The URL can be used to link to this page

Home My WebLink AboutWA-03-23City of Wheat Ridge OF WHEgTP Community Development Department Memorandum ~~~oRa~~ TO: Case No. WA-03-23/Rocky Mt. Forest Products FROM: Alan White, Community Development Director SUBJECT: Extension of variance approval DATE: July 20, 2004 On December 18, 2003, Case No. WA-03-23 was approved administratively to allow a 5' front yard setback variance to the 50' front yard setback requirement resulting in a 45' front setback on C-1 zoned property located at 11722 W. 44th Avenue. The purpose of the variance was to allow a building expansion to be constructed in line with the nonconforming front setback of the existing structure. Pursuant to Section 26-115.C.4., "Any variance granted by the board of adjustment or director of community development shall automatically expire within one hundred eighty (180) days of the date it was granted or within such other time as the board of adjustment or director of community development may prescribe, unless a building permit for the variance is obtained within such period of time. If the building permit expires, the variance shall expire at the same time. Extensions of time may be granted for good case shown, but only if an application for the extension is made prior to the expiration of the variance." In this case, the variance approval expired on June 18, 2004. In May, the owner's representative, Larry Martinez; approached City staff. Mr. Martinez was concerned because the variance expiration was pending and a building permit for the expansion had not been applied for or granted. The property was potentially impacted by CDOT acquisition for right-of-way for proposed improvements to the I-70/SH 58 interchange. CDOT was in the process of studying where right-of- way acquisitions along W. 44 h Avenue would occur. If the acquisition occurred on the south side of 44t Avenue or was centered on the north and south sides, it would have negatively impacted the property by loss of existing parking. The property owner was desirous of extending the variance approval until CDOT resolved the acquisition location. If the property was not impacted, the owner would proceed with a building expansion. CDOT determined in early July that all right-of-way acquisitions for W. 44th Avenue will occur from the north side. Because of the circumstances involved, staff has agreed to extend the variance approval until October 31, 2004. If a building permit has not been granted by this date, the variance will expire. A14- Alan White, Community Development Director ~'Av ~ i 13, 2004 Alan C. White, AICP The City of Wheat Ridge 7500 W. 29`i' Ave. Wheat Ridge, CO 80033 RE: Rocky Mountain Forest Products Construction Project at 11722 W 44`h Ave. Dear Alan, Please accept this letter as our request to continue with the construction project we started in June of 2003. We are now ready to get a building permit issued so that we may start with the building addition. A variance was required and was to expire after 180 days of approval. I have asked about now an extension could be made and was advised that an extension was not needed (by Marion). I believe that was do to the proposal from CDOT that was going to have a construction project on West 44`h Ave. That proposal is still not finalize and Gary Fells of CDOT has indicated that their recommendation will most likely not have an adverse impact on our property, this conversation took place mid-June. We have had to address an issue with truck access to and from our property located at 11722 West 44th Ave. We have now provided a solution to the concerns for the trucks entering and exiting the property. We have made it possible for trucks'to make a turn around within the property. This was made possible by locating a second storage lot in which we can now store inventory that was not previously possible due to the limited space. This was one of the recommendations'as a solution to the entry and exit of trucks. uat ec R age, We would like to proceed with our little project as soon as possible and request a < building permit be issued. Should you need additional information, please call me and Colorado. thanks for your expeditious response. 