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Ord. 2000M-0087 2012-10-08ORDINANCE NO. 2000M-87 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF PEARLAND, TEXAS, AMENDING ORDINANCE NO. 2000M, THE ZONING MAP OF THE CITY OF PEARLAND, TEXAS, FOR THE PURPOSE OF CHANGING THE CLASSIFICATION OF CERTAIN REAL PROPERTY, LOCATION BEING A 17.7063 ACRE (771,287 SQUARE FEET) TRACT OF LAND OUT OF THE R. T. BLACKBURN SURVEY, ABSTRACT 160, HARRIS COUNTY, TEXAS; AND BEING OUT OF AND A PORTION OF LOT 22 AND LOT 30 OF THE ORCHARD RIDGE ADDITION TO ALMEDA AS RECORDED BY PLAT FILED IN VOLUME 64, PAGE 7 OF THE DEED RECORDS OF HARRIS COUNTY, TEXAS; AND BEING ALL OF AND THE SAME AS THE CERTAIN CALLED 7.410 ACRE TRACT OF LAND AND ALL OF AND THE SAME AS THE CERTAIN CALLED 0.400 ACRE TRACT OF LAND, BOTH AS CONVEYED TO CSBWMD ALL TERRAIN VEHICLES, INC., IN WARRANTY DEED DATED SEPTEMBER 18, 1989, AS RECORDED IN FILE NUMBER M-327774 OF THE CLERK'S FILES OF HARRIS COUNTY, TEXAS; AND BEING ALL OF THE SAME AS THAT CERTAIN CALLED 9.896 ACRE TRACT OF LAND AS CONVEYED TO CSBWMD ALL TERRAIN VEHICLES, INC., IN WARRANTY DEED DATED SEPTEMBER 18, 1989, AS RECORDED IN FILE NUMBER M-327773 OF THE CLERK'S FILES OF HARRIS COUNTY, TEXAS. (LOCATED AT 322 RILEY ROAD, PEARLAND, TEXAS), ZONE CHANGE 2012-05Z, A REQUEST OF DANIEL FRAYNE, APPLICANT, ON BEHALF OF JDI VENTURES, INC., OWNER, FOR APPROVAL OF A ZONE CHANGE FROM THE SPECTRUM DISTRICT (DISTRICT S5) (SP5) ZONE TO THE LIGHT INDUSTRIAL (M-1) ZONE, PROVIDING FOR AN AMENDMENT OF THE ZONING DISTRICT MAP; CONTAINING A SAVINGS CLAUSE, A SEVERABILITY CLAUSE, AN EFFECTIVE DATE AND OTHER PROVISIONS RELATED TO THE SUBJECT. WHEREAS, Daniel Frayne, applicant, on behalf of JDI Ventures, Inc., owner, filed an application for amendment to Ordinance No. 2000M, the Zoning Map of the City, for approval of a change in the zoning district from Spectrum District (District S5) (SP5) to the Light Industrial (M-1); 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 more graphically depicted in the vicinity map attached hereto and made a part hereof for all purposes as Exhibit "B"; and ORDINANCE NO. 2000M-87 WHEREAS, on the 20th day of August, 2012, 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 hereto and made a part hereof for all purposes as Exhibit "C", said call and notice being in strict conformity with provisions of Section 1.2.2.2 of Ordinance No. 2000T; and WHEREAS, on the 20th day of August, 2012, the Planning and Zoning Commission of the City submitted its report and recommendation to the City Council regarding the proposed zone change application of Daniel Frayne, applicant, on behalf of JDI Ventures, Inc., owner, whereby the Commission recommended denial of the change of classification for the described property from its existing classification of Spectrum District (District S5) (SP5) to the Light Industrial (M-1), said recommendation attached hereto and made a part hereof for all purposes as Exhibit "D"; and WHEREAS, upon receipt of the report from the Planning and Zoning Commission, City Council considered this application and the recommendation of the Planning and Zoning Commission at regular meeting(s) on the 17th day of September, 2012 and; 24th day of September 2012; 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 Daniel Frayne, applicant, on behalf of JDI Ventures, Inc., owner, presented which, in the judgment of the City Council, would justify the approval of said application; now, therefore, Page 2 of 5 Ord No 2000M-87 ORDINANCE NO. 2000M-87 BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF PEARLAND, TEXAS: Section I. The following described property located within the corporate City Limits of the City of Pearland, Texas, and presently classified as Spectrum District (District S5) (SP5) to the Light Industrial (M-1), in accordance with all conditions and requirements of the current Unified Development Code and incorporated for all purposes, such property being more particularly described as: Being a 17.7063 acre (771,287 square feet) tract of land out of the R. T. Blackburn Survey, Abstract 160, Harris County, Texas; and being out of and a portion of Lot 22 and Lot 30 of the Orchard Ridge Addition to Almeda as recorded by plat filed in Volume 64, page 7 of the Deed Records of Harris County, Texas; and being all of and the same as the certain called 7.410 acre tract of land and all of and the same as the certain called 0.400 acre tract of land, both as conveyed to CSBWMD All Terrain Vehicles, Inc., in Warranty Deed dated September 18, 1989, as recorded in File Number M-327774 of the Clerk's Files of Harris County, Texas; and being all of the same as that certain called 9.896 acre tract of land as conveyed to CSBWMD All Terrain Vehicles, Inc., in Warranty Deed dated September 18, 1989, as recorded in File Number M- 327773 of the Clerk's Files of Harris County, Texas Generally located at 322 Riley Rd, Pearland, TX Section 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. Section 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. Page 3of5 Ord No 2000M-87 ORDINANCE NO. 2000M-87 Section 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. Section 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. Section VI. The City Secretary is hereby directed to cause to be prepared an amendment to the official Zoning District Map of the City, pursuant to the provisions of Section 2.3.2.2 of Ordinance No. 2000-T and consistent with the approval herein granted for the reclassification of the herein above described property. Section VII. This Ordinance shall become effective after its passage and approval on second and final reading. PASSED, APPROVED, and ADOPTED on First Reading this 17th day of September, 2012. ATTEST: NNG TY SECRETARY TOM REID MAYOR Page 4 of 5 Ord No 2000M-87 ORDINANCE NO. 2000M-87 PASSED, APPROVED, and ADOPTED on Second and