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Home My WebLink AboutItem 07 - Z08-04 City of Grapevine �` �i �� .�.�,.��2Ti ��Z � � TO: HONORABLE MAYOR, CITY COUNCIL MEMBERS AND THE PLANNING AND ZONING COMMISSION 2� FROM: BRUNO RUMBELOW, CITY MANAGER `J SCOTT WILLIAMS, DEVELOPMENT SERVICES DIRECTOR 3�� .�-` MEETING DATE: JUNE 23, 2008 SUBJECT: DEVELOPMENT SERVICES TECHNICAL REPORT.OF ZONE CHANGE APPLICATION Z08-04 „ � , � � r--� i � i i i � �� ."'_ ----------- --i t: ,�^- `,__, Grapevine y?, APPLICANT: City of Grapevine iQ � lake � 0 �._' �Rq i i � i � �� ` ��' I.H.�635 Northwest � PROPERTY LOCATION AND SIZE: I / �, ds p4� �` UaE��' � 6� I , , The subject property is generally located east of , � ' Wood Street between East Worth Street to the south � � � Hall-Johnson Sy,�s ADP°�� and east Wall Street to the north. See attached list �� ° � ; of specific properties. i r----� o i u �; i °1 Glade Rd. d I � H c � � REQUESTED ZONE CHANGE AND COMMENTS: The applicant is requesting a zone change to rezone seven tracts qenerallv located east of Wood Street between East Worth Street to the south and East Wall Street to the north from "R-MF-2" Multifamilv District and "R-5.0"Zero Lot Line District to"R-7.5"Single Family District. The subject property has been considered in three Commission workshops and one joint workshop with the Commission and Council relative to its zoning and Future Land Use Map designation. At the January 15, 2008 public hearing the Future Land Use Map designation was officially changed from Residential-High Density to Residential-Low Density. The subject property however is still zoned "R-MF-2" Multifamily District and "R-5.0" Zero Lot Line District, which is now incompatible with its new land use designation. A review of the actual land uses within the area reveals a mixture of multifamily uses and single family uses; one large tract, the abandoned former Teamster's union hall building, � O:�ZCU�ZOS-04.4 1 June 17,2008(4:46PM) has received approval of an administrative site plan for a four unit apartment complex which was approved on October 31, 2007. The Ticknor Terrace apartments dominates the area east of Wood Street on both the north and south side of Texas Street. A 12-unit condominium/apartment complex is located just east of the East Wall Street/Wood Street intersection. Two lots within the subject area have been rezoned to single family categories: one just east of the East Texas Street/Wood Street intersection was rezoned to "R-7.5" Single Family District in 1997 for the development of a single family home which was moved to the site; the second, located at the southeast corner of East Wall Street/Wood Street was recently rezoned (June 19, 2007 meeting)to"R-5.0"Zero Lot Line District for the development of a single family home. Six lots remain in the subject area developed as single family homes that are zoned "R-MF-2" Multifamily District. The property immediately to the west of the subject property across Wood Street is zoned "R-7.5"Single Family District;the property immediately to the east is zoned "R-12.5"Single Family District. Rezoning the subject property to"R-7.5"Single Family District would be the most compatible district for the existing single family lots and would require the fewest variances from the Board of Zoning Adjustment if those properties were ever to redevelop. PRESENT ZONING AND USE: Six tracts within the subject area are zoned "R-MF-2" Multifamily District and one tract of land is zoned "R-5.0" Zero Lot Line District. All seven properties subject to the rezoning request are developed with single family structures. HISTORY OF TRACT AND SURROUNDING AREA: The subject and surrounding properties to the north, south east and west where all zoned "R-1" Single Family District prior to the 1984 City Rezoning. SURROUNDING ZONING AND EXISTING LAND USE: The seven subject properties are all east of Wood Street between East Texas Street to the south and East Wall Street to the