HomeMy WebLinkAbout06.B- Community Development ORDINANCE (ID #2779) DOC ID: 2779 C
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CITY OF SAN BERNARDINO—REQUEST FOR COUNCIL ACTION
Public Hearing
From: Tony Stewart M/CC Meeting Date: 12/16/2013
Prepared by: Tony Stewart,
Dept: Community Development Ward(s): 6
Subject:
An Ordinance of the Mayor and Common Council Approving Zoning Map Amendment No. 13-
04, to Amend the Zoning of the Properties Located at 1400 W. Baseline Street and 1339-1387
W. Reece Street from General Commercial (CG-1) to Residential Urban (RU) (FIRST
READING); and A Resolution to Amend the General Plan Land Use Designations of the
Subject Properties from Commercial to Single-Family Residential. (At Meeting of December 2,
2013, Item Continued to December 16, 2013) (#2779)
Current Business Registration Certificate: Not Applicable
Financial Impact:
There will be no impact to the General Fund as a result of this project.
The hearing remains open.
Motion: Close the hearing; lay over the Ordinance for final adoption; and adopt the
Resolution to approve General Plan Amendment No. 13-03, based on the
Findings of Fact contained in the Planning Commission Staff Report dated
November 20, 2013.
Synopsis of Previous Council Action:
None.
Background:
On November 20, 2013, the Planning Commission voted unanimously in favor of the subject
project and recommended that the Mayor and Common Council approve Development Code
Amendment No. 13-04 and General Plan Amendment No. 13-03, to change the zoning of the
project area from Commercial General (CG-1) to Residential Urban(RU) and the General Plan
land use designation from Commercial to Single-Family Residential.
Analysis:
The City was approached by the representative of the property owner of the parcel located at
1400 W. Baseline Street regarding the possibility of subdividing the lot to accommodate at least
one additional single-family lot. However, the parcel is zoned Commercial General (CG-1).
Further analysis indicated that all of the parcels to the immediate east are also zoned CG-1;
however, they are all developed with single-family residences. It should be noted that Reece
Street is a residential cul-de-sac off of Mt. Vernon Avenue and will not be connected to Pico
Updated: 12/11/2013 by Jolena E. Grider C _
2779
Avenue to the west. Both sides of the street are developed with single-family residences, with
the properties on the north side of the street being zoned Residential Suburban (RS). Reece
Street, therefore, would not be conducive for commercial uses, unless all of the parcels between
Reece Street and Baseline Street were consolidated to allow a larger commercial development
with primary access coming off of Baseline Street. However, the likelihood of that occurring in
the foreseeable future is very low. On the other hand, since Baseline is an arterial street, there is
a higher possibility that the lots directly fronting it may be redeveloped a commercial uses.
Therefore, to accommodate the customers' request, and to bring the zoning and land use
designations of the project area into conformance with the existing development of the properties
(which would result in the subject homes becoming conforming uses again), staff initiated the
subject Zoning Map and General Plan Amendments.
The project consists of one partially developed single-family lot located at 1400 W. Baseline
Street with a vacant lot to the immediate north, and eight fully developed single-family lots
located at 1339-1387 W. Reece Street. The project area is surrounded to the north, south and
west by single-family residences and to the east by commercial uses.
In addition to the standard notification of the project by mailing a public hearing notice to all
property owners within a 500-foot radius of the project area and advertising the public hearing in
the Sun, letters were sent in English and Spanish to the affected property owners prior to the
Planning Commission hearing. The property owners of 1355 Reece Street sent staff a letter in
support of the project (Attachment C of the Planning Commission packet). No further
communication from the affected property owners or other parties, in favor of, or against, the
project has been received.
The proposed project is exempt from CEQA, Section 15061(b) (3), of the CEQA Guidelines,
because the effect of the amendment would not result in a significant direct or reasonably
foreseeable indirect physical change in the environment.
Recommendation:
Close the hearing and lay over Ordinance for final adoption; and adopt the Resolution to approve
General Plan Amendment No. 13-03 based on the Findings of Fact contained in the Planning
Commission Staff Report dated November 20, 2013.
