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Ord 03-11ORDINANCE NO. 3-11 AN ORDINANCE OF THE CITY COMMISSION OF THE CITY OF DELRAY BEACH, FLORIDA, REZONIl~G AND PLACING LAND PRESENTLY ZONED AGRICULTURAL (A) DISTRICT TO PROFESSIONAL AND OFFICE {POD) DISTRICT; SAID LAND BEING A PARCEL LOCATED ON THE NORTH SIDE OF WEST ATLANTIC AVENUE APPROXIMATELY 360 FEET WEST OF HIGH POINT BOULEVARD, AS MORE PARTICULARLY DESCRIBED HEREIN; AMENDING "ZONING MAP OF DELRAY BEACH, FLORIDA, OCTOBER 2009"; PROVIDING A GENERAL REPEALER CLAUSE, A SAVING CLAUSE, AND AN EFFECTIVE DATE. WHEREAS, the property hereinafter described is shown on the Zoning District Map of the City of Delray Beach, Florida, dated October 2009, as being zoned Agricultural (A) District; and WHEREAS, at its meeting of January 24, 2011, the Planning and Zoning Board far the City of Delray Beach, as Local Planning Agency, considered this item at a public hearing and voted 4 to 0 to recornrnend that the property hereinafter described be rezoned, based upon positive findings; and WHEREAS, pursuant to Florida Statutes 163.3174(4)(c), the Planning and Zoning Board, sitting as the Local Planning Agency, has determined that the changes are consistent with and further the objectives and policies of the Comprehensive Plan; and WHEREAS, the City Commission of the City of Delray Beach adopts the findings in the Planning and Zoning Staff Report; and WHEREAS, the City Commission of the City of Delray Beach finds the ordinance is consistent with the Comprehensive Plan; and WHEREAS, it is appropriate that the Zoning District Map of the City of Delray Beach, Florida, be amended to reflect the revised zoning classification. NOW, THEREFORE, BE IT ORDAINED BY THE CITY COMMISSION OF THE CITY OF DELRAY BEACH, FLORIDA, AS FOLLOWS: Section 1. That the recitations set forth above are incorporated herein. Section 2. That the Zoning District Map of the City of Delray Beach, Florida, be, and the same is hereby amended to reflect a zoning classification of Professional and Office (POD) District for the following described property: All that part of the East 165 feet of Tract 49, Model Land Company's Subdivision of the North half and part of the South half of Section 1$, Township 46 South, Range 43 East, according to the Map or Plat thereaf, as recorded in Plat Baok 6, Page 51, Public Records of Palm Beach County, Florida, lying North of the road right-of--way for West Atlantic Avenue as shown on Road Plat Book 3, Pages 24 through 30, inclusive, Public Records of Palm Beach County, Florida. Section 3. That the Planning and Zoning Director of the said City shall, upon the effective date of this ordinance, amend the Zoning Map of the City of Delray Beach, Florida, to conform with the provisions of Section 2 hereof. 5ectian 4. That all ordinances or parts of ordinances in conflict herewith be, and the same are hereby repealed. Section 5. That should any section or provision of this ordinance or any portion thereaf, any paragraph, sentence, or word be declared by a court of competent jurisdiction to be invalid, such decision shall not affect the validity of the remainder hereof as a whole or part thereof other than the part declared to be invalid. Section 6. That this ordinance shall become effective immediately upon passage on second and final reading. PASSED AND ADOPTED in regular session on second and final reading an this the ls` day of March, 2p11. ~ '~ a "`'r ATTEST M A ~~ ~) I~~ _ , City Clerk "` _ ~w 1 First Reading ~~ Second Reading ~~ 2 ORD NO. 03-1 1 Coversheet ~' e MEMORANDUM TO: Mayor and City Commissioners FROM: David T. Harden, City Manager DATE: February 17, 2011 SLBJECT: AGENDA ITEM_l~ i;2;EGULAR COMMISSION MEETING OF MARCH 1 2011. OI~I~I:~fA,NCE NO.03-11 Page 1 of 1 ITEM BEFORE COMMISSION This ordinance is before Commission for second reading and quasi judicial hearing far a privately initiated rezoning from Agricultural (A) District to Professional and Office (POD) District fora 2.09 acre vacant parcel of land located on the north side of West Atlantic Avenue, west of High Point Boulevard and the Delray Garden Center. (Quasi-Judicial Hearing) BACKGROUND At the first reading on February 15, 2011, the Commission passed Ordinance No. 03-11. RECOMMENDATION Recommend approval of Ordinance No. 03-11 on second and final reading. http://itwebapp/AgendaIntranet/Bluesheet.aspx?ItemID=4222&MeetinglD=286 3/3/2011 ORDINANCE NO. 3-1 1 AN ORDINANCE OF THE CITY COMMISSION OF T`HE CITY OF DELRAY BEACH, FLORIDA, REZONING AND PLACING LAND PRESENTLY ZONED AGRICULTURAL (A) DISTRICT TO PROFESSIONAL AND OFFICE (POD) DISTRICT; SAID LAND BEING A PARCEL LOCATED ON THE NORTH SIDE OF WEST ATLANTIC AVENUE APPROXIMATELY 360 FEET WEST OF HIGH POINT BOULEVARD, AS