Item D1
BOARD OF COUNTY COMMISSIONERS
AGENDA ITEM SUMMARY
Meeting Date: December 20.2001
Division: Growth Management
Bulk Item: Yes
No-L
Department: Plannine and Environmental Resources
AGENDA ITEM WORDING: Second of two public hearings to consider a Future Land Use Map
and a Land Use District Map Amendment proposed by the Monroe County Planning Department for
Hugh J. Morgan. These Amendments will change the Future Land Use designation from Residential
Conservation (RC) to Residential High (RH) and change the zoning from Native (NA) to Urban
ResidentiallMobile Home (URM) for the two properties described as Lots 11 and 12, on Sea Whip
Street in Coral Shores Mobile Home Estates Section 2 in Section 20, T66S, R29E on Little Torch Key,
Monroe County, Florida, at approximately mile marker 28.2.
ITEM BACKGROUND: The first public hearing or ''transmittal'' hearing was held on December 13,
2000. At that meeting, the BOCC recommended approval for both the FLUM Amendment and the
corresponding Rezoning Amendment. The Planning Department, upon the instructions of the BOCC,
transmitted the proposed amendments to the Department of Community Affairs (DCA) for its
consideration. On October 31, 2001, the DCA notified the BOCC that they had raised no objections to
the proposed amendments for Monroe County (DCA No. 01-2).
PREVIOUS REVELANT BOCC ACTION: None
CONTRACT/AGREEMENT CHANGES: N/A
STAFF RECOMMENDATIONS: Approval
TOTAL COST:
N/A
BUDGETED: Yes N/ A No
COST TO COUNTY: N/ A
REVENUE PRODUCING: Yes N/A No
AMOUNT PER MONTHN/A Year
APPROVED BY: County Atty -X-
DOCUMENTATION:
Included
Risk Management N/ A
DIVISION DIRECTOR APPROVAL:
cGarry, AICP
x
Not Required
DISPOSITION:
AGENDAITEM#J~I
Revised 2/27/01
~(l
Hugh J. Morgan
Coral Shores Mobile Home Estates
Future Land Use Amendment and
Zoning Map Amendment
..
Board of County Commissi.oners
Marathon Government Center
December 20,2001
Proposed Future Land Use Map Amendment
Residential Conservation (RC)
To
Residential High (RH)
&
Proposed Land Use District (Zoning) Amendment
Native (NA)
To
Urban Residential I Mobile Home (URM)
This map amendment is for changing the Future Land Use Map designation from
Residential Conservation (RC) to Residential High (RH) and the zoning from Native
(NA) to Urban Residential/Mobile Home (URM) for two properties, Lots 11 and 12,
on Sea Whip Street in Coral Shores Mobile Home Estates Section 2 in Section 20,
T66S, R29E on Little Torch Key, Monroe County, Florida, at approximately mile
marker 28.2.
Future Land Use Map Recommendations
Staff: Approval August 31, 2000 Staff Report
DRC: Approval October 17, 2000 Re~olution #D 12-00
PC: Approval November 16, 2000 Resolution #P70-00
BOCC: Approval December 13, 2000 Resolution #529-2000
Land Use District (Zoning) Recommendations
Staff: Approval August 31, 2000 Staff Report
DRC: Approval October 17, 2000 Resolution #DI3-00
pc: Approval November 16, 2000 Resolution #P71-00
BOCC: Approval December 13,2000 Resolution #529-2000
FLUM ORDINANCE
AND
MAP EXHIBIT 1
ORDINANCE NO. -2001
AN ORDINANCE BY THE MONROE COUNTY BOARD OF
COUNTY COMMISSIONERS APPROVING THE REQUEST
BY HUGH J. MORGAN TO AMEND THE FUTURE LAND
USE MAP FROM RESIDENTIAL CONSERVATION (RC) TO
RESIDENTIAL HIGH (RH) FOR PROPERTIES DESCRIBED
AS LOTS 11 & 12, CORAL SHORES MOBILE HOME
ESTATES SECTION 2, LITTLE TORCH KEY, LOCATED IN
SECTION 20, TOWNSHIP 66S, RANGE 29E, MONROE
COUNTY, FLORIDA, AT APPROXIMA TEL Y MILE
MARKER 98.5
WHEREAS, the Monroe County Board of County Commissioners, during a regular
meeting held on December 13, 2000, conducted a review and consideration of the request filed by
the applicant to amend the Future Land Use Map from Residential Conservation (RC) to Residential
High (RH) for properties located on Sea Whip Street in Coral Shores Mobile Home Estates Section
2, Section 20, Township 66S, Range 29E, Monroe County, Florida, having _ the real estate
identification numbers 00214482.012200 and 00214482.012300; and
WHEREAS, the Development Review Committee, Planning Commission, and staff report
all recommend approval of this future land use map amendment from RC to RH as indicated in
Resolutions D12-00 and P70-00; and
WHEREAS, the Planning Commission held a public hearing on November 16, 2000 and
recommends approval of the request; and
WHEREAS, the Board of County Commissioners made the following Finding of Fact:
.
1. 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.
2. This map amendment recognizes data errors concerning the vegetative types found onsite. The
application was initiated by the applicant to rezone the subject properties to a land use district
that permits the construction of one (1) mobile home per lot. Mobile homes are found adjacent
to the subject property on all sides but the Florida Bay frontage, in a neighborhood where the
character is composed solely of mobile humes.
3. The pre-1986 zoning of the subject properties was Mobile Home Residential District (RU-5).
4. During the 1986 Comprehensive Plan process, the land use (zoning) district of the subject
properties was changed to Native Area (NA).
Map File #20003
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5. Section 9.5-210 of the Land Development Regulations states that the purpose of the Native
Area (NA) zoning district is to establish areas that are undisturbed with the exception of existing
solid waste facilities, and because of their sensitive environmental character should be preserved
in their natural state.
6. The Future Land Use Map of the Monroe County Year 2010 Comprehensive Plan followed the
land use (zoning) district boundaries, categorizing the FLUM for the subject properties
Residential Conservation (RC).
7. Policy 101.4.1 of the Monroe County Year 2010 Comprehensive Plan states that the purpose of
Residential Conservation (RC) Future Land Use category is to encourage preservation of open
space and natural resources while providing for very low-density residential development in
areas characterized by a predominance of undisturbed native vegetation.
8. Section 9.5-511 prohibits any map amendments which would negatively impact community
character.
9. The subject properties are bordered by Urban Residential - Mobile Home (URM) zoning
designation to the north, and Florida Bay to the south and west of Lot 12, and south and east of
Lot 11.
10. The Residential High (RH) Future Land Use category corresponds with the land use zoning
category, Urban Residential - Mobile Home (URM) and therefore the Residential High (RH)
Future Land Use category is the most appropriate land use category for the subject properties.
11. Objective 101.1 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 2000 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 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.
14. The proposed map amendment supports Goal 102 as the habitat of the subject properties was
found to be already disturbed and scarified, therefore no negative impacts on the natw.al
resources of the subject properties are anticipated.
15. The proposed map amendment supports Goal 102 although marginally changing the
development potential of the subject properties since it will increase the allocated density, but
decrease the maximum intensity; and
Map File #20003
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WHEREAS, the Board of County Commissioners made the following Conclusions of Law:
1. The proposed map amendment meets the criteria outlined in Section 9.5-511( d)(5)b.(iii) 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 Coral Shores
Mobile Home Estates Nos. 1 and 2 Subdivision 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 101.1 of the Monroe County Year 2010 Plan
based on the findings of the 2000 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 significant impacts on the natural
environment, and will facilitate infill in an already developed residential neighborhood; NOW
THEREFORE,
BE IT ORDAINED BY THE BOARD OF COUNTY COMMISSIONERS OF MONROE
COUNTY, FLORIDA, THAT:
Section 1. This Board specifically adopts the findings of fact and conclusions of law stated
above.
