HomeMy WebLinkAboutOrdinance 5800 10/16/1995
.
, <.
.
.
ORDINANCE NO.
5800 (GENERAL)
..
AN ORDINANCE AMENDING THE METROPOLITAN AREA GENERAL PLAN DIAGRAM TO REDESIGNATE
TAX LOT 400, ASSESSOR'S MAP 17-02-28, GENERALLY LOCATED IN THE NORTHEAST CORNER
OF NORTH 52ND STREET AND HIGH BANKS .ROAD, FROM LOW DENSITY RESIDENTIAL TO
LIGHT-MEDIUM INDUSTRIAL, STAN MCNUTT, APPLICANT (JO. NO. 95-08-157).
WHEREAS, Stan McNutt initiated a request (Jo. No. 95-08-157) to
Metro Plan Diagram and to change zoning districts for Tax Lot 400,
Map 17-02-28, in the City of Springfield, Lane County, Oregon; and,
amend the
Assessor's
WHEREAS, on September 20, 1995, the Springfield Planning Commission held a
public hearing on this Metro Plan Diagram amendment and rezoning request. The
Springfield Planning Commission voted 4 in favor, 0 opposed, to recommend
approval of the Metro Plan Diagram amendment and zone change to the City
Council; and,
WHEREAS, findings in support of adoption of this request are set forth in the
staff report and the Planning Commission recommendation to the Council (Jo.
No. 95-08-157), incorporated herein by reference; and,
WHEREAS, based on the adopted findings, the City Council concludes that the
amendment to the Metro Plan Diagram, and rezoning, are consistent with the
criteria of approval as set forth in the staff report and the recommendation
to the Council by the Springfield Planning Commission (Jo. No. 95-08-157),
incorporated herein by reference.
NOW, THEREFORE, THE CITY COUNCIL DOES ORDAIN AS FOLLOWS:
The Metro Plan Diagram land use designation and zoning district
property described in Attachment 1, are hereby amended/changed
Density Residential and Heavy Industrial to Light-Medium Industrial.
of the
from Low
Section 1. In support of this Ordinance, the City Council adopts the
findings set forth in Attachment 1, attached and incorporated herein.
Section 2. Notice of the public hearings before the Planning Commission and
City Council were published in- a local newspaper of general circulation, and
mailed to owners and tenants of property within 300 feet of the subject property,
in conformance with the provisions of the Springfield Development Code Section
14.030.
ADOPTED by the Common Council of the City of Springfield this 16th day of
October, 1995, by a vote of 4 in favor and ~ against.
APPROVED by the Mayor of the City of Springfield this 16th day of October,
1995. (2 1/
_12c:tfJ rJfn~
Mayor
AT~
--" .
City Recorder .
RE",ewISO
f.\ ~ \'(:)
a NO f-\ ()~ R()\J ~ ~
~C~ t-'\
~C~E\"'~ J \..tF\~"""(
O~c.~ C~ C'"l.\"l f\\\_O~~~"I
Se.. V\tt-^.G~~ 2\, \'\~":)
.
.
.
. ,
ATTACHMENT 1
BEFORE THE PLANNING COMMISSION
OF THE
CITY OF SPRINGFIELD, OREGON
REQUEST FOR .AMENDMENT TO THE
METROPOLITAN AREA GENERAL
PLAN DIAGRAM
}
}
}
JOURNAL NuMBER 95~b8~157
FINDINGS, CONCLUSION AND
RECOMMENDATION
NATURE OF THE APPLICATION
A request to amend the Metropolitan Area General Plan (Metro Plan) diagram for
Tax Lot 400, Assessor's Map 17-02-28, located generally in the northeast corner
of North 52nd Street and High Banks Road, from Low Density Residential (LDR) to
Light-Medium Industrial (LMI), Stan McNutt, Applicant (Jo. No. 95-08-157J.
