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HomeMy WebLinkAboutDocumentation_Regular_Tab 9C_2/13/1997 e MEMORANDUM To: Thomas G. Bradford, Village Manager From: Scott D. Ladd, Building Official €140., Joanne McCabe, Plans Examin Date: February 5, 1997 Subject: Ordinance No. 377 Landscape Waiver Request Community Appearance Board Project Recommendation • PROJECT: Village Square Shopping Center 221 - 289 U.S. One South, Tequesta Cotleur Hearing, Inc., Landscape Architect Tom, attached are 18 packets and plans for the above subject project that was reviewed by the Community Appearance Board on December 4, 1996._ The Board reviewed the landscape plans and the requested waivers and expressed the following concerns with the application: o The property manager advised the Board that visibility was a major concern of the owners. The Board felt that this would not really be a problem because of their enormous frontage along U.S. One, and could also be preserved by installing larger trees. o The applicant felt that parking was a major issue. The parking lot has been reconfigured for improved traffic circulation and provides 299 spaces. The parking regulations require 288 spaces based on 1 space per 250 square feet of gross leasable area. o The applicant advised that a black chain link fence with black slats, a hedge and trees would be planted along the rear property line. o The applicant advised that a Eugenia hedge was proposed for the front of the shopping center which would be planted, irrigated and maintained by the property owner. Motion to approve the proposed landscaping and waivers as follows: 1. The rear property line is to have a 5 foot high black vinyl chain-link fence with black slats. Landscaping to be on outside of the fence. Cocoplum hedge to be planted at 24 inch height and 24 inches on center. • Page 2 • Ord. 377 Waiver 2. Three curbed terminal landscape islands shall be added to the parking lot. Two 13' X 40' irrigated landscape islands will be planted at the center entrance to the shopping center, each with three Sabal palms and Spider lily groundcover. One unirrigated curbed landscape island will be planted at the north end of the interior parking strip, consisting of two parking spaces and one space containing an existing light pole. 3. An additional 9' X 40' unirrigated curbed landscape island shall be added to the interior line of parking near Blockbuster Video. 4. Three interior spaces with existing light fixtures will be planted with Spider Lily. These will be uncurbed and unirrigated. 5. At the southwest corner of the property, a 9' X 18' parking space will be incorporated into the proposed landscape area to be planted with Ilex Vomitoria. 6. The Board approved planting a Eugenia hedge at 30 inches on center along U.S. Highway One. 7. Applicant shall submit revised drawings with the parking calculated at the correct percentages and correct plant and palm tree numbers including new plantings and trees Vote on the motion: 5-0 to approve Additional Comments: The applicant was advised that it was their responsibility not the Village's to contact DOT regarding the hedge along U.S. One. Mr. Crum, the property manager for Village Square Shopping Center, advised that the improvements would be started after the season had ended. Existing % of property devoted to landscaping: 4.6% Proposed % of property devoted to landscaping: 5.6% JMc Village of Tequesta Department of Community Development Post Office Box 3273 • 357 Tequesta Drive Tequesta, Florida 33469-0273 • (561) 575-6220 Fax: (561) 575-6239 APPLICATION FOR LANDSCAPE WAIVER Name of Applicant: Cotleur Hearing Mailing Address: 1070 E.Indiantown Road,Suite 402 Jupiter,Florida 33477 Phone Number: (561)747-6336 Lot/Parcel Address: US Highway One,Tequesta Lot: A Block: N/A Subdivision: Waterway Village Property Control Number: Nature of Waiver: (Describe Generally the Nature of the Waiver Desired) Landscape and parking improvements were made where possible. We ask for a waiver in only those areas of the site that could not be improved to meet the requirements of Ordinance 377. Justification of Waiver: (Supporting Data why applicant feels waiver should be granted) Ordinance 377(H) (6 a,b,c,d) Interior Landscape Islands The function of Village Square will be reduced by the addition of interior islands and visibility- blocking trees. Village Square is not able to comply with the Village's new code ordinance. The Village Square Shopping Center has survived in a difficult and cyclical environment because of its visibility to U.S. 1. Every tenant the Village Square Shopping Center originally leased space in Village Square because of its direct visibility to U.S.Hwy 1. By adding trees to the parking lot,the visibility would be greatly reduced and thus effect the ability of the tenants to maintain their • establishments. Adding landscaping that reduces the ability of passing motorists to see the local establishments would constitute a violation of the original terms of the lease as the tenants took possession of their spaces based on the knowledge that the Landlord would not do anything that would reduce the tenant's