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Item P10
P10 BOARD OF COUNTY COMMISSIONERS COUNTY of MONROE u,.. 9 Mayor Craig Cates,District 1 The Florida Keys Mayor Pro Tern Holly Merrill Raschein,District 5 Michelle Lincoln,District 2 - James K. Scholl,District 3 ' David Rice,District 4 Board of County Commissioners Meeting June 21, 2023 Agenda Item Number: P10 2023-1083 BULK ITEM: No DEPARTMENT: Planning & Environmental Resources TIME APPROXIMATE: STAFF CONTACT: Emily Schemper AGENDA ITEM WORDING: A Resolution Transmitting to the State Land Planning Agency an Ordinance by the Monroe County Board of County Commissioners adopting amendments to the Monroe County Year 2030 Comprehensive Plan to create Goal 112, Objectives 112.1 and 112.2, and Policies 112.1.1 and 112.2.1 establishing site-specific development standards and deviations as well as exemptions from adopted land use and development standards for Ocean Reef as proposed by Ocean Reef Club, Inc. and Ocean Reef Community Association. ITEM BACKGROUND: On July 24, 2019, the Planning and Environmental Resources Department received an application from Smith Hawks PL, on behalf of Ocean Reef Club, Inc. and Ocean Reef Community Association, Inc., (the "Applicant") to amend the Monroe County Year 2030 Comprehensive Plan to create Goal 112, Objectives 112.1 and 112.2, and Policies 112.1.1 and 112.2.1 establishing site-specific development standards, deviations and exemptions. The Applicant has revised the proposed text with the most recent submission received on February 23, 2023. The Applicant is requesting a text amendment "to create a site-specific Goal, Objectives, and Policies within the Monroe County Year 2030 Comprehensive Plan (the "Comp Plan") that shall permit exemptions, reductions, and deviations from development standards and other provisions contained within the Comp Plan for the Ocean Reef site specific area, which consists of the properties identified for inclusion in the Ocean Reef Overlay district in the corresponding Land Use District (zoning) Map amendment ("LUD") and corresponding Land Development Code amendment, See attached Monroe County Real Estate numbers." The Applicant states, "The Amendment seeks to amend the text of the Comp Plan, as provided below by adding Goal 112; Objectives 112.1 and 112.2; and Policies 112.1.1, and 112.2.1, which shall permit exemptions, reductions, and deviations from development standards and other provisions contained within the Comp Plan for the properties included in the Ocean Reef Overlay District, which consists of the non-residential properties owned by Ocean Reef Club, Inc. ("Ocean Reef Club"), and the residential property owned by Golf Manor I Condominium Association ("Torchwood"). This will allow Ocean Reef Club and Torchwood to self-govern such exempted items." 4109 The Applicant's full explanation and justification of the proposed amendment is included in the file for the application (File 2019-142). Related Applications LDC Text Amendment On February 19, 2019, the Applicant applied for a text amendment to the Land Development Code (File 2019-025). On October 19, 2021, the Applicant submitted revisions to the application, replacing the previously submitted amendment language, data and analysis. The revised application for File 2019-025 establishes to propose the Ocean Reef Overlay District. Land Use District(LUD)Map Amendment On June 5, 2020, the Applicant submitted a proposed land use district (zoning) map amendment to apply the proposed Ocean Reef Overlay District to a defined area (File 2020-088). See attached Staff Report for the background information, the Applicant's proposal, staff recommended edits and analysis of the proposed amendment. PREVIOUS RELEVANT BOCC ACTION: N/A CONTRACT/AGREEMENT CHANGES: N/A STAFF RECOMMENDATION: Staff recommends approval with changes of the proposed Comprehensive Plan text amendment. DOCUMENTATION: 2019-142 BOCC SR 06.21.2023.docx EXHIBIT A TO RESO - 2019-142_BOCC_Draft_Ordinance.docx 2019-142_Transmittal Reso.pdf FINANCIAL IMPACT: N/A 4110 2 3 4 MEMORANDUM 5 MONROE COUNTY PLANNING&ENVIRONDIENTAL RESOURCES DEPARTMENT 6 7 To: Monroe County Board of County Commissioners 8 9 Through: Emily Schemper, CFM, AICP, Sr. Director of Planning and Environmental Resources 10 11 From: Cheryl Cioffari, AICP, Assistant Director of Planning 12 R. Jay Berenzweig, AICP, CFM 13 14 Date: June 6, 2023 15 16 Subject: An ordinance by the Monroe County Board of County Commissioners adopting 17 amendments to the Monroe County Year 2030 Comprehensive Plan to create Goal 112, 18 Objectives 112.1 and 112.2, and Policies 112.1.1 and 112.2.1 establishing site-specific 19 development standards and deviations as well as exemptions from adopted land use and 20 development standards for Ocean Reef as proposed by Ocean Reef Club, Inc. and Ocean 21 Reef Community Association (File#2019-142) 22 23 Meeting: June 21, 2023 24 25 26 L REQUEST 27 28 On July 24, 2019, the Planning and Environmental Resources Department received an application from 29 Smith Hawks PL, on behalf of Ocean Reef Club, Inc. and Ocean Reef Community Association, Inc., 30 (the "Applicant") to amend the Monroe County Year 2030 Comprehensive Plan to create Goal 112, 31 Objectives 112.1 and 112.2, and Policies 112.1.1 and 112.2.1 establishing site-specific development 32 standards, deviations and exemptions. The Applicant has revised the proposed text with the most recent 33 submission received on February 23, 2023. 34 35 The Applicant is requesting a text amendment "to create a site-specific Goal, Objectives, and Policies 36 within the Monroe County Year 2030 Comprehensive Plan (the "Comp Plan") that shall permit 37 exemptions, reductions, and deviations from development standards and other provisions contained 38 within the Comp Plan for the Ocean Reef site specific area, which consists of the properties identified 39 for inclusion in the Ocean Reef Overlay district in the corresponding Land Use District (zoning) Map 40 amendment ("LUD") and corresponding Land Development Code amendment, See attached Monroe 41 County Real Estate numbers." 42 43 The Applicant states, "The Amendment seeks to amend the text of the Comp Plan, as provided below 44 by adding Goal 112; Objectives 112.1 and 112.2; and Policies 112.1.1, and 112.2.1, which shall permit 45 exemptions, reductions, and deviations from development standards and other provisions contained 46 within the Comp Plan for the properties included in the Ocean Reef Overlay District, which consists of 47 the non-residential properties owned by Ocean Reef Club, Inc. ("Ocean Reef Club"), and the residential BOCC SR 06.21.2023 Page 1 of 14 File 2019-142 4111 I property owned by Golf Manor I Condominium Association("Torchwood"). This will allow Ocean Reef 2 Club and Torchwood to self-govern such exempted items." 3 The Applicant's full explanation and justification of the proposed amendment is included in the file for 4 the application(File 2019-142). 5 6 Related Applications 7 LDC Text Amendment 8 On February 19,2019, the Applicant applied for a text amendment to the Land Development Code (File 9 2019-025). On October 19, 2021, the Applicant submitted revisions to the application, replacing the 10 previously submitted amendment language, data and analysis. The revised application for File 2019-025 11 establishes to propose the Ocean Reef Overlay District. 12 13 Land Use District (LUD)Map Amendment 14 On June 5, 2020,the Applicant submitted a proposed land use district(zoning)map amendment to apply 15 the proposed Ocean Reef Overlay District to a defined area (File 2020-088). 16 17 II. BACKGROUND INFORMATION 18 19 In 1977,the Monroe County Zoning Board approved the"overall conception of the Master Plan of Ocean 20 Reef' as a major development project in accordance with Ordinance No. 21-75. This approval was 21 memorialized by an unnumbered resolution dated August 25, 1977. 22 23 In 1997, the Master Plan for Ocean Reef was vested under Monroe County Board of County 24 Commissioners ("BOCC") Resolution No. 70-1997. The Master Plan for Ocean Reef was formerly 25 vested under BOCC Resolution Nos. 478-1988 and 539-1988. 26 27 Concept Meeting and Community Meeting 28 In accordance with LDC Section 102-158(d)(3), a Concept Meeting for the Comprehensive Plan text 29 amendments was held April 1, 2019. It was determined that the proposed amendment would not have a 30 County-wide impact and a Community Meeting would not be required in accordance with LDC Section 31 102-15 8(d)(4). 32 33 Community Meeting and Public Participation 34 A community meeting is not required because the proposed amendment does not to have a County-wide 35 impact. 36 37 Development Review Committee and Public Input 38 The Development Review Committee considered the proposed amendment at a regular meeting on 39 January 25, 2022 and received public input. 40 41 Planning Commission Meeting 42 The Planning Commission considered the proposed amendment at a regular meeting on April 26, 2023 43 and recommended approval through Resolution P11-23 of the proposed ordinance. 44 45 46 47 BOCC SR 06.21.2023 Page 2 of 14 File 2019-142 4112 1 111. PROPOSED MONROE COUNTY YEAR 2030 COMPREHENSIVE PLAN TEXT 2 AMENDMENT 3 4 The Applicant's proposed text, as submitted, is shown as additions in I e qn.,.d e rJ i..p..,.e. and deletions are 5 s4tieken4trough. 6 7 ..G 0A I..............112 8 Ocean R.ccf master pLanned.-community-is a lyated 100�Iacre acre communit w ere public ................................................................................................................................. .......................................................................................... ...........y. ............b..................... -- 9 access is restricted and the conitnunity is c ssociatioti. ......................................................................................................................................................................................................................................................... .....5...... 10 which i ch 11 and services. Monroe CoUrl f tanned deveto merit, .......................................................................................... ... 12 based on its distinct character and shatl f� yide exem,ptqp, q!W reductions to Counj.y develo ment ................................................................................................................................................................................................................................................................................... ..................... ................................... ..................................................................................... ................................... ...... 13 .s..t....a........n........d........a....rd.........s...........fi..........).....r....t....h.........e...........Oc.......e.......a........n.............R.........e........e......f....'....r.....n........a.......s.......t.....e.......r......pj�q!ij, .... 14 15 The stati(jards, cxem ............................................................................................... .................................... 16 Q n1y be available to p b Ocean Reef'Club Inc. and .......... 17 Golf Manor I Condominium Association with.m.the Ocean RecErnaster ��.qjn it that obtain ............................................................................................................................................................................................................................................................................................................................................................................................................................................................................................. ......m:j.!jj: ��� 18 ..a n 0 c e an R e ef o v gr ta.. e Official Land lJse 'Koni--� 19 Q. i s tri c r.M. g1j, 20 21 ..0 bigetive 112.1 22 Monroe C k.nt shall excrr� 0. ment s_iandar_ds., for nonresidential structures ..................................................... ...........�2 .............. ...... mlmmizc its d.cvcl p......................................................................................... 23 and Uses 0 .R . cean Reef master anned. P..�T ............................................................ ........n 24 commu i!yy 0 its internal land devc�ojpmera in order t protect the dlistinct ................................................... .... ............................................................................................................... .............................. 25 commn.,l i!y witliin (lie Oceap Reef m astern L)La ................................................... .... .......................................................................................................................................................................�i t K —nned community, 26 27 P..0 I................ 28 The fiffl ions shall contract and s ersede existi ....................................................... .................................................................. jjg_pjgyj s of tine Mo:n C ou.rnt 'Within the Ocean Reef master 29 K.,o.M ..... ................ ..... 30 Rjanncd community. 31 32 1. To maintain the distinct a. d q kting ...................................................................................................................................................................................................................... .........................U�.............................., within the Ocean Reef rna.t r planned .......................................................................................................................................................................... ..................... 33 ..c o..m m u.1ij t.� tawft establ u shed noncon f6rini nd u nonresidential structures ases ................................... 