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62-91 ORDINANCE NO. 62-91 AN ORDINANCE OF THE CITY COMMISSION OF THE CITY OF DELRAY BEACH, FLORIDA, CORRECTING THE ZONING CLASSIFICATION FOR A PARCEL OF LAND LOCATED ON THE NORTH SIDE OF S.W. 6TH STREET, IF EXTENDED WESTWARD, BETWEEN INTERSTATE 95 AND S.W. 15TH TERRACE, AS MORE PARTICULARLY DESCRIBED HEREIN, FROM OS (OPEN SPACE) DISTRICT TO R-lA (SINGLE FAMILY RESIDENTIAL) DISTRICT; AND CORRECTING "ZONING MAP OF DELRAY BEACH, FLORIDA, 1990"; PROVIDING A GENERAL REPEALER CLAUSE; PROVIDING A SAVING CLAUSE; PROVIDING AN EFFECTIVE DATE.- WHEREAS, the subject property is shown as being zoned OS (Open Space) District on the Zoning District Map of the City of Delray Beach, Florida, dated October 1, 1990; and, WHEREAS, a review of City'records indicates that such zoning classification may have been inadvertently applied to said property; and, WHEREAS, Section 2.4.7(F) (2) of the Land Development Regula- tions has made provisions for relief from improper regulations; and, WHEREAS, a request has been made with respect to the subject property and has been reviewed by the Special Adjustment Advisory Board, and has been determined to be the result of improper enactment; and, WHEREAS, it is appropriate that the Zoning District Map of the City of Delray Beach, Florida, dated October 1, 1990, be corrected to reflect the proper zoning classification thereof, 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 October 1, 1990, be, and the same is hereby corrected to reflect a zoning classification of R-lA (Single Family Residential) District for the following described property: The East Half (E 1/2) of the Northeast Quarter (NE 1/4) of the Northeast Quarter (NE 1/4) of the Northeast Quarter (NE 1/4) lying east of Interstate 95 (also described as the E 1/2 of Lot 1), Section 19, Township 46 South, Range 43 East, Palm Beach County, Florida. Section 2. That the Planning Director of said City shall, upon the effective date of this ordinance, change the Zoning Map of the City of Delray Beach, Florida, to conform with the provisions of Section 1 hereof. Section 3. That all ordinances or parts of ordinances in conflict herewith be, and the same are hereby repealed.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 imme- diately upon passage on second and final reading. PASSED AND ADOPTED in regular session on second and final reading on this the 24th day of ~ ATTEST: ~ity Clerk First Reading September 10, 1991 Second Reading SeDtenlber 24. 1991 -2- Ord. NO. 62-91 MEMORANDUM TO: MAYOR AND CITY COMMISSIONERS FROM: CITY MANAGE R ~?~ SUBJECT: AGENDA ITEM # ~O~ - MEETING OF SEPTEMBER 24, 1991 ORDINANCE NO. 62-91 DATE: SEPTEMBER 18, 1991 This is second reading of an ordinance correcting the zoning classification for a parcel of land located on the north side of S.W. 6th Street, if extended westward, between Interstate 95 and S.W. 15th Terrace (Surles) from OS (Open Space) to R-lA (Single Family Residential) and correcting the Official Zoning Map. We received correspondence from the owner's representative asserting that the City inadvertently changed the zoning on this property and requesting that it be returned back to its original zoning. The Special Advisory Board has been polled and agrees with staff's determination that the zoning was inadvertently changed at the time the LDR's were adopted. Recommend approval of Ordinance No. 62-91 On second and final reading. ORDINANCE NO. 62-91 AN ORDINANCE OF THE CITY COMMISSION