Resolution 718-1989
Pi.3.nnlng Department
RESOLU'l'ION NO. 718 -1989
A RESOLUTION CONFIRMING THE ADMINISTRATIVE
BOUNDARY INTERPRETATION OF THE PLANNING
DIRECTOR IN LAND USE DISTRICT MAP BOUNDARY
INTERPRETATION NUMBER 45, TRACT A, ANCHOR
DRIVE, KEY LARGO.
WHEREAS, the property described in the Planning Department Report
of November 8, 1989, Tract A, Anchor Drive subdivision, at the inter-
section of Anchor Drive and Ocean Reef Drive, containing the Ocean
Reef Medical Center was correctly zoned commercial as BU-2 under the
Zon2ng Code in effect prior to September 15, 1986; and
WHEREAS, the current Land Use district boundaries were placed in
error with the adoption of the September 15, 1986 Land Development
Regulations, and therefore the subsequent maps were also in error, as
they did not follow the previous demarcated commercial boundary;
NOW, THEREFORE BE IT RESOLVED BY THE BOARD OF COUNTY COMMISSIONERS OF
MONROE COUNTY, FLORIDA THAT:
The administrative decision of the Planning Director in Land Use
District Map Boundary Interpretation Number 45 dated November 8, 1989,
which recommends approval is hereby acknowledged and found to be in
conformance with the standards set forth in Section 9.5-3(m), Monroe
County Code, and therefore approved.
The Clerk of the Board is hereby directed to forward a certified
copy of this resolution to the Florida Department of Community Affairs.
PASSED AND ADOPTED by the Board of County Commissioners of Monroe
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County, Florida, at a regular meeting
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22~ day of November, A.D., 1989.
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BOARD OF COUNTY COMMISSIONERS
,OEJ10NROE COJJNTY, FLORIDA
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MAYOR/CHAIRMAN~
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By
(SEAL)
Attest: D~:tiX :r. ~OLRAGE, ~lerk
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TO:
Board of County Commissioners
FROM:
Donald L. Craig, AICP, Assoc. AlA, Assistant County
Administrator for Growth Management Division
Department: Planning
SUBJECT: Boundary Determination for the Medical Center at
Ocean Reef
DATE: November 8, 1989
MEETING DATE: November 21, 1989
PLANNER: Lorenzo Aghemo
BIOLOGIST: Robert Smith
Previous Relevant Board Action: / / ( ) Referral: Yes No X
Commissioner's District:
Recommended Action:
To extend the Suburban Commercial (SC) boundary, so as to include sub-
ject property in the Suburban Commercial District.
Background:
Subject property was properly zoned for commercial use with the designa-
tion of BU-2 under the previous Monroe County Code.
With the adoption of the current County Code, the Medical Center operat-
ing in the subject property became a non-conforming use.
On July 25, 1989, the Medical Center submitted an application to expand
their facilities, which was denied in accordance with Section 9.5-143(c).
Findings of Fact:
1) The property has a long established commercial use - medical center
facility.
2) The property was correctly zoned commercial as BU-2 under the previ-
ous Monroe County Code.
3) The current district boundaries were placed in error since the
Pattison maps are not clearly determined, and did not follow previ-
ous commercial boundary.
4) Adoption of the current Code made the existing use on the property a
non-conforming use.
5) The current use will be consistent with Section 9.5-235, Suburban
Commercial District.
fi) Correction of the boundary line placement will comply with the Land
Development Regulations objective of eliminating non-conformities.
Alternatives:
1) Apply for a map amendment.
2) Apply for a text amendment that would allow office use in the Urban
Residential District.
Attached Documentation: X Yes No
1. Proposed Land use change.
2. Land use district map January 1988
3. Strip maps, Real estate data, Inc. 24th edition 1988.
4. Zoning map Pre-September 15, 1986.
5. Aerial Map.
6. Land use district map, February 28, 1986 (Pattison)
7. Application and proof of payment
8. Staff report
9. Photograph of the site
10. Correspondence
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Pursuant to Section 9.5-24(a)(2Hh) of the Monro. County Cod.,
the boundarle. of the Land u.e District MBp are Interpreted to be
located as Indicated above and briefly described as:
Extend boundary line to include Tract A into the Suburban
Commercial (SC) District.
