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G31-00
Ordinance No. G31-00 AN ORDINANCE REPEALING AN ORDINANCE AND GRANTING A CONDITIONAL USE FOR A MASTER SIGNAGE PLAN (Randall Point Executive Center Subdivision) WHEREAS, written application has been made for an ORI Office Research Industrial District conditional use for a master signage plan within the Randall Point Executive Center Subdivision; and WHEREAS, the Zoning and Subdivision Hearing Board conducted a public hearing after due notice by publication and submitted its findings of fact and recommended approval; and WHEREAS, the City Council of the City of Elgin concurs in the findings and recommendation of the Zoning and Subdivision Hearing Board. NOW THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF ELGIN, ILLINOIS : Section 1 . That Ordinance No. G27-98, entitled "An Ordinance Granting a Conditional Use for a Master Signage Plan (Randall Point Executive Center) " passed March 25, 1998 be and (0111- is hereby repealed. Section 2 . That the City Council of the City of Elgin hereby adopts the findings of fact made by the Zoning and Subdivision Hearing Board, a copy of which is attached hereto and made a part hereof by reference as Exhibit A. Section 3 . That a conditional use for a master signage plan within the Randall Point Executive Center Subdivision (Randall Road and Point Boulevard) , and legally described as follows : Randall Point Executive Center Subdivision, in the City of Elgin, Kane County, Illinois, created by the plat thereof recorded on April 24, 1998 as Document No. 98K03512 in the Office of the Recorder of Deeds of Kane County, Illinois, including all amendments thereto, if any. be and is hereby granted subject to the following conditions : 1 . Development identification signs and monument signs shall be installed in substantial conformance with the sign elevation drawings and location map submitted by PanCor Construction and Development, L.L.C. , dated March 19, 1998 . 2 . Substantial conformance with the Elevations, Site, and Floor Plan by Angelo Stamatoukos - Architect, dated March 20 , 2000 and April 6 , 2000 . 3 . The monument style ground sign for the eating and drinking place located at 2290 Point Boulevard shall consist of a base exterior similar to the building ' s exterior facade . 4 . Wall signage (not identified on the master signage plan) shall be erected and installed in conformance with Chapter 19 . 50, Signs, of the Elgin Municipal Code, as may be amended. 5 . Compliance with all other applicable codes and ordinances . Section 4 . That the conditional use herein shall expire if not established within one year from the date of passage of this ordinance . Section 5 . That all ordinance or parts of ordinance in conflict with the provisions of this ordinance be and are hereby repealed. Section 6 . That this ordinance shall be in full force and effect immediately after its passage in the manner provided by law. Ed S chock, Mayor Presented: June 14 , 2000 Passed: June 14 , 2000 Omnibus Vote : Yeas 7 Nays 0 Recorded: June 15, 2000 Published: Attest : ACL';" Dolonna Mecum, City Clerk May 17, 2000 FINDINGS OF FACT Zoning and Subdivision Hearing Board City of Elgin, Illinois SUBJECT Consideration of Petition 32-00 Requesting a Conditional Use for an Eating and Drinking Place within an ORI Office Research Industrial District, Site Design Variations, and an Amendment to a Previously Approved Conditional Use for a Master Signage Plan to Allow for One Additional Monument Sign;Property Located at 2290-2200 Point Boulevard by Randall Lakes Ltd.Partnership, as Applicant and Owner. BACKGROUND Requested Action: Conditional Use, Variation,and an Amendment to a Previously Approved Conditional Use for a Master Signage Plan Approval Current Zoning: ORI Office Research Industrial District rb- Intended Use: Eating and Drinking Place Property Location: 2290-2200 Point Boulevard Applicant and Owner: Randall Lakes Ltd.Partnership Staff Coordinator: Troy A. Krup LIST OF EXHIBITS A. Location Map (see attached) B. Zoning Map (see attached) C. Aerial Photo (see attached) D. Statement of Purpose and Conformance Submitted by (see enclosed) Randall Lakes Ltd. Partnership, dated April 21, 2000. E. Elevations, Site, and Floor Plan by Angelo Stamatoukos-Architect, (see enclosed) dated March 20, 2000 and April 6, 2000. Exhibit A Findings of Fact Zoning and Subdivision Hearing Board Petition 32-00 May 17, 2000 BACKGROUND An application has been filed by Randall Lakes Ltd. Partnership requesting a conditional use for an eating and drinking facility located within an ORI Office Research Industrial District. The subject property is located at 2290 Point Boulevard(reference Exhibits A, B, and C). The applicant proposes to establish a 9,360 square foot restaurant,named Jimmy's Charhouse,with a cocktail bar and lounge. The applicant noted that this location is ideal for a full service restaurant because of its proximity to the soon to be developed nearby hotel,existing nearby offices,and existing nearby single family homes(reference Exhibit D and E). The applicant is also requesting an amendment to a previously approved