Section 2. The previously described properties, which are currently designated Native (NA)
shall be designated Urban Residential - Mobile Home (URM) 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.
Section 6. This ordinance is hereby transmitted to the state land planning agency for review
and comment pursuant to Chapter 163, Florida Statutes.
Map File #20003
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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 Chapter 163,
Florida Statutes.
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 Charles "Sonny" McCoy
Mayor Pro Tem Dixie Spehar
Commissioner Murray Nelson
Commissioner George Neugent
Commissioner Nora Williams
BOARD OF COUNTY COMMISSIONERS
OF MONROE COUNTY, FLORIDA
BY
Mayor Charles "Sonny" McCoy
(SEAL)
ATTEST: DANNY KOLHAGE, CLERK
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DEPUTY CLERK
Map File #20003
Page 4 of 4
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The Monroe County Year 2010 Comprehensive Plan Future N
Land Use Map is m:QPosed to be amended as indicated above
and briefly described as: Chanae Lots 11 and 12. Coral Shores Mobile Home
Estates, Little Tourch Kev. Monroe County, Florida from RC to RH
Pursuant to
Effective Date:
Director of Planning and Environmental Resources
Amendment #: 20002
Date
Sheet #: 6
REZONING ORDINANCE
AND
MAP EXHIBIT 1
ORDINANCE NO. -2001
AN ORDINANCE BY THE MONROE COUNTY BOARD OF
COUNTY COMMISSIONERS APPROVING THE REQUEST
BY HUGH J. MORGAN TO AMEND THE LAND USE
DSTRlCT (ZONING) MAP FROM NATIVE (NA) TO URBAN
RESIDENTIAL - MOBILE HOME (URM) FOR PROPERTIES
DESCRIBED AS LOTS 11 & 12, CORAL SHORES MOBILE
HOME ESTATES SECTION 2, LITTLE TORCH KEY,
LOCATED IN SECTION 20, TOWNSHIP 66S, RANGE 29E,
MONROE COUNTY, FLORIDA, AT APPROXIMATELY
MILE MARKER 98.5
WHEREAS, the Monroe County Board of County Commissioners, during a regular
meeting held on December 13, 2000, conducted a review and consideration of the request filed by
the applicant to amend the Land Use District (zoning) Map from Native (NA) to Urban Residential
- Mobile Home (URM) for properties located on Sea Whip Street in Coral Shores Mobile Home
Estates Section 2, Section 20, Township 66S, Range 29E, Monroe County, Florida, having the real
estate identification numbers 00214482.012200 and 00214482.012300; and
WHEREAS, the Development Review Committee, Planning Commission, and staff report
all recommend approval of this future land use map amendment from RC to RH as indicated in
Resolutions D13-00 and P71-00; and
WHEREAS, the Planning Commission held a public hearing on November 16, 2000 and
recommends approval of the request; and
WHEREAS, the Board of County Commissioners made the following Finding of Fact:
1. Section 9.=--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.
2. This map amendment recognizes data errors concerning the vegetative types found onsite. The
application was initiated by the applicant to rezone the subject properties to a land use district
that permits the construction of one (1) mobile home per lot. Mobile homes are found adjacent
to the subject property on all sides but the Florida Bay frontage, in a neighborhood where the
character is composed solely of mobile homes.
3. The pre-1986 zoning of the subject properties was Mobile Home Residential District (RU-5).
4. During the 1986 Comprehensive Plan process, the land use (zoning) district of the subject
properties was changed to Native Area (NA).
Map File #20003
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5. Section 9.5-210 of the Land Development Regulations states that the purpose of the Native
Area (NA) zoning district is to establish areas that are undisturbed with the exception of existing
solid waste facilities, and because of their sensitive environmental character should be preserved
in their natural state.
6. Section 9.5-511 prohibits any map amendments which would negatively impact community
character.
7. The subject properties are bordered by Urban Residential - Mobile Home (URM) zoning
designation to the north, and Florida Bay to the south and west of Lot 12, and south and east of
Lot 11.
8. Section 9.5-205 of the Land Development Regulations states that the purpose of the Urban
Residential - Mobile Home (URM) zoning designation is to recognize the existence of
established mobile home parks and subdivisions, but not to create new such areas, and to
provide for such areas to serve as a reservoir of affordable and moderate cost housing in Monroe
County.
9. The mobile homes found on all of the properties surrounding the subject properties and the
residential nature of the surrounding neighborhood are reflective of the purpose of the Urban
Residential - Mobile Home (URM) land use district.
10. Section 9.5-239 of the Land Development Regulations indicates that the Urban Residential -
Mobile Home (URM) zoning district permits mobile homes and therefore is the most applicable
zoning district designation for the subject properties that will protect the residential nature of the
community, should construction be permitted.
11. Objective 101.1 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 2000 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 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.
14. The proposed map amendment supports Goal lOL as the habitat of the subject properties was
found to be already disturbed and scarified, therefore no negative impacts on the natural
resources of the subject properties are anticipated.
Map File #20003
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15. The proposed map amendment supports Goal 102 although marginally changing the
development potential of the subject properties since it will increase the allocated density, but
decrease the maximum intensity; and
WHEREAS, the Board of County Commissioners made the following Conclusions of Law:
1. The proposed map amendment meets the criteria outlined in Section 9.5-511(d)(5)b.(iii) 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 Coral Shores
Mobile Home Estates Nos. 1 and 2 Subdivision neighborhoods.
2. The proposed map amendment supports Objective 101.1 of the Monroe County Year 2010 Plan
based on the findings of the 2000 Public Facilities Capacity Assessment Report and the listed
programs on stormwater and wastewater. There are no significant concerns regarding impacts
on public facilities.
3. 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 significant impacts on the natural
environment, and will facilitate infill in an already developed residential neighborhood; NOW
THEREFORE,
BE IT ORDAINED BY THE BOARD OF COUNTY COMMISSIONERS OF MONROE
COUNTY, FLORIDA, THAT:
Section 1. This Board specifically adopts the findings of fact and conclusions of law stated
above.
Section 2. The previously described properties, which are currently zoned Native shall be
changed to Residential High as shown on the attached map, which is hereby incorporated by
reference and attached as Exhibit 1.
Section 3. The Monroe County Land Use District (zoning) Map 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.
Section 6. This ordinance is hereby transmitted to the state land planning agency for review
and comment pursuant to Chapter 163, Florida Statutes.
Map File #20003
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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 Chapter 163,
Florida Statutes.
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 Charles "Sonny" McCoy
Mayor Pro Tern Dixie Spehar
Commissioner Murray Nelson
Commissioner George Neugent
Commissioner Nora Williams
BOARD OF COUNTY COMMISSIONERS
OF MONROE COUNTY, FLORIDA
BY
Mayor Charles "Sonny" McCoy
(SEAL)
ATTEST: DANNY KOLHAGE, CLERK
DEPUTY CLERK
Map File #20003
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C:\WINDOWS\Ternporary Internet Files\OLK8275\Ordinance MAP,doc
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Proposed Land Use District Map
Amendment: Zoning Map
Key: Little Torch
Mile Marker. Approximate Mile Marker 28.5
N
Proposal:
The Planning Department is requesting a Land Use District Map amendment from Native Area (NA))
to Urban Residential Mobile Home URM for ro located on Sea VVhi Street
Property description:
RE #: 00214482-01220 (Lot 11) & 00214482-012300 (Lot 12) Sec. 20, Twp. 66 S., Rge. 29 E.
Lots 11 & 12, Block 6, Coral Shores Mobile Home Estates, Little Torch Key, Monroe County, Florida
Land Use District Map #: 369
Map Amendment # : 20002
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Proposed Land Use District Map
Amendment: Street Map
Key: UttIe Torch
Mile Marker: Approximate Mile Marker 28.5,
N
Proposal:
The Planning Department is requesting a Land Use Disbict Map amendment from Native Area (NA))
to Urban Residential Mobile Home URM for ro located on Sea Whi Street
Property description:
RE #: 00214482-01220 (Lot 11) & 00214482-012300 (Lot 12) See, 20, Twp. 66 S., Rge. 29 E.
