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Home My WebLink About1000-102.-3-1PLANNING BOARD MEMBERS JERILYN B. WOODHOUSE Chair KENNETH L, EDWARDS MARTIN H. SIDOR GEORGE D. SOLOMON JOSEPH L. TOWNSEND MAILING ADDRESS: P.O. Box 1179 Southold, NY 11971 OFFICE LOCATION: Town Hall Annex 54375 State Route 25 (cot. Main Rd. & Youngs Ave.) Southold, NY Telephone: 631 765-1938 ,OW O OUT.O', From: Amy Ford, Senior Planner.~ MAR Date: March 20, 2006 . Re: Proposed Site Plan f6~ Rich's Auto Body 29950 Main Road, Cutchogue, NY SCTIvI# 1000-102-3-1 Zone: R-40 District The applicant proposes the new construction of a 1759 sq. ft. bnilding, existing office building of 1,620 sq. ft., existing auto repair of 130 sq. ft. on a 37,428 sq. ft. parcel in the R-40 Zone located on the S/S/O NYS 25 at the S/W intersection of NYS 25 and Fleets Neck Road also known as 29950 Main Road in C. utehogue. The proposed acdon has been reviewed to Chapter 95, Waterfront Consistency Review of the Town of Southold Town Code and the Local Waterfront RevitaliTation Program (LWRP) Policy Standards. Based upon the information provided on the LWRP Consistency Assessroent Form submitted to this department as well as the records available to roe, it is my determination that the proposed acdon is generally CONSISTENT with the Policy Standards and therefore is CONSISTENT with the LWRP provided that the following standard best roanagement practices are implemented. Pursuant to Chapter 95, the Planning Board shall consider this recommendation in preparing its written determination regarding the consistency of the proposed action. Policy 3. Enhance visual quality and protect scenic resources throughout the Town of Southold. The proposed action is located south of State Road 25, a New York Scenic Byway. The applicant is proposing replacing the existing pavement between the property line and the curb line along S.tl. 25 with grass and/or low shrubs to further Policy 3 and sub-policies. PoNcy 5. Protect and improve water quality and supply in the Town of Southold. To further Policy 5, and protect and improve the water quality and supply in the area, consider the following: i. Encourage the use of appropriate grass varieties (e3. sun tolerant vs. shade tolerant). PLANNING BOARD MEMBERS JERILYN B. WOODHOUSE Chair KENNETH L. EDWARDS MARTIN H. SIDOR GEORGE D. SOLOMON JOSEPH L. TOWNSEND MEMORANDUM PLANNING BOARD OFFICE TOWN OF SOUTHOLD MAILING ADDRESS: P.O. Box 1179 Southold, NY 11971 OFFICE LOCATION: Town Hall Annex 54375 State Route 25 (cor. Main Rd, & Youngs Ave.) Southold, N-Y Telephone: 631 765-1938 Fax: 631 765-3136 Date: January 19, 2006 To: Mark Terry, LWRP Coordinator From: Bruno Semon, Senior Site Plan Reviewer,/~,~ Re: Rich"s Auto Body 29950 NYS Road, Cutchogue SCTM# 1000-102-3-1 Status: New revised site plan. In reference to the above, attached you will find a revised site plan and the Town ZBA Appeal Number 5759. You were sent the LWRP form and EAF on November 18, 2005. The Site Plan reflects the current proposed build out of this site. Please review for comments, concerns and submission of your consistency report to the Planning Board for review. This site plan is for new construction of a 1759 sq.ft, auto repair building, existing office building of 1,620 sq.ft., existing auto repair of 130 sq.ft, on 37,426 sq.ff, parcel in the R- 40 zone located on the s/s/o NYS 25 at the s/w intersection of NYS 25 and Fleets Neck Road in Cutchogue. SCTM#(s) 1000-102.-3-1 Site plan enclosed is for your records and does not need to be returned to the Planning Board. Thank you in advance. cc: file Enc.: 1 Site plan date received 01/13/06 PLANNING BOARD MEMBERS JERILYN B. WOODHOUSE Chair WILLIAM J. CREMERS KENNETH L. EDWARDS MARTIN H. SIDOR GEORGE D. SOLOMON PLANNING BOARD OFFICE TOWN OF SOUTHOLD MEMORANDUM MAILING ADDRESS: P.O. Box 1179 Southold, NY 11971 OFFICE LOCATION: Town Hall Annex 54375 State Route 25 (cor. Main Rd. & Youngs Ave.) Southold, NY Telephone: 631 765-1938 Fax: 631 765-3136 Date: November 18, 2005 To: From: Re: Southold Town Zoning Board of Appeals Southold Town Building Department Southold Town Clerk for Southold Town Board Josh Horton, Southold Town Supervisor Southold Town Board of Trustees Southold Town Engineer Mark Terry, Local Water Revitalization Program Coordinator Suffolk County Department of Health Services New York State Department of Transportation Suffolk County Water Authority Suffolk County Planning Department Architectural Review Committee Bruno Semon, Senior Site Plan Reviewer/~.