HomeMy WebLinkAboutWEST VINE STORAGE - PDP - PDP170016 - REPORTS - RECOMMENDATION/REPORT�
s
��enda Item #�
�
PROJECT NAME
WEST VINE STORAGE #PDP170016
STAFF
Ted Shepard, Chief Planner
PROJECT INFORMATION
PROJECT DESCRIPTION: This is a request to re-develop 1050 W. Vine Drive for an enclosed
mini-storage facility. There would be 50,960 square feet of interior
storage, 2,560 square feet of support facilities, for a total of 53,520 sq.
ft. of new construction. The existing metal building will be retained and
incorporated into the project as well as the existing cell phone tower.
(approved under a previous application). The support facilities will
consist of office, maintenance office and work space, and a
� caretaker's apartment. The parcel is 4.18 acres and the project will be
constructed as a single phase. Access would be gained from Vine
Drive only. The parcel is located at 1050 W. Vine Drive and zoned C-
L, Limited Commercial. The P.D.P. includes a Request for
Modification to raise the fence height along Shields Street.
APPLICANT: Vine Street Storage, LLC
c/o Hattman Associates
524 S. Loomis Street
Fort Collins, CO 80524
OWNER: Vine Street Storage, LLC
c/o Michael Rein
1050 W. Vine Drive
Fort Collins, CO 80521
RECOMMENDATION: Staff recommends approval of the P.D.P.
EXECUTIVE SUMMARY
• • The P.D.P. complies with the underlying intent of the Northwest Subarea Plan.
Item 2 Page 1
� •
, �, � .
• Enclosed Self-Storage is a permitted use in the C-L zone subject to Administrative
Review.
• The P.D.P. complies with the standards of the C-L zone with one exception.
• A Request for Modification to Section 4.24D)(2)(b) to raise the perimeter fence
height along Shields Street from four feet to six feet has been evaluated by Staff
and found to meet the criteria for granting a Modification.
• The P.D.P. complies with the applicable General Development Standards of
Article Three.
COMMENTS
1.
2.
Background:
The surrounding zoning and land uses are as follows:
N: County O — Open
S: L-M-N, Low Density Mixed-Use
S: R-L, Low Density Residential
E: C-L, Limited Commercial
Semi-rural residential
Residential
Residential
Residential
The property was annexed as the Snyder Annexation in 1995. In 1996, the Snyder
Subdivision was approved consisting of two lots totaling 3.17 acres with .47 acre being
dedicated for public right-of-way along Shields Street. Since 2003, the property has been the
home of Apex Gutter. In 2013, Verizon and the American Tower Company received approval
for and constructed a wireless telecommunications facility in the form a cellular tower with
support equipment on the ground. The Arthur Irrigation Canal forms the north boundary.
Northwest Sub-Area Plan:
The parcel is located within the Northwest Sub-Area Plan (4.3 square miles) jointly adopted
by the City of Fort Collins and Larimer County in 2006. In the Introductory Chapter, the Plan
states:
"Small Business. The Northwest Subarea contains a few scattered commercial and
retail businesses. They are small in number and tend to be concentrated along
LaPorte Avenue as far west as Taft Hill Road and at the intersection of Shields Street
and Vine Drive. In-home and farm related businesses comprise most of the area's
non-residential activity. Many participants in the process expressed an interest in
retaining the low levels of commercial activity and home and farm-related businesses.
Any new commercial activity should be small in size and directed to specific,
appropriate locations within the Subarea." (Page 4.)
C�
�
•
Item 2 Page 2
LJ
�
��f?l�c�ci ���lT? r�L°
• In Chapter Two, the key ideas of Vision for Tomorrow include:
"Small Commercial in Discrete Existing Locations. Existing commercial and
independent businesses will remain, but proliferation of large commercial
development will not occur." (Page 9.)
In Chapter Three, Land Use Framework, the Plan states:
"Limited Commercial. Where it applies: The Framework Plan designates Limited
Commercial in discreet portions of the Subarea (along LaPorte, North of the
cemetery, near Shields and Vine and Taft Hill and LaPorte intersections). These
locations generally correspond to existing commercial activities, where additional infill
or redevelopment may be possible. Any new commercial development would be
small in scale and designed to be compatible with the adjacent neighborhoods it
serves." (Page 18.)
