Item O3 BOARD OF COUNTY COMMISSIONERS
AGENDA ITEM SUMMARY
Meeting Date: December 10, 2014 Division: Growth Management
Bulk Item: Yes — No X Staff Contact Person/Phone #: Christine Hurley 289-2517
Ed Koconis 453-8727
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
Future Land Use Map of the Monroe County Year 2010 Comprehensive Plan from Industrial (1) to
Commercial (COMM) for property located at Mile Marker 9, Rockland Key, described as four parcels of
land within Section 21, Township 67 South, Range 26 East, on Rockland Key, Monroe County, Florida,
having real estate numbers 00122080-000000, 00122081-000200, 00 1 220 1 0-000000, and 00121990-
0000,00; and from Mixed Use/Commercial Fishing (MCF) and Industrial (1) to Mixed Use/Commercial
(MC) for property located at Mile Marker 9, Big Coppitt Key, described as a parcel of land within Section
21, Township 67 South, Range 26 East, on Big Coppitt Key, Monroe County, Florida, having real estate
number00120940-000100. (Legislative Proceeding)
ITEM BACKGROUND: The Application was originally submitted on May 18, 2012 on behalf of
Rockland Operations, LI.C, Frank P. Toppino I.Jmited Partnership, Frank P. Toppino Land Trust No. 1,
Rockland Recycling Center, file., Edward Toppino Family Limited Partnership, Edward Toppino Sr. Land
Trust, Frank P. Toppino Family Limited partnership, and Toppitio Land Trust, LLC (collectively, "Toppino
Family Companies"). The original request was to amend the Future Land Use Map for 25 parcels totaling
approximately 84 acres on Rockland and Big Coppitt Keys from Industrial and Mixed Use/Commercial
Fishing to Mixed Use/Commercial.
The applicant has amended and reduced the request to the Rockland Operations and Rockland Commercial
Center requesting to amend the FLUM for five (5) parcels on Rockland and Big Coppitt Keys from
Industrial (1) and Mixed Use/Commercial Fishing (MCF) to Mixed Use/Commercial (MC) and
Commercial (COMM) totaling approximately 44 acres (-15 acres MC and -29 acres COMM.)
If the BOCC votes to transmit the proposed comprehensive plan amendment to the State Land Planning
Agency, then the State Land Planning Agency will review the proposed amendment and issue an
Objections, Recommendations and Comments (ORQ 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 amendments, adopt the
amendments with changes or not adopt the amendments.
PREVIOUS RELEVANT BOCC ACTION: N/A
CONTRACT/AGREEMENT CHANGES: N/A
STAFF RECOMMENDATIONS: Approval
TOTAL COST: INDIRECT COST: BUDGETED: Yes No
DIFFERENTIAL OF LOCAL PREFERENCE:
COST TO COUNTY: SOURCE OF FUNDS:
REVENUE PRODUCING: Yes— No AMOUNT PER MONTH-- Year
APPROVED BY: County Att3et(L2W1110MB/Purchasing— Risk Management
DOCUMENTATION: Included X Not Required
DISPOSITION: AGENDA IT #
0
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 FUTURE
LAND USE MAP OF THE MONROE COUNTY YEAR 2010
COMPREHENSIVE PLAN FROM INDUSTRIAL (1) TO COMMERCIAL
(COMM) FOR PROPERTY LOCATED AT APPROXIMATE MILE
MARKER 9, DESCRIBED AS FOUR PARCELS OF LAND IN SECTION
21, TOWNSHIP 67 SOUTH, RANGE 26 EAST, ROCKLAND KEY,
MONROE COUNTY, FLORIDA, HAVING REAL ESTATE NUMBERS
00122080-0,00000, 00122081-000200, 00122010-000000, and 00121990-000000,
AND FROM MIXED USE/COMMERCIAL FISHING (MCF) AND
INDUSTRIAL (1) TO MIXED USE/COMMERCIAL (MC) FOR
PROPERTY LOCATED AT APPROXIMATE MILE MARKER 9,
DESCRIBED AS A PARCEL OF LAND IN SECTION 21, TOWNSHIP 67
SOUTH, RANGE 26 EAST, BIG COPPITT KEY, MONROE COUNTY,
FLORIDA, HAVING REAL ESTATE NUMBER 00120940-000100.
.................................................................................................I....................
WHEREAS, the Monroe County Board Of County Commissioners conducted a public
hearing for the put-pose of considering the transmittal pursuant to the State Coordinated Review
Process in Sec. 163.3184(4), F.S., to the State Land Planning Agency for objections,
recommendations and comments, and to the other Reviewing Agencies as defined in Sec,
163.3184(1)(c), F.S., for review and comment on a proposed amendment to the Monroe County
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 THERFORE, BE IT RESOLVED BY THE BOARD OF COUNTY
COMMISSIONERS OF MONROE COUNTY, FLORIDA:
P. I o1`2
1
2 Section 1: The Board of County Commissioners does hereby adopt the recommendation of
3 the Planning Commission to transmit the draft ordinance, attached as Exhibit A,
4 fior review of the proposed text amendment.
5
6 Section 2. The Monroe County staff is given authority to prepare and submit the required
7 transmittal letter and supporting documents for the proposed amendment in
8 accordance with the requirements of Section 163.3184(4), Florida Statutes.
9
10 Section 3. The Clerk of the Board is hereby directed to forward a certified copy of this
11. resolution to the Director of Planning.
12
13
14 PASSED AND ADOPTED by the Board of County Commissioners of Monroe County,
15 Florida, at a regular meeting held on the I Oth day of December, 2014.
16
17 Mayor Danny L. Kolhage
18 Mayor Pro 'rem Heather Carruthers
19 Commissioner George Neugent
20 Commissioner David Rice
21 Commissioner Sylvia Murphy
22
23 BOARD OF COUNTY COMMISMONERS OF MONROE COUNTY,FLORIDA
24
25 BY
26 Mayor Danny L. Kolhage
27
28
MO OE COUNTY ATTORNEY
A P D A
29 OVE T�� FOAM:
30 STEVEN T. WILLIAMS
ASSISTANT Co NTY ATTORNEY
31 (SEAL) Date // 0
:Mz�
32 ATTEST: Amy Heavilin, Clerk
33
34 Deputy Clerk
35
36
P.2 oft
Exhibit A
2
3
4
5
6 ORDINANCE NO. -2014
7
8
9 AN ORDINANCE BY THE MONROE COUNTY BOARD OF COUNTY
10 COMMISSIONERS AMENDING THE MONROE COUNTY FUTURE
11. LAND USE MAP FROM INDUSTRIAL (1) TO COMMERCIAL (COMM)
12 FOR PROPERTY LOCATED AT APPROXIMATE MILE MARKER 9,
13 DESCRIBED AS FOUR PARCELS OF LAND IN SECTION 21,
14 TOWNSHIP 67 SOUTH, RANGE 26 EAST, ROCKLAND KEY, MONROE
15 COUNTY, FLORIDA, HAVING REAL ESTATE NUMBERS
16 00122080.000000, 00122081.000200, 00122010.000000 AND 00121990.000000,
17 AND FROM MIXED USE/COMMERCIAL FISHING (MCF) AND
18 INDUSTRIAL (1) TO MIXED USE/COMMERCIAL (MC) FOR
19 PROPERTY LOCATED AT APPROXIMATE MILE MARKER 9,
20 DESCRIBED AS A PARCEL OF LAND IN SECTION 21, TOWNSHIP 67
21 SOUTH, RANGE 26 EAST, BIG COPPITT KEY, MONROE COUNTY,
22 FLORIDA, HAVING REAL ESTATE NUMBER 00120940.00,0100, AS
23 PROPOSED BY ROCKLAND OPERATIONS, LLC AND ROCKLAND
24 COMMERCIAL CENTER, INC.; PROVIDING FOR SEVERABILITY;
25 PROVIDING FOR REPEAL OF CONFLICTING PROVISIONS;
26 PROVIDING FOR TRANSMITTAL TO THE STATE LAND PLANNING
27 AGENCY AND THE SECRETARY OF STATE; PROVIDING FOR
28 AMENDMENT TO THE FUTURE LAND USE MAP; PROVIDING FOR
29 AN EFFECTIVE DATE.
30
31
32
33 WHEREAS, Rockland Operations, LLC and Rockland Commercial Center, Inc,
34 submitted an application for a Future Land Use Map amendment frorn, Industrial (1) to
35 Commercial (COMM) and from Mixed Use/Commercial Fishing (MCF) and Industrial (1) to
36 Mixed Use/Commercial (MC); and
37
38 WHEREAS, the Monroe County Development Review Committee considered the
39 proposed amendment at a regularly scheduled meeting held on the 29th day of April, 2014; and
40
41 WHEREAS, the Monroe County Planning Cornn-iission held a public hearing on the 27 1h
42 day of August, 2014, for review and recommendation on the proposed Future Land Use Map
43 amendment; and
44
45 WHEREAS, the Monroe County Planning Commission made the following findings of
46 fact and conclusions of law:
I
Exhibit A
I I. The proposed FLUM is not anticipated to adversely impact the community character of
2 the surrounding area; and
3
4 1 The proposed FLUM is not anticipated to adversely impact the Comprehensive Plan
5 adopted Level of Service; and
6
7 3. The proposed amendment is consistent with the Goals, Objectives and Policies of the
8 Monroe County Year 2010 Comprehensive Plan; and
9
10 4. The proposed amendment is consistent with the Principles for Guiding Development for
I I the Florida Keys Area of Critical State Concern, Section 380.0552(7), Florida Statute;
12 and
13
14 5. The proposed amendment is consistent with Part 11 of Chapter 163, Florida Statute.
