Loading...
HomeMy WebLinkAboutZMA201300001 Approval - County 2013-12-11�� pE Al, o �pj"p U 1 �'IRGII�ZP COUNTY OF ALBEMARLE Department of Community Development 401 McIntire Road, North Wing Charlottesville, Virginia 22902 -4596 Phone (434) 296 -5832 Fax (434) 972 -4126 January 15, 2014 Mr. William Park 1821 Avon Street, Suite 200 Charlottesville, VA. 22902 RE: ZMA201300001 — The Lofts at Meadowcreek TAX MAP PARCEL: 061A0000001500 & 061A0000001700 Dear Mr. Park: On December 11, 2013, the Board of Supervisors approved the above noted rezoning from Residential — R -4 to Neighborhood Model District — NMD in accordance with the Code of Development dated June 17, 2013 and the attached proffers dated November 11, 2013. An application plan dated January 22, 2013 and revised May 13, 2013, with Sheet 4 of 5 subsequently revised June 10, 2013, was approved as part of the rezoning. Please refer to these documents for any future applications and requests on this property. In addition, the Board of Supervisors approved waivers of the following sections of the Zoning Ordinance: Section 20A.8 (a) and (b), Mixture of Uses and Housing Types; Section 4.12.2 c.1, Number of parking spaces; and Section 4.2 Critical Slopes, Please be advised that although the Albemarle County Board of Supervisors took action on the project noted above, no uses on the property as approved above may lawfully begin until all applicable approvals have been received and conditions have been met. This includes: • compliance with applicable PROFFERS; • compliance with requirements of the CODE OF DEVELOPMENT; • approval of and compliance with a SITE PLAN; and • approval of a ZONING COMPLIANCE CLEARANCE. If you have questions or comments regarding the above -noted action, please do not hesitate to contact Rebecca Ragsdale at 296 -5832. Sincerely, V. Wayne limberg, Director of Planning Cc Dickens, Mary J 605 Rio Road - East Charlottesville, VA. 22901 Rebecca Ragsdale, Zoning Elise Hackett,. GDS Tex Weaver, GDS I i Original Proffers X_ Amendment PROFFER STATEMENT ZMA No. 2013 - 00001, Lofts at Meadowereek Tax Map and Parcel Number(s): 061AO -00 -00 -01500 and 061AO -00 -00 -01700 Owner(s) of Record: MARY J. DICKENS Date of Proffer Signature: November 11, 2013 2.8 +/- acres to be rezoned from RESIDENTIAL - R -4 to NEIGHBORHOOD MODEL DISTRICT (NMD) MARY J. DICKENS is the owner (the "Owner ") of Tax Map and Parcel Number 061AO -00 -00 -01500 and 061AO -00 -00 -01700 (the "Properly ") which is the subject of rezoning application ZMA No. 2013 - 00001, a project known as "LOFTS AT MEADOWCREEK" (the "Project "). The term "Owner" as referenced herein shall include within its meaning the owner of record and successors in interest. The "Application Plan" refers to Exhibit A to the Code of Development last revised June 10, 2013. Pursuant to Section 33.7 of the Albemarle County Zoning Ordinance, the Owner hereby voluntarily proffers the conditions listed below which shall be applied to the Property if it is rezoned to the zoning district identified above. These conditions are proffered as a part of the requested rezoning and the Owner acknowledges that the conditions are reasonable. Rio Road Improvements. At its sole expense, the Owner shall plan, design, bond and construct the travel lane improvements on its land fronting Rio Road (State Route 63 1) in general accord with the Application Plan. The travel lane improvements shall be designed. and constructed to County and VDOT standards, including the design and construction of related drainage, slope and utility easements, as applicable. As a condition for the issuance of the first certificate of occupancy for any structure on the Property, the Owner shall complete construction of the travel lane improvements. Construction of the travel lane improvements shall be deemed complete when the County Engineer determines that the roadway is safe and