HomeMy WebLinkAboutSP201300009 Staff Report 2013-03-19r7
r lftGl:�tp`
ALBEMARLE COUNTY PLANNING
STAFF REPORT SUMMARY
Proposal: SP201300009 All Things Pawssible
Staff: J.T. Newberry
Planning Commission Public Hearing:
Board of Supervisors Hearing:
June 4, 2013
TBD
Owner: Five Springs LLC
Applicant: Karen Quillen, Sean Julian, Benton
Downer
Acreage: 0.997 acres
TMP: 0761VI1000001200
Location: 1201 Stoney Ridge Road,
Zoning: Planned Unit Development - Industrial,
approximately 750 feet north of the
which permits the same uses allowed by -right
intersection of Stoney Ridge Road and
and by special use permit as the Light Industry
Southern Parkway.
(LI) zoning district.
Magisterial District: Scottsville
Conditions: Yes EC: No
Proposal: Special use permit request to
Requested # of Dwelling Units: 1
establish a dog daycare, training and
overnight boarding facility (listed as a
"commercial kennel" in Zoning Ordinance)
permitted under Section 26.2.
DA: X RA:
Comp. Plan Designation:
Industrial Service - warehousing, light industry,
heavy industry, research, office uses, regional
scale research, limited production and
marketing activities, supporting commercial,
lodging and conference facilities, and
residential (6.01 -34 units /acre).
Character of Property: This site is improved
Use of Surrounding Properties: A mix of
by a two - story, 8,000 square foot
industrial, commercial and residential uses,
office /industrial building and associated
including a school and daycare facility at the
parking.
entrance of Stoney Ridge Road.
Factors Favorable:
Factors Unfavorable:
1. The proposal provides services that
1. Loss of space that could otherwise be
support the community.
available for industrial uses.
2. No detrimental impacts to adjoining
properties are anticipated.
RECOMMENDATION: Staff recommends approval of SP201300009, All Things Pawssible
with conditions.
SP201300009 — All Things Pawssible
Planning Commission: June 4, 2013
STAFF PERSON: J.T. Newberry
PLANNING COMMISSION: June 4, 2013
BOARD OF SUPERVISORS: TBD
PETITION:
PROJECT: SP201300009 All Things Pawssible
PROPOSED: Special Use Permit for dog day care, training and overnight boarding.
ZONING CATEGORY /GENERAL USAGE: Airport Impact Overlay and Planned Unit Development
(Industrial)
SECTION: 29.2.2.1 Commercial Kennel (via Section 26.2)
COMPREHENSIVE PLAN LAND USE /DENSITY: Industrial Service — warehousing, light industry,
heavy industry, research, office uses, regional scale research, limited production and marketing
activities, supporting commercial, lodging and conference facilities, and residential (6.01 -34 units /acre)
in Neighborhood 4.
ENTRANCE CORRIDOR: No
LOCATION: 1201 Stoney Ridge Road (Rt. 1000) [approx. 750 feet from intersection of Stoney Ridge
Road and Southern Parkway (Rt. 1165)]
TAX MAP /PARCEL: 076M1000001200
MAGISTERIAL DISTRICT: Scottsville
CHARACTER OF SURROUNDING AREA:
The subject property is located approximately 750 feet north of the intersection of Southern Parkway
and Stoney Ridge Road (Attachment A). Stoney Ridge Road contains a mix of industrial and
commercial uses, including two schools, a storage yard, an electrical subcontractor, a shipping
warehouse and a facility for UVa.'s medical transportation network. Across from the intersection with
Southern Parkway is a section of the Mill Creek neighborhood containing single - family residences. The
Fox Chase neighborhood is located further west along Southern Parkway, which also contains single -
family residences and a clubhouse.
PLANNING AND ZONING HISTORY:
ZMA1985 -029 — The original rezoning for the Mill Creek Planned Unit Development (PUD) approved
approximately 236 acres for a mix of residential, commercial and industrial uses. The area under
review was not included in the original rezoning and was left zoned as Light Industry (LI).
ZMA1995 -019 — Rezoning approved to expand PUD - Residential area and change the remaining LI
area to PUD - Industrial, except for two lots on Stoney Ridge Road - - Parcel 16 remained with LI zoning
and Parcel 14 was rezoned to PUD - Commercial (Parcel 14 became Bright Beginnings Preschool).