City Attorney Review:
Supporting Documents:
ord 2779 (PDF)
DCA 13-04 Ord text (DOC)
Attachment A to DCA 13-04 Ord (DOCX)
reso 2779 (PDF)
GPA 13-03 Reso text (DOC)
Attachment A to GPA 13-03 Reso (DOCX)
PC staff report(PDF)
Attachment 1 - Location Map Aerial (DOCX)
Attachment 2 - Location Map Existing Zoning (DOCX)
Updated: 12/11/2013 by Jolena E. Grider C Packet Pg.482
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0 1 ORDINANCE NO.
2 ORDINANCE OF THE CITY OF SAN BERNARDINO APPROVING ZONING
MAP AMENDMENT 13-04, TO CHANGE THE ZONING DESIGNATION OF THE
3 PROPERTIES LOCATED AT 1400 W. BASELINE STREET AND 1339-1387 W.
4 REECE STREET FROM COMMERCIAL GENERAL (CG-1) TO RESIDENTIAL
URBAN(RU).
5
6 WHEREAS,the current Development Code was initially implemented in 1991; and
7 WHEREAS, the current General Plan was initially implemented in 2005; and
WHEREAS, on November 20, 2013, the Planning Commission of the City of San
8 Bernardino held a noticed public hearing to consider public testimony and the staff report
9 recommending approval of Development Code Amendment (Zoning Map Amendment) 13-
10 04, and recommended approval of the proposed Zoning Map Amendment to the Mayor and
11 Common Council; and
12 WHEREAS, notice of the public hearing for the Mayor and Common Council's
13 consideration of the proposed Ordinance was published in The Sun newspaper on November
14 23 and December 5, 2013.
15 WHEREAS, the Mayor and Common Council held a noticed public hearing on
December 2 & 16, 2013, and fully reviewed and considered Development Code Amendment
16 13-04, the Planning Commission recommendation and the Planning Division Staff Report.
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18 NOW THEREFORE, THE MAYOR AND COMMON COUNCIL OF THE
19 CITY OF SAN BERNARDINO DO ORDAIN AS FOLLOWS:
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21 SECTION 1. The Mayor and Common Council find that the above-stated Recitals
22 are true and hereby adopt and incorporate them herein.
23 SECTION 2. Findings of Fact.
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1. The proposed amendment is consistent with the General Plan, in that per Table LU-2,
25 ,Land Use and Zoning Designations Consistency" in the General Plan Land Use Element, the
26 proposed rezone of the property from General Commercial (CG-1) to Residential Urban (RU)
27 will be consistent with the General Plan, once the General Plan Land Use Map is changed from
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1 Commercial to Single-Family Residential, which is proposed to occur concurrently with this
2 Zoning Map Amendment.
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4 2. The proposed amendment would not be detrimental to the public interest, health, safety,
5 convenience, or welfare of the City, in that as noted above, there is no development proposed in
6 conjunction with this application and the change in zoning designation of the site from CG-1 to
7 RU will maintain the single-family residential development pattern of the subject properties and
8 bring these properties into conformance with the Development Code.
9 3. The proposed amendment would maintain the appropriate balance of land uses within the
10 City, in that as noted above, the change in zoning designation of the subject site from CG-1 to
11 RU will maintain the single-family residential development pattern of the project area. Thus,the
12 balance of land uses in the City will not be affected by this proposal.
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14 4. The subject parcels are physically suitable (including, but not limited to, access,provision
15 of utilities, compatibility with adjoining land uses, and absence of physical constraints) for the
requested land use designation and the anticipated land use development. As noted in GPA
16 finding 3, above, the project area is currently developed with single-family residences and this
17 development will be maintained with this rezone, thus maintaining the land use compatibility of
18 the land uses in the project area. Further, the properties take direct access from the adjacent
19 streets, and the RU zoning designation is proposed to ensure the existing lots will meet the
20 minimum required lot size for the zone.
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22 SECTION 3. Compliance with the California Environmental Ouality Act. The
23 Mayor and Common Council finds that the proposed Zoning Map Amendment is exempt from
the California Environmental Quality Act (CEQA) pursuant to Section 15332 of the CEQA
24 Guidelines, Infill Development, as the submitted project plans and supporting data indicate
25 that there will be no significant adverse effect on the environment.
26
27 SECTION 4. Development Code Amendment (Zoning Map Amendment) 13 04,
28 attached hereto as Exhibit A and incorporated herein by reference, is hereby approved.
