Board of Adjustment

Board of Adjustment Agenda Wednesday March 13, 2019 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 • Nancy Yendes, Alt. Member 2 Planning Commission Liaisons Are: • LaKeisha Veal, 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, March 13, 2019 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 13, 2018 2. PUBLIC HEARING – VARIANCE – VAR-02-19-6811 – “Roselli Residence” – 2238 SW Park Avenue Circle Exhibits: 1. Staff Report with attachments 2. Affidavit of Publication in The Examiner, February 23, 2019 3. Application with attachments 4. Letter of Uniqueness dated, February 13, 2019 5. 185 Ft. Notification Map 6. Names/addresses of property owners 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-02-19-6813– “Bills Addition Lot 3” – East of SW 9th Street, +\- 250’ north of SW South Avenue Exhibits: 1. Staff Report with attachments 2. Affidavit of Publication in The Examiner, February 23, 2019 3. Application with attachments 4. Letter of Uniqueness dated, February 15, 2019 5. 185 Ft. Notification Map 6. Names/addresses of property owners w/n 185 ft. of site 7. Copy of letter sent to said property owners 8. Unified Development Code “UDC” (By Reference) 4. OTHER BUSINESS – The next scheduled meeting is Wednesday, April 10, 2019 BA – 03.13.2019 5. ADJOURN If special accommodations are required for citizen participation Please call 228-0207 (voice) or 228-0250 (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 http://www.bluespringsgov.com/AgendaCenter March 6, 2019 Karen Findora, Administrative Assistant Community Development BA – 03.13.2019  City of Blue Springs 903 Main Street Blue Springs, Missouri 64015 BOARD OF ADJUSTMENT MINUTES Wednesday, February 13, 2019 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 13, 2019 with the following members and guests in attendance. MEMBERS Evelyn Ericson Brian Ross PRESENT Laurie Hatfield, Vice Chairman Nancy Yendes DeWayne Duhon, Chairman STAFF / OTHERS Thomas Cole, Director, Community & Economic Development Mike Mallon, Assistant Director, Community & Economic Development Matt Wright, Senior Planner Tom Degenhardt, City Engineer Jackie Sommer, City Attorney Karen Findora, Recording Secretary Brittany Murray, Public Stenographer ABSENT Board Member Frederick Manning CALL TO ORDER / DeWayne Duhon, Chairman, called the meeting to order at 6:30 p.m. with a request that APPROVAL OF everyone stand for the Pledge of Allegiance. MINUTES Board Member Laurie Hatfield made a motion to approve the October 10, 2018 meeting minutes, Seconded by Board Member Evelyn Ericson, and a unanimous vote, the Minutes of October 10, 2018, were approved as submitted. Chairman Duhon advised the audience of the manner in which the Public Hearing would be conducted and noted that as the Board consists of five (5) voting members; a concurring vote of four (4) would be required to pass any motion. 02.13.2019 kf Page 1 of 5 AGENDA ITEM 2 Chairman Duhon opened the public hearing at 6:33 p.m. with a request for exhibits from PUBLIC HEARING the City Attorney. Ms. Jackie Sommer entered Exhibits 1 thru 8 for Agenda Item 2 into VARIANCE / VAR- the public record on behalf of the applicant. 01-19-6772 / “Blue Exhibits: Springs High School 1. Staff Report with attachments North Parking” / 2009 2. Affidavit of Publication in The Examiner, January 26, 2019 NW Ashton Drive 3. Application with attachments 4. Letter of Uniqueness dated, January 18, 2019 5. 185 Ft. Notification Map 6. Names/addresses of property owners within 185 ft. of site 7. Copy of letter sent to said property owners 8. Unified Development Code “UDC” (By Reference) STAFF Matt Wright, Senior Planner, stated that before the Board is a Variance request for a COMMENTS parking setback for the Blue Springs High School – North Parking Lot. The applicant is requesting to reduce the parking setback from 25-ft. to 7-ft. adjacent to NW Ashton Drive and 25-ft. to 0-ft. adjacent to NW 22nd Street. Staff does believe that the variance is unique to the subject property. Mr. Wright stated that the corner lot is generally too small for the development of any additional school buildings, therefore leaving parking as the most appropriate use for the site. Staff doesn’t believe that any adjacent property owners or residents would be adversely affected by the variance. The setback reduction is only encroaching on public right-of- way and not private property. Staff believes that the strict application of zoning regulations would create a hardship for the applicant since the high school location is landlocked. Staff does support the