02-14-2023 Supporting Documents 411
CITY OF OCOEE
IN. Bluford Avenue
ocoee Ocoee, Florida 34761
florlda 407-905-3100
SPEAKING RESERVATION FORM
NOTE: All submitted speaking reservation forms are public records under Chapter 119, Florida Statutes, and are
open to inspection by all persons.
DATE ZIN /23
NAME 3>ce 73 ra)6a PHONE# 401
OCOEE RESIDENT YES NO 0
(OPTIONAL)ADDRESS 72 f7leieex-d Avo-- CITY OtOIC Lt ZIP CODE .34174)
E-MAIL
I want to address the Board about(Please provide Item#and/or topic):
.23/04r7)0
Do you have a prepared statement, or other document(s)from which you will address the Board?
No /C Yes if yes, please attach copy of same to this Reservation Form.
All proceedings before the Commission shall be governed by the Civility Code —see back
The following time limits to speak are in effect:
Public Hearings: petitioner presentation-15 minutes;citizen comments-5 minutes per speaker; petitioner rebuttal-5 minutes.
Open to Public—Citizens Comments-3 minutes per speaker, per meeting.
• CITY OF OCOEE
1 N. Bluford Avenue
ocOee Ocoee, Florida 34761
•
lloiida 407-905-3100
SPEAKING RESERVATION FORM
NOTE: All submitted speaking reservation forms are public records under Chapter 119, Florida Statutes, and are
open to ins ection by all persons.
DATE °� a_o
NAME Gor ! WI/Li PHONE# ` 1r 0U
OCOEE RESIDENT YES NO ❑
(OPTIONAL)'ADDRESSSS CITY ZIP CODE
E-MAIL rJ/ 7 r'a�y�� e �i
I want to address the Board about(Please provide Item#and/or topic):
7 7 f 1(„ Co •
Do you have a prepared statement, or other document(s) from which you will address the Board?
No Yes if yes, please attach copy of same to this Reservation Form.
All proceedings before the Commission shall be governed by the Civility Code - see back
The following time limits to speak are in effect:
Public Hearings: petitioner presentation-15 minutes;citizen comments-5 minutes per speaker; petitioner rebuttal-5 minutes.
Open to Public—Citizens Comments-3 minutes per speaker,per meeting.
CITY OF OCOEE
1 N. Bluford Avenue
ocoee Ocoee, Florida 34761
• florida 407-905-3100
SPEAKING RESERVATION FORM
NOTE: All submitted speaking reservation forms are public records under Chapter 119, Florida Statutes, and are
open to inspection by all persons.
DATE
NAME IAN( 13 IR I 6+11 PHONE# Lt. 3 6-0 [CO2.1
OCOEE RESIDENT YES y. NO 0 •
(OPTIONAL.)ADDRESS (901 S LA V- 1A) 00 b AVG CITY °L EL ZIP CODE 3L-t-76 I
E-MAIL T)Pri\i 13146-1-nr Ar t L- 0-fo tiA
I want to address the Board about (Please provide Item#and/or topic):
4-74 131.-U-N P.1)
Do you have a prepared statement, or other document(s)from which you will address the Board?
Yes if yes, please attach copy of same to this Reservation Form.
All proceedings before the Commission shall be governed by the Civility Code — see back
The following time limits to speak are in effect:
Public Hearings: petitioner presentation-15 minutes; citizen comments-5 minutes per speaker; petitioner rebuttal-5 minutes.
Open to Public—Citizens Comments-3 minutes per speaker, per meeting.
4_14114' CITY OF OCOEE
1 N. Bluford Avenue
ocoee Ocoee, Florida 34761
IlorIdo 407-905-3100
SPEAKING RESERVATION FORM
NOTE: All submitted speaking reservation forms are public records under Chapter 119, Florida Statutes, and are
open to inspection by all persons.
, 2
DATE 'f ./0 )
V-67
NAME ti/i)160` Of 1.4 PHONE# I ›(
OCOEE RESIDENT YESJ21"—NO I=1
(OPTIONAL)ADDRESS (11:6( S Q01-1L 6:)t, CITY C°Cc76?e-._. ZIP CODE
E-MAIL
(
I want to Odrss the Board about (Please provide Item#and/or topic):
151p,eykog ,t.-c;)4._(,e
Do you have a prepared statement, or other document(s) from which you will address the Board?
