Item W1
BOARD OF COUNTY COMMISSIONERS
AGENDA ITEM SUMMARY
Meeting Date: June 19.2002
Division: Growth Management
Bulk Item: Yes
No~
Department: Planning
AGENDA ITEM WORDING: The fIrst of two public hearings on the proposed amendment to Section 9.5-242 Improved
Subdivision Districts of the Land Development Regulations to permit public wastewater treatment facilities as a major
conditional use.
ITEM BACKGROUND: The Planning Department is proposing an amendment to Section 9.5-247 of the Monroe County
Land Development Regulations. The amendment adds language to permit, as a major conditional use, the construction of
wastewater treatment facilities and wastewater treatment collection systems intended to serve uses in the same and/or other
land use districts. The affected land use district is Improved Subdivision Districts. Currently, wastewater treatment
facilities are accessory uses and must serve a principal use located on the same parcel of land and in the same land use
district. The new amendment permits wastewater treatment facilities and wastewater treatment collection system(s) serving
(a) use(s) located in any land use district. In accordance with the Year 2010 Comprehensive Plan, a countywide Sanitary
Wastewater Master Plan was developed and approved by the Board of County Commissioners (BOCC) in the year 2000.
The Planning Department sponsored an amendment to the Land Development Regulations to facilitate implementation of
the plan. Comments at public hearings on the proposed amendment resulted in the Board removing certain land use districts
from the amendment. As a result, Improved Subdivision Districts were not included. Since that time, various conditions
and assumptions have changed to the point where maximum flexibility in siting these facilities has resulted in the need to
include this proposed amendment in Section 9.5-247 Commercial Fishing Special Districts.
At the April 16, 2002 Public Meeting of the Development Review Committee, the DRC voted to approve the amendment to
the LDR text as presented. At the regular Public Meeting of the Monroe County Planning Commission on April 23, 2002,
the Commission, after review of the DRC staff report and discussion, approved the proposed text as presented.
PREVIOUS RELEVANT BOARD ACTION: None
CONTRACT/AGREEMENT CHANGES: None
ST AFF RECOMMENDATIONS: Approval
TOTAL COST: N/A
BUDGETED: N/A
COST TO COUNTY: None
REVENUE PRODUCING:
N/A
AMOUNT PER MONTH_ Year
APPROVED BY:
County Atty X-
Risk Management _ N/ A_
DIVISION DIRECTOR APPROVAL:
DOCUMENTATION: Included ~ To Follow_ Not Required_
DISPOSITION:
AGENDA ITEM #
4J1
Revised 2/27/01
PROPOSED TEXT AMENDMENT TO THE MONROE
COUNTY LAND DEVELOPMENT REGULATIONS
Board of County Commissioners
Marathon, Florida
June 19, 2002
PROPOSED AMENDMENT TO MONROE COUNTY
LAND DEVELOPMENT REGULATIONS
This is an amendment to Section 9.5-242 Improved Subdivision Districts of the
Monroe County Land Development Regulations to permit public wastewater
treatment facilities as a major conditional use.
Text Amendment Recommendations
Staff:
Approval
April 14, 2002
April 16, 2002
May 8, 2002
Staff Report
DRC:
Approval
Resolution #005-02
PC:
Approval
Resolution #P32-02
BOCC DRAFT ORDINANCE
ORDINANCE NO. -2002
AN ORDINANCE AMENDING SECTION 9.5-242, MONROE
COUNTY CODE; PROVIDING FOR WASTEWATER TREATMENT
FACILITIES IN IMPROVED SUBDIVISION DISTRICTS;
PROVIDING FOR THE SEVERABILITY; PROVIDING FOR THE
REPEAL OF ALL ORDINANCES INCONSISTENT HEREWITH;
PROVIDING FOR THE INCORPORATION INTO THE MONROE
COUNTY CODE; DIRECTING THE CLERK OF THE BOARD TO
FORWARD A CERTIFIED COpy OF THIS ORDINANCE TO THE
FLORIDA DEPARTMENT OF COMMUNITY AFFAIRS; AND'
PROVIDING FOR AN EFFECTIVE DATE .
