Planning Commission AGENDA. Monday November 26, :30 p.m. HOWARD L. BROWN PUBLIC SAFETY BUILDING 1100 SW SMITH STREET. City of Blue Springs

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1 Planning Commission AGENDA Monday November 26, :30 p.m. HOWARD L. BROWN PUBLIC SAFETY BUILDING 1100 SW SMITH STREET City of Blue Springs

2 PROCEDURE FOR PUBLIC HEARING TESTIMONY If you will require special accommodations to allow your participation in this meeting, please call (voice) or (TDD) 1. The Chairman will open the public hearing and call for exhibits from the City Attorney. 2. Staff comments 3. Applicant will make a presentation (See time limits on next page) 4. Witnesses in favor of the petition will be called to speak. (See time limits on next page) If you wish to testify, please raise your hand to be recognized. When you are called upon by the Chairman, please come forward to the microphone at the podium to be sworn in by the Public Stenographer. State your name and your address clearly, and make your comments to the Commission. Please refrain from repeating points made by others. 5. Witnesses opposed to the petition will be called to speak. (See time limits on next page) If you wish to testify, please raise your hand to be recognized. When you are called upon by the Chairman, please come forward to the microphone at the podium to be sworn in by the Public Stenographer. State your name and your address clearly, and make your comments to the Commission. Please refrain from repeating points made by others. 6. Questions and General Discussion 7. The Chairman will close the public hearing, and the Commission will consider the facts and approve or deny the request. A recommendation will be forwarded to the City Council for their review and action.

3 City of Blue Springs PLANNING COMMISSION MEETING MANAGEMENT CRITERIA Introduction Open Public Hearing - Introduce Items Call for Exhibits Staff Presentation No more than 10 minutes Questions from Commission No time limit Applicant (petitioner) presentation No more than 15 minutes Questions from Commission No time limit Proponents each No more than 5 minutes (No Redundancy) Questions from Commission No time limit Opponents (if using a spokesperson) No more than 15 minutes Questions from the Commission No time limit Opponents (each) No more than 5 minutes (No Redundancy) Questions from Commission No time limit Commission discussion Close Public Hearing New items will not be started after 10:00 p.m. unless decided by the Planning Commission. Special Meetings will be called when necessary with the recommendation of Staff and the Chairperson. ###

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5 Howard L. Brown Public Safety Building 1100 SW Smith Street PLANNING COMMISSION MEETING AGENDA Monday, November 26, :30 p.m. Planning Commissioners please call if unable to attend 1 CALL TO ORDER PLEDGE OF ALLEGIANCE - CONSENT AGENDA (All items under Consent Agenda are considered to be routine by the Planning Commission and will be enacted by one motion. There will be no separate discussion of these items. If discussion is desired, that item will be removed from the Consent Agenda and considered separately.) a) MINUTES November 13, PUBLIC HEARING / REZONING / RZ / 3305 SW Westbound U.S. 40 Hwy. Exhibits: 1. Staff Report with attachments 2. Affidavit of Publication in The Examiner on November 10, Application with attachments ft. Notification Map 5. Names/addresses of property owners within 185 ft. of site 6. Copy of letter sent to said property owners 7. Title IV, Land Use Section Blue Springs Code of Ordinances (by reference) Comprehensive Plan (by reference) 3 OTHER BUSINESS The next scheduled meeting is Monday, December 10, ADJOURN If special accommodations are required for citizen participation in this meeting, PLEASE CALL (VOICE) OR (TDD) Agenda posted at the following locations: Howard L. Brown Public Safety Building, 1100 SW Smith Street Municipal Annex Building, 1304 W Main Street City s website November 20, 2018 Karen Findora, Administrative Assistant Community Development 11/26/2018 Page 1 of 1 kf

