11-95 ORDINANCE NO. 11-95
AN ORDINANCE OF THE CITY COMMISSION OF THE CITY OF
DELRAY BEACH, FLORIDA, REZONING AND PLACING LAND
PRESENTLY ZONED SAD (SPECIAL ACTIVITIES DISTRICT) IN
THE RM (MEDIUM DENSITY RESIDENTIAL) DISTRICT; SAID
LAND BEING LOCATED ON THE EAST SIDE OF NORTH FEDERAL
HIGHWAY, APPROXIMATELY 2,900 FEET SOUTH OF GULFSTREAM
BOULEVARD; AND AMENDING "ZONING MAP OF DELRAY BEACH,
FLORIDA, 1994"; 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 April,
1994, as being zoned SAD (Special Activities District); and
WHEREAS, at its meeting of November 21, 1994, the Planning
and Zoning Board for the City of Delray Beach, as Local Planning
Agency, reviewed this item and voted 6 to 0 to recommend approval of
the rezoning, based upon positive findings; and
WHEREAS, it is appropriate that the Zoning District Map of
the City of Delray Beach, Florida, dated April, 1994, 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 Zoning District Map of the City of
Delray Beach, Florida, dated April, 1994, be, and the same is hereby
amended to reflect a zoning classification of RM (Medium Density
Residential) District for the following described property:
All of the North 324.04 feet of Lot 38, Section 9,
Township 46 South, Range 43 East, lying East of the
East right-of-way line of the Federal Highway, being
State Road No. 5, and extending to the Intracoastal
Waterway, lying and being in Palm Beach County,
Florida, as per Plat recorded in Plat Book 8 at Page
40 of the Public Records of Palm Beach County,
Florida. '
Together With
Tract "A", Snow Hill, according to the Plat thereof
recorded in Plat Book 21, Page 83, of the Public
Records of Palm Beach County, Florida.
I
The subject property is located on the east side of
North Federal Highway, approximately 2,900 feet south
of Gulfstream Boulevard; containing 11.11 acres, more
or less.
~_~ That the Planning Director of 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 ! hereof.
~ That all ordinances or parts of ordinances in
conflict herewith be, and the same are hereby repealed.
Section 4. 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 or part thereof other than the part declared to be invalid.
Section 5. 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 on this the 21st day of February , 1995.
ATTEST:
City C~erk -
First Reading February 7, 1995
Second Reading February 21f 1995
- 2 - Ord. No. 11-95
AC
!
OF __SAD_
MARINA CAY- REZONING
MEMORANDUM
TO: MAYOR AND CITY COMMISSIONERS
FROM: CITY MANAGER~
SUBJECT: AGENDA ITEM ~ [O.~.- MEETING OF FEBRUARY 2~, 1995
SECOND READING AND PUBLIC HEARING FOR ORDINANCE NO. 11-95
DATE: FEBRUARY 17, 1995
This is second reading and public hearing for Ordinance No. 11-95
which rezones an 11.11 acre parcel of land from SAD (Special
Activities District) to RM (Medium Density Residential) District.
The subject property is located on the east side of North Federal
Highway, immediately south of the Delray Swap Shop, and was
formerly known as Marina Cay.
The purpose of the rezoning is to apply the appropriate zoning
category for a potential multiple family development. Please refer
to the staff documentation for analysis.
The Planning and Zoning Board formally reviewed this item on
November 21, 1994, and voted 6 to 0 to recommend that the rezoning
be approved. At first reading on February 7, 1995, the Commission
passed the ordinance by unanimous vote.
Recommend approval of Ordinance No. 11-95 on second and final
reading.
ref:agmemo20
MEMORANDUM
TO: MAYOR AND CITY COMMISSIONERS
FROM: CITY MANAGER~
SUBJECT: AGENDA ITEM ~ /~'~ - MEETING OF FEBRUARY 7. 1995
FIRST READING FOR ORDINANCE NO. 11-95
DATE: FEBRUARY 3, 1995
This is first reading for Ordinance No. 11-95 which rezones an
11.11 acre parcel of land from SAD (Special Activities District) to
RM (Medium Density Residential) District. The subject property is
located on the east side of North Federal Highway, immediately
south of the Delray Swap Shop, and was formerly known as Marina
Cay.
