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Home My WebLink AboutARB202000087 Plan - Submittal (First) 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 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 Proiect 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 61-12OW 1650 1638 61-120P X 6 45106 / Legend -A/b45-106A (Note Some aems an map may nor appear in legend) 45-105A 1718 Q�d!/Q Parcel Into k ❑ Parcels Camp Plan Land Use Into 722 7p Urban Development Area Boundary 61-123D Comprehensive 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 N ■ See Crozet Masterplan Text �? Pantops Master Plan Centers and Di (7 Urban Center Neighborhood Service Center 0 \\\\\\ 355 Employment District O Recreational District Pantops Master Plan Future Street N .p Principal Arterial ,0 Boulevard 61-120N — Avenue Avenue(Conceptual Alignment) + — Local Street 725 '� - Local 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 i Public Parks -120U / Potential Public Park 61-123 Parks and Green Systems \ .61 A 255 1646 / MEAM \ Co �mp tPlaen Area FM yr-rcc /1 \1 1650I%\% fi° raceIII £ GIS Web rh ceographlooab senores w+w.albemarieorryge, �AcrHrt (434) 296 5832 Figure 1: Current Comprehensive Plan Application Plan 3 1 P a c 1680 Seminole Trail Auto Dealership Special Use Permit 103 -\—�sanR"-r"'n_\ 45-106 / /- (Note Some Legend on map may not appear to legend) 716 -f D/ 1'S \_//455 Parcel Info \/❑ Parcels Zoning Info 722 Zoning Classifications Rural Areas 61-1r23D Village Residential R1 Residential R2 Resitlential R4 Residential R6 Residential ■ R10 Residential ■R15 Resitlential0 Planned Unit Development I Planned Residential Development ■ Neighborhood Model District n Monticello Historic District Ci Commercial Commercial Office■ Highway Commercial ■ Planned Development Shopping Ctr■ Planned Development Mixed Comm. ■ Downtown Crozet District Light Industry ■ Heavy Industry ■ Planned Development Industrial Par A6:1 -.100 N Town of Scottsville -122A F F'bY01 Figure 2: Current Zoning Map Application Plan 1680 Seminole Trail Auto Dealership Special Use Permit _Y F II GS-W2b Geog Dista VNFIreB e.d.5r t,,. Ieemaneo�gle �>RCMtiP (434)296-5932 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 corner 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 thru 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 5 1 P a g e 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 c 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 Landscaping 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 GENERALNOTES: ul n TAX MAP: 06100-00-00A2OT0 15' UTILITY EASEMENT m 2 n DID 636 PC 50C APPLICANT 916 PRESTON AV E ALBEMARLE RENTAL PROPERTIES LLC � w CHARLOTTES AVENUE n s W CHARLOTIESVILLE, VA 22903 a O = 6 a/" W o TMP: OWNER: 1\//-/ y OWNER: SHE RESTAURANT GROUP IV LLC cb CRAIG WORTHY OWNER: MERCHANTS \ : Z ry PG BOX 2626 ASSOCIATES LIMITED LIABILITY \ i m ,A _ ADDIsoN, TX ]so61 CO. 00 MARVIN F POER By v j� 7L a ENGINEER: COLLINS ENGINEERING, INC. COMPANY 200 GARRETT STREET, SUM K /�� ACREAGE:o.42AC 4 Z m CHARLOTIESVILLE, VA 22902 ` ZONING: HW III '> NM)293.3]19 A/V DBIPG: 2a73164o ,� 0 ,�ee CURRENTZONING: HC- HIGHWAY COMMERCIAL ZONING\\ i / ^ YI k 2 i ACREAGE TOTAL ACREAGE OF PARCEL IS 0.691t ACRES WOT unuTY aK J w PROPOSED USE: / / CENTURYUNK a J