ARLINGTON COUNTY, VIRGINIA

Transcription

1 ARLINGTON COUNTY, VIRGINIA County Board Agenda Item Meeting of June 16, 2018 DATE: June 8, 2018 SUBJECT: SP #167 SITE PLAN AMENDMENT for landscape plan changes and the allocation of approximately 4,387 square feet of unused retail gross floor area; located at 2121 Crystal Drive (RPC# ). Applicant: CESC Park Two L.L.C. By: Kedrick N. Whitmore Venable LLP 8010 Towers Crescent Dr., Suite 300 Tysons Corner, VA C.M. RECOMMENDATION: Adopt the attached ordinance amending SP# 167 to approve landscape plan changes and the allocation of approximately 4,387 square feet of unused gross floor area for retail use, subject to all previously approved conditions and new conditions # ISSUES: There are no issues as of the date of this report. SUMMARY: This is a site plan amendment for landscape changes and the addition of 4,387 square feet of retail gross floor area in the form of two new restaurants. The applicant s intention is to update and enhance the pedestrian experience of this area, and encourage after-work and weekend activity through the restaurant uses. Unused retail gross floor area is available on site to accommodate the proposal and the site provides adequate parking. The proposal is not in conflict with the goals of the Crystal City Sector Plan and improves this space by providing day-to-evening retail uses while retaining functional open space. County Manager: ##### County Attorney: ***** Staff: Mary (Molly) O Connell, DCPHD, Planning Division 4. PLA-7834

2 BACKGROUND: SP #167 also known as Crystal Park was approved by the County Board in 1980 and has been amended several times. Currently, the site plan consists of five (5) office buildings containing approximately 2,211,000 square feet of gross floor area, four residential buildings, and 71,000 square feet of commercial/ retail gross floor area. Address / RPC#: 2121 Crystal Drive (RPC# ). Neighborhood: Zoning: Crystal City Civic Association. C-O-1.5 Mixed Use District GLUP: Low Office-Apartment-Hotel; GLUP Note #1. Existing Land Use: The 185,629-sq.-ft. parcel is developed with a multi-story office building currently home to Lockheed Martin. The front of the site abuts Crystal Drive and the rear is bounded by VRE railway tracks and the George Washington Memorial Parkway. Figure 1 outlines the parcel in white and the entire site plan area in yellow. SP #167 Site Plan Amendment Crystal Drive PLA-7834

3 Figure 1: Aerial View 2121 Crystal Drive N Source: Pictometry DISCUSSION: The applicant is proposing to reconfigure a landscaped portion of the current open space at 2121 Crystal Drive and add approximately 4,387 sq. ft. of retail GFA in the form of two restaurants, with outdoor café areas, referenced as the Greenhouse Bistro and the Cabin Café. SP #167 Site Plan Amendment Crystal Drive PLA-7834

4 Figure 2: Proposal Source: Applicant. Landscape Changes: The proposal would remove approximately 28 trees, the majority of which currently line the north path, in order to reconfigure the public dining grove on the north side and construct the Greenhouse Bistro. The applicant will be replacing nine trees within the public dining grove and adding four trees to the central plaza corridor. The applicant is required to contribute to the County s Tree Canopy Fund for any tree that is not replaced or any tree that dies as a result of the work. The new public dining grove is proposed as a permeable surface and the Cabin Café will incorporate a green roof. Additionally, the north side paving path will be replaced. Minor work will take place in an existing utility and public easement in order to connect the proposed work to the existing utility line adjacent to Crystal Drive, however no work should impede the public right-of-way. Restaurant Areas: Greenhouse Bistro: The Greenhouse Bistro will be located on the north side of the central plaza corridor. The indoor area will be approximately 2,970 sq. ft. while the outdoor seating area, located adjacent to general public seating, will be approximately 1,626 sq. ft. The bistro outdoor seating will be separated from the public dining grove by an awning and planters. The interior and exterior are envisioned for multiple plantings and greenery in order to create a true greenhouse atmosphere. SP #167 Site Plan Amendment Crystal Drive PLA-7834