storefront and building sign visibility to U.S. 1. Tenants could break their leases and move to other locations or not renew their lease at the end of the lease term because of this action by the Landlord to reduce the visibility of the tenant's stores. Even the possibility of this occurring significantly impacts upon,and reduces the value and nature of our property. Additionally,the tenants at the Village Square Shopping Center do not pay a common area maintenance charge and the Landlord is therefore unable to pass through the greatly increased cost of implementing and maintaining the Village of Tequesta's landscape plan. The Village Square Shopping Center has survived by keeping its common area maintenance expense reasonable. Not having the capability of passing through this common area maintenance expense to the tenants would reduce the value of the property considerably. The intention of the Village of Tequesta should not be to lower the values of properties within its Village limits. Adding landscape islands to the center of the parking lot would create tripping hazards as those islands would require curbing and car stops which create tripping hazards and thus increase the financial liability of the Landlord. The intention of the Village of Tequesta should not be to increase commercial property owner's liability. The Landlord suggests the following action steps that are possible and reasonable: The Landlord proposes that the dirt and weed area containing existing Queen palms between the existing sidewalk fronting U.S. 1 and the curb at the edge of Tequesta Shoppes,Ltd. parking lot be planted with a hedge so as to increase the aesthetic aspects of driving down U.S. 1 without reducing the visibility of the storefronts and building signs at the Village Square Shopping Center. As this property is not within the boundaries of Tequesta Shoppes,Ltd. property,the Village of Tequesta would have to gain permission from the appropriate DOT authority for the planting of this hedge. Note: Applicant may be required to include the following items with this application: 1. Application fee of one hundred twenty-five dollars($125.00) 2. Current survey of property showing all structures, setbacks, parking areas and landscape areas. 3. Drawings to scale of proposed improvements, if any. 4. Written approval from property owner. • 5. Any other documentation pertinent to this application. 6. Twenty-two(22)c.1.ies o .u• Applicant Signature \A V #sall 1(00 Date VILLAGE OF TEQUESTA DEPARTMENT OF COMMUNItY DEVELOPMENT . ►• �;� . Post Office Box 3273 • 357 Tequesta Drive �` � Tequesta,Florida 33469-0273•(407)575-6220 •r,` �. ', ' Fax: (407)575-6239 ock couss December 7, 1996 Mr. Robert J. Cotleur, Jr. Cotleur& Hearing, Inc. 1070 E. Indiantown Road, Suite 402 Jupiter, FL 33477 RE: Community Appearance Board Action Landscape Plans for Ord. 377 Compliance Village Square Shopping Center, 221-289 U.S. One South, Tequesta Dear Mr. Cotleur: This letter is to confirm the action of the Village of Tequesta Community Appearance Board at their December 4, 1996, meeting approving your plan for the above referenced project with the following revisions: 1. The rear property line (east) is to have a five (5) foot high black vinyl chain-link fence with black slats. The landscaping will be on the outside of the fence (east side). The Cocoplum hedge is to be planted at 24" in height and 24" on center. 2. Add three curbed terminal landscape islands to the parking lot, each planted with three Sabal palms and Spider lily groundcover: o Two 13'X 40' irrigated landscape islands will be at the center entrance to the shopping center, o One un-irrigated curbed landscape island will be planted at the north end of the interior parking strip consisting of two parking spaces and one space containing an existing light pole. 3. An additional 9' X 40' un-irrigated curbed landscape island will be added to the interior line of parking near Blockbuster Video. 4. Three interior spaces with existing light fixtures will be planted with Spider lily. These will be uncurbed and un-irrigated. 5. At the southwest corner of the property, a 9' X 18' parking space will be incorporated into the proposed landscape area to be planted with Ilex Vomitoria. Recycled Paper Page 2 CAB Approval 10-10-96 6. The Board approved planting a Eugenia hedge, with irrigation, at 30" on center to be planted along U.S. One. 7. The applicant will submit revised drawings with the parking calculated at the correct percentages and corrected plant and palm tree numbers including the new plantings and trees. As you are aware, this project must be reviewed by the Village Council for approval of the requested landscape waivers and, upon receipt of 11 copies of the revised plan, (10 full size and one 11" X 17" reduction) will be placed on the agenda of the next available Council meeting. You and /or your representative will need to be in attendance at this meeting to present your application to the Council. Very truly yours, CC — 14urziti2))71 e McCabe Acting Clerk of the Board JMc cc: Mr. Robert Crum Capital Management P. O. Box 561012 Miami, FL 33256 • • Community Appearance Board Meeting Minutes December 4 , 1996 • Page 7 . proposed plan; and that the applicant shall contact the hospital regarding cleaning up the rear area of the property. Boardmember Coben seconded the motion. The vote on the motion was: Leslie Cook - for Vic Strahan - for Paul Coben - for Molly McCormick for . Marcia Nielson - for The motion was therefore passed and adopted. 