~ Agency Referral requests required under Southold Town Code Article XXV 100-254 Review Procedure part C the Planning Board refers this site plan for concerns, comments and Jurisdiction requirements if applicable. Attached is a copy of the following New Active Site Plan application for your review: Rich's Auto Body 29950 Main Road, Cutchogue SCTM# 1000-102-3-1 This site plan is for new construction of a 1,759 sq.ft, auto repair building, existing office building of 597 sq.ft., existing auto repair of 1,620 sq.ft., two existing sheds of 210 sq.ft. and an existing tent of 906 sq.ft, on a 37,428 sq.ft, parcel in the R-40 located on the s/s/o NYS 25 at the s/w intersection of NYS 25 and Fleets Neck Road in Cutchogue. Thank you in advance. attachment TOWI~ OF SOUTHOLD PLANNII~.~i BOARD SITE PLAN APPLICATION SECTION A: Site Plan Name and Location Application Date: ~ / Site Plan Name= -~, ¢ ~ ~0~0 t Suffolk Coun~ Tax Map glO00- Other SCTM #s: ~. Street Address: 2qq 59 ~ a~ ~, Hamlet: Di~t'ance to n~arest inter~ectiisn: ~ SI rAJ CoC, -~--~'~- Type of Site Plan: ~New Amended If Amended, last approval date: / /-- Residential SECTION B: Owners/Agent Contact Information Please list name, mailing address, and phone number for the people below: Prope~y Owner ~C? ~ -~,po~,~ ~ Ct_~ City ~ ~~1 State.~ 7 Zip~ Home Telephone ~7~- ~ Other Applicant Street City Home Telephone State Zip Other Applicant's Agent or Representative: Contact Person(s)* Street Office Telephone&~) ~fi~.C~ *Unless otherwise requested, correspondence will be sent only to tt{e contact person noted here. State ~ ~-:~ Other Page 2 of 3 SECTION C: Site Data Proposed construction type: __ Property total acreage or square footage: Site acreage or square footage: ~ ac./sq, ft. t~ Plan build-out Modification of Existing Structure Agricultural e of use ac./sq, ft. ~Tt~.~ ~;.~c. rtmov ) Is there an existing or proposed Sale of Development Rights on the property? Yes __ If yes, explain: Property Zoning District(s)~ '~ t~o Building Department Notice of Disapproval Date: Is an applicatiOn to the Southold Town Zoning Board of Appeals required? Yes . . If yes, have you submitted an application to the ZBA? Yes 5( No If yes, attach a copy of the application packet. No__ Show all uses proposed and existing. Indicate which building will have which use. If more then one use is proposed per building, indicate square footage of floor area per use. List all existing property uses:(5) List all proposed property uses: ,Sa. rne_~ cotl~ f'~o¢ecl o._0~o 5oJ~..g Other accessory uses: Existing lot coverage: ) [g) % Proposed lot coverage: !~ % Gross floor area of existing structure(s): ~_~_sq. fi. Gross floor area of proposed structure(s): t'Tffq Parking Space Data: # of existing spaces: # of proposed spaces: -'~D Loading Berth: Yes No ~( Landscaping Details: Existing landscape coverage: % Proposed landscape coverage: % Waterfront Data: Is this property within 500" of a wetland area? Yes __ No ~ If yes explain: I, the undersigned, certify that all the above information is true. SignatureofPreparer: ~3~e%ccC'~f~C_~X~)/~.0_~~ Date: - 3 of 3 PLANNING BOARD MEMBERS JERILYN B. WOODHOUSE Chair KENNETH L. EDWARDS MARTIN H. SIDOR GEORGE D. SOLOMON JOSEPH L. TOWNSEND MEMORANDUM PLANNING BOARD OFFICE TOWN OF SOUTHOLD MAILING ADDRESS: P.O. Box 1179 Southold, NY 11971 OFFICE LOCATION: Town Hall Annex 54375 State Route 25 (cor. Main Rd, & Youngs Ave.) Southold, NY Telephone: 631 765-1938 Fax: 631 765-3136 Date: January 19, 2006 To: From: Mark Terry, LWRP Coordinator Bruno Semon, Senior Site Plan Reviewer,//l~-- Re: Rich"s Auto Body 29950 NYS Road, Cutchogue SCTM# 1000-102-3-1 Status: New revised site plan. In reference to the above, attached you will find a revised site plan and the Town ZBA Appeal Number 5759. You were sent the LWRP form and EAF on November 18, 2005. The Site Plan reflects the current proposed build out of this site. Please review for comments, concerns and submission of your consistency report to the Planning Board for review. This site plan is for new construction of a 1759 sq.ft, auto repair building, existing office building of 1,620 sq.ft., existing auto repair of 130 sq.ft, on 37,428 sq.ft, parcel in the R- 40 zone located on the s/s/o NYS 25 at the s/w intersection of NYS 25 and Fleets Neck Road in Cutchogue. SCTM#(s) 1000-102.-3-1 Site plan enclosed is for your records and does not need to be returned to the Planning Board. Thank you in advance. cc: file Enc.: 1 Site plan date received 01/13/06 APPE.'