Item P2
BOARD OF COUNTY COMMISSIONERS
AGENDA ITEM SUMMARY
Meeting Date: Mav 17. 2000
Bulk Item: Yes No X
Division: Growth Management
Department: Planning
AGENDA ITEM WORDING: A public hearing to consider a County sponsored future land use amendment
from Mixed Use Commercial (MC) to Residential Medium (RM) and a zoning map amendment from
Recreational Vehicle (RV) to Improved Subdivision (IS). There are twenty-one properties in Sections 14,
Township 62 South, Range 38 East in Monroe County, Florida, included in this map amendment. The properties
are located between U.S. Highway 1 (to the north) and Seaside Avenue (to the south), and between Palm Drive
(to the east) and Lime Avenue (to the west). Coconut Drive bisects the two blocks of the neighborhood,
connecting Seaside Avenue with U.S. Highway I. These properties are described as Re Sub Seaside Subdivision,
Lot 5, Blk 5, RE 00492380-000000; Re Sub Seaside Subdivision, Lot 6, Blk 5, RE 00492390-000000; and Bay
Bottom adjacent to Lot 5, Blk 5, RE 00088780-000000. The properties are located on Key Largo at
approximately mile marker 94.5.
ITEM BACKGROUND: This ''transmittal'' hearing is one of two public hearings required for amendments to
the Year 20 10 Comprehensive Plan. This proposed amendment will be transmitted to the Department of
Community Affairs for review. Then, a second public hearing, "adoption" hearing will be held so that the BOCC
can adopt the both a FLUM ordinance and a corresponding rezoning ordinance. The Planning and Environmental
Resources departments recommend approval of this request. The Development Review Committee heard this
request on January 20, 2000 and recommends approval. The Planning Commission heard the request on
February 23,2000 and recommends approval.
PREVIOUS RELEVANT BOARD ACTION: None.
STAFF RECOMMENDATION: APPROVAL
TOTAL COST: N/A BUDGETED: Yes N/A NO
COST TO COUNTY: N/A
AMOUNT PER MONTH N/A PER YEAR N/A
APPROVED BY: County Attorney X
OMB/Purchasing N/ A
Risk Management N/ A
DEPARTMENT DIRECTOR APPROVAL: IF. ~ ~~
K. Marlene Conaw y
Director of PI ing
DNISION DIRECTOR APPROVAL:
DOCUMENTATION: Included X
To follow
Not required
Agenda Template.doc
\ -- P2-
COUNTY SPONSORED
SEASIDE SUBDIVISION
FUTURE LAND USE AMENDMENT AND ZONING
MAP AMENDMENT
TRANSMITTAL HEARING
BOARD OF COUNTY COMMISSIONERS
KEY LARGO LIBRARY
MAY 17,2000
M#99146
PROPOSED FUTURE LAND USE AMENDMENT
MIXED USE COMMERCIAL (MC)
TO
RESIDENTIAL MEDIUM (RM)
&
PROPOSED ZONING AMENDMENT
RECREATION VEHICLE (RV)
TO
IMPROVED SUBDIVISION (IS)
This County sponsored map amendment is for changing the Future Land Use Map
designation from Mixed Use Commercial (MC) to Residential Medium (RM) and the
zoning from Recreational Vehicle (RV) Improved Subdivision (IS) for the twenty-one
properties in Sections 14, Township 62 South, Range 38 East in Monroe County, Florida, are
included in this map amendment. The properties are located between U.S. Highway 1 (to the
north) and Seaside Avenue (to the south), and between Palm Drive (to the east) and Lime
Avenue (to the west). Coconut Drive bisects the two blocks of the neighborhood, connecting
Seaside Avenue with U.S. Highway I. The subject properties are located at approximately
MM95.
FUTURE LAND USE RECOMMENDATIONS
Staff: Approval November 4, 1999 Staff Report
DRC: Approval December 2, 1999 Resolution #022-99
PC: Approval February 23, 2000 Resolution #PI9-00
ZONING RECOMMENDATIONS
Staff: Approval November 4, 1999 Staff Report
ORC: Approval December 2, 1999 Resolution #D23-99
PC: Approval February 23, 2000 Resolution #P20-00
Seaside Addition No.1: Range of Single Family Housing Types on Subject Properties
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Pro osal: Those parts of Blocks 1 & 2 Seaside Addition No. 1 J and
Block 3 Seaside Subdivision as referenced by file M99143 from Me to RM
Property Description: Those arts
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and Block 3 Seaside Subdivision as ref
Applicant Name:
Map #: 2
File Number : M99142.
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2 Seaside Addition No. 1 and Block 3
Seaside Subdivision as indicated from RV to IS
Property Description: Blocks 1 & 2 Seaside Addition No. 1 and
Block 3 Seaside Subdivision as indicated.
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Applicant Name:
Map # : 145
Sponsored by Monroe County
File Number M99142.
TRANSMITTAL RESOLUTION
M#99142
RESOLUTION NO. -2000
A RESOLUTION BY THE MONROE COUNTY BOARD OF COUNTY
COMMISSIONERS TRANSMITTING TO THE FLORIDA DEPARTMENT OF
COMMUNITY AFFAIRS THE REQUEST BY THE PLANNING AND
ENVIRONMENTAL RESOURCES DEPARTMENT TO CHANGE THE FUTURE
LAND USE MAP OF THE MONROE COUNTY YEAR 2010 COMPREHENSIVE
PLAN FROM MIXED USE COMMERCIAL (MC) TO RESIDENTIAL MEDIUM
(RM) FOR 21 PROPERTIES IN BLOCKS 1 & 2 OF SEASIDE SUBDIVISION
ADDITION 1 AND BLOCK 3 OF SEASIDE SUBDIVISION, KEY LARGO,
LOCATED IN SECTION 14, TONWSHIP 62 SOUTH, RANGE 38 EAST, AT
MILE MARKER 95, having the following real estate identification numbers:
00492490-000000, 00492500-000000, 00492510-000000, 00492520-000000,
00088820-000000, 00492530-000000, 00492540-000000, 00492550-000000,
00492560-000000, 00492570-000000, 00492580-000000, 00492590-000000,
00492600-000000, 00492610-000000, 00492620-000000, 00492630-000000,
00492130-000000, 0049220-000000, 00492190-000000, 00492180-000000 and
00492140-000000.
WHEREAS, the Monroe County Board of County Commissioners held a public hearing
for the purposes of considering the transmittal to the Florida Department of Community Affairs
for review and comment of a proposed amendment to the Future Land Use Map of the Monroe
County Year 2010 Comprehensive Plan, changing the future land use designation of the
properties described above; and
WHEREAS, the Planning Commission and the Monroe County Board of County
Commissioners support the requested future land use designation change;
NOW THEREFORE, BE IT RESOLVED BY THE BOARD OF COUNTY
COMMISSIONERS OF MONROE COUNTY, FLORIDA, THAT:
Section 1. The Board of County Commissioners does hereby adopt the recommendations of the
Planning Commission pursuant to the attached draft ordinance (marked as Exhibit 1) for
adoption of the proposed Future Land Use Map amendment.
Section 2. The Board of County Commissioners does hereby transmit the proposed amendment
as part of the second (2nd) set of comprehensive plan amendments for 2000 to the Florida
Department of Community Affairs for review and comment in accordance with the provisions of
Sections 163.3184 and 380.0552, Florida Statutes; and
Transmittal Resolution #M99142
page 1 of2
Initials
Section 3. 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 of9J-ll.006 of the Florida Administrative Code; and
Section 4. The Clerk of the Board is hereby directed to forward a certified copy of this
resolution to the Director of Planning.
PASSED AND ADOPTED by the Board of County Commissioners of Monroe County,
Florida, at a regular meeting held on the _ of , 2000.
Mayor Freeman
Mayor Pro Tern Neugent
Commissioner Harvey
Commissioner Williams
Commissioner Reich
BOARD OF COUNTY COMMISSIONERS
OF MONROE COUNTY, FLORIDA
BY
Mayor Freeman
(Seal)
ATTEST: DANNY 1. KOLHAGE, CLERK
APPROVED AS TO FORM
AND LEGAL SUFFICIENCY
BY -t;... A ~
\ Attorney's Office
Deputy Clerk
Transmittal Resolution #M99142
page 2 of2
Initials
EXHmIT 1
DRAFT FLUM ORDINANCE
M#99142
ORDINANCE # -00
AN ORDINANCE BY THE MONROE COUNTY BOARD OF
COUNTY COMMISSIONERS APPROVING TIlE REQUEST
TO AMEND THE FUTURE LAND USE MAP FROM MIXED
USE COMMERCIAL (MC) TO RESIDENTIAL MEDIUM (RM)
FOR 21 PROPERTIES IN BLOCKS 1 & 2 OF SEASIDE
SUBDIVISION ADDITION 1 AND BLOCK 3 OF SEASIDE
SUBDIVISION, KEY LARGO, LOCATED IN SECTION 14,
TOWNSHIP 62 SOUTH, RANGE 38 EAST, AT MILE
MARKER 95.
