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Home My WebLink AboutSP202000014 Narrative and Concept Plan 2020-07-211680 SEMINOLE TRAIL AUTO DEALERSHIP - SPECIAL USE PERMIT SPECIAL USE PERMIT (SP 2020-000) RIO DISTRICT NARRATIVE AND APPLICATION PLAN Submission Date: July 20, 2020 Application Plan 1 I P a g e 1680 Seminole Trail Auto Dealership Special Use Permit TABLE OF CONTENTS 1. Introduction 1.1 Project Narrative 1.2 Consistency with the Comprehensive plan Figure 1: Current Comprehensive Plan Figure 2: Current Zoning Map 1.3 Existing Conditions Figure 3: Overall Context Map 1.4 Development Impact 1.5 Environmental Impacts Figure 4: Critical Resources Map 2. Design Elements & Factors for the Special Use Permit 2.1 Traffic and Transportation Improvements 2.2 Lighting 2.3 Water Usage 2.4 Sounds & Smell 2.5 Visual Impacts and Building Design 2.6 Landscaping 2.7 Grading 2.8 Stormwater Management 3. Application Plan: Conceptual Layout Plan 4. Existing Conditions & Demolition Plan INTRODUCTION 1.1 Project Narrative The applicant is seeking a special use permit in accordance with Section 30.6.3(a)2(b) for display parking within a Highway Commercial zoning district. The special use permit shall allow for outdoor storage, display and/or sales of vehicles on the property for the existing HC zoning. The applicant is seeking a special use permit on the property to relocate his business from the City of Charlottesville to this site. The proposed property is located at the intersection of Seminole Trail and Rio Road, and is currently an existing fast food restaurant. The redevelopment of the site would include enhanced landscaping, screening, and buffers that are more consistent with the comprehensive plan and Rio/29 Small Area Plan. The existing building shall remain with the proposed development plan and special use permit application, and the building will be used for the auto dealership use. The applicant is requesting a special use permit for outdoor storage, display and/or sales of vehicles on the property for the proposed auto dealership within the entrance corridor. The use of the property and existing zoning allows for the auto dealership, and the use would be consistent with the other businesses currently in this Application Plan 1680 Seminole Trail Auto Dealership Special Use Permit area along this portion of the roadway. The proposed landscaping and greenspace buffer as shown on the application plan will help mitigate the use on the property from the intersection and entrance corridor, and will also create the needed separation zone between the property and Route 29 and Rio Road. Portions of the greenspace area may even be used to help enhance the Pedestrian Zone that was developed with the previous Route 29 and Rio Road improvements. 1.2 Consistency with the Comprehensive Plan The Places29 Master Plan is a master plan that was approved and adopted by the Albemarle Board of Supervisors to become a part of the Comprehensive Plan for the Northern portion of the Growth Area of the County. Within the Places29 Master Plan, guiding principles are given for the development of the properties within this Northern Growth Area. In addition, a small area plan, Rio29 Small Area Plan, was recently completed to guide the redevelopment of this central hub location within the Places29 Master Plan. The Rio29 Small area plan emphasizes on (3) vision elements, which are connectivity, character in design, and conservation of community public spaces and natural resources. This property is located within the Rio/29 small area plan and has a split comprehensive plan zoning on the property with Urban Core along Rio Road and the northern portion of the site and Core along the southern portion of the site. This is the highest intensity of uses within the Rio/29 small area plan. While the proposed special use permit on the property will use the existing