
1 du (MI zoning)
2 du (MI zoning)
0.30-0.60 (MI zoning)
F. Consistency with the provisions and intent of the Monroe County Cade Land
Development Code
In accordance with MCC §102-158(d)(5), the BQCC may consider the adoption of an
ordinance enacting the proposed change based on one or more of the following factors:
1. Changed projections (e.g., regarding public service needs) from those on which the text or
boundary was based;
/A
2. Changed assumptions (e.g., regarding demographic trends);
The proposed LUD map amendment is necessary to be consistent with the proposed
FLUM amendment from I and MCF to MC and COMM. The applicant is proposing
a FLUM amendment and subarea policy to allow and restrict the development of
residential uses to only affordable housing on the Big Coppitt portion of the property
(the Commercial FLUM category proposed for the Rockland Key portion of the site
has no residential development potential). The applicant has stated they are
proposing the map amendments and subarea policy to address the shortage of
affordable housing the County is experiencing.
3. Data errors, including errors in mapping, vegetative types and natural features described in
volume 1 of the plan;
N/A
File # 2012-069 Page 1 1 of 12
4. New issues;
The Monroe County Development Review Committee, Planning Commission, and
Board of County Commissioners have recommended and transmitted to the State a
FLUM amendment for the subject parcels. The proposed PLUM amendment changes
the PLUM designation on the site from Mixed Use/Commercial Fishing and
Industrial to Mixed Use/Commercial and Commercial. The proposed LUD map
amendment is necessary to be consistent with the proposed FLUM amendment. Note,
Florida Statute Sections 163.3194 and 163.3201 require land development regulations
to be consistent with and implement the Comprehensive Plan.
5. Recognition of a need for additional detail or comprehensiveness; or
N/A.
6. Data updates;
N/A
Staff recommends approval of the proposed amendment to the Land Use District Map of the
Monroe County Land Development Cade from Industrial (1) and Commercial Fishing Area
(CFA) to Commercial 2 (C2) and Mixed Use (MU) for five (5) parcels located on Rockland
Ivey and Big Coppitt Key, having real estate numbers 00122080.000000, 00122081.000200,
00122010.000000, 001.21990.000000, and 00120940.000100, contingent on adoption and
effectiveness of the corresponding PLUM amendment, including the proposed Comprehensive
Plan text amendment establishing a subarea policy which would restrict any residential use on
the subject property to only affordable housing in the very low, low, and median income
categories; eliminate all potential for market rate permanent residential and/or transient uses on
the site; prohibit new marinas; prohibit dredging-, prohibit light industrial uses; prohibit
residential buildings in the 70-74 DNL (Day -Night Average Sound Level) noise contour; and
require sound attenuation for any habitable buildings located within the 70-74 and 65-69 DNL
(Day -Night Average Sound Level) noise contours.
1. BDCC Resolution #375-2014.
2. Official Land Use District Map, Sheets 563 and 564.
3. Planning Commission Resolution P31-15.
4. Corresponding Proposed FLUM amendment and Subarea Policy.
5. Proposed LUD map amendment.
6. Trip generation analysis (as submitted with FLUM amendment).
File: # 2012-069 rage 12 of 12
�,. a a R• ll �F �; a E N b,
II I1 1 I I I I 1 1 1 I iR II s� 1I111
WHEREAS, the Monroe County Board of County Commissioners conducted a public
hearing for the purpose of considering the transmittal pursuant to the State Coordinated Review
Process in Sec. 163.3184(4), F.S., to the State Land Planning Agency for objections,
recommendations and comments, and to the other Reviewing. Agencies as defined in Sec.
163.3184(i)(c ), F.S., for review and comment on a proposed amendment to the Monroe County
Year 2010 Comprehensive Plan as described above, and
WHEREAS, the Monroe County Planning Commission and the Monroe County Board.
of County Commissioners support the transmittal of the requested future land use map
amendment;
NOW THERFORE, BE RESOLVED BY THE BOARD; OF
COMMISSIONERSOF MONROEFLORIDA:
P. I of 2
1
2 Section 1: The Board of County Commissioners does hereby adopt the recommendation of
3 the Planning Commission to transmit the draft ordinance, attached as Exhibit A,
4 for review of the proposed text amendment.
5
6 Section 2. The Monroe County staff is given authority to prepare and submit the required
7 transmittal letter and supporting documents for the proposed amendment in
8 accordance with the requirements of Section 163.3184(4), Florida Statutes,
9
10 Section 3. The Clerk of the Board is hereby directed to forward a certified copy of this
11 resolution to the Director of Planning.
