Item R03
BOARD OF COUNTY COMMISSIONERS
AGENDA ITEM SUMMARY
Meeting Date: August 16, 2006
Division:
Growth Management
Bulk Item: Yes
No~
Department Planning and Environmental Res.
Staff Contact Person: Ty Symroski
AGENDA ITEM WORDING:
MONROE COUNTY PLANNING DEPARTMENT is requesting a Future Land Use Map Amendment
from Recreation (R) and Airport District (AD) to Public Facilities (PF) for property legally described
as Part SE ~ ofNW 14 of Section 7, Township 59S, Range 4] E, Occan Recf, Monroe County, Florida,
having Real Estate Numbers: 00081720.000000 and 00081720.000200,
(first of two public hearings)
ITEM BACKGROUND:
This is a Planning Department-sponsored amendment. The Development Review Committee held a
public hearing on this matter on April 11, 2006 and recommended approval of the amendment. The
Planning Commission held a public hearing on this matter on June 28, 2006 and recommended
approval of the amendment.
PREVIOUS RELEVANT BOCC ACTION: In ] 995, a Land Use Designation change was approved
from Sparsely Settled (SS) to Industrial (I).
CONTRACT/AGREEMENT CHANGES: N/A
STAFF RECOMMENDATIONS: Approval
TOTAL COST:
N/A
BUDGETED: Yes
No
COST TO COUNTY:
N/A
SOURCE OF FUNDS:
REVENUE PRODUCING: Yes
No
AMOUNTPERMONTH_ Year
APPROVED BY: County Atty X
OMB/Purchasing _
Risk Management _
DIVISION DIRECTOR APPROVAL:
'7: it.
;f~ymroski
4~ f
(~;; r 3' t! - {,
/,';./ ~J
-- t .
DOCUMENTATION:
Included X
Not Required ~ _
DISPOSITION:
AGENDA ITEM #
MONROE COUNTY YEAH 2010
COMPH EJIENSIVE PLA N AMENDMEN'r
FUTURE LAND USE MAP AMENDM.EN'I' FROM
HECHEATION (H) AND AIRPORT DISTRICT (AD)
TO MIXED USE COMJvIEHCIAL (MC)
BOARD OF COUN'I'Y COMMISSIONERS
KEY [JAHGO
ALfGUS'r 16, 2006
PROPOSEI) FUTUHE LAND USE MAPAMENI)MENT
HECREATION (B) ANI) AIHPOHT DISTRICT (AI))
TO MIXED USE/COM1VlEHCI AI, (MC)
A BEQUEST BY TIlE MONROE COUN'rY PLANNING DEP/\HT1\fENTFOH A
FlJ'rVRELAND USE I\fAP (FLUM) A.MENDMEN'I' FROM RECREATION (B)
AND AIBI)OBT DISTRICT (AD) TO PUBLIC FACILITIES (PF) FOB
PROPEBTYLEGALLY DESCRIBED AS PABT SE Y; OF NW Y; OF SECTION
7, TOWNSIIIP 59S, HANGE 4IE, OCEAN BEEF, I\H)NBOE COUNTY,
FLORIDA, IIAVING REAL ES'fATE NUMBEHS; 00081720.000000 AND
00081720.000200.
RECOMMENDATIONS
DUC:
PC:
April I L 2006
J nne 28, 2006
Boee TI1ANSM1TTAL HESOLU1'ION
RESOLUTION NO. -2006
A RESOLUTION BY THE MONROE COUNTY BOARD OF
COUNTY COMMISSIONERS TRANSMITTING TO THE
FLORIDA DEPARTMENT OF COMMUNITY AFF AIRS
THE REQUEST BY THE MONROE COUNTY PLANNING
AND ENVIRONMENTAL RESOURCES DEPARTMENT
TO AMEND THE FUTURE LAND USE MAP (FLUM) OF
THE MONROE COUNTY YEAR 2010 COMPREHENSIVE
PLAN FOR THE FOLLOWING PROPERTIES FROM
RECREA TION (R) AND AIRPORT DISTRICT (AD) TO
PUBLIC F ACIUTIES (PF). THE PROPERTIES ARE
PHYSICALLY LOCATED IN OCEAN REEF CLUB SOUTH
OF THE BARRACUDA GOLF COURSE, EAST OF THE
DOLPHIN GOLF COURSE AND ABUTTING THE
AIRPORT RUNWAY TO THE EAST. THE PROPERTIES
ARE LEGALL Y DESCRIBED AS PART OF
GOVERNMENT LOT 4, AND PART OF THE SE ~ OF THE
NW ~ OF THE PLAT OF LANDS OF SEABOARD
PROPERTIES INC., SECTION 7, TOWNSHIP 59S, RANGE
41E, OCEAN REEF, KEY LARGO, MONROE COUNTY,
FL. THE REAL EST A TE NUMBERS ARE
00081720.000000, AND 00081720.000200.
