Item P3# 121 By. -Is ILYA11 •
Meeting Date: December 9 2015 Department: Planning & Environmental Resources
Bulk Item: Yes No X Staff Contact/Phone #:-Mayte Santamaria 289-2562
AGENDA ITEM WORDING: A public hearing to consider a resolution transmitting to the State
Land Planning Agency an ordinance by the Monroe County Board of County Commissioners
amending the Monroe County Future Land Use Map (FLUM) from Residential Conservation (RC) to
Recreation (R) and Conservation (C) for property described as a parcel of land in Section 24,
Township 59 South, Range 40 East, Key Largo, Monroe County, Florida, and also being a portion of
Tract A, Harbor Course South, Section One, Ocean Reef Plat No. 14 (Plat Book 7, Page 9), Key Largo,
Monroe County, Florida, having Real Estate Number 00573690,003900, as proposed by Ocean Reef
Club Inc. (Legislative Proceeding)
ITEM BACKGROUND: The applicant, Ocean Reef Club, Inc., owns a vacant parcel of land on
South Harbor Drive, Harbor Course South Section One in Ocean Reef. The subject property currently
has a FLUM designation of Residential Conservation (RC) and a Land Use District (LUD) designation
of Native Area (NA). The applicant is requesting a change to the FLUM designation in order to use a
portion of the parcel as a park, which is not a permitted use within the current FLUM categories.
The proposed FLUM amendment would result in a decrease in residential development potential of 2.4
dwelling units, and a decrease in nonresidential development potential of 13,133 square feet. There
would be an increase in transient unit development potential of 3.4 rooms/spaces. Within Ocean Reef
Club, Monroe County currently does not permit new transient units beyond those included in the
vested rights determination of the Ocean Reef master planned community.
If the BOCC votes to transmit the proposed comprehensive plan FLUM amendment to the State, the
State Land Planning Agency will review the proposed amendment and issue an Objections,
Recommendations and Comments (ORC) Report, addressing any issues with internal consistency, data
and analysis, or consistency with the statutes or the Principles for guiding Development. Upon receipt
of the ORC report, the BOCC will have 180 days to adopt the amendment, adopt the amendment with
changes or not adopt the amendment.
welov rwlir.-VXFM�.,
STAFF RECOMMENDATIONS: Appr
i. i
TOTAL COST: N/A INDIRECT COST: N/A BUDGETED: Yes No N/A
DIFFERENTIAL OF LOCAL PREFERENCE:
COST TO COUNTY: N/A SOURCE OF FUNDS: N/A
REVENUE PRODUCING: Yes No N/A AMOUNT PER MONTH N/A Year
APPROVED BY: County Atty; &A11`OB/Purclasing Risk Management
DOCUMENTATION: Included X Not Required
DISPOSITION: AGENDA ITEM #
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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(1)(c), F.S., for review and comment on a proposed amendment to the Monroe County
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 THEREFORE, RESOLVED BOARDCOUNTY
COMMISSIONERS OF MONROE COUNTY,
Section 1 The Board of County Commissioners does hereby adopt the recommendation of
the Planning Commission to transmit the draft ordinance, attached as Exhibit A,
for review of the proposed Future Land Use Map amendment.
P. l of 2
Resolution No. -2015
Section 2. The Monroe County staff is given authority to prepare and submit the required
transmittal letter and supporting documents for the proposed amendment in
accordance with the requirements of Section 163.3184(4), Florida Statutes.
Section 3. The Clerk of the Board is hereby directed to forward a certified copy of this
resolution to the Director of Planning.
PASSED AND ADOPTED by the Board of County Commissioners of Monroe County,
Florida, at a regular meeting held on the 91h day of December, 2015.
Mayor Heather Carruthers
Mayor Pro Tern George Neugent
Commissioner Danny L. Kolhage
Commissioner David Rice
Commissioner Sylvia Murphy
Attest: AY HEAVILIN, CLERK
By:
Deputy Clerk
(SEAL)
BOARD OF COUNTY COMMISSIONERS
OF MONROE COUNTY, FLORIDA
M.
Mayor Heather Carruthers
P. 2 of 2
Resolution No. -2015
a ORDINANCE NO. -2I
8 AN ORDINANCE ! I ' 1E COUNTY BOARD OF COUNTY
' COMMISSIONERS AMENDING M; !
! LAND USE r FROM RESIDENTIAL
RECREATION (R) AN! CONSERVATIONPROPERTY
12 DESCRIBED AS PARCEL ! IN SECTION'
13 SOUTH, RANGE 40i► 1 MONROE COUNTY,
14 FLORIDA, AND ALSO BEING A PORTION OF TRACT A, HARBOR
15 COURSE ■ II REEF
PLAT NO.
I (PLAT
16 !! '■!LARGO, MONROEFLORIDA,
17 HAVING REAL ESTATE NUMBER00573690.003900, AS PROPOSED I
18 OCEAN REEF CLUB INC.; PROVIDING FOR SEVERABILITY;19i PROVIDING FOR REPEAL OF CONFLICTING PROVISIONS;
! PROVIDING R TRANSMITTAL ! PLANNING
INCLUSION21 AGENCY AND THE SECRETARY OF STATE; PROVIDING FOR
22 11 'OE COUNTY COMPREHENSIVE
23 AND FOR AMENDMENT TO THE FUTURE LAND USE MAP,
24 PROVIDING FOR AN EFFECTIVE 1,
25
26
27 WHEREAS, Ocean Reef Club Inc. submitted an application on March 9, 2015, for a
28 Future Land Use Map amendment from Residential Conservation (RC) to Recreation (R) and
29 Conservation (C) for property located on South. Harbor Drive, Harbor Course South Section One,
30 Ocean Reef, Key Largo, having real estate number 00573690.003900; and
31
32 WHEREAS, the Monroe County Development Review Committee considered the
33 proposed amendment at a regularly scheduled meeting held on the 25th day of August, 2015; and
3
35 WHEREAS, the Monroe County Planning Commission held a public hearing on the 18th
36 day of November, 2015, for review and recommendation on the proposed Future Land Use Map
37 amendment; and
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39 WHEREAS, the Monroe County Planning Commission made the following findings of
40 fact and conclusions of law:
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42 1. The proposed FLUM is not anticipated to adversely impact the community character of
43 the surrounding area; and
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45 2. The proposed FLUM is not anticipated to adversely impact the Comprehensive Plan
46 adopted Level of Service; and
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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 Mate Concern, Section 380.0552(7), Florida Statute;
and
5. The proposed amendment is consistent with Part 11 of Chapter 163, Florida Statute; and
WHEREAS, the Monroe County Planning Commission adopted Resolution No. P34-15
recommending transmittal of the proposed amendment; and
WHEREAS, at a regular meeting held on the 9'1' day of December, 2015, 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 9, 2015, public hearing, the BOCC adopted Resolution
transmitting 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, received by the County on
_, 2016; and
WHEREAS, the ORC report stated ; and
WHEREAS, at a regularly scheduled meeting on _ day of , 2016, the
BOCC held a public hearing to consider adoption of the proposed FLUM amendment and
subarea policy.