building structure for the auto dealership, the applicant is proposing improvements to the site that are consistent with the Rio/29 Small Area Plan. The proposed site improvements include the development of a separation zone to help buffer the Rio Road and Route 29 corridor with additional greenspace and landscaping. The additional street trees, understory trees, and shrubbery will add landscaping and greenspace to the existing intersection and help mitigate the use on the property and the existing building. This is consistent with the creation of the Through Corridor along Route 29 and Rio Road, at this busy intersection. The greenspace and buffer area can also be used to help increase the Pedestrian Zone along the frontage of the property. While the existing building does not currently meet the recommendations on the site from the Rio/29 Small Area plan, the special use permit is proposing site changes that are consistent with the Rio/29 Small Area Plan. The site, with the current size of 0.691 acres, needs to be combined with the adjacent properties for a redevelopment of the existing building structure that is contemplated within the Small Area Plan. The applicant is proposing the site improvements now, with the intent that the property can be combined with the adjacent properties in the future for the building redevelopment in this area. The ultimate development of this property, which is just over 1/2 acre) needs to be part of the entire redevelopment of the parcels at this intersection. 21Page 45-102A Northsi Library 61-120K 705+ 721 61-120 45-1`0.1 / Legend 45-106A (Note Someneeonmapmaynotappearlegend, 716 45-105A 1718 45-106 A/b Qmdl'/�, m m Parcel Info ❑ Parcels Camp Plan Land Use Info 722 } Urban Development Area Boundary ' 61-123D Comprehenvve Plan Areas Crozet Master Plan Land Use ■ Greenspace Neighborhood Density Residential L Neighborhood Density Residential Urban Density Residential 455 Mixed -Use 1700 Downtown Institutional s�- 61-123H Light Industrial ■ See Crozet Masterplan Text `d Replicas Master Plan Centers and Di ID Urban Center Eq Neighborhood Service Center 0 \\\\\\ 355 Employment District O Recreational District Pantops Master Plan Future Street N .p Principal Arterial 90 • - 0 Boulevard 61-120N — Avenue Avenue (Conceptual Alignment) 725+ — Local Street 'L - Lowl Street (Conceptual Alignment) Rural Transition Pantops Master Plan Urban Center Pantops Master Plan Land Use Neighborhood Density Residential ■ Commercial Mixed Use 61-120T Urban Density Residential Community Mixed Use 1680 Office / R & D / Flex / Light Industrial Institutional 61-120W ■ Public Parks 61-12OU i M Potential Public Park 1650 iI 61-123 Parks and Green Systems 61-123A 1646 \ j 255 1638 7 61-120J 61-120D1 1636 1616 188 ft 61-120D 61-120E C%j P Plan Area 1650 Figure 1: Current Comprehensive Plan rico t — Application Plan 3 1680 Seminole Trail Auto Dealership Special Use Permit 103 Application Plan 1680 Seminole Trail Auto Dealership Special Use Permit FA[7 -122A f F'JrYt1 Figure 2: Current Zoning Map Legend (Note. Some items on map may not appear in legend) Parcel Info ❑ Parcels Zoning Info Zoning Classifications Rural Areas Village Residential R1 Residential R2 Residential R4 Residential R6 Residential ■ R10 Residential ■ R15 Residential Planned Unit Development I Planned Residential Development ■ Neighborhood Model District I Monticello Historic District CI Commercial Commercial Office ■ Highway Commercial ■ Planned Development Shopping Ch. ■ Planned Development Mimed Comm. ■ Downtown Crozet District Light Industry ■ Heavy Industry ■ Planned Development Industrial Par Town of Scottsville 11 - T 2pnemar. Services, s bemanecrgtgla 41Page 1.3 Existing Conditions The subject property, as shown in Figure 3 on this page, is located at the intersection of Seminole Trail and Rio Road at the southwest comer of the intersection. Existing road improvements