15
16 WHEREAS, the Monroe County Planning Commission passed Resolution No. P39-14
17 recommending transmittal of the proposed amendment; and
18
19 WHEREAS, at a regular meeting held on the I O'h day of December, 2014, the Monroe
20 County Board of County Commissioners held a public hearing to consider the transmittal of the
21 proposed amendment, considered the staff report and provided for public comment and public
22 participation in accordance with the requirements of state law and the procedures adopted for
23 public participation in the planning process; and
24
25 WHEREAS, at the December 10, 2014, public hearing, the BOCC voted to transmit the
26 amendment to the State Land Planning Agency; and
27
28 WHEREAS, the State Land Planning Agency reviewed the amendment and issued an
29 Objections, Recommendations and Comments (ORC) Report on 2015, which
30 did not identify any issues with the proposed amendment; and
31
32 WHEREAS, the ORC report states ........ and
33 as a response to the ORC, Report, Monroe County ..........
34
35 NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY
36 COMMISSIONERS OF MONROE COUNTY, FLORIDA:
37
38 Section 1. The Future Land Use Map (FLUM) for the Year 2010 Comprehensive Plan is
39 hereby amended as follows:
40
41 'J"he property described as four parcels of land on Rockland Key, having Real
42 Estate Numbers 00122080-000000, 00 1 2208 1-000200, 00122010-000000, and
43 00121990-000000 from Industrial (1) to Commercial (COMM), and a parcel of
44 land on Big Coppitt Key, having real estate number 00120940-000000 from
45 Mixed Use/Commercial Fishing (MCF) and Industrial (1) to Mixed
2
Exhibit A
1 Use/Commercial (MC), as shown on Exhibit 1; which is attached hereto and
2 incorporated herein.
3
4 Section 2. Severalaiiit b If any section, subsection, sentence, clause, item, change, or
5 provision of this ordinance is field invalid, the remainder of this ordinance shall
6 not be affected by such validity.
7
8 Section 3. Repeal of Inconsistent Provisions. All ordinances or parts of ordinances in
9 conflict with this ordinance are hereby repealed to the extent of said conflict.
10
I I Section 4. Transmittal. This ordinance shall be transmitted by the Director of Planning to
12 the State Land Planning Agency pursuant to Chapter 163 and 380, Florida
13 Statutes.
14
15 Section 5. Filing and Effective Date. This ordinance shall be filed in the Office of the
16 Secretary of the State of Florida but shall not become effective until a notice is
17 issued by the State Land Planning Agency or Administration Commission finding
18 the amendment in compliance with Chapter 163, Florida Statutes and after any
19 applicable challenges have been resolved.
20
21 Section 6. Inclusion in the Comprehensive Plan. The Future Land Use Map amendment
22 shall be incorporated in the Future Land Use Map of the Monroe County Year
23 2010 Comprehensive Plan.
24
25 PASSED AND ADOPTED by the Board of County Commissioners of Monroe County,
26 Florida, at a regular meeting held on the day of _, 2015.
27
28 Mayor Danny L. Kolhage
29 Mayor Pro Tem I leather Carruthers
30 Commissioner George Neugent
31 Commissioner David Rice
32 Commissioner Sylvia Murphy
33
34 BOARD OF COUNTY COMMISSIONERS
35 OF MONROE COUNTY, FLORIDA
36
37 BY
—
38 Mayor Danny L. Ko&9e—
39
40 (SEAL)
41 MONROE
COUN
F Ck
42 ATTEST: AMY HEAVILIN, CLERK 111�ROVEDAI;,,ry ATTORNeyTaRM:
43
'N T WI'LLIAMs
44 ASSISTANTp '
45 Dato:Mgv��n
46 DEPUTY CLERK
3
Exhibit 1 to Ordinance# -2014
0012040-000100
00122080-000000
cuda�u-�eh w'=
.. 6,
00122081-000206
_122_.. 1 -0-6-000
-000000
The Monroe County Future Land Use Map is amended
as indicated above.
Proposal:future Land Use change of five parcels of land on Big Coppitt Key having Real Estate Numbers:
00120940-000100, 00122080-000000,00122081-000200,00122010-000000 and 00121990-000000 from Industrial(1)
toCommercial(COMM)and Mixed Use/Commercial(MC),
2
3
4
5
6 MEMORANDUM
7 MONROE COUNTY PLANNING cat ENVIRONMi?;RVTAi,RESOURCES DEPARTMENT
8 We strive to be caring,,proftIssional and fair
9
10 To: Monroe County Board of County Commissioners
11
12 Through: Christine Hurley, AICP', Director of Growth Management
13 Townnsley Schwab, Senior Director ofPlanning & Environmental Resources
14
15 From: Edward Koconis, AIC', Growth Management Permit Manager
1.6
1.7 Date: October 31, 2014.
18
19 Subject: Request by Rockland Operations, LLC and Rockland Commercial. Center, Inc. to
20 amend the Comprehensive P'an. Future Land Use Map from. Industrial (1) and
21 Mixed Use/Commercial Fishing (MCF) to Commercial (COMM) and Mixed Use/
22 Commercial(MC) for a total of five parcels on Rockland and :Big Coppitt Keys
23
24 Meeting: December 10, 2014
25
26 1. REQUEST
27
28 Rockland Operations, LLC ("Rockland. Operations") and Rockland Commercial Center, Inc.
29 ("Rockland Commercial Center") have requested to amend the Comprehensive Plana Future Land
30 Use Map (FLUM) for four parcels of land on. Rockland Ivey having real estate numbers 00122080-
31 000000, 00122081-000200, 00122010-000000, and 001 2 1 990-000000 from Industrial (1) to
32 Commercial (COMM); and faar one parcel of land on Big Coppitt having real estate number
33 00120940-000100 from Mixed Use/Commercial. Fishing (MCF) and Industrial (I) to Mixed
34 Use/Commercial (MC).
35
36
37 11. BACKGROUND INFORMATION
38
39 A. Relevant Actions:
40
41 The Application was originally submitted on May 18, 2012 on behalf of Rockland Operations,
42 LLC, Frank P. Topping Limited Partnership, Frank P, Toppino Land Trust No. 1, Rockland
43 Recycling Center, Inc., Edward Toppino, Family Limited. Partnership, Edward Toppino Sr. Land
44 Trust, Frank P. Toppino Family Limited Partnership, and Toppino Land Trust, LLC
45 (collectively, "Topping Family Companies"). The original request was to amend the Future
46 Land Use Map for 25 parcels on Rockland and. Big Coppitt Keys from Industrial and Mixed
47 Use/Co unercial Fishing to Mixed Use/Commercial. The request was reviewed by the
t
1 Development Review Committee (DRC) on November 27, 2012 with a recommendation of
2 denial, due to the proposed significant allowed increase in residential (364 dwelling units) and
3 transient (+1,202 rooms/spaces) density, and its related issues including limited ROCIO
4 allocations, potential increases to hurricane evacuation time, and the location of said density
5 being within the 65+DNL (day-night average sound level) which based upon Navy
6 documentation includes recommendations to prohibit residential development. Staff at that time
7 recommended the applicant consider the Commercial (COMM) PLUM category as that category
8 allows similar uses and intensity but does not include a residential component.
9
10 The applicant has amended and reduced the request to the Rockland Operations and Rockland
11 Commercial Center requesting to amend the FLUM for five parcels on Rockland and Big Coppitt
12 Keys from Industrial (1) and Mixed Use/Commercial Fishing (MCF) to Mixed U'se/Commercial
13 and Commercial (COMM).
14
15 During Applicant's revisions to the request the Toppino Family Companies transferred multiple
16 parcels subject to the request from various entities to Rockland Operations for estate planning
17 purposes. The subject parcels are highlighted in Figure I below:
18
err
19
20 Figure 1.
2
1
2 Previously, the total proposed amount of upland acreage proposed to be amended to Mixed
3 Use/Commercial (MC) was approximately 84 acres of upland. This amended request eliminates
4 approximately 70 upland acres, resulting in the current request of approximately 15 acres to MC.
5 The Application also requests to amend the FLUM of approximately 29 acres of upland currently
6 designated Industrial (1) and proposes to amend those parcels to Commercial (COMM), Property
7 information regarding the subject properties is shown in Table I below.
8
9
10 Table 1.
.................. ........
Real Property Land Area
Property Estate Location Current Proposed Current Tier (upland
Owner(s) Number (Key) FLUM FLUM Zoning acres per
survey)
Rockland
Operationsa 00120940 Big Coppitt MC Tier 111 14.83
LLC -000100 &MCI" &CFA
-—------------ ............
Rockland 00122010 Comm I
Commercial -000000 Rockland I Tier III 3.18
Center Inc.
.... . .............................
Rockland 00121990 Comm 1 3.05
Commercial -000000 Rockland 1 Tier III
Center Inc.
.............. ...........
Rockland 00122080 1 Comm I Tier III
OperatiOns, -000000 Rockland & I&V
1
Tier I
Rockland 00122081 1 Comm I
Operations, -000200 Rockland Tier I 11 4.49
Total Acreage 44.42
...............
11
12
13 B. Legal Description
14
is Surveys of the parcels subject to the application have been provided to and verified by staff. All
16 calculations included in this report are based on those values as provided in Table I above.
17
18
19
3
1
2 C. Current Comprehensive Plan FLUM Policies
3
4 Policy 101.4.5
5 The principal purpose of the Mixed Use/Commercial land use category is to provide for the
6 establishment of commercial land use (zoning) districts where various types of commercial retail
7 and office may be permitted at intensities which are consistent with the community character and
8 the natural environment. Employee housing and commercial apartments are also permitted. In
9 addition, Mixed Use/Commercial land use districts are to establish and conserve areas of mixed
10 uses, which may include maritime industry, light industrial uses, commercial fishing, transient
11 and permanent residential, institutional, public, and commercial retail uses.
