FUTURE LAND USE MAP AMENDMENT AND ZONE CHANGE STAFF REPORT

Transcription

1 FLUM & Z-BG Page 1 of 13 FUTURE LAND USE MAP AMENDMENT AND ZONE CHANGE AFF REPORT Docket Numbers: FLUM and Z-BG Public Hearing Date: December 21, 2017 Pre-Application Conference: November 8, 2017 Description of Request: The applicant is proposing to amend the Future Land Use Map (FLUM) from Moderate Density Residential to Mixed-Use/Residential for the properties located at 719 E. 12th Avenue and 727 E. 12th Avenue. If the FLUM amendment is approved, the applicants would like to rezone the properties from (General Business) to CB (Central Business), in order to develop the properties for retail use. The properties have frontage on East 12th Avenue, a City maintained urban major collector, with rightof-way and pavement width that vary. The applicant has also agreed to certain site restrictions as outlined in the Binding Elements. Applicant/ Property Owner: T.C. Holmes Enterprises, LLC c/o Thomas Holmes, manager 1124 Magnolia Street Bowling Green, KY Location of Development: 719 and 727 East 12th Avenue Current Zoning: (General Business) PVA Parcel Numbers: 040B and -003 Proposed Zoning: CB (Central Business) Property Size: /- Acres Current FLUM: Moderate Density Residential Existing Land Use: Vacant Proposed FLUM: Mixed-Use/Residential Zoning History: R-3 (Townhouse/Cluster Residential) and R-4 (Multi-Family Residential) are the original zonings for the properties. The properties were rezoned in 1967 from R-3 (Townhouse/Cluster Residential) and R-4 (Multi-Family Residential) to B-2 (General Business). The properties were converted from B-2 (General Business) to (General Business) through an amendment to the Zoning Ordinance in December, Existing Land Use of the Surrounding Area: The surrounding area is comprised of single family residential, multi-family residential, commercial and public uses. There are also some vacant tracts in the area. Current Future Land Use Map (FLUM) Designation: Moderate Density Residential This land use designation consists of areas developed for higher density single family detached (RS-1C & RS-1D), as well as semi-detached development such as duplexes and townhouses, apartment buildings, condominiums and mobile home parks. Densities in this land use should range between 3.5 and 15 dwelling units per acre. Application Review: Additional Documentation Required: X _ Comprehensive Plan Compliance/FLUM N/A Traffic Impact Study Existing Zoning Inappropriate N/A Environmental Assessment Major Changes (economic, physical, or social) X Concept Plan X _ FLUM Amendment N/A Other

2 FLUM & Z-BG Page 2 of 13 FLUM AMENDMENT LU The following is a recommended protocol for the use of the Future Land Use Map and amending the FLUM: Procedures for Amending the FLUM The Planning Commission s approval of a FLUM amendment request should be based on at least one of the following criteria: A demonstrated over-riding public benefit of the proposed development (this may include the provision of a major public facility or amenity, the provision of a major source of employment or an economic development asset that cannot be accommodated in a location consistent with the current FLUM). The request is a correction of inconsistencies or mapping errors contained within the FLUM. That the proposed use is clearly compatible with existing surrounding development as demonstrated by the applicant. This review should include a compatibility assessment of the proposed use, which includes, but is not limited to, location and bulk of buildings and other structures, building height, building materials, intensity of use, density of development, location of parking and signage within the surrounding area. In addition, the applicant must prove that the proposed amendment will not result in development that exceeds the capacity of existing infrastructure (such as roads, water, sewer and stormwater). The applicant is requesting to amend the FLUM from Moderate Density Residential to Mixed-Use- Residential. The Mixed-Use/Residential land use designation applies to mixed-use areas where, taken as a whole, the primary land use is residential in a variety of housing types and densities, balanced by complementary retail, office, institutional and civic uses. The distribution of land among these various activities shall be implemented through specific zoning, with standards addressing the form and character of development to ensure compatibility. This designation applies to the historic core of downtown Bowling Green. Here, development standards should be tailored to emphasize an urban character and a mix of development appropriate to this unique center of activity. The applicant has included the following narrative as part of their application to address the criteria to amend the Future Land Use Map, listed above: The proposal is clearly compatible with surrounding development because it is consistent with the trend in the neighborhood which is developing into neighborhood-style retail development including locally-owned retail and restaurants and is further consistent with the broader trend of mixed use development in the downtown area including businesses easily accessible by pedestrians. Further, the binding elements build into the proposals standards on signage, uses, building materials, and building bulk which lend to its compatibility with the surrounding area.