34 ned ow b Ocean Ref I ............................................. e y ........... ...C Ub Inc. ma continue and nia.y e rebuilt even if 100 ...................:. y to b 35 percent destroys,A, provided that they nape tt s ingwise and that tine rin e nonconfoit is ... ...............topp��............. Ni t...........i.. 36 not ex strUctures associated with a tawful1v .............................................. 37 established ri.on.con tiv. nonresidenti irine ,)al US` ma b ,)ermitted consistent with ...................................................................................................................................... ......... 38 ..s i.j.h. s e c1J o n b...,. 39 4..........N o t w i t 1]s.l.a n d.i...n.. established 40 n. o..n c o..n!.h. r m i n.. t owned. b Ocean Reef' 41 ..0 1.1i.bl I.n c t a t.......... ..........d e s t i..-.Qy��Isub�stqnt4�fll mn n< sal err s lbstantiall inn roved ma tee I............ ........... ............... ...... 42 f the lawftut y e s t q.bJ i s h.e. d.. ........................................... 43 nonconfbrmin� ............................................................................................... j ,si d e..Rti al s tli..,!c t..qre. BOCC SR 06.21.2023 Page 3 of 14 File 2019-142 4113 I h..............N..qtwilh s t.q..n di i i..g Q 2 1 3 .0 n..........P.E. the Ocean. Reef master Manned 4 cornmUnit substantiall illim---i nnna .................................................................... 5 .r....e�ired restored and/or r� Ia c ed wit t.,! c. .a .,j.........o.n..................................................n........o........n........ oI..to residen i A............. 6 4.c.2e.s sp.. c or structure is discontinued. or .......... ..... .... 7 e in o v e (1..).r I o. ided that th movi fiorward with continuA .................................. .......... ....... .... ..... ..... 8 developj it ��jjj with active concurrent at use or ............................................. .......................................................................................................................................................... ............... M ...................................................... 9 structure. ............................................................... 10 11 1-n.the abserice oCan active corlcurrentp!��ftj ........................................................................................................................................................................................................................................................ 12 on the site the lawfully��5, jbjished.noncon fi.)rmIIjM jEg:gjjj[g�jnd t.s .......................................................... ................................................................. ............................................................................................................................. ..................... 13 fbr...Uf� t�,.j (Ivc ygg�, (rams the date ofa disaster event. The Board ofCounty Comm!'�, 5,joners ............................... ..................... ................................................................................................................................................................................................................................................................................................................................................................. ..................................... 14 M Reef" master rflanned corrimAmiti/ 1n .............. 15 0 1 L.11 i 02.1.1, J 16 17 .2. LaEftdl. r9peTty 9�yn,gd by Ocean. Reef ...... ............. ........ 18 C.lu b I ma be r restored and/or r( Aaced usi P. thc, x-evioust , -)roved )ace ........ .................I...........4. .................... .......................... 19 ra i the P 101.10.1 and LDC ..............1 0......... e with. olicy 20 Section 1 5 ................................................... .................. (� 21 ..a... ljqj I existi rionresndenti l )rinc at structures i i 1i ases which are noncon6ormin .............. . 22 as to o.)en )ace in / rernain be r I SUbstantW impjoved restored or replaced ................ .............. ........ ................. 23 ..w i th.o. U.I.C.2s. vided the lawfull existi �) shoreline setback is not reduced. ............ ........... ..... 24 .b...............L.........a........w.............fi..u......l....l....y g2j.s.......t....i...n... which are nonconforming 25 as to ................ .............. on s ed 26 .................i h.........o........u....... ex annsienrn lnrovieleal the la .....e...... i.....s...... nn.... shoreline sett)ack is no reduced., 27 28 slrauelaures 1 ...................N............o... tw...........i....t.....h.........s..t.a........n.......d.......t......n.. su. se c f.ion 2 q�bove �New nonrc,�identia�.liii.Ci[-aI and access ly ................ 29 on cvclo3ed usinc, the fiollowit ace .................. 30 ..s I.,aD S., c with Policy 101.10.1 and LDC 31 Secti-n 11 4:::��.( ..................................9......................................: .41 )�5 - 32 A.............N c w n o n r c s iden.fial all have an one'i .......................................... 33 space 1e,qqi g.e. ru.e.B.A, of-I w e n1y p�gA .27 ................................. ........... .................... 34 q...ne n o t e..x..(e e d e d a rld d e v e 19 t ir osed within a wedand area identified in Policies ............ .............. .............. ........................ ............. ...................... 35 ..1...02.1...........1.. ......or....2.0.402......2..0.. 36 ..b...............N............o........t.....wi.t....h.........s......t.....a......nd.i....n........gj (Aic 101.5.2.5, on�residen.tiqt )arcels�-desi . �jjg.d.............R... e.s......i.....d........e.......n.......i.a........l.... L.....:,...o..w............(RU.. 37 Q iI the F L.I.I.L.I.E.c L..q n d t.j. s e..........M.Ap IM) panel I o c al e d w i4l.i i n t Ii q S�:)qrw.�., ISL'gttlecdj Coni�x�S'S 38 .(J.j s1f i cl w i(b. I a..w t'!,!I I..y g! jbIJ sh c(I i i o iI r..e s i(.J.e..n tJ q] s r..u..c t U.rc.s...........s h q)I J-1 a v e a i.,D j iI i m u m I a n d u.,.s c. 39 op sace�re qn-enjent of tWenjy percgnt 200/�A ........................................................................................................ 40 41 .4. ............I h e...d. ..��.v. elmnient and redevelo)rnent of nonresidentiat structures and uses within Ocean Reef ....... .... ........... ..... ......... .. 42 M q..s.I.e..r 2 1 qr]n e d C oi�nrmUpjty_qtre exempt From the bbetow Ifistedd dGioads., Objectives and Policies BOCC SR 06.21.2023 Page 4 of 14 File 2019-142 4114 I .r......e.......l.....a.......t.....ed......t.....o.............c.......o.n........c........u.........r.....r...e.n........c.......y, gcRq5gQ.c........e......an......R...........e.......e.f....C.............u........b, In........c......-I !! s b.........l.............f....o.............. pjp i.....d....................g,jiancjn.,, 2 gpgtacitifies and services needed to serve de.velopinent wittlin.the Ocean.. . jjjjgApdjg��it s .. .............................................................................................................................................................................................................................................................................. 3 R. ..e..e f as be r VtLinned community, 4 q. !.-.I g.j.ic 301 1,1 Cot............�. I ��Cj n�tR o a d�L(.,)S 5 .... b......0 ective301.2 Road L,OS ........ 6 c. P 0 1 i cv '701 a 1.1 Potable Water L.OS 7 1 8 e. btic�1010l.1.5 �'5torimnwaterstaticdla.r(di�s5 ........... ...... 9 f. P 2 1 i c�122 0 1�.11�I. .... IRrecreation LAGS.......... ...... 10 11 ..5..............Notwithstandin ermitted in 12 S.1.1.19 r.e. i g.e s e t b..q.c. k s..,.o. n.pr( )crt y�..)��eqn Reef Clubjnc., within the Ocean ReeftnasLer 2L �YD!�d b .............................................................................................. ......................... ................................................................................................................................................................................................... 13 Djanned community as follows. 14 a. Along lawffilly g1tered. shorelifies ........... ................................ .................................................................................................................. 15 L Tfic ca,--nibined area of all access ............................................................................................................................................................................................................................... !Elk MAY 16 (%011/o) (YI"the upland area oft he rL%jired.20 toot shoreline setbae.lc.. ........................................................................................................................................................................................................... 17 ii...........Ac c e s s.Q. as and an. screen 18 e. ri..c o sl ..�Ilg 2.YgI 129.9.1�5 o r i n.the ............... ......... .. ......... 19 M I I W...........I W. e.......................Wi t..h� t.be. exc.0j..ion of docks and erosion. control structures ....................... .............................................................................................................................................................................................................................................................................................................................a.g. 20 acc ' ......................!q!5.'5Q I 21 m e a s L!r.c. d I.I.Q.M c setback if ......... ...................................... ............ 22 c. o n s If.u. c(e c.] to q..V o i d 23 ..b... A.R.,)n.p unaltered or untawfi.iti- attered shorelines located atom gy naturat non re. red ..... .......... ......... 24 waicrww,,-�qnd o lenwqt�er. ......................................................... 25 J...............I[i e c o mb i i.r.i c(J a.I.-.e a o I all a..c C e S..s..Ofy-,staaacla.ares ranay qc,�I!py!jp to seven ty-percen 1 26 (7,9 0 ) k. 27 ji. Accessol.y qgjgjg�, i clu i e d t,o�)(.)o I�ss 2 q ......................................................................... . n......................d �but t�iotlifrtdt 28 e. ti..,.c to s Ire over hoots or sp.q..s shall b..e set b q..ck a mJ ni..m g.m o F t..e n. (LOI fc e t f r o ff i 29 the MIIW line or the landward. extent of the rnang�.- Aichever is farther ....................................................................................................................................................................................................................................................................................................................................... ....................................................................................................................... 30 landward,zind shall be located in uptand areas, With the exe I-Ifion of docks and ............................................................... ................................................................................................................... ......... ................................................................................................................................................................!� ............................................................................................................ 31 e. rQ s o.13 c qi)[I-D t s'r C L r s a a c ss .............Q 32 .not q.X C e e d i n.. 18 irnclles im lnei Ina as nca.senreal laorra oracle nnna be ermitted 33 v ithin the 5Q.-Foot shoretine selback it' conskLlCted to ay id ............................................................................................................................................................................................................................................................................................................................................................................................................................. .........a ............ f f 0............ ........Py 9 34 dis ham from the of stormwater fro the CL ...................9...................... 35 c..............At t o th..e..r shot line..........s..e b ..k.. p... .v.......i..s.i....o........n.........s....... fo.......r....... rinci a-t--a-n--d-accessory structures structures within 36 P tc 212.2.4. shall t, Y..............................................................................................al�. 37 38 ..6.............T.11 e d e v e.Iqpj gajd jgd!,yKjp t to the 39 1.5.30 and. 101.5.31. 40 41 42 ObLective 112.2 ...................... _ BOCC SR 06.21.2023 Page 5 of 14 File 2019-142 4115 I Monroe un!y 5,h�1� 9��ppt 2r ini-nunize its devetopm��gt ,tq�2dards for lawfuHy ..................................................... ...........9................. ...................................................................................................................................................... ............................................................................................................ _established 2 1 e sJ d e..nl i a I d w e t t in S 3 its internal I d anent in.order t rotect t e distinct communi character within.the Ocean. ....... ................................... ................. .......... .... ..... 4 Reef master planned communi�tyas sDecified in the p.�.2.!Jcics below. ................................................................................. ... .............................................................................. 5 6 P.2.1ig y 112.2.1 7 The foll ions shall control a�ncdtsk ersede existin 'the .......................................................Q.M.111�ro V��s 1� '12.............................................................................................g-provisions off Monroe Count 8 Year 2 30 C' ni rehensive Plan for lawfi estabfished residential dwelli r erties ...............................................q................. ...........�2............ 