Item S20BOARD OF COUNTY COMMISSIONERS
AGENDA ITEM SUMMARY
Meeting Date: September 21, 2012 Division: Growth Management
Bulk Item: Yes _ No X Staff Contact Person/Phone #: Christine Hurley x2517
AGENDA ITEM WORDING: A public hearing to consider an ordinance by the Monroe County
Board of County Commissioners amending Policy 101.4.5 to revise the Mixed Use/Commercial (MC)
Future Land Use Map (FLUM) category description and amending Policy 101.4.21 to assign the
Maritime Industries (MI) Zoning District to the MC FLUM category, amending the maximum net
density range from 6-18 dwelling units per buildable acre to 2-18 dwelling units per buildable acre and
the including maximum intensity range for the MI zoning within the MC FLUM category, and to
clarify the footnotes within the table.
ITEM BACKGROUND: Longstock II, LLC, submitted an application requesting to amend Comprehensive
Plan Policies 101.4.5 and 101.4.21 to amend the Mixed Use/Commercial (MC) Future Land Use Map Category
description and assign the Maritime Industries (MI) Zoning District to the MC category.
Longstock II, LLC, has requested this amendment upon determining that the zoning district of MI was not
consistent with the Future Land Use Map (FLUM) Category of Industrial. The Future Land Use Map
Designation of Industrial does not provide for transient development (no adopted transient density standards).
The MI Zoning category does allow for transient units, which is inconsistent with the Comprehensive Plan. As a
result of the Comprehensive Plan being the controlling document, the transient density for MI is considered zero
(0). The Planning Commission (PC) considered the proposed amendment and recommended that the BOCC not
transmit the proposed amendment because the County has not adopted amendments to preserve and enhance
working waterfront uses. Based on comments received at the PC meeting on December 1, 2011, the applicant
submitted revisions "intended to address concerns about appropriate mixture of uses and protecting working
waterfronts expressed by members of the Planning Commission." County staff reviewed the suggested
language by the applicant, considered the PC comments, and provided additional amendments, over and above
those suggested by the applicant, to further enhance working waterfronts. These amendments will require the
preservation of upland and water -based facilities for working waterfront uses but excluding transient uses, for
properties zoned MI and within the MC FLUM category.
On May 4, 2012, the State Land Planning Agency issued an Objections, Recommendations and Comment
(ORC) Report to Monroe County which identified no objections to the proposed amendment.
PREVIOUS RELEVANT BOCC ACTION: On February 13, 2012, the Monroe County BOCC approved
Resolution 025-2012 to transmit this proposed amendment to the State Land Planning Agency.
CONTRACT/AGREEMENT CHANGES: N/A
STAFF RECOMMENDATIONS: Approval
TOTAL COST: INDIRECT COST: BUDGETED: Yes No
DIFFERENTIAL OF LOCAL PREFERENCE:
COST TO COUNTY:
REVENUE PRODUCING: Yes No
SOURCE OF FUNDS:
AMOUNT PER MONTH Year
APPROVED BY: County Atty OMB/Purchasing Risk Management
DOCUMENTATION: Included X Not Required_
DISPOSITION: AGENDA ITEM #
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MEMORANDUM
5 MONROE COUNTY PLANNING & ENVIRONMENTAL RESOURCES DEPARTMENT
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We strive to be caring, professional and fair
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8 To: Monroe County Board of County Commissioners
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10 Through: Christine Hurley, AICP, Director of Growth Management
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12 From: Mayte Santamaria, Assistant Director of Planning
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14 Date: August 23, 2012
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16 Subject: Request by Longstock II, LLC, to amend Comprehensive Plan Policies 101.4.5 and
17 101.4.2.1.
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19 Meeting: September 21, 2012
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21 I. REQUEST
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23 This is a request by Longstock II, LLC, amending Policies 101.4.5 and 101.4.21 to amend the Mixed
24 Use/Commercial (MC) Future Land Use Map Category description and assign the Maritime
25 Industries (MI) Zoning District to the MUC category. As a result of the applicant's request, Monroe
26 County is also requesting to amend Policy 101.4.21 to amend the maximum net density range and
27 the maximum intensity range for the Mixed Use/Commercial (MC) Future Land Use Map Category
28 for consistency purposes and to clarify the footnotes within the table.
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30 Further, additional amendments are proposed by the applicant to address the preservation and
31 promotion of recreational and commercial working waterfronts, after these issues were raised by the
32 Planning Commission. County staff reviewed the suggested language by the applicant, considered
33 the PC comments, and provided additional amendments, over and above those suggested by the
34 applicant, to further enhance working waterfronts.
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36 II. BACKGROUND INFORMATION
37
38 Amendment Application Background:
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40 Longstock H, LLC, submitted an application for a comprehensive plan text amendment in August
41 2011. The Monroe County Development Review Committee considered the proposed amendment at
42 a regularly scheduled meeting held on October 17, 2011. At a regularly scheduled meeting held on
43 December 1, 2011, the Monroe County Planning Commission (PC) held a public hearing
44 considering the transmittal of the proposed amendment to the State Land Planning Agency. The PC
45 recommended that the BOCC not transmit the proposed amendment because the County has not
46 adopted amendments to preserve and enhance working waterfront uses. Further, the PC had
1
1 concerns that the proposed amendment by Longstock II, LLC may impact working waterfronts due
2 to the addition of transient uses to areas zoned Maritime Industries (MI). Staff noted at the meeting
3 that the statutory definition of "recreational and commercial working waterfront" includes hotels and
4 motels, as follows:
6 Pursuant Section 342.07, F.S., states, as used in this section, the term "recreational and
7 commercial working waterfront means a parcel or parcels of real property that provide
8 access for water -dependent commercial activities, including hotels and motels. as defined
9 in s. 509.242(1), or provide access for the public to the navigable waters of the state.
10
11 The applicant requested revisions based on the December 1, 2011, Planning Commission discussion
12 (attached as Exhibit 3). The revisions submitted by Longstock include clarification that other
13 maritime industry or light industrial uses can be developed in the Mixed Use/Commercial (MC)
14 future land use map category and the addition of a requirement that 35% of the uplands be preserved
15 for water dependent uses, as a note to the table of Policy 101.4.21. The applicant states these
16 modifications are "intended to address concerns about appropriate mixture of uses and protecting
17 working waterfronts expressed by members of the Planning Commission."
18
19 The Monroe County Board of County Commissioners (BOCC) held a public hearing, at a special
20 meeting held on February 13, 2012, to consider the transmittal of the proposed amendment to the
21 State Land Planning Agency and recommended approval of the amendment. The Monroe County
22 BOCC approved Resolution 025-2012 to transmit this proposed amendment to the State Land
23 Planning Agency.
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25 On May 4, 2012, the State Land Planning Agency issued an Objections, Recommendations and
26 Comment (ORC) Report to Monroe County which did not identify any objections, or comments
27 related to important state resources and facilities that will be adversely impacted by the amendment,
28 if it is adopted.
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30 Amendment Summary:
31
32 Longstock II, LLC, has requested this amendment upon determining that the zoning district of MI is
33 not consistent with the allowed uses of the Future Land Use Map (FLUM) category of Industrial (see
34 policies below). The Future Land Use Map Designation of Industrial does not provide for transient
35 development (no adopted transient density standards). As a result, Longstock II, LLC, is requesting
36 to amend the Mixed Use/Commercial (MC) Future Land Use Map category description and assign
37 the Maritime Industries Zoning District to the MC category in order to retain transient use and other
38 uses to preserve working waterfronts (amending Policies 101.4.5 and 101.4.21).
39
40 Current Comprehensive Plan FLUM Policies:
41
42 Policy 101.4.7
43 The principal purpose of the Industrial land use category is to provide for the development of industrial,
44 manufacturing, and warehouse and distribution uses. Other commercial, public, residential, and
45 commercial fishing -related uses are also allowed.
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Policy 101.5.4
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.
This land use category is also intended to allow for the establishment of mixed use development patterns,
where appropriate. Various types of residential and non-residential uses may be permitted; however,
heavy industrial uses and similarly incompatible uses shall be prohibited.
In order to protect environmentally sensitive lands, the following development controls shall apply to all
hammocks, pinelands, and disturbed wetlands within this land use category:
1. only low intensity commercial uses shall be allowed;
2. a maximum floor area ratio of 0.10 shall apply; and
3. maximum net residential density shall be zero.
Analysis:
Sections 163.3194, 163.3201 and 163.3202, F.S., require that all land development regulations
enacted or amended be consistent with the adopted comprehensive plan. Currently, the Maritime
Industries (MI) Zoning category is the corresponding zoning category within the Industrial FLUM
designation category; however, the Industrial FLUM does not allow transient units. The MI Zoning
category does allow transient units, which is inconsistent with the Comprehensive Plan. As a result
of the Comprehensive Plan being the controlling document, the transient density for MI is
considered zero (0).
Current Comprehensive Plan and Land Development Regulation Standards:
Future Land Use Category
Allocated Density
Maximum Net Density
Maximum Intensity
And Corresponding Zoning
(per acre)
(per buildable acre)
(floor area ratio)
Industrial (I)
1 du
2 du
(I and MI zoning)
0 rooms/spaces
N/A
0.25-0.60
Maritime Industries (MI)
1 du
2 du
Zoning District
10 rooms/spaces
15 rooms/spaces
0.30-0.60
du = refers to permanent residential units (dwelling unit)
rooms/spaces = refers to transient residential units such as hotel or motel room, seasonal residential unit, or space for
parking a recreational vehicle or travel trailer.
Florida Statutes direct local governments to bring land development regulations into conformity with
the provisions of the adopted comprehensive plan. Assigning the Maritime Industries Zoning
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1 District as one of the corresponding zoning districts to the Mixed Use/Commercial FLUM category
2 resolves the allowed uses within the land development regulation with the comprehensive plan.
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4 There are 29 parcels (Exhibit 1 & shown below) in the County with a zoning designation of
5 Maritime Industries and an Industrial FLUM.
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7 Parcels currently desi ated as Maritime Industries Zoning District:
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• 89.16 acres on Stock Island
• 8.09 acres on Scout Key
Stock Island
0
Scout Key
The FLUM designation of the 29 parcels with a zoning designation of Maritime Industries:
59.7 acres on Stock Island designated as Industrial (1)
29.46 acres on Stock Island designated as Public Facilities (PF)
8.09 acres on Scout Key designated as Conservation (C)
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19 Note: this amendment will not affect the parcels identified above unless a property owner requests to
20 amend the FLUM designation to Mixed Use/Commercial for MI zoned property, and/or a property
21 owner with an existing FLUM designation of Mixed Use/Commercial requests to change his zoning
22 to Maritime Industries.
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24 Working Waterfronts:
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26 Monroe County adopted an Evaluation and Appraisal Report (EAR) of its 2010 Comprehensive Plan
27 which included recommendations to adopt amendments to the current comprehensive plan to comply
28 with changes to State Statute and Rule; or require other County action as they relate to the locally
29 defined Major Issues. Through the EAR -based Comprehensive Plan amendment, Monroe County is
30 planning to review and assess strategies for addressing working waterfronts.
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32 Excerpt from the 2010 Technical Document (data and analysis to the comprehensive plan): "The
33 amount of loss of working waterfronts in the Keys has not been quantified. In the Monroe County
34 Working Waterfronts Preservation Master Plan (SFRPC, 2007), current and historic County property
35 appraiser's data were analyzed to pinpoint changes in property codes indicative of working
36 waterfront conversion. These data did point to broad land use changes. For example, property codes
37 would show that a certain property converted from commercial to vacant. However, property codes
38 did not provide sufficiently detailed information to extract changes related to working waterfronts
39 from the database and identify the precise characteristics of these changes. In addition, the County
40 building permit data were obtained and analyzed in the hopes of generating a more complete picture
41 of working waterfront conversion. This dataset reflected all permitted new and modified structures in
42 the Keys; however, it only classified new structural changes into general categories —residential,
43 commercial, and industrial —impeding the ability to isolate working waterfront properties and
44 classify new property uses unfolding there. Finally, State data were obtained from the Department of
45 Business and Professional Regulation and Department of Revenue. These datasets only denoted
I conversion of a subset of the County parcels affected by conversions and did not specify the new
2 uses to which parcels were converted. In conclusion, existing data sources could not provide a
3 sufficiently specific understanding of working waterfront conversion because of their limited
4 structure and content. Regardless of the limitations of the existing datasets, one need only travel
5 through the Keys to see the significant change and redevelopment of waterfront properties and
6 marine -related uses (SFRPC, 2007)."
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8 Section 163.3177(6)(a)3.c., F.S., requires the Future Land Use Element to include criteria to
9 encourage the preservation of recreational and commercial working waterfronts for water -dependent
10 uses in coastal communities.
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12 Section 163.3178(2)(g), F.S., requires local governments to adopt, in the Coastal Management
13 Element, a shoreline use component that identifies public access to beach and shoreline areas and
14 addresses the need for water -dependent and water -related facilities, including marinas, along
15 shoreline areas. The component must also include the strategies that will be used to preserve
16 recreational and commercial working waterfronts as defined in Section 342.07, F.S.
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18 Pursuant to Section 342.07, F.S., the definition of the term "recreational and commercial working
19 waterfront means a parcel or parcels of real property that provide access for water -dependent
20 commercial activities, including hotels and motels as defined in s. 509.242(1), or provide access for
21 the public to the navigable waters of the state. Recreational and commercial working waterfronts
22 require direct access to or a location on, over, or adjacent to a navigable body of water. The term
23 includes water -dependent facilities that are open to the public and offer public access by vessels to
24 the waters of the state or that are support facilities for recreational, commercial, research, or
25 governmental vessels. These facilities include public lodging establishments, docks, wharfs, lifts,
26 wet and dry marinas, boat ramps, boat hauling and repair facilities, commercial fishing facilities,
27 boat construction facilities, and other support structures over the water. As used in this [statute]
28 section, the term "vessel" has the same meaning as in s. 327.02(39). Seaports are excluded from the
29 definition."
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31 Section 327.02(39), F.S. defines "vessel" as synonymous with boat as referenced in s. l(b), Art. VII
32 of the State Constitution and includes every description of watercraft, barge, and airboat, other than a
33 seaplane on the water, used or capable of being used as a means of transportation on water.
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35 III. PROPOSED AMENDMENTS
36 (Revisions since the transmittal hear in are r°ov in green)
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38 Policy 101.4.5
39 The principal purpose of the Mixed Use/Commercial land use category is to provide for the
40 establishment of commercial land use (zoning) districts where various types of commercial retail and
41 office may be permitted at intensities which are consistent with the community character and the
42 natural environment. Employee housing and commercial apartments are also permitted. In addition,
43 Mixed Use/Commercial land use districts are to establish and conserve areas of mixed uses, which may
44 include maritime industry, light industrial uses, commercial fishing, transient and permanent
45 residential, institutional, public, and commercial retail uses.
2 The land use category is also intended to allow for the establishment of mixed use development
3 patterns, where appropriate. Various types of residential and non-residential uses may be permitted;
4 however, heavy industrial uses and similarly incompatible uses shall be prohibited. The County shall
5 continue to take a proactive role in encouraging the maintenance and enhancement of communitX
6 character and recreational and commercial working waterfronts
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8 In order to protect environmentally sensitive lands, the following development controls shall apply to
9 all hammocks, pinelands, and disturbed wetlands within this land use category:
10
11 1. only low intensity commercial uses shall be allowed;
12 2. a maximum floor area ratio of 0.10 shall apply; and
13 3. maximum net residential density shall be zero.