convenient for traffic. In conjunction with the first site plan for the Project, the right -of -way for the travel lane improvements shall be dedicated to public use. 2. Transit Reservation Area. The Owner shall reserve on the first site plan for the Project an area for a bus pull -off from Rio Road within the northwest portion of the Property within the common open space in general accord with the Application Plan. Should fixed -route bus service associated with the Charlottesville Area Transit (CAT) ever be extended to serve the section of Rio Road adjacent to the Property, upon demand of the County, the Owner, at its own expense, shall construct the bus pull -off to accommodate a bus pulling off Rio Road and picking up riders. In conjunction with the bus pull -off area, the Owner shall also construct a small transit shelter to complete the bus stop. The specific design standards of the bus pull -off and the shelter shall be determined by VDOT, CAT, and the Director of Community Development within sixty days of the County's formal request for the transit stop. In the absence of any fixed -route service, the Project shall be designed to accommodate the CAT On -demand Link or JAUNT service within the community as a means of providing public access to residents per the existing programs. 3. Affordable Housing. The Owner shall provide affordable housing equal to twenty percent (20 %) of the "Affordable Units" or "Affordable Dwelling Units "). Each site plan for land within the Property shall note the aggregate number of units designated for Affordable Units. The Owner shall convey the responsibility of constructing the affordable units to any subsequent purchaser of the Property. The current Owner or subsequent Owner shall create units affordable to households with incomes less than 80% of the area median family income not adjusted for family size (the "Affordable Unit Qualifying Income "), such that tenant -paid rent and tenant -paid utilities (with allowances for utilities to be those adopted by the Housing Office for the Housing Choice Voucher Program) do not exceed 30% of the Affordable Unit Qualifying Income. A. Rental Rates for Affordable Units The initial net rent for each for -rent Affordable Unit when the Unit(s) is available for occupancy shall not exceed the then - current and applicable maximum net rent provided by the County Housing Office based on fair market rents published by the U.S. Department of Housing and Urban Development. In each subsequent calendar year, the monthly net rent for each for -rent affordable unit may be increased up to three percent (3 %). For purposes of this proffer statement, the term "net rent" means that the rent does not include tenant -paid utilities. The requirement that the rents for such for -rent Affordable Units may not exceed the maximum rents established in this paragraph 3A shall apply for a period of five (5) years following the date the certificate of occupancy is issued by the County for each for -rent Affordable Unit, or until the units are sold as affordable units as defined by the County's Affordable Housing Policy approved by tine Board of Supervisors February 4, 2005, whichever comes first (tile "Affordable Term "). B. Conveyance of Interest — All instruments conveying any interest in the for -rent affordable units during the Affordable Term shall contain language reciting that such unit is subject to the terms of this paragraph 3. In addition, all contracts pertaining to a conveyance of any for -rent affordable unit, or any part thereof, during the Affordable Term shall contain a complete and full disclosure of the restrictions and controls established by this paragraph 3. At least thirty (30) days prior to the conveyance of any interest in any for -rent affordable unit during the Affordable Term, the then - current owner shall notify the County in writing of the conveyance