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VII(B) Floors Direct Small Scale Site Plan – Project #SS-2003-014Mayor S. Scott Vandergrift Interim City Manager V. Eugene Williford STAFF REPORT DATE: April 9, 2004 Agenda 04-20-2004 Item VII BI Commissioners Danny Howell, District 1 Scott Anderson, District 2 Rusty Johnson, District 3 Nancy J. Parker, District 4 TO: The Honorable Mayor and City Commissioners FROM: Thomas Grimms, AICP, Senior Plan n� /6 THROUGH: Russ Wagner, AICP, Community Development Director SUBJECT: Floors Direct Small Scale Site Plan Waiver Request Project # SS -2003-014 ISSUE: Should the Mayor and City Commissioners grant a waiver for the Floors Direct Small Scale Site Plan related to the amount of parking spaces required? BACKGROUND: The proposed Floors Direct building will be a one story, 24,989 square feet retail building. The building will have 3 retail stores. The site is located on the north side of State Road 50 just west of Bluford Avenue, on a 2.93 acre parcel between the Best Westem/Marriott hotels and the ABC Liquor Store. The site will have primary access from State Road 50. DISCUSSION: Waiver Reauest from Amount of Reauired Parking Spaces: A waiver request has been made to require only 69 parking spaces, rather than a total of 125 spaces that would normally be required by the City Code. On page C003 of the Site Plan, the following is indicated: Retail Unit # 1 4,995 sq. ft. Retail Unit # 2 4,995 sq. ft. Floors Direct Retail Space 3,000 sq. ft. Floors Direct Storage Space 12,000 sq. ft. TOTAL Retail Building 24,989 sq. ft. The Site Plan provides an appropriate number of parking spaces for retail unit # 1, retail unit # 2 and for a portion (3,000 sq. ft.) of the Floors Direct unit. The Floors Direct total space is 15,000 square feet but the applicant indicates that the retail portion of Floors Direct is only 3,000 square feet. Hence, the applicant argues that a small portion of the store, only 20% of the floor space will be used for retail purposes and the rest will be used for "storage space". In most retail stores, the majority of the store's floor space is used for the retail area and from 15 to 20% of the floor space is used for inventory purposes to replenish retail merchandise on the shelves in the customer area. In this case, though, the applicant indicates that 80% of the Floors Direct operation would be devoted to "storage space". This degree of storage space is well beyond that needed for most retail operations, but would be appropriate for a warehousing function to supply other area Floors Direct Stores. The applicable parking standard in the Code is found in Article VI, Section 6-4 "Off - Street Parking Standards" in G.(6)(h): "Commercial establishments not otherwise classified: One space for each two hundred (200) square feet of first floor gross area, plus one space for each three hundred (300) square feet of floor area above the first floor, excluding all rooms used for storage." The applicant has requested a waiver allowing him to provide 65 parking spaces plus 3 handicap spaces and 1 "loading parking" for a total of 69 parking spaces, rather than a total of 125 parking spaces that would normally be required for most other retail operations of this size. Staff maintains that the function of this business, Floors Direct, should be treated as a retail store like most other retail operations for the purpose of calculating the required number of parking spaces. As justification for the requested waiver, the applicant has submitted a Declaration of Restrictive Covenant in which it is stated that the property will not be used for any other purpose but "as a retail shopping center not to exceed 25,000 square feet of gross leasable area with a minimum of 15,000 square feet of the gross leasable area of the property developed and utilized by the Owner for no other purpose