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15 In order to preserve and promote recreational and commercial working waterfront uses as defined by
16 342.07, F.S., the following criteria shall apply to all lands designated with the Maritime Industries (MI)
17 land use (zoning) district within this land use category
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19 1. When a mixture of uses is proposed for parcels designated as MI land use (zoning) district
20 working waterfront and water dependent uses such as marina, fish house/market boat repair,
21 boat building, boat storage, or other similar uses but excluding transient uses shall be preserved
22 by maintaining a minimum of 3 5 % of the upland area of the property for those uses
23 2. Parcels within the MI zoning district that have existing wet slips shall preserve at least 20% of
24 the wet slips for vessels involved with recreational and commercial working waterfront uses
25 excluding live -aboard vessels solely used as a residence and not for navigation.
26 3. Parcels within the MI zoning district creating new wet slips shall preserve at least 10% of the wet
27 slips for vessels involved with recreational and commercial working waterfront uses excluding
28 live -aboard vessels solely used as a residence and not for navigation.r
29 4. The preservation of dockage for recreational and commercial working waterfront uses shall be
30 documented on the final development plan and shall be a written condition of andpermit
31 approval.
32 5. For permgient residential development,parcels within the MI zoning district shall be limited to
33 commercial apartments oremployee housing Commercial apartment means an attached or
34 detached residential dwelling unit located on the same parcel of land as a nonresidential use that
35 is intended to serve as permanent housing for the owner or employees of that nonresidential use
36 The term does not include a tourist housing use or vacation rental use
37 6. The preservation of a public access walkway shall be required for all parcels with direct access to
38 the water. Consideration shall be given to security and the physical constraints of the parcel The
39 public access walkway shall be documented on the final development plan to link a continuous
40 walkwav and shall be a written condition of any permit approval
41 7. Parcels, within the, MI_; �,o i r� district shall k limited.. to commercial retail uses of lest than 5,0____ sq �.. a�ar�
42 feet of floor area.
I Policy 101.4.21
2 Monroe County hereby adopts the following density and intensity standards for the future land use
3 categories, which are shown on the Future Land Use Map and described in Policies 101.4.1 - 101.4.17:
4
Future Land Use Densities and Intensities
Future Land Use Category
Allocated Density L)
Maximum Net Density a '
Maximum Intensity
And Corresponding Zoning
(per acre
r buildable acre
(floor area ratio)
Agriculture (A)N
0 du
N/A
0.20-0.25
no di corresponding zoning)
0 roonrApaces
N/A
Airport (AD)
0 du
N/A
0.10
AD zoning)
0 rooms/
N/A
Conservation (C)
0 du
N/A
0.05
CD zoning)
0 roomsts
N/A
Education (E}N
0 du
N/A
0.30
no direcdy corresponding zoning)
0 roomstspaces
N/A
Industrial (1)
1 du
2 du
0.25-0.60
I and MI zoning)
0 rooms/
N/A
Institutional (INSYJ10
du
N/A
0.25-0.40
no di corresponding zoning)
3-15 rooms/spaces
6-24 rooms/spaces
Mainland Native (MN)
0.01 du
N/A
0.10
MN zoning)
0 rooms/
N/A
Milihary (M)
6 du
12 du
0.30-0.50
MF zoning)
10 rooms/spaces
20 roornstspaces
Mixed UselCommeraal (MC)O)
1-0 du
2 6 -18 du
0.10-0.45
(SC, UC, DR, RV, and MU and
515 rooms/
10 25 roomsJs l
(SC, UQ DR. RV, and MU zoning)
MI zoning)
1 u MI zoni
du LMI zoning)
0.30-0.60 (MI zoning)
Mixed Use/Commercial Fishing (MCF)CQ)
Approx. 3-8 du
12 du
0.25-0.40
CFA, CFVc), CFSD zoning)
0 roomstspaces
0 roomstspaces
Public Facilities ff)N
0 du
N/A
0.10-0.30
no di corresponding zoning)
0 rooms/spaces
NIA
Public Buildings/Grounds (PB)U
0 du
N/A
0.10-0.30
no di corresponding zoning)
0 r'oomstspaces
N/A
Recreation (R)
0.25 du
N/A
0.20
PR zoning)
2 roomsts
N/A
Residential Conservation (RC)
0-0.25 du
N/A
0-0.10
OS and NA zoning)
0 rooms/spaces
N/A
Residential Low (RL)
0.25-0.50 du
5 du
0.20-0.25
SS(d), SR and SR-L zoning)
0 rooms/
N/A
Residential Medium (RM)
approx. 0.5-8 du
N/A
0
(IS zoning)
(1 dulbt)
N/A
0 roomstspaces
Residenrtal High (RH)
approx. 3-16 du
12 du
0
(IS -De), URMKe), and URm zoning)
(1-2 duAot)
20 rooms/spaces
10 roomstspaces
Notes:
(a) "N/A' means that maximum net density bonuses shall not be available.
(b) The allocated densities for submerged lands, salt ponds, freshwater ponds, and mangroves shall be 0 and the maximum net
densities bonuses shall not be available.
(c) The allocated density for CFV zoning shall be 1 dwelling unit per lot and the maximum net density bonuses shall not be
available.
(d) Maximum net density bonuses shall not be available to the SS district
(e) The allocated density for IS-D and URM zoning shall be 2 and 1 dwelling units per lot, respectively and the maximum net
density bonuses shall not be available.
(0 The maximum net density for the UR district shall be 25 for units where all units are designated as affordable housing.
(g) For properties consisting of hammocks, pinelands or disturbed wetlands within the Mixed Use/ Commercial and Mixed Use/
Commercial Fishing land use categories, the floor area ratio shall be 0.10 and the maximum net residential density bonuses
not apply.
(h) Uses under the categories of Agriculture, Education, Institutional, Public Facilities, and Public Buildings and Uses, which have
no directly corresponding zoning, may be incorporated into new or existing zoning districts as appropriate.
(i) The Maximum Net Density is the maximum density allowable with the use of TDRs.
�) A mixture of uses shall be maintained for parcels designated as MI zoning district that are within the MC future land use
cateQory Working waterfront and water dependent uses, such as marina fish house/market boat repair boat building boat
storage, or other similar uses, shall comprise a minimum of 35% of the upland area of the property pursuant to Policy 101.4.5.
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3 IV. CONSISTENCY WITH THE MONROE COUNTY YEAR 2010 COMPREHENSIVE
4 PLAN, THE FLORIDA STATUTES, AND PRINCIPLES FOR GUIDING
5 DEVELOPMENT
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7 A. The proposed amendment is consistent with the following Goals, Objectives and Policies of
8 the Monroe County Year 2010 Comprehensive Plan. Specifically, the amendment furthers:
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10 Goal 101: Monroe County shall manage future growth to enhance the quality of life, ensure
11 the safety of County residents and visitors, and protect valuable natural resources.
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13 Objective 101.4: Monroe County shall regulate future development and redevelopment to
14 maintain the character of the community and protect the natural resources by providing for
15 the compatible distribution of land uses consistent with the designations shown on the Future
16 Land Use Map.
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18 Policy 101.7.2: By January 4, 1998, Monroe County shall complete a community plan for
19 Stock Island which shall address redevelopment needs identified by the needs assessment of
20 potential redevelopment areas. Preparation and funding of this plan shall be coordinated with
21 the City of Key West.
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23 Policy 101.20.2: The Community Master Plans shall be incorporated into the 2010
24 Comprehensive Plan as a part of the plan and be implemented as part of the Comprehensive
25 Plan. The following Community Master Plans have been completed in accordance with the
26 principles outlined in this section and adopted by the Board of County Commissioners:
27 3. The Stock Island/Key Haven Livable CommuniKeys Plan Volume I is incorporated by
28 reference into the 2010 Comprehensive Plan. The term Strategies in this Master Plan is
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equivalent to the term Objectives in the Comprehensive Plan and the term Action Item is
equivalent to the term Policy; the meanings and requirements for implementation are
synonymous.
4. Volume Two (2) of the Stock Island and Key Haven Livable CommuniKeys Master Plan
titled Harbor Preservation/Redevelopment and Corridor Enhancement Plan dated
November 2005 and incorporated by reference into the 2010 Comprehensive Plan. The
term Strategies in this Master Plan is equivalent to the term Objectives in the
Comprehensive Plan and the term Action Item is equivalent to the term Policy; the
meanings and requirements for implementation are synonymous.
Policy 105.1.1: Monroe County shall create an economic development framework for a
sustainable visitor -based economy, not dependent on growth in the absolute numbers of
tourists, that respects the unique character and outdoor recreational opportunities available
in the Florida Keys.
Policy 105.1.2: Monroe County shall prepare design guidelines to ensure that future uses and
development are compatible with scenic preservation and maintenance of the character of
the casual island village atmosphere of the Florida Keys.
GOAL 212: Monroe County shall prioritize shoreline land uses and establish criteria for
shoreline development in order to preserve and enhance coastal resources and to ensure the
continued economic viability of the County.
Policy 212.1.1: By December 31, 2003, Monroe County shall develop a Shoreline Use
Priorities Plan which shall provide for siting of water -dependent and water -related uses
consistent with the following order of priority: 1) water -dependent uses, 2) water -related
uses, and 3) uses that are not dependent upon or related to shoreline access. The plan shall
accomplish the following:
1. establish performance standards for shoreline development, consistent with criteria for
marina siting (See Objective 212.4 and related policies);
2. identify environmentally suitable waterfront areas and recommend strategies for
reserving such areas for water -dependent and water -related development sites consistent
with estimated need;
3. analyze conflicts among existing shoreline uses and recommend strategies for reducing
or eliminating such conflicts; and
4. identify strategies for encouraging appropriate mixed use development that includes
water -dependent and water -related uses and is compatible with existing land uses.
Policy 502.1.1: Monroe County shall permit only port and port related land uses within the
Safe Harbor/Peninsular port area of Stock Island. Within twelve months of the effective
date of the Comprehensive Plan, Monroe County shall adopt Land Development
Regulations and amend the Land Use District Maps to only permit those land uses
including but not limited to commercial and industrial port dependent uses, industry,
commercial fishing, marinas, and employee housing.
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1 Policy 502.1.2: Monroe County shall permit land uses supportive, complementary or
2 otherwise port related nearby and adjacent to the Safe Harbor/Peninsular port area of Stock
3 Island. Within twelve months of the effective date of the Comprehensive Plan, Monroe
4 County shall adopt Land Development Regulations and amend the Land Use District Maps
5 to only permit those uses, including but not limited to warehousing, industry, affordable
6 housing, marine businesses, and restaurants.
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Stock Island/Key Haven Livable CommuniKeys Plan Volume I:
Action Item 2.1.1: Initiate and complete a land use classification reevaluation plan for Stock
Island.
Action Item 2.3.1: Continue to recognize land use districts and FLUM categories as the
regulatory tool used for evaluating individual proposals for compliance with land
development standards such as type of use and intensity of use.
B. The amendment is consistent with the Principles for Guiding Development for the Florida
Keys Area, Section 380.0552(7), Florida Statute.
For the purposes of reviewing consistency of the adopted plan or any amendments to that plan
with the principles for guiding development and any amendments to the principles, the principles
shall be construed as a whole and no specific provision shall be construed or applied in isolation
from the other provisions.
(a) Strengthening local government capabilities for managing land use and development so that
local government is able to achieve these objectives without continuing the area of critical
state concern designation.
(b) Protecting shoreline and marine resources, including mangroves, coral reef formations,
seagrass beds, wetlands, fish and wildlife, and their habitat.
(c) Protecting upland resources, tropical biological communities, freshwater wetlands, native
tropical vegetation (for example, hardwood hammocks and pinelands), dune ridges and
beaches, wildlife, and their habitat.
(d) Ensuring the maximum well-being of the Florida Keys and its citizens through sound
economic development.
(e) Limiting the adverse impacts of development on the quality of water throughout the Florida
Keys.
(f) Enhancing natural scenic resources, promoting the aesthetic benefits of the natural
environment, and ensuring that development is compatible with the unique historic character
of the Florida Keys.
(g) Protecting the historical heritage of the Florida Keys.
(h) Protecting the value, efficiency, cost-effectiveness, and amortized life of existing and
proposed major public investments, including:
1. The Florida Keys Aqueduct and water supply facilities;
2. Sewage collection, treatment, and disposal facilities;
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3. Solid waste treatment, collection, and disposal facilities;
4. Key West Naval Air Station and other military facilities;
5. Transportation facilities;
6. Federal parks, wildlife refuges, and marine sanctuaries;
7. State parks, recreation facilities, aquatic preserves, and other publicly owned
properties;
8. City electric service and the Florida Keys Electric Co-op; and
9. Other utilities, as appropriate.
(i) Protecting and improving water quality by providing for the construction, operation,
maintenance, and replacement of stormwater management facilities; central sewage
collection; treatment and disposal facilities; and the installation and proper operation and
maintenance of onsite sewage treatment and disposal systems.
(j) Ensuring the improvement of nearshore water quality by requiring the construction and
operation of wastewater management facilities that meet the requirements of ss.
381.0065(4)(1) and 403.086(10), as applicable, and by directing growth to areas served by
central wastewater treatment facilities through permit allocation systems.
(k) Limiting the adverse impacts of public investments on the environmental resources of the
Florida Keys.
(1) Making available adequate affordable housing for all sectors of the population of the Florida
Keys.
(m)Providing adequate alternatives for the protection of public safety and welfare in the event of
a natural or manmade disaster and for a postdisaster reconstruction plan.
(n) Protecting the public health, safety, and welfare of the citizens of the Florida Keys and
maintaining the Florida Keys as a unique Florida resource.
Pursuant to Section 380.0552(7) Florida Statutes, the proposed amendment is consistent with the
Principles for Guiding Development as a whole and is not inconsistent with any Principle.
C. The proposed amendment is consistent with the Part II of Chapter 163, Florida Statute
(F.S.). Specifically, the amendment furthers:
163.3161(4), F.S. — It is the intent of this act that local governments have the ability to preserve
and enhance present advantages; encourage the most appropriate use of land, water, and
resources, consistent with the public interest; overcome present handicaps; and deal
effectively with future problems that may result from the use and development of land within
their jurisdictions. Through the process of comprehensive planning, it is intended that units
of local government can preserve, promote, protect, and improve the public health, safety,
comfort, good order, appearance, convenience, law enforcement and fire prevention, and
general welfare; facilitate the adequate and efficient provision of transportation, water,
sewerage, schools, parks, recreational facilities, housing, and other requirements and
services; and conserve, develop, utilize, and protect natural resources within their
jurisdictions
13
1 163.3161(6), F.S. - It is the intent of this act that adopted comprehensive plans shall have the
2 legal status set out in this act and that no public or private development shall be permitted
3 except in conformity with comprehensive plans, or elements or portions thereof, prepared
4 and adopted in conformity with this act.
5
6 163.3177(1), F.S. - The comprehensive plan shall provide the principles, guidelines, standards,
7 and strategies for the orderly and balanced future economic, social, physical, environmental,
8 and fiscal development of the area that reflects community commitments to implement the
9 plan and its elements. These principles and strategies shall guide future decisions in a
10 consistent manner and shall contain programs and activities to ensure comprehensive plans
11 are implemented. The sections of the comprehensive plan containing the principles and
12 strategies, generally provided as goals, objectives, and policies, shall describe how the local
13 government's programs, activities, and land development regulations will be initiated,
14 modified, or continued to implement the comprehensive plan in a consistent manner. It is not
15 the intent of this part to require the inclusion of implementing regulations in the
16 comprehensive plan but rather to require identification of those programs, activities, and land
17 development regulations that will be part of the strategy for implementing the comprehensive
18 plan and the principles that describe how the programs, activities, and land development
19 regulations will be carried out. The plan shall establish meaningful and predictable standards
20 for the use and development of land and provide meaningful guidelines for the content of
21 more detailed land development and use regulations.
