Loading...
HomeMy WebLinkAbout07-22-1993 Public Hearing and Regular Meeting ZBOA MINUTES ZONING BOARD OF ADJUSTMENT JULY 22, 1993 Members Present: Chairman Deborah Bernay, Board Members Sidney Grant, Willie Walker, Alternate Board Members James Zoller, Ruben Salinas Members Absent: Charles Christensen, Bob Capen City Staff Present: City Inspector Mark Lewis, Assistant City Attorney John Armstrong, Inspection Secretary Jasmine Ardion 1. CALL TO ORDER Meeting was called to order by Chairman Bernay at 7:01 PM. II. APPROVE MINUTES OF THE JULY 1, 1993, ZONING BOARD OF ADJUSTMENT MEETING With no additions or corrections to the minutes needed, Chairman Bernay declared the minutes approved as presented. III. CONSIDER V AR.lAl~CE REQUEST #V93-001. V AR.lAl~CE HAS BEEN REQUESTED FOR THE PURPOSE OF REDUCING THE REQUIRED FRONT YARD SETBACK OF THE FOLLOWING LOTS FROM 25 FEET TO 20 FEET. LOTS 20; 21; 22; 23; 24; 46; 47; 48; 49; 50 OUT OF BLOCK 8; GLEN MEADOWS, SECTION V. NOTE: There was a problem with the tape during recording, therefore some comments that may have been made regarding this item are unavailable. Mark Lewis presented the staff report recommending that the Board grant V93-00 1. A. PROPONENTS Chairman Bernay swore in John Garner, of Municipal Engineering, who spoke in favor of the request. Page 2 of 4 Zoning Board of Adjustment Minutes of July 22, 1993 B. OPPONENTS There were none. A motion was made by Sidney Grant to grant approval of #V93-001. The motion was seconded by James Zoller. All were in favor and the motion passed. IV. CONSIDER SPECIAL EXCEPTION REQUEST #SE93-005. SPECIAL EXCEPTION IS REQUESTED TO ALLOW EXPANSION OF A BUILDING AND ACCESSORY FACILITIES OCCUPIED BY A NONCONFORMING USE. THE PROPERTY IN QUESTION IS LOCATED AT 3900 UNDERWOOD ROAD WHICH IS FURTHER DESCRIBED AS TRACTS 698B; 699B; AND 815 OUT OF THE LA PORTE OUTLOTS. PROPERTY ZONING IS R-1, LOW DENSITY RESIDENTIAL. Mark Lewis briefed the Board regarding this request. He stated that 15 notices of the exception request were mailed to surrounding property owners. One (1) reply was received in favor of the request, no notices were returned in opposition. One (1) reply in opposition was delivered at the meeting. Michael A Fisco, on behalf of Mary D. Fisco (property owner), has requested a special exception regarding the property located at 3900 Underwood Road. The exception would allow the expansion of a building occupied by a nonconforming use, installation of a storm drainage system and improvement of parking facilities. The tract of land is occupied by AAA Flexible Pipe Cleaning Company. The business has been classified as a nonconforming use since the 1983 Collegeview MUD annexation. The applicants are wanting to enlarge their existing office building by approximately 1046 square feet. Among the improvements to the property that were mentioned, only the building expansion requires a special exception. A building permit cannot be issued until a special exception has been requested and granted. The existing parking shown on the site plan is adequate to meet the needs of both the existing facility and proposed additions. Currently the parking area is oyster shell and gravel. This type of surface does not comply with Zoning Page 3 of 4 Zoning Board of Adjustment Minutes of July 22, 1993 Ordinance requirements for dust free parking and storage areas. Resurfacing this area will bring it into compliance with City ordinance. The storm drainage system should help improve the parking area. The landscape improvements will satisfy the Zoning Ordinance's requirement that nonresidential parking lots be screened from abutting residential zones. Staff feels that all the mentioned improvements will have a favorable impact on the value and use of this property and adjoining properties and recommends granting SE93-005 with the following conditions: This special exception shall allow construction of a building addition to be located at 3900 