requested variance. QUESTIONS Chairman Duhon asked if there were any safety concerns with the parking being so close to the roadway. Tom Degenhardt, City Engineer stated that the Engineering Department has no concerns. APPLICANT Dan Anderson, Blue Springs School District 1311 SE Eastridge Cir. Blue Springs, Mo 64014 Mr. Anderson stated that since the Blue Springs High School is landlocked they are trying to maximize their space. Eventually, the freshmen will be housed at the high school, and this will enable the school district to allow for staff and future student parking, as well as large events that the school district hosts. Chairman Duhon asked if anyone thought of going up with parking instead of out. Mr. Anderson stated that they have but it’s cost prohibited right now. WITNESSES IN FAVOR None. 02.13.2019 kf Page 2 of 5 WITNESSES OPPOSED None. HEARING CLOSED With no further testimony to be taken, Chairman Duhon closed the public hearing at 6:42 p.m. with a request for action on the petition. MOTION Board Member Evelyn Ericson made a motion to approve Variance / VAR-01-19-6772 AGENDA ITEM 2 / “Blue Springs High School North Parking.” PUBLIC HEARING VARIANCE / VAR- 01-19-6772 / “Blue Springs High School North Parking” / 2009 NW Ashton Drive SECOND Board Member Laurie Hatfield. VOTE Brian Ross – Aye Nancy Yendes – Aye Laurie Hatfield – Aye Evelyn Ericson – Aye Dewayne Duhon, Chairman – Aye (APPROVED 5-Aye, 0-No) AGENDA ITEM 3 Chairman Duhon opened the public hearing at 6:43 p.m. with a request for exhibits from PUBLIC HEARING the City Attorney. Ms. Jackie Sommer entered Exhibits 1 thru 8 for Agenda Item 3 into VARIANCE / VAR- the public record on behalf of the applicant. 01-19-6773 / “Blue Exhibits: Springs High School 1. Staff Report with attachments NW Parking” / 2000 2. Affidavit of Publication in The Examiner, January 26, 2019 NW Ashton Drive 3. Application with attachments 4. Letter of Uniqueness dated, January 18, 2019 5. 185 Ft. Notification Map 6. Names/addresses of property owners within 185 ft. of site 7. Copy of letter sent to said property owners 8. Unified Development Code “UDC” (By Reference) STAFF COMMENTS Matt Wright, Senior Planner, stated that before the Board is a Variance request from the Blue Springs School District to reduce the parking setback from 25-ft. to 0-ft. adjacent to NW Ashton Drive. Staff does find this request to be unique to the property. Mr. Wright stated that the new building additions will create a loss of existing parking areas requiring additional parking be installed in the limited areas that are available on the site. The only area to expand parking is in the northwest corner of the site. The parking setback would significantly reduce the number of spaces allowed. The parking setback is only encroaching on public right-of-way. The Blue Centennial Pool Plex also has a 0-ft. parking setback along NW 22nd Street and a reduced setback along NW Ashton Drive. Mr. Wright informed the Board that the parking lot has already been installed. If the variance is approved the applicant will need to submit a permit and install landscaping between the parking lot and the street, which has already been reviewed and approved by the Planning Commission. 02.13.2019 kf Page 3 of 5  Staff does support the variance. APPLICANT Dan Anderson, Blue Springs School District 1311 SE Eastridge Cir. Blue Springs, MO 64014 Mr. Anderson stated that they got ahead of themselves on this project. They thought they were within the setback. Mr. Anderson said that working with Tandem Paving they had a design build with five different companies to try and maximize the new bond on the south side of the band complex. Mr. Anderson stated that this will take up all 60 parking slots for student parking and eight (8) ADA parking spaces. This gives the district 153 parking spaces in lieu of losing the 68 that were located on the south end of the site. This will eliminate the amount of students that have to cross Ashton to get to the school. The softball field will be turfed in the spring and it helps that the infrastructure is complete prior to the turfing of the field. There is a parking space gain overall. WITNESSES IN FAVOR None. WITNESSES OPPOSED None. HEARING CLOSED With no further testimony to be taken, Chairman Duhon closed the public hearing at 6:51 p.m. with a request for action on the petition. MOTION Board Member Laurie Hatfield made a motion to approve Variance / VAR-01-19-6773 PUBLIC HEARING / “Blue Springs High School NW Parking.” VARIANCE / VAR- 01-19-6773 / “Blue Springs High School NW Parking” / 2000 NW Ashton