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T. Public Hearings BOARD OF COUNTY COMMISSIONERS AGENDA ITEM SUMMARY Meeting Date: March 21, 2007 Bulk Item: Yes No ~ Division: Growth Management Department: Planning and Environmental Res. Staff Contact: Aref Toulani I rulianne Thomas AGENDA ITEM WORDING: A public hearing to consider the request of Northstar Resort Enterprises Corp. to amend the Land Use District Map Amendment from Sub Urban Commercial (SC) to Mixed Use (MU) for a portion of the property legaUy described as Island of Key Largo, Pt Lots 5-12-13, Section 6, Township 61S, Range 40E, Monroe County, Florida, having Real Estate Number: 00083970.000000 in accordance with Map 1 as attached hereafteL This parcel is split between three (3) Land Use District.s. The Sub Urban Residential (SR) and Native Area (NA) portions of the parcels shall remain unchanged. This item is being heard again due to posting requirements. ( one public hearing required) ITEM BACKGROUND: On October 10, 2006, the Development Review Committee recommended approval to the Monroe County Planning Commission for the request of Northstar Resort Enterprises Corp. to amend the Land Use District Map from Sub Urban Commercial (SC) to Mixed Use (MU) for a portion of the property legally described as Island of Key Largo, 1't. Lots 5-12-13, Section 6, Township 61S, Range 40E, Monroe County, Florida, having Real Estate Number: 00083970.000000. This parcel is split between three (3) Land Use Districts. The Sub Urban Residential (SR) and Native Area (NA) portions of the parcels shall remain unchanged. On January 24, 2007, the Monroe County Planning Commission recommended approval to the Monroe County Board of County Commissioners for the request of Northstar Resort Enterprises Corp. to amend the Land Use District Map from Sub Urban Commercial (SC) to Mixed Use (MU) for a portion of the property as described above. Due to posting requirements, this item is scheduled to be heard again at the Planning Commission on March 20, 200T This site has been linked to a major conditional use permit via Planning Commission Resolutions 1'47-03 and 1'02-07 for hventy (20) affordable housing units to be built concurrently with a hotel resort project at approximate mile marker 99. Please note that this is not a linkage as required by 99.5-266; the Northstar resort project is for transient use and as such, is not subject to 99.5-266. This site has been identified in Development Order #5-04 as a receiver site for forty-seven (47) ROeO exemptions to be built as attached affordable housing units. This change does not effect the development of these forty-seven (47) attached affordable housing units but will allow any additional units on the property to be built as either attached or detached units. PREVIOUS REl.EV ANT HOeC ACTION: Non:e CONTRACT/AGREEMENT CHANGES: N/ A ST AFF RECOMMEND A nONS: Approval TOTAL COST: N/A COST TO COUNTY: N I A BUDGETED: Yes No SOURCE OF FVNDS:~_______"_'___H__.mmm____ REVENUE PRODUCING: Yes No AMOUNT PER MONTH_ Year APPROVED BY: County Atty X OMB/Purchasing_ Risk Management DOCUMENTATION: Included X Not Required__ DISPOSITION: AGENDA ITEM # PROPOSED BOCC ORDINANCE ORDINANCE NO. - 2007 AN ORDINANCE BY THE MONROE COUNTY BOARD OF COUNTY COMMISSIONERS APPROVING A REQUEST BY NORTHSTAR RESORT ENTERPRISES CORP. FOR A LAND USE DISTRICT MAP AMENDMENT FROM SUB URBAN COMMERCIAL (SC) TO MIXED USE (MU) FOR A PORTION OF THE PROPERTY LEGALLY DESCRIBED AS ISLAND OF KEY LARG01 PT. LOTS 5-12-131 SECTION 6, TOWNSHIP 6151 RANGE 40E1 MONROE COUNTY, FLORIDA; HAVING REAL ESTATE NUMBER: 00083970,000000. WHEREAS, the Monroe County Board of County Commissioners, during a regular meeting held on March 21, 2007 conducted a review and consideration of the request filed by Northstar Resort Enterprises Corp. for a Land Use District Map Amendment from SUB URBAN COMMERCIAL (SC) to MIXED USE (MU) for property legally described as Island of Key Largo, Pt. Lots 5-12-13, Section 6, Township 61S, Range 40E1 tvJonroe County, Florida! having Real Estate Number: 00083970.000000; and WHEREAS, the Monroe County Planning Commission! during a regular meeting held on March 20! 2007 in Key Largo, conducted a review of these same requests and recommended approval to the Board of County Commissioners; and WHEREAS, the Monroe County Development Review Committee, during a regular meeting held on October 10, 2006 in Marathon, conducted a review and consideration of these same requests and recommended approval to the Planning Commission; and W1fEREAS, after further review of the application and consideration of the facts, Staff recommended approval to the Monroe County Board of County Commissioners as indicated in the Staff Report dated January 17, 2007; and W1fEREAS, the Board of County Commissioners further reviewed the application and made the following Findings of Fact: 1. Section 9.5-511 (d}(5}b of t.lte Monroe County Code (MCC) allows the Board of County Commissioners to consider adopting an ordinance to enact map changes under six listed conditions. 2. In accordance with Section 9.5-511 (d) (5) (b), the proposal has met the following conditions: (ii.)Changed assumptions: The parcel does not meet and is not situated to meet the purpose of the SC land. use district as the only access to the parcel is via US-I. AdditionallYI while there is adequate vacant commercial property in Key Largo but there is a need for mixed use developments which will support a mixture of residential and commercial uses. BOCC Resolution Northstar Resort Land Use District Amendment Change .from SC to MU Page I of 3 (iv.) New issues: Mixed use developments which allow a variety of housing types help to support state mandated affordable housing initiatives and are consistent with the FLUM designation of Mixed Use/Commercial (MC). 3. The subject property was zoned General Use (GU) and Mobile Home Park Residential District (RU-5P) prior to 1986. 4. The subject property was assigned split land use district designation of SC, Suburban Residential (SR) and Native Area (NA) in 1986. 5. The Future Land Use Map of the Monroe County Year 2010 Comprehensive Plan, which took effect on January 4, 1996, followed the land use district boundaries and designated future land use categories ofMC, Residential Low (RL), and R.,s,Aenhu1 ro"""e,.nahO"" (Re) fAr ~'he pa,.,..,,...1 ~ .1'1..