6 City of Blue Springs 903 Main Blue Springs, Missouri Planning Commission MINUTES Tuesday, November 13, 2018 A regular meeting of the Planning Commission of the City of Blue Springs was held in the Howard L. Brown Public Safety Building located at 1100 SW Smith Street on Tuesday, November 13, 2018 with the following members, guests and staff in attendance: ATTENDANCE LaKeisha Veal Byron Craddolph Chad Sanderson Scott Casey Lynn Banks, Chairman Travis Graham Jackie Fairbanks Mitchell Peil Joe Haney Thomas Cole, Director, Community & Economic Development Mike Mallon, Assistant Director, Community & Economic Development Nathan Jurey, Associate Planner Tom Degenhardt, City Engineer Jackie Sommer, City Attorney Susan Culpepper, Councilman District 3 (Mayor Pro-Tem) Karen Findora, Planning Commission Liaison ABSENT CALL TO ORDER MISSOURI HOUSE OF REPRESENTATIVES RESOLUTION PRESENTED TO JOE HANEY Planning Commissioner Ken Billups Jr. Planning Commissioner Byron Craddolph Planning Commissioner Susan Stokenbury Chairman Lynn Banks called the meeting to order at 6:30 p.m. with a request that everyone stand for the Pledge of Allegiance. State Representative Jeanie Lauer, presented Planning Commissioner Joe Haney with a Resolution from the Missouri House of Representatives recognizing his recent Honor Flight to Washington DC on October 17, 2018, as well as his years of service in the United States Army from Also, on behalf of the Vietnam Veterans of America Chapter 317, Mr. Doc. Golden presented Mr. Haney with the 40-year anniversary commemorative coin for his years of service. P.C. Minutes Page 1 of 6 kf

7 CONSENT AGENDA APPROVAL AGENDA ITEM 2 SITE PLAN/DESIGN REVIEW / SPDR / Tidal Wave Auto Spa / 727 SW Westbound U.S. 40 Highway (Related to Agenda Items 3 & 4) Chairman Banks requested action on the Consent Agenda with a motion by Commissioner Mitchell Peil, a second from Commissioner Travis Graham, and a unanimous vote, the Minutes of October 22, 2018, were approved as submitted. Nathan Jurey, Associate Planner, stated that before the Planning Commission is a request from Thomas Wells, TW Macon, LLC on behalf of the property owner QuikTrip Corporation, requesting approval of a Site Plan/Design Review application for Tidal Wave Auto Spa as well as the Preliminary and Final Plat for TW Blue Springs Car Wash First Plat. The proposal is to develop a 3,425 +\- square foot automatic car wash building with 33 self-service vacuum stalls. The proposal is to demolish the two existing buildings, construct a new P.C. Minutes Page 2 of 6 kf

8 & AGENDA ITEM 3 PRELIMINARY PLAT / PP / Tidal Wave Auto Spa / 727 SW Westbound U.S. 40 Highway (Related to Agenda Items 2 & 4) automatic car wash building and vacuum stall canopies on Lot 1, install a detention basin on Tract A, and leave Lot 2 open to future development. & AGENDA ITEM 4 FINAL PLAT / PF / Tidal Wave Auto Spa / 727 SW Westbound U.S. 40 Highway (Related to Agenda Items 2 & 3) QUESTIONS APPLICANT None. Jay O Dell, BHC Rhodes 7101 College Blvd. Overland Park, KS Mr. O Dell stated that they agree with all of staff comments and thanked staff for their work with the applicant. QUESTIONS Commissioner Peil asked how much traffic they expect through the carwash during the day. Mr. O Dell stated that typically there are 60 cars at the peak hour. Mr. O Dell stated, on most days that is not the number they see, but that is what they have been designed for. The applicant has been working closely with MoDOT so that they have adequate stacking for the use. Commissioner Peil asked if the applicant foresees any problems with the shared ingress, egress that is shared with QuikTrip. Mr. O Dell stated, that is part of the traffic study that is put in place, and both parties didn t see that as an issue. MOTION AGENDA ITEM 2 SITE PLAN/DESIGN REVIEW / SPDR / Tidal Wave Auto Spa / 727 SW Westbound U.S. 40 Highway (Related to Agenda Items 3 & 4) SECOND Commissioner Mitchell Peil moved to approve the Site Plan/Design Review / SPDR / Tidal Wave Auto Spa with three (3) staff conditions. Seconded by Commissioner Jackie Fairbanks. VOTE LaKeisha Veal Aye Chad Sanderson Aye Susan Stokenbury Absent Travis Graham Aye Jackie Fairbanks Aye Mitchell Peil - Aye Byron Craddolph Absent Scott Casey Aye P.C. Minutes Page 3 of 6 kf

