HomeMy WebLinkAbout2003-42-Z1 APPROVING THE ZONING APPLICATION BY CAROLYN L WALLACERESOLUTION NO9003-42-7,1
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF MIAMI
GARDENS, FLORIDA, APPROVING THE ZONING APPLICATION
SUBMITTED BY CAROLYN L. WALLACE (Z03-1) SUBJECT TO
CERTAIN CONDITIONS; PROVIDING FOR AN EFFECTIVE DATE.
1. RECITALS
WHEREAS, on December 3, 2003, the City Council, of the City of Miami Gardens, held
a public hearing on Carolyn L. Wallace's application (03-1) for the following zoning request(s):
1. Permit for Accessory Structure (utility shed) Setback 3.11' from the interior side
(east) property line (7.5' required).
PROPERTY ADDRESS: 2775 N.W. 163^'' Street, Miami Gardens, Florida
WHEREAS, notice has been provided to all interested parties and a neighboring
jurisdiction regarding the application; and
WHEREAS, the City Council has been advised by Miami-Dade County Department of
Planning and Zoning that the subject application has been reviewed for applicable standards
under Section 33-311(A)(14) (Alternative Side Development Option) or under Section 33-
311(A)(4)(b) or (c) (Alternative Non-Use Variance) of the Miami-Dade County Code; and
WHEREAS, a public hearing of the City Council was advertised and held as required by
law and all interested parties concerned in the matter were heard, and upon due and proper
consideration having been given to the matter; and
NOW THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE
CITY OF MIAMI GARDENS, FLORIDA, THAT:
H. APPROVAL
1. Based upon substantial competent evidence provided by Miami-Dade County and staff,
the request Permit for Accessory Structure (utility shed) Setback 3.11' from the interior side
(east) property line on the property described hereinabove, is hereby approved subject to the
following terms and conditions;
a. That a site plan be submitted to and meet with the approval of the Director of
Planning and Zoning upon submittal of an application for a building permit; said plan to
include among other things but not limited to, location of structure or structures, exits
and entrances, drainage, walls, fences, landscaping, etc.
b. That in the approval of the plan, the same be substantially in accordance with that
submitted for the hearing entitled "Mrs. Carolyn Wallace," as prepared by C. Crawl,
dated January 1, 2002 and consisting of 1 sheet, as it pertains to the variance related
construction. Except as may be specified by any zoning resolution applicable to the
subject property, any future additions on the property which conform to Zoning Code
requirements will not require further public hearing action.
c. That the use be established and maintained in accordance with approved plans.
d. That the applicant apply for an secure a building permit for the existing shed from
the Building Department within 120 days of the expiration of the appeal period for this
administrative adjustment, unless a time extension is granted by the City Council of the
City of Miami Gardens.
e. That the existing shed located in the northeast comer of the property be screened
from adjoining property by an opaque fence or wall at least six (6) feet in height and a
hedge such as silver buttonwood, coco plum or golden dewdrop, 3'hight at the time of
planting.
f. That a Declaration of Use agreement in recordable form, limiting the property to
single-family use be submitted prior to permit issuance.
III. SEVERABILITY AND EFFECTIVE DATE.
1. If any section, subsection, clause of provision of this Resolution is held invalid, the
remainder shall not be affected by such invalidity. All Resolutions or parts of resolutions
in conflict herewith shall be and hereby are repealed.
2. This Resolution shall become effective upon adoption.
PASSED and ADOPTED this 3"^ day of December, 2003.
-^Shirley Gib^on^^aycir
ATTEST:
lonetta Taylor, CMC^ity Clerk
APPROVED AS TO FORM
7ICIENCY:AND
y
O ity Attomey
VOTE: 7-0
Councilman Bratton moved, and Councilwoman Pritchett seconded approval of the requested
zoning modifications, and upon a roll call the vote was 7 -0 in favor:
Mayor Gibson x yes no
Vice Mayor Campbell x ves ^no
Councilman Bratton x ves no
Councilman Braynon x ves no
Coimcilwoman King x ves no
Councilwoman Pritchett x ves no
Councilwoman Watson x ves no
STATE OF FLORIDA )
)ss:
COUNTY OF MIAMI-DADF )
I, RONETTA TAYLOR, Clerk of the City of Miami Gardens, Florida, do hereby certify that the
above and foregoing is a true and correct copy of Resolution No. 03-Z-2 adopted by the City
Council at its meeting held on 3^'' day of December, 2003.