ZMA1996 -021 — Rezoning approved to change the lot across the street from Bright Beginnings
Preschool from PUD - Industrial to PUD - Commercial to allow a private school (now the Peabody
School).
Attachment B shows the current zoning map with the current PUD designation labeled on each parcel.
DETAILS OF THE PROPOSAL:
All Things Pawssible is requesting special use permit approval to relocate their dog daycare and
training facility to an existing two - story, 8,000 sq. ft. brick office /industrial building at 1201 Stoney Ridge
Road. They are currently located in a mixed -use industrial area in the City of Charlottesville on Henry
Avenue. Their proposal includes a mix of limited commercial uses, as well as a 500 square foot
residential dwelling unit for an employee. The proposed commercial uses include overnight boarding,
subordinate retail sales, grooming /massage, and infrequent special events for competitions and
adoptions. Although this site is larger than their current location, the scale and intensity of their
proposal is not significantly different than what exists at their current operation.
SP201300009 — All Things Pawssible
Planning Commission: June 4, 2013
The conceptual plan shows how the dogs attending daycare would be separated into three different
outdoor play areas depending on the size of the dog (Attachment C). Each of these areas is proposed
to be fenced by a 6 foot tall solid white vinyl fence. The medium and large dogs would each have 2,000
square foot outdoor play areas behind the building and the small dogs would use an approximately 855
square foot outdoor area located on the southside of the building. These areas supplement the space
available inside the building. Each area would be continually supervised by staff throughout the day to
ensure the safety and wellbeing of the dogs.
In addition to daycare during the week, All Things Pawssible offers training classes and boarding
services on evenings and weekends. A typical training class is held indoors and trains about ten dogs
for a one hour session. Boarding services are available for up to 30 dogs at a time. These dogs
participate in daycare during the day, but are kept indoors during off -hours (8pm — 7:30am). The onsite
residential dwelling unit allows an employee to be available to monitor the dogs being boarded in case
of an emergency.
The applicants also indicate there will be an area available for subordinate retail sales of specialty dog
foods and treats. This area would be less than 500 square feet and be available to customers that use
the daycare, training and boarding services. Similarly, there will be one 80 square foot room available
to a groomer or masseur on an as- needed basis. The grooming and massage services would take
place from 10am -3pm during non -peak hours.
Finally, the proposal also includes plans to use this location for special events. These events would
take place not more than once per month and be held on weekends between 8am and 5pm. The
applicants envision that events like competitions would use approximately 2,000 square feet of the
building and be open only to invited guests (50 guest maximum). Adoption events, however, would be
open to the public and be staggered in terms of visitors. Overflow parking would be located across
Stoney Ridge Road at the Probuild storage yard or adjacent to this site at Moore's Electric.
ANALYSIS OF THE SPECIAL USE PERMIT REQUEST:
Section 33.8 of the Zoning Ordinance states that the Planning Commission and Board of
Supervisors shall reasonably consider the following factors when reviewing and acting upon an
application for a special use permit:
No substantial detriment.
Stoney Ridge Road contains a mix of industrial and commercial uses. In evaluating whether a use will
be a detriment to adjacent properties, the intensity of the use and other impacts are evaluated.
Comments and concerns of neighboring properties are also considered. One measure of intensity in
relation to nearby properties is the traffic from the proposal. A closely related measure of intensity is the
scale of the use in relation to the neighborhood where the use is located.
VDOT and Engineering have no objection to the anticipated traffic impacts from this proposal. The
most intense traffic impacts will take place on the evenings and weekends when many of the adjacent
businesses are closed. The applicants have spoken to adjacent property owners about their proposal
and obtained shared parking agreements on two adjacent sites to handle any overflow parking.
Another potential impact on adjacent properties is noise. County staff used a noise meter to take
measurements 100 feet away from the outdoor play area at the applicant's existing location in the City
during the evening pick -up time. At no point did the noise impact come close to violating the noise
ordinance. At the proposed location, the closest structure to the outdoor play areas is approximately
100 feet away and the maximum permitted noise level at any time is 70 dBA. The measurements at
the existing location showed an increase of 2.0 -3.0 dBA above the ambient noise level readings, which
were 49.4 dBA and 51.2 dBA. Staff additionally made contact with a neighbor at their existing location,
SP201300009 — All Things Pawssible
Planning Commission: June 4, 2013
as well as the Department of Neighborhood Services with the City. Neither party had complaints about
the noise impact of this use.