"Purpose and Intent. The City and County anticipate and will encourage reinvestment
and redevelopment on these sites, as properties begin to change hands, to ensure
that new uses are compatible with nearby residential neighborhoods. The intent for
future development is to recognize pre-existing commercial uses in the Northwest
Subarea while at the same time allowing flexibility for private reinvestment. Uses and
activities beneficial to and compatible with the neighborhoods should continue to
occur. New development should be screened, have only limited amounts of outdoor
storage, and be attractive." (Page 19.)
• The P.D.P. complies with these overall objectives of the Subarea Plan in the following
manner:
• The subject site is the home of an existing business, Apex Gutter, which has been
operating for over twenty years.
• The site is relatively small, 4.17 acres, which meets the intent that businesses in the
plan area be small in scale and represents a redevelopment of the parcel.
• The location is one parcel removed from the immediate northeast corner of Shields
and Vine that is already established as a commercial area.
• There is a strong likelihood that the proposed storage units will conveniently serve the
residents of the Northwest Area.
3. Article Four — Limited Commercial Zone District:
In fulfillment of the Northwest Subarea Plan, both the northeast and northwest quadrants of
the Shields Street and Vine Drive intersection are zoned C-L, Limited Commercial.
Enclosed Self-Storage is a permitted use in the Limited Commercial zone district subject to
Administrative (Type One) review. The P.D.P. complies with the following development
standards in C-L zone:
•
Item 2 Page 3
�
•
�: �
A. Section 4.24(D)(1) — Building Height:
The maximum allowable height in C-L zone is three stories. All of the enclosed
storage buildings are one story in height. The caretaker's residence is the second-
floor component of the office building. There are no buildings that exceed two
stories.
B. Section 4.24(D)(2) — Maximum Size:
This standard requires that:
"to the extent reasonably feasible, loading docks, service bays and garage
doors shall not face any abutting public street, in order to encourage such
facilities to be located so as to face side yards or other internal site areas and
not public streets. If it is not reasonably feasib/e to accommodate the function
of the intended use without such facilities facing an abutting public street, then
such facilities shall be completely incorporated into the architectura/ design of
the building."
There are no loading docks, service bays or garage doors that face either Shields
Street or Vine Drive.
•
C. Section 4.24(D)(2) — Land Use and Design Standards for Enclosed Mini-Storage •
Facilities:
1. Any enclosed mini-storage facility shall include either a caretaker's dwelling or
at least one (1) of the following uses: any residential use; otfices, financial
se►vices and clinics; personal or business service shops; convenience retail
stores; retail establishments; standard or fast food restaurants; or small animal
veterinary clinics.
The P.D.P. includes a caretaker's dwelling.
2. Such additional use shall face an adjacent public street, and shall occupy at
least twenty-five (25) percent of the building frontage along the street.
The caretaker's dwelling and office are located along Vine Drive and there is no
vehicular use area between this building and the street. The street-facing
elevation is the specifically designed to be the front of the building.
3. Any storage unit building frontage along the street shall consist only of rear
walls of storage unit buildings and landscaping.
•
Item 2 Page 4
.
�
r��£siAt'�� i`�C'�1°d �'�
• All perimeter storage buildings that face either Shields Street or Vine Drive are
oriented such that rear or side elevation faces the street and landscaping. There
will be no garage doors visible from either public street.
4. Fencing along streets shall be wrought iron, or its visual equivalent, and any
fencing along streets that exceeds four (4) feet in height shall be placed in
segments between buildings, and not as a continuous perimeter fence.
The fencing along Shields Street and Vine Drive is equivalent to wrought iron.
This fence is a continuous perimeter fence and but not placed in segments
between buildings. Instead, the fence is detached from the alignment of the
buildings primarily to preclude the backs and sides of the buildings from being
tagged by graffiti. The applicant has submitted a Request for Modification of
Standard. This request will be fully described and evaluated in subsequent
subsection.