THEREFOREI BE IT ORDAINED BY THE BOARD OF COUNTY
COMMISSIONERS OF MONROE COUNTY, FLORIDA-
Section lv The Future Land Use Map (FLUM) for the Year 2010 Comprehensive Plan is
hereby amended as follows:
The property described as a parcel of land in Section 24, Township 59 South,
Range 40 East, Key Largo, Monroe County, Florida, and also being a portion of
Tract A, Harbor Course ,South, Section One, Ocean Reef Plat No. 14 (Plat Boob
7, Page 9), Ivey Largo, Monroe County, Florida, having Beal Estate Number
00573690.003900 is changed from Residential Conservation (RC) to Recreation
(R) and Conservation (C), as shown on Exhibit 1, attached hereto and
incorporated herein.
Iq
I Section 2. Severfability. If any section, subsection, sentence, clause, item, change, or
2 provision of this ordinance is held invalid, the remainder of this ordinance shall
3 not be affected by such validity.
4
5 Section 3. Idel2eal of Inconsistent Provisions. All ordinances or parts of ordinances in
6 conflict with this ordinance are hereby repealed to the extent of said conflict.
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8 Section 4. 'Transmittal. This ordinance shall be transmitted by the Director of Planning to
9 the State Land Planning Agency pursuant to Chapter 163 and 380, Florida
lit Statutes.
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12 Section 5. Filin__and Effective Bate. This ordinance shall be filed in the Office of the
13 Secretary of the State of Florida but shall not become effective until a notice is
14 issued by the State Land Planning Agency or Administration Commission finding
15 the amendment in compliance with Chapter 163, Florida Statutes and after any
16 applicable challenges have been resolved.
17
18 Section 6. Inclusion in the Comprehensive Flan. The Future Land Use Map amendment
19 shall be incorporated in the Future Land Use Map of the Monroe County Year
20 2010 Comprehensive Plan and the text amendment shall be incorporated in the
21 Monroe County Year 2010 Comprehensive Plan. The numbering of the foregoing
22 amendment may be renumbered to conform to the numbering in the Monroe
23 County Year 2010 Comprehensive Plan.
24
25 PASSED AND ADOPTED by the Board of County Commissioners of Monroe County,
2.6 Florida, at a regular meeting held on the day of , 201_.
27
28 Mayor Heather Carruthers
29 Mayor Pro Terra George Neugent
30 Commissioner Danny L. Kolhage
31 Commissioner David Rice
32 Commissioner Sylvia Murphy
33
34 BOARD OF COUNTY COMMISSIONERS
35 OF MONROE COUNTY, FLORIDA
36
37 BY
38 Mayor Heather Carruthers
39 (SEAL)
40
41 ATTEST: AMY HEAVILIN, CLERK MONROE COUNTY ATTORNEY
42 AMMOVEDv Fay t
43
MS
44 DEPUTY CLERKATTORNEY
`
Cate W
The Monroe County Future Land Use Map is amended
as indicated t•
Proposal: Future Land Use change of one parcel of land in Ocean Reef having Real Estate Number 00573690-003900
from Residential Conservation (RC) to Recreation (R) and Conservation (C).
0
MEMORANDUM
MONROE COUNTY PLANNING & ENVIRONMENTAL EsOURCEs DEPARTMENT
e strive to be caring, professional and fair
To: Monroe County Board of County Commissioners
Through: Mayte Santarnaria, Senior Director of Planning & Environmental Resources
From: Emily Schemper, AICP, Comprehensive Planning Manager
Date: November 12, 2015
REQUEST BY OCEAN REEF CLUB
I' AMEND 1. LAND US
MAP (FLUM) OF THE MONROE COUNTY YEAR 2010 COMPREHENSIVE PLA
FROM RESIDENTIAL CONSERVATION RECREATION N AN I
CONSERVATION (C) FOR A PARCEL OF LAND LOCATED IN OCEAN REE
KEY LARGO.
Meeting: December 9, 2015
On March 9, 2015, Ocean Reef Club Inc. submitted an application requesting to amend the Future
Land Use Map (FLUM) of the Monroe County Year 2010 Comprehensive Plan from Residential
Conservation (RC) to Recreation (R) and Conservation (C) for property located on South Harbor
Drive, Harbor Course South Section One, Ocean Reef, Key Largo, having real estate number
00573690.003900.
File # 2015-047 Page 1 of 10
Site Information
Location: Ocean Reef, Ivey Large
Address: South Harbor Drive
Description: A portion of Tract A, Harbor Course South, Section One, Ocean Reef Plat No.14
(PB7-9), Ivey Largo
Real Estate Number: 00573690.003900
Owner/Applicant: Ocean Reef Club Inc.
Agent: Joel Reed
Size of Site: 11.16 acres
Land Use District: Native Area (NA)
FLUM Designation: Residential Conservation (RC)
Tier Designation: no tier (Ocean Reef is not subject to the tier system)
Flood Zones: AE (EL 8); AE (EL 9)
Existing Use: Vacant land
Existing Vegetation/Habitat: Hammack, Buttonwood, and Mangrove
Community Character of Immediate Vicinity: Adjacent land has FLUM designations of
Mixed Use/Commercial (MC) and Residential Medium (RM) to the east, Conservation (C) to
the west, Residential Conservation (RC) to the north and Recreation (R) to the south. Adjacent
uses include uses offices, a school, and single family residences to the east; vacant land to the
west and north; and a golf course to the south.
The subject property currently has a FLUM designation of Residential Conservation (RC) and a
Land Use District (LUD) designation of Native Area (NA). The property was within an RU-1
(Single Family Residential) district prior to September 15, 1986 when it was re -designated as NA.
(the final adoption of the LUD reap was in 1992). With the adoption of the Comprehensive Plan's
FLUM in 1997, the subject parcel was given its current FLUM designation of RC.
The subject property is currently undeveloped, and contains hammock in the central and eastern
portions of the parcel, and buttonwood and mangroves in the western portion..
The applicant is also requesting a corresponding amendment to the LUD designation for the property
from NA to Parks and Refuge (PR) and Conservation District (CD). The subject of this staff report is
the proposed FLUM amendment.
