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HomeMy WebLinkAbout2022-OR-17 Ordinance Changin the Zoning From R1 to R3 on Property Located at 3000 Block of Coopers Lane STATE OF INDIANA BEFORE THE JEFFERSONVILLE COMMON COUNCIL ORDINANCE 2022-OR- 1 17 AN ORDINANCE CHANGING THE ZONING MAP DESIGNATION OF A CERTAIN TRACT OF PROPERTY LOCATED AT 3000 BLOCK OF COOPERS LANE AND FULLY DESCRIBED IN ATTACHED EXHIBIT A FROM R1-SINGLE FAMILY RESIDENTIAL-LARGE LOT TO R3-SINGLE FAMILY RESIDENTIAL-SMALL LOT Whereas, Chris Jackson with Chris Tiani Properties, LLC filed a petition before the Jeffersonville Plan Commission to change the zoning map designation of the real property located at 3000 Block of Coopers Lane and fully described in the attached Exhibit A from R1- Single Family Residential-Large Lot to R3-Single Family Residential-Small Lot and, Whereas, on March 1, 2022 the Jeffersonville Plan Commission has certified its favorable recommendation of the enactment of this proposed zoning map designation change by ordinance of this Common Council; and, Whereas,this matter is now before the Common Council at its regular meeting after certification of the proposed change of zoning map designation pursuant to the provisions of I.C. 36-7-4-608(f)(1); and, Whereas,this Common Council has timely posted notice of its intent to consider the proposed change of zoning map designation at the regular meeting scheduled for March 7, 2022; and, Whereas, all interested persons having been given an opportunity to appear before this Common Council and be heard regarding this matter as required by law. Now,THEREFORE, BE IT ORDAINED by the Common Council of the City of Jeffersonville, Indiana,that the zoning designation of the real property located on a portion of 3000 Block of Coopers Lane and fully described in the attached Exhibit A is hereby changed from R1-Single Family Residential-Large Lot to R3-Single Family Residential-Small Lot. IT IS FURTHER ORDAINED that the zoning map of the City of Jeffersonville shall be amended to include such change. This ordinance shall be in full force and effect upon its adoption. SO ORDAINED this 7th day of March, 2022. Common Council of the City of Jeffersonville, Indiana VOTED FOR: VOTED AGAINST: ir„,„45( r`vir� /1-C 2 wtivk 4Pjirt- 9 , M tt Owen, President ATT ST: jut `-L�i"sa GiIY City Clerk Prepared by: Les Merkley Corporate Counsel . CITY OF a••E F F.E R S.O N V 1 L L E ' . . ,:. DEPARTMENT OF IAW Les Merkley Corporation Counsel/Director of Legal Affairs , /TYO y ! 81i285 6493 office G s'4 1.1isk N:. 812-285.6403 fax f ', MW (www cityofjeff.net �, �RSON 'Jeffersonville City Hall •— :500 Quartermaster Court• - sonville,Indiana 47130 •Jeffer ;. BEFORE THE CITY COUNCIL OF JEFFERSONVILLE,INDIANA IN THE MATTER OF THE ORDINANCE CHANGING THE ZONING MAP DESIGNATION OF A CERTAIN TRACT OF PROPERTY LOCATED AT 3000 BLOCK OF COOPERS LANE AND FULLY DESCRIBED IN ATTACHED EXHIBIT A FROM R1 (SINGLE FAMILY RESIDENTIAL-LARGE LOT)TO R3 (SINGLE FAMILY RESIDENTIAL-SMALL LOT) NOTICE OF HEARING ON ORDINANCE CHANGING THE ZONING MAP DESIGNATION OF A CERTAIN TRACT OF PROPERTY LOCATED AT 3000 BLOCK OF COOPERS LANE AND.FULLY DESCRIBED IN ATTACHED EXHIBIT A FROM R1 (SINGLE FAMILY RESIDENTIAL-LARGE LOT) TO R3 (SINGLE FAMILY RESIDENTIAL-SMALL LOT) Notice is hereby given that the City of Jeffersonville has filed an Ordinance with the Jeffersonville City Council,Jeffersonville,Indiana asking for a change in the zoning map designation of a certain tract of property located at 3000 Block of Coopers Lane as recommended __.._. .