Loading...
HomeMy WebLinkAbout20190215 Skidmore College Signage Application CITY OF SARATOGA SPRINGS 44 ',. a ZONING BOARD OF APPEALS G VI-9 Ho L J - 474 6 ro-a-oknta-y j v ` Sara ga' New-Yo-rk/12866 , .` Tel: 518—587-3550 j 518—580-9480 CiftPOA O INSTRUCTIONS APPEAL TO THE ZONING BOARD FOR AN INTERPRETATION, USE VARIANCE,AREA VARIANCE AND/OR VARIANCE EXTENSION APPLICATION REQUIREMENTS I. ELIGIBILITY:To apply for relief from the City's Zoning Ordinance, an applicant must be the property owner(s) or lessee, or have an option to lease or purchase the property in question. The Zoning Board of Appeals (ZBA) shall not accept any application for appeal that includes a parcel which has a written violation from the Zoning and Building Inspector that is not the subject of the application. 2. COMPLETE SUBMISSIONS:Applicants are encouraged to work with City staff to ensure a complete application.The ZBA will only consider properly completed applications that contain I original and I digital version of the following: ❑ Completed application pages I and 8, the pages relating to the requested relief(p. 2 for interpretation or extension, pp. 3-5 for use variance, pp. 6-7 for area variance), and any additional supporting materials/documentation. **HANDWRITTEN APPLICATIONS WILL NOT BE ACCEPTED** ❑ Completed SEQR Environmental Assessment Form —short or long form as required by action. http://www.dec.ny.gov/docs/permits_ej_operations_pdf/seafpartone.pdf ❑ Detailed "to scale" drawings of the proposed project—folded and no larger than 24"x 36". Identify all existing and proposed structures, lot boundaries and dimensions, and the relationship of structures to the lot dimensions. Also, include any natural or manmade features that might affect your property (e.g., drains, ponds, easements, etc.). ❑ Photographs showing the site and subject of your appeal, and its relationship to adjacent properties. 3. APPLICATION FEE (NON-REFUNDABLE): Make checks payable to the "Commissioner of Finance". Fees are cumulative and required for each request below. ❑ Interpretation $500 ❑ Use variance $1,000 ❑ Area variance - Residential use/property $200 - Non-residential use/property$600 ❑ Extensions $150 Check City's website (www.saratoga-springs.org) for application meeting dates. Revised 01/2019 ZONING BOARD APPEAL APPLICATION INSTRUCTIONS PAGE 2 PUBLIC HEARING ADVERTISEMENT The Zoning Board of Appeals is required to hold a public hearing on each submitted application within ninety(90) days from when it is determined to be properly complete by City staff. City staff will prepare a legal notice for the public hearing and arrange to have the public hearing announcement printed in The Saratogian legal notices at least 5 days before the hearing. Applicants must pay The Saratogian for the legal ad and present proof of payment to the ZBA prior to the public hearing. If proof of payment is not presented prior to the hearing, the hearing will be cancelled. PROPERTY OWNER NOTIFICATION Applicants are required to mail a copy of the public hearing legal notice to all property owners within the following distances from the boundaries of the land in question: Type of variance Distance for property owner notification Use variance 250 feet Area variance & Interpretation 100 feet This notice must be sent at least 7 days but not more than 20 days before the date of the public hearing. City staff will email a copy of the"property owner notification letter"to the applicant.The applicant must then send the notification letter to the nearby property owners.Applicants may not include any other materials in this mailing. The mailing must be certified by the U.S. Post Office. Prior to the public hearing, applicants must present the Post Office "certificates of mailing" to the ZBA. If"certificates of mailing" are not presented prior to the hearing, the hearing will be cancelled. Revised 01/2019 KT 0 [FOR OFFICE USE] ` CITY OF SARATOGA SPRINGS (Application#) r_ Gvhy • 'o-Ui - 474 f3 V. . 