Item O05 0.5
�o� BOARD OF COUNTY COMMISSIONERS
County of Monroe 0� "' Mayor Heather Carruthers,District 3
Mayor Pro Tem Michelle Coldiron,District 2
-Me- Florida Keys y Craig Cates,District 1
David Rice,District 4
Sylvia J.Murphy,District 5
County Commission Meeting
June 17, 2020
Agenda Item Number: 0.5
Agenda Item Summary #6779
BULK ITEM: No DEPARTMENT: Planning/Environmental Resources
TIME APPROXIMATE: STAFF CONTACT: Emily Schemper(305) 289-2506
1:30 pm PUBLIC HEARING
AGENDA ITEM WORDING: A public hearing to consider a resolution to transmit to the State
Land Planning Agency an ordinance by the Monroe County Board of County Commissioners
amending the Monroe County Future Land Use Map from Residential High (RH) to Institutional
(INS) for 32 Ocean Reef Drive, Key Largo, Ocean Reef Club; as proposed by Ocean Reef Chapel,
Inc. (2019-220)
ITEM BACKGROUND:
On November 12, 2019, the Planning and Environmental Resources Department received an
application from Smith/Hawks, PL (the "Agent") on behalf of Ocean Reef Chapel, Inc. (the
"Property Owner" and the "Applicant") to amend the Monroe County Future Land Use Map
(FLUM) from Residential High (RH) to Institutional (INS) for 32 Ocean Reef Drive, Key Largo,
Ocean Reef Club (the "Property"). The Applicant has also requested a corresponding Land Use
District (Zoning) map amendment for the Property from Urban Residential (UR) to Suburban
Commercial (SC) with an Institutional Overlay. The subject of this staff report is the proposed
FLUM amendment.
RM MC MC
RM
41 RH
RH lNlll /
1'01
RH
MC MC RH
Existing FLUM Designation Proposed FLUM Designation
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The Applicant states that the reason for the proposed amendment is:
he 1'�7`orx.',a.set� ;° m"iilyii lkl' i l.i stiy°ck Llw a�l1�;`me A� -�'kk lC,�Y"I To 'WIN k ,1� """'��ti:?� c�k'1 �'7i 1�� arl txi tmla;
ch l-)el o l the 1'"n,g1rrty. [w-ing NA 1 dh C,ounit,,' lliitde stL'bs iituaj w"Old, l writ li. 1ldn
ljhe =Tiidtidel ieNisions to the VI, D zo ihlg tlisialci ntaxirnurfi
nol`7i"cs,ilicmial land iiw i\s hP in cO I ke°. Anieild -lcn�s, the CoL"I ly cn-urfl'' , reduced 1CVe
iilltl i wlull"i itilt`nsis.yx` J'or UR zoning d➢ i l ;"-1 (r, iki ihirlN,, 00l 1i 9"t`& 1C to zeio. Prior to flne
J%i i °iidliiciass Alil plaint °OOUld liar o been penvitted its k,cdcvL°14`kp z-it) a tyx ,.-mill the ..;.f�li�'u�, church
l,ulde a; 11 , di`onc(, �xhn al allowed a shirt (0) pe cc, ll iiia .iima-il kioil.rc�idotn1a1 ltkiL ISIIV,
ni,r,v the V xisritig{wht.lu'ch nm il'l P"'o-petty Is not pk"r1'illvicd becausc the T-riaxinjum Hoof Arca 16610
l,M,l'AR"), is 0 aiid OlcreAve fltc chilicli is cl ose, ("onseiquendy,any red, vc1opm-1 w
u; the charch is h-milicd to, 4iya %z_ling sgtlaiv fr'io low, vlhich �s 6,5(flli sgt.ar feel 1`lia, 11'rol ose
A rikc iidr,imil� �, Lojl(l Applicant to rcdci ,, lop7 and cx;sand the M,ili`rfl :iH.ii tops.
The Applicant's full explanation and justification of the proposed amendments is included in the file
for the application (File 42019-220).
In accordance with LDC Section 102-159(a), a community meeting was held on January 8, 2020 at
5:05 PM at the subject property to discuss the proposed Future Land Use Map (FLUM) amendment
and corresponding Land Use District (Zoning) Map amendment, and to provide for public
participation. There was one (1) attendee who had questions about the design process.
At a regular meeting held on February 25, 2020, the Development Review Committee (DRC)
considered the proposed FLUM map amendment, provided for public comment and recommended
approval through DRC Resolution 05-20.
At a regular meeting held on May 27, 2020, the Planning Commission recommended approval of the
proposed FLUM map amendment through PC Resolution P13-20 and provided for public comment.
The proposed density during review was as follows:
Maximum
development
Existing FLUM Type Adopted Standards potential based
upon
density/intensity
Residential 6 du(UR)
Allocated Density Idu/Iot(URM,URM-L) 7.66 units
2 du/Iot(IS-D)
TDR/Market Rate
Residential High(RH) Residential Max Net 12-25 du(UR)W 25.54 units
Density
Total Upland Area: 1.277 acres
(55,626.12 sf) Affordable Residential 12-25 du(UR)M 25.54 units
Max Net Density
1.02 buildable acres
(1.277 ac—0.20 open space ratio) Transient 0-10 rooms/spaces 12.77 rooms/spaces
Allocated Density
Nonresidential 0 0 sf
Maximum Intensity
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0.5
Maximum
development
Proposed FLUM Type Adopted Standards potential based
upon
density/intensity
Residential 0 du 0 units market rate
Allocated Density
TDR/Market Rate
Residential Max Net N/A 0 units market rate
Institutional(INS) Density
Total Upland Area: 1.277 acres
(55,626.12 sf) Affordable Residential N/A 0 units affordable
Max Net Density
1.02 buildable acres
(1.277 ac—0.20 open space ratio) Transient 24 rooms/spaces 24.52 rooms/spaces
Allocated Density
Nonresidential 0.30 16,688 sf
Maximum Intensity
Residential Market Rate Allocated: -7.66 units
TDR/Market Rate Residential Max Net: -25.54 unit
Net Change in Development Potential Affordable Residential Max Net: -25.54 units
Based on FLUM
Transient Allocated:+11.75 rooms/spaces
Nonresidential: +16,688 sf
As shown in the blue portion of the table, the proposed FLUM amendment would result in a
decrease in 7.66 units in permanent allocated residential development potential; a decrease of 25.54
units in max net density residential potential for market rate units with the use of TDRs; a decrease
of 25.54 units in affordable residential development potential; an increase of 11.75 rooms or spaces
for transient units; and an increase in nonresidential development potential of 16,688 square feet.