Underwood Road. The size and location of the building shall be as illustrated on the certified site plan prepared by H. Carlos Smith, Engineers and Surveyors, Inc., identified as job number 2820-93 and dated June, 1993. This special exception is contingent on construction of the parking lot and landscaping improvements illustrated on site plan #2820-93. A permit for construction of these improvements must be obtained either prior to or at the time of issuance of a building permit for construction of the office addition. A. PROPONENTS Michael Fisco was sworn in by Chairman Bernay. During discussion, Mr. Fisco stated his business has grown resulting in a need for extra office space. Mr. Grant asked if he ever cleaned pipe with toxic material. Mr. Fisco stated they mostly clean sanitary sewer for cities and municipal districts. They also perform work within refineries. There are no cleaning facilities on site. Mr. Pisco asked that the Commission grant approval of the request. B. OPPONENTS Carol Durr was sworn in by Chairman Bernay. She stated she opposed this request because the expansion of the business has created additional noise in her neighborhood. Several of her neighbors have their homes for sale. Page 4 of 4 Zoning Board of Adjustment Minutes of July 22, 1993 A motion was made by Sidney Grant to approve SE93-005 based on the conditions set forth by staff. The motion was seconded by Ruben Salinas. All were in favor and the motion passed. v. STAFF REPORTS There were none. VI. ADJOURN Chairman Bernay declared the meeting duly adjourned at 7:30 PM. Respectfully Submitted, Pe&:,oy Lee, Planning Secretary Minutes approved on the 2nd day of September ,1993. Deborah Bernay, Chairperson Board of Adjustment SPECIAL EXCEPTION REQUEST #SE93-006 C I 'l' Y 0 F LA? 0 R T E J:~(11 i(:; if:: I?1~}1E;~D \. OFF I ~~_._1.L:?J_._OJi1J : 1'7\7'~ "'07:"'\ .t..:,/"::,,,,,~ ;,~ ~ l' ~l 'fi ~-,.::l J0~)..J'::" J.\;jl~ ZONING BOARD OF ADJUSTMENT -----------------------~~:~:~:_:~~:~~:~~-~~~~=:~---------~:_~~-~~~ Application No..: j;3..::-2_~ D ate R e c e i v e d : __Q.8_:-::1? _ -: J 3 R e c e i p t No.: ____1t_Li ~.EL.._ Regardless of the Board's Decision. f_~~;.. _~J_5_q,~. 00 NOTI: This Fee is Non-Refundable - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -. - _. - _. _. -- - - - .. .- _. - - - - - Applicant: _J.::..__.~ _ ~__b1 ~~A.____._____________ t/ ' ~ame ;,-' ~ r< ) Le23lP__k.._Ly_J_!.:.'-d.r:j.... fA; { '. PC) -LJ 6 -< 2 0'2- Address PH: 7/3 :... J.7L:4-']22 I am the owner of the herein described property. I have authorized ____________________._____...___u_____. to act on my behalf in this matter. OIAner* : _5.11_t:0:._.e_. _ _'_'_' __ ____._._. --- - - -. - --- ----- ---.-.---- Name PH: Address 13_1~___~ ?J' L -t $ (V) Site Plan ( ) Minor Development Site Plan ( ) Major Development Site Plan ( ) General Plan a Special Exception to Sect. of the City No. 1501. I am requesting this Special Exception for at .3.2J.L_J)/a -3..tj!;j-'<j.L:~_____.______.___...:_ . Add;-ess , ~ I Legal Description II -t-1...~;' fR4-- /t ~.L _L""l- ~l'? ____._.___._._____._______.___.__________ .,.. .... . J.. 8m request...lng Zoning Ordinance property located ---....-.-,-.-.-.-....-... - - -'-'--- - - - - _.- - - - - - -~-,,,,,,-,.,,---""-'-'---'-'-'- -"-.----.---.---------------- A Site Plan of the property is attached. Also, I have listed the information requested below on the following pages of this form. a) All facts concerning the matter that has led up to this request. b) The type of relief I am seeking (setbacks, lot coverage, etc.). c) The grounds upon which I am making this request. """ to act * If applicant is NOT the owner, he must on the Owner1s behalf. g-}'1-q-3 Date (y nature ------------------------.----------------------------------------------- OFFICE USE ONLY Site Plan and Authorization (if applicable) attached? Yes (~ No ( ) Date tr-ansmi tted to the Board of Adjustments: ~ 7e"J __._.___ Meeting Date: ~~/_1?..