\LS BOARD MEMBERS Ruth D Oliva, Chanwoman Ge~ad Pt Goehlinget Vincent Ch lanch~ James Dinizio, h. Michael A. Simon http://southoldtown.nolth fork.net BOARD OF APPEALS TOWN OF SOUTHOLD Sottlhoid Tov~n llall '~ 53095 Nlam Road . P.O Box 117c~'fL' Sot,hold, NY 11971-0959 Office I.ocation: Town Annex/Filst Floor. North For k Bank 54375 Main Road (a Ytt gs :X e t~ ,i: DEC 30 2005 Tel. (631) 765-1809 · Fax (631) 765-9064 FINDINGS, DELIBERATIONS AND DETERMINATION MEETING OF DECEMBER 27, 2005 ZB File No. 5759 - RQA (Rich's Auto Body) and Richard Bozsnyak .. Property Location: 29950 Main Road and Pequash Avenue, Cutchogue CTM 102-3-1 SEQRA DETERMINATION: The Zoning Board of Appeals has visited the property under consideration in this application and determines that this review falls under the Type II category of the State's List of Actions, without an adverse effect on the environment if the project is implemented as planned. BASIS OF APPLICATION: Building Inspector's May 26, 2005 Notice of Disapproval concerning a permit to construct a new building, as part of an existing auto body shop. The reason stated in the Notice of Disapproval is that a new building on this nonconforming 37,447 square foot lot, in this R-40 Low-Density Residential Zone District, is not a permitted use, citing Section 100-241A which reads, "nonconforming uses shall not be enlarged altered, extended, reconstructed or restored or placed on a different portion of the lot or parcel of land occupied by such use on the effective date of this chapter, nor shall any external evidence of such use be increased by any means whatsoever." PROPERTY FACTS: The applicant's 37,447 square foot parcel has 208.17 feet along the south side of NYS Route 25 (Main Road), and 200 feet along the west side of Pequash Avenue, in Cutchogue. The property is improved with a single-story 597 sq. ft. building rented by a real estate office, a single-story concrete block building occupied by the applicant's auto body repair service business, two detached storage sheds, and temporary canvas tent (portable structure), as shown on the August 3, 2004 survey, revised October 12, 2004 by John C. Ehlers, L.S. FINDINGS OF FACT The applicant's business is located in the main building consisting of 1620 sq. ft. (36' x 48') of enclosed floor space, and constructed of cinder block and wood. The applicant rented the building and most of the lot since about 1988 (15 years) with a tenant liability policy as a garage man (auto body repair business) until 2004. The property was re-zoned by the Town during 1989 from business to Residential R-40, while the applicant continued the nonconforming business occupancy; the real estate office nonconforming use also continued until the present time. On 10/25/04, the applicant purchased the premises and changed and expanded the insurance plan from tenant's liability to owner liability. In January 2005 the applicant received written notice from the insurance company regarding safety equipment and other requirements related to the auto body repair business activities and buildings to be insured. The installation of a new spray booth was required and is within one of the front bays of the main building. Other changes were requested by the insurance company, such as cleaning up of the parking area, walkways, and stairway clearances) for continued liability coverage, which has been completed by the applicant. The applicant proposes to relocate two out of the five existing work bays from the existing 1620 sq. ft., one-story building (36 ft. x 45 ft. building size), and not using a third bay In the front of the building. The applicant also proposes to discontinue a large area used outdoors close to the main building for auto body repairs, and to remove the temporary, portable structure. The remaining two work bays located at the rear of the main building will continue, and the front access to the work areas will be blocked off to relocate access for vehicles from the rear. ZBA File No. 5759- RQA and R Bozsynak C'M 102-3-1 As a result of the required purchase of the self-contained metal spray booth and mandates of the insurance industry, the applicant proposes to move the auto-body repair activities (from two front bays) into a proposed 36.5' x 48.2' metal building as a separate structure, 16.5 feet from the westerly lot line, and 52 feet south of NYS Route 25 (Main Road). The new building will be 37 feet away from the main service building, and larger in floor area and height than the main service building. The new construction would provide additional dry space related to the applicant's auto body and paint spraying activities, and would increase productivity and efficiency, while having an economic benefit that would allow the business to continue with the increased costs of operations. The spray booth is a very large unit which takes up the floor area of at least one bay. The spray booth is a dry use and must be enclosed within a building, meeting strict standards for fire, emissions, OSHA, and other mandated requirements. The emissions will be about 99% covered, whereas recently it has been going up through the chimney and outdoors. The air will be drawn into a filtering system and converted into a solid compound, which will then be disposed of properly, as opposed to the present containment