Lots 11 & 12, Block 6, Coral Shores Mobile Home Estates, Uttle Torch Key, Monroe County, Florida
Land Use Disbict Map #:369
Map Amendment # : 20002
Proposed land Use District Map
Amendment: 1999 FARS Aerial
Key: UttIe Torch
Mile Marker: Approximate Mile Marker 28.5.
N
Proposal:
The Planning Department is requesting a Land Use District Map amendment from Native Iwa (NA))
to Urban Residential Mobile Home URM for ro located on Sea Whi Street
Property description:
RE #: 00214482-D1220 (Lot 11) & 00214482-D12300 (Lot 12) See, 20, Twp. 66 S" Rge. 29 E,
Lots 11 & 12, Block 6, Coral Shores Mobile Home Estates, UttIe Torch Key, Monroe County, Florida
Aerial Map#: 10-20
Map Amendment #: 20002
W:\Planning\Working Folders\T umminia-Jean\Errata\rv1ap Amendments\MA 20002\Staff Report Maps\Aerial 2OOO2.doc
RESOLUTION NO. 529 -2000
A RESOLUTION BY THE MONROE COUNTY BOARD OF
COUNTY COMMISSIONERS TRANSMITTING TO THE
FLORIDA DEPARTMENT OF COMMUNITY AFFAIRS THE
REQUEST BY HUGH J. MORGAN TO CHANGE THE
FUTURE LAND USE MAP OF THE MONROE COUNTY
YEAR 2010 COMPREHENSIVE PLAN FROM RESIDENTIAL
CONSERVATION (RC) TO RESIDENTIAL HIGH (RH) FOR
PROPERTIES DESCRIBED AS LOTS 11 & 12, CORAL
SHORES MOBILE HOME ESTATES SECTION 2, UTILE
TORCH KEY, LOCATED IN SECTION 20, TOWNSHIP 66S,
RANGE 29E, MONROE COUNTY, FLORIDA, AT
APPROXIMATELY MILE MARKER 28.2, HAVING THE
REAL ESTATE IDENTIFICATION NUMBERS 00214482.
012200 AND 00214482.012300
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 draft ordinance 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 first (1st) set of comprehensive plan amendments for 2001 to the Florida
Department of Community Affairs for review and comment in accw4~xi with the provisions of
Chapter 163.3184, Florida Statutes; and ~ '- ':0 ~7gq J~~NO~
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Page 1 of2
C:\TEMP\Transmittal Resolution,doc
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-l1.006 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 13th of December ,2000.
Mayor George Neugent
Mayor Pro Tem Nora Williams
Commissioner Sonny McCoy
Commissioner Murray Nelson
Commissioner Dixie Spehar
yp","
yes
yes
yes
yes
BOARD OF COUNTY COMMISSIONERS
F MONROE COUNTY, FLORIDA
~d
-
BY
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C:\ TEMP\ Transmi I.doc
MEMORANDUM
TO: Board of County Commissioners
THROUGH: K. Marlene Conaway, Director OfPlannin#-l
FROM: Edward Koconis, AICP, Island Planning Team Director and Jeanette Hobbs,
Biologist
SUBJECT: Morgan, Coral Shores Mobile Home Estates:
Future Land Use Map Amendment RC to RH
Official Land Use District Map Amendment (Rezoning) NA to URM
DATE: November 27, 2000
MEETING DATE: December 13,2000
EXISTING FUTURE LAND USE DESIGNATION: Residential Conservation (RC)
PROPOSED FUTURE LAND USE DESIGNATION: Residential High (RH)
EXISTING ZONING DESIGNATION:
Native Area (NA)
PROPOSED ZONING DESIGNATION:
UrbanResidentialMobileHome (URM)
AGENT:
Hugh J. Morgan
PROPERTY INFORMATION
Key: Little Torch
Size: Approximately 13,372 sq. ft. (0.31 acres)
Mile Marker: MM 28.3 of U.S. Highway 1
Location Detail & Brief Description:
Two properties in Section 20, Township 66, Range 29 in Monroe County, Florida, are included in
this map amendment with the Real Estate Numbers, 00214482.012200 and 00214482.012300. The
subject properties are located within the Coral Shores Mobile Home Estates Section 2 Subdivision
off of USl at Mile Marker 28.3 on the northern (bayside) tip of Little Torch Key. County Road 4A
C:\ TEMP\Staff Report.doc
Page 1 of 10
File # M20002
provides access off of US 1 to Coral Shores Mobile Home Estates Sections 1 & 2. The properties to
which this map amendment applies, Block 6, Lots II and 12 are situated at the end of Bayview Drive
on Sea Whip Street.
The Coral Shores Mobile Home Estates Subdivision consists of Sections 1 and 2 (Section 2 is
bisected by Section 1). Coral Shores Estates is composed solely of mobile homes. All lots in the
subdivisions have water access either by canal or shoreline. The surrounding properties are built
out with mobile homes. The subject properties are the sole vacant parcels in Coral Shores Mobile
Home Estates and are zoned Native Area (NA). The adjacent platted lands to the south and east
in Coral Shores Mobile Home Estates Section 2 are submerged making these two lots the only
upland lots on the south side of Sea Whip Street. The current zoning requires four (4) acres for a
single detached dwelling (there is no maximum net density available in Native Area zoning). The
area of the property is 0.31 acres. Therefore, not enough land is available for a dwelling unit with
the existing zoning.
Figure 1. View of Subject Property Looking West
Figure 2. View of Subject property Looking East
Existing Use:
The subject properties are two side by
side lots, Lot 11, approximately 4140 sq.
ft., and Lot 12, approximately 9, 232 sq.
ft.. Lot 11 has a depth of 80.78 ft., while
Lot 12 has a depth varying from 80.78 ft.
to 33.79 ft.. Coral Shores Mobile Home
Estates was created out of fill. A large
section of Coral Shores Mobile Home
Estates Section 2 was required to be
restored (excavated) to its original pre-fill
condition as per instructed in District
Court Case No. 77-4528-Civ-SMA
(1985). Lots 11 and 12 were exempted
from this ruling, and so have remained at
their present elevation (2 Yz to 3 feet
above the surrounding waters).
According to the Monroe County Year
2010 Comprehensive Plan, the shoreline
of the subject properties has been altered.
This determination is based on the lack of
transition zone between the upland
portion of the site and the shore, and the
absence of slope between the upland and
the shore. Rip-rap has been placed along
the western edge of Lot 12, while the
southern and eastern shorelines of both
Lots 11 and 12 are sloping fill with no
reinforcement.
C:\ TEMP\Staff Report.doc
Page 2 of 10
File # M20002
A professional land survey prepared by John Petsche, Jr. shows the property line. Section
9.5-281, Minimum Yards, of the Land Development Regulations indicates that residential uses
in Native Area zoning have a minimum 25 foot front yard setback, a minimum 10 foot setback
on one side yard with a combined minimum of 15 feet for both sides, and a rear yard setback of
10 feet. The mean high waterline of the altered shoreline defines the rear setback. In this case,
the setback from the altered shoreline is 20 feet. Rezoning to Urban Residential - Mobile Home
(URM) would change the setback requirements. The front setback would become 10 feet, the
side yard setback would become 10 feet on one side yard with a combined minimum of 20 feet
for both sides, with the rear yard setback remaining at 20 feet.
With the current Native Area zoning, in accordance with Section 9.5-377 of the Monroe County
Land Development Regulations, a minimum District Boundary Buffer of 30 feet would be
required. With the proposed URM zoning, a District Boundary Buffer would not be required
since the proposed zoning would be consistent with the adjacent zoning district.