3 FLUM & Z-BG Page 3 of 13 DEVELOPMENT PLAN REVIEW Sec E of the Zoning Ordinance states the following: Development Plan. As a condition to the granting of any amendment to the Official Zoning Map, the Planning Commission is authorized to require the submission of a development plan. The development plan shall be filed in accordance with the provisions and requirements of Sec. 3.11, Development Plans. Where agreed upon, this development plan shall be followed and shall be binding on all parties. A development plan may be either a general development plan or a detailed development plan or both as specified by Section The FOCUS 2030 Comprehensive Plan states in LU the following: Requested re-zonings (zone changes) shall be reviewed for consistency with the FLUM and the Development Review Provisions listed below. Unless specifically exempted by the Zoning Ordinance or by the Planning Commission, all zone change requests must be accompanied by a development plan including any or all of the following: location and bulk of buildings and other structures, intensity of use, density of development, streets, ways, parking facilities, signs, drainage of surface water, access points, a plan for screening and buffering utilities, existing and man-made and natural conditions and all other conditions requested by the Planning Commission and agreed to by the applicant. All proposals for new development must be assessed to determine their compatibility with the existing surrounding development. Compatibility may be shown because the proposed use is the same as the surrounding neighborhood, or it may be established by site design, buffering, control of access through the adjacent neighborhood or other measures. The applicant has submitted the following Binding Elements satisfy the requirements listed above: 1) Lighting for on-site parking and travelways shall be directed downward and inward to minimize light trespass onto adjacent residential uses. 2) The following uses shall be prohibited: pawn shop; tattoo parlor; bingo parlor; adult entertainment and/or retail sales or display of pornographic or adult books as defined in the Zoning Ordinance; gambling facility (excluding any business which may sell lottery tickets in connection with its business); college; commercial parking; fuel station or fuel sales; and liquor store. 3) Signage shall be limited to wall signage and monument-style signage. Any monument-style sign shall be no taller than nine (9) feet, with a maximum sign face area of thirty-six (36) square feet on each face. No LED signage shall be allowed. 4) The maximum height of structures shall be sixty (60) feet. 5) Hours of business operations shall be limited to 6:00 a.m. to 12 a.m. 6) Structures on the Property will be developed with facades containing at least eighty percent (80%) steel or other metal, brick, glass, stone, EFIS, hardieplank or other cementitous or masonry material, or split-faced block; provided, however, no façade within one hundred (100) feet of East 12th Avenue may have more than twenty percent (20%) split-faced block. 7) Vehicular access to the Property from East 12th Avenue shall be limited to a single access point which shall be reviewed and approved by the City of Bowling Green Public Works Department. In addition, the Property will be served with vehicular and pedestrian access to the alley located at the rear of the Property.

4 FLUM & Z-BG Page 4 of 13 COMPREHENSIVE PLAN REVIEW LU The Future Land Use Map shall be used to determine the consistency which exists between future land use and development proposals. LU The following land use categories are depicted on the FLUM and shall be used in conjunction with the map to determine the consistency of land use and development proposals: Agricultural, Rural Density Residential, Low Density Residential, Moderate Density Residential, High Density Residential, Commercial, Mixed Use/Residential, Mixed Use/Commercial, Industrial, Institutional/Governmental, Open Space, Parks and Recreation and Rural Village. The proposed zoning map amendment is depicted as Moderate Density Residential on the FLUM, with a proposed amendment to Mixed-Use/Residential. The applicants are proposing to rezone /- acres from (General Business) to CB (Central Business), in order to develop the properties for retail use. If the FLUM amendment from Moderate Density Residential to Mixed-Use/Residential is approved, the proposed use and zoning district for the development would fit within the Mixed-Use/Residential FLUM designation. HN-1 Promote the development of infill sites with existing urban services and suitable redevelopment projects that maintain or improve existing character, development patterns and urban design. HN-1.3 Continue to identify and promote opportunities for infill and redevelopment, particularly projects which may strengthen existing neighborhoods and districts. The applicant is proposing a development comprised of retail and commercial uses. As can be seen from the existing land use map, the surrounding area is mainly comprised of single family residential, multifamily residential and commercial uses. Depending on final site design and the elements incorporated to address compatibility with surrounding properties, the proposed development may be suitable for the area. There has recently been a renewed interest in this area, with various commercial and residential properties being revitalized along the East 12th Avenue corridor between the US 31W Bypass and Downtown. AFF ANALYSIS The general development plan submitted by the applicant proposes a commercial development with a brewery and coffee shop that include outdoor seating areas and common areas. The applicant has also submitted Binding Elements to address items of compatibility. If these applications are approved, the site will be developed as generally shown on the attached concept plan. The applicant received variances for these properties in April of One variance was for an outdoor activity area to be located five (5) feet, rather than two hundred fifty (250) feet, from a residential district. The second variance was for the minimum required average landscape buffer to be five (5) feet rather than ten (10) feet adjacent to an incompatible use. The variances are still applicable to the property.

