Board of Adjustment

Board of Adjustment Agenda Wednesday April 11, 2018 6:30 p.m. HOWARD L. BROWN PUBLIC SAFETY BUILDING 1100 SW Smith Street City of Blue Springs, Missouri  BOARD OF ADJUSTMENT MEMBERS Term of Office is 5 years Members are appointed by the Mayor with approval by the City Council The Board of Adjustment consists of 5 citizens plus 2 alternate members, 1 liaison from the Planning Commission, and 1 Planning Commission alt. liaison Regular Members Are: 1. DeWayne Duhon, Chairman 2. Laurie Hatfield, Vice Chairman 3. Evelyn Ericson 4. Frederick Manning 5. Brian Ross Alternate Members Are:  Ron Amos, Alt. Member 1  William Washington III, Alt. Member 2 Planning Commission Liaisons Are:  Ginger Duhon, Planning Commission Liaison  Travis Graham, Alt. Planning Commission Liaison  GENERAL PROCEDURE FOR PUBLIC HEARING TESTIMONY  The Chairman will open the public hearing, and call for exhibits from the City Attorney.  Staff Comments will be given.  The applicant or his representative will give testimony.  Witnesses in favor of the petition will be called to speak.  Witnesses opposed to the petition will be called to speak. 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 Court Reporter. State your name and address, then make your comments to the Board. Please refrain from repeating points made by others.  General Discussion - Questions  After all testimony has been made, the hearing will be closed.  The Board will consider the facts and either approve or deny the request.  A concurring vote of 4 members is required for approval.  The decision of the Board is the final determination. Appeals may be made only to the Circuit Court. # # #  BOARD OF ADJUSTMENT Howard L. Brown Public Safety Building 1100 SW Smith Street Blue Springs, Missouri 64015 Wednesday, April 11, 2018 6:30 p.m. AGENDA Board Members: To ensure a quorum, please call Karen Findora at 228-0207 to advise of attendance. 1. CALL TO ORDER/MINUTE APPROVAL  Minutes of the last meeting, February 14, 2018 2. PUBLIC HEARING – VARIANCE – VAR-03-18-6309 – “4905 SW Marguerite Street” / Indigo Hills PUD 1st Plat, Lot 12 Exhibits: 1. Staff Report with attachments 2. Affidavit of Publication in The Examiner, March 24, 2018 3. Application with attachments 4. Letter of Uniqueness dated, March 16, 2018 5. 185 Ft. Notification Map 6. Names/addresses of property owner’s w/n 185 ft. of site 7. Copy of letter sent to said property owners 8. Unified Development Code “UDC” (By Reference) 3. PUBLIC HEARING – VARIANCE – VAR-03-18-6316 – “2105 SW Moreland School Road” / Payne’s Estates Lots 1 & 2 – Lot 2 Exhibits: 1. Staff Report with attachments 2. Affidavit of Publication in The Examiner, March 24, 2018 3. Application with attachments 4. Letter of Uniqueness dated, March 21, 2018 5. 185 Ft. Notification Map 6. Names/addresses of property owner’s w/n 185 ft. of site 7. Copy of letter sent to said property owners 8. Unified Development Code “UDC” (By Reference) BA – 04.11.2018 kf 4. OTHER BUSINESS – The next scheduled meeting is Wednesday, May 9, 2018 5. ADJOURN If special accommodations are required for citizen participation Please call 228-0207 (voice) or 228-0250 (TDD) BA – 04.11.2018 kf  City of Blue Springs 903 Main Street Blue Springs, Missouri 64015 BOARD OF ADJUSTMENT MINUTES Wednesday, February 14, 2018 A meeting of the Board of Adjustment of the City of Blue Springs was held in the Howard L. Brown Public Safety Building located at 1100 SW Smith Street on Wednesday, February 14, 2018 with the following members and guests in attendance. MEMBERS William Washington III Evelyn Ericson PRESENT Brian Ross Frederick Manning Ginger Duhon Laurie Hatfield, Vice Chairman STAFF / OTHERS Scott Allen, Director, Community Development Mike Mallon, Assistant Director, Community Development Tom Degenhardt, City Engineer Jackie Sommer, City Attorney Karen Findora, Recording Secretary Brittany Murray, Public Stenographer ABSENT DeWayne Duhon, Chairman CALL TO ORDER / Laurie Hatfield, Vice Chairman, called the meeting to order at 6:30 p.m. with a request APPROVAL OF that everyone stand for the Pledge of Allegiance. With a motion by Board Member MINUTES Evelyn Ericson, a second from Board Member William Washington III, and a unanimous vote, the Minutes of November 8, 2017, were approved. Vice Chairman Hatfield advised the audience of the manner in which the Public Hearing would be conducted, and noted that as the Board consists of six (6) voting members; a concurring vote of four (4) would be required to pass any motion. 