Final Reading this 8th day of October, 2012. ATTEST: YO CI x' SEC ` TARY APPROVED Ar STO FORM: N IEM V. DOAN DEPUTY CITY ATTORNEY -.i,a, TOM REID MAYOR Page 5 of 5 Ord No 2000M-87 Exhibit "A" Ordinance No. 2000M-87 ZONE CHANGE APPLICATION Page 1 of 5 Updated June 2010) City of Peariand Community Development 3523 Liberty Drive (Community Center) Pearland, Texas 77581 281-852-1768 281.652-1702 fax www.cityofpeariand.com APPLICATION FOR A CHANGE IN ZONING Current Zoning District: SP -5 Spectrum District Proposed Zoning District: M-1 Light Industrial District Property Information: Address or General Location of Property: 322 Riley Road, Houston, Texas, 77047 or as more particularly described by the metes and bounda attached hereto Tax Account No, 0280660220012, 0280660220015, 0280660220020 Subdivision: Orchard Ridge Lot: 22A,C,D,F, & 3bH.C,E Block: A complete application must include all information shown on the Application Checklist attached to this application. PROPERTY OWNER INFORMATION; NAMEJD! Ventures, Inc ADDRESS 7208 MIller Road, Suite 2 CITY Houston STATE TX ZIP 77049 PHONE( 281 ) 452-2260 FAX( 281 ) 462-2270 E-MAIL ADDRESS APPLICANT/AGENT tNFORMATiiON: NAME Daniel Frayne ADDRESS 17171 Park row, Suite 150 cliV Houston STATE 7X zip 77084 PHONE(281 )828-1555 FAx( 281 )200-0751 E-MAIL ADDRESS dfrayne@doremahoney.Com *Property owner must be the current owner of the property at the time of submittal of the application, and not the party that has the property under contract. As owner and applicant, I ereby requew t by the Unified Deveio tt Code oft ' ity of Pearland. pproval of the above described request as provided for Owner's Signature: Agent's/Applicant's Signature: OFFICE USE ONLY: FEES .. PAID: DATE PAID: Date: I/1 q� RECEIVED BY: IRECEIPT NUMBER: Application No, JDI Ventures, Inc. 7203 Miller Road, Suite 2 1iouaton, Texas 77049 July 18, 2012 Mr. Harold Ellis City ofPeurland 3519 Liberty Dr, Pcarland, Texas 77581 RE: Authorization of Daniel Frayne to file application for a change in zoning Dear Mr. Ellis, JT)T Ventures, Inv. has hired Daniel Fraync and the Dore Mahoney Law Group, r.C. to apply for an application for a the in zoning on behalf ofJL)1 Ventures, Inc. If yuu have any questions, please contact us. $ E+IBIT METES AND BOUNDS DESCRIPTION OF A 17.7063 ACRE TRACT OF LAND OUT OF T(4E R.T, BLACKBURN SURVEY, ABSTRACT 160 HARRIS COUNTY, TEXAS' Being a 17,7063 acre (771,287 square feet) tract of land out of the R.T. Blackburn Survey, Abstract 160, Harris County, Texas; and being out of and a portion o, Lot 22 and Lot 30 of the Orchard Ridge Addition to Almeda as recorded by Plat filed in Volume 64, Rage 7 of the Deed Records of Harris County, Texas; and being all of and the sane as that certain called 7.410 acre tract of land and all or and the same as that certain called 0.400 acre tract of land, both as conveyed to CSBWMD All Terrain Vehicles, Inc., in Warranty Deed dated September 18, 1989, as recorded in File Number M-327774 of:the Clark's Elise of Harris County, Taxes; and being all of and the same as that certain called 9.896 acre tract of land as conveyed to CSBWMD All Terrain Vehicles, Inc., in Warranty Deed dated September 18, 1989, as recorded in File Number M-327773 of the Clerk's Files of Harris County, Texas; said 17.1063 acre tract of .land being more particularly described by metes and bounds as follows: COMMENCING at a found 3/4 -inch iron pipe for corner in the South right-of-way line of Riley Road (60 -'goat sight -of -way), 40 -foot right-of-way as recorded in Volume 64, Page 7 of the Dead Records of Harris County, Texas, with two 10 -Loot right-of-way acquisitions as recorded .in volume 3331, Page 360 and Volume 3331, Page 362 of the Dead Records of Farris County, Texas, and being in the East right-of-way line of Almada School Road (60-£oot right-of-way) as recorded in Volume 64, Page 7 of the Dead Records of Harris County, Texas; THENCE East with the South right-of-way line of Riley Road, 263.95 feat to a Pound 3/4 -inch iron pipe for corner at the Northwest corner of said 0.400 acre tract of land and being the Northeast corner of that certain called 0.800 acre tract of land as conveyed to Willie E. Pullin and Geraldine Pullin in Deed recorded in File Number B-899432 of the Clerk's Files of Harris• County, Texas, and being the Northwest corner of and PLACE Of BEGINNING for the tract of land herein described; THENCE east with the South right-of-way line of Riley Road, at 132.00 feet passing a set 5/8 -inch iron rod for corner at the Nortneast corner of said 0.400 acre tract of land and the North - Northwest corner of said 7.410 acre tract or land, and continuing a total distance of 354.43 feet to a Lound 3/4 -inch iron pipe for corner at the Northeast corner of said 7.410 acre tract of land and being the Northwest corner of said 9.8966 acre tract of land; 11 0 Page Two 17.7063 Acre Tract THENCE North 89° 55" 35" East with the South right -of --way line of Riley Road, 449.30 Peet to a Pound 3/4 -inch iron pipe :for earner at the Northeast corner of said 9.896 acra tract of land and being the Northwest corner of that certain East 224.54 feat of said Lot 22 and the adjoining 224.54 feat of the North 330 .feet of Lot 30 as conveyed to Martin L. Harrison and Carolyn L. Har.rieon in Warranty Deed recorded File Number E-424345 of the Clark's Files of Harris County, Texas, and being the Northeast corner of the tract of land herein described; THENCE South 00° 04' 38" East with the East line of said 9.896 acre tract of land and the West line of said Harrison tract, 960.02 feet to a found 1 -inch iron pipe for corner in the North line of that certain South one-half of Lot 30 as conveyed to Thomas G. Gready, III, id Deed of Gift recorded in Vile Number S-233730 of the Clerk's Files of Harris County, Texas, and being the Southeast corner of the tract of land herein