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HomeMy WebLinkAbout2005 08 22 Informational Item 300- CDD advise status of Various Current Planning Projects COMMISSION AGENDA ITEM 300 CONSENT INFORMATIONAL X PUBLIC HEARING REGULAR August 22, 2005 Meeti,ng /J . /, .'~ MGR.I.//../~ IDEPT Authorization REQUEST: Community Development Department is advising the City Commission ofthe status of various current planning projects. PURPOSE: This agenda item is to update the Commission on the status of current planning projects. CONSIDERA TION: (llA) Atcher's Place - A final plat for dividing a 4.28 acre parcel, located at the NW comer of Bahama Road and Shore Road, into 2 lots was received March 3 and was reviewed at the March 29 DRC. Revisions have been made and the plat is expected to be on the August 22 agenda. per 08/08/05 agenda (16) Venitian Village (formerly the Badcock Shopping Center) - The final site plan, development agreement, and a general depiction of signage were approved at the June 28, 2004, City Commission meeting. The site plan expired on June 28,2005. On August 8, 2005, the City Commission approved two 6-month extensions, extending the site plan to June 28, 2006, for work to commence. per 08/22/05 agenda. (2) Barclay Reserve (Previously Barclay Woods) - 88 Units. At its October 11,2004, meeting, the City Commission approved a modification to the development agreement to expedite provision of model home units. An aesthetic review ofthe town homes and entrance sign was conducted at the October 25, November 8, and November 22, 2004, City Commission meetings. The [mal plat and restrictive covenants were approved at the January 10 City Commission meeting and recorded January 13, 2005. A location error in building the retaining wall (measuring to the middle, instead of the outside edge of the 8 inch thick wall ) required a modification to the rear setback in the development agreement, which was approved at the March 28, 2005, City Commission meeting. At its May 23, 2005, meeting the City Commission accepted the potable water and sanitary sewer improvements that were dedicated to the City and agreed to a development agreement modification addressing utility August 22, 2005 Information Item 300 Page 2 reimbursement. The City is waiting on documentation from the builder prior to issuing a temporary certificate of occupancy to the building that will be used as a model (and subsequently converted into town homes before being issued a certificate of occupancy). per 08/22/05 agenda (21) Belle Avenue Warehouse - Plans for a 4 building (3 new buildings totaling 9,000 SF and one existing 2,728 SF building) warehouse complex on 1.174 acres were approved on August 8, 2005. The applicant met with staff on August 10 to discuss setting up a pre-construction conference and subsequently decided to reconnect power to the residential units and at least temporarily delay demolition and construction. per 08/22/05 agenda (19A) Bonyadi Properties - Final engineering plans for a 7,101 SF, 2 story, office building on a Y2 acre lot at the NE comer of Moss Road and Excelsior Parkway were submitted on May 21, 2004, and were reviewed at the June 8,2004, DRC. A resubmittal was received on or about February 28 and was reviewed at the March 29,2005, DRC. per 04/11/05 agenda (17) Bruster's Ice Cream - The site is located at the southeast comer of Costa Rica Drive and SR 434 and abuts Hacienda Village. Final engineering/site plans for a 1,213 square foot ice cream drive-thru facility on 1.35 acres were submitted on May 5,2004, and was approved at the January 24 City Commission meeting. The building was delivered on June 21 and is under construction. Utilities have been constructed and are being tested for certification. Signage plans were reviewed for consistency with City Commission approvals and passed on for technical building code compliance review. The site crew has been working on the pond and concrete. Grease trap issues have delayed paving and finish concrete work, which have delayed other site work. City Commission validation of staffs recommendation that the site has been constructed in substantial compliance with the final engineering plans and acceptance of potable water and sanitary sewer infrastructure for ownership and maintenance is tentatively scheduled for this agenda, subject to completing the necessary items. per 08/22/05 agenda. (14) Carnero Office Site - On October 15, 2004, the final engineering plans to convert an existing residence (approximately 1,400 SF) at the NW comer of Charles Street and SR 434 was received by the City. Final engineering/site plan and the associated waiver requests were approved at the March 28,2005, City Commission meeting. An aesthetic review was approved at the April 25 City Commission meeting. per 05/09/04 agenda (18) City of Casselberry Site - In response to unauthorized clearing