( -'. t L.1.,(,I-"-.......... ..l.L3' 1" 0u..lL .L ~ -"'- '- 'I..-~_",,-,-I, J.- '\",-:~,_L~' 6. Section 9.5-511 prohibits any map amendments that would negatively impact community character. No negative impacts were identified by changing the SC portion of the parcel to MU. 7. Objective 101.11 states that Monroe County shall ensure that at the time a development permit is issued, adequate public facilities are available to serve the development at the adopted level of service standards concurrent with the impacts of such development. 8. The 2005 Public Facilities Capacity Assessment Report and the listed programs for storm water and wastewater indicate that there are no significant concerns. WHEREAS, the Board of County Commissioners made the following Conclusions of Law: 1. TIle proposed map amendment meets criteria (ii) and (iv) outlined in Section 9.5- 511 of the Monroe County Land Development Regu lations. 2. The proposed map amendment will not result in a negative impact or alter the character of the properties or the immediate vicinity. 3. Based on the Findings of Facts presented, the proposed land use designation is appropriate for this property and will allow the owners to make full use of the subject property. NOW THEREFORE, BE IT RESOLVED BY THE BOARD OF COUNTY COMMISSIONERS OF MONROE COUNTY, FLORIDA, THAT Section 1. The Board specifically adopts the findings of fact and conclusions of law stated above. Section 2. The portion of the described property which is currently designated as Sub Urban Commercial (SC) shall be designated Mixed Use (MU). The SR and NA portions of the parcel shall remain unchanged. BOCC RE'solution Northstar Resort Land Use District Amendment Change from SC to MU Page 2 of 3 Section 3. The Land Use Designation Map of Monroe County shall be amended as shown in on the attached map, hereby incorporated by reference and attached as Exhibit 1 and given the identification number of M26081. Section 4. If any section, subsection, sentence, clause, item, change or provision of this ordinance is held invalid, the remainder of this ordinance shall not be affected by such invalidity. Section 5. This ordinance shall be filed in the Office of the Secretary of State of the State of Florida but shall not become effective until a notice is issued by the Department of Community Affairs or Administration Commission approving the ordinance. Section 6. This ordinance shall be transmitted by the Planning Department to the Department of Community Affairs pursuant to Chaptet 163 and 380, Florida Statutes. Section 7. This ordinance shall be filed in the Office of the Secretary of the state of Florida but shall not become effective until a notice is issued by the Department of Community Affairs or Administrative Commission Approving the ordinance. PASSED AND ADOPTED by the Board of County Commissioners of Monroe County, Florida at a regular meeting held on the 21st day of March, 2007. Mayor Mario Di Gennaro Mayor Pro Tern, Dixie Spehar Commissioner George Neugent Commissioner Charles "Sonny" McCoy Commissioner Sylvia J. Murphy BOARD OF COUNTY COMMISSIONERS OF MONROE COUNTY, FLORIDA BY~_ Mayor Mario Oi Gennaro (SEAL) ATTEST: DANNY L. KOLHAGE, CLERK DEPUTY CLERK ROCC Resolution Northstar Resort Land Use District Amendment Change from SC to MU Page 3 of 3 EXHIBIT 1: LAND USE DESIGNATION J\1APS o __ m u 5~ ~ ill 0 QJ Q)"O <D ." ~t (\J 'g 'Vi "0 :;;; '5 fii " ~ CS~ ,~~ ~ 8 -l-l ,Q ~~ -6 c 0 C '" ~ ro ~.91 "' 0 ad] .B $~ Q)1I <( ~ 8 ::J~ t CJ1 0 f 0 CJ)~ "E Q) ,g 6 (U 'C '" > <D ~ f'- f6 [3 --' 0 ~-ia Q m m ~~ !!!al fri l' (I) ~ ~~ 0 ::6-:;; d~ :;;; IiiGi 8 ~~ :!).- ~ -S:E ~:':'I L :;;; ~~ .Q Sill ~ Cl53 Q)al 0 g~ b Q) ~ g~ .!'J <5.9 o E or 2' ~ '" "'- ~ Q)1/ ! 0 F 6: STAFF REPORT MEMORANDUM MONROE COUNTY PLANNING DEPARTMENT We strive to be caring, pn~fessional and fair To: From: Through: Date: Board of County Commissioners Julianne Thomas, Planner Aref Joulani Sr. Director of Planning & Enviromnental Resources January 17, 2007 RE: Florida Keys R V Park Alap Amendment at 106003 Overseas Hwy in Key Largo I MEETING DATE: February 21, 2007 1 2 3 4 5 6 7 8 9 10 II 12 13 14 15 16 17 18 19 20 21 22 23 24 ?- -) 26 27 28 30 31 32 Development Order #5-041 dated June 29, 2004, identified the Florida Keys RV Park 33 (MM106) as the receiver site for forty-seven (47) ROGO exemptions from the Northstar II REQUEST: A. ProposaL The Applicant is proposing a land use designation change from Suburban Commercial (SC) to Mixed Use (MU). The parcel is being proposed for a land use designation change has three (3) land use designations. The only portion applicant is requesting to change is the portion designated SC B. Location: 1. 2. Island & Mile Marker: Key Largol MM 106 Address: 106003 Overseas Hvvv, Kev Largo " " Legal Description: Island of Key Largo, Pt. Lots 5-12-13, Section 6, Township 61S, Range 40E, Monroe County, Florida RE Number (s): 00083970.000000 '"I cJ. 4. C Applicant: 1. Owner: Northstar Resort Enterprises Corp. 2. Agent: Reed & Company III PROCESS: Pursuant to Monroe County Code (MCC) s9.5-511(d), an applicant must present a request to the Development Review Committee (DRC), Planning Commission (PC) and Board of County Commissioners (BOCC). As this request does not require a Comprehen..."ive Plan amendment, there will be no transmittal to the State. l1w presented this at the October 10, 2006 ORC in Key N PRIOR COUNTY ACTIONS: Page 1 of8 \\me-sTv-gm !\pub\GROWTH MANAGEMENT\Geo\Upper Keys\!O 1 to 107 Key Largo North\MMl06\Florida Keys RV Park\BOCC Packet\BOCCFloridaKeysRVMapSR.doc 1 2 Resort site (MM99.5) to be built as attached affordable housing units. The units will be able to be received onsite pending approval of the major conditional. " .) 