HomeMy WebLinkAboutSDP201700038 Plan - Approved Initial Site Plan 2017-08-25EXIST
NEW
DESCRIPTION
16a TC
X 125 TC
TOP OF CURB ELEVATION
165
X 125
SPOT ELEVATION
166 "Iy:
X 125 TW
TOP OF WALL ELEVATION
1e 8 W
X 125 B W
BOTTOM OF WALL ELEVATION
BENCHMARK
F�A—rxu
STORM SEWER
RD
RD
ROOF DRAIN
-xrc
a
SEWER LINE
6'.w
WATER LINE
GAS
GAS
GAS LINE
01:E
OHE
OVERHEAD ELECTRIC WIRE
uGE
UGE
UNDERGROUND ELECTRIC
wr
OHr
OVERHEAD TELEPHONE LINE
UGY
ucr
UNDERGROUND TELEPHONE LINE
PROPERTY LINE
— —
ADJACENT PROPERTY LINE
VACATED PROPERTY LINE
�—
BUILDING SETBACK
PARKING SETBACK
BENCHMARK
I " I
DRAIN INLET (DI)
0
® O
STORM/SANITARY MANHOLE
E
E
PLUG
®�
WATER VALVE & BOX
-i-
FIRE HYDRANT
®"'
WATER METER
LIGHT POLE
—�—
UTILITY POLE
SANITARY EASEMENT
GRADING EASEMENT
DRAINAGE EASEMENT
—
UTILITY EASEMENT
—
WATER EASEMENT
ACCESS EASEMENT
STORM DRAINAGE EASEMENT
�~
TREE LINE
- ��-----� d-
FENCE
STREAM
31�—
12
INTERVAL CONTOUR
;0
oo
INDEX CONTOUR
CG-2
CG-2
STANDARD 6" CURB
CG—
CG-6
COMBINATION 6" CURB &
GUTTER
CONCRETE PAVEMENT /
SIDEWALK
RIPRAP
XXXX
ASPHALT
W J�Vy J•yW
GRASS
EC-2 MATTING
EC MATTING
WETLAND
10
10
PARKING COUNT
CROSSWALK
HANDICAP ACCESSIBLE AISLE
Lam,
CN
CG-12
6�-
HANDICAP PARKING
INITIAL 51TE DEVELOPMENT PLAN FOR
RIVER51DE VILLAGE BLOCK I
TMF 076GO 00 0 I OOOAO
RIVANNA DISTRICT, ALE3EMARLE COUNTY, VIRGINIA
SHEET INDEX
C I COVEK5Hfff
C2 APPROVED PROFFERS ff LOT REGULATIONS
C3 - EXISTING CONDITIONS DEMO PLAN
C4 SITE PLAN
C5 GKADING AND UTILITY PLAN
CG LANDSCAPE PLAN ff DETAILS
C7 LIGHTING PLAN ff DETAILS
C8 - SITE AND UTILITY DETAILS
VICINITY MOP sr_ei F• ot•1_4 nnn,
IMAGE PROVIDED BY GOOGLE MAPS
SIGNATURE BLOCK
CURRENT DEVELOPMENT PLANNER
CURRENT DEVELOPMENT ENGINEER
ALBEMARLE COUNTY SERVICE AUTHORITY
FIRE OFFICIAL
ARCHITECTURAL REVIEW BOARD
BUILDING OFFICIAL
OWNER / DEVELOPER
Riverside Village Properties, Inc.
200 Garrett St, Suite S
Charlottesville, VA 22902
ZONING
TMP 78G-1—A
NMD — Neighborhood Model Development ZMA 2012-00002.
EC — Entrance Corridor
Dam Inundation Zone
Scenic Byways Overlay
Steep Slopes — Managed
Variations to approved ZMA for landscaping and setbacks approved by the board of
supervisors on 12/10/2014. Affordable housing proffer revision approved on 09/02/2015
ZMA-2015-00003.
ZMA 2016-019 for additional density for Block 1 was approved by the Board of
Supervisors.
SOURCE OF TITLE
Tax Map 78G, Block 1, Parcel A
DB 4150 PG 20
DB 4475 PG 705 (Plat)
MAGISTERIAL DISTRICT
Rivanna
BENCHMARK
Datum for topography is NAVD88.
Benchmark is existing DI at the end of Trailside Court.
SOURCE OF BOUNDARY & TOPO
Recorded Plat: D.B. 4475 PG. 705
Source of Topography:
Site plan for original subdivision, field verified by Shimp Engineering staff on
05/16/2017
BUILDING HEIGHT
Maximum: Per approved ZMA #2016-00019. See sheet C2.
SETBACKS
Per approved ZMA #2016-00019. See sheet C2.
EXISTING USE
Vacant Land
PROPOSED USE
24 Multi —family residential dwelling units:
24 2-Bedroom
Recreational Use: 9,012 SF (.21 ac.)
Commercial Use: 13,284 SF (.30 ac.)
LAND USE SCHEDULE
EXISTING Area %
Undeveloped Area 104,258 SF 100.0%
Total= 104,258 SF (2.39 ac.) Submittal Type
PROPOSED Area Reviewed and Approved by the
__.
Commur'w L,epr a��Bent
New Building 13,284 SF 12.7% nete
New Pavement 45,037 SF 43.2%0
New Sidewalk 4,012 SF 3.8% 'File
Recreation Space 9,012 SF 8.6% -
Open Space 32,913 SF 31.5% 7n ure
Total= 104258 SF (2.39 ac.) di koµt
Total Impervious Area = 62,333 SF (59.8%)et,G %G
5-�t � 7.,D1 i
WATERSHEDS aid g`�'
This site lies within the Upper Rivanna River Watershed, outside any Water Supply Protection Areas.
