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HomeMy WebLinkAbout4/13/2022 - Planning Commission - Agenda -RegularPlanning Commission Meeting AGENDA Wednesday, April 13, 2022, 7:00 PM Work Session 6:00PM Council Chambers Conference Room, City Hall, 114 North Broad Street: Regular Session 7:00PM Council Chambers, City Hall, 114 North Broad Street WORK SESSION 1.Call to Order 2.New Business A.Discussion of items on the April 13th agenda 3.Adjournment REGULAR SESSION 1.Call to Order 2.Pledge of Allegiance 3.Consent Agenda A.Minutes Consider acceptance of the minutes from the March 16, 2022, work session and regular meeting. 4.New Business A.Home Occupation Permit Hold public hearing to consider the request of Philip M. and Rachel C. Knouff, property owners, for the issuance of a Home Occupation Permit to allow a small-scale wholesale cut flower farm (garden) on the property located at 275 Ft. Lewis Boulevard. (Tax Map # 130-2- 22). B.Amendment to the Zoning Ordinance Hold public hearing to consider the request of MO Salem, LLC, property owner and Midland Atlantic Properties, property owner's management affiliate, to rezone the properties located at 1923 Electric Road and 1951 Electric Road (Tax Map # 284-1-2.2 and Tax Map # 284-1-2.3) Page 1 of 32 from HBD with conditions to HBD with amended conditions to allow retail sales. 5.Adjournment City Council meeting, April 25, 2022, 6:30 p.m. Council Chambers, City Hall, 114 North Broad Street Page 2 of 32 Planning Commission Meeting MINUTES Wednesday, March 16, 2022, 7:00 PM Salem Civic Center, Community Room, 1001 Roanoke Boulevard, Salem, Virginia 24153 WORK SESSION 1.Call to Order A work session of the Planning commission of the City of Salem, Virginia, was held in the Community Room, Salem Civic Center, 1001 Roanoke Boulevard, Salem, Virginia, at 6:00 p.m. on March 16, 2022; there being present the members of said Commission, to wit: Vicki G. Daulton, Chair; Denise P. King, Vice Chair; Reid A. Garst, II; Jackson Beamer; and Neil L. Conner; together with Charles E. Van Allman, Director of Community Development; Mary Ellen Wines, Zoning Administrator; and Christopher Dadak on behalf of City Attorney Jim Guynn; ad the following business was transacted: Chair Daulton called the meeting to order at 6:02 p.m. and reported that this date, place and time had been set for the Commission to hold a work session. 2.Pledge of Allegiance 3.New Business A.Discussion of items on the March 16th agenda 1. Kimball Avenue Townhomes A discussion was held regarding the approval of the Kimball Avenue Townhomes preliminary and final plat and subdivision plan filed by Mt. Regis Partners, LLC, property owners and Salem Building Supply, developer, for a 0.82-acre tract known as the Kimball Avenue Townhomes. A discussion was held regarding items for the April meeting--historic sign application for former Lendy's on Apperson Drive; Home Occupation for flower grower to sell wholesale to local florists; and amend zoning for Ridgewood Farms to allow for retail sales. A discussion was held regarding the upcoming Comprehensive Plan update (Bristol, Richmond, and Arlington, Virginia, plans will be utilized for comparison). Page 3 of 32 It was noted that the recommended code changes were approved by City Council. 4.Adjournment Chair Daulton inquired if there were any other items for discussion and hearing none, adjourned the work session at 6:56 p.m. REGULAR SESSION 1.Call to Order DUE TO AN EQUIPMENT MALFUNCTION, THESE MINUTES WERE PREPARED WITHOUT THE USE OF AN AUDIO RECORDING. A regular meeting of the Planning Commission of the City of Salem, Virginia, was held after due and proper notice in the Community Room, Salem Civic Center, 1001 Roanoke Boulevard, Salem, Virginia, at 7:00 p.m. The Commission, constituting a legal quorum, presided together with Christopher Dadak on behalf of City Attorney Jim Guynn; H. Robert Light, Assistant City Manager and Executive Secretary Pro Tem, ex officio member of said Commission, to wit; Charles E. Van Allman, Jr., Director of Community Development; and Mary Ellen Wines, Zoning Administrator, and the following business was transacted: Chair Daulton called the meeting to order at 7:00 p.m. 2.Pledge of Allegiance 3.Consent Agenda A.Minutes Consider acceptance of