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Home My WebLink AboutA7 1 t ITEM #: DATE: 05-13-15 CITY OF AMES DEPARTMENT OF PLANNING AND HOUSING REPORT TO THE ZONING BOARD OF ADJUSTMENT DATE PREPARED: May 8, 2015 CASE FILE NO.: ZBA 15-08 REQUEST: To approve a Special Use Permit to allow a Change in Nonconforming Use in a Residential Zone. PROPERTY OWNER: Mary Kay's Flowers & Gifts, Inc. CONTACT: Melanie Cornwell, Mary Kay's Flowers & Gifts, Inc. LOCATION: 3134 Northwood Drive ZONING: Residential High Density (RH) BACKGROUND AND PROJECT DESCRIPTION: Project Description. The property at 3134 Northwood Drive includes a floral-gift shop (Mary Kay's Flowers & Gifts), and a single-family home (occupied by the owners of the business), with an attached two-car garage (see Attachment A: Location Map). The property is zoned Residential High Density (RH). The site is non-conforming in use with a standalone commercial use in a RH zoning district. The applicant, Melanie Cornwell, is requesting a Special Use Permit to "Change to Another Nonconforming Use in a Residential Zone." Granting of the request, through approval of the Special Use Permit, would allow a portion of the floor area of the existing floral-gift shop to be occupied by a small coffee shop. The coffee shop would include the sale of coffee products, baked goods, soups and sandwiches. The applicant states that cooking would not include any smokers, grills, fryers, or any other air permeating cooking methods. The floral-gift shop business would continue to operate in the remainder of the existing interior space. The existing single-family dwelling would remain unchanged. The applicant has submitted a aerial photo of the site, showing existing structures, parking areas and dimensions, a proposed three foot extension of the parking surface, location for a proposed handicap-accessible parking space, as well as locations for a bike rack and outdoor seasonal seating for customers of the proposed coffee shop (see Attachment C: Applicant's Aerial with Dimensions). 1 i The existing floral-gift shop includes approximately 2,430 gross square feet of floor area. The applicant has provided a floor plan that includes both the floral-gift shop and the coffee shop, of which approximately 750 gross square feet of floor area is used by the coffee shop, with the remainder of the floor area for the floral-gift shop. In the application materials, the applicant proposes that the coffee shop could eventually occupy as many as 1,000 square feet of floor area (see Attachment D: Proposed Floor Plan of Floral-Gift Shop and Coffee Shop). Indoor seating proposed for the coffee shop would range from twenty to twenty-six seats. An outdoor seasonal seating area, measuring twenty-five feet by five feet, paved with concrete, is proposed along the west building wall parallel to Grand Avenue. Enclosure of the outdoor seating area with a low picket fence is proposed to separate the area from the parking lot and adjacent street traffic. The applicant proposes to use the existing ground-mounted sign frame. A new sign face would be inserted to advertise the combination of the floral-gift and coffee shop businesses. An "Adjoining Property Owner Statement" is included with the completed application, and has been signed by residents that live along Northwood Drive, and Grove Avenue, near the subject property. These residents are stating that they have no objections to the issuance of a permit for the purpose of allowing non-alcoholic beverages and light food being served between the hours of 7.00 am and 5:30 pm, at Mary Kay's Flowers and Gifts. The statement is not an official application requirement to grant a Special Use Permit; however, it is an indication of support from persons who live near the business. Site Development & Zoning History. Mary Kay's Flowers & Gifts is an established retail floral business that has been in operation for the past 41 years. Prior to the establishment of Mary Kay's, the property was occupied by a greenhouse and flower shop, first constructed outside the Ames corporate limits (Story County) in 1954. The single family residence on the property was constructed in 1956. The land was later annexed into the city in 1962. A 1963 City of Ames Zoning Map shows the land was zoned as "B" (Multiple Residence) District. In 1970, the owner applied for a building permit to reconstruct the existing greenhouse facilities. The permit for construction was initially denied, since it was a nonconforming use in the "R-Y (Multiple Family Dwelling). The property owner later appealed the Building Official's decision to the Zoning Adjustment Board, and was granted relief to allow reconstruction of the greenhouse facilities in the form