HomeMy WebLinkAboutIthaca Self Storage - Final Site Plan PB packet 5-6-25 TOWN OF ITHACA
„ t, NEW YORK
PLANNING DEPARTMENT MEMO
TO: Planning Board Members
FROM: Christine Balestra, Senior Planner
DATE: April 29, 2025
RE: Ithaca Self-Storage Facility- Final Site Plan Review
Enclosed please find materials for the Ithaca Self-Storage project located at 602 Elmira Road (NYS
Route 13, at the intersection of NYS Route 13A). The project involves the construction of
approximately 24,700 square feet of self-storage in six buildings. The project will be constructed in
two phases and consist of indoor climate controlled storage and standard mini-storage units.
The Planning Board will consider granting Final Site Plan Approval for the project at the May 6, 2025,
meeting. For the benefit of the new Planning Board members, the attachments include a copy of the
staff-prepared location map that was included in the sketch plan packet for the project, along with
the approved SEAR Part 3 attachment that explains the history of the property, proposed project,
and any potential environmental impacts that were identified and considered by the board during the
environmental review process.
Project Approval History
The Planning Board reviewed a sketch plan for this project on October 17, 2023, where the board
provided the applicant with feedback related to the guidelines/requirements of the Inlet Valley
Overlay District (IVOD) relative to architecture, landscaping, and other site elements. The Board asked
the applicant to ensure that all renderings included all aspects of the project (e.g., retaining walls,
landscaping, fences, etc.) and that the perspective drawings accurately portrayed the view of the
project from Elmira Road (NYS Route 13) and Five Mile Drive (NYS Route 13A).
The Planning Board issued a negative determination of environmental significance and granted
Preliminary Site Plan Approval for the project (with conditions) on February 20, 2024, after the
applicant submitted a narrative statement that listed the specific details on how the project complied
with the IVOD design standards and submitted all relevant drawings and plans for the board to
review.
The Zoning Board of Appeals (ZBA) granted a use variance for this proposal on August 21, 2023. As the
plans for the project developed, the Town Code Enforcement Department determined that the
project would require several area variances from the ZBA, in addition to site plan approval from the
Planning Board. The applicants therefore returned before the ZBA on February 27, 2024, where the
board granted the requested area variances for the project.
1
The Preliminary Site Plan Approval that was granted was conditioned upon the following items
(compliance noted in italics in parenthesis):
a. Granting of any necessary variances by the Zoning Board of Appeals (done, see dates above)
b. Revision of sheets C101, C102, and C103, to include the following wording in the Plan Notes:
"This property is subject to the Town of Ithaca Code provisions regarding stream setbacks, and
restrictions and setbacks on development, soil disturbance, vegetation removal, and other
activities apply" (done—see attached revised sheets C101, C102, and C103)
c. Submission of the items listed under the "SWPPP/General" section of the Engineering
Memorandum written by Daniel Thaete, Director of Engineering, dated February 13, 2024
(done—confirmed by Town Engineering staff on 31312025)
d. Approval by the Town Board of the concept and location of the proposed dedicated utilities;
and issuance of a sewer exemption for the proposed onsite wastewater treatment system
(approved 311012025 via Town Board Resolution No. 2024-086)
e. Submission of a site plan phasing rendering, showing the Phase 1 development without Phase
2, (See attached "Landscape& Materials Plan, Schematic Design February 2024, along with
two renderings with some date titled "Phase 1 with existing trees,"and "Phase 1 without
existing trees")
f. Submission of a revised Sheet C102, or submission of a new sheet to delineate all proposed
project phasing more clearly, and to show the sequence of construction (See attached sheet
C102, with phasing highlighted in pink, and construction sequencing listed)
The applicants have satisfied all items required for consideration of final site plan approval. Among
the attachments is a staff-prepared draft final site plan resolution for the board to consider. Please
feel free to contact me if you have questions regarding this proposal by phone at (607) 273-1721, ext.
121, or by email at cbalestra@townithacany.gov.
Att.