__by.the Plan Commission from R1 (Single Family-Residential-Large Lot)to R3 (Single Family - Residential-Small Lot) A public hearing will be held on March 7,2022 at 7:00 pm in the City Council Chambers, lst floor, City Hall, 500 Quartermaster Court,Room 101,Jeffersonville,Indiana at which time and place all interested persons will be heard in reference to the matters set out in said ordinance. Les Merkley Corporation Counsel Jeffersonville City Hall 500 Quartermaster Court Jeffersonville,IN 47130 , (812)285-6423 POSTED AND EMAILED ON March 2,2022 TO THE FOLLOWING: Via Email to: dsuddeath@newsandtribune.coln Via Email to: newsroom@newsandtribune.com Posted to: www.cityofjeff.net STATE OF INDIANA BEFORE THE JEFFERSONVILLE PLAN COMMISSION IN RE THE APPLICATION OF: Chris - Tiani Properties, LLC I PC-22-10 TO REZONE CERTAIN TRACT: 3000 block Coopers Ln. 110-19-03-500-797.000-009 FROM: R1 (Single Family Residential: Large Lot) to R3 (Single Family Residential: Small Lot) CERTIFICATION OF FAVORABLE/UNFAVORABLE/NO RECOMMENDATION OF PROPOSED ORDINANCE Whereas, Chris -Tiani Properties, LLC filed a petition before the Jeffersonville Plan Commission to change the zoning designation of the property described in attached Exhibit A(the "Property"), from R1 to R3 ; Docket number PC-22-10 ; and, Whereas, after proper notice by publication, the Jeffersonville Plan Commission held a public hearing on the petition on March 1, 2022 and, Whereas, at the conclusion of the hearing the Jeffersonville Plan Commission voted by a majority vote of its entire membership to favorably/unfavorably/not recommend the proposed change of zoning designation of the Property to the Jeffersonville Common Council. IT IS THEREFORE CERTIFIED that on March 1, 2022 , the Jeffersonville Plan Commis sion4ci le one): avorably Recommends/ nfavorably Recommends/ Provides NO Recommendation that the Jeffersonville Common Council enact by ordinance the proposed zoning designation change of the property from R1 to R3 as requested in the petition of Chris -Tiani Properties, LLC I PC-22-10 • So certified this 1st day of March , 2022 • Chairman ISriv- OPlan Comm sion �* Staff Report March 1, 2022 ' 4/ SA1 iris N Case No. , . ,PC-22-10 _. _ _. . L.,* et A/1 i� Location:: 3000 block Coopers Ln Applicant. Chris-Tiani Properties, LL T '44 Current Zoning: R1 (Single Family_Residential Large Lot) Proposed Use: Single Family Residential DSO Council District: 4-Scottie Maples . : . Request - r -_ . -- , .t� Rezonepropertyfrom R1 (Single FamilyResidential: Large: , .,:• ``. . £. ;'14 a°4� ( 9 • Lot).to R3 (Single.Family Residential: Small Lot). -• ''- :''t tea; ' F�' '�' ''I� y 8 Case:Summary -' ,,. •{ �, �,\q . ,, The applicant.is requesting.to rezone approximately 37 acres :'.�o \,,. ,,I, ; _ . , ,Vr to develop a.single-family residential subdivision.;The ,. -,,:�.:, Ar. r ' proposed development would provide owner.occupied r'�' i • ', r properties and'dwellings.in a:variety of sizes and types. A . `, • �.�+ TP , '`;. �a . portion of the proposed parcel that. abuts the Hidden Lakes ;• a .w:g- %, a �:: . r}` '''��'' subdivision will keep its.RI designation as shown in.the L - r, ', ,,`,,,. `` '. '' `•.N exhibit at the end:of the.staff report:. rwV'\':1:: .. .-- • V6f .+ , . Staff Finding/Opinion. : .. - . The proposed request:is a departure in terms of zoning for the area. All the surrounding parcels and subdivisions are in.R1 districts, and the smallest parcel:in the area is about 10,000 square.feet: The proposed request does not deny the'applicant the ability to create larger parcels, but it does allow:them to create parcels'that are only about 40% of the size of the smallest parcel lin the area. Coopers Lane,is a small road with a fairly high level of service. The pavement width is only about 22 feet; this.request - will present the potential to significantly increase:traffic patterns in this area The single-family:nature of this request meets some of the goals and:objectives of the planning district it is located in, and meets .: : -the single-family residential designation of the future land use map.:The proposed use is adequate for. .= the subject property,however the Commission members will need to.determine if the potential benefits. of the request will outweigh the impacts the existing properties will encounter.