on approximately 1 acre of its property within the City of Winter Springs, to expand its Public Works compound storage area, the City of Casselberry submitted a site plan (without fee) on March 2,2005. Staffhas notified the applicant ofthe required $3500 site plan review fee and has met with the applicant at the March 15 DRC. A mitigation plan has been received by staff per 05109/05 agenda (24) Dlutz (Apex) Transmission ShoplWallace Plat - The [mal engineering/site plan and aesthetic review were approved at the October 25,2004, City Commission meeting. The revised site plan was approved at the June 27,2005, City Commission meeting. The [mal plat, dividing the 0.95 acre transmission shop site from the rest of the 1.58 acre property was approved at the August 8, 2005, City Commission meeting. per 08/22/05 agenda August 22, 2005 Information Item 300 Page 3 (23) Harbor Winds (a.k.a. Big Cypress) - 62 Units. The conditional use for town-homes on the 15 acres east of the Golf Terrace Apartments approved at the August 9, 2004, City Commission meeting for a maximum of94 unit (6.27 d.u./acre). Ordinance No. 2004-49 extended the approval of a conditional use from 6 months to 2 years. Final engineering plans were submitted January 25 for 90 units; revisions were submitted March 3 and were reviewed at the March 15 DRC (a subsequent re-submittal was received on April 7 and had staff review on April 19). The applicant proposed a development agreement, to address lighting, garbage collection, private streets with 40 foot wide rights-of-way, cul-de-sac length, cross-access easements, temporary construction easements, environmental considerations, landscape and buffer requirements, as well as building height and other dimensional requirements. A major concern was the proposed number of single-car garages, in contrast to the 2 car garage requirement set forth in Section 20 - 20-234 (5). Revised plans were submitted for 62 units on June 13, received a recommendation for approval at the August 3 P & Z meeting, and are scheduled for this meeting. per 08/22/05 agenda. (8) Highlander Property(aka Jesup Reserve and Barclay Town Center) - 161 units. A concept plan was approved on August 23, 2004, for as many as 170 town home units on 11 acres of what was then an unincorporated county enclave, located between Tuskawilla Trails and SR 434. An Annexation and Pre-development Agreement was approved at the September 20,2004, City Commission meeting. Reynolds, Smith and Hills (RSH) met with the staff DRC on October 12 for a pre-application meeting. The property was annexed on October 25, 2004. The Future Land Use designation has been changed to Town Center. A revised concept plan for 160 units was approved at the March 28 Commission meeting and must be added to the existing agreement as a modification. Final engineering/subdivision plans were submitted on March 21. As a result of discussion about the adjacent property to the west, the applicant has revised a plan for that northwest corner of the site to remove the frontage road (the City Commission may waive the frontage road requirement of Subsection 20-325 (c) (8)). An initial aesthetic review with staff occurred at the 05/17/05 staff review. Revised final engineering/subdivision plans were approved on August 8, 2004, in conjunction with a development agreement modification. Site work had begun prior to fmal engineering approval, pursuant to the Site Development Permit Agreement approved by the City Commission on May 9, 2005. A final subdivision plat was received July 8. per 08/22/05 agenda. (22) Highlands Apts., Phase I/(a.k.a. Golf Point Apartments) - The 42 unit apartment (3 floor) final site plan was approved on March 8, 2004. There were delays, due to conflict with the existing storm-water system at Seville on the Green. The FDEP water system clearance lapsed, due to the contractor-related delay. Another series oftests were taken. A conflict between the owner ofthe Highland Apartments and Seville on the Green corporate representatives appears to have been resolved. The validity ofbacteriological tests on the new potable water line has once again elapsed, having gone beyond 30 days. New water and wastewater utility easements appear ready to record. per 8/22/05 agenda (3) ICI Homes - 480 condo units. 