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Item P5 BOARD OF COUNTY COMMISSIONERS AGENDA ITEM SUMMARY Meeting Date: May 16,2001 Division: Growth Management Bulk Item: Yes No X Department: Planning & Environmental Resources AGENDA ITEM WORDING: A public hearing to consider a Land Use District (Zoning) Map amendment changing the Land Use District (Zoning) Map from Suburban Commercial (SC) to Recreational Vehicle (RV) for Lots 4,5 and 6, Monroe Park, Cross Key, Mile Marker 112.5. ITEM BACKGROUND: On AprilS, 2001, the Development Review Committee recommended approval to the Planning Commission. On April 25, 2001, the Planning Commission recommended approval to the Board of County Commissioners. PREVIOUS REVELANT BOCC ACTION: NONE CONTRACT/AGREEMENT CHANGES: NONE STAFF RECOMMENDATIONS: APPROVAL TOTAL COST: N/A BUDGETED: Yes N/ A No COST TO COUNTY: N/A REVENUE PRODUCING: Yes N/A No AMOUNT PER MONTH N/ A Year N/ A DOCUMENTATION: Included X APPROVED BY: County Atty X DIVISION DIRECTOR APPROVAL: AGENDAITEM#~ DISPOSITION: Revised 2/27/01 ~~ LAURA AND ASSOCIATES, INC. LOTS 4, 5, AND 6, MONROE PARK LAND USE DISTRICT (ZONING) MAP AMENDMENT BOARD OF COUNTY COMMISSIONERS KEY LARGO LIBRARY MAY 16,2001 PROPOSED LAND USE DISTRICT (ZONING) MAP AMENDMENT SUBURBAN COMMERCIAL (SC) TO RECREATIONAL VEHICLE (RV) This map amendment is for changing the Land Use District (Zoning) Map from Suburban Commercial (SC) to Recreational Vehicle (RV) for property located off Morris Avenue and described as Lots 4,5, and 6, Monroe Park, Cross Key, Located in Section 4, Township 60 South, Range 39 East, at approximately Mile Marker 112.5 ZONING RECOMMENDATIONS Staff: Approval March 29, 2001 Staff Report DRC: Approval April 5, 2001 Resolution #DI2-01 PC: Approval April 25, 2001 Resolution #P27 -01 DRAFT REZONING ORDINANCE AND MAP EXHIBIT 1 ORDINANCE NO. -20ot AN ORDINANCE BY THE MONROE COUNTY BOARD OF COUNTY COMMISSIONERS APPROVING THE REQUEST BY LAURA AND ASSOCIATES, INe. TO AMEND THE LAND USE DISTRICT (ZONING) MAP FROM SUBURBAN COMMERCIAL (SC) TO RECREATIONAL VEHICLE (RV) FOR PROPERTY DESCRIBED AS LOTS 4, 5, AND 6, MONROE PARK, CROSS KEY, LOCATED IN SECTION 4, TOWNSHIP 60 SOUTH, RANGE 39 EAST, AT APPROXIMATELY MILE MARKER 112.5 WHEREAS, the Board of County Commissioners, during a regular meeting held on May 16, 2001, conducted a review and consideration of the request by Laura and Associates, Inc. to amend the zoning map from Suburban Commercial (SC) to Recreational Vehicle (RV) for the properties described above and having the real estate numbers of 00572850.000000; and WHEREAS, the Development Review Committee, Planning Commission and staff support and recommend approval ofthis zoning use map amendment from SC to RV as indicated in resolutions D12-0~ and P27-01; and WHEREAS, the Planning Commission, reviewed and considered the application during a regular meeting held on April 25, 2001, and recommends approval ofthe request; and WHEREAS, the Board of County Commissioners makes the following Findings of Fact: 1. Section 9.5-511 (d) (5) b. of the Monroe County Land Development Regulations allows the Board of County Commissioners to consider adopting an ordinance to enact map changes under six listed conditions. 2. This map amendment recognizes a need for additional detail or comprehensiveness in planning (Section 9.5-511(d)(5)b(v) of the Monroe County Code). The application was initiated by the applicant's agent in order to rezone the subject property to a land use district that permits a Recreational Vehicle park of2.38 acres. 3. On March 28, 1969, a use variance was granted by the Monroe County Zoning Board to allow campsites in a BU-2 zone on Lot 6. 4. The pre-1986 zoning of Lots 4 and 6 was BU-2, Medium Business District while Lot 5 was zoned GU, General Use. 5. During the 1986 Comprehensive Plan process, the land use (zoning) district of the subject properties was changed to Suburban Commercial (SC). Page 1 of 4 BOCC Laura and Associates, Inc. Land Use Map Amendment Initials 6. Section 9.5-206 of the Land Development Regulations states that the purpose of the Suburban Commercial (SC) land use district is to establish areas for commercial uses designed and intended primarily to serve the needs of the immediate planning area in which they are located. This district should be established at locations convenient and accessible to residential areas without use of U.S. 1. 7. Section 9.5-235(b)(6)a. states that a campground must be at least five acres in order to be allowed as a conditional use in the Suburban Commercial (SC) land use district. The subject property is 2.38, which makes the property a non-conforming use. 8. On November 30, 1995, the Planning Department approved fifteen (15) replacement trailer stations and dock boxes on Lot #4 under permit #95-3-3099. 9. In an April 28, 1999 letter to the applicant, the Planning Department determined that there are 38 transient spaces on the subject property. 10. Section 9.5-511 prohibits any map amendments that would negatively impact community character. 11. Objective 101.8 of the Monroe County Year 2010 Comprehensive Plan states that Monroe County shall eliminate or reduce the frequency of uses that are inconsistent with the applicable provisions of the Land Development regulations and the Future Land Use Map. 12. The Mixed Use/Commercial (MC) Future Land Use category corresponds with the Recreational Vehicle (RV) land use district. 13. Section 9.5-215 states that the purpose of the Recreational Vehicle (RV) land use district is to establish areas suitable for the development of destination resorts for recreational vehicles. This district contemplates developments that provide on-site recreational, commercial and resort facilities. 14. Section 9.5-244 indicates that the Recreational Vehicle (RV) land use district permits recreational vehicle parks, regardless of size in acres. Therefore, it is most feasible land use district for the subject property. 15. Objective 101.1 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. 16. The 2000 Public Facilities Capacity Assessment Report and the listed programs on stormwater and wastewater indicates that there are no significant concerns regarding impacts on public facilities. 17. Goal 102 of the Monroe County Year 2010 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. Page 20f4 BOCC Laura and Associates, Inc. Land Use Map Amendment Initials 18. The proposed map amendment supports Goal 102 as the habitat of the subject properties was found to already be disturbed with pest plants on site, therefore no negative impacts on the natural resources ofthe subject properties are anticipated. 