WHEREAS the Monroe County Board of County Commissioners makes the
following findings of fact:
1. The Development Review Committee held a meeting on April 11, 2006
and recommended to the Planning Commission that they a pprove the proposed Future
Land Use Map Amendments.
2. The Planning Commission acting as the Local Planning Agency held a
duly advertised public hearing on June 28, 2006 and made a recommendation to the
Board of County Commissioners that they approve the proposed Future Land Use Map
Amendments.
3. The Monroe County Board of County Commissioners held a public
hearing for the purpose of considering the transmittal to thc Florida Department of
Community Affairs for review and comment of a proposed amendment to thc Futurc
Land Use Map of the Monroe County Year 2010 Comprehensive Plan, changing the
future land use designation of the properties described above.
NO\V THEREFORE, BE IT RESOLVED BY THE BOARD OF COUNTY
COMMISSIONERS OF MONROE COUNTY, FLORIDA, THAT:
Section 1. The Board of County Commissioners does hereby adopt the recommendations
of the Planning Commission pursuant to the draft ordinance for adoption of the proposed
Future Land Use Map amendment.
Section 2. The Board of County Commissioners does hereby transmit the proposed
amendment to the Florida Department of Community Affairs for review and comment in
accordance with the provisions of Chapter 163.3184, Florida Statutes.
Section 3. The Monroe County staff is given authority to prepare and submit the
required transmittal letter and supporting documents for the proposed amendment in
accordance with the requirements of9J-l 1.006 of the Florida Administrative Code; and
Section 4. The Clerk of the Board is hereby directed to forward a certified copy of this
resolution to the Director of Planning.
PASSED AND ADOPTED by the Board of County Commissioners of Monroe County,
Florida, at a regular meeting held on the 16th day of August, 2006.
Mayor Charles "Sonny" McCoy
Mayor Pro Tem Dixie Spehar
Commissioner George Neugent
Commissioner
Commissioner Glenn Patton
BOARD OF COUNTY COMMISSIONERS OF
MONROE COUNTY, FLORIDA
BY
Mayor Charles "Sonny" McCoy
(Seal)
A TTEST: DANNY L. KOLHAGE, CLERK
Deputy Clerk
BOCC OHDINANCE TO AMEND
TIlE FUTUBE LAND USE I)ISTHICTMAP (FLUM)
ORDINANCE NO.:
A ORDINANCE BY THE MONROE COUNTRY BOARD OF
COUNTY COMMISSIONERS APPROVING THE REQUEST FILED
BY MONROE COUNTY PLANNING TO AMEND THE FUTURE
LAND USE MAP OF THE MONROE COUNTY YEAR 201 0
COMPREHENSIVE PLAN FROM RECREA nON (R) AND AIRPORT
DISTRICT (AD) TO PUBLIC F ACILITlES (PF) FOR PROPERTY
LEGALL Y DESCRIBED AS PART SE Y.4 OF N\V ~-'4 OF SECTION 7,
TOWNSHIP 59S, RANGE 4IE, OCEAN REEF, MONROE COUNTY,
FLORIDA, HAVING REAL ESTATE NUMBERS: 00081720.000000
AND 00081720.000200.
WHEREAS, the Monroe County Board of County Commissioners, during a
regular meeting held on August 16, 2006 conducted a review and consideration of the
request filed by Monroe County Planning to amend the Future Land Use Map (FLUM)
fyom Recreation (R) and Airport District (AD) to Public Facilities (PF) for property
legally described as Part SE ~ of NW ~ of Section 7, Township 59S, Range 4] E, Ocean
Reef, Monroe County, Florida, having Real Estate Numbers: 00081720.000000 and
00081720.000200; and
WHEREAS, the Monroe County Planning Commission, during a regular
meeting held on June 28, 2006 conducted a review of these same requests and
recommended approval to the Board of County Commissioners; and
WHEREAS, the Monroe County Development Review Committee, during a
regular meeting held on April 1 I, 2006 conducted a review and consideration of these
same requests and recommended approval to the Planning Commission; and
WHEREAS, the Board of County Commissioners examined the staff report prepared by
Julianne Thomas, planner on July 27, 2006; and
WHEREAS, the Board of County Commissioners makes the following Findings of
Fact:
1. Section 9.5-511 (d)(5)b of the Monroe County Code (MCC) allows the Board of
County Commissioners to consider adopting an ordinance to enact map changes
under six listed conditions.
