TO: HONORABLE MAYOR FROM: Christopher Burton
AND CITY COUNCIL
SUBJECT: PDC22-099, PD22-030 & ER22-166 DATE : October 16, 2023
Approved Date
10/16/23
COUNCIL DISTRICT: 6
SUPPLEMENTAL
REASON FOR SUPPLEMENTAL MEMORANDUM
The purpose of this supplemental memorandum is to clarify the revised requirements in the General Development Plan of the proposed Planned Development Zoning (File No. PDC22-099) of the Bellarmine College Preparatory Campus. The added conditions relate to requirements for the Zoning District as recommended by the Santa Clara County Airport Land Use Commission (ALUC) letter (Attachment A).
BACKGROUND
On September 27, 2023, ALUC considered the referral of the proposed Planned Development Zoning of the Bellarmine College Preparatory Campus. The rezoning was reviewed by ALUC for consistency within the San José International Airport (SJC) Comprehensive Land Use Plan (CLUP). ALUC issued a letter (Attachment A) on October 2, 2023, and determined the rezoning to be inconsistent with the SJC CLUP unless the following language is added to the rezoning:
1. The following uses are prohibited within the SJC CLUP Turning Safety Zone:
a. Schools, hospitals, nursing homes, and other uses in which the majority of occupants are children, elderly, and/or disabled (SJC CLUP policy S-2). b. Amphitheaters, sports stadiums, and other very high concentrations of people (SJC CLUP policy S-3).
c. Above-ground storage of fuel or other hazardous materials (SJC CLUP policy S- 4).
2. All proposed developments within the SJC CLUP Turning Safety Zone or the Traffic Pattern Zone shall comply with the applicable open space requirements of the SJC CLUP (SJC CLUP policy S-5 and Table 4-2).
COUNCIL AGENDA: 10/17/23
FILE: 23-1393
ITEM: 10.1b
HONORABLE MAYOR AND CITY COUNCIL
October 16, 2023
Subject: File Nos. PDC22-099, PD22-030 & ER22-166
3. Any new development will require a detailed analysis of noise reduction requirements and any necessary noise reduction features must be incorporated into the design. Outdoor activities are likely to be adversely affected by noise. (SJC CLUP Table 4-1)
4. Where legally allowed, the dedication of an avigation easement to the City of San José shall be required to be offered as a condition of approval on all projects located within an Airport Influence Area, other than reconstruction projects as defined in paragraph 4.3.7.
All such easements shall be similar to that shown in Exhibit 1 in Appendix A (SJC CLUP policy G-5.)
ANALYSIS
As shown on the project location map (Attachment B), of the approximately 17.64-gross acre site, only an approximately 35-square-foot portion of the Zoning District is located within the identified SJC CLUP Turning Safety Zone. This represents approximately 0.0045 percent of the entire site. The portion of the Zoning District within the SJC CLUP Turning Safety Zone is currently developed with a portion of a driveway and landscaped area along Stockton Avenue.
The subject area serves as a driveway to a parking garage for the school. No portion of the parking garage structure is within the SJC CLUP Turning Safety Zone. All school uses within the existing and proposed Zoning District, including academic buildings, sports fields, walking paths, and parking areas, are located outside of the SJC CLUP Turning Safety Zone. Therefore, item 1, as listed above, may be added to the General Development Plan of the Planned Development Zoning District without impacting the proposed rezoning of the site or the proposed partial redevelopment of the site.
The soccer field, football, field, and central landscaped area on campus meet the minimum open space dimension requirements (75 feet wide by 300 feet long) pursuant to SJC CLUP Policy S-5.
Therefore, item 2, as listed above, may be added to the General Development Plan of the Planned Development Zoning District without impacting the proposed rezoning of the site or the proposed partial redevelopment of the site.
In accordance with the California Environmental Quality Act, the Bellarmine Campus Master Plan Update Project Initial Study/Mitigated Negative Declaration (IS/MND) was prepared. The IS/MND analyzed potential noise impacts to the proposed project, including noise requirements for educational land uses as identified in Table 4-1 of the SJC CLUP. The project site lies just outside of the 60 dBA (adjusted decibels) Community Noise Equivalent contour line. Therefore, the IS/MND determined that the aircraft noise level would not be excessive and was identified as a less-than-significant impact. Therefore, item 3, as listed above, may be added to the General Development Plan of the Planned Development Zoning District without impacting the proposed rezoning of the site or the proposed partial redevelopment of the site.