5 Sar a,S y N Jnr Yo-rk,12.8 66 Tth 518-587-3550 518-580-9480 (Date received) ''QRA O \ APPLICATION FOR: APPEAL TO THE ZONING BOARD FOR AN INTERPRETATION, USE VARIANCE,AREA VARIANCE AND/OR VARIANCE EXTENSION APPLICANT(S)* OWNER(S) (If not applicant) ATTORNEY/AGENT Skidmore College Name 815 North Broadway Address Saratoga Springs, New York 12866 518-580-5860 Phone / / / drodecker@skidmore.edu Email *An applicant must be the property owner, lessee, or one with an option to lease or purchase the property in question. Applicant's interest in the premises: IZ Owner 0 Lessee 0 Under option to lease or purchase PROPERTY INFORMATION 815 North Broadway, Saratoga 152.-1-3 I. Property Address/Location: Sbrinas. NY Tax Parcel No.: -(for example: /65.52-4-37) Institutional 2. Date acquired by current owner: 3.Zoning District when purchased: College Institutional 4. Present use of property: 5. Current Zoning District: 6. Has a previous ZBA application/appeal been filed for this property? ❑Yes (when? For what? IZ No 7. Is property located within (check all that apply)?: 0 Historic District 0 Architectural Review District 0 500' of a State Park, city boundary, or county/state highway? 8. Brief description of proposed action: The project proposes the addition of six campus signs at the main entrance of Skidmore College on North Broadway. See attached site plan for sign locations and sizes. 9. Is there a written violation for this parcel that is not the subject of this application? 0 Yes 12i No 10. Has the work, use or occupancy to which this appeal relates already begun? Yes VI No I. Identify the type of appeal you are requesting (check all that apply): 0 INTERPRETATION (p. 2) 0 VARIANCE EXTENSION (p. 2) 0 USE VARIANCE (pp. 3-6) 0 AREA VARIANCE(pp. 6-7) Revised 01/2019 ZONING BOARD OF APPEALS APPLICATION FORM PAGE 2 FEES:Make checks payable to the"Commissioner of Finance". Fees are cumulative and required for each request below. ❑ Interpretation $ 500 ❑ Use variance $1,000 IZ Area variance -Residential use/property: $ 200 -Non-residential use/property: $ 600 ❑ Extensions: $ 150 INTERPRETATION—PLEASE ANSWER THE FOLLOWING(add additional information as necessary): I. Identify the section(s)of the Zoning Ordinance for which you are seeking an interpretation: 6.0, Supplemental Regulations p. 6-1 Section(s) 2. How do you request that this section be interpreted? The proposed signs at the main entrance of Skidmore College exceed the maximum allowable square footage of 24 sq.ft as stated in section 6.0 of the City of Saratoga Springs Ordinance.We request that this stipulation be reconsidered because the project is located in a low traffic area on North Broadway in an institutional area. The proposed signs will not create detriment to the surrounding area, but instead will provide a welcoming entrance to campus and offer useful campus directions and information on events. 3. If interpretation is denied, do you wish to request alternative zoning relief? EYes ENo 4. If the answer to#3 is "yes,"what alternative relief do you request?❑ Use Variance ❑Area Variance EXTENSION OF A VARIANCE—PLEASE ANSWER THE FOLLOWING(add additional information as necessary): I. Date original variance was granted: 2. Type of variance granted? ❑ Use ❑Area 3. Date original variance expired: 5. Explain why the extension is necessary.Why wasn't the original timeframe sufficient? When requesting an extension of time for an existing variance,the applicant must prove that the circumstances upon which the original variance was granted have not changed. Specifically demonstrate that there have been no significant changes on the site, in the neighborhood, or within the circumstances upon which the original variance was granted: Revised 01/2019 ZONING BOARD OF APPEALS APPLICATION FORM PAGE 3 USE VARIANCE—PLEASE ANSWER THE FOLLOWING(add additional information as necessary): A use variance is requested to permit the following: For the Zoning Board to grant a request for a use variance, an applicant must prove that the zoning regulations create an unnecessary hardship in relation to that property. In seeking a use variance,New York State law requires an applicant to prove all four of the following "tests". . That the applicant cannot realize a reasonable financial return on initial investment for any currently permitted