12
13 This land use category is also intended to allow for the establishment of mixed use development
14 patterns, where appropriate. Various types of residential and non-residential uses may be
15 permitted; however, heavy industrial 'uses and similarly incompatible Uses shall be prohibited.
16 The County shall continue to take a proactive role in encouraging the maintenance and
17 enhancement of community character and recreational and commercial working waterfronts.
18
19 In order to protect environmentally sensitive lands, the following development controls shall
20 apply to all hammocks, pinelands, and disturbed wetlands within this land use category:
21
22 1. only low intensity commercial uses shall be allowed;
23 2. a maximum floor area ratio of 0.10 shall, apply; and
24 3. maximum net residential density shall be zero...
25
26 Policy 101.4.6
27 The principal purpose of the Mixed Use/ Commercial Fishing land use category is to provide for
28 the maintenance and enhancement of commercial fishing and related traditional uses such as
29 retail, storage, and repair and maintenance which support the commercial fishing industry.
30 Residential uses are also permitted. In order to protect environmentally sensitive lands, the
31 following development controls shall apply to all hammocks, pinelands, and disturbed wetlands
32 within this land use category:
33
34 1. only low intensity commercial uses shall be allowed
35 2. a maximum floor area ratio of`0.10 shall apply; and
36 3. maximum net residential density shall be zero.
37
38 Policy 101.4.7
39 The principal purpose of the Industrial land use category is to provide for the development of
40 industrial, manufacturing, and warehouse and distribution uses. Other commercial, public,
41 residential, and commercial fishing-related uses are also allowed.
42
43 Policy 101.4.21
44 The principal purpose of the Commercial (COMM) future land use category is to provide for the
45 establishment of commercial zoning districts where various types of commercial retail; highway-
46 oriented sales and services; commercial recreation; light industrial; public, institutional and
4
I office uses may be permitted at intensities which are consistent with the community character
2 and the natural environment. The commercial zoning districts established within this category
3 are intended to serve the immediate vicinity or serve the Upper or Lower subarea. This category
4 is not intended to accommodate transient or permanent residential development.
5
6 In order to protect environmentally sensitive lands, the following development controls shall
7 apply to all Tier I lands within this land use category:
8
9 1. only low intensity commercial uses shall be allowed; and
10 2. a maximum floor area ratio of 0.15 shall apply.
11
12
13 D. Evaluation of existing uses versus proposed uses coi-responding with the requested FLUM
14 amendment
15
16 The allowed uses based upon FLUM designations are shown in Table 2 below.
17
18
19 Table 2.
Allowed Uses Based,Uon,FLUM Deli anations
Mixed Use/Commercial Industrial FLUM Mixed Use/Commercial FLUM Commercial FLUM
Fishing FLUM
Industrial (Li,-h�) . industrial j(.JgYk &m I jeav Industrial (Light) industrial
Maritime Industry
Storage& Repair
...............
Marina Marina Marina Marina
..........
Commercial Fishing- Commercial Fishing ConirncrcW Fishing
Related Uses
Commercial Retail Restaurants i Cornniercial Retail C I Retail
(inClUdes Restaurants) includes Restaurants).... (includes�estaurants)
Highway Oriented Sales
and Services
Connnercial Recreation Commercial Recreation
Residential 'rransient and Permanent
Residential
-—-------------------------- -—-------- . .......-.,.
In Residential
Commercial Apartments Employee Housing and
Commercial apartments
Public Public Public
............... ...............
Institutional Institutional Institutional
Office Office ......0 ffice
.....
20
21
22
23 E. Densily & Intensitj standards of existing FLUM designation and the re nested FLUM
24 amendment
25
26 The existing and proposed FLUM categories and potential density and intensity are listed in
27 '"Fable 3 on the following page.
28
5
1
2
3 Table 3.
Future Land U e Category Allocated Density Maximum Net Density Maximum Intensity
s
(per acre) akte acre floor area ratio
du
.E Industrial (1) du 2 0 roorns/ a es N/A 025460
Mixed Use/Commercial Approx. 3-8 du 12 du
Fishing(MCI) 0 rooms/spaces 0 roonis/spaces 025-0.40
Mixed Use/Commercial 1-6 du 6-18 du
O.10-0.45
a. (M ) 5 rooms/spaces 10-25 roNo/mAs
/spaces
Cw
CommercCial ( OMM) 0 room0sd/spaces /A
O.15-0.50
............................ ........
4
5
6 F. Other Analysis— Military Compatibility:
7 On May 22, 2012, the County adopted amendments to the Comprehensive Plan to address
8 military compatibility criteria. These Comprehensive Plan amendments require applicants for
9 FLUM amendments within the MIAI (Military Installation Area of Impact) received after the
10 effective date of the policies (July 19, 2012) to provide a suppicniental noise study, based on
11 professionally accepted methodology, if NASKW indicates the property is within a noise zone
12 greater than 65 T. The original (Toppino Family Companies) FLUM Amendment request
13 was submitted prior to the effective date of the recently adopted Military Compatibility Policies
14 and does not trigger any of the additional noise study requirements.
15
16 The Navy issued the Record of Decision on October 31, 2013, for the Final Environnrental
17 Impact Statement (EIS) for Naval Air Station Key West Airfield Operations. In the Final HIS,
18 the Navy approved "Alternative 2" as the preferred alternative, and the associated noise
19 contOUrs. The noise contours are shown Figure 2 on the following page.
20
21 'I'lle results of the EIS analysis produced a map of contours of the noise environment from NAS
22 Key West airfield operations which identifies the Subject properties within the 65-69 DNI, (blue
23 solid contour), 70-74 IL (green solid contour) and 75-79 DNL (yellow solid contour). A
24 magnified excerpt of the noise contours are shown in Figure 3 on the following page.
25
26 The FLUM request would eliminate all but approximately 1.1 acres of potential residential uses
27 on property located in the 70-74 DNL, directing potential future residential uses onto property
28 located within the 65-69 DNL
29
30 Note, the BOCC discussed and reviewed Policy 108.2.5 (policY iMich requires applicants
31 requesting PLUAI amendments -vt,ithin the Alf[Al to provide a si.qyVemental noise study) and
32 directedstqff to eliminate the text vMich requires the supplemental noise study. Tile BO( C is
33 scheduled to consider transmittal of the C'omprehensiiv Plan Update amendments, including the
34 amendment to Policy 108.2.5, at public hearing on October 7, 2014.
35
36
37
38
6
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4
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6 Figure 3.
1 Residential Uses
2
3 As can be readily ascertained from the Navy Air Installation Compatibility Use Zones
4 ("AlCUZ") Land- Use Compatibility Recommendations (Tables 4a-d on pages 9-12) residential
5 uses are strongly discouraged in the 70-74 DNL. Currently, approximately 3.7 acres subject to
6 this amendment already permit residential uses within this zone.
7
8 This amendment would remove all but approximately 1.1 acres of potential residential uses from
9 the properties located within the 70-74 DNL (and remove any potential of residential uses from
10 the 75-79 DNL) and simultaneously permit the parcels located within a 65-69 DNL noise zone to
11 increase their residential density. Therefore the potential residential density would be relocated
12 from higher to lower DNL zones.
13
14 Additionally, according to the Navy's AICUZ Land-Use Compatibility Recommendations,
is residential uses are only discouraged in the 65-69 DNL (and strongly discouraged in the 70-74
16 DNL) and are recommended to be located in other areas unless a study is undertaken identifying
17 the need for housing.
18
19 Monroe County has already undertaken numerous studies, including its most recent EAR which
20 identifies the need for affordable housing in the lower Florida Keys. The proposed FLUM
21 amendment could assist in addressing this need, Moreover, the parcel proposed for an increase
22 in density is nearly entirely within the 65-69 DNL and adjacent to an existing, developed
23 residential subdivision within the Residential High future land use designation. The amendment
24 to a Mixed Use/Commercial designation would allow a variety of residential and commercial
25, uses compatible with the neighboring residential neighborhood.
26
27 There is a potential increase of tip to 27 residential dwelling units or 221 transient units (or
28 combination of these two types of units.) Both household units and transient lodgings are
29 strongly discouraged in the 70-74 DNL and discouraged in the 65-69 DNL; and household units
30 are listed by the Navy as not compatible and should be prohibited in the 75-79 DNL. The
31 proposed amendment would serve to move these potential units completely out of the 75-79
32 DNL and leave only approximately 1.1 acres available for residential development in the 70-74
33 DNL. The vast majority of potential residential development would be relocated in the 65-69
34 DNL, which is the lowest noise level on the subject properties.
35
36
37 Non-Residential Uses
3,8
39 The Application proposes to reduce the total potential non-residential square footage by up to
40 204,013 square feet. Additionally, the properties subject to the requested FLUM amendment to
41 Commercial (COMM) are located within the 70-74 DNI., and 75-79 DNI.... Commercial uses
42 such as commercial retail, industrial and offices are all permissible within this noise level
43 according to the Navy's AICUZ Land-Use Compatibility Recommendations, albeit with
44 recommendations of measures to achieve an outdoor to indoor noise level reduction of 25-30
45 decibels for certain portions of these buildings.
46
47
48
8
1 ' "able 4a.
NAS Key West Airfield operations Final Environmental Impact Statement
Air Installations Compatible Use Zones
"able G-1
I ,
Land-Use Co atibi 10 li, MR.7"14"
t ecommendations
Noise Zone 3
y
-9tl Fttsslrteuttiat
�,. Hs uiiWiid uWiW ......
