O87-08 ORDINANCE NO. 87-~
AN ORDINANCE OF THE CITY COUNCIL OF THE
CITY OF BOYNTON BEACH, FLORIDA, AMENDING
ORDINANCE NO. 80-19 OF SAID CITY BY
REZONING A CERTAIN PARCEL OF LAND WITHIN
THE cITy OF BOYNTON BEACH, FLORIDA FROM
R-1AAA (SINGLE-FAMILY RESIDENTIAL) TO
M-1 (LIGHT INDUSTRIAL), SAID PARCEL
BEING MORE PARTICULARLY DESCRIBED
HEREIN; AMENDING THE REVI~SED ZONING MAP
ACCORDINGLY; PROVIDING A CONFLICTS
CLAUSE, A SEVERABILITY CLAUSE, AND AN
EFFECTIVE DATE; AND FOR OTHER PURPOSES.
W~R. REAS, the City Council of the City of Boynton Beach,
Florida, has heretofore adopted Ordinance No. 80-19, in
which a Revised Zoning Map was adopted for said City; and
WHEREAS, Max Schorr, Trustee, has heretofore filed a
Petition with the City of Boynton Beach, Florida, pursuant
to Section 9 of Appendix A-Zoning, of the Code of
Ordinances, City of Boynton Beach, Florida, for the purpose
of rezoning a certain parcel of land within the municipal
limits of said City, said property being more particularly
described hereinafter, from R-1AAA (Single-Family
Residential) to M-1 (Light Industrial); and
WHEREAS, the City Council deems it in the best
interests of the inhabitants of said City to amend the
aforesaid Revised Zoning Map as hereinafter set forth.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF
THE CITY OF BOYNTON BEACH, FLORIDA, THAT:
Section 1: The following described land, located in
the City of Boynton Beach, Florida, to-wit:
A parcel of land in Government Lot 1,
Section 17, Township 45 South, Range 43
East, County of Palm Beach, State of
Florida, more particularly described as
follows:
Beginning at the northeast corner of
Section 17, Township 45 South, Range 43
East; (beginning point also being the
northeast corner of Government Lot 1);
thence running South 01°21'38'' East,
along the East line of said Section 17
and Government Lot 1, a distance of
1311.10 feet to a point on the North
corporation line of Boynton Beach (as
referred to in Official Record Book.
1804, Page 225), thence running South
88°38'41'' West, along said North
corporation line a distance of 413.43
feet to a point; thence running north
00°12'57'' West, a distance of 1310.76
feet to a point on the North line of
said Section 17 and Government Lot 1;
thence running North 88"33'21'' East,
along said North line, a distance of
387.04 feet to the point of beginning,
LESS the East 40.00 feet thereof and
containing 10.841 acres more or less.
be and the same is hereby rezoned from R-iAAA (Single-Family
Residential) to M-1 (Light Industrial), subject to staff
comments which are attached hereto, and incorporated herein,
as Exhibit A.
Section 2: That the aforesaid Revised Zoning Map of
the City shall be amended accordingly.
SeCtion 3: All ordinances or parts of ordinances in
conflict herewith are hereby repealed.
Section 4: Should any section or provision of this
Ordinance or any portion thereof be declared by a court of
competent jurisdiction to be invalid, such decision shall
not affect the remainder of this Ordinance.
Section 5: This Ordinance shatt ~become effective
immediately upon passage.
1987.
FIRST READING this
SECOND,
FINAL READING and PASSAGE this
, 1987.
I? day
CITY OF BOYNTON BEACH, FLORIDA
V~ce Mayo~
Coun~ l~Member
Council ~,~=mDU/
ATTEST: ~ .
City ~rk-
6A6
THE HIGH RIDGE CENTER
REZONING
EXHIBIT "A"
MEMORANDUM
2 February 1987
TO:
Chairman and Members
planning' and Zoning Board
FROM:
RE:
Carmen S. Annunziato
Planning Director
The High Ri_dge Center - Rezoninq Application
summary: Roy Barden agent for M~x Schorr, Trustee, is
reqUesting that a 10184 acre parcel be rezoned f.rom R-1AAA,
Single-Family Residential, to M-l, Light Industrial. The Future
Land Use Plan designation for this parcel is to remain unchanged
(Industrial Commercial). The property is currently vacant and is
heavily wooded, with sandpines occupying most of the property.