D. Section 4.24(E)(1)(a) — Building Standards:
This standard requires that all nonresidential buildings permitted under this Section,
including industrial buildings, shall meet the standards for mixed-use and commercial
buildings contained in Section 3.5.3 of this Code.
• In response, the applicant has provided architectural elevations for all buildings. For
purposes of this evaluation, the emphasis is placed on perimeter buildings that face
the two streets to the south and west, and the adjoining properties to the north and
east.
South Facing Buildings: There are four perimeter buildings facing south along Vine
Drive:
Office/Caretaker's Dwelling — as noted, this is the only two-story building in the
project and features a residential character with a front door facing Vine Drive.
The front is accented by wood columns and a metal roof overhang. A masonry
veneer forms the base with horizontal siding up to the roofline. The forward gable
roof defines the caretaker's unit while the rear gable highlights the office
component.
• Buildings 1 and 2— are oriented with the long side facing Vine Drive. These two
buildings feature a stucco base with the building field divided between horizontal
siding and metal panels. The roof is metal panels and features a roof pitch of
5:12 and gables on each end. This pattern is varied with windows and the wood
siding alternating between horizontal and vertical.
C�
Item 2 Page 5
.
•
�- �.
• Building 9 is oriented with the short end facing Vine Drive and features a matching •
stucco base, vertical board siding, lower metal roof overhang as well as the 5:12
pitched metal roof.
• While the south elevation of Building 10 faces an existing six-foot, solid, wood
privacy fence, it is detailed in a similar fashion.
West Facing Buildings: There are two perimeter buildings facing west along Shields
Street:
• Building 11 is oriented with the long side facing Shields and features a stucco
base with the building field alternating among horizontal board siding, metal wall
panels and synthetic stucco. Accent features include windows with overhangs
and corbels. A gable trim helps break up the long roofline. The roof is a 5:12
pitch and metal.
• Building 10 is oriented with the short end facing Shields Street. As with Building 9,
this end features a stucco base, a building field that is divided between horizontal
siding and metal panels with a vertical pattern. Windows with overhangs provide
relief and the roof is 5:12 pitch.
• The west elevation faces an existing six-foot, solid, wood privacy fence and •
includes two gable trim features to break up the long roofline.
North Facing Buildings: There are three perimeter buildings facing north along the
Arthur Irrigation Ditch easement:
• Buildings 13 (14.5 feet to top of wall) and 14 (eight feet to top of wall) are oriented
with their rear elevations and long sides facing the Arthur Ditch. Building setbacks
from property line range from 54 to 68 feet. This setback area also includes a 50-
foot wide natural habitat buffer zone. These buildings feature vertical metal
panels and 5:12 pitched roofs.
• Building 12 is similarly oriented but is reduced in length compared to Buildings 13
and 14. The design of the north elevation matches Buildings 13 and 14.
East Facing Buildings: There are two perimeter buildings facing east adjacent to an
existing residence:
• Office/Caretaker's Residence — as noted, the front elevation faces south towards
Vine Drive. The east elevation is the side and features a base of masonry veneer,
horizontal board siding, windows on both floors and a pitched roof. •
Item 2 Page 6
.
\ J
��t?/1C�3 ����'I7 �F�
• • Building 3 is oriented with the rear elevation facing east and includes the masonry
veneer as the base, with the field divided among horizontal board siding, metal
wall panel and stucco. The roof is 5:12 pitch and metal to match the others in the
project.
In summary, the exterior elevations of the perimeter buildings are designed to be
comparable to commercial buildings that are governed by Section 3.5.3 in that these
elevations are all characterized by having a distinctive base, middle and top. The
combination of stucco, wood siding (horizontal and vertical patterns) and masonry are
materials found on both commercial and residential buildings. The gable ends, the
gable accents and the 5:12 pitch are roof features that contribute to mitigating the
otherwise boxy appearance typically found in the industry. Finally, windows and trim
are accents that add a level of detail and articulation that contribute to neighborhood
compatibility.