1111111140 4 . An application from Cotleur Hearing, Inc. , for review of landscape plans for Ordinance #377 compliance for Village Square Shopping Center, 221-289 U.S. One South. Landscape Architect Donaldson Hearing introduced property manager Bob Crumm, both of whom were representing the applicant. Mr. Hearing commented that there were existing fixed rate leases with tenants so that there was . no possibiity of cost recovery for the landscaping improvements; and that visibility was a major concern • for retail tenants. Mr. Hearing discussed the parking issue, and explained . that according to the parking code which the applicant had been given, 120 spaces were required based on the 12, 000 square feet of restaurants in the shopping center, in addition to 240 for the remaining area, or a total of 360; and there were only 305 spaces existing. ' Ms. McCabe explained that shopping center parking spaces were all calculated for the shopping center itself, not for the restaurants . Mr. Hearing explained that the concern of the property manager representing the property owner was that in the event the owner wanted to sell that the • parking would not be adequate to meet minimum code. Discussion ensued regarding the fact that the parking lot was never full. Mr. Hearing stated that the applicant wished to go on record that the number of parking spaces decided upon at today'.s meeting was determined to be sufficient and consistent with the code as of this date. Community Appearance Board Meeting Minutes December 4 , 1996 Page 8 Vice Chair Strahan explained that since this property could not meet all of the requirements of Ordinance #377 that compromises must be made on both sides and there was no point in standing behind the parking situation and saying that no spaces could be given up; that there was a day shift and a night shift regarding use of parking, and he had never seen the parking lot full. Mr. Strahan explained that the Board and the applicant would agree on revisions to the plan by compromise on both sides, and that when compromise was reached, the plan would be revised, and a new purchaser could be told that the Village of Tequesta had approved the revised plan as of a specific date. Vice 'Chair Strahan commented that visibility of the stores from U.S. One would still be adequate even if a thousand trees were added, because of the enormous expanse along U.S. One. Chair Cook commented that visibility could be preserved by installing larger trees. Mr. Hearing explained that at the rear a black chain-link fence with slats and a hedge was proposed, that it was not possible to landscape a 4-foot strip next to the building, that a hedge was proposed along U.S. One, that irrigation was to be repaired, that islands with trees along the U.S. One frontage were proposed, and that improved circulation was proposed. Discussion ensued regarding the rear of the property and the proposed hedge and fence. Boardmember McCormick questioned whether that would help provide security and ' whether security was being addressed. Mr. Hearing explained that clearing the area of Brazilian pepper might deter crime, but that the applicant' s purpose was to create a buffer. Code Enforcement Officer Davis commented that no matter what was done, the rear would still be used as an escape route, and unless the rear area was completely fenced in that crime would not be deterred. During discussion, Mr. Hearing explained that wax myrtles were proposed along with the hedge and fence in order to provide a denser buffer, and agreed to increase the size of the proposed cocoplum hedge plants and to plant them 2 feet on center. Community Appearance Board Meeting Minutes December 4 , 1996 Page 9 • A Eugenia hedge was proposed for the front of the shopping center. Mr. Hearing explained that all' landscaping would be irrigated. Ms. McCabe commented . that Mr. Preston had indicated that existing bubblers on trees maintained by the Village along U.S. One would remain. Boardmember • McCormick commented that this shopping center could be a showcase for the Village, which would increase the value of the property as well. Mr. Crumm commented that plants did not increase property value. Discussion ensued regarding how excellent landscaping was used in DiVosta projects, making them very desirable to purchasers. Mr. Hearing described the landscaping improvements proposed throughout the shopping center including lining up parking spaces to improve traffic circulation, and explained that no landscaping was proposed within the central parking area because pavement would have to be removed in order to add irrigation. Mr. Hearing requested that any terminal islands requested by the Board be planted with materials that needed no irrigation to avoid . the