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Item R10 R.10 Coty f � ,�� ,' BOARD OF COUNTY COMMISSIONERS �� Mayor David Rice,District 4 The Florida Keys � Mayor Pro Tem Craig Cates,District 1 y Michelle Coldiron,District 2 James K.Scholl,District 3 Ij Holly Merrill Raschein,District 5 County Commission Meeting August 17, 2022 Agenda Item Number: R.10 Agenda Item Summary #10950 BULK ITEM: No DEPARTMENT: Planning/Environmental Resources TIME APPROXIMATE: STAFF CONTACT: Cheryl Cioffari (305) 289-2506 1:30PM AGENDA ITEM WORDING: A Public Hearing to Consider Approval of an Ordinance Amending Land Development Code Section 130-140 to Establish a Purpose and Intent, Boundary, Transfers of Nonresidential Square Footage into the Safe Harbor Community Center ("SHCC"), Permitted and Conditional Uses, Maximum Density for Hotel/Motel and Minimum Open Space, Maximum Nonresidential Land Use Intensities and District Open Space, Parking, Setbacks, and Signage. ITEM BACKGROUND: On August 16, 2018, the Monroe County Planning and Environmental Resources Department received an application from Bart Smith of Smith/Hawks, PL (the "Agent") on behalf of Longstock 11, LLC (the "Applicant") to amend Monroe County Land Development Code ("LDC) Section 130-40 to establish the Safe Harbor Community Center ("SHCC') Overlay District through the establishment of: Purpose and intent, boundary, transfers of nonresidential square footage into the SHCC, permitted and conditional uses, maximum density for hotel/motel and minimum open space, maximum nonresidential land use intensities and district open space, parking, setbacks, and Signage. On March 18, 2019, the Applicant submitted a revised application (the "Application"), revising the language of the proposed LDC text amendment by providing additional text that"reflects the need to preserve and promote recreational and commercial working waterfront uses, as defined by 342.07, Fl. Stat., and pursuant to Policy 101.5.6 o[f] the Monroe County Comprehensive Code [Plan]". The Application also included new language related to CBRS restrictions within the SHCC. The Applicant provided revised language on July 15, 2020, and August 6, 2020. On September 28, 2021, the Applicant submitted further revisions to the proposed LDC language with some additional minor edits submitted on July 7, 2022. This professional staff report includes a review of the proposal based on the September 2021 submission with the July 7, 2022, edits included. Development Review Committee and Public Input At regular meeting held on June 23, 2020, the Development Review Committee ("DRC) considered Packet Pg. 3708 R.10 the proposed LDC text amendment, and provided for public comment. On July 15, 2020, the Applicant submitted revised language that has been reviewed by professional staff. Subsequently, at regular meeting held on August 25, 2020, the DRC considered the proposed LDC text amendment, and provided for public comment. Planning Commission and Public Input On January 26, 2022, the Monroe County Planning Commission ("PC") considered the proposed amendment at a regular meeting and recommended the following through PC Resolution No. 05-22: 1. Approval with changes as discussed during the hearing to the Monroe County Board of County Commissioners of an amendment to the Monroe County Land Development Section 130-140 excluding the discussion of transfer of development rights ("TDRs"); and 2. Recommend the Applicant(s) proposed language as it relates to TDRs as indicated in Section 130-140(e)(1)(b.)to state: For the preservation of 50% or more of the upland area of property for working waterfront and water dependent uses, the residential density, including Hotel/Motel density, on the property may be developed pursuant to the maximum net density standard without the use of TDRs. BACKGROUND INFORMATION Site Information: Location: MM 5, Stock Island Boundary: Affected parcels are indicated in red cross hatches shown below: Property ID Numbers (32 Parcels): , 00123770-000000; 00127380-000000; 00123570-000000; 00123540-000000 '' 00127250-000000; 00123600-000102; 00127280-000200; 00127280-000100; , 00123731-000000; 00123590-000000; 00123600-000101; 00127290-000000; r ,, 00127280-000000; 00123730-000100; 00123660-000000; 00123720-000400; 00123730-000200; 00127270-000000; 00123762-000000; 00123600-000100; 00123800-000101; 00123800-000102; 00123761-001000; 00123761-000100 00123761-000200; 00123761-000300; 00123761-000500; 00123761-000600; `��_ 00123761-000400; 00123761-000800; �;�% 00123761-000900 and 00123761- 000700 Applicant: Longstock 11, LLC Agent: Smith/Hawks, PL Size of Affected Portion of Property: 3,062,591 SF (70.31 acres); includes 1,533,841 SF (35.21 acres) classified as environmentally sensitive land according to the Monroe County Property Appraiser's Office Packet Pg. 3709 R.10 FLUM Designations: Mixed Use/Commercial ("MC") Land Use Districts: Mixed Use (MU) and Maritime Industries ("MI") Tier Designation: III Flood Zones: AE(EL 8 and 9); VE EL 11 and 13) CBRS: Yes; Parcels/Parcel Nos. 00123660-000000, 00123720-000400 and 00123761-000900 (Unit FL-57) Existing Uses: Artists' studios, auto repair, boat repair, commercial fishing, commercial waterfront, deep water dockage, live-a-board vessels, residential, industrial uses, office, marina, marina activities, retail, restaurant, storage, Stock Island Marina Village, The Perry Hotel, trash transfer station, warehouse and working waterfront. Existing Vegetation/Habitat: Developed Land, Undeveloped Land, Scrub Mangrove, Mangrove and Exotic Community Character of Immediate Vicinity: Adjacent land uses include public uses (Bernstein Park) to the west and public uses (FKAA and Utility Board of Key West) to the south/southeast, vacant land to the south/southwest, open water to the south, and residential and nonresidential to the north and the east. MIAL• The proposed SHCC Overlay District is within the MIAI and the majority of properties within the proposed SHCC Overlay are within the 60-64 DNL. In the application materials, the Applicant states that the reason for the proposed amendments is: "The Monroe County Comprehensive Plan provides for the Livable CommuniKeys Master Plan which in turn provides for the Master Plan for the Future Development of Stock Island & Key Haven, which provides for the establishment of the Safe Harbor Community Center Overlay District which is the basis of this amendment." The Applicant's full explanation and justification of the proposed amendments is included in the file for the application.1 The professional staff have reviewed the Applicant's submittal and supporting documentation. The proposed text amendment is intended to implement the goals, strategies and action items of the Stock Island and Key Haven Livable CommuniKeys Master Plan ("LCP") and the Stock Island Harbor Preservation / Redevelopment and Intra-Island Corridor Enhancement Plan (the "Stock Island Harbor Preservation / Redevelopment Plan"). The LCP and Stock Island Harbor Preservation / Redevelopment Plan were developed through a public participation process, adopted by the BOCC, and represent the community's vision for the Stock Island and Key Haven area. The proposed amendment is consistent with one or more of the required provisions of LDC Section 102-158(d)(7)(b), as detailed in the professional staff report. STAFF-RECOMMENDED CHANGES TO PROPOSED TEXT AMENDMENT The professional staff are providing recommended changes to the proposed text amendment to ensure the SHCC Overlay District is consistent with the Comprehensive Plan and internally consistent with the Land Development Code, and is consistent with, and implements the goals, File No.2018-169. Packet Pg. 3710 R.10 strategies and action items of the LCP. Some of the changes and allowances proposed are action items directly identified in the LCP and identified in Section III of the professional staff report. CONTRACT/AGREEMENT CHANGES: n/a STAFF RECOMMENDATION: The Planning and Environmental Resources Department's professional staff recommend that,prior to consideration/approval of the Applicant's submittal, the Applicant resolve all of the outstanding comments and consistency issues detailed in Section III., Analysis, of the Department's professional staff report. Furthermore, the professional staff recommends Board approval of the professional staff report's revisions to the Applicant's proposed language, detailed in Section IV., of the Department's professional staff report. DOCUMENTATION: 2018-169_BOCC_Staff Report 08.17.22 2018-169 Ordinance FINANCIAL IMPACT: Effective Date: Expiration Date: Total Dollar Value of Contract: Total Cost to County: Current Year Portion: Budgeted: Source of Funds: CPI: Indirect Costs: Estimated Ongoing Costs Not Included in above dollar amounts: Revenue Producing: If yes, amount: Grant: County Match: Insurance Required: N/A Additional Details: n/a REVIEWED BY: Emily Schemper Completed 08/02/2022 12:57 AM Peter Morris Completed 08/02/2022 9:46 AM Purchasing Completed 08/02/2022 9:49 AM Packet Pg. 3711 R.10 Budget and Finance Completed 08/02/2022 9:51 AM Brian Bradley Completed 08/02/2022 10:04 AM Lindsey Ballard Completed 08/02/2022 10:38 AM Board of County Commissioners Pending 08/17/2022 9:00 AM Packet Pg. 3712 R.10.b 18, , Y 4 5 6 MONROE COUNTY, FLORIDA 7 MONROE COUNTY BOARD OF COUNTY COMMISSIONERS S 8 0 9 ORDINANCE NO. -2022 10 11 to 12 AN ORDINANCE BY THE MONROE COUNTY BOARD OF COUNTY 13 COMMISSIONERS ESTABLISHING MONROE COUNTY LAND 14 DEVELOPMENT CODE SECTION 130-140 SAFE HARBOR COMMUNITY E 15 CENTER OVERLAY (SHCC), ESTABLISHING PURPOSE AND INTENT, U 16 PERMITTED USES, DENSITY AND INTENSITY, OFF-STREET 0 17 PARKING, REQUIRED SETBACKS, SIGNAGE AND THE BOUNDARY 18 OF THE OVERLAY DISTRICT WHICH IS GENERALLY COMPRISED as 19 OF A CERTAIN AREA ON STOCK ISLAND, MONROE COUNTY, 20 FLORIDA, BOUNDED BY FRONT STREET TO THE EAST, FOURTH 21 AVENUE TO THE NORTH, FIFTH AVENUE TO THE NORTH, SHRIMP 22 ROAD TO THE WEST AND SHRIMP ROAD TO THE SOUTH BUT 23 EXCLUDING CERTAIN PROPERTY OWNED BY THE UTILITY BOARD 24 OF THE CITY OF KEY WEST AND CERTAIN PROPERTY OWNED BY 0 25 THE FLORIDA KEYS AQUEDUCT AUTHORITY BOUNDED BY FRONT 6 26 STREET TO THE EAST; AS PROPOSED BY SMITH/HAWKS, PL ON 27 BEHALF OF LONGSTOCK II, LLC; PROVIDING FOR SEVERABILITY; 28 PROVIDING FOR REPEAL OF CONFLICTING PROVISIONS; 29 PROVIDING FOR TRANSMITTAL TO THE STATE LAND PLANNING 30 AGENCY AND THE SECRETARY OF STATE; PROVIDING FOR 31 INCLUSION IN THE MONROE COUNTY CODE; PROVIDING FOR AN 32 EFFECTIVE DATE. (FILE 2018-169) 33 34 35 i 36 WHEREAS,pursuant to Article 8 of the Florida Constitution and Section 125.66, Florida 37 Statutes, Monroe County possesses the police powers to enact ordinances in order to protect the 38 health, safety, and welfare of the County's citizens; and N 39 a 40 WHEREAS, on August 16, 2018, August 16, 2018, the Planning and Environmental 41 Resources Department received an application from Bart Smith of Smith/Hawks,PL(the"Agent") 42 on behalf of Longstock II, LLC (the "Applicant,") to amend Monroe County Land Development 43 Code (LDC) Section 130-40 to establish the Safe Harbor Community Center (SHCC) Overlay 44 District through the establishment of: purpose and intent, boundary, transfers of nonresidential 45 square footage into the SHCC, permitted and conditional uses, maximum density for hotel/motel Ordinance No. -2022 Page 1 of 18 File 42018-169 Packet Pg. 3713 R.10.b I and minimum open space, maximum nonresidential land use intensities and district open space, 2 parking, setbacks and signage; and 3 4 WHEREAS, on March 18, 2019, the Applicant submitted a revised application (the 5 "Application"), revising the language of the proposed LDC text amendment by providing 6 additional text that "reflects the need to preserve and promote recreational and commercial 7 working waterfront uses, as defined by 342.07, Fl. Stat., and pursuant to Policy 101.5.6 o[f] the S 8 Monroe County Comprehensive Code [Plan]". The Application also included new language 9 related to CBRS restrictions within the SHCC; and L- as 10 11 WHEREAS, on August 6, 2020, the Applicant submitted revised language for the to 12 proposed text amendment; and 13 14 WHEREAS, Staff is recommending edits to the Applicant's proposal in an effort to E 15 provide for internal consistency of the Land Development Code (LDC), and to further implement U 16 goals, strategies and action items of the Stock Island and Key Haven Livable CommuniKeys 0 17 Master Plan (the "LCP") and the Stock Island Harbor Preservation / Redevelopment and Intra- 18 Island Corridor Enhancement Plan (the "Stock Island Harbor Preservation / Redevelopment as 19 Plan"), which represent the community's vision for the Stock Island and Key Haven area; co 20 21 WHEREAS, the Monroe County Development Review Committee (DRC) reviewed and 22 considered the proposed amendment at a regularly scheduled meeting held on August 25, 2020; 23 and 24 as 25 WHEREAS, Monroe County policies and regulations adopted in the Monroe County 26 Comprehensive Plan and Land Development Code are to maintain public health, safety, and as E 27 welfare of the citizens of the Florida Keys and to strengthen our local government capability to 28 manage land use and development; and X 29 1 U 30 WHEREAS, the Monroe County Planning Commission held a public hearing on January 31 26, 2022, for review and recommendation on the proposed amendment; and as 32 33 WHEREAS, on January 26, 2022, the Planning Commission considered the proposed 34 amendment at a regular meeting and recommended the following through PC Resolution 05-22: E 35 0CD 36 1. Approval with changes as discussed during the hearing to the Board of CountyCD e 37 Commissioners of an amendment to the Monroe County Land Development Section 130- Go Go CD 38 140 excluding the discussion of transfer of development rights (TDRs); and N 39 2. Recommend the Applicants' proposed language as it relates to transfer of development 40 rights (TDRs) as indicated in Section 130-140(e)(1)b.to state: For the preservation of 50% E 41 or more of the upland area of property for working waterfront and water dependent uses, 42 the residential density, including Hotel/Motel density, on the property may be developed 43 pursuant to the maximum net density standard without the use of TDRs. 44 Ordinance No. -2022 Page 2 of 18 File 42018-169 Packet Pg. 3714 R.10.b I WHEREAS, at a regularly scheduled meeting held on the 17th day of August 2022, the 2 Monroe County Board of County Commissioners held a public hearing,considered the staff report, 3 and provided for public comment and public participation in accordance with the requirements of 4 state law and the procedures adopted for public participation in the planning process; and 5 6 WHEREAS, based upon the documentation submitted and information provided in the 7 accompanying staff report, the BOCC makes the following Conclusions of Law: S 8 0 9 1. The proposed amendment is consistent with the Goals, Objectives and Policies of the as 10 Monroe County Year 2030 Comprehensive Plan; and 11 2. The proposed amendment is consistent with the Principles for Guiding Development to 12 for the Florida Keys Area of Critical State Concern, Sec. 380.0552(7), F.S.; and r- 13 3. The proposed amendment is consistent with Part II of Chapter 163,Florida Statute; and � 14 4. The proposed amendment is necessary due to consistency with the Comprehensive Plan E 15 and the principles for guiding development, as required by Section 102-158 of the U 16 Monroe County Code. 0 E 17 NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY 18 COMMISSIONERS OF MONROE COUNTY, FLORIDA: 19 20 Section 1. The Monroe County Land Development Code is hereby amended as follows: 21 CAS Proposed Amendment deletions are ; additions are shown in underlined). 22 as 23 Sec. 130-140. Safe Harbor Community Center Overlay District (SHCC). E 24 (a) Purpose and intent. The purpose of the Safe Harbor Community Center (SHCC) Overlay 25 District is to implement aplicable goals, objectives, and policies of the Comprehensive Plan � 26 promoting a working waterfront and public access to the marine and coastal waters and allowing U 27 for redevelopment in a non-environmentally sensitive area of the Lower Keys for hotels/motels, 28 affordable/workforce housing, commercial retail, and restaurant uses while balancing the 29 protection of recreational and commercial working waterfront and commercial fishing uses, and 30 preserving _and protecting coastal and natural resources and the community character. The intent protecting coastal and natural resources and the community character. The intent 31 is to protect and maintain the character of the Safe Harbor area while allowing redevelopment/infill 0 32 within the overlay district, an area that is the result of dredge and fill which has been developed 33 with nonresidential uses. Go T- CD 34 as E Ordinance No. -2022 Page 3 of 18 File 42018-169 Packet Pg. 3715 R.10.b I Furthermore, the purpose of the SHCC Overlay District is to implement the goals, strategies 2 and action items of the Stock Island - Key Haven Livable Communikeys Plan and the Stock 3 Island Harbor Preservation / Redevelopment and Intra-Island Corridor Enhancement Plan to 4 encourage redevelopment that maintains and enhances the economic diversity of the 5 community; direct future residential and commercial activities to areas most suitable in the 6 Planning Area, preserve and increase the number of housing units available for low and very 7 low income families, maintain affordable housing while providing for a mix of housing 8 options, maintain and enhance the community character of a diverse and unique mixed-use 9 community, separate from Key West, and maintain and enhance natural resources, taking _care - 10 to improve and protect water quality and beautify and preserve open space; protect shoreline 11 access for water based recreational activities, provide for all residential of the planning g area a to 12 safe, efficient and viable transportation system for the movement of people and goods,provide 13 for a safe, efficient, and viable transportation system for the movement of people and _goods, 14 preserve the working waterfront, revitalize the port area while improving the physical setting, E 15 accommodate a diversity of water-oriented activities and people, connect the port area to the U 16 surrounding community, provide access along the waterfront and to respect and reinforce the 0 17 heritage and character of the community_ 18 (b)Boundary. The Safe Harbor Community Center Overlay District shall be shown as an overlay 19 district on the Official Land Use District Map. The Safe Harbor Community Center Overlay 20 District shall be comprised of that certain area bounded by Front Street to the east, Fourth Avenue 21 to the north, Fifth Avenue to the north, Shrimp Road to the west, and Shrimp Road to the south 22 but excluding that certain property owned by the Utility Board of the City of Key West and Florida 23 Keys Aqueduct Authority bounded by Front Street to the east. qy E x 1 } r 0I e T— CD h 'w C �rN qb r E �.b 24 25 SHCC Overlay District Boundaries crosshatched in Red Ordinance No. -2022 Page 4 of 18 File 42018-169 Packet Pg. 3716 R.10.b I (c) In accordance with Policies 101.8.5 and 101.9.2 and Section 102-57(f), lawfully established 2 nonconforming non-residential structures which are non-conforming as to intensity within the Safe 3 Harbor Community Center Overlay District as of the effective date of this section may be rebuilt 4 to the preexisting use,building footprint and configuration without increase in density or intensity 5 of use, even if 100 percent destroyed provided that they are rebuilt to the preexisting use and 6 registered in accordance with Section 102-55. 7 (d) In accordance with Sections 138-51(c) and 138-50(j)(3),NROGO allocations or transfers over 8 10,000 square feet shall be permitted into the Safe Harbor Community Center Overlay District. 0 as 9 (e) In order to preserve and promote recreational and commercial working waterfront uses, the a 10 following criteria and incentives in furtherance of Policy 101.5.6, shall apply, and be available, to 11 all parcels within the Safe Harbor Community Center Overlay District that are zoned Maritime C 12 Industries (MI) and have a Mixed-Use Commercial (MC) FLUM Designation as follows: � E 13 1. When a mixture of uses is proposed for parcels designated as MI land use (zoning) c 14 district, working waterfront and water dependent uses, such as marina, fish L- 15 house/market, boat repair, boat building, boat storage, or other similar uses, but E 16 excluding transient uses, shall be preserved by maintaining a minimum of 35% of x 17 the upland area of the property for those uses. 18 To incentivize additional preservation of recreational and commercial working 19 waterfront uses, the following shall be available: 20 a. For the preservation of 3650% of the upland area of property for 21 working waterfront and water dependent uses,up to 20,000 square feet of 22 nonresidential floor area from the NROGO bank shall be provided to the 23 property; and 24 b. For the preservation of 50% or more of the upland area of property for < 25 working waterfront and water dependent uses, the residential density, on x .26 the grope may be developed pursuant to the maximum net density � 27 standard without the use of TDRs. 28 c. If parcels do not preserve 50% or more of the upland are of the property 29 for working waterfront and water dependent uses, TDRs can be utilized C 30 to attain the density between the allocated density standard up to the C 31 maximum net density standard. E 0 32 d. Deed restricted affordable dwelling units may be built up to the maximum CD I 33 net density without the use of TDRs. Go 34 e. Parcels within the MI zoning district that have existing wet slips shall CD CD N 35 preserve at least 20% of the wet slips for vessels involved with 36 recreational and commercial working waterfront uses, excluding live- a) 37 aboard vessels solely used as a residence and not for navigation._ 38 f. Parcels within the MI zoning district creating new wet slips shall preserve 39 at least 10% of the wet slips for vessels involved with recreational and 40 commercial working waterfront uses,excluding live-aboard vessels solely 41 used as a residence and not for navigation._ Ordinance No. -2022 Page 5 of 18 File 42018-169 Packet Pg. 3717 R.10.b I g_ The preservation of dockage for recreational and commercial working 2 waterfront uses shall be documented on the final development plan and 3 shall be a written condition of any permit approval. 4 h. For permanent residential development, parcels within the MI zoning 5 district shall be limited to commercial apartments or employee housing. 6 Commercial apartment means an attached or detached residential 7 dwelling unit located on the same parcel of land as a nonresidential use 8 that is intended to serve as permanent housing for the owner or employees 0 9 of that nonresidential use. The term does not include a tourist housing use 10 or vacation rental use. C as 11 i. The preservation of a public access walkway, and a public access boat 12 launch if one already exists, shall be required for all parcels with direct C 13 access to the water. Consideration shall be given to security and the E 14 physical constraints of the parcel. The public access walkway shall be 0 15 documented on the final development plan to link a continuous walkway tL- 16 and shall be a written condition of any permit approval. 17 as 18 (f) Within the boundaries of the Safe Harbor Community Center Overlay District, the permitted 19 and conditional uses in subsections (1)(b) and (c) shall be enforced, in lieu of Section 130-85, 20 Maritime Industries, and Section 130-88,Mixed Use, and the nonresidential land use intensities in 21 subsection (3) shall be enforced in lieu of Section 130-164, maximum nonresidential land use 22 intensities and district open space. 23 Permitted uses. The following uses are permitted as of right in the Safe Harbor Community C 24 Center(SHCC) Overlay District: E 25 1. Accessory uses; a) 26 2. Attached and detached dwellings involving less than six units, designated as 27 employee housing as provided for in Section 139-1, 28 3. Attached wireless communications facilities, as accessory uses,pursuant to section 29 146-5 d , m 30 4. Collocations on existing antenna-suporting structures, pursuant to Section 146- 'G 31 Sc CCD 32 5. Commercial apartments involving less than six dwelling units, but tourist housing 33 uses, vacation rental use, of commercial artments is prohibited. T- ap 34 6. Commercial fishing, N C 35 7. Commercial recreational uses limited to: as E 36 a. Bowling alleysalleys; 37 b. Tennis and racquetball courts, 38 C. Miniature golf and driving _ranges, 39 d. Theaters, Ordinance No. -2022 Page 6 of 18 File 42018-169 Packet Pg. 3718 R.10.b I e. Health clubs; and 2 f. Swimming pools, 3 8. Commercial retail, restaurant uses, or any combination thereof, of less than 5,000 4 square feet of floor area, 5 9. Detached dwellings within the Mixed Use (MU) Zoning District, 6 10. Institutional residential uses, involving less than ten dwelling units or rooms within 7 the Mixed Use (MU) Zoning District, > 8 11. Institutional uses, C 9 12. Light industrial uses, as 10 13. Office uses of less than 5,000 square feet of floor area, C 11 14. Public buildings and uses, E 12 15. Replacement of an existing antenna-suorting structure pursuant to Section 146- 0 13 al2h 0 14 16. Satellite earth stations, as accessory uses,pursuant to section 146-5(f), E m 15 17. Stealth wireless communications facilities, as accessory uses, pursuant to section r 16 146-5(e); and 17 18. Wastewater nutrient reduction cluster systems that serve less than ten residences, 18 provided that: 19 a. The wastewater treatment facility and wastewater treatment collection 20 systems are in compliance with all federal, state, and local requirements; 21 b. The wastewater treatment facility, wastewater treatment collection systems C 22 and accessory uses shall be screened by structures designed to be 23 architecturally consistent with the character of the surrounding community 24 and shall minimize the impact of any outdoor storage, temporary or 25 permanent, and u 26 C. In addition to any district boundary buffers set forth in chapter 114, 27 article V, a planting bed, eight feet in width, to be measured perpendicular 28 to the exterior of the screening structure shall be established with the C 29 following: C E 30 i. One native canopy tree for every 25 linear feet of screening 0i 31 structure, CD 32 ii. One understory tree for every ten linear feet of screening structure Go CD 33 and the required trees shall be evenly distributed throughout the N 34 planting bed, as 35 iii. The planting bed shall be installed as set forth in chapter 114, article E 36 IV, and 37 iv. A solid fence may be required upon determination by the planning 38 director. Ordinance No. -2022 Page 7 of 18 File 42018-169 Packet Pg. 3719 R.10.b 1 (2) The following uses are permitted as minor conditional uses in the Safe Harbor Community 2 Center (SHCC) Overlay District, subject to the standards and procedures set forth in 3 Chapter 110, Article III: 4 1. Agricultural uses, limited to mariculture,provided that: 5 a. The parcel proposed for development is separated from any established 6 residential uses by at least a class C bufferyard; s as 7 b. All outside storage areas are screened from adjacent uses by a solid fence, > 8 wall, or hedge at least six feet in height, 9 2. Attached and detached dwellings involving six to 18 units, designated as employee a 10 housing as provided for in Section 139-1. 11 3. Commercial apartments involving up to 18 dwellingunits,nits,provided that: � E 12 a. The hours of operation of the commercial uses are compatible with E 13 residential uses, U 2 14 b. Access to U.S. 1 is by way of: 15 i. An existing curb cut, as 16 ii. A signalized intersection, or 17 iii. A curb cut that is separated from any other curb cut on the same side 18 of U.S. 1 by at least 400 feet, 19 C. Tourist housing uses, including vacation rental uses, of commercial 20 apartments are prohibited, 21 4. Commercial retail, office, restaurant uses, or any combination thereof, of low and 22 medium intensity, of greater than 5,000 but less than 10,000 square feet or floor 23 area, provided that access to U.S. 1 is by way of: 24 a. An existing curb cut; 25 b. A signalized intersection, or to a 26 C. A curb cut that is separated from any other curb cut on the same side of U.S. 27 1 by at least 400 feet, 0 28 In no case shall parcels within the Maritime Industries (MI) zoning district contain C 29 more than 5,000 square feet of floor area of commercial retail_ E 0 30 5. Commercial retail, office, restaurant uses, or any combination thereof, of high 31 intensity, and of less than 5,000 square feet of floor area, provided that access to Go 32 U.S. 1 is byway of: T- N 33 a. An existing curb cut, C 34 b. A signalized intersection, or as 35 C. A curb cut that is separated from any other curb cut on the same side of U.S. 36 1 by at least 400 feet, 37 In no case shall parcels within the Maritime Industries (MI) zoning district contain 38 more than 5,000 square feet of floor area of commercial retail. Ordinance No. -2022 Page 8 of 18 File 42018-169 Packet Pg. 3720 R.10.b 1 6. Hotels of fewer than 50 rooms,provided that one or more of the following amenities 2 is available to _guests: 3 a. Swimming pool, 4 b. Docking Facilities, or 5 C. Tennis courts, 6 7. New antenna-suporting structures,pursuant to Section 146-5(a). 7 (3) The following uses are permitted as major conditional uses in the Safe Harbor Community > 8 Center Overlay District, subject to the standards and procedures set forth in Chapter 110, L- 9 Article III: C as 10 1. Attached and detached dwelling units involving more than 18 units, designated as u 11 employee housing as provided for in Section 139-1. C 12 2. Commercial retail, office, restaurant uses, or any combination thereof, of low and E 13 medium intensity, of greater than 10,000 square feet of floor area, provided that t0 14 access to U.S. 1 is by way of: L- 0 15 a. An existing curb cut, E 16 b. A signalized intersection, or 17 C. A curb cut that is separated from any other curb cut on the same side of U.S. 18 1 by at least 400 feet, e 19 In no case shall parcels within the Maritime Industries (MI) zoning district contain 20 more than 5,000 square feet of floor area of commercial retail. 