Loading...
HomeMy WebLinkAboutVA199200010 Application 1992-03-09 /- 1 0 of AL3 \ 9 a - "I �� .. FILE .mUMBER APPLICATION FOR: � > y (che one) o I-I i 1111111 ,,'r, -��9(1 El VARIANCE U �, .m C=7 DATE SUBMITTED ❑ SPECIAL USE PERMIT 1 ' ; 65� Asa,- (see Li REZONING � �_ �EE PAID reverse) ❑ Z• ONING TEXT AMENDMENT �IRGIN ' a CIMOBILE HOME DATE OF PRELIM CONF. ❑ H• OME OCCUPATION❑ A• CCESSORY TOURIST LODGING AFF 4,'/114)1.-2)(77,44. 1A.PI'V44- T PELIM. CONE. L Iv. )7-I've-- • k OWNER (as currently listed in Real Estate) �'� y�� `��'qq p -7 Name M a e MEU.0N1 Phone ( )253 -CIS/ Address PO$O)( 6StS / 3�0 oksde.be Chad-1 , artb-t41fie Z2 b , ' s APPLICANT (if different from owner) Day �q 3-up 5� Name MIKE M El.1�01.1 Phone (—) AddressFp FON4, 6598/ 3360 FeuksisdcIN, c"f'vtd[e5W/f. V4- tZ ' x CONTACT,c PERSON (if different from above) o Name t G OP Phone ne (,)L5N - I Zy Address iir, 'f il 7 X IAh2IZ t S 5T.1 c IV(U. VA Z2 O ( LOCATION: ( / 1..);e7\1S SH0PPtn\k C\ `? TAX MAP/PARCEL NUMBERS (use reverse if needed) N. ()40 I 1. 04600 - 00 - 00- 104 3. o 3. - - - 2. - - - 4. - - - 1, ISa EXISTING ZONING i.j PROFFERED? Yes _ No . Acreage if different DESIRED ZONING / PROFFERED? Yes _ No _ Acreage if different EXISTING USE I(e 1 :;/Ittk7 L � T- PROPOSED USE �� ORDINANCE SECTION(S):D ,C• ', EGf, WCG .S-..A `P C;1 / (4i1-14 'In Ckdr . eu''4'153-� E DESCRIPTION OF REQUEST: I b WA U- S C�1N�C'�� : 1 L. N f� rir iitt4. rikoAlrfKiE 5-0 ff. A-Lb - j'ififte... s JUSTIFICATION FOR REQUEST: .-A(--c f,', " t . , • The foregoing information is complete and correct to the best of my knowledge. I have read and understand the provisions of the Albemarle County Zoning Ordinance applicable to this application. I -� ���� Date , 19 ice. X • Signed (Owner/Contract Purchaser, Agent) Fee $__ (S " Date: Paid / / Received By _ 1 + -1 4) VA-92-10. The Gardens Partnership rners) . Property in the Gardens Shopping Ctr, on the E side of Rt 29, of Albemarle Square, and S of Woodbrook Shopping Ctrs. This is the front, Pier 1 lot A, TM45/P104B, 'mooned Cl, Commercial, in an EC overlay. Applicant seeks sign variances to amend the prior variance VA-97r to 1) reduce the setback from 30 to 25 ft, and increase the size from 18 to 32 sqft, for the location of a freestanding sign at the entrance to name the development; and 2) increase the size from 110 to 160 sgft for the location of wall signs. \qlr\ ___,dy ,l etiet44* C/L 1/a,,, Proposed sign code Gardens Shopping Center 2/24/92 I . Proposed that the remaining parcels be allotted one square foot of wallmount signage per one linear foot of frontage , that the aggregate for shopping center not exceed the total 774sqft . Parcel A remainder 49 ' Parcel B linear 244 ' corner 30 ' Parcel C linear 271 ' corner 180 ' TOTAL AGGREGATE 774 ' • II . The method of allotment generally used shall grant each tenant 40sqft , for purposes of computation. That a maximum number of tenants would be nineteen . 