Existing Habitat:
The habitat of the subject properties is best classified as disturbed and scarified. The lots consist
of invasive exotic vegetation (Brazilian pepper and Australian pine) and two (2) small
Poisonwood trees. A few small buttonwood exist on the edges of the fill pad, and red, white, and
black mangrove grow only along the sloping edges of the fill pad and in the water. While there
are a few small patches of sea ox-eye daisy and purslane, lack of hydric soils and hydrological
indicators reveals upland and not wetland conditions for the site.
This parcel is within a platted subdivision that is serviced by public utilities. The parcels are not
recognized habitat to any state or federally listed animal species and are not within C.A.R.L. or
critical habitat area. The parcels fall within the AE9 flood zone as per the FIRM panel 1509H,
effective date March 3, 1997.
Land Use and Habitat on the 1985 Existing Conditions Aerials:
Sheet 124 of the 1985 Existing Conditions Aerials shows the vegetation code to be 740, which
indicates that the site is disturbed. An open space ratio of 0.20 is required in accordance with
Section 9.5-343 of the Land Development Regulations.
Neighboring Land Uses and Character:
The Coral Shores Mobile Home Estates Section 2 subdivision is exclusively a residential
neighborhood. The two subject properties are the last two undeveloped lots in the subdivision.
All developed lots appear to have well-maintained mobile homes on them.
ZONING AND LAND USE HISTORY
Pre-1986 Zoning:
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The pre-1986 zoning for the subject properties was RU-5, Mobile Home Residential District.
This zoning applied to all of the properties in both Coral Shores Mobile Home Estates Sections 1
and 2. The zoning district was intended to provide residential areas consisting of mobile homes.
Considerations During the 2010 Comprehensive Plan Process:
During the 2010 Comprehensive Plan process, the Future Land Use category of Residential
Conservation (RC) was applied to the subject properties following the existing zoning. All other
upland properties in the Coral Shores Mobile Homes Estates Subdivisions Sections 1 and 2 were
given the Residential High (RH) category consistent with mobile home residences.
Changes to Boundary Considerations Since 1986:
On December 2, 1998, Donald Craig representing the applicant applied for a boundary
determination to change the zoning for the subject lots from Native Area (NA) to Urban
Residential - Mobile Home (URM). County staff had recommended that the boundary be re-
interpreted to reflect the surrounding URM zoning. The Monroe County Board of County
Commissioners decided on April 14, 1999 that the rezoning process would be more appropriate
to address the changes in zoning with respect to the subject properties.
ANALYSIS AND RATIONALE FOR CHANGE (pursuant to Section 9.5-511 (d) (5) b):
Changed Projections or Assumptions: None
Data Errors:
According to the pre-1986 zoning the properties were zoned RU-5, Mobile Home Residential
District, supporting the mobile home use on the subject properties. The Court ruling (Case No.
77-4528-Civ-SMA) requiring the restoration of the portion of Coral Shores Mobile Home Estates
Section 2 adjacent to, but not including the subject lots, may have been a consideration in the
Native Area zoning determination in 1986. However, the subject properties were categorized as
disturbed in the existing conditions map from 1985. The current site analysis on July 31, 2000
has confirmed that the upland portion of the site is still disturbed and scarified. Therefore, the
current zoning is inappropriate for the two subject lots.
New Issues: None
Recognition of a Need for Additional Detail or Comprehensiveness: None
IMPACT AND POLICY ANALYSIS
Comparison of Development Potential For the Current and Proposed Land Uses:
1. Current Land Development Regulations (LDRs)
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The current Future Land Use Map category for the subject properties is Residential
Conservation (RC). Policy 101.4.1 of the Monroe County Year 2010 Comprehensive Plan
states that:
The principal purpose of the Residential Conservation land use category is to encourage
preservation of open space and natural resources while providing for very low-density
residential development in areas characterized by a predominance of undisturbed native
vegetation. Low-intensity public uses and utilities are also allowed.
The current zoning for the subject properties is Native Area (NA). Section 9.5-210 of the
Monroe County Land Development Regulations states that:
The principal purpose of the Native Area land use category is to establish areas that are
undisturbed with the exception of existing solid waste facilities, and because of their
sensitive environmental character should be preserved in their natural state.
Allowable uses as-of-right under Section 9.5-239, Native Area District include:
· Detached residential dwellings;
· Beekeeping;
· Home occupations - Special use permit requiring a public hearing; and
· Accessory uses.
Uses permitted as minor conditional uses include:
· Attached residential dwelling units not exceeding 4 units;
· Public buildings and uses provided that the parcel is larger than 2 acres;
· Agricultural uses; and
· Attached wireless communication facilities,
Uses permitted as major conditional uses include:
· Attached residential units;
· Marinas;
· Solid waste facilities; and
· Satellite earth stations.
2. Potential Land Uses With Proposed Text Amendment
The proposed Future Land Use Map category for the subject properties is Residential High
(RH). Policy 101.4.4 of the Monroe County Year 2010 Comprehensive Plan states that:
The principal purpose of the Residential High category is to provide for high-density
single-family, multi-family, and institutional residential development, including mobile
homes and manufactured housing, located near employment centers.
The Residential High corresponds with the land use (zoning) district, Urban Residential Mobile
Home (URM), which is described in the Land Development Regulations as follows:
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The purpose of the URM district is to recognize the existence of established mobile home
parks and subdivisions, but not to create new such areas, and to provide for such areas to
serve as a reservoir of affordable and moderate cost housing in Monroe County.
Allowable uses as-of-right under Section 9.5-234, Urban Residential - Mobile Home
include:
· Mobile homes;
· Detached residential dwellings;
· Recreational vehicles;
· Home occupations; and
· Accessory uses.
There are no minor conditional uses permitted in the Urban Residential - Mobile Home
zoning category.
Uses permitted as major conditional uses include:
· Marinas;
· Commercial retail of low and medium intensity and office uses or any combination
therefore less than 2500 sq. ft.;
· Parks and Community Parks;
· Stealth wireless communication facilities.
Compatibility With Adjacent Land Uses and Effects on Community Character:
The Monroe County Land Development Regulations (LDRs) address this issue with Section 9.5-
511 prohibiting any amendments that would negatively impact community character.
The proposed text amendment is not in conflict with the community character based on the
following findings:
Density and Intensity
The proposed rezoning will result in a marginal change in the development potential of the
subject properties. There is no associated maximum net density for either Native Area (NA) or
Urban Residential- Mobile Home (URM) zoning. However, the allocated density increases from
0.25 units/acres of land with Native Area (NA) zoning to one unit per lot with Urban
Residential- Mobile Home zoning. The maximum intensity (floor area ratio) for Native Area
(NA) zonil1g is 0 - 0.20 (for Public Buildings and Uses), while the maximum intensity for Urban
Residenti:ll - Mobile Home is O. Therefore, the proposed zoning change will increase the
allocated density (for Public Buildings and Uses) but decrease the maximum intensity.
Use Compatibility
Rezoning the subject properties to a zoning district that permits mobile homes would ensure the
harmonization of land uses in the neighborhood. The rezoning would also bring these properties
into synchronization with the zoning scheme of the surrounding parcels already zoned Urban
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File # M20002
Residential - Mobile Home, creating greater consistency in this subdivision, and improving the
opportunities for successful integration with the land uses of the surrounding properties, should
development be approved.
Local Traffic and Parking
Coral Shores Mobile Home Estates Subdivision Section 2 is at the northern tip of Little Torch
Key. Therefore, only local traffic is generated along these roads leading to the Coral Shores
Mobile Home subdivisions. Parking in the neighborhood is contained on-site. Therefore, parking
would not be a concern with the proposed change in zoning since it would be accommodated on
the subject properties.
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 carried out by Lower Keys Biologist, Jeanette Hobbs, on July 31, 2000, shows that
rezoning the properties from Native Area (NA) to Urban Residential - Mobile Home (URM) will
not have any negative effects on the habitat of the subject properties. The subject properties are
scarified with only minimum amounts of native vegetation occurring along the shoreline, and are
classified as disturbed and scarified.