9 Ken Billups Jr., Vice Chairman - Absent Lynn Banks, Chairman Aye (APPROVED 8-Aye, 0-No) Joe Haney - Aye STAFF CONDITIONS MOTION AGENDA ITEM 3 PRELIMINARY PLAT / PP / Tidal Wave Auto Spa / 727 SW Westbound U.S. 40 Highway (Related to Agenda Items 2 & 4) SECOND 1. Approval by the Planning Commission based on the representations of any drawings presented as part of this application does not waive any requirements or development standard contained in the UDC. 2. Prior to building permit issuance, the following must occur: a. Final Plat and required documentation shall be recorded with Jackson County and returned to the City of Blue Springs. b. The existing sanitary sewer easement must be relocated as required by the City Engineer. 3. Prior to occupancy, the following shall occur: a. The access drive and street improvements shall be installed as required by MoDOT. b. The stormwater improvements shall be installed as required by the City Engineer and a sealed letter by a Registered Professional Engineer in the State of Missouri stating the stormwater detention basin was constructed in accordance with the approved plans and functions as designed. c. The sanitary sewer improvements shall be installed as required by the City Engineer. d. As-built drawings and 2-year maintenance bonds on public infrastructure shall be submitted. Commissioner Mitchell Peil moved to approve the Preliminary Plat / PP / Tidal Wave Auto Spa with four (4) staff conditions. Seconded by Commissioner Jackie Fairbanks. VOTE LaKeisha Veal Aye Chad Sanderson Aye Susan Stokenbury Absent Travis Graham Aye Ken Billups Jr., Vice Chairman - Absent Lynn Banks, Chairman Aye (APPROVED 8-Aye, 0-No) Jackie Fairbanks Aye Mitchell Peil - Aye Byron Craddolph Absent Scott Casey Aye Joe Haney - Aye STAFF CONDITIONS 1. Approval based on the representations of any drawings presented as part of this application does not waive any requirement or development standard contained in the UDC. 2. Prior to release of the Final Plat for recording, the following shall occur: a. Approval of the Stormwater Report by the City Engineer. 3. Prior to Building Permit issuance, the following shall occur: P.C. Minutes Page 4 of 6 kf

10 a. The Final Plat with the required documentation shall be recorded with Jackson County and returned to the City of Blue Springs. b. The existing sanitary sewer easement must be relocated as approved by the City Engineer. 4. Prior to Occupancy, the following shall occur: a. The access drive and street improvements shall be installed as required by MoDOT. b. The stormwater improvements shall be installed as required by the City Engineer and a sealed letter by a Registered Professional Engineer in the State of Missouri stating the stormwater detention basin was constructed in accordance with the approved plans and functions as designed. c. The sanitary sewer improvements shall be installed as required by the City Engineer. d. As-built drawings and 2-year maintenance bonds on public infrastructure shall be submitted as required by the City Engineer. MOTION AGENDA ITEM 4 FINAL PLAT / PF / Tidal Wave Auto Spa / 727 SW Westbound U.S. 40 Highway (Related to Agenda Items 2 & 3) SECOND Commissioner Mitchell Peil recommended the approval of the Final Plat / PF / Tidal Wave Auto Spa with four (4) staff conditions. Seconded by Commissioner Jackie Fairbanks. VOTE LaKeisha Veal Aye Chad Sanderson Aye Susan Stokenbury Absent Travis Graham Aye Ken Billups Jr., Vice Chairman - Absent Lynn Banks, Chairman Aye (APPROVED 8-Aye, 0-No) Jackie Fairbanks Aye Mitchell Peil - Aye Byron Craddolph Absent Scott Casey Aye Joe Haney - Aye STAFF CONDITIONS 1. Approval based on the representations of any drawings presented as part of this application does not waive any requirement or development standard contained in the UDC. 2. Prior to release of the Final Plat for recording, the following shall occur: a. Approval of the Stormwater Report by the City Engineer. 3. Prior to Building Permit issuance, the following shall occur: a. The Final Plat with the required documentation shall be recorded with Jackson County and returned to the City of Blue Springs. b. The existing sanitary sewer easement must be relocated as approved by the City Engineer. 4. Prior to Occupancy, the following shall occur: a. The access drive and street improvements shall be installed as required by MoDOT. P.C. Minutes Page 5 of 6 kf