WHEREAS, Section 9.5-511 (d)(5)b of the Monroe County Code identifies
six criteria for amending the land development regulations of which at least one
must be met; and
WHEREAS, wastewater treatment facilities have become a critical issue
for the Florida Keys; and
WHEREAS, The maximum flexibility for the location of these facilities is of
utmost importance to Monroe County; and
WHEREAS, the ability to construct wastewater treatment facilities that can
serve multiple users will provide additional benefits to the community; and
WHEREAS, the proposed amendment provides regulations that will
integrate the proposed facilities with the existing community and screen the
required structures from the adjacent parcels of land; and
WHEREAS, item (v), New Issues, of Section 9.5-511 further supports this
text amendment; and
WHEREAS, The proposed text amendment is consistent with the Monroe
County Year 2010 Comprehensive Plan; and
WHEREAS, the proposed amendment supports implementation of several
policies in the Comprehensive Plan; and
WHEREAS, Goal 901 of the Year 2010 Comprehensive Plan addresses
the Sanitary Sewer element of the plan; and
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WHEREAS, based on the Monroe County Code, staff finds that the
proposed text amendment is consistent with Section 9.5-511 of the Monroe
County Code; and
WHEREAS, based on the Monroe County Year 2010 Comprehensive
Plan, staff finds that the proposed text amendment is consistent with and furthers
the goals of the Plan; and
WHEREAS, the Monroe County Board of County Commissioners
examined the proposed amendment to the Monroe County Code submitted by
the Monroe County Planning Department; and
WHEREAS, the Monroe County Board of County Commissioners held the
two required public hearings on June 19, 2002 and July 17,2002; and
WHEREAS, the Monroe County Board of County Commissioners hereby
supports the decision of the Monroe County Planning Commission and the staff
of the Monroe County Planning Department; and
WHEREAS, it is the desire of the Monroe County Board of County
Commissioners that the following amendment to the County Code be approved,
adopted and transmitted to the state land-planning agency for approval.
NOW THEREFORE; BE IT ORDAINED BY THE BOARD OF COUNTY
COMMISSIONERS OF MONROE COUNTY, FLORIDA, THAT
Section 1. Chapter 9.5, Section 242(d)["major conditional uses"], Monroe
County Code, is hereby amended to include the following:
(4) Wastewater treatment facilities and wastewater treatment collection
system(s) serving (a) use(s) located in any land use district provided that:
a. The wastewater treatment facility and wastewater treatment
collection system(s) is (are) in compliance with all federal, state,
and local requirements; and
b. The wastewater treatment facility, wastewater treatment
collection system(s) and accessory uses shall be screened by
structure(s) designed to be architecturally consistent with the
character of the surrounding community and minimize the impact of
any outdoor storage, temporary or permanent; and
c. In addition to any district boundary buffers set forth in article VII,
division 10, a planting bed, eight (8) feet in width, to be measured
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perpendicular to the exterior of the screening structure shall be
established with the following:
1. One native canopy tree for every twenty-five (25) linear feet of
screening structure; and one understory tree for every ten (10)
linear feet of screening structure; and
2. The required trees shall be evenly distributed throughout the
planting bed; and
3. The planting bed shall be installed as set forth in article VII,
division 10 and maintained in perpetuity; and
4. A solid fence may be required upon determination by the
Planning Director
Section 2. 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 validity.
Section 3. All ordinances or parts of ordinances in conflict with this ordinance
are hereby repealed to the extent of said conflict.
Section 4. The provisions of this ordinance shall be included and
incorporated in the Code of Ordinances of the County of Monroe,
Florida, as an addition or amendment thereto, and shall be
appropriately renumbered to conform to the uniform numbering
system of the Code.
Section 5. This ordinance shall be filed in the Office of the Secretary of State
of Florida, but shall not become effective until a notice is issued
by the Department of Community Affairs or Administrative
Commission approving the ordinance.
Section 6. This ordinance shall be transmitted by the Planning Department to
the Department of Community Affairs to determine the
consistency of this ordinance with the Florida Statutes.
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PASSED AND ADOPTED by the Board of County Commissioners of Monroe
County, Florida at a regular meeting held on the day of
A.D., 2002.
Mayor Charles "Sonny" McCoy
Mayor Pro Tern Dixie Spehar
Commissioner Murray Nelson
Commissioner George Neugent
BOARD OF COUNTY COMMISSIONERS
OF MONROE COUNTY, FLORIDA
BY
Mayor Charles "Sonny" McCoy
(SEAL)
ATTEST: DANNY KOHLAGE, CLERK
DEPUTY CLERK
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BOCC STAFF REPORT
MEMORANDUM
TO:
The Board of County Commissioners
FROM:
Fred Gross, Director of Lower Keys Planning Team
DATE:
May 23,2002
RE:
Proposed Amendment to Section 9.5-242 Improved Subdivision
Districts of the Land Development Regulations to permit public
wastewater treatment facilities as a major conditional use. '
MEETING DATE: June 19,2002
BACKGROUND:
The Planning Department is proposing an amendment to Section 9.5-242 of the Monroe
County Land Development Regulations. The amendment adds language to permit, as a
major conditional use, the construction of wastewater treatment facilities and
wastewater treatment collection systems intended to serve uses in the same and/or
other land use districts. The affected land use districts are Improved Subdivision
Districts. Currently, wastewater treatment facilities are accessory uses and must serve
a principal use located on the same parcel of land and in the same land use district.
