Item Q2 Q2
BOARD OF COUNTY COMMISSIONERS
COUNTY of MONROE 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
m' David Rice,District 4
Board of County Commissioners Meeting
October 18, 2023
Agenda Item Number: Q2
2023-1603
BULK ITEM: No DEPARTMENT: Planning & Environmental Resources
TIME APPROXIMATE: STAFF CONTACT: Jay Berenzweig
AGENDA ITEM WORDING: An Ordinance by the Monroe County Board of County
Commissioners Amending Monroe County Land Development Code Section 130-141 to Create the
Ocean Reef Overlay District and Establish a Purpose and Intent, Boundary, Exemptions for
Nonconforming Uses and Structures, Exemptions from Development Standards Established within
Land Development Code Chapter 114, and Modifications to Setbacks for Accessory Structures as
proposed by Smith/Hawks PL on behalf of the Applicant Ocean Reef Club, Inc.
ITEM BACKGROUND:
On February 19, 2019, the Planning and Environmental Resources Department received an application
from Bart Smith of Smith/Hawks PL (the "Agent") on behalf of Ocean Reef Club, Inc. (the
"Applicant") to amend Monroe County Land Development Code ("LDC") to amend Land Development
Code Section 130-141 to create the Ocean Reef Overlay District and establish a purpose and intent,
boundary, exemptions for nonconforming uses and structures, exemptions from development standards
established within LDC Chapter 114, and modifications to setbacks for accessory structures.
***SEE ATTACHED STAFF REPORT FOR DETAIL
PREVIOUS RELEVANT BOCC ACTION:
On June 21, 2023, at a regularly scheduled meeting, the BOCC held a public hearing to consider the
transmittal of the corresponding Comprehensive Plan text amendment, and adopted BOCC Resolution
No. 231-2023 transmitting the proposed amendment to the state land planning agency for review and
comment.
CONTRACT/AGREEMENT CHANGES:
N/A
STAFF RECOMMENDATION:
The Monroe County Planning and Environmental Resources Department's professional staff
recommend approval with changes to the Applicant's proposal, as presented in the professional staff
5295
report.
DOCUMENTATION:
BOCC—Ord. (2019-025).pdf
2019-025—BOCC—SR-09.20.23.docx
FINANCIAL IMPACT:
N/A
5296
1
6 MONROE COUNTY, FLORIDA
78 MONROE COUNTY BOARD OF COUNTY COMMISSIONERS
9 ORDINANCE NO. -2023
10
11 AN ORDINANCE BY THE MONROE COUNTY BOARD OF COUNTY
12 COMMISSIONERS AMENDING MONROE COUNTY LAND
13 DEVELOPMENT CODE SECTION 130-141 TO CREATE THE OCEAN
14 REEF OVERLAY DISTRICT AND ESTABLISH A PURPOSE AND
15 INTENT, BOUNDARY, EXEMPTIONS FOR NONCONFORMING USES
16 AND STRUCTURES, EXEMPTIONS FROM DEVELOPMENT
17 STANDARDS ESTABLISHED WITHIN LAND DEVELOPMENT CODE
18 CHAPTER 114, AND MODIFICATIONS TO SETBACKS FOR
19 ACCESSORY STRUCTURES AS PROPOSED BY SMITH/HAWKS PL ON
20 BEHALF OF THE APPLICANT OCEAN REEF CLUB,INC.; PROVIDING
21 FOR SEVERABILITY; PROVIDING FOR REPEAL OF CONFLICTING
22 PROVISIONS; PROVIDING FOR TRANSMITTAL TO THE STATE
23 LAND PLANNING AGENCY AND THE SECRETARY OF STATE;
24 PROVIDING FOR INCLUSION IN THE MONROE COUNTY CODE;
25 PROVIDING FOR AN EFFECTIVE DATE.'
26
27
28 WHEREAS, on June 8, 2020,the Monroe County Planning and Environmental Resources
29 Department ("Department") received an application from Bart Smith of Smith/Hawks PL (the
30 "Agent") on behalf of Ocean Reef Club, Inc., and Ocean Reef Community Association, Inc.
31 (cumulatively, the "Applicant,")to amend the Monroe County Land Development Code ("LDC")
32 to establish LDC Section 130-141 to create the Ocean Reef Overlay District to establish site
33 specific development standards, deviations and exemptions; and
34
35 WHEREAS,the Ocean Reef master planned community is a 100+ acre community which
36 is inaccessible to the surrounding community and has a distinct community character which has
37 additional regulations and is monitored and maintained by their homeowners association or similar
38 community association entity; and
39
40 WHEREAS, on October 19, 2021, the Agent submitted a revised application to provide
41 information, data and analysis to support the amended and restated Application; and
42
43 WHEREAS, on March 7, 2022,the Agent submitted revised language and additional data
44 and analysis to support the proposed text amendment; and
45
Monroe County Planning and Environmental Resources Department File No.2019-025.
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5297
I WHEREAS, the Applicant has also requested a corresponding Comprehensive Plan Text
2 amendment to establish site specific development standards, deviations and exemptions for Ocean
3 Reefs; and
4
5 WHEREAS, the Applicant has also requested a corresponding Land Use District Map
6 Amendment to apply the proposed Ocean Reef Overlay District to a defined area 3; and
7
8 WHEREAS,the Monroe County Development Review Committee("DRC")reviewed and
9 considered the proposed amendment at a regularly scheduled meeting held on January 25, 2022;
10 and
11
12 WHEREAS,the Monroe County Planning Commission held a public hearing on April 26,
13 2023, for review and recommendation on the proposed amendment,provided for public comment,
14 and adopted Resolution No. P12-23 recommending approval of the proposed amendment; and
15
16 WHEREAS, at a regularly scheduled meeting on the 181h day of October, 2023,the Board
17 of County Commissioners of Monroe County, Florida ("Monroe County", "BOCC", "Board", or
18 the"County")held a public hearing to consider adoption of the proposed Land Development Code
19 text amendment and provided for public participation;
20
21 NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY
22 COMMISSIONERS OF MONROE COUNTY, FLORIDA:
23
24 Section 1. Recitals and Legislative Intent. The foregoing recitals, findings of fact,
25 conclusions of law, and exhaustive statements of legislative purpose and legislative intent are true
26 and correct and are hereby incorporated as if fully stated herein.
27
28 Section 2. The text of the Monroe County Land Development Code is hereby amended as
29 follows (deletions are shown stricken through; additions are shown underlined):
30
31 Sec. 130-141. Ocean Reef Overlay District
32 (a) Purpose and Intent. The purposes of the Ocean Reef Overlay District are to implement
33 applicable goals, objectives, and policies of the Comprehensive Plan established under Goal 112
34 and to allow development that primarily serves the needs of the permanent residents of the Ocean
35 Reef master planned community, a gated 100+ acre master planned community.
36
37 The intent is to protect and maintain the character of Ocean Reef Club, Inc., and the Ocean Reef
38 master planned community by establishing specific standards, exemptions and reductions for
39 properties owned by Ocean Reef Club, Inc., and Golf Manor I Condominium Association, within
40 the Ocean Reef master planned community.
41
42 N Boundary. The Ocean Reef Overlay District shall be shown as an overlay district on the
43 Official Land Use District(Zoning) Map.
44
Monroe County Planning and Environmental Resources Department File No.2019-142.
3 Monroe County Planning and Environmental Resources Department File No. 2020-088.
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I (c)Applicability.hi order for a property owner to utilize the standards, exemptions and reductions
2 established within the Ocean Reef Overlay District, the property must be owned and operated by
3 Ocean Reef Club, Inc., or Golf Manor I Condominium Association, an amendment to the Official
4 Land Use District(Zoning)Map shall be required, and such overlay shall be shown on the Official
5 Land Use District(Zoning) Map.
6
7 (d) NONRESIDENTIAL DEVELOPMENT STANDARDS AS PROVIDED IN POLICY
8 112.1.1.
9 The following provisions shall control and supersede existing provisions of the Land Development
10 Code relating to nonresidential structures and uses within the Ocean Reef Overlay District.
11 1. Nonconforming Structures and Uses. Notwithstanding Section 102-56
12 Nonconforming Use, Section 102-57 Nonconforming Structures and Section 102-58
13 Nonconforming Accessory Uses and Accessory Structures, the following provisions shall
14 control:
15 a. Notwithstanding Section 5 and 6 below, lawfully established nonconforming
16 nonresidential principal and accessory structures and uses located within the Ocean
17 Reef Overlay District, that are destroyed, substantially damaged, or substantially
18 improved may be repaired,restored and/or replaced, even if 100 percent destroyed,
19 provided that they are rebuilt to preexisting use and that the nonconformity is not
20 expanded.
21
22 b. Notwithstanding Section 5 and 6 below, accessory uses or structures associated
23 with a lawfully established nonconforming nonresidential principal use may be
24 _permitted.
25
26 c. A nonconforming nonresidential accessory use or structures may continue if its
27 principal use or structure is destroyed, substantially damaged, or substantially
28 improved, discontinued, or removed,for redevelopment,provided that the owner is
29 moving forward with redevelopment of a principal use or structure- with active
30 concurrent permits for redevelopment of a principal use or structure without
31 expansion.
32
33 In the absence of an active concurrent permit for redevelopment of a principal use
34 or structure on the parcel,the accessory structure and use may remain for up to five
35 years from the date on which the principal use or structure is destroyed,
36 substantially damaged, or substantially improved, discontinued, or removed, for
37 redevelopment. The Board of County Commissioners may extend the five-year
38 time limit by resolution, if needed.
39
40 2. Open Space. Notwithstanding Section 130-164 Maximum Nonresidential Intensities
41 and District Open Space, the following provisions shall control:
42
43 a. Lawfully established nonresidential structures and uses, on property owned by
44 Ocean Reef Club, Inc., may be repaired, restored and/or replaced using the
45 previously approved open space ratio, provided stormwater management is in
46 compliance with Land Development Code (LDC) Section 114-2(5):
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1 1. Lawfully existing nonresidential principal structures and uses, on
2 property owned by Ocean Reef Club, Inc., which are nonconforming as to
3 open space, may remain, be repaired, substantially improved, restored, or
4 replaced without expansion provided the lawfully existing shoreline setback
5 is-maintained.