WHEREAS, the Monroe County Board of County Commissioners, during a regular
meeting held on May 17, 2000, conducted a review and consideration of the request by Monroe
County to amend the Future Land Use Map from Mixed Use Commercial (MC) to Residential
Medium (RM) for 21 properties in Blocks 1 & 2 of Seaside Subdivision, Addition 1 and Block 3 of
Seaside Subdivision, Section 14, Township 62S, Range 38E, Monroe County, Florida, having the
following real estate identification numbers: 00492490-000000, 00492500-000000, 00492510-
000000, 00492520-000000, 00088820-000000, 00492530-000000, 00492540-000000, 00492550-
000000, 00492560-000000, 00492570-000000, 00492580-000000, 00492590-000000, 00492600-
000000, 00492610-000000, 00492620-000000, 00492630-000000, 00492130-000000, 0049220-
0000000, 00492190-000000, 00492180-000000 and 00492140-000000; and
WHEREAS, the Development Review Committee, reviewed the application at its
December 2, 1999, meeting in Marathon and voted in support of this application; and
WHEREAS, the Planning Commission held a public hearing on February 23, 2000, and
recommends approval of the request; and
WHEREAS, the Board of County Commissioners examined the following
information:
1. The application from Monroe County to change the Future Land Use Map from
Mixed Use Commercial (MC) to Residential Medium (RM); and
2. The staff report dated April 27, 2000; and
WHEREAS, the Board of County Commissioners makes the following Findings of Fact:
1. Objective 101.8 of the Monroe County Year 2010 Comprehensive Plan states that Monroe
County shall eliminate or reduce the frequency of uses which are inconsistent with the
applicable provisions of the Land Development Regulations and the Future Land Use Map.
BOCC ordinance to Amend FLUM
File M#99142
Page 1 of5
Initials
2. Section 9.5-511 (d) (5) b. of the Monroe County Land Development Regulations allows the
Board of County Commissioners to consider adopting an ordinance to enact map changes under
six listed conditions.
3. This map amendment has been initiated by Monroe County to address a data error. Since
mobile homes or recreational vehicles were not permitted in this district in the pre-1986 zoning,
it is questionable why a change was made to allow these uses in this district. What did exist
pre-1986 was a mixture of three different commercial and high density residential zoning
districts, with a large recreational vehicle park to the north, and a low density subdivision to the
south. The 1984 aerial photographs show that all of the commercial and high density residential
parcels remained vacant. During the 1986 Plan process, the zoning was simplified by
consolidating these parcels under a zoning district that did not reflect the actual land uses on the
properties. The Recreational Vehicle (RV) zoning district was chosen even though there is clear
distinction, as seen on the 1984 photos, between the RV park with its tightly packed rows of
trailers, and the low density single family residences of the subject properties.
4. The subject properties currently have the Future Land Use category Mixed Use Commercial
(MC) which provides for the establishment of commercial zoning districts where various types
of commercial retail and office uses may be permitted.
5. During the Monroe County Year 2010 Comprehensive Plan process, the Future Land Use
category Mixed Use Commercial (MC) was applied to the subject properties.
In January 1999, an administrative boundary interpretation was approved to change Lot 7,
Block 3 of Seaside Subdivision from the Urban Residential - Mobile (UR-M) zoning district,
and include it in the Improved Subdivision (IS) zoning district. The finding was that, "no the
land use district boundaries which indicate that the property is URM were placed in error with
the adoption of the September 15, 1986 Land Development Regulations, and therefore, the
subsequent maps were also in error and did not follow the previously demarcated Improved
Subdivision (IS) boundary". This lot is immediately adjacent to the subject properties.
6. Policy 101.4.4 states that the purpose of the Residential Medium (RM) land use category is to
recognize those portions of subdivisions that were lawfully established and improved prior to
the adoption of this plan and to define improved subdivisions as those lots served by a dedicated
and accepted existing roadway, have an approved potable water supply, and have sufficient
uplands to accommodate the residential uses. Development on vacant land within this land use
category shall be limited to one residential dwelling unit for each such platted lot or parcel
which existed at the time of plan adoption.
7. Though FLUMed Mixed Use Commercial (MC), Seaside Subdivision Addition No.1 and is
Seaside Subdivision are primarily residential neighborhoods. Each of the developed
properties in the subject neighborhood accommodates a single family residence. The Improved
Subdivision (IS) district that encompasses Seaside Subdivision is very similar in appearance and
use to that found in Seaside Addition No.1. Amalgamating these two homogenous zoning
districts into one IS district will ensure that the harmony that exists in the neighborhood is
preserved.
BOCC ordinance to Amend FLUM
File M#99142
Page 2 of 5
Initials
8. Therefore, the Residential Medium (RM) Future Land Use category is the most appropriate
land use category for the subject properties.
9. Section 9.S-511 prohibits any amendments to the text which would negatively impact community
character.
10. As the subject properties total 3.27 acres in size, a maximum of 49 RV spaces in trailer parks or
49 hotel rooms could be constructed under the current Future Land Use Mapping category and
zoning district, given that environmental regulations permit maximum densities. As there are 21
properties included in this rezoning, the change would allow a maximum of 21 units, thus
reducing the densities to 42% of that allowable under the current zoning.
11. Objective 101.11 states that Monroe County shall ensure that at the time a development permit
is issued, adequate public facilities are available to serve the development at the adopted level of
service standards concurrent with the impacts of such development.
12. The 1998 Public Facilities Capacity Assessment Report and the listed programs on
stormwater and wastewater indicates that there are no significant concerns regarding impacts on
public facilities.
13. Goal 102 of the 2010 Plan states that Monroe County shall direct future growth to lands which
are intrinsically most suitable for development and shall encourage conservation and protection
of environmentally sensitive lands.
14. The proposed map amendment supports Goal 102 as the habitat of the subject properties was
found to be already disturbed, therefore no negative impacts on the natural resources of the
subject properties are anticipated.
WHEREAS, the Board of County Commissioners makes the following Conclusions of Law:
1. This map amendment meets the 2nd criteria outlined in Section 9.5-511 and the requirements of
Section 9.S-218 of the Monroe County Land Development Regulations and will not negatively
impact or alter the character of the subject properties or of the surrounding neighborhoods.
2. The proposed Future Land Use Map amendment meets Objective 101.8 in that it provides a
mechanism for the subject properties to come into conformance.
3. The proposed map amendment supports Objective 101.11 of the Monroe County Year 2010
Plan based on the findings of the 1998 Public Facilities Capacity Assessment Report and the
listed programs on stormwater and wastewater. There are no significant concerns regarding
impacts on public facilities.
4. The map amendment supports Goal 102 as it will rezone parcels of land on which legal
directives have severely restricted allowable uses, and provide opportunities for property owners
to enter the Building Permit Allocation System (ROGO) to construct a single family residence.
BOCC ordinance to Amend FLUM
File M#99l42
Page 3 of 5
Initials
NOW THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY
COMMISSIONERS OF MONROE COUNTY, FLORIDA, THAT:
Section 1. This Board specifically adopts the fmdings of fact and conclusions of law stated
above.
Section 2. The previously described property, which is currently Mixed Use/Commercial
shall be designated as Residential Medium (RM) as shown on the attached map, which is
hereby incorporated by reference and attached as Exhibit 1.
Section 3. The Future Land Use Map of the Monroe County Year 2010 Comprehensive
Plan shall be amended as delineated in Section 2 above.
Section 4. If any section, subsection, sentence, clause, item, change or provision of this
ordinance is held invalid, the remainder of this ordinance shall not be affected by such
invalidity
Section 5. All ordinances or parts of ordinances in conflict with this ordinance are hereby
repealed to the extent of said conflict.
BOCC ordinance to Amend FLUM
File M#99142
Page 4 of 5
Initials
Section 6. This ordinance is hereby transmitted to the state land planning agency for review
and comment pursuant to Chapter 163, Florida Statutes.
Section 7. This ordinance shall be filed in the Office of the secretary of State of the State of
Florida, but shall not become effective until a notice is issued by the Department of
Community Affairs or Administration Commission finding the amendment in compliance
with Chapters 163.
PASSED AND ADOPTED by the Board of County Commissioners of Monroe County,
Florida, at a regular meeting held on the day of ,A.D., 2000.
Mayor Shirley Freeman
Mayor Pro Tern George Neugent
Commissioner Wilhelmina Harvey
Commissioner Mary Key Reich
Commissioner Nora Williams
BOARD OF COUNTY COMMISSIONERS
OF MONROE COUNTY, FLORIDA
BY
Mayor/Chairperson
(SEAL)
ATTEST: DANNY 1. KOLHAGE, CLERK
APPROVED AS TO FORM
ANDrEGALSU~CrnNCY
BY~~
\ Attorney's Office
DEPUTY CLERK
BOCC ordinance to Amend FLUM
File M#99142
Page 5 of 5
Initials
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Pro osal: 'miose .parts of Blocks 1 & 2 Seaside Addition No.1, and
Block 3 Seaside Subdivision as referenced by file M99143 fromMC to ~
Property Description: Those art
1 ".2000' I
and Block 3 Seaside Subdivision as ref
Applicant Name:
Map #: 2
File Number : M99142.
M#99142
DRAFT REZONING ORDINANCE
ORDINANCE # -00
AN ORDINANCE BY THE MONROE BOARD OF COUNTY
COMMISSIONERS APPROVING TIlE REQUEST BY
MONROE COUNTY TO AMEND THE LAND USE DISTRICT
(ZONING) MAP FROM RECREATIONAL VEHICLE
DISTRICT (RV) DISTRICT TO IMPROVED SUBDIVISION
DISTRICT (IS) FOR 21 PROPERTIES IN BLOCKS 1 & 2 OF
SEASIDE SUBDIVISION ADDITION 1 AND BLOCK 3 OF
SEASIDE SUBDIVISION, KEY LARGO, LOCATED IN
SECTION 14, TOWNSHIP 62 SOUTH, RANGE 38 EAST, AT
MILE MARKER 95.
