HomeMy WebLinkAbout1982-08-17; City Council; 7125; 893 UNIT TENTATIVE TRACT MAP AND PLANNED UNIT DEVELOPMENT CT 82-12 PUD 42 BARNES+g I -4
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I e CITaF CARLSBAD - AGENDk BILL
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a'B# /as.)- TITLE! 893 UNIT TENTATIVE TRACT MAP AND
MTG. :,17/82 CT 82-12/PUD-42, BARNES
PLANNED UNIT DEVELOPMENT.
PL DEPT.
RECOMMENDED ACTION:
Both the Planning Staff and Planning Commission recommend t this application be APPROVED and that the City Attorney be
directed to prepare documents APPROVING CT 82-12/PUD-42, pe Planning Commission Resolution No. 1989.
ITEM EXPLANATION
This item is an 893 unit tentative tract map and planned un
development on 263 acres of land located south of Lake Cala
and approximately one mile east of El Camino Real in the R-
10,000 zone.
A project proposed by the applicant on this site was denied the City Council in March 1982. The Council's concerns wer design of the project, the environmental impacts that would created and the lack of a variety of housing types. Since time, the applicant has worked closely with staff to redesi project to satisfy these concerns.
The proposed project is now comprehensively designed and me all the development standards and design criteria of the P1 Development Ordinance. The Commission could make all the
mandatory findings for the project and, therefore, is recommending approval.
Through staff review and Planning Commission hearing, all i on this matter have been satisfactorily resolved.
ENVIRONMENTAL REVIEW
The Planning Director has determined that the impacts of th project were addressed in previously certified environmenta documents and, therefore, has issued a Notice of Prior Environmental Compliance on July 19, 1982.
FISCAL IMPACTS
The applicant will provide all required public improvements the project. Also, the applicant has agreed to pay a publi facilities fee to offset the costs of providing all other p
services.
EXHIBITS
A) PC Resolution No. 1989
B) Staff Report, dated July 28, 1982, w/attachments
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PLANNING COMMISSION RESOLUTION NO. 1989
A RESOLUTION OF THE PLANNING COMMISSION OF THE C
561 LOT (893 UNIT) TENTATIVE TRACT MAP AND PLANN
UNIT DEVELOPMENT ON PROPERTY GENERALLY LOCATED S
OF LAKE CALAVERA AND APPROXIMATELY 1.5 MILES EAS OF EL CAMINO REAL.
APPLICANT: THE BARNES CORPORATION
OF CARLSBAD, CALIFORNIA, RECOMMENDING APPROVAL 0
CASE NO: CT 82-1 2/PUD-42
WHEREAS, a verified application for certain prop
Those portions of Lots "Dw and "L" of Rancho Agu
according to Map 823 filed November 16, 1896
has been filed with the city of Carlsbad, and referred to
Planning Commission; and
wit:
WHEREAS, said verified application constitutes a
as provided by Title 21 of the Carlsbad Municipal Code; a
WHEREAS, the Planning Commission did, on the 28t
July, 9982, hold a duly noticed public hearing as prescri
to consider said request; and
WHEREAS, at said public hearing, upon hearing an
considering all testimony and arguments, if any, of all p
desiring to be heard, said Commission considered all fact
relating to the Tentative Tract Map and Planned Unit Deve
NOW, THEREFORE, BE IT HEREBY RESOLVED by the Pla
Commission as follows:
A) That the above recitations are true and correct,
B) That based on the evidence presented at the public he Commission recommends APPROVAL of CT 82-12/PUD-42, ba
following findings and subject to the following condi
Findings:
1) The project is consistent with the city's general pla the proposed density of 3.4 du/acre is within the den
of 0-4 du/acre specified for the site as indicated on Use Element of the General Plan.
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2) The site is physically suitable for the type and den the development since the site is adequate in size a
to accommodate residential development at the densit
proposed.
3) The project is consistent with all city public facil
icies and ordinances since:
a) The Planning Commission has, by inclusion of an
condition to this project, insured that the fina not be approved unless the City Council finds th service is available to serve the project. In a
the Planning Commission has added a condition t shall be placed on the final map that building F not be issued for the project unless the City En
determines that sewer service is available, and
cannot occur within the project unless sewer ser
remains available, the Planning Commission is sa
that the requirements of the public facilities e
the General Plan have been met insofar as they a sewer service for this project.