use on the property. "Dollars&cents" proof must be submitted as evidence.The property in question cannot yield a reasonable return for the following reasons: A. Submit the following financial evidence relating to this property(attach additional evidence as needed): I) Date of purchase: Purchase amount: $ 2) Indicate dates and costs of any improvements made to property after purchase: Date Improvement Cost 3)Annual maintenance expenses:$ 4)Annual taxes: $ 5)Annual income generated from property:$ 6) City assessed value: $ Equalization rate: Estimated Market Value: $ 7)Appraised Value: $ Appraiser: Date: Appraisal Assumptions: Revised 01/2019 ZONING BOARD OF APPEALS APPLICATION FORM PAGE 4 B. Has property been listed for sale with ❑Yes If"yes",for how long? the Multiple Listing Service(MLS)? C❑No I)Original listing date(s): Original listing price:$ If listing price was reduced, describe when and to what extent: 2) Has the property been advertised in the newspapers or other publications? ❑Yes ❑No If yes, describe frequency and name of publications: 3) Has the property had a"For Sale" sign posted on it? IYes ❑No If yes, list dates when sign was posted: 4) How many times has the property been shown and with what results? 2. That the financial hardship relating to this property is unique and does not apply to a substantial portion of the neighborhood. Difficulties shared with numerous other properties in the same neighborhood or district would not satisfy this requirement. This previously identified financial hardship is unique for the following reasons: Revised 01/2019 ZONING BOARD OF APPEALS APPLICATION FORM PAGE S 3. That the variance, if granted, will not alter the essential character of the neighborhood. Changes that will alter the character of a neighborhood or district would be at odds with the purpose of the Zoning Ordinance. The requested variance will not alter the character of the neighborhood for the following reasons: 4. That the alleged hardship has not been self-created.An applicant(whether the property owner or one acting on behalf of the property owner)cannot claim "unnecessary hardship" if that hardship was created by the applicant, or if the applicant acquired the property knowing(or was in a position to know)the conditions for which the applicant is seeking relief.The hardship has not been self-created for the following reasons: Revised 01/2019 ZONING BOARD OF APPEALS APPLICATION FORM PAGE 6 AREA VARIANCE—PLEASE ANSWER THE FOLLOWING(add additional information as necessary): 6.0 Supplemental Regulations The applicant requests relief from the following Zoning Ordinance article(s) Dimensional Requirements From To Sign 1: Primary Entrance Sign: 15'3/4"x 28"letters, 15'3/4'x 6" 24' 36'9" letters Sign 2: Primary Entrance Sign: 15'3/4"x 28" letters, 15'3/4'x 6" 24' 36'9" letters Sign 3: Orientation Sign (13' 0"x 4' 10") 24' 62' 10" Sign 4: Directional Sign (2'6"x 4'0") 24' 10' Sign 5: Directional Sign (2'6"x 4'0") 24' 10' Sign 6: Information Sign (8'3"x 4'6"), 6', 2 1/2"x 13" letters 24' 43' 10" Other: To grant an area variance,the ZBA must balance the benefits to the applicant and the health,safety,and welfare of the neighborhood and community,taking into consideration the following: . Whether the benefit sought by the applicant can be achieved by other feasible means. Identify what alternatives to the variance have been explored (alternative designs, attempts to purchase land, etc.)and why they are not feasible. Four of the the six proposed campus signs exceed the allowable area outlined in the city ordinance because they are designed to be easily visible and legible by both pedestrian and vehicular traffic.An alternative design would decrease the positive impact they will have on the campus entrance and make them less legible by passing traffic. The proposed dimensions enable the signs to create a strong sense of place, a welcoming entrance, and provide wayfinding for visitors and potential students who are trying to orient themselves to the campus. 