other than as a tile and floor covering store with not less than 69 parking spaces.... " The duration of such restriction is proposed to be 50 years. A similar waiver, using a Declaration of Restrictive Covenant as justification, was requested and approved for the Kanes Furniture Store. While a waiver to the parking space requirement was granted to Kane's Furniture Store, it is commonly recognized that nature of the operations of a furniture store is different than most other retail operations. Staff's position is that the Floors Direct Store should be treated like most other retail operations for the purpose of calculating the required number of parking spaces. Staff is not aware of any substantive difference in operation between a tile and floor covering store and other retail store operations such that a compelling argument can be made for granting a waiver for a significant reduction in the minimum parking space requirements as required in the City's Land Development Code. Staff believes that it would be a mistake to use a Declaration of Restrictive Covenant to justify a parking waiver for the Floors Direct Store, setting a bad precedent for this approach on other sites in the future. This would be virtually impossible to administer over time. STAFF RECOMMENDATION: Staff does not support the requested waiver to provide only 69 spaces, but believes that 125 spaces are required for the following reasons: 1) The nature of this land use activity — retail commercial. 2) Size of building which may be converted to another retail use in the future, and 3) A Declaration of Restrictive Covenant, limiting the use of the property, was appropriate fora f imiture store because it is commonly recognized that the nature of its operations is different than most other retail operations. However, this approach is not appropriate justification for a parking waiver for the Floors Direct Store. Accordingly, Staff recommends that the Mayor and City Commissioners deny the waiver requesting reduction of the required number of parking spaces for this store. Attachments: Floors Direct Small Scale Site Plan Declaration 0:VStafiReports\2004VSR04027 CC.doc THIS INSTRUMENT PREPARED BY: Philip F. Keidaish, Jr., Esquire PHILIP F. KEIDAISH, JR., P.A. 320 W. Sabal Palm Place Suite 300 Longwood, FL 32779 (407)682-7711 AFTER RECORDING RETURN TO: Community Development Department CITY OF OCOEE 150 N. Lakeshore Drive Ocoee, FL 34761 DECLARATION OF RESTRICTIVE COVENANT THIS DECLARATION OF RESTRICTIVE COVENANT ("Declaration") is made and entered into this day of , 2004, by Michael A. Carr and Carolyn S. Carr, Husband and Wife, whose address is 116 Magnolia Avenue, Sebring, FL 33870 ("Owner"). WITNESSETH: WHEREAS, Owner is the owner in fee simple of that certain parcel or property described on Exhibit "A" attached hereto and by this reference incorporated herein (the "Property"); and WHEREAS, Owner intends to allow the Property to be developed as retail shopping center, not to exceed 25,000 square feet of gross leasable area, of which 15,000 square feet would be a tile and floor covering store (the "Shopping Center") which would require, pursuant to the currently applicable codes and parking regulations of the City of Ocoee ("City"), 125 parking spaces to be located on the Property; and WHEREAS, Owner has demonstrated to the City that the Shopping Center will not generate sufficient traffic to warrant construction of 125 parking spaces on the Property; and WHEREAS, the City has agreed to permit construction of the Shopping Center not to exceed 25,000 square feet of gross leasable area, on the Property and the construction of 69 parking spaces for customer and employee use thereon so long as a minimum of 15,000 square feet of the Property is used solely as a tile and floor -covering store. NOW THEREFORE, in consideration of the covenants stated herein and other good and valuable consideration, the sufficiency of which is hereby acknowledged, the Owner hereby declares as follows: 1. Recitals. The foregoing recitals are true and correct and are incorporated herein by reference. 