No Yes if yes, please attach copy of same to this Reservation Form.
All proceedings before the Commission shall be governed by the Civility Code — see back
The following time limits to speak are in effect:
Public Hearings: petitioner presentation- 15 minutes;citizen comments-5 minutes per speaker; petitioner rebuttal-5 minutes.
Open to Public—Citizens Comments-3 minutes per speaker, per meeting.
CITY OF OCOEE
11/MP. 1 N. Bluford Avenue
ocoee Ocoee, Florida 34761
• Honda407-905-3100
SPEAKING RESERVATION FORM
NOTE: All submitted speaking reservation forms are public records under Chapter 119, Florida Statutes, and are
open to inspection by all persons.
DATE
)61 - Cl NAME ogKte PHONE# (/‘0 ? - 7( - 9 00
OCOEE RESIDENT YES 4 NO 1=1 •
(OPTIONAL)ADDRESS CITY ZIP CODE
E-MAIL C7r a.4x( e2 4^- •
I want to address the Board about(Please provide-Item#and/or topic):
A4,e_
Do you have a prepared statement, or other document(s) from which you will address the Board?
No Yes if yes, please attach copy of same to this Reservation Form.
All proceedings before the Commission shall be governed by the Civility Code - see back
The following time limits to speak are in effect:
Public Hearings: petitioner presentation-15 minutes;citizen comments-5 minutes per speaker; petitioner rebuttal-5 minutes.
Open to Public—Citizens Comments-3 minutes per speaker, per meeting.
From: Heard,Kathy
To: Heard,Kathy
Subject: FW: Planning Zoning Meeting-474 S Bluford Ave
Date: Tuesday,February 14,2023 4:51:18 PM
Attachments: Resident Ooinion-474 S, Bluford Ave.Condominiums,odf
Forwarded message
From: scott lougheed <slougheed1c live.com>
Date:Tue, Feb 14, 2023 at 4:12 PM
Subject: Planning Zoning Meeting-474 S Bluford Ave
To: IouPvaliantrealtygrp.corn<jouPvaliantrealtygrp.com>
Good Afternoon Lou,
Hope all is well. See attached regarding the planning and zoning meeting today on new business
item #2: 474 S. Bluford Ave. Condominiums.
Could you assist in distribution to the commissioners for review or direct me to the appropriate
contact?
All the Best,
Scott
CAUTION:This email originated from outside of the organization. Do not click links or open attachments unless you
recognize the sender and know the content is safe.
February 14,2023
Attn: Ocoee Planning&Zoning Commission
150 N Lakeshore Drive
Ocoee,FL 34761
RE: 474 S.Bluford Ave.Condominiums(Case Number:CPA-2022-005&RZ-22-12-45)
Comprehensive Plan Future Land Use Map Amendment from LDR to MDR and Rezoning from R-1AA to PUD
Summary of Opinion
Item#1:(Pages 2-7)
• A zero-lot-line multifamily development at the proposed location is not consistent with the Comprehensive Plan and Special Overlay
Districts.
o The proposed condominium development is not within the Downtown Redevelopment Area as defined in the Comprehensive Plan
and Downtown Master Plan,accepted by the City Commission on October 18,2016.(See Page 7)
o The proposed development fails to properly integrate with the surrounding existing/future zoning and land use of single family
detached dwellings.
o Multifamily residential developments are expected adjacent to areas of commercial/retail/mixed-use, referenced within the
Downtown Master Plan as the Downtown Core.The proposed development is not within direct proximity of the downtown zoning,
and redevelopment of multiple blocks of single-family detached dwelling in-between the proposed multifamily development and
the Downtown Core is not supported at this time.(New construction of single-family residences in between on Bluford Avenue as
recent as 2017)(https://ocpaweb.ocpafl.org/parcelsearch)
Item#2:(Pages 8-9)
• The proposed amendment and rezoning did not address variances included within the multifamily condominium PUD proposal which
would prevent its development as proposed without granting of said variances.No unnecessary hardships were presented to support
a request of variances or the requested rezoning,as specified in LDC Section 4.9.
o The proposed(3)-story, (6)-unit condominium,would be classified as R-3,(5 or more family,3-stories or more),per LDC Table 5-
2. Under this usage,the proposed development would not meet the specified minimum zoning requirements and setbacks.The
application for PUD to allow for less stringent minimum zoning requirements to meet the proposed design does not appear to be
in the best interest of the community.
o The proposed height of 44 feet is in excess of the maximum building of residential zoning and the nature of the surrounding
community.The orientation of the building does not take into account the east-west exposure (LDC Section 6-15.C),and would
significantly affect the sun exposure to the surrounding residential areas.