19x40sgft=760sgft < 774sqft . III . Proposed that individual tenants may have more or less than the standard allotment , and that national tenants who may require more shall never exceed 100sgft . And that in no case will the three parcels total exceed 774sqft . IV. The sqft shall be based on the rectangles enclosing each individual element (one rectangle per character) or based on the actual face square footage . V. All signs shall be : Wallmount Channel letters on exterior raceway UL listed , aluminum construction raceway to match dryvit color faces to be white with exception being made for national or larger tenants returns to be a forest green #6008v , forest green letter size to be 20" to 30" in X height No cabinets will be permitted , except for non—lettered graphic /logo artwork . ._ _ coarn/o \,� C i / ' .LT NORTH� Clr . Le 0 1+ — ��r'� az�vo /3o N2 R -r\�� -n in 1� - r 4• I o m ty,J^rq ix, �� �3' � J'� `11 � ai F Oc v- m 10 1Ocv o ° J �Q O o2.• N m •04'o ' ^- hi p III W3 m o m A.,• A �0Nr a snO � - / 0 __ o (4 Z.;:' O 1t. O. .. C -I � o . 4 OO mJ -i •O N 61 en �\? rn w ' � ?g° rg•/ ' o 4 /g •&oti cv 9 n \Z 01 -r 01 0 Z / io \. \�S, nO gs .ts I m � •� /z,-, :- r -1--, • 1' tir�4)v' a "ss8�ii%y 3\ \\/3 / ANC C ��....... A �`\ c1.Tl-0n C1 \ �'0 5 ivm-4 c)~20 CI) ll a io p ��\ XI. ��� / %\ 0 a. y W _I m cD) (� N( ?3 \ \ n7 ` wwm y o W �� Foa o •r "0 \� ���`a �m m rrrrrrrr a . • �l �, CO JO,NA WN-Z 5O83p'S1�E• /-v+'•�s rower L\cv°�L •�,J•a�'� c -3i ZZZZZU1rfZ _ \/ O / N 53 1� `� N W OI CD O A fJ, ra' (74' \\\()' `" N D co �- `�� `�' .l�\ moomu,mWmD m � �1'.4. ? S\ \J // �, � `l��\�� ut O A O O W A o-I O co 8 q pr/� g\\ `,? ,�� f� D D LA co p O -/iii/y orern`�g\ 4,/69 ',, .y 7- a - m -m ro w o-o o Psm/ Tess/F�s% \� .Q) c� CD 3 'i L.3 '\ s 9\ 5 ro o mmmfmmm --,I--....,... NFro N T'\ m O O z'' CO O O .C2 o - o. 1 - mw-ID t00,n En �-r' m - _ I Q N � l`m fnJ NAO-mN ..,n , N• N N L ', ]' V cn• Nlli000'o 4zc•3 io N D m tip' .H•p 0 o C� z. O m 0 Nmrnoo-mco N =m J _^ n LLB L�,'c1H���ic�\ �` 3 ] , —I 3 0 I 00 -d,iyc�N i C\ l� `.< L •c ova o .' Q 1 �... �4�3QY L\d1�U\ c�1 �� 1) '" CD .moo-= / Oj r p O -4 / m 'L I rrrrrr D l O O / F i �' �� 0 OOOOOO O - //f J�/ :• � �cn •S c..o 53 r nmvnW> D • ,o V O .. n 0n z ? i64 05' n 4° \ C cp l� ` o3o^ NN-w �1 \ � au N-o-o- s 3 - °o L• �QD iOt����Op0 \.•' c� 3•0 • fll � •' o J ^ <'-o c Nm ` C N N W W N J ivNS�O \ c// D n Dn DD Dn V'.) j N/ '\ \ H n nnnnn• 71 v cn D n - m u A W N- r 2 l�v1s-r O nco IJ D W D 0 Dro0r. m Z Am o WGD2� Z 3-I x-rvxJCn-I 0 G7 OtD00- (n P1 P _ nnmmz m r^ co -r v1 n g 0 �x zornmzo= < mom nx c m m0ZZm-X -.1 Zx a WZ io-i -r xm 0 mmou) _ -1Ao--Im I. — K r 1 • 1 < z n0004O ui Jm z7 Dmrr, Z 0 n O �2 m��i.v •O x�fnS iN D 0 - -'(Or In mm�mm n O--I _<ZXZO D -' in minom tn?‹ -, m 43mwmo N II .� 'I _ II <n_D• A 0 <N nIO ZODm X 30 EvDnz~�1 '`- c) nD'� `G I— -) n o ODA� m mo 0° 0A m�55 Fri , PvlmmpzZ m x ozm O 1 O M M z �mzz n= m pn'i " F�oo'z i C ov -Imo0�0 c �' m00"�'{ N 0 --�Cmm00 m0 ov-I�7 tWi,xofnD In Cr ZD �pm�z'1 n m Oc) . _ ZOO ,-IojZ nt,,m mmo OJ'OZD D = 0 ri,m--IIm())-1 0 y cmZ<-I n O m 1mr7 _I mu. - Zo�fJ + A n r�z +v�nr In. n omx i r 0 r m ') ornm0 O rn p2 m-Ixvr -i mA cnm�l mJ> N f- -I mmD N z rrn D C O Z J Z Z1 r W WAol,N 'Y. x m J n �1 v) m r A m o o J U1 o my o 1 --a I�TI -� m Z -I A'AVZ oo�o 0,mu) xv'DocAi r� 1> 0x o -« " m-I= -< K n�zm I�mz�vNz w,..tiiirl)m z a� v�Z�mv m r o 1r O m - D o mAmrnil 'xN<v1 ` -O--1 u }w noo a°� o �=+m�z Di CO � x ZZ�O