5 FLUM & Z-BG Page 5 of 13 MOTIONS (FLUM Amendment) I make the motion to APPROVE the proposed Future Land Use Map Amendment, docket number FLUM. Based upon the testimony and documents presented in this public hearing, the proposed FLUM Amendment: Has met the directive to amend the FLUM as outlined in LU in the Comprehensive Plan. Further, I request that this motion include the summary of evidence and testimony presented by the witnesses at this public hearing. I make a motion to DENY the proposed Future Land Use Map Amendment, docket number FLUM. Based upon the testimony and documents presented in this public hearing, the proposed FLUM Amendment: Has not met the directive to amend the FLUM as outlined in LU in the Comprehensive Plan. Further, I request that this motion include the summary of evidence and testimony presented by the witnesses at this public hearing. Motion for Zoning Map Amendment on Next Page

6 FLUM & Z-BG Page 6 of 13 MOTIONS (Zoning Map Amendment) I make the motion to APPROVE the proposed Zoning Map Amendment, together with and conditioned upon the General Development Plan, docket number Z-BG. Based upon the testimony and documents presented in this public hearing, the proposed Zoning Map Amendment is consistent with the adopted FOCUS 2030 Comprehensive Plan as demonstrated by its compliance with the following objective and action items: Choose all that apply: LU-1.1.1, LU and/or LU-1.1.3; HN-1 and/or HN-1.3 Therefore, the proposed Zoning Map Amendment is in agreement with the adopted Comprehensive Plan. Further, I request that this motion include the summary of evidence and testimony presented by the witnesses at this public hearing. I make a motion to DENY the proposed Zoning Map Amendment, docket number Z-BG. Based upon the testimony and documents presented in this public hearing, the proposed Zoning Map Amendment is not consistent with the adopted FOCUS 2030 Comprehensive Plan as demonstrated by its non-compliance with the following objective and action items: Choose all that apply: LU-1.1.3; HN-1 and/or HN-1.3 Therefore, the proposed Zoning Map Amendment is not in agreement with the adopted Comprehensive Plan. Further, I request that this motion include the summary of evidence and testimony presented by the witnesses at this public hearing.

7 FLUM & Z-BG Page 7 of 13 BOWLING GREEN - WARREN CO., KY SITE PARK HIGH ALLEY VICINITY MAP (N.T.S.) LEGEND TOTAL AREA OF SURVEY 35,432 +/- SQ. FT /- ACRES PARCEL OWNER, ADDRESS, AND SOURCE OF TITLE T.C. HOLMES ENTERPRISES, LLC 1124 MAGNOLIA REET BOWLING GREEN, KY DEED BOOK 1128 PAGE 739 DEED BOOK 1129 PAGE 30 IRON PIN SET IRON PIN FOUND PROPERTY LINE SETBACK LINE EASEMENTS CENTERLINE INTERIOR LOT LINE FLOODPLAIN INFORMATION THE PROPERTY SHOWN HEREON DOES NOT LIE IN A FLOOD PRONE AREA ACCORDING TO (FIRM) FLOOD INSURANCE RATE MAP FOR WARREN COUNTY, KENTUCKY. SAID AREA IS SHOWN ON MAP # 21227C0302E WITH AN EFFECTIVE DATE OF MAY 2, CLASS "A" SURVEY URBAN OR SUBURBAN DATE OF FIELD SURVEY MARCH 16, ' 30' 60' 90' GRAPHIC SCALE: 1" = 30' PROJECT/CLIENT: FLUM EXHIBIT OF THE T.C. HOLMES ENTERPRISES, LLC PROPERTY GENERAL NOTES 1. THE PURPOSE OF THIS EXHIBIT IS TO DEPICT THE PROPERTIES OWNED BY T.C. HOLMES ENTERPRISES, LLC. AS PREVIOUSLY RECORDED IN DEED BOOK 1129 PAGE 30 AND DEED BOOK 1128 PAGE 739 FOR WHICH A FLUM AMENDMENT FROM MODERATE DENSITY RESIDENTIAL TO MIXED USE RESIDENTIAL IS REQUEED. 2. THE PROPERTY SHOWN HEREON IS SUBJECT TO ANY AND ALL LEGAL EASEMENTS AND RIGHT-OF-WAYS RECORDED AND UNRECORDED, INCLUDING BUT NOT LIMITED TO THOSE SHOWN HEREON. 3. THIS EXHIBIT IS SUBJECT TO ANY AND ALL FACTS THAT MAY BE DISCLOSED BY A FULL AND ACCURATE TITLE SEARCH. 4. THIS EXHIBIT IS FOR INFORMATIVE PURPOSES ONLY AND DOES NOT CONITUTE A BOUNDARY SURVEY. THIS EXHIBIT IS NOT TO BE USED AS AN INRUMENT TO TRANSFER TITLE. 5. THE PROPOSED ZONING OF THE PROPERTY SHOWN HEREON IS CB. DRAWN BY: J. HOGUE CHECKED BY: B. HEER PREPARED BY: T.C. HOLMES ENTERPRISES, LLC 1124 MAGNOLIA REET BOWLING GREEN, KY DATE: PROJECT NUMBER: SCALE: 1" = 30' ARNOLD CONSULTING ENGINEERING SERVICES, INC. P.O. BOX 1338 BOWLING GREEN, KY PHONE (270)