north. Within this general area are properties currently developed as multifamily e.g. Ticknor Terrace Apartments and the 12-unit condominium/apartment project on East Wall Street, that will remain zoned "R-MF-2" Multifamily District.. An administrative site plan has been approved for a four unit apartment complex on the location that is currently occupied by the former Teamster's union hall building. To the west across Wood Street the property is zoned "R-7.5" Single Family District and is developed as single family homes AIRPORT IMPACT: The subject tract is located within "Zone A" Zone of Minimal Effect as defined on the "Aircraft Sound Exposure: Dallas/Fort Worth Regional Airport Environs" Map. Few activities will be affected by aircraft sounds in "Zone A"except for sound sensitive activities O:�ZCU1Z08-04.4 2 June 17,2008(4:43PM) such as auditoriums, churches, schools, hospitals, and theatersa The applicant's proposal is an appropriate use in this noise zone. MASTER PLAN APPLICATION: The Master Plan designates the subject property as a "RL" Residential Low-Density land use. The applicant's rezoning request is in compliance with the Master Plan. 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'°�.. s.,.....��.,. �� .,�TT�.�«.m..�..a...�-�.. .m....�.. �.�.ae...�� _. a� �� 520 . � �0p �� 730 �� , � . � � g�, 3 s,a4 5 6 7 s3o8 ' ��" y ' � �� j-�� soa 1 e�a2 azo3 'sze4 e�a5 _ 530 4 `�; OB � �'� 520 ��+ ' �� j�1=$ ��` ��,�' � !3 II 6+di � � ., �� 3a �� ' . �� . 730 � �� el py � 88 q�� -�° 3 '4 5 6 � az�8 � ry �� .��'t�� 1. 511 515 � 519 521 521 — . � 730 � �� e3� �j ' 1.125�� 7 1 1 �� s�� E FRANKLIN ST �� ao � Z - 4 , 08 0 , City af Grapevine 1 inch equals 200 feet L.._ _ ____ �:,:� ✓'i:� ��` °�-r -'�� ! f:� CITY OF GRAPEVINE ��°�� ,�� ZONE CHANGE APPLICATION �� `i . ��s�} � i i�iC .�. �C 4 Es 11 E.� -'�i,at�°� r� � k. 1. Applicant/Agent Name BRUNO RUMBELOW �� Company Name CITY OF GRAPEVINE Address P O BOX 95104 City GRAPEVINE State TEXAS Zip 76099 Phone # 817-410-3155 Fax # 817-410-3018 Email Mobile # 2. Applicant's interest in subject property : CITY INITIATED ZONE CHANGE REQUEST 3. Property owner(s) name SEE ATTACHED Address City State Zip �: �� Phone # Fax # 4. Address of subject property SEE ATTACHED Legal Description: Lot Block Addition Size of subject property acres square foot Metes & Bounds must be described on 8 '/2 " x 11" sheet 5. Present Zoning Ctassification: "R-5.0" ZERO-LOT-LINE AND "R-MF-2" MULTIFAMILY DISTRICT 6. Present Use of Property SINGLE FAMILY RESIDENTIAL 7. Requested Zoning District "R-7.5" SINGLE FAMILY DISTRICT 8. The applicant understands the master plan designation and the most restrictive zone that would allow the proposed use is "RL" LOW DENSITY � RESIDENTIAL 9. Minimum/Maximum District size for requested zoning 10. Describe the proposed use SINGLE FAMILY RESIDENTIAL 11. The Concept Plan submission shall meet the requirements of Section 45, Contents of a Concept Plan, Section 45.C. Al/ Zone Change Requests are assumed to be complete when filed and will be placed on the agenda for public hearing at the discretion of the staff. Based on the size of the agenda, your application may be scheduled to a later date. All public hearings wil! be opened and tesfimony given by applicants and interested citizenry. Public hearings may be continued to the next public hearing. Public hearings will nof be tabled. Any changes to a concept plan approved with a zone change requesf can only be approved by city counci/ through the public hearing process, l have read and understand al/ of the requirements as set forth by the application for zone change request and acknowledge that all requiremenfs of this application have been met at the time of submittal. 