02.14.2018 kf/mk Page 1 of 4 PUBLIC HEARING Vice Chairman Hatfield opened the public hearing at 6:33 p.m. with a request for exhibits AGENDA ITEM 2 from the City Attorney. Ms. Jackie Sommer entered Exhibits 1 thru 8 for Agenda Item 2 VARIANCE / VAR- into the public record on behalf of the applicant. 01-18-6197 / “2929 Exhibits: SW Eastbound US 40 1. Staff Report with attachments Highway” 2. Affidavit of Publication in The Examiner, January 27, 2018 3. Application with attachments 4. Letter of Uniqueness dated December 28, 2017 5. 185 Ft. Notification Map 6. Names/addresses of property owner’s w/n 185 ft. of site 7. Copy of letter sent to said property owners 8. Unified Development Code “UDC” (By Reference) STAFF Mike Mallon, Community Development Assistant Director, stated that before the Board COMMENTS is a Variance to Unified Development Code Section 405.030 – Non-Residential Building Type Standards, reducing the side setbacks from 20ft. to 10ft., for the property located at 2929 SW US 40 Hwy. The property is zoned “LI” (Light Industrial) and is only a third of an acre in size. The proposed 56×18ft. building addition will be located on the north side of the current 80×50ft. building. Both western corners of the current building are approximately 11ft. from the west property line. Further, the applicant has applied for Administrative Site Plan Review and a building permit for the proposed addition. Mr. Mallon noted that he believes construction on the new addition has already begun and the progress is unknown at this point. The Board would have to find that the Variance would have to meet five (5) conditions to legally allow the addition within the setback requirements. 1. The requested variance arises from conditions which are unique to the subject property, that are not ordinarily found in the same zoning district and that are not a result of the owner’s intentional action. The conditions applicable to this request are not particularly unique to this property. However, the conditions are somewhat unique to the building design and character of the immediate area. The buildings directly north, east, and west all appear to be built to their respective property lines, with no side yard setback provided. 2. The granting of the variance will not adversely affect the rights of adjacent property owners or residents. Granting this variance will not adversely affect the rights of adjacent property owners or residents. The existing building is setback approximately eleven (11) feet from the west property boundary. The building addition, as shown, does not appear to have any negative impact on an abutting property owner. 3. The strict application of the provisions of the zoning regulations of which a variance is requested will constitute an unnecessary hardship or practical difficulty upon the property owner represented in the application. 02.14.2018 kf/mk Page 2 of 4  The strict application of the zoning regulations does not create a practical difficulty or unnecessary hardship on the property owner. The addition could be built in compliance with the required side yard setback if built in an alternative location on the property. 4. The variance desired will not adversely affect the public health, safety, morals, order, convenience, prosperity, or general welfare. The public health, safety, morals, order, convenience, prosperity, or general welfare will not be adversely affected if this variance is granted. In this instance, the potential ten (10) foot separation between this building and the closest adjacent building is more than required for fire separation purposes. 5. Granting the variance desired would not violate any requirements set forth by State or Federal agencies. State and Federal agencies do not regulate building setbacks. The Board of Adjustment must determine if the strict application of the provisions of the Unified Development Code, of which the variance is requested, will constitute a practical difficulty upon the property owner represented in the application. The Board must also find that the spirit and intent of the regulations are maintained by determining that the variance will not result in adversely affecting the rights of adjoining property owners, or be detrimental to the character and quality of the surrounding properties. QUESTIONS None. APPLICANT Kerry Copenhaver 1804 NW Indian Ln. Blue Springs, MO Mr. Copenhaver noted that the addition extends the building north from the northwest corner approximately 18ft. and that there would be no benefit to the addition if it had