Item T4
BOARD OF COUNTY COMMISSIONERS
AGENDA ITEM SUMMARY
Meeting Date: November 17,2004
Division:
Growth Management
Bulk Item: Yes No X Department: Planning and Environmental Res.
AGENDA ITEM WORDING: A public hearing to reconsider a resolution regarding three action items
(four issues) in the Livable CommuniKeys Master Plan for Tavernier Creek to Mile Marker 97 and providing
direction to staff to make changes to the Plan to be brought back at the adoption hearing in December.
ITEM BACKGROUND: Public meetings on the LCP for Tavernier Creek to Mile Marker 97 began in
March of 2001. Over the next three years, staff worked with the public to identify areas of opportunity and
constraint looking at the natural and built environrnent and ways to maintain and enhance the community
character of the Keys. Through a series of public workshops, a survey and numerous public hearings before the
Planning Commission, the LCP evolved into its final form supported by the general public and the Planning
Commission. The Planning Commission recommended approval of the Master Plan to the Board on June 23,
2004.
The Board of County Commissioners on August 18, 2004 approved the Tavernier Creek to MM 97
LCP and a DCA Transmittal Resolution for approval of the Livable CommuniKeys Master Plan as an
amendment to the 2010 Comprehensive Plan. The Board of County Commissioners identified three
Action Items from the Tavernier LCP for reconsideration and recommendation by the Planning
Department and the Planning Commission. The Planning Commission reconsidered the action items at
a workshop on September 22, 2004 and a Public Hearing on October 19, 2004. The Planning
Commission recommended changes to the Action Items as described in the proposed Planning
Commission recommended resolution, however staff is recommending alternative changes in its
recommended resolution for the Board's consideration.
PREVIOUS RELEVANT BOCC ACTION: The Board approved the Livable CommuniKeys program as
an arnendrnent to the Year 2010 Comprehensive Plan on February 22,2001. The Board approved the Livable
CommuniKeys Master Plan for transmittal to DCA in a DCA Transmittal Resolution on August 18, 2004 and
directed staff to review four Action Items in the Plan with the Planning Comrnission.
CONTRACT/AGREEMENT CHANGES: N/A
STAFF RECOMMENDATIONS: Approval.
TOTAL COST:
N/A
BUDGETED: Yes N/A
No
COST TO COUNTY: N/A
SOURCE OF FUNDS:
N/A
REVENUE PRODUCING: Yes N/A No
Year
APPROVED BY:
County Arty ~
DIVISION DIRECTOR APPROVAL:
DOCUMENTATION: Included X
To Follow
ot Required_
AGENDA ITEM#ti
DISPOSITION:
A Resolution by the Monroe County Board of County Commissioners
directing the Planning and Environmental Resources Department to
AMEND the draft Livable Communi Keys Master Plan for Tavernier
Creek to Mile Marker 97 before bringing the Plan to the Board for
adoption.
Planning Commission
October 19, 2004
BOCC Resolution recommended
by the Planning Commission
RESOLUTION NO.
-2004
A RESOLUTION BY THE MONROE COUNTY BOARD OF COUNTY
COMMISSIONERS DIRECTING THE PLANNING AND
ENVIRONMENTAL RESOURCES DEPARTMENT TO AMEND THE
DRAFT LIVABLE COMMUNIKEYS MASTER PLAN FOR
TAVERNIER CREEK TO MILE MARKER 97 BEFORE BRINGING
THE PLAN TO THE BOARD FOR ADOPTION.
WHEREAS, the Monroe County Board of County Commissioners (BOCC) held
a public hearing on August 18, 2004, for the purpose of considering the transmittal of the
Tavernier Creek to MM 97 Master Plan to the Florida Department of Community Affairs
(DCA), for review and comment; and
WHEREAS, the BOCC approved the Tavernier Creek to MM 97 Master Plan, a
proposed amendment to the Monroe County Year 2010 Comprehensive Plan, Future
Land Use Map and Land Use Designation Map for transmittal to the DCA; and
WHEREAS, during discussion of the Livable CommuniKeys Master Plan for
Tavernier Creek to Mile Marker 97 the Board of County Commissioners heard comments
from the public present and identified three (3) action items containing four (4) separate
issues in the Livable Communi Keys Master Plan that required further review and
consideration; and
WHEREAS, the Board of County Commissioners directed staff to return Action
Item 1.4.2, Action Item 3.1.2 and Action Item 5.2.1 to the Monroe County Planning
Commission for further consideration and recommendation before the adoption hearing
for the Plan; and
WHEREAS, a public workshop, with public comment, was held during the
September 22, 2004, Planning Commission meeting to discuss the Action Items and the
Future Land Use Map (PLUM) and Land Use District Map amendments contained in the
items; and
WHEREAS, during a regularly scheduled meeting on October 7, 2004, the
Development Review Committee reviewed the Action Items and staff alternatives, heard
comments from staff and the public, and recommended to the Monroe County Planning
Commission approval of the staff recommendations; and
WHEREAS, during a regularly scheduled meeting on October 19,2004, the
Planning Commission, at a Public Hearing, discussed the Action Items identified by the
Board of County Commissioners, reviewed the proposed amendments to the Livable
CommuniKeys Master Plan, and heard comments from staff and the public; and
Staff recommendation
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WHEREAS, the Planning Commission recommended to the Monroe County
Board of County Commissioners that Action Item 1.4.2 be amended to delete parcel
number 565970.0001 from the FLUM and Land Use District Map amendments for the
businesses located ocean-side, across US #1 from the Tavernier Town Shopping Center
and that the Coconut Palm FLUM amendment be incorporated into Action Item 1.4.2;
and
WHEREAS, the Planning Department supports the recommendation of the
Planning Commission that Action Item 1.4.2 be amended to delete parcel number
565970.0001 from the FLUM and Land Use District Map amendments and that the
Coconut Palm FLUM amendment be incorporated into Action Item 1.4.2; and
WHEREAS, the Planning Commission recommended that the Board of County
Commissioner's revision to Action Item 3.1.2 be further refined to limit the Square
footage of mnf structures to a maximum of 2,500 square feet, excluding redevelopment
and the Urban Commercial Land Use District from the limits; and
WHEREAS, the Planning Commission recommended to the Monroe County
Board of County Commissioners no change to Action Item 5.2.1 which limits affordable
and employee housing developments to structures containing a maximum of 4 units and
that the Action Item remain as presented in the Draft Livable CommuniKeys Master Plan
for Tavernier Creek to Mile Marker 97; and
WHEREAS, the Planning Department in reviewing Action Items 3.1.2 and 5.2.1
determined that the primary concern raised by members of the residential community is
that development and redevelopment be well designed and constructed to enhance the
community and the business community's concern is that the requirements for design and
construction be economically cost effective; and
WHEREAS, the Planning Department finds that the restrictions on the number of
units within structures for affordable or employee housing is discriminatory and reduces
opportunities for such housing; and
WHEREAS, the Planning Department in analyzing options to achieve the desired
outcome has determined that many existing structures in the US #1 corridor currently
exceed the 2,500 square foot floor area limitation and that the design of the site and
structure is the primary determinate of the aesthetics of the corridor; and
WHEREAS, the Monroe County Board of County Commissioners has
considered the Planning Commission recommendation, staff recommendations and public
comments; and
Staff recommendation
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Initials_
NOW THEREFORE, BE IT RESOLVED BY THE BOARD OF COUNTY
COMMISSIONERS OF MONROE COUNTY, FLORIDA THAT:
Section 1: Amend Action Item 1.4.2 to read as follows in order to eliminate the number
of nonconforming structures that exist on these properties and bring them into conformity
with the current use and surrounding community:
Action Item 1.4.2
"Action Item 1.4.2: Adopt the following parcel-specific revisions to the Future
Land Use Map (PLUM) category and Land Use District Map:
1) Change the designation of parcels identified with real estate parcel numbers:
566000, 566240, 477140, 566120, 477150, 477160, 477170, 477210,
565970.0001 and 477180 planning area from Improved Subdivision (IS) to Mixed
Use (MU) on the Land Use District Map and from Residential Medium (RM) to
Mixed Use Commercial (MC) on the Future Land Use Map (FLUM).