11 b. The stormwater improvements shall be installed as required by the City Engineer and a sealed letter by a Registered Professional Engineer in the State of Missouri stating the stormwater detention basin was constructed in accordance with the approved plans and functions as designed. c. The sanitary sewer improvements shall be installed as required by the City Engineer. d. As-built drawings and 2-year maintenance bonds on public infrastructure shall be submitted as required by the City Engineer. AGENDA ITEM 5 ELECTION OF OFFICER / Board of Adjustment Liaison SECOND Commissioner Mitchell Peil nominated Commissioner LaKeisha Veal as the Board of Adjustment Liaison. Seconded by Commissioner Travis Graham. VOTE LaKeisha Veal Aye Chad Sanderson Aye Susan Stokenbury Absent Travis Graham Aye Ken Billups Jr., Vice Chairman - Absent Lynn Banks, Chairman Aye (APPROVED 8-Aye, 0-No) Jackie Fairbanks Aye Mitchell Peil - Aye Byron Craddolph Absent Scott Casey Aye Joe Haney - Aye OTHER BUSINESS The next scheduled meeting is Monday, November 26, Chairman Banks announced that the Public Safety Citizen Advisory Board will host Police Chief Bob Muenz as he delivers his State of the Police Department address and Public Forum on Tuesday, November 27 th at the Howard L. Brown Public Safety Building at 6:30 p.m. MEETING ADJOURN MEDIA LINK With no further discussion, a motion was made by Commissioner Mitchell Peil to adjourn at 7:01p.m. Seconded by Commissioner Jackie Fairbanks, Respectfully Submitted by Karen Findora, Recording Secretary Lynn Banks, Chairman Date P.C. Minutes Page 6 of 6 kf

12 PLANNING COMMISSION STAFF REPORT Meeting Date: November 26, 2018 Agenda Item: 2 Case File Number: RZ Project Name: Type of Application: Request: 3305 SW Westbound 40 Highway Rezoning Rezone from GB (General Business) to MF-14 (Moderate Density Multi-Family) Applicant: Property Owner: Engineer: Architect: Surveyor: Landscape Architect: Attorney: Location (Address): General Location: Area: Lots: Existing Zoning: Proposed Zoning: Existing Land Use: Proposed Land Use: Comprehensive Plan Designation: Jason & Cindy Kniffen Jason & Cindy Kniffen N/A N/A N/A N/A N/A 3305 SW Westbound U.S. 40 Highway North of Westbound U.S. 40 Hwy., approx. 635-ft. west of SW Woods Chapel Road /- acres N/A GB (General Business) MF-14 (Moderate Density Multi-Family) Single-Family Residential Single-Family Residential Corridor Reinvestment / Mixed Use-General Attachments: Site Location Maps Survey of Rezoning Area Application Planning Commission: November 26, 2018 City Council: December 3, 2018 Planner: Matt Wright, Senior Planner Page 1 of 6