__ Applicant Notified of Date: _._-"/5'_-F.._____ Boardls Decision: Approved ) Denied ( Notice of Board Decision mailed to Applicant/Owner: PAGE 2 A Special Exception is a deviation from the requirements of the Zoning Ordinance. Before they grant a special exception, The Board of Adjustments must determine that the exception is not contrary to the best public interest and will not adversely affect the value or use of adjoining property. Special exceptions may be granted for the following items only: (1) The reconstruction of or addition to a building occupied by a non-conforming use. Additions cannot extend past the lot occupied by the original structure or use. The reconstruction or use cannot prevent the property from returning to a conforming use. ( 2 ) Deviation of yard requirements under the following cumstances: Ci",_ -. (3) Exceptions to front yard requirements if front yard setbacks are not met on abutting pieces of property. (b) Exception to rear yard setbacks if any four (4) lots within a block do not meet setback requirements. (c) Exceptions to yard requirements on corner lots. (d) Exceptions to front yard requirements if existing front yard setbacks cn a block are not uniform. (3) Waiving or reduction of off street parking and loading requirements if the Board feels they are unnecessary for the proposed use of a building or piece of property. Please remember it is the Applicant1s responsiblity to prove that a Special Exception will meet the above conditions. If there is not adequate room on the remcd.nder of this form to list all pertinent information, please feel free to attach an additional letter or any information and exhibits you feel the Board should consider. FACTS RELEVANT TO THIS MATTER: J) ?--o S .Q.. .-J-t _.,..._._~---_._----- EJdc,. /':2 i-u LJ4d/(J.r2.Q d .0,.0 j/Q.. V,4 J r / ~--- ---~.__.__._-_._-----_._.. ___\.....I._ J.... - ..-----.- ---f' __~._._.___._ - 2.;Lc;f~.._[ ..::-:9.. q..J......T0.. ~*-_:'::'_._L5_.!':..2JL.._ /flg._.__!{[ct~_._,- _...T.SL.-::.":!:5:;/:-'/2.fL9.. /~~, ~ / ; /lIlft " j) J ~.fl:v'-Hr ~_._~_~_.::}...9:-riJ -+ :i.__A Is c' ;'.Lk' TJ /c) LJ ~_ _.-l-:/J.!:L....... .. 1 ... .0 -+ .M.il ..{J~.._.:~ --I- ~_~ <Z~7-_L3_:p..Q1}~_-:L._._LK__.__......_ -) /:-J- '(l71,~ ,+ v /ij c2 {.- '-'-r--l..-C::":-. / ----- --------.----.--.-.-.---.-......-. -.----.--------_.___._._._._._ ___. _-_ _._...._._....._ - __ _..0. _._. ..._.______.___.___ -""-'-'-'-'--- -.-.---"--- - ---'- -.----- - - -..,.. ----...-.----.-------------------- PAGE :> ...J TYPE OF RELIEF BEING SOUGHT: lh +:: EfI9'---_._LCC? fJ j' e d:__..0L~1.{____9 e __l~&__i(;::-<-'.__:-, ~@~ .9 yo j)Q V'f..../ /'(~_~:J:l__~_7_4 J' -I It -:?____~x::.Z..)~f:.~.~1.LL-.___._.~!C(j__:______ / / 'r ' 'J /--'/ .-r-/' , "/ l.' I r...I- I ...( ~ jAr- -t! " -u -L __20.~l{l_ _.__--:.._0 ",7 ~ (J -f:.~:.__LQ_~___O T / .~J_._.~.__.-:.- 'I ~l."':'_]1'1-f'.__...l___ -1 ~-..L~-r /f..-=f.._ __.r'2.&J:___.__._O__ ~~_.._.. _.2~(?:L-F..f: _.-~~_ -f_.. _ _ _6/c(7-.'.-.-......-- ____ _...._ _.____._ __. --.--------.------------.-.----------..----------------.-.-.-. _. _. -.- --- __-_0._._. _. __ _. __'_' _. ___~_. _____.__.____ ___ _._" ___, _. ___'___'_,_ __ ___. _______._________ -----.-. _. ---,---.------.- - ----- -----------~---------------_._----_._--------------- --- -. ---- -----.--.---.-.--.----------------.-----.-.- -----.----------------------.--------.- THE GROUNDS FOR THE REQUEST: / r' - -1--- ;"\ ;,. / I (' ..... ( j_-i:_' _._._. (_._'J._.__._._C._j/,-_.,..._b_._v_, '.. c ___-! -f_.__.I~-J____I?-?..il-S~ / j].~ A- _ _ _ / f ---I /0 .-:J IU' . /' I~' /' """';.::..' - I' ,/ /' :- -1-;, fll".-/. d' _ !, ~ j/ 1::0 /' -.J ., J r < .f ....) IV C ./ \ . <-/ V ~ i?r A..J -----.-.-J.-.--.-.7-.-- -----'----' -.--;:'" -- ---~-7"'---------'-' --- -.-. -.---.- -'7 d'- / ,r:-; ( ! 'I ~.., L,^;;'-., (;..L I, '\ J1:.' ,,- I / ~--fd{_~~_._~T C__~_.!L_~______:-~_~7 /~\ LS._._._E.~--.:.'_-L /1 ~.:f:J_.