rrm Jam' #mp '""I Z a-,.1m K z tD 3 G) vD I 3rr -I m�mX m �aro=m a ioov CO xi (n 0 3r0x DDOm, Z 11o2 GI DJ-< 70 nrm tn.'Io r W33Z ' M O -- zvC)IA om<< A 3nmo~m --Iu1< _= mzmm� . - -1 rnM =-IXm = m- cz)1m -Inrm-Dzmz1 n-iNzx - Z P1 D Or*t Ooom 0mm rnN A �J o oz_m nxD m A`Izo2n �mm wZ z �mcn i',. D {mz �3 N fin_ n x33-+A- a -invnc - D =. zo mnN °a3rz„-Iz mN m1Zz1cmv) m -�mJ-4o . : CO v1m r < A a m I IN x z CO r mDrmo N�O ? ZyU1nU �O �47..,M---I ��oAv<-1 CO p A w_ nnx °c) -1n mJx o o0 rm�o mm 61 n1zm0 •om Or-mn.i \ DOm Io'x-0z (� DOln aD �'• W rZl mx xm "0 mm () .Z�7 • ?oo v� mzim- {omZ A mv�� C7 1O o m co • -1 - z s .,. . v,• II r l s• t-N - -1 .. . ,, \ ; . D a, E +h 6 IT e N �s.90/SfLLOS z/ 92 49/ 1B}—}----. n • o as ,?nvmssva-2 1 0� rvd Q M1 I — J � re- '�-•'• t . Q, I�4 UI °mo , . • • . t • I �•Q :Sr r-rt x ,n 0 _ SQ Osr I I «� —r+ I` 4 N v 6� - -l'RI — — - rN . . r N V ' u n = 1. ei( • to ....::.:. • '�::: • ivk), a• 1 b,M I e- _ -— ,: I u „.... 0 ��15 020 '+`� I' Q — I i. a I o� ' \ T` L F _771/7 7 fy_.7_47,-,./ :.. :: \:. ' -'s iy______ _____ I G 12 Imo. y J\ ��/ : , aI —'`'�I R : I - - •.1, 1. ,.•. .b 3 "• [ [——.. . ..1-• • k > .".* 1 •Si, ..1 :a•-) tE5 6� 75' = 8 PAGES leg- N. , I•I c I 1 — — i \� /S� cSpACE� _ q/ foe : /2 5P,rC65 PI ' , a '''.. I ---;-- ----- 4II I ________________ I h: k --- �lik k_ Ii: !T---- '--- - - 7--- r — 0 I/ .6 Px. O14 co, ...... . . .• ••- / . N _ I PROPOS D CG-b - - - - 6ui; inc, -P. 1- - y- / • 1` �� y �j � '(- c ,�� c9 c o4. V eiv • � rE . 2 9 �`4 �� G� p' "� 3 -- i, ex. e2. 'y -- - - j — - - - 1 r /5' 0 /5 ' 30' y5' i X1-\I8ill" A ,g,C g6 « a w.:.4 .__... -• ___..... 17. ! ) -#::.! "4, L.,,.....,,_ ...:„ i(() 1, 1 )-4: .._ - .....,..:„.---7.----r,_, f- /Ili) 2 .1--L' OPPIIHO CEKI7E' ''' _.,, \ 1 `( st, _ ____ ? . .. 2,,, ,, ; ,,..1 . ...„ , .. . i.. , ..2= I e,,- --::, . .:.;. „, �, U r D{Sc_ 4 -01( ,P6AcQer) INC SCA1,E I 26 SAi\hDB�t /20 W©aD Pf EL ? 3Z 4 7>AkK G2Ettv BRG<G2 D ,Bt4s o 1X E GAa)CN5 IA) W14i ! - ). 9coov 5H0PP►,' Ca\kik /I 2 iZVLe5 tN zr 00,1 gGUE *5E '/ ✓ irvrrcgrDR Sbfwg.. IN lIAPO iR ) 62-00V cvPl\J ESL, I LS IN cT-ge $t vT: 5 66 y V EXTe bk. Pb . . IS Clx {Z 1'J O ?oSi5 cah\s- .uc M ?r C.61)419.. Fget7 ( j. iDg �iGurl YI •- voA S 14 I-IOp/V HiNbe J In) I vocc ct.(2) 3ooWr AlThep To No,r OU€'2SHoo7' Sryn)) SKY S1-1/CZat'0 L► N)0k ; BePMO UPS OAXi'1(P) D 2Y'') l9'0l77 f vP 0 ■ IE tILWrimit• SIGNAGE Interior Signs Exterior Signs Retail Graphics Construction Signs Industrial Signs Vehicle Signs DISPLAYS Conventions Conferences Point of Purchase T-SHIRTS BANNERS & AWNINGS INSTANT LETTERING ADVERTISING SPECIALTIES Bumper Stickers, Decals, Labels, Buttons, Binders, Etc. POSTERS GENERAL SCREEN PRINTING 108 Second Street NW Charlottesville, VA 22901 Phone 804 295.1924 April 10, 1992 Gardens Partnership P. O. Box 6598 Charlottesville, VA 22906 Board of Zoning Appeals of Albemarle County 401 McIntire Road Charlottesville, VA 22901 REFERENCE: VA 91-28 Tax Map 45 Parcel 104 B, 1, 2. VA 92-09 VA 91-10 Gentlemen: I am writing to you in connection with the referenced variance application. The Gardens Partnership L. P. is the owner of the Gardens Shopping Center which is a phased development located in the