Item O2 BOARD OF COUNTY COMMISSIONERS
AGENDA ITEM SUMMARY
Meeting Date: December 10, 2014 Division: Growth Management
Bulk Itern: Yes No X Staff Contact Person/Phone#:-Christine Hurley 289-2-517
AGENDA ITEM WORDING: A public hearing to consider a resolution transmitting to the State Land
Planning Agency an ordinance by the Monroe County Board of County Commissioners amending the future
land use map of the Monroe County Year 2010 Comprehensive Plan from. Residential Low (RL) to Mixed
Use/Commercial (MC), for property located at 97770 and 97702 Overseas Highway, MM98, Key Largo,
described as parcels of land in section 6, township 62 south, range 39 east, Island of Key Largo, Monroe
County,Florida having real estate numbers 00091000.000000 and 00091020.000000. (Legislative Proceeding)
ITEM BACKGROUND: The applicant, See the Sea of Key Largo, Inc. and Coconut Bay of Key Largo, Inc.,
doing business as Bay Harbor Lodge, currently operates a hotel/motel business at 97770 and 97702 Overseas
Highway in Key Largo. The subxject property currently has a Future Land Use Map (FLUM) designation of
Residential Low (RI) and a Land Use District (LUD) designation of Suburban Residential (SR). The Current
policies of the Comprehensive Plan do not allow a hotel/motel use within the RL FLUM category, an(] the
current use is therefore considered nonconforming to the provisions of the current Comprehensive Plan. The
applicant is requesting a change to the FLUM designation in order to eliminate the nonconformity.
If the,BOCC votes to transmit the proposed comprehensive plan amendment to the State Land Planning Agency,
the State Land Planning Agency will then review the proposed amen(finent and issue an Objections,
Recommendations and Comments (ORC) Report, addressing any issues with internal consistency, data and
analysis, or consistency with the statutes or the Principles for Guiding Development. Upon receipt of the ORC
report, the BOCC will have 180 days to adopt the amendment, adopt the amendment with changes or not adopt
the amendment.
Policy 101.4.20 (discouragement policy) of the Comprehensive Plan applies to this application. The applicant
must show compliance with this policy prior to BOCC adoption of the proposed FLUM amendment.
PREVIOUS RELEVANT'BOCCACTION: Monroe County Resolution #127-2012, adopted by the BOCC on
April 18, 2012, allows an applicant to apply for a LUD and/or FLUM designations that would eliminate the
nonconforming use created with the adoption of the existing designations and not create an adverse effect on the
community, provided the existing use existed lawfully in 1992 and 1997. This provision remains effective in the
current Planning& Environmental Resources Department's fee schedule (Resolution#183-2013).
Oil September 21, 2012, the Monroe County BOCC adopted Ordinance 028-2012, creating Policy 101.4.20
discouraging private applications for future land use changes which increase allowable density/intensity. This
amendment was found in-compliance by the State Land Planning Agency and became effective upon the
issuance of DI O's Notice of Intent on November 20, 2012.
CONTRACT/AGREEMENT CHANGES: N/A
STAFF RECOMMENDATIONS: Approval
TOTAL COST:......N/A---- ..INDIRECT COST: NIA BUDGETED: Yes No N/A
DIFFERENTIAL OF LOCAL PREFERENCE:
COST TO COUNTY: N/A SOURCE OF FUNDS: N/A
REVENUE PRODUCING: Yes No N/A AMOUNT PER MONTH N/A Year
APPROVED BY: County Attylz- 1�11A OMB/Purchasing_ Risk Management_
DOCUMENTATION: Included X Not Required—
DISPOSITION: AGENDA ITEM#
MONROE COUNTY BOARD OF COUNTY COMMISSIONERS
RESOLUTION NO. - 2014.
A RESOLUTION BY THE MONROE COUNTY BOARD OF COUNTY
COMMISSIONERS TRANSMITTING TO THE STATE LAND
PLANNING AGENCY AN ORDINANCE, BY THE MONROE COUNTY
BOARD OF COUNTY COMMISSIONERS AMENDING THE MONROE
COUNTY FUTURE LAND USE MAP FROM RESIDENTIAL LOW (R.L)
TO MIXED USE/COMMERCIAL (MC) FOR PROPERTY LOCATED AT
97770 AND 97702 OVERSEAS HIGHWAY, KEY LARGO, MILD,
MARKER 98, DESCRIBED AS PARCELS OF LAND IN SECTION 6,
TOWNSHIP 62 SOUTH, RANGE 39 EAST, ISLAND OF KEY LARGO,
MONROE COUNTY, FLORIDA, HAVING REAL ESTATE NUMBERS
00091000.000000 AND 00091020.000000,AS PROPOSED BY SEE THE SEA
OF KEY LARGO,INC. AND COCONUT BAY OF KEY LARGO,INC;'.
......,..,............,..,.._...W......,...__.._..._.._.,.,....,...,..._.........»..........,......,.,.........._.,...,.._.........._...,----------------„_..,.........w..........___.
WHEREAS, the Monroe County Board of County Commissioners conducted a public
hearing for the purpose of considering the transmittal pursuant to the State Coordinated Review
Process in Sec. 163.3184(4), F.S., to the State Land Planning Agency for objections,
recornrnendations and comments, and to the other Reviewing Agencies as defined in Sec.
163.3184(1)(c), F. ., for review and comment on a proposed amendment to the Monroe County
Year 2010 Comprehensive Plan as described above; and
WHEREAS, the Monroe County Planning Commission and the Monroe County Board
of County Commissioners support the transmittal of the requested future land use map
amendment;
NOW THEREFORE, BE IT RESOLVED BY THE BOARD OF COUNTY
COMMISSION'MMI:SSION'ER,S OF MONROE COUNTY,FLORIDA:
Section 1: The Board of County Commissioners does hereby adopt the recommendation of
the Planning Commission to transmit the draft ordinance, attached as Exhibit A,
for review of the proposed fixture land use map amendment.
P. 1 of 2
Resolution No. -2014
Section 2. The Monroe County staff is given authority to prepare and submit the required
transmittal letter and supporting documents for the proposed amendment in
accordance with the requirements of Section 163.3184(4), Florida Statutes.
Section 3. The Clerk of the Board is hereby directed to forward a certified copy of this
resolution to the Director of Planning.
PASSED AND ADO1yrED by the Board of County Commissioners of Monroe County,
Florida, at a regular meeting held on the l0th day of December, 2014.
Mayor Danny L. Kolhage
Mayor Pro Tern Heather Carruthers
Commissioner David Rice
Commissioner George Neugent
Commissioner Sylvia Murphy
BOARD OF COUNTY COMMISSIONERS OF MO ROE COUNTY, FLORIDA
BY
Mayor Danny L. Kolhage
MONROE COUNTY ATTORNEY
VROVED AS��FOAM:
--7-UJ
S f- --TEV N T. WILLIAMS
ASSISTANT U TY ATTORNEY
(SEAL) Date /4(
ATTEST: Amy Heavilin, Clerk
Deputy Clerk
P.2 of 2
Resolution No..—...-2014
EXHIBIT A to RESOLUTION NO. -2014
1
2
4
7 '^ Y
8
9 MONROE COUNTY, FLORIDA
10 MONROE COUNTY BOARD OF COUNTY COMMISSIONERS
I I ORDINANCE NO. - 2015
12
13 AN ORDINANCE BY THE MONROE COUNTY BOARD OF
14 COUNTY COMMISSIONERS AMENDING THE MONROE
1.5 COUNTY FUTURE LAND USE MAP FROM RESIDENTIAL LOW
16 (RL) TO MIXED USE/COMMERCIAL (MC) FOR PROPERTY
17 LOCATED AT 97770 AND 97702 OVERSEAS HIGHWAY, KEY
18 LARGO, MILE MARKER 98, DESCRIBED AS PARCELS OF
19 LAND IN SECTION 6, TOWNSHIP 62 SOUTH, RANGE 39 EAST,
20 ISLAND OF KEY LARGO, MONROE COUNTY, FLORIDA,
21 HAVING REAL ESTATE NUMBERS 00091000.000000 AND
22 00091020.000000, AS PROPOSED BY SEE THE SEA OF KEY
23 LARGO, INC. AND COCONUT BAY OF KEY LARGO, INC.;
24 PROVIDING FOR EVERABILITY; PROVIDIN(:'r FOR REPEAL
25 OF CONFLICTING PROVISIONS; PROVIDING FOR
26 'TRANSMITTAL TO THE STATE LAND PLANNING AGENCY
27 AND THE SECRETARY OF STATE; PROVIDING FOR
28 INCLUSION IN THE MONROE COUNTY COMPREHENSIVE
29 PLAN AND FOR AMENDMENT TO THE FUTURE LAND USE
30 MAP, PROVIDING FOR AN EFFECTIVE DATE,.
31 ____x_,.__.________..r_.._r__..__......__.._._......____._______r___________w_w____w_..__,._.,._______________________________.._
32
33 WHEREAS, on June 1.6, 2014„ See the. Sea of Ivey Lai-go, Inc. and Coconut.Bay of Key
34 Largo, Inc., doing business as Bay Harbor I:..,odge, submitted au application requesting to amend
35 the Future Land Use Map (FLUM) of the Monroe County Year 2010 Comprehensive Plan from
36 Residential Low (RL) to Mixed Use/Commercial (MC); and
37
38 WHEREAS, the subject property is located at 97770 and 97702 Overseas Highway, Ivey
9 Largo, Mile Marker 98, described as parcels of lad in section 6, township 62 south, range 39
40 east, Island of Ivey Largo, Monroe County, Florida, having real estate numbers
41 00091000.00000lO and 00091020.000000; and
42
43 WHEREAS, See the Sea of ley Largo, Inc. and Coconut: Bay of Ivey Largo„ Inc., doing
44 business as Bay Harbor Lodge, operates a hotel/motel at the subject property with a current
45 FLUM designation of RL, which does not allow hotels or other transient residential uses,
Ord. 'No -2015
Page I of 4
EXHIBIT A to RESOLUTION NO. -2014
1 therefore the existing use is considered nonconforming to the provisions of the current
2 Comprehensive Plan; and
3
4 WHEREAS, See the Sea of Key Largo, Inc. and Coconut Bay of Key Lai-go, Inc., doing
5 business as Bay Harbor Lodge, is requesting a change to the FLUM designation in order to
6 eliminate the nonconformity for the existing hotel/motel use; and
7
8 WHEREAS, during a regularly scheduled meeting held on September 23, 2014, tile
9 Monroe Country Development Review Committee reviewed the proposed PLUM amendment and
10 the Chair recommended approval; and
11
12 WHEREAS, during a regularly scheduled public hearing held on October 29, 2014, the
13 Monroe County Planning Commission reviewed the proposed PLUM amendment and
14 recommended approval to the Board of County Commissioners, contingent oil compliance with
15 Policy 10 1.4.20 prior to adoption; and
16
17 WHEREAS, the Monroe County Planning Commission made the following findings of fact
18 and conclusions of law:
19
20 1. The proposed FLUM is not anticipated to adversely impact the community character
21 of the surrounding area; and
22 2. The proposed PLUM is not anticipated to adversely impact the Comprehensive Plan
23 adopted Level of Service; and
24 1 The proposed amendment is consistent with the Goals, Objectives and Policies of the
25 Monroe County Year 2010 Comprehensive Plan, contingent oil compliance with
26 Policy 10 1.4.20 prior to adoption; and
27 4. The proposed amendment must comply with Comprehensive Plan Policy 101.4.20
28 prior to adoption by the Board of County Commissioners. Based oil the
29 density/intensity analysis, and in order to mitigate for the impacts of approval, one of
30 the following options needs to be addressed:
31 a. Donation of 4.4 acres of non-scarified land designated Tier I or Tier 111-A SPA
32 located within the Upper Keys Subarea;
33 b. Donation 12 non-scarified IS Lots designated Tier I or Tier 111-A located within
34 the Upper Keys Subarea; or
35 c. Donation 12 IS lots designated Tier III for affordable housing within the Upper
36 Keys Subarea.; and
37 5. The proposed amendment is consistent with the Key Largo Community Master Plan;
38 and
39 6. The proposed amendment is consistent with the Principles for Guiding Development
40 for tile Florida Keys Area of Critical State Concern, Section 380.0552(7), Florida
41 Statute; and
42 7. The proposed amendment is consistent with Part 11 of Chapter 163, Florida Statute.
43
44 WHEREAS, the Monroe County Planning Commission passed Resolution No. P34-14
45 recommending approval of the proposed amendment contingent on compliance with Policy
46 101.4.20 prior to adoption; and
Ord.No—-2015
Page 2 of 4
EXHIBIT A to RESOLUTION NO. -2014
2 WHEREAS, at a regularly scheduled meeting field on the (Jay of the
3 Monroe County Board of County Commissioners held a public hearing, considered the staff
4 report, and provided for public comment and public participation in accordance with the
5 requirements of state law and the procedures adopted for public participation in the planning
6 process, and recommended to the State Land Planning Agency and
7 Reviewing Agencies as defined in Section 163.3184(1)(c), Florida Statutes for review and
8 comment; and
9
10 WHEREAS, the Monroe County Board of County Commissioners makes the following
11 Conclusions of Law:
12 1. Tile ordinance is consistent with the Principles for Guiding Development in the
13 Florida Keys Area of Critical State Concern;
14 2. Tile ordinance is consistent with the provisions and intent of the Monroe County
15 Comprehensive Plan; and
16 3. The ordinance is consistent with the provisions and intent of the Monroe County
17 C,o d e;
18 4. The ordinance must comply with Comprehensive Plan Policy 101.4.20 prior to
19 adoption by the Board of County Commissioners. Based on the density/intensity
20 analysis, and in order to mitigate for the impacts of approval, one of the following
21 options needs to be addressed:
22 a. Donation of4A acres of non-scarified land designated Tier I or Tier 111-A SPA
23 located within the Upper Keys Subarea;
24 b. Donation 12 non-scarified IS Lots designated Tier I or Tier 111-A located within
25 the'Upper Keys Subarea; or
26 c. Donation 12 IS lots designated Tier III for affordable housing within the Upper
27 Keys Subarea; and
28
29 WHEREAS, on the State Land Planning Agency issued its Objections,
30 Recornniendations, and Comments (ORC) report. The ORC report
31 states and
32
33 WHEREAS, as a response to the ORC Report, Monroe County
34
35
36
37 NOW, THEREFORE, BE IT ORDAINED BY THE MONROE COUNTY BOARD OF
38 COUNTY COMMISSIONERS:
39
40 Section 1. Tile Future Land Use Map of' the Monroe County 2010 Comprehensive Plan is
41 amended as follows:
42
43 The property located at 97770 and 97702 Overseas Highway, Key Largo, Mile
44 Marker 98, described as parcels of land in section 6, township 62 south, range 39
45 east, Island of Key Largo, Monroe County, Florida, having real estate numbers
46 00091000.000000 and 00091020.000000 is changed from Residential Low (RL)
Ord.No.—-2015
Page 3 of 4
EXHIBi,r A to RESOLUTION NO. -2014
1 to Mixed Use/Commercial (MC) as shown on Exhibit 1, attached hereto and
2 incorporated herein.
3
4 Section 2. Severability. If any section, subsection, sentence, clause, itern, change, or provision
5 of this ordinance is held invalid, the remainder of this ordinance shall not be affected by such
6 validity.
7
8 Section 3. Repeal of Inconsistent Provisions. All ordinances or parts of ordinances in conflict.
9 with this ordinance are hereby repealed to the extent of said conflict.
10
11, Section 4. Transmittal. This ordinance shall be transmitted by the Director of Planning to the
12 State Land Planning Agency pursuant to Chapter 163 and 380, Florida Statutes.
13
14 Section 5. Filing and Effective Date. This ordinance shall be filed in the Office of the
15 secretary of the State of Florida but shall not become effective until a notice is issued by the
16 State Land Planning Agency or Administration Commission finding the amendment in
17 compliance, and if challenged, until such challenge is resolved pursuant to Chapter 120, Florida
18 Statutes.
19
20 Section 6. Inclusion in the Comprehensive Plan. The foregoing amendment shall be
21 incorporated in the Monroe County Year 2010 Comprehensive Plan and included on the Future
22 Land Use Map.
23
24 PASSED AND ADOPTED by the Board of County Commissioners of Monroe County, Florida
25 at a regular meeting field on the—day of 12015.
26
27
28 Mayor Danny L. Kolhage
29 Mayor Pro Tern Heather Carruthers
30 Commissioner David Rice
31 Commissioner George Neugent
32 Commissioner Sylvia Murphy
33
34 BOARD OF COUNTY COMMISSIONERS OF MONROE COUNTY, FLORIDA
35
36 BY
37 Mayor Danny L. Kolhage
38
39
40 (SEAL)
I MONROE COUNTY ATTORNEY
41 ATI EST: AMY HEAVILIN, CLERK AP M,. OVED AS TMOTM:
42 " ,
43 STEVEN T. WILLIAMS
44 Deputy Clerk ASSISTANT OU11ITY ATTORNEY
Date, I p I q
Ord.No. -2015
Page 4 of 4
Exhibit 1 to Ordinance## - 01
r
i
r
r
00091000-000000
00091020-000000
�..- 1.
��
I � .
J
The Monroe County Future Land Use Map is amended
as indicated above.