22
23 163.3194(1)(b), F.S. — All land development regulations enacted or amended shall be
24 consistent with the adopted comprehensive plan, or element or portion thereof, and any land
25 development regulations existing at the time of adoption which are not consistent with the
26 adopted comprehensive plan, or element or portion thereof, shall be amended so as to be
27 consistent. If a local government allows an existing land development regulation which is
28 inconsistent with the most recently adopted comprehensive plan, or element or portion
29 thereof, to remain in effect, the local government shall adopt a schedule for bringing the land
30 development regulation into conformity with the provisions of the most recently adopted
31 comprehensive plan, or element or portion thereof. During the interim period when the
32 provisions of the most recently adopted comprehensive plan, or element or portion thereof,
33 and the land development regulations are inconsistent, the provisions of the most recently
34 adopted comprehensive plan, or element or portion thereof, shall govern any action taken in
35 regard to an application for a development order.
36
37 163.3194(3)(a), F.S. — A development order or land development regulation shall be consistent
38 with the comprehensive plan if the land uses, densities or intensities, and other aspects of
39 development permitted by such order or regulation are compatible with and further the
40 objectives, policies, land uses, and densities or intensities in the comprehensive plan and if it
41 meets all other criteria enumerated by the local government.
42
43 163.3201, F.S. — It is the intent of this act that adopted comprehensive plans or elements
44 thereof shall be implemented, in part, by the adoption and enforcement of appropriate local
45 regulations on the development of lands and waters within an area. It is the intent of this act
14
I that the adoption and enforcement by a governing body of regulations for the development of
2 land or the adoption and enforcement by a governing body of a land development code for an
3 area shall be based on, be related to, and be a means of implementation for an adopted
4 comprehensive plan as required by this act
5
6 163.3202(2), F.S. - Local land development regulations shall contain specific and detailed
7 provisions necessary or desirable to implement the adopted comprehensive plan and shall at a
8 minimum:
9 (a) Regulate the subdivision of land.
10 (b) Regulate the use of land and water for those land use categories included in the land use
11 element and ensure the compatibility of adjacent uses and provide for open space.
12 (c) Provide for protection of potable water wellfields.
13 (d) Regulate areas subject to seasonal and periodic flooding and provide for drainage and
14 stormwater management.
15 (e) Ensure the protection of environmentally sensitive lands designated in the comprehensive
16 plan.
17 (f) Regulate signage.
18 (g) Provide that public facilities and services meet or exceed the standards established in the
19 capital improvements element required by s. 163.3177 and are available when needed for
20 the development, or that development orders and permits are conditioned on the availability
21 of these public facilities and services necessary to serve the proposed development. A local
22 government may not issue a development order or permit that results in a reduction in the
23 level of services for the affected public facilities below the level of services provided in the
24 local government's comprehensive plan.
25 (h) Ensure safe and convenient onsite traffic flow, considering needed vehicle parking.
26 (i) Maintain the existing density of residential properties or recreational vehicle parks if the
27 properties are intended for residential use and are located in the unincorporated areas that
28 have sufficient infrastructure, as determined by a local governing authority, and are not
29 located within a coastal high -hazard area under s. 163.3178.
30
31 VI. PROCESS
32
33 Comprehensive Plan Amendments may be proposed by the Board of County Commissioners, the
34 Planning Commission, the Director of Planning, or the owner or other person having a contractual
35 interest in property to be affected by a proposed amendment. The Director of Planning shall review
36 and process applications as they are received and pass them onto the Development Review
37 Committee and the Planning Commission.
38
39 The Planning Commission shall hold at least one public hearing. The Planning Commission shall
40 review the application, the reports and recommendations of the Department of Planning &
41 Environmental Resources and the Development Review Committee and the testimony given at the
42 public hearing. The Planning Commission shall submit its recommendations and findings to the
43 Board of County Commissioners (BOCC). The BOCC holds a public hearing to consider the
44 transmittal of the proposed comprehensive plan amendment, and considers the staff report, staff
45 recommendation, and the testimony given at the public hearing. The BOCC may or may not
15
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5
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7
8
9
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13
14
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20
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recommend transmittal to the State Land Planning Agency. The amendment is transmitted to the
State Land Planning Agency, which then reviews the proposal and issues an Objections,
Recommendations and Comments (ORC) Report. Upon receipt of the ORC report, the County has
180 days to adopt the amendments, adopt the amendments with changes or not adopt the
amendment.
VII. STAFF RECOMMENDATION
Staff recommends APPROVAL of the proposed amendments to Policies 101.4.5 and 101.4.21.
VIII. EXHIBITS
1. Maps identifying the 29 parcels within Monroe County currently zoned as Maritime Industries
(MI).
2. Excerpt of the Monroe County Land Development Regulations related to the Maritime Industries
(MI) zoning district.
3. Longstock II, LLC, application for a comprehensive plan text amendment.
4. Excerpts of the Stock Island/Key Haven Livable CommuniKeys Master Plan
5. Planning Commission Resolution 45-11
6. Department of Economic Opportunity Objections, Recommendations and Comments (ORC)
Report issued on May 4, 2012
16
ORDINANCE NO. -2012
AN ORDINANCE BY THE MONROE COUNTY BOARD OF COUNTY
COMMISSIONERS AMENDING POLICY 101.4.5 TO CHANGE THE
DESCRIPTION OF THE MIXED USE/COMMERCIAL (MC) FUTURE LAND
USE MAP CATEGORY; AMENDING POLICY 101.4.21 TO ASSIGN THE
MARITIME INDUSTRIES (MI) ZONING DISTRICT TO THE MC CATEGORY;
AMENDING THE MAXIMUM NET DENSITY RANGE AND THE MAXIMUM
INTENSITY RANGE FOR THE MC FUTURE LAND USE MAP CATEGORY
AND TO CLARIFY THE FOOTNOTES WITHIN THE TABLE; PROVIDING
FOR SEVERABILITY; PROVIDING FOR THE REPEAL OF INCONSISTENT
PROVISIONS; PROVIDING FOR TRANSMITTAL TO THE STATE LAND
PLANNING AGENCY; PROVIDING FOR THE FILING WITH SECRETARY
OF STATE AND FOR AN EFFECTIVE DATE; AND PROVIDING FOR THE
INCLUSION IN THE MONROE COUNTY 2010 COMPREHENSIVE PLAN.
WHEREAS, Longstock II, LLC, submitted an application to amend Policies 101.4.5 and
101.4.21 to amend the Mixed Use/Commercial (MC) Future Land Use Map Category description
and assign the Maritime Industries (MI) Zoning District to the MC category; and
WHEREAS, for consistency purposes, Monroe County is amending the Table in Policy
101.4.21 to amend the maximum net density range and the maximum intensity range for the
Mixed Use/Commercial (MC) Future Land Use Map Category and to clarify the footnotes within
the table; and
WHEREAS, Policy 101.4.7 of the Monroe County Comprehensive Plan establishes the
Industrial land use category which provides for the development of industrial, manufacturing,
and warehouse and distribution uses. The Industrial land use category also allows other
commercial, public, residential, and commercial fishing -related uses. The Industrial land use
category does not provide for transient uses; and
WHEREAS, the Maritime Industries (MI) zoning category is one of the corresponding
zoning categories of the Industrial future land use map (FLUM) designation category; and
WHEREAS, the Monroe County Development Review Committee considered the
proposed amendment at a regularly scheduled meeting held on the 171h day of October, 2011; and
WHEREAS, at a regularly scheduled meeting held on the I't day of December, 2011, the
Monroe County Planning Commission held a public hearing for the purpose of considering the
transmittal to the State Land Planning Agency, for review and comment, a proposed amendment
to the Monroe County Year 2010 Comprehensive Plan; and
WHEREAS, the Monroe County Planning Commission made the following findings of
fact and conclusions of law:
1. Longstock II, LLC, requested a Future Land Use Map amendment from Industrial to
Mixed Use/Commercial (MC) for three (3) parcels (00123760-000200, 00123720-000100
and 00123720-000200) on Stock Island.
2. Working waterfront uses are considered mainly as industrial uses and the requested
amendment may impact working waterfront uses, commercial fishing uses and public access.
3. The County has not adopted Comprehensive Plan amendments to further protect and
preserve working waterfront uses and the proposed amendment by Longstock II, LLC may
impact working waterfronts and any such amendments should not be considered on a
piecemeal basis.
WHEREAS, the Monroe County Planning Commission passed Resolution 45-11
recommending against transmittal of the proposed amendment; and
WHEREAS, Longstock II, LLC, submitted revisions to the proposed amendments
intended to address concerns about the appropriate mixture of uses and protecting working
waterfronts expressed by members of the Planning Commission; and
WHEREAS, Monroe County has recommended additional amendments to require the
preservation of upland and water -based facilities for working waterfront uses; and
WHEREAS, at a special meeting held on the 13th day of February, 2012, the Monroe
County Board of County Commissioners held a public hearing to consider the transmittal of the
proposed amendment to the State Land Planning Agency; and
WHEREAS, on May 4, 2012, the State Land Planning Agency issued an Objections,
Recommendations and Comment (ORC) Report to Monroe County which did not identify any
objections, or comments related to important state resources and facilities that will be adversely
impacted by the amendment, if it is adopted.
NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY
COMMISSIONERS OF MONROE COUNTY, FLORIDA:
Section 1. The Monroe County 2010 Comprehensive Plan is amended as follows: (Deletions are
stfieken dff and additions are underlined.)
Policy 101.4.5
The principal purpose of the Mixed Use/Commercial land use category is to provide for the
- establishment of commercial land use -((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. In addition, Mixed Use/Commercial land use districts are to establish and conserve
areas of mixed uses, which may include maritime industry light industrial uses commercial
fishing, transient and permanent residentialinstitutional public and commercial retail uses
The land use category is also intended to allow for the establishment of mixed use development
patterns, where appropriate. Various types of residential and non-residential uses may be
permitted; however, heavy industrial uses and similarly incompatible uses shall be prohibited.
The County shall continue to take a proactive role in encouraging the maintenance and
enhancement of community character and recreational and commercial working waterfronts
In order to protect environmentally sensitive lands, the following development controls shall
apply to all hammocks, pinelands, and disturbed wetlands within this land use category:
1. only low intensity commercial uses shall be allowed;
2. a maximum floor area ratio of 0.10 shall apply; and
3. maximum net residential density shall be zero.
In order to preserve and promote recreational and commercial working waterfront uses as
defined by 342.07, F.S., the following criteria shall apply to all lands designated with the
Maritime Industries (MI) land use (zoning) district within this land use category
1. When a mixture of uses is proposed for parcels designated as MI land use (zoning,)
district, working waterfront and water dependent uses such as marina fish house/market
boat repair, boat building, boat storage or other similar uses but excluding transient uses
shall be preserved by maintaining a minimum of 35% of the upland area of the property
for those uses.
2. Parcels within the MI zoning district that have existing wet slips shall preserve at least
20% of the wet slips for vessels involved with recreational and commercial working
waterfront uses, excluding live -aboard vessels solely used as a residence and not for
navigation.
3. Parcels within the MI zoning district creating new wet slips shall preserve at least 10% of
the wet slips for vessels involved with recreational and commercial working waterfront
uses, excluding live -aboard vessels solely used as a residence and not for navigation.
4. The preservation of dockage for recreational and commercial working waterfront uses
shall be documented on the final development plan and shall be a written condition of
any permit approval.
5. For permanent residential development parcels within the MI zoning district shall be
limited to commercial apartments or employee housing Commercial apartment means an
attached or detached residential dwelling unit located on the same parcel of land as a
nonresidential use that is intended to serve as permanent housing for the owner or
employees of that nonresidential use. The term does not include a tourist housing use or
vacation rental use.
6. The preservation of a public access walkway shall be required for all parcels with direct
access to the water. Consideration shall be given to security and the physical constraints
of the parcel. The public access walkway shall be documented on the final development
plan to link a continuous walkway and shall be a written condition of any permit
approval.
7. Parcels within the MI zoning district shall be limited to commercial retail uses of less
than 5,000 square feet of floor area.
Policy 101.4.21
Monroe County hereby adopts the following density and intensity standards for the future land
use categories, which are shown on the Future Land Use Map and described in Policies 101.4.1 -
101.4.17:
Future Land Use Densities and Intensities
Future Land Use Calegory
Allocated Derr.4
Maximum Net Densigr a I
Maximum Intens4
And Corresponding Zoning
Iffacre
buildable acre
(floor area ratio)
Agriculture (AM
0 du
WA
0.20-0.25
no directly opneWding zoning)
0 roorns/spaces
WA
Airport (AD)
0 du
WA
0.10
AD zoning)
0 rooms)
WA
Conservation (C)
0 du
WA
0.05
CD zoning)
0 rooms/
WA
Education (E}U
0 du
WA
0.30
no directly corresponding zoning)
0 roornslspaces
WA
Industrial (1)
1 du
2 du
0.25-0.60
I and MI zoning)
0 roans/
WA
Institutional (INS)ihJ
0 du
WA
0.25-0.40
no directly oorrosponding zoning)
3-15 rooms/spaces
6-24 rooms/spaces
Mainland Native (MN)
0.01 du
WA
0.10
MN zoning)
0 momstspaces
WA
Military (M)
6 du
12 du
0.30-0.50
MF zoning)
10 roomstspaces
20 rooms/spaces
Moved UselCommercial (Mc# @
1-6 du
2 6--18 du
0.10-0.45
(SC, UC, DR, RV, and MU and
5-15 roans/spaces
10-25 rooms/spaoes
is�• UC• DR, RV and MU zoning
MI zoning)
1 du (MI zoning)
2 du (MI zoning)
0.30-0.60 (MI zoning)
Moved Use/Commercial Fishing (MCF)d
Approx. 3-8 du
12 du
0.25-0.40
CFA, CFVcx, CFSD zoning)
0 roornstspaces
0 morns/spaoes
Public Facilities (PF)u
0 du
WA
0.10-0.30
no di oonesponding zoning)
0 morns/spaces
WA
Public Buildings/Grounds (PB}U
0 du
WA
0.10-0.30
no di corresponding zoning)
0 roornslspaces
WA
Recreation (R)
0.25 du
WA
0.20
PR zoning)
2 roorns/
WA
Residential Conservation (RC)
0-0.25 du
WA
0-0.10
OS and NA zoning)
0 rooms/
WA
Residential Low (RL)
0.25-0.50 du
5 du
0.20-0.25
SSO, SR, and SR-L zoning)
0 roans)
WA
Residential Medium (RM)
approx. 0.5-8 du
WA
0
(IS zoning)
(1 dullot)
N/A
0 morns/spaces
Residential High (RH) approx. 3-16 du 12 du 0
(IS -De), URNKe), and URM zoning) (1-2 du" 20 rooms/spaces
10 rooms/soaces
Notes:
(a) "N/A" means that maximum net density bonuses shall not be available.
(b) The allocated densities for submerged lands, salt ponds, freshwater ponds, and mangroves shall be 0 and the maximum net
densities bonuses shall not be available.
(c) The allocated density for CFV zoning shall be 1 dwelling unit per lot and the maximum net density bonuses shall not be
available.
(d) Maximum net density bonuses shall not be available to the SS district
(e) The allocated density for IS-D and URM zoning shall be 2 and 1 dwelling units per lot, respectively and the maximum net
density bonuses shall not be available.