- Criteria-for.Consideration - . The Jeffersonville Zoning Ordinance and:Indiana:State.Statute:IC 36-7.4-603:outlines_that the following shall be considered when the Plan Commission is reviewing a rezoning request: : The Comprehensive Plan; • Current conditions and character of structures:and uses in each district; • The most desirable:use for which:the land in each district is adapted; The conservation of property values throughout the jurisdiction;.and • Responsible development and growth: Required.Action. Make a motion to forward this rezoning lathe Jeffersonville City Council with one of the following :: options: Favorable Recommendation,-Unfavorable recommendation,,or No Recommendation. : Recommended motion : "I make a motion:to forward the rezoning request PC-22-10 to the Jeffersonville City Council with (insert recommendation]as presented to the Plan.Commission on March 1, 2022.. Page 1 of 10 . PC-22-10 Staff Analysis for Change in Zoning The following is a summary of staffs analysis of the proposed rezoning as it relates-to the land use and development policies of the Comprehensive Plan and Unified Development Ordinance:. UDO Zoning:District Intent • Current Zoning The R1 (Single-Family:Residential -.Large Lot) District is intended to provide a•land use categoryfor single family homes on large lots. The provisions that regulate this land use district should protect; promote and maintain existing residential areas in the City of Jeffersonville:and:may also be used for. future housing growth: . The Jeffersonville's:Plan Commission and Board of Zoning Appeals should strive to protect this district.: from conflicting land-uses such:as industrial and large-scale commercial uses as well as:nonfamily= oriented businesses; Article 6 of this ordinance includes additional options and incentives for the • development of subdivisions that preserve natural open spaces, floodplains; etc. that exist on site - • and/or dedicate and construct public park facilities. Proposed Zoning - The R3 (Single Family Residential—Small Lot) District is intended to provide a land-use category for single:family homes on:smaller.-sized lots: The provisions that regulate thisland'use district.should protect, promote and maintain existing residential areas in:the City.of Jeffersonville and may also be used forfuture housing growth.. The Jeffersonville's Plan Commission and Board of Zoning Appeals should strive to protect this district from conflicting land-uses such as industrial and large-scale commercial uses as well as nonfamily oriented:businesses: Article 6•of this'ordinance includes additional options and incentives for the development of subdivisions thatpreserVe natural open.spaces, floodplains, etc. that exist on site and/or dedicate and construct public:park:facilities::: Future Land Use Map:and.Planning Districts .: .: : . The property to be developed falls;within:the Single-Family Residential land use classification in:the Future Land Use Map as shown below.This residential is classified asdetached single-family residential development in both the traditional street network and suburban street network..This classification also. encourages supported uses such as religious facilities.-Single-family dwellings are the predominant land use throughout all parts;:of Jeffersonville::This use occupies the majority of the total developed land. Jeffersonville .will need. additional single-family: units to.accommodate future growth. Currently the dwellings range from older.houses on relatively small iota in.the central part of Jeffersonville. to newer: developed.. subdivisions along both the Charlestown: Pike and Utica-Sellersburg:Road Corridors.. New. single-family housing areas will belirriited by the arriountof available space and the adequate transition from adjacent incompatible uses. Page 2 of 10 PC-22-10 legend r Public/Institutional' • ¢• a lag= 'xf , 1 "48' ® Recreation/Open Space 4 ` `\ ti Light Industrial T \It Haavy Industnal 8- Business Park/Industrial • ' • Single Family Residential / tit w ® Multi-Family Residential• 1��c 0 Mixed-Residential ` / " xo; Mixed-Use-Com/Res r }- .Commercial K D x .. x �k�• 3\ � 'tiv .... 3.t +- .,r s ..c r 3 City Limits cas �• , ., Ft ,' az9 --'- Road FutueeLand:Use Plan. - • Legend Y Tr . r Suburban� Nei h ti orhood . �Traditlonal Nei ghborhood1VUo rk place • kftt, Suburban Workplace - ,Subuiban Marketplace 0` -_ TradRlonal M{arketplace RegionakMarketplace Center : - •i • r Do"wntown 1istorlc'District l: . . �.4 k :z" . 