expense of . removing pavement. Vice Chair Strahan indicated that other applicants had been required to remove pavement and that this applicant must compromise . It was suggested that irrigation could. be extended . only to specific points . Lengthy discussion ensued during which islands with Sabal palms and spider lilies were designed and marked on the plan. • Also discussed at length was the possibility of adding an island with trees at the southwest corner of the building as requested by .Vice Chair Strahan; however, a consensus could not be reached whether this would be aesthetically pleasing. It was suggested that this island be revisited without expense to the applicant after all other improvements had been made. After the discussion, Vice Chair Strahan stated that he would withdraw his request for that island. Chair Cook commented that if the applicant decided that the island could be added that the . Board would be agreeable. Boar member Coben made a motion to approve the landscape plans for Ordinance #377 compliance for Village Square Shopping Center, 221-289 U.S. One South, with the Community Appearance Board • Meeting Minutes December 4 , 1996 Page 10 • following revisions: 1 . The rear property line is to have a 5-foot high black vinyl chain-link fence with black slats. Landscaping to be on outside of the fence. Cocoplum hedge to be planted at 24 inch height and 24 inches on center. 2. Three curbed terminal landscape islands shall be added to the parking lot. Two 13' x 40' irrigated landscape islands will be planted at the center entrance to the shopping center, each with three Sabal palms and Spider lily groundcover. One unirrigated curbed landscape island will be planted at the north end of the interior parking strip, consisting of two parking spaces and one space containing an existing light pole. 3. An additional 9' x 40' unirrigated curbed landscape island shall be added to the interior line of parking near Blockbuster Video. 4 . Three interior spaces with existing light fixtures will be planted with Spider lily. These will .be uncurbed and unirrigated. 5. At the southwest corner of the property, a 9' x 18 ' • parking space will be incorporated into the proposed landscape area to be planted with Ilex Vomitoria. 6. The Board approved planting a Eugenia hedge at 30 inches on center along U.S. Highway One. 7. Applicant shall submit revised drawings with the parking calculated at correct percentages and correct plant and palm tree numbers including new plantings and trees. During discussion of the motion, Chair Cook clarified that in regard to the applicant' s suggestion that the • • Community Appearance Board Meeting Minutes December 4 , 1996 Page 11 • • Village contact DOT regarding a hedge that was the responsibility of the applicant. Boardmember McCormick seconded the motion. The vote on the motion was: Leslie Cook - for' Vic Strahan - for Paul Coben - for Molly McCormick - for Marcia Nielson - for The motion was therefore passed and adopted. Mr. Crumm explained that improvements would be started after the season had ended. VI. UNFINISHED BUSINESS Chair Cook questioned why palm trees had been removed from the Tequesta Oaks plan, and was told that the oaks were considered more in keeping with their theme. Boardmember Nielson commented on how good McCarthy' s business was• and reported they had served 1100 customers on Thanksgiving. . • VII. . ANY OTHER MATTERS Chair Cook commented on the large billboard on the east side of U.S. One. Boardmember Coben explained that was on county property and that the Village had appealed to the county years ago with no results. The Board agreed that large billboards were not needed 'in the area and supported Chair Cook' s proposal to contact the Mayor to request that he approach the county. Chair Cook indicated she would do a spot check of plants planted by the Village which had died, and would provide a list to Gary Preston. Boardmember McCormick requested that Mr. Preston be asked when the sidewalk overlay at the end of Tequesta Drive would be completed. 54P COMMUNITY APPEARANCE BOARD REVIEW . LANDSCAPE ORDINANCE#377 z I 60 Date: November 7, 1996 Q Project: Village Square Contact: Robert J. Cotleur,Jr. Shopping Center Phone: (561)747-6336 Address: US Highway 1,Tequesta Landscape Firm: Cotleur & Hearing,Inc. 1070 E. Indiantown Road,Suite 402 Contact: Robert J. Cotleur,Jr. Jupiter, Florida 33477 Phone: (561) 747-6336 SUBMITTALS: TWO (2) PRELIMINARY LANDSCAPE PLANS (MIN. SCALE OF 1"=30')INDICATING THE FOLLOWING: • All existing structures and parking. • All existing landscaping, including a tree inventory survey identifying all trees of three(3) inches in diameter or greater. • All proposed trees, shrubs, ground cover, required landscape strips,planting islands and other landscape areas and treatments required by Ord. 377. • Graphically indicate the quantities, types, sizes at planting and at five (5)years maturity, and spacing of same and other qualitative data for all required plant materials, including botanical • and common names. • Indicate conformance with Xeriscape requirements: , Drought tolerance Hardiness zone Salt