303-420-3331. Sincerely, 80033 ~ rLa U. 303/42 2-9786 y MartlrieZ ce 1-860-774-9786 CC: Dennis L Hoefer,. President Michael Heeler, VP Fax 303/422-8940 - www.rmfp.com STATE OF COLORADO Department oT STATE OF COLORADO Region 6 6 - Right of Way 2000 South Holly Street Denver, Colorado 80222-4818 QT. (303) 757-9847, FAX (303) 757-9053 E-mail: gary.fells@dot.state.co.us oEe~ o~~ Gary C. Fells Region Acquisition& Relocation Supervisor CD To Whom It May Concern: As you probably know, an Environmental Assessment was recently prepared by the U.S. Department of Transportation Federal Highway Administration, and Colorado Department of Transportation, to examine numerous alternatives associated with proposed improvements to the I-70/SH 58 Interchange. Several public meetings were held to illustrate the design alternatives under consideration, and to seek public input regarding the pros and cons of each alternative. After careful consideration of the many components involved in selecting a preferred alternative, a design configuration was arrived at, and early design engineering began to more accurately identify the impacts to those properties ultimately affected by the selected.alternafive. However it was then determined that to remain in compliance with the requirements of the National Environmental Policy Act, (NEPA) an additional study would be necessary to address the possible impacts to 44 h Avenue created by the relocation of the I-70 off and on ramps. The segment of 44 h Avenue that is currently being re-examined is between Ward Road and approximately 600 feet east of Tabor Street.. Three design alternatives have been developed for this segment of 44 h Avenue. These design altematives include: Widen 44 h Avenue to the north Widen 44 b Avenue to the south Widen 44 h Avenue to the north and to the south Since you are receiving this letter, your property has been identified as one that may be impacted by at least one of the proposed alternatives. In an effort to allow you an opportunity to vieK the three alternatives, and provide your comments and input, we are scheduling a meeting f9r the affected landowners at the following time and location. Baptist Church Thursday, May 6.2004 Open House 4:00 p.m. to 7:00 p.m. 3810 Youngfield Street We are very hopeful that you can attend this meeting, and we will have personnel available to address any concerns you may have. If for any reason you cannot attend, but desire additional information concerning the possible impacts to your property, please contact me at (303) 757-9847, or at my e-mail address - izarv.fe1lsQdot.stat;e.co.us - and I will be happy to discuss these proposals with you. Sincerely, Gary ells, rvrsor ui 'tion/Relocation City of Wheat Ridge _n4co Community Development Department Memorandum TO: Applicant; File FROM: Alan White, Director of Community Development SUBJECT: Case No. WA-03-23/Rocky Mountain Forest Products DATE: December 18, 2003 Case No. WA-03-23 is an application by Rocky Mountain Forest Products, requesting approval of an administrative variance. The request is for approval of a 5-foot front yard setback variance to the 50- foot front yard setback requirement resulting in a 45-foot front yard setback in a Commercial-One (C-1) zone district on land located at 11722 West 44`h Avenue. Pursuant to Section 26-115(C) of the City of Wheat Ridge Code of Laws, the Director of Community Development is empowered to decide upon applications for minor variances or waivers (10% or less), without requirement of public hearing, provided that the following conditions are met: 1. The variance or waiver does not exceed ten percent (10%) of the minimum or maximum standard; and 2. The Director of Community Development concludes that the "findings of fact," as set forth below, are substantially complied with and support the request; and 3. The Director of Community Development has notified adjacent property owners by letter notice and posting of the site at least ten (10) days prior to rendering his decision, and that no