A last potential impact on adjoining properties is from the waste generated by this operation. The
waste management plan at the proposed location would follow the current waste management practice,
where solid waste is bagged and put in the trash and liquid waste is mopped -up wherever possible.
One area at the proposed location where it will not be possible to mop -up liquid waste is outside on the
144 square feet of synthetic turf proposed to be installed in the small dog outdoor play area (shown on
Attachment C). This area would have a plastic tray to catch any liquid waste, which would then be
hosed off into the grass at the end of each day. This is distict from the medium and large dog areas,
which would be surfaced with a non -toxic product that can be mopped easily.
Under ideal conditions, our Engineering Division recommends that all wastes from a site be fully
contained. In this case, however, it recognizes that the standard industry practice is to hose off wastes
that cannot be picked -up and bagged. There are no state requirements for this type of waste and there
is currently no definitive data on the impact of liquid waste from animals on the function of a stormwater
treatment facility, such as the one where the small dog area will drain. There should not be any
substantial detriment from this impact as long as the solid waste is being picked -up and bagged.
Character of the district unchanged.
The proposed use is located in an area of mixed industrial, office and commercial uses. In many ways,
this use functions like a daycare or school and Stoney Ridge Road already contains Bright Beginnings
Preschool and the Peabody School. The use will not change the character of the district.
Harmon V.
The purpose and intent of the PUD district is to provide for a mixture of uses and housing types.
Commercial uses are intended to be limited to a scale appropriate to the support of the residential uses
within the PUD and employees of the commercial and industrial areas. The proposed use is
compatible with other industrial users in the area. At its proposed scale, it's in harmony with the
purpose and intent of this ordinance.
Consistency with the Comprehensive Plan.
The Comprehensive Plan designates this property as Industrial Service which allows for warehousing,
light industry, heavy industry, research, office uses, regional scale research, limited production and
marketing activities, supporting commercial, lodging and conference facilities, and residential (6.01 -34
units /acre).
Since construction of this building was completed in 2006, it has been used mainly for office uses,
including a design firm and tutoring services. It is currently occupied by offices for an insurance
company and hospice care provider. The applicant has put in an offer to purchase the building from the
owner after looking at various options for a new location for the past three years. The applicant has
searched exhaustively for an existing commercial site, but has not found any possible sites that could
accommodate them. Their proposal at this location would not displace an existing industrial user, nor
occupy an area that has historically used by industrial users.
In addition, even though the proposed use is not industrial and is considered a commercial activity not
exclusively related to the support of an industrial area, it does support objectives of our Economic
Development Policy and the Neighborhood Model. All Things Pawssible is a locally -owned business
that supports the local labor force. The proposed dwelling unit provides an affordable space for
employee(s) to live and work. Most importantly, the proposed use and changes to the site are
compatible with the existing industrial users in the area and would not prevent a future industrial user
from occupying this site later.
SP201300009 — All Things Pawssible
Planning Commission: June 4, 2013
Lastly, the proposed use provides several positive services for the community. The training
and socialization of dogs helps prevent dangerous interactions. The supervised exercise and
boarding provides a safe and humane place for dogs to stay while people work or go out of
town. The special events provide a place where the community can learn more about
responsible pet ownership. Collectively, these services help keep dogs in their homes and
help prevent stray animals. They support services that reduce the burden on the
Charlottesville - Albemarle SPCA and our Animal Control Division.
ADDITIONAL SPECIAL USE PERMIT CRITERIA
Section 26.3 of the Zoning Ordinance also requires the following factors be considered for
general commercial uses in this district:
a. The purpose of the industrial district in which the use is proposed.
The PUD- Commercial and PUD - Industrial areas were designated to allow commercial and industrial
uses that primarily support and serve the residential portions of the PUD. The proposed use will serve
customers that live both within and outside of the residential portions of the Mill Creek PUD.
b. The proposed use and its proposed size should be consistent with the intent of the
applicable industrial district.
Uses in PUD - Industrial areas are regulated by the Light Industry (LI) zoning district regulations. The
intent of the LI district is "to permit industrial and supporting uses that are compatible with, and do not
detract from, surrounding districts." This use is compatible with uses in the PUD and surrounding
districts and uses.
c. The use proposed should not be located on the lowest floor of any building having direct
exterior access to the ground surface in order to allow that floor to be used for industrial
purposes.