19. The proposed map amendment supports Goal 102 as it proposes no additional density or intensity on the site beyond what has been determined to be existing by staff. In addition, the development potential associated with the Recreational Vehicle (RV) land use district is less than that of the Suburban Commercial (SC) land use district; and WHEREAS, the Board of County Commissioners makes the following Conclusions of Law: 1. This text amendment meets the requirements outlined in Section 9.5-511(d)(5)b(v) and Section 9.5-215 of the Monroe County Land Development Regulations and will not negatively impact or alter the community character of the subject property. 2. The proposed map amendment supports Objective 101.1 of the Monroe County Year 2010 Comprehensive Plan based on the findings of the 2000 Public Facilities Capacity Assessment Report and the listed programs on stormwater and wastewater. There are no significant concerns regarding impacts on public facilities. 3. The proposed map amendment is sufficiently consistent with Goal 102 of the Monroe County Year 2010 Comprehensive Plan. The site has been identified as scarified by the County Biologist. There are no additional impacts on environmentally sensitive lands as a result of the proposed map amendment. NOW THEREFORE, BE IT ORDAINED 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 previously described properties, which are currently zoned Suburban Commercial (SC), shall be zoned Recreational Vehicle (RV) as shown on the attached map, which is hereby incorporated by reference and attached as Exhibit 1. Section 3. 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 4. All ordinances or parts of ordinances in conflict with this ordinance are hereby repealed to the extent of said conflict. Page 3 of 4 BOCC Laura and Associates, Inc. Land Use Map Amendment Initials 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. PASSED AND ADOPTED by the Board of County Commissioners of Monroe County, Florida, at a regular meeting held on the day of , A.D., 2001. Mayor George Neugent Mayor Pro Tem Nora Williams Commissioner Charles "Sonny" McCoy Commissioner Murray Nelson Commissioner Dixie Spehar BOARD OF COUNTY COMMISSIONERS OF MONROE COUNTY, FLORIDA BY Mayor Neugent (SEAL ) A TTEST: DANNY KOLHAGE, CLERK APPROVEl) AS TO FO AND ~6AL oSUFFI N$W" / C /0 DEPUTY CLERK Page 4 of 4 BOCC Laura and Associates, Inc. Land Use Map Amendment Initials Exhibit 1 . SITE :::>> , ~ , ~ , , , , , , . The Monroe County Land Use Map is proposed to be N amended as indicated above and briefly described as: Chanae from Suburban Commercial (SC) to Recreation Vehicle (ff!) for property located on Morris Ave. and described as Lots 4,.5. & 6 of Monroe Park Subdivision, Cross Key. in Sec. 4. Two 60 S.. Rae 39 E.. Key Laroo. Florida, approximate Mile Marker 112.5. Date: 4/02/01 Amendment #: 01155 Sheet #: 116 MEMORANDUM TO: Board of County Commissioners THROUGH: K. Marlene Conaway, Director of Planning FROM: Martin Schultz, Senior Planner Niko Reisinger, Biologist RE: Laura and Associates, Inc. Zoning Map Amendment File M01155 DATE: April 23, 2001 MEETING DATE: May 16,2001 EXISTING FUTURE LAND USE DESIGNATION: Mixed Use/Commercial (MC) PROPOSED FUTURE LAND USE DESIGNATION: Mixed Use/Commercial (MC) EXISTING ZONING DESIGNATION: Suburban Commercial (SC) PROPOSED ZONING DESIGNATIONS: Recreational Vehicle (RV) PROPERTY OWNER: Laura and Associates, Inc. AGENT: Donald L. Craig, AICP PROPERTY INFORMATION Key: Cross Key Size: 103,909 square feet or 2.38 acres Mile Marker: 112.5 Point Laura Land Use District Map Amendment File# MOl155 - 1 - Location Detail & Brief Description: The subject property is located off of U.S.l at Mile Marker 112.5 near the Miami-Dade County line. The property is accessible from Morris Avenue. The subject property is legally described Lots 4, 5, and 6, Monroe Park with the real estate number 000572850.000000. Existing and Proposed Use: The subject property is currently operating as a campground/recreational vehicle park with 38 approved transient spaces per an April 28, 1999 letter from the Acting Director of Planning. The site contains four buildings including a two-story building with a 1,263 square foot bar/lounge on the first floor and a 1,000 square foot duplex on the second floor. The three remaining buildings are a 270 square foot bait store, a mobile home that had been used as an owner's residence, and a 400 square foot mobile home that had been converted to a bathhouse. The applicant is proposing to renovate and relocate the existing RV spaces and upgrade other facilities on-site. Existing Habitat: Monroe Park is a platted subdivision that is serviced by public utilities. The area is primarily scarified/disturbed. The parcels fall within the VE-14', VE-12', and AE-12' flood zones per FIRM panel 0835G, effective date June 16, 1995. Land Use and Habitat on the 1985 Existing Conditions Aerials: The Monroe County 1985 aerial existing conditions maps, sheet 269, shows the area as disturbed (740). There appear to be several large Casuarina/Australian Pines on the tracts, which are listed pest plants. Neighboring Land Uses and Character: The Monroe Park subdivision has a mixture of uses. There are some single-family homes located in the Improved Subdivision (IS) land use district located to the south of the subject property. Other properties in the areas are the Manatee Bay marina and the former Barefoot Cay marina. ZONING AND LAND USE HISTORY Pre-1986 Zoning: The pre-1986 zoning for Lots 4 and 6 was BU-2, Medium Business District, while Lot 5 was zoned GU, General Use. The BU-2 district was intended to provide areas suitably situated for centers of commercial activity, area retail sales, sale of fuels, mechanical services, wholesaling, warehousing and storage. The GU district was an interim land classification pending action to rezone the property to a residential, business or industrial classification. Point Laura Land Use District Map Amendment File# MOl155 - 2 - Considerations During the 1986 Comprehensive Plan Process: During the 1986 Comprehensive Plan process, the subject property was zoned Suburban Commercial (SC). Unfortunately, the SC designation made the existing campground a non- conforming use since campgrounds must be at least five (5) acres in the SC land use district. Considerations During the 2010 Comprehensive Plan Process: During the 2010 Comprehensive Plan process, the Future Land Use category Mixed Commercial (MC) was applied to the subject property. This designation corresponded to the zoning designation of Suburban Commercial (SC). Map Changes or Boundary Considerations Since 1986: There have been no map changes or boundary considerations since 1986. ANALYSIS AND RATIONALE FOR CHANGE (Pursuant to Section 9.5-511 (d) (5) b): Changed Projections or Assumptions: None. Data Errors: None. New Issues: None