and provide the name, address and telephone number of the potential grantee, and state that the requirements of this paragraph 3 have been satisfied. C. Reporting of Rental Rates — During the Affordable Term, within thirty (30) days of each rental or lease term for each for -rent affordable unit, tine then - current owner shall provide to the Albemarle County Housing Office the unit number, last name of tenant, lease date, and lease amount. In addition, during the Affordable Term, the then- current owner shall provide to the County, if requested, any reports, copies of rental or lease agreements, or other data pertaining to rental rates as the County may reasonably require. 4. Cash Proffer for Sidewalk Improvements. The Owner shall contribute cash to the County in the amount of Twenty Thousand Dollars ($20,000.00) for the purpose of funding the construction of a sidewalk or path (as determined by the County) along the western boundary of County tax map parcel 61 A -39 for a distance of approximately 175 feet. Such contribution shall be paid to the County prior to the issuance of the first certificate of occupancy for the Property. If the cash contribution has not been used by the County for the stated purpose within ten (10) years from the date of the issuance of the first certificate of occupancy for the Property, all unexpended funds shall be refunded to the Owner. Beginning January 1, 2014, the amount of the cash contribution required by this proffer shall be adjusted annually until paid, to reflect any increase or decrease for the proceeding calendar year in the Marshall and Swift Building Cost Index ( "MSI "). In no event shall any cash contribution amount be adjusted to a sum less than the amount initially established by this proffer. The annual adjustment shall be made by multiplying the proffered cash contribution amount for the preceding year by a fraction, the numerator of which shall be the MSI as of December l in the preceding calendar year, and the denominator of which shall be the MSI as of December 1 in the year preceding the calendar year most recently - - - - - -- - -- — - - - - - -- --------- - - - - -- ----- - - - - -- ended. - 5. The Owner shall contribute cash on a per "market- rate" dwelling unit basis for the purposes of addressing the fiscal impacts of the development on the County's public facilities and infrastructure. The cash contribution shall be One Thousand and 00 /100 Dollars ($1000.00) for each residential dwelling unit other than an affordable dwelling unit qualifying as such under Proffer 3.The cash contribution shall be paid at the time of the issuance of the building permit for the Project, unless the timing of the payment is otherwise specified by state law. OWNER MARY J I KENS 21868516_2.doc ZMA# 201300001 The Lofts at,Meadowcreek 6/17/2013 2 Code of Development for The Lofts at Meadowcreek ZMA It 201300001 Tax Map Parcels; 061AO -00 -00 -01500 and 061AO-00 -00- 01700 Prepared by; Bluestone Land, L.L.C, 1821 Avon St.. Suite 200 Charlottesville, Virginia 22902 (434) 979 -2900 ATTACHNIFENT T ZMA# 201300001 The Lofts at Meadowcreek 6/17/2013 Genera' I Description of Project: The land associated with this rezoning request comprises two contiguous parcels located at 605 East Rio Road in the County of Albemarle and currently designated as Albemarle County Tax Parcel Nos.: 061AO -00 -00 -01500 (2.44 +/- acres) and 061A0 -00- 00 -01700 (0.36 +/- acres), for a total of 2.8 +/- acres in the Rio Magisterial District (the "Property "). This application proposes to change the zoning classification of the subject parcel from R4 to Neighborhood Model District (NMD) as permitted in Albemarle Code Chapter 18, Section 20A. In keeping with the precepts of the Neighborhood Model framevdork,.The Lofts at Meadowcreek will be an in -fill redevelopment featuring a residenial community consisting of multi - family