described; THENCE North 89° 59' 23" West with the South line of said 5.896 acre tract of land and the North line of said Greedy tract, 449.09 feet to a found 3/4 -inch iron rod for corner at the Southwest corner of said 9.896 acre tract of land and being the Southeast corner of said 7.410 acre tract of land; TRENCE South 89° 57' 36" West with the South line of said 7.410 acre tract of land and the North line of said Greatly tract, 354.77 feet to a found 3/4 -inch iron pipe of corner at the Southwest corner o£ said 7.410 acre tract of land and the Southeast corner of that certain called 1.00 acre tract of land as conveyed to Amelia Wahl in Special Warranty Deed recorded in File Number S-099359 of the Clerk's x'ilea of Harris County, Texas, and being the Southwest corner of the tract of land hexein described; TRENCE North 00° 03' 55" Weat with the West line of said 7.410 acre tract of land and the East line of said 1.00 acre tract of land, at a called 165.00 feet passing the Northeast corner or said 1.00 acre tract of land and the Southeast corner of that certain called 0.500 acre tract of land as conveyed to Roger D. Sucklin in Dead recorded in File Number G-193811 of the Clerk's Files of Harris County, Texas, at a called 247.50 feet passing the Northeast corner of said 0.500 acre tract of land and the Southeast corner of that certain called 0.500 acre tact of land as conveyed to Roger D. aucklin in Deed recorded in File Number P-857459 of the Clark's Files of Hearts County, Texas, at a called 330.00 feet passing the Northeast corner of said 0.500 acre tract of land and the Southeast corner o: chat certain called 0.5 acre txact of land es conveyed to Ovidio Page Three 17.7063 Acre Tract Cisneros and Elvia Cisneros J. Warranty Deed recorded in File Number R-298394 of the Clerk's Files of Harris County, Texas, at a called 412.50 feet passing the Northeast corner of said 0.5 acre tract of land and being the Southeast corner of that certain called 0.50 acre tract of land ae conveyed to Reba Hooker in Warranty Deed recorded in File Number M--164351 of the Clerk's 'Files of Harris County, Texas, at a called 495.00 Meet passing the Northeast corner of said 0.50 acre tract of land and the Southeast corner of that certain called 0.746 acre tract of land as conveyed to John T. Davis in General Warranty Deed recorded in File Number S-200407 of the Clerk's1Files of Harris County, Texas, at a called 618,09 -feet passing the Northeast corner of .said 0,746 acre tract of 1 -and and the Southeast cornea of that certain called 0.772 acre tract of land as conveyed to Source One Mortgage Services Corporation in Substitute Trustee's Deed recorded in File Number P-177110 of the Clerk's Files of Harris County, Texas, at a called 745,52 feet ,passing the Northeast corner of said 0.772 acre tract of land and the Southeast corner of that certain called 264 feet by 82.5 feet tract of land as conveyed to Source One Mortgage Services• Corporation in Substitute Trustee's Deed reco_ded in Pile Number P- 177110 of the Clerk's Files of Harris County, Texas, and continuing a total, distance of 827.64 to a found 3/4 -inch iron pine for corner at the West -Northwest corner of said 7.410 acre tract of land, the Southwest corner of said 0.400 acre tract of land, the Northeast corner of said 264 Peet by 82.5 feet tract of laird and the Southeast corner of the previously cited 0.800 acre .Pullin tract; THENCE earth 00° 05' 51" West with the West line of said 0.400 acre exact of land and the East line of said. 0,800 acxe tract of land, 131.97 feet to the PLACE Or BEGINNING; containing 17.7063 acres of .land, more or less. (771,287 square feet) 0ANTENBAOM ENGINEERING CORPORATION Consulting Engineers , 3202-01/e:526 Out z,(gd September 15, 1997 Updated: April 21, 1998 C NlNNAQtt11JNNANDES OFN RNCFR KUANnolo NEUaERFE EE,quw, THE8TAT8 OF TEXAS COUNTY OP HARRIS Cil POthlW E.YVEWraftbi itIhrketrPtece tbd,bulYhIre stavOrieakrKWrid#PECOINII MdRMMk&aapEdPoelPs9#4NrNE FEB 13.2004 COUNTY CLERI< HARRIS COUNTY, TEXAS Exhibit "B" Ordinance No. 2000M-87 AFFIDAVIT OF PUBLICATION The Pearland Reporter News 2404 Park Avenue Pearland, Texas 77581 State of Texas Brazoria and Harris Counties Exhibit "C" Ordinance No. 2000M-87 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: Igo:. / Date al ' / 20 /l^ No Date 20 No. Date 20 • . No. Date 20 No. Date 20 Subscribe and sworn to before me this 2-- 20%- J1'7/ljea,j LAURA ANN EMMONS NOTARY PUBLIC STATE My 09.09-2014 day of CFO Laura Ann Emmons, Publisher Notary Public, State of Texas &e.1) Pit oNMNd Au_wt 1, U D12 NOTICE OF A, Jif PUBLIC HEARING OF THE CITE COUNCIL AND THE PLANIINS AND ZONING CO* MISSION OF THE CITY CF PEARLANO, TEXAS ZONE CHANGE APPLI- CATION PP&FCATION Na 2011B Notice is herby pm that on August 20, MI, tat' 6:30 p.m., Me at/ Ceuncil and Pleasing arid Zoning Commission of the City of Pearland, Si Brazoria, Harris and Fort Bend Counties, Texas, will conduct a joint public hearing in the Council Chambers of City Hall, located at 3819 Liberty Drive, Poorland, Texas, at the request of Daniel Frayne, applicant, on behalf of JDI Ventures, Inc., owner, for approval of a zone change from the Spectrum Distal (District S5) (SP5) zone to the Light Industrial (M-1) zone for 17.7063 scree, more specifically described as: BNrtp a 17.7063 acre (771,287 square' 'feet) tact of land out of the R. T. Blackburn Survey, Abel/act 160, Harris County, Texas; and being out of and a por- Il n of Lot 22 and Lot 30 df Pe Orchard NOM Addition to Almede,:4111- recorded by plat filed ill *line 64, page ►.