Item P5El Im I L11 IN 5��
Meeting Date: February 20, 2013 Division: Growth Management
R*Lulk Item: Yes No X Staff Contact Person/Phone #: Christine Hurley x2517
AGENDA ITEM WORDING: A public hearing to consider an ordinance by the Monroe County Board o7
County Cormnissioners amending policies in the Future Land Use Element of the 2010 Monroe County
Comprehensive Plan to establish a Commercial future land use category; and revise the "Future Land Use
Densities and Intensities" table to include a Commercial (COMM) future land use category, corresponding
zoning categories, and establish the density and intensity standards.
ITEM BACKGROUND: Currently, the County does not have an exclusive Commercial future land use map
(FLUM) category, The two existing commercial use categories: Mixed Use/Commercial (MC) and Mixed
Use/Commercial Fishing (MCF) include a residential component.
The County's residential permit allocation system is based upon our ability to maintain 24-hour evacuati
clearance time. In addition, Florida Statutes require that amendments to the Comprehensive Plan be consiste
with efforts to ensure public health, safety, and welfare, including safe and timely hurricane evacuatio
Further, the Comprehensive Plan requires the maintenance of a 24-hour clearance time. The creation of
e
exclusive Commercial FLUM category can provide alternative uses of private property that do not includ
residential component, and, therefore, do not contribute to increases in hurricane evacuation times.
Additionally, the proposed Commercial FLUM category can assist the County in implementing other necess
planning projects, such as enhancing economic sustainability and addressing nonconformities. Members of t
�,._*U*_t Upnin issir6 *f
issue in the Evaluation and Appraisal Report (EAR) of the Comprehensive Plan. When the County w
developing its major issues for the EAR, DEO sent a letter to the County encouraging the establishment of
commercial land use designation. Additionally, the County has adopted action items as part of the Livab
CommuniKeys Plans as well as the BOCC Fee Resolution 172-2012 to address nonconformities. �1
Given the hurricane evacuation issues stated above and the recently adopted comprehensive plan amendment
(Sept. 21, 2012 BOCC meeting) discouraging private applications for future land use changes which increase
allowable density/intensity, MC and MCF land use categories may not be viable options for land use changes
addressing nonconforming commercial uses. The creation of an exclusive Commercial FLUM category will
further support the goal of avoiding increases in residential density by providing alternative FLUM and zoning
categories.
If= a
12 11
6391MBE =14EFA""11557 I �.l 1 !1 �ii
1 MAOST �* - 4 1141IIIIIPA101 I
aim lisp I
so - a - I
CONTRACT/AGREEMENT CHANGES: N/A
VJ V.11 a WAX
TOTAL COST: INDIRECT COST: —BUDGETED: Yes —No
COST TO COUNTY:
19 MA 419111 a
APPROVED BY: County Arty —
DOCUMENTATION: Included X
SOURCE OF FUNDS:
Risk Management —
MEMORANDUM
MCM0,YZ 1�4UNTtONLAZWENGft ENVA*?*1xm,--1L
We strive to be caring, professional andfair
To.- Monroe County Board of County Commissioners
Through: Christine Hurley, AICP, Director of Growth Management
Tow ley Schwab, Senior Director of Planning & Environmental Resources
From: Mayte' Santamaria, Assistant Director of Planning
Emily Schemper, Senior Planner
Date: January 29, 2013
Subject: Request for an amendment to the Monroe County 2010 Comprehensive Plan to
amend policies in the Future Land Use Element of the 2010 Monroe County
Comprehensive Plan to establish a Commercial future land use category; and
revise the "Future Land Use Densities and Intensities" table to include a
14 JX--1 am, 1.1 Ito trmc I, aly
1. REQUEST
This is a request by Monroe County to amend policies in the Future Land Use Element of the
2010 Monroe County Comprehensive Plan to establish a Commercial future land use category;
and revise the "Future Land Use Densities and Intensities" table to include a Commercial
(COMM) future land use category, corresponding zoning categories, and establish the density
and intensity standards.
0011
Rule & Hurricane Evacuation
The County and the other jurisdictions in the Keys regulate new residential growth through
permit allocation systems. The basis for the permit allocation rate and distribution is based upon
our ability to maintain 24-hour evacuation clearance time. Monroe County Rule 28-20.141,
F.A.C. (ratified by the Legislature in 2011), includes Work Program Tasks which require
Memorandum of Understanding (MOU), with the Division of Emergency Management, Moor
County, City of Marathon, Village of Islamorada, City of Key West, City of Key Colony Bea
and City of Layton regarding hurricane evacuation. The MOU addresses the input variables
assumptions to depict hurricane evacuation clearance times for the population of the Flori
Keys. Based on the work completed to develop the MOU, including the model inputs and t
most recent U.S. Census data, DEO has completed its analysis of maximum build -out capaci
and determined the remaining allocations and distribution of the remaining developm
potential among the Florida Keys' jurisdictions, while allowing the permanent population
evacuate within 24 hours. I
the official residential allocation rate and distribution in March or April of 2013.
While the �;ougjj anticigiges 1,91� aljQgj�jgns oj;eL lie paxl 1 -0 gLg.jjt1.iL "CijQty,,m
WIM MjX!TT#11rtT91#MWr1 "*WvT,- in
Raft Percentage oflner - slight differmen, due to rounding.
Soarm Mourn County Onorth Msaapmen4 2011. hargeoplec Idartinaun Syma on 'rdC_ZLU.6u*; Hantan,
McconnOwmatydrowdo
Mahapamena2811 Geographic Information postons He*rw_D1UU
Tien are
I - The I - Natural Ana
3= Tkr U (Big Phie general no power pays in the Lower Cup Ptanoong Areango
III - Tier IN - Infill pence
M-Az SpoddProciandpaArao(SPA)
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on robet-af-way Cannot* gone her were not orohnally 4raftemod becenaw oftnepotnX arrorej
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rate 0 to WX*4 for dintradva runpolut, anlyand It uOl poor of 60 Onalnb
vauant ocres in Actions afiersubtraming pan a.
N
In addition, Florida Statutes require that amendments to the comprehensive plan be consist
with efforts to ensure public health, safety, and welfare, including safe and timely hurric
evacuation. Further, the County's 2010 Comprehensive Plan requires the maintenance of a
hour clearance time. I
Additionally, the proposed Commercial FLUM category can assist the County in implementing
other necessary planning projects, such as enhancing economic sustainability (see Evaluation
and Appraisal Report example below) and addressing nonconformities. Note, when the County
was developing its major issues for the Evaluation and Appraisal Report, DEO sent a letter to
the County on October 29, 2010, encouraging the County to consider the establishment of a
commercial land use designation (see Exhibit 3).
01H 001 (43 1 tif IMIS R1116MIDA 10
0
yearsthe issue of nonconformities over the
I
Discourapement Amendment
On February 13, 2012, the Monroe County BOCC adopted Resolution 021-2012 to transmit to
the State Land Planning Agency an Ordinance by the MC BOCC amending the MC 2010 Comp
Plan, creating Policy 101.4.20 discouraging private applications for future land use changes
which increase allowable density/intensity. The amendment is required to implement a Work
Program Task from Rule 28-20.140, F.A.C., and the direction from the Administration
Commission.
Tffe—Ho—n-d-a-Aepartment -oT -conomic 'WIpporturmy has reviewed-flie-proposed amendment, an
provided their Objections, Recommendations, and Comments (ORC) Report, dated May 4,
2012. Based on this report, the amendment has been revised based upon the ORC report, and
was adopted by the BOCC on September 21, 2012.
01
I
The creation of an exclusive Commercial Future Land Use Map (FLUM) Category will further
i6port the 6 a aver in increases in residential densi-tv, bly providina alternative FLUM and
RANWIRmlomININNIIII a Wn
111. PROPOSED AMENDMENT
olote: several other Comprehensive Plan amendments have recesad, been adopted by the BOCT,'
(adopted September 21, 2012) and approved hr DEO. Those amendments are now effective, and
shown as exiedog text in the proposed amendment below,
E2h ,Ley 01A.21
The principal puKpose of the Commercial (COMM) future land use, catsKy is to provide for the
establishment of commercial zoning districts where various twes ..,.of com—mercial retail;
hi&wgy-oriented sales and services-, commercial recreatiow lighindustrial; pgplic, institutional
,t
and of uses mgy be permitted at intensities is are consistent with the commum
character and the natural environment. The commercial zoning districts established within this
categoEy are intended to serve the immediate vicinity or serve the Vpper or Lower subarea. This
category is not intended to accommodate transient or pprmanent residential develnmen�t.
In ordertoprotect environmentally sensitive lands, the following development controls shall
ay to all Tier I lands within this land use catggoKy:
1. only low intensily commercial uses shall be allowed; and
2. a maximum floor area ratio of 0.15 shall qpply.
Policy 101.4.22 41
Morane County hereby adopts the follownig density and intensity standards for the future land use
categories, which are shown on the Future Land Use Map and described in Policies 101,4.1 - 101.4.17:
ITRII "t. 5.117, JIU10111- : I I Mr-lArT
Future: Land Use Category
AllocatedDensity (b)
MaxteauniNet I)aosity(a)(b)(i)
mourrann intenaity
And Corregtanding Zoning
(Perocar)
(per buildable acre)
(floorareatatio)
Agricoluire (A)
Odu
N/A
020-025
(no dinmly
0
N/A
Airport(AD)
0 (to
N/A
OJO
0
N/A
Cornrn=ialC
0 du
N/A
0.15-0.50
(Cl and,C2 zogigg)
0 sl
N/A
Ccoseivation (C)
Odo,
NIA
0.05
(
O
N/A
Education (E)
Oda
N/A
030
Jrto directly S,2�� z2nirl)
0!2�n�w�
N/A
Italustrial (1)
1 da
2 du
0,25-0.60
(IandhII
0 LW
N/A
Institutional (INS)
0 da
N/A
0.25-0.40
M
Mixed Use(Comniercial Q\4QW ----------- 0.10-0.45 --------
(SC, UC, DR, RV, MU and (SC, UC, DR, RV, and MU
I ml zonw Zoning)
030-0.60 (Nff zoning)
,Approx. 3-8 du
............................. Omoms/Taces I I N I It M.
a
Rni'e�il Con� (Ro
andNAzomng)
-- --------
Residential Uw (RL)
(SS4, SR, and SR-LzoniR14 ...........................................................