OF THE CITY OF DELRAY BEACH, FLORIDA, CORRECTING THE ZONING CLASSIFICATION FOR A PARCEL OF LAND LOCATED ON THE NORTH SIDE OF S.W. 6TH STREET, IF EXTENDED WESTWARD, BETWEEN INTERSTATE 95 AND S.W. 15TH TERRACE, AS MORE PARTICULARLY DESCRIBED HEREIN, FROM OS (OPEN SPACE) DISTRICT TO R-lA (SINGLE FAMILY RESIDENTIAL) DISTRICT; AND CORRECTING "ZONING MAP OF DELRAY BEACH, FLORIDA, 1990"; PROVIDING A GENERAL REPEALER CLAUSE; PROVIDING A SAVING CLAUSE; PROVIDING AN EFFECTIVE DATE. WHEREAS, the subject property is shown as being zoned OS (Open Space) District on the Zoning District Map of the City of Delray Beach, Florida, dated October 1, 1990; and, WHEREAS, a review of City records indicates that such zoning classification may have been inadvertently applied to said property; and, WHEREAS, Section 2.4.7(F) (2) of the Land Development Regula- tions has made provisions for relief from improper regulations; and, WHEREAS, a request has been made with respect to the subject property and has been reviewed by the Special Adjustment Advisory Board, and has been determined to be the result of improper enactment; and, WHEREAS, it is appropriate that the Zoning District Map of the City of Delray Beach, Florida, dated October 1, 1990, be corrected to reflect the proper zoning classification thereof, 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 October 1, 1990, be, and the same is hereby corrected to reflect a zoning classification of R-lA (Single Family Residential) District for the following described property: The East Half (E 1/2) of the Northeast Quarter (NE 1/4) of the Northeast Quarter (NE 1/4) of the Northeast Quarter (NE 1/4) lying east of Interstate 95 (also described as the E 1/2 of Lot 1), Section 19, Township 46 South, Range 43 East, Palm Beach County, Florida. Section 2. That the Planning Director of said City shall, upon the effective date of this ordinance, change the Zoning Map of the City of Delray Beach, Florida, to conform with the provisions of Section ~ hereof. Section 3. 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 imme- diately upon passage on second and final reading. PASSED AND ADOPTED in regular session on second and final reading on this the day of , 1991. M A Y O R ATTEST: City Clerk First Reading Second Reading -2- Ord. NO. 62-91 CITY COMMISSION DOCUMENTATION TO: /~VlD T. HARDEN, CITY MANAGER / \ FROM:~ID J. KOVACS, DIRECTOR DEPARTMENT OF PLANNING AND ZONING SUBJECT: MEETING OF SEPTEMBER 10, 1991 CORRECTION ORDINANCE~ ZONING MAP - LEONARD SURLES ACTION REQUESTED OF THE COMMISSION: The action requested of the City Commission is that of approval on first reading of an ordinance correcting the Official Zoning Map. The affected property involves one parcel owned by Leonard Surles, Sr. and Leon O. Surles. The property is located east of and adjacent to 1-95 and north of S.W. 6th Street. The property is currently vacant. BACKGROUND: This possible error in the Official Zoning Map came to the attention of the Planning Director through correspondence from John T. Morrison, Attorney, representing the property owner. A request was made for consideration of special relief pursuant to Section 2.4.7(F)(2) of the Land Development Regulations (LDR's). The Special Advisory Board has been polled and agrees with staffs determination that the zoning was inadvertently changed at the time the LDR's were adopted. ANALYSIS: Attached is a map which shows the location of the subject property. At the time the Future Land Use Map and the