The purpose of the rezoning is to apply the appropriate zoning
category for a potential multiple family development. Please refer
to the staff documentation for analysis.
The Planning and Zoning Board formally reviewed this item on
November 21, 1994, and voted 6 to 0 to recommend that the rezoning
be approved.
Recommend approval of Ordinance No. 11-95 on first reading. If
passed, a public hearing will be held on February 21, 1995.
ref:agmemo20
LEGAL VERIFICATION FORM
FILE %: 95-003
PROJECT NAME:
LEGAL DESCRIPTION:
Ail of the North 324.04 feet of Lot 38, Section 9, Township 46
South, Range 43 East, lying East of the East right-of-way line
of the Federal Highway, being State Road No. 5, and extending to
the Intracoastal Waterway, lying and being in Palm Beach County,
Florida, as per Plat recorded in Plat Book 8, at page 40 of the
Public Records of Palm Beach County, Florida.
Together With
Tract "A" Snow Hill, according to the plat thereof recorded in
Plat Book 21, page 83 of the Public Records of Palm Beach
County, Florida.
SOURCE (of legal description): Survey dated 5/12/94
VERIFIED BY: /-
VERIFICATION REQUEST~NEEDED BY JANUARY 31 1995.
LEGAL DESCRIPTION IN ORDINANCE (No. ) VERIFIED
PRIOR TO SECOND READING
VERIFIED BY: DATE
VERIFICATION REQUEST NEEDED BY 1995.
Ref/marleg
CITY COMMISSION DOCUMENTATION
TO: DAVID T. HARDEN, CITY MANAGER
FROM: ~
SUBJECT: MEETING OF FEBRUARY 7, 1995
FIRST READING OF ORDINANCE NO. ;I -95 - REZONING FROM
SAD (SPECIAL ACTIVITIES DISTRICT) TO RM (MEDIUM
DENSITY RESIDENTIAL) FOR AN 11.11 ACRE SITE (FORMERLY
KNOWN AS MARINA CAY).
ACTION REQUESTED OF THE COMMISSION:
The action requested of the City Commission is that of
approval on first reading of an ordinance rezoning 11.11
acres of land from SAD (Special Activities District) to RM
(Medium Density Residential). The purpose of this rezoning
is to apply the appropriate zoning classification for a
potential multiple family development.
The subject property is located on the east side of
North Federal Highway, approximately 2,900 feet south of
Gulfstream Boulevard, immediately south of the Delray Swap
Shop.
BACKGROUND:
The proposal is to rezone the 11.11 acre parcel from SAD
(Special Activities District) to RM (Medium Density
Residential, 6-12 du/ac). With the rezoning request, a Future
Land Use Map Amendment is being processed to change the 2 acre
commercial component on the property from General Commercial to
Medium Density Residential (5-12 du/ac). If the Future Land Use
Map Amendment and Rezoning are approved, a site and development
plan submittal to construct a multiple family development is
anticipated.
The property is currently zoned SAD which is governed by an
enacting ordinance and specific site plan. The approval is for
a large mixed use development consisting of the following: 102
multiple family units, a 62 slip marina, 65,500 sq.ft, of
retail/office/restaurant use, and private recreation facilities
including a health club. If the rezoning is approved, the
current SAD ordinance for Marina Cay will be repealed, thus the
City Commission Documentation
Meeting of February 7, 1995
First Reading of Ordinance No. -95 - Rezoning from SAD to RM
for the Marina Cay Site
Page 2
SAD will become void. In order to re-establish a similar mixed
use development, a land use amendment to accommodate the
commercial component and rezoning to SAD would be necessary. A
complete analysis of the Rezoning is found in the attached
Planning and Zoning Board Staff Report.
This item was originally scheduled for first reading at the
Commission's December 6th meeting, however, the applicant
requested postponement in order to re-evaluate the market study
for the proposal. On January 25, 1995, the applicant requested
that the item be scheduled for first reading at the Commission's
February 7th meeting.