Park-in-lieu fees are required as a condition of
All necessary public improvements have been prov will be required as conditions of approval.
The applicant has agreed and is required by the of an appropriate condition to pay a public faci
Performance of that contract and payment of the
enable this body to find that public facilities available concurrent with need as required by th Plan.
Adequate water for the project will be provided city of Carlsbad.
b)
c)
d)
e)
f) A letter has been submitted by the Carlsbad Scho! ensuring that adequate school facilities will be
to this project concurrent with need.
4) The proposed project is compatible with the surround
land uses since surrounding properties are designate residential development or open space on the General
This project as conditioned will not cause any signi environmental impacts and an Environmental Impact Re previously-certified for this project by the city.
6) All design criteria and development standards of the Development Ordinance are met by this project.
5)
PC RES0 NO. 1989 -2-
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General Cond it ions
1) Approval is granted for CT 82-12/PUD-42, as shown on
(1 A" - "Y", dated June 15, 1982, incorporated by refe
on file in the Planning Department. Development sh
substantially as shown unless otherwise noted in the
tions.
2) This project is approved upon the express condition
final map shall not be approved unless the City Coun as of the time of such approval that sewer service i
to serve the subdivision,
3) This project is approved upon the express condition building permits will not be issued for development
subject property unless the City Engineer determines
facilities are available at the time of application
sewer permits and will continue to be available unti
occupancy. This note shall be placed on the final m
4) This project is approved upon the express condition
applicant shall pay a public facilities fee as requi Council Policy No. 17, dated April 2, 1982, on file
City Clerk and incorporated herein by reference, and to the agreement executed by the applicant for payme fee a copy of that agreement dated June 22, 1982, is with the City Clerk and incorporated herein by refer said fee is not paid as promised, this application w
consistent with the General Plan and approval for th
shall be void.
The applicant shall pay park-in-lieu fees to the cit
the approval of the final map as required by Chapter
the Carlsbad Municipal Code.
5)
Planning :
6) Approval of this request shall not excuse compliance
sections of the Zoning Ordinance and all other applil ordinances in effect at time of building permit issu,
The applicant shall prepare a reproducible mylar of
site plan incorporating the conditions contained her! site plan shall be submitted to and approved by the : Director prior to the issuance of building permits.
8) The applicant shall establish a homeownerss associat
corresponding covenants, conditions and restrictions CC&R's shall be submitted to and approved by the Pla
Department prior to final map approval,
The applicant shall prepare a detailed landscape and plan which shall be submitted to and approved by the Director prior to the issuance of building permits.
10) All parking lot trees shall be a minimum of 15 gallo size.
7)
9)
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11) A Master Plan of the existing on-site trees shall be to the Planning Department as part of the final grad
determine which trees shall be saved prior to the is
grading permit or a building permit, whichever occur
12) All landscaped areas shall be maintained in a health thriving condition, free from weeds, trash, and debr
13) Any signs proposed for this development shall be des
conformance with the city's Sign Ordinance and shall
review and approval of the Planning Department prior
stallation of such signs.
14) Trash receptacle areas shall be enclosed by a 6 foot masonry wall with gates pursuant to city standards.
of said receptacles shall be approved by the Plannin Director.
15) All roof appurtenances, including air conditioners, architecturally integrated and shielded from view an buffered from adjacent properties and streets to the
satisfaction of the Planning Department and Building
16) The applicant shall submit a street name list consis
the city's street name policy subject to the Plannin Director's approval prior to final map approval,
The project shall provide bus stop facilities at ~OC
subject to the satisfaction of the North County Tran trict. Said facilities shall at a minimum include a
free from advertising and a pole for the bus stop si bench and pole shall be designed in a manner so as t
detract from the basic architectural theme of the pr
said design shall be subject to the approval of the
Director and North County Transit District.
17)
18) All carports located in Areas 8, 9 b IO shall comply setbacks as shown on Exhibits "X" and "Y", dated Junc
1982.
19) The maintenance of the 30' wide landscaped easement,
including the 8' wide pedestrian/bicycle trail, shal responsibility of the homeowners association.
20) The recreational vehicle storage areas shall be cons
conformance with the requirements of Section 21-45-0 the Planned Development Ordinance. At least one of recreational vehicle storage areas shall be installel landscaped prior to occupancy of any units. The sec storage area shall be installed and landscaped prior occupancy of any units in Phase 5.
