HomeMy WebLinkAboutApplication APPLICATION_ FOR PRIMARY PLAT (or REPLAT) crz)
/Fee _$9280 plus$123 per lot(or 307 plus $123 per lot) q-7 1
DATE: May 18,2012* SAY 1 8 2012 Docket No.. CiO3 OI r
The undersigned agrees threonstruction, reconstruction, enlargement, relocation or alteration of
structure, or any change din the use of land or structures requested by this application will comply with,
and conform to, all applicable laws of the State of Indiana,and the"Zoning Ordinance of Carmel,Indiana
— 1980", adopted under the authority,of Acts of 1979, Public Law 178 Sec. 1, et. seq. General Assembly
of the State of Indiana,and all Acis amendatory thereto.
Name of Applicant: The Old Town Design Group,LLC Phone No.: See attached Exhibit`B"
Email: See attached Exhibit"B"
Address of Applicant: See attached Exhibit"B"
Name of Owner: See attached Exhibit"B" Phorie Number: See attached Exhibit`B"
Contact Person: Jon C. Dobosiewicz Phone: 317-844-0106
Fax: (317) 846-8782 Email: jon @nf-law.com
Contact Person Address: See Exhibit"B"
Name of Subdivision: Gray Oaks
Approximate Address/Location of Subdivision: 14412 Gray Road— approximately 24 acres on the west
side of Gray Road, %mile south of East 146th Street
Tax ID Parcel Number(s): 17-10-20-00-00-009.000
17-10-20-00-00-014.000
17-10-20-00-00-015.000
Legal Description: See attached Exhibit"A"
Area(in acres): 23.822 Number of Lots: 41
Length in miles of new streets to be dedicated to public use: 0.54 miles(2,856 feet)
Surveyor certifying plat: Trent Newport,Crossroads Engineers
Phone No.: See attached Exhibit"B"
Fax Number: See attached Exhibit"B" Email: See attached Exhibit"B"
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Gray Road-Primary Plat Application 091812
"Applicant"
The Old Town Design Group, LLC
�offet ,member t ‘11
� ^� Ep4 JEN NIFER APRIL BRANDI
Notary Public, State of Indiana
State of Indiana ) jNOTARy� c Hamilton County
ct: :ts
gEA� Commission #630014
SS: My.Commission Expires• / ,l October 05, 2019
County of �.�k`{ Nik ) //��"q,nN%%%
Before me, a Notary Public in and for said county and State, personally appeared Justin Moffett, a
member of The Old Town Design Group, LLC, an Indiana limited liability company, and acknowledged
the execution of the foregoing Primary Plat Application on behalf of such entity.
WITNESS my hand and Notarial Seal this 1 day of May,2012.
0 MA-4 YOrAc1L()
N. ary Pu.)c
Ailt Ve- A-p(t,1 &Vc J A
(Printed Signature)
My Commission Expires: 10 5 , l�(
My County of Residence: t IM 1 ''.'C{ \
Gray Road-Primary Plat Application 051812
EXHIBIT"A"
(Legal Description)
PART OF SECTION 20, TOWNSHIP 18 NORTH, RANGE 4 EAST IN HAMILTON
COUNTY,INDIANA,more particularly described as follows:
Commencing at the Northeast corner of Section 20, Township 18 North, Range 4 East; Thence
South 0 degree 15 minutes 46 seconds East, along the East line of said Section, a distance of
679.02 feet to the PLACE OF BEGINNING; Thence continuing South() 0 degree 15 minutes 46
seconds East, along the East line of said Section, a distance of 947.36 feet; Thence North 89
degrees 21 minutes 16 seconds West, a distance of 1326.25 feet to a point along the West line of
the East Half of Section 20; Thence North 00 degree 10 minutes 41 seconds West, along the
West line of the East Half of Section 20, a distance of 618.37 feet; Thence South 89 degrees 21
minutes 16 seconds East, a distance of 662.66 feet to a point along the East line of the West Half
of the Northeast Quarter of said Section; Thence North 00 degree 13 minutes 14 seconds West,
along the West Half of the Northeast Quarter of said Section, a distance of 328.97 feet; Thence
South 89 degrees 21 minutes 16 seconds East, a distance of 662.42 feet to the PLACE OF
BEGINNING.