Recognition of a Need for Additional Detail or Comprehensiveness: On March 28, 1969, a use variance was granted by the Monroe County Zoning Board to allow campsites in a BU-2 zone on Lot 6. In addition, on November 30, 1995, the Planning Department approved fifteen (15) replacement trailer stations and dock boxes on Lot #4 under permit #95-3- 3099. According to a letter issued by the Director of Planning on April 28, 1999, aerial photographs supplied by the owner at the time indicated that Lot 6 had been used as a RV park continuously from 1980 to 1993. A site visit on April 15, 1999 found nineteen (19) RV sites on Lot 6. A row containing four (4) tent sites with full hookups was also found adjacent to the dock. Fifteen (15) replacement trailer stations and dock boxes were permitted in November, 1995 on Lot 4. Aerial photographs documented this use along with uses of the other structures on the property. The letter stated that the Planning Department had determined that Point Laura Marina had fifteen (RV) spaces on Lot 4 and the previously discussed nineteen (19) RV spaces and four (4) tentlRV spaces with full hook-ups that are considered transient rental units (spaces)on Lot 6. Therefore, staff determined that the use of these 38 spaces could continue as a non-conforming use in the SC land use district. This proposed amendment recognizes the need to bring an existing Land Use District Map category into conformity with its established existing land use by providing the appropriate land use category. The zoning of this parcel as Suburban Commercial (SC) has made the park non- Point Laura Land Use District Map Amendment File# MOl155 - 3 - conforming since 1986. Rezoning the subject property to Recreational Vehicle (RV) will allow the applicant to redevelop the site. The standards set forth in Policy 101.4.21 of the Year 2010 Comprehensive Plan stipulate that all properties with the zoning classification Recreational Vehicle (RV) shall have the corresponding Future Land Use Map (FLUM) category Mixed Use/Commercial (MC). Properties zoned SC also have a FLUM category of Mixed Use/Commercial so a FLUM change is not necessary. Data Updates: None. IMP ACT AND POLICY ANALYSIS Comparison of Development Potential for the Current and Proposed Land Uses: 1. Current Land Development Regulations (LDRs) Section 9.5-206 states that the purpose of the Suburban Commercial (SC) land use district is to establish areas for commercial uses designed and intended primarily to serve the needs of the immediate planning area in which they are located. This district should be established at locations convenient and accessible to residential areas without use of U.S. 1. Allowable uses in the Suburban Commercial land use district pursuant to Section 9.5-235, pertinent to the text amendment include: Uses permitted as of right include: · Commercial retail, low- and medium-intensity and office uses or any combination thereof of less than twenty-five hundred (2,500) square feet of floor area · Institutional residential uses, involving less than ten (10) dwelling units or rooms · Commercial apartments involving less than six (6) dwelling units in conjunction with a permitted commercial use . Commercial recreational uses (limited) . Institutional uses . Public buildings and uses . Accessory Uses . Storage areas, provided that the area does not exceed twenty-five (25) percent of the gross area of the parcel . Vacation rental use of non-conforming detached and attached dwelling units (limited) . Collocations on existing antenna-supporting structures . Attached wireless communications facilities . Replacement of existing antenna-supporting structures Point Laura Land Use District Map Amendment File# MOl155 - 4 - Uses permitted as minor conditional uses include: . Commercial retail, low- and medium-intensity and office uses or any combination thereof of less than twenty-five hundred (2,500) but less than ten thousand (10,000) square feet of floor area · Commercial retail uses of high intensity ofless than twenty-five hundred (2,500) square feet of floor area · Institutional residential uses involving ten (10) to twenty (20) dwelling units or rooms · Commercial apartments involving more than six (6) dwelling units in conjunction with a permitted commercial use · Hotels of fewer than twenty-five (25) rooms . Campgrounds . Light industrial uses . Parks and community parks . Stealth wireless communications facilities . Satellite earth stations Uses permitted as major conditional uses include: · Commercial retail, low- and medium-intensity and office uses or any combination thereof greater than ten thousand (10,000) square feet of floor area · Commercial retail uses of high intensity of greater than twenty-five hundred (2,500) square feet of floor area . Institutional residential uses involving twenty (20) or more dwelling units or rooms . Hotels providing twenty-five (25) or more rooms . Marinas . Mariculture . Heliports or seaplane ports . New antenna-supporting structures The Future Land Use Category that corresponds to the Suburban Commercial land use district is Mixed Use/Commercial. There is no change to the FLUM proposed with this application 2. Potential Land Uses With Proposed Map Amendment Section 9.5-215 states that the purpose of the Recreational Vehicle (RV) district is to establish areas suitable for the development of destination resorts for recreational vehicles. This district contemplates developments that provide on-site recreational, commercial and resort facilities. Allowable uses in the Recreational Vehicle land use district pursuant to Section 9.5-244, pertinent to the text amendment include: Point Laura Land Use District Map Amendment File# M01155 - 5 - Uses permitted as of right include: . Recreational vehicle spaces · Commercial retail uses of less than twenty-five hundred (2,500) square feet of floor area . Accessory Uses Uses permitted as minor conditional uses include: · Hotels providing less than fifty (50) rooms . Parks and community parks Uses permitted as major conditional uses include: . Hotels providing fifty (50) or more rooms . Marinas . Stealth wireless communications facilities The Future Land Use Category that corresponds with the Recreational Vehicle land use district is Mixed Use/Commercial (MC). There is no change to the FLUM proposed with this application. Compatibility With Adjacent Land Uses and Effects on Community Character: The Monroe County Land Development Regulations address this issue with Section 9.5-511 of the LDRs, which prohibits any amendments that would negatively impact community character. The proposed map amendment will not result in a conflict with the character of the surrounding community based on the following findings: Density and Intensity The