. mmMPo o .m fir. N Nr N
11.11 Sinjle units:detached Y Y N N N N N
11.12 Si ie units:semidreha;d Y Y N N 4 l
11.13 Sin ale units attached row Y Y N N N N N
11,21 Two units;side-t> -slde Y Y N N N N N
11.22 Two units:one above the Y Y NT N' N N N'
otner
11 31 A anmers:walk u Y Y N N �NN
N
11.32 A anments,atlevator Y Y N N' N
12
13 Residrentlal hotals Y Y N N N N N
1 M_mm fiAakad9a h4ttrYe arl£s iar courts __ MN
15 Transuent Brad to Y Y M iW IU N
.:�16 Gather residential f N� N N N N
� i IVilanutactttri
21 Food and kindred products;,:µ, lr � Y Y `� N
manufacturin
22 Textile mill products;manu- Y Y Y Y N
facturin
23 Apparel and other finished Y Y Y Y N
products,products made
from fabrics,leather and
similar materials;manufac-
turing
24 Lumber and wood products Y Y Y Y Y' Y N
(except furniture);manufac-
turin
2S Furniture and fixtures;man- Y Y Y' Y Y N
ufactunn
V Paper and allied products; Y Y Y Y Y N
manufacturin
27 Printing,publishing,and Y Y Y Y Y" N
allied industries
28 � Chemicals and aliied prod.. y Y_ Y� � N
uctsw manufacturin
29 Petroleum refining and relat- Y Y Y Y N
ad industries
30 IUlanuftixttfrin cowttlnttaa9
31 Rubber and misc.plastic `f Y Y �� N
roducts°manufac."n17
32 Stone,clay,and glass prod- Y Y Y Y N
Acts„manufactunn
33 Primary metal products„ Y Y:.:_. Y Y 1 N
manufacturin
34 Fabricated metal products, Y Y Y Y M
manufactunn
Appendix G A1CUZ land Use Compatibility Tables and Monroe County MUM G-1
July 2013
2
3
4
9
Table 4b.
NAs Key West Airfield Operations Final Environmental impact Statement
Air Installations Compatible Use Zones
Table G-1
Land-Use Coo atibilit Recommendations
tlr N e ONL N eI
N N r wr
Professional,scientific,and Y Y- Y 25 30 Np �N
controlling instruments;
photographic and optical
wad's;watches and clocks
3F Miscellaneous manufactur- Y Y Y Y Y Y N
in
Tnauns nation communication and urtilities
41 Railroad,rapid rail transit, Y Y Y Y Y Y4 N
and street railway transpor-
tation
#2 i otor vehicle transportation w 'YW Y�
43 Aircraft trans
Portatwn__ Y Y Y Y Y N
44 Marine craft trans ortation �Y Y
45 Highway and street right-of- Y Y Y Y Y N
way
46 Automobile arkin Y Y Y Y N N
47 Communication Y Y Y i w N N
Utilities Y Y Y Y' Y Y N
49 C?thertransportation,com- Y Y Y 25 3i7 N N
munication and utilities
6 Trade
51 WNholesale trade Y Y' Y Y N
52,. .Retail trade——building mate- Y. m. w .._
rials,hardware,.and farm
53 Retail trade—shopping cen. Y., Y Y 25 30. N Id
teas
54 Retail trade—food Y Y Y 25 3t7 N N
55 Retailtrade—automotive, Y Y 3G1., N N
marine craft,.aircraft and
accessories
56 Retaii trade-apparel and Y Y Y 25 30 N N
accessorles
57 Retail trade—furniture, Y Y Y 25 30 N N
home furnishings and
ro, . c ui went . .. __ __.'_ _ .._...,.. .
58 Retail trade_eating and Y Y Y 25 30 N N
drinking establishments
56 Other retail trade Y Y' Y 30 N N
60 Smioes
61 Finance,insuranceacid real Y �� R .25 30 N N
estate service's
62 Personal services Y Y Y 25 3iJ N N
62.4 Ge'm eterles Y Y Y Y
63.7 Vldarehousin and�tort;� �w Y Y Y Y Y N
N
65 Professional services Y Y Y 25 3p N N
-2 Appendix G AICUZ Land Use Compatibility Tables and Monroe Count MfAt
July 2023
10
1 'Fable 4c.
NAS Key West Airfield Operations Final Environmental impact Statement
Aar Installations Compatible Use Zones
Table C-1
Land-Use Compatibility Recommendations
Zone 3
M ♦ : iCNEW
65.1 Has #tale oth-er medical fnc. Y Y 25 3tl N NKK N
55.16 Nursin homes Y Y NN N N N
68 Contract constrtactton stir- Y Y Y 25 30 N N
vicets
87 Governmental services Y Y 25 3GI N N
68� . Educational service es Y 25 30 N N�
69 Miscellaneous Y Y Y 25 30 N N
70 Cultural entertainment and recreational
71 Cultural activities(8,etturch Y Y 23 3tiM N N N
71.2 Nature exhibitsµ ................_. Y _ _ N N N
72 -Public assembi a Y Y Y N N N N
72.1 Auditsatfum concert halls.,.
72.11 Outdoor music shells,a - Y
72.2 Outdoor sports arenas, Y Y
s ectator arts
73 Amusements Y Y Y Y N N N
74 Recreational activities(in- Y Y Y 25 3fS N N
chiding,golf courses,riding
stables water rec,
75 Resorts and rou cam� Y' Y Y Y N N N
78 Cants Y Y Y Y N N N
79 Cltlter cultural„entertainment Y Y Y Y N N N
and recreation _ _
�l7 Resalairt radtfettio artd extraition
81 Agrloukture(except live Y Y Y Y Y Y '
sltrrc���n
8'1.5 Livestock farm ing Y Y Y x ..... ..___ --N W N
811 Animal lareedin Y Y Y N', N N
82 Agricultural related activities Y Y Y �Y �Y Y
83 Fore activities Y Y Y Y Y Y
84 Fishin activities Y Y Y Y Y Y Y
85 hlinin activities Y Y Y Y Y Y Y
89 Other'resource production Y Y Y Y Y Y Y
or extraction
Ka to T tttl C3�1:
1XVCM Standard Land Use Coding Manuel,U.S.Crepartrnent of rransptxtatitxt
Y(Yesl Land use and related structures compatible without restrictions.
N(Not Land use and related structures are not compatible and should be
prohibited.
Y"(Yes with restrictions) The land use and related structures are generally cormpatible.Ncwew,see notes indicated by
superscript,.
N` (No with restrictions) The land use and related structures are generally incompatible,However,see notes indicated by
superscript.
NLR(Noise Level Noise Level Reduction(outd=to indoor)to be achieved through
Reduction) incorporation of noise attenuation into the design and construction of the strudttrre.
Appendix G AICUZ lend Use Compatibility"tables and Monroe County MIAl G-3
July 2013
2
3
II
Table 4d.
NAS Koyr West Airfield Operations Final EnvirontrtantaI Imparctseatrament
Air Installations Compatible Use Zones
Table G-1'
Land-Qf a Cram at9b�ecorrl lendations
w
alloise Zone 3
25 30,or 35 Land use and related structures generafly compatible;measures to achieve NLR of 25,30,or 35
must be incorporated into design and
construction of structure.
C7NL Cloy-night average sound levei.
CNCL Community Noise Equivalent Lovet(normally°atlhin a very small decibel difference of DNL
Ldn hfatherr ical symbol for DNLIo
he!
b t.
1. General
a. Although local conditions regarding the need for housing may require residential use in these zones, residential use
Is discouraged In DNL 65 to 69 and strongly discouraged in DNL fip to 74.The absence of viable allemahve davei-
oprnent options should be determined and an evaiustian should be conducted locally prior to local approvals indioat-
Ing that a demonstrated community need for the residential use would not be met If development were prohibited in
these zones.
b. Where the community determines that these uses must be allowed measures to achieve and outdoor to in-
door NLR of at least 25 Decibels (dB)in DNI.65 to 69 and NLR of 30 dB in DNL 70 to'7"4 should be tnco rpo-
rated into Wilding codes and be in Individual approuals, for transient housing a NLR of at least 35 da should
be Incorporated in DNL 75 to 79,
c. Normal permanent construction can be expected to provide a NLR of 20 dB, thus the reduction requirements are
often stated as 5,10 or 15 dB over standard construction and normally assume mechanical ventili upgraded
sound transmission class ratings in windows and doors and closed windows year round.Additional consideration
should be given to modifying NLR levels based on peals noise levels or vibrations.
d. NLR entente will twat eliminate outdoor noise probterns.However,building location and site planning, design and
use of berms and barriers can help mitigate outdoor noise. exposure NLR particularly from ground level
sources, Measures that reduce noise at a site should be used wherever practical in preference to measures
that only protect interior spaces.
2. Measures to achieve NLR o4 25 must tie incorporated unto the design and construction of portions of those buafldwngs
where the public is received, office areas,noise sensitive areas orwhere the normal noise level is tow.
3, Measures to achieve NLR of 30 must be inoorpcxated into the design and construction of portions of these buildings
where the public Is received, office areas, noise sensitive areas or where the normal noise level is tour«.
4, Measures to achieve NLR of 35 must be incorporated into fine design and construction of portions of these buiWd
ings, where the public is received office areas, noise sensitive areas, or where the normal noise level is tow,
5. if protect or proposed development is noise sonsifivii, use indicated NLRa if not, land use is compatible with-
out NLR,
6. No bu,ritdings,
T Land use compatible provided special sound reinforcement systems are Installed
8. Residential buildings require a NLR of 25
90 Residential buildings require a NLR of 30,
10,Residential buildings not permitted.