RELEVANT FACTS, CRITERIA AND FINDINGS
1. On August 4, 1995, the following application for Metro Plan diagram
amendment was initiated:
stan McNutt (Jo. No. 95-08-157)
2.
The application was initiated and submitted in accordance with Article 7
METRO PLAN AMENDMENTS of the Springfield Development Code. Timely and
sufficient notice of the public hearing, pursuant to Section 14.030 of the
Springfield Development Code has been provided.
3. On September 20, 1995, a public hearing was conducted by the Springfield
Planning Commission. The Springfield Planning Department staff notes and
recommendation together with the testimony and submittals of persons
testifying at that hearing have been considered and are a part of the record
of this proceeding.
CONCLUSION
On the basis of this record, the Metro Plan diagram amendment is consistent with
the applicable criteria set forth in Section 7.070(3)(a-b) of the Springfield
Development Code. This general finding is supported by the specific findings of
fact and conclusions set out in the attached findings of fact adopted September
20, 1995, and attached hereto.
.
.
.
ORDER
It is hereby RECOMMENDED by the springfield Planning Commission that Journal
Number 95-08-157, Stan McNutt, Metropolitan Area General Plan diagram amendment,
be approved. The property subject to this recommenda ion is Tax Lot 400,
Assessor's Map 17-02-28, from LOR to MI.
ATTEST
AYES: 4
NOES: (2f
ABSENT: J
ABSTAIN: I
CO~70
on
.
.
.
BEFORE THE PLANNING COMMISSION
OF THE
CITY OF SPRINGFIELD, OREGON
REQUEST TO REZONE TAX LOT 400,
ASSESSOR'S MAP 17-02-28, FROM
HEAVY INDUSTRIAL (HI) TO
LIGHT-MEDIUM INDUSTRIAL (LMI)
JOURNAL NO. 95-08-157
FINDINGS, CONCLUSION
AND ORDER
}
}
}
}
NATURE OF THE DECISION
The Planning Commission must find that rezoning Tax Lot 400, Assessor's Map
17-02-28, from Heavy Industrial District (HI) to Light-Medium Industria~ District
(LMI) is consistent with the Metropolitan Area General Plan (Metro Plan) Diagram,
as amended by the Springfield City Council on May 5, 1986.
RELEVANT FINDINGS
The following is a summary of the findings found to be relevant to this decision.
1. On August 4, 1995, Stan McNutt, owner of the subject property, submitted an
application to the springfield Development Services Department for a zone
change and Metropolitan Area General Plan Diagram amendment.
2. On September 1, 1995, owners and residents of all property within 300 feet of
the subject property were sent mailed notice of the public hearing to rezone
the subject property consistent with the concurrent proposal to amend the
Metro Plan diagram. The list of owners and residents receiving this notice
have been included as "Attachment A" of this Order.
3. On September 2, 1995, a legal notice of the public hearing was printed in a
newspaper of general circulation. This notice has been included as
"Attachment B" of this Order.
4. On September 20, 1995, a public hearing to amend the Metro Plan diagram and
rezone the subject property was held.
5. The Springfield Planning Commission has determined that the criteria for zone
change, found in Section 12.030 of the Springfield Development Code, have
been satisfied. The Commission's findings are based on the testimony offered
at the hearing and on the information contained in the staff report, both of
which have been included as "Attachment C" of this Order.
.
.
.
CONCLUSION
The record and the findings support the conclusion that:
The rezoning of Tax Lot 400, Assessor's Map 17-02-28, is consistent with
12 of the Springfield Development Code and the Metro Plan text and
Public notice of this rezoning has been provided consistent with
14.030 of the Springfield Development Code.
Article
diagram.
Section
ORDER AND RECOMMENDATION
IT IS ORDERED by the Springfield Planning Commission that Jo. No. 95-08-157, zone
change from Heavy Industrial District to Light-Medium Industrial District, is
approved. This Order shall not take effect unless and until the Springfield City
Council adopts an ordinance amending the Metro Plan diagram from Low Density
Residential to Light-Medium Industrial for the subject property.