21 3. Commercial recreation uses (indoor and outdoor), including amusement or sea life 22 parks and drive-in theaters,provided that: as 23 a. The parcel of land proposed for development does not exceed five acres, E 24 b. The parcel proposed for development is separated from any established X 25 residential use by a class C bufferyard; � to 26 C. All outside lighting is designed and located so that light does not shine 27 directly. o�y established residential use, and as 28 d. The parcel is within the Mixed Use (MU) zoning district. C 29 4. Hotels providing 50 or more rooms, provided that: E 30 a. The hotel has restaurant facilities on the premises, and 0i w CD 31 b. One or more of the following amenities is available to guests: ests: Go 32 i. Swimming pool, or 04 33 ii. Docking facilities, or 34 iii. Tennis courts, and E 35 C. Access to U.S. 1 is by way of: 36 i. An existing curb cut, 37 ii. A signalized intersection, or Ordinance No. -2022 Page 9 of 18 File 42018-169 Packet Pg. 3721 R.10.b I iii. A curb cut that is separated from any other curb cut on the same side 2 of U.S. 1 by at least 400 feet, 3 5. Marinas,provided that: 4 a. The parcel proposed for development has access to water at least four feet 5 below mean sea level at mean low tide, 6 b. The sale of goods and services is limited to fuel, food, boating, diving and 7 sport fishing products, 8 C. All outside storage areas are screened from adjacent uses by a solid fence, L- 9 wall, or hedge at least six feet in height, and a 10 d. Each nonwaterside perimeter setback of the parcel proposed for U 11 development must have a class C bufferyard within a side yard setback of C 12 no less than ten feet, and E 13 e. New and existing marine facilities, including marinas, with ten slips or t00 14 more, or one live-aboard-slip, must provide dedicated sewage pump-out L- 15 facilities or services. -0 m 16 6. Wastewater treatment facilities and wastewater treatment collection systems as 17 serving uses located in any land use district,provided that: 18 a. The wastewater treatment facility and wastewater treatment collection 19 systems are in compliance with all federal, state, and local requirements, 20 b. The wastewater treatment facility, wastewater treatment collection systems 21 and accessory uses shall be screened by structures designed to be 22 architecturally consistent with the character of the surrounding community 23 and minimize the impact of any outdoor storage, _temporary or permanent temporary or permanent, 24 and E 25 C. In addition to any district boundary buffers set forth in Chapter 114, x 26 Article V, a planting bed, eight feet in width, to be measured perpendicular i 27 to the exterior of the screening structure shall be established with the 28 following: as 29 i. One native canopy tree for every 25 linear feet of screening C 30 structure, C 31 ii. One understory tree for every ten linear feet of screening structure 0 32 and the required trees shall be evenly distributed throughout the C� 33 planting _bed, T- 34 iii. The planting bed shall be installed as set forth in Chapter 114, CD 04 35 Article IV, and 36 in. A solid fence may be required upon determination by the planning E 37 director. 38 (g) Allocated DensiLv for Residential Dwelling Units. For purposes of this overlay district,parcels 39 shall maintain the allocated density standard for residential dwelling units based on the underlying Ordinance No. -2022 Page 10 of 18 File 42018-169 Packet Pg. 3722 R.10.b I zoning districts in which it is located, of either Mixed Use (MU) of 1 du/ gross acre or Maritimes 2 Industries (MI) of 1 du/ gross acre. 3 (Q Maximum Net Density for Residential DwelliLg Units. For purposes of this overlay district, 4 parcels shall maintain the maximum net density standard for residential dwelling units based on 5 the underlying existing zoning districts in which it is located, of either Mixed Use (MU) of 12 6 du/buildable acre (18 du/buildable acre for affordable housing) or Maritimes Industries (MI) of 2 s 7 du/buildable acre and minimum open space shall be 0.20. Additional open space requirements may 8 apply based on environmental protection criteria — see additional open space rations in Chapter 0 9 118. In accordance with Section 101-2(1), the most restrictive ratios for open space shall ugly. C as 10 (1) The Maximum Net Density is the maximum density allowable with the use of 11 TDRs, or for qualifying affordable housingdevelopment.evelopment. TDRs can be utilized to .2 12 attain the density between the allocated density standard M to the maximum net E E 13 density standard. Deed restricted affordable dwelling units may be built M to the c 14 maximum net density without the use of TDRs. 0 15 (2) Developing under the maximum net density standard requires the transfer of 16 density (Transferable Development Rights or TDRs)pursuant to Section 130-160. 17 e 18 (h)Allocated Densityfor Hotel/Motel. For purposes of this overlay district,pf2ptt parcels shall 19 maintain the allocated density for transient units, limited to hotel/motel uses and institutional 20 residential uses based on the underlying „ e existing zoning oning districts in which it 21 is located of either Mixed Use (MU) of 10 rooms or spaces/acres for hotels and 5 rooms or 22 spaces/acres for institutional residential uses or Maritimes Industries (MI) of 10 rooms or E 23 spaces/acres for hotels. For properties designated as MI zoning that are within the I future land use 24 category, the allocated density for hotel and institutional residential uses shall be zero (0). 25 Pursuant to Section 138-23,new transient units, shall not be eligible for residential 26 ROGO allocations. as 27 (2) To develop transientunits,units mustbe transferred pursuant to Section 138-22(b). 0 m 28 E 29 (i) Maximum Densities for Hotel/Motel and Minimum Open Space. For purposes of this overlay i CD 30 district,parcels shall maintain the maximum net density for transient units, limited to hotel/motel 31 uses and institutional residential uses, permitted under the existing zoning oning districts. 32 C as 33 U) Maximum Nonresidential Floor Area. For the purposes of this overlay district, uses with E 34 corresponding intensity thresholds shall be cumulative and shall be in accordance with the 35 following _table: Ordinance No. -2022 Page 11 of 18 File 42018-169 Packet Pg. 3723 R.10.b Maximum Minimum Land Use Floor Area Open Space Ratio Ratio(a) Low Intensity Commercial Retail or Restaurant 0.45 0.20 Medium Intensity Commercial Retail or Restaurant 0.45 0.20 High Intensity Commercial Retail or Restaurant 0.30 0.20 s Office 0.50 0.20 Commercial Fishing 0.45 0.20 Light Industrial 0.60(b) 0.20 to Institutional 0.30 0.20 Public Building/Uses _0.60 0.200.60 0.20 Agriculture (Mariculture) 0.45 0.20 E Commercial Recreation 0.25 0.20 U 2 (a) Additional open space requirements may aply based on environmental protection 0 criteria—see additional open space ratios in Chapter 118. In accordance with Section 101-2(1), the most restrictive of these ratios applies. For properties within the Safe Harbor Community Center Overlay District with Light Industrial land use, the maximum floor area ratio shall be 0.60 in accordance with Policy 101.5.25 of the Comprehensive Plan as of its effective date. Only properties with an Industrial FLUM within the Safe Harbor Community Center Overlay District shall have a maximum FAR of 0.60. Properties with a Mixed Use/Commercial FLUM within the Safe Harbor Community Center Overlay District shall have this maximum FAR of 0.45. C E 1 x 2 (k)Notwithstanding Section 138-147(a), enclosed and partially enclosed boat barns shall not count � 3 towards Floor Area Ratio within the Safe Harbor Community Center Overlay District. to 4 as C 5 (l)Parking requirements. E 6 1. General Requirements. 0i Ca CD 7 a. Every use shall be provided with off-street parking in accordance with 8 Section 114-67. T- 9 b. Up to 20 percent of the required parking spaces for nonresidential uses may N 10 be replaced with an equivalent number of smaller parking spaces designed _ 11 to accommodate motorcycles or scooters and other similar modes of 12 transportation. 13 2. Required number ofo -streetparking spaces. Notwithstanding Section 114-67(e), 14 the following number of parking spaces shall be provided for each use: Ordinance No. -2022 Page 12 of 18 File 42018-169 Packet Pg. 3724 R.10.b Specific Use Category Minimum Required Number of Parking Spaces Per Indicated Unit of Measure Single-family dwelling units 2.0 spaces per dwelling unit Multifamily residential 2.0 spaces per each 1-bedroom dwelling unit_2.0 developments spaces per each 2-bedroom dwelling unit_ and 3.0 spaces per each 3 or more-bedroom dwelling unit as Commercial retail except as 3.0 spaces per 1,000 sq.ft. of nonresidential floor a otherwise specified in this area within the building and 1.5 spaces per 1,000 table sq. ft. of area devoted to outdoor retail sales C Eating and drinking For areas devoted to food/beverage service, 1.0 E E establishments, such as space per 3 seats or 3.0 spaces per 1,000 sq. ft. 0 restaurants and bars of nonresidential floor area, whichever total 0 amount is higher. For other areas, 3.0 spaces per 1,000 sq. ft. of nonresidential floor area within the building separate from the seating area and devoted to e activities other than food/beverage service (including, but not limited to, kitchen, office, as retail sales not related to food or beverage and storage) Commercial recreation 5.0 spaces per 1,000 sq.ft. of nonresidential floor E (indoor), excluding theaters, area within the building x as conference centers and activity centers Commercial recreation 5.0 spaces per 1,000 sq. ft. of the parcel that is as outdoor directly devoted to the outdoor recreational C activity, excluding areas used for parking and C driveways, required yards, and required E 0 landscaping and buffer areas CD I CD Theaters, conference centers, 1.0 space per 3.0 actual seats or based on seating ca acit T- or activity centers 1?X Go Offices 3.0 spaces per 1,000 sq.ft. of nonresidential floor N area within the building Hotels 1.0 space per each 1-bedroom transient dwelling unit and 1.0 space plus 0.5 space for each 2 additional bedroom per each 2 or more-bedroom transient dwellin unit Ordinance No. -2022 Page 13 of 18 File 42018-169 Packet Pg. 3725 R.10.b Industrial uses; excluding 2.0 spaces per 1,000 sq.ft. of nonresidential floor mini warehouses/self-storage area within the building, and 1.0 space per 1,000 centers, repair or servicing of sq. ft. of the parcel that is devoted to outdoor vehicles, and warehousing industrial use Live-aboard 1.5 spaces per berth Marinas and commercial 1.0 space per 2 berths plus 1.0 space per 4 dry fishing facilities storage racks 0 as Charter/guide boats, six or 2.0 spaces per berth a fewer passenger_ capacity u Party and charter/guide boats, 0.3 space per passenger capacity of vessel C more than six passengers E capacity t�0 Boat ramps 6.0 spaces per ramp, all spaces shall be a L- minimum of 14 feet by 55 feet, to accommodate E trailers and oversized vehicles as 1 3. Off-site parkiLig facilities. Notwithstanding Section 114-67(h), the following 2 requirements shall Uply to off-site parking facilities for nonresidential uses. e 3 a. Off-site parking facilities shall be permitted and located within the Safe 4 Harbor Community Center Overlay District. as 5 b. A parking agreement shall be required in accordance with Section 114-68. 6 C a) 7 (4)Bicycle Parking E 8 a. All new and redevelopment of any residential or nonresidential structure shall x 9 require bicycle parking rack facilities. � 10 b. Bicycle parking rack criteria: a 11 i. Bicycle parking racks must be designed to accommodate a minimum 12 of four (4) bicycles, 13 ii. All bicycle parking racks shall be separated from vehicular traffic by M 14 at least five feet or a physical barrier, 15 iii. Bicycle racks shall be located within 100 feet of the building entrance 0i 16 at a location that does not interfere with pedestrian traffic, and 17 iv. The minimum dimensions for a bicycle parking rack shall be two-foot- Go 18 wide by six-foot-long stalls with a minimum aisle width of five feet. 19 Location criteria can be modified by the Planning Director if they 20 determine that a superior alternative exists. as 21 22 (m) Public Sidewalks. All new development and redevelopment along Fourth and Fifth Avenues 23 shall provide public sidewalks consistent with the County standards. 24 Ordinance No. -2022 Page 14 of 18 File 42018-169 Packet Pg. 3726 R.10.b I (n) Setbacks. 2 1. Front yard setback. Notwithstanding Section 131-1(a), Rhe front yard setback for 3 any structure on a parcel within the Safe Harbor Community Center Overlay 4 District shall be a minimum of 10 feet. 5 a. Accessory driveways and walkways. Accessory structures, limited to 6 driveways and walkways, may be permitted within a required front yard 7 setback provided they do not exceed six (6) inches in height as measured 0 8 from grade. In no event shall the total combined area of all accessory 9 structures occupy more than 60 percent of the out required front yard 10 setback area. 11 b. Outdoor Lighting. All outdoor lighting shall comply with Chapter 114, C 12 Article VI Outdoor Lighting. Notwithstanding, streetlights and landscape E 13 lighting may be located in the front setback. In no case shall upli _ghting bebe 14 permitted. L- 15 C. SiZns and landscapiLg. Suns as permitted in Chapter 142 and landscaping 16 may be permitted in a required front yard setback. 17 d. Fences. Fences of up to six (6) feet may be permitted, provided they are 18 not located within clear sight triangles as defined in section 114-201 and/or 19 according to FDOT and national AASHTO standards, whichever is more 20 restrictive. 21 In addition,parcels of land that are developed with single family dwellings 22 may incorporate entry features of greater than six (6) feet within fences, 23 provided all of the following design criteria are met: 24 i. The entry feature is defined as a continuous fence or gate, or 25 combination thereof, located contiguous to and on both sides of the X 26 main access (driveway) to the property which is designed and 27 intended to control and/or demarcate the access to the property. An 28 "entry feature" includes all walls, buttresses, gay wires, integral 29 suns and decorative features attached thereto up to a maximum 30 width of 12 feet, or 15 percent of the lot width whichever is _greater, C 31 a maximum height of ten (10) feet, and four (4) feet in depth or six 32 (6) percent of the lot depth whichever is greater as measured from 01 CD 33 the front property line, and Go 34 ii. The entry feature shall not be located in any side yard setback T- 35 required pursuant to Section 131-1, and 36 iii. The entry 1 feature shall be compatible with the existing a 37 development in the immediate vicinity, shall be in harmony with the 38 general appearance and character of the community, and shall not 39 be otherwise detrimental to the public welfare, and 40 iv. The entry feature shall be designed and arranged on the site in a 41 manner that minimizes aural and visual impact on the adjacent Ordinance No. -2022 Page 15 of 18 File 42018-169 Packet Pg. 3727 R.10.b I structures while affordingthe he applicant a reasonable use of the land; 2 and 3 V. The entry feature shall require a building permit for its construction 4 and in addition to the normal building permit application 5 requirements, the aplication shall include a scaled site plan and 6 elevations for the entry feature that shows the height, width, and 7 length of each element of the entry feature aplied for,including any C 8 decorative or non-functional elements, and identification of the 0 9 materials composing each element of the structure(e.g.,wire, stone, as 10 chain-link, wood, etc.). a to 11 2. Shoreline Setback. Notwithstanding Section 118-12(c), -Wwater-dependent 12 accessory uses, limited to waterfront dining areas, pedestrian walkways, public 13 monuments or statues, informational kiosks, fuel or septic facilities, and water- E 14 dependent marina uses, within the Safe Harbor Community Center Overlay District u 15 lawfully established as of the effective date of this section may be redeveloped in 0 16 their existing _footprint in the event of involuntary substantial damage ge or in the event of involuntary substantial dama_ ge or 17 destruction. as 18 Water-dependent accessory structures within the Safe Harbor Community Center 19 Overlay District shall be setback the greater of ten (10) feet or the applicable 20 setback prescribed by Florida Department of Environmental Protection or Army 21 Corps of Engineers regulations, whichever regulation is more restrictive,provided 22 such uses do not involve discharge into Safe Harbor or adjacent surface waters. 23 3. Rear and side yard setbacks. Notwithstanding Section 131-1(a), the minimum as 24 required setback for any rear and side yard setback within the within the Safe E 25 Harbor Community Center Overlay District shall be reduced to a minimum of 5 26 feet. ias 27 (o) Outdoor Lighting. All outdoor lighting shall comply with Chapter 114, Article IV Outdoor 28 LiZhtiLg. Notwithstanding, streetlights and landscape lighting may be located in the front yard as 29 setback consistent with subsection g(2)a. In no case shall upli _ghting be permitted.permitted. C 30 (p) CBRS Restrictions. Notwithstanding the provisions of Chapter 138 or any other provision to 'G 31 the contrary, parcels within the Safe Harbor Community Center Overlay District which are 01 32 designated within Coastal Barrier Resources System Unit FL 57 shall not be prohibited from 33 serving as receiver sites for transient, market rate, and affordable dwelling units, provided the Go 34 applicable site meets all other criteria established in Comprehensive Policy 101.6.8 8 and Section N ap 35 138-22(b) for a receiver site and so long as no structure is developed or located in any portion of 36 the parcel designated as CBRS. E 37 (q)Drones. The use of unmanned aerial vehicles and/or drones within the Safe Harbor Community 38 Center Overlay District are prohibited. 39 (r) District Boundary Bufferyards. Notwithstanding Section 114-26, no district boundary 40 bufferyard shall be required for parcels within the Safe Harbor Community Center Overlay Ordinance No. -2022 Page 16 of 18 File 42018-169 Packet Pg. 3728 R.10.b I District.-except where a parcel within the SHCC Overlay District is adjacent to a parcel that is not 2 within the SHCC Overlay District. 3 (s) Except for the specific provisions listed in this section, all other requirements and adopted 4 provisions of the Land Development Code shall control. 5 6 7 8 9 Section 2. Construction and Interpretation. The construction and interpretation of this a 10 ordinance and all Monroe County Comprehensive Plan provision(s), Florida Building Code, 11 Florida Statutes, and Monroe County Code(s) provision(s) whose interpretation arises out of, 12 relates to, or is interpreted in connection with this ordinance shall be liberally construed and E 13 enforced in favor of Monroe County ("Board of County Commissioners", "Board", or"BOCC"), E 14 and shall be construed in favor of the BOCC and such construction and interpretation shall be to 2 15 entitled to great weight in adversarial administrative proceedings, at trial, bankruptcy, and on -0 E 16 appeal. 17 18 Section 3. No Liability. Monroe County expressly reserves and in no way shall be deemed co 19 to have waived, for itself or for its officer(s), employee(s), or agent(s), any sovereign, 20 governmental, and any other similar defense, immunity, exemption, or protection against any suit, 21 cause-of-action, demand, or liability. 22 a 23 Section 4. Severability. If any provision of this ordinance, or any part or portion thereof, 24 is held to be invalid or unenforceable by any administrative hearing officer or court of competent 25 jurisdiction, the invalidity or unenforceability of such provision, or any part or portion thereof, E 26 shall neither limit nor impair the operation, enforceability, or validity of any other provision of this 27 ordinance, or any remaining part(s) or portion(s) thereof. All other provisions of this ordinance, � 28 and remaining part(s) or portion(s)thereof, shall continue unimpaired in full force and effect. U 29 30 Section 5. Repeal of Inconsistent Provisions. All ordinances in conflict with this 31 ordinance are hereby repealed to the extent of said conflict. The repeal of an ordinance herein shall 32 not repeal the repealing clause of such ordinance or revive any ordinance which has been repealed 33 thereby 0i 34 CD 35 Section 6. Transmittal. This ordinance shall be transmitted to the Florida State Land Go 36 Planning Agency as required by F.S. 380.05 (11) and F.S. 380.0552(9). CD 37 N 38 Section 7. Filin2. This ordinance shall be filed in the Office of the Secretary of the State a 39 of Florida but shall not become effective pursuant to Section 9 until a final order is issued according 40 to F.S. 380.05(6) by the Florida State Land Planning Agency or Administration Commission 41 approving the ordinance, and if the final order is challenged, until the challenge to the order is 42 resolved pursuant to F.S. Chapter 120. 43 Ordinance No. -2022 Page 17 of 18 File 42018-169 Packet Pg. 3729 R.10.b I Section 8. Inclusion in the Monroe County Code. The provisions of this Ordinance shall 2 be included and incorporated in the Code of Ordinances of the County of Monroe, Florida, as an 3 addition to amendment thereto, and shall be appropriately renumbered to conform to the uniform 4 marking system of the Code. 5 6 Section 9. Effective Date. This ordinance shall become effective contingent on 7 effectiveness of the corresponding amendments to the Monroe County Year 2030 Comprehensive S 8 Plan and as provided by law and stated above. 9 as 10 PASSED AND ADOPTED by the Board of County Commissioners of Monroe County, 11 Florida, at a regular meeting held on the day of to 12 13 Mayor David Rice E 14 Mayor Pro Tem Craig Cates E 15 Commissioner Michelle Coldiron to 16 Commissioner James K. Scholl 0 17 Commissioner Holly Merrill Raschein 18 19 co 20 BOARD OF COUNTY COMMISSIONERS 21 OF MONROE COUNTY, FLORIDA 22 23 BY: ci 24 MAYOR DAVID RICE co 25 (SEAL) 26 E 27 ATTEST: KEVIN MADOK, CLERK x 28 0 29 30 AS DEPUTY CLERK MONROE COUNTYATTORNEY VET ro >s R I 00 e T- CD 04 (D E Ordinance No. -2022 Page 18 of 18 File 42018-169 Packet Pg. 3730 18 23 f, 2 mtisr il Iwo 3 \�-VHtY IN tµk 4 MEMORANDUM 5 MONROE COUNTY PLANNING&ENVIRONMENTAL RESOURCES DEPARTMENT 6 We strive to be caring,professional and fair 7 8 To: Monroe County Board of County Commissioners 9 10 Through: Emily Schemper, AICP, CFM, Senior Director of Planning & Environmental Resources 11 12 From: Cheryl Cioffari, AICP, Assistant Director of Planning 13 14 Date: August 17, 2022 15 16 Subject: An ordinance by the Monroe County Board of County Commissioners amending Monroe 17 County Land Development Code Section 130-140 to establish a purpose and intent, 18 boundary, transfers of nonresidential square footage into the Safe Harbor Community 19 Center (SHCC), permitted and conditional uses, maximum density for hotel/motel and 20 minimum open space, maximum nonresidential land use intensities and district open 21 space, parking, setbacks, signage, as proposed by Smith/Hawks PL on behalf of Long 22 Stock II, LLC (File 2018-169) 23 24 Meeting: July 25, 2022 25 26 I. REQUEST 27 28 On August 16, 2018, the Planning and Environmental Resources Department received an application 29 from Barton W. Smith of Smith/Hawks, PL (the "Agent") on behalf of Longstock II, LLC (the 30 "Applicant,") to amend Monroe County Land Development Code (LDC) Section 130-40 to establish the 31 Safe Harbor Community Center (SHCC) Overlay District through the establishment of: purpose and 32 intent, boundary, transfers of nonresidential square footage into the SHCC, permitted and conditional 33 uses, maximum density for hotel/motel and minimum open space, maximum nonresidential land use 34 intensities and district open space,parking, setbacks and signage. 35 36 On March 18, 2019, the Applicant submitted a revised application (the "Application"), revising the 37 language of the proposed LDC text amendment by providing additional text that "reflects the need to 38 preserve and promote recreational and commercial working waterfront uses, as defined by 342.07, Fl. 39 Stat., and pursuant to Policy 101.5.6 o[f] the Monroe County Comprehensive Code [Plan]". The 40 Application also included new language related to CBRS restrictions within the SHCC. The Applicant 41 provided revised language on July 15, 2020 and August 6, 2020. 42 43 On September 28, 2021, the applicant submitted further revisions to the proposed Land Development 44 Code language with some additional minor edits submitted on July 7, 2022. This staff report includes a 45 review of the proposal based on the September 2021 submission with the July 7, 2022 edits included. 46 47 48 SR BOCC 08.17.2022 Page 1 of 53 File#2018-169 I Concept Meeting 2 In accordance with LDC Section 102-15 8(b)(1), a concept meeting was held on September 18, 2018, 3 and it was determined that the proposed text amendment will not have a county-wide impact because the 4 proposed amendment is limited to a portion of Stock Island. 5 6 Community Meeting and Public Participation 7 A community meeting is not required for this application [Ref. LDC Section 102-159(b)(3)]. However, 8 a voluntary community meeting was held on December 11, 2018. There were 10 people in attendance. 9 Issues and comments provided related to impact of proposed overlay district, boundaries of proposed 10 overlay, impacts to existing uses, benefits and constraints of proposed overlay. 11 12 Development Review Committee and Public Input 13 At regular meeting held on June 23, 2020 the Development Review Committee (DRQ considered the 14 proposed Land Development text amendment, and provided for public comment. On July 15, 2020, the 15 Applicant submitted revised language that has been reviewed by staff. Subsequently, at regular meeting 16 held on August 25, 2020 the Development Review Committee (DRC) considered the proposed Land 17 Development text amendment, and provided for public comment. 18 19 Planning Commission and Public Input 20 On January 26, 2022, the Planning Commission considered the proposed amendment at a regular 21 meeting and recommended the following through PC Resolution 05-22: 22 23 1. Approval with changes as discussed during the hearing to the Board of County Commissioners 24 of an amendment to the Monroe County Land Development Section 130-140 excluding the 25 discussion of transfer of development rights (TDRs); and 26 2. Recommend the Applicants' proposed language as it relates to transfer of development rights 27 (TDRs) as indicated in Section 130-140(e)(1)b. to state: For the preservation of 50% or more of 28 the upland area of property for working waterfront and water dependent uses, the residential 29 density, including Hotel/Motel density, on the property may be developed pursuant to the 30 maximum net density standard without the use of TDRs. 31 32 , 50 1 Njj I,p 33 II. BACKGROUND INFORMATION34 ' 35 Site Information: ' s, F ,u f 36 Location: MM 5, Stock Island 37 Boundary: Affected parcels are 38 indicated in w r 39 Parcel ID Numbers (32 Parcels): '"' ' 40 00123 770-000000; 001273 80-000000; 41 00123570-000000. 00123540-000000• 42 0012725 0-000000; 00123 600-000102; 43 00127280-000200. 00127280-000100• 44 00123 731-000000; 00123 5 90-000000; 45 00123600-000101; 00127290-000000; ` 46 00127280-000000; 00123730-000100; 47 00123660 000000; 00123720 000400, 48 00123730-000200; 00127270-000000; SR BOCC 08.17.2022 Page 2 of 53 File#2018-169 1 00123 762-000000; 00123 600-000100; 00123 800-000101; 00123 800-000102; 00123 761-001000; 2 00123 761-000100; 00123 761-000200; 00123 761-0003 00; 00123 761-000500; 00123 761-000600; 3 00123 761-000400; 00123 761-000800; 00123 761-000900 and 00123 761-000700 4 Applicant: Longstock II, LLC 5 Agent: Smith/Hawks, PL 6 Size of Affected Portion of Property: 3,062,591 SF (70.31 acres); includes 1,533,841 SF (35.21 7 acres) classified as environmentally sensitive land according to the Monroe County Property 8 Appraiser 9 FLUM Designations: Mixed Use/Commercial (MC) 10 Land Use Districts: Mixed Use (MU) and Maritime Industries (MI) 11 Tier Designation: III 12 Flood Zones: AE (EL 8 and 9); VE EL 11 and 13) 13 CBRS: Yes; Parcels 00123 660-000000, 00123 720-000400 and 00123 761-000900 (Unit FL-57) 14 Existing Uses: artists' studios, auto repair, boat repair, commercial fishing, commercial 15 waterfront, deep water dockage, live-a-board vessels, residential, industrial uses, office, marina, 16 marina activities, retail, restaurant, storage, Stock Island Marina Village, The Perry Hotel, trash 17 transfer station, warehouse and working waterfront. 18 Existing Vegetation/Habitat: Developed Land, Undeveloped Land, Scrub Mangrove, Mangrove 19 and Exotic 20 Community Character of Immediate Vicinity: Adjacent land uses include public uses 21 (Bernstein Park) to the west and public uses (FKAA and Utility Board of Key West) to the 22 south/southeast, vacant land to the south/southwest, open water to the south, and residential and 23 nonresidential to the north and the east. 