5 Figure 3: Street view & Greenhouse Bistro Concept Cabin Café: The Cabin Café will be located on the south side of the central plaza corridor, adjacent to the vehicle pathway. The indoor area will be approximately 1,417 sq. ft. and the outdoor seating will be approximately 1,110 sq. ft. Figure 4 shows a concept of the Cabin Café, which will be on a raised patio and incorporate a green roof. The applicant plans to preserve the trees in this location by constructing the wood deck around the existing trees and incorporating them into the outdoor seating area. The construction of the Cabin Café will remove approximately eight surface parking spaces that abut the space on the south curb. SP #167 Site Plan Amendment Crystal Drive PLA-7834

6 Figure 4: Street view & Cabin Café Concept Staff Assessment: Density & Parking: The site is a part of Parcel 4 of the Crystal Park site plan, which has remaining commercial GFA available to accommodate the proposed 4,387 square feet of retail GFA. Figure 5 Statistical Summary of Development Parcel 4 Site Area Existing Commercial Remaining Density GFA Current 349, , ,488 Proposed 349, , ,101 As a part of the construction of the Cabin Café, eight of the 33 surface parking spaces would be removed, leaving 25 spaces. There are 997 below-grade parking spaces in the underground garage in Parcel 4 which will not be affected. With the removal of spaces, the ratio for this parcel is 1 per 495 square feet. Parking for the entire site plan was originally approved and amended as 1,584,100 square feet of gross parking area, or approximately 3,647 spaces, for the entirety of office and commercial gross floor area, to be distributed amongst the office/commercial buildings. The recommended parking requirement in a site plan for office and commercial uses in Crystal City as per the Crystal City Sector Plan is between 1 space per 750 square feet and 1 space per 1,000 square feet. As Figure 6 shows, the removal of these spaces has a minimal effect on the parking ratio for the site plan and in fact exceeds the current site plan standard. Figure 6 Parking Ratio Current Proposed Parcel 4 1 per 491 SF 1 per 495 SF Site Plan #167 1 per 626 SF 1 per 627 SF Design & Compatibility: Staff s assessment is that the design is compatible with the surrounding area and, with the proposed conditions, will remain an attractive and useful green space in the area. The proposed SP #167 Site Plan Amendment Crystal Drive PLA-7834

7 restaurant uses will not only assist in bringing additional activity to the site, but effectively frame Crystal Drive on both sides with retail uses which are encouraged in this office-heavy area. The proposal will promote pedestrian-level amenities and provide day-to-evening and weekend activity, but still leave the un-programmed central lawn space for those who use it. The restaurants and their associated outdoor café areas are located entirely on private property, so there are no concerns related to fixed or permanent furnishings. Outdoor cafes are required to receive a Certificate of Occupancy before commencing operation, after the principal interior restaurant use has been established. The Cabin Café also helps camouflage the existing Metro vent which is currently an unsightly visual. As mentioned previously, the applicant is removing a number of trees to accommodate the proposed Greenhouse Bistro. Staff is recommending the standard site plan conditions related to tree preservation and replacement to ensure that the maximum number of trees are protected. The applicant is also proposing a green roof on the Cabin Café and plantings throughout the bistro design which ensures that, while tree canopy will be decreased, the space retains the same green atmosphere. Crystal City Sector Plan: Staff reviewed the proposal in context with the Crystal City Illustrative Concept Plan. The Illustrative Concept Plan in the Crystal City Sector Plan specifically envisions the current open space in this parcel to be redeveloped as follows: Allow low-scale infill development on the existing open space in front of 2121 Crystal Drive only after Center Park on Block J-K is realized (Policy Directive #3 Public Open Spaces, p. 28) The redevelopment as envisioned in the Concept Plan amounts to approximately 140,000 square feet of new gross floor area on the parcel in the form of two multi-story buildings (Figure 7). This proposal utilizes approximately 4,387 square feet for retail uses, which are built to be an interim solution and can be easily removed at a future date. The implementation of Center Park is a long-term goal, the future timing of which is unresolved. Staff believes, in comparison with the development vision of the Sector Plan and with the interim nature of these uses, that this proposal is not in conflict with the policy directive or does not preclude the fulfillment of the Sector Plan vision. SP #167 Site Plan Amendment Crystal Drive PLA-7834