Proposal Future Land Use change of two parcels of land in Key Largo having Real Estate Numbers
00091000-000000 and 0GO91020-000000 from Residential Law(RL)to Mixed-Use Commercial(MC). N
3
4
5 MEMORANDUM
6 MONROE COUNTY PLANNING &ENVIRONMENTAL RESO'U C Es DFPARTMENT
7 We strive to be caring,professional and fair
S
9 To: Monroe County Berard, of County Commissioners
10
11 Through. Christine Hurley, AICP, Director of Growth Management
12 'rownsley Schwab, Senior Director of Planning &Environmental Resources
13
14 From: Mayte Santamaria, Assistant Director of Planning
15 Emily Schemper, Principal Planner
16
17 Date: November 17, 2014
18
1.9 Subject; Request by See the Sea of Key Largo, Inc. and Coconut Bay of Key Largo, Inc. to
20 amend the Future Land Use Map (FLUM) of the Monroe County Year 2010
21 Comprehensive Plana from Residential Low (RL) to Mixed Use/Commercial (MC)
22 for property located at 97770 and.. 97702 Overseas Highway, mile marker 98, Ivey
23 Largo.
24
25 Meeting: December 10, 2014
26
27 1. REQUEST
28 On June 1.6, 2014,. See the Sea of Key Largo, Inc. and Coconut Bay of Ivey Largo, Inc., doing
29 business as Bay Harbor Lodge, submitted an application requesting to amend the Future Land Use
30 Map (FLUM) of the Monroe County Year 2010. Comprehensive Plan from Residential Low (RL) to
31 Mixed Use/Commercial (MC) for property located at 97770 and 97702 Overseas Highway, Key
32 Largo, having real estate numbers O0091000.000000 and 00091020,000000.
33
34 Existing FLUM Designation. Proposed FLUM Designation
R
rY
l
35
[wile #2014-081 page I of 14
1 11. BACKGROUND INFORMATION
2
3 Site Information
4 Location: MM 98, Key Largo, Bayside
5 Address: 97770 and 97702 Overseas Highway
6 Description: Part of Lot 10, PB 1-59, Section 6, Township 62 South, Range 39 East; Island of
7 Key Largo
8 Real Estate Numbers: 00091000.000000 and 00091020.000000
9 Owner/Applicant: See the Sea of Key Largo, Inc. and Coconut Bay of Key Largo, Inc., doing
10 business as Bay Harbor Lodge
I I Size of Site: 2.2 acres
12 Land Use District: SR (SC is concurrently proposed)
13 FLUM Designation: RL
14 Tier Designation: III
15 Flood Zones: X; AE (EL 9); AE (EL 10); VE (13)
16 Existing Use: Hotel/Motel
17 Existing Vegetation/Habitat: Developed land
18 Community Character of Immediate Vicinity: Adjacent ]arid uses consist of MU and SC
19 district uses. North: Kona Kai Resort; South: Seafarer Resort; East: Harmony Healing
20 Chiropractor, Conch Republic Woodworks,- West: Florida Bay
21
22 The subject property currently has a Land Use District (LUD) designation of Suburban Residential
23 (SR) and a Future Land Use Map (FLUM) designation of Residential Low (RL). The property was
24 partially within a BLJ-2 district (Medium Business) and partially within a RU-3 district (Multiple
25 Family Residential) prior to September 15, 1986 when it was re-designated as SR (the final adoption
26 of the LUD map was in 1992). With the adoption of the Comprehensive Plan's FLUM in 1997, the
27 subject parcels were given their current FLUM designation of RL.
28
29 The subject property is currently developed with a i-notel/hotel. According to the Monroe County
30 Property Appraiser's records, the portion of the sub'ject property assessed as RE #00091020.000000
31 is currently developed with five buildings, with year built dates of 1968, 1971, 1983, 1954 and 1968,
32 The portion of the subject property assessed as RE #00091000.000000 is Currently developed with
33 three buildings, with year built dates of 1967, 1967 and 1967.
34
35 Lawful Nonconformity
36 Although the SR LUD may permit a hotel of up to I I rooms, the RL FLUM designation does not
37 allow hotels. Monroe County Comprehensive Plan (MCCP) Policy 101.4.2 states that, "the principal
38 purpose of the Residential Low ]arid use category is to provide for low-density residential
39 development in partially developed areas with substantial native vegetation," and does riot refer to
40 hotels or other transient residential uses. Further, MCCP Policy 101.4.22 states that, for the RL
41 FLUM category, the allocated density for transient residential uses is 0 rooms/spaces and the
42 maxii-nurn net density for transient residential uses is N/A.
43
44 The existing hotel use is therefore not consistent with the RL FLUM category, as it does not conform
45 to its purpose or density and intensity standards. As such, it is considered a nonconforming use to the
46 provisions of the MCCP and as it was lawfully established, the hotel use may continue to exist per
rile #2014-081 Page 2 of 14
I the nonconformity policies provided under MCCP Objective 101.8. The applicant is requesting to
2 amend the FLUM designation for the existing transient use from Residential Low (RL) to Mixed
3 Use Commercial (MC). The proposed FLUM amendment, together with the associated proposed
4 LUD amendment from SR to SC will eliminate the nonconformity of the use. The su ject o 'this stq#'
5 report is the requested FLUM amenchnent.
6
7 The current Planning & Environmental Resources Department's fee schedule (adopted June 19,
8 2013 by Resolution #183-2013) includes a special provision for properties with certain
9 nonconforming uses. The BOCC first adopted this provision as an amendment to the fee schedule on
10 April 18, 2012 by Resolution #127-2012. This resolution amended the Planning & Environmental
II Resources Department's fee schedule to waive application fees for property owners applying for a
12 LUD map and/or FLUM amendment that eliminates a lawfully established nonconforming use
13 created with the final adoption of the LUD map and/or FLUM, and which does not create an adverse
14 effect on the community. To be exempt from the FLUM amendment application fee, the property
15 owner must provide satisfactory evidence that the existing use on the site also existed lawfully in
16 1997 and was deemed nonconforming by final adoption of the FLUM.
17
18 On December 23, 2013, Monroe County Planning staff issued a Letter of Understanding (LOU)
19 concerning the property (File # 2013-110; Exhibit 1). As detailed in the 1...OU, staff has found that
20 there is satisfactory evidence indicating that the existing SR LUD designation and RL FLUM
21 designation may have been assigned in error as there had been a motel/hotel on the property on and
22 prior to September 15, 1986. Although the applicant did not propose a new FLUM category at the
23 time of the LOU, staff determined that, if the applicant requests a FLUM designation that permits the
24 existing hotel/motel use, the request would qualify for the fee exemption to the FLUM Amendment.
25 The applicant's request to change the FLUM designation of the property to MC would permit the
26 existing hotel use, and therefore, the request qualifies for the fee exemption.
27
28 It should be noted that although staff determined the existing hotel use was lawfully established, the
29 LOU dated December 23, 2013 did not recognize or otherwise support the total number of
30 hotel/motel rooms (21) existing on the site as lawfully established, and the letter did not address the
31 single permanent dwelling unit listed by the applicant of this map amendment as existing
32 development on the site. This map amendment and any associated documents shall not be used as
33 evidence of the specific number of hotel rooms or other dwelling units lawfully established. In order
34 to receive a determination regarding the lawfully established number of hotelh-notel rooms and/or
35 other dwelling units on the subject property, the property owner Must apply for a Letter of
36 Development Rights Determination.
37
38 Livable CornmuniKeys Plan
39 Comprehensive Plan Policy 101.20.1 states: "Monroe County shall develop a series of Community
40 Master Plans." These "CommuniKeys Plans" implement a vision that was developed by the local
41 community.
42
43 In 2006, the BOCC adopted Policy 101.20.2(5) which incorporated the Key Largo Livable
44 CommuniKeys Master Plan into the Monroe County 2010 Comprehensive Plan. Action [tern 1.3.2
45 within the Key Largo Livable CommuniKeys Master Plan states: "Revise the FLUM and Land Use
46 District Maps to resolve nonconformi ties in the planning area where appropriate." The proposed
File #2014-081 Page 3 of 14
I FLUM amendment and associated LUD map amendment implement this Action Item of the adopted
2 Key Largo Livable CommuniKeys Master Plan.
3
4 DRC and Planning Commission Review
5 At its regularly scheduled meeting on September 23, 2014, the Monroe County Development
6 Review Committee (DISC) reviewed the proposed FlAJM amendment. The information provided in
7 the staff report and discussed all the September 23, 2014 meeting supports the Chair's decision to
8 recommend approval to the Planning Commission and Board of County Commissioners (BOCC).
9
to At its regularly scheduled meeting on October 29, 2014, the Monroe County Planning Commission
I I reviewed the proposed FLTJM amendment, along with its corresponding LUD amendment, The
12 Planning Commission discussed the applicant's need to comply with Comprehensive Plan Policy
13 101.4.20 prior to adoption by the BOCC (discussed in detail below). The Planning Commission
14 recommended approval to the BOCC of the proposed FLUM amendment, as memorialized through
15 Resolution P34-14 (Exhibit 2).
16
17 111.AMENDMENT REVIEW
is
19 Maximum Allocated Density and Intensity by Future Land Use Map Designation
Adopted Development
Existing FLUNI Type Standards potential based
upon density
Residential 0.25-0.50 du/ac 0.55-1.1 unit
Residential Low(RL) Allocated Density/Acre
Transient 0 rooms/spaces 0 rooms/spaces
Total site: 2,,2 �acri,s Allocated Density/Acre
(95,832 A) Nonresidential 0.20-0,25 FAR 19,166-23,958 4
M',tXiMUn1 Intensity
Adopted Development
Proposed FLUM Type Standards potential based
upon density
Mixed Use/Commercial (MC) Residential 1-6 du/ac 2.2-13.2 units
Allocated Density/Acre
Tolal site: L2 acrcs Transient 5-15 rooms/spaces 11-33 rooms/spaces
(95,832,4) —Allocated Density/Acre
Nonresidential 0.10-0.45 FAR 9,583—43,124 st'
MaxilTIL1111 Intensity
Residential: +12 units
Net Change in Development Transient: +33 rooms/spaces*
Potential Based on FLUM
Nonresidential: +19,166 sf
20
21 The above table provides an approximation of the development potential for residential, transient
22 and commercial development. Section 130-156(b) of the Land Development Code states: "The
File #2014-081 Page 4 of 14
I density and intensity provisions set out in this section are intended to be applied cumulatively so that
2 no development shall exceed the total density limits of this article. For example, if a development
3 includes both residential and commercial development, the total gross amount of development shall
4 not exceed the cumulated permitted intensity of the parcel proposed for development."