Drive SECOND Board Member Evelyn Ericson. VOTE Brian Ross – Aye Nancy Yendes – Aye Laurie Hatfield – Aye Evelyn Ericson – Aye Dewayne Duhon, Chairman – Aye (APPROVED 5-Aye, 0-No) OTHER BUSINESS The next meeting is scheduled for Wednesday, March 13, 2019. ADJOURN With no further items to come before the Board, a motion was made by Board Member Evelyn Ericson, and seconded by Board Member Brian Ross to adjourn at 6:51 p.m. Motion carried unanimously. _____________________________________________ Karen Findora, Recording Secretary 02.13.2019 kf Page 4 of 5  ____________________________________________________________ DeWayne Duhon, Chairman Date 02.13.2019 kf Page 5 of 5  BOARD OF ADJUSTMENT STAFF REPORT Meeting Date: March 13, 2019 Agenda Item: 2 Case File Number: VAR-02-19-6811 Project Name: 2238 SW Park Avenue Circle Type of Application: Variance Request: Approval of a Variance request to reduce the 8-foot side yard setback required by Unified Development Code Section 405.020 to a 7.5-foot side yard setback for only the southeast corner of the proposed building Applicant: Ron Myrick / Ron Myrick Design Builders, Inc. Property Owner: Michael & Mary Roselli Surveyor: Lee Bodenheimer / Construction Engineering Services Engineer: N/A Architect: N/A Location (Address): 2238 SW Park Avenue Circle General Location: Approximately 300 feet NW of the intersection of SW Park Avenue & SW Park Avenue Circle Area: 14,137.42 +/- sq. ft. Lots: 1 Existing/Platted Existing Zoning: “SF-7” (Single-Family Residential) Existing Land Use: Demolished foundation from former house Proposed Land Use: Single Family House Comprehensive Plan Designation: Neighborhoods / Mixed Density Neighborhood Attachments: Site Location Maps Variance Application Planner: Nathan Jurey, Associate Planner Page 1 of 4  Project: 2238 SW Park Avenue Circle Case: VAR-02-19-6811 BACKGROUND INFORMATION/SUMMARY: The applicant is requesting approval of a Variance to reduce the 8-foot side yard setback required by Unified Development Code (UDC) Section 405.020 to a 7.5-foot side yard setback for only the southeast corner of the proposed building. In 1988, City approved the Building Permit for the original house with a proposed side yard setback of 8.23 feet. Staff believes the foundation was incorrectly installed with a 7.5-foot side yard setback. In 2018, the original house was damaged by fire. The applicant desires to utilize the existing foundation to rebuild their home. PREVIOUS ACTIONS/APPROVALS: • On April 21, 1986, City Council approved the Annexation (A-6-1986) of a +/- 51.22- acre property for the Park Avenue project (Ord. 1501). • On May 5, 1986, City Council approved the Rezoning (R-11-1986) of a +/- 32.15- acre property for the Park Avenue project (Ord. 1509). • On September 2, 1986, City Council approved the Final Plat for Park Avenue 1st Plat Lots 1-38, encompassing +/- 15.96 acres (Ord. 1556). • In May 1988, City staff approved a Building Permit with a minimum side-yard setback of 8.23 feet on the south side of the previous building. • In September 1988, City staff approved the Certificate of Occupancy for the previous building. • In September 2018, the previous building suffered damage from a fire. • In February 2019, City staff approved a Building Permit with a minimum side-yard setback of 8 feet on the north side of the proposed building. FUTURE APPLICATIONS/REVIEWS ANTICIPATED OR REQUIRED: If the Variance is approved, a building permit may be approved. ABUTTING ZONING AND LAND USES: Direction Current Zoning Surrounding Land Uses North: “SF-7” Single Family House South: “SF-7” Single Family House East: Local Road SW Park Avenue Circle West: Jackson County Fleming Park Page 2 of 4  Project: 2238 SW Park Avenue Circle Case: VAR-02-19-6811 VARIANCE CRITERIA: Unified Development Code (UDC) Section 405.020 states: Detached House — Neighborhood Lot Lot Size Frontage width 66' to 100' Area 7,200 s.f. to 12,000 s.f. Setbacks Front 25' min. Side 8' min. Corner side 25' min. Rear 15' min. Height 35' max. Frontage Type Yard and setback; terrace Design and Performance Standards Building coverage = 40% of lot area max. The applicant requests approval of a variance to legally allow a 7.5-foot side setback for only the southeast corner of the proposed building. 