13 Project: 3305 SW 40 Hwy. Case: RZ BACKGROUND INFORMATION/SUMMARY: The applicants and owners, Jason and Cindy Kniffen, are requesting to rezone /- acres from GB (General Business) to MF-14 (Moderate Density Multi-Family) for property addressed as 3305 SW 40 Highway. The existing single-family house was constructed in 1965 in unincorporated Jackson County and was zoned AG (County Agriculture). The subject property was most recently rezoned to GB (General Business) in 2007 to serve as a future office and/or retail use that would support the proposed fourplex development to the north and west of the property. The remaining /- acres of property owned by the applicants is zoned MF-14. The request is to match the existing MF-14 to bring the existing single-family use in compliance with the zoning code. PREVIOUS ACTIONS/APPROVALS: The subject property was annexed into the City on December 20, 2004 (Ordinance No. 3848). On December 13, 2004, the Planning Commission approved a Comprehensive Plan Map Amendment (CPA-M ) to change the future land use designation for the subject property from Low Density Residential to Warehousing/Assembly. On December 13, 2004, the Planning Commission approved a Preliminary Plat for Barrington Plaza. The Preliminary Plat expired prior to commencement of any development. On December 13, 2004, the Planning Commission recommended approval of a Rezoning (R ) to rezone the subject property from AG (County Agriculture) to LI (Light Industrial). The City Council approved the Rezoning on December 20, 2004 (Ordinance No. 3849). On December 13, 2004, the Planning Commission recommended approval of a PUD Concept Plan (PUD ) for Iron Creek Second Plat PUD, with the intent on converting the existing single-family house to office in the future. The City Council approved the PUD Concept Plan on December 20, 2004 (Ordinance No. 3850). The PUD Concept Plan expired prior to commencement of any development. On March 26, 2007, the Planning Commission approved a Comprehensive Plan Map Amendment (CPA-M ) to change the future land use designation for the subject property from Warehousing/Assembly to General Commercial. On March 26, 2007, the Planning Commission approved a Preliminary Plat for Barrington Ridge PUD. The Preliminary Plat expired prior to commencement of any development. On March 26, 2007, the Planning Commission recommended approval of a Rezoning (R ) to rezone the subject property from LI (Light Industrial) to GB (General Business). The City Council approved the Rezoning on April 2, 2007 (Ordinance No. 4058). On March 26, 2007, the Planning Commission recommended approval of a PUD Concept Plan (PUD ) for Barrington Ridge PUD, with the intent on converting the existing single-family house to office/retail in the future. The City Council approved the PUD Concept Plan on April 2, 2007 (Ordinance No. 4059). The PUD Concept Plan expired prior to commencement of any development. FUTURE APPLICATIONS/REVIEWS ANTICIPATED OR REQUIRED: No additional applications or reviews are anticipated or required at this time. Page 2 of 6

14 Project: 3305 SW 40 Hwy. Case: RZ ABUTTING ZONING AND LAND USES: Direction Current Zoning Surrounding Land Uses North: MF-14 (Moderate Density Multi-Family) Undeveloped South: Right-of-Way SW Westbound 40 Hwy. (Arterial) East: Unincorporated Jackson Co. ( AG ) Single-Family Residential West: MF-14 (Moderate Density Multi-Family) Undeveloped RECOMMENDATION: Staff recommends approval of this Rezoning request. REZONING APPLICATIONS Zoning and Land Use: Zoning Land Use Existing GB (General Business) Single-Family Residential Proposed MF-14 (Moderate Density Multi- Family) Single-Family Residential The table below highlights some commonly permitted land uses in the MF-14 zoning district from UDC Table (Use Table): Key: = Permitted use / general standards = Limited use / specific standards or planned districts = Conditional use / discretionary review Residential Uses RE SF-12 SF-7 Residential Zoning Districts Detached Housing Semi-attached Housing Attached Housing Multi-family Housing Accessory Dwelling Mobile Home Park / Micro-home Park Assisted Living - General Assisted Living - Convalescent Care Group Home - Limited Group Home - General TF MF-10 MF-14 MF-18 N-L N-O Comprehensive Plan: According to the 2014 Comprehensive Plan, the Future Land Use Policy Map reflects planned future land uses at the most generalized and city-wide scale. The intent of the Future Land Use Policy Map is not to predetermine land uses or zoning Page 3 of 6