5
6 As shown in the table, the proposed FLUM amendment would result in a maximum increase in
7 residential development potential of 12 dwelling units. The maximum increase in nonresidential
8 development potential would be 19,166 square feet.
9
10 Any proposed new residential or nonresidential use must compete in the Residential or
I I Nonresidential Rate of Growth Ordinance (ROGO/NROGO) permit process. An existing affordable
12 residential use may also be transferred to the subject property from a sender site that is located
13 within the Upper Keys Subarea.
14
15 :"Monroe County currently does not award ROGO allocations for the development of NEW transient
16 residential units (e.g., hotel & rnotel rooms), pursuant to MCCP Policy 101.2.6. For the development
17 of transient units in unincorporated Monroe County, existing transient units must be transferred from
18 the same ROGO subarea to a parcel designated as Tier 111, or Tier 111-A which does not propose the
19 clearing of any portion of an upland native habitat patch of one acre or greater in area.
20
21 Compliance with Comprehensive Plan Policy 101.4.20
22 Policy 101.4.20 (discouragement policy) of the Comprehensive Plan was adopted by the BOCC of)
23 September 21, 2012, with an effective date of November 20, 2012, and applies to this application,
24 Private applications which propose increases in allocated density must comply with the Policy
25 requirements. Based oil the density/intensity analysis, and in order to mitigate for the impacts of
26 approval, one of the following options needs to be addressed prior to adoption of the proposed
27 FLLJM amendment by the BOCC:
28 a. Donation of 4.4 acres of non-scarified land designated Tier I or Tier 111-A SPA located
29 within the Upper Keys Subarea;
30 b. Donation of 12 non-scarified IS Lots designated 'Fier I of-Tier 111-A located within the Upper
31 Keys Subarea; or
32 c. Donation of 12 IS lots designated Tier Ill for affordable housing within the Upper Keys
33 Subarea.
34
35 Both the Pkinning Commission and the BOCC have recontinended amending Policy .101.4.20 to clarify that only
36 FLU M oinendinen.ts which increase residential alloceited elen*s Y vvould be std�ject to the initigation, requirements,
37 eliminating mitigation requiretnenrsfioy- increases in nonresidential intensity. The BOCC anticipates trunsinitting
38 this an'tendinent with the Comprehensive Plan upd(ve in January 2015. Note, even with. the proposed oinendinent
39 beconting effective, the applicant would still need to address the proposed increases in residential allocated density
40 (+12 units),
41
42 Compatibility with the Surrounding Area
43 a. Existing Vegetation/Habitat: Developed land
44 b. Existing Tier Designation: Ill
45 c. Number of Listed Endangered or Threatened Species: None
46 d. Existing Use: Hotel/motel
File #2014-081 Page 5 of' 14
I e. Community Character of Immediate Vicinity: Adjacent land consists of MC uses: North:
2 Kona Kai Resort; South: Seafarer Resort; East: Harmony Healing Chiropractor, Conch
3 Republic Woodworks; West: Florida Bay
4
5 The proposed FLUM is not anticipated to adversely impact the community character of the
6 surrounding area.
7
8 Concurrency Analysis (Comprehensive Plan Policy 101.1.1)
9
10 Traffic Circulation (Comprehensive Plan Policy 301.1.1)
I I The subject property is located on U.S. I in Key Largo. The property is only accessible by U.S. 1.
12 The 2013 URS Arterial Travel Time and Delay Study for Monroe County indicated a LOS of A ill
13 Key Largo (MM 99.5 to MM 106,0). LJ.S I is required to maintain a level of serve (LOS) of"C" in
14 order to support,development.
15
16 The proposed FLUM is not anticipated to adversely impact the Trqf.11c Circulation LOS.
17
18 Potable Water(Comprehensive Plan Policy 701.1.1)
19 In March 2008, South Florida Water Management District (SFWMD) approved the FKAA's
20 modification of WUP 13-00005-5-W for a 20-year allocation from the Biscayne and Floridian
21 Aquifers. The WUP provides an annual allocation of 8,751 Million Gallons (MG) or 23.98 MGD
22 and a maximum monthly allocation of 809 MG with a limited annual withdrawal frorn the Biscayne
23 Aquifer of 6,492 MG or 17.79 MGD and all average dry season (December I"-April 30") of 17.0
24 MGD.
25
26 The Residential LOS is 66.5 gallons/capita/day. The Non-Residential LOS is 0.35 gallons/sq.ft./day.
27 The overall level of service for potable water is 132 gallons per capita/per/day.
28
29 Maximum Residential: 13 DU X 2.24 (people per household) = 29; 29 X 66.5 gallons per capita per
30 day =1,928.5 Zallons er da_p
31
32 Maximum Nonresidential: 0.35 gal/sq.ft/day. X 43,124 sq.ft.= 15,093.4 gallons per day,
33
34 The proposed FLUM is not anticipated to adversely impact the Potable Water LOS.
35
36 Solid Waste corral rehensive Plan Policy 80 LI.F)
37 Comprehensive Plan Policy 801.1.1 establishes the level of service for solid waste as 5.44 pounds per
38 capita per day or 12.2 pounds per day per equivalent residential unit (ERIJ) and establishes a haul out
39 capacity of 95,000 tons per year or 42,668 ERUs. The Comprehensive plan requires sufficient
40 capacity be available at a solid waste disposal site to accommodate all existing and approved
41 development for a period of three years from the proJected date of completion of the proposed
42 development of use. Monroe County has a solid waste haul-out contract with Waste Management
43 LLC, which authorizes the use of in-state facilities through September 31, 2024, thereby providing
44 the County with approximately ten years of guaranteed capacity.
45
File #2014-081 Page 6 of 14
I Maximum Residential = 13 DUs X 2.24 (People per household) = 29; 29 X 5.44 pounds per capita
2 per day= 158 pounds per day
3
4 The proposed FLUM is rout anticipated to adversely impact the Solid Waste LOS.
5
6 Sanitary Sewer (Cornprehensive Plan Policy 901.1.1
7 The Subject property is presently connected to the Key Largo Wastewater Treatment District central
8 sewer system. The level of service (LOS) for residential and nonresidential flow is 145 gallons per
9 day per equivalent dwelling units (Exhibit 3-8 Sanitary Wastewater Master Plan 2000).
10
1.1 Maximum Residential = 13 X 145 = 1,885 gallons per day
12
13 The proposed PLUM is not anticipated to adversely impact the Sanitary Sewer LOS.
14
15 Drainage (Comprehensive Plan Policy 1.001.1.1.
16 All projects shall be designed so that the discharges will meet Florida State Water Quality Standards
17 as set forth in Chapters 17-25 and 17-302, F.A.C, incorporated herein by reference. In addition, all
18 projects shall include an additional 50% of the water quality treatment specified below, which shall
19 be calculated by multiplying the volurries obtained in Section (a) by a factor of 1.5
20 Retention/Detention Criteria (SFWMD Water Quality Criteria 3.2.2.2):
21
22 a) Retention and/or detention in the overall system, including swales, lakes, canals, greenways,
23 etc., shall be provided for by one of the three following criteria or equivalent combinations thereof:
24 (1) Wet detention volume shall be provided for the first inch of runoff from the developed
25 project, or the total runoff of 2.5 inches times the percentage of imperviousness, whichever is
26 greater,
27 (2) Dry detention volume shall be provided equal to 75 percent of the above amount.
28 computed for wet detention.
29 (3) Retention volurne shall be provided equal to 50 percent of the above amounts computed
30 for wet detention.
31 b) Infill residential development within improved residential areas or subdivisions existing prior
32 to the adoption of this comprehensive plan must ensure that its post-development stormwater run-off
33 will not contribute pollutants which will cause the runoff frorn the entire improved area or
34 subdivision to degrade receiving water bodies and their water quality as stated above.
35 C) New Development and Redevelopment projects which are exempt from the South Florida
36 Water Management District permitting process shall also meet the requirements of Chapter 40-4 and
37 40E-40, F.A.C.
38
39 The proposed FLUM is not anticipated to adversely impact the Drainage LOS.
40
41 Recreation and Open Space (Comprehensive Plan Policy 1201.LI)
42 The County has adopted an overall level of service, pursuant to Comprehensive Plan Policy
43 1201.1.1, for resourced-based and activity-based recreation and open space of 0.82 acres of per
44 1,000 persons (functional population). If development occurs at 13 residential dwelling units and
File #2014-081 Page 7 of 14
1 2.24 per capita, there would be an additional 29 people located on this property.
2
3 The proposed FLUM is not anticipated to adversely impact Parks and Recreation/Open Space
4 LOS,
5
6 V. CONSISTENCY WITH THE MONROE COUNTY YEAR 2010 COMPREHENSIVE
7 PLAN,THE KEY LARGO COMMUNIKEYS PLAN, THE FLORIDA STATUTES,AND
8 PRINCIPLES FOR GUIDING DEVELOPMENT
9
10 A. Tice proposed amendment is generally consistent with the following Goals, Objectives and
11 Policies of the Monroe County Year 2010 Comprehensive Plan (Note: compliance with Policy
12 101.4.20 must be established prior to BOCC adoption of the proposed FLUM amendment).
13 Specifically,it furthers:
14
15 Goal 101: Monroe County shall manage future growth to enhance the quality of life, ensure the
16 safety of County residents and visitors, and protect valuable natural resources.