to follow the required setback. WITNESSES IN None. FAVOR WITNESSES None. OPPOSED HEARING CLOSED With no further testimony to be taken, Vice Chairman Hatfield closed the public hearing at 6:51 p.m. with a request for action on the petition. MOTION Board Member Evelyn Ericson made a motion to approve Variance / VAR-01-18-6197 PUBLIC HEARING / “2929 SW Eastbound 40 Highway.” AGENDA ITEM 2 VARIANCE / VAR- 01-18-6197 / “2929 02.14.2018 kf/mk Page 3 of 4 SW Eastbound US 40 Highway” SECOND Board Member Frederick Manning. VOTE Brian Ross – Aye Frederick Manning – Aye Ginger Duhon – Aye William Washington III – Aye Dewayne Duhon, Chairman – Absent Evelyn Ericson – Aye Laurie Hatfield, Vice Chairman – Aye (APPROVED 6-Aye, 0-No) OTHER BUSINESS The next meeting is scheduled for Wednesday, March 14, 2018. ADJOURN With no further items to come before the Board, a motion was made by Board Member Frederick Manning, and seconded by Board Member William Washington III, to adjourn at 6:54 p.m. Motion carried unanimously. _____________________________ Karen Findora, Recording Secretary Laurie Hatfield, Vice Chairman Date 02.14.2018 kf/mk Page 4 of 4  BOARD OF ADJUSTMENT STAFF REPORT Meeting Date: April 11, 2018 Agenda Item: 2 Case File Number: VAR-03-18-6309 Project Name: 4905 SW Marguerite Street Type of Application: Variance Request: Approval of a Variance to Section 405.020, Residential Building Type Standards, Detached House — Large Lot, to reduce the required rear yard setback from 30- feet to 24-feet Applicant: Shawn Woods / Woods Custom Ashlar Homes Property Owner: Shawn Woods / Woods Custom Ashlar Homes Surveyor: N/A Engineer: N/A Architect: N/A Location (Address): 4905 SW Marguerite Street General Location: South of U.S. 40 Highway and west of SW Bowlin Road Area: 0.32 +/- acres Lots: 1 Existing Existing Buildings: None Existing Zoning: “SF-12/PUD” (Large Lot Single Family/Planned Unit Development) Existing Land Use: Vacant Proposed Land Use: Detached House – Large Lot Comprehensive Plan Designation: Low-Density Residential Attachments: Site Location Maps Variance Application Planner: Mike Mallon, Assistant Director Community Development Page 1 of 4  Project: 4905 SW Marguerite Street Plan Case: VAR-03-18-6309 BACKGROUND INFORMATION/SUMMARY: The applicant requests approval of a variance to reduce the required rear yard setback from (30) feet to (24) feet to allow the construction of a detached house. The requested rear yard of the existing, platted Lot 12, Indigo Hills PUD – 1st Plat, is along the eastern property line. The proposed house would be located approximately 6-feet from the rear property line. The applicant is requesting a variance from the rear yard setback requirement for a “Detached House – Large Lot” located in a “SF-12” (Large Lot Single Family) zoning district. Section 405.020 states that the minimum rear yard setback for Detached House – Large Lot is thirty (30) feet. PREVIOUS ACTIONS/APPROVALS:  On November 17, 2003, City Council approved the annexation (Ord. 3632) of approximately 33 acres of land.  On February 16, 2004, City Council approved the rezoning (Ord. 3659) and the PUD Concept Plan (Ord. 3660) of approximately 33.38 acres of land from County “GB” to “SF-7” (Single-Family) and “SF-12” (Large Lot Single-Family) for the Indigo Hills PUD subdivision.  On December 13, 2004, Planning Commission approved the Preliminary Plat for Indigo Hills PUD, encompassing approximately 33.38 acres.  On December 20, 2004, City Council approved a revised PUD Concept Plan (Ord. 3846) for the Indigo Hills PUD subdivision, encompassing approximately 33.38 acres.  On September 7, 2005, City Council approved the Final Plat (Ord. 3898) for Indigo Hills PUD 1st Plat, encompassing approximately 19.53 acres.  On September 12, 2005, Planning Commission approved the PUD Final Plan for Indigo Hills PUD, encompassing approximately 33.38 acres. FUTURE APPLICATIONS/REVIEWS ANTICIPATED OR REQUIRED: The applicant has applied for a Variance to be heard before the Board of Adjustment. The applicant will need to apply for a Building Permit pending the approval of this Variance. ABUTTING ZONING AND LAND USES: Direction Current Zoning Surrounding Land Uses North: “SF-12” (Large Lot Single Family) Detached house South: “SF-12” (Large Lot Single Family) Detached house East: “SF-12” (Large Lot Single Family) Detached house West: Right-of-Way; SW Marguerite Street; “SF-12” (Large Lot Single Family) Detached house Page 2 of 4  Project: 4905 SW Marguerite Street Plan Case: VAR-03-18-6309 UNIFIED