(0 The maximum net density for the UR district shall be 25 for units where all units are designated as affordable housing.
(g) For properties consisting of hammocks, pinelands or disturbed wetlands within the Moved Use/ Commercial and Moved Use/
Commercial Fishing land use categories, the floor area ratio shall be 0.10 and the maximum net residential density bonuses
not apply.
(h) Uses under the categories of Agriculture, Education, Institutional, Public Facilities, and Public Buildings and Uses, which have
no directly corresponding zoning, may be incorporated into new or existing zoning districts as appropriate.
(i) The Maximum Net Density is the maximum density allowable with the use of TDRs.
(j) A mixture of uses shall be maintained for parcels designated as MI zoning district that are within the MC future land use
catektory. Working waterfront and water dependent uses, such as marina, fish house/market boat repair, boat building boat
storage or other similar uses shall comprise a minimum of 35% of the upland area of the property, pursuant to Policy 101.4.5.
Section 2. Severability. 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. Repeal of Inconsistent Provisions. All ordinances or parts of ordinances in
conflict with this ordinance are hereby repealed to the extent of said conflict.
Section 4. Transmittal. This ordinance shall be transmitted by the Director of Planning to
the State Land Planning Agency pursuant to Chapter 163 and 380, Florida
Statutes.
Section 5. Filing and Effective Date. This ordinance shall be filed in the Office of the
Secretary of the State of Florida but shall not become effective until a notice is
issued by the State Land Planning Agency or Administration Commission finding
the amendment in compliance with Chapter 163, Florida Statutes and after any
applicable appeal periods have expired.
Section 6. Inclusion in the Comprehensive Plan. The numbering of the foregoing
amendment may be renumbered to conform to the numbering in the Monroe
County Year 2010 Comprehensive Plan and shall be incorporated in the Monroe
County Year 2010 Comprehensive Plan.
PASSED AND ADOPTED by the Board of County Commissioners of Monroe County,
Florida, at a regular meeting held on the day of , 2012.
Mayor David Rice
Mayor pro tem Kim Wigington
Commissioner Sylvia Murphy
Commissioner George Neugent
Commissioner Heather Carruthers
BOARD OF COUNTY COMMISSIONERS
OF MONROE COUNTY, FLORIDA
IM
Mayor David Rice
(SEAL)
ATTEST: DANNY L. KOLHAGE, CLERK
DEPUTY CLERK
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Existing Monroe County Land Development Regulations
Sec. 130-36. - Purpose of the maritime industries district (Mn.
The purpose of the MI district is to establish and conserve areas suitable for maritime uses such as ship
building, ship repair and other water dependent manufacturing and service uses.
(Code 1979, § 9.5-221; Ord. No. 33-1986, § 9-121)
Sec. 130-85. - Maritime industries district (Mn.
(a) The following uses are permitted as of right in the maritime industries district:
(1) Boat building, repair and storage;
(2) Commercial retail uses of less than 5,000 square feet of floor area;
(3) Office uses of less than 5,000 square feet of floor area;
(4) Light and heavy industrial uses;
(5) Commercial apartments involving less than six dwelling units, but tourist housing uses, vacation
rental use, of commercial apartments is prohibited;
(6) Commercial fishing;
(7) Manufacture, assembly, repair, maintenance and storage of traps, nets and other fishing
equipment;
(8) Institutional uses;
(9) Public buildings and uses;
(10) Accessory uses;
(11) Vacation rental use of any nonconforming dwelling units if a special vacation rental permit is
obtained under the regulations established in section 134-1
(12) Replacement of an existing antenna -supporting structure pursuant to section 146-5(2);
(13) Collocations on existing antenna -supporting structures, pursuant to section 146-5(3);
(14) Attached wireless communications facilities, as accessory uses, pursuant to section 146-5(4);
(15) Stealth wireless communications facilities, as accessory uses, pursuant to section 146-5(5); and
(16) Satellite earth stations, as accessory uses, pursuant to section 146-5(6).
(b) The following uses are permitted as minor conditional uses in the maritime industries district, subject
to the standards and procedures set forth in chapter 110, article III:
(1) Commercial apartments involving more than six dwelling units, provided that:
a. The hours of operation of the commercial uses proposed in conjunction with the apartments
are compatible with residential uses;
b. Access to U.S. 1 is by way of:
1. An existing curb cut;
2. A signalized intersection; or
3. A curb cut that is separated from any other curb cut on the same side of U.S. 1 by at least
400 feet;
c. Tourist housing uses, including vacation rental use of commercial apartments is prohibited;
(2) Hotels of fewer than 50 rooms, provided that:
a. The use is compatible with established land uses in the immediate vicinity; and
b. One or more of the following amenities are available to guests:
1. Swimming pool;
2.Marina; and
3.Tennis courts;
(3) New antenna -supporting structures, pursuant to section 146-5(l).
(c) The following uses are permitted as major conditional uses in the maritime industries district, subject
to the standards and procedures set forth in chapter 110, article III:
(1) Hotels providing 50 or more rooms, provided that:
a. The hotel has restaurant facilities on or adjacent to the premises; and
b. Access to U.S. 1 is by way of:
1. An existing curb cut;
2. A signalized intersection; or
3. A curb cut that is separated from any other curb cut on the same side of U.S. 1 by at least
400 feet;
(2) Marinas, provided that:
a. The parcel proposed for development has access to water at least four feet below mean sea
level at mean low tide;
b. The sale of goods and services is limited to fuel, food, boating, diving and sport fishing
products;
c. All outside storage areas are screened from adjacent uses by a solid fence, wall or hedge at
least six feet in height; and
d. Each nonwaterside perimeter setback of the parcel proposed for development must have a
class C bufferyard within a side yard setback of ten feet;
(3) Mariculture, provided that:
a. The use is compatible with land uses established in the immediate vicinity of the parcel
proposed for development;
b. The parcel proposed for development is separated from any established residential uses by at
least a class C bufferyard; and
c. All outside storage areas are screened from adjacent uses by a solid fence, wall or hedge at
least six feet in height;
(4)Land use overlays A, E, PF, subject to the provisions of article IV of this chapter;
(5)Wastewater treatment facilities and wastewater treatment collection systems serving uses located
in any land use district, provided that:
a. The wastewater treatment facility and wastewater treatment collection systems are in
compliance with all federal, state, and local requirements;
b. The wastewater treatment facility, wastewater treatment collection systems and accessory uses
shall be screened by structures 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 chapter 114, article IV, a planting bed,
eight feet in width, to be measured perpendicular to the exterior of the screening structure shall
be established with the following:
1. One native canopy tree for every 25 linear feet of screening structure;
2. One understory tree for every ten linear feet of screening structure and the required trees
shall be evenly distributed throughout the planting bed;
3. The planting bed shall be installed as set forth in chapter 114, article IV, and maintained in
perpetuity; and
4. A solid fence may be required upon determination by the planning director.
(Code 1979, § 9.5-250; Ord. No. 33-1986, § 9-220; Ord. No. 19-1989, § 1(PD90); Ord. No. 4-1997, §
21; Ord. No. 28-1999, § 2; Ord. No. 27-2001, § 2; Ord. No. 33-2001, § 3; Ord. No. 003-2002, § 1; Ord.
No. 032-2002, § 1; Ord. No. 037-2006, § 5)
Sec. 130-156. - Standards.
(a) No structure or land in the county shall hereafter be developed, used or occupied at an intensity
or density greater than the standards set out in this article. No density shall be allocated for any
land designated as mangroves on the existing conditions map.
(b)
(b) The density and intensity provisions set out in this section are intended to be applied cumulatively so
that no development shall exceed the total density limits of this article. For example, if a development
includes both residential and commercial development, the total gross amount of development shall not
exceed the cumulated permitted intensity of the parcel proposed for development. The following
illustrates the intent of this section:
Developer owns a one -acre parcel of land in the mixed use (MU) district. The developer may build one
dwelling unit, or 15 hotel rooms or 15,000 square feet of office space; or he may develop any
combination of these uses, provided that he does not exceed the total density. He could build 5,000
square feet of office space (one-third of the allowed density for office) and ten hotel rooms (two-thirds
of the allowed density for hotel rooms) for a total land use intensity of 1; but could not develop a
residence (100 percent of the allowed density for residential uses) and any other use.
(Code 1979, § 9.5-261; Ord. No. 33-1986, § 9-301; Ord. No. 40-1987, § 146)
Sec. 130-157. - Maximum residential density and district open space.
The maximum residential density and district open space shall be in accordance with the following
table:
Land Use District
Allocated Density
Maximum Net Density
Open Space Ratio*
DU/Acre
DUBuildable Area
Maritime industry
1.0
2.0
0.2
*See additional open space ratios in chapter 118; in accordance with section 101-2(1), the most
restrictive of these ratios applies.
**The allocated and maximum net densities listed in this table do not apply to CFSD-20 (Little
Torch). See section 130-79(14)c. for residential densities.
Note —Properties consisting of hammocks, pinelands, and disturbed wetlands that are within RV, MU,
UC, SC, CFV, CFA, CFSD districts have a maximum net density of 0.
(Code 1979, § 9.5-262; Ord. No. 33-1986, § 9-302; Ord. No. 26-1995, § 1; Ord. No. 041-2003, § 1)
Sec. 130-162. - Maximum hotel -motel, recreational vehicle and institutional residential densities.
Maximum hotel -motel, recreational vehicle and institutional residential densities shall be in accordance
with the following table:
Land Use
Allocated
Max. Net Density
O.S.R.
District and Use
Density
(RoomsBuildable Acre)
(Rooms/Acre)
Maritime industries:
Hotel
10.0
15.0
0.0
(Code 1979, § 9.5-267; Ord. No. 33-1986, § 9-307; Ord. No. 19-1989, § 1(PD106))
Sec. 130-164. - Maximum nonresidential land use intensities and district open space.
Maximum nonresidential land use intensities and district open space shall be in accordance with the
following table:
Land Use District
Maximum Floor
Area Ratio
O.S.R.
Maritime industrial:
Commercial retail:
Low intensity
0.30
0.20
Medium intensity
0.30
0.20
High intensity
0.40
0.20
Offices
0.50
0.20
Public buildings and uses
0.60
0.20
Commercial fishing
0.45
0.20
Light industry
0.35
0.20
* See additional open space ratio in this article: in accordance with section 118-12, the most
restrictive of these ratios applies.
**Where commercial uses are allowed as permitted uses, and no FAR is given, the maximum per
lot stated in article III of this chapter shall prevail.
(Code 1979, § 9.5-269; Ord. No. 33-1986, § 9-309; Ord. No. 40-1987, § 77; Ord. No. 19-1989, §
1(PD 108); Ord. No. 009-2005, § 2)
U _ m,
Type of Application: Text Amendment to the Monroe
County Comprehensive w
County of Monroe
Growth Management Division
QMce of the Director
2798 Overseas Highway
Suite #400
Marathon, FL 33050
Voice: (305) 289-2517
FAX: (305) 289-2854
We strive to be caring, professional and fair
Dear Applicant:
Bird of County Commissioners
Mayor Sylvia J. Murphy, Dist. 5
Mayor Pro Tern Heather Carruthers, Dist. 3
Kim Wigington, Dist. 1
George Neugent, Dist. 2
Mario Di Gennaro, Dist. 4
Date:
Time:
m
This is to acknowledge submittal of your application for r � _ Ik e4t
Type of application
N d k to the Monroe County Planning Department.
Project / Name p
Thank you.
) � "I
Planning Staff
August ,
2011
Christine
2798
.1 Overseas Highway,f
Marathon, Florida
Re: Request for a Text Amendment to the Monroe County Comprehensive Plan
s. Hurley:
Longstock II, LLC is pleased to submit a request for an application for a text
amendment to the Monroe County Comprehensive Plan for your review.
For clarity the request from the application is in bolded font and our responses are
in non -bolded font.
Please find included in this submittal the conditional use application.
• Analysis of Proposed Amendment
o Please see Tab A
• 6 Factors for Change
o Please see Tab B
• Text Amendment Statement
o Please see Tab C
• Copy of Complete Existing Section and/or Policy to be Amended
o Please see Tab D
• Copy of Complete Proposed Section and/or Proposed Policy to be Amended
o Please see Tab E
If you have any questions regarding this response letter please do not hesitate to contact
me at the address and telephone number below or electronically at
mstrunk@stockislandmarina.com.
Sincerely,
Matthew Strunk
Longstock II, LLC
Secretary and Treasurer
August 30, 2011
L t. q!'S4 4'1ck N LLC ) 'y Rip `,-id";'; ,.::S R.08LS;. `'.`rk6tt,' "',G #'b. L' bk ;, .; i'.7Rfi.i:} .$.410
APPLICATION
LI ON fv'o I , 1 .7774
1 I 17' 1
i 1 71 I 1 = 1 1/ 1,: 1 : L 1 A ;', � I I t 1 i' , 1 ;1 I •: % II r I r one or m 1
lm
I1. ;1 i, describe howone or moreI the following cI 1 I be meta: i aMtionW
sheets if necessary):
1) Changed projections regarding public service needs) from thou on which the text I boundary
i#
was based:
Please See Tab B
2) Changed assumptions y regarding demographic trends):
3) Date errors, including erron in mapping,v In volume
Tote
r � „
page 2 of 3
Last Revised 02/2009
Request for a Text Amendment to the Monroe County Comprehensive Plan
I
Tab A — Analysis of Proposed Amendment
Tab B — Six Factors for Change
Tab C — Text Amendment Statement
Tab D — Copy of Complete Existing Section and/or Policy to be Amended
Tab E — Copy of Complete Proposed Section and/or Proposed Policy to be Amended
If, LLC * "7000 Shru- p Roac Smk� Key W",iiFiorida !",Q"4t')
GOAL 202 of the Monroe County Year 2010 Comprehensive Plan states that the
environmental quality of the nearshore water and associated marine resources shall be
maintained and, where possible, enhanced
Objective 202.1: Work cooperatively with FDEP, SFWMD, to implement the
Water Quality Protection Program.
Policy 202.2: Maintain permitting, inspection, and enforcement
procedures designed to reduce pollutant discharges into ground and
surface water from on -site disposal systems.
Objective 202.4: Maintain discharge regulations, fees, and enforcement
provisions to reduce pollutant discharges into surface waters from
moored/anchored vessels (live-aboards) in nearshore waters to the extent allowed
by law.
Policy 202.4.1: To require new marinas at which live-aboards are moored
to provide a pump -out station.
Objective 202.5: To enforce permitting and inspection procedures designed to
reduce pollutant discharges into surface waters from marinas and fueling
facilities.
Policy 202.5.1: To provide on -site pump -out station and appropriate
sewage treatment to accommodate the number of wet slips at the site.
Policy 202.5.2: To provide on site sewage treatment for existing upland
facilities and pump -out for the live-aboards and be a condition of a permit.
Policy 202.5.3: Existing marinas to include pump -out and sewage
treatment.
Policy 202.5.5: To implement and enforce compliance with state and
federal regulations pertaining to adequate spillage prevention,
containment, and clean-up of fuel or hazardous material at marina sites
and fueling facilities.
Objective 202.8: To abide by regulations controlling pollutant discharges into
surface water from dredge and fill activities.
Policy 202.8.1: To follow all state and federal policies and regulations
concerning the permitting of dredge and fill activity, except in those
instances where more stringent regulations are adopted by the County.
Policy 202.8.4: To not maintenance dredge in artificial waterways greater
than minus six (-6) feet mean low water.
