HomeMy WebLinkAboutSP201600011 Staff Report Special Use Permit 2016-10-18 COUNTY OF ALBEMARLE
STAFF REPORT SUMMARY
Project Name: Staff:
SP201600011 Malloy Ford Outdoor Storage and Display Margaret Maliszewski, Principal Planner
SP201600018 Malloy Ford Body Shop
Planning Commission Public Hearing: October 18,2016 Board of Supervisors Public Hearing: TBA
Owner: B Properties LC Applicant: Malloy Properties III, LC
Acreage: 5.19 acres Special Use Permit: Section 30.6.3 -Outdoor storage,
display and/or sales serving or associated with a
permitted use within the Entrance Corridor Overlay;
Section 24.2.2.17 -Body shop
TMP: 04500-00-00-068C1 Existing Zoning and By-right use: HC Highway
Location: 2070 Seminole Trail Commercial—commercial and service; residential by
special use permit(15 units/acre)
Magisterial District: Rio Conditions: Yes
School District: Albemarle HS, Burley MS,Agnor-Hurt Requested #of Dwelling Units: N/A
ES
Proposal: Establish outdoor sales/storage/display of Comprehensive Plan Designation: Commercial Mixed
vehicles and a body shop Use—commercial, retail, employment uses, with
supporting residential, office, or institutional uses in
Neighborhood 1 —Places 29
Character of Property: The subject property currently Use of Surrounding Properties: Commercial uses
houses Better Living Building Supply with a showroom at predominate in the area along Rt. 29, a vacant parcel is
the east end of the property and storage buildings located adjacent to the north and southwest,and residential
behind the showroom,west towards Berkmar Drive. properties are located across Berkmar Drive to the west.
Factors Favorable Factors Unfavorable
SP201600011: Malloy Ford Outdoor Storage and SP201600011: Malloy Ford Outdoor Storage and
Display Display
1. The request is consistent with the Comprehensive None Found
Plan.
2. The ARB has reviewed the request and has SP201600018 Malloy Ford Body Shop
recommended no objection,with conditions. None Found
SP201600018 Malloy Ford Body Shop
1. The request is consistent with the Comprehensive
Plan.
2. An existing building would be renovated to
accommodate the use.
RECOMMENDATION: Staff recommends approval of SP201600011 and SP201600018 with conditions.
STAFF PERSON: Margaret Maliszewski
PLANNING COMMISSION: October 18,2016
BOARD OF SUPERVISORS: TBA
PETITIONS:
PROJECT: SP201600011 Malloy Ford Outdoor Storage &Display
MAGISTERIAL DISTRICT: Rio
TAX MAP/PARCEL: 045000000068C1
LOCATION: 2070 Seminole Trail
PROPOSAL: Establish outdoor sales/storage/display of vehicles on 5.19 acres
PETITION: Outdoor storage, display and/or sales serving or associated with a permitted use within the
Entrance Corridor Overlay under Section 30.6.3 of zoning ordinance.No dwelling units proposed.
ZONING: HC Highway Commercial—commercial and service; residential by special use permit(15
units/acre); EC Entrance Corridor Overlay District—overlay to protect properties of historic, architectural
or cultural significance from visual impacts of development along routes of tourist access.
AIA Airport Impact Area: Yes
COMPREHENSIVE PLAN: Commercial Mixed Use—commercial, retail, employment uses, with
supporting residential, office, or institutional uses in Neighborhood 1 —Places 29.
PROJECT: SP201600018 Malloy Ford Body Shop
MAGISTERIAL DISTRICT: Rio
TAX MAP/PARCEL: 045000000068C1
LOCATION: 2070 Seminole Trail
PROPOSAL: Establish body shop on 5.19 acres
PETITION: Body shop under Section 24.2.2.17 of the Zoning Ordinance which allows body shops by
special use permit.No dwelling units proposed.
ZONING: HC Highway Commercial—commercial and service; residential by special use permit(15
units/acre); EC Entrance Corridor Overlay District—overlay to protect properties of historic, architectural
or cultural significance from visual impacts of development along routes of tourist access.
AIA Airport Impact Area: Yes
COMPREHENSIVE PLAN: Commercial Mixed Use—commercial, retail, employment uses, with
supporting residential, office, or institutional uses in Neighborhood 1 —Places 29.