2. Definition. For the purposes of this Declaration, "tile and floor covering store" shall mean a store for the retail sale of flooring, including but not limited to flooring materials, marble, laminated wood, carpeting, tile and associated accessories. 3. Development of the Property. The Property shall be developed and utilized by Owner for no other purpose other than as a retail shopping center not to exceed 25,000 square feet of gross leasable area with a minimum of 15,000 square feet of the gross leasable area of the Property developed and utilized by Owner for no other purpose other than as a tile and floor covering store with not less than 69 parking spaces (of which at least 3 shall be handicap spaces) therein in accordance with the Final Site Plan for Floor Direct Plaza prepared by True Engineering & Consulting, Corp. as approved by the Ocoee City Commission on 2004 (the "Final Site Plan"). 4. Duration of Restriction. The use restriction created herein shall expire upon the earlier of (i) fifty (50) years from the date hereof; (ii) the demolition and removal of the building constructed on the Property; or (iii) the addition of sufficient parking spaces on an adjacent -lot to meet the then existing City of Ocoee Land Development Code requirements, without a waiver. The parking requirement waiver approved as part of the Final Site Plan shall cease to apply to the Property in the event the Property is not developed in accordance with the Final Site Plan and shall also cease to apply upon the subsequent demolition and removal of the building constructed on the Property. 5. Binding Effect. The restrictions and obligations of this Declaration shall run with the Property. Nothing herein shall be construed as a prohibition on the sale or transfer of the Property so long as the subsequent use conforms with the provisions of this Declaration. 6. Responsibility of Owner. The Owner has agreed to accept the Property subject to this Declaration. In the event the Property is not developed in accordance with the Final Site Plan, then the restrictions contained in this Declaration may be terminated by Owner by recording a termination document in the Public Records .of Orange County, Florida, provided that the City executes a joinder and consent attached to the termination document. 7. Governing Law. This Declaration and the provisions contained herein shall be construed, controlled, and interpreted according to the laws of the State of Florida. Venue for any action arising hereunder shall be in the appropriate court having jurisdiction in Orange County, Florida. 8. No Third Party Beneficiary. Unless otherwise noted herein, the provisions of this Declaration are for the exclusive benefit of the City and not for the benefit of any third party or property, nor shall this Declaration be deemed to have conferred any rights, express or implied, upon any third person or property. 9. Modifications; Amendments. This Declaration, along with the Final Site Plan, constitutes the entire agreement between Owner and the City and supercedes all previous discussions, understandings and agreements with respect to the subject matter hereof. This Declaration may not be modified or amended without the approval of the City, which approval may be granted or denied by the City using its sole, absolute and/or arbitrary discretion. The :. _ ;r P- 2 decision of the City concerning whether or not to modify or amend this Declaration is final, not subject to a quasi-judicial proceedings, not subject to a fairly debatable standard and not subject to an appeal. The approval by the City of a modification or amendment to this Declaration shall be evidenced by a Joinder and Consent of a modification or amendment to this Declaration shall be evidenced by a Joinder and Consent being attached to any such modification or amendment. 