PLANNING AND ZONING BOARD CONSIDERATION:
At its meeting of November 21, 1994, the Planning and Zoning
Board held a public hearing in conjunction with review of the
requests. There was no public testimony in opposition to the
land use map amendment or rezoning to RM. The Board voted 6-0
(Ms. Young absent) to recommend that the rezoning be approved.
RECOMMENDED ACTION:
By motion, approval of Ordinance No. I~ -95 on First Reading,
setting a public hearing date of February 21, 1995.
Attachment:
* Location/Zoning Map
* P & Z Staff Report and Documentation of November 21, 1994
* Copy of Ordinance No. II-95
Y~CCMARINA.DOC
'PLANNING & ZC'NING BOARD
CITY OF DELRAY BEACH --- STAFF REPORT---
MEETING DATE: November 2i, 1994
AGENDA ITEM: V.E.
ITEM: Rezoning from SAD (Special Activities District) to
RM (Medium Density Residential) (Former Marina Cay Site).
GENERAL DATA:
Owners ........................ EBJH Corporation
Applicant ..................... Jim Spooner
Siemens Group Realty Corporation
Location ...................... On the east side of North Federal Highway,
approximately 2,900 feet south of Gulfstream
Boulevard, immediately south of the Delray
Swap Shop.
Property Size ................. 11.11 Acres
Current City Land Use Plan .... Medium Density Residential 5-i2 du/ac (9.1]
acres) and General Co--arc]al (2 acres) with
Large Scale Mixed Use Overlay (11.11 acres).
Proposed City Land Use Plan...Medium Density Residential 5-12 du/a¢ with
Large Scale Mixed Use Overlay. Overlay will
be removed with Comprehenshive Plan ~.mendment
Current City Zoning ........... SAD (Special Activities District)
Proposed City Zoning ........... RM (Medium Density Residential)
Adjacent Zoning ........ North: GC (General Commercial) and RS (Single
Family Residential - Town of Gulfstream)
South: GC, RM (Medium Density Residential)
and R-I-A (Single Family Residential)
East: OR (Outdoor Recreation - Town of
Gulfstream)
West: AC (Automotive Commercial)
Existing 'Land Use ............. Vacant property with 3 vacant single family
structures (formerly a mobile home/trailer
park).
Proposed Land Use ............. Potentially a 133-unit multiple family
development.
Water Service ................. Available via main extensions from an
existing 12" water main along Federal
Highway.
Sewer Service ................. Available via main extensions and ccnnection
to existing lift station at the southeast V.E.
corner of the property.
ITEM BEFORE THE BOARD:
The item before the Board is that of making a
recommendation to the City Commission on a Rezoning
request from SAD (Special Activities District) to RM
(Medium Density Residential), pursuant ko Section
The subject property is located on the east side of
North Federal Highway, approximately 2,900 feet south
of Gulfstream Boulevard, immediately south of the
Delray Swap Shop (Marina Cay property).
Pursuant to Section 2.2.2(E), the Local Planning
Agency (P & Z Board) shall review and make a
recommendation to the City Commission with respect to
.rezoning of any property within the City.
PROJECT DESCRIPTION:
The proposal is to rezone the 11.11 acre parcel from SAD
(Special Activities District) to RM (Medium Density
Residential). With the rezoning request, a Future Land Use Map
Amendment is being processed to change the 2 acre commercial
component on the property from General Commercial to Medium
Density Residential 5-12 du/ac. If the Future Land Use Map
Amendment and Rezoning are approved, a site and development plan
submittal to construct a multiple-family development is
anticipated.
The property is currently zoned SAD which is governed by an
enacting ordinance and specific site plan. The approval is for
a large mixed use development consisting of the following: 102
multiple family units, a 62 slip marina, 65,500 sq.ft, of
retail/office/restaurant use, and private recreation facilities
including a health club. If the rezoning is approved, the
current SAD ordinance for Marina Cay will be repealed, thus the
SAD will become void. In order to re-establish a similar mixed
use development, a land use amendment to accommodate the
commercial component and rezoning to SAD would be necessary.