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SR BOCC 08.17.2022 Page 3 of 53 File#2018-169 rii r rll�,r, , r Military - �l Installation Area of Impact MIAI I I l( o v d�r I IV A l r I � I,s y, Ir Y / 9 r rr/ r l k" �w a�� ✓rf J r�� j Subject area of f; proposed overlay IIIIIIIIII l/ I �I 1 2 3 The properties within the proposed boundaries of SHCC Overlay District currently have a Land 4 Use District (Zoning) designation of Mixed Use (MU) and Maritime Industries (MI) and a Future 5 Land Use Map (FLUM) designation of Mixed Use / Commercial (MC) and Industrial (I). The 6 properties within the proposed boundaries of SHCC Overlay District were within the MU (mixed 7 use) and MI (maritime industries) district effective 1992. With the adoption of the Comprehensive 8 Plan's FLUM in 1997, properties within the proposed boundaries of SHCC Overlay District were 9 designated Mixed Use / Commercial and Industrial (I). In December 2013, the BOCC adopted 10 Ordinance 045-2013 amending 18 of the parcels that were previously designated Industrial (I) to 11 Mixed Use/Commercial (MC). t cl I lainn l Stock Ill ll11,, i I / I d r VMS� r r fi f �m II w Wfi I II V lillyl'l � l Y I WI re,, ul m n� ,(., rr ,I l,,r, Gl(r ,,%�y�niyl✓ N�/�jrkk�Gi�� r �I �I� ur�Iu 0 (illrlll ., �li� a it Ijl. I ry //J//T'%r/� I� �II� uuuVVV!��I IVuuul� Ili I r ��Illillll V I I II�411II 'Vllo' I rrgr',I r�li' i r r I I I� V'llViy r it,� a li4i II I i r r II II V ur� /rr r I u / r, i' V FLUM Land Use (Zoning) Districts (Parcels within the SHCC Overlay are outlined in yellow) (Parcels within the SHCC Overlay are outlined in yellow) 12 SR BOCC 08.17.2022 Page 4 of 53 File#2018-169 I In the application materials, the Applicant states that the reason for the proposed amendments is: 2 "The Monroe County Comprehensive Plan provides for the Livable CommuniKeys Master Plan 3 which in turn provides for the Master Plan for the Future Development of Stock Island & Key 4 Haven, which provides for the establishment of the Safe Harbor Community Center Overlay District 5 which is the basis of this amendment. " 6 7 The Applicant's full explanation and justification of the proposed amendments is included in the file 8 for the application(File #2018-169). 9 10 Staff has reviewed the Applicant's position and supporting documentation. The proposed text 11 amendment is intended to implement the goals, strategies and action items of the Stock Island and 12 Key Haven Livable CommuniKeys Master Plan (the "LCP") and the Stock Island Harbor 13 Preservation / Redevelopment and Intra-Island Corridor Enhancement Plan (the "Stock Island 14 Harbor Preservation / Redevelopment Plan"). The LCP and Stock Island Harbor Preservation / 15 Redevelopment Plan were developed through a public participation process, adopted by the BOCC, 16 and represent the community's vision for the Stock Island and Key Haven area. The goal of the LCP 17 is to: 18 • to encourage redevelopment that maintains and enhances the economic diversity of the 19 community; 20 • direct future residential and commercial activities to areas most suitable in the Planning 21 Area; 22 • preserve and increase the number of housing units available for low and very low income 23 families; 24 • maintain affordable housing while providing for a mix of housing options; maintain and 25 enhance the community character of a diverse and unique mixed-use community, separate 26 from Key West; 27 • maintain and enhance natural resources, taking care to improve and protect water quality and 28 beautiful and preserve open space; enhance existing park facilities and provide additional 29 resources for active and passive land-based recreation and protect shoreline access for water 30 based recreational activities; 31 • provide for all residential of the planning area a safe, efficient and viable transportation 32 system for the movement of people and goods; 33 • preserve the working waterfront, revitalize the port area while improving the physical setting, 34 accommodate a diversity of water-oriented activities and people, connect the port area to the 35 surrounding community, provide access along the waterfront and to respect and reinforce the 36 heritage and character of the community. 37 38 Staff is providing recommended changes to the proposed text amendment to ensure the SHCC Overlay 39 District is consistent with the Comprehensive Plan and internally consistent with the Land Development 40 Code, and is consistent with, and implements the goals, strategies and action items of the LCP. Some of 41 the changes and allowances proposed are action items directly identified in the LCP and identified in 42 Section III of this report. 43 44 III. ANALYSIS OF PROPOSED AMENDMENT AND CONSISTENCY WITH THE 45 MONROE COUNTY COMPREHENSIVE PLAN AND LAND DEVELOPMENT CODE 46 47 Staff is recommending edits to the Applicant's September 28, 2021 with revisions submitted on July 7, 48 2022, proposal in an effort to provide for internal consistency of the Comprehensive Plan, Code, and are SR BOCC 08.17.2022 Page 5 of 53 File#2018-169 I detailed in subsection "Consistency with LDC Section 102-158(d)(7)(b)(S) Recognize a need for 2 additional detail or comprehensiveness. " 3 4 Analysis 5 Military Installation Area of Impact(MIAI) 6 The proposed text amendment was transmitted to the Commanding Officer of Naval Air Station Key 7 West on April 27, 2020, as required by Comprehensive Plan Objective 108.1 and Policies 108.1.1 and 8 108.1.3. Within 30 days from the date of receipt from Monroe County of proposed changes, the Naval 9 Air Station Key West commanding officer or his or her designee may provide comments to Monroe 10 County on the impact proposed changes may have on the mission of the military installation. 11 12 No formal comments were provided in writing from the Navy regarding the proposed amendment; 13 however, Karen Taporco, Community Planning and Liaison Officer for Naval Air Station Key West 14 attended the June 23, 2020 DRC Meeting and provided input. The following input was offered: 15 16 • The Safe Harbor Community Center Overlay District is within the MIAI and the 60 to 64 DNL 17 noise contours. 18 • The AICUZ study of February 2018 indicates the types of uses generally compatible, but they 19 become less compatible as density and intensity increase. 20 • The Navy would request continued coordination regarding additional new uses such as heavy 21 industrial, heliports and seaplane ports for compatibility of those land uses within the Navy 22 operations, and early coordination on the height of new developments and when things such as 23 cranes would be utilized. 24 • The Navy requested that disclosure statements and sound attenuation measures be considered for 25 the 65 DNL noise contour, no drone activities be allowed on site, and to possibly include signage 26 for awareness of the limitation of drone activities on site. 27 28 The Applicant has provided proposed language to prohibit the use of drones in the SHCC Overlay 29 District. 30 31 Traffic Study 32 Pursuant to Policy 301.1.2, U.S. 1 is required to maintain a LOS of"C" in order to support development. 33 The SHCC Overlay District is located on Stock Island with nearest access to US 1 via 2nd Street and 5th 34 Street, at approximately mile marker 5. The 2021 US 1 Arterial Travel Time and Delay Study (2021 35 ATTDS) for Monroe County indicates levels of serve (LOS) of"A" for Segment 1 (Stock Island, mm 36 4.0-5.0), with 3,279 reserve trips'. 37 1 As of August 1,2022,there are 2,474 reserve trips available in Segment 1 with a potential remaining capacity of 722 trips. SR BOCC 08.17.2022 Page 6 of 53 File#2018-169 ADJ. ADJUSTIED, MEDIAN 202,111 SEGMENT LENGTH, FAGIL]ITY POSTED SPEED FOR LOS,C TRAVEL,, IRE S ERVE r X.11MU TIRE&ERVE 5%ALLOCATION L,OS,, miws) TYPE Lin,i,"its Average III Fr CRITERIA SPEED SPEED VOLUME BELML09 C f rnph)� fmph] fmph) (mph) (mph)� J#i,ph) trips' (trips) I StDralk,Is,lain,d 0-5,.D) 1.10, 4,-L-JD 3Q?3,5A,5 40 T NIA 22.0 40.0 A 1&.0 3,279, 3,474 2'IIB oc a C,,,,h irn(5.G-19 0) 3.19 4,-L-JO, 45,155 E4..7 WA 1-5 G.�2 159.9 A 6,265 7,876 3 IIEiig,Cappitt(&.0-10.5) 1.5 21-L-Ij 4,51,55 4,51113 NIA 41.8 47- 5,.,6 1,391 1,921111 4 S a dd I e in,ch(10 15-1,6 5) 15.18 2'AJU 4,51,55 53 6 NIA 49,A 53.. 4.3 4,13011 6,5 13 5,Siugadiaaf,(16 5-210 5 3.1D 21-L-JU 45, 45,1110 15.8 317 4.8.2 A 'I 5A 9,75211 10,856 13 C udjoe(20.5-23.G) 2.5 214-ju 45, 4,,511,10 NIA 417C.5 47.9 A 7A 3,1064 3,9,20 7 Siiamimerisand(23-0,-25 0 2.2 2-L-JU 45 45 0 WA 4G.5 46-1 �B 5-6 2,104011 2,73"1 8 Rairrirodw, 27.5) 2.3 2-L-J7iJ 45 45 0 IIrJI 417C.5 46-5 A 6-10 2,285' 3,0163 &7'o rolh(,27.5-2&.5) 2.1 21-LIJ 45 4,,511,10 IlrI 417C.5 48.8 A 8-3 2,886 3,589 IG IIEiiq P"iine(29,.5-33,.0), 3.4 2'AJU 45 4,,511,10 51.9 34.E 42-7 A 8A 4,561 5,5 11 "I I IB a,'Ka Honda(33 0-40-0 7.0 2-LJU(j70%'), 45?50Z`5 52-4 NIA 47.19 54.8 A 6-9 7,990 10,7301 "12(7-MAle Bridge,(443 G-47 G) (5.8 2-L-J7IJ 415?55 54 A WA 4&.19 53.2 ,71 G 6,508 13 IIM asath,an�, 7.3 (1 ,47.0--54-.D) 3,5,?,4,,5 42-5 WA 22A 39.!6 A 'I T 6 21,276 22,5901 4-L-JDjB7%'1 14,Grassy(5,4.0-6G.5) 6.4 24JU 4,5155 54 6 2.1 46,0 511.41 C 3A, 3,60311 6,123 15,IlDticll (150.5-5:3.0) 2.7 21-L-JU 55, 55 0 NIA 15 01.5 53.2 C 2.7 1,207 2,344 113 ILang(63 0,-,,73 011 9.19 214-JU 4515,G155 153 4 NIA 49.19 49.9 C I-10 1,639� 5,6 19 17'IIL 5) 4.5 2-L-JU 45150155 52.5 NIA 49.0 48.2 C 0-2 149 1,939 5 & 2-2 21-LI ,16 Tea7ab (77. -7 .5) 110 NIA 417I.5 46.S A 6-1 2,22211 2,9,65 "19,U at mLee�,9.5-84.G) 4.1 2'AJU 45, 4,,511,10 NIA 4G,.5 35.,3 E -5-2 f 311,5311 If f 21,087) 2D Wkndley,(84&&B G) 24JU 45, 4511,10 NIA 4G.5 39.. D -1-2 f 3 79) 271 21 IlPllantaLion('86.C 1.5) 5.18 21-L-JU 3,5145 43 0 E. 321".,B 34-7 C 2.0 1,921 3,524 22,(Tavemier(9 .5. 4,-LJD 4,515oD 4,:7 I"1 3&.16 49.4 A 9-8 121',9931 15,5801 23 IIKey Largo(199.5-1 Oa.0) (5.18 4,-LJO, 4,5 45 0 5.4 315.1 45.0 1 A 11,14.a 13,10951 51 1112 C 1 -2 N 4 2,259� 4,6 18 24 ross, l,( 06.G- 1.5), (5 2'AJU 5,155 4 IA 4G.19 49-1 -2 C 2 Overall 106.3 45.0 ,4,5111,15 C 0-5 NIA 2 3 As additional development has been approved since the adoption of the 2021 ATTDS, additional 4 segments and the overall capacity of US continue to be further constrained. Therefore, Staff must 5 consider and evaluate the impact of proposed text amendments that may further impact traffic 6 concurrency within Monroe County. 7 8 The Traffic Impact Statement (dated December 11, 2018, revised December 4, 2019 and May 13, 2020, 9 the "Traffic Study") submitted has been provided for purposes of estimating the increase in traffic 10 associated with the proposed increase in density for the hotel/motel land use. The Traffic Study indicates 11 a potential increase of approximately 192 hotel/motel units based on an upland area of+/- 48.18 acres.2 12 The proposed increase in density within the SHCC Overlay District would result in approximately 1,534 13 new daily trips. T.-able 1. TrIllp f eriationl Sumnar'N-- S,a Stock Island,Flow,lid.01 tfe ffi,rbori!Co1=11M O, "R Pleak Hout,Ti a U V J, -1 Pe A.Hour Tr ips. PM Ft.i il'v A- oipoised Rva L "0, nd' se Etc ivase Tr i i�ps 1.1,11 Gurt T10t d-1 11 in., T, tal ,rpposed I Hotel 19,12 Rocinis 1.534, 54 31117 91" 610 59 118 pile""d& A3P Co�,isyilffp'jg,, 01,f"u, i,�,,20, ot. SGUIrce", i h-itlw qf, IfEl 14 2 A signed and sealed survey completed by a licensed Florida Surveyor has not been submitted for all of the parcels within the proposed overlay. Confirmation of the upland area is required prior to development approval. SR BOCC 08.17.2022 Page 7 of 53 File#2018-169 1 2 The table below shows a brief analysis by Staff of potential traffic impact based on the proposed max 3 net density increase for transient units based on the language provided at time of consideration by the 4 Development Review Committee on August 25, 20203: 5 Transient Max Net Density Maritime Industries (MI) Maximum Net Potential Traffic SHCC Overlay Density Standard Development Impact (Hotel-ITE on 47.56 Toss acres', (rooms/buildable Potential p(Based g Land Use#310) 38.54 buildable acres) acre) Existing Standard 15 568.86 4,545.19 daily trips s Proposed Standard 20 758.48 6,060.25 daily trips s 1.Upland acreage provided by Applicant,includes deduction for two parcels within the Industrial(I)FLUM category that are not eligible for transient max net density pursuant to Comprehensive Plan Policy 101.5.25 6 7 The Traffic Study indicates that the proposed maximum floor area ratio (FAR) with the SHCC Overlay 8 district are not proposed to change, apart from a proposed increase for light industrial uses. However, 9 this is not an accurate statement as the proposed text amendment includes increases in FAR within the 10 SHCC Overlay District when compared to the established FAR for Mixed Use (MU) and Maritime 11 Industries (MI) Zoning Districts. 12 13 The tables below show the proposed changes in FAR within the SHCC Overlay as compared to the 14 existing underlying zoning districts. The uses with an FAR that proposed to increase are highlighted: 15 16 Comparison to Mixed Use (MU),floor area ratios: Existing r s i i u . .........��,� . ." .Land I Tse Maximum Floor i 1 r e ..........., ace Area Ratio- Area ti ............... t ) Mixed Use(MU) SHCC Over!a Low lntensit o ercial R etail or estar t 0.35 0.45 0.20 Medium IntenSit Commercial 1 Retail or Restaurant 0.25 . 0 20 1-I i&h lnte sit o ercial_ etail or� estaura t 0.15 0.30 0 20 ffice 0.40 0.50 0.20 Commercial Fishing 0.40 0.45 0.20 Light Industrial 0.30 0. 0 , ,,,,.2 1-le vy Industrial(re- evelo e t only n/a 0.40 , ,,,,.2 Institutional 0.30 0.30 0.20 Public uildi /Uses 0.30 0.60 0.20 Agriculture JMaricult re n/a 0.45 , ,,,,.2, Co iercial Recreatioti 0.25 0.25 0.20 ........................................................................................................................................................................................................................................................................t o ro ern 11 es wi 1.thin. t.e Safe la r or Communi.t ender Overla istrict with L�„� l l ustr�a aim use t e 3 The applicant has revised the proposed text for transient max net density within the SHCC overlay to reduce the proposed max net density to the standards established maximum net density for residential dwelling units permitted under the existing zoning districts. SR BOCC 08.17.2022 Page 8 of 53 File#2018-169 a..xi.,,,, ,,,,,,,,, fr o .......... e a,,,,,.....alio. s h a I....fie ......60............in........... ee o r.d all ee....w its Pojc l 0 l.,5.2,5 of the ,or prehensive Plan as of its effective ate.,,,,,,,, nl o e ies lndus�ial i hin the afe 1la bo o unite Center :ve la District shall have a ..... P p n.a .i a E. .R o 0m 6Om ..P o afe Ila bor Community Center vex ayjXstrict shallhavethis maximu.,mllAR of 0.45. 1 2 Comparison to Maritime Industries (MI)floor area ratios: Existing r Land Use Maximum Floor Maxihn.um.Floor Op e ................ ce Area Ratio— AreaRatio............. Ratleof-al, Maritime SHCC Overl Industries(MI) Low 0.40 0.45 .20 Medium 1ntensit Commercial Retail or Restaurant 0.30 0.45 0.20 Ili la intetisi� CO ereial l e�ail o�Restaurant 0.30 0.30 Om20 ..............................Office 0.50 0.50 0.20 ......................................................................Light Industrial 0.35 . -0Lb) 0.20 I,ea li dust ial (re,,,,,,development,onlyl 0.40 .. .. ,0. Institutional 0.30 0.30 0.20 ....................................................................................................................................,,,,,,,,,,,;;;,,,,,,,,,; „J„„ J„ „ /uses 0.60 ,,,m„ ,Q.. ,.„ ,0 ® aienlltu:re 0.45 0.45 0.20 � � ;ue Commercial Recreation n/a 0.25 20 m . a Cen.te Over la 1 st yet 1 . t Industrial an use the .n.2 a..x i mu.m fl oo r area ratio shall be 0.60 in aeeordanee.w ith P o I J c..yj0l.5.25 of the Corn.rehensive Plan as of its effective dale® 0 N r COMMUnity Center Overlav D'strict shall.. have a m.a .i u 1 . of 0.60. Pro e t es with a i e Use/Commercial. F1....J within�n the Safe Harbor o CommunitV Cenfe Q. ; ,,,,,,,, y D'triet shall have this maximum.F of().45. 3 4 Per Section 101-1, trips for low-intensity, medium-intensity and high-intensity commercial retail and 5 restaurant uses are defined as follows: 6 7 Commercial retail use means a use providing primarily for the sale of consumer goods, 8 products, merchandise or services at retail. Commercial retail uses are subdivided into 9 the following intensity classifications: 10 (1) Commercial retail low-intensity means commercial retail uses that generate less 11 than 50 average daily trips per 1,000 square feet of floor area. 12 (2) Commercial retail medium-intensity means retail uses that generate between 50 13 and 100 average daily trips per 1,000 square feet of floor area. 14 (3) Commercial retail high-intensity means retail uses that generate above 100 15 average daily trips per 1,000 square feet of floor area. 16 17 Restaurant use means any establishment, which may or may not include a drive- 18 through service, where the principal business is the sale of food and beverages to the 19 customer in a ready-to-consume state. This includes service within the building as well 20 as takeout or carryout service. Restaurant uses are subdivided into the following 21 intensity classifications: 22 (1) Low-intensity restaurant use means a restaurant use that generates less than 50 23 average daily trips per 1,000 square feet of floor area. SR BOCC 08.17.2022 Page 9 of 53 File#2018-169 1 (2) Medium-intensity restaurant use means a restaurant use that generates between 2 50 and 100 average daily trips per 1,000 square feet of floor area. 3 (3) High-intensity restaurant use means a restaurant use that generates above 100 4 average daily trips per 1,000 square feet of floor area. / / i / r r r / i TRAFFIC INCREASE IN / / / POTENTIAL TRIP FOR O S O / / / / / EACH USE Mixed Use( U) t Change Low End High End Commercial retail or restaurant: Low intensity 0.35 142,441 49,854 0.45 142,441 64,099 14, 4 0 712.21 Medium intensity 0.25 142,441 35,610 0.45 142,441 64,099 28,48 1,424. 1 2,84 .82 High intensity OAS 1421,441 211366 0.3 142,441 42,732 21,36 2,136.62 280 + Offices 1 0.4 142,441 56,976 0.5 142,441 71,221 14,244 156.83 Commercial fishing 0.4 142,441 56,976 0.45 142,441 64,099 7,12 ? ? Light industrial) 0.3 1421441 421-732 0.45 1421441 64,099 21,36E 148.92 Institutional 0.3 142,441 42,732 0.3 142,441 42,732 0 ? ? Public buildings and uses' 0.3 142,441 42,732 0.6 142,441 85,465 42,732 2, 45.54 Commercial recreation 0.25 142,441 35,610 0.25 142,441 35,610 0 0 Maritime Industries( I) Net Change Commercial retail or restaurant, Low intensity 0.4 2,071,471 828,589 0.45 2,071,471 932,162 103,574 0 5,178.68 Medium intensity 0.3 2,071,471 621,441 0.45 2,071,471 932,162 310,721 1553&035E 31,072.07 High intensity 0.3 21071,471 621,441 0.3 2,071,471 621,441 0 0 Offices 1 0.5 2,071,471 1,035,736 0.5 2,071,471 1,035,736 0 0 0 Commercial Fishing 0.45 2,0711471 9321162 0.45 21071,471 932,162 0 ? Light industrial' 0.35 2,071,471 725,015 0.45 2,071,471 932,162 207,14 - 1,443.82 Heavy Industrial' 0.4 2,071,471 828,589 0.4 2,071,471 828,589 0 - - Institutional 0.3 2,071,471 621,441 0.3 2,0711471 6211441 ? ? Public buildings and uses 1 0.25 2,071,471 5171868 0.6 2,071 88 1471 1,242, 3 725,01 49,975.28 Agriculture(mariculture) 0.45 2,071,471 932,162 0.45 2,071,471 932,162 0 ? ? 5 1 Potential traffic increase based on 8th Edition ITE trip generation. 6 7 If the proposed text amendment is approved with these proposed increases, there may be an increase in 8 development of these types of uses at a larger square footage than previously contemplated. The 9 Comprehensive Plan and Land Development require traffic concurrency to be met and, if required, 10 mitigation of any increased traffic would need to addressed and provided. 11 12 Additionally, there are two specific Action Items from Volume II of the LCP that may assist in in 13 alleviating traffic concerns through a more holistic approach. The Applicant did not address these 14 Action Items: 15 16 Vol. II, Goal 7, Strategy 1, Action Item: Require all new development and 17 redevelopment along MacDonald, Maloney, Fourth and Fifth Avenues to provide public 18 sidewalks consistent with the County standards. [Pg. 62] 19 20 Vol. II, Goal 7, Strategy 1, Action Item: Require the provision of bicycle facilities and 21 parking in all new development and redevelopment. [Pg. 62] 22 23 While these Action Items are not directly tied to the SHCC Overlay, since the purpose of the overlay is 24 to implement goals, objectives and policies of the Comprehensive Plan, and to implement the goals, 25 strategies and action items of Volume I and II to encourage redevelopment in the area, it is appropriate 26 to address these specific Action Items. Furthermore, the SHCC Overlay is in close proximity to a traffic SR BOCC 08.17.2022 Page 10 of 53 File#2018-169 I segment on US 1 that is continuing to have traffic concerns and every effort should be made to enhance 2 non-vehicular travel and transportation options. 3 4 Staff has included recommended language in Section V of this Report. 5 6 Parking Study Review 7 The submitted Parking Analysis (dated December 4, 2018 and revised May 28, 2020) prepared by 8 Trident Engineering have been reviewed by the County's Traffic Engineer. Due to the outstanding 9 comments and unaddressed questions, the submitted Parking Analysis may not be utilized as data and 10 analysis to support a reduction in required parking spaces at this time. The Applicant is correct in that a 11 parking study was submitted; however, the Applicant has not adequately addressed the comments. 12 13 On July 7, 2022, the Agent submitted additional information to support the parking reduction request for 14 "wet slip parking". There was no data submitted to support a reduction request of 50%; rather, an email 15 exchange dated April 23, 2013 between Karl Peterson, P.E. of Traf Tech Engineering / KBP Consulting 16 and Richard Eichenger of Keys Traffic Studies, LLC was provided. 17 18 If the Applicant desires to reduce required off-street parking within the SHCC Overlay, the existing 19 questions should be addressed and any additional supporting material should be provided for review. 20 21 ***** 22 Consistency with the LDC 23 The proposed amendment is consistent with one or more of the required provisions of LDC Section 102- 24 158(d)(7)(b): 25 26 1. Changed projections (e.g., regarding public service needs) from those on which the text or 27 boundary was based; 28 29 Per the Applicant: "The proposed Amendment is based on changed projections as to the needs of 30 the public. As Monroe County braces itself to deal with the increasingly-evident impacts of climate 31 change, an approach which considers and encourages best practices for storm readiness and 32 hardening is necessary. 33 34 According to the U.S. National Climate Assessment Report, "Climate Change Impacts" (the "NCA 35 Report'), produced by an advisory committee chartered under the Federal Advisory Committee 36 Act,for the Subcommittee on Global Change Research and at the request of the U.S. Government, 37 "[tjhere has been a substantial increase in most measures of Atlantic hurricane activity since the 38 early 1980s ... [citations omitted] These include measures of intensity,frequency, and duration as 39 well as the number of strongest (category 4 and S) storms."See NCA Report, P. 41. A copy of the 40 NCA Report is attached hereto and incorporated herein as Exhibit "B". 41 42 By providing for the SHCC Overlay District to accommodate enclosed boat rack structures, the 43 Code will encourage storm-hardened and practical development of boat storage facilities. The 44 recent wind-damage and water-damage impacts of Hurricane Irma and the projected increased 45 intensity of Atlantic hurricanes mitigate for policies which encourage the protection of personal 46 property (including boats) dining storm events, and for investment by developers and port SR BOCC 08.17.2022 Page 11 of 53 File#2018-169 I operators in infrastructure which provide peace of mind to visitors and tourists who may otherwise 2 be wary to store boats in the Florida Keys for seasonal use as a result of hurricane impacts. " 3 Currently, covered and unenclosed boat racks with three or fewer sides are not considered 4 nonresidential floor area [Ref. Code Section 13 8-47(a)]. The changes proposed by the 5 Applicant comply with the LDC as currently drafted. 6 7 2. Changed assumptions (e.g., regarding demographic trends); 8 9 Per the Applicant: No response provided. 10 11 3. Data errors, including errors in mapping, vegetative types and natural features described in 12 volume I of the plan; 13 14 Per the Applicant: No response provided. 15 16 4. New issues; 17 18 Per the Applicant: No response provided. 19 20 Prior to consideration by the DRC on August 25, 202 1, the Applicantsincrease to 21 transient max net densityfrom 15 rooms/spaces i le acre to 20 rooms/spaces 22 buildable acrewithin he Mixed Use/Commercial FLUM in theSHCC OverlayDistrict. 23 24 This would result in an increase of approximately 189.62 rooms/spaces and an increase of 1,515.06 25 daily trips for the entirety of the Overlay District, as shown in the table below. 26 Transient Max Net Density Maritime Industries (MI) H Overlay Maximum Net SHCC o y Potential Traffic B �, Density Standard Development Impact ( ased on 4 7.S 6 g oss pact —ITE �, 1 (rooms/buildable Potential Land I ac es , 38.54 buildable a d Use #3 0) acres) acre) Existing Standard 15 568.86 4,545.19 daily trips s Proposed Standard 20 758.48 6,060.25 daily trips s trips 1.Upland acreage provided by Applicant,includes deduction for two parcels within the Industrial(1)FLUM category that are not eligible for transient max net density pursuant to Comprehensive Plan Policy 101.5.25 27 28 Additionally, the Applicant has proposed to modify the maximum FAR within the SHCC 29 Overlay District. The tables below show the proposed changes in FAR within the SHCC Overlay 30 as compared to the existing underlying zoning districts. The uses with an FAR that proposed to 31 increase are highlighted: 32 Comparison to Mixed Use (MU)floor area ratios: SR BOCC 08.17.2022 Page 12 of 53 File#2018-169 Existing Maximum Pro osed. Minimu.111. Land Use Floor Area Ratio- Maximunt Floor Op e � e Mixed Use(MU) Area Ratio............... a ti ) . ,r Low Intensit �o �°eial Retail o�Restaurant 0.35 0.45 20 Medium lntensit �o ereial etail r 0.25 0. 0m20 Restaurant Ili Irate sit nee eial etail o� esta 0.15 .3 0.20 ...........Office 0.40 0.50 20 Commercial Fishin 0.40 0® 0.20 Light In ustrial 0.30 . , ,,,,. --leav Industrial(re-development onl n/a 0.40 0.20 Institutional 0.30 0.30 0.20 Public - uildi /Uses 0.30 0.60 0.20 -ieulture arieult .red n/a 0. ,,,,m„.20. Commercial Recreation0.25 0.25 0.20 m '� pro ertt es �n e Sa e iar o c.�o unit Center :. verlay District with Liaht Industrial an use the i .. a..x in.0 m............ oo r.alea.ratio shall e 0.6 0 i n aeeordqnee w ith Polle v 101.5.25 of the ComDrehensive elan as of its le tiv ate...... n or Co nit ,enter ever a„ , ,, ,,,,, District shall have a maxim.um. FAR. of - m0. 0. Pro ie eial FL within the Safe 1lar or Co n �.t Center ve a i.str�et shall. ave this maximum-FAR of 0.45. 1 2 Comparison to Maritime Industries (MI)floor area ratios: Existing r,2,p,2,sed Minimum Land Use Maximum Floor Maximum Floor Se Area Ratio- Area Ratio.............. ti , ' Maritime MCC Overlay Industries(MI) Low 0.40 0.45 20 Medium I tensit o ereial etail or 0.30 0.45 0.20 Restaurant 1.�i gh l to sit Corn ereial Retail or Restaurant 0.30 .3 0.20 lee 0.50 0m50 0m20 Co . ere al F i s 0.45 5 .2,,,„ , ,,, Light Industrial 0.35 . ,,,,,,,,,,,,,,„2,,,,,,,,,,,. [.leav l� stria re,,,,,,, eve o e t on 0.40 0.40 0.20 ................n.stitutoo.nal 0.30 0.30 0.20 Public ; i /Us 0.60 m 2 , ,,,,,,,,,, ; ,,,,,,,,,,,,,,,,,,, , , ,,,„ gde tore arse lture 0.45 0.....ro45 0.20 Commercial Recreation n/a 0.25 T0.2 0 h For o e ties lthir�the Safe taro Cone unit fe to Overlav District with Li ht industrial land use the .m a .1.1 . . l.00r a.r.ea rat.o s ..a e 0.6 0 i aeeor a ee . .il Po .e l.0....5.25 0l t .e Co. .pre. .e.i.sjve P a� as o its effective date............G. ro ertles with .n Industrial FI�..J within the Safe Harbor Coin .nit Center verla.................................................................................................................................................................. ................... . District shall have a inaximum FAR of 0.6 Pro o e ves �t� a � .ed use/Co e e�a� P�::...� �th�� the Safe :iar or Co , iunit 45. 3 4 With the increases of proposed FAR, it is important to note that existing and proposed 5 nonresidential land uses would utilize less development potential of the land than previously SR BOCC 08.17.2022 Page 13 of 53 File#2018-169 I permitted under the existing FAR for the MI and MU Zoning Districts. With less development 2 potential utilized by nonresidential land uses with the increased FAR, there would be more 3 development potential for transient and residential uses. In other words, the increase is more 4 complicated that just consideration of the increase of hotel units or the increase of FAR for specific 5 uses. The changes must be considered holistically. 6 7 Furthermore, the additional density and intensity that may result from the adoption of this 8 proposed amendment may have an impact on existing traffic conditions and concurrency. Based on 9 the existing traffic level of service within the segments most affected by the proposed increases in 10 development, as well as the larger impact to the overall concurrency level, it is critical to ensure 11 clarity that concurrency is required at the time of development approval. Therefore, staff strongly 12 recommends the inclusion of language specific to traffic concurrency and required mitigation. 13 14 September , 1, th Applicant t revisedt�� 15 saxes t ll to Minimum � ace. F r s f ®s r 16 district. Dronerties shall maintain the maximumnet densit-111vr residential lH units 17 i i z i st t 18 19 Previously, analyzed staff and consideredus , 2020, proposed 20 to increase the maximum net densityf hotel/motel ) units per buildable . 21 1M�arinzum Densities.fiqr, Hatel,"Motel u Mi niiniuzn, OpenSpace. FoT purpillosiesf this, over . is the �,��' ,o l ..i . n si. �f f e axed sew �� rc.� .�l] , �°. 