MORE PARTICULARLY DESCRIBED HEREIN; AMENDING "ZONING MAP OF DELRAY BEACH, FLORIDA, OCTOBER 2009"; PROVIDING A GENERAL REPEALER CLAUSE, A SAVING CLAUSE, AND AN EFFECTIVE DATE. WHEREAS, the property hereinafter described is shown on the Zoning District Map of the City of Delray Beach, Florida, dated October 2009, as being zoned Agricultural (A) District; and WHEREAS, at its meeting of January 24, 201 I, the Planning and Zoning Board for the City of Delray Beach, as Local Planning Agency, considered this item at a public hearing ana voted 4 to 0 to recommend that the property hereinafter described be rezoned, based. upon positive findings; ana WHEREAS, pursuant to Florida Statutes 163.3174(4)(c), the Planning and Zoning Board, sitting as the Local Planning Agency, has determined. that the changes are consistent with and further the objectives and policies of the Comprehensive Plan; and WHEREAS, the City Commission of the City of Delray Beach adopts the findings in the Planning and Zoning Staff Report; and WHEREAS, the City Commission of the City of Delray Beach finds the ordinance is consistent with the Comprehensive Plan; and WHEREAS, it is appropriate that the Zoning District Map of the City of Delray Beach, Florida, be amended to reflect the revised zoning classification. NOW, THEREFORE, BE IT ORDAINED BY THE CITY COM1v1 SSION OF THE CITY OF DELRAY BEACH, FLORIDA, AS FOLLOWS: Section 1. That the recitations set forth above are incorporated herein. Section 2. That the Zoning District Map of the City of Delray Beach, Florida, be, and the same is hereby amended to reflect a zoning classification of Professional and Office (POD) District for the following described property: All that part of the East 165 feet of Tract 49, Model Land Company's Subdivision of the North half and part of the South half of Section 18, Township 46 South, Range 43 East, according to the Map or Plat thereof, as recorded in Plat Book 6, Page 51, Public Records of Palm Beach County, Florida, lying North of the road right-of--way far West Atlantic Avenue as shown on Road Plat Baok 3, Pages 24 through 30, inclusive, Public Records of Palm Beach County, Florida. Section 3. That the Planning and Zoning Director of the said City shall, upon the effective date of this ordinance, amend the Zoning Map of the City of Delray Beach, Florida, to conform with the provisions of Section 2 hereof. Section 4. That all ordinances or parts of ordinances in conflict herewith be, and the same are hereby repealed. Section 5. That should any section or provision of this ordinance or any portion thereof, any paragraph, sentence, or word be declared by a court of competent jurisdiction to be invalid, such decision. shall not affect the validity of the remainder hereof as a whole ar part thereof other than the part declared to be invalid. Section 6. That this ordinance shall became effective immediately upon passage on second and final reading. PASSED AND ADOPTED in regular session on second and final reading on this the day of , 2011. ATTEST City Clerk First Reading Second Reading MAYOR ORD NO. 3-11 Coversheet MEMORANDUM TO: Mayor and City Commissioners FROM: Estelio Breto, Senior Planner Paul Dorling, AICP, Director of Planning and Zoning THROUGH: City Manager DATE: February 7, 2011 Page 1 of 1 SUBJECT: AGENDA ITEM 12.A. -REGULAR. COMMISSICIN MEETING OF FEBRUARY 15 2p11 ORDINANCE NO. Q3-11 ITEM BEFORE COMMISSION Consideration of a privately sponsored rezoning from Agricultural (A) to Professional Office District (POD) fora 2.09 acre parcel located on the north side of West Atlantic Avenue to the west of High Point Boulevard and the Delray Garden Center. BACKGROUND The project site is currently vacant and was until recently part of the Delray Garden Center. This is a privately-initiated rezoning request to go from Agricultural {A) to Professional and Office District (POD) to accommodate the future site ofthe Spodak Dental Office Building. REVIEW BY OTHERS At its meeting of January 24, 2011, the Planning and Zoning Board held a public hearing in conjunction with the POD rezoning request. Na one from the public spoke either in support or apposition to the rezoning request. After reviewing the staff report and discussing the proposal, the Board voted 4-0 (Mr. Connor Lynch and AI Jacquet absent, Mr. Spodak stepped down), to recommend approval of the rezoning request to the City Commission. RECOMMENDATION Approve on first reading Ordinance 3-11 rezoning the 2.09 acre parcel from Agricultural (A) to Professional and Office District (POD), by adopting the findings of fact and law contained in the staff report, and finding that the request and approval thereof is consistent with the Comprehensive Plan, and meets the criteria set forth