FLOOD ZONE
According to the FEMA Flood Insurance Rate Map, effective date February 4, 2005 (Community
Panel 51003CO287D), portions of this property lie within a Zone AE 100—year flood plain.
ENTRANCE CORRIDOR
Visibility of all mechanical equipment from the Entrance Corridor shall be eliminated.
PARKING
Required Parking: 2 Spaces per Unit (2 Bedroom) 24 X 2 = 48 Spaces
1 Per 250 SF of commercial 413284 / 250 = 55
Provided Parking: 113 Spaces 5 handicap
TRIP GENERATION
AM
PM
Use Description
ITE
Qty
in
out
Total
in
out
Total
Apartment
220
24 units
4
11
15
18
11
29
Commercial
13284SF
61
13
74
74
45
119
[Total
65
1 24
1 89
92
56
148
NUT" OP
JUST*..
IMP
Li 45183
�w
01
101,[AL V'
NOTE:
1. THE SIZE OF THE SYMBOLS MAY VARY FROM WHAT IS SHOWN.
VIRGINIA DEPARTMENT OF TRANSPORTATION
Page 3
PROFFER STATEMENT'
ZMA Number:
Tax Map and Parcel Number:
Owner:
201600019
078G0-00-01-000A0
Riverside Village Properties, Inc.
200 Garrett Street, Suite O
Charlottesville, VA 22902
Date of Previous Proffer Signature: August 22, 2015
Date of Proffer Amendment Signature: April 28, 2017
2.41 acres to be rezoned from NMD to NMD
Original Proffers _
Amendment X
Riverside Village Properties, Inc, is the owner (the "Owner") of Tax Map and Parcel Number 078G0-00-01-000A0 (the "Property") which is the subject of rew-oning application ZMA No. 2016-00019, a project known as "Riverside Village: Block 1" (the "Project"). For the
purpose of these proffers, the Project is further described in the Code of Development and application plan (the "Plan") entitled "Rezoning Application Plan Aimendment to Block 1 for Riverside Village" prepared May 21, 2012 by Shimp Engineering PC, and last revised on
April 10, 2017.
This CLLrrent proffer statement for Block 1 (the "Proffer Statement") supersedes the proffer statement dated August 20, 2015, for ZMA 201500003 as it pertains to Block lonly. The Plan supersedes, as to Block 1 only, the previous Code of Development and application plan
entitled, "Rezoning Application Plan Amendment for Riverside Village", prepared by Shimp Engineering PC, last updated June 18, 2015, which 2015 Applicartion Plan pertained to the entire Riverside Village development project (18.66 acres referred to at the time as Tax
Map 78 Parcel 58).
Pursuant to Section 33 of the Albemarle County Zoning Ordinance (Chapter 18 of the Albemarle County Code), 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. Each signatory below signring on behalf of the Owner covenants and warrants that it is an authorized signatory of the Owner for this Proffer
Statement.
1. Affordable Housing. Within the Project, the Owner shall provide fifteen percent (15%) of the housing units as affordable housing Units ("Affordable Housing Units) in the form of for -sale and/or for -rent condominiums or apartment units. The Project
Affordable Housing Units shall be subject to the requirements as set forth in Section VI of the Code of Development. The Project Affordable Housing Units shiall be constructed within Block 1 as shown on the Plan.
A. For -Sale Affordable Units. All purchasers of the for -sale Affordable Housing Units shall be approved by the Albemarle County Housing Officce or its designee. The for -sale Affordable Housing Units will be designed for households with incomes less than
eighty percent (80%) of the area median income such that housing costs consisting of principal, interest, real estate taxes, and homeowners insurance (PI :TI) do not exceed thirty percent (30%) of the gross household income. The Owner shall provide the County or its
designee a period of ninety (90) days to identify and prequalify an eligible purchaser for the for -sale Affordable Housing Units. The ninety (90) clay period shall commence upon written notice from the Owner that the units) will be available for sale. This notice shall
not be given more than sixty (60) days prior to receipt of the Certificate of Occupancy for the applicable Affordable 1-lousing Unit; the County or its designee may then have thirty (30) days within which to provide a qualified purchaser for such Affordable Housing
Unit. If the; Col111ty or its designee does not provide a qualified purchaser during the ninety (90) day period, the Owner shall have the right to sell the Unit(s) without any restriction on sales price or income of the prrrchaser(s). This proffer shall apply only to the first
sale of each of the for -sale Affordable Housing Units.
B. For -Rent Affordable Units.
(1). Rental Rates. The initial net rent for each for -rent Affordable Housing Unit shall not exceed the then -current and applicable maximum nett rent rate approved by the Albemarle County Housing Office. In each subsequent calendar year, the monthly net
.rent for each for -rent Affordable Housing Unit may be increased rip to three percent (3%). For purpose of this proffer statement, the term "net rent" meatus that the rent does not include tenant -paid utilities. The requirement that the rents for such for -rent Affordable
1=lousing Units may not exceed the maximum rents established in this paragraph IB shall apply for a period of ten (10) years following the date the certificate of occupancy is issued by the County for each for -rent Affordable Housing Unit, or until the Units are sold as
low or modlerate cost units qualifying as such under either the Virginia Housing Development Authority, Farmers Home Administration, or Housing and Urban Development, Section 8, whichever comes first (the "Affordable Term").