9 within the Ocean Reef master ��..�Mfn!jpfty: ........................................................................................................................................................................................................ ..... 10 11 L In e rcognition of dwelti-0 unit I f an ................................................................. Q.................... 12 M o rl rQ.9 C.Q g.myP.Qjjcy............I.Q.J...525, parcels�desi(��natcd .......................... ......... 13 E.......c.....s...i.dential Low (I L) QD !b.e...... F.........u........t.....u... r.e................L..........a........ d. t....I J.....s......e.. .............. 14 residgjj a l.dew. e . ...space r°ealaa�rearaeant of lbltypenceaat .. 15 16 17 IV. ANALYSIS OF PROPOSED AMENDMENT 18 19 The proposed text amendment establishes a goal, objectives and policies in the Comprehensive Plan that 20 identifies the distinguishing characteristics of Ocean Reef and indicates that an overlay obtained the land 21 use district amendment is required to receive the standards and exemptions provided therein. Ocean Reef 22 regulates development standards and monitors development requests by its members. Monroe County 23 recognizes the distinct nature of the Ocean Reef Planned development based on its distinct character and 24 internal development standards. 25 Monroe County has already recognized Ocean Reef as distinct in its development and location and has 26 allowed for modification of some of the County's Comprehensive Plan Polices and regulations 27 established within the Land Development Code (LDC), including but not limited to maximum height, 28 the County's Rate of Growth Ordinance(ROGO) and specific development approval requirements, such 29 as conditional use approval. The proposed amendment further recognizes Ocean Reef s ability to self- 30 govern, with regards to certain aspects controlled by the County's Comprehensive Plan and Land 31 Development Code to insure the welfare of its residents and consistent development. Furthermore,Ocean 32 Reef has existing covenants and restrictions that address the development standards requested to be 33 modified or exempted by Ocean Reef. Ocean Reef s existing internal development rules and regulations 34 seek to control the development of residential and non-residential projects in order to maintain the 35 community character of the master association and protect the interests of its residents and property 36 owners. 37 38 The proposed amendment specifies which provisions shall control and supersede specific provisions for 39 nonresidential uses and structures within Ocean Reef. Specifically, the proposed amendment would 40 provide for Goal 112; Objectives 112.1 and 112.2;and Policies 112.1.1,and 112.2.1,which would permit 41 exemptions, reductions, and deviations from development standards and other provisions contained 42 within the Comprehensive Plan for properties identified and included in the proposed Ocean Reef 43 Overlay District. These properties consist of the nonresidential properties owned by Ocean Reef Club BOCC SR 06.21.2023 Page 6 of 14 File 2019-142 4116 I and the residential property owned by Golf Manor I Condominium Association (also known as 2 Torchwood). 3 4 The proposed amendment includes several modifications as outlined herein for parcels with lawfully 5 established nonresidential principal and accessory structures. First, the proposed amendment would 6 allow for the replacement of lawfully established nonconforming nonresidential structures owned by 7 Ocean Reef Club. Inc. within the existing footprint. Second, the proposed amendment includes a 8 proposal to relax the open space requirements for parcels containing nonresidential structures and uses, 9 including parcels designated within the Residential Low(RL) FLUM and Sparsely Settled (SS) land use 10 (zoning) district that contain lawfully established nonresidential structures. This is intended to address 11 issues related to potential improvement of an existing tennis facility (recreational facility) that is 12 currently noncompliant with open space. The proposed amendment would allow improvements to the 13 recreational facility provided compliance with all other regulations is demonstrated. Third, the proposed 14 amendment would exempt said nonresidential structures from listed Goals, Objectives, and Policies 15 related to concurrency because Ocean Reef Club, Inc., is responsible for providing, financing,operating, 16 and regulating its facilities and services needed to serve development within the Ocean Reef master 17 planned community. This includes County Road Level of Service (LOS), Potable Water LOS, Solid 18 Waste LOS, Stormwater Standards (with some exceptions) and Recreation LOS. Finally, the proposed 19 amendment would reduce the open space requirements for accessory uses and structures within the 20 shoreline setback. 21 22 Additionally,the proposed amendment modifies the required open space for residential properties within 23 the Residential Low (RL) future land use map category with lawfully established dwelling units. This is 24 to expressly assist and address issues that have arisen from proposals to make improvements with the 25 Torchwood area which have been affected by the existing open space regulations. 26 27 The proposed amendment has undergone multiple revisions in response to Staff s comments and analysis 28 since the initial submission of the application to ensure consistency with the County's Comprehensive 29 Plan. Additionally, the remaining recommended changes are for clarity. 30 31 The proposed amendment with staff recommended changes, as shown in Section VI of this staff report. 32 33 34 V. STAFF-RECOMMENDED CHANGES TO PROPOSED AMENDMENT 35 36 As noted above, the Applicant's proposed text is shown with additions in.b.1;u,e,;t.D.,dg°l , and deletions 37 are throtigh. Staff s recommended changes to the proposed text amendment are as follows: 38 deletions with a red 1 , and additions in red and underlined). 39 40 GOAL I1.2 41 OcearReed, astrp ubli.:c:.... , 42 access is restricted and the c,omtnainr�rty„is �aerated and maintained b the Ocean Reef master associatiorn. 43 iaich:.._WcrAg! an ....main„tanns ��e......provision ofc r..ghgnsave...:private utilities, transpe�rt taoii i cnlifles 44 and services. Monroe COU11. f planned develin meat 45 based on its dastinct character and shall n oxide exam..tboins and reductians to Coannt devclo ment 46 standards for the Ocean beefnnaster p1gpnA com 1111AY_ 47 BOCC SR 06.21.2023 Page 7 of 14 File 2019-142 4117 1 '.1 he s t..qn(J.a S.., c x eD.I. 2 on.]. be available t yawned and -)(,rate erties owned b Ocean. Reef Club c c ............... y 9 prgagrties ----- of cypr of b ro .2..................................................................................... ......y In ..,.........an. y� ................................................................................................ .............. 3 Goff'Manor I Condominium Association within the Ocean Reeflin s cr . n fi�at obtain ............................................................................................................................................................................................................................................................................................................................................................................................................................................................A .................p j.q!j.n ed c o.M m u........... ................. ................................... 4 an Ocean. Reef overta e Official Land 1LJse 'Kom-1 ................................................................................................................................................ 5 D. J S(r.j C I M 6 7 ..0 bigetive 112®1 8 Monroe CountlLshatt exern, ...ards for nonresidential structures pt or minimize its develop.M���51AIIJ .................................................... ......................................... ......................................................................................................................................................................... ............................................................................................................................................................................................................................. 9 and LISCS orb:.....:.r( . cean Reef master planned. p T� ........................................................... ........ 10 commun merit in order to Drotect the distinct ........................................................... 11 commtr i!y within the Ocean Reef in s e ................................................... .... .......................................................................................................................................................................A i K )Lanned community, 12 13 P.2.1 in 11. 1.1. ................ 14 The f(At ions shatf control and s ersede existiqg ....................................................... .................................................................................... 15 C.IPrehensiv -)],an refati �), to nonresidential strucOrres and LLSCS within the Ocean Reefirriasler ........ .......... 16 .p k A Qmf g.D.Ay 17 18 1. To maintain the distinct and e istj p master o p.,, character within the Ocean Reef' fanned 19 c9mm�!nilv lawtultv established nonconformm),i nonresidential structures and uses_ on ........................... .................. 20 in and ma, be permitted to bel-ebuitt, even 21 if 100 It to reexistin use and that the .............................................. 22 noneonformitV is riot .", arided or ft rther violated. Accessory ....................................................................................................................................... . ........................................................................................................................................................................................................................................ 23 A fawfkjj.y stabhshed nonconformin ..?..ide.nti.af p ,all use rna bibe .ermitted cornsisAkent -L----------------- !2D.Eq, Linci,,)af use i .............................................. ............................................... ......................... 24 'With. subsection b. 25 26 4..........N qtwi th.s.t.q n d in. established'27 nonconformino nonresidential 3rin . al structures oll x i own d b Ocean Reef .............................................................................................. 28 Club 1, c., that are destrpy��d, �jjh,!,qjAialIy_L.farrtqgcd, or sulb�tantiattyjm oved tria, ..................................I. ..... ........ ............................................................................................. ..................... Rr y 29 rrelaairreaL restored a laced within the exis im, t ........... Coo o . rint of�the ��qwftfff�estab�hshcd(p 30 nonconforrriin,� ...............................................................................................2,rrnorrnn �i d e..Rli al s t.111 c t..g.r.e. 31 32 h...........N.P.t.wil.h.s t..q..n di q ective 10 1.8 2 f 0 1 8 3 f 0 f 8 4. f 0 1 .9 Potie/ 10 1 9 4 an 33 105..,j,.4 .�awf'Lljj. estabfisbeolnonconfiormi �,nonresidential access uses and structures ......................... ...... ......... ..................................... 34 .0 in the Ocean Reef master planned u�,gLd._®rs bstqntj�ajjrmroyedmq 35 4y 91..........5.651�.fiwly..........&MII��2.01MM...... ............ih.9 .12y 36 re n. The noncoriformi.m.-Y nonresidential ............. 37 a c s o r�L case or�strucr�ure ryr�acon�rjnue if�Jts �Jnci US e S C or strruUure is disco grinned or 38 removed for redevelo rd with continual .................................................................................................................................................... 39 d..qvelW.! !�tj.j 410 with active concurrent p.g.[Mjts fior redevel .................... ............................................................................................................................................................................. ... .......................................................................................... 40 structure. ............................................................... 41 42 In th.,.e a b s e.11 c e o f an. active.. c..on.c u rrent.................................................................. 43 on the site, the faw.f.i.illy aMjqhjished rr ora urmfionrnlaunn accessor structure and u.s e y a remain ....... m ............... y 44 for of Count Commissioners ..................... 45 ma Reei'master p I a u.1 c d c o m at..,!D 43Lk 46 resolution, ifneeded. 47 BOCC SR 06.21.2023 Page 8 of 14 File 2019-142 4118 1 .2. .............L a W.101] nonresidential structures and uses, on pro.)crly owned b OccanRcef.y g5 ..................... ....1 i s I i c..d............................................................................................................................................................................................................................................ ................. --L-- --------y 2 In,c.,, m. ..a..y_b e .r e. z i ir e d i�-,e s t o�re c I a n(,�J/o r�r 1 0 1.1 in.g I h ....... . ....... ............. ............... ............. 3 ratio Ip.m.y.ided stormwater .m.... .an... a. ement is in comliance wi�tfithc Po�� j Qj:�19 J..............a.......n..d............I...-.......D.................. 4 Section. Ij.4-.::::2..( t ................................................... ...................... 5 6 .a................L......... .w............ .1.... "Xistirl t 1 o.....n.........r......e.......s.i....d.........e.......n........t.....i....a.t.....p1.i....n.....c ).....a.......t..........S.t.I....l.u.........c.......t.....u.......re.s...................n........d.. .....i................s......: .w....................i.....c.......11......a.......r......e............n.........on.........c................n........f.....o...rmlu g ................................ 