Loading...
Ord. 509-797 10-10-05 FailedFAILED 10/10/05 ORDINANCE NO. 509-797 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF PEARLAND, TEXAS, AMENDING ORDINANCE NO. 509, THE LAND USE AND URBAN DEVELOPMENT ORDINANCE OF THE CITY OF PEARLAND, TEXAS, FOR THE PURPOSE OF CHANGING THE CLASSIFICATION OF CERTAIN REAL PROPERTY LOCATION BEING 9.988 ACRES, BEING LOT 28, ALLISON-RICHEY GULF COAST HOME COMPANY SUBDIVISION AS RECORDED IN VOLUME 2, PAGE 23, BRAZORIA COUNTY PLAT RECORDS OUT OF SECTION NO. 7, H.T. & B.R.R. COMPANY SURVEY, ABSTRACT 219, BRAZORIA COUNTY, TEXAS, CITY OF PEARLAND, BRAZORIA COUNTY, TEXAS (GENERALLY LOCATED ON THE WEST SIDE OF O'DAY ROAD, AND NORTH OF BUTLER ROAD) (ZONE CHANGE APPLICATION NO. 1240) FROM CLASSIFICATION SUBURBAN DEVELOPMENT DISTRICT (SD) TO MOBILE HOME PARK DISTRICT (MH) AT THE REQUEST OF RAMOND W. HOWARD, APPLICANT FOR JESUS BANDA, OWNER, PROVIDING FOR AN AMENDMENT OF THE LAND USE DISTRICT MAP; CONTAINING A SAVINGS CLAUSE, A SEVERABILITY CLAUSE, AN EFFECTIVE DATE AND OTHER PROVISIONS RELATED TO THE SUBJECT. WHEREAS, Ramond W. Howard, applicant for Jesus Banda, owner, filed on July 25, 2005, an application for amendment pursuant to Section 28 of Ordinance No. 509, the Land Use and Urban Development Ordinance of the City, for approval of a change in the land use as provided for in said Section 28, said property being legally described in the original applications for amendment attached hereto and made a part hereof for all purposes as Exhibit "A"; and WHEREAS, on the 19th day of September, 2005, a Joint Public Hearing was held before the Planning and Zoning Commission and the City Council of the City of Pearland, Texas, notice being given by publication in the official newspaper of the City, the affidavit of publication being attached thereto and made a part hereof for all purposes, as Exhibit "B", said call and notice being in strict conformity with provisions of Section 28.3 and 28.4 of Ordinance No. 509; and WHEREAS, on the 30th day of September, 2005, the Planning and Zoning 1 ORDINANCE NO. 509-797 Commission of the City submitted its report and recommendation to the City Council regarding the proposed amendment application by Ramond W. Howard, applicant for Jesus Banda, owner, whereby the Commission recommended denial of the change of classification for the described property from its existing classification of Suburban Development District (SD) to Mobile Home Park District (MH); and WHEREAS, upon receipt of the report from the Planning and Zoning Commission, the City Council considered this application and the recommendation of the Planning and Zoning Commission at a regular meeting on October 10, 2005; and WHEREAS, the City Council having fully heard the testimony and argument of all interested parties, and having been fully advised in the premises, finds that in the case of the application of Ramond W. Howard, applicant for Jesus Banda, owner, presented which, in the judgment of the City Council, would justify the approval of said application; now, therefore, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF PEARLAND, TEXAS: I . The following described property located within the corporate City limits of the City of Pearland, Texas, and presently classified as Suburban Development District (SD) is hereby zoned to Mobile Home Park District (MH), such property being more particularly described as: 9.988 acres, being Lot 28, Allison-Richy Gulf Coast Home Company Subdivision as recorded in Volume 2, Page 23, Brazoria County Plat Records out of Section No. 7, H.T. & B.R.R. Company Survey, Abstract 219, Brazoria County, Texas, City of Pearland, Brazoria County, Texas (Generally Located on the West Side of O'Day Road, and North of Butler Road) 2 ORDINANCE NO. 509-797 II. The City Council of the City of Pearland finds and determines that the recitations in the preamble hereof are true and that all necessary prerequisites of law have been accomplished and that no valid protest of the proposed change has been made. The City Council further finds and determines that there has been compliance with the mandates of law in the posting and presentation of this matter to the Planning and Zoning Commission and to the City Council for