12
1
14 PASSED AND ADOPTED by the Board of County Commissioners of Monroe County,
15 Florida, at a regular meeting held on the 1 Oth day of December, 2014,
16
17 Mayor Danny L. Kolhage
18 Mayor Pro Tern Heather Carruthers \4 (G
19 Commissioner George Neugent ns
20 Commissioner David Rice f-c-
21 Commissioner Sylvia Murphy A(L2-
22
23 BOARD OF COUNTY COMMISSIONERS OF CAN OE COUNTY, FLORIDA
24
25 BY
26 Mayor Danny L. Kolhage
27
3
34 Deputy Clerk
35
36
R 2 of 2
31
32
33 WHEREAS, Rockland Operations, LLC and Rockland Commercial Center, Inc.
34 submitted an application for a Future Land Use Map amendment from Industrial (1) to
35 Commercial (COMM) and from Mixed Use/Commercial Fishing (MCF) and Industrial (1) to
36 Mixed Use/Commercial (MC); and
37
38 WHEREAS, the Monroe County Development Review Committee considered the
39 proposed amendment at a regularly scheduled meeting held on the 29th day of April, 2014; and
40
41 WHEREAS, the Monroe County Planning Commission held a public hearing, on the 27 1h
42 day of August, 2014, for review and recommendation on the proposed Future Land Use Map
43 amendment; and
44
45 WHEREAS, the Monroe County Planning Commission made the following findings of
46 fact and conclusions of law-
1.
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
M
31
-32
33
34
35
36
37
38
39
40
41
42
43
44
45
1. The proposed FLUM is not anticipated to adversely impact the community character of
the surrounding area; and
2 The proposed FLUM is not anticipated to adversely impact the Comprehensive Plan
adopted Level of Service; and
3. The proposed amendment is consistent with the Goals, Objectives and Policies of the
Monroe County Year 2010 Comprehensive Plan; and
4. The proposed amendment is consistent with the Principles for Guiding Development for
the Florida Keys Area of Critical State Concern, Section 380.0552(7), Florida Statute;
and
5. The proposed amendment is consistent with Part 11 of Chapter 163, Florida Statute,
WHEREAS, the Monroe County Planning Commission passed Resolution No. P39-14
recommending transmittal of the proposed amendment,-, and
WHEREAS, at a regular meeting held on the I 01h day of December, 2014, the Monroe
County Board of County Commissioners, held a public hearing to consider the transmittal of the
proposed amendment, considered the staff report and provided for public comment and public
participation in accordance with the requirements of state law and the procedures adopted for
public participation in the planning process; and
WHEREAS, at the December 10, 2014, public hearing, the BOCC voted to transmit the
amendment to the State Land Planning Agency; and
WHEREAS, the State Land Planning Agency reviewed the amendment and issued an
Objections, Recommendations and Comments (ORC) Report on 2015, which
did not identify any issues with the proposed amendment; and
WHEREAS, the ORC report states and
as a response to the ORC Report, Monroe County
NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY
COMMISSIONERS OF ON OE COUNTY, FLORIDA:
Section 1, The Future Land Use Map (FLUM) for the Year 2010 Comprehensive Plan is
hereby amended as follows:
The property described as four parcels of land on Rockland Key, having Real
Estate Numbers 00122080-000000, 00122081-000200, 00122010-000000, and
00121990-000000 from Industrial (1) to Commercial (COMM), and a parcel of
land on Big Coppitt Key, having real estate number 00120940-000000 from
Mixed Use/Commercial Fishing (MCF) and Industrial (1) to Mixed
N
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
.30
31,
32
33
34
35
36
37
38
39
40
41
42
43
44
45
46
Exhibit A
Use/Commercial (MC), as shown on Exhibit 1; which is attached hereto and
incorporated herein,
Section 2. Seve ratilLty 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 validity.
Section 3. Repeal of Inconsistent Provisions. All ordinances or parts of ordinances in
conflict with this ordinance are hereby repealed to the extent of said conflict.
Section 4. Transmittal. This ordinance shall be transmitted by the Director of Planning to
the State Land Planning Agency pursuant to Chapter 163 and 380, Florida
Statutes.
Section 5. Filing and Effective Date. 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 State Land Planning Agency or Administration Commission finding
the amendment in compliance with Chapter 163, Florida Statutes and after any
applicable challenges have been resolved.
Section 6. Inclusion in the Comprehensive Plan. The Future Land Use Map amendment
shall be incorporated in the Future Land Use Map of the Monroe County Year
2010 Comprehensive Plan.
PASSED AND ADOPTED by the Board Of County Commissioners of Monroe County,
Florida, at a regular meeting held on the _ day of _, 2015,
(SEAL)
ATTEST: AMY HEAVILIN, CLERK
Mayor Danny L. Kolhage
Mayor Pro Tem Heather Carruthers
Commissioner George Neugent
Commissioner David Rice
Commissioner Sylvia Murphy
M
3
Mayor Danny L, Kolhage
o ! , .. -2014
xd,
The Monroe County Future and Use Map is amended
as indicated above.
