PDP 17-0004 ORDINANCE 20 18 AN ORDINANCE APPROVING A PLANNED DEVELOPMENT PROJECT IN THE CITY OF CAPE CORAL, FLORIDA ENTITLED CORAL ANIMAL FOR CERTAIN PROPERTY DESCRIBED AS A PARCEL OF LAND LOCATED IN SECTION 14, TOWNSHIP 44 SOUTH, RANGE 23 EAST, CAPE CORAL, LEE COUNTY, FLORIDA, AS MORE PARTICULARLY DESCRIBED PROPERTY LOCATED AT 325 SW 2ND REZONING THE SUBJECT PROPERTY FROM THE SINGLE FAMILY RESIDENTIAL 1A) TO THE INSTITUTIONAL (INST) GRANTING A SPECIAL EXCEPTION FOR AN ANIMAL SHELTER USE IN THE INSTITUTIONAL GRANTING DEVIATIONS FROM THE CITY OF CAPE CORAL LAND USE AND DEVELOPMENT REGULATIONS, SECTION 5.2, GRANTING DEVELOPMENT PLAN APPROVAL PURSUANT TO SECTION 4.2 OF THE CITY OF CAPE CORAL LAND USE AND DEVELOPMENT PROVIDING FOR FINDINGS OF FACT AND CONCLUSIONS OF PROVIDING FOR ACTION ON REQUEST AND CONDITIONS OF PROVIDING FOR LEGAL EFFECT AND LIMITATIONS OF THIS PDP DEVELOPMENT ORDER AND ADMINISTRATIVE PROVIDING SEVERABILITY AND AN EFFECTIVE DATE. WHEREAS, an application from the Cape Coral Animal Shelter Corporation has been received requesting approval of a Planned Development Project (PDP) for "Cape Coral Animal Shelter"; requesting a rezoning, special exception, deviations, and development plan approval; and WHEREAS, the request has been reviewed by the Hearing Examiner; and WHEREAS, the City Council has considered the recommendations of the Hearing Examiner. NOW, THEREFORE, THE CITY OF CAPE CORAL, FLORIDA, HEREBY ORDAINS PURSUANT TO THE LAWS OF FLORIDA, AND OTHER APPLICABLE LAWS, THIS ORDINANCE: SECTION I. PDP APPROVAL, DEVIATIONS, SPECIAL EXCEPTION, REZONING, AND DEVELOPMENT PLAN APPROVAL. Having reviewed the application requesting approval of a Planned Development Project for "Cape Coral Animal Shelter" PDP, requesting rezoning of the subject property from the Single Family Residential to the Institutional (INST) zone; requesting a special exception to allow an Animal Shelter use in an Institutional (INST) zone; requesting a deviation of 97 canopy trees from the provision of Section 5.2.13A.1 of the Cape Coral Land Use and Development Regulations that requires sites to provide at least one canopy tree for each 1,000 square feet of gross land area to allow 86 canopy trees on the site where a minimum of 183 canopy trees is required; requesting a deviation from the provisions of Section S.2.13C.5, Table 5, that require a minimum of 9 canopy trees per 100 feet, 4.8 accent trees per 100 feet, and 80 shrubs per 100 feet for a 40-foot wide Landscape Buffer to allow a 40-foot wide buffer with a berm along the north, east, and south property lines with 5 canopy trees per 100 feet, 4.8 accent trees per 100 feet, and 33 shrubs per 100 feet; and having considered the recommendations of the Hearing Examiner, the City Council of the City of Cape Coral, Florida, does hereby grant the aforesaid PDP approval, and approve development plan in accordance with plan set, Sheets 1-5, dated June 21, 2017, and also bearing a revision date of August 31, 2017, prepared by Maastricht Engineering, and Sheet A-200 dated November 2, 2016, prepared by LAI Design Associates, LLC for purposes of development plan approval pursuant to Section 4.2 of the City of Cape Coral Land Use and Development Regulations from the date of adoption of this ordinance. Approval of the PDP shall be subject to the terms and conditions set forth below. SECTION II. FINDING OF FACT CONCLUSION OF LAW A. The "Cape Coral Animal Shelter" development is a non-residential Planned Development Project (PDP). This development consists of 4.2 acres of land located at 325 SW 2"d Avenue. The proposed development will contain approximately 23,000 square feet of building area at build out. The building will include areas for kennels, runs, of?ces, and animal care. The development is anticipated to occur in phases with the ?rst phase of the project consisting of a building with an area of 8,200 square feet. Phase I shall include constructing the 8,200-square foot building, parking, stormwater areas, and landscaping for the site as shown on Sheet 3 of 5 entitled ?Dimension Site, Paving, Grading, Draining, and Utility Plan.? Subsequent phases of the project shall allow an expansion of the building, or additional buildings on the site, not to exceed a total area of 23,000 square feet. The expansion of the building may occur in one or more successive phases. With each phase of the development, parking shall be provided to comply with the minimum parking requirements for the site. The name of the legal and equitable owner is the City of Cape Coral. The legal description of the property is as follows: Parcel A Parcel of land lying in the Northwest Quarter (NW of the Northeast Quarter (NE V4) of the Southeast Quarter (SE V4) of Section 14, Township 44 South, Range 23 East, City of Cape Coral, Lee County, Florida; being more particularly described as follows: The Northwest