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Item P114 CM ounty of onroe BOARD OF COUNTY COMMISSIONERS Mayor Heather Carruthers, District 3 Mayor Pro Tem George Neugent, District 2 TheFloridaKeys Danny L. Kolhage, District 1 David Rice, District 4 Sylvia J. Murphy, District 5 County Commission Meeting April 20, 2016 Agenda Item Number: P.11 Agenda Item Summary #1512 BULK ITEM: DEPARTMENT: No Planning/Environmental Resources TIME APPROXIMATE:STAFF CONTACT: Mayte Santamaria (305) 289-2500 3:00 PM PUBLIC HEARING AGENDA ITEM WORDING: AN ORDINANCE BY THE MONROE COUNTY BOARD OF COUNTY COMMISSIONERS AMENDING THE MONROE COUNTY LAND USE DISTRICT (ZONING) MAP FROM NATIVE AREA (NA) TO PARKS AND REFUGE (PR) AND CONSERVATION DISTRICT (CD), 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.; PROVIDING FOR SEVERABILITY; PROVIDING FOR REPEAL OF CONFLICTING PROVISIONS; PROVIDING FOR TRANSMITTAL TO THE STATE LAND PLANNING AGENCY AND THE SECRETARY OF STATE; PROVIDING FOR AMENDMENT TO THE LAND USE DISTRICT (ZONING) MAP; PROVIDING FOR AN EFFECTIVE DATE. 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 Land Use District (Zoning) designation of Native Area (NA) and a FLUM designation of Residential Conservation (RC). The applicant is requesting a change to the Zoning designation to Parks and Refuge (PR) and Conservation District (CD) in order to use a portion of the parcel as a park, which is not a permitted use within the current Zoning category. The applicant has also requested a corresponding FLUM amendment from RC to Recreation (R) and Conservation (C). The proposed Zoning map amendment would result in a decrease in residential development potential of 2.4 dwelling units, and a decrease in nonresidential development potential of 33,715 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. On December 9, 2015, the BOCC held a public hearing and adopted Resolution 408-2015, 4EGOIX4K 4 transmitting the corresponding proposed Comprehensive Plan FLUM amendment to the State Land Planning Agency. On March 8, 2016, the State issued its Objections, Recommendations and Comments (ORC) Report, which contained no objections or comments regarding the proposed FLUM amendment. The BOCC has 180 days from the date of receipt of the ORC report to adopt the amendment, adopt the amendment with changes or not adopt the amendment. The deadline for adoption is September 4, 2016. 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. The FLUM amendment is also scheduled to be considered for adoption at a public hearing before the BOCC on April 20, 2016. PREVIOUS RELEVANT BOCC ACTION : On December 9, 2015, the BOCC held a public hearing and adopted Resolution 408-2015, transmitting to the State Land Planning Agency an ordinance to Conservation (RC) to Recreation (R) and Conservation (C). The proposed Zoning map amendment is necessary to be consistent with the proposed FLUM amendment. CONTRACT/AGREEMENT CHANGES: N/A DOCUMENTATION: Ordinance - ORCA Park Zoning BOCC Adoption Staff Report - ORCA Park Zoning BOCC Adoption FINANCIAL IMPACT: Effective Date: N/A Expiration Date: N/A Total Dollar Value of Contract: N/A Total Cost to County: N/A Current Year Portion: N/A Budgeted:N/A Source of Funds: CPI: N/A Indirect Costs: N/A Estimated Ongoing Costs Not Included in above dollar amounts: N/A Revenue Producing: N/A If yes, amount: N/A Grant:N/A County MatchN/A : Insurance Required:N/A 4EGOIX4K 4 Additional Details: N/A STAFF RECOMMENDATION: Approval REVIEWED BY: Mayte Santamaria Completed 03/31/2016 6:04 PM Steve Williams Completed 04/04/2016 8:39 AM Budget and Finance Skipped 03/29/2016 3:12 PM Maria Slavik Skipped 03/29/2016 3:12 PM Assistant County Administrator Christine Hurley Completed 04/05/2016 10:06 AM Emily Schemper Completed 04/05/2016 11:16 AM Mayte Santamaria Completed 04/05/2016 11:43 AM Kathy Peters Completed 04/06/2016 9:30 AM Board of County Commissioners Pending 04/20/2016 9:00 AM 4EGOIX4K 4E 1 2 3 4 5 MONROE COUNTY, FLORIDA 6 MONROE COUNTY BOARD OF COUNTY COMMISSIONERS 7 ORDINANCE NO. ____ - 2016 8 9 AN ORDINANCE BY THE MONROE COUNTY BOARD OF COUNTY 10 COMMISSIONERS AMENDING THE MONROE COUNTY LAND USE 11 DISTRICT (ZONING) MAP