The proposed use of the property is a small industrial/warehouse
development to consist of a maximum of four parcels (see attached
Master Plan).
Cu~'rent zoning/Proposed Zoning (see attached location mao: Prior
to annexation, the property was zoned RS, Single-Family
Re~:idential, in Palm Beach County. The RS zoning reflected the
laird use that was originally anticipated for the entire area
ly~.ng between the Miner Road corridor and the Boynton Canal;
naively, low density residential. In September 1985, the City
Council voted to approve the annexation of the subject property
and the rezoning of the property to the City's R-1AAA zoning .
district. It was then the applicant's intent to seek a rezonlng
a~ Future Land Use Element Amendment to allow development of
th%s site as a Planned Industrial Development. It was necessary
fo:~ the applicant to annex under a residential land use and
zo:%ing category, as he was precluded from requesting an
in, tustrial land use classification and PID zoning because the
mii~imum lot area for PID's is 25 acres, and unless the property
wa~ annexed, no relief could be granted to the minimum lot size
reluirement. On December 8, 1986 the Board of Adjustment met to
the applicant's request for a variance to the minimum
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t area for zoning to PID, at which time the request was denied.
wever, on December 16, 1986 the City Council proceeded to adopt
ordinance which amended the Land Use Element of the
mprehensive Plan, changing the future land use category on the
bject parcel from Low Density Residential to Industrial, as the
quest was consistent with Comprehensive Plan policy for this
ea of the City. The change in land use has provided the
amework for the applicant to request a rezoning from R-iAAA,
ngle-Family Residential to M-l, Light Industrial.
Surrounding Land Use and Zoning: The property to the east of the
~ubj~ct parcel is in an M-1 Light Industrial zoning district,
which is separated from the subject parcel by High Ridge Road.
This M-1 district is currently being developed for warehouse and
light industrial uses. To the south of the subject parcel is a
portion of the Quantum Park of Commerce, which is proposed for
industrial uses. To the southwest and southeast is a vacant
parcel lying partly in the City and partly in the uninccrporated
area. This parcel is presently zoned for single-family use,
however, it is anticipated that it will eventually be placed in
an industrial land use category and developed as a PID. The
Evaluation and Appraisal Report, in fact, recommends an
industrial land use category for this parcel.
Comprehensive Plan - Future Land Use Map: The Future Land_Use
Pla~ shows this property to be under th~ "Industrial" category.
Therefore, an amendment to the Future Land Use Plan would not be
necessary.
Comprehensive Plan -~Text:
The following Comprehensive Plan Policies are relevant to this
application:
Area 49
Unincorporated parcels at the southwest corner of Miner Road
Extended and High Ridge Road.
"This is an unincorporated enclave that should be annexed. These
parcels should eventually be placed in the "Industrial" land use
category and developed as Planned Industrial Developments, where
the parcel size permits and should be developed in a manner
similar to the adjacent Boynton Beach Park of Commerce." (P-Ii,
12/16/86 addendum)
"Encourage the complete development of industrial land as -.-
industrial parks or concentrated industrial areas in order to
maximize the linkage between complimentary industries". (P-39)
"Ensure through site plan review procedures that maximum
buffering to adjacent residential areas is provided." (P-39)
"Recommend that vegetative screening be required between
industrial developments and residential zoning districts." (P-9,
12/16/86 addendum).
"As a minimum, 25 percent' of all native plant communities which
occur on a site (e.g. Pine Flatwoods, Sand Pine Scrub, Xeric Oak
Forest, Hardwood Hammock, etc.) shall be preserved." (P-6,
12/16/86 addendum)
"Habitat shall be preserved with intact canopy, understory, and
ground cover." (P-6, 12/16/86 addendum).
"Discourage noncompatible development in scrub habitat". (P-6,
12/16J86 addendum)
"Minimize development which would exacerbate surface and
subsurface water quality". (P-6)
"The City should require the use of "'best management practices"
in new development in order to reduce pollution associated with
non-point sources-~' (P-28)
"During land clearing and site preparation, wetting operations or
other soil treatment techniques appropriate for controlling
unconfined emissions, including seeding and mulching of disturbed
shall be undertaken and implemented' by the developer."
areas,
(P-8, 12/16/86 addendum)
Is~- Ordinance 86-10 requires that the Planning Department
~a-~te land use amendment/rezoning requests with respect to the
following issues:
a. '~Whether the proposed rezoning would be consistent with
applicable comprehensive plan policies. The Planning
Department shall also recommend limitations or requirements
which would have to be imposed on subsequent development of
the property, in order to comply with policies contained in
the comprehensive plan."