WHEREAS, the Monroe County Board of County Commissioners, during a regular
meeting held on May 17, 2000, conducted a review and consideration of the request by Monroe
County to amend the zoning map from Recreational Vehicle District (RV) to Improved
Subdivision District (IS) for 21 properties in Blocks 1 & 2 of Seaside Subdivision, Addition 1
and Block 3 of Seaside Subdivision, Section 14, Township 62S, Range 38E, Monroe County,
Florida, having the following real estate identification numbers: 00492490-000000, 00492500-
000000, 00492510-000000, 00492520-000000, 00088820-000000, 00492530-000000,
00492540-000000, 00492550-000000, 00492560-000000, 00492570-000000, 00492580-
000000, 00492590-000000, 00492600-000000, 00492610-000000, 00492620-000000,
00492630-000000,00492130-000000,0049220-0000000,00492190-000000,00492180-000000
and 00492140-000000.
WHEREAS, the Development Review Committee, reviewed the application at its
December 2, 1999 meeting in Marathon and voted in support of this application; and
WHEREAS, the Planning Commission, reviewed and considered the application during
a regular meeting held on February 23,2000, and recommends approval of the request; and
WHEREAS, the Board of County Commissioners examined the following
information:
1. The application from Monroe County to change the Land Use District (zoning)
map from Recreational Vehicle (RV) to Improved Subdivision (IS); and
2. The staff report dated April 27, 2000; and
BOCC Ordinance to Amend Zoning Map
File M#99142
Page 1 of5
Initials
WHEREAS, the Board of County Commissioners makes the following Findings of
Fact:
1. Objective 101.8 of the Monroe County Year 2010 Comprehensive Plan states that Monroe
County shall eliminate or reduce the frequency of uses which are inconsistent with the
applicable provisions of the Land Development Regulations and the Future Land Use Map.
2. Section 9.5-511 (d) (5) b. of the Monroe County Land Development Regulations allows the
Board of County Commissioners to consider adopting an ordinance to enact map changes
under six listed conditions.
3. This map amendment has been initiated by Monroe County to address a data error. Since
mobile homes or recreational vehicles were not permitted in this district in the pre-1986
zoning, it is questionable why a change was made to allow these uses in this district. What
did exist pre-1986 was a mixture of three different commercial and high density residential
zoning districts, with a large recreational vehicle park to the north, and a low density
subdivision to the south. The 1984 aerial photographs show that all of the commercial and
high density residential parcels remained vacant. During the 1986 Plan process, the zoning
was simplified by consolidating these parcels under a zoning district that did not reflect the
actual land uses on the properties. The Recreational Vehicle (RV) zoning district was chosen
even though there is clear distinction, as seen on the 1984 photos, between the RV park with
its tightly packed rows of trailers, and the low density single family residences of the subject
properties.
4. The subject properties currently have the mapping category Recreational Vehicle District
(RV) which does not allow single family homes.
5. The purpose of the Recreational Vehicle (RV) zoning district is to establish areas suitable
for the development of destination resorts for recreational vehicles.
6. The purpose of the Improved Subdivision (IS) zoning district is to accommodate the
legally vested residential development rights of the owners of lots in subdivisions that
were lawfully established and improved prior to the adoption of this chapter. For the
purpose of this section, improved lots are those which are served by a dedicated and
accepted existing road of porous or nonporous material, that have a Florida Keys
Aqueduct Authority approved potable water supply, and that have sufficient uplands
to accommodated the proposed use in accordance with the required setbacks.
7. Though zoned Recreational Vehicle (RV), Seaside Subdivision Addition # 1 and Seaside
Subdivision are primarily residential neighborhoods.
8. New transient residential units, such as hotel or motel rooms, or campground, recreational
vehicle or travel trailer spaces, shall not be eligible for residential dwelling unit allocations
until January 1, 2002. This provision has limited the number of recreational vehicle spaces
in Monroe County.
BOCC Ordinance to Amend Zoning Map
File M#99142
Page 2 of 5
Initials
9. A de-facto moratorium on commercial development has been enacted pursuant to Policy
101.3.1, which directs Monroe to maintain a balance between residential and non-residential
growth by limiting the gross square footage of non-residential development over the 15 year
planning horizon in order to maintain a ratio of approximately 239 square feet of non-
residential development for each new residential unit permitted through the Permit
Allocation System. This allowance was exceeded, resulting in a moratorium on commercial
development.
10.These two moratoria in combination, have substantially reduced development options for
property owners of these RV zoned parcels.
11. Therefore, the Improved Subdivision (IS) zoning map category is the most appropriate
zoning map category for the subject properties.
12. Section 9.5-511 prohibits any amendments to the text which would negatively impact
community character.
13. As the subject properties total 3.27 acres in size, a maximum of 49 RV spaces in trailer parks
or 49 hotel rooms could be constructed under the current zoning, given that environmental
regulations permit maximum densities. As there are 21 properties included in this rezoning,
the change would allow a maximum of21 units, thus reducing the densities to 42% of that
allowable under the current zoning.
14. Objective 101.11 states that Monroe County shall ensure that at the time a development
permit is issued, adequate public facilities are available to serve the development at the
adopted level of service standards concurrent with the impacts of such development.
15. The 1998 Public Facilities Capacity Assessment Report and the listed programs on
stormwater and wastewater indicates that there are no significant concerns regarding impacts
on public facilities.
16. Goal 102 of the 2010 Plan states that Monroe County shall direct future growth to lands
which are intrinsically most suitable for development and shall encourage conservation and
protection of environmentally sensitive lands.
17. The proposed zoning map amendment supports Goal 102 as the habitat of the subject
properties was found to be already disturbed, therefore no negative impacts on the natural
resources of the subject properties are anticipated; and
WHEREAS, the Board of County Commissioners makes the following Conclusions of Law:
1. This map amendment meets the 2nd criteria outlined in Section 9.5-511 and the requirements
of Section 9.5-218 of the Monroe County Land Development Regulations and will not
negatively impact or alter the character of the subject properties or of the surrounding
neighborhoods.
BOCC Ordinance to Amend Zoning Map
File M#99142
Page 3 of5
Initials
2. The proposed zoning map amendment meets Objective 101.8 m that it provides a
mechanism for the subject properties to come into conformance.
3. The proposed zoning map amendment supports Objective 101.11 of the Monroe County
Year 2010 Plan based on the findings of the 1998 Public Facilities Capacity Assessment
Report and the listed programs on stormwater and wastewater. There are no significant
concerns regarding impacts on public facilities.
4. The map amendment supports Goal 102 as it will rezone parcels of land on which legal
directives have severely restricted allowable uses, and provide opportunities for property
owners to enter the Building Permit Allocation System (ROGO) to construct a single family
residence.
NOW THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY
COMMISSIONERS OF MONROE COUNTY, FLORIDA,
Section 1.
The Board specifically adopts the findings of fact and conclusions of law stated
above.
Section 2.
The previously described properties, which are currently zoned Recreational
Vehicle (RV), shall be zoned Improved Subdivision (IS) as shown on the attached
map, which is hereby incorporated by reference and attached as exhibit 1.
Section 3.
If any section, subsection, sentence, clause, item, change or provision of this
ordinance is held invalid, the remainder of this ordinance shall not be affected by
such invalidity.
BOCC Ordinance to Amend Zoning Map
File M#99142
Page 4 of 5
Initials
Section 4.
This ordinance shall be filed in the Office of the Secretary of State of the State of
Florida, but shall not become effective until a notice is issued by the Department
of Community Affairs or Administration Commission approving the ordinance.
PASSED AND ADOPTED by the Board of County Commissioners of Monroe County,
Florida, at a regular meeting held on the day of , A.D., 2000.
Mayor Shirley Freeman
Mayor Pro Tern George Neugent
Commissioner Wilhelmina Harvey
Commissioner Mary Key Reich
Commissioner Nora Williams
BOARD OF COUNTY COMMISSIONERS
OF MONROE COUNTY, FLORIDA
BY
Mayor/Chairperson
(SEAL)
APPROVE::) AS TO FORM
:Z~
Attorney's Office
ATTEST: DANNY 1. KOLHAGE, CLERK
DEPUTY CLERK
BOCC Ordinance to Amend Zoning Map
File M#99142
Page 5 of5
Initials
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Pro osal: Blocks 1 & 2 Seaside Addition No. 1 and Block 3
Seaside Subdivision as indicated from RV to IS
Property Description: Blocks 1 & 2 Seaside Addition No. 1 and
Block 3 Seaside Subdivision as indicated.
Applicant Name:
Map # : 145
Sponsored by Monroe County
File Number M99142.