BACKGROUND:
(For a complete history, please refer to the Future Land Use Map
Amendment Staff Report)
ZONING ANALYSIS:
Pursuant to Section 3.1.1 (Required Findings), prior to the
approval of development applications, certain findings must be
made in a form which is part of the official 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 Future Land Use Map,
Compatibility, Concurrency, Comprehensive Plan Consistency, and
Compliance with the Land Development Regulations (LDRs).
P & Z Board Staff ~port ~
Rezoning from SAD ~o RM for the Marina Cay Property
Page 2
With the action on the land use map amendment, positive findings
were made with respect to Concurrency and Comprehensive Plan
Consistency. Concurrency as it relates to the zoning change
form SAD to RM as well as compliance with respect to the Future
Land Use Map, and Compliance with Land Development Regulations
(Standards for Rezoning Actions, Rezoning Findings) are
discussed below.
Future Land Use Map: Pursuant to Land Development Regulations
Section 3.1.1(A) (Future Land Use Map), all land uses and
resulting structures must be allowed in the zoning district
within which the land is situated and, said zoning must be
consistent with the land use designation as shown on the Future
Land Use Map.
The subject property has a Land Use Map designation of Medium
Density Residential 5-12 du/ac (9.11 acres) and General
Commercial (2 acres), with a zoning designation of SAD .(Special
Activities District). The rezoning from SAD to RM (Medium
Density Residential) is being processed in conjunction with a
future land use map amendment from General Commercial to Medium
Density Residential 5-12 du/ac in order to create consistency
between the land use and Zoning designations as well as the
proposed use of the property as a multiple-family development.
Based upon the above positive findings with respect to
Consistency with the Future Land Use Map can be made.
Concurrency:
Pursuant to Section 3.1.1(B), Concurrency as defined pursuant to
Objective B-2 of the Land Use Element of the Comprehensive Plan
must be 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 & Sewer:
The rezoning from mixed use to residential will result in a
minor decrease in water and sewage flows. The projected water
and sewer flows under the current SAD development scenario are
32,300 gallons per day,whereas the flows for a maximum potential
133-unit multi-family development would be 29,100 gallons per
day. Development of these properties under either scenario will
not cause an adverse impact on water and sewer level of service
standards.
Water and sewer service is available adjacent to the property.
With future development any main extensions and/or upgrades will
be the responsibility of the developer.
P & Z Board Staff ~port )
Rezoning from SAD %o RM for the Marina Cay Property
Page 3
Drainage:
As the property is currently vacant, there are no problems
anticipated with· the ability of future development retaining
drainage on-site and complying with South Florida Water
Management District Standards.
Streets and Traffic:
The Marina Cay SAD (mixed use development) has a vested traffic
count of 4,495 average daily trips. Traffic generated by the
potential 133-unit multiple family development will generate 931
trips, thus potential traffic will be reduced by 3,564 trips.
It is noted that the major roadway adjacent to the subject
property is North Federal Highway, a State Principal arterial.
This roadway link (between George Bush Boulevard and Gulfstream
Boulevard), is currently operating at an acceptable level of
service (Level of Service "A") . Based upon the above, positive
findings with respect to traffic concurrency can be made.
Parks and Recreation:
The current SAD zoning includes approval of 102 dwelling units.
The proposed RM zoning will allow a maximum of 133 units. The
additional units will not have a signifiCant impact with respect
to level of service standards for parks and recreation
facilities. A parks and recreation impact fee of $500 per unit
will be assessed at the time of building permit.
Solid Waste:
The rezoning will result in a substantial reduction of trash
generated. The existing SAD (mixed use) would generate 2',356
pounds per day whereas a multi-family development under the
proposed RM zoning would wOuld generate 503 pounds per day.
Thus, positive impacts on this level of service standard will be
realized.
Section 3.3.2 (Standards for Rezoning Actions): The applicable
performance standards of Section 3.3.2 and other policies which
apply are as follows:
D) That the rezoning shall result in allowing land uses which
are deemed compatible with adjacent and nearby land uses
both existing and proposed; or that if an incompatibility
may occur, that sufficient regulations exist to property
mitigate adverse impacts from the new use.