1�.b 1 te,L � � u and�I i J � M „ ,� b� a s i � � o � t u 22 23 'rhe revisions submitted Applicant r to reduce the maximum net density for 24 hotels/motels which are considered "transient uses" under t 's Comprehensive Plan 25 Land Development Code. Currently, pursuant to LDC Section1 -1 , botht and MI 26 zoning sits have insDensity for Hotels/Motels of 15 rooms/buildableacre, 27 instead of the previously proposed 20 rooms/buildable acre. With the inclusion of"maximum net 28 density for residentialdwelling i units" within the newly proposed , it appears the applicant is 29 proposing to utiliz he Residential Maximum Net Density, as provided in LDC Section130-157. 30 Within thei . .s- .) land useis ri t, the maximumet density wouldreal from 1 31 rooms or spaces 1 within the MaritimeIndustries the maximum net densityl s 32 from 15 rooms or spaces ). Possibly, the Applicant is proposing to reduce the density 33 standards for hotels/motelsn an effort to balance the reques increases i r s ni FAR 34 and the potential increase in traffic. 35 36 5. Recognition of a need for additional detail or comprehensiveness; or 37 38 Per the Applicant: "The proposed Amendment is based on a need for additional detail or 39 comprehensiveness, and the SHCC Overlay District provides a framework consistent with the 40 Comprehensive Plan and as set forth in the Livable CommuniKeys Program for Stock Island and 41 Key Haven. 4 The Applicant's submission on September 28,2021 did not indicate the proposed language for"Maximum Densities for Hotel/Motel and Minimum Space"had changed.However,a comparison to the language reviewed and analyzed at the August 25,2020 revealed it was modified. SR BOCC 08.17.2022 Page 14 of 53 File#2018-169 1 2 The construction of The Perry Hotel and Stock Island Marina Village have brought more tourists 3 visitors, and jobs to the area comprising the SHCC Overlay District. ... Ports such as the Safe 4 Harbor Marina and Stock Island Marina Village are highly desirable destinations for boaters and 5 fishermen from all over the world and are prime launching areas for sea travel from Florida to 6 Cuba. " 7 8 The Stock Island and Key Haven Livable CommniKeys Master Plan (Volume I, the "LCP") and 9 the Stock Island Harbor Preservation / Redevelopment and Intra-Island Corridor Enhancement 10 Plan (Volume II, the "Stock Island Harbor Preservation / Redevelopment Plan") set forth goals, 11 strategies and action items to implement the community's issues and objectives. 12 13 As noted in the LCP, the community's issues and objectives can be summarized as follows: 14 • Preserve affordable housing, 15 • Preserve commercial fishing, 16 • Enhance the community fishing character, 17 • Provide a community center, 18 • Improve public facilities, 19 • Improve regulations that improve the community without creating a financial burden on 20 the individual, and 21 • Maintain the single family neighborhood character for Key Haven. 22 23 The proposed amendment indicates that the purpose and intent of the SHCC Overlay District is to 24 implement the Comprehensive Plan; as well as implements goals, strategies and action items 25 identified in the Stock Island and Key Haven Livable CommuniKeys Master Plan (Volume I, the 26 "LCP") and the Stock Island Harbor Preservation / Redevelopment and Intra-Island Corridor 27 Enhancement Plan (Volume II, the "Stock Island Harbor Preservation/Redevelopment Plan"). 28 29 Generally, proposed it several strategies and actionitems identified 30 therein and further describedbelow; however, there are portions of the proposedt that 31 are inconsistent with the ComprehensivePlan and the Land . 32 33 The submitted revised iSeptember 28, 2021; which appears t 34 modify the workingrot i s provided by the Comprehensive1 r parcels within 35 the M1 zoning i s r . 36 37 For example, Comprehensive Plan Policy 1 1. .6 states.- SR BOCC 08.17.2022 Page 15 of 53 File#2018-169 ......................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... In order to Teserv(a and, promote recreatioTial and co elial working a at'ei. ont uses, as, famed [Section]3 2.072.F_,S_::I,the followingcfiteria shallapply to a11 landsideslignatedie 1hi u tri.e , ('Noll)land,,use this land use e.a eg� � . IW I "1g I 1 e a 1� t:�:®e of'i.u.el�,l 1 proposed 01-parcels a i�a�te� a �� I �u�le oiiii� II .i�ti�iet�Working, �,�at .t,and,,, v II ter n ei°ll t elll I ueh a° 1 arm. a,,I fi le ho.. eli�'�"1�u�iar et,boat repair bloat""buildits bloat storage,,,,or other Similar r, ,� uses excluding,transient u,ses.,shall be :reese. ,-,e ° by maintaining a mminIUM of ��of the land area of tideproperty or thole .I eu� o i1�ee,i°1t1�. e additional m . iall eo ereli II�l vorl�i g �mate� ont�u e �the i eue1 II ion i eeeatlo of owing shall be a w- . a w ie: .. F o tle ° eeiation o 6 ° o e Ulan area off',, i oe � o �oi�l .gw �a efoHntIll� ul ei°1. OO III t�sue 0 2 ��000� square feet, o nonresidential'ei�i :.poi. area ...o� the °,I II sly be,provided,to,the property- ii"I. For-the. l e reiei anion of 5 %or mor e o "the upland,are a of propeityr working n t , t N7ate,r,c e, enlll lelntuses, he re lidiential diensli,ty on the,pro e.ayr may,be dieveloped pursuant,to the maximum. net t u.tho ut the use of R _. 2 _ Pan w�e1 '' 1t1 �iu t ie I sung li iet at 1�e e i�Ling et .li I 1 all el ewi 'e at le II, t 2 %o the ��etl •1 ° fo for e 1 s�,I�n o v eul.d 11Vi h ree1r ea�t �a e i �: �e i e•a �� i� ��g� a . a � m �I� e ,l ee i i� l e_ aboarld,vessels solely-use a s re 1- ienee 1 �� for 1 �rigation..3. Pafrcels.wi in tlhe E zonn1g,district eieat"iig nes et slips sh.a.11 pie erx,,e at least 10%,ofthe wet,slips orf vesselsilivolved.with recreatioml and, o ei-e:i.a. a oi~ : a° -_ � Vessels.'Isolie1y,used,a'Is a reu i 'ence a trot or navigation- 4- e e e1 atio o o ag ifog recreational ae eo ere:.al, working, w a o t uses 11 'be ldevelopmenta � wui. ..all be;a ri ,condition of ari ��permit,a i oil e�u1�l.ei.l.t 1a� 1 II � � I II .. ., 5_ ',,For permanent residential eVelo i°1 :t' parcels within the MI, zoningdistrict shall niteld. to II n 11 °oy o g.Commercial,a e t can ; aehe or etl�11 ehe�e �ei��,��1 � ��ei��ii ee� 0�11� m � ��- the I � II , � u � I � II re. i entia e i g,,wilit�located own t ie�l ame PUCe o land,,a ab no1�ell 1 e�ntbi yule that 111s,intendiedto serve as pennanent, ouIlIing o�the,o� oT employeeso that noire, . dl e is use-The tee does not inel °e a to. r11 ou ng e owe acaltiou riental e� II�eeT.�� ion o. Lillie. II ce�w T iIll�a�� an a all�wlic .a. ee , oat.l Iwich f one. already exi _ e� a al e required forall parcels with meet aele.e s to e Ite _Ci atio . . II e given to seeuri,tY and.the. 1i sli c-a],constraints of t ie eel. The pub1lic, acce-SISW kwa -Islha11 be documetited, on the eonition of r 1 ,. t plan link a eonti"n uou �II ll x�a_)r and.I l alll le ar ��i.. I ° final ere o� _ tl a ro r. .. 7_ Pwctlsi within the NE,zoningdistri'ct shall lie l:Mite l to commercial retail ii,ses of less tll 5: 0 1 e etfloor air ea. 0!� o 12 "01�r 111�1,,,,,,,, ,,,,,,,,, ;,,,,,,,, ,,, ,,,,,;floor ,,,,,,, ,,,,,, ,,,, ,,,,,,,,, ,,,,,,,,, ,,,,,,,,, ,,,,,,,,, ,,,,,,,,, ,,,,,,,,, ,,,,,,,,, ,,,,,,,,, ,,,,,,,,, ,,,,,,,,, ,,,,,,,,, ,,,,,,,,, ,,,,,,,,, ,,,,,,,,, ,,,,,,,,, 2 3 The Applicantu i work- i incentives 4 r°transient i t Applicant is also proposingto allow for the 5 of hotel/motel rooms without the requirement of "I'DRs. Note the proposed text below, the 6 Applicant removed i r i " from proposed paragraphand added 7 "including i l i Hotel/Motel density" to subsection is inconsistent i 8 1® ® 9 SR BOCC 08.17.2022 Page 16 of 53 File#2018-169 ,. In o�� e� o a.teid .l�:.�Y�,i ote ,c r a t i Ty„ia l a.wni .e o m��..��a..".n.a.1. iG r'a?o r k, ri u' � t h�..r, f ;o ,l�dl ., � ;dr, ., r�� r � � tm„ N�� 1r r�,�M,u i � ls r� , , ,df e �� , r � mr; a m,r�� I�„� a rrrr . rr of,r a;.Ito-..,: I r r,l!n Imo;„, I;�w r r � a �a , ,16, I,r ur I:,nx,r �.,y (;r-, „�r ,,M,r:. a,rrr„,� Iw r k, P: P Q b F C � �I a ,r,T ,r »r �r�� ir��,,,�,��.rrr a r� � �:� ��d�,�r rrrl��r rr� .rr n��.r ��: ��, ,�� rr �,�r��r rr�� rr�.��r,.� �,�� rrr�`�, urn�r�, rr�r��, �r��wr err tl: ��rw V , ry ,l m II Y f rr/ ,�r 1 ,. 41 r -"' fg� u LI�;,„wll, ��,;'t r .r.,.,.�r„�W.`..'.I„a r y,'�I[;� ,,: r•�:/, ;til,l �,„m,G,,l r� ..,, 'Y r�', ��i`. � 'MN ,��. L.,�,.��.1114 ,:,/1�� !k'M r �� 'W',.,:„1.k..�rWY �.�„�.. e��.A .,, n ,,k�.:.,.d, Y��.�,.i�. ,��.;, �.,��If.�. �� v,.�4 ,,.,.,-:r@ ��1,,Y L�,a..,: „,�o �u�� ,�� ,,�r p r,� � i�,��,w� wm.,�, �, �,r�, ..v�� .,, r � �.. ��r,�.�� rA + 'N,r ,H,tlu,,. �. ,. ,,a„ryry(�; �(.Mr r�ir.= rye��,�la i�,oa .I. y.=: ;y�q.;'SW r„ ,'n'v. v�V'� :,�,dPi. t( ,�.Ja(l;,V r ,.a �,o'k 4 7, 4. ;.. s �� .�,. k fi' r,�V ��Y a'1i ��I M tt,m., o p .'Y V Il m� �V i" �1 ...g �II...�. �i.Vl�, '.n� ,.�..I..a br,,. ,, w.." r ,Im. #vV "z' .�v u, : '�a a IV "( 1.�'..�i.III.V �.IM-p. >�,an,V I 1� ",y ............................................................................................................................................................^..................I................................F...........................................................�4r...�v,.................................................................................................................11.............................. ��IIrai�.!, ya�,,v.�.,ri r,'rV yfr11''��,m re:,rrr�ni y� n,orr.',�i�u„ir,;ia„rrr,U: �rrrl ,,a° Mvr P< ((r:1M,,read..pp"�h rrµ� '1�..n :IV II M V., '..I� r, ,..s ,r..i:.�.. � �I.. 'I .. r iV �fir,. rrI f., r'r rd t r �. �� rudl « � , �I d � II � � �� I fla ��„�rw„� „r,rr„ .a;,.,„m rm r,,,,�,,,�,...m,.°r°��., y .. ,.� ,,:. r-� ,.m. Of . the, ��'�.. ,p ,....�� „,li,.,o,,, r@, y.:„- ,.oV..„�w..,.47u .. .....r.......................................................... ................................................. ...... ............................... ...... ...... 77:.. but excluding transient uses. ml ,,I , ��f ��tI ��.� add,d ��u B�tz x�� e i,�� id o ��,I�r��di��,� d1� �."�� ,,,.V�� ,,,�� hl�� [;� V.YVtlm...11 ....10 i"�V:ld uses,,'a NF...NI f*� ,�'�III r''N V;�.'>IIfJ IV NI.d..f µ'SA/L..�..dl�1�M1 Jle ...V� tl�111...!k.' Ilk,.. ........ 1 zi, r VbN �r✓p�p}!�d V� ....................................... ............::......................................................................... ......::.................................................. ...................................................... ..... ........ ......... 6 ( n r ,oYp a a y f p ��I area� � � paµ w��III N�� III b �f"� � 4 P i � f fir' ��m. .... ...I ...I .. �� . .. ...I�. �. . i. ..�.� � r .. .. .. ��VY. b � Yn �(� �°tl rl, w at" :I : �r.�I lb,o, r" f I,I Of the � area or...................................................................................................................................................T'll'I'll'll""I'll""I'll",'ll""I'll""I'll",I � III I IIIr:°M r� orrrr AIM -� rrr�m< IC/dia�.J r 4Xm i,�r"r'(l6� "°U;7 r�i;�(Ma r r" ',;;Ya� vp A' °AX W�" v;Xw mr;7,7y.ay r,La: ",m rrr id I u1 o Illy!� 'd si �� i�'�, �'� v��'"v, r �,r,II g.,.(( ;:?,il s r t; 'f L,i,e I iet de,t,s1t q,1r P� r a tad r°m t r cf.�"•m IN l�r ru.: ti! r.�,ll r A elm ,Y r r"ikn „M r tl ut/r/w u �"r ��r`�r°, mr �'rY �r�r�„��1r Trlrrr^r�r�, � ,d,d ��dl�,r i�rk r ,,, r_ , u It at � � I��"�dtideti e y ")fZ, I c-anI�inl" ii:�f .........................................................L.. ..........................................................:..................... .......::....................................... 'to �;� fn, �`�Y r '''.��tiI ,I�'; ��Y`I��,µI:; Irfc ';:.m `' °IM"°W, YYI„ � dens s an I("r a,;;d ... :.............................................................. '; u t�;e,� ��,t,,s kohl rr „�„;.,i,,e Pn of TD�,.'.r,W 3 4 These revisions l development hotel/motelt i� 5 .. is also included, s follows. fit should be notedi retained 6 the "but excludings uses" wording from the Comprehensivel i , which 8 10 1.5.6 and internally inconsistent in the overlay. 7 makes their addition of"including Hotel/Motel density-" both inconsistent with the text of Policy SR BOCC 08.17.2022 Page 17 of 53 File#2018-169 piresierve an,cl proi-no:te recreation,al and con.u'n.e,,rCj.1j (A) In orcler tL I 7orkhi,gr, e "17 crilla, n us,es, as, dfined by 342.07, FS purs, c,ua,.nttO Poliy 10"1 111 t f6111101 ".5,1116 ., he ing I (M' land use shall apply "to, all hand-,;,, desilIgn.a"ted the N1 Induss-tr',le s rit''in.e ( o �1,7jt'j'jj,j�j't'jjj,S,- tand categ_,lIry Z"orlig'') ch c.,;,"trit i 'use,I Wh.en a, .1i'lixture is plrc_�pio-s,ed f61� cels, des,11111g 'I ed Mi lan,�, (Zoning" ), di's"trict,I 'li.,vork,111g, v�-,,ateifiloiit a nd ter" de, end eiit uss e.,,,, ic sh ,P rpi ltlal 2ltora , iur. boauidi n s or o"ther Slil'ar utfs, shll bile pr ie esei-vd 'by, inaill''I"It"al in ng a rn.i i"Itn i .i. c. b excluding Ient U .a esl� I'l C 7V' To i, e I �-i ze, rezz,,ei-vation, a n d c1Lm,n111eTC1c P the f6llo. available: .......... 4 111 1,1_1 1II. ........... .........4 1V "i h C'S c, .......... 6.............................................5 IIIIII ...................................... ........ ............. ..... ....................... ....... uui uuuu uuuu ........ ........ .......... .............. ..... ..............III III IIIIIIII ... ....... ....... 111T............ ...... ..... .....I T _1............ . ......o IIII......... .... ul ,, , ,11IIIIIII IIIII .... ......... cit,t pp FM e,"I'"'t e'' ......................... IIIIIIIII16 1 111�"% -W1,1111,11,1111 t l ai'l, t ........... -4 e, ....d ,, ............................................ ................................................................................................... ......... ................ S1 .......... • .... ....... "I let e," %,,,!!1, FM .............. .........I ........ 4 ilb ................ k........ ...........I 1 11 1. 1,"I'll,,T uum ..................I.iIIIIIIIIIIIIIIIIIIIIIIIIIIIIuuuIIIIIIIII ra ''Iuuuu I I""''-uuum ""'IIIIIIIIiiii ]uuum X1,uuuuuuuuuum ...........I�t I 1 11 C it J 1, "cit br, k, C c N_it, �.F I .................... illlllu j'o 111) a ay I il,fil I e'' a um IIIII ......... ..... R II .......... ............ y. ........... .......... ............... ise, .......... 2 3 There are two significant changes that work in concert with one another to increase density within 4 the overlay for transient uses and undermines the preservation of working waterfronts incentivized 5 through Policy 10 1®5.6. 6 7 The Applicant asserts: 8 "It is clear that the inclusion of the term "Residential Density" in the Incentives is not used to 9 limit the density to permanent dwelling units, but is rather used as an all-encompassing term that 10 includes transient density for the following reasons:... The table [Policy 101.5.25] clearly 11 identifies "Residential" and "Non-Residential" Density. Additionally, the table provides the 12 relevant allocated and maximum net density per buildable acre for each zoning district under 13 "Residential. " Conversely to the Land Development Code, the table specifically provides the 14 densities per buildable acre for both permanent density and transient density under the same 15 "Residential" heading. Had the intent been to segregate transient density,, a separate column or 16 table would have been provided. Therefore., it is abundantly clear from the inclusion of transient 17 density under this heading "Residential, " in a table provided to identify Future Land Use 18 Densities and Intensities that the Comp. Plan utilizes the term Residential Density as an all- 19 encompassing term rather than a specific term. 20 21 The Applicant's statements are inconsistent with the BOCC's prior actions, the text of the 22 Comprehensive Plan and Land Development Code. The "I"able provided in Policy 101.5.25 clearly 23 distinguishes allocated and maximum net density by type of unit. For example, in the Industrial (1) 24 Future Land Use Map Category, the maximum allocated density indicates both dwelling units, for 25 permanent residential units, and rooms/spaces (for transient units). SR BOCC 08.17.2022 Page 18 of 53 File#2018-169 1 2 The Land velopment Code also specificallyi in is_ allocated and _si 3 by type of units, as shown in the i m It appears the Applicant is proposing a LDC 4 amendment to create the SHCC Overlayis ri t, but assertingdensity standard should 5 internally consist ith the clearly delineatedstandards for hotel/motelswithin the s 6 ,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,, Sec.1 -1 . Maximum Permanent IResidential IDensity and Mi n li I u m IRequired Open Space. , n� 9 Dz Q r � �T11'�e raiirm��a irm�I��erirm��a,irrirrt r ,�iiid��irmtrl d�irm�si iiit� fir tll'� ��r� �peririiittd by th iis chaItir aimid uiiiirmriMruir rrurired open,space��h,allll Ibe ini accordlari e with,th,e following taNe: Maximum Perimanent Residential Density n i'Iinir mu.rmi Open inSpace �Land Use IMstrii t Allocated I en it m(b) Maximum Net,I e,mj a)(b)(c) Minimum M/Gross,Acre of Upland DU/Bluildable Acre Open n Space Ratio(d) i it 1p o rt( ) 0 N/A 0.2.0 :omnr erci l 1(Cl) 0 N/A 0.2.0 Co im m e rc i ai 111 Fi s h i nIg A r a(C IF A) 3 1 "e) 0.2.0 Coimmerciailll Fl s h i ng S Ip ecial IDi strict(C FSD IF -, m;1�� 'F' - ;N/A 0.2.0 Other IF ;3 Other F' s;1 8 ,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,, Sec.1 -1 Maximum Densities for Hote][Mlotiel,Campground,IRecreational Vhi ll , Sleasonall and Il ru tlit u dion l IRiesidential Uses,a�n dl minimum Open Space. Marrirr hotel/motel,c�-ilpr-rrndr rertimi,a]vehible,seasoiiaIl anid i i~SttratriI residential d ~si tues for thoseluses permitted b tJhi s hpter Ihalllll be in i c clo rd a ri c e vvithi thi e fo11lowi rig tai lb,le: Maximum Densities,for Hotel/Motel,Campground,RV,Seasonal and Institutional Residential Uses and MIiniimumi Open Space �Land Use District and Use Allocated I en ity(a)(b) Maximum Net I e i't (a)(b)(c) Minimum peg, Rooms or SpaceslGross, Rooms or SpaceslBuildable Acre Space Ratio("d) Aare olf Upland omnrrmerciallll 1(CI) N/A 0.20 'omnrrmer iallll 2( N/A 0.20 'oirrr7 rr-me rc i aillll Fl s h i ng A r a(C IF ) 0 N/A 0.20 9 ..................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... 10 11 Comprehensive Plan Policy 101.5.6 clearly s " a i* " from 12 defined mixuses to which the incentives are applied. The exclusion of trsi t uses was 13 intentional to protect maritime and, water-dependent uses from potentialis. m This is 14 further evidencedlanguage included thatstates "to take a proactive SR BOCC 08.17.2022 Page 19 of 53 File#2018-169 I preservation and enhancement q/ community character and recreational and commercial 2 working waterfronts" and "In order to preserve and promote recreational and commercial 3 working waterfront uses..." The preservations provided thereins to allowr the 4 working waterfrontsoperate, vi certain i incentives that would not 5 facilitate uses that outcompete wor 1ng waterfronts, water dependentmaritime uses. 6 7 Note, when the original amendments were proposed to the MC FLUM to add the MI zoning 8 district, s transient intentional sed on Planning Commission 9 Resolution 45-11� H: C , I 1. requested ,mij amendment, Po cie s 1 " 4,5 d 11, ,21 to arnend 'the. e x it �m m� � �� s .e ry e�"c i �� itim I. . ; i 1 on g Dist°dice o the MC categoirty., Pl , " PIn t, a . , sl c l gory, whilc�� rovjilde �i for the development, of �V � � , � i�� :�i.,� � warebouse and d"Ibulti n uses-, The 1hidustrial lmd usc W , � allows, 1 . c ar dads 1 :5611 � � � �:' �� uses,, .�.� �s � - �� ry I. � rai uses no, adopted transient density, a10 ... 3. 1'he cr ime 1 u °us es zoning ate respor z n:� � . � Y: the ndus e land use (FL esi o f c e - .. The County" h, not addopted, Comprehensive Plan, preserveworking waterftnt uses andffie proposedend stock 11 LLC " ! ng the ,: 1 1 1F use. P , �gn n1 ,5 Proposes Com,pmhnensilve Plan eni en which,may'm ,w rki . i : X ,ruu to be analyzed and should not be,done meemeal. NOW [Ailinendments, are preesentedin striketh, indicate "cats "'one t text* All other words,charactersi,anda g g i su y do mm ,i ndied.] 1"'hhe folillowingamend-ment tothe Monroe County 2010 Comprehensive Plan.is,twtrecommended, ,for, transm ittal to the . 1„ lann,Ong Agency, or ado, "oar, h ,e Bo . of County PASSED AS NOT 'RECOMMENDING TRANSMITTAI by the Monroe w" un ll Planning Denise Werling, Chair Randolph D. %, Vii,ceCIhair � 12 ..............................: 13 SR BOCC 08.17.2022 Page 20 of 53 File#2018-169 „,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,Staff "I acl AG JI`'A � 1.. .� .�.. . � w . to c ns,i,(r an, ordinance, by the, Nutoii,tvlie (,ewe,(i,u1n, ' M �,s ani,� �, °f � � �r°N ( I, ?,,� o I�R ri..� �i..�,; A 1 ,� a„,d� w u .��° a" MQ t: ,: , � ..., .aa .. e” p a �° e g .� I . ,I l I g i,i the Mari"(111,11M "Und'uI,st:,ries rv ., �,, n � W. buildable aLte and , ck . q l q q q W. 5 �.i d I . L.,l"�M 1 t ��r i � ill the! , .ix �I, /� �, � �" e�q �, w e �y� �� aq N.C. at I.,�' ,J 1 ,,i Ma Crate de ,crip Font i asr i�gn,the N 4a, ifl_, l>e Indttstriies, W oniiig )J ti,ict t tIl'n IBC 1 ........... ,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,, ,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,, q.,,o " q , [. , q t � " �Yp Imp y I ,,,p�p n y yµ�7 y m� 01 , I g q +yI ,,, 'N. ,. ..,. +Vu 6 V:A Yx:7 i�,NFau ,q, .�i:; CX, 4...1M ,.s�:a rr'^ .III it l III U7�l�mmy '!d,.!�,1,k, ,V�V Z ,11 N:I,9N ull u' .!�I,,�I e�, a�M" �.�IM1 it �:, �V . v : I'm—) ,. a .c � �r i ., „ ; a �, ir1lot 1,:),rovideg w A�xtcal, gcur� vt isisterit ® gry ,. � „� .�,q,; .: '�:,, ,»� ,„I� �� .,-: „tilt a ,,,� w ., ^� ,� ,,;�: v>n :,�i„� ,, m, ,,. ,V«.,w, ,� ��,n ...,h� r�r..., »„,+-��.m,.,,,,� t IIS e, P II,W � u a Na.,, � �n � � II � w: , `, 7`�i, ,, w �;i" '�v" �s,,�, � ;tl wry",, �, wm" ,, ✓ ,. r "., °'; "'� �, I � :.i s � a , s, s ,I 4'1 .' ,.'..,,,;,�: .0 ,; ;'r � YY,. �� ,�,'..'NNv n: ,.,, ,U�, ,...v >t�:i,q .,. the r ,.,.`,�, ,)i�,'b,,, ,I .r',. ,�,County, o .. I �.. �. m..„ ,, ,,,," ,.m .��,,... �,ry..,.��v;.».,..�,,.,. ..�r r Y m 1 p ,�, ., a ,v�ul" er lr �",, ,u �� , r � �� I -, ' se a i „M M d d" ,,, d w w,,; w w I"u u � ,�� ,f� 1 � , � � � s I � : t �� iI I�" wg Imp ... e �� r �U�, 2011, �" q i '�� I t I I, ...: - d I -,,. ,ff,�, y, ,i,^�. -:,, 1w,��.,!�. `� O upr,,IS �� wa} ,�I.a„ ,..,, ;i;,iwM. vim....: ,�„I,,.,�„ at "' �a»�,g ,-~m ,., :r w»,,.;.. o. .,., VV I'd,ItC"r*0;11�scxpm�ss,ed, 'byri6le;nbers q .I„ q � , „ u ,�u u_ ,1 'reviewed ht tig�� ., Wr pilrC"'S" Y l" 1 water.f7kitrit „' It I 3 4 The Comprehensive Plan'Plan's Glossaryn r i i. 5 Transient Unit means a dwellingnit used for transient 6 room, seasonal residential unit, or space for parkingi i t trailer. 7 Transient units, limited tel or motel rooms, i t units that meet the 8 criteria within -i_i i f _ , Hotel or Motel" and shall require i i 9 ROGO exemptionunit. 10 11 Policy 101.5.6 12 The principal purpose of the Mixedss /Cl (MC)future land usecategory is 13 to provide for the establishmentx as s districts 14 where various types qf commercial retail and qffice may be permittedt intensities 15 which are consistent with the communitycharacter z tm 16 Employee s commercial t is are also permitted. addition, Mixed 17 Use/Commercial land usedistricts are to establish a s of'mixed s s, 18 which may include maritimeindustry, light industrial uses, commercial fishing, 19 transient si t 1, institutional, public, and commercial t seas. 20 21 Thisfuture land use category is also t to allowfbrthe establishment of mixed 22 use development patterns, where appropriate. Various types of residential 23 nonresidential uses may be permitted; , heavy industrialseas and similarly 24 incompatible uses shall be prohibited. The County shall continue to take a proactive SR BOCC 08.17.2022 Page 21 of 53 File#2018-169 8 role in encouraging the preservation and enhancement oJ community character 2 and recreational and commercial working water onts. /emphasis added] fr 3 4 In order to protect environmentally sensitive lands, the fbllowing development 5 controls shall apply to all hammocks, pinelands, and disturbed wetlands within this 6 land use category: 7 8 1. only low intensity commercial uses shall be allowed; 9 2. a maximum floor area ratio of 0.10 shall apply to nonresidential development; and 10 3. maximum net residential density shall be zero. 11 12 In order to preserve and promote recreational and commercial working waterfront 13 uses, as defined by [Section"/ 342.0 7, F.S., the following criteria s l hall apply to al 14 lands designated with the Maritime Industries (MI) land use (zoning) district within 15 this land use category.- 16 17 1. When a mixture of'uses is proposedfor parcels designated as M1 land use (zoning) 18 district, working water ont and water dependent uses, such as marina, fish 19 houselmarket, boat repair, boat building, boat storage, or other similar uses but 20 excluding transient uses, shall be preserved by maintaining a minimum of 35% of the 21 upland area of the propertyfor those uses. 22 23 To incentivize additional preservation of recreational and commercial working 24 watern ont uses., thefollowing shall be available: 25 i. F or the preservation of'36-50% of'the upland area of'property for working 26 waterfront and water dependent uses, up to 20,000 square a of nonresidential 27 floor areaftom the NROGO bank shall be provided to the property.- and 28 ii. For the preservation of 50% or more of' the upland area of'property for 29 working waterfront and water dependent uses, the residential density on the 30 property may be developed pursuant to the maximum net density standard without 31 the use of TDRs. 32 The Applicant further asserts that the "County has accepted that the Incentives have included 33 Transient Density in the Past......Prevs ously applications have been approved and progressed 34 through permitting by utilizing the Incentives max net density,for transient uses. In or around 2014, 35 a Mqjor Conditional Use permit ("MCU') (File No. 20.14-027) was approved by Planning 36 Commission Resolution No. P43-14 ("Resolution'). The Major conditional use permitted the 37 development of'a 100-room transient hotel. The County is asserting that they required TDRs be 38 utilized for the development of'such hotel. However, the applicant preserved 50% or more upland 39 for working waterftont and water-based uses on the property, and subsequently applied for the 40 MCU using the max net density provided under the Incentives. Subsequently, the project was 41 permitted and developed under the same max net density standards without TDRs. 42 43 This statement is inaccurate. Planning Commission Resolution P43-14, clearly stated transferable 44 development rights (TDRs) was required: 45 SR BOCC 08.17.2022 Page 22 of 53 File#2018-169 NOW" T11EREFORE,, BE IT RISOLVED, 11Y T, EPLANNING COMNIISS''O'N' OF MONRC I, 11 , FLORIDA,tliat the , r,eced,,iii,,g ,Fi,,n,,d.,i,:n,,gs of Fact, and,)E C 011''N I Y P Lid C sup'J',�,ortits dieci.i,onAoA111"`11 )V est,".17,oilra,n, amend'J.,,nent to a,i� �or con,d,,i,fi(,ina,'1 U11"i VI pern, t� 511'ub ct to t al g Id dweth"I zini, ng, permt, y "I ing coti_, fI 1 1. Pri"or to ss"u.,antce Of a, bujild,'i t, fir), ,in t ng, I ity via,tlw )��rocess d MRS shal], be sumeess-f-11v h a-11 'requntc,I -uni",Its It"T, ns'feTred,, to t,,,,,e pi,c Petr 1, 11 p ovi Wed MCC §130-160W, r 2, Pti',or to "the isstialicie, olf 0,1 an,y bt,fildinlg containing d-vvel1ing �_'7s (100) sh]fatl' be successffitly b-antsi', t-,red. tvo the pt(),, ,,�I requtrea, ix,n,iit[�S, I I 11"IR-1 I Pe, I U11, he 11 1p_ro.,c esss 11 ,p,r NAC ovided,in,, I `ffids a:"o r an se tdifionul 'u, , em"fit approval sliall not relieve the pi-o,,pei 1,,y ow,nnier ol If a?'inty , c P le di.ti,ota eqeme o te a , nent teeMttro e ott.I.It"y Ithe I"1'e J e,!ap�inent ag),reci� e,naf jnay only be,proj?.erlty oov'V'ner' anid o,fller , ziirfies. 4,P 11 " C Iiev 11 amei,i.ded, as al.lowed, by the tz"�,ri(,i,.is; of the agree ntnt, M,onroe County C(,,)dL-, alld, Fl,ari'llda, ry 11 11 Stat"Ute's". Rs 4,11151d col",F,11 V T File, .42.0 11,oll-0,27 Pa 5 ge J, o 2 .......................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... 3 4 Furthermore, the staff report for the PC to review the major conditional use, also indicated the intent 5 of the applicant for File 2014-027 was to -utilize TDRs: ................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................ Traan#�rable Devel opmenl' tly 0 14 The appil lca nt intends, w, Litilize TDIRs i'in the developtnentof the prope . Tic 2l development agreement alllows the transfer of TDRs; to the propt%;tly- however, the transfer must be formally exectited by sleparate mino,r condltli,onal use perInn.1',"I al pproval. 6 ................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................. 7 Therefore, the argument that the "County has accepted that the Incentives have included Transient 8 Density in the Past"' is not accurate. 9 10 Additionally, as previously noted, the proposed language is internally inconsistent with LDC Section 11 130-162 that establishes the maximum densities for hotel/motel, campground, recreational vehicle, 12 seasonal and institutional residential densities for uses permitted by Chapter 130. 13 Maximum Densities for Hotel/Motel. Ca:111111: round RV Seasonal and Institutional Residential Uses and Minimum 0 jLen Space Allocated Denslfty(a)(b) fty(ao)(e) Land Use District and. Rooms or Maximum Net Densi Minimum Open Use Spaces/Gross Rooms or Spaces/Bulildable Space Ratli o(d) Acre of Upland. Acre Maritime Industries (h) 10.0 W 15.0(c)(i) 0.20 Mixed Use(MU) to 10.0 15.0(e) 0.20 SR BOCC 08.17.2022 Page 23 of 53 File#2018-169 Institutional Residential 5.0 20.0(e) 0.20 Campground 10.0 NA 0.20 (a)The allocated densities for submerged lands, salt ponds, freshwater ponds, and mangroves shallbe 0 and the maximum net density bonuses shall not be available. (b) Vessels, including live-aboard vessels or associated wet slips, are not considered dwelling units and do not count when.calculating densit . (c) Maximum Net Density is the maximum density allowable with the use of the TDRs, or for qualifying affordable housing development. TDRs can be utilized to attain the density between the allocated density standard up to the maximum net density standard. Deed restricted affordable dwelling units may be built up to the maximum net density without the use of TDRs. "NA" means that maximum net density bonuses shall not be available. Buildable acres means the portion of a parcel of land that is developable and is not required open space. (e)For properties consisting of hammocks,pinelands or disturbed wetlands within the Mixed Use/Commercial and Mixed Use/Commercial Fishing future land use categories, the maximum net density bonuses shall not be available. (h) A mixture of uses shall be maintained for parcels designated as MI zoning district that are within the MC future land use category. Working waterfront and water dependent uses, such as marina, fish house/market, boat repair, at building, boat storage, or other similar uses, shall comprise a minimum of 35% of the upland area of the property,adjacent to the shoreline, ursuant to Policy 101.5.6 of the Comprehensive Plan. (i) For parcels designated as MI zoning that are within the I future an use category, the allocated density for hotel-motel, recreational vehicle and institutional residential uses shall be 0 and the maximum net density bonuses shall not be available. 