11,Land use not recommended, but if community decides use is necessary, hearing protection devices should
be worn.
G4 Appendix G AICLI2 Land Use Compatibility Tables and Monroe Conant MIAI
July 2023
2
12
1 G. Applicant's Amendment Basis and Data Analysis for the Re nested FLUM As
2
3 The Amendment contemplates the previously discussed changing trends in the economy
4 and regulatory environment, Furthermore, based on input from staff, and also review of
5 the current adjoining uses surrounding the ptrcels, it has been determined that the
6 proposed amendments allows the parcels to be utilized to their highest and best use with
7 de minimis impacts on neighboring properties and the surrounding environment.
8
9 Sj)ecifitcally, Rockland Key ad,joins the Navys Boca Chica military air installation base
10 which is subject to high noise events. Part of`Rockland Key,is located within the Navy,jet
11 potential crash .one. Therefore, currently, Rockland Key is not suitable for residential
12 development The Industrial FLU permits residential development. The newly enacted
13 Commercial FLU does not permit residential development, but permits non-residential,
14 commercial uses compatible with military air installations,
15
16 In contrast, Rockland Operations'property located on Big Coppilt Key is adjacent to a
17 residential area that has a Future Land Use Map Designalion, Residential High (DHy.
is Rockland Operations' Big Coppitt property is also located next to an old burrow pit that
19 is compatible with residential uses. Currently, all studies identi& a complete and total
20 deficiency of scarrfied, undeveloped land suitable for future residential development in
21 the lower keys close to the largest emploYment center, of the lower keys, Key West.
22 Specifically, land suitable for can af_16rdable housing project. Rockland Operations
23 desires to develop such a project.
24
25 According to Florida Housing data compiled by the University of Florida the 2012
26 average home value price in unincorporated Monroe County was $551,485 [$478,985
27 per Florida Housing Data Clearinghouse] compared to a statewide average of$160,174.
28 Monroe County's median gross rent for 2012 was $1,269 [$1,390 per 2012 American
29 Communi(y Survey I-Year Estimates] compared to a statewide average,, of$981 J$954
30 per 2012 American, Community Survey 1-Year Estimates]. In, Monroe (I ounty, the HUD
31 Fair Market Rent in 2012, representing rent for a typical modest apartment, was $946,16r
32 a studio apartment, $1152,for a one-bedroom, $1,419,16r a Iwo-bedroom, $2,065,fbr a
33 three-bedroom, and$2,211 far ajbur-bedroom unit.
34
35 flora alarming is the percentage of households whose mortgages exceed the HUD
36 threshold fior being considered cost burdened due to their mortgage payments.
37 According to HUD, "Cost-burdened" households pay inore than 30% qfincome,lbr rent
38 or mortgage costs. This is also the standard used by the Florida Department of
39 Economic Opportunity. In 2009, 12,927 15,848 unincorporated per Florida Housing
40 Data Clearinghouse] Monroe C"ounty households (37Yo) pay more than 30% of income
41 for housing By comparison., 29% of, households statewide are cost-burdened 6,177
42 /'2,795 per Florida Housing Data Clearinghouse) households in [unincorporated]
43 A116nroe County(18Yo pety more than 50% of'income Jbr housing!
44
45 OJ'the 12,226 [4,278 per Florida Housing Data Clearinghouse] renters, Cost burdened
46 households exceeding 30% qJ' income is 5,124 [1,794 per Florida Housing Data
47 Clearinghouse], of which, 2,423 [846 per Florida Housing Data Clearinghouse]
48 households spend over 50%150% or- more] qftheir income on rent. This equates to 42%
13
I qfhouseholds being cost burdened by rent and of this 42%, 20% of all households pay in
2 excess ol'50% of their income towards rent,
3
4 From 2000-2010, the housing inventory has only increased 3% whereas in the prior
5 decade, 19.90-2000, the housing inventory increased almost 15%. The drastic decline in
6 new housing has led to higher home sales and rent prices leading to an ever increasing
7 demand _for affordable housing During the 1990s, Monroe County averaged 509
8 building permits per year for residential homes, including averaging 96 building permits
9 for multifamily housing Erom 2000-2010, multi-fcrrnily building permits issued per year
10 decreased to on average ol'7,8 per year.
11
12 In unincorporated Monroe Counlyfi)r the year 2010, 60.9% ofthe total households are
13 estimated to have incomes in the moderate range or below. As reported by the Monroe
14 County 41fordable Housing Report, dated Arovember 2007, the County is the most cost
15 burdened small-county in the State. Monroe County has the highest aff
ordability gap q1'
16 all counties in the SMte. An average of'5,545 households -would need and qualify for
17 aff
ordable housing assistance. By theyear 2030, the percentage will increase to 62.4%.
18 Monroe Counly's adapted Comprehensive Plan Evaluation and Appraisal Report
19 ("EAR") recommends encouraging options for erffl>rdable housing The FAR fur-ther
20 recommends, that the County should consider the vast majority of the available dwelling
21 unitsfin- development as multi-
family so as to provide affordable housing. The proposed
22 FLUM amendment accomplishes this goal by rezoning 14 acres mixed use which can,
23 accommodate a multi-
family off housing de velopment project ofsignifzcant size.
24
25
26 111. PROPOSED AMENDMENTS
27
28 Request to amend the FLUM designation from Industrial (1) to Commercial (C) for four parcels
29 (00122080-000000, 00122081-000200, 00122010-000000, and 00121990-000000) located on
30 Rockland Key and frown Industrial (1) and Mixed Use/Commercial Fishing (MCF) to Mixed
31 Use/Commercial (MC) for one property (00120940-000100) located on Big Coppitt Key, identified
32 in red on the following page with the Existing Conditions in Figure 4 and the Proposed Conditions
33 in Figure 5.
34
35
36
14
i
� iM(e �yea 6rrtr.
I/' 9
e
/
2 Figure 4.
3
G
r
r
l
1 �
/
//�//�
5 Figure 5.
15
1 IV.ANALYSIS OF PROPOSED DENSITIES & INTENSITIES; C"ONIPA.T"ABILITY;
2 CONCURREI' CY ANALYSIS; ETC.
3
4 'Compatibility:
5
6 The approximate location of the proposed Fl,UM amendment is outlined in Figure 6 below in the
7 magenta circle.
8
9
10 coppht
11 .
12 � C..
d
1.3
14
15 .
16 N°
17
INS
18HE
19
RC
20
21
22
23 ° .
24
25
I 11
4 I I tl IY I VVO
26
I
27 �
28
29
30
31
32w �
33
34 Figure 6.
35
36 The properties neighboring the parcels that are the subject of the requested FUJM amendment are
37 currently designated as Industrial, Residential High, Residential Medium and Mixed
38 Use/Com.mercial. Fishing. The surrounding area includes a mix of uses, including but not limited to:
39 commercial, office, heavy and light industrial, storage, warehouse, residential housing, public utility
40 facilities and commercial fishing uses.
41
42
43
44
45
46
47
48
16
1 Additionally, all but approximately hall' an acre (upland) of one of the five subject parcels is
2 designated as Tier 111 as shown below in figure 7.
3
Ills
I�VV
lu
■
ry
77
8
9
10 The subject parcels are classified as "undeveloped land" and "water" (borrow pits). Additionally,
11 the subject parcels are designated as habitat for one (1) protected species (brown pelican—listed as a
12 State Species of Special Concern), however, the County does not have any adopted development
13 controls relative to the brown pelican.
14
15 The development potential based upon the requested l*1:.,UM designations are illustrated in Table
16 on the following page.
17
18
1.7
1 Table 5.
2
3 Development Poteiitial based upon re nested Future Land Use Map Designation:
4
Existing FLUM T e Wopted Standards Development
Mixed Use Residential Allocated Density/Acre Approx. 3 —8(In Approx. 7 du-20 du
/Commercial
Fishing(MCF) 'Transient Allocated Density/Acre 0 roorns/spaces 0 rooms/spaces
2.50 acres Nonresidential Maximum Intensity 0.25-0.40 FAR 27,225 sf -43,560 sf
Proposed FLUM Adopted Standards Development Potential
Mixed Use Residential Allocated Density/Acre I —6du 2 du-- 15 du
/Commercial(MC) .......
Transient Allocated Density/Acre 5 - 15 rooms/spaces 12-37 rooms/spaces
2.50 acres Nonresidential Maximum Intensity 0.10445 FAR 10,890 sf—49,005 sf
Existin FLUM Type___ Adopted Standards Deve!a meat Potential
Industrial(1)
Residential Allocated Density/Acre I du 12 du
..............
Transient Allocated Density/Acre 0 roorns/spaces 0 rooms/spaces
12.33 acres
Nonresidential Maximum Intensity 0.25460 FAR 134,273 sf-322,256 sf
Proposed FLUM Type Adopted Standards Development Potential
Mixed Use Residential Allocated Density/Acre 6 du 12-73 du
/Commercial(MC) Transient Allocated Density/Acre 5 - 15 rooms/spaces 61 - 184 rooms/spaces
12.33 acres Nonresidential Maximun i Intensity 0.10-0.45 FAR 53,709 sf-241,692 sf
Existingf! UM Type Adopted Standards Development Potential
_
Residential Allocated Density/Acre I du 29 du
Industrial(1) .........
Transient Allocated Density/Acre 0 roorns/spaces 0 rooms/spaces
29.59 acres Nonresidential Maximum Intensity 0.25460 FAR 322,235 sf-773,,364 sf
Proposed FLUM ....... pe Adopted Standards Development Potential
Commercial Residential Allocated Density/Acre 0 dLI 0 du
..........