Quarter (NW of the Northeast Quarter (NE W) of the Southeast Quarter (SE 1A) of Section 14, Township 44 South, Range 23 East, City of Cape Coral, Lee County, Florida; LESS the North 460 feet thereof and LESS the East 177 feet thereof. Parcel A Parcel of land lying in the Southwest Quarter (SW 1/4) of the Northeast Quarter (NE Vs) of the Southeast Quarter (SE V4) of Section 14, Township 44 South, Range 23 East, City of Cape Coral, Lee County, Florida; being more particularly described as follows: The North 162 feet of the Southwest Quarter (SW 1/4) of the Northeast Quarter (NE Ms) of the Southeast Quarter (SE Ms) of Section 14, Township 44 South, Range 23 East, City of Cape Coral, Lee County, Florida; LESS the East 177 feet thereof. Parcels combined contain 4.2 Acres That the City of Cape Coral Of?cial Zoning District Map of all of the property within the limits of the City of Cape Coral is hereby amended with respect to real property described in Subsection C. above by rezoning said property from Single Family Residential to the Institutional (INST) zone, and the City administrative of?ce shall amend the City of Cape Coral Of?cial Zoning District Map to reflect this zoning change. The amendments to the City of Cape Coral Of?cial Zoning District Map as prescribed herein are consistent with the City of Cape Coral Comprehensive Plan. The "Cape Coral Animal Shelter" PDP subject parcel has 4.2 acres zoned Institutional (INST), pursuant to the authority of Chapter 166, Florida Statutes, and the Land Use and Development Regulations, Cape Coral, Florida, as same may hereafter be amended. The subject property has approximately 4.2 acres with a Future Land Use designation of Public Facilities (PF). All existing and future structures and uses, population density, building intensity, and building height shall conform to the respective provisions of the Institutional (INST) zoning district of the Land Use and Development Regulations, Cape Coral, Florida, as same may hereafter be amended. In addition, the development shall obtain all local development permits from the City of Cape Coral, Florida, and other governmental jurisdictions. Failure of this agreement to address a particular permit, condition, term, restriction, or zoning regulation shall not relieve the Developer of the necessity of complying with the law governing said permitting requirements, conditions, terms, restrictions, or zoning regulations. The proposed development does not unreasonably interfere with the achievement of the objectives of the adopted State Land Development Plan applicable to the area. H. The "Cape Coral Animal Shelter" PDP, as noted, is consistent with the adopted City of Cape Coral Comprehensive Plan, and the City of Cape Coral Land Use and Development Regulations. 1. The term Developer for purposes of this development order shall mean and refer to the Cape Coral Animal Shelter Corporation or its successors in interest. SECTION ACTION ON REQUEST AND CONDITIONS OF APPROVAL NOW, THEREFORE, be it ordained by the City Council of Cape Coral, Florida, in public meeting duly advertised, constituted and assembled, that the Planned Development Project application for development approval submitted by the Cape Coral Animal Shelter Corporation, is hereby ordained approved, subject to the following conditions, restrictions, and limitations deemed necessary for the public health, safety, and welfare. A. DRAINAGE WATER QUALITY 1. At completion of construction, as required by the conditions imposed by and prior to the issuance of a Certificate of Occupancy, the Developer will be required to provide certification by the Engineer of Record that all stormwater infrastructure and facilities have been constructed in accordance with the design approved by and the City of Cape Coral, and should consist of the wording "Construction Compliance Certi?cation". Developer shall convey to the City the component parts of the stormwater infrastructure constructed by the Developer and being transferred to the City by bill of sale in a form satisfactory to the City Attorney, together with such other evidence as may be required by the City that the stormwater infrastructure is free of all liens and encumbrances. B. WETLANDS, VEGETATION, AND WILDLIFE 1. Ongoing control and removal of nuisance exotic plants onsite is required, including but not limited to, Casuarina sp. (Australian Pine), Melaleuca quinquenervia (melaleuca), and schinus terebinthifolius (Brazilian Pepper), all Category I invasive exotic plants listed by the Florida Exotic Pest Plant Council. All landscaping and screening required in the subject development by either this Development Order or the City Code of Ordinances or the City Land Use and Development Regulations shall be maintained in good condition throughout the life of this development. The Developer shall comply with the State of Florida