At its regularly scheduled meeting on August 25, 2015, the Monroe County Development Review
Committee (DRC) reviewed and discussed the proposed FLUM amendment and recommended
approval.
At its regularly scheduled meeting on November 18, 2015,.the Monroe County Planning
Commission (PC) held a public hearing to review and consider the proposed FLUM amendment, and
recommended approval, as memorialized by PC Resolution 34-15 (Exhibit 1).
File # 201-5-047 Page 2 of 10
Maximum Allocated Density and Intensity by Future Land Use Map Designation
The table below provides an approximation of the development potential for residential, transient
and commercial 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 both residential and commercial development, the total gross amount of development shall
not exceed the cumulated permitted intensity of the parcel proposed for development."
Existing FLUM
Type
Adopted
Development
Standards
Potential
Residential
0.0.25 du
2.8 du
Residential Conservation (RC)
Allocated Density/Acre
Transient
Allocated Density/Acre
0 rooms/spaces
0 rooms/spaces
11.16 acres
(456,129 sf)
Nonresidential
Maximum Intensity
0.0.I0 FAR
48,612 sf
Proposed FLUM
Type
Adopted
Development
Standards
Potential
Conservation (C)
Residential
Allocated Density/Acre
0 du
0 du
9.45 acres
Transient
Allocated Density/Acre
0 rooms/spaces
0 rooms/spaces
(4ll,642 sf)
Nonresidential
0.05 FAR
20,582 sf
Maximum Intensity
Recreation (1i)
Residential
Allocated Density/Acre
0.25 du
0.4 du
Transient2
Allocated Density/Acre
rooms/spaces
3.4 rooms/spaces
1.71 acres
(74,487 sf)
Nonresidential
0.20 FAR
14,897 sf
Maximum Intensity
Residential: -2.4 dwelling units
Net Change in Development
Transient: +3.4 rooms/spaces
Potential eased on FLUM
Nonresidential:-13,133 sf
As shown in the table above, the proposed FLUM amendment would result in a decrease in
residential development potential of 2.4 dwelling units, and a decrease in nonresidential
development potential of 13,133 square feet. There would be an increase in transient unit
development potential of 3.4 rooms/spaces. Within Ocean Reef Club, Monroe County currently does
File # 2015-047 Page 3 of 10
not permit new transient units beyond those included in the vested rights determination of the +Ocean.
Reef master planned community.
Compliance with Comprehensive Plan Policy 101.4.20
Policy 101.4.20 (discouragement policy) of the Comprehensive Plan was adopted by the Board of
County Commissioners (BOCC) on September 21, 2012, with an effective date of November 20,
2012. Private applications which propose increases in allocated density or intensity must comply
with the Policy requirements. Based on the above analysis of net change in development potential,
and the vested rights determination for the Ocean Reef community, the proposed FLUM amendment
does not increase the allocated density or intensity of the site, and therefore is not subject to the
mitigation requirements of Policy 1.01.4.20.
The amendment results in a net decrease of 2.4 dwelling units.
Compatibility with the Surrounding Area
a. Existing 'Vegetation/Habitat: Hammock, Buttonwood, Mangrove
b. Existing Tier Designation: no tier (Ocean Reef)
c. Endangered Species Habitat:
• Schaus' Swallowtail Butterfly Focus Area
• Key Largo Woodrat Focus Area and Buffer
• Eastern Indigo Snake Focus Area
• Stock Island Tree Snail Focus Area
• Key Largo Cotton Mouse Focus Area and Buffer
• Keys Tree Cactus Focus Area
d. Existing Use: Vacant Land
e. Community Character of Immediate Vicinity: Adjacent uses include offices, a school, and
single family residences to the east; vacant land to the west and north; and a golf course to
the south.
File 4 2015-047 Page 4 of 10
The proposed change in FLUM designation is consistent with the character of surrounding
undeveloped land, reduces density and intensity (decrease in residential development potential of 2.4
dwelling units, and a decrease in nonresidential development potential of 13,133 square feet), and
adds additional lands with habitat and resources to the Conservation FLUM.
The subject property is located within the Ocean Reef master planned community, and is adjacent to
residential development and a school. It is anticipated that the proposed PLUM amendment for the
site will not result in an adverse community change to the surrounding area. The applicant is
proposing the FLUM -amendment to allow the development of a park and a passive recreation trail
on the site. The site's existing Residential Conservation FLUM category is mainly for the purpose of
very low intensity residential development and does not allow parks as a permitted use. The
Recreation FLUM category is intended to provide for activity -based and resource -based recreational
facilities. The Conservation FLUM category is intended primarily for the preservation of natural and
historic resources and compatible passive recreational uses. The proposed change would potentially;
1) reduce the potential development impact on the existing land; 2) allow for the creation of outdoor
recreation space for the Ocean Reef Club community within the Recreation FLUM; and 3) Enhance
the quality of life of the community by preserving habitat and resources in the Conservation FLUM.
The applicant has submitted information from the Ocean Reef Club Membership 2010 and 2013
Data files showing that the Ocean Reef community has had an increase in the number of families
with children in recent years. There is an increased need for parks and recreational open space within
the community, particularly park space including passive recreational opportunities, as opposed to
the extensive active recreational space (golf courses, tennis courts, etc.) already existing within the
community. The applicant has submitted current standards developed by the American Planning
Association showing a need for recreational space in the form of open, flexible play fields. The
proposed FLUM amendment would allow for such a use on the subject property. Supporting data
provided by the applicant is attached as Exhibit 2.
Concurrency Analysis (Comprehensive Plan Policy 101.1.1)
Traffic Circulation (Comprehensive Plan Policy 301.1.1)
The subject property is located on Harbor Drive within Ocean Reef, which is accessed by County
Road 905. The 2015 US 1 Arterial Travel Time and Delay Study for Monroe County indicates levels
of serve (LOS) of "A" and "B" for the two segments of US 1 that intersect with County Road 905.
U.S 1 is required to maintain a LOS of "C" in order to support development.
The proposed. FLUM amendment would result in a decrease in both residential and nonresidential
development potential, and subsequently a decrease in potential traffic generation. Therefore, the
proposed FLUM amendment is not anticipated to adversely impact the Traffic Circulation LOS..
Potable Water (Comprehensive flan Policy 701.1.1)
FKAA's Water Treatment Facility in Florida City has a maximum water treatment design capacity
of 29.8 pillion 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 (RO) treatment plant. There are also two saltwater
Reserve Osmosis (RO) plants, located on Stock Island and Marathon, which are able to produce
File # 2015-04 7 Page 5 of 10
potable water under emergency conditions. The RO desalination plants have design capacities of 2.0
and 1.0 MGD of water, respectively. The 2015 projection for annual average daily demand is 17.76
MGD which is well below FKAA's Water Use Permit amount of 23.98 MGD. In addition, within
the Ocean Reef Club itself, there are a distribution pump station and three distribution storage tanks
which hold a combined total of 2 MG of potable water.