CHARACTER OF THE AREA:
This parcel extends from Rt. 29 at the east to Berkmar Drive at the west, and is located on the west side of
Rt. 29, across from Carrsbrook Drive. It is occupied by the showroom and supporting structures of the
Better Living Building Supply. An access easement, drainage easement and wooded area occupy the west
end of the parcel. Commercial uses predominate in the general vicinity. Among them are the Jim Price
and Brown auto dealerships on Rt. 29,both of which include showrooms and outdoor vehicle display
areas. (See Attachment A—Aerial Map.)The parcel adjacent to the north is vacant. Better Living
furniture and three other parcels owned by B Properties LC are located to the south and southwest. Some
residential properties are located across Berkmar Drive to the west. These parcels stretch approximately
800' north and 800' south of the site.Two additional residential properties are located on the east side of
Berkmar beginning approximately 200' south of the site.
PLANNING AND ZONING HISTORY:
• ARB201600090: On September 6, 2016 the Architectural Review Board (ARB)completed a review
of a conceptual architectural design to renovate the existing Better Living showroom building to
accommodate a new Malloy Ford automobile showroom.
• ARB201600053: On June 6, 2016 the ARB completed a review of the request for a Special Use
Permit to establish outdoor sales, storage and display at this site. The action letter from that meeting is
included as Attachment B to this report.
• Several site plans and site plan amendments have been approved for this sit over the years, beginning
with SDP000000042 in 1975. The various plans and amendments track the expansion of the business
on the property.
2
DETAILS OF THE APPLICANT'S PROPOSAL:
The applicant proposes to renovate the existing Better Living building supply site to accommodate the
Malloy Ford automobile dealership, which will be relocating from its current Pantops location. The
proposal includes vehicle display area along the Rt. 29 frontage, a renovated showroom building, a new
service drop-off addition on the south side of the existing showroom,two vehicle storage areas—one at
the middle of the site and one at the back, renovated service buildings behind the showroom, a body shop
at the rear of the property, parking area for vehicles awaiting repair in the body shop, and an employee
parking area. A shed located near the middle of the property and another structure located near the west
end of the site would be removed from the site. See Attachment C for the applicant's Concept Plan.
SUMMARY OF THE COMMUNITY MEETING:
A community meeting was held as part of the joint Rio and Hydraulic Community Advisory Committees
meeting on the evening of May 16th, 2016. The applicant's representative summarized the project and
answered questions. Questions were asked about the review process and concerns were expressed about
lighting in the general vicinity of the site. Meeting minutes state, "The consensus of the CAC was that the
project was fine and the improvement in landscaping along Route 29 was a plus."
ANALYSIS OF THE SPECIAL USE PERMIT REQUESTS:
Section 33.8 of the Zoning Ordinance states that the Planning Commission and Board of Supervisors shall
reasonably consider the following factors when reviewing and acting upon an application for a special use
permit:
No substantial detriment. The proposed special use will not be a substantial detriment to adjacent
lots.
Outdoor sales, storage and display use: Although there are a few parcels in the immediate vicinity of
the subject parcel that are vacant and wooded or partially wooded,the predominant character of the Rt.
29 North corridor is that of a commercial strip. Retail development in the area includes Lowe's,the
Rivanna Plaza Shopping Center, Schewel's, Better Living Furniture and Walmart. The commercial
corridor also includes the Jim Price and Brown Dodge Chrysler Jeep auto dealerships. The existing
Price and Brown developments include outdoor sales, storage and display of vehicles. The sales,
storage and display proposed with Malloy Ford dealership is compatible with them. The ARB has
reviewed this request for impacts on the Entrance Corridor and has recommended approval with
conditions to limit negative impacts on the Rt. 29 corridor.
Body shop use: The body shop is proposed to be located in an existing building. This will limit
impacts on adjacent property. Prior to issuing a zoning clearance for the use,the Zoning Division will
require approvals from other agencies to ensure that impacts such as noise, vibration, heat, glare,
electrical disturbance, air emissions, water discharges,or impacts from paint booths, or flammable,
hazardous or explosive materials are sufficiently mitigated. This will ensure that the use will not
impose any substantial detriment to adjacent property.
Character of district unchanged The character of the district will not be changed by the proposed
special use.
Outdoor sales, storage and display use: The intent of the special use permit requirement for outdoor
sales, storage and display is to review the potential impacts of the activity on the Entrance Corridor.
Section 30.6 of the Zoning Ordinance states that the intent of the EC Overlay District is, in part, to
ensure a quality of development that is compatible with the county's important natural, scenic,historic
and architectural resources through the architectural review of new development. The ARB has applied
the County's adopted design guidelines for development within the EC to the review of this request
and has recommended approval with conditions. With those conditions of approval,the existing
character and visual integrity of the area will be maintained.