2) Change the designation of parcels identified with real estate parcel numbers
476750, 476760, 476770 and 476780 which are owned by Monroe County from
Improved Subdivision (IS) to Native Area (NA) and on the Future Land Use Map
from Residential Medium (RM) to Residential Conservation (RC)."
3) Change the Future Land Use Map designation of parcels identified with the
following real estate numbers from Residential Medium (RM) and Residential
High (RR) to Mixed-Use Commercial (MC): 00482310.000000 and
00482320.000000.
Section 2: Revise existing Action Item 3.1.2 and create a new Action Item 3.1.5 as
follows to require certain development and redevelopment in the US Highway 1
Community Center be consistent with design standards:
1. Action Item 3.1.2: Revle>:: all deyeleJHBent plaoo for flev: eommereial 8Bd
traflsieftt stmetur-es greater than 2,590 sqaare to 8:SS\:Ife eolflfl'ffiBity ehaFaeter efthe
area is eensidered before appro';al. Reauire that any development or
redevelopment approved within the designated U.S. Highway 1 Community
Center. meeting the following criteria. be consistent with design standards
established pursuant to Action Items 3.2.3 and 3.3.3:
1. Any new or expanded non-residential structures of greater than 2.500
sauare feet in floor area:
2. Any new or expanded outdoor retail sales:
3. Any new residential structure containing more than three units or
redeveloped residential structure containing more than three units that
Staff recommendation
30f5
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involves a change In floor area. building height. or configuration of
building footprint:
4. Any new transient residential structure or redeveloped existing transient
residential structure that involves a change in floor area. building height.
or configuration of building footprint.
2. Action Item 3.1.5 (new): Enact a temporary moratorium on all development
meeting the threshold for design review and approval in Action Item 3.1.2 until
adoption of design standards for the U.S. Highway I Community Center are
adopted or six months after the effective date of this Master Plan. whichever
occurs first.
Section 3: Revise Strategy 3.3 and Action Item 3.3.5 as follows to clarify that the
proposed zoning overlay is for the Community Center and design guidelines are required:
Strategy 3.3
Adopt Tavernier Main Street Distriet Overlay to iBelude the-a zoning overlay for
the designated Community Center defined in Action Item 3.2.1 and specific Land
Development Regulations for that overlay.
Action Item 3.3.5: Require existing commercial parcels proposed for Employee
Housing density bonuses be developed "village" type consistent with the design
standards adopted pursuant to Action Items 3.2.3 and 3.3.3. \vith siagle family
houses, duplexes or tov.'Bhouse units '.'lith a maximum of feur lHlit5 to a stmetHre.
Section 4: Delete Action Item 5.2.1. The design requirements in Action Item 3.2.1 will
control the development of all multi-unit developments:
Ae#81'l Item 5.2.1: MaintaiB the eommunity eharaeter of the planniBg area by
requiring that all affordable and employee h01:lsmg de'lelopmeBt of fe1:l:f or more
units be deyelopecl in a "village" type design \vith single family, duple-xes or
townhouses ...."ith a maximum of foW" Wlits per strueture. The units \vill eonform
to the eesign guidelines f{)r development in the U.S. I earridor aT the Tavernier
Histarie Distrl.et as applieable.
Acti81'l 5.2.3 Action Item 5.2.1: Investigate opportunities to acquire commercial
properties of sufficient size for the construction of employee housing units with
the County owning the land in perpetuity.
Section 5: The Department of Planning and Environmental Resources is directed to make
the changes as detailed in this resolution to the Livable CommuniKeys Master Plan for
Tavernier Creek to MM 97 before bringing the Plan to the Board for adoption.
Staff recommendation
40f5
Initials
PASSED AND ADOPTED BY THE Board of County Commissioners of
Monroe County, Florida at a regular meeting held on the 17m day of November, 2004.
Mayor Murray Nelson
Mayor Pro Tem David p, Rice
Commissioner Charles "Sonny" McCoy
Commissioner George Neugent
Commissioner Dixie Spehar
BOARD OF COUNTY COMMISSIONERS
OF MONROE COUNTY, FLORIDA
BY
Mayor Murray Nelson
(Seal)
A TrEST: Danny L. Kolhage, Clerk
Deputy Clerk
Oat"
Staff recommendation
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Initials_
BOCC Resolution recommended
by the Planning Department Staff
RESOLUTION NO.
-2004
A RESOLUTION BY THE MONROE COUNTY BOARD OF COUNTY
COMMISSIONERS DIRECTING THE PLANNING AND
ENVIRONMENTAL RESOURCES DEPARTMENT TO AMEND THE
DRAFT LIVABLE COMMUNIKEYS MASTER PLAN FOR
TAVERNIER CREEK TO MILE MARKER 97 BEFORE BRINGING
THE PLAN TO THE BOARD FOR ADOPTION.