------------------
Comprehensive Plan Amendments may be proposed by the Board of County Commissioners, the
Planning Commission, the Director of Planning, or the owner or other person having a contractual
interest in property to be affected by a proposed amendment. The Director of Planning shall review
and process applications as they are received and pass them onto the Development Review
Committee and the Planning Commission.
The Planning Commission shall hold at least one public hearing. The Planning Commission shall
review the application, the reports and recommendations of the Department of Planning &
Environmental Resources and the Development Review Committee and the testimony given at the
public hearing. The Planning Commission shall submit its recommendations and findings to the
Packet Pg. 2573
0.5
Board of County Commissioners (BOCC). The BOCC holds a public hearing to consider the
transmittal of the proposed comprehensive plan amendment, and considers the staff report, staff
recommendation, and the testimony given at the public hearing. The BOCC may or may not
recommend transmittal to the State Land Planning Agency. The amendment is transmitted to State
Land Planning Agency, which then reviews the proposal and issues an Objections,
Recommendations and Comments (ORC) Report. Upon receipt of the ORC report, the County has
180 days to adopt the amendments, adopt the amendments with changes or not adopt the
amendment.
PREVIOUS RELEVANT BOCC ACTION: N/A
CONTRACT/AGREEMENT CHANGES:
N/A
STAFF RECOMMENDATION: Approval.
DOCUMENTATION:
2019-220 Transmittal Reso
2019-220 BOCC SR 06.17.2020
FLUM Amendments l l X 17 00081740-000100
Exhibit A to Resolution: FLUM_Ordinance
Exhibit 1 to Ordinance: FLUM_Ordinance_Map_00081740-000100
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 Match: N/A
Insurance Required: N/A
Additional Details: N/A
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REVIEWED BY:
Emily Schemper Completed 05/27/2020 4:42 PM
Steve Williams Completed 05/28/2020 3:08 PM
Maureen Proffitt Completed 05/29/2020 1:23 PM
Assistant County Administrator Christine Hurley Completed
05/29/2020 2:35 PM
Purchasing Completed 05/29/2020 3:25 PM
Budget and Finance Completed 05/29/2020 4:37 PM
Maria Slavik Completed 05/30/2020 7:47 AM
Kathy Peters Completed 06/01/2020 8:26 AM
Board of County Commissioners Pending 06/17/2020 9:00 AM
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1
3 � 'G
4
5
6
7
8 MONROE COUNTY BOARD OF COUNTY COMMISSIONERS
9
10 RESOLUTION NO. - 2020 N
11
12
13 A RESOLUTION BY THE MONROE COUNTY BOARD OF COUNTY
14 COMMISSIONERS TRANSMITTING TO THE STATE LAND E
15 PLANNING AGENCY AN ORDINANCE BY THE MONROE COUNTY
16 BOARD OF COUNTY COMMISSIONERS AMENDING THE MONROE
17 COUNTY FUTURE LAND USE MAP FROM RESIDENTIAL HIGH (RH)
18 TO INSTITUTIONAL (INS), FOR PROPERTY LOCATED AT 32 OCEAN
19 REEF DRIVE, KEY LARGO, MONROE COUNTY, FLORIDA, HAVING -
20 PARCEL ID 00081740-000100, AS PROPOSED BY OCEAN REEF
21 CHAPEL, INC.; PROVIDING FOR SEVERABILITY; PROVIDING FOR
22 REPEAL OF CONFLICTING PROVISIONS; PROVIDING FOR
23 TRANSMITTAL TO THE STATE LAND PLANNING AGENCY AND
24 THE SECRETARY OF STATE; PROVIDING FOR INCLUSION IN THE
25 MONROE COUNTY COMPREHENSIVE PLAN AND FOR
26 AMENDMENT TO THE FUTURE LAND USE MAP; PROVIDING FOR
27 AN EFFECTIVE ;DATE. (File 2019-220) c
28
29 --------------------------------------------------------------------------------------------------------------------- —
30
31 WHEREAS, the Monroe County Board of County Commissioners conducted a public
32 hearing for the purpose of considering the transmittal pursuant to the State Coordinated Review
33 Process in Sec. 163.3184(4), F.S., to the State Land Planning Agency for objections,
34 recommendations and comments, and to the other Reviewing Agencies as defined in Sec.
35 163.3184(1)(c), F.S., for review and comment on a proposed amendment to the Monroe County
36 Comprehensive Plan as described above; and
37
38 WHEREAS, the Monroe County Planning Commission and the Monroe County Board
39 of County Commissioners support the transmittal of the requested Future Land Use Map
40 amendment;
41
42 NOW THEREFORE, BE IT RESOLVED BY THE BOARD OF COUNTY
43 COMMISSIONERS OF MONROE COUNTY,FLORIDA:
44
Resolution -2020 Page 1 of 2
BOCC Transmittal:File 2019-220
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0.5.a
45 Section 1: The Board of County Commissioners does hereby adopt the recommendation of
46 the Planning Commission to transmit the draft ordinance, attached as Exhibit A,
47 for review of the proposed Future Land Use Map amendment.