The associated Planned Development Permit (File No. PD22-030) already includes a condition (Condition #37a) for the granting of an avigation easement prior to the issuance of building permits for any vertical construction on-site. Any future proposed development or redevelopment
HONORABLE MAYOR AND CITY COUNCIL
October 16, 2023
Subject: File Nos. PDC22-099, PD22-030 & ER22-166
of the site will also be required to adhere to this condition. Therefore, item 4, as listed above, may be added to the General Development Plan of the Planned Development Zoning District without impacting the proposed rezoning of the site or the proposed partial redevelopment of the site.
Given that the portion of the site within the SJC CLUP Turning Safety Zone represents an insignificant percentage of the existing campus, and is not developed with an active or functional school use, the project is consistent with the SJC CLUP open space and noise requirements, and the project already includes a condition for granting of an avigation easement, staff recommends accepting the ALUC recommendations and including the following language in the General Development Plan of the proposed Planned Development Zoning District:
1. The following uses are prohibited within the SJC CLUP Turning Safety Zone:
a. Schools, hospitals, nursing homes, and other uses in which the majority of occupants are children, elderly, and/or disabled (SJC CLUP policy S-2). b. Amphitheaters, sports stadiums, and other very high concentrations of people (SJC CLUP policy S-3).
c. Above-ground storage of fuel or other hazardous materials (SJC CLUP policy S- 4).
2. All proposed developments within the SJC CLUP Turning Safety Zone or the Traffic Pattern Zone shall comply with the applicable open space requirements of the SJC CLUP (SJC CLUP policy S-5 and Table 4-2).
3. Any new development will require a detailed analysis of noise reduction requirements and any necessary noise reduction features must be incorporated into the design. Outdoor activities are likely to be adversely affected by noise. (SJC CLUP Table 4-1)
4. Where legally allowed dedication of an avigation easement to the City of San José shall be required to be offered as a condition of approval on all projects located within an Airport Influence Area, other than reconstruction projects as defined in paragraph 4.3.7.
All such easements shall be similar to that shown in Exhibit 1 in Appendix A (SJC CLUP policy G-5.)
These changes to the draft General Development Plan (Attachment C) of the Planned Development Zoning District (File No. PDC22-099) are clerical changes and do not result in physical changes to the proposed project or changes to the conclusions of the Initial Study/Mitigated Negative Declaration for the Bellarmine College Preparatory Master Plan Update Project. The changes were coordinated with the City Attorney’s Office.
/s/
Christopher Burton, Director
Planning, Building and Code Enforcement
HONORABLE MAYOR AND CITY COUNCIL
October 16, 2023
Subject: File Nos. PDC22-099, PD22-030 & ER22-166
For questions, please contact Robert Manford, Deputy Director, at (408) 535-7900.
A
ttachment
Attachment A - Letter from Airport Land Use Commission dated October 2, 2023 Attachment B - Location Map
Attachment C – Updated General Development Plan
Airport Land Use Commission
County Government Center, 70 West Hedding Street, East Wing, 7th Floor, San Jose, CA 95110
(408) 299-5781 FAX (408) 288-9198
ALUC
SA N T A CLARA COUNTY
AIRPORT LAND USE COMMISSION
October 2, 2023
Manuel Atienza
Planner
City of San José
Planning Division
200 East Santa Clara Street, 3
rd Floor
San José, CA 95113
RE: Referral from the City of San José of Proposed Planned Development Rezoning Bellarmine College Preparatory.
Dear Mr. Atienza:
On September 27, 2023, the ALUC considered the above referral for consistency with the policies of safety, height and noise contained within the San José International Airport (SJC) Comprehensive Land Use Plan (CLUP).
The above referenced project is sponsored by the City of San José and related to a Zoning Code Amendment update from the currently designated Public Quasi-Public Planned Development to a like-named Public Quasi-Public Planned Development. This change is associated with the construction of two (2) structures and the relocation of one (1) historic structure at 960 West Hedding Street. This project will be heard by the City of San José Planning Commission and City of San José City Council on an unspecified date in the future.