conditional use for a master signage plan(Ordinance No.G27-98)to allow for the erection of one additional 13'4"x 6'monument sign for the proposed restaurant. The applicant feels that a monument sign strictly for the restaurant is needed for economic, advertising, and visibility reasons. Randall Point Executive Center Subdivision,2290-2200 Point Boulevard,was previously approved for six monument signs;four of which are located on the same zoning lot as the proposed development. Two of the approved signs are development identification signs oriented on Randall Road and I 90. The other four signs are row multi-tenant monument signs which are placed in several locations throughout the subdivision. These multi-tenant signs can be utilized for the various tenants who decide to locate within the subdivision. City records indicate that the master signage plan was filed so the owner could install two development identification monument signs exceeding the maximum 80 square feet requirement and to also allow for the advertisement of a business located within the subdivision. The advantage of this adopted master signage plan is the City can control the amount of monument signs within the subdivision. Without this master signage plan, approximately 12 monument signs could have been placed on the same zoning lot as the proposed development and a total of approximately 24 monument signs could have been placed within the Randall Point Executive Center Subdivision. In addition to the conditional use requests, the applicant is requesting two site design variations for the development of the proposed eating and drinking place located at 2290 Point Boulevard. The first variation proposed is for a 10 foot vehicle use setback rather than the previously approved 15 foot vehicle use setback. Without the previously approved 15 foot vehicle use setback variation,the vehicle use setback from Point Boulevard would be 41 feet. The second variation proposed is for a refuse collection area to be setback 54'6" from the north lot line rather than the required 100 foot setback from the north lot line. FINDINGS After due notice,as required by law,the Zoning and Subdivision Hearing Board held a public hearing ep. in consideration of Petition 32-00 on May 3, 2000. The applicant testified at the hearing and -2- Findings of Fact Zoning and Subdivision Hearing Board ria's Petition 32-00 May 17, 2000 presented documentary evidence in support of the development application. No objectors appeared at the public hearing. The Community Development Group submitted a Conditional Use and Variation Review, dated April 21, 2000. The Zoning and Subdivision Hearing Board has made the following findings concerning the standards for conditional uses and variations: A. Zoning History Findings. The subject property was zoned in the following classifications for the years indicated: 1962: Out of City 1992: M2 General Manufacturing Present: ORI Office Research Industrial District B. Surrounding Land Use and Zoning Findings. The subject property is surrounded by vacant land to the west (across Randall Road) and south(across Point Boulevard). Single family homes are located to the north and a four story office building is located to the east of the subject property. The properties located to the west, south, and east of the subject property are zoned ORI Office Research Industrial District.The property to the north of the subject property is incorporated Sleepy Hollow. C. Trend of Development Findings. The subject property is located within an area developing with predominately office, research, commercial, and industrial uses benefitting from there proximity to I 90 and Randall Road. D. Zoning District Findings. The purpose of the ORI Office Research Industrial District is to provide an industrial environment that fosters a sense of place and destination within a coordinated campus or park setting through the applicable site design regulations. E. Comprehensive Plan Findings. The subject property is designated "Office, Research, Industrial"by the Official Comprehensive Plan of Elgin. STANDARDS FOR CONDITIONAL USES The Zoning and Subdivision Hearing Board has made the following findings concerning the standards for conditional uses: A. Site Characteristics Standard. The suitability of the subject property for the intended conditional use with respect to its size; shape; significant natural features including -3- Findings of Fact Zoning and Subdivision Hearing Board Petition 32-00 May 17, 2000 topography, watercourse and vegetation;and existing improvements. Findings. The subject property is suitable for the intended conditional use with respect to the site characteristics standard. The subject property is an irregular triangular shape and 109,995 square feet in area. The subject property is currently vacant. There are no significant natural features on-site. The topography generally slopes to the southeast. B. Sewer and Water Standard. The suitability of the subject property for the intended conditional use with respect to the availability of adequate municipal water, wastewater treatment, and storm water control facilities. Findings. The