tolerance Wind tolerance • Indicate required percentage requirements: 60% indigenous to South Florida 15% minimum gross parking area landscaped • Locate on plan each area where a waiver is being requested and specify degree of non- conformity. (i.e., 10' landscape buffer required, 6' proposed.) Village of Tequesta Community Appearance Board Plant List,June 1995 (Preferred Plant List) Trees Syzgium Paniculata"Hookerana" Southern Magnolia Native Black Olive "Shady Lady" Slash Pine Native Upright Bottle Brush Weeping Yew Weeping Bottle Brush Laurel Oak Native Carrotwood Live Oak Native Ficus Rubiginosa"Patio Fig" Sabal Palm Native Dahoon Holly Native Queen Palm East Palatka Holly Native Washingtonian Palm Hedge Material Eleagnus Pungens Ilex Compacta Native Ligustrum Ilex Comita"Dwarf Burf Burford" Native Orange Jasmine Privet Florida Native Raphiolepis "Majestic Beauty" Simpson Stopper Native Viburnum Suspensum Anise Native Eugenia Myrtifolia"Brush Cherry" Philodendron Wax Myrtle Native Palmetto Native Parlor Oak Chinese Fan Palm Shrub/Groundcover Jasmine Volubile "Wax Jasmine" Juniper Pittosporum Ilex Vomitoria Plumbago Beach sunflower Raphiolepis African Brush Daisy Firecracker Plant African Iris Sword Fern Spider Lily Liriopi Dwarf Fakahatchee Grass Lantana Dwarf Allamanda Asparagus Fern Cord Grass • ORDINANCE NO.377 COMPLIANCE CHECKLIST 1. PERIMETER LANDSCAPING: [SI] 10' inside property line where vehicular use areas abut public or private streets (0'/10'North, 0'/10' South, 4.5' East, 0' West) [N/A] 5' inside property line where vehicular use areas abut adjacent land uses ( North, South, East, West) • [N/A] 5' off-street parking to off-street parking ( North, South, East, West) -1- . [ ] 1 canopy tree per 30 linear feet of landscaped area(12' high/5' clear trunk) OR [ 1 ] 3 palm tree cluster per 30 linear feet of landscaped area(12' gray wood) [�] Only fifty percent(50%)of all trees provided in landscape plans shall be palms [J ] 2' min. in height at planting hedge to grow to min.4'/max.6' Note: Hedge plants may not be available at 2' overall height. Plan shows minimum height at 1.5' overall but every attempt will be made to purchase larger plants at the time of installation. [4] Balance of planter strip provided with grass or other ground cover material Commercial properties abutting and/or immediately adjacent to residential: • [SI] Hedge not more than 6' from residential property line [SI ] Planted min.2' on center and maintained at min. 6'/max 10' Note: Hedge plants proposed at 3' o.c. This is sufficient to form solid opaque buffer for this species(Cocoplum). [ ] 5' min./6' max. solid opaque fence and/or wall -2- • a 2. INTERIOR LANDSCAPING COMMERCIAL PARKING AREAS: See Waiver 6' X 20' landscaped islands at each end of parking row see Waiver 6' X 20' landscaped island every ten(10)parking spaces or fraction thereof See waiver 1 tree planted in each island See waiver 5' divider median between abutting rows of parking spaces and rows of parking spaces and driveways. See Waiver 1 canopy tree or 3 palm trees per 40 linear feet between abutting parking rows and rows of parking spaces and driveways. See waiver balance of island landscaped with grass,ground cover, shrubs,or a combination of same. 3. LANDSCAPING SURROUNDING PRINCIPAL STRUCTURES: See waiver Parking rows and traffic aisles separated from principal structures on the side and front by a landscape strip of at least 4' in width. (Where a building fronts on two(2)streets, all sides, except for designated loading areas, must be around sides and front of primary structure) ( Side, Side, Front) -3- 4. ACCESS(INGRESS/EGRESS): See Waiver Access ways from public rights-of-way max. 24' in width 5. XERISCAPE REQUIREMENTS: • [4] Moderate drought tolerant [J] Very drought tolerant [J] . Non-invasive species ['1] Hardiness Zone(other than Tropical) [�] Salt tolerant [�] Medium or high wind tolerance 6. ADDITIONAL REQUIREMENTS [�] 60% landscaping indigenous to South Florida See Waiver 15%minimum gross parking area landscaped [ I] Automatic irrigation facilities provided [�] Tree survey indicating all trees of three inches(3")in diameter or greater [I] Prohibited landscaping identified for removal [�] Graphically indicate quantities,types, sizes at planting and at five(5)years maturity [Ni 1 Indicate botanical and common names 7. COMPATABILITY WITH STREETSCAPES: [�] US One [N/A] Tequesta Drive -4- • m • GENERAL WAIVER STATEMENT UE T F r , REQUEST OF WAIVER IS FOR NLLACE OF TEO S AORDINANCE No.3T9SECTIONH I .1.J -1:3 ... AND No.377(H)(2)(C)1., 3., 10. &11. ALL SPECIFICALLY DEALING WIN PARKING/ LANDSCAPE ISSUES. EVERY EFFORT WA5 PUT FORTH TO INCREASE THE PREVIOUS LANDSCAPE Cotleur AREA WHILE MAINTAINING AS MANY EXISTING PARKING SPACES AS POSSIBLE. ALSO THE • ` VEHICULAR CIRCULATION AND PARKING SPACE ORIENTATION WAS IMPROVED. NOTE: EXISTING VEGETATION TO REMAIN EXCEPT o Hearing FOR EXOTIC SPECIES SUGH AS BRAZILIAN PEPPER U - AND AUSTRAUAN PINE WHICH WILL ONLY BE IaDdFmpe r4�dRiletlRle REMOVED IN AREAS ON SHOPPING CENTER PROPERTY Planning NOTE: DO NOT PLANT TALL GROWING WAIVER KEY / LIST Eendroe°"I"d Ccmulting TREES ALONG EAST BUFFER DUE TO NOTE: APPROXIMATELY 20'LANDSCAPE Gfap9l c(WWI OVERHEAD WIRES. STRIP OUTSIDE OF%TOPPING CENTER EXISTING SABAL PALMS TO REMAIN PROPERTY PROPOSED 5'BLACK VINYL CHAIN-LINK 2-p Seaview Road CODE REQUIRED PROPOSED TSuits 402 Dd'�°"'^R°°d FENCE WITH BLACK SLATS33477 Qnc 2-A 10'LANDSCAPE BUFFER I'ASPHALT ENCROACHES INTO R,O-W.; knife;61-747 36 FAX747-1377 �.