(COMM) -- -----
Transient Allocated Density/Acre 0 roorns/spaces, il 0 rooms/spaces
..........
29.59 acres Nonresidential Maximum Intensity 0.15-0.50 FAR 193,341 sf-644,,470 sf
Net Change in Residential:+27 du
Development Transient: +22 1 roorns/spaces
Potential Nonresidential: (-204,013)sf
Net Change in MCF to MC I to MC I to COMM
Development Residential: (-5)du Residential: f 61 du Residential: (-29)du
Potential based Transient:+37 roorns/spaces Transient- a 184 rooms/spaces Transient: +0 rooms/spaces
on FLUM Nonresidential: +5,445 sf Nonresidential: (-80,564)sf Nonresidential: (7128,894)sf
6 Vie above table provides an approximation of the development polentialfor residential, transient and conunercial developinent.
7 Please note, Section 130-156 of the Land Develop nient Code states: "The densi/y and intensity provisions set out in this section are
8 intended to be applied cuinulatively so that no development shall exceed the total densitY limits qf this article. Tor example, gfa
9 develop inent includes both residential and cominercial development, the total gross amount of'development shall not exceed the
10 otanulaledperntitted intensiq,of the parcelproposed,for development.
11
12
18
1 Maintaining Hurricane Evacuation & Discouraging Increases in Density/Intensity:
2
3 Monroe County Rule 28-20.140, F.A.C. (ratified by the Legislature in 2011), includes Work
4 Program tasks requiring hurricane evacuation clearance time analyses and a Memorandum of
5 Understanding (MOO), with the Division of Emergency Management, Monroe County, City of
6 Marathon, Village of Islamorada, City of Key West, City of Key Colony Beach, and City of Layton
7 regarding hurricane evacuation.
8
9 The County and the other jurisdictions in the Keys regulate new residential growth through permit
10 allocation systems. The basis for the permit allocation rate and distribution is based upon our ability
11 to maintain 24-hour evacuation clearance time. Based upon recent analysis and meetings to complete
12 the hurricane evacuation clearance time model runs and maximum build-out from the Work
13 Program,the County received 1,970 allocations over the next 10 years.
14
is On September 21, 2012, the Monroe County BOCC adopted Ordinance 028-2012, creating Policy
16 101.4.20 discouraging private applications for future land use changes which increase allowable
17 density/intensity and creates a mechanism to allow increases in density and intensity with the
18 donation of IS lots (1:1 basis) or acreage (2:1 basis) to the County that contains non-scarified native
19 upland habitat or wetland habitat. 'I"his his amendment was found in-compliance by the State Land
20 Planning Agency and became effective upon the issuance of DEO's Notice of Intent on November
21 20, 2012. The adopted policy states that its provisions are applicable only to private applications
22 "received after the effective date of this ordinance..." The initial Rockland FLUM application was
23 received on May 18, 2012, prior to the effective date of the ordinance; therefore this Policy does not
24 apply to this request.
25
26 The proposed amendment would increase the residential development potential by 27 dwelling units,
27 or the transient residential development potential by 221 rooms/spaces, or a lower number of each
28 through a mixed development. The proposed amendment would reduce the nonresidential
29 development potential by 204,013 square feet.
30
31 The County and the other jurisdictions in the Keys regulate new residential growth through a permit
32 allocation system. "I'he basis for the permit allocation rate and distribution is based upon ability to
33 maintain a 24-hour evacuation, clearance time basis. Monroe County has created a staged evacuation
34 process wherein mobile home residents, transient units and military personnel are required to
35 evacuate prior to all other residential properties. Recently, Monroe County was allocated 1,970
36 residential allocations, which places the residential evacuation time at approximately the 24-hour
37 evacuation time limitation.
38
39 The proposed FLUM amendment would provide a potential increase of 27 residential dwelling units
40 or 221 transient units (or a combination of these units). Neither 27 new residential dwelling units
41 nor the transfer of 221 existing transient units from elsewhere in the Lower Keys would be expected
42 to cause the staged evacuation times to exceed the 24-hour I imit.
43
44
45
46
47
19
1 Concurrent y Analysis:
2
3 POTABLE WATER - FKAA's Water Treatment Facility in Florida City has a maxirnum water
4 treatment design capacity of 29.8 million gallons per day (MGD). This consists of 23.8 MGD from
5 the Biscayne Aquifer through the primary conventional water treatment process and 6 MGD from
6 the brackish Floridan Aquifer through the secondary Reverse Osmosis (RO) treatment plant. There
7 are also two saltwater Reserve Osmosis (RC)) plants, located on Stock Island and Marathon, which
8 are able to produce potable water under emergency conditions. The RC) desalination plants have
9 design capacities of 2.0 and 1.0 MGD of water, respectively. The 2012 projection for annual
10 average daily demand is 17.62 MGD which is well below FKAA's Water Use Permit amount of
11 23.98 MGD. Table 6 below illustrates the potable water level of service, the existing and projected
12 demands, and the net changes based upon the request.
13
14
15 Table 6.
... .............................__........
Comprehensive Plan Max Potential Total
FLUM, Potable Water Policy Residential Persons/ Total Los Net
701.1.1 Development household persons Demand Change
(dwelling units)
................. ..........
INDUSTRIAL& Residential LOS 66.50
MIXED USE/
gal/cap/day J Approx, 61 du 2.24 136 9,044
COMMERCIAL
(149 gal/du/day)
FISHING +4,056
.... .................................. ............... ----
MIXED USE Residential LOS 66.50 gal/day
COMMERCIAL gal/cap/day Approx. 88 du 2.24 197 13,100
& 149 gal/du/day)
COMMERCIAL
16
Comprehensive Plan Max Potential Intensity Net
FLUM Potable Water Policy Floor Area Ratio(FAR) Total LOS Demand Change
701.1.1 Square Feet
...................................................... ... ----................ -- -
1- i" .NDUSTRIAL&
MIXED USE/ Nonresidential Los Approx. 1,139,180sf 398,713
COMMERCIAL 0.35 gal/sq.ft./day
FISHING -71,405
MIXED USE gal/day
COMMERCIAL Nonresidential LOS Approx. 935,167 sf 327,308
& 0.35 gal/sq.ft./day
COMMERCIAL
17
18
19 SOLID WASTE - Monroe County has a contract with Waste Management, authorizing the use of in-
20 state facilities through September 30, 2016; thereby, providing the County with approximately two
21 years of guaranteed capacity. Table 7 on the following page illustrates the solid waste level of
22 service, the existing and projected demands, and the net changes based upon the request.
23
24
25
26
20
Table 7.
Comprehensive Max Potential.
FLUM flan Solid Waste Residential Persons/ 'total Total Los Net Change
Policy 801.1.1 Development household persons )errand
(dwelling units)
INDUSTRIAL &
MIXED USE/ Residential LOS Approx. 61 du 2.24 136 739
COMMERCIAL 5.44lbs/capita/day
FISHING +332 lbs/day
MIXED USE/ _
COMMERCIAL Residential LOS Approx. 88 du } 2.24 197 1,071
44lbs/capita/day
COMMERCIAL
3
4 SANITARY SEWER - The property will be served by the Big Coppitt Wastewater Treatment Plant.
5 The Big Coppitt Wastewater Treatment Plant has a design capacity of 0.323 MGD. The current
6 average daily flaw is 0.130 MG J.
7
8 TRAFFIC CIRCULATION —According to the 2013 US.1 Arterial Travel Time and Delay Study, at
9 the present time, US l is operating overall at a Level of Service (LOS) C. In the Lower Keys Area,
10 the segments frorn the area of the request to Ivey West are operating at a LOS B or better and the
11 segments from the area of the request to Big Pine Key are operating at a LOS C or better. The
12 request is located in the area of Segments 2 and 3, which are operating at levels of service A and B
13 respectively.
14
15 Segment 2 Boca Chica (4-L/D) Ivey Maven Blvd. to Rockland Dr. (4,521 Reserve Trips) LOS A
16 • Segment 3 Big Coppitt(2-L/U) Rockland Dr. to Boca Chica Rd. (1,11.8 Reserve Trips) LOS B
17
18 "I'Ire applicant submitted a trip generation analysis. 11RS (County consultant) reviewed the analysis
19 and confirmed that the proposed future land use map amendment would result in a trip generation.
20 reduction of 7,933 trips per day. This may be summarized by identical trip generating uses being
21 permitted in both the existing and proposed PLUM categories. The reduction concludes an increase
22 of 1,61.3 daily trips from a 2.50 acre FLUM change from Mixed Use / Commercial Fishing (MC ')
23 with a maximum. FAR of 0.40 to Mixed. Use / Commercial (MC) with a maximum FAR of 0.60; no
24 change in daily trips resulting from a 12.33 acre FLUM change from Industrial (I) to Mixed Use /
25 Commercial (MC) as both categories have the identical 0.60 maximum. FAR; and a decrease of
26 9,546 daily trips from a 29.59 acre FLUM change from Industrial (I) with a maximum FAR of 0.60
27 to Commercial (COMM) with a maximurn FAR of 0.50. Cumulatively these would result in a
28 maximum potential decrease of 7,933 vehicle trips per day. The trip generation analysis is attached.
2.9
30 This is consistent with the density and intensity of both the requested future land use map analysis
31 and Table 3 (on page 6) as well as the development potential based upon the same shown on Table 5
32 (on page 1.8) which indicates the proposed amendment resulting in a potential decrease in the
33 maximum amount of nonresidential floor area of 204,013 square feet.
34
35
21.