legitimate protests have been received in such ten-day period; and 4. That no additional dwelling units would result from approval of such variance or waiver; and 5. That the limitations of Charter Section 5.10.1. are not exceeded. If all the conditions above are met, the Director of Community Development may issue an administrative variance provided the findings of fact below are met: Findings of Fact: The Director of Community Development shall decide upon a request for a variance or waiver, and shall base his decision in consideration of the extent to which the following facts, favorable to the applicant, have been established by the evidence: 1. Can the property in question yield a reasonable return in use or income if permitted to be used only under the conditions allowed by regulation for the district in which it is located? 2. If the variation were granted, would it alter the essential character of the locality? 3. Does the particular physical surrounding, shape or topographical condition of the specific property involved result in a particular and unique hardship (upon the owner) as distinguished from a mere inconvenience if the strict letter of the regulations were carried out? 4. Has the alleged difficulty or hardship been created by any person presently having an interest in the property? 5. Would the granting of the variance be detrimental to the public welfare or injurious to other property or improvements in the neighborhood in which the property is located, by, among other things, impairing the adequate supply of light and air to adjacent property, substantially increasing the congestion in the public streets or increasing the danger of fire or endangering the public safety, or substantially diminishing or impairing property values within the neighborhood? 6. If criteria one through five are found, then would the granting of the variance result in a benefit or contribution to the neighborhood or the community, as distinguished from an individual benefit on the part of the applicant, or would granting of the variance result in a reasonable accommodation of a person with disabilities? This request for an administrative variance meets all applicable conditions as required by Section 26- 115(C) of the City of Wheat Ridge Code of Laws. Staff has not received legitimate written comments in opposition to this request from the surrounding neighbors. Case No. WA-03-23 is hereby: ❑ APPROVED ❑ DENIED 0 APPROVED WITH CONDITIONS: The approved 5' encroachment into the required 50' setback be limited to a building expansion of not more than 20' in width as shown on the submitted site plan. ❑ WITHOUT CONDITIONS Director of Community Development ~ ~Th~e City of 7500 WEST 29TH AVENUE WHEAT RIDGE, COLORADO 80215 -V~/heat December 1, 2003 Ridge Mr. Michael Hoefer Rocky Mountain Forest Product 11722 West 44"' Avenue Wheat Ridge, Colorado 80033 RE: Site Expansion at 11722 West 44"' Avenue Dear Mr. Hoefer, This letter serves as a follow up letter to our meeting last week regarding the above referenced topic. The Public Works Department has conducted a thorough review of the expansion plan. The Department's position remains the same as commented in the first review in June 2003 with regards to the truck access to this property. The current property layout does not allow proper and adequate space for semis to safely access the property. We have observed, on numerous occasions, where a semi trailer would block the entire 44`I' Avenue traffic to access the loading/unloading area. West 44`h Avenue, a major collector, carries 12,500 vehicles per day and this blockage is not safe or acceptable to the City. The Public Works Department requires a new circulation and access design in conjunction with the expansion. Based on our review, there are three options for your examination. One is to create a gated access on Tabor Street frontage to be utilized in concert with the current access on 44`h Avenue for the improved access. The second option is to widened the west access and route the delivery trunks through this driveway and a new gate at the perimeter fence. The current driveways