GOAL 212 of the Monroe County Year 2010 Comprehensive Plan states that land uses
shall be prioritized and that criteria be established for shoreline development to preserve
and enhance coastal resources and to ensure the continued economic viability of the
County.
Objective 212.1: Regulate shoreline uses consistent with water -dependent uses,
water -related uses and uses that are not dependent upon or related to shoreline
access.
GOAL 701 of the Monroe County Year 2010 Comprehensive Plan states the need to
provide high quality and adequate supply, treatment, distribution, and conservation of
potable water to meet the needs of present and future residents.
Objective 701.1: At the time a development permit is issued, adequate potable
water supply, treatment and distribution services are available to support the
development.
AL 801 of the Monroe County Year 2010 Comprehensive Plan states the need to
provide adequate collection, disposal and resource recovery of solid waste in an
environmentally sound and economically feasible manner to meet the needs of present
and future residents.
Objective 801.1: At the time a development permit is issued, adequate solid
waste service and disposal capacity are available to support the development.
GOAL 901 of the Monroe County Year 2010 Comprehensive Plan states the need to
provide 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 maintenance and protection of ground, nearshore, and offshore water
quality.
Objective 901.1: At the time a development permit is issued, adequate sanitary
wastewater treatment and disposal facilities, including wastewater treatment
facilities and onsite sewage treatment and disposal are available to support the
development.
GOAL 1001 of the Monroe County Year 2010 Comprehensive Plan states the need to
provide a stormwater management system which protects real and personal properties,
and which promotes and protects ground and nearshore waters.
Objective 1001.1: At the time a development permit is issued, adequate
stormwater management facilities, are available to support the development.
GOAL 1201 of the Monroe County Year 2010 Comprehensive Plan states the need to
provide recreation and open space systems.
Objective 1201.1: At the time a development permit is issued, adequate park and
recreation lands and facilities are available to support the development.
• There is a desire from the residents of the County for additional access to the
waterfront and by adopting the amendment to policy 101.4.21 allowing the
M.I. zoning district to be allowed under Mixed-use/Commercial (MC) it will
allow for future development to provide access to the waterfront.
• In the CommuniKeys Master Plan it is stated that "the purpose of the MC land
use district is to establish or conserve areas of mixed uses, including
commercial fishing, resorts, and residential, institutional, and commercial
uses". These uses are consistent and currently permitted within the Maritime
Industrial (MI) zoning district. Approval of an amendment to the current MC
policy will create consistency between the Future Land Use category and the
Zoning District schedule of uses, as well as, the PLUM designation and
existing uses of the surrounding community.
• The CommuniKeys Master Plan also states that it is "a goal to encourage
businesses to retain existing and create new public waterfront access through
development of a marina into a working waterfront and mixed use commercial
zone".
• Industrial uses are defined in the CommuniKeys Master Plans as those uses
devoted to the manufacture, warehousing, assembly, packaging, processing,
fabrication, storage, or distribution of goods and materials whether new or
used, or the refinishing, repair or rebuilding of vehicles or boats. This
definition is inconsistent with the definition of Maritime Industrial which
allows various commercial uses and hotels.
• The proposed change will not have an adverse affect on the density of the
district. Currently in this district, there are live-aboards, office space, artists,
woodworkers, residential, commercial residential, commercial retail, hotels,
and a working waterfront. The proposed amendment further encourages
maintaining this mixture of uses during redevelopment and will ensure
compatibility between existing uses and future uses.
5. Recognition of a need for additional detail or comprehensiveness:
• The Maritime Industrial (MI) zoning district fits in to the Industrial (I) future
land use category, according to 101.4.21, but permits uses that are not allowed
in Industrial, such as hotel(s). This variation in allowable uses creates an
inconsistency between MI Zoning District and Industrial future land use
category. This inconsistency can be remedied in a two step process, First,
amend the FLUM to designate the subject site as Mixed-use/Commercial; and
second, amend the table within Policy 101.4.21 to permit the MI zoning
district within the Mixed-use/Commercial future land use category.
Completing both steps creates consistency between the zoning district and the
future land use categories.
• The majority of the uses in MI zoning district are allowed and are consistent
with the intent of the MC future land use category. These uses include
commercial, office space, hotels, marinas, boat building, and commercial
fishing. Many of the same uses are allowed in the SC, UC, DR, RV, and MU
zoning districts, which are also permitted zoning districts within the MC
future land use category.
6. Data Updates
In no event shall an amendment be approved which will result In an adverse
community change of the planning area in which the proposed development is
indicated. Please describe how the text amendment would not result in an adverse
community change:
The proposed text amendment will not result in any adverse community change.
According to Section 130-85 of the Land Development Regulations, MI allows for such
uses as commercial retail, office, light industry, commercial apartments, commercial
fishing, institutional, public buildings, and vacation rental and with a minor or major
conditional use permit; Hotels, marinas, and larger commercial apartments. The
Industrial land use category is designated "to establish areas that are suitable for the
development of industrial and manufacturing uses, warehousing and distribution uses."
The Industrial land use designation also allows for heavy industrial uses and resource
extraction. These uses are not consistent with the surrounding area and character of
Stock Island and would be contrary to the goal of Stock Island to preserve the working
waterfront while increasing public access to the waterfront.
predominately serve the County's non -transient population and which house temporary residents
shall be included in the Permit Allocation System for residential development, except upon factual
demonstration that such transient occupancy is of such a nature so as not to adversely impact die
hurricane evacuation clearance time ofMonroe County.
Policy 101.3.5
By July 2005, Monroe County shall complete a market demand analysis and economic assessment
to deeimine the demand for future non-residential development in Monroe County and planning
sub -arras. The non-residential development allocation and Future Land Use Map (FLUK
designations for non-residential uses may be revised based upon the results of this study, and other
relevant policy and econoric studies and data and provide the basis for preparing specific
amendments to the comprehensive plan to 'incorporate goals, objectives and policies on economic
development inchlding tourism The analysis will address existing non-residential uses, vacancy
rates, economic trends and demand for non-residential uses by planning sub arm
Gbe remainder of this page left mtentionany blank)
Goals, Objectives and Policies — Conservation and Coastal Management 3.2-16
homes and manufactured housing, located near employment centers. In addition, Monroe
County shall adopt Land Development Regulations which allow nonresidential uses that
were listed as a permitted use in the Land Development Regulations that were in effect
immediately prior to the institution of the 2010 Comprehensive Plan, and that lawfully
existed on such lands on January 4, 1996 to develop, redevelop, reestablish and/or
substantially improve provided that the use is limited in intensity, floor area, density and
to the type of use that existed on January 4, 1996 or limited to what the pre-2010 LDR's
allowed, whichever is more restricted. [9J-5.006(3)(c) I and 7]
Policy 101AS
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 cornmu nity character and the natural
environment Employee lousing and commercial apartments are also pamitted.
This lam use category is also intended to allow for the establishment of mixed use development
where appropriate. Various types of residential and non-residential uses may be permitted;
however, heavy industrial uses and similarly incompatible uses shall be prohibited. In order to
protect environmentally sensitive lands, the following development controls shall apply to all
pinelands, and disturbed wetlands within this land use category:
1. only low intensity commercial uses shall be allowed;
2. a maximum floor area ratio of 0.10 shall apply, and
3. maximum net residential density shall be zero.
Policy 101A.6
The principal purpose of the Mixed Use/ Commercial Fishing land use category is to provide for the
maintenance and enhan=aent of commercial fishing and related traditional uses such as retail,
storage, and repair and maintenance which support the commercial fishing industry. Residential uses
are also permitted. In order to protect environmentally sensitive lands, the following development
controls shall apply to all hammocks, pinelands, and disturbed wetlands within this land use
category
1. only low intensity commercial uses shall be allowed
2. a maximum floor area radio of 0.10 shall apply; and
3. maximum net residential density shall be zero. [9J 5.006(3Xc)1 and 7]
Policy 101A7
The principal purpose of the Industrial land use category is to provide for the development of
industrial, manuEact uriug, and warehouse and distribution uses. Other commercial, public,
residential, and commercial fishing -related uses are also allowed. [9J-5.006(3)(c)l and 7]
Policy 101A.8
The principal purpose of the Agriculture/Aquacudturee land use category is to encourage the retention
of existing agricultural and aqua cultural uses. [9J-5.006(3xc)l and 7]
Policy 101A.9
The principal purpose of the Recreation land use category is to provide for public and private
activity -based and resource -based recreational facilities. [9J-5.006(3xc) l and 7]
Goals, objectives and Policies — Conservation and Coastal Management 3.2-I g
policies) Maximum pertnitted densities and intensities shall be ni accordance with the uriderlying
land use categories. [9J-5.006(3Xc) I and 7]
Policy 101A.14:
Densities among properties designated gIG:1'. e 1:". 1 . J' s' . I: f 1 and Residential L/ h not be
increased /`! h densities 1 :\ prior 1 the date oplan a1 o:1 1 1\ 1 except through 1 1 "a
procedures to demonstrate that 1 prior
1r density designations ♦\ 11....:' 1
scrivenees/drafting ermis or incorrect habitatconditionsidentified 1 ... theDecember 9 • .1} t.
Classification Acrial
a :1 1 Ths.
Policy 101A.21
Monroe County beteby adopts the following density and intensity standards for the future land use
calegones, which are shown on the Future Land Use Map and described in Policies 101.4.1 -
101.4.17: [9J-5.006(3)(c)7].
( offt page left hAmfionally blank.)
Goals, Objectives and Policies — Conservation and Coastal Management 3.2-20
Proposed Policy 101.4.5 and 101.4.21 Text Amendment
Additions are underlined and italicized.
3.1 Goals, Objectives and Policies
3.1 Future Land Use
GOAL 101
Monroe County shall manage future growth to enhance the quality of life, ensure the
safety of County residents and visitors, and protect valuable natural resources. (9J-
5.006(3)a]
Obiective 101.4
Monroe County shall regulate future development and redevelopment to maintain the
character of the community and protect the natural resources by providing for the
compatible distribution of land uses consistent with the designations shown on the Future
Land Use Map.
Policy 101.4.5
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. Typical uses permitted within the Mixed
Use/Commercial land use category are those that establish or conserve areas o mixed
uses, including but not limited to commercial fishing hotels residential institutional
and avariety of commercial uses. Employee housing and commercial apartments are also
permitted.
The land use category is also intended to allow for the establishment of mixed use
development patterns, where appropriate. Various types of residential and non-residential
uses may be permitted; however, heavy industrial uses and similarly incompatible uses
shall be prohibited. The County shall continue to take a proactive role in encouraging
the maintenance and enhancement o community character and economicall viable
traditional uses on the wate ont.
In order to protect environmentally sensitive lands, the following development controls
shall apply to all hammocks, pinelands, and disturbed wetlands within this land use
category:
1. only low intensity commercial uses shall be allowed;
2. a maximum floor area ratio of 0.10 shall apply; and
3. maximum net residential density shall be zero.
Policy 101.4.21
(c) The allocated density for CFV zoning shall be 1 dwelling unit per lot and the maximum net density bonuses
shall not be available.
(d) Maximum net density bonuses shall not be available to the SS district.
(e) The allocated density for IS-D and Urm zoning shall be 2 and 1 dwelling units per lot, respectively and the
maximum net density bonuses shall not be available.
(f) The maximum net density for the UR district shall be 25 for units where all units are designated as
affordable housing.
(g) For properties consisting of hamnmocks, pinelands or disturbed wetlands within the Mixed
Use/Commercial and Mixed Use/Commercial Fishing land use categories, the floor area ratio shall be 0.10
and the maximum net residential density bonuses not apply.
(h) Uses under the categories of Agriculture, Education, Institutional, Public Facilities, and Public Buildins and
Uses, which have not directly corresponding zoning, may be incorporated into new or existing zoning districts
as appropriate.
(1) The Maximum Net Density is the maximum density allowable with the use of TDR's
WEILER ENGINEERING CORPORATION
Policy 101.4.5
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. In addition, Mixed Use/Commercial land use districts
are to establish or conserve areas o mixed uses inc/udin s rrrfrrrr rPr r tr_ n i h . rrr L rial
commercial fishing, hotels, residential, institutional, and commercial uses. Employee housing and commercial
apartments are also permitted.
The land use category is also intended to allow for the establishment of mixed use development patterns,
where appropriate. Various types of residential and non-residential uses may be permitted; however, heavy
industrial uses and similarly incompatible uses shall be prohibited. The County shall continue to take a
proactive role in encouraging maintenance and enhancement of community character and economically viable
traditional uses on the waterfront.
Policy 101.4.21
Future Land Use Densities and Intensities
Future Land Use Category And
Allocated Density
Maximum Net Density
Maximum Intensity
Corresponding Zoning
DU/Acre
DU/Buildable Area
floor area ratio
Agriculture (A)
0 du
N/A
0.20-0.25
no directly corresponding zoning)
0 rooms/spaces
N/A
Airport (AD)
0 du
N/A
0.10
AD zoning)
0 rooms/spaces
N/A
Conservation (C)
0 du
N/A
0.05
CD zoning)
0 rooms/spaces
N/A
Education (E)
0 du
N/A
0.30
no directly corresponding zoning)
0 rooms/spa es
N/A
Industrial (1)
1 du
2 du
0.25-0.60
I and MI Zoning)
0 rooms/spaces
N/A
Conservation (C)
0 du
N/A
0.25-0.40
CD zoning)
3-15 rooms/spaces
6-24 rooms/space
Mainland Native (MN)
0.01 du
N/A
0.1
CD zoning)
10 rooms/spaces
N/A
Military (M)
6 du
12 du
0.30-0.50
MF zoning)
10 rooms/spaces
20 rooms/spaces
Mixed Use/Commercial (MC)l
0.10-0.45
(SC,UC,DR,RV,-and MU, and MI
1-6 du
6-18 du
Zoning)
5-15 rooms/spaces
10-25 rooms/spaces
Mixed Use/Commercial Fishing
approx. 3-8 du
12 du
0.25-0.40
MCF CFA,CFV,CFSD Zoning)
0 rooms/spaces
0 rooms/spaces
Public Facilities (PF)
0 du
N/A
0.10-0.30
no direct)y corresponding zoning)
0 rooms/spaces
N/A
Public Building Grounds (PB)
0 du
N/A
0.10-0.30
no directly corresponding zoning)
0 rooms/spaces
N/A
STOCK ISLAND/KEY
HAVEN LIVABLE
r � �
0 0 1
•
�I I a 160, pi
• 1 ♦ - I 1 ' Of f'. '1 : 1 / ; tr: 1 f ! ' 1 1! • !.: - 1 ' :'.:1 ! \ r
will compliment and work in concert with the Stock Island and Key Haven Livabl,
CommuniKeys MasterPlan.
Institntional Uses
Key Haven does not have any land zoned for institutional uses. There are I A acres of lani-
zoned for and developed with institutional uses on Stock Island. The institutional uses includ
The Key West Baptist Temple and Temple Christian Pre -School, the Covenant Word Chm
andtheLighthouse Christian:iIf
Public Land
This classification includes land owned by government entities and public utilities. There are a
total of 48 acres of land. The uses associated with the acres include affordable housing
(operated through the Monroe County Housing Authority), utilities, conservation lands, and
parks. The affordable housing and public utility uses are located on Stock Island while public
parks are located both on Stock Island and Key Haven.
Historic and I 1 I II J: !: Setting
The City ofStock1'.wasMonroe ♦ :shortest!City. The
exact geographic
boundary is unknown, however freeholders approved incorporation in July 1963 only to have
C Wt gre Aquilino Lopez Jr. overturn the election March 26. l9f_)� fut-odIm—oxg,
• + ♦ } } 1
The present day size and development pattern of Stock Island and Key Haven are primarily a
result of dredge and fill. Much of this filling and development occurred since 1950. Because the
Islands' history is so heavily human -influenced, there are few truly "natural" areas or native
plant or tl3species excepttree snail 1': occasional fro ♦o.!