--------------------------- -
(a) "NIX'mems that maximum net density bonuses shall, not be available.
The allocated densities for submerged lands, salt ponds, firshwater ponds, and mangroves shall be 0 and the maximum net densities bonuses
shall not be available.
(c) The allocatcd density for CFV zoning shA be I dwelling unit per lot and the maxamort net density bonuses shall not be available.
(d) Maximum, net density bonuses shall. not be available to the SS district
(e) The allocated density for IS-D and URM miring shall. be 2 and 1 dwelling units per lo� respectively and the mwdmurn net density bonuses j
shall not be available.
The maximurn net density for the UR district shall be 25 for units where alt units am designated as affordable housing
(g) For properties consistirig of hammocks, pinebnds or disftirbed wetlands withm the Mixed Use/ Commercial and Mixed Use' Commmial.
Fishing land use categories, the f loor am ratio shall be 0. 10 and the maximum net residential, density bonuses not apply.
(h) Uses under the categories ofAgriculture, Education, Institutional, Public Facilities, and Public Buildings and Uses, which have no directly
coneWonding zoning, may be incorporated into new or existing zoning districts as appropriate
(J) The Maximum Net Density is the maximum density allowable with the use ofTDRs,
A mixture of uses shall be maintained for parcels designated as A zoning district that are within the MC future brid use category.
waterfront and water dependent uses, such as manna, fish house/mad4 boat repair, boat building, boat storage, or odw similar uses, shall
con4nise amininiurn of 35% of the upland area ofthe property, pursuaritto Policy 1014.5.
(Onh=ce 032-2012)
Policy 101A.23 -n
All development shall be subject to cleaning limits defined by habitat and the location of the property in
the Land Use Tier Overlay District Maps and the wetland requirements in Policy 102.1.1, The clearing
limits of upland native vegetation areas (hardwood hammock, pinelands, and beach benn) for properties
I
in the Ocean Reef planned development shall be limited to 40 percent of the existing upland native
vegetation.
maximum square footage:
Tier Permitted Clearing *
20% or 3,000 square feet, whichever is greater; but no greater than 7,500 square
feet of upland native vegetative area.
The clearing of parcels in Tier I shall be limited to 7,500 square feet per parcel.
For parcels greater than 30,000 square feet, with the exception of parcels on Big
Pine Key and No Name Key, clearing for one driveway of reasonable
configuration up to 18 feet in width is permitted taprovide reasonable access to
the property for each parcel and shall be exempt from the maximum clearing limit
of 7,500 square feet. Clearing for a driveway shall be recommended by a County
biologist and approved by the Planning Director. The proposed driveway design
shall minimize fragmentation, avoid specimen trees, and take the shortest
reasonable route. In no case shall clearing, including the driveway, exceed 20
percent of the entire site.
% or 3,000 square feet, whichever is greater; but no greater than 7,500 square
feet of upland native vegetative area (Big Pine Key and No Name Key).
40% or 3,000 square feet whichever is greater; however, the maximum amount of
clearing shall be no more than 7,500 square feet -of upland native vegetative area.
The clearing of parcels in Tier III shall be limited to 7,500 square feet per parcel.
For parcels greater than 30,000 square feet, with the exception of parcels on Big
Pine Key and No Name Key, clearing for one driveway of reasonable
III configuration up to 18 feet in width is permitted to provide reasonable access to
the property for each parcel and shall be exempt from the maximum clearing limit
of 7,500 square feet. Clearing for a driveway shall be recommended by a County
biologist and approved by the Planning Director. The proposed driveway design
shall minimize fragmentation, avoid specimen trees, and take the shortest
reasonable route. In no case shall clearing, including the driveway, exceed 40
percent of the entire site.
ff
fa or 3,000 square feet, whichever is eater; however, clearing shall not
exceed 7,500 square feet of upland native vegetation.
The clearing of parcels in Tier 111-A. shall be limited to 7,500 square feet per
parcel. For parcels greater than 30,000 square feet, with the exception of parcels
HI -A on Big Fine Key and No Name Key, clearing for one driveway of reasonable
Special Protection configuration up to 18 feet in width is permitted to provide reasonable access to
Area the property for each parcel and shall be exempt from the maximum clearing lit
of 7,500 square feet. Clearing for a driveway shall be recommended by a County
biologist and approved by the Planning Director. The proposed driveway design
shall minimize fragmentation, avoid specimen trees, and tape the shortest
reasonable route. In no case shall clearing, including the driveway, exceed 40
percent of the entire site.
(Ordinance 02 -20 2
Policy A.
Notwithstanding clearing e Livablel o by
referenceto 10 Comprehensive l by Policy 101.20.2, e clearing Oestablished by Policy
101.4.22 shall control.
(Ordinance 026-2012
Po
dwellingNotwithstanding the density limitations set forth in Policy 101.4.21, land upon which a legally -established
residential unit odsts shall be entitled to a density of one dwelling unit per each such unit. Such
legally -established dwelling unit shall not be s
rt+hcy 101.4.21 and the Monroe County Code.
Policy 101.416-
cl-Uncuff Rai t i •
includingheight of structures r be allowed for appurtenances to
transmission towers and other shnilar structures.
A. The proposed amendments consistent i e following Goals, Objectives and Policies
of e Monroe County Year 2010 Comprehensive Plan. Specifically, the amendment
furthers:
Goal 101: Monroe County shall manage future growth to enhance the quality of a_
nsure
the safety of County residents and visitors, and protect valuable natural
Objective 101.3-.
balance j Monroe needs land uses to serve the
of 11 -tsey-1 I
7M
Ea e ifec sey T T-- i .......... -
inconsistent with the applicable provisions of the land development regulations and the
Future Land Use Map, and structures which are inconsistent with applicable codes and land
development regulations.
Policy 101.8.2
Monroe County shall prohibit a non -conforming use to be changed to any other use unless
the new use conforms to all applicable provisions of the Future Land Use category and
zoning district in which it is located
e ey argo iva e ommum ys aster an s ncorporat y re rence
the 2010 Comprehensive Plan. The term Strategies in the Master Plan is equivalent to the
term Objectives in t e ompr nsive an an t e term Action Item is equivalent to the
term Policy; the meanings and requirements for implementation are synonymous.
Goal 102: Monroe County shall direct future growth to lands which are intrinsically most
suitable for development and shall encourage conservation and protection of
environmentally sensitive lands.
GOAL 216
Monroe County shall provide for hurricane evacuation, shelters and refuges, and
communication capabilities to promote safeguarding of the public against the effects of
hurricanes and tropical storms.
Objective 216.1
Monroe County shall reduce hurricane evacuation clearance time to 24 he by the year
2010
B. The amendment is consistent with the Principles for Guiding Development for the
Florida Keys Area, Section 380.0552(7), Florida Statute.
At ii A i
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.
�,Q Protecting iqland resources, tropical biological communities, freshwater
tropical vegetation (for example, hardwood hammocks and pinelands), dune ridges and
beaches, wildlife, and their habitat.
In
(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.
(h) Protecting the value, efficiency, cost-effectiveness, and amortized life of existing and
proposed major public investments, including -
I . 'Me 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;
E. Federal parks, 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.
Ensuring the improvement of nearshore 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 ternatives or prote ion o p ic sa ty we in the
event of a natural or manmade disaster and for a post disaster 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,
the Principles for Guiding Development as a whole and is not inconsistent with any
Principle.
Specifically, the amendment furthers:
Ito VtRZM1LVJrVW1 lammon"Istord 1 1 1 1 � I ; ffil
IN
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
Section 163.3177(1), F.S. - The comprehensive plan shall provide the principles, guidelines,
standards, and strategies forte orderly and balanced future economic, social, physical,
enviromnental, 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, all
describe how the to 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 oft ose 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.
Section 163.3I77(6)`b)2.c,, F.S., The capability to evacuate the coastal population before an
impending natural disaster.
V. PREVIOUS MEETINGS/ACTIONS
On August 28, 2012 the Monroe County Development Review Committee (DRC) reviewed
and discussed the proposed text amendment, and confirmed the proposed amendment's
consistency with the Monroe County Year 2010 Comprehensive Plan, the Florida Statues, and
Principles for Guiding Development. The DRC recommended approval of the proposed text
amendment.
On September 26, 2012 the Monroe County Planning Commission held a public hearing for
the purpose of considering the proposed amendment. The Planning Commission passed
Resolution No. 39-12 recommending approval of the ordinance and transmittal to the State
Land Planning Agency (see Exhibit 4).
M
L DEO (formerly DCA) letter to the County dated October 29, 2010, encouraging the Coon
to consider the establishment of a commercial land use designation within the Evaluati
and Appraisal Report process and comprehensive plan update.
2. Planning Commission Resolution 39-12, recommending approval of the proposed ordinan,
to the Monroe County BOCC, signed September 26, 2012.
3. BOCC Resolution 333-2012, transmitting the proposed ordinance to DEO, signed Octob
17,2012.
4. DEO Objections, Recommendations, and Comments Report, dated January 4, 2013.
5. Proposed, draft Land Development Code (LDC) amendments which include corresponding
Commercial Land Use District (zoning) Categories (for illustrative purposes only). On
December 18, 2012 the Monroe County DRC reviewed and recommended approval of the
proposed LDC text amendments. The amendments are scheduled to go before the Planning
Commission on February 27, 2013.
N
ORDINANCE NO. - 2013
...............
WHEREAS, the Monroe County 2010 Comprehensive Plan does not currently include an
exclusive commercial future land use category; and
WHEREAS, Florida Statutes and the County's 2010 Comprehensive Plan require
maintenance of a hurricane evacuation 24 hour clearance time; and I
WHEREAS, the adopted Evaluation and Appraisal Report recommends the creation of a
ornmercial future land use category; and
WHEREAS, when the Monroe County 2010 Comprehensive Plan and Future Land Use Maps
were adopted and determined to be in compliance with Florida Statutes in 1997 as well as with the
adoption of the official zoning maps in 1992, multiple properties with existing commercial/office uses
became nonconforming due to the adopted maps; and
T
!*411,sr4i EON I M I tir-10 a mul I KI Ism In I itm a F'W (offoal as [UmMall got I FM W"Iful ta
FFE"A MWILVAnuffl "Muel-mmmoul 1 4111111 mor-mill mi!llrll4l Him] I
WHEREAS, at a regularly scheduled meeting held on the 17th day of October, 2012, the
Monroe County Board of County Commissioners held a public hearing to consider the transmittal of the
proposed amendment tothe State Land Planning Agency; and
WHEREAS, on January 4, 2013, the State Land Planning Agency issued an Objections,
Recommendations and Comment (ORC) Report to Monroe County which identified no objections to or
comments on the proposed amendment.
NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY COMMISSIONERS
OF MONROE COUNTY, FLORIDA:
Section 1. The Monroe County 2010 Comprehensive Plan is amended as follows: (Deletions
sftiekeff 44 and additions are underlined.) I
EEh:a 101.4.21
The prineiI2 I purnose o the Commercial COMM future land use cateeory is to vrovide for the
•11KOJIMIKIIINIUM20211 Mto M-1
4-111 IN 11
1111for"111010 WIN owl
accommodate transient or 12ennanent residential development.
ufli
llvllq� m��=111111 11 11 '! �� 10 .0
--------- - --------- rnn- ----
to all Tier I landq within this land use catWqa:
HMM IMIRM M
Policy 101A.22 24
. ",-2gd 1 61 iiii
i'611 &11teff1f06*1i-1t-5�i-`
MIN I I INI JR) VI I QOM I VJ 12 1011 d 11 to W-B IV. I I al &V ummoveml
Future Land Use Densities and Intensities
Futured Use Category
Allocated Density IbIMaximurn
Net Density (a) (') (')Maximum
Intensity
And Corresponding
)
(per buildable )
(floor area ratio)
A (A)
a du
N/A
0.2 .25
(no directly co )
0
/A
Airport (AD)
0 du
N/A
0.10
( )
0
/A
Commercial {CO
0 du
N/A
0.15-0.50
(Cl and C2 K29MO
0
/
Conservation (C)
0 du
N/A
0.05
( )
0 qNrrWTaces
N/A
Education (E)
0 du
N/A
0.30
(o directly )
0
/A
Industrial
_ I du
2 du
0.25-0.60
{I
0 TM�a
N/A
Institutional S))
0 du
N/A
0.25-0.40
(no directly co
3-15
6-24
Mainland Native
0.01 du
N/A
0.10
zoning)
0 m2
/A
Militarym
6 du
12 du
0.30-0.50
zo )
la
20
Mixed Use/CommercialC}
0.1 .45
(SC, UC, DR, RV, MU and
1-6 du
2 -18 du
(SC, UC, DR, RV, and MU
MI zoning)
5-15
10-25 roonvApaces
zoning)
1 du M zoning)
2 du M zoning)
0.3 .60 )
Mixed Use/Commercial F"
Approx. 3-8 du
12 du
0.25-0.40
(CIA, °), CFSD zoning)
0
0
Public Facilities (PF)
0 du
N/A
0.10-0.30
(no directly co )
0 Tqm§Lyam
N/A
Public BuildiqWGrounds (P)
0 du
N/A
0.1 .30
(o t1y Tire riding zoning)
0
/A
Recreation )
0.25 du
N/A0.20
(PR zorting)
2
NIA
Residential Conservation C)
0-0.25 du
N/A
0-0.10
(S and NAzoning)
0
/A
Residential w )
0.25-0.50 du
5 du
0.20-0.25
(Sid), S S -L )
0
N/A
Residential
x. 0.5-8 du
N/A
0
(IS )
(1du/lot)
/A
0
Residential Hi
x.3-16 du
12 du
0
(IS-Dt`), e), and URIO zoning)
(1-2du/lot)
20rooms/spaces
10 rooms/
Notes:
(a) "NWitteans that maximum net density bonuses shall not be available.
(b) The allocated densities for submerged lands, salt ponds,ponds, and mangroves shall be a and the maximum net densities bonuses
shall not be available.
(c) The allocated density for CFV zoning shall be I dwelling unit per lot and the maximum net density bonuses shall not be available.
(d) Maximum net density bomises shall not be available to the SS district
(e) The allocated density for IS-D and URM zoning shall be 2 and i dwelling is per lot, respectively and the maximum net density bonuses
shall t be available.
Density(f) The maximum net density for the UR district shall be 25 for units where all units are designated as affordable housing.
(g) For properties consisting of hammocks, pirielands or &sttrbed wetlands within the Mixed Usel Commercial and Mixed Use/ Commercial
Fishing land use categories, the floor area ratio shall be 0. 10 and the maximum net residential density bonuses not apply.
(h) Uses under the categones, ofAgriculture, Education, Institutional, Public Facilities, and Public Buildings and Uses, which have no directly
corresponding zoning may be incorporated into new or existing zoning disticts as appropriate.
(i) The Maximurn Net maxitnurn is the -.ri # DR.
4' #
A mixture of uses shall be maintained for parcels designated as NG zonmg district that are within. the MC future land use category. Working
waterfront and water dependent uses, such as manina, fish housemark4 boat repair, boat building, boat storage, or other similar uses, shall
compfise a minimum o1735% ofthe upland area of the property, pursuant to Policy 10 1.4.5.
( W2-2U12)
All development shall be subject to clearing i its defined by habitat and the location of the property in the
Land Use i verlay District Maps and the wetland requirements in Policy 102.1.1. The clearing limits of
uplandnative vegetation areas (hardwood hammock, pinelands, and beach berm) for properties in the Ocean
Reef planned evelo t shall be limited to 40 percent of the existing upland native vegetation.
Except as defined . Policy 101.12.4, clearing of upland native vegetative areas (hardwood ha ock,
pinelands, beach berm, cactus hanimock and palm hammock) in the Tiers 1, 1, III and Tier IH-A shall be
limited tote portion of the property containing 1 native vegetation in the following percentages or
maximum square footage:
Tier Permitted Clearing_
0% or 3,000 square feet, whichever is eater; but no greater than 7,500 square
feet of upland native vegetative area.
e clearing of parcels in Tier I shall be linifted to 7,500 square feet per parcel.
For parcels greater than 30,000 square feet, with the exception of parcels on Big
Pine Key and No Name Key, clearing for one driveway of reasonable
I configuration to 18 feet in width is permitted to provide reasonable access to
the property for each parcel and shall be exempt from the maximum clearing limit
of 7,500 square feet. Clearing fora driveway shall be recommended by a County
biologist and approved y the Planning Director. The proposed `ve y design
shall minimize fragmentation, avoid specimen trees, and take the shortest
reasonable route, In no cases all clearing, including the driveway, exceed 20
percent of the entire site.
% or 3,000 square feet; whichever is greater; but no greater than 7,500 square
feet of uplandnative vegetative area(Big Pine Key and No NameKey).
40% or 3,000 square feet whichever is greater; however, the maximum amount of
clearing shall be no more than 7,500 square feet -of upland native vegetative area.
The clearing of parcels in Tier III shall be limited to 7,500 square feet per parcel.
For parcels greater than 30,000 square feet, with the exception of parcels on Big
Pine Key and No Name Key, clearing for one driveway of reasonable
configuration up to 18 feet in width is permitted to provide reasonable access to
the property for each parcel and shall be exempt from the maximum clearing limit
of 7,500 square feet. Clearing for a driveway shall be recommended by a County
biologist and approved by the Planning Director. The proposed driveway design
shall minimize fragmentation, avoid specimen trees, and take the shortest
reasonable route. In no case shall clearing, including the driveway, exceed 40
percent of the entire site.
40% or 3,000 square feet, whichever is greater, however, clearing shall not
exceed 7,500 square feet of upland native vegetation.
The clearing of parcels in it III- A shall be limited to 7,500 square feet per
III' parcel. For parcels greater than 30,000 square feet, with the exception of parcels
on Big Pine Key and No Name Key, clearing for one driveway of reasonable
Special Protection configuration up to 18 feet in width is permitted to provide reasonable access to
Area the property for each parcel and shall be exempt from the maximum clearing limit
of 7,500 square feet. Clearing for a driveway shall be recommended by a County
biologist and approved by the Planning Director. The proposed driveway design
shall minimize fragmentation, avoid specimen trees, and take the shortest
reasonable route. In no case shall clearing, including the driveway, exceed 40
percent aft e entire site.
Palm or cactus hammock is limited to-unly 10%.
1•ITi i�1 �41 f
Policy 101.4.24 -23
Notwithstanding the clearing limits established in the Livable CommuniKeys Master Plans adopted by
reference into the 2010 Comprehensive Plan by Policy 101.20.2, the permitted clearing established by Policy
101.4.22 shall control.
(Ordinarice 026-2012)
Policy 101.4.25 -24
Notwithstanding the density limitations set forth in Policy 101.4.21, land upon which a legally -established
residential dwelling unit exists shall be entitled to a density of one dwelling unit per each such unit. Such legally -
established dwelling unit shall not be considered as non -conforming as to the density provisions of policy
10 1.4.21 and the Monroe County Code.
Policy 101.4.26-25
In order to preserve the existing community character and natural environment, Monroe CqAmt�w
height of structures including landfills to 35 feet Exceptions will be allowed for appurtenances to buildings,
transmission towers and other similar structures.
Section 2. Severabipt y. If any section, subsection, sentence, clause, item, change, or provision of
this ordinance is held invalid, the remainder of this ordinance shall not be affected by
such validity.
Section 3. Repeal of Inconsistent Provisions. All ordinances or parts of ordinances in conflict with
this ordinance are hereby repealed to the extent of said conflict.
Section 4. Transmittal. This ordinance shall be transmitted by the Director of Planning to the State
Land Planning Agency pursuant to Chapter 163 and 3 8 0, Florida Statutes.
Section 5. Filing and Effective Date. This ordinance shall be filed in the Office of the Secretary of
the State of Florida but shall not become effective until a notice is issued by the State
Land Planning Agency or Administration Commission finding the amendment in
compliance with Chapter 163, Florida Statutes and after any applicable appeal periods
have expired.
Section 6. Inclusion in the Comprehensive Plan. The nunmering of the foregoing amendment may
be renumbered to conrm to the numbering in the Monroe County Year 2010
Comprehensive Plan and shall be incorporated in the Monroe County Year 2010
Comprehensive Plan.
PASSED AND ADOPTED by the Board of County Commissioners of Monroe Coumy� Florida,
at a regular meeting held on the day of _, 2013.