48
49 Section 2. The Board of County Commissioners does hereby transmit the proposed
50 amendment to the State Land Planning Agency for review and comment in
51 accordance with the State Coordinated Review process pursuant to Section
52 163.3184(4), Florida Statutes.
53
54 Section 3. The Monroe County staff is given authority to prepare and submit the required y
55 transmittal letter and supporting documents for the proposed amendment in
56 accordance with the requirements of Section 163.3184(4), Florida Statutes.
57
58 Section 4. The Clerk of the Board is hereby directed to forward a certified copy of this E
59 resolution to the Director of Planning.
60 E
61
62 PASSED AND ADOPTED by the Board of County Commissioners of Monroe County,
63 Florida, at a regular meeting held on the day of
64
65 Mayor Heather Carruthers, District 3
66 Mayor Pro Tem Michelle Coldiron, District 2
67 Commissioner Craig Cates, District 1
68 Commissioner David Rice, District 4
69 Commissioner Sylvia Murphy, District 5 0
70
71
72
73 BOARD OF COUNTY COMMISSIONERS
74 OF MONROE COUNTY, FLORIDA
75 y
76 BY
77 MAYOR HEATHER CARRUTHERS
78
N
79 (SEAL)
80
81 ATTEST: KEVIN MADOK, CLERK
82 E
83
84 DEPUTY CLERK
MOORM COUNTY A
A A>�
A381 TANT CQ � N Y
Resolution -2020 Page 2 of 2
BOCC Transmittal:File 2019-220
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rs
2 Ell'
3
4 '
5 MEMORANDUM
6 MONROE COUNTY PLANNING&ENVIRONMENTAL RESOURCES DEPARTMENT
7 We strive to be caring,professional and fair
8
9 To: Monroe County Board of County Commissioners E
10
11 Through: Emily Schemper, CFM, AICP, Senior Director of Planning & Environmental Resources
12
13 From: Cheryl Cioffari, AICP, Assistant Director of Planning E
14
15 Date: May 27, 2020 E
16
17 Subject: An ordinance by the Monroe County Board of County Commissioners amending
18 the Monroe County Future Land Use Map from Residential High (RH) to "-
19 Institutional (INS) for 32 Ocean Reef Drive, Key Largo, Ocean Reef Club; as
20 proposed by Ocean Reef Chapel, Inc. (2019-220)
21
22 Meeting: June 17, 2020
23
24 I. REQUEST
25
26 On November 12, 2019, the Planning and Environmental Resources Department received an
27 application from Smith/Hawks, PL (the "Agent") on behalf of Ocean Reef Chapel, Inc. (the CD
28 "Property Owner" and the "Applicant") to amend the Monroe County Future Land Use Map
29 (FLUM) from Residential High (RH) to Institutional (INS) for 32 Ocean Reef Drive, Key Largo,
30 Ocean Reef Club (the "Property"). The Applicant has also requested a corresponding Land Use
31 District (Zoning) map amendment for the Property from Urban Residential (UR) to Suburban v)i
32 Commercial (SC) with an Institutional Overlay. The subject of this staff report is the proposed
c,
33 FLUM amendment.
34
cv
cv
cv
BOCC SR 06.17.2020 Page 1 of 11
File 42019-220
Packet Pg. 2578
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N
1�0
RM MC MC 0
RM
RH
RH RM
RH
MC MC RH
L
F_
1 C
2 Existing FLUM Designation Proposed FLUM Designation
3 IL BACKGROUND INFORMATION
4 a
5 Site Information:
6 Address: 32 Ocean Reef Drive, Key Largo, Ocean Reef Club U_
7 Parcel ID: 00081740-000100 >
8 Owner/Applicant: Ocean Reef Chapel, Inc. o
9 Size of Property: 1.277 acres per survey completed by Kenneth J. Buchanan, P.S.M. of aa)
10 Watham Group, Inc. dated and signed November 2, 2019
11 FLUM Designation: Residential High (RH)
12 Land Use District: Urban Residential (UR) 0
13 Tier Designation: none M
14 Flood Zones: AE (EL 9)
0
15 CBRS: No c
16 Existing Use: Institutional (Ocean Reef Chapel) ti
17 Existing Vegetation/Habitat: Developed Land 7
18 Community Character of Immediate Vicinity: Adjacent land uses include single-family
19 residential uses to the northeast, multi-family residential uses to the east (formerly the medical
20 center),nonresidential uses to the south. v
21 O
22 The Property currently has a Land Use District (Zoning) designation of Urban Residential (UR) and c1
23 a Future Land Use Map (FLUM) designation of Residential High (RH). The Property was within the N
24 BU-2 (medium business district ) zoning district prior to September 15, 1986. The Property was re-
25 designated as UR (urban residential) with the final adoption of the LUD map in 1992. With the N
26 adoption of the Comprehensive Plan's FLUM in 1997, the Property was given the current FLUM c
27 designation of Residential High (RH). E
28
29 The Applicant is also requesting proposed Land Use District (Zoning) Map amendment for the Q
30 property from Urban Residential (UR) to Suburban Commercial (SC) with an Institutional Overlay.