Proposal: Future Land Use change of five parcels of land on Big Coppitt Key having Real Estate Numbers:
00120940-000100, 00122080-000000, 00122081-000200, 00122010-000000 and 00121990-000000 from Industrial (1)
toCommercial (COMM) and Mixed Use/Commercial (MC).
of
WI
r mot`
The Area Depicted On This miap
MaY Be Subject To The AICUI Overlay
MONROE COUNTY. FLORIDA
LAND USE DISTRICT MAP
MATCH TO 552
I
0
----------------------------------------
I mi"Amov
m:
0
-J I -
.,rtavn L�r4
NA
RCCKL,WD XhY
7 IV
ATL
Tjl'
MATCH TO -164
55,
n,OFtF
lWl—
m
MF
MORROW COUNTY, FLORIDA,
LAND USE DISTRICT MAP
I
MATCH TO 553
MATCH To 5W
a1-0 —PL
2
3
4
5
6 MONROE COUNTY, FLORIDA
7 PLANNING COMMISSION RESOLUTION NO. P I-15
8
9 A RESOLUTION BY THE MONROE COUNTY PLANNING
10 COMMISSION RECOMMENDING APPROVAL OF AN ORDINANCE
11 BY THE MONROE COUNTY BOARD OF COUNTY
12 COMMISSIONERS AMENDING THE MONROE COUNTY LAND
13 USE DISTRICT (ZONING) NEAP FROM INDUSTRIAL (I) AND
14 COMMERCIAL FISHING AREA (CFA) TO MIXED USE (MU), FOR
15 PROPERTY LOCATED AT APPROXIMATE MILE MARKER 9,
16 DESCRIBED AS A PARCEL OF LAND IN SECTION 21, TOWNSHIP
17 67 SOUTH, RANGE 26 EAST, BIG COPPITT KEY, MONROE
is COUNTY, FLORIDA, HAVING REAL ESTATE NUMBED.
19 00 120940.000 100, AND FROM INDUSTRIAL (1) TO COMMERCIAL 2
20 (C2) FOR PROPERTY LOCATED AT APPROXIMATE MILE
21 MARKER 9, DESCRIBED AS FOUR PARCELS OF LAND IN
22 SECTION 21, TOWNSHIP 67 SOUTH, RANGE 26 EAST, ROCKLAND
23 KEY, MONROE COUNTY, FLORIDA, HAVING REAL ESTATE
24 NUMBERS 00122080.000000, 00122081.000200, 00122010.000000
25 AND 00121990.000000, AS PROPOSED BY ROCKLAND
26 OPERATIONS, LLC AND ROCKLAND COMMERCIAL CENTER,
27 INC., PROVIDING FOR SEVERABILITY; PROVIDING FOR REPEAL
2.8 OF CONFLICTING PROVISIONS, PROVIDING FOR TRANSMITTAL
29 TO THE STATE LAND PLANNING AGENCY AND THE
30 SECRETARY OF STATE; PROVIDING FOR AMENDMENT TO THE
31 LAND USE DISTRICT (ZONING) MAP; PROVIDING FOR AN
32 EFFECTIVE DATE.
33
34
35 WHEREAS, on January 12, 2015, Rockland Operations, LLC and Rockland
36 Commercial Center, Inc. submitted a letter requesting to update and process an application
37 submitted on May 18, 2012 for a Land Use District (Zoning) map amendment from Industrial (1)
38 and Commercial Fishing Area (CFA) to Commercial 2 (C2) and Mixed Use (MU) for five (5)
39 parcels located on Rockland Key and Big Coppitt Key, having real estate numbers
40 00122080.000000, 00122081-000200. 00122010.000000, 00121 90.000000, and
41 00120940.0001.00; and
42
43 WHEREAS, the Munroe County Development Review Committee considered the
44 proposed Land Use District (Zoning) map amendment at a regularly scheduled meeting held on
45 the 251h day of August, 201.5, and
46
12esnlnlion #P31-15
File #2012-069 Pa-e l of 4
I WHEREAS, the Monroe County Planning Commission held a public hearing on the 30"'
2 day of September, 2015, for review and recommendation on the proposed Land Use District
3 (Zoning) map amendment; and
4
5 WHEREAS, the Planning Commission was presented with the following documents and
6 other information relevant to the request, which by reference are hereby incorporated as part of
7 the record of said hearing:
l
8
9 1. Request for a Land Use District (LUD) Map Amendment application, received by the
10 Planning & Environmental Resources Department on May 18, 2012 (File #2012-
11 069); and
12 2. Letter from the applicant received by the Planning & Environmental Resources
13 Department on January 12, 2015, requesting to update and process the application;
14 and
15 3. Staff report prepared by Emily Schemper, Comprehensive Planning Manager, dated
16 September 21, 2015; and
17 4. Sworn testimony of Monroe County Planning & Environmental Resources
18 Department staff-, and
19 5. Advice and counsel of Steve Williams, Assistant County Attorney, and John Wolfe,
20 Planning Commission Counsel; and
21 6, Sworn testimony of the applicant; and
22
23 WHEREAS, based upon the information and documentation submitted, the Planning
24 Commission makes the followino, Findings of Fact:
25
26 1. Prior to the 1986 adoption of the County's current land development regulations and
27 their associated land use district maps, the subject parcels were within GU (General
28 Use) and BU-2 (Medium Business Use) zoning districts-, and
29 1 In 1986, a series of zoning maps, entitled the Land Use District Map, were adopted
30 for all areas of the unincorporated county. On sheets 563 and 564 of the Land Use
31 District Map, the subject parcels are within Commercial Fishing Area (CFA) and
32 Industrial (1) Land Use Districts; and
33 3. The applicant has submitted an application for a corresponding Future Land Use Map
C�
34 (FLUM) amendment for the subject parcels from Mixed Use/Commercial Fishing