The proposed FLUM amendment would result in a decrease in both residential and nonresidential
development potential, and subsequently a decrease in potential potable water demand. Therefore,
the proposed FLUM amendment is not anticipated to adversely impact the Potable Water LOS,
Solid Waste (Comprehensive Plan 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.
The proposed FLUM amendment would result in a decrease in both residential and nonresidential
development potential, and subsequently a decrease in potential solid waste demand. Therefore, the
proposed FLUM amendment is not anticipated to adversely impact the Solid Waste LOS.
Sanitary Sewer (Comprehensive Plan Policy 901.1.1
The subject property would be served by the Ocean. Reef Club sewer system, which is managed by
the North Key Largo Utility Corporation. The proposed FLUM amendment would result in a
decrease in both residential and nonresidential development potential, and subsequently a decrease
in potential sanitary sewer collection demand. Therefore, the proposed FLUM amendment is not
anticipated to adversely impact the Sanitary Sewer LOS.
A. The proposed amendment is consistent with the following Goals, Objectives and Policies of
the Monroe County Year 2010 Comprehensive Plan. Specifically, it 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 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.
Fite # 2015-047 Page 6 of 10
Objective 1 1.
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.
The principal purpose of the Recreation land use category is to provide for public and private
activity -based and resource -based recreational facilities.
Policy 101.4.15
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.
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.
GOAT. 101
Monroe County shall provide a recreation and open space system to conserve valuable natural
resources and to provide recreational opportunities adequate to serve the present and future
population of Monroe County, including permanent residents and visitors.
�. r WI.,I XI a a mm,,.
For the purposes of reviewing consistency of the adopted plan or any amendments to that plan with
the principles for guiding development and any amendments to the principles, the principles shall be
construed as a whole and no specific provision shall be construed or applied in isolation from the
other provisions.
(a) Strengthening local government capabilities for managing land use and development so that
local government is able to achieve these objectives without continuing the area of critical
state concern designation.
(b) Protecting shoreline and marine resources, including mangroves, coral reef formations,
seagrass beds, wetlands, fish and wildlife, and their habitat.
(c) Protecting upland resources, tropical biological communities, freshwater wetlands, native
tropical vegetation (for example, hardwood hammocks and pinelands), dune ridges and
beaches, wildlife, and their habitat.
(d) Ensuring the maximum well-being of the Florida Keys and its citizens through sound
economic development.
(e) Limiting the adverse impacts of development on the quality of water throughout the Florida
Keys.
(f) Enhancing natural scenic resources, promoting the aesthetic benefits of the natural
environment, and ensuring that development is compatible with the unique historic character
of the Florida Keys.
(g) Protecting the historical heritage of the Florida Keys.
Fite # 2015-047 Page 7 of 10
(h) Protecting the value, efficiency, cost-effectiveness, and amortized life of existing and
proposed major public investments, including:
1. The Florida Keys Aqueduct and water supply facilities;
2. Sewage collection, treatment, and disposal facilities;
3. Solid waste treatment, collection, and disposal facilities;
4. Key West Naval Air Station and other military facilities;
5. Transportation facilities;
6. Federal parrs, wildlife refuges, and marine sanctuaries;
7. State parks, recreation facilities, aquatic preserves, and other publicly owned properties;
8. City electric service and the Florida Keys Electric Co-op; and
9. Other utilities, as appropriate.
(i) Protecting and improving water quality by providing for the construction, operation,
maintenance, and replacement of stormwater management facilities; central sewage
collection; treatment and disposal facilities; and the installation and proper operation and
maintenance of onsite sewage treatment and disposal systems.
(j) Ensuring the improvement of nearsore water quality by requiring the construction and
operation of wastewater management facilities that meet the requirements of ss
381.0065(4)(1) and 403.086(10), as applicable, and by directing growth to areas served by
central wastewater treatment facilities through permit allocation systems.
(k) Limiting the adverse impacts of public investments on the environmental resources of the
Florida Keys.
(1) Making available adequate affordable housing for all sectors of the population of the Florida
Keys..
(m)Providing adequate alternatives for the protection of public safety and welfare in the event of
a natural or manmade disaster and for a postdisaster reconstruction plan.
(n) Protecting the public health, safety, and welfare of the citizens of the Florida Keys and
maintaining the Florida Keys as a unique Florida resource.
Pursuant to Section 380.0552(7) Florida Statutes, the proposed amendment is consistent with the
Principles for Guiding Development as a whole and is not inconsistent with any Principle.
C. The proposed amendment is consistent with fart II of Chapter 163, Florida Statutes (F.S.).
Specifically, the amendment furthers:
163.3161(4), F.S. — It is the intent of this act that local governments have the ability to preserve and
enhance present advantages; encourage the most appropriate use of land, water, and resources,
consistent with the public interest; overcome present handicaps; and deal effectively with future
problems that may result from the use and development of land within their jurisdictions. Through
the process of comprehensive planning, it is intended that units of local government can preserve,
promote, protect, and improve the public health, safety, comfort, good order, appearance,
convenience, law enforcement and fire prevention, and general welfare; facilitate the adequate and
efficient provision of transportation, water, sewerage, schools, parks, recreational facilities, housing,
and other requirements and services; and conserve, develop, utilize, and protect natural resources
within their jurisdictions
File # 2015-047 Page 8 of 10
163.3161(6), F.S. - It is the intent of this act that adopted comprehensive plans shall have the legal
status set out in this act and that no public or private development shall be permitted except in
conformity with comprehensive plans, or elements or portions thereof, prepared and adopted in
conformity with this act.
163.3177(l), F.S. - The comprehensive plan shall provide the principles, guidelines, standards, and
strategies for the orderly and balanced future economic, social, physical, environmental, and fiscal
development of the area that reflects community commitments to implement the plan and its
elements. These principles and strategies shall guide future decisions in a consistent manner and
shall contain programs and activities to ensure comprehensive plans are implemented. The sections
of the comprehensive plan containing the principles and strategies, generally provided as goals,
objectives, and policies, shall describe how the local government's programs, activities, and land
development regulations will be initiated, modified, or continued to implement the comprehensive
plan in a consistent manner. It is not the intent of this part to require the inclusion of implementing
regulations in the comprehensive plan but rather to require identification of those programs,
activities, and land development regulations that will be part of the strategy for implementing the
comprehensive plan and the principles that describe how the programs, activities, and land
development regulations will be carried out. The plan shall establish meaningful and predictable
standards for the use and development of land and provide meaningful guidelines for the content of
more detailed land development and use regulations.