's' - Planning Districts Map The following are descriptions of these planning districts from the Comprehensive Plan: :Sub urban'Neihborhoods These neighborhoods;are typically characterized by a range oflbw to:moderately dense residential uses that blend compatibly into the existing landscape and neighborhood areas: High=density uses will be limited in scope to minor or major arterials and to areas that have limited impact on the low to moderately dense residential areas.:The Suburban Neighborhoods district will contain diverse housing choices for differing ages and incomes. Goal.SN .1 allows for a variety-of housing types, including detached homes,duplexes,townhomes, and patio homes to provide housing choices for a range of ages,:incomes,-and.needs. This project meets, this goal as the applicant is proposing properties and:dwellings in a variety of sizes and types. Goal SN 2 states that this planning district should preserve and enhance the character and integrity of suburban neighborhoods through compatible site and building design:of proposed development and Page 3•of 10 PC-22-10 ., land use changes. The proposed request and potential development is a departure of the vicinity. The requested zoning district would allow for a minimum lot size of 4,000 square feet, and the surrounding area is comprised of homes on lots that are considerably larger than what could be created. However, Objective SN 2.4:states to establish a range of setbacks and lot dimensions to ensure compatibility with surrounding buildings while allowing for flexibility and creativity. Goal SN 3 encourages diversity in the types of suburban neighborhoods available to residents while ensuring that all suburban neighborhoods contain the elements needed for a neighborhood that works as a healthy,vibrant, livable spacer The proposed change in zoning could present the option to create a variety of lot sizes to provide this diversity in suburban neighborhoods. Current Zoning fa ",.'� / /.. . The subject property is currently zoned R1 (Single Family N. ' ..h ,:Qlti *.+ . n Residential:Large Lot). All properties that surround the _-'- `; ,:'. •,, q` subject property south of 1-265 are zoned R1.There are _��: ,, 'pY some properties zoned R2 (Single Family.Residential: / - -, '- .; %° ;., Medium Lot):further west:of the:subject_property. . � ° There is an.M1 (Multi-Family Residential Small Scale) , ., . ffr4 '..,-,-,---..,--- property on the opposite side of 1-265, however all tFs� �o ; residential properties on the east side of l 265 are zoned- " �; y &, -. N F•p •/" , ,Fak s Attachments :. .. 1. R1 District Intent and Standards 2: R3 District Intent and Standards 3: Proposed Zoning Exhibit Page 4 of 10 . PC-22-10 Current Zoning Information R1District (Single Family Residential - Large Lot) Ri 3.36 RI District Intent, Permitted Uses,and Special Exception Uses District D srict Intent Permitted Uses:- 1 Exceptioni. . . : : Special Exception Uses:. The R1(Single Family Residential Residential Commercial:Recreation/Fitness -Large Lot)District Is intended to • child care/day care(owner- • golf course/country club provide a land use category for occupied) Communications/Utilities .. single family homes on large lots. • dwelling single family • public well The provisions that regulate this • residential facility for • telecommunications facility(other : land use district should protect, developmentally disabled/ than microcellular) promote and maintain existing mentally ill(less than 4 units) Institutional/Public Facilities residential areas in the City of Institutional/Public Facilities • church,temple,mosque Jeffersonville and may also be used • public park • public recreation center/pool for future housing growth. Miscellaneous Uses Residential The Jeffersonville's Plan • home occupation#1 • dwelling accessory dwelling units1 Commission and Board of Zoning • residential clubhouse/community Appeals should strive to protect this rooms district from conflicting land-uses Institutional/Public Facilities such as industrial and large-scale • church,temple,or mosque commercial uses as well as non- • public recreational center . - family oriented businesses. Miscellaneous Uses Article 6 of this ordinance includes • home occupation#2 additional options and incentives for the development of subdivisions that preserve natural open spaces, floodplains,etc.that exist on site and/or dedicate and construct : public park facilities. • Additional Notes: 1. See.Article 8.3 for additional standards:.. 