THIS ORDER was presented to and approved by the Planning Commission
20, 1995.
September
ATTEST
AYES: LL.
NOES: -/p
ABSENT: /
ABSTAIN: I
.
STAFF REPORr AND FINDINGS FOR JOURNAL NUMBER 95-08-157
METROPOLIT~N PLAN .AMENDMENT AND ZONE CHANGE REQUEST
, . ,
I. Nature of Requ~st
This action seeks to amend the Metro Plan diagram designation of th~ ~ollowing
parcel from Low Density Residential (LOR) to Light-Medium Industrial (LMI) and
rezone the same parcel from Heavy Industrial (HI) to Light-Medium Industrial
(LMI):
Map and Tax Lot Number
Acres
Property Owner and Address
17-02-28 Tax Lot 400
8
Stan McNutt
39900 McKenzie Highway
Springfield, OR 97478
II. General Information
.
.
\
A. Background
.
The property is located in the northeast corner of North 52nd Street and High
Banks Road. The property was annexed to the City of Springfield in 1973 and,
because of its proximity to the Weyerhaeuser plant and existing sand and gravel
sites, was zoned Heavy Industrial (M-3) consistent with the wishes of the
property owner. The property was divided more or less in half in 1979. The
eastern parcel was rezoned to LDR in 1980 based on conformance with the "new"
comprehensive plan. The subject property has retained heavy industrial zoning
(HI) since annexation. No development has occurred on the subject property or
the adjoining property on the east.
~
-,
In 1990, 75 acres north of the subject property was incorporated within
Springfield's UGB and designated LMI. This property was subsequently developed
with a boat manufacturing plant. Access to the boat plant, a sand and gravel
extraction site and a heavy equipment repair business abuts the entire length
(680 feet) of the western boundary of the subject property. Also between 1990
and the present, High Banks Road was widened and improved to urban standards.
'B. Description of Site
The property is a relatively flat, boot-shaped lot approximately 8 acres in size.
The lot has a 650 foot north-south dimension, has 580 feet of frontage on High
Banks Road and has a north property line dimension of 361 feet. No improvements
have been made to the property other than a small out-building and gravel parking
area. The majority of the property is planted in Filbert trees except for' about
2 acres at the north end which is largely brush and field grass.
Journal Number 95-08-157
Page 1
.
','
.
C. Plan Designatio~ and Zoning
. .'
The basis tor the
November 23, 1983
The Plan diagram
east-west division
is residential).
The property is 'zoried HI ~nd carries an LDR Plan designation.
LDR designation wa~ adopted by the Springfield City Council on
when the parcel 'on' the ~ast was zoned LDR (Ordinance 5204).
clearly shows the extension of North 52nd Street as the
between industrial and residential designations (east of 52nd
D. Adjacent Land Uses and Plan Designations
Property on the north is used fo~ sand and gravel extraction, heavy equipment
repair and boat manufacturing. This property is designated Sand and Gravel and
Light-Medium Industrial. Property on the west is used for cabinet manufacturing
and orchard (Filberts). This property is designated Heavy Industrial and
Agricultural (for that portion outside the UGB). Property on the south is
largely surplus ODOT right-ot-way, however there are two single family ho~es at
the eastern margin of the property. 1-105 and Weyerhaeuser dominate the southern
exposure of the property. This property is variously designated LDR, LMI an~,HI.
Property on the east is used as orchard (Filberts) and is designated LDR. ~
SPRINGFIELD DEVELOPMENT CODE CRITERIA
Section 7.070(3) of the Springfield Development Code (SDC)
which must be applied to a proposal to amend the Metro Plan.
criteria shall be the findings upon which a recommendation
forwarded to the City Council for final action.
specifies criteria
Responses to these
shall be based and
.m-
The amendment must be consistent with the relevant statewide planninq
adopted bv the Land Conservation and Development Commission~
qoals
Goal 1 Citizen Involvement: .Citizens shall have the opportunity to be
involved in the phases of the planning process as set forth and defined in
the goals and guidelines for Land Use Planning, including Preparation of
Plans and Implementation Measures, Plan Content, Plan Adoption, Minor
Changes and Major Revisions in the Plan and Implementation Measures..'
