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HomeMy WebLinkAboutRezoning - 320 Block of Elwood AvenueORDINANCE No. 9206-01 Passed by the Common Council of tlae Ciry of South Bend, Indiana April 9, Attest: Attest: 01 20 Presented by me to the Mayor of the City of South Bend, Indiana A rin 11 ~, 20 01 City Clerk President of Common Council City Clerk Approved and signed by me APRTT. 1 ] . 20 ~.L- Revised 2/27/01 ORDINANCE NO . ~ ~ `c~~O AN ORDINANCE AMENDING THE ZONING ORDINANCE FOR PROPERTY LOCATED IN THE 3200 BLOCK OF ELWOOD AVENUE IN THE CITY OF SOUTH BEND, INDIANA. BE IT ORDAINED BY THE COMMON COUNCIL OF THE CITY OF SOUTH BEND, INDIANA: SECTION I. ORDINANCE NO. 4990-68, AS AMENDED, WHICH ORDINANCE IS COMMONLY KNOWN AS THE ZONING ORDINANCE OF THE CITY OF SOUTH BEND, INDIANA, BE AND THE SAME HEREBY IS AMENDED IN ORDER THAT THE ZONING CLASSIFICATION OF THE FOLLOWING DESCRIBED REAL ESTATE IN THE CITY OF SOUTH BEND, ST. JOSEPH COUNTY, STATE OF INDIANA: PA~tCEL I., THAT PART OF THE SOUTHEAST QUARTER OF SECTION 33, TOWNSHIP 38 NORTH, RANGE 2 EAST, GERMAN TOWNSHIP, CITY OF SOUTH BEND, ST. JOSEPH COUNTY, INDIANA WHICH IS DESCRIBED AS: BEGINNING AT A POINT ON THE NORTH LINE OF ELWQOD AVENUE WHICH IS N. 89° -59'-23" E. (REC. S. 90°-00'-00" E.), 123.59 FT. MORE OR LESS FROM THE SOUTHWEST CORNER OF LOT # lAA OF THE PLAT OF "KANIEWSKI THIRD MINOR SUBDIVISION SECOND REPEAT" A5 RECORDED IN THE RECORDS OF THE ST. JOSEPH COUNTY, INDIANA RECORDER'S OFFICE; THENCE N. 00°-39'-50" W., 170.00 FT. MORE OR LESS; THENCE N. 89°-59'-21" E., 137.68 FT. MORE OR LESS TO THE EASTERLY LINE OF SAID LOT lAA; THENCE S. 00°-37'-58" E. (REC. S. 00°-38'-28" E.) ALONG SAID EASTERLY LINE, 170.00 FT. MORE OR LESS TO THE NORTH LINE OF ELWOOD AVENUE; THENCE S. 89°- 59'-23" W. (REC. N. 90°-00'-00" W.) ALONG SAID NORTH LINE, 137.59 FT. MORE OR LESS TO THE POINT OF BEGINNING. CONTAINING 0.54 ACRES MORE OR LESS. SUBJECT TO ALL LEGAL HIGHWAYS, EASEMENTS AND RESTRICTIONS OF RECORD. BE AND THE SAME IS HEREBY ESTABLISHED AS "C" COMMERCIAL,, "E" HEIGHT & AREA PARCEL II. THAT PART OF THE SOUTHEAST QUARTER OF SECTION 33, TOWNSHIP 38 NORTH, RANGE 2 EAST, GERMAN TOWNSHIP, CITY OF SOUTH BEND, ST. JOSEPH COUNTY, INDIANA WHICH IS DESCRIBED AS: BEGINNING AT THE SOUTHWEST CORNER LOT # lAA OF THE PLAT OF "KANIEWSKI THIRD MINOR SUBDIVISION SECOND REPEAT" AS RECORDED IN THE RECORDS OF THE ST. JOSEPH COUNTY, INDIANA RECORDER'S OFFICE; THENCE N. 00°- 41'-25" W. (REC. N. 00°-41'-43" W.) ALONG THE WEST LINE OF SAID LOT, 170.00 FT. MORE OR LESS; THENCE N. 89°-59'-21" E., 123.68 FT. MORE OR LESS; THENCE S. 00°- 39'-50" E., 170.00 FT. MORE OR LESS TO THE NORTH LINE OF ELWOOD AVENUE; THENCE S. 89° -59'-23" W. (REC. N. 90°-00'-00" W.) ALONG SAID NORTH LINE, 123.59 FT. MORE OR LESS TO THE POINT OF BEGINNING. CONTAINING 0.48 ACRES MORE OR LESS. SUBJECT TO ALL LEGAL HIGHWAYS, EASEMENTS AND RESTRICTIONS OF RECORD. BE AND THE SAME IS HEREBY ESTABLISHED AS "C-1" COMMERCIAL "E" HEIGHT & AREA SECTION ~ THIS ORDINANCE SHALL BE IN FULL FORCE AND EFFECT FROM AND AFTER ITS PASSAGE BY THE COMMON COUNCIL, APPROVAL BY THE MAYOR, AND LEGAL PUBLICATION. W._~ MEMBER OF THE CO N COUNCIL 1st READING z-' ~ ~'~~ ~ 0. S 5 u~S''~.