Item T1
BOARD OF COUNTY COMMISSIONERS
AGENDA ITEM SUMMARY
Meeting Date: November 17,2004
Division:
Growth Management
Bulk Item: Yes
No X
Department: Planning and Env. Resources
AGENDA ITEM WORDING: A public hearing to consider a DCA transmittal resolution to amend
the Future Land Use Map from Residential Low (RL) to Public Buildings / Grounds (PB) for the
County owned property at MM102 on USl, RE# 00543060-000000.
ITEM BACKGROUND: The requested amendment to the Future Land Use Map was heard by the
Development Review Committee on September 23, 2004, and approval was recommended to the
Planning Commission. On October 19, 2004 the Planning Commission held a public hearing and
recommended approval to the Board of County Commissioners.
PREVIOUS RELEVANT BOARD ACTION: In 1995, the property was rezoned from Suburban
Residential (SR) to Suburban Commercial (SC) in recognition of the existing commercial land use.
CONTRACT/AGREEMENT CHANGES: N/A
STAFF RECOMMENDATIONS: Approval
TOTAL COST:
N/A
BUDGETED: Yes
No
COST TO COUNTY:
N/A
SOURCE OF FUNDS:
REVENUE PRODUCING: N/A
AMOUNT PER MONTH
Year
APPROVED BY: County Atty ~
Risk Management N/ A
DOCUMENTATION:
Included X
To Follow
Not Required_
AGENDA ITEM #T ~_. \
DISPOSITION:
i~
FUTURE LAND USE MAP AMENDMENT
RESIDENTIAL LOW (RL) TO PUBLIC
BUILDINGS/GROUNDS
THE QUAY
BOARD OF COUNTY COMMISSIONERS
KEY LARGO, FL
NOVEMBER 17,2004
FUTURE LAND USE MAP AMENDMENT
RESIDENTIAL LOW (RL) TO PUBLIC
BUILDINGS/GROUNDS (PB)
A REQUEST TO AMEND THE FUTURE LAND USE MAP
DESIGNATION FROM RESIDENTIAL LOW (RL) TO PUBLIC
BUILDINGS/GROUNDS (PB) FOR PROPERTY LOCATED IN KEY
LARGO AND DESCRIBED AS THE NORTHERN HALF OF TRACT
8, AND ALL OF TRACTS 9 AND 10, SECOND AMENDED AND
REVISED PLAT OF LEE SHORES, SECTION 22, TOWNSHIP 61
SOUTH, RANGE 39 EAST, TALLAHASSEE MERIDIAN, KEY
LARGO, MONROE COUNTY, FLORIDA. LOCATED AT 102050
OVERSEAS HIGHWAY, MILE MARKER 102. THE REAL ESTATE
NUMBER IS 00543060-000000. THE PROPERTY CONSISTS OF A
TOTAL OF 4.21 ACRES INCLUDING .14 ACRES OF ADJACENT
BAY BOTTOM.
RECOMMENDATIONS
Staff: Approval
September 29,2004
Staff Report
DRC: Approval
September 23,2004
Resolution #D21-04
pc: Approval
October 19,2004
Resolution #P54-04
DRAFT BOCC TRANSMITTAL RESOLUTION
RESOLUTION NO.
A RESOLUTION BY THE MONROE COUNTY BOARD OF COUNTY
COMMISSIONERS TRANSMITTING TO THE DEPARTMENT OF
COMMUNITY AFFAIRS THE REQUEST BY MONROE COUNTY
AMENDING THE FUTURE LAND USE MAP OF THE MONROE COUNTY
YEAR 2010 COMPREHENSIVE PLAN FROM RESIDENTIAL LOW (RL) TO
PUBLIC BUILDINGS/GROUNDS (PB) FOR PROPERTY DESCRIBED AS
THE NORTHERN HALF OF TRACT 8, AND ALL OF TRACTS 9 AND 10,
SECOND AMENDED AND REVISED PLAT OF LEE SHORES, SECTION 22,
TOWNSHIP 61 SOUTH, RANGE 39 EAST, TALLAHASSEE MERIDIAN,
KEY LARGO, MONROE COUNTY, FLORIDA. LOCATED AT 102050
OVERSEAS HIGHWAYS, MILE MARKER 102. THE REAL ESTATE
NUMBER IS 00543060-000000.
WHEREAS, the Monroe County Board of County Commissioners held a public
hearing for the purpose 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 for the Monroe County Year 2010 Comprehensive Plan, changing the
future land use designation of the property described above; and
WHEREAS, the Monroe County Department of Planning and Environmental
Resources recommends approval of the proposed Future Land Use Map amendment; and
WHEREAS, the Monroe County Board of County Commissioners supports 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 Monroe County Department of Planning and Environmental Resources 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 (15t) set of comprehensive plan amendments for 2005 to
the Florida Department of Community Affairs for review and comment in accordance
with the provisions of Sections 163.184 and 380.0522, Florida Statutes; and
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-11.006 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 and Environmental Resources.