WHEREAS, the Monroe County Board of County Commissioners (BOCC) held
a public hearing on August 18, 2004, for the purpose of considering the transmittal of the
Tavernier Creek to MM 97 Master Plan to the Florida Department of Community Affairs
(DCA), for review and comment; and
WHEREAS, the BOCC approved the Tavernier Creek to MM 97 Master Plan, a
proposed amendment to the Monroe County Year 2010 Comprehensive Plan, Future
Land Use Map and Land Use Designation Map for transmittal to the DCA; and
WHEREAS, during discussion of the Livable CommuniKeys Master Plan for
Tavernier Creek to Mile Marker 97 the Board of County Commissioners heard comments
from the public present and identified three (3) action items containing four (4) separate
issues in the Livable CommuniKeys Master Plan that required further review and
consideration; and
WHEREAS, the Board of County Commissioners directed staff to return Action
Item 1.4.2, Action Item 3.1.2 and Action Item 5.2.1 to the Monroe County Planning
Commission for further consideration and recommendation before the adoption hearing
for the Plan; and
WHEREAS, a public workshop, with public comment, was held during the
September 22, 2004, Planning Commission meeting to discuss the Action Items and the
Future Land Use Map (PLUM) and Land Use District Map amendments contained in the
items; and
WHEREAS, during a regularly scheduled meeting on October 7, 2004, the
Development Review Committee reviewed the Action Items and staff alternatives, heard
comments from staff and the public, and recommended to the Monroe County Planning
Commission approval of the staff recommendations; and
WHEREAS, during a regularly scheduled meeting on October 19,2004, the
Planning Commission, at a Public Hearing, discussed the Action Items identified by the
Board of County Commissioners, reviewed the proposed amendments to the Livable
CommuniKeys Master Plan, and heard comments from staff and the public; and
Staff recommendation
10f5
Initials
WHEREAS, the Planning Commission recommended to the Monroe County
Board of County Commissioners that Action Item 1.4.2 be amended to delete parcel
number 565970.0001 from the FLUM and Land Use District Map amendments for the
businesses located ocean-side, across US #1 from the Tavernier Town Shopping Center
and that the Coconut Palm FLUM amendment be incorporated into Action Item 1.4.2;
and
WHEREAS, the Planning Department supports the recommendation of the
Planning Commission that Action Item 1.4.2 be amended to delete parcel number
565970.0001 from the FLUM and Land Use District Map amendments and that the
Coconut Palm FLUM amendment be incorporated into Action Item 1.4.2; and
WHEREAS, the Planning Commission recommended that the Board of County
Commissioner's revision to Action Item 3.1.2 be further refined to limit the Square
footage of new structures to a maximum of 2,500 square feet, excluding redevelopment
and the Urban Commercial Land Use District from the limits; and
WHEREAS, the Planning Commission recommended to the Monroe County
Board of County Commissioners no change to Action Item 5.2.1 which limits affordable
and employee housing developments to structures containing a maximum of 4 units and
that the Action Item remain as presented in the Draft Livable CommuniKeys Master Plan
for Tavernier Creek to Mile Marker 97; and
WHEREAS, the Planning Department in reviewing Action Items 3.1.2 and 5.2.1
determined that the primary concern raised by members of the residential community is
that development and redevelopment be well designed and constructed to enhance the
community and the business community's concern is that the requirements for design and
construction be economically cost effective; and
WHEREAS, the Planning Department finds that the restrictions on the number of
units within structures for affordable or employee housing is discriminatory and reduces
opportunities for such housing; and
WHEREAS, the Planning Department in analyzing options to achieve the desired
outcome has determined that many existing structures in the US #1 corridor currently
exceed the 2,500 square foot floor area limitation and that the design of the site and
structure is the primary determinate of the aesthetics of the corridor; and
WHEREAS, the Monroe County Board of County Commissioners has
considered the Planning Commission recommendation, staff recommendations and public
comments; and
Staff recommendation
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Initials _
NOW THEREFORE, BE IT RESOLVED BY THE BOARD OF COUNTY
COMMISSIONERS OF MONROE COUNTY, FLORIDA THAT:
Section 1: Amend Action Item 1.4.2 to read as follows in order to eliminate the number
of nonconforming structures that exist on these properties and bring them into conformity
with the current use and surrounding community:
Action Item 1.4.2
"Action Item 1.4.2: Adopt the following parcel-specific revisions to the Future
Land Use Map (FLUM) category and Land Use District Map:
1) Change the designation of parcels identified with real estate parcel numbers:
566000, 566240, 477140, 566120, 477150, 477160, 477170, 477210,
565970.0001 and 477180 planning area from Improved Subdivision (IS) to Mixed
Use (MU) on the Land Use District Map and from Residential Medium (RM) to
Mixed Use Commercial (MC) on the Future Land Use Map (FLUM).
2) Change the designation of parcels identified with real estate parcel numbers
476750, 476760, 476770 and 476780 which are owned by Monroe County from
Improved Subdivision (IS) to Native Area (NA) and on the Future Land Use Map
from Residential Medium (RM) to Residential Conservation (RC)."
3) Change the Future Land Use Map designation of parcels identified with the
following real estate numbers from Residential Medium (RM) and Residential
High (RH) to Mixed-Use Commercial (MC): 00482310.000000 and
00482320.000000.
Section 2: Revise existing Action Item 3.1.2 and create a new Action Item 3.1.5 as
follows to require certain development and redevelopment in the US Highway 1
Community Center be consistent with design standards:
1. Action Item 3.1.2: Review all de'/elopment plans for new commercial and
transient structures greater than 2,500 squMe to asSl:lf'e cOl1nmmity chMaeter ofthe
Mea is considered before approval. Reauire that any development or
redevelopment approved within the designated U.S. Highway 1 Community
Center. meeting the following criteria. be consistent with design standards
established pursuant to Action Items 3.2.3 and 3.3.3:
1. Any new or expanded non-residential structures of greater than 2.500
square feet in floor area:
2. Any new or expanded outdoor retail sales:
3. Any new residential structure containing more than three units or
redeveloped residential structure containing more than three units that
Staff recommendation
30f5
Initials
involves a change III floor area. building height. or configuration of
building footprint;
4. Any new transient residential structure or redeveloped existing transient
residential structure that involves a change in floor area. building height.
or configuration of building footprint.
2. Action Item 3.1.5 (new): Enact a temporary moratorium on all development
meeting the threshold for design review and approval in Action Item 3.1.2 until
adoption of design standards for the U.S. Highway I Community Center are
adopted or six months after the effective date of this Master Plan. whichever
occurs first.
Section 3: Revise Strategy 3.3 and Action Item 3.3.5 as follows to clarify that the
proposed zoning overlay is for the Community Center and design guidelines are required:
Strategy 3.3
Adopt Tavernier Main Street Distriet Oyerlay to inelude the-a zoning overlay for
the designated Community Center defined in Action Item 3.2.1 and specific Land
Development Regulations for that overlay.