80,000 SF of office. A Large Scale Future Land Use change was transmitted to DCA on October 25,2004. The adoption hearing amending the Future Land Use map was held January 24,2005. Staff met with ICI representative on August 4, 2005, to discuss rezoning, height, and site plan issues. per 08/22/05 agenda August 22, 2005 Information Item 300 Page 4 (6) JDC CalhounI. Construction continues. Buildings 8, 9, 10, 11, 12, 13, and 14 have received certificates of occupancy (COs). Building 1 has received its certificate of completion - Tijuana Flats, Art Avenue, Barney's, Christiano's Wine Bar Cafe and Gian Carlo's have received COso Building 2 received a certificate of completion" on the shell; the Marble Slab Creamery and a video store on the first floor and the James Doran and Home Town Mortgage offices on the second floor has received COso City records indicate the following businesses are locating or have located in the JDC Calhoun Town Center: Building 1 - Tijuana Flats (restaurant), Art Studio, Cristiano's, Barnie's coffee shop, and Giancarlo's; Building 2 - Marble Slab Creamery (ice cream), James Doran office, Home Town Mortgage, and a video game store; Building 8 - Leslie Pool Supply, a dentist, tutor, and a tanning salon; Building 9 - Red Bug Cleaners, E-Nails, Great Clips, Famous Uncle AI's Hotdogs, and Subway; Building 10 - Washington Mutual; Building 11- State Farm, H & R Block, Rachel Nicole's Salon, Shape Xpress, and a dentist; Building 12 - Publix; Building 13 - Winter Springs Liquors, Mailboxes, Etc., and Choice Cellular; Building 14 - China Feast; and Building 15 - Wendy's. On January 24, 2004, the City Commission approved [mal engineering plans from Lochraine Engineering for the northeast portion of the JDC site (that area north of Tree Swallow Drive and east of Cliffrose Drive including buildings 3, 4, & 16). A pre-construction meeting was held on March 15 for the 2 acre portion ofthe approximately 15 acre site. Revised [mal engineering plans for this 2 acres were approved at the April 25 City Commission meeting. Building elevations for Building 3 were approved at the May 9,2005, City Commission meeting. Building elevations for Building 16 were approved with conditions at the June 13, 2005, City Commission meeting. Staff has received a substantially incomplete site plan for the western portion of the adjacent Kingsbury homestead site. Draft building plans for building 16 have been provided for comments and the first elevations ofbuildings 4 and 17 have been provided. The Doran team met with staff on June 2, 2005, to outline their plans for 331 apartment and condominium units, 43,000 square feet of retail, 354 structured parking spaces (multi-level parking garage), and surface parking (on-street and parking lots) on the east side ofTuskawilla Road. An updated projection by the development team on August 11 divided their proposed development east ofTuskawilla Road into Phase II A and lIB, with no vertical construction east ofthe Trail bridge, due to wetland issues. Phase II A is now planned with 309 residential units. The build-out for phases II A and lIB totals 400,000 square feet of retail, 300,000 square feet of office, and 700 residential units, with 2 and possibly 3 parking structures. No surface parking lots are currently proposed. New wetland lines have yielded as much as 25 percent less developable land than previously expected, east ofTuskawilla Road. The Doran team states that this requires them to go vertically, to try to get the same yield from less developable area. August 22, 2005 Information Item 300 Page 5 Site crews have replaced utility crews on the 2 acre portion of the 15 acre site, to move earth, since a conflict between the existing storm-water line and a potable water line have been resolved. per 08/22/05 agenda (7) Jesup's Landing (previouslyBarclay II and then Je!iSUp Reserve )185 Units. At its October 11, 2004, meeting, the City Commission approved a concept plan for as many as 207 town house units with rear-loaded 2 car garages and 128 on-street parking spaces on 17.15 acres along the south side of Orange A venue. Orange A venue must be rebuilt to accommodate either this or the adjacent 113 unit Lincoln Park town house development. A development agreement and revised concept plan for 185 units were approved at the February 28 City Commission meeting. On May 9 the City Commission approved the Town Center Phase I Site Development Permit Agreement. Crews were on-site on June 21 doing minor clearing for the erosion /sediment control fencing. Site work has commenced. The final engineering/subdivision plans were approved at the June 27 City Commission meeting. A final subdivision plat was submitted on June 29. per 08/08/05 agenda (10) Landings at Parkstone - 104 Town Home units. A PUD master plan amendment, preliminary subdivision plan, and [mal subdivision plan were approved by the City Commission at its July 26, 2004, meeting. On September 1, a revised final engineering plan was submitted, proposing to re-locate the entrance more southerly along Parkstone Boulevard and lower the approved [mal grade. A revised Development Agreement (DA), PUD master plan amendment, modified final engineering plans, and aesthetic review were discussed at the December 13, 2004, Commission meeting and were approved on January 10, 2005. A pre- construction meeting was held on Monday, February 7 and Blue Ox Construction has been doing the site work. Water and sewer lines are