system. As the paint is sprayed, the air blows onto the floor and is filtered to keep the environments contained before going into the exhaust and outside. The applicant already purchased a new 1759 sq. ft. pre-cut, metal building to keep costs down and planned to move ahead with construction as soon as possible. In the interim the applicant placed a 900+- sq. ft. temporary, canvas structure (tent) to keep the business-related activities moving, while applying for permits to erect the new building. The 1759 square foot size of the new building, as requested by applicant, is a 72% increase of the existing total building floor area of 2,427+- square feet at the site now (1620, 597, 80, 130 = 2427+- sq. ft.), exclusive of the temporary portable tent area to be removed. The Building Inspector's Notice of Disapproval cites Section 100-241A pertaining to a new building proposed for a nonconforming use, citing the reason that an auto body shop is not a permitted use in this R-40 Residential Zone District. Under the circumstances and the fact that the existing business uses have continued for many years, the property does not qualify for a use variance under Section 100-24'1. The Board recognizes the difficulties created as a result of new insurance standards and laws, and addresses area variance relief under Section 100-243 of the Zoning Code, providing for floor area expansion for the applicant's nonconforming business. Zoning Code § 100-243 reads as follows: A. A nonconforming building containing a nonconforming use shall not be enlarged, reconstructed or structurally altered or moved, except as set forth below, unless the use of such building is changed to a conforming use. (1) Nonresidential uses: (a) Nothing in this article shall be deemed to prevent the remodeling, reconstruction or enlargement of a nonconforming conforming nonresidential building with a nonconforming nonresidential use or construction of an addition to existing buildings or additional building on the premises, so long as said increase in size of the buildings created by enlargement Of the existing buildings or structures or by the construction of a new and separate building or structure does not result In alt increase In the overall building footprint(s) of more than 15%, except that said increase shall not exceed the applicable maximum lot coverage. In addition, all other setback and area requirements shall apply. (b) Nothing in this article shall be deemed to prevent the remodeling, reconstruction or enlargement of a nonconforming conforming nonresidential building with a nonconforming use or construction of an addition to existlna buildino~s) additional buildinq on the premises, so long as said increase in size of the building(s) created bv enlamement of fit.- existing buildings or structures or by the construction of a new and separate building or structure does not result In increase in the overall buildintq footprint(s) of more than 30%, except that said increase shall not exceed the aDollcal=!- maximum lot coverage~ and all other setback and area requirements shall applV, provided that the followlnq site rem~r!!~f!~)n measures, in full or in part, as shall be determined by the Planninq Board within its sole discretion, are Included as essential element of the aforesaid expansion: [1] Substantial enhancement ofthe overall site landscaping and/or natural vegetation. [2] Emnlovment of best visual practices by upgrades to existln.q building facades and/or design of new bulldlnl~s and/or additions to existing build n_~s which accurately or more accurately depict the historic and/or existlnR rural character of immediate and nearby neighborhood(s). (emphasis underline added) AREA VARIANCE RELIEF: The applicant's request for a 72% increase of floor area, or 1759 square feet of new building floor area, Is very substantial in relation to non-permitted uses and the code's limitations on nonconforming uses In nonconforming buildings. The property does not qualify for a use variance under Section 100-241, based on the standards set In New Zti~A r-,~,'e No 5759 - RQA ~and R B~,zsymlk ~ CtI'M 102~3-1 York Town Law, and circumstances with the present and continuous uses at the site, by the applicant's business and by the tenant's business. This residentially-zoned parcel is occupied by established businesses and improved and maintained over the years as nonconforming uses, one building used continuously as a real estate office for many years. Under Section 100-243 of the Zoning Code, thirty (30%) percent limitation of the floor area is allowable based on the existing buildings containing a total building floor area of 2427+- square feet. A 30 percent increase under 100-243 would permit 728 additional square feet, for a total building floor area of 