2. In accordance with Section 9.5-511 (d) (5) (b):
(ii.) Changed assumptions:
ORC is a gated, private community committed to meeting the commercial and
communication needs of its residents on site. As such, areas identified for
Ocean Reef FLUM Ordinance
Page 1 of3
commercial development need to have the appropriate FLUM to allow
commercial development.
(iii.)Data Errors
There was an error made when the parcel was designated as SS instead of I in
1986.
(iv.) New issues
The current FLUM designation does not recognize or permit the existing uses. In
order to allow these critical functions to continue, the FLUM needs to be updated
to recognize the intended and existing use.
(v.)Recognition of a need for additional detail or comprehensiveness:
Staff recognized that parcels had changed their land use designations without the
corresponding FLUM also being changed. Staff believes it is in the best interest
for Monroe County as well as landowners to have a FLUM designation consistent
with intended and existing use.
3. The subject property was zoned GU prior to 1986.
4. The subj ect property was assigned zoning of Sparsely Settled (SS) in 1986.
5. The subject property was subsequently assigned a land use designation of Industrial
(1).
6. The Future Land Use Map of the Monroe County Year 2010 Comprehensive Plan,
which took effect on January 4, 1996, followed the land use district boundary and
designated a future land use category of Recreation (R) for the SS parcel.
7. The FLUM was not changed when the land use designation was changed.
8. The appropriate FLUM for the subject property is Public Facilities (PF).
9. Section 9.5-511 prohibits any map amendments that would negatively impact
community character. No negative impacts were identified.
10. Objective 101.11 states that Monroe County shall ensure that at the time a
development permit is issued, adequate public facilities are available to serve the
development at the adopted level of service standards concurrent with the impacts of
such development.
1]. The 2005 Public Facilities Capacity Assessment Report and the listed progranls for
storm water and wastewater indicate that there are no significant concerns.
WHEREAS, the Board of County Commissioners makes the following
Conclusions of Law:
1. This map amendment meets criteria (ii), (iii), (iv), and (v) outlined in Section 9.5-511
of the Monroe County Land Development Regulations.
2. This map amendment will not result in a negative impact or alter the character of the
properties or the immediate vicinity.
3. Based on the Findings of Facts presented, the proposed Future Land Use Map
designation is appropriate for this property and will allow the owners to make full use
of the subject property.
NOW THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY
COMMISSIONERS OF MONROE COUNTY, FLORIDA THAT:
Ocean Reef FLUM Ordinance
Page2of3
Section 1. The Board specifically adopts the findings of fact and conclusions of
law stated above.
Section 2. The Future Land Use Map of the Monroe County Year 2010
Comprehensive Plan shall be amended as shown in on the attached map, hereby
incorporated by reference and attached as Exhibit 1.
Section 3. If any section, subsection, sentence, clause, item, change or provision of
this ordinance is held invalid, the remainder of this ordinance shall not be affected by
such invalidity.
Section 4. This ordinance shall be filed in the Office of the Secretary of State of
the State of Florida but shall not become effective until a notice is issued by the
Department of Community Affairs or Administration Commission approving the
ordinance.
Section 5. This ordinance is hereby transmitted by the Planning Depmiment to the
Department of Community Affairs for review and comment pursuant to Chapter 163,
Florida.
Section 6. The Monroe County Staff is authorized to prepare and submit the
required transmittal letter and supporting documents for the proposed amendment in
accordance with the requirements of91-11.011 of the Florida Administrative Code.
PASSED AND ADOPTED by the Board of County Commissioners of Monroe County,
Florida at a regular meeting held on the day of 2007.