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SECTION 5. Severability: If any section, subsection, subdivision, sentence, or
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clause or phrase in this Ordinance or any part thereof is for any reason held to be
3 unconstitutional, invalid or ineffective by any court of competent jurisdiction, such decision
4 shall not affect the validity or effectiveness of the remaining portions of this Ordinance or any
5 part thereof. The Mayor and Common Council hereby declares that it would have adopted
6 each section irrespective of the fact that any one or more subsections, subdivisions, sentences,
7 clauses, or phrases be declared unconstitutional, invalid, or ineffective.
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ORDINANCE OF THE CITY OF SAN BERNARDINO APPROVING ZONING
1 MAP AMENDMENT 13-04, TO CHANGE THE ZONING DESIGNATION OF THE
2 PROPERTIES LOCATED AT 1400 W. BASELINE STREET AND 1339-1387 W.
REECE STREET FROM COMMERCIAL GENERAL (CG-1) TO RESIDENTIAL
3 URBAN(RU).
4
5 I HEREBY CERTIFY that the foregoing ordinance was duly adopted by the Mayor
6 and Common Council of the City of San Bernardino at a meeting thereof, held on
7 the day of , 2013, by the following vote to wit:
8
9 Council Members: AYES NAYS ABSTAIN ABSENT
10 MARQUEZ
11 JENKINS
12 VALDIVIA
13 SHORETT
14
VACANT
15
16 JOHNSON
17 MULVIHILL
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20 Georgeann Hanna, City Clerk
21 The foregoing ordinance is hereby approved this day of
22 2013.
23
24 PATRICK J.MORRIS, Mayor
25 Approved as to form: City of San Bernardino
GARY D. SAENZ
26 City Attorney
27
By:
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ATTACHMENT A - PROPOSED ZONING MAP
CITY OF SAN BERNARDINO
PLANNING DIVISION
PROJECT. DCA 13-04
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RESOLUTION NO.
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3 A RESOLUTION OF THE MAYOR AND COMMON COUNCIL OF THE CITY
4 OF SAN BERNARDINO ADOPTING GENERAL PLAN AMENDMENT 13-03 TO AMEND
THE LAND USE DESIGNATION OF THE PROPERTIES LOCATED AT 1400 W. BASELINE
5 STREET AND 1339-1387 W. REECE STREET FROM COMMERCIAL TO SINGLE-FAMILY
6 RESIDENTIAL.
7
BE IT RESOLVED BY THE MAYOR AND COMMON COUNCIL OF THE CITY
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OF SAN BERM A RDINO AS FOLLOWS:
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SECTION 1. Recitals.
WHEREAS,the Mayor and Common Council of the City of San Bernardino adopted the General
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Plan for the City by Resolution No. 2005-362 on November 1, 2005; and M
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WHEREAS, the application for General Plan Amendment 13-03 is exempt from CEQA, Section a
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15061(b) (3), of the CEQA Guidelines, because the effect of the amendment would not result in a o
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' significant direct or reasonably foreseeable indirect physical change in the environment; and a
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WHEREAS, the CEQA exemption has been reviewed by the Development Environmental °.
16 °)
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Review Committee, the Planning Commission, and the Mayor and Common Council in compliance with N
CEQA and local regulations; and ti
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WHEREAS, the Planning Commission conducted a noticed public hearing on November 20, N
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2013, in order to receive public testimony and written and oral comments on General Plan Amendment c
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13-03,and fully reviewed and considered the Planning Division Staff Report and the recommendation of E
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22 the Development Environmental Review Committee; and a
WHEREAS, notice of the public hearing for the Mayor and Common Council's consideration of
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24 the proposed General Plan Amendment was published in The Sun newspaper on November 23 and
25 December 5, 2013.
WHEREAS, the Mayor and Common Council held a noticed public hearing on December 2 &
26
27 16, 2013, and fully reviewed and considered proposed General Plan Amendment 13-03, and the
28 Planning Commission and Development Environmental Review Committee recommendations and the
Planning Division Staff Report.
1
Packet Pg.493
I SECTION 2. Exemption.
2 NOW, THEREFORE, BE IT RESOLVED, FOUND AND DETERMINED by the Mayor and
3 Common Council that the proposed amendment to the General Plan of the City of San Bernardino will
4 have no significant effect on the environment, and the exemption heretofore prepared by the
5 Development Environmental Review Committee as to the effect of this proposed amendment is hereby
6 ratified, affirmed and adopted.