`er tate Deed Record* of Harris County, Terw. and being all of and I none as the ceratin oiled 7.410 acre tumid lend and all of and the wok as the cell* Wed 0.400 acre toned lard, both as conveyed le COSMO 'All MOW Wholes, Inc., In 1MtAanty Deed W aiplember 18, 19* as adorded In Re Null 141417774 rd Ne OIi* And Hs, Caw* L the same as that oMaM called 9.896 ape lace of land as conveyed k CSBWMD All Tran Vehicles, Inc., in Warranty Deed dated September 18,100, at recorded in File Number M-327773 of the Clerk's Files of Harris Count% Texas General Location: 322 Riley Rd. Pearland, TX, At said hearing, It inter ested parties Ghat hew the right and cpportunay to appear and be heard on the subject Far adt tional infornuNon, *atm conal the Planning Deper*nent at 281-652-1768. Harold Ellis City Penner DORE MAHONEY LAW GROUP, P.C. 17171 Park Row, Suite 16o, Houston, Texas 77084 Telephone: (281) 829-1555 I Fax: (281) 200-0751 www.doremahoney.com Carl Dore, Jr.** Patrick D. Mahoney * * Meg Banahan Daniel T. Frayne Lori V. Graham William B. Harris An Kevin M. Koel co Kristin S. Wallis' July 18, 2012 Mr. Harold Ellis City of Pearland 3519 Liberty Dr. Pearland, Texas 77581 RE: Letter of intent for requested zoning map change Dear Mr. Ellis, Exhibit "D" Ordinance No. 2000M-87 * Board Certified -Commercial Real Estate Law Board Certified -Residential Real Estate Law Texas Board of Legal Specialization Credentialed Mediator AR also Licensed in Arkansas CO also Licensed in Colorado JDI Ventures, Inc. requests this zoning map change for its property located at 322 Riley Road, Houston, Texas 77047 to change the zoning classification from SP -5 (Spectrum District 5 - The Light & Heavy Industrial District) to M-1 (Light Industrial). JDI Ventures, Inc. intends to lease the property for light industrial use. JDI requests this zoning map change to reverse the severe economic impact from the current zoning classification. The SP -5 classification substantially restricts the uses of the property and interferes with JDI' s expectations for the property. JDI's property was annexed into the City of Pearland on April 25, 2005 pursuant to ordinance no. 1214. On February 27, 2002, the City of Pearland passed ordinance no. 2000-M providing the initial zoning of JDI's property to the SP -5 zoning classification. The property is approximately 771,285 square feet of land with three buildings totaling 67,740 square feet. The buildings contain several overhead cranes to move heavy equipment for manufacturing or warehouse operations. The previous tenant used the space for the manufacture of wooden trusses, and efforts to re -lease the building have been unsuccessful. The property has remained empty for approximately 18 months, resulting in the loss of the grandfathered nonconforming use under Pearland's Uniform Development Code. The difficulty in leasing the property relates to the restrictive zoning classification for the property. The SP -5 classification has 30 permitted uses and 20 conditional uses in the land use matrix from the Uniform Development Code, whereas the M-1 classification has 105 permitted uses and 72 conditional uses. The SP -5 classification does not permit or conditionally permit property to be used for metal, machine or wood shop (the previous use), warehouse & distribution facility, or light manufacturing process. An M-1 classification would allow for these uses which match the character and design of the property and other properties in the area. JDI's proposed zoning map change complies with the Comprehensive Plan, as amended in June 2010. Under the Comprehensive Plan (page 5.24), the Northwest District for light industrial development is the area along McHard Road, Beltway 8 and F.M. 521/Almeda Road, which is where this property is located. The Comprehensive Plan recognizes "[m]ost of this area ... is already populated by a variety of industrial uses." JDI's property is a manufacturing\warehouse facility comparable to the other buildings used for industrial purposes in the area. Changing the zoning classification of JDI's property to M-1 would bring the allowable use of the property into alignment with the Comprehensive Plan. Further, JDI's proposed zoning map change conforms to the Lower Kirby Urban Center Master Plan and Implementation Strategy, dated November 17, 2011. The Lower Kirby Plan provides a development framework for the land east of Hooper Road. The land west of Hooper Road, where JDI' s property is located, is to continue in its current use because the City recognizes the lack of needed infrastructure makes the area a longer term development. Additionally, JDI's proposed zoning map change presents no risk of a substantial adverse impact upon the surrounding land. JDI seeks to use its property for the purposes that the buildings were built. The proposed uses are the same uses for the property prior to the annexation by the City. Prior to the annexation, the uses had no substantial adverse impact on the surrounding land. In fact, the property across from JDI is zoned M-1, which supports JDI's position that a change in zoning presents no risk to the surrounding area. A change in the zoning classification for JDI's property would allow JDI to use the property for its intended purpose without changing the character of the surrounding land. If you have any questions, please contact us. CITY OF PEARLAND R►f CUSiii9ER RECEIPT faf Oper: JCOTTER Type: GC Drawer: 1 Date: 7/20/12 01 Receipt no: 27&315 Description Quantity Aascumt BA BOARD OF ADJUSTNEMTS 1.00 $275.00 Trans number: 0775931 ZONE CHANGE 322 RILEY ROAD DANIEL FRAYNE JDI VENTURES INC DORE' MAHONEY LAR GROUP PC 17171 PARK ROM SUITE 160 HOUSTON Tender detail CX CHECK 5265 5275. Total tendered S275.,'tk Total payment 5275.00 Trams date: 7/20/12 Time: 8:08: DORE MAHONEY LAW GROUP, P.C. 17171 Park Row, Suite 16o, Houston, Texas 77084 Telephone: (281) 829-1555 ( Fax: (281) 200-0751 www.doremahoney.com Carl Dore, Jr. * * Patrick D. Mahoney** Meg Banahan Daniel T. Frayne Lori V. Graham William B. Harris "R Kevin M. Koel co Kristin S. Wallis' July 18, 2012 Mr. Harold Ellis City of Pearland 3519 Liberty Dr. Pearland, Texas 77581 RE: Acknowledgement of sign requirement Dear Mr. Ellis, *Board Certified -Commercial Real Estate Law * Board Certified -Residential Real Estate Law Texas Board of Legal Specialization Credentialed Mediator AR also Licensed in Arkansas Co also Licensed in Colorado JDI Ventures, Inc. will place the appropriate sign on the property at 322 Riley Road 10 days prior to the public hearing on JDI' s application for a zone change. Cord' Daniel Frayne 7/18/12 www.hctax.net/Property/Receipt/Receipt3.aspx7Acctnum=0280660220020... TAX RECEIPT 2011 DON SUMNERS, CPA, RTA HARRIS COUNTY TAX ASSESSOR -COLLECTOR 1001 PRESTON AVE., SUITE 100 HOUSTON, TEXAS 77002 Certified Owner. .IDI VENTURES INC 7203 MILLER ROAD 2 HOUSTON TX 77049-4821 Deposit No: 201201274005 Validation No: 11769 Account No: 028-066-022-0020 Operator Code: DMG J-egal Description: TRS 22A 22F & 308 ORCHARD RIDGE Parcel Address: 322 RILEY RD 77047 Legal Acres 7.8100 AC Remit Seg No: 59118152 Receipt Date: 1/27/2012 Deposit Date: 1/27/2012 Print Date: 7/18/2012 Year Tax Unit Name Tax Value Tax Rar% Levy P & I Col;t1 Total 2011 Houston I50 122,262 1.15670 $1,414.20 $0.00 50.00 51,414.20 2011 Harris County 122,262 0.39117 5478.25 $0.00 $0.00 5478,25 2011 Harris County Flood Control Dist 122,262 0.02809 $34.34 $0.00 50.00 534.34 2011 Pori of Houston. Authority 122,262 0.91856 $22.69 50.00 $0.00 522.69 2011 Harris County Hospital District 122,262 0.19216 $234.94 50.00 50.00 $234.94 2011 Harris County Dept. of Education 122,262 0.00658 56.05 50.00 50.00 $0,05 2011 Houston Community College System 122,262 0.09722 5118.87 $0.00 50.00 $118,87 Total 52.311.34 0.00 50.00 52.311,34 PAYMENTTYPE: Checks: Total Applied: Change Paid: 0.00 $2,311.34 $2,311.34 www.hctax.net/Property/ReceiptiReceipt3.aspx7Acctnum=0280660220020... 1/1 7/18/12 www.hctax.net/Property/ReceipUReceipt3.aspx?Acctnum=0280660220015... TAX RECEIPT 2011 DON SUMNERS, CPA, RTA HARRIS COUNTY TAX ASSESSOR -COLLECTOR 1001 PRESTON AVE., SUITE 100 HOUSTON, TEXAS 77002 Certified Owner: JDI VENTURES INC 7203 MILLER ROAD 2 HOUSTON TX 77049-4821 Legal Description: TRS 22D & 30C ORCHARD RIDGE Parcel Address: 322 RILEY RD 77047 Legal Acres 4.9500 AC Deposit No: 201201274005 Remit Seq No: 59118153 Validation No: 11770 Receipt Date: 1/27/2012 Account No: 028-066-022-0015 Deposit Date: 1/27/2012 Operator Code: DMG Print Date: 7/18/2012 Yvan 'Fax Unit Name Tax Value 'tax Rate Levy P &I Coit: Foo P&d 'total 2011 Houston ISD 136,681 1.15670 51,580.99 $0.00 50.00 51,580.99 2011 Harris County 136,681 0.39117 5534.66 50.00 50.00 5534.56 2011 Hanis County Flood Contro DI 136,661 0.02809 $38.39 50.00 $0.00 $38.39 2011 Port of Houston Authority 136,681 0.01856 $25.37 $0.00 $0.00 525.37 2011 Harris County Hospital District 136,681 0.19216 5262.65 50.00 50.00 $262.65 2011 Hams County Dept. of Education 136,681 0.00658 58.90 $0.00 50.00 $8.99 2011 Houston Community College System 136,681 0.09722 $132.88 50.00 50.00 5132.88 Total 2.503.93 0.00 50.00 $2,583.93 PAYMENTTYPE: Checks Total Applied: Change Paid: 0.00 $2,583.93 $2,583.93 www. h ctax.net/Property/Receipt/Receipt3. aspx?Acctnu m=0280660220015... 1/1 7/18/12 www.hctax.net/Property/Receipt/Receipt3.espx?Acctnum=0280660220012... TAX RECEIPT 2011 DON SUMNERS, CPA, RTA HARRIS COUNTY TAX ASSESSOR -COLLECTOR 1001 PRESTON AVE., SUITE 100 HOUSTON, TEXAS 77002 Certified Owner. JDI VENTURES INC 7203 MILLER RD STE 2 HOUSTON TX 77049 Leael Description: TRS 22C & 30E ORCHARD RIDGE Parcel Address: 322 RILEY RD 77047 Legal Acres 4.9500 AC Deposit No: 201201274005 Remit Seq No: 59118154 Validation No: 11771 Receipt Date: 1/27/2012 Account No: 025-066-022-0012 Deposit Date: 1/27/2012 Operator Code: DMG Print Date: 7/18/2012 Year Tax Unit Name Tax Value Tax Rate Levy P & I Ctrit Fre Paid Total 2011 Houston ISD 1,161,760 1.15670 $13,438.08 $0.00 50.00 513,438.08 2011 Harris County 1,161,760 0.39117 $4,544.46 $0.00 50.00 54,544.46 2011 Harris County Flood Control Dist 1,161,760 0.02809 $326.34 $0.00 $0.00 $326.34 2011 Port of Houston Authority 1,161,760 0.01656 5215.62 $0.00 50.00 $215.62 2011 Harris County Hospital District 1,161,760 0.10216 52,232.44 50.00 50.00 $2,232.44 2011 Harris County Dept, of Education 1,161,760 0.00658 576.46 50.00 50.00 576.46 2011 Houston Community College System 1,161,760 0.09722 51,129.49 $0.00 50.00 $1,129.49 Total www. h ctax. net/P ro perty/Re ce i pt/Re ce Ipt3. as px?Acctn u m=028 066 0220012... 521,062.82 0,00 $0.00 521.96,2,89 PAYMENTTYPE: Checks: Total Applied: Change Paid: 0.00 $21,962.89 $21,962.89 1/1 7/18/12 Brazoria County Tax Office Wednesday, July 18, 2012 Payment Information Bertin a New Search Go to Your Portfolio Return to the Previous Palle Account No.: 08002006290 Receipt Date Amount Tax Year Description Payer 2012-01-26 $936.40 2011 Payment JDI VENTURES INC 2011-03-25 $64.35 2010 Payment JDI VENTURES INC 2011-02-11 $886.21 2010 Payment JDI VENTURES INC 2009-11-12 $898.12 2009 Payment JDI VENTURES INC 2009-01-31 $949.87 2008 Overpayment JDI VENTURES INC 2008-12-31 $949.87 2008 JDI VENTURES INC 2008-10-23 $2,888.55 2006, 2007 Payment JDI VENTURES INC 2008-10-23 ($2,888.55) 2006, 2007 Reversal JDI VENTURES INC 2008-10-23 $2,888.55 2006, 2007 Payment JDI VENTURES INC Tax Office: Search & Pay Taxeg Appraisal District Your Tax Portfolio Brazoria County: Home Holiday Schedule job Postings E-mail; rovin ciJ ]razoria-countv.corn 111 E. Locust Suite Angleton, TX 77515 (979) 864-1320 Tax Rates & Entities Related Links County Directory Related Lks Tax Office FAQ Tax Office Home. Palle Commissioner's Court Courthouse History ©2002-2010 Appalls& & Collection Technologies. All rights reserved. ©1998-2006 Brazolia County https://actweb.acttax.com/act webdev/brazoria/reports/paymentinfo.jsp7ca... 1/1 7118/12 Brazoria County Tax Office Wednesday, July 18, 2012 Payment Information Begin a New Search Go to Your Portfolio Retum to the Previous Page