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2008/10/14 City Council Ordinance 803 AFFIDAVIT OF POSTING STATE OF CALIFORNIA ) ) ss County of Sonoma ) Terri Griffin, under penalty of perjury, deposes and says: That she is, and during all times herein mentioned was, the duly acting and qualified Deputv City Clerk of the City of Rohnert Park, Sonoma County, California; and that on the 15th day of October. 2008, she posted and had published as required by law full, true, and correct copies of ORDINANCE NO. 803, "ADOPTING A STATEMENT OF OVERRIDING CONSIDERATIONS AND MITIGATION AND MONITORING PROGRAM AND PREZONING PROPERTY LOCATED ON EACH SIDE OF WILFRED AVENUE, EAST OF DOWDELL AVENUE, AND NORTH, EAST, AND SOUTH OF THE CURRENT CITY LIMITS IN THE VICINITY OF THE INTERSECTION OF REDWOOD DRIVE AND WILFRED AVENUE. (APN 045-055-007, 045-075-001 THROUGH 045-075-003, 045-075- 005,045-075-006,045-075-008, AND 045-075-009 THROUGH 045-075-012) TO SPECIFIC PLAN DISTRICT (SP)" in five (5) public places in said City, to wit: www.rocitv.or!! for website posting City Offices 6750 Commerce Boulevard Public Safety Main Station 500 City Hall Drive Rohnert Park Community Center 5401 Snyder Lane Library 6250 Lynne Conde Way /1.u;t d~, Deputy City Clerk Subscribed and sworn to before me this 17th day of October, 2008. M:\Ordinances\Ordinances-200S\Affidavits of Posting\Affidavit of Posting S03.doc ORDINANCE NO. 803 AN ORDINANCE OF THE CITY OF ROHNERT PARK, CALIFORNIA, ADOPTING A STATEMENT OF OVERRIDING CONSIDERATIONS AND MITIGATION AND MONITORING PROGRAM AND PREZONING PROPERTY LOCATED ON EACH SIDE OF WILFRED AVENUE, EAST OF DOWDELL AVENUE, AND NORTH, EAST, AND SOUTH OF THE CURRENT CITY LIMITS IN THE VICINITY OF THE INTERSECTION OF REDWOOD DRIVE AND WILFRED AVENUE. (APN 045-055- 007,045-075-001 THROUGH 045-075-003, 045-075-005, 045-075-006, 045-075-008, AND 045-075-009 THROUGH 045-075-012) TO SPECIFIC PLAN DISTRICT (SP) WHEREAS, the applicant, City of Rohnert Park, has submitted an application for Prezoning and the adoption of a specific plan for approximately 24.77 acres located on each side of Wilfred Avenue, east of Dowdell Avenue, and north, east, and south of the current City limits in the vicinity of the intersection of Redwood Drive and Wilfred Avenue. (APN 045-055-007, 045-075-001 through 045-075-003, 045-075-005, 045-075-006, 045-075-008, and 045-075-009 through 045-075-012) ("the Project"); WHEREAS, the Planning Commission reviewed the Final Environmental Impact Report prepared for the Project; recommended its certification by the City Council; and has otherwise carried out all requirements of the California Environmental Quality Act; WHEREAS, pursuant to California State Law and the Rohnert Park Municipal Code, public hearing notices were mailed to all property owners within an area exceeding a 300 foot radius of the subject property, public hearing notice signs were posted on the property, and a public hearing notice was published for a minimum of 10 days prior to the first public hearing in The Community Voice; WHEREAS, on August 14, 2008, the Planning Commission held a public hearing at which time interested persons had ail opportunity to testify either in support or opposition to the proposal, and then recommended approval ofthe Project; WHEREAS, on September 23, 2008, the City Council held a public hearing at which time interested persons had an opportunity to testify either in support or opposition to the proposal; WHEREAS, the City CoUncil has certified the Final Environmental Impact Report for the proposal in Resolution No. 2008-155; and WHEREAS, the City Council has reviewed and considered the information contained in the Prezoning application for the proposal. NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF ROHNERT PARK DOES RESOLVE, DETERMINE AND ORDER AS FOLLOWS: Section 1. The above recitations are true and correct. Section 2. Pursuant to Public Resources Code section 21081 and CEQA Guidelines sections 15091-15093, the City Council hereby adopts the CEQA Findings and Statement of Overriding Considerations relating to the environmental impact of the Project as set forth in Exhibit A of this resolution and incorporated herein by this reference. Section 3. Pursuant to Public Resources Code section 21081.6, the City Council approves the Mitigation Monitoring and Reporting Program attached as Exhibit B to this resolution and requires the Project to comply with the mitigation measures contained therein. Section 4. Findings. The City Council, in approving Planning Application 1799 (Prezoning) makes the following findings per Rohnert Park Municipal Code Section 17.25.073; to wit: 1. The proposed prezoning is consistent with the General Plan. The General Plan designation for the project site is currently Regional Commercial and the proposed prezoning would be consistent with this. Subsection 17.06.300 of the Rohnert Park Municipal Code states that a Specific Plan District shall apply to an area designated in the General Plan as appropriate for a Specific Plan. Wilfred/Dowdell is identified in the General Plan as a Specific Plan Area; therefore the proposed prezoning would be consistent with the General Plan. 2. The proposed prezoningwill be beneficial to and not detrimental to the public health, safety, or welfare. The prezoning will allow the Wilfred/Dowdell Specific Plan to be implemented to meet the goals of the General Plan concerning this property. The ultimate development of the site would be of benefit to the City in that it would allow for additional commercial development in a pedestrian-oriented setting. 