17
18 Policy 101.1.1: Monroe County shall adopt level of set-vice (LOS) standards for the following public
19 facility types required by Chapter 9.1-5, F.A.C: roads, sanitary sewer, solid waste, drainage, potable
20 water, parks and recreation, and paratransit. The LOS standards are established in the following
21 sections of the Comprehensive Plan:
22
23 1. The LOS for roads is established in Traffic and Circulation Policy 30 1.1.1;
24
25 2. The LOS for potable water is established in Potable Water Policy 701.1.1;
26
27 3. The LOS for solid waste is established in Solid Waste Policy 801.1.1;
28
29 4. The LOS for sanitary sewer is established in Sanitary Sewer Policy 90 1.1.1;
30
31 5. The LOS for drainage is established in Drainage Policy 100 1.1.1; and
32
33 6. The LOS for parks and recreation is established in Recreation and Open Space Policy 1201.1.1
34
35 Objective 10�1.4: Monroe County shall regulate future development and redevelopment to maintain
36 the character of the community and protect the natural resources by providing for the compatible
37 distribution of land uses consistent with the designations shown on the Future Land Use Map.
38
39 Policy 101A.5: The principal purpose of the Mixed Use/ Commercial land use category is to provide
40 for the establishment of commercial zoning districts where various types of commercial retail and
41 office may be permitted at intensities which are consistent with the community character and the
42 natural environment.
43
44 Policy 101.4.20: In order to implement the Florida Keys Carrying Capacity Study, Monroe County
45 shall promote the reduction in overall County density and intensity and the preservation of Monroe
46 County's native habitat by enacting legislation which implements the following policy statements for
File #2014-081 Page 8 of 14
I private applications for future land use map amendments which increase allowable density and/or
2 intensity. Private application(s) means those applications from private entities with ownership of the
3 upland development and parcel(s) of land or includes private upland development on County-owned
4 land.
5 Private applications requesting future land use map designation amendments received after the
6 effective date of this ordinance, which propose increases in allocated density and intensity shall be
7 required to comply with either option (1) or (2) below:
8 (1) For every acre of land, and/or fractions thereof., where there is a request to increase density
9 and/or intensity, a private applicant shall purchase and donate land that is a minimum of twice the
10 size of the parcel subject to the proposed request, which contains non-scarified native upland habitat
I I and/or undisturbed wetland habitat to Monroe County for conservation. The following requirements
12 apply:
13 * The donated land shall be designated as 'Tier 1, Tier 11 or Tier 111-A Special Protection Area
14 and be located on Big Pine Key/No Name Key or be within the same sub-area of
15 unincorporated Monroe County as the proposed increase in density and/or intensity.
16 * The land shall be inspected by the Monroe County Biologist to assure it is acceptable for
17 acquisition and donation.
18 * A restrictive covenant shall be recorded to extinguish the development rights on the donated
19 land.
20 0 The Future Land Use Map Designation for the donated land may be designated by the
21 County as Conservation (C).
22 (2) For each requested additional unit of density, a private applicant shall purchase and donate a lot
23 designated as Improved Subdivision (IS) district on the Land Use (Zoning) District map which
24 contain non-scarified native upland habitat and/or undisturbed wetland habitat to Monroe County.
25 The following requirements apply:
26 • Private applicants shall provide IS lots pursuant to a 1:1 (1 unit: I lot) ratio to mitigate the
27 request for increased allowable density, pursuant to option (a) or (b) below:
28
29 (a) The donated IS lot(s) shall be designated as Tier 1, Tier flr or 'Fier 111-A Special Protection Area
30 and be located on Big Pine Key/No Naine Key or be within the same sub-area Of unincorporated
31 Monroe County as the proposed increase in density.
32 e The I'S lot(s) shall be inspected by the Monroe County Biologist to assure it is acceptable for
33 acquisition and donation.
34 0 A restrictive covenant shall be recorded to extinguish the development rights on the donated
35 land.
36 0 The Future Land Use Map Designation for the donated land may be designated by the
37 County as Conservation (C).
38 (b) The donated IS lot(s) shall be designated as Tier 111, suitable for affordable housing and must be
39 within the same sub-area of unincorporated Monroe County as the proposed increase in density.
40 e The IS lot(s) shall be dedicated to Monroe County for affordable housing projects.
41
42 For options (1) and (2) described above, the parcel which is the subject of the request to increase its
43 density and intensity must be designated as Tier III and have existing public facilities and services
44 and available central wastewater facilities.
45
File #2014-091 Page 9 of 14
I Objective 101.8: Monroe County shall eliminate or reduce the frequency of uses which are
2 inconsistent with the applicable provisions of the land development regulations and the Future Land
3 Use Map, and structures which are inconsistent with applicable codes and land development
4 regulations.
5
6 Objective 101.11: Monroe County shall implement measures to direct future growth away from
7 environmentally sensitive land and towards established development areas served by existing public
8 facilities.
9
to Objective 101.20: Monroe County shall address local community needs while balancing the needs of
11 all Monroe County communities, These efforts shall focus on the human crafted environment and
12 shall be undertaken through the Livable CommuniKeys Planning Program.
13
14 Policy 101.20.2: The Community Master Plans shall be incorporated into the 2010 Comprehensive
15 Plan as a part of the plan and be implemented as part of the Comprehensive Plan. The following
16 Community Master Plans have been completed in accordance with the principles outlined in this
17 section and adopted by the Board of County Commissioners:
18
19 5. The Key Largo Livable Coma-runiKeys Master Plan is incorporated by reference into the 2010
20 C.omprehensive Plan. The term Strategies in the Master Plan is equivalent to the term Objectives
21 in the Comprehensive Plan and the term Action Item is equivalent to the term Policy; the
22 meanings and requirements for implementation are synonymous.
23
24 B. The proposed amendment is consistent with the following Key Largo Livable
25 CommuniKeys Plan Action Item:
26
27 Action Item 1.3.2: Revise the FLUM. and Land Use District Maps to resolve nonconfornri ties in the
28 planning area where appropriate.
29
30 C. The proposed amendment is consistent with the Principles for Guiding Development for the
31 Florida Keys Area, Section 380.0552(7),Florida Statutes.
32
33 For the purposes of reviewing consistency of the adopted plan or any amendments to that plan with
34 the principles for guiding development and any amendments to the principles, the principles shall be
35 construed as a whole and no specific provision shall be construed or applied in isolation frorn the
36 other provisions.
37
38 (a) Strengthening local government capabilities for managing land use and development so that local
39 government is able to achieve these objectives without continuing the area of critical state concern
40 designation.
41 (b) Protecting shoreline and marine resources, including mangroves, coral reef formations, seagrass
42 beds, wetlands, fish and wildlife, and their habitat.
43 (c) Protecting upland resources, tropical biological communities, freshwater wetlands, native
44 tropical vegetation (for example, hardwood harnmocks and pinelands), dune ridges and beaches,
45 wildlife, and their habitat.
File #2014-081 Page f 0(,& 14
I (d) Ensuring the maximum well-being of the Florida Keys and its citizens through sound economic
2 development.
3 (e) Limiting the adverse impacts of development on the quality of water throughout the Florida
4 Keys.
5 (f) Enhancing natural scenic resources, promoting the aesthetic benefits of the natural environment,
6 and ensuring that development is compatible with the unique historic character of the Florida Keys.
7 (g) Protecting the historical heritage of the Florida Keys.
8 (h) Protecting the value, efficiency, cost-effectiveness, and amortized life of existing and proposed
9 major public investments, including:
10
`H 1. The Florida Keys Aqueduct and water supply facilities;
12 2. Sewage collection, treatment, and disposal facilities;
13 3 Solid waste treatment, collection, and disposal facilities-,
14 4. Key West Naval Air Station and other military facilities;
15 5. Transportation facilities;
16 6. Federal parks, wildlife refuges, and marine sanctuaries;
17 7. State parks, recreation facilities, aquatic preserves, and other publicly owned properties;
18 8. City electric service and the Florida Keys Electric Co-op; and
19 9. Other utilities, as appropriate.
20
21 (i) Protecting and improving water quality by providing for the construction, operation,
22 maintenance, and replacement of storniwater management facilities; central sewage collection;
23 treatment and disposal facilities; and the installation and proper operation and maintenance of onsite
24 sewage treatment and disposal systems.
25 (j) Ensuring the improvement of nearshore water quality by requiring the construction and operation
26 of wastewater management facilities that meet the requirements of ss. 381.0065(4)(1) and
27 403.086(10), as applicable, and by directing growth to areas served by central wastewater treatment
28 facilities through permit allocation systerns.
29 (k) Limiting the adverse impacts Of public investments on the environmental resources of the Florida
30 Keys.
31 (1) Making available adequate affordable housing for all sectors of the population of the Florida
32 Keys.
33 (m)Providing adequate alternatives for the protection of public safety and welfare in the event of a
34 natural or manmade disaster and for a postdisaster reconstruction plan.
35 (n) Protecting the public health, safety, and welfare of the citizens of the Florida Keys and
36 maintaining the Florida Keys as a unique Florida resource.