Cc: Thomas Zawadzki, Rudra Management
Michael Lasell, MBL Engineering, PLLC
Joshua Best, Line 42 Architecture, PLLC
2
PROPOSED RESOLUTION: Final Site Plan Approval
Ithaca Self-Storage Project
Tax Parcel No. 31.-3-4
602 Elmira Road
Town of Ithaca Planning Board, May 6,2025
WHEREAS:
L This action involves consideration of Final Site Plan Approval for the proposed self-
storage facility located at 602 Elmira Road (NYS Route 13)within the Light Industrial
Zone and Inlet Valley Center Overlay District. The project involves construction of
approximately 24,700 square feet of self-storage in six building Thpoject will be
constructed in two phases and consist of indoor climate-controll rage and mini-
storage units along with a small parking area, fence and entrance gate, stormwater
management facilities, landscaping, and site lighting. Rudra Manage ,
Owner/Applicant; Michael B. Lasell, P.E., LEED AP, MBL Engineerinj PLLC, Agent;
2. This is an Unlisted Action for which the Town of Ithaca Planning Board, acting in an
uncoordinated environmental review with respect to the project, on February 20, 2024,
made a negative determination of environmen. significance, after having reviewed and
accepted as adequate a Short Environmenta,,I,,Assessment Form Part 1, submitted by the
applicant, and Parts 2 and 3, prepared by V
n Plannin
3. The Planning Board, at a public hearing held on,May 6,'�025,has reviewed and accepted
as adequate a narrative, a set of revised drawing's titled"Ithaca Self Storage, Rudra
Management, 602 Elmira Road, Town of Ithaca, Tompkins County, Revised February 27,
2025,"prepared by MBL Engmeelq,PLLC, including sheets C-001, C-101 through
C102A, C-103 through C-106, C-201, and C-501 through C-506, dated February 2023
and most recently revised 2/25/25; plans prepared by Line 42 Architecture, including two
sheets titled"Landscape & Material Plan," one dated December 2023 and the other
revised, dated February 2024, sheets titled"Building 1 & 6 Exterior Elevations & Floor
Plan" and"Building 2, 3, 4& 5 Exterior Elevations," dated December 2023, a sheet titled
"Phase 1 With Existing Trees,"' dated February 2024, a sheet titled"Phase 1-Existing
Trees Removed For Clarity," dated February 2024; and other application materials; and
4. Project plans, and related information, were duly delivered to the Tompkins County
Planning and Sustainability Department per New York State General Municipal Law
§§239-1 et seq., and such Department responded in a December 13, 2023, letter from
Katherine Borgella, Tompkins County Commissioner of Planning, pursuant to §§239-1, -
m, and -n of the New York State General Municipal Law, determining that the proposed
action will have no significant countywide or inter-community impact;
NOW THEREFORE BE IT RESOLVED:
That the Town of Ithaca Planning Board hereby grants Final Site Plan Approval for the proposed
Ithaca Self Storage project, located at 602 Elmira Road, as described in the materials listed in
Whereas #3 above, subject to the following conditions to be met:
1
Before issuance of a building permit:
a. Submission of revised plans showing:
(i) the location and size of the proposed septic system,
(ii) the correct wall sconces for the front of all buildings (delete"wall packs"),
b. Submission to the Director of Code Enforcement of required calculations and fire flow
test data from fire hydrant R0460,
c. Acceptance by the Town Board, and completion and dedication to the Town, of any
water infrastructure,
d. Submission, review, execution, and filing of an Operation, Maintenance and Reporting
agreement for the proposed stormwater management facilities,with the Town of Ithaca,
specifying the ownership and maintenance responsibilities for the stormwater system,
including:
(i) Submission of an access easement, or other mechanism, to assure Town of Ithaca
access to the stormwater facilities,
(ii) Review and approval of the access easement and the "Op Pion, Maintenance, and
Reporting Agreement"by the Attorney for the Town and theTowfi,`Engineer, and
(iii)Town Board authorization to allow the Town Supervisor to sign any necessary
easements and the stormwater"Operation, Maintenance, and Reporting Agreement"
associated with the project,
e. Submission to the Planning De pa t of a copy of NYSDOT Highway work permit(s),
and
f. Scheduling of a pre-construction meeting with the Town Engineering,Planning, and
Codes Departments.
2
March 26, 2025 Nni 1i93 L
ENGINEERING, PLLC
Town of Ithica Planning Department
Attn: Christine Balestra
215 North Tioga Street
Ithaca, NY 14850
607273-1721, ext. 121
Re: Rudra Management— Final Site Plan Approval
602 Elmira Road
Town of Ithica
Dear Ms. Balestra,
In response to the correspondence from March 17, 2025 the conditions to the Preliminary Site Plan Approval have
been met. There have been revisions based on September 20, 2024 and February 14, 2025 Town engineer
comments and response letters. For reference the response letters have been attached.
A summary of relative plan changes are listed below:
• Stormwater controls were revised and enlarged as required with additional pre-treatment.
• A Phase 2 ESC plan was added to illustrate requirements of Building 6 construction once other work is
completed in Phase 1.
• A phase 2 plan showing the landscaping without Building 6.
• Waterline as-built location and connection point was revised based on coordination with Bolton point.
We have included two full-size copies and 13 half-size copies of the plan package. The review fee has been paid
online for the Final Site Plan Approval. If you have any questions, please give me a call at 315.486.0501.
Sincerely,
Michael B. Lasell, P.E., LEED AP
MBL Engineering, PLLC
Attachments:
1. Town Engineer Response Letters.
2. Revised Site Plan Drawing Package
3. Revised Site Landscape and Elevation Plan with Phasing
4. Revised Architectural Renderings.
(p) 315.486.0501 1 0)315.295.2569 1 16510 Balch Place Mannsville,NY 13661 Mike.Lasell@MBLEngineering.com
�y
L
of
CLO
LL N `
ti
z � Na
O L
H .E W
Q W ca N N o
C.) ti c N
o
O L'VLI N s
(L
C)
sg#0
r'
MMO
Y
O O
. ot
d
16
6
V `
4 +"
Final, Approved by all Boards
Short Environmental Assessment Form — Part 3 Determination of Significance
Project: Ithaca Self Storage, 602 Elmira Road
Actions: Site Plan Approval, Planning Board (PB)
Area Variances, Zoning Board of Appeals (ZBA)
Acceptance/Dedication of Certain Utilities, Town Board (TB)
Dates: February 20, 2024 (PB), February 27, 2024 (ZBA), March 10, 2025 (TB)
Physical characteristics of the property: The proposed self-storage facility will be located on vacant
property that was utilized as a fill-site for the storage of fill and construction materials during the NYS
Department of Transportation's (DOT) Route 13/Route 13A intersection and Cayuga Inlet bridge
reconstruction projects in the mid-1990's. Approximately 80% of the property is relatively flat and
clear of vegetation. However, approximately one quarter of the site, particularly the north and west
edges, and along the NYSDOT right-of-way to the east, contains steep slopes and manmade fill
mounds in various stages of natural re-vegetation. Those areas of the property also contain first
succession vegetation (mostly young birch, locust, and sycamore trees) along with some larger
deciduous and evergreen trees, overgrown shrubs, and tall grasses.