2 Maximums for permanent residential density and minimum required open space is provided for 3 through LDC Section 130-157. Therefore, it is clear that the Land Development Code treats transient 4 it and permanent residential dwelling units differently, and the terms cannot be used 5 interchangeably. 6 7 The second major change seeks to treat residential units and transient units the same when 8 determining maximum net density. As noted above, the Applicant submitted revised, text on 9 September 28, 2021 10 11 Maximum Densi,11 tor.Ho tell Motel and Minimum pelh Ynaro. Fo 3-u,,..,,.oses of this overl 12 distri:,i,i erties shall maintain the maximu net densit for residential dwellil units 13 14 15 Previously, the text analyzed by staff and considered by the DRC on August 25, 2020, proposed to 16 increase the maximum net density for hotel/motels to twenty (20) units per buildable acre. 17 M�ztrimum Denjities.fiol'r, Hotal"Motel and' Mi niin,runii, Own Spac.,e. Foy puiipiloslue of this, over ii,ity for Ix 1 0 Ild"Is'tr, the hiot,el.�Motel m,axim.urn riet detis, , the M," ed Use/C=merc� a'l FLUN4 shiall 'be ?, I un�ltsii��pe,r bu�iddable a,,cr,e and m,lini"pium,opieri ssipace sha,111 be 01-2,01- There shiall,bi,e.no den,sit-y'for�the 18 Industri,,a,l FLLUMN 19 The revisions submitted, by the Applicant appear to reduce the maximum net density for 20 hotel.s/m.otels which are considered "transient uses" under the County's Comprehensive Plan. and 21 Land Development Code Currently, pursuant to LDC Section 130-162, both the MU and MI zoning 22 districts have a Maximum Net Density for Hotels/Motels of 15 rooms/buildable acre, instead of the 23 previously proposed 20 rooms/buildable acre. With the inclusion of "maximum net density for 24 residential dwelling units" within the newly proposed text, it appears the applicant is proposing to SR BOCC 08.17.2022 Page 24 of 53 File#2018-169 I utilize the Residentialu nsi s provided in LDC Section 130-157. Within the 2 Mixed Use (MU) land usedistrict, h ai net density woulddecrease from 15 roomsr 3 spaces to 1 within in h ri i Industries the maximum net densityl r s from 1 4 rooms or spaces to t ). Possibly, the Applicantis proposing to reduce thedensity an r for 5 hotels/motels in ff to balancethe requested increases in nonresidential FAR and h potential 6 increase in.traffic. 7 8 If the intent of the Applicantis to reduce maximums for transientuses, then Staff has 9 limited recommendations to the language to replace "hotel/motel" i "transient uses" for 10 consistency with the Comprehensivean and the Land v p_ --nt Code. 11 12 6. Data updates; 13 14 Per the Applicant: No response provided. 15 16 In no event shall an amendment be approved which will result in an adverse community change 17 to the planning area in which the proposed development is located or to any area in accordance 18 with a livable communikeys master plan pursuant to findings of the board of county 19 commissioners. 20 21 Per the Applicant: "There will be no adverse change to unincorporated Monroe County at large if the 22 Amendment is approved. As discussed herein, there are no increased concurrency, environmental, or 23 practical impacts associated with implementation of the SHCC Overlay District. All such development 24 will be required to comply with level of service, concurrency, and performance standards as set forth 25 in the Code. Moreover, it allows for infill at or near the primary employment center of Key West and 26 Stock Island while keeping density outside the more rural lower Florida Keys. " 27 28 Staff does not anticipate the proposed amendment will result in an adverse community change to Stock 29 Island, provided the recommended changes to the proposed text amendment are incorporated. The 30 proposed regulations for the Overlay district implement goals, strategies and action items of the Stock 31 Island and Key Haven Livable CommuniKeys Master Plan (the "LCP") and the Stock Island Harbor 32 Preservation / Redevelopment and Intra-Island Corridor Enhancement Plan (the "Stock Island Harbor 33 Preservation/Redevelopment Plan"), which represent the community's vision for the Stock Island and 34 Key Haven area. Staff is recommending changes to the proposed amendment that will implement even 35 more of the LCP's goals, strategies and action items. A comparison table has been proved as Exhibit 2, 36 showing the relationship between the proposed amendment and the LCP. 37 38 IV. STAFF-RECOMMENDED CHANGES TO PROPOSED TEXT AMENDMENT 39 40 Staff is recommending edits to the Applicant's proposal in an effort to provide for internal consistency 41 of the Land Development Code (LDC), and to further implement goals, strategies and action items of the 42 Stock Island and Key Haven Livable CommuniKeys Master Plan (the "LCP") and the Stock Island 43 Harbor Preservation / Redevelopment and Intra-Island Corridor Enhancement Plan (the "Stock Island 44 Harbor Preservation / Redevelopment Plan"), which represent the community's vision for the Stock 45 Island and Key Haven area. 46 SR BOCC 08.17.2022 Page 25 of 53 File#2018-169 I Please note the Applicant's proposed text is shown as follows: additions are u.n d erlin .................i n................b I q e and 2 deletions are ��-� .� w k �hro*gI�� „i,,,,,,,,,, amendment . The baseline for the revisions is the amnent submitted on 3 September 28, 2021 with revisions submitted on July 7, 2022 shown as follows: additions are :d::Q:::u::b:J:::::e:: 4 .b:::I:::: u:::e and deletions are Staff recommended changes are 5 shown as follows: additions in red underlineand deletions in fe4-st4ktIhfottO. 6 8 Chapter 130—LAND USE DISTRICTS 10 ARTICLE IV. - OVERLAY DISTRICTS 12 Additions are un erlin.e � blue..,.. and deletions are Please note t at the baseline ......................................................................................................................................................................................................................................... 13 for the revisions is the amendment submitted on September 28, 2021 with revisions submitted on July 7, 14 2022 shown as follows: additions are ul e un e ine b ue and deletions are d Y f e,,,,. g 15 „m Staff recommended changes are shown as follows: additions in red underline and deletions in 16 17 The Proposed Amendment ...........LLL.nter Overlaj.Dis rict HCC 19 „„ ,, ,,,,,,,,,,,,,,,,,,,,,,;,,,,,,,,,,, he r se o the a e ....:. arb m r unit ,ent r ........ ....� ,. r a str ct s 20 ti s of t rc en s n. r m. tin a e 21 - in ,t r r nt u. acc ss t t arise n coastal. aters and allowina for 22 ,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,, ,,;,,,,,;,,,,;,,,,, ,,,,,,,,,,,,,,,,,,,,,,,,,,I o t in. a non e . ir u-ne .ta..� sensitive area 1 the e r .e_ s for to s . to s, ..........23 � r : � ;,,,,,,r� r,,,,,,,,, hou..s.i.n c n. rci 1. r tail an rest urant us..... ......, ......, s anon t r... ct ...,n. 24 of recreational. and commercial r n. terfront and commercial. fis in uses an reser in an 25 r t tin ast n nature r s ur es n e cmmuni.IV character. The intent is t I r t ct an 26maintain.„ „the charactere r are, ;, l,l ,, ,n re evel. inent/infill within. the 27 ,,,,,,,v e.1.1 i strict n area th t i s th r suit re e n fill hick. has n d e l e it �o 28 n n r..esi i enta I uses. 29 SR BOCC 08.17.2022 Page 26 of 53 File#2018-169 th and I F q f 1e . f 7......... ;;............... ement the qproals str actiontm e Stock Island ................. K H en LivableC . i . s Plan and the Stock Island 3 1;;1 . .... ,,,,,,ram atJ o n .......... ;,,,,,e I oJiment and fn.tra Island C . i Enhancement Plan. to encoumy'e 4 K.e d e y e„o.. iversitVthe communitY- direct future 5 i e i a, commercial, activities t suitable e i the i reserve ang ,,,,,,,, ,,,, ,,,,,,, ,,, ,,, ,,,,,,,,, ,,,,,,,, ,,,,,,,,, ,,,,, „ ,,,,,,,,, 6 inefe e i pis available for low and yervincome families- maintain 7 affordable housin. and enhance 8 mmun.it,,% separatef e - and 9 . enhance ral e .,, „ ,,,,,,,,, ,,,,, , ,,,,,,,,, , 10 b e a Ufe of e e f e .f eess forr based recreational. activi 11 12 th. _e m e n t viable trans],iortatinn system for 13 . e end e. �e e f f f Mali t wwhile 14 J...M. .. � . m . 5 .e .e e e e .e l .ter and .t 16 fe e . reinforcee e character . . .. m m 17 e . be shown. as an overlav 18 district . the Official. Land Use .District..M.. � �e � e f � � �� ,e ke e strict 19 l!,,,,,,,,,,,,,,,,,, ,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,, ,,,,,,,,,,,,,,e . f. , certain bounded :"r Street to the east Fourth Avenue t t he 20 t ft e f w G, i � 1�e e � � . th but ,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,.,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,........................,,,,, 21 1 u d �f the Citiv of.KeIV West and.Horida.Kevs 22 t. r /ee „r � r w r f � ar Y 23 24 S L9.2 and Section. 102 57(f) established 26 .e . . i yes e a. structures co � i �:ewithin. e �.� .e 27 ....:larborn e f i effective eel date t seed a e rebuilt ....................................................................................................................................................................................................................................................... ....................................................................................................................................................................................................... 28 ,,,,,,,,,,,, , „ .......J.stino' � �� .. e � . t � � ee e i� e . �� f ,,,,,,,,, , , .. , A SR BOCC 08.17.2022 Page 27 of 53 File#2018-169 e and m1 I use„,,,,, 1,,,,,, 0 esf f ,f isi ss f 2 in accordance with Section ........................................................................................................................................................................................................................................................................................................................................................................................................................................................................................ 3 . gee e y s38 501 J NROGO allocations f transfers over 4 ,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,, ,, . fe t s i the e .:...:: a f .� i Center er . i st t® .................I . 5 (g) n.. .....................,,,,,,,,,,,,,, ,d.,..e r ,,,,,,,,,,,,,,, ese w e e C efc. . workiply water'.t..ron.t uses" ses the � es e .5se a e . e o all 7 e e s e e . ,,,.� n.ter Overlav Mstricte zoned maritime. 8 ses e Mixed e e es m s s® When. mixture .. uses s se s s s n � in district ; l.c., , i . fish. use . f e 10 t ,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,;,,,,,,,,,,,,,,,, , ,, 11 b q a t r e. es butexcludin. . entuses 12 shall....................................................................................................... feSef mm e e f e 13 for thoseuses. ............................................................................................................................................................................................... 14 T p............. J.D....c. i zeJ...Q reservation.. commercial f i . . ; ,, w„ s —available:15 ,,,,,,, , ,;, „ 16 1...............................F fh....efesef � �� 3 0/ � e �. ,�� e � e 0 f �m�.17 .. f. e e e uses s „ es e a 18 f area, from the .N.ROGO bank. s .r i e , . ................. 19 2 ® . ...e :�ese w , / f e e f f . 20 water-t-ront and water de endent uses, the residential den s 21 de suantthe 22 i. p e east s n. of . t .e use .,. s. 23 3. ee.s f s f / e . of .t f e ...... f ..................................................................................... 24 f Ater.... ��. e e� i �� ..s s w s ca . e � � . attain e 25 s, i.. between the allocatedes Jard u to the maximum netes 26 s d ,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,, ,,,,,,,,,, 27 4. Deed restricted ......... f e dwellina unitsthe e 28 den.sity_Rithout the use of TDRs. 29 5. Parcels within the MI zo erve ................................................— 30 at least 20% of the wet d 31 32 as a residence and not for qqyjgqfiqR. 33 6. Parcels within the MI zo at 34 least 10% of the we mmercial 35 w vessels solely used as a 36 residence and not f6LRqyjgqfigR. reservation . Th 7 . ......... 38 waterfront uses shall be documented on the final develgpfljgpj_pjqn_q�� 39 a written 40 8. For 'Permanent residential deyqlopmentparcels within the MI zonin district 41 shall be limited to commercial 42 43 the sam ntended to serve as SR BOCC 08.17.2022 Page 28 of 53 File#2018-169 I that nonresidential use. The 2 term does not include a tourist use. 3 9. The 'Dreservation at launch if ................................................ 4 one alre direct access to the 5 water. Consideration shall be 6 th documented on the final 7 de hall be a written condition 8 of 9 10 s u,, nit, Center Overlav District th%.. ermifted and ..c o n d i ti o n a.,,)..............u s e s..............J p...............s u.'.b s e c t i p n s............. 1.30 85 Maritime ........................ 12 Industries and Section 1.30,1,1,1,1,88 Mixed p. .....................................................................................................................................I..............................................................................................................................................................................................................................................................................I.................................................................................................................................................................I............................................................................................................................................................................................................................................................................................................................................................................................................................................................... 13 and the nonresidential land use intensities in subsection............ .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................. 14 shal.l. be enforced in. lieu of Section.. 130 1.64-1..................maximum. nonresidential. land use intensities and ............................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................ .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................. 15 d J s 11 i c..t o 3en % ace. ...........................K................. larbor Communif 16 v initted as of rilyht in.. the SaBe .1 17 e n....t e r( ...................................................................... .!CC.)..........Q. ...........:..q,, trict- y Di i s s trict. 18 L ..A....c c e s s o..ry-yses- 19 2. Attached and detached dwe'.11.1n. s i., or less than.. six. . pits des ........................................................................................................................................................................................................................................................................................................................................................................................................................................ 20 housin.&Ls_provided for in Section 139 1,- ......................................................................................... 21 3. Attached wi reless communications faciliti.e.s. as accessor ses, ursuant to section. 114466 . y g---_p ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................I........................................................................................................................................................ 22 5 .......... 23 4. Collocations on existin.. s sCCs s ,CC146 5(c).- ................................................................................................................................................................................................................................................................................................................... 24 5. C o m..M....e r c I............... but tourist housi.n.2 useq 25 v a Cats o n............r.e..ptal. use.,...........Qf commercial....... ...................................................................................... ................................ ......................................................................................... ..................................................................................................................................................................................26 6. C o m tn e r c i a I.............fi s 27 7. Commercial recreational. uses limited to: ............................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................. p.,9-4 11 e Y_S_ .................. ........................................... 29 b "rennis............................................................................................................................................................................................. .......................................................................................................................................30 C. Miniature �-Yolf-a d driv ............................................................................................................................................ fs 31 d. .'.'r h e ate ................................................... .................... 32 e. I lealth. clubs..- and .......................................................................................................................................................................11........................................................... 33 f. Swimming )Ools- .................................................................................................................................34 8. Commercial retail.., restaurant uses..,............or..........an.v- combination thereof of less than. .5,000 sou re ........................................................................................................................................................................................................................................................................................................................................................................................................................................................................ ......:...................... ............................... 35 feet of floor area,... ............................................................................................................................................................................................................................. 36 A . Q e...1 a c h e d............d w e IIi n..gs within the Mixed Use (MU I ZKoning Distir ict- 3 7 10. ..Institutional. residential. uses.., Volvin.............................................................................................................................................................................................................................................................................................................................................................................................................�..�..n........................................................................................................ t;- ..................................................................... ..................................... .......................... 39 11. Institutional uses- ....................................................................................................................................................................................................................................I 40 12. L i..gbt industrial uses- SR BOCC 08.17.2022 Page 29 of 53 File#2018-169 1 1 IIII Office uses ofless than. ,,,, c f 1.4. 3 1.5. Re.. suan.t to Section 1.46 5(b),- 4 16. Satellite,,,,,,,, art station � ,,,,,,,,, „ n t section .4 5 tea wireless � m � ,,, ,,,, � � � section. 14 ,,,,,,, ,,,,,,,,, ,,,, ,,,,,, ,, ,,,,,, ,,,,,,,,, ,,,,,,,,, ,,,, m 7 ..te C t reduction cluster CC C . C C . C ® 8 C. h i 9 a. The wastewater treatment fac.i.l.i. cf f 10 1 n c .n.l. liance withall 1dof l state and local f f 11 b. The wastewater „ , . t.... . .. ...�. f C CC 12 .ccc c cC carchitecturally 13 ci i J....1h........... c h a.r. c ........... th C.............s qn d 14 J:. 15 C® ,,,,,,,,,,,,,,,,,,,,,,,,,,,,,, d...........................,,,,,,,,,,,,,,,,, ,,,,,,;;,,,,,,, .,,,,,,,,,,,,,,,,,,,,,,,,......,,,,,,,,,,,,,,,,.............................. , i fiC c � i c a 1.1.4 16 i C................ I.............. Ccc c c fc .. C ic . a f C ......................17 exterior of the ,,,,; ,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,, , C C 5 linear 18 c scree f . 19 ii. One .................................................................................................................................................................................... t : e.ve- C .. Ct of screening f ��r e a,�nd t fhe ......... ........................................................................................................................................................................... ................................................................................................................................................................................................................................................................................................................................................................ hall beCC tributed thrr Aout tC t C gi 21 i.. " C c C C ....... C c 1.1.4 article IN 22 and. ...............................................1 23 . solid ......C.��. C etermination. thClannin .......................................................................................................................................................................................................... 24 d J.1 e c 25 . C . . . ..t. 26 Center................:/.................................................................................... G,,, 1:1 Cf t C e ,n f. C C t i to 7 ,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,, ,,,, ,,,,,,,,,,, ,,,,,,,,,,,,,,,,, : 28 L 29 . .. C cc Cc C � � C eta . c residential. Ct ... 30 . 0 s...........b..yAjeast a class C bufferyard.- 31 ii. All a de stora as e wall or ,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,, ,.„,, ,,,,,, ,,,,,,,,,,, ,,,,,,,,,,,,,,,, ,,,,,,,,,,,,,,, Cfscreened .0 C - C c 32 hedlcye least 1 Feet i .hey h ® 33 2. Attachedand. detached cllIn 1. t C 34 housing_qsRrovided for in Section1.39 1, 35 . �� ,,,,,,,,,,,,apartments . . � C � W ed that-. „,,,,,,,,,,,,,, 36 " h.�e............ l s........ ..... , eration of the commercial ,, C com atible with residential 38 b. . c c C s s t o U S I s b w existing 3 9 , ,,,,,,,,,,, ,,,,,,,,,,,,,,,,,, ,,, „ C cut- 40 i . A.....,,,,,„„ i s ink ersection: or SR BOCC 08.17.2022 Page 30 of 53 File#2018-169 I iii. A curb cat thate a at � m a of C .� � same d i 2U.S* I byAjeast 400 feet 3 C. � ..sl � c vacation rental commercial t e . ,, ,,,,,,,,,,,,,,,,, „ ,, ,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,; , 4 ;prohibited- ..................................... m , 5 . Commercial. retail crest a� se gat. . . eye ne , m� 1 eof . � e � . . � e e � a�� a 7 pLovided that access, U.S. I i a .: �w existin b Mt: 8 1 ,,,,,,,,,,, ,;,,,,,,,,;,,,,,,,�,,,, , „;„ 9A Sze :e ec 10 3. A.............c qlkb.............c q I...........11..aJ.....se afar rother cup' he same side 11 a ash ,,,,, eel. 12 case Is withinthe Maritime .t district contain more 13 t , ,,,,,,,,, ;;, fe � c Cad ea �� . i. . retail.,......................................................................................................................................................................................................................................... ice............ e ..�. a .. .. . C i a eye hi . t . 15 m and of less than 5e a cCe S . 1 is wav ...................................................................................................................................................................................................................................................I QQQ............ 16 0 f: .............................. 17 a. ..An existi curb.. cut® 18 q°"�ry i III^I�q ImII 9I��I �IIgryI' q"�y ryI®pI ® I�a.� .&....I&.a...:Ik...Y�:::�....d e i Uk Uwe :&.. ..® or 19 C. ..A.............c ul.b. .............c . ..a„ e arated from other curb Cut on the same side of U.S. 1.. bv 20 a ..e...................... 4 0 Q.......... eet- ................... ........ ......................... ....................................................I 21 in. within e Maritime Indu.stries district cona . more 22 � e e a commercial setai. . , ,, . f tha n.. i e a n f more w� amenities i 24 ,,,,,,,,,,,,,,,,,,;,,,,;,,,,, ,I ,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,t,,,,;;,,,,,,........... .e 25 a. Swimm.in ot 26 b. ........................................ ....... .. „ :L c�.... �..e � O 27 C. e..n n i s c o its® 28 7. New .. e .. . 6..................5 a� �,,,,,,,,,,,,,,, tM orb. . structures t ��' ct. 4 ...................f_1 29 f conditional uses i e Safe Harbor C uni t 30 Center Overlay............. ��strict.,� �e e a�� a � c e � � t 11 � .cl. ........................................................................................................................................................................................... ...................31 I 32 1 Attachedand detachede. � units . i. than.a . . , it a a m . 33 e ce a .. CCI 34 2. Commercial retail. . i.Ce restaurant e 35 ne u nt :� feat f 'than 1 pare -f% e m ..... floor are ided that access to 36 ,,,,,®,,,,G,,,,,",,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,, ,,,,,,,,,, „ 37 1® An existingc . cat. 38orr or ..........si, a .......ae. i to ed. 39 3. A............c qlb. .............c ........... a � e arated from an, other curbcut on. the same side 40 41............I....e. a s t..........4 0 Q..........fee - ................... .......................................... ......................... ........................................ 41 In no case shal.j. a C Is withinaritin-ie ndustr district main. more 42 1 of f e c ,,,,,,,,, ,,,,,,,,, SR BOCC 08.17.2022 Page 31 of 53 File#2018-169 1 3. Commercial. CC ate f ; f .rks drive........................................................................................................................................................................................................................................................................................................................................................................................ 2 and 3 a xceed five are 4 b. Y�. tablished residential. 5 P...s e...........by��Iass�C._bq&fe��qr�d- 6 C. A I I o q t s i d e I i t shine directiv on 7 ..a..n...y q, a b Iie i �nt . e-�an�d ......................... 8 t 9 4. o�i..d e da�tdn.a t�u: a� . moreroom �„ ..................... 10 a® The hotel has restaurantfacilities on the e m 11 � ee a a a e 12 . S w, ,,,,,,,,,,,,,,,,,,,,,,,,,,„ - O 13 2. c.king facilities- f 14 3. Tennis c urts; and . 15 C. A C c e s s tO S .................. ij[2y_� a 16 i. An. existi.n. c c - 17 i i® .............................................„ leaei. toct , 18 ii. . c r Cut that is Se. arated orn an other curb cud on. the same side of .................................................................................................................................................................................................................................................. ............. 19U.S* 1. byA .east 400 feet: 0 5. M. a ...................aI......... a .................................................... ................... 21 a. the oaf e e e e aC oter atleast fiour fieetbelow 22 mean sea level at mean.. low t . 23 b. The sale of d ce e 00 a 24 ,.sh.n O acts- 25 C. A.I.I. outside stora e ee ce o f a e e e aor 26 e a, ea eel e a . 7 d E a c h n o n w a.,,te r s i d..e setback t sed for devel et 28 must have a class C buffie ard withina side ard setback of no less than denfeet- .......................................................................................................................................................................................................................................................................................................................................................... 29 aR d 30 e® N. e w.............. e .... i e ace t i�c i a t to e 31 Q n...e. ........................I J.....y. e of ......... e dedicateda e facilities 32 of ice,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,, 33 6. Wastewater treatment .-fiac t es and wastewater treatment colIecti.on. e see i ..r uses ................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... 34 .19 Ca t e d J....n. . Y.I.a use .. 0 m ........... 35 a. 