8 FLUM & Z-BG Page 8 of 13 BOWLING GREEN - WARREN CO., KY SITE PARK HIGH ALLEY VICINITY MAP (N.T.S.) LEGEND TOTAL AREA OF SURVEY 35,432 +/- SQ. FT /- ACRES PARCEL OWNER, ADDRESS, AND SOURCE OF TITLE T.C. HOLMES ENTERPRISES, LLC 1124 MAGNOLIA REET BOWLING GREEN, KY DEED BOOK 1128 PAGE 739 DEED BOOK 1129 PAGE 30 IRON PIN SET IRON PIN FOUND PROPERTY LINE SETBACK LINE EASEMENTS CENTERLINE INTERIOR LOT LINE FLOODPLAIN INFORMATION THE PROPERTY SHOWN HEREON DOES NOT LIE IN A FLOOD PRONE AREA ACCORDING TO (FIRM) FLOOD INSURANCE RATE MAP FOR WARREN COUNTY, KENTUCKY. SAID AREA IS SHOWN ON MAP # 21227C0302E WITH AN EFFECTIVE DATE OF MAY 2, CLASS "A" SURVEY URBAN OR SUBURBAN DATE OF FIELD SURVEY MARCH 16, ' 30' 60' 90' GRAPHIC SCALE: 1" = 30' GENERAL NOTES 1. THE LOCATION OF ALL UTILITIES SHOWN HEREON ARE BASED ON THE FIELD LOCATION OF FOUND VISIBLE RUCTURES OR AS FLAGGED OR MARKED BY THEIR RESPECTIVE UTILITY COMPANIES. THERE MAY BE OTHER UNDERGROUND UTILITIES LOCATED ON THE PROPERTY SHOWN HEREON. NO GUARANTEE IS EXPRESSED OR IMPLIED TO THE ACTUAL LOCATION OF SAID UTILITIES. 2. THE PROPERTY SHOWN HEREON IS SUBJECT TO: ANY AND ALL LEGAL EASEMENTS AND RIGHT-OF-WAYS RECORDED AND UNRECORDED, INCLUDING BUT NOT LIMITED TO THOSE SHOWN HEREON; ANY AND ALL FACTS THAT MAY BE DISCLOSED BY A FULL AND ACCURATE TITLE SEARCH 3. A BOUNDARY SURVEY DOES NOT DETERMINE LAND OWNERSHIP, A PROFESSIONAL LAND SURVEYOR ONLY PROVIDES AN OPINION OF PREVIOUSLY DESCRIBED BOUNDARY LINES WHICH MAY OR MAY NOT BE UPHELD BY A COURT OF LAW. UNWRITTEN RIGHTS MAY OR MAY NOT EXI ON SUBJECT PROPERTY 4. THE PROPERTY SHOWN HEREON IS SUBJECT TO ANY AND ALL LEGAL EASEMENTS AND RIGHT-OF-WAYS RECORDED AND UNRECORDED, INCLUDING BUT NOT LIMITED TO THOSE SHOWN HEREON. 5. ALL IRON PINS SET ARE 1/2" X 18" PINS SET WITH 1" YELLOW PLAIC CAP AMPED "J. ARNOLD PLS 2934" UNLESS OTHERWISE NOTED 6. THE DATUM FOR THIS SURVEY IS GRID NORTH AS EABLISHED BY KENTUCKY ATE PLANE COORDINATES, SOUTH ZONE THE VERTICAL DATUM FOR THIS SURVEY IS NAVD 88 AS OBTAINED FROM ATIC OPUS OBSERVATION. 7. A COMBINATION OF FACTORS ATTRIBUTED TO THE ASSUMPTION OF 12' TO BE USED FOR THE RIGHT OF WAY OF THE ALLEY RUNNING SOUTHWE FROM THE SUBJECT AS SHOWN HEREON, THEY INCLUDE THE FOLLOWING: SUBJECT PROPERTY DEED (DB 1128 PG 739) REFERS TO A 12' ALLEY AT THE REAR OF SAID PROPERTY, THE ADJACENT PROPERTY ACROSS THE ALLEY (DB 676 PG 82) REFERS TO AN 11' ALLEY RUNNING NORTHWE ALONG THE NORTHEA BOUNDARY LINE AND TURNING AT THE REAR OF THAT PROPERTY TO RUN SOUTHWE ALONG THE NORTHWE BOUNDARY LINE (AWAY FROM THE SUBJECT PROPERTY), BECAUSE THIS DEED DOES NOT REFERENCE A CHANGE IN RIGHT OF WAY WIDTH, IT IS ASSUMED THAT THE ALLEY WIDTH REMAINS THE SAME AT THIS TURNING POINT; AFTER READING DEED DESCRIPTIONS FOR THE REMAINING PROPERTIES FRONTING THE ALLEY IN QUEION, ONLY ONE OTHER DEED GIVES A WIDTH FOR SAID ALLEY, THAT WIDTH