This property contains a stream that is tributary to the Cayuga Inlet. During the NYS reconstruction
projects, a portion of the stream was piped underneath and across the property to outlet culverts on
the northeast and west sides of the property, where it currently flows exposed off the property and
onto adjacent properties. The stream eventually filters into a NYS DEC regulated wetland and Unique
Natural Area located on the east side of NYS Route 13A. Some of the most significant slopes found on
the property are located along the stream bank in the north and west areas.
1. Will the proposed action create a material conflict with an adopted land use plan or zoning
regulations?Small impact may occur. The 2014 Comprehensive Plan and Future Land Use Map has
characterized this property as "Natural/Open" and "Inlet Valley Gateway." According to the
Comprehensive Plan, this portion of Elmira Road is intended "to be a setting for a mix of office, small-
scale retail, hospitality, tourism, and agritourism uses, with low impact light industrial, artisanal
industrial, and skilled trade uses."
The Town Board adopted the Inlet Valley Overlay District (IVOD) zoning on February 13, 2023 to meet
the goals of the Comprehensive Plan. However, the IVOD prohibits self-storage facilities. Until
February, 2023, the property containing the proposed Ithaca Self-Storage project was zoned Light
Industrial, which permitted self-storage facilities with site plan approval by the Planning Board. Now
that the zoning has changed, the project requires a use variance from the Zoning Board of Appeals
along with site plan approval from the Planning Board. The ZBA granted the use variance for the
project on August 21, 2023.
The project also requires area variances from the ZBA from the following provisions of the IVOD (or
other sections of Town Code):
1. §270-171.6 F (5) (b)—The property is on a corner lot. Access is off Elmira Road (NYS Route 13),
which is a primary street, instead of off a secondary street (Five Mile Drive/NYS Route 13A).
1
The NOD regulations require access off of a secondary street on corner lots. Given the
presence of slopes, large drainage ditches, traffic conditions, and poor site distances along Five
Mile Drive, the access from Emira Road appears to be the safest and most practical access for
the project.
2. §270-171.6 F (2) (a)—The NOD regulations prohibit parking in the front yard. Parking is
proposed in the front yard. This was shown as part of the project and was supported by the PB
and ZBA during the use variance and sketch reviews. There are only 5 parking spaces proposed
for the project, and they are located in a safe manner, buffered by proposed landscaping.
There will be no significant adverse aesthetic or traffic impacts associated with having parking
in the front yard of this project.
3. §270-171.4 &Town Code Chapter 225 —Sprinklers are only proposed for two out of the six
buildings. The NOD regulations reference Town Code, Chapter 225. The project complies with
NYS Code when it comes to sprinkling the structures, but it does not comply with Town Code,
which is more restrictive than NYS Code. The climate-controlled facilities (buildings 1 and 6)
will be sprinkled. Building 1 contains an office that will be occupied. However, the non-climate
controlled buildings will not have sprinklers. These buildings are largely unoccupied, as they
are designed for the storage of things and not for the purpose of human habitation or
occupation. To mitigate fire-related impacts, the non-climate controlled buildings will have
fire-rated walls, per NYS Code provisions.There are no anticipated adverse environmental
impacts associated with not sprinkling four out of the six proposed buildings.
4. §270-171.6 D (12) (a) [21 —The window and door interior side building elevations do not
comply with glazing requirements for the interior site layout of the buildings. The NOD
requires interior side elevations of buildings to contain between 10 and 40%glazing (glass) per
building story, in the form of windows or doors. Fake windows or doors can be substituted up
to 50% of the time. The interior layout of the proposed buildings cannot meet the glazing
requirement. The requirement is an aesthetic feature that creates a pleasing aesthetic for
public-facing aspects of buildings. Four of the six structures do not face a public street and
cannot be seen by the public. All exterior (public/road facing) aspects of the buildings comply
with the glazing requirement. There are not anticipated significant adverse aesthetic impacts
associated with granting a variance from the interior glazing provisions for the buildings.
5. §270-219.5 —Stream Setback Law—The property contains a stream along the western
boundary that is regulated by Town Code §270-219.5, which prohibits development and limits
soil disturbing activities within designated stream setbacks. For this project, the stream that is
regulated requires a 50-foot setback per stream side, with "zone 1" being the 30-foot area
immediately adjacent to the stream and "zone 2" being the remaining 20-foot area next to
zone 1.The proposal contains a small portion of a retaining wall, dry swale, and driving lane
that comprises approximately 200s.f. total area that impedes into stream setback zone 2 along
the northwest corner of the project. The dry swale is permitted in zone 2, but the other
2
features are prohibited without an area variance. Aside from a variance, this requires a
mitigation plan that offsets the effects of the proposed encroachment into the stream setback.
The applicant proposes to offset erosion impacts through the utilization of stormwater devices
that will capture sediment before it is conveyed back into the stream. Additionally, the
applicant proposes to install non-invasive, deer resistant plantings immediately adjacent to the
proposed retaining wall in zone 2, to mitigate the disturbance to the riparian buffer that
currently exists. This will serve to mitigate impacts to the stream.
6. §270-171.6 D (14), -D (14) (b), -G. (1) (a), and §270-225 — Requested variances from these
Code provisions are a result of having multiple "principal" (main) buildings on one parcel. The
self-storage proposal involves six buildings on one parcel, which is typical of a self-storage use.