FROM NATIVE AREA (NA) TO PARK AND 12 REFUGE (PR) AND CONSERVATION DISTRICT (CD), FOR 13 PROPERTY DESCRIBED AS A PARCEL OF LAND IN SECTION 24, 14 TOWNSHIP 59 SOUTH, RANGE 40 EAST, KEY LARGO, MONROE 15 COUNTY, FLORIDA, AND ALSO BEING A PORTION OF TRACT A, 16 HARBOR COURSE SOUTH, SECTION ONE, OCEAN REEF PLAT NO. 17 14 (PLAT BOOK 7, PAGE 9), KEY LARGO, MONROE COUNTY, 18 FLORIDA, HAVING REAL ESTATE NUMBER 00573690.003900, AS 19 PROPOSED BY OCEAN REEF CLUB INC.; PROVIDING FOR 20 SEVERABILITY; PROVIDING FOR REPEAL OF CONFLICTING 21 PROVISIONS; PROVIDING FOR TRANSMITTAL TO THE STATE 22 LAND PLANNING AGENCY AND THE SECRETARY OF STATE; 23 PROVIDING FOR AMENDMENT TO THE LAND USE DISTRICT 24 (ZONING) MAP; PROVIDING FOR AN EFFECTIVE DATE. 25 26 27 WHEREAS 28 , Ocean Reef Club Inc. submitted an application on March 9, 2015, for a 29 Land Use District (Zoning) map amendment from Native Area (NA) to Park and Refuge (PR) 30 and Conservation District (CD) for property located on South Harbor Drive, Harbor Course 31 South Section One, Ocean Reef, Key Largo, having real estate number 00573690.003900; and 32 WHEREAS, 33 the applicant has submitted an application for a corresponding Future Land 34 Use Map (FLUM) amendment for the subject parcel from Residential Conservation (RC) to 35 Recreation (R) and Conservation (C); and 36 WHEREAS 37 , the Monroe County Development Review Committee considered the 38 proposed amendment at a regularly scheduled meeting held on the 25th day of August, 2015; and 39 th WHEREAS, 40 the Monroe County Planning Commission held a public hearing on the 18 41 day of November, 2015, for review and recommendation on the proposed Land Use District 42 (Zoning) map amendment; and 43 WHEREAS 44 , the Monroe County Planning Commission adopted Resolution No. P35-15 45 recommending adoption of the proposed amendment, contingent on adoption and effectiveness 46 of the corresponding FLUM amendment; and Ord ___-2016 1 of 4 4EGOIX4K 4E th WHEREAS, 1 at a regularly scheduled meeting held on the 9 day of December, 2015, the 2 Monroe County Board of County Commissioners held a public hearing to consider the 3 corresponding proposed FLUM amendment, and approved Resolution No. 408-2015 to transmit 4 5 6 Low (RL) to Commercial (COMM); and 7 WHEREAS, 8 on March 8, 2016, the State Land Planning Agency issued its Objections, 9 Recommendations, and Comments (ORC) report, which included no objections or comments on 10 the corresponding proposed FLUM amendment; 11 th WHEREAS, 12 at a regularly scheduled meeting on 20 day of April, 2016, the BOCC held 13 a public hearing to consider adoption of the proposed Land Use District (Zoning) map 14 amendment; and 15 WHEREAS 16 , based upon the documentation submitted and information provided in the 17 accompanying staff report, the BOCC makes the following Findings of Fact: 18 19 1. 20 their associated land use district maps, the subject parcel was within an RU-1 (Single 21 Family Residential) zoning district; and 22 2.In 1986, a series of zoning maps, entitled the Land Use District Map, were adopted 23 for all areas of the unincorporated county. On sheet 63 of the Land Use District Map, 24 the subject parcel is within a Native Area (NA) Land Use District; and 25 3.Map amendments to the Monroe County Land Use District Map shall not be 26 inconsistent with the provisions and intent of the Monroe County Comprehensive 27 Plan; and 28 4.Monroe County Code (MCC) §102-158 states that map amendments are not intended 29 to relieve particular hardships, nor to confer special privileges or rights on any 30 person, nor to permit an adverse change in community character, analyzed in the 31 Monroe County Comprehensive Plan, but only to make necessary adjustments in light 32 of changed conditions or incorrect assumptions or determinations as determined by 33 the findings of the BOCC; and 34 5.MCC §102-158(d)(5)(b) provides that one or more of the following criteria must be 35 met for a map amendment: 36 a.Changed projections (e.g., regarding public service needs) from those on which 37 the text or boundary was based; 38 b.Changed assumptions (e.g., regarding demographic trends); 39 c.Data errors, including