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 Resolution P55-03 dated October 22, 2003, approved the request filed by Northstar Resort to transfer one hundred twenty-six (126) RaGa exemptions off of the Florida Keys RV Park (MMI06). Resolution P56-03 dated October 22, 2003 approved the request filed by Northstar Resort to receive seventy-seven (77) ROGO exemptions from the Florida Keys RV Park (MMI06) at the Northstar Resort site (MM99.5). In July 2006, a Resolution for an amendment to a major conditional use permit passed which approved the request by Northstar Resort to receive the 49 remaining ROGO exemptions identified in P55-D3. In October 2006, the DRC reconunended approval of this map amendment to the Planning Director without any conditions. V ~KGROUND INFORMA TION~ A. Existing Land Use District: Suburban Commercial (SC), Suburban Residential (SR) and Native Area (NA) B. Existing Future Land Use Designation: Mixed UsejConunercial (MC), Residential Low (RL) and Residential Conservation (RC) C. Proposed Land Use District: Mixed Use (MU), Suburban Residential (SR) and Native Area (NA) D. Proposed Future Land Use Designation: No change proposed E. Proposed Tier Designation: Tier III Fo Size of Site: 1024 acres of upland and 1.443 acres of submerged lands (borrow pit). A total of 9.88 acres is Suburban Commercial. G. Land Use and Habitat from 1985 Aerials: The 1985 existing conditions aerials classify this property disturbed code 740 on panel 291 and 299, adjacent to code 612, fringing mangrove wetland. H. Existing Vegetation / Habitat: There is a borrow pit or man-made lake in the southern end of the property. There are mature native trees and native vegetation throughout the entire property. Towards the northern boundary of the lake there are some Brazilian pepper intertwined with buttonwood and mangroves. The southern portion of the lake there is a paved asphalt area. Beyond the asphalt road there appears to be a small portion of native hardwood trees, mostly seagrapes and buttonwood fonowed by buttonwoodj ma..llgrove 30 31 32 33 34 35 36 37 38 39 40 41 L Community Character Vidnity: site abuts a Area (NA) to Suburban Residential (SR) area to owned the State of Florida. The western properties are also zoned SR and are privately owned. All surrounding parcels are undeveloped except the Florida Keys Electric 45 46 47 Page2of8 \\rnc-srv-gm 1 \pub\G RO WTHMA NAG EMENT\Geo\Upper Keys\' j 0 I to 107 Largo North\MM lD6\F1orida Keys RV Park\BOCC Packet\BOCCFloridaKeysRVMapSR.doc 2 Cooperative parcel and will be designated as Tier 1, if the Tier system is approved. 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 )" --' 24 25 26 27 28 29 30 31 32 VI REVIEW OF APPLICATION: A. Zoning and Land Use History: This parcel is not part of a subdivision and has never been platted. County records indicate that in 1970, a zoning change was requested for this parcel from GU (General Use) to RU-5 (Mobile Home Park Residential District) with a variance to permit campers in an RU-5 zone. This request was approved. Prior to 1986, the parcel was designated as RU-5P which did allow for camping and recreational vehicle use. B. Considerations during 1986 Comprehensive Plan Process This parcel was designated Suburban COrTI-mercial (SC) in 1986 and deemed to have a minor conditional use in order to operate as a campground and rent out RV spaces. C. Map Changes or Boundary Changes since 1986: None. VII ANALYSIS AND RATIONALE FOR CHANGE Pursuant to MCC S 9.5-511 (d) (5) h, the six reasons a land use district change can be approved are listed along with applicant and Staff justifications. It is the applicant's burden to justify overturning existing land use designations previously set by the Board of County Commissioners. A. Changed Projections 1. Applicant: None ,.,,, .).) 34 Staff: This parcel does not meet the defined purpose of the SC district as it does not provide commercial uses for the immediate plam1ing area, and the only access to the parcel is via US-1. Changing the designation to MU will allow for a greater variety of both commercial and residential use on the parcel. There is an increased need for mixed use developments which combine both commercial and residential uses. SC limits the type of residential use allowed to commercial apartments, employee housing and whereas allows detached permanent 2. 35 36 37 38 39 40 41 use, housmg. 45 46 47 48 B. Changed Assumptions 1. Applicant: None 2. Staff. None Page 301'8 \\mc-srv~gml\pub\GROWTH MANAGEMENT\Geo\Upper 01 to 107 Key Largo North\MM I06\Florida Keys R V Park\BOCC Packet\BOCCFloridaKeysRVMapSR.doc 1 2 .... -' 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 C Data Errors 1. Applicant: None 2. Staff: None D. New Issues 1. Applicant: Historical development patterns assumed single use developments. Current approaches to development are aimed at creating mixed use developments. Mixed use developments also help to support state mandated affordable housing i.nitiatives and are consistent with the FLUM designation of I'vIixed Use/CommerciaL This site was identified as a receiver site of RaGa exemptions to build forty-seven (47) attached affordable housing units, SC only allows employee housing not affordable housing. Employee housing has more restrictive standards than affordable housing, and is not the best use of the land or investment. Changing the SC portion to MU will allow for affordable housing and a mixed use development that will be of more benefit to Monroe County. 2. Staff: Although permanent residential use is protected under the LDRs, changing the designation of SC to MU will allow a greater variety of housing types along with a mix of commercial use to be built. There are thirteen (13) market rate RaGa exemptions on the site. Please be aware that any redevelopment of the units will be required to meet the inclusionary housing guidelines pursuant to 89.5-266(a)(5) as these market rate units were mobile homes. E. Recognition of the need for additional detail or comprehensiveness 1. Applicant: None 2. Staff: None F. Data Updates 1. Applicant: None 2. Stajf None IMPACT AND POLICY ANALYSIS A. Land Use Designation 44 Sec. 9.5-206. Purpose of the Sub Urban Commercial District (sq. 45 The purpose of the SC district is to establish areas for commercial uses designed 46 and intended primarily to serve the needs of the immediate pla!U1ing area in Page 4 of8 \\mc-srv-gml\pub\GROWTH MANAGEMENT\.Geo\Upper Keys\lO! to 107 Key Largo North\MM 106\Florida Keys RV Park\BOCC Packet\BOCCFloridaKeysRVMapSR.doc 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 which they are located. This district should be established at locations convenient and accessible to residential areas without use of Us. 1. Currently, the parcel