STAFF REPORT
MEMORANDUM
FROM:
Planning Commission
K. Marlene Conaway, Director of Planning #
Environmental Resources
Sandra Lee, Upper Keys Biologist
TO:
RE:
Blocks 1 & 2 of Seaside Addition No.1 and Block 3 of
Seaside Addition RV to IS (File #M99142)
DATE:
April 27, 2000
EXISTING FUTURE LAND USE DESIGNATION: Mixed Use Commercial (MC)
PROPOSED FUTURE LAND USE DESIGNATION: Residential Medium (RM)
EXISTING ZONING DESIGNATION:
Recreational Vehicle District (R V)
PROPOSED ZONING DESIGNATIONS:
Improved Subdivision (IS)
AGENT:
Sponsored by Monroe County
PROPERTY INFORMATION
Key:
Key Largo
Size:
approximately 3.27 acres
Mile Marker:
@ MM 95 of U.S. Highway No.1
Location Detail & Brief Description:
Twenty-one properties in Sections 14, Township 62 South, Range 38 East in Monroe County,
Florida, are included in this map amendment. The properties are located between U.S. Highway 1
(to the north) and Seaside Avenue (to the south), and between Palm Drive (to the east) and Lime
Avenue (to the west). Coconut Drive bisects the two blocks of the neighborhood, connecting Seaside
Avenue with U.S. Highway 1.
The subject properties are situated on three blocks. Blocks 1 & 2 are part of Seaside Addition No. 1
subdivision, whereas Block 3 is part of the Seaside Subdivision.
Real Estate numbers and infonnation about the properties are listed on the following page.
Seaside Addition No.1 RV to IS
File #M99142
Seaside Addition No.1 and Seaside Subdivision Property Information
Attacbmeat '8'
Seaside Addltloa No.1 aad Seaside SubdlvlsioD Property laformatioa
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:i::!::::!:i!:::::::~~~i*~:!::::::i::::::::::i ...................
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I ::::::>.f:::::: AnaM. Pando : :OO49i4~OOOOOO:: 0.12 vacant disturbed with exotics ########
I ....;.... AnaM. Pando : :00:492S00;oo.ooOO:: 0.12 SF moderate aualitv hammock ########
-:<':-. .-:-:-:'
I :::::::6::::::: A Lopez-Castro Jr. : :oo,:4.~nlO.;oooooo:: 0.12 vacant hammock NO
I .:-:::.7::::.:. A Lonez-Castro Sr. :-O~is~~QqOOj)P: : 0.12 vacant hammock NO
. . . . . . . . .
I Geor2ina Edwards : :0008882.Q;oo.ooOO:: 0.22 vacant disturbed with hammock NO
2 :::::::1::::::: Joseph Oliveros : :OO:492~~OOOOOO:: 0.2 vacant hammock NO
2 ::-:.>2.:-:::. LaRocco Family Ltd. : :O~2S.w~QOO(JOO:: 0.17 SF moderate aualitv hammock ########
.. ,.....
2 :::-:-:;)<::::-: Wisu Properties Ltd. : :00:492SS~OOOOOO:: 0.14 vacant hammock NO
2 -::::::4::::::- E & G Goebel : :OO:492~6O.;OOOOOO:: 0.19 SF disturbed with hammock N/A
2 ::.:->:s::.:- L P Waser : :004~2S:ro~OOoOOO:: 0.21 vacant disturbed N/A
2 ::::::::6::::::: L P Waser : :00:492S8Q~OOOOOO:: 0.16 SF disturbed N/A
2 ::::::::1::::::- L P Waser : :OQ.Wi59OoiOOOOOO:: 0.12 vacant disturbed N/A
2 ::,:-:,8< :-:- E & G Goebel : :O04:92600~OOOOOO:: 0.14 SF disturbed with hammock N/A
........ .
2 :-:::::9,:::-::: Debra Kintzley : :00:4926JQ~OOOOOO:: 0.11 SF disturbed with hammock N/A
2 :-::-:1:0-:.:-: Jesus Cruz : :OO:4.9i620.;OOO(j()O:: 0.13 vacant disturbed N/A
2 :::::::1:1::::::: Nancy Cruz, Trustee : :004:9263~OOOOOo:: 0.13 SF disturbed N/A
3 >llUi,r2:: Jo Anne Hackney : :00492:l3Q~OOOOOO:: 0.24 SF hammock NO
3 ::-::::'3:::>:: JW McClain : :OO:4.9i20.;OOOOOOO: 0.15 vacant hammock NO
3 ':':-:-4-:-: James Eavenson :ol>4'921~OOOOOO:: 0.19 vacant hammock NO
3 :::::::5.::::::: Louis Crofoot >00492:l~~OOOOOO:: 0.15 SF scarified N/A
3 :-:-:-:0:-:-:': F & 0 Truiillo : :Oo-.4.9~~4~000Q<iO:: 0.14 vacant disturbed with hammock N/A
Total Acreage 3.27
Existing Habitat:
The 1985 Existing Conditions Aerials do not classify the subject properties. A detailed site
inspection and follow up research were conducted to determine habitat conditions found on the
subject properties. These conditions are summarized in the table above.
Of the 21 properties, 12 are vacant, and nine have single family residences on them. Of the
vacant lots, six properties have undisturbed hammock on them, but no Habitat Evaluation
Indexes (HEI) are on file with Monroe County that show the quality of the hammock on these
lots. HEl's completed for already-developed properties show the hammock on these blocks to be
high elevation, low to moderate quality hammock. The remaining vacant properties are best
classified as 'disturbed' or 'disturbed with hammock'.
It is possible that in order to construct residences on the vacant lots, consolidation for some of
the properties will be necessary in order to achieve the required open space ratios for developing
in hammock areas. Policy 205.2.6 of the Monroe County Year 2010 Comprehensive Plan
outlines the open space requirements as follows:
HiEh and Low Hammock Open Space Ratios
High Quality 0.80
Moderate Quality 0.60
Low Quality 0.40
Disturbed 0.40
Seaside Addition No. I RV to IS
File #M99 142
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Existing Use:
Although the Seaside Addition No.1 neighborhood is zoned Recreational Vehicle District (RV),
there are no recreational vehicles used as
dwelling units on the subject properties. Single
family homes are the only housing type found on
the developed parcels in the neighborhood.
Because the RV zoning district does not permit
single family homes, the uses on all of these
properties are non-conforming.
'..' .' -
-"'~t.~i......
The range of housing types found in the subject
neighborhood can be seen in these thumbnail
sketches. Although several ground level units do
exist, the majority of homes are elevated homes
of concrete or wood frame construction.
.-- ", -...
;' ic;~~~~~~;~~,'~~, ..
~We4f~~':'~~~.::::,:,~-",=--c
~"',.".p'r_ - . .-
~ . ---
Figure 1. Range of Single Family Housing Types on Subject Properties
Of the 21 parcels included in this map amendment, nine lots have single family residences on
them. Vacant lots are scattered amongst the single family homes. Most of these lots are cleared,
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but several have hammock of variable quality on them. This IS an upland residential
neighborhood and there are no canals or waterfront lots.
Neighboring Land Uses and Character:
The character of the blocks surrounding Seaside Addition No. 1 can be discerned by the zoning
district designations that are in place. To the northeast of Palm Drive lies the Key Largo Ocean
Resorts Recreational Vehicle Park. This large tract of land is zoned Recreational Vehicle
District (RV) and accommodates well over 100 densely packed mobile homes and recreational
vehicles. The park is screened by a buffer of
natural vegetation, and is imperceptible from the
subject neighborhood.
To the southeast of the subject neighborhood, on
the Atlantic Ocean side of Seaside A venue, is
Paradise Point Mobile Home Park, which
accommodates approximately 16 mobile homes.
This small, well maintained park is zoned Urban
Residential Mobile (URM). A red flagged
wetland is located on the two lots to the
southwest of Paradise Point.
Figure 2. Entrance to Paradise Point
One commercial operation, J & M Scaffolds, located in Block 2, Seaside Addition No.1,
occupies a large parcel of land fronting U.S. Highway 1. Treed buffers screen the business from
the residential neighborhood. This property is not part of this rezoning, though it is in the
Recreational Vehicle (RV) district and thus is non-conforming.
The vast majority of the Seaside Subdivision to the southwest of the subject properties is a single
family residential neighborhood, zoned Improved Subdivision (IS). Houses are similar in nature
to those found on the subject properties, being a mix of well-maintained ground level concrete,
and elevated concrete or wood frame units, characteristic of the Florida Keys. The proposed
rezoning will amalgamate the subject properties with the residential neighborhood, thus
expanding the Improved Subdivision (IS) zoning district.
ZONING AND LAND USE HISTORY
Pre-1986 Zoning:
Pre-1986 zoning shows four separate zoning districts covering the two blocks of the subject
properties. These zones are Light Business District (BU.I-L) and Medium Business District
(BU-2) fronting U.S. Highway No.1, plus a small area zoned Multiple Family Residential
District (RU-3), surrounded by a Single Family Residential (RU-l) zoning district on the
remainder of the two blocks. All four of these zoning districts prohibited recreational vehicles
and mobile homes.
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A Mobile Home Park Residential District (RU-5P) extended along the length of the subject
properties to the north west, where Key Largo Ocean Resorts is currently located.
Considerations During the 1986 Comprehensive Plan Process:
There are no records of discussion regarding the appropriate zoning district for Seaside Addition
No. 1 during the 1986 Comprehensive Plan process.
Considerations During the 2010 Comprehensive Plan Process:
There were no changes affecting the subject properties during the 2010 Plan process. No
concerns or issues were raised in the area regarding zoning or land use. Consequently, the
Future Land Use Map followed the Recreational Vehicle zoning in designating the properties
Mixed Use Commercial (MC).