density will not be affected by this map amendment. In the April 28, 1999 letter, the Planning Department acknowledged that 38 transient spaces exist on the property. The maximum density allowed on the property is 36 transient spaces in the RV land use district. In the SC land use district, the maximum density would be 24 transient spaces. However, in either zoning district, the property would be over the allowed density, which would prohibit any additional spaces. In addition to this, the county also has a moratorium on new transient units so there is no possibility at this time of the density being increased on the subject property beyond what the Planning Department acknowledged in the April 28, 1999 letter. The County Biologist has indicated that the property is considered scarified. The environmental open space standards are more restrictive in this case and require a 0.20 ratio for any lands identified as scarified regardless of the land use district. Therefore, this proposal has no adverse effect upon intensity. Point Laura Land Use District Map Amendment File# MOl155 - 6 - Use Compatibility The rezoning of this property will allow the use of the site to be conforming. The applicant will then be able to reconfigure the site to his needs. Historically, this area has been home to various marinas and commercial uses. This zoning change will allow this type of use to continue. Local Traffic and Parking Roads are already in place to serve this subdivision. The preliminary site plan submitted by the applicant shows that he can meet the parking standards of the Monroe County Code. Effects on Natural Resources: 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. This site has been identified as scarified. There will no potential for additional encroachment onto environmentally sensitive lands with this zoning change. In fact, the RV land use district has fewer as-of-right and conditional uses than the SC land use district. Effects on Public Facilities: Objective 101.11 of the 2010 Plan requires the County to direct future growth away from environmentally sensitive land and towards established development areas served by existing public facilities. The proposed land use change supports Objective 101.1 based on the following findings of the 2000 Public Facilities Capacity Assessment Report and the listed programs on stormwater and wastewater: Traffic Circulation The preliminary site plan shows that the applicant reconfiguring the site to allow for cul-de-sacs at the end of each finger pier containing the RV spaces. Circulation on the site will not be negatively affected by this land use district change. Solid Waste The existing solid waste haul out contract will provide Monroe County with guaranteed capacity to 2006. The proposed land use change is not expected to have a significant effect on solid waste generation or removal. Potable Water The Florida Keys Aqueduct Authority's existing consumptive use permit authorizes the withdrawal of sufficient quantities to meet the demand anticipated for the remainder of 2001. The proposed land use change is not anticipated to have a significant effect on potable water withdrawals. Point Laura Land Use District Map Amendment File# M01155 - 7 - Storm water It is unlikely that a net increase in stormwater runoff could result from this land use change as Section 9.5-293 of the Land Development Regulations requires that all developments retain stormwater on site following Best Management Practices (BMP). Also, pursuant to Policy 1001.1.1, all projects shall be designed so that the discharges will meet Florida State Water Quality Standards Compliance review for these sections is determined by the Environmental Resources Department and the Department of Health and occurs at the time a development permit has been filed. In addition, Monroe County and the South Florida Water Management District, acting in accordance with Governor Chiles' Executive Order No. 96-108, have developed an agreement for the development of a Stormwater Management Master Plan. In this regard, no negative effects from the proposal are anticipated. Effects on RedevelopmentJInfill Potential: The purpose of this rezoning is to improve the redevelopment potential of the subject property. The current zoning for the property makes the existing use nonconforming. Action by the Development Review Committee: At the April 5, 2001 meeting of the Development Review Committee, staff unanimously recommended approval to the Planning Commission of the zoning change from Suburban Commercial (SC) to Recreational Vehicle (RV). FINDINGS OF FACT 1. Section 9.5-511 (d) (5) b. of the Monroe County Land Development Regulations allows the Board of County Commissioners to consider adopting an ordinance to enact map changes under six listed conditions. 2. This map amendment recognizes a need for additional detail or comprehensiveness in planning (Section 9.5-511(d)(5)b(v) of the Monroe County Code). The application was initiated by the applicant's agent in order to rezone the subject property to a land use district that permits a Recreational Vehicle park of 2.38 acres. 3. On March 28, 1969, a use variance was granted by the Monroe County Zoning Board to allow campsites in a BU-2 zone on Lot 6. 4. The pre-1986 zoning of Lots 4 and 6 was BU-2, Medium Business District while Lot 5 was zoned GU, General Use. 5. During the 1986 Comprehensive Plan process, the land use (zoning) district of the subject properties was changed to Suburban Commercial (SC). Point Laura Land Use District Map Amendment File# MO 1155 - 8 - 6. Section 9.5-206 of the Land Development Regulations states that the purpose of the Suburban Commercial (SC) land use district is to establish areas for commercial uses designed and intended primarily to serve the needs of the immediate planning area in which they are located. This district should be established at locations convenient and accessible to residential areas without use of U.S. 1. 7. Section 9.5-235(b)(6)a. states that a campground must be at least five acres in order to be allowed as a conditional use in the Suburban Commercial (SC) land use district. The subject property is 2.38, which makes the property a non-conforming use. 8. On November 30, 1995, the Planning Department approved fifteen (15) replacement trailer stations and dock boxes on Lot #4 under permit #95-3-3099. 9. In an April 28, 1999 letter to the applicant, the Planning Department determined that there are 38 transient spaces on the subject property. 10. Section 9.5-511 prohibits any map amendments that would negatively impact community character. 