and streetscape improvements where installed along the road frontage of the property during the expansion of Route 29 and the installation of the grade separated interchange. The parcel is 0.691 acres in size. The property is bordered to the east by Route 29, to the north by Rio Road, and to the south and west by (2) existing Highway commercial businesses. There is (1) buildings on the existing property, which was constructed in 1978, according to County records. The existing building is currently a fast food restaurant with a drive -thin window. The applicant is proposing to remove the drive thin window/canopy and also to remove the refrigeration building on the rear of the site. The existing building shall remain and will be used for the proposed car dealership business. The topography of the subject property is primarily flat terrain with a gentle slope from the back of the property down to Route 29 in the southeast comer. There is approximately 4 feet of elevation change from the back of the site to Route 29 across the site. The subject project is primarily impervious area with the building and the asphalt parking lot areas. The applicant is proposing to use the existing building for the auto dealership, after removing the drive-thru canopy and small utility/refrigeration building behind the main building. Figure 3: Overall Context Map Application Plan 1680 Seminole Trail Auto Dealership Special Use Permit 51� - 1.4 Development Impacts As stated above, this property is located within the Albemarle County Rio/29 development area is currently operating using County water and sewer. The existing building will remain, along with the existing water meter and water/sewer connections and infrastructure. Because the subject property is proposing to maintain the existing utility connections, there is no impact on the public utilities with this proposal. The existing building is located within 1 miles of an existing fire department station. No additional fire/rescue services are needed to this proposal. There are no proposed residential units proposed with this application. As a result, there will be no impacts to the Albemarle County Public Schools with the proposed special use permit application. The parcel is located along Route 29 (Seminole Trail) and Rio Road. Improvements along the frontage of the parcel were installed with the Route 29 expansion and Rio Road Grade separated interchange. Right of way and easements were taken from the subject property for these improvements. This plan proposes to expand the buffer improvements along the front of the site for landscaping and greenspace. The proposed application plan shows landscaping and greenspace improvements along the frontage of the site to help mitigate the use of the site at the comer. 1.5 Environmental Impacts Figure 4 illustrates the existing environmental features on the property. There is no existing floodplain on the property. There are no areas of critical slopes on the property either. The site is completely developed and has no critical areas on the property or environmental features. There are no proposed impacts to any environmental features on the property with this proposal. Figure 4: Critical Resource Map Application Plan 6 1 P a g e 1680 Seminole Trail Auto Dealership Special Use Permit 2. DESIGN ELEMENTS & FACTORS FOR THE SPECIAL USE PERMIT 2.1 Traffic and Transportation Improvements The property is located along Route 29 (Seminole Trail) which is a major arterial roadway in Albemarle County. The current traffic trips per day with the proposed auto service station, per the 10d' Editions of the ITE Trip Generation Manual, is as follows: Daily Trips: 135 Vehicles per day Peak Hour (AM): 8 VPH (4 trips in & 4 trips out) Peak Hour (PM): 21 VPH (10 trips in & 11 trips out) This is a considerable reduction in traffic and trips per day from the existing fast food restaurant with is projected at 1,415 Vehicles per day. This is a 90% reduction in traffic and trips per day in and out of the subject property at this busy intersection. No additional transportation improvements are proposed with the special use permit application. 