163.3177(6)(a)2., F.S. - The future land use plan and plan amendments shall be based upon surveys,
studies, and data regarding the area, as applicable, including:.
a. The amount of land required to accommodate anticipated growth.
b. The projected permanent and seasonal population of the area.
c. The character of undeveloped land.
d. The availability of water supplies, public facilities, and services.
e. The need for redevelopment, including the renewal of blighted areas and the elimination of
nonconforming uses which are inconsistent with the character of the community.
f. The compatibility of uses on lands adjacent to or closely proximate to military installations.
g. The compatibility of uses on lands adjacent to an airport as defined in s. 330.35 and consistent
with s, 333.02.
h. The discouragement of urban sprawl.
i. The need for job creation, capital investment, and economic development that will strengthen and
diversify the community's economy.
j. The need to modify land uses and development patterns within antiquated subdivisions.
163.3177(6)(a)8., F.S. - Future land use map amendments shall be based upon the following
analyses:
a. An analysis of the availability of facilities and services.
b. An analysis of the suitability of the plan amendment for its proposed use considering the character
of the undeveloped land, soils, topography, natural resources, and historic resources on site.
c. An analysis of the minimum amount of land needed to achieve the goals and requirements of this
section.
File # 2015-047 Page 9 of 10
Comprehensive Plan Amendments may be proposed by the Board of County Commissioners, the
Planning Commission, the Director of Planning, or the owner or other person having a contractual
interest in property to be affected by a proposed amendment. The Director of Planning shall review
and process applications as they are received and pass them onto the Development Review
Committee and the Planning Commission.
The Planning Commission shall hold at least one public hearing. The Planning Commission shall
review the application, the reports and recommendations of the Department of Planning &
Environmental Resources and the Development Review Committee and the testimony given at the
public hearing. The Planning Commission shall submit its recommendations and findings to the
Board of County Commissioners (BOCC). The BOCC holds a public hearing to consider the
transmittal of the proposed comprehensive plan amendment, and considers the staff report, staff
recommendation, and the testimony given at the public hearing. The BOCC may or may not
recommend transmittal to the State Land Planning Agency. If the amendment is transmitted to State
Land Planning Agency, they review the proposal and issue an Objections, Recommendations and
Comments (ORC) Report. Upon receipt of the ORC report, the County has 180 days to adopt the
amendments„ adopt the amendments with changes or not adopt the amendment.
VI. STAFF RECOMMENDATION ,
Staff recommends approval of the proposed amendment to the Future Land Use Map of the Monroe
County Year 2010 Comprehensive Plan from Residential Conservation (RC) to Recreation (R) and
Conservation (C), as described in this staff report and attached as Exhibit 3, for property located on
South Harbor Drive, Harbor Course South Section One, Ocean Reef, fey Largo, having real estate
number 00573690.00900.
II. EXHIBITS
1. Resolution P34-15.
2. Applicant's supporting information, including information from the Ocean Reef Club
Membership 2010 and 2013 Data files.
3. Proposed FLUM Map Amendment.
File # 2015-047 Page 10 of 10
2
3
4
5
6 MONROE COUNTY, FLORIDA
7 PLANNING COMMISSION RESOLUTION NO. P34.15
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 FUTURE
13 LAND USE MAP FROM RESIDENTIAL CONSERVATION (RC) TO
14 RECREATION (R) AND CONSERVATION (C), FOR PROPERTY
15 DESCRIBED AS A PARCEL OF LAND IN SECTION 24, TOWNSHIP
16 59 SOUTH, RANGE 40 EAST, KEY LARGO, MONROE COUNTY,
17 FLORIDA, AND ALSO BEING A PORTION OF TRACT A, HARBOR
18 COURSE SOUTH, SECTION ONE, OCEAN REEF PLAT NO. 14
19 (PLAT BOOK 7, PAGE 9), KEY LARGO, MONROE COUNTY,
20 FLORIDA, HAVING REAL ESTATE NUMBER 00573690.003900, AS
21 PROPOSED BY OCEAN REEF CLUB INC.; PROVIDING FOR
22 SEVERAWLITY; PROVIDING FOR REPEAL OF CONFLICTING
23 PROVISIONS; PROVIDING FOR TRANSMITTAL TO THE STATE
24 LAND PLANNING AGENCY AND THE SECRETARY OF STATE;
25 PROVIDING FOR INCLUSION IN THE MONROE COUNTY
26 COMPREHENSIVE PLAN AND FOR AMENDMENT TO THE
27 FUTURE LAND USE MAP; PROVIDING FOR AN EFFECTIVE
28 DATE.
29
30
31 WHEREAS, Ocean Reef Club Inc. submitted an application on March 9, 2015, for a Future
32 Land Use Map amendment from Residential Conservation (RC) to Recreation (R) and
33 Conservation (C) for property located on South Harbor Drive, Harbor Course South Section One,
34 Ocean Reef, Key Largo, having real estate number 00573690.003900-, and
35
36 WHEREAS, the Monroe County Development Review Committee considered the proposed
37 amendment at a regularly scheduled meeting held on the 25th day of August, 2015, and
38
39 WHEREAS, the Monroe County Planning Commission held a public hearing on the W� day
40 of November, 20�15, for review and recommendation on the proposed Future Land Use Map
41 amendment; and
42
43 WHEREAS, the Monroe County Planning Commission iriakes the following findings of fact
44 and conclusions of law:
45
46 1. The proposed FLUM is not anticipated to adversely impact the community character
47 of the surrounding area; and
Resolution #P34-15
File #2015-047 Page I of 2
1 2. The proposed FLUM is not anticipated to adversely impact the Comprehensive Plan
2 adopted Level of Service; and
3 3. The proposed amendment is consistent with the Goals, Objectives and Policies of the
4 Monroe County Year 2010 Comprehensive Plan; and
5 4. The proposed amendment is consistent with the Principles for Guiding Development
6 for the Florida Keys Area of Critical State Concern, Section 380.0552(7), Florida
7 Statute; and
8 5. The proposed amendment is consistent with Part 11 of Chapter 163, Florida Statute
9
10
11
12
13
14
15
16
17
is
19
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1
NOW, THEREFORE, BE IT RESOLVED BY THE PLANNING COMMISSION OF
MONROE COUNTY, FLORIDA:
Section 1. The Monroe County Planning Commission recommends the Future Land Use
Map of the Monroe County Year 2010 Comprehensive Plan be amended as follows:
The property described as a parcel of land in Section 24, Township 59 South, Range
e 40 East,
Key Largo, Monroe County, Florida, and also being a portion of Tract A, Harbor Course South,
Z:�
Section One, Ocean Reef Plat No, 14 (Plat Book 7, Page 9), Key Largo, Monroe County,
Florida, having Real Estate Number 00573690.003900 is changed from Residential Conservation
(RC) to Recreation (R) and Conservation (C), as shown on Exhibit 1, attached hereto and
incorporated herein.