21) All property lines shall be located at the top of th
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22) A note shall be placed on the final map showing lots
238 as permanent open space lots.
23) Prior to occupancy of any of the multiple family uni applicant shall construct directory signs at the ent
design of these signs shall be approved by the Plann
Director and Fire Chief,
24) Approval of this project is contingent upon the adog the effective date of the Planned Development Ordina
City Council.
25) Approval of this tentative tract map shall expire tw months from the date of City Council approval unless map is recorded, An extension may be requested by t applicant. Said extension shall be approved or deni
discretion of the City Council, In approving an ext the City Council may impose new conditions and may r
existing conditions.
each parking area showing the location of each unit.
Eng ineer in2
26) Prior to occupancy of any units, the following mitig measures shall be complied with to minimize potentia hazards at the 90" intersection of College Avenue an Road:
A) The installation of appropriate signs with barri
the end of each road indicating the change in ro direction e
B) A curve warning sign with an advisory speed post
C) Appropriate striping and reflective buttons with
These measures shall be subject to the City Engineer
approval .
27) The developer shall obtain a grading permit prior to commencement of any clearing or grading of the site.
28) The grading for this project is defined as "control1 by Section 11.06,170(a) of the Carlsbad Municipal COI Grading shall be performed under the observation of engineer whose responsibility it shall be to coordin inspection and testing to insure compliance of the w the approved grading plan, submit required reports t Engineer and verify compliance with Chapter 11.06 of Carlsbad Municipal Code.
29) Upon completion of grading, the developer shall insu "as-graded" geologic plan shall be submitted to the
Engineer. The plan shall clearly show all the geolo
exposed by the grading operation, all yeologic corre
the intersection from each direction,
center of the road at the curve.
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measures as actually constructed and must be based o
map which represents both the pre and post site grad plan shall be signed by both the soils engineer and
engineering geologist. The plan shall be prepared o or similar drafting film and shall become a permanen
30) No Grading shall occur outside the limits of the sub
unless a letter of permission is obtained from the o
the affected properties.
Additional drainage easements and drainage structure
provided or installed as may be required by the City
32) The developer shall pay the current local drainage a prior to approval of the final map or shall construc
systems in conformance with the Master Drainage Plan of Carlsbad Standards ar required by the City Engine
33) Land for all public stresets and easements shown on t
tative map shall be dedicated on the final map and s granted to city free and, clear of all liens and encu
34) All public streets shall be improved by the develope the typical sections shown on the tentative map and conformance with City of Carlsbad Standards prior to of any buildings,
35) The design of all private streets and drainage syste
approved by the City Enciineer prior to approval of t
map. The structural section of all private streets
conform to City of Carlsbad Standards based on R-val
All private streets and drainage systems shall be in
the city and the standard improvement plan check and
31)
fees shall be paid prior to approval of the final ma
36) All private streets and drainage systems shall be ma the homeowner's associat.ion in perpetuity, This res
shall be clearly stated in the CC&R's.
37) All cancrete terrace drains shall be maintained by t
owner's association (if on commonly owned property)
individual property owner (if on an individually own
perpetuity. An approprj-ately worded statement clear
identifying the responsibility shall be placed in th
38) The owner of the subject property shall execute a hc
harmless agreement regarding drainage across the adj
property prior to approval of the final map.
39) The drainage system shall be designed to ensure that resulting from a 10-yea]: frequency storm of 6 hours
hours duration under developed conditions, is equal
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than the runoff from a storm of the same frequency a
duration under existing undeveloped conditions. Bot and 24 hour storm durations shall be analyzed to det detention basin capacities necessary to accomplish t results.
40) The developer shall comply with all the rules, regul
design requirements of the respective sewer and wate
regarding services to the project,
41) The applicant shall agree to utilize reclaimed water
I form, on the subject property in all common areas approved by the City Engineer,
42) The reclaimed water irrigation system shall be maint operated consistent with the requirements of the cit
Carlsbad, under a contractual agreement with the hon
association that is to give the city total assurance would always have the ability to discharge the efflu
43) Irrigation systems to accommodate future reclaimed M be designed and installed consistent with Title 17 c California State Administrative Code and any standar by the city of Carlsbad, Offsite future reclaimed b distribution systems should be anticipated by the in
of adequately sized sleeves at crossing points to mi street excavation,
44) Water shall be provided by the city of Carlsbad unle other arrangement is approved by City Council.