8 Figure 7 Illustrative Concept Plan Comparison Source: Crystal City Sector Plan PUBLIC ENGAGEMENT: Crystal City Civic Association: The applicant hosted a site walk-through attended by members of the civic association and County staff on May 24, The applicant addressed a number of questions related to design and functionality of the proposal, as well as intended operators for the cafes. Overall, the CCCA supports the proposal. They did express concerns with the removal of mature arbor to accommodate the outdoor seating area, and have encouraged the applicant to preserve as much as possible. A letter is attached to this report. Crystal City BID: The Crystal City BID supports the application. A letter of support is attached to this report. Aurora Highlands Civic Association: No response has been received as of the date of this report. CONCLUSION: The proposed use is not in conflict with County goals for the area and will not be detrimental to the health, safety, or welfare of the neighborhood. Moreover, the final design will add interest and generate activity in an important open space in Crystal City and does so without impeding future development on this site when Center Park is realized. Therefore, staff recommends the County Board adopt the attached ordinance to approve landscape plan changes and the allocation of 4,387 square feet of unused retail gross floor area, subject to all previously approved conditions and with new conditions # SP #167 Site Plan Amendment Crystal Drive PLA-7834

9 SITE PLAN AMENDMENT ORDINANCE WHEREAS, an application for a Site Plan Amendment dated March 29, 2018 for Site Plan #167, was filed with the Office of the Zoning Administrator; and WHEREAS, as indicated in the Staff Report provided to the County Board for its June 16, 2018, meeting, and through comments made at the public hearing before the County Board, the County Manager recommends that the County Board approve the Site Plan Amendment subject to conditions as set forth in the Staff Report; and WHEREAS, the County Board held a duly-advertised public hearing on the Site Plan Amendment on June 16, 2018, and finds, based on thorough consideration of the public testimony and all materials presented to it and/or on file in the Office of the Zoning Administrator, that the improvements and/or development proposed by the Site Plan as amended: Substantially complies with the character of master plans, officially approved neighborhood or area development plans, and with the uses permitted and use regulations of the district as set forth in the Zoning Ordinance and modified as follows: Functionally relates to other structures permitted in the district and will not be injurious or detrimental to the property or improvements in the neighborhood; and Is so designed and located that the public health, safety and welfare will be promoted and protected. NOW THEREFORE, BE IT ORDAINED that, as originally requested by an application dated March 29, 2018 for Site Plan #167, and as such application has been modified, revised, or amended as set forth in the Zoning Administration records for a Site Plan Amendment for the parcel of real property known as RPC# , 2121 Crystal Drive, approval is granted and the parcel so described shall be used according to the revised site plan application, subject to all previously approved conditions (numbers 1 through 47) and with new conditions #48-51, below: 48. The applicant agrees to implement the new landscaping, paving, and hardscape treatments consistent with the concept plan dated March 27, 2018, and entitled Crystal City Parks prepared by Bowman Consulting, (attached to the County Board report prepared for the June 16, 2018 County Board meeting). The applicant also agrees to submit to the Zoning Administrator an updated landscape plan before demolition and land disturbance permits are issued. The County Manager or his designee may consider and approve minor revisions to the concept plan through the administrative change process. The following new conditions #49 and #50 apply only to the applicant s proposal, as presented to and approved by the County Board on June 16, 2018: 49. Outdoor Café Seating The applicant agrees that tenants must obtain the appropriate Certificate of Occupancy before commencing operation of the outdoor café seating. The SP #167 Site Plan Amendment Crystal Drive PLA-7834

