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HomeMy WebLinkAboutSUB200500391 Staff Report 2006-03-01execsummary Page 1 of 3 COUNTY OF ALBEMARLE EXECUTIVE SUMMARY AGENDA TITLE: SUB-2005-391 Old Trail Creekside II Phase 1 Subdivision & SUB-2006-007 Old Trail Clayton Subdivision - Open Space Dedication to Public Use. SUBJECT/PROPOSAL/REQUEST: Proposal to dedicate the open space of Old Trail Creekside II and Old Trail Clayton subdivisions to public use. STAFF CONTACT(S): Messrs. Tucker, Foley, Davis, Graham, MacCall & Mahon LEGAL REVIEW: Yes AGENDA DATE: March 1, 2006 ACTION: X CONSENT AGENDA: ACTION: ATTACHMENTS: Yes REVIEWED BY: INFORMATION: INFORMATION: http://www.albemarle.org/upload/images/Forms_Center/Departments/Board_of Superviso... 4/18/2013 execsummary Page 2 of 3 BACKGROUND: The applicant, Old Trail Creekside LLC, has proposed a subdivision of Tax Map 55 Parcels 74, 74A, 74B, 74C, 75 & a portion of 78 owned by Jackie Shifflett, zoned R-1, Residential (Old Trail Creekside II), and part of Tax Map 55E-1 Parcel Al, zoned R-2, Residential (Old Trail Clayton) (Attachment A). On October 18, 2005 the Planning Commission approved the Old Trail Creekside II preliminary subdivision plat for ninety-six (96) lots using both clustering and bonus provisions allowed by the Zoning Ordinance. SUB-2005-391 is the first phase of the entire subdivision. The Old Trail Clayton subdivision is a preliminary plat currently under review which consists of twenty-seven (27) lots also using the clustering and bonus provisions of the Zoning Ordinance. (Attachments B & C) STRATEGIC PLAN: Goal 2.2 Protect and/or preserve the County's natural resources Goal 3.1 Make the County a safe and healthy community in which citizens feel secure to live, work and play Goal 4.2 Fund County services in a fair, efficient manner and provide needed public facilities and infrastructure DISCUSSION: The applicant is using multiple bonus factors in both of the proposals. The bonus factor that requires action by the Board of Supervisors states: (Sections 18-13.4.2 & 18-14.4.2) "For dedication of land to public use not otherwise required by law, density may be increased as follows: The acreage of the land dedicated and accepted shall be multiplied by twice the gross density standard level, and the resulting number of dwellings may be added to the site, provided that the density increase shall not exceed fifteen (15) percent. The dedication shall be accepted by the board of supervisors prior to final approval." The proposed subdivisions have been submitted with each using a total of thirty (30) percent additional density. The calculations in the tables below represent the following density increases proposed by the applicant: five (5) percent increase for planting street trees, ten (10) percent increase for providing internal roads, and fifteen (15) percent for dedication of open space to public use. The first fifteen (15) percent referenced in the tables is the combination of the five (5) and ten (10) percent increase and the other fifteen (15) percent is for dedication to public use. The applicant is aware that the total number of dwelling units/lots