Initials
10f2
PASSED AND ADOPTED by the Board of County Commissioners of Monroe
County, Florida at a regular meeting held on the day of ,2004.
Mayor Murray Nelson
Mayor Pro Tem David P. Rice
Commissioner Charles "Sonny" McCoy
Commissioner George Neugent
Commissioner Dixie Spehar
BOARD OF COUNTY COMMISSIONERS
OF MONROE COUNTY, FLORIDA
BY
Mayor Murray Nelson
(Seal)
ATTEST: DANNY L. KOLHAGE, CLERK
0...:
MONROE COUNTY ATtORNEY
AP~Vej AS TO FOAM .
f!,v't.6 fIJ'L-l:\.fl+
DEPUTY CLERK
Initials
20f2
DRAFT BOCC ORDINANCE
ORDINANCE NO.
AN ORDINANCE BY THE MONROE COUNTY BOARD OF COUNTY
COMMISSIONERS APPROVING AN AMENDMENT TO THE MONROE
COUNTY YEAR 2010 COMPREHENSIVE PLAN, TO AMEND THE FUTURE
LAND USE MAP FROM RESIDENTIAL LOW (RL) TO PUBLIC
BUILDINGS/GROUNDS (PB) FOR THE PROPERTY DESCRIBED AS THE
NORTHERN HALF OF TRACT 8, AND ALL OF TRACTS 9 AND 10,
SECOND AMENDED AND REVISED PLAT OF LEE SHORES, SECTION 22,
TOWNSHIP 61 SOUTH, RANGE 39 EAST, TALLAHASSEE MERIDIAN,
KEY LARGO, MONROE COUNTY, FLORIDA. LOCATED AT 102050
OVERSEAS HIGHWAY, MILE MARKER 102. THE REAL ESTATE
NUMBER IS 00543060-000000.
WHEREAS, the Monroe County Board of County commissioners, during a
regular meeting held on November 17, 2004, conducted a review and consideration of the
request filed by the applicant to amend the Future Land Use Map from Residential Low
(RL) to Public Buildings/Grounds (PB); and
WHEREAS, the Development Review Committee, during a regular meeting held
on September 23, 2004, recommended approval of the proposed Future Land Use Map
amendment as indicated in Resolution D21-04; and
WHEREAS the Monroe County Planning Commission, during a regular meeting
held on October 19, 2004, recommended approval of the proposed amendment to the
Future Land Use Map from Residential Low (RL) to Public buildings/grounds (PB); and
WHEREAS, the Board of County Commissioners made the following Findings
of Fact:
I. The Quay Restaurant, Tracts 10, 9 and the north one-half of Tract 8 were
rezoned to Suburban Commercial (SC) in 1995.
2. Public buildings and uses are a permitted use in the Suburban Commercial
(SC) District.
3. The Future Land Use Map was not changed from Residential Low (RL)
during the previous Land Use Map amendment due to ongoing litigation
in 1995 regarding the Comprehensive Plan and the Future Land Use Map.
4. The County has purchased the property for an office building and other
public uses.
5. The incorporation of Islamorada removed most of the area south of Mile
Marker 91 from the jurisdiction of Monroe County's Upper Keys offices
of the Planning and Environmental Resources and Building Departments.
Page 1 of3
Initials
The incorporation also placed the County Planning, Environmental
Resources and Building offices within incorporated Islamorada. The new
government center will relocate services to Key Largo within
unincorporated Monroe County and within the County Planning and
Environmental Resources and Building Departments' service areas.
6. The Monroe County Year 2010 Comprehensive plan provides a Future
Land Use Map designation for public buildings and grounds, Policy
101.4.12. The principal purpose of the Public Buildings/Grounds land use
category is to provide for public buildings and grounds owned by the
federal, state and local governments.
7. The proposed Future Land Use Map amendment will not adversely affect
the community character or neighboring properties; and
WHEREAS, the Board of County Commissioners made the following
Conclusions of Law:
I. The proposed amendment is consistent with the policies and regulations of
the Monroe County Year 2010 Comprehensive Plan.
2. Pursuant to Section 9.5-51 1 (d) (5) b i, the incorporation of Islamorada
removed most of the area south of Mile Marker 91 from the jurisdiction of
Monroe County's Upper Keys offices of the Planning and Environmental
Resources and Building Departments. The incorporation also placed the
County Planning and Building offices within incorporated Islamorada.
The new government center will relocate services to Key Largo within
unincorporated Monroe County and within the County Planning and
Environmental Resources and Building Department's service area.
3. Pursuant to Section 9.5-51 I (d) (5) b iv, the property has been purchased
by Monroe County as the site for its future government center. The
proposed Public Buildings/Grounds (PB) Future Land Use Map
designation is appropriate to a government center.