11. Signature to authorize a zone change request and place a zone change request sign on the subject property. Applicant (print): Applicant signature: BRUNO RUMBELOW CITY MANAGER Property Owner (print): Property Owner signature: � The State of County of Before me on this day personally appeared known to me (or proved to me on the oath of or through (description of identity card or other document) to be the person whose name is subscribed to the foregoing instrument and acknowledged to me that he executed the same for the purposes and consideration therein expressed. Given under my hand and seal of office this day of , A.D. SEAL Notary Signature The State of —� I��s County of �,� p�"CL,rI't, Before me � • �� V�� on this day personally appeared ru.,�l� U , known to me (or proved to me on the oath of or through (description of identity card or other document) to be the person whose name is subscribed to the foregoing instrument and acknowledged to me that he executed the same for the purposes and consideration therein expressed. Given under my hand and seal of office this �� day of /`"L�--`�� , A.D. .� . ,,�' f SEAL .w._._v. Notary Signature �,,,,,,,,,, .o�r;`:"�s�.�� S. RIVERA 3�: "' Notary Public,State of Texas _ ' My Commi99ion Expires ��;• �;� F;k� Auguat Ob,20a9 ��. Development Service Department Public Hearing Property Owner Research Applicant: City of Grapevine Case No.: Z08-04 Address/Legal Description: Wood Street Area - subject property owners -.. � - � . � . � - . � .. COLLEGE HEIGHTS 000710 E WALL ST CARSON, GARY R ADDITION-GRPVN 917 WADE DR BLK 101 LOT 10 BEDFORD TX 760227442 &PT CLOSED ST ON S COLLEGE HEIGHTS 000706 E WALL ST NORTON, SCOTT ADDITION-GRPVN 432 BALL ST BLK 101 LOT 9 GRAPEVINE TX 760515112 &PART CLOSED ST ON SOUTH COLLEGE HEIGHTS 000709 E TEXAS ST VAN TIL,JOHN ADDITION-GRPVN 2841 PLACID CIR BLK 105 LOT 10 GRAPEVINE TX 760512532 COLLEGE HEIGHTS 000713 E TEXAS ST WHITE, RUSSELL BRANDON ADDITION-GRPVN 713 E TEXAS ST BLK 105 LOT 11 GRAPEVINE TX 760513613 COLLEGE HEIGHTS 000705 E TEXAS ST JAY, CHRISTINA ADDITION-GRPVN 705 E TEXAS ST BLK 105 LOT 9 GRAPEVINE TX 760513613 COLLEGE HEIGHTS 000714 E TEXAS ST MACKINNON,JOHN ETUX CAROL ADDITION-GRPVN 3020 HILLTOP RD BLK 107 LOT 11 GRANBURY TX 760483581 COLLEGE HEIGHTS 000708 E TEXAS ST TEAKELL, JOE ADDITION-GRPVN 513 SMITH ST BLK 107 LOT 9 GRAPEVINE TX 760515448 O:�ZCU�FORMSIZCU.31 a.doc � Z08-04 CITY OF GRAPEVINE WRITTEN COMMENTS MUST BE RECEIVED BY THIS OFFICE NO LATER � THAN 5 PM ON FRIDAY, JUNE 20, 2008 Procedure to Respond: As (a Property Owner within 200 feet of the subject tract) or (an interested citizen), I (approve) (protest) and/or (have the following comments) � ,� �(` —' �_ �f-Q ��F�1 f f.� � � c�0 I�� 0 w t��i2� P i ��C `T�� (A�b��k. im � t�� ci,�rt�c�.� c� F-f� a (:c� ��<s� c�i �se- �c�c�..�v�-s-- . �—. D.�.r C�t:YL � h:�' ��.? `r� �Cz�I,S ��. � `��!�2-- �M�Z�C Print Name and Address, or Lot, Block and Subdivision: r— � 1�5 . �.�-�- i �� W ,-� , ��s� ��x�S ��c=�. � Signature: ` (Phone No.)�� 7 Telephone: (817)410-3155 Fax: (817)410-3018 Direct questions and mail responses to: Planning Secretary Department of Development Services City of Grapevine P.O. Box 95104 e �� „:� ;�� _, .�,4 �� =;� Grapevine, Texas 76099 �. �, .�� ti (P,t� :, , . �'{ � r f�l�.''`I d �� t, ."bk �5 �. �¢ �:' � , `'kc. �� 0 ' � � ORDINANCE NO. AN ORDINANCE AMENDING ORDINANCE NO. 82-73, THE COMPREHENSIVE ZONING ORDINANCE OF THE CITY OF GRAPEVINE, TEXAS, SAME BEING ALSO KNOWN AS APPENDIX "D" OF THE CITY CODE OF GRAPEVINE, TEXAS, GRANTING ZONING CHANGE Z08-04 ON SEVERAL TRACTS OF LAND OUT OF THE ESTHER MOORE SURVEY, ABSTRACT 1029, DESCRIBED AS BEING A TRACT OF LAND LYING AND BEING SITUATED IN THE CITY OF GRAPEVINE, TARRANT COUNTY, TEXAS MORE FULLY AND COMPLETELY DESCRIBED IN THE BODY OF THIS ORDINANCE; ORDERING A CHANGE IN THE USE OF SAID PROPERTY FROM "R-5.0"ZERO LOT LINE DISTRICT REGULATIONS AND "R-MF-2" MULTIFAMILY DISTRICT REGULATIONS TO "R-7.5" SINGLE FAMILY DISTRICT REGULATIONS; CORRECTING THE OFFICIAL ZONING MAP; PRESERVING ALL OTHER PORTIONS OF THE ZONING ORDINANCE; PROVIDING A CLAUSE RELATING TO SEVERABILITY; DETERMINING THAT THE PUBLIC INTERESTS, MORALS AND GENERAL WELFARE DEMAND A ZONING CHANGE AND AMENDMENT