6 2. Lawfully existing nonresidential accessory structures and uses, on
7 property owned by Ocean Reef Club, Inc., which are nonconformin_ g as to
8 open space, may remain, be repaired, substantially improved, restored, or
9 replaced without expansion provided that the lawfully existing shoreline
10 setback is maintained.
11 b. Notwithstanding subsection 2(a) above, new nonresidential principal and
12 accessory structures, on property owned by Ocean Reef Club, Inc., may be
13 developed using the following open space standards, provided stormwater
14 management is in compliance with Land Development Code (LDC) Section 114-
15 2 5
16 1. New nonresidential principal and accessory structures, on properties
17 owned by Ocean Reef Club, Inc., development shall have an open space
18 requirement of twenty percent (20%), provided the clearing limits in
19 Section 118-9(d) are not exceeded and development is not proposed within
20 a wetland area identified in Section 118-4.
21 2. Notwithstanding Section 130-164, nonresidential parcels designated
22 within the Sparsely Settled (SS) zoning district and designated Residential
23 Low (RL) on the Future Land Use Map (FLUM), with lawfully established
24 nonresidential floor area, shall have a minimum zoning land use open space
25 requirement of twenty percent(20%).
26
27 3. Stormwater. The specific standards, exemptions and reductions contained within the
28 Ocean Reef Overlay District shall govern nonresidential structures and uses, on property
29 owned by Ocean Reef Club, Inc., within Ocean Reef master planned community provided
30 stormwater facilities adhere to the 25-year, 72-hour South Florida Water Management
31 District Standard, and eliminate off-property discharges and demonstrate that post
32 development total nitrogen and total phosphorous loads are less than pre-development
33 loads to the receiving water body (net improvement) or demonstrate a ninety five percent
34 (95%) reduction in stormwater total nitrogen load and total phosphorus load. Treatment
35 and disposal facilities must be designed and operated so that off-site discharges meet State
36 water quality standards.
37
38 4. Development Standards.
39 a. Nonresidential structures and uses, on property owned by Ocean Reef Club, Inc.,
40 within Ocean Reef master planned community are exempt from the below listed
41 Land Development Code Sections related to level of service / concurrency,
42 because the Ocean Reef Club, Inc., is responsible for providing financing,
43 operating, and re _gulating of its facilities and services, as needed to serve
44 development of its properties, within the Ocean Reef master planned community
45 1. Sec. 114-2. Adequate Facilities and Review Procedures.
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1 2. Sec. 114-3. Surface Water Management Criteria. (provided any
2 required state or federal stormwater requirements are met and the
3 stormwater management facilities are in place and available to serve the
4 development no later than the issuance a certificate of occupancy)
5 3. Sec. 114-6. Curbs and Gutters.
6 4. Sec. 114-7. Sidewalks and Shared Use Paths.
7 5. Sec.114-8. Installation of Utilities and Driveways.
8 6. Sec. 114-9. Water Supply and Sanitary Sewer Service.
9 7. Sec. 114-10. Road and Private Drive Name Signs.
10 8. Sec. 114-11. Traffic-Control Suns and Devices.
11 b. Sanitary sewer system availability shall be in place and available to serve new
12 nonresidential development no later than the issuance of a certificate of occupancy
13 or its functional equivalent. The Ocean Reef sanitary system must be constructed,
14 operated, and connected to central wastewater management facilities pursuant to s.
15 403.086(11), F.S., or the upgrade of onsite sewage treatment and disposal systems
16 must be pursuant to s. 381.0065(4)(1), F.S.
17 c.Nonresidential structures and uses, on property owned by Ocean Reef Club,Inc.,
18 within Ocean Reef master planned community are exempt from the following
19 sections contained within Chapter 114 related to development standards to maintain
20 and implement its community character and vision:
21 1. Sec. 114-66. [Parking and Loading] Purpose and Intent.
22 2. Sec. 114-67. Required Off-Street Parking.
23 3. Sec. 114-68. Parking Agreements.
24 4. Sec. 114-69. Required Number and Size of Loading/Unloading Spaces.
25 5. Sec. 114-70. Restriction on Use of Parking and Loading Spaces.
26 5. Setbacks. The following setback provisions shall control and supersede for
27 nonresidential development and redevelopment on properties owned by Ocean Reef Club,
28 Inc., within the Ocean Reef master planned community-except where a property line is
29 contiguous to a residential use, in which case only the shared contiguous boundary line
30 shall be subject to the setback requirements contained in Section 131-1.
31 For the purposes of this subsection, "contiguous to a residential use" shall mean all
32 residentially used or zoned property that shares a common boundary line with the property
33 subject to the application and shall not apply to on-site employee housing or commercial
34 apartments. For purposes of this subsection, contiguity is broken by a canal or a public
35 right-of-way.
36 a.Front yard Setback:Development and redevelopment shall comply with all front
37 yard setback requirements contained within Sections 13 1-1 and 131-3, except the
38 following allowances are permitted:
39 1. The total combined area of accessory structures shall be permitted to
40 occupy up to one hundred percent(100%) of the front yard setback within
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I the Ocean Reef Overlay District,provided compliance with the open space
2 requirements established in Land Development Code ("LDC") Sections
3 118-4, 130-162 and 130-164 is maintained and all stormwater is retained on
4 the property; and
5 2. The required front yard setback for nonresidential accessory structures,
6 limited to driveways walkways, off-street parking, and outdoor lighting
7 shall be zero(0)feet provided all stormwater is retained on the property and
8 all outdoor lighting complies with Chapter 114, Article VI Outdoor
9 Lighting.
10 b. Side Setback: Development and redevelopment shall comply with all side yard
11 setback requirements contained within Sections 131-1 and 131-3(d), except the
12 following allowances are permitted:
13 1. The required front yard setback for nonresidential accessory structures,
14 limited to driveways walkways, off-street parking, and outdoor lighting
15 shall be zero(0)feet provided all stormwater is retained on the property and
16 all outdoor lighting complies with Chapter 114, Article VI Outdoor
17 Lighting.
18 c. Rear Setback: Development and redevelopment shall comply with all rear yard
19 setback requirements contained within Sections 131-1 and 131-3(e), except the
20 following allowances are permitted:
21 1. Accessory structures, including off-street parking, shall be setback a
22 minimum of five(5)feet from the rear property line provided all stormwater
23 is retained on the property.
24 6. Shoreline setback. Pursuant to Policy 112.1.1, and notwithstanding Section 118-12(c),
25 nonresidential accessory structures will be permitted in shoreline setbacks on property
26 owned by Ocean Reef Club, Inc. within the Ocean Reef master planned community as
27 follows:
28 a. Along lawfully altered shorelines adjacent to manmade canals, channels, and
29 basins:
30 1. The combined area of all accessory structures may occupy up to ninety
31 percent(90%) of the upland area of the required 20-foot shoreline setback.
32 2. Accessory structures, including, but not limited to, pools, spas, and any
33 screen enclosure over pools or spas shall be set back a minimum of five (5)
34 feet from the MHW line. With the exception of docks and erosion control
35 structures (as to which no shoreline setback applies), an accessory structure
36 other than those listed above not exceeding 18 inches in height as measured
37 from grade may be permitted within the 20-foot shoreline setback if the
38 structure is-constructed to avoid any off-site discharge of stormwater from
39 the subject parcel.
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I b. Along unaltered or unlawfully altered shorelines located along natural non-
2 dredged waterways and open water:
3 1. The combined area of all accessory structures may occupy up to seventy
4 percent(70%) of the upland area of the required 50-foot shoreline setback.
5 2. Accessory structures, including, but not limited to, pools, spas, and any
6 screen enclosure over pools or spas shall be set back a minimum of ten(10)
7 feet from the MHW line or the landward extent of the mangroves,
8 whichever is farther landward, and shall be located in upland areas. With
9 the exception of docks and erosion control structures (as to which no
10 shoreline setback applies), an accessory structure other than those listed
11 above not exceeding 18 inches in height as measured from grade may be
12 permitted within the 50-foot shoreline setback if the structure is constructed
13 to avoid any off-site discharge of stormwater from the subject parcel.
14 c. All other shoreline setback provisions for principal and accessory structures
15 within Policy 212.2.4 shall apply.
16 7. Height. The maximum height of any structure or building shall comply with Section
17 131-2(a) and Comprehensive Plan Policy 101.5.31.
18 (b) RESIDENTIAL DEVELOPMENT STANDARDS AS PROVIDED IN POLICY 112.1.1.
19 Monroe County shall exempt or minimize its development standards for lawfully established
20 residential dwelling units within the Ocean Reef master planned community, which self-governs
21 its internal land development in order to provide uniform development standards and architectural
22 guidelines to protect the distinct community character within the Ocean Reef master planned
23 community as specified in the policies below.
24 1. Open Space. Notwithstanding Section 130-157, parcels designated within the Sparsely
25 Settled(SS)zoning district,with a lawfully established residential dwelling unit,shall have
26 a minimum land use open space requirement of fifty percent(50%).
27 2. Height. The maximum height of any structure or building shall comply with Section
28 131-2 and Comprehensive Plan Policy 101.5.31.
29
30 *****
31
32 Section 3. Construction and Interpretation. This Ordinance and its interpretation shall
33 be liberally construed and enforced in favor of the Board of County Commissioners of Monroe
34 County and such construction and interpretation shall be entitled to great weight in adversarial
35 administrative proceedings, at trial,bankruptcy, and on appeal. The construction and interpretation
36 of this Ordinance and all Monroe County Comprehensive Plan provision(s), Florida Building
37 Code, Florida Statutes, and Monroe County Code(s) provision(s) whose interpretation arises out
38 of, relates to, or is interpreted in connection with this Ordinance shall be liberally construed and
39 enforced in favor of the Board of County Commissioners of Monroe County ("BOCC") to
40 effectuate the public purpose(s) and objective(s) of the Monroe County BOCC and shall be
41 construed in favor of the Monroe County BOCC and such construction and interpretation shall be
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I entitled to great weight in adversarial administrative proceedings, at trial, bankruptcy, and on
2 appeal.
3
4 Section 4. Inconsistency, Partial Invalidity, Severability, and Survival of Provisions.
5 If any provision of this Ordinance, or any portion thereof, is held to be invalid or unenforceable in
6 or by any administrative hearing officer or court of competent jurisdiction, the invalidity or
7 unenforceability of such provision, or any portion thereof, shall neither limit nor impair the
8 operation, enforceability, or validity of any other provision of this Ordinance, or any remaining
9 portion(s) thereof. All other provisions of this Ordinance, and remaining portion(s) thereof, shall
10 continue unimpaired in full force and effect.
