00SN0266-DEC20H.pdfDecember 20, 2000 BS
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDATION
00SN0266
James Baker
Dale Magisterial District
West line Newbys Bridge Road
REOUEST: Rezoning from Agricultural (A) to Residential (R-12).
PROPOSED LAND USE:
A single family residential subdivision with a minimum lot size of 14,970 square
feet is planned. The applicant has agreed to limit the development to a maximum
of sixty-nine (69) lots, yielding a density of approximately 2.3 dwelling units per
acre.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGES 2 THROUGH 6.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
A. The proposed zoning and land use conforms to the Central Area Plan which
suggests the property is appropriate for residential use of 1.0 to 2.5 dwelling units
per acre.
Providing a FIRST CHOICE Community Through Excellence in Public Service.
The development standards of the Zoning Ordinance and proffered conditions
further ensure land use compatibility with area residential development.
The proffered conditions adequately address the impact of this development on
necessary capital facilities, as outlined in the Zoning Ordinance and the
Comprehensive Plan. Specifically, the need for schools, parks, libraries, fire
stations and transportation facilities is identified in the County's adopted Public
Facilities Plan, FY 2001-2005 Capital Improvement Program and Thoroughfare
Plan and the impact of this development is discussed herein. The proffered
conditions adequately mitigate the impact on these capital facilities and thereby
ensure that adequate service levels are maintained as necessary to protect the
health, safety and welfare of County citizens.
(NOTE: THE ONLY CONDITION THAT MAY BE IMPOSED IS A BUFFER CONDITION.
THE PROPERTY OWNER(S) MAY PROFFER OTHER CONDITIONS. THE CONDITIONS
NOTED WITH "STAFF/CPC" WERE AGREED UPON BY BOTH STAFF AND THE
COMMISSION. CONDITIONS WITH ONLY A "STAFF" ARE RECOMMENDED SOLELY
BY STAFF. CONDITIONS WITH ONLY A "CPC~ ARE ADDITIONAL CONDITIONS
RECOMMENDED BY THE PLANNING COMMISSION.)
PROFFERED CONDITIONS
(STAFF/CPC) 1.
Prior to f'mal check plat approval, a revised centerline, based on
VDOT's Minor Arterial Standards (50 MPH), for Newby's Bridge
Road shall be submitted to and approved by the Transportation
Department. In conjunction with recordation of the first subdivision
plat, or within sixty (60) days from a written request by the County,
whichever occurs first, forty-five (45) feet of right-of-way on the
west side of Newby's Bridge Road, measured from the approved
revised centerline of that part of Newby's Bridge Road immediately
adjacent to the property shall be dedicated, free and unrestricted, to
and for the benefit of Chesterfield County. (T)
(STAFF/CPC) 2.
Access to the property from Newby's Bridge Road shall be limited
to one (1) public road. The exact location of this access shall be
approved by the Transportation Department. (T)
(STAFF/CPC) 3.
To provide an adequate roadway system at time of complete
development, the developer shall be responsible for the following:
(a)
Construction of additional pavement along Newby's Bridge
Road at the approved access to provide left and right turn
2 00SN0266/WP/DEC20H
lanes, if warranted based on Transportation Department
Standards;
Co)
Relocation of the ditch to provide an adequate shoulder
along the west side of Newby's Bridge Road for the entire
property frontage; and
(c)
Dedication to and for the benefit of Chesterfield County,
free and unrestricted, any additional right of way (or
easements) required for the road improvements identified
above. (T)
(STAFF/CPC)
Prior to any road and dra'mage plan approval, a phasing plan for the
required road improvements identified in Proffered Condition 3,
shall be submitted to and approved by the Transportation
Department. (T)
(STAFF/CPC)
The applicant, subdivider, or assignee(s) shall pay the following to
the County of Chesterfield prior to the time of building permit
application for infrastructure improvements withi~ the service
district for the property:
(a) $7,800 per lot, if paid prior to July 1, 2001; or
Co)
The mount approved by the Board of Supervisors not to
exceed $7,800 per lot adjusted upward by any increase in
the Marshall and Swift Building Cost Index between July 1,
2000, and July 1 of the fiscal year in which the payment is
made if paid after June 30, 2001.