7 ..a s to ope s.ace remain be rQAjrCd. substandaH iry 'yoved restored or re. faced ........ ........ ...... ............ ............................................ ............... ...... ........................I.................................................................................... 8 ou'wi h e provided the lawfutt existir shoreline setback is maintained and not .................i........................1 — 9 r. e d L..I c c..d.,.,. 10 11 .b...............L.........a........w............ffi.fl........y g2j.s.......t....i...n... which are nonconforming 12 as to laced ................ .............. qnm 13 AJ It.l.o L.I. C x.)a�ns i o f�n�provid�ecdlthe�Iawfi.�dll ........e..x j s na shoreline setback is not reduced and is 14 consistent with subsection 6 of this Policy,. 15 16 1 Notwithstanding subsection 2 above -Nnew nonresidential n i ............................................................................................................... ...........c pqI aj1d cegs�Qnjy�1!aIgl u..r..e 17 ace 18 standards, e with Pohcv t 0 L O.t and, L..,D(..' ............................................................... 19 Section H 4 2C ...............................................................................................4IL51- 20 21 A..........N c w n o n r..c S i de..JAW I have an minimum .. ................. 22 o cn �spqg p;qW j g moL�of twenty I tic 23 101.5.27 are not exceeded and develo ment i n S p t..VfQVoscd w4hin a wetland areas_ider�iflficcj ........... .. 0 .................. 24 i.n.,P o ti ci e s.......1..0201.........1 o..r....2.0.4......2......2.... 25 h............N o I w Ihstanndnn.. Residential Low WL 26 op the FLItyre Land 1.1se M Fl.., ::J 0 jp!�gcd withiri fli�e S arse Settled zon.ing .................................................................................................................................................................................... . ......1 M ..................................................................................... p 27 .(.1j slf i cl w i t.h. ..........I a..w t'!,!11-y g� jqhjJ s h e d i.1 o iI r..e s i d..e..n tJ q] s t r..u..c tear,...,.... ....shall J]a v e any i.,D i 11 i m u m a and u.,.s c. 28 r pen space�teuit�etyi�entof�twent tnerce�rit, 2(Y�Yo . 29 30 .4. . ..............I h e devetopM,!��qp. )cean Reef ....... .. ......... 31 M a..s Le r P i.D. n e..d Community arg e2eM ficies 32 related to concur re for rovidin , Finaricin , 33 opgAtj r.11, and r O'L u its fiacilities and.services needed to serve develon rune nt witflin the Ocean 34 Reef master pjgnn��A gq!. qjgnJ!,y:: ................................................................................. ............. .. 35 q, P.glic 301.1 I C�Q n�tRoq(�LQS�' 36 b 37 c. .Po . iic 70)] 1.I Potable, Water L 0 SO ................................. ............ 38 d. P ti y 801 1.1 Solid was !9 9 waste LOS' 39 ..c...........2 o.Ijc 1001.11.55 Sm torwaiter standards ................ 40 f. Policy 1201.1 a I Recication LO,',.') ................................................. 41 42 5. ....................N............o.....twithstanin ires wilt be ermitted in ... .... d .... 43 sh o c I i n c...s e t b a..cl<s.., .o n.. he Ocean Reefmaster 44 Etanned commutifty as follow,,, 45 46 a. Alarm ............................U us:— 47 L ..............T..........ti....c...........core........Mined............a...r......e.......a............o.........f....a.......]...........a.......c.c.e.s..s......o........ y-s-�ructurcsma y oceL��. qpj!Q nincttly percernt 9@.1"/z� 48 oft n url I.a.n.-A urea.q. of tll ra rlarpr.ed 20 foot s h..Q.I.e tifl.�.e se h q..ck.... BOCC SR 06.21.2023 Page 9 of 14 File 2019-142 4119 I ..i i.................A....c c e s s.12.1y.. spans, 4nd iiny 5gEg��fl. . . ............................. 2 enclosuire over . in.the M11W p 2!21� .................................................................................................. ...... 3 line., With ffi.c excention of docks and erosion control strtwWres an accesso ............................................................................................. ........................................................................................................................................................................................................................................................................................................................................... ................................................................... 4 other than those listed above not e c e jqg jo.......................................................................................................................................................................................................................... d �� 5 may. b crm�Ucd. within the 20 foot shoreline setback if constmeted to avoid any off site ................ ...................................................... 6 d. i s ch qQ.- 7 8 ..b...................A...........ign, aturat non dredged 9 walcmay!sj and ................ ao.c nwelter .' 10 11 J...........I he c.Q.mbnnnccl,area ok4 all a..c c e s s g.r. 12 a.-.ffttj jq 1.al]d a r..e a of t 1.1.e...pe..c.Lnrired 50 fanarti shoreline setback. 13 14 ii. Acress orV structures inclujdinL�, butt not I n .ut _ ot Is 5.! , 4nd ,�scre�en. .................................................................................. ........... ................. 15 einclosuire over,pools ors..as shall be se—t.back a mi in rnuirn of ten � fi�gt!'roin the M I 1W ................................................................................................. p---------- -----------------— ................................................................................................... 16 line or the landward extent of the mancroves whichever is farther landward and shall ................................................................................................................................................................................................................................................... ........ 17 Inc located in LLp.j.A!j.A qEgjjs� With the excolion ofdocks and erosion control strqCturc.S ...................................................................................... ......... ........................................................................................... ................................................................................................................................................................................................................................................................................................... 18 an accessoi, stnichire other than those listed above not excee 18 inches i .......................................................................... 19 measured from g l constrLiCtCd. .................................................................................................. . .. 20 to avoid an off-site disch r,-),e of stormwater from the s .0rin-�ger�. h�,, uibiect. .........g.r c e I ............................................................... y .............. m9l� 21 22 ..c....................At t qthe.l sh...o re. t in e s glb. 4ck. 23 212.2.4 s all a ................. . .... . ..... p .......................................h p j_y- 24 25 ..6............I he (I vcAo ment and.redevelp ment olnonresidential strutctutres shall be sujj.��� .. .........................p ........................................................... p 26 firnit I I ....................................�M�, excepqo rl s t r]c I u d e(J. willl in P p.ti c i e..s 1010 5 3 0 a qd 1 0 1 5 3 1.:: 27 ............... ........................... .. .............. 29 Monroe Coutn!y �, haj� gN !n ished .................................................... ................................... �g — 30 residential dwellin.- units within the Ocean Reef master jj��Iq�riried e�omrnu�nit , w�hich_self o�verns ................................................................................................................ A� 31 its i fl te r1l a] I a. ..n d de. v.�J.o. ment in order t rotect the distinct corrim character within the Ocean ...... ........................ ................................... ..... 32 Reef master qs �p grfied in the pglicie,; below. 33 34 Polin ......................... 35 Me flol 0 rovV.lons shall control and S erscde existin S Of the M0111-0 COL. nt .................................................. s— , shall control and -LL-cr� M. 151op.......................................................................................................9 ....................... ............y 36 Year 2030 Comp evasive Plan. for law. fg.l. established residential dw�ejling s. ......................................................................... ............................... .................................................................................................................. ... ............. .... .......... 37 w.J th in I h c Q..c p a..n R..c C f..mas(e.r...........janned commumity. ............................................. 38 39 l It..... .r c t.....i.....o........n.... o..........f.........,.......n....40 Monroe Co.urijy C mpp�h��nsiv P an notwithstand.in.g... Policy 101.5.2.5 areets d...........�2 ................ 1............................................................................................................................. .... .......... ........ 41 ..R..........e........s......i.....d... e...g........t.....i....a........l............L.........o.........w...................0 L) Qn..........jh.e. ..........F.........n........t.....L....t.r..e...............L..........a......n.d...,..........[.....J.......s......e..........M..............a.p ...ffl..,JN1 with ajawfully established 42 residential dwettin.0 Liflit Shcdt have a minininni land rinse 0.,.)en space requilrement of fift I ............................................................................................................................ 43 ffV/a) - 44 45 46 47 V1. CONSISTENCY WITH THE MONROE COUNTY COMPREHENSIVE PLAN, THE 48 PRINCIPLES FOR GUIDING DEVELOPMENT,AND FLORIDA STATUTES. BOCC SR 06.21.2023 Page 10 of 14 File 2019-142 4120 I A. The proposed amendment is consistent with the Goals, Objectives and Policies of the Monroe 2 County 2030 Comprehensive Plan. Specifically, it furthers: 3 4 GOAL 101: Monroe County shall manage future growth to enhance the quality of life, ensure the safety of 5 County residents and visitors, and protect valuable natural resources. 6 7 Policy 101.3.1: Monroe County shall maintain a Permit Allocation System for new residential development 8 known as the Residential Rate of Growth Ordinance (ROGO) System. The Permit Allocation System shall 9 limit the number of permits issued for new residential dwelling units The ROGO allocation system shall apply 10 within the unincorporated area of the county, excluding areas within the county mainland and within the 11 Ocean Reef planned development(Future development in the Ocean Reef planned development is based upon 12 the December 2010 Ocean Reef Club Vested Development Rights Letter recognized and issued by the 13 Department of Community Affairs). New residential dwelling units included in the ROGO allocation system 14 include the following: affordable housing units; market rate dwelling units; mobile homes; and institutional 15 residential units(except hospital rooms)... 16 17 Objective 101.5: Monroe County shall regulate future development and redevelopment to maintain and 18 enhance the character of the community and protect natural resources by providing for the compatible 19 distribution of land uses consistent with the designations shown on the Future Land Use Map. 20 21 Policy 101.5.27: All development shall be subject to clearing limits defined by habitat and the location of the 22 property in the Land Use Tier Overlay Maps and the wetland requirements in Policy 102.1.1. The clearing 23 limits of upland native vegetation for properties in the Ocean Reef planned development shall be limited to 24 40 percent. Except as defined in Policy 101.11.2, clearing of upland native vegetative areas in the Tiers I, 11, 25 111 and Tier Ill-A shall be limited to the following percentages or maximum square footage... 26 27 Policy 105.2.1: Monroe County shall designate all lands outside of mainland Monroe County, except for the 28 Ocean Reef planned development, into three general categories for purposes of its Land Acquisition Program 29 and smart growth initiatives in accordance with the criteria in Policy 205.1.1. These three categories are: 30 Natural Area (Tier 1); Transition and Sprawl Reduction Area (Tier II) on Big Pine Key and No Name Key 31 only; and Infill Area (Tier I11). The purposes, general characteristics, and growth management approaches 32 associated with each tier are as follows... 33 34 Policy 105.1.4: Within one(1)year after the adoption of the 2030 Comprehensive Plan,Monroe County shall 35 prepare redevelopment standards and within one year afterwards, shall amend the LDC to address the large 36 number of nonconforming commercial structures that are non-compliant as to on-site parking, construction 37 and shoreline setbacks, stormwater management, landscaping and buffers. By identifying the existing 38 character and constraints of the different island communities, regulations can be adopted that provide 39 incentives for redevelopment and permit the continuance of businesses while moving towards an integrated 40 streetscape. 41 42 Policy 205.1.1: The County shall establish the following criteria, at a minimum, to use when designating 43 Tiers: 44 ***** 45 5. Lands within the Ocean Reef planned development shall be excluded from any Tier designation. 46 47 ***** 48 49 B. The amendment is consistent with the Principles for Guiding Development for the Florida Keys 50 Area, Section 380.0552(7), Florida Statutes. 