IM
HWW
DEPUTY CLERK
Mayor George Neugent
Exhibit I
STATE OF FLORIDA
DEPARTMENT OF COMMUNITY AFFAIRS
"Dedicated to making Florida a better place to call home"
October 29, 2010
The Honorable Sylvia Murphy
Mayor, Monroe County
102050 Overseas ylighway, Suite 234
Key Largo, Florida 33037
THOMAS G PELHAM
Secretary
Re: Letter of Understanding for the Monroe County Evaluation and Appraisal Report
Dear Mayor Murphy:
The Department has reviewed your letter outlining the scope of work for the preparation
of the County's Evaluation and Appraisal Report (EAR). The Department agrees with the
summary of the issues set forth in the attached document. This letter serves as confirnration of
our understanding. However, we have the following recommendations concerning the proposed
Scope of Work.
The County has included "Continued Public Waterfront Access,, Protect and Expand
Water Dependent/Water Related Uses" as a major issue. The Department recommends
the inclusion of criteria that encourages the preservation of recreational and commercial
working waterfronts.
Included in the major issue, "Natural Resource Protection," is an evaluation of the
effectiveness of the Tier system. The Department recommends delaying the evaluation of
the Tier system until the next evaluation of the comprehensive plan. This would provide
additional time to implement and observe changes resulting from the tier designation
challenge that will not be fully implemented prior to 2011.
2655 SHUMARD OAK BOULEVARD # TALLAHASSEE, FIL 32399-21OG
850-488-8466 (p) # 860-921-0781 (f) # Website: wyyw.dca.stq1q_.J_1.us
COMMUNITY PLANNING SMI-4884356(a) 850-483-3309s) # rLORIDACOMMUMTIES TRUST W-022-2207(p) 050-921-1747tf) is
# HOUSING AND COMMUNITY DEVELOPMENT 8604WIrM(M 8604MARMU) +
Sylvia Murphy, Mayor
October 29, 201
Page 2
minimum score for applications for non-residential development in order to guide
development away from environmentally sensitive areas when there is a lack of
competition for the non residential building allocation.
The EAR will also need to address all of the remaining applicable requirements set forth
under Section 163.3191(2), Florida Statutes,
E�
Charles Gauthier, AICP, Director
Division of Community Planning
Ce Ms. Christine Hurley, AICP, Growth Management Director
Ms. Carolyn A. Dekle Executive Director, South Florida Regional Planning Counrl
MONROECOUNTY
EVALUATION AND APPRAISAL REPORT
DRAFT ISSUE COMPILATION REPORT
Pursuant to Florida Statutes, the Monroe County EAR will present an evaluation and
assessment of the Comprehensive Plan related to the following topics:
Introduction
1. Purpose of the EAR
C. County Profile
C. Overview of the Report
Chapter 2 - Community -Wide Assessment
'VIMIII!Ffflq��1111� 11 IsIMEMEMEEM
a. Population Growth Trends
b. Population of Municipalities and Unincorporated At
c. Population Growth in Surrounding Counties
d. Population Projections for Monroe County I
a. Land Area in Existing Plan
b. Current Existing Land Use Area
c. Reasons for change: [163.3191(2)(a)]
I. City of Marathon
ii. Village of Islamorada
III, Mainland Monroe County
it. Impact of Change in Land Area
e. Amount of Vacant and Developable Land [1 63.3191(2)(b)]
i. Characteristics
H. Adjacent Uses
Draft EAR Compilation Report Keith and Schnars, P.A.
August, 2010
Ill. "Off the Market" parcels (those not available for development, e.g.,
conservation - FDEP, Land Authority)
iv. Existing Land Use Map
V. Future Land Use Map
vi. Existing to Future Land Use Comparative Analysis [163,3191(2)(d)]
vii. Future Land Use Map Amendments (2004-2010)
f. Location Analysis
Chapter 3. Assessment of Comprehensive Plan Elements [163.3191 (2) (h)]
1. Introduction
2. Future Land Use
3. Conservation and Coastal Management
4. Traffic Circulation
S. Mass Transit
6. Ports, Aviation and Related Facilities
7. Housing
8. Potable Water
9. Solid Waste
10. Sanitary Sewer
11. Drainage
12. Natural Groundwater Aquifer Recharge
13. Recreation and Open Space
14. Intergovernmental Coordination
15. Capital Improvements
16. Cultural Resources
EE=
a. Brief background of each major issue.
i. What is it?
ii. Can it be quantified?
iii. Compare the Past and the Present
1) What was the situation at the time of the Plan development?
2) What is the situation today?
3) If the issue can be quantified, compare the quantities in the
adopted plan with the current quantities.
Draft EAR Compilation Report 2 Keith and Schuars, P.A.
August, 2010
b. An analysis of each major issue for its potential social, economic, and
environmental impacts of these issues. [163.3191(2)(e)]
L Why is it an issue?
ii. What events have occurred to cause the issue, (e.g. active hurricane
season)?
iii. at does this mean?
in. Does the issue represent an opportunity not previously identified?
V. by was it unanticipated?
a. The identification of plan objectives related to each major issue.
b. Evaluation of the extent to which the objectives have been achieved.
c. Relevant Variables; A discussion on any unforeseen and unanticipat
changes and circumstances which have resulted in problems a
opportunities with respect to major issues in each element, includi
applicable legislative changes.
d. Identification of goals, objectives and policies which no longer apply.
32MBEMMEMEM
a. The identification of any actions or corrective measures, as appropriate:
i. Any land use map amendments anticipated to address the identifi
major issues.
ii. An updated Capital Improvements Element.
iii. Any new and revised goals objectives and policies for major issu
identified within each element. I
Draft EAR Compilation Report 3 Keith and Schnars, P.A.
August 2010
Chapter 5: Special Topics
NEUMMEM
a. An assessment of the success or failure of the coordination of the future land
use map and associated residential development with public schools and
their capacities.
i. Map Location of Schools and Community Facilities (Existing land Use
Map)
ii. Future Land Use Categories where schools are allowed
iii. Land Capacity
iv. School Capacities
V. School Busing Information
vi. Timing; Capacity vs. Enrollment
vii. Exemption
b. An assessment of the joint decision making processes engaged in by the
County and the School Board in regard to establishing appropriate
population projections and the planning and siting of public school facilities.
i. Coordinating Mechanisms between the County and the School Board
ii. Co-Location/Shared Use of Facilities
iii. Comprehensive Policy Effectiveness Review
iv. Population Projection Methodologies
A
a. An assessment of whether the County has been successful in identifying
alter -native water supply projects and traditional water supply projects,
including conservation and reuse, necessary to meet the water needs
identified in 373.0361(2)(a) F.S., within the County's jurisdiction.
b. Assess the degree to which the County has implemented the water supply
work plan for building public, private, and regional water supply facilities,
including development of alternative water supplies, identified in the Potable
Water Element as necessary to serve existing and new development.
c. The assessments will explore the following:
L How does the Plan (future, infrastructure, and conservation, ICE, and
CIE elements) ensure water to support future development, including
Miami -Dade County?
ii. What actions were taken?
iii. What degree has the Water Supply planning objectives been
achieved?
Draft EAR Compilation Report 4 Keith and scheme, P.A.
August, 2010
iv. How should the Pan be updated?
V. Effectiveness in implementing the capital improvements called for in
the 10 year work plan.
vi. Water Management District Plan
ii. Water Supply Facilities
viii. Florida _Keys Aqueduct.Authority ) Water Supply Plan
is. Capacity/Demand
Y. Existing and Future Population
i. Fire Suppression
xii. Funding
xiii. Consistency with the mower East Coast Regional Water Supply Plan
a. An evaluation of whether any past reduction in land use density within the
coastal high -hazard area impairs the propertyrights of current residents when
redevelopment occurs including, but not limited to, redevelopment following a
natural disaster
. Identify strategies to address redevelopment and the property rights o
affected residents balanced against public safety considerations
c. The evaluation will explore the following:
i. Evaluate Redevelopment Feasibility and PropertyRights in Coastal
High -Hazard Areas..
ii. Map Coastal High Hazard Area.
Ill. Evaluate Impact of Redevelopment e.g. Reduction of Existing
Density).
iv. Evaluate Feasibility of Allowing Re-establishment of All Affected
Dwelling its,
1) Hurricane Evacuation Requirements.
2Private Property i ts.
V. Explore Potential Strategies for Redevelopment:
1) Allow nonconfor ities to continue until redevelopment.
2) Allow re-establishment of nonconforming use/density after a
natural disaster,
Purchase of excess rights; acquired rights eliminated.
4) Purchase of repetitive loss structures ().
S) Transfer of Development Rights: Excess property rights would e
transferred to parcels outside the CHHA.
Keith
Sc a, PA.
August, 2010
6Change Future Land Use Mapto match the nonconformity. my
allowed if no increase in overall density and within hurricane
evacuation clearance times)
4. Compatibility with Military
[ 163.3175 and 63.3177(6) (a), R
a. Evaluate the effectiveness of the oun 's coordination process for land uses
adjacent or closely proximate to NAS-Key West.
5. Transportation Concurrency
a» An assessment of the extent to which a concurrency exception area
designated pursuant to 163.3180(5) .., or a multimodal transportation
district designated ursuan o 3.31 15 F.S., has achieved the purpose
for which it was created and otherwise complies with the provisions o
633.. [163.3191(2)(o)]
NOTE: Not applicable, there are no concurrency exception areas or
multimodal transportation districts within the County.
b. An assessment of the extent to which changes are needed to develop a
common methodology for measuring impacts on transportation facilities for
the purpose of implementing a concurrency management system i
coordination with the municipalities and counties, as appropriate uruant
to 163.3180(10) F.S. 163.3191((
L US1 Task Force
ii. Existing Methodology
iii» Miami -Dade County
Chapter 6: Assessment ida Statutes, Administrativ
RegionalState and
i I I IM I
a»1
2.1
Keith
Senders, PA.
which the County will focus its EAR:
February 12, 2010: A meeting with the County's Division Directors
W"
conducted. The purpose of the meeting was to introduce staff to t
Comprehensive Plan update process and to obtain preliminary commen
regarding potential EAR major issues. 11
March 10, 2010: Monroe County Division Directors and other key personn
were surveyed on the major issues upon which the EAR should focus. i
April 9 - 11, 2010: A series of public workshops were conducted in the lower,
middle and upper keys to survey the participants regarding the major issues of
importance upon which the EAR should focus.