Prior to approval of a final map over any portion of tentative map the developer shall provide for the fc
A) Installation of and easements for all water line to supply water and fire flow to the subdivisior any upsizing necessary to serve adjacent land ax
requirement shall include submittal of a complet hydraulic network calculations for the entire te area,
8) Installation of and easements for all sewer line stations and force mains necessary to carry the
from this project to the Calavera Hills Reclamat
Facility. All offsite sewer appurtenances shall designed for the ultimate area for which they wj
C) Full width right-of-way and full width improvemc
Cannon Road through the subdivision in accordam standards, including median island.
D) Full width right-of-way, full width grading and improvement (excluding sidewalks and median lanc
treatment) of Cannon Road from the subdivision k
College Boulevard.
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E) Full width right-of-way, full width grading and '
improvement (excluding sidewal-ks and median land
treatment) of College Boulevard from Cannon Road
Camino Real.
F) Installation of a traffic signal at the intersec
Cannon Road and Street 'A'.
46) It shall be the responsibility of the developer to s
the easements necessary for the off-site improvement
city will enter into reimbursement agreements with t
developer to provide reimbursement for the construct
sewer system or water system appurtenances required of that required to service this subdivision. The c
not, however, enter into a reimbursement agreement t
reimbursement for any portion of the off-site roadwa
constructions or right-of-way acquisitions required this subdivision .
47) Sewage for this project will temporarily be treated
Encina Treatment Plant. However, the developer must for the systems, facilities, and easements necessary
this projects sewage to its ultimate processing loca the Calavera Hills Sewer Reclamation Facility.
48) Prior to the issuance of a building permit for any u
any phase of this subdivision the developer must pro
two separate access roads into and out the subdivisi to the approval of the City Engineer.
49) Prior to the approval of a final map over phase four
tentative map, the developer shall provide an altern roadway outlet from the west end of Street 'Aq to Co
Boulevard. The specific alignment and design of thi
secondary access road shall be in accordance with ci standards and shall be to the satisfaction of the Ci Engineer. Should the City Engineer deem it necessar signalize this proposed College Avenue intersection,
developer shall enter into a secured agreement with
for the construction of 1/4 the cost of the traffic
50) The design of 'A' street from Cannon Road to 'B' str
include provision for a raised median designed in ac with city standards and to the satisfaction of the C Engineer .
51) Direct access rights for all roads abutting Cannon F street and 'B' street, shall be waived and relinquis
final map or maps.
52) The 60 foot street widths shown on the tentative maF
streets 2B, 2C, 3A, 3B and the loop street west of t intersection of 'A' and 'B' streets shall be reduced feet.
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53) Prior to approval of a final map over Phase 3 of the
map, the developer shall provide for the constructioi
remainder) and the section of 'A' street between the street intersections, The remainder of 'B8 street s
completed concurrent with Phase 4,
street (full width thxu Phase 3 and l/2 width for thl
54) The developer shall construct desiltation/detention
a type and size and at locations as approved by the Engineer, The developer shall enter into a desiltat maintenance agreement and submit a maintenance bond
satisfactory to the City Engineer prior to the appro final map for this project. Each disiltation basin
serviced by an all weather access/'maintenance road.
provisions of this agreement shall apply to any off- borrow sites which may be utilized in the constructi
project as required by the City Engineer. The on-si desiltation basins shall be maintained by the homeow
association.
55) The cul-de-sac street labeled "6D'" on the tentative
together with the surrounding lots shall be redesign provide the minimum 150 foot intersection spacing fr
street. This redesign shall be subject to the appro City Engineer and the Planning Department and shall accomplished prior to the approval of a final map ov three m
Fire Department
56) The applicant shall submit two (2) copies of a site showing locations of existing and proposed fire hydr
on-site roads and drives prior to issuance of a buil permit e
57) An all weather access road shall be maintained throu construction,
58) All required fire hydrants, water mains and appurten be operational prior to combustible building materia
located on the project site,
59) Brush clearance shall be maintained within a minimum of 30 feet to each residence,
60) A11 fire alarm systems, fire hydrants, extinguishing automatic sprinklers, and other systems pertinent tc project shall be submitted ts the Fire Department fc
prior to construction.