urban loft style residential units as shown on the Application Plan. Due to the property size, and the availability of other uses within one- quarter mile of the proposed development, no other uses are envisioned at this time. ';The site is currently developed with a single- family detached home on Parcel 061A0- 00 -00- 01500. The topography is primarily gently sloping close to East Rio Road, but includes some steep grade changes in the northeast portion of the Property. East Rio Road (State Route 631) is the western boundary of the Property. Across East Rio Road is the Treesdale site featuring eighty -eight affordable multi - family apartments. Treesdale was constructed by Bluestone Land's affiliate Pinnacle Construction and Development Corporation, and is currently being managed by its affiliate, Park Properties Management Company LLC. Also across Rio Road is the Stonewater subdivision, currently under construction, which includes townhomes, and single- family detached homes. The northern and eastern portions of the Property are adjacent to the Charlottesville Catholic School property. The southern portions of the Property are adjacent to a single family residence with home occupation for an acupuncturist. The Property is currently zoned R4. The Comprehensive Plan designates the Property as Urban Density land use allowing a density of up to 34 dwelling units per acre under a; planned development approach. The Lofts at Meadowcreek is planned for sixty - five apartments for a maximum density of 24 dwelling units per acre. When developing the plan for The Lofts at Meadowcreek, the intent was to respond; to the Comprehensive Plan vision for Urban Density and market demands, while respecting the existing terrain and minimizing impacts to slope areas on the Property. Further, this plan is envisioned as a second phase of the Treesdale 1 i ZMA# 201300001 The lofts at Meadowcreek 6/17/2013 deveio�)ment, in that it extends the range of affordable housing options, and provides an opportunity for shared amenities and shared management between the properties. The Property will be developed in general accord with the Application Plan, Road alignments, building and sidewalk locations, landscaping, grading and utilities depicted on the Application Plan are conceptual and may be adjusted at the site plan stage as provided in Albemarle County Code 18- 8.5.5.3 as long as they meet minimum requirements established in this Code. Compliance with Planning and zoning Principles Complies with Zoning Ordinance The Lofts at Meadowcreek complies with the Neighborhood Model District (NMD) zoning ordinance (Chapter 18, Section 20A). Although due to the size of the ,proposed district, some of the characteristics of the NMD are not applicable and Pre not included in the Application Plan and Code of Development. Comprehensive Plan L and Use Plan 'The Land Use Plan encourages infill development. As an infill development, The Lofts at Meadowcreek aims to develop the land in the most efficient manner "i ossible to allow the density anticipated for Urban Area. Innovative development ,bind design concepts are provided for this small land tract. Master Plan for Development Area As part of the Places 29 Master Plan, Urban Area, Neighborhood 2, The Lofts at ,Meadowcreek complies with the intent of the Places 29 Master Plan to be more urban in character. Places 29 Master Plan designates the Property as "Urban Density Residential" which designates multifamily residential as a primary use. By providing loft -style apartment units, the development responds to market demands of urban professionals and active retirees. Neighborhood Model Principles Due to the size of the Property, several of the Neighborhood Model Principles cannot be met (see Items 3, 8 and 9 below), As noted in the Land Use Plan, "it is recognized that as individual proposals are considered, all of the