~.,,-=: I:"" ,,-/~!::__ -p l / .0 d~;z. !/ _ -'-'-. -. -'-.7 -. -'-' ----.-- ---------.-.---------. -~. ... _. -.-. ----- - --'-'-~'-' -_.- -.-. -'---'-'---'--'-"-'---'--'-'-'-'--'-'-'-'- --- - -'.-,- ----.. - -. - .. - .'-- - -' -.- -, -----..----.---.-.----.-.---.--.-.-----.-.---- -.-----------.-- ------------.---.--------.----------.--- -. ------------. ----- -'-'-'---' -_. -- -. -'-' -. ..'-' -~-_. -- ---- - --_._- --------- ----..------.---.-- CED/1-187 Reauested For: Zoning:: Reauested Bv: Puroose of Reauest: Bac~ound: . . .:::'~:::~::::;::::::::::::::::::::}):::::::::~::::::' ,--,,:~:::::::::::::::::::::::::::::~;:::::::::::::::::::::::::::::::::::: .:::_::.::.:::::::::::::::::::::<>::::::::;:::::~:::::::::;:::;:::::,':": ~~~~~~~~~~~~g~~~~~ct~est)> 324 West Main Street which is further described as Lots 11 and 12; Block 58; Town of La Porte (see Exhibit A). General Commercial (G.c.) J.J. Meza, property owner. The applicant proposes to demolish the existing building at this location and replace it with a new, larger structure. The request seeks to allow the new building to be erected with "zero" front and side setbacks that match those of the existing building. The application also seeks to have off street parking requirements waived. The exceptions are being requested under the provisions of Zoning Ordinance Section 11-605.2. The building presently located at 324 West Main is a single story 2,500 square foot frame building (see Exhibit B). It is presently occupied by two businesses. Arcoaire, a refrigeration contractor occupies the front portion of the structure. Another contractor, Coastal Air Conditioning occupies the rear. The building is in poor condition. Structural problems include a cracked foundation slab and what the applicant has described as chronic and serious roof leaks. Due to the poor structural condition, Mr. Meza the owner, has abandoned his initial intention to repair and enlarge the present building. He feels it will be more economical to demolish and replace the structure. The present building, which is sometimes referred to as the Sullivan Building, is a typical Main Street structure in that it is located on the front and side property lines with no appreciable setbacks. The structure which Mr. Meza proposes to build would have, essentially the same front and side setbacks. As noted, the new structure is to be larger. It will, more or less, match the width of the present building but extend deeper onto the property (see Exhibit C). Page 2 of 7 Zoning Board of Adjustment Staff Report 9-2-93 SE93-006; JJ Meza In order to construct the building as proposed, the applicant must first obtain a special exception to the setback provision of Zoning Ordinance Section 6-500. Under the terms of this section, buildings constructed in General Commercial zones must maintain a front setback of 20 feet. Additionally, a setback of 10 feet must be maintained adjacent to side street rights-of-way. The applicant is requesting the exception to these requirements under the provisions of Ordinance Section 11-605.2.b. Paragraph #1 of this section allows "exception from the front yard requirement where the actual front yard setback of any abutting lot does not meet the front yard requirement." Paragraph #5 allows for "yard exception[s] on corner lots." This is the provision under which Mr. Meza is requesting the exception for side setback. The other component of this request is to waive the off street parking requirements of Section 10-609. Under the terms of this section, the building Mr. Meza proposes to erect would require a minimum of 17 parking spaces (based on 2500 square feet of retail area and 1500 square feet of shop area). He is requesting that off street parking provisions be waived. This exception is being requested under the provisions of Section 11- 605.2.c which allows the elimination of "off street parking ,.. requirements when the Board finds the same are unnecessary for the proposed use of