Ronetta Taylor, CMC
City Clerk
Issue date:
OH:ch
2. CARYLON L. WALLACE 03-12-CMG-2 (03-1)
(Applicant) CMG
Hearing Date: 12/3/03
Property Owner (if different from applicant) Same.
Is there an option to purchase □ / lease □ the property predicated on the approval of the
zoning request? Yes □ No 0
Disclosure of interest form attached? Yes □ No 0
Previous Zoning Hearings on the Propertv:
Year Applicant Request Board Decision
NONE
Action taken today does not constitute a final development order, and one or moreconcurrency determinations will subsequently be required. Provisional determinations orlistings of needed facilities made in association with this Initial Development Order shall not bebinding with regard to future decisions to approve or deny an Intermediate or FinalDevelopment Order on any grounds. ^ ^
'j
3 AO
MIAMI-DADE COUNTY DEPARTMENT OF PLANNING AND ZONING
RECOMMENDATION TO THE CITY OF MIAMI GARDENS
APPLICANT: Carylon L. Wallace PH: Z03-001 (03-12-CMG-2)
SECTION: 16-52-41 DATE: December 3,2003
ITEM NO.: 2
A. INTRODUCTION
o REQUEST:
Applicant is requesting approval to permit an accessory structure (utility shed) setback
3.11" from the interior side (east) property line. (The underlying zoning district regulation
requires 7.5').
Upon a determination that the applicable standards have been satisfied, approval of
such request may be considered under §33-311(A)(14) (Alternative Site Development
Option) or under §33-311(A)(4)(b) or (c) (Alternative Non-Use Variance).
A plans is on file and may be examined in the Zoning Department entitled "Mrs. Carolyn
Wallace," as prepared by 0. Crawl, dated January 1, 2002 and consisting of 1 sheet.
Plans may be modified at public hearing.
o SUMMARY OF REQUEST:
The request will allow an existing utility shed to setback closer than permitted to a
property line.
o LOCATION:
2775 N.W. 163 Street, Miami Gardens, Florida,
o SIZE: 75'X 105'
o IMPACT:
The approval of this request will allow the applicant to provide additional storage space.
However, the reduction of the interior side setback area could visually impact the
adjacent properties.
B. ZONING HEARINGS HISTORY: None.
C. COMPREHENSIVE DEVELOPMENT MASTER PLAN (CDMP1:
The Adopted 2005 and 2015 Land Use Plan designates the subject property as being within the
Urban Development Boundary for low density residential. The residential densities allowed in
this category shall range from a minimum of 2.5 to a maximum of 6.0 units per gross acre. This
density category is generally characterized by single family housing, e.g., single family
detached, cluster, zero lot line and townhouses. It could include low-rise apartments with
extensive surrounding open space or a mixture of housing types provided that the maximum
gross density is not exceeded.
Z/
Carylon L Wallace
Z03-001
Page 2
D. NEIGHBORHOOD CHARACTERISTICS:
ZONING
Subject Property:
RU-I; single-family residence
Surrounding Properties:
NORTH: RU-1; single-family residence
SOUTH: RU-1; single-family residence
EAST: RU-1; single-family residence
WEST: RU-1; single-family residence
LAND USE PLAN DESIGNATION
Residential, 2.5 to 6.0 dua
Residential, 2.5 to 6.0 dua
Residential, 2.5 to 6.0 dua
Residential, 2.5 to 6.0 dua
Residential, 2.5 to 6.0 dua
The subject parcel is located on the north side of N.W. 163 Street and west of N.W. 27 Avenue.
This home lies within a developed single-family neighborhood. Upon inspection, staff noted
numerous accessory structures in the area ranging from sheds to carports.