(2). Conveyance of Interest. All deeds conveying any interest in the for -rent Affordable Housing Units during the Affordable Term shall conttain language reciting that such unit is subject to the terms of this paragraph 1. In addition, all contracts pertaining
to a conveyance of any for -rent Affordable Housing Unit, or any part thereof, during the Affordable Term shall contain a complete and full disclosure of rthe restrictions and controls established by this paragraph 1B. At least thirty (30) days prior to the conveyance of
any interest in any for -rent Affordable Housing 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 munber of the potential grantee, and state that the requirements
of this paragraph 1B(2) have been satisfied.
(3). Reporting Rental Rates. During the Affordable Term, within thirty (30) days of each rental or lease term for each for -rent Affordable Housing Unit, the then -current owner shall provide to the Albemarle COUnty Housing Office a copy of the rental or
lease agreement for each such unit rented that shows the rental rate for such unit and the term of the rental or lease agreement. In addition, drufing the Affordable Term, the then-CUrrent Owner shall provide to the County, if requested, any reports, copies"of rental or
lease agreenlents, or other data pertaining to rental rates as the County may reasonably require.
2. Cash Proffers for Residential Units. Subject to the credits for in kind and cash contributions and subject to the credits for by -right Units allowed in tlhe previous zoning as outlined in proffer #5 approved with ZMA 201500003, the Owner shall contribute cash for
each new residential unit that is not classified as an Affordable Housing Unit for the purposes of addressing the fiscal impacts of development on the County's public facilities and infrastructLLre, i.e., schools, public safety, libraries, parks and transportation. The cash
contributions shall be at the following rate: Seven Thousand Four Hundred Nineteen and 91/100 dollars ($7,419.91) cash for ea(,,h new multi -family dwelling runt. The cash contribution shall be paid at the time of the issuance of the building permit for each new unit within
Block 1, unless the timing of the payment is otherwise specified by state law. In the event that the Project is completed prior to the balance of the In -kind Conttributions, as defined in ZMA 201500003 being exhausted, no remaining balance of the In -kind Contribution may
not be applied for any other project or development.
OWNER:
Riverside Village Properties, Inc.
By: Paul B. Manning
Title: President
Tax Map and Parcel Number: 078G0-00-01-000A0
Minimum Green Space, Civic Areas, and Amenities by Block
Amenity Area
Green Space
Blockc
Amenities
Green Space Elements
Min. Sq. Ft.
Min. Sq. Ft.
Block 'l
concrete and/or brick patio(s), one
Turf lawn and/or landscaping and
Civic Areta-Raza(s)
5000
with min. 4 benches and
5000
benches around patio
landscaping
Northern Buffer
7000
Min. 4 shade trees, 3 evergreens
trees, and 15 evergreen shrubs
Landscaping along Entrance
SWM facility(ies) -• if required
5000
Corridor as per ARB
recommendations
Block,2
min. 12 ft asphalt or concrete path,
Turf lawn with plantings and
Civic A�,rea -Muse
13000
4 benches, and 18 flowering trees
5000
benches along walkway
Northern Buffer
2000
Min. 10 evergreens trees
and 50 evergreen shrubs
Block ;3
Landscaping along Entrance
SV14\A facility(ies) - iif required
3000
Corridor as per ARB
recommendations
Park, Connector
1800
min. 5 ft asphalt or concrete path
1800
Turf lawn between residences
and 6 flowering trees -.
Block 4
-
Norther Buffer
6000
Min. six (6) shade trees
Block ;5
Civic Area -Plaza
2000
concrete and/or brick patio with
2000
Turf lawn and/or landscaping and
min. 2 benches and landscaping
benches around patio
SWM facility(ies) -- if required
3000
Min. 3 shade trees, 2 flowering
trees, and 12 shrubs
x Block (6
Conservation area with stream
Civic Area -Park
350000
to be determined in master plan
350000
buffers, floodplain, and limited
development for park uses
Total
371800
389800
PROPOSED BLOCK SUMMARY
NUMBER
PROPOSED
PROPOSED
PROPOSED
BLOCK
ACREAGE
PROPOSED
RESIDENTIAL
GROSS DENSITY
RESIDENTIAL
COMMERCIAL
USE
UNITS
DU/ARCS
HOUSING
5Q. FT.
BLOCK I
2.41
MIXED USE
24
6. I
MULTI -FAMILY
13626 5F
TOTAL
2.41
MIXED USE
24
G. I UNITS/ACRE'
13626 SF
SOT / FAKr\ING / 13UILDING KEGULATION5
MIN LOT
FRONT
FRONT PARKING
51DE BUILDING
SIDE PARKING
REAR BUILDING
REAR PARKING
MIN/MAX
MAX BLDG
BLOCK
WIDTH
BUILD -TO -LINES
SETBACK
SETBACK
SETBACK
SETBACK
SETBACK
STORIES
HEIGHT
BLOCK 1
201
5.R.20 10'-25'
S.R.20 50'
S'
S'
30'
5'
2-3
45'
ROAD "A" 25'-75'
TRAILSIDE DR. 50'
BLOCK 2
1 8'
TRAILSIDE DR. 8�-501
TRAILSIDE DR. 30,
3'
S'
10,
BLOCK 2A/2C: 5'I
1-4
50'
RIVEKWALK RING 5 -1 5
RIVERWALK XING 1 5
BLOCK 2 B: 0
BLOCK 3
30,
TRAiLSIDE DR. 1 8'-25'
TRAILSIDE DR. 1 5'
3'
S'
10,
S'
1-3
45'
TRAILSIDE CT. 1 8'-25'
TRAILSIDE CT. 10'
BLOCK 4
20'
TRAILSIDE DR. 5'-1 2'
TRAILSIDE DR. 15
31
51
20'
10,
1-3
45'
TRAILSIDE CT. 1 8'-25'
TRAILSIDE CT. 10
BLOCK 5
30,
TRAILSIDE CT. 0'-25'
TRAIL5IDE CT. 0'
0'
S'
0'
0'
2-4
GO'
(MF AND COMMERCIAL)
BLOCK 6
N/A
S.R. 1421 : 50'(MIN. SETBACK)
S.R. 20: 75 (MIN. SETBACK)
20'
10,
20'
50'
20'
1-2
30'
RESTRICTIONS/REQUIREMENTS ASSOCIATED WiTH STANDARDS ABOVE:
1. PARKING SETBACKS SHOWN ARE ONLY FOR PARKING LOTS WITH FIVE OR MORE SPACES.
2. A O MAINTENANCE EASEMENT, CENTERED ON EACH 51DE LOT LINES SHALL BE PROVIDED iN BLOCKS 2, 3, * 4.
3. NO ENCROACHMENT OF ARCHITECTURAL FEATURES OR OVERHANGS ARE PERMITTED WITHIN SIDE SETBACKS FOR BLOICKS 2, 3, * 4.
00 �,AL`rFi of
o `
o �
� JUS' . SFIIMP 9
ic"No. 45183
w
IONAL�
.t".I -..I__ ._"", P
.
�'4r. .,
/r v 18 1 .::K-%.:,�., ,. ..�`-.
�..�..�.,.�....-,,,",
4 .,..-..,�; .,, �.,,.�-,-..- .,*:-.,.�.!i.,:-r ..:.;.,";:,.:!.,,.";�:.�_".*:_.*-:�,;,���-,�:,t,,,...,"�,-.*�--..,,.::N"�-�-,_!, _��.�,:.,--.,� :...�.:�:-�.".,,�.-._t*..,-� .'�::+. : ,,..
` - v ;:; : l i .�n� t vp4 4', ,MR,11� - ��-,
} •, \
\.,
\ ..; \r t4; •A.t9 t ,\ i / / ` t •i n�ppOp, I / �\J ,; �A,. 0.{9
.,
. -�7_
. /. ____I14 ,,%�,"�%�%%"ft -ft -4*,",�(0
* I --I, I
:I,,,,�.,,:,�.---�%.-.,.�.�.�_,-".I,.I�...-,.-�, -� �:,.
�;-,�.',V
��
.`,_.:*. ,.. -'���.,,5�,*%� ,,. ",,'..:..,,". � ..-.., ,%,.--N.-.�;,,..,- -.,.�i.
,. - .-".� .-,'. _I..' .".\ ;I.`4. ""%..",-,..--. ,-��...:-
.1 ,,\ ... ��: ... . - ;.
.."",-.
.. t . ,.-�,,�� :,, ::: .,,-�,- !Q�,.I.�
:. -.. -,.6,,_ �\,.�,��.,-:.-" ,.,,.-"1"-. .. .,
1-,"
.,,.�.,:I
. -.. ,..
..,-..
" ,.:*-..,..�.,,,,.
.,":,� .. � - ,e0000-, o__�_/
//
..40 //I//
000, Oe
II
r -"", I
�,
\\...O.�
\\
1.".. �, .t..', .,,.,.�I ,V,��"��.I .,' �.aa,,. � I�
, "..:.
-
_I%,.�. ,� .,,�.:"_,.:_
,:.,�- �,,.Xi� _
.,, ",\.,_..�.
,:,,-'(O:..�.Y`
IIF:v.
-..
�
%.
.,-
,.,
,,��.\.,
-.�.\
.,.
.!
1,..
., .i�.-
.,
. \\
-.
'• 1 q O 4 O' • / ', (s , r Xi �! \ \ O qa agpP' S \ tp '
e `! •,r :: j...•l•-.:.+".'`1:-` :C, .•y, Opp 4.� ' _ l't�..i
\..., _.
O q
.'i, , . , ::, •, • Onp04 . L ,i:':.; li e ` .'z,'`,:9.\
;•i�-{,try', - ' O q> \ •.l .
• br t: R Si,�, . 4:. `\/ Ud OP { • •.'S•': •.j.. ,\
,��
"' jtP }t ''' :t'. : I I �(^/ ' Qt � � � - \
�( 2 I •! .'! !'ti,, ;'�'"rF-:,i •'`' \ '.Y./�• , -� Y g0P0. \ ..t`'.�SF - \,,
I �_1,W,
-,,�-, . ", -��, --,,.�;�, ------ .'.11
..V�, �,,,.,,,,, . �
..,'. : I I . I . \ __0
. . , ". 4. .., �.' -,. - N
,.:-.., .. I-- _ I - 9-i , .
. . � _j-, �, - : ... .,: 1001* . . � %0� I �:..,�
I _,,,I._...,_I,I,,I�,; ,I..,,.,::,,I�,.,.,:.,,- -j��J,
-.1. .� i. . .
,,� . . ;�� - k *... .
,. I....
:, I � N
, , ,:.": .. -�\ - \ . \ \
\ (
,I ;•;,'1'' ,.=>w; hw ,\ 'i: S° • • ''• P Op• t•'
.-._� .... M ... � ------... "� ----I --__� _..@-1.- -,-.-_,,,,��"-..-.-,,�,., ".�,1"�,.,,;.,.,.�" �..,�"",�. ,. I,,`,-.,i,, .,�. ..