Anchor Drive, Key Largo
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Dlr.ctor, ~owth Management
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BOCC Re.olutlon
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Monroe County, Florida
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APPLICATION FOR LAND USE DISTRICT MAP DETERMINATION
APPLICANT
THE MEDICAL CENTER AT OCEAN REEF PHONE # 367-2600
30 OCEAN REEF DRIVE
ADDRESS
SUBDIVISION
PLAT BOOK
TRACT A ANCHOR DRIVE SUBDIVISION, OCEAN REEF PLAT NO. 10
6
PAGE
118
BLOCK
LOT(S)
MISC. LOCATION INFORMATION (ATTACH EXTRA SHEET IF NECESSARY)
(ATTACHED)
REQUEST CHANGE FROM
REASON FOR REQUEST:
UR
TO
SC
TO BE IN A_SUBURBAN COMMERCIAL ZONE.
MEDICAL CENTER IS MORE CLEARLY DEFINED
PRESENT LAND USE: UR
DESCRIPTION OF EVIDENCE SUPPORTING REQUEST: CENTER LOCATED NEXT
TO CHAPEL, ACROSS THE STREET FROM OCEAN REEF PLAZA ON OCEAN
DRIVE.
DATE AUGUST 29. 1989
SIGNATURE
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Fee paid ,.:J" 5-(J . (7 (?
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NOV 7 1989
;PtAi;~I~fi~G 'Dt'P"t.
: LAND' us '7DJVISION
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BOARD OF COUNTY COMMISSIONERS
Monroe County, Flarida
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BOARD OF COUNTY COMMISSIONERS
MA YOR Jerry Hernandez, District 1
Mayor Pro tern Gene Lytton, District 2
Wm. Billy Freeman, District 3
Mike Puto, District 4
John Stormont, District 5
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Planning Department
3R800 Over.seas Hwy.,Rt.3
Tavernier, FL 33070
MEMORANDUM
To :Don Craig, Planning Director
From:Lorenzo Aghemo, Senior Planner ~.
Date:November 6, 1989
Re :Boundary determination for the Medical Center at Ocean Reef,
Inc.
- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -
Background:
Subject property was properly zoned for commercial use with the
designation of BU-2 under the previous Monroe County Code.
With the adoption of the current County Code, the Medical Center
operating in the subject property became a non-conforming use.
On July 25, 1989, the Medical Center submitted an application to
expand their existing facilities, which was denied in accordance with
Section 9.5-143(c).
Recommendation:
To extend the "SC" boundary so as to include subject property in
the "Suburban Commercial District".
Alternatives:
1) Apply for a map amendment;
2) Apply for a text amendment that would allow office use in the
Urban Residential District.
Findings of Fact:
1) The property has a long established commercial use
center facility.
medical
2) The property was correctly zoned commercial as BU-2 under the
previous Monroe County Code.
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3) The current district boundaries were placed in error since the
"Pattison Maps" are not clearly determined, and did not follow previ-
ous commercial boundary.
4) Adoption of the current Code made the existing use on the
property a non-conforming use.
5) The current use will be consistent with Section 9.5-235, "Sub-
urban Commercial" district.
6) Correction of the boundary line placement will comply with the
Land Development Regulations objective of eliminating non-conformities.
LA:ar
RECEIVED
NOV 7 1989
PLANNING DEPT
BY LAND ~S" DlVIS/o"N
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~-rl\FF_~~X.~IS OF LAND Uf)_~~I~~I~_MAP DETERMINATION
Fee paid Date
APPLICANT
Medical Center at Ocean Reef Club
PHONE * 367-2600
ADDRESS
30 Ocean Reef Drive
KEY
North Key Largo
MM
OCEANSIDE OR BAYS IDE?
SUBDIVISION
Anchor Drive Subdivision
,
PLAT BOOK
6
PAGE
118
BLOCK
LOT{S) Tract A
MISC. LOCATION INFORMATION (ATTACH EXTRA SHEET IF NECESSARY)
REQUEST CHANGE FROM
UR
TO
SC
1. BACKGROUND DATA:
A. PRESENT LAND USE DISTRICT:
Urban Residential
B. CHARACTERISTICS OF SURROUNDING AREA:
Developed with
mixed uses: commercial, institutional (church), public use (fire
department), residential, recreational
C. ENVIRONMENTAL CHARACTERISTICS:
SITE
The subiect parcel is effectively a built environment
which is landscaped.