~f~ l PUBLIC HEARING ~ 1-0I GLS Z~.d Sv~~s~~~' 3rd READING U`_C~~d ~ Q) Z~ ,S uLj S.k.,~-~'e NOT APPROVED 2\\~\p REFERRED A ,~ PASSED C.t._.(~l_©l a. S Z~-.\ ~u~S~ ~--v,~T, t=iled in Ctertc's Office f~E~'~f~ 0 ~ 2001 LOR@TTA J. DUDA gTlf CLERX.80. BEND, iP#, COMMITTEE REPORT TO THE COMMON COUNCIL OF THE CITY OF SOUTH BEND: Your Committee of the Whole, to whom was referred: RTT,T, Nn. 12-01 PUBLIC HEARING ON A BILL AMENDING THE ZONING ORDINANCE FOR PROPERTY LOCATED IN THE 3200 BLOCK OF ELWOOD AVENUE IN THE CITY OF SOUTH BEND, INDIANA Respectfully report that they have examined the matter and that in their opinion, this bill is being recommended to the full Council with a favorable recommendation as a second substitution. Andrew Udjak Chairman Revised 2/27/01 LEGAL DESCRIPTIONS PARCEL I. THAT PART OF THE SOUTHEAST QUARTER OF SECTION 33, TOWNSHIP 38 NORTH, RANGE 2 EAST, GERMAN TOWNSHIP, CITY OF SOUTH BEND, ST. JOSEPH COUNTY, INDIANA WHICH IS DESCRIBED AS: BEGINNING AT A POINT ON THE NORTH LINE OF ELWOOD AVENUE WHICH IS N. 89° -59'-23" E. (REC. S. 90°-00'-00" E.), 123.59 FT. MORE OR LESS FROM THE SOUTHWEST CORNER OF LOT # lAA OF THE PLAT OF "KANIEWSKI THIRD MINOR SUBDIVISION SECOND REPEAT" AS RECORDED IN THE RECORDS OF THE ST. JOSEPH COUNTY, INDIANA RECORDER'S OFFICE; THENCE N. 00°-39'-50" W., 170.00 FT. MORE OR LESS; THENCE N. 89°-59'-21" E., 137.68 FT. MORE OR LESS TO THE EASTERLY LINE OF SAID LOT lAA; THENCE S. 00°-37'-58" E. (REC. S. 00°-38'-28" E.) ALONG SAID EASTERLY LINE, 170.00 FT. MORE OR LESS TO THE NORTH LINE OF ELWOOD AVENUE; THENCE S. 89°- 59'-23" W. (REC. N. 90°-00'-00" W.) ALONG SAID NORTH LINE, 137.59 FT. MORE OR LESS TO THE POINT OF BEGINNING. CONTAINING 0.54 ACRES MORE OR LESS. SUBJECT TO ALL LEGAL HIGHWAYS, EASEMENTS AND RESTRICTIONS OF RECORD. PARCEL II. THAT PART OF THE SOUTHEAST QUARTER OF SECTION 33, TOWNSHIP 38 NORTH, RANGE 2 EAST, GERMAN TOWNSHIP, CITY OF SOUTH BEND, ST. JOSEPH COUNTY, INDIANA WHICH IS DESCRIBED AS: BEGINNING AT THE SOUTHWEST CORNER LOT # lAA OF THE PLAT OF "KANIEWSKI THIRD MINOR SUBDIVISION SECOND REPEAT" AS RECORDED IN THE RECORDS OF THE ST. JOSEPH COUNTY, INDIANA RECORDER'S OFFICE; THENCE N. 00°- 4~.'-25" W. (REC. N. 00°-41'-43" W.) ALONG THE WEST LINE OF SAID LOT, 170.00 FT. MORE OR LESS; THENCE N. 89°-59'-21" E., 123.68 FT. MORE OR LESS; THENCE S. 00°- 39'-50" E., 170.00 FT. MORE OR LESS TO THE NORTH LINE OF ELWOOD AVENUE; THENCE S. 89° -59'-23" W. (REC. N. 90°-00'-00" W.) ALONG SAID NORTH LINE,. 123.59 FT. MORE OR LESS TO THE POINT OF BEGINNING. CONTAINING 0.48 ACRES MORE OR LESS. SUBJECT TO ALL LEGAL HIGHWAYS, EASEMENTS AND RESTRICTIONS OF RECORD. Filed In Cler~z's Office t~~a~ 0 S 7.00 LORffITA J. OUD6i CITY CLERS4 ~O. DEND. f1d. REVISED 2/20/01 DATE FILED APPLICATION NO. DATE RECEIVED BY AREA PLATT COMMISSION ------------------------------------------------------------------------------ I (WE) THE UNDERSIGNED MAKE APPLICATION AND PETITION THE COMMON COUNCIL OF THE CITY OF SOUTH BEND, INDIANA TO AMEND THE ZONING ORDINANCE AS HEREIN REQUESTED. 