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: Staff believes the conditions applicable to this request are unique to the subject property. The property is triangular in shape due to its location at the end of a cul-de-sac and the back thirty (30) feet of the property is relatively steep. Due to the steep grade, the area easiest to build upon is also the narrowest portion of the property. The image below provides a visual representation of this unique situation. Page 3 of 4  Project: 2238 SW Park Avenue Circle Case: VAR-02-19-6811 Additionally, the location of the existing foundation is not the result of the owner’s intentional action. In May 1988, City staff approved the Building Permit with a minimum 8.23-foot side yard setback from the south property line. Staff believes the foundation was incorrectly installed at the 7.5-foot side yard setback in 1988. In September 1988, City staff approved the Certificate of Occupancy for the house. The current property owner (Michael & Mary Roselli) bought the house in 2006. In 2018, the house was demolished down to the foundation due to fire damage. Currently, the owner is requesting to rebuild the house on the existing foundation. 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 request only reduces the side-yard setback by six (6) inches in the southeast corner of the proposed building. Additionally, the request does not encroach into the 7.5-foot utility easement along the south property line. 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. The property owner would either need to remove the existing foundation and install an entirely new foundation or remove six inches off the southeast corner of the foundation and be left with a corner on the house that does not match the adjacent homes in terms of design. 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. The reduction to a 7.5-foot setback still maintains adequate building separation for fire protection services. 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 recommends approval of the request because the application meets all five (5) review criteria for a Variance. 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  SW Tw Ct incre ek General Zoning Downtown District Zoning District RE RE SF-12 CS T3 SF-7 T4 SW Liggett Rd TF T5 SW Moreland Sch MF-10 MF-14 Overlay Districts SW Flem ing Dr MF-18 ADP-O SW H-O MF-20 M rk L NB e PR-O R-O ye SW n SO rC Pa ir Conservation District Ne PLOS wt GB PUD Concept Plan on SW Planned Development er Blvd Cir CB RC LI S W Me y HI Fleming COUNTY AG SW Park Dr RE-C SF-7 GB-C Park LI-C SF-7 HI-C SW 22nd St SW SW L ig Wa ge tt R ll S d t an SW a tt SW Wa h an Br o ll S tre M ad et C wa ir y SW Ave Park SW Cir nue Lake Jacomo SITE SF-7 Jackson SW Park Ave County SW 15th Ct SW Edgewood St SF-7 Jackson County SF-7/ PR-O SW 15th St VAR-02-19-6811 ROSELLI RESIDENCE 2238 SW PARK AVENUE CIR ± SITE LOCATION MAP 0 300 600 1,200 Feet  Pa SW rk L n Ne Ci w t o r n SW SW Park Dr SW 22nd St SW Lig ge tt R SW d Wa ll St an SW SW att Wa h ll an ay S tr M dw oa SW Br Ave Park Cir nue SW SITE SW Park Ave Jackson County VAR-02-19-6811 ROSELLI RESIDENCE 2238 SW PARK AVENUE CIR SITE LOCATION MAP 0 200 ± 400 800 Feet  BOARD OF ADJUSTMENT STAFF REPORT Meeting Date: March 13, 2019 Agenda Item: 3 Case File Number: VAR-02-19-6813 Project Name: Bills Addition Lot 3 Type of Application: Variance Request: Approval of a Variance, from the Unified Development Code Section 404.240.H to allow a front-facing garage. Applicant: Jason Walker / Walker Custom Homes LLC Property Owner: Jason Walker / Creative Real Estate Solutions LLC Surveyor: Engineer Solutions Engineer: N/A Architect: N/A Location (Address): No Addressed Assigned Yet General Location: East of SW 9th St & +/- 250’ north of SW South Ave Area: 14,461 +/- sq. ft. Lots: 1 Existing/Platted Existing Zoning: “T3” (Sub-Urban) Existing Land Use: Undeveloped Proposed Land Use: Single-Family House Comprehensive Plan Designation: Distinct Destination Attachments: Site Location Maps Variance Application Planner: Nathan Jurey, Associate Planner Page 1 of 4  Project: Bills Addition Lot 3 Case: VAR-02-19-6813 BACKGROUND INFORMATION/SUMMARY: The applicant is requesting approval of a Variance from Section 404.240.H that states “Parking lots and garages shall not front to the street..” in order to legally construct a house with a a garage that fronts the street. Previously, at the City’s request, the property owner dedicated a drainage easement on the property via a Final Plat. The easement covered more than half the property making it impossible for a driveway to access a side- or rear-loaded garage without significantly reducing the building width, since driveways are not permitted within drainage easements. Due to these unique conditions, the applicant desires to construct a 32’ wide house with a front-facing garage. PREVIOUS ACTIONS/APPROVALS: • On February 13, 