AUTOMOTIVE SALES WITH DISPLAY PARKING (SPECIAL USE PERRAIT FOR DISPLAY PARKING) \\ / EASEMENT / O w ✓// , BE 4643 PG 639 SETBACKSFROM /// u BEAR BUILDING SETBACK NCOMIN SETBACK FROM SEMNOLE TRAIL - / 5 PORTION AL a SIDE BUILDINGSETBACK: NONE BENCHMARK // EXISTING REMOVED SIDE BUILDING SETBACK: NONE N3917614.40 "!, ��TO BE RENOYEO PARKING SETBACK: IO PARKING SETBACK FROM SEMINOLE TRAIL E-11490168.00 e UTILITIES: PUBLIC WATER AND PUBLIC SEWER \ NAIL J', VEPCO SURVEY: SURVEY AND BOUNDARY PROVIDED BY MERIDIAN PUNNNG GROUP 4__-EASEMENT OF ACCESS: \� \ u \, a 335 PC 458 THE SITE CURRENTLY HAS AN EXISTING ACCESS ENTRANCE FROM RIO ROAD L. FROM AN \ 17✓ ACCESS EASEMENT THROUGH THE PROPERTY TO THE SOUTHWESTOF THE PARCEL. \ � �., \ R70 ROAD PARKING: TMP62-220WVARIABLE NIDTH RAN \ DB 4685 PC 642 PARKING REQUIRED: (3) CUSTOMER PARKING SPACES t(1) HANDICAP SPACE V (3) EMPLOYEE PARKING SPACES NIF WILLAM \ � VJ� \. 4 ��` STAINING � PARKING PROVIDED:(9) CUSTOMERiEMPLOYEE PARKING SPACES (INCLUDING2 EDWARDB `�\\.`\ \.O, WALL w/RNUNG HANDICAP SPACES) AND(33) DISPLAY PARKING SPACES JOHNAFSULLIVAN� 1 STORY \ \ N LL N DBao PIS �/ FRAMEk SNCCO 'o TRAFFIC GENERATION (TRIPS PER DAY): 95 B7 / : #1660 �\ a \ SSM- EXISTING: RETAIL BUSINESS (PER 1,000 GROSS LEASABLE AREA) ACREAGE: o.49 AC \ `q �. / \ AFFIC SIGNAL K ACT: 135 VEHICLES PER DAY ZONING: HW \ SMHi BOX WEEKDAY (A.M. PEAK HOUR): B VEHICLES PER PEAK HOUR (4 ENTERM EXIT) ^ WEEKDAY (P.M. PEAK HOUR): 21 VEHICLES PER PEAK HOUR(10 EMER/11 EAT) ? /C PROPOSED: AUTOMOTIVE SALES (PER 1,000 GROSS LEASABLE AREA) TRAFFIC SIGNAL ADT: 102 VEHICLES PER DAY / \ T POLE WEEKDAY(A.M. PEAK HOURG 6 VEHICLES PER PEAK HOUR (4 ENI EXIT) / \ G WEEKDAY (P.M.PEAK HOUR): 6 VEHICLES PER PEAK HOUR (3 ENTETb5 EXIT) STORMWATER MGMT: THE SITE HAS AN EXISTING BUILDING AND EXISTING PARKING AREAS ON THE / OUMPSTER // ,SDMH ENCLOSURE v FST y , PROPERTY.. ADDITIONAL IN PAVENT ORMENT IMPERVIOUSAREAAIS REAPROPOSED SEDO HIS / APPLICATION. A REDUCTION IN PAVEMENT AND IMPERVIOUS AREA IS PROPOSED ON THE w/ WD00 FENCE @ PROPERTY VMIH THE IMPROVEMENTS, MEETING THE SWM REQUIREMENTS. / / ) TRAFFIC SIGNAL, BET. 6 B / FRAM WALL S MTSIDEWALK FIRE&RESCUE: THIS REGULATIONS ORSHALLFIRE CONFORM WITHALB.A CESS TY FIRESI SHED\ EASEMENT RESCUE REGULATIONS FOR FIRE PROTECTION AND ACCESS TO THE SITE. � V — � � � �� DB 4885 PG 642 I LANDSCAPING AND BUFFERS SEE APPLICATION PLAN FOR PROPOSED LANDSCAPING BUFFERS. / / \ \ \t' \ \s I = 1 / N BUILDINGHEIGHT MAXIMUM HEIGHT 65' PROVIDED THAT ANY STRUCTURE EXCEEDING 351N \�� /1 " AFFIC SIGNAL HEIGHT SHALL BE SET BACK FROM ANY STREET RN4 IN ADDITION TO THE MINIMUM YARD i'v POLE LU REQUIREMENT A DISTANCE OF T FOR EACH I IN BUILDING HEIGHT / \\ \ _509 ' J 0 ENTRANCE VEHICLES LESSHCORRISHALL NOTES AND REQUIREMENTS \ �q i �MH W 1. VEHICLES SHALL BE SBE TORED ELEVATED ANYWHERE ON SITE 2. VEHICLES SHALL BE STORED AND DISPLAYED ONLY IN AREAS INDICATED FOR STORAGE OR 9fy aG -f 0 O ID DISPLAY SHOWN ON THIS APPLICATION PUN. DISPLAY PARKING SHALL NOT BE LOCATED ON 0 EXISTING GRASS OR LANDSCAPE AREAS. HANDI SIG 3. SALES DISPLAY AND CUSTOMER PARKING SPACES AS SHOWN ON THE APPLICATION PLANje J_ i%7 V a SHALLBEOSEDLANAWED DSCAPION SITE. / �pG 7 O F 4. THE PROPOSED LANDSCAPING ON THE APPLICATION PLAN IS PROPOSED TO COMPENSATE FIX9 \ yU5 / 2 y0 THE