Public notice of this proposal has been mailed to all property addresses and
property owners of the subject properties, to all property addresses and
property owners within 300 feet of this proposal the week of September 1,
1995. A legal notice of this proposal was published in the Springfield News
on Saturday, September 2, 1995.
The Springfield Planning Commission will conduct a public hearing on
Wednesday, September 20, 1995 to consider this proposal. The City Council
is scheduled to conduct a public hearing on this proposal on Monday, October
2, 1995.
Goal 2 Land Use Planning: "To establish a land use planning process and
policy framework as a basis for all decisions and actions related to use of
land and to assure an adequate factual base for such decisions and actions."
Journal Number 95-08-157
Page 2
.
.
.
.
: .
"City, County, state and federal agency and spec~al district plans and
actions related to'land use shall be consistent with the comprehensive plans
of cities a~d count~es and regional plans adopted .under ORS Chapter 268."
"Implementacibn Me~sures -- are the means used to carry out the plan. These
are of two geheral types: (1) management implementation measures such as
ordinances, regulations or project plans, and (2) sit~ or ~reaspecific
implementation measures such as permits and grants for construction,
construction of public facilities or provision of services."
"Plans -- as used here encompass all plans which guide land-use decisions,
including both comprehensive and single-purpose plans for ~ities, 'counties,
state and federal agencies and special districts."
The Metro Plan is Springfield's acknowledged comprehensive plan. Included
within Chapter IV of the Plan are provisions for update and am~ndment.
"While the Metropolitan Plan is the basic guiding land use policy document,
it may be amended from time to time. Likewise, the Metropolitan Plan m~y be
. ~
augmented and implemented by more detailed refinement plans and, regulatory
measures."
Goal 9 Economic Development: "To provide adequate opportunities throughout
the state for a variety of economic activities vital to the health, welfare,
and prosperity of Oregon's citizens."
"Comprehensive plans for urban areas shall:
1. Include an analysis of the community's economic patterns,
potentialities, strengths, and deficiencies as they relate to state and
national trends;
2. contain policies concerning the economic development opportunities in
the community;
3.
supply of sites
for a variety
policies.
suitable sizes,
industrial and
Provide for at least an adequate
types, locations and service levels
commercial uses consistent with plan
of
of
4. Limit uses on or near sites zoned for specific industrial and commercial
uses to those which are compatible with proposed uses."
The Metropolitan Industrial Lands Policy Report (1993, Lane Council of
Governments) is the implementation component of the Metropolitan Industrial
Lands Inventory Report (1993, Lane Council of Governments). These reports
were prepared in compliance with OAR 660, Division 9 specifying how
"adequate inventories" shall be established and maintained. Based on these
rules, a 3 year supply of serviceable sites is scheduled for each year,
including the final year, of the short-term element of the public facilities
Journal Number 95-08-157
Page 3
.
.
.
plan. The short-term element of the the Eugene-Springfield Public
Facilities !}an re~erences the capital improvement plans which ar~ five year
plans. Based on the over-all inventory of all industrial land (serviced and
non-serviced), a one year demand results in a range of 32.5 to 58.6 acres.
A three year ~supply each year would yield a range of 97.5 to 175.8 acres. A
five year supply ranges from 227.5 to 410.2. No distinction is made for the
type of designation (SLI, HI, LMI). Special Light Industrial is
characterized by uses such as regional distribution centers, research and
development complexes and complementary uses such as corporate office
headquarters and supporting commercial establishments in park-like settings.