Changes to Boundaries Since 1986:
In January 1999, an administrative boundary interpretation was approved to change Lot 7, Block
3 of Seaside Subdivision from the Urban Residential - Mobile (UR-M) zoning district, and
include it in the Improved Subdivision (IS) zoning district. The finding was that, "... the land use
district boundaries which indicate that the property is URM were placed in error with the
adoption of the September 15, 1986 Land Development Regulations, and therefore, the
subsequent maps were also in error and did not follow the previously demarcated Improved
Subdivision (IS) boundary". This lot is immediately adjacent to the subject properties.
ANALYSIS AND RATIONALE FOR CHANGE (Pursuant to Section 9.S-511 (d) (5) b):
Changed Projections or Assumptions: None.
Data Errors:
Based on the findings described below, the Planning Department concludes that a data error,
similar to the error made in assigning the above-noted Lot 7 a URM zoning designation, was
made in assigning a Recreational Vehicle (RV) zoning district to the subject properties.
First, because mobile homes or recreational vehicles were not permitted in this district in the pre-
1986 zoning, it is questionable why a change was made to allow these uses in this district only.
What did exist pre-l 986 was a mixture of three different commercial and high density residential
zoning districts, with a large recreational vehicle park to the north, and a low density subdivision
to the south. The 1984 aerial photographs show that all of the commercial and high density
residential parcels remained vacant. During the 1986 Plan process, the zoning was simplified by
consolidating these parcels under a zoning district that did not reflect the actual land uses on the
properties. The Recreational Vehicle (RV) zoning district was chosen even though there is clear
distinction, as seen on the 1984 photos, between the RV park with its tightly packed rows of
trailers, and the low density single family residences of the subject properties.
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Although it is not known for certain why RV district was chosen, allowable uses in the district
more closely resemble the commercial and high density opportunities that existed prior to 1986,
in that some commercial opportunities are permitted uses under the current zoning district.
New Issues: None.
Recognition of a Need for Additional Detail or Comprehensiveness: None.
A determination was made in the early preparation stages of the 1986 Comprehensive Plan that
in general, platted, buildable lots with infrastructure should retain their development potential.
These lots became the Improved Subdivision (IS) zoning district.
The intent of the Improved Subdivision (IS) zoning district is to accommodate platted, unbuilt
blocks. Block 3, Seaside Subdivision was platted in 1931. The two blocks of Seaside Addition
No. 1 were platted in 1954. Both subdivisions are fully serviced and eligible for full ROGO
points under Category 1, relating to Platted Subdivision Infill. During the 1986 Comprehensive
Plan process, Block 3 of Seaside Subdivision was separated by a zoning district boundary from
the remainder of the subdivision, and zoned inclusively with Seaside Addition No.1.
However the subject properties were given a Recreational Vehicle (RV) designation.
IMPACT AND POLICY ANALYSIS
Comparison of Development Potential For the Current and Proposed Land Uses:
1. Current Land Development Regulations (LDR's)
The current Future Land Use Map category for the subject properties is Mixed Use Commercial
(MC). Policy 101.4.5 of the Monroe County Year 2010 Plan Policy Document states that:
The principle purpose of the Mixed Use/Commercial land use category is to provide for the
establishment of commercial zoning districts where various types of commercial retail and office
may be pennitted at intensities which are consistent with the community character and the natural
environment. Employee housing and commercial apartments are also allowed.
This land use category is also intended to allow for the establishment of mixed use development
patterns, where appropriate. Various types of residential and non-residential uses may be
pennitted; however, heavy industrial uses and similarly incompatible uses shall be prohibited.
The current zoning for the subject properties is Recreational Vehicle (RV) district, which is
described in the Land Development Regulations as follows:
Section 9.5-215
The purpose of the R V district is to establish areas suitable for the development of destination
resorts for recreational vehicles.
Allowable uses under Section 9.5-244, pertinent to the text amendment include:
Uses permitted as a matter of right include:
· recreational vehicle spaces
· commercial retail uses ofless than twenty-five hundred (2,500) square feet of floor area
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.
accessory uses.
Uses permitted as minor conditional uses include:
· hotels providing less than 50 rooms; and
· parks and community parks.
Uses permitted as major conditional uses include:
· hotels providing 50 or more rooms; and
· marinas.
On page 7-1 of the Year 2010 Comprehensive Plan Technical Document, it is observed that
between 1980 and 1990, housing units classified as mobile homes, trailers and other increased to
approximately 33% of the total housing in Monroe County. Recreational vehicle parks in RV
zones are considered by the County as a form of commercial transient use (planning Director's
Policy 99-4).
Effective May 22, 1998, Land Development Regulations were adopted, as directed by Policy
101.2.6 of the Comprehensive Plan, which prohibit new transient residential units, including
hotel or motel rooms, campground spaces, or spaces for parking recreational vehicles and travel
trailers. These LDR's specify that:
Section 9.5-123 (h) Moratorium on new
transient units: New transient residential units,
such as hotel or motel rooms, or campground,
recreational vehicle or travel trailer spaces, shall
not be eligible for residential dwelling unit
allocations until January 1, 2002.
This provision has limited the number of
recreational vehicle spaces in Monroe County.
Figure 3. Key Largo Ocean Resorts Hurricane Damage
Additionally, a de-facto moratorium on commercial development has been enacted pursuant to
Policy 101.3.1, which directs Monroe to maintain a balance between residential and non-
residential growth by limiting the gross square footage of non-residential development over the
15 year planning horizon in order to maintain a ratio of approximately 239 square feet of non-
residential development for each new residential unit permitted through the Permit Allocation
System. This allowance was exceeded, resulting in a moratorium on commercial development.
These two moratoria in combination, have substantially reduced development options for
property owners of these RV zoned parcels.
2. Potential Land Uses With Proposed Map Amendment
The proposed Future Land Use Map category for the subject properties is Residential Medium
(RM). Policy 101.4.3 of the Monroe County Year 2010 Plan Policy Document states that:
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The principle purpose of the Residential Medium (RL) land use category is to recognize those
portions of subdivisions that were lawfully established and improved prior to the adoption of this
plan and to define improved subdivisions as those lots served by a dedicated and accepted existing
roadway, have an approved potable water supply, and have sufficient uplands to accommodate the
residential uses.
The Residential Medium (RM) Future Land Use category corresponds with only on land use
(zoning) district, Improved Subdivision (IS), described in the Land Development Regulations
as follows:
Section 9.5-213
The purpose of the Improved Subdivision (IS) zoning district is to accommodate the legally
vested residential development rights of the owners of lots in subdivisions that were lawfully
established and improved prior to the adoption of this chapter, For the purpose of this section,
improved lots are those which are served by a dedicated and accepted existing road of porous or
nonporous material, that have a Florida Keys Aqueduct Authority approved potable water supply,
and that have sufficient uplands to accommodated the proposed use in accordance with the
required setbacks.
Allowable uses under Section 9.5-242, Improved Subdivision District include detached
dwellings of all types.
Uses permitted as minor conditional uses include:
· parks and community parks;
· public parks; and
· schools.
Compatibility With Adjacent Land Uses and Effects on Community Character:
The Monroe County Land Development Regulations address this issue with Section 9.5-511 of
the LDR's prohibits any amendments which would negatively impact community character. The
proposed map amendment is not in conflict with the community character based on the following
findings:
Density and Intensity
Land use densities and intensities are much greater under the existing Recreational Vehicle (RV)
zoning district than the proposed Improved Subdivision (IS) zoning district. While uses in an
RV district can include recreational vehicle spaces, commercial retail uses and hotels, the IS
district allows only single family residences. The intensities of permitted uses therefore would
be much less with the rezoning than currently exist.
Allocated densities permitted in each of the zoning districts are shown as follows:
Recreational Vehicle (RV)
IS RV spaces per acre
IS hotel rooms per acre
Improved Subdivision (IS)
1 dwelling unit per lot
As the subject properties total 3.27 acres in size, a maximum of 49 RV spaces in trailer parks or
49 hotel rooms could be constructed under the current zoning, given that environmental
regulations permit maximum densities. As there are 21 properties included in this rezoning, the
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change would allow a maximum of21 units, thus reducing the densities to 42% of that allowable
under the current zoning.
Environmental constraints on the 11 vacant properties may lead to aggregation of lots in order to
meet setback and open space ratios. Therefore, the number of potential buildable units is likely
less than one unit per vacant property. Lots 4 and 5, Block 1 appear to have been already
aggregated to allow construction of a home. If this is true, then the potential exists to construct a
maximum of 10 additional residences on the subject properties.
Use Compatibility
Each of the developed properties in the subject neighborhood accommodates a single family
residence. The Improved Subdivision (IS) district that encompasses Seaside Subdivision is very
similar in appearance and use to that found in Seaside Addition No.1. Amalgamating these two
homogenous zoning districts into one IS district will ensure that the harmony that exists in the
neighborhood is preserved.
Local TraffIC and Parking
The proposed rezoning will have no impact on the existing conditions in this neighborhood.
Traffic volume is exceedingly low as Seaside Avenue terminates at Palm Drive. Palm Drive
itself is a tiny dead-end lane. Coconut Drive and Lime Street serve as feeder roads entering onto
U.S. Highway 1. Minimum lot sizes of 15,000 square feet provide ample space for on-site
parking, therefore parking is more than ample.