2. Whether granting the variance will produce an undesirable change in the character of the neighborhood or a detriment to nearby properties. Granting the variance will not create a detriment to nearby properties or an undesirable change in the neighborhood character for the following reasons: Their addition to the campus entrance on North Broadway will create a stronger sense of arrival and provide a welcoming gateway into the campus. The signs are similar in texture and materiality but are not identical. The slight variety among them will create more areas of interest and strengthen the character of the existing but barely visible college entrance. The signs also provide campus orientation, directions, and information regarding campus events. Currently the main entrance does not have an impactful design. The proposed signage will benefit the campus and surrounding neighborhood by creating an impressionable experience for prospective students, parents,visitors, and everyone else who passes through. Revised 01/2019 ZONING BOARD OF APPEALS APPLICATION FORM PAGE 7 3. Whether the variance is substantial. The requested variance is not substantial for the following reasons: The requested variance is not substantial because the proposed signs will be located in a low-traffic area flanked on both sides by college property and will not distract drivers or detract from the character of the neighborhood. The signs are designed and placed to help drivers and pedestrians safely circulate the campus entrance and orient themselves with their surroundings. 4. Whether the variance will have adverse physical or environmental effects on neighborhood or district. The requested variance will not have an adverse physical or environmental effect on the neighborhood or district for the following reasons: The requested variance will not have an adverse physical or environmental effect on the neighborhood. The signs are designed in congruence with each other and are in an appropriate scale with the surroundings. The signs are supported by stone foundations that resemble the existing stone walls that are also located near the campus entrance.The signs do not negatively interfere with any environmental system and do not require extensive construction. 5. Whether the alleged difficulty was self-created(although this does not necessarily preclude the granting of an area variance). Explain whether the alleged difficulty was or was not self-created: The difficulty was not self created because the campus is in great need of an improved entrance. The proposed signs are designed to create an impactful and inclusive campus entrance. In order to do so, the signs need to be legible and also diverse. By providing signs of various sizes and with different information, people entering the campus will feel welcomed and better oriented to their surroundings. Revised 01/2019 ZONING BOARD OF APPEALS APPLICATION FORM PAGE 8 DISCLOSURE Does any City officer,employee,or family member thereof have a financial interest(as defined by General Municipal Law Section 809)in this application? IZI No 0 Yes If"yes",a statement disclosing the name,residence and nature and extent of this interest must be filed with this application. APPLICANT CERTIFICATION I/we,the property owner(s), or purchaser(s)/lessee(s) under contract, of the land in question, hereby request an appearance before the Zoning Board of Appeals. By the signature(s) attached hereto, I/we certify that the information provided within this application and accompanying documentation is,to the best of my/our knowledge,true and accurate. I/we further understand that intentionally providing false or misleading information is grounds for immediate denial of this application. Furthermore, I/we hereby authorize the members of the Zoning Board of Appeals and designated City staff to enter the property associated with this application for purposes of conducting any necessary site inspections relating to this appeal. Date: (applicant signature) Date: (applicant signature) If applicant is not the currently the owner of the property,the current owner must also sign. Owner Signature: Date: Owner Signature: Date: Revised 01/2019 ZONING AND BUILDING INSPECTOR DENIAL OF APPLICATION FOR LAND USE AND/OR BUILDING Skidmore