BE IT ORDAINED BY THE BOARD OF COUNTY COMMISSIONERS
OF MONROE COUNTY, FLORIDA, THAT:
Section 1. The Board of County Commissioners does hereby adopt the Findings of Fact
and Conclusions of Law specified above; and
Section 2. The property described as the northern half of tract 8, and all of tracts 9 and
10, second amended and revised plat of Lee Shores, section 22, township 61 south, range
39 east, Tallahassee meridian, Key Largo, Monroe County, Florida, located at 102050
Overseas Highway, Mile Marker 102, Real Estate Number 00543060-000000; and
Section 3. The Future Land Use Map of the Monroe County Year 2010 Comprehensive
Plan shall be amended as delineated in Section 2 above, as shown on the attached map,
which is hereby incorporated by reference and attached as Exhibit 1; and
Page 2 of3
Initials
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; and
Section 5. All ordinances or parts of ordinances in conflict with this ordinance are hereby
repealed to the extent of said conflict; and
Section 6. This ordinance is hereby transmitted by the Planning and Environmental
Resources Department to the Florida Department of Community Affairs in accordance
with the provisions of Sections 163 and 380, Florida Statutes; and
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 ,2004.
Mayor Murray Nelson
Mayor Pro Tem David P. Rice
Commissioner Charles "Sonny" McCoy
Commissioner George Neugent
Commissioner Dixie Spehar
BOARD OF COUNTY COMMISSIONERS
OF MONROE COUNTY, FLORIDA
BY
Mayor Murray Nelson
(Seal)
ATTEST: DANNY L. KOLHAGE, CLERK
DEPUTY CLERK
Page 3 of3
Initials
EXHIBIT NO. 1
The Monroe County Year 2010 Comprehensive Plan
Future Land Use Map is proposed to be amended as
indicated above and briefly described as:
Key: Key Largo
~
Mile Marker: 102
Proposal: Change Future Land Use District from RL to PB
Property Description: RE 543060
150
Feet
Map Amendment #: M24065
EXHIBIT NO. 1
Proposed Future Land Use Map Amendment: Aerial
Key: Key Largo
Mile Marker: 102
Proposal: Change Future Land Use District from RL to PB
Property Description: RE 543060
140
Feet
Map Amendment #: M23065
EXHIBIT NO. 1
BASIN
K
SITE
,
(
Proposed Future Land Use Map Amendment: Street Map
Key: Key Largo
Mile Marker: 102
Proposal: Change Future Land Use District from RL to PB
Property Description: RE 543060
Map Amendment #: M23065
BOCC STAFF REPORT
MEMORANDUM
TO:
Board of County Commissioners
FROM:
K. Marlene Conaway,
Director, Planning and Environmental Resources
RE:
Monroe County, Future Land Use Map Amendment
File # M24065
DATE:
October 26, 2004
EXISTING FUTURE LAND USE MAP DESIGNATION:
Residential Low (RL)
PROPOSED FUTURE LAND USE MAP DESIGNATION:
EXISTING ZONING MAP DESIGNATION:
Public Buildings / Grounds (PB)
Suburban Commercial (SC)
PROPOSED ZONING MAP DESIGNATION: Not Applicable
No zoning map change is proposed, site will remain Suburban Commercial (SC)
PROPERTY OWNER:
Monroe County
PROPERTY INFORMATION
Key:
Key Largo
Size:
4.07 acres plus .14 acres of Bay bottom
Mile Marker:
MM 102, Bayside
Location Detail & Brief Property Description:
The site fronts US 1 and extends to Tarpon Basin and Blackwater Sound of the Florida Bay, RE#
00543060.000000. The site consists of two and one-half tracts of land with bay bottom and
adjacent portion of right-of-way. The site is 4.07 acres with an additional .14 acres of bay bottom
for a total area of 4.21 acres.
LeQallv described as: 2nd Amended & Revised Plat of Lee Shores PB-97 Key Largo North % Tract
8 & Tracts 9 & Tract 10, and, Adjacent Bay Bottom & Adjacent Portion of State Road 5 OR512-
1690R5
Section: 22
Township: 61 Range: 39
Monroe County, FL
RE# 00543060.000000
Key Largo Government Center
Future Land Use Map Amendment
File # M24065 09/29/04
10f8
Existing Use: The property is the location of the former Quay Restaurant and has been vacant
for several years. The property was developed as a restaurant in 1958 and consisted of two
buildings constructed in 1958 according to the Assessor's records. In 2003, the Quay Restaurant
was subject to a transfer of existing nonresidential floor area off site. At that time, 1,800 sq. ft. of
the 9,925 sq. ft. of nonresidential floor area was transferred off site to the Northstar property. The
site now has a remaining commercial allocation of 8,125 that may be transferred off site.
Existing Habitat: The December 1985 Aerial Existing Conditions Map sheet 281 shows the
original restaurant, as well as what appears to be a structure located on the boat basin. The
expanded restaurant and the tiki bar/restaurant are not visible on the 1985 map. The area has a
disturbed or scarified designation. Isolated large trees are also visible. The environmental Open
Space requirement for disturbed habitats such as this one is 0.20, that is, 20% of the site must be
undeveloped, but setbacks and required landscaping and buffer areas are included in Open
Space calculations.