(c)
In the event the cash payment is not used for the purpose for
which proffered within 15 years of receipt, the cash shall be
returned in full to the payor. (B&M)
(STAFF/CPC)
6. Public water and sewer shall be used. (U)
(STAFF/CPC)
Except for timbering approved by the Virginia Department of
Forestry for the purpose of removing dead or diseased trees, there
shall be no t'unbering on the property until a land disturbance permit
has been obtained from the Environmental Engineering Department
and the approved devices have been installed. (EE)
(STAFF/CPC)
8. The maximum number of lots shall be sixty-nine (69). (P)
3 00SN0266/WP/DEC20H
(STAFF/CPC) 9. The minimmn gross floor area of all dwelling units shall be:
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
10.
11.
12.
13.
14.
One story 1,600 square feet.
More than one story 1,800 square feet. (P)
A fifty (50) foot buffer shall be maintained adjacent to the right of
way of Newby's Bridge Road. With the exception of a public road
and utilities which run generally perpendicular in the buffer, there
shall be no facilities permitted in the buffer. This buffer shall be
exclusive of the required yards. The exact treatment of this buffer
shall be determined at the time of tentative subdivision review. (P)
All lots shall be a minimum of 14,970 square feet. (P)
Any open basins required for water quantity or quality control shall
be designed as wet ponds and shall be landscaped or otherwise
improved so that the facilities become visual enhancements to, and
amenities for, the uses developed on the Property. The landscaping
plan for such ponds shall include landscaping adjacent to the ponds.
At the time of tentative subdivision submission, a plan depicting
these requirements shall be submitted to the Planning and
Environmental Engineering Departments for review and approval.
(EE &
All principal dwellings shall be set back a minimum of 100 feet
from the normal water surface of any above-ground BMP (Best
Management Practice). (EE)
The following Declaration of Restrictions shall be recorded in
conjunction with the recordation of any subdivision plat. Further,
these restrictive covenants shall not be changed or amended until a
minimum of 51 percent of the occupancy permits have been issued.
Upon issuance of 51 percent of the occupancy permits, the
covenants may be changed or amended by a simple majority vote of
the members of the homeowners association.
The Owners hereby declare that said property is to be held, owned,
conveyed, used and occupied subject to the following restrictive
covenants, which covenants may be added to by the Owners but not
reduced in requirements by the Owners:
No nuisance shall be permitted to exist or operate upon any
of the Properties so as to jeopardize property values.
4 00SN0266/WP/DEC20H
No lot shall be further subdivided or separated into smaller
Lots by any Owner, and no portion less than all of any such
Lot, nor any easement or other interest therein, shall be
conveyed or transferred by an Owner, provided that this
shall not prohibit deeds of correction, deeds to resolve
boundary line disputes and similar corrective instruments,
easements to public agencies or authorities, or for utilities.
An Architectural Review Board comprised of three (3)
members shall be appointed by the Developer, his
successors or assigns, and shall be composed as follows:
(1)
(2)
(3)
Developer
An architect and/or engineer
Until 25 percent of the occupancy permits have been
issued, either a member of the Jacobs Glenn
Homeowner's Association, or a member of the
Newby's Bridge Coalition shall be a member. Once
more than 25 percent of the occupancy permits have
been issued, the Jacobs Glenn Homeowner's
Association/Newby's Bridge Coalition member may
be replaced by a homeowner of the subdivision.
The names of the Architectural Review Board will be
recorded with these covenants. The Architectural Review
Board shall coordinate each residence and lot and shall
establish reasonable rules and regulations relat'mg to the
procedure for architectural approvals and general guidelines
for architectural plans according to specifications to be
determined by such Board after its appointment. The
guidelines and so forth shall be called "Architectural
Review" and attached to these restrictive covenants.
No improvements, alterations, repairs, excavations, changes
in grade, or other work which in any way alters the exterior
of any Lot or the improvements located thereon from its
natural or improved state, existing on the date such property
was first subject to this Declaration, shall be made or done
without the prior approval of the Architectural Review
Board. No buildings, residence, or other structure, fence,
wall, or landscaping in lieu thereof shall be commenced,
erected, maintained, improved, altered, made or done on
5 00SN0266/WP/DEC20H
such property without the prior written approval of the
Architectural Review Board. (P)
(STAFF/CPC) 15.