11. Objective 101.8 of the Monroe County Year 2010 Comprehensive Plan states that Monroe County shall eliminate or reduce the frequency of uses that are inconsistent with the applicable provisions of the Land Development regulations and the Future Land Use Map. 12. The Mixed Use/Commercial (MC) Future Land Use category corresponds with the Recreational Vehicle (RV) land use district. 13. Section 9.5-215 states that the purpose of the Recreational Vehicle (RV) land use district is to establish areas suitable for the development of destination resorts for recreational vehicles. This district contemplates developments that provide on-site recreational, commercial and resort facilities. 14. Section 9.5-244 indicates that the Recreational Vehicle (RV) land use district permits recreational vehicle parks, regardless of size in acres. Therefore, it is most feasible land use district for the subject property. 15. Objective 101.1 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. 16. The 2000 Public Facilities Capacity Assessment Report and the listed programs on stormwater and wastewater indicates that there are no significant concerns regarding impacts on public facilities. 17. Goal 102 of the Monroe County Year 2010 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. Point Laura Land Use District Map Amendment File# MOl155 - 9 - 18. The proposed map amendment supports Goal 102 as the habitat of the subject properties was found to already be disturbed with pest plants on site, therefore no negative impacts on the natural resources of the subject properties are anticipated. 19. The proposed map amendment supports Goal 102 as it proposes no additional density or intensity on the site beyond what has been determined to be existing by staff. In addition, the development potential associated with the Recreational Vehicle (RV) land use district is less than that of the Suburban Commercial (SC) land use district. CONCLUSIONS OF LAW 1. This text amendment meets the requirements outlined in Section 9.5-511(d)(5)b(v) and Section 9.5-215 of the Monroe County Land Development Regulations and will not negatively impact or alter the community character of the subject property. 2. The proposed map amendment supports Objective 101.1 of the Monroe County Year 2010 Comprehensive Plan based on the findings of the 2000 Public Facilities Capacity Assessment Report and the listed programs on stormwater and wastewater. There are no significant concerns regarding impacts on public facilities. 3. The proposed map amendment is sufficiently consistent with Goal 102 of the Monroe County Year 2010 Comprehensive Plan. The site has been identified as scarified by the County Biologist. There are no additional impacts on environmentally sensitive lands as a result of the proposed map amendment. RECOMMENDATION Based on the Findings of Fact and Conclusions of Law, the Planning Commission recommends APPROVAL to the Board of County Commissioners of the proposed Official Land Use District Map amendment from Suburban Commercial (SC) to Recreational Vehicle (RV). Point Laura Land Use District Map Amendment File# MOl155 - 10 - PLANNING COMMISSION RESOLUTION P27-01 PC RESOLUTION NO. P27-01 A RESOLUTION BY THE MONROE COUNTY PLANNING COMMISSION RECOMMENDING APPROV AL TO THE BOARD OF COUNTY COMMISSIONERS OF THE REQUEST BY LAURA AND ASSOCIATES, INe. TO AMEND THE LAND USE DISTRICT (ZONING) MAP FROM SUBURBAN COMMERCIAL (SC) TO RECREATIONAL VEHICLE (RV) FOR PROPERTY DESCRIBED AS LOTS 4, 5, AND 6, MONROE PARK, CROSS KEY, LOCATED IN SECTION 4, TOWNSHIP 60 SOUTH, RANGE 39 EAST, AT APPROXIMATELY MILE MARKER 112.5. WHEREAS, the Monroe County Planning Commission, during a regular meeting held on April 25, 2001, conducted a review and consideration of the request filed by Laura and Associates, Inc. to amend the zoning map from the Suburban Commercial (SC) zoning district to the Recreational Vehicle (RV) zoning district for property on Morris Avenue and described as Lots 4, 5, and 6, Monroe Park, Cross Key, Section 4, Township 60 South, Range 39 East, Monroe County, Florida, having the real estate identification number 00572850.000000; and WHEREAS, the Planning Commission examined the following information: 1. The application from Laura and Associates, Inc. to change the Land Use District (zoning) map from Suburban Commercial (SC) to Recreational Vehicle (RV); and 2. The staff report prepared by Martin Schultz, Senior Planner and Niko Reisinger, Biologist, dated April 9, 2001; and WHEREAS, the Planning Commission made the following Findings of Fact: 1. Section 9.5-511 (d) (5) b. of the Monroe County Land Development Regulations allows the Board of County Commissioners to consider adopting an ordinance to enact map changes under six listed conditions. 2. This map amendment recognizes a need for additional detail or comprehensiveness in planning (Section 9.5-511(d)(5)b(v) of the Monroe County Code). The application was initiated by the applicant's agent in order to rezone the subject property to a land use district that permits a Recreational Vehicle park of 2.38 acres. File #MOl155 Page 1 of 4 Initials W:\Planning\Working Folders\Schultz-Marty\Map Amendments\Point Laura\Pc\PC MAP Resolution.doc 3. On March 28, 1969, a use variance was granted by the Monroe County Zoning Board to allow campsites in a BU-2 zone on Lot 6. 4. The pre-1986 zoning of Lots 4 and 6 was BU-2, Medium Business District while Lot 5 was zoned GU, General Use. 5. During the 1986 Comprehensive Plan process, the land use (zoning) district of the subject properties was changed to Suburban Commercial (SC). 6. Section 9.5-206 of the Land Development Regulations states that the purpose of the Suburban Commercial (SC) land use district is to establish areas for commercial uses designed and intended primarily to serve the needs of the immediate planning area in which they are located. This district should be established at locations convenient and accessible to residential areas without use of U.S. 1. 7. Section 9.5-235(b)(6)a. states that a campground must be at least five acres in order to be allowed as a conditional use in the Suburban Commercial (SC) land use district. The subject property is 2.38, which makes the property a non-conforming use. 8. On November 30, 1995, the Planning Department approved fifteen (15) replacement trailer stations and dock boxes on Lot #4 under permit #95-3-3099. 9. In an April 28, 1999 letter to the applicant, the Planning Department determined that there are 38 transient spaces on the subject property. 10. Section 9.5-511 prohibits any map amendments that would negatively impact community character. 11. Objective 101.8 of the Monroe County Year 2010 Comprehensive Plan states that Monroe County shall eliminate or reduce the frequency of uses that are inconsistent with the applicable provisions of the Land Development regulations and the Future Land Use Map. 12. The Mixed Use/Commercial (MC) Future Land Use category corresponds with the Recreational Vehicle (RV) land use district. 