3155+- square feet by code. Granting alternate relief to permit modified building areas with an increase of 25% over the code limitation in Sectior~ 100-243, as a nonconforming automobile repair shop that has existed for many years, will not adversely affect the character of this otherwise residential. Granting an alternative for an additional 25% of the existing building floor area for enclosed work activities related only' to the applicant's auto body paint/repair service behind the main building is substantial. The building addition, in lieu of a separate building, is more in conformity with the zoning requirements, without splitting the main business into two buildings, and also will move the work done out of view of the public and safe for not only the employees but also for residents and others active in the neighborhood. It is noted that interior portions, previously occupied by one of the bays, in the main building(s), may be used for enclosed storage of parts and auto repair accessories. Storage areas are not required to be in a separate, new' accessory building by insurance or other standards. Another option that may be considered would be to convert the second nonconforming use on the property occupie(I as a real estate sales office for storage and other minor business uses related to storage or areas related to the auto body repair business. The applicant does not wish to eliminate the real estate office rental for the reason that it would discontinue a rental income. In considering Section 100-243, it is further determined that: a) The alternative relief will result in a maximum lot coverage at less than the code limitation of 20%; b) The construction of an addition to the existing main building will result in an increase of 30% of the building! footprint size of the main building, and less than 30% of the overall usage and building areas that exist; c) The alternative relief for increased floor area, as an addition to the main building, shall be designed to be in conformity with all setback and area requirements of the code. d) Proper screening will apply, with other provisions for parking and related site remediation measures, in full or in part, as an essential element of the aforesaid expansion as provided by Section 100-243. POSSIBLE REASONS: On the basis of testimony presented, materials submitted and personal inspections, the Board makes the following findings: '1. Grant of alternative relief, with a maximum increase of 25 percent over the code allowances under Section 100-243~ will not produce an undesirable change in the character of the neighborhood or a detriment to nearby properties, and will be in more conformity with the code, as well as access, on-site circulation, setback and area requirements. The applicant is requesting 42% (30% plus 42%, or 72% overall), a substantial increase, proposing an increased 1,759 square feet related to the existing nonconforming repair business use in a separate (third) building to be occupied. The alternative granted herein is more in conformity with the code than that requested by the applicant, although a variance under Section 100-243 at 25% over the code's 30% limitation is substantial, with a 55% overall allowance of increased floor area. Conditions are placed in this variance for adequate screening, and other provisions for parking and related site remediation measures, in full or in part, as an essential element of the aforesaid expansion as provided by Section 100-243. Conditions have been placed to mitigate areas of concern as it related to the increased floor area and changes at the site. The alternative variance will allow a substantial amount of increased floor area, assisting with applicant's goals for more productivity, safety, efficiency, and storage areas for the existing nonconforming auto body operations. 2. The benefit sought by the applicant cannot be achieved by some method before the Zoning Board of Appeals, feasible for the applicant to pursue, other than an area variance. The difficulties are unique inasmuch as the current business uses have been in existence since the district was rezoned as residential and the owner wishes to continus File No. 5759 RQA and R Bozsynak / E'~M 102-3-, ~'~_¢ ; this use while complying with the regulations and standards related to safety, emission control, more productivity and efficiency, OSHA, improvements, and other criteria as an auto body repair business. 3. The relief granted herein is very substantial, resulting in a 30% increase of the existing building floor areas under Section 100-243, plus grant of an additional 25% increase, or 55% overall increase, without an increase the number of tenants or increase of the number of existing business uses on the property. 