Effects on Natural Resources:
Goal 102 of the 2010 Plan states that Monroe County shall direct future growth to lands which
are intrinsically most suitable for development and shall encourage conservation and protection
of environmentally sensitive lands.
A site visit to Seaside Addition No. 1 by Sandra Lee, Upper Keys Biologist, on October 28,
1999, showed that rezoning to Improved Subdivision would open the potential for construction
on vacant lots which are primarily disturbed with hammock or exotics, or of unevaluated
hammock quality. Habitat Evaluations on file with Monroe County show hammock on
neighboring lots to be of low to moderate quality. Given the setback and open space ratios in
place to protect medium and high quality hammock, it is likely that any approved construction
will minimally impact the natural resources of subject properties.
Effects on Public Facilities:
Objective 101.11 of the 2010 Plan requires the County to direct future growth away from
environmentally sensitive land and towards established development areas served by existing
public facilities. The proposed text amendment supports Objective 101.11 based on the
following findings of the 1999 Public Facilities Capacity Assessment Report and the listed
programs on stormwater and wastewater:
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TraffIC C;rcultltion
U.S. Highway No.1 is required to maintain a level of service (LOS) of C in order to support
additional development. The LOS at MM 95 is A, which is adequate to serve existing and
proposed uses.
Solid Waste
The existing solid waste haul out contract will provide Monroe County with guaranteed capacity
to 2006. The proposed land use change is not expected to have a significant effect on solid
waster generation or removal.
Potable Wilier
The Florida Keys Aqueduct Authority's existing consumptive use permit authorizes the
withdrawal of sufficient quantities to meet the demand anticipated for the remainder of 1999.
The proposed map amendment is not anticipated to have a significant effect on potable water
withdrawals.
Stormwater
It is unlikely that a net increase in stormwater runoff could result from this land use change as
Section 9.5-293 of the Land Development Regulations requires that all developments retain
stormwater on site following Best Management Practices (BMP's). Also, pursuant to Policy
101.1.1, all projects shall be designed so that the discharges will meet Florida State Water
Quality Standards.
Compliance review for these sections is determined by the Environmental Resources Department
and the Department of Health and occurs at the time a development permit has been filed. In
addition, Monroe County and the South Florida Water Management District, acting in
accordance with Governor Chiles' Executive Order No. 96-108, have developed an agreement
for the development of a Stormwater Management Master Plan.
EtTects on RedevelopmentJInfill Potential:
Goal 102 of the 2010 Plan states that Monroe County shall direct future growth to lands which
are intrinsically most suitable for development and shall encourage conservation and protection
of environmentally sensitive lands.
The map amendment supports Goal 102 as it will rezone parcels of land on which legal
directives have severely restricted allowable uses, and provide opportunities for property owners
to enter the Building Permit Allocation System (ROGO) to construct a single family residence.
Both Seaside Addition No. 1 and Seaside Subdivision are fully serviced subdivisions, worthy of
the 10 Category 1 ROGO points. By creating opportunities for infill, existing services and
infrastructure can be more efficiently utilized while relieving pressure to develop in more
environmentally sensitive locations. Additionally, inland lots such as these do not commandeer
prices as high as water lots and therefore create conditions favorable for the provision of more
affordable housing.
Of the 21 lots, 9 already have a single family residence on them. Therefore 11 property owners
will have an opportunity to compete in ROGO.
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FINDINGS OF FACT
1. Objective 101.8 of the Monroe County Year 2010 Comprehensive Plan states that Monroe
County shall eliminate or reduce the frequency of uses which are inconsistent with the
applicable provisions of the Land Development Regulations and the Future Land Use Map.
2. Section 9.5-511 (d) (5) b. of the Monroe County Land Development Regulations allows the
Board of County Commissioners to consider adopting an ordinance to enact map changes
under six listed conditions.
3. This map amendment has been initiated by the County foremost to correct a mapping error
that occurred in 1986 when the zoning district map boundaries were being adjusted, resulting
in a decision that deemed many of the subject properties non-conforming as to use.
4. Pre-1986 zoning on the subject properties was a combination of commercial (BU.I-L and
BU-2) and residential including high density (RU-3) and low density (RU-I) zones.
5. Neither mobile homes nor recreational vehicles were permitted or existed in these zoning
districts.
6. Historically, no businesses were established, or multi-family units developed as was allowed
by the Pre-l 986 zoning.
7. During the 1986 Comprehensive Plan process, four zones of the subject properties were
changed to one zone - Recreational Vehicle (RV) district - deeming existing single family
homes non-conforming as to use.
8. Section 9.5-123(h) of the Land Development Regulations establishes a moratorium on all
transient rental units until January 1, 2002 and Policy 101.3.1 of the Year 2010
Comprehensive Plan places a de-facto moratorium on all commercial development, thus
substantially reducing development options for property owners of these RV zoned lots.
9. Section 9.5-213, states that the purpose of the Improved Subdivision (IS) district is to
accommodate the legally vested residential development rights of the owners of lots in
subdivisions that were lawfully established.
10. Improved Subdivision (IS) is the most appropriate zoning district designation to bring the
existing dwellings into conformity and ensure harmony of land uses in the neighborhood
should further development be permitted.
11. During the Monroe County Year 2010 Comprehensive Plan process, the Future Land Use
category of the subject properties was established as Mixed Use Commercial (MC) district.
12. Policy 101.4.4 states that the purpose of the Mixed Use Commercial (MC) Future Land Use
category is to provide for the establishment of commercial zoning districts where various
types of commercial retail and office, employee housing and commercial apartments, as well
as various types of residential and non-residential uses may be permitted.
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13. The Mixed Use Commercial (MC) Future Land Use category corresponds with Sub Urban
Commercial (SC), Urban Commercial (UC), Destination Resort (DR), Recreational Vehic1e
(RV) and Mixed Use (MU) land use districts.
14. Land uses of the majority of subject properties are reflective of purpose of the Residential
Medium (RM) Future Land Use category.
15. The purpose of the Residential Medium (RM) land use category is to recognize those
portions of subdivision that were lawfully established and improved prior to the adoption of
this plan and to define improved subdivisions as those lots served by a dedicated and
accepted existing roadway, have an approved potable water supply, and have sufficient
uplands to accommodate the residential uses.
16. Seaside Subdivision was platted in 1931 and Seaside Addition No. 1 was platted in 1954.
Aerial photographs show that both subdivisions were improved with roadways and had
limited development.
17. The Residential Medium (RM) Future Land Use Category corresponds to the Improved
Subdivision (IS) zoning district.
18. Therefore, the Residential Medium (RM) Future Land Use category is the most appropriate
land use category for the subject properties.
19. Section 9.5-511 prohibits any amendments to the text which would negatively impact
community character.
20. Approximately 43% of the subject properties are developed. The zoning change will
encourage more efficient use of the land, in keeping with the character of surrounding
adjacent land uses.
21. Objective 101.11 states that Monroe County shall ensure that at the time a development
permit is issued, adequate public facilities are available to serve the development at the
adopted level of service standards concurrent with the impacts of such development.
22. The 1998 Public Facilities Capacity Assessment Report and the listed programs on
stormwater and wastewater indicates that there are no significant concerns regarding impacts
on public facilities.
23. Goal 102 of the Monroe County Year 2010 Plan states that Monroe County shall direct
future growth to lands which are intrinsically most suitable for development and shall
encourage conservation and protection of environmentally sensitive lands.
24. The proposed map amendment supports Goal 102 as the habitat of the subject properties was
found to be variable, with some hammock, likely of moderate or low quality. As Policy
205.2.6 of the 2010 Plan establishes ratios of open space required for approval of
development, any impacts on the natural resources of the subject properties are anticipated to
be mitigated.
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25. The proposed map amendment supports Goal 102 as there is a reduction in allowable density
from a maximum of 49 units under existing zoning to a maximum of 10 additional units for a
total of 20 units under the proposed zoning. Density reductions may be greater due to open
space ratio requirements outlined in Policy 205.2.6.
CONCLUSIONS OF LAW
1. This text amendment meets the 4th criteria outlined in Section 9.5-511 and the requirements
of Section 9.5-218 of the Monroe County Land Development Regulations and will not
negatively impact or alter the character of the subject properties or of the Seaside Addition
No. 1 and Seaside neighborhoods.
2. The proposed map amendment meets Objective 101.8 in that it provides a mechanism for the
subject properties to come into conformance with the applicable provisions of the Land
Development Regulations and the Future Land Use Map.
3. The proposed map amendment supports Objective 101.11 of the Monroe County Year 2010
Plan based on the findings of the 1999 Public Facilities Capacity Assessment Report and the
listed programs on stormwater and wastewater. There are no significant concerns regarding
impacts on public facilities.
4. The proposed map amendment supports and is consistent with Goal 102 of the Monroe
County Year 2010 Comprehensive Plan as it will not have any impacts on the natural
environment that cannot be prevented or mitigated, will facilitate infill in an already
developed neighborhood and will enable more expeditious reconstruction in the event of
destruction of the buildings, by facilitating easier access to building permits.
RECOMMENDATION
Based on the above Findings of Fact and Conclusions of Law, the Planning and Environmental
Resources Departments, the Monroe County Development Review Committee and the Planning
Commission recommend APPROV AL to the Board of County Commissioners of the proposed
Future Land Use Map Amendment from Mixed Use Commercial to Residential Medium (RM)
and the proposed zoning district map amendment from Recreational Vehicle (R V) to Improved
Subdivision (IS).