11
12 Section 5. Conflicting Provisions. All ordinances or parts of ordinances in conflict with
13 this ordinance are hereby repealed to the extent of said conflict. The repeal of an ordinance herein
14 shall not repeal the repealing clause of such ordinance or revive any ordinance which has been
15 repealed thereby.
16
17 Section 6. Filing and Effective Date. This ordinance shall be filed in the Office of the
18 Secretary of the State of Florida but shall not become effective until a notice is issued by the State
19 Land Planning Agency or Administration Commission finding the amendment in compliance with
20 Chapter 163, Florida Statutes and after any applicable challenges have been resolved.
21
22 Section 7. Inclusion in the Land Development Code. The text amendment shall be
23 incorporated in the Monroe County Land Development Code. The numbering of the foregoing
24 amendment may be renumbered to conform to the numbering in the Monroe County Land
25 Development Code.
26
27 PASSED AND ADOPTED by the Board of County Commissioners of Monroe County,
29 Florida, at a regular meeting held on the 181h day of October, 2023.
30 Mayor Craig Cates, District 1
31 Mayor Pro Tem Holly Merrill Raschein, District 5
32 Commissioner Michelle Lincoln, District
33 Commissioner James K. Scholl, District 3
34 35 Commissioner David Rice, District 4
36 BOARD OF COUNTY COMMISSIONERS
37 OF MONROE COUNTY, FLORIDA
38
39 By:
40 Mayor Craig Cates
41
42 (SEAL)
43
44 ATTEST: KEVIN MADOK, CLERK MONROE COUNTY ATTORNEY
45 AP V50 AS T
46Date-
47 AS DEPUTY CLERK
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2 �� t
4 MEMORANDUM
5 MONROE COUNTY PLANNING&ENVIRONMENTAL RESOURCES DEPARTMENT
6
7 To: Monroe County Board of County Commissioners
8
9 Through: Senior Director Emily Schemper, A.LC.P., C.F.M., Monroe County Planning and
10 Environmental Resources Department
11
12 From: Assistant Director of Planning Cheryl Cioffari, A.LC.P., and Principal Environmental
13 Planner R. Jay Berenzweig, A.LC.P., C.F.M., Monroe County Planning and
14 Environmental Resources Department
15
16 Date: August 29, 2023
17
18 Subject: An ordinance by the Monroe County Board of County Commissioners amending Monroe
19 County Land Development Code to amend Section 130-141 to create the Ocean Reef
20 Overlay District and establish a purpose and intent, boundary, exemptions for
21 nonconforming uses and structures, exemptions from development standards established
22 within Chapter 114, and modifications to setbacks for accessory structures as proposed
23 by Ocean Reef Club, Inc.'
24
25 Meeting: October 18, 2023
26
27 I. REQUEST
28
29 On February 19, 2019, the Planning and Environmental Resources Department received an application
30 from Bart Smith of Smith/Hawks PL(the"Agent") on behalf of Ocean Reef Club,Inc. (the"Applicant,")
31 to amend Monroe County Land Development Code(LDC)to amend Section 130-141 to create the Ocean
32 Reef Overlay District and establish a purpose and intent, boundary, exemptions for nonconforming uses
33 and structures, exemptions from development standards established within Chapter 114, and
34 modifications to setbacks for accessory structures.
35
36 On June 5, 2020, the Agent submitted a revised application (the "Application"), revising the language
37 of the proposed LDC text amendment. The Agent states: "The Text Amendment provides text for Section
38 130-141 ("Amendment") to the Monroe County Land Development Regulations ("LDR") by creating
39 the Ocean Reef Overlay District("Overlay"). The Amendment amends the development standards and
40 other provisions contained in the LDR in order to allow the development of structures or buildings that
41 fit the architectural design and community character of Ocean Reef Club".
42
43 On March 7, 2022, the Applicant submitted revisions to the application, replacing the previously
44 submitted amendment language and supplied additional data and analysis. The Applicant has revised the
45 proposed text with the most recent submission received on February 23, 2023.
46
1 Monroe County Planning and Environmental Resources Department File No.2019-025.
BOCC SR 10-18-23 Page 1 of 20
File 2019-025
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I The revised application for File No. 2019-025 establishes to propose the Ocean Reef Overlay District.
2
3
4
5 Related Applications
6 Comprehensive Plan Text Amendment
7 On July 24, 2019, the Applicant applied for a text amendment to the Comprehensive Plan (File 2019-
8 142). On March 7, 2022, the Applicant submitted revisions to the application, replacing the previously
9 submitted amendment language, data and analysis. On February 23,2023, the final revision of proposed
10 language was submitted by the Applicant. The revised application for File 2019-025 establishes to
11 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
18 II. BACKGROUND INFORMATION
19
20 In 1977,the Monroe County Zoning Board approved the"overall conception of the Master Plan of Ocean
21 Reef' as a major development project in accordance with Ordinance No. 21-75. This approval was
22 memorialized by an unnumbered resolution dated August 25, 1977.
23
24 In 1997, the Master Plan for Ocean Reef was vested under Monroe County Board of County
25 Commissioners ("BOCC") Resolution No. 70-1997. The Master Plan for Ocean Reef was formerly
26 vested under BOCC Resolution Nos. 478-1988 and 539-1988.
27
28 Concept Meeting
29 In accordance with LDC Section 102-159(b)(1), a concept meeting was held on April 1, 2019 to discuss
30 proposed LDC text amendment. It was determined that the proposed text amendment will not have a
31 county-wide impact because the proposed amendment is limited to Ocean Reef.
32
33 Community Meeting and Public Participation
34 A community meeting is not required for this application [Ref. LDC Section 102-159(b)(3)].
35
36 Development Review Committee and Public Input
37 At a regular meeting held on January 25, 2022, the Development Review Committee (DRC) considered
38 the proposed Land Development text amendment, and provided for public comment.
39
40 Planning Commission Meeting
41 The Planning Commission considered the proposed amendment at a regular meeting on April 26, 2023,
42 and recommended approval through Resolution No. P12-23 of the proposed ordinance.
43
44
45 *****
46 In the application materials,the Applicant states that the reason for the proposed amendments is: "Ocean
47 Reef Community is a gated, master planned community developed prior to the adoption of the Monroe
48 County Code of Ordinances in 1986 and its Comprehensive Plan ("Comp. Plan') in 1992. Ocean Reef
BOCC SR 10-18-23 Page 2 of 20
File 2019-025
5306
I Community's development as a separate and distinct master planned community is unique to the Florida
2 Keys as it is over 100 acres in size and is located approximately ten miles north ofthe Overseas Highway,
3 just North of Card Sound Road. All twenty-six (26) Ocean Reef Club Properties included in the Ocean
4 Reef Overlay are geographically located within the Ocean Reef Community. The aerial below shows the
5 isolation of Ocean Reef to the rest of the Florida Keys as all development shown in the photo is within
6 the community and there are no neighboring communities. Additionally, a marked-up map of the Ocean
7 Reef Community, attached hereto as Exhibit B, identifies the Ocean Reef Club Properties included in
8 the Ocean Reef Overlay.
9
10 Oceane Club is
11 member of the Ocean Reef
12 Community Association, '"
13 Inc., which was incorporated � 1, v
14 in 1959 under the name
15 Ocean Reef Improvement
16 Association which name
17 was subsequently amended
18 to Ocean Reef Community
19 Association Inc. %
20
21 Monroe County and the
22 State o Florida have
23 already recognized Ocean
24 Reef Community as unique
r a'
25 in its development and
26 location and has already
27 excluded the community from multiple provisions of the County's Comp. Plan and Code, including but
28 not limited to the County's Rate of Growth Ordinance (ROGO) and conditional use approval process. "
29
30 The Applicant's full explanation and justification of the proposed amendments is included in the file for
31 the application (File 2019-025).
32
33
34 III. APPLICANT'S PROPOSED LAND DEVELOPMENT CODE PLAN TEXT
35 AMENDMENTS
36
37 The Applicant's proposed text, as submitted, is shown as additions in bh..ue_ijrid_e Jrie and deletions are
38
39
40 Chapter 130 —LAND USE DISTRICTS
41
42 ARTICLE IV. - OVERLAY DISTRICTS
43
44 Sec 1 111 141 Ocean Reef Qvei li jistri t
45 ( w 11i1 15 W_------__-awl------___0I--- _L ,Ljtlle_Qceirl 1�ee _Overh I)ist_o ar d J id ��� �le� i�d galliabl_
46 s of �ar established uurde �oi 11 112 and o allow_ � ii _
47 v _v _��1� �d a <ba_ v ar ly
48 i� uu ��dy, <b �<bd 11fDfD+ <b� �<b ,d �Jar�� ed i_i�������uu�r�idy.