'Thewastewater t aC l� ,,,,,,,,, , ,,,,,, 36 1 , 37 b. T wastewater rite ref treatment en ac wastewater treatment collection stemsand ............................................................................................................................................................................................................................................................................................................................................................................................................................................. 38 ,4, ,,,,,,,,,,,,,,, „ „ ,,,,,,,,,,,,,,,r., uses shall be screene m � c ��e e e . to be architecturall . 39 c o n s J s I e p.t. . . .................. e C 12 a.r. acI e f.................. th e...................s . fo u....n dc e e 40 J..M. and SR BOCC 08.17.2022 Page 32 of 53 File#2018-169 I C. I n..............................a..,..d d J�IJ p n.�...........................t o..............................a.n. . buffers set fo h in C1 It Aer 114 3 ..e x.l.e r i o r...........o f th e.............s c r..e e f.1 i . . . ..0 n....e...........n al 5 ii. . east tree : f f linear I.-." f � 6 . fdistributed r about th lanfit 7 ii . The er 114 Article 8 AD d, 10 d erect o its.w .: Doses of th u ' .4 i s ri. f residential i i d-undeF based C� . . omn in which it is located 13 on the underlyj*ng_e2��vy i�stri�ct-s� of either Mixed Use (MU of I du/ 14 / ss acre. 15 Uhits. F f of this overlai1v .i s ri. 16 andard for residentialiun1tS11 based 17 on the underl is locaLedof either Mixed Use (MUJ of 18 12 du/buildable / or Maritimes Industries MI of 2 19 du/buildable acre and minimum re uirements 20 21 accordance with Section 101-2 22 flowable with the use of TDRs_, 23 or fo Rs can be utilized to attain the 24 densi maximum net deR�j�� 25 Deed restricted affordable dwelfin 26 without the use of TDRs. 27 andard_requires the transfer of density 28 . 29 30 ses of this overlaiv distric.� els shall 31 m. a J....n t a i n.............th. e.............a.I.J......9 c al e d..............d e n s t. d institutional. residential 32 uses' based on the undgLlying_p*def-the existing_Zommy ddistrricts in which it is located of either 33 Mixed Use 5 rooms / 34 residential uses or Maritimes IndusFor_pLqperties 35 �inqt he allocated densily for hotel and 36 institutional residential _L_j 37 all not be ial 38 ROGO allocations. 39 ursuant to Section 138-22ib 40 SR BOCC 08.17.2022 Page 33 of 53 File#2018-169 2 ��, ilimited 3 hotel/motel uses and institutional residentia 4 &k fiinstitutional ase�dq�nth�e u�nd�erl�in� g.. &stric-�ts. 7 ° foses of this ove 8d, ,; a,,,,,,, ;i ,,,,,,,,, ,,, ii i� n. i thresholds ..ii cumulative i shall accordance i th 9 tie. i i i : Maximme a Land Use Floo�r.Area Op �. -i-A), ° .� �. fC ii. t nt ° Medium. ° Commercial. ° . ; . .: i i � oof eta� or-Restaurant °. .ffi i Fig yin ,,,,,,,,,,,,,,,,,,,,,,,,,,,,,, ° 20 ............................... f u str � ,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,, „ ,,,,,,,,,,,,,,,, Public .B.uijdi p,� /Uses 0.60 0.20 ................................................................................................................................................................................................. .......................................................... .......................................................... .A g f i c W t . Lm—a—r C f ,,,,,,,,,,,,,,,,,,„ ,,,,,,,,,,,,,,,, -0...........2 0 ° . ° C q ice.. C. . .. Cf i q; . ° ° fit e Pia., ....... diti o pp.,,].................... ratios in Ch ter i.i.8. , C.rdance with e ction 1 0 1..............2.(1.....),_She most restrictive of these ratios apL)lies. .......................... .......... ° .f ernes within the safe I'larbor Communi Center Oveflav ..District with J... . m . in with. pofic . ° f ° f. 0 fDply arbor Commun.i.tv Center ° ° ° off ° ° , .tiesMixed Use/Co ° �a f� rci . i ..��.. ..... .f f ,,. .. f f. ° District. . shall.. ... t..... .�. ... �.. .. . .... ..FAR ...... 3. boat-bam-s- b 1342 sha44- ° ° SR BOCC 08.17.2022 Page 34 of 53 File#2018-169 m FEW- ii. For- ffeff-qEpfqpeftY-fOF- the- fff4defifial- &114� ------------------------ J.J...i...................... J. 1 2 and 3 towards Floor Area Ratio within the Safe Harbor Community Center Overlay District. 4 Park tym 5 .................................................................G e..n e fa. . .....................R..e q�q�m�e n�ts_ 6 L E se Sl.a . be rov..ded. withstreet I)qrkci i.n. accordance with. Section. .. 7 ,,,,,,,............ ,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,...............6,,,,,,,,,,,,,,,,,,,,,,,, 8 1 to 20 iercent of the f kin a aces for nonresidential u.ses ma be 9 arkin-Y S aces desi t 10 accommodate .f S S 5 f S a S a, S to i n. m m es. Notwithstandi. Sectione),the 12 followin. aro S S S f ach use.- ................................................................................................................. .......................................�Sp aces Per , .. ............................................. a i l - 5 Multifamily residential :+4. =ff*wes=p@"weUmgq"4= m and S aCS f f SR BOCC 08.17.2022 Page 35 of 53 File#2018-169 it C o . . J al.,,,,,,,,,,,, t,a,g.,,.,,,,,,,,,, ,,, ,,C mm ,®,,,,, ,,,,,,,,,,,,,,,,,,, r .1� s ..� .� i �a..otherwise � i i or a i thin l � a ,,,,,,,, , ,,,, ,,,,,,, ,,, , I 1...e.. � eta �.. aJ.. Eating ran ' For areas f a fi� . ' , ,a � a f a K. , ,,, ,,,,,,,,, ,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,, ,,,,,,,,,,, „,,,,,,,,,,,,,,,,,,,,, ,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,, , ...... ,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,. ,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,, ,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,. is amount .Fo ,,,,,,, ,,,,,,,,,,,,,,,,,,;,,,,,,,,,,;,,,,,,,,,,,,,,,,, ,,,,,,,,,,,,, , ,,,,,,,,,,,,,,,,, ,,,,,,,,,,,,,,,,,,,,,,,;,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,............,,,,,,,,,,,, , . ..... nonresidential � f area it i the i� I ,,,,,,, ,,,,,,,,, „ ,,,,,,,,, ,,,,,,,,, activities they than food/ ice (includi. g, but n t im .............................................................................................p. j..q.1 .ited to kitctien _of.-fiice. tail sales not related to food or beverag!g sOfa Commercial. m m recreation 5. C m area within t .� . �. . m ndo ()r exclqd� ..................................................................................................................................................................................................................................................................................................................................................................................... con rerence centers and ,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,, A c t i.....v in�..........c Com.m.ercial. ere . . C 00 , . � a C.................................................................. 0(Q..,,,,,,,,,,,,,,,,,,,,,,,,,dQ9.0,,, .................. . a a C . w .. a� a a a . ....................................................... ....................................... r �sec a r �sec. . a ........ a Theaters..,..........!�pn.-feren.ce centersce er 0 C 0ased on. Offices 3.0 sa. fa floor m area within the buildilig -- s. a .......................................................... ace :� 0® a each. additional bedroommore transient....................................................................................................................................................................................................................................................................................................................................................... bedroom dwel. . it ,,,,,,,,,,,,,,,,,,, nonresidentialIndustrial. us 000 ®HD ro . ro 1 0 area i . . M .of V.0 „ ,,,QQQ,,,,,,,,,,,,,,,,,, ,,,, fit® ..... arc outdoor industrial use Live ma r aCer berth.. Marinas any commercial 1.0 aC f 1.0 ac .f ......................................... ........... fa fa SR BOCC 08.17.2022 Page 36 of 53 File#2018-169 fi...�hinpr facilities Charte.rAyuide 2.0 s aces per berth . e of P.41ty,,,,,,,,,,,,,,,,,,,,,, ,,,,,,,,,,,,,,,,,,,,,,,,,,,,c h....a. .rl,,,,,,,,,,,,,. ,, ,,,,,,,,,,,,,,,,,,....,,,,,,,............. ,ee e� e�� Y e � e e�. .m o r e...........th an. ............s!.�.X,�a s�se n�y c.r s ° ,, ,, a Li B o al..........r.gM 6..... .....0.........................S.. ° rn.inim.um. o f 14 feetfeet to e . . ...... rqi.e ° oversized ° ° ° 2 I.e q ui ...e. . h....a............. 11. f � uses. . i1b.i.n. the Safe Harbor 4 � Center of. . ° . e ° ........ 5 ° , � �- e� e � e .. e CC ewith Section 114 ° 6 7 in 8 � 9 nonresidential structure shall rgqMjKg ° Action Item- Require the 10 facilities. I I b. and parking in all new 12 development and 13 accommodate a minimumi 14 ii° All bi lar traffic by at least 15barrier- 16 iii. the bqLIding_entrance at a 17 location that does not interfere withRgdestrian 18 iv. The minimumdimensions -i 19 ° - ith of five feet. Location 20 criteria can be modifie 21 22 23 redevglopment along Vol. 11, Goal 7, Strategy 1, 24 Fourth and Fifth Avenues shall provide development and 25 the redevelopment along 26 no, set.I_)ackv. MacDonald, Maloney, Fourth and Fifth Avenues to provide 27 28 Phe . setback -.for structure . feed.. ° ° 2 .. ....�.�. .. . ..... .. .......�.�.. . ..... f 9 e Safe � e efeet in MI and 15 feet in MU 30 . . ....... .. � . ... . . be a minimurn. :.... ..0 ...eel° 31 1 Access.o ° ; f 32 . ........ lk.A.4(s i i e 33 t eeed hes imeasured r ° In no event SR BOCC 08.17.2022 Page 37 of 53 File#2018-169 Ishall - total combined . e 1. accessoTy structures............................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... .............. 2 f 3 � _� t m m . .2. ........................................................................................0 u tdoor.L. f f e V.1 ................................................................................ 4 f L J... � � �, � � � � � � ; � a .tam e 5 located in.the Eront setback. 6 m k. l4 a e 7 b.g..........pe.m.iittedin arequiredfront . set .e. . 8 4. Fences. Not W-1:tfft-Ldtttt IS40R-S-ef-&-e&-. ............................................................................................................................................................................................................................. 5E_'Itltl�. 9 of fre not located 10 withinleaf s.i.. f 4 / r i ................... 110 r............ .n d... .a„t Jn .. ,,, l ,,,.mt,,,,,,,,, ,,,,,,,,, s.. 1 j,,,,,,,,,Vie,,,,,,,;, e ......... ti ,... 12 13 J.P e . etfeatures than i . Feet within epees. Drovided , . of 14 thefollowing g r eria arem.eV. m m . . ed 16 , ,i. e e e 17 „,,,,,,,;;,,,,,,,, ,,,,,,,,,,;„,,,,,,,,,,,,,;,,,,;,;,,,,,,,,;,,,,,a ed to control.. 18 q.n d./. e tP a.K.c al e................th e................. eee s s................t 0...............1 170, 20 q.1 I„ ..c11,;;;,,,,,,,,,,;,,,,,,,,,,,,,,,, ,,,,,,,,,,,,,...t,,,;,,,,,,......,,,; ee mm, ee: 1 e lot 21 iwhichever i ��eef � � . he At of feet our .22 eel e eee e e e e ereater as 23 measured Erom.the -front pr� eft, line- and, e . e shall not be locatedi ,.. � _ ard setback of 25 p 1 t w f,q c,i � e � . �i. 26 iii. Fhe en.trvfeature shall be com atible with. the existincye e e 27 .he......., ,,,,,,,. d i a ................ i e i..n i e 28 and character community,the not t e h i 1e f �e tal to ................................................................................................................................................................................................................................................................................................................................................................................................................... 29 1..................... ........... 1�e..........public 30 iv. "he . featureedesignedff e . the to ii � 31minimizes � i . i 32 , ;;;,,,,,,,,;fo.r,,,,,,,,,,,,,,,;. the i . �reasonable use the land- and w . 33 V. e e ea fe e e e � f . . and in 34 a d d J.1 J.. -]........................I o.......................th e.......................n..Q rm.... . 35e 1e e e evations -for the en.try 36feature 1 the �, e � dt �e 1 e1 eke e � �f e 3 7 � turlied r in.cludi. or an.. decorative or non. t... ct on .. 38 . . ; ; ;icam x-.. ; materialsC . i each. element -if, . ,,,,,,,,,,,,,,,,,,,,,,,,,,,, ,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,;,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,; „;,,,;,,,;; f ,,,,,,,,,,,,,,,,,,,,,,,,,,,,;;,,,; 39 the structure e ®r e i n C®40 (2.) Shoreline Setback. Notwithstandi 41 11ewalkways, ublicmonurnents _or 42 43 A i th i n.............th e..............,,,,,,a ,,,,,,,,, C o mm qfl. of Oy 1 ' t 1 established, 44 effective date of this section1e fe ee11 f 1 e eat of 45 ins lu t . ,1 e . SR BOCC 08.17.2022 Page 38 of 53 File#2018-169 I 'W'.ater dg.� r Communi.11V Center Ovefla, ............................................................................................................. 2 District s hall be setback the rescribed ...................................................................................................................................................................................................................................................................................................................................................................................................... n ineers 3 tion. or Arrn (.',o r)'s of EnQ 4 5 discharoeirito Safe flarbor or adjacent surface waters. itiona4-wce-s-a-r-e—li4*4e-d-to- ................................................................................................. 6 wfttef ft-E� me�� or- statues- 7 8 ction 131-1(al, 9 setback for Aaf in the Sale .1 larbor 10 C q m m Center Ov istrict shall be reduced to a,minimum of 5 �feet. 11 Outdoor ..L.. r 1.1.4 Article J.V Outdoor..... ................................................................................................................................................................. 12 L k 13 consistent with. subsection..........g(2)a I n�no_ca s�es h�a I I�u I�ih qti n�b�e �er m�it t e�d. .............................................................................................................................................................................................................................................................................................................................................................. _1� 14 (4) ..................................................................................... 15 Center- OR- 16 17 .� ro �� t � f s n r',,Aer.. 138 or an.v other rovision to the 18 q n.1 r q enter Overla,11-v District which are d.esi.2nated it in................C o a s a.,,J..................9 qrr i e r...............R e s o u r c e s.................S.. Tvino" as receiver i e 20 sites for transient market rate and affordable dwellinfy un.it,��, rovidedu tt.hn..e��Iijc�qbp�.Ite. s�ite_nje�ets�alili_oth�.er I . uni t 21 criteria established in Com.pil- �en.,si�v-e�Po�l�ic-�1.0�l..6�.8 8 and Section 138-22Lb)jor a receiversite andso ............................................................................................................................................................................................................................................................................................................................................................................ 22 1. n as no structure is devel. ed or located in. apy of the arcel designated as CBRS, . ..........9.................. p ----------T ------- 23 C .nd/or drones within. the Safe .1 larbor Communitv 24 Center Overlay istrict are rohibited. ............................................................................................................................................................................. 25 tion 114-26,Nno district boundary bufferyard 26 s 11. b e r e red. I`o Is within the Sate 1 1arbor Coin.n.--iunif Center Over].av Di strict,exce-Dt where A- 27 4imstriel- bpga&ff b�e- ��* �i�4�a 28 f aarcel. of-a-4WfeFe*t-g2Rjggj4�vA4c4 that is 29 n..ot within. the S.HCC 0v.erJ...gyjq!j,�L ........................................................................................................................................................................................................................................................................................................................................................................... 30 this sectigE,_qll__other_requirements_and adopted 31 trol. 32 33 34 V. CONSISTENCY WITH THE MONROE COUNTY COMPREHENSIVE PLAN, THE 35 STOCK ISLAND-KEY HAVEN LIVABLE COMMUNIKEYS PLAN, THE PRINCIPLES 36 FOR GUIDING DEVELOPMENT, AND FLORIDA STATUTES. 37 38 A. The proposed amendment may not be consistent with the Monroe County 2030 39 Comprehensive Plan, unless staff recommended edits are included as a part of the 40 proposed text amendment to ensure internal consistency. Specifically: 41 SR BOCC 08.17.2022 Page 39 of 53 File#2018-169 I Policy 101.5.6 2 The principal purpose of the Mixed Use/Commercial (MC) future land use category is to provide for the 3 establishment of mixed use commercial land use (zoning) districts where various types of commercial 4 retail and office may be permitted at intensities which are consistent with the community character and 5 the natural environment. Employee housing and commercial apartments are also permitted. In addition, 6 Mixed Use/Commercial land use districts are to establish and conserve areas of mixed uses, which may 7 include maritime industry, light industrial uses, commercial fishing, transient and permanent residential, 8 institutional,public, and commercial retail uses. 9 10 This future land use category is also intended to allow for the establishment of mixed use development 11 patterns, where appropriate. Various types of residential and nonresidential uses may be permitted; 12 however, heavy industrial uses and similarly incompatible uses shall be prohibited. The County shall 13 continue to take a proactive role in encouraging the preservation and enhancement of community 14 character and recreational and commercial working waterfronts. 15 16 In order to protect environmentally sensitive lands, the following development controls shall apply to all 17 hammocks,pinelands, and disturbed wetlands within this land use category: 18 1. only low intensity commercial uses shall be allowed; 19 2. a maximum floor area ratio of 0.10 shall apply to nonresidential development; and 20 3. maximum net residential density shall be zero. 21 22 In order to preserve and promote recreational and commercial working waterfront uses, as defined by 23 [Section] 342.07, F.S., the following criteria shall apply to all lands designated with the Maritime 24 Industries (MI) land use (zoning) district within this land use category: 25 1. when a mixture of uses is proposed for parcels designated as MI land use (zoning) district, working 26 waterfront and water dependent uses, such as marina, fish house/market, boat repair, boat building, boat 27 storage, or other similar uses but excluding transient uses, shall be preserved by maintaining a minimum 28 of 35% of the upland area of the property for those uses. 29 30 To incentivize additional preservation of recreational and commercial working waterfront uses, the 31 following shall be available: 32 i. For the preservation of 36 50% of the upland area of property for working waterfront and water 33 dependent uses, up to 20,000 square feet of nonresidential floor area from the NROGO bank shall be 34 provided to the property; and 35 ii. For the preservation of 50% or more of the upland area of property for working waterfront and water 36 dependent uses, the residential density on the property may be developed pursuant to the maximum net 37 density standard without the use of TDRs. 38 2. Parcels within the MI zoning district that have existing wet slips shall preserve at least 20% of the 39 wet slips for vessels involved with recreational and commercial working waterfront uses, excluding live- 40 aboard vessels solely used as a residence and not for navigation. 41 3. Parcels within the MI zoning district creating new wet slips shall preserve at least 10% of the wet 42 slips for vessels involved with recreational and commercial working waterfront uses, excluding live- 43 aboard vessels solely used as a residence and not for navigation. 44 4. The preservation of dockage for recreational and commercial working waterfront uses shall be 45 documented on the final development plan and shall be a written condition of any permit approval. 46 5. For permanent residential development, parcels within the MI zoning district shall be limited to 47 commercial apartments or employee housing. Commercial apartment means an attached or detached 48 residential dwelling unit located on the same parcel of land as a nonresidential use that is intended to 49 serve as permanent housing for the owner or employees of that nonresidential use. The term does not 50 include a tourist housing use or vacation rental use. 51 6. The preservation of a public access walkway, and a public access boat launch if one already exists, 52 shall be required for all parcels with direct access to the water. Consideration shall be given to security SR BOCC 08.17.2022 Page 40 of 53 File#2018-169 I and the physical constraints of the parcel. The public access walkway shall be documented on the final 2 development plan to link a continuous walkway and shall be a written condition of any permit approval. 3 7. Parcels within the MI zoning district shall be limited to commercial retail uses of less than 5,000 4 square feet of floor area. (Ord. No. 032-2012) 5 6 Policy 101.5.25 7 Monroe County hereby adopts the following density and intensity standards for the future land use 8 categories, which are shown on the FLUM and described in Policies 101.5.1 101.5.20. [F.S. § 9 163.3177(6)(a)l.] Furtulre Land use D InMties and Intensities Minimum m Open Space Nttfre Land Uset g ry andl Residential(1), Nonresidential Rabb,(gin Corresponding Zoin'J'ing Allocated Density(a) MaAmuuni Net Density uor), Maximum Intensity. (per upll lrm l ears) (per uuiu dabl acre) (floor area ratio) 10 «««««««««««««««««««««««««««««««««««««««««««««««««««««««««««««««««««««««««««««««««««««««««««««««««««««««««««««««««««««««««««««««««««««««««««««« «««««««««««««««««««««««««««««««««««««««««««««««««««««««««««««««««««««« 11 IIIand IMl zoning) roamslspac IN/A Wxed Use/Ca n nn rc lil 1 1 du 2 d U(1 1111) 0.10— , - (Mq ns'. (I IR,MUU,IMIII) 6 1 luu cab (SC,LJ ,DR,IM ) (SQ,UC,IDR,R.',,MUD and M I 3 d U(S 12.du(UQ nng) 6 du(UC) 1 —1 lino(MU.)urn 2, 00 F(W) 0.20 '10-25 roor ns/spac s 5-15,roarns/spaces 12 .... ..... ..... ..... .... .... .... ..... ..... .... ..... 13 14 Policy 101.8.5 15 Lawful nonconforming uses existing as of September 15, 1986 and located within the Mixed 16 Use/Commercial Fishing category or within a Community Center Overlay, as indicated on the Future 17 Land Use Map, may be rebuilt if damaged or destroyed, provided that they are rebuilt to the preexisting 18 use,building footprint and configuration without increase in density or intensity of use. 19 20 Policy 101.9.2 21 Enlargements and extensions to lawful nonconforming structures outside of the Mixed Use Commercial 22 Fishing District or a Community Center Overlay shall be allowed,provided that: 23 1. the improvement does not constitute a substantial improvement; 24 2. a nonconforming use is not located in the nonconforming structure; and 25 3. the nonconformity is not further violated. 26 27 Policy 108.2.6 28 For any application received after the effective date of this policy, within the MIAI overlay, Monroe 29 County will not approves 30 ,through a Future Land Use Map, Text, overlay . 31 32 The MIAI Land Use Table provides the Future Land Use Map (FLUM) Categories (Column 1) as of the 33 effective date of this policy and includes the permitted ), allocated density per acre 34 (Column 3), maximum net density per buildable acre (Column 4), ), and 35 corresponding zoning category (Column 6) within each FLUM category located within the MIAI 36 boundary. Further the MIAI Land Use Table provides land uses located within the 65-69 DNL Noise 37 Zone 2 and NASKW's suggested land use compatibility within this noise zone. The table includes land SR BOCC 08.17.2022 Page 41 of 53 File#2018-169 I uses allowed (Column 7), land uses allowed with restrictions (Column 8), land uses that are generally 2 incompatible but allowed with exceptions (Column 9) and the land uses that are not compatible and 3 should be prohibited. Column 11 provides notes associated with Columns 7, 8, 9 and 10 and indicates that 4 additional land uses may be permitted based upon existing the provisions adopted within the 5 Comprehensive Plan. (Ord.No. 012-2012, DEO 12-1 ACSC-NOI-4401-(A) (I), eff. 7-19-2012) Comprehensive Plan Future Land Use Map Designation categories Militaryltlstallatlgn Area of Influence located within the Military Installation Area of Influence !(05.89 DNL Noise Zone 2) t 2 3 4 6 6 7 8 9 10 11 Intensity Corresponding Zoning Use Allowed Uses Generally Incompatible(allowed Uses Not Compatible& FLUM Category Uses Allocated Density Max Net Density (FAR) Categories in MIAI Uses Allowed with Restictions' with exceptions)"' should be Prohibited Nmes Household Units Single,nib.detached Single units:semidetached commercial zoning districts where van ous types of 1.Recreational Vehicle Retailtrade-bui l ding materials,r ardware and farm egui pm ant Outdoor sports arenas,spectator sports Single units:attar red row commercial retail and office may be permitted, district Retail trader—shopping centers Recreational activities(include golf courses, Iwo units side by-sido employee housing and commercial apartments are Retel trade-food riding stables,water roc.) Two units one above the other 1-6 on 6-18 tlu Retail trade-automotive,marine craft,aircraft and accessories Resorts and group camps Apartrr Its'.walkup Outdoor music shells„ zoning dzt-A vaetgo,,Iw,,d,odq,oddio-J Mixed UselCommercial also permitted;and 0.10-0.45 2.Suburban Commercial 615 roomslspyces 10-25 roomslspeces Retell trade-asp argil and accessories Other cultural,entertainment end recreation Apartr crt elevator Ampr'Ithc tern uses not desmbed within the PLUM—g— mixed use development pa terns varioustypes of district Retail trade-furniture,home,furnishings and equipment Cultural activities(&churches) Group quarters residential and non-residential uses may be Retail trade-eating anddnnking establishments Auditoriums,con tort halls Residential Hotels permitted 3_Mixed Use district Other retail trade Mobile Horne parks or courts Transient lodgings Other residential Nursing Homes Food&kndred products;manufacturing Primary metal products,manufacturing Fabricated metal products,manufacturing Rubber and mist plastic products',manufacturing Household Units Miscellaneous manufacturing Single units:deterred Railroad,rapid rail transit gl,and street railway transportation Sine units:semidetached commercial fishing and related traditional uses Motor vehicle transportation Single units:attached row such as retal storage,and repai r and Aircraft transportation Iwo unit Idaby;ide Mixed UselCommercial Approx 3-8du 12 on Commerical Fishing Area Marine craft transportation Iwo ILL r its one drove the other zoning dtcmcv-gay may identify addirional Fishing maintenance which support the commercial fishing 0roor lspaces 0roomslspaces 0.25040 district Hi ghway and street right-of-way Apartments walk-up uses not described within the FLuM ntegory ndustry.and residential uses are also permitted. Automobile parking Apartment elevator Communication Group quarters Utilities Mobila home parks or courts Other transportation,communication and utilities Otter residential Wholesale trade Retail trade-food Retail trade-eating and drinking establishments Other retail trade Household Units There may be other ass based upon IsC. Sirl gl e u nl's'.detached AT other nonrgidential rathat was listed asa Highway and street right-of-way Single unit orldetachod pwemneA"mmh,Iff,ndy proer totherotRrtsrinto flh. very low density residential development and 1.Offshore Island district Automobile park!ng ,Ingle ul It attached row c'b10 ComprehensNe Plan(pre2010 L�Fs)and that 0.0.25 du N1A Iwo ur It Ids by-s,do Residential Conservation low-intensity public a ses and utilities are also 0.0.10 Communication lawfully ea'ded onsuch lands on January 4,1996to allowed O roomsls paces NIA 2_Native Area district Utilities Iwo units one above the other develop,redevelop,remtahlish andlorsulstaMlaly Other transportation communication and utilities Apartments:walk Up Impmueprwldedthat the use a limited In Intersily,floor Apartment.elevator area density and to theype of use that existed on G rou p quarters Jan uarp 4,11 or IImII to whatihe pre71!191Dks Other residential allmved,whichever a more restri"I 6 mmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmm mmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmm.......................................................................................mmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmm.................................................. .............................................................................................................................................................................................................................mmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmm........................................................ mmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmm Ixc R-lr le[r-a]r!IrlaausiLlnq M.ut lwe rIIV l I I.v:n Iw att 1'larir';1 ,IeI 1+rad oI roIII r°l ua-' %1I ,`IL Irl,R.n P;„II a1I,ha haIInid illlm'h'11 at We al5 rail l LRc:Ct.I..l,ig -dunt�e'adw-::�ptll"dL.:':s-,:='1::h.lrr?t e!:ralr.Itactirr, In X mjf,.qid ll xua1;mar ma:ae r I^-V-+rw 1Al i+r�+fl.o r.rl,.,yr:f.nnry ruing Irl oirng nul ri I lr 1 N-nr'."i�Il.x..;u,n VIr K,ralrut'arrr.trig PI.III o u,1 rio I zI d I1,,.1_a I Nr+'h l+:en.