However, the NOD provisions were written with one principal building per parcel in mind. As
such, the requirements related to public entrance location, sidewalk connectivity, and
structures facing the main street would usually only apply to one structure on a parcel. In this
case, there are six "principal" buildings, so all six theoretically need to have a public entrance,
connect to the main street via sidewalks, and face the main street.This is not possible for the
self-storage project and would not likely be possible for any multiple structured project on this
property.The applicant provides for pedestrian access from Elmira Road/NYS Route 13 to
Building 1, which contains the office (the only public space in the project). But all other
buildings on the property are not designed for public access—they are walk-up storage
facilities. Constructing all six buildings to face Elmira Road/NYS Route 13, each with its own
public entrance, and each with sidewalk connections to Elmira Road would be impractical and
illogical.
Although self-storage facilities are prohibited in the NOD, they do not necessarily create a material
conflict with the NOD provisions. Part of the goal of the NOD is to enhance the Elmira Road corridor's
distinctive characteristics by fostering and building on the semi-rural assets that currently exist. Self-
storage facilities are typical uses found in semi-rural landscapes, although they are generally
unattractive and detract from the aesthetic of an area. The IVOD's architectural design standards and
requirements provide an opportunity for the proposed Ithaca Self-Storage project to show sensitivity
to the surrounding natural area, with elements that are in context with the semi-rural character of
Elmira Road. To that end, the self-storage structures in the NOD may be more attractive than typical
self-storage buildings.
2. Will the proposed action result in a change in the use or the intensity of the use of land?
Small impact may occur. This property has been vacant for many decades. Developing the property at
all will change the use and the intensity of the use of land. It is a highly disturbed site, due to the NYS
DOT projects mentioned above. Additionally, the property contains a NYS DOT right-of-way with steep
slopes that would create a challenge for most types of development. There was a proposal for a self-
storage facility on the property in 2010, but the applicant only appeared before the Planning Board
for a sketch plan review and never returned for approval.
3
The NOD provisions allow many types of uses for this property that would change the use and
intensity of the use of the land, e.g., bed and breakfasts, hotels, veterinary clinics, day care centers,
health/fitness uses, restaurants, professional offices, retail and commercial uses, small light industrial
uses, cultural facilities, etc. The proposed Ithaca Self-Storage project is a less intense use of land than
other permitted uses.
3. Will the proposed action impair the character or quality of the existing community? Small
impact may occur. The Elmira Road corridor has a very diverse community character. The NOD
provisions are specifically designed to create an attractive and appealing character for the corridor
that is safe and inviting to residents and visitors. Some portions of the NOD design standards are
required and some are strongly encouraged ("must" versus "should"). The Zoning Board granted the
use variance for the project, and the applicant has complied as closely as possible with the NOD
design standards. The proposed building designs are significantly different than typical self-storage
structures, and comply with the design aesthetic intended for the Inlet Valley Corridor.
The project includes a landscaping plan that contains a mix of deciduous and coniferous trees and
shrubs. The proposed plantings will serve to buffer the aesthetic impact of Buildings 1, 2, and 6 from
the public view. There are also plantings proposed along the Elmira Road frontage of the parking lot,
serving as an additional aesthetic buffer. The plan complies with the NOD landscaping provisions.
In terms of site lighting, the project includes two site light poles, along with 49 wall pack lights. The
light poles are 18 feet tall, with one located at the Elmira Road entrance and the other located along
northeastern corner of the property. The proposed poles comply with all Town Code provisions,
including shielding, and are proposed to be 3000K LED color temperature (according to drawing C105
and the lighting specification sheets provided in the application materials). The wall pack lights are
proposed for the buildings themselves; and there are two manufacturers listed on the plans. The
Amon wall pack light specification sheets do not specify a color temperature, but the lights comply
with the NOD provisions and the provisions of the Town Outdoor Lighting Law. The Lumark wall packs
will be 3000K LED color temperature, although it's unclear from the materials if the lights will have
fully shielded cutoffs. Staff recommends fully shielded-cutoff wall packs, as they will essentially
guarantee that no light pollution or glare will occur with the project.
5. Will the proposed action result in an adverse change in the existing level of traffic or affect
existing infrastructure for mass transit, biking, or walkway?Small impact may occur. Self-storage
facilities typically have much lower traffic impacts than other commercial and retail uses. This is
primarily because self-storage facilities do not attract existing traffic (e.g., like a fast-food restaurant
would) nor are they destinations for most people (e.g., state park, recreational facility). According to
the most recent manual of the Institute of Traffic Engineering, the project is expected to generate
around 38 daily trips total, with 4 trips during the peak AM hour and 7 trips during the peak PM hour.
Comparatively, the most recent average daily traffic count from the Elmira Road (NYS Route 13)/Five
Mile Drive (NYS Route 13A) intersection to the City of Ithaca line numbered 1,451 cars during the
peak PM hour (2020 traffic counts from NYS, as reported by the Ithaca-Tompkins County
4
Transportation Council). Elmira Road receives around 17,000 cars a day on average, so there is no
expected change to the existing level of traffic associated with the self-storage project. The project
will not affect existing infrastructure for mass transit, biking, or walkways.
The proposed use will require another highway curb cut off NYS Route 13/Elmira Road. The applicant
has located the new access as far from the intersection of NYS Route 13 and NYS Route 13A as safely
possible, given the property's slopes and sight lines from the intersection. The NYS DOT will need to
approve this access location, and the Zoning Board and Planning Boards may condition their approvals
on the NYS DOT approval.