61) All structures shall be protected by automatic fire systems to the satisfaction of the Fire Chief until project is within a five minute response time of a c Carlsbad fire station.
-9- ///I PC RES0 NO. 1989 I
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2) The landscaping in the median island and along the F Cannon Road shall comply with the Parks and Recreati
Department's streetscape theme.
3) The homeowner's association shall be responsible for maintenance of the landscape treatment up to the edg public sidewalks.
part of the erosion control measure on all graded PC
future consideration. This treatment shall be perfc
immediately after the rough grading operation is con
5) Prior to approval of any final maps for this project
applicant's landscape architect shall submit a plan planting and maintenance of a11 common slope areas. shall classify slopes and their required maintenancc conformance with City Council Policy No. 23.
4) The developer shall apply and germinate an approved
d adjacent to all public at the rate of one per lot and the trees are to be 1 back from curb or sidewalk, or as otherwise approve<: Parks and Recreation Director.
PASSED, APPROVED AND ADOPTED at a regular rneeti.1
Planning Commission of the city of Carlsbad, California,
28th day of July, 1982, by the following vote, to wit:
AYES: Chairman Farrow, Commissioners Marcus, I
Schlehuber, Jose, Friestedt and Rawlins. NOES: None,
ABSENT : None D
ABSTAIN: None.
VERNON J, FARROW, JR., C
CARLSBAD PLANNING COMMIS
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CATION ScIBMIm
J 0. v(& 15, 1982
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STAFF REPORT
DATE : July 28, 1982
TO: Planning Commission
FROM: Planning Department
SUBJECT: CT 82-12/PUD-42, CARLSBAD HIGHLANDS - Request for a
lot; 893 unit Tentative Tract Mapand Planned Unit Development on property generally located south of L
Calavera and approximately one mile east of El Camin Real in the R-A-10,000 zone.
I. PROJECT DESCRIPTION AND PAST HISTORY
The applicant is proposing a 561 lot; 893 unit tentative trac map and planned unit development to be built in 7 phases on 2(
acres of land located as described above. The proposed projec
will consist of single-family dwellings, duplexes, townhouses flat-on-flat units and condominiums arranged in 10 villages.
The northern third of this site is relatively flat and is pre- sently being used for agricultural purposes. Host of the rema
ing portion of the site is made up of moderate to steep hillsi covered with native vegetation consisting of chaparral, coaste sage scrub, southern California grassland and riparian woodlar
As this project is proposed, over half of these natural habita will be preserved. Wherever possible, development has been concentrated in the already disturbed areas and in areas with
habitat value.
The subject property is zoned R-A-10,000 (residential agri-
cultural - 10,000 square foot minimum lot size), The project
will have a density of 3.4 du/ac, which is in conformance with
the RLM (0-4 du's/acre) land use category designated for the
majority of this site.
A previously proposed project for this site was denied without
prejudice by the City Council at their meeting on March 19, 19: Although the Council did not feel the project was premature, they felt it was not an acceptable or good planned unit
development. Specifically, the Council had concerns with:
1. the lack of design tradeoffs for a planned unit
2. the destruction of most of the natural habitats;
3. the alteration of the site by grading; and
4. The lack of variety of housing types.
development; and
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- The Council denied the project and directed the applicant and staff to work together and return with a revised development
plan.
11. ANALYSIS
Planning Issues
1. Does the project conform with the development standards
2. Does the project conform with the design criteria of
of the Planned Development Ordinance?
the Planned Development Ordinance?
Discussion
Development Standards
This project meets or exceeds all of the development standards of
the Planned Development Ordinance. Access to the units will be provided by a system of public streets, private streets and
private driveways.
and townhouses will have attached two car garages. All of the
condominiums and flat-on-flat units will have one covered and one uncovered parking space within 150' of the unit. The multiple
family neighborhoods will provide all of the required guest
parking within their parking areas.
available on all of the public streets within this project.
Additionally, this project exceeds the recreation requirements of
the Planned Development Ordinance. areas will be provided in seven locations as shown by Exhibit
Exhibits "Htl and ''I" . In addition, each unit will have a private
recreation area consisting of balconies, patios and fenced rear
yards.