3.40 _ Jeffersonville Unified Development Ordinance Page 5 of 10 . PC-22-10. . RI District (Single Family Residential - Large lot) R1 K..._1 3..37 R1 District Development Standards Lot Dimensions Setbacks Other Requirements Lot Width I , - :: 1 Rear Yard ' 1 - Setback • 0 0 a ' # oe # Accessory 0 0 gl../ I Structiaes'N ;) ( a) 1 Lot - 4113' 0 Side• i mop 0 i Primary 'r'..-- or/ Yard s. Area 11 g ---. SI' ' Setback! II:1 Structure :- i . 14° -----7- 6 8 .., , i • .. . • —.- t'i - • : . ill •.•...4- --:- , PregeftY • 0 ,, i Pi : ( „ $ Line : I i) I Coverage 1 Building Front Yard I , i Envelope Setback I I L ----- 777 I- Lot Frontage---1 R.O.W. : /(;)> ,, r— I 7 ROW. .7i;;-- 1 Raw. : ------ „,./-. • ROW.=Ao Defined on Tturoughfora Plan ROW.-As Defined on Thoroughfare Plan O.W.=As Defined On Th7OUGhlarn Plan Minimum Lot Area:: :Minimum Front Yard SetbaCk:3: Maximum Lot Coverage •• 9,000 Square feet1.2 • 30:ft.:When adjadent:tO an arterial • 40%of the lot area .: . Minimum Lot Width: •.26:ft.when adj.to Ideal street; Minimum Residential Unit Size •:60:feei1 Minimum Side Yard Setback. - • 1i200:sqUa re feet Minimum Lot Frontage: • 7 ft for the Primary Structures Minimum Structure Width : • 25 feet • 5 ft.for an Accessory Structure • 22 feet for at least 60%of its length ‘ .Minimum Rear Yard Setback. Maxinturn•Primari Structures • 26 ft.:for the Primary Structure • 1 Primary Structure- •6 ft.-for an Accessory Structure Height Miscellaneous Notes: 1. In a new SubdiviSiqn,up to 20%of lots may fall below this threshold, Accessory Structures with 8,500 square feet being the absolute minimum lot size and 65' -- •mechanical beingthe minimum lot widthtows 7 LI,—,ls exempt 2. See additional options/incentives for cluster development/conservation , -1-- / subdivisons in article 6 - ( f\ill__ 3 In an established subdivision the front setback shall be the average of , . . r"ed Building the:adjacent horries,6?5%-reduCtion:mey be taken on one face Of a Height nr : - corner Flat Roof Structures Gable Roof Structures 4: At corner lots on local Streets;the front setback may be reduced to 20' segroonmal;Ituost 0 (from highest gable root) 5 ••• . un wedge shaped lots along a road curve or at the:end:of a cUl-desec, the setback may be reduced to a minimum of 5 feet so long as the Maximum Structure Height:: average setback is greater than 7 feet. Primary Structure:35 feet 6. Where larger structures are allowed per Article 7 the maximum height • Accessory StructUte: 18 feet6 may be increased to 20 feet. See Article 7 for additional development standards See Article 8 for additional use-specific standards Article Three:Zone Districts ' „ 341 Page 6 of 10 PC722-10 Proposed Zoning information R3 District:(Single Family Residential Small lot) 3:40 _ R3 District Intent, Permitted Uses,and Special;Exception Uses Permitted Uses District intent : Special Exception Uses The R3(Single Family Residential Commercial:General Communications/Utllltles -Small Lot)District is intended to • child care center(day care) • telecommunications facility(other provide a land use category for Residential than microcellular) single family homes on smaller-sized . • child care/day care(owner- Residential lots.The provisions that regulate occupied) • boarding house(owner occupied)this land use district should protect,- • dwelling:single family • co-housing community promote and maintain existing • residential facility for • dwelling accessory dwelling units residential areas in the City of developmentally disabled/mentally • dwelling,multi-family-duplex2 Jeffersonville and may also be used ill(less than 4 units) • residential clubhouse/community for future housing growth. •senior living/retirement community room3 The Jeffersonville's Plan Commission (not assisted living or nursing Institutional/Public