The current Comprehensive Plan encourages the development of
"concentrated industrial areas". The proposed development would
function as an extension of the 540-acre Quantum Park of Commerce
and therefore would serve to create a concentrated industrial
area.
In order to prevent the "indiscriminate destruction of native
veaetation"o it is recommended that the developer preserve 20% of
th~ site as~a sand pine preserve, as the PID regulations require
20~ of the site to be preserved as open space, which should be
construed to mean open space which is above and beyond the
landscaped areas which are required for parking lots. The Urban
Forester s memorandum, which is attached to this report, outlines
~e~easures which will be necessary for preserving sand pines on
In order to provide buffering between the proposed industrial
development and future residential development to the north, a
greenbelt with a width of 40 feet is recommended along the
northern property line. This greenbelt is a requirement of the
PID regulations. Along the eastern, southern, and western
property lines, this greenbelt is required to be at least 25 feet
wide and is also recommended for this project.
In order to "Minimize development which would exacerbate surface
and subsurface water quality" the following conditions should be
imposed:
(1) Truck well drainage systems should be designed and
~aintlined to include oil and grease receptors and open bottom
sedimentation sumps as pollution retardant structures. Parking
areas and roadways adjacent to truck wells should be designed to
divert runoff to storage and exfiltration on-site prior to
discharge into the surface water management system.
(2) Prior to occupancy, each specific tenant or owner that uses,
handles, stores, or displays hazardous materials or generates
hazardous waste should meet the following requirements:
(a) The tenant or owner should construct an
appropriate spill containment system which should be
designed to hold spilled hazardous materials for
cleanup and to-prevent such materials from entering the
storm water drainage system. In addition to a
containment system, tenants or owners should develop an
appropriate early warning system for hazardous
materials and wastes. The tenant or owner should also
submit to the City a hazardous materials response plan.
These containment, monitoring, and response systems
should be approved by the City in accordance with the
Environmental Review Permit procedure.
(b) Generation and disposal of hazardous waste
effluents into the sanitary sewer system should be
prohibited unless adequate pretreatment .facilities are
constructed by tenants or owners generating such
effluents. Pretreatment facilities should be approved
by the City in accordance with the Environmental Review
Permit procedure, and should comply with Chapter 26,
Article IV. "Sewers" of the City of Boynton Beach Code
of Ordinances.
In order to minimize erosion and reduce blowing sand, clearing of
building site should not commence prior to development of the
site. Furthermore, during land clearing and site preparation,
wetting operations or other techniques for controlling blowing
sand should be undertaken and implemented by the developer.
b. "Whether the proposed rezoning would be contrary to the
established land use pattern, or would create an isolated
district unrelated to adjacent and nearby districts, or
would constitute a grant of special privilege to an
individual property owner as contrasted with the protection
of the public welfare."
It is a policy of the Evaluation and Appraisal report that all of
the property south of Miner Road be placed in an "Industrial"
land use category. This recommendation was based upon the fact
that the M-1 zoning to the east of the subject parcel, and the
establishment of the Quantum Park of Commerce to the south and
4
west of the subject parcel, has established industrial
development as the predominant land use in the area.
c. "Whether changed or changing conditions make the
proposed rezoningdesirable."
As stated in the paragraph above, the surrounding areas to the
east, south and west are developing for industrial use.
Therefore, development of the subject parcel for industrial use
would be desirable, provided that it is developed as a high
quality industrial park.
d. "Whether the proposed rezoning would be compatible with
utility systems, roadways, and other public facilities."
The following analysi-~ assumes that the proposed develoment would
contain approximately 182,000 square feet of industrial/warehouse
floor space, and would employ approximately 434 persons. By
comparison, R-1AAA zoning on the subject parcel would allow for
the construction of 32 single-family dwellings, and would house
approximately 100 persons.
The proposed industrial and warehouse uses would consume 4,000 to
8,000 gallons of water per day compared to 13,000 gallons per day
if the property were to be developed for single-family housing.