3
Body shop use: The proposed body shop is to be located in an existing building that will be renovated
to accommodate the use. The body shop use is an integral component of many auto dealerships and is
similar in character to auto dealerships and vehicle service centers. The applicant has explained that
current day body shops differ significantly from those of several decades ago, noting that today's
examples are typically much cleaner and have a more organized and less objectionable appearance.
The body shop is to be located at the west end of the site. In this location,topography helps limit the
view from Berkmar Drive, and distance and other buildings will help limit visual impacts on the Rt. 29
Entrance Corridor.
Harmony. The proposed special use will be in harmony with the purpose and intent of this chapter,
with the uses permitted by right in the district,
Both uses: One of the purposes of this chapter(Section 1.4.3) is"to facilitate the creation of a
convenient, attractive and harmonious community." The proposed use will achieve this by satisfying
the ARB's recommended conditions of approval, as outlined elsewhere in this report, and by meeting
the regulations in Section 5, as outlined below. Although a special use permit is required for the
proposed areas of outdoor sales, storage and display on this site due to the location within the EC
overlay district,this use is considered accessory to motor vehicle sales. Motor vehicle sales is one of
the commercial uses permitted by right within the Highway Commercial zoning district. The focus of
the review for the sales/storage/display use is on the impacts to the Entrance Corridor,not on the use
itself. Body shops are integral components of many auto dealerships. Both uses are similar in character
to auto dealerships and vehicle service centers, which exist nearby. Consequently, the proposed uses
are expected to be in harmony with the other by-right uses in the district and with the intent of this
chapter.
...with the regulations provided in section 5 as applicable,
Outdoor sales, storage and display use: There are no additional regulations in section 5.0 related to
vehicle sales, storage or display.
Body Shop use: Section 5.1.31 of the zoning ordinance states that body shops shall be subject to the
following:
a. All parts, materials and equipment shall be stored within an enclosed building.
The applicant proposes to use the building shown at the west end of the property to house the
body shop and all parts, materials and equipment. That building is an enclosed structure.
b. No vehicle awaiting repair shall be located on any portion of the site so as to be visible from
any public street or any residential property, and shall be limited to locations designated on the
approved site plan.
The concept plan shows that vehicles awaiting repair in the body shop are to be parked between
the northeast corner of the body shop and the west end of the western service building. The
existing buildings and the landscape screening proposed to be added on the north side of the
parking area will eliminate views from Rt. 29, Berkmar Drive, and from the parcels with R6
and R15 residential zoning located north and west of the site across Berkmar Drive. The
concept plan shows the screening as a double staggered row of evergreen trees planted 15' on
center with a minimum height of 4', but details of plant size and species will be resolved with
future site plan submittals.
c. All services shall be performed within an enclosed building.
The applicant proposes to perform all body shop services within the westernmost building on
site and that building will be enclosed.
d No buildings in which services are performed shall be located closer than fifty(50)feet from
any residential or agricultural district.
The body shop building is located more than 100' away from the closest residential or
agricultural district.
4
...and with the public health, safety and general welfare.
Both uses: The intent of the special use permit requirement for outdoor sales, storage and display is
based on the need to mitigate the potential negative impact of this use on the aesthetics of the Entrance
Corridors and to mitigate the potential for development that is incompatible with the historic resources
of the County. This intent is directly related to the promotion of public welfare and general quality of
life. The ARB has reviewed the proposal and has recommended approval with conditions regarding
appropriate lighting and landscaping. In addition, the manner in which vehicles may be stored and
displayed on site is a potential aesthetic issue and a typical concern for this type of use. Elevating
vehicles for display purposes is not considered appropriate, and parking vehicles in multiple,tightly-
packed rows is also considered to have a negative visual impact. Consequently, the ARB has
recommended standard conditions of approval to address these issues. With these conditions of
approval,the visual integrity of the corridor will be maintained,thereby protecting the quality of life.
VDOT has recommended that the entrances to the Better Living Building Supply and Better Living
Furniture sites be consolidated to meet current access management regulations. This issue will be
addressed during the site plan review process. Also during that process,the Site Review Committee
will review the site plan for compliance with the relevant development review regulations that are also
set forth to protect the public health, safety and general welfare. Therefore, a combination of proper
site design and implementation of the recommended conditions, along with the issuance of a
Certificate of Appropriateness by the ARB, would sufficiently address this objective.
Consistency with the Comprehensive Plan. The use will be consistent with the Comprehensive Plan.
The Places 29 Master Plan designates this property as Commercial Mixed Use. Auto commercial sales
and service is one of the primary uses designated in this category and the following criteria apply.