51 BOCC SR 06.21.2023 Page 11 of 14 File 2019-142 4121 l For the purposes of reviewing consistency of the adopted plan or any amendments to that plan with 2 the principles for guiding development and any amendments to the principles, the principles shall be 3 construed as a whole and no specific provision shall be construed or applied in isolation from the 4 other provisions. 5 6 (a) Strengthening local government capabilities for managing land use and development so that local 7 government is able to achieve these objectives without continuing the area of critical state concern 8 designation. 9 (b) Protecting shoreline and benthic resources, including mangroves, coral reef formations, seagrass beds, 10 wetlands, fish and wildlife, and their habitat. 11 (c) Protecting upland resources, tropical biological communities, freshwater wetlands, native tropical 12 vegetation (for example, hardwood hammocks and pinelands), dune ridges and beaches, wildlife, and 13 their habitat. 14 (d) Ensuring the maximum well-being of the Florida Keys and its citizens through sound economic 15 development. 16 (e) Limiting the adverse impacts of development on the quality of water throughout the Florida Keys. 17 (f) Enhancing natural scenic resources, promoting the aesthetic benefits of the natural environment, and 18 ensuring that development is compatible with the unique historic character of the Florida Keys. 19 (g) Protecting the historical heritage of the Florida Keys. 20 (h) Protecting the value, efficiency, cost-effectiveness, and amortized life of existing and proposed major 21 public investments, including: 22 23 1. The Florida Keys Aqueduct and water supply facilities; 24 2. Sewage collection, treatment, and disposal facilities; 25 3. Solid waste treatment, collection, and disposal facilities; 26 4. Key West Naval Air Station and other military facilities; 27 5. Transportation facilities; 28 6. Federal parks,wildlife refuges, and marine sanctuaries; 29 7. State parks, recreation facilities, aquatic preserves, and other publicly owned properties; 30 8. City electric service and the Florida Keys Electric Co-op; and 31 9. Other utilities, as appropriate. 32 33 (i) Protecting and improving water quality by providing for the construction, operation, maintenance, and 34 replacement of stormwater management facilities; central sewage collection; treatment and disposal 35 facilities; and the installation and proper operation and maintenance of onsite sewage treatment and 36 disposal systems. 37 (j) Ensuring the improvement of nearshore water quality by requiring the construction and operation of 38 wastewater management facilities that meet the requirements of ss. 381.0065(4)(1) and 403.086(10), as 39 applicable, and by directing growth to areas served by central wastewater treatment facilities through 40 permit allocation systems. 41 (k) Limiting the adverse impacts of public investments on the environmental resources of the Florida Keys. 42 (1) Making available adequate affordable housing for all sectors of the population of the Florida Keys. 43 (m)Providing adequate alternatives for the protection of public safety and welfare in the event of a natural or 44 manmade disaster and for a postdisaster reconstruction plan. 45 (n) Protecting the public health, safety, and welfare of the citizens of the Florida Keys and maintaining the 46 Florida Keys as a unique Florida resource. 47 48 Pursuant to Section 380.0552(7) Florida Statutes, the proposed amendment is not inconsistent with 49 the Principles for Guiding Development as a whole and is not inconsistent with any Principle. 50 51 C. The proposed amendment is consistent with the Part 11 of Chapter 163, Florida Statute (F.S.). 52 Specifically, the amendment furthers: BOCC SR 06.21.2023 Page 12 of 14 File 2019-142 4122 1 2 163.3161(4), F.S. —It is the intent of this act that local governments have the ability to preserve and 3 enhance present advantages; encourage the most appropriate use of land, water, and resources, 4 consistent with the public interest; overcome present handicaps; and deal effectively with future 5 problems that may result from the use and development of land within their jurisdictions. 6 Through the process of comprehensive planning, it is intended that units of local government can 7 preserve, promote, protect, and improve the public health, safety, comfort, good order, 8 appearance, convenience, law enforcement and fire prevention, and general welfare; facilitate 9 the adequate and efficient provision of transportation, water, sewerage, schools, parks, 10 recreational facilities, housing, and other requirements and services; and conserve, develop, 11 utilize, and protect natural resources within their jurisdictions. 12 13 163.3161(6), F.S. —It is the intent of this act that adopted comprehensive plans shall have the legal 14 status set out in this act and that no public or private development shall be permitted except in 15 conformity with comprehensive plans, or elements or portions thereof, prepared and adopted in 16 conformity with this act. 17 18 163.3177(l), F.S. — The comprehensive plan shall provide the principles, guidelines, standards, and 19 strategies for the orderly and balanced future economic, social, physical, environmental, and 20 fiscal development of the area that reflects community commitments to implement the plan and 21 its elements. These principles and strategies shall guide future decisions in a consistent manner 22 and shall contain programs and activities to ensure comprehensive plans are implemented. The 23 sections of the comprehensive plan containing the principles and strategies, generally provided 24 as goals, objectives, and policies, shall describe how the local government's programs, activities, 25 and land development regulations will be initiated, modified, or continued to implement the 26 comprehensive plan in a consistent manner. It is not the intent of this part to require the inclusion 27 of implementing regulations in the comprehensive plan but rather to require identification of 28 those programs, activities, and land development regulations that will be part of the strategy for 29 implementing the comprehensive plan and the principles that describe how the programs, 30 activities, and land development regulations will be carried out. The plan shall establish 31 meaningful and predictable standards for the use and development of land and provide 32 meaningful guidelines for the content of more detailed land development and use regulations. 33 34 163.3201, F.S. — Relationship of comprehensive plan to exercise of land development regulatory 35 authority. It is the intent of this act that adopted comprehensive plans or elements thereof shall 36 be implemented, in part,by the adoption and enforcement of appropriate local regulations on the 37 development of lands and waters within an area. It is the intent of this act that the adoption and 38 enforcement by a governing body of regulations for the development of land or the adoption and 39 enforcement by a governing body of a land development code for an area shall be based on, be 40 related to, and be a means of implementation for an adopted comprehensive plan as required by 41 this act. 42 43 44 VIL PROCESS 45 46 Comprehensive Plan Amendments may be proposed by the Board of County Commissioners, the 47 Planning Commission, the Director of Planning, or the owner or other person having a contractual 48 interest in property to be affected by a proposed amendment. The Director of Planning shall review and BOCC SR 06.21.2023 Page 13 of 14 File 2019-142 4123 I process applications as they are received and pass them onto the Development Review Committee and 2 the Planning Commission. 3 4 The Planning Commission shall hold at least one public hearing. The Planning Commission shall review 5 the application, the reports and recommendations of the Department of Planning & Environmental 6 Resources and the Development Review Committee and the testimony given at the public hearing. The 7 Planning Commission shall submit its recommendations and findings to the Board of County 8 Commissioners (BOCC). The BOCC holds a public hearing to consider the transmittal of the proposed 9 comprehensive plan amendment, and considers the staff report, staff recommendation, and the testimony 10 given at the public hearing. The BOCC may or may not recommend transmittal to the State Land 11 Planning Agency. The amendment is transmitted to State Land Planning Agency, which then reviews 12 the proposal and issues an Objections, Recommendations and Comments (ORC) Report. Upon receipt 13 of the ORC report, the County has 180 days to adopt the amendments, adopt the amendments with 14 changes or not adopt the amendment. 15 16 VIII. STAFF RECOMMENDATION 17 18 Staff recommends approval with changes of the proposed amendment. 19 20 21 IX. EXHIBITS 22 23 1. Transmittal Resolution 24 2. Draft Ordinance BOCC SR 06.21.2023 Page 14 of 14 File 2019-142 4124 EXHIBIT A TO RESO_-2023 2 ' � 3 4 5 6 MONROE COUNTY, FLORIDA 7 MONROE COUNTY BOARD OF COUNTY COMMISSIONERS 8 9 ORDINANCE NO. -2023 10 11 AN ORDINANCE BY THE MONROE COUNTY BOARD OF COUNTY 12 COMMISSIONERS AMENDING MONROE COUNTY COMPREHENSIVE 13 PLAN, ESTABLISHING GOAL 112, OBJECTIVE 112.1, POLICY 112.1.1, 14 OBJECTIVE 112.2 AND POLICY 112.2.1 TO CREATE SITE-SPECIFIC 15 DEVELOPMENT STANDARDS, DEVIATIONS AND EXEMPTIONS FOR 16 OCEAN REEF, AS PROPOSED BY SMITH HAWKS PL, ON BEHALF OF 17 OCEAN REEF CLUB, INC. AND OCEAN REEF COMMUNITY 18 ASSOCIATION, INC.; PROVIDING FOR SEVERABILITY; PROVIDING 19 FOR REPEAL OF CONFLICTING PROVISIONS; PROVIDING FOR 20 TRANSMITTAL TO THE STATE LAND PLANNING AGENCY AND THE 21 SECRETARY OF STATE; PROVIDING FOR INCLUSION IN THE 22 MONROE COUNTY COMPREHENSIVE PLAN; PROVIDING FOR AN 23 EFFECTIVE DATE. 24 25 26 WHEREAS, on July 24, 2019, the Planning and Environmental Resources Department 27 received an application from Barton W. Smith of Smith/Hawks PL (the "Agent") on behalf of 28 Ocean Reef Club, Inc. and Ocean Reef Community Association, Inc. (the "Applicant,") to amend 29 the Monroe County Comprehensive Plan (the "Comprehensive Plan") to establish site specific 30 development standards, deviations and exemptions for Ocean Reef; and 31 32 WHEREAS, on October 19, 2021, the Agent submitted a revised application to provide 33 information, data and analysis to support the amended and restated Application; and 34 35 WHEREAS, on December 23, 2022,the Agent submitted revised language and additional 36 data and analysis to support the proposed text amendment; and 37 38 WHEREAS, the Applicant has also requested a corresponding Land Development Code 39 text amendment to establish Section 130-141 Ocean Reef Overlay District(File 2019-025); and 40 41 WHEREAS, the Applicant has also requested a corresponding Land Use District Map 42 Amendment to apply the proposed Ocean Reef Overlay District to a defined area(File 2020-088); 43 and 44 45 WHEREAS, the Ocean Reef master planned community is a 100+ acre community which 46 is inaccessible to the surrounding community and has a distinct community character which has Ordinance No. -23 Page 1 of 7 File 2019-142 4125 I additional regulations and is monitored and maintained by their homeowners association or similar 2 entity; and 3 4 WHEREAS, the Monroe County Development Review Committee (DRC) reviewed and 5 considered the proposed amendment at a regularly scheduled meeting held on January 25, 2022; 6 and 7 WHEREAS,the Monroe County Planning Commission held a public hearing on April 26, 8 2023, for review and recommendation on the proposed amendment; and 9 10 WHEREAS, staff is recommending approval of the proposed amendments to the Monroe 11 County Year 2030 Comprehensive Plan, Goal 112 and included objectives and policies; and 12 13 WHEREAS, based upon the information and documentation submitted, the Development 14 Review Committee Chair found: 15 1. The proposed amendment is consistent with the Goals, Objectives and Policies of the 16 Monroe County Year 2030 Comprehensive Plan; 17 2. The proposed amendment is consistent with the Principles for Guiding Development 18 for the Florida Keys Area of Critical State Concern, Sec. 380.0552(7), F.S.; and 19 3. The proposed amendment is consistent with Part II of Chapter 163,Florida Statute; and 20 21 WHEREAS,the Monroe County Planning Commission held a public hearing on April 26, 22 2023, for review and to provide for public input, and adopted Resolution No. P11-23 23 recommending approval of the proposed amendment with the following changes: 24 25 WHEREAS, the Planning Commission was presented with the following documents and 26 other information relevant to the request, which by reference is hereby incorporated as part of the 27 record of said hearing: 28 1. Staff report prepared by Cheryl Cioffari, Assistant Director of Planning, and R. Jay 29 Berenzweig, AICP, CFM, dated April 14, 2023; 30 2. Sworn testimony of Monroe County Planning&Environmental Resources Department 31 staff, and 32 3. Advice and counsel of Peter Morris, Assistant County Attorney, and John Wolfe, 33 Planning Commission Counsel; and 34 35 WHEREAS, based upon the information and documentation submitted, the Planning 36 Commission made the following Findings of Fact and Conclusions of Law: 37 1. The proposed amendment is consistent with the Goals, Objectives and Policies of the 38 Monroe County Year 2030 Comprehensive Plan; and 39 2. The proposed amendment is consistent with the Principles for Guiding Development 40 for the Florida Keys Area of Critical State Concern, Sec. 380.0552(7), F.S.; and 41 3. The proposed amendment is consistent with Part II of Chapter 163,Florida Statute; and 42 Ordinance No. -23 Page 2 of 7 File 2019-142 4126 I WHEREAS, at a regular meeting held on the 21 st day of June 2023, the Monroe County 2 Board of County Commissioners held a public hearing to consider the transmittal of the proposed 3 text amendment, considered the staff report and provided for public comment and public 4 participation in accordance with the requirements of state law and the procedures adopted for 5 public participation in the planning process; and 6 7 WHEREAS, at the June 21, 2023,public hearing, the BOCC Resolution 8 -2023, approving transmittal of the proposed text amendment to the State Land Planning 9 Agency; and 10 11 WHEREAS, the State Land Planning Agency reviewed the amendment and issued an 12 Objections, Recommendations and Comments (ORC) report, received by the County; and 13 14 WHEREAS, the ORC report contained [no] objections, recommended changes, or 15 comments; and 16 17 WHEREAS, the County has 180 days from the date of receipt of the ORC to adopt the 18 proposed amendment, adopt the amendment with changes or not adopt the amendment; and 19 20 WHEREAS, at a regularly scheduled meeting on the day of , 21 , the BOCC held a public hearing to consider adoption of the proposed Comprehensive 22 Plan text amendment; 23 24 NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY 25 COMMISSIONERS OF MONROE COUNTY, FLORIDA: 26 27 Section 1. The text of the Monroe County Year 2030 Comprehensive Plan is hereby amended 28 as follows (Deletions are shown stricken through; additions are shown underlined): 29 30 GOAL 112 31 Ocean Reef master planned community is a gated 100+ acre master planned community where 32 public access is restricted and the community is operated and maintained by the Ocean Reef master 33 association which operates and maintains the provision of comprehensive private utilities, 34 transportation facilities and services. Monroe County recognizes the distinct nature of the Ocean 35 Reef planned development based on its distinct character and shall provide exemptions and 36 reductions to County development standards for the Ocean Reef master planned community. 