Specifically, the project site is wholly within the Bellarmine College Preparatory campus which consists of the following Assessor Parcel Numbers: 261-10-096/107, 261-11-005, 261-12-001/002/074/087, 230-41-029/030/031/032/043. The area is generally bounded by West Hedding Street, Elm Street, Emory Street and the Union Pacific railroad tracks and is predominantly surrounded by residential properties.
The Airport Land Use Commission finds the Zoning Code Amendment update of the Public Quasi-Public Planned Development as proposed by the City of San José as related to 960 West Hedding to be inconsistent with the policies contained within the SJC CLUP unless the following language is added to the Zoning Code Amendment:
• The foll
owing uses are prohibited within the SJC CLUP Turning Safety Zone:
o Schools
, hospitals, nursing homes, and other uses in which the majority of occupants are children, elderly, and/or disabled (SJC CLUP policy S-2). o Amphit
heaters, sports stadiums, and other very high concentrations of people (SJC CLUP policy S-3).
o Above ground s
torage of fuel or other hazardous materials (SJC CLUP
policy S-4).
• All pr
oposed development within the SJC CLUP Turning Safety Zone or the Traffic Pattern Zone shall comply with the applicable open space requirements of the SJC CLUP (SJC CLUP policy S-5 and Table 4-2).
Attachment A- Letter from Airport Land Use Commission
1 Airport Land Use Commission
County Government Center, 70 West Hedding Street, East Wing, 7th Floor, San Jose, CA 95110
(408) 299-5781 FAX (408) 288-9198
ALUC
SA N T A CLARA COUNTY
AIRPORT LAND USE COMMISSION
• Any new development will require a detailed analysis of noise reduction requirements and any necessary noise reduction features must be incorporated into the design. Outdoor activities are likely to be adversely affected by noise. (SJC CLUP Table 4-1)
• Where legally allowed, dedication of an avigation easement to the City of San José shall be required to be offered as a condition of approval on all projects located within an Airport Influence Area, other than reconstruction projects as defined in paragraph 4.3.7. All such easements shall be similar to that shown as Exhibit 1 in Appendix A (SJC CLUP policy G-5.)
P
lease note that pursuant to the Public Resources Code 21670, the City of San José has the option of overruling the ALUC’s determination. Overrules require a 2/3 vote of the entire body of the City of San José City Council. The notification process to the ALUC and Caltrans Division of Aeronautics shall also be complied with.
If you have any questions, please feel free to contact ALUC staff, Carl Hilbrants, at 408-299-5781, or via e-mail at [email protected].
Sincerely,
Carl Hilbrants
Senior Planner / ALUC Coordinator
2 Turning Safety Zone
SlffiE
Attachment B - Location Map
PQP(PD)
PDC19-001 Traffic
Pattern
Zone
Turning
Safety Zone
ELM STREET
UNIVERSITY AVE.
STOCKTON AVENUE
MCKENDRIE STREET
W. HEDDING STREET W. HEDDING STREET ( OVERPASS)
ELM STREET
E
W S
N
SOUTHERN PACIFIC TRANSPORTATION CO.
20' - 0"
10' - 0"
20' - 0"
10' - 0"
10' - 0"
10' - 0"
20' - 0"
10' - 0"10' - 0"
10' - 0"
403.57'
39.64'
264.00'
386.50' 38.00'
391.83'
200.00'
150.00'
178.95'
186.50'
960.00'
900.00'
509.73'357.58'
262.00'
10' - 0"
10' - 0"10' - 0"
10' - 0"
10' - 0"
150.00'
50.00'
399.97'
180.48'
120.00'
299.74'
20' - 0"
20' - 0" 10' - 0"
10' - 0"
10' - 0"
20' - 0"
358.48'
200.00'
100.00'
200.00'
187.95'
280.23'
10' - 0"
10' - 0"
10' - 0"
654.00'
LAUREL STREET
EMORY STREET EMORY STREET
MCKENDRIE STREET
STOCKTON AVE.
PD ZONING BOUNDARY
PD ZONING
BOUNDARY
PD ZONING BOUNDARY
PD ZONING
BOUNDARY
"COLLEGE PARK"
TRAIN STATION
BELLARMINE COLLEGE
PREPARATORY
35' HT. ZONE
50' HT. ZONE
35' HT.
ZONE
CITY OF
SAN JOSE
LIGHT INDUSTRIAL
COMMERCIAL
40' HT.