10. Material Inducement. Owner hereby acknowledges that the execution and recording of this Declaration is a material inducement for the City to approve the Final Site Plan and, but for the execution and recording of this Declaration, the City would not approve the Final Site Plan and the Parking Requirement Waiver contained therein. 11. Notices. All notices to be given pursuant to this Declaration shall be sent, by United States certified mail, postage prepaid, or by a national overnight courier delivery service maintaining receipt and delivery records, to the addresses set forth below and shall be deemed given when post marked or deposited with such overnight courier service. If to Owner: Michael A. Carr and Carolyn S. Carr 116 Magnolia Avenue Sebring, FL 33870 If to City: City of Ocoee Attn: City Manager 150 N. Lakeshore Drive Ocoee, FL 34761 Any owner or subsequent owner of the Property shall provide written notice of its address of change of address in accordance with the provisions hereof. 12. Recordation of Declaration. Owner agrees that an executed original of this Declaration shall be recorded by the City, at Owndr's expense, in the Public Records of Orange County, Florida. 13. Attorneys' Fees. In the event an action is commenced by the City concerning the enforcement or breach of any provision of this Declaration, the prevailing party in such action shall be entitled to recover from the other party its reasonable attorneys' fees, paralegal fees and costs incurred in connection therewith, at both trial and appellate levels, including bankruptcy proceedings, without regard to whether any legal proceedings are commenced or whether or not such action is prosecuted to judgment. 14. Captions. Captions of the Sections and Subsection of this Declaration are for convenience and reference only, and the words contained therein shall in no way be held to explain, modify, amplify or aid in the interpretation, construction, or meaning of the provisions of this Declaration. 15. Severability If any word, sentence, phrase, paragraph, provision or portion of this Declaration is, for any reason, held invalid or unconstitutional by any court of competent jurisdiction, such portion shall be deemed a separate, distinct, and independent provision and ;lt. E. 004 12:39 8633820238 ELDRIDGES PAGE 0i 28 04 04,11p Wind (4071909-3057 p•4 such holding shall not affect the validity of the remaining portion hereof so long; as the purpose -wd intent of this Declaration can %till be achicvc;d. TN WITNESS WUPM OF, Owner has made and executed tWs Declaration on the day and yc;at first above written. WITNF.,'+SU's: u , r `iE!n;l printed Nume STATE OF rl.t 1DA COUNTY Off' ��-ql AtQ s OWNER: �Am��A� MICHAEL A. CARR O-WLN6 4,1 S - C�� CAROLYN 'WCARR I HVRESBY CERTIFY that On this day, before, me, an officer dttly authodzcd in the State and. County afbmsaid to take acknowledgmentS,emrall appc=d Michaol A. Carr and Caretyn S. Carr, who are Nr.wna y known to me or who prMuced as 1 i71ti Il,i1 tuft, WITNES.S my hand and official tical in the County .md Statc laxt aforesaid this 3c�� day of K,�( c 2004. Si atv�e of Notary Notary Printed Name (SEAL) MyCommission (4m. LAWANDAJEANPAYNE Notary Public, State of Plorida My comm. expires Oct. 13, 2005 4Comm. No. 00058111 EXHIBIT "A" Legal Description per Official Records of Orange County, Florida. Official Records book 2972, page 1863. PARCEL 37-1 From the Southwest corner of Section 20, Township 22 South, Range 28 East, run N 00017'02" W 75.37 feet along the West boundary of said Section 20 to the Northerly Right -of -Way line of State Road No. 50; thence S 89057'42" E 554.95 feet along Northerly Right -of -Way line for the Point of Beginning; thence run N 00°02'18" E 614.18 feet to the North boundary of the Southwest 1/4 of the Southwest 1/4 of the Southwest 1/4 of said Section 20, thence S 89045'12" E 93.04 feet along said Northerly boundary to the Westerly Right -of -Way line of Seaboard Coast Line Railroad; thence S 350 52'52" E 22.82 feet along said Westerly Right -of -Way to the East boundary of said Southwest 1/4 of the Southwest 1/4 of the Southwest 1/4; thence S 000 18`23" E 595.36 feet along said East boundary to the aforesaid Northerly Right -of -Way line of State Road No. 50; thence N 8905742" W 110.00 feet to the Point of Beginning. PARCEL 37-2 Official Records book 3372, page 552. From the Southwest corner of Section 20, Township 22 South, Range 28 East, run N 00017'02" W 75.37 feet along the West boundary of said Section 20 to the Northerly Right -of -Way line of State Road No. 50; thence S 89°57'42" E 454.95 feet along said Northerly Right -of -Way line for the Point of Beginning: thence run N 00002'18" E 614.55 feet to the North boundary of the Southwest 1/4 of the Southwest 1/4 of the Southwest 1/4 of said Section 20, thence S 89045'12" E 100.00 feet along said North boundary; thence S 00° 02'18" W 614.18 feet to the Northerly Right -of -Way line of State Road No. 50; thence N 89057'42" W 100.00 feet to the Point of Beginning. * S 00013'23" E in recorded Deed legal should read S 00018'23" E to match adjoiner Legal Description, sectional information and to achieve mathematical closure. a. =- BY 5 �_ r 1 2 3 4 GENERAL PURPOSE: THE PURPOSE OF THIS DEVELOPMENT IS TO CONSTRUCT A 24,989 S.F. ONE STORY; RETAIL K COMMERCIAL BUILDING AND ASSOCIATED PARKING AND STORMWATER FACILITIES. B. SITE PLAN: CURRENT ZONING: C3 PROPOSED ZONING: C3 EXISTING LAND USE: COMMERCIAL RETAIL (USED CAR DEALERSHIP LOT) PROPOSED LAND USE: COMMERCIAL RETAIL 3 GROSS SITE AREA: 127,722 SQ.FT. (2.93 ACRES) BUILDING GROSS AREA: 24,989 SQ.FT. (0.57 ACRES) BUILDING HEIGHT: MAXIMUM ALLOWABLE BUILDING HEIGHT: 45 FEET PROPOSED BUILDING HEIGHT. 35 FEET FLOOR AREA RATIO (F.A.R.): I BUILDING GROSS AREA: 24,989 SQ.FT. (0.57 ACRES) GROSS SITE AREA: 127,722 SQ.FT. (2.93 ACRES) MAXIMUM F.A.R.: 0.3 PROPOSED F.A.R.: 24,989 SQ.FT./127,722 SQ.FT. = 0.196 H G FI E F, C Ell 5 6 SITE PLAN (CON'T): 7 UTILITIES: 't t 8 9 UTILITIES. 10 5/8" WATER METER SHALL BE UPGRADED TO 1" METER. i � N SHE1= 5 0 T C007 (SEE DBTIL #A }: SEWER: DISPOSAL OF SEWAGE EFFLUENT DESIGN SHALL COMPLY WITH THE CITY OF OCOEE UTILITIES REQIREMENTS. SEWAGE SHALL CONNECT TO THE EXISTING 12" GRAVITY MAIN LOCATED AT THE NORTH SIDE OF W. COLONIAL DR. RIGHT-OF-WAY. ; OPIN SPACE AREA CALCULATIONS: STORMWATER DRAINAGE TREATMENT AND STORAGE IS TO BE PROVIDED ON ACCORDING TO SJRWMD, FDOT AND CITY OF OCOEE STORMWATER MANAGEMENT SYSTEM SITE PLAN: FLOOD MAP: o REQYIREMENTS PER CITY OF OCOEE: No. DATE: REVISION/SUBMISSIONS MAP COMMUNITY PANEL NO: 120185 0005B, DATED NOV. 1, 1978. PROPOSED LANDSCAPE & OPEN SPACE: SET BACKS: REQUIRED: PROPOSED: s CIVIL ATG PROJECTNo: 03-030.00 INTERIOR SMY SHBETND: LANDSCAPING SKY Aw"'Ild Jog% DRAWN BY: RMJ CHECKED BY: SMY 00 APPROVED BY: SMY I u� FRONT: 50' 50' r t . t < 4 r^ s V1 1 L t i i I # I MAX. BUILDING COVERAGE = 30% SIDE : 10' 10' MAX. IMPERVIOUS SPACE = 70% REAR: 20' 20' FRONT BUFFER: 25' 25' BUILDING AREA (FOOT PRINT) = 24,989 SQ.FT. (0.57 AC) (19.57%) PAVEMENT AREAS = 48,851 SQ.FT. (1.12 AC) (38.25%) SITE ADDRESS: 10885 W. COLONIAL DR. IOTA_ IMPERVIOUS AREA = 73,840 SQ.FT. (1.70 AC) (57.81%) OCOEE, FL, LANDSCAPED/GREEN SPACE AREA = 53,882 SQ.FT. (1.24 AC) (42.19%) pARKING IOTA_ SITE AREA = 12711722 SQ.FT. (2.93 AC)(100.00%) REQUIRE EQUIREICLE VI 6-4.G. 6 h (PER RETAIL PARKING: 1 SPACE 200 S.F. OF GROSS FLOOR AREA FLOORS DIRECT TOTAL SPACE= 15,000 S.F. RETAIL PORTION OF FLOORS DIRECT TOTAL SPACE= 3,000 S.F./200 S.F.