7. Will the proposed action impact existing:
a. public/private water supplies? Public water supply will be delivered to the development via a
320 LF 8-inch ductile iron water main extension along Elmira Road. This extension will provide for
the installation of one fire hydrant and associated domestic water service to the facility. Impacts
to the West Hill water system will be negligible.
b. public/private wastewater treatment utilities?The development proposes the installation of a
private onsite wastewater treatment system (OWTS). The installation of an OWTS is permissible
only through Town Board exemption, as the applicant is required, by Town Law, to connect to the
public sewer system. The installation of an OWTS or connection to the town sewer system will
have negligible impacts.
10. Will the proposed action result in an increase in the potential for erosion, flooding, or drainage
problems?The drawings submitted by the applicant show a significant increase in impervious
surfaces associated with the development. Preserving existing vegetation where it is more
established, especially along the stream bank and slopes, and providing a landscaping plan that
contains native, non-invasive tree and plant species, will reduce the overall impacts of the
development. The applicant is required to comply with all applicable Town and/or NYS DEC
Stormwater Management Regulations to address water quality and water quantity issues.
Regarding Part 1, question 12b: According to the NYS Office of Parks, Recreation and Historic
Preservation Cultural Resources Information System program, the property is in an area that could be
archaeologically sensitive. However, this is a highly disturbed site, due to a 1990's NYS DOT
reconstruction project. Therefore, any archaeological resources would have been discovered with
prior disturbances.
Regarding Part 1, question 13a: As mentioned above, there is a stream located adjacent to the
property on the north and west sides. Although the stream is piped and culverted on the property,
the applicant will be required to comply with the Town of Ithaca Stormwater Management Law and
NYS DEC stormwater regulations to ensure protection of the stream during and post construction.
There is also a NYS DEC regulated wetland and Tompkins County Unique Natural Area located across
NYS Route 13A, approximately 460+/- feet northeast of the property. The wetland and UNA will be
unaffected by the proposed use.
5
H
LLJ a U
W 0 _
Q Q ~
a LL
O
� j z
Q w 3:
04 O
M y o El
I
I
o ,Lww Q w
O O Z zV)
Li � z
W O
m 0 z
= moo oLn o �o r
ZZZQ c� z N
_ E
MELZ 2Z H 96 W
U OOO � WZ (3 W Q } Z
H wV) j W O w O
Ld 04 OWJ H Q = O Y
CL mS H H
�' H HMWw Z � W Ld J Q � 00r:
0 3 � Q � W m } W m O E
ZO 0 OQ ? � Zm0 Q
O V) Uop Q CL 2 Q N
U w � p � QV) ~ O w ~ w w o0
w w o � ocnw gWZ) 0 m w Q o
= 0 � � � � g J w F
J (� W WUH CLI < wzo CL Q 0 X W 0
W 0 � 2u' ) — z =En Z U m
O U O o U) z ZUQ m 2 a_ O M
w W � JjQ � 0Z0 J Z ?� F- Q W N
O = JM ~ � � - J 00 `. (n ..
_ O UQwzo = Qw -j w Z w
O O ZZWQZ Z � V) JmLQ� U WW
0 W O w
r0 n mw a HQ
WW }
W = OLWi � WW QQIt 0 V) J W W W
W EL LLJ m ~ - Ow � < U) p � � d F d
V) V) �Ld � rJV � Ld
FLw0 0 Q0Om m
O Q Q w WLLJ Z) - w QO W U W Q J J
= O OW
FE
O � ZQO mow — W W � m M � O
Q Z U >- Z I � J z_ HW ? Q tz
Wlai � 2 0U' = m �' ww V) O Q
m Z ZZZ) QW � ZUQ Z OO Q a J W
z
ZZN
\ J
w
w
�� \ = 0 M Uw
U) J <<9 69.6� w a cn
9� .8L S `` wg
d
N
= 00
�b `6�oe s x r-
Mh \ \
o OOZI
-k 3�� _ 91bPY17�
ON/a�ine
J \\bps\
\ X
Aq-
L \ CZ
-0. �• 10.
\ \ C9 \ 0- !
�> 0
U Z_ -
+ J J
o \
cv 0
\ Ld
V) / o
000
oo9, / y
W i�p �o�1N -3l / �60
: ; —
WaG
/ J W -i — —
Z
J_ QQLLJ
(n (nQi J w
W -
NZ
w
am
I
/ /cVnw
J � \ I
U \ 1
/ CLo \ \
o V) \\ <
1 �
7 \ 0 i gyp'—\ oD _3lbW/3
9- /
_� / I//� J 1111111111 r CZ
I�
T 14 I I I I
00,
_ I
2
_ \/ o - _�_-Sow-�
/ V) LLI — _ \
/ w �� \
j \ Z
w
� LL_ LL pw ZLLJ \
N LLI
S dN� � W0 /W < o0OLLI
vI \
A
Ww / WUQ ZQ d /
w 2 w w 0 }}
/ CLUB / dU � / Z wv /
/ Xw H U
/ ELU0 LLI o \ I
\ 0" _ \
\ .kk.k—\ NOo 31vW1j
� w
� m / ZI�II� ,I//� J 111111111 ��
\ w _ / w
LLJ
in 0 x
\\ M w w
? uj
cs
\ \ co
le
s m U \ri co \ \ v% 00
r6 \ lc O. \
\ \ `n \ \ \
\ coLLJj
\ \ O) \
m \
\ F\x \\ \ \
� a l\ \\\\\\\\�\\ \ \ \ _j \\ \
— _cn ��� \\\\\\\ \ I I \ \ \ \
J2 d O H ' " OJ � � X W y�
� J � dN I O Im d0 INN J\
- O M
aaOZ I Jt � �
0ON
0. 43110(V1N0 09`S
f��b�y_ O 91bW170
0N141/O8CL
o
LLJ
o =
CZ CL
d OUJ WLL
N Z (Nm OJ
HH- mW
OW IQ iJw O O � O O
OLd Z -i LL. OW = WN g C9 Xp�
_
w � _ o � � 0D vv���poo
Q - JJ
\ \ N � s U N ?i O d v S aA>
\\ �v�oOO. w 0 o Y8 �ZzZmw
HUH �v�y co d > O
\ C) d ,Uz �X o J
�\\ UozL` oow
`o M CD
c9 ? MQZ �
mOJJO
O Iwim Z W
\ W
O
V) ZQ H\ d 2 U Z
w > .a. ..