Action Item 3.3.5: Require existing commercial parcels proposed for Employee
Housing density bonuses be developed "village" typo consistent with the design
standards adopted pursuant to Action Items 3.2.3 and 3.3.3. with single family
houses, dHplexes or townhOl:lSe l:lflits ,villi a ma'Xim1:lIB of [oW' l:lflits to a stm6tl:lre.
Section 4: Delete Action Item 5.2.1. The design requirements in Action Item 3.2.1 will
control the development of all multi-unit developments:
Act-iSH Item 5.2.1: Maintain the eomml:lflity eharaeter of the planning area by
requiring that all affordable and employee housing development of foW' aT mor'C
units be de','eloped in a "'/illage" type desigR 'with single family, dUJ31exes or
to',vnhouses with a maX-imam of foW' units per stmotafe. The 1:lnits will eanform
to the desigR guidelines for development in the U.S. I eorriaor or the Tavernier
Historie Distriet as applieable.
ActisH 5.2.3 Action Item 5.2.1: Investigate opportunities to acquire commercial
properties of sufficient size for the construction of employee housing units with
the County owning the land in perpetuity.
Section 5: The Department of Planning and Environmental Resources is directed to make
the changes as detailed in this resolution to the Livable CommuniKeys Master Plan for
Tavernier Creek to MM 97 before bringing the Plan to the Board for adoption.
Staff recommendation
40f5
Initials _
,..~.~~
PASSED AND ADOPTED BY THE Board of County Commissioners of
Monroe County, Florida at a regular meeting held on the 17th day of November, 2004.
Mayor Murray Nelson
Mayor Pro Tem David P. Rice
Commissioner Charles "Sonny" McCoy
Commissioner George Neugent
Commissioner Dixie Spehar
BOARD OF COUNTY COMMISSIONERS
OF MONROE COUNTY, FLORIDA
BY
Mayor Murray Nelson
(Seal)
ATTEST: Danny L. Kolhage, Clerk
Deputy Clerk
MONAOE COUNTY ATTORNEY
~PPROVED AS TO FOAM
,'iXvJ II . I . Olf
Oat..
Staff recommendation
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BOCC Staff Report
Monroe County
Growth Mana2ement Division
2798 Overseas Highway
Suite #400
Marathon, Florida 33050
Voice: (305) 289-2500
FAX: (305) 289-2536
Board of County Commissioners
Mayor Murray E. Nelson, Dist. 5
Mayor Pro Tenn David P. Rice, DistA
Dixie Spehar, Dist. I
George Neugent, Dist. 2
Charles "Sonny" McCoy, Dist.3
October 22, 2004
TO: Board of County Commissioners
FROM: K. Marlene Conaway, Direct~~
Department of Planning and Environmental Resources
SUBJECT: Tavernier Creek to Mile Marker 97 Liveable CommuniKeys Plan (Tavernier LCP)
Action Items 1.4.2, 5.2.1, 3.1.2 and the additional purposed Action Item 1.4.2.4
BACKGROUND:
The Board of County Commissioners at their August 18, 2004 meeting expressed concern with
three Action Items (four issues) in the Tavernier Creek to Mile Marker 97 Liveable Communi Keys
Plan. The Board made one change to Action Item 3.1.2. The Board approved transmission of the
Plan to the Department of Community Affairs (DCA). The Action Items were sent to the Planning
Commission for their reconsideration. This memorandum presents the Planning Commission's and
the staff recommendations.
1) Action Item 1.4.2.1 rezones commercially-used Improved Subdivision (IS) lots across from
Tavernier Towne Plaza at Mile Marker 91.5 to Mixed-Use (MU) and changes the Future Land Use
to Mixed Use Commercial (MC) from Residential Medium (RM).
2) Action Item 1.4.2.3 changes the Future Land Use from RM and Residential High (RH) to MC
for the of Coconut Palm Inn to rectify a nonconformity and allow for redevelopment of the hotel.
3) Action Item 3.1.2, requires that all new commercial and transient structures over 2,500 square
feet be reviewed for community character.
4) Action Item 5.2.1 requires that affordable housing projects be limited to four units per structure,
with multiple structures allowed on site.
The Planning Commission reviewed the Action Items at a public workshop on September 22, 2004
and a Public Hearing on October 19, 2004. After listening to public input, reviewing staff
alternatives and discussing the BOCC's concerns the Planning Commission made
recommendations to amend the Plan. The Planning Department recommendations are the same as
Page I of 12
the Planning Commission in Action Item 1.4.2 and offers alternative language for the other two
Action Items.
1) Action Item 1.4.2.1:
The Planning Commission and the Planning Department recommends that the only change
to the Action Item be the removal of one Real Estate Number included because of an error on
the property maps. Action Item 1.4.2.1 changes the land use district and FLUM across from
Tavernier Towne Center on ocean side US #1. (See attachments 1 and 2). The amended action
item reads as follows:
"Action Item 1.4.2.1: Adopt the following parcel-specific revisions to the FLUM category
and Land Use District Map:
1) Change the designation of parcels identified with real estate parcel numbers: 566000;
566240; 477140; 566120; 477150; 477160; 477170; 477210; 56597{)J){){)J and 477180
within the Tavernier Creek to Mile Marker 97 planning area from Improved Subdivision
(IS) to Mixed Use (MU) on the Land Use District Map and from Residential Medium (RM)
to Mixed Use Commercial (MC) on the Future Land Use Map (FLUM). This proposed
change will eliminate the number of noncoriforming structures that exist on these
properties and bring them into conformity with the current use and surrounding
community. "
2) Action Item 1.4.2.4:
The Planning Commission and the Planning Department supports the BOCC decision to add
the Action Item which changes the FLUM designation to allow for the redevelopment of Coconut
Palm Inn. The BOCC approved the FLUM amendment at the transmittal hearing. (Attachment 5, 6,
and 7) The action item reads as follows:
"Action Item 1.4.2.4: Change the Future Land Use Map designation of parcels identified
with the following Real Estate numbers from Residential Medium (RM) and Residential
High (RH) to Mixed-Use Commercial (MC): 00482310.000000 and 00482320.000000".
3) Action Item 3.1.2:
Action Item 3.1.2 was amended at the BOCC meeting and requires that all new transient and new
commercial development greater than 2,500 square feet in the planning area be reviewed to insure
Community Character. The action item reads:
"Action Item 3.1.2: Review all development plans for new commercial and transient
structures greater than 2,500 square fiet to assure community character of the area is
considered before approval. "
Staff report
Page 2 of 12
The Planning Commission, after much discussion with the community, voted to recommend that
the size of new commercial structures in the planning area be limited to 2500 square feet. This is
different from the previous Action Item that they had recommended to the BOCC which limited all
new and redevelopment of commercial structures and transient units to 2,500 square feet.