proposed depends upon the dedication of the open space to public use. They are also aware that if the open space is not accepted by the Board then the total number of dwelling units/lots will be less and they must adjust their plat accordingly. The developments are outlined below with standard level density versus clustering and bonus density increases. Old Trail Creekside II Subdivision The ordinance states that the area dedicated and accepted shall be multiplied by twice the gross density standard level (Proposed open space = 20.07 ac.) (.97 X 2 = 1,94) (20.07 X 1.94 = 38 du.) Remember that the regulation above does not let the density increase exceed 15%. As shown below the density increase of the additional 15% is 11 du. (96-85) so that is the limit on the number of dwelling units allowed by dedicating the land to public use. # of units allowed R-1 Total Standard Level Density 76.54ac. at.97du./ac. 74 du. min lot size 45,000 sqft Clustering Provisions - providing min. 25% open space allows smaller lot 76.54ac. at.97du./ac. 74 du. sizes with no increase in density min lot size 30,000 sqft Bonus Factors — density increase of a total of 30% w/ 15% being part of that 76.54ac. at 1.26 du./ac. 96 du. total (15% + 15%) — allows more density and smaller lots than by standard min lot size 30,000 sqft level density Bonus Factors — density increase of a total of 15% w/o 15% additional (30% - 76.54ac. at 1.115 du./ac. 85 du. 15%) — allows more density and smaller lots than by standard level density min lot size 30,000 sqft Clustering Provisions & Bonus Factors combined — allows more density 76.54ac. at 1.26 du./ac. F5_6 du. and even smaller lots than by doing bonus factors or clustering alone min lot size 20,000 sqft Old Trail Clayton Subdivision (Proposed open space = 2.88 ac.) (2 X 2 = 4) (2.88 X 4 = 11 du.) Remember that the regulation above does not let the density increase exceed 15%. As shown below the density increase of the additional 15% is 3 du. (27-24) so that is the limit on the number of dwelling units allowed by dedicating the land to public use. # of units allowed R-2 Total Standard Level Density 10.77ac. at 2 du./ac. min 21 du. lot size 21,780 sqft Clustering Provisions - providing min. 25% open space allows smaller lot 10.77ac. at 2 du./ac min 21 du. sizes lot size 14,500 sqft with no increase in density Bonus Factors — density increase of a total of 30% w/ 15% being part of that 10.77ac. at 2.6 du./ac min 27 du. total (15% + 15%) — allows more density and lots about the same size as doing lot size 14,520 sgft http://www.albemarle.org/upload/images/Forms_Center/Departments/Board_of Superviso... 4/18/2013 execsummary Page 3 of 3 clustering alone Bonus Factors — density increase of a total of 15% w/o 15% increase (30% - 10.77ac. at 2 du./ac min 24 du. 15%) — allows more density and smaller lots lot size 14,520 s ft Clustering Provisions & Bonus Factors combined — allows more density 10.77ac. at 2.6 du./ac min 27 du. and even smaller lots than by doing bonus factors or clustering alone lot size 9,700 sqft As the tables show, without any bonus density Old Trail Creekside II Subdivision ("Creekside II") is entitled