Y (7r\
/ UQZ d
a M:
J -
J J
\ `
3S 009 6
0'C-V-V-333 - C ONicnin8 0•-V-V-V-
\ __L�3lb'MS •121a ----__
113.24' - - - -
60.0' 20.0'
ow \ \
Q) CLLj
I
J
C. C. C. C. C. C. C. C. C. C. C. . . . . . . . . . C.
f
+0 +0 +0 +0 +0 +0 +0 +0 +0 +0 +0 +0 +0 +0 +0 +0 +0 +0 +0 +0 +0 tf
O O O O O O O O O O O O O O O O O O O O O f
. . . . . . . . . . . . . . . . . . . . .
O t0 t0 t0 t0 t0 t0 t0 t0 t0 t0 t0 t0 t0 t0 t0 t0 t0 t0 t0 t0 tf
O O O O O O O O O O O O O O O O O O O O f
. . . . . . . . . . . . . . . . . . . .
+0 t t0 +0 +0 +0 +0 +0 +0 +0 +0 +0 +0 +0 +0 +0 +0 +0 +0 +0 +0 tf
O O O O O O O O O O O O O O O O O O O O f
. . . . . . . . . . . . . . . . . . . . .
t0 t0 O t0 t0 t0 t0 t0 t0 t0 t0 t0 t0 t0 t0 t0 t0 t0 t0 t0 tf
f O O O O O O O O O O O O O O O O O O O f
t0 t0 t0 t0 t O t0 t0 t0 t0 t0 t0 t0 t0 t0 t0 t0 t0 t0 t0 tf
O O O O O O O O O O O O O O O O O O O f
. . . . . . . . . . . . . . . . . . . .
t0 t0 O t0 t0 t0 t0 t0 t0 t0 t0 t0 t0 t0 t0 t0 t0 t0 t0 t0 t0 tf
O O O O O O y( c? O O O O O O CD O O O O O O f
+0 +0 +0 +0 O +0 +0 O +0 +0 +0 +0 +0 +0 +0A +0 t0 +0 +0 +0 +0 tf
i O CD O O O O O O O O O O O O O O O O c
. . . . . . . . . . . . . . . . . . . . .
t0 t0 t0 O t0 t0 t0 t0 t0 t0 t0 t0 t0 t0 t0 t0 t0 t0 t0 t0 t0 tf
+--i O O O O O O O O O O O O O O O O O O O O c
. . . . . . . . . . . . . . . . . . . . .
+0 +0 +0 +0 +0 +0 +0 +0 +0 +0 +0 +0 +0 +0 +0 +0 +0 t +0 +0 +0 tf
—i O O O O O O O O O O O O O O O O O O f
. . . . . . . . . . . . . . . . . . . . .
t +O t0 t0 t0 t0 t0 t0 t0 t0 t0 t0 t0 t0 t0 t0 t0 O t0 t0 tf
i +--i O O O O O O O O O O O O O O O O O f
. . . . . . . . . . . . . . . . . . . .
+0 +0 +0 +0 +0 +0 +0 0 +0 +0 +0 +0 +0 +0 +0 +0 +0 +0 t +0 +0 tf
N i O O O O O O O O O O O O O O O O f
. . . . . . . . . . . . . . . . . . . .
+0 t0 +0 t +O t0 t0 t0 O O t0 t0 t0 t0 t0 t0 t0 t0 O t0 tf
M N N + i + i + i O O O O O O O O O O O O f
. . . . . . . . . . . . . . . . . . . .
+0 +0 +0 t +0 +0 +0 +0 t +0 +0 +0 t0 +0 +0 +0 +0 +0 +0 t t0 tf
O ^ N i i i O O O O O O O O O O O f
O t0 t0 t0 t O t0 t0 t0 t0 t0 t0 t0 t0 t0 t(=) tf
� M
a M Lrl M N i i O O O O O O O CD CD f
t tM } t0 O t0 t t0 t0 t0 t O t t0 t0 t0 t0 t0 tc
a .