35 (MCF) and Industrial (1) to Mixed Use/Cornniercial (MC) and Commercial (COMM)
36 and creating a Comprehensive Plan subarea policy which would eliminate all
37 potential for market rate permanent residential and/or transient uses on the site; and
38 4. Map amendments to the Monroe County Land Use District Map shall not be
39 inconsistent with the provisions and intent of the Monroe County Comprehensive
40 Plan; and
41 5. Monroe County Code (MCC) § 102-158 states that map amendments are not intended
42 to relieve particular hardships, nor to confer special privileges or rights on any
Resolution #P31-15
File #2012-069 Page 2 of'4
I person, nor to permit art adverse change in community character, analyzed in the
2 Monroe County Comprehensive Plan, but only to make necessary adjustments in light
3 of changed conditions or incorrect assumptions or determinations as determined by
4 the findings of the BOCC; and
5 6. MCC §102-158(d)(5)(b) provides that one or more of the following criteria must be
6 met for a map amendment:
7 a. Changed projections (e.g., regarding public service needs) from those on which
9 the text or boundary was based;
9 b. Changed assumptions (e.g., regarding demographic trends);
10 c, Data errors, including errors in mapping, vegetative types and natural features
11 described in volume I of the plan [the Comprehensive Plan];
12 d. New issues;
13 e. Recognition of a need for additional detail or comprehensiveness; or
14 f. Data updates; and
15
16 7. Map amendments to the Monroe County Land Use District Map shall not be
17 inconsistent with the Principles for Guiding Development in the Florida Key,", Area of
18 Critical State Concern; and
19
20 WHEREAS, based upon the information and documentation submitted, the Planning
21 Commission makes the following Conclusions of Law:
22
23 1. The proposed map amendment is consistent with the provisions of the Monroe
24 County Code:
25
26 a. As required by MCC §102-158, the map amendment does not relieve particular
27 hardships, nor confer special privileges or rights on any person, nor permit an
28 adverse change in community character, as analyzed in the Monroe County Year
29 2010 Comprehensive Plan;
30 b, As required by MCC §102-158(d)(5)b., the map amendment is needed due to
31 changed assumptions and new issues; and
32
33 2 The proposed map amendment is consistent with the provisions and intent of the
34 Monroe County Year 2010 Comprehensive Plan:
35
36 a. The Mixed Use (MU) and Commercial 2 (C2) Land Use (Zoning) Districts
37 correspond with the Future Land Use Map designations of Mixed
38 Use/Commercial (MC) and Commercial (COMM), and are consistent with the
39 respective density and intensity standards as set forth in Policy 101.4.22-,
40 b. The Mixed Use (MU) and Commercial 2 (C2) Land Use (Zoning) Districts are
41 consistent with the purposes of the Mixed Use/Commercial (MC) and
42 Commercial (COMM) Future Land Use Map designations, as set forth in Policies
43 101.4.5 and 101.4.21', and
44
45 3. The proposed map amendment is not inconsistent with the Principles for Guiding
46 Development in the Florida Keys Area of Critical State Concern;
Resolution #P31-15
File #2012-069 Pa.-O 3 of 4
23
24
25
26
NOW THEREFORE, BE IT RESOLVED BY THE PLANNING COMMISSION
OF Or OE COUNTY, FLORIDA, that the preceding Findings of Fact and Conclusions of
Law support its decision to recommend approval to the Board of County Commissioners of the
proposed amendment to the Land Use District Map of the Monroe County Land Development
Code from Industrial (1) and Commercial, Fishing Area (CFA) to Commercial 2 (C2) and Mixed
Use (MU) for five (5) parcels located on Rockland Key and Big Coppitt Key, having real estate
numbers 00122080.000000, 00122081.000200, 00122010.000000, 00121990.000000, and
00120940.000100, contingent on adoption and effectiveness of the corresponding PLUM
amendment, including the proposed Comprehensive Plan text amendment establishing a subarea
policy which would eliminate all potential for market rate permanent residential and/or transient
uses on the site.
PASSED AND ADOPTED BY THE PLANNING COMMISSION of Monroe County,
Florida. at a regular meeting held on the 30"' day of September, 2015.
Denise Werlina, Chair
1�
Yes
_Yes®
William Wiatt, Commissioner
_'Yes_
BethRamsey-Vickrey, Commissioner
—Yes®
Elizabeth Lustbur-. Commissioner
—Absent
Ron Miller, Commissioner
—Yes
PLANNING COMMISSIOMNOFM NRIOE COUNTY, FLORIDA
By
Denise Werling, Chair
Signed this 59,111
—2_ day of /Vo .2-0 1 _t>
Monroe County Alarming
Date;
Resolution #P31-15
File 42012-069
Attorney
NOV - 2' 2015
Page 4 of 4
Exhibit 4 m Correspondinq Proposed FLUM Amendment
m; Growth Management Division
We strive to be caring, professional, and fair.