to 74 dwelling units and Old Trail Clayton Subdivision ("Clayton") is entitled to 21 dwelling units. The 15% bonus density for street trees (5%) and internal roads (10%) will increase the number of dwelling units in Creekside II to 85 and in Clayton to 24. These two bonus density factors are not subject to Board of Supervisors' approval, but are allowed by -right according to the current zoning ordinance. The issue before the Board is whether the 15% bonus density for open space should be approved to allow the number of dwelling units to increase in Creekside II from 85 to 96, and in Clayton from 24 to 27. The pending preliminary plats (Attachments B and C) cannot be approved as submitted unless and until the Board approves the open space bonus density. The County may not require the dedication of open space as a condition of preliminary subdivision plat approval; such dedication is at the option of the subdivider. (Albemarle County Code § 14-426) It is the Parks and Recreation Department's opinion that the areas of open space proposed to be dedicated in Creekside II and Clayton will add to and connect with the planned County -owned park proffered in conjunction with the recent Old Trail rezoning and other existing greenways in the vicinity of the Upper Ballard Field. The trails within the proposed open spaces also will become a valuable part of the greenway system that will link many different parts of the Crozet Community, including Lickinghole Basin and Mint Springs Park (Attachment D). Staff believes approval of eleven (11) more dwelling units for Creekside II and three (3) more dwelling units for Clayton is appropriate given the County's current land use policies. If the Board chooses not to approve the additional dwelling units, staff will work with the applicant in an attempt to assure that the trail connection is included in the amended plat and continuation of the greenway system in Crozet is assured. However, this may result in less open space dedicated to public use in the subdivision. BUDGET IMPACT: The Parks and Recreation Department has estimated that the recurring annual operating expense would be $2,000 for this open space and a trail connection. The developer will construct the trail with the other subdivision improvements. RECOMMENDATIONS: Staff recommends that the area identified on Attachment D as Areas A, B, C, D, E, F, G, and H in the Old Trail Creekside II development and Areas i & vi in the Old Trail Clayton development be accepted by the Board of Supervisors for public use. Because the areas of open space will be designated on the plats for public use, the recordation of the plats will operate to transfer the open space to the County in fee simple. ATTACHMENTS: A. - Old Trail Creekside II & Old Trail Clayton Detail/Location Maps B. - Old Trail Creekside II Subdivision Plat C. - Old Trail Clayton Subdivision Plat D. - Old Trail Creekside II & Old Trail Clayton Open Space Plan/Calculations Map Return to regular agenda http://www.albemarle.org/upload/images/Forms_Center/Departments/Board_of Superviso... 