Account No.: 08002006280 Receipt Date Amount Tax Year Description Payer 2012-01-26 $7,959.22 2011 Payment JDI VENTURES INC 2011-03-25 $10.06 2010 Overpayment JDI VENTURES INC 2011-03-25 $548.36 2010 Payrnent JDI VENTURES INC 2011-02-11 $7,689.81 2010 Payment JDI VENTURES INC 2009-11-12 $7,315.54 2009 Payment JDI VENTURES INC 2008-12-31 $6,852.30 2008 JDI VENTURES INC 2008-10-23 $21,836.41 2006, 2007 Payment JDI VENTURES INC 2008-10-23 ($21,836.44) 2006, 2007, 2008 Reversal JDI VENTURES INC 2008-10-23 $21,836.44 2006, 2007, 2008 Payment JDI VENTURES INC Tax Office: Search & Pav Taxes Al2Qraisal District Your Tax Portfolio Brazoria County: Home Holiday Schedule Job Postings E-mail: rOvino©bt22.oria-County•corrl 111 E. Locust Suite Angleton, TX 77515 (979) 864-1320 Tax Rates tk Entities Related Llnks County Directory Related Links Tax Office FAO Tax 0ffk;e Home Page Commissioner's Court Courthouse History P2002-2010 Appraisal & Collection Technologies. All rights reserved. (61998-2006 Brazoria County https://actweb.acttax.com/act webdev/brazoria/reports/paymentinfo.jsp?ca... 111 7/18/12 Brazoria County Tax Office Wednesday, July 18, 2012 Payment Information Begin a New Search Go to Your Portfolio Return to the Previous Page Account No.: 08002006270 Receipt Date Amount Tax Year Description Payer 2012-01-26 $837.62 2011 Payment JDI VENTURES INC 2011-03-25 $59.23 2010 Payment JDI VENTURES INC 2011-02-11 $815.59 2010 Payment JDI VENTURES INC 2009-11-12 $666.56 2009 Payment ]DI VENTURES INC 2008-12-31 $894.32 2008 JDI VENTURES INC 2008-10-23 $2,726.02 2006, 2007 Payment JDI VENTURES INC Tax Office: Search & Pay Taxes Appraisal District Your Tax Portfolio Brazoria County: Home ,Holiday Schedule, Job Postings E-mail: rovirla brazoria-coUntv.com 111 E. Locust suite Angleton, TX 77515 (979) 864-1320 Tax Rates & Entities Related Links County Directory Related Links Tax Office FAQ Tax Office Horne Page Commissioner's Court Courthouse HisterY ©2002-2010 Appraisal & Collection Technologies. All tights reserved. 01998-2006 Orezona County https://actweb.acttax.com/act_webdev/brazoria/reports/paymentinfo.Jsp?ca... 1/1 rn 0 S 8 FWY S SAM HOUSTON PKWY SP1 PUD Vicinity and Zoning Map Zone Change 2012-05Z 322 Riley Rd This product is for information purposes and may not have been prepared for or be suitable for legal, engineering, or surveying purposes. It does not represent an on -the -ground survey and represents only the approximate relative location of property boundaries. N 0 250 500 1,000 Feet I I I 1 1 1 1 1 1 Planning & Zoning Commission Recommendation Letter August 21, 2012 Honorable Mayor and City Council Members 3519 Liberty Drive Pearland, TX 77581 Re: Recommendation on Zone Change 2012-09Z Honorable Mayor and City Council Members: At their meeting on August 20, 2012, the Planning and Zoning Commission considered the following: A request of Daniel Frayne, applicant, on behalf of JDI Ventures, Inc., owner, for approval of a zone change from the Spectrum District (District S5) (SP5) zone to the Light Industrial (M-1) zone for 17.7063 acres on the following described property: LEGAL DESCRIPTION: Being a 17.7063 acre (771,287 square feet) tract of land out of the R. T. Blackburn Survey, Abstract 160, Harris County, Texas; and being out of and a portion of Lot 22 and Lot 30 of the Orchard Ridge Addition to Almeda as recorded by plat filed in Volume 64, page 7 of the Deed Records of Harris County, Texas; and being all of and the same as the certain called 7.410 acre tract of land and all of and the same as the certain called 0.400 acre tract of land, both as conveyed to CSBWMD All Terrain Vehicles, Inc., in Warranty Deed dated September 18, 1989, as recorded in File Number M-327774 of the Clerk's Files of Harris County, Texas; and being all of the same as that certain called 9.896 acre tract of land as conveyed to CSBWMD All Terrain Vehicles, Inc., in Warranty Deed dated September 18, 1989, as recorded in File Number M- 327773 of the Clerk's Files of Harris County, Texas GENERAL LOCATION: 322 Riley Rd, Pearland, TX Following staff presentation, there was discussion regarding the condition of existing improvements on the property, how approval of a zone change may not necessarily change improvements that would be required to redevelop the site, annexation history and initial zoning of the property, the option of the applicant requesting a Special Exception from the Zoning Board of Adjustment to operate a nonconforming use on the property and that process and timeframe, as well as the Boards ability to approve a Special Exception with conditions of approval which could potentially change the development requirements the property would be required to come into compliance with as it is redeveloped and differences in allowable uses in the SP5 versus M-1 zoning district. The Commission also discussed potential life/safety code updates which may be triggered for redevelopment or reuse of the property, not wanting to allow all the uses permitted in the M-1 zoning district to occur on this property, as well as the fact that the zone change would run with the property until changed again by Council, rather than the current land owner or any potential uses currently being considered. Following the lengthy discussion, Commissioner Neil West made a motion to approve the Conditional Use Permit (CUP). The motion was seconded by Commissioner Daniel Tunstall. The vote was 1/4 and the motion failed. Sincerely, Harold Ellis, City Planner On behalf of the Planning and Zoning Commission JOINT PUBLIC HEARING AGENDA ITEM MEETING OF AUGUST 20, 2012 Zone Change No. 2012-05Z A request of Daniel Frayne, applicant, on behalf of JDI Ventures, Inc., owner, for approval of a zone change from the Spectrum District (District S5) (SP5) zone to the Light Industrial (M-1) zone for 17.7063 acres on the following described property, to