BOCC SR 10-18-23 Page 3 of 20
File 2019-025
5307
|
2
3
4iondnii..Fm Association wi-filin I'lle Ocean Reef`master
5
6
7 The Ocean Reef"Oven-1,11Y District shall be shown as, arl_Oved,�Ly ,�Ljct on Ille Of"ficial
8
9
|0
|| established wifldn Ille Ocean Reef"Oven-la mt,Fst be owned n Ig , Ocean
|2 tF
|3 � ian e
� d saFgh ovefla shall be shown on Ilie Official Land Use
|4 � � j
|5
|6
|7
|8
|9 j
20
2|
22
23 nonresiderni
24
25
26
27 violated,
---------------
28
29
------------
30
3| � �
32
--------------
33 i
34
35
36 In the absence (:)I" an active conci..Frrent I"or redevel me I,
37
38
39
40 � �
4|
42 j
43
44
45
46 sir w
47 i
48 11114
80CC8D |0'|8-B Page 4oI2V
Filu20|9'025
5308
1 lM ab duu - _x ,off �sjden_iaj 1� iu!-uc i a] ,a�uu� ouu,�,� , <b u��_uu ,�s, or� 1����1��_�t :
2 iiivuidd_by <buu �uu0� u� �� <u u� uu� ud� a u' w , , Did i 7� �<b� Inaa :
p _________ _____�_______ _____ _________ _________ _________ ___
3 aC"1Y�'�sj _,_b __rC bn � GUV � i-Oloto,M
v de i lawl 4 "uu x ,6 n a0 <u-c u- ojxx uuc
5 2, atli 4VV44 C Xtstj M 4 nonresidential l aticcesso strt � tn-e a and VV`aC a Gaul �aGb Ig
______,_,______ __,_, ____ __,_, ___ _ _ ____ _,_, __m�,_,_,_,_ _______,_,_, ____ _,_ __ __ �_.__]___ Y.
6 iiivuid i Do i <buu �uu0 u� �� <b u� uu� ud� a u� I u" Did i�7��� � �<b�� Inca :
7 remaj _,_b __rC stlb Cdrv,_,_`aVV�7,adstl MDbstl� 5 b1C��1���GUV_Cd _, C aDGh Cd Gh C_ s,tl� C_d �%�i-Olot'o,
8 i x1i<uiii,iiiii<iiui 1ii iivvi i i o i<ua a nd la w iu l.y i xii,oiy� ,sj]� �jne setback �,uru_o r���tw ��_
9 b, l"�4otwialua,aaidui uuu aaVuDYaaC� 6bGduM atl itl4YGhvd', uMC nonresidential CUMdbatl4 �abuM� b �atl4 and atl� d C aaaaGua
10 �mD.11a auu v��m wuru_ 1���.��n.� �.1� ���� ����'� ��aw�.��a v<b � 1��� 6� �..➢uu0� ��a ���<j, 0��� d ve_ji��pcx 1jsiuu al�ie
11 duu44�:iii�� M��C� _� ,1�<u� _ ,a<b �v<b, _l� �vv�� _ ,a�vv <ua _ u<b u<b v uv uo_ ", guru_c_ovnu��fi<b-r--.e wi-1
12 4.DC' Section 11 114- "`� w_ _ _ __ _ _ _ __ __
13 11_M_Nvw_wrusm-reside1i_Di<bjxlvttu ,,, _,`,�
_______ ________ ________ __________ _________ __ -- _____-_-__________ _ `1 1) ___---
14 Ocean Reef � 4uu0� 4dua ��� vd4uu iiiid�dua ,luau➢� have audu �:� iidi m iaua i iv�� uuiiivuud_dia o
15 4i iiigv liiii _uio__� "(Dl"/ ._�Cii�vv �iv _d e_cleavin Jimios,_ n ��iijii_v 11011_`v_�"_ are iiot
16 ixi,iiviv and vvvvl o < u � iib �iiiaidii in
1 i _ i i - i � ii �
17 m
4uu44a.4d;um 11fDv.11.11 � � v(D 4.v.v.
18 2_ Notwi_d�istaidi � Sec ii iOli ue w Section -Olin
19 ii<:i.i ,i_4v _Da i_i � J_eiiiiiii M,�i,Ljct and vie s,i i~u<bdiv�__��v�,ii�entjaj Low �I��:.j iii
20 Ft,o, ue Land � ,i_ � li � M vI a< v� ", ,d nonresidential diori - I � � b i v i floor aiiCai_ , iaii<u_v_i <u_iiiviuiiiuuiii eiiiiiui �<biii uu_,iiiiii_ii 1i<b� iiviluuivi_iiii ig �i aiiudv:
22 7�ii i�am ii a (Dl"/b
23
24 3. �1� @ � �1er �� C_s j( bfjst'a ' s, CX( p-!!L a Au ld re(ftwdb ns cont'-dried
.idii i�� tih i a n id�iv(i iO i�e_�tivn- � i _ n
25 Riv I v a Districtsh ll i iesieal stiui tn-e and tSi ,, on
__ v i _ , _ _ i _
26
O�c�iiaunu� Reel"uMod master _ iomiiuuiy � d� iwa erud i _ � i ii
27 6<iiidus, ilheredi <b i<u�viiud uD_��i,Diii d_, D<biui�<b�d� _<buii�.
28 d�iiiiiuuauoi iv d ii_i)iii,i�v v ,� i<bii i , <biii demonstrate,,ai<boi o i<uo ii:i ,o i i vd�iiliiiiintto,-fl n tn:i i u and-_oiiu-
29 14u iiva,7ii uiii�ljs j_iia d , <ii_i�__jd_`ss, haiiu miii,d _i�i_vi_�ii�iiiiiiiva �ii<bd� m to he ivi_�_iviuu� <baii D�iiv�v
30 iiiiiiii: viiiiiuud wiii v ddiiivuusdr_<uLe, a uuviii Dy 6ivi lidii iiio �C�il"/b i�i�uui d�ivuvuu s_d_iiiiii iaidvi_dotal uiidiii iu�m
31 4uuatl�_<idM�_DGm,ab�m iG �af� iG uLs joa d, T_iCatl iiw1rid__<b1CM��_��i�a��d��,<tl_� ���-'-wi�i_D_i(�_aa iiiuu_s �YC_��C��,ai ,l�Cd��� atllii G���C_iatl ed
32 so laid Ga4� amddC ��bam�'��atltl �C'-am dn�C(�-d' D�aiDi Wateri � Vuatl4bd s tluldaitld s"
___ __ ___ ____ __ _______ _ w__ __ __ _--,� w_____ w __ __
33
34 4
35 ai Noni esidd uroia l sti uui Duu,l i S—abuMui�_t,s , _iiii iii i:�iiii_i a _ii iii i� D�v_��i i ab a Ri i 6_�_luu0�,_Iiii___�i i4�iin
36 Ocean Reef—master 1i�<uiiiid i� iviiuuiiiuuiiid <iii d xd_iii io di_iiiii _D_�ii_ below fisted �_a rld
37 ivilidd a Code sections,oii ,related aa Nv� N service,/i� uwi i a i iWw 4ii i iiiW i i D i abuaa,i ah—e-Oi_i a n
38
-- 4uu0 4 duu ua, udaiiidii,i �i diii iiuiviiiui�wdvuu<u.iiiiii _iiii<iaviu� _<biiiviuu�aboiii iiits,4 <<6 __ _ ia_______________
39 4ai� bob dbC_aa atl aq`m uMC C_i(d _4Q ca(a V d_G:h b d` �Na Gb �C_a Qi(aay idb M d ( � C_atl M
40vvd
41 11 a_ va__11 11
42 2, �'e _ 11114 �_ uui_Iabu_i_ �audii S I<i i<i�iu�ui uD � u�Divi<b �14iiu:ivii�ii� ai __ii_ uuii_d.
43 aatat o federal aadQatlV��vVaidC tl tlC'� VubtlC C �C_ry are, lamed and D� ie storm water
4 __ _____ _ ______ ___ __ ____ __ _ __ ______ __.
44 i .�
dd serve Dui
a _ dvvv-
45 4<4di 01vu �Ci, ,ui aivuQuv i pa `vi _ a _ i __i ii _i_ _ _ _
46 iv iiiidiid uuii
'i. ec, ]� 11
�4 4 4. `auuD u:m <udud i.iauau.d.u.u:m.
47 . ec 1-111-7. ud-d
r:wau4k_um a.dud 14uardad 7lsd; Pa:a'1kus.
48 du 1111 4 f4 4 ua,aau44auauuu a uud 4Jau4uauda, auuud 4uuvdvuaiv`m
BOCC SR 10-18-23 Page 5 of 20
File 2019-025
5309
|
2 T Sec, 11114-110, Road and Private Drive Name Si
3In
4 n availability shall be in available to serve new
5
6
7
8of onsite se
9
|0 Nonresidential
|| i
|2
|3 �
|4
|5 i
|6
|7 Reqt,d
|8 � i
|9
20 QceanReeI"C.'fi..�b ]TIC,wi-Olin -Ole Ocean
2| -ex e IS conl,W
22 i
23 �n—whicl-IContained
24 Olat shares, a common
25
26
27
28
29
30
3|
32
33
34
35
36ti
37 feet,
38
39 Contained
40
4| I. The for nonresidential access"oEy
42ti
43 feet,
45 � Contained
46
47
48
80CC8D |0'|8-B Page 6oI2V
Filu20|9'025
5310
1 6. Shoreline settmck. 11 is 11112,l-,-1,-,ind 1 118-112
L ---- --- ---�y I ------ I --------------------------------- ------ -1-----------
2 nonresidential acce" 11 stnjc'u.n-es, will be n-mitted in shorefine setbacks, orlj.ILU),.��jty i�� I
--------------------------------- ---------------------------------- -----------------------------------------------------
3 Ocear 1�e I--(-I.Lb--]-n-----, w---0--1-n---fle------c-e-a-n---M-e--1-----a--s--L-e-l 1� i-c llLLY
as follows-
4 shorefines, ad'a�'� L Mrimade canal�--- -----------
--- -------- --------------------___________--L -11��-2---_________
----------- -channe
5 11, The com bined area of all a c "(:Ty " i c (Sl� ) -�,�, njjy q!to nimny
----------------------------------------------------------- ------------- - -----
6 oI fl'le re(� L�ired 20-foot shore fine setback,
- - --- - 11---------------------------------------------------
7 2, c-',e s, r act I � ted d,o
-I-i------------ s,creen
8 11�2L±s, sj]�-�Jj set back a minjint,nn of five ��et fi-om flie
---------------- -------- ------------------------------------------------ ------------------
9 mll-w--fin-e as
10
11 abovenotexceedi 118 inches,in 110-gjqjj��s measan-ed fi-om -adg ay n-mitted
-----------------------------jLls------------------------ - - --------------------- ------g!----- - -bgj�------------
12 wifldn flie 20-foot shorefine setback if" 011ie strtwttnT, to avoid any
13 ------------ ----- -"-t-o--r----w-a--t-e----fi-o--m----t-h-e---sa--,u- j-e--c--t-12< - -t-
14 b, �r T1 a ed or t,� lawl"t,flV �j loc t(d a] natt'n-al non (red
------------------------------------------ --- ------------------------------- -----------------------
15 -i nm�-m_s-ilfld-gpg I water-
16
17
18 2, Ac es;(:Ly s-jL�j c Is, sac
------------------ - -------------- --------------- --- ___---___
19 or set back a minimijin ofte eet fi-om flie
---------------- ------- - -------- -------------------------------------------t�_(J��--L-------------------
20 M-1-1-W
21 la ndwa and wi-01 flie ?tion of docks, and
--------------------- -----------------------------
22 erosion control no a lje-� an acussol�y
Lai ------------L ---
23 sti-twl't've oflier flian fliose listed above not exceedi Ig lj� in heig , as
----------------------------------------------------------------------------------------- -�------------- -J!L-jj��,
24 measan-ed fi-om
ly ,L�� �al ited wifldn the 50-foot shorefine setback ifthe
---- ----------- ---------al� 111� .1 -Irn -�i----------------------------------------------------------------------------
25 sti-twl't've is constrtwted to avoid an -s
"c liar e o f stormwa te r fi-om th
e
------------------------------------------------------- -----y-sill— ------- g--------------------------------------------
26
27 c, All oflier shorefine a] and accesliQiy strtwttn-es wi-01in
-------------------------------
28 l'o lia,,,Y.21 ZIA-s�h�ajL-uull v
29 7. lieig�jj, ldjr-y ----- ----------- 3 i i i�ij i I I e 'a I ttl��.Lii i�j J 1 s, 1 c Sec-lion-111-11-1 D-