that exists currently. Zoning History Year Zoning 1954 Story County Zoning (Designation Unknown) 1963 to 1969 "B" (Multiple Residence) District 1969 to 1980 "R-Y (Multiple Family Dwelling) 1980 to 2000 "R-Y (Medium Density Residential) 2000 to Present "RH" (Residential High Density) 2 Parking (Existing & Proposed). The site includes an existing asphalt parking lot, which currently provides enough area to accommodate fourteen parking spaces, nine parallel to the west property line along Grand Avenue, and five additional spaces parallel to Northwood Drive. A minimum of eight parking spaces are required for the floral-gift shop. The parking spaces are not presently striped (the applicant proposes to stripe the parking spaces as part of their proposal), and no parking space exists for handicap-accessible parking. The two-car garage and parking area on the driveway in front of the garage meets the current minimum standard of two parking spaces for a single-family dwelling. A landscaped yard area, measuring approximately seventy-five feet by thirty-eight feet separates the single-family home from the main parking lot for the business. Number of Parking Spaces Floral- Coffee Shop j Single Total No. of Min. No. of Gift Shop Family Parking Req'd Pkg. Residence Spaces Spaces Provided Existing 0 4 14 14 I II (This is the only (This use (Including (No Handicap- for the existing does not 1 2 in the Accessible Business business presently Garage) Parking Spaces) on site.) exist.) **2 for the Residence Proposed 5 9 4 14 ***14 (Including *(Includes One for the 2 in the Van-Accessible Businesses Garage) Parking Space) i **2 for the Residence * A Van-Accessible parking space will require the addition of six more feet of asphalt to the width of the parking lot to accommodate the accessible space and passenger access aisle. A minimum of one van-accessible parking space would be required if this were a new development. **The minimum number of required parking spaces for the floral-gift shop is based on the parking standard for "Retail Sales and Services-General" of Table 29.406(2) Minimum Off-Street Parking Requirements, which requires one (1) parking space for every three hundred (300) gross square feet of floor area. Given the 2,430 gross square feet of floor area in the building, eight (8) parking spaces are required if the building is occupied exclusively by the floral-gift shop. The minimum number of required parking spaces for the proposed coffee shop is based on the parking standard for "Sit-Down Restaurant" of Table 29.406(2), which requires nine (9) parking spaces for every one thousand (1,000) gross square feet of floor area. The proposed coffee shop is planned to occupy up to as much as 1,000 square feet. This would require nine (9) parking spaces. The remaining 1,430 parking spaces would require five (5) parking spaces, based on the parking standard of one (1) parking space for every three hundred (300) gross square feet of floor area. This results in a total of 3 proposes an expansion of the width of the parking lot by extending the paving an additional three feet to the south. This would increase the nonconformity of the parking area, since the paving extension would limit the width of the strip of perimeter parking lot landscaping to less than five feet, which is the minimum required by the Zoning Code for the "L2" (Low Screen) landscaping standards. To address the need to widen the parking surface, extension of the paving to the north, instead of the south, would be consistent with Zoning Code standards. Conclusions: The new sign face and addition of an outdoor seating area are not considered to be structural alterations. No structural alterations are proposed to the building used for the existing floral-gift shop business to accommodate the addition of a second business. Remodeling will be limited to the interior of the building, only. The parking expansion conforms to location requirements of the Zoning Code. Therefore, it can be concluded that the proposed use meets the Nonconforming Use Standard (ii) for a Special Use Permit. The proposed use will have no greater impact on the surrounding area than the existing nonconforming use. Findings of Fact: Physical changes to the site, that are part of the proposal to add the coffee shop business, include the addition of a concrete outdoor seasonal seating area (approximately 25 feet by 5 feet); an increase in the width of the parking lot to accommodate a handicap accessible parking space with passenger access aisle; striping of parking spaces on the existing asphalt surface; and, the addition of a bike rack located near the building entrance. No additional exterior changes involving lighting, noise, odors from food