, ,- ....;..�-.- � ,�� , .,:,.D
_" _ a ry o .
o, 9�11 .\� \-\\I � ##- \�\\\
`,i,i..;,.:.M-," �-.-�:.!.- -1.-?"8,�.i, 1,�., .:"-.,�1,. -..,,...., . � .,*.. ,� ....�.-.�Y,;,,.(Sl<
.*.._,,.-,:_,.� ..,�_�,. !.1_41, ..;_��,..,_�.�,.1, .��I� I-I"I-._III, _"`'.". , - .%I,..,,.,-. ..:,:_',.:1,'_..*��.C.1%,,., .,.:,:_"1,* t:.-:.-� /1,.�. ,..�.I ,,.:.��";,,�',-:-,,..,��,,-- � ,,., 11,:'. .11,,,, ..,.-....,--.,:-.,,,.t...,�, "Y,,..,,,,,.�.� . -..,.,.,,U._..;., .--.,,,�.,,�.,
,. -,� ,,;. ".,;,.-)',,.., . , ..*,:i.., �;,,:,:..- ,`- � ,_,_--i
.r;� .,.,,,.-,," ,. � ".,.:. ,"..: : , "-'\.'. ,,.:,:.�:..., (-,
,.,,.,:\\��O,\x,..,-���'-t_ ..".,.. ..V;.,, ,.,_X. .I.., - .",-,*.. X 79-.1 ,,'_"
N.;..,.,". 1 ",
�,//"�II
-10( / / I\� )
.. ,.. +
..\.- \ \\ \ \
>\ <\\
, \ �
) I 1�100", . ., t.I
o /
d
P'.
O
j
'0 ---��\,
1\-1
I ON .. , `.�-, "*,� .�.-. ,....,1,,..:...,,-
G
�.-:\\I-,1..
,I,:�..*:�. :.,
\.--,, 7
01
'' 1' P O
O
i','t'' , , ^,f"'' •r � : �:`•r`f 'ti �} � i•i '. / 'VaP p q0 p',, • .', :I.' . ..'
n't ,' • n
o`. i 'S
23 ��
-� a
O
1
+s
'L a
(-:,� Ov a i
o:,
au oqD.
0
\ 4
O
a'
I
:i
C� O 0 ' �:
O �r' O r t• h
1
r.,
X' G' ry 4 / $v
O
it-, � ,
,L
r;r: (\ P
0 n'
�. 4 n
..l • � f.Q •: ` OOP , O O '• ,''
3 ' � o fl n'.
p a , tl \ ea
a /
"J , 4 i
0
9
y:.'
O
a: O'
/� O
t L/l ,'J S t } `'1 �,`M I p a \ ''•••. �'•• :•••.
• ` Ppdp Opp• r 1 ,.i. _ .,. ;.: Vic•'" a pP';
Jt.:.i G O O
.6 'x `3 '1,'' . ,. I fl q, U q, \ .S,
1', :\ q.
f . Cp3 4'.
O �� 4
"I
;; . I P
D o- 't,
I. _ 3� d t'..
4
6
0�
0
O'
,. S '.�,?' i O �� is
O '''i r 4
4'. O
a
, O r'1�= f
\\ \<<--�,<\XO
"...__� - .... 0 .-.� --------M..-0 ...."**--*.*------�I. _1!-� ��!.-���,.I.;I.,. .,�.::*��,,.,.".,,,," .:.,�-., ,/,,*,,..-..::.Z.4.� ..�.- ,, ,7 1..,�V.-_.��,.'�:1. ,,.,-:-��,,,_;.;.`.-.,,�.;..-i�.,.;-.,.I-.;',-.Z,�- .4....-I .,-�',.t. �.-:,I;,- -...:",,;."-,: -., ..-," ,-.-,;..- -*-,-,.,.- -.,.�..�,.q,;./ ,,�- ..- ,. ;, .....,,. �. ., .1,-,?1..--"�1..::,..:'.,�....�..,.�:..,:" ,", .�:� ..�' ,1. ., I: , ,,, '�4,. � ,,,.:.�- .-,"�, **- , �,--,:1-,,,-'", .,,,.�,- 1.,;,,I!,,,..� I:,.I,,,,`. �:::.-,,,'",..:-;.-,_.,!,, ._,-�. ,,,:. : I ,, .i�.-! _:,-,,-,,,;�-�, . ,':.,�I.. t �.-.. I ,.-.:1--�-. ;.,i__:- -.."-.��, .; ,,".,i.,.- � .., 4��,--,7..",_ .,,� ,*,.,�),,,i."� ", j._.-,.j,,:�, .':i,�"-,,.1...,.�,0-_-.,,,.,. ,..'� -.- .., �.:.,',..,:---',:!.,. ... ;_, , �-..�:�, i,.�.� ...�-..,-I.. � :,,"_�- -,,,:."!---,, I".i;,..�.�,,";;"�,.. - �.'` ,--�.:tt:. ...--:!,. �..;.- "�;,.�..--.",."�.-.X,..
6
P'
t;:` °�G ur
P`. rpL:'• 0
+Y i-�t-' ' : �i• 's •IF, t If a'.
t �. O
fl
. 0. ! S, • o 0
U
o u' -\
' a
!�,.,,. P,,.-�., _1!).,: -
,.:I.'�,-...:..� ', ".: I"
,,�
�"
,�
O
O
O O
O / a
a
O 0
•fir,• O
a n
r,.
..4
a
O
r<
,. ' t.ti At ,Q.
ih._...- b !r�' O'.
- 4
_ o „r:t O .6"
i+
O t
I.
O i r
0'
L`•i ` O 1
�. ' ��jj-�st
_ •i t
0
a`
d :,'.
•5 '
` t: / n
O
a
4.
O _ �y
:• Y r
///
O' h'.