• The proposal fails to address the abandonment and incorporation of Washington Street within the property area of the proposed PUD.
(Code of Ordinances Chapter 153,Article II(Ord. No.91-21)Without the incorporation Washington Street into the property,the PUD
does not meet the minimum zoning requirements, notwithstanding unjustified variances also in excess of zoning requirements.The
proposed PUD does not reflect any land usage at the time of Washington Street abandonment nor the intent of Article II.
• No stormwater management,vegetation,or soil analysis was provided to evaluate the effects of reduced design standards as relative
to R-1AA,and the potential impacts at the residences downstream.This does not meet the Wekiva Study Area Requirements.
• Development requires new sanitary sewer pump station and force main which would be maintained by the City of Ocoee. This
additional liability and expense does not appear to have any net benefit to the community.
No quantifiable benefits to the surrounding properties and City of Ocoee residents have been presented to support any increase in land-
use density at the subject property in consideration of granting variances to the provisions prescribed in the Land Development Code and
other applicable Standards,as relative to surrounding property use,despite the lack of unnecessary hardship to request such variances.
I appreciate the role multi-family elements play in a successful downtown improvement effort. However, I urge caution of granting land-
use and zoning changes not consistent with the intended downtown development design and zoning plan, which fail to integrate and
transition to surrounding single-family detached dwelling neighborhoods in pursuit of expediting overall development.
Respectfully,
Hidden Oaks Subdivision Resident
RE:474 S.Bluford Ave.Condominiums(Case CPA-2022-005&RZ-22-12-45) Page 1 of 9
Item 1: Consistency with the Comprehensive Plan and Special Overlay Districts
Resident Opinion:
The proposed condominium development is not within the Downtown Redevelopment Area as defined in the Downtown Master Plan.
The proposed condominium location is surrounded by single family homes R-1AA. Two-blocks North begins R-1A, then R-2 property
adjcanet to C-2 district at Mckey street. The proximity of the proposed condominium location in relation to the Downtown Core, as
identified in the Downtown Master Plan,does not meet the transitionary expectations of urban zoning from retail/commercial and mixed
uses to adjacent multi-family applications then subsequent single-family detached dwellings.
As shown in Downtown Master Plan Figure 3.4,the areas indentified for multifamily and mixed use development are within the Downtown
Core,in close proximity to planned and existing retail/commercial and mixed use properties.
The quality of existing single-family homes surrounding the proposed condominium location and more importantly,to the North between
the property and the Downtown Core,do not provide for sufficient opportunities for additional townhome or appropriate multifamily uses
preventing the transitioning and integration of residential uses.
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Orange County Property Appraiser GIS:Zoning. Multiple Blocks of Quality Single-Family Detached
Dwellings Between Proposed Condominiums and Downtown Commercial Core or Other Multi-Family
Zoning
RE:474 S.Bluford Ave.Condominiums(Case CPA-2022-005&RZ-22-12-45) Page 2 of 9
Integrated Multi-Family Zoning Examples
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Orange County Property Appraiser GIS:109 Boyd St., Winter Garden
RE:474 S.Bluford Ave.Condominiums(Case CPA-2022-005&RZ-22-12-45) Page 3 of 9
Park Place at Winter Garden (Corner of Plant St. and S. Park Ave)
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Orange County Property Appraiser GIS:Park Place at Winter Garden
RE:474 S.Bluford Ave.Condominiums(Case CPA-2022-005&RZ-22-12-45) Page 4 of 9
30 N. Park Avenue, Winter Garden
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Orange County Property Appraiser GIS:30 N Park Ave,Winter Garden
RE:474 S.Bluford Ave.Condominiums(Case CPA-2022-005&RZ-22-12-45) Page 5 of 9
Criteria:
Comprehensive Plan(https://www.ocoee.ora/246/Comprehensive-Plan)
Future Land Use Element
XII.Special Overlay Areas
B.Downtown Redevelopment Area
...The Future Land Use Map(Figure 2)identifies the area the City will consider for redevelopment activities.