retains only the rights for thirteen (13) permanent residential units, and has been identified as the receiver site for forty-seven (47) affordable < . units. This use is notcommerdaC and the only access to the parcel is via U.s. 1. B. Proposed Land Use Designation Sec. 9.5-219. Purpose of the Mixed Use District (MU). The purpose of the MU district is to establish or conserve areas of mixed uses, including commercial fishing, resorts, residentiaL institutional and commercial uses, and preserve these as areas representative or the character, economy and cultural history of the Florida Keys. Changing the land use designation will permit the parcel to redevelop with a mixture of housing types. C. Compatibility with adjacent uses and community character 1. Density and Intensity This parcel is surrounded by natural areas and hammock. The proposed development will need to include adequate bufferyards to protect the surrounding envirorunent. 2. Allocated Max Net Density permitted Per Acre Sec. 9.5-262. Maximum residential density and district open space. * Allocated density Maximum net density Open space Land use district DU/acre D Ujbuildable area ratio Suburban Commercial 3.0 6.0 0.2 (Emplovee housing) 3.0 18.0 0.2 Mixed Use ,1.0 12.0 0.2 (Affordable housing) 1.0 18.0 0.2 (Emplovee housing) 1.0 18.0 0.2 29 30 31 Page 5 ofE \\mc-srv.gmi\pub\GROWTH MANAGEMENT\Geo\Upper Keys\lOI to !O7 Key Largo North\MMI 06\Florida Keys RV Park\BOCC Packet\BOCCFloridaKeysRVMapSR.doc Sec. 9.5-267. Maximum hotel-motet recreational vehicle and institutional residential densities. Allocated Max Net Density Land Use Density (rooms / buildable District and Use (rooms/acre) acre) O.5.R* Suburban Commercial: otel 10.0 15.0 0.0 lnst. Rental 5.0* 20.0 0.0 Rec. Rental 10.0* 10.0* 0.0 Mixed Use: Hotel 10.0 15.0 0.2 Inst. Res. 5.0 20.0 0.2 Rec. Rental 10.0* 10.0* 0.2 lnst. 5.0 20.0 0.2 *Recreational vehicle or campground spaces per acre Institutional Residential is allowed in MU but not in SC Institutional Residential use is group homes, foster homes, and elderly care centers. Sec. 9.5-269. Maximum nonresidential land use intensities and district open space. * Land Use District Maximum Floor Area Ratio O.5.R.* Suburban Commercial: Commercial Retail: Low intensity 0.35 0.20 Medium intensity 0.25 0.20 High intensity 0.15 0.20 Offices DAD 0.20 Commercial Recreational 0.10 0.20 Institutional 0.30 0.20 Outdoor Recreational 0.10 0.20 Public Buildings and Uses 0.30 0.20 Light Industry 0.30 0.20 Mixed Use: Commercial Retail: Low intensity 0.35 0.20 Medium intensity 0.25 0.20 High intensity 0.15 0.20 Offices 0.40 0.20 I Commercial Recreational 0,10 0.20 I Institutional 0.30 0.20 Outdoor Recreational 0.10 0.20 Public Buildings and Uses 0.30 0.20 Commercial Fishing 0.40 0.20 Light Industrv 0.30 0.20 Page 6 of8 \\mc-srv-gmPpub\GROWTH MANAGEMENT\Geo\Upper Keys\101 to 107 Key Largo North\MMI06\Florida Keys RV Park\BOCC Packet\BOCCFloridaKeysRVMapSR.cloc 1 2 3 4 5 6 7 8 9 10 11 12 13 Uses and intensities are the same in both districts with the exception that conunercial fishing is allowed in MU but not SC. D. Effects on Natural Resources Goal 102 Goal 102 of the Year 2010 Comprehensive Plan states that Monroe County shall direct future growth to lands which are intrinsically most suitable for development and shall encourage conservation and protection of environmentally sensitive lands. Future development would be required to comply with all Monroe County Code! State and Federal environmental regulations, Utilizing the developed area of this parcel will provide for needed affordable housing wit.1"out having to clear land elsewhere. As long as appropriate bufferyards and standards set forth in the LDR's are adhered to! the development of this parcel will not have a negative effect of Natural Resources Goal 102. 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 E. Effect on Public Facilities: Objective 101.11 Monroe County shall implement measures to direct future growth away from environmentally sensitive land and towards established development areas served by existing public facilities. The proposed Land Use District Map amendment will not affect Objective 101.11 and will encourage commercial development to remain on disturbed lands rather than encroaching on environmentally sensitive areas. IX. FINDINGS OF FACT 1. Section 9.5-511 (d)(5)b of the Monroe County Code (MCC) allows the Board of County Commissioners to consider adopting an ordinance to enact map changes under six listed conditions. 2. In accordance with Section 9.5-511 (d) (5) (b), the proposal has met the following conditions: (it.) Changed assumptions: The parcel does not meet and is not situated to meet the purpose of the SC land use district as the only access to the parcel is via US-1. Additionally, there is adequate vacant conml.erciaI property in Key Largo but there is a need for mixed use developments which will support a mixture of residential and commercial uses. (iv.) New issues: Mixed use developments to support state mandated affordable housing h'l.itiatives and are consistent with designation of U sel CommerciaL 3. subject property was zoned GU and RU-5P prior to 1986. 4, The subject property was assigned split land use district designation of Suburban Commercial (SC), Suburban Residential (SR) and Native Area (NA) in 1986. Page 7 of8 \\mc-srv-gml\pub\GROWTH MANAGEMENT\Geo\Upper Keys\101 to 107 Key Largo North\MM 1 06\Florida Keys R V Park\BOCC Packet\BOCCFloridaKeysRVMapSR.doc 1 2 5. The Future Land Use Map of the Monroe County Year 2010 Comprehensive Plan, 3 which took effect on January 4, 1996, followed the land use district boundaries and 4 designated future land use categories of Mixed Use/Commercial (MC)! Residential 5 Low (RL)! and Residential Conservation (RC) for the parcel. 6 7 6. Section 9.5-511 prohibits any map amendments that would negatively impact 8 community character. No negative impacts were identified by changing the SC 9 portion of the parcel to Mixed Use (MU). 10 11 7. Objective 101.11 states that Monroe County shall ensure that at the time a 12 development permit is issued, adequate public facilities are available to serve the 13 development at the adopted level of service standards concurrent with the impacts 14 of such development. 