preparation, or expansion of the building are proposed. The hours of operation are planned to increase, by opening for business at 7.00 am, instead of 8.00 am on Monday through Friday mornings. Saturday hours of operation would remain as 9.00 am to 3:00 pm. The business would not be open on Sundays. Conclusions: The applicant anticipates an increase of business activity with the addition of the coffee shop, not exceeding the current holiday volume. The applicant materials state that the easy access to the site from Grand Avenue provides over 90% of their customer, delivery, and vendor access, without entering the residential section of Northwood Drive, or Grove Avenue. The applicant also states that the largest vehicles that regularly deliver to the site are UPS and Fed Ex trucks. No semi trucks are used by the current, nor proposed vendors. The applicant asserts that the residential look will continue to set a family neighborhood appearance. To mitigate the impact of the increased traffic, hours of operation, and outdoor seating area, it is necessary to direct vendors and all companies delivering to the site that Grand Avenue is to be used for access, instead of westbound access from Northwood Drive through the adjacent single family residential neighborhood. Enclosure of the outdoor seating area is necessary to provide a 8 degree of separation and protection from vehicular traffic, and to minimize the impact upon adjacent properties and motorists. Maintenance of the residential scale and appearance of the existing structures on site is essential for the commercial and single family residential uses to be compatible. Therefore, if approval of the Special Use Permit is conditioned to address these concerns, it can be concluded that the proposed use meets the Nonconforming Use Standard (iii) for a Special Use Permit. (iv) Adequate parking exists for the proposed use, based on parking standards in the Ordinance. Findings of Fact: There is presently paved parking area on site to accommodate thirteen standard parking spaces for the existing and proposed commercial uses. Five of the existing parking spaces do not conform to the minimum requirements for an access aisle on the private property. Presently, use of the five parking spaces requires that vehicles back out onto the public street (Northwood Drive), instead of using a drive aisle, which would typically provide an additional parking lot width of twenty four feet on the site. The applicant's proposal to change the nonconforming use does not include any changes to this parking area that would make it more nonconforming. Paved area exists to provide four parking spaces for the single family residence that meet minimum zoning standards. To meet minimum standards of off-street parking for new development, one van- accessible handicap parking space is required. No parking spaces have been delineated on the parking surface with striping, and no handicap-accessible parking spaces exist on site. Parking standards for the existing floral-gift shop use would require five parking spaces. The proposed coffee shop would require a minimum of nine parking spaces to meet the parking standard of 1 ,000 gross square feet of floor area. The two uses combined would require fourteen parking spaces. Conclusions: Since the applicant is not increasing the nonconformity of the five existing parking spaces that function without an access aisle on site, staff is counting the five parking spaces as part of the fourteen minimum number required to meet parking standards for the two nonconforming uses. To accommodate thirteen standard-sized parking spaces, and one van-accessible handicap parking space on the site, it is necessary to increase the width of the paved parking area by a minimum of six feet, with a paving extension on the north end of the parking surface. This added paved surface area will serve as part of the passenger access aisle for the handicap parking space. Installation of this additional paved parking surface needs to be a condition of approval of the Special Use Permit. Therefore, if approval of the Special Use Permit is conditioned to address the need for additional paved parking surface, it can be concluded that the proposed use meets the Nonconforming Use Standard (iv) for a Special Use Permit. 