�Irl ulrin-. I!rI l III 1i11 r L I1fu.dIC1 M 1 MU Id-11'111't F,tW�n.I I I 1d.1 In If-;i r „I,o l n Il"-.1 11 IV r,r�1 a n,lVu!!IIu:rII.,:::n:d u1d 1[�'r+a rnlllf Ill..ing r.Iurehrl l,a,:rid I.II:U"hi_�I dstr 1. .;.,.o I;o rt t:=.1wL oc a 1'r•+ I ndIstrgo] rr utc I1.250ail] Fdl¢aW y+y volit 1�,.rrill vtlnq 'rl l i1SY !:41 .:dt. '. 0:lae'fi0Y1 r1'1 sl:.0 I. .:sd:ia'r:r IJ f<rsasl:a:'ei N.sm ,I 1' NMI:,FYI^1 IYb d LY IV'!'iy tl rll y4°IlJt':il"M i'.:N"^.rf l tl"'n�. 1'I:d'i a If'+�1'11+.y' .y;L+t ey A[•mAdN ir, u!hen,I rl:,son I r Ostia:.: M 1pdI a I I'm rrnfl,rl ai,orl u.e..coo:"r Iv.d v.:cr.Xie I L Uh9.ad�R=n+ t IIH'.':ii r•;te u�• r:i is9.tl +'.I 8"n, - A".+a-tt I tram s_urGat ni titre chro R'CI'a a'.:Ift:b:r II r a r•A r!krI!..;I 1 .?t f ;g +o t.'iaInira�fr re;{:cat Ind III;-ir: I.f,du l ad--.,rid ueth.r,r l lot or,'or r..uilpiusilt elt-.11 trrile-a.rtnrc ire-rrl-v_-:,arc rift ar s<olre<., Pell Iraq.-alw,.:oral.a,id a:r,sss;;r 4i N:fa 1ra:Te-!I,'I tars,boor-re,I-sl u„,arrd-eu:I-o.It I,11ol I kvi f 0, r ng;:r ct d!Inking G.:hah:'b r.wr.Irl i,:rt u r Wa ti 7 8 9 Policy 108.2.7 10 Nonresidential land uses expressly allowed within the residential Future Land Use Categories (see 11 Column 11 MIAI Land Use Table) as land uses permitted in the Land Development Regulations that were 12 in effect immediately prior to the institution of the 2010 Comprehensive Plan (pre-2010 LDR's), and that 13 lawfully existed on such lands on January 4, 1996, shall be recognized through a "Letter of Development 14 Rights Determination" process and transmitted to the State Land Planning Agency. (Ord. No. 012-2012, 15 DEO 12-1 ACSC-NOI-4401-(A) (I), eff. 7-19-2012) 16 17 The Proposed Amendment is consistent with the following Goals, Objectives and Policies of the 18 Monroe County Year 2030 Comprehensive Plan. Specifically, the amendment furthers: 19 20 Goal 101: Monroe County shall manage future growth to enhance the quality of life, ensure the safety of 21 County residents and visitors, and protect valuable natural resources. 22 23 Objective 101.5 24 Monroe County shall regulate future development and redevelopment to maintain and enhance the 25 character of the community and protect natural resources by providing for the compatible distribution of 26 land uses consistent with the designations shown on the Future Land Use Map. SR BOCC 08.17.2022 Page 42 of 53 File#2018-169 1 2 Policy 101.5.9 3 The principal purpose of the Industrial (I) future land use category is to provide for the development of 4 industrial, manufacturing, and warehouse and distribution uses. Other commercial,public, residential, and 5 commercial fishing-related uses are also allowed. Residential uses are limited to employee housing or 6 commercial apartments. 7 8 Policy 101.5.22: The principal purpose of the Community Center (CC) overlay is to identify a defined 9 geographic developmental focus area according to each of the adopted Livable CommuniKeys 10 Community Master Plans. The intent of this overlay is to implement the action items identified in the 11 Livable CommuniKeys Community Master Plans, pursuant to Policy 101.19.2. Within three years of the 12 adoption of the 2030 Comprehensive Plan, Monroe County shall adopt the Community Center overlays as 13 identified by the Livable CommuniKeys Community Master Plans included in Policy 101.19.2 on the 14 Future Land Use Map. Maximum permitted densities and intensities shall be in accordance with the 15 underlying land use categories. 16 17 Policy 101.6.8 18 Monroe County shall maintain a Transfer of ROGO Exemption (TRE) program, that allows for the 19 transfer off-site of dwelling units, hotel rooms, campground/recreational vehicle spaces and/or mobile 20 homes to another site in the same ROGO subarea, provided that they are lawfully existing and can be 21 accounted for in the County's hurricane evacuation model. Dwelling units may be transferred as follows: 22 a. between sites in the Upper Keys ROGO subarea; 23 b. between sites in the Lower Keys ROGO subarea; 24 c. between sites in the Big Pine Key and No Name Key ROGO subarea; 25 i. units from the Big Pine Key and No Name Key ROGO subarea may also be transferred to the 26 Lower Keys ROGO subarea. 27 28 No sender units may be transferred to an area where there are inadequate facilities and services. 29 Sender Site Criteria: 30 1. Contains a documented lawfully-established sender unit recognized by the County; and 31 2. Located in a Tier I, II, III-A, or III designated area; including any tier within the County's Military 32 Installation Area of Impact(MIAI)Overlay. 33 34 Receiver Site Criteria: 35 1. The Future Land Use category and Land Use (Zoning)District must allow the requested use; 36 2. Must meet the adopted density standards; 37 3. Includes all infrastructure (potable water, adequate wastewater treatment and disposal wastewater 38 meeting adopted LOS,paved roads, etc.); 39 4. Located within a Tier III designated area; and 40 5. Structures are not located in a velocity(V) zone or within a CBRS unit. 41 42 Objective 101.8 43 Monroe County shall eliminate or reduce the frequency of uses which are inconsistent with the applicable 44 provisions of the land development regulations, zoning districts, Future Land Use categories and the 45 Future Land Use Map. In Monroe County, some nonconforming uses are an important part of the 46 community character and the County desires to maintain such character and protect these lawfully 47 established,nonconforming uses and allow them to be repaired or replaced. [F.S. § 163.3177 (6)a.2.e.] 48 49 Policy 101.8.1 50 Monroe County shall prohibit the expansion of nonconforming uses. 51 52 Policy 101.8.4 SR BOCC 08.17.2022 Page 43 of 53 File#2018-169 I With the exception of nonconforming uses located in the Mixed Use/Commercial Fishing Future Land 2 Use category or within a Community Center Overlay, if a structure in which a nonconforming use is 3 located is damaged or destroyed so as to require substantial improvement, then the structure shall be 4 repaired or restored only for uses which conform to the provisions of the Future Land Use category and 5 zoning district in which it is located. Improvements to historic sites, and improvements to meet health, 6 sanitary or safety code specifications are not considered substantial improvements. 7 8 Policy 101.9.4: With the following exception, nonconforming structures which are damaged or destroyed 9 so as to require substantial improvement shall be repaired or restored in conformance with all applicable 10 provisions of the current Monroe County Code. Substantial improvement or reconstruction of 11 nonconforming single-family homes shall comply with the setback and open space provisions set forth in 12 Policy 101.5.25 and in Chapters 130 and 131 of the Monroe County Land Development Code except 13 where strict compliance would result in a reduction in lot coverage as compared to the pre-destruction 14 footprint of the house. In such cases, the previously approved open space ratio shall be applied; and the 15 maximum shoreline setback shall be maintained and in no event shall the shoreline setback be less than 16 ten(10) feet from mean high water. 17 18 Objective 102.7 19 Monroe County shall take actions to discourage new private development in areas designated as units of 20 the Coastal Barrier Resources System(CBRS). 21 22 GOAL 108 23 The compatibility of lands adjacent to or closely proximate to the Boca Chica airfield of Naval Air 24 Station Key West (NASKW) pursuant to Sections 163.3175 and 163.3177, Florida Statutes, shall be 25 achieved through the implementation of the Objectives and Policies, incorporated herein. Achieved is 26 defined as being consistent with the Objectives and Policies, incorporated herein. (Ord. No. 012-2012, 27 DEO 12-1 ACSC-NOI-4401-(A) (I), eff. 7-19-2012) 28 29 Policy 108.2.2 30 Density and intensity standards and land uses established by the Future Land Use Element and Future 31 Land Use Map, on the effective date of this policy, for properties located within the MIAI overlay shall be 32 recognized and allowed to develop to the maximum development potential pursuant to the standards 33 existing on the effective date of this policy. (Ord. No. 012-2012, DEO 12-1 ACSC-NOI-4401-(A) (I), 34 eff. 7-19-2012) 35 36 Policy 108.1.1 37 Monroe County shall transmit to the commanding officer of Naval Air Station Key West information 38 relating to proposed changes to comprehensive plans, plan amendments, Future Land Use Map 39 amendments and proposed changes to land development regulations which, if approved, would affect the 40 intensity, density, or use of the land adjacent to or in close proximity to the Naval Air Station Key West 41 (within the Military Installation Area of Impact (MIAI)). Pursuant to statutory requirements, Monroe 42 County shall also transmit to the commanding officer copies of applications for development orders 43 requesting a variance or waiver from height requirements within areas defined in Monroe County's 44 comprehensive plan as being in the MIAI. Monroe County shall provide the military installation an 45 opportunity to review and comment on the proposed changes. (Ord. No. 012-2012, DEO 12-IACSC- 46 NOI-4401-(A) (I), eff. 7-19-2012) 47 48 Policy 108.1.3 49 Within 30 days from the date of receipt from Monroe County of proposed changes, the Naval Air Station 50 Key West commanding officers or her designeeprovide is to Monroe County on the 51 impact proposed changes may have on the mission of the military installation. Monroe County shall 52 forward a copy of any comments regarding comprehensive plan amendments to the state land planning SR BOCC 08.17.2022 Page 44 of 53 File#2018-169 I agency. The commanding officer's comments, underlying studies, and reports shall not be binding on 2 Monroe County. Monroe County shall take into consideration any comments provided by the Naval it 3 Station Key West commanding officer or his or her designee and shall also be sensitive to private 4 property rights and not be unduly restrictive on those rights. (Ord. No. 012-2012, DEO 12-IACSC-NOI- 5 4401-(A)—(I), eff. 7-19-2012) 6 7 Policy 108.2.1 8 Monroe County shall adopt an overlay to the Future Land Use Map Series identifying the Military 9 Installation Area of Impact (MIAI) to define the zone of influence of NASKW; within which growth 10 management policies shall guide land use activities and uses in areas exposed to impacts generated by 11 Navy operations. (Ord. No. 012-2012,DEO 12-IACSC-NOI-4401-(A)—(I), eff. 7-19-2012) 12 13 Policy 108.2.4 14 Existing development located within the MIAI overlay shall be recognized and allowed to redevelop. 15 Further, the property's established density and intensity standards and land uses provided by the Future 16 Land Use Element and Future Land Use Map shall be recognized and allowed to redevelop to the 17 maximum development potential pursuant to the standards existing on the effective date of this policy. 18 (Ord. No. 012-2012, DEO 12-IACSC-NOI-4401-(A)—(I), eff. 7-19-2012) 19 20 Policy 108.2.5 21 Monroe County will maintain the Future Land Use Map (FLUM) designations, for any application 22 received after the effective date of this policy, for properties located within the MIAI overlay. FLUM 23 amendments that increase density and/or intensity within the MIAI overlay received after the effective 24 date of this policy, are not permitted unless Monroe County transmits the requested FLUM amendment to 25 NASKW, pursuant to Policy 108.1.1. Within 30 days of receipt, the NASKW commanding officer or his 26 or her designee may provide comments on the proposed amendment, based on appropriate data and 27 analysis, to Monroe County indicating whether the property is located within a noise zone or land use 28 incompatibility zone and whether the proposed density and/or intensity increase is incompatible with 29 NASKW. 30 31 If NASKW indicates the property is within a land use incompatibility zone, the Board of County 32 Commissioners shall adopt a resolution providing a finding determining whether the property is subject to 33 the restrictions of increasing density and/or intensity for the application filed for the property within the 34 MIAI boundary. Monroe County will maintain the FLUM designations for properties adjacent to or 35 closely proximate to military installations for which NASKW provided data and analysis, which meets 36 the requirements of Section 163.3177(1)(f), F.S., as of the effective date of this policy, which supports a 37 determination that the property is within a land use incompatibility zone. Additionally, for FLUM 38 amendments requesting an increase of density and/or intensity within a land use incompatibility zone, 39 Monroe County shall encourage the Navy to acquire these lands, pursuant to Policy 108.1.7, for the 40 protection of the public health, safety, and welfare of the citizens of the Florida Keys. 41 Policy 212.2.2 42 Within one (1) year after completion of the evaluation in Policy 212.2.1, the existing setbacks in the Land 43 Development Code may be revised as deemed appropriate based upon findings of this review. The 44 setbacks currently in use may be relaxed only through the Special Approval process in Policy 212.2.4. 45 Existing setbacks are as follows: 46 1. twenty (20) feet from the mean high water (MHW) line of manmade water bodies and/or lawfully 47 altered shorelines of natural water bodies; 48 2. fifty (50) feet from natural water bodies with unaltered shorelines or unlawfully altered shorelines, 49 measured from the landward limit of mangroves, if any, and where mangroves do not exist, from the 50 mean high water(MHW) line; and SR BOCC 08.17.2022 Page 45 of 53 File#2018-169 1 3. fifty(50) feet from any shoreline area which is known to serve as an active nesting or resting area for 2 marine turtles, crocodiles,terns, gulls and other birds. [F.S. § 163.3178(2)(g)] 3 4 Policy 212.2.4 5 Permitted uses and performance standards within the shoreline setback shall be as follows: 6 Except as provided herein,principal structures shall be set back as follows: 7 1. Along lawfully altered shorelines including manmade canals, channels, and basins, principal 8 structures shall be set back at least twenty(20) feet as measured from the mean high water(MHW) 9 line; 10 2. Along lawfully altered shorelines including manmade canals, channels, and basins, for parcels less ll than 4,000 square feet that are developed with a lawfully established principal use, the required 12 setback may be reduced to a minimum of ten (10) feet provided that the structure is sited so as to 13 protect community character and minimize environmental impacts by maintaining open space and 14 protecting shoreline vegetation. 15 3. Along open water shorelines not adjacent to manmade canals, channels, or basins, and which have 16 been altered by the legal placement of fill: 17 a. Where a mangrove fringe of at least ten (10) feet in width occurs across the entire shoreline of 18 the property,principal structures shall be set back at least thirty(30) feet as measured from the 19 mean high water (MHW) line or the landward extent of the mangroves, whichever is further 20 inland. 21 b. Where no mangrove fringe exists, principal structures shall be set back at least thirty (30) feet 22 from the mean high water(MHW) line,provided that native vegetation exists or is planted and 23 maintained in a ten (10) foot width across the entire shoreline as approved by the County 24 Biologist, and is placed under conservation easement; otherwise the setback shall be fifty(50) 25 feet as measured from the mean high water(MHW)line. 26 C. On infill lots surrounded by significant development where principal structures are set back 27 less than fifty (50) feet from mean high water (MHW) or the landward extent of mangroves, 28 the Director of Planning and Environmental Resources may evaluate the community character, 29 the presence or absence of environmental features, and the setbacks on adjacent developed 30 properties within two parcels on either side of proposed development, and may allow principal 31 structures to be set back as far as practicable or in line with adjacent principal structures. In no 32 event shall the setback be less than twenty (20) feet. On shorelines where the existing pattern 33 of setback is greater than thirty(30)feet,the greater setback shall apply. 34 4. Along unaltered and unlawfully altered shorelines, principal structures shall be set back fifty (50) 35 feet as measured from the mean high water (MHW) line or the landward extent of the mangroves, 36 whichever is further landward; 37 38 Accessory structures within the shoreline setback shall be designed to meet the following criteria: 39 1. Along altered shorelines, including manmade canals, channels, and basins: 40 a. In no event shall the total, combined area of all structures occupy more than sixty (60)percent 41 of the upland area of the shoreline setback; 42 b. Accessory structures, including, pools and spas shall be set back a minimum of ten (10) feet, 43 as measured from the mean high water(MHW) line; 44 2. Along open water shorelines which have been altered by the legal placement of fill, and where a 45 mangrove fringe of at least ten(10)feet in width occurs across the entire shoreline of the property: 46 a. In no event shall the total, combined area of all structures occupy more than thirty (30)percent 47 of the upland area of the shoreline setback; 48 b. Accessory structures other than docks and erosion control structures shall be set back a 49 minimum of fifteen (15) feet, as measured from the mean high water (MHW) line or the 50 landward extent of the mangroves, whichever is further landward; 51 3. Along unaltered shorelines: SR BOCC 08.17.2022 Page 46 of 53 File#2018-169 I a. In no event shall the total, combined area of all structures occupy more than thirty (30)percent 2 of the upland area of the shoreline setback; 3 b. Accessory structures other than docks and erosion control structures shall be set back a 4 minimum of twenty-five (25) feet, as measured from the mean high water (MHW) line or the 5 landward extent of the mangroves, whichever is further landward; 6 4. Any proposed development within the shoreline setback shall include a site-suitable stormwater 7 management plan for the entire developed parcel which meets the requirements of the land 8 development regulations; 9 5. All structures within the shoreline setback shall be located such that the open space ratios for the 10 entire parcel and all scenic corridors and bufferyards are maintained; 11 6. Structures shall be located in existing cleared areas before encroaching into native vegetation. The 12 remaining upland area of the shoreline setback shall be maintained as native vegetation or 13 landscaped areas that allow infiltration of stormwater runoff; 14 7. Side yard setbacks must be maintained for all structures in the shoreline setback except for docks, 15 sea walls, fences,retaining walls, and boat shelters over existing boat ramps; 16 8. No enclosed structures, other than a dock box of five (5) feet in height or less, a screened gazebo, 17 and a screen enclosure over a pool or spa, shall be allowed within the shoreline setback. Gazebos 18 must be detached from any principal structure on the parcel. No decks or habitable spaces may be 19 constructed on the roof of any gazebo in the shoreline setback; 20 9. Pools, spas, fish cleaning tables, and similar pollutant sources may not discharge directly into 21 surface waters. Where no runoff control structures are present, berms and vegetation shall be used 22 to control runoff. Native vegetation shall not be removed to install berms or runoff control 23 structures; 24 10. All boat ramps shall be confined to existing scarified shoreline areas of manmade canals, 25 channels, and basins with little or no native vegetation, and shall be located and designed so as not 26 to create a nonconformity for other structures set back from the new mean high water (MHW) line 27 created by the boat ramp; and 28 11. The roof and supporting members of a boat shelter constructed in compliance with Section 118-10 29 of the Land Development Code, as amended (hereby incorporated by reference), may extend two 30 (2) feet into the shoreline setback around the perimeter of a boat basin or ramp. This area shall be 31 subtracted from the total area allowed for all structures within the shoreline setback. 32 12. Shoreline structures shall be designed to protect tidal flushing and circulation patterns. Any 33 project that may produce changes in circulation patterns shall be approved only after sufficient 34 hydrographic information is available to allow an accurate evaluation of the possible impacts of the 35 project. Previously existing manmade alterations shall be evaluated so as to determine whether 36 more hydrological benefits will accrue through their removal as part of the project. 37 13. No development other than pile supported docks and walkways designed to minimize adverse 38 impacts on marine turtles shall be allowed within fifty (50) feet of any portion of any beach berm 39 complex which is known to serve as a nesting area for marine turtles: 40 a. The fifty (50) foot setback shall be measured from either the landward toe of the most 41 landward beach berm or from fifty (50) feet landward of MHW, whichever is less. The 42 maximum total setback will be one hundred(100) feet from MHW. 43 b. Structures designed to minimize adverse impacts on marine turtles shall have a minimum 44 horizontal distance of four (4) feet between pilings or other upright members and a minimum 45 clearance of two (2) feet above grade. The entire structure must be designed to allow crawling 46 turtles to pass underneath it moving only in a forward direction. Stairs or ramps with less than 47 the minimum two (2) feet clearance above grade are discouraged. If built, these portions of the 48 structure shall be enclosed with vertical or horizontal barriers no more than two (2) inches 49 apart, to prevent the entrapment of crawling turtles. 50 c. Beaches known to serve as nesting areas for marine turtles are those areas documented as such 51 on the County's threatened and endangered species maps and any areas for which nesting or 52 nesting attempts ("crawls") have been otherwise documented. Within mapped nesting areas, SR BOCC 08.17.2022 Page 47 of 53 File#2018-169 I the Director of Planning and Environmental Resources may, in cooperation with FDEP, 2 determine that specific segments of shoreline have been previously, lawfully altered to such a 3 degree that suitable nesting habitat for marine turtles is no longer present. In such cases, the 4 Director may recommend reasonable measures to restore the nesting habitat. If such measures 5 are not feasible, the Director will waive the setback requirements of this paragraph. 6 Restoration of suitable nesting habitat may be required for unlawfully altered beaches. 7 14. Special Approvals: 8 a. For structures serving commercial uses, public uses, or more than three dwelling units, the 9 Planning Commission may approve deviations from the above standards as a major or minor 10 conditional use. Such approval may include additional structures or uses provided that such 11 approval is consistent with any permitted uses, densities, and intensities of the land use 12 district, furthers the purposes of this section, is consistent with the general standards 13 applicable to all uses, and the proposed structures are located in a disturbed area of an altered 14 shoreline. Such additional uses are limited to waterfront dining areas, pedestrian 15 walkways, public monuments or statues, informational kiosks, fuel or septic facilities, 16 and water-dependent marina uses [emphasis added]. Any such development shall make 17 adequate provision for a water quality monitoring program for a period of five (5) years after 18 the completion of the development. 19 b. For structures serving three or fewer dwelling units, the Director of Planning and 20 Environmental Resources may approve designs that address unique circumstances such as odd 21 shaped lots, even if such designs are inconsistent with the above standards. Such approval may 22 be granted only upon the Director's written concurrence with the applicant's written finding 23 that the proposed design furthers the purpose of this section and the goals of the Monroe 24 County Comprehensive Plan. Only the minimum possible deviation from the above standards 25 will be allowed in order to address the unique circumstances. No such special approval will be 26 available for after-the-fact permits submitted to remedy a Code Enforcement violation. 27 c. All structures lawfully existing within the shoreline setback along manmade canals, channels, 28 or basins, or serving three or fewer dwelling units on any shoreline,may be rebuilt in the same 29 footprint provided that there will be no adverse impacts on stormwater runoff or navigation. 30 d. Docks or docking facilities lawfully existing along the shoreline of manmade canals, channels, 31 or basins, or serving three or fewer dwelling units on any shoreline, may be expanded or 32 extended beyond the size limitations contained in this section in order to reach the water 33 depths specified for docking facilities in Policy 212.4.2. Any dock or docking facility so 34 enlarged must comply with each and every other requirement of this Policy and Section 118- 3 5 12 of the Land Development Code, as amended (hereby incorporated by reference). [F.S. § 36 163.3178(2)(g)] 37 38 Policy 217.1.1: The strategy to preserve and protect commercial fishing and recreational and commercial 39 working waterfront uses shall include the following: 40 1. Exemptions from the requirements of the Permit Allocation System for new nonresidential 41 development pursuant to Policy 101.4.5; 42 2. Providing for the preservation of recreational and commercial working waterfront uses within the 43 Mixed Use Commercial and Mixed Use Commercial Fishing Future Land Use categories, 44 pursuant to Policy 101.5.6 and Policy 101.5.7; 45 3. Maintaining land development regulations to allow lawfully established water-dependent and 46 water-related commercial uses which are identified as a source of economic sustainability within 47 a Livable CommuniKeys Plan to be rebuilt, even if 100% destroyed, providing they meet the 48 replacement criteria established in the adopted LCP, are rebuilt to the preexisting use, and are 49 registered and recognized by the Planning & Environmental Resources Department as lawful 50 nonconforming uses and structures; and 51 4. Implementation of marina siting criteria for new marinas. [F.S. § 163.3178(2)(g)] 52 SR BOCC 08.17.2022 Page 48 of 53 File#2018-169 I B. The proposed amendment may not be consistent with the Stock Island and Key Haven 2 Livable Communikeys Plan (Volumes I and II), unless staff recommended edits are 3 included as a part of the proposed text amendment to ensure internal consistency. 4 Specifically: 5 6 Volume I 7 Action Item 7.1.3: Implement the recommendations of the Stock Island-Key Haven Livable 8 CommuniKeys Plan Volume 2 (Harbor Preservation/Redevelopment and Corridor Enhancement Plan). 9 10 Volume II ll Action Item: Require the provision of bicycle facilities and parking in all new development and 12 redevelopment. [Pg. 62] 13 14 Action Item: Require all new development and redevelopment along MacDonald, Maloney, Fourth and 15 Fifth Avenues to provide public sidewalks consistent with the County standards. [Pg. 62] 16 17 The proposed amendment implements and is consistent with the Stock Island and Key Haven 18 Livable Communikeys Plan (Volumes I and II). Specifically,the amendment furthers: 19 20 Volume I 21 Action Item 1.1.3: Amend the floor area ratios in the overlay district for commercial retail and industrial 22 uses. 23 24 Action Item 1.1.5: Create an overlay district to resolve issues with non-conforming structures and uses in 25 the MU and MI land use districts. 26 27 Action Item 2.31: Continue to recognize land use districts and FLUM categories as the regulatory tool 28 used for evaluating individual proposals for compliance with land development standards such as type of 29 use and intensity of use. 30 31 Strategy 3.3 32 Maintain and improve the existing amount of low to very low affordable housing options. 33 34 Action Item 3.1.1: Provide a density bonus unique to Stock Island to encourage the development of low 35 to very low income rental housing. 36 37 Action Item 3.1.3: Work with commercial businesses in the area to identify if the site has the appropriate 38 land use designation and remaining density to provide for low to very low housing. 39 40 Action Item 9.1.2: Amend the parking regulations of the Land Development Regulations to reduce the 41 amount of required vehicular parking spaces in commercial establishments in exchange for scooter 42 spaces. 43 44 Volume II 45 Action Item: Propose amendments to the Land Development Regulations that recognize the existing 46 marine dependent uses and the supporting uses found in Safe Harbor that are currently not a permitted use 47 in Maritime Industries (MI). These LDR amendments could include the creation of an overlay district that 48 makes the listed uses in the survey as permitted as-of-right. [Pg. 72B] 49 50 Action Item: Amend the Land Development Regulations to recognize the physical limitations of being 51 able to redevelop or reconstruct structures that meet the required bulk regulations such as (setbacks, SR BOCC 08.17.2022 Page 49 of 53 File#2018-169 I bufferyards, parking, etc.). Allow the reconstruction and redevelopment of non-conforming structures 2 within the existing footprint. [Pg. 72C] 3 4 Action Item: Create flexibility in parking requirements by allowing water-based public parking, on-street 5 parking, or promoting the use of bicycle spaces. [Pg. 72C] 6 7 Action Item: Promote a diverse mix of land uses to support increased activity in the harbor area, while 8 remaining compatible with its working waterfront character and function. [Pg. 44] 9 10 Action Item: Continue and expand existing Monroe County's workforce housing programs and 11 incentives. [Pg. 55] 12 13 Strategy S: Build additional flexibility into the zoning, land development regulations, and permitting 14 processes to promote the desired development mix. [Pg. 55] 15 16 Action Item: Consider amending the parking and loading provisions in the Land Development 17 Regulations applicable to marine sciences and research, marine education, marine technologies, 18 biomedicine, and eco-tourism uses. Examples of potential modifications include: 19 * Establish ranges of minimum and maximum parking requirements. 