3. With the proposed prezoning, adequate and available sites remain to mitigate the loss of any residential density on the subject property to accommodate the City's "Fair Share" regional housing needs used by the State Department of Housing and Development in determining compliance with Housing Element Law pursuant to Government Code Section 65863(b). The prezoning would allow the future annexation and development of the site with commercial development consistent with the General Plan designation for the site and would not impact the City's ability to provide adequate and available sites for residential uses. 4. A duly noticed public hearing has been :Qeld to receive and consider public testimony regarding the proposed prezoning. Duly noticed public hearings regarding this Prezone application were held by the Planning Commission on August 14, 2008 and by the City Council on September 23, 2008. 5. The City Council has certified the Final Environmental Impact Report for this project and has otherwise carried out all of the requirements of the California Environmental Quality Act. Section 5. Prezonin2 Based on the findings set forth in the preceding Section 4, the City Council ordains that the official prezone adopted for Assessor's Parcel Numbers 045-055-007, 045-075-001 through 045-075-003, 045-075-005, 045-075-006, 045-075-008, and 045-075-009 through 045-075-012, consisting of 11 parcels containing approximately 24.77 acres in area located on each side of Wilfred Avenue, east of Dowdell Avenue, and north, east, and south of the current City limits in the vicinity of the intersection of Redwood Drive and Wilfred Avenue. shall be Specific Plan District (SP), as depicted on the map attached hereto as (Exhibit" C")and by reference thereto incorporated herein. 2 Section 6. Effective Date This ordinance shall be in full force and effective 30 days after its adoption, and shall be published or posted as required by law. This ordinance was introduced on the 23rd day of September, 2008 and DUL Y AND REGULARL Y ADOPTED by the City Council of the City of Rohnert Park this 14th day of October ,2008 by the following vote: AYES: NOES: ABSENT: ABSTAIN: Five Council Members Breeze, Smith, Stafford, Vidak-Martinez, and Mayor Mackenzie None (5) (0) (0) (0) None None CITY OF ROHNERT PARK <P- JA~ APPROVED AS TO~ . City Attorney 3 EXHIBIT A CEQA FINDINGS AND STATEMENT OF OVERRIDING CONSIDERATIONS RELATED TO THE WILFRED/DOWDELL VILLAGE SPECIFIC PLAN PROJECT A. INTRODUCTION 1. These CEQA findings are adopted for the WilfredIDowdell Village Specific Plan Project described below. For ease of reference, the agency adopting these findings is referred to as the "City." These findings pertain to the Environmental Impact Report prepared for that project, SCH #1998072036 ("EIR"). 2. These CEQA findings are attached as Exhibit A and incorporated by reference into the resolution certifying the EIR for the Project. That resolution also includes an Exhibit B, which contains the Mitigation Monitoring and Reporting Program ("MMRP"), and which references impacts, mitigation measures, levels of significance before mitigation and resulting levels of significance after mitigation. All Exhibits are incorporated by reference into each other, and into the resolution to which they are attached. 3. These findings are based upon the entire record, described below, and some findings are based on specific references, as note4below. References to specific reports and specific pages of documents are not intended to identify those sources as the exclusive basis for the finding. B. THE PROJECT 4. "Project" as used in these findings refers to the Wilfred/Dowdell Village Specific Plan. The Project is proposed to guide the development of an approximately 24.77 acre commercial area located adjacent to the northwest limits of Rohnert Park, and comprised of up to about 302,000 gross square feet (GSF) of development. The project area north of Wilfred Avenue, which is defined as Village North, could include up to about 56,000 GSF and could increase based on a supplemental traffic study for a hotel project in this area. The Project site south of Wilfred, which is defined as Village South, could include up to about 246,000 GSF of specialty commercial businesses. C. ENVIRONMENTAL REVIEW OF THE PROJECT 5. Pursuant to CEQA and the CEQA Guidelines (collectively "CEQA"), the City determined that an EIR would be prepared. The City issued a Notice of Preparation, which was