4/18/2013 SHEET ALL MJLDAW I I ' OVERALL LAYOUT a. a a1 LIMITS OF PREUMINARY PLAT 2 • _ S-GRADING & ••. / _ PRELIMINARY STORM SEWER LAYOUT 8 Lor 9 40"r �• i"? , ��,& BIORETENTION, T 16 UTILM PLAN LOT 15 LOT 20 TYPICAL SECTIONAND NOTES 10 LOT 29 CONSERVATION PLAN LOT 33 so /s/ • / Ir'• A` I ; 14 55 5111 fir` l r Fig - / i• I Il ] •I I - LOT 60 VICINITY MAP - n'.ig \'. n•"' ra s�, _ `a 'u`y_: y I //•I/I Ir // •/ SCALE: 8W E. 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AND =1 tj a C, N rr Fmw=V MONO VEWma MFTrr PLANlt{,IT Hmw N ry ? Y Im ACCORDANCE WN ICOT AIC COUNTY S7AMMCS. My /D/0A'! � u`' ry o O I` _. 7LSL/Gl � .� E ROTf X LL LANK' SECTION TYPICAL ALLEr SUCTION �@ € 3 r tsKr4Lansirsae �� •�� RAMoaPN F. E Dora s aLa \ P a ear dm .tttttoT m" E Dwoo - _ a I v\ cvN 404%MrA7t I RAMIOaPN F. aars D S AtRS A9JDAr < a W o "' y M P O ear an rµ rMw No OR FRANCES s 1D OWARO ? w A P O z (Ian ,MIEMNNS w AD ' a _ V Y = w ?" ry aB. JM4 Pa PLAT I 2DAIN1 R1teRN aRES Nrad.rtli I CAM 4a4amP+?t!J - _ u z m v 0 o "ZONAM& RZ RA/Owed _ v TAX YM / OSs00- P7--00•-0TJO I as 2049 Pot JC PLAT aSC ACRES I " Jj7 3 O LL O J I 4n¢ h \ PROPOSED A ZOM PO 00! z '� ' -`t; PROPOSED SANITARY SEVER i rAlr uAP B aseoa-oo-as-m7.tw I rAX MAP* aaiao-00-a0-a7aeD i \ g o q a i wA NE lEit1 l m v. a —� �� w -- _ _-PROPOSE Ole VI --- --- --- _ -- -- ---- -- -- --- - \� 'Zrc I i ® I t i t� �. i. ` 1 1;e _.'. �.. 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IOraAaO. aRtu14>14MI tx WI LW IYmarK 1011JRr7 •'�,. ?� ^ ?' aA aMJaO u ur llfA/ sR u tlOaR L.: 4 armu Y. U a1MMQ NI:, AA BMON NI r 4 aJearr Sr tr t .J. 'rifi. r'� .J/ IMP? F5 Q g v aA armor aT. 12 11 f (A�; r J i�r:, rP ',' Tg�P 2y COMACP 1R BA7tOV �/7S . S.COLUNS IN, 17 IV, 16 15 14 13 ? 10 ;" ; � Q EARwo T: R SINEEIT • 5� •,t(' 1EIL`(IJ/ 14B-BM7I • AS NOTED il' L1' i OVIoEIRENIM 18 � t . raY,CI _ E 511ofGGLrIAiEranwlaoan WA -^' t - l �Y� � � � 1R SWTr CRIM 8 CLAM A7N 0 Q pal Y i.. - _.... f P 0 V=w S9.T .. _..... .._..-_... z -^ I6' „t.._ __ "._ ) _.- _.. ___. ., .4 _. C:OIaIGYI AREA ..� BRAN WW rTION or & zaAms AOE.S' 7u1.. - — — t CM ALA ME C70I111foTr ON MWAY 61 WK X= MAP A 4n®O-0o-0o 7a0 _ A PIE-APR/G7XN rEE1JYm MtS IYtliEA ?25' _ 1 1....,...._,.i......,. 1 _ _, 1- i.._., , - TAX INP Na: GORD•-O/-m-a�Er __., _ - _ a 19 ! 1- _. 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U.B. .B 1 ad ; Pg /P ':, • A ? .T NC RIbt B MEW ACWW Br PLANTED MM LLI l7 V 0 D.B. 1!z:_ �q PP"s • A xR custTIr N wAz B alm Aadm Br smm ALL Lm a r' ow INg-- _ 3 EASEL r WV1 AN NILRILEL AGAO S1t = j b R r - - -. _.:.. -- --- --- - - -- ---- - - BY A XJ Lt1E1E0 aiD�IT LAW p - )O PI.RKT L�� B�z i IN NCEW Ci 27 z „�=--=----- — = `� wsner �wx caMrr saFMvr - A VAuetE a na s1F o s s,W F. t .. �.,. 1LR CXXN7Y IM7ER - ANIENEE ON 71E I_ u 0941 ,._-._.........,... I TB'Ra� LDcnna�laF 1 PwwT[ R/w -. - ��usi'iec�. c� �aEMwff �eAsrn°'°s m O� E� LLGNA(E ruts x a OLAN L E7ELL DAL 1aR• PG If MrwN 2 nslEn ee A(L/JOY E 7NAdPSLXP-7ARE7i NNIENSIM s 01111I r�ER►VIR I> -I DO . o aar'H ! PAiIEaA c SAUL I LN P% 3M (pEAJ) ` 5977.MRIAN W Raw A STLIRMIFIN tAAAUE 9IIENT v PLAN SHALL M SUNNr�ED RIM nE "+ aw 424osNsut C>M57AUC77pV PLANS N PIOCritBMK>< wM AR7ALtf I OF DE Rt7EOE I� NINE w Z -.. RESERVED AREA Ia1N 4EET7YNtrtOt 037 