15 16 8. TIle 2005 Public Facilities Capacity Assessment Report and the listed programs for 17 stormwater and wastewater indicate that there are no significant concerns. 18 19 X. CONCLUSIONS OF LAW: 20 21 1. The proposed map amendment meets criteria (ii) and (iv) outlined in Section 9.5-511 22 of the Monroe County Land Development Regulations. 23 24 2. The proposed map amendment will not result in a negative impact or alter the 25 character of the properties or the immediate vicinity. 26 27 3. Based on the Findings of Facts presented! the proposed land use designation is 28 appropriate for this property and will allow the owners to make full use of the 29 subject property. 30 31 XI. RECOMMENDATION 32 33 Staff recommends that the Board of County Conunissioners approve the land use 34 district designation change. Page 80f8 \\mc-srv.gmI \pub\GROWTH MANAGEMENT\Geo\Upper Keys\101 to 107 Largo North\MM 106\Florida Keys R V Park\BOCC Packet\BOCCFloridaKeysRVMapSRdoc PLANNING co~n\lISSION RESOLUTION PLANNING COMMISSION P04-07 A RESOLUTION RECOMMENDING APPROVAL TO THE MONROE COUNTY BOARD OF COUNTY COMMISSIONERS OF A REQUEST BY NORTHSTAR RESORT ENTERPRISES CORP. FOR A LAND USE DISTRICT MAP AMENDMENT FROM SUB URBAN COMMERCIAL (SC) TO MIXED USE eMU) FOR PROPERTY LEGALLY DESCRIBED AS ISLAND OF KEY LARGO, PT. LOTS 5-12-13, SECTION 6, TOWNSHIP 615, RANGE 40E, MONROE COUNTY, FLORIDA HAVING REAL EST A IE NUMBER; 00083970.000000. l'V"HEREAS, the Monroe County Planning Commission, during a regular meeting held on January 24, 2007, conducted a review and consideration of the request filed by Northstar Resort Enterprises Corp. for a Land Use District Map Amendment from SUB URBAN COMMERCIAL (SC), to MIXED USE (MU), for property legally described as Island of Key Largo, Pt. Lots 5-12-13, Section 6, Township 61S, Range 40E, Monroe County, Florida, having Real Estate Number: 00083970.000000; and WHEREAS, the Monroe County Planning Commission, during a regular meeting held on March 20, 2007, conducted a review and consideration of this same request in order to fulfill all posting and noticing requirements; and WHEREAS, the Monroe County Development Review Committee, during a regular meeting held on October 10,2006, conducted a review and consideration of these same requests and recommended approval to the Planning Commission; and WHEREAS, after further review of the application and consideration of the facts, Staff recommended approval to the Monroe County Planning Commission as indicated in the Staff Report dated January 17, 2007; and .WHEREAS, the Planning Commission adopted the following Findings of Fact: 1. Section 9.5-511 (d)(5)b of the Monroe County Code (MCC) allows the Board of County Commissioners to consider adopting an ordinance to enact map changes under six listed conditions. 2. In accordance with Section 9.5-511 (d) (5) (b), the proposal has met the following conditions: (ii.) Changed assumptions: The parcel does not meet, and is not situated to meet the purpose of the SC land use district as the only access to the parcel is via US-I. Additionally, there is adequate vacant commercial Resolution P04-07 Northstar Enterprises LUn Amendment SC to MU Page 1 of 3 property in Key Largo but there is a need for mixed use property which will support a mixture of residential and commercial uses. (iv.) New issues: Mixed use developments which allow a variety of housing types help to support state mandated affordable housing initiatives and are consistent with the FLUM designation of Mixed Use/Commercial (MC). 3. The subject property was zoned General Use (GU) and Mobile Home Park Residential District (RU-5P) prior to 1986. 4. The subject property was assigned the split land use district designation of SC , Suburban Residential (SR) and Native Area (NA) in 1986. 5. The Future Land Use Map of the Monroe County Year 2010 Comprehensive Plan, which took effect on January 4, 1996, followed the land use district boundaries and designated future land use categories of Me, Residential Low (RL), and Residential Conservation (RC) for the parcel. 6. Section 9.5-511 prohibits any map amendments that would negatively impact community character. No negative impacts were identified by changing the SC portion of the parcel toMU. 7. Objective 101.11 states that Monroe County shall ensure that at the time a development permit is issued, adequate public facilities are available to serve the development at the adopted level of service standards concurrent with the impacts of such development. 8. The 2005 Public Facilities Capacity Assessment Report and the listed programs for stormwater and wastewater indicate that there are no significant concerns. WHEREAS, the Planning Commission adopted the following Conclusions of Law: 1. The proposed map amendment meets criteria (ii) and (iv) outlined in Section 9.5-511 of the Monroe County Land Development Regulations. 2, The proposed map amendment will not result in a negative impact or aIter the character of the properties or the immediate vicinity. 3. Based on the Findings of Facts presented, the proposed land use designation is appropriate for this property and will allow the owners to make full use of the subject property. Resolution 1'04-07 Northstar Enterprises LUU Amendment SC to MU Page 2 of3 NOW THEREFORE, BE IT RESOLVED BY THE PLANNING COMMISSION OF MONROE COUNTY, FLORIDAt to recommend APPROVAL to the Monroe County Board of County Commissioners of the request filed by Northstar Resort Enterprises Corp. for a Land Use District Map Amendment from SUB URBAN COMMERCIAL (SC) to MIXED USE (MU) for property legally described as Island of Key Largot Pt. Lots 5-12-131 Section 6t Township 61S, Range 40E, Monroe County, Floridat having Real Estate Number: 00083970.000000. PASSED AND ADOPTED by the Planning Commission of Monroe County at a regular meeting held on the 20th day of Marchi 2007. Chair James D. Cameron Commissioner Sherry Popham Commissioner Randy D. Wall Commissioner Michelle Cates-Deal Commissioner Dorma Windle PLANNING COMMISSION OF~vlONROE COUNTY, FLORIDA Bv James D. Cameront Chair Signed this day of __m____' 2007 Resolution P04-07 Northstar Enterprises LUD Amendment SC to MU Page 3 of 3 DEVELOP1vlENT REVIEW COM1vlITIEE RESOLUTION DEVELOPMENT REVIEW COMMITTEE A RESOLUTION RECOMMENDING