Comprehensive Plan Figure 2:Future Land Use(https://www.ocoee.orq/249/Comprehensive-Plan-Figures)
City Commission Meeting Minutes(10/18/2016)(https://www.ocoee.ora/745/Agenda-Center)
Presentation of Final Downtown Master Plan
Motion: Move to and direct City staff to continue the process to finalize the Master Plan to
implement the code changes
Moved by Commissioner Keller,seconded by Commissioner Wilsen;Motion carried 5-0.
Downtown Master Plan(https://www.ocoee.ora/807/Downtown-Master-Plan)
Page 57
3.0 Downtown Code Overlay
3.1 Purpose and Intent
The purpose of the Downtown Code Overlay and the standards contained within is to provide a regulatory framework tailored specifically to the
downtown Ocoee context and the desired future character described by residents,business owners,and City officials. The goal of the overlay is not
to add additional burden to development,but to provide a regulatory environment that is more likely to promote the desired form and character of
downtown Ocoee.
3.3 Applicability
The Downtown Code Overlay will apply to all parcels within the boundaries of a regulating Character Area,as described in Section 3.4,and will
supersede any development standards currently in place.If the Overlay is silent to a particular standard or regulation,the underlying City of Ocoee
Land Development Code shall prevail...
Page 58
FIGURE 3.4—Character Areas Map
Page 59
3.4 Character Areas
3.4.3 Downtown Neighborhood(DTN)
-Existing residential areas surrounding the Downtown Core
-Maintain historic block structure
-Should remain fundamentally low density in form
-Some non-residential uses may be allowed along Bluford but they must adhere to the"House"building type and standards.
Page 68
3.7.3 Building Type:Townhome
Page 71
3.7.6 Building Type:House
RE:474 S.Bluford Ave.Condominiums(Case CPA-2022-005&RZ-22-12-45) Page 6 of 9
Consistency with the Comprehensive Plan and Special Overlay Districts: The subject property is
located within the Downtown Redevelopment Area. The requested change from Low Density
Residential to High Density Residential to develop a single-family attached townhome subdivision is
consistent with the Future Land Use Element Policy 1.4 (to allow mixed and multi-uses in the Special
Overlay Areas) and the Downtown Redevelopment Area goal (to provide various forms of residential
uses) as this area is currently predominantly single-family detached dwelling units.
City of Ocoee Development Review Committee Staff Report Dated 1/11/2022
Resident Opinion:
The change from Low Density Residential to Medium Density Residential at the proposed property is not consistent with the Future Land
Use Element Policy 1.4,as the intent of mixed-use categories,as represented in the Comprehensive Plan land use standards,is to provide
integration of distinctly different uses on a single site,such as condominiums over street-level retail(vertical integration example).
Criteria:
Comprehensive Plan(https://www.ocoee.ora/246/Comprehensive-Plan)
Future Land Use Element
XIII.Goals,Objectives,and Policies(Page 1.34)
Objective 1:The development of land shall be regulated to ensure that newly developed property and redeveloped property is compatible(meaning,
not in direct conflict with uses with regards to specific zoning categories,density and intensity)with adjacent uses and natural features and resources
including topography,vegetation,and soils conditions(9J-5.006(3)(b)(1),FAC)
Policy 1.4:The City shall allow mixed and multi-uses in the Special Overlay Areas(SOAs)which include the Downtown Redevelopment Area,
Interchange Impact Areas,and Activity Centers,and shall use strict design criteria to provide an attractive appearance and to offset negative
impacts,sprawling development patterns and the proliferation of strip commercial development(9J-5.006(3)(c)(5),FAC)
VII.Land Use Standards
Mixed-Use(Page 1.17)
While not a specific land use category,mixed and multi-use types of development are characterized by the mix of two or more distinct land uses...
In addition,mixed and multi-use developments are dependent on the successful integration and blending of these distinct uses together in order to
create a functioning,multi-faceted type of development.Integration is defined as the combination of distinct uses on a single site where impacts
from different uses are mitigated through site design techniques, and where different uses are expected to benefit from the close proximity of
complementary uses.All requests for development approval based on a mixed use concept must be able to demonstrate functional horizontal
integrations of allowable uses,and where applicable,vertical integration as welt...