prime commercial district on Route 29N next to Albemarle Square and across the street from Rio Hills Shopping Center and Lowe's. The Shopping Center has leased approximately 37,000 square feet out of a total approved plan of approximately 72,000. The final construction phase is planned to begin in the near future. The Gardens Partnership L. P. is talking to potential tenants which include a mix of local independent business owners, local franchise operators and regional or national tenants such as Pier 1 Imports. In all cases, signage requirement are of extreme importance. In an attempt to reduce the amount of requests for such actions and to present a consistent signage plan, the Gardens Shopping Center has proposed a comprehensive signage plan. Board of Zoning Appeals of Albemarle County April 10, 1992 Page 2 A stated in staff comments, the requested wall sign variances are: a) to increase the size 'of' the individual sign from 35 to 100 square feet, and b) to increase the aggregate area of all wall signage to a ratio of one (1) square foot for each one (1) linear foot of business frontage. There will be a minimum of 40 square feet per sign, and a maximum of 100 square feet. In no case shall the total allowable signage exceed the total for the entire Shopping Center based upon the ratio of one (1) square foot for each linear foot of business frontage. This involves variances to the Entrance Corridor sign regulations Section 30. 6. 5. 2 and the underlying district, Section 4. 15. 3. 6. In support of referenced requests for a variance, the Gardens Partnership L. P. presents the following information to establish the existence of the necessary criteria for granting a variance as set forth in Section 34. 2 of the Albemarle County Zoning Ordinance: UNDUE HARDSHIP 1. The Gardens Shopping Center consists of four planned buildings (three constructed, one to be constructed) which is designed and marketed as a unified shopping area. Tenants are required to comply with specific operating declarations and share specific common area maintenance charges. Although the subject property consists of four separate parcels zoned C-1, the nature of the shopping center and business requirements of retail businesses dictates that a logical comprehensive signage plan be presented to current and future tenants. 2. In order for this to be a viable store location, signage must be adequate to identify a tenants location and must be comparable to commercial signs along the Route 29 North corridor. This is why a minimum amount of signage (40 square feet) per tenant is requested. The maximum amount of 100 square feet would be allocated to users who would occupy space of 100 square feet of frontage or more. In no case would the total allowable square footage for the Shopping Center exceed the ratio of one (1) square foot for each linear foot of business frontage. Board of Zoning Appeals of Albemarle County April 10, 1992 Page 3 HARDSHIP NOT SHARED BY OTHERS SIMILARLY SITUATED 3. Variance have been granted to other shopping center properties over the past 36 months, often in reliance that the proposed new sign ordinance would allow 1. 