No public road connection shall be provided to Jacobs Bend Drive
in the Jacobs Glenn Subdivision. An emergency access shall be
provided through the eastern terminus of Jacobs Bend Drive within
Jacobs Glenn. This access shall be constructed to accommodate
access in case of an emergency (support fire and rescue vehicles)
and shall be secured to preclude its use other than by emergency
vehicles, pedestrians or bicycles. The exact design of this access
shall be reviewed and approved by the Fire and Planning
Departments at the time of tentative subdivision review. At the time
of tentative subdivision review, the Fire Department may impose
additional conditions to insure long term maintenance of the access.
(P&F)
GENERAL INFORMATION
Location:
West line of Newbys Bridge Road, south of Valencia Road. Tax ID 759-684-2733 (Sheet
11).
Existing Zoning:
A
Size:
30.0 acres
Existing Land Use:
Single family residential
Adjacent Zoning and Land Use:
North - A; Single family residential or vacant
South - A; Vacant
East - A and R-9; Single family residential
West ~ R-12; Single family residential or vacant
6 00SN0266/WP/DEC20H
UTILITIES
Public Water System:
There is an existing sixteen (16) inch water line extending along a portion of Newbys
Bridge Road, adjacent to the northeast corner of the request site. In addition, there is an
existing eight (8) inch water line along Jacobs Bend Drive in Jacobs Glenn Subdivision,
which terminates approximately 140 feet west of the northwest corner of the request site.
Use of the public water system is intended and has been proffered. (Proffered Condition
6)
Public Wastewater System:
There is an existing eight (8) inch wastewater collector extending along an easement
between Scouters Place and Conestoga Place in Cabin Creek Subdivision, approximately
800 feet north of the request site. An extension of this existing eight (8) inch wastewater
collector will be necessary to serve the request site. Use of the public wastewater system
is intended and has been proffered. (Proffered Condition 6)
EN I M NTAL
There are no existing or anticipated erosion problems. The majority of the site drains to
the north through Cabin Creek Subdivision before entering Falling Creek. A small portion
of the site drains to the south. The culvert under Newbys Bridge Road to the south,
appears to be inadequate. Development of this property could be such that all impervious
areas can drain internally and have no effect on Newbys Bridge Road. At the time of
tentative subdivision review, if any runoff drains to the Newby's Bridge Road culvert,
recommendations will be made to address protection of the road from flooding.
As s result of area residents' concerns, the applicant has proffered conditions relating to
setbacks from any BMP. The Ordinance requires a fifty (50) foot setback from the 100
year floodplain. The proffers will require a 100 foot setback from the normal water
surface of any BMP (Proffered Condition 13). Should these standards cmfflict,
conformance with the worse case scenario will be required.
The applicant has proffered that, with the exception of timbering which has been approved
by the Department of Forestry to remove dead or diseased trees, there will be no timbering
until a land disturbance permit has been obtained from the Environmental Engineering
Department (Proffered Condition 7). This will insure that proper erosion control measures
are in place prior to any timbering and related land disturbance.
7 00SN0266/WP/DEC20H
The need for fire, school, library, park and transportation facilities is identified in the Public
Facilities Plan, the Thoroughfare Plan and the FY 2001-2005 Ca_nital Improvement Program. This
development will have an impact on these facilities.
Fire Service:
This property is currently served by the Manchester Fire/Rescue Station, Company
Number 2 and Manchester Rescue Squad. The Public Facilities Plan indicates that
emergency services calls are expected to increase forty-five (45) pement by the year 2015.
Eight (8) new fire/rescue stations are recommended for construction by the year 2015 in
the Public Facilities Plan. Based on sixty-nine (69) homes, this request will generate
approximately twelve (12) emergency calls for fire and rescue services each year. The
applicant has offered measures to assist in addressing the impact of this development on
fnce and rescue services capital facilities. (Proffered Condition 5)
When the property is developed, the number of hydrants and quantity of water needed for
fke protection will be evaluated during the plans review process.