9 (v) The proposed use is compatible with surrounding land uses, based upon the hours of operation and the ability to mitigate noise and light impacts by incorporating buffering between the proposed use and surrounding land uses where necessary. Findings of Fact: The hours of operation for the proposed use will increase by one hour each day, Monday through Friday, by opening for business at 7:00 am, instead of 8:00 am. Additional traffic noise between the hours of 7:00 and 8:00 am is possible with the expanded business hours, and additional noise is possible at other times by delivery vehicles. No light impacts are anticipated as the result of converting a portion of the floral-gift shop space for use as a coffee shop. Conclusions: To mitigate any noise impacts on the adjacent single family residential neighborhood, it is necessary to direct vendors and all companies delivering to the site that Grand Avenue is to be used for access, not westbound access from Northwood Drive through the adjacent single family residential neighborhood. Therefore, if approval of the Special Use Permit is conditioned to address the impact by vendors and delivery vehicles, it can be concluded that the proposed use meets the Nonconforming Use Standard (v) for a Special Use Permit. General Standards. (i) Be harmonious with and in accordance with the general principles and proposals of the Land Use Policy Plan of the City. Findings of Fact: The subject property is designated as "High-Density Residential" on the Land Use Policy Plan (LUPP) Future Land Use Map. The zoning is Residential High Density (RH). Properties that abut the east side of Grand Avenue north and south of the site are also designated as "High-Density Residential" on the LUPP Map. Properties in the single-family residential neighborhood, directly to the east of the subject property, are designated on the LUPP Map as "Low-Density Residential." The LUPP identifies intent for commercial development to occur at varying scales from neighborhood to regional with a focus on connecting commercial development to its particular surroundings and needs of neighborhoods. There are higher design expectations for commercial areas to present attractive and compatible commercial environments. Conclusions: The subject property has been occupied by a commercial use since before it was annexed into the City in 1962. The proposed use alters the use of the interior space, but will not affect use of the exterior space, other than the creation of an outdoor seating area, and an increase in the number of customers that visit the site. The outdoor seating area will be located as far 10 away from single family residences, as possible, and will be screened with fencing in combination with the west wall of the building to complete the enclosure. Increased traffic, created by the new coffee shop business is expected to access the site primarily from Grand Avenue, away from the residential neighborhood. Provided the property is consistently maintained, and traffic to the site primarily comes from Grand Avenue, it can be concluded that the property meets General Standard (i) for a Special Use Permit. Be designed, constructed, operated and maintained so as to be harmonious and appropriate in appearance with the existing and intended character of the general vicinity and that such a use will not change the essential character of the area in which it is proposed. Findings of Fact: Physical changes to the site, that are part of the proposal to add the coffee shop business, include the addition of a concrete outdoor seasonal seating area (approximately 25 feet by 5 feet); an increase in the width of the parking lot to accommodate a handicap accessible parking space with passenger access aisle; striping of parking spaces on the existing asphalt surface; and, the addition of a bike rack located near the building entrance. No additional exterior changes involving lighting, noise, odors from food preparation, or expansion of the building are proposed. Conclusions: Enclosure of the outdoor seating area is necessary to provide a degree of separation and protection from vehicular traffic, and to minimize the impact upon adjacent properties and motorists. If the property owner maintains the existing residential scale and appearance, which is compatible with its surroundings, it can be concluded that the property meets General Standard (ii) for a Special Use Permit. Not be hazardous or disturbing to existing or future uses in the same general vicinity. Findings of Fact: The primary uses in the general vicinity are multiple-family residential uses along the east side of Grand avenue and detached single-family residences to the east along the low traffic volume streets. A convenience store is located across Grand Avenue to the west. Access to the site is primarily from Grand Avenue, where there is the greatest traffic volume. No noise, odor from food preparation, or additional lights will result from the addition of the coffee business to the interior floor area of the floral-gift shop. Conclusions: The existing floral-gift shop, with the inclusion of an added coffee shop, should not be disturbing or hazardous to existing and future uses in the area. Therefore, it can be concluded that the property meets General Standard (iii) for a Special Use Permit. 