1). THE PROPERTY SOUGHT TO BE REZONED IS LOCATED AT: 3200 BLOCK OF ELWOOD AVENUE SOUTH BEND, INDIANA 46628 2). NAME AND ADDRESS OF PROPERTY OWNER(S) OF THE PETITION SITE: ALBERT & SARA MICKELSON P.O. BOX 586 ST. JOSEPH, MI. 49085 PHONE NUMBER (616) 926-4550. 3).NAME AND ADDRESS OF CONTINGENT PURCHASER(S), IF APPLICABLE: N.A. 4). IT IS DESIRED AND REQUESTED THAT THIS PROPERTY BE REZONED FROM "C-1" COMMERCIAL, !'E"~ HEIGHT & AREA AND "C" COMMERCIAL) "E". HEIGHT & AREA TO "C-1" COMMERCIAL, "E"~ HEIGHT & AREA AND "C" COMMERCIAL, "E", HEIGHT & AREA 5). THIS REZONING IS REQUESTED TO ALLOW THE FOLLOWING USE(S): A). OFFICE USES B). RETAIL USES (IN "C" COMMERCIAL ZONING) b). ATTACHED IS A COPY OF (A) LEGAL DESCRIPTION OF THE PROPERTY; (B) A LIST OF NAMES AND ADDRESSES OF ALL PROPERTY OWNERS AND TAX KEY NUMBERS OF ALL PROPERTIES WITHIN 300 FEET OF THE PETITION PROPERTY; (C) FIVE (5) SITE PLANS; AND (D) ADDRESSED, STAMPED ENVELOPES FOR ALL PROPERTY OWNERS WITHIN 300 FEET OF THE PETITION PROPERTY. 7). BY SIGNING THIS PETITION, I AND ANY CONTINGENT PURCHASER UNDERSTAND THAT IF THE COUNCIL APPROVES THIS PETITION TO REZONE, IT MAY BE APPROVED SUBJECT TO THE SUBMITTAL OF A FINAL SITE PLAN. A FINAL SITE PLAN MUST BE SUBMITTED TO AND APPROVED BY THE AREA PLAN COMMISSION WITHIN ONE (1) YEAR OF THE COUNCIL'S ACTION. IN ADDITION, A BUILDING PERMIT MUST BE ISSUED FOR THE USE INDICATED ON THE PETITION WITHIN ONE YEAR FOLLOWING THE APPROVAL OF THE FINAL SITE PLAN. FAILURE TO SUBMIT A FINAL SITE PLAN OR OBTAIN A BUILDING PERMIT WITHIN THE SPECIFIED TIME PERIOD, CAUSES THE ZONING OF THE PETITIONED PROPERTY TO VE T TO THE IN~AT, ZONING CLASSIFICATION. UNDER CERTAIN CONDITIONS, A TIME EXTENSION ON'~HE\SUBMI~6~ THE FINAL SITE PLAN MAY BE REQUESTED. SIGNED, SARA MICKELSON PETITIONED PREPARED BY AND CONTACT PERSON: DANCH, HARMER & ASSOCIATES, INC. 2422 VIRIDIAN DRIVE, SUITE 201 SOUTH BEND, INDIANA 46628 PHONE NUMBER (219)-234-4003 i~lied in Clerl--~'~ Cffi~e ~~ I.OR3TTA J. DtlDA qTY CL~R3t~ ~. ~PdD„ C,~7. U~-/~1 Danch, F/arner ~ ~I ssociates, Inc. MICHAEL ~. DANCH, L.A. RON HARNER, P.S. DANIEL W. AKIN, P.E., L.S. Honorable Members of the City of South Bend Common Council 4th Floor County-City Building South Bend, Indiana 46601 Land Surveyors Professional Engineers Landscape Architects Land Planners February 8, 2001 RE: Rezoning Petition for Mickelson for the 3200 Block Elwood Avenue, South Bend, Indiana: Dear Council Members: .Our clients are requesting the Rezoning of their property located in the 3200 Block of Elwood Avenue, South Bend, Indiana to allow for Office and Retail uses. Our clients believe the proposed Office and Retail uses will be a compliment to the existing Commercial located along this stretch of Elwood Avenue. If you have any questions concerning this matter, please feel free to give me a call at 234-4003. Sincerely, Michael J. Danch President Danch, Harner & Associates, Inc. File #010111 Lewp Md Disk # 119 CEO 0 ~ 200 ~c~rrr~a,~. o~t+~r. 2422 Viridian Drive, Suite 201 ^ South Bend, IN 46628 208 West Mars ^ Berrien Springs, MI 49103 office 2191234-4003 ^ 800/594-4003 ^ Fax 219/234-4119 office 616/471-3010 ^ Fax 6161471-7237 Property Owners List for Mickelson Petition Sarswati Incorporated David & Kristine Nufer Ancillary Title 3233 Lincolnway West 1510 E Jefferson 31356 Via Colinas South Bend, IN 46628 Iv]ishawaka,lN 46545 Thousand Oaks, Ca 91362 Tax Key # 18-2193-724804 Tax Key # 18-2193-724806 Tax Key # 18-2193-7248 Vernon Krier Harry Eberlin Samar Inc 20 N Union St. PO Box 2628 17585 Juday Lake Dr Rochester, NY 14607 Oceanside, Ca 92051 South Bend, IN 46635 Tax Key # 18-2193-724706 Tax Key # 18-2193-724702 Tax Key # 18-2193-724705 Samar Inc Wend~'s of Fort Wayne Inc. Rose Rinehart 17585 Juday Lake Dr 20 N Union St 1404 N Ryer St South Bend, IN 46635 Rochester, NY 14603 South Bend, IN 46628 Tax Key # 18-2193-724704 Tax Key # 18-2193-724703 Tax Key # 18-2208-7883 Karl & Leona Heick Lewis & Barbara Lacosse Mary Grabowski 1417 N Iowa St 1413 N Iowa 1407 N Iowa St South Bend, IN 46628 South Bend, IN 46628 South Bend, IN 46628 Tax Key # 18-2208-7923 Tax Key # 18-2208-7924 Tax Key # 18-2208-7925 David Babbitt Jack & Ruth Davis Phil & Maria Gross 1403 N Iowa St 1404 N Iowa St 1408 N Iowa St South Bend, IN 46628 South Bend, IN 46628 South Bend, IN 46628 Tax Key #18-2208-7926 Tax Key # 18-2208-7927 Tax Key # 18-2208-7928 Floyd & Ada Doolittle Robert & Carol Duszynski Ernest & Madeline Hecklinsld 1414 N Iowa St 1418 N Iowa St 1424 N Iowa St South Bend, IN 46628 South Bend, IN 46628 South Bend, IN 46628 Tax Key # 18-2208-7929 Tax Key # 18-2208-7930 Tax Key # 18-2208-7931 Kathryn Mc Gloshen Raymond & Rita Derucki Mary Saunders 1408 Ryer St 1414 Ryer St 1418 Ryer St South Bend, IN 46628 South Bend, 1N 46628 South Bend, IN 46628 Tax Key # 18-2208-7884 Tax Key # 18-2208-7885 Tax Key # 18-2208-7886 Ron Szymanski Jack & Reta I-fill Kevin Markovich 1424 Ryer St 1502 Ryer St 1508 Ryer St South Bend, IN 46628 South Bend , IN 46628 South Bend, IN 46628 Tax Key # 18-2208-7887 Tax Key # 18-2208-7888 Tax Key # 18-2208-7889 Frederick & Tillie Gnott Shawn Jackson Gregory Krawiec 1514 Ryer St 1520 N Ryer St 1526 Ryer St South Bend, IN 46628 South Bend, IN 46628 South bend, In 46628 Tax Key # 18-2208-7890 Tax Key # 18-2208-7891 Tax Key # 18-2208-7892 Eugene & Jolant Prawat Anthony & Cecila Klosowski Jerry Borsodi 1602 Ryer St 1601 N Iowa 1521 N Iowa St South Bend, IN 46628 South Bend , IN 46628 South Bend, IN 46628 Tax Key # 18-2208-7893 Tax Key # 18-2208-7916 Tax Key # 1-2208-7917 Property Owners List for Mickelson Petition John & Joan Kramer 1 S 17 N Iowa St South Bend, IN 46628 Tax Key # 18-2208-1918 Alex & Rita Berta 1511 N Iowa St South Bend, IN 46628 Tax Key # 18-2208-7919 Robert & Virgins Weslowski 1501 N Iowa St South Bend, In 46628 Tax Key # 18-2208-7921 Stephea & Judith Hoffman 1 S08 N Iowa St South Bend, IN 46628 Tax Key # 18-2208-7933 Joseph & Judith Madden 1522 N Iowa South Bend, IN 46628 Tax Key # 18-2208-7936 Raymonn & Debra Bianchi 1423 n Iowa St South Bend,1N46628 Tax Key # 18-2208-7922 Mary Derucki 1512 N Iowa South Bend, IN 46628 Tax Key # 18-2208-7934 Barbara Nfiller 1333 Lincoln Hwy west South Bend, IN 46628 Tax Key # 