circulated to responsible agencies and interested groups and individuals for review and comment. A copy of the Notice of Preparation and comments thereon are included in the appendices to the Draft EIR. 6. A Draft EIR was prepared for the project described in the Notice of Preparation and Draft EIR to analyze its environmental effects. The DEIR was circulated for public review and comment from February 13, 2008 through March 28, 2008. The CEQA Findings & sac for Wilfred/Dowdell Village Specific Plan Page 1 of7 1 ] 13130v2 80078/0048 Planning Commission held a public hearing on the DEIR and received oral comments on March 13, 2008. D. THE RECORD 7. The record upon which all findings and determinations related to the Project are based includes the following: a. The EIR, and all documents referenced in or relied upon by the EIR. b. All information (including written evidence and testimony) provided by City staff to the Planning Commission or the City Council relating to the EIR, the proposed approvals for the Project, the Project or its alternatives. c. All information (including written evidence and testimony) presented to the Planning Commission or the City Council by the environmental consultant and sub consultants who prepared the EIR, and all information incorporated into reports presented to any of those bodies. d. All information (including written evidence and testimony) presented to the City from other public agencies relating to the Project or the EIR. e. All applications, letters, testimony and hearing presentations given by any of the project sponsors or their consultants to the City in connection with the Project. f. All information (including written evidence and testimony) presented to the City regarding the Project or the EIR, before the close of the last public hearing related to the Project. g. For documentary and information purposes, all locally-adopted land use plans and ordinances, including, without limitation, general plans, specific plans, redevelopment plans and ordinances, together with environmental review documents, findings, mitigation monitoring programs and other documentation relevant to planned growth in the area. h. All other documents comprising the record pursuant to Public Resources Code section 21167.6(e). 8. The City concludes that all the evidence supporting these findings was presented in a timely fashion, and early enough to allow adequate consideration by the City. The custodian of the documents and other materials that constitute the record of proceedings on which the City's decision is based is the Director of Community CEQA Findings & SOC for Wilfred/Dowdell Village Specific Plan Page 2 of7 1113130v2 80078/0048 Development or designee. Such documents and other materials are located at the Planning Division, City of Rohnert Park, 6750 Commerce Boulevard, Rohnert Park, California 94928. 9. These findings are based upon substantial evidence in the entire record before the City. The reference to certain pages or sections of documents set forth in these findings are for ease of reference and are not intended to provide an exhaustive list of the evidence relied upon for these findings. E. CERTIFICATION OF THE EIR 10. In accordance with CEQA, the City certifies that the EIR has been completed in compliance with CEQA, that the EIR was presented to the decision making body and that the decision making body reviewed and considered the information contained in the EIR prior to approving any aspect of the Project. Preparation of the EIR has been overseen by the Director of Community Development, and the conclusions and recommendations in the document represent the independent conclusions and recommendations of the City. The EIR and these findings represent the independent judgment and analysis of the City. By these findings, the City confirms, ratifies and adopts the findings and conclusions of the EIR, as supplemented and modified by these findings. 11. The City recognizes that the EIR contains clerical errors. The City has reviewed the entirety of the EIR and bases its determinations on the substance of the information it contains. 12. The Council has reviewed and considered all comments and presentations regarding the adequacy of the EIR. 13. The City certifies that the EIR is adequate to support the approval of the Project, each alternative in the EIR, and variations within the range of alternatives in the EIR. The EIR is adequate for all responsible agency approvals referenced in the EIR. The EIR is adequate for each entitlement or approval (including those from responsible agencies) required for all aspects of construction and operation of the Wilfred/Dowdell Village Specific Plan Project, and the EIR comprises a program-level EIR for all those entitlements and approvals. F. ABSENCE OF SIGNIFICANT NEW INFORMATION 14. The City recognizes that the EIR incorporates information obtained and produced after the Draft EIR was circulated, and that it contains additions, clarifications, and modifications. The City has reviewed and