wit: Legal Description: Being a 17.7063 acre (771,287 square feet) tract of land out of the R. T. Blackburn Survey, Abstract 160, Harris County, Texas; and being out of and a portion of Lot 22 and Lot 30 of the Orchard Ridge Addition to Almeda as recorded by plat filed in Volume 64, page 7 of the Deed Records of Harris County, Texas; and being all of and the same as the certain called 7.410 acre tract of land and all of and the same as the certain called 0.400 acre tract of land, both as conveyed to CSBWMD All Terrain Vehicles, Inc., in Warranty Deed dated September 18, 1989, as recorded in File Number M-327774 of the Clerk's Files of Harris County, Texas; and being all of the same as that certain called 9.896 acre tract of land as conveyed to CSBWMD All Terrain Vehicles, Inc., in Warranty Deed dated September 18, 1989, as recorded in File Number M-327773 of the Clerk's Files of Harris County, Texas General Location: 322 Riley Rd, Pearland, TX APPROVAL PROCESS: After this Joint Public Hearing, the requested zone change application will be considered as follows: Planning and Zoning Commission: August 20, 2012* City Council for First Reading: September 10, 2012* City Council for Second Reading: September 24, 2012* (*dates subject to change) SUMMARY: Daniel Frayne, applicant, for JDI Ventures, Inc., owner, is requesting approval of a zone change from the Spectrum District (District S5) (SP5) zoning district to the Light Industrial (M-1) zoning district for 17.7063 acres for the above referenced location. The applicant has indicated they would like to re -use the property in accordance with the Light Industrial (M-1) land use regulations. At this time, the City is JPH 8-20-12 Zone Change 2012-05Z Page 1 not aware of a specific use or tenant, or any specific redevelopment plans. The property in question was annexed into the City of Pearland's corporate limits in April 2005 as part of the Spectrum District, and Zoned District S5 (SP5) in 2006. Site photos of the property and its current condition are provided below: Propose: Zoning Change Contact City of Peattand 181-652-1768 JPH 8-20-12 Zone Change 2012-05Z Page 2 As illustrated, the property is currently not being used and is considered abandoned by the City' Unified Development Code. As the property is considered abandoned (defined below), reuse or redevelopment of the property is required to meet the City's current land use and development regulations, based on the property's current zoning. Below are excerpts from the City's Unified Development Code which pertain to abandonment and future use after abandonment. SURROUNDING ZONING AND LAND USES: Zoning Land Use North Light Industrial (M-1) Undeveloped South Spectrum District (District S5) Undeveloped East Spectrum District (District S5) Residential West Spectrum District (District S5) Undeveloped CONFORMANCE WITH THE UNIFIED DEVELOPMENT CODE (UDC): As previously mentioned, the property is currently zoned Spectrum District (District S5) (SP5). As the property is currently being requested to be rezoned to Light Industrial (M-1), a breakdown between those requirements and the site current configuration is provided below: Light Industrial (M-1) Existing Site Lot Size: 40,000 sq ft 17.7063 acres Lot Width: 150' -915' Lot Depth: 150' -1,010' Front Setback: 35' -30' Rear Setback: 25' -350' Side Setback: 25' -0',80' As previously mentioned the property is currently vacant and considered to be abandoned. The existing site does not meet the front or left setback requirements, and is considered to be non -conforming. Any future expansion or re -use of the property would require the property meet all requirements of the Unified Development Code. Depending on the scope of re -use or expansion, these requirements may include facade improvements, parking, landscaping, screening, and sidewalks. PLATTING STATUS: The property is not currently platted. Any future expansion of the property (square footage or paving) would require the property to be platted at that time. CONFORMANCE WITH THE COMPREHENSIVE PLAN: The current Comprehensive Plan (latest update in 2009) indicates Mixed Use Business Park/Spectrum District for the subject property. The 2004 Comprehensive Plan update adopted by City Council further supports the previous plan and designates the general area as the Spectrum District, and JPH 8-20-12 Zone Change 2012-05Z Page 3 states that the area should be classified a special zoning district which contains (but are not limited to) the following characteristics: • Mix of land uses • A distinctive gateway announcing the City of Pearland from State Highway 288 and Beltway 8 • A comprehensive streetscape program, with medians, street trees, cohesive lighting, and pedestrian walkways • Front building facades with a mixture of architectural and design characteristics that are aesthetically pleasing • Buildings set in a campus like environment where appropriate, such as a large office, manufacturing, or research and development centers Below is a map of the Spectrum District, as adopted in the 2004 Comprehensive Plan update: 8 NE v n, rH.0 u00.1 u rk W.4,d1- TVm., N 11# WYN t'v MO T.wk. h,d..,N lwr.k. - S. 11. 1./.1K14.1•01,1 kw.. 00.0 -4. IMiryf. •tali I Iigh+l .ty?