Neighboring land Uses and Character: The property immediately to the north is developed as
the Howard Johnson's Hotel. The hotel is zoned Suburban Commercial (SC) on the Land Use
District Map and has a Future Land Use Map (FLUM) designation of Mixed Use Commercial
(MC).
The two tracts immediately to the south of the Quay Restaurant, the southerly one-half of Tract 8
and Tract 7, are vacant. The property is zoned Suburban Residential (SR) on the Land Use
District Map and has a FLUM designation of Residential Low (RL).
The area south of Tract 7 is zoned Suburban Commercial (SC), however, like the Quay
Restaurant property, it has a FLUM designation of Residential Low (RL) extending from the
northerly boundary of the Quay Restaurant property approximately 800 ft south to the northerly
boundary of Tract 3.
ZONING & lAND USE HISTORY
Pre-1986 Zoning: The Quay, Tracts 9 and 10 were zoned BU-2-E, medium business district.
Tract 8 was zoned BU-1, light business district.
The area to the North of the Quay, the present location of the Howard Johnson's Hotel, was
zoned BU-2, medium business district. The area to the south of the Quay Restaurant, was zoned
BU-1, light business district.
The BU-1, light business district allowed specific retail sales and services but prohibited any
residential, industrial or manufacturing use.
The BU-2-E is a business designation that allowed for the sale of beer and wine for consumption
on premises and off premises.
Considerations During the 1986 Comprehensive Plan Process: During the 1986
Comprehensive Plan process, the draft zoning map designated the Quay Restaurant property as
Suburban Residential (SR). No changes were made to the map during the planning process.
The zoning map was adopted and the Quay Restaurant, Tracts 10, 9 and the north one-half of
Tract 8, was designated Suburban Residential (SR).
The Quay Restaurant shared this new Suburban Residential (SR) designation with the two tracts
immediately to the south, the south one-half of Tract 8 and Tract 7.
The four Suburban Residential (SR) Tracts were situated between two areas of Suburban
Commercial (SC) zoning. The Howard Johnson's Hotel and the land to the north was rezoned to
Key Largo Government Center
Future Land Use Map Amendment
File # M24065 09/29/04
20f8
Suburban Commercial (SC) as was the mixed residential and commercial area to the south of the
Quay Restaurant property.
Considerations During the 2010 Comprehensive Plan Process: During the Year 2010
Comprehensive Plan process, the Quay Restaurant, Tracts 10, 9 and the northerly one-half of
Tract 8 were designated Residential Low (RL) on the Future Land Use Map. The zoning
remained Suburban Residential (SR). The FLUM designation matched the zoning but not the
existing use of the property which had been a commercial use since 1958.
The Residential Low (RL) FLUM designation was also applied to the two tracts south of the Quay
Restaurant, Tract 7 and the southerly one-half of Tract 8. These tracts were also zoned
Suburban Residential (SR) and the new FLUM designation therefore matched the zoning in
place.
The Residential Low (RL) designation was further extended to the south to include Tracts 6, 5,
and 4. These properties are zoned Suburban Commercial (SC) and the FLUM designation they
were given did not match their zoning.
There appear to be several inconsistencies in the Future Land Use Map designations within this
area. Some of the FLUM designations did not match the existing zoning. Other FLUM
designations matched the zoning but did not match the long established land uses.
Map Changes or Boundary Considerations since 1986: In 1995, the Quay Restaurant
property, Tracts 10, 9 and the northerly one-half of Tract 8, was the subject of a rezoning request.
Ordinance 030-1995 and Rule 9J014.033 FAC rezoned the property from Suburban Residential
(SR) to Suburban Commercial (SC) in recognition of the existing land use. The Comprehensive
Plan and FLUM were still in litigation in 1995 and as a result the FLUM designation for the Quay
Restaurant property was not amended at that time and remained Residential Low (RL).
ANALYSIS & RATIONALE FOR CHANGE (Pursuant to Section 9.5-511 (d) (5) (b))
9.5-511 (d)(5)(b) (i)Changed Projections and (ii) Changed Assumptions: The incorporation
of Islamorada removed most of the area south of Mile Marker 91 from the jurisdiction of Monroe
County's Upper Keys offices of the Planning and Environmental Resources and Building
Departments. The incorporation also placed the County Planning, Environmental Resources and
Building offices within incorporated Islamorada. The new government center will relocate
services to Key Largo within unincorporated Monroe County and within the County Planning and
Environmental Resources and Building Departments' service area.
9.5-511 (d)(5)(b) (iii) Data Errors: None.
9.5-511 (d)(5)(b) (iv) New Issues: At the time the zoning map was drawn for the 1986
Comprehensive Plan, Suburban Residential (SR) zoning allowed for low and medium intensity
commercial retail of up to 2,500 sq. ft. of floor area. The existing restaurant use may have been
considered consistent with the proposed land use designation at the time. However, the existing
restaurant was larger than 2,500 sq. ft. in area and therefore would have been rendered
nonconforming by the change in zoning.