1. Buildings should not be taller than 2 stories.
The applicant proposes to renovate existing buildings to accommodate the automobile dealership.
Some of the existing buildings that are to be renovated are two-story structures. Others are
buildings of comparable height with open interiors. A small portion of the renovated showroom
building will have second-story offices. The height of the renovated showroom is comparable to
that of the existing showroom. A service drop-off building would be added on the south side of the
existing showroom. Its height is comparable to that of the renovated showroom.
2. Evidence should be provided that noise, odors, and other potential nuisances do not adversely
affect surrounding uses.
Potential nuisances of this type will be addressed with the zoning clearance, as described above
under"No Substantial Detriment."
The Comprehensive Plan(Chapter 2,Natural Resources and Cultural Assets)establishes the goals for
preserving the scenic resources that are essential to the County's character, economic vitality and
quality of life. The Entrance Corridor Overlay District is intended to support that goal by maintaining
the visual integrity of the County's roadways. The Architectural Review Board addresses potential
adverse aesthetic impacts in the Entrance Corridors by applying the County's Entrance Corridor
Design Guidelines during the review of development proposals. The Architectural Review Board has
reviewed the subject request for conformance with the Entrance Corridor Design Guidelines. At its
meeting on June 6, 2016,the ARB voted 3:0 to forward a recommendation of"no objection"with
conditions to the Planning Commission regarding this proposal. See Attachment B for the ARB's
action letter.
By reusing and renovating existing buildings,this proposal meets the Neighborhood Model principle
of redevelopment and Economic Development Strategy 4c of the Comprehensive Plan, which
encourages exploration of opportunities to redevelop underutilized commercial and industrial zoned
properties. For all these reasons,the auto dealership use is consistent with the Comprehensive Plan.
5
SUMMARY AND ACTION:
Staff has identified factors which are favorable to the request for outdoor sales/storage/display. Factors
favorable include:
1. The request is consistent with the Comprehensive Plan.
2. The ARB has reviewed the request and has recommended no objection, with conditions.
Unfavorable factors to this request include: None found.
Staff has identified factors which are favorable to the body shop request. Factors favorable include:
3. The request is consistent with the Comprehensive Plan.
4. An existing building would be renovated to accommodate the use.
Unfavorable factors to this request include: None found.
RECOMMENDATIONS:
Staff recommends approval of SP201600011 Malloy Ford Outdoor Sales Storage and Display based
upon the analysis provided herein, subject to the following conditions:
1. Use of this site shall be in general accord with the concept plan "Conceptual Special Use Application
Plan for Malloy Ford" last revised August 30, 2016, as determined by the Director of Planning and
the Zoning Administrator. To be in general accord with this plan, development and use of the site
shall reflect the general size, arrangement and location of the vehicle display and storage areas.
Permitted modifications may include those required by the ARB,those necessary to satisfy the
conditions of this special use permit, and additional landscaping/screening approved by the Site Plan
Agent.
2. Vehicles shall be displayed or stored only in areas indicated for display or storage on the plan entitled
"Conceptual Special Use Application Plan for Malloy Ford" last revised on August 30, 2016 (the
Concept Plan).
3. Vehicles for display shall be parked in striped parking spaces.
4. Vehicles shall not be elevated anywhere outside of a building on site.
5. Final site plan approval is subject to ARB approval of the lighting plan (submitted with the site plan).
Maximum height of new pole lights(including bases and fixtures), shall not exceed 20'. Maximum
light levels shall not exceed 30 footcandles in the display lot and 20 footcandles in all other locations.
Nonconforming pole lights shall be removed or fixtures shall be replaced with full cutoff fixtures to
match other proposed fixtures.
6. Final site plan approval is subject to ARB approval of the landscape plan (submitted with the site
plan). Landscaping shown on the plan may be required to be in excess of the minimum requirements
of the ARB guidelines and/or the Zoning Ordinance to mitigate visual impacts of the proposed use,
and shall include, but not be limited to,the following:
a. Planting area along the Entrance Corridor frontage shall be increased, if necessary, to
accommodate planting outside of easements.
b. Large shade trees shall be evenly distributed at the interior of the display lot at a rate of 1 tree for
every 10 spaces.
c. Ground cover shall be provided continuous throughout the north, east and south sides of the front
display area.
d. Shrubs provided at the perimeter of the display area shall be a minimum of 30"-36"high at
planting.
e. Large shade trees spaced 40' on center shall be provided in new planting beds or islands along the
south perimeter of the middle vehicle storage area.