NEGATIVE VISUAL IMPACT OF THE PROPOSED USE FROM THE ENTRANCE CORRIDOR. HANDIC SIGN % J U 5. ANY ACCESSORY STRUCTURES OR EQUIPMENT MUST BE SCREENED FROM VIEW FROM THE \ / / A. O U TMP: 06200-00oo-220Uo \ e ¢ ENTRANCE CORRIDOR, AND ANY ACCESSORY STRUCTURE OR EQUIPMENT IS SUBJECT TO AM REVIEW. OWNER: SOMMERHOFF, LLC v `�� TRAFFIC SIGNAL OJ U Z F 6. ANY ALTERATIONS TO THE EXISTING BUILDING THAT ARE VISIBLE FROM THE ENTRANCE ACREAGE: 0.87 AC \ \ L\�' SOX O Z O AFFIC SIGNAL Q CORRIDOR, INCLUDING THE ADDITION OF WALL -MOUNTED LIGHIING.ARE SUBJECT TO ARE ZONING:HW Z U% \ - �GW SIDEWALK EASEMENT F REVIEW. DB(PG: 4766ho9 \, ' DO 4635 PC 642 ]. SEE APPLICATION PUN FOR DEMARCATION OF THE LOADING AND SERVICE AREAS, REFUSE W U AREAS, EXISTING AND PROPOSED MECHANICAL EQUIPMENT, AND OTHER SITE REUTEDcn FEATURES. ALL TRASH RECEPTACLES SHALL BE STORED BEHIND THE BUILDING OR ON THE LEGEND V� J SOUTHWEST SIDE OF THE BUILDING. , BENCHMARK G CL B. VISIBILITY OF ALL MECHANICAL EQUIPMENT FROM THE ENTRANCE CORRIDOR SHALL BE O EXISTING BUILDINGS \/ , N3917459.59 OD ELIMINATED. '-I Q PROPOSED DISPLAY PARKING a E-11490319.77 S. ANY MODIFICATION MAXIMUM LIGHTLTHE EVELS ONTHSIM SIMSHMNG AULNOT EXCEED FOOT AND O / <• ELEV-506.44 GRAPHIC SCALE APPTIME, NOADDITIONAL NALLIGHTING ONTHESITESHALL NOT EXCEE030 FOOT CANDLES. AT NAIL 30 0 15 30 JULY20, 2020 THIS TIME, NOADDITISIM LIGHTING IS REVIEWED EMPLOYEE/CUSTOMER PARKING 10. ALL SIGNS FOR THE SITE SHALL BE REVIEWED AND APPROVED BY ARE UNJERA 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/ I11_30- TO THIS APLICATION PLAN, INCLUDNG THE LOCATION OF THE PARKING.INVENTORY PARKING, ANDI LANDSCAPING FOR THE SIIESPUV PARKING, CUSTOMER PROPOSED PARCEL BOUNDARY 1 ( h FEET ft. SNffT1 OF \ TMP: o6m0-00o0-m0140 OWNER: MERCHANTS ASSOCIATES LIMITED LIABILITY " CO. c/o MARVIN F POER &-" \ COMPANY ACREAGE: o.psAC ZONING: HW l\ DBIPG: ¢o7il64o BENCHMARK / NJ917B168.0 t /\ EUEV-511.78 16.00 \ NAIL P� 0� SI / ,tin p0 4p r / TMP Tn-now / NIF WILLIAM \ ; EDWARD & -- 10HNAFSULLNAN, ; DB ao95 PG 237 ACREAGE:o.49AC 19 / ZONING:HW \ SMH/ / A / / DUMP§TER ENCLOSURE O WOOD FENCE '�. DRIVE FRAM \ THIRD / SHED \ � � CANOPY \ / \ HAN01 SIGN / \/\ HANDIC SIG / TMP: a6mo-oa-oo-uOUa \ OWNER: SOMMERHOFF, LLC \ ACREAGE: 0.67 AC ZONING: HW \ DB/PG: 475512og \ \ DEWALK 15' UTILITY EASEMENT D3 636 PG 500 a a m N DMH; e/ VDOT UTILITY & NK CEASEME T EAgMENT s 'DEMO EKIS9NG a DB 46U PG 639 / 'UTILITY BLDG CURB ti X y fFr s AND PAMNG MTH1N/ THIS AR 9% UTILITY , s BUILDING 1� VEPCO , - EASEMENT DB 335 PG 456 0` SIDEWALK 1/ s rrrYYY �! R10 FOAD VARIABLE WIDTH R/1I DB 4685 FG 642 TNNING WALL w/RAIUNG 1 STORY M�6 FRAME & STUCCO r #1680 ` SS%AFFIC SIGNAL BOX i j �� • P'T r TRAFFIC SIGNAL POLE !Spy -_, SIGN / / �,' SDMH ESP TRAFFIC SIGNAL, REL WALL & SIDEWALK / / / r EASEMENT DB 4685 PG 642 _ DEMO BUILDING OVERHANG CURB/.' /: DEMO E%ISIING I CURB AND PAVING` ' RAFFIC SIGNAL WHIM THIS AREA AND PAYINGM1-- / POLE IS AREA. -- s— a/ ® 6 DMH 508 - N TRAFFIC SIGNAL BOX TRAFFIC SIGNAL SIDEWALK EASEMENT UP 4685 PG 642 BENCHMARK N-3917459.59 EA 1490319.77 i ELEV-506.44 NAIL ACCESS EASEMENT / DB 636 PG 500 / g Ole W 0 J W b C] f 5�0 d 2: O LU Q W Q Q �-jijj w J � Y to 0 0.O O ZNp H Z uj O W to .RAPHIC SCALE 0 15 30 1uLY 27, ffi0 SCALE °=w ( IN FEET ) l inch = 30 fL 9HED20F2