considered the entire EIR and all of this information. The EIR does not include significant new information that would require additional recirculation under CEQA. The new information added to the Draft EIR does not involve a new significant environmental impact, a substantial increase in the severity of an environmental impact, or a feasible project alternative or mitigation measure considerably different from others previously analyzed that the project sponsor declines to adopt and that would clearly lessen the significant environmental impacts of the Project. No information indicates that the Draft EIR was inadequate or conclusory. CEQA Findings & sac for Wilfred/Dowdell Village Specific Plan Page 3 of7 1113130v2 80078/0048 15. Accordingly, information added to the Draft EIR reveals that none of the following are present: (1) a significant new environmental impact that would result from the Project or an adopted mitigation measure; (2) a substantial increase in the severity of an environmental impact; (3) a feasible project alternative or mitigation measure not adopted that is considerably different from others analyzed in the Draft EIR that would clearly lessen the significant environmental impacts of the Project; or (4) information that indicates that the public was deprived of a meaningful opportunity to review and comment on the Draft EIR. The City finds that the additions, changes and modifications made to the EIR do not collectively or individually constitute significant new information within the meaning of Public Resources Code section 21092.1 or CEQA Guidelines section 15988.5. G. MITIGATION MEASURES, CONDITIONS OF APPROVAL AND MMRP 16. Public Resources Code section 21081.6 and CEQA Guidelines section 15097 require the City to adopt a monitoring or reporting program to ensure that the mitigation measures and revisions to the Project identified in the EIR are implemented. The Mitigation Monitoring and Reporting Program ("MMRP") is included in Exhibit B, and is adopted by the City. The MMRP satisfies CEQA's requirements. 17. The mitigation measures recommended by the EIR and reflected in the conditions of approval are specific and enforceable. As appropriate, some mitigation measures define performance standards to ensure no significant environmental impacts. The MMRP adequately describes conditions, implementation, verification, a compliance schedule and reporting requirements to ensure the Project complies with the adopted mitigation measures. The MMRP ensures that the mitigation measures are in place, as appropriate, throughout the life ofthe Project. 18. The mitigation measures set forth in ExhibitB are derived from the mitigation measures set forth in the EIR, modified as necessary as to form to reflect updated information that has not required any significant change in the nature of the impacts or the adequacy of the mitigation. 19. The City adopts and imposes the mitigation measures recommended in the EIR, as modified, as enforceable conditions ofthe Project, except to the extent and as noted below. In the event a feasible mitigation measure, which the EIR concludes would mitigate a potentially significant impact, has been inadvertently omitted from the conditions of approval or the MMRP, that mitigation measure is adopted and incorporated from the EIR into the MMRP by reference and adopted as a condition of approval. These mitigation measures comprise the measures to reduce potentially significant impacts whenever it is feasible to do so. Whenever it is feasible to do so, potentially significant impacts have been reduced to a level less than significant. Where mitigation measures have been imposed, but they do not reduce the impact to a level less than significant, it is because it is not feasible to reduce impacts further. The City has substantially lessened or eliminated all significant environmental effects where feasible. The mitigation measures incorporated into and imposed upon the Project will not have new significant environmental impacts that were not analyzed in the Draft ElR. CEQA Findings & SOC for Wilfred/Dowdell Village Specific Plan Page 4 of7 1113 130v2 80078/0048 20. The City determines that all mitigation measures theEIR concludes would mitigate potentially significant impacts are feasible, for the reasons stated in the EIR and in materials presented by staff and by the applicants, with the exceptions set forth the remaining paragraphs. 21. Upon determining that any particular condition of approval has become infeasible, the Director of Community Development may permit substitution of equivalent measures that achieve the same level of environmental protection as the listed measure, as determined by staff or consultants with expertise in the relevant area. H. FINDINGS REGARDING IMPACTS 22. In accordance with Public Resources Code section 21081 and CEQA Guidelines sections 15091 and 15092, the City adopts the findings and conclusions regarding impacts and mitigation measures that are set forth in the EIR, and summarized in Exhibit B. These findings do not repeat the full discussions of environmental impacts contained in the EIR. The City ratifies, adopts and incorporates the analysis, explanation, findings, responses to comments and conclusions of the EIR. The City adopts the reasoning of the EIR, of staff reports, and of staff and the presentations provided by the project sponsors. 