The Monroe County Future Land Use District is proposed to
be amended as indicated above and briefly described as:
Key: E-11l �d key Mile Marker: 9 Map Amendment #:
Acreage: Total: 79.6 Land Use District Map #: ssa a ssa
Uplard: 46.1
Ordinance No.:
Date of Adoption:
Proposal: Ful— da d uae manse of —,e — f— I—t-I ni aid
Mixed UselCommercial Fishing I,MCF) to CommeraleI (COMM)
ana Mlxad Use/CommerGal (mG
Property Description:
RE Nu mbate. 00120940000100, J
0012208d000000. 0012208i 000200
00122010-OOOJOO,antl ]0 t21990 000000 J -
Proposed Comprehensive Plan Subarea Policy
to accompany proposed FLUM amendment
Policy 107.1.6 _Big ogRitt Mixed Use Area 1 -To Provide Limitations on Development and
Specific Restrictions
Development in the Big.Coppitt Mixed Use Area I shall be subject to regulations applicable to
the Mixed Use/Commercial MC Future Land Use Designation as well as an additional
restriction set out below:
1_. Residential units developed on the Big Coppitt Mixed Use Area 1 shall be
restricted to affordable housingonly (with a minimum mix of at least 30%
median, at least 30% low, and at least 30% very low income categories) and
subject to affordable housing regulations pursuant to Section 130-161 of the
Monroe Count Code of Ordinances.
2. There shall be no market rate or transient residential units.
3. There shall be no new marinas.
4. There shall be no dredging.
5. There shall be no light industrial uses.
6. All habitable buildings located within the 65-69 DNL (Day Night Average Sound
Level) noise contour pursuant to the 2013 Navy Environmental Impact Statement
shall be sound attenuated to achieve an indoor Noise Level Reduction of at least
25 decibels.
7. No residential buildings shall be located within the 70-74 DNL.
8. All habitable buildings located within the 70-74 DNL noise contour pursuant to
the 2013 Navy Environmental Impact Statement shall be sound attenuated to
achieve an indoor Noise Level Reduction of at least 30 decibels.
The Big Coppitt Mixed Use Area 1, with Real Estate No 00120940-000100 is approximately
14.8 acres of vacant land and is levy described as:
PARCEL"A"
A parcel of land as described in Official Records Book 1884 Page 1226 of the Public Records of
Monroe County, Florida being apart of Government Lot 1, Section 21, Township 67 South,
Range 26 East on Big Coppitt Key, Monroe County, Florida described as follows
BEGIN at the southwest corner of Block 9 of "GULFREST PARK PLAT NO. 2" according to
the plat thereof as recorded in Plat Book 4 at Page 157 of the Public Records of Monroe Count
Florida and run thence South a distance of 390 feet-, thence run Nest for a distance of 300 feet
thence run North for a distance of 1004.13 feet-, thence run East for a distance of 300 feet to a
point-, thence run South for a distance of 61.4.1.3 feet back to the POINT OF BEGINNING.
PARCEL „B„
A parcel of land as described in Official Records Book 1884 Page 1226 of the Public Records of
Monroe County, Florida being a part of Government Lot 1, Section 21, Township 67 South,
Range 26 East on Big Coppitt Key, Monroe County, Florida. described as follows:
BEGIN at the southwest corner of Block 9 of "GULFREST PARK PLAT NO. 2" according to
the plat thereof as recorded in Plat Book 4 at Page 157 of the Public Records of Monroe County
Florida and run thence East a distance of 185 feet to a point; thence South 45 degrees, 00
minutes, 00 seconds West a distance of 70.71 feet to a point; thence West a distance of 135 feet
to apoint; thence at right angles North 50.0 feet to the said southwest corner of said Block 9 and
the POINT OF BEGINNING.
PARCEL "C"
A Marcel of land as described in Official Records Book 2237 Page 2259 of the Public Records of
Monroe County, Florida being a tart of Government Lot 1, Section 21, Township 67 South
Range 26 East on Big Coppitt,Key,Monroe County, Florida described as follows:
COMMENCE at the southwest corner of Block 9 of "GULFREST PARK Plat No. 2"according
to the,,,,plat.. thereof as recorded in Plat Book 4 at Page 157 of the Public Records of Monroe
County, Florida and run thence North for a distance of 614.13 feet to the POINT OF
BEGINNING of the,.parcel of land herein being described; thence run West for a distance of 300
feet to a point; thence run North for a distance of 1063 feet, more or less to a of t on the north
boundary line of T.I.I.F. Deed #24002, thence run East along the said north boundary line of said
T.I.I.F. Deed #24002 for a distance of 100 feet to the north boundary line of said Government
Lot 1; thence run Southeasterly along the north boundary line of said Government Lot I for a
distance of 233 feet more or less to the northwest corner of the said Block 9• thence run South
along the west boundary line of the said Block 9 for a distance of 942.78 feet back to the POINT
OF BEGINNING.
TOGETHER WITH:.