E. Section 4.24(E)(1)(b) — Maximum Size — No building shall have a single
undifferentiated mass with a footprint over 10,000 square feet.
There are 14 storage buildings and one office/dwelling building. Building sizes range
from 1,520 to 7,700 square feet thus complying with the standard.
F. Section 4.24(E)(1)(c) — Hours of Operation. The decision maker may limit hours
• of operation, hours when trucking and deliveries may occur, and other time
related characteristics of the nonresidential uses in order to enhance the
compatibility with adjacent residential uses.
The hours of operation will be 7:00 am to 10:00 pm.
4. Article Three — General Development Standards:
A. Section 3.2.1 — Landscaping and Tree Protection:
• The key attributes of the Landscape Plan are as follows:
• Street trees will be provided in the parkway along Vine Drive generally at intervals
that are less than 40 feet which exceeds the standard. Street trees along Shields
were installed with the round-about capital improvement project.
• Behind the sidewalks, between the walks and the buildings, additional landscaping is
provided primarily in the form of shrub beds and foundation plantings.
• Trees and shrubs are provided along the east edge (Building 3) next to an existing
• residence, and along the west edge of Building 9 and the south edge of Building 10
next to the convenience store/gas station. These plants are located behind the
Item 2 Page 7
�
•
� • s,
existing six-foot high, solid, wood privacy fence to further buffer the two uses from •
each other.
• Along the north edge (Building 12, 13 and 14), the plant material is designed to
enhance the 50-foot wide natural habitat buffer zone along the Arthur Irrigation Ditch.
These trees and shrubs are arranged in a more random fashion that replicates a
naturalistic character to promote wildlife movement.
B. Section 3.2.1(F) — Tree Mitigation:
The site has been inspected by the City Forestry Department. Trees that are scheduled to
be removed, and found to have value, which excludes Siberian Elm, Russian Olive, have
been appraised and assigned a mitigation value. The Landscape Plan reflects the
mitigation trees which are upsized in caliper. In addition, existing trees that are to be
preserved will be protected in accordance with the tree protection techniques as established
by the City Forester.
C. Section 3.2.2 — Access, Circulation and Parking:
As would be expected for an enclosed self-storage project with a secured perimeter, there
are very limited aspects related to access, circulation and parking. There is only one access
point and that is located along Vine Drive at the east end of the site as far away from the
round-about as possible. There is a second access point on Vine closer to the round-about •
but is secured and restricted to emergency vehicles and equipment only. An emergency
access easement is dedicated internal to the site to ensure unobstructed circulation for fire
equipment.
D. Section 3.2.2(C)(5) — Walkways:
There is a direct connecting walkway that links the entrance to the office/dwelling unit to the
public sidewalk along Vine Drive.
E. Section 3.2.2(K)(1)(2) — Required number of parking spaces:
Neither enclosed self-storage or caretaker's dwelling unit are listed in these sections. In
such cases, the standard requires that for uses that are not specifically listed in subsections
3.2.2(K)(1) or (2), the number of parking spaces permitted shall be the number permitted for
the most similar use listed. In this case, staff makes the following interpretations:
(1) For the enclosed self-storage, staff has comparable data from other similar
facilities:
a. Timberline Storage — Prospect and Midpoint — 9 spaces;
b. Affordable Self-Storage — N. College and Conifer — 6 spaces;
c. Stor-N-Lock — Joseph Allen and Bear Mountain — 5 spaces.
•
Item 2 Page 8
�
•
,4ger�d,� Item #2
• West Vine Storage provides for 5 spaces which is roughly comparable to three
other recently constructed facilities. One space is handicap accessible and
reserved for disabled persons.
(2) For the caretaker's unit, the most comparable type of dwelling unit would be a
carriage house that is allowed in the N-C-L, N-C-M and N-C-B zone districts. For
these dwellings, typically one space is required where access is gained off an
existing alley. West Vine Storage provides one space with access gained off the
internal private drive, not Vine Drive.