regulations pertaining to the protection of gopher tortoise burrows located on the site and a protective barrier composed of stakes, silt fence, and rope or other suitable materials shall be placed around all gopher tortoise burrows, including any that are discovered during the life of the project. This requirement shall be waived if the Developer provides the City with evidence of a funded permit prior to the issuance of any City of Cape Coral permit. The Developer shall seek a gopher tortoise relocation permit for some or all of the gopher tortoises that must be removed from the site, if such permit is available at the time of development. Only as a last resort shall the Developer seek a gopher tortoise take permit. Entombment of tortoise is strictly prohibited at all times, regardless of the type of permit procured by the applicant. In the event all or a portion of the subject property is located within an Eagle Nest Management Zone, the developer shall comply with all City laws, regulations, and guidelines that are currently in effect or that may be hereafter adopted by the City concerning the protection and management of bald eagle nests including, but not limited to Chapter 23 of the City Code of Ordinances. No development shall occur on any portion of the subject property that is within an Eagle Nest Management Zone except in accordance with a Bald Eagle Management Plan that has been approved by the City. Once an Eagle Management Plan has been approved by the City for all or a portion of the property, the Developer?s ability to develop in accordance with such Plan shall not be affected by any amendment to the City?s regulations concerning eagle nests, so long as no additional or "new" eagle nest need to be accommodated. In the event, however, that one or more eagle nests are hereafter established or determined to be active in locations that result in all or a portion of the subject property being located in a new or expanded Eagle Nest Management Zone, then no development shall occur in such new zone except in accordance with an Eagle Management Plan that has been approved by the City for such zone. FIRE PROTECTION 1. Fire impact fees shall be paid as speci?ed by City Ordinance and pursuant to Resolution 236-17, unless otherwise approved by City Council. The Developer shall review site development plans with the Cape Coral Fire Department to incorporate fire protection design recommendations into the project. WATER CONSERVATION 1. The Developer shall incorporate the use of water conserving devices as required by state law (Section 553.14, Florida Statutes). For the purpose of non?potable water conservation, the development should require, through the use of deed restriction, the utilization of Florida Yards and Neighborhoods (FYN) and other xeriscape principals, where feasible, in the design and installation of the project's landscaping. FYN materials and assistance are available through the Planning Division and Environmental Resources Division. Irrigation will be accomplished in accordance with City Ordinance(s) or South Florida Water Management District mandate as applicable. SOLID WASTE 1. The Developer and tenants of the project should investigate methods of reducing solid waste volume at the project. The Developer and tenants of the project shall identify to the City, the presence of and the proper on-site handling and temporary storage procedures for hazardous waste that may be generated on-site, in accordance with local, regional, and state hazardous waste programs. The Developer will require that an approved holding storage tank be provided on-site along with the proper monitoring devices if a prospective user has the potential for producing toxic or industrial waste. These wastes shall be disposed of off-site by a company licensed to dispose of such wastes. The Developer shall inform the waste hauler and disposer of the nature of any hazardous waste on the site, to determine if, and the extent of, any special precautions that may be necessary. No solid waste disposal facilities shall be located on site. The Developer will participate in recycling programs. Solid waste disposal shall be provided through Lee County, Florida pursuant to Special Act, Chapter 85-447. Current and planned facilities have suf?cient capacity to meet the demands of this development. WASTEWATER MANAGEMENT 1. 