V
L r• +t - a
P
_ p
O c
D'' O'. 'Y O r� �. a
n 4
i P'. o'
i,` ,� P
�.
O
4'
O
l 4'
:;1 a
a
o'
..C9 •
p
D
r a
n
O
P
o'
O
a;l •, ak �
O'. 1 / d
n
a
n
. ts'• •
z•• fl'.
9'
��i
:t • a
4
d
,.fi.
O
Or
O
O 't
24 n
P
�:i '� 4 � /� 00.// /�
e
25 P 1.\
o _ _
-
6 O`
� 1
K\
O
:c.
.r q`. •
t : � P-
o :tt k� fl
F• ♦
..
n : •:L.' :��.�. U
O` O
4'
O
P` O O
\' n /
V
O` O _i
O
\X__
.\
_2_,_k,_
1�\I.\_\
C O
,,•1, ...1,, O o' O
t`�' A •
7`'
''`
0
4
O'
O
•'a
O
d >
n
a
O',
i• /
O
P
O
O
O V
f
3 P
4
O
a
O'.
'i• O
f •;i.
n
ai. I-o' t'" o u o _
•L;: ::Jy', ' 't . •t '. t. fj / � 0 0��`�` a p��, d
d 1
a a
p U'.
P a �}
r r Tf P 4
4' 4'
1 I ,''•i . P
r• r.:
4 O :r
••'a . P'.. O'.. O O >
'YI' %'3a
o` o'
�`:
i`
�: O
D 0
Oi. �' a "
�;,,s 4 rP s , 0
i
O' a'
'f . 4 4
0
o''
4 t
O ; ',>r
f a
fl
+ r.I, 4`, t -
O o %"-
'fir• -•---'-ie• n
O 'n 1r•4'
0
/ /w
ao'1 `i.3'
. 1 Oi. 'a. O
.; L :,
/
: I
26 "A a
27 :
o ••>�, :y,. 4" tL�\ \ \ t....;y.`,.:.•r;.'`.:,.,,, O�C.'9, t OOpdP• .. _-
� �� .;. . " ,, "�.
,., . ..,......"..� . ��.I,,r,....1-..- ,., _,.., ,-.\
OF :C� :', ': :'' I s a':
�- i d a o P P o'
-:- ,-:,:-. `_..C-;.,-.-.,�.:',..:.:f,":.,,Ii,'-,�*..�-: ,-..:1,::�::� ,.i`:%-,.*-�-�- .`,�,,-.,,..�,.,. ,."..-*�;� ., ��.%.-:".�,,�- . �,�.-,.-,-.,,� I,," ., .- _\,I-�:_-. . i,,,.��/i-,_ ,- ,,.',X ,_--,''.,.. ".I1 ,J, /.\-z
._ ,\�\ \ \ V. \ \ \\�/�\ I \ \\ �"\,\\ \\/ A11,
,-. _):.-*.-,1/-*"� - ', )-..._1�.%-
I d o 0
''> • d' , .-.! �. "/t ,:-_-.�.. ,""i/ -: .1 �/-..);.- :"-- ..- � ,,-,., -,-,, .,,� .-..." ..- . �--. ... . - . ,"..L :,!,"" --
0
P O
fl 4
0 O .t "
1fs.' � P ..,.•
:,�" :, .,N . .,'.-.. . ,�.-..-. -..�1,..::".-...,.. ,..;;..-,,,:,.. -I.. . -I.. ..-.*-,,,.,..,.::, - . :: ;':l: :.. `/ ttt--
.'�*-",.I/ .,:I-':�.,- . -�,-.. ,,-,-.'*... ... :-/'-.".",. '.,,. ' _"i"-"� .;'./._:,..,' I
.'r 4
a
o
�% 4 0
VI \,
:�
.,I.,� ..I1,, 0... .,..,. -,�,;-_.,,.!I ,,,*1I,.:.�,:.,
9 L
't I
`Or
O
y
b
O
O
0 0
P
••1
0
1 �I /1 -
� r>
,. o
0 0'.
a
a n
,r''' \ r a
ffi si O P='
i•. h r O >p
X.
!�
O J - 4 O'. O'. fl
r d 0 O O -,s•• O . - r O E fl r O P
O P' r�
'L 4
4 P
O / 1
G 4 P P
rL 4
4' 1 :�.• O
.» o >c \ o
0
a
rrM O r I tt O Y. P .. tr r a
4 'i••• � O L ''C • P
9 _ 0.. a
d
O
{
',ti: a O t 'L. O 4 a /
.�- 4 f �o n a
\ P 'G "�"' � � O �yf•�
9 V
v ,.l .
d 0 'Y
q
P 4 O 4' 1-
' tl O 0 rnM ' 0
tY t.
4 :'
�} a 11 O
S
6 U
t 4 '•t
%a. - 0 .4-
6• 6 O Y � {`�
O N^
•t .