Mayor Charles "Sonny" McCoy
Mayor Pro Tern, Dixie Spehar
Commissioner George Neugent
Commissioner
Commissioner Glenn Patton
BOARD OF COUNTY COMMISSIONERS
OF MONROE COUNTY, FLORIDA
BY
Mayor Charles "Sonny" McCoy
(SEAL)
ATTEST: DANNY L. KOLHAGE, CLERK
DEPUTY CLERK
Ocean Reef FLUM Ordinance
Page3of3
EXIIIBIT 1: FUTURE I,AND USE MAPS
RM
R
R
R & AD to PF
The Monroe County Year 2010 Comprehensive Plan
Future Land Use Map is proposed to be amended as
Key: Key Largo indicated above and briefly described as:
~
Mile Marker: Ocean Reef Club
I'i.I
Proposal: Change Future Land Use Map Desi gn ati on from
Recreation (R) and Airport District (AD) to Public Facilities (PF)
400
Property Description: RE 00081720.000000,00081720.000200
Feet
Map Amendment:
Land Use District Map #: 55
R & AD to PF
Proposed Future Land Use Map Amendment: Aeri al Map
Key: Key La rgo
~
Mile Marker: Ocean Reef Club
I'i.I
Proposal: Change Future Land Use Map Desi gn ati on from
Recreation (R) and Airport District (AD) to Public Facilities (PF)
290
Property Description: RE 00081720.000000,00081720.000200
Feet
Map Amendment:
Land Use District Map #: 55
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Proposed Future Land Use Map Amendment: Street Map
Key: Key La rgo
~
Mile Marker: Ocean Reef Club
I'i.I
Proposal: Change Future Land Use Map Desi gn ati on from
Recreation (R) and Airport District (AD) to Public Facilities (PF)
875
Property Description: RE 00081720.000000,00081720.000200
Feet
Map Amendment:
Land Use District Map #: 55
PLANNING COMMISSION RESOLUTION NO.:
A RESOLUTION BY THE MONROE COUNTRY PLANNING
COMMISSION RECOMMENDING APPROVAL TO THE BOARD OF
COUNTY COMMISSIONERS OF THE REQUEST FILED BY
MONROE COUNTY PLANNING TO AMEND THE FUTURE LAND
USE MAP OF THE MONROE COUNTY YEAR 2010
COMPREHENSIVE PLAN FROM RECREATION (R) AND AIRPORT
DISTRICT (AD) TO PUBLIC FACILITIES (PF) FOR PROPERTY
LEGALLY DESCRIBED AS PART SE ~ OF NW ~ OF SECTION 7,
TOWNSHIP 59S, RANGE 41E, OCEAN REEF, MONROE COUNTY,
FLORIDA, HAVING REAL ESTATE NUMBERS: 00081720.000000
AND 00081720.000200
WHEREAS, the Monroe County Planning Commission, during a regular
meeting held on June 28, 2006 conducted a review and consideration of the request filed
by Monroe County Planning to amend the Future Land Use Map (FLUM) from
Recreation (R) and Airport District (AD) to Public Facilities (PF) for property legally
described as Part SE ~ ofNW ~ of Section 7, Township 59S, Range 41E, Ocean Reef,
Monroe County, Florida, having Real Estate Numbers: 00081720.000000 and
00081720.000200; and
WHEREAS, the Monroe County Development Review Committee,
during a regular meeting held on April 11, 2006 conducted a review and consideration of
the request filed by Monroe County Planning to amend the Future Land Use Map
(FLUM) from Recreation (R) and Airport District (AD) to Public Facilities (PF) for
property legally described as Part SE ~ ofNW ~ of Section 7, Township 59S, Range
41 E, Ocean Reef, Monroe County, Florida, having Real Estate Numbers:
00081720.000000 and 00081720.000200 and recommended approval to the Planning
Commission; and
\VHEREAS, the Planning Commission examined the staffrcport prepared by Julianne
Thomas, planner on June 21,2006; and
WHEREAS, the Planning Commission made the following Findings of Fact:
1. Section 9.5-511 (d)(5)b of the Monroe County Code (MCC) allows the Board of
County Commissioners to consider adopting an ordinance to enact map changes
under six listed conditions,
2. In accordance with Section 9.5-511 (d) (5) (b):
(ii.) Changed assumptions:
Ocean Reef Map 3 FLUM Amendment
Page 10f3
ORC is a gated, private community committed to meeting the commercial and
communication needs of its residents on site. As such, areas identified for
commercial development need to have the appropriate FLUM to allow
commercial development.
(iii.)Data Errors
There was an error made when the parcel was designated as SS instcad of I in
1986,
(iv.) New issues
The current FLUM designation does not recognize or permit the existing uses. In
order to allow these critical functions to continue, the FLUM needs to be updated
to recognize the intended and existing lise.
(v.) Recognition of a need for additional detail or comprehensiveness:
Staff recognized that parcels had changed their land use designations without the
corresponding FLUM also being changed. Staff believes it is in the best interest
for Monroe County as well as landowners to have a FLUM designation consistent
with intended and existing use.
3. The subject property was zoned GU prior to 1986.
4. The subject property was assigned zoning of Sparsely Settled (SS) in 1986.
5. The subject property was subsequently assigned a land use designation of Industrial
(I).
6. The Future Land Use Map of the Monroe County Year 2010 Comprehensive Plan,
which took effect on January 4, 1996, followed the land use district boundary and
designated a future land use category of Recreation (R) for the SS parcel.
7. The FLUM was not changed when the land use designation was changed.
8. The appropriate FLUM for the subject property is Public Facilities (PF).
9. Section 9.5-511 prohibits any map amendments that would negatively impact
community charactcr. No negative impacts were identified.