15 Project: 3305 SW 40 Hwy. Case: RZ on a specific parcel or at specific locations. Together with other elements of the Comprehensive Plan, the Future Land Use Policy Map should be used to guide the relationships and physical improvements needed to create the types of places that are part of Blue Springs long-range vision. The Future Land Use Policy Map designates this property as Corridor Reinvestment area. Corridor Reinvestment areas are along primary corridors in Blue Springs, outside of Neighborhood Centers, Business Hubs, or Distinct Destinations that require strategic investments to improve both the immediate area as well as the relationship to other potential places elsewhere in the corridors. Priority land uses in these areas include employment or residential uses that can support the other places, or commercial uses that require format, location, or access needs that are not compatible with more compact or mixed-use places. According to the 2014 Comprehensive Plan, Specific Plans are detailed, areaspecific perspectives of the patterns and coordination of the built and natural environment, and how these details contribute to unique places in Blue Springs. These plans offer a more refined and location-specific application of the Policies, Goals, and Targets of the General Plan to a particular context. The C1 Area s Specific Plan designates this property as a Mixed-Use - General area. Mixed-Use - General is defined as A mix of retail, service and entertainment, institutional and employment uses, primarily located around the periphery of Neighborhood Centers or Distinct Destinations to support the core areas of those Place Types. These areas may include residential uses in formats that support the principal commercial nature of the area. Zoning: The intent of the MF-14 zoning district is defined in Section , as follows: REVIEW CRITERIA: The MF-14, Moderate Density Multi-Family District accommodates moderate density multi-family development. This district can integrate different housing options as part of the overall neighborhood development patterns identified in the Comprehensive Plan. Application of this district should include appropriate transitions to complimentary zoning districts that provide neighborhood services and amenities. Section references the land uses and building types permitted in the MF- 14 district (see previous Tables). Additionally, Section defines specific performance and design standards. In reviewing any application for an amendment to the Official Zoning Map (zoning change), the Planning Commission and City Council shall review the proposed amendment considering the Comprehensive Plan, the general requirements of the Unified Development Code, and the following considerations: Page 4 of 6

16 Project: 3305 SW 40 Hwy. Case: RZ The application is in accordance with the Comprehensive Plan and any official plan of program developed under the guidance of the Comprehensive Plan, and in particular the relationship of land uses within the proposed district and the relationship with uses existing or anticipated in surrounding districts. STAFF RESPONSE: The Future Land Use Policy Map designates this property as both Corridor Reinvestment and Mixed-Use General. Corridor Reinvestment areas are along primary corridors outside of Neighborhood Centers and are generally reserved for development types that are not compatible with more compact or mixed-use places. Mixed-Use General areas can include residential uses, generally in a higher-density, mixed-use format. The proposed zoning will allow the existing single-family residence to remain until it is redeveloped in the future, which is most likely to be part of a larger development to the north and west that is already zoned MF-14. The proposed rezoning would also remove a small island of GB zoning that would be challenging to redevelop as commercial due to size and access restrictions. 2. The application furthers the intent of the proposed zoning district and supports that of any abutting zoning districts. STAFF RESPONSE: Although the requested MF-14 zoning is primarily utilized for multi-family development, it brings an existing non-conforming use back into conformance with current zoning. The requesting zoning also matches adjacent zoning districts, which will make it easier to redevelop as part of a larger development in the future. 3. The precedents that might result from approval or denial of the application, and the possible effects of such precedents on the character of the area, and in particular the building form, site design, and other development patterns and urban design aspects that accompany precedents for the proposed district. STAFF RESPONSE: The requested MF-14 zoning district is not out of character for the area. The purpose of the request is to bring an existing nonconforming use into conformance with the current Unified Development Code. 4. Compliance of any proposed development with the requirements of the UDC. STAFF RESPONSE: The subject property is not platted but has the ability to meet the requirements of the UDC as a single-family house building type. 5. The ability of the City or other government agencies to provide any services, facilities or programs that might be required if the application were approved. STAFF RESPONSE: The requested rezoning covers /- which is not expected to create a significant increase in demand for services, facilities, or other programs. 6. The effect of approval on the condition or value of property in the City or in the vicinity, including the likelihood of surrounding areas to be developed in accordance with the Comprehensive Plan. STAFF RESPONSE: Staff believes approval of this rezoning will not reduce property values of adjacent properties or the ability to be developed in accordance with the Comprehensive Plan. 7. The requested zoning change is justified by a change in conditions since the existing zoning was designated or by an error in the current designation. Page 5 of 6