APPROVAL TO THE PLANNING COMMISSION OF A REQUEST BY NORTHSTAR RESORT ENTERPRISES CORP. FOR A LAND USE DISTRICT MAP AMENDMENT FROM SUB URBAN COMMERCIAL (SC) TO MIXED USE (MU) FOR PROPERTY LEGALLY DESCRIBED AS ISLAND OF KEY LARGO, PT. LOTS 5-12-13, SECTION 6, TOWNSHIP 61S, RANGE 4GE, MONROE COUNTY, FLORIDA, HAVING REAL ESTATE NUMBER: 00083970.000000. WHEREAS, the Monroe County Development Review Committee, during a regular meeting held on October 10, 2006 conducted a review and consideration of the request filed by Northstar Resort Enterprises Corp, for a Land Use District Map Amendment from SUB URBAN COMMERCIAL (SC) to MIXED USE (MU) for property legally described as Island of Key Largo, Pt. Lots 5-12-13, Section 6, Township 61S, Range 40E, Monroe County, Florida, having Real Estate Number: 00083970.000000; and WHEREAS, the Development Review Committee examined the staff report prepared by Julianne Thomas, Planner on October 6, 2006; and WHEREAS, the Development Review Committee adopted the follovving Findings of Fact: 1. Section 9.5-511 (d)(5)b of the Monroe County Code (MCC) allows the Board of County Commissioners to consider adopting an ordinance to enact map changes under six listed conditions. 2. In accordance with Section 9.5-511 (d) (5) (b), the proposal has met the following conditions: (ii.) Changed assumptions: The parcel does not meet and is not situated to meet the purpose of the SC land use district as the only access to the parcel is via US-I. Additionally, while there is adequate vacant commercial property in Key Largo but there is a need for mixed use developments which "vill support a mixture of residential and uses. .j New issues: use a variety of housing types help to support state mandated affordable housing initiatives ili"1d are consistent with FLUM designation of Mixed Use/Commercial (Me). Northstar Enterprises LUD Amendment Page! of3 3. The subject property was zoned General Use (GU) and Mobile Home Park Residential District (RU-5P) prior to 1986. 4. The subject property was assigned split land use district designation of SC Suburban Residential (SR) and Native Area (NA) in 1986. 5. The Future Land Use J\1ap of the Ivlonroe Countyr Year 2010 Comprehensive Plan, which took effect on January 4, 1996, followed the land use district boundaries and designated future land use categories of MC Residential Low (RL), and Residential Conservation (RC) for the parcel. 6. Section 9.5-511 prohibits any map amendments that would negatively impact community character. No negative impacts were identified by changing the SC portion of the parcel to MD. 7. Objective 101.11 states that Monroe County shall ensure that at the time a development permit is issued, adequate public facilities are available to serve the development at the adopted level of service standards concurrent with the impacts of such development. 8. TIle 2005 Public Facilities Capacity Assessment Report and the listed programs for stormwater and wastewater indicate that there are no significant concerns. WHEREAS, the Development Review Committee adopted the follmving Conclusions of Law: 1. The proposed map amendment meets criteria (ii) and (iv) outlined in Section 9.5-511 of the Monroe County Land Development Regulations. 2. The proposed map amendment will not result in a negative impact or alter the character of the properties or the inunediate vicinity. 3. Based on the Findings of Facts presented, the proposed land use designation is appropriate for this property and will allow the owners to make full use of the subject property. NOW THEREFORE, BE IT RESOLVED BY THE DEVELOPMENT REVIEW COMMITTEE OF MONROE COUNTY, FLORIDA, to recommend APPROVAL to the Momoe County Planning Commission of the request filed by Northstar Resort Enterprises Corp. for a Land Use District Map Amendment from SUB URBAN COMMERCIAL to IvHXED USE property legally described as Island Section 6, Tovvnship Monroe 00083970.000000, Northstar Enterprises LUD Amendment Page 2 of3 PASSED AND ADOPTED by the Development Review Committee of Monroe County at a regular meeting held on the 10th day of October, 2006. Heather Beckmann, Principal Planner YES Ralph Gouldy, Sr. Administrator of Envirorunental Resources YES Clarence Feagin, Sr. Planner YES Julianne Thomas, Planner YES Joseph Haberman, Planner YES Department of Health (by FAX) YES Department of Public Works (by FAX) YES Department of Engineering (by FAX) YES DEVELOPMENT REVIEW COMMITTEE OF MONROE COUNTY, FLORIDA Heather Beckmallli, DRC Chair Signed this day of ,2006 Norrhstar Enterprises LUD Amendment Page 3 of3 BOARD OF COUNTY COMMISSIONERS AGENDA ITEM SUMMARY Meeting Date: March 2] , 2007 Division: Growth Management Bulk Item: Yes No ~ Department: Planning and Env. Resources Staff Contact Person: Aref Joulani/Jose Papa AGENDA ITEM WORDING: A public hearing to consider an extension of the moratorium on the transfer of recreational vehicle spaces to hotel and motel units off-site. ITEM BACKGROUND: The Board of County Commissioners passed a moratorium on the transfer of recreational vehicle spaces to hotel and motel units on:'site in June 2003. The Monroe County Planning and Environmental Resources Department has advertised an amendment to Section 9.5-120.6 of the Monroe County Land Development Regulations (LDRs) to extend the moratorium on the transfer of recreational vehicle spaces to hotel/motel units off-site from December 3], 2006 to December 3],2008 or until new Land Development Regulations are adopted to regulate such transfers. This moratorium continues to be in effect due to the pending ordinance doctrine. This item was heard by the Planning Commission on December] 9,2006 and a recommendation was made that the BOCC not extend the moratorium. Planning staff has previously recommended that this moratorium be allowed to expire due to lack of evidence that the moratorium was necessary to stop the conversion of R V spaces to hotel/motel rooms. Staff research has found no evidence that there is a demand for the conversion of R V spaces to ofT.site hotel/motel units. FurthemlOre, discussions with various stakeholders have indicated that there is limited demand for such transfers. In spite of the limited demand for such translers, staff is now recommending the extension of the moratorium on off-site transfer