5 square foot of sign area for each linear foot of building frontage. Under this formula, the total area requested by the Gardens Shopping Center would increase by 50%. Examples of variances granted to other similar properties are as follows: a. VA-90-18, Tax Map 45B(1), Parcel 1B, Wendell W. Wood (Applicant)/ Federal Express Center. Variance granted permitting applicant to erect 1,150 square feet of sign area in HC district, exceeding 200 square foot ordinance maximum of 950 square feet. Wall signs to be measured by 1. 5 square feet to 1. 0 linear foot of business frontage, limiting 1 sign per tenant and no wall sign to exceed 200 square feet. b. VA-89-69, Tax Map 61Z, Parcel 03-11, BPT California, Inc. (Applicant)/ The Centre at Branchlands. Variance granted permitting applicant to erect 1,150 square feet of sign area in PUD district, exceeding 20 square foot ordinance maximum by 1,130 square feet. Wall signs to be determined on basis of 1. 5 square feet of sign area per linear foot of business footage, limiting each tenant to 1 wall sign with a maximum 200 square foot limit for each wall sign. c. VA-88-57, Tax Map 45, Parcels 93A, 93C, 94, 94A and 108, First Interstate Charlottesville Limited Partnership (Applicant)/Rio Hill Shopping Center. Variance granted permitting 2,400 square feet of sign area in PDSC district, exceeding 200 square foot ordinance maximum by 2,200 square feet. Area of wall signs determined on the basis of 1. 5 square feet of sign area per linear foot of business frontage, limiting each tenant to a maximum of 200 square feet of sign area. 4. The placement of the Shopping Center, at an intersection of U. S. Route 29 North and a private access road, coupled with the decision to avoid the use of a free-standing sign, mandates that signs be placed on the building --- on a large enough scale that the signs are visible from Route 29 North and the private access road. Board of Zoning Appeals of Albemarle County April 10, 1992 Page 4 NO SUBSTANTIAL DETRIMENT TO ADJACENT PROPERTIES 5. The ' Gardens Shopping Center lies within an area designated on the Albemarle County Master Plan as a shopping district and is located along the main U. S. Route 29 North business corridor. It is bounded on the South by Rio Hill Shopping Center, on the North by Grand Furniture and the Woodbrook Shopping Center, and on the West by Colonial Auto Center and Rio Hill Shopping Center. Woodbrook Subdivision, a residential district, lies immediately to the East of The Gardens Shopping Center, but none of the tenant signs will face toward the East. The character of district will not be impaired by granting this variance. Letters of nearby property owners in support of this variance request adjoining property owners are attached. OTHER CONSIDERATIONS 6. Given the location of the building and its relative visibility from Route 29 North, and in light of the fact that no free standing signs are being sought by The Gardens Partnership, it is important from a health and safety view point that the signs be large enough to be visible to vehicular traffic travelling 45 mph. 7. The overall development plan for this shopping center calls for limiting its tenants to using monument signs and wall signs only. 8. The methodology for computing sign area that each character be counted individually has been used by the County in calculating the Ames sign (Rio Hills VA 88-57 and Pier 1 Imports VA 91-15). If this is a significant issue, The Gardens Partnership would agree to a computational method of counting an entire group of characters. However, the real issue is that the small local merchant who takes one space should be guaranteed a minimal amount of signage (as requested - 40 square feet). 