�/ 0'LANDSCAPE BUFFER • ' 2-B 10'LANDSCAPE BUFFER - 4'ASPHALT ENCROACHES INTO R-O.W.; 0'LANDSCAPE BUFFER M 2-C 10'LANDSCAPE BUFFER 0'LANDSCAPE BUFFER - 1 2-D 10'LANDSCAPE BUFFER 4'LANDSCAPE BUFFER 6-4 I® I I I 2-E 10'LANDSCAPE BUFFER 0'LANDSCAPE BUFFER j t07 23 { by -� ,� I 3-A 30 TREES 0 TREESgo- PROPOSED PARALLEL 9 3-B 9 TREES 2 TREES 8-A \ PARKING TYP. EXISTING MOO FENCE 3-C 9 TREES 2 TREES O , `E)0.5TWC CHAIN. lWK FENCE PROPOSED PARKMG DUSTING ENCLOAIRE TW. A - Z I DIMING PARKING EXIST.LOADING ZONE 4 15%PARKING DEVOTED TO LANDSCAPE 8.3%PROVIDED N III �] r'1 X I TO REMAIN ( III 5-A 4'MINIMUM LANDSCAPE STRIP 0'PROVIDED 6-A ul ♦ A W 6-A 6'MINIMUM TERMINAL ISLAND 0'PROVIDED g NH ' '� ^ W 7-A MAXIMUM CONTiG1OU5 PARKING UP TO 49 PRONGED Z SPACES 10 0 8-A - MAXIMUM 24'ACCESS WIDTH 39.5'EXISTING ACCESS WIDTH C — 1 Story Commercial Building = 8-B MAXIMUM 24'ACCESS WIDTH RE'ECED TO 40'ACCESS W1114 Z 14 REDUCED TO 40'ACCESS WIDTH (- 8-C MAXIMUM 24'ACCESS WIDTH 26'EXISTING ACCESS WIDTH CC ' \ XISTING QUEEN PALMS TO REMAIN < 9-A 5'MEDIAN BETWEEN PARKING BAYS 0'MEDIAN EXISTING LANDSCAPE TO REMAIN 3 I E __ I • 7-A\ _ _ WAIVER REQUESTED STATEMENT 0 riT1 _ 3-B V E]DSTING PARKING f� r �+ TO REMAIN `-6 ���WALK �_J illL J I `D ' 1)ORDINANCE 355, AS AMENDED SECTION VIII F,1.r. 03 / Co PARKING SPACES REQUIRED(1SPACE/250 S.F.GLA.) 288 la. __ ®I I 1U01 I I I I I Hill 1 I — 12' m �� PARKING SPACES EXISTING 296 6-A / . ,I. �' _ EXISTING LOADING � EXIST.PLANTERS PARKING SPACES PROPOSED 299rill ENSING 0 I- CAROM-&V 8.� L•0 j I"4r�/ REMOVE EXISDNG �. /9-A �PARKWNGD I (NO WAIVER REQUESTED) . p Pw\0 (a.J # PATIO E-1�AREl6 s_j- CURB IN THS AREA Li tr) . j=k 0118 -a: AN JK- ' CID N ID V 6�_ \` I 7 m ��� \ Oa M �F i. EXISTING LANDSCA E TO REMAIN �'�� \\ p0 N IY e�.-,s 'i LIEXISTING 7'ASPHALT WALK 1 ., ' ® ��CO � I 2)ORDINANCE 377(H)(2)(C)1- d C' 1-- �� p ,�_ / _ REQUIRED 10'WIDE PERIMETER LANDSCAPE BUFFER. ril Z 8-B vet % / �a X. LS 11 Q� / ��qF ® I THE ONLY AREAS THAT COULD BE BROUGHT UP TO CODE WERE THE NORTHWEST&SOUTH 0 „e © —.- f T I \ HL 0 �„ 0 j ��e/ m 1 \�`\"® - CORNERS IS THE SITE. THE WEST SIDE OFA THE PROPERTY THAT FRONTST ON U.S , OI HIGHWAY No. 1 IS BISECTED BY THE MAIN ENTRANCE INTO THE SHOPPING CENTER. TO THE V /,'�- lO (rm.) O / N-WRtOATED �,• 5 NORTH OF THE MAIN ENTRANCE THE EXISTING PARKING LOT ENCROACHES 4'INTO THE US 1 R/W. ,.-' \� REMOVE EGSTrvG EXISTING LIGHTS TO JTO THE SOUTH OF THE MAIN ENTRY THE EXISTING PARKING LOT ENCROACHES P INTO THE US 0 �7 r EXISTING CURB W THS AREA n 6'RAISED CONCRETE T'J- ; SIGN O REMAIN TYP. 6URB AROUND ALL NEW CONCRETE 1 R/W-NO HEDGE OR TREES COULD BE PLANTED WITHIN THE PROPERTY,EXCEPT FOR WHERE it4 P4 ito �. 'r'1� e 5O'ac PROPOSED PARKING NEW PLANTING ISLANDS MEDIAN LANDSCAPE ISLANDS WERE ADDED. A 5'-8'LANDSCAPE BUFFER BETWEEN THE PARKING AND 0 \C,��� i_lq J. / 26'.T. SIDEWALK EXISTS IN THE R/W. WITHIN THIS AREA A HEDGE WILL BE INSTALLED. THIS BUFFEREl 0 0.411 rr � -- - en —r7L 4'CT ALSO INCLUDES 16 PALM TREES WHICH ARE NOT INCLUDED IN THESE LANDSCAPE CALCULATIONS. I •' I ��; = _"' I •� 2 C.T. THE EAST SIDE HAS A 4'LANDSCAPE STRIP WITH A PROPOSED FENCE/WALL,HEDGE at TREES. 4 p.i CO -1ffTT}- rT THERE ARE ALSO 8 SABAL PALMS. 2 SEAGRAPE TREES AND SOME MISC. SHRUBS WITHIN THIS `iww =v== _ _ __ _ =,1S�=z,:t,:- �'([ �,5 x . AREA TO REMAIN. A 20'LANDSCAPE STRIP OCCURS BETWEEN THE EDGE OF SEAVIEW ROAD ® ==j= EXISTN SIDEWALK \� \�,-_-. AND THIS SHOPPING CENTERS 4'LANDSCAPE STRIP, THIS STRIP ALSO HAS MISCELLANEOUS 1-1 0 W v PLANTING INCLUDING OLEANDER. SABAL PALMS,ACACIA TREES.AND OTHER PLANTS TO REMAIN. REMOVE EXISTING SIGN POST COI SOME AREAS ARE HEAVILY INFESTED WITH EXOTIC, INVASIVE VEGETATION SUCH AS BRAZILIAN PEPPER AND AUSTRAUAN PINE THAT SHOULD BE REMOVED IN THE FUTURE BUT IS NOT A PART EXISTING QUEEN PALMS TO REMAIN 2 TIE INTO EXISTING O s OF THIS CONTRACT SINCE IT IS NOT ON SHOPPING CENTER PROPERTY. APPROXIMATE 5'LANDSCAPE STRIP CONCRETE APRON o U.S. Highway No. I 3) ORDINANCE 377(H)(2)(C)3. imiNg . BETWEEN PARKING AND SIDEWALK f� pp /7-A (WITHIN ROAD R/W) 2-p I TREES REQUIRED IN PERIMETER LANDSCAPE BUFFER 80 TREES PROVIDED 39 Cl) El . EXISTING PALMS TREES SITE DATA IRRIGATION GENERAL LANDSCAPE NOTES PRTREES OPOSED TREES 2 PALMS 2 ALL LANDSCAPED AREAS AND PLANTING AREAS SHALL BE PROVIDED WITH SUFFICIENT 1)SIXTY(60)PERCENT OF ALL REQUIRED LANDSCAPING SHALL BE LANDSCAPING TREES (6 4- 3) 32 SITE AREA 241,895.7 SF AUTOMATIC IRRIGATION FACILITIES WHICH SHALL BE MAINTAINED IN WORKING ORDER INDIGENOUS TO THE SOUTH FLORIDA AREA. _ AT ALL TIMES.IRRIGATION FACILITIES SHALL BE DESIGNED TO MEET THE NEEDS OF DUE TO THE CONFIGURATION OF THE EXISTING BUILDING CONSTRAINTS&THE PARKING/ BUILDING AREA 72,000 SF THE TURF AND OTHER PLANTS USED.IRRIGATION FACILITIES DESIGN SHALL CONSIDER 030/ON NNE NATIVE NON-NATIVE VEHICULAR CIRCULATION REQUIREMENTS.NO ADDITIONAL PLANTING SPACES COULD BE THE HYDRO-ZONES OF THE LANDSCAPE.IRRIGATION FACIUTIES SHALL BE DESIGNED TREES(89Z NATIVE) GAINED ALONG THE PERIMETER OF THE PROPERTY. HOWEVER ADDITIONAL PLANTING SPACE PARKING/PAVED AREA 1814620 SF SO AS TO IRRIGATE ONLY DESIGNATED LANDSCAPES,AVOIDING WATER PLACEMENT LIVE WAX VIRILE 8 30 WAS INCREASED BY ADDING ISLANDS IN A FEW PLACES. ON PARKING LOTS. SIDEWALKS, STREETS AND BUILDINGS. 