10 applicant agrees that the outdoor café seating will comply with the requirements of Arlington County Zoning Ordinance The applicant agrees to comply with all requirements set forth in all applicable laws, ordinances, and regulations, including, by way of illustration and not limitation, those administered by the Office of the Zoning Administrator and the Community Code Enforcement Office. 50. Tree Survey, Tree Protection Plan, and Tree Protection Bond (Demolition and Land Disturbance Permits) A. (Demolition and Land Disturbance Permits) The Developer agrees to do the following prior to the issuance of the Demolition and Land Disturbance Permits: 1) Tree Survey. Complete a tree survey which meets the standards set forth below in subparagraph C, and consistent with the Chesapeake Bay Preservation Ordinance (County Code 61). 2) Tree Protection Plan. Submit to, and obtain the County Manager s review and approval of a tree protection plan for those trees identified on the tree protection plan to be saved according to the standards set forth below in paragraph C, and consistent with the Chesapeake Bay Preservation Ordinance (County Code 61). 3) Bond Estimate. Upon approval of the tree protection plan, the Developer agrees to submit to and obtain the Department of Parks and Recreation s (DPR) review and approval of, a bond estimate for the trees to be saved based upon Arlington County s Tree Replacement Formula or an amount approved by the County Manager. The Developer agrees to protect all trees designated to be saved on the tree protection plan, and those specified to be saved by the approved Site Plan and shown on any filing in connection with this Site Plan. 4) Bond. Upon approval of the bond estimate by the County Urban Forester, the Developer agrees to submit to DPR a bond, in the form of cash or letter of credit in the approved amount of the estimate, and the approved tree protection plan. B. Tree Replacement and Tree Replacement Bond for Preservation of Trees on Developed or Adjacent Property (Demolition and Land Disturbance Permits) 1) Tree Replacement. Unless otherwise specified, any tree required to be saved pursuant to this condition, which dies, as determined by the County s Urban Forester, prior to or within three (3) years of the issuance of the Land Disturbance Activity (LDA) Permit Master Certificate of Occupancy, shall be removed and replaced by the Developer at his expense with the number of major deciduous and evergreen trees consistent with the Tree Replacement Guidelines. Failure to provide the required number of replacement trees on site shall cause default of the Tree Protection Bond. The County shall draw from the Tree Protection Bond the bonded amount for each dead or removed tree not adequately replaced. All funds drawn from the bond shall be placed in the County s Tree Canopy Fund. SP #167 Site Plan Amendment Crystal Drive PLA-7834

11 2) Final Inspection & Bond Release. The Developer agrees to request a final inspection of all trees required to be preserved, consistent with the approved Tree Protection Plan, three (3) years after the issuance of the Land Disturbance Activity (LDA) Permit Master Certificate of Occupancy. The bond will be released upon satisfaction of all tree protection requirements, including preservation of protected trees. C. Tree Protection and Tree Protection Plan Standards Demolition and Land Disturbance Permits 1) The tree survey shall show existing conditions of the site and locate and identify all trees which are three (3) inches in diameter or greater. The survey shall include any tree on adjacent sites whose critical root zone extends onto the subject site. 2) The tree protection plan will designate any trees proposed to be saved by the Developer. This plan shall include any tree on adjacent sites whose critical root zone extends onto the subject site. The tree protection plan shall be developed by a certified arborist or other horticultural professional with a demonstrated expertise in tree protection techniques on urban sites. At a minimum, this plan shall include: a. Detailed specifications for any tree walls or wells proposed. b. A description of how and where building materials and equipment will be stored, and a description and map of construction travel routes, during construction to ensure that no compaction occurs within the critical root zone of the trees to be saved. c. The location of all construction trailers, which may not be located within any tree protection area. 51. Final Landscape Plan: The applicant agrees to submit to the Zoning Administrator a detailed Final Landscape Plan prior to the issuance of the Land Disturbance Activity (LDA) Permit. The plan shall, at a minimum, contain the following information in accordance with the checklist in the Arlington County Landscape Standards: A. Tree Replacement Plan and Calculations 1) In addition to saving identified trees, consistent with Condition #50, the applicant also agrees to replace all tress shown on the Tree Survey that are removed as a result of the new construction. Such replacement shall be completed in accordance with the Arlington County Tree Replacement Guidelines. The Developer agrees to submit and obtain the review and approval of a Tree Replacement Plan, and Tree Replacement Calculations, as part of the Final Landscape Plan. SP #167 Site Plan Amendment Crystal Drive PLA-7834

12 B. Tree Canopy Fund 1) The applicant agrees that any replacement trees that cannot be accommodated on site shall be provided in a monetary amount to the Tree Canopy Fund prior to the issuance of the Land Disturbance Activity (LDA) Permit. The Developer agrees to make a contribution to the County s Tree Canopy Fund of at least $2, per tree, or a greater amount specified by the County Board, for every tree that cannot be planted on site. The contribution shall be required when tree planting requirements cannot be met on the property. The Developer agrees to deliver the payment to the Department of Parks and Recreation, and provide evidence of compliance with this condition, which shall be provided to the Zoning Administrator in the form of a letter at the time of payment. SP #167 Site Plan Amendment Crystal Drive PLA-7834