37
38 Pursuant to Section 380.0552(7) Florida Statutes, the proposed amendment is consistent with the
39 Principles for Guiding Development as a whole and is not inconsistent with any Principle.
40
41 C. The proposed amendment is consistent with Part 11 of Chapter 163, Florida Statutes (F.S.).
42 Specifically, the amendment furthers:
43
44 163.3 161(4), F.S. — It is the intent of this act that local governments have the ability to preserve and
45 enhance present advantages; encourage the most appropriate use of land, water, and resources,
46 consistent with the public interest; overcome present handicaps; and deal effectively with future
47 problems that may result from the use and development of land within their jurisdictions, Through
File #2014-081 Page 11 of 14
I the process of comprehensive planning, it is intended that units of local government can preserve,
2 promote, protect, and improve the public health, safety, comfort, good order, appearance,
3 convenience, law enforcement and fire prevention, and general welfare; facilitate the adequate and
4 efficient provision of transportation, water, sewerage, schools, parks, recreational facilities, housing,
5 and other requirements and services; and conserve, develop, utilize, and protect natural resources
6 within their jurisdictions
7
8 163.3 161(6), F.S. - It is the intent of this act that adopted comprehensive plans shall have the legal
9 status set out in this act and that no public or private development shall be permitted except in
10 conformity with comprehensive plans, or elements or portions thereof, prepared and adopted in
I I conformity with this act.
12
13 163.3177(1), F.S. - The comprehensive plan shall provide the principles, guidelines, standards, and
14 strategies for the orderly and balanced future economic, social, physical, environmental, and fiscal
15 development of the area that reflects community commitments to implement the plan and its
16 elements. These principles and strategies shall guide future decisions in a consistent manner and
17 shall contain programs and activities to ensure comprehensive plans are implemented. The sections
18 of the comprehensive plan containing the principles and strategies, generally provided as goals,
19 objectives, and policies, shall describe how the local government's programs, activities, and land
20 development regulations will be initiated, modified, or continued to implement the comprehensive
21 plan in a consistent manner. It is not the intent of this part to require the inclusion of implementing
22 regulations in the comprehensive plan but rather to require identification of those programs,
23 activities, and land development regulations that will be part of the strategy for implementing the
24 comprehensive plan and the principles that describe how the programs, activities, and land
25 development regulations will be carried out. The plan shall establish ineaningful and predictable
26 standards for the use and development of land and provide meaningful guidelines for the content of
27 more detailed land development and use regulations.
28
29 163.3 177(6)(a)2., F.S. - The future land use plan and plan amendments shall be based upon surveys,
30 studies, and data regarding the area, as applicable, including:
31 a. The amount of land required to accommodate anticipated growth.
32 b. The projected permanent and seasonal population of the area.
33 c. The character of undeveloped land.
34 d. The availability of water supplies, public facilities, and services.
35 e. The need for redevelopment, including the renewal of blighted areas and the elimination of
36 nonconforming uses which are inconsistent with the character of the COrm-nUnity.
37 f. The compatibility of uses on lands adjacent to or closely proximate to military installations.
38 g. The compatibility of uses on lands adjacent to an airport as defined in s. 330.35 and consistent
39 with s. 333.02.
40 h. The discouragement of urban sprawl.
41 i. The need for job creation, capital investment, and economic development that will strengthen and
42 diversify the community's economy.
43 j. The need to modify land uses and development patterns within antiquated subdivisions.
44
45 163.3177(6)(a)8., F.S. - Future land use map amendments shall be based upon the following
46 analyses:
File, #2014-08 Page 12 of 14
I a. An analysis of the availability of facilities and services.
2 b. An analysis of the suitability of the plan amendment for its proposed use considering the character
3 of the undeveloped land, soils, topography, natural resources, and historic resources on site.
4 c. An analysis of the minimum amount of land needed to achieve the goals and requirements of this
5 section.
6
7 163,3194(l)(b), F.S. — All land development regulations enacted or amended shall be consistent with
8 the adopted comprehensive plan, or element or portion thereof, and any land development
9 regulations existing at the time of adoption which are not consistent with the adopted comprehensive
10 plan, or element or portion thereof, shall be amended so as to be consistent. If a local government
11 allows an existing land development regulation which is inconsistent with the most recently adopted
12 comprehensive plan, or element or portion thereof, to remain in effect, the local government shall
13 adopt a schedule for bringing the land development regulation into conformity with the provisions of
14 the most recently adopted comprehensive plan, or element or portion thereof. During the interim
15 period when the provisions of the most recently adopted comprehensive plan, or element or portion
16 thereof, and the land development regulations are inconsistent, the provisions of the most recently
17 adopted comprehensive plan, or element or portion thereof, shall govern any action taken in regard
18 to an application for a development order.
19
20 163.3194(3)(a), F.S. — A development order or land development regulation shall be consistent with
21 the comprehensive plan if the land uses, densities or intensities, and other aspects of development
22 permitted by such order or regulation are compatible with and further the objectives, policies, land
23 uses, and densities or intensities in the comprehensive plan and if it meets all other criteria
24 enumerated by the local government,
25
26 163.3201, F.S. — It is the intent of this act that adopted comprehensive plans or elements thereof
27 shall be implemented, in part, by the adoption and enforcement of appropriate local regulations on
28 the development of lands and waters within an area. It is the intent of this act that the adoption and
29 enforcement by a governing body of regulations for the development of land or the adoption and
30 enforcement by a governing body of a land development code for an area shall be based on, be
31 related to, and be a means of implementation for an adopted comprehensive plan as required by this
32 act.
33
34 V1. PROCESS
35
36 Comprehensive Plan Amendments may be proposed by the BOCC, the Planning Commission, the
37 Director of Planning, or the owner or other person having a contractual interest in property to be
38 affected by a proposed amendment. The Director of Planning shall review and process applications
39 as they are received and pass them onto the Development Review Committee and the Planning
40 Commission.
41
42 The Planning Commission shall hold at least one public hearing. The Planning Commission shall
43 review the application, the reports and recommendations of the Department of Planning &
44 Environmental Resources and the Development Review Committee, and the testimony given at the
45 public hearing. The Planning Commission shall submit its recommendations and findings to the
46 BOCC. The BOCC holds a public hearing to consider the transmittal of the proposed comprehensive
He #2014-081 Page 13 of 14
I plan amendment, and considers the staff report, staff recommendation, and the testimony given at
2 the public hearing. The BOCC may or may not recommend transmittal to the State Land Planning
3 Agency. If the amendment is transmitted to State Land Planning Agency, they review the proposal
4 and issue an Objections, Recommendations and Comments (ORC) Report. Upon receipt of the ORC
5 report, the County has 180 days to adopt the amendment, adopt the amendment with changes or not
6 adopt the amendment.
7
8 VII. STAFF RECOMMENDATION
9
10 Staff recommends approval, provided compliance with Comprehensive Plan Policy 101.4.20 is
11 established prior to adoption of the proposed FLUM amendment by the BOCC. Based on the
12 density/intensity analysis, and in order to mitigate for the impacts of approval, one of the following
13 options needs to be addressed:
14 a. Donation of 4.4 acres of non-scarified land designated Tier I or Tier 111-A SPA located within
15 the Upper Keys Subarea;
16 b. Donation 12 non-scarified IS Lots designated Tier I or Tier 111-A located within the Upper
17 Keys Subarea; or
18 c. Donation 12 IS lots designated Tier III for affordable housing within the Upper Keys Subarea.
19
20
21 VHL EXHIBITS
22
23 1. Letter of Understanding dated December 23, 2013, concerning the Coconut Bay ol'Key Largo,
24 and the See the Sea of Key Largo properties.
25 2. Planning Commission Resolution P34-14.
26 3. Proposed FLUM amendment for 0009 1000.000000 and 00091020.000000 in Key Largo.
HIe #2 014-08 1 Page 14 of 14
Exhibit I
to Staff Report
County of Monroe
Growth Management Division
Pigntling&EnvirourngoW Resourm [Q so oun!J cornmilli2agr.1
12enaElMent Mayor Sylvia J.Murphy,District 5
2798 Overseas Highway,Suite 4 10
Marathon,Ft, 33050 Mayor Pro Tern,Danny L.Kolhage,District I
George Neugent District 2
Voice: (305)289-2500 R Heather Carruthers,District 3
FAX: (305)289-2536 David Rice,District 4
December 23, 2013
De Haas Consulting&Design
David De Haas Grosseck
89975 Overseas Highway#1
Tavernier,FL 33070
SUBJECT. LETTER OF UNDERSTANDING CONCERNING THE'COCONUT DAY
OF KEY LARGO INC' AND THE 'SEE THE SEA OF KEY LARGO INC'
PROPERTIES,DOING BUSINESS AS BAY HARBOR LODGE,
LOCATED AT 97770 AND 97702 OVERSEAS HIGHWAY(US 1),KEY
LARGO,HAVING REAL ESTATE NUMBERS 00091000.000000 AND
00091020.000000
Mr, De Haas Grosseck,
Pursuant to §110-3 of the Monroe County Code (MCC), this document shall constitute a Letter
of Understanding (LOU). On September 19, 2013, a Pre-Application Conference regarding the
above-referenced property was held at the office of the Monroe County Planning &
Environmental Resources Department in Marathon. Attendees of the meeting included David De
Haas Grosseck and Eric Handte (hereafter referred to as "the Applicant") and Matt Coyle,
Planner, and Joseph Haberman, Planning & Development Review Manager(hereafter referred to
as"Staff').
Materials presentedfor review included:
(a) Pre-Application Conference Request Form;
(b) Monroe County Property Record Card;
(c) Monroe County Land Use District(LUD)Map and Future Land Use(FLU)Map;
(d) Monroe County Code(MCC);and
(e) Monroe County Comprehensive Plan(MCCP).
The Applicant requested a special letter of understanding in order to confirm whether the
existing motel/hotel use on the subject property is lawfully nonconforming and how to resolve
the nonconforming issue using the map amendment process.