10. Objective 101.11 states that Monroe County shall ensure that at the time a
development permit is issued, adequate public facilities are available to serve the
development at the adopted level of service standards concurrent with the impacts of
such development.
11. The 2005 Public Facilities Capacity Assessment Report and the listed programs for
stormwater and wastewater indicate that there are no significant concerns.
WHEREAS, the Planning Commission made the following Conclusions of
Law:
1, This map amendment meets criteria (ii), (iii), (iv), and (v) outlined in Section 9.5-511
of the Monroe County Land Development Regulations.
2. This map amendment will not result in a negative impact or alter the character of the
properties or the immediate vicinity.
Ocean Reef Map 3 FLUM Amendment
Page 2of3
3. Based on the Findings of Facts presented, the proposed Future Land Use Map
designation is appropriate for this property and will allow the owners to make full use
of the subject property.
NOW THEREFORE, BE IT RESOL VED BY THE PLANNING
COMMISSION OF MONROE COUNTY, FLORIDA, to recommend APPROVAL
to the Monroe County Board of County Commissioners of the request filed by Monroe
County Planning to amend the Future Land Use Map (FLUM) from Recreation (R) and
Airport District (AD) to Public Facilities (PF) for property legally described as Part SE ~
ofNW 14 of Section 7, Township 59S, Range 4lE, Ocean Reef, Monroe County, Florida,
having Real Estate Numbers: 00081720.000000 and 00081720.000200.
PASSED AND ADOPTED by the Planning Commission of Monroe County, Florida,
at a regular meeting held on the 28th day of June 2006.
Chair James D. Cameron
Commissioner Sherry Popham
Commissioner Randy D. Wall
Commissioner Michelle Cates-Deal
Commissioner Donna Windle
YES
YES
YES
YES
YES
PLANNING COMMISSION OF MONROE COUNTY, FLORIDA
By
James D. Cameron, Chair
Signed this _~ day of
,2006
Ocean Reef Map 3 FLUM Amendment
Page 3 of3
DEVELOPMENT HEVIEW COMMITTEE HESOLUTION
DEVELOPMENT REVIE\V COMMITTEE
A RESOLUTION BY THE MONROE COUNTRY DEVELOPMENT
REVIEW COMMITTEE RECOMMENDING APPROV AL TO THE
PLANNING COMMISSION OF THE REQUEST FILED BY MONROE
COUNTY PLANNING TO AMEND THE FUTURE LAND USE MAP
OF THE MONROE COUNTY YEAR 2010 COMPREHENSIVE PLAN
FROt"l RECREATION (R) AND AIRPORT DISTRICT (AD) TO
PUBLIC FACILITIES (PF) FOR PROPERTY LEGALLY DESCRIBED
AS PART SE ~ OF NW ~ OF SECTION 7, TOWNSHIP 59S, RANGE
41E, OCEAN REEF, MONROE COUNTY, FLORIDA, HAVING REAL
ESTATE NUMBERS: 00081720.000000 AND 00081720.000200.
WHEREAS, the Monroe County Development Review Committee, during a
regular meeting held on April 11, 2006 conducted a review and consideration of the
request filed by Monroe County Planning to amend the Future Land Use Map (FLUM)
from Recreation (R) and Airport District (AD) to Public Facilities (PF) for property
legally described as Part SE ~ ofNW ~ of Section 7, Township 59S, Range 41E, Ocean
Reef, Monroe County, Florida, having Real Estate Numbers: 00081720.000000 and
00081720.000200; and
WHEREAS, the Development Review Committee examined the staff report
prepared by Julianne Thomas, planner on March 31, 2006; and
\VHEREAS, the Development Review Committee made the following Findings of
Fact:
1. Section 9.5-511 (d)(5)b of the Monroe County Code (MCC) allows the Board of
County Commissioners to consider adopting an ordinance to enact map changes
under six listed conditions.
2. In accordance with Section 9.5-511 (d) (5) (b):
(ii.) Changed assumptions:
ORC is a gated, private community committed to meeting the commercial and
communication needs of its residents on site. As such, areas identi fied for
commercial development need to have the appropriate FLUM to allow
commercial development.
(iii.)Data Errors
There was an error made when the parcel was designated as SS instead of I in
1986.
Ocean Reef Map 4 FLUM Amendment
Page 1 of3
(iv.) New issues
The current FLUM designation does not recognize or permit the existing uses. In
order to allow these critical functions to continue, the FLUM needs to be updated
to recognize the intended and existing use.
(v.)Recognition of a need for additional detail or comprehensiveness:
Staff recognized that parcels had changed their land use designations without the
corresponding FLUM also being changed. Staff believes it is in the best interest
for Monroe County as well as landowners to have a FLUM designation consistent
with intended and existing use.