errors in mapping, vegetative types and natural features 40 described in volume I of the plan [the Comprehensive Plan]; 41 d.New issues; 42 e.Recognition of a need for additional detail or comprehensiveness; or 43 f.Data updates; and 44 Ord ___-2016 2 of 4 4EGOIX4K 4E 1 6.Map amendments to the Monroe County Land Use District Map shall not be 2 inconsistent with the Principles for Guiding Development in the Florida Keys Area of 3 Critical State Concern; and 4 WHEREAS 5 , based upon the documentation submitted and information provided in the 6 accompanying staff report, the BOCC makes the following Conclusions of Law: 7 8 1. The proposed map amendment is consistent with the provisions of the Monroe 9 County Code: 10 a. As required by MCC §102-158, the map amendment does not relieve particular 11 hardships, nor confer special privileges or rights on any person, nor permit an 12 adverse change in community character, as analyzed in the Monroe County Year 13 2010 Comprehensive Plan; 14 b. As required by MCC §102-158(d)(5)b., the map amendment is needed due to 15 changed projections, changed assumptions, new issues, recognition of a need for 16 additional detail or comprehensiveness, and data updates; and 17 18 2. The proposed map amendment is consistent with the provisions and intent of the 19 Monroe County Year 2010 Comprehensive Plan: 20 a. The Park and Refuge (PR) and Conservation District (CD) Land Use (Zoning) 21 Districts correspond with the Future Land Use Map designations of Recreation 22 (R) and Conservation (C), and are consistent with the respective density and 23 intensity standards as set forth in Policy 101.4.22; 24 b. The Park and Refuge (PR) and Conservation District (CD) Land Use (Zoning) 25 Districts are consistent with the purposes of the Recreation (R) and Conservation 26 (C) Future Land Use Map designations, as set forth in Policies 101.4.9 and 27 101.4.15; and 28 29 3. The proposed map amendment is not inconsistent with the Principles for Guiding 30 Development in the Florida Keys Area of Critical State Concern; 31 NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY 32 COMMISSIONERS OF MONROE COUNTY, FLORIDA: 33 34 Section 1. 35 The Monroe County Land Use District (Zoning) map is hereby amended as 36 follows: 37 38 The property described as a parcel of land in Section 24, Township 59 South, 39 Range 40 East, Key Largo, Monroe County, Florida, and also being a portion of 40 Tract A, Harbor Course South, Section One, Ocean Reef Plat No. 14 (Plat Book 41 7, Page 9), Key Largo, Monroe County, Florida, having Real Estate Number 42 00573690.003900 is changed from Native Area (NA) to Park and Refuge (PR) 43 and Conservation District (CD), as shown on Exhibit 1, attached hereto and 44 incorporated herein. 45 Ord ___-2016 3 of 4 4EGOIX4K 4E 1 The Land Use (Zoning) District map amendment is contingent on adoption and 2 effectiveness of the corresponding FLUM amendment from Residential 3 Conservation (RC) to Recreation (R) and Conservation (C). 4 Section 2.Severability. 5 If any section, subsection, sentence, clause, item, change, or 6 provision of this ordinance is held invalid, the remainder of this ordinance shall 7 not be affected by such validity. 8 Section 3.Repeal of Inconsistent Provisions. 9 All ordinances or parts of ordinances in 10 conflict with this ordinance are hereby repealed to the extent of said conflict. 11 Section 4.Transmittal. 12 This ordinance shall be transmitted to the Florida State Land 13 Planning Agency as required by F.S. 380.05(11) and F.S. 380.0552(9). 14 Section 5. Filing. 15 This ordinance shall be filed in the Office of the Secretary of the State of 16 Florida but shall not become effective until approved by the Florida State Land 17 Planning Agency and, if appealed, until the appeal is resolved pursuant to Chapter 18 120 of the Florida Statutes. 19 Section 6. 20 The 21 provisions of this Ordinance shall be included and incorporated on to the Official 22 Land Use District Map of Monroe County. 23 Section 7. Effective Date. 24 This ordinance shall become effective as provided by law and 25 stated above. 