A parcel of land lying adjacent to the lands described in T.I.I.F. Deed #24002 on the Gulf of
Mexico in Government Lot 1, Section 21, Township 67 South, Range 26 East, on Big Coppitt
Key,Monroe County,Florida said parcel being more particularly described by metes and
bounds as follows:
COMMENCE at the southwest corner of Block 9 of "GULFREST PARK PLAT NO. 2"
according to the plat thereof as recorded in Plat Book 4 at Page 157 of the Public Record: of
Monroe Count Florida and run thence North and along the westerly boundary line of the. said
Block 9 for a distance of 614.13 feet: thence run West for a distance of 300.00 feet; thence run
North for a distance of 1062.78 feet to a point on the north boundary line of T.I.I.F. Deed #24002
as described in Official Records Boob 346 at Page 580, of the said Public Records, said point
being the POINT OF BEGINNING, thence run West and along the north line of said T.I.I.F.
Deed #24002 for a distance of 1331.95 feet; thence run North for a distance of 186 feet more or
less to a point on the wvaterard boundary line as of July 1 1975, thence meander said
waterward boundary the following twenty-four (24) courses: N 88°53'56" E, for a distance of
39.47 feet; N 65°36'56" E a distance of 71.66 feet S 88° 16'S7" E for a distance of 75.93 feet; N
77'38' 10" E a distance of 44,29 feet; S 76" 11'41" E for a distance of 76.54 feet N 88°33'56" E
a distance of 82.11 feet; N 85°40'47" E for a distance of 103.42 feet; S 75°35'07" E a distance
of 43.33 feet; N 77'23' 10" E for a distance of 41.16 feet; S 84°42'40" E a distance of 110.45
feet; S 87°26'54" E for a distance of 85.16 feet; S 79°07'09r" E for a distance of 28.70 feet-, N
79°46'31 °° E for a distance of 73.24 feet-, S 77°57"45" E for a distance of 41.56 feet; N 77° 13'36"
E for a distance of 53.90 feet-, S 84°23'12" E for a distance of 121.58 feet., N 80°09'47" E for a
distance of 54.28 feet; S 82°09'00" E for a distance of 63.88 feet; S 79°34'01" E for a distance
of 42.16 feet; N 86° 10'05" E for a distance of 98.91 feet N 88°42' 12" E for a distance of 49.04
feet; S 82'4737" E for a distance of 59.12 feet; S 84' 16'22" E for a distance of 85.04 feet; S
47°39'01 E for a distance of 15.58 feet to a point, said point being the Point of Terminus of the
Waterward boundary line as of July 1 1975; thence S 29°03'59" E and leaving the said
Waterward boundary line as of July 1 1975 for a distance of 197.97 feet to a point, said point
being 200.00 feet East of the POINT OF BEGINNING of the said T.I.I.F. Deed #24002; thence
run West and along the North line of said TILE Deed #24002 and Easterly extension thereof
for a distance of 300.00 feet back to the POINT OF BEGINNING.
ALSO DESCRIBED AS:
(Description to incorporate current Mean High Water Line as located on May 16 2013)
A parcel of land being a part of Government Lot 1, Section 2J. Township 67 South, Range 26
East on Big Coppitt Icy, Monroe County, Florida described as follows:
BEGINNING at the southwest corner of Block 9 of "GULFREST PARK PLAT NO. 2"
according to the plat thereof as recorded in Plat Book 4 at Page 157 of the Public Records of
Monroe County, Florida; thence S 89°46'50" W along the south line of said Block 9 and its
easterly extension being the south right-of-way line of Puerta Drive said bearing referenced to
the North American Datum of 1983 (NAD 83), of the Florida State Plane Coordinate System
East Zone with all subsequent bearings referenced thereto a distance of 185.00 feet thence S
4501.3'01" W 70.71 feet; thence N 89°46'50" W 135.00 feet; thence S 00°13'10" W.340.00 feet;
thence N 89°46'50" W 300.00 feet thence N 00° 13'10" E 2067.13 feet to the north line of the
Trustees of the Internal Improvement Trust Fund (T.LI.T.F.) Deed Number 24002; thence N
89°46'50" W along said north line, 1331.95 feet; thence N 00°13'10" E, 199.38 feet to the Mean
High Water Line of the Gulf of Mexico, being coincident with the boundary of the State of
Florida sovereign lands as located on May 16, 2013, having an elevation of (-) 0.1 feet of the