can be widened to accommodate the turn. The third option is to arrange the space within the lot to allow the truck to perform a three-point turn. This option will not require a creation of a new access onto Tabor or anywhere in the lot. The selected access/circulation plan shall allow the semis to exit or enter the site in a forward fashion to minimize the disruption to 44°i Avenue traffic. I am available to discuss the letter with you if you desire. Please feel free to contact me at 303- 235-2862 if you have any questions regarding this letter. Sincerely, Steve Nguyen, P.E. Engineering Manger cc: Tim Paranto, Director of Public Works Alan White, Director of Planning and Development Dave Brossman, Development Review Engineer Meredith Reckert, Senior Planner (303) 234-5900 • ADMINISTRATION FAX: (303) 234-5924 • POLICE DEPARTMENT FAX: (303) 235-2949 GEORGE LOUIS ISQUITR Home Phone 303-940-8 Email gli@oaamstnet City of Wheat Ridge 7500 West 29th Avenue Wheat Ridge, Colorado 80033 Dear Planning Division, 4350 Tabor St. Wheat Ridge CO. Jefferson 80033 % 4 V December 01, 2003 There are a couple of things that should be of concern before any consideration to grant further compensation to said property. First , Is the building in the back with in property easement, it appears to be only a few feet from my back yard fence line. Second, By adding several feet of black top in their yard did they not only kill one of the nicest trees in the community at the entrance to tabor street, but by doing so has now lowed the required fence height adjacent to residential property. Third, Will this in any way have some sort of impact on the future interstate off / on ramp being proposed just on the other side of west 44th, perhaps with the amount of accidents turnings on to tabor, maybe a left hand turn lane would be of some consideration. It's just that before we keep giving we to make sure we are clean on existing grants already made Sincerely, George L. Isquith Account ID: Case No. WA-03-23 POSTING CERTIFICATION CASE NO. WA-03-23 PLANNING COMMISSION / CITY COUNCIL / BOARD OF ADJUSTMENT (Circle One) HEARING DATE: I, C & D Tnvestments, G.P. (name) residing at 11722 W 44TH Avenue, Wheat Ridge, CO 80033 (address) as the applicant for Case No. WA-03-23 ; hereby certify that I have posted the Notice of Public Hearing at 11722 W 44TH Avenue, Wheat Ridge, CO 80033 (location) on this 20 day of November 203_, and do hereby certify that said sign has been posted and remained in place for fifteen (15) days prior to and including the scheduled day of public hearing of this case. The sign was posted in the position shown on the map below. Signature: NOTE: This form must be submitted at the public heaKini on this cas applicant's case file at the Department of Planning and Development. placed in the OAV 6HER 5UB ; A.M.T. OEVELOPMPNT VC-1 CORP. R-11 Ms.9s5 8 e:\planni nglformslpostingcky Rev. 6/6/01 3 -2 PARK Isnp-vnnl 5UB C-2 C-1 PARK PLACE PCD WZ.8a, WZ- 12 # 1 Owner Site Mail LandUse TaxDist Bedrm:3 # 2 Owner Site Mail LandUse TaxDist Bedrm: # 3 Owner Site Mail LandUse TaxDist Bedrm:2 # 4 Owner Site Mail LandUse TaxDist Bedrm: # 5 Owner Site Mail LandUse TaxDist Bedrm: # 6 Owner Site Mail LandUse TaxDist Bedrm: # 7 Owner Site Mail LandUse TaxDist Bedrm:4 # 8 Owner Site Mail LandUse TaxDist Bedrm: WA -o~-a3 / zaa 11el "I*~e ' e MetroScan / Jefferson :Meakins Doris H Schedule :043787 :4340 Tabor St Wheat Ridge 80033 ''n 1,.1 :4340 Tabor St Wheat Ridge Co 80033 7003 0500 0004 7661 3729 :1112 Res,Improved Land Price 3109 Bth:1.75 YB:1957 :C & D Investments :11730 W 44th Ave Wheat :11722 W 44th Ave Wheat :2112 Com,Improved Land :3109 Bth: YB: OwnerPh . Parking:Mixed TypeFirepl:l TotArea:1,666 Ac:.92 • MetroScan / Jefferson • Schedule :043831 Ridge 80033 Ridge Co 80033 Parking: MetroScan 7003 0500 0004 7661 3736 Price OwnerPh Firepl: TotArea: Ac:.79 / Jefferson • Schedule :043945 Parcel :39 201 10 002 7003 0500 0004 7661 3743 OwnerPh :Isquith George L :4350 Tabor St Wheat Ridge 80033 :4350 Tabor St Wheat Ridge Co 80033 :1112 Res,Improved Land. :3109 Bth:1.00 YB:1939 Parking: KetroScan :Mcnutt Tania