11 (iv) Be served adequately by essential public facilities and services such as highways, streets, police, fire protection, drainage structures, refuse disposal, water and sewage facilities, and/or schools. Findings of Fact: With the floral-gift shop use, all essential public services are already provided for the site. The coffee shop use will not require any additional public service than already required for the existing business. No trash dumpster exists, nor is one proposed on the site. Conclusions: This property is already served by essential public facilities and services. Therefore, it can be concluded that the property meets General Standard (iv) for a Special Use Permit. (v) Not create excessive additional requirements at public cost for public facilities or services. Findings of Fact: No changes are proposed for the site or the existing buildings on the property. Conclusions: The new use will not create additional requirements at a public cost for public facilities. Therefore, it can be concluded that the property meets General Standard (v) for a Special Use Permit. (vi) Not involve uses, activities, processes, materials, and equipment or conditions of operation that will be detrimental to any person, property, or general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare, or odors. Findings of Fact: The proposed use will not produce glare or odors that would be detrimental to any person, property, or general welfare. Traffic will be generated for the new use, with the majority of vehicles accessing the site from Grand Avenue. Conclusions: The proposed use will not create any additional traffic, noise, smoke, fumes, glare, or odors from the site. The facility currently draws traffic for the floral-gift shop from Grand Avenue, which is a major arterial street that runs from the north to the south corporate limits of Ames, and extends to rural areas and other communities outside Ames as Highway 69. This traffic pattern is anticipated to continue for the proposed coffee shop business. Therefore, it can be concluded that the property meets General Standard (vi) for a Special Use Permit. 12 (vii) Be consistent with the intent and purpose of the Zone in which it is proposed to locate such use. Findings of Fact: The existing and proposed commercial uses for the site are not permitted uses for the subject property, within the Residential High Density (RH) zoning district. Conclusions: Since the existing and proposed uses are "nonconforming," it is not possible to meet the intent and purpose of the "RH" zone. However, the specific criteria for granting a SUP to allow a change from one valid nonconforming use to a different nonconforming use addresses compatibility of the proposed use with surrounding land uses (see Section 29.307(2)(b)(v). Although a change in the nonconforming use does not meet criteria for the base zone, since the use is "nonconforming," it does meet the intent of the Zoning Ordinance. On this basis, it can be concluded that the property meets the General Standard (vii) for a Special Use Permit. Residential Zone Standards. (i) Not create excessively higher levels of traffic than the predominant pattern in the area and not create additional traffic from the proposed use that would change the street classification and such traffic shall not lower the level of service at area intersections. Findings of Fact: The applicant has noted that the number of patrons coming to and leaving from the site, may increase to a number not to exceed the current holiday volume. The adjacent street, Grand Avenue, is a major highway, and a major arterial street running north/south through the community. It is designed to accommodate a very large volume of traffic, which will not be exceeded by the addition of a coffee shop to the existing floral-gift shop business. Conclusions: Traffic volumes accessing the subject property will not exceed the capacity of the adjacent streets. The street network will be able to maintain the current street classification and level of service once the coffee shop opens for business. It can be concluded that the development meets Residential Zone Standard (i) for a Special Use Permit. (i i) Not create a noticeably different travel pattern than the predominant pattern in the area. Special attention must be shown to deliveries or service trips in a residential zone that are different than the normal to and from work travel pattern in the residential area. Findings of Fact: The travel pattern to the site has been established over the past 41+ years that the site has