CONTAINING 23.822 ACRES [1,037,676 SQ.FT.], more or less.
Gray Road-Primary Plat Application 05181?
•
EXHIBIT"B"
(CONTACT LIST)
1. Applicant: The Old Town Design Group,LLC
Attn: Justin Moffett
1132 S. Rangeline Road,Suite 200
Carmel,IN 46032
Phone: (317)966-2023
Email:justinmoffett @aol.com
2. Owner: The Old Town Design Group,LLC
Attn: Jeff Langston
1132 S. Rangeline Road,Suite 200
Carmel,IN 46032
Phone: (317) 626-8486
3. Owner: JLD Properties,LLC
12550 N. Shelbourne Road
Carmel,IN 46032
Phone: (317) 867-4444
4. Attorney/
Land Use Professional:
James E. Shinaver
Jon C. Dobosiewicz
Nelson&Frankenberger
3105 E. 98`x' Street, Suite 270
Indianapolis,IN 46280
Phone: (317)844-0106
Fax: (317) 846-8782
Email: iims@nf-law.com
Email: Jon @nf-law.com
5. Engineer: Crossroads Engineers,PC
Attn: Greg Ilko
3417 Sherman Dr.
Beach Grove, IN 46107
Phone: (317)780-1555
Fax: (317)780-6525
Email: gilko(iicrossroadengineers.com
Gay Road-Primary Plat Application 051812
Conn, Angelina V
From: Conn, Angelina V
Sent: Wednesday, May 23, 2012 1:25 PM
To: 'Jon Dobosiewicz'
Cc: 'Greg Ilko'; 'justinmoffett @aol.com'; 'Dustin Myers';Jim Shinaver
Subject: Review Comments for Gray Oaks Subd. (Docket No. 12050015 PP)
Attachments: RESIDENTIAL ARCHITECTURE DESIGN STANDARDS VER 2.pdf
Good afternoon,Jon- Please reply to each of the review comments for the primary plat via email or letter
correspondence by June 29. Additional review comments might be voiced at the June 20 TAC meeting.Thank you.
Preliminary Planning/Zoning Dept. review comments:
1. Please provide digital copies of any revised plans and applications.
2. Please provide copies of your correspondence with the TAC members and their correspondence with you.
3. Remember to include the Findings of Fact sheet in your informational packets to the Plan Commission.This
form can be found within the Primary Plat application.
4. Provide the filled out and notarized affidavit of notice of public hearing page of the application.
5. Provide the filled out Notice of Public Hearing page of the application.
6. Provide the filled out and notarized Public Notice Sign Placement affidavit page of the application.
7. Provide a copy of the Official List of Adjacent Property Owners from Hamilton County Auditor's Office.
8. Please add the docket number to the primary plat.
9. The side yard building setbacks will need BZA variance approval.
10. The aggregate of side yard building setbacks will need BZA variance approval.
11. The front yard building setback will need BZA variance approval.
12. The lot widths less than 100-ft will need BZA variance approval.
13. On Sheet 1,under Data Development Summary,please revise it to show that BZA variances will be needed for
lot width, front yard setback,aggregate of side yard,and side yard setback.
14. On the plat,please make reference to Zoning Ordinance Chapter 25 for accessory structure
setbacks/regulations.
15. Please provide a draft copy of any neighborhood Covenants&Restrictions.
16. Design&height info is needed for the entry sign.
17. Please submit a Utilities Map/Plan.
18. Please submit an Erosion Control Plan.
19. You will need to verify the street name of the east-west street with Bill Akers in the Communications Dept.
Stafford Place shows that street name as being Wellswood Bend or Alderbook Trail, instead of Gray Oaks
Drive.
20. Please provide a tree preservation plan to the City Forestry Dept.and to the Planning/Zoning Dept.
21. Please label the buffer yards and their widths on the plat.
22. Prepare an estimated construction cost to comply with the Thoroughfare Plan&Alternative Transportation
Plan; contact the Engineering Dept.for more details, at 571-2441.