subject property is suitable for the intended conditional use with respect to the availability of adequate municipal water,wastewater treatment,and storm water control facilities. The subject property is served with municipal water and sanitary systems and will be required to provide storm water control facilities. C. Traffic and Parking Standard. The suitability of the subject property for the intended conditional use with respect to the provision of safe and efficient on-site and off-site vehicular circulation designed to minimize traffic congestion. Findings. The subject property is suitable for the intended conditional use with respect to the provisions of safe and efficient on-site and off-site vehicular circulation designed to minimize traffic congestion. The subject property has street frontage along Point Boulevard and Randall Road. Point Boulevard functions as a local street. Randall Road functions as a regional arterial. The Point Boulevard/Randall Road intersection is signalized. Direct access to Randall Road from the subject property is prohibited. Access to Point Boulevard,within 400 feet ofthe Randall Road intersection, is also prohibited. Off-street parking is to be provided in conformance with the off-street parking ordinance. D. Location,Design,and Operation Standard. The suitability of the subject property for the intended conditional use with respect to it being located, designed, and operated so as to promote the purpose and intent of the zoning ordinance. -4- Findings of Fact Zoning and Subdivision Hearing Board `' Petition 32-00 May 17, 2000 Findings. The subject property is suitable for the intended conditional use with respect to it being located,designed,and operated so as to promote the purpose and intent ofthe zoning ordinance. The proposed land use is consistent with the purpose and intent of the zoning ordinance. The proposed eating and drinking facility will be required to be developed according the ORI Office Research Industrial District regulations. No evidence has been found that the proposed land use will be located, designed, and operated in a manner that creates undue detrimental influence on the surrounding properties. STANDARD FOR A CONDITIONAL USE FOR A MASTER SIGNAGE PLAN The approval of a conditional use for a master signage plan is subject to the condition that the requested departures are mitigated by an equivalent and more restrictive application of other regulations of the sign ordinance. It is the opinion of the Zoning and Subdivision Hearing Board that the proposed mitigation is sufficient for the requested amendment to a previously approved conditional use for a master signage plan(Ordinance No.G27-98). The applicant is proposing to limit the number of monument signs to seven within the subdivision. Without this master signage plan, approximately 12 monument signs could have been placed on the same zoning lot as the proposed development and a total of approximately 24 monument signs could have been placed within the Randall Point Executive Center Subdivision. The applicant is requesting no departures from the sign ordinance for the proposed monument sign. The proposed monument sign will be required to comply with all the standard requirements of the sign ordinance. The previously approved master signage plan for the subdivision is shown with only six monument signs(four of which are on the same zoning lot as the proposed development) and the applicant desires to erect one additional monument sign not previously illustrated as a part of the approved master signage plan. Consequently,the applicant is required to amend the previously approved master signage plan to reflect the one additional monument sign that is being contemplated. STANDARDS FOR VARIATIONS The Zoning and Subdivision Hearing Board has made the following findings concerning the general variation standards: A. Extraordinary Conditions Standard. That the variation should be based on the existence of extraordinary or exceptional conditions, difficulties, or hardships which render the strict application of the requirements of the zoning ordinance unreasonable. -5- Findings of Fact Zoning and Subdivision Hearing Board Petition 32-00 May 17, 2000 The extraordinary conditions should distinguish the property from other properties that will remain subject to the standard requirements of the same zoning district. More specifically, variation shall not be granted in lieu of an acceptable text amendment, which would benefit other properties that otherwise would remain subject to the standard requirements ofthe same zoning district. Findings. Evidence has been submitted or found, allowing favorable findings with respect to the Extraordinary Conditions Standard. The platting of the subject property was subject to an unusually large 100 foot right-of-way (Point Boulevard). The right-of-way utilizes a greater amount of land as compared with other local right-of-ways which are typically 60 feet in width. Because of this situation,the applicant is requesting a 10 foot vehicle use setback rather than the previously approved 15 foot setback variation. The 15 foot setback