_L- ---------------- -------
30 and (`(m 11lan [,oficy
----- ---------------------------
31
32 IINTIAL DI IVI I 1..0 PM I INT STAINDAR� DS AS 1 ROVID11 11) JIBS P01,JCV 112.1.1.
33 Monroe ("otgo, r 11�i n i 113-j-ze-its-d-e-v(�11-011111LLI stan d ard s,-for-]aw I'Ij I 1-Y e sta b I i sh ed re s,i d en tj a]
----------------------- -y-- -glglllp -L� --------------------------------------
ts lin flie Ocean 1�eef mast(�11' njml land 34 (we I' " wol
1 21'a.11LI! t! s��jt' I S i-n-te----------------
-------------------------------------------------------
35 (jg ien-to rovide t,mifo I � �v I and architectural Kgj!jpjj�Lit in of d e -1 to 'g."t
---- -- ---------p--------------------M- -------------------------------------------- g- ------------PE�!L
36 flie distinct COMMI'Mity 11aracter wi-01in flie Ocean 1�eefmastem �L, lity SL-sj!��.Jfied in flie
----------------------------------- --- ------------------------------------------------------------------- -------------------
37
'w 38 l,4-ot i i D,ed w -01in flle v.
---------- -------------- ----
39 setfl-ed lirls "tilct with a lawl"I'dly "lled residential dwelling �,!!Ijt shall have a
------------------------- ,l�i, resien al --1 - ------------------------
40 ndnimtnn land t,use (:]r 1y -----
c"grit
------------------------------- -- ----------------------- .. tj Z
41 2. lie ht. -gl!y or bt,dJdjr1&.sLtjjtt 11311 -2
-------------------------------- ----- - - ----------------------- ------------------
42 and 11lan [,oficy
----- ------------------------------
43
44
45
46 IV. ANALYSIS OF PROPOSED AMENDMENT AND CONSISTENCY WITH THE
47 MONROE COUNTY LAND DEVELOPMENT CODE
48
BOCC SR 10-18-23 Page 7 of 20
File 2019-025
5311
I Staff is recommending edits to the Applicant's proposal in an effort to provide for internal consistency
2 of the Comprehensive Plan. Staff edits are included to address the Applicant's submission on February
3 23, 2023 and are detailed in subsection "Consistency with LDC Section 102-158(d)(7)(b)(5) Recognize
4 a need for additional detail or comprehensiveness", identified this report.
5
6 As a master association, Ocean Reef governs development specifically to protect the interests of its
7 residents. Ocean Reef's internal development rules and regulations control the development of
8 residential and non-residential projects in order to maintain the community character of the master
9 association and protect the interests of its residents. Many of the nonresidential properties within Ocean
10 Reef contain nonconformities and the proposed text amendment would provide flexibility to address the
11 unique conditions. The existing nonresidential structures and uses are an integral part of Ocean Reef and
12 provide essential services to the residents of the community.
13
14 Monroe County has already recognized Ocean Reef as distinct in its development and location and has
15 allowed for modification of some of the County's Comprehensive Plan Polices and regulations
16 established within the Land Development Code (LDC), including but not limited to maximum height,
17 the County's Rate of Growth Ordinance(ROGO) and specific development approval requirements, such
18 as conditional use approval. The proposed amendment further recognizes Ocean Reef's ability to self-
19 govern with regards to certain aspects controlled by the County's Comprehensive Plan and Land
20 Development Code to insure the welfare of its residents and consistent development.Furthermore,Ocean
21 Reef has existing covenants and restrictions that address the development standards requested to be
22 modified or exempted by Ocean Reef. Ocean Reef's existing internal development rules and regulations
23 seek to control the development of residential and non-residential projects in order to maintain the
24 community character of the master association and protect the interests of its residents and property
25 owners.
26
27 The proposed text amendment is the companion piece to the proposed amendments to the
28 Comprehensive Plan. These regulations would permit exemptions, reductions, and deviations from
29 development standards and other provisions contained within the Land Development Code for properties
30 identified and included in the proposed Ocean Reef Overlay District. These properties consist of the
31 nonresidential properties owned by Ocean Reef Club and the residential property owned by Golf Manor
32 I Condominium Association (also known as Torchwood).
33
34 Consistency with the LDC
35 The proposed amendment is consistent with one or more of the required provisions of LDC Section 102-
36 158(d)(7)(b):
37
38 1. Changed projections (e.g., regarding public service needs) from those on which the text or
39 boundary was based;
40
41 Per the Applicant: No response provided.
42
43 2. Changed assumptions (e.g., regarding demographic trends);
44
45 Per the Applicant: No response provided.
46
BOCC SR 10-18-23 Page 8 of 20
File 2019-025
5312
1 3. Data errors,including errors in mapping,vegetative types and natural features described in
2 volume 1 of the plan;
3
4 Per the Applicant: The proposed Overlay is based on a need to revise data errors contained within
5 the Code. The current Code was enacted after the Ocean Reef Club and Torchwood properties
6 within Ocean Reef were developed, and as such a large portion of the zoning districts and other
7 items are erroneously determined and do not fit with the purpose they should serve. A prime
8 example of this is the Marlin Hotel, depicted below and described within this Application, that is
9 zoned Sparsely Settled (SS), and as such currently violates open space, impervious surface,
10 setbacks and parking.
11
12 Permitting an isolated community to self-govern and approve or deny the amendments within this
13 Application furthers the objectives of the Code. The Amendment encourages sound, attractive, and
14 practical procedures for the Ocean Reef Club Properties that such provisions and exemptions
15 would affect which will result in flexible planning that will result in innovative and efficient
16 regulations.
17
18 The proposed Overlay would serve to allow Ocean Reef Club to self-correct such data errors
19 internally without County involvement. As an isolated community, this approach considers and
20 encourages best practices for correcting data errors for the particular community without
21 adversely impacting constituents of the County located elsewhere.
22 The Applicant asserts that there are errors due to application of zoning designations to specific
23 properties. An alternative way to address inconsistencies with the existing use of a property and
24 adopted zoning designation would be to apply for an amendment to the Official Land Use(Zoning)
25 District Map (and the Future Land Use Map, if applicable).
26
27 The proposed amendment includes several modifications as outlined herein for parcels with
28 lawfully established nonresidential principal and accessory structures. First, the proposed
29 amendment would allow for the replacement of lawfully established nonconforming nonresidential
30 structures owned by Ocean Reef Club. Inc. within the existing footprint. Second, the proposed
31 amendment includes a proposal to relax the open space requirements for parcels containing
32 nonresidential structures and uses, including parcels designated within the Residential Low (RL)
33 FLUM and Sparsely Settled (SS) land use (zoning) district that contain lawfully established
34 nonresidential structures. This is intended to address issues related to potential improvement of an
35 existing tennis facility (recreational facility) that is currently noncompliant with open space. The
36 proposed amendment would allow improvements to the recreational facility provided compliance
37 with all other regulations is demonstrated. Third, the proposed amendment would exempt said
38 nonresidential structures from LDC sections related to concurrency because Ocean Reef Club,Inc.,
39 is responsible for providing, financing, operating, and regulating its facilities and services needed
40 to serve development within the Ocean Reef master planned community. This includes County
41 Road Level of Service (LOS),Potable Water LOS, Solid Waste LOS, Stormwater Standards (with
42 some exceptions) and Recreation LOS. Finally, the proposed amendment would reduce the open
43 space requirements for accessory uses and structures within the shoreline setback.
44
45 The Applicant has provided language that allows flexibility to Ocean Reef by allowing the
46 utilization of regulations and development standards reviewed and authorized by Ocean Reef Club.
47 Additionally,the proposed language exempts Ocean Reef from sections of the LDC directly related
BOCC SR 10-18-23 Page 9 of 20
File 2019-025
5313
I to level of service/concurrency because the Ocean Reef master planned community is responsible
2 for providing financing, operating, and regulating of its facilities and services needed to serve
3 development within the Ocean Reef community. Additionally, the proposed amendments would
4 allow Ocean Reef to modify regulations to allow for greater internal control over development with
5 Ocean Reef as it relates to setbacks, nonconforming uses, nonconforming structures, and
6 development standards as it relates to off-street parking.
7 All land development regulations enacted or amended must be consistent with the adopted
8 comprehensive plan. The proposed LDC amendments,with staffrecommended edits, are consistent
9 with the proposed Comprehensive Plan text amendment to establish Goal 112 and associated
10 objectives and policies.
11 4. New issues;
12
13 Per the Applicant: No response provided.
14
15 5. Recognition of a need for additional detail or comprehensiveness; or
16 Per the Applicant: The proposed Overlay is based on a need for additional detail or
17 comprehensiveness. The current Code has policies that encourage communities to be involved in
18 the decision-makingprocess regarding the character oftheir community developments. Permitting
19 Ocean Reef Club to self-govern and approve or deny the exempted provisions, as they apply to the
20 Ocean Reef Club Properties, furthers the objectives of the Code as it encourages the orderly
21 development and construction of commercial structures or buildings that fit with the architectural
22 design and community character ofthe Ocean Reefcommunity. Further, the Overlay would allow
23 the reconstruction of existing commercial structures and buildings which are legally non-
24 conforming structures in many cases within the Overlay area -- in the event of damage or
25 destruction requiring substantial improvement.