3. The subject property was zoned GU prior to 1986.
4. The subject property was assigned zoning of Sparsely Settled (SS) in 1986.
5. The subject property was subsequently assigned a land use designation ofIndustrial
(I).
6. The Future Land Use Map of the Monroe County Year 2010 Comprehensive Plan,
which took effect on January 4, 1996, followed the land use district boundary and
designated a future land use category of Recreation (R) for the SS parceL
7. The FLUM was not changed when the land use designation was changed.
8. The appropriate FLUM for the subject property is Public Facilities (PF).
9. Section 9.5-511 prohibits any map amendments that would negatively impact
community character. No negative impacts were identified.
10. Objective 101.11 states that Monroe County shall ensure that at the time a
development permit is issued, adequate public facilities arc available to serve the
development at the adopted level of service standards concurrent with the impacts of
such development.
11. The 2005 Public Facilities Capacity Assessment Report and the listed programs for
stormwater and wastewater indicate that there are no significant concerns.
\VHEREAS, the Development Review Committee made the following
Conclusions of Law:
1. This map amendment meets criteria (ii), (iii), (iv), and (v) outlined in Section 9.5-511
of the Monroe County Land Development Regulations.
2. This map amendment will not result in a negative impact or alter the character of the
properties or the immediate vicinity.
3. Based on the Findings of Facts presented, the proposed Future Land Use Map
designation is appropriate for this property and will allow the owners to make full use
of the subject property.
NOW THEREFORE, BE IT RESOLVED BY THE DEVELOPMENT
REVIE\V COMMITTEE OF MONROE COUNTY, FLORIDA, to recommend
APPROV AL to the Monroe County Planning Commission of the request filed by
Monroe County Planning to amend the Future Land Use Map (FLUM) from Recreation
(R) and Airport District (AD) to Public Facilities (PF) for property legally described as
Ocean Reef Map 4 FLUM Amendment
Page 2 of3
Part SE ~ of NW ~ of Section 7, Township 59S, Range 41E, Ocean Reef, Monroe
County, Florida, having Real Estate Numbers: 00081720.000000 and 00081720.000200.
PASSED AND ADOPTED by the Development Review Committee of Monroe
County at a regular meeting held on the 11 th day of April, 2006.
Heather Beckmann, Sf. Planner YES
Ralph Gouldy, Sr. Administrator of Environmental Resources YES
Clarence Feagin, Sr. Planner YES
Julianne Thomas, Planner YES
Department of Health (by FAX) YES
Department of Public Works (by FAX) YES
Department of Engineering (by FAX) YES
DEVELOPMENT REVIEW COMMITTEE OF
MONROE COUNTY, FLORIDA
By
Heather Beckmann, DRC Chair
Signed this
day of
,2006
Ocean Reef Map 4 FLUM Amendment
Page 3 of3
STAFF REPORT
Memorandum
To: Board of County Commissioners
From: Julianne Thomas, Planner
Alex Score, Biologist
Date: July 27,2006
Re: Request for Future Land Use Map Amendment
MEETING DATE: August 16, 2006
RE NUMBER: 00081720.000200
EXISTING FUTURE LAND USE MAP DESIGNATION: Recreation (R)
PROPOSED FUTURE LAND USE MAP DESIGNATION: Public Facilities (PF)
EXISTING ZONING DESIGNATION: Industrial (1)
PROPOSED ZONING DESIGNATION: Industrial (1)
PROPERTY OWNER: Card Sound Golf Club Inc.
AGENT: None.
PROPERTY INFORMATION
Key:
Size of Parcel:
Key Largo Mile Marker: Ocean Reef
22,090.23 S.F. or 0.5 acres
RE NUMBER: 00081720.000000
EXISTING FUTURE LAND USE MAP DESIGNATION: Recreation (R) & Airport District
(AD)
PROPOSED FUTURE LAND USE MAP DESIGNATION: Public Facilities (PF)
EXISTING ZONING DESIGNATION: Industrial (I)
PROPOSED ZONING DESIGNATION: Industrial (I)
PROPERTY OWNER: Ocean Reef Acquisition Corp.
AGENT: None.
PROPERTY INFORMATION
Key: Key Largo Mile Marker: Ocean Reef
Size of Parcel: 1,105,086 S.F. or 25.36 acres; 6.72 acres proposed to be rezoned
Location Detail & Brief Description:
The property is located on Key Largo in Ocean Reef. This property is south of the Barracuda
Golf Course, east of the Dolphin Golf Course and abutting the airport runway to the east. The
property is legally described as part of Government Lot 4, and part of the SE ~ of the NW ~ of
the Plat of Lands of Seaboard Properties, Inc., Section 7, Township 59 South, Range 41 East,
Ocean Reef, Key Largo, Monroe County, Florida, having real estate number: 00081720.000000
and 00081720.000200.