4
O
O 4.
r r P '`"st ! '"t ' U '-9' d t. ' 4
a Q
O
a O
�t `�� • .Ss 7
O' 4 j
fl J
0
O >+ O.
a
r::
r P
5 O n y •i r a
4 O
+ 3
A4C ''' d o, b< o n 4 a t`
O
t'. v' O O O 4 ' `
\ a 0 O 4 ' �� u 0 P� a U P P
�% � O O 4
.Ii 4 O v 9 O P O
,r�:r, 0 4
28 q } P
:f• o 0 •ate•' 4 O O O
29 :Z. • ;:. '•- 0 0 D P O O 4 a P P' p U �•,"•
' - -� / { :, o a as O 4 0 o a a A_
`'r �" o K i.` ` �a -•t a o a l O 9 4 0 3 d o D' D J' n o 4 P i ,.9 4 O a / O O ' .l .O ., O �'f o., .an 4 .• = �� . tS O n ,.O ..n. i ' r .� Q+•i
0 4 P '/r:':�i: � is
a ,o
':lr, � 4' n .ice.:•--e-�:� �r •+, 4
v •`�•
v a a n '�'b 'a fl a o �:
U 0 d` O
•t•' O O O a O 1 `'• O 4 O O 0 4 9 O i
6 O O
P O O
ry
O O O O O, O o 0 4 v a a r, - o n a 0
O O 9 '�•5
.,y • O rt', O O 4
'^t . r> '`•� ' \ ,': •. r'- r O O O O. O O ,d' O O O D d 6 O O O O'..' - a D d O t..:'.::,', •
:+L•'+; •.w• '•t :'r .. D O O 3 a O 4 4 O O. O O s.
{, ;:.
yr "::y,..a,•.•-• ..'r...•r. 's .e•+ .`,. •.:t }.J'• (Ty O O O P 4 '6 O Pp O aq Oq>, r0 Ogr�q qq S.s,.. s .y•_.
:':'i:. .,• y.;. '.-•'f-.+`': 1 O a O.) O '> a O t[rQ' U O d a O d O O 0. O `+a / t t •,•' L ..
r /r• a. O, O O T 0 O O O O P yy"`. a O O r-""'"`''
',;,,:.t;,%'"'> ..:.:•:•`•`=' moo'- , �ti '� •`� n .. n .h .. _o ..a n .,d .. _ts .<O n .O n'13,a „4,a ..tl'. .i sK fl ..a.nq.0 ,J,CY_ry ., �e1�.e.,aeeewsT..ne
,' ,.
;' tt • 'Y..
,, ;,
'i.
Y
c
<P` k. .
t �t;::
:n'
Y' '� , r: i '
S
;' '
�cS • CJ�
�t^j \
\ ;
r: .t
:'4.",
a mot• . c. Y ',
a t ,.. a. , .. .. • • , r't
49 -::0.
/ r , 0:'
74
t..
r,:Y
dV•. Cfl.: ; :'
W ;:
r. 1 r. J
s• :•Y
}.;
• i• t.
'• J
\ a 'ri:
r} i
t.' },: .
I ' S `
. s' 9 �,,r.�•• L. ,.
' "i
-••ia'• !'t: .t v'j•
y*
i i "S•
" i
r
.l
' ri `.
f
.:,tit
I
i "r': ''f', r
„
w.
,
• r';i ri
1 ~f`-
r ,.
.•. .• ,. .. 1 + a ,. , f
'•r
•. i •'i: r ,_
.. „r .
fT
"t i'.
>
i
r.
i.
_ , .r i r t -
, t 1 ! 'k
- l+• L
l .•J 6 '
J
s. K �•'i:
• • •) Y h �f •y
a•
'\ t
..r
/jam( � . : r.j
�_ 2'
-, G _
a , L r•
. •L
1 _
Y f
i
1 _
v'
1..
...tom- :•J v.
t '' J
'tt ti ' - .}', r ,i , Vie''
'�i
L
�. .
�t '•t
•� s:t ti
4'• A- -
i I '•'L ' ' • t. ' •'rl::
r
d \ ^ :,,.;
_� 1
r
/
t: k Ex. Private \ - - --___ - - I 4
.:. ' ,L...'M �: / m Sewer / /� �' �` - -_ - - = - __
.✓• Storm \ \ --� � _ --� - __-- - I
4 '`P. Easement \ / r' / _ _ ,._ _ -" __ _ __-- - - -
4 V M:�5 V
yr \ Ex. 20' ACSA \ , � / \ \ \ Ex. 20' \
• >, ..I .. Sanitary Sewer \ \ - \ Wat�rllne I { `
°''` ::';`-',::. A4A / -� \ sement '� \ \ Easeme \ \ I
., o /i E a / \ n t \
r
a,;. - \ \ \
'.i •Y ,-,,I..1 r - ,yk .. \ 8 90. \ , - , . - . , \ * - , . - , - \\ j - \ . - , . - . - \ . - - . . - . . - . ,)I -' Bend I I i
:.X!11- 1 ,*
. _/0d ''I Qom° .,�
t... \�
... : ,;� Ex. 8 CL 52 DI Waterline A
• .
.
:., ....,
,., ,
%f%%'�s �� l \ \ \ I I 1
t :..,, r \ \ \ 1
\ M - . M -\ - \_______
III
,/ :,. .,.,co-:,✓ - �. .-. .-. .-. _. \ . .-. .-. .� . .-. .-. I
~' .•,. '; �' EX. 20 8 x6 Tee
" .. \ '
" \ \ 6 GV I
I
,.:i' :_: :r, Waterline Easement / \ i I
b 15 y !, -,E/x. 18 HDPE �ttorm Sewer \
Ozi
is I S NoP ��� .� f J, f . JEj.M �i_IJ _r__ - -�� _ -
m 5�� WeApu -�-�
:, / ) Cn i
- ) > I / A5 / I 1 - ! O / I
"''2. / T / j
I \ / - �0
}fit:r` • }. : i:•` a .•b;,, I
`:t': %'- •,. j -_ / get•
,11t,,; Ex. 20 Public Storm _
F : il• % I
"� / p
` Sewer Easement -� � / I /
�: ti i
a, �• I Ii < < � / _ / /
s` 0 1 / / /
, ` 4 ,, / I I I 1 I � M. / / / � / / / / /
. ;.... ,:. I I
g .'-- '. :,`y: `,. / I I I I / Ex. 15" HDPE / / / / / /
.w'' / / Storm Sewer / / I / / %
?- - I / /
:. - / I / / / /
: .. I i A7 I / / I 1 /
/, . ,.._�;..._�_ .,. .,-,. / /
I I 1 / / //
iY. '•M: •: .. Or
/ / / / / /
@) , :!,., iI;.*,I,,:.t
-, ';;-, :?Y'. Ex. Public 1 - o x ` / ( / / /
y, l� .: , I, o / Storm Sewer ` I /
M I I �i / / / /
. t Easement ( f
'ti' . : J` W \ ( / l l
...!". .., �_,,. . � � "'. IV I / I -
:}:.. y I -D.
s m 1 ,, -iI \ -, ..I S (�,��-��.