The new amendment permits wastewater treatment facilities and wastewater treatment
collection system(s) serving (a) use(s) located in any land use district. In accordance
with the Year 2010 Comprehensive Plan, a countywide Sanitary Wastewater Master
Plan was developed and approved by the Board of County Commissioners (BOCC) in
the year 2000. The Planning Department sponsored an amendment to the Land
Development Regulations to facilitate implementation of the plan. Comments at public
hearings on the proposed amendment resulted in the Board removing certain land use
districts from the amendment. As a result, Improved Subdivision Districts were not
included. Since that time, various conditions and assumptions have changed to the
point where maximum flexibility in siting these facilities has resulted in the need to
include this proposed amendment in Section 9.5-242 Improved Subdivision District.
At a public meeting on March 16th, 2002, the Monroe County Development Review
Committee approved the proposed amendment.
At a public meeting on May 8th, 2002, the Monroe County atter review of the staff report
and testimony from staff, approved the proposed amendment.
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ANAL YSIS:
County requirements for changes to the land development regulations:
Article XI of Chapter 9.5 sets forth the requirements for amending the text of the land
development regulations. Specifically, Section 9.5-511 (d)(5)b identifies six criteria for
amending the land development regulations, one of which must be met.
The proposed wastewater treatment facilities amendments are supported by Item (i)
which refers to changed projections upon which the original text was based such as
public service needs. Wastewater treatment facilities have become a critical issue for
the Florida Keys. The maximum flexibility for the location of these facilities is of utmost
importance to Monroe County. The ability to construct wastewater treatment facilities
that can serve multiple users will provide additional benefits to the community.
Furthermore, the proposed amendment provides regulations that will integrate the
proposed facilities with the existing community and screen the required structures from
the adjacent parcels of land.
Item (v), New Issues, of Section 9.5-511 further supports this text amendment. The
current Land Development Regulations were written in 1986. At that time, the authors
did not address the issue of wastewater treatment facilities and the concept of regional,
or public, wastewater treatment facilities was not incorporated. In the year 2000,
amendments to permit these facilities in various land use districts were approved.
Today the need to expand siting alternatives has become a reality.
Consistency with 2010 Comprehensive Plan
The proposed text amendments are consistent with the Monroe County Year 2010
Comprehensive Plan. The proposed amendments seek to support written
implementation of several policies in the Comprehensive Plan.
Goal 901 of the Year 2010 Comprehensive Plan addresses the Sanitary Sewer element
of the plan. Goal 901 is as follows:
"Monroe County shall provide for adequate, economically sound collection, treatment
and disposal of sewage which meets the needs of present and future residents while
ensuring the protection of public health, and the maintenance and protection of ground,
nearshore, and offshore water quality."
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To accomplish this goal, Monroe County has put forth five major objectives and a total
of 48 policies. Specifically, Objective 901.1 requires Monroe County to ensure that
adequate sanitary wastewater treatment facilities are available to support any
development concurrent with the impacts of such development.
Furthermore, Policy 901.1.4 requires that all development permits for wastewater
treatment facilities demonstrate compliance with applicable federal, state, and local
permit regulations. The proposed amendment will facilitate meeting these Goals,
Objectives and Policies by broadening the possible locations available to construct such
facilities.
III. PROPOSED REVISIONS:
The proposed amendment to Section 9.5-242 of the Monroe County Land Development
Regulations are as follows:
Sec. 9.5-242 Improved Subdivision District.
(d) The following uses are permitted as major conditional uses in the Improved
Subdivision District, subject to the standards and procedures set forth in article III,
division 3:
(4) Wastewater treatment facilities and wastewater treatment collection system( s)
servino (a) use(s) located in any land use district provided that:
The wastewater treatment facility and wastewater treatment collection system(s) is (are)
in compliance with all federal. state, and local reauirements: and
The wastewater treatment facility, wastewater treatment collection system(s); and
accessory uses shall be screened by structure(s) desioned to:
Be architecturally consistent with the character of the surroundino community: and
Minimize the impact of any outdoor storaae, temporary or permanent: and
(2) In addition to any district boundary buffers set forth in article VII. division 10, a
plantino bed, eioht (8) feet in width. to be measured perpendicular to the exterior of the
screenino structure shall be established with the followina:
(i) One native canopy tree for every twenty-five (25) linear feet of screenina
structure; and
(ij) One understory tree for every ten (10) linear feet of screenino structure: and
The reauired trees shall be evenly distributed throuohout the plantino bed: and
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The plantinq bed shall be installed as set forth in article VII, division 10 and maintained
in perpetuity: and
(iii) A solid fence may be required upon determination by the Planninq Director.