DEVELOPMENT CODE: Section 405.020 – “Residential Building Type Standards” provides the following table: Detached House – Large Lot Frontage 101’ to 150’ Lot Size width Area 12,000 s.f. to 1 acre Front 30’ min. Side 15’ min. Setbacks Corner side 30’ min. Rear 30’ min. Height 35’ max. Frontage Type Yard and setback Design & Performance Building coverage = 35% of lot area max. Standards The applicant requests approval of a variance to reduce the required rear yard setback from (30) feet to (24) feet to allow the construction of a detached house. The Board of Adjustment shall review the following items when considering this variance: 1. The requested variance arises from conditions which are unique to the subject property, that are not ordinarily found in the same zoning district and that are not a result of the owner’s intentional action; Staff Response: The conditions applicable to this request are unique to this property. The shape of the lot is unique and includes a diagonal rear property line that connects two very different sized side property lines. 2. The granting of the variance will not adversely affect the rights of adjacent property owners or residents; Staff Response: Granting this variance will not adversely affect the rights of adjacent property owners or residents. The rear property line where the proposed home would encroach into the required rear yard is similar in nature to a side yard, and consequently, the proposed variance would not have any greater impact on adjacent properties than a property having a side yard abutting a rear yard of an adjacent property, which is common throughout the city. 3. The strict application of the provisions of the zoning regulations of which a variance is requested will constitute an unnecessary hardship or practical difficulty upon the property owner represented in the application; Staff Response: The strict application of the zoning regulations would create an unnecessary hardship on the property owner. While a home could be designed to fit on the property in compliance with the regulations, it would result in an odd shaped house that would not be compatible with other homes in the subdivision. 4. The variance desired will not adversely affect the public health, safety, morals, order, convenience, prosperity, or general welfare; Page 3 of 4  Project: 4905 SW Marguerite Street Plan Case: VAR-03-18-6309 Staff response: The public health, safety, morals, order, convenience, prosperity, or general welfare will not be adversely affected if this variance is granted. 5. Granting the variance desired would not violate any requirements set forth by State or Federal agencies. Staff response: State and Federal agencies do not regulate building setbacks. STAFF RECOMMENDATION: Staff supports this variance request to reduce the required rear yard setback from 30 feet to 24 feet because of the unique shape of the lot. The proposed building complies with all other provisions in the Unified Development Code. SUMMARY: The Board of Adjustment must determine if the strict application of the provisions of the Unified Development Code, of which the variance is requested, will constitute a practical difficulty upon the property owner represented in the application. The Board must also find that the spirit and intent of the regulations are maintained by determining that the variance will not result in adversely affecting the rights of adjoining property owners, or be detrimental to the character and quality of the surrounding properties. Page 4 of 4  ntrys id Cou General Zoning Downtown District Zoning District RE CS SF-12 T3 SF-7 T4 Tapawingo Ln Tapawingo Ln TF T5 MF-10 MF-14 Overlay Districts MF-18 ADP-O MF-20 H-O NB PR-O R-O SO Conservation District PLOS PUD Concept Plan GB Planned Development CB RC LI HI COUNTY AG RE-C Jackson County GB-C LI-C HI-C £ ¤ 40 Jackson County SITE SF-12 St SW d SF-7 th In a be ig Springs Lake SW Bowlin Rd o iz SW El H ills D r £ ¤40 SW Marguerite St ry S W ic k o H t SW C Jackson County 44 t Dr h eet St S tr t h 44 SF-7 SW SW Hickory Ln Jackson County VAR-03-18-6309 INDIGO HILLS PUD ± 1ST PLAT, LOT 12 4905 SW MARGUERITE ST 0 300 600 1,200 Feet SITE LOCATION MAP  £ ¤ 40 Jackson County SITE St t h a be SW SW Bowlin Rd iz El In d igo SW Hill sD r SW Marguerite St VAR-03-18-6309 INDIGO HILLS PUD ± 1ST PLAT, LOT 12 4905 SW MARGUERITE ST SITE LOCATION AERIAL MAP 0 150 300 600 Feet  BOARD OF ADJUSTMENT STAFF REPORT Meeting Date: April 11, 2018 Agenda Item: 3 Case File Number: VAR-03-18-6316 Project Name: 2105 SW Moreland