"Action Item 3.1.2: Amend the Land Development Regulations to limit the size of new
individual commercial structures in the Tavernier Creek to Mile Marker 97 Master Plan
planning area that are not replacements for existing structures, to a maximum of 2,500
square feet. More than one 2,500 square foot building shall be allowed where permitted by
the Land Development Regulations. The Urban Commercial (UC) Land Use District
containing Tavernier Towne Center and Mariners Hospital among other uses shall be
exempted. "
The Planning Department in reviewing both Action Items 3.1.2 and 5.2.1 determined that the
primary concern raised by members of the residential community is that development and
redevelopment be well designed and constructed to enhance the community and the business
community's concern is that the requirements for design and construction be economically cost
effective. Staff in analyzing options to achieve the desired outcome has determined that many
existing structures in the US #1 corridor currently exceed the 2,500 square foot floor area
limitation and that the design of the site and structure is the primary determinate of the aesthetics
of the corridor. The Planning Department recommends changes to 3.1.2 and Strategy 3.3 to require
certain development to follow design standards developed for the Community Center and to enact
a moratorium until the design standards are adopted.
1. Action Item 3.1.2: Revie'.'.' all development plans for Be'.'.' commereial and transient strucmres
greater than 2,500 square to assure community character of the area is eonsidered before appro',al.
Require that any development or redevelopment approved within the designated U.S. Highway 1
Community Center. meeting the following criteria. be consistent with design standards established
pursuant to Action Items 3.2.3 and 3.3.3:
1. Any new or expanded non-residential structures of greater than 2.500 square feet in
floor area;
2. Any new or expanded outdoor retail sales;
3. Any new residential structure containing. more than three units or redeveloped
residential structure containing more than three units that involves a change in floor
area. building height. or configuration of building footprint;
4. Any new transient residential structure or redeveloped existing transient residential
structure that involves a change in floor area. building height. or configuration of
building footprint.
2. Action Item 3.1.5 (new): Enact a temporary moratorium on all development meeting the
threshold for design review and approval in Action Item 3.1.2 until adoption of design
Staff report
Page 3 of 12
standards for the U.S. Highway I Community Center are adopted or six months after the
effective date of this Master Plan. whichever occurs first.
Strategy 3.3
Adopt a Tavernier Main 8treet District Overlay to inell:lde tfte.-a zoning overlay for the
designated Community Center defined in Action Item 3.2.1 and specific Land Development
Regulations for that overlay.
Action Item 3.3.5: Require existing commercial parcels proposed for Employee Housing
density bonuses be developed "yillage" type consistent with the design standards adopted
pursuant to Action Items 3.2.3 and 3.3.3 with single family houses, duplexes or townhouse
units with a maximum of fOl:lf Wlits to a strnetl:lfe.
4) Action Item 5.2.1:
The Planning Commission recommends that the Action Item remain unaltered. Action Item 5.2.1
limits affordable housing structures to four units per structure. The Planning Commission
determined that the limit in units per structure was important to assure the aesthetics of the project.
"Action Item 5.2.1: Maintain the community character of the planning area by requiring
that all affordable and employee housing developments of four or more units be developed
in a "village" type design with single family, duplexes or town houses with a maximum of
four units per structure. The units will conform to the design guidelines for development in
the U.S. 1 corridor or the Tavernier Historic District as applicable. "
The Planning Department recommends the deletion of Action Item 5.2. The changes to Action
Items 3.1.2 and 3.3.5 and Strategy 3.3 will require that design of multifamily units be in
conformance to the design standards adopted for the Community Center. (Attachment 3 and 4.)
The Department in reviewing both Action Items 3.1.2 and 5.2.1 determined that the primary
concern raised by members of the residential community is that development and redevelopment
be well designed and constructed to enhance the community and the business community's
concern is that the requirements for design and construction be economically cost effective. ill
addition the Department is concerned that the restrictions on the number of units within structures
for affordable or employee housing is discriminatory and reduces opportunities for developing
housing that is affordable.
At the October 20, 2004 Planning Commission the concern was raised that affordable housing is
not necessary in the study area. Yet Goal 5, Page 49 of the Plan establishes the need for affordable
housing. The planning area has traditionally been a working community with neighborhoods that
house members of the County's workforce. However, residents in those neighborhoods have
difficulty affording housing expenses, and prospective new arrivals, often locally-employed, cannot
afford to purchase a home. While residential units increased in the planning area between 1990 and
the year 2000, according to the US Census Bureau, by 235 units permanent residential units have
decreased by 216 units. This includes a decrease of rental units of 121 units.
Staff report
Page 4 of 12
Attachment 1
Livable CommuniKeys Master Plll.n lor Ta"ernietCreek Bridge tiJ Mile Marke"9 7
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Staff Land Use and Redevelopment Element
DRAFT FOUR
35
Staff report
Attachment 2 (Page 1)
Monroe County
~ Man~nt Division
2798 Overseas Higl:tway
Suite 410
~ara~on,Horida 33050
Vciae: (305) 289-2500
FAX: (M5) 289c252.6
Board 01 Calmly CDmrni...._
Mayor M.irray E. Nelson, Disl.5
Mayor Pro Term David l".Rice, Disl4
Dixie Spehar, Disl. 1
George Neugent, nisI. 2
Olarles "Sonny" MdCoy,Disl. 3
A point by point response is provided for the issues raised by the Tavernier Community
Association. Similar items have been coIIlbined to e1iJninate duplicate responses:
Item Number 1: "The parcels being directed to be up-zoned flOrn Improved Subdivision to
Mixed Use would be the only parcels along the ocean side of the Tavernier Commercial
Corridor to be zoned Mixed Use."
Staff Response: Commercial zoning exists to the north and east of the subject
property along the Overseas Highway. Although no other Mixed Use (MU) zoned
property is located in the vicinity it would not be out of context with the existing
zoning in the area.
Across US 1 frorn the subject parcels on the bay side is the TavernierTowne Plaza.
This is a 35-acre high intensity shopping area zoned Urban Commercial. East of
Tavernier Towne Plaza is a 40- acre Mixed Use neighborhood To the northeast of the
subject parcels on the ocean side, is a Sub Urban Commercial Land Use strip which
continues with one interruption for the one mile length of the Community Center
Overlay District.
The Mixed Use Land Use District has a stronger residential component than the
Suburban Commercial (SC) land use designation and provides for a greater open space
requirement, 0.2 versus 0.0 for (SC).