The proposed Public Buildings/Grounds (PB) FLUM designation is appropriate to a government
center.
Public buildings and uses are a permitted use within the Suburban Commercial (SC) district.
9.5-511 (d)(5)(b) (v) Recognition of a need for additional detail or comprehensiveness:
None
Key Largo Government Center
Future Land Use Map Amendment
File # M24065 09/29/04
30f8
9.5-511 (d)(5)(b) (vi) Data updates: None
IMPACT AND POLICY ANALYSIS:
Comparison of Development Potential for the Current and Proposed Land Uses:
1. Current Land Development Regulations (LDRs)
Section 9.5-206 states the purpose of the SC district is to establish areas for commercial uses
designated and intended primarily to serve the needs of the immediate planning area in which
they are located. This district should be established at locations convenient and accessible to
residential areas without use of U.S. 1.
Allowable uses in the Suburban Commercial land use district pursuant to Section 9.5-235 and
pertinent to the FLUM amendment include:
Uses permitted as of right include:
· Commercial retail low and medium intensity and office uses or any combination
of less than 2,5000 sq. ft. in floor area
· Commercial apartments involving less than six (6) dwellings units
· Public Buildings and uses
Uses requiring a major conditional use include:
· Commercial retail of low and medium intensity and office uses or any
combination greater than 10,000 sq. ft in floor area, additional regulations apply
· Commercial retail uses of high intensity greater than 2,500 sq. feet in area,
additional regulations apply
· Hotels providing twenty-five (25) or more rooms, additional regulations apply
2. Current Monroe County Year 2010 Comprehensive Plan Designations (FLUM)
The present Future Land Use Category designation of the site is Residential Low (RL).
Policy 101.4.2 The principal purpose of the Residential Low land use category is to provide for
low-density residential development in partially developed areas with substantial native
vegetation. Low intensity public and low intensity institutional uses are also allowed.
The subject property has been cleared and has been commercially developed since 1958. The
area is adjacent to commercially developed property to the north including a hotel.
The Future Land Use Category that actually corresponds to the Suburban Commercial (SC)
land use district is Mixed Use Commercial (MC). Policy 101.4.5 of the Year 2010
Comprehensive Plan states that the principal purpose of the Mixed Use Commercial land use
category is to provide for the establishment of commercial zoning districts where various types of
commercial retail and office may be permitted at intensities which are consistent with the
community character and the natural environment. Employee housing and commercial
apartments are also permitted.
Had the FLUM been changed previously to reflect the long standing commercial development on
the site, a Suburban Commercial (SC) would have been applied. The combination of a Suburban
Commercial (SC) land use designation and Mixed Use Commercial (MC) FLUM would have
allowed the potential for intense redevelopment of the site.
Key Largo Government Center
Future Land Use Map Amendment
File # M24065 09/29/04
40f8
Public buildings and grounds uses are compatible with commercial and residential neighbors.
Where necessary, buffer yards will be provided. The proposed FLUM designation is consistent
with the existing Land Use Designation of the subject site.
Effects on Natural Resources: Goal 102 of the Year 2010 Comprehensive 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 site is a scarified and development will not remove upland native vegetation. The shoreline
may not have sufficient water depth to allow docking or launching facilities.
Control of stormwater on the upland will be required with any permits issued for the site, so
nearshore water quality should not be affected, and possibly improved.
The large standing trees on the Tract would be subject to the standard "transplantation"
conditions of the Land Use Plan if they had to be removed for any future project. Additionally, the
existing buffer yards and parking Tract landscaping are not up to current requirements, and new
construction will be required to come into compliance with codes. Since this landscaping is
required to be at least 70% native plants, the site will be revegetated to a certain extent.
Effects on Public Facilities: Objective 101.11 Monroe County shall implement measures to
direct future growth away from environmentally sensitive land and towards established
development areas served by existing public facilities.
The Public Buildings/Grounds (PB) designation provides for government uses and subject site is
in an area that was previously developed with an intense restaurant commercial land use. It is
not an area of environmentally sensitive lands.
2004 Monroe County Public Facilities Capacity Assessment Report
1 . Traffic Circulation
The site is served by US-1 a four lane divided highway. The Key Largo highway segment has a
level of Service rating of A and is considered Adequate.
2. Solid Waste
The existing solid waste haul out contract will provide Monroe County with guaranteed capacity
to September 30,2016. The proposed FLUM change if compared to the previous restaurant use
on the site or potential uses under the existing designations will not have a discernable effect on
solid waste generation or removal.
3. Potable Water
The Florida Keys Aqueduct Authority's existing consumptive use permit authorizes the withdrawal
of sufficient quantities to meet the anticipated demand. The proposed FLUM amendment is not
anticipated to have any discernable effect on potable water withdrawals.