LDR's were prepared and adopted it was believed that the subject property was excess right-of-way for 1-95 which was owned by the State Department of Transportation. By way of the attached letter from Mr. Morrison it has been determined that this is not the case with the subject property. Given that the property is not excess 1-95 right-of-way, nor is it owned by the State, the subsequent zoning to Open Space (OS) should be invalidated. Therefore, the property should be returned to its previous zoning (pre LDR's) of Single Family Residential (R-lA). City Commission Documentation Meeting of September 10, 1991 Correction Ordinance, Zoning Map - Surles Page 2 If this request is approved, staff will initiate an Future Land Use Map amendment for this property as a part of Amendment 92-1, as well as examine other similar parcels along 1-95 to determine if this situation exists elsewhere. PLANNING AND ZONING BOARD CONSIDERATION: Since this item is being considered under the special relief provisions of the LDR's and pertains to the inadvertent or inappropriate nature of the action, the Planning and Zoning Board is not involved. RECOMMENDED ACTION: By motion, approval of the correcting ordinancel Attachment: Ordinance prepared by others Letter of petition from John T. Morrison Parcel location map SW/DJK/SURLES.DOC LAW OFFICES OI~ John T. Morrison, P.A. SUITE I TELEPHONE: {407~ 391-9977 34~: EAST PALh4ETTO PARK ROAD (305) 4~1-~801 BOCA RATON. FLOF~IDA 3343~ F-AX: (305) 4~1-~801 August 20, 1991 Certified Mail Mr. David Kovacs Director of Planning and Zoning City of Delray Beach 100 N.W. 1st Avenue Delray Beach, FL 33444 Re: 19-46-43, E 1/2 of the NE 1/4 of the NE 1/4 of the NE 1/4 lying East of 1-95 (also described as the E 1/2 of Lot 1), Section 19, Township 46 South, Range 43 East, Palm Beach County, Florida Dear Mr. Kovacs: This office represents Leonard Surles, Sr. and Leon O. Surles, the owners of the above referenced property and in that capacity we are instructing the City of Delray Beach to return the subject property back to its original zoning. According to your instructions to Leon Surles we were to provide you with a request by certified mail, since the City of Delray Beach inadvertently changed the zoning of the property. This property is individually owned and should not have been included with the other parcels you rezoned. Should this piece of property not be returned to its original ~zoning, we will have no alternative but to bring a law suit against the City of Delray Beach. PLEASE GOVERN YOURSELF ACCORDINGLY. Very truly yours, John T. Morrison JTM/bjm cc: Leonard Surles, Sr. Leon O. Surles Enclosure: Copy of Warranty Deed ~ ZONING ! vi?. CL~NmC Mc EWEN LUMBER CONGRESS suao. LOT BK. 44, PG.194,1~ ~ ~xx CON 2 SOUTH BK. 4 7, BE CH C U B~M~EUNPRO- CENTER MEMORANDUM TO: MAYOR AND CITY COMMISSIONERS FROM: ~CITY MANAGER SUBJECT: AGENDA ITEM # I~.~.~ - MEETING OF SEPTEMBER 10.~ 1991 ORDINANCE NO. 62-91 DATE: September 6, 1991 This is a first reading of an ordinance correcting the zoning classification for a parcel of land located on the north side of S.W. 6th Street, if extended westward, between Interstate 95 and S.W. 15th Terrace (Surles) from OS (Open Space to R-iA (Single Family Residential) and correcting the Official Zoning Map. We have received correspondence from the owner's representative asserting that the City inadvertently changed the zoning on this property and~requesting that it be returned back to its original zoning. The Special