April 21, 2010: A public workshop was held on Sugarloaf Key. The purpose of
the meeting was to survey the participants regarding the major issues of
importance for the EAR.
May 13, 2010: At the Scoping Meeting, agencies, adjacent cities and
municipalities met with County staff for the purpose of ensuring that all
important EAR issues are identified; agency/municipality concerns are
Draft EAR Compilation Report 7 Keith and Schnars, P.A.
August, 2010
addressed; and to assist the County in developing strategies to address issues
that are within their jurisdiction or expertise,
• July 14, 2010: A public workshop was conducted for the purpose of confirming
the final draft list of major issues.
• September 15, 2010; At this hearing, the BOCC approved the Compilation
Report of issues upon is the EAR should focus and approved the transmittal
of a Letter of Understanding and the Compilation Report to the DCA requesting
concurrence. <Fmal Details to be inserted after this hearing>
B. LIST OF MAJOR ISSUES
1. County -wide Visioning and Planning
Capitalize upon and protect the uniqueness (sense of ulace) of the various communities
within the planning areas; implement the recommendations within the existing
visioning plans.
a. Do the County's policies recognize and preserve the unique
development/redevelopment patterns and community character within each
Planning Area?
1. Building Scale and Massing
2. Architectural standards
3. Existing Land Uses (especially water dependent uses)
4. Habitat and Species Protection
S. Infrastructure
I. Wastewater
ii. for ate
Ill. Roads/bridges
6. Encouraging redevelopment of sites that are currently developed vs. vacant
land (NROGO constraints on redevelopment)
7. Evaluate floor area ratio maximums in each of the Future Land Use
categories for compatibility.
E. Evaluate opportunities for discouraging density increases, including
requiring any Future an Use Map amendment to transfer allocated or
maximum net density.
b. Do the County's policies reflect the recommendations of the existing community
visioning plans?
1. Stock Island Livable CommuniKeys Plan
2. Key Largo Livable CommuniKeys Plan
RMARL "M #M79MMMMM
August, 2010
91
Keith and Schnars, P.A.
am
. Tavernier Livable CommuniKeys flan
4. Draft Lower Keys Livable CommuniKeys Plan
S. Scenic Highway and OverseasHeritage Trail Master Plans
c. Do the Comprehensive Plan policies need to address outside jurisdictional
constraints?
1. FEMA injunction or processes that need to be amended related to the FWS
biological opinion relative to the FEMA injunction.
Economic gustainability
Promote economic sustainability, in a manner consistent with environmental
stewardship, with a s e is focus upon existing businesses.
a. Designate economic business development locations on the Future Land Use
Map.
b. o the Coun 's policies enhance and promote the economic strength of the
County in a sustainable manner that protects natural resources?
. Do the County's land use categories and maps provide sufficient land, at
appropriate intensities, within Tier 3 (adjacent to existing services) to
adequately rovi for non-residential development?
1. The analysis will be based upon the results of the Economic Analysis.
d. o the Coun 's existing policies promote job diversification, creation, retention?
e. Do the Coup 's policies encourage existing business redevelopment?
f. How successful is the County in promoting business opportunities to designated
areas?
g. Is the County successful in working with the various Chambers of Commerce in
attracting economic development opportunities?
It. Do the Coun 's policies promote effective coordination with the Tourist
Development Council to attract visitors who value and appreciate the natural
resources and environmental sustainability of the Florida Keys, e.., eco-
touris
i. How successful is the County in promoting business opportunities to designated
areas?
j, Is there a need for a separate Economic Development Element oft e
Comprehensive Plan?
DraftCompilation Report 9 Keithand Schnars, P.A.
August, 2010
Promote Attractive, Well -Planned Development Adjacent to Services, and Existing
Commercial "'Hubs". with an Emphasis on Redevelopment
a. Do the County's policies relating to the ROGO system promote well -planned
development in appropriate areas?
b. Do the County s po icies relating to the NROGO system promote well -planned
development in appropriate areas?
1. Does the commercial square foot per new unit of housing limit, established in
Policy 101.3, provide the appropriate framework for redevelopment or for
adequate community needs?
2. Should the County undertake a market demand analysis to determine the
future -non-residential needs of the community?
c. Do the County's policies relating to the Tier system promote well -planned
development in appropriate areas?
d. Do the County's policies effectively address the issues related to Mainland
Monroe County?
e. Do the County's policies adequately address growth management issues within
the Mainland Planning Area?
f. Do the County's policies promote well -planned redevelopment projects?
V, Do the County's policies adequately reflect the conclusions of the County's
Future Land Use Needs Analysis?
h. Do the County's policies and vesting determination process effectively protect
lawfully existing uses, densities and intensities?
i. Identify appropriate locations for fire stations on the Future Land Use Map.
The County Should Meet or Exceed Hurricane Evacuation Requirements as required by
9J-5FA.C.
a. Do the County's policies effectively balance the need for evacuation clearance
with growth?
b. Does the current hurricane evacuation model use adequate assumptions and will
the model reflect any successful policy changes implemented since the first 2001
Model?
Draft EAR Compilation Report 10 Keith and Schnars, P.A.
August, 2010
Support Historic Preservation.
a. Do the County's policies effectively promote preservation of historic sites and
structures?
b. Should the County include policies that officer incentives or promote cultural
attractions?
Assure Continued Public Waterfront Access; Protect and Expand Water
pendent titer Related Uses.
a. Do the County's land use policies effectively promote the preservation and
expansion of public water front access strategies (hotels, motels, restaurants,
marinas, public open/green space)?
b. Does the Comprehensive Plan include criteria and regulatory incentives that
encourage the preservation of recreational and commercial waterfronts, as
required under Chapter 163, F.S.; how effective have those criteria and
incentives been?
IIIIIIIIIIIII I
a. Do the Count/,s policies promote the use and development of alternative modes
of transportation, e.g., pedestrian/bicyclist trails; mass transit?
b. Has the County provided pedestrian and bicycle paths and other alternate forms
of transportation?
c. How successful is the County in coordinating its Livable CommuniKeys plans with
FDOT's work plans?
f. How successful is the County in implementing mass transit for its elderly and
less fortunate population?
Has the County addressed mass transit opportunities?
a. Do the County's policies protect potable water supply?
b. How has the County protected Threatened, Endangered and Special Status
Species and their habitats?
c. How has the County protected wetland areas, benthic resources and
environmentally sensitive lands?
Draft EAR Compilation Report 11 Keith and Schnars, P.A.
August, 2010
d. Evaluate the effectiveness of the following initiatives:
1. it System
2. Land Acquisition
3. Habitat Conservation Plan for Big Pine and No -Name Keys (Incidental Take
Permit)
e. How has the Comprehensive Plan addressed water quality and what protection
measures are in place?
E Has the County addressed the Nutrient Reduction Criteria?
g. How has the County conserved water resources; are enforcement efforts
effective?
R. Is the County's solid waste collection and disposal system adequate?
i. Are the County's policies and practices adequate to protect native species and
habitat from invasive animals (feral cats/raccoons/snakes/goats)?
Complete Wastewater and Drainage Upgrades.
a. How successful is the County in providing sewer and drainage improvements
through the Key Largo Wastewater Treatment District and FKAA?
b. Do the comprehensive plan policies incorporate the most recent to and
Federal regulatory requirements relative to waste water and star ter
treatment standards?
c. How do the County's fiscal constraints impact the implementation of the Waste
Water Master Plan?
d. Should funding alternatives for Stormwater Management Master Plan
implementation be explored?
V. Climate Change/Hazard Mitigation
Monroe County should support and promote "yreen" initiatives; address climate
change; and develop and implement hazard mitigationlado pCation best practices.
M.,jW.11(als
Draft EAR Compilation Report 12 Keith and Schnars, P.A.
August, 2010
b. Do the policies of the County include appropriate mitigation/adaptation
strategies?
1. Local Mitigation Strategy
2. Post-NFIP Below Flood Enclosures
3. Repetitive Loss Structures
4. Vulnerable Infrastructure
I. Water
ii. Wastewater
III. Transportation
iv. Culverts
S. Evaluate the Impact of Sea Level is:
I. Government Buildings
ii. Roadways
iii. Land Use Strategies
iv. Saltwater Intrusion
1) People
2) Environment
3) Land values
4) NEPA Adaptation/Mitigation Requirements
c. Is there a need for a separate Energy and/or Climate Change Element?
V1. Financial Feasibility
Assure adequate capital funding to complete necessary improvements or purchase
la n ds fo r conserva tio n or affo rda ble h ousing p u rposes.
a. Does the County have adequate Capital Project Funding Capacity?
1. Wastewater
2. Land Acquisition
I. Conservation
ii. Affordable Housing
III. for water
iv. Roads/Transportation Facilities/ B ridges
V. Parks and Recreation
vi. Solid Waste
b. Has the County investigated creative funding sources to assist in paying for its
capacity related public facilities and services, is may include adopting new
revenue sources, increasing impact fees, and promoting business throughout the
County?
Draft EAR Compliation Report 13 Keith and Schnars, P.A.
August, 2010
c. Have developer funded improvements been successful in helping the County
meet financial feasibility?
d. Do the County's policies reflect an adequate land acquisition policy related to
habitat preservation and a prioritization of land acquisition based on risk to the
County related to takings cases?
e. Are there other methods the County could use to create additional funding for
In acquisition?
f, Will the County's CIE be able to meet statutory requirements related tot
financial feasibility by December, 2 0 11?
g. Evaluate the adequacy oft e County's existing Impact Fee Program.
Vill. Affordable Housing
Promote the development of affordable, attainable and senior living housing that is
well -planned, attractive and energy efficient.
a. Do the County's policies effectively promote affordable, workforce and senior -
living housing?
b. Do the County's policies promote energy efficient building design?
c. How do the County's policies impact the implementation and cost of housing?
d. Should affordable housing policy incentives be focused more on rental or
homeownership?
e. Has the County identified or planned redevelopment areas that are suitable for
affordable/workforce housing?
1 111111 11 1 . . 277"
jM111,11,
V_Wrtt alUR use issue's
throughout the planning and development process.
a. Do the County' policies effectively promote public involvement within the
planning process?
b. What strategies are used by the County to inform the public of upcoming
planning issues?
c. Do the County's public outreach strategies reach out to a broad -range of citizens
and property owners?