26
27 The Overlay encourages sound, attractive, and practical procedures for the Ocean Reef Club
28 Properties, and such provisions and exemptions will result inflexible planning that will result in
29 innovative and efficient regulations. Permitting the Ocean Reef Club to self-govern development
30 will not run afoul of the basic principles for zoning currently in place such as safety, longevity,
31 and community character.
32
33 All land development regulations enacted or amended must be consistent with the adopted
34 comprehensive plan. The proposed amendment may need to specify the specific standards for
35 exemption and/or would require amendments to the Comprehensive Plan as identified in the staff
36 report.
37 6. Data updates;
38
39 Per the Applicant: No response provided.
40
41 In no event shall an amendment be approved which will result in an adverse community change
42 to the planning area in which the proposed development is located or to any area in accordance
43 with a livable communikeys master plan pursuant to findings of the board of county
44 commissioners.
45
BOCC SR 10-18-23 Page 10 of 20
File 2019-025
5314
I Per the Applicant: There will be no adverse change to unincorporated Monroe County if the Overlay
2 is approved. As discussed herein, there are no increased concurrency, environmental, or practical
3 impacts associated with the Ocean Reef Club Properties having their development standards relaxed
4 or removed and permitting Ocean Reef Club to self-govern such standards. All such development will
5 be required to at a minimum comply with level ofservice, concurrency, and performance standards as
6 set forth in the Code. The Overlay is geographically limited to only the Ocean Reef Club Properties.
7 The exemptions, reductions, and deviations from development standards and other provisions
8 contained within the LDR only apply to non-residential and transient uses.
9
10 Staff does not anticipate the proposed amendment to result in an adverse community change to Ocean
11 Reef provided that the recommended changes to the proposed text amendment are incorporated.
12 *****
13
14 V. STAFF-RECOMMENDED CHANGES TO PROPOSED AMENDMENT
15
16 Staff is recommending edits to the Applicant's proposal in an effort to provide for internal consistency
17 of the Land Development Code (LDC). While these edits are provided to address the LDC, as noted in
18 the LDC consistency review (Section IV) of this report, the Applicant will need to address consistency
19 issues with the adopted Comprehensive Plan.
20
21 The Applicant's proposed text, as submitted on February 23, 2023, is shown as follows: additions are in
22 ..Mdeflined, deletions are s ue. Staff recommended changes are in reel (additions to
23 Amendment as initiallyproposed ��u��fl p p fl u u i cl and deletions to Amendment as initially proposed stF�c k e. .
24 fliFo iigk).
25
26
27 Chapter 130 —LAND USE DISTRICTS
28
29 ARTICLE IV. - OVERLAY DISTRICTS
30
31
32 Sec 1 1) 141 Ocean Reef Oveirli ) s1r ict
33 (ji w Ij�i p and Intent. L�jthe_Qceirl 1�ee _Overk- I)ist_o are d j���id ale 11 �d_ gallicabl
34 <bLld s o _i � �����1������ � ,�v� 111ari established ijride (coal 11 112 arld o allow
35
36 i �llllllluu ��d _<b <bdv 11 fDfD _acre master
37
38 `(he irit grit i , a(- _1��L(:�_a�� a_<b l�� ���<b�u�a<b� � a��� ���<b�<b� a�_� �vd ����<b � ����6 (_�upM� _ TI _,-arld-_gli _Oc arl 1� e 6 m---<bste
39 lli<bv�v�v � v uu ��dy _ _`,a<b �� ,( ,1 _� �6 � ,a b ��(<b �i , xv��tf-tiorls, arld rcxft �_iorl ,_(���_��E��1��Tt_Sl owried
40 lv ll<b l 6 iuui� �u�� b ��i a� id S I<b �� i ( ��i�:�ndriitni� A�,so iati ��rl% ifldrl h O earrl 1�ee master
41 -y�_,
42
43 (11) ( 111��i�w1(1�y h ��cearrl ��ee Ov�lI'lly D str� c ,hall b �,howrl as arl Qved,<L��i�,,Lj d orlfli Official
44 i arivi_M(1se__(_is11 i_Ct,(,�11 Ti incurl:
45
BOCC SR 10-18-23 Page 11 of 20
File 2019-025
5315
| la- U211L11
2 established wifldn -file Ocean Reef"Ovefla nnjst be owned andL)jLIg�,-1jL�1 Ocean
3
4 i i � i d sawIl ovefla shall be shown on flie Official Land Use
5 � � �
------------
ct
7
8 'I'll e j�lt!�MJTW s, shall Control and
9
|0 j
|| Section
|2
|3 i
|4 nonresiderni
|5
|6
|7
|8 �
|9
20
------------------------
2|
22 j
23
24 � �
25
26 i
27
28
29 In flie absence of' an active I"or t,�se or
30 sti-twl't've accessory sti-twl't're, and t,�se may to five
3|
32
33
34
35
36 j
37
38
39
40
4| rovideda -111jance
42 11114
80CC8D |0'|8-B Page 12oI2V
Filu20|9'025
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an uuses on ly
2 (:)WTId_d4 w ---i_-1_---- ------i_-----_----- 111<by:.
3 __be r����stlb�C d� sijb�adantis lly b �����GhVC d� �C adG:h�C d� G:h� �C ��stl� C d� �%' ifliot'o:
4 dbx di<uii aaiiuu _ ii�ivid4d_d Dead 4aiwftu my d x� ,a a `, �: _�� � _ s ffia k js uio:rfi feeluueed.
5 uaauauuaaaaiaaa~d,
6 2M d.atlii fifll CX.aaaDauM MGauMada,adential - cc ,-tld' aaam sDaVua Doves and VV`aC a Gaunt aaGaaCaQ
__ __,_,_ - ______,_ _____ ,_,_,_, ____ _,_,_, ___ _ _ ____ _ __my,_,_,_,_ _______,_,_, ____ _,_ __ __ _,__�___ _..Y.
7 � u� _�_D p_ � _<buu _ _6 _�uuD u� aa� ar ur���n oa�r�d_o�ru�ua u ._<bsI t() c ue_ -_
8 rC�1C aj M __b �����stlb�C'd,� aaijbsdantis lly b �����GhVC'd,� �C�st()ICi G:h� �C ��stl� C'd� �%' ifliot'o:
9 d_xdi<uiiimadxuuaalailaidaivid4 d o4i<ia_aad_�<i duu�� x� ,o�u� q _fin _s aback s, uaotarr afluueed
10 aaudwaaiaaed,
aDv ad aaaDatluMd a M aaVVDYaaC a DaG:auM i"tl itl�YGav(' AMC nonresidential aain a as] and a ccesso 11 C�-� _________ _________ ________ ____________ a w_ ________ _ _________ aw____ 1________ _________ Y.
12 s_D_iiu,d_ in'L`m. _(m 1ll,%1 .1t: __aa lured--by_��a �<b i ����6 �,�uuD� �ui ll�<j D!� ]�vg_jopg1 ��_a-�,luru fli
13 6aa��a:iiiidi ,aaa <ua _ uab u<bau uo_ , a a ---aaW--<b --. __ -a
14 LDC'_Se ion 11 11 4-2 `1-
15 11, i� e _dMG,adMa2 ,ad4-_duoa<b� aadu nC_d-_,by,
16 Ocean Reef d u Idua �� v�d as ������xu� ° aau have soda as id di m labs ( idea uui�diauddiD aa�8
duDy lidai u�d (D�"/ � �v � � day i_l <b u u aaau�d , u� '�r�ua 1� 1... vcfi on
17 ------_ _,
18 1 . "�Q„a:fl auL�_LII 2._e xce de JILn,� _ b edbnd areaj
19 0 q p....oF 20 2 Sccfion 1 1 8...4,
20 2, Na d id a ,dab ida a Section�_71 fD llfr 4 uaauua ,i�4 uiD�ab�_�Cl<bxa _,�,�gsji u,j,.Lg _ D ain d ie
21 li<:b.i ,i_ _Da4i i4 4 J-Zqr j i Ty,�i,_Ljct abiii4,_desj Kr,j,.gy�__4�x ,ii4i_n iaul Low 44�4:.�aiii dui
22 4_u_uD,t,ve Land Use-map 4 �� �0i_jawluu44y_� ,_D_a bli�,�i2�4_ivai�rii_esi��entia l 6_�iior
23 arej.-_ ,4iai44 i<u_v_iau_iii2uuiaiiLIM z0iiiui 4<biii4 uu_,i ��ii_ii 1i<baii2iluu�yi_niurig_oftwi udy:
24 lea<Miadua, (D/bM
25
26 3. Storm water. j( b�bast'a ' a CX( p.!bG l atlnd ae(ftadb ns cont'-dried d Within the Ocean
etln- n - � i _ n
27 ReefOvenL, �dada _ shall � I Iresi�e l aDaaadua�aand a�aa(L, 11 MCxi y� _ --
28
Ocean Reel" _ w ovii d � d� iwa er i _ii i�
29 daid_ifi_Dad_s, adhere to d�ii__�v yi_<bv. � ��iiuua �iuuMo4a 4 ����id�<b_ <bdd_i S lab i<u�vx�ud uD_Dis District s abiu_da d4"_abnd
30 d_4iiiiiuMuau_o_d_of mlii�ilid_ity_d4i�,a_4iare,_and�_d�d_iiiiiii� iabax_ lab_a_jpi,i, sj vi_�i iiii� ia_a��au�nigi,a:a en and�__oiiu.-d
31 �1js j_iia d , are jd_`ss, a�iab a mlii,d _i4i_vi_�ii��iiiiiiva �iiabd� m to a�ii_ ieceiv�uu� <baii b�ov4y
32 iiiilii�:vvvui_uua iii i4aiii a ,aa<u_oi_<b u2iii_a _divi idii i_uia_�C / ii_i4uu,i aai a Diu p,a�iiiii <bai aaio<b4iiiaiia
33 ]G <tl <tldM� dGh_da l 111G2h�.c !�iG u s ]_G ad, Treatment and ��i ,��dh ,<tl��<tl� i�idb(a, mtu ,d_b d �,i�iM(d� atlit_ G:h��C_�atld(d�,
34 ofliiD v water bndar "
__ � w �
35 36 4 1W� W1N111Widw� � iawlli�°1
37 ai__���a:nid_�,ad�d ioia l sti and Duu,av�,_a nd�_t,s , _on 1ii�:a�did_i ay_di iii d4 D�y_��d d abiu Rid 6_�_4uu0�,_I id___w io4iin
38 Ocean Reef_ _ iii<b�,gi_i__.�C!!,I n d4 d����uiiiuudiiay_ abed __i xd_iiilid di_iiiaMi a�yd�__Dud_low fisted _I_<buud4.