2.2 Lighting The existing site lighting shall remain on the parcel. Currently, there are street lights along Route 29 that were installed with the Route 29 expansion. These lights shall remain. There are also two existing site light in the rear of the property that shall remain. The existing building lights shall remain. No additional lighting is proposed on the site at this time with the application. 2.6 LandscapinE A landscaping buffer area and greenspace is proposed with this application along Seminole Trail and Rio Road. The All landscaping shall conform to the landscaping standards as specified in the Albemarle County Zoning Ordinance Section 32.7.9. The existing parking spaces along Rio Road and Route 29 shall be moved inward, creating a greenspace landscaping area for Street trees and landscaping shrubs between the site and the roadways. Landscaping and planting areas will be created in the location where the existing pavement is removed along the VDOT right of way frontage. These planting areas are shown on the application plan. Spacing of street trees shall be planted in accordance with Section 32.7.9 of the Albemarle County Code for Landscaping and Screening requirements. Street trees along the public streets shall be subject to the approval of the Albemarle County Architectural Review Board and shall meet the requirements outlined in the Architectural Review Board Design Guidelines. All other landscaping shall be subject to Section 32.7.9 of the Albemarle County Code for landscaping and screening requirements. Screening and interior landscaping will also be part of the final site plan to provide a visual barrier and site landscaping as required the Albemarle County Ordinance along Route 29 and Rio Road, within the parking lot areas for the auto dealership, and along the perimeter of the parking areas. 2.7 Grading Grading of the site shall adhere to the existing topography on the property. Minor grading will be performed along the frontage of the site with the additional greenspace area for the landscaping and buffers. A portion of the existing retaining wall along Rio Road shall be removed with the installation of the landscape buffer area. 2.8 Stormwater Management 2.3 Water Usage All designs and engineering for the redevelopment of the property shall adhere to the State Stormwater The subject property currently uses County water and sewer. The existing utility connections shall remain Management regulations and Albemarle County Water Protection Ordinance. The site will accommodate in place. the stormwater management with a reduction of the impervious area on the property. The final stormwater management design will be part of the site plan and water protection ordinance plan for the development. 2.4 Sounds & Smell The proposed use of the building is not expected to have an adverse effect on the noise and smells in the area. The removal of the fast food from the building will reduce smells from the exhaust from the building. No servicing of the vehicles is proposed on the property, so additional automotive sounds are not expected with the use of the property for an automotive dealership. 