variation from the required 41 feet was granted for the same reason. The subject property also has an unique irregular triangular shape narrowing to the west which limits how the property can be developed. The lots located to the east of the subject rik property are more typical rectangular parcels and larger in size. Because of this situation,the erection of the refuse collection area setback at 54'6" (rather than the required 100 foot setback) and the 10 foot vehicle use setback(rather than the previously approved 15 foot setback)are not unreasonable. Liikewise,since the lots to the east are larger and rectangular in size, one could logically assume that the proposed variations were not needed. B. Character of the Surrounding Area Standard. That the variation, if granted, should maintain the essential character of the surrounding area. Findings. No evidence has been submitted or found allowing favorable findings with respect to the Character of the Surrounding Area Standard. The surrounding properties were or will be developed with setbacks from the lots lines that are relatively uniform in manner.However,the proposed variations for the subject property to reduce the required vehicle use setback and the required refuse collection area setback will most likely not alter the over riding character of the ORI Office Research Industrial District. C. Additional Standards. The following additional standards are intended to supplement the general standards: 1. Mere Inconvenience Standard. That the subject property features particular physical surroundings, size, shape, or topographical conditions which bring a eibk -6- Findings of Fact Zoning and Subdivision Hearing Board Petition 32-00 May 17, 2000 particular hardship on the owner,as distinguished from a mere inconvenience, if the strict letter of the regulations are applied. Findings. Evidence has been found allowing favorable findings with respect to the Mere Inconvenience Standard. The subject property has an unique irregular triangular shape narrowing to the west which limits how the property may be developed. 2. Reasonable Return Standard. That the variation will provide the subject property with a reasonable return,which would not be possible if the property were permitted to be used only in compliance with the regulations of the zoning district in which it is located. Findings. Evidence has been submitted or found, allowing favorable findings with respect to the Reasonable Return Standard. The subject property may not provide a reasonable return if the strict application of the ordinance is enforced. The development of the site is restricted by its unique irregular triangular shape. 3. Greater Economic Return Standard. That the variation is based on conditions, difficulties,or hardships that do not involve only a desire to make a greater economic return from the subject property. Findings. No evidence has been submitted or found allowing favorable findings with respect to the Greater Economic Return Standard. No evidence has been found that the applicant is requesting the variations only for a greater economic return. 4. Creation of Extraordinary Conditions Standard. That the variation is based on a condition,difficulty,or hardship created by a person previously having an economic interest in the property or by circumstances which occurred prior to the current ownership of the property. Findings. Evidence has been submitted or found, allowing favorable findings with respect to the Creation of Extraordinary Conditions Standard. The need for the variations was created by a condition,difficulty,or hardship created rak -7- Findings of Fact Zoning and Subdivision Hearing Board rubk Petition 32-00 May 17, 2000 • by a person previously having an economic interest in the property or by circumstances which occurred prior to the current ownership of the property. The subject property's unique irregular triangular shape was created by a series of reasons concerning the re-alinement of the I 90 exit and Point Boulevard prior to the applicant having an interest in it. 5. Impact on the Surrounding Area Standard. That the variation should have no effect on or should promote the adequate supply of light and air to adjacent property, should have no effect on or should decrease the danger of fire, should protect the public safety, and should have no effect on or should enhance other property or improvements in the surrounding neighborhood. Findings. No evidence has been submitted or found,allowing favorable findings with respect to the Impact on the Surrounding Area Standard. The surrounding properties were or will be developed with setbacks from the lots lines that are relatively uniform in manner.However,the proposed variations for the subject property to reduce the required vehicle use setback and the required refuse collection area setback will most likely not alter the over riding character of the ORI Office Research Industrial District. 