7 SECTION I
8 A. General Plan Amendment 13-03 is hereby approved based upon the Findings of Fact
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9 contained in the Staff Report to the Planning Commission dated November 20,2013. in
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10 B. The Land Use Map of the General Plan is hereby amended pursuant to General Plan
11 Amendment 13-03, to change the land use designation of the properties located at 1400 W. Baseline M
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12 Street and 1339-1387 W. Reece Street from Commercial to Single-Family Residential as outlined in
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13 Exhibit A,attached and incorporated by reference. �?
14 C. General Plan Amendment 13-03 shall become effective upon the adoption and execution of
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15 this resolution. v
16 SECTION 4 Map Notation.
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17 This Resolution and the amendment affected by it shall be noted on such appropriate General
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Coun cil and which are on file
18 Plan maps previously adopted and approved by the Mayor and Common N
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19 in the office of the City Clerk.
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20 SECTION 5 Notice of Exemption.
21 The Planning Division is hereby directed to file a Notice of Exemption with the County Clerk of
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22 the County of San Bernardino certifying the City's compliance with the California Environmental Q
23 Quality Act.
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Packet Pg.494
6.B.d
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2 A RESOLUTION OF THE MAYOR AND COMMON COUNCIL OF THE CITY
3 OF SAN BERNARDINO ADOPTING GENERAL PLAN AMENDMENT 13-03 TO AMEND
THE LAND USE DESIGNATION OF THE PROPERTIES LOCATED AT 1400 W. BASELINE
4
STREET AND 1339-1387 W. REECE STREET FROM COMMERCIAL TO SINGLE-FAMILY
5 RESIDENTIAL.
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7 I HEREBY CERTIFY that the foregoing resolution was duly adopted by the Mayor and
8 Common Council of the City of San Bernardino at a meeting thereof,held on the
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9 da of ,2013, by the following vote,to wit: d
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1t Council Members: AYES NAYS ABSTAIN ABSENT o
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12 MARQUEZ
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14 VALDIVIA
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15 SHORETT
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16 VACANT
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17 JOHNSON
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20 Georgeann Hanna, City Clerk
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22 The foregoing resolution is hereby approved this day of )2013. a
23
24 PATRICK J. MORRIS,Mayor
25 City of San Bernardino
Approved as to form:
26 Gary D. Saenz,
27 City Attorney
28 By: 1�-t� L
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Pag6t Pg.,495
6.B.f
ATTACHMENT A - PROPOSED GENERAL PLAN LAND USE MAP
CITY OF SAN BERNARDINO
PLANNING DIVISION
PROJECT. GPA-13-03
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AGENDA ITEM#5
` PLANNING COMMISSION STAFF REPORT
CITY OF SAN BERNARDINO PLANNING DIVISION
CASE: Development Code Amendment(Zoning Map Amendment)No. 13-
04/General Plan Amendment No. 13-03
HEARING DATE: November 20, 2013
WARD: 6
APPLICANT: City of San Bernardino
Attn.: Tony Stewart,AICP
300 N. "D" St.
San Bernardino, CA 92418
(909) 384-5057, ext. 3329
Stewart to @sbcity.org
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REQUEST/LOCATION:
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A proposal to amend the zoning of the properties located at 1400 W. Baseline Street and 1339-
1387 W. Reece Street from Commercial General (CG-1) to Residential Urban (RU) and to
change the General Plan Land Use designations of these properties from Commercial to Single-
Family Residential. Q
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Assessor Parcel Numbers: 0143-181-09 and 0143-181-38 through -45 ti
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OVERLAYS:
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High Wind Area
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ENVIRONMENTAL FINDINGS:
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❑ Not Applicable
® Exempt from CEQA
❑ No Significant Effects
❑ Previous Mitigated Negative Declaration Q
❑ Potential Effects, Mitigation Measures and Mitigation Monitoring/Reporting Plan
STAFF RECOMMENDATION:
® Recommend Approval to the Mayor and Common Council
❑ Conditions
❑ Denial
❑ Continuance to:
Packet Pg.500
63 g
Page 2
DCA 13-04IGPA 13-03
November 20, 2013
PROJECT DESCRIPTION
The City of San Bernardino, on behalf of the owners of the subject properties, requests approval
of Development Code Amendment (Zoning Map Amendment) No. 13-04 under the authority of
Development Code §19.74.050 to change the zoning designation of the subject property from
Commercial General (CG-1) to Residential Urban (RU). It is further requested under the
authority of Development Code §19.50.050 to change the General Plan Land Use designation of
the site form Commercial to Single-Family Residential.