E. SITE AND BUILDINGS:
Site Plan Review:
Scale/Utilization of Site:
Location of Buildings:
Compatibility:
Landscape Treatment:
Open Space:
Buffering:
Access:
Parking Layout/Circulation:
VisibilityA/isual Screening:
Energy Considerations:
Roof Installations:
Service Areas:
Signage:
Urban Design:
Acceptable
Acceptable
Acceptable
Unacceptable
Acceptable
Unacceptable
Acceptable
Acceptable
Acceptable
N/A
N/A
N/A
N/A
N/A
F. PERTINENT REQUIREMENTS/STANDARDS:
Section 33-311(A)(14)(c)-Alternative Site Development for Single-Family and Duplex Dwellings
The following standard is an alternative to the generalized standards contained in zoning
regulations governing specified zoning districts:
Carylon L. Wallace
Z03-001
Page 3
Setbacks for a single family or duplex dwelling shall be approved after public hearing upon
demonstration of the following;
• the character and design of the proposed alternative development will not result in a
material diminution of the privacy of adjoining residential property: and
• the proposed alternative development will not result in an obvious departure from the
aesthetic character of the immediate vicinity, taking into account existing structures
and open space; and
• the proposed alternative development will not reduce the amount of open space on
the parcel proposed for alternative development to less than 40% of the total net lot
area; and
• any area of shadow cast by the proposed alternative development upon an adjoining
parcel of land during daylight hours will be no larger than would be cast by a structure
constructed pursuant to the underlying district regulations, or will have no more than a
de minimus impact on the use and enjoyment of the adjoining parcel of land; and
• the proposed alternative development will not involve the installation or operation of
any mechanical equipment closer to the adjoining parcel of land than any other
portion of the proposed alternative development, unless such equipment is located
within an enclosed, soundproofing structure; and
• the proposed alternative development will not involve any outdoor lighting fixture that
casts light on an adjoining parcel of land at an intensity greater than permitted by this
code; and
• the architectural design, scale, mass, and building materials of any proposed
structure or addition are aesthetically harmonious with that of other existing or
proposed structures or buildings on the parcel proposed for alternative development;
and
• the wall of any building within a setback area required by the underlying district
regulations shall be improved with architectural details and treatments that avoid the
appearance of a "blank wall"; and
• the proposed alternative development will not result in the destruction or removal of
mature trees within a setback required by the underlying district regulations, with a
diameter at breast height of greater than ten (10) inches, unless the trees are among
those listed in section 24-60(4)(f) of this code, or the trees are relocated in a manner
that preserves the aesthetic and shade qualities of the same side of the lot; and
• total lot coverage shall not be increased by more than twenty percent (20%) of the lot
coverage permitted by the underlying district regulations; and
Carylon L Wallace
Z03-001
Page 4
• any structure within an interior side setback required by the underlying district
regulations:
is screened from adjoining property by landscape material of sufficient size and
composition to obscure at least sixty percent (60%) of the proposed alternative
development to a height of the lower fourteen (14) feet of such structure at time
of planting;
is screened from adjoining property by an opaque fence or wall at least six (6)
feet in height that meets the standards set forth in paragraph (f) herein; and
• any proposed alternative development not attached to a principal building, except
canopy carports, is located behind the front building line; and
• any structure not attached to a principal building and proposed to be located within a
setback required by the underlying district regulations shall be separated from any
other structure by at least three (3) feet: and
• safe sight distance triangles shall be maintained as required by this code; and
• the parcel proposed for alternative development will continue to provide on-site
parking as required by this code; and
• the parcel proposed for alternative development shall satisfy underlying district
regulations or, if applicable, prior zoning actions or administrative decisions issued
prior to the effective date of this ordinance (August 2, 0002), regulating lot area,
frontage and depth; and
• the proposed development will meet the following:
interior side setbacks v/ill be at least three (3) feet or fifty percent (50%) of the side
setbacks required by the underlying district regulations, whichever is greater.
Notwithstanding the foregoing, no proposed alternative development shall be approved upon
demonstration that the proposed alternative development:
• will result in a significant diminution of the value of property in the immediate vicinity;
or
• will have substantial negative impact on public safety due to unsafe automobile
movements, heightened vehicular-pedestrian conflicts, or heightened risk of fire; or
• will result in materially greater adverse impact on public services and facilities than
the impact that would result from development of the same parcel pursuant to the
underlying district regulations; or
• will combine severable use rights obtained pursuant to Chapter 33B of the code in
conjunction with the approval sought hereunder so as to exceed the limitations
imposed by section 33B-45 of this code.