SURROUNDING
Built environment. The boundary determination
will increase the landscape buffer requirements and result in a
positive enhancement to the environment.
RECEI\/ED
NOV 7 i989
PLANNING DEPT
8Y LAND U~r:-DI'~!<::'r)N
---_.~-.-- -
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ST~FF ANALYSIS OF LAND USE DISTRICT MAP DETERMINATION
APPLICANT PAGE 2
O. PRE-SEPT. 1~, 1986 ZONING: BU-Z
E. LAND USE DESIGNATION ON FIRST DRAFT PREPARED BY LAND USE
CONSULTANTS:
UR
F. ACTION ON "0" IF ANY: None
G. LAND USE DESIGNATION OF MAPS ADOPTED SEPT. 15, 1986:
Urban Residential
H. HAS PARCEL BEEN REZONED OR PROPOSED FOR REZONING SINCE
SEPT. 15, 1986? YES X NO. DETAILS:
2. RECOMMENDATIONS:
To move district boundary line in order to include
sub;ect property in the "Suburban Commercial" district
3. FINDINGS OF FACT: 1. The property has a long established commercial
use - medical center facility; 2) The property was correctly zoned commercial
as BU-Z under the previous Monroe County Code; 3) Tte current district
boundaries were placed in error since the "Pattison Maps" are not clearly
defined. and did not follow previous commercial boundary; 4) Adoption of the
current Code made the existing use on the property a non-conforming use;
5 The current use will be consistent with Sec.9.5-235, "Suburban Commercial"
district; 6) Correction of the boundary line placement will comply with the
Land Development Regulations ob;ectives of eliminating non-conformities~
STAFF REVIEWERS: PLANNERwReAJ20 ~lfeI10, ~ ~ .DATE
BIOLOGIST,..eo/Jeei SAUTft , DATE
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I nE MEDICAL CENTER AT OCEAN REEF, INC.
Charles S. Arms, President
John 8. Campbell. Vice President
Barbara Jacobs. Secretary
R'chard Blacklldge, Treasurer
LOIs McClure, Chairperson, Executive Committee
James P. Willis, Member, Executive CommIttee
James F. 8agg. MD
WIllIam M. Baker
Arthur T Evans. M 0
RIchard M. FaJrbanl<s
Robert S. FIsher
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Marjorie Garbl6ch
Paul J. Hanna
Evan D. Jennings. II
Chester W. Kitchings
Robert A Klepper
Olin "Pete" Perdue
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. J:L : ArtIlurP. Rlchar~n
, -:y,: EJilal>elh Thr~r
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September 27, 1989
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Mr. Lorenzo Aghemo
Monroe County Building & Zoning
88800 Overseas Highway
Tavernier, Florida 33070
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BY ~
RE: Ocean Reef Medical Center Addition
Dear Mr. Aghemo,
Pursuant to your letter of August 16, 1989, we have completed
the necessary forms and have resubmitted them to you on August 29.
However, we wish you to be advised that we are vested and that
zoning is B-U2 according to Order dated August 19, 1988.
In that this Order was ratified by the Monroe County
Commission, we see no reason why you cannot proceed with the
business of reviewing our plans accordingly, as we are most
anxious to get along with this construction in order that we can
better provide quality medical care to the Ocean Reef community
and others.
The Medical Center is available to and provides care to the
many employees of the Ocean Reef Club, private enterprises located
at Ocean Reef and the many private contractors having jobs on
Ocean Reef. Our records indicate that the majority of these
people live in Monroe County.
Your favorable consideration of this request is most
appreciated.
Sincerely,
. CP~ ~ ~1,
Joseph P.(~----
~'1E:D
cc:
C.W. Broeman, II
N (!V 7 1989
PLANNING DEPT.
LAND U5,€ UlVISION
_,BY \ ' ~ .. -' :J
30 OCEAN REEF DRIVE. KEY LARGO. FLORIDA 33037 . TELEPHONE (305) 367-2600
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TIT T L E & TIT T L E, P. A
Altorneys and Counsellors at Law
FRED TfITLE
CHARLES P. TI'ITLE
GUS H. CROWELL
POST OFrlCE DRAWER 535
91760 OVERSEAS HIGHWAY
T A Vlm.NIER, FLORIDA 33070
(305)!l52-3206 KEYS
(305)233-2643 MIAMI
FACSIMILE (305)852-3242
September 28. 1989
Mr. Donald Craig
Assistant County Administrator
5825 Jr. College Road
Wmg ill - Stock Island
Key West, Florida 33040
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Re: Ocean Reef Club, Inc. - Vested Rights
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Dear Mr. Craig:
This letter is to hopefully clarify the meaning of a positive determination of vested
rights for the Ocean Reef complex, by the Monroe County Board of County
Commissioners.