in place and the roadways are paved. A request by Morrison Homes to amend the DA to allow construction of model units before platting was approved on May 23. A master file (no building permits) for at least some of the units was released July 26 (to expedite permitting). The final plat and HOA documents were approved on August 8, 2005. per 08/22/05 agenda (7A) Lincoln Park - A concept plan for 113 town homes on the 8 acre site, located on the south side of Orange Avenue, between Jesup's Landing (185 units on 17.15 acres) and Tuscawilla Trace, was approved, subjet to conditions by the City Commission on March 14, 2005. The plan depicts roadway connections with Jesup's Landing, use ofthe shared alley with Jesup's Landing, 2 boulevards with water features in the medians, some town homes around a plaza, and some town homes with small back yards and detached garages. Outstanding issues include, but are not limited to building orientation toward primary spaces, making the alley "hammer-head" to the north of the plaza wide enough for fire trucks, "build- to" lines along the urban boulevard sections, completion of the alley along the east side of Jesup's Landing, adequate parking, and public open space provision. On July 27, the applicant submitted a modified concept plan that would include more detached garages. per 08/08/05 agenda. (12) Medallion Convenience Store - Final engineering/site plans were submitted for a convenience store and car wash at the SW corner of SR 434 and Hayes Road, on March 24, 2004. This site is adjacent to the intersection that was demonstrated to need an east-bound right-hand auxiliary turn lane. The applicant's team has been advised of City Commission August 22, 2005 Information Item 300 Page 6 concerns about a car wash at that location. Staff (including the City Attorney) met with applicant on November 22, 2004, to discuss application status. On August 10, 2005, another potential applicant met with staff to discuss building a shopping center at this site. per 08/22/04 agenda (13) Miller School Supply - Final engineering/site plans were submitted January 27,2005 for a 10,028 square foot retail building on approximately 1.25 acres of wooded vacant land along the south side ofSR 434, immediately west of the Cumberland Farms and O'Stromboli's Italian Restaurant (formerly Papa Tony's). Final engineering/site plans were approved at the May 9 City Commission meeting. The applicant withdrew a request for a waiver from certain SR 434 Redevelopment Overlay Zoning District sign regulations. An aesthetic review was approved at the June 27 City Commission meeting. A development agreement to allow the proposed building mounted sign with a 6' tall apple was approved at the July 11 City Commission meeting. per 08/08/05 agenda (20) Moss Road International Office Complex - Final engineering plans were submitted on January 19 for the existing 2.5 acre former State Farm office site, at the SE comer of SR 434 and Moss Road, and the adjacent 0.65 acre vacant wooded lot. The plan is to use the existing State Farm building and share the large parking area with 2 additional office buildings on what is now the adjacent vacant property. Final engineering plans and a development agreement were approved at the May 9 City Commission meeting. A plat to reconfigure the 2 lots is scheduled for this meeting. A pre-construction conference was held on June 2 and clearing began on June 29. Clearing has been completed and fill is being imported to the site. per 08/08/05 agenda (19) Saratoga Condominiums (aka Moss Road Town homes) - 84 units. At its April 12, 2004, meeting, the City Commission approved the Metropolis Homes conditional use application and concept plan to build as many as 84 condominiums and commercial development on an "L" shaped 9.10 acre site fronting on both SR 434 and Moss Road, adjacent to the Bank of America and Victorio's Pizza. On September 20, the City Commission approved a 6 month extension for the conditional use. Ordinance No. 2004-49 extended the initial approval of a conditional use from 6 months to 2 years. Preliminary site plans and a draft development agreement (no fee was provided for the DA) were submitted to the City on April 15 and reviewed at the May 3 staff review. On July 21, the BOA recommended approval for a waiver of the 2 car garage requirement for condominiums at this site (proposing 1 covered space per unit). The waiver request is scheduled for this meeting. per 08/22/05 agenda (25) Nursery Road (Phil Reece) - The final engineering/site plan was approved at the March 8, 2004, City Commission meeting and a preconstruct ion meeting was held on March 30. The City Commission approved the aesthetic review of the first new building at its July 12, 2004, meeting. The City Commission validated staffs recommendation that the site was built in substantial accord with the approved final