the building...." Zoning Ordinance Section 11-605.2 empowers the Board of Adjustments to consider and grant the types of special exceptions requested above. In addition to the specific conditions already mentioned, the Zoning Ordinance requires the Board to consider the following issues: The special exception will not adversely affect the value and use of adjoining property. The special exception must not be contrary to the best public interest. Page 3 of 7 Zoning Board of Adjustment Staff Report 9-2-93 SE93-006; 11 Meza Analysis: Additionally, Ordinance Section 11-607 empowers the Board to "impose on any... special exception, any condition reasonably necessary to protect the public interest and community welfare." As illustrated on Exhibit "A", the property in question is located adjacent to a building with a "zero" front setback. It is, therefore, eligible to be considered for the front yard exception. As the property is a corner lot, it is also eligible to be considered for the requested side yard exception. Given the location in the "Main Street Business District", zero setback development is appropriate and compatible with the surrounding area. Staff has no problem supporting this aspect of the request. The other component of the request deals with parking. With previous requests (dealing with the Main Street area), the Board has granted special exceptions waiving off street parking requirements. Granting this type of exception for customer and employee passenger vehicles should not pose a problem. The exception should not, however, be extended to cover company service vehicles. As noted, the companies which operate from the present building are contractors. To the best of staffs knowledge, these companies will remain as the occupants of the new building as welL It is not appropriate that parallel parking on Main Street, or the intersecting side street be used for parking of company vans or trucks. The proposed building is to be 80 feet deep. This will leave a 45 foot by 49 foot open area which will be located between the rear of the building and the alley. The alley is presently surfaced (shell and gravel) and used as driveway. Staff would recommend that this area be developed and utilized as follows: Page 4 of 7 Zoning Board of Adjustment Staff Report 9-2-93 SE93-006; JJ Meza . The area should be surfaced in a manner that will comply with the requirements of Zoning Ordinance Section 10-605.6. Driveway access should be provided from the alley. A landscape buffer, designed in accordance with the requirements of Ordinance Section 10-605.11 shall be installed and maintained between the surfaced area and the adjacent North 3rd Street right-of-way. The area shall be used solely for deliveries, parking of service vehicles and dumpster pad. There shall be no outside storage. The next issues to be considered are those of impact on the surrounding area and the best public interest. The City is currently in the process of developing several updates to the Comprehensive Plan. These include both "Visions '89" and the "Bayfront Master Plan" currently under development. Several key elements of the Bayfront plan have already been identified. The element that has currently been assigned the highest priority is the need to upgrade bayfront access corridors, specifically, along West Main and San Jacinto Streets. The City's Planning and Zoning Commission, working in conjunction with the planning firm of Mitchell, Carlson and Associates, has identified the portion of West Main Street, located between 4th Street and "Five Points" as an area deserving special emphasis and consideration. The recommendations being developed call for the "old town" quality of this area to be preserved and enhanced with continued development as a specialty shopping district to be encouraged. The means of furthering these goals include continued improvements to sidewalks and landscaping, as well as architectural standards aimed