F. Section 3.2.4 — Site Lighting:
All lighting is wall-mounted as there are no pole-mounted fixtures. All fixtures will feature
LED and specified at the lower color range of 3000-degrees Kelvin in order to minimize
glare. Fixtures will be fully shielded and down-directional. Illumination is specifically
designed to not spillover into the natural habitat buffer zone along the Arthur Irrigation Ditch
along the north edge of the property, a distance of 400 feet.
G. Section 3.4.1 — Natural Habitats and Features:
As mentioned, the Arthur Ditch forms the north property line and has been found to be a
wildlife movement corridor. An Ecological Characterization Study (attached) established
• that this feature requires a 50-foot buffer as measured from the top of bank. The P.D.P.
provides this buffer and landscaping is intentionally designed to be naturalistic versus
formal.
H. Section 3.6.4 — Transportation Level of Service Requirements:
A Transportation Impact Study was submitted and evaluated by the City's Traffic Operations
Department. This Study concludes the following:
• The project is expected to generate 142 daily trip ends, 8 morning peak hour trip
ends, and 15 afternoon peak hour trip ends;
• Access will be via a full-movement driveway to/from Vine Drive;
• Existing driveways will be closed;
• The site access will operate acceptably;
• Auxiliary lanes will not be required at the site access intersection;
• Sidewalk exists along Shields;
• New sidewalk will be constructed along Vine;
• Bike lanes exist along Shields;
• Bike lane will be added along Vine;
• Area is served by Transfort Route 9;
1. Section 3.8.11 — Fences and Walls
• This section is superseded by the more specific standard in Section 4.24(D)(2).
Item 2 Page 9
•
�
�' .
5. Request for Modification to Section 4.24(D)(2)(b) — Fencinq Alonq Streets: •
A. The standard at issue:
Section 4.24(D)(2)(b) Fencing along streets shall be wrought iron, or its visual
equivalent, and any fencing along streets that exceeds four (4) feet in height shall be
placed in segments between buildings, and not as a continuous perimeter fence.
B. Description of the Modification:
The Modification is needed only along Shields Street. Instead of a four-foot high fence
that is placed in between, and in alignment with, the rear walls of the perimeter buildings,
the proposed fence will be six-feet high, feature metal pickets and located:
• 28.5 feet west Buildings 10 and 11 for a length of 125 feet;
• Then the fence will be recessed so that it will be 20 feet west of the two buildings
for a length of 130 feet;
• North of Building 11, the fence will project back out align with the 28.5 line for a
length of 110 feet along the stormwater detention pond all the to the northwest
corner of the site;
• Landscaping is proposed on both sides of the fence for its entire length.
C. Applicant's Justification:
The applicant's justification is attached. The applicant contends that the fence is metal
which is a visual equivalent to wrought-iron, with pickets being one-inch square
approximately six inches on center. Even though the fence would be six feet in height,
there is a decorative top panel which would otherwise not be included on a fence that is
four feet in height. Consequently, the proposed fence would be equally attractive as a
four-foot high fence.
The applicant further contends that a six-foot high fence provides more deterrence to
trespassers and offers greater security. In addition, by projecting the fence 20 — 28.5
feet away from the buildings, the buildings are less likely to get tagged by graffiti than if
the buildings themselves formed a segment of the perimeter security. By being located
at the northern edge of the urban area, and being flanked by semi-rural residential
properties, there is a greater need for security than if the site were located within the
urban area with higher visibility. Finally, in order to comply with the requirements of the
natural habitat buffer zone along the Arthur Ditch, illumination levels are significantly
reduced along the entire north edge of the property.
D. Staff Evaluation and Finding for the Modification:
•
Staff finds that the proposed perimeter fence along Shields Street, at six feet in height, is •
rendered as attractive as a four-foot fence primarily by the addition of the decorative top
Item 2 Page 10
�
�
,+�t�@!�'C�c� �t�.'1�? ��
� panel. The varied alignment minimizes the repetitiveness and allows for interesting
arrangements of landscaping. Staff is persuaded that the proposed height and location
of the fence significantly diminishes the potential for graffiti and contributes to a higher
level of security.
Consequently, Staff finds that in compliance with Section 2.8.2(H) the Request for
Modification to Section 4.24(C)(2)(b) would not be detrimental to the public good.