At the time Jacobs Glenn, Section C was subdivided, a stub road, Jacobs Bend Drive, was
provided to the subject property. The intent of this stub road was to ultimately provide a
second means of access for emergency vehicles to Jacobs Glenn Subdivision. The
proffered conditions would preclude public road access from this development to Jacobs
Bend Drive (Proffered Condition 15). The prohibition of this road connection was
prompted by concerns by Jacobs Glenn residents that such a connection would result in
cut-through traffic. While the Fire Department strongly recommends public road access
from this development to Jacobs Glenn primarily for the purpose of accommodating a
second means of access for emergency vehicles to serve Jacobs Glenn, given existing area
development, public road access could result in cut-through traffic and violate the Planning
Commission's Stub Road Policy.
The proffered conditions propose, in lieu of the public road access, an emergency access
to Jacobs Bend Drive (Proffered Condition 15). While emergency access has been
provided in other subdivisions throughout the County, the Fire Department has concerns
that long term these accesses will not be properly maintained. The proffers allow the Fire
Department to impose additional conditions to address these maintenance concerns.
At time of tentative subdivision review for the subject property, the Fire Department will
require connection to adjacent property to the south which is the subject of zoning case
00SN0264. That connection will provide additional access through the subject property
and the adjacent property to the emergency access proposed to Jacobs Glenn Subdivision.
8 00SN0266/WP/DEC20H
Schools:
Approximately thirty-nine (39) school age children will be generated by this development.
The site lies in the Jacobs Elementary School attendance zone: capacity - 750, enrollment -
720; Manchester Middle School attendance zone: capacity - 1,250, enrollment - 1,329;
and Manchester High School attendance zone: capacity - 2,000, enrollment - 2,241.
This development will have an impact on area schools. Currently, there are five (5)
trailers at Manchester Middle School and seventeen (17) trailers at Manchester High
School. The applicant has agreed to participate in the cost of providing for area school
needs. (Proffered Condition 5)
Libraries:
Consistent with Board of Supervisors' policy, the impact of development on library
services is assessed County-wide. Based on projected population growth, the Public
Facilities Plan identifies a need for additional library space throughout the County. Taking
into account the additional space provided by the two (2) currently funded projects, the
new LaPrade and Chester Libraries, there is still a projected need for 55,000 additional
square feet of library space County-wide by 2015.
The proposed development would most likely affect the service area of the LaPrade
Library. The new LaPrade Library is currently under construction. The applicant has
agreed to participate in the cost of providing for area library needs. (Proffered Condition
5)
Parks and Recreation:
The Public Facilities Plan identifies the need for two (2) new regional parks. In addition,
there is a shortage of community park acreage in the northern area. The Public Facilities
Plan identifies a need for 120 acres of community park space by 2015. This development
will have an impact on parks and recreational facilities. The applicant has offered
measures to assist in addressing the impact of this development on these facilities.
(Proffered Condition 5)
Transportation:
The applicant has proffered a maximum density of sixty-nine (69) lots (Proffered Condition
8). Based on single family trip rates, development could generate approximately 740
average daily trips. These vehicles will be distributed along Newbys Bridge Road which
had a 2000 traffic count of 5,392 vehicles per day.
9 00SN0266/WP/DEC20H
Included in the Virginia Department of Transportation (VDOT) Six-Year Secondary Road
Improvement Plan are two (2) projects to reconstruct Newbys Bridge Road, as a two-lane
facility, from Walmsley Boulevard to Burnett Drive. Construction is anticipated to begin
in Fall of 2004. Based on State funding forecasts, these projects could be substantially
delayed.
The Th u hf re Plan identifies Newbys Bridge Road as a major arterial with a
recommended right of way width of ninety (90) feet. The applicant has proffered to
dedicate forty-five (45) feet of right of way, measured from a revised centerline for
Newbys Bridge Road, in accordance with that Plan. (Proffered Condition 1)
Access to major arterials, such as Newbys Bridge Road, should be controlled. The
applicant has proffered that one (1) public road access will be provided from the property
to Newbys Bridge Road (Proffered Condition 2). On the east side of Newbys Bridge Road
across from the subject property, the ,T~ identifies a proposed collector
road extending from Newbys Bridge Road, south towards Belmont Road. Access to the
subject property from Newbys Bridge Road should align with this proposed collector road.
Due to the horizontal alignment of Newbys Bridge Road, sight distance is limited. The
developer may be.required to reconstruct Newbys Bridge Road and/or regrade along
Newbys Bridge Road to provide adequate sight distance.