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 map amendment supports Objective 101.11 based on the
following findings of the 2000 Public Facilities Capacity Assessment Report and the listed
programs on storm water and wastewater:
Traffic Circulation
US 1 is required to maintain a level of service (LOS) C in order to support additional
development. The level of service for Mile Marker 28.3 is A, which is adequate to serve the
existing and proposed uses. This level of service will not be significantly affected by the
proposed change from Native Area (NA) zoning to Urban Residential - Mobile Home (URM) for
the two lots.
Access to US 1 from the subject properties is by way of Bay.,;iew Drive (which becomes Coral
Shores Road) and County Road 4A. Vehicular traffic associated with the permitted uses of the
subject properties after the rezoning will likely increase negligibly.
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File # M20002
Solid Waste
The existing solid waste haul out contract will provide Monroe County with guaranteed capacity
until 2006. The proposed land use change is not expected to have a significant effect on solid
waster generation or removal.
Potable Water
The Florida Keys Aqueduct Authority's eXIstmg consumptive use permit authorizes the
withdrawal of sufficient quantities to meet the demand anticipated for 2000. The proposed text
amendment is not anticipated to have a significant effect on potable water withdrawals.
Storm water
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 (BMPs). Also, pursuant to Policy
1001.1.1, 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.
In this regard, no negative impacts from the proposal are anticipated.
Effects on RedevelopmentlInfiIl 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 proposed land use change is in keeping with Goal 102 as
the subject properties are disturbed and scarified.
FINDINGS OF FACT
1. 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.
2. This map amendment recognizes data errors concerning the vegetative types found onsite.
The application was initiated by the applicant to rezone the subject properties to a land use
district that permits the construction of one (1) mobile home per lot. Mobile homes are found
adjacent to the subject property on all sides but the Florida Bay frontage, in a neighborhood
where the character is composed solely of mobile homes.
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File # M20002
3. The pre-1986 zoning of the subject properties was Mobile Home Residential District (RU-
5).
4. During the 1986 Comprehensive Plan process, the land use (zoning) district of the subject
properties was changed to Native Area (NA).
5. Section 9.5-210 of the Land Development Regulations states that the purpose of the Native
Area (NA) zoning district is to establish areas that are undisturbed with the exception of
existing solid waste facilities, and because of their sensitive environmental character should
be preserved in their natural state.
6. The Future Land Use Map of the MOlioe County Year 2010 Comprehensive Plan followed
the land use (zoning) district boundaries, categorizing the FLUM for the subject properties
Residential Conservation (Re).
7. Policy 101.4.1 of the MOlioe County Year 2010 Comprehensive Plan states that the purpose
of Residential Conservation (RC) Future Land Use category is to encourage preservation of
open space and natural resources while providing for very low-density residential
development in areas characterized by a predominance of undisturbed native vegetation.
8. Section 9.5-511 prohibits any map amendments which would negatively impact community
character.
9. The subject properties are bordered by Urban Residential - Mobile Home (URM) zoning
designation to the north, and Florida Bay to the south and west of Lot 12, and south and east
of Lot 11.
10. Section 9.5-205 of the Land Development Regulations states that the purpose of the Urban
Residential - Mobile Home (URM) zoning designation is to recognize the existence of
established mobile home parks and subdivisions, but not to create new such areas, and to
provide for such areas to serve as a reservoir of affordable and moderate cost housing in
MOlioe County.
11. The mobile homes found on all of the properties surrounding the subject properties and the
residential nature of the surrounding neighborhood are reflective of purpose of the Urban
Residential - Mobile Home (URM) land use district.
12. Section 9.5-239 of the Land Development Regulations indicates that the Urban Residential-
Mobile Home (URM) zoning district penl1its mobile homes and therefore is the most
applicable zoning district designation fur the subject properties that will protect the
residential nature of the community, should construction be permitted.
13. The Residential High (RH) Future Land Use category corresponds with the land use zoning
category, Urban Residential- Mobile Home (URM) and therefore the Residential High (RH)
Future Land Use category is the most appropriate land use category for the subject
properties.
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File # M20002
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 2000 Public Facilities Capacity Assessment Report and the listed programs on
storm water and wastewater indicates that there are no significant concerns regarding impacts
on public facilities.
16. 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.
17. The proposed map amendment supports Goal 102 as the habitat of the subject properties was
found to be already disturbed and scarified, therefore no negative impacts on the natural
resources of the subject properties are anticipated.
18. The proposed map amendment supports Goal 102 although marginally changing the
development potential of the subject properties since it will increase the allocated density, but
decrease the maximum intensity.
CONCLUSIONS OF LAW
1. The proposed map amendment meets the criteria outlined in Section 9.5-511(d)(5)b.(iii) 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 Coral
Shores Mobile Home Estates Nos. 1 and 2 Subdivision neighborhoods.
2. The proposed map amendment supports Objective 101.11 of the Monroe County Year 2010
Plan based on the findings of the 2000 Public Facilities Capacity Assessment Report and the
listed programs on stormwater and wastewater. There are no significant concerns regarding
impacts on public facilities.
3. 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 significant impacts on the
natural environment, and will facilitate infill in an already developed residential
neighborhood.
RECOMMENDATION
Based on the above Findings of Fact and Conclusions of Law, the Planning Commission
recommends APPROV AL to the Board of County Commissioners of the proposed Future Land
Use Map amendment from Residential Conservation (RC) to Residential High (RH) and the
proposed Official Land Use District Map amendment from Native Area (NA) to Urban
Residential - Mobile Home (URM).
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File # M20002
PLANNING COMMISSION RESOLUTIONS
P70-00 AND P71-00
PC RESOLUTION NO. P70-00
A RESOLUTION BY THE MONROE COUNTY PLANNING
COMMISSION RECOMMENDING APPROVAL TO THE
BOARD OF COUNTY COMMISSIONERS OF THE REQUEST
BY HUGH J. MORGAN TO AMEND THE FUTURE LAND
USE MAP FROM RESIDENTIAL CONSERVATION (RC) TO
RESIDENTIAL mGH (RH) FOR PROPERTIES DESCRIBED
AS LOTS 11 & 12, CORAL SHORES MOBILE HOME
ESTATES SECfION 2, LITILE TORCH KEY, LOCATED IN
SECfION 20, TOWNSHIP 66, RANGE 29, AT
APPROXIMATELY MILE MARKER 28.2.
WHEREAS, the Monroe County Planning Commission, during a regular meeting held on
November 16, 2000, conducted a review and consideration of the request filed by the applicant to
amend the Future Land Use Map from Residential Conservation (RC) to Residential High (RH) for
properties located on Sea Whip Street in Coral Shores Mobile Home Estates Section 2, Section 20,
Township 66 South, Range 29 East, Monroe County, Florida, having the real estate identification
numbers 00214482.012200 and 00214482.012300; and
WHEREAS, the Planning Commission examined the following information:
1. The application from the applicant to change the Future Land Use Map from
Residential Conservation (RC) to Residential High (RH); and
2. The staff report prepared by Edward Koconis, AICP, Senior Administrator - Development
Review and Jeanette Hobbs, Biologist, dated October 26, 2000; and
WHEREAS, the Planning Commission made 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 recognizes data errors concerning the vegetative types found onsite. The
application was initiated by the applicant to rezone the subject properties to a land use district
that permits the construction of one (1) mobile home per lot. Mobile homes are found adjacent
File #M200Q2 Page 1 of 4 lnilialS~
W:\Planning\Planning Commission Coordinator\ Working Folder\Chambers-Judy\txtagN\P7O-MorganF.doc
to the subject property on all sides but the Florida Bay frontage, in a neighborhood where the
character is composed solely of mobile homes.
4. The Planning Department's review of this map amendment indicates that the detail item raised
by the applicant is accurate. A site visit by a staff Biologist revealed a disturbed, scarified
upland site. The lack of hydric soils and indicators show upland conditions for the lots. The
site lacks sensitive environmental habitat and exhibits a high level of disturbance.
