September 25, 2001
Dear Alligator Point Property Owner:
This is to inform you of the proposed development of 101 Cluster homes in the Hidden Harbor area of Alligator Point.
This area is presently zoned R-1, which requires that lots be a minimum of one acre with 100ft width and 100ft length. The developer is asking to change the zoning so that they can put 3 houses on one acre. The developer claims that this property is 172 acres and that 80 acres of that is in wetlands. The tax records list the property as having 132 acres of submerged lands and 40 acres of buildable uplands.
Included in the proposal is "future commercial property" at Hidden Harbor site on County Road 370. Since Alligator Point already has 7 commercial lots that are not currently being utilized, it seems unnecessary to zone more property as commercial.
A development of this high a density has the potential to seriously impacy both our infrastructure and the Alligator Harbor Aquatic Preserve. Members of the Alligator Point Environmental Conservation Organization and the Alligator Point Taxpayers Association attended the Franklin County Zoning and Planning Meeting on September 11, 2001 and succeeded in getting the decision tabled. The board meets again to consider the proposal on October 9, 2001. Some of our concerns include:
Increased traffic flow at the curve coming onto the Point at the Welcome Garden
Impact on our already stressed water supply
Strom water runoff, and the effect of 100 + septic tanks on the bay with the potential to impact on the clam aquculture site.
We are against this development on Alligator Point but we feel it is imperative that any development must be done reasonably and responsibly in regards to our community and our unique environment.
If you have concerns about this development, as proposed, we encourage you to attend the Planning and Zoning meeting at 6:30 PM on Oct. 9 and communicate those concerns to our Zoning Board. The address and contact telephone numbers for the County Commissioners are found below. We have attached a model letter for you to use. Please feel free to modify it as you desire.
If you have any questions, please fel free to call Joe Hambrose at 349-2899 or Vicki Barnett at 349-2677.
Alan Pierce, County Planner
33 Commerce St.
Apalachicola, FL 32320
Eddie D. Creamer (D) Chairman
206 Old Ferry Dock Rd.
Eastpoint, FL 32328
(850) 670-8132
Cheryl Sanders Co-Chairwoman
P.O. Box 641
Carrabelle, FL 32322
(850) 697-2534
Bevin Putnal (D)
P. O. Box 416
Carrabelle, FL 32322
(850) 697-3719
Jimmy G. Mosconis
P.O. Box 172
Apalachicola, FL 32329-0172
(850) 653-9294
Clarence Williams (D)
P. O. Box 1001
Apalachicola, FL 32329-1001
(850) 653-8108
Dear Commissioner,
Re: Proposed Hidden Harbor Development
Dear Commissioners and Mr. Pierce,
As a property owner on Alligator Point I am vitally concerned with the proposal by Don Nichols to build a subdivision of 101 cluster homes on the Hidden Harbor property. I have serious concerns about hoe this type and density of development will affect our community and its environment.
Before you render a decision on this matter, I respectfully request that you consider our concerns as outlined below:
Our water system is already seriously stressed and we are already under a very strict water restriction.
The area targeted for development would require some changes to be made in the flow of traffic coming onto Alligator Point at the Welcome Garden as this is already a very dangerous intersection and increasing the number of cars entering the intersection would be extremely dangerous unless some changes are made. (four way stop, traffic light, etc)
The land at the site is very low and subject to flood. This necessitates a very thorough review of the storm water run off and possible remedies. We request that the developer obtain a topographical survey/map to determine storm water runoff needs. This needs to be done before you render a decision.
There is a discrepancy in the number of buildable upland acres between the developer's sketch plan and the property appraiser's tax records. This discrepancy needs to be clarified by requesting the developer obtain: 1) a binding jurisdictional wetlands determination by DEP to determine actual uplands acreage, 2) a mean high water line survey to determine legal ownership of the property. This needs to be done before you render a decision.
The potential contamination of the Alligator Harbor Aquatic Preserve by 100+ septic tanks and storm water runoff could have a devastating effect on the clam aquaculture and the delicate balance of the bay.
The proposal has a "Future commercial site" included in the plan. In view of the fact that Alligator Point already has 7 commercial properties that are not being utilizied, it seems unnecessary to zone any other property as "commercial".
Sincerely,