* Underlined text is new
IV. FINDINGS:
Based on the Monroe County Code, staff finds that the proposed text amendment is
consistent with Section 9.5-511 of the Monroe County Code.
Based on the Monroe County Year 2010 Comprehensive Plan, staff finds that the
proposed text amendment is consistent with and furthers the goals of the Plan.
RECOMMENDATION:
The Monroe County Planning Commission recommends to the Monroe County Board of
County Commissioners APPROVAL of the proposed text amendment to Sections 9.5- ·
242 of the Monroe County of the Land Development Regulations.
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PC RESOLUTION
MONROE COUNTY, FLORIDA
PLANNING COMMISSION RESOLUTION #P32-02
A RESOLUTION BY THE MONROE COUNTY PLANNING
COMMISSION RECOMMENDING APPROVAL TO THE MONROE
COUNTY BOARD OF COUNTY COMMISSIONERS OF THE
REQUEST FILED BY THE MONROE COUNTY PLANNING
DEPARTMENT TO AMEND THE MONROE COUNTY LAND
DEVELOPMENT REGULATIONS BY AMENDING THE TEXT OF
SECTION 9.5-242 (IMPROVED SUBDIVISION DISTRICTS) TO
PERMIT PUBLIC WASTEWATER TREATMENT FACILITIES AS A
MAJOR CONDITIONAL USE.
WHEREAS, Article XI of Chapter 9.5 sets forth the requirements for
amending the text of the land development regulations. Specifically, Section 9.5-
511 (d)(5)b identifies six criteria for amending the land development regulations,
one of which must be met; and
WHEREAS, wastewater treatment facilities have become a critical issue
for the Florida Keys; and
WHEREAS, The maximum flexibility for the location of these facilities is of
utmost importance to Monroe County; and
WHEREAS, the ability to construct wastewater treatment facilities that can
serve multiple users will provide additional benefits to the community; and
WHEREAS, the proposed amendment provides regulations that will
integrate the proposed facilities with the existing community and screen the
required structures from the adjacent parcels of land; and
WHEREAS, item (v), New Issues, of Section 9.5-511 further supports this
text amendment.
WHEREAS, The proposed text amendment is consistent with the Monroe
County Year 2010 Comprehensive Plan
WHEREAS, the proposed amendment supports implementation of several
policies in the Comprehensive Plan; and
WHEREAS, Goal 901 of the Year 2010 Comprehensive Plan addresses
the Sanitary Sewer element of the plan; and
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WHEREAS, based on the Monroe County Code, staff finds that the
proposed text amendment is consistent with Section 9.5-511 of the Monroe
County Code; and
WHEREAS, based on the Monroe County Year 2010 Comprehensive
Plan, staff finds that the proposed text amendment is consistent with and furthers
the goals of the Plan;
NOW THEREFORE, BE IT RESOLVED BY THE PLANNING COMMISSION OF
MONROE COUNTY, FLORIDA, that the preceding findings of fact support their
decision to recommend APPROVAL to the Monroe County Board of County
Commissioners of the following amendment to the text of the Monroe ~ounty
Land Development Regulations as requested by the Monroe County Planning
Department:
Sec. 9.5-242 Improved Subdivision District.
(d) The following uses are permitted as major conditional uses in all Improved
Subdivision Districts, subject to the standards and procedures set forth in article
III, division 3:
(4) Wastewater treatment facilities and wastewater treatment collection
svstem(s) servinq (a) use(s) located in any land use district provided that:
The wastewater treatment facilitv and wastewater treatment collection svstem( s)
is (are) in compliance with all federal, state. and local requirements: and
The wastewater treatment facilitv. wastewater treatment collection svstem(s):
and
accessory uses shall be screened bv structure(s) desioned to:
Be architecturallv consistent with the character of the surroundinQ community:
and
Minimize the impact of any outdoor storaoe. temporary or permanent: and
(2) In addition to any district boundary buffers set forth in article VII. division 10.
a plantino bed. eioht (8) feet in width. to be measured perpendicular to the
exterior of the screenino structure shall be established with the followino:
(i) One native canopy tree for every twenty-five (25) linear feet of screeninq
structure: and
(ij) One understory tree for every ten (10) linear feet of screenino structure:
and
The required trees shall be evenlv distributed throuahout the plantinq bed: and
The plantinq bed shall be installed as set forth in article VII. division 10 and
maintained in perpetuity: and
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(iii) A solid fence may be required upon determination bv the Planning
Director
PASSED AND ADOPTED By the Planning Commission of Monroe County,
Florida at a regular meeting held on the 8th day of May, 2002.