31 The subject of this staff report is the proposed FLUM amendment.
32
33 The Applicant states that the reason for the proposed amendment is:
BOCC SR 06.17.2020 Page 2 of 11
File#2019-220
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'HIC p'l'"dJ[)i)SOdtl . frmldi'i'id nln, scck to Apj,'ohcant to 1'„fl r „d'�,'vekoln 'Atild :(--pard a � 0,\tminip
d"are I 0ii fl,, 4e �I li�'i . During 2(fl a, ll➢c Coumy ni1."dde tc, Oie Cct-iip I'Ia
t rke +Wii lld l'tl tiT s-), vl l lcll dt(..Q,�4 c� d 1 evis�'vtns ltr Ole G 1 11t) r tifi9. ��3 l"' i5'1 1.14, xitln,i i 'J
4trtrcsiIdcn,[ial laml talc s-ad l idle , s I)all cd,1 e n'ir ndmcilats, OW ('C,1 111 Cla•adiaihy r diiced tl,ic
as xina ini mte risity Isar t 1� ;,iining dasmcs,i tro[11 apiir ( atlt l l'cent io zvi o, Prim to flip
a,ietad:hi)v as, Ap1,tticari'1 'rd'litisd have I"acen pGi""ni G1teci t:dd rcdevm"` or aild e vjigai'rdw, the d nl ,t ';.'h,
11111dei ka i i r� ("vol g, di-15ti ici ,vhu h .aHorN,ed at tljitt,„ t (") l"mrcciat rri amnnli it iioi� resldtmkla1 intet'is y,
ncr,v the cm5t ng c'Iat,irchi on,, the llrop C;� is nct peiialit:tdadl b causc the i iaxiinut rj Hoy ,i Ai,-cil. kwio _
`lFAJl -)� Is 0 a n(i 01c cl' tl�c �I�ali'�.�� t��� pit"ti'tcdr6 ����6 itt�9i asc. i ale dcp
c. tlic cliurcli is Iiii: tcd ta) the cNJsong �,gijai e f,"antage,. 'xliich- is 6,500 sgiiare keel. 11"I'le PT,opi)su
1 Aiiiali(knciats 4vd ukl ilM i ., ppItc.ant to rcdcvclop aaati.I CNp': 1d the i k,wit ch lt�ipti,
2
3 The Applicant's full explanation and justification of the proposed amendments is included in the file
4 for the application (File 42019-220).
5 E
6 Staff has reviewed the Applicant's position and supporting documentation, and is also reviewing the
7 proposed amendment for consistency with State Statutes (including 163.3187, F.S., above), Rules,
8 internal consistency with the Comprehensive Plan and balancing all the requirements and policy U-
9 issues.
10
11 Community Meeting and Public Participation
12 In accordance with LDC Section 102-159(a), a community meeting was held on January 8, 2020 at
13 5:05 PM at the Property to discuss the proposed Future Land Use Map (FLUM) amendment and
14 corresponding Land Use District (Zoning) Map amendment, and to provide for public participation.
15 There was one (1) attendee who had questions about the design process.
16
17 Development Review Committee and Public Input
18 At a regular meeting held on February 25, 2020, the Development Review Committee (DRC)
19 considered the proposed FLUM map amendment, provided for public comment and recommended
20 approval through DRC Resolution 05-20. �i
21 v)i
22 Planning Commission and Public Input
c,
23 At a regular meeting held on May 27, 2020, the Planning Commission recommended approval of the
24 proposed FLUM map amendment through PC Resolution P13-20 and provided for public comment. CO
25 N
26 III.AMENDMENT REVIEW
27 N
28 Maximum Allocated Density and Intensity by Future Land Use MapDesi nation
a�
Maximum development
Existing FLUM Type Adopted Standards potential based upon
density/intensity
Residential High(RH) 6 du(UR)
Residential Idu/lot(URM, 7.66 units
Total Upland Area: 1.277 acres Allocated Density URM-L)
(55,626.12 sf) 2 du/lot(IS-D)
BOCC SR 06.17.2020 Page 3 of 11
File 42019-220
Packet Pg. 2580
0.5.b
TDR/Market Rate
1.02 buildable acres Residential Max Net 12-25 du(UR)W 25.54 units
(1.277 ac—0.20 open space Density
ratio) Affordable Residential
12-25 du(UR)M 25.54 units
Max Net Density
Transient 0-10 rooms/spaces 12.77 rooms/spaces
Allocated Density
Nonresidential 0 0 sf
Maximum Intensity
Maximum development
Proposed FLUM Type Adopted Standards potential based upon
density/intensity
E
Residential 0 du
Allocated Density 0 units market rate et
TDR/Market Rate
Institutional(INS) Residential Max Net N/A 0 units market rate
Density
Total Upland Area: 1.277 acres
(55,626.12 sf) Affordable Residential N/A 0 units affordable
Max Net Density
1.02 buildable acres
(1.277 ac—0.20 open space W
) Allocated Density
ratio Transient 24 rooms/spaces 24.52 rooms/spaces 0
N
M
Nonresidential 0.30 16,688 sf N
Maximum Intensity
N
r®:
Residential Market Rate Allocated: -7.66 units
CD I
TDR/Market Rate Residential Max Net: -25.54 unit
Net Change in Development
Potential Based on FLUM Affordable Residential Max Net: -25.54 units
O
Transient Allocated: +11.75 rooms/spaces CO i
CD
Nonresidential: +16,688 sf N
1 The above table provides an approximation of the development potential for residential, transient N
2 and commercial development. Section 130-156(b) of the Land Development Code states: "The
3 density and intensity provisions set out in this section are intended to be applied cumulatively so that E
4 no development shall exceed the total density limits of this article. For example, if a development U
5 includes both residential and commercial development, the total gross amount of development shall
6 not exceed the cumulated permitted intensity of the parcel proposed for development."
7
8 As shown in the blue portion of the table, the proposed FLUM amendment would result in a
9 decrease in 7.66 units in permanent allocated residential development potential; a decrease of 25.54
10 units in max net density residential potential for market rate units with the use of TDRs; a decrease
BOCC SR 06.17.2020 Page 4 of 11
File 42019-220
Packet Pg. 2581
0.5.b
I of 25.54 units in affordable residential development potential; an increase of 11.75 rooms or spaces
2 for transient units; and an increase in nonresidential development potential of 16,688 square feet.
3
4 Compatibility with the Surrounding Area
5 a. Existing Vegetation/Habitat: Developed Land
6 b. Existing Tier Designation: None
7 c. Number of Listed Endangered or Threatened Species: None
8 d. Existing Use: Institutional (Ocean Reef Chapel)
9 e. Community Character of Immediate Vicinity: Adjacent land uses include single-family E
10 residential uses to the northeast, multi-family residential uses to the east (formerly the
11 medical center), nonresidential uses to the south.