ZONE
35' HT.
ZONE
SOCCER FIELD
(EXISTING)
230-41-043
LIGHT INDUSTRIAL RESIDENTIAL
RESIDENTIAL
261-11-005
261-10-096
230-41-029
RESIDENTIAL
SOUTHERN PACIFIC TRANSPORTATION CO.
HEAVY INDUSTRIAL
HEAVY INDUSTRIAL
LIGHT INDUSTRIAL
LIGHT
INDUSTRIAL
RESIDENTIAL
COMMERCIAL PEDESTRIAN
261-12-001
261-12-087
RESIDENTIAL
65' HT.
ZONE
261-10-104
261-10-105
261-10-095
230-41-031
230-41-032
230-41-030
261-12-002
261-12-074
COMMERCIAL
PEDESTRIAN
RESIDENTIAL
RESIDENTIAL
0' - 0"
621 622 623 624 625 626
630
629
631
632633
634 *
635 * 627 *
857
637
636 *
660
659 658
657
639 *
638 *
640 * 642 *
649
648
646
701
702
705
651
650
652
653
667
668
687
689
694
691
692
696 *
695 *
710 *
688 * 690 * 693 * 698
717 * 718 * 721 * 723 * 722 *
719 720 724
726
725
730 *
727 *
729
731
738 *
732
735
737
742 *741
740
739
747
743 *
749
830 *
826
831832
757
763
762
761
764
760
759 *
765
767
750 *
748
768 *
746
825
796 *
797 *
823 824
596
595
594
593
592
591
590
589
543
542
541
540
539 *
538 *
537 *
536 *
535 *
534 *
532
527 * 528 *
533 *
529
586
585
840841 839
501 502 * 504 * 506 * 507 508 *
560
584
583
582
581
580
579
578
577
847
844 845
846
852
848 849 850
851
842 *
566
563565
674675
676
671673
672 662
858
862
861
859
860 670
669
661 655
518 *
517
509 *
523 *
516
510 * 680 684
682
681 683
685
686522
520 521 514 513
512
511
538
524
525
526
543
544
545
547 546 547 550
551
552 *
553
556 *
555
554
559 *
558
557 *
RESIDENTIAL
619
618
805
804
806
805
802
803
815 816817
801
766
800
798
782
781
823
814
813
812
811
809810
770 * 772 774 776
775769
866
865
864
856
865
795
519
515
678 *
587
531
530
570
571
572
573
574
575
576
PUBLIC/QUASI-PUBLIC
CSJ FIRE STATION 7
20 ft
3.5 ft
21 ft
TURNING SAFETY ZONE AREA, SEE SANTA CLARA
COUNTY AIRPORT (ALUC) REQUIREMENTS (PG3)
PUBLIC UTILITIES EASEMENT
( SANITARY SEWER )
BUILDING AREA
PRIVATE OPEN
SPACE/LANDSCAPING
PAVED PARKING & DRIVEWAY
SCVWD MAINT. EASEMENT
LEGEND
DATE:
DRAWN:
CHECKED:
JOB NO.
ISSUE:
THIS DRAWING EMBODIES IDEAS, DESIGNS, ARRANGEMENTS, PLANS AND SPECIFICATIONS WHICH ARE PROPRIETARY TO DEVCON CONSTRUCTION INC.. AND WHICH WERE DESIGNED,
CREATED, EVOLVED AND DEVELOPED FOR USE SOLELY IN CONNECTION WITH THE SPECIFIED PROJECT. NO TRANSFER OF ANY RIGHTS THERETO IS INTENDED OR EFFECTED BY
DELIVERY HEREOF, AND EXCEPT UPON THE WRITTEN PERMISSION OF DEVCON CONSTRUCTION INC.. THE DRAWING IS NOT TO BE DISCLOSED TO OTHERS, REPRODUCED
OR COPIED IN WHOLE OR IN PART, OR USED IN THE FABRICATION OR CONSTRUCTION OF
BUILDINGS, STRUCTURES, FOUNDATIONS, OR ANY PORTIONS THEREOF, FOR OTHER THAN THE SPECIFIED PROJECT.
OF SHEETS
SHEET NO.