13 PREVIOUS COUNTY BOARD ACTIONS: May 17, 1980 Approved a rezoning form M-1 to C-O-1.5 and approved a site plan for a mixed-use development. February 5, 1983 Approved a site plan amendment (SP #11, 56, 90, 135 and 167) for identification and directional signage for Crystal City and the Crystal Plaza Shops. April 9, 1983 May 21, 1983 Deferred a site plan amendment for a comprehensive sign program. Accepted a withdrawal of a site plan amendment to add 120 residential units. January 7, 1984 Approved a site plan amendment to add 120 residential units, increase garage parking and revise loading dock area. May 12, 1984 July 7, 1984 May 18, 1985 July 13, 1985 December 7, 1985 August 13, 1988 Deferred a site plan amendment to adjust boundaries to July 7, Approved a site plan amendment to adjust the boundary of the Crystal Park project by removing 23,866 square feet of land from the south end and adding a like amount to the north end. Deferred a site plan amendment to amend Condition #29 to increase office gross parking area to 1,600,700 square feet. Approved a site plan amendment to increase office gross parking area to 1,584,100 square feet and increase retail commercial from 50,000 square feet to 77,917 square feet. Approved a site plan amendment to permit subdivision into parcels with each building being on a separate parcel of land. Deferred a site plan amendment to amend Condition #34 to permit rooftop signs on east and west elevations, 234 square feet each (2341 Crystal Drive). September 10, 1988 Denied a site plan amendment to amend Condition SP #167 Site Plan Amendment Crystal Drive PLA-7834

14 #34 to permit rooftop signs on the east and west elevations, 234 square feet each (2341 Crystal Drive). July 8, 1989 Deferred a site plan amendment (SP #11, 56, 90, 135 and 167) for a coordinated sign plan consisting of 60 new signs and retention of 13 existing signs to the August 12, 1989 County Board meeting. August 12, 1989 Approved a site plan amendment (SP #11, 56, 90, 135 and 167) for a coordinated sign plan consisting of 60 new signs and retention of 13 existing signs including Metro Station and Buchanan House signage. February 2, 1991 Approved a site plan amendment to amend the coordinated sign plan to permit two temporary office leasing beamers on two office buildings. February 9, 1991 Approved a site plan amendment (SP #11, 56, 90, 135 and 167) to amend the coordinated sign plan to permit two temporary office leasing banners, at heights below 35 feet, on two office buildings until November 27, 1991, at 1225 and 2211 Jefferson Davis Highway. March 2, 1991 July 13, 1993 November 21, 1995 Approved a site plan amendment with amended Conditions # 37 and #41 and the approved comprehensive sign plan to permit construction and operation of Virginia Railway Express commuter rail platform. Approved a site plan amendment for conversion of approximately 2,450 square feet of retail gross floor area to office use for the parcel of real property known as 2231 Crystal Drive with the condition that the space being occupied is secondary retail uses. Approved a site plan amendment for conversion of 1,650 square feet of gross floor area to conference facilities for the Patent and Trademark Office for the parcel of real property known as 2121 Crystal Drive with one new condition. March 18, 1995 Approved a site plan amendment for an amendment to the Crystal City Comprehensive Sign Plan to permit a rooftop sign of 531, revised to 426, square SP #167 Site Plan Amendment Crystal Drive PLA-7834

15 feet on the east building elevation for the parcel of real property known as 2121 Crystal Drive with one new condition. April 26, 2003 September 18, 2004 April 22, 2006 May 20, 2006 June 10, 2006 Approved a site plan for installation of an internally illuminated rooftop building identification sign, containing a logo and lettering, with a total sign area of square feet on the southwest elevation of the Crystal Park V Office Building subject to one new condition. Approved a site plan amendment for rooftop signage on the Crystal Park III building to one tenant identification sign on the southwest elevation. The total area for the rooftop sign shall be limited to no more than 200 square feet, and the sign shall be illuminated only as shown on the drawings dated February 25, Approved a site plan amendment for a comprehensive sign plan for 2345 Crystal Drive to permit signs at the garage entrance. The size, design, location and color of the proposed garage entrance signs at 2345 Crystal Drive shall be as shown on the drawings prepared by Art Display Co. and dated October 27, 2005, except that the size of the circular portion of the sign structure shall be reduced in size and shall not exceed 33 square feet. Deferred consideration of a site plan amendment to convert approximately 11,000 square feet of first floor office for daycare use located at 2451 Crystal Dr. to the June 10, 2006 County Board meeting. Deferred consideration of a site plan amendment to convert approximately 11,000 square feet of first floor office for daycare use located at 2451 Crystal Dr. to the July 8, 2006 County Board meeting. July 8, 2006 Approve the conversion of approximately 11,000 square feet of office space to child care use, subject to eleven (11) new conditions which apply solely to the subject child care use, and with a review in one (1) year (July 2007). July 7, 2007 Deferred review of conversion of approximately SP #167 Site Plan Amendment Crystal Drive PLA-7834