13. Section 9.5-215 states that the purpose of the Recreational Vehicle (RV) land use district is to establish areas suitable for the development of destination resorts for recreational vehicles. This district contemplates developments that provide on-site recreational, commercial and resort facilities. 14. Section 9.5-244 indicates that the Recreational Vehicle (RV) land use district permits recreational vehicle parks, regardless of size in acres. Therefore, it is most feasible land use district for the subject property. File #MOl155 Page 2 of4 Initials W:\Planning\Working Folders\Schultz-Marty\Map Amendments\Point Laura\Pc\PC MAP Resolution.doc 15. Objective 101.1 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. 16. The 2000 Public Facilities Capacity Assessment Report and the listed programs on stormwater and wastewater indicates that there are no significant concerns regarding impacts on public facilities. 17. Goal 102 of the Monroe County Year 20 I 0 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. 18. The proposed map amendment supports Goal 102 as the habitat of the subject properties was found to already be disturbed with pest plants on site, therefore no negative impacts on the natural resources of the subject properties are anticipated. 19. The proposed map amendment supports Goal 102 as it proposes no additional density or intensity on the site beyond what has been determined to be existing by staff. In addition, the development potential associated with the Recreational Vehicle (RV) land use district is less than that of the Suburban Commercial (SC) land use district; and WHEREAS, the Development Review Committee made the following Conclusions of Law: 1. This text amendment meets the requirements outlined in Section 9.5-511(d)(5)b(v) and Section 9.5-215 of the Monroe County Land Development Regulations and will not negatively impact or alter the community character of the subject property and the surrounding area. 2. The proposed map amendment supports Objective 101.1 of the Monroe County Year 2010 Comprehensive Plan based on the findings of the 2000 Public Facilities Capacity Assessment Report and the listed programs on stormwater and wastewater. There are no significant concerns regarding impacts on public facilities. 3. The proposed map amendment is sufficiently consistent with Goal 102 of the Monroe County Year 2010 Comprehensive Plan. The site has been identified as scarified by the County Biologist. There are no additional impacts on environmentally sensitive lands as a result of the proposed map amendment. NOW THEREFORE, BE IT RESOLVED BY THE PLANNING COMMISSION OF MONROE COUNTY, FLORIDA, to recommend APPROVAL to the Monroe Board of County Commissioners of the request filed by Laura and Associates, Inc. to change the Land Use District (Zoning) Map from Suburban Commercial (SC) to Recreational Vehicle (RV) for property on Morris Avenue and described as Lots 4,5, and 6, Monroe Park, Cross Key, Section 4, Township 60 South, Range 39 East, Monroe County, Florida, having the real estate identification number 00572850.000000. File #M01155 Page 3 of 4 Initials W:\Planning\Working Folders\Schultz-Marty\Map Amendments\Point Laura\Pc\PC MAP Resolution.doc PASSED AND ADOPTED by the Planning Commission of Monroe County, Florida, at a regular meeting held on the 25th of April, 2001. Chair Mapes Commissioner Coleman Commissioner Hill Commissioner Ritz Commissioner Werling PLANNING COMMISSION OF MONROE COUNTY, FLORIDA BY Lynn Mapes, Chair Signed this _ day of , 2001. File #M01155 Page 4 of 4 Initials W:\Planning\Working Folders\Schultz-Marty\Map Amendments\Point Laura\Pc\PC MAP Resolution.doc DEVELOPMENT REVIEW COMMITTEE RESOLUTION D12-01 DRC RESOLUTION NO. D12-01 A RESOLUTION BY THE MONROE COUNTY DEVELOPMENT REVIEW COMMITTEE RECOMMENDING APPROVAL TO THE PLANNING COMMISSION OF THE REQUEST BY LAURA AND ASSOCIATES, INC. TO AMEND THE LAND USE DISTRICT (ZONING) MAP FROM SUBURBAN COMMERCIAL (SC) TO RECREATIONAL VEHICLE (RV) FOR PROPERTY DESCRIBED AS LOTS 4, 5, AND 6, MONROE PARK, CROSS KEY, LOCATED IN SECTION 4, TOWNSHIP 60 SOUTH, RANGE 39 EAST, LOCATED AT MILE MARKER 112.5. WHEREAS, the Monroe County Development Review Committee, during a regular meeting held on AprilS, 2001, conducted a review and consideration of the request filed by Laura and Associates, Inc. to amend the zoning map from the Suburban Commercial (SC) zoning district to the Recreational Vehicle (RV) zoning district for property on Morris Avenue and described as Lots 4, 5, and 6, Monroe Park, Cross Key, Section 4, Township 60 South, Range 39 East, Monroe County, Florida, having the real estate identification number 00572850.000000; and WHEREAS, the Development Review Committee examined the following information: 1. The application from Laura and Associates, Inc. to change the Land Use District (zoning) map from Suburban Commercial (SC) to Recreational Vehicle (RV); and 2. The staff report prepared by Martin Schultz, Senior Planner and Niko Reisinger, Biologist, dated March 29,2001; and WHEREAS, the Development Review Committee made the following Findings of Fact: 1. Section 9.5-511 (d) (5) b. of the Monroe County Land Development Regulations allows the Board of County Commissioners to consider adopting an ordinance to enact map changes under six listed conditions. 2. This map amendment recognizes a need for additional detail or comprehensiveness in planning (Section 9.5-511(d)(5)b(v) of the Monroe County Code). The application was initiated by the applicant's agent in order to rezone the subject property to a land use district that permits a Recreational Vehicle park of 2.38 acres. File #M01155 Page 1 of 4 Initials f.L W:\Planning\Working Folders\Schultz-Marty\Map Amendments\Point Laura\Drc\DRC MAP Resolution.doc 3. On March 28, 1969, a use variance was granted by the Monroe County Zoning Board to allow campsites in a BU-2 zone on Lot 6. 4. The pre-1986 zoning of Lots 4 and 6 was BU-2, Medium Business District while Lot 5 was zoned GU, General Use. 5. During the 1986 Comprehensive Plan process, the land use (zoning) district of the subject properties was changed to Suburban Commercial (SC). 6. Section 9.5-206 of the Land Development Regulations states that the purpose of the Suburban Commercial (SC) land use district is to establish areas for commercial uses designed and intended primarily to serve the needs of the immediate planning area in which they are located. This district should be established at locations convenient and accessible to residential areas without use of U.S. 1. 