Goal I Smart I h
Goal 105 was introduced throughout unincorporated Monroe County in 2002- This is a smart
growth initiative brought forward by the Planning Department as a way of implementing the
Florida Keys CarTying Capacity Study. The original objectives of Goal 105 designated land into
three (3) tiers according to priority for acquisition. Numerous public wozkshops and public
hearings led to the fmial tier system, which will consist of four (4) Tiers including Tier 3A.
Acquisition by the County was to be either for conservation or for development of affordable
workforce housing.
Version: July 13, 2006 Page 9 of 54
The sanitary wastewater treatment system on Stock Island, operated by Key West Resort Utilities
(KWRU) was expanded to include the previously unsewered portions of Stock Island. The
previously unsewered portions of Stock Island were ranked as the number one `Hot Spot' to be
connected to a centralized wastewater system in the Lower Keys Region.
Key Haven has an existing wastewater treatment plant which serves the commercial and
residential properties on Key Haven. This plant has a capacity of 20 million gallons -per -day
which is adequate for the existing service but has little or no excess capacity and limited
potential for expansion of the service area. The plant is required to be updated, using Best
Available Technology, by the year 2010.
Public Safety
The Monroe County Sheriffs Department and the Monroe County Fire Rescue have facilities on
the North and South portions of Stock Island. Fire Rescue has a small station located on the
corner of 2"d Street and MacDonald Ave. and the Sheriff has a large complex on the north side of
Stock Island. The existing Fire Station is slated to be expanded, possibly as soon as 2006.
The fire rescue station has very limited resources. It is only occupied on a 10 hour basis and
only houses one engine and one tanker. No emergency medical personnel are located at the
Stock Island facility. All calls which require ambulance response are dispatched from the Big
Coppitt station.
The Monroe County Sheriffs Department has a large complex which was recently completed on
the north side of Stock Island which includes a detention center, the Sheriffs administration
headquarters, the animal park, and physical fitness course. There is a small office located on the
campus of the Florida Keys Community College for the Crime Watch Coordinator.
Libraries
The county has five branch libraries located throughout the Keys. The closest library to the
Stock Island/Key Haven planning area is located in Key West. On-line library services are
available at _www.kevslibraries.ortz.
Economic Develonment and Tourism
"Working waterfront" is becoming increasingly relevant across the state, and indeed the country.
"Working waterfront" describes communities whose economy is intrinsically linked to the
waters and its bounty, as is the case with Stock Island. The Stock Island economy has not
transitioned to a primarily tourism -based commercial retail economy, such as that of Key West.
Detailed information pertaining to the economy and waterfront areas of Stock Island are
provided within the Harbor Preservation/Redevelopment and Intra-Island Transportation Plan
completed by Wallace, Roberts, and Todd (WRT) in 2005.
Tourist Housing
Tourist housing is defined by the Land Development Regulations as a dwelling unit used for
tenancies of less than 28 days which includes the rental, lease, sublease, or assignment of
existing dwelling units. Within the planning area there are no motels, hotels, or guesthouses.
However, on Stock Island there are several RV parks or mobile home parks with RV spaces for
Version: July 13, 2006 Page 12 of 54
Goal /
Encourage7 i that i and enhances
economic diversity of the community.
I 1 I Iril1 1
Even though Stock Island and Key Haven are separated both geographically and politically from
Key West, the communities are intrinsically connected by their work force and amenities. Stock
Island provides a wide range of viable employment opportunities at various commercial and
industrial establishments such as automotive and boat repair, storage, and small scale restaurants,
where as Key West provides retail related commercial options, schools, libraries and public
buildings. Stock Island also provides entrepreneurs, tradesmen and artists relatively inexpensive
yet sufficient and even inspiring places to establish their workshops, studios, and storefronts.
Commercial Uses
Stock Islandoontains a variety of commercial uses, including retail, restaurants, and professional
offices. These uses are clustered along the southern corridor of US1, Macdonald and Maloney
Avenues and pocketed along Cross Street. The land use designation on these properties is Mixed
Use (MU), rather than the more limited Suburban Commercial. The sole commercial
establishment on Key Haven is a gas station on the north side of USI at the entrance to Key
Haven. This parcel is appropriately zoned Suburban Commercial.
Maritime Industrial Uses
The largest concentration of maritime industry and commercial fishing in Monroe County is
found in the 142 acres of port area on Stock Island. The purpose of the Maritime Industrial (MI)
district is to establish and conserve areas suitable for maritime uses such as ship building, ship
repair, and other water dependent manufacturing and service uses as well as other industrial
activities.
In addition to the maritime industries, the MI district also permits commercial and office uses of
less thari 5,000 square feet of floor area, commercial apartments involving more than 6 dwelling
units, hotels of fewer than and greater than 50 rooms, antenna -supporting structures, as well as
institutional uses. It is the aforementioned uses that are currently being proposed for Stock island
that could threaten the commercial fishing industry.
Industrial Uses
Industrial uses are permitted in both the MU and MI districts. MU permits light industrial uses
while MI permits both light and heavy industrial uses. Industrial uses -are -defined as those uses
devoted to the manufacturing, warehousing, assembly, packaging, processing, fabrication,
storage, or distribution of goods and materials whether new or used, or the refinishing, repair or
rebuilding of vehicles or boats. Further, both MU and MI permit wastewater treatment facilities
and collection systems.
The Keys Electric Service and the Florida Keys Aqueduct Authority (F ) owns 16.24 acres,
or roughly 11%, of the MI zoned land on Stock Island. FKAA has a number of important
facilities Iodated on Stock Island including;
• Four 5-million gallon distribution and emergency storage tanks
Version: July 13, 2006 Page 22 of 54
• Back pump station (685 hp)
• 1.8 million gallon per day reverse osmosis plant for producing potable water under
emergency conditions
• 5 million gallon storage tank for distribution and emergency storage
Since 1965, power generating facilities have been located on Stock Island. There were additions
in 1978, 1991, and 1999. There are two more additions proposed in the near firture, one in 2006
and another 1
eg of EMployMent QpRgmMides
An almost equal percentage of people living in Stock Island and Key Haven are either employed
or retired. However, the top reason for people living in Stock Island is closeness to work. Of
those employed, 67% work in Key West and 26% percent work in either Stock Island or Key
Haven. The type of employment mentioned most frequently was "self employed business
owner," the second leading employment type was "working in the fishing industry,"'
The 2000 Census indicates that the leading industry for employment is in the arts, entertainment,
recreation, accommodation and food services. This trend continues throughout Key West and the
entire County, Stock Island's second leading industry for employment is educational, health and
social service industry. The fishing industry ranked fifth.
1 != I1hP,
Recent development and redevelopment activities have been focused in the MU district.
According to the 2005 Property Appraisers database, 490A of the MU zoned parcels are
developed with residential uses and 20% are developed with commercial and office uses. The
MU district permits both residential and commercial uses. since all the residentially zoned lands
are completely developed on Stock Island, this applies additional pressure to redevelop MU
lands for residential uses.
All
Economic JXy-ersijy-Op9gmjWtie-s. Retention and EWnsion
According to a report Erom the Chesapeake Group, the most important issues confronti
commercial businessoperations orderof1 • '. 1
difficulty attracting 1'.retaining employees
lack of visibility, inadequate signage
inability 1 improveor expand
lack of parking
•traffic
• decline in tourism
• government regulations
• degradation otthe environment
Version: July 13, 2006 Pap 23 of 54
In addition, the Chesapeake Group report predicts that demand for basic goods and services will
grow well into the foreseeable future as a result of changing household structures and
demographics and increases in visitor -based activity.. Major commercial opportunities for the
lower keys were identified as:
• Additional fast food operations
• Additional chain drugstores
• National large retail chains (example: Target or Wal-Mart)
Maintain Commercial Fishing
The mail surveys indicate that the commercial activities the residents are mostly concerned with
are those surrounding the commercial fishing industry. Specifically, 63% of the community
agree or strongly agree that there is a need to protect the commercial fishing industry.
Commercial fishing is permitted in both the Maritime Industrial zoning classification and the
Mixed Use District, but is under pressure as those zones also allow for non-commercial fishing
uses, as well as residential uses.
Recommended Strategies and Actions
Strategy 1.1
Maintain existing commercial and industrial uses.
Action Item 1.1.1: Create an overlay district in appropriate areas to only permit
workforce/affordable housing in conjunction with permitted commercial and light
industrial uses.
Action Item 1.1.2: Amend the parking requirements in the overlay district by offering a
parking credit for on -street parking spaces located directly in front of the development
being served.
Action Item].1.3: Amend the floor area ratios in the overlay district for commercial retail
and industrial uses.
Action Item 1.1.4: Encourage local restaurants to purchase and sale locally caught
seafood from Stock Island by permitting an additional ground -mounted sign on
commercial property and a wayfinding sign along US I that only advertises the "Seafood
locally caught on Stock Island" and the corresponding name of the restaurant.
-Action Item 1.1.5: Create an overlay district to resolve issues with non -conforming
structures and uses in the MU and MI land use districts.
Strategy 1.2
Create a "downtown" district.
Version: July 13, 2006 Page 24 of 54
Action Item 1.2.1: Identify Safe Harbor as a focal point of the "downtown" district. As
part of this designation, analyze the appropriate boundaries for the "downtown" district
and propose revisions to the Land Development Regulations.
Action Item 1.2.2: Allow the existing nonconforming commercial uses in the
"downtown" overlay district to maintain their current density if workforce/affordable
housing is provided above the commercial use. The workforce housing shall be
calculated based on zero density.
1.3
Acquire waterfront property, preferably with existing infrastructure to support commercial
fishing.
Action Item 1.3.1: Explore and pursue partnerships and funding sources for land
acquisition (WRT).
Action Item 1.3.2: Lease acquired commercial fishing property back to a broad based
coalition of commercial fishing interests, such as a co-op (WRT).
` Action Item 1.3.3: Require easement agreements for commercial fishing on waterfront
property through the development/redevelopment approval process.
Action Item 1.3.4: Amend the Land Development Regulations to eliminate the list of
permitted uses that are not consistent with the purpose of the zoning district.
Version: July 13, 2006 Page 25 of 54
C�
MONROE COUNTY PLANNING COMMISSION
RESOLUTION NO.45-11
A RESOLUTION BY THE MONROE COUNTY PLANNING COMMISSION
RECOMMENDING TO THE MONROE COUNTY BOARD OF COUNTY
COMMISSIONERS THAT IT NOT TRANSMIT TO THE STATE LAND
PLANNING AGENCY AN ORDINANCE BY THE MONROE COUNTY
BOARD OF COUNTY COMMISSIONERS AMENDING POLICY 101.4.5 TO
AMEND THE MIXED USE/COMMERCIAL (MC) FUTURE LAND USE MAP
CATEGORY DESCRIPTION AND AMENDING POLICY 101.4.21 TO
ASSIGN THE MARITIME INDUSTRIES (MI) ZONING DISTRICT TO THE
MC CATEGORY, TO AMEND THE MAXIMUM NET DENSITY RANGE
AND THE MAXIMUM INTENSITY RANGE FOR THE MC FUTURE LAND
USE MAP CATEGORY AND TO CLARIFY THE FOOTNOTES WITHIN
THE TABLE.
WHEREAS, the Monroe County Development Review Committee considered the proposed
amendment at a regularly scheduled meeting held on the 17t' day of October, 2011; and
WHEREAS, at a regularly scheduled meeting held on the 1 St day of December, 2011, the
Monroe County Planning Commission held a public hearing for the purpose of considering the
transmittal to the State Land Planning Agency, for review and comment, a proposed amendment
to the Monroe County Year 2010 Comprehensive Plan; and
WHEREAS, the Monroe County Planning Commission makes the following findings of fact
and conclusions of law:
1. Longstock II, LLC, requested an amendment to Policies 101.4.5 and 101.4.21 to amend
the Mixed Use/Commercial (MC) Future Land Use Map Category description and assign the
Maritime Industries (MI) Zoning District to the MC category.
2. Policy 101.4.7 of the Monroe County Comprehensive Plan establishes the Industrial land
use category which provides for the development of industrial, manufacturing, and
warehouse and distribution uses. The Industrial land use category also allows other
commercial, public, residential, and commercial fishing -related uses. The Industrial land use
category does not provide for transient uses (no adopted transient density standards).
File Number. 2011-102
Resolution No. 45-11
3. The Maritime Industries (MI) zoning category is a corresponding zoning category within
the Industrial future land use map (FLUM) designation category.
4. The County has not adopted Comprehensive Plan amendments to further protect and
preserve working waterfront uses and the proposed amendment by Longstock II, LLC may
impact working waterfronts because of the addition of transient uses by allowing the MI
zoning category to be in the MC future land use map designation category..
5. Proposed Comprehensive Plan amendments which may impact working waterfronts need
to be analyzed and should not be done piecemeal.
NOW, THEREFORE, BE IT RESOLVED BY THE PLANNING COMMISSION OF
MONROE COUNTY, FLORIDA:
[Amendments are presented in strilw0woegh to indicate deletions and underline to indicate additions to
text. All other words, characters, and language of this subsection remain un-amended.]
The following amendment to the Monroe County 2010 Comprehensive Plan is not recommended
for transmittal to the State Land Planning Agency or adoption by the Board of County
Commissioners as follows:
Policy 101.4.5
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. Typical uses permitted within the Mixed Use/Commercial land use
category are those that establish or conserve areas of mixed uses, including but not limited to,
commercial fishing, hotels, residential, institutional, and a variety of commercial uses.
Employee housing and commercial apartments are also permitted.
The land use category is also intended to allow for the establishment of mixed use
development patterns, where appropriate. Various types of residential and non-residential
uses may be permitted; however, heavy industrial uses and similarly incompatible uses shall
be prohibited. The County shall continue to take a proactive role in encouraging the
maintenance and enhancement of community character and economically viable traditional
uses on the waterfront.
In order to protect environmentally sensitive lands, the following development controls shall
apply to all hammocks, pinelands, and disturbed wetlands within this land use category:
1. only low intensity commercial uses shall be allowed;
2. a maximum floor area ratio of 0.10 shall apply; and
3. maximum net residential density shall be zero.