9. The Gardens Partnership would submit an update of each tenant's signage as computed against the total frontage (774 feet). The reason The Gardens Partnership would not exceed the total using a minimum of 40 square feet per tenant is because approximately 60-80% of tenants in all Shopping Centers occupy multiple units without maximizing the total allowable signage. In the alternative, The Gardens Partnership would request a ratio of 1 1/2 square foot of sign area to 1 linear foot of business frontage per business. The point is that perspective tenants require signage in order to operate a retail business. Any administrative issues can be managed. Board of Zoning Appeals of Albemarle County April 10, 1992 Page 5 For the foregoing reasons, The Gardens Partnership L. P. requests that the Board approve the variance request because the strict application of the ordinance would produce undue hardship of a nature not shared generally by other properties in the same zoning district and vicinity, and because the variance will not be of substantial detriment to adjacent property and the character of the district will not be changed by granting the variance. Thank you for your consideration in this matter. Sincerely, Michael J. Mellon cc: Amelia M. Patterson, Zoning Administrator Robert Kroner, Esquire Proposed sign code Gardens Shopping Center 2/24/92 Parcel A remainder 49' Parcel B linear 244 ' corner 30 ' Parcel C linear 271 ' corner 180 ' 774 ' Total One square foot of wallmount signage per linear foot , aggregate for shopping center 774 linear feet of storefront divided by 30 foot fronts equals 25 . 8 tenants maximum load , no large renters 774 square feet of signage divided by 40 sqft each tenant equals enough for only 19.35 tenants . 6 .45x30 linear feet must be rented by larger than one—unit renters ( 193 . 5sqft beyond the 30 already counted . Wallmount Channel letters on raceway UL listed / aluminum construction raceway to match dryvit color 'ILA(' Each tenant allotted 40 square feet Computation per John Grady r � (..ts ( smallest rectangle or circle per word or logo) letterspace is counted wordspace is not counted linespace is not counted Letter size to be 20" to 30" Color to be r1/, Return color to be 't T/t3 16-.Z'0(" na.�y� ;, FRt tialh -- �e4-Lt„tg (ob, ,A)i(I iY • '1.-.-:,Z........1,1\....\....• (1 II,,Q . s- - 1- - . , s ., , ,, . •� ti ( E3. i s .,,'. Q' N 0/Sf�IOS' Z/ 97 • EiCh n— . . n SSc 7 021 /bo' • •. ....: :.... k.1 0-41 .- 4-7 —I :V -'••' 7- nn O �'/ < O ♦ �.. / J C�RQ � r•� • Q• 0 j N I . s • to �-�-- `. ---- l . . < a _ -• i1 _-4 c�L 0 --, I w -sue j ` ' - - - . . ii N II I 'y- -•V . • io • a Ill • 1 i '. 1. 'I . . . ,,,I • v�� 1�� 1E- _- ,� u • I _ • •• • ;k1N) V �' • Q : I L. r. mac?