College APPLICANT: TAX PARCEL NO.: - - 815 North Broadway Institutional PROPERTY ADDRESS: ZONING DISTRICT: This applicant has applied to use the identified property within the City of Saratoga Springs for the following: The project proposes the addition of campus signage at the main entrance of Skidmore College on North Broadway.A total of six signs are proposed,four of which exceed an area 16 square feet as permitted in non-residential areas. The signs are designed to provide a welcoming campus entrance, directions to campus buildings, and information regarding upcoming events. This application is hereby denied upon the grounds that such use of the property would violate the City Zoning Ordinance article(s) .As such,the following relief would be required to proceed: ❑ Extension of existing variance ❑ Interpretation ❑ Use Variance to permit the following: ❑Area Variance seeking the following relief: Dimensional Requirements From To Other: Note: ❑Advisory Opinion required from Saratoga County Planning Board ZONING AND BUILDING INSPECTOR DATE Revised 01/2019 Short Environmental Assessment Form Part 1 -Project Information Instructions for Completing Part 1—Project Information. The applicant or project sponsor is responsible for the completion of Part 1. Responses become part of the application for approval or funding,are subject to public review,and may be subject to further verification. Complete Part 1 based on information currently available. If additional research or investigation would be needed to fully respond to any item,please answer as thoroughly as possible based on current information. Complete all items in Part 1.You may also provide any additional information which you believe will be needed by or useful to the lead agency; attach additional pages as necessary to supplement any item. Part 1—Project and Sponsor Information Name of Action or Project: Skidmore College North Broadway Entrance Project Location(describe,and attach a location map): Skidmore College,815 North Broadway,Saratoga Springs,New York 12866, Brief Description of Proposed Action: The proposed action is the amendment of the entrance of Skidmore College on North Broadway.The proposed design will create a welcoming gateway into the campus while also providing a stronger sense of arrival through the addition of campus signs,lighting,and vegetation.The plan also proposes to improve the campus entrance circulation though the introduction of new pavement materials,the improvement and addition of pedestrian walkways, and the provision of additional crosswalks.The proposed design changes will enhance the character of the campus entrance and create a welcoming and inclusive campus entrance for students, parents,and visitors. Name of Applicant or Sponsor: Telephone: 518-580-5860 Skidmore College E-Mail: drodecker@skidmore.edu Address: 815 North Broadway City/PO: State: Zip Code: Saratoga Springs, New York 12866 NY 12866 1. Does the proposed action only involve the legislative adoption of a plan,local law,ordinance, NO YES administrative rule,or regulation? If Yes,attach a narrative description of the intent of the proposed action and the environmental resources that ✓ El may be affected in the municipality and proceed to Part 2. If no,continue to question 2. 2. Does the proposed action require a permit,approval or funding from any other government Agency? NO YES If Yes,list agency(s)name and permit or approval: 0 Z 3. a. Total acreage of the site of the proposed action? 295.13 acres b.Total acreage to be physically disturbed? .40 acres c. Total acreage(project site and any contiguous properties)owned or controlled by the applicant or project sponsor? .295.13 acres 4. Check all land uses that occur on,are adjoining or near the proposed action: 5. ❑Urban ❑ Rural(non-agriculture) ❑ Industrial ❑ Commercial m Residential (suburban) ❑ Forest ❑ Agriculture ❑ Aquatic 0 Other(Specify): Institutional ❑Parkland Page 1 of 3 5. Is the proposed action, NO YES N/A a. A permitted use under the zoning regulations? Z El b. Consistent with the adopted comprehensive plan? 0 RII 0 NO YES 6. Is the proposed action consistent with the predominant