2. Wastewater (sewer) service is available to the site. The Developer shall design, construct and install all improvements required by the City to connect to the City's wastewater system. Said design, construction, and installation shall be accomplished in accordance with prevailing City design criteria and shall be subject to City inspection and approval prior to acceptance. Wastewater containing hazardous materials shall be segregated and handled in accordance with Florida Department of Environmental Protection (DEP) criteria. Wastewater entering the City system shall meet quality limitations as speci?ed by City Ordinance(s). Sewer impact fees, betterment fees, and/ or all other applicable fees shall be paid as speci?ed by City Ordinance(s) and pursuant to Resolution 236-17, unless otherwise approved by City Council. The Developer shall connect to City wastewater facilities as speci?ed by City Ordinance. The Developer shall grant appropriate easements to City for utility service prior to issuance of a building permit. Prior to connection of this development to City utility facilities, the Developer shall convey to the City the component parts of the Wastewater system that were constructed by Developer by bill of sale in a form satisfactory to the City Attorney, together with such other evidence as may be required by the City that the utility system proposed to be transferred to the City is free of all liens and encumbrances. WATER SERVICE Water service is available to the site. The Developer shall design, construct and install all improvements required by the City to connect to the City's water system. Said design, construction, and installation shall be accomplished in accordance with prevailing City design criteria and shall be subject to City inspection and approval prior to acceptance. Water impact fees, betterment fees, and/ or all other applicable fees shall be paid as speci?ed by City Ordinances(s) and pursuant to Resolution 236-17, unless otherwise approved by City Council. The Developer shall connect to City water facilities as speci?ed by City Ordinance. The Developer shall grant appropriate easements to City for utility service prior to issuance of a building permit. Prior to connection of this development to City utility facilities, the Developer shall convey to the City the component parts of the water system that were constructed by Developer by bill of sale in a form satisfactory to the City Attorney, together with such other evidence as may be required by the City that the utility system proposed to be transferred to the City is free of all liens and encumbrances. IRRIGATION SERVICE 1. Irrigation service is available to the site. When service becomes available, Developer shall connect to the City?s irrigation system as prescribed by Ordinance. Developer shall connect to the City?s irrigation system as prescribed by City Ordinance. The Developer shall design, construct, and install all improvements required by the City to connect to the City?s irrigation system in accordance with prevailing City design criteria and shall be subject to City inspection and approval prior to acceptance. Irrigation betterment fees and/ or all other applicable fees shall be paid as speci?ed by City Ordinance(s) and pursuant to Resolution 236-17, unless otherwise approved by City Council. The Developer shall grant appropriate easements to the City for utility service prior to issuance of a building permit. Prior to connection of this development to City utility facilities, the Developer shall convey to the City the component parts of the irrigation system that were constructed by Developer by Bill of Sale in a form satisfactory to the City Attorney, together with such other evidence as may be required by the City that the utility system proposed to be transferred to the City is free of all liens and encumbrances. AIR QUALITY 1. If any of the individual tract owners developers create a complex source of pollution as de?ned by DEP rules, they shall apply directly to DEP for permitting. 2. Each individual tract development will be required to comply with all federal, state and local laws and codes governing air quality and emissions. During the life of the project, if any historical or archaeological sites are uncovered, work in the vicinity shall cease until the proper authorities can be contacted and an evaluation of the site carried out. TRANSPORTATION 1. The traf?c impacts of this development do not degrade roadway and intersection level of service (LOS) below LOS standards adopted in the City of Cape Coral Comprehensive Plan. 2. Except for Phase I of the development pursuant to Resolution 236-17, the Developer shall provide the City of Cape Coral all appropriate Road Impact Fees at the time of application for each building permit, unless otherwise approved by City Council. 3. Developer shall convey to the City the component parts of the transportation infrastructure constructed by the Developer and being transferred to the City on a form acceptable to the City Attorney, together with such other evidence as may be required by the City that the transportation infrastructure is free of all liens and encumbrances. GENERAL CONSIDERATIONS 1. Prior to issuance of a permit, the Developer shall enter into an agreement, in a form acceptable to the City Attorney, regarding obligations resulting from landscaping located in utility easements. 