5-^
Carylon L. Wallace
Z03-001
Page 5
Proposed alternative development under this subsection shall provide additional amenities or
buffering to mitigate the impacts of the development as approved, where the amenities or
buffering expressly required by this subsection are insufficient to mitigate the impacts of the
development. The purpose of the amenities or buffering elements shall be to preserve and
protect the quality of life of the residents of the approved development and the immediate
vicinity in a manner comparable to that ensured by the underlying district regulations.
Examples of such amenities include but are not limited to: active or passive recreational
facilities, common open space, additional trees or landscaping, convenient covered bus
stops or pick-up areas for transportation services, sidewalks (including improvements,
linkages, or additional width), bicycle paths, buffer areas or berms, street furniture,
undergrounding of utility lines, and decorative street lighting. In determining which amenities
or buffering elements are appropriate for a proposed development, the following shall be
considered:
• the types of needs of the residents of the parcel proposed for development and the
immediate vicinity that would likely be occasioned by the development, including but
not limited to recreational, open space, transportation, aesthetic amenities, and
buffering from adverse impacts; and
• the proportionality between the impacts on residents of the proposed alternative
development and the immediate vicinity and the amenities or buffering required. For
example, a reduction in lot area for numerous lots may warrant the provision of
additional common open space. A reduction in a particular lot's interior side setback
may warrant the provision of additional landscaping.
Section 33-311(A)(4)(b) - Non-Use Variances from other than Airport Regulations.
Upon appeal or direct application in specific cases, the Board shall hear and grant
applications for non-use variances from the terms of the zoning and subdivision regulations
and may grant a non-use variance upon a showing by the applicant that the non-use
variance maintains the basic intent and purpose of the zoning, subdivision and other land
use regulations, which is to protect the general welfare of the public, particularly as it affects
the stability and appearance of the community and provided that the non-use variance will be
otherwise compatible with the surrounding land uses and would not be detrimental to the
community. No showing of unnecessary hardship to the land is required.
Section 33-311(A)(4)(c)-Aiternative non-use variance standard. Upon appeal or direct
application in specific cases to hear and grant applications from the terms of the zoning and
subdivision regulations for non-use variances for setbacks, minimum lot area, frontage and
depth, maximum lot coverage and maximum structure height, the Board (following a public
hearing) may grant a non-use variance for these items, upon a showing by the applicant that
the variance will not be contrary to the public interest, where owing to special conditions, a
literal enforcement of the provisions thereof will result in unnecessary hardship, and so the
spirit of the regulations shall be observed and substantial justice done; provided, that the
non-use variance will be in harmony with the general purpose and intent of the regulation,
and that the same is the minimum non-use variance that will permit the reasonable use of the
premises; and further provided, no non-use variance from any airport zoning regulation shall
be granted under this subsection.
Carylon L. Wallace
Z03-001
Page 6
G. NEIGHBORHOOD SERVICES:
DERM No objection
Public Works No objection
Parks No objection
MDTA No objection
Fire Rescue No objection
Police No objection
Schools No comment
H. ANALYSIS:
I niS appiicaiion was uaieneu iiuin mc iiiccnuy —w —
Incorporation of the City of Miami Gardens. The applicant is seeking approval to permit an
existing utility shed setback 3.11' from the interior side (east) property line where 7.5' is required
by the underlying zoning district. The applicant indicates in the letter of intent that the existing
shed is used to store gardening equipment, tools, tents and other gear related to the activities of
Boy Scout Troops and Cub Scout Packs.
The Department of Environmental Resources Management (DERM) has no objections to this
application and has indicated that it meets the Level of Service (LOS) standards set forth in the
Master Plan. The Public Works Department has no objections to this application and
indicates that it will not generate any new additional peak hour trips.
Staff is supportive of this application and the need to provide additional storage space for the
residents at the subject site. This application is consistent with the CDMP that designates the
area for Low Density residential use. The code provides for the approval of a zoning application
which can demonstrate at a public hearing that the development requested is in compliance with
the applicable alternative site development option standards and does not contravene the
enumerated public interests standards as established under Section 33-311(A)(14). This
application meets some of the applicable alternative site development option standards, such
as, setbacks, spacing, location behind the front building line, lot coverage, etc. However, it does
not meet the standard for screening from the adjoining property affected by the reduced interior
side setback area. When analyzed under Section 33-311(A)(4)(b), the Non-Use Variance
Standards, the request could be supported since staff finds that the non-use variance maintains
the basic intent and purpose of the zoning, subdivision and land use regulations and does not
detrimentally affect the stability and appearance of the community, with the imposition of a
condition that the encroachment will be adequately landscaped to screen the accessory
structure from the adjacent properties. If analyzed under Section 33-311(A)(4)(c), the
alternative non-use variance, staff finds that this application does not meet the standards for
same, since the subject site could be utilized in accordance with the underlying zoning district
regulations and no undue burden or unnecessary hardship has been proven to result from the
literal enforcement of said regulations. The approval of this request under Section 33-
311(A)(4)(b) would be compatible with the single-family character of the surrounding area and
would not detrimentally affect same. As such, staff recommends approval with conditions of this
application.