` • .`?; • 1 i ll • rr----;-rO• •...• ••: • 1 _. _. . isd, • •• 1 • 1 , ...„ I I I I I ":1 - ; a . K tik,,,, . . . .. � a. .- i• x �• u�' co Iv 5 tigd 75' - a PACE g leg- i \ I •i ( (� ..-• , `-'i•--- ----> 73..., / - - - - •-• ••• _AI . '4 -5-- _ liariii ,.. i........." ri P4 CE5 - .� /08 : /2 5 PACE`5 G�.L 1`�1 1 A 1 v I. I 5 :113/1C-K ‘(' . 4,14)11i 1r ! v:e an/A Vi• 'f', \N"-7.-ql.tibliab 1. . .T.. . . -- _ 7,,.___ _ h_ I CC,-Z _________I T-- • — 1-1. ' kiki 1 k74 „„, ,_ ,,,,,_ , ,. , ,... ,, _________________,_ • ' ,` �X ,- a to 1.\ I • � -0 - . . _� �.. �� ��� �� • I V - ..... 4,,, i ` to \ .. _ _ _ .. . t s • • • • • . . . . . . •• - - - - - - - - - - - - - - - .-- - - - - - . . . . . _ . . . • • • • • ' -,/ ,1 SYo,e M o /ti`,- �' —O=_� _ _ , . - . - � -- PRoP0-5�0 G G -G -' - - - - �cfst-tc� e P' ' - •` li e • 2 9 • 4; . % . u1C- p° io /6 ' 0 /5 ' • , 30' h/6' 1 r 111.1.11.1 - LV VV-00 I + -31 w. >- W o U co W J 0) _y -J aL CC Z �' = W Hz W O 0 l.i_ <I • W e W QWWZ 1- 2W • 00 ►-- wZ }--- co wty T wxl_ Cr J � •n - a s (nc3Q n WWQ 1_ w Olio OWZW CL tn � J ONFT) cc pO (7 2 ►- w � a ►- tap U. `` 20 <� • trim, WUa 000 > Za �5 • 3ONF- 1- W Do Q - � M� a Q1 � N Lz �Oaa ~ mCr co~ J >- I-- • � �> > WWLJ •% 1- 7_ ►- zg7p` NQW ~oz • 2N J - •• D < to0 ►- a - � � � L L a - ate t4 � � LN J ►- .. /Qy tnCL z zm a Wf- oIOZIl Zxa W- ZO (D LL.Q d- W = O OL�, 001- O 1 LY a. . c2301- Z mm � t�la - Jar m � toWou; r �, a W Z - 2ZaF- U a W QwF-- 3l.,_ z .z >-� (1) we 1- -- 3wW !- - ►- o°- zW `= z . > cn � n 1= owa w > > � `D Wi- Dw 3 I— (� W .. Zaoicc az �0J' l 1.1 w >- CC Z aW I- /�/�n - CO 1 2 O O O a ILI m ~ O a a � Z a U O w ' cry w J J 5 O( Z 22 0w2 V > L w - L o 1- ~ o (> (n ° viam o - ax (nw � - W +- J2Ymm a3 `� ►- y c� a no ►- Q- ln mamma cnJw � m //�� CQC 1- 1 w1-- O J CO (nwaW Jn J � z = �� (n w (n OW - F- WZ ja V/ G i = Om ra a t1 `OZOI- O -- 2 a0 ►' Q it W (L � o ►- Ol' Z3 " W W v- � }... W arro a za -crocn � - wa _� Wo oa � � ►- . w E'- :a., p0 O m E npw0. J ;il �• mrr a1- w1x ' " m CCD °o � � Z 1- 05 a W J Z i Qww ►-- J afOtnw0 � CC h --1p2 ~ W w � O OCC = O 1.110 `' O' J Q i two a 0 u► -� ci Q -) ►= i-- • z Ur w U of ►Ui -, _ co a cn t, cn w J U ~ > Z wU' =O vi C 1 U id ►- l CC 1�1 a 0 _ < a Q 0 o Z m (I] M U 7 n o a Z cr CL 0 I >- zpao w O oa � u_ 0K ` az ..O a - � 2N �' 1- 00 � a � ��,� � U j w )--•u. 0woa ►- ► U `o` Zooza ' - O H Ztnw >' S N v; Ta ZZWX Z Q O I. WZO U 2 za0 ►- 1- � '• zJ Q. `n cw _1 . J o w "' p OOQ � o w W O O 0 . 0 a , _ In 0QLw (n .J ' W .- F > 2owp = a � z _ _ wo - L_ _I >, >• Jw c> X ` tnI- oza � o\� C >, 11aza >. a_ N ? o _ ry u > Cr CC > to w J Z ° CrCC , cn cn to Cl - 0 Op w Q1 zZ5toO - aW ` Q O YZ ►- O a W V W WN _ N > W 2 (n 2 Y C p1i1 � � 111Z � 1 Oa 7 ILL V � � w ►- M O � a0002 > Q � W W � f- 5 Z tnaA .21 W of L UJ W0 ' lil7_ pW W O wU '- QONW oD W aOZW WQU O 2 �, wow > ZozwWoz 2 _ o � 2a > m o a 7 •� 000 a o = ir: W J 1--I • (n _ 00030 O O I- OD (Yo •- X I- -. Z =cns2c� m z tijW D y UJ= vN 41 Jp m L� Q CO to o 0 H 0 (f) a s o (— _ --J o =I N M V iti t0 (n - 0 Q (n 47 • O \ ♦. C E aQaaaa a v \\ Inc to - • Cr N f� ti M M N N •-1 .I \ / Oa 5: • •> to Q - a) a) r- - o O ~- ;N\E\-\se • O0..E b \<�� , c� ,boo 2 0 CD • o -- - O - O - N CO v v <>� rL\ >- o Cl. �' •<> O '9' 1- N 3 CI) E D �j •\ pj D` �.. a 6 !rjt; Z u U (n ib (? • 1 z 5 - O 46 v► iii a m u o w w J '` to 0 .a S� /- -13 •C 000000 C) •� , ... .