16 11,000 square feet of office space to child care use to the July 2008 County Board meeting. July 18, 2008 May 14, 2011 July 9, 2011 Renewed the site plan amendment for office conversion to a daycare use, subject to all previously approved conditions, with an administrative review in three (3) months (October 2008), and a County Board review in three (3) years (July 2011). Adopted the attached ordinance to approve a subject site plan amendment request to install antennas and related equipment on an existing telecommunications facility, subject to the proposed conditions of the staff report. Renewed the site plan amendment for office conversion to a daycare use, subject to all previously approved conditions with a County Board review in five (5) years (July 2016). SP #167 Site Plan Amendment Crystal Drive PLA-7834

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33 June 5, 2018 TO: FROM: RE: Members of the Arlington County Board Judy Freshman, VP, Crystal City Civic Association Site Plan Amendment #167, 2121 Crystal Drive Several members of our association met with staff and the applicant onsite for a tour and discussion of the proposed changes to SP #167. We agreed that retaining most of the existing vegetation and open space is far preferable to earlier submissions, and that generally the café uses will add interest for the neighborhood. We do have concerns about the impact of the outdoor café seating on the mature and lush arbor on the north side of the east-west promenade and have encouraged the applicant to preserve as much of the arbor as possible, including changing its orientation by extending it further north in parallel with the existing office building and the proposed café along Crystal Drive. We support the application with staff s conditions. Thank you.

34 May 24, 2018 Ms. Katie Cristol, Chairman and Members of the County Board 2100 Clarendon Boulevard, Suite 300 Arlington, Virginia Via Subject: Site Plan Amendment for SP # Crystal Drive Dear Ms. Cristol: The Crystal City Business Improvement District (BID) would like to offer the following comments as you consider the Site Plan Amendment application for SP #167. The site plan amendment is for landscape changes to remove certain elements of the outdoor area in the courtyard at 2121 Crystal Drive and add a garden café and greenhouse with outdoor seating. The Crystal City BID views this transformation positively as it adds interest and activity to an important neighborhood open space. The proposed updates offer a timely refresh of the courtyard s original design which was largely driven by a need to separate and shield occupants of the park from the traffic of a 4-lane, one-way, northbound couplet with little street activity. The proposed update more fully integrates the courtyard within the urban fabric of today s Crystal Drive, embracing its new character as an active, retail- and pedestrian-oriented main street. The proposal also facilitates a more successful retail cluster and supports the existing restaurants and businesses present across the street. Retail corridors perform at their best when both sides of the street deliver an active and engaging shopping experience and stroll path. The addition of the two retail pavilions closes today s gap in the retail experience while leaving the more heavily utilized portions of the park unaffected and largely available for public use as they are today. Enhancing the sense of place along Crystal City s key commercial corridors through improved retail opportunities is a key strategy in enhancing the area s ability to attract tenants and investment and address stubbornly high vacancy rates. The proposed Site Plan amendment embraces this strategy and will help to create a more attractive and competitive Crystal City. Sincerely, Robert H. Mandle Chief Operating Officer Crystal City BID CC Rich Bradley, Acting Executive Director, Crystal City BID Glenda MacMullin, Chair, Crystal City BID Arlington County Board Crystal City Business Improvement District, 2001 Jefferson Davis Hwy, Suite 505, Arlington, VA tel:

35 S BELL ST C-O-CC TH ST S PUMPRD RA RD ST S C-O-CC C-O 2250 CRYSTAL DR C-O-1.5 GEORGE WASHINGTON MEMORIAL PKWY GEORGE WASHINGTON MEMORIAL PKWY S-3A W ENTRANCE RD SP # Crystal Dr RPC # Scale: ICase Location(s) 1:2,400 Note: These maps are for property location assistance only. They may not represent the latest survey and other information. Department of Community Planning, Housing and Development County Use Only Date Placard Posted By Removed