North American Vertical Darum of 1988.NAVD 88 thence meandering.along said Mean High
Water Line for the following forty-three courses and distances: S 75°10'03" E, 17.09 feet; thence
N 78"39'05" E 68.25 feet; thence N 89°30' 17" E 15.01 feet; thence N 75° 15' 14" E 51.14 feet;
thence S 86°12'34" E 48.68 feet; thence N 86°18'20" E 42.61 feet; thence S 78°03"36" E 20.90
feet; thence N 82°55'14" E 20.68 feet; thence S 79°58'18" E 26.68 feet; thence N 82001°16" E
34.71 feet; thence S 88°07°27" E 19.05 feet; thence S 81°24'47" E 18.37 feet; thence N
83019'58" E 37.65 feet thence N 88°17'12" E 46.14 feet; thence N 37°19'14" E 3.92 feet;
thence S 82 12' 13" E 41.59 feet; thence N 81 ° 17'41" E 29.36 feet thence S 72°56'29" E 14.22
feet, thence N 85°48'46" E, 48.07 feet- thence S 89°00'58" E 37.88 feet; thence S 74®00'33" E
20.67 feet thence S 88'24'32" E 37.19 feet; thence S 84°06'55" E 54.34 feet; thence N
48°34'35" E 8.07 feet• thence S 63°55'33" E 23.21 feet; thence N 85°06'05" E 80.97 feet,
thence S 87°42'46" E, 28.25 feet; thence S 87°37'50" E 46.30 feet; thence N 62°58'49" E 26.73
feet; thence S 84°54'29" E 51.82 feet; thence S 74Q52'34" E 59.48 feet thence N 58°22'57" E
39.76 feet thence S 70°02'44" E 30.75 feet; thence S 89°09'25" E 36.47 feet; thence S
81004'00" E 76.75 feet; thence S 55°35'02" E 9.83 feet; thence N 87°43'55" E 100.88 feet
thence N 79°34'18" E 60.39 feet-, thence S 30'05'11" E 16.62 feet; thence N 88°49"49" E 23.02
feet, thence S 86°06'33" E 23.01 feet thence N 84446'41" E 25.37 feet; thence S 72°52'03" E
47.43 feet; thence S 28°54'25" E departing said Mean High Water Line, 2214.32 feet; thence N
89°46'50" W along the easterly extension of said T.I.I.T. . Deed Number 24002 a distance of
200.00 feet to the Point of Beginning of said Deed, said point also being on the north line of
Government Lot 1; thence S 58°46'14" E along said north line, 233.35 feet to the northwest
corner of said Bloch 9, thence S 00' 13' 10" W along the west line of said Block 9, a distance of
1556.91 feet to the POINT OF BEGINNING.
Said lands lying and being in Government Lot 1 Section 21 Township 67 South Range 26 East
on Big Coppitt Key,Monroe County,Florida containing 952,363 square feet 21.86 acres more
or less.
Exhibit 5 _ Proposed LUD MapAmendme
Growth Management Division
We strive to be caring
, professional, and fair.
The Monroe County Land Use District is proposed to
be amended as indicated above and briefly described as:
Key: Rakland Key Mile Marker:
s Map Amendment #:
Acreage: sz
Land Use District Map #: 554
Ordinance No.:
Date of Adoption:
Proposal:
Lantl Use l
tl-Comnerclal FlsFlnc
afive
to Cmmcr-1 (C2)t Mpiaree
Us.
usVlal (I) antl Area (CGA)
( MIUn)
Property Description:
ooizasao-oomoo
o- ®.. .. o .,..
oo�zzoeo-0000ao
00122081-000200
ooizzom-o1o110
Oot21990-OOOe00
® o ---o
0 o ®o
® C� ' '
Exhibit 6 - FLUM Amendment Trip
Generation Analysis
To: Barton W. Snith, Esq.
Smith Oropeza, P.L,
From: Karl Peterson, P.E.
Date: August 11, 2014
Subject: Rockland FLUM — Rockland Key, Florida
Trip Generation Analysis
Pursuant to our teleconference on Monday, July 28, 2014 we have conducted the additional trip generation
analyses for the various permitted uses and land use categories, The results of these analyses are
summarized below and on the following pages.
Parcel Information: MCF to MC 2.50 acres
I to MC 12.33 acres
I to Comm 29.59 acres
Total 44.42 acres or 1,934,935 square feet
Trip Generation: ITE Trip Generation Manual (9* Edition)
All daily 1H19 calculations are based upon average rates as, requested by
the County's trqf ,fic engineering consultant.
Trip Differential: Based upon the foregoing trip generation analyses, the i-naxii-nurn trip
generation potential associated with the existing land use categories is
1
84,367 vehicle trips per day. The maximum trip generation associated with
the proposed land use categories is 76,434 vehicle trips per day. The result
of the proposed land use plan arnendment is a trip generation reduction of
7,933 vehicle trips per day.