been the location of a floral business. Customers of the proposed coffee shop business, as well as delivery or service vehicles, can easily access the site from Grand Avenue, adjacent to the west property line of 13 the site, by turning onto a short section of Northwood Drive outside the single family residential neighborhood. Conclusions: The applicant anticipates an increase of business activity with the addition of the coffee shop, not exceeding the current holiday volume. The applicant materials state that the easy access to the site from Grand Avenue provides over 90% of their customer, delivery, and vendor access, without entering the residential section of Northwood Drive, or Grove Avenue. To mitigate the impact of the increased traffic, it is necessary to direct vendors and all companies delivering to the site that Grand Avenue is to be used for access, instead of westbound access from Northwood Drive through the adjacent single family residential neighborhood. Therefore, if approval of the Special Use Permit is conditioned to address this concern, it can be concluded that the proposed use meets the Residential Zone Standard (ii) for a Special Use Permit. Not generate truck trips by trucks over 26,000 g.v.w. (gross vehicle weight) to and from the site except for waste collection vehicles, food delivery vehicles, and moving vans. Findings of Fact: The only trucks normally expected at the site are United Parcel Service (UPS) and Federal Express (FedEx) delivery trucks, which would not exceed a gross vehicle weight of 26,000 pounds. No semi trucks are used by the current vendors, nor are any anticipated for new vendors of the proposed use. Conclusions: Since vehicles serving the site fall within the maximum allowed weight, it can be concluded that the development meets Residential Zone Standard (iii) for a Special Use Permit. (iv) Not have noticeably different and disruptive hours of operation. Findings of Fact: The applicant notes that the proposed business will extend the hours of operation by opening for business at 7:00 am, instead of 8:00 am, Monday through Friday. Conclusions: Since the hours of operation with the addition of the new coffee shop business will be very similar to the hours of the existing floral- gift shop, it can be concluded that the development meets Residential Zone Standard (iv) for a Special Use Permit. (v) Be sufficiently desirable for the entire community that the loss of residential land is justifiable in relation to the benefit. Findings of Fact: The existing site is already the location of a retail commercial use, so no loss of land for residential development will occur. 14 Conclusions: Since there will be no loss of residential land, it can be concluded that the development meets Residential Zone Standard (v) for a Special Use Permit. (vi) Be compatible in terms of structure placement, height, orientation, or scale with the predominate building pattern in the area. Findings of Fact: There is no proposed change in the height, or scale of buildings on the site, as part of the request for a Special Use Permit. The site will remain consistent with the existing building pattern of the neighborhood. Conclusions: No change in the existing building will occur with the approval of the proposed special use permit. Therefore, it can be concluded that the development meets Residential Zone Standard (vi) for a Special Use Permit. (vii) Be located on the lot with a greater setback or with landscape buffering to minimize the impact of the use on adjacent property. Findings of Fact: The proposed use will not change the existing layout of the site or buildings. The existing buildings have been in place since 1970, or before. Conclusions: The setback of existing buildings on the subject property is not changing, and is compatible with the adjacent residential development. Therefore, it can be concluded that the development meets Residential Zone Standard (vii) for a Special Use Permit. (viii) Be consistent with all other applicable standards in the zone. Findings of Fact: To change from one nonconforming use to another, the SUP criteria in Section 29.307(2)(b), for such a change in uses, must be met. The fact that this is introducing a second nonconforming use in part of the space that is already occupied by another nonconforming use makes it difficult, if not impossible, to comply with all other standards of the "RH" zone. Conclusions: To maximize the consistency of development of nonconforming uses with permitted uses in the RH zone, it is important to comply with as many of the development standards as possible. Other zoning standards of the RH zone, which requires off-street parking and parking lot landscaping are applicable for