O O O O O O O O f
CO t tM t0 O t0 t0 t0 t0 t0 t t0 t0 t0 t0 f
Lr? + i O . i . i O O O O O O f
O t0 t0 t0 t0 t0 t0 t0 t0 t t0 t0 tf
O N i i N i O O O O f
a o to to to to o to to y�o t to tf
N N (T N i O y�Yt O f
rn t O +CD t0 t t t0 O +CD t
J
a C,4
n i O �O O f
}� }, }, i } }0 }0 }, t }, i O O t t0 tm f
N CO l0 ,--i l0 M �,6. +--i C!�y O f
tN tLn tLn t0 trV
M Lr) l0 00 M rNO v •,--� ,
+0 t t' i t' i t0 u = t0 t0 t0 tf
m N Lr) U-) O M 00� M Lr) N
J � +--i }0 }0 }+� t t, i tr-: t� O t0 t0 t0 tc
I� M m ^fT fT Lr� N N c
t0 t0 tM m ^ tM tf V t +rV t0 O t0 tf
/� f� t0 t0 +L) t, , t, , tN tlZ t0 tf
/ <I r N
/
/
/ I
/
/
/
/ I
4.8' 21.0'
(VARIES) / ( ARIES)
2jEicn 10HS .zIO DJ43 .�
O w
� I Z � 0 � w"
I n J
Z J LU O Q O
ry - w2E OU_ Opoz :
wU 0U) 0Z zMLLj � O � w � ws
Z75O Q U — U z —
/ I >- pw0 ~ � 5d � pwU �s
(A Q
/ = � u1Q p � 0U0 ~ C,) a_ t .r t fri
OD
C) � U Hrn0,)
N p U) W (n o S W
It 00 >- p w 0 � (n U
Z Z �
� o ,{a }
CD N m (n in �
W I r d if
ui
w z O r �
O z _II lAVd JO 3003
x �
J I CL Q r ,•f{'r'�
CN
j JNILSIX3 3O 3JE33
o I
o z I \ 11.0'
0 I I
ww I
�-
� Q o
- LO
/ I Ui I co �
o o w >- w
w w I w 0 F-
m I -
C� w
z Q 0w w {D
I } J
LU
LU
o �
w = /� w www
LLJ
n
i
In18(l a3SOdO8d �j I
15+Z '`d1S
I
I
I
I
0
0
N
0 o I 'NIW �0'9
a LLJ
N0 � I J
w0 L .
/ o LO
.
wN
N H
U J L LI LLJ
>
� z 2
Ld
J L;j
009 LI U
L
N
a
+
V W wZZ O J X
U H U Mg U O W
N 0
Z � XQEn 0 C) W
C9 J W I i
w Z_ �N� U U I
N w\W X N
J W
3Ntl1 13AVal 30 3903 30IS1(10 Q
N W
0
11431430d 30 3903 AVMH9IH Z
O W
Q W ^
O
w J Z
I � I 0-
c X..
o L+J Z
m
vW
N QN
�-j
---- ---- - - ----- WLL-
---�---- ---- --- ---------- Q o a m N
Ld
-- �U Lai0H
W �� O
� Him J = U
cWi CD H U w H
a
ZZg
z v O V
tj
zw0
N W 2a
c 0 Q 0U Z
O N Q X
f�
ui
V) fill
C7
Z
O
J
Q
O
c 2 U - W
W
7 U
J� "
fill
J �W
lW O u
i
Z W�
� � Q
� � Z
lO W
H �
O
(9 31ON 33S) 0 O
O r—
J,, Kam W�_ -
?iZU'
>UZ
3U� ;
'NIW :OZ 'Nll
z
Z
U
LU
(// W LU
o 2i w
V > �O L Q �
1.9 � �_ � w
ZLU
Q w ~ w =
J (�
= 0
ry
Q Z
Q O
� J J
Q
z
0 z � T 0 r �
W
\ — o co „9
U U < .. . .
w
w
J
w
}
Q
J
J_
m �
O
O O
Z OW
v v UQ w -i � zO
OQ � w � WUJ z
O � w O I� N (n
N \II \ U 2 w p 0 O p Q ]
(O N �! \; � O CO ap z N M N (D C_
w \ 2E O_ w z z 0 <
W
� LOw Oc
\ /\�\\ W OQU wF
\ �/ zOw � � �
Z / . z 9 N
— \\ r° z0 - Wd OCR
w 0
v J LL
W o_
\ d _
M Z u
LLJ �
0 0 o zu
Iq o � >
v v Z I o 0 0 0 � F
O Wu
zzC
o
r- co 1 0 0
IT co
o 0 0 0
o O O O
fy
W
O Oco co
J
co � U) /
LL
d
w O
W u_ z
J
z z / � CD_
W J
c
co
n
O
H
V
�IU WI
Q N M O d
7 a
J
J
Q
2 p
(N z
p N
z
N N
Ld
J
D
Ld p
O
(N
LL.
O N
O C9
N
zliz Ld
2
Ld H
LLILU ~
0 O
0
O X Q z_ a-
U
Q NN 0
> > _ CD a z
H C) z o ff' O
a
_� U U) � O Q
z
> �. °O z LLJ r z Ld
= HCLO Q � N ? WO � QQ � > - -i U � Z: << V) 0 az �
W N m Q z Q J O 2 Q Q N
HWFO W Q � d 2C9o- Qd UQ J O � NzH 00- N
� = wH 0opofN QQ N00W ~ w gNw L`' tzNUNLL UJ OWD
O ~ LJ = � zQZ � Z OfQQ WO WN2 m JwZWO � � z2N_
O = CN LLI Q � Yz a- CD WCD LL� JC.DwQ LLI
w � aW2
W ~ W mm (' J WZi OLLIm = W > NL� O ml2iNwz Q Ow
Q �' O Q Y H Q Q ?i W ~ W W W W W N J LL p O Q � m Q - N p
Z N W N z p N J W Q N z � ~ N = a Q } W O Q ~ w 0
< WOZQ w O Q W Y W W W Z LLJ O O W W O = N D O W Z O Z W
w0LL- m Nw 0 UO 00O = = NMof N = ~ � W H � ZOO