consideration and decision. III. The City Council of the City of Pearland finds and determines that the amendment adopted herein promotes the health, safety, and general welfare of the public and is a proper valid exercise of the City's police powers. IV. If any section, subsection, sentence, clause, phrase, or portion of this Ordinance is for any reason held invalid or unconstitutional by any court of competent jurisdiction, such portion shall be deemed a separate, distinct, and independent provision and such holding shall not affect the validity of the remaining portions thereof. V. All rights and remedies, which have accrued in the favor of the City under this Ordinance and its amendments thereto, shall be and are preserved for the benefit of the City. VI. The City Secretary is hereby directed to cause to be prepared an amendment to the official Land Use District Map of the City, pursuant to the provisions of Section 2 of 3 ORDINANCE NO. 509-797 Ordinance No. 509 and consistent with the approval herein granted for the reclassification of the herein above described property. VII. This Ordinance shall become effective after its passage and approval on second and final reading. PASSED, APPROVED, and ADOPTED on First Reading this day of , 2005. TOM REID MAYOR ATTEST: YOUNG LORFING, TRMC CITY SECRETARY PASSED, APPROVED, and ADOPTED on Second and Final Reading this day of , 2005. ATTEST: YOUNG LORFING, TRMC CITY SECRETARY APPROVED AS TO FORM: DARRIN M. COKER CITY ATTORNEY 4 TOM REID MAYOR APPLICATION FOR A CHANGE IN ZONING City of Pearland Community Development 3523 Liberty Drive (Community Center) Pearland, Texas 77581 281-652-1639 281-652-1702 fax www.ci.pearland.tx.us Please check one: 3D /N ® Change in Zoning Classification from: Agriculture to: Mobile Home Park (list current zoning) (list proposed zoning) ❑ Specific Use Permit Request for : Property Information: Address: 1906 O'day Rd. Pearland, Texas (list proposed use) Subdivision: Allison - Richy Gulf Coast Home Lot: 28A Block: Company Tax I.D. Number: 0219 0028 110 ** For unplatted property, attach a copy of the metes and bounds description** Current use of property (type of structures on property): Mobile Home Park since 1979 Future/proposed use of property and reason for zone change: same a G preSPDt Th'' property status is to be changed for platting of land. Property has to be partitioned_ PROPERTY OWNER INFORMATION: APPLICANT INFORMATION: NAME Jesus Banda NAME Ramond W. Howard ADDRESS 1906 O'day Road #29 ADDRESS 1303 Turtle Creek Dr. CITY Pearland STATE Tex ZIP 77581 CITY Mo.City STATE TeX ZIP 77[1.89 PHONE( 281 ) 412-2010 PHONE(2x1 ) i17 5g00 FAX( ) FAX( 281 ) 416-9517 E-MAIL ADDRESS E-MAIL ADDRESS BarLife @ AOL.Com PETITION: As owner/agent, I hereby petition the City of Pearland for approval of the above described request as provided for by the laws of the State of Texas and ordinances of the City of Pearland. I certify to the best of my knowledge that this is a true description of the property upon which I have requested the above checked action. I understand that I am fully responsible for the correctness of the legal description given. Owner's Signature: Agent's Signature: Yv OFFICE USE ONLY: FEES PAID: RECEIVED BY: tom, cs Date: Date: July 25, 2005 DATE PAID: - 2 -D APPLICATION NO. j LOCATION MAP Zone Change Application No. 1240 N W+E E 0 200 400 Feet S Bill I Map Prepared on August 29, 2005 AFFIDAVIT OF PUBLICATION The Pearland Reporter News 2404 South Park Pearland, Texas 77581 State of Texas Brazoria and Harris Counties I, Lloyd Morrow, hereby certify that the notice hereby appended was published in THE REPORTER NEWS, a newspaper of general circulation in Brazoria, Harris and Galveston Counties, for / issues, as follows: No. / Date % 20 __12_ No Date 20 No. Date 20 No Date 20 No. Date 20 Subscribe and sworn to before me 20_ st to ass, Comm sslo ,xc;, es 09 0 day of Laura Ann Emmons, Publisher Notary Public, State of Texas Published Aug. 31 and Sept. 7, 2005 NOTICE OF A JOINT PUBLIC HEARING OF THE CITY COUNCIL AND THE PLANNING AND ZONING COMMISSION OF THE CITY OF PEARLAND, TEXAS ZONE CHANGE APPLICATION NO. 1240 Notice is hereby given that on September 19, 2005, at 6:30 p.m., the City Council and Planning