26 PASSED AND ADOPTED 27 by the Board of County Commissioners of Monroe County, 28 Florida, at a regular meeting held on the _____ day of ________, 2016. 29 30 Mayor Heather Carruthers _______ 31 Mayor 4VS8IQ George Neugent _______ 32 Commissioner Danny L. Kolhage _______ 33 Commissioner David Rice _______ 34 Commissioner Sylvia Murphy _______ 35 36 BOARD OF COUNTY COMMISSIONERS 37 OF MONROE COUNTY, FLORIDA 38 39 BY ______________________________ 40 Mayor Heather Carruthers 41 (SEAL) 42 43 ATTEST: AMY HEAVILIN, CLERK 44 45 ____________________________________ 46 DEPUTY CLERK Ord ___-2016 4 of 4 4EGOIX4K 4E Exhibit 1 to Ordinance# -201 C R 00573690-003900 The Monroe County Future Land Use Map is amended as indicated above. ¯ 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). 4EGOIX4K 4F MEMORANDUM MCP&ERD ONROE OUNTY LANNING NVIRONMENTAL ESOURCES EPARTMENT ;IWXVMZIXSFIGEVMRKTVSJIWWMSREPERHJEMV To: Monroe County Board of County Commissioners Through: Mayté Santamaria, Senior Director of Planning & Environmental Resources From: Emily Schemper, AICP, Comprehensive Planning Manager Date: March 29, 2016 Subject: REQUEST BY OCEAN REEF CLUB INC. TO AMEND THE LAND USE DISTRICT (LUD) MAP OF THE MONROE COUNTY LAND DEVELOPMENT CODE FROM NATIVE AREA (NA) TO PARK AND REFUGE (PR) AND CONSERVATION DISTRICT (CD) FOR A PARCEL OF LAND LOCATED IN OCEAN REEF, KEY LARGO. Meeting: April 20, 2016 I. REQUEST On March 9, 2015, Ocean Reef Club Inc. submitted an application requesting to amend the Land Use District (Zoning) Map of the Monroe County Land Development Code from Native Area (NA) to Park and Refuge (PR) and Conservation District (CD) for property located on South Harbor Drive, Harbor Course South Section One, Ocean Reef, Key Largo, having real estate number 00573690.003900. Existing Zoning Proposed Zoning File # 2015-048 Page 1 of 8 4EGOIX4K 4F II. BACKGROUND INFORMATION Site Information Location: Ocean Reef, Key Largo Address: South Harbor Drive Description: A portion of Tract A, Harbor Course South, Section One, Ocean Reef Plat No.14 (PB7-9), Key Largo Real Estate Number: 00573690.003900 Owner/Applicant: Ocean Reef Club Inc. Agent: Joel Reed Size of Site: 11.16 acres Land Use District (Zoning): 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: Hammock, Buttonwood, and Mangrove Community Character of Immediate Vicinity: Adjacent land has Zoning designations of Suburban Commercial (SC) and Improved Subdivision (IS) to the east, Native Area (NA) to the north and west, and Parks and Refuge (PR) 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 Zoning designation of Native Area (NA), and a Future Land Use Map (FLUM) designation of Residential Conservation (RC). 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 Zoning map was in 1992). 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 FLUM designation for the property from RC to Conservation (C) and Recreation (R). The subject of this staff report is the proposed Land Use District (Zoning) map amendment. At its regularly scheduled meeting on August 25, 2015, the Monroe County Development Review Committee (DRC) reviewed and discussed the proposed Zoning map 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 Zoning amendment, and recommended approval, as memorialized by PC Resolution P35-15 (Exhibit 1). On December 9, 2015, the BOCC held a public hearing and adopted Resolution 408-2015, transmitting the corresponding proposed Comprehensive Plan FLUM amendment to the State Land File # 2015-048 Page 2 of 8 4EGOIX4K 4F Planning Agency. On March 8, 2016, the State issued its Objections, Recommendations and Comments (ORC) Report, which contained no objections or comments regarding the proposed FLUM amendment. The BOCC has 180 days from the date of receipt of the ORC report to adopt the amendment, adopt the amendment with changes or not adopt the amendment. The deadline for adoption is September 4, 2016. 