Land Development Code(LDC)4.6-Special Overlay Districts
WC 5.3.1—Special Overlay Area
RE:474 S.Bluford Ave.Condominiums(Case CPA-2022-005&RZ-22-12-45) Page 7 of 9
Item 2: Proposed Zoning Minimum Requirements
TABLE 5-2
MINIMUM ZONING DESCRIPTIONS ON PERMITTED USES
MINIMUM ZONING DESCRIPTIONS
MINIMUM MINIMUM MINIMUM MINIMUM MINIMUM MAXIMUM MAXIMUM MAXIMUM MINIMUM
LOT SIZE FRONT SIDE REAR LOT WIDTH BUILDING IMPERVIOUS BUILDING LIVING AREA
BUILDING BUILDING BUILDING COVERAGE SURFACE HEIGHT
USE/ACTIVITY , SETBACK SETBACK SETBACK
{
RESIDENTIAL USES
RCE-1 1/2 ACRE 35 FT 15 FT 40 FT 150 FT 40% 50% 35 FT 1,800 SF
RCE-2 1 ACRE 35 FT 15 FT 40 FT 125 FT 40% 50% 35 FT 2,000 SF
R-1,Single Family 7,000 SF 25 FT 7.5 FT 25 FT 70 FT 40% 50% 35 FT 1,000 SF
R-IA Bindle Family 8.000 SF 25 FT 7.5 FT 25 FT 70 FT 40% 50% 35 FT 1.200 SF
[R-1AA,Single Family 9,000 SF 25 FT 7.5 FT 30 FT 76 FT 35% 50% 35 FT 1,400 SF
R-1AAA,Single Family 10,000 SF 30 FT 7.5 FT 35 FT 85FT 35% 50% 35 FT 1,600 SF
R-2,Single Family 7,000 SF 25 FT 6 FT 25 FT 70 FT 40% 50% 35 FT 1,000 SF
R-2,Two Family 7,500 SF 25 FT 6 FT 25 FT 75 FT 55% 70% 35 FT 650 SF
R-3,Single Family 7,000 SF 25 FT 7.5 FT 25 FT 70 FT 40% 50% 35 FT 1,000 SF
R-3,Duplexes 7,500 SF 25 FT 7.5 FT 25 FT 75 FT 40% 70% 35 FT 650 SF per unit
650 SF per unit
R-3,Three/Four Family 10,000 SF 25 FT 10 FT 30 FT 85 FT 40% 70% 35 FT +200 SF each
bedroom over two
R-3,5 or More Family p 10,000 SF6+ 650 SF per unit
(1 2 stories) 4,000 SF r DU 25 FT 10 FT 30 FT 85 FT 40% 70% 35 FT +200 SF each
In excess of 4/2 bedroom over two
R-3,5 or More Family 10,000 SF+ 650 SF per unit
(3 or more stories) 2.500 SF per DU 35 FT 10 FT 40 FT 85 FT 30% 70% 35 FT(2) 200 SF each
In excess of 4/3 bedroom over two
RT-1,Mobile Home 7.000 SF 20 FT 7.5 FT 20 FT - 40% 50% 35 FT -
Subdivision
PUD,PLANNED UNIT DEVELOPMENT
See Article IV for Requirements.
•Retail stores and shops and personal service establishments which do not exceed 14,000 square feet of gross floor area and which supply the regular and customary needs of the residents of the
neighborhood and which are primarily for their convenience.
Side yards. No building or open storage shall be located closer than 10 feet to one side lot Ilne and 20 feet to the other side lot line unless a special exception is granted by the City Commission.
_.All professional offices,service,commercial,and Industrial buildings require the following setbacks:Local Roads:25 feet:Secondary Roads:35 feet;Primary Roads:50 feet;Expressways:75 feet.
In addition,15-foot buffer for low-rise(2-stories or less)office or multi-family uses adjacent to single-family uses;25-foot buffer with berms/walls/landscaping for retail commercial or high-rise(over 2
stories)office adjacent to any residential use;50-foot buffer with berms/walls/fences/landscaping for any industrial use end any residential use.