at preserving and enhancing the streetscape. Page 5 of 7 Zoning Board of Adjustment Staff Report 9-2-93 SE93-006; JJ Meza The Sullivan Building is in such poor condition that it is frankly, not worth saving. It is, however, a well recognized building in a very prominent location. Given the considerations noted above, it would not be in the best public interest nor would it favorably impact the value and use of adjoining properties to demolish the Sullivan Building and replace it with a modern, metal warehouse type of structure. The applicant, in discussions with staff, has indicated his agreement with these concerns. While he is proposing to build a metal building, he intends to match the facade of the Sullivan Building. He has also stated that he plans to have a stucco finish on approximately 30 feet of the new building's west wall. As noted, Ordinance Section 11-607 empowers the Board of Adjustment to attach additional conditions to special exceptions. With this is mind, staff would recommend that the Board, in the interest of preserving the character of the Sullivan Building, state as conditions of the special exception the following: The new structure, as proposed by the applicant, be designed with a "store front" facade that retains the character of Sullivan Building. The front and at least 30 feet of the west face of the new building, also as proposed by the applicant, be covered with a stucco finish. A final issue to be considered is that of encroachment. The applicant did not submit a survey in conjunction with his application. Although a survey is not required for the consideration of this request, a certified site plan (survey) must be submitted and approved prior to issuance of any building permit for a new structure. The information submitted by Mr. Meza indicates that both the existing and proposed buildings are 50 feet wide. A review of the City's records indicates that the total combined width of Lots 11 and 12 is 49 feet. Additionally, the Sullivan Building appears to be set approximately one foot off the side property line on the eastern face of the property. This suggests that the Page 6 of 7 Zoning Board of Adjustment Staff Report 9-2-93 SE93-006; JJ Meza Conclusion: building could presently encroach as much as 2 feet onto the North 3rd Street right-of-way. This encroachment (should it be verified by survey) is not legal. The Board of Adjustment is under no circumstances empowered to grant any special exception that would allow a structure to encroach onto a public right-of-way. Should the Board decide to grant this exception, it must be clearly noted that no portion of the structure (even if as a result, the width of the proposed building must be reduced) may encroach onto a public right-of-way. The applicant has indicated that he understands this issue. He has stated that he is willing to reduce the width of the new structure should it be necessary. Based on the facts and considerations noted in the preceding report, staff finds this request to satisfy Zoning Ordinance guidelines. Staff, therefore, recommends that Special Exception SE93-006 be granted subject to the following conditions: · The front setback shall be reduced to zero. The side setback, adjacent to the North 4th Street right-of-way, shall be reduced to zero. No portion of the structure shall, however, encroach beyond the property line and onto the public right-of-way. · Off street parking requirements for customer and employees shall be waived. Company vehicles shall be parked on premise. · A rear setback of at least 45 feet shall be maintained. · The rear setback area shall be surfaced in accordance with the provisions of Zoning Ordinance Section 10-605.6 with driveway access being provided from the adjacent alley. Page 7 of 7 Zoning Board of Adjustment Staff Report 9-2-93 SE93-006; JJ Meza Appeal: · There shall be no outside storage. · The rear parking area shall have a landscape buffer designed in accordance