23. Please add a 5-ft wide non access easement alongGray Rd (except for the entry).
RESIDENTIAL ARCHITECTURAL DESIGN STANDARDS
D RA
Intent
Structure and Design Standards and Provisions.
INTENT
The intent of these standards is to provide for high-quality, architecturally varied residential development
within the City of Carmel.
Its provisions require that all dwellings and neighborhoods,whether single-family, two-family, or
multifamily, be built to certain minimum standards.
STRUCTURE AND DESIGN STANDARDS AND PROVISIONS
Buildings shall maintain a consistent architectural style, in both form and trim,throughout. The
trim shall be present on all sides of the building, as appropriate.Appropriateness shall be defined
as utilizing features and forms that are considered typical to the chosen architectural style, and
shall be determined by staff review. All building elements are subject to the most current edition
of the Indiana Building Code.
A. SITE DESIGN
1. Buildings shall be designed and sited in such a way as to maximize solar gain and privacy.
2. Site design shall be context-sensitive with regards to existing natural features.
B. BUILDING SCALE/MASSING
1. Building character, scale, and mass shall be similar to existing buildings. This may be
accomplished through siting, setback, buffering, driveway location, height, and other
elements.
2. Dwellings shall not feature long, unbroken expanses of wall. This may be accomplished
by including the following features:
a. Variations in height and depth
b. Windows and door openings
c. Changes in roof line or height
d. Details and trim appropriate to the style and mass of the building
e. Use of different materials,textures, and material placement
f. Placement of landscaping materials and street furniture
g. Balconies, recessed entries, and covered porches
h. Bays and towers
3. All sides of the building shall have the same level of detail and material use.
C.WINDOWS
1. At least two windows shall be present on each façade,and each occupied level, as architecturally
appropriate. One window shall be permitted on half stories.
2. All windows, on all sides of the house, shall have trim as architecturally appropriate.
3. Windows shall be operable,to provide for cross-ventilation.
D. ENTRYWAYS
1. Entryways shall be clearly visible and shall be the dominant feature of the front facade, or the
side facade.
2. Porches shall be a minimum of six feet deep, and shall be provided where architecturally
appropriate.
6. Lintels and sills
7. Soldier coursing
8. Balustrades
9. Friezes, cornices,dentils, modillions, etc
10. Brackets
11. Shutters. If shutters are used, they should be appropriately scaled to the windows, and
be functional or appear to be functional.
2. Buildings with clapboard or similar facades shall have all openings trimmed with wood trim at
least 4"nominal width, and corners trimmed with wood at least 6"nominal width.
Z:\RESIDENTIAL ARCHITECTURE DESIGN STANDARDS VER 2 July 19, 2007.
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OWNER'S CONSENT
The undersigned, being the owner of the real estate illustrated in what is attached hereto
and incorporated herein by reference as Exhibit "A" (the "Real Estate") hereby authorizes The
Old Town Design Group, LLC (the "Applicant") along with its employees, engineers, land
planners, attorneys, attorney's employees and agents, as follows:
1. To file with the Plan Commission of the City of Carmel (the "Plan Commission")
an Board of Zoning Appeals of the City of Carmel (the "Board of Zoning
Appeals") with respect to the Real Estate, applications to obtain (i) Primary Plat
approval, (ii) Secondary Plat approval, (iii) Development Standards Variance
approval, and (iv) any other approvals that may be required or deemed necessary
by the Applicant to develop the Real Estate to allow a residential subdivision
(collectively the "Approvals");
2. To pursue the Approvals before the Plan Commission, any committees of the Plan
Commission and the Cannel Board of Zoning Appeals.