7
Carylon L. Wallace
Z03-001
Page 7
I. RECOMMENDATION:
Approval v\/ith conditions under Section 33-311(A)(4)(b), and denial without prejudice under
Sections 33-311(A)(14) and 33-311(A)(4)(c).
J. CONDITIONS:
1. That a site plan be submitted to and meet with the approval of the Director upon the
submittal of an application for a building permit; said plan to include among other things
but not be limited thereto, location of structure or structures, exits and entrances, drainage,
walls, fences, landscaping, etc.
2. That in the approval of the plan, the same be substantially in accordance with that
submitted for the hearing entitled "Mrs. Carolyn Wallace," as prepared by C. Crawl, dated
January 1, 2002 and consisting of 1 sheet, as it pertains to the variance related
construction. Except as may be specified by any zoning resolution applicable to the
subject property, any future additions on the property which conform to Zoning Code
requirements will not require further public hearing action.
3. That the use be established and maintained in accordance with the approved plan.
4. That the applicant apply for and secure a building permit for the existing shed from the
Building Department within 120 days of the expiration of the appeal period for this
administrative adjustment, unless a time extension is granted by the City of Miami
Gardens.
5. That the existing shed located in the northeast corner of the property be screened from
adjoining property by an opaque fence or wall at least six (6) feet in height and a hedge
such as silver buttonwood, coco plum or golden dewdrop, 3' high at the time of planting.
6. That a Declaration of Use agreement, in recordable form, limiting the property to single-
family use be submitted prior to permit issuance.
DATE INSPECTED:
DATE TYPED:
DATE REVISED:
DATE FINALIZED:
DO'QW:AJT;MTF;TLR
04/28/03
05/06/03
05/12/03, 11/17/03, 11/19/03, 11/20/03
11/20/03
•An Diane O'Quinn Williams, Director
A Miami-Dade County Department of
^ Planning and Zoning
j^EMORANDUM
TO; Diane O'Qram-WilKflms, Director DATE: Januaiy 29,2003Department of Planning and Zoning C-04 #22003000001
FROM; y<^c& W Robertson, Assistant Director
Enviromnental Resources Management
Carylon L. Wallace
2775 NW163"^ Street
Approval to Pemnt an Existing SFR
and Existing Accessory Structure to
Setback less than Required from
DFRM has reviewed the subject application and has detennmcd that it meets tte rinmtinmrequirements of Chapter 24 of the Code of the Maim-D^e CotmtyjFloi^
DERM mav approve the application and it may be scheduled for public hearing. DE^ h^also evaluated the request insofar as the general environmental intact that may denve from ,
and based upon the available information offers no objection to its approvaL
This Department has no pertineni comments regarding this application since the request does
not Ttflil any environmental concern.
Tte a concurrency review for this appfatfon
that thTsatne meets all applicable Levels of Service standanis for an infflal developl^t Crete.^sr^lfi^X adoptrf Ccmprehensive Development Master Plan for pot^ water syly.S^aal a^ floodlretedom Therefore, the w^cation has been approved for
concurrency subject to the comments and conditions contained berem.
This concurrency approval does not constitute a final concurrency statement and is valid only^teSvetop^m order as provided for in tl» adoptsreview Additionally, ti^ approval does not constitute any assurance that the LOS standar^
would be met by any subsequent development order applications concerning the subject
property.