18-2184-694006 Samuel Austin 1507 N Iowa South Bend, IN 46628 Tax Key # 18-2208-7920 Richard Hodowaniec 1052 Iowa St North South Bend, IN 46628 Tax Key # 18-2208-7932 Norbert & Harriet Luczkowski 1518 N Iowa St South Bend, IN 46628 Tax Key # 18-2208-793 S Patrick Kelly 1240 NE 92ND St Seattle WA 98115 Tax Key # 1-2184-694007 Area Plan Commission of St. Joseph County 1140 County-City Building 227 West Jefferson Blvd. South Bend, Indiana 46601 Robert W. Sante Executive Director John W. Byorni Assistant Director Phone 219 235-9571 March 21, 2001 Fax 219 235-9813 r The Honorable Common Council -`~ !~ ~ ~ -~ 1 City of South Bend County City Bldg. - 4th Floor South Bend, IN 46601 RE: A proposed ordinance~and site development plan of Albert and Sara Nickelson to zone„from C-1 Commercial and C Commercial, E Height and Area to C-1 Commercial, and C Commercial, "E" Heigght and Area, property located at the 3200 Block of Elwood Avenue, City of South Bend - APC x#2060-01 Dear Council Members: The above referenced ordinance and site development plan of Albert and Sara Nickelson was legally advertised March 8, 2001. The Area Plan Commission at its public hearing on March 20, 2001, took the following action: Upon a motion by John DeLee, being seconded by Willie Morgan and carried, the roposed ordinance and site development plan of Albert and Sara Nickelson to zone from "Cpl" Commercial and "C" Commercial, "E" Height and Area to "C-1" Commercial, and "C" Commercial, "E" Height and Area, property located at the 3200 Block of Elwood Avenue, City of South Bend is sent to the Common Council with a favorable recommendation, subject to a final site development plan. The land use decision was previously made when it was approved by the Common Council on March 11, 1991 to rezone to C" Commercial, "E" height and area and "C-1" Commercial, "E" height and area, for office use only. Therefore, it is the Commission's opinion that shifting the "C" Commercial zoning line to the west and the proposed uses are reasonable for this site. The "C-1" Commercial zoned area was established by the Common Council when it zoned this area in March, 1991, to act as a buffer between the residential area to the west and the "C" Commercial area to the east. Offices were the intended use of the "C-1" area. The current petition, if approved, would result in moving the line to the west, but still maintain a significant buffer. PLEASE NOTE that the Ordinance has been amended by the petitioner and is different than that used for the Common Council's first reading.. The amended Ordinance was the Ordinance legally advertised and heard by the Area Plan Commission. The deliberations of the Area Plan Commission and points considered in arriving at the above decision are shown in the minutes of the public hearing, and will be forwarded to you at a later date to be made a part of this report. Attached, for your consideration in the review of this matter, is a copy of the Area Plan Commission's Staff Report. Si re y, ~n obert W. Sante RWS:sr Attachment CC: Albert and Sara Nickelson CC: Danch, Hamer and Associates, Inc. Serving