2.5 Visual Impacts and Building Design The existing buildings on the property will be maintained with the proposed application. Additional landscaping will help buffer and mitigate the use of the building along Route 29 and Rio Road with the expansion of the greenspace area along the front of the site. The existing canopy for the drive-thru window and the small refrigeration utility building behind the existing building shall be removed with the proposed development of the site. Protective measures for erosion and sediment control shall be installed to limit any sediment run-off from reaching Route 29 and Rio Road during the construction phases. Additional measures may include, but not be limited to, installation of silt fence with wiring backing, usage of filter socks and floc logs for protection measures, or the installation of erosion control matting for all slopes with the use of tackifiers in seeding and soil stabilization applications. Application Plan 7 1 P a g e 1680 Seminole Trail Auto Dealership Special Use Permit GENERAL NOTES: ul n TAX MAP: 06100.00-00-120T0 15' UTILITY EASEMENT e 2 w DD 636 PC 50C APPLICANT: CHARLOTTESVILLE ALBEMARLE RENTAL PROPERTIES LLC MM 916 PRESTON AVENUE Kml�o `, LL CHARLOTTESVILLE, VA 22NG "' FA .� f r W LL TMP: o62oo-0oH -iaoNo p `^9.b d W OWNER: SHE RESTAURANT GROUP IV LLC cb CRAIG WORTHY OWNER: MERCHANTS \ Z ry PG BOX 2629 ASSOCIATES LIMITED LIABILITY N \ i rn ADDISON, TX 75001 CO. c/o MARVIN F POER ENGINEER: COLLINS ENGINEERING. INC. COMPANY ➢ 200 GARRETT STREET, SUM K ACREAGE:o.42AC Z w CHARLOTTESVILLE. VA 22902 ZONING:HW DMH,' �` a III (434)29b3719 DBIPG: 2o73/640 CURRENTZONING HC-HIGHWAY COMMERCIAL ZONING p YI o ? ACREAGE: TOTAL ACREAGE OF PARCEL IS 0691tACRES u / n ` WOT unuTY & J PROPOSED USE G / a J N AUTOMOTIVE SALES WITH DISPLAY PARKING(SPECIAL USE PERMIT FOR DISPLAY PARKING) - / \ \_ EASEMENT K / w DB 4643 PO 639 p.y SETBACKSFRONT ROM / ` u m REAR BUILDING SETBACK NO MIN SETBACK FROM SEMNOLE TRNL - / NSTINGPORTION OF REARRBILDING SETBACK: BENCHMARK 1' �-F, DOSTING WALL REMOVED d SIDE BUILDING CK lU PARKIN N3B17614.40 �`' TO BE RENOYEO R PARKING SETBACK itl PARKING SETBACK FROM SEMINOLE TRAIL E-11490188.00 � a UTILITIES: PUBLIC WATER AND PUBLIC SEWER MAIL 8 / / VEPCO i SURVEY: SURVEY AND BOUNDARY PROVIDED BY MERIDIAN PLANNING GROUP \ YH 335 PG 458 B d ACCESS: ` /\ or THE SITE CURRENTLY HAS AN EXISTING ACCESS ENTRANCE FROM RIO ROAD L. FROM AN ACCESS EASEMENT THROUGH THE PROPERTY TO THE SOUTHWEST OF THE PARCEL. � �,�rd. \ � � RIG ROAD PARKING: VARIABLE FIDTH RlF PARKING REQUIRED: (3) CUSTOMER PARKING SPACES +(1) HANDICAP SPACE TMP ILLIAM \ 6 `' DT NIN PC 642 (3) EMPLOYEE PARKING SPACES N/F WILLAM \ X ETAINING 0 PARKI NG PROVIDED: (9)CUSTOMER/EMPLOYEE PARKING SPACES UNCLUDI NO 2 EDWARD& �9, `, ,Q WALL WAAILINO HANDICAP SPACES) AND(33) DISPLAY PARKING SPACES JOHN AFSULLIVAN, 1 STORY f,3ve MLy N 2o �/ TRAFFIC GENERATION (TRIPS PER DAY): DB9S PIS2 37 FRAME & STUCCO / : / #1680 [ 7 „�� SSMF{ fu IC EXISTING: RETAIL BUSINESS (PER 1,000 GROSS LEASABLE AREA) ACREAGE:o.4BAC \ ��q / \ :.X RAFFBOX SIGNAL K ACT: 135 VEHICLES PER DAY ZONING: HW B WEEKDAY(A.M. PEAK HOUR): 8 VEHICLES PER PEAK HOUR(4 ENTERA EXIT) ^ \ I WEEKDAV(P.M. PEAKHOURI 21 VEHICLES PER PEAK HOUR(10 ENTER/11 EXIT) /� w PROPOSED: AUTOMOTIVE SALES (PER 1,000 GROSS LEASABLE AREA) ,j �' S TRAFFIC SIGNAL ADT: 102 VEHICLES PER DAY ' WEEKDAY(AM PEAK HOUR) 6 VEHICLES PER PEAK HOUR(4 NI EXIT) / \ POLE WEEKDAY (P.M PEAK HOUR):8 VEHICLES PER PEAK HOUR (3 ENTERS EXIT) STORMWATER MGMT: THE SITE HAS AN EXISTING BUILDING AND EXISTING PARKING AREAS ON THE / OUMPSTER / /SDMH PROPERTY. NO ADDITIONAL PAVEMENT OR IMPERVIOUS AREA IS PROPOSED WITH THIS ENCLOSURE SST J-- / I APPLICATION. A REDUCTION IN PAVEMENT AND IMPERVIOUS AREA IS PROPOSED ON THE WOOD FENCE y" +: - @@ 0a PROPERTY VA TH THE IMPROVEMENTS, MEETING THE SWM REQUIREMENTS. TRAFFIC SIGNAL. BET. S B / FRAM WALL & SIDEWALK FIRE&RESCUE: THIS PROJECT SHALL CONFORM WITH ALB. COUNTYFIRE& SHED\ EASEMENT RESCUE REGULATIONS FOR FIRE PROTECTION AND ACCESS TO THE SITE. / \ — DB 4685 PG 642 I v A a LANDSCAPING AND BUFFfF2S: SEE APPLICATION PLAN FOR PROPOSED LANDSCAPING BUFFERS. BUILDINGHEIGHT: MAXIMUM HEIGHT 66, PROVIDED THAT ANY STRUCTURE EXCEEDING 35'IN \�'� 1'r , TRAFFIC SIGNAL � LU HEIGHT SHALL BE SET BACK FROM ANY STREET RAW IN ADDITION TO THE MINIMUM YARD / /� �` POLE REQUIREMENT A DISTANCE OF 7 FOR EACH V IN BUILDING HEIGHT.