THEREIN MADE; PROVIDING A PENALTY OF FINE NOT TO EXCEED THE SUM OF TWO THOUSAND DOLLARS ($2,000.00) FOR EACH OFFENSE, AND A SEPARATE OFFENSE SHALL BE DEEMED COMMITTED EACH DAY DURING OR ON WHICH AN OFFENSE OCCURS OR CONTINUES; DECLARING AN EMERGENCY AND PROVIDING AN EFFECTIVE DATE WHEREAS, applications were made to amend the Official Zoning Map, City of Grapevine, Texas by making applications for same with the Planning & Zoning Commission of the City of Grapevine, Texas as required by State statutes and the zoning ordinances of the City of Grapevine, Texas and all the legal requirements, conditions and prerequisites having been complied with, the case having come before the City Council of the City of Grapevine, Texas after all legal notices, requirements, conditions and prerequisites having been complied with; and WHEREAS, the City Council of the City of Grapevine, Texas at a public hearing called by the City Council did consider the following factors in making a determination as to whether these requested changes should be granted or denied; safety of the motoring public and the pedestrians using the facilities in the area immediately surrounding the site; safety from fire hazards and measures for fire control, protection of adjacent property from flood or water damages, noise producing elements and glare of the vehicular and stationary lights and effect of such lights on established character of the neighborhood, location, lighting and types of signs and relation of signs to traffic control and adjacent property, street size and adequacy of width for traffic reasonably expected to be generated by the proposed use around the site and in the immediate neighborhood, adequacy of parking as determined by requirements of this ordinance for off-street parking facilities, location of ingress and egress points for parking and off-street locating spaces, and protection of public health by surfacing on all parking areas to control dust, effect on the promotion of health and the general welfare, effect on light and air, the effect on the transportation, water sewerage, schools, parks and other facilities; and WHEREAS, the City Council of the City of Grapevine, Texas at a public hearing called by the City Council of the City of Grapevine, Texas did consider the following factors in making a determination as to whether this requested change should be granted or denied; effect on the congestion of the streets, the fire hazards, panics and other dangers possibly present in the securing of safety from same, the effect on the promotion of health and the general welfare, the effect on adequate light and air, the effect on the overcrowding of the land, the effect on the concentration of population, the effect on the transportation, water, sewerage, schools, parks and other public facilities; and WHEREAS, the City Council further considered among otherthings the characterof the district and its peculiar suitability for particular uses and with the view to conserve the value of buildings, encourage the most appropriate use of land throughout this city; and WHEREAS, the City Council of the City of Grapevine, Texas does find that there is a public necessity for the zoning change, that the public demands it, that the public interest clearly requires the amendment, that the zoning changes do not unreasonably invade the rights of those who bought or improved property with reference to the classification which existed at the time their original investment was made; and does find that the change in zoning lessens the congestion in the streets, helps secure safety from fire, panic and other dangers; promotes health and the general welfare; provides adequate light and air; prevents the overcrowding of land; avoids undue concentration of population;facilitates the adequate provisions of transportation, water, sewerage, schools, parks and other public requirements; and WHEREAS, the City Council of the City of Grapevine, Texas has determined that