SETTING& SITE CHARACTERISTICS
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The project consists of one partially developed single-family lot located at 1400 W. Baseline in
Street with a vacant lot to the immediate north, and eight fully developed single-family lots Q
located at 1339-1387 W. Reece Street. Table 1, below, describes the land use and zoning CD
characteristics of the project area and surrounding properties. ,
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LAND USE CHARACTERISTICS
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LOCATION ZONING GENERAL EXISTING LAND
PLAN LAND USE c
USE
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Subject Site Commercial Commercial Single-family residences
General (CG-1) and vacant land °'
North `r
Residential Single-Family Single-family residences c
Suburban (RS) Residential
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South CG-1 Commercial Single-family residences N
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East CG-1 Commercial Retail and McDonald's E
restaurant s
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West CG-1 and RS Commercial and Single-family residences
Single-Family
Residential
BACKGROUND
• April 9, 2013, the City mailed letters to the affected property owners, inquiring as to
whether they would support the subject rezoning of their properties.
• May 29, 2013, the City mailed a second set of letters, this time in Spanish, with the same
request.
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Page 3
DCA 13-04/GPA 13-03
November 20, 2013
• July 16, 2013 —Application for DCA 13-04/GPA 13-03 was officially submitted.
• August 5, 2013 — the City mailed letters to the affected tribes regarding the proposed
GPA,per the regulations set forth by SB 18.
• November 4, 2013 — A legal advertisement was sent to the San Bernardino Sun
Newspaper for publication on November 7, 2013.
• November 7, 2013 —Notices to the property owners and residents within 500 feet of the
exterior boundaries of the subject property were mailed, providing the nature of the
request, location of the property, the date, time, and place of the Planning Commission
meeting of November 20, 2013 for DCA 13-04/GPA 13-03 (Attachment D).
• November 14, 2013 - Development/Environmental Review Committee (D/ERC)
reviewed DCA 13-04/GPA 13-03 and moved on to the Planning Commission for a
consideration. vn
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CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA)
The proposed project is exempt from CE QA, Section 15061(b) (3), of the CE QA Guidelines,
because the effect of the amendment would not result in a significant direct or reasonably
foreseeable indirect physical change in the environment.
ANALYSIS M
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The City was approached by the representative of the property owner of the parcel located at v
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1400 W. Baseline Street regarding the possibility of subdividing the lot to accommodate at least
one additional single-family lot. However, the parcel is zoned Commercial General (CG-1). ti
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Further analysis indicated that all of the parcels to the immediate east are also zoned CG-l; o
however, they are all developed with single-family residences. It should be noted that Reece
Street is a residential cul-de-sac off of Mt. Vernon Avenue and will not be connected to Pico
Avenue to the west. Both side of the street are developed with single-family residences, with the u
properties on the north side of the street being zoned Residential Suburban (RS). Reece Street, a
therefore, would not be conducive for commercial uses, unless all of the parcels between Reece
Street and Baseline Street were consolidated to allow a larger commercial development with E
primary access coming off of Baseline Street. However, the likelihood of that occurring in the
foreseeable future is very low. On the other hand, since Baseline is an arterial street, there is a
higher possibility that the lots directly fronting it may be redeveloped a commercial uses. a
Therefore, to accommodate the customers' request, and to bring the zoning and land use
designations of the project area into conformance with the existing development of the properties
(which would result in the subject homes becoming conforming uses again), staff initiated the
subject Zoning Map and General Plan Amendments.
As noted above, in addition to the standard notification of the project by mailing a public hearing
notice (Attachment D) and advertising the public hearing in the Sun, letters were sent in English
and Spanish to the affected property owners. The property owners of 1355 Reece Street sent
staff a letter in support of the project (Attachment Q. No further communication from the
affected property owners or other parties, in favor of, or against,the project has been received.
Packet Pg. 502
ITIM", WEEP
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DCA 13-04IGPA 13-03
November 20, 2013
FINDINGS OF FACT
GENERAL PLAN AMENDMENT
1. The proposed amendment is internally consistent with the General Plan, in that with the
change of land use designation from Commercial to Single-Family Residential, the subject
properties, which are currently developed as single-family residential uses, will be
compatible with the new Single-Family Residential land use designation.