Advisory Board has been polled and agrees with staff's determination that the zoning was inadvertently changed at the time the LDRs were adopted. At the time that the Future Land Use Map and the LDRs were prepared and adopted it was believed that the subject property was excess right-of-way for 1-95 which was owned by the State Department of Transportation. Subsequently, we received the aforementioned correspondence which showed the property was privately owned. Given that the property is not excess 1-95 right-of-way, nor is it owned by the State, the subsequent zoning to Open Space should be invalidated and the property returned to its pre-LDR zoning of R-lA. Should this request be approve, staff will initiate an amendment to the Future Land Use Map as part of Amendment 92-1. Additionally, other parcels, within the City, and similarly located along 1-95 will be examined to determine if this situation exists elsewhere. Recommend approval of Ordinance No. 62-91 on first reading. ORDINANCE NO. 62-91 AN ORDINANCE OF THE CITY COMMISSION OF THE CITY OF DELRAY BEACH, FLORIDA, CORRECTING THE ZONING CLASSIFICATION FOR A PARCEL OF LAND LOCATED ON THE NORTH SIDE OF S.W. 6TH STREET, IF EXTENDED WESTWARD, BETWEEN INTERSTATE 95 AND S.W. 15TH TERRACE, AS MORE PARTICULARLY DESCRIBED HEREIN, FROM OS (OPEN SPACE) DISTRICT TO R-lA (SINGLE FAMILY RESIDENTIAL) DISTRICT; AND CORRECTING "ZONING MAP OF DELRAY BEACH, FLORIDA, 1990"; PROVIDING A GENERAL REPEALER CLAUSE; PROVIDING A SAVING CLAUSE; PROVIDING AN EFFECTIVE DATE. WHEREAS, the subject property is shown as being zoned OS (Open Space) District on the Zoning District Map of the City of Delray Beach, Florida, dated October 1, 1990; and, WHEREAS, a review of City records indicates that such zoning classification may have been inadvertently applied to said property; and, WHEREAS, Section 2.4.7(F) (2) of the Land Development Regula- tions has made provisions for relief from improper regulations; and, WHEREAS, a request has been made with respect to the subject property and has been reviewed by the Special Adjustment Advisory Board, and has been determined to be the result of improper enactment; and, WHEREAS, it is appropriate that the Zoning District Map of the City of Delray Beach, Florida, dated October 1, 1990, be corrected to reflect the proper zoning classification thereof, 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 October 1, 1990, be, and the same is hereby corrected to reflect a zoning classification of R-lA (Single Family Residential) District for the following described property: The East Half (E 1/2) of the Northeast Quarter (NE 1/4) of the Northeast Quarter (NE 1/4) of the Northeast Quarter (NE 1/4) lying east of Interstate 95 (also described as the E 1/2 of Lot 1), Section 19, Township 46 South, Range 43 East, Palm Beach County, Florida. Section 2. That the Planning Director of said City shall, upon the effective date of this ordinance, change the Zoning Map of the City of Delray Beach, Florida, to conform with the provisions of Section 1 hereof. Section 3. 