LLj LLJ � �iJ OHW O — O_ QQ
mmJa- NWHLL- N Of < 02 NW J UHZ � N = BUJ
J W W p W m = N O w O J Z W m � Q U Z Z J � Z ~ m N N Q
N ? 2 a N O ZO 0 W d O M J O Q Z N w O z O w w V m 0
OO`0 w3WO U U = Q O > wON Nw WW
N � ~ > I QN pw LLI NZ 2R' W zQWW — Zw 2w
LL- o Q W = NWU O aaa � ,� g - o � F-
pzQQ OON = Z HOw = H aQ z � = WOZL, W J m H
QQmz Q � Om NQ O wQ O � Z Q ~ paQO O = NNO
0YJp Hp ~ J = a H � UQ 00 C9 LL
Of0 Zm LLJLd Z = wN
� WJU w - mJ pQ 0L� wOf ZO Nm p (n H � — NSW Y�Z QQz
O ?i Ld
M: � WCL = w — 0 � � �' QW LLJN Q > WWWZ00 Hz � � HW
U N H Q p N z W z } O N 0 F- w NQ N _ o Q N w g > 0 2 H
C) Or H m Oz_ m0 � W C9Q > LL� L� HgN m W O H �
Q Ld N � w LLJ � ~ w = Zm gmOU zX LL WN co > � Uwm
mH0 U 0L� WMH JQ
< MLL (n2 � L, N � 0 � Nw z0 �` W z 0m I Odwwo aaz � zO
wzON Q ~ apa LNL� O = U Z Of do UW O j- LLJ � V) 0 00m >
NC I N WzW I W pw JW W pJ � � > Q LL- W � WmWO' Z_ � UUO
W W W — H M w Z U Q O Y O H Z J I O w O O LL- Q Q W w
O W = U H = Z = H Q 2 w Z 0 W Q O of g W J N J O a � N = W )- d
aF- wQ M30RM oaQ > ama 0V) 3LLm0 aw zrV) � aom Uww F- QQ
rri 4 u i Co ao vi
^ N
F O
Z `.0 Q YO z ONr $3 LOLi
0 � a m Lj W d z LLJ Y Z Z En >
ULLI ?i W2 H N O NN N OZ WO
O 0 0 Y O L � OQ. Q. QWQLga-
LLI = p w 0 O N w H } W r- w O W Of O LLI LLI W N J
� ~ J = W ^ m QQ I w Jp � - HH = O UW
NW O Q J � a � H M = L� Q � ONN 2LLJLd m
�` > LL- HQ Z N J Ld
O JOO N O L` � zw � W ~ JHNQ0^J
Op = 0 NZ �j Q a- Q ~ _ 900 - Y O 2OQZw WN �
LVN = 0 W O W Q m 0 )- F- Ww Q L� 2 — WQCLJ
QU O m � Q = z Opp � m 0V) LLJ N ww33w2Um
a0 U zof 0
V) m w 0 � _ O' r Q J 0 W J N W W J A W N � 2 F- }W ~
W Ld 0 C9Ld Z = Q U U W HY WYd � Y � = NN H vN
`� > O w z Q = ~ _ � wr w � o g0Qaa0 z � � zpZNz
� W Nm_ = H LLI o O Z U Uri � = o3 0WOW
w
W N W W W Z N > = Z m Q J Q F- > ZQ ~ d Z Of Z a ?i 0 J m O W
X W O } Z Q W O Q Q p 0 y Q ~ H LLJ ad = W O O N J w
� > W Q Q = J m ~ �y m W O � QH = Q � pr2ZwgU ^ J
o ~ z � _ ~ Q z 0 wLLi Z z � z wN } N = W ~ ►�LLI ZL` zW0
� LLIQ O D U � O V J > C9 - O w0 QwWZOJ O � �jO0O �p �
LJZ
w = � Q = pJ N Z W W OU QU Halo LLIi� Q � ZUZQ � p
� OZ W m J Q � W W U Z_ W J 2 L� Q0 U
wO O Q = U U C92H 2 W } QUO N\ N
U LLI Q HN Z OF- w' m = L� wO Ld LWi - w ~
ON Z O WLLI —m, p J W Q W W = NL� H Z J H U N U
Q = = W w ?i = U > O JQ � W p � ZWXmUQ To > - wmJW
SOH O N mn N J H Q Q , Q m Z1 U � WNO` ~ o � � w � LQ � �
u w p
QLU
Q w N } Q p U
Z O ~ U a
oWC J z � ~Om � Q �
Z Q W Q p wU� 0
0 > W N W p N U
20
O Op LU ~- Z �
W N p LU m 0 a � �
U w O •
Z -
•
(n •
•
N p p v)
d O j w
00 z / Hib]V3 439UniSIGNn a Q `•
W U
LU
J v) v) -
V) a ;
w =
/11 !n fit• ' / ' '-
LJ I a •.� v ' Q
� o .i•:t. Z // �'M-mlrr,
I
� 0 3�a• 1 l \ �o' ►• J i
Lei Lu
p p m N
i N � Wo J goy
V)i LL Q L n U
U
rC
w
7 N
Q'
i
♦ ♦ _ LLI
♦ ♦ I Out
♦ ♦ m
/���� •• •e e` / 0 CO
LU
Z LL
Q Q'
a. W'
J C/)
Q ? '
W
LU p
m Z
2 <
p H p
m
} C) Z
� 0 �s
� OfZ W � W :
O UlH ~ s
a. LU Qom
� Om coLL
O <° =
Lu O H
Z z Z
J O
w
Ury
LLLI
L W \
pU \
02
Ory
J
W
Z
a.
r
Q
11�
'n LU0 * T
V LL W
Z pU
°OOf
� < z
00 Q
0
cn
J
W
Q
W
V JO
Z
V b}¢t i3�W'rpp�t IE
t �
1�
i
f
t
j
w
t
t
4 �
- I,I
I
I r�
{
_ I
71
w '
OJ �
H v
x Jy
W O
W LL
W
` z` O
„'
W y �,
,= r