PASSED AND RECOMMENDED FOR ADOPTION by the Monroe County Planning
Commission at a regular meeting field on the IS"' day of November, 2015.
Z�
Denise Werling, Chair _Absent®
William Wiatt, Vice -Chair —Yes.
Beth Ramsey-Vickrey, Commissioner —Yes
Elizabeth Lustburg, Commissioner —Yes
Ron Miller, Commissioner —No—
PLANNING COMMISSION Oy,-' OF COUNTY, FLORIDA
B
William Wiatt, Vice -Chair
Signed this day of
Monroe County Planning Commission Attorney
proved As Xo Form
Date:
NOV 1 8 2015
Resolution #P34-15
File #2015-047
Page 2 of 2
Exhibit 2 - Backup information
FL UM APPLICATION SUPPORTING TEXT submitted by Applicant
The Ocean Reef Club began as a modest fishing camp and 26-roomn lodge established by
Morris Baker [n 1845. The interests and expertise of our members have guided the growth of
the private club into aoumnrmunit/ C}oeaO Reef became private club in 1993 following the
buy-out from the former developer. Then as now, daily operation of the Club has been
overseen Uythe board Ofdirectors, the club staff and committees. Asthe years have passed,
the number ofmembers who own their own homes in Ocean Reef has continued to grow.
CUgee to four thousand members of ORC remain determined to preserve the private oiub'e rich
traditions and gracious lifestyle for future generations.
Today, nestled im2,500 secluded, tropical acres on the northernmost tip ofKey Largo |nthe
Florida Keys, Ocean Reef Club is considered one of the country's most comprehensive
communities. Offering 1'700 vve±nrfmnnt eototes, private homes, condominiums and boat slips,
Ocean Reef Club also features on oceanfront |nn, full -service spa and salon, and an array of
dining and shopping options. Leisure amenities include 8 175-slip marina for boating, fishing
and diving; two 18-h0|e championship golf ooura*n, world -class tennis and |exvm sports,
jogging and cycling paths, cooking school, nature center art league, cultural center, range of
nhiUdren'sactivities and programming and more.
The Club is also equipped with a fully -staffed Medical [:enter, fire station, landing strip,
gourmet grocery store, veterinary and The Academy, independent PK3-8mgrede
school. The Academy was conceived to accomplish asimple and important mission —tofind
away for children to spend more time in the warm, Florida atmosphere where families spend
time enjoying ahealthy lifestyle inthe Florida Keys,
Ocean Reef Club has grown to become a self-contained community and private club
dedicated to a sense of well-being amid tranquility he enjoyment of friends and fennik/
Assurance of a vvho|emQm8 lifestyle for its children has o|vv8ys been and continues to be
foremost among its goals.
Parks andgreeoapaCe is essential inmeeting the Ocean Reef community objectives of being
able to be Gself-cumt8med mmnmmmmUn that provides amenities and recreational opportunities
for the community. Parks and recreation have four values that make them essential services to
communities: (1) Social Importance; (2) Health (3) Environmental Benefits and (4) Economic
Value
(1)Social Importance
Parks are a tangible reflection of the qu8]dx of life in a community. They provide identity for
citizens and are a major factor in the perception ofquality oflife in 8giveO community. Parks
and recreation services are often cited asone ofthe most important factors |n surveys ofhow
livable communities are.
Parks provide gathering p|aooa for families and social groups, as well as for individuals of all
ages and economic statusregardless of their ability to pay for . Parks and recreation
programs provide places for health and well-being that are a00000|b|e bvpersons ofall ages
and Bbi|iti8s. especially to those with disabilities. In m 2007 survey of Fairfax County, VA.
residents of of 10 households rated aqua|ity park system either very important or extremely
important t0their quality of life.
(2) Health
Parks are the places that people go to get healthy and stay fit.
Parks and recreation programs and services contribute to the health of children, youth, adults,
and seniors. According to studies by the Centers for Disease Control and Prevention, creating,
improving and promoting places to be physically active can improve individual and community
health and result in a 25 percent increase of residents who exercise at least three times per
week. A study by Penn State University showed significant correlations to reductions in stress,
lowered blood pressure, and perceived physical health to the length of stay in visits to parks.
(3) Environmental Benefits
Parks and protected public lands are proven to improve water quality, protect groundwater,
prevent flooding, improve the quality of the air we breathe, provide vegetative buffers to
development, produce habitat for wildlife, and provide a place for children and families to
connect with nature and recreate outdoors together.
(4) Economic Value
Parks improve the local tax base and increase property values. It is proven that private
property values increase the value of privately owned land the closer such land is to parks. This
increase in private property value due to the proximity to parks increases property tax revenues
and improves local economies. The real estate market consistently demonstrates that many
people are willing to pay a larger amount for property located close to parks and open space
areas than for a home that does not offer this amenity.
The Board of County Commissioners adopted Policy 101.4.20 (Ordinance
028-2012) with an effective date of November 20, 2012. Pursuant to Policy
101.4.20, any private application requesting a future land use map amendment
after th:is effective date which proposes an increase in allocated density and
intensity, must be designated as Tier III and have existing public facilities and
services, including central wastewater facilities. Additionally, any private
application requesting a future land use map amendment after this effective date
which proposes an increase in allocated density and intensity shall be required to
purchase and donate land to offset the proposed increase (includes the
requirement to donate acreage or Improved Subdivision lots).
The proposed Future Land Use du not propose on increase to the
allocated intensity. In addition the proposed change will reduce the residential density from
2.25units tn.5units. However, the [o8nns|spaceadensity increases from 0tn4. Based solely
on the Comprehensive P|om it can not be determined whether 0rnot there is reduction to
density, since there isno way to compare residentialdensity ton8Qnms|spamasdensity, although
the net change tointensity iaclearly reduced. Analysis of the zoning code shows that there is
no allocated densities for roonno|opaces under Section 130-102 "maximum hotel -motel,
recreational vehicle and institutional residential densities". By analyzing both the
Comprehensive Plan and the zoning code it can be concluded that there is no increase in
density as well on the site.