there is a necessity and need for this change in zoning and has also found and determined that there has been a change in the conditions of the property surrounding and in close proximity to the property requested for a change since this property was originally classified; and, therefore, feels that a change in zoning classification for the particular piece of property is needed, is called for, and is in the best interest of the public at large, the citizens of the City of Grapevine, Texas and helps promote the general health, safety, and welfare of this community. NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF GRAPEVINE, TEXAS: :��> ORD. NO. 2 Section 1. That the City of Grapevine Ordinance No. 82-73, being the Comprehensive Zoning Ordinance of the City of Grapevine, Texas same being also known as Appendix "D" of the City Code of Grapevine, Texas, be, and the same is hereby amended and changed by Zoning Application Z08-04 to rezone the following described property to-wit: several tracts of land out of the Esther Moore Survey, Abstract 1029, Tarrant County, Texas (generally located east of Wood Street, between East Wall Street and East Worth Street), more fully and completely described in Exhibit"A", attached hereto and made a part hereof, which was previously zoned "R-5.0" Zero Lot Line District Regulations and "R-MF-2" Multifamily District Regulations is hereby changed to "R-7.5" Single Family District Regulations, all in accordance with Comprehensive Zoning Ordinance No. 82-73, as amended. All existing structures and existing lots within the described area shall be deemed to be lawful relative to Sections 15.F Density Requirements and Section 15.G Area Regulations and shall have the same status as any other lot authorized pursuant to this ordinance except no lot existing at the time of this ordinance shall be reduced in size below seventy five hundred (7,500) square feet. Section 2. That the City Manager is hereby directed to correct the official zoning map of the City of Grapevine, Texas to reflect the herein change in zoning. Section 3. That in alt other respects, the use of the tract or tracts of land herein above described shall be subject to all the applicable regulations contained in said City of Grapevine zoning ordinances and all other applicable and pertinent ordinances of the City of Grapevine, Texas. Section 4. That the zoning regulations and districts as herein established have been made in accordance with the comprehensive plan for the purpose of promoting health, safety, morals and the general welfare of the community. They have been designed with respect to both present conditions and the conditions reasonably anticipated to exist in the foreseeable future,to lessen congestion in the streets; to secure safety from fire, panic, flood and other dangers; provide adequate light and air; to prevent overcrowding of land, to avoid undue concentration of population; facilitate the adequate provisions of transportation, water, sewerage, drainage and surface water, parks and other public requirements, and to make adequate provisions forthe normal business, commercial needs and development of the community. They have been made with reasonable consideration, among other things, of the character of the district, and its peculiar suitability for the particular uses and with a view of conserving the value of buildings and encouraging the most appropriate use of land throughout the community. Section 5. That this ordinance shall be cumulative of all other ordinances of the City of Grapevine, Texas affecting zoning and shall not repeal any of the provisions of said ordinances except in those instances where provisions of those ordinances are in direct conflict with the provisions of this ordinance. Section 6. That the terms and provisions of this ordinance shall be deemed to be severable and that if the validity of the zoning affecting any portion of the tract or tracts of ORD. NO. 3 land described herein