The proposed use would occupy the lowest floor of the existing building having direct exterior access.
Therefore, it would prevent other industrial users from using this space while operating as proposed.
d. The gross floor area of each establishment should not exceed three thousand (3,000) square
feet.
The gross floor area of this use occupies the entire building, which is approximately 8,000 square feet.
e. The aggregate gross floor area of the independent offices or general commercial uses, or
both, should not exceed twenty -four thousand (24,000) square feet and should not exceed
twenty -five (25) percent of the gross floor area of the building.
The aggregate gross floor area is below 24,000 square feet, but it encompasses 100% of the gross
floor area of the building.
f. Whether the structure or structure expansion will be constructed to the standards required
for industrial structures, regardless of its intended use.
The improvements shown on the conceptual plan would meet industrial building standards and would
not prevent a future industrial user from occupying this space.
SP201300009 — All Things Pawssible
Planning Commission: June 4, 2013
SUMMARY:
Staff finds the following factors favorable to this request:
1. The proposed use provides services that support the community.
2. No detrimental impacts to adjoining properties are anticipated.
3. The proposed use is compatible with other industrial users in the district.
4. The site could revert back to an industrial user in the future.
Staff finds the following factor(s) unfavorable to this request:
1. Loss of space that could otherwise be available for industrial uses.
RECOMMENDED ACTION:
Staff recommends approval of SP201300009, All Things Pawssible with the following
conditions:
Development of the use shall be in general accord with the conceptual plan titled "All Things
Pawssible Conceptual Plan" dated March 18, 2013, and revised May 28, 2013, as determined
by the Director of Planning and the Zoning Administrator. To be in general accord with the
Conceptual Plan, development and use shall reflect the following major elements within the
development essential to the design, as shown on the plan:
• Location of outdoor play areas
• Height, type and material for fencing around outdoor play areas
• Location of approved parking areas
Minor modifications to the plan which do not conflict with the elements above may be made to
ensure compliance with the Zoning Ordinance.
2. The maximum number of dogs admitted for daycare each day is 70 dogs.
3. The maximum number of dogs kept for boarding is 30 dogs.
4. The total number of guests invited for special events shall not exceed 75 people.
5. Dogs located in outdoor play areas shall be supervised by All Thing Pawssible staff.
6. A shared parking agreement approved by the Zoning Administrator that specifies an adequate
number of parking spaces will be available to provide overflow parking for special events.
7. The proposed uses shall commence within five years of approval by the Board of Supervisors.
MOTION:
A. Should the Planning Commission choose to recommend approval of this special use permit:
Move to recommend approval of SP201300009, All Things Pawssible, with conditions as stated
in the staff report.