APES •1 50 Ate. PIMTEL77aN a4pltAlAR' (C71APR1E 17 CK 7AE Ct70!' C► AIMWIREsI C Q ' FOR FUTURE DEDICATED ZDAwa R7 AYaMmew aLL 1844 Palm Ga Ida /G 710 PLAT G r I :1 as Iwl Pa mt ` 7cwo t st�Lwr. ate✓' rEAvfs Ev PEsav�aF toor. 6� RIGNT OF WAY I.1� AOIa a8 101Q Pa 740 PL.17 DZL 4IX PG JIR , P� q¢ 3 € 7aa AX ma Pa7.S00 PLAT}-o07GaD i rAX MAP �t g900D-aa-Ov-Overt/ rAx YM /t 00-O70ro ,\ ` AL'Jmar (i mo Tan +/- Aa v I V) w tl \i ROAD AND ALlEM L7/ AC o 4rAKEGRAPHIC SCALE a La aL _ g CUlltf RAOVS I LE1101N TANOW TA tKM41C GLpID , s w '� Wd" S FRONT YAM too ffi' W 3 qAalm C � CI 1/IMII MR YAAR IIO'0 w1uZomm INLIFIrlBR TAwE (111 T>a) r1 AN" !! xwn m SF j' O 3 LBE DAECCTOI ANCE 1 tma 50 R 'MMW WE YARD S WOK MALL HE FEDUCTD FIRM /B' d 20.W 54.01 _. .. ,� 70 ILY N A(IMRI NAC>< ERN S M7XIN 41W (AMENDED 1-T-0 cd M.W SIZDlr4rW N RD 007MO SIOOONEE L.I ON 7TE SIX B 7O LE A golown 9 y rIf f If 914*4rtoew Or LAALL L073 AS WNN CIN RE PREEMMWIPY PLAT EEL LE ACC 27.7r L5 lftCff lQEIDARY LBt TARE PROW I E NLEYS AND mar 7w Awc S71ETS 6 °_ It low Ls 11EES CN 7 E ADAwff PRagm 1NAT AAE w71EF SETT err DE t t t NOW SI ETIRM SNOW /ERE ARc C OMFR/AL GAY.. CIO L7TW FW LAAVSQW RAN IL SE WK AT P0P7Y LINE AND EEGdBEESPLKM0p LINE NL HE 9DN M �ro MUM �N� aTE LNRCIION PLAN PNAS DUVw �AD O UCAU� a 9-fir 11114301"lay flair I to (w me IAOA7/EN, PRCMfIEIy OAAERS E7nER BO ADT GIAE CR IIRNI DE TIES u r �'t67 6W m1301CIII,Lit M TOTAL CPEN SPACE B A -aABAC MI 8 _ IZ7 AC JOB NO. C17 14 es G r IM AC 226I6 g f 6 O - CLEF AC fi i E - art AC 8 !t0 F - a74 AC —INC 17 Ett'V' ' 2.80 AC - -- 1 OF 4 6 I NOTE• LEGEND: APPROXIMATE AREA OF OPEN SPACE WITHIN UPPER BALLARD FIELD TO IULTIMATELY BE DEEDED OVER TO ALBEMARLE COUNTY FOR PUBLICE USE I' GREY ROCK * .* APPROXIMATE AREA OF OPEN SPACE WITHIN BALLARD FIELD TO g(lgpryp7pAr ULTIMATELY BE DEEDED OVER TO ALBEMARLE COUNTY FOR PUBLICE USE I IL =- -, L_ 2 SUMIMoN s) I \\ �_ / OPEN SPACE CACULATIONS.- TOTAL AREA: ±181.92 AC. (BALLARD, UPPER BALLARD, CREEKSIDE, & CLAYTON) REQUIRED OPEN SPACE: 181.92 AC. X 25% = 45.48 AC. PROVIDED OPEN SPACE: 50.11 AC. TYPES OF OPEN SPACE: o s y ' ACTIVE OPEN SPACE PASSIVE OPEN SPACE = o = e NATURAL OPEN SPACE E 0 o GREENWAY OPEN SPACE a n > # c $ LANDSCAPED OPEN SPACE 3 < u 3 d bpi - 8ALLARD FIELD: a ` 59 SYMBOL AREA TYPE OF OPEN SPACEti o _ iTm / AM d rtmrar NOTE: 3 0 _ e 57 ® % 4`yo \ \ W► DWOWAMx 1 1. 935 AC. NATURAL OPEN SPACE 1. ANY AREAS NOT LABELED GREENWAY NATURAL, PASSIVE z o a o e 2 0.063 AC. NATURAL OPEN SPACE w / g�a PARK OR ACTIVE OPEN SPACE SHALL BE LANDSCAPED OPENED F = - ss 58 c H / �` , ^ SUBDI MAI SPACE. 3 0. 010 AC. NATURAL OPEN SPACE z a N z 55v► / _ \ \ 4 0.141 AC. LANDSCAPED OPEN SPACE J o 54 3q \ �� 2. ANY OPEN SPACE WITHIN THE FLOODPLAIN AREA SHALL BE 5 0.269 AC. LANDSCAPED OPEN SPACE m F s° %qs qg �i 4s I, 4$ 44 / / - CONSIDERED GREENWAY AREA. 6 0.038 AC. LANDSCAPED OPEN SPACE - a. sr -- - - - - ------- 7 0.078AC. LANDSCAPED OPEN SPACE y J S2 ) fs q3 ra�¢rr �' %3r !