39 4 dvil)m n a� odd sections,,related o level o Service/c0irld d adeirl� _ i W y��� ui _ _ u ,d a��d iii d abuu
40 42 �_4uub._Inc,_iS T_dslidinsibl _ddii_.�Ciiadv�_d�iui diw-aru�_i a ,_i)1id_i"Ll a ,_and4_regj �<u6f did__ias,
DaCaa atllrMd mCaVaa d' m atl m uMCCd�(d o aa(avC d�d'vC�ah aaaaCUMd a:h� ad a aaaa aCaQad'ac \ ad�aauM D ad' ��� C'atl M 41 6<ua a-i ____ _________
1�_ aaaauuauuudidy.
42
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|
2
3 state or federal stornm
4 and available to serve
5
6
7 i
8
9
|0
I In
|2
|3 i
|4
|5
|6of onsite se
|7
|8 Nonresidential
|9 i
20
2| �
22
23 i
24
25 Reqt,d
26 5, Sec, 11114-70, Restricti
27 5. setbacks. The -ovisions, shall Control arld sede for nonresidential
28
29
30 i
3| - contained
32
---------------------------------------------------------------------------
33
34
35
36
37
38
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--- - h total c �u��uD�ined area o a c ,a,��u wa,au_uui_tn-es shall -be a�:�_���1 i The _________ _________ _________ ____ _______
2 uuli_d�vgi i _ iuuuui4ivi_ ii i i _ui o_G 11(D(D�"/b _� 6 d l _dl�I�ru d_ <bl��_setback i-Od l _D�i�__ _Ocean
3 �4_ee!—Ov a i ,D �d 1�� �v died—�i:,!�� l <buuc_�_ idyl _01 __opgl I S''. � LgSjj,!g u�-s
4 i_a,a<Mbbli�hed in �DC' Sections,gions,m_ 1111 f4 �4 11 i0 1162 and_1130 116 4_i�,, maintained_and aH
uuiuuc�p...on fi4u�..4uurr��4u�irruv 5 sfi��i:;u�u�xuufic"urr us urret ..
6 �_ 4:4ii_ _� uuii _i_ ii ia_iiab _ , a;0�<bi 4 ���i nonresidential ential a i es ,iiim� ,giuu� duuii`_,ry Iiiiii_o_ed
7 to i4iiv�_vi<b� , ab,Ik <b s,iid_4_i,gie e a pl .-ilsjiu and iiuuodoio li Iiaiuru
8 feet- and aH outdoor 44uhfiin
9 comp hes Wx th chapjxL 1 1v Aufi do VI Outdoor
10 I1_ShIt!Set u _ 4��_vi_i:il4�iii is <u i� ii�i v �)J!inen ,hall i om.f,.ijy i0i all side� <bii� sl obac
11 L�iqu l i liii lts contained Oiir sections, 11 �11 11 and 11 �11 1.1 _ fol n
_ � _ __ _ _ iii
12 ai44oivabn esl-auudijrii-IM USXL
13 I. 4:`4ii_ _� uuiii_i_ ii ia_ ab _ ,i a;0�<bi 4 ���i nonresidential ential a i es ,iiim� ,giuu� duuii`_,ry Iiiiii_o_ed
14 to i4iiv�_ <b� , ab,Ik <b is,(id_4_i,gie e a p1 .-ilsjiu and iiuua���io li Iiaiuru
15 feet pl�Qy4dcd aH stornxiwater....is refiuu,4ned on the 4;iu���4u�u�G:V and....aH outdoor hghjfi n
16 co 14phes w th Q .hapj�L Aqudc:...VI Outdoor aaii�fi4iaaim
17 c.ReurSetbuvk: 4 evelo )i is and i v i is < iii 0i all � facki i rear_
18 ITIi ud , iina ed wi �iir sections, 11311 11 andu _ i _ __ l i 11 -4ii_14id D-u i-i .
19
20 1 i d_am,i:ii _m uuc_ouuii , iii 4uu,--iii i:idI ,o_ii<4jpC .-i��;iiu .',, i-.jIt D i__setb_a k <b_iiiiuruiiiiuuin
21 of 4'4vi__4 . dvi_o_ i�uiii o dui_i i_<bi. lui�ilii i. _4 ii_ uu����4u:fl�ufl uu.H qorm watcr 4 refiuu.4ned on
22 fih ..iuu���4u �: v:.
23 6. Shoreline vetf,Cmi_k 4�uui ,uu<i ud ��i 4�ii�ii _11 11� 1I ll� <buu�� uiiD id-ii,o<b ii-iui�w ii Dii:i a ]I 118-11�4i
24 nonresidential l aii_i i_, ,iiim�_stnj _duuui_s,_will beMliiuiiii4�i_d iii_shoie in �,i_4,0�ack ,_i�uumlii�iliii� _ii i�rii_i�_b
25 d_�i_d_aiuu Re 1 C_I 4urii__ iiOiiiu Oie 4_�i_ean RC(6 ii a ,di i' as, fofl�:i s,
26 ,tl Ga M 4aiii 4VV44 atljt red a�V�G�refines,_a d',-� (' Md dG C�atlrM�1?(�ai�d � a na ll--- ----- -----
27 11 The combined aii a if all i ci ,SOiSI LI duii s,
_ - -_ i _ w __ iii<u wi:ii i uul4iy uu iwdi:i iui id d w1�ii iuid,
28 4C20D ,,b4_ii1__2id u_u i au ii <bidai iid o ui_i�_iquuuuid fD 6iii:io a, iiii i a i,i o0 <bi a
29 2, ci_i_s,,iui ,4iuu� duuii i, iiii_4 iiii_D_d��__Dii
30 i_iii,4�i,auii_�ivi_i_liiuijs—o s,1ia , ,hall be set back <u_iiuuiiiiiiu_ui�i of fivi_�`i�_di_i_4_d;iom Oii
31 �4W in �id� ale(Ixi_i ion iI docks, and iiOSIiiu control strl duid,S,. i l i g i i _ _
32
4i i i uigi , iiiiv i ud_ ,i 4D abi 4 <b1i i�i _`'A <biu_a i �_,a,iir sti-t � auuii__iiOlei Dian a�l_�:s fisted,
33 above_not e xi e c i a 118 inches,in I iaL�� iI di_oiii
uxu au vfD 4�:�ua a, u�:u4uuu a, aDau�4� ud au a,auu� auuu uam � �uuua,auuu� a � a�u auv�:u� auuuv 34
35 id io iibu d storm water ii i` i j_d_L ! , c,i
BOCC ,.
SR 10-18-23 Page 15 of 20
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5319
b,-A t'vialtere(i or 1.uTdawftflly locate(i a] natural non-dre(i 1
--- ------------------------------- was
3 ], Tlie com bine(i area of all acc(
4
5 2, c r ach ing 1�!-!, Jimite(i screen
-A n 4,nL�- -1 -LuIL --------------- -Y---_________
6 or set back a ndnimtnn oftelt� eet li-om -file
---------------- ------- - -------- ------------------------------------------- -------------------
7 MI-IW line or -file lan(iwar(i extent of t � Ina, -!Iy�s wIlicliever is 1`,irdler
------------------------------------------------------------------------!I��-------- -u --------------------------------------
8 Jan(lwaL an(I sliall be c tcxij 1i Wi-fli tlie ex tion of(iocks, an(i
---------------------- ----- -n-
-------------------- ------------------------------
9 n erosion co ntr of stjc �1 1212!ies, anj"��- 'o
---- ------------------------------ 1- -----Ll -2-s-1y
10 strtwtt,ve otlier t1lan tllose liste(i above not excee(ij III ej&L-g
----------------------------------------------------------------------------------------- --- ----- j_-
11 -,-Iy , �� �L�Ijttcxl wi-lhin tlie 50-foot slioreline setback if-flie
------- --- -------- --!� -111< -�LL -------------------------------------------------------------------------------
12 strtwtt,ve is constrtwtcxi to avoi(i an -s e of stormwr li-om -file
------------------------------------------------------- -----y-sill- Ai-�"ClIar
------- g----------------------ate----------------------
13
14 c, All oflier slioreline a] an(i accesliQiy strtwtt,ves wi-filin
-------------------------------
15
16 7. lie ----------- 3 t'tjg j���J i ligiI ------1 s 1 c J-Y-�Yitll
---------- n- ---n-t------------
g
17 an(I CoI )(:flJ cy
----------N an [
--------------------
18 J IDS[Al, DI IVI I 1..0 PM I INT STAINDAR�DS AS PROVID11 11) JIBS P01,JCV 112.1.1.
19 Monroe ot,u n-aa-s'll a]I-e x en 1-1-d en t-stan(i ar-(Is-for-]aw I'Ij I I y
---------------------------
20 (we I' wifl1in -file Ocean I�eef mast r
mg-l��m ts LULL connnt,unm w
--------------------------------------------------- L -d------------------ ldcl,Lself-
21 v e c ier to
K nl-�n t In orc -Provicie t,�niform an(i
-------------------- ----------------------------------- --------------------------------------------- ------------PE�!L 1-
22 flie (iistinct ��E wi-filin -file Ocean I�exj`master "'L n �,!!!Jt a s ecil'i(xi in -file
----------------------------------- ----------------------------------------------------pl� y--- Q----------------------
23 dm
24 1.--Qp!,p 1 �- ��4otwjfllstan(i n - section 1130-1157, �sj -1 f,(xi wi-filin flle J�
--�jpls ---------------------------1—a------------------------------ -- -------------------------- !Le-y
25 S ettj e(i ct witli a ]awl' flV �,stabljslicxi resi(iential (iwefliny 6-L, a
--M --- --------------------1 --_�----------------------------------------------------- -12�-�L---
26 ndnimtnn lan(i t,use ty
of fif j,.�� c"gro,
------------------------------- -- ------------------------- 1- -----
27 2. lie hf. The -gl!y or bijJ1(iJT1&.sLt1,jtt 11311 -2
-------------------------------- ----- - - ----------------------- ------------------
28 an(i Nan [)(:flJcy
----- ------------------------------
29
30
31
32
33 VI. CONSISTENCY WITH THE MONROE COUNTY COMPREHENSIVE PLAN, THE
34 PRINCIPLES FOR GUIDING DEVELOPMENT,AND FLORIDA STATUTES.
35
36 A. The proposed amendment is consistent with the Goals, Objectives and Policies of the
37 Monroe County 2030 Comprehensive Plan. Specifically, it furthers:
38
39 GOAL 101: Monroe County shall manage future growth to enhance the quality of life, ensure the safety
40 of County residents and visitors, and protect valuable natural resources.
