Item M2
BOARD OF COUNTY COMMISSIONERS
AGENDA ITEM SUMMARY
Meeting Date: January 18, 2006
Division:
Growth Management
Bulk Item: Yes
No-L
Department: Planning and Environmental Res.
StafI Contact Person: Timothv J. McGarry
AGENDA ITEM \VORDING:
A public hearing to consider an amendment to the Future Land Use Map (FLUM) from Residential
Low (RL) to Public Buildings/Grounds (PB) for the County owned property at MM 102 on US 1, RE
#00543060-000000.
(Second of two public hearings)
ITEM BACKGROUND:
The first public hearing or "transmittal hearing" was held on November 17, 2004. At that meeting the
BOCC recommended approval for the FLUM amendment. The Planning Department upon the
instruction of the BOCC transmitted the proposed amendment to the Department of Community
Affairs (DCA) for consideration. On September 6, 2005, DCA notitled that they reviewed and have
raised not objects to the amendment.
PREVIOUS RELEVANT BOCC ACTION: Adopted Transmittal Resolution No. 428-2004 on
November 17, 2004.
CONTRACT/AGREEMENT CHANGES: N/A
STAFF RECOMMENDATIONS: Approval
TOT AL COST:
N/A
BUDGETED: Yes
No
COST TO COUNTY:
N/A
SOURCE OF FUNDS:
REVENUE PRODUCING: Yes
No
AMOUNT PER MONTH_ Year
APPROVED BY: County Atty -L OMB!Purchasing_ Risk Management_
DIVISION DIRECTOR APPROVAL:
DOCUMENTATION:
Included X
Not Required~
DISPOSITION:
AGENDA ITEM #
BOCC Ordinance to Amend the
Future Land Use Map (FL UM)
ORDINANCE NO.
AN ORDINANCE BY THE MONROE COUNTY BOARD OF COUNTY
COMMISSIONERS APPROVING AN AMENDMENT TO THE MONROE
COlJNTY 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,
TO\\TNSHIP 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 COlmmSSlOners, 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:
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 oflice 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 lof3
Initials
__~~""'C
The incorporation also placed thc County Plmming, Environmcntal
Resources and Building offices within incorporated Islamorada. cfhe new
government centcr 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
10 1.4.12. 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:
1. The proposed amendment is consistent with the policies and regulations of
the Monroe County Year 2010 Comprehensive Plan.
2. Pursuant to Section 9.S-SI1(d) (5) b i, the incorporation of Islan10rada
removed most of the area south of Mile Marker 91 from the jurisdiction of
Monroe County's Upper Keys officcs of the Planning and Environmental
Resources and Building Departments. The incorporation also placed the
County Planning and Building offices within incorporated Islamorada.
The new govenunent 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.S-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.
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 of parts of ordinances in conflict with this ordinance are
hereby repealed to the extent of said conflict; and
Section 6. This ordinances is hereby transmitted by the Planning and Environmental
Resources Department to the Florida Department of Community Affairs in accordance
with the provisions of Sections l63 and 380, Florida Statutes; and
Section 7. This ordinance shall be filed in the OUice 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 l63, Florida Statutes.
PASSED AND ADOPTED by the Board of County Commissioners of Monroe County,
Florida at a regular meeting held on the day of ,200 .
Mayor Dixie Spehar
Mayor Pro Tern Charles "Sonny" McCoy
Commissioner George Neugent
Commissioner David P. Rice
Commissioner Murray E. Nelson
BOARD OF COUNTY COMMISSIONERS
OF MONROE COUNTY, FLORIDA
By:
Mayor Spehar
(SEAL)
A TTEST: DANNY L KOLHAGE, CLERK
DEPUTY CLERK
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
Fwt
Map Amendment #: M24065
EXHIBIT NO. I
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
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
ROCC 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:
Public Buildings! Grounds (PB)
EXISTING ZONING MAP DESIGNATION:
Suburban Commercial (SC)
PROPOSED ZONING MAP DESIGNATION: Not AppIJcable
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-
169 OR5
Section: 22
Township: 61 Range: 39
Monroe County, FL
RE# 00543060.000000
Key Largo Government Center
Future Land Use Map Amendment
File # M24065 09/29104
lof8
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 F.A.C 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 (dU5)(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
3. Potential Land Uses under Proposed Future Land Use Amendment
No change in the Land Use District designation is proposed. The subject site is to remain
Suburban Commercial (SC), See above for potential land uses.
It is proposed to amend the Future Land Use Map for the subject site from Residential Low (RL)
to Public Buildings/Grounds (PB).
Future Land Use Category: The Monroe County Year 2010 Comprehensive Plan describes the
Public Buildings/Grounds (PB) Future Land Use Category as:
Policy 101.4.12 The principal purpose of the Public Buildings/Grounds (PB) land use category is
to provide for public buildings and grounds owned by the federal. state and local governments,
Corresponding Zoning: The Monroe County Year 2010 Comprehensive Plan does not identify
a Corresponding Zoning to match the Public Buildings/Grounds (PB) Future Land Use
Category. The Public Buildings/Grounds (PB) land use designation may be applied to any land
use district designation including the Suburban Commercial (SC) land use designation.
Potential Development: The Land Development Regulations list public buildings and uses as a
permitted use within the Suburban Commercial (SC) District.
The site has mixed designations with commercial zoning and a residential FLUM designation.
This limits the potential for redevelopment due to the restrictions that result from the FLUM
designation.
The subject site has a commercial allocation of 8,125 sq. ft. This allocation may be transferred
off site to eligible locations.
The proposed FLUM designation will limit development on the site to federal, state and local
government including public buildings and grounds,
Government buildings are not required to secure an Non Residential Rate of Growth Ordinance
(NROGO) allocation and therefore the 8,125 sq. ft. commercial allocation would not be necessary
for the construction of a government building.
Section 9.5-511 ((d) (5) Compatibility with Adjacent Land Uses and Effects on community
Character: Prohibits any amendments that would negatively impact community character.
The proposed Future Land Use Amendment will not result in a conflict with the character of the
surrounding community based on the following findings:
1. Density and Intensity
The change in FLUM designation will provide for government buildings and grounds that would
be less intense than commercial development and with similar hours of operation to residential
development.
The Suburban Commercial land use designation allows a floor area ratio for commercial
development at an intensity of from 0.35 to 0.15 depending on land use intensity.
Offices may be developed at a floor area ratio of AD.
Public buildings and uses may be developed at a floor area ratio of .30.
2. Use Compatibility
Key Largo Government Center
Future Land Use Map Amendment
File # M24065 09/29/04
50f8
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 on site 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 Illlnfill 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 lnfill 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 (Se) 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 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.
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 liON
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 09/29104
80f8