Mitigating road improvements must be provided to address the traffic impact of this
development. The applicant has proffered to construct additional pavement along Newbys
Bridge Road at the approved access to provide left and right turn lanes based on
Transportation Department standards, and to relocate the ditch to provide an adequate
shoulder along the west side of Newbys Bridge Road for the entire property frontage.
(Proffered Condition 3)
The Thoroughfare Plan identifies the need to improve existing roads, as well as construct
new roads to accommodate growth. Area roads, such as Newbys Bridge Road, need to be
improved to address safety and accommodate the increase in traffic generated by this
development. The applicant has proffered a cash contribution towards addressing this
traffic impact. (Proffered Condition 5)
In conjunction with recordation of Jacobs Glenn Subdivision, a stub road right of way
(Jacobs Bend Drive) was provided to the subject property. Developing the subject
property with access via this stub road will increase the traffic volume not only along
Jacobs Bend Drive, but also along Jacobs Glenn Drive in Jacobs Glenn Subdivision and
along South Boones Trail Road in Fernbrook Subdivision. Traffic generated from
development of the subject property must not increase traffic volumes along those
subdivision streets in excess of the acceptable level (1,500 vehicles per day) established by
the Planning Commissions' Stub Road Policy. Extension of the stub road (Jacobs Bend
Drive) through the subject property to Newbys Bridge Road would provide a potential
10 00SN0266/WP/DEC20H
"cut-through" route from Newbys Bridge Road to Fordham Road. Traffic generated from
development of the subject property, plus anticipated cut-through traffic, would increase
the traffic volume on the adjacent subdivision streets beyond the acceptable level. The
applicant has proffered that no public road connection, other than an emergency access,
will be provided from the property to Jacobs Bend Drive. (Proffered Condition 15)
At time of tentative subdivision review, specific recommendations will be provided
regarding stub road right(s) of way to adjacent properties and access location onto Newbys
Bridge Road.
Financial Impact on Capital Facilities:
PER UNIT
Potential Number of New Dwelling Units 69* 1.00
Population Increase 189.75 2.75
Number of New Students
Elementary 17.94 0.26
Middle 8.97 0.13
High 11.04 0.16
TOTAL 37.95 0.55
Net Cost for Schools 247,917 3,593
Net Cost for Parks 55,821 809
Net Cost for Libraries 17,526 254
Net Cost for Fire Stations 17,595 255
Average Net Cost for Roads 224,388 3,252
TOTAL NET COST 563,247 8,163
*Based on a proffered maximum number of sixty-nine (69) dwelling units.
As noted, this proposed development will have an impact on capital facilities. Staff has calculated
the fiscal impact of every new dwelling unit on schools, roads, parks, libraries and fire stations
at $8,163 per unit. The applicant has been advised that a maximum proffer of $7,800 per unit
would defray the cost of the capital facilities necessitated by this proposed development.
Consistent with the Board of Supervisors' policy, and proffers accepted from other applicants, the
11 00SN0266/WP/DEC20H
applicant has offered cash to assist in defraying the cost of this proposed zoning on such capital
facilities. (Proffered Condition 5)
Note that circumstances relevant to this case, as presented by the applicant, have been reviewed
and it has been determined that it is appropriate to accept the maximum cash proffer in this case.
LAND USE
Comprehensive Plan:
Lies within the boundaries of the Central Area Plan which suggests the property is
appropriate for residential use of 1.0 to 2.5 dwelling units per acre.
Area Development Trends:
The area is characterized by Agricultural (A) and Residential (R-9 and R-12) zoning and
has been developed for single fanfily residential uses or remains vacant. Based upon the
adopted Plan, further residential development is anticipated in the area.
Site Design:
In response to area residents' concerns regarding potential cut-through traffic, the applicant
has agreed that there will be no public road connection to Jacobs Glenn Subdivision.
Instead, an emergency access is proposed to Jacobs Bend Drive (Proffered Condition 15).
The emergency access is intended to accommodate pedestrian and bicycle traffic, as well.
Primary access is proposed to Newbys Bridge Road. At the time of tentative subdivision
review, access will also be required to the adjacent property to the north.