Additional Considerations
1. Storm Water
Section 9.5-293 of the Land Development Regulations requires that all developments retain
stormwater onsite following Best Management Practices (BMP). Pursuant to Policy 101.1.1 all
projects shall be designed so that the discharges will meet Florida State Water Quality Standards.
Key Largo Government Center 6 of 8
Future Land Use Map Amendment
File # M24065 09/29/04
Compliance review for these sections is determined by the South Florida Water Management
District and occurs at the time a development permit has been filed.
2. Wastewater
Policy 901.1.1 requires that at the time a development permit is issued, adequate sanitary
wastewater treatment and disposal facilities are available to support the development.
Wastewater issues will be addressed at the time a development proposal is brought forward.
3. Tier Designation
The subject site is designated a Tier IIllnfill Area. Policy 105.2.1 (3) Any geographic area where
a significant portion of land area is not characterized as environmentally sensitive as defined by
this plan, where existing platted subdivisions are substantially developed, served by complete
infrastructure facilities, and within close proximity to established commercial areas, or where a
concentration of non-residential uses exists, is to be designated as Infill Area. New development
and redevelopment are to be highly encouraged.
Effects on Redevelopment Ilnfill Potential:
The site is presently developed although the existing restaurant use has been vacant for several
years. The bay front site with approximately 4.0 acres of land is located on US-1 with direct
access to the highway.
The proposed FLUM amendment to Public Buildings/Grounds (PB) envisions the demolition of
existing buildings on the site and the development of a government building on the property.
FINDINGS OF FACT
1. The Quay Restaurant, Tracts 10, 9 and the north one-half of Tract 8 were rezoned to
Suburban Commercial (SC) in 1995.
2. Public buildings and uses are a permitted use in the Suburban Commercial (SC) District.
3. The Future Land Use Map was not changed from Residential Low (RL) during the
previous Land Use Map amendment due to ongoing litigation in 1995 regarding the
Comprehensive Plan and the Future Land Use Map.
4. The County has purchased the property for an office building and other public uses.
5. The incorporation of Islamorada removed most of the area south of Mile Marker 91 from
the jurisdiction of Monroe County's Upper Keys offices' of the Planning and
Environmental Resources and Building Departments. The incorporation also placed the
County Planning, Environmental Resources and Building offices within incorporated
Islamorada. The new government center will relocate services to Key Largo within
unincorporated Monroe County and within the County Planning and Environmental
Resources and Building Departments' service area.
6. The Monroe County Year 2010 Comprehensive plan provides a Future Land Use Map
designation for public buildings and grounds, Policy 101.4.12: The principal purpose of
the Public Buildings/Grounds land use category is to provide for public buildings and
grounds owned by the federal, state and local governments.
7. The proposed Future Land Use Map amendment will not adversely affect the community
character or neighboring properties
Key Largo Government Center
Future Land Use Map Amendment
File # M24065 09/29/04
70f8
8. Based on the 2004 Monroe County Public Facilities Capacity Assessment Report,
existing public facilities, Traffic Circulation, Solid Waste, Potable Water, Storm Water and
Wastewater are adequate to develop Public Buildings/Grounds on the site.
CONCLUSIONS OF LAW
1. The proposed amendment is consistent with the policies and regulations of the Monroe
County Year 2010 Comprehensive Plan.
2. Pursuant to Section 9.5-511 (d) (5) b i. The incorporation of lslamorada removed most of
the area south of Mile Marker 91 from the jurisdiction of Monroe County's Upper Keys
offices of the Planning and Environmental Resources and Building Departments. The
incorporation also placed the County Planning and Building offices within incorporated
lslamorada. The new government center will relocate services to Key Largo within
unincorporated Monroe County and within the County Planning and Environmental
Resources and Building Departments' service area.
3. Pursuant to Section 9.5-511 (d) (5) b iv. The property has been purchased by Monroe
County as the site for its future government center. The proposed Public
Buildings/Grounds (PB) Future Land Use Map designation is appropriate to a
government center.
4. Based on the 2004 Monroe County Public Facilities Capacity Assessment Report,
existing public facilities, Traffic Circulation, Solid Waste, Potable Water, Storm Water and
Wastewater are adequate to develop Public Buildings/Grounds on the site.
RECOMMENDA TION
The Planning and Environmental Resources Department recommends APPROVAL of the
proposed Future Land Use Map amendment from Residential Low (RL) to Public Buildings/
Grounds (PB) for the subject property.