7. Section 9.5-235(b)(6)a. states that a campground must be at least five acres in order to be allowed as a conditional use in the Suburban Commercial (SC) land use district. The subject property is 2.38, which makes the property a non-conforming use. 8. On November 30, 1995, the Planning Department approved fifteen (15) replacement trailer stations and dock boxes on Lot #4 under permit #95-3-3099. 9. In an April 28, 1999 letter to the applicant, the Planning Department determined that there are 38 transient spaces on the subject property. 10. Section 9.5-511 prohibits any map amendments that would negatively impact community character. 11. Objective 101.8 of the Monroe County Year 2010 Comprehensive Plan states that Monroe County shall eliminate or reduce the frequency of uses that are inconsistent with the applicable provisions of the Land Development regulations and the Future Land Use Map. 12. The Mixed Use/Commercial (MC) Future Land Use category corresponds with the Recreational Vehicle (RV) land use district. 13. Section 9.5-215 states that the purpose of the Recreational Vehicle (RV) land use district is to establish areas suitable for the development of destination resorts for recreational vehicles. This district contemplates developments that provide on-site recreational, commercial and resort facilities. 14. Section 9.5-244 indicates that the Recreational Vehicle (RV) land use district permits recreational vehicle parks, regardless of size in acres. Therefore, it is most feasible land use district for the subject property. File #MOl155 Page 2 of 4 Initials :t.L W:\Planning\Working Folders\Schultz-Marty\Map Arnendments\Point Laura\Drc\DRC MAP Resolution.doc 15. Objective 101.1 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. 16. The 2000 Public Facilities Capacity Assessment Report and the listed programs on stormwater and wastewater indicates that there are no significant concerns regarding impacts on public facilities. 17. Goal 102 of the Monroe County Year 2010 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. 18. The proposed map amendment supports Goal 102 as the habitat of the subject properties was found to already be disturbed with pest plants on site, therefore no negative impacts on the natural resources of the subject properties are anticipated. 19. The proposed map amendment supports Goal 102 as it proposes no additional density or intensity on the site beyond what has been determined to be existing by staff. In addition, the development potential associated with the Recreational Vehicle (R V) land use district is less than that of the Suburban Commercial (SC) land use district; and WHEREAS, the Development Review Committee made the following Conclusions of Law: 1. This text amendment meets the requirements outlined in Section 9.5-511(d)(5)b(v) and Section 9.5-215 of the Monroe County Land Development Regulations and will not negatively impact or alter the community of the subject property. 2. The proposed map amendment supports Objective 101.1 of the Monroe County Year 2010 Comprehensive Plan based on the fmdings of the 2000 Public Facilities Capacity Assessment Report and the listed programs on stormwater and wastewater. There are no significant concerns regarding impacts on public facilities. 3. The proposed map amendment is sufficiently consistent with Goal 102 of the Monroe County Year 2010 Comprehensive Plan. The site has been identified as scarified by the County Biologist. There are no additional impacts on environmentally sensitive lands as a result of the proposed map amendment. NOW THEREFORE, BE IT RESOLVED BY THE DEVELOPMENT REVIEW COMMITTEE OF MONROE COUNTY, FLORIDA, to recommend APPROVAL to the Monroe County Planning Commission of the request filed by Laura and Associates, Inc. to change the Land Use District (Zoning) Map from Suburban Commercial (SC) to Recreational Vehicle (RV) for property on Morris Avenue and described as Lots 4,5, and 6, Monroe Park, Cross Key, Section 4, Township 60 South, Range 39 East, Monroe County, Florida, having the real estate identification number 00572850.000000. File #MOl155 Page 3 of 4 Initials ~ W:\Planning\Working Folders\Schultz-Marty\Map Amendments\Point Laura\Drc\DRC MAP Resolution.doc COUNTY OF MONROE PLANNING DEPARlMENT 2798 OVERSEAS HIGHWAY SUITE 410 MARA THaN, FL 33050-2227 (305) 289-2500 MAP AMENDMENT APPLICATION For Future Land Use Map and Zoning Map Note: The applicant must complete the following infonnation for an application to be accepted for review. Please type or print all requested infonnation on this fonn. Attach additional sheets when necessary. All infonnation, including the application and all other materials, excluding the original photographs, must be submitted on 81/2" x 11" paper. It is the applicant's responsibility to notify the Planning Department of any changes that may occur to the application as it is being processed. A) Name(s) of Property Owner(s): Laura and Associates Inc. Mailing Address: 3168 Highway 17 South City: Orange Park State: Florida Zip Code: 32073 Telephone: Office (904) 278-7000 Home: Not Applicable B) Applicant/Agent's Name (Circle One): Donald L. Craig. AICP Firm: The Craig Company Inc. Mailing Address: P.O. Box 372 City: Key West State: Florida Zip Code: 33041 Telephone: Office (305) 294-1515 Home: Not Applicable C) Legal Description of Property: Real Estate Number 00572850.000000 Key: Cross Key Street: Morris Avenue Mile Marker: 112.5 Section: 04 Township: 60 Range: 39 Subdivision: Monroe Park Lot(s): 4. 5. & 6 Block: Nt A Metes and Bounds description if not in a subdivision (attach additional sheet if necessary): Lots 4. 5. and 6. Monroe Park. according to the plat thereof as recorded in Plat Book 3. at Page 140 of the public records of Monroe County. G) Current Future Land Use Map Designation: Mixed Use Commercial Proposed Future Land Use Map Designation: Mixed Use Commercial Applicant's Initials ~ T~~~ Point Laura Rezoning Application H) Current Land Use District Designation: Suburban Commercial Proposed Land Use District Designation: Recreational Vehicle F) Size of Parcel: 103,909 square feet or 2.38 acres. G) Existing Use: If the property is developed, describe, in general terms, the existing use of the property such as the type of use, number of residential units, or the gross floor area of the commercial development. (If the property contains structures, submit a site plan in addition to your verbal description). Since 1980. Point Laura has operated as a camplfround/recreational vehicle park with thirty-eight transient spaces and provided marine services. The site contains four buildings including a two-story building with a 1.263 square foot bar/lounge on the first floor and a 1.000 square foot duplex on the second floor. The three remaining buildings are a 270 square foot bait store. a mobile home that had