The Mixed Use Land District is more conducive to creating affordable housing, it has
a Maximmn Net Density of 18 dwelling wits per acre for affordable andeIIlployee
housing versus 15 dwelling units per acre in SubUrban Commercial.
The Mixed Use Land Use District designation helps to implernentamongst other
Livable CommuniKeys Master Plan strategies, Strategy 3.3, Action Itern3.3.6
encouraging small businesses to add ernployee apartments.
The Tavernier Liveable CommlllliKeys Plan further directs Staff to promote
affordable housing. Strategy 5.2 reads, "Encourage the development and
redeveloprnent of commercial and mixed-use zoned land for ernployee housing."
Strategy 5.1 reads, "Prornote commerCial housing above and in conjwction with
commercial buildings in the Community Center Overlay district, as this area has
capacity to add sorne ernployee housing units based on the commercial floor area ratio
of the different commercial parcels."
Page 6 of 12
Staff report
Attachment 2 (Page 2)
Item Numbers 2, 5, 6 and 7: "No other so-called 'non-conforming' parcels in the planning
area are slated to be zoned to a high intensity of use to cure their non-conformities"; "The
properties slated for higher-intensity zoning will not and never have been denied commercial
use"; "The current commercial use of the properties has been unchanged for many, many
decades and businesses have prospered"; and "We question whether or not a higher-intensity
zoning will actually cure the non-conformities and rnay, instead, serve to further the non-
historic use of the properties;"
Staff Response: The owners of the subject parcels applied for the Land Use District
change. The Liveable CommuniKeys Plan provided the opportunity for land owners to
apply for a rezoning where they felt their businesses were incorrectly zoned. A change
to Mixed-Use with its list of permitted and conditional uses is best suited to bring
existing uses and structures on the subject parcels into conformance with the Monroe
County Code.
It is incorrect to refer to the change in Land Use District as a change "to a high
intensity use". High intensity uses are prohibited on vacant parcels by the Non
Residential Rate of Growth Ordinance (NROGO) whenever a NROGO allocation is
required. High intensity uses are also prohibited by Action Item 3.1.2 of the Tavernier
LCP.
Item Numbers 3 and 4: "While the properties are all within the Tavernier Historic District
Overlay, nothing abouUhe Overlay applies in any way to protect contiguous, conforming
residential neighbors from any of the unintended consequences of a zoning upgrade"; and
"Only a lot line and a few shrubs protect contiguous, conforming neighbors from any increase
in the intensity of Use of these commercial properties."
Staff Response: Mitigation of negative externalities between comrnercialand
residential use is required by the Monroe County Code. Any redevelopment or
substantial irnprovementofthe subject parcels would require that the parcels are
brought into conformance with the Code.
Pursuant to Section 9.5- 377, District boundary buffers, a Class D buffer between 20
and 35 feet wide is required between Improved Subdivision (IS) lots and Mixed Use
(MU) lots. The density of the vegetation in the buffer varies inversely with the width
of the buffer yard.
Pursuant to the MCC, Section 9.5- 391- 394, Outdoor Lighting, all lighting from
nonresidential uses shall be located, screened or shielded so that adjacent residential
lots are not directly illuminated.
Any new development on the subject parcels would also be subject to all other parts of
the Tavernier LCP including the proposed design guidelines and design standards.
Page 2 of 2
Page 7 of 12
Attachment 3
Village-Style, Contextual to Tavernier: Roosevelt Gardens, Key West. Between 4 and 6 Units Per Structure
Village-Style.: Similar Affordable Housing Projects Throughout the Country
Condominium-Style: 1) Tradewinds Housing Development (Key Largo), 2) Eastwood
Apartments (Marathon), 3) Meridian West (Stock Island)
Staff report
Page 8 of 12
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Proposed Future Land Use Map Amendment: Street Map
Key: Key Largo
Mile Marker: 92
Proposal: Change Future Land Use District from RM and RH to MC
Property Description: RE 482320 and 482310
Land Use District Map #; 151
Staff report
Page 10 of 12
Attachment 6
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Key: Key Largo
The Monroe County Year 2010 Comprehensive Plan
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indicated above and briefly described as:
t
Mile Marker: 92
Proposal: Change Future Land Use District from RM and RH to MC
Property Description: RE 482320 and 482310
200
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Land Use District Map #: 151
Staff report
Page 11 of 12
Attachment 7
Proposed Future Land Use Map Amendment: Aerial
Key: Key Largo
Mile Marker: 92
Proposal: Change Future Land Use District from RM and RH to MC
Property Description: RE 482320 and 482310
I
200
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Land Use District Map#: 151
Staff report
Page 12 of 12
Monroe County Planning
Commission
Resolution
RESOLUTION NO. P55-2004
A RESOLUTION BY THE MONROE COUNTY PLANNING
COMMISSION RECOMMENDING APPROVAL TO THE BOARD OF
COUNTY COMMISSIONERS OF PROPOSED AMENDMENTS TO
THE DRAFT LIVABLE COMMUNlKEYS MASTER PLAN FOR
TAVERNIER CREEK TO MILE MARKER 97.