++1; i- ittlta .l The Spectrum District JPH 8-20-12 Zone Change 2012-05Z Page 4 The 2004 Future Land Use Plan separates the area into five (5) different subcategories, S1 -S5 (as illustrated above). As previously mentioned, the subject property is currently zoned S5, summarized in the Comprehensive Plan as: District55: The Licht & FfeAvM rndustripl District These areas are intended for light or heavy industrial development that may have outside business activity and outside storage. Much of the development to the south and west of the Spectrum District area is currently characterized by heavy commercial and industrial businesses, and the identified areas should provide transition between these existing uscs and the new uses envisioned for development within the S4 District. Regardless of the type of uses, however, design guidelines should be established to ensure that future development provides an aesthetically pleasing view from the planned roadways. Therefore, based on the City's Future Land Use Plan in the Comprehensive Plan, and Council's consistent direction that new and redevelopment in the subject area should be in compliance with the City's Spectrum District plan, the proposed zone change to Light Industrial (M-1) would not be in compliance with the current Comprehensive Plan. The City has also been working with a consultant on a development plan for the Lower Kirby District, which is an area that encompasses a large portion of the Spectrum District. To summarize, the plan is to create a form based code to achieve a vision for the district, which is a unified, mixed use, high density, pedestrian friendly environment. Details of the development plan were presented to Council in June of this year, and Council gave direction to staff to begin implementing the plan into the City Comprehensive Plan. While the Lower Kirby District plan does not specifically include this area (its boundary stops at Hooper, rather than extending to this property along Riley), discussion ensued at Council indicated the remainder of the Spectrum area, specifically the SP5 area, should remain what it is in an effort to not lower development standards (which would result if the property was zoned to Light Industrial (M-1). CONFORMANCE WITH THE THOROUGHFARE PLAN: The subject property has frontage on Main St (Hwy 35), a major thoroughfare, with a minimum of 120' right-of-way, and Knapp Road, a minor collector, with a minimum of 60' right-of-way. JPH 8-20-12 Zone Change 2012-05Z Page 5 AVAILABILITY OF UTILITIES: The subject parcel does have access to public water and sewer. IMPACT ON EXISTING AND FUTURE DEVELOPMENT: This development is currently negatively impacting the surrounding area. This is an on-going code enforcement case regarding site debris (abandoned boat in front yard), as well as the site not meeting the current development requirements of the Spectrum District S5 (SP5) zoning requirements. If the property is re -used or redeveloped with the current regulations, which would also require Special Exceptions to certain developmental requirements (ex. Side setback) from the ZBA, it will result in a higher quality development than if it were re -used or redeveloped under the Light Manufacturing (M-1) regulations. The Spectrum District regulations include enhanced building material requirements, fencing and screening materials, landscaping, parking, lighting, and building design and layout requirements which are not required with the Light Industrial (M-1) development requirements. Therefore, if the zone change is approved, there will be a negative impact on existing and future development in the area. ADDITONAL COMMENTS: This request has been reviewed by the City's Development Review Committee. The City's Fire Marshall's Office and Building Official are unclear at this time how Life/Safety codes, most specifically, fire protection, will be able to be met at this site. At this time, the City's public water system does not extent down Riley Road to this site, resulting in a lack of water for fire protection. SITE PLAN CONSIDERATIONS: A site plan is not required for a zone change. PUBLIC NOTIFICATION: 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 notification sign was placed on the subject property. OPPOSITION TO OR SUPPORT OF PROPOSED REQUEST: Staff has not received any comments either in opposition to or in support of the proposed zone change request. STAFF RECOMMENDATION: Staff is not able to recommend approval of the Zone Change 2012-05Z as proposed by the applicant for the following reasons: 1. The proposed zone change will not bring existing non -conforming property into compliance with the City's current Unified Development Code. 2. The proposed zone change will not bring existing non -conforming property into compliance with the City's Comprehensive Plan. 3. The proposed zone change would result in redevelopment of abandoned property in a manner which would be in opposition to the City's Comprehensive Plan. JPH 8-20-12 Zone Change 2012-05Z Page 6 SUPPORTING DOCUMENTS: • Vicinity and Zoning Map • Property Ownership Map • Property Owner Notification List • Future Land Use Plan • Aerial Photograph • Zone Change Application and Applicant Documents • Related Documents JPH 8-20-12 Zone Change 2012-05Z Page 7 Abutter Map s g FA',"VY S9 S8fYY1 IAIY S sA4d H°USTON P __-- SA'tl HOUSTOVJ PKWY� - S __,— iw WHITEWHITE I I e r 1• � :, 11 III iRII r I t b �—— m— .— -61 07 WI b 1 i Zone Change 2012-05Z 4I1 Scale 1:7,027 1in=586ft \vexx Nel-c), INK \\N„ .`,7 \,N -N, 1/4. ti, ,:-: Nam- Nwx-N‘.\- , \\\ %a,:s*, . . -,=.-- NshN \ lk ' .1*\N \);\ NI iei. \('*\,\N \\ ti\Vs. '46. ii. 1161L11"1. 'ILI I L'" k 1010, 1/411.16..14oh. \\1='; .4 1 . ,.... *v 4 \\Nakk,_ taut:g.t.A‘i \ N kAs,,,,. ' ,:.,,,v,,§,t Nt\lt*-\,‘ k§'N&...;:. N Medium Density Residential High Density Residential Future Land Use Map Zone Change 2012-05Z 322 Riley Rd This product is for information purposes and may not have been prepared for or be suitabl: for legal, engineering, or surveying purposes. It does not represent an on -the -ground survey and represents only the approximate relative location of property boundaries. 0 250 500 1,000 Feet Aerial Map Zone Change 2012-05Z 322 Riley Rd This product is for information purposes and may not have been prepared for or be suitable for legal, engineering, or surveying purposes. It does not represent an on -the -ground survey and represents only the approximate relative location of property boundaries. 0 125 250 500 Feet