37 38 The standards, exemptions, reductions provided within Goal 112 and its objectives and policies, 39 shall only be available to properties owned and operated by properties owned by Ocean Reef Club, 40 Inc., and Golf Manor I Condominium Association within the Ocean Reef master planned 41 community that obtain an Ocean Reef overlay district amendment (LDC Section 130-141) to the 42 Official Land Use (Zoning) District Map. Ordinance No. -23 Page 3 of 7 File 2019-142 4127 1 2 Objective 112.1 3 Monroe County shall exempt or minimize its development standards for nonresidential 4 structures and uses on property owned by Ocean Reef Club, Inc., within the Ocean Reef 5 master planned community, which self-governs its internal land development in order to 6 protect the distinct community character within the Ocean Reef master planned community, 7 8 Policy 112.1.1 9 The following provisions shall control and supersede existing�provisions of the Monroe 10 County Comprehensive plan relating to nonresidential structures and uses within the Ocean 11 Reef master planned community: 12 13 1. To maintain the distinct and existing character within the Ocean Reef master planned 14 community, lawfully established nonconforming nonresidential structures and uses, on 15 property owned by Ocean Reef Club,Inc.,may continue and may be permitted to be rebuilt, 16 even if 100 percent destroyed, provided that they are rebuilt to preexisting use and that the 17 nonconformity is not expanded or further violated. Accessory uses or structures associated 18 with a lawfully established nonconforming nonresidential principal use may be permitted, 19 consistent with subsection b. 20 21 a. Notwithstanding Objective 101.9, Policy 101.9.4, and Policy 105.1.4, lawfully 22 established nonconforming nonresidential Principal structures, on property owned 23 by Ocean Reef Club, Inc., that are destroyed, substantially damaged or substantially 24 improved may be repaired, restored and/or replaced within the existing footprint of the 25 lawfully established nonconforming nonresidential structure. 26 27 b. Notwithstanding Objective 101.8.2, 101.8.3, 101.8.4, 101.9, Policy 101.9.4, and 28 Policy 105.1.4, lawfully established nonconforming nonresidential accessory uses 29 and structures, on property owned by Ocean Reef Club, Inc., within the Ocean Reef 30 master planned community that are destroyed, substantially damaged, or substantially 31 improved may repaired, restored and/or replaced without expansion. The 32 nonconforming nonresidential accessory use or structure may continue if its principal 33 use or structure is discontinued or removed for redevelopment,provided that the owner 34 is moving forward with continual development and with active concurrent permits for 35 redevelopment of a principal use or structure. 36 37 In the absence of an active concurrent permit for redevelopment of a principal use or 38 structure on the site, the lawfully established nonconforming accessory structure and 39 use may remain for up to five years from the date of a disaster event. The Board of 40 County Commissioners may extend the five- year time limit within the Ocean Reef 41 master planned community by resolution, if needed. 42 43 2. Lawfully established nonresidential structures and uses, on property owned by Ocean 44 Reef Club, Inc., may be repaired, restored and/or replaced using the previously approved 45 open space ratio, provided stormwater management is in compliance with the Policy 46 101.10.1 and LDC Section 114-2(a)(5): Ordinance No. -23 Page 4 of 7 File 2019-142 4128 1 2 a. Lawfully existing nonresidential Principal structures and uses, which are 3 nonconforming as to open space, may remain, be repaired, substantially improved, 4 restored, or replaced without expansion provided the lawfully existing shoreline 5 setback is maintained and not reduced. 6 7 b. Lawfully existing nonresidential accessory structures and uses, which are 8 nonconforming as to open space, may remain, be repaired, substantially improved, 9 restored, or replaced without expansion provided the lawfully existing shoreline 10 setback is not reduced and is consistent with subsection 6 of this Policy. 11 12 3. Notwithstanding subsection 2 above, new nonresidential principal and accessory 13 structures on property owned by Ocean Reef Club, Inc. may be developed using. 14 following open space standards, provided stormwater management is in compliance with 15 Policy 101.10.1 and LDC Section I I4-2(a)(5): 16 17 a. New nonresidential principal and accessory structures development shall have a 18 minimum open space requirement of twenty percent(20%),provided the clearinglimits imits 19 in Policy 101.5.27 are not exceeded and development is not proposed within a wetland 20 areas identified in Policies 102.1.1 or 204.2.2. 21 b.Notwithstanding Policy 101.5.25,nonresidential parcels designated Residential Low 22 (RL) on the Future Land Use Map(FLUM) and located within the Sparsely Settled 23 zoning (SS) district with lawfully established nonresidential structures, shall have a 24 minimum land use open space requirement of twenty percent (20%). 25 26 4. The development and redevelopment of nonresidential structures and uses within Ocean 27 Reef Master Planned Community are exempt from the below listed Goals, Objectives, and 28 Policies related to concurrency, because Ocean Reef Club, Inc., is responsible for 29 providing, financing, operating, and re_ug lating its facilities and services needed to serve 30 development within the Ocean Reef master planned community: 31 a. Policy 301.1.1 - County Road LOS 32 b. Objective 301.2 - Road LOS 33 c. Policy 701.1.1 -Potable Water LOS 34 d. Policy 801.1.1 - Solid waste LOS 35 e. Policy 1001.1.5 — Stormwater standards 36 f. Policy 1201.1.1 - Recreation LOS 37 38 5.Notwithstanding _Policy 212.2.4, nonresidential accessoryPolicy 212.2.4, nonresidential accessory structures will be permitted in 39 shoreline setbacks, on property owned by Ocean Reef Club, Inc., within the Ocean Reef 40 master planned community as follows: 41 42 a. Along lawfully altered shorelines adjacent to manmade canals, channels, and basins: 43 i. The combined area of all accessory structures may occupy p to ninety percent 44 (90%) of the upland area of the required 20-foot shoreline setback. 45 ii. Accessory structures, including, but not limited to, pools, spas, and any screen 46 enclosure over pools or spas shall be set back a minimum of five (5) feet from the Ordinance No. -23 Page 5 of 7 File 2019-142 4129 I MHW line. With the exception of docks and erosion control structures, an 2 accessory structure other than those listed above not exceeding 18 inches in heir 3 as measured from grade may be permitted within the 20-foot shoreline setback if 4 constructed to avoid any off-site discharge of stormwater from the subject parcel. 5 6 b. Along unaltered or unlawfully altered shorelines located along natural non-dredged 7 waterways and open water: 8 9 i. The combined area of all accessory structures may occupy up to seventy_percent 10 (70%) of the upland area of the required 50-foot shoreline setback. 11 12 ii. Accessory structures, including, but not limited to, pools, spas, and any screen 13 enclosure over pools or spas shall be set back a minimum of ten (10) feet from the 14 MHW line or the landward extent of the mangroves,whichever is farther landward, 15 and shall be located in upland areas. With the exception of docks and erosion 16 control structures, an accessory structure other than those listed above not 17 exceeding 18 inches in height as measured from grade may be permitted within the 18 50-foot shoreline setback if constructed to avoid any off-site discharge of 19 stormwater from the subject parcel. 20 21 c. All other shoreline setback provisions for principal and accessory structures within 22 Policy 212.2.4 shall apply. 23 24 6. The development and redevelopment of nonresidential structures shall be subject to the 25 height limit and exceptions included within Policies 101.5.30 and 101.5.31. 26 27 Objective 112.2 28 Monroe County shall exempt or minimize its development standards for lawfully established 29 residential dwelling units within the Ocean Reef master planned community, which self- 30 governs its internal land development in order to protect the distinct community character 31 within the Ocean Reef master planned communi . as specified in the policies below. 32 33 Policy 112.2.1 34 The following provisions shall control and supersede existing provisions of the Monroe 35 County Year 2030 Comprehensive Plan for lawfully established residential dwelling units, 36 properties within the Ocean Reef master planned community 37 38 1. In recognition of residential dwelling u�previously permitted prior to the adoption of 39 any Monroe County Comprehensive Plan, notwithstanding Policy 101.5.25, parcels 40 designated Residential Low (RL) on the Future Land Use Map(FLUM) with a lawfully 41 established residential dwelling unit, shall have a minimum land use open space 42 requirement of fifty percent (50%). 43 44 Section 2. Severability. If any section, subsection, sentence, clause, item, change, or 45 provision of this ordinance is held invalid, the remainder of this ordinance shall not 46 be affected by such validity. Ordinance No. -23 Page 6 of 7 File 2019-142 4130 1 2 Section 3. Repeal of Inconsistent Provisions. All ordinances or parts of ordinances in 3 conflict with this ordinance are hereby repealed to the extent of said conflict. 4 5 Section 4. Transmittal.This ordinance shall be transmitted by the Director of Planning to the 6 State Land Planning Agency pursuant to Chapter 163 and 380, Florida Statutes. 7 8 Section 5. Filing and Effective Date. This ordinance shall be filed in the Office of the 9 Secretary of the State of Florida but shall not become effective until a notice is 10 issued by the State Land Planning Agency or Administration Commission finding 11 the amendment in compliance with Chapter 163, Florida Statutes and after any 12 applicable challenges have been resolved. 13 14 Section 6. Inclusion in the Comprehensive Plan. The text amendment shall be incorporated 15 in the Monroe County Comprehensive Plan. The numbering of the foregoing 16 amendment may be renumbered to conform to the numbering in the Monroe County 17 Comprehensive Plan. 18 19 20 PASSED AND ADOPTED by the Board of County Commissioners of Monroe County, Florida, 21 at a regular meeting held on the day of , 22 23 Mayor Craig Cates, District 1 24 Mayor Pro Tem Holly Merrill Raschein, District 5 25 Commissioner Michelle Lincoln, District 2 26 Commissioner James K. Scholl, District 3 27 Commissioner David Rice, District 4 28 29 30 BOARD OF COUNTY COMMISSIONERS 31 OF MONROE COUNTY, FLORIDA 32 33 BY 34 MAYOR CRAIG CATES 35 36 (SEAL) 37 38 ATTEST: KEVIN MADOK, CLERK 39 40 41 AS DEPUTY CLERK Ordinance No. -23 Page 7 of 7 File 2019-142 4131 2 � f t 3 �Nn M11. 4 5 6 7 MONROE COUNTY, FLORIDA 8 BOARD OF COUNTY COMMISSIONERS 9 RESOLUTION NO. -2023 10 11 12 A RESOLUTION BY THE MONROE COUNTY BOARD OF COUNTY 13 COMMISSIONERS TRANSMITTING TO THE STATE LAND PLANNING 14 AGENCY AN ORDINANCE BY THE MONROE COUNTY BOARD OF 15 COUNTY COMMISSIONERS AMENDING MONROE COUNTY 16 COMPREHENSIVE PLAN, ESTABLISHING GOAL 112, OBJECTIVE 17 112.1, POLICY 112.1.1, OBJECTIVE 112.2 AND POLICY 112.2.1 TO 18 CREATE SITE-SPECIFIC DEVELOPMENT STANDARDS, DEVIATIONS 19 AND EXEMPTIONS FOR OCEAN REEF, AS PROPOSED BY SMITH 20 HAWKS PL, ON BEHALF OF OCEAN REEF CLUB, INC. AND OCEAN 21 REEF COMMUNITY ASSOCIATION, INC.; PROVIDING FOR 22 SEVERABILITY; PROVIDING FOR REPEAL OF CONFLICTING 23 PROVISIONS; PROVIDING FOR TRANSMITTAL TO THE STATE LAND 24 PLANNING AGENCY AND THE SECRETARY OF STATE; PROVIDING 25 FOR INCLUSION IN THE MONROE COUNTY COMPREHENSIVE 26 PLAN; PROVIDING FOR AN EFFECTIVE DATE. 27 28 29 WHEREAS, on June 21, 2023, the Monroe County Board of County Commissioners 30 conducted a public hearing for the purpose of considering the transmittal pursuant to the State 31 Coordinated Review Process in Sec. 163.3184(4), F.S., to the State Land Planning Agency for 32 objections, recommendations and comments, and to the other Reviewing Agencies as defined in 33 Sec. 163.3184(1)(c), F.S., for review and comment on a proposed amendment to the Monroe 34 County Year 2030 Comprehensive Plan as described above; and 35 36 WHEREAS,the Monroe County Planning Commission and the Monroe County Board of 37 County Commissioners support the requested text amendment. 