All other development standards are met by this project.
Design Criteria
The applicant has worked closely with staff to ensure that this
project is site sensitive and that it meets the intent and pur-
pose of the Planned Development Ordinance's design criteria. Development has been concentrated on the flatter, already dis-
turbed portions of the site. effects. It has allowed the applicant to reduce the amount of grading by 25% from his previousy proposed project. of natural habitat being preserved has increased from 19.5 acres
to 75.4 acres, which represents over half of the existing natural habitats on the site, In addition, the natural areas that are
being preserved are the best natural habitats on the site.
All of the single-family dwellings, duplexes
Extra guest parking will be
Active common recreation
"D". Details of the common recreation areas are shown by
This has had several beneficial
The amount
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- A notable feature of the project is that it provides a varietl
housing types, including single-family dwellings, duplexes, tc houses, condominiums and flat-on-flat units. All together thc will be five housing types with a total of twenty floor plans, Many of the concepts from the Design Guidelines Manual of the
Planned Development Ordinance have been incorporated into the
design of this project.
Staff believes that this is a good example of what can be accc plished using the new Planned Development Ordinance and rec-
ommends approval of the project.
111. ENVIRONMENTAL REVIEW
The Planning Director has determined that the impacts of this project were addressed in previously-certified environmental
documents and that the additional number of units will not ha significant impact on the environment and, therefore, has iss a Notice of Prior Environmental Compliance on July 19, 1982.
IV. RECOMMENDATION
It is recommended that the Planning Commission ADOPT Resoluti No. 1989 recommending APPROVAL of CT 82-12/PUD-42 to the Cit
Council based on the findings and subject to the conditions
contained therein.
ATTACHMENTS
1. PC Resolution No. 1989
2. Location Map
3. Background Data Sheet 4. Disclosure Form 5. Environmental Documents
6. Reduced Exhibits
7. Exhibits "A" - "W", dated June 15, 1982
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cp&E !)dos - 6T8?-/PUD-38
APPLICANT BARNES CX3wp8
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BACKGKUND DATA SHEET
CASE NO: CI' 82-12/PW42
APPLICANT: BARNES CORPORATION
REQUEST AND LCCATION:
units on 561 lots, south of Lake Calavera approximately 1 mile east of El Camino Real,
Tentative Tract Map and Planned Unit Developnent for
LEGAL DESCRIPTION: mrtions of Lats "D" and "L" of Rancho Aqua Hedionda
according to Map 823 filed November 16, 1896. APN: 168-050-2, 5
Proposed No. of L&s/Units 561 lots (893 units) - Acres 263
GENERAL PLAN AND ZONING
Land Use Designation RLM/RL
Density Allowed 0-4/0-1.5 Density Proposed 3.4
Estisting Zone R-A-10,000 Proposed Zone N/A
Surrounding Zoning and Land Use:
Zoning Land Use
Site R-A-10,000
Vacant North 0-S
South R-A-10 , 000 Vacant
East Oceanside Vacant
West R-A-10,000 Vacant
PUBLIC FACILITIES
School District Carlsbad Water Carlsbad Sewx Carlsbad EDU's -
Public Facilities Fee Agreement, dated
ENVI-AL IMPACT ASSESSMENT
X Negative Declaration, issued July 14, 1982
E.I.R. Certified, dated
Other ,
B n ?LYE S -i&o RAT I ON 0
-I_ - * AZJPLIWT:
I I T- ~ :?a (individual, partnership, joint YattUZe, coqaration,
343 THIRD'STR. STE. 3 LAGUNA BEACH. CALIFORNIA
iiusiness -Address
- (714) 497-4008
Telephone Nher
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Business Ad2ress ..
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Telephone N-er .