Draft EAR Compilation Report 14 Keith and Schnars, P.A.
August, 2010
VIII. Intergovernmental Coordination
a. Do the County's land use policies, community plans, practices, and capital
improvement project schedule effectively coordinate with the plans and
activities of other municipalities and agencies, eg. hurricane evacuation staging,
and planning, FDOT roadway widening?
b. Do the County's policies encourage effective and efficient interdepartmental data
sharing and review?
c. Evaluate the issues relating to the FEAA providing adequate water pressure for
fire service?
d. Identify the appropriate portions of the FKCCS Study and Model to be used by
the County for development review analysis.
e. Evaluate the County's coordination activities with the South Florida Regional
Planning Council for the use of the Carrying Capacity/Impact Assessment Model
and Routine Planning Tool.
Draft EAR Compilation Report is Keith and Sconers, P.A.
August, 2010
Exhibit 2
MONROE UNTY P � MMISSION
RESOLUTION NO. P39-12
A RESOLUTION BY THE MONROE COUNTY PLANNING
COMMISSION RECOMMENDING APPROVAL OF AN ORDINANCE BY
THE MONROE COUNTY BOARD OF COUNTY SSIONERS
AMENDING POLICIES 101.4.21,101.4.22,101.4.23,101.4.24,101.4.25 AND
CREATING POLICY 101.4.26 TO ESTABLISH A COMMERCIAL
FUTURE LAND USE CATEGORY; AND REVISE THE "FUTURE LAND
USE DENSITIES AND INTENSITIES" TABLE TO INCLUDE A
COMMERCIAL (COMM) FUTURE LAND USE CATEGORY,
CORRESPONDING ZONING CATEGORIES, AND ESTABLISH THE
DENSITY AND INTENSITY STANDARDS.
WHEREAS, the Monroe County Development Review Committee considered the
proposed amendment at a regularly scheduled meeting held on the 28th day of August 2012; and
WHEREAS, at a regularly scheduled meeting held on the 26th day of September, 2012,
the Monroe County Planning Commission held a public hearing for the purpose of considering
the transmittal to the State Land Planning Agency, for review and comment, a proposed
amendment to the Monroe County Year 2010 Comprehensive Plan; and
WHEREAS, the Monroe County Planning Commission makes the following findings of
fact and conclusions of law:
1. The BOCC has transmitted an amendment to the MC, 2010 Comprehensive Plan, creating
Policy 101.4.20 discouraging private applications for future land use changes which
increase allowable density/intensity, implementing the Work Program Task fiorn Rule
28-20.140, F.A.C., and the direction from the Administration Commission within its 30-
Day Report.
2. Florida Statutes and the Monroe County 2010 Comprehensive Plan require the
maintenance of a hurricane evacuation 24 hour clearance time.
3. The Monroe County 2010 Comprehensive Plan does not currently include an exclusive
commercial future land use category.
4. The adopted Evaluation and Appraisal Report reconimends the creation of a commercial
future land use category.
5. When the Monroe County 2010 Comprehensive Plan and Future Land Use Maps were
adopted and determined to be in compliance with Florida Statutes in 1997 as well as with
the adoption of the official zoning maps in 1992, multiple properties with existing
commercial/office uses became nonconforming due to the adopted maps.
6. The Livable CommuniKeys Plans include action it directing the County to revise the
FL UM and Land Use District Maps to resolve non conformities.
7. The proposed amendment is internally consistent with the Monroe County
Comprehensive Plan.
8. The proposed amendment is consistent with the Principles for Guiding Development for
the Florida Keys Area of Critical State Concern, Section 380.0552(7), Florida Statutes.
NOW, THEREFORE, BE IT RESOLVED THE PLANNING COMMISSION OF
MONROE COUNTY, FLORIDA:
[Amendments are presented in st-m°1-01--u to indicate deletions and underline to indicate
additions to text. All other words, characters, and language of this subsection remain on -
amended.]
Section L. The following amendment to the Monroe County 2010 Comprehensive Plan is
recommended for transmittal to the State Land Planning Agency and adoption by the Board
of County Conimissioners as follows:
POMMIRLU1
Th
"Flio: e adncipal ose oe o m4pf tirCminerci future land usee o is to ro i a for
m re various tvneq
recreation; ight industrial, b —1: lic _go
institutional and flice uses new be vermitted at intensities which are consistent with the
The conzarercial Zgnjng_djajgR
established
Upper or Lowegr �auba�res e o is intended to aresimmodate transient or
nermarient residential deg glogrent.
In o trols, shall
L1. ord, f low imensi o runercial uses shall belflo edand
y _w
2. a maximum floor area ratio of 0. 15 Lhall a pSL ly.
-
I
Policy 1 1A.22 ZI
Morrow County hereby adopts the following density and inusanty standards for the future land use
catesones, which are shownon the Future Land Use Map and desedbed in Policies 101.4,1-101.4.17:
Future Load Use Donsides and beftessither
Future Land 7 r
tad rt
iy
Maximum, heirsofty
Andmgraces
'
N1
0 .2
C1
/
Akport(_
0de,
N/A
O,10
±R2nLsRq=
N/A
f, 1
0 d
11
5-0 50
1 I
0 s �
N/
d 2
Cousermfiro(C)
Ode
N/A
Ox
0
J
E
51A
00
d
1
'
i do
2 do
0.25-0.60
0 r
N/
hotthamnalOdu
NIA
025 .40
'no devatly so ZO, _a
1 r s/i,
-24
Maimand Native
0.01 do
N/A
0.10
0i
l
Mflitaly(M)
6 du
_n1_
12 do
0. .50
M-20unuseiconmrowai
10
20
1 do
6-18 do
0.1 .45
UC, D
5-15
1025
Mixed UstrCommeond Feting
. 3-8 do
12 do
0.2 -0.40
Publice • . F)
0 dux
N/A
0.1 ,30
no
0 mornstsposes
NIA
0 do
N/A
0.1 .30
end
X/A
Recreation(R)0.25
do
N/A
0e20
.pig-.q
2
2��i1t.
gq��pp
esidential on (RC)
^Ppe p'+�y'g
gp �p�g
0
N/A.
ResidentialLow
0p=25.50
0.2 ,25
g�vqry�y4.�..v�6vppYy
a�q g(RL) gg
and
§rp.8 AX�pg.}i..b8b�".&.d k
tF
/.fig.
t//d/.6Ao- a
$'& 6. i dT$e a
gp.{� @qr. g
Ban ,Pam+' do
.a /A
gp�g.
0
O
(1 t)N/A
0
Re sWeat=WIfi
approx. -16 do
12dr,
0
(IS -de), and O soneW
(g112 )
20 reospaces
n S
7/A
allocateddensifiesfor shneciled WA sakpondr, fiabovaterprauh, andmangroves shallbe0and theTnaxinourn net cimtesbunusesbe
available-
(c)
( I -D and URM zoning1 be2 and I dwdling unksper % mormavely and theffoonnm net denshy banuses goal notbea
( r u rn net density fbrthe UR &ftictshall be 25 Ibrunks wfure all una am designined as eadablehousie,
(a) Forpvpeuics ng offiannnocks, bed weaning wFffim ffierimadUsofCkimorial and Plans U monde Fulivalbrujuse`
(h) Uses urokr ihe catMonesof tiM Insfitudonat, Pubfic Facardes, and Public cseausoc, vhdch have pwt t m '
y be in fed into new orwisfing zonings; as
with the use oMR&
Policy 101A.23
All development shall be subject to chashig knits defined by habitat and the location of the lisquery in the
Land Use Mind erl y°Tier Maps and the wedand reilresenews102. 1.i, The clearing
hunts of upland nativevegetation for properties the Ocean Reef planned development
limited to 40 percent of the exisfing uplandnative's defined in Policy 101 >12.4, owing
of upland nativevegetative the Tiersd III da be limited for die Portion of the property
oomaking,upland, nativevegaftfion, in the following
`ier — — — — — Perwitted Clearing
1 20%
SI40% 03ig Pine Key and No Name Key)
SiS4(r/oor 3,000 & f , inhichever is gmater, however, the wavionnot ofcl
dish be no r 7,500 squaw fiset, iggardless of the amount of uplandnative
vegetative
* Pahn or is limitedto only 10%.
01.4
Reserved
Fildicy 1
Notookistanding the density limitationsPolicy 01.4.21, land Won which a Y
residential dwelling wift exists shall be witifled to a density of one dwelling wit per each such met Such
1 t shall not be considereds coni nirt to the density Provisionsf
policy 101.4°21 and the Mouroe County
0` 101.4' '
In order to preseive the` ' Irtt 'ty chmacter and natural envhvmnoe,t
the height of structures including landfills to 35 feet. Exceptions will be allowed t
ssion towers ` n1 structurtz,
PASSED AND RECOMMENDED FOR ADOPTION by the Monroe County Plamung
Commission at a regular meeting held on the 26th day of September, 2012,
Denise Watling, Chair
Randolph D. Wall, Vice Chair
Jab Hale, Commissioner
Elizabeth Lustburg, Commissioner
William Wish, Comanissioner
A
PLANNING IRIO OF MCOMMSR[ON ON E UNTFLO Y, RIDA
By� OUN�
Denise Worling, Chair
Signed this lk
-gj6j�— day of -g?Z4A_., Z0Lq_
Monroe County Planning Commission Attorney
P
IT
pprov d A Form rmwa"lm
Q
Datev: 772 SEP 2 6 2012
a
Exhibit 3
im
MONROE COUNTY, FLORIDA
MONROE COUNTY BOARD OF COUNTY CONSAISSIONERS
RESOLUTION NO. 2012
A RESOLUTION BY THE MONROE COUNTY BOARD OF
COUNTY COMMISSIONERS TRANSMITFING TO THE
STATE LAND PLANNING AGENCY AN ORDINANCE BY
THE MONROE COUNTY BOARD OF COUNTY
COMMISSIONERS AMENDING POLICIES IN THE FUTURE
LAND USE ELEMENT OF THE 2010 MONROE COUNTY
COMPREHENSIVE PLAN TO ESTABLISH A COMMERCLA.1,
FUTURE LAND USE CATEGORY; REVISING THE "FUTURE
LAND USE DENSITIES AND INTENSITIES" TABLE TO
INCLUDE A COMMERCIAL (COMM) FUTURE LAND USE
CATEGORY, CORRESPONDING ZONING CATEGORIES,
AND ESTABLISHING THE DENSITY AND INTENSITY
STANDARDS; PROVIDING FOR SEVERABILITY;
PROVIDING FOR REPEAL OF INCONSISTENT
PROVISIONS; PROVIDING FOR TRANSMITTAL TO THE
STATE LAND PLANNING AGENCY; PROVIDING FOR THE
FILING WITH THE SECRETARY OF STATE AND FOR AN
EFFECTIVE DATE; AND PROVIDING FOR THE INCLUSION'
IN THE MONROE COUNTY 2010 COMPREHENSIVE PLAN.