character of the existing built or natural landscape? D Z 7. Is the site of the proposed action located in,or does it adjoin,a state listed Critical Environmental Area? NO YES If Yes,identify: Z 0 NO YES 8. a. Will the proposed action result in a substantial increase in traffic above present levels? Z El b. Are public transportation services available at or near the site of the proposed action? Z El c. Are any pedestrian accommodations or bicycle routes available on or near the site of the proposed action? El 9. Does the proposed action meet or exceed the state energy code requirements? NO YES If the proposed action will exceed requirements,describe design features and technologies: Z El 10. Will the proposed action connect to an existing public/private water supply? NO YES If No,describe method for providing potable water: Z 0 11. Will the proposed action connect to existing wastewater utilities? NO YES If No,describe method for providing wastewater treatment: Z El 12. a.Does the project site contain, or is it substantially contiguous to,a building, archaeological site,or district NO YES which is listed on the National or State Register of Historic Places,or that has been determined by the Commissioner of the NYS Office of Parks,Recreation and Historic Preservation to be eligible for listing on the I El State Register of Historic Places? D Z b. Is the project site,or any portion of it,located in or adjacent to an area designated as sensitive for archaeological sites on the NY State Historic Preservation Office(SHPO)archaeological site inventory? 13. a. Does any portion of the site of the proposed action,or lands adjoining the proposed action,contain NO YES wetlands or other waterbodies regulated by a federal,state or local agency? Z 0 b. Would the proposed action physically alter,or encroach into,any existing wetland or waterbody? D 0 If Yes,identify the wetland or waterbody and extent of alterations in square feet or acres: Page 2 of 3 14. Identify the typical habitat types that occur on,or are likely to be found on the project site. Check all that apply: ❑Shoreline fl Forest El Agricultural/grasslands El Early mid-successional ❑Wetland P Urban 0 Suburban 15. Does the site of the proposed action contain any species of animal,or associated habitats,listed by the State or NO YES Federal government as threatened or endangered? Z 0 16. Is the project site located in the 100-year flood plan? NO YES Z 0 17. Will the proposed action create storm water discharge,either from point or non-point sources? NO YES If Yes, R.I a. Will storm water discharges flow to adjacent properties? R.1 0 b. Will storm water discharges be directed to established conveyance systems(runoff and storm drains)? n ri If Yes,briefly describe: The proposed action will create an insignificant addition of impermeable surfaces to the project site.The stormwater discharges will be conveyed into an existing vegetated swale and the existing stormwater infrastructure. 18. Does the proposed action include construction or other activities that would result in the impoundment of water NO YES or other liquids(e.g.,retention pond,waste lagoon, dam)? If Yes,explain the purpose and size of the impoundment: Z El 19. Has the site of the proposed action or an adjoining property been the location of an active or closed solid waste NO YES management facility? If Yes,describe: Z El 20.Has the site of the proposed action or an adjoining property been the subject of remediation(ongoing or NO YES completed) for hazardous waste? If Yes,describe: 0 Z The college has specific procedures to safely manage and regulate hazardous materials that are produced and brought onto campus. I CERTIFY THAT THE INFORMATION PROVIDED ABOVE IS TRUE AND ACCURATE TO THE BEST OF MY KNOWLEDGE Applicant/sponsor/name: Date: Signature: Title: PRINT FORM Page 3 of 3 EAF Mapper Summary Report Tuesday, March 05, 2019 2:53 PM Disclaimer: The EAF Mapper is a screening tool intended to assist project sponsors and reviewing agencies in preparing an environmental assessment form(EAF).Not all questions asked in the EAF are answered by the EAF Mapper.Additional information on any EAF question can be obtained by consulting the EAF Workbooks. Although the EAF Mapper provides the most up-to-date digital data available to DEC,you may also need to contact local or other data sources in order to obtain data not provided by the Mapper.Digital data is not a substitute for agency determinations. L' e r �� I r r,1 . �I r Saratoga Springs 152.