School Road Type of Application: Variance Request: Approval of a variance request to Section 407.040, Site and Landscape Design, subsection D.3, Fences, to allow the construction of a front fence to be taller than four (4) feet in height. Applicant: Dennis Klein / Kleins Fence Property Owner: Dennis Klein / Kleins Fence Surveyor: N/A Engineer: N/A Architect: N/A Location (Address): 2105 SW Moreland School Road General Location: North of SW Moreland School Road, approximately 500’ west of SW 19th Street Area: 2.76 +/- acres Lots: 1 Existing Existing Buildings: 1 Existing Existing Zoning: “RE” (Residential Estate) Existing Land Use: Detached housing Proposed Land Use: Detached Housing Comprehensive Plan Designation: Neighborhood / Low Density Residential Attachments: Site Location Maps Variance Application Planner: Mike Mallon, Assistant Director Community Development Page 1 of 4  Project: 2105 SW Moreland School Road Plan Case: VAR-03-18-6316 BACKGROUND INFORMATION/SUMMARY: The applicant requests approval of a variance to legally allow an approximate 5-foot tall decorative metal fence to be built within the front yard of his property located at 2105 SW Moreland School Road. The proposed fence would be a decorative metal, vertical open rail, fence with six masonry columns along the front side of the property adjacent to SW Moreland School Road. A custom decorative gate will be constructed across the driveway and is proposed to match the front entry door system on the front elevation of the home. The applicant is requesting a variance from the front fence height limitation of a maximum of 4-feet. Section 407.040 (D)(3)(a) states: a. Front fences. All fences in front of the front building line shall: (1) Be no higher than four (4) feet; (2) Be limited to ornamental or decorative materials that complement the materials and design of the principal building; and (3) Except for screens for parking, have a transparency or voids of at least thirty- three percent (33%).” PREVIOUS ACTIONS/APPROVALS:  On February 6, 2012, City Council approved the annexation (Ord. 4371) and the rezoning (Ord. 4372) of approximately 8.31 acres of land from “AG” “County Agriculture” to “RE” (Residential Estates).  On February 13, 2012, Planning Commission approved the Preliminary Plat for Payne’s Estates Lots 1 & 2, encompassing approximately 8.31 acres.  On February 21, 2012, City Council approved the Final Plat (Ord. 4377) for Payne’s Estates Lots 1 & 2, encompassing approximately 8.31 acres. FUTURE APPLICATIONS/REVIEWS ANTICIPATED OR REQUIRED: The applicant has applied for a Variance to be heard before the Board of Adjustment. The applicant has also applied for a Building Permit pending the approval of this Variance. ABUTTING ZONING AND LAND USES: Direction Current Zoning Surrounding Land Uses North: Jackson County “Estate” detached housing South: Right-of-Way; SW Moreland School Road; SF-7 (Single Family District) Detached housing East: SF-7 (Single Family District) Detached housing, open space/drainage West: RE (Residential Estate) Detached housing Page 2 of 4  Project: 2105 SW Moreland School Road Plan Case: VAR-03-18-6316 UNIFIED DEVELOPMENT CODE: Section 407.040 (D)(3)(a) states: a. Front fences. All fences in front of the front building line shall: (1) Be no higher than four (4) feet; (2) Be limited to ornamental or decorative materials that complement the materials and design of the principal building; and (3) Except for screens for parking, have a transparency or voids of at least thirty-three percent (33%). The applicant requests approval of a variance to legally allow a five-foot tall fence to be built in front of the front building line. The Board of Adjustment shall review the following items when considering this variance: 1. The requested variance arises from conditions which are unique to the subject property, that are not ordinarily found in the same zoning district and that are not a result of the owner’s intentional action; Staff Response: The conditions applicable to this request are somewhat unique to this property. The property is zoned “RE” (Residential Estate) and is developed with a Detached House - Estate Lot that has a front yard adjacent to a major collector street. There are not many similarly situated Estate Lot homes adjacent to major collector streets in the City. The additional 1-foot in height for the front fence helps provide additional security and a visual buffer between the detached house and the road. 2. The granting of the variance will not adversely affect the rights of adjacent property owners or residents; Staff Response: Granting this variance will not adversely affect the rights of adjacent property owners or residents. The proposed fence will be similar in height to adjacent homes to the east along SW 19th Street. The fence, as shown, does not appear to have any negative impact on an abutting property owner. 