17 Project: 3305 SW 40 Hwy. Case: RZ STAFF RESPONSE: The property was rezoned to GB in conjunction with a previously approved (now expired) Concept Plan for a townhouse development. The subject property was proposed to be used as office and/or retail that would support the townhouse development. The applicant would like to continue to use the existing single-family house as a residence. 8. The consistency of the application with other adopted policies of the City. STAFF RESPONSE: Staff believes this proposal is consistent with other adopted City policies. 9. The recommendations of professional staff. STAFF RESPONSE: Staff recommends approval of this rezoning proposal. STAFF RECOMMENDATION: Staff recommends approval of this Rezoning request. Page 6 of 6

18 SW 40th St County rgreen St F-7 ckory Ln SW Briarwood Oaks Dr SW Briarwood Oaks Ct ounty SF-7 SW Jackson St NB SW Woods Chapel Rd SO RE SW 37th Street Ter SW McDanial Ave TF GB SW 37th St SW Kimstin Cir SW 37th St LI SF-7 SW 36th Street Ter SW Kimstin Ct SW Pinebrook Village Ct MF-14 SW Burris Rd Jackson County SW Shadow Glen Dr MF-14/PR-O SW Shadow Glen Ct MF-14 GB SITE GB Jackson County AG RE MF-14/PR-O SW Iron Creek Dr Jackson County LI NB 40 Jackson County GB Jackson County SW Woods Chapel Rd LI SW Woods Chapel Ct MF-14/ R-O SW Winport Dr SW 31st Ct SW McDaniels St SW Eugene Ct SW Jackson St LI GB SF-12 General Zoning District SW Canterbury Rd RE SF-12 SF-7 TF SW Moore St MF-10 MF-14 MF-18 MF-20 NB SO PLOS GB CB RC SW 30th St LI SW Walnut St SW Moore Pl SW Shadow Brook Dr LI HI LI COUNTY AG RE-C GB-C LI-C HI-C SW 30th Ct Downtown Zoning District SF-7 SF-7 SW 29th St CS T3 T4 T5 Overlay Districts ADP-O H-O PR-O R-O Conservation District PUD Concept Plan GB 40 GB SW 28th St SW Oxford Dr Planned Development LI RZ SW WESTBOUND US 40 HWY ± SITE LOCATION MAP ,200 Feet

19 Jackson County SW 37th Street Ter SW 37th St SW 37th St SW 36th Street Ter SW Pinebrook Village Ct SW Shadow Glen Dr SW Shadow Glen Ct SW Iron Creek Dr Jackson County Jackson County SITE SW Woods Chapel Rd SW Shadow Brook SW 31st Ct SW McDaniels St SW Eugene Ct SW Jackson St SW 30th Ct SW 30th St Jackson County SW Kimstin Cir SW Kimstin Ct SW Burris Rd Jackson County RZ SW WESTBOUND US 40 HWY SITE LOCATION AERIAL MAP ± Feet

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