2. Except where otherwise speci?ed in Resolution 236?17, all applicable fees shall be paid as required by City Ordinance, unless otherwise approved by City Council. 3. Dog runs shall be prohibited in the front yard of the site. For the purpose of this development order, a dog run shall be considered an enclosed area, larger than and separate from a cage, where a single dog can enjoy a greater range of movement for a limited time. 4. All dog runs shall be enclosed by walls on three sides and be covered with a roof. 5. Dogs may occupy dog runs beginning at 8:00 am. and ending at 6:00 pm. 6. All dogs on the site shall be within an enclosed area or shall be con?ned to a leash. Enclosed areas include the animal shelter building and may also include an outdoor area enclosed by a fence or wall. Areas enclosed by fences or walls shall be restricted to the rear yard of the site. The fence or wall shall have a minimum height of six feet and shall be opaque. Dogs may occupy outdoor areas enclosed with a wall or fence beginning at 8:00 am. and ending at 6:00 pm. 7. The Developer shall construct a three-foot tall berm along the north, east, and south property lines. The Developer shall install a similar berm along the west property line beginning at the intersection of SW 4?h Street and extending to the southern property line as shown on Sheet 4 of 5 entitled ?Landscape Plan? prepared by Maastricht Engineering. The berm shall have a slope that does not exceed 3:1 on the site. All required perimeter landscaping shall be planted on the outer side of the berm. In lieu of this berm along the north property line, developer may utilize an opaque wall along all or part of this property line in accordance with the buffer width and wall material requirements speci?ed in LUDR, Section 5.2. 8. Approval of dog obedience training and similar sessions on the site may be requested by the developer in writing from the City Manager or designee. In determining whether to approve such a request, the City Manager or designee shall consider factors such as the quali?cations and experience of the individual or organization providing the training, the number of classes, and the impact of the sessions on the surrounding area. Such sessions may be approved, denied, or approved with conditions by the City Manager or designee. M. CONCURRENCY The "Cape Coral Animal Shelter" PDP is concurrent for roads, sewer, water, drainage, solid waste, and parks based on the analysis of the proposed development and speci?c mitigation programs speci?ed herein. SECTION IV. LEGAL EFFECT AND LIMITATIONS OF THIS DEVELOPMENT ORDER, AND ADMINISTRATIVE REQUIREMENTS A. This Development Order shall constitute an ordinance of the City of Cape Coral, adopted by this Council in response to the Planned Development Project Application ?led for the "Cape Coral Animal Shelter" PDP. B. This Development Order shall be binding on the Developer. Those portions of this Development Order which clearly apply only to the project Developer, shall not be construed to be binding upon future owners of the project lots. It shall be binding upon any builder/ developer who acquires any tract of land within the PDP. C. The terms and conditions set out in this document constitute a basis upon which the Developer and City may rely in future actions necessary to implement fully the ?nal development contemplated by this Development Order. D. All conditions, restrictions, stipulations, and safeguards contained in this Development Order may be enforced by either party hereto by action at law or equity, and all costs of such proceedings, including reasonable attorney's fees, shall be paid by the defaulting party. E. Any references herein to any governmental agency shall be construed to mean to include any future instrumentality which may be created and designated as successor in interest to or which otherwise possesses any of the powers and duties of any referenced governmental agency in existence on the effective date of this Development Order. F. The approval granted by this Development Order is limited. Such approval shall not be construed to obviate the duty of the Developer to comply with all applicable local or state review and permitting procedures, except where otherwise speci?cally provided. Such approval shall also not obviate the duty of the Developer to comply with any City Ordinance or other regulations adopted after the effective date of this Development Order. G. Subsequent requests for local development permits shall not require further review, unless it is found by the City Council, after due notice and hearing, that one or more substantial deviation(s), or other changes to the approved development plans which create a reasonable likelihood of adverse impacts which were not evaluated in the review by the City have occurred. Substantial deviations include but are not limited to: 1. Any change which requires a variance to code and above those speci?cally incorporated herein. 