12
13 The proposed FLUM is not anticipated to adversely impact the community character of the E
14 surrounding area.
15 E
16 Concurrency Analysis (Comprehensive Plan Policy 101.1.1) a
17 Traffic Circulation (Comprehensive Plan Policy 301.1.1)
_J
18 The subject property is located on Ocean Reef Drive within U_
19 Ocean Reef, which is accessed by County Road 905. The >
20 property is only accessible by via US 1. Pursuant to the o
21 Comprehensive Plan, the level of service standard for US 1 is
22 LOS of "C." According to the 2017 US 1 Arterial Travel Time
c
23 and Delay Study, US 1 overall is operating at a LOS of"C" and ey 0
24 Segment 23 on Key Largo (MM 99.5 to MM 106) is operating at t �� ���� p
25 a LOS of"A."
26 o
27 The proposed FLUM amendment would result in a decrease in N
28 residential potential and an increase in nonresidential potential.
29 For 2017, there is a maximum reserve volume for Segment 23 of CD
8,333 trips, and the maximum reserve volume for US 1 as a C�
31 whole is 18,547 trips. rni
32 Habitat Type 0
33 The proposed FLUM is not anticipated to have any adverse 0
m
34 impacts to the Traffic Circulation LOS. 1
0
35 N
36 Potable Water(Comprehensive Plan Policy 701.1.1)
CD
37 Florida Keys Aqueduct Authority's water treatment facility in Florida City has a maximum water N
38 treatment design capacity of 29.8 million gallons per day (MGD) and is capable of treating up to a
39 23.8 MGD. There are also two saltwater Reserve Osmosis (RO) plants, located on Stock Island and E
40 Marathon, which are able to produce potable water under emergency conditions. The RO
41 desalination plants have design capacities of 2.0 and 1.0 MGD of water, respectively. The County Q
42 2015-2016 water demand were 17.89 & 17.66 MGD respectively.
43
44 The proposed FLUM amendment could result in a net decrease in demand from this site of 896
45 gallons per day.
46
BOCC SR 06.17.2020 Page 5 of 11
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Potable Water Max Potential
FLUM Residential Residential Persons/ Total Total LOS Net Change
LOS Standard Development Household Persons Demand
(Policy 701.1.1) (dwelling units)
Current: 100 gal/cap/day 25.54 2.24 2.24 5,720.96 gal/day
RH (224 gal/du/day)
-5,720.96
Proposed: 100 gal/cap/day 0 2.24 0 0 gal/daygal/dayINS (224 gal/du/day)
1 �
2 The proposed FLUM is not anticipated to adversely impact the Potable Water LOS.
3
4 Solid Waste (Comprehensive Plan Policy 801.1.1) -�
5 Monroe County has a contract with Waste Management authorizing the use of in-state facilities 0)
6 through September 30, 2024; thereby, providing the County with approximately six (6) more years of <
7 guaranteed capacity for solid waste. Currently, there is adequate capacity for solid waste generation. 2
8 All commercial solid waste is handled by private contract.
9 cu
10 The proposed FLUMis not anticipated to adversely impact the Solid Waste LOS.
11 �
12 Sanitary Sewer(Comprehensive Plan Policy 901.1.1
13 The County has adopted water quality treatment standards for wastewater facilities and within the
14 Sanitary Wastewater Treatment Master Plan, Exhibit 3-8, has stated the LOS standard for residential
15 and nonresidential flow is 145 gallons per day per equivalent dwelling unit (EDU). The proposed C44
16 FLUM amendment would leave the allocated density on the site at zero (0) dwelling units, which `'"
17 would not increase the required flow. Any proposed development on the site will either need to
18 connect to the North Key Largo Utilities Corporation system, or provide on-site sewage treatment
19 and disposal that meets the LOS standards in Policy 901.1.1.
20
21 The proposed FLUM is not anticipated to adversely impact the Sanitary Sewer LOS.
22 U1
23 IV.CONSISTENCY WITH THE MONROE COUNTY YEAR 2030 COMPREHENSIVE
24 PLAN,THE FLORIDA STATUTES AND PRINCIPLES FOR GUIDING DEVELOPMENT ca i
25 cV
26 A. The proposed amendment is consistent with the Goals, Objectives and Policies of the
27 Monroe County Year 2030 Comprehensive Plan (Note: compliance with Policy 101.5.26 must
28 be established prior to BOCC adoption of the proposed FLUM amendment). Specifically, it
29 furthers:
E
30
31 Goal 101: Monroe County shall manage future growth to enhance the quality of life, ensure the
32 safety of County residents and visitors, and protect valuable natural resources.
33
34 Objective 101.5
35 Monroe County shall regulate future development and redevelopment to maintain and enhance
36 the character of the community and protect natural resources by providing for the compatible
37 distribution of land uses consistent with the designations shown on the Future Land Use Map.
BOCC SR 06.17.2020 Page 6 of 11
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0.5.b
1
2 Policy 101.5.12
3 The principal purpose of the Institutional (INS) future land use category is to provide for
4 institutional uses by federally tax-exempt, nonprofit facilities, including, but not limited to,
5 educational, scientific, religious, social service, cultural, healthcare, and recreational
6 organizations. Related institutional residential and nonresidential uses, including student and
7 employee housing, shall be allowed. [F.S. § 163.3177(6)(a)]
8
9 Policy 101.5.25 E
10 Monroe County hereby adopts the following density and intensity standards for the future land
11 use categories, which are shown on the FLUM and described in Policies 101.5.1101.5.20.
12 [F.S. § 163.3177(6)(a)l.]