Light-Medium Industrial is intended to accommodate a variety of industries,
including those involved in the secondary processing of materials into
components, the assembly of components into finished products,
transportation, communication, wholesaling and warehousing. The external
impact from these uses is generally less than heavy industrial and
transportation needs are often met by truck. The report also poin~s out,
correctly, that..."Springfield's HI and LMI zoning districts tend tb have
more differences (than Eugene's 12 and 13 zones) and that springfield"~ses
LMI as a buffering or transition area between heavy industrial 'and
nonindustrial uses." (page 29 ibid.).
Assuming that demand will be reflected by the proportion of land available
in each jurisdiction, Springfield's 34% share of these sites would yield an
annual needed inventory of 33 to 59 acres and a five year inventory of 77 to
139 acres. Assuming further that the type of industrial land desired
remains consistent with development of the past five years, Springfield's
inventory of SLI and LMI land would represent 50% each of the needed
available inventory. The "demand" inventory can be further quantified to
single owner sites 20 acres or smaller, not intended or preserved for
expansion. The net result is a demand for between 38.5 and 69.5 acres of
short term LMI land 20 acres or smaller. Springfield's existing inventory
of such sites is 66.8 acres. All remaining LMI sites in springfield are
outside the City limits far removed from necessary infrastructure (long term
inventory) .
Goal 10 Housing:
state" .
"To provide for the housing needs of citizens of the
Because this request, if approved, would reduce the LDR inventory by 8
acres, the effects of this action should be evaluated against Plan policies
which implement the housing goal. The Metro Plan implements this goal by
providing a buildable lands inventory that is keyed to projected demand for
various housing types, densities and locations. As with any land use
designation, existing development, availability of needed services and
specific locational requirements are factored into determinations of
appropriate designations. The existing designation of the subject property,
LDR, is the most wide-spread, voluminous land use designation in the Metro
Plan. This reflects past development as well as future expectations that
single family homes will remain the preferred housing option.
Journal Number 95-08-157
Page 4
.
.
.
LOR is the basis of most, of Springfield's neighborhoods. Most LOR areas are
characterized by lo~al streets, schools, parks, churches and some nearby
neighborhood. commercial activities. Few of these neighborhoods take direct
access from' arteria~ streets and with few exceptions do not abut heavy
industrial use~. Tqe circumstances extant on and near the subject property
are not consis~ent with these characteristics. There are only 6 homes on
the north side of ~igh Banks Road between 52nd and 57th Streets, a distance
of 3,700 feet; the nearest elementary school is Ridge View, some two miles
away; the nearest neighborhood commercial is at 57th and Main, 1.5 miles
distant; the nearest park is Fort park located at 57th and C Streets (1.3
miles); the intersection of 52nd and 1-105 is less than 300 feet from the
subject property; a heavily: traveled industrial access road abuts the
western boundary of the subject property; and, property immediately north of
the subject property is occupied by a boat manufacturing plant, a heavy
equipment repair business, and abandoned gravel pits that are an attractive
and hazardous nuisance for inquisitive children.
The Residential Element of the Metro Plan contains policies that should be
applied to decisions that both add to or subtract from residerl~ial
inventories. In this regard, the following residential policies would "not
support maintaining an LDR designation of this property:
1.
Coordinate new residential development with the provision
level of services and facilities, such as sewers, water,
facilities, schools and parks. (page III-A-4)
of an adequate
transportation
12. Promote compatibility between residentially zoned land and adjacent
areas. (page III-A-5)
20. Conserve the metropolitan area's existing supply of sound housing in
stable neighborhoods in residentially planned areas through code
enforcement, appropriate zoning, rehabilitation programs; and by
discouraging conversions to noriresidential use. (page III-A-6)
The action to amend the Metro Plan diagram is consistent with these goals in
that short term inventory of properly designated and zoned land will be
available in the quantity specified in the administrative rule and in a
location amenable to industrial use.
~. Adoption of the amendment must not make the Metro Plan
inconsistent.
internally
No changes to the Plan text are proposed, only changes to the Plan diagram.