8400 North University Drive, Suite 309, Tamarac, Florida 33321
T'el: (954) 560-7103 Fax: (954) 582-0989
industrial (light)
43,560.00
304
Industrial (heavy)
43,560.00
65
Marinas (acres)
2.58
52
Commercial Fishing (acres)
2.50
17
Manufacturing
43,560.00
166
Commercial Retail
43,560.00
1,860
Residential (DU)
2
13
Public
Elementary School
43,560.00
672
*Hidd|e1r.High School
43,560.00
600
Jr./[ommunityCmOmge
43'560.00
1,197
Church
4356000
397
Day Care Center
43�,56000
3,226
Cemetery (acres)
2.5O
12
Library
43,560.00
2,450
Hospital
43,560.00
576
industrial (light)
65,340.00
455
Commercial Fishing (acms)
2.50
17
Manufacturing
65,340.00
250
Office
65,340.00
721
Commercial Retail
65,340.00
2'790
Residential (DU)
2
13
Pu6iic(Go»t Office)
65,340.00
I'824
Elementary School
65,34000
1,008
Midd|e/Jr.High School
85,340.00
900
Jr./[ummunbyCo|ege
65,340.00
1'796
Church
Day Care Center
65,,34000
4,839
Cemetery (acres)
2.50
12
Library
65,340.00
3'675
Hospital
6534000
864
Parcel Trip Differential: +1,613 daily vehicle trips
161
Industrial (light) 322,256.88 2,246
Industrial (heavy) 322,256.88 483
Commercial Fishing (acres) 12-33 86
Manufacturing 322,256.88 1,231
Office 322,25&88 3,554
Commercial Retail (max of 6,880
5,000 sf per parcel) 161,128.44
Residential (DU) 12 80
Public (Gout Office) 322,256.88 8,9197
Elementary School
322,256.88
4,972
Middle/Jr. High School
322,256.88
4,441
Jr./Community College
322,256.89
8'859
Church
322,256.88
2,936
Day Care Center
322,256,88
23,866
Cemetery (acres)
12.33
58
Library
322,256.88
18,124
Hospital
322,256.88
4,260
Industrial (fight)
322,256.88
2,246
Commercial Fishing (acres)
1233
86
Manufacturing
322,256.88
1,231
office
322,256.88
3,554
Commercial Retail
322,256.88
13,760
Residential (DU)
12
80
Public (Gout Office)
322,256.88
8,997
Elementary School
322,256.88
4,972
Middle/Jr. High School
322,256.88
4,441
Jr./Community College
322,256.88
8,859
Church
322,256.88
2,936
Day Care Center
322,256.88
23,866
Cemetery (acres)
12.33
58
Library
322,256.88
18,124
Hospital
322,256.88
4,260
Parcel Trip Differential: 0 daily vehicle trips
tj
industrial (light)
773,364.24
5,390
Industrial (heavy)
773,364.24
1,160
Commercial Fishing (acres)
29.59
206
Manufacturing
773,364.24
2,954
Office
773,364.24
8,530
Commercial Retail (max of
5,000 sf per parcel)
386,682.12
16,511
Residential (DU)
29
193
Public (Gout Office)
773,364.24
21,592
Instit�#��atr`al.
Elementary School
773,364.24
11,933
Middle/Jr. High School
773,364.24
10,657
Jr./Community College
773,364.24
21,260
Church
773,364.24
7,045
[day Care Center
773,364.24
57,275
Cemetery (acres)
29.59
140
Library
773,364.24
43,494
Hospital
773,364.24
10,224
Industrial (light)
644,470.20
4,492
Office
644,470. 20
7,109
Commercial Retail
644,470.20
27,519
Residential (DU)
0
0
Public (Gout Office)
644,470.20
17,994
Ii�sal
Elementary School
644,470,20
9,944
Middle/Jr. High School
644,470.20
8,881
Jr./Community College
644,470.20
17,71.6
Church
644,470.20
5,871
Day Care Center -'
644,470.20
47,729
Cemetery (acres)
29.59
140
Library
644,470.20
36,245
Hospital
644,470.20
8,520
Parcel Trip Differential: -9,546 daily vehicle trips.
in
From: Arheta John «ohm.arheta@ursoom>
Sent: Tuesday August lIJOl42:42Pk4
To: Koconis-Ed
cc: Santamada'K4ayte;Smi1h-Pathcia; Haberman -Joe
Subject: RE: Revised Trip Generation
Hello Ed,
Yes, I concur with your statement below regarding the impact of the maximum FAR application in the trip generation,
The trip generation analysis indicates a maximum potential trip generation reduction of 7,933 vehicle trips per day.
Thank you,
John Arheta,P.E.IPTUE
Senior Traffic Engineer/Transportation PUanner
URS Corporation Southern
7800CmnQ/ess Avenue, Suite 2U0
Boca Raton, FL334Q7'l35O
Office:561.gg4.6500
Direct: 561.862.1I13
Fax:56l.994.6524
From: Koconis'Ed
Sent: Tuesday, August 12,2O149:58AN
To: Arhet*,John
Cc:Santanmaha-MoyAe; Smith -Patricia; Haberman -Joe
Subject: FVV:Revised Trip Generation
Please see attached. The differences from the previous August 5hversinm is that in this version the maximum FAR is
used for all uses. The conclusion isthat the same uses are the maximum trip generators. only the last page which has
2939 acres going from the Industrial FUUK4 category to the Commercial FLUkA category has a change that affects the
total trips. That being that the Commercial FLUM now correctly calculates the trip generation from a 0.50 FAR rather
thamO.40 FAR previously, which results in the trip change from a '19'091 daily trips to -9,546 daily trips for this FLUM
change and an overall change in trip generation from -17,478 daily trips to -7,933 daily trips inclusive of the entire
application.
Please confirm your agreement with the analysis. Thank you,
We
Ed Kocmmis, AICP
Growth Management Permit Manager
102050 Overseas Highway
Key Largo, FL 53837
Office:505453.8727
2-amnablim-1 TAME
Sent: Monday, August 11, 2014 2:46 PM
To: Koconis-Ed
Subject: Revised Trip Generation
0
See attached. We should be good to go correct?
Barton W. Smith, Esq.
SMITH OROPEZA, P.L.
138 - 142 Simonton Street
Key West, Florida 33040
Tel: 305-296-7227
Fax: 30S-296-8448
vvw-%,v.srnitho.ropeza,com
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