principles of the 1. Neighborhood Model ... may not be equally applicable to any specific proposal .... It is recognized that there are multiple applications of the principles of the Neighborhood Model, and balance, rational and reasonable application of those orinciples is expected." z ZMA# 201300001 The Lofts at Meadowcreek 6/17/2013 1. Pedestrian Orientation ',rhe Lofts at Meadowcreek encourages a convenient, safe and friendly, "walkable" community. Sidewalks are provided. Street views are attractive. ?. Neighborhood Friendly Streets and Paths The Lofts at Meadowcreek promotes a safe and friendly neighborhood to Pedestrians. Sidewalks and street trees help give the street a more human scale. Walking paths are provided. 3. Interconnected Streets and Transportation Networks Due to the site conditions and constraints, The Lofts at Meadowcreek does not provide street interconnections to adjacent properties. 4. Parks and Open Space Me Lofts at Meadowcreek features open space within the community and is ;proximate to Pen Park and Meadowcreek Golf Course. s, .a. Neighborhood Centers The Lofts at Meadowcreek provides open space with a linear community center park, and an indoor fitness center for residents. Residents at the Lofts of Meadowcreek will have access to amenities across the street at Treesdale through a Shared Amenities Agreement to be recorded prior to issuance of Certificate of Occupancy. Amenities at Treesdale include a community center with meeting space, tot lot, and walking trails. 6. Buildings and Spaces of Human Scale The Lofts at Meadowcreek creates a 'livable" community that is proportionate, both horizontally and vertically, to the human scale. 7. Relegated Parking The Lofts at Meadowcreek includes relegated podium parking beneath the Building, t31 Mixture of Uses The Lofts at Meadowcreek contains only multi family residential uses due to the Property size, and availability of other uses within one - quarter mile. A waiver I equest is being submitted concurrently with this Code of Development. 3 ZMA# 201300001 The Lofts at Meadowcreek 6/17/2013 J. Mixture of Housing Types and Affordability The Lofts at Meadowcreek contains only multi family residential uses due to the Property size, and availability of other uses within one - quarter mile. A waiver request is being submitted concurrently with this Code of Development. i?t is anticipated that the project will be financed with Virginia Housing � ?evelopment Authority (VHDA) Mixed - Income Program, and will provide affordable housing consistent with the Albemarle County Affordable Housing Policy, VHDA Income requirements stipulated are 20% at 80°6 median area income; 20% at 120% median area income, and 60% at no income limit. The Lofts at Meadowcreek is envisioned as a second phase to Treesdale, and extends the range of affordable housing options in the neighborhood, 10. Redevelopment The Lofts at Meadowcreek Is an Infill project redeveloping a single-family home site as consistent with the Comprehensive Plan Urban Density Land Use. 11, Site Planning That Respects Terrain The Lofts at Meadowcreek are designed to respect the existing topography of the site. The general orientation of the building fronting Rio Road minimizes impacts v n the existing topography. Steep slopes and wooded areas are within a �conservation area. A waiver request is being submitted concurrently with this bode of Development. 