North of the subject property is zoned GC (General
Commercial and Town of Gulfstream RS (Residential Single
Family); west is zoned AC (Automotive Commercial); south is
zoned GC, RM, and R-1-A (Single Family Residential); and,
east across the Intracoastal Waterway is zoned Town of
Gulfstream OR (Outdoor Recreation).
P & Z Board Staff ~port
Rezoning from SAD ~o RM for the Marina Cay Property
Page 4
The existing land uses to the north are the Delray Swap
Shop and a spoil area for dredging the Intracoastal
Waterway [FIND (Florida Inland Navigational District)
property]; south is Sande's Restaurant, a mix of single
family and duplex structures, and an 8-unit multiple family
structure; west is a vacant auto dealership; and, east
across the Intracoastal Waterway is the Gulfstream Golf
Course.
The adjacent residences are predominantly multiple family
in character. The proposed RM zoning will allow a
development which is much less intense than the currently
approved SAD (mixed use development), therefore
compatibility with the adjacent residences should be
enhanced. There is some concern that the location of the
subject property adjacent to the Swap Shop may present some
problems as far as its potential for residential
development. Those issues can be further addressed during
the site plan review process, where the provision of
adequate building spacing and buffering can be addressed.
Section 2.4.5(D)(5) (Rezoning Findings):
Pursuant to Section 2.4.5(D)(1) (Findings), in addition to
provisions of Section 3.1,1, the City Commission must make a
finding that the rezonlng fulfills one of the reasons for which
the rezoning change is being sought. These reasons include the
following:
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;
c. That the requested zoning is of similar intensity as
allowed under the Future Land Use Map and that it is
more appropriate for the property based upon
' circumstances particular to the site and/or
neighborhood.
The applicant has submitted a justification statement which
states the following:
"Reasons B & C apply in this situation. Market conditions
do not show a demand to economically build such an intense
mixed use development of commercial, residential and
marina. There is a much stronger demand for multi-family
residential. Multi-family residential will be an
appropriate use for the property to fill in between the
single-family and multi-family units to the south of the
property and the commercial properties to the north.
Multi-family residential will be less intense use of the
property than what is currently approved.
P & Z Board Staff ~eport
Rezoning from SAD !, RM for the Marina Cay Ps ~rty
Page 5
The RM designation for the whole property is more
appropriate than having commercial on the property due to
its location on the Intracoastal Waterway. It would be
more appropriate to have residential on the property
overlooking the Intracoastal Waterway, the Gulfstream Golf
Course and the wooded FIND site. It would also be more
appropriate to have multi-family residential next to the
property' s neighbors of single family homes than
commercial.
Multi-family residential would act as a buffer between the
single family residential to the south and the commercial
property (Drive-In Swap Shop) to the north. RM would prove
to be much more compatible with the surrounding properties
than the 65,500 sq. ft. of commercial and would be less
intense as far as the neighborhood impact is concerned.
Additionally, there is an overabundance of vacant or unused
commercial property in the area. Allowing for all RM
designation and getting new residential development could
help spur the redevelopment of the area.
Under .the RM district there could be 12 units per acre.
The property has appr6ximately 11.11 acres, which could
provide for a total of approximately 133 units, instead of
the currently approved 102 units. This would equate to
swap of 65,500 sq.ft, of commercial for 31 residents."
Comment: Item C appears to be the basis for which the rezoning
should be granted. As single family and duplex structures abut
the south side of the property, the RM zoning (medium density)
is as appropriate as SAD and could serve as a transition area
for the existing residences from the commercial property to the
north (Swap Shop). The property's location adjacent to the
Intracoastal Waterway as well as its configuration (narrow and
deep) lends itself well to residential development. The
rezoning should be beneficial for the development of vacant land
to the south which also abuts the Intracoastal Waterway and has
the development potential for single family homes. Also, the
development of the property as multi-family may be more
realistic than a large scale mixed use development. Development
of the property as residential would be an inducement the area
and may encourage redevelopment and development of surrounding
properties. Based upon the above, it is appropriate to rezone
the property to RM.