of R V spaces of hotel/motel units to December 3 I, 2007. This deadline is consistent with the moratorium on new transient units. This change in recommendation is due to staffs recognition that there is a lack of empirical data regarding the demand for RV accommodations and new transient residential units. Staff is recommending and requesting assistance to conduct a market study to in order to provide better policy guidelines on permitting new transient residential units. In addition to analyzing the need for new transient residential units, the study would also provide data on the type of transient accommodations needed (hotel/motel, RV, or campground spaces) and the effects of new transient units on such things as affordable housing, the environment, hurricane evacuation, etc. PREVIOUS RELEVANT BOCC ACTION: Original prohibition approved in June of 2003. This item was continued from the January 17, 2007 BOCC meeting. CONTRACT/AGREEMENT CHANGES: N/A STAFF RECOMMENDATION: Approval. TOTAL COST: N/A BUDGETED: Yes ~jA No COST TO COUNTY:. N!A SOURCE OF FUNDS: N/A REVENUE PRODUCING: Yes No AMOUNT PER MONTH~ Year APPROVED BY: County Atty X~ OMRiPurchasing N!A_ Risk Management ._N!;\_ DOCUMENTATION: Included ~ DISPOSITION: Not Required ___ AGENDA ITEM # \V:\GROWT[ I MANAGE!'v1ENT\!.DR\Amcndmcnts\Texn[{ V Moratorium\2007032I AGF.NDA ITEM-BOCC.doc Page I of [ ORDINANCE NO. - 2007 AN ORDINANCE OF THE MONROE COUNTY BOARD OF COUNTY COMMISSIONERS AMENDING SECTION 9.5- 120.6, EXTENDING THE MORATORIUM ON TRJ\NSFER OF RECREATIONAL VEHICLE SPACES TO HOTEL AND MOTEL UNITS OFF-SITE; PROVIDING FOR SEVERABILITY; PROVIDING FOR REPEAL OF INCONSISTENT PROVISIONS; PROVIDING FOR AN EFFECTIVE DATE; AND PROVIDING FOR TRANSMITTAL FOR CODIFICATION. WHEREAS, the Board of County Commissioners makes the following Findings of Fact: 1. The Monroe County Code Section 9.5-120.4(b)a. iii(I)(a)(i) allows the off-site transfer and redevelopment of lawfully established RV spaces as hotel or motel rooms. 2. A significant number of unlawful conversions of RV spaces into permanent residency have occurred overtime, which has provided affordable housing for many low and moderate income persons in Monroe County. 3. Existing regulations governing RVs as transient residential units has been inadequate to preclude the conversion of existing RVs into permanent residencies, which is contrary to the Comprehensive Plan and Land Development Regulations and has many undesirable consequences for the County in terms of both its tourist industry and safe and adequate housing for its low and moderate income households. 4. The transfer and conversion of RV spaces currently used for affordable housing into hotel or motel rooms exacerbates the existing affordable housing crises by decreasing the availability of affordable housing and increasing the demand for such housing required for staff to serve these new transient units. 5. Additional time is required to sufficiently allow background studies to be completed and regulations drafted to address county wide problems with regulations of RVs including more up to date information on the extent of the problems with conversions. 6. The Planning Commission, at a regularly scheduled public hearing on December 19, 2006, considered the proposed text amendment and made a recommendation not to extend the moratorium. NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY COMMISSIONERS OF MONROE COUNTY, FLORIDA, THAT: W:\GROWTH MANAGEMENr.LDRv\mendments\'rcxt\RV Moratorium\RV Moratorium Ordinance.doc Page 1 of 3 Section 1. Chapter 9.5 Article VII, Division 2, Monroe County Code, is hereby amended as follows: Sec. 9.5-120.6 Moratorium on off-site transfer of recreational vehicle spaces. No recreation vehicle space shall be eligible for off-site transfer to a hotel or motel room under the provisions of Sec. 9.5-120.4 (b) until December 31,2006 December 31, 2007. Section 2. Severabilitv. If any section, paragraph, subdivision, clause, sentence or provision of this Ordinance shall be adjudged by any court of competent jurisdiction to be invalid, such judgment shall not affect, impair, invalidate, or nullify the remainder of this Ordinance, but the effect thereof shall be confined to the section, paragraph, subdivision, clause, sentence or provision immediately involved in the controversy in which such judgment or decree shall be rendered. Section 3. Reveal of Conflictin2: Provisions. The provisions of the Monroe County code and all ordinances or parts of ordinances in conflict with the provisions of this Ordinance are hereby repealed. Section 4. Effective Date. This ordinance shall be filed in the Office of the Secretary of State of the State of Florida, but shall not become effective until a notice is issued by the Department of Community Affairs or Administrative Commission approving ordinance pursuant to Chapter 380, Florida Statutes. Section 5. Transmittal for Codification The provisions of this ordinance shall be included and incorporated into the Code of Ordinances of the County of Monroe, Florida, as an addition or amendment thereto and shall be appropriately numbered to conform to the unifom1 numbering system of the Code. (REMAINDER OF THIS PAGE LEFT INTENTIONALLY BLANK) W:\GRO\VTH MANAGEMENT\L.DR\Amendmems\Text\RV MoraloriurmRV Moratorium Ordilla1lcc,doc Page 2 of 3 PASSED AND ADOPTED by the Board of County Commissioners of Monroe County, Florida at a regular meeting held on the ~ day of , 2007. Mayor Mario DiGennaro Mayor Pro Tem Dixie Spehar Commissioner George Neugent Commissioner Charles "Sonny" McCoy Commissioner Sylvia Murphy BOARD OF COUNTY COMMISSIONERS OF MONROE COUNTY, FLORIDA BY Mayor Mario DiGennaro (SEAL) ATTEST: DANNY L. KOLHAGE, CLERK Deputy Clerk W:IGROWTll MANAGEMENT\JJJRIAmendmcntsITextIRV MoratoriumlRV Moratorium Ordinance.doc Page 3 of] MEMORANDUM MONROE COUNTY PLANNING DEPARTMENT ~Ye strive to he caring, professional andfi:lir TO: Board of County Commissioners THRU: Aref Joulani, Senior Director ofPlanning & Environmental Resources FROM: Jose Papa, AICP, Comprehensive Planning Manager DATE: March 6, 2007 RE: Extension of moratorium on the transfer of recreational vehicle spaces to hotel and motel units off-site. BACKGROUND 2 3 4 5 6 7 8 9 ]0 11 12 13 14 15 16 17 18 19 20 21 22 )-' --' 