In addition, in accordance with Section 2.8.2(H)(1), Staff finds that that the plan as
submitted will promote the general purpose of the standard for which the modification is
requested equally well or better than would a plan which complies with the standard for
which a modification is requested.
6. Findinqs of Fact/Conclusion:
In evaluating the request for West Vine Storage Project Development Plan, Staff makes the
following findings of fact:
1. The P.D.P. is in conformance with the fundamental vision of the Northwest Sub-Area
Plan.
• 2. Enclosed Mini-Storage is a permitted use in the C-L, Limited Commercial zone
district, subject to Administrative Review (Type One).
3. The P.D.P. complies with the development standards of the C-L zone district with one
exception.
4. A Request for Modification to Section 4.24(D)(2)(b) regarding the height of the
perimeter fence has been submitted to allow a fence that exceeds the maximum
allowable height from four feet to six feet.
5. This request is found by Staff to not be detrimental to the public good and the plan as
submitted will promote the general purpose of the standard for which the modification
is requested equally well or better than would a plan which complies with the
standard for which a modification is requested.
6. This is because the proposed fence includes a decorative top panel, is varied in its
alignment with recesses and projections and is well landscaped. In addition, the
applicant has indicated that by being at the north edge of the urban area, with less
public visibility, there is a need for the added security gained by the extra two feet in
height.
7. The P.D.P. complies with the applicable standards of Article Three — General
Development Standards.
•
Item 2 Page 11
�
�
��"e11�c`i ��`Eii! #2
RECOMMENDATION
Staff recommends approval of the West Vine Storage Project Development Plan,
PDP170016 and the Modifications of Standard to Section 4.24(D)(2)(b), Enclosed Mini-
Storage Facility — Fence Height.
ATTACHMENTS
1. Vicinity Map
2. Zoning Map
3. Applicant's Project Narrative
4. Applicant's Planning Objectives
5. Applicant's Request for Modification
6. Site Plan
7. Landscape Plan
8. Architectural Elevations
9. Subdivision Plat
10. Ecological Characterization Study
11.Transportation Impact Study
12. E-mail correspondence from neighboring property owner
�
•
•
Item 2 Page 12
��tyof a
F �
ort o � ns
� ,�
f.�
MEMORANDUM
TO:
FROM:
DATE:
RE:
�
1._J
•
Pianning, Development and
Transportation �ervices
P�anning Services
'�81 North College Ave
P.O. Box 580
Fort Collins, CO 805?2-05t3r�
970.221.6750
970.?_24.6134 - i��x
`cgov.com/cur�renlplailr iin�7
Marcus McCaskin, City of Fort Collins Hearing Officer
Ted Shepard, Chief Planner�
April 26, 2018
West Vine Storage P.D.P. — Recommended Conditions of
Approval
With regard to consideration of West Vine Storage P.D.P., and based on direction
from the City of Fort Collins Utilities, staff is recommending the following condition
of approval:
At the time of submittal for Final Plan, the applicant shall include in the
Utility Plans and Drainage Plans the required sizing of the rain gardens
and stormwater detention ponds that demonstrate compliance with all
applicable criteria and standards relating to water quality, low impact
development and off-site stormwater flows.
�I
�J
u
� � WEST VfNE STORAGE ;
����� 1050 W. VINE DRIVE �
��"� A°�� ��� 'Ra �"�,� I�' — �--\ \— - FORT COLLINS, CO ;
97¢N08901
GRANPDAHEIGHTS 75T � - , B703rOB903 . _ . � t� _ ,\.