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 imme- diately upon passage on second and final reading. PASSED AND ADOPTED in regular session on second and final reading on this the day of , 1991. M A Y 0 R ATTEST: City Clerk First Reading Second Reading -2- Ord. NO. 62-91 C I TY COMMISSION DOCUMENTAT I ON TO: /~---~VID T. HARDEN, CITY MANAGER FROM:~ID J. KOVACS, DIRECTOR DEPARTMENT OF PLANNING AND ZONING SUBJECT: MEETING OF SEPTEMBER 10, 1991 CORRECTION ORDINANCE~ ZONING MAP - LEONARD SURLES ACTION REQUESTED OF THE COMMISSION: The action requested of the City Commission is that of approval on first reading of an ordinance correcting the Official Zoning Map. The affected property involves one parcel owned by Leonard Surles, Sr. and Leon O. Surles. The property is located east of and adjacent to 1-95 and north of S.W. 6th Street. The property is currently vacant. BACKGROUND: This possible error in the Official Zoning Map came to the attention of the Planning Director through correspondence from John T. Morrison, Attorney, representing the property owner. A request was made for consideration of special relief pursuant to Section 2.4.7(F)(2) of the Land Development Regulations (LDR's). The Special Advisory Board has been polled and agrees with staffs determination that the zoning was inadvertently changed at the time the LDR's were adopted. ANALYSIS: Attached is a map which shows the location of the subject property. At the time the Future Land Use Map and the LDR's were prepared and adopted it was believed that the subject property was excess right-of-way for 1-95 which was owned by the State Department of Transportation. By way of the attached letter from Mr. Morrison it has been determined that this is not the case with the subject property. Given that the property is not excess 1-95 right-of-way, nor is it owned by the State, the subsequent zoning to Open Space (OS) should be invalidated. Therefore, the property should be returned to its previous zoning (pre LDR's) of Single Family Residential (R-lA). City Commission Documentation Meeting of September 10, 1991 Correction Ordinance, Zoning Map - Surles Page 2 If this request is approved, staff will initiate an Future Land Use Map amendment for this property as a part of Amendment 92-1, as well as examine other similar parcels along 1-95 to determine if this situation exists elsewhere. PLANNING AND ZONING BOARD CONSIDERATION: Since this item is being considered under the special relief provisions of the LDR's and pertains to the inadvertent or inappropriate nature of the action, the Planning and Zoning Board is not involved. RECOMMENDED ACTION: By motion, approval of the correcting ordinance. Attachment: Ordinance prepared by others Letter of petition from John T. Morrison Parcel location map SW/DJK/SURLES.DOC LAW OFFICES Of John T. Morrison, P.A. SUITE I TELEPHONE: (407) 391-9977 342 EAST PAL~dETTO PaRK ROAD {305) 421-28 O~ BOCA RATON, FLORIDA 33432 FAX: (305) 42 August 20, 1991 Certified Mail Mr. David Kovacs Director of Planning and Zoning City of Delray Beach 100 N.W. 1st Avenue Delray Beach, FL 33444 Re: 19-46-43, E 1/2 of the NE 1/4 of the NE 1/4 of the NE 1/4 lying East of 1-95 (also described as the E 1/2 of Lot 1), Section 19, Township 46 South, Range 43 East, Palm Beach County, Florida Dear Mr. Kovacs: This office represents Leonard Surles, Sr. and Leon O. Surles, the owners of the above referenced property and in that capacity we are instructing the City of Delray Beach to return the subject property back to its original zoning. According to your instructions to Leon Surles we were to provide you with a request by certified mail, since the City of Delray Beach inadvertently changed the zoning of the property. This property is individually owned and should not have been included with the other parcels you rezoned. Should this piece of property not be returned to its original zoning, we will have no alternative but to bring a law suit against the City of Delray Beach. PLEASE GOVERN YOURSELF ACCORDINGLY. Very truly_yours, John T. Morrison cc: Leonard Surles, Sr. Leon O. Surles Enclosure: Copy of Warranty Deed ~U~ ~'~ ' ;~!