plans and accepted the potable water and sanitary sewer at its June 27 meeting. Crews have begun connecting water and sewer to the new building. The last phase will begin when the existing residential units are vacated. per 08/08/05 agenda August 22, 2005 Information Item 300 Page 7 (15) Public Works Site Plan - Final engineering plans for the City Public Works complex on Old Sanford-Oviedo Road were received on December 23, 2004, and reviewed at the January 11, 2005, DRC. A concept plan was provided to the City Commission as an informational item at the January 10, 2005, City Commission meeting. A revised site plan was reviewed at the July 5 staff review. A subsequent meeting was held between Public Works staff, CPH, and the site engineer. per 08/08/05 agenda (1) Sprint - On August 27, 2004, Sprint (applicant) and Spectra Site (tower owner) submitted plans to co-locate and extend the existing 144.5' tall telecommunications tower on the Weaver site, between Barrington Estates and DeLeon Road. The applicant proposes to extend the height of the tower as much as 20' and add a Sprint antenna. The City Attorney met with planning staff on March 31 to address the applicant's attorney's comments. A submittal was received by staff on May 31 and the permit was approved on June 28. per 07/11/05 agenda (11) SR 434 Retail (a.k.a. Villagio) Construction of one of the unfinished out-building continues, while the main building and site work approach completion (interior build-outs for individual tenant spaces). The bank (an out-building) has received a certificate of occupancy. Potential future tenants include a pizza restaurant and a cellular telephone company office. The City Commission validated that the project is built in substantial accordance with the approved final engineering plans and accepted the water and sanitary sewer infrastructure for ownership and maintenance at the April 11, 2005, meeting. per OS/23/05 agenda (BA) Tuscawilla Office Park - Certificates of occupancy have been issued for buildings 4 - 8 and 11. Building inspection have worked with the contractor for Building 1 to rectify electrical and mechanical issues. The orientation of Building 1 (designed to front on Tuscawilla Road and built to front onto the parking lot) has been an issue. Staff has reviewed building plans for Building 10. A new contractor has been hired for Building 9. per 08/08/03 agenda (5) Tuscawilla Square - The final engineering/site plan was approved on February 28,2005. The aesthetic review was approved at the May 9 City Commission meeting and a pre- construction was held on May 18. At its June 13, 2005, meeting, the City Commission approved funding $174,454.00 for the Gary Hillery Drive reconstruction. No funding was approved for entrance features. Building plans have been submitted and are under review. Several features on the building plans are inconsistent with the renderings approved during the aesthetic review. per 08/22/05 agenda (4) Winter Springs Town homes - Preliminary plans for approximately 436 town-homes on 40 acres within the Town Center were received from Engle Homes on July 2 and were reviewed at the July 20 DRC. The City Commission approved a concept plan at its August 9, 2004, meeting and refined it at its September 27 meeting. The City Attorney noted that the concept plan, as proposed, would require a development agreement or special exception or both. Final engineering plans were submitted on November 15, and were reviewed at Dec 16 DRC. The 40 acres has been acquired without platting. The project engineer met with staff on February 1 for 3 hours to try to identify and work out conflicts between the plan and the Town Center Code. Staff has noted the significant elevation differences between the site and the adjacent trail for about 1,200 linear feet and expressed concern that the site not be segregated August 22, 2005 Information Item 300 Page 8 from the trail, but instead interact positively with it. The applicant has hired a new design team and met with staff on May 31 and July 8 to summarize outstanding issues. Staff met with the applicant's traffic consultant on June 29 to defme the scope ofthe traffic study. The applicant's engineer has inquired of an early work permit, but has not yet submitted preliminary or fmal engineering plans. 