IS 10'; WHEN ALLOWING DEED DIANCES FROM PARK REET TOWARD THE ALLEY AND FROM HIGH REET TOWARD THE ALLEY, THE REMAINDER VARIES FROM 12' TO 14'; AN EXIING MONUMENT WAS FOUND ON THE NORTH SIDE OF SAID ALLEY APPROXIMATELY 7.4' OFF THE CENTERLINE; HIORIC SANBORN MAPPING OF THE CITY OF BOWLING GREEN DEPICTS SAID ALLEY AS 10' AS OPPOSED TO THE ASSUMED 12' SHOWN HEREON; GIVEN THESE FACTS, ACES HAS MADE THE DETERMINATION TO ALLOW 12' FOR SAID ALLEY IN ORDER TO MINIMIZE THE LIKELIHOOD OF ENCROACHING INTO SAID ALLEY, AND DUE TO THE FACTS THAT NO REFERENCES WERE FOUND FOR A LARGER ALLEY WIDTH, THE SUBJECT PROPERTY DEED REFERS TO SAID ALLEY AS 12' AND THE REMAINING LAND AFTER DEED CALLS ARE ALLOWED IS 12' OR GREATER. 8. AS DESCRIBED IN THE PREVIOUS GENERAL NOTE, THE SUBJECT PROPERTY DEED REFERS TO THIS ALLEY AS 12', THE DETERMINATION WAS MADE TO HOLD THE 12' WIDTH SINCE: NO EVIDENCE WAS FOUND OF AN ALLEY WIDTH GREATER THAN 12'; HIORIC SANBORN MAPPING OF THE CITY OF BOWLING GREEN DEPICTS SAID ALLEY AS 12'; MINOR PLAT BOOK 7 PAGE 40 REFERS TO SAID ALLEY AS BEING 11' WIDE, HOWEVER, AN EXIING MONUMENT WAS FOUND AT THE INTERSECTION OF SAID ALLEY WITH HIGH REET AND WAS LOCATED APPROXIMATELY 6.8' OFF THE CENTERLINE OF SAID ALLEY. 9. THE CROSS HATCHED AREA SHOWN HEREON AND LABELED "AREA OF OVERLAP" IS A PORTION OF THE SUBJECT PROPERTY (DB 1129 PG 30) THAT APPEARS TO BE OVERLAPPING INTO THE EXIING ALLEY RIGHT OF WAY. SAID DEED DOES NOT REFERENCE AN ALLEY IN IT'S DESCRIPTION, HOWEVER, ADJACENT PROPERTY DEEDS AS WELL AS EXIING PAVEMENT AND HIORIC USE INDICATE THAT AN ALLEY EXIS IN THIS AREA. THIS PORTION OF SAID DEED HAS BEEN EXCLUDED FROM THE BOUNDARY OF THE PROPERTY AS SHOWN HEREON. SURVEYOR'S CERTIFICATE I DO HEREBY CERTIFY THAT THE URBAN SURVEY SHOWN HEREON WAS PERFORMED UNDER MY DIRECTION USING APPROPRIATE G.P.S. METHODS FOR MEASURING RECOVERED MONUMENTS AND EABLISHING SURVEY CONTROL AND/OR BY THE METHOD OF RANDOM TRAVERSE. CONVENTIONAL METHODS OF REDUNDANCY WERE EMPLOYED TO ENSURE THE QUALITY OF THE GPS DATA. THE UNADJUED MATHEMATICAL ERROR OF CLOSURE OF THE TRAVERSE AND THE THEORETICAL UNCERTAINTY OF THE CORNERS EABLISHED EXCEED THE SPECIFIED TOLERANCES SET FORTH BY THE COMMONWEALTH OF KENTUCKY, ANDARDS OF PRACTICE FOR PROFESSIONAL LAND SURVEYORS FOR A SURVEY OF THIS CLASS IN 201 KAR 18:150. THE BEARINGS AND DIANCES SHOWN HEREON HAVE NOT BEEN ADJUED FOR CLOSURE AND ARE BASED ON GRID NORTH AS EABLISHED BY KY ATE PLANE COORDINATES (SOUTH ZONE 1602, GEOID 12), TAKEN FROM ATIC GPS OBSERVATION. DATE JEFF ARNOLD PLS 2934 PROJECT/CLIENT: DRAWN BY: J. HOGUE CHECKED BY: B. HEER PREPARED BY: REZONING EXHIBIT OF THE T.C. HOLMES ENTERPRISES, LLC PROPERTY T.C. HOLMES ENTERPRISES, LLC 1124 MAGNOLIA REET BOWLING GREEN, KY DATE: PROJECT NUMBER: SCALE: 1" = 30' ARNOLD CONSULTING ENGINEERING SERVICES, INC. P.O. BOX 1338 BOWLING GREEN, KY PHONE (270)