in LDR Sections 3.1.1 (Required Findings), 3.2.2 (Standards for Rezoning Actions), and 2.4.5(D)(S)(Rezaniu~g Findings), with second reading to occur on March 11, 2011. http://itwebapplAgendaIntranet/B luesheet.aspx?ItemID=4181 &MeetingID=28 S 2/ 17/2011 PLANNING AND ZONING BOARD CITY OF DELRAY BEACH MEETING DATE: January, 2011 ---STAFF REPORT--- AGENDA ITEM: Iv.B ITEM' Privately-initiated rezoning from Agricultural (A) to Professional and Office District • (POD), for a vacant parcel lacated on the north side of West Atlantic Avenue to the west of Homewood Boulevard and the Delray Garden Center. The Future Land Use Map Designation for the subject property is currently TRN (Transitional). The subject parcel will be the future site of the Spadak Dental Office Building. GENERAL DATA: Agent ................................ Location ...................................... Property Size .............................. Existing FLUM ........................... Propased FLUM ......................... Current Zoning ............................ Propased Zoning ........................ Adjacent Zoning ................Narth: East: South: West: Existing Land Use ...................... Propased Land Use .................... Water Service ......................... Sewer Service ........................ Weiner and Lynne, PA North side of West Atlantic Avenue to the west of Homewood Boulevard 2.09 acres TRN (Transitional) No Change Agricultural (A) Professional and Office District (POD) RM (Multiple Family Residential - Medium Density) A (Agricultural) RL (Law Density -Multiple Family Residential) POC (Professional Office Center) Vacant Spodak Dental Office Available via connection to a 12" water main which is adjacent to West Atlantic Avenue r~a-w Available via connection to a 8" sewer main lacated an the northwest side of the site lll~Ekl BLFURI~_TH~ BOARD - - - _ _ The item before the Board is that of making a recommendation to the City Commission on a privately-initiated rezoning from Agricultural (A) to Professional and Clfflce District (P4D), far a vacant parcel (located on the north side of West Atlantic Avenue to the west of Homewood Boulevard and the Delray Garden Center). The Future Land Use Map Designation far the subject property is currently TRN (Transitional} and. will remain unchanged. The subject parcel will be the future site ofi the Spodak Dental Office Building. Pursuant to Section 2.2.2(E) (6) of the Land Development Regulations, the Planning and Zoning Board shall review and make a recommendation to the City Commission with respect to the rezoning of any property within the City. BACKGROUND hNA-L.YSIS The project site is located on the north side of West Atlantic Avenue, just went of Homewood Boulevard and contains approximately 2.09 acres. The properly is currently vacant and was anti{ recently part of the Delray Garden Center. This is aprivately-initiated rezoning request to go from Agricultural {A} to Professional and Office District (POD). The subject parcel will be the fiuture site of the Spodak Dental Office Building. _ ~ - --_ _ . REQUIRED F{NI]INGS _ J RB UIRED FINDINGS Cho ter 3 : Pursuant to LDR Section 3.1.1 (Required Findings), prior to the approval of development applications, certain findings must be made in a farm which is part of the affwcial record. This may be achieved through information on the application, the staff report, or minutes. Findings shall be made by the body, which has the authority to approve or deny the development application. These findings relate to the following four areas. FUTURE LAND USE MAP: The use ar structures must be allowed in the zoning district and the zoning district must be consistent with the land usa designation. The subject property has a Future Land Use Map (FLUM) designation of TRN (Transitional} and the requested zoning designation of PQD (Professional and Office Dis#rict} and bath are consistent with each other. The Transitional (TRN} land use designation allows office, commercial, and residential uses. Therefore, the development of this parcel as the future site of the Spodak Dental Office will be consistent with the Comprehensive Plan, and compatible with surrounding developments in the area. Thus, this standard has been met. CONCURRENCY: Facilities which are provided 6y, ar through, the City shall be provided to new development concurrent with issuance of a Certificate of Gccupancy. These facilities shall be provided pursuant to levels of service established within the Comprehensive Plan. As described in Appendix '"A°, a positive finding of concurrency can be made as it relates to water and sewer, streets and traffic, drainage, parks and recreation, open space, and solid waste. CONSISTENCY: Compliance with