WHEREAS, the Monroe County Board of County Commissioners conducted a public
hearing for the purpose of considering the transaratal to the State Land Planning Agency a
proposed amendment to the Monroe County 2010 Comprehensive Plan as described above; and
WHEREAS, the Monroe County Planning Commission and the Monroe County Board
of County Commissioners support the requested text arnessfinent; and
NOW THEREFORE, BE IT RESOLVED BY THE BOARD OF COUNTY
COMMISSIONERS OF MONROE COUNTY, FLORIDA:
Section 1: 'Me Board of County Commissioners does hereby adopt the recocamendation of
the Planning Commission to transmit the draft ordinance for adoption of the
proposed text amendment.
RmIation No. Oxx - 2012 Page I of 2
Secdon 2: The Board of County Commissio ners, does hereby tmasmit the proposed
....................
amendment to the State Land Planning Agency for review and comment in
accordance with the State Coordinated Review process pursuant to Section
163.3184(4), Florida Statutes.
Section 3: The Monroe County staff is given the authority to prepare and submit the required
transmittal letter and supporting documents for the proposed amendment.
Section ® 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 17th day of October, 2012.
Mayor David Rice Yes
Mayorpro tem Kim Wigington 'Yes
Commissioner Sylvia khuphy yes
Commissioner George Neugent Yes
Commissioner Heather Carruthers 'Yes
BOARD OF COUNTY COMMISSIONERS
OF MONROE COUNTY, FLORIDA
BY
Mayor David RK
ATTEST: DANNY L. KOLHAGE, CLERK
MORRO NT-Y- ATTORNSY
APPR AS TO FOR
D
RgsoluioNo. Oxx - 2012 Page 2 of 2
Exhibit 4
Rick Scoft Darrick D. McGhee
GOVERNOR DE INTERIM EXECUTIVE DIRECTOR
FLORIDA DEPARTMENTof
ECONOMIC OPPORTUNITY
mum"Imm
The Honorable George Neugent
Mayor, Monroe County Board of County Commission
25 Ships Way
Big Pine Key, FL 33043
Dear Mayor Neugent:
The State Land Planning Agency (the Agency) has completed its review of the proposed
comprehensive plan.. endment for Monroe County (Amendment No. 12-3ACSC), which was received
and determined complete on November 6, 2012. We have reviewed the proposed amendment in
accordance with the state coordinated review process set forth in Sections 163.3184(2) and (4), Florida
Statutes (F.S.), for compliance with Chapter 163, Part 11, F.S. The Agency does not identify any
objections or comments to the proposed amendment and this letter serves as the Objections,
Recommendations and Comments Report. Review comments received by the Department from the
appropriate reviewing agencies are enclosed,
The County should act by choosing to adopt, adopt with changes, or not adopt the proposed
amendment. Also, please note that Section 163-3184(4)(e)1, F.S., provides that if the second public
hearing is not held and the amendment adopted within 180 days of your receipt of agency comments, the
amendment shall be deemed withdrawn unless extended by agreement with notice to the state land
planning agency and any affected party that provided comment on the amendment. For your assistance,
we have enclosed the procedures for final adoption and transinittal of the comprehensive plan
amendment.
If you have any questions related to this review, please contact Rebecca Jetton at (850) 717-8494,
or bye it at Rebecea.Jetton(o.deomvflorida.coin
U
Mike McDaniel, Chief
Bureau of Community Planning
marm.
Enclosure: Agenc�y Comments
Procedures for Adoption
cc: Christine Hurley, Growth Management Director
Mr. James F. Murley, Executive Director, South Florida Regional Planning Council
. Fforida Department oT-Economic Opportunity The Cafdweff Building 107 E. Madison Street Taltahassea, FL 3239g-4120
866,FL3,2345 850 245,7105 850,921,3223 Fax www.Floridgiots,org wWWtWitW&om1FLOEO ftw.faCebooh.com1FLQEO
An a Ual o0ortum v em b r i I I 60160!11`11'1�
fly[ All kh 11111 �� I
"INi hi 1151
ft7
the Department of Agriculture and Consumer Services (county plan amendments only); and the
Department of Education (amendments relating to public schools); and for certain local
governments, the appropriate mary installation and any other local government or
governmental agency that has filed a written request,
SUBMITTAL LETTER: Please include the following information in the cover letter transmitting the
adopted amendment:
111 rJ11111 IIIIIIIIenliIIIIIIIII 'III 11111111111 1111 lip IIIIIII IIIIIIIIII III IIIIIIIIIIIII 111111
Summary description of the adoption package, including any amendments proposed bu)
adopted;
MR!
Name, title, address, telephone, FAX number and e-mail address of local government
contact;
Letter signed by the chief elected official or the person designated by the local
government,
KPW, iw1TV174tTjY-PTrT(EiV ase include the following information in the
amendment packagw
format In the case of text amendments, changes should be shown in strike-through/underline
In the case of future land use map amendment, an adopted future land use map, in collar
format, clearly depicting the parcel, its existing future land use designation, and its adopted
designation;
copy of any data and analyses the local government deems appropriate.
Note: If the local government is relying on previously submitted data and analysis, no additional
data and analysis is required, -
Copy of executed ordinance adopting the comprehensive plan amendments),
Suggested effective date language for the adoption ordinance for state coordinated review.
The effiective date of this plan amendment, if the amendment is not timely challenged;
shall be the date the state land planning agency pasts a notice of intent determing that this
amendment is in compliance. If timely challenged, or if the state land planning agency
issues a notice of intent determining that this amendment is not in compliance, this
amendment shall became effective on the date the state land planning agency or the
Administration Commission enters a final order determining this adopted amendment to
be in compliance. No development orders, development permits, or land uses dependent
on this amendment may be issued or commence before it has become effective. If a final
order of noncompliance is issued by the .Administration Commission, this amendment
may nevertheless be made effective by adoption of a resolution affirming its effective
status, a copy of which resolution shall be sent to the state land planning agency.
List of additional changes made in the adopted amendment that the State Land Planning
Agency did not previously review;
List of findings of the local governing body, if any, that were not included in the ordinance
and which provided the basis of the adoption or determination not to adopt the proposed
amendment;
Statement indicating the relationship of the additional changes not previously reviewed by
the State Land PlanningAgency to the O C report from the State Land Planning Agency:
M
OPKCS OF t:. #
# 022 TuUR CAPi
tt SOUTH MONIRWOE STR
y ' CONSUMER
SERVICE!
COMMISSIONER
O ! i 1.,,.. r
uTNAm
P # r t ., f,. ,,,.
ManagementMonroe County Growth
i
2-798 Overseas Highway Suite #400
i Docket 20121105-173
Monroe County• • Plan
Submission dated October
The Florida Department of Agriculture and (:onsum r S it
■ #. t Ott -� t# .t t, #,
If we may be of further assistance, please do not hesitate to contact me at 8SG410--2287.
Sincere
e' ingharn
ha
Senior Management Analyst
Office of Policy and Budget
..mmf # * x
im'"
e - ELPFLA wwwYreshFromF[orida.com
0 SouTHFLORIDA WATER MANAGMENTDiSTRICT
November 16, 2012
Mt Ray Eubanks
Administrator, Plan Review & Processing
Department of Economic Opportunity
Division of Community Planning and Development
107 East Madison Street
Tallahassee, Florida 32399-412D
Dear Mr. Eubanks,
Subject: Monroe County, DEO Amendment *12-3ACSC
Comments on Proposed Comprehensive Plan Amendment
The South Florida Water Management District (District) has completed its review of the
proposed amendment submitted by Monroe County �County). The smandment
establishes an exclusive commercial future land use category in the County's
Comprehensive Plan. There appear to be no regionally significant water resource
issues; therefore, the District forwards no comments an the proposed amendment
package.
The District offers its technical assistance to the County and the Department of
Economic Opportunity in developing sound, sustainable solutions Is meet the City's
future watef supply needs and to protect the region's water resources. Please forward
a copy of the adopted amendments to the District. For assistance or additional
information, please content Terry Manning, Policy and Planning Analyst, at (561) 682-
6779 or tmannin_g@siWmd.gov.
Sincerely,
Rod A. *raun
Director
Office of Intergovernmental Programs
0: Christine Hurley, Monroe Coun
Rebecca Jetton, DEO
Rachel Kalin, SFRPC
Terry Manning, SFWMD
3WI Gun Clab Road, West Palm Beapit, Flarida 33" - (564686480D - FLwA7sJ-$0()4,V,2W
Midling Addivw. P.O. Box 246M West Pakh Beadt, FL 334164M - www.sffwtndpv
Rick Scon
Florida Department of "'I(mmor
Environmental Protection jt,inoffer
Maoory Stoneman Douglas Building Lt Go p,`rnot'
3900 Commonwealth Boulevard F Vinyard, Jr
Tallahassee, Florida 32399-3000
November 15,2012
Mr. Ray Eubanks
Plan Review Administrator
Department of Econoo-dc Opportunity
Bureau of Community Planning
Caldwell Building
107 East Madison Street MSC 160
Tallahassee, FL 32399-65
Re: Monroe County 12-3ACSC Proposed, Comprehensive Plan Amendment
Review
I # =- a x a M.M. "
9=
Chris Stahl
Office of Intergovernmental Programs
/cjs
IBM
DATE: DECEMBER 3,2012
TO* COUNCIL MEMBERS
SUBJECT: LOCAL GOVERNMENT COMPREMNswE PLAN
MENT CONSENT PROPOSED AND ADOPTED
AMENDAGENDA
Pursuant to Section 163-3184, Florida Statutes, Council review of amendments to local government
comprehensive plans is limited to 1) advenn:;,-�%�u—!z r, ies*VNIMV��alQhtes k, ki-e-
Strategic Regimal POUCY Platt for South Rorida (SPIPP) and 2) extrajurisdictional impacts that would be
inconsistent with the comprehensive plan of any affected local government within the RegiorL
A written report containing an evaluation of these impacts, ;ursuant to Section 163.319.A.
receipt of the amendment 1-IML inctUT-W Ware Lana f larMing Agency within 30 calendar days 6T—
Staff analysis confirms that the proposed and/or adovWd agi
3440 Hollywood BOUIeVatd. Suite 140. Hollywood, Florida 33021
BtOwRfd (954) 985-4416, State (800) 985-4416
FAX (R54) 98r>4417. e-nail: s . F I I I "I . ,
• i t I: t "' ' i t t �# t t # � ,} '., }� � t'. • i '... i • t i p t'k ; i t t t t �
il
amendment
Florida Department of Transportation
RICK scow
qy 1111 Avenue ,
GOVERNOR Miami, Florida8 1 2- 800 SOMETART
November 16,2012
Ray Eubanks, Plan Precessing Administrator
Depamnant of Economic
'Community is iiand Development
107 East Madison, Street
Caldvvell Building, 1
Tallahassee,on
Eubanks:SubJect' Comments for the Proposed Comprehensive Plan Amaodmojt,
Deer W.