INTENSITY (RC)
.1 FAR X 9.8Upland Acres =3S,2O4BF
DENSITY (RC)
.25DU/ACRE X3.0Upland Acres =2.25Units
|NTENSITv(C) RE-FLWK0PORTION 7ACRES
.05FAR X7.nUpland Acres =15,240SF
DE0GITY(C) RE-FLWM PORTION 7ACRES
ODU/ACRE X7.8Upland Acres ~OUnits
8 Roome|Gpecoe/AoreX7.O Upland Acres =0 Units
INTEMSITY(R) RE-FLUMPORTION 2.0 ACRES
DENSITY (R)RE-FLWK8PORTION 2.0ACRES
.25DU/ACRE X2.OUpland Acres =.5Units
2RonmejSpaoaoA\omX2.8Upland Acres =4Units
[A
Provide the net change in density and intensity for the proposed FLU M
amendment. Is there a proposed increase? What steps would be taken to comply
with Policy 101.4.20?:
See analysis above No proposed net change in density/intensity,
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(1) Pursuant Chapters 163 and 380, Florida Statutes, an amendment to the
Comprehensive Plan must be consistent with the Florida Statutes, with the
Monroe County Comprehensive Plan, and with the Principles for Guiding
Development for the Florida Keys Area, Section 380.0552(7), Florida Statute.
Please describe how the proposed text amendment is consistent with each of the
following:
1) The proposed amendment is consistent with Part 11 of Chapter 163, Florida Statute. (At a
minimum, please review and address Sections 163.3177, 163.3178, 163.3180, and 163.3184,
FS.) Specifically the amendment furthers:
Answer. The proposed amendment is consistent with the following sections of 163.3177
163.317ZtUja The comprehensive plan shall contain a capital improvements element
designed to consider the need for and the location of public facilities in order to encourage the
efficient use of such facilities and set forth:
1. A component that outlines principles for construction, extension, or increase in capacity of
public facilities, as well as a component that outlines principles for correcting existing public
facility deficiencies, which are necessary to implement the comprehensive plan. The
components shall cover at least a 5-year period.
2. Estimated public facility costs, including a delineation of when facilities will be needed, the
general location of the facilities, and projected revenue sources to fund the facilities.
3. Standards to ensure the availability of public facilities and the adequacy of those facilities
to meet established acceptable levels of service.
4. A schedule of capital improvements which includes any publicly funded projects of federal,
state, or local government, and which may include privately funded projects for which the local
government has no fiscal responsibility. Projects necessary to ensure that any adopted level -
of -service standards are achieved and maintained for the 5-year period must be identified as
either funded or unfunded and given a level of priority for funding.
Answer. The amendment will result in the ability to create a facility which will fulfill the needed
park space to be used by all of Ocean Reef club. This facility is also beneficial to the County in
that Ocean Reef club will be incurring all costs related to the construction and maintenance of
the facility. Although in the 2014 Monroe County Public Facilities Capacity Assessment Report
states that there are adequate facilities for Parks and Recreation the report fails to address the
proximity of those facilities to population centers. For example the closet public park/
greenspace to Ocean Reef club is at mile marker 104, The amendment and subsequent
creation of the parklgreenspace will allow for public recreation space at Ocean Reef Club
without requiring residents of the County to drive over a half hour to the next closest facility at
Mile Marker 104.
163.317ZU6 In addition to the requirements of subsections (1)-(5), the comprehensive plan
shall include the following elements:
(6)(a)(2)(L) The need for job creation, capital investment, and economic development that will
strengthen and diversify the community's economy.
Answer: Ocean Reef club continues to have a large economic impact on the economy
providing employment opportunities and pumping dollars into the local economy through
patronizing of businesses for goods and services as well as through the tax base generated by
the real estate at the club. Allowing for apple park/open space at the Club will continue to
enhance the club and further strengthen its position in the market.
Sections 163.3177(g). Provide for the compatibility of adjacent land uses.
Answer. The map change amendment will provide for the compatibility of adjacent land uses.
The, property to the East of the subject site has a designation of Mixed Use Commercial and is
developed with the Academy at Ocean Reef a K-8 school. To the north and west the land is
undeveloped and owned by the state with a designation of Residential Conservation and
Conservation. To the south there is a golf course with a designation of Recreation and
residential homes with a Residential Medium Designation. Changing the FLUM to a mix of
Conservation and Recreation would be extremely compatible in that the conservation portion
would abut a majority of the Conservation and Recreation Conservation land to the north and
west whereas the Recreation classification along with the proposed use as open green space
would be compatible with the school to the east and provide for recreational space to the
residential neighborhood to the south.
(Q)--(a.)R..=..and .,,9)
4. The amount of land designated for future planned uses shall provide a balance of uses that
foster vibrant, viable communities and economic development opportunities and address
outdated development patterns, such as antiquated subdivisions. The amount of land
designated for future land uses should allow the operation of real estate markets to provide
adequate choices for permanent and seasonal residents and business and may not be limited
solely by the projected population. The element shall accommodate at least the minimum
amount of land required to accommodate the medium projections as published by the Office of
Economic and Demographic Research for at least a 1 0-year planning period unless otherwise
limited under s. 380.05, including related rules of the Administration Commission.
9. The future land use element and any amendment to the future land use element shall
discourage the proliferation of urban sprawl.
ANSWER: By allowing for additional lands to be used for parklands it mitigates potential
environmental impacts by providing for recreational facilities within Ocean Reef Club without
requiring residents to have to travel over 20 miles to the south for recreational facilities. The
park and recreation space also fosters the vibrancy and viability of Ocean Reef Club as a
community by enhancing it as a complete self supporting community with all the amenities and
services necessary in a complete community.
6. b. (VI _and, V1.1) The future land use element or plan amendment shall be determined to
discourage the proliferation of urban sprawl if it incorporates a development pattern or urban
form that achieves four or more of the following:
Preserves open space and natural lands and provides for public open space and recreation
needs.
rarAIIJIT, F-I V19:7416YA tralkWill
Creates a balance of land uses based upon demands of the residential population for the
nonresidential needs of an area.
Response: Providing for an open greenspace will provide space not for children and young
adults but will provide opportunity to meet the recreational needs of all residents.
163.3178 Coastal Management
Answer. Section 163.3178 is not applicable NIA to the proposed amendment.
163.3180 and 163.3184
Concurrency Sanitary sewer, solid waste, drainage, and potable water are the only public
facilities and services subject to the concurrency requirement on a statewide basis. Additional
public facilities and services may not be made subject to concurrency on a statewide basis
without approval by the Legislature; however, any local government may extend the
concurrency requirement so that it applies to additional public facilities within its jurisdiction.
Answer: Creation of a greenspace with remain consistent with concurrency for sanitary sewer,
solid waste, drainage and potable water as required per Sections 163.3180 and 163.3184.