"Owner"
JLD Properties, LLC
/ 1 /
JUL 1 7 2012 nr,
Aqy
Jeff Mello
Ma aging Member
Date 7�G //Z-
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EXHIBIT A
(Property Map)
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JLD'Properties, LLC
Site Location.Map/Aerial Photograph
NELSON & FRANKENBERGER
A PROFESSIONAL CORPORATION
ATTORNEYS AT LAW
JAMES J.NELSON 3105 EAST 98TH STREET, SUITE 170 JANE B.MERRILL,
CHARLES D.FRANKENBERGER INDIANAPOLIS, INDIANA 46280 Of Counsel
JAMES E.SHINAVER
LAWRENCE J.KEMPER PHONE: 317-844-0106
JOHN B.FLATT FACSIMILE: 317-846-8782 JON C..00BOSIEWICZ,
FREDRIC LAWRENCE �LandZUse Professional
1_V 7
JAMES A.NICKLOY �°�
September 18, 2012 F?r/ RECE/V �
Angie Conn 4 Sip 8 cul?
City of Carmel .:.;. DOGS /
One Civic Square \gipF
Carmel, IN 46032 ®�6 p c
Re: Subdivision Waiver Application for Gray Oaks
Docket Number: 12070023 SW
Dear Angie:
Enclosed you will find a Subdivision Waiver Application for Gray Oaks. Our anticipated
schedule is as follows:
September 21 Notice Pubic hearing publication; mail and post sign
September 21 Provide Updated Information booklet for Subdivision Committee
October 2 Subdivision Committee
October 16 Plan Commission Public Hearing(request final action without returning to
Subdivision Committee)
Should you have any questions please do not hesitate to call.
Very truly yours,
NELSON & FRANKENBERGER, P.C.
Jon C. Dobosiewicz
Land Use Professional
Enclosure
Waiver Submittal-Ltr to AConn 091812
D,_ a N
,b 4 SUBDIVISION REGULATION WAIVER �,� ECE
REQUEST APPLICATION . SEP 19 r2
FEE: $928, plus $431.5 for each additional i. D0
Docket Number: 12070023 SW Date Received: . °�.,
Contact Person: James E. Shinaver and Jon Dobosiewicz Phone: 317-844-0106
Fax: (317) 846-8782 Email: jimsAnf-law.com: jon@nf-law.com
Address: See Exhibit A
PROJECT NAME: Gray Oaks
PROJECT ADDRESS: 14412 Gray Road — approximately 24 acres on the west side of Gray
Road, '/ mile south of East 146th Street
APPLICANT NAME: The Old Town Design Group, LLC
ADDRESS: See Exhibit A
PHONE: See Exhibit A FAX: See Exhibit A '
Section(Section Number,Page, Item) of Subdivision Control Ordinance for which waiver is being
requested:
Subdivision Control Ordinance (the "SCO") Section 6.03.19 regarding Access to Arterials,
Parkways and Collectors and SCO Section 6.05.07.
State explanation of why waiver is being requested:
The applicant requests Subdivision Waiver approval from (i) SCO Section 6.03.19 to permit lots
designed so they are located within two-hundred(200) feet of an arterial(Gray Road) and (ii) SCO
Section 6.05.07 to allow homes on lots adjacent to an arterial (Gray Road) to face the internal
street from which they gain access.
State reasons supporting waiver request:
To provide for a greater visual connection to interior streets and more project open space interior
to the neighborhood the Applicant plans homes with consistent design standards including larger
front porches, reduced front yard setbacks and the orientation of homes to front interior streets.
The proposed plan provides for significant landscaping and public amenities which will have a
positive impact on the Gray Road streetscape and little, if any, impact on surrounding properties.
Present zoning: R-1 Residential
"Owner/Applicant"
The Old Town Design Group, LLC
•By: r 4 A , rLILA
.ustin Mo 'ett,. pi er
Waive'Application 091412
EXHIBIT"A"
(CONTACT LIST)
1. Applicant: The Old Town Design.Group,LLC
Attn: Justin Moffett
1132 S. Rangeline Road,Suite 200
Carmel,IN 46032
Phone: (317)966-2023
Email:justinmoffett(&,aol.com
2. Owner: The Old Town Design Group,LLC
Attn: Jeff Langston
1132 S. Rangeline Road,Suite 200
Carmel,IN 46032
Phone: (317)626-8486
3. Owner: JLD Properties,LLC
12550 N. Shelbourne Road
Carmel, IN 46032
Phone: (317) 867-4444
4. Attorney/
Land Use Professional:
James E. Shinaver
Jon C. Dobosiewicz
Nelson&Frankenberger
3105 E. 98th Street, Suite 270
Indianapolis,IN 46280
Phone: (317) 844-0106
Fax: (317) 846-8782
Email: jims@nf-law.com
Email: Jon a,nf-law.cor
5. Engineer: Crossroads Engineers, PC
Attn: Greg Ilko
3417 Sherman Dr.
Beach Grove,IN 46107
Phone: (317)780-1555
Fax: (317)780-6525
Email: gilko(&,,crossroadengineers.com
Waiver Application 091412
SUBDIVISION WAIVER
FINDINGS OF FACT
CARMEL PLAN COMMISSION
Carmel,Indiana
Docket Number: 12070023 SW Name of Subdivision: Gray Oaks
Petitioner: The Old Town Design Group, LLC
Subdivision Control Ordinance Varied from: Section 6.03.19 — Access to Arterials and Section
6.05.07—Houses required to face arterial street.
Brief Description of Waiver: The applicant requests Subdivision Waiver approval to (i) permit
lots designed so they are located within two-hundred (200) feet of an arterial (Gray Road) and (ii)
allow homes on lots adjacent to an arterial (Gray Road) to face the internal street from which they
gain access.
In deciding whether or not the applicant has presented sufficient proof to permit the granting of a
waiver, the Plan Commission should consider the following:
- The grant of a waiver will not be injurious to the public health, safety, morals and general
welfare of the community.
- The use and value of area adjacent to the property included in the proposed plat will not
be affected in a substantially adverse manner.
- The need for the waiver arises from some condition peculiar to the property and such
condition is not due to the general conditions of the neighborhood.
- The strict application of terms of the ordinance to the property will constitute an unusual
and unnecessary hardship if applied to the property for which the waiver is sought.
- The grant of the waiver does not interfere substantially with the Comprehensive Plan.
Based upon all the evidence presented by the Petitioner I approve the requested Subdivision
Waiver.
I hereby disapprove of the Primary Plat as submitted with the following reasons:
1.
2.
3.
DATED THIS DAY OF , 2012.
Commission Member
Gray Road-FOE-Waiver 091412
CITY OF CARMEL SUBDIVISION CONTROL ORDINANCE
3. Residential Streets:one hundred fifty(150) feet
4. Cul-de-sac: one hundred(100)feet
6.03.16 Between reversed curves on streets, there shall be a tangent of not less than one hundred (100)feet on streets with a
right-of-way greater than fifty(50)feet. The minimum tangent shall be fifty(50)feet on streets with a right-of-way of
fifty(50)feet or less and that are 1250 feet or more in length from intersection to intersection or from intersection to the
center point of the circle terminating a cul-de-sac or cul-de',loop. There shall be no minimum tangent on streets with a
right-of-way of fifty(50)feet or less and that are less than 1250 feet in length.
6.03.17 Maximum Grades for streets shall be as follows:
1. Arterial Streets: not greater than six percent(6%).
2. Feeder and Residential Streets and Alleys: not greater than eight percent(8%).
3. Cul-de-sac within the turning area:not greater than three percent(3%).
6.03.18 Minimum street grade shall be 0.50 percent(%2%).
6.03.19 Access to Arterials,Parkways,and Collectors.. Where the Subdivision abuts or contains a major arterial, parkway,or
collector as designated in the thoroughfare section of the Comprehensive Plan, the Commission shall require that
measures be taken to reduce the impact of heavy traffic on the residential lots fronting upon such a thoroughfare,and to
afford separation of'through and local traffic, through one Of the following means:
I. By providing vehicular access to such lots by means of a Frontage Place separated from the thoroughfare right-
of-way by a planting strip at least twenty(20)feet in width and connecting therewith at infrequent intervals.
2. By providing vehicular access to such lots by means of a residential Alley running along the rear lot lines of the
lots to be served and with vehicular access to such lots from the thoroughfare prohibited by means of a non-
access easement at least five(5) feet in width running alongside the thoroughfare right-of-way.