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Itme .(in&vidual, partner, joict - . Em2 ZAitress vsnture, caqozztion, syndication)
5'. uainess - Mc?=zss
i'ele25on3 i3cher Telephone Sm.-r
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Telep';.sne ?:u5+er r-- -3LS_3?S;13 - !T&pr
(Attach more sheets If necessary)
I/;.;? dnclzs CY.ZPZ Tszz1ty of perjury that tk inEo,?ation contsized in
closure is t1;:4 zri! correct and that it will remain true and correct ap.
relic5 t~ssa 25 hi23 truo and correct until zxended,
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A291 icant
BY
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ATLi'liCIE4ENT "A"
HUGH K. WARDEN and ANNIE PI. T.IARCEN, husband and wife,
as tcnan-ts i Kcomion, /g7, /y/;y :+
By ;:. ' ', (.' L..-/' i/ y //.,- L.2. &::*lpL-)
By :-.., -7="-&/ /A/&- .. ,& p ..f *-//:?--X /id'
By: -**.A //-,y-p$+jj/>-j- 4 /kg//(. ,</ ~ /LC./< l5-L - -2
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FJXINK A. &jl-1G3ESf JR. and PmX A. RX0UE:S uZL, Trustee
Marjorie S. 6deS Trust. ..
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ADOLF SCI-IOEPE, Trustee under Declaration. of Trust
est&lished October 17, 1968 by PDOLF SCEr3EPZ and
bL2::XTiSi V1:RGINIA SCHOEPE, Trustors (Schoqn-. Family Trust
Ey: &44/&B.%/zZ -&-& . .I ZAW.?*? .
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By t
JOX T. GREEX, a married man, and ROGEXT. L. GREEN, a
marricd man, as tenants in common.
By : /-.
E?y: /fk%L*Cd ; PL. -
ROEERT BRUCE CLREEK, TERRENCE WY CLARK and KEVIN DENXIS
CLA'riK, as tenants in common.
-;
tees ,of the Gill
and Jcne Causey Family Trust dated August 1, 1978,
By :
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AT.TACFSdENT "A"
~i;Gi; OJ. WA~?CZ;N ai;< AXNIZ X. WAZDEN, h.usbclnd and wife,
a:.; 'tcr\.ants ia csrz-mn.
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.. F'&?J:X A. EXCZES, JR. 2nd MARJORIE S. RXODES, husbscd * ar.6 wifs, as tenants in cp-r.cn.
By: k, '
By: \
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PTC7" b u4. r' SCECZX:, Trxstee inder Declarzt.Fon of Trust SCZGE?3 ad nor 7 est2!21Ls:si! Cz'xSer 17 r' 1963 by PLi'uilr
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By:, -U_q
JO>; IT. GXEZ?!, z pzrrFcd nn, and RCBEZT 5;. GXZE?:, a
' mar=l.& zz::, as teiiznts in co1m.3r?.
T-l . z17: ?
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-'.??a g;:i?p? -r ~n.7 F .,d- P. r4-..L .Jb-J ~Afi-r,,?, T";XRENCE GiY CLATX 2nd I<LVIN EESEI C1.F. 7;. --=A.A> I E~S tens.i:-ts in CCTPTO~.
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-, . * p -.J GIX~ E, Cr.a2Li mci ZUIJE H. CAUSEY, Trustees of the Gil ar.d ;EX-? C;iusey F'tlzFly Trcst dated Auqust 1, 1978.
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l!ijcli inj- \;.S.:?.DZ>; a;-.d ~~;,;;JIE !,I. FjP.P.DZ2.i , hiisbarid ar,G wife ,
2s teahnts in cc:fs.ori.
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L FFdiNK &. K3C3ES, JR. and X.?,WOF!IE 'S. R:-!ODZS, husban&
ax? wife, as tenants in cGi;.r,,qn. *
B17 : .* , 3' . .
By: ' /b.
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* ADO12 SGiCI~FjZ, Trustee under Declaration o.f Trust
e s t: .Z?J L i 5 >e c! Oc t c. 5 B r 17, 1368 by ADOi,? SCHOE35 and
>71i;?Ti!A r71RGIKIA SCEGEPE, Trustors (Sck-oepc Fzxily Tzus
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ZO;: T. GX:S5:, 2 i:i.z.rried man, ar?d ROEEXT L. GXZEEK, a
.. nai-ricd ;:?an, as tenants in corzon.'
f, - i>> - +-) "7 /ad_C-. ..
By *+- . , ,
RO::.F:T;.T Ei?i.jCZ CLARX, TERRENCE MAY CLARK dnC KEVIN DEW1
L,~~~.,~~, as tenants in com.on. IYT -< T'T-
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CLLI', 8. CAr;STY and JrjY:Z 3. CAUSEY, Trustees of the Gil
a17.c~ Zvi>.e Cause:- F"c7rnily Trcst d?..ted August 1 , 1978.
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