2. An increase of more than ?ve (5) percent in density, parking requirements, trip generation rates, water or sewer usage, or building square footage. 3. An expiration of the period of effectiveness of this Development Order as herein provided. 4. If development order conditions and applicant commitments incorporated within the Development Order to mitigate impacts are not carried out as indicated to the extent or in accordance with the Development Order, then this shall be presumed to be a substantial deviation from the Development Order. Upon a ?nding that any of the above is present, the City Council may order a termination of all development activity until such time as a new PDP Application for Development Approval has been submitted, reviewed and approved, and all local approvals have been obtained. H. The physical development authorized under this Development Order shall terminate in ten years from the date of adoption of this Development Order, unless an extension is approved by this Council. The Council may grant an extension if the project has been developing substantially in conformance with the original plans and approved conditions, and if no substantial adverse impacts not known to Cape Coral at the time of their review and approval, or arising due to the extension, have been identi?ed. For purposes of determining when the buildout date has been exceeded, the time shall be tolled during the pendency of administrative and judicial proceedings relating to development permits. All conditions imposed on the subject development shall remain in full force and effect throughout the life of the development unless rescinded or amended by the City and shall not be affected by any termination of the authorization for physical development. I. The Director of the Cape Coral Department of Community Development or his her designee, shall be the local of?cial responsible for assuring compliance with this Development Order. Upon reasonable notice by the City and at all reasonable times, the Developer shall allow the City of Cape Coral, its agents, employees, and/ or representatives, access to the project site for the purpose of assuring compliance with this Development Order. J. This Development Order shall be recorded in the Of?ce of the Lee County Clerk of Court by the City of Cape Coral. SECTION V. SEVERABILITY. In the event that any portion or section of this Ordinance is determined to be invalid, illegal, or unconstitutional by a court of competent jurisdiction, such decision shall in no manner affect the remaining portions or sections of this Ordinance which shall remain in full force and effect. SECTION VI. EFFECTIVE DATE. This Ordinance shall take effect immediately upon its adoption by the Cape Coral City Council. Permits issued prior to or after the effective date of this Ordinance are obtained solely at the risk of the Developer. ADOPTED BY THE COUNCIL OF THE CITY OF CAPE CORAL AT ITS REGULAR SESSION THIS DAY OF . 2018. COVIELLO, MAYOR VOTE OF MAYOR AND COUNCILMEMBERS: COVIELLO NELSON GUNTER STOKES CARIOSCIA WILLIAMS STOUT COSDEN ATTESTED TO AND FILED IN MY OFFICE THIS DAY OF 2018. REBECCA VAN DEUTEKOM CITY CLERK APPROVED AS TO FORM: BAVRTOS ASSISTANT CITY ATTORNEY ord/pdp17?0004 Cape Coral Animal Shelter 9 semi-"29099131 HTWI 31 x1? WWI-IAN WW- NOTE3351' ?whom-P.D.P. ?"333 5E I 25 FOR . . I..- 3% CAPE CORAL ANIMAL SHELTER A 1: rl i SECTION 14, TOWNSHIP 44 S, RANGE 23E CAPE CORAL FLORIDA 33991 . ".2:LOCATION MAP i . ?t Amuneven-an I i I r? l-I'O'v? .1 I.- '10 Amway-2;! - ?3 1hr, - o't'h. I 3 .., 17.1 It .1:qu L. I l? . r-f" a L. INDEX OF SHEETS . 1. COVER SHEET '$F&Tmisw:cmm S?s?fmm 3 2. EXISTINGCONDITIONS . . 3, SITE. G.P.D. 8: UTILITY PLAN (museums . 4_ LANDSCAPE PLAN 5? CROSS SECTIONS - I SURVEYOR a a I 324 NICHOLAS PARKWAY WEST. SUTE . {23915719541 i I: I SITE ADDRESS: 325 s.w. 2nd AVEUNE 5 CAPECORAL. FL. 33991 SITE 153.095 SF. [420 Ac.) I STRAP I, EXISTING ZONING R-IAISINGLE 5 I PROPOSED ZONING INST (INSTITUTIONAL) A FUTURE LAND USE: FACIUTIES) COMMERCIAL -- BUILDING USE: ANIMALSHELTER ?g MAX. BUILDING HEIGHT: 60? dg?? FEMA FLOOD ZONE: 0:433 FLUCCS CODE: (1900) OPEN LAND 3F: SOILS: I69) MATLAGHA GRAVELLY n. FINE SAND 3 gag-1 4 ?g PRDJECTAREAS TOTALS 13309! 4 20:! 1mm ?am. 23000 523 12756 PAVEMENTICONG. 35.105 ans 19.1? IWERVIOUS 56.1w In! 31.?3 reams 124.992 . . . . 0 In VICINITY MAP SCALE mm rum Hum SHEET 1 at 5 5:502 (WE mar?rl .u 15? Gin ?akin-31:05. u. a nun. )4 BLOCK 1955 LOT 19 ZONE R-1B FLU PK LOT 20 BLOCK 1955 _l I a wow WN SW 3rd TERRACE (50? 5x a-sm ZONE RIRRIGATION MAIN #33) ex. MANHOLE ?35) Ex. MANHOLE EXISTING INLET AND STORM EXISTING INLETS AN STORM DRAINAGE PIPES RIW) LOT 20 BLOCK 1954 LOT 19' aLocE 1954 EXISTING FIR HYDRANT OPOSED PROPERTY LINE N. m2 Nan >