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10 FLUM & Z-BG Page 10 of 13 CHENUT EA 12TH AVENUE EA 11TH AVENUE Moderate Density HIGH PARK Moderate Density Mixed Use - R Mixed Use - R Moderate Density Commercial Commercial Commercial Mixed Use - R Mixed Use - R Governmental EA 13TH AVENUE INDIANOLA Rural Village Agriculture Rural Density Residential Low Density Residential KENTON BROADWAY AVE High Density Residential Mixed Use / Residential Mixed Use / Commercial Commercial FUTURE LAND USE FLUM Z - BG Institutional / Governmental Open Space, Parks & Recreation Cemetery Road Overlay Mixed Use - R Lovers Lane Overlay Moderate Density Residential Industrial

11 FLUM & Z-BG Page 11 of 13 OP-R BE CHENUT PARK EA 12TH AVENUE EA 11TH AVENUE HIGH BE RM-2 LI RM-2 INDIANOLA EA 13TH AVENUE AG CB F KENTON Z - BG LI BE HI OP-C R-E RR RS-1D LI BE LI OP-R RM-2 RS-1A MHP P RS-1B Feet BROADWAY AVE EXIING ZONING FLUM HB NB PUD RS-1C

12 FLUM & Z-BG Page 12 of 13 T 11 EA H T 12 EA N E CH T U U EN AV H E U EN AV E GH HI K R PA NU VE HA E T AGRICULTURAL TO KEN COMMERCIAL T N S INDURIAL PUBLIC 100 EXIING LAND USE FLUM Z - BG VE AY A ADW BRO T 13 EA N IA D IN AS L O PUBLIC-INITUTIONAL MULTI-FAMILY RESIDENTIAL SINGLE-FAMILY RESIDENTIAL 0 VACANT Feet

13 FLUM & Z-BG Page 13 of 13 PARK PARK EA EA 12TH 12TH AVENUE AVENUE AERIAL FLUM Z - BG HIGH HIGH Feet