8+3 PALMS, NAME) 4) ORDINANCE 377(H)(2)(C) 10. LANDSCAPE/OPEN SPACE AREA 134337 SF T PAIL ( FIFTEEN(15) PERCENT MINIMUM OF THE GROSS PARKING AREA IS TO BE DEVOTED TO SABA& O PARKING REQUIRED(V250 SF) 288 Po I NATVE) `24t� 2) 6 • UVING LANDSCAPE. HE UM 632 PARKING PROVIDED 299 TOTAL 678 2 REQUIRED 24,219 SF (67B-660=992 MDICENgA TO SOUTH RADA) (PARKING/PAVED AREA 161.462 SF X 15%) MASTER PLANT LIST 1)ONLY FIFTY(50)PERCENT OF ALL TREES PROVIDED IN LANDSCAPE PLANS SHALL PROVIDED 13.433.7 SFDENGNEO (13.433.7 SF* 161,462 SF= 8.3%) W R� BE PALMS. . ARIpI® R.K' TREES 38 ALL AREAS NOT NEEDED FOR PARKING OR VEHICULAR CIRCULATION WAS CONVERTED OVER Joe NUMBER 4.41105 an I/L IOTAI6C,4E MATE COSMONAUTS WE yACM` AfMARAS ayE IH t Y..A. salt 1/5.P TO PERVIOUS LANDSCAPE AREAS. ANY ADDITIONAL PLANTING AREAS WOULD HAVE FURTHER OATF 6/2R[95 NM.... AWN W.6.. H.ns..a Sena. F&H.e. TaYrN. PAWS (32.3) 11 REDUCED THE PARKING SPACE COUNT. IMISIONS B/14/96 (OANO►VIORNAME]E1ALTRm ( - I I I I 10/28/96 30 MC MYRICA CERIFERA WAS MYRRE r.r 0A A.S. LL OY' FU CANOPY.BUSH FORM VERY NO YES HAMYES HIGH I TOTAL 49 5) ORDINANCE (2)(C)11, - 12/17/9@ 6 Ov QUERCUS VUIGIIANA INC OAR ID.V.LSCA AS. PAL CANOPY.5'CT.MIN. VERY NO YES WIIMOY YES NCH (114.49=22S OF AIL TREES ARE PALS) REQUIRED MINIMUM 4'LANDSCAPE AREA SURROUNDING PRINCIPAL STRUCTURE COULD IPµµS I I I I I I I I NOT BE MET IN ALL AREAS. EXISTING PLANTS IN PLANTING AREAS AROUND PRINCIPAL STRUCTURE ARE NOT INCLUDED IN THESE LANDSCAPE CALCULATIONS- CN COCVS NUCIFERA GREEN MALAYAN GREEN MALAYAN COCOIAR P r-W C.T. A.S. CURVED TRUCKS,FULL CANOPY VERY NO NO 5-SUBTROPICAL YES HIGH WAIVER REQUEST KEY .1 PA PHOENA IKKBELFN4 PYGMY DATE PRAY r 0&ERSTE A.S. FUA CANOPY.]'C.T.MIN. MODERATE NO NO HHARDY NO 14GH 24 SP SABAI.PALMETTO SADAL PALMETTO SEE PLAIN AS. BOOTED AEON<I4'C.T. VERY NO YES H-HARDY YES HIGH — EORIM ILI.GEAAMASIA1ICIAI .I I I ' I I -' LANDSCAPE PLAN 632 CI CHRYSOBALAMA ICACO COCOPLUM 03.rxr E.O.C. FULL A THICK MODERATE NO YES S.SUBTROPICAL YES WA 23 CI. CRNAIN ASUTTCiW 061AJM LAI ITS,36-.]B' 4'O.C. FULL THICK VERY NO YES SSU6TROPICAL YES N/A • 316 EM EIIGEMA MYRTITOUA SUee.AM CHERRY IOPTIONAU .L Y.2. .2.5'O.C. FULL A THICK MODERATE NO NO H-HANDY MODERATE N/A WAIVER REQUESTED STATEMENT 4 SHEET 1 OF ISMAEL SHRUBS A GROUNDCOVEAS I I I I I 1 I • B CCO11Al4NAp10 RA1`G 599 IA. IIYMENOCALUS LAT601M SPOER LAY .2]I3.IN OA 2.'O.C. 5 epp MIN. VERY NO YES S.SUB(IOPICAL YES / \_ AY�� •� �'�- WAIVER KEY/UST A �r�.�+.rr2 125 I, ,[vflAn T(1n1A MrAM YnIAt.,I UfYIr .].II'.I]- YOC EAR I. Ira VERY NO YES n.Nnnnv rF5 ,tA � �..•........ a.4 I. .....n-..-n..n,,11uuru..n.rtn1 ..-I...... ,T.I...I. ruI IIrI:an... I,JO,OA I I NO NO 5 SI:IIInpf:CAI ,.In.f OnTI II.. SCALE: I' = 30' NORTH - .rrr F • 12. 1 GENERAL WAIVER STATEMENT 110 • i o REQUESTOF WAIVERISFOR VILLAGEOFTEOUESTAORDINANCE No.319SECTIONVIDF.T.r• AND No.377(Hx2)(C)1., 3., 10.&it. ALL SPECIFICALLY DEALING WITH PARKING/ Cotleur • LANDSCAPE ISSUES.EVERY EFFORT WAS PUT FORTH TO INCREASE THE PREVIOUS LANDSCAPE jZL AREA WYIIILE MAINTAINING AS MANY EXISTING PARKING SPACES AS POSSIBLE. ALSO THE dQ VEHICULAR CIRCULATION AND PARKING SPACE ORIENTATION WAS IMPROVED. Hearing I - Landscape MaliHeau`e -NOTEng EXISTING VEGETATION TO REMAIN EXCEPT NOTE: APPROXIMATELY 20'LANDSCAPE• WAIVER KEY / LIST Environ Environmental CO1"I 'g IC) FOR EXOTIC SPECIES SUCH AS BRAZILIAN PEPPER STRIP OUTSIDE Cr SHOPPING CENTER GOB Design AND REMOVED AREAS PINE WHICH SHOPPING ONLY BE Seaview Road PROPERTY NOTE: THERE ARE 8 SABAL 1070 E.IndTonWwn Rood PALMS REARAND 2 BUFFER PE TREES CODE REQUIRED PROPOSED 107!02 IN ON CENTER PROPERTYJvpe 4 Florida 33477 ^�J WITHIN TO REMAN 2-A 10'LANDSCAPE BUFFER2-8 10'LANDSCAPE BUFFER I'ASPHALT ENCROACHES INTO R.O.W.; 0'LANDSCAPE BUFFER 661-747-6336 FA%747-1377 4'ASPHALT �+. �, .er,. �, oit j,. Jv, rn ! 2-C 10'LANDSCAPE BUFFER . 0'LANDSCAPE BUFFER 0'LANDSCAPE BUFFER ENCROACHES INTO RAW.: -�'" `S_ "IE ...."',.�ISC4 _s»• * .._,_ a_+-- •f•_«•_«--`-e�:++•. -- yt' y'jy �l�` 2-D IO'LANDSCAPE BUFFER 4'LANDSCAPE BUFFER 2-E 10'LANDSCAPE BUFFER 0'LANDSCAPE BUFFER -o-i� o- 8-C I EDGE Oi PAVELENT - E705TWG W000 FENCE b Z . 3-A 30 TREES 0 TREES OUIFSTER ENCLOSURE TYP, 1 • 10' I—{ PROPOSED PARALLEL N IA 9 PARKING TIP. NIA 3-8 9 TREES 2 TREES LOADING i IQ O PROPOSED PROPOSED PARKING 12'•25_ j 3-C 9 TREES 2 TREES LOSING ZONE LAMING ZONE TVX\ 4 15%PARKING DEVOTED TO LANDSCAPE 8.3X PROVIDED rilirl I u 11 -A 5-A 4'MINIMUM LANDSCAPE STRIP 0'PROVIDED MI— Q - 6-A 6'MINIMUM TERMINAL ISLAND 0'PROVIDED 171 • © 7-A MAXIMUM IMI CONTIGUOUS PARKING UP TO 49 PROVIDED IA El Zfga41) = 1 Story Commercial Building 8-A MAXIMUM 24'ACCESS WIDTH 39.5'EXISTING ACCESS WIDTH II Q � I -E 8-B MAXIMUM 24'ACCESS WIDTH 55'EXISTING ACCESS WIDTH REDUCED TO 40'ACCESS N1DT14 ® II l" 8-C3 A MAXIMUM 24'ACCESS WIDTH 06'EXISTING ACCESS WIDTH 9-A 5'MEDIAN BETWEEN PARKING BATS 0'MEDIAN r - �- --� 3-C WAIVER REQUESTED STATEMENT0 IA W '�`L .....N L --- L_--,_ 1 . - 1)ORDINANCE 355.AS AMENDED SECTION HID F.1.r. ,�(g�iF_ I®j I I I I � 1 I I I� IA:� c — ' 7 PARKING SPACES REQUIRED(15PACE/250 S.F.CU.) 288 �"' I I I ' I X I V-A 11 •-A PARKING SPACES EXISTING 2960 TO I_ --- Irl r Q PARKING SPACES PROPOSED 299 PROPOSED 4-1 6-A PARKNG 9 9-A L 8'COVERED WALK TIP.