23. Under Public Resources Code section 21081(a)(2) and CEQA Guidelines section 15091 (a)(2) and 15092(b)(2)(A), the City recognizes that some mitigation measures require action by, or cooperation from, other agencies. Similarly, mitigation measures requiring the project sponsor to contribute towards improvements planned by other agencies will require the relevant agencies to receive the funds and spend them appropriately. The City also recognizes that some cumulative impacts will be feasibly mitigated when other agencies build the relevant improvements, which also required action by these other agencies. For each mitigation measure that requires the cooperation or action of another agency, the City finds that adoption and/or implementation of each of those mitigation measures is within the responsibility and jurisdiction of another public agency, and that the measures can and should be adopted and/or implemented by that other agency. If the other agency fails to implement these measures, then the impacts remain significant and unavoidable, and are overridden as noted below. 24. Under Public Resources Code section 21081(a)(3) and (b), and CEQA Guidelines sections 15091(a)(3), 15092(b)(2)(B) and 15093, the City determines that the remaining significant effects on the environment, as reflected in the EIR and in Exhibit B, are unavoidable and are acceptable due to the overriding considerations described below. I. FINDINGS REGARDING ALTERNATIVES 25. . The City finds that specific economic, social, environmental, technological, legal or other considerations make infeasible the alternatives to the Project as discussed in the EIR, and justify approval of the Project despite remaining impacts, as more fully discussed in the Statement of Overriding Considerations. CEQA Findings & SOC for Wilfred/Dowdell Village Specific Plan Page 5 of7 1113130v2 80078/0048 26. The EIR evaluated a reasonable range of alternatives to the original project that was described in the Draft EIR. These alternatives include (1) a No Project Alternative; and (2) an All Commercial Project. The analysis examined the feasibility of each alternative, the environmental impacts of each alternative, and the ability of each alternative to meet the project objectives. 27. The City certifies that it has independently reviewed and considered the information on alternatives provided in the EIR and in the record. The EIR reflects the City's independent judgment as to alternatives. The City finds that the Project provides the best balance between satisfaction of the project objectives and mitigation of environmental impacts to the extent feasible, as described and analyzed in the EIR. The City's goal in pursuing the Project, and the Project objectives, are to implement its General Plan policies and goals to provide for land uses that offer regional commercial development in a pedestrian-oriented setting. The alternatives do not achieve these goals. 28. The project as proposed in the Draft EIR and all the remaining alternatives are rejected as infeasible, for the reasons stated in the EIR and for the following reasons. 29. Business Park Alternative. This alternative proposes a business park employment center on the west side of Rohnert Park with the same square footage as the Project that would be similar to such business parks in the City and nearby cities such as Santa Rosa. This .alternative would reduce vehicular trips and traffic congestion during the PM peak hour as compared to the Project, with concomitant reductions in air pollutants. However, the use of the property for offices is inconsistent with the 2000 General Plan, which designates the property for Regional Commercial use. Lands to the north, east, and south are currently developed with commercial uses and lands to the west are designated for Regional Commercial use. The development of offices on the Project site would be inconsistent with existing and proposed commercial uses in the immediate area. The General Plan does allow for office uses within the adjacent Northwest Specific Plan Area, so the potential for office development in the vicinity ofthe Project site already exists. 30. Off-site Alternative. City staff identified a potentially comparable site on the west side of Highway 101 north of the Gravenstein Highway (State Route 116) in the City of Cotati. The site had been proposed for an outlet mall, somewhat similar to the proposed Project shopping center but has since been developed as a retail center. The Off-site Alternative and the Project would have very similar effects, however, the Off-site Alternative is determined to be inappropriate because it has recently been developed with a large commercial tenant building and residential uses, therefore it is no longer available as a site for the Project. Furthermore, there are no alternative sites in the vicinity of Rohnert Park that are of the of the proper size and configuration to support the project. 