3. By designing lots having access only from a parallel local street or cul-de-sac,and with vehicular access to such
lots from the thoroughfare prohibited by means ofa non-access easement at least five(5)feet in width running
alongside the thoroughfare.
4. By designing lots so they are located not less than two-hundred(200) feet from a major arterial, parkway,or
collector thoroughfare and in compliance with section 7.06 of the Subdivision Control Ordinance,pertaining to
Standards for Natural Open Space.
The recommendation of the most appropriate method of accomplishing the desired purpose in a specific instance shall be
made by the developer and the final decision made by the Commission after giving consideration to topography and other
physical conditions,the character of existing and contemplated development in the subdivision and its surroundings,and
other pertinent factors.
6.03.20 There shall be no private streets platted in any residential subdivision and every residential subdivided property shall be
served from a publicly dedicated street. Streets in commercial or industrial subdivisions shall be reviewed so that proper
provisions are made for maintenance and access. A petition for public dedication of private streets at some future time
shall not be granted until said streets are upgraded to the then-cun-ent specifications and standards for like public streets,
with the upgrading cost to be borne by the petitioners. A waiver to allow private streets shall be considered only if the
following criteria are met:
I. Street must offer no feasible"through" links for the surrounding transportation network and function as a
local street.
2. Street may not utilize hammerhead street design.
3. Street can not obstruct any future connections identified on the Thoroughfare Plan.
4. Auxiliary lanes(acceleration/deceleration lanes and passing blister)must be provided at the entrance to
the street.
5. All interior street improvements must be designed and installed according to City standards; including
right-of-way width,storm drainage,curb and gutter,pavement widths,sub-surface drains,sidewalks,and
Chapter 6: Standards of Design
6-3
as amended per Z-318; Z-329; Z-370-02;Z-445-04:Z-457-04:Z-486-06; Z-530-09
Summer 2009 v I
•
CITY OF CARMEL SUBDIVISION CONTROL ORDINANCE
6.05.06 Wherever possible, planned and coordinated commercial and industrial complexes, based upon sound development
standards,should be designed in contrast to the platting of lots for individual commercial and industrial uses.
6.05.07 Where lots are located adjacent to arterial,parkway,or collector streets as designated in the thoroughfare section of the
Comprehensive Plan,dwellings on such lots shall face sucli thoroughfares.
6.05.08 Perimeter Lots. When perimeter lots within qualifying Subdivisions, as described in Chapter 7, abut an existing
subdivision,they shall comply with one or more of the following requirements:
a. They shall match the minimum lot area, width and setback requirements that applied to. the adjoining
subdivision(s),or;
b. They shall be separated from adjoining subdivisionIs through use of project open space,as defined in Chapter 7.
6.06 Easements.
6.06.01 Where alleys are not provided,easements for utilities shall be provided. Such easements shall have minimum widths of
twenty(20)feet and where located along lot lines,one-half of the width shall be taken from each lot. Lots on the outside
perimeter of a subdivision, where lots do not abut anotherlsubdivision, shall provide an easement fifteen (15)feet in
width. Before determining the location of easements the plan shall be discussed with the local public utility companies to
assure their proper placing for the installation of such services.
6.06.02 Where a proposed subdivision is traversed by any stream, watercourse, or drainageway, the subdivider shall make
adequate provision for the proper drainage of surface water,including the provision of easements along such streams,
watercourses,and drainageways,in accordance with the standards established by the City.
6.06.03 Utility easements in private rights-of-way or in common %Ise recreation areas may be constructed in any easements,
except in a drainage easement where they would cause anl obstruction to a watercourse or to a flow of water.Fences
located in easements are subject to removal by persons properly authorized to use said easement.
6.07 Building Setback Lines.
Building setback lines shall be as provided in the Zoning Ordinance. Vision clearance shall be shown as required by the Zoning
Ordinance where front yards do not provide same.
•
Chapter 6: Standards of Design
6-7
as amended per Z-318; Z-329;Z-370-02;Z-445-04;Z-457-04;Z-486-06;Z-530-09
Summer 2009 v I
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