24 25 26 27 28 29 30 The Monroe County Planning and Environmenta] Resources Department has advertised an amendment to Section 9.5-120.6 of the Monroe County Land Development Regu]ations (LDRs) to extend the moratorium on the transfer of recreational vehicle spaces to hotel and mote] units off-site from December 31, 2006 to December 31, 2008 or until new Land Development Regu]ations are adopted to regulate such transfers. This item was heard by the Planning Commission on December 19, 2006 and a recommendation was made to the BaCC not to extend the moratorium. The proposed extension of the moratorium was continued from the January 2007 BaCC meeting, at that time staff made a recommendation to let the moratorium expire. Due to additional concems that permitting the conversion of RV spaces to hotel/motel rooms would have the effect of diminishing the supply of RV accommodations and increasing the demand on affordable housing (due to increased need for service employees to maintain hotel/motel rooms), staff is now recommending that the moratorium be extended to December 31,2007. ISSUES Staff research has found no evidence that there is a demand for the conversion of RV spaces to off-site hotel/motel units. FLlrthermore, discussions with various stakeholders have indicated that there is limited demand for such transfers. In spite of the limited demand for such transfers, staff is now recommending the extension of the moratorium on off-site transfer of RV spaces of hotel/motel units to December 31, 2007. This deadline is consistent with the moratorium on new transient units. W:\GROWTH MANAGEMENT\LDR\Amendments\Text\.R V Moratorium\20070321 Staff report BOCC.doc Page] of2 1 This change in recommendation is due to staffs recogmtlOn that there is a lack of 2 empirical data regarding the demand for RV accommodations and new transient 3 residential units. Staff is recommending and requesting assistance to conduct a market 4 study to in order to provide better policy guidelines on pemlitting new transient 5 residential units. In addition to analyzing the need for new transient residential units, the 6 study would also provide data on the type of transient accommodations needed 7 (hotel/motel, RV, or campground spaces) and the effects of new transient units on such 8 things as affordable housing, the environment, hurricane evacuation, etc, 9 10 SUMMARY AND CONCLUSIONS ] 1 12 After further analysis, staff recommends that the moratorium on off-site transfer of RV 13 units for hotel/motel units be continued to December 31, 2007. W:\GR(}WTH MANAGEMENT\LDR"Amcnclmcnts".Text\RV Moratorium\2007032: Stall report BOCC.doc Page 2 of2 BOARD OF COUNTY COMMISSIONERS AGENDA ITEM SUMMARY Meeting Date: March 21, 2007 Division: Budget and Finance Bulk Item: Yes --X- No Department: OMB Staff Contact Person: Tina Boan- 4472 AGENDA ITEM WORDING: A Public Hearing to consider approval of a resolution for a Budget Amendment for the Miscellaneous Special Revenue Fund 158. ITEM BACKGROUND: At the December 20, 2006 meeting the Board approved an Interlocal Agreement with the Monroe County Sheriff's Office to transfer the Communication functions and 911 Operations to the Sheriff's Offices. On 1/12/07 a meeting with the Clerk of the Court was held to confirm the process for the transfer of fund balance to the Sheriff and it was determined that these amendments to the budgets are necessary to correctly account for the transfer of funds to the Sheriff as per the Interlocal Agreement. PREVIOUS RELEVANT BOCC ACTION: B.O.C.C. approval of the Interlocal Agreement on 12/20/06. BOCC approved budget at the September 20, 2006 meeting. At the January 17, 2007 regular B.O.C.C. meeting the board gave approval to advertise a budget amendment. CONTRACT/AGREEMENT CHANGES: NONE STAFF RECOMMENDATIONS: Approval TOTAL COST: N/A BUDGETED: Yes No COST TO COUNTY: N/A SOURCE OF FUNDS: Fund Bal REVENUE PRODUCING: Yes No AMOUNTPERMONTH_ Year APPROVED BY: County Arty _ aMB/Purchasing _ Risk Management _ DOCUMENTATION: Included X Not Required_ DISPOSITION: AGENDA ITEM # T-3 Resolution 2007 WHEREAS, it is necessaJ)' to conduct a public hearing as required by section 129.03, Florida Statutes, to amend the Miscellaneous Special Revenue Fund 158, for the fiscal year beginning October 1, 2006 and ending September 30, 2007 now therefore, BE IT RESOLVED BY TIlE BOARD OF COUNTY COMMISSIONS OF MONROE COUNTY, FLORIDA, that a Public Hearing was conducted on March 21, 2007 at 5:01 p.m. to amend the Miscellaneous Special Revenue Fund, #158 budget and to adopt the amended budgets as follows: Miscellaneous Special Revenue Fund- 158 Current 1nc.l(Dec. ) Revised Revenues: Budget Budget 158-389002 Fund Balance Forward $2,000,000.00 $1,012,640.00 $3,012,640.00 158-xxxxxxxx All Other Revenue $1,316,41815 $0.00 $1,316,418.15 Total $3,316,418.15 $1,012,640.00 $4,329,058,15 Appropriations: 158-10505-530340 Interagency Communications $940,081.00 $1,012,640.00 $1,952,721.00 158-xxxx-xxxx-xxxxx-xxxxxx All Other Expenditures $2,376,337.15 $0.00 $2,376,33715 Total $3,316,418.15 $1,012,640.00 $4,329,058,15 $0.00 $0.00 $000 BE IT FURTIlER RESOLVED BY SAID BOARD that the Clerk of said Board, upon thereceipt of the above, is hereby authorized and directed to make the necessary changes of said items, as set forth above. PASSED AND ADOPTED by the Board of County Commissioners ofMomoe County, Florida, at a regular meeting of the Board on the 21st day March, A.D. 2007 Mayor Di Gennaro Mayor Pro Tern Spehar Commissioner McCoy Commissioner Neugent Commissioner Murphy BOARD OF COUNTY COMMISSIONERS OF MONROE COUNTY, FLORIDA By: Mayor/Chairman (Seal) Attest: DANNY L KOLHAGE, Clerk rl ~ I~ ~~ ~ES p..CI) ~ ~~ OCl) PH-' ~ ><~ E-<:r: 13(1) O~ ~~ ~a:l o ::<:E-< Z H ~ p.. Cl Z H E-< 13 o U U -:t: 00 11l rl II 'd .:: ;j 4-4 I-i 01 'd GJ rlID . '::0 GJ'-. O1M rl ~ Z o H E-< :;!lr-M ~Orl E-<'-." Zq<O ~rlM p..'-... ~~~ Cl~~ ZE-<::<: O-:t:H Cl)0E-< -:t: .. , HO ~O ~H E-<~ H~ ~p.. U Cl ZZ OH E~ ~o ...:lU ~u CI)-:t: ~ ~ ~ > ~ P:: ~ H U ~ p.. CI) U CI) H ::<: 00 11l rl ~ CI) E-< H o ~ P:: U CI) E-< H a:l ~ o 011l011l0000 0"'0q<000q< '" 11l 11l '" N N ID ID M N N 11l N 00 0 rl rl M M M ~ ...:l E-< H E-< ~j ~~j E-<O Cl)CI)OCl) -:t:~ ~~~E-< gjg5;;;: ~~;;;:~ Hp..p.. 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