South Bend, Lakeville, New Carlisle, North Liberty, Osceola, Roseland and St. Joseph County, Indiana STAFF REPORT March 12, 2001 Albert and Sara Mickelson 2060-O1 Location: the 3200 Block of Elwood Avenue City of South Bend REQUESTED ACTION: The petitioners are requesting a zone change from "C-1" Commercial and "C" Commercial, "E" Height and Area to "C-1" Commercial, and "C" Commercial, "E" Height and Area to allow office and retail uses. EXISTING LAND USE: The property currently is vacant land. SURROUNDING LAND USE AND ZONING: Located to the north is vacant land zoned "C-1" and "C" Commercial, "E" height and area; to the east is a commercial business zoned "C" Commercial, "A" height and area; to the south across Elwood Avenue are commercial businesses zoned "C" Commercial, "E" height and area; and to the west are single-family homes zoned "A" Residential, "A" height and area. ACCESS: Access to the site is from Elwood Avenue. WATER SOURCE/SEWAGE DISPOSAL: Water and sewer are available to the site. DRAINAGE: The drainage has been addressed by the petitioner. SITE DATA: The total site to be rezoned is 1.02 acres. Of that, the buildings will occupy 9,300 square feet, or 21 percent of the site; the parking and drives will occupy 23,032 square feet, or 52 percent of the site; and 12,100 square feet or 27 percent of the site will remain as open space. ENVIRONMENTAL DATA: A check of the Agency's maps indicates that no public wells, flood hazards, wetlands, or environmental hazard areas are present. SITE PLAN: The site plan is preliminary. AGENCY COMMENTS: PRELIMINARY STAFF RECOMMENDATION: Based on information available prior to the public hearing, the staff recommends that this petition be sent to the Common Council with a favorable recommendation, subject to a final site plan. The land use decision was previously made when it was approved by the Common Council on March 11, 1991 to rezone to "C" Commercial, "E" height and area and "C-1" Commercial, "E" height and area, for office use only. Therefore, it is the staff's opinion that shifting the "C" Commercial zoning line to the west and the proposed uses are reasonable for this site. The "C-1" Commercial zoned area was established by the Common Council when it zoned this area in STAFF REPORT March 12, 2001 March, 1991, to act ~as a buffer between the residential area to the west and the "C" Commercial area to the east. Offices were the intended use of-the "C-1" area. The current petition, if approved, would result in moving the line to the west, but still maintain a significant buffer. a 0 N N D~a a oa ST. ~ ~ ^ ~ ~w W ~ ~ o ~ Y ~ d "' Q < a ,y> E~wooo PETITI^N AREA A~• °a a ~ ~ ° ° o mm mm VNO~ D °~ HOTEL °~ ~ ~ nl~l U~ ?p ~°~ C~~oa ~J N ~ ~ ST. JOHNS O q~ 3 N O ~ ~~ X ~ 0 z ~, m wAY o REZ^NING FR^M= 'C & C-1' COMMERCIAL, 'E' HEIGHT & AREA, T^~ 'C & C-1' C^MMERCIAL, 'E' HEIGHT & AREA (~ j S^UTH BEND EXISTING Z^NING PETITI^N AREA ® (~j 'A' RESIDENTIAL 0 REZ^NE AREA 'C' 'B' RESIDENTIAL 0 REZONE AREA 'C-1' ~ APC # 2060-01 'C' COMMERCIAL O 'C-i' C^MMERCIAL D ° ~~ ~ ~ ~ 'D' LIGHT INDUSTRIAL D ~k s~ 'E' HEAVY INDUSTRIAL O