REVIEW BY OTHERS ~
The rezoning is not in a geographic area requiring review by the
HPB ( Historic Preservation Board) or the DDA (Downtown
Development Authority).
P & Z Board Staff ,port
Rezoning from SAD =o RM for the Marina Cay Property
Page 6
Community Redevelopment Agency
At its meeting of October 20, 1994, the Community Redevelopment
Agency reviewed and recommended approval of the land use plan
amendment.
Special Courtesy Notice:
Special notice was provided to Scott Harrington, Town Manager,
Town of Gulfstream. Courtesy notices were provided to the
following homeowner's and neighborhood associations:
* North Federal Highway Task Team
* Beach Property Owner's Association
* Northeast Neighborhood
* Progressive Residents Of Delray (PROD)
Public Notice:
Formal public notice has been provided to property owners within
a 500' radius of the subject property. Letters of objection, if
any, will be presented at the Planning and Zoning Board meeting.
ASSESSMENT ".AND CONCLUSION.'
The Rezoning from SAD to RM for the subject property is
consistent with the policies of the Comprehensive Plan and
Chapter 3 of the Land Development Regulations. Also, positive
findings can be made with respect to Section 2.4.5 (D) ( 5 )
(Rezoning Findings), that the RM is as appropriate if not more
appropriate, given the adjacent residential developments and the
configuration and location of the parcel. Development of the
property as residential would be an inducement the area and may
encourage redevelopment and development of surrounding
properties.
ALTERNATIVE ACTIONS :
A. ' Continue with direction.
B. Recommend approval of the rezoning request from SAD to RM
based upon positive findings with respect to Chapter 3
( Performance Standards ) of the Land Development
Regulations, policies of the Comprehensive Plan, and
Section 2.4.5(D)(5).
C. Recommend denial of the rezoning request from sAD to RM
based upon a failure to make a positive finding with
respect to Chapter 3.3.2 (Compatibility), and that pursuant
to Section 2.4.5(D)(5) the rezoning fails to fulfill at
least one of the reasons listed.
P & Z Board Staff ~port
Rezoning from SAD ~o RM for the Marina Cay Property
Page 7
STAFF RECOMMENDATION :
Recommend to the City Commission approval of the rezoning from
SAD ( Special Activities District ) to RM (Medium Density
Residential ) based upon positive findings with respect to
Chapter 3 of the Land Development Regulations, policies of the
Comprehensive Plan, and LDR Section 2.4.5(D)(5)(c) (Rezoning
Findings).
Attachments:
* Location/Zoning Map
* Survey
Y .' PZMARCAY. DOC
SIEMENS + RSSOC TEL:407-362-9208 Dec 21,9zl 15:32 No.O02
' -~..'&:.~,,'~;:l¢~I __:i~,_~?!I!,L.,..~,.,~.~ ..~ ~:..~:~:~.~.~
~~ ~~ ..... ,, Siemens ~ ~ ~.
4~ N~ Petrol HiCway
December 2I, 1994
Mr. DaSd Harden, ~ Manager
Officc of tho Ci~ Cl~rk Via ~ (407)
Ci~ of Dclray
Dclray Beach, FL
~: Application for ~nd Usc Plan ~cndment and Rczoning for M~ina ~y
Dear Mr. H~den,
W~ r~qu~st ~ addition~ thir~ (30) daf postponement for th~ first r~ading of ~ above
referenced application.
We still need to resolve some issues that have b~cn brought to our attention regarding the
prop~r~ and we are still re-addressing our market study. Therefore, w~ requtr~ th~
additional time to perform the additional research on thc properS.
We look for your understanding on ~ts matter ~d will appreciate your effoas in ~rantinS
us this postponement. If you have any questions or comments please call mc at (407) 362*
9~5.
Sincerely,
~'"~ ~_~mens Group,er Realty~~r~' ~
~.--'"'c.c. Jeff Costello, Senior Planner, via fax 243-7221
JES/db
cc: City Clerk
City Attorney
Planning Director