6. Minimum Adjustment Standard. That the variation shall be the minimum adjustment necessary for the reasonable use of the land. Findings. No evidence has been submitted or found,allowing favorable findings with respect to the Minimum Adjustment Standard. MITIGATION FOR REQUESTED VARIATIONS The approval of variations is subject to the condition that the variation is specifically mitigated by an equivalent and more restrictive application of one or more of the site design regulations of the zoning district in which the property benefitted by the variation is located. Findings. Evidence has been submitted or found, allowing favorable findings with respect to the mitigation requirement. It is the opinion of the Zoning and Subdivision Hearing Board that the proposed mitigation is sufficient for the requested variation. The applicant is proposing a 75%landscape screening around the perimeter of the vehicle use area (rather than the required 50%), an all brick building, and a reduction in the square footage of the vehicle use area by increasing the vehicle use setback from -8- Findings of Fact Zoning and Subdivision Hearing Board Petition 32-00 May 17, 2000 approximately 40 feet to approximately 82 feet from Randall Road. SUMMARY OF FINDINGS, UNRESOLVED ISSUES, AND ALTERNATIVES The Zoning and Subdivision Hearing Board has developed or identified the following findings, unresolved issues, and alternatives: A. Summary of Findings. 1. Location, Operation, and Design: The proposed land use is consistent with the purpose and intent ofthe zoning ordinance. The proposed eating and drinking facility will be required to be developed according the ORI Office Research Industrial District regulations. No evidence has been found that the proposed land use will be located, designed, and operated in a manner that creates undue detrimental influence on the surrounding properties. 2. Miti!anon or an Amendment to a Previous! A•'roved Condition Use or a Master Signage Plan: It is the opinion of the Zoning and Subdivision Hearing Board that the proposed mitigation is sufficient for the requested amendment for a previously approved conditional use for a master signage plan(Ordinance No. G27-98). The applicant is proposing to limit the number of monument signs to seven within the subdivision. Without this master signage plan, approximately 12 monument signs could have been placed on the same zoning lot as the proposed development and a total of approximately 24 monument signs could have been placed within the Randall Point Executive Center Subdivision. The applicant is requesting no departures from the sign ordinance for the proposed monument sign. The proposed monument sign will be required to comply with all the standard requirements of the sign ordinance. The previously approved master signage plan for the subdivision is shown with only six monument signs (four of which are on the same zoning lot as the proposed development) and the applicant desires to erect one additional monument sign not previously illustrated as a part of the approved master signage plan. Consequently, the applicant is required to amend the previously approved master signage plan to reflect the one additional monument sign that is being contemplated. 3. Extraordinary Conditions and Mere Inconvenience: The platting of the subject property was subject to an unusually large 100 foot right-of-way(Point Boulevard). The right-of-way utilizes a greater amount of land as compared with other local right- of-ways which are typically 60 feet in width. Because of this situation,the applicant is requesting a 10 foot vehicle use setback rather than the previously approved 15 foot setback variation. The 15 foot setback variation from the required 41 feet was -9- Findings of Fact Zoning and Subdivision Hearing Board a' Petition 32-00 May 17, 2000 granted for the same reason. The subject property also has an unique irregular triangular shape narrowing to the west which limits how the property can be developed. The lots located to the east of the subject property are more typical rectangular parcels and larger in size. Because ofthis situation,the erection ofthe refuse collection area setback at 54'6"(rather than the required 100 foot setback) and the 10 foot vehicle use setback (rather than the previously approved 15 foot setback)are not unreasonable. Likewise, since the lots to the east are larger and rectangular in size, one could logically assume that the proposed variations were not needed. 4. Mitigation for Requested Variations: It is the opinion of the Zoning and Subdivision Hearing Board that the proposed mitigation is sufficient for the requested variation. The applicant is proposing a 75% landscape screening around the perimeter of the vehicle use area(rather than the required 50%),an all brick building,and a reduction in the square footage of the vehicle use area by increasing the vehicle use setback from approximately 40 feet to approximately 82 feet from Randall Road. B. Summary of Unresolved Issues. There are no unresolved issues. C. Summary of Alternatives. There are no substantive alternatives other than the approval or the denial of the conditional use application, variations, or amendment to the conditional use for a master signage plan. RECOMMENDATION AND DECISION The Zoning and Subdivision Hearing Board hereby approves the variations. On a motion to approve the variations, the vote was five(5) yes and zero (0)no. The Zoning and Subdivision Hearing Board recommends the approval of the conditional use for an eating and drinking place. On a motion to recommend the approval of the conditional use, the vote was five (5)yes and zero (0) no. The variations were approved and the conditional use for an eating and drinking place was recommended for approval subject to the following conditions: • -10- Findings of Fact Zoning and Subdivision Hearing Board `" Petition 32-00 May 17, 2000 1. Substantial conformance with the Statement of Purpose and Conformance submitted by Randall Lakes Ltd. Partnership,dated April 21, 2000. . 