with the provisions of Zoning Ordinance Section 10-605.11 and located adjacent to the North 3rd Street right-of- way. Design and planting plan for this buffer shall be approved by the Director of Planning. The new structure proposed for this site shall have a store front facade designed to, as closely as possible, match the facade of the Sullivan Building. Final design approval shall be granted by the Director of Planning. · At least 30 feet of the western face of the proposed building shall be covered with a stucco finish. Final design approval shall be granted by the Director of Planning. The following language shall be noted on the certified site plan which is to be submitted for this project: As per the terms of Special Exception SE93-006, granted by the La Porte Zoning Board of Adjustment on September 2, 1993, front and side setbacks have been reduced to zero. Requirements for off street parking of passenger vehicles have been waived. Any person or persons, jointly or severally, aggrieved by any decision of the Board of Adjustment, or any taxpayer, or any officer, department, board, or bureau of the City of La Porte may present to a court of record a petition for a writ of certiorari, as provided by Vernon's Texas Codes Annotated, Local Government Code, Section 211.011, duly verified, setting forth that such decision is illegal, in whole or in part, specifying the grounds of the illegality. Such petition shall be presented to the court within ten (10) days after the filing of the decision in the office of the Board of Adjustment. '1 11 Ij Ii 1 \1 j ~s J- __16 ~ ~t ~ 1:1 ~~ L \.l./ 17 , ~+- ~J 20.4 POLK 21.8 " V -- 1 l' . ~1.~'9'. _ "~~/7 (' I -~j\_~(, I r'''' "'Il 'i' I : ,I ~~ k1ili I I, 0' ~~~ ~ - 19.8 i ....- qw-.q ~ " ~ /-''-\ ~ " '\ - I, ~ \\ l!~:~~- ~~, 1-1. 8 ;,/ o 0_ _ : 1 ~\ e; ;., ~ It''~ J ~ ho.~2a ~ , r-n .......' ',~ .34. ,__J ~ ~ ~ " , 1 _ 20.8 ~; 7J.32 "h _____..tJ "...-f n I IF ~~ '--.< ~~~ 1~~151~ 2 ,- " ' 1\ 115 '" h <\; i '=- , i;' _ 1141 I "....---'~~, _-I--- I ~ - - .\ ~. - ~':J \ : / l ~ ,?1 V ~ I '1"2 ,.,) /f( ~~ ~ ~ r- '- ~~ 1/0 ~~ ~I ~~' ~~ ~ C 9 ,//-..... , ~,......... ~ I 1___ /IT1JJ f r~, ,~~t~t c.,,\ / : l ' I, ',J! i ;.", '. ( \ r". ',: ~ : r, 'I I ',': ~ ....~1" ,/ '-I I ,;. \i J,' 1, ',_ r-' ' ! 137/l: l~-, '~7 I I : r;V: ' ~ 1It'21 ~ 14 15 18 J, ~ 21: 221 ZJ v--~ ~ .0 I~: ~--- ~) f- I ,,, h?T1 115 p... .I- ~c 1}-'2 \~ rrr ~ - i 1'1 r;:r- ~/ ~r\ . F= ~ I ']i' 212" ~~ ';; ~7 ->- ! 1I11{2 III - ~I I II I lEi 5 ~~ I~ ~;-'3 ,~ ~\' 1'.... ,\"".f' ( '~ \, ,( 24'" ..., '--...,.-' {l9 / r--~IJ-, ~ 10 1.--- ,~> (' / , .~~r-- ~ ~~ c... 'I~ - ~ '--'\. c l~- I i ! i , 1281 ~121 Illi /21 '3 141 \ , \ I I +- 3- J .... ) 22.6 C .. 23.4 ! I I 423 TRACT I~ QUESTION I I --+l I, I' I 23~2 ./ I , I~+-- r-- 'I i ~~--r -~ ! I I '( t I 34~121 I 3}132 1'3'/1;0) 29 " ----C_____~ ! I 6 5 i~ 21.5 21.8 ~ ... L 21.9 ] [ - !16 '. r- 'r--h \\) 1 i ~u .1D . I -I ; , I,LJL i I I I ! 31E 312! 310 13 /4' 15 I 101 19 j I ! 308 i 306 2012/122123 " '-...'\ .4 WEST ~lAIN ST. . II . I I I .11 I / I 301 i 317' 315 : II p., I ~ j~~u~1 /LI/II~ I , I / f-j L...J. .( \ r---i- ; J / I ~ --.{ ~ ~-s-i-413121 I 13/ 130iw8Io~ .i ! I 132/1 I J r-_ 22.2 ( '~) EXH\B\T A ST :A ? .,_....-"''"-_._:::.:::::c....L 'n" ,r--r-l '. I)~ ~114 ~/' ,-' ,- \. 21.6 h. , I . I ~2T7r · _ 1.71 ~ ~Jl_lJ ~ 119 20.2 "\ L-../~ WEST :JAIN ST. J CD I SIDEWALK '- ~ 13'-0"- EXIST ING 50' X 50' BUILDING 16'-0"- 50'-0" ~~ b , ' '" ~ w , Z 0 ...J I '", >- r0 f- 1 a: w a. 0 a: a. 0 UTILITY POLE , 0 HzQ METER '-- SEWER TAP~ L2d-d' 0 18'- d'--! " ! 25'- 0" 45' - 0 EXHiBiT B 39'-9" t 3RD STR E-< rJ'J. "d H M >-< ..... E-< cc: o z WEST \IAI~ ST. I ~. .t <D , I SIDEWALK - T '3-d'- PROPOSED 50' X 80' WIRLWIND BUILDING WITH A GLASS STORE FRONT 27'-9 " ,~ " I 5-0 ~ UTILITY POLE t I 0 1-1,,-0 METER - SEWER TAP~ 0 18'-o"---i e 25'-0' ;':XHIBIT '0 " '" N w Z ...J >- I- a:: w Cl. o cr a. 39-9'/ E-< C/) "U ~ M ::r:: E-< 0:: o Z :1 ..; <t 3RO I .1