Water is available from an existing water main in High Ridge
Road. Sewage generated by the industrial and warehouse uses
would range from 1,700 to 6,500 gallons per day, compared to
7,500 gallons per.day for residential uses. A sewer connection
is available from a manhole located on the eastern property line.
The demand on utility systems would be less than or equal to that
which would occur under the current zoning, and could be
accomodated by the City's utility systems.
Traffic generated by the proposed development would be
approximately 1,000 trips per day, with 200 trips entering and
exiting in the evening peak hour. Development under R-1AAA
zoning, by comparison, would generate 320 trips per day. The
traffic generated by this project would not be substantial enough
to warrant major improvements to the surrounding roadways.
Roadway improvements which will be made in the vicinity as part
of the Quantum Park of Commerce will generally be adequate to
serve the subject parcel. These roadway improvements include the
4-1aning of 22nd Avenue from Seacrest Boulevard to Congress
Avenue and construction of left and right turn lanes at High
Ridge Road and N.W. 22nd Avenue. The applicant should, however,
be required to construct left turn lanes,, northbound, at High
Ridge Road and Industrial Way and High Ridge Road and Miner Road,
and should also be required to construct Miner Road as an
arterial, and Industrial Way as a collector, to the western
limits of the parcel.
Both of the roads which abut the proposed development are
collector roads, therefore, access to these roads should be
5
lfmited, in order to maintain efficient flow. The Planning
Department recommends that access to the proposed development be
limited to two access points: (1) A driveway on Miner Road at
the western boundary of the property; (2) An access point on High
Ridge Road at the center of the property, aligning with
Industrial Way. An 80 foot-wide collector road should be
dedicated and built to the western edge of the property at this
location, in order to provide access to the parcel Which lies to
the west. The applicant could then provide a marginal access
road running to the north and south, which would serve all four
lots. The applicant should also be required to pay a
proportionate share of the cost of signalizing this intersection,
if ~nd when a signal is warranted. Furthermore, the applicant
should be required to dedicate additional right-of-way for Miner
Road, in order to obtain half of the 108-foot right-of-way which
will be required for Miner Road.
e~ "Whet~.er the proposed rezoning would be compatible with
the current and future use of adjacent and nearby
properties, or would affect the property values of adjacent
and nearby properties.:'
If the property is developed as a high-quality industrial park,
similar to the Quantum Park of Commerce, it could be anticipated
that such development would be compatible with surrounding land
uses.-
~.f. "Whether the property is physically and e6onomically
developable under the existing zoning".
It is arguable that the subject property, together with the
52-acre parcel which lies to the west, could still be developed
for low density housing, however, due to the M-1 zoning which
lies to the east, and the industrial and office development which
will occur to the south and west, the subject parcel can no
longer be considered to be an appropriate location for
residential uses.
g. "Whether the proposed rezoning is of a scale which is
reasonably related to the needs of the neighborhood and the
City as a whole."
Demand for warehouse and light manufacturing floorspace occurs at
the regional level as opposed to the local level. The applicant
has submitted a market analysis, which indicates that there is a
strong regional demand for warehouse and high-technology
manufacturing space. Based upon the absorbtion rate which was
projected for the Quantum Park of Commerce, it can be anticipated
that build-out of the' subject property would take approximately
seven years.
h. "Whether there are adequate sites elsewhere in the City
for the proposed use, in districts where such use is already
allowed."
T~e Quantum Park of Commerce, Boynton Beach Distribution Center,
~and Nigh Ridge Commerce Park are all existing approved
developments which contain 250 acres which are suitable for light
industrial/warehouse development. There are also abOut 150 acres
of vacant industzial property located in other areas of the City.
The subject parcel should be considered, however, to be part of
the cluster of light industrial and commercial developments
centered around ~NW 22nd Avenue. This is the only part of the
City where the opportunity exists for the development of large
scale industrial/office development. By comparison, there are
numerous sites elsewhere in the City, and particularly in the
unincorporated area west of the City, where Large-lot,
single-family homes could be built.