6
Staff recommends approval of SP201600018 Malloy Ford Body Shop based upon the analysis provided
herein, subject to the following conditions:
1. Use of this site shall be in general accord with the concept plan"Conceptual Special Use
Application Plan for Malloy Ford" last revised August 30, 2016, as determined by the Director of
Planning and the Zoning Administrator. To be in general accord with this plan, development and
use of the site shall reflect the general size, arrangement and location of the parking area for
vehicles awaiting repair. Permitted modifications may include those required by the ARB,those
necessary to satisfy the conditions of this special use permit, and additional landscaping/screening
approved by the Site Plan Agent.
2. There shall be no storage of parts, materials or equipment except within an enclosed building;
3. No vehicle awaiting repair shall be located on any portion of the property so as to be visible from
any public road or any residential property, and shall be limited to locations designated on the
approved site plan. Landscape screening or other measures added to eliminate visibility shall be
shown on a site plan and are subject to approval of the Director of Planning or his designee.
PLANNING COMMISSION MOTIONS:
A. Should a Planning Commissioner choose to recommend approval of the special use permit for the
outdoor sales, storage and display use:
Move to recommend approval of SP201600011 Malloy Ford Outdoor Sales Storage and Display
with conditions outlined in this staff report.
B. Should a Planning Commissioner choose to recommend denial of this special use permit:
Move to recommend denial of SP201600011 Malloy Ford Outdoor Sales Storage and Display.
Should a commissioner motion to recommend denial, he or she should state the reason(s)for
recommending denial.
C. Should a Planning Commissioner choose to recommend approval of the special use permit for the
body shop use:
Move to recommend approval of SP201600018 Malloy Ford Body Shop with conditions outlined in
this staff report.
D. Should a Planning Commissioner choose to recommend denial of this special use permit:
Move to recommend denial of SP201600018 Malloy Ford Body Shop.Should a commissioner motion
to recommend denial, he or she should state the reason(s)for recommending denial.
ATTACHMENTS:
Attachment A—Aerial Map
Attachment B—ARB June 6, 2016 action letter
Attachment C—Concept Plan
7
Attachment A
-ter
n• p/ Z S E
r IIT
7. 4ei
c 7
CD= pp � � � � ,1
mi
if
.e-ir ,,
Aw..„.....„
.. ----- -, is,,,,,„lejel ,Immer737.-_,„‘„,„:... ,,, . , . . ,-_,, ,,,,, ,
_„,..•_ ,.....„.„.„,...„,...t.,.7.,„ ,„,,,,„4 . ,..,...., ,, „,,,
6,,,c.9. ,. . ,. .. ,. .„ ,_ . , 4 ' .
-.7..„, 1‘..... 7 ,, 1037 A tj
$� •
�, gp0. ar • Q- r-
i . 7t '. 4.- :. :**. ' ' . , ,,,' 4.-:,.
.<-- -,-4,-_. vil,::
Y
Os 4.
`t�:d r� �./' f �'s-Q * Q, , �v� s
i.
J r
j f
. n 0
i'
`� u%
�4 N ♦ tD o4 f r ,, y,
E 1/01‘. . •,.- e _.*.k.,
. \� /� yam\ O
r i IIs •/jII �"al r-4' .,-,--..„, . if4, . ., ,,- '-, ',;.•` .:/ - ‘ _.,,,, .
• ., �. #.7 .; ? ! iA� f
iit.
u ...o if s s ' - Y' Vim_ ��
y
A— C44 (
•
Itiottst
t A _ ;ti ri 4�'f i �' f i`
' p , - ': 4 4, ' zu
....,, , . „,, ... _
r -s v
6N r A
itt
i \ f /'IS' i RJ?4'i'-4 M ,• ' _ :t, c
i 'its A pY ! F .., 7I• •N.
:N '
' to '•FXV., . tfa ! #:a' A r r ?ui, .,r
•
"11#\\
i 77 I, ' I-- `
s N ' r 'Jy, !fr ', e„.,,',„. Vie. K Q u
, ., - . , , 4,c,,,
,........„,0 ...,..., :
,,„ , _ (i,
'41. 4'''s ;::' '''c4 '
o' x fi ti a , � n rMia'1''''''' .y'� r d p I f
y�. '� v F. - a• ira a uj n
Attachment B
of AL,k„
r
�^�"���lilCll
C�TQ�
COUNTY OF ALBEMARLE
Department of Community Development
401 McIntire Road,North Wing
Charlottesville,Virginia 22902-4596
Phone (434)296-5832 Fax(434)972-4126
June 10, 2016
Valerie Long
Williams Mullen
321 East Main Street
Charlottesville,VA 22902
RE: ARB-2016-53: Malloy Ford Outdoor Sales/Storage!