This amendment is consistent with the following Plan policies:
"The Plan diagram is a graphic depiction of: (I) the broad allocatibn of
projected land use needs in the metropolitan area; and (2) goals, objectives
and policies embodied in the text of the plan. One cannot determine the
exact designation of a particular parcel of land without consulting with the
appropriate local jurisdiction. Local jurisdictions make more specific
interpretations of the general diagram through refinement plans and zoning."
Journal Number 95-08-157
Page 5
.
The goal of the Ecqnomic Element of the Metro Plan is to: "Broaden, improve,
and diversit~: the metropolitan economy while maintaining or enhancing the
environmen~n.~ The policies intended to implement this goal and ~hich are
consistent ,,,:,,i~h th~s application include:
6. Increase the amount of undeveloped land zoned for light industrial and
conunercial uses correlating the effective supply in ,terms ofsul.tability
and availability with the projections of demand. (page III-B-5)
9.
Encourage the
manufacturing
pollution and
expansion of existing and the location
activities 'which are characterized by
a relatively low level of energy use. (page
of new light
low levels of
III-B-5)
13. Encourage compatibility between industrially zoned lands and adjacent
areas in local planning programs. (page 111-8-5)
20. Continue to evaluate other sites in and around Springfield and 'Eugene
for potential light-medium industrial and special light industrial uses,
.,
as well as potential residential uses. (page 111-8-6)
Chapter IV of the Metro. Plan states: "In order for ~he Metropolitan Area
General Plan to serve as an effective policy device to guide change and
development, it must be adaptable to the changing circumstances and needs of
the conununity.
.
"Changes to the Metropolitan Plan may occur: 1) as the result of the
State's periodic review requirements; 2) through amendments initiated by any
one of the three governing bodies; 3) as the result of major updates; and 4)
as the result of citizen-initiated amendment requests."
Chapter IV further distinguishes plan amendments as having "regional impact..
if the net inventory of buildable land designated Low Density Residential or
Light-Medium Industrial is significantly increased. The Low Density
Residential designation would be reduced by 8 acres and the Light-Medium
Industrial would be increased by 8 acres. Neither of these circumstances
qualify as "significant...
CONCLUSION AND RECOMMENDATION FOR METRO PLAN AMENDMENT
This request is consistent with the criteria of
Plan policies. Staff reconunends approval of
contained in this report.
SDC 7.070, State goals and Metro
this request based on findings
ZONE CHANGE FINDINGS
SDC 12.030 establishes criteria for zone changes. In reaching a
these actions, the Planning conunission shall adopt findings which
that all of the following criteria have been addressed.
decision on
demonstrate
Journal Number 95-08-157
Page 6
.
.
.
( II
consistency with the Metro Plan Text and Diaqrami
This application seeks to rezone the subject property from Heavy Industrial
(HI) to Light~Medium Industrial (LMI). This request for zone change is
dependent upon a concurrent request to amend the Metro Plan diagram for the
subject prope;ty fr~m Low Density Residential to Light-Medium Industrial.
Findings in sJpport of the request to amend the Plan diagram are located in
the preceding pages of this report. In the event tl)e Plandi'agram is
amended toLMI, the Metro Plan policies cited on pages 3, 4, and 5 of this
report support this request to rezone the subject property from Heavy
Industrial to Light-Medium Industrial.
(2) Consistency with applicable Refinement Plans, special area studies and
functional plans; and
The subject property is not within any refinement plan or special studies
area boundaries. Functional plans which do affect the subject property
include TransPlan and the Public Facilities Plan. TransPlan project 149
(upgrade High Banks Road to urban standards) and project 756 (striped ~,bike
lane) have been completed. Project 305 (construction of full interchange at
52nd and 1-105) is pending design and funding by the Oregon Department of
T~ansportation.. The construction of High Banks Road also included
installation of storm and sanitary sewer consistent with the improvements
specified in the Public Facilities Plan.