and Zoning Commission of the City of Pearland, in Brazoria, Harris and Fort Bend Counties, Texas, will conduct a joint public hearing in the Council Chambers of City Hall, 3519 Liberty Drive, Pearland, Texas, on the request of Ramond W. Howard, appli- cant for Jesus Banda, owner, for an amendment to the Land Use and Urban Development Ordinance of said City, for approval of a change in zoning district from classification Suburban Development District (SD) to Mobile Home Park District (MH), on the follow- ing described property, to wit: 9.988 acres, being Lot 28, Allison-Richy Gulf Coast Home Company Subdivi- sion as recorded in Volume 2, Page 23, Brazoria County Plat Records out of Section No. 7, H.T. & B.R.R. Company Survey, Abstract 219, Brazoria County, Texas, City of Pearland, Brazoria County, Texas (Generally Located on the West Side of O'Day Road, and North of Butler Road) At said hearing all interest- ed parties shall have the right and opportunity to appear and be heard on the subject. /s/ Theresa Grahmann Senior Planner AFFIDAVIT OF PUBLICATION The Pearland Reporter News 2404 South Park Pearland, Texas 77581 State of Texas Brazoria and Harris Counties I, Lloyd Morrow, hereby certify that the notice hereby appended was published in THE REPORTER NEWS, a newspaper of general circulation in Brazoria, Harris and Galveston Counties, for issues, as follows: No. / Date 4 " 7 20 0--5 No Date 20 No Date 20 No. Date 20 No. Date 20 Subscribe and sworn to before me this 20_U_ day of Laura Ann Emmons, Publisher Notary Public, State of Texas Published Aug. 31 and Sept. 7, 2005 NOTICE OF A JOINT PUBLIC HEARING OF THE CITY COUNCIL AND THE PLANNING AND ZONING COMMISSION OF THE CITY OF PEARLAND, TEXAS ZONE CHANGE APPLICATION NO. 1240 Notice is hereby given that on September 19, 2005, at 6:30 p.m., the City Council and Planning and Zoning Commission of the City of Pearland, in Brazoria, Harris and Fort Bend Counties, Texas, will conduct a joint public hearing in the Council Chambers of City Hall, 3519 Liberty Drive, Pearland, Texas, on the request of Ramond W. Howard, appli- cant for Jesus Banda, owner, for an amendment to the Land Use and Urban Development Ordinance of said City, for approval of a change in zoning district from classification Suburban Development District (SD) to Mobile Home Park District (MH), on the follow- ing described property, to wit: 9.988 acres, being Lot 28, Allison-Richy Gulf Coast Home Company Subdivi- sion as recorded in Volume 2, Page 23, Brazoria County Plat Records out of Section No. 7, H.T. & B.R.R. Company Survey, Abstract 219, Brazoria County, Texas, City of Pearland, Brazoria County, Texas (Generally Located on the West Side of O'Day Road, and North of Butler Road) At said hearing all interest- ed parties shall have the right and opportunity to appear and be heard on the subject. /s/ Theresa Grahmann Senior Planner Planning & Zornn Commission Recommendation Letter September 30, 2005 Honorable Mayor and City Council Members 3519 Liberty Drive Pearland, TX 77581 Re: Recommendation on Zone Change Application No. 1240, a request by Ramond W. Howard, applicant for Jesus Banda, owner, for an amendment to the Land Use and Urban Development Ordinance of said City, for approval of a change in zoning district from classification Suburban Development District (SD) to Mobile Home Park District (MH) Honorable Mayor and City Council Members: At their regular meeting of September 19, 2005, the Planning and Zoning Commission considered the request for a change in zoning district from classification Suburban Development District (SD) to Mobile Home Park District (MH), on the following property: Legal Description: 9.988 acres, being Lot 28, Allison-Richy Gulf Coast Home Company Subdivision as recorded in Volume 2, Page 23, Brazoria County Plat Records out of Section No. 7, H.T. & B.R.R. Company Survey, Abstract 219, Brazoria County, Texas, City of Pearland, Brazoria County, Texas General Location: Generally Located on the West Side of O'Day Road, and North of Butler Road Commission Member Iocco made a motion to recommend approval of the zone change request, which was seconded by Commission Member Greiner. The motion to approve failed 0 — 4. The zone change