I have previously forwarded to your office on September 12, 1989, via FAX, copies of
the enclosed exhibits. Nevertheless. to keep you from having to search around for
those copies sent two weeks ago, I am enclosing exhibits numbered 1 through 5 to
assist you in expediting a reply to this letter.
As an example, I am using a recent application filed by Ocean Reef Club Medical
Center for a 240 square foot addition to that existing facility. The exhibits are as
follows:
Exhibi t 1.
A letter dated August 16, 1989 from Mr. Lorenzo Aghemo to Mr.
Joe Jacobs at the Ocean Reef Medical Center.
Exhibit 2.
Old zoning map with the site of the Medical Center indicated.
Exhibit 3.
New zoning map with the site of the Medical Center indicated.
1
RICE1V-E:u
NOV 7 1989
Pi!AN1~It\lG DEPT,
LAND usrtDlvlSION
'BY
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Exhibit 4.
A copy of the amended hearing officer's order as approved by
the BCC.
Aerial photograph of the subject property with the Medical
Center site highlighted in green.
Exhibit 5.
In Exhibit 1 the first sentence in the second paragraph of that letter says the current
zoning is "Urban Residential". When I asked Mr. Aghemo where he got the idea that
the property was zoned UR, he informed me that the information came from the
highest authority and in the Planning Department that is you.
Let me now call your attention to Exhibit 4 from the BCC approved hearing officer's
order. In the center of the page, I have highlighted the "RU-3" line in a chart set out
more fully on page 6 of the final order. The numbers in that line indicate that Ocean
Reef is vested to be completed utilizing the rules and regulations existing in the
MCC prior to September 15, 1986. To reach any other conclusion would be to
render these numbers unrealistic and useless. These 276 units are to be placed on
parcels of land within the Ocean Reef complex according to the zoning and use
existing prior to the advent of the new Plan and without regard to the zoning
assigned by the new Plan to the effected parcels.
Two-thirds of the way down the page on Exhibit 4, I have highlighted the words "use
and density categories". I suggest that you read the entire paragraph carefully. It
seems rather elementary that "zoningll determines "use" of a property and therefore
the terms "zoning" and "use" are synonymous. When the County Commission
approved the order of its hearing officer, that permitted Ocean Reef to be completed
just as this paragraph says and the zoning classifications assigned within the Ocean
Reef complex under the new Plan all evaporated and are non-existent.
The Ocean Reef complex is vested under the rules, regulations and criteria, including
uses and densities, which existed prior to September 1 5, 1986. This was true under
the Case Law and the Statutory Law of the State of Florida without regard to the
vested rights procedure in the new Plan and we have even been granted a positive
determination of vested rights under that procedure also.
You can readily understand that the resolution of this matter has been dragging for a
very long time and our previous telephone and personal conversations over the
months have accomplished nothing. The past and present position of your
department has become unusually and unnecessarily burdensome to Ocean Reef and
to the hundreds of residents who own property and live there. The present position
of your department as it affects this small addition to the Medical Center is a prime
example but there are numerous others.
2
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Because we are now in a big hurry for an expeditious reply to this letter, I will
transmit to you on the afternoon of September 28, 1989, via FAX, a copy of this letter
and the enclosed exhibits. The original letter and exhibits will be delivered to your
courier on the afternoon of September 28, 1989, so that you may receive it from your
courier on Friday moming, September 29. I will follow the same procedure with
regard to Mr. Randy Ludacer in the County Attorney's office. I think: we all know
that a simple telephone call from you to Mr. Ludacer on Tuesday or Wednesday of
next week should resolve the matter one way or the other.
May I respectfully request that you telephone that resolution to me and I would
much appreciate receiving a letter response in my mail on Friday moming, October
6th.
I really don't mean to lean on you, but its been a long time. Let us please get it
settled so that we can both move on to other things.