5. The pre-1986 zoning of the subject properties was Mobile Home Residential District (RU-5).
6. During the 1986 Comprehensive Plan process, the land use (zoning) district of the subject
properties was changed to Native Area (NA).
7. The Future Land Use Map of the Monroe County Year 2010 Comprehensive Plan followed the
land use (zoning) district boundaries, categorizing the FLUM for the subject properties
Residential Conservation (RC).
8. Policy 101.4.1 of the Monroe County Year 2010 Comprehensive Plan states that the purpose of
Residential Conservation (RC) Future Land Use category is to encourage preservation of open
space and natural resources while providing for very low-density residential development in
areas characterized by a predominance of undisturbed native vegetation.
9. On December 2, 1998, the applicant applied for a boundary determination to have the zoning for
the subject properties changed from Native Area (NA) to Urban Residential - Mobile Home
(URM). The Board of County Commissioners decided on April 14, 1999 that the rezoning
process would be more appropriate to address the changes in zoning with respect to the subject
properties.
10. Section 9.5-511 prohibits any map amendments which would negatively impact community
character.
II. The subject properties are bordered by Urban Residential - Mobile Home (URM) zoning
designation to the north, and Florida Bay to the south and west of Lot 12, and south and east of
Lot II.
12. The Coral Shores Mobile Home Estates Section 2 Subdivision is a residential neighborhood,
where all upland lots are developed with mobile homes with the exception of the subject
properties.
13. The Residential High (RH) Future Land Use category corresponds with the land use zoning
category, Urban Residential - Mobile Home (URM) and therefore the Residential High (RH)
Future Land Use category is the most appropriate land use category for the subject properties.
File *M20002 Page 2 of 4 InitDh ~
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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 2000 Public FacUlties 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 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.
17. The proposed map amendment supports Goal 102 as the habitat of the subject properties was
found to be already disturbed and scarified, therefore no negative impacts on the natural
resources of the subject properties are anticipated.
18. The proposed map amendment supports Goal 102 although marginally changing the
development potential of the subject properties since it will increase the allocated density, but
decrease the maximum intensity; and
WHEREAS, the Planning Commission made the following Conclusions of Law:
1. The proposed map amendment meets the criteria outlined in Section 9.5-S11(d)(S)b.(iii) 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 Coral Shores
Mobile Home Estates Sections 1 and 2 Subdivision neighborhoods.
2. The proposed map amendment supports Objective 101.11 of the Monroe County Year 2010
Plan based on the findings of the 2000 Public Facilities Capacity Assessment Report and the
listed programs on stormwater and wastewater. There are no significant con~<:rns regarding
impacts on public facilities.
3. 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 significant impacts on the natural
environment, will facilitate infill in an already developed neighborhood
4. The proposed map amendment meets Objective 101.8 in that it provides a mechanism for the
subject properties to come into compliance; NOW THEREFORE,
BE IT RESOLVED BY THE PLANNING COMMISSION OF MONROE COUNTY,
FLORIDA, to recommend APPROVAL to the Monroe County Board of County Commissioners,
the request filed by the applicant to change the Future Land Use Map from Residential
Conservation (RC) to Residential High (RH) for properties located on Seawhip Street in Coral
File *M20002 Page 3 of 4 Inilia1. ~
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Shores Mobile Home Estates Subdivision, Section 20, Township 66 South, Range 29 East, Monroe
County, Florida, having the real estate identification numbers 00214482.012200 and
00214482.012300.
PASSED AND ADOPTED by the Planning Commission of Monroe County, Florida, at a
regular meeting held on the 16th of November, 2000.
Chair Mapes
Vice Chair Stuart
Commissioner Hill
Commissioner Marr
Commissioner [rling
PLANNING C SSION ,A>F M
BY (~
Lynn Mapes, Chair
YES
ABSENT
YES
ABSENT
YES
Signed this :J., q-#\ day of
,2000.
BY
File #M20002
Page 4 of 4
Initials _
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PC RESOLUTION NO. P71-00
A RESOLUfION BY THE MONROE COUNTY PLANNING
COMMISSION RECOMMENDING APPROVAL TO THE
BOARD OF COUNTY COMMISSIONERS OF THE REQUEST
BY HUGH J. MORGAN TO AMEND THE LAND USE
DISTRICT (ZONING) MAP FROM NATIVE AREA (NA) TO
URBAN RESIDENTIAL MOBILE HOME (URM) FOR
PROPERTIES DESCRIBED AS LOTS 11 & 12, CORAL
SHORES MOBILE HOME ESTATES SECTION 2
SUBDIVISION, LfITLE TORCH KEY, LOCATED IN
SECfION 20, TOWNSHIP 66 soum, RANGE 29 EAST, AT
APPROXIMATELY MILE MARKER 28.2
WHEREAS, the Monroe County Planning Commission, during a regular meeting held
on November 16, 2000, conducted a review and consideration of the request filed by the
applicants' agent to amend the zoning map from the Native Area (NA) zoning district to the
Urban Residential - Mobile Home (URM) zoning district for properties located on Sea Whip
Street in Coral Shores Mobile Home Estates Section 2, Section 20, Township 66 South, Range
29 East, Monroe County, Florida, having the real estate identification numbers
00214482.012200 and 00214482.012300; and
WHEREAS, the Planning Commission examined the following information:
1. The application from Monroe County to change the Land Use District (zoning)
map from Native Area (NA) to Urban Residential - Mobile Home (URM); and
2. The staff report prepared by Edward Koconis, AICP, Senior Administrator - Development
Review and Jeanette Hobbs, Biologist, dated October 26, 2000; arJd
WHEREAS, the Planning Commission made 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.
File M#20002
Page 1 of 4
hU~
W:\Planning\Planning Commission Coordinalor\ Working Folder\Chambers-Judy\txtagN\P71 MorganM.doc
3. This map amendment recognizes data errors concerning the vegetative types found onsite.
The application was initiated by the applicant to rezone the subject properties to a land use
district that permits the construction of one (1) mobile home per lot. Mobile homes are found
adjacent to the subject property on all sides but the Florida Bay frontage, in a neighborhood
where the character is composed solely of mobile homes.
4. The Planning Department's review of this map amendment indicates that the detail item
raised by the applicant is accurate. A site visit by a staff Biologist revealed a disturbed,
scarified upland site. The lack of hydric soils and indicators show upland conditions for the
lots. The site lacks sensitive environmental habitat and exhibits a high level of disturbance.
5. The pre-1986 zoning of the subject properties was Mobile Home Residential District (RU-
5).
6. During the 1986 Comprehensive Plan process, the land use (zoning) district of the subject
properties was changed to Native Area (NA).
7. Section 9.5-210 of the Land Development Regulations states that the purpose of the Native
Area (NA) zoning district is to establish areas that are undisturbed with the exception of
existing solid waste facilities, and because of their sensitive environmental character should
be preserved in their natural state.
8. On December 2, 1998, the applicant applied for a boundary determination to have the zoning
for the subject properties changed from Native Area (NA) to Urban Residential - Mobile
Home (URM). The Board of County Commissioners decided on April 14, 1999 that the
rezoning process would be more appropriate to address the changes in zoning with respect to
the subject properties.
9. Section 9.5-511 prohibits any map amendments which would negatively impact community
character.
10. The subject properties are bordered by Urban Residential - Mobile Home (URM) zoning
designation to the north, and Florida Bay to the south and west of Lot 12, and south and east
of Lot 11.
11. Section 9.5-205 of the Land Development Regulations states that the purpose of the Urban
Residential - Mobile Home (URM) zoning designation is to recognize the existence of
established mobile home parks and subdivisions, but not to create new such areas, and to
provide for such areas to serve as a reservoir of affordable and moderate cost housing in
Monroe County.