-
Land Development Code Table 5-2
PROPOSED DENSITY: 6• IS•• - )
SITE IMPERVIOUS AREA CALCULATIONS
AI (6 CONDOMINIUM UNrtsI
EXISTING CONDITIONS.0.94 ACRES
PARKING REOUIREMENTS• 2 PARKING SPACES/DU PERVIOUS = 41,010.26 SF = 0.94 AC = 100.00%
TOTAL = 41.01ll 26 S1- = 0.94 AC = 100.00%
BUILDING SETBACKS: FRONT•15 FEET(FROM S.BLUFORD AVE)
SIDE(s)•10 FEET SIDE(N)•10 FEET PROPOSED CONDITIONS: 0.94 ACRES
REAR-15 FEET BUILDING = 6,65804 SF = 0.18 AC = 17.02%
IMPERVIOUS = 9,168 nO SF = 0 21 AC = 22.34%
MAXIMUM SF•(PER UNIT): 3,800 SF SIDEWALKS = 708.GO SF = 0.01 AC = 1.075%
'INCLUDES GARAGE'S AND BALCONY'S PERVIOUS(OPEN SPACE)= 24.176 24 SF = 0 56 AC = 59.57%
MAX BUILDING HEIGHT; 3-STOR 44'-0' Q TOTAL - 41,010.28 SF = 0 94 AC . 100.00'%,
/'\LANDSCAPE BUFFERS: FROM-10 FEET
MAXIMUM IMPERVIOUS SURFACE AREA SHALL BE 60%
SIDE(5)-10 FEET
SIDE(N)-10 FEET
REAR•10 FEET
DRC Staff Report Attachment Land Use Plan:TRI Civil Engineering Design Studio Drawing Sheet C-200 Date 02/09/23
RE:474 S.Bluford Ave.Condominiums(Case CPA-2022-005&RZ-22-12-45) Page 8 of 9
§ 5-18. - BUFFER REQUIREMENTS(SUPPLEMENTAL). % $ a
The City requires buffer zones to protect new and established residential areas adjacent to new and established nonresidential uses.
Buffer zones shall be defined,based on the following guidelines:
A. "Low"buffers between low-rise(two(2)stories or less)office or multi-family uses and single-family areas,consisting of a
minimum of fifteen(15)feet of buffer areas supplemented by berms,walls,and/or fences,and landscaping:
B. "Medium"buffers between retail commercial or high-rise(over two(2)stories)office and any residential use,consisting of a
minimum of twenty-five(25)feet of buffer area supplemented by berms,walls,and/or fences,and landscaping;
C. "High*buffers between any industrial use and any residential use,consisting of a minimum of fifty(50)feet of buffer area
supplemented by berms,walls,and/or fences,and landscaping.
Land Development Code Section 5-18
Criteria:
LDC 4.9—Variances
The Planning and Zoning Commission may recommend and the City Commission may grant a variance from the terms of these regulations when such
variance will not be contrary to the public interest and where,owing to special conditions,a literal enforcement of the provisions of these regulations
would result in unnecessary hardship.Such variance shall not be granted if it has the effect of nullifying the intent and purpose of these regulations...
LDC 5.14—Dimensional and Density Regulations—Table 5.2
LDC 6.7—Surface Water Management
LDC 6.15—Multifamily Development Standards
§6-15.-MULTIFAMILY DEVELOPMENT STANDARDS. ° la ® 2
A. Multifamily dwelling units.including but not limited to apartment dwellings.triplexes,quadraplexes,townhomes.villas,patio homes and condominiums,shall be
permitted in R-3 zoning districts.
B. The provisions of this Section shall be applicable to all multifamily dwelling unit developments(including such developments as may be located within a Planned Unit
Development District)and are intended to be supplemental to other provisions of this code applicable to multifamily dwelling unit developments;provided.however.
that in the event of a conflict between the provisions of this Section and other provisions of this Code,the provisions of this Section are Intended to control.Further.In
the event of a conflict between the provisions of this Section and a planned unit development land use plan and/or the conditions of approval thereof,the provisions of
this Section are Intended to control as to matters not specifically addressed In such land use plan or conditions of approval;provided,however,to the extent that any
such land use plan or conditions of approval impose more stringent provisions,it Is Intended that the more stringent provisions shall control.
O. The design and layout of residential structures should take into account the exposure of the sun by reducing,to the degree possible,the east and west exposure of
buildings.
RE:474 S.Bluford Ave.Condominiums(Case CPA-2022-005&RZ-22-12-45) Page 9 of 9