08/22/05 agenda (9) Lake Jesup Shores - Preliminary engineering/subdivision plans for 68 townhomes on 8.7 acres within the Down Town, across SR 434 from Heritage Park, were received on March 24 and were reviewed by staff on April 12, 2005. Revised preliminary engineering plans were to be reviewed at a special May 19 staff review, was deferred at the applicant's request. On June 16, the City Manager and staff met with the property owner, Tom Daly, and the builder to discuss the outstanding issues. A subsequent meeting was held in South Miami among the applicant, the City Manager, and Dover Kohl and Partners on July 15. Ryland Homes is the prospective builder and the subdivision is planned by the Daly Design Group. per 08/08/05 agenda (3A) Oviedo Marketplace - Notice was provided on April 1, 2005, of the Notice of a Proposed Change (NOPC # 5386) for the Oviedo Marketplace [Mall] development of regional impact (DRl). The 431.2 acre DRl is located among 3 jurisdictions (218.6 acres in Oviedo, 163 acres in unincorporated Seminole County, and 22.7 acres in Winter Springs). The NOPC is proposed to allow 180 town home units to replace 10,000 SF ofretail in Parcel 13 (within Oviedo, but adjacent to Winter Springs - Tuscawilla Units 7 & 13). The build-out date for the entire DRI is being extended from 12/31/05 to 12/31/07. Pursuant to a May 9,2005, City Commission directive to staff, notification was sent to the owners of 103 properties within the City of Winter Springs. per OS/23/05 agenda TOWN CENTER (DOWNTOWN) PROJECT DEVELOPER TYPE # OF UNITS ACRES Jesup's Landing Levitt & Sons Townhomes 185 17.2 Jessup Reserve Levitt & Sons Townhomes 161 11 Winter Springs Townhomes Engle Homes Townhomes 436 40 Lake Jesup Shores Ryland Homes Townhomes 68 8.7 TOTAL 850 76.9 REMAINDER PROJECT DEVELOPER TYPE # OF UNITS ACRES Barclay Reserve Ashton Woods Townhomes 88 7.4 To Be Named ICI Condo 480+/- 40 Heritage Park Centex Townhomes 158 14.5 Harbor Winds Morrison Homes Townhomes 62 15 Landings at Parkstone Morrison Homes Townhomes 104 12 Moss Road Condos Metropolis Condos 84+/- 9.1 TOTAL 976 98 August 22, 2005 Information Item 300 Page 9 Board of Adjustment The Saratoga Condominiums (a.k.a. Moss Road Condominiums), adjacent to Victorio's Pizza and Bank of America, submitted a waiver request on May 24 to deviate from the 2 car garage requirements and received a recommendation for approval at the July BOA meeting. This waiver request is scheduled for this meeting. Jon and Virginia Freda submitted a waiver request on June 1 to deviate from Section 6-86, by way of Section 20-354, to build an addition to their home at 759 Gretna Court without jogging the wall along the [Galloway Drive] street side of a comer lot. The existing structure is located 21.5 feet from the side comer lot line instead of the 25 feet required by Section 6-86. The applicants wish to have a continuous building line at the 21.5 foot setback line along Galloway Drive. The BOA recommended approval of the waiver request. This waiver request is scheduled for this meeting. per 08/22/05 agenda No new items were received for the Board of Adjustment. FUNDING: None required RECOMMENDA TION: None required ATTACHMENTS: None COMMISSION ACTION: ~.z tr:1 II DIll '" (J) \Xl ~ia~~ ~a~l:YQo '5 " ft ~. -< .. '" ~ ~~ en"< ~o s:gJ'l1 ~-o~ ~~~ ~~~ <:::>2::::0 oI:iI.~en G')-o ~a! ):;~ -oG') en [i . " ----.n....a;;;.._~:;;c.lio;;;;;~~y...----?~~..-.;;;a&&.a;"--.:---._;:_ - -aa.....as ...........~ ~ az~~=.~p= ~._=_-s:~_l34 .,"=:.:=-=:=:?_ ~"~':;____=:_____~g~~ 7' ~~ -=.~.=:.~~~=~.:: .~_~ TOWN CENTER- JOC Phase 1 Building # 2001 Apprd SqFt 2005 Amnd SqFt Built SqFt ----------------- ----------------------- ----------------------- ----------------- 1 37,700 X 2 37,700 ----------------- ----------------------- ----------------------- ----------------- 2 9,800 X 2 8,070.5 X 2 ----------------- ----------------------- ----------------------- ----------------- ________?________ ______~~~9_~_~_?______ ______~~~1~~_?______ _________________ ________~_______ ______!92~~9_!5_?_____ ______~~~~_~_~_~_~_____ _________________ 5 6,750 X 2 ----------------- ----------------------- ----------------------- ----------------- 6 9,000 ----------------- ----------------------- ----------------------- ----------------- 7 12,500 ----------------- ----------------------- ----------------------- ----------------- ________~________ _________~l~~g________ _______________________ ______~l~~~_____ ________~________ _________~lQ~g________ _______________________ ______~lg~~_____ ________~Q_______ _________~l?~g________ _______________________ ______~l?~g_____ 11 8,000 ----------------- ----------------------- ----------------------- ----------------- 12 44,000 44,000 ----------------- ----------------------- ----------------------- ----------------- 13 4,000 4,000 ----------------- ----------------------- ----------------------- ----------------- 14 2,500 2,500 ----------------- ----------------------- ----------------------- ----------------- 15 3,500 2,968 ----------------- ----------------------- ----------------------- ----------------- ________~?_______ _________~l~~g________ ________1_~~~~~_______ _________________ ________~?_______ _________~l~~g________ ____}_~l?~~_~_~::____ _________________ * 1 floor commercial with 3 floors of residential above ** Buildings 16 & 17 were combined into one building; The new Building 17 is located largely offsite in the adjacent Kingsbury site.