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PLANNING cO:MMISSION RESOLUTIONS
PC RESOLUTION NO. PI9-OO
A RESOLUTION BY THE MONROE COUNTY PLANNING
COMMISSION RECOMMENDING APPROVAL TO THE
BOARD OF COUNTY COMMISSIONERS OF THE REQUEST
BY MONROE COUNTY TO AMEND TIlE FUTURE LAND
USE MAP FROM MIXED USE COMMERCIAL (MC) TO
RESIDENTIAL MEDIUM (RM) FOR 21 PROPERTIES IN
BLOCKS 1 & 2 OF SEASIDE SUBDIVISION ADDITION 1
AND BLOCK 3 OF SEASIDE SUBDIVISION, KEY LARGO,
LOCATED IN SECTION 14, TOWNSHIP 62 SOUTH, RANGE
38 EAST, AT MILE MARKER 95.
WHEREAS, the Monroe County Planning Commission, during a regular meeting held on
February 23, 2000, conducted a review and consideration of the request by Monroe County to
amend the Future Land Use Map from Mixed Use Commercial (MC) to Residential Medium (RM)
for 21 properties in Blocks 1 & 2 of Seaside Subdivision, Addition 1 and Block 3 of Seaside
Subdivision, Section 14, Township 62S, Range 38E, Monroe County, Florida, having the following
real estate identification numbers: 00492490-000000, 00492500-000000, 00492510-000000,
00492520-000000, 00088820-000000, 00492530-000000, 00492540-000000, 00492550-000000,
00492560-000000, 00492570-000000, 00492580-000000, 00492590-000000, 00492600-000000,
00492610-000000, 00492620-000000, 00492630-000000, 00492130-000000, 0049220-0000000,
00492190-000000,00492180-000000 and 00492140-000000.
WHEREAS, the Planning Commission examined the following information:
1. The application from Monroe County to change the Future Land Use Map from
Mixed Use Commercial (MC) to Residential Medium (RM); and
2. The staff report prepared by Theresa Szymanis and Ann Murphy, Compre1
Sandra Lee, Upper Keys Biologist, dated November 4, 1999; and
3. The Development Review Committee, reviewed the application at it:
meeting in Marathon and voted in support of this application; and
.Jyff~
Fe
~~
WHEREAS, the Planning Commission made the following Findings va & ____
1. Objective 101.8 of the Monroe County Year 2010 Comprehensive Plan states that Monroe
County shall eliminate or reduce the frequency of uses which are inconsistent with the
applicable provisions of the Land Development Regulations and the Future Land Use Map. .
2. Section 9.5-511 (d) (5) b. of the Monroe County Land Development Regulations allows the
Board of County Commissioners to consider adopting an ordinance to enact map changes under
six listed conditions.
PC Resolution P19-00 to Amend FLUM
File M#99142
Page 1 of4
3. This map amendment has been initiated by Monroe County to address a data error. Since
mobile homes or recreational vehicles were not permitted in this district in the pre-1986 zoning,
it is questionable why a change was made to allow these uses in this district. What did exist
pre-1986 was a mixture of three different commercial and high density residential zoning
districts, with a large recreational vehicle park to the north, and a low density subdivision to the
south. The 1984 aerial photographs show that all of the commercial and high density residential
parcels remained vacant. During the 1986 Plan process, the zoning was simplified by
consolidating these parcels under a zoning district that did not reflect the actual land uses on the
properties. The Recreational Vehicle (R V) zoning district was chosen even though there is clear
distinction, as seen on the 1984 photos, between the RV park with its tightly packed rows of
trailers, and the low density single family residences of the subject properties.
4. The subject properties currently have the Future Land Use category Mixed Use Commercial
(MC) which provides for the establishment of commercial zoning districts where various types
of commercial retail and office uses may be permitted.
5. During the Monroe County Year 2010 Comprehensive Plan process, the Future Land Use
category Mixed Use Commercial (MC) was applied to the subject properties.
In January 1999, an administrative boundary interpretation was approved to change Lot 7,
Block 3 of Seaside Subdivision from the Urban Residential - Mobile (UR-M) zoning district,
and include it in the Improved Subdivision (IS) zoning district. The finding was that, "... the
land use district boundaries which indicate that the property is URM were placed in error with
the adoption of the September 15, 1986 Land Development Regulations, and therefore, the
subsequent maps were also in error and did not follow the previously demarcated Improved
Subdivision (IS) boundary". This lot is immediately adjacent to the subject properties.
6. Policy 101.4.4 states that the purpose of the Residential Medium (RM) land use category is to
recognize those portions of subdivisions that were lawfully established and improved prior to
the adoption of this plan and to define improved subdivisions as those lots served by a dedicated
and accepted existing roadway, have an approved potable water supply, and have sufficient
uplands to accommodate the residential uses. Development on vacant land within this land use
category shall be limited to one residential dwelling unit for each such platted lot or parcel
which existed at the time of plan adoption.
7. Though FLUMed Mixed Use Commercial (MC), Seaside Subdivision Addition No.1 and is
Seaside Subdivision are primarily residential neighborhoods. Each of the developed
properties in the subject neighborhood accommodates a single family residence. The Improved
Subdivision (IS) district that encompasses Seaside Subdivision is very similar in appearance and
use to that found in Seaside Addition No.1. Amalgamating these two homogenous zoning
districts into one IS district will ensure that the harmony that exists in the neighborhood is
preserved.
8. Therefore, the Residential Medium (RM) Future Land Use category is the most appropriate
land use category for the subject properties.
PC Resolution P19-OO to Amend FLUM
File M#99142
Page 2 of4
9. Section 9.5-511 prohibits any amendments to the text which would negatively impact
community character.
10. As the subject properties total 3.27 acres in size, a maximum of 49 RV spaces in trailer parks or
49 hotel rooms could be constructed under the current Future Land Use Mapping category and
zoning district, given that environmental regulations permit maximum densities. As there are 21
properties included in this rezoning, the change would allow a maximum of 21 units, thus
reducing the densities to 42% of that allowable under the current zoning.
11. Objective 101.11 states that Monroe County shall ensure that at the time a development permit
is issued, adequate public facilities are available to serve the development at the adopted level of
service standards concurrent with the impacts of such development.
12. The 1998 Public Facilities Capacity Assessment Report and the listed programs on
stormwater and wastewater indicates that there are no significant concerns regarding impacts on
public facilities.
13. Goal 102 of the 2010 Plan states that Monroe County shall direct future growth to lands which
are intrinsically most suitable for development and shall encourage conservation and protection
of environmentally sensitive lands.
14. The proposed map amendment supports Goal 102 as the habitat of the subject properties was
found to be already disturbed, therefore no negative impacts on the natural resources of the
subject properties are anticipated.
WHEREAS, the Planning Commission made the following Conclusions:
1. This map amendment meets the 2nd criteria This map amendment meets the 2nd criteria outlined
in Section 9.5-511 and the requirements of Section 9.5-218 of the Monroe County Land
Development Regulations and will not negatively impact or alter the character of the subject
properties or of the surrounding neighborhoods.
2. The proposed Future Land Use Map amendment meets Objective 101.8 in that it provides a
mechanism for the subject properties to come into conformance.
3. The proposed map amendment supports Objective 101.11 of the Monroe County Year 2010
Plan based on the findings of the 1998 Public Facilities Capacity Assessment Report and the
listed programs on stonnwater and wastewater. There are no significant concerns regarding
impacts on public facilities.
4. The map amendment supports Goal 102 as it will rezone parcels of land on which legal
directives have severely restricted allowable uses, and provide opportunities for property owners
to enter the Building Permit Allocation System (ROGO) to construct a single family residen,:e.
PC Resolution P19-DO to Amend FLUM
File M#99142
Page 3 of 4
NOW THEREFORE, BE IT RESOLVED BY THE PLANNING COMMISSION OF
MONROE COUNTY, FLORIDA, that the preceding Findings of Fact and Conclusions support
its decision to recommend to the Board of County Commissioners APPROVAL of the County
sponsored application to change the Future Land Use Map from Mixed Use Commercial (MC) to
Residential Medium (RM) for 21 properties in Blocks 1 & 2 of Seaside Subdivision, Addition 1 and
Block 3 of Seaside Subdivision, Section 14, Township 62S, Range 38E, Monroe County, Florida,
having the following real estate identification numbers: 00492490-000000, 00492500-000000,
00492510-000000, 00492520-000000, 00088820-000000, 00492530-000000, 00492540-000000,
00492550-000000, 00492560-000000, 00492570-000000, 00492580-000000, 00492590-000000,
00492600-000000, 00492610-000000, 00492620-000000, 00492630-000000, 00492130-000000,
0049220-0000000,00492190-000000,00492180_000000 and 00492140-000000.
PASSED AND ADOPTED by the Planning Commission of Monroe County, Florida, at a
regular meeting held on the 23rd of February, 2000.
Chair Mapes YES
Commissioner Werling YES
Commissioner Stuart YES
Commissioner Marr YES
Commissioner Hill YES
.
Signed this I ~ day of ~
r
PLANNING COMMISSION OF
MONR01CO~, ~LORlDA
BY~~t. ~J.
,MaPes. Chair,
, 2000.