FloridaThe e Transportagort. District Six,iet.at( e. review of tba
PrOPOSOn v errfe Plan Ameomentj Monroe county1 , The
District has reviewed the amendm, ant package per C-haptar 163 FAoeda Statutes and
has found verse impacts to transportation resources and f state
ptf Jeffriesv and questions
concerning our response.
Sincerely,
Phil SteirtmOlor
D'istrict Planning Manager
o; Harold' ,. Florida e Trans i d-nj. y t
Aileen Bowls, i 1 Florida Department of Transportation, District'
Chrmine Hurley, n nth
FLORIDA DEPARTMENT OF EDUCATION ip
STATE SNAKE OF EDUCATION
Pam stewaft
GA RY CHARTEAN1% Chak Cum miWone'r of Mutailon
ROOZATO MARVINIZ, Vice Chair
Ma pheat
SALLY BRADSHAW
Alan" EtSAL M.A
RARAARA S. FEMOW
JOHNX.PADGET Pat
KATHLEEN SHANAHAN
November 7,2012
Mr. D. Ray Eubanks, Plan Processing Administrator
Division of Community Planning
Department of Community Affairs
2555 Shumard Oak Boulevard
Tallahassee, Florida 32399-2 100
Dear Mr. Eubanks:
Re: Monroe County 12-SACSC
Thank you for the opportunity to review the Monroe County 12-3 ER amendment package. According to
the department's responsibilities under Section 163.3184(3), Florida Statutes, I reviewed the amendment
considering provisions of Chapter 163, Part 11, F.S., and to determine whether the proposal, if adopted,
would have potential to create adverse effects on public school facilities.
The package includes a text amendment to establish a "Commercial" future land use category. Because
the amendment does not appear to create adverse effects on public school facilities or sites, I offer no
comment.
Again, thank you for the opportunity to review and comment. If I may be of assistance, please contact me
at (850) 245-9312 or Tracv.Subernnaafldoe.org
Sincerely,r ac
ac Suber
G rohar=e Managment
and Educational Facilities Policy Liaison
TDS/
CC,. Mr. Jeff Barrow, Monroe County School District
Mr. James Stansbury and Ms, Rebecca Jetton, DEO/State Land Planning Agenj
THOMAS H. INSERkA
DipEmniz, OFFICEOF EDUCAMNALFACILMES
325W. MR= Z>-=�Tu= If 14- TA—MLAMRAUMSEE—, FLOM) A 32399-0-00- (850) 245-0494- FAx(850)245-9304
www.1149c.org
............. ... .. .. .. ........ . ............... .. ................................ I M-11
. .................... ......... =&
....... . ...............
.............................. .
-view eu UY Ine riannin Mimi
FORPMt-UMHUSSIM4
February 27, 2013 meeting.
JDRA FT.ff))- Discussion Purpose.,; (M&I
1610101410MR,
Rol 11! -9 11 i Iffill M-111111,1211MIRMIR
qIIIII
Il"M MIR,
See. 130-xx. - Commercial I district
(a),,The following uses are permitted as of right in the commercial I district:
-(I)-.C-ommercial retaAl -low-and medium-intensily and office ugga Ur a-vy conbiia�!&i L�,crClik-Ltf loss,
than 2,500 isguare feet of floor area;
Q Commercial recreational uses limited to, -
a. Bowling alleys,
,b. Tenni's and rNquet,,ball courts;
c. Miniature golf and driviLig,ggges,
d. Theaters;
e. Health cluband
f Swimming pools;
(3) Institutional uses;
L4) Public buildings and uses;
(5) Accessory uses,
Mus
��Jfjlljljml I I I � I I I I M
Eiji, W Ell
IT'l
Mir 10 -1 W-1
...............
ITS M I E#ry I I !-a I 170�1
wrl
Wyy of a. An existing curb cut;
sigpalized intersection; or
c. A curb cut that is sgparated fromy other curb cut on the same side of U.S. 1 by at least
feet;
(2) CCommercial retail uses of high intensity of less than 2,500 sguare feet in floorarea-_provided
that access to U.S.1 is y wayof•
a. An existing cur cut;
b. A sigLialized_ intersection; o
c. A curb cut that is separated from any other ccut on the same side of U.S. 1 by at least
0 feet;
() Parks and community s,
f4jjight industrial uses, provided that:
a. -The parcel pEoposed for development does not havean-areaof geater than two acres;
b. The parcel proposed for development is soarated fromestablished resi enia use
at least a class C buffeaardi and
c. All outside or e areas are screened from adjacent use by a solid fence wall or hedge at
least six feet in hei t;
(e) The following uses are permitted as ffla
j,or conditional uses in the commercial is is
s •e t'tthe's s set forth in chapter c e
1) Commercial retail of 'low- and medium-intensily and office uses or any combination thereof
eater than 10,000 are feet in floor area,provided a access to U.S. LisLiLby wayo
a n existipg curb cut;
b. A signalized intersection; or
c: A curb cut that is se arated fromy other ccut on the same side of U.S. 1 by at least
0 feet;
2 Commercial retail uses of high intensity eater than 2 sguare feet in floor ea rovided
that access to U.S. 1 is o:
a. Ap existing curb cut;
b. A sigllalized intersection: or
c: A curb cut that is soarated fromy other curb
cut on the same side of U.S.. y least
00 feet;
(3) New antenna-supportingstructures
,s antto section 14k-5__Lll
(4) Land use overlays A, E, PF, sMbject to the provisions of article IV of this chapter;
COMMERCIAL 2
x. - Ppypose of the commercial 2 di t.
e p1nose of the C2 district is to desigLaate qppropriate areas forhigher-intensity commercial uses
intended o serve retail sales and service, professional services and resort activities needs of a
subarea. This is `c should be established t discrete nodes along U.S. 1 and desi ed to serve the
needs of both residents visitors
See. -. - Commercial 2
_ i is ).
O The followinguses are permitted as'of right in the commercial i s
(1) Commercial retail of to e i -ine ity and office uses or agy combination eeo of
less than 10,000 sguare feet o oor
(2) Commercial retail uses,of high intensity of less than 5,000 sguare feet of floor area,°
2
eater than 45,000suare feet in floor -area, provided that access to U.S. l is by way o:
a, An existing curb cut;
b. A si aize 'intersection; or
c. curb
cut thgLj§_§Mgated fromy other curb cut on the same side of U.S. 1 by at least
400 feet;
{} ' ommercial retail uses of highto sit of greater than 30,000 square e t in oor area, provided
at access to U.S. 1 isby way of
a. An existing curb cut;
sigLialized intersectionLor
c. A curb cut that is s arated from any other curb cut on the same side of U.S. I_by at least
00 feet:
3) Amusement or sea life parks an drive-ineaters provide that:
0
a. The parcel of • has an area of at least two acres;
b. The 'Darcel is senarated from any residential district or established residential use by
least x classland
Accessc.
1. An
1 A signalized intersection, or
i ',,b cut that separated * ',, other
at least 400 feet
(4) Marinas, provided that -
a. The parcel proposed for development has access to water of at least four feet below me
sea level at mean low fide-
,,. and services is limited boating, diving d sport
c. Alloutside stoLage areas are screened adjacent- tsolidfence, wall or hedge
least six feet in height,
Any commercial fishing activities are limited to the landigg of catch, mooring
docj�pg of boats and storage of traps and other fishing Ntqpmcnt, and
class C buffervard within a side yard setback
associated(5) Heliports or se#plane ports, provided thav
a. The heligert is govenimental
services
element or a medical services facifily;
Federal Avia''t'lon Administration certified landin
departurec. The landing and Mroaches do not pass over established
rookeries;known bird
d. If there are established uses within 500 feet of the 12arcel pWposed for development, the
hours of overationd. and
e, The use is fenced or otherwise secured from My epLiX by unauthotized persons;
!stiuctures, pursuant to section ......
(7) Land use - * i ! tl 4 he *, i article.I,
Remainder° ofpage pa e Intentionally Left Blank
IDR, I f7fiv Discussion Purposes Onlyl
Future Land Use
Category and
Allocated
Densityas
Maximum Net
Density o'sca"
Maximum Intensity
Corresponding Zoning
—_
(per acre)
(per buildable acre)
(floor area ratio)
Commercial (COMM)
0
N/A
0.15-0.50
CR -Low intensity 0.35,
CR - Medium intensity 0.25,
CR - High intensity 0. 15,
Commercial I (Cl)
Offices 0.40,
Zoning
0
N/A
Commercial recreational 0.15,
Institutional 0.30,
Outdoor recreational 0. 15,
Public buildings and uses 0.30,
Light industry 0.30
CR- Low intensity 0.50,
CR - Medium intensity 0,40,
CR -High intensity 0.35,
Commercial 2 (C2)
Offices 0.45,
Zoning
0
N/A
Commercial recreation 0.25,
Institutional 0.40,
Outdoor recreational 0.25,
Public buildings and uses 0.35
Light industry 0.40
OR = commercial retail
a