( 3)
That the property can be served by the orderly and efficient extension of
key urban facilities and services as prescribed in the Metro Plan prior to
or in con;unction with development.
As mentioned in the preceding paragraph, the subject property abuts full
urban improvements. Development of the site is subject to site plan review
requirements and standards, consistent with Metro Plan policies regarding
compatibility with surrounding non-industrial uses.
CONCLUSION AND RECOMMENDATION FOR ZONE CHANGE
.
Based on the preceding findings, this request is consistent with the criteria of
SDC Section 12.030. Contingent upon City Council approval of the concurrent
request for Metro Plan diagram amendment, staff recommends approval of this
request for zone change from Heavy Industrial to Light-Medium Industrial.
Journal Number 95-08-157
Page 7
J
,METRO PLAN LAND USE DE IG'NATION
.
\
'.... ",
"
1
I.
/
~
. '
I -
), LIGHT -MEDIUM INDUSTRIAL
I t'...... ~
\ ) \
( /./
"
-,
\
.......
\
\
.....
f-'
. \
'.L,J
.
.
t,
AGRICULTURE
/-------,
.~..-- -', -....... ..~.. "",,"
-'
",- -' ...
".--.---......
f
)
SAND AND GRAVEL C"'
'---
, /..-__.._._ -_ 0",,-_;'"
\.._- -'
"'-. ..-...........-.-".--... ..--
,.
/
AGRICULTURE
-.~
-.......
"
\
,
,
___ ~!_~~~ INDUSTRIAL
Sp"
'r~
crtr
, ~(D .
_.._ m_ n_ __. ~.___
JO' ~/20/fJ2
~"'--
~ _ _ _ _ _ _ _ .,,__......--3--0-0___........-0__ . . . . . III . . . . ... . . a...........
1
'. r
."
.\
I
..
I
1-
I
\
CURRENT' ZONING
\
.....
LIGHT -MEDIUM INDUSTRIAL
')
I
EXCLUSIVE FARM USE
/
;
I
I
,
_ ___t!s.6\/Y INDUSTRIAL
.
lO' '6/20/91
,- ---.-
"
"
/
,
,
~,
/'
/'"
./
\
;
!
'\
.'.
(
\
.....-- ..
'~j)
.
.
.~
---
~/-----_.-.....
,..' .. ......
".. _0"
.- -
r-----:UARRy MINING
!
,
,
'-,..
_...._............__-.-..-... __.J
J
I
/
r--/'
,
'-.....,
'-
,__-"-"-'- 0,-_.'
.'
..
.,
EXCLUSIVE FARM USE
lO
RO
Sp
'(Itv. -
CF1c,
(0
~------- ~_........-.:=-:.:---_.---~~_.-
__ _ __",,-,~~-a-u~-lll I!I II a-m- CII :II III .______--~---tII-.
CURRENT LAND USE
.
t--..
h....
I
\
'.... ".
.....
i
.-
!
...---"
..
,
I
).
\
MANUFACTURING
\,
-,
\
,I
(
\
;5-'\
, '
'.._- _/
'......,
\
,
....,.
~ (~
'.L)
,
"
"
./------....... "
f
ORCHARD
!
....~.. ....,-'...- _. ..'" .' -..../ .~. ....
..'
-........-.
r---- GRAVEl PIT r-)
I ~
,
! --..--- .'--..
\.. / ---'
'- --.,.-.........---.-,.......__'
....-. "
,.
PASTURE
I.
I.
IR
'-
-....-..."
"
"
j
JLOG DECKS
-"--- ---,'
SIN LE. F
S,o.?,
live
f"J.::
(0
-e--..- .....---.-:.--.-..-------' ..--.-.---,---'---- ---
>0' 'f:J/20/92
_ _ _ ..__...--"__-t1I~____'J:l_!>>_-n-Q-U-JIl---a-o-!II.....------.........-- · · · · · · · · .---