4. The difficulty is related to the standards and insurance regulations for one of the two existing nonconforming businesses, as a result of the re-zoning of the property in 1989 and current residential zoning limitations of the entire site, with nonconforming building locations. 5. No evidence has been submitted to suggest that a variance in this residential community will have an adverse impact on the physical or environmental conditions in the neighborhood. 6. Grant of alternative relief is the maximum the Board will approve at 25% over the 30% code allowance provided by 100-243. The alternative relief is the minimum action necessary and adequate to enable the applicant to enjoy the benefit related to the nonconforming uses on the property, while preserving and protecting the character of the neighborhood and the health, safety and welfare of the community. Recommended Action/Conditions: RESOLUTION OF THE BOARD: In considering all of the above factors and applying the balancing test under New York Town Law 267-B, motion was offered by Chairwoman Oliva, seconded by Member Orlando, and duly carried, to DENY the application as applied for, and that under the circumstances and the fact that the existing business uses have continued for many years, the property does not qualify for a use variance under Section 100-241, and to GRANT Alternate Relief under Section 100-243, permitting a 25% increase of floor area to be added at the rear of the principal building occupied by the applicant's repair business, subject to the following conditions: 1) That adequate screening with 6 ft. (minimum height) evergreen or similar plantings shall be placed along the east, west, and south sides of the property, except that the northerly front yard shall remain open and unobstructed for visibility purposes related to the nearby street intersection, and except for handicap parking or alternative parking determined by the Planning Board under the site plan review process. 2) No automobiles for service or repairs shall be placed in front of the building along NYS Route 25 (a/k/a Main Road). 3) Used car sales as a principal nonconforming use is not permitted in this R-40 Residential Zone District. Two principal business uses already exist at the property, and no other use is permitted to continue, other than real estate office use and/or auto body paint/repair service use. 4) In an R-40 Residential Zone District, only one use may be authorized on 40,000 square feet of land area. With the alternative relief granted herein, the floor area may be increased to a maximum of 25 percent for the existing nonconforming auto-body paint/repair business, with continued use of the real estate office business use, without an additional third use (business or residential). No outdoor display or sales of used cars is permitted as a principal nonconforming use. 5) Prior to change or transfer of a nonconforming business use of the building(s) or property, the owner must apply to the Zoning Board of Appeals for transfer of this alternative relief for occupancy of the future nonconforming activities. 6) The temporary tent-type structure shall be removed within 18 months of this determination. 7) The Zoning Board of Appeals reserves the right to Inspect the property for the purposes of ZBA, ,eNo. 5759-RQAandR Bozsynak ,' ~'TM 102-3 1 ¢ compliance with the above conditions and review of screening. This action does not authorize or condone any current or future use, setback or other feature of the subject property' that may violate the Zoning Code, other than such uses, setbacks and other features as are expressly addressed in this action. Vote of the Board: Ayes: Members Oliva (Chairwoman), Orlando, Goehringer, Dinizio, and Simon. This Resolution was adopted by unanimous vote (5-0). Ruth D. Oliva, Chairwoman 12/~/05 Approved for Filing ZONE R40 PROPERTY OWNED BY; JOHN F, DAWSON 8:[ CROWS CREEK RD. P~rTSBORO, NC 27312 ZONE R40 PROPERTY OWNED BY; BARBARA JOAN LUTZ P.O. BOX 389 CUTCHOGUE, NY 11935 PARKING 9'x19' MIN. GRAVEL DPdVEWAY o~l~, ~ ,,, (EX~ST[NG) .... 36.5' PROPOSED BUILDING 4-BAY 21.701' PORTABLE BLDG, ON CONC. SLAB tTO BE REMOVEE [ 21.70I' EXISTING 1 STY. CONC. BLK. BLDG. REPAIR 4-BAY ASPHALT 68.2' BAY ENTRANCE GRAVEL D~VEWAY (EX~STI~G) (EXISTING) PARKING S 45"29'0" E 200.00' HANDICAPPARKING EXISTING 1 STY. :RHD. OFFICE BLDG,/. (EXISTING) FLEET NECK ROAD (PEQUASH AVENUE) SITE PLAN SCALE: 1" = 20'-0' E×IBTIN~ SITE DATA TAX MAP NO,: 1000-102-3-1 TOTAL LOT COVERAGE 13 6% PARKING CALCULATIONS: PARKING LOT DRAINAGE: DESIGN CR~RIA FOR LEACHING AREA: Vc = ARC LEGEND N, (.9 O.T. FENCE TYPICAL PARKING SIGN ELEVATIONS ACCESSIBILITY SIGN ACCESSIBLE STALL (MINIMUM) PARKING STALL (MINIMUM) SCALE: 1/4" = 1'-0" OPEN DRIVEWAY APPROACH SHRUB PLANTING DETAIL TREE PLANTING DETAIL REV]S[ONS SHEET NUMBER: $-3