;;, �, \ -
�I\-" .'.$�"
V!�.... ._.V_���
�`' I . i I
,JL�,
�"�..", \.,;"
.-- ,,I . �\ -�I.",-
"r •iJ 6 fig.. 4�`
.� {
- A10
., M'r ':':' ' • :6 %/ • c n 64 .� .tC •• •'' ,g v?A • . w rgf ° ,d.� • „ 'O, �'° f ' : `" T ` �' '� ..•:6' �' -0.• o' ."r ' . '9 .:y, '� 8, v , .•Y , ' -.'
_ :, . .i '" , �' 0 .. y `. It' • . v a ,,fir . _ .. •'s' ..c' . ••3 :r .y' �w � ��
Stm to be-
f
Y Y l ��
J..
r.;:
i.
L" -_.---..�--- o ve d
r,':
7 ..o
'a., + .. .:. . , •., , ,err '. .:
:3 l Y:
,
t
,. r ;.
.. .. . _ t. i rr a ,: ,._'r'..,,:,: 11 ..
C .
1 _ t
t ! } t,
S' i% ,'s• l."
'h ./„ / 't.' 1'
A,
+./ r
w .
,:, a
•1n,.
::
.4 ,
..•• ..... .., r.�
'f
,
. t. i 1 Y ,1': O :Y: '
4.
, V } rr;i
i.
_ ' t•. f. .t
V• t Cf -
•1:
:`.
:it'
•.
:� 'a 1• • < ;''' ,'
•:e
c+
:y:
:+
i A;,
1 t
:
- r ,a„ .,,: a .,..: '.'a ) •'•i- ^.i'' _ .. _ ,'1 ',
: L. +
:"1: •." Sri•
.. >.. i ,
,
t +
f ,`
- .. , >. ... ti , . . , .^ram-+-r, . » ,.. ',� :••j,:.'; ''•s•t '•s:.
. t 'r'L '`'r, ' i .'
A•: S
•r
Y .:
r
t , .. , ., .. , , +. , , .. r }..
t s � .. ., .. ., .. , , .. , .. a t•' �:i�.
t ,�t•
r t .. .. f
f, _ :`'
. :.
/j( L
, ._ ! w , , 1 ., t .. J t .. e. ,. r, • .L4 ' 'Jt , ' t. 'r t I'•: '.} ' .., J,•' .,,..•
r '
. , .. t t r
Y• t ....,
"
,. - ., f. , . i.. 1.
/ 3
i.
R. '.'1. ' ' '.7 ,,
/ /
- 7L- -
0
(_ - - + - - - -
. . _ __
L. t J °" '
- - - - - --::::;_ - - - - - . I :V 0 (80)F
CY
\ \ .�' , �, 'e'�''. ''..' tt7'•••• V"i-ti i>•S L, .`4 „•,y.e �¢•,+f
h •
1
i
1. .��.,k,�'a�,�i�: uG, b.+i+l• :•.g' 1.',� :i:�, ,a •'1h�L.cr..s,••,•J',�tT �Ki�:,„•`?n' .T\t,,-tf. ra•'y
S. t ' ' 5,. T z__I-t ,Y "' V', •: 1 '•"{.'•6,_ t"`.t }Kvy - Y; 4'•CF__ � • � :
r t
. t ,..rJtr •mot
=,`
i , , i'
ro
,,fa H'' J Y '• t'• f
w'M. F Y ..t t r. y'., v
�'}•.%.' }� .r. //sv^}.f �%, d• 'a. *. t'fi}.4 y�A..•.nw i2� .. EC. ',. A. u'Y
.+•^}" •: , yf , '.JBt: ,y, i 5f 1 -'n� R.• :' ,},.,, '}s i ..f"Y ,t•,�t.,yf a..i. 1•. V "en :'�>, :Z ti: •L '�,1,k..'�t.
t :
=w i. J'
t V >. • '
l [ +. i' :16 'i f . a
I
. t ' •et
' t i ,^ ti• i � *
', •-: yA
t tA• !{
i , •y
r • J ,A e• fY•4 1 r,'2 i•
•`} �Ya r
a
{, a
b • A 1>
Y
•at Y T• ' • 'F.
a , •:J
^� t 1
7 r'•+ T• h t' t.h / ,' Y 'L
•a
r•
i> Y+
r .J`, L•r :'fix
• Y •'i
\ •�r i '�. .ram \��4 i t t
A
• 1. .., LL
I -
r
:, :... <..:..: .,. x - yam' - -
r T
H
o,
v
0
r- I
0
J
rJ.
U
JUSTk% HI 1VI P
icVU. 45 183
I
w
1 V�
y fl' V
V
V
V
,`nn`''
G'
I Y
O-N< L
(A, 1
�t-
• • 20 4 • .•
V■ ■■■
III ■ ■ IN
Scale: 1 •