Key Largo Government Center
Future Land Use Map Amendment
File # M24065 09/29/04
80f8
PLANNING COMMISSION RESOLUTION # P54-04
PLANNING COMMISSION RESOLUTION NO. P54-04
A RESOLUTION BY THE MONROE COUNTY PLANNING COMMISSION
RECOMMENDING APPROVAL TO THE BOARD OF COUNTY
COMMISSIONERS OF AN AMENDMENT TO THE MONROE COUNTY
YEAR 2010 COMPREHENSIVE PLAN, TO AMEND THE FUTURE LAND
USE MAP FROM RESIDENTIAL LOW (RL) TO PUBLIC
BUILDINGS/GROUNDS (PB) FOR THE PROPERTY DESCRIBED AS THE
NORTHERN HALF OF TRACT 8, AND ALL OF TRACTS 9 AND 10,
SECOND AMENDED AND REVISED PLAT OF LEE SHORES, SECTION 22,
TOWNSHIP 61 SOUTH, RANGE 39 EAST, TALLAHASSEE MERIDIAN,
KEY LARGO, MONROE COUNTY, FLORIDA. LOCATED AT 102050
OVERSEAS HIGHWAY, MILE MARKER 102. THE REAL ESTATE
NUMBER IS 00543060-000000.
WHEREAS, the Development Review Committee, during a regular meeting held
on September 21, 2004 and staff report recommended Approval of the proposed future
land use map amendment as indicated in Resolution D21-04; and
WHEREAS, the Monroe County Planning Commission, during a regular meeting
held on October 19, 2004, conducted a review and consideration of the request filed on
behalf of Monroe County, property owner, to amend the Future Land Use Map from
Residential Low (RL) to Public buildings/grounds (PB); and
WHEREAS, the Planning Commission was presented with the following
evidence, which by reference is hereby incorporated as a part of the record of said
hearing:
I. The staff report prepared by David Dacquisto, Director, Upper Island Planning
Team; and
2. The sworn testimony of the Growth Management staff; and
WHEREAS, the Planning Commission adopted the following Findings of Fact:
1. The Quay Restaurant, Tracts 10, 9 and the north one-half of Tract 8 were
rezoned to Suburban Commercial (SC) in 1995.
2. Public buildings and uses are a permitted use in the Suburban Commercial
(SC) District.
3. The Future Land Use Map was not changed from Residential Low (RL)
during the previous Land Use Map amendment due to ongoing litigation
in 1995 regarding the Comprehensive Plan and the Future Land Use Map.
4. The County has purchased the property for an office building and other
public uses.
5. The incorporation of Islamorada removed most of the area south of Mile
Marker 91 from the jurisdiction of Monroe County's Upper Keys offices
of the Planning and Environmental Resources and Building Departments.
The incorporation also placed the County Planning, Environmental
Resolution P34-04
Page 1 of3
Initials
Resources and Building offices within incorporated Islamorada. The new
government center will relocate services to Key Largo within
unincorporated Monroe County and within the County Planning and
Environmental Resources and Building Departments' service area.
6. The Monroe County Year 2010 Comprehensive plan provides a Future
Land Use Map designation for public buildings and grounds, Policy
101.4.12: The principal purpose of the Public Buildings/Grounds land use
category is to provide for public buildings and grounds owned by the
federal, state and local governments.
7. The proposed Future Land Use Map amendment will not adversely affect
the community character or neighboring properties; and
Law:
WHEREAS, the Planning Commission adopted the following Conclusions of
1. The proposed amendment is consistent with the policies and regulations of
the Monroe County Year 2010 Comprehensive Plan.
2. Pursuant to Section 9.5-511(d) (f) b i. The incorporation of Islamorada
removed most of the area south of Mile Marker 91 from the jurisdiction of
Monroe County's Upper Keys offices of the Planning and Environmental
Resources and Building Departments. The incorporation also placed the
County Planning and Building offices within incorporated Islamorada.
The new government center will relocate services to Key Largo within
unincorporated Monroe County and within the County Planning and
Environmental Resources and Building Departments service area.
3. Pursuant to Section 9.5-511(d) (5) b iv. The property has been purchased
by Monroe County as the site for its future government center. The
proposed Public Buildings/Grounds (PB) Future Land Use Map
designation is appropriate to a government center.
NOW THEREFORE, BE IT RESOLVED BY THE PLANNING
COMMISSION OF MONROE COUNTY, FLORIDA, that the preceding findings of
fact and conclusions of law support their decision to recommend to the Board of County
Commissioners APPROV AL of the request by Monroe County to change the Future
Land Use Map from Residential Low (RL) to Public Buildings/Grounds (PB) for the
property described above.
PASSED AND ADOPTED By the Planning Commission of Monroe County,
Florida at a regular meeting held on the 19th day of October, 2004.
Chair Lynn Mapes
Vice Chair Denise Werling
Commissioner Julio Margalli
Commissioner James Cameron
YES
YES
YES
YES
PLANNING COMMISSION OF MONROE COUNTY, FLORIDA
Resolution P34-04
Page 2 of3
Initials
By
Signed this
Lynn Mapes, Chair
day of
, 2004.