2. The proposed amendment would not be detrimental to the public interest health safety,
convenience, or welfare of the City, in that the subject properties are developed as single-
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family residences, which will not change as a result of this application. Therefore, the
public interest,health, safety,convenience and welfare will not be affected.
3. The proposed amendment would maintain the appropriate balance of land uses within the o
Cam, in that as noted in Finding #2, above, the subject properties are developed as single-
family residences,which will not change as a result of this application. Therefore balance of a
land uses will be maintained. �?
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4. The subject parcels are physically suitable(including but not limited to access provision of r
utilities, compatibility with adjoining land uses, and absence of physical constraints) for the v
requested land use designation and anticipated land use development, in that the subject °.
properties are developed as single-family residences, which will not change as a result of
this application. The lots all have direct access from Reece Street, Baseline Street, or Pico
Avenue. The subject properties are surrounded by similar single-family development to the t
north, south and west, with small commercial businesses to the east. As noted above, it is d
unlikely that the subject properties will be redeveloped into commercial uses in the
foreseeable future and further, Reece Street functions as a residential collector street, rather y
than a street to serve commercial uses. Therefore, the change in land use from Commercial v
to Single-Family Residential would bring the existing single-family residences into a
conformance with the underlying land use designation.
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Zoning Map Amendment Findings
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1. The proposed amendment is consistent with the General Plan, in that per Table LU-2, "Land
Use and Zoning Designations Consistency" in the General Plan Land Use Element, the
proposed rezone of the property from General Commercial (CG-1) to Residential Urban
(RU) will be consistent with the General Plan, once the General Plan Land Use Map is
changed from Commercial to Single-Family Residential which is proposed to occur
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concurrently with this Zoning Map Amendment.
2. The proposed amendment would not be detrimental to the public interest health safety,
convenience, or welfare of the City, in that as noted above, there is no development
proposed in conjunction with this application and the change in zoning designation of the
Packet Pg. 503
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DCA 13-04IGPA 13-03
November 20, 2013
site from CG-1 to RU will maintain the single-family residential development pattern of the
subject properties and bring these properties into conformance with the Development Code.
3. The proposed amendment would maintain the appropriate balance of land uses within the
Cites, in that as noted above,the change in zoning designation of the subject site from CG-1
to RU will maintain the single-family residential development pattern of the project area.
Thus,the balance of land uses in the City will not be affected by this proposal.
4. The subject parcels are physically suitable(including but not limited to access,provision of
utilities compatibility with adjoining land uses and absence of physical constraints)for the
requested land use designation and the anticipated land use development. As noted m GPA n
finding 4, above, the project area is currently developed with single-family residences and
this development will be maintained with this rezone, thus maintaining the land use
compatibility of the land uses in the project area. Further, the properties take direct access
from the adjacent streets, and the RU zoning designation is proposed to ensure the existing o
lots will meet the minimum required lot size for the zone. r
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FINANCIAL IMPACT
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There will be no direct financial impact on the General Fund as a result of this application. r
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CONCLUSION
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Staff believes that the project proposal satisfies all Findings of Fact for approval of Development
Code Amendment(Zoning Map Amendment)No 13-04 and General Plan Amendment No. 13- o
03. 0-
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RECOMMENDATION
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Staff recommends that the Planning Commission recommend to the Mayor and Common a
Council approval of Development Code Amendment (Zoning Map Amendment) No 13-04 and
General Plan Amendment No. 13-03 based upon the Findings of Fact contained in this Staff E
Report.
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Respectfully SAmi, ,
Tony Stewart,AICP
Acting Community Development Director
Attachment A Existing Zoning/Aerial Maps
Attachment B Proposed Zoning Map
Attachment C Letter from the property owners of 1355 Reece St. in favor of project
Attachment D Public Hearing Notice
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ATTACHMENT A — AERIAL MAP
CITY OF SAN BERNARDINO
PLANNING DIVISION
PROJECT: DCA 13-04IGPA 13-03
LOCATION MAP NORTH
HEARING DATE: 11120113
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ATTACHMENT A — EXISTING ZONING MAP
CITY OF SAN BERNARDINO
PLANNING DIVISION
PROJECT: DCA 13-04IGPA 13-03
LOCATION MAP NORTH
HEARING DATE: 11120113
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