12. The mobile homes found on all of the properties surrounding the subject properties and the
residential nature of the surrounding neighborhood are reflective of purpose of the Urban
Residential - Mobile Home (URM) land use district.
File M#20002
Page 2 of 4
Inilio1~
W:\Planning\Planning Commission Coordinator\ Working Folder\Chambers-Judy\lxtagN\P71 MorganM.doc
13. Section 9.5-239 of the Land Development Regulations indicates that the Urban Residential -
Mobile Home (URM) zoning district permits mobile' homes and therefore is the most
applicable zoning district designation for the subject properties that will protect the
residential nature of the community, should construction be permitted.
14. Objective 101.11 states that MoDroe 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 2000 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 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.
17. The proposed map amendment supports Goal 102 as the habitat of the subject properties was
found to be already disturbed and scarified, therefore no negative impacts on the natural
resources of the subject properties are anticipated.
18. The proposed map amendment supports Goal 102 although marginally changing the
development potential of the subject properties since it will increase the allocated density, but
decrease the maximum intensity; and
WHEREAS, the Planning Commission made the following Conclusions of Law:
1. This map amendment meets the criteria outlined in Section 9.5-S11(d)(S)b.(iii) 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 Coral
Shores Mobile Home Estates Section 2 Subdivision neighborhood.
2. The proposed zoning map amendment supports Objective 101.11 of the Monroe County
Year 2010 Comprehensive Plan based on the findings of the 2000 Public Facilities Capacity
Assessment Report and the listed programs on stormwater and wastewater. There are no
significant concerns regarding impacts on public facilities.
3. The proposed zoning map amendment supports and is consistent with Goal 102 of the
Monroe County Year 2010 Comprehensive Plan as it will not have any significant impacts to
the natural environment, and will facilitate infill in an already developed neighborhood.
4. The proposed zoning map amendment meets Objective 101.8 in that it provides a
mechanism for the subject properties to come into conformance; NOW THEREFORE,
INtik
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BE IT RESOLVED BY THE PLANNING COMMISSION OF MONROE COUNTY,
FLORIDA, to recommend APPROVAL to the Monroe County Board of County
Commissioners, of the request filed by the applicants' agent to change the zoning map from
Native Area (NA) TO Urban Residential - Mobile Home (URM) for the properties located on
Sea Whip Street in Coral Shores Mobile Home Estates Section 2 Subdivision, Section 20,
Township 66 South, Range 29 East, Monroe County, Florida, having the real estate identification
numbers 00214482.012200 and 00214482.012300.
PASSED AND ADOPTED by the Planning Commission of Monroe County, Florida, at
a regular meeting held on the 16th day of November, 2000.
Chair Mapes
Vice Chair Stuart
Commissioner Hill
Commissioner Marr
Commissioner Werling
YES
ABSENT
YES
ABSENT
YES
BY
SSION OF MO OE COUNTY, FLORIDA
~
Signed this ~ -t!:ky of
,2000.
BY
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DEVELOPMENT REVIEW COMMITTEE RESOLUTIONS
D12-00 AND D13-00
DRC RESOLUTION NO. D12-00
A RESOLUTION BY THE MONROE COUNTY
DEVELOPMENT REVIEW COMMITTEE RECOMMENDING
APPROVAL TO THE PLANNING COMMISSION OF THE
REQUEST BY HUGH J. MORGAN TO AMEND THE
FUTURE LAND USE MAP FROM RESIDENTIAL
CONSERVATION (RC) TO RESIDENTIAL HIGH (RH) FOR
PROPERTIES DESCRIBED AS LOTS 11 & 12, CORAL
SHORES MOBILE HOME ESTATES SECTION 2, LITTLE
TORCH KEY, LOCATED IN SECTION 20, TOWNSHIP 66,
RANGE 29, AT APPROXIMATELY MILE MARKER 28.2.
WHEREAS, the Monroe County Development Review Committee, during a regular
meeting held on October 17, 2000, conducted a review and consideration of the request filed by the
applicant to amend the Future Land Use Map from Residential Conservation (RC) to Residential
High (RH) for properties located on Sea Whip Street in Coral Shores Mobile Home Estates Section
2, Section 20, Township 66 South, Range 29 East, Monroe County, Florida, having the real estate
identification numbers 00214482.012200 and 00214482.012300; and
WHEREAS, the Development Review Committee examined the following
information:
1. The application from the applicant to change the Future Land Use Map from
Residential Conservation (RC) to Residential High (RH); and
2. The staff report prepared by Pat Small, Planner and Jeanette Hobbs, Biologist, dated August 31,
2000; and
WHEREAS, the Development Review Committee made the following .""indings 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 recognizes data errors concerning the vegetative types found onsite. The
application was initiated by the applicant to rezone the subject properties to a land use district
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that permits the construction of one (1) mobile home per lot. Mobile homes are found adjacent
to the subject property on all sides but the Florida Bay frontage, in a neighborhood where the
character is composed solely of mobile homes.
4. The Planning Department's review of this map amendment indicates that the detail item raised
by the applicant is accurate. A site visit by a staff Biologist revealed a disturbed, scarified
upland site. The lack of hydric soils and indicators show upland conditions for the lots. The
site lacks sensitive environmental habitat and exhibits a high level of disturbance.
5. The pre-1986 zoning of the subject properties was Mobile Home Residential District (RU-5).
6. During the 1986 Comprehensive Plan process, the land use (zoning) district of the subject
properties was changed to Native Area (NA).
7. The Future Land Use Map of the Monroe County Year 2010 Comprehensive Plan followed the
land use (zoning) district boundaries, categorizing theFLUM for the subject properties
Residential Conservation (RC).
8. Policy 101.4.1 of the Monroe County Year 2010 Comprehensive Plan states that the purpose of
Residential Conservation (RC) Future Land Use category is to encourage preservation of open
space and natural resources while providing for very low-density residential development in
areas characterized by a predominance of undisturbed native vegetation.
9. On December 2, 1998, the applicant applied for a boundary determination to have the zoning for
the subject properties changed from Native Area (NA) to Urban Residential - Mobile Home
(URM). The Board of County Commissioners decided on April 14, 1999 that the rezoning
process would be more appropriate to address the changes in zoning with respect to the subject
properties.
10. Section 9.5-511 prohibits any map amendments which would negatively impact community
character.
11. The subject properties are bordered by Urban Residential - Mobile Home (URM) zoning
designation to the north, and Florida Bay to the smith and west of Lot 12, and south and east of
Lot 11.
12. The Coral Shores Mobile Home Estates Section 2 Subdivision is a residential neighborhood,
where all upland lots are developed with mobile homes with the exception of the subject
properties.
13. The Residential High (RH) Future Land Use category corresponds with the land use zoning
category, Urban Residential - Mobile Home (URM) and therefore the Residential High (RR)
Future Land Use category is the most appropriate land use category for the subject properties.
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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 2000 Public Facilities Capacity Assessment Report and the listed programs on
stonnwater and wastewater indicates that there are no significant concerns regarding impacts on
public facilities.
16. 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.
17. The proposed map amendment supports Goal 102 as the habitat of the subject properties was
found to be already disturbed and scarified, therefore no negative impacts on the natural
resources of the subject properties are anticipated.
18. The proposed map amendment supports Goal 102 although marginally changing the
development potential of the subject properties since it will increase the allocated density, but
decrease the maximum intensity; and
WHEREAS, the Development Review Committee made the following Conclusions of Law:
1. The proposed map amendment meets the criteria outlined in Section 9.S-S11(d)(S)b.(iii) 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 Coral Shores
Mobile Home Estates Sections 1 and 2 Subdivision neighborhoods.
2. The proposed map amendment supports Objective 101.11 of the Monroe County Year 2010
Plan based on the findings of the 2000 Public Facilities Capacity Assessment Report and the
listed programs on stonnwater and wastewater. There are no significant concerns regarding
impacts on public facilities.