-'1-:I1 _ 153.77-1-1 S Lr ri, H Armin, USS, r: - ,�rm p, IrkfH.EMENT t fl,Esri JC ps ni M ET I, Esr i Chins tHong , I i s rc. clad, E (Ths1Pd rtil � '��37-'-2I Columbus ',Pi-ttb. h US��I , I NC R Eryl E r , S•tr tlylsp ontri�tL _ng . Japan, rETI, I Cit — – 06.5-1_ cinna s (Hong Kong),Esri • Part 1 /Question 7 [Critical Environmental No Area] Part 1 /Question 12a [National or State No Register of Historic Places or State Eligible Sites] Part 1 /Question 12b [Archeological Sites] Yes Part 1 /Question 13a [Wetlands or Other No Regulated Waterbodies] Part 1 /Question 15 [Threatened or No Endangered Animal] Part 1 /Question 16 [100 Year Flood Plain] Digital mapping data are not available or are incomplete. Refer to EAF Workbook. Part 1 /Question 20 [Remediation Site] Yes Short Environmental Assessment Form - EAF Mapper Summary Report O U o z174 c q L L — ICU z o Luo w+ m o z ©O im u) co w Q z L p 6 /� CJ y x Q O p_ v z 0 a Y 1 �_ o U m (,� c� a��o W of T < z0� LL 1rLZ WJ^{j Q - - O Q r V CD o -j Lu miiiiiiiiiiiiiiiiI o i =� o__ >m X z H �C O O C z w W O O L W Q Z Y I L I ) t' W z� w O < <¢wa U V 1 V z Q ¢zxx a cl) ❑ova i _ d d a r z z z U) U (n X X X W i� — I / o o 24"VVPik E77 � O< I 1 � z �2"wPiNE LANDSCAPwG o 18"WPINE EANITE CURB TC 409.47 BC:409.39 r / TC: SIGN 409.34 "SKIDMORE COLLEGE" g BC:409�6 �� \ 0 C Q / a { cn Q o � z A ANG m j o > 3 O z w IIS 3 o z < O W Lu 0 TC:4O, ~E75 .. BC:40'177 3 U ■ z pOH / CD SA .7 5z V117c / STOP \ 3 a W C 9 SIGN \ -q06 I�x i II / GG 3 .. �.� -Y ¢ \ ' o�� I No... r7l � 1 � 3 \ 0 32'MPL� 3 81ARC LD y a - IIII n d ii it i s i � O O o 0 o z _ z — rU) U) X W q w w N U Y Q) L.IJ U r w Q x / o tA / o cn Z C N V U �Q U '' w+ W z ° U 0 o a En a _LL cl O O mc n a5 ca L c O w o v � C O = bA i G,� A+ m Vaw W (Q i p _ o LL Q Q w N a J W z ■ �+ p Q -- C m ) O ca � zLU Z� s W p - Z}m W\ W= < "u a <x ❑aua to x w O z LANDSCARNG m I 00 0 w w / I i �Cf) � I i I - i i m z - o w 3 \ Q ASPHALT m m� DRIVEWAY 3 w :C -ED:: w / z � z — _ m w w o z Q o a' �I 3 ml m ml w w w _ w � v w w 3 z z Q Q LD c? AO ol II II 3� o (I LO z 8 MPL. 0 Ln 0 < <� 0 /3 U) a IoQ LD i it I o Z3 Q 1 II I Q M to 0- z ui cly v� EL Oo00 3 Q -q06 _ LD Ll - ETI I/ ETI I IF] El 3IF F N IF] El Z� 8 "LAR C H m (n Q w I 6"HAWTHORNE w z Q 3<1 6" PR cE LD 3 a ASPHALT DRIVEWAY 3 a w W D 3 o O w Ln I m 0 w O W z Z I W O LD O IC/� 3 0 O �N/w,J z J W 1H U) w Q / w / o cn z LANDSCARNG m I 00 0 w w / I i �Cf) � I i I - i i m z - o w 3 \ Q ASPHALT m m� DRIVEWAY 3 w :C -ED:: w / z � z — _ m w w o z Q o a' �I 3 ml m ml w w w _ w � v w w 3 z z Q Q LD c? AO ol II II 3� o (I LO z 8 MPL. 0 Ln 0 < <� 0 /3 U) a IoQ LD i it I o Z3 Q 1 II I Q M to 0- z ui cly v� EL Oo00 3 Q -q06 _ LD Ll - ETI I/ ETI I IF] El 3IF F N IF] El Z� 8 "LAR C H m (n Q w I 6"HAWTHORNE w z Q 3<1 6" PR cE LD 3 a ASPHALT DRIVEWAY 3 a w W D 3 o O w Ln I m 0 w O W z Z I W O LD O IC/� 3 0 O �N/w,J z J W 1H U) v� L.IJ =� Y a C) O � L 0 ON M/� c/ z C N V U �Q UCl) w+ W z ° U 0 o a En a _LL 00 L D) E O W < cn _ m U 6cl zow a LL Q aQo W Q — a W N a ZO W �L,jz _ i ■ p �+ O [Q O = _= Q--_ U m < m W z Z UW CA I ) 1 L � Z W Q Y I L ff < - i--<w<V Q coxa. CO�oY� ❑ova w ° z S as a co __, _ o o oL L O �U ~ u � J W LU LLJ 1.2 U �•¢ °'E` W W �� Z� gag c �LU € a Q W J �F 3 Uz p g> Z _ � LL , Q LL u W _ U I— a lL I'❑L u `v I Lid Z m Q U o m� i w ° O _i Z I ~�; a �� o a- v Lu co - ..._. Y p �F- i _ W= Z W L - n m m U M u (D Z w U o N -1 - l ww wF_ZwJp- 1?ry i I w LJJ kE n Z 60 � a ti Z O Z Z z C� C� w— F 0 ,V U) U) Z i-om „V ,s M � z d U �m W 12 g� t: a c � LU Lu w O J ~r r v v c w � - Z III 0 -0 Z p Q j a d o a LU CL N C7 w ° H J Ja ❑ m SEL u p ZW W O zt'� i#its UL LU O w Q 0 gill �:: '• V = u ou m �U- 3 _- I �- Ll. - w �p w In H pw' //�� I Q Cf) r \ U LLJ p 7 II O C I I zo O � z y �" � ) -----_...____._.__. V J v „OT -,b i m