WHEREAS, the Monroe County Board of County Commissioners (BOCC) held
a public hearing on August 18, 2004, for the purpose of considering the transmittal of the
Tavernier Creek to MM 97 Master Plan to the Florida Department of Community Affairs
(DCA), for review and comment; and
WHEREAS, the BOCC approved the Tavernier Creek to MM 97 Master Plan, a
proposed amendment to the Monroe County Year 2010 Comprehensive Plan, Future
Land Use Map and Land Use Designation Map for transmittal to the DCA; and
WHEREAS, during discussion of the Livable CommuniKeys Master Plan for
Tavernier Creek to Mile Marker 97 the Board of County Commissioners heard comments
from the public present and identified three (3) action items containing four (4) separate
issues in the Livable CommuniKeys Master Plan that required further review and
consideration; and
WHEREAS, the Board of County Commissioners directed staff to return Action
Item 1.4.2, Action Item 3.1.2 and Action Item 5.2.1 to the Monroe County Planning
Commission for further consideration and recommendation before the adoption hearing
for the Plan; and
WHEREAS, a public workshop, with public comment, was held during the
September 22, 2004, Planning Commission meeting to discuss the Action Items and the
Future Land Use Map (FLUM) and Land Use District Map amendments contained in the
items; and
WHEREAS, during a regularly scheduled meeting on October 7, 2004, the
Development Review Committee reviewed the Action Items and staff alternatives, heard
comments from staff and the public, and recommended to the Monroe County Planning
Commission approval of the staff recommendations; and
WHEREAS, during a regularly scheduled meeting on October 19, 2004, the
Planning Commission, at a Public Hearing, discussed the Action Items identified by the
Board of County Commissioners, reviewed the proposed amendments to the Livable
CommuniKeys Master Plan, and heard comments from staff and the public; and
PC recommendation
10f4
Initials _
WHEREAS, the Planning Commission considered and amended Action Item
1.4.2 to delete parcel number 565970.0001 from the FLUM and Land Use District Map
amendments for the businesses located ocean-side, across US #1 from the Tavernier
Town Shopping Center and that the Coconut Palm FLUM amendment be incorporated
into Action Item 1.4.2; and
WHEREAS, the Planning Commission recommended that the Board of County
Commissioners revision to Action Item 3.1.2 be further refined to limit the Square
footage of new structures to a maximum of 2,500 square feet, excluding redevelopment
and the Urban Commercial Land Use District from the limits; and
WHEREAS, the Planning Commission recommended to the Monroe County
Board of County Commissioners no change to Action Item 5.2.1 which limits affordable
and employee housing developments to structures containing a maximum of 4 units and
that the Action Item remain as presented in the Draft Livable CommuniKeys Master Plan
for Tavernier Creek to Mile Marker 97; and
WHEREAS, the Monroe County Board of County Commissioners hereby
supports the recommendation of the Monroe County Planning Commission; and
NOW THEREFORE, BE IT RESOLVED BY THE PLANNING
COMMISSIONErS OF MONROE COUNTY, FLORIDA THAT:
The Monroe County Planning Commission recommends to the Board of County
Commissioners the following amendments to the Draft Livable CommuniKeys Master
Plan for Tavernier Creek to Mile Marker 97:
1) Amend Action Item 1.4.2 to read as follows in order to eliminate the number of
nonconforming structures that exist on these properties and bring them into conformity
with the current use and surrounding community:
Action Item 1.4.2
"Action Item 1.4.2: Adopt the following parcel-specific revisions to the Future
Land Use Map (FLUM) category and Land Use District Map:
1) Change the designation of parcels identified with real estate parcel numbers:
566000,566240,477140,566120,477150,477160,477170,477210,
565970.0001 and 477180 planning area from Improved Subdivision (IS) to Mixed
Use (MU) on the Land Use District Map and from Residential Medium (RM) to
Mixed Use Commercial (MC) on the Future Land Use Map (FLUM).
2) Change the designation of parcels identified with real estate parcel numbers
476750,476760,476770 and 476780 which are owned by Monroe County from
Improved Subdivision (IS) to Native Area (NA) and on the Future Land Use Map
from Residential Medium (RM) to Residential Conservation (RC)."
PC recommendation
2 of4
Initials
3) Change the Future Land Use Map designation of parcels identified with the
following real estate numbers from Residential Medium (RM) and Residential
High (RH) to Mixed-Use Commercial (MC): 00482310.000000 and
00482320.000000.
2) Delete existing Action Item 3.1.2 and create a new Action Item 3.1.2.
Action Item 3.1.2
i\.ction Item 3.1.2: Re':iew all development plans f-or new commercial and transiem:
struct1H'es greater than 2,500 sqHare feet to aSS1H'e community character of the area
is considered before appro'/aL
Action Item 3.1.2: Amend the Land Development Regulations to limit the size of
new individual commercial structures in the Tavernier Creek to Mile Marker 97
Master Plan planning area that are not replacements for existing structures. to a
maximum of 2.500 square feet. More than one 2.500 square foot building shall be
allowed where permitted by the Land Development Regulations. The Urban
Commercial (UC) Land Use District containing Tavernier Towne Center and
Mariners Hospital among other uses shall be exempted.
3) Change Action Item 5.2.1 and that it remain as presented in the Draft Livable
CommuniKeys Master Plan for Tavernier Creek to Mile Marker 97:
Action Item 5.2.1
Action Item 5.2.1: Maintain the community character of the planning area by
requiring that all affordable and employee housing developments of four or more
units be developed in a "village" type design with single family, duplexes or town
houses with a maximum of four units per structure. The units will conform to the
design guidelines for development in the U.S. 1 corridor or the Tavernier Historic
District as applicable.
Remainder of the page left blank
PC recommendation
3of4
Initials
PASSED AND ADOPTED By the Planning Commission of Monroe County,
Florida at a regular meeting held on the 19th day of October 2004.
Chair Lynn Mapes
Vice Chair Denise Werling
Commissioner David Ritz
Commissioner Julio Margalli
Commissioner James Cameron
YES
YES
ABSENT
YES
YES
PLANNING COMMISSION OF MONROE COUNTY, FLORIDA
By
Lynn Mapes, Chair
Signed this
day of
,2004.
PC recommendation
40f4
Initials
MEMORANDUM
TO:
Board of County Commissioners
FROM:
Timothy J. McGarry, Directo'/11J
Growth Management Divisio'if r(
Agenda Ite,Qvahle CommuniKeys Master Plan
For Tavernier Creek to Mile Marker 97
SUBJECT:
DATE:
November 16,2004
Attached please find a copy of a resolution reflecting the recommendation from the
Planning Commission for the above referenced Livable CommuniKeys Master Plan.
Inadvertently the wrong resolution was inserted into your agenda packages.
cc: Tom Willi, County Administrator
Danny Kohlage, Clerk of the Court
RESOLUTION NO.
-2004
A RESOLUTION BY THE MONROE COUNTY BOARD OF COUNTY
COMMISSIONERS DIRECTING THE PLANNING AND
ENVIRONMENTAL RESOURCES DEPARTMENT TO AMEND THE
DRAFT LIVABLE COMMUNIKEYS MASTER PLAN FOR
TAVERNIER CREEK TO MILE MARKER 97 BEFORE BRINGING
THE PLAN TO THE BOARD FOR ADOPTION.