B. Should the Planning Commission choose to recommend denial of this special use permit:
Move to recommend denial of SP201300009, All Things Pawssible. Should a commissioner
motion to recommend denial, he or she should state the reason(s) for recommending denial.
SP201300009 — All Things Pawssible
Planning Commission: June 4, 2013
ATTACHMENTS
Attachment A — Area Map
Attachment B — Zoning Map with PUD Designations
Attachment C — Conceotual Plan dated March 18. 2013. revised Mav 28. 2013
SP201300009 — All Things Pawssible
Planning Commission: June 4, 2013
Attachment A: Proposed Location
1122 0 195 Legend
,. (Note. Some items on map may not appear in legend)
_
P", I.—
7fiRA WI 4 A
a r RMESCUE � S —ON
7fiM1 19 "a °a,l
6M1- 04 - -27 76M1 -17 1125 � `�`SES._
Ko^. orr E
RESRSA,�RRaRSM
76 -20
Pe o Pa,,k
+'J
76M 1 -21 77 -11 B
6M1 -03,14 �' 1175
fiM 1 -03 - -A
1.200
7
fi 7fiM1 -11 11$5
�1
76M1 -12
1201
TM; 76� 1200 h
pr 76M1 -12A /
— -�4 77 -T1 D2 1205
��� 76M1- 241215
76M'I -15 1205
7fiM1 -1.3
1232 �pti3
90C- 02- 11�190C- 02 -12 -23 '�
90C- 02 -10� 19 590C- 02- 1.2 -24 ��� � � •,j. , ; ,
2 1 3 1 7 13 -x
76M1 -14 1221 90C -02 -05184 90�C� -�0 -20 g0,�_02- 5��= 77 -43
90 -- 0r2, -09 -178 ^ 41
9oG♦- o12�0�4gOC= ,02,04 8906- 02- 09'1fi ""e"02",13-2E
1274'1272 V 900-02-08-15
�„ 90C- 02 -03 -fi 10 15 90C =0 `14 -27 rl,
131190C -034 1273 j 12
6 900-02- 14 -28
1313 900- -03 - -1 ♦ 127590G- 02 -05 -9
900 -0335 1310 _
900 03 ,A 94G 03 11 ��� -�� -1430 25900= 02 -15 -2 -
900- 02 -03 -5
9 200�ft 1334 1342 1348 1356 ti90C 900 -0 42 Q7�332 222` 77 -47 Ryn .^ e_�
f * 900 -03 - -6 1364 9OC -02 -061 31 ? GIS -Web
1332�OG -03 -4 gOC 03612 2 900- 02 -15 -30 s GeogaphicData Services
1321 00,03 3390�C�03 3� >.. -.-7 ' -U3 � 11_ ; 1' 9006'31 r M www.albemarle.org
L 1 J 90G 03 --9 0 286 94G- 02 -06 -11 33
,r 90G- 03 - -590G 03 - -7 i
OG -131 1327 _. 90G 03 1312$8' 90G 02-16 -32 R41NP (434)296 -5832 III
Map is for Display Purposes Only • Aerial Imagery from the Commonwealth of Virginia and Other Sources May 21, 2013
Map is for Display Purposes Only • Aerial Imagery from the Commonwealth of Virginia and Other Sources May 22, 2013
Zoning Map with PUD Designations
76m,41-31
\`
1
Legend
(Note: Some items on map may not appear in legend)
76M 1- 04` -30
8 -
8 5
1122
,, r/
76M1- 04 - -29
PUD - Ind,
FRERE Es,A „a
„osP,apMEN,
76M1 -04 - -A
�
B
`7376M1- 04' -28�
76M1 -117
-_ 76M1 -19
�P ...�
76M1.704 - -27
2 476M 1- 03 - -11 46
/
E
Light Industry
76M1 -20 1125
76M1103 - -12'
318
_
PUD -Ind.
,
,3276W- 03= 13
6M03 6M03 -14
717
�
—
1175 76M1 -21
.P
e '.
6M1'0 3 - -17
i
P
i
PUD - Ind. 77,116
6M1- 03 - -16 /
309.,> 1
1200
/ 76M1
,,76M1- 03 - -15
76M1 -16
-11 7fiM1- 221185
fiMI-02--10
TM:
76 //
sA
TM: 77
f?'0. 76M1 23 :1201+
Q
/>
76M - 2 �y
1201
co
_
1200': '.
61M 1 -12A
r
PUD - Commercial
Ip��
PUD - Ind 76M1- 24'1215
76M1 -15
1205
1
r
PUD - Ind.
1232
I`/ (
QUTNER }'P IWY
90C,- 02- 10- 2090C,- 02- 11 -22/
-
900 -02 111- 2190C- 02 -12 -23
3pT
tiF
76M 1 14 1221
90C -02 -10!19 5
00,
9OC- 02
181 ft ���
900 -03 - -A
PUD - CommerCl I
-09 -18
- 90C :fO213' -25t
6 � �
90C -02 -09 -178, ,
900 -02 -04-8 r � f
`h- 9�09?690C�021427;�
y�� 4, -e�,
? GIS -Web
Geographic Data Services
� M www.albemarle.org
o.`�
900'03 36\
900-02 43 -6 ,2. 2 '2�_
127:4 900 U2 05 9 .