R :11673 W 44th Ave Wheat Ridge 80033 :1840 Glen Ayr Dr Lakewood Co 80215 :2177 Vacant,Commercial,Limited Size 3109 Bth: YB: Parking: Met Scan :Sutton Ilynn H :11691 W 44th Ave Wheat Ridge 03 :11691 W 44th Ave Wheat Ridge o :5112 Res, Apartments, Improved La 3109 Bth: YB:1971 Parking: s`°` • MetroScan / :Budd John V :11681 W 44th Ave Wheat Ridge 80033 :1601 S Lansing St Aurora Co 80012 :5112 Res,Apartments,Improved Land :3109 Bth: YB:1971 Parking: MetroScan / :Olivieri Antonio F :6531 pahoe Dr Evergreen 80439 :6531 Arap oe Dr Evergreen Co 80439 :1112 Res, Imp ved :4491 Bth. .00 YB-2 Parking:Basement MetroScan * :Johnson W L :11680 W 44th Ave Wheat Ridge 80033 :11600 W 44th Ave Wheat Ridge Co 80033 :5178 Misc,Residential,Mixed Use Land 3109 Bth: YB:1963 Parking: Dennis & Cheryl Hoefer 11722 W. 44th Ave. Wheat Ridge, CO 80033 Firepl: TotArea:967 Ac:.27 Jefferson Schedule :089315 n....--I .~a oni nn nna 7003 0500 0004 7661 3750 Price OwnerPh Firepl: TotArea: Ac:.15 Jefferson - • Schedule :148689 7003 0500 0004 7661 3767 Price OwnerPh Firepl: TotArea:5,280 Ac:.31 Jefferson • Schedule :148690 703 0500 01104 7661 3774 rice :$150,000 Full OwnerPh . Firepl: TotArea:5,280 Ac:.31 Jefferson • Schedule :205071 Parcel :51 203 02 024 Xferd :03/15/2002 Price :$444,500 OwnerPh Firepl:I / Jefferson Schedule 7003 Price OwnerPh Firepl: TotArea:2,569 Ac:1.23 ' :405809 0500 0004 7661 3781 TotArea:11,939 Ac:1.60 7003 0500 0004 7661 3798 rn;.'. '?0 Zp03 jlc~~ / Information compiled from various sour"cE.' eal Estate Solutions makes no representations or warranties as to the accuracy or completeness of information contained in this report. 7500 West 29th Avenue The City of Wheat Ridge, Colorado 80033 Wheat Telephone 303/235-2846 Ridge FAX 303/235-2857 November 20, 2003 This is to inform you of Case No. WA-03-23, a request for administrative approval of a 5 foot front yard setback variance from the required 50 foot front yard setback resulting in a 45 foot front yard setback on C-1 (Commercial-One) zoned property located at 11722 W. 44" Ave. Pursuant to Ordinance No. 1200, a determination request can be granted by the Community Development Director without need for a public hearing. Prior to the rendering of a decision, all adjacent property owners are required to be notified of the request by certified mail. If you have any questions, please contact the Planning Division at 303-235-2846 or if you would like to submit comments concerning this request, please do so in writing by 5:00 p.m. on December 1, 2003. Thank you. e Aplann ing\foms\zapubnot.wpd Property appraisal system 1 OF 1 IISch:189694 Parcel ID:39-201-10-004 Status:Active Property Type:Commercial 11722 W 44TH AVE II WHEAT RIDGE CO 80033 II IlMailinQ Address:lISAME ADDRESS AS PROPERTYII IlOwner Name II IIHOEFER DENNIS L II ER CHERYL) IlSubdivision Name: 615800 PROSPECT PARK PLACE MINOR SUBII e Date 12-19£ Location Map/Additional Information Send mail to assessorCa co.iefferson.co_us with questions or comments about this Website. Copyright @ 2003, Jefferson County, Colorado. All rights reserved. A Map of How to Get to Our Office Website information current through: I1-15-2003 Page 1 of 1 http://ww4.jeffco.us/ats/displaygeneral.do?sch=189694&offset=0 11/19/2003 Home CAl0 r'Jl£ 1 Property Records I IIIl1bt-F1lJitlflrl * Search Parameters * Jefferson (CO) * 11/19/2003 * 3:28 PM Parcel Number ...9 39 201 10 004 39 201 10 002 39 201 10 001 39 201 10 003 39 201 10 007 39 201 10.008 39 201 04 013 39 201 04 011 39 201 04 009 IVI . viN 105M L 3-C 003 9•E 002 ° ~ I I IOL 10'E S 1 UB i 55e 75 13-C 1' C03 002 n n v I 'ol ~ 006 - 016 I- r 13-6 r~ v 8 I ° m 13221 170 70' I O 00 a I m 16 1 3 -A 00 ~f SUB SUB 210' 10$ y fl) 13-G 13-F 33 3 H 10' 05 2 012 (E1' 1J 13-D 001 007 Id 13-M 15-N 0 12 6 013 O11 ' 04 87042647, / ^ ✓ • 07042046 WH 85101341 WH 85101341 io WH tlS101338 y W. 44th. Avenue _ - QC SAW-, JC 19 679 ^ -n m I 1376 341.57- pp2? I J I I-K 12-H 11},g (NORTH LINE LOT 3 PROSPECT 1 37.66' -14.26 PT PARK PLACE MINOR S USA 2.34 TR: A J~ 8 PART OF 140' ECT PROS o 0 I I•G m W N e PARK N PROSPE CT PARK 007 ~ M ✓ 341.70* 40 PLACE 2 PLACE MINOR 121 MINOR ooe 02 TR:B-A tI c m e SUB, _ SUB - u REPLAT . O IL1 IQ Is.ei TR.