3. The strict application of the provisions of the zoning regulations of which a variance is requested will constitute an unnecessary hardship or practical difficulty upon the property owner represented in the application; Staff Response: The strict application of the zoning regulations does not create a practical difficulty or unnecessary hardship on the property owner. The fence could be built in compliance with the required height limitation for fences in front of the front building line of the property. 4. The variance desired will not adversely affect the public health, safety, morals, order, convenience, prosperity, or general welfare; Staff response: The public health, safety, morals, order, convenience, prosperity, or general welfare will not be adversely affected if this variance is granted. 5. Granting the variance desired would not violate any requirements set forth by State or Federal agencies. Page 3 of 4  Project: 2105 SW Moreland School Road Plan Case: VAR-03-18-6316 Staff response: State and Federal agencies do not regulate fence heights as proposed by the applicant. STAFF RECOMMENDATION: Staff supports this variance because the proposed fence is appropriate for Residential Estate zoned land that is adjacent to both a major collector street, similarly sized properties and natural features. The proposed five-foot fence would be compatible with other similar style fences, in both height and design, that have been constructed on other large-lot estate style houses near the subject property along SW 19th Street. SW Moreland School Road is a major collector street, and the visual impacts of a taller fence in front of the front building line along the road would not be as significant as a similarly proposed fence along a local street in a typical subdivision. The proposed fence is a decorative, ornamental metal style with masonry columns that is substantially more durable, as well as, aesthetically appealing than a standard wood privacy fence. The proposed fence complies with all other provisions in the Unified Development Code. SUMMARY: The Board of Adjustment must determine if the strict application of the provisions of the Unified Development Code, of which the variance is requested, will constitute a practical difficulty upon the property owner represented in the application. The Board must also find that the spirit and intent of the regulations are maintained by determining that the variance will not result in adversely affecting the rights of adjoining property owners, or be detrimental to the character and quality of the surrounding properties. Page 4 of 4  r ek D Cre SW o ck hton Pl S WR Brighton SW Brig Granite SW General Dr CreekDowntown Zoning Ct District Zoning District SW Opossum Hollow Rd RE CS SF-12 T3 SW SF-7 SW gcreek T4 Stonecree k n Spri TF T5 AG SW pering MF-10 Ct Ct SW Emerald MF-14 Overlay Districts Whis k Ct reek Dr ADP-O SW Clear MF-18 tonec Cree H-O MF-20 W S S PR-O Creek Pl NB Creek Ct SO R-O Conservation District PLOS PUD Concept Plan Creek Pl GB Planned Development CB RC LI SW 19th St ut SW Cross HI ro COUNTY AG Sh Cir SW eek Jackson County RE-C Cr SF-7 SF-7 SF-7 GB-C LI-C Ct SW ek HI-C Cry e cr e s tal P in Cre ek SW l P l kP ree inc Tw SW SW Tw SF-7 Shr out Ct incre SW k Ct SF-7 ek Cre e SW M isty C reek RE SW Liggett Rd SW Moreland School Rd SITE SW Fleming Dr SW SW 12th St Ln M ey er SW Pa Ci SW 11th Ne rk r w to n SW Street Cir er Blvd Cir SW W in S W Me y te rg re SW Park Dr en Ln SF-7 SF-7 SW 22nd St SW SW Ivy SW Lig Ln Wa g ett ll Rd St an SW a tt SW Wa SW SW h ad Stoneh an ll 14th M wa Str eet Street enge y Ct Ct Cir SW Bro Ave Park SW SW Liggett Cir nue RE SW Liggett Ct SF-7 VAR-03-18-6316 2105 SW MORELAND SCHOOL RD PAYNES ESTATES - LOT 2 SITE LOCATION MAP 0 300 ± 600 1,200 Feet  SW 19th St C t r eek e c Pin SW l ekP in cre Tw SW SW out Jackson County Tw Shr Ct incre SW k Ct ek e SITE Cr e SW Moreland School Rd SW Fleming Dr SW Ln M ey Pa er SW rk C ir Ne SW wt on Cir Blvd SW SW Mey W in te er rg re SW Park Dr en Ln SW 22nd St SW Lig SW g ett Ivy SW R d Ln Wa ll S t VAR-03-18-6316 2105 SW MORELAND SCHOOL RD PAYNES ESTATES - LOT 2 SITE LOCATION AERIAL MAP 0 200 ±400 800 Feet