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. The FLUM amendment is also scheduled to be considered for adoption at a public hearing before the BOCC on April 20, 2016. III. AMENDMENT REVIEW Maximum Allocated Density and Intensity by Land Use District The table on the following page provides an approximation of the development potential for residential, transient and commercial development. Section 130-156(b) of the Land Development 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 Adopted Development Existing Zoning Type Standards Potential Residential 0.25 du 2.8 du Allocated Density/Acre Native Area (NA) Transient 0 rooms/spaces 0 rooms/spaces Allocated Density/Acre 11.16 acres (486,129 sf) 0.10 FAR Nonresidential (Per CP Policy 48,612 sf Maximum Intensity 101.4.22) Adopted Development Proposed Zoning Type Standards Potential Residential 0 du 0 du Conservation District (CD) Allocated Density/Acre Transient 0 rooms/spaces 0 rooms/spaces 9.45 acres Allocated Density/Acre (411,642 sf) Nonresidential 0 FAR 0 sf Maximum Intensity Residential Park and Refuge (PR) 0.25 du 0.4 du Allocated Density/Acre 1.71 acres Transient 2 rooms/spaces 3.4 rooms/spaces (74,487 sf) Allocated Density/Acre (Per CP Policy File # 2015-048 Page 3 of 8 4EGOIX4K 4F 101.4.22) Nonresidential 0.20 FAR 14,897 sf Maximum Intensity Residential: -2.4 dwelling units Net Change in Development Transient: +3.4 rooms/spaces Potential Based on Zoning Nonresidential: -33,715 sf As shown in the table above, the proposed Zoning amendment would result in a decrease in residential development potential of 2.4 dwelling units, and a decrease in nonresidential development potential of 33,715 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. Compatibility with the Surrounding Area and Impact on Community Character a.Existing Vegetation/Habitat: Hammock, Buttonwood, Mangrove b.Existing Tier Designation: no tier (Ocean Reef) c.Endangered Species Habitat: 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 File # 2015-048 Page 4 of 8 4EGOIX4K 4F 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. The proposed change in Zoning designation is consistent with the character of surrounding undeveloped land, reduces density and intensity, and adds additional lands with habitat and resources to the Conservation Zoning. 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 Zoning map amendment for the site will not result in an adverse community change to the surrounding area. The applicant is proposing the Zoning map amendment to allow the development of a park and a passive recreation Native Area (NA) Zoning does not allow parks as a permitted use. The Park and Refuge (PR) Zoning is intended to establish and protect areas as parks, recreational areas and wildlife refuges. The Conservation District (CD) Zoning is intended to provide an area acquired for conservation purposes. 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 Park and Refuge Zoning; and 3) Enhance the quality of life of the community by preserving habitat and resources in the Conservation District Zoning. 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 Zoning map amendment would allow for such a use on the subject property. Supporting data provided by the applicant is attached as Exhibit 2. Effects on Public Facilities 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 two segments of US1 that intersect with County Road 905. U.S 1 is required to maintain a LOS of support development. The proposed Zoning map amendment would result in a decrease in both residential and nonresidential development potential, and subsequently a decrease in potential traffic generation. Therefore, the proposed Zoning map amendment is not anticipated to adversely impact the Traffic Circulation LOS. Potable Water (Comprehensive Plan Policy 701.1.1) of 29.8 million gallons per day (MGD). This consists of 23.8 MGD from the Biscayne Aquifer File # 2015-048 Page 5 of 8 4EGOIX4K 4F 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 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 . In addition, within the Ocean Reef Club itself, there is a distribution pump station and three distribution storage tanks which hold a combined total of 2 MG of potable water. The proposed Zoning map 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 Zoning map 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 eight years of guaranteed capacity for the haul out and disposal of 95,000 tons/year of solid waste not including yard