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5320
1
2 Policy 101.3.1: Monroe County shall maintain a Permit Allocation System for new residential
3 development known as the Residential Rate of Growth Ordinance (ROGO) System. The Permit
4 Allocation System shall limit the number of permits issued for new residential dwelling units The ROGO
5 allocation system shall apply within the unincorporated area of the county, excluding areas within the
6 county mainland and within the Ocean Reef planned development(Future development in the Ocean Reef
7 planned development is based upon the December 2010 Ocean Reef Club Vested Development Rights
8 Letter recognized and issued by the Department of Community Affairs). New residential dwelling units
9 included in the ROGO allocation system include the following: affordable housing units; market rate
10 dwelling units; mobile homes; and institutional residential units (except hospital rooms)...
11
12 Objective 101.5: Monroe County shall regulate future development and redevelopment to maintain and
13 enhance the character of the community and protect natural resources by providing for the compatible
14 distribution of land uses consistent with the designations shown on the Future Land Use Map.
15
16 Policy 101.5.27: All development shall be subject to clearing limits defined by habitat and the location of
17 the property in the Land Use Tier Overlay Maps and the wetland requirements in Policy 102.1.1. The
18 clearing limits of upland native vegetation for properties in the Ocean Reef planned development shall be
19 limited to 40 percent. Except as defined in Policy 101.11.2, clearing of upland native vegetative areas in
20 the Tiers I, II, III and Tier III-A shall be limited to the following percentages or maximum square
21 footage...
22
23 Policy 105.2.1: Monroe County shall designate all lands outside of mainland Monroe County, except for
24 the Ocean Reef planned development, into three general categories for purposes of its Land Acquisition
25 Program and smart growth initiatives in accordance with the criteria in Policy 205.1.1. These three
26 categories are: Natural Area(Tier 1); Transition and Sprawl Reduction Area(Tier II) on Big Pine Key
27 and No Name Key only; and Infill Area (Tier III). The purposes, general characteristics, and growth
28 management approaches associated with each tier are as follows...
29
30 Policy 105.1.4: Within one (1)year after the adoption of the 2030 Comprehensive Plan, Monroe County
31 shall prepare redevelopment standards and within one year afterwards, shall amend the LDC to address
32 the large number of nonconforming commercial structures that are non-compliant as to on-site parking,
33 construction and shoreline setbacks,stormwater management,landscaping and buffers.By identifying the
34 existing character and constraints of the different island communities, regulations can be adopted that
35 provide incentives for redevelopment and permit the continuance of businesses while moving towards an
36 integrated streetscape.
37
38 Policy 205.1.1: The County shall establish the following criteria, at a minimum, to use when designating
39 Tiers:
40
41 5. Lands within the Ocean Reef planned development shall be excluded from any Tier designation.
42
43 B. The amendment is consistent with the Principles for Guiding Development for the Florida
44 Keys Area, Section 380.0552(7), Florida Statutes.
45
46 For the purposes of reviewing consistency of the adopted plan or any amendments to that plan
47 with the principles for guiding development and any amendments to the principles,the principles
48 shall be construed as a whole and no specific provision shall be construed or applied in isolation
49 from the other provisions.
50
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5321
I (a) Strengthening local government capabilities for managing land use and development so that local
2 government is able to achieve these objectives without continuing the area of critical state concern
3 designation.
4 (b) Protecting shoreline and benthic resources,including mangroves,coral reef formations,seagrass beds,
5 wetlands, fish and wildlife, and their habitat.
6 (c) Protecting upland resources, tropical biological communities, freshwater wetlands, native tropical
7 vegetation(for example,hardwood hammocks and pinelands),dune ridges and beaches,wildlife, and
8 their habitat.
9 (d) Ensuring the maximum well-being of the Florida Keys and its citizens through sound economic
10 development.
11 (e) Limiting the adverse impacts of development on the quality of water throughout the Florida Keys.
12 (f) Enhancing natural scenic resources,promoting the aesthetic benefits of the natural environment, and
13 ensuring that development is compatible with the unique historic character of the Florida Keys.
14 (g) Protecting the historical heritage of the Florida Keys.
15 (h) Protecting the value,efficiency,cost-effectiveness,and amortized life of existing and proposed major
16 public investments,including:
17
18 1. The Florida Keys Aqueduct and water supply facilities;
19 2. Sewage collection, treatment, and disposal facilities;
20 3. Solid waste treatment, collection, and disposal facilities;
21 4. Key West Naval Air Station and other military facilities;
22 5. Transportation facilities;
23 6. Federal parks,wildlife refuges, and marine sanctuaries;
24 7. State parks,recreation facilities, aquatic preserves, and other publicly owned properties;
25 8. City electric service and the Florida Keys Electric Co-op; and
26 9. Other utilities, as appropriate.
27
28 (1) Protecting and improving water quality by providing for the construction, operation, maintenance,
29 and replacement of stormwater management facilities; central sewage collection; treatment and
30 disposal facilities; and the installation and proper operation and maintenance of onsite sewage
31 treatment and disposal systems.
32 (j) Ensuring the improvement of nearshore water quality by requiring the construction and operation of
33 wastewater management facilities that meet the requirements of ss. 381.0065(4)(1) and 403.086(10),
34 as applicable, and by directing growth to areas served by central wastewater treatment facilities
35 through permit allocation systems.
36 (k) Limiting the adverse impacts of public investments on the environmental resources of the Florida
37 Keys.
38 (1) Making available adequate affordable housing for all sectors of the population of the Florida Keys.
39 (m)Providing adequate alternatives for the protection of public safety and welfare in the event of a natural
40 or manmade disaster and for a postdisaster reconstruction plan.
41 (n) Protecting the public health, safety, and welfare of the citizens of the Florida Keys and maintaining
42 the Florida Keys as a unique Florida resource.
43
44 Pursuant to Section 380.0552(7) Florida Statutes, the proposed amendment is not inconsistent
45 with the Principles for Guiding Development as a whole and is not inconsistent with any
46 Principle.
47
48 C. The proposed amendment is consistent with the Part II of Chapter 163, Florida Statute
49 (F.S.). Specifically, the amendment furthers:
50
51 163.3161(4), F.S. —It is the intent of this act that local governments have the ability to preserve
52 and enhance present advantages; encourage the most appropriate use of land, water, and
BOCC SR 10-18-23 Page 18 of 20
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5322
I resources, consistent with the public interest; overcome present handicaps; and deal
2 effectively with future problems that may result from the use and development of land within
3 their jurisdictions. Through the process of comprehensive planning, it is intended that units
4 of local government can preserve, promote, protect, and improve the public health, safety,
5 comfort, good order, appearance, convenience, law enforcement and fire prevention, and
6 general welfare; facilitate the adequate and efficient provision of transportation, water,
7 sewerage, schools, parks, recreational facilities, housing, and other requirements and
8 services; and conserve, develop, utilize, and protect natural resources within their
9 jurisdictions.
10
11 163.3161(6), F.S. — It is the intent of this act that adopted comprehensive plans shall have the
12 legal status set out in this act and that no public or private development shall be permitted
13 except in conformity with comprehensive plans, or elements or portions thereof, prepared
14 and adopted in conformity with this act.
15
16 163.3177(1), F.S. —The comprehensive plan shall provide the principles, guidelines, standards,
17 and strategies for the orderly and balanced future economic, social,physical, environmental,
18 and fiscal development of the area that reflects community commitments to implement the
19 plan and its elements. These principles and strategies shall guide future decisions in a
20 consistent manner and shall contain programs and activities to ensure comprehensive plans
21 are implemented. The sections of the comprehensive plan containing the principles and
22 strategies, generally provided as goals, objectives, and policies, shall describe how the local
23 government's programs, activities, and land development regulations will be initiated,
24 modified, or continued to implement the comprehensive plan in a consistent manner. It is not
25 the intent of this part to require the inclusion of implementing regulations in the
26 comprehensive plan but rather to require identification of those programs, activities, and land
27 development regulations that will be part of the strategy for implementing the comprehensive
28 plan and the principles that describe how the programs, activities, and land development
29 regulations will be carried out. The plan shall establish meaningful and predictable standards
30 for the use and development of land and provide meaningful guidelines for the content of
31 more detailed land development and use regulations.
32
33 163.3201, F.S. —Relationship of comprehensive plan to exercise of land development regulatory
34 authority. It is the intent of this act that adopted comprehensive plans or elements thereof
35 shall be implemented, in part, by the adoption and enforcement of appropriate local
36 regulations on the development of lands and waters within an area. It is the intent of this act
37 that the adoption and enforcement by a governing body of regulations for the development
38 of land or the adoption and enforcement by a governing body of a land development code for
39 an area shall be based on, be related to, and be a means of implementation for an adopted
40 comprehensive plan as required by this act.
41
42
43 VIL PROCESS
44
45 Land Development Code Amendments may be proposed by the Board of County Commissioners, the
46 Planning Commission, the Director of Planning,private application, or the owner or other person having
47 a contractual interest in property to be affected by a proposed amendment. The Director of Planning
BOCC SR 10-18-23 Page 19 of 20
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5323
I shall review and process applications as they are received and pass them onto the Development Review
2 Committee and 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 adoption of the proposed
9 amendment, and considers the staff report, staff recommendation, Planning Commission
10 recommendation and the testimony given at the public hearing. The BOCC may adopt the proposed
11 amendment based on one or more of the factors established in LDC Section 102-158(d)(7).
12
13 VIIL STAFF RECOMMENDATION
14
15 The professional staff of the Monroe County Planning and Environmental Resources Department
16 recommend approval with changes to the Applicant's proposal, as presented in this professional staff
17 report.
18
19 IV.EXHIBITS
20
21 1. Ordinance
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