1 V. CONSISTENCY WITH THE MO ROE COUNTY YEAR 2010 COMPREHENSIVE
2 PLAN, THE FLORIDA STATUTES,AND PRINCIPLES FOR GUIDING
3 DEVELOPMENT
4
5 A. The proposed amendment is consistent with the following Goals, Objectives and Policies of
6 the Monroe County Year 2010 Comprehensive Plan. Specifically, the amendment furthers:
7
8 Goal 101: Monroe County shall manage future growth to enhance the quality of life, ensure
9 the safety of County residents and visitors, and protect valuable natural resources.
10
11 Objective 101.2: Monroe County shall reduce huiTicane evacuation clearance times to 24
12 hours by the year 2010.
13
14 Policy 101.2.13: Monroe County shall establish an interim Permit Allocation System f,*()r new
15 residential development. The interim Permit Allocation System shall supersede Policy
16 101.2.1 and remain in place until such time as Monroe County determines its future growth
17 capacity based on hurricane evacuation, public safety and environmental needs including
18 water quality and habitat protection, and amends its plan consistent with such determination,
19 based on the results of the work program as set forth below...
20
21 Objective 101.4: Monroe County shall regulate future development and redevelopment to
22 maintain the character of the community and protect the natural resources by providing for
23 the compatible distribution of land uses consistent with the designations shown on the Future
24 Land Use Map.
25
26 B. The amendment is consistent with the Principles for Guiding Development for the Florida
27 Keys Area, Section 380.0552(7), Florida Statutes.
28
29 For the purposes of reviewing consistency of the adopted plan or ally amendments to that plan
30 with the principles for guiding development and any amendments to the principles, the principles
31 shall be construed as a whole and no specific provision shall be construed or applied in isolation
32 from the other provisions.
33
34 (a) Strengthening local government capabilities for managing land use and development so that
35 local government is able to achieve these objectives without continuing the area of critical
36 state concern designation.
37 (b) Protecting shoreline and marine resources, including mangroves, coral reef formations,
38 seagrass beds, wetlands, fish and wildlife, and their habitat.
39 (c) Protecting upland resources, tropical biological communities, freshwater wetlands, native
40 tropical vegetation (for example, hardwood hammocks and pinelands), dune ridges and
41 beaches, wildlife, and their habitat.
42 (d) Ensuring the maximum well-being of the Florida Keys and its citizens through sound
43 economic development.
44 (e) Limiting the adverse impacts of development on the quality of water throughout the Florida
45 Keys.
46 (1) Enhancing natural scenic resources, promoting the aesthetic benefits of the natural
47 environment, and ensuring that development is compatible with the unique historic character
48 of the Florida Keys.
22
1 (g) Protecting the historical heritage of the Florida Keys.
2 (h) Protecting the value, efficiency, cost-effectiveness, and amortized life of existing and
3 proposed major public investments, including:
4
5 1. The Florida Keys Aqueduct and water supply facilities;
6 2. Sewage collection, treatment, and disposal facilities;
7 3. Solid waste treatment, collection, and disposal facilities;
8 4. Key West Naval Air Station and other military facilities;
9 5. Transportation facilities;
10 6. Federal parks, wildlife refuges, and marine sanctuaries;
11 7. State parks, recreation facilities, aquatic preserves, and other publicly owned
12 properties;
13 8. City electric service and the Florida Keys Electric Co-op; and
14 9. Other utilities, as appropriate.
15
16 (i) Protecting and improving water quality by providing for the construction, operation,
17 maintenance, and replacement of stormwater management facilities; central sewage
18 collection; treatment and disposal facilities; and the installation and proper operation and
19 maintenance of onsite sewage treatment and disposal systems.
20 Ensuring the improvernent of nearshore water quality by requiring the construction and
21 operation of wastewater management facilities that meet the requirements of ss.
22 381,0065(4)(1) and 403.086(10), as applicable, and by directing growth to areas served by
23 central wastewater treatment facilities through permit allocation systems.
24 (k) Uniting the adverse impacts of public investments on the environmental resources of the
25 Florida Keys.
26 (1) Making available adequate affordable housing for all sectors of the population of the Florida
27 Keys.
28 (m)Providing adequate alternatives for the protection, of public safety and welfare in the event of
29 a natural or manmade disaster and for a post disaster reconstruction plan.
30 (n) Protecting the public health, safety, and welfare of the citizens of the Florida Keys and
31 maintaining the Florida Keys as a unique Florida resource.
32
33 Pursuant to Section 380.0552(7) Florida Statutes, the proposed amendment is consistent with the
34 Principles for Guiding Development as a whole.
35
36 C. The proposed amendment is consistent with the Part 11 of Chapter 163, Florida Statutes
37 (F.S.). Specifically, the amendment furthers:
38
39 163.3161(4), F.S. It is the intent of this act that local governments have the ability to preserve
40 and enhance present advantages; encourage the most appropriate use of land, water, and
41 resources, consistent with the public interest; overcome present handicaps; and deal
42 effectively with future problems that may result from the use and development of land within
43 t�heir jurisdictions. Through the process of comprehensive planning, it is intended that units
44 of local government can preserve, promote, protect, and improve the public health, safety,
45 comfort, good order, appearance, convenience, law enforcement and fire prevention, and
46 general welfare; facilitate the adequate and efficient provision of transportation, water,
47 sewerage, schools, parks, recreational facilities, housing, and other requirements and
23
1 services; and conserve, develop, utilize, and protect natural resources within their
2 jurisdictions
3
4 163.3161(6), F.S. - It is the intent of this act that adopted comprehensive plans shall have the
5 legal status set out in this act and that no public or private development shall be permitted
6 except in conformity with comprehensive plans, or elements or portions thereof,, prepared
7 and adopted in conformity with this act,
8
9 163.3177(1), F.S. - The comprehensive plan shall provide the principles, guidelines, standards,
10 and strategies for the orderly and balanced future economic, social, physical, environmental,
11 and fiscal development of the area that reflects community commitments to implement the
12 plan and its elements. These principles and strategies shall guide future decisions in a
13 consistent manner and shall contain programs and activities to ensure comprehensive plans
14 are implemented. "I'he sections of the comprehensive plan containing the principles and
15 strategies, generally provided as goals, objectives, and policies, shall describe how the local
16 government's programs, activities, and land development regulations will be initiated,
17 modified, or continued to implement the comprehensive plan in a consistent manner. It is not
18 the intent of this part to require the inclusion of implementing regulations in the
19 comprehensive plan but rather to require identification of those programs, activities, and land
20 development regulations that will be part of the strategy for implementing the comprehensive
21 plan and the principles that describe how the programs, activities, and land development
22 regulations will be carried out. The plan shall establish meaningful and predictable standards
23 for the use and development of land and provide meaningful guidelines for the content of
24 more detailed land development and use regulations.
25
26 163.3177(6)(a)2., F.S. - The future land use plan and plan amendirients shall be based upon
27 surveys, studies, and data regarding the area, as applicable, including:
28 a. The amount of land required to accommodate anticipated growth.
29 b. The projected permanent and seasonal population of the area.
30 c. The character of undeveloped land.
31 d. The availability of water supplies,public facilities, and services.
32 e. The need for redevelopment, including the renewal of blighted areas and the elimination of
33 nonconforming uses which are inconsistent with the character of the community.
34 f. The compatibility of'uses on lands adjacent to or closely proximate to military installations.
35 g. The compatibility of uses on lands adjacent to an airport as defined in s. 330.35 and
36 consistent with s. 333.02.
37 h. The discouragement of urban sprawl.
38 i. The need for job creation, capital investment, and economic development that will
39 strengthen and diversify the community's economy.
40 j. The need to modify land uses and development patterns within antiquated subdivisions.
41
42 163.3177(6)(a)8., F.S. - Future land use map amendments shall be based upon the following
43 analyses:
44 a. An analysis of the availability of facilities and services.
45 b. An analysis of the suitability of the plan amendment for its proposed use considering the
46 character of the undeveloped land, soils, topography, natural resources, and historic
47 resources on site.
24
1 c. An analysis of the minimum amount of land needed to achieve the goals and requirements
2 of this section.
3
4 163.3178(8)(a), F.S. - A proposed comprehensive plan amendment shall be found in
5 compliance with state coastal high-hazard provisions if:
1. The adopted level of service for out-of-county hurricane evacuation is maintained for a
7 category 5 storm event as measured on the Saffir-Simpson scale; or
8 2. A 12-hour evacuation time to shelter is maintained for a category 5 storm event as
9 measured on the Saffir-Simpson scale and shelter space reasonably expected to accorru-nodate
10 the residents of the development contemplated by a proposed comprehensive plan
11 amendment is available; or
12 3. Appropriate mitigation is provided that will satisfy subparagraph 1. or subparagraph 2.
13 Appropriate mitigation shall include, without limitation, payment of money, contribution of
14 land, and construction of hurricane shelters and transportation facilities. Required mitigation
15 may not exceed the amount required for a developer to accommodate impacts reasonably
16 attributable to development. A local government and a developer shall enter into a binding
17 agreement to memorialize the mitigation plan.
18
19 163.3194(l)(b), F.S. — All land development regulations enacted or amended shall be
20 consistent with the adopted comprehensive plan, or element or portion thereof, and any land
21 development regulations existing at the time of adoption which are not consistent with the
22 adopted comprehensive plan, or element or portion thereof, shall be amended so as to be
23 consistent. If a local government allows an existing land development regulation which is
24 inconsistent with the most recently adopted comprehensive plan, or element or portion
25 thereof, to remain in effect, the local government shall adopt a schedule for bringing the land
26 development regulation into conformity with the provisions of the most recently adopted
27 comprehensive plan, or element or portion thereof. During the interim period when the
28 provisions of the most recently adopted comprehensive plan, or element or portion thereof,
29 and the land development regulations are inconsistent, the provisions of the most recently
30 adopted comprehensive plan, or element or portion thereof, shall govern any action taken in
31 regard to an application for a development order.