Conclusions/Recommendations: The most appropriate zoning for
this property would be as a Planned Industrial Development, with
uses similar to those which will be allowed in the adjacent
Quantum Park of Commerce. However, since the application to
rezone to PID~has been precluded by denial of the minimum lot
area variance by the Board of Adjustment, it would be appropriate
to rezone the subject parcel to M-l, Light Industrial, consistent
with Comprehensive Plan Policies which require the development of
this property for light industrial land uses. As previously
mehtioned, the Land Use Element of the ComprehensiVe Plan has
recently been amended to place this property in'an "Industrial
land use category. If the property is developed in accordance
wi~h staff comments, which include conformance with PID design
standards, handling of hazardous materials, and limitations on
access, development of this property would be compatible with
surrounding land uses, including the Quantum Park of Commerce.
Therefore, the Planning Department recommends that this rezoning
request be approved, subject to the staff comments and
recommendations contained in this memorandum which have been
summarized below:
STAFF RECOMMENDATIONS BASED ON EXPLICIT CODE REQUIREMENTS:
1. Provide buffering between the proposed light industrial
development and future residential development to the north,
using a greenbelt with a width of 40 feet along the northern
property line. This greenbelt is required by the PID
regulations. Along the eastern, southern, and western property
lines, this greenbelt is required to be at least 25 feet side
(Sec. 7.H.17 of Appendix A, p. 1928).
2. Preserve 20% of the site as open space. The PID regulations
require this open space, which should be construed to mean open
space which is above and beyond the landscaped areas which are
required for parking lots (Sec. 7.H.13 of Appendix A, p. 1928).
7
3~ Once the open space areas has been established and delineated
~on the site plan, the area should be protected from any
encroachment. This includes not allowing the area to be used for
water drainage or on-site water retention. The developer should
consider the location of this open space in the overall design of
the project to assure that the area remains in its natural state.
(Sec. 7.5-15 on p. 6~0 and Sec. 7.5-24 on p. 604).
4. Submit an accurate and detailed tree survey showing the
location of all $~d Pin~ trees over 6" in diameter. Any groups
of trees of smaller diameter can be shown on the survey as
"clusters" of the tree species (Sec. 7.5-7., p. 597).
5. Construct Miner Road and Industrial Way to the western limits
of the parCel. This requirement is based on Article X, Sec. 10
of Appendix C (p. 2137), which states:
The proposed subdivision street layout shal~ be coordinated
with the street system of the surrounding area and
consideration shall be given to existing and planned
streets, relation to topographic conditions, public
convenience, safety, and their appropriate relation to the
proposed use of land to be served by such streets. The
arrangement of streets in new subdivisions shall provide for
the continuation of existing streets in areas not
subdivided, and the arrangement of streets in new
subdivisions shall provide for the proper projection of
streets. When a new subdivision adjoins unsubdivided land,
then the new street, where necessary, shall be carried to
the boundary of the tract proposed to be subdivided to
promote reasonable development of adjacent lands and provide
continuity of street systems.
(6) Construct Miner Road as an arterial, and Industrial Way as a
collector, with a 108-foot wide right-of-way for Miner Road and
an 80 foot wide right-of-way for Industrial Way. (Article X, Sec.
19 of Appendix C, 2147).
(7) Dedicate additional right-of-way for Miner Road, in order to
obtain half of the 108-foot right-of-way which will be required
for Miner Road (required by Article X, Sec. 10 of Appendix C (p.
2137) in the Subdivision Regulations, and required by the
Thoroughfare Plan, on page 65 of the Comprehensive Plan, which is
adopted by Sec. 19-7 of the Code of Ordinances).
(8) Limit access to the site to two points:
(a) A driveway on Miner Road at the western boundary of the
property.
(b) An access point on High Ridge Road at the center of the
property, aligning with Industrial Way. The _applicant could
then provide a marginal access road running to the north and
south, which would serve all four lots.
The ~equirements listed under (8) above are necessary to conform
to Article X, Section 1, of Appendix C (p. 2130) which states
that "The sub~ivisio~ shall be designed to accomplish access to
the lots by the use of ~ocal streets~.Where access is desired
along collector or artsrial streets, it shall be provided by
means of a marginal access
(9) Make the follow~ng improvements to the intersections of High
Ridge Road and Industrial Way and High Ridge Road and Miner Road:
(a) Construct a left turn 1.ane, northbound, at High Ridge
Road and Industrial Way.
(b) Pay a proportionate share of the cost of signalizing
this intersection, if and when a signal is warranted.
lc} Contract a left-turn lan~, northbound, at High Ridge
Road and Miner Road.