was recommended for denial by the Planning and Zoning Commission. Agenda Request 1240 Page 3 of 4 The Commission stated the following as the reasons for the denial: 1. The proposed zone change does not conform with the Comprehensive Plan designation of "Garden/O'Day Mixed Use District" as it does not provide for a recommended land use along O'Day Road. 2. The proposed zone change is inconsistent with surrounding land uses, such as the existing single family residential uses further to the north, south, and on the east side of O'Day Road. 3. The Mobile Home Park district provides for lots of 6,000 square feet and 60 foot wide, providing for a higher density development that is against the recommendation of the Comprehensive Plan that encourages rezoning to larger lots for residential uses. Sincerely, Planning and Zoning Commission Agenda Request 1240 Page 4 of 4 ■ 200' NOTIFICATION LIMITS WEIMER CONSTRUCTION AGUIRRE FLORENTINO R SOLIS DIONICIO CITY OF-PEARLAND GARDEN I G) -- minim MINN • SUBJECT PROPERTY SANTOS ADELINA 41 .1' AI . •0\vmsa toi 'AREYES ISAAC A $ MATILDE S._ IV 110111111 -- • CADLED PARTNERS LTD--;„,„„„„r,„........ fleFelm NMI-BAKER BYRON H 111111111111111111111111 MSC MINN MIN 11111- INN IIIIIIIIII IIIII WW1 0111111.11 WOO NOLES BILLY C SOWELL PROPERTY PARTNERS- HOLLINGSHEAD LIVING TRUST NINE WWI 111■, OHM OWNERSHIP MAP W+E Zone Change Application No. 1240 0 200 400 Feet I Map Prepared on August 29, 2005 PROP ID OWNER R177235 R164445 R164446 R164471 R164478 R164473 R238261 R164467 R164447 R164470 R548275 R164470 R238260 NOLES BILLY C WEIMER CONSTRUCTION SOLIS DIONICIO CITY OF PEARLAND REYES ISAAC A & MATILDE S CADLED PARTNERS LTD HOLLINGSHEAD LIVING TRUST SANTOS ADELINA AGUIRRE FLORENTINO R BANDAJESUS RAMOND W HOWARD BANDAJESUS SOWELL PROP PTN VILLAGE GROVE LP BANDA JESUS BAKER BYRON H ZONE CHANGE APPLICATION NO. 1240 Property Owner Notification List ADDRESS 1780 HATFIELD RD PO BOX 1228 1853 GARDEN RD 3519 LIBERTY DR 16803 PAINT ROCK RD 8822 STABLE CREST BLVD 1950 ODAY RD PO BOX 1245 1849 GARDEN RD 1906 O'DAY RD #29 1303 TURTLE CREEK DR PO BOX 1281 1601 ELM ST STE 300 PO BOX 1281 2010 CARROLL CITY ST ZIP CODE LEGAL DESCRIPTION PEARLAND TX PEARLAND TX PEARLAND TX PEARLAND TX FRIENDSWOOD TX HOUSTON TX PEARLAND TX PEARLAND TX PEARLAND TX PEARLAND TX MISSOURI CITY TX PEARLAND TX DALLAS TX PEARLAND TX PEARLAND TX 77581-3124 77588-1228 77581-8734 77581-5416 77546-4226 77024 77581-3161 77588-1245 77581-8734 77581 77489 77588-1281 75201-4751 77588-1281 77581 A0544 H T & B R R, TRACT 24-25, PEARLAND, ACRES 20.000 A0219 HT&BR R, TRACT 14, ACRES 2.475 A0219 HT&BR R, TRACT 14A, ACRES 2.475 A0219 HT&B R R, TRACT 15, ACRES 7.984 LT 29 219 H T & B, ACRES 5.000 A0219 HT&BR R, TRACT 16, ACRES 9.191 PEREBOOM S/D, LOT 2, ACRES 2.500, A0219 H T & B A0219 H T & B R R, TRACT 27, ACRES 10.000 A0219 HT&BR R, TRACT 14B, ACRES 2.475 PROPERTY OWNER APPLICANT A0219 H T & B R R, TRACT 28A, ACRES 5.000 VILLAGE GROVE SEC 1 (A0544 HT&B), LOT RES A-B, ACRES 14.938 A0219 HT&BR R, TRACT 28A, ACRES 5.000 PEREBOOM S/D, LOT 1, A0219 H T & B, C/S, ACRES 2.400 TO: SUBJECT: LEGAL DESCRIPTION: GENERAL LOCATION: JOINT PUBLIC HEARING AGENDA ITEM MEETING OF SEPTEMBER 19, 2005 Zone Change Application No. 1240 City Council Planning and Zoning Commission A request by Ramond W. Howard, applicant for Jesus Banda, owner, for an amendment to the Land Use and Urban Development Ordinance of said City, for approval of a change in zoning district from classification Suburban Development District (SD) to Mobile Home Park District (MH) 9.988 acres, being Lot 28, Allison-Richy Gulf Coast Home Company Subdivision as recorded in Volume 2, Page 23, Brazoria County Plat Records out of Section No. 7, H.T. & B.R.R. Company Survey, Abstract 219, Brazoria County, Texas, City of Pearland, Brazoria County, Texas Generally Located on the West Side of O'Day Road, and North of Butler Road APPROVAL PROCESS: After this Joint Public Hearing, the requested zone change application will be considered as follows: Planning and Zoning Commission: September 19, 2005* City Council for First Reading: October 10, 2005* City Council for Second Reading: October 24, 2005* (*dates subject to change if item is tabled) SUMMARY: The applicant