~'~ "' ZONING 38 &TLAI~TIC AV£. ~ VET. CLINIC j BK. 42 ~ PG. 189 -~ £or i I Mc EWEN LUMBER CONGRESS . SUED. ~ LOT PA R K ~,~. 3e, PO. ' BK. 44~PG. 194,195 / / \ 74~.97' BOCA RATON NEWS DELRAY BEACH NEWS BOYNTON BEACH NEWS A PUbLiC H~R~6 ~ ~ ~ m ~L al~' ~ CLU~ ~U~DIVI- ~ ~ ~ ~i~(s) d SION; ~ ~END~ ~1~ Monday thru Sunday m~), m ~ ~ tm~ ~NE~ R~ER BOCa R~O~, P~lm Beach Co~ty, Florida ~.w. m ~, ~. ~ ~ Delray Beach. Palm Beach County. Florida '~ ~ ~' ~ ~". ~ ~ ~ ~ ~ ~ ~ ~i~ C~ ~ ~ AN ORDINATE OF THE CITY Ci~ ~11, ~ ~.W, ~ A~, ~ MINION ~ THE CITY OF ~LRAY P~., ~y ~ Fr~, ~ SE~t~ ~.~.7(F)(~), ~ELIEF v~ ~ ~ ~ ~ ~ ~ r~ O~ THE ~ND ~VELOeMEgT COUNTY OF PALM BE~CH ~~~ ~U~T~ 0~ ORDI~g~S 0F THE CITY OF Before the undersigned authority personally ~m~ .~ov,~*~Y ~.~c"'.~.s~°mo~ ~TO Ag ORDt~ ~ THE CI~ C~ 0~TAIg1~ REUEF Fa~ ER- appeared NANCY WA~ who on oath says that she ~,~ o~ ~ c,w ~ ~v .oas W,T.,. T. ~.O ~- BEKH. FL~I~ ~RRECTI~ OP~NT REGU~TS~S WHICH is the Classi[ied Advertising Ma~a~e? of the Boca ~ z~K c~s~t~T~ G~ ~V~RT~N~Y cn~ Raton News and the Del~ay Beach News. daily ~o. ~3. m ..T. ~o ~,~ ~ .~ .~.~. c~.s~; ~N PART, T~IP ~ ~T~, lNG a ~ C~USE; ~ROVI~ COUN~, F~ORI~ FR~ R-~ Beach ~o~t~, Florida; that the attached copy of ~s~s ~ .sm~z~ DtSTR~CT TO R.1A (SI~LE F~- [~ th~ ~ of~ ~D ~S L~TED ~ THE ~UTH MiniON ~ THE CI~ SIDE OF ~ST AT~NTIC AVENUE, ~EACH, FLORI~ ~ENDI~ TI. 8E~EN MILITARY TRAIL AND TLE XI. ~INE~ REGU~TIO~, THE E ~ ~ ~KE ~TH DRAI~ CHAPTER 117, ~N~O PER- 5 .14 199/ RE~I~ ~ING ~P ~ DEL. NA~ES ~ THE CI~ ~ ~LRAY ~ . · RAY ~, F~RI~ 1~; PRe B~, FLORI~ BY ~ENDI~G ~ / VIDI~ A GE~E~ RE~ALER SE~I~ BT.~ ~IT FEE~, C~E; P~lOl~ A ~VING t~ TH~ PER UNIT ~T C~USE: PR~IDI~ AN EFFEC. F~ THE ANNUA~ ~(T FEE; TIVE DATE. PROVIDI~ A ~Vl~ C~USE; PROVIDI~ A GENERAL REPEAL. ~lt~ ER C~U~; PR~IDI~ FE~IVE AN ORDINANCE OF ~E CITY C~ MINION OF THE CITY OF ~LRAY e~., ~om~. conn~ Affiant further says that the said Boca Raton ~,s Z~I.G C~,~$~ ~ *N~O,~KE~TflECITY LOTS · THRU ~ I~USI~ MI~S~ ~ THE CI~ OF D~LRAY New~ a~d DelFay BeAo~ News ~e ~ewsp~peFs p~b- s~ L ~0 ~ K~, ~O S~*CH, ~Om~ ~T ~.~ ~a~ ~.~a ~ T~ V, ~U~UC ~, C.*~ lished ~t Boca ~ato~, i~ sa~d ~Alm Beach Co~ty, s.s.m, s~s~ a~ s.~.~ ~. ~, ~.~s ~o T~, ENUE I~T.~.D FE~ THE ~ OF ORDINANCES Flo:ida, ... ~on~a-- t~ough ~ .~°un~a--, and have been .,~.w.Y) ~ ~ ~G.~.~ T.~ C,T.. ~**. entered as second class matter at the post office in ~.~.,~ .~ ~ ..~ c~.~. ~.~o. ~.~. MERC~L) DISTRI~; ~O ~- ~EGU~ CHA~GE~ 2~lE~, TO Boca Raton, Palm Beach ~Y ~, FL~I~ ~; ~ 6AGE AND T~ SERVICE riod of one year next preceding the f~st publica- v,mm a $E.e~ ~E~e CNA~GES A.D ~SE$ ~O~ tion of the attached copy of advertisement; and c~ ~,~ ~ E.E~ ~o. ~c.~so T~E~ T~ ~RVlCE CHARGES AND FEES F~ C~ERC~ affiant fu~the~ says that she has neithe~ paid nor v,~; ~0 ..~,~ promised any person, f~m or corporation any dis- ~a~.~,a ,.cu.~.~.~ CLI~ ~R~CE; PR~IOI~ A count, rebate, commission or refund for the p~- aS~. G.EK REK~L. ~1~ · ~Vl~ C~USE; pose of securing this advertisement for publication ~ PR~IDI~ANEFFE~IVEOATE, in said newspapers. THE GTH SlOE ~ '" Sworn to and subscribed before ~e t~s CITY OF DELRAY 8~ACH . day of A.D. 19 ~c.. ~c~,~ .~,~ Z~ R-I~ (SI~LE F~iLY ' THE RESI~NTIAL) OISTRICT IN ~ ~ ~ ~~ (OPEN SPACE) DISTRI~; ~10 (Se&L ~o~2 ?~b~a, S~o~d& &~ ~&~e)