32
33
34
35 V1. PROCESS
36
37 Comprehensive Plan Amendments may be proposed by the Board of County Commissioners, the
38 Planning Commission, time Director of Planning, or time owner or other person having a contractual
39 interest in property to be affected by a proposed amendment. The Director of Planning shall review
40 and process applications as they are received and pass them onto the Development Review
41 Committee and the Planning Commission.
42
43 The Planning Commission shall hold at least one public hearing. 'file Planning Commission shall
44 review the application, the reports and recommendations of the Department of Planning &
45 Environmental Resources and the Development Review Committee and the testimony given at the
46 public hearing. The Planning Commission shall submit its recommendations and findings to the
47 Board of County Commissioners (BOCC), The BOCC then holds a public hearing to consider the
48 transmittal of the proposed comprehensive plan amendment, and considers the staff report, staff
25
1 recommendation, and the testimony given at the public hearing. The BOCC may or may not
2 recommend transmittal to the State Land Planning Agency. The amendment is transmitted to the
3 State Land Planning Agency, which then reviews the proposal and issues all Objections,
4 Recommendations and Comments (ORC) Report. Upon receipt of the ORC report, the County has
5 180 days to adopt the amendments, adopt the amendments with changes or not adopt the
6 amendments.
7
8
9 V1. STAFF RECOMMENDATION
10
11 Staff recommends approval of the proposed FLUM amendment to Mixed Use/Conu-nercial (MC)
12 and Commercial (COMM).
13
14 The proposed amendment would increase the potential for residential development by 27 dwelling
15 units (or 221 transient residential units or a combination of the two), however it would serve to
16 relocate these potential units to the lowest noise level areas in the area of the subject properties.
17 Although these 27 potential dwelling units would be competing for limited ROGO allocations, it is
18 not expected that these few additional dwelling units would contribute to increases in hurricane
19 evacuation times. The proposed amendment also reduces the nonresidential development potential
20 by approximately 204,013 square feet in noise level areas where the Navy's AICUZ Land-Use
21 Compatibility Recommendations would recommend measures to achieve noise level reductions of
22 25-30 decibels. The proposed amendment would also decrease the maximum potential trip
23 generation by 7,933 vehicle trips per day.
24
25
26 V11. EXHIBITS
27
28 1. FLUM Amendment Map
29 2. Trip Generation Analysis
26
Exhibit 1
,r
RH �
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1
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M ,,
Growth Management Division
ps Os We strive to be caring,professional,and fair, x
D The Monroe County Future Land Use District is proposed to
be amended as indicated above and briefly described as: r
l
4
Key: �— rcWv Mlle Merker:9 Map Amendment#QS
FIVI
Acreage Total,796 Land Use District Map
Upland.45.1
Ordinance No..
RM Date of Adoption:
' �i I Proposal. r� Mi
a
m a
Property Description
� ae.N�mo�s:no,zo"ao.aomaa, a ..., .. YfXd.fif
' �q asNuor�
WF'v�—; umrzoauuu0000.00,zzoe„�oozo ®' sou k
omzm,aoa0000.<�a ua,zssow o — -.- " N
Now NINNESSIM
Exhibit 2
KBP CONSULTING, INC.
MEMORANDUM
To: Barton W. Smith, Esq.
Smith Orope/a, P.L.
From: Karl Peterson, P.E.
Date: August 11, 2014
Subject: Rockland FLUM --Rockland Key, Florida
Trip Generation Analysis
Pursuant to our teleconference on Monday, July 28, 2014 we have conducted the additional trip generation
analyses for the various permitted uses and land use categories. The results of these analyses are
summarized below and on the following pages.
Parcel Information: MCI to MC 2.50 acres
Ito MC 12.33 acres
I to COMM 29.59 acres
Total 44.42 acres or 1,934,935 square feet
Trip Generation: HI E Trip Generation Manual(!Ih Ay(lition)
,4// daily trip ceilcultitions are based ulwn averag(, rates as requcwed lays
the Countys trqffie engineering consultant.
Trip Differential: Based upon the foregoing trip generation analyses, the maximum trip
generation potential associated with the existing land use categories is
84,367 vehicle trips per day. The maximum trip generation associated with
the proposed land use categories is 76,434 vehicle trips per day. The result
of the proposed land use plan amendment is a trip generation reduction of
7,933 vehicle trips per day.
84,00 North UnM,.,rsaty DHvc, SLOtC nq, ,rarnarac, �:k)dda 33321
h,,,d. (954) 560-7103 u-`ax: (954) 582-0989
KBP CONSULTING,SUL`t'ING, INC.
1000000M
Industrial (light) 43,560.00 304
Industrial (heavy) 43,560,00 65
Marinas (acres) 2.50 52
Commercial Fishing(acres) 2.50 17
Manufacturing 43,560.00 166
Commercial Retail 43,560.00 1,860
Residential (DU) 2 13
Public(Govt Office) W 43,560.00 1,216
WIN/Elementary School 43,560.00 672
Middle/Jr. Nigh School 43,560.00 600
Jr./Community College 43,560.00 1,197
Church 43,560.00 397
Day Care Center 43,560.00 3,22.6
Cemetery (acres) 2.50 12
Library 43,560.00 2,450
Hospital 43,560.00 576
Industrial (light) 65,340.00 455
Commercial Fishing(acres) 2.50 17
Manufacturing 65,340.00 250
Office 65,340.00 721
Commercial Retail 65,340.00 2,790
Residential (CCU) 2 13
Public(Govt Office) 65,340.00 1,824
Intkati+araal
Elementary School 65,340.00 1,008
Middle/Jr. High School 65,340.00 900
Jr./Community College 65,340.00 1,796
Church 65,340.00 595
Day Care Center 65,340.00 4,839
Cemetery(acres) 2.50 12
Library 65,340.00 3,675
Hospital 65,340.00 864
Parcel Trip Differential: -1-1,61.3 daily vehicle trips
2
KBP CONSULTING, INC.
IMENINEffm
Industrial (light) 322,256.88 2,246
Industrial (heavy) 322,2.56.88 483
Commercial Fishing(acres) 12.33 86
Manufacturing 322,256.88 1,231
Office 322,256.88 3,554
Commercial Retail (max of
5,000 sf per parcel) 161,128.44 6,880
Residential (DU) 12 80
Public(Govt Office) 322,2.56.88 8,997
r p #r r I'd
t,L��,-✓ii r oi�„i✓/Li,✓„r,,,.!% .,,�,1 ��,,,,%,�, „rwur rri ,ia, .,,,,,,, ,w ,,, „l/r/�,/v%!�r /r ,cia/"%/%/
Elementary School 322,256.88 4,972
Middle/Jr. Nigh School 322,256.88 4,441
Jr./Community College 322,256.88 8,859
Church 322,256.88 2,936
Day Care Center 322,256.88 23,866
Cemetery (acres) 12.33 58
Library 322,256.88 18,124
Hospital 322,256.88 4,260
11MMINNIM
Industrial (light) 322,256.88 2,246
Commercial Fishing(acres) 12.33 86
Manufacturing 322,256.88 1,231
Office 322,256.88 3,554
Commercial Retail 322,256.88 13,760
Residential (DU) 12 80
Public(Govt Office) 322,256.88 8,997
Elementary School 322,256.88 4,972
Middle/Jr. High School 322,256.88 4,441
Jr./Community College 322,256.88 8,859
Church 322,256.88 2,96
Day Care Center 322,2 6.88 23,866
Cemetery(acres) 12.33 58
Library 322,256.88 18,124
Hospital 322,256.88 4,260
Parcel.Trip Differential: 0 daily vehicle trips
3
KBP CONSULTING, INC.
ININEEMM
Industrial (light) 773,364.24 5,390
Industrial (heavy) 773,364.24 1,160
Commercial Fishing(acres) 29.59 206
Manufacturing 773,364.24 2,954
Office 773,364.24 8,530
Commercial Retail (max of
16,511
5,000 sf per parcel) 386,682.12
Residential (DU) 29 193
Public(Gout Office) 773,364.24 21,592
%��i/i%�%%�%//%
,,,,,,c,,,,✓// ,ir/ //ii,,,/e%,,; l/. /,.,,,,/,,,%//r///,,,ii,/ ;iib„i7Ai�r1'liP//i,/ r,„ gin,,.,.,, ////,,,,,,,,,�i, N.//oi
Elementary School 773,364,24 11,933
Middle/Jr. Pugh School 773,364.24 10,657
Jr./Community College 773,364.24 21,260
Church 773,364.24 7,045
Day Care Center 773,364,24 57,275
Cemetery (acres) 29.59 140
Library 773,364.24 43,494
Hospital 773,364.24 10,224
101111111111
Industrial (light) 644,470.20 4,492
Office 644,470.20 7,109
Commercial Retail 644,470.20 27,519
Residential (DU) 0 0
Public(Govt Office) 644,470.20 17,994
/, Nrrilk�i+ki�ara�al �,
Elementary School 644,470.20 9,944
Middle/Jr. High School 644,470.20 8,881
Jr./Community College 644,470.20 17,716
Church 644,470.20 5,871
Day Care Center 644,470.20 47,729
Cemetery (acres) 29.59 140
Library 644,470.20 36,245
Hospital 644,470.20 8,520
Parcel Trip Differeiitial: -9,546 daily vehicle trips
4