performance standards set Earth in Chapter 3 and required findings in LDR Section 2.4.5(D)(5) for the Rezoning request shall be the basis upon which a finding of overall consistency is to be made. Other objectives and policies found in the adapted Comprehensive Plan may be used in making a finding of overall consistency. Planning 8~ Zoning Board Staff Report -Meeting of January 18, 2011 Spodak Dental Office Rezoning Page 2 A review of the objectives and policies of the adapted Comprehensive Plan was conducted and the following applicable objective was found: F #u Lan Use en# Qb'ecfive A-1: Property shall be developed or redeveloped in a manner so that the future use and Intensity is appropriate In farms of soil, #opographic and other applicable physical considerations, is complimentary to adJacen# fend uses and ~ulfiJls remaining land use needs. The development of the site with uses allowed under the proposed POD zoning (office uses) will provide a transition between the POC (Professional Office Center) use located to the west, and' the multiple family residential condominium buildings located to the north and east of the property. Therefore, the requested rezoning of POD (Professional and Office District) will net negatively impact the existing land uses in the area. COMPLIANCE WITH THE LAND DEVELOPMENT REGULATIONS: Items identified in the Land Development Regulations shall specifically be addressed by the body taking final action on the site and development application/req,uest. The development proposal that will follow this rezoning request is the Spodak Dental Office building. A facility of this type will not have a negative impact with respect to concurrency as it relates to traffic, parks and recreation, solid waste, drainage or schools. While specific findings will be made with future development approvals of the site plan review process, Appendix "A" includes a brief discussion of concurrency findings as these relates to the rezoning request. COMPATIBILITY: The requested designation will be compatible with the existing and future land uses of the surrounding area. As demonstrated in the following "Rezoning Analysis" section, the requested rezoning from A (Agricultural:) to POD (Professional and office District) will be compati-ble with the existing and future land uses of the surrounding area. The proposed office development allowed under this zoning category will be compatible with the surrounding existing developments of the neighborhood, particularly with the existing Professional Office Center (POC) zoning located to the west of the property. The proposed rezoning is also consistent with the adjacent development pattem to the east (The Delray Garden Center, zoned agricultural which is considered.. a transitional designation and to be modified in the future to a more appropriate urban designation). Consistency is also found with other properties to the east including (the First Encounter Condominium with RM zoning), and (the Dialysis Center of Delray Beach with POD zoning); and north:- (The High Paint of Delray Condominium, multifamily residential units with RM zoning), and west (the Gringle Doherty and Wheat professional office building with POC -Professionai Office Center zoning). Thus, compatibility is not a concsm with this proposal since it will not negatively impact the existing and future uses in the area nor will it negatively impact the pattern of development of the neighborhood. REZ~NING.ANALYSIS Future Land Use Map Consistency, concurrency, cornprehensive Plan Con;ast~ncy and Compliance with the development criteria of the LDR were previously discussed under the "Required Findings" section ofi this report. Compliance with the Land Development Regulations with respect to "Standards for Rezoning Actions and Rezoning Findings" are discussed below. Planning & Zoning Board Staf# Report -Mee#ing of January 18, 2411 Spodak Dental Office Rezoning Page 3 Section_ 3.2.2 (Standards for Rezoning Actions): Standards "A", "B", "C", and "E" are not applicable with respect to this rezoniing request. An evaluation of the applicable standards is discussed below: Standard "D" requires that the rezoning shall result in allowing land uses which are deemed camps#ible with adjacent and nearby land use bath existing and proposed; or that if an Incampa#ilrli#y may occur, #ha# sufficien# regulations exist #o properly mi#Pgafe adverse impacts from the new use. The following table identifies the zoning designations and uses that are adjacent to the subject property: Ad scent Zonin Ad"scent Land Uses: North RM (Multiple Family Residential) High Point of Delray Condominium West POC (Professional Office Center) The Gringle Doherty and Wheat ,professional office building Eas# A (Agricultural}, RM (Multiple Family ~ Delray Garden Center, Migh Point of Residential) and POD (Professional Delray Condominium, the First and Office District} Encounter Condominium, and the Dialysis Center of Delray Beach South RL (Low Density -Multiple Family Wood-lake Single Family Subdivision Residential) .across West Atlantic Avenue The introduction of the POD (Prafessionai and Office District) zoning will allow the operation of the future affce uses which will provide service far adjacent residential areas. In addition, the operation of the medical office uses will enhance the subject property comparatively with the adjacent medical office uses, professional office uses, and residential uses. The development proposal will not hinder development or redevelopment of nearby properties. The existing adjacent land uses will not be negatively impacted by the uses allowed under the POD zoning designation, LDR SECTION 2.4.5(l,~(51 -REZONING FINDINGS: Pursuant to LDR Section 2.4.5(D}(5}, in addition to provisions of Chapter 3, the City Commission must make findings that the rezoning fulfills at least one of the reasons listed under Subsection (2}: {a) That the zoning had previously been changed, or was originally established, in error; (b) That there has been a change in circumstances which make the current zoning inappropriate; or (c} That the requested zoning is of similar intensity as allowed under the Future hand Use 1Vlap and that it is mare appropriate for the property based upon circumstances particular to the site and/or neighborhood. The applicable findings for which the rezoning should be granted, relates to items "b" and "c" identified above, indicating that there has been a change in circumstances which make the current Planning 8, Zoning Board Staff Repack -Meeting of January 18, 2011 5podak Dental C)tfice Rezoning Page 4 Agricultural zoning inappropriate. The property is surrounded by commercial zoning and the long term operation of an agricultural use (Delray Garden Center) is not compatible with the rapid urbanization process that has occurred along this portion of West Atlantic Avenue. Objective A-1 of the Future Land Use l=lement of the Comprehensive Plan clearly states that property shall be developed in a manner so that the use and intensity is appropriate and complimentary to adjacent land uses and fulfills the remaining land use needs. The requested POD (Professional and Office District) zoning is complimentary to and compatible with the surrounding and adjacent properties. The requested POD zoning will enhance compatibility and will not have a detrimental impact in the existing zoning and development pattern of the area. REVIEW B`~' OTH€f~~= The development proposal is not within a geographical area requiring review by the DDA (Downtown Development Authority) or CRA (Community Redevelopment Agency). Courkesy Notlces~ A special courtesy notice was provided to the following homeowners and/or civic organizations: • Susan Sims, Neighborhood Advisory Council • Suzanne Donahue, Neig borhoad Advisory Council Letters of objection or support, if any, will be presented at the Planning and Zoning Board meeting. Public Notices: Formal public notice has been provided ko property owners within a 5Q0' radius of the subject property. Letters of abjection and/or support, if any, will be presented at the Planning and Zoning Board meeting. ~ _ _ ~ ASSESSMENT A~iD CQ~~ICLU~tON -_ ~ _ ~1 The requested rezoning from Agricultural (A) to Professional and Office District (POD), for a vacant parcel is to allow the future operation of the Spodak Dental Office Building. The Future Land Use Map Designation for the subject property is currently TRN (Transitianaq. Positive findings can be made with respect to LDR Section 3.1.1 (Required Findings), LDR Section 3.2.2 (Standards far Rezoning Actions) and LDR Section 2.4.5(D}(5)(Rezonng Findings), LDR Section 4.4.16(8)(1) and the Goais, Objectives, and Policies of the Comprehensive Plan. Therefore, rezoning the subject.: property from Agricultural (A) to Professional and Office District (POD), is recommended far approval, based on the findings outlined in this staff report. f~~COMMENDE© ACTIVCyS A. Move a recommendation of approval to the City Commission for the privately initiated rezoning from A (Agricultural} to Professional and Office District (POD), by adopting the findings of fact and law contained in the staff report, and finding that the request and approval thereof is consistent with the Comprehensive Plan and oes meet the criteria set forth in LDR Sections 3.1.1 (Required Findings), 3.2,2 (Standards far Rezoning Actions), 2.4.5(D)(5)(Rezoning Findings), and 4.4.16(8)(1 }. 