David C. Ritz, Chair
Vice Chair Denise Werling
Commissioner P. Morgan Hill
Commissioner Jerry Coleman
Commissioner Alicia Putney
PLANNING COMMISSION OF MONROE COUNTY, FLORIDA
By
David C. Ritz, Chair
Signed this
day of May, 2002
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YES
YES
YES
YES
YES
r
DRC RESOLUTION
MONROE COUNTY, FLORIDA
DEVELOPMENT REVIEW COMMITTEE RESOLUTION #005-02
A RESOLUTION BY THE MONROE COUNTY DEVELOPMENT
REVIEW COMMITTEE RECOMMENDING APPROVAL TO THE
MONROE COUNTY PLANNING COMMISSION OF THE REQUEST
FILED BY THE MONROE COUNTY PLANNING DEPARTMENT TO
AMEND THE MONROE COUNTY LAND DEVELOPMENT
REGULATIONS BY AMENDING THE TEXT OF SECTION 9.5-242
(IMPROVED SUBDIVISION DISTRICTS) TO PERMIT PUBLIC
WASTEWATER TREATMENT FACILITIES AS A MAJOR
CONDITIONAL USE.
WHEREAS, Article XI of Chapter 9.5 sets forth the requirements for
amending the text of the land development regulations. Specifically, Section 9.5-
511 (d)(5)b identifies six criteria for amending the land development regulations,
one of which must be met; and
WHEREAS, wastewater treatment facilities have become a critical issue
for the Florida Keys; and
WHEREAS, The maximum flexibility for the location of these facilities is of
utmost importance to Monroe County; and
WHEREAS, the ability to construct wastewater treatment facilities that can
serve multiple users will provide additional benefits to the community; and
WHEREAS, the proposed amendment provides regulations that will
integrate the proposed facilities with the existing community and screen the
required structures from the adjacent parcels of land; and
WHEREAS, item (v), New Issues, of Section 9.5-511 further supports this
text amendment.
WHEREAS, The proposed text amendment is consistent with the Monroe
County Year 2010 Comprehensive Plan
WHEREAS, the proposed amendment supports implementation of several
policies in the Comprehensive Plan; and
WHEREAS, Goal 901 of the Year 2010 Comprehensive Plan addresses
the Sanitary Sewer element of the plan; and
Page 1 of 3
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WHEREAS, based on the Monroe County Code, staff finds that the
proposed text amendment is consistent with Section 9.5-511 of the Monroe
County Code; and
WHEREAS, based on the Monroe County Year 2010 Comprehensive
Plan, staff finds that the proposed text amendment is consistent with and furthers
the goals of the Plan;
NOW THEREFORE, BE IT RESOLVED BY THE DEVELOPMENT REVIEW
COMMITTEE OF MONROE COUNTY, FLORIDA, that the preceding findings of
fact support their decision to recommend APPROVAL to the Monroe County
Planning Commission of the following amendment to the text of the ~onroe
County Land Development Regulations as requested by the Monroe County
Planning Department:
Sec. 9.5-242 Improved Subdivision District.
(d) The following uses are permitted as major conditional uses in the
Improved Subdivision District, subject to the standards and procedures set forth
in article III, division 3:
and
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PASSED AND ADOPTED By the Development Review Committee of Monroe
County, Florida at a regular meeting held on the 16th day of April, 2002.
Fred Gross, Director, Lower Keys Planning Team (Chair)
Ralph Gouldy, Environmental Resources Senior Administrator
Ed McGee, Director, Upper Keys Planning Team
Jeff Stuncard, Planner
Department of Health (by fax)
Department of Public Works (by fax)
Department of Engineering (by fax)
, YES
YES
YES
YES
YES
YES
YES
DEVELOPMENT REVIEW COMMITTEE OF MONROE COUNTY, FLORIDA
By
Fred Gross, DCR Chair
Signed this
day of April, 2002
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