2,2. Clear Boundaries with the Rural Areas 7"he Lofts at Meadowcreek is located within Urban Area Neighborhood Two/ Places 29 and respects the Development Area's goals and objectives. There are no Impacts to a Rural Area. II. Reduced Copy of Plan of Development See Exhibit A: The Lofts at Meadowcreek Application Plan by W. W. Associates dated January, 22, 2013, last revised June 10, 2013 (sheet 4). Ill. Features to be Preserved (Section 20A,g.8,, 20A.1.7.) A. Existing Historic Structures: None. The existing single-family detached home was built in 1958. It is in average condition with no historical significance. B. Historic /Archeological Sites; None. C. Preservation Areas— None. 1. ZMA4# 201300001 The Lofts at Meadowcreek 6/17/2013 D. Conservation Areas —None E. Method of preservation —Not applicable IV. Block Characteristics Due to the minimal acreage of the Property, only two Blocks are designated. Block A iontains the formal entrance to the development, and includes a tree -lined street leading to urban style loft apartments (2 levels, l6' height each level) over podium parking. The building is oriented to the existing property contours. Parking for 68 cars will be relegated below the apartment units, and 12 surface parking spaces will be provided. A request for a waiver for off - street parking requirements has been submitted. Block B contains the Open Space and will include the stormwater management facilities and passive recreational space. V. Lot and'Building Height Regulations (Section 20A.S.i.2., 3, and 4) Black Minimum Lot Width Front Setback Side Setback Rear Setback Max Bldg Height NA 10, 10' 10' 604 3 Open Space NA NA NA NA NA Restrictions /Requirements associated with Standards Above None 5 2MA## 201300001 The Lofts at Meadowcreek 6/17/2013 Vi. Table of Uses by Block (Section 20A.S,a., 20A,S.e., 20A.S.f., 20A.5.1.1., and 20A.5,1.2,) The table below establishes the permitted uses, the special uses, and prohibited uses by block. The letter "P" symbolizes uses permitted by- right. The letters "SP" symbolize uses allowed by special Ltse permit only. The lack of either symbol means that the use is prohibited in the block. Permitted /Prohibited Uses by Block Residential Uses Block Max. A B Multi family P Unit Accessory uses and buildings including storage buildings P P Temporary construction uses P P Non- Residential Uses Types Affordable Units dMinistrative, professional offices P Non- Res. Sq. Restrictions /Requirements Associated with Uses Above (1) Accessory structures are not allowed between the building and the street. VII. Developed Square Footage (Section 20A5.b. and c.) Density, Housirng Type, Affordable Units, and Non - residential Use by Block MF = multifamily (Condominium is a form of ownership which is allowed in MFsection) Block Size Min. Max. Max. Unit Minimum Maximum Unit Min. Max. (acres) Units Units Density in units Types Affordable Units Affordable Units Type s Non- Res. Sq. Non - Res. Sq. per Ft. Ft. acre A 2.24 60 65 23 M F 10 13 M F N/A N/A B 0.56 N/A N/A N/A N/A N/A N/A N/A N/A N/A 6 r. .r ZMA# 201300001 The Lofts at Meadowcreek 6/17/2013 VIII, Green Space and Amenities (Section 20A.S.d., Section 20A.S.i,6. and 7., and 20A.5.1.9.) The Green Space includes landscaping for passive recreational uses. Park benches shall be provided. A fitness center will be available on the ground level of the apartment building. Applicant will work with its affiliate company to allow residents of Lofts at Meadowcreek to have use of amenities at Treesdale.. Minimum Green Space, Civic Areas, and Amenity Areas by Block Amenity Area — Min. Sq, Ft, Amenities Green Space Green Space Elements Block B Green Space 24,400 2 benches paths 24,400 Minimum of 5 flowering trees And 5 shade trees Fitness Center 900 Fitness center, meeting space NA NA Total 25,300 24,400 7 ZMA# 201300001 The Lofts at Meadowcreek 6/17/2013 IX. Architecture (Section 20A5.g.1 -4) Form, massing, and proportions of structures The human response is perhaps the most significant component of the creation of any architectural environment. As with the residential project across Rio Road (Treesdale), the Lofts at Meadowcreek is a three story residential structure; with the addition of a partial loft above. The building sits atop a basement parking garage, buried along the Rio Road facade, with the exception of a portion of the