Iv
APP1!iOVED AS TO FORM
BY !AND LE..~AL SUFFIC/~
'- Attorney's Office l'
PC Resolution P19-o0 to Amend FLUM
File M#99142a
Page 4 of4
Initials
PC RESOLUTION NO. no-oo
A RESOLUTION BY TIlE MONROE COUNTY PLANNING
COMMISSION RECOMMENDING APPROVAL TO TIlE
BOARD OF COUNTY COMMISSIONERS OF TIlE REQUEST
BY MONROE COUNTY TO AMEND TIlE LAND USE
DISTRICT (ZONING) MAP FROM RECREATIONAL
VEHICLE DISTRICT (RV) DISTRICT TO IMPROVED
SUBDIVISION DISTRICT (IS) FOR 21 PROPERTIES IN
BLOCKS 1 & 2 OF SEASIDE SUBDIVISION ADDITION 1
AND BLOCK 3 OF SEASIDE SUBDIVISION, KEY LARGO,
LOCATED IN SECTION 14, TOWNSHIP 62 SOUTH, RANGE
38 EAST, AT MILE MARKER 95.
WHEREAS, the Monroe County Planning Commission, during a regular meeting held
on February 23, 2000, conducted a review and consideration of the request by Monroe County to
amend the zoning map from Recreational Vehicle District (RV) to Improved Subdivision
District (IS) for 21 properties in Blocks 1 & 2 of Seaside Subdivision, Addition 1 and Block 3 of
Seaside Subdivision, Section 14, Township 62S, Range 38E, Monroe County, Florida, having
the following real estate identification numbers: 00492490-000000, 00492500-000000,
00492510-000000, 00492520-000000, 00088820-000000, 00492530-000000, 00492540-
000000, 00492550-000000, 00492560-000000, 00492570-000000, 00492580-000000,
00492590-000000, 00492600-000000, 00492610-000000, 00492620-000000, 00492630-
000000, 00492130-000000, 0049220-0000000, 00492190-000000, 00492180-000000 and
00492140-000000.
WHEREAS, the Planning Commission examined the following information:
1. The application from Monroe County to change the Land Use District (zoning)
map from Recreational Vehicle (RV) to Improved Subdivision (IS); and
2. The staff report prepared by Theresa Szymanis and Ann Murphy, Comprehensive Planners
and Sandra Lee, Upper Keys Biologist, dated November 4, 1999; and
3. The Development Review Committee, reviewed the application at its December 2, 1999
meeting in Marathon and voted in support of this application; and
WHEREAS, the Planning Commission made the following Findings of Fad:
1. Objective 101.8 of the Monroe County Year 2010 Comprehensive Plan states that Monroe
County shall eliminate or reduce the frequency of uses which are inconsistent with the
applicable provisions of the Land Development Regulations and the Future Land Use Map.
PC Resolution 20-00 to Amend Zoning Map
File M#99142
Page 1 of4
2. Section 9.5-511 (d) (5) b. of the Monroe County Land Development Regulations allows the
Board of County Commissioners to consider adopting an ordinance to enact map changes
under six listed conditions.
3. This map amendment has been initiated by Monroe County to address a data error. Since
mobile homes or recreational vehicles were not permitted in this district in the pre-1986
zoning, it is questionable why a change was made to allow these uses in this district. What
did exist pre-1986 was a mixture of three different commercial and high density residential
zoning districts, with a large recreational vehicle park to the north, and a low density
subdivision to the south. The 1984 aerial photographs show that all of the commercial and
high density residential parcels remained vacant. During the 1986 Plan process, the zoning
was simplified by consolidating these parcels under a zoning district that did not reflect the
actual land uses on the properties. The Recreational Vehicle (R V) zoning district was chosen
even though there is clear distinction, as seen on the 1984 photos, between the RV park with
its tightly packed rows of trailers, and the low density single family residences of the subject
properties.
4. The subject properties currently have the mapping category Recreational Vehicle District
(RV) which does not allow single family homes.
5. The purpose of the Recreational Vehicle (RV) zoning district is to establish areas suitable
for the development of destination resorts for recreational vehicles.
6. The purpose of the Improved Subdivision (IS) zoning district is to accommodate the
legally vested residential development rights of the owners of lots in subdivisions that
were lawfully established and improved prior to the adoption of this chapter. For the
purpose of this section, improved lots are those which are served by a dedicated and
accepted existing road of porous or nonporous material, that have a Florida Keys
Aqueduct Authority approved potable water supply, and that have sufficient uplands
to accommodated the proposed use in accordance with the required setbacks.
7. Though zoned Recreational Vehicle (RV), Seaside Subdivision Addition # 1 and Seaside
Subdivision are primarily residential neighborhoods.
8. New transient residential units, such as hotel or motel rooms, or campground, recreational
vehicle or travel trailer spaces, shall not be eligible for residential dwelling unit allocations
until January 1, 2002. This provision has limited the number of recreational vehicle spaces
in Monroe County.
9. A de-facto moratorium on commercial development has been enacted pursuant to Policy
101.3.1, which directs Monroe to maintain a balance between residential and non-residential
growth by limiting the gross square footage of non-residential development over the 15 year
planning horizon in order to maintain a ratio of approximately 239 square feet of non-
residential development for each new residential unit permitted through the Permit
Allocation System. This allowance was exceeded, resulting in a moratorium on commercial
development.
PC Resolution 20-00 to Amend Zoning Map
File M#99142
Page 2 of4
Initials
10. These two moratoria in combinatio~ have substantially reduced development options for
property owners of these RV zoned parcels.
11. Therefore, the Improved Subdivision (IS) zoning map category is the most appropriate
zoning map category for the subject properties.
12. Section 9.5-511 prohibits any amendments to the text which would negatively impact
community character.
13. As the subject properties total 3.27 acres in size, a maximum of 49 RV spaces in trailer parks
or 49 hotel rooms could be constructed under the current zoning, given that environmental
regulations permit maximum densities. As there are 21 properties included in this rezoning,
the change would allow a maximum of 21 units, thus reducing the densities to 42% of that
allowable under the current zoning.
14. Objective 101.11 states that Monroe County shall ensure that at the time a development
permit is issued, adequate public facilities are available to serve the development at the
adopted level of service standards concurrent with the impacts of such development.
15. The 1998 Public Facilities Capacity Assessment Report and the listed programs on
stormwater and wastewater indicates that there are no significant concerns regarding impacts
on public facilities.
16. Goal 102 of the 2010 Plan states that Monroe County shall direct future growth to lands
which are intrinsically most suitable for development and shall encourage conservation and
protection of environmentally sensitive lands.
17. The proposed zoning map amendment supports Goal 102 as the habitat of the subject
properties was found to be already disturbed, therefore no negative impacts on the natural
resources of the subject properties are anticipated; and
WHEREAS, the Planning Commission made the following Conclusions:
1. This map amendment meets the 2nd criteria outlined in Section 9.5-511 and the requirements
of Section 9.5-218 of the Monroe County Land Development Regulations and will not
negatively impact or alter the character of the subject properties or of the surrounding
neighborhoods.
2. The proposed zoning map amendment meets Objective 101.8 m that it provides a
mechanism for the subject properties to come into conformance.
3. The proposed zoning map amendment supports Objective 101.11 of the Monroe County
Year 2010 Plan based on the findings of the 1998 Public Facilities Capacity Assessment
PC Resolution 20-00 to Amend Zoning Map
File M#99 142
Page 3 of4
Report and the listed programs on stormwater and wastewater. There are no significant
concerns regarding impacts on public facilities.
4. The map amendment supports Goal 102 as it will rezone parcels of land on which legal
directives have severely restricted allowable uses, and provide opportunities for property
owners to enter the Building Permit Allocation System (ROGO) to construct a single family
residence.
NOW THEREFORE, BE IT RESOLVED BY THE PLANNING COMMISSION OF
MONROE COUNTY, FLORIDA, that the preceding Findings of Fact and Conclusions
support its decision to recommend to the Board of County Commissioners APPROV AL of the
County sponsored application to amend the zoning map from Recreational Vehicle District (RV)
to Improved Subdivision District (IS) for 21 properties in Blocks 1 & 2 of Seaside Subdivision,
Addition 1 and Block 3 of Seaside Subdivision, Section 14, Township 62S, Range 38E, Monroe
County, Florida, having the following real estate identification numbers: 00492490-000000,
00492500-000000, 00492510-000000, 00492520-000000, 00088820-000000, 00492530-
000000, 00492540-000000, 00492550-000000, 00492560-000000, 00492570-000000,
00492580-000000, 00492590-000000, 00492600-000000, 00492610-000000, 00492620-
000000, 00492630-000000, 00492130-000000, 0049220-0000000, 00492190-000000,
00492180-000000 and 00492140-000000.
PASSED AND ADOPTED by the Planning Commission of Monroe County, Florida, at
a regular meeting held on the 23rd of February, 2000.
Chair Mapes YES
Commissioner Werling YES
Commissioner Stuart YES
Commissioner Marr YES
Commissioner Hill YES
PLANNING COMMISSION OF
MONRO~ COUNTY. ' F.)LORIDA
/ v
BY . 1,. _
L Mapes, Chair
.
Signed this 1:2.-1-1-1 day of ~
, 2000.
...../
BY
PC Resolution 20-00 to Amend Zoning Map
File M#99142
Page 4 of4
Initials