File Number: 2011-102
Resolution No. 45-11
Policy 101.4.21
Monroe County hereby adopts the following density and intensity standards for the future
land use categories, which are shown on the Future Land Use Map and described in Policies
101.4.1 - 101.4.17:
Future Land Use Dardft and hWaft
Future Lard Use Category Mocated DensVO
Maxurum Net Dandy MID,
Maximum Interti*
And Corresponding Zoning (per sae)
(Per bulfe an)
(floor area ratio)
Agriar n (A)O 0 du
WA
0.20-025
no 0
WA
Airport (AD) 0 du
WA
0.10
0 roorrstpacBs
WA
Consendon (C) 0 du
WA
0.05
CD o
WA
Educdm (E)A) 0 du
WA
0.30
no OMWWSWM
WA
InduWW (Q 1 du
2 du
025-0.60
l and MI Omorlskipm
WA
Iris fional (INS)O 0 du
WA
0,25-0.40
rw _) 3-15 roorrlsftm
6-24
M&daW Nah a (MN) 0.01 du
WA
0.10
MN 0 22ONPEE
WA
AIlillary (NI) 6 du
12 du
0.30-0.50
MF iomorlwspacm
20 roarrstpaces
0.10-0.45
Moved Lwrwnuneraal (MC)o 1-6 du
2 6-18 du
(SC.11C. DR RV. and MU ronind
0.30-0.60 (M 2br1h101
(SC, UC, DR, W,, and MU and MI ao ft) 5-15 m mslspaoes
1 D-25 moms/spem
Mooed UseQmmell W Fishing (MCF)1 Appmx 3-8 du
12 du
025-0.40
- CF CM CFSD _ Omorrakipam
OErrafm
PLW (PF)fid 0 du
WA
0.10-0.30
no 0 morTSkipaces
WA
PW* Buhr (PB)M 0 du
WA
0.10-0.30
nod' o
-
wa
Reaeation (R) 025 du
WA
020
-jpR 2 romWq=m
WA
Residential Coruerva§m (RC) 0-025 du
WA
0-0.10
OS and NA " 0 toomsl
- -
WA
ReWderM Low (RL) 025-0.50 du
5 du
0.20-0.25
SSP, SR and SR-LRgqM 0 roormtEm
WA
Residential Medium (RM) approx. 0.5-8 du
WA
0
(IS zones) (1 du"
WA
0 roorrakipam
Radent al F%h (RH) approx. 3-16 du
12 du
0
(ISM, URMN, and URe zoning) (12 dullot)
20 rooff
10 roorraJspaces
File Number: 2011-102
Resolution No 45-11
Notes:
(a) WK nuns that makmum net densely bonuses shad not be availetle.
(b) The denslesforsubmerged lands, saltponds, tieshwater ponds, and mangroves shall be 0 and the mm tum netdenslas bonuses shal notbe
avallable.
(c) The dora1ed densely for CFV z mhg shot be 1 dwel ing unit pertit and the maximum net density bonuses 9d not be avaDable.
(d) Maxdmum net density bonuses shag not be avaUt b fhe SS dlWd
(e) The docaled demslty ibr I&D and URM inning shag be 2 and 1 dweing untls per lot, respectively and the mwft n net density bonuses "not be
available.
(i) The mm&num net der* for the UR shatl be 25 for unit Wwe al urils we designated as atbrdable hocing.
(P) ForpoperesconsWing of hammocks, pindandsordrsbrbed wetlands wft the MbW Use/Commeridal and Mbred Use/ Commerdel Ffshing lads use
categories, the floor area ratlo shall be OLIO and the maximum net residential dw* bonuses not apply.
(h) Uses under tfine ca ftories ofAgricube, Educallon, hsiihriional, Public Fwfflbs, and 13ui&V and Uses, which have no d rectiy conespon ft zoning,
may be m=por W intro now or wMng mft dsbicfs as applopdale.
(i) The um Net Delo Is the marnum allowale wtlh the use of TDft
PASSED AS NOT RECOMMENDING TRANSMITTAL by the Monroe County Planning
Commission at a regular meeting held on the 0 day of December, 2011.
Denise Werling, Chair
Randolph D. Wall, Vice Chair
Jeb Hale, Commissioner
Elizabeth Lustburg, Commissioner
William Wiatt, Commissioner^
PLANNING /-ZCOMMISSI OF MONROA COUNTY, FLORIDA
By
Denise Werling, Chair
Signed this day of 4 r1 a l
Monroe County Planning Commission Attorney
File Number 2011-102
Resolution No. 45-11
E
Rick Scott
GOVERNOR DEI
FLORIDA DEPARTMENTof
ECONOMIC OPPORTUNITY
May 4, 2012
The Honorable David Rice
Mayor, Monroe County Board of County Commission
9400 Overseas Hwy, #210
Marathon Airport Terminal
Marathon, FL 33050
Dear Mayor Rice:
Hunting F. Deutsch
EXECUTIVE DIRECTOR
The State Land Planning Agency (the Agency) has completed its review of the proposed
comprehensive plan amendment for Monroe County (Amendment No. 12-2ACSC), which was
received and detennined complete on March 7, 2012. Copies of the proposed amendment have
been distributed to the appropriate reviewing agencies for their review, and their comments are
enclosed. We have reviewed the proposed amendment in accordance with the state coordinated
review process set forth in Sections 163.3184(2) and (4), Florida Statutes (F.S.), for compliance
with Chapter 163, Part I1, F.S.
The attached Objections, Recommendations, and Comments Report outlines our findings
concerning the amendment. We have identified one objection and have included
recommendations regarding measures that can be taken to address the objection. We are also
providing two technical assistance comments consistent with Section 163.3168(3), F.S. The
Agency's technical assistance comments wilt not form the basis of a challenge. They are offered
as suggestions which can strengthen the County's comprehensive plan in order to foster a
vibrant, healthy community or are technical in nature and designed to ensure compliance with
the provisions of Chapter 163, F.S.
The County should act by choosing to adopt, adopt with changes, or not adopt the
Proposed amendment. Also, please note that Section 163.3184(4)(e)l, F.S., provides that if the
second public hearing is not held and the amendment adopted within 180 days of your receipt of
agency comments, the amendment shall be deemed withdrawn unless extended by agreement
with notice to the state land planning agency and any affected party that provided comment on
the amendment. For your assistance, we have enclosed the procedures for final adoption and
transmittal of the comprehensive plan amendment.
Florida Department of Economic Opportunity The Caldwell Building 107 E. Madison Street Tallahassee, FL 32399-4120
866.FLA.2345 850-245.7105 850.921 3223 Fax www.FloridaJobs ora www.twiftercom
i
-- fFt DEO www,facebook.com/FLDEO
An equal opportunity employer/program. Auxiliary aids and services are available upon request to individuals with disabilities. Al! voice
telephone numbers on this document may be reached by persons using TTY/TDD equipment via the Florida Relay Service at 711.
Honorable David Rice
May 4, 2012
Page 2 of 2
My staff and I are available to assist the County in addressing the issues identified in our
report- If you have any questions, please contact Rebecca Jetton, at (850) 717-8494, or by email
at Rebecca..etton i, deo,myflorida,corn.
Sincerely,
Mike McDaniel, Chief
Bureau Of Community Planning
MM/bep
Enclosures: Objections., Recommendations and Comments Report
Review Agency Comments
Adoption Procedures
cc: Christine Hurley, Growth Management Director
Mr. James F. Murley, Executive Director, South Florida Regional Planning Council
Florida Department of Economic Opportunity The Caldwell Building 107 E. Madison Street Tallahassee, FL 32399-4120
866 FLA 2345 850.245,7105 850.921.3223 Fax .Flodgg42LLM MMntI16RttercOm(FLDEO AL N� .facebo� ok.com/F� LDEO
An equal opportunity employer/program. Auxiliary aids and services are available upon request to individuals with disabilities. All voice
telephone numbers on this document may be reached by persons using TTY/TDD equipment via the Florida Relay Service at 711.
STATE LAND PLANNING AGENCY
ii;
zlozl't i
'•i�!''i 1' 1
May 4, 2012
OBJECTIONS, RECOMMENDATIONS AND COMMENTS REPORT
FOR MONROE COUNTY
PROPOSED COMPREHENSIVE PLAN AMENDMENT
(DEO NO. 12-2ACSC)
I Consistency with Chapter 163, Part It and Chapter 380, Part I
The Department has the following objections and comments to the proposed
comprehensive plan amendment:
Objection 1: Monroe County has proposed policy 101.4.20 to address those applications
that request an increase in density/intensity and provides two options to the applicant.
Option one in the proposed policy only addresses density and intensity increases that are
for parcels one acre or greater in size and does not address lots smaller than one acre.
The policy does not provide meaningful and predictable guidelines and standards, and is
potentially inconsistent with Rule 28-20.140(5)9 and the Principles for Guiding
Development, because it is unclear if the requirements intended to discourage increases
in density and intensity also apply proportionately to lots less than an acre.
Authority: Section 163.3177(l), and 380.0552(7), Florida Statutes, (F.S.), Rule 28-
20.140(5)9, Florida Administrative Code
Recommendation: Revise the policy to clarify that Options 1 and 2 also apply
proportionately to properties less than an acre. The county is encouraged to develop a
mechanism that would require donation of land from Tier I when Tier I future land use
increases in density/intensity are considered.
II. Technical Assistance Comments
Comment: Data and analysis submitted with the amendment identifies two
properties that have Maritime Industries zoning district with one designated Public
Facilities and the other designated Conservation. The densities and intensities of the
Maritime Industries zoning district are inconsistent with the FLUM categories of
Public Facilities and Conservation. The Public Facilities Land Use and the
Conservation FLUM designations do not allow hotel rooms or dwellings. The
County should. establish zoning categories that are consistent with the FLUM and
remove the Maritime Industries zoning district from the parcels.
2. Comment: To eliminate potential confusion, the Department recommends that
Monroe County delete or revise the Action Items which govern clearing limits in the
Livable CommuniKeys Master Plans for Big Pine and Tavernier Creek to be
consistent with the minimum and maximum clearing limits indicated in Policy
101.4.22.
Olin
19 VA
A. Receipt of Comments from external Agencies
B. Citizen comments
Jetton, Rebecca
From: Demes, Ron A CIV CNRSE, NO2 [ron.demes@navy.mil]
Sent: Monday, April 02, 2012 11:16 AM
To: Hurley -Christine
Cc: Jetton, Rebecca; Santamaria-Mayte; Schwab-Townsley
Subject: RE: Monroe County Comprehensive Plan Amendment: County Resolution Number 025-2012
OK: I sent a text to Rebecca since my email was not working until mid morning. I was not
able to get email this weekend and saw an email from her on Sat. I will send you some dates
this afternoon.
V/r, ron
-----Original Message -----
From: Hurley -Christine [maiIto: Hurley -Christinej@MonroeCounty- FL. Gov]
Sent: Monday, April 02, 2012 11:13
To: Demes, Ron A CIV CNRSE, NO2; rebecca.ietton(@DEO.yflorida.com; Santamaria-Mayte; Schwab-
Townsley
Subject: Re: Monroe County Comprehensive Plan Amendment: County Resolution Number 025-2012
Rebecca is here. But I'm not sure of her schedule. Mayte is not here. So we'd prefer next
week sometime.
Sent from my iPhone
On Apr 2, 2012, at 11:09 AM, "Demes, Ron A CIV CNRSE, NO2" <ron.demes(@navy.mil> wrote:
> I will work this today now that computer is up and running. Is Rebecca here today? or
coming soon?
> -----Original Message -----
> From: Hurley -Christine [mailto:Hurley-Christineaa)MonroeCounty-FL.Gov]
> Sent: Monday, April 02, 2012 11:01
> To: Demes, Ron A CIV CNRSE, NO2; Tezanos-Mayra; Schwab-Townsley; Santamaria-Mayte
> Cc: imurley(@sfrpc.com; rebecca.jetton(@DEO.myflorida.com
> Subject: Re: Monroe County Comprehensive Plan Amendment: County Resolution Number 025-2012
> Mr Demes: We would like an opportunity to sit down with you and go over this email. Please
give us a couple of dates and times when you are available.
> It would be good if Rebecca can listen in as well.
> Mayra - please coordinate b
> Thank you
> Christine Hurley
> Sent from my iPhone
> On Mar 30, 2012, at 3:32 PM, "Demes, Ron A CIV CNRSE, NO2" <ron.demesonavy.mil> wrote:
>> Mr. Murley and Ms. Jetton:
>> As the representative of Naval Air Station Key West acting on behalf of
>> the military installations within Monroe County jurisdiction and
>> representing the Military interests as the ex-officio member of the
>> Monroe County planning commission and representative at DRC & BOCC
>> meetings, I am writing this email to document our objection to the comp
>> plan amendment on transmitting a proposed ordinance that revises Policy
>> 101.4.5 Mixed Use/commercial (MC) Future Land Use Map (FLUM) category
>> description and amends Policy 101.4.21 to assign the Maritime Industries
>> (MI) Zoning District to the MC FLUM Category and amends the maximum net
>> density range and the maximum intensity range for the MC FLUM category
>> and clarifies the footnotes within the table.
>> I have voiced this objection at the Development Review Committee and
>> Planning Commission meetings regarding the proposed designation changes.
>> Our primary objection to the proposed amendment is to the significant
>> increase in residential type density that would be allowed under this
>> amendment in lands proximal to Naval Air Station Key West such as areas
>> of Noise Zones 65 DNL and higher. The current designation only allows
>> for a maximum density of 2 dwelling units per acre and zero transient
>> units. This change will allow for a 900% increase in residential
dwelling units and an infinite increase on transient units. We find this
>> contrary to FL statutes set to protect military interests in the State
>> of Florida.
>> As set for the in FS 163.3175(2), Naval Air Station Key West, associated
>> with Monroe County, is designated a major military installation and due
>> to its mission and activities, has a greater potential for experiencing
>> compatibility and coordination issues than others. Accordingly, FS
>> 163.3177(6)(a) relates to establishing compatible land use for such
>> bases with specific governments in proximity to and in association with
>> the specific military installations like NAS Key West. This amendment
inadequately addresses the Navy's concerns regarding the objections
>> brought out in the DRC and Planning commission. Upon unanimous denial of
>> this proposed FLUM designation change, we did not believe this would go
>> forward.
>> Additionally, we find this proposed amendment inconsistent with FS
>> 380.0552(7) and specifically principle (h) "to protect the value,
>> efficiency, cost effectiveness and amortized life of existing and
>> proposed public investments including: .....4. Key West Naval Air
>> Station and other military facilities."
>> A proposed solution could entail the county agreeing to no increase in
>> residential/transient density within the 65 DNL noise contours based on
>> the current 2007 AICUZ study.
>> Naval Air Station Key West looks forward to continuing dialog to resolve
>> this extremely important issue that is critical to our mission
>> sustainability.
>> V/r, Ron Demes
>> R. A. DEMES
>> Executive Director/Business Manager
Naval Air Station
>> P. 0. Box 9001
>> Key West, Florida 33040-9001
2
>> 305.293.2866 Executive Suite
>> 305.293.2488 XD/BM desk
>> 305.293.2230 Fax
>> 305.797.0158 XD/BM Cell
>> mailto:ron.demes(@navy.mil
7
'Florida Fish
and Wildlife
Conservation
Commission
COMMiSSionerS
Kathy Barco
Chairman
Jacksonville
Kenneth W. Wright
Vice Chairman
Winter Park
Ronald M. Bergeron
Fort Lauderdale
April 6, 2vi2
Mr. Ray Eubanks
Department of Economic Opportunity
Division of Community Development
107 East Madison Street, MSC-160
Tallahassee, FL 32399-4120
dcDexternalaeencvcominents(cvdea myflorida eom
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pQR _ 9 nkl
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j come' m D p1a06M9 al Cam un1�Y
IDWSOreau
Re: Monroe County Year 2010 Comprehensive Plan Amendment, 12-2 Expedited State
Review, Area of Critical State Concern, Monroe County
Dear Mr. Eubanks:
Florida Fish and Wildlife Conservation Commission (FWC) staff has reviewed the seven (7)
proposed amendments to Monroe County's Year 2010 Comprehensive Plan and provide the
following comments, under Chapter 163, Florida Statutes, for your consideration:
Richard A. Corbett Part of Monroe County (the City of Key West and the Florida Keys) is considered to be an Area
Tampa of Critical State Concern (ACSC), which includes environmental or natural resources of onal
Amiese P. mokalee~ Priddy regi
or statewide importance. FWC staff has been involved in the Tier Designation Review
Charles W. Roberts ill Committee along with Monroe County staff, public agencies, private consultants, planners, and
Tallahassee other interested parties. Participation in this committee has allowed FWC the opportunity to
Brian S. Yablonski provide input regarding fish and wildlife resources in the ACSC and as such, we believe the
Tallahassee proposed amendments do not appear to adversely affect regional or statewide resources.