20 * Offer parking reduction incentives (credits) for uses that share parking, have transit access or available 21 on-street parking. [Pg. 55]5 22 23 Action Item: Explore ways to further streamline review and permitting processes. Consideration for 24 expedited review could be given to development proposals that: 25 • Involve new/expanded marine sciences and research, marine education, marine technologies, 26 biomedicine, and eco-tourism uses. 27 • Create a(to be determined)minimum number of new jobs. 28 • Include workforce housing to support these uses,where allowed. 29 * Have undergone pre-submittal review. 30 e Submitted completed development applications. [Pg. 55] 31 32 C. The amendment may not be consistent with the Principles for Guiding Development for the 33 Florida Keys Area, Section 380.0552(7), Florida Statutes, unless staff recommended edits 34 are included as a part of the proposed text amendment. 35 36 For the purposes of reviewing consistency of the adopted plan or any amendments to that plan with the 37 principles for guiding development and any amendments to the principles, the principles shall be 38 construed as a whole and no specific provision shall be construed or applied in isolation from the other 39 provisions. 40 (a) Strengthening local government capabilities for managing land use and development so that local 41 government is able to achieve these objectives without continuing the area of critical state concern 42 designation. 43 (b) Protecting shoreline and benthic resources, including mangroves, coral reef formations, seagrass beds, 44 wetlands, fish and wildlife, and their habitat. 45 (c) Protecting upland resources, tropical biological communities, freshwater wetlands, native tropical 46 vegetation (for example, hardwood hammocks and pinelands), dune ridges and beaches, wildlife, and 47 their habitat. 5"Eco-tourism is another facet that offers significant economic potential.Water-based or water-related activities that may be promoted include canoeing,kayaking, snorkeling and diving, camping, and birding• �Ref. Page 52 of Vol. II, Stock Island Harbor Preservation/Redevelopment and Intra-Island Corridor Enhancement Plan] SR BOCC 08.17.2022 Page 50 of 53 File#2018-169 I (d) Ensuring the maximum well-being of the Florida Keys and its citizens through sound economic 2 development. 3 (e) Limiting the adverse impacts of development on the quality of water throughout the Florida Keys. 4 (f) Enhancing natural scenic resources, promoting the aesthetic benefits of the natural environment, and 5 ensuring that development is compatible with the unique historic character of the Florida Keys. 6 (g) Protecting the historical heritage of the Florida Keys. 7 (h) Protecting the value, efficiency, cost-effectiveness, and amortized life of existing and proposed major 8 public investments, including: 9 10 1. The Florida Keys Aqueduct and water supply facilities; 11 2. Sewage collection,treatment, and disposal facilities; 12 3. Solid waste treatment, collection, and disposal facilities; 13 4. Key West Naval Air Station and other military facilities; 14 5. Transportation facilities; 15 6. Federal parks, wildlife refuges, and marine sanctuaries; 16 7. State parks,recreation facilities, aquatic preserves, and other publicly owned properties; 17 8. City electric service and the Florida Keys Electric Co-op; and 18 9. Other utilities, as appropriate. 19 20 (i) Protecting and improving water quality by providing for the construction, operation, maintenance, 21 and replacement of stormwater management facilities; central sewage collection; treatment and 22 disposal facilities; and the installation and proper operation and maintenance of onsite sewage 23 treatment and disposal systems. 24 (j) Ensuring the improvement of nearshore water quality by requiring the construction and operation of 25 wastewater management facilities that meet the requirements of ss. 381.0065(4)(1) and 403.086(10), 26 as applicable, and by directing growth to areas served by central wastewater treatment facilities 27 through permit allocation systems. 28 (k) Limiting the adverse impacts of public investments on the environmental resources of the Florida 29 Keys. 30 (1) Making available adequate affordable housing for all sectors of the population of the Florida Keys. 31 (m)Providing adequate alternatives for the protection of public safety and welfare in the event of a 32 natural or manmade disaster and for a postdisaster reconstruction plan. 33 (n) Protecting the public health, safety, and welfare of the citizens of the Florida Keys and maintaining 34 the Florida Keys as a unique Florida resource. 35 36 Pursuant to Section 380.0552(7) Florida Statutes, the proposed amendment is not inconsistent with the 37 Principles for Guiding Development as a whole and is not inconsistent with any Principle. 38 39 D. The proposed amendment is consistent with the Part II of Chapter 163, Florida Statute 40 (F.S.). Specifically: 41 42 163.3161(4), F.S. — It is the intent of this act that local governments have the ability to preserve and 43 enhance present advantages; encourage the most appropriate use of land, water, and resources, 44 consistent with the public interest; overcome present handicaps; and deal effectively with future 45 problems that may result from the use and development of land within their jurisdictions. Through the 46 process of comprehensive planning, it is intended that units of local government can preserve, 47 promote, protect, and improve the public health, safety, comfort, good order, appearance, 48 convenience, law enforcement and fire prevention, and general welfare; facilitate the adequate and 49 efficient provision of transportation, water, sewerage, schools, parks, recreational facilities, housing, 50 and other requirements and services; and conserve, develop, utilize, and protect natural resources 51 within their jurisdictions. 52 SR BOCC 08.17.2022 Page 51 of 53 File#2018-169 1 163.3161(6), F.S. —It is the intent of this act that adopted comprehensive plans shall have the legal status 2 set out in this act and that no public or private development shall be permitted except in conformity 3 with comprehensive plans, or elements or portions thereof, prepared and adopted in conformity with 4 this act. 5 6 163.3177(1), F.S. — The comprehensive plan shall provide the principles, guidelines, standards, and 7 strategies for the orderly and balanced future economic, social, physical, environmental, and fiscal 8 development of the area that reflects community commitments to implement the plan and its 9 elements. These principles and strategies shall guide future decisions in a consistent manner and shall 10 contain programs and activities to ensure comprehensive plans are implemented. The sections of the 11 comprehensive plan containing the principles and strategies, generally provided as goals, objectives, 12 and policies, shall describe how the local government's programs, activities, and land development 13 regulations will be initiated, modified, or continued to implement the comprehensive plan in a 14 consistent manner. It is not the intent of this part to require the inclusion of implementing regulations 15 in the comprehensive plan but rather to require identification of those programs, activities, and land 16 development regulations that will be part of the strategy for implementing the comprehensive plan 17 and the principles that describe how the programs, activities, and land development regulations will 18 be carried out. The plan shall establish meaningful and predictable standards for the use and 19 development of land and provide meaningful guidelines for the content of more detailed land 20 development and use regulations. 21 22 163.3194, F.S. — (1)(a) After a comprehensive plan, or element or portion thereof, has been adopted in 23 conformity with this act, all development undertaken by, and all actions taken in regard to 24 development orders by, governmental agencies in regard to land covered by such plan or element 25 shall be consistent with such plan or element as adopted. 26 27 (b) All land development regulations enacted or amended shall be consistent with the adopted 28 comprehensive plan, or element or portion thereof, and any land development regulations existing at 29 the time of adoption which are not consistent with the adopted comprehensive plan, or element or 30 portion thereof, shall be amended so as to be consistent. If a local government allows an existing land 31 development regulation which is inconsistent with the most recently adopted comprehensive plan, or 32 element or portion thereof, to remain in effect, the local government shall adopt a schedule for 33 bringing the land development regulation into conformity with the provisions of the most recently 34 adopted comprehensive plan, or element or portion thereof. During the interim period when the 35 provisions of the most recently adopted comprehensive plan, or element or portion thereof, and the 36 land development regulations are inconsistent, the provisions of the most recently adopted 37 comprehensive plan, or element or portion thereof, shall govern any action taken in regard to an 38 application for a development order. 39 40 163.32011 F.S. — Relationship of comprehensive plan to exercise of land development regulatory 41 authority. It is the intent of this act that adopted comprehensive plans or elements thereof shall be 42 implemented, in part, by the adoption and enforcement of appropriate local regulations on the 43 development of lands and waters within an area. It is the intent of this act that the adoption and 44 enforcement by a governing body of regulations for the development of land or the adoption and 45 enforcement by a governing body of a land development code for an area shall be based on,be related 46 to, and be a means of implementation for an adopted comprehensive plan as required by this act. 47 48 163.3202,F.S.—Land development regulations. 49 (1) Within 1 year after submission of its comprehensive plan or revised comprehensive plan for review 50 pursuant to s. 163.3191, each county and each municipality shall adopt or amend and enforce land 51 development regulations that are consistent with and implement their adopted comprehensive plan. SR BOCC 08.17.2022 Page 52 of 53 File#2018-169 1 (5) The state land planning agency shall adopt rules for review and schedules for adoption of land 2 development regulations. 3 4 VI. PROCESS 5 6 Land Development Code Amendments may be proposed by the Board of County Commissioners, the 7 Planning Commission, the Director of Planning, private application, or the owner or other person having 8 a contractual interest in property to be affected by a proposed amendment. The Director of Planning 9 shall review and process applications as they are received and pass them onto the Development Review 10 Committee and the Planning Commission. 11 12 The Planning Commission shall hold at least one public hearing. The Planning Commission shall 13 review the application, the reports and recommendations of the Department of Planning & 14 Environmental Resources and the Development Review Committee and the testimony given at the 15 public hearing. The Planning Commission shall submit its recommendations and findings to the Board 16 of County Commissioners (BOCC). The BOCC holds a public hearing to consider the adoption of the 17 proposed amendment, and considers the staff report, staff recommendation, Planning Commission 18 recommendation and the testimony given at the public hearing. The BOCC may adopt the proposed 19 amendment based on one or more of the factors established in LDC Section 102-158(d)(7). 20 21 VII. STAFF RECOMMENDATION 22 23 Staff recommends the Applicant address the comments and consistency issues identified in Section III, 24 Analysis, of this report. Furthermore, Staff recommends all of the changes to the Applicant's proposed 25 language as identified in Section IV of this Report. SR BOCC 08.17.2022 Page 53 of 53 File#2018-169 1 1 IIIIIIIIIIIIIIIIW ��/ �jw'�(x 0 H k d i n M w rr �Ir6e �\ .......................................................... \ gn'�� ■ . , ■ , - - - , � e ■ . . � - - - . , - . . f, . Comparison to Maritime Industries (MI),floor area ratios: Existing �iraroit �ms !@nnlilrlmpiml ,,,,,,,' , ,,,,,,,, ,, tmemm t IIu nis nmma� t.?...e, Maximum Floor . !IIaw.murruummmm Fllm...aro.r. Area patio— Area Ratio, Ratio(a) Maritime Brit i � em:. .'. Industries(MI) Lamar Intensity Co nnunnerc ani Retail or IIk ata unuu_n_t, 0.44 0.45 .0 rg), Medium Intensity Corrun_nerci ul_Retail mmr_Restaurant 0.30 0.45 .0 rg), II14m ro IIAte .. Q �a nmmuAercira Retau Fastro�Gant 0.3© a t;i 0 0, ... ........... .... Office .................................. ........................ 4:aruuronna:s:c uAal Fist.u.a.anl 0.45 n;�l.45 0 'tlt .......................................................................................... ....................... ....................... Li,gjIf Ind Listmbnl 0.35 t,6101=It' .0 "da :::la nor IIauaIIau,>tmi;aat Qaa ie r,ia,a°raiaeunt anuaq:,) 0.40 (140 fd 'BJ IIisfitxtla:rouaal 0.30 4a.,:0 0 ",ta ................................................................. ........................ ....................... Pub tic Bau 2 0.60 4160 �............. :2a jk�u r..11itui t ✓l I,r°ua rouVfi,,r.. 0.45 4l 5 ,q 0 Co nui'tercirul Recreation n/a 125 0.2() ....................... 1rop IFarermt,'n-Vies wit'hin...th kife IHxanlroa�u°f uuunvinnnl,.aann��t:�ant n t�ti�p`a i�� l�i:,tnur°l�n��ittn l,zlmint;IIlIdU s'triku9 t,,,i,nnd use,�itJ cn,n iaxiunnu:Hann floor area a�rotio K�hafl be C) C66 in..aicc i-da�uuur e wiffi...Polua.y i ty i f 5 arol tina�w¢ Guunroty:u:e�u�u.n�lw m�. II�9�u�un aana s�i ut. ef�"fea turo�m�. �i�ta t::manl� .......aeGNnas r ntln.non IIGn.�uu;t�tr uQui '1::,..II itwrl ��ru-��uunn tlna.-....-..>ant Harbor iroa a ..,.: uumnrei... ... .t t mnt n t nos a au ins tu�.a.a t s11a�:q:...tn�i.y�s a,u)roHixauannturo;.n F.F.A.-B. of n;; 6t7 .P..i2pemtmr s wuth a Mixed III, /u"of ntnue ac i rot]FII II TNT wittnttrm the a aft O)or C.onn.aiunl' Center r v a➢.;�� t�a to°;.r t r stia 1.have this niax" m umnn.FAR of O.r''.15, �\ .......................................................... \ gn'�� ■ . , ■ , - - - , � e ■ . . � - - - . , - . . ��P�� "� rr �, Illlllllllllll�lliu� uuuuu�� %� ,r � „ �ice. �� , r� � �< �/ r �� ,,`,� � ��" • � � � • � ' • • • in, i�e 0 11'!i i�' �� ref � '9 1 iQ u Y (i J,f-i �i,/i �" /i 4 �i � / �i �� (r ./ � � Nw, /�, ix � �,, �, i /� %, „ui � k, .. r / „n,/ �,,. i �// / .. l I i, � � a �� i�„ v, � r� a � , �. i � , a� 1 ,,, /�i r �/ f, %,` J � r, I� �' G�f. �.,Y ,,,x, -- ,i J ��, i �o i u, � � / iii i 3 �� i „,a C %/ C f<< �� f� i�,„ ,,,, w ,,, / �1 f v, // Fw ,� a / � .. / ,,,, � ,,,.- � �/ in, i�e 0 11'!i i�' �� ref � '9 1 iQ u Y (i J,f-i �i,/i �" /i 4 �i � / �i �� (r ./ � � Nw, /�, ix � �,, �, i /� %, „ui � k, .. r / „n,/ �,,. i �// / .. l I i, � � a �� i�„ v, � r� a � , �. i � , a� 1 ,,, /�i r �/ f, %,` J � r, I� �' G�f. �.,Y ,,,x, -- ,i J ��, i �o i u, � � / iii i 3 �� i „,a C %/ C f<< �� f� i�,„ ,,,, w ,,, / �1 f v, // Fw ,� a / � .. / ,,,, � ,,,.- � �/ !/ r . • . . . . . r" • • • o NENT• ` • i • • • e • • •. • ` • • • . • `NMI • L 11 i 1 i oY�u ! i i M� ��t • j � • • • • NO • IN IN low • a ® a a a a • • a • a • a ® • '.ii ill I •I III • a a • a a a Y 1 a • • a • a a a a low • • 1 • • • I z ©` z G �y �'2 • • • • i 1 ` . . . . . • . . • • • . • • • • i 1 ` . . . . . • . . • • • . • • • • • • • 1 • • • • 1 • • • • 1 • • • • • • • • • • ® " �it 1 • • • • 1 • • VNJ a a • • U 1 1 G /vat/ / `G 0 f '! V I�j III � � I //J� � �%/ �d��i�I /Xµ'^�/1�� . . low Iiijilig • • • • • 0 f '/ UII j ® ® i ® ® i ® ® i • i , i low • • • • • i i • Ma • • • v • G /vat/ / `G 0 f '! V I�j III � � I //J� � �%/ �d��i�I /Xµ'^�/1�� • • • • s low ® Isis Is LS is aa • • • • • • AM • Ali• • • • • • � , � • / r • r • • r r r � � 1 / 1 r r / • � / r r • r r ® r ® r r r • • r r a a a a ® a ® a a a r a r • • r a ® r a a r r r r • • r r • a a • r r r r • • • • • • • r • r a r • r • • r r • a a i r a r r a a a • I • I I • I a a a a a i a i a a a a a i i i i i s i a a a • • • • • a • • a i i a i s i a i i • • a a i r a r r a a a • I • I I • I a a a a a i a i a a a a a i i i i i s i a a a • • • • • a • • a i i a i s i a i i • • G /vat/ / °G 0 f '! V I�j III � � I //J� � �%/ �d��j�I /Xµ'^�/1�� z ©` z G �<\ ® `/ ■ ■ ' ■ ' ® - is - - ` - - - imp imp - .» > ■ « ° ^ z ©` z G �y �'2 z ©` z G Al �<\ ® ■ ■ ' ■ ■ _ , , - , _ - - low I! R ILI all Q 11, 111 oil rMil z ©` z G . / I z ©` z G �y �'2 r r r r r • • • • r r r r r r • • r r r • • • ��.�,,, ��i �• r i I III • • s r r • r • r • (2) Required number of off street parking spaces. Notwithstanding Section 114- 67(e), the following number of parking spaces shall be provided for each use: Specific Use Category Minimum Required Number of Parking Spaces Per Indicated Unit of Measure Single-family dwelling units. 2.0 spaces per dwelling unit Multifamily residential develgprments 2.0 spaces per each 1-bedroom dwelling unit;2.0 spaces, per each 2-bedroom dwelling unit; and 3.0 spaces per each 3 or more-bedroom dwelling unit Commercial retail except as 3.0 spaces per 1,000 sq., ft.,of nonresidential floor % o otherwise specified in this area within the building and. 1.5 spaces per l,tDGO table sq. ft. of area devoted to outdoor retail sales � �,/ Eating and drinking For areas devoted to feodfbe era a service, 1.0 estal lislnments such as space per 3 seats or 3.0 spaces per 1,000 sq. ft. restaurants and (bars of nonresidential floor area, whichever total amount is higher. For rather areas, 3.0 spaces per 1,000 sq.. ft. of nonresidential nresidential floor area within the building separate from the seating area and devoted to activities other than food/beverage service (including, but net limited to, kitchen, office, retail sales not related to food or beverage sand storage) Commercial recreation 5.0 spaces per 1,000 srl. ft,., of nonresidential floor (indoor), excluding theaters., area within the building conference centers and. activity centers i / i tea„i / i / i i Commercial recreation 5.0 spaces Mr 1,000 sq.. ft. of the parcel that is outdoor directly devoted to the outdoor recreational activity, excluding areas used for parkin and drieas, required yards, and required landscaping and buffer areas Theaters, conference centers, 1.0 space per 3,0 actual seats or based on seating or activity centers ca aci Offices 3.0 spaces per 1,000 sq, ft. of nonresidential flour area within the building Hotels 1.0 space per each 1-bedroom transient dwelling unit and 1.0 space plus 0..5 space for each additional bedroom per each 2 or mare-bedroom transient dwelling unit Industrial uses; excludin 2.0 spaces per 1,000 sqb ft. of nonresidential flour mini aarehous,es/self-storage area within the building and 1.0 space per 1,000 s ft. of the parcel that is devoted to outdoor centers, re am or servicing of q p vehicles; and °warehousin industrial use / / i low M III P M # ■ ', � M. �'. � � P � �� ..,� � � � I� � �� . IN I� r Roat romp 6.0 5paces, per jgW, all Vaces shall be a minimum of 14 feet by 55 feet, to accommodate z ©` z G �y �'2 z ©` z G �y �'2 low I ®-Ale ® • . , • ------------------------------ ® I I MAE VON ill illm • • • • • • low III I I i • i i • • i • • ` - low • / /` • / • • / • • / a a • / a / W • / / • • ® ® • a a a ® a a ® a ® a ip tii a a IN ® a ® � i WI'I All a ® • a a • a a ® a a a a a ® a • • III IIIIII • • s a a s a a a • r r r 1 • � � r � • / 1 � r • / / • r r r r a a a r r r r low MEN III! III III IiIIIII ill, • • • a ® • • • ��--------------- ------------- OEM UI Vif' • • • • • • • • • a r r ® r r r r a a r r r a r r • • • • • • low • one W. 1 • • • ME ` • V�; • • Offmomm.-H see 0 f '/ Uli j . I I I I , • i , , i i i i i • 1 • I 1 1 • • 1 li i I • 1 1 low • • • • • I ® ® M�s • ` • ` 0 I I I . • r ` r r • / ` • • •' fee W , • - • ® • • • ® ® ® ® lit • ® ® r r • • • • • • • ins � m m z ©` z G : ■ W.W.W ' ■ a ■ ■ - ® � - - - - - . - - . - . ------------- It n- GRIM6 GUY k9111121W-Mi � ■ � - - - . �m • 8 it 0 0 / �m............................................ In order to preserve and prormote irecireatuonal and comnmaerciial working waterfront uses,as defined by I[Section]342.07,F;S.,the follllowwringcriteha shall apply to all lands designated Mth the Maritime Industries(MII)land use]zoiniing)district witlh in this land arose category: 1. 'wis'heir a rnixt:ure of uses is proposed foir paircells desiignated as MII Land use]zcniing)district, working rwraterfiront and avater dependent arket,boat repair„ b-oat building„boat storage,or other si ilar uses but excluding transieamt aes�s II Ibe pre--.served by maintaining a rnlinormum of 35%of the up se uses. To'I'nc,entiiviize additiional pre,s'erva't"uon of recreational)and commercial wrsorllO ng waterfront uses, the following shall be avaallable: i. For the preservation of 36-50%of the:upland area of property fray working waterfroint,and water dependent uses,up to 3,0,000 square feet of nonresidentiial floor area from the NIRt0G0 bank.shall be provided to the property,and ii. For the preservation Of 50'%or more of the upland area of 131operty for workkung waterfront and water dependent uses„the residential density on the property may be developed Pursuant to the maximum net density standard vvlithout the use of TDIRs,. 2. Parcels vdithlin the MI zoning distract that have existiimg viet slligps shallll preserve at least 2,0%of the wet slips for vessels involved wiith recreationalll and commercial working waterfront,uses,,. exeJuding III'I've-aboard vessels solely used as a residence and not for naOgat"uon. 3. Parcels udithlim,the MI zoning distract creating new wet slips,shall preserve at 14east 10°1 o f the wrodet slips for vessels iiinvollllved with recreatilonal and commercial working waterfront uses„excludling �m - - - - - �m r...:.�"..'m"Eumnanms �cra...� a,!w � m �� ".:.....T a z th ...frimi ° ":: of w4ku:u!S O ei a 1ua1sC"s wiffi. Coaae,aoniam ....i.ntrmU i . shaill. be ciumaubat,ive auad shall.l be In acr ird-r.ce with the ........ ..... .... .......wnmx alablle: ..................................................................................... Ifl.Axii n][111rm:n lfildinumwm. L.aAll.d 4ik�� Iu.7..IP ... .... Ratio flatio(A) lean unkmsrz �'cnnuunFirctanl.u•°tn.n:lo �"�,:rytaurant 0.45 4�...20 1" aliiumamm f p7t�am u rriu of (?k,u 4 dul air Re ta.ur annt Q............4.......5... 9...:. 0 Tjlg!,!I menu aha iC" uuana�u�i a uIV F c 4 i.i� o e pauiu mrnk 0........3.... 0 4�..20 0.20 ................................... ........................ ........................ (.,'.rcnnIi urvcl ml l u ah:.nu 4 V.f J .0 . ............................................................................................. ....................... ....................... 1�ii lrt tiu.or.nn nlaa 0 f�0(�) �!..:..0 ..... w`i-. / � �...__ rr� r� yp""� � ��,�i+ ✓1�s�4 i��i iVr..,�i�u'iu o,��., III �pliiiM�cY�� IW ii�,....I IQ�yIPp;rw� wL i r/NINE/,Safe Harbor b; Community Center Overlay r �,., ,.��/� ✓"� f��, District AugustBOCC Meeting w wuJw �. • Location: MM 5, Stock Island • Parcel ID Numbers (28 Parcels): 00123570-000000, 00123770-000000, 00127250-000000, 00127280-000000, 00127290-000000, 00127380-000000, 00127280-000200, 00123730-000100, 00123800-000101, 00123800-000102, 00123720-000400, 00123600-000101, 00123600-000102, 00123540-000000, 00123761-000100, 00123761-000200, 00123761-000300, 00123761-000500, 00123761-000600, 00123761-000700, 00123761-000800, 00123761-000900, Site 00123761-001000, 00123762-000000, 00123660-000000, 00123731-000000, 00123590-000000,AND 00123761-000400 • Size of Affected Portion of Property: 3,062,591 SF (70.31 acres); includes Infor mation1,533,841 SF (35.21 acres) classified as environmentally sensitive land according to the Monroe County Property Appraiser • FLUM Designations: Mixed Use /Commercial (MC) • Land Use Districts: Mixed Use (MU) and Maritime Industries (MI) • Tier Designation: III • Flood Zones: AE (EL 8 and 9); VE EL 11 and 13) • Existing Uses: artists' studios, auto repair, boat repair, commercial fishing, commercial waterfront, deep water dockage, live-a-board vessels, residential, industrial uses, office, marina, marina activities, retail, restaurant, storage, Stock Island Marina Village, The Perry Hotel, trash transfer station, warehouse and working waterfront. • Existing Vegetation/Habitat: Site Developed Land, Undeveloped Land, Scrub Mangrove, Mangrove and Exotic. Infor ation • Community Character of Immediate Vicinity: Adjacent land uses include public uses (Bernstein Park) to the west and public uses (FKAA and Utility Board of Key West) to the south/southeast, vacant land to the south/southwest, open water to the south, and residential and nonresidential to the north and the east. • MIAI: The proposed SHCC Overlay District is within the MIAI and the majority of properties within the proposed SHCC Overlay are within the 60-64 DNL SHCC Overlay District Boundaries outlined in Orange Over1lay District sh Hl be shown as airu Queasy district on the GfficW L,an Use District Iap, The Safe. II„I rbo ,j f Cornmunity Center OvedayDistrictr s I[-u II III be cornpirised of that , rt a ii in area bounded by Front Street 't thEh east, Founu rth Avell Ue �t h r�cardlia, Fifth th AvenUe "to the north, Shrimp Road tothe west, and Shrirnp Road to -the south t but exckiding that certainproperty owned by the UtHity Board f the ii`i f Key West and Horida Keys Aqueduct Authoritybounded Iby Front- tu", 't to 'the east. Purpose and inte• nt•• • Implement applicable goals, objectives, and policies of the Comprehensive Plan promoting a working waterfront and public access to the marine and coastal waters • Allow for redevelopment in a non-environmentally sensitive area of the Lower Keys for hotels/motels, affordable/workforce housing, commercial retail, and restaurant uses while balancing the protection of recreational and commercial working waterfront and commercial fishing uses and preserving and protecting coastal and natural resources and the community character. • Encourage redevelopment that maintains and enhances the economic diversity of the community; maintain and enhance the community character of a diverse and unique mixed-use community, separate from Key West; • Maintain and enhance natural resources, taking care to improve and protect water quality and beautiful and preserve open space; • Enhance existing park facilities and provide additional resources for active and passive land- based recreation and protect shoreline access for water-based recreational activities. • Provide for all residents of the planning area a safe, efficient, and viable transportation system for the movement of people and goods Benefit of SHCC Overlay Districto, • Encourage redevelopment that maintains and enhances the economic diversity of the community; • Preserve the working waterfront by allowing redevelopment of required non- residential activities and businesses; • Revitalize the port area while improving the physical setting; • Accommodate a diversity of water-oriented activities and people; • Connect the port area to the surrounding community; • Reinforce the heritage and character of the community; • Encourage redevelopment and preservation of commercial working waterfront by allowing the development of boat racks which are covered and enclosed . Sec . 130= 140 Safe Harbor Community Center OverlayDistrict Development Standards • The Overlay District is seeking to provide the following to allow the implementation of the purpose and intent described above: • Intensity • Setbacks: reduce to 10 feet • Signage • District Bufferyards: No district boundary bufferyard Re: Safe Harbor Community Center Overlay District Stock Island,Florida FLUNITraffic Statement Dear Bail: Per your iecluest, KBP Consulting,Inc. has prepared this traffic stateilient associated with the Drid Development Regulation Text Amendment Application for the proposed Safe Harbor Community Center Overlay District on Stock Island, Monroe County, Florida. This proposed District will consist of an area bounded by Front Street to the east,Fourth Avenue to the north. d Fifth Avenue to the north,Shrimp Road to the west,and Shrimp Road to the south but excluding that ceitain prcq.)eity crowned by the Utility Board of the City of Key West and Florida Keys Aqueduct Authority bounded by Front Street to the cast. Specifically, as it relates to this proposed District and traffic impacts, we had previously contemplated an increase in the maximum density for hotel t motel development This is no longer the case. Furthermore,the maximum Floor Area Ratios (FARs) for the remaining land uses Nvithin the District will not change. (Ho rveverfior clarificat7on jomposes, the FAR./or the light industrial use has been adjusted to 0.60 in accordance with Policy 101.5,25 offite,Couqy's Comprehensive Plan. Please see Attachment A for the relevant exceipts fivm the referenced Comprehensive Plan.,) In suiranary. there are no proposed changes in density within the proposed Safe Harbor C ommunity Center(Dverlay District and. as such, there will be no corresponding impacts to the surrounding roadway network. If you have any questions or require additional information.please do not hesitate to contact me Sincerely. • KBP CONSLLTING,INC. Karl B.Peterson.P.E. Florida Registration Number 49897 En2inccrit)2 Business Number 29939 • 8000 11,loilh Hmvei-O,'v Dinve,'woita fl,N lamaiac I loridd.3.3:3',1l v m i�u rvi o o,o ��i i �i�Ps6 11Y�uu��,t�i�Vi uwm ii S III u a w rr' g v r � R e i r ar j l f / / rr . air