13 E
Future Land Use Densities and Intensities
m
Residential Nonresidential Minimum
Future Land Open Space
Use Category Ratio(0
m Net Maximum Density And Allocated Density(a) Max (a)(b) y Maximum Intensity
Corresponding (per upland acre) (floor area ratio)
Zoning (per buildable acre) p
6 du(UR) 12-25 du(UR)
Residential I du/lot(URM,URM-L) N/A(IS-D,URM,
High(RH) 2 du/lot(IS-D) URM-L) O
0-10 rooms/spaces 0-20 rooms/spaces
0 0.20 C
CD
* * * cv
cv
Per
Institutional 0 du N/A (0(INS) 15 rooms/spaces 24 rooms/spaces 0.30 underlying
zoning �
Notes: CAI
(a) The allocated densities for submerged lands, salt ponds, freshwater ponds, and mangroves shall be 0 and the U
maximum net density bonuses shall not be available. M
(b) The Maximum Net Density is the maximum density allowable with the use of TDRs,or for qualifying Q1
affordable housing development. TDRs can be utilized to attain the density between the allocated density N
standard up to the maximum net density standard. Deed restricted affordable dwelling units may be built up �+
to the maximum net density without the use of TDRs. "N/A" means that maximum net density bonuses shall N
not be available. Buildable acres means the portion of a parcel of land that is developable and is not required ;j
open space.
(c) Additional open space requirements may apply based on environmental protection criteria;in these cases,the
most restrictive requirement shall apply.
(d) Future land use categories of Agriculture/Aquaculture, Education, Institutional, Preservation, Public
Buildings/Lands, and Public Facilities,which have no directly corresponding zoning, may be used with new
or existing zoning districts as appropriate.
(e) Within the Mainland Native future land use district, campground spaces and nonresidential buildings shall
only be permitted for educational,research or sanitary purposes.
(f) For properties consisting of hammocks,pinelands or disturbed wetlands within the Mixed Use/Commercial
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and Mixed Use/ Commercial Fishing future land use categories,the maximum floor area ratio shall be 0.10
and the maximum net density bonuses shall not be available.
(g) A mixture of uses shall be maintained for parcels designated as MI zoning district that are within the MC
future land use category. Working waterfront and water dependent uses, such as marina, fish house/market,
boat repair, boat building, boat storage, or other similar uses, shall comprise a minimum of 35% of the
upland area of the property,adjacent to the shoreline,pursuant to Policy 101.5.6.
(h) In the RV zoning district,commercial apartments shall be allowed,not to exceed 10%of total spaces allowed
or in existence on the site,whichever is less.
(i) The allocated density for the CFSD-20 zoning district(Little Torch Key) shall be 1 dwelling unit per acre, or
i dwelling unit per parcel for those parcels existing as of September 15, 1986, whichever is less, and the
maximum net density bonuses shall not be available. Residential density shall be allowed in addition to the
permitted nonresidential uses and intensity(i.e.,density and intensity shall not be counted cumulatively).
(j) Within IS subdivisions with primarily single family residential units, IS-D zoning may be used with a RM
future land use designation for platted lots which have a duplex that was lawfully established prior to
September 15, 1986.
(k) The maximum net density shall be 25 du/buildable acre for the UR zoning district and shall be 18
du/buildable acre for the MU and SC zoning district for development where all units are deed restricted E
affordable dwelling units. For the UR zoning district market rate housing may be developed as part of an
affordable or employee housing project with a maximum net density not exceeding 18 du/buildable acre.
(1) Vessels, including live-aboard vessels, or associated wet slips are not considered dwelling units and do not U_
count when calculating density.
1 p
2
3 B. The proposed amendment is consistent with the Principles for Guiding Development for the
4 Florida Keys Area, Section 380.0552(7), Florida Statutes.
5
O
6 For the purposes of reviewing consistency of the adopted plan or any amendments to that plan with N
7 the principles for guiding development and any amendments to the principles, the principles shall be
CD
8 construed as a whole and no specific provision shall be construed or applied in isolation from the N
9 other provisions.
10
11 (a) Strengthening local government capabilities for managing land use and development so that
12 local government is able to achieve these objectives without continuing the area of critical U)
13 state concern designation.
14 (b) Protecting shoreline and benthic resources, including mangroves, coral reef formations,
15 seagrass beds, wetlands, fish and wildlife, and their habitat. MI
16 (c) Protecting upland resources, tropical biological communities, freshwater wetlands, native N
17 tropical vegetation (for example, hardwood hammocks and pinelands), dune ridges and a)
18 beaches, wildlife, and their habitat.
19 (d) Ensuring the maximum well-being of the Florida Keys and its citizens through sound
20 economic development.
E
21 (e) Limiting the adverse impacts of development on the quality of water throughout the Florida
22 Keys.
23 (f) Enhancing natural scenic resources, promoting the aesthetic benefits of the natural
24 environment, and ensuring that development is compatible with the unique historic character
25 of the Florida Keys.
26 (g) Protecting the historical heritage of the Florida Keys.
27 (h) Protecting the value, efficiency, cost-effectiveness, and amortized life of existing and
28 proposed major public investments, including:
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1
2 1. The Florida Keys Aqueduct and water supply facilities;
3 2. Sewage collection, treatment, and disposal facilities;
4 3. Solid waste treatment, collection, and disposal facilities;
5 4. Key West Naval Air Station and other military facilities;
6 5. Transportation facilities;
7 6. Federal parks, wildlife refuges, and marine sanctuaries;
8 7. State parks, recreation facilities, aquatic preserves, and other publicly owned
9 properties; y
10 8. City electric service and the Florida Keys Electric Co-op; and
11 9. Other utilities, as appropriate.
12 (i) Protecting and improving water quality by providing for the construction, operation,
13 maintenance, and replacement of stormwater management facilities; central sewage E
14 collection; treatment and disposal facilities; and the installation and proper operation and
15 maintenance of onsite sewage treatment and disposal systems. E
16 (j) Ensuring the improvement of nearshore water quality by requiring the construction and
17 operation of wastewater management facilities that meet the requirements of ss.