Bay Harbor Lodge,Key Largo,Letter of Understanding(File#2013-110) Page I of 6
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Subject Property with Land Use Districts Overlaid Aerial dated 2412
&atus of Existing Nonconforming Use:
The subject property currently has a LUD designation of Suburban Residential (SR) and a FLU
designation of Residential Low(RL). It was partially within a BU-2 district (Medium Business)
and partially within a RU-3 district (Multiple Family Residential) prior to September 15, 1986
when it was re-designated as SR(the final adoption of the LUD map was in 1992)..
Note: A Land Use District Map Determination, known as a boundary deterinination, was filed in
1988 by a previous property owner, Laszlo Simoga. The application specifically requested a.
LUD change from SR to Suburban Commercial (SQ. The application was not approved.
The subject property is currently developed with a motel/hotel of 21 rooms (note: this total
number of rooms has yet to be confirmed by Staff as lawfully established).
There is not a building permit on file for the initial construction of the motelihotel.
According to the Monroe County Property Appraiser's records, the portion of the subject
property assessed as RE 00091020.0000 0 is currently developed with five buildings, with year
built dates of 1968, 1971, 1983, 1954 and 1968 respectively, The only building permit on file for
Bay Harbor Lodge,Key Largo,Letter of Understanding(File 2 13,-110) Page 2 of 6
a residential building is Building Permit#17938,which approved a residence with 2 bedrooms in
1969. There are several building permits on file, dating back to 1967. Most of the building
permits on file refer to the name of a hotel. Building permits on file that were issued prior to
September 15, 1986 include: #14532 (1967- Fla, Bay Motel), #17938 (1969 — no reference to
hotel), #3 0704(1973 —Bay Harbor Lodge), #C-3629(1978—Bay Harbor Lodge),and#C-19860
(1986—Bay Harbor Lodge),
According to the, Monroe County Property Appraiser's records, the portion of the subject
property assessed as RE 00091000,000000 is currently developed with three buildings, with
year built dates of 1967, 1967 and 1967 respectively. Building permits on file for residential
buildings are Building Permit #2799, which approved a motel building with 2 units/rooms in
1961, Building Permit #12694, which approved a residence with 2 bedrooms in 1967, and
Building Permit#17296,which approved a residence with 2 bedrooms,in 1969. There are several
building permits on file, dating back to 1961. Most of the building perrnits on file refer to the
name of a hotel. Building permits on file that were issued prior to September 15, 1986 include:
#2799 (1961- motel, unspecified), #12694 (1967 — no reference to hotel), #17040 (1968 — no
reference to hotel), #-17296(1969 --no reference to hotel), #25075 (1972—no reference to hotel),
#30703 (1973—no reference to hotel),and#C-11417(1982 --no reference to hotel).
Pursuant to MCC §130-94(c)(6), in the SR LLTD, hotels of fewer than 12 rooms may be
Permitted with a major conditional use permit, provided that a) the parcel proposed for
development has an area of at least two acres, b) all signage is limited to that permitted for a
residential use, and c) the parcel proposed for development is separated from any established
residential use by at least a class C bufferyard, and d)l the use is compatible with land uses
established in the immediate vicinity of the parcel proposed for development.
Nonetheless, although a hotel of up to I I rooms may be permitted in the SR LUD, the RL FLU
category does not allow hotels. MCCP Policy 101A.2, which provides the purpose of the 1�,L
FLU, does not refer to hotels or other transient residential uses. Further, MCCP Policy 101.4.22
states, that, for the R1. FLUM category, the allocated density for transient residential uses is 0
rooms/spaces and the maximum net density for transient residential uses is N/A.
The hotel use is not consistent with the RL FLUM category, as it does not conform to its
purpose, which is set forth in MCCP Policies 10 1.4.2 (principal purpose of the Residential Low
land use category is to provide for low-density residential development ill partially developed
areas with substantial native vegetation) and 101,4.22. As such it is considered a
nonconforming use to the provisions of the MCCP and as it was lawfully established, the hotel
use may continue to exist per the nonconformity policies provided under MCCP Objective 101.9.
Although the hotel use is permitted in SR LUD, the provision of the SR LUD allowing a hotel is
inconsistent with the superseding RL FLU category, in which the SR LUD must be consistent.
As such it is considered a nonconforming use to the MCC and as it was lawfully established, the
hotel use may continue to exist per the nonconforming use regulations provided under MCC
§102-56.
Bay Harbor Lodge,Key Largo,Letter of Understanding(File#2013-110) Page 3 of 6
Note: Pursuant to MCC §102-55, all known, lawful noncorifbrff a ng uses may be registered with
the Planning & Environmental Resources Department. Once discovered and determined to be
lawful, the planning director, or his or her designee, shall add recognized lawful nonconforming
uses to an official registry.
Total Number of MotellHotel Rooms and Letter ofDevelopment Rights Determination:
This letter does not recognize, or otherwise support, the total number motel/hotel rooms (21)
referred to, in the pre-application conference application as lawfully established. In order to
receive a determination regarding the lawfully established number of moteUhotel rooms, the
property owner must submit a Letter of Development Rights Determination application,
Map Amendment Process to Turn the Existing Nonco??forming Use into a Conforming Use:
The Board of County Commissioners passed and adopted a Planning & Environmental
Resources Department's fee schedule (currently Resolution 9183-2013). Of relevance to the
subject property and the development thereon, the fee schedule currently includes the following
provision:
There shall be no application or other fees, except advertising and noticing fees, for
property owners who apply for a map amendment to the official [Land Use District
(LUD)] map and/or the official [Future Land Use Map (FLUM)], if the property owner
can provide satisfactory evidence that a currently existing use on the site that also existed
lawfully in 1992 was deemed nonconforming by final adoption of thi'LUD map and/or a
currently existing use on the site that also existed lawfully on the site in 1997 was
deemed nonconforming by final adoption of the FLUM, To qualify for the fee
exemption, the applicant must apply for a LUD and/or FLUM designation(s) that would
eliminate the non-conforming use created with adoption of the existing designation(s)
and not create an adverse impact to the community. Prior to submittal of a map
amendment application, the applicant must provide the evidence supporting the change
and application for a fee exemption with the proposed LUD map/FLUM designations to
the Monroe County Planning & Environmental Resources Department as part of an
application for a Letter of Understanding. Following a review, the Director of Planning
& Environmental Resources shall determine if the information, and evidence is sufficient,
and whether the proposed LUD map and/or FLUM designations are acceptable for the fee
waiver, and approve or deny the fee exemption request. 'Ibis fee waiver Letter of
Understanding shall not obligate the staff to recommend approval or denial of the
proposed LUD or FLUM Category,
Resolution #183-2013 requires the property owner to provide satisfactory evidence that the
existing use on the site existed lawfully in 1992 and was deemed nonconforming by final
adoption of the LUD map and/or the existing use on the site existed lawfully in 1997and was
deemed nonconforming by final adoption of the FLUM. Following a review, as the hotel
buildings were constructed prior to the adoption of the Land Development Code in 1986, Staff
has determined that the existing hotel use existed lawfully in 1992 and was deemed
nonconforming by the final adoption of the LUD map. Staff has also determined that the existing
Bay Harbor Lodge,Key Largo, Letter of Understanding(File#2013-110) Page 4 of 6
hotel use existed lawfully in 1997 and was deemed nonconforming by the final adoption of the
FLUM.
Staff has found that there is satisfactory evidence indicating that the existing SR LUD
designation and ILL FLUM designation may have been assigned in error as there had been a
motel/hotel on the property on and prior to September 15, 1986. If you choose new designations
that permit the existing hotet/motel use, Staff has determined that such applications qualify for
fee exemptions to the "Comprehensive Plan, Future Land Use Map (FLUM) Amendment" of
$5,531.00 and the "Land Use District Map, Amendment—Nonresidential" fee of$4,929.00. You
may submit a FLUM amendment and/or LUD amendment application without the submittal of
the aforementioned application fees. You are responsible for all other fee requirements, including
the fees for advertising ($245.00 per application) and noticing ($3.00 per each surrounding
property per application). Please note that you are eligible for these fee waivers so long as such
waivers are permitted by the fee schedule. If the fee schedule is amended to remove such a
provision in the future, you may not be eligible to submit the application without such
application fees.
Resolution #183-2013 requires the property owner to apply for a LUD and/or FLUM
designation(s) that would eliminate the non-conforming use. Further, it is the responsibility of
the property owner to decide upon a new LUD and FLUM designation and submit the
corresponding applications and noticing/advertising fees.
In addition, Staff is not obligated to recommend approval of any LUD or FLUM designations
proposed by the property owner, Resolution #183-2013 requires a LUD and/or FLUM
designation(s) that would not create an adverse impact to the community. Staff is required to
review the application on its merit and determine upon a full review that it would not create an
adverse impact to the community and it is consistent with the provisions of the MCCP and MCC.
Further, private applications requesting a FLU amendment must comply with the requirements of
MCCP 101.4.20, which concerns amendments proposing an increase in allocated density and/or
intensity. This policy requires the purchase and donation of land to offset the proposed increase
(includes the requirement to donate acreage or Improved Subdivision(IS) lots),
Note: The contiguous, neighboring property to the southwest (assessed as
#00091010.000000) was granted a FLUM amendment from Residential Low (RI..) to
Mixed Use / Commercial (MC) in 2008, as memorialized by Ordinance #025-2008. In
addition, it was granted a LUD amendment from Suburban Residential (SR) to Mixed
Use(MU)in 2009, as memorialized by Ordinance#005-2009.