Ocean Reef Map 4 FLUM Amendment
BOCC, August 16, 2006
Existing Use:
The property is currently 0 ccupied by a variety of industrial uses. Among the uses are three
concrete water tanks, a reverse osmosis water treatment plant and provides water for landscaping
and the golf courses, and a sewage treatment plant that serves the Ocean Reef community. In
addition, there are five single story frame buildings used for storage and workshops. Part of the
parcel is occupied by a warehouse building to service golf carts.
Existing Habitat:
The property is disturbed with sparsely scattered native and exotic plants.
Land Use and Habitat on the] 985 Existing Conditions Aerials:
The 1985 existing conditions aerials classify this property as Utilities.
Neighboring Land Uses and Character:
The surrounding properties are a variety of uses. Most of the parcels contain golf course or open
space. The airport runway is to the East, and to the South are a variety of commercial buildings
and uses.
ZONING AND LAND USE HISTORY
Pre - ] 986 Zoning:
The subject property was zoned GU prior to 1986. This designation was for a general use district
with the purpose of establishing an interim land classification pending action to rezone the
property for another use.
Considerations during 1986 comprehensive plan process:
During the 1986 revisions to the Monroe County Land Development Regulations and land use
designations (Ordinance 33-1986 dated February 28, 1986), the subject property was re-
designated as Sparsely Settled (SS) with Future Land Use Map (FLUM) designations of
Recreation (R) and Airport District (AD). Staff does not know why the original land use
designation and FLUM designations did not correspond.
Consideration during the 2010 comprehensive plan Process:
During the ensuing Comprehensive Plan process which culminated in the adoption of the
Monroe County Year 2010 Comprehensive Plan in 1996, efforts were made to eliminate
inconsistencies between the existing Land Development Regulations and the newly formulated
Comprehensive Plan and to apply FLUM's consistent with the land use district designations.
The property was given a FLUM designation of R which was inconsistent with original SS land
use district designation.
Map changes or boundary considerations since 1986:
These parcels were changed from SS to 1 under a development agreement with Ocean Reef but
the FLUM was not changed at the same time. Staff is seeking this change to make the FLUM
consistent with the Land Use Designation and the land use.
Ocean Reef Map 4 FLUM Amendment
BOCC, August 16, 2006
ANALYSIS AND RATIONAL FOR CHANGE (Pursuant to Section 9.5-511 (d) (5) b.)
(i.) Changed projections:
None.
(ii.)Changed assumptions:
The neighboring properties also have the FLUM Public Facilities (PF) with the same land use
designation of Industrial (1). There is not a land use designation that (zoning) directly
corresponds with Public Facilities, however the current uses of the property are public
facilities.
(Hi.) Data errors:
An error was made when this parcel was originally designation Sparsely Settled (SS) instead
of Industrial (I). The FLUM correction should have been made when the LUD was
corrected.
(iv.) New issues:
Staff became aware that the FLUM was not changed for several areas in Ocean Reef that had
zone changes. Staff would like to remove these inconsistencies and allow full development
of these parcels.
(v.)Recognition of a need for additional detail or comprehensiveness:
The current zoning of I properly reflects the uses which occupy the parceL In order for these
critical uses to continue, the FLUM needs to be changed to be consistent with this zoning.
This is the best place for these facilities as it is isolated away from residential uses.
(vi.) Data updates:
None.
IMP ACT AND POLICY ANALYSIS
Comparison of development potential for the Current and Proposed Land Uses:
1. Current Land development reJ!ulations (LDR's)
The property has a current FLUM designation of Recreation (R) and Airport District <AD) which
is inconsistent with the I land use district map designation.
Policy 101.4.9
The principal purpose of the Recreation land use category is to provide for public and private
activity-based and resource-based recreational facilities.
Policy 101.4.16
The principal purpose of the Airport District land use category is to prohibit the development of
residential, educational or other uses which are characterized by the regular presence of large
numbers of people within the hazard areas of civil and military airports.
.2. Potential Land Uses with Proposed Map Amendment
Staff is requesting a future land use map amendment from Recreation (R) and Airport District
(AD) to Public Facilities (PF).
Policy 101.4.J3
The principal purpose of the Public Facilities land use category is to provide for land owned by
public utilities and service providers.