Facilities and Board of Zoning Appeals home)-see Appendix 1 • church,temple,or mosque should strive to protect this district Institutional/Public Facilities • public recreation center/pool from conflicting land-uses such • public park Miscellaneous Uses as industrial and large-scale Miscellaneous Uses • home occupation#2 . commercial uses as well as non- • home occupation#1 family oriented businesses. Article 6 of this ordinance includes additional options and incentives for the development of subdivisions that preserve natural open spaces, floodplains,etc.that exist on site and/or dedicate and construct V public park facilities. Additional Notes:. 1: -See Article 8.3'for additional standards. 3.: Only if platted for individual sale in a new subdivision of more than 3 acres in size: • 344 Jeffersonville Unified Development Ordinance Page 7 of 10. . PC-22-10 . . " - II,..0,J District (Single: Family Residential ,Small lot) ,\...w . 3:41. R3 District Development Standards Lot Dimensions. Setbacks : Other Requirements i• Lot Width— 1 li r — Rear Yard i I c-n Setback : ® rOr Accessory 6 AD : : # @ 0 V" ©no i . 1 er ! Structures"-, l > C ' 11.31,'-'• 40 '. I Lot—r* illr.. 0 Side . 4111E. iv-F=1 Prtmery TS' • Azea Yard I--. Structure F. 7 w Setback: C•.,•, • 1 • ,„:„.„-„!4,..,-.., e ',I.::=2.:.i.,i,iii '-, i :. . - 7—'-' ! Property 0 P 1 ( Lot Line 1 Coverage A i Bending' Emit yard 1 i i Envelope Setback -- : Lot FrO439e---I FLO.W. I v:7", R.O.W. ,,-;:' .W. FLO.W. A:- 1 1 --• I ,-;: R.O.W.mAs Defined on Thoroogilsre Plan FLO.W. As Defined on TIvroughtero Plan R.O.W.t‘t tut Difinsd on Thoroughfars km : Minimum Lot Area: :Minimum Front Yard Setback:2: Maximum Lot Coverage : • 4000 Square:feeti i 8 30 ft.when adjacentio an arterial • 75%ofthe lot atee Minimum Lot Width: . • 20 ft when adj:to a local itreet3 .. Minimum Residential Unit Size .: • 25 feet: : 1 : Minimum Side Yard.Setback. : :l• 800 square feet. Minimum Lot Frontage: • • 5 ft.for the Primary Structure :. Minimumi Structure Width . •: . : • 25 feet " • 2 ft.for an AccessoryStrtioture • 22 feet for at least 0°6 of its length: -: : Minimum Rear Yard Setback. - Maximum Primary Structures • 15 ft,for the Primary Structure : • 1 PriMary Structure • 2 ft for an Accesaary:SteuctUre Height : ' Miscellaneous Notes: 1. in a new subdivision,up to 20%of lots may fall below this threshold, Accessory Structures with 3500 square feet being the absolute minimum -.4 2. In an established subdivision the front setback shall be the average of •6.2 meelianical n Is exempt the adjacent homes,a 25%reduction may be taken on one face of a . ' 7 mem° corner lot 3, At corner lots on local Streets,the front setback may be reduced to 15' : (shed Building AHeight : Flat Roof Structures Gable Roof Structures • (from highest (from highest gable roof) section Gillet roof) Maximum Structure Height: • Primary Structure:35 feet •6 Accessory Struct4re: 18 feet . . See Article 7 for additional development standards See Article 8 for additional use-specific standards Article Three:Zone Districts " 345 Page 8 of 10 PC-22-10 • Proposed Zoning Exhibit ,. d ,. - s k ' r ' , -'' 'ems �'fit;,, .' re .. . •' • - . -',.,..t. -ir,*y.... - .--,.-'..\ ... r ' 3 Ri Zoning I�� '''' - : -. I.�'•`� e N .' f yes " �" .�i- _ :t�i'"�' .rF: �� r 'i'' �-� . ..., . 0,,,,r , . , .. .el"A, . ,-p ,,,I. ; ..' , .7 ,• . . . •:-.. . , •,..4-.. ,.,..... .,,,,, ..„,., . , _... ..,:_-., ,., ..,..,4„,,, , r, . . . , . -• - -,;.....4 .,„,. . ...,,,, , .?. t.s„..,.., : . , , ,...„,,,..„,..„-,,,r . ,_. „,_ . ,,,,,, ,.,, ,,, . ,.,_.,, ,_\ __ .. . . . _ . _ . • .b. _ . . . ,, ., , .....r -4N.f.'sik‘" --14' •, ,. oil q ..•. 4.-<.'.ilo .'• •• - . - i '10• c r • Page'9 of 10 PC-22=10 . _ --. • *ii,' ,.' • Zt • •i -i - - , kP ff • $' 'yL T Ji y +S f 4 . s 1ZtZiZ S � j 4 . . . ' j ;,,fr'or l''' ''-a'''' '''- --4-': -4'.. R1 Zoning - fr .' "" f •R3 Zoning M f i y4 .� to 'Ed ., . .. 5,...Ty bL+-L�_ 3- •� i _ ,n� .t L :4 k --,.,it. 1J / V . t` Yf 5 s y g� 'f4 x 3-`" # p F ay,#� Q ice" astm;_ • -.... '-- ' t 4 iii 144. p -1, ? PE�F`A r •a. x .. _ ��RR f ---•-M E"ftiDo J SPR 04-3 Page 10 of 10 PC 22 10