The applicant has also agreed to limit development to a maximum of sixty-nine (69) lots
(Proffered Condition 8). This proposal would yield a density of approximately 2.3 lots per
acre, which is within the range suggested by the Central Area Plan.
House Size:
The applicant has proffered that the minimum gross floor area of one story dwellings
would be 1,600 square feet and for more than one story dwellings, 1,800 square feet
(Proffered Condition 9). This is consistent with the house size offered in Jacobs Glenn,
Section D. The overall average house size in Jacobs Glenn, Section C, is 2,032 square feet
of gross floor area.
12 00SN0266/WP/DEC20H
Lot Size:
The applicant has agreed to a minimum lot size of 14,970 square feet (ProffEred Condition
11). By comparison, while Jacobs Glenn, Section C, must maintain an average minimum
lot size of 14,970 square feet based upon the proffers accepted at the time of zoning, the
R-12 standards allow lots as small as 12,000 square feet. Jacobs Glenn, Section D, has
been recorded with an approximate overall average lot size of 15,800 square feet. Jacobs
Glenn, Section C, has an overall average lot size of 15,581 square feet, but also can have
lots as small as 12,000 square feet.
Buffers:
The applicant has proffered to provide a fifty (50) foot buffer exclusive of required yards
adjacent to Newbys Bridge Road (Proffered Condition 10). This buffer will minimize the
impact of traffic on lots abutting the road.
Restrictive Covenants:
The applicant has agreed to record restrictive covenants (Proffered Condition 14). The
proffer would not allow the covenants to be modified until at least fifty-one (51) percent
of the occupancy permits have been issued, and then with approval by a simple majority
vote of the members of the homeowners association. It should be noted that with the
exception of enforcing when the covenants may be changed or amended, the Comity will
not be responsible for the enforcement of the covenants. Rather, the County will only be
responsible for insuring that the covenants are recorded.
CONCLUSIONS
The proposed zoning and land use conforms to the Central Area Plan which suggests the property
is appropriate for residential use of 1.0 to 2.5 dwelling units per acre. In addition, the
development standards of the Zoning Ordinance and proffered conditions further ensure land use
compatibility with area residential development.
The proffered conditions adequately address the impact of this development on necessary capital
facilities, as outlined in the Zoning Ordinance and the Comprehensive Plan. Specifically, the need
for schools, parks, libraries, fire stations and transportation facilities is identified in the County's
adopted Public Facilities Plan, FY 2001-2005 Capital Improvement Program and Thoroughfare
Plan and the impact of this development is discussed herein. The proffered conditions adequately
mitigate the impact on these capital facilities and thereby ensure that adequate service levels are
maintained as necessary to protect the health, safety and welfare of County citizens.
Given these considerations, approval of this request is recommended.
13 00SN0266/WP/DEC20H
CASE HISTORY
Planning Commission Meeting (11/16/00):
The applicant accepted the recommendation. There was opposition present.
Area residents expressed concerns relative to increased traffic; the impact of improvements
to Newbys Bridge Road on area properties; the density with a single access; and the
unenforceability of restrictive covenants by the County. Concerns were also expressed that
the zoning amendment sign may not have been placed on the subject property, but rather
an adjacent property.
Concerns were also expressed relative to the potential impact that drainage from the
development would have on the area. The applicant agreed to further evaluate the drainage
situation prior to the Board's public hearing.
Mr. Litton indicated that numerous changes had been made to this proposal since the last
case before the Commission and Board. Specifically, he noted that the applicant had
addressed concerns relative to the impact on capital facilities; additional buffering along
Newbys Bridge Road; prohibition on public road connection to Jacobs Glenn Subdivision;
reduced the density; addressed house sizes exclusive of garages; and provided larger
minimum lot sizes. A chart comparing the 1994 case and this request is included at the end
of this report.
On motion of Mr. Litton, seconded by Mr. Marsh, the Comm/ssion recommended
approval of this request and acceptance of the proffered conditions on pages 2 through 6.
AYES: Unanimous.
The Board of Supervisors, on Wednesday, December 20, 2000, beginning at 7:00 p.m., will take
under consideration this request.
14 00SN0266/WP/DEC20H
A
A
A
c
~ 6?o
0
600
Feet
A
Case #: 00SN0266
Rezoning: A TO R-12
Sheet #: 11