Ocean Reef Map 4 FLUM Amendment
BOCC, August 16,2006
Compatibility with adjacent land uses and effects on community character:
Density and Intensity
Changing the FLUM to be consistent with the current land use designation will not increase the
allowed density on the site. The appropriate FLUM will, however, allow the existing uses to
continue and expand if needed.
Use Compatibility
The proposed FLUM will not have an adverse effect on the surrounding areas. The surrounding
areas are golf course, airport, or open space. These parcels are isolated from the residential
areas. These uses have existed for over 20 years without any incompatibility recognized.
Effects on Natural Resources Goal] 02
Goal 102 of the Year 2010 Comprehensive Plan states that Monroe County shall direct future
growth to lands which are intrinsically most suitable for development and shall encourage
conservation and protection of environmentally sensitive lands. Future development would be
required to comply with all Monroe County Code, State and Federal environmental regulations.
The Land use designation and FLUM change will allow the parcel to be developed to its fullest
potential and minimize the need to build or clear environmentally sensitive lands to provide
services to the community.
Effects on Public Facilities: Objective 101.11
Monroe County shall implement measures to direct future growth away from environmentally
sensitive land and towards established development areas served by existing public facilities.
The proposed FLUM amendments will allow the existing public facilities area in Ocean Reef to
continue to serve the community.
Local Traffic, Parking, and Traffic Circulation
The subject property is located in Ocean Reef, a gated community with limited access to non-
members. Much of the travel within Ocean Reef is conducted using golf carts and staff has no
evidence that there will be any local traffic, parking or traffic circulation issues created.
Effects on Public Facilities
ORC provides many of its own services in terms and anticipates no problem continuing to meet
the community needs if this amendment is approved and enacted.
FINDINGS OF FACT AND CONCLUSIONS OF LA \V:
1. Section 9.5-511 (d)(5)b of the Monroe County Code (MCC) allows the Board ofCounty
Commissioners to consider adopting an ordinance to enact map changes under six listed
conditions.
2. In accordance with Section 9.5-511 (d) (5) (b):
(ii.) Changed assumptions:
The proposed FLUM matches the neighboring properties FLUM of Public Facilities (PF)
and the land use designation of I ndustrial (I). There is not a land use designation that
Ocean Reef Map 4 FLUM Amendment
BOCC, August 16, 2006
(zoning) directly corresponds with Public Facilities, however the current uses of the
property are public facilities.
(iii.)Data Errors
There was an error made when the parcel was designated as SS instead of I in 1986.
(iv.)New issues
The current FLUM designation does not recognize or permit the existing uses. In order
to allow these critical functions to continue, the FLUM needs to be updated to recognize
the intended and existing use.
(v.)Recognition of a need for additional detail or comprehensiveness:
Staff recognized that parcels had changed their land use designations without the
corresponding FLUM also being changed. Staff believes it is in the best interest for
Monroe County as well as landowners to have a FLUM designation consistent with
intended and existing use.
3. The subject property was zoned GU prior to 1986.
4. The subject property was assigned zoning of Sparsely Settled (SS) in 1986.
5. The subject property was subsequently assigned a land use designation ofIndustrial (I).
6. The Future Land Use Map of the Monroe County Year 2010 Comprehensive Plan, which
took effect on January 4, 1996, followed the land use district boundary and designated future
land use categories of Recreation (R) and Airport District (AD) for the SS parcel.
7. The FLUM was not changed when the land use designation was changed.
8. The appropriate FLUM for the subject property is Public Facilities (PF).
9. Section 9.5-511 prohibits any map amendments that would negatively impact community
character. No negative impacts were identified.
10. Objective 101.11 states that Monroe County shall ensure that at the time a development
permit is issued, adequate public facilities are available to serve the development at the
adopted level of service standards concurrent with the impacts of such development.
II. The 2005 Public Facilities Capacity Assessment Report and the listed programs for
stormwater and wastewater indicate that there are no significant concerns.
CONCLUSIONS OF LAW:
1. This map amendment meets criteria (ii), (iii), (iv), and (v) outlined in Section 9.5-511 of the
Monroe County Land Development Regulations.
2. This map amendment will not result in a negative impact or alter the character of the
properties or the immediate vicinity.
3. Based on the Findings of Facts presented, the proposed Future Land Use Map designation is
appropriate for this property and will allow the owners to make full use of the subject
property.
RECOMMENDATION:
Based on the above Findings of Fact and Conclusions of Law, staff recommends APPROVAl..;
to the Board of County Commissioners for the proposed Future Land Use Map amendment from
Recreation (R) & Airport District (AD) to Public Facilities (PF) for RE# 00081720.000000 and
RE# 00081720.000200.
Ocean Reef Map 4 FLUM Amendment
BOCC, August 16,2006
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