---T-----� _ ___-__I-_--_-_--- 1.572AC, ACTIVE OPEN SPACE P 2 r 0.404 AC. PASSIVE OPEN SPACE v sa 37 3e 39 4p 41 3 ___ 0.219 AC. LANDSCAPED OPEN SPACE 2 0.553 AC. LANDSCAPED OPEN SPACE tv / / z9 j I j I __�_�_ 0.786 AC. LANDSCAPED OPEN SPACE o d 0 06 AC. PASSIVE OPEN SPACE WITH POND ,'w, E 36 35 34 33 3z 3i 2) 20 ; (2\ 28 ! _ ____ 0.170 AC. LANDSCAPED OPEN SPACE a o u D 0.638 AC. LANDSCAPED OPEN SPACE o 2 o rs �_,, i -12 TON ..-__..-_l7.050 AC. PASSIVE, GREENWAY, ACTIVE, AND NATURAL OPEN SPACE w �, 0.357 AC. LANDSCAPED OPEN SPACE y DATE1. 25 zs 3° is is )> �! 24 \% ! ! L N L_., 1 0.239 AC. LANDSCPAED OPEN SPACE = r 24 / d g s % 0.339 AC. LANDSCAPED OPEN SPACE oaAwnfA /es )8 '. )° j 2g ! a % -L 33 AC. LANDSCAPED OPEN SPACE 1. R )' _)4 )3 1 2 26 / a \ \ j I 71 AC. LANDSCAPED OPEN SPACE I. DALY s 23 rs a ` h 1 / I i 34 AC. LANDSCAPED OPEN SPACE Des �nED D. zo % )09 AC. LANDSCAPED OPEN SPACE •• pE5E0.VE0 / 7 5 q;' "�� � � � s ronE�uoTHrooE�reo jl , j TOTAL OPEN SPACE = 16.60 AC. • CHECKED D. Ilir -r '*ram u On - - j TOTAL AREA OF BALLARD FIELD: ±52.40 AC. S. COLLINS -''7 �` v I REQUIRED OPEN SPACE: 52.40 AC. X 25% = 13.10 AC. scAiE s 5 q 3 j )8'2s � r3---1-L_-�.-- PROVIDED OPEN SPACE: 16.60 AC. • N.T.S. GARDEN • )75 CONDOS t z 34 UPPER BALLARD FIELD: • - i" Gq 10-17 R�qt ry 4/ ♦ �. -1 )S 14 CONpD eN4�" "?� s-33 sS _ - - .. SYMBOL AREA TYPE OF OPEN SPACE rr i55' I 3.417 AC. NATURAL OPEN SPACE a a /-' - 16 i3 d9® ® 9s 9 e ,+ 56-188 - - - -� 11 7.141 AC. NATURAL, PASSIVE, AND GREENWAY OPEN SPACE m :` so- B w "y8 r)/g TOTAL OPEN SPACE: 10.56 AC. o i7 12 •. ' M tr '' )g 36 ' 11 37 72 n I -. L ss )rs q_ TOTAL AREA OF UPPER BALLARD FIELD: ±42.21 AC. F _ 35 r)/e r2o ? ® REQUIRED OPEN SPACE: 42.21 AC. X 25% = 10.55 AC. 0 19 37 �3g �0 >�74 z �o) 11211r2z g PROVIDED OPEN SPACE: 10.56 AC. Q 3g /j 43 r0 / 4�42 43 /5/'g I / �7 `�i2r03)°4n /3i24 �'®, OLD TRAIL CREEKSIDE II: O �s 2p \ 3q /44 /�0 39 42 \ 9 4j go/gr 8' ��. 5 )os SYMBOL AREA TYPE OF OPEN SPACE z = s /4g 4 2 3 i 6 87 \ 1.48 NATURAL OPEN SPACE I- ?7 / /� sr 184 © 1.93 NATURAL OPEN SPACE FJi o m 40 i 33 s z��i / /S2 © 0.14 NATURAL OPEN SPACE w - 22 8s � 13,00 PASSIVE, GREENWAY & NATURAL OPEN SPACE � X 23 '`OLD TRAIL', / 5 O 0.34 NATURAL & LANDSCAPED OPEN SPACE m Lu - ____--------- 2q PE _ _ _ _ 55 FO 3.00 NATURAL AND LANSDSCAPED OPEN SPA a pe r " r BAL D ��ti .z PARK OO 0.12 NATURAL &LANDSCAPED OPEN SPACE C O E ♦ 5 •i - \ �j © 0.06 NATURAL & LANDSCAPED OPEN SPACE J ? L a ) Y `. - TOTAL OPEN SPACE: 20.07 AC. o F- U a ♦♦ r' a 2 1 xwy ',/ s"f / 1poxv TOTAL AREA OF OLD TRIAL CREEKSIDE II: ±76.54 AC. o lz ♦ \ 26 3 • (/fl /' j Y1 /► .` REQUIRED OPEN SPACE: 76.54 AC. X 25% = 19.135 AC. _ ''.. PROVIDED OPEN SPACE: 20.07 AC. `♦� __�_ ✓..__.,� 2g zs �`f �,- % /j.tt - - ..._ OLD TRAIL CLAYTON SUBDIVISION: s ♦ ` - - - - %-._� SYMBOL AREA TYPE OF OPEN SPACE _ a ♦ ` ��. • 1.00 LANDSCAPED OPEN SPACE ` e ♦ ` ' �c�` II 1.37 LANDSCAPED OPEN SPACE SOLD TRAIL GOLF COURSE `'�-_ •�.• �.�_•_•-rlS=,t; 0.16 LANDSCAPED OPEN SPACE ♦ x _ _.,ti �1 �� _ _ �'' !v 0.11 LANDSCAPED OPEN SPACE `��� ♦ ` FUTURE OLD �'`♦ • •-' ' --" O 0.14 LANDSCAPED OPEN SPACE j 1 ♦. �" I %' vi 0.02 LANDSCAPED OPEN SPACE _ ♦_ TF.AIL VILLAGE `"�'- TOTAL OPEN SPACE: 2.80 AC. „ g )De no. 9t Q 0 I TOTAL AREA OF OLD TRIAL CLAYTON: t10.77 AC. 22274 REQUIRED OPEN SPACE: 10.77AC. X25% = 2.69AC. sT o PROVIDED OPEN SPACE: 2,88 AC. 1 OF 1 r �o