-..;C.- / O cL COCL . r ,\O A/X `l� nj(\ • D 0. 0_ QUO - CT I C �� 1`1� t�C��l.)I `� • '�CV ' :al U) z C4 O,/�` c O 1).\ t'` pal W Q 0 (� a a o v co 0 o M (� m U !!�� Q U ,' C a1 t - N (0 N 'L t" Uf) t0 t0 Cr) Cr) - M t0 • ` . p I Q O (•' i O ` , - L. on u � r �,� 6 ss J N 7 \ , rz=-. www3www y , °' y ` c)t , \ ad�/SsaJ /( • (IS V) d tOONNM - > ) 1 \:'1 6 Q Q U �- r \�°� Jd p co O t- OaMOOrJO � \ �V �� S 'be, m tD Q t0 MCOtnt00CD D t> tvl c\ \� 9• ' 1— In : : : : '�00� • zzz <-1 .� N ,�s S j\ .--- 1. w t.c W ��� L a�` \��• \� Q h� •� / 3lc 1 JJJJJJJJ 1 • vi(-., cc LI J r (,�m m �' \ co\: „„ d M M �, w C • \ `\ �' Aq U 1� N a: a: 0 M S / t--em M N co v W -- Co CC V) CV o ba,....., c _J _.: E.c.> <c w ao C-j Ix -C \ `Y. Q cc lam' c Q v FS/ . \�8�ss 4-/// b- (0 et T \.� m / ram' \ aJ• p J W oo � N , . F-- N - of .sco a = >' � > NI- a xoW ¢ zi "'N O • J T t0 w oO Q 0 ~ ) � � O� ti� O °- o � tn ` ic. G NIA• r _ k)\1 C:L1 I ° S p zcu ao� m • •� � � �.; = z . N. �...... I H12dON l-7 • • �� NQ ,t '011P11111 ' • c -. ai VA-4 . f, lz• 1. Isl. ?h o ' \. \ \\\cb\ \ \ \ ,k ` I Soo S.F \„..11-c' \ \ \ \\\ tia % ‘ \ • (Match to Parcel 'A' Below) oNIE. \\ ��\09 j \ \\ -/:�� ���' , A 6 a K -A\�� • a ,\ \ \ \ \,‘, ,-- L.. . . , 4 , , ,,,, -, ,_ \ \ • ••• \ \____,_--------- .‘ , ,h • . %', \ \ /%ti \\\\ lk ' . ' ti \\\ ....:-. ....t) 0 .- . ...----- vo, .....:•:.• .- .\\•• \ ,\ \ A ilir ,,,,,,,6-----\ ...\;/\,.•.'..-:.•' : 4:\ • rl �� \ r5. 4�s g' \ \t - ,„At:r>,„....)1 \ \ AG. •Q / • -1. (/ P �u .{O i \�� - ,d I v\z \ o \ q 10 \ \\ \ f _.„,...-\:,i / "W.z 10 h1k / \�. / Nu rAv" yar" fiL % A� 1,1111,- ,0�.) V \ A ,Q ,\,\,t,:4( ., � �� / • �. . \ -6)- tea- � v-f/..17):::- i - ;, . ..- . I . . ,oce . , I:— , 5 tie' � � �A .- ,v, / I H \ \... ‘_ --1:*.....--... . t \ I?V, \ • '\ ll. a.:i�^�S. A.`. / ,,. \ ;/ z O \ , ...,„.,:.... . „,,.::i,,.••\ \1/4 ,c,,--( - ......,-- . .., a_ , , , . it\ILine , __,,---_- ,.411, c ihe . . •A ,g % ''''..6'-01 ., ' • \ ,....,1\----- .,s • _ - . ...••• r----/ir 401 If .AA \ tilN0 / i : '° -' VilYrij : \r‘ --"" \ i• ‘..k „‘"),-„,.i.:-\ .011.111°Ied _,...• C :•I A 4\ • ,, .a / N / �� 14� . 1 y / i i� GGf. ,..., .5 ,,,:„ .....:: `, \,,,,...,. i/ \ , ., ,....• ,® ..„. c., .„..t_ i. . \ 4\ ' it b e ,,,, _____..----- ---------1/Tcv ---, -1 . 4°.\ \ \ \II) o. N.\\"ftci \\ J ';PMt /• : \ \ o�c�� 1� `7,\\ \ : / -x cc• \ \ I \ t \-""; PA \ 0 \' —v•I \ \----- \ t 4" ' • \ ti 4. 6661 .......-- I\ ,. \visi, ,i\% ...-'-'-'••S, T....2-- I. ,, ......, „, . ... •4' , \ \ . \ .40100000111,1! \,.,,‘ ____.:„,., _ ,I \'. \ . • . : \‘' . 31:• -•• • • .- 4. slA• / \il •• sir ;. ,.v 4� { 4111 417: \ \ a \ 1a :/ \ ` y�� 7- f • ,1 1 • mot. 'D/ Q -. \*,."‘" \ \ i / e2 E5 Rt1 •\ \ \ / \ MAX.NT 35 \� \� ^� ?' t 'JO'10 ..5. 1,1444 .. . OSIP I.4#11,' ..';.1'.6):: . .;* l),(b \ ..\q1.11: \\ \ , t� Sys /ZEQU/,2ED ,oqi2K/ t C \ U. / i h ,••\ \ -I v \''. PROPOSED A9RZ.41/& - ��\' \\ \ \ 41 v �/ 95 SPfVGES 1�y ��. (30To- \ ..• ./. . , , _ .• P v,` \. e. 06 ' • \ \cs' ,ref