2. Substantial conformance with the Elevations, Site, and Floor Plan by Angelo Stamatoukos- Architect, dated March 20, 2000 and April 6, 2000. 3. A 75% landscape screening shall be provided at 2290 Point Boulevard along the south and west perimeter of the vehicle use area. The trees and shrubs provided shall meet the plant material- generally standards outlined within the zoning ordinance. 4. Light poles shall be installed with cut offs, shall not exceed 25 feet in height, and shall have zero foot candle illumination on the lot lines. 5. The building shall consist of all brick facades. 6. All mechanicals shall be totally screened. 7. The six(6) foot refuse collection area wall shall be constructed out the same brick material used on the principle building. 8. The monument style ground sign shall consist of a base exterior similar to the building's exterior facade. 9. Compliance with all other applicable codes and ordinances. The Zoning and Subdivision Hearing Board recommends the approval of an amendment to a previously approved conditional use for a master signage plan. On motion to recommend the approval of an amendment to a previously approved conditional use for a master signage plan, the vote was five(5)yes and zero (no), subject to the following conditions: 1. Substantial conformance with the Elevations, Site, and Floor Plan by Angelo Stamatoukos- Architect, dated March 20, 2000 and April 6, 2000. 2. The monument style ground sign shall consist of a base exterior similar to the building's exterior facade. 3. Compliance with all other applicable codes and ordinances. -11- Findings of Fact Zoning and Subdivision Hearing Board rik Petition 32-00 May 17, 2000 Therefore,the motions to recommend the approval of a conditional use for an eating and drinking place and the amendment to a previously approved conditional use for a master signage plan passed and the motion to approve the variations was adopted. Ralph •-ri, Chairman Zoning and Subdivision Hearing Board Zoning • d Subdi on Hearing Board • • -12- . . , © re Higgins Rd Dundee Rd j 1 SUBJECT PROPERTY v coo PETITION 32-00 = ..!x Z \O \<,,s, iliI 0oncoS '• 1 a z i a I a b b t 0> 'Qv es 1' / Northwest Tollway { Shoe Factory Rd 1 A0 C::: :e P 1,oa _o r I Golf Rq Q o` =loo! Ave `Illr A � Bode Rd �` Aye W Chicago St ! C � hi�90 �� Catkin cn raumtwr9 F'd rik -----------4 o 'L��d SI � � S't n o�, Y �' t,T Cn 9 PST Z U.S_ 20 BYDass e Sluff City Blvd 1 1 Lake .i in I• x' SI / ® a v ? I s. �Bowes Rd Q . o P 1 Kenyon R U c en I c IS I 1 u1 a�n 5 25 1 Z Hopps Rd x :k • W Bartlett Rd uo. Middle St u;J �' ..J8 1. 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Elgin, Illinois 60123 (847) 608-0188 Fax: (847) 608-0190 V1-114‘ Conditional Use PpR 2.1 p� • Statement of Purpose and Conformance OF �Q N ASO 1.) PanCor Construction and Development Company is seeking a conditional use for a restaurant facility containing a cocktail bar and lounge. 2.) The request for the use is to service our 60+/-acre office park and limited service hotel. It is imperative to have a full service restaurant on site in order to successfully develop this commercial site. In addition,there are adjacent office and industrial parks and numerous residents in this growing area, all without a nearby restaurant to serve them. This facility would generate revenue to the City of Elgin in the form of sales tax, licenses, and real estate taxes. 3.) a.)The site is fronting Randall Road, a heavily traveled arterial county road, and fronts Point Boulevard. The parcel is within close proximity to a full interchange of Interstate 90. The site is of relatively flat topography and has no existing improvements on the site. b.) The site has been engineered to accommodate the intended use with city sewer and water and detention system. c.) The site is designed to properly address curb cut and traffic flow considerations. There will be on site parking and additional parking off site in case of overflow. d.)The site is located in a commercial development of single and multistory office buildings and directly adjacent to a Country Inn and Suite, limited service hotel. e.)The historic preservation issues were addressed when the parcel was zoned to its existing use. The office park has set aside a preservation area with the assistance of city and county agencies. ..• • . • . cn . ,i. 034- • , ... ,..,.....,._,./..• / •• -- H . . ___ : , '. 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