commercial development of the subject property. Therefore, conditions for approval of the Special Use Permit are needed to assure that off-street parking standards and parking lot landscaping requirements are met for the commercial development of the subject property. Provided off-street parking standards and parking lot landscaping are required as part of the approval of a 15 Special Use Permit, it can be concluded that the development meets Residential Zone Standard (viii) for a Special Use Permit. PUBLIC COMMENTS: Notification was made to all owners of property within 200 feet. In addition, a notice of public hearing was placed on the subject property. ALTERNATIVES: 1 . The Zoning Board of Adjustment can approve this request for a Special Use Permit to allow a Change in the Nonconforming Use in a Residential Zone, at 3134 Northwood Drive, with the following conditions: A. The paved parking surface will be widened on the north end (not the south end as proposed by the applicant), nearest the commercial building, by a minimum of six (6) feet to accommodate the striping of eight (8) parking spaces that are nine (9) feet wide and nineteen (19) feet in length, and one van-accessible handicap parking space at eight (8) feet wide, with an eight (8) foot wide passenger access aisle. B. All fourteen parking spaces, on site shall be striped. This includes thirteen (13) spaces that are nine (9) feet wide and nineteen (19) feet in length, and one van-accessible handicap space with access aisle each at eight (8) feet wide. C. The van-accessible parking space and access aisle will be located on the far north end of the parking lot, nearest the building. The passenger access aisle shall be north of the van-accessible parking space. D. Perimeter parking lot landscaping shall be installed along the west and south edges of the paved parking surface with shrubs planted four (4) feet on-center reaching a mature height of three (3) feet within three years, and two trees spaced fifty (50) feet on-center. The trees shall be fully branched and have a minimum diameter of 1-1/2 inches, measured six (6) inches above the ground. E. A fence, at a minimum height of four (4) feet, shall be installed on the north, south and west boundaries of the outdoor seating area, west of the building. The building wall on the east, and a gate, on the south, will serve to completely enclose the outdoor seating area. F. All vendors and delivery vehicles will be instructed by the business owner(s) to use Grand Avenue as access to and from the property. G. The parking lot striping, widening and landscaping, as well as installation of the fence around the outdoor seating area, are to be completed prior to opening of the coffee shop for business. 16 2. The Zoning Board of Adjustment can deny this request for a Special Use Permit to allow a Change in the Nonconforming Use in a Residential Zone, at 3134 Northwood Drive, by finding that the project does not meet the criteria of Section 29.1503(4) and/or Section 29.307(2)(b). 3. The Zoning Board of Adjustment can refer this request back to the applicant or to City staff for additional information. RECOMMENDED ACTION: Staff concludes that the proposed Special Use Permit request to allow a Change in the Nonconforming Use in a Residential Zone is consistent with the standards required for granting of a Special Use Permit, provided the approval includes the conditions described in Alternative #1 . Therefore, based upon the Findings of Fact and Conclusions above, it is the recommendation of the Department of Planning and Housing that the Zoning Board of Adjustment act in accordance with Alternative #1. 17 ATTACHMENT A: LOCATION MAP ORIONME DRNo +c ' lot 1 17 t, T 8$3 : c 1 & a" a 1rBF�i mMIAf. r , vW:' .. �: �.1 `t�/ry�� Subject Rrape 'I`JS _ 5 y3+ �` 3 'fit 3 ,•5, REELER JT 41 HEE LE STNOW <;.�. R. H4`IOOD,DR � 8.1tP.t 3 9 „,r•''., ~ t`7�Sr.t {KIN s. O PFin P I ` x � IK DR yp too .1a Location Neap w 3134 Northwood DrivAmes e r 18 ATTACHMENT B: ZONING MAP z�oY _ ................_........ 3-1 Olt a�OY {041[ w ER F J 'I Fg _. 5aY { Subject Property r � I c 1 L F H F E L E P — PA R7 Wd OLEO DR 117 7O ?i t t e k F Legend A Agricultural Zone "A"(sec29.600; it Residential Loov Density Zone `RL i;sec 29.701;,9 Residential High Density Zone 'RH'(sec 2'9.7041 y.rg� Community Commercial Node "CCN"fsec 29.802) Planned Regional Commercial Zone "PRC" sec 29 o0S; � Planned Residence District"F-PRD° %sec 29.1203} s R fyl .ail 10 7)J �-, Zoning Map3 3'134 Northwood Drive s 19 ATTACHMENT C: APPLICANT'S AERIAL WITH DIMENSIONS IS IN ME �w e Y x& 4 C { N y ?y E-• 1, :Y f ; `E x X .r �+ ;'..' S "� -.... •. .�,.. 'a�.�, 4-«braa ?� 20 ATTACHMENT D: PROPOSED FLOOR PLAN 1 i i I i i i I i i 21