Executive Staff After reviewing the proposed resolutions, FWC staff has determined that Resolution 021-2012
Nick Wiley may improve habitat protection by discouraging Future Land Use changes which increase
Executive Director allowable density/intensity. Resolutions 022-2012 and 024-2012 may also increase wetland
Greg Holder protection by assigning points under ROGO/NROGO (Rate of Growth Ordinance/Non-residential
Assistant Executive Director Karen Ventimiglia Rate of Growth Ordinance) for land dedication and also by assigning negative points to certain Chief of Staff Tier III parcels that contain submerged lands and/or wetlands requiring open space. These
provisions should prove effective in reducing impacts to fish and wildlife resources in this area.
Division of Species Conser�=
We appreciate the opportunity to participate in the Tier Designation Review Committee and look
wive:atiori forward to continuing this partnership, We also appreciate the opportunity to review the
Eric Sutton, Director proposed amendments and would like to extend this offer to the County's staff for future
coordination on Comprehensive Plan Amendment activities. If you or your staff needs further
(850) ass-7793 assistance, lease do not hesitate to contact Jane Chabre at 850-410-5367, or
(sso> 9a1-77s3 FAx F
FWCConservationPlanningServices�i)MyFWC com and she will be glad to make the necessary
arrangements. If you have specific questions regarding the content of this letter, please contact
Ben Shepherd at 407-858-6170 or by email at Ben.She. herd d)M FWC.com.
Managing fish and wildlife Sincerely,
resources for their long-term
well-being and the benefit
of people. /}Z
I
620 South Meridian Street Bonita am, Program Administrator
Tallahassee, Florida Office of Conservation Planning Services
32399.1600
Voice: (850) 488-4676 bg//bS
Hearing/speech-impaired: ENV 2-3-3
(800) 955-8771 M Monroe County 12.2ACSC 16011 040612
(800) 955-8770 M -
MYFWC.com
r. Ray EubL
Page 2
April 6, 2012
cc: Mayte Santamaria
Monroe County Planning and Environmental Resources
santamaria-ma tge(a!moni-oecounty-flgov
Terry Manning
South Florida Water Management District
ttnannin Cq),sfwmd gov
Jim Quinn
Florida Department of Environmental Protection
jim.quinn&udep state fl us
Rachel M. Kalin
South Florida Regional Planning Council
rkalin(�sfrpc.com
Wendy Evans, Administrative Assistant 11
Department of Agriculture and Consumer Services
wendy.evans(a).freshfrornflorida com
South
Florida
Regional
Planning VI-1 *_1
Council
AGENDA ITEM #1111
MR
SUBJECT: LOCAL GOVERNMENT COMPREHENSIVE PLAN PROPOSED AND ADOPTED
AMENDMENT CONSENT AGENDA
Pursuant to Section 163.3184, Florida Statutes, Council review of amendments to local government
comprehensive plans is limited to 1) adverse effects on regional resources and facilities identified in the
Strategic Regional Policy Plan for South Florida (SRPP) and 2) extrajurisdictional impacts that would be
inconsistent with the comprehensive plan of any affected local government within the Region.
A written report containing an evaluation of these impacts, pursuant to Section 163.3184— Florida Sta
k4jlAF1z--" 1*&A'-�li - ? I 4WIM(c=11 a-115—n—rung Agency within 30 calendar days q&
ceceipt of the amendment,
Staff analysis confirms that the proposed and/or adopted amendments identified in the Table below = e
generally consistent with and supportive of the Goals and Policies of the SR tta6e,�?
gA g
1 -Ternment ancl!Aate Land 1-71anning enj
$oil
Broward County
811
#12-2ESR
Consistent
City of Oakland
Park #12-lESR
If adopted the proposed Council Review Date and Consistency Finding is shown in Column 5
—Me amendment is not required to be reviewed at transmittal.; N/A: not applicable
RecoMMendation
Find the proposed and/or adopted plan amendments from the local governments of Monroe County,
Southwest Ranches Broar d County, and Oakland Park generally cOftsintent with the Strategic
3440 Hollywood Boulevard, Suite 140, Hollywood, Florida 33021
Broward (954) 985-4416, State (800) 9854416
FAX (954) 9864417, e-mail: sfadmin@sfrpc,com, web e- imsfrinng-rin.
Regional Policy Plan for South Florida. Approve this report for transmittal to the local goverrunents
with a copy to the State Land Planning Agency.
Attachment I
FLORIDA REGIONAL COUNCILS ASSOCIATION
LOCAL GOVERNMENT COMPREHENSIVE PLAN AMENDMENT REVIEW FORM 01
South Florida Regional Planning Council Agenda Item and Date: III.E; 4/2/12.
Local Government Amendment Number: Monroe County proposed #12-2ACSC.
Date Comments due to Local Government: 4/4/12.
Date Mailed to Local Government and State Land Planning Agency: Prior to 4/4/12.
Pursuant to Section 163,3184, Florida Statutes, Council review of amendments to Local government comprehensive
plans is limited to adverse effects on regional resources and facilities identified in the Strategic Regional Policy Plan
for South Florida (SRPP) and extrajurisdictional impacts that would be inconsistent with the comprehensive plan of
any affected local government within the region. A written report containing an evaluation of these impacts,
pursuant to Section 163.3184, Florida Statutes, is to be provided to the local government and the state land
planning agency within 30 calendar days of receipt of the amendment.
DESCRIPTION OF AMENDMENT
I. Upland Vegetation Clearing (Resolution 20-2012)
Revisions to Policies 101.4.22 and 205.2.7 and new Policy 101.4.23 would address limitations on clearing
of upland native vegetation, as recommended in the 2008, 2009, and 2010 Administration Commission 30-
Day Report to Monroe County and by the State Land Planning Agency. The text would define maximu
square footage for permitted clearing Tier I,11,111 and III -A lands. m
2. Discourage Increases in Density and Intensity (Resolution 21-2012)
New Policy 101.4.20 would discourage private application for future land use changes that increase
allowable density and intensity and further preserve the native habitat of the County, implementing the
Florida Keys Carrying Capacity Study and Rule 28-20.110 and 28-20.140 of the Florida Administration
Code (F.A.C.).
The definition for "private application' would be applications from private entities with ownership of the
upland development and parcel(s) of land or includes private upland development on County -owned
land. Those private applicants requesting FLUM amendments shall be required to comply with either of
the following:
1. For every acre of land for which there is a request to increase density and/or intensity, the
applicant shall purchase and donate 2 acres of land that contain non -scarified native upland habitat
and/or undisturbed wetland habitat to Monroe County for conservation (specific requirements shall
apply).
2. For each requested additional unit of density, the applicant shall purchase and donate a lot
designated as Improved Subdivision (IS) district on the Land Use (Zoning) District map that contain
non -scarified native upland habitat and/or undisturbed wetland habitat to Monroe County (Specific
requirements shall apply).
The parcel which is the subject of the request to increase its density and intensity must be designated as
Tier III and have existing public facilities, services, and central wastewater facilities.
3. Tier System positive point allocation for wetland dedication (Resolution 22-2012)
Revisions to Policies 101.5.4 and 101.5.1 would assign positive points under the residential and non-
residential permit allocation system for the dedication of parcels that contain wetlands or Tier II1-A
(Special Protection Area) parcels.
The Tier system is used for purposes of land acquisition and smart growth initiatives. Tier I are Natural
Areas, Tier II are Transition and Sprawl Reduction Areas on Big Pine and No Name Keys, Tier III are
Infill Areas, and Tier III -A are Special Protection Areas. Currently protective criteria for wetlands are not
addressed.
4. Tier Re -designation for Seacamp Property (Resolution 23-2012)
Revisions to the Livable CommuniKeys Master Plan for Big Pine and No Name Keys, which is adopted
by reference into the Comprehensive Plan, would amend the designation of ten parcels known as the
Seacamp property (approximately 12 acres) from Tier I to Tier III and as institutional Use. The property
is used by a not -for -profit organization that provides marine education to children. The change would be
consistent with the existing land use and correct a scrivener's error in the original Master Plan.
5. Tier System negative point allocation for wetland protection (Resolution 24-2012)
Revisions to Policies 101.5.4 and 101.5.5 would assign negative points under the residential and non-
residential permit allocation system to Tier III parcels that contain submerged lands and/or wetlands that
require 100% open space and that are located adjacent or contiguous to Tier I properties. This
amendment would provide an additional layer of protection for wetlands, similar to County Amendment
4 (Resolution 22-2012).
6. Mixed Use/Commercial Land Use Map Designation and Maritime Industry Zoning (Resolution 25-
2012)
Revisions to Policies 101.4.5 and 101.4.21 would amend the Mixed Use/Commercial (MC) future land use
category description to allow Maritime Industries (MI) zoning in the MC category. Of 29 parcels
currently zoned MI, all but one are on Stock Island, with 59.7 acres in the Industrial future land use
category, and 29.5 acres in Public Facilities. Although MI zoning allows transient (hotel/motel) units, the
Industrial future land use category does not. The staff backup indicates that the amendment is intended
to encourage the preservation of recreational and commercial working waterfronts for water -dependent
uses.
The changes would:
• Add language that MC future land use districts are to establish and conserve areas of mixed uses,
which may include maritime industry, light industry, commercial fishing, transient and permanent
residential, institutional, public, office, commercial and retail use;
• Encourage the maintenance and enhancement of community character, recreational, and commercial
working waterfronts; and
• Apply certain criteria to lands designated with the Maritime Industries zoning, including
maintaining a minimum of 35% of the upland area for working waterfront and water dependent uses
and similar wet slips, dock, and public access walkway preservation.
• Limit -parcels to commercial apartments only. Commercial apartments would be an attached or
detached residential dwelling unit located on the same parcel as a nonresidential use that is to serve
as housing for the owner or employees of the nonresidential use.
7. Lower Keys Livable CommuniKeys Plan (Resolution 26-2012)
A revision to Policy 101.20.2 would incorporate the Lower Keys Livable CommuniKeys Master Plan by
reference into the Comprehensive Plan. The intent of the County's Livable CommuniKeys Plans is to
contain framework for future development and redevelopment based on the applicable community
character and environmental conditions.
1. ADVERSE EFFECTS TO SIGNIFICANT REGIONAL RESOURCES AND FACILITIES
IDENTIFIED IN THE STRATEGIC REGIONAL POLICY PLAN.
Not Applicable.
2. EXTRAJURISDICTIONAL IMPACTS INCONSISTENT WITH ANY COMPREHENSIVE PLANS
OF LOCAL GOVERNMENTS WITHIN THE REGION.
Not Applicable.
SOUTH FLORIDA WATER MANAGEMENT DiSTRICT
- y
March 20, 2012
Mr. Ray Eubanks
Administrator, Plan Review & Processing
Department of Economic Opportunity
Division of Community Planning and Development 32d-� L
107 East Madison Street
Tallahassee, Florida 32399-4120
Dear Mr. Eubanks:
Subject: Monroe County, Amendment #12-2ACSC
Comments on Proposed Comprehensive Plan Amendment
The South Florida Water Management District (District) has completed its review of the
proposed amendment package submitted by Monroe County (County). The
amendment package consists of seven text and map amendments to update the
Comprehensive Plan. There appear to be no regionally significant water resource
issues; therefore, the District forwards no comments on the proposed amendment
package.
The District offers its technical assistance to the County, the Florida Keys Aqueduct
Authority, and the Department of Economic Opportunity in developing sound,
sustainable solutions to meet the County's future water supply needs and to protect the
region's water resources. Once the amendment is adopted, please forward a copy to
the District. For assistance or additional information, please contact Terry Manning,
Policy and Planning Analyst, at (561) 682-6779 or tmanning sfwmd aov.
Sincerely,
Rod A. Braun
Director
Office of Intergovernmental Programs
RBttm
c: Christine Hurley, Monroe County
Rebecca Jetton, DEO
Rachel Kalin, SFRPC
1301 Gun Club Road, West Pahn Beach, Florida 3..1 06 • (561) 686-8800 FL WATS I-800-432-2045
Mailing Address: P.O. Box 24680, West Paint Beach, FL 33416- www.sfwmd.gov
Florida Department of
Environmental Protection
Marjory Stoneman Douglas Building
3900 Commonwealth Boulevard
Tallahassee, Florida 32399-3000
April 5, 2012
Mr. Ray Eubanks
Plan Review Administrator
Department of Economic Opportunity
Bureau of Community Planning
Caldwell Building
107 East Madison Street MSC 160
Tallahassee, FL 32399-6545
Fick Scott
Governor
jP.;nnffe, Carrot€
Lt. Governor
f ieE-sP hei T. Vinyard: Jr.
Secretary
Re: Monroe County 12-2ACSC Proposed; Comprehensive Plan Amendment
Review
Dear Mr. Eubanks:
The Office of Intergovernmental Programs of the Florida Department of Environmental
Protection (Department) has reviewed the above -referenced amendment proposal under
the procedures of Chapter 163, Florida Statutes. The Department conducted a detailed
review that focused on potential adverse impacts to important state resources and
facilities, specifically: air and water pollution; wetlands and other surface waters of the
state; federal and state-owned lands and interest in lands, including state parks,
greenways and trails, conservation easements; solid waste; water and wastewater
treatment; and, where applicable, the Everglades ecosystem.
Based on our review of the proposed amendment, the Department has found no provision
that requires comment under laws that form the basis of the Department's jurisdiction
Thank you for the opportunity to comment on the proposed amendment package. Should
you have any questions or require further assistance, please call me at (850) 245-2169.
Sincerely,
Chris Stahl
Office of Intergovernmental Programs
Virrm "Jops r, rp Us
RICK SCOTi
GOVERNOR
.Florida Department of Transportation
1000 NW 111 Avenue
Miami, Florida 33172-5800
April 3, 2012
Ray Eubanks, Plan Processing Administrator
Department of Economic Opportunity
Community Planning and Development
107 East Madison Street
Caldwell Building, MSC 160
Tallahassee, Florida 32399
ANANTH PRASAD, P.E.
SECRETARY
A,,lA vZ
Subject: Comments for the Proposed Comprehensive Plan Amendment,
Monroe County, #12-2ACSC
Dear Mr. Eubanks:
The Florida Department of Transportation, District Six, completed a review of the
Proposed Comprehensive Plan Amendment, Monroe County, #12-2ACSC. The
District reviewed the amendment package per Chapter 163 Florida Statutes and
found that one of the proposed amendments has the potential to adversely impact
transportation resources and facilities of state importance. Below are general
planning comments for the County's consideration. Please contact Ken Jeffries at
305-470-5445 if you have any questions concerning our response.
• FDOT advises the County to provide data and analysis for the potential
impacts of Resolution Number 025-2012 on State roadways. Specifically, the
potential for Mixed Use/Commercial properties to rezone to Maritime
Industries and develop at a higher intensity should be analyzed.
• Alternatively, if the County does not wish to increase the potential amount of
development allowed under Mixed Use/Commercial, it is recommended that
the County limit the maximum intensity of development under Mixed
Use/Commercial to 0.45 FAR (the existing maximum intensity) for all zoning
designations.
Sincerely,
Z -'Zkt, �
�r
Phil Steinmiller
District Planning Manager
April 3, 2012
Page 2 of 2
Cc: Harold Desdunes, PE, Florida Department of Transportation, District 6
Aileen Boucle, AICP, Florida Department of Transportation, District 6
Christine Hurley, Monroe County
Mayte Santamaria, Monroe County