NO. DATE DESCRIPTION BY
REVISIONS
CONSTRUCTION
INCORPORATED
690 Gibraltar Drive
Milpitas, California 95035
(408)942-8200 Lic. #399163
Kier & Wright
3350 Scott Blvd Building 22
Santa Clara, CA 95054
(408)727-6665
The Guzzardo Partnership
181 Greenwich Street
San Francisco, CA 94111
(415)433-4672
CIVIL
LANDSCAPE
David J. Powers & Associates, Inc.
1871 The Alameda, Suite 200
San Jose, CA 95126
(408)454-3425
CEQA
10/16/2023 10:08:29 AM
2 LAND USE MAP - GENERAL
DEVELOPMENT PLAN
JB
AA
08/04/22
21-092
PERMIT SUBMITTAL
BELLARMINE COLLEGE
PREPARATORY
NEW ACADEMIC BUILDING
960 W. Hedding St. San Jose, CA
1/64" = 1'-0"1 LAND USE MAP
302
PDC22-099
8/4/22 PD ZONING SUBMITTAL AA
10 /11/22 PD ZONING RESUBMITTAL #1 AA
01/05/23 PD ZONING RESUBMITTAL #2 AA
Attachment C- Updated General Development Plan
2 3
1 2022
*on any cases where the graphic plans and text may differ, this text takes precedence. *
ALLOWED USES
• Private secondary school (Grades 9-12) and supporting uses (athletic facilities, parking) • Public/Quasi-Public uses may be allowed pursuant to Title 20 of the San Jose Municipal Code, as may be amended. All permitted, conditional, and special uses shall require the approval of a Planned Development Permit or amendment.
DEVELOPMENT SERVICES
DEVELOPMENT CAPACITY FOR A SCHOOL USE
• Maximum number of students: Up to 1,750
• Maximum building square footage: 485,000 gross square feet SETBACKS*:
At a minimum, from site perimeter lot lines:
Buildings
Parking
(E) Bldgs
Minimum Perimeter Setbacks (Feet)
20 feet
10 feet
Existing
Projections into these setback areas and height exceptions may be allowed pursuant to Title 20, as may be amended.
*All setbacks shall be measured from the perimeter property line, unless otherwise noted.
HEIGHT:
Area north of University Avenue, east of Elm
Street, south of West Hedding Street and west
of the railroad right-of-way
Area north of University Avenue, west of Elm
Street and south of West Hedding Street
Remainder of site
Field Lights
50 feet
40 feet
35 feet
65 feet
PARKING REQUIREMENTS:
BELLARMINE COLLEGE PREPARATORY
GENERAL DEVELOPMENT PLAN
(PD) PLANNED DEVELOPMENT ZONING DISTRICT
FILE NO. T.B.D.
*Reduced Bicycle Parking requirements are based on PD 21-014 Traffic:
• Drop-off and pick up subject to permit conditions.
Field Lights:
• The use of the field lights shall be limited to the following hours:
• Monday to Friday: 6:30am to 9:00pm
• Saturday: 9:00am to 7:00pm
• Changes to the analyzed lighting type (TLC-LED-1150) and amount of lighting on the athletic fields that could result in intensification of the illumination in the area shall be subject to a discretionary review to determine conformance to the City of San Jose Lighting Policy 4-3, including, but not limited to, promoting energy-efficient lighting and continuing the operation of the Lick Observatory by reducing light pollution and sky glow, as may be amended.
Environmental:
• Implement the mitigation measures identified in the Initial Study (IS) and Mitigated Negative Declaration (MND) for the Bellarmine College Preparatory and related Mitigation Monitoring and Reporting Program, as may be amended.
Tree Replacements:
• Pursuant to Title 13 of the San Jose Municipal Code, as may be amended.
Total Required Parking Spaces
Total Parking Spaces Provided
Total Bicycle Parking Spaces Provided
530 Spaces
674 Spaces
105 Spaces
* This Planned Development Zoning District is subject to the Citywide Design Standards and Guidelines, as amended.
• Pursuant to Title 20 of the San Jose Municipal Code, as may be amended. • Note: A structured parking garage may replace surface parking subject to a Planned Development Permit/Amendment
• Bicycle Parking Ratio for Site: 1 Space : 17 students SANTA CLARA COUNTY AIRPORT LAND USE COMMISSION REQUIREMENTS:
• THE FOLLOWING USES ARE PROHIBITED WITHIN THE SJC CLUP TURNING SAFETY ZONE:
• SCHOOLS, HOSPITALS, NURSING HOMES, AND OTHER USES IN WHICH THE MAJORITY OF OCCUPANTS ARE CHILDREN, ELDERLY, AND/OR DISABLED (SJC CLUP POLICY S-2).