1957, City Council approved Final Plat for Bills Addition (Ord. 183). • On April 2, 2007, City Council approved the rezoning (R-13-2007) of the entire Downtown Zoning District (Ord. 4057). • On February 19, 2019, City Council approved the Final Plat for Bills Addition Lot 3 (Ord. 4796). • On February 26, 2019, Downtown Review Board approved the proposal to construct a new single-family home with a front-loaded garage. FUTURE APPLICATIONS/REVIEWS ANTICIPATED OR REQUIRED: If the Variance is approved, a building permit may be submitted for the proposed building. However, prior to building permit issuance, the approved Final Plat must be recorded at Jackson County. ABUTTING ZONING AND LAND USES: Direction Current Zoning Surrounding Land Uses North: “T3” (Sub-Urban) Single Family Residential South: “T3” (Sub-Urban) Single Family Residential East: “T3” (Sub-Urban) Undeveloped West: Local Road SW 9th Street Page 2 of 4  Project: Bills Addition Lot 3 Case: VAR-02-19-6813 VARIANCE CRITERIA: Unified Development Code (UDC) Section 404.240.H states: Parking Standards. Parking standards vary by T-zone. Office and retail space may utilize the on-street parking adjacent to the lot frontage as part of the parking requirement. Parking lots and garages shall not front to the street. The applicant requests approval of a variance to legally allow a garage that fronts the street. 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 the subject property. The subject property has an existing drainage easement that covers 57 percent of the property (51.3’ wide easement on 89.3’ wide property). Easements do not ordinarily cover over half of a property. Additionally, the City requested the dedication of this drainage easement prior to development of the property. Thus, the easement is not a result of the owner’s intentional action. 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, as the requested garage only faces the public right-of- way and not the adjacent neighbor to either side. Additionally, several other homes on SW 9th Street also have legal non-conforming garages that front the street. 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 or practical difficulty on the property owner. The Downtown Development Code requires a minimum of two (2) vehicle parking spaces per dwelling unit and it requires that garages shall not front the street. It is a practical difficulty for this property to meet both requirements. The property only has a buildable area of 38 feet wide because hard surfaces, such as buildings and driveways, are not allowed within the existing drainage easement. Therefore, the property is too narrow for a 10-foot wide driveway to access a side- or rear-entry garage without significantly reducing the building width. 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. Page 3 of 4  Project: Bills Addition Lot 3 Case: VAR-02-19-6813 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 front facing garages. STAFF RECOMMENDATION: Staff recommends approval of the request because the application meets all five (5) review criteria for a Variance. 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  NW Vesper LI GB SO NW Vesper St Ct NW 16th St General Zoning Downtown GB District Zoning District T3 NW 12th St NW Vesper St NW 11th St RE CS NW North SF-12 T3 Summit Cir N T5 NW Summit St T3 St W 4 SF-7 T4 NW 14th St NW Summit St NW Summit St TF T5 re th MF-10 et Ct NW South MF-14 Overlay Districts Summit Cir MF-18 ADP-O SF-7 NW Oak St H-O T5 MF-20 T4 T4 NB PR-O R-O SO Conservation District T5 PLOS T5 PUD Concept Plan SW 8th St GB SW 12th St Planned Development CB NW Lakeview Rd NW 6th Street Ter SW Smith St SW SW 14th St RC SW 11th St NW 6th St Smith LI NW 5th St St SW Jones St NW 4th St HI COUNTY AG GB RE-C SW Walnut St GB-C SW 15th St T4 T5 LI-C W Walnut St SW 9th St HI-C CS SW 7th Street Ter SW SW Moore St Moore SW St SW T3 re 6th SW Mo o SW Chicago St 11th St St St T reet SW 13th St SW SW 5th St er Chicago St T3 GB TF SW 12th St SW Mcarthur St GB TF SW 6th St SITE SW 6th SW South Ave Street SW 5th SW South Ave Ter St T5 SW 8th St ¬ «7 LI SW 16th St SW Eugene LI SW 10th St SF-7 LI LI RC GB GB RC GB £ ¤ 40 SW Jaguar Ln SW Kings Cross Rd SW Sunset Ave SW W GB in SW ds SW Skyline Dr or GB C M SW Luttrell Rd or s SW Consumer ni ng TF ide Dr VAR-02-19-6813 BILLS ADDITION LOT 3 ± SITE LOCATION MAP 0 300 600 1,200 Feet  SW 11 SW Walnut St NW 10th St SW SW 7th Street Ter Moore St SW 11th St SW 9th St SITE SW 12th St SW South Ave SW 8th St Eugene SW 10th St «7 ¬ VAR-02-19-6813 BILLS ADDITION LOT 3 SITE LOCATION MAP 0 150 ± 300 600 Feet