waste. The proposed Zoning map amendment would result in a decrease in both residential and nonresidential development potential, and subsequently a decrease in potential solid waste collection demand. Therefore, the proposed Zoning map 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. The proposed Zoning map 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 Zoning map amendment is not anticipated to adversely impact the Sanitary Sewer LOS. IV. CONSISTENCY WITH THE MONROE COUNTY YEAR 2010 COMPREHENSIVE PLAN AND THE MONROE COUNTY LAND DEVELOPMENT CODE A. The proposed amendment is generally 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 101.1 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. File # 2015-048 Page 6 of 8 4EGOIX4K 4F Objective 101.4 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 101.4.9 The principal purpose of the Recreation land use category is to provide for public and private activity-based and resource-based recreational facilities. Policy 101.4.15 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. GOAL 1201 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. B. The proposed amendment is consistent with the provisions and intent of the Monroe County Code Land Development Code. In accordance with MCC §102-158(d)(5)b., the BOCC 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; As stated by the applicant, based on information from the Ocean Reef Club Membership 2010 and 2013 Data files, the Ocean Reef community has had an increase in the number of families with children, and there is an increased need for parks and recreational open space within the community (see Exhibit 2). 2. Changed assumptions (e.g., regarding demographic trends); As stated by the applicant, based on information from the Ocean Reef Club Membership 2010 and 2013 Data files, the population in Ocean Reef club is trending towards younger families with children. Therefore, the need for additional park space for recreating has increased. 3. Data errors, including errors in mapping, vegetative types and natural features described in volume 1 of the plan; N/A 4. New issues; File # 2015-048 Page 7 of 8 4EGOIX4K 4F The applicant has proposed a corresponding FLUM amendment changing the FLUM designation on the site from Residential Conservation to Conservation and Recreation. The proposed Zoning map amendment is necessary to be consistent with the proposed FLUM amendment. Note, Sections 163.3194 and 163.3201, F.S., require land development regulations to be consistent with and implement the Comprehensive Plan. 5. Recognition of a need for additional detail or comprehensiveness; or 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 (see Exhibit 2). The proposed Zoning amendment would allow for such a use on the subject property. 6. Data updates; As stated by the applicant, based on information from the Ocean Reef Club Membership 2010 and 2013 Data files, the population in Ocean Reef club is trending towards younger families with children. Therefore, the need for additional park space for recreating has increased. In accordance with MCC §102-158(d)(5)c., in no event shall an amendment be approved which will result in an adverse community change to the planning area in which the proposed development is located or to any area in accordance with a livable communikeys master plan pursuant to findings of the board of county commissioners. 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 Zoning map amendment for the site will not result in an adverse community change to the surrounding area. V. STAFF RECOMMENDATION Staff recommends approval of the proposed amendment to the Land Use District (Zoning) Map of the Monroe County Land Development Code from Native Area (NA) to Park and Refuge (PR) and Conservation District (CD), 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, Key Largo, having real estate number 00573690.003900, contingent on adoption and effectiveness of the corresponding FLUM amendment. VI. EXHIBITS 1.Resolution P35-15. 2.information from the Ocean Reef Club Membership 2010 and 2013 Data files. 3.Proposed Zoning Map Amendment. 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