• AMPHITHEATERS, SPORTS STADIUMS, AND OTHER VERY HIGH CONCENTRATIONS OF PEOPLE (SJC CLUP POLICY S-3). • ABOVE GROUND STORAGE OF FUEL OR OTHER HAZARDOUS MATERIALS (SJC CLUP POLICY S-4). • ALL PROPOSED DEVELOPMENT WITHIN THE SJC CLUP TURNING SAFETY ZONE OR THE TRAFFIC PATTERN ZONE SHALL COMPLY WITH THE APPLICABLE OPEN SPACE REQUIREMENTS OF THE SJC CLUP (SJC CLUP POLICY S-5 AND TABLE 4-2). • ANY NEW DEVELOPMENT WILL REQUIRE A DETAILED ANALYSIS OF NOISE REDUCTION REQUIREMENTS AND ANY NECESSARY NOISE REDUCTION FEATURES MUST BE INCORPORATED INTO THE DESIGN. OUTDOOR ACTIVITIES ARE LIKELY TO BE ADVERSELY AFFECTED BY NOISE. (SJC CLUP TABLE 4-1) • WHERE LEGALLY ALLOWED, DEDICATION OF AN AVIGATION EASEMENT TO THE CITY OF SAN JOSÉ SHALL BE REQUIRED TO BE OFFERED AS A
CONDITION OF APPROVAL ON ALL PROJECTS LOCATED WITHIN AN AIRPORT INFLUENCE AREA, OTHER THAN RECONSTRUCTION PROJECTS AS DEFINED IN PARAGRAPH 4.3.7. ALL SUCH EASEMENTS SHALL BE SIMILAR TO THAT SHOWN AS EXHIBIT 1 IN APPENDIX A (SJC CLUP POLICY G-5.) DATE:
DRAWN:
CHECKED:
JOB NO.
ISSUE:
THIS DRAWING EMBODIES IDEAS, DESIGNS, ARRANGEMENTS, PLANS AND SPECIFICATIONS WHICH ARE PROPRIETARY TO DEVCON CONSTRUCTION INC.. AND WHICH WERE DESIGNED,
CREATED, EVOLVED AND DEVELOPED FOR USE SOLELY IN CONNECTION WITH THE SPECIFIED PROJECT. NO TRANSFER OF ANY RIGHTS THERETO IS INTENDED OR EFFECTED BY
DELIVERY HEREOF, AND EXCEPT UPON THE WRITTEN PERMISSION OF DEVCON CONSTRUCTION INC.. THE DRAWING IS NOT TO BE DISCLOSED TO OTHERS, REPRODUCED
OR COPIED IN WHOLE OR IN PART, OR USED IN THE FABRICATION OR CONSTRUCTION OF
BUILDINGS, STRUCTURES, FOUNDATIONS, OR ANY PORTIONS THEREOF, FOR OTHER THAN THE SPECIFIED PROJECT.
OF SHEETS
SHEET NO.
NO. DATE DESCRIPTION BY
REVISIONS
CONSTRUCTION
INCORPORATED
690 Gibraltar Drive
Milpitas, California 95035
(408)942-8200 Lic. #399163
Kier & Wright
3350 Scott Blvd Building 22
Santa Clara, CA 95054
(408)727-6665
The Guzzardo Partnership
181 Greenwich Street
San Francisco, CA 94111
(415)433-4672
CIVIL
LANDSCAPE
David J. Powers & Associates, Inc.
1871 The Alameda, Suite 200
San Jose, CA 95126
(408)454-3425
CEQA
10/16/2023 10:08:29 AM
3 DEVELOPMENT
STANDARDS
JB
AA
08/04/22
21-092
PERMIT SUBMITTAL
BELLARMINE COLLEGE
PREPARATORY
NEW ACADEMIC BUILDING
960 W. Hedding St. San Jose, CA
303
PDC22-099
8/4/22 PD ZONING SUBMITTAL AA
1 0/11/22 PD ZONING RESUBMITTAL #1 AA
01/05/23 PD ZONING RESUBMITTAL #2 AA
2