basement exposed for vehicular access.,As the entry portion of the basement is revealed, the building recedes away from Rio Road, with the garage entry more than 120 feet from the property line. In addition, Rio Road rises from north to south with the elevation of the first floor less than 5 feet higher than Rio Road at the northern end to more than ten feet below the road at the southern end. A viewer from the road will thus experience a constantly changing visual relationship. In fact, the highest point of the loft roof is 35' above the average street elevation along Rio Road. The top.loft level recedes significantly from the main building facade, resulting in a building with the dominant portion of the main facade only 33 feet from the main floor,, and only 28 feet from the average Rio Road elevation. ;< In addition, to minimize the building height, the ceiling height of each loft level has been reduced from nine feet to eight feet. Other architectural elements and features have been employed to divide the building and create a varied elevation, The facade is broken with horizontal divisions and the use of two color masonry that create a strong ground story image. Along the elevation, second;and third floor materials alternate between masonry and two color siding to divide the building into smaller visual elements, and the exaggerated stepped cornice emphasizes this division. Varied window arrangements along the elevation again emphasize both the vertical and horizontal division. Again, the upper loft recedes significantly from the main facade and steps to again break up the massing. Illustrations included are examples only to illustrate how scale, massing, and pedestrian orientation may be achieved within the Property, but are not intended to represent the specific form of the final product nor describe final design requirements. Final zoning interpretation of the project should not use these illustrations as the standard for review,of the project's architecture. ZMA# 201300001 The Lofts at Meadowcreek 6/17/2013 X. Landscape Treatments (Section 20A.5.h.) Area ;Specific Plant Type Spacing Quantity Special Conditions Location Street Entrance Street 1 every Shade trees and small Frontage Road shade tree 50 feet flowering trees alternating Small flowering tree Yard Grass /lawn Slope (no greater than 33%) ,Building Shrubs 6 Planted symmetrically in entrance beds on eithersfde of door Restricttions /Requirements Associated with Standards Above (1) Species must conform to the Albemarle County Recommended Plants list. (2) Planting standards shall conform to the Virginia Nurserymen's Association Gclidellnes for Planting. Xl. Descriptions of Methods to be used for Stormwater Management See Application Plan, Exhibit A Stormwater management quantity and quality controls for the area rezoned will be provided to meet the requirements of the Albemarle County Water Protection Ordinance, Xli. Street Cross- Sections (Section 20A.1.5,i.5.) See Application Plan, Exhibit A, sheet C -5. 9 w \alaool ow.rr rbr. gad \nxol.00 o�.r. rxoo ion yulalwoiG.c¢ap s $ ►I5I`;� Ilj, l�l � Illiiflllllfl � i §p pl pl a a n I I I I I �������������� III.II:•III I - -III i Illliillllll��i' � 4 '{}M'8 C0 ®xJEO O'A* ©0® O O OR � I R�� �� � � � 4 : �� I I ► I I I i I� � I x � I � III IIII. I a01 © ®� y III i Illliill Ifi���i !lli�1111111115 1111111 H �5ARIUMN nji 3 �a tQ tj <� � pig gg 9q;R9 H °1I si fills • TX O O.� E i�� E � �� � ys�n � ° � '� Z D �� E .5 lop Y: \tiJ001 p�YaN P Lero \3,]OOrLa 6'eYVn P lar sw \slwol�rnr..r.a.o g§g§ _ � �• \•L, �n � ,/ r I ./ .N \\� t\ \tt`tt\ -\::� V'• ^- •,- .,. -... 1, '� � ' '.'� .`��aY. \ i ,. _ ```; fo ♦ ` `�`,` \`t \`�i\is,tlilli�i''t �t i _. '� --,... ``.. �. `, / ` \\ ` \\ \111111 1111 I ,'- �Y ^• "� =�� _,. y 5k8 `.�. ``•`� ,•. Ly'`�. ,t f// •_ y •\ 111�11111��1111111\\. 1 ui� ���`` � / %f��� ,,�J1j `,1'1 � �.