18 381.0065(4)(1) and 403.086(10), as applicable, and by directing growth to areas served by U_
19 central wastewater treatment facilities through permit allocation systems.
20 (k) Limiting the adverse impacts of public investments on the environmental resources of the
21 Florida Keys.
22 (1) Making available adequate affordable housing for all sectors of the population of the Florida
23 Keys.
24 (m)Providing adequate alternatives for the protection of public safety and welfare in the event of
25 a natural or manmade disaster and for a postdisaster reconstruction plan.
26 (n) Protecting the public health, safety, and welfare of the citizens of the Florida Keys and
27 maintaining the Florida Keys as a unique Florida resource.
28
29 Pursuant to Section 380.0552(7) Florida Statutes, the proposed amendment is consistent with the
30 Principles for Guiding Development as a whole and is not inconsistent with any Principle.
31 i
32 C. The proposed amendment is consistent with Part II of Chapter 163, Florida Statutes (F.S.).
33 Specifically, the amendment furthers: O
34
35 163.3161(4), F.S. — It is the intent of this act that local governments have the ability to preserve N
36 and enhance present advantages; encourage the most appropriate use of land, water, and
37 resources, consistent with the public interest; overcome present handicaps; and deal
38 effectively with future problems that may result from the use and development of land within a
39 their jurisdictions. Through the process of comprehensive planning, it is intended that units E
40 of local government can preserve, promote, protect, and improve the public health, safety,
41 comfort, good order, appearance, convenience, law enforcement and fire prevention, and
42 general welfare; facilitate the adequate and efficient provision of transportation, water,
43 sewerage, schools, parks, recreational facilities, housing, and other requirements and
44 services; and conserve, develop, utilize, and protect natural resources within their
45 jurisdictions.
46
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1 163.3161(6), F.S. — It is the intent of this act that adopted comprehensive plans shall have the
2 legal status set out in this act and that no public or private development shall be permitted
3 except in conformity with comprehensive plans, or elements or portions thereof, prepared
4 and adopted in conformity with this act.
5
6 163.3177(1), F.S. — The comprehensive plan shall provide the principles, guidelines, standards,
7 and strategies for the orderly and balanced future economic, social, physical, environmental,
8 and fiscal development of the area that reflects community commitments to implement the
9 plan and its elements. These principles and strategies shall guide future decisions in a E
10 consistent manner and shall contain programs and activities to ensure comprehensive plans
11 are implemented. The sections of the comprehensive plan containing the principles and
12 strategies, generally provided as goals, objectives, and policies, shall describe how the local
13 government's programs, activities, and land development regulations will be initiated, E
14 modified, or continued to implement the comprehensive plan in a consistent manner. It is not
15 the intent of this part to require the inclusion of implementing regulations in the E
16 comprehensive plan but rather to require identification of those programs, activities, and land
17 development regulations that will be part of the strategy for implementing the comprehensive
18 plan and the principles that describe how the programs, activities, and land development U-
19 regulations will be carried out. The plan shall establish meaningful and predictable standards
20 for the use and development of land and provide meaningful guidelines for the content of r�
21 more detailed land development and use regulations.
22
23 163.3201, F.S. — Relationship of comprehensive plan to exercise of land development regulatory
24 authority. It is the intent of this act that adopted comprehensive plans or elements thereof
25 shall be implemented, in part, by the adoption and enforcement of appropriate local
26 regulations on the development of lands and waters within an area. It is the intent of this act
27 that the adoption and enforcement by a governing body of regulations for the development of
28 land or the adoption and enforcement by a governing body of a land development code for an
29 area shall be based on, be related to, and be a means of implementation for an adopted
30 comprehensive plan as required by this act.
31 i
32 V. PROCESS
33
34 Comprehensive Plan Amendments may be proposed by the Board of County Commissioners, the
35 Planning Commission, the Director of Planning, or the owner or other person having a contractual N
36 interest in property to be affected by a proposed amendment. The Director of Planning shall review
37 and process applications as they are received and pass them onto the Development Review
38 Committee and the Planning Commission.
39
40 The Planning Commission shall hold at least one public hearing. The Planning Commission shall
41 review the application, the reports and recommendations of the Department of Planning &
42 Environmental Resources and the Development Review Committee and the testimony given at the
43 public hearing. The Planning Commission shall submit its recommendations and findings to the
44 Board of County Commissioners (BOCC). The BOCC holds a public hearing to consider the
45 transmittal of the proposed comprehensive plan amendment, and considers the staff report, staff
46 recommendation, and the testimony given at the public hearing. The BOCC may or may not
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I recommend transmittal to the State Land Planning Agency. The amendment is transmitted to State
2 Land Planning Agency, which then reviews the proposal and issues an Objections,
3 Recommendations and Comments (ORC) Report. Upon receipt of the ORC report, the County has
4 180 days to adopt the amendments, adopt the amendments with changes or not adopt the
5 amendment.