- J % (NO WAIVER REQUESTED) i.___I / --- o ,E. ..,, IA.. 1ill /� EXISTING PARKINGTO AIN toCIIIIIII 0 I \�I® ■ R.%•�9 2)ORDINANCE 377(HX2)(C)1. ' 41 I © ��© I j i 4� 2 REQUIRED I0'WIDE PERIMETER LANDSCAPE BUFFER • \��\\ N kk O illisr.,,. © ® , r) THE ONLY AREAS THAT COULD BE BROUGHT UP TO CODE WERE THE NORTHWEST&SOUTH _ �, yWEST CORNERS OF THE SITE. THE NEST SIDE OF THE PROPERTY THAT FRONTS ON U.S0 H R \�I HIGHWAY No. I IS BISECTED BY THE MAIN ENTRANCE INTO THE SHOPPING CENTER,TO THE T�71 - F"L�4 • PROPOSED PARKING s©J _1.1 0 NORTH OF THE MAIN ENTRANCE THE EXISTING PARKING LOT ENCROACHES 4'INTO THE US 1 R/W. TO THE SOUTH Of THE MAIN ENTRY THE EXISTING PARKING LOT ENCROACHES 1'INTO THE US EXISTING PLANTER&SIGN p so•CG EXISTING MATS TO n UN-IRWGA1ED EXISTING 9GNACE �_s 1 REMAIN 1W TO REMAIN CS-v • 1 LADS NO HEDGE OR TREES COULD BE PLANTED WITHIN THE PROPERTY,EXCEPT FOR WHERE . 4 fli El 1 .'C.i. I m II, �t�•� V LANDSCAPE ISLANDS WERE ADOEO.A 5'-8'LANDSCAPE BUFFER BETWEEN THE PARKING AND 1 Aral ���.��` © SIDEWALK EXISTS IN THE R/W.WITHIN THIS AREA A HEDGE WALL BE INSTALLED. THIS BUFFER I 111_01E' © ALSO INCLUDES 16 PALM TREES WHICH ARE NOT INCLUDED IN THESE LANDSCAPE CALCULATIONS.`• 4 ViN'GTI Li��I�• p •• • LI I �I� 0THE EAST SIDE HAS A 4'LANDSCAPE STRIP OATH A PROPOSED FENCE • • ° ; . i 1 /WAIL,HEDGE&TREES. ^�- THERE ARE ALSO 6 SABAL PALMS,2 SEAGRAPE TREES AND SOME MISC.SHRUBS WITHIN THIS �vi „ ` ; lam' I •% `• ' _ �� �� • AREA TO REMAIN. A 20'LANDSCAPE STRIP OCCURS BETWEEN THE EDGE OF SEAMEN ROAD �ET/S71NC SNOEWAI © AND THIS SHOPPING CENTERS 4'LANDSCAPE STRIP.THIS STRIP ALSO HAS MISCELLANEOUSPI IO m • - PLANTING INCLUDING OLEANDER,SABAL PALMS,ACACIA TREES,AND OTHER PLANTS TO REMAIN. ` SOME AREAS ARE HEAVILY INFESTED PATH EXOTIC,INVASIVE VEGETATION SUCH AS BRAZILIAN 0 7 A w TIE INTO EXISTING • PEPPER AND AUSTRALIAN PINE THAT SHOULD BE REMOVED IN THE FUTURE BUT IS NOT A PART r O CONCRETE APRON A © e� X15TINC QUEEN PALMS TO REMAIN OF'HIS CONTRACT SINCE IT IS NOT ON SHOPPING CENTER PROPERTY. Y L APPROXIMATE 6'LANDSCAPE STRIP 3) ORDINANCE 377(HX2XC)3.-A US. Highway No. 1 2-A BETWEEN PARKING AND SIDEWALK W (WITHIN ROAD R/W) / TREES REQUIRED IN PERIMETER LANDSCAPE BUFFER 80 . >l` TREES PROVIDED 39 Cl) EXISTINGALM TREES +3) 3 �i/ EmilSITE DATA IRRIGATION GENERAL LANDSCAPE NOTES TREES 2 PROPOSED TREES SITE AREAALL LANDSCAPED AREAS AND PLANTING AREAS SHALL BE PROVIDED PATH SUFFICIENT 1)SIXTY(60)PERCENT OF ALL REQUIRED LANDSCAPING STALL BE LANDSCAPING PLANS(6+3) 2 241,13957 SF AUTOMATIC IRRIGATION FACILITIES WHICH SHALL BE MAINTAINED IN WORKING ORDER INDIGENOUS TO THE SOUTH FLORIDA AREA. TREES 32 BUILDING AREA 72.000AT ALL TIMES.IRRIGATION FACILITIES SHALL BE DESIGNED TO MEET THE NEEDS OF DUE TO THE CONFIGURATION OF THE EXISTING BUILDING CONSTRAINTS&THE PARKING/ SF THE TURF AND OTHER PLANTS USED.IRRIGATION FACILITIES DESIGN SHALL CONSIDER CCUICN MAZE NATIVE NON-NATIVE VEHICULAR CWCULATION REQUIREMENTS.NO ADDITIONAL PLANTING SPACES COULD BE PARKING/PAVED AREA THE HYDRO-ZONES OF THE LANDSCAPE. SHALL BE FACILITIES SHA BE DESIGNED TREES(89i MIRE) GAINED ALONG THE PERIMETER OF THE PROPERTY. HOWEVER ADDITIONAL PLANTING SPACE 18y482.0 SF SO AS TO IRRIGATE ONLY DESIGNATED LANDSCAPES.AVOIDING WATER PLACEMENT WNE OAX AX(� 30 WAS INCREASED BY ADDING TERMINAL ISLANDS IN A FEW PLACES. ON PARKING LOTS.SOEIWAULS STREETS AND BUILDINGS. p OOOOfUT PMI 4) ORDINANCE 377(H)(2HC)TO. LANDSCAPE/OPEN SPACE AREA 13r{3�7 SF 2 FIFTEEN(1$)PERCENT MINIMUM OF THE GROSS PARKING AREA IS TO BE DEVOTED TO PARKING REQUIRED(TINS SF) 288 IEDFE(LoURA//LE ) MA 8 ri Now) uw+c LANDSCAPE. M 6328 REQUIRED PARKING PROVIDED 299 TOTAL 24.219 sF (67.680=99X NOICFINOUS TO SOUTXRORDA)2 (PARKWG/PAVED AREA 161.462 SF X 1SX) PROVIDED 13.433.7 SF DESIGNED . DA, T)ONLY FIFTY (50)PERCENT OF ALL TREES PROVIDED IN LANDSCAPE PLANS SHALL (13.433.7 SF+ 161.462 SF a 8.3%) DRAWN TRW BE TRH 36 ALL AREAS NOT NEEDED FOR PARKING OR VEIRCULAR CIRCULATION WAS CONVERTED OVER JOBAPP NUMBOVED TflS TO PERVIOUS LANDSCAPE AREAS. ANYDATE El /70L15 - PALMS 32.3 ADDITIONAL PLANTING AREAS WOULD HAVE FURTHER ( ) I1 REDUCED THE PARKING SPACE COUNT. OATF fi/7R/95 REV610141 8/14/96 TOTAL 49 5) ORDINANCE 377(HX2XC)11, TO/28/96 __- 01+49 22%OF AIL TREES ARE PAWS) REQUIRED MINIMUM 4'LANDSCAPE AREA SURROUNDING PRINCIPAL STRUCTURE COULD - 12117/95 NOT BE MET IN ALL AREAS.EXISTING PLANTS IN PLANTING AREAS AROUND PRINCIPAL STRUCTURE ARE NOT INCLUDED IN THESE LANDSCAPE CALCULATIONS. WAIVER REQUEST KEY 2 WAIVER REQUESTED STATEMENT LANDSCAPE PLAN SHEET 20f 2 4 eogns2-A WAIVER KEY/UST s ,—..-.UHcs'on[:...,-,- A f1 I I 1 ...._.�.�.� SCAN F- I- a In ..-_-