8. Move a recommends#ion of denial to the City Commission far the privately initiated rezoning from A (Agricultural) to Professional and Office District (POD), by adopting the findings of fact and faw contained in the staff report, and finding that the request is inconsistent with the Comprehensive Planning & Zoning Board Staff Report -Meeting of January 18, 2011 Spodak Dental Office Rezoning Page 5 Plan and des no me t the criteria set forth in LDR Sections 3.1.1 (Required Findings), 3.2.2 (Standards for Rezoning Actions), 2.4.5(D)(5)(Rezoning Findings}, and 4.4.16(B)(1}. STAFF RECQMMENQAT-IQNS Moves a reruommendatian of approval to the City Comrt~tission for the privately initiated rezonirig from A (Agt~iculturai) to Professional and Office district (FOCI), by adopting the findings of fact and law contained in the staff report, and finding that the request and approval thereof is consistent with the Comprehensive Plan and does meet the criteria set forth in LDR Sections 3.'1.1 (Required Findings}, 3.2.2 (Standards for Rezonil Actions), 2.4.~(CI)(5)(Rezoning Findings), and 4,4.1~(B}(1}. Staff Report Prepared toy: Es~lig Bre#o Senior Planner Attachments: ^ Zoning District Map • Survey Planning & Zoning Board Staff Report -Meeting of January 18, tai i Spodak Dental Office Rezan~ng Page 6 APPENDIX"A" Ii GJNGIlRRBNCY ~iNDIPlGS Pursuant to LDR Section 3.1.1{B), Concurrency, as defined pursuant to Objective B-2 of the Land Use Element of the Comprehensive Plan, must 6e met and a determination made that the public facility needs of the requested land use and/or development application will not exceed- the ability of the City to fund and provide, or to require the provision of, needed capital improvements for the following areas: Water and Sewer: The site is already served by water and sewer service. Municipal water service is available via connection to a 12" water main located along West Atlantic Avenue r-a-w. Fire protection is provided by a fire hydrant located an the southwest side of the site. Additional fire hydrants will be considered as part of the site development approval process. Sewer service is available to the site via connection to an existing 8" sewer main which is located along High Point Boulevard r-a-w on the northwest side of the site. On s"rte sewer main improvements will be considered as part of the site development approval process. Pursuant to the Comprehensive Plan, treatment capacity is available at the South Central County Waste Water Treatment Plant far the City at build-out. The Comprehensive Plan also states that adequate water and sewer treatment capacity exists to meet the adopted l_OS at the City's build-out population based an the current FLUM. Thus, a positive finding with respect to this level of service standard can be made. Streets and Traflwc. The subject property is a vacant parcel located an the north side of West Atlantic Avenue just west of Homewood Boulevard, in Delray Beach, and contains approximately 2.09 acres. The owner has requested a re-zoning from Agricultural (A) to Professional.: and Office District (POD) with the intend to build the Spodak Dental Office facility, and thus, the traffic analysis has been based an the differences between the trip generation of a Drive-l;n Bank (maximum traffic generator allowed under POD zoning) and a Wholesale Nursery. The proposed change in zoning designation from Agricultural (A} to Professional and Office District (POD) has been estimated to generate a 2,934 increase in daily trips, a 136 increase in A.M. peak hour trips, and a 286 increase in P.M. peak hour trips at project buiVt-out in 201.5. Based on an analysis of existing and projected traffic characteristics there is adequate capacity on the surrounding roadway network to accommodate the additional trips that may be generated by the dental office facility which will generate significantly less traffic. Therefore a positive finding can be made with respect to this level of service standard. Parks and Owen Space: Park dedication requirements do not apply for non-residential uses. Solid Waster Solid was#e requirements will be evaluated during the site plan review process of the Spodak Dental Office project. No issues are anticipated. Schools: School provision requirements do not apply for non-residential uses. ~ SPODAI~ DENTA. OFFICE ~~~ an aF oFa.a~-v e~,aa. ~. i sus,r~c~rw~ot~rrrr LQCATIQN' MAP PLANNING k ZQ~7{N4 DEPARTMENT __ ,~orc+t sts~' ~ srs>~r -- ww REF: F~\Plarvwxp ~ z~\DeMS~FN.-Cot,\z-u+ 11701-1600\LM1230_Spodok w~oi arts. raw ~1 ~ ~ q ~~$ kl \ ` ~ ~~k' ~`y}]I' I I ~ ~` ~`` I j ~ ~1 ~I I ii I I I II I 4 ~ ~ ~ ( ~ p ~~Rys; ~.~ .l I rrAC~ ~v °4 q(~,~$Y6u ~~ ~I ~ I 1 ~ 1 I .. :. -1 ~~ ~~ ,~~~ j ~~ ~~ tt~M t I ~CCCweSxtl~I2 ..• -- - ,. 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