= 15 SPACES ~� OTHER RETAIL PARKING (9'x20')= 9,989 SQ.FT./200 SQ.FT.= 50 SPACES TOTAL REQUIRED PARKING SPACES= 65 SPACES 'pM 3 HANDICAPPED PARKING (12'X20')= 1 SPACE PER 25 SPACES PROVIDED: -- STANDARD PARKING SPACES (9'X20')= 66 SPACES It*Ai - .AI. SIGN ELEVATION SCALE: 3/32" =1' r / / .� r«<az loll ,,••�� / �'� v�'f '�°^��'i ,a iii` v'J!j 1441 sem n'`j a >%vS`s <[ O /. ri _ \w �,.�`k• ,'a,� .<a rx cx2EF\a's�':'>>. xc N4., b 3� 'ia �ws;F:2>m"'st`�:\ns"`,Z>,va\,e�"'.�o,'a O'a / �^:•o<`ziF\z'�;J,w 'J @`\.'< y a '" tav\cJ:ya''t\,,. i..`m\\'L` �<a. "asz??:�; ♦ r�.�\,,': (_< y%„ 'y.,,»x S\;• :C�T..hl?5: %>:a ,.x •'\i,���. �` \\�„Z` c. , ,v, .., 'a �\ � `'���`cc<\3�<). `s wF z ",fi < <�tto'O� ���`'i:cv`�•s1�65,a,, av"�n•`:,',�` \ z"`t,"�. "::\.'a`\\:= zx•,i>`2;:ai:ry�. shy\S `Za>e�z:a �„y>'�, erg, :\ '�s� £; i\i<,zl� O Q) c:\: .`,\\x,1 � ;<- �;Y>a6�\��2>;;:2i".�\v:.``•`ZC�>1WZ,`�,;,�r'�^g ,: �9„�a:��"°•z✓C. `�3C,+a„,<w"• �\�> �\',�,a /o\"cid '�'rA ��:. ��„• <t�Q ,��$' ha\za \.`�'`,,F",:., „a: �7`;Y>:1� ,`\`' °i, i� S��' " `y: 4 ` <c���•�',`: a<, �a w: FLOORS DMEU iwil mo MONUMENT HANDICAPPED PARKING (12'X20')= 3 SPACES SIGN ELEVATION TOTAL PARKING PROVIDED: 69 SPACES 11 12 13 14 15 SITE PLAN (CON'T): i UTILITIES: 't t CENTRAL WATER AND SANITARY SEWER TO BE PROVIDED BY CITY OF OCOEE UTILITIES. WATER: DESIGN SHALL COMPLY WITH THE CITY OF OCOEE UTILITIES DEPARTMENT. EXISTING 5/8" WATER METER SHALL BE UPGRADED TO 1" METER. i � N SHE1= 5 0 T C007 (SEE DBTIL #A }: SEWER: DISPOSAL OF SEWAGE EFFLUENT DESIGN SHALL COMPLY WITH THE CITY OF OCOEE UTILITIES REQIREMENTS. SEWAGE SHALL CONNECT TO THE EXISTING 12" GRAVITY MAIN LOCATED AT THE NORTH SIDE OF W. COLONIAL DR. RIGHT-OF-WAY. ; STORM DRAINAGE: STORMWATER DRAINAGE TREATMENT AND STORAGE IS TO BE PROVIDED ON ACCORDING TO SJRWMD, FDOT AND CITY OF OCOEE STORMWATER MANAGEMENT SYSTEM REQUIREMENTS. FLOOD MAP: o THIS PROPERTY IS IN FLOOD ZONE C, PER F,E.M.A• FLOOD INSURANCE RATE No. DATE: REVISION/SUBMISSIONS MAP COMMUNITY PANEL NO: 120185 0005B, DATED NOV. 1, 1978. PROPOSED LANDSCAPE & OPEN SPACE: *COPYRIGHT 2001, 7RUE ENGINEERS Q ARCHITECTS, INC. DESIGNER HEREBYDWRE9SI.YRE5IINF5 HSCOPMGNT IND OTHER RIGHTS IN THE IDEAS. DESIGNS. ARRANGEMENTS, PUNS ANOORAY/INGSSHb.'MNEIi£IN SUd1 rDE$ICTJS, OAitAAGENENfS PLANS AND DRAVANGS WERE CREATED. EVOLVED AND DEVELOPED FOR USE OrLAND W COAT;ECIM VKnN7HESKCIFIEDPROJMT. THESE PLANS ANODRAWINGS ARE NOT TO BE REPRODUCED. CHMIGEDORCCPtEOINANYFORMORfAA.NMRT"IS0_UcR WITHOUT FIRST OBTAINING THE EXPRESS WRITTEN PERMISSION AND CONSENTOFTRUE ENGUEERS&ARCHRECiSINC. NORME THEYTO BE ASSIGNED TO ANY PARTY WlIHOUT FIRST OBIArhN'G SVDVMMENPEMMMON ANDOONSEm.. A. LANDSCAPING SHALL MEET ALL REQUIREMENTS OF THE CITY OF OCOEE. s B. MINIMUM OPEN SPACE OF 30% IS REQUIRED BY THE CITY OF OCOEE .�<.,. ,va\ ,va♦,-, <>"C3.'..C"a<T ir'.a - - .. ,>�-,w 010 eG♦y `px"1,,,:M �,a \ U "R \-•• > \ C \, \, aro,.-n? Y ^ ik\, ). .3 > S YL w,t ..!" '�< tl as L w• „�„ >)a b '\ na \ 1 . 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FLORIDA REGISTRATION 449416 PROJECT NAME: FLOORS DIRECT PLAZA iZA ' OCOEE, FLORIDA 3 3/3104 REVISION PER CITY COMMENTS Z 123/04 REVISIONS PER CITY OF OCOEE 1 11/7/03 SITEPLANS-UBMUTAL No. DATE: REVISION/SUBMISSIONS 3 SHEETNAME: PROPOSED GEOMETRIC PLAN *COPYRIGHT 2001, 7RUE ENGINEERS Q ARCHITECTS, INC. DESIGNER HEREBYDWRE9SI.YRE5IINF5 HSCOPMGNT IND OTHER RIGHTS IN THE IDEAS. DESIGNS. ARRANGEMENTS, PUNS ANOORAY/INGSSHb.'MNEIi£IN SUd1 rDE$ICTJS, OAitAAGENENfS PLANS AND DRAVANGS WERE CREATED. EVOLVED AND DEVELOPED FOR USE OrLAND W COAT;ECIM VKnN7HESKCIFIEDPROJMT. THESE PLANS ANODRAWINGS ARE NOT TO BE REPRODUCED. CHMIGEDORCCPtEOINANYFORMORfAA.NMRT"IS0_UcR WITHOUT FIRST OBTAINING THE EXPRESS WRITTEN PERMISSION AND CONSENTOFTRUE ENGUEERS&ARCHRECiSINC. NORME THEYTO BE ASSIGNED TO ANY PARTY WlIHOUT FIRST OBIArhN'G SVDVMMENPEMMMON ANDOONSEm.. 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