3. 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 significant impacts on the natural
environment, will facilitate infill in an already developed neighborhood
4. The proposed map amendment meets Objective 101.8 in that it provides a mechanism for the
subject properties to come into compliance; NOW THEREFORE,
BE IT RESOLVED BY THE DEVELOPMENT REVIEW COMMITTEE OF MONROE
COUNTY, FLORIDA, to recommend APPROV AL to the Monroe County Planning Commission,
the request filed by the applicant to change the Future Land Use Map from Residential
Conservation (RC) to Residential High (RH) for properties located on Seawhip Street in Coral
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Shores Mobile Home Estates Subdivision, Section 20, Township 66 South, Range 29 East, Monroe
County, Florida, having the real estate identification numbers 00214482.012200 and
00214482.012300.
PASSED AND ADOPTED by the Development Review Committee of Monroe County,
Florida, at a regular meeting held on the 17th of October, 2000.
Edward Koconis, AICP, DRC Chair
Barbara Mitchell, Senior Planner
Ralph Gouldy, Senior Administrator, Environmental Resources
Department of Public Works
Department of Engineering
Department of Health
YES
YES
YES
YES
YES
ABSENT
DEVELOPMENT REVIEW COMMITTEE OF MONROE COUNTY
BY PJfu'aA~ ~(r~
Edward Koconis,'AIcp, C Chair
Signed this ffiday of CXtc.\por , 2000.
!
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DRC RESOLUTION NO. D13-00
A RESOLUTION BY THE MONROE COUNTY
DEVELOPMENT REVIEW COMMITTEE RECOMMENDING
APPROVAL TO THE PLANNING COMMISSION OF THE
REQUEST BY HUGH J. MORGAN TO AMEND THE LAND
USE DISTRICT (ZONING) MAP FROM NATIVE AREA (NA)
TO URBAN RESIDENTIAL MOBILE HOME (URM) FOR
PROPERTIES DESCRIBED AS LOTS 11 & 12, CORAL
SHORES MOBILE HOME ESTATES SECTION 2
SUBDIVISION, LITTLE TORCH KEY, LOCATED IN
SECTION 20, TOWNSHIP 66 SOUTH, RANGE 29 EAST, AT
APPROXIMATELY MILE MARKER 28.2
WHEREAS, the Monroe County Development Review Committee, during a regular
meeting held on October 17, 2000, conducted a review and consideration of the request filed by
the applicants' agent to amend the zoning map from the Native Area (NA) zoning district to the
Urban Residential - Mobile Home (URM) zoning district for properties located on Sea Whip
Street in Coral Shores Mobile Home Estates Section 2, Section 20, Township 66 South, Range
29 East, Monroe County, Florida, having the real estate identification numbers
00214482.012200 and 00214482.012300; and
WHEREAS, the Development Review Committee examined the following
information:
1. The application from Monroe County to change the Land Use District (zoning)
map from Native Area (NA) to Urban Residential - Mobile Home (URM); and
2. The staff report prepared by Pat Small, Planner and Jeanette Hobbs, Biologist, dated August
31,2000; and
Fact:
WHEREAS, the Development Review Committee made the following Findings of
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.
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3. This map amendment recognizes data errors concerning the vegetative types found onsite.
The application was initiated by the applicant to rezone the subject properties to a land use
district that permits the construction of one (1) mobile home per lot. Mobile homes are found
adjacent to the subject property on all sides but the Florida Bay frontage, in a neighborhood
where the character is composed solely of mobile homes.
4. The Planning Department's review of this map amendment indicates that the detail item
raised by the applicant is accurate. A site visit by a staff Biologist revealed a disturbed,
scarified upland site. The lack of hydric soils and indicators show upland conditions for the
lots. The site lacks sensitive environmental habitat and exhibits a high level of disturbance.
s. The pre-1986 zoning of the subject properties was Mobile Home Residential District (RU-
5).
6. During the 1986 Comprehensive Plan process, the land use (zoning) district of the subject
properties was changed to Native Area (NA).
7. Section 9.5-210 of the Land Development Regulations states that the purpose of the Native
Area (NA) zoning district is to establish areas that are undisturbed with the exception of
existing solid waste facilities, and because of their sensitive environmental character should
be preserved in their natural state.
8. On December 2, 1998, the applicant applied for a boundary determination to have the zoning
for the subject properties changed from Native Area (NA) to Urban Residential - Mobile
Home (URM). The Board of County Commissioners decided on April 14, 1999 that the
rezoning process would be more appropriate to address the changes in zoning with respect to
the subject properties.
9. Section 9.5-511 prohibits any map amendments which would negatively impact community
character.
10. The subject properties are bordered by Urban Residential - Mobile Home (URM) zoning
designation to the north, and Florida Bay to the south and west of Lot 12, and south and east
of Lot 11.
11. Section 9.5-205 of the Land Development Regulations states that the purpose of the Urban
Residential - Mobile Home (URM) zoning designation is to recognize the existence of
established mobile home parks and subdivisions, but not to create new such areas, and to
provide for such areas to serve as a reservoir of affordable and moderate cost housing in
Monroe County.
12. The mobile homes found on all of the properties surrounding the subject properties and the
residential nature of the surrounding neighborhood are reflective of purpose of the Urban
Residential - Mobile Home (URM) land use district.
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13. Section 9.5-239 of the Land Development Regulations indicates that the Urban Residential _
Mobile Home (URM) zoning district permits mobile homes and therefore is the most
applicable zoning district designation for the subject properties that will protect the
residential nature of the community, should construction be permitted.
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 2000 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 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.
17. The proposed map amendment supports Goal 102 as the habitat of the subject properties was
found to be already disturbed and scarified, therefore no negative impacts on the natural
resources of the subject properties are anticipated.
18. The proposed map amendment supports Goal 102 although marginally changing the
development potential of the subject properties since it will increase the allocated density, but
decrease the maximum intensity; and
WHEREAS, the Development Review Committee made the following Conclusions of Law:
1. This map amendment meets the criteria outlined in Section 9.S-S11(d)(S)b.(iii) 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 Coral
Shores Mobile Home Estates Section 2 Subdivisioa neighborhood.
2. The proposed zoning map amendment supports Objective 101.11 of the Monroe County
Year 2010 Comprehensive Plan based on the findings of the 2000 Public Facilities Capacity
Assessment Report and the listed programs on stormwater and wastewater. There are no
significant concerns regarding impacts on public facilities.
3. The proposed zoning map amendment supports and is consistent w~th Goal 102 of the
Monroe County Year 2010 Comprehensive Plan as it will not have any significant impacts to
the natural environment, and will facilItate infill in an already developed neighborhood.
4. The proposed zoning map amendment meets Objective 101.8 in that it provides a
mechanism for the subject properties to come into conformance; NOW THEREFORE,
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BE IT RESOLVED BY THE DEVELOPMENT REVIEW COMMITTEE OF
MONROE COUNTY, FLORIDA, to recommend APPROV AL to the Monroe County
Planning Commission, of the request filed by the applicants' agent to change the zoning map
from Native Area (NA) TO Urban Residential - Mobile Home (URM) for the properties located
on Sea Whip Street in Coral Shores Mobile Home Estates Section 2 Subdivision, Section 20,
Township 66 South, Range 29 East, Monroe County, Florida, having the real estate identification
numbers 00214482.012200 and 00214482.012300.
PASSED AND ADOPTED by the Development Review Committee of Monroe County,
Florida, at a regular meeting held on the 17th of October, 2000.
Edward Koconis, AICP, DRC Chair
Barbara Mitchell, Senior Planner
Ralph Gouldy, Senior Administrator, Environmental Resources
Department of Public Works
Department of Engineering
Department of Health
YES
YES
YES
YES
YES
ABSENT
DEVELOPMENT REVIEW COMMITTEE OF MONROE COUNTY
iJJl Ln~~r(~
E ward Koconis, DR ChaIr
BY
Signed this ~ day of n Gio bfY'
, 2000.
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