--_— _ ,.� ;�. ���_ , AMENDED PL.AT ;
' �' � :- SNYDER MINOR SUBDIVISION �,
- -- -- ----- �,�..�. � �_' r , �_�;, q� --- -- --- --- -
) - 'QT e�+"av�s ---- �vwr�ons; �mm -- -- --
- h'LR -A.�...� — - � ----
O� ,awoa . "s'�"m m i
I i _ r�y �,�� .� _<_..E � �� -- - -- --
ir � ^.L^� e,_a ., �ff..� i s,.� --
� ' _ ��QA �� "-....... o�c ' v� ..�___•--
�� �1 Y� f = � �mI�T•IIe6 tll�! � � eaa! �a I � w��! —J-
� �FN98N�� � — ___ ..._ __ � Efs,3 s��c , awvia —��r—�_
_ �s avf � ie��ws.�
��H�Iq� w�� _
Mi� p. 6g: y � •
J '
� — " _ ...IF.�W�_�.` . t taia —�—�—�—
I � _ _-_ /orra+eaa � rv���. —�—�---•-
� � �_ _ � �� ' �-� ---
�
i W � = " _�
�� � ; E
� _ �� �
.� �
y ,_ �� _ , , \ � � , _� ..
o �� ; _ -
�N„u W = � -- .;'a�,2, , \ �
A[)AMSFAAlILY7FiUST �' = I -' ___ __ nwo "°� - � j
87U34W005 ul - " � � �"-� I
77! N. SHIEIDS 5T. . Z - s � E � I .
� �n 1
� k �w.a i
O — ; -H � _€R � � ,� ;
� � � ;
0. � � � �- i �`'� �}-�I - � . . . . . I
-._ - _. . _._._- . , R� 0�oc prodrb�im.vui i� f + _ y�4 . . pRum-__ _-�
;�; _ _ .� _ . _i I
usiaa �
�.'. I .. I �nn _ __ . ,._".� ""' . '� � :_ � .
� � - ey I �! � �-'a V � -� -- i
� m
I �
1
Y T ^
I
'� 1 - _ ' �
. P ��g �� _ .-- .. —_ F —__ ��1Sv __ . � .
� ' . : _ ._ _ e __ .__ m .— i
1 Ei6 � �
"" 7
i_ _ C-STORE q � -- - �
❑ ' . ._- a -. —_- '-_ •�a�aF �
sw,a � B T� - �r e��� a
� Zq1a1G Ry .� � _ ' ��- f
� �aR.�amc ' �' a _ sa �356 -��56 .3Rv . �S� �� �§#t. _ _ni�a$'� .. - i ., rniurs
S
i
���R �I � p ��:.- =�«, � _��� ,
.�w� ma _, � � _ .� , _ _ _ � �,,� ; z as�c
' °.
.__ /�� '� y�q. = t . `� i" � I
_ - , � .�,�„�t � S "�
' ---- - .
- - -- �.,, � : �" " _ � �
, `
.•
.
� - - - - . • '
�'__ � , � ' �� �� �� � �
- - -- --- � ��'�,,� -� i
� ... �s - ._.. .-._ _ � F__ _- __-�^� ...
� � � 1�:`, -.. ---__ -_ _ .j. �._ = __ _;Ty--"c- __ __ "_ __. - � __ __ .__ ". __ ___ _- ...._
�� . - a�s.. -_- __-__ _ ..q
j i. .- . i �_ � �u� �
. �� �
--�'- - _ _ ' _ _ _ .. .. .
__ __ _ _. -_ _ ' �
` v�a r�i \..-\\� 1 Ii3Ter.a ,
__ _ ." � �� �l ' '���c`� WEST VPEc�t�T __._ -- -_ .
_ . . . _ ___-__ .-.. .._.... ._ _� � � ��- __ __ ' _-_ Qn.e_ _
.__.. T� � / _�- . � _-_��n.�� � .� �
unnt•eeert' � ' oa�snn nart ���
w.,�� . � �,.���..�� �! . � �RES�EMI�AL ..� �5 51NGLE � .� �-�
- - - � � F�� �
F,� , -= _ � _ � � �n$ � �I - �❑ ❑ - �
�� �, - :. ,, � SITE PLAN � �Y n S�� P�
,�/�',� -=_ —
, { I,� H , .-.1 ..�� � �,m,�� 1
� �, . ,, � —�_ -- — -- _ �
�� Is-J � . , n o— � ----- - ,�,n°�'�.
4�,n m�.E � _'�"` � " �SP-2.
,
@��a �
, .
— �
v