Another neighboring property to the southwest (assessed as RE #00091090.000000) was
granted a FLUM amendment from Residential High (RH) to Mixed Use / Commercial
(MC) in 2008, as memorialized by Ordinance #026-2008. In addition, it was granted a
LUD amendment from Urban Residential Mobile Home (URM) to Mixed Use (MU) in
2009, as memorialized by Ordinance#006-2009,
Bay Harbor Lodge,Key Largo,Letter of Understanding(File 42013-110) Page 5 of 6
Pursuant to MCC §110-3, you are entitled to rely upon the representations set forth in this letter
as accurate under the regulations currently in effect. This letter does not provide any vesting to
the existing regulations. If the Monroe County Code or Comprehensive Plan is amended, the
project will be required to be consistent with all regulations and policies at the time of
development approval. The Department acknowledges that all items required as a part of the
application for development approval may not have been addressed at the meeting, and
consequently reserves the right for additional comment.
You may appeal decisions made in this letter. The appeal must be filed with the County
Administrator, 1100 Simonton Street, Gato Building, Key West FL 33040, within thirty (30)
calendar days from the date of this letter. In addition,please submit a copy of your application to
Planning Commission Coordinator, Monroe County Planning & Environmental Resources
Department,2798 Overseas Highway, Suite 410, Marathon,FL 3 3 05 0.
We trust that this information is of assistance, If you have any questions regarding the contents
of this letter, or if we may her assist you with your project, please feel free to contact our
Marathon office at(305)289-2500.
Sincerely yours,
Town, ey 7c"hwalb, Senior Director of Planning&Environmental Resources
CC: Joseph Haberman, Planning&Development Review Manager
Mayte Santarnaria, Assistant Director of Planning&Environmental Resources
Michael Roberts, Senior Administrator of Environmental Resources
Bay Harbor Lodge,Key Largo,Letter of Understwiding(File#2013-110) Page 6 of 6
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Exhibit 2
to Staff Report
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5
6 MONROE CC)llNTV, FLORIDA
7 PLANNING II' G COMMISSION RESOLUTION PAC.).P34-I4
8
9 A RESOLUTION BY THE MONROE COUNTY PLANNING
1.0 COMMISSION RECOMMENDING APPROVAL OF AN ORDINANCE
11 BY TFIE MONROE COUNTY BOARD OF COUNTY
12 COMMISSIONERS AMENDING THE MONROE COUNTY FUTURE
1.3 LAND USE MAP FROM RESIDENTIAL LOW (RL) TO MIXED
14 USE/COMMERCIAL (MC) FOR PROPERTY LOCATED AT 97770
15 AND 97702 OVERSEAS HIGHWAY, KEY LARGO, MILE MARKER
1.6 98, DESCRIBED AS PARCELS OF LAND IN SECTION 6, TOWNSHIP
17 62 SOUTH, RANGE 39 EAST, ISLAND OF KEY I:..,ARGO. MONROE
18 COUNTY, FLORIDA, HAVING REAL ESTATE TyATF. NUMBERS
19 0009I0()07 000000 AND 00091020.000000, AS PR.C7P'OSE'D BY SEE
20 THE SEA OF KEY LARGO, INC. AND COCONUT BAY OF KEY
2.1 LARGO, INC:.; PROVIDING FOR SI VI RABILITY; PROVIDrNG FOR
22 REPEAL OF CONFLICTING PROVISIONS.- PROVIDING FOR
23 TR.ANSM1 I`TAL O THE STATE LANE) PLANNING AGENCY AND
24 THE SECRETARY CIF, STATE: PROVIDING FOR INCLUSION IN
25 T°IIE MONROE COUNTY COMPREHENSIVE FLAN AND FOR
26 AMENDMENT TO THE FUTURE LAND USE MAP; PROVIDING
27 FOR AN EFFECTIVE DATE.
28
29
30 WHEREAS, the subject property is located at: 97770 and 97702 Overseas highway,
31 approximate Mile Marker 98, described as parcels of land in Section 6, Township 62 South,
32 Range 39 I"'ast, Key Largo, Monroe County, Florida, having real estate; numbers
33 0009I 000.000000 and 00091020,000000; and
34
35 WHEREAS, during a regularly scheduled meeting held oil September 23, 2014, the
36 Monroe County Development Review Committee reviewed the application and recommended
37 ;approval; and
38
39 WHERE AS, during a regularly scheduled meeting held on October 29, 2014, the
40 Monroe County Planning Commission held a public hearing for the purpose of considering the
41 transmittal to the State .Land Planning Agency, for review and comment, of a proposed
42 amendment to the Future Land Use Map of"the: Monroe County Year 2010 Comprehensive Man,
43 as requested by See the Sea of Rey Largo, Inc. and Coconut Bay of Key Largo, Inc., to amend
44 the subject property's Future Land Use Map designation frorn Residential Low (RI.,), to Mixed
45 Use/Commercial (MC); and
46
Resolution#P34-14
File 420 1 4-08 1 Page ] of3
1 WHERE AS, the Planning Commission was presented with the following documents and
2 otber information relevant to the request, which by reference is hereby incorporated as part of the
3 record of said hearing:
4
5 1. Request for a,Future Land Use Map (FLUM) amendment application, received by the
6 Plan-ning& Environmental ]resources Department on June 16,2014(File#2014-
7 081); and
8 2. Staff report prepared by Emily Schemper, Principal Planner,dated October 20, 2014;
9 and
10 1 Draft Ordinance; and
11 4. Sworn testimony of Monroe County Planning& Environmental Resources
12 Department staff, and
13 5. Advice and Counsel of Steve Williams,Assistant County Attorney,and John Wolfe,
14 Planning Commission Counsel; and
15
16 WHEREAS. the Planning Commission discussed the applicant's need to comply with
17 Comprehensive Plan Policy 101.4.20 prior to adoption by the BOCC. Based on the
18 density/intensity analysis, and in order to mitigate for the impacts of approval, one of the
19 following options needs to be addressed:
20 a. Donation of 4.4 acres of non-scarified land designated 'Tier I or Tier 111-A SPA
21 located within the Upper Keys Subarea; or
22 b. Donation of 12 non-scarified IS Lots designated Tier I or Tier 111-A located within the
23 Upper Keys Subarea; or
24 c. Donation of 12 IS lots designated Tier III for affordable housing within the Upper
25 Keys Subarea.
26
27 WHEREAS, based upon the information and documentation submitted, the Planning
28 Commission makes the following Findings of Fact and Conclusions of Law:
29
30 1 proposed Fl..,I.-JM is not anticipated to adversely impact the community character
31 of the surrounding area; and
32 2. The proposed FLUM is not anticipated to adversely impact the Comprehensive Plan
33 adopted Level of Service; and
34 3. The proposed amendment is consistent with the Goals, Ot1jectives and Policies of the
35 Monroe County Year 2010 Comprehensive Plan, contingent upon the applicant's
36 compliance with Policy 101.4.20 prior to adoption by the BOCC; and
37 4. The proposed amendment is consistent with the Key Largo Comrnunity Master Plan;
38 and
39 5. The proposed amendment is consistent with the Principles for Guiding Development
40 for the Florida Keys Area of Critical State Concern, Section 380.0552(7), Florida
41 Statute; and
42 6. The proposed amendment is consistent with Part 11 of Chapter 163, Florida Statute,
43
44 NOW, THEREFORE, BE IT RESOLVED BY THE PLANNING COMMISSION
45 OF MONROE COUNTY, FLORIDA:
Resolution OP34-14
File 4.2014-081 Page 2 of 3
I The Monroe County Planning Commission recommends the Future Land Use Map of the
2 Monroe County Year 2010 Comprehensive Plan be amended as stated below, contingent upon
3 compliance with Comprehensive Plan Policy 101.4.20 prior to adoption by the BOCC:
4
5 The property described as parcels of land in Section 6, Township 62 South, Range 39 East, Key
6 Largo, Monroe County, Florida, having real estate numbers 00091000.000000 and
7 00091020.000000, is changed from Residential Low(RL)to Mixed Use/Commercial (MC).
8
9 PASSED AND ADOPTED BY THE PLANNING COMMISSION of Monroe County,
10 Florida, at a regular meeting held on the 29"' day of October, 2014.
11
12 William Wiatt, Chair Yes
13 Denise Werling, Commissioner t
...-Absen
14 Jeb Hale. Commissioner Yes
—
15 Elizabeth LLJ�tburg, Commissioner —Yes
16 Ron Mille . Commissioner Yes__
17
is PLANNING 0 SSK1! l7� -NTY, FLORIDA
19 By
20 William Wiatt, (.'hair
21 Ik
22 Signed this Jq__ day of_A_ ocv..._.
23
24 Monroe County Planning Commission Attorney
25 pproved As To E rjn
26
27 FILED WITH THE
---------------------------------- .. .......
28 Date:29 ww 19 2014
AGENCY CLERK
Resolution#P34-14
File#2014-081 Page of3
Exhibit 3 to Staff Report
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9R The Monroe County Future Land Use Map is proposed to
be amended as indicated above and briefly described as: '
Key:Key Largo Mile Marker.98 Map Amendment#
n Acreage:2.21 Land Use District Map#: 139
SR
Ordinance No,:
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i Date ofAaopifon:
Proposal R �s �
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Property Description:
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