Very truly yours, t~
d:~
Fred Tittle
FT/jc
Enclosures
pc: Randy Ludacer, Esquire
Joe Jacobs, Ocean Reef Medical Center
Lorenzo Aghemo
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f 30~1 29. .6.1
11r. Joe Jacobs
C/o. Ocean Reef Medical Center
30 Ocean Reef Drive
Ocean Reef Club
North Key Largo, FL. 33037
Dear Mr. Jacobs,
(
BOARD OF COU!\fTY COMMiSSIONERS
Wilholmina Harley, District 1
Mayor Pro Tom Gene Lytton, District 2
Douglas Jones, District 3
MA YOR Mike Puta. District 4
John Stormont, District 5
Planning Department
88800 Overseas Hwy, Rt.3
Tavernier, FL 33070
AUgUst 16, 1989
Thank you for your application of 7-25-89 regarding a 240 square foot
addition to the Ocean Reef Medical Center.
We regret to inform you that your application cannot be approved,
based on the current zoning (Urban Residential) of the parcel on which
the medical center is located. .~ccording to current Monroe County
Code, the "urban residential land use district" does not allow office
uses, therefore the medical center (office use) is considered as a
non-conforming use, and as such, according to Sec. 9.5-l43(c), "Non-
conforming uses shall not be extended. This prohibitioll shall be con-
strued so as to prevent: (1) Enlargement of non-conforming uses by
additions to the structure in which such non-conforming Uses are locat-
ed."
As per our discussions, you have the right to apply for a Boundary
Determination in order to correct a Possible mistake in the placement
of land use district boundary lines. We are enclosing the application
necessary for the procedure and are more than happy to assist you in
any way Possible.
You also have the right to appeal this decision.
appeal, you should write letters to Mr. Donald
County Administrator, Growth Management Division,
Brown, County Administrator, at 5825 Jr. College Road,
Key West, FL. 33040, within 20 days of the date of this
"EXHIBIT 1"
If you choose to
Craig, Assistant
and Capt. Tom
Stock Island,
letter.
RECEIVED
NOV 7 1989
'PLANNING DEPi.
'LAND USE'DIVISIO~
:3Y ~ _ ~-'.
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If you have any questions, or need assistance from this office, please
call me at 852-3298.
Encl.
dmb/LA
Sincerely,
~tUtMS/~!; ~
Lor?nzo hC:;c/-_ .
Scnlor P anner
cc: Donald Craig
Robert Herman
Howard Tupper
Ty Symroski
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BRANCH OFFICE
3117 OVERSEAS HIGHWAY
MARATHON, FLORIDA 33050
TEL. 1305) 743-9036
CLERK OF THE CIRCUIT COURT
MONROE COUNTY
500 WHITEHEAD STREET
KEY WEST, FLORIDA 33040
TEL. 1305) 294.4641
BRANCH OFFICE
P.O. BOX 379
PLANTATION KEY, FLORIDA 33070
TEL. (305) 852-9253
December 6, 1989
CERTIFIED MAIL
RETURN RECEIPT REQUESTED
Department of Community Affairs
Rhyne Building p.O ( 7- cfoa -Fdd.
2740 Centerview Drive
Tallahassee, Florida 32399
and
Department of Community
Post Office Box 990
Key West, Florida 33041
Affairs p ,.., ,
--01 I -~c.'o.-
6~3
Gentlemen:
At a Regular Meeting in formal session on
November 22, 1989, the Board of County Commissioners of
Monroe County adopted Resolution No. 718-1989 confirming
the Administrative Boundary Interpretation of the Planning
Director in Land Use District Map Boundary Interpretation
Number 45, Tract A, Anchor Drive, Key Largo.
Enclosed please find a certified copy of said
Resolution.
Very truly yours,
.
i
\
I
.
I
Danny L. Kolhag~
Clerk of Circuit Court
and ex officio Clerk
Board 0 ounty Commissioners
./
I
by:
RosalJ.e L. Co
Deputy Clerk
.
cc: County Attorney R. Ludacer
County Administrator T. Brown
Asst. Co. Admin. D. Craig
File
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P 017 802 823 ~e
RECEIPT FOR CERTIFIED MAIL
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NOT FOR INTERNATIONAL MAll
(See Reverse)
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(See ReVf1f::.r::/
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Restricted Delivery fee
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to whom and Dale Delivered
Return Receipt showing to whom.
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