Objective 1201.2 that "Monroe County shall secure additional acreage for use an/or
development of resource -based and activity -based neighborhood and community parks
consistent with: the adopted level of service standards"
The Monroe County Year 2010 Comprehensive Plan states in objective 1201.2 that "Monroe
County shall secure additional acreage for use and/or development of resource -based and
activity -based neighborhood and community parks consistent with the adopted level of service
standards."
Response: Proposed change is consistent with Objective 1201.2 in that it provides for
additional acreage to be used for activity -based neighborhood and community parks.
(3) Does the proposed amendment meet adopted level of service standards of the
Monroe County Year 2010 Comprehensive Plan (see Pol�icy 101.1.1)? Provide an
analysis of the availability of facilities and services corresponding to the
proposed amendment. Please attach any Letters of Coordination from utility
providers as well:
Response: The proposed amendment does not result in any impact to intensity or density that
would require any change to the level of service. Although there is no proposed impact to the
level of service there are existing adequate utilities provided to the site by means of: Florida
Miurdfi.w_"
Keys Electric Coi-op (FKEC) (Electrical Service); Florida Keys Aqueduct Authority (FKAA) (Wat
Service); and North Key Largo Utility Corp. (Wastewater).
(4) The proposed amendment is consistent with the Principles for Guidi
Development for the Florida Keys Area, Section 380.0552(7), Florida Statute:
Response: The proposed amendment is consistent with items a-n as outlined in Section
380.0552 (7).
RESPONSEM
Pursuant Section 102-158 of the Land Development Code, the Board of Coun
Commissioners may consider an ordinance to transmit to the State Lan
Planning Agency an amendment to the FLUM it the change is based on one
more of the following factors. Please describe how one or more of'the followin
factors shall be met (attach additional sheets if necessary):
1) Changed projections (e.g. regarding public service needs) from those on whic
the text was based:
Response: Ocean Reef has continued to grow into a complete community offering
opportunities for both full time and seasonal residents. In addition Ocean Reef has more
residents that are families with young children that have a needs for park space.
Parks were not contemplated in the original master plan Parks and greenspace is essential in
meeting the Ocean Reef community objectives of being able to be a self-contained community
that provides amenities and recreational opportunities for the community.
2) Changed assumptions (e.g. regarding demographic trends):
Response: The population in Ocean Reef club is trending to more younger families with
children. Therefore the need for additional park space for recreating.
L Age Groups: Age group of the respondentshowed an average increase of 4% between
the age5 of 23-39, with the largest percentage of increa5e in the age group 23-29 being
5%,. The age groups from 40 and above showed an average decrease of 4,25% with the
largest percentage of decrease occurring in the age group of 65-69 at 7.7%. ages, 40-45
showed the second largest percentage of decrease at 6%.
2. Household 5ize.- Hou5rehDld5 with one and two family members living in the home
showed an average decrease of 8.5%. those households with three or more family
members showed an average increase of 4.9%, with the largest increase being 9.5%
with howehoId sizes consisting of four family mernbers.
3Age of Children; RespQndenu with children under 18 5,howed an average increase of
12,5% with the largest percentage of jjncrea5e, occurring with children below 10 years of
age being 27.2%, respondents with children 19 and over also showed an average
increase of 1. 7%.
3) Data errors, including errors in mapping, vegetative types and natural features
described in the Comprehensive Plan Technical Document:
a7mr-rar."MW22
4) New issues:
Response: Parks and greenspace is essential in meeting the Ocean Reef community
objectives of being able to be a self-contained community that provides amenities and
recreational opportunities for the community. Although Ocean Reef has several golf courses
and other active recreational facilities there is a lack of passive park open space to recreate in.
The location of a passive greenspace or park adjacent to the Academy (Ocean Reef School)
would provide for an ideal opportunity for recreation and outdoor activity area for children at
Ocean Reef as well as the rest of the community.
Response: The American Planning Association (APA) has collected and established some
standards to be used as a guide for different types of park space. The most similar type of
space as proposed through this amendment would be for a "Playfield" as defined by the APA
below.
Ptayfie[d
NaUennal
1 .2 51
20 to 715
Young
Not noaee
Cerit!ra,l 33 To 5
� mike A � i s
Parig.ing
R 1 -7, r -o a k I rt n
iiru rs
i,re"
r; ("' 0 P I e
than
neighborhoods
from fjrry
;J M4
Associak'rc,n
arid
20, 17100
prete�rcj
Morn,e i,,varles
r &q �j i r', L, d
adkjll;�7�
4"4
jh PIPP,
school
Density in
50ri'M
Local
-1 ,25
I's to 32
15
15,D00 to
Oenr�'r a4
1;2 V,,, 1 ruffs
I to, 2
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arl"res
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M7011%
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and
schooA
diskance or
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70 rrinukrtp,�
local
by Caf or=
tramportaiion
traris
Recrea tion
1.3
12 to 20
15 to
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112 to 1, mile
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and
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Adults
9,000 nifln-
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v. tj p qr
ipnrJ
wth a
rrpn-,,
shhPuid
playqfound
ChArdren
site whin
playftw
be
over 12
possibbe
pr'a-'04ed
Years
2 1'e�"'
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r. Mra,l nin,.l
w 10 1, 11?
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ch 11,-9 re n
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The playfield provides varied forms of recreational activity for young people and adults,
although a section may be developed as a children's playground (Table 5). The playfield
provides for popular forms of recreation that require more space than would be available in the
playground, The playfield is a multi -purpose area to provide activities and facilities for all age
groups and to serve as a recreation center for several neighborhoods. (American Planning
Association, PAS Publication)
Response: See Response #2 Above.
In no event shall an amendment be approved which will result in an adverse
community change of the planning area in which the proposed development is
located. Please describe how the amendment would not result in an adverse
community change:
Response: The proposed change would not only NOT result in any adverse impact to the
community but would rather enhance the community. The proposed change would 1) Reduce
the potential development impact on the existing land through the proposed amendment; 2)
allow for the creation of outdoor recreation space for the Ocean Reef Club community; 3)
Enhance the quality of life of the community; 4) Allow for additional educational opportunities
of the natural environment by means of a proposed walkway through the hammock portion of
the land to be placed under conservation.
Growth Management Division
e
We strive to be caring, professional, and fair.
The Monroe County Future Land Use Map is proposed to
be amended as indicated above and briefly described as:
Key: ocean Reef Mile Marker: N/AMap Amendment #
Acreage: 11.16 Land Use District Map #: ss
Ordinance No.:
Date of Adoption:
Proposal: 1-n—c—tyFLUM9121-
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Future Lao uer�e i
ye ufu �e parcel
from Rr—t—l(R CO C...On(RC) 2° ,,, ,,, F.•a
m Retreat on (P) ena conservaron (G)
Property Description: Im
RENumber. 0051--00—n