38 39 NOW THEREFORE, BE IT RESOLVED BY THE BOARD OF COUNTY 40 COMMISSIONERS OF MONROE COUNTY, FLORIDA: 41 42 Section 1. The Board of County Commissioners does hereby adopt the recommendation of the 43 Planning Commission to transmit the draft ordinance, attached as Exhibit A, for 44 adoption of the proposed text amendment. 45 Resolution No. -2023 Page 1 of 2 BOCC Transmittal: File 2022-072 4132 46 Section 2. The Board of County Commissioners does hereby transmit the proposed 47 amendment to the State Land Planning Agency for review and comment in 48 accordance with the State Coordinated Review process pursuant to Section 49 163.3184(4), Florida Statutes. 50 51 Section 3. The Monroe County staff is given authority to prepare and submit the required 52 transmittal letter and supporting documents for the proposed amendment in 53 accordance with the requirements of Section 163.3184(4), Florida Statutes. 54 55 Section 4. The Cleric of the Board is hereby directed to forward a certified copy of this 56 resolution to the Director of Planning. 57 58 PASSED AND ADOPTED by the Board of County Commissioners of Monroe County, 59 Florida, at a regular meeting of the Board held on the day of , 2023. 60 61 62 Mayor Craig Cates, District 1 63 Mayor Pro Tern Holly Merrill Raschein, District 5 64 Commissioner Michelle Lincoln, District 2 65 Commissioner James K. Scholl, District 3 66 Commissioner David Rice, District 4 67 68 69 BOARD OF COUNTY COMMISSIONERS 70 OF MONROE COUNTY, FLORIDA 71 72 BY 73 MAYOR CRAIG CATES 74 75 (SEAL) 76 TA TOR 77 ATTEST: KEVIN MADOK, CLERK " 78 PETER 0i 79 ASSISTANT C'UN ATTORNEY 8o AS DEPUTY CLERK gate; 6/6/23 Resolution No. -2023 Page 2 of 2 BOCC Transmittal: File 2022-072 4133 �I /! l c IIIIIIIIIIIIIIIIIIIIIIIIIVVVVVVVVVVVV �, � � / OCEAN REEF BOCC Transmittal Hearing June� 21, 2023 N� F uuuuuuuuu Illuuuuuuuuuuiiiiiiiiiiuuuuuiiiiiiiiii 1�/ f l a,;, ����� y y; � VVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVV V VVVVVVVVVVVVVVVVVVVVVVVV Comprehensive Plan Amendment r r IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII6^","""''"".....! II rJ/ � J!, J 'i""""""""""""""VVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVV / YY!NV1Uldll ululu8NN8X+APPLICATIONS ., PkkNNN N�i1nNludllnVlVlulu)d1 !NNMIdf1d11UU111 V)Nd9Dl�)� HnnNuW lihpulV�'UINNUNNNN79NDl/ HntlItlU011V uuuumduuduN�M�Y�M/6/C�a�a�a�aNaNaNaNaNiiriamnom nr�u Imuuu�N�u!i!i!�NNIV'p�'��r�D��ICl�9�1�1�/1�Prrr�ldi�uuuNNN iviuut,Jwwuiuw���r�r�r��rlr�i�'iH>GG,z7T� ly�l�i�kpl��u���u� m�aimus�u,�,�r�N;�NiIH�IaJ,�ku>i7u�uuu��r�����a�ldlurMl����r�r��a0000000��� r�iN�Inl�w�uuuw�un�reNw�a�mw��Ua�1YlDkI9NNN�Yb�iu1Y���a)�rrr��aaoo/a/��7T�l��l�a)��a/�o�raraarraaraaraoa�ra uuu�uNHHhgq�rrN>ih>AhDa��NNNNNNidkNV4BRrre�ru ,uwuu�uHNaa��gr�Nw�rlan���a)u� • Monroe County Year 2030 Comprehensive Plan Text Amendment • LDC Text Amendment Application • Land Use District (LUD) Map Amendment • Applies the proposed Ocean Reef Overlay District to a defined area. COMP. PLAID AMENDMENTS OVERVIEWit . YY!NV1Uldll ululu8MN8X+PkkNNN N�i1nNludllnVlVlulu)d1 !NNMIdf1d11UU111 V)Nd9Dl�)� HnnNuW lihpulV�'UINNUNNNN79NDl/ HntlItlU011V uuuumduuduN�M�Y�M/6/C�a�a�a�aNaNaNaNaNiiriamnom nr�u Imuuu�Nu!i!i!�NNIV'p�'��r�D��ICl�9�1�1�/1�Prrr�ldi�uuuNNN iviuut,Jwwuiuw���r�r�r��rlr�i�'iH>GG,z7T� ly�l�i�kpl��u���u� m�aimus�u,�,�r�N;�NiIH�IaJ,�ku>i7u�uuu��r�����a�ldlurMl����r�r��a0000000��� r�iN�Inl�w�uuuw�un�reNw�a�mw��Ua�1YlDkI9NNN�Yb�iu1Y���a)�rrr��aaoo/a/��7T�l��l�a)��a/�o�raraarraaraaraoa�ra uuu�uNHHhgq�rrN>ih>AhDa��NNNNNNidkNV4BRrre�ru ,uwuu�uHNaa��gr�Nw�rlan���a)u� • Comp. Plan Amendment provides creates Goal 112; Objectives 112.1 and 112.2; and Policies 112.1.1, and 112.2.1. • The Amendment amends the development standards and other provisions contained in the Comp. Plan in order to allow the development of structures or buildings that fit the architectural design and community character of Ocean Reef Club. • The proposed amendments would allow Ocean Reef Club greater internal control over development with Ocean Reef as it relates to setbacks, nonconforming uses, nonconforming structures, and development standards. B""'ACKGROUND INFORMATION : NOW • In 1977, the Monroe County Zoning Board approved the "overall conception of the Master Plan of Ocean Reef" as a major development project in accordance with Ordinance No. 21-75. This approval was memorialized by an unnumbered resolution dated August 25, 1977. • In 1997, the Master Plan for Ocean Reef was vested under Monroe County Board of County Commissioners ("BOCC") Resolution No. 70-1997. The Master Plan for Ocean Reef was formerly vested under BOCC Resolution Nos. 478-1988 and 539-1988. • Ocean Reef Club is a member of the Ocean Reef Community Association, Inc., which was incorporated in 1959 under the name Ocean Reef Improvement Association, which name was subsequently amended to Ocean Reef Community Association,. Inc. • Physical Addresses: 100 Anchor Drive; 30 Ocean Reef rive; 90 Andros Rd.; 101 Andros Rd.; Beach Road; Ocean Reef Drive. Beach Road; Ocean Reef Drive; 301 Ocean Reef Drive; 650 Beach Rd.; 314 Anchor Drive; 1 Dockside Lane; 31 Ocean Reef Drive; 2 Dockside Drive; 395 S. Harbor Drive; 100 Country Club Rd.; 120 Nirvana Lane; 100 Nirvana Lane; Torchwood Lane; 212 Anchor P ro i rt 11,1z; S Drive- 314 Anchor Drive, Key Largo, Monroe County, l� a FI ric . o Includized in • Parcel Id Numbers: 00572797-003600; 00572795-001000; 00570460-000000; 00570450-000000; 00569510-000000; 00569500-000000; 00569470-000100; 00569490-000000; 0 v En; r a 00569470-000000; 00569480-000000; 00569482-000000; y 00081780-000300; 00081760-000100; 00081760-000000; 00081880-000100; 00081760-000200; 00081740-000500; i 1 t s , if 00081720-000000; 00081710-000000; 00572797-003800; r c t 00081730-000000; 00081780-000300. • Applicability: The standards, exemptions, reductions provided within the Overlay shall only be available to properties owned and operated by Ocean Reef Club Inc., within the Ocean Reef Master Planned Community, that obtain an Ocean Reef Overlay District Amendment (LDC Section 130-141) to the Official Land Use (Zoning) District Map. Initial Overlay District Boundary : a "r. l q�r ICn �I uU� I � I ,f iF, ,�, a✓w ° , ���V r .iFiM f 1 5 lik GG ONE 7 • The purposes of the amendments are to implement applicable goals, objectives, and policies of the Comprehensive Plan established under Goal 112 and to allow development that primarily serves the needs of the permanent residents of the Ocean Reef master planned community a gated 100+ acre master planned community. • The intent is to protect and maintain the character of P u r P. CJN s e Ocean Reef Club, Inc. and the Ocean Reef master planned community by establishing specific standards, exemptions and reductions for Ocean Reef Club which mAle d mil t s - self regulates development standards. • Applicability: The standards, exemptions, reductions provided within the Overlay shall only be available to properties owned and operated by Ocean Reef Club, Inc, and Gold Manor I, within the Ocean Reef Master Planned Community that obtain an Ocean Reef overlay district amendment (LDC Section 130-141) to the Official Land Use (Zoning) District Map. • Allows Nonconforming nonresidential Principal and accessory structures and uses to continue and may be permitted to be rebuilt, even if 100% destroyed, provided they are rebuilt to preexisting use and the nonconformity is not expanded. • Allows established nonresidential structures and uses to be repaired, restored and/or replaced using the previously approved open space ratio, provided stormwater management is NONRESI D"), E NTIAL in compliance with Comp. Plan and LDC • Allows new nonresidential principal and accessory structures to be developed with a minimum open space requirement of 20% E V E L U" P M E N T • Allows reductions in front, rear, and side yard setbacks for nonresidential accessory structures, except where a property line STAINIDARDS : is contiguous to a residential use, in which case only the shared contiguous boundary line shall be subject to the setback requirements contained in Section 131-1. • Provides standards for nonresidential accessory structures to be permitted in shoreline setbacks. • Requires stormwater facilities to adhere to the 25-year,72-hour South Florida Water Management District, and Treatment and disposal facilities must be designed and operated so that off-site discharges meet State water quality standards. EXAMPLES OF NONCONFORMING NONRESIDENTIAL PROPERTIES Marlin Bay Hotel Zoned Sparsely Settled f viol Nonconforming as to open space, jE setbacks, height f lei If destroyed or substantially damaged or improved, it would / not be able to be redeveloped f% BOAT B RN ,y^w�pp e f i✓a r i a I / e n PARCEL �/ a b e r N, ffMOVuu�NNNNN��Y�MNNNd�;uro�uiu�w�U�UUYkkBhM01UNkkk���7C�I�iY�'NNNN�Id�!U�uuuuu�ur��r��aa��i!i�i�pitl�1NNN�NgNqN9Nl��1�YlV���uu��Y�NNNN!��1�;N�7�1�� .. "���0 _. _ ,. .,.E �� 1 " Ya Almost entirely pavedjg • Nonconforming as to open space, setbacks. aun4 • If destroyed or substantially damaged or improved, it would require that substantial amount of the pavement ' , �6uy��ar/r 1 near the water be removed • This would eliminate significant areas currently utilized for boat storage and fir logistical movement of the forklift. KEIDEIAL Permits lawfully established residential dwelling units within the Sparsely Settled (SS) zoning district a DEVELO"IPMENT minimum open space requirement of 50% K I - Only applicable to Torchwood Property STANDARDS : f / � I LI CA I� U REQUESTING APPROVAL , r rr t,ti Questions? �IMapuu�l�NNNNN7�Y�MUNNNsuro>��u�w�uUVlUYkk8�Y01 'Nkkk��A7C>�l�la �flN9NNNflhV��uiuuuuumw�uuuuua�ui�l�ll�l�'N!�NqN,�NI�DM1�YlV���uuuYIY�NNNN�lu4�➢llwi �� s z �j r t Applications: Text Amendment to the Comprehensive Plan Applicant: Ocean Reef Club, Inc. and Ocean Reef Community Association, Inc. Agent: Barton W. Smith of Smith/Hawks, PL File': 2019-142 ,: BOCC F�ubllc' / i / ..... ...... / i / i / rrrrrrrrr////rr,/ r / i «^� �^ ` % ° . < �! I: � , . \ �! ® � � \ } \ :1�\ � .�° a � � � � �\\\ /���� � � ^ � �� � � \\%-�y�\�\ � a/ « � ` : m\ < � d d \»2<\� �\��� � . � � : . y . ° � «: . ` �«�22 �\�� � / . \�ƒ/ �� ^ � \ �\? \ \/f§�«\ \ » 2 2« � ? ; / » �? . \ � \ \ , � , ���; � � r . « . ?:§. a< ° � > . . « . yw\\�°�» . . . \ � � � -/\�� , � : . »\ � � \ /\� . � ^� \\ �` �r�, »\ �f\2 <<< y^` . ) >\ y\ . ��\�/. � ^ < \ . » . « / : . \ \ \\\\ ~��� � ���{ \�. ����/ : m < ©� <: .�,«» «���2 . � � . :<« . \ \ y � : �\\ ^���\ \ : . y > . . db • Establishes Goals, Objectives and Policies that apply to properties owned and operated by Ocean Reef Club Inc. and Golf Manor I Condominium Association within the Ocean Reef master planned community • Includes a companion text amendment application to the Land Development Code (File 2022- 025) • Requires a LUD amendment to apply the overlay • Exempts or minimizes development standards, for nonresidential structures and uses on property owned by Ocean Reef Club, Inc. • Exempts or minimizes- established residential dwelling uni category I r t �G ■ Allows continuation or replacement of lawfully established nonconforming nonresidential structures and uses to be rebuilt to preexisting use provided the nonconformity is not further expanded; and ■ Allows replacement of 'lawfully established nonconforming nonresidential principal structures within the existing footprint; and ■ Allows for the continuation of lawfully established nonconforming nonresidential accessory structures and uses even if the principal use or structure is discontinued or removed (with conditions); and ■ Allows for lawfully established nonr to maintain previously approved open s ace r ties,,,,af ,;. , .. management is in r compliance; i and / 0 / / / / / / i / i %/ /,�/ r t �G ■ Exempts development and redevelopment of nonresidential structures and uses from concurrency related to Roads LOS, Potable Water LOS, Solid Waste LOS, Stormwater Standards and Recreation LOS and ■ Provides for a relaxation of open space standards for nonresidential accessory structures within the shoreline setback ��� ✓ ������������ ���� jai/ ,,,, r i /// / / / 0 / / / / / / / / / / / i . . . . , � ^� �^ ` * ) � � � l ` > \� �2 I! �l�Z � ©. \ \ ! § �� � . � � } \ � i ��< ��� ° _ _ ° ^ ° �� ; , e , - e - e , - - - _ � � , e - e - - _ » � � � ' >. . . e , , e ^° � �� 2 - ee - e - - - , m . - • .. a . ����\ . ^ ���: ~w» 2 e ee ' ^ ° _ . �� p � e . ����\ \� � � ;�/%% � / . �y . . . «���Z yd 6� ~ � , . \� � \�� � . \ © �\ \ , �� ' <>\� � ! _ . _ � \: \ < < yyv , �� \y� �} . .G, - - \ : \� 2©� > , : �. y � . . »: <: � w i ° \ � - � \\ . �, � \ � \: , :m \ \ .w: . : : » >y< � � ° < < a ® � >f� ° 2« /. � : � `°\ Staff recommends APPROVAL with changes of the proposed amendment to the Comprehensive Plan. I fs proposed text is shoran withadditiecs inMuetindd Line and deletions are Im-m Staffs recommended changes to the proposed text amendment are as follows deletions Lm.piaved mji�a...........repaired, re.,,stcxied an J or replaced withcait expansion zoo.... The with a red;��, ugh,and additic�ns in red and underlined). noriconforminz,norn emdenti,,.il accessary use or .e. rnc.lpal .....................................................................................................I...................................................................... ...... Jti� is ik uirji6niaed or renrovedlcn that t1he ownen .................................................................................... GOAL 11.2 n n1ovinir fmwan]IvAtki contmurr�develop, em.and with acfiv�,.�concunerft pernubs for ..................-,...................................... i5l�C.In Reef mister inriltd communixty F�,qed M- ricre n1,q.sJ.,s,,E ghnned cornunnrk.,� where iedevc-! �rnent .......... ... ... ... ... .............................................................................................. ,1,-.