� ^ /```�, ^_,' Ill 11llll'�il ll �l'�I' /�'I'`_�- /<��...i . %i: � •-'�"• -�: •` •'` \� /' / / �}`� 1 ,\✓ _ ^- %••. `` � _J I I I I I llillll Il1A I 1 r' � %A �. . �;� ^ ��• �`. t� /y' \\1�/. _ - �'' � - -- �riiii''ll��ii ��I I,J', • \J '�0 ```` ` \Y'� �� / ` \� -' ` --/ / l \ I' _ _ `_- -__" "- : ii'iiiil l ; ��, ,,', -- 1� rr�t+l ✓ - ' ,`/ 'c` \'`'`" � - �� / -S• =_� ``t, 1 1� -'i � i I `i't` -____ '�_..Y�,i, / /,/ .!r rye.. , // ' r _ ^Y Ij l •• S:? ��... - _.__\'`It ♦/\,i 1t it / 1, ', \,` \i\``` '. //'�' r r''•i +: '` __ ^- _\., >` J i/•� ti _. N \ `, , '� r 1 I i 1 /,. , �a � .k . I/ /� xK l_J.r�`v `, t I /',�1 ` ,` \````; ``� "^ ♦`\ \ \`\ \ 1 1/ "1 I it /t ��, ,, - >' '1'�1 i' // �\V' "^ �� ` � " / �l:• <� `, ` ,\ \\ \t \, \:` \` t `I 11 i 1 rj / �i ,rr! �`L �' l , , i, 4 / `\`/ \ \_� -� 'i �i•//�t��lY ^ "_ ,� � � � / .• � " ,�, ``I � i ) i i i f'r /' / i, //r /ri%,�.- �� %r'�lJ �; r,=n= ` • � i - i i � 1 't.� l �i �✓ ' / i I •.l I : �' 1 1 / ' f'li" i�' ai r':"'_F. - `.�: /r' , 1 1 It �l •€I '�l 1 i` ^ .•.Ci \\`````I 1 , 1111,,, /, /r'L�•- _••`_ "'_��,\ Y ' 1 11 t r.) \ I,.!'-- �,..�•'-'_- I �\, , V /I l 1X6 ` 't (�7^ � \� ,• I • �v- ` ``���,�` - 'lam% � d ,, IT ..fi r ' li �• �•: ` `�fEF `t ` `���� •1 _---- "rY_ \�'`� ``\ t U \�\, ., , '_ I i I i r I A� l ) \, \N,y \1. � 'L // cam' ` {}�- -•y��I \ 1 1 \ ` , % I 1 ,I' � l ♦ 1 t i`l��' .• v•t \. n \`\ /\ ' /�a..� tl.:y 1, y. \`..,. �- •, \\ i - •,'"y- ` � ,I /��'ii u, \i\\`\ \�� , p$, i+,�`%"s��•�� � \ ♦`I 1 �`=''_.-,'- • ' �.::5•; •.- 4 ( \,;/ , _. \ 1y'\ i � c , \ �i - / �i./ �` ✓ / rvZf 1�,T rl � 'I y .: I •`'�: -' ' , I �''� -/ i \`ie/� r�♦ `� `� / I i 1'n � /t__ . \ LL �� i i i i .? 1\ i `� \�' �' Y i _ 1 J:r S . /�, \����° �`--♦, t, ,. �s✓`_� \`_. / %�' r' x _ � :`_ ' 1 �tl. �i t\ S; \(_v' -`� � //l� r '" r `� s �� n\ `�� [[ li� vu,•� ` �'N��\ 1 °v ' LLJJ //�Y'.• �_:�r -� „ ` � ail i �s'.I;r br'� +` ', •i� ` ^C` \\ \ ` . -1•` -.. $ p ___.. - - -- ' ` \� yyylll\ y / , / .`11:1 (g1..�� `a •V - _-----__, '- --•_ J•i � •`�y,! i r'Ci � � ''' ^'�l l , I / rr,� / / r! .•�� /li ', I11��'1 - _'�T�,I -� j � � '� j -[e % - ; '; l^r�: ^- r' „�T'< /11�1�`., �' i `; lip - - -- i •' ;v� , -a j %,'� � ir! i, '' "/7 r i i '1t 1'��.`I•' -` -/ ;4I �. •l`�` ,l\ _ __ ) ff It sj�R m r 'f, /;rrrr rri / %r .� , '� `♦ _ � V 141 �'N& �r /,llllrr �r / r I a• _ :`� j. i 1 R-- '_'- "°"°i "• I 1x 1;� r 1' , / rr N: Nrl��llnn' � i I i `' ='I' \. •u•,,/ ' � // \�� 7 iii. "}�'` ��` ���� j ^,�(�iJ• it: SR, ��E i i_ \ %!�ir'�ii'�iiili ll� �i Is i - _ -__ '- ,```� \� Z \�\'-\� \J ��.J ",ii lip``( ``i6•�,�`11t \I ` / I 1�i II / 111 ` t -' '- -- L-+� )i•1- `+`,�" -; , �1/ / ,1,'. _ \I r�l \`ti\ 1111 �� 'l - _ _- - ��L� %-= __t'C +`', •` I 1 l�, \ =_i v I ig Kws�. L17" 41'11�_ Ilk WD �INI 1A. wi rxl M'x 4W 29 SA3�\ N'N pa" "Ho Olt lilt 41 d 04 mill DIF, u:\vwxi osYe.. ws. faro \xlxof.ao ox.w >mce fan zu+ \z,wxlcavve.a �,� •I,/1 y `I , 1 I s cA i '� � $ \ \ I I ' ' •\ ( � `%, '''jar -- „/.�.� A I I \ - • —(— \ \ `\ \ �t ON _ '' `�`. ��. \ \ � �4.\ \ <. �� - \ \ �.•'� s \ \ Imo' `� 3� pig, 8 1i Cl ig I I I I� �•,� -�� \\ \•` \ �•'� 8�f y� • •.tY.kuYN Y, F8C °5 r I lam r�&3 IT' VV tlV _ if M \21JPP1 M14'w Ploce lolb\i1J0P1.00 Orient PAxe fort LWIPIJWILDkT.WS.Oq I Mal 6 I � i p 4 SSX� xf � Yt \ I > lh a '� 5' lLEWAIK .I b� _' a 4 . y � k tpSSd1E PAPot TEEFS¢4E PMK a . u q �� ii : • s Q pQ `� II v� yEIfY ls i S2 I I I I o su 7T d �� �� aqy EIf6TNC R/YI 3 °• f W- ' S CN6IWG F/W s�. 1 2 T11h, OCA'W PUCE IDRS TOP OF ROOF 512.1' THE LOFTS AT MEADOWCREEK TYPICAL BUILDING SECTION a 0 oil I Lofts at Meadowcreek Code of Development Exhibit B Ir t t h jam,, �+'_��� /� � •�� �, Tom. i �j - r t C I'M W-7 L c_.: Lofts at Meadowcreek Code of Development Exhibit CA Ali Ir t t h jam,, �+'_��� /� � •�� �, Tom. i �j - r t C I'M W-7 L c_.: Lofts at Meadowcreek Code of Development Exhibit CA l Lofts at Meadowcreek Code of Development Exhibit C.2 r� t