Resolution P34-04
Page 3 of3
Initials
DEVELOPMENT REVIEW COMMITTEE
RESOLUTION #D21-04
MONROE COUNTY FLORIDA
NO. D21-04
A RESOLUTION OF THE MONROE COUNTY DEVELOPMENT
REVIEW COMMITTEE RECOMMENDING APPROVAL TO THE
PLANNING COMMISSION OF AN AMENDMENT TO THE
MONROE COUNTY YEAR 2010 COMPREHENSIVE PLAN, TO
AMEND THE FUTURE LAND USE MAP FROM RESIDENTIAL LOW
(RL) TO PUBLIC BUILDINGS/GROUNDS(PB) FOR THE PROPERTY
DESCRIBED AS THE NORTHERN HALF OF TRACT 8, AND ALL
OF TRACT 9 AND 10, SECOND AMENDED AND REVISED PLAT
OF LEE SHORES, SECTION 22, TOWNSHIP 61 SOUTH, RANGE 39
EAST, TALLAHASSEE MERIDIAN, KEY LARGO, MONROE
COUNTY, FLORIDA. LOCATED AT 102050 OVERSEAS
HIGHWAY, MILE MARKER 102. THE REAL ESTATE NUMBER IS
00543060-000000.
WHEREAS, during a regularly scheduled meeting held on September 23, 2004, the
Development Review Committee conducted a review and consideration of an amendment to the
Future Land Use Map filed on behalf of Monroe County from Residential Low (RL) to Public
Buildings/Grounds (PB); and
WHEREAS, the Development Review Committee examined the following information:
1. The staff report dated August 26, 2004.
2. Comments by members of the Development Review Committee; and
WHEREAS, the Development Review Committee adopted the following Findings of Fact:
1. The Quay Restaurant, Tracts 10, 9 and the north one-half of Tract 8 were rezoned to Suburban
Commercial (SC) in 1995.
2. Public buildings and uses are a permitted use in the Suburban Commercial (SC) District.
3. The Future Land Use Map was not changed from Residential Low (RL) during the previous
Land Use Map amendment due to ongoing litigation in 1995 regarding the Comprehensive
Plan and the Future Land Use Map.
4. The County has purchased the property for an office building and other public uses.
Res. #DI3-04
Page 1 of3
5. The incorporation of Islamorada removed most of the area south of Mile Marker 91 from the
jurisdiction of Monroe County's Upper Keys offices' of the Planning and Environmental
Resources and Building Departments. The incorporation also placed the County Planning,
Environmental Resources and Building offices within incorporated Islamorada. The new
government center will relocate services to Key Largo within unincorporated Monroe County
and within the County Planning and Environmental Resources and Building Departments'
servIce area.
6. The Monroe County Year 2010 Comprehensive plan provides a Future Land Use Map
designation for public buildings and grounds, Policy 101.4.12: The principal purpose of the
Public Buildings/Grounds land use category is to provide for public buildings and grounds
owned by the federal, state and local governments.
7. The proposed Future Land Use Map amendment will not adversely affect the community
character or neighboring properties; and
WHEREAS, the Development Review Committee adopted the following Conclusions of
Law:
1. The proposed amendment is consistent with the policies and regulations of the Monroe County
Year 2010 Comprehensive Plan.
2. Pursuant to Section 9.5-511(d) (f) b i. The incorporation ofIslamorada removed most of the
area south of Mile Marker 91 from the jurisdiction of Monroe County's Upper Keys offices of
the Planning and Environmental Resources and Building Departments. The incorporation also
placed the County Planning and Building offices within incorporated Islamorada. The new
government center will relocate services to Key Largo within unincorporated Monroe County
and within the County Planning and Environmental Resources and Building Departments
servIce area.
3. Pursuant to Section 9.5-511(d) (5) b iv. The property has been purchased by Monroe County as
the site for its future government center. The proposed Public Buildings/Grounds (PB) Future
Land Use Map designation is appropriate to a government center.
NOW THEREFORE, BE IT RESOLVED BY THE DEVELOPMENT
REVIEW COMMITTEE OFMONROE COUNTY, FLORIDA, that the preceding
findings support their decision to recommend APPROV AL to Monroe County Planning
Commission of the Future Land Use Map Amendment from Residential Low (RL) to
Public Buildings/Grounds (PB) for property described as the northern half of tract 8, and
all of tract 9 and 10, second amended and revised plat of Lee Shores, section 22,
township 61 south, range 39 east, Tallahassee Meridian, Key Largo, Monroe County,
Florida. Real Estate number 00543060-000000.
PASSED AND ADOPTED by the Development Review Committee of Monroe County,
Florida at a regular meeting held on the 23 day of September, 2004.
Aref Joulani, Senior Coordinator, Development Review YES
David A. Dacquisto, Island Planning Team Director (Upper Keys) YES
Res. #D13-04
Page 2 of3
Ralph Gouldy, Senior Administrator, Environmental Resources YES
Jerry Buckley, Senior Planner YES
Drew Trivette, Biologist YES
Bethany Wagner, Planner YES
Department of Health (by fax) YES
Department of Public Works (by fax) YES
Department of Engineering (by fax) YES
DEVELOPMENT REVIEW COMMITTEE OF MONROE COUNTY, FLORIDA
By
Aref Joulani, DRC Chair
Signed this
day of
,2004
Res. #D 13-04
Page 3 of3