WHEREAS, the Monroe County Board of County Commissioners (BOCC) held
a public hearing on August 18, 2004, for the purpose of considering the transmittal of the
Tavernier Creek to MM 97 Master Plan to the Florida Department of Community Affairs
(DCA), for review and comment; and
WHEREAS, the BOCC approved the Tavernier Creek to MM 97 Master Plan;, a
proposed amendment to the Monroe County Year 2010 Comprehensive Plan, Future
Land Use Map and Land Use Designation Map for transmittal to the DCA; and
WHEREAS, during discussion of the Livable CommuniKeys Master Plan for
Tavernier Creek to Mile Marker 97 the Board of County Commissioners heard comments
from the public present and identified three (3) action items containing four (4) separate
issues in the Livable CommuniKeys Master Plan that required further review and
consideration; and
WHEREAS, the Board of County Commissioners directed staff to return Action
Item 1.4.2, Action Item 3.1.2 and Action Item 5.2.1 to the Monroe County Planning
Commission for further consideration and recommendation before the adoption hearing
for the Plan; and
WHEREAS, a public workshop, with public comment, was held during the
September 22, 2004, Planning Commission meeting to discuss the Action Items and the
Future Land Use Map (FLUM) and Land Use District Map amendments contained in the
items; and
WHEREAS, during a regularly scheduled meeting on October 7, 2004, the
Development Review Committee reviewed the Action Items and staff alternatives, heard
comments from staff and the public, and recommended to the Monroe County Planning
Commission approval of the staff recommendations; and
WHEREAS, during a regularly scheduled meeting on October 19, 2004, the
Planning Commission, at a Public Hearing, discussed the Action Items identified by the
Board of County Commissioners, reviewed the proposed amendments to the Livable
CommuniKeys Master Plan, and heard comments from staff and the public; and
Planning Commission recommendation
10f4
WHEREAS, the Planning Commission recommended to the Monroe County
Board of County Commissioners that Action Item 1.4.2 be amended to delete parcel
number 565970.0001 from the FLUM and Land Use District Map amendments for the
businesses located ocean-side, across US #1 from the Tavernier Town Shopping Center
and that the Coconut Palm FLUM amendment be incorporated into Action Item 1.4.2;
and
WHEREAS, the Planning Department supports the recommendation of the
Planning Commission that Action Item 1.4.2 be amended to delete parcel number
565970.0001 from the FLUM and Land Use District Map amendments and that the
Coconut Palm FLUM amendment be incorporated into Action Item 1.4.2; and
WHEREAS, the Planning Commission recommended that the Board of County
Commissioner's revision to Action Item 3.1.2 be further refined to limit the Square
footage of new structures to a maximum of 2,500 square feet, excluding redevelopment
and the Urban Commercial Land Use District from the limits; and
WHEREAS, the Planning Commission recommended to the Monroe County
Board of County Commissioners no change to Action Item 5.2.1 which limits affordable
and employee housing developments to structures containing a maximum of 4 units and
that the Action Item remain as presented in the Draft Livable CommuniKeys Master Plan
for Tavernier Creek to Mile Marker 97; and
WHEREAS, the Planning Department in reviewing Action Items 3.1.2 and 5.2.1
determined that the primary concern raised by members of the residential community is
that development and redevelopment be well designed and constructed to enhance the
community and the business communities concern is that the requirements for design and
construction be economically cost effective; and
WHEREAS, the Monroe County Board of County Commissioners hereby
supports the recommendation of the Monroe County Planning Commission; and
NOW THEREFORE, BE IT RESOLVED BY THE BOARD OF COUNTY
COMMISSIONERS OF MONROE COUNTY, FLORIDA THAT:
Section 1: Amend Action Item 1.4.2 to read as follows in order to eliminate the number
of nonconforming structures that exist on these properties and bring them into conformity
with the current use and surrounding community:
Action Item 1.4.2
"Action Item 1.4.2: Adopt the following parcel-specific revisions to the Future
Land Use Map (FLUM) category and Land Use District Map:
1) Change the designation of parcels identified with real estate parcel numbers
566000, 566240, 477140, 566120, 477150, 477160, 477170, 477210,
Planning Commission recommendation
20f4
565970.0001 and 477180 planning area from Improved Subdivision (IS) to Mixed
Use (MU) on the Land Use District Map and from Residential Medium (RM) to
Mixed Use Commercial (MC) on the Future Land Use Map (FLUM).
2) Change the designation of parcels identified with real estate parcel numbers
476750,476760, 476770 and 476780 which are owned by Monroe County from
Improved Subdivision (IS) to Native Area (NA) and on the Future Land Use Map
from Residential Medium (RM) to Residential Conservation (RC)."
3) Change the Future Land Use Map designation of parcels identified with the
following real estate numbers from Residential Medium (RM) and Residential
High (RR) to Mixed-Use Commercial (MC): 00482310.000000 and
00482320.000000.
Section 2: Delete existing Action Item 3.1.2 and create a new Action Item 3.1.2.
Action Item 3.1.2
.^"ctiOR Item 3 .1.2: Review all development plans for new oommercial and transient
struet1:H'es greater than 2,500 sqaare feet to assm-e commtmity character of the area
is eonsidered before approval.
Action Item 3.1.2: Amend the Land Development Regulations to limit the size of
new individual commercial structures in the Tavernier Creek to Mile Marker 97
Master Plan planning area that are not replacements for existing structures. to a
maximum of 2.500 sQuare feet. More than one 2.500 square foot building shall be
allowed where permitted bv the Land Develo{>ment Regulations. The Urban
Commercial (DC) Land Use District containing Tavernier Towne Center and
Mariners Hospital among other uses shall be exempted.
Section 3: The Department of Planning and Environmental Resources is directed to make
the changes as detailed in this resolution to the Livable CommuniKeys Master Plan for
Tavernier Creek to MM 97 before bringing the Plan to the Board for adoption.
[THIS PAGE IS LEFT INTENTIONALLY BLANK.]
Planning Conunission recommendation
30f4
PASSED AND ADOPTED by the Board of County Commissioners of Monroe
County, Florida at a regular meeting held on the I 7th day of November, 2004.
Mayor Murray Nelson
Mayor Pro Tern David P. Rice
Commissioner Charles "Sonny" McCoy
Commissioner George Neugent
Commissioner Dixie Spehar
BOARD OF COUNTY COMMISSIONERS
OF MONROE COUNTY, FLORIDA
BY
Mayor Murray Nelson
(Seal)
ATTEST: Danny L. Kolhage, Clerk
Deputy Clerk
[~~iJ
Planning Conunission recommendation
40f4
3. Action Item 3.1.6 (new): Require that any development. remodeling or redevelopment
approved within the designated Tavernier Historic Overlav District (Figure 3.1). to
include the areas designated as the Existing. Historic District and Proposed Historic
District. meeting the following criteria. be consistent with design standards and in
compliance with regulatorv controls established pursuant to Strategv 4.1:
1. Anv structure that is designated bv Monroe Countv as an historic resource:
(NtJ~~ )
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2.
Any structure identified bv "The Final Report Historic Architectural
Survev of Unincorporated Areas of Monroe Countv Florida (2003)"
prepared bv GAI Consultants Inc.
4. Action Item 3.1.7 (new): Enact a temporary moratorium on all development meeting
the threshold for design review and approval in Action Item 3.1.6 until adoption of design
standards and regulatorv controls for the Tavernier Historic Overlav District are adopted
or six months after the effective date of this Master Plan. whichever occurs first.
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