\ \ � i O J ENTRANCE VEHICLES LESSH SHALL NOTES AND REQUIREMENTS: \\ �O, /� �4,.p PH p. 1. VEHICLES SHALL BE SBE TORED ELEVATED ANYWHERE ON SITE. � 4rP�j`V // A 2. VEHICLES SSHAULHOWN BE STORED AND DISPLAYED ONLY A PAWL G SHUTED FOR ESTORAGE O y aG ,f 0 Q 0 DXISTIN GRASS ON THIS LANDSCAPE AREAS. N. DISPLAY PARKINGSHALL HOT BELOCATED ON rr y�6 qY `� , Lu 0 EXISTING AND CUSTOMER AR KIN HANDI SIC J43 , �t,G Lu 3. SALES DISPLAY AND CUSTOMER PARKING SPACES AS SHOWN ON THE APPLICATION PLAN \ tL _ , ja {o O�' o�� d4 A `t J tn U a SHALL BE STRIPEDMIARKED ON SITE. 04,b _ = w 4. THE PROPOSED LANDSCAPING ON THE APPLICATION PLAN IS PROPOSED TO COMPENSATE FOR \ VDB / ( 0p S ,0 pe O F THE NEGATIVE VISUAL IMPACT OF THE PROPOSED USE FROM THE ENTRANCE CORRIDOR. HANDC SIGN / 1yI,/" YWD = 0 5. ANY ACCESSORY STRUCTURES OR EQUIPMENT MUST BE SCREENED FROM VIEW FROM THE TMP: O61o0-00-00.22000 \ �=-� J /- A O U ENTRANCE CORRIDOR, AND ANY ACCESSORY STRUCTURE OR EQUIPMENT IS SUBJECT TO AM \ \ /"a 11// 0� a REVIEW OWNER: SOMMERHOFF, LLC } ' y TRAFFIC SIGNAL J W 6. ANYALTERATIONS TO THE EXISTING BUILDING THATARE VISIBLE FROMTHE ENTRANCE ACREAGE: 0.87 AC BOX BIPG: Z O CORRIDOR, INCLUDING THE ADDITION OF WALL -MOUNTED LIGHTING. ARE SUBJECT TO ARE ZONING: HVV \`&4 TRAFFIC SIGNAL \ Ul REVIEW. D4756hW SIDEWALK EASEMENT Pag \, DB 4685 PC 642 7. SEE APPLICATION PLAN FOR DEMARCATION OF THE LOADING AND SERVICE AREAS. REFUSE \�, �j W U AREAS, EXIS GNG AND PROPOSED MECHANICAL EQUIPMENT, AND OTHER SITE RELATED / FEATURES. ALL TRASH RECEPTACLES SHALL BE STORED BEHIND THE BUILDING OR ON THE LEGEND y /' ' \ (n J - GO CL 8. VISIBILITY OF ALL MECHANICAL EQUIPMENT FROM THE ENTRANCE CORRIDOR SHALL BE EXISTING BUILDINGS SOUTHWEST SIDE OF THE BUILDING. BENCHMARK tl0 d N-917459.59 tD ELIMINATED. q/ \_ r1 Q S. ANY MODIFICATION TO THE EXISTINSITE LIGHTING SILIGHTING IS SUBJECT TOARS REVIEWAND PROPOSED DISPLAY PARKING a / T E-11490319.77 APPROVAL. MAXIMUM LIGHT LEVELS ON THE SITE SHALL NOT EXCEED 30 FOOT CANDLES. AT O / = ELEVS06.44 GRAPHIC SCALE THIS TIME, NO ADDITIONAL LIGHTING I S PROPOSED. EMPLOYEE/CUSTOMER PARKING NAIL 30 0 15 30 JULY 20,E 10. ALL SIGNS FOR THE SITE SHALL BE REVIEWED AND APPROVED BY ARE UNDERA SEPARATE SIGN APPLICATION. O TRAVELWAYS ACCESS ENT SCALE NOTE: THE DEVELOPMENT OF THE SITE FOR THE AUTOMOTIVE SALES SHALL BE IN GENERAL ACCORD O LANDSCAPING AREAS / 30 DB /636PC 500 / / PARKING, INV NTORY PARKING, AND I LAND CAPING FOR THE SITESPLAV PARKING,CUSTOMER PROPOSED PARCEL BOUNDARY �a 1 ( FEET 30I ft. SXffT10Fi TMP: o6mo-00o0-iooNo / OWNER: MERCHANTS SOCIATES LIMITED LIABILITY " CO. do MARVIN F POER & " COMPANY ACREAGE: o.4iAC ZONING: HW DB)PG: 2o7i1640 BENCHMARK N3917B14.40 A E-11490168.01 / \ ELEV-511.78 \ NAIL i TMP6nnaoW\ NSF WILLIAM \ EDWARD & JOHN AF SULLIVAN, /) ACREAGE: o.49 AC ZONING: HW / EICLO ENCLOSURE � O / /w/ WOOD FENCE q FRAM \ sNEoXN 16EMO EXISTING 'UTILITY BLDG CURB 4 AND PAYING MTH1N� HIS AR IM ' unury " BUILDING SIDEWAL T_ 1 STORY FRAME & STUCCO BI680 UTILITY EASEMENT DE 636 PG 500 A n A O m A Z 1DOT UTILITY & CENTURYLINK EASDAENT DB 460813 PG 839 SIDEWALK /a r a/ d/ VEPCO ____EASEMENT DB PG 458 RIO ROAD VARIABLE WIDTH R/1I DO 4665 PC 642 -RETAINING ALL w/RAIUNG SSM �RAFFIC SIGNAL \,— BOX SIGN EST LE // \ _. J p r / ' DRIVE THRU �WW ` SIGNAL, RET. & SIDEWALK T. CANOPY ,. SEMENT \0 '85 PG 642 VH BUILDING/ //DEMO OVERHANG CURB EXISTING WRB AND PANNG \ AND PANNG NIIHIN ! /% AR VMTMIN TRIG AIEFA TMP: o6mo-oo-ooy OUo \ \ ' a OWNER:SOMMERHOFF, LLC \ ACREA: 47S51 og --- / \ ZONING:HW \ � / DBJPG: 47551sog r 30'ACCESS EAS ENT DB 636PG 500 TRAFFIC SIGNAL BOX TRAFFIC SIGNAL SIDEWALK EASEMENT UP 4685 PG 642 50 / V BENCHMARK N-3917459.59 E-11490319.77 ELEV-506.44 NAIL ( IN FEET ) I inch = 30 ft I 5 2 a J p b 11O Sd 2: O W J Q w 0 Jyj Ln w J � Y F ti Z a Dduo F O_ 'L E n Q H Z N O w W JULY10,2020 SCALE V=3y SHEE12OF2