/RGIN�PI�
434 296-5e32
Map is for Display Purposes Only • Aerial Imagery from the Commonwealth of Virginia and Other Sources May 22, 2013
i
-...,_...., �,.,.,.._... �.._ �.........,....... �....._.....,_. �......... ....,_..,...,_...•J...,_,.•.. —� ,.. �. .T..�.,.�a.._.�....._..__..�. -. j S — IRON SET
L� 4 A TP = TELEPHONE PEDESTAL
WM = WATER METER
MH = MANHOLE
CO = CLEANOUT
ALBEMARLE COUNTY, VIRGINIA Of DROP INLET
FEBRUARY 22, 2013 HP = HEAT PUMP
LP = LIGHT POLE
LEGAL DESCRIPTION FOR TMP 76MI -12 i +
COMMENCING AT THE POINT OF BEGINNING, AN IRON FOUND ON THE t `
EAST MARGIN OF STONEY RIDGE ROAD, THENCE S 60'04'40" E ! + •S• 1 - S 3609'53" W
A DISTANCE OF 191.57 FEET TQ AN IRON, THENCE S 3909'53" W
A DISTANCE OF 263.53 FEET TO AN IRON. THENCE N 39'01'16" W i I
A DISTANCE OF 197.06 FEET TO AN IRON ON THE FAST MARGIN OF t
STONEY RIDGE ROAD, THENCE ALONG MARGIN OF RIGHT -OF -WAY !
N 36`O9'25" E A DISTANCE OF 186.32 TO AN IRON, THENCE ON A CURV1:
3500 FEET AN ARC DISTANCE OF j ` _..:.,
TO THE LEFT WfTH A RADIUS OF It . ,
6,00 FEET TO AN IRON AT THE POINT OF BEGINNING.
i
1
I HEREBY CERTIFY THAT THIS IS A CORRECT AND ACCURATE PLAT, THAT
l
THIS PLAT IS IN COMPLIANCE WITH SUBSECTION 55.79.58(A) VIRGINIA
CODE AS AMENDED AND THAT ALL UNITS DEPICTED THEREON ARE
SUBSTANTIALLY COMPLETE.
i
Z
C. STEVE GARRETT L.S.— VA. NQ. 2025 � o
N I
I HEREBY CERTIFY THAT THIS CONDOMINUM PLAT, TO THE BEST OF MY l g
!
PROFESSIONAL KNOWLEDGE AND BELIEF, IS CORRECT AND COMPLIES rn
v
WITH THE MINIMUM PROCEDURES AND STANDARDS ESTABLISHED BY THE
VIRGINIA STATE BOARD OF ARCHITECTS, PROFESSIONAL ENGINEERS,
i
LAND SURVEYORS AND CERTIFIED LANDSCAPE ARCHITECTS. I ALSO
)
CERTIFY THAT THE BOUNDARY SHOWN HEREON IS BASED ON A CURRENT
FIELD SURVEY, t
j
15 PARKING SPACES
I HANDICAP PARKING. SPACE
TMP 76Ml -11
692
D.B. 2842 PG.
E1 41r_
_!� l T Li
_J
- I
1
TMP 76M I -12
�I
" l
ALBEMARLE COUNTY, VIRGINIA
Eli
1
SCALE: 1" = 30' FEBRUARY 22, 2013 l
"Try
C OMMONVE A L117
POINT OF'
Fat #4 0#, t3EGli;`INC
�.
TF
ljj?l g.yf t9 v
_+
C. 6kRRET t
---� C 1
1 4 6"
r
-STEVE
t L L . I•io . 202`3
=
319 WEST RIO ROAD
k
a°
3 00'
R = 435A0'
R
CHARLOTTESVILLE VIRGINIA 22901
�a 'r, -'t>> v
T = 2.99'
PH- 434 7973 -0513
R14
L - 5.98'
TMP 76th 1 -12A
D.S 3616 PG. 542
Pry; K.;NG AREA.
0
t
Lr adcttd►t�'
t
t `
9 i6 I
2
9 SPACES I y
11 ( HC SPACE , ; G1
100.2' -' o t� �Y IIIrrI
2 STORY BRICK BUILDING
"SUBSTANTIALLY COMPLETED"
0 �� (TYF r,
Sa ` sue'
Dt D
?cv r:fvll VARIA.5LE wiDTH
�0 DRi�iN���E - BF.IP E:,S'�O�Etli'
- eu
t
t�FiP's t
I
t
t
t
t
t
fl
t A
a f
/ O
! cr,
-r
f,
Ir (I
r 1
f LS.
N 36"03'25' F 66 32 ?�.! TO SOUTHERN PARKWAY
TMP 76}1 -13
D.B. 2929 PG. 125
STONEY R -rDGE' .ROAD
50' RIGHT —OF —WAY
Cr ca.l -ccC
sits 11-5 uc4 s(ZB