shall be declared to be invalid, the same shall not affect the validity of the zoning of the balance of the tract or tracts of land described herein. Section 7. That any person violating any of the provisions of this ordinance shall be deemed guilty of a misdemeanor and upon conviction thereof shall be fined in a sum not to exceed two thousand dollars ($2,000.00) and a separate offense shall be deemed committed upon each day during or on which a violation occurs or continues. Section 8. That the fact that the present ordinances and regulations of the City of Grapevine, Texas, are inadequate to properly safeguard the health, safety, morals, peace and general welfare of the inhabitants of the City of Grapevine, Texas, creates an emergency for the immediate preservation of the public business, property, health, safety and general welfare of the public which requires that this ordinance shall become effective from and after the date of its final passage, and it is accordingly so ordained. PASSED AND APPROVED BY THE CITY COUNCIL OF THE CITY OF GRAPEVINE, TEXAS on this the 23rd day of June, 2008. APPROVED: ATTEST: APPROVED AS TO FORM: ,...,�. ORD. NO. 4 EXHIBIT "A" Z08-04 - . . � - . . � . . - . � . . COLLEGE HEIGHTS ADDITION- CARSON, GARY R GRPVN 000710 E WALL ST 710 E WALL ST BLK 101 LOT 10 & PT CLOSED ST ON S GRAPEVINE TX 760513609 COLLEGE HEIGHTS ADDITION- AVERY HOMES LLC GRPVN 000706 E WALL ST 3063 PARR LN BLK 101 LOT 9 GRAPEVINE TX 760515602 & PART CLOSED ST ON SOUTH COLLEGE HEIGHTS ADDITION- VAN TIL, JOHN GRPVN 000709 E TEXAS ST 2841 PLACID CIR BLK 105 LOT 10 GRAPEVINE TX 760512532 COLLEGE HEIGHTS ADDITION- TIL, ROBERT VAN GRPVN 000713 E TEXAS ST 1060 THOUSAND OAKS CT BLK 105 LOT 11 SOUTHLAKE TX 760923011 COLLEGE HEIGHTS ADDITION- JAY, CHRISTINA GRPVN 000705 E TEXAS ST 705 E TEXAS ST BLK 105 LOT 9 GRAPEVINE TX 760513613 COLLEGE HEIGHTS ADDITION- MACKINNON, JOHN ETUX CAROL GRPVN 000714 E TEXAS ST 3020 HILLTOP RD BLK 107 LOT 11 GRANBURY TX 760483581 COLLEGE HEIGHTS ADDITION- TEAKELL, JOE GRPVN 000708 E TEXAS ST 513 SMITH ST BLK 107 �OT 9 GRAPEVINE TX 760515448 ORD. NO. 5 F Current Zoning �� ,..:<�;_ . ::.E�WALL`S'f__. . .._.. .... .... .. ......_ .._. . �. EWALLST ... .. R-5.0 � 0 0 3 i � ESTILL ST ;�__� __.._._. .. � . . ,Sub�ect Propertiesl �. . `� � � � o �,..� �- , o ; �.,, � ;, Y j��; � � ;� R=12:5 o� ;" � � R-7:5 � E TEXAS ST E TEXAS ST � R-M F-2 ��'� � �� R- 7.5 I � � Legend 0 � � : �HistorieAreas-PO O �. __ ' v , .�' 4, . � . � `"�`�� . BP PRD•12 ... �:'., :�.. :. . .. .. ; �CBD �R-12.5 � �- � ; �CC �R-20 . �CN �R-3.5 �� ; �GU R-3.75 „, , - � �GV �R-5.0 � � � . HC I�R-7.5 �. � �HCO �� R-MF-1 � . . . , . .. �'� �� t�. :� � �HGT �R-MF-2 ''- '� �LI ,�,-„��,,,,T,�,� R-MH . . , �� E'4. PCD �R-TH E WORTH ST E WORTH ST �P� � �.� �PID �SP � � �.., : . � 4 Future Land Use =�� ,� £ GU E WALL ST E WALL ST � O O O � ESTILL ST � ii i'. q� !. :� . 1,�' � . . .. . . `(-,.�.... `;�Subject Properties; � -- . .: e. � 1� � ~ ` � RL � o li 0 o = j 3 i ,; � ; '+ �' i I i ❑ i! RL 3� � ; RL I �� ; � � �) � E TEXAS ST E TEXAS ST I �I � I RL � � 0 0 0 �� Legend �� HistoricAreas - ��. �RA-Racreetional/Amusemerd . '.: �MU-Mixed Use � , �� .� �IN-Induetriel � -� . �- . ' �RH-ResideMial High Density � � � '� �LGCommercial Low IMensiry � �� . ` �I/C-Industrial/Commerdal � � � �RL-Residential Lav Densiry �� C6Commerdal • � � -RM-Residerdial Medium Density E WORTH ST E WORTH ST �GU-GovemmeMal Use � ,�:,., -C&Central Businass - . ,�,. .. .,�Y,��. « z Actual Land Use E WALL SF__. _ _ E WALL ST R-7.5 � � 0 i p � ESTILL ST 1 1 �i F, i� � r.�,._�_ .........__.___, ;Subject Properties �� R MF-1 � °,�:,h �r.. f F- i 4 � O � � � � � � S 1 p� : k R-7.5 3� t R-12.5 E TEXAS ST � E TEXAS ST R-7.5 � � g Legend 0 � �HistoricAreas Zoning __— Retail/Commercial � Govemmental Use R-MF-1 Grapevine Vintage District ` ProfessionalOffice �w.:'. _�3 8 4 Family Housing � -- Single Family Housing �, E WORTH ST E WORTH ST i ......�; Multi-Family Housing �Townhouse