6
7 VI. STAFF RECOMMENDATION
8
9 Staff recommends approval of the proposed FLUM amendment from Residential High (RH) to E
10 Institutional (INS).
11 °®
12 VII. EXHIBIT
13
14 1. 11" by 17" FLUM Amendment Maps
15 2. Draft Ordinance E
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4
6
7 MONROE COUNTY, FLORIDA
8 MONROE COUNTY BOARD OF COUNTY COMMISSIONERS
9 ORDINANCE NO. -2020
10
11 �
12 AN ORDINANCE BY THE MONROE CO BOARD OF COUNTY
13 COMMISSIONERS AMENDING THE MO TY FUTURE LAND
14 USE MAP FROM RESIDENTIAL HIG TO ITUTIONAL (INS), <
15 FOR PROPERTY LOCATED AT 32 N REEF KEY LARGO,
16 MONROE COUNTY, FLORIDA, H PARCEL ID 0 40-000100, AS
17 PROPOSED BY OCEAN REEF APEL, INC.; PR ING FOR
18 SEVERABILITY; PROVIDING F REPE OF IC TING
19 PROVISIONS; PROVIDIN OR TRA O THE ST LAND
20 PLANNING AGENCY AN ECRETA STATE;PROV1) G FOR
21 INCLUSION IN THE MO TY C EHENSIVE PLAN AND
22 FOR AMENDMENT TO TH T ND U AP; PROVIDING FOR
23 AN EFFECTIVE D TE. (File 2 20) C14
24
25
26 WHEREAS, Novem 12, 20 e Plannin and Environmental Resources
27 Department received an catio om the S Hawks, PL (the "Agent") on behalf of Ocean
28 Reef Chape e"Pro the" icant")to amend the Monroe County Future Oi
29 Land U rom dentia Institutional (1) for 32 Ocean Reef Drive,
30 Key and U-
31 E
32 W AS,the Ap nt ha requested a corresponding Land Use(Zoning)District c
33 map amendm or the subje operty m Urban Residential (UR) to Suburban Commercial 0
34 (SC)with an Ins onal Over and
35 0
36 WHEREAS, o ounty Development Review Committee (DRC) considered the
37 proposed amendment at rly scheduled meeting held on February 25, 2020; and
38 x
39 WHEREAS,the Monroe County Planning Commission held a public hearing on the May
40 27, 2020,for review and recommendation on the proposed Future Land Use Map amendment; and
41
42 WHEREAS, the Monroe County Planning Commission made the following findings of 2
43 fact and conclusions of law:
44
45 1. The proposed FLUM is not anticipated to adversely impact the community character
46 of the surrounding area;
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1 2. The proposed FLUM is not anticipated to adversely impact the Comprehensive Plan
2 adopted Level of Service (LOS);
3 3. The proposed amendment is consistent with the Goals, Objectives and Policies of the
4 Monroe County Year 2030 Comprehensive Plan; and
5 4. The proposed amendment is consistent with the Principles for Guiding Development
6 for the Florida Keys Area of Critical State Concern, Sec. 380.0552(7), F.S.;
7 5. The proposed amendment is consistent with Part II of Chapter 163,Florida Statute; and E
8 6. The proposed amendment will not result in an adverse change in community character
9 to the sub-area which a proposed amendment affects.
10
11 WHEREAS, the Monroe County Planning Co n adopted Resolution No. P
12 -20 recommending to the Monroe County Board my Commissioners
13 of the proposed amendment; and
14 <
15 WHEREAS, at a regular meeting held o of , 20 the
16 Monroe County Board of County Commissio Id a public hearin onsider the transmittal
17 of the proposed amendment, considered the report and provided ublic comment and
18 public participation in accordance with the requi is of law and t ocedures adopted
19 for public participation in the planni rocess; an
20
21 WHEREAS at the t=U, )1 p hearing, the BOCC adopted
22 Resolution No. -2020,transmitti � he ent to tate Land Planning Agency; and
23 N
24 WHEREAS, t nd Plan n Age ed mendment and the County
25 received its Objecti ecom ations a nts report on day of
26 20_; and
27
28 WBJFJ&VA&the <<did/ did not identify any objections, or comments to the 0i
29 proposed amendment>>* and �
o�1i �
30 U_
31 REAS, at a arty uled meeting on the day of 20_,
32 the BOC a public hea to co adoption of the proposed FLUM amendment;
33 0
34 NOW, THER E, BE I RDAINED BY THE MONROE COUNTY BOARD OF
35 COUNTY COM ONE
36
37 Section 1. The Future La ap of the Monroe County 2030 Comprehensive Plan is amended z
38 as follows: X
39
40 The property located at 32 Ocean Reef Drive,Key Largo, Ocean Reef Club, having
41 Parcel ID Number 00081740-000100, is changed from Residential High (RH) to
42 Institutional (INS) as shown on Exhibit 1, attached hereto and incorporated herein.
43 <
44 Section 2. Severability. If any section, subsection, sentence, clause, item, change, or provision of
45 this ordinance is held invalid,the remainder of this ordinance shall not be affected by such validity.
46
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I Section 3. Repeal of Inconsistent Provisions. All ordinances or parts of ordinances in conflict
2 with this ordinance are hereby repealed to the extent of said conflict.
3
4 Section 4. Transmittal. This ordinance shall be transmitted by the Director of Planning to the
5 State Land Planning Agency pursuant to Chapter 163 and 380, Florida Statutes.
6
7 Section 5. Filin2 and Effective Date. This ordinance shall be filed in the Office of the secretary
8 of the State of Florida but shall not become effective until a notice is issued by the State Land
9 Planning Agency or Administration Commission finding the amendment in compliance, and if
10 challenged, until such challenge is resolved pursuant to Chapte 0, Florida Statutes.
11 �
12 Section 6. Inclusion in the Comprehensive Plan foregoing amendment shall be
13 incorporated in the Monroe County Comprehensive luded on the Future Land Use
14 Map. <
15
16 PASSED AND ADOPTED by the B f County Commi ers of Monroe County,
17 Florida, at a regular meeting held on the f1��(
18
19 Mayor eather Carru t 3
20 May m Michell ron, District 2
21 Commi ig Cates ict 1
22 Commis er ice, Di 4
23 Commissi Sylv by, t 5 c„
24
25
26
27 B OF COUNTY COMMISSIONERS
28 OF ROE COUNTY, FLORIDA ®i
29
30 U-
31 MAYOR HEATHER CARRUTHERS E
32
33 (SEAL) 0
34
35 ATTEST: KEV OK, K 0
36 �C
37
38 DEPUTY CLERK x
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Exhibit 1 to Ordinance# -2020
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® RH to INS
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The Monroe County Future Land Use Map is amended
as indicated above: E
Future Land Use change of a parcel of land in Ocean Reef having Real Estate Number 00081740-000100 from
Residential High(RH)to Institutional (INS).
N
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