In summary, the application meets the nnnimum requirements of Chapter 24 of the andtherefore, it may be scheduled for pubUc hearing; furthermore, ^ me^i^nm sMconstitute DERM'S written approval as required by the Code. ^evaluated the application so as to determine its gener^ envmm^^^^ ^ after
reviewing the available information offers no otgections to the approval of the request.
cc: Ruth Ellis-Myers, Zoning Evaluation-P«&Z
Lyime Talleda, Zoning Hearings- P&Z
Franklin Gutierrez, Zoning Agenda Coordinator-P&Z
9
PH# 03-01
CMG
PUBLIC WORKS DEPARTMENT COMMENTS
Applicant's Name: Carylon L. Wallace
This Department has no objections to this application.
This application does not generate any new additional daily peak hour
trips, therefore no vehicle trips have been assigned. This meets the
traffic concurrency criteria set for an Initial Development Order.
I / P?iii1 A P.L.s"
i MOV 1 9 2C03
' Date
to
TEAM METRO
NORTH CENTRAL OFFICE
ENFORCEMENT HISTORY
CARYLON L WALLACE
APPLICANT
2775 NW 163 STREET
MIAMI DADE COUNTY,
FLORIDA
ADDRESS
12-03-2003
DATE
03-01
HEARING NUMBER
CURRENT ENFORCEMENT HISTORY:
VIOLATOR:CARYLON L. WALLACE (OWNER)
CMS CASE
NOVEMBER 04, 2003
CMS CASE
MAY 12, 2001
JUNE 26, 2001
2003005005319
INSPECTION MADE BY OFFICER JIMMY COLSON
FOUND IN VIOLATION, A CBS SHED ERRECTED WITHOUT
A PERMIT. CASE REFERED TO MIAMI DADE COUNTY
BUILDING DEPARTMENT.
200105002350
WARNING NOTICE #025702, POSTED AT THE LOCTION
FOR ERECTING AN ACCESSORY STRUCTURE WITHOUT A
BUILDING PERMIT, BY OFFICER SYLVIA WILLIAMS.
PROPERTY OWNER SUBMITTED REQUEST FOR AN
EXTENSITON. EXTENSION GRANTED UNTIL AUGUST 12,
2001.
II
SEPTEMBER 20, 2001
NOVEMBER 20, 2001
MARCH 22, 2002
MAY 22,2002
November 04, 2003
PROPERTY SUBMITTED PROCESSING# N2002274318,
FROM MIAMI DADE COUNTY BLDG. DEPARTMENT
ALONG WITH 2^^ EXTENSION REQUEST. EXTENSION
GRANTED UNTIL NOVEMBER 20, 2001.
PROPERTY SUBMITTED REQUEST FOR AN EXTENSION.
EXTENSION GRANTED UNTIL MARCH 20, 2002.
PROPERTY SUBMITTED REQUEST FOR AN EXTENSION.
EXTENSION GRANTED UNTIL MAY 22, 2002.
PROPERTY OWNER PROVIDED ZONING PROCESSING#
V2002000085, FOR VARRIANCE ALONG WITH REQUEST
FOR AN EXTENSION. NO FURTHER ENFORCEMENT
ACTIONS TAKEN, CASE OPEN AND PENDING.
FOLLOW UP INSPECTION MADE BY OFFICER JIMMY
COLSON, VIOLATION REMAINED, ACCESSORY
STRUCTURE ERECTED WITHOUT A PERMIT.
CMS CASE #
MAY 12, 2001
JUNE 19, 2001
JULY 16, 2001
200105002309
CITATION# 776719 ISSUED FOR ALLOWING A VIOLATIVE
CONDITION TO EXTST, JUNK VEHICLE ON THE
PROPERTY, BY OFFICER SYLVIA WILLIAMS.
PROPERTY OWNER REMOVED JUNK VEHICLE,
VIOLATION CORRECTED, AFFIDAVIT OF COMPLIANCE
SUBMITTED, NO APPEAL FILED.
PROPERTY OWNER PAID CITTION# 776719 EN FULL,
TOTAL AMOUNT $260.00, CASE CLOSED.
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HEARING MAP
Section: 16 Township: 52 Range: 41
Process Number: 03-001
Applicant: C. WALLACE
C.M.G Council
Zoning Board: C04
Drafter ID: CIRO
Scale: 1:200'
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AERIAL
Section: 16 Township: 52 Range: 41
Process Number: 03-001
Applicant: C. WALLACE
C.M.G Council
Zoning Board: C04
Drafter ID: CIRO
Scale: NTS
S C A L E
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SUBJECT PROPERTY
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