31. No Project Alternative. This project involves continuation of existing property uses. Since there would be no site disturbance and no increased traffic under the No Project Alternative, it would have fewer impacts and would be environmentally superior to the Project and other alternatives. CEQA Findings & SOC for Wilfred/Dowdell Village Specific Plan Page 6 of7 1113130v280078/0048 32. The City also notes that the determination whether a proposal is feasible involves consideration of whether it is capable of being accomplished in a successful manner within a reasonable period of time, taking into account economic, environmental, legal, social and technological factors. These factors involve a weighing and balancing of social, economic, technical, General Plan and Project goals and objectives, which in turn involve a balancing of policy-related issues. The City finds that the combination of benefits and impacts presented by the Project, as conditioned and mitigated, comprises a feasible, economic and rational method of achieving General Plan goals and policies. 33. The City also bases its determinations regarding alternatives on Public Resources Code section 21085 and CEQA Guidelines section 15092(c). These sections preclude a public agency from reducing the proposed number of housing units as a mitigation measure or project alternative for a particular significant effect on the environment if the agency determines that there is another feasible specific mitigation measure or project alternative that would provide a comparable level of mitigation. J. STATEMENT OF OVERRIDING CONSIDERATIONS 34. The Project meets the General Plan's objectives and goals regarding compact urban development, providing for slow, managed and predictable growth, constructing infrastructure in anticipation of development, and providing a pedestrian- friendly commercial environment. The Project site is bordered by existing Regional Commercial development on three sides, with lands designated for Regional Commercial development situated to the west, so the proposed development would further the City's goal of creating a viable commercial district in this area. The City's Economic Development Action Plan (EDAP) directs the City to create quality community gathering places for the enjoyment of residents and the attraction of visitors, and the Project is in keeping with this direction. The incorporation of a potential hotel site within the Project is also consistent with the EDAP's direction that the City expand the attractions and amenities that serve both the local population and visitors. 35. Regarding circulation, the extension of Dowdell Avenue south to intersect Business Park Drive is included as a planned improvement in the City's General Plan Land Use Element. This extension will facilitate the development of a parcel of land south of the Project site by allowing for necessary access to the parcel from the extension of Dowdell Avenue. This would not be growth inducing, however, because the parcel is inside the City's sphere of influence and anticipated for development in the General Plan. The Dowdell Avenue extension will include Class II bike lanes to encourage the use of alternative modes of transportation. In addition to improving circulation, the proposed commercial uses will be located within convenient access to Sonoma County and Golden Gate Transit routes, allowing for mass transit uses to/from the Project site. The Council adopts the conclusions and analysis presented in those documents. 36. The Project will provide a unique commercial center that can become a pedestrian-oriented gathering place for residents and visitors. CEQA Findings & SOC for Wilfred/Dowdell Village Specific Plan Page 7 of7 1113130v2 80078/0048 EXHIBIT liB" - MITIGATION MONITORING & REPORTING PROGRAM ~~ ~~ Q"I<. '" ~ ~ "1 <> ~ ~ <6 '" ~I u ~ .... '0 ,-.. ~ ~ ~ t: s:;: '" c .2 ~i ~ ~ :::; ~ S.~ :g ~~ ~;::~ S! ~ ,~~;Q "'l.iJ -, ---~ ~ ~ ~~ ~ -:~~ . ci -4C~"t:> ;:U~~ti -< Q 1i ~.~ l>.j;...'";:j0iS> ~~~$O:: ~~~o~ O~~~~ ~$?11'o-!-; :.. ;";1 <-- '. 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'S ~ o 0,() ~<t: 0- . ,... ~ fl) ~ ::l U 0',;;:; ".- .g S:n "0 .- tii ~ >,'" u,s ~~ <0 ~- ot) 8 '" o.~ o a ~.; "'- -0- ~g .s] .... "0 .0- ::l -g ~ ~ ~ ... ~ 0...::: 0.."0 .. :::: t1~ C 'II OJ ._ 5t= '> . o a.. 0."", :::tL. .::: 0.. Exhibit C: Wilfred/DowdellArea Prezoning 045-054-027 045-074-015 045-074-010 045-074-009 045.054-021 I . . A ~ 045-074-007 045-074-014 045.074-016 ~->-1 200 0 SCALE 1 : 5,000 045-075-001 045-075-009 045-075-008 045-075-005 04S-07S-006 , 045-075-01 045-075-014 I 200 FEET I 400 045-075-002 04S-075-003 I 600 045-082-057 QaS-082-06S 045-082-058 0::: Cl o o o s: o T- O '\:""" ~ :r a > ...J co tU () 143-021-013 W ~ ~ CASCADE CT N A