The requirements listed under (9) above are necessary in order to
Clu~ (page 7
"Provide for safe and efficient movement within the '~"~"
of Comprehensive Plan), and are required by Article X, Sec. 12 of
Appendix C (p. 2128), and Article X, Sec. 16 of Appendix C (p.
2129).
S~AFF RECOMMENDATIONS WHICH ARE BASED ON PERFORMANCE STanDARDS
CONTAINED IN ZONING REGULATIONS AND COMPREHENSIVE_PLAN POLICIES.
(~0) In order to minimize contaimination of surface and
subsurface water the following conditions should be imposed:
(a) Truck well drainage systems should be designed and
maintained to include oil and grease receptors and open
bottom sedimentation sumps as pollution retardant
structures. Parking areas and roadways adjacent to truck
wells should be designed to divert runoff to storage and
exfiltration on-site prior to discharge into the surface
water management system.
(b) Prior to occupancy, each specific tenant or owner that
uses, handles, stores, or displays hazardous materials or
generates hazardous waste should meet the following
requirements:
(c) The tenant or owner should construct an appropriate
spill containment system which should be designed to hold
spilled hazardous materials for cleanup and to prevent such
materials from entering the storm water drainage system. In
addition to a containment system, tenants or owners should
develop an appropriate early warning system for hazardous
materials and wastes. The tenant or owner should also
submit to the City a hazardous materials response plan.
These containments, monitoring, and response systems should
9
be approved by the City in accordance with the Environmental
Review Permit Procedure.
(d) Generation and disposal of hazardous waste effluents
into the sanitar~~ sewer system should be prohibited unless
adequate p~etreatment facilities are constructed by tenants
or owners generating such effluents. Pretreatment
facilities should be approved by the City in accordance with
the Environmental Review Permit procedure, and should comply.
with Chapter 26, Article IV. "Sewers" of the City of Boynton
Beach code of Ordinances.
The requirements listed under (10) above to serve "Minimize
development which would exacerbate surface and subsurface
water quality" (p. 6 of Comprehensive Plan), and are
necessary in order tc.~implement 'Best management
practices'...in new development in order~to reduce pollution
associated with non-p°int sources" (p. 28 of Comprehensive
Plan). Also, Sec. 4.N.5. of Appendix A prohibits toxic or
noxious matter Which would ,,...contaminate any public waters
or any groundwater" (P- 1902.1).
(11) In order to minimize erosion and reduce blowing sand:
(a) Clearing of building site should not commence prior to
development of the site. ..
(b) ' During land clearing and site preparati6n, wetting
operations or Other techniques for controlling blowing sand
should be undertaken and implemented by the developer.
The requirements listed under (11) above serve to "Minimize and
mitigate erosion" (P. 34 of Comprehensive Plan), and are
necessary to meet Sec. 4.N.3. of Appendix A, which prohibits "the
emission of smoke, dust, dirt, or other particulate matter which
may cause damage to property or vegetation, discomfort or harm to
persons or animals, or prevent the reasonable use and enjoyment
of property and rights-of-way, at or beyond the property lines of
the property on which the use is located" (P. 1902.1).
STAFF RECOMMENDATIONS WHICH ARE BASED ON COMPREHENSIVE PLAN
POLICIES:
(12) From the tree survey, that area where the largest and most
viable Sand Pine trees exist should be designated as the 20% open
space area. This area can either be one 2 acre site or two 1
acre sites, but no more than two sites used to meet this
requirement.
(13) As a minimum, 25 percent of all native plant communities
which occur on a site (e.g. Pine Flatwoods, Sand Pine Scrub,
Xeric Oak Forest, Hardwood Hammock, etc.) shall be preserved.
10
(It is recommended that this preservation primarily occur in'the
20% 6pen space area as outlined in No. 12 above, or within the
parking lot landscaping, if necessary.)
The requirements listed under (12~ and (13) above, serve to
"Eliminate the indiscriminate destructioh of the native
vegetation" (page 6 of Comprehensive Plan) and page 6 of the
12/16/86 addendum to the Comprehensive Plan Evaluation and
Appraisal Report.
/bks
CC:
City Manager
Technical Review Board
Roy Barden ~
Central File
CARMEN S. ANNU~ZIATO
11
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