�,.soc siticni utj ch a penift. ai.,j d rn md'a.irls the P C,,isjon ➢of ccyrnjg�c.,��ensq,, In II)e itrserice.of qsi active umcarferit J.�fnryjlit.foi redevek.)prinent of�a pnnc��P,'.A use or pri� te iMlflle�„ an 1 stxvmes Nlonsoe..Ccun. recog, of.ffie Ocearl on-the svtp.thc law,fujl'.� estabhshed nonconforming acce;mxeiy stnictun and Reef�.Aanned de.,ve! rnent bised ors its chsfinct dsanicte.r ud shaH p ovide exej � vx�.......... USel ffIN2 run ain.jw"ur frorn ffie date of'a evc�n� The..Boa.id o f ggq 0 and to fiveye ..................................................................... eelua burr;w..Gsun.vvclevepor lan.ried cornmunit.y coim. Cc.Yjatm rss=eA a exte s rny nd the fiv e &Ir", fivne i inut w iflun the )c Cean Rep-f nn P p. ............... rn�.is I eryA ari n e ccuiarri uni lb,.y resolufion.if needed .......................................... Tlje ka.ndsrcls,exernnhorjls� u,khin Cioal 112..and gol i c re wed b.,.. .. ,rvun O)pe Qumi.RecfClub� u jEp cean Mc., Golf Minor I Condofrunium Ags mfton v,,itinin I.he Ocein Reef ruristff anned Reef Uub.'Inc.rna,�lbe 1, Ife'd restcned andl,m�eplaced using..ffie P .j.�Toved ..... ... .....1.,A, Ktv.tc)u,,j ap .................................................................................I.....................Mil coiru,ntinft that ohtam a.in Ocean Reef'ovtnla,,., (,LDC Section 1.30J.41)to III t' jaa c c r2tio, r.y j�viaccl stm ...... ....... operi i nc . ..... nriviater marm.gernent is in cain hance with the Policy... . .......... ..... p... ..... .... .... OfficiA 1-and UsejZonirip.)Dusffid M.q.p ........................................ 1.0.1 10-1 urd 1,DC Section H.4-2t'11.�)�5): ORIjec.five.112.al, a..........LawfUHy, rc.�.xislmg ncsmcs�derihal and uses wNch late;:.......... ...... J.'mfficip Momme Ccrunt sh.afl exeryj er�t s landau for rjio nres.�i deritp - ung a 1- -.v re 'I -y, or inirn rn in lit; dev�,.�kj n..<2Y..j i.e.cyji I fi,rn. .....I--n u) overk qyx',.Ice� nu ryjain, hj,,, reparred,, suir)st.,rintult sbuchires-and uses On OvwieA b, n Rur.f'Club o F v A ,ithiout no - vkUy exi'. Ocea Inc., mthin the Octa.n Re r rest011e eArice. ....v .amu p rv�ded th e lau ding �horehue ............... ..................................1-.......................................... t,2 seMack k,rusantairred and rot reduced. p o�ff�r..-ct...�..Iie...dnitiirct..comirrii.u��i�u�..,.yr chanaj:ler p e rivinj jaran dcom . .b� Lawfui iN e x i i,��'.t.i n g nonres ich"Int acces'sm sbsictuxe�.........and usc�.s which are. p0hev Ill?,11.1 noricon.1for U.un L...As U) aven nla� rerr arn, hv re2affed; nr bst.,antia i naf..jj m,C,d, I he K.Alcrxmp P haji control and UF sed� exisislig r Is o th, onlop. f��,Jsftng shoreline ................... .. pear 9 ..... In are'vislori...... .f M. �estol Caunt,y Camp ehens�ve r.Aan�ebaljrlg to novesidHTual sbucturc�and useg,within the Oceall ........................ III!,1212� 2� ................. .......................................... .............. setback is not rtchi ced polic,�. Reef rinaster.Jainw.d corynnunity ........................ ... .. NoNvithstindmig. sulas,'ex,ficyn 2 above,... ss,c,r/ I To rn�aimatn the dissfinct arid existma CU21cun v,,idnn the Oceqn Reef ms,,.J.s,,E I ....................................................................................- ........ ... ... ... .... ... ....................................................................................... ... stilictures on 1.,Yrojrerty cnvned Pray Ocean Reef Club, IInc ajiau be deve1oTLed wijM the ccnuiniunk,v Orl fbHowing open N . e st�..ixjidas covide:clsk,�rsn.w',sicr rinariageinentj gil 0 u mnce vvit.11 estibfishe.i.1 noricorilb�irmiLg and use .................................... zmlmLn. �m.�3 �..r..budjf .......... P i IOLAO I arid L,1F)C Sect� ffIffillf.10f) .r.cent de-sliscryed t1he 2 1..................................................................................................�L ........... j.'r . .;pLq��,_ k nonc.cnfcjrrniq is not exV.,aancled cyr furilier viclated. Accessoj-,,uses,cyrs.ftruchires,ismxJited a. Nen,� nonret��deritjall pup;nc�jjpa� ind acce-qson�shuclures devdop 01 Love afi gierit shq mtatdslied rionconfi.nnising.rionji-esidenfial al uge ryia.y be...perraftred ....................... ....................................................................... 119.nd.p ......................... ................................................................................................................................................................... t� ler I of �v I -Im h..L c(.Y11.9istt,nt,Mdh sulssectwn b, 2-1121=11M'2V �,.S 12,122 2.........................1 r.�r L!2 121 m finn! m Ifaaa,Vicy 101 ,5,27 .are not exceede.dand deveVop, ent is Inot proposed witluiii welfland a. Notwithstanding Objecfive 10.1 9 Poficy 101.94, and Polic, fiffly area.s idicn6fied in Polficies 102. 1.1 ot 204.2 2. ................ ...... ...... y 1.05 IA I'awl e�tibhsfte.d non b.Notsv�ffistanchnL,P(.Aic,�101.5 25.n(yrn �a. ed Re.sidenliA 1-mv cordbunurip.novaresidendial princ�pal structumes,on I'molycill O'alrled ........................................................................-1...................................................................11............................................................ .. .............................................................................. Ilry ..........c.ean..4e.,ef..C1ub hic t are desroved.smbs.d.,infiaM Q?)'_on flsf. Future Land Use Nlkip(FLAIM)and lcx,.ated wirhin.the Sj-.nursely Settled resifoTed md �r zoninp �.S S.)disft.liv..."Vith h.nv.fiJHv estribhshed noinc:sidentra.1 t,�nictuyes shn.j.11 Nm.ve.a .................. ............................................................................................... 1.............�r... .........1 - '�E slnv ture. L�rglri J...0 t v/ ........................................................................ ............................................................................................... Notwithstanding Otjectiivc 10H.2;i 101 8.3� I(M.8.4, i01 P� Pcficny 101.9 4,and 4 i I v estabhsheel ncvw.onforming nozarpsidenfiAl..acaa nnzl uses etN jasPen..Pbanned..Coryj rjiuO y ar ft.wll C)bjectr-c-s,and uffisri[hie Oce nsible for iiiiiiiiiiiiiiiiiiiiiillillillillillillilliillillillillillI tirua,agal 21P rapu iy.Mg,� iN, racifides and�er,,,kes needed to, .... .......—...................................................................................................................................................................... mthuli rhe 0cf.a.il Rev.,fm a sfer planned commumt, a.Po,luc]r 301.1 p Cou,nty Road LOS th Objecdve 30 1.2 -Roa.d LO,'�., c.Po,luc]r 701.1 p Potable Watc.r LOS d 801.1 1-Sohd waste 11 0S e.Pofim V001.11.5 Stormv titer standa.rds E pohcy 1,20l.1 1 -Recreatlo.n 1-0S., 5 sIllcm,elme sp.lbacks on IDY2.12elty owlled by Ck,,ean R.ee.f Cldb�Inic, xith.m.the Oce,-:).Jrl Keef 0'Ib ective 1112.2 .............. ............................................................. ujlastef plasined community as f"bHows.: d wn -sha ftanda l r................................................................................. n cye Coutty .III exe.mI[A or millmlize its devflc 1 lnenil s uds L, lawflill, established ....... ....................................................................................... remdeiattal dwelling Unit's within tbe 10cean Recirmaste'r J.'�Ia:raned conimunit),,.., 'much. sulk was ........................................... ... .... ....................................................................................................... ......... ................11.................................................................................................................................................................................... �,,.jems i1s ftil:ernal lalqd 1,11otect ffic disAhlct Culzrimunity cll,,.u�;,nc[er L'Fiff conaNned wea of all acc.tr.isol 7 sbucu.mes may occupy up to piriev,, -w-iCent. L............................................................................................. ............... ................................................................................................................................................................................................ wil:.hirl die 4.),cean Reef nmstet-p ed I c ..................................................................................................................................................... ................................................ ................................................ ....................................................... afted 2(.,'[,focA.shmellne,seftmcl,.. a,�sl?ecifi iv:th bdoviv. ........... .. ........................................................................................................................................ A c.......................smz C u ll .......b....u.....t......n......o......l.......fi.....v....i..l...i..tc....d........t...o.....". . M1L2M.1�ME......�a..e.....e....n....... enclos,urp.over yxj&,of p�as shall be get back a mminnum offive,r4i)feet frwn the. Peficv 11.12 2 1. ...........................I........................................... MMYhne Wfth the exup-jon of docks and ccintrol sftucumes. are all uy.nt C -.i! -.,, 0 f t I e M e......................................................... ................................................................................................................................................................................11................. The rollowilog j.x ismms, sh, rd and supelsedf., xis"Allig tapalmlon! . om 0, .......... ................................................. au e5,cq°,structure Other Oman draw s e listed abcve not ex.ceeding 18 mch es ill he Eght (""01.11, " e ......................... Y..,ai 2,(.130 CDmprehensn,e Plan fcm Lav,fl;Illy e�ft.,,:Nished remdemMM dwelfing units' as measuted froln de rria, The pen7.-.ijfted wlthin the 204oc.q.shorehne if. ................................................................................... .................. ................................................................................ .......................................................................................... colimunft-�,,: mim connucied to avoidwn,off le,discharge ofstu'linvalei frcmli ffic sublectIaLarc'el. .......... .................................................................................... ........................................................................................ ........................................................................................ b Nlrymw unaheied ot.undam"fully altff.ed sholelmes,located alo:ng.na.W.ral n(.T.ri-4.b,4-.dge..d lffljt!q I e,�r r)I, 'd I I Iry to c..auition Oil n:s: pr ;[:,�.� .f.i m k)the. adlap 22..................................................................................................................................I ..........p... .............. .............. Ue, ................ ...................................................... ............ ..,............................................................................................. ...... w,,.treirvva s and cqxnn wate.l. arl" TYlonroe plzu., .................................................................................................. ............................................ an6wlwwluiFn !,:.5:.25 ................... 2 lated 11,0w�"Bj gn the Futlate 1,md USe M�qj!ffl::�U.? ith a 11"N'Fully 1............................................................................................................ ............................................................................................................. ....... .............. ..................................................... L Tlae colrnbmed ziea.ofall accers,,,,-Jg,sjtrucjulnL-.��s mla,�ocuupv up to sever1tv pe-licent. established resiA ih 'd r."Ill In �41211 luave a 1111nurtutri larld us e ?.:! E !.�f;. ....1 qp... ............ 7 Ow>)o f I..ti e u jr.u:I ar j d area o f t h e i rt:rpuuu a.c.w,15 0-fc.r c 9 t ioinc,sft�- R !r.q.t...j.i...r....e.......t..nl . )f 151. pf"w ....e ... ............ n-Acc ear sory stmctulres,mcluding, but uuart filmittd fta,l.xjoJs,.spa and wl�i su eefll oi as.shall often .................................................................wil "L Land ..d ............................................................................................................................................................................................ ................... .................... a.�.,..........d..........s...h......a..11...........c.........l.........c....a...l. d i �A d m as 1 c 52 of k and eoc.ul .... ... .....i....... ccylftfop slxu'.,.T.Urens area tcce.ssor............structue other lhan those lisled ".Ax-m'e. not. ........................................................................................................................................................................................................ exceed,inti 18 inche h � it tneasmed fron S, D!..f ... in tjlun 11,w ................................................................................... J�r .�!�f ............................. sh(meline .;elback if ccynstnxte d lax avoid an� off sfte dL,;f.,l,1ax2e of ......................................................................................................................................................................................................................................................... .................................................................... .................... s ...................................................................................f b e u. tomuv ater froril 11h .......... !!..2!h j. 9 yj i I't I E................... !If.,. p .................... llohc.� 212.2.4 sli,,all appI(,. .............. 6..... Thedr.,,eonta of %Aru"Autes be ubjec�t tc then ....................... Innrt and cnxcej.Atons in.cludtd,vv.tflun Po.hcnes 101.5.30 and 101.531