Dear Ms. Long,
The Albemarle County Architectural Review Board, at its meeting on June 6, 2016, completed an advisory
review of the above-noted request to establish an auto dealership with outdoor sales/storage/display of
automobiles. The Board by a vote of 3:0, forwarded the following recommendation to the Planning
Commission:
The ARB expresses no objection to the special use permit/rezoning, subject to the following conditions:
1. Vehicles shall be displayed or stored only in areas indicated for display or storage on the plan
entitled"Conceptual Special Use Application Plan for Malloy Ford"dated April 18, 2016(the
Concept Plan).
2. Vehicles for display shall be parked in striped parking spaces.
3. Vehicles shall not be elevated anywhere on site.
4. Final site plan approval is subject to ARB approval of the lighting plan (submitted with the site
plan). Maximum height of pole lights(including bases and fixtures), shall not exceed 20'.
Maximum light levels shall not exceed 30 footcandles in the display lot and 20 footcandles in all
other locations. Nonconforming pole lights shall be removed or fixtures shall be replaced with full
cutoff fixtures to match other proposed fixtures.
5. Final site plan approval is subject to ARB approval of the landscape plan (submitted with the site
plan). Landscaping shown on the plan may be required to be in excess of the minimum
requirements of the ARB guidelines and/or the Zoning Ordinance to mitigate visual impacts of the
proposed use, and shall include, but not be limited to, the following:
a. Planting area along the Entrance Corridor frontage shall be increased, if necessary, to
accommodate planting outside of easements.
b. Large shade trees shall be evenly distributed at the interior of the display lot at a rate of 1
tree for every 10 spaces.
c. Ground cover shall be provided continuous throughout the north, east and south sides of
the front display area. Extend the island on the south side of the display area to add an
additional tree and shrubs.
d. Shrubs provided at the perimeter of the display area shall be a minimum of 30"-36"high
at planting.
e. Large shade trees spaced 40'on center shall be provided in new planting beds or islands
along the south perimeters of the middle vehicle storage area.
Attachment B
You may submit your application for preliminary ARB review at your earliest convenience.Application forms,
checklists and schedules are available on-line at www.albemarle.orq/ARB.
If you have any questions concerning any of the above, please feel free to call me.
Sincerely,
G t,"idiot
, 7'Cb / 'i
Margaret Maliszewski
Principal Planner
cc: B Properties LC
P 0 Box 7627
Charlottesville VA 22906
File
o' = 73 C» —
e - 'J -1 O� •
s ---1 CO • CO -- Cb
-
0 c
rD re N N
r'e CD a, cY
• a - Q. 5 (p c
• oO D D
roa CO( Cb < v a
O U c O C^
STq T
ro D u) Y J r) X. efRkM OUT
�'n fl.' D v fl> in a SD6374,6)/L,4..4�3
N O
v ,� \
4 U •••••- \
C: )"
t, i \
c9 re
co x) O -4 csi C r \ t
re co N N -A. 07 -r1 v ,' 7
s n
0 d rt ``7 2 t x
q
s3 5 D •
NO — � y--^ ;/ •
z CO CO .. W2
X66
Tia
(j1 -< n .T O ---i
0 ra'- � Su
co
•
:(1)--I1
rt.n
0 O (p n / r l•
Ort 7
i
0
r i
re, = rc
r
Le. 51
%)..,,,, ! ---1._ 1
Z -.r , ,
g .,., ...... ,
0 ,
, ,....
g ' ::°°„
T
, / ______, , , n li0
t
rr rnp T
T a -rr -
a.
T I
ti I
O O r r'
n. i
U) /
lD O
/ a � 1 0
/ w ! to S
/
!I ` T n z `-,)
O ,a n
--./ /'n a >
' O
O > '2 ('
'DO / �,2 N S ,n^ � C
t iu
4? ffl ,' O "17-
OI
,: 3 0
y 1 t 1
t•. _
011\
I �l `i i- r tt�na f
1 i ji.
'09/) to' ikr; / L
iii _lr L, ,
l _ l,� i =a rf,
•
/•.•• W' .� L, T ,,
1
O j / [.
n”
:,„ K a
NJ
= __ Oji♦ _ ♦ 0- T Q
5 '� -v_� V, 11,
*VP" eiiia,a, ‘;'... : : o) _
v, ROUTe rSEMINOLE 29 _
.. S O
73
. ; (.".• tri C-1-- ---......,-....„..,„_ _ .e. -,' - air AI. 72 eft a w I I itivi (51— -5 c) Ul 0 c)
Mita I.