is requesting a change in zoning on the subject property for a mobile home park. The subject property was annexed into the City in 1997 and subsequently zoned SD. The subject property consists of a mobile home park, with several vacant tracts of land. The applicant has indicated that portions of the subject property have been utilized as a mobile home park since 1979. The existing mobile home park is a non -conforming use under the current SD district. The applicant is proposing to ZCA No. 1240 Page 1 zone the subject property to Mobile Home Park District, and expand the mobile home park onto the undeveloped tracts contained within the subject property. SURROUNDING ZONING AND LAND USES: Zoning North Suburban Development District (SD) South Suburban Development District (SD) East Commercial District (C); Single Family Dwelling District (R-2) as part of the Village. Grove Planned Unit Development District (PUD) West Suburban Development District (SD) Land Use Undeveloped tracts Undeveloped tracts Undeveloped tracts; single family residential lots under construction in the Village Grove residential subdivision Undeveloped tracts CONFORMANCE TO THE LAND USE AND URBAN DEVELOPMENT ORDINANCE: The applicant is requesting an MH zoning district. The minimum site area for a mobile home park is 3 acres, and the subject property is larger than 3 acres in size. It is Staffs understanding that the applicant intends to subdivide the remaining land that currently has no mobile homes on it into lots for individual mobile homes. The minimum lot size for each lot under MH zoning is 6,000 square feet, the minimum lot width is 60 feet, and the minimum lot depth is 100 feet. If the zone change to MH is approved, the applicant will be responsible for meeting these minimum lot sizes, widths, and depths. The applicant will be required to comply with all other requirements of the Land Use and Urban Development Ordinance. PLATTING STATUS: Based on the legal description submitted with the zone change application, it appears that the subject property has not been platted. The subject property may need to be platted in accordance with the Subdivision Ordinance, prior to issuance of a building permit. The plat will need to address all requirements listed in the Subdivision Ordinance, and be approved by the Planning and Zoning Commission. The plat will need ZCA No. 1240 Page 2 to be filed for record with the County Clerk, prior to issuance of a building permit. Each lot within the subdivision will be required to meet the minimum lot size, lot width, and lot depth specified for the MH district. CONFORMANCE TO THE COMPREHENSIVE PLAN: The Comprehensive Plan (2004 update adopted on July 26, 2004) recommends "Garden/O'Day Mixed Use District" for the subject property and for all of the surrounding properties on O'Day Road and Garden Road. During the review of the Comprehensive Plan last year, O'Day Road and Garden Road were evaluated in great detail due to the wide range of land uses that existed on these two roadways. O'Day Road and Garden Road are characterized by diverse types of land use, including residential, commercial, and industrial development, and because of this, the properties along O'Day Road and Garden Road are classified in the Comprehensive Plan as a mixed use district. The Comprehensive Plan further states that both residential and nonresidential land uses within the Garden/O'Day corridor would benefit by becoming conforming uses, thereby streamlining the process of making desired expansions and/or selling property along these roadways. The draft Unified Development Code provides for the creation of the Garden/O'Day Mixed Use District, and this new district does not allow mobile or manufactured homes. CONFORMANCE TO THE THOROUGHFARE PLAN: The subject property has frontage on O'Day Road, a secondary thoroughfare with an ultimate right-of-way of 100 feet. No other roadways affect the subject property. The applicant may be responsible for the dedication of right-of-way for O'Day Road, if a right-of-way dedication is necessary, when the subject property is platted. AVAILABILITY OF UTILITIES: There is a 12 inch water main located along O'Day Road. There is a 3 inch force main sanitary sewer