-IC O02 OF LOTS 2 AND 3 ~ r 09 N °ol 18596 . 15613 010 11-L m w m N m v N 185)7' 11.= 15613 .IFH 0 008 9 009 1 E 5E 17 7&118 wz-89-3 PID - s A-1 - LAKEMONT CENTER SUBi fi'>✓ A-2 'i r f i ` i~ - - ~ Y Ltl ° a PCD A-1 TA50R PROPERTIES A-1 PCD 1 wzas7 C-1 PCD A-1 p-1 s s wz-8.}31 ° OAA5HER 5U5 WZA&16 WE9S18 R-1 MS 9S5 co PFobtlc C-1 9 _ C A.M.T - DEVELOPMENT WZ-90.8 - - CORP. C-1 W NTIIAVE - wz- 88-5 SHUMWAY WESTLAKE~ °>a f ¢ K o KE-SUB SUe 2 Z PEARL A-2 OF THE sup- l 8.e. C-1 wZe 1 C Z VALLEY - x ' sue _ - - m R-1 A-2 A 1 a - 4 i - - SE 20 IL N _I PR05PECT PARK PLACE PCD wz.e l WZ-88-12 OFFICIAL NE 20 ZONING MAP C (DESIGNATES OWNERSHIP) WHEAT RIDGE -WATER FEATURE COLORADO - DENOTES MULTIPLE ADDRESSES D 100-YEAR FLOOD PLAIN 0 [CO `-L (APPROXIMATE LOCATION) DEPARTMENT OF MAP ADOPTED: June 15, 1994 PLANNING AND DEVELOPMENT Last Revision: September 10, 2001 ~ WHEAT pro LAND USE CASE PROCESSING APPLICATION u m Community Development Department 7500 West 29th Avenue, Wheat Ridge, CO 80033 Phone (303) 235-2846 cOtORA (Please print or type all information) Applicant lCpc~'~/ /rya,4,,- rt~~dress It 7,1IA G(/ 04LXpel Phone ,3c-8-~o7C °335/ city 4-L State CO Zip YDO 3 Z~ Fax 3 -39-3 Owner b~ r7PSL7Y/P/TS Address e5Ag,& 115 Afhove Phone City State Zip Fax Contact 4444 Yom; Y74 e ~ Address ~4rsi ° /ft lb6me, Phone City State Zip Fax (The person listed as contact will be contacted to answer questions regarding this application, provide additional information when necessary, post public hearing signs, and will receive a copy of the staff report prior to Public Hearing.) Location of request (address): Ale 6 74 q Gtf O ° Type of action requested (check one or more of the actions listed below which pertain to your request): Application submittal requirements on reverse side ❑ Change of zone or zone conditions ❑ Special Use Permit ❑ Consolidation Plat ❑ Subdivision: Minor (5 lots or less) ❑ Flood Plain Special Exception ❑ Subdivision: Major (More than 5 lots) ❑ Lot Line Adjustment ❑ Right of Way Vacation ❑ Planned Building Group ❑ Temporary Use, Building, Sign ❑ Site Development Plan approval Variance/Waiver (from Section ) ❑ Other: Detailed description of request: /klrYwl s&Av - d5D5-n61cr ~ eg( 41~,ee a4;o>-r J~~e Required information: Assessors Parcel Number: Size of Lot (acres or square footage): Current Zoning: Proposed Zoning: Current Use: Proposed Use: I certify that the information and exhibits herewith submitted are true and correct to the best of my knowledge and that in filing this application, I am acting with the knowledge and consent of those persons listed above, without whose consent the requested action cannot lawfully be accomplished. Applicants other than owners must submit power-of-attorne from the owner which approved of this action on his behalf. P~~RIN . A • Signature of Applicant p . Subscribed and sw t to me this day of J)e •o Notary Publi • e,P My commission expires 0~O MY commission Expires 04/1 W006 To be filled out by staff: Date received l / 7 /03 Fee $,&2 •4O Receipt No. 10,995 Case No. ~ 3 Comp Plan Desig Zoning / Quarter Section Map /✓E,20 Related Case No. Pre-App Mtg. Date Case Manager yClrA62.C~ WEST 44TH AVENUE 60 0 60 120 Feet Case No.: A0323 Quarter Section Map N App: Last Name: Rocky Mtn. Forest Product Related Cases: App: First N ame: /o Larry Martinez Case Histor y: Owne r: Last Name: C & D Investments Owner: First Nam e: I App Addre ss: 11722 W. 44th Ave. Review Body: City, State Z ip: heat Ridge, CO 80033 App: Pho ne: 303420-3331 APN: Owner Address: ame 2nd Revie w Body: City/St ate/Zip: 2nd Review Date Owner Phone: I Decision-making Body Project Address: 11722 Appro vallDenial Date: Street Name f~iest 44th Avenue City/State, Zip: heat Ridge, CO 80033 Reso/Ordinance No.: Case Disposition: I Project Planner: Reckert File Lo cation: ctive Notes: I Follow- Up: I o.: NE20... 5 ft. front yard setback ariance to 50 ft. front yard etback requirement dm.. 39-201-10.004 { dm. I Conditions of Approval: District: IV _ Date Rec eived: 11/1712003 Pre-App Date: F_ T! jr _V ii