`- --.. -41''. - : --- - ' -.wilt, -ww e.: •• LP = 0 t< cl-
0n D (SOUTHgOUTRAIL ;, D O
� � VARIABLE ND LANE)
WDTHR%W 0 73< .=_ CQ 71 -73
I �
II 0CEJ — — ' - 0
0 --- i,..
0 03 03 2
O x N N N 3 D o =-
; J ' `--' v- 000 -5 ( Co
-)
—+�
to y _ �* � �
� � (
____ cl. --s
n
o iriki ,-+-• _
T
„Ai)' -"*III V X
a 7
n
0
T a •'.
s" 0 ,q T T -+- .
ll -- BEER c � CD
T
ln � 4
r , 4 # ,
, X
}1,
} 4 # # 4/4# 4# 4 # r 4CD / '49144.4' 4 4, k : i,, ,•,,4 :: } #
# r
x t # # X 4 # '7
X r }
4 44 or * * 4 #1
._ / .‘ ',... * 4 4 fi k
Oltx , # x PJ 0 e "� 0
k # # # # # ` V 0 a �' �'
+ ter . \�/ n � 3 �
rD
�_ '' T T n — n T 3 O
to 0 73 ct- -Q — x rD3
0 O
C 0 C O - iro -
X �� T z_, s, C .t n lL lL.
•
rb rt
LE
// k, ,/
// /1 .. ..
/ glir rD
/ -. ® to
�� �
4 / /
aro
/ / 11 A
�/ /,k i I /
j / / n' / O . 0
/ a / I ) 1
/ / • O
O / .. Il .rte'' `- l
LJ11,
/ g / T /
•
// sem,., ro // "C7 /
I
/ i / / C-t
/ / / / ® C
/ /
/ 0 -
% �/ —. ,--- 4111. •
/ / /
/ / / • CIO
/ / 01\ / l �'i /
/ / T f /
—�l.J\ o x/ r.
rb
r(1'/ /
/V < U)
CO 0*' / tq )4
5 g N f fes/ 7 N 75
41 tk•-•4 '• /
q ',.-: t-1,, a_ / ---— 2:7/ -1 C- CJI 0 ,...,--
N y
s ; e l� ) CD
cs) � s O �
f.y CD
0 r•.� D � `9 O O
O f1 � � D *
• � � �� D /:.1 c c � v � O
7-1
� D /` ` = O_ NC
—• L OCOCflrn I 0 cl) -,-
rn
A O
V
o � � � 000 C� O =
I ll - \ I \ I 1
ri
g
r z
g co co 0
> C/) I co
c
o � � � \\ = -
C� S
LU
CI) 73-
rii
CO
••-#11111111212111w-\
IO , -- " r err .,--.1111 ,..
�. n ��`
•
--- _-_.- . __ % ,, , _ li if'.;-::"
1 II N
11 II
_ -Ir _Ir _ilt rl IIS -( �- )I O
�� i ,.{ ttilt
'_'I Ir ~i if II'_-a =u__ 11 - i o
f ♦f.' �. �1.:....�y1 II I, r, II II ,,--: ti-7---..� ,, ,,Il_rdmi7�
( � n i' sI II rl , )r i f
__: :_. .
1 )) 1j II 1 1
/�� I � II II II I 11 ger I bI1'.till_ I, 11 i )) 1 ! -
to
Ig -
Q t
LA
73
a , so 1 -- �. . , rb n W I -
•L y li 11 111-
f!i I I i I I I 'II--
'"'-, - - .fL N
I n "� 11 11 11 'Ir_- -1 -r )
I II Ii s1 I 11 " Il '\. .�. • '-
ri U (D irr i -�t�' -=7
., I II II I 1 ( '
ltd n=='lr,r===!_--r `f-i
•,. I , III- oris_-") 1) 7 . -- --'-' 4---a----...„,_'
.• ..
�.. 11 II - \I -
".- I Ill ,`LA
�( • CL` I
,r-
•t _----.. --- 1. `.J ,+•. . III l'1
?• �(! +�� it
'.r. I
-11 _i) t r I I 1 f I
1
rr. r
il'
)•__._ill111 ff-s 0 '�
•n .• I .�Nq
N 1 �I w J
n 1 firi,
.
C� y r• ,,,
a, O ), Ii ,, n to i i 21\ .ll rD 0 aZ. r I '- fD
O O
ii tl di n n _ II ,,rr
Ily : I ft I a. f f (TD
W • / I it 1 VI ll 1 If P. f f
O C { �r1 •• 1I ) I li )1 • 1I T •73
f�
o CO
o I A�� '^ �1 , 1 so r i i 1
- f
.... /El
1 4. 1J� • ill
a.