been used as an owner's residence. and 400 square foot mobile home converted to a bathhouse. Appendix B is a Site Plan with proposed and existing conditions. H) It is the applicant's burden to justify overturning existing land use designations previously set by the Board of County Commissioners. Below are the factors which the Board may consider in order to approve a proposed change, as prescribed by Section 9.5-51l(d)(5)(b) of the Monroe County Code. However, the Code prohibits any change which would negatively impact community character. If you need assistance in preparing a response, please call to schedule a pre-application conference with the planning department. You must submit all supporting information, documentation or exhibits for future public hearings at the time you submit this application so that the Planning Department may use it in preparing its recommendation. Information provided at a later date may not be- considered by the Planning Department, Planning Commission or Board of County Commissioners. 1. Changed projections (e.g., regarding public service needs) from those on which the text or boundary was based. 2. Changed assumptions (e.g., regarding demographic trends). 3. Data errors, including errors in mapping, vegetative types and natural features described in any section of the comprehensive plan. 4. New issues. 5. Recognition of a need for additional detail or comprehensiveness; or, 6. Data updates. Please see Appendix A for our response. I) Include 2 different photographs of the subject parcel(s) - 12 copies of each. Only original photos or color copies will be accepted. Aerial photos may no be used to meet this requirement but may be used for support information. Please see Appendix C for the photographs. J) Include a survey with a site plan if structures exist on the property. Applicant's Initial~.- Tk~~ Point Laura Rezoning Application A sealed survey has been provided as Appendix D. This survey represents Point Laura prior to the road abandonment approved by the Board of County Commissioners on February 24. 2001. K) Include a copy of the zoning map, clearly marking the boundaries of the property being considered. The Planning Department will be able to assist you in obtaining a zoning map. The subiect parcels are located on several County Zoning Maps. These maps have be combined and are included as Appendix E. L) Attach proof of ownership (i.e. copy of deed or tax bill). A copy of the recorded deed has been provided as Appendix F. M) Include a copy of the property record card from the appraiser's office. A copy of the Property Record Card has been provided as Appendix G. N) Attach a notarized letter from the owner authorizing the applicant or agent to seek the amendment(s) and to represent the owner. All correspondence from Monroe County will be addressed to agent and not property owner(s), unless otherwise specified. The notarized letter has been included as Appendix H. 0) The application must be accompanied by the appropriate fee. The fee schedule is as follows: Amendment to the Future Land Use Map and Land Use District Map Amendment to the Land Use District Map Only $1,850 $1,650 I certify that I am familiar with the information contained in this application, and, to the best of my knowledg c information is true, complete and accurate. I also certify I possess au or' to und the proposed amendment(s). I understand the submission of false mform n 0 denial or revocation of the requested amendment(s). 1.-S--ol Date STATE OF "P/';V'?-'* COUNTY OF /1IL>JV~1J€ BEFORE ME this day personally appeared _~ L . Cia. ~ who, is Dersonallv known to me or has produced as identification. . Notary Sworn to and subscribed before me this lS day of Y1!ltt~ck , A.D..#-c;?&z7' ,t'~~~ Jodell Roberts :.~rAJ'.\ MY COMMISSION # CC906777 EXPIRES ~ . . :~f January 31,2004 "~ DO AI, . BONDED lHRU TROY FAIN INSURAHCt INe. "..,,,, NOTARY PUBLIC: ~ ate of My Commission Expires: Applicant's Initia~ Tk~ Point Laura Rezoning Application From: Philip B.Burkard FM. +1(561)447-9644 To: Frank Martorana Fax (305)230-1554 Page 1 of 1 Tuesday, May IS, 20016:42 PM R-B Ranch 800 Morr~s Road - PO Box 2528 - Key Largo, Florida 33037 Off1ce: 305 453-4612 eEL: 561 212-5439 MEMORANUM 0.1ay 15. 200 I To Vlonroe County CommissIOners Ref May 16, 2()D1, Monroe County CommisSIoners Zonmg l-karmg Key Largo, Fl ('()nt~ntion to raoning plan for :-./Iorris Road, Key Largo, Florida The: Partle:s (Lot Owners 7 and 8 ?\lonroe Park Plat Book 3 at Page: 140) re:spectively request that the: ?\1onroe COLmly CommiSSioners delay the approval of any and all requesls related to the rezoning of land parcel(s) on Morris Ave: m Key Largo, Florida The Issue is associated with applicable sewer/septic (wastewater management) plans and or lack there of which are allowed under the proposed new zone definition The property O\\ners identified herem, request that untt! such time that proper plans are provided and or made available, reviewed amI hearings can be conducted by all c,)ncemed parties, and the results be made available to the County Commissioners, that no rezonmg of :-"10ITlS Avo:: bo:: considero::d at thiS tlmo:: Tho:: PartlO::s look to lhe \'lonroo:: ('ounty C:ommISSlona's l~ngmo::ers to warrant and or certify the followmg: a. I.ocatlon of proposeu sewer/septic factlIty m an area that has continuously nooueu to the pomt of impassibility on the right-of-way over the pass ten years. Discussions identifymg this nood problem area have been discussed by some of the property O\nlers. Property owners have indicated that the County Engineer has been advised and will make assessment following next !lood. Questions as to the ability of the: proposed sewer/septic facility to retain and pmtect the environment and concerned property owners. h Location of proposed sewer....septlc facility m an area that continuously has power service ml<:rruptlons ()uestions as to the ability of the proposed sewer/septic facility to maintain proper operation as well as protect the envIronment and concerned property owners. c Location of proposed sewer/septic facility will not emit foul, unpleasant and noxious vapors and or suhstance from Its contamment and or localized area. d l.ocation of proposed sewer/septic l~'lcil1ty IS esthetically concealed so as not to devalue lhe concerned property o\mers property and home investments. Cntil sllch lime that the aforementioned concerns have been addresse:d, certifIed by the County Engineer and dIscussed with the property O\\ners, we the Party, respectfully request that the \'lonroe County CommISSioners take posltl\'e action regardmg thiS zoning :md pemllttmg Issue as outlined herein Phil Burkard ~ cY~Ml~ Frank Martorana I)ak ~)61 I)ate~/;s/c/ :\!onro('( 'I~-II:;-I :;-111-111 ~.~ S/\~J':)