located along O'Day Road, but it extends only adjacent to the subject property and then terminates. IMPACT ON EXISTING AND FUTURE DEVELOPMENT: The subject property currently contains a mobile home park. The applicant has indicated that there are several spaces within the subject property that are available for the placement of more mobile homes. The ZCA No. 1240 Page 3 applicant is requesting the zone change in order to bring the existing mobile homes into the MH district, plus allow for the addition of more mobile homes to the subject property. Staff is concerned with the expansion of the existing mobile home and the granting of a zone change for Mobile Home Park district. The existing mobile home park currently contains several mobile homes, many of which are in an unmaintained state. The existing access drive into the subject property is not paved, and appears to not be maintained. Many of the units within the existing park are not maintained and appear to have open storage of household materials and furniture. Directly across from the subject property on the east side of O'Day Road is a new subdivision, Village Grove, that is developing with new single family residential lots. Although there are several M-1 tracts along O'Day Road and Garden Road, the subject property does not appear to be the appropriate place for a permanent mobile home park, nor the expansion of a mobile home park. The Comprehensive Plan designates the subject area: and many areas along O'Day Road as the mixed use district due to the following uses being located within this area: single family residential, light manufacturing businesses, retail, manufactured (mobile) homes, and Tight commercial businesses. The Mixed Use District allows many of these uses to become conforming, and allows the desired expansions of uses along these roadways. The expansion of a mobile home park is not appropriate or a desired or recommended land use within this area. The draft Unified Development Code provides for the creation of the Garden/O'Day Mixed Use District, and this new district does not allow mobile or manufactured homes. The proposed MH zoning would allow for a higher density development than adjacent residential subdivisions. The Mobile Home Park district provides for lots of 6,000 square feet and 60 foot wide, providing for a higher density development that was is typically being approved and built in the City of Pearland at this time. PUBLIC COMMENTS: Public notice/comment forms were mailed to property owners within 200 feet of the subject property under consideration. A legal notice of public hearing was published in the local newspaper, and a Zoning Sign was placed on the subject property. STAFF RECOMMENDATION: Staff recommends denial of the zone change for MH, as proposed by the applicant, for the following reasons: 1. The proposed zone change does not conform with the Comprehensive Plan designation of "Garden/O'Day Mixed Use District" as it does not provide for a ZCA No. 1240 Page 4 recommended land use along O'Day Road. 2. The proposed zone change is inconsistent with surrounding land uses, such as the existing single family residential uses further to the north, south, and on the east side of O'Day Road. 3. The Mobile Home Park district provides for lots of 6,000 square feet and 60 foot wide, providing for a higher density development that is against the recommendation of the Comprehensive Plan that encourages rezoning to larger Tots. SUPPORTING DOCUMENTS: • Notice of Public Hearing • Zone Change Application • Location Map • Property Ownership Map • Property Owner Notification List • Zoning Map • Future Land Use Plan t 4- ZCA No. 1240 Page 5 ZONING MAP Zone Change Application No. 1240 w 0 200 400 Feet Bill I Map Prepared on August 29, 2005 ostk\ k.VN ' ' MO ks,ssw& ,sx1/4x xi -V SN''' esident SI kLi ,..'‘‘\\'‘'N' tiN X ,N„ , '''S kr04‘XX\NSWNN1/4N-Xtk& N\-Ni -0,!..,14,0kiN MeV bj.i-: §' kleit1/4',* As\Lq c tea. 74 ,t<.i t���'�+�'�' N+�1 & IS SUBJECT PROPERTY illa 1111M‘ IIIIIMA NM Lsz4 Pik 4._ , 1111111gstk•N\.1 IIIIINV X"VS, IIIIW PtN-It1S-&xxxV-4 11111W.w, x-s4ANN% 1111,*Ics\-NWI FUTURE LAND USE PLAN W " E Zone Change Application No. 1240 0 200 IIIII 400 Feet Map Prepared on August 29, 2005