1ri i)I
5 x.
-4---10., ...,-,:. 1
il
.,
isks-- „.
...
�- ti
y.
OI
,� '`(7 i
:` ( < (...1.)
•
0
T0 n' -z Z Ok,rl'i _CO
1-
,J
C> N w O UJ N �QCr
-o . ow >vrN (s)N
I
CD �; + � O + sn, c s O O
0
3 — l_ri -1- c--1- -..c.,, =_ • 0 71
o o N Co cc. 11)
O rb 0 T O I; Cl3 Co— (—� COO —cio
m.. O n 0 ..! -Z- R! Id l!1 Q. O o V.' O o ' O .�
Z . `" n n rr- — n rt O
m� a O x
WI
ri
T T N N N D _
z •-•••4 — Fl-
a, I 6> n o--) w — —5
CID
o
(7
0
C. o
II-
0
0
0
0 -- �.,
o ♦��� { 6 ti
' '''. n ,.0.,, A\0
44 1,411kl'im."-,:i 7.1.0-111-V111 4 -
0N)
11 1111 iiij i�!
: 0 §. aLli tij ,__.1\
01
`1 0fit,
X-- I g
NIP' ---1, -- OP
PP ig
z x ►4
oo
_
0 S •
sib
0 m s cn (C2 1010 41!
0 0
����� ,, 011111111 r*„,_. ,, = o
n o
Z r nut ? 0 ± — °8 =, f g
i .
' ,- rfot
likAdok�..t1lk WS 1� e
,-1-•
/1 0 ,
, , 4„,,, *
rt, 1:#ii Syni i
rt
iii Nkrc 00-' /444111A
,.,in- v dr 1 ,
1 ii Rio! - --.1 iiir k R d- -<
tymikrnifir '
ro n
iiiili �' ii1'
,-..." WC
y ,
f
fl111.#1414111
ips il ; f- 11, - Alk
i'
-0
r k e ....... 11011-'41,1 ,
I
;
®1111 I ) ,
11 iC
I i f I i ; if -il -ski ' D
i z �l
1.2! - I i II
0\°6 w
•
N 'pet spuno73
��J
1
HO
D0�
0
—
z 0 __m
z , O
Ori Otz,1
rt
NK
I %4111i<
N b C� ♦V
►�I`` (..EO X
N i.., -.1 O 1 ft
_- n - O
el
aiOr �
W O f7zn =.-
7 '1 2rn..C.) O M
cl
— n OOb CD (-):
C) (A IA i 1
o o 2 \ n 1111411441
\ I
O Aft.
D- •••6.,„.;••••
rn
g 1 ,1- x
In I I 1
Q g Lc
Io �
r.
< ,-----, I 1 T I
D C�
o g
0 cI) c Imo- ---- ---- --�---
o _____\,,,
O < V) I \
(- / g I� \
II I W iav
. r•-J T \ -- -------
O O � � 7
al C C ( I a Ft I .� \ 0
o
L.
E
.....,MNIPPAMMINer .
r- 4 oli A,
.- 7, , _110,_....1.1 ., __ _,, , 1
co › I___
, 1 , , a vue.......L, arc..
1 1 i I , X _44 „ 1 l/1 -7
i I i i :7 ( 0 ,i0
C ‘...___--
rt. rt
I V
g
Ira
//firn------------.---"---:--
x X. - _T
,* alio*
i1LA V, i ` .+ n 0
1 fC CL: : s
CL. CL XC+:_________
./1 T T j-In.„,,,,: i _ mum\M
-t- i!
rJ - • III
-� 10
i �/ r • III
1 r rn iii
I
Tt ••11/I
a � 'J1I�
lit rI1
\/ . .;1474 Ai ;Iii1
-, 111
11
,
1 ,- '
Pr
rt, �n ,{- En
r
I
I(l
I_ 'I I 1 1
III
o ,1- I'll/. ///I
`< t -1
I
1
it
1
r,.. g O. /
.J I if
1j
s Ol
co < --s
COc-t-
D \ �/ `�
A A
10 a-•
< z � rn z0 a
m0 'b u z
m
G> U-1 0 9�
n ; o O
(J) = a C‹ =
c O X
-�:
z� ?.� X 0 0
— r
0NN
z• s
� a0 00 � 0� - t-,
ai O
• m y � — �* 6> 6> � 0 O -s n