the minutes from the January 12, 2022, work session and regular meeting. Jackson Beamer motioned to approve minutes from the January 12, 2022, work session and regular meeting. Neil Conner seconded the motion. Ayes: Beamer, Conner, Daulton, Garst, King 4.New Business Page 4 of 32 A.Kimball Avenue Townhomes Consider the request for approval of the Kimball Avenue Townhomes preliminary and final plat and subdivision plan filed by Mt Regis Partners, LLC, property owners and Salem Building Supply, developer, for a 0.82-acre tract known as the Kimball Avenue Townhomes. Staff noted the following: The subject property consists of a 0.82-acre parcel located northeast of the intersection of Kimball Avenue and Pyrtle Drive. The parcel is vacant as the former Mt. Regis Center facility was demolished in 2018 after a fire in 2016 caused major damage to the structure. The property was connected to a conditional rezoning from 1988. City Council removed the only condition in September 2021. The use of the property for townhomes is a by-right use in the residential multi-family district. This plat would create eight new lots (seven townhome lots, one common area lot) for the Kimball Avenue Townhomes. Parking will be in the front of the townhomes and includes garages. The stormwater management area will be located within the common area lot. Brad Graham, 1115 Stoutamire Drive, Salem, appeared before the Commission to explain the request. Chair Daulton asked the number of bedrooms. Mr. Graham stated the townhomes would be on basements 3,000 square feet, three bedroom on the end to the left, and would be craftsman style homes. Member Beamer asked when construction would start. Mr. Graham stated it would start within 60 days. Neil Conner motioned Approval of the Kimball Avenue Townhomes preliminary and final plat and subdivision plan filed by Mt. Regis Partners, LLC, property owners, and Salem Building Supply, developer, for a 0.82-acre tract known as the Kimball Avenue Townhomes.. Denise King seconded the motion. Ayes: Beamer, Conner, Daulton, Garst, King 5.Adjournment On motion by Vice Chair King, seconded by Member Conner, and duly carried the Page 5 of 32 meeting was adjourned at 7:09 p.m. Page 6 of 32 Item # 4A Date: 4-13-2022 AT A REGULAR MEETING OF THE PLANNING COMMISSION OF THE CITY OF SALEM, VIRGINIA held in Council Chambers of City Hall, 114 North Broad Street, Salem, VA 24153 AGENDA ITEM: Home Occupation Permit Hold public hearing to consider the request of Philip M. and Rachel C. Knouff, property owners, for the issuance of a Home Occupation Permit to allow a small-scale wholesale cut flower farm (garden) on the property located at 275 Ft. Lewis Boulevard. (Tax Map # 130-2-22). SUBMITTED BY: Mary Ellen Wines, CZA CFM Planning & Zoning Administrator SUMMARY OF INFORMATION: Zoning: RSF Residential Single-Family Land Use Plan Designation: Residential Proposed Zoning: RSF Residential Single-Family Existing Use: Single-Family Proposed Use: Home Occupation for a small scale cut flower farm BACKGROUND INFORMATION: The subject property consists of a single parcel located on the east side of Fort Lewis Boulevard southeast of the intersection of Valleydale Road and Fort Lewis Boulevard. The size is approximately 1.779 acres and contains one single-family dwelling. The petitioner is requesting a home occupation permit to operate a small-scale flower farm in the rear yard. The homeowner would grow flowers, cut them, and deliver them to local florists for wholesale purchase. The garden area would not exceed 1/8 of an acre. It will be managed with a push mower and manual garden tools. Mulch and ground covers will be used for weed management and synthetic fertilizers, pesticides and herbicides will be avoided. Flowers, when ready, will be cut and delivered by the applicant in their personal vehicle. No customers will be allowed on the premises and there will be no employees. Page 7 of 32 Page 8 of 32 Page 9 of 32 Page 10 of 32 Page 11 of 32 Page 12 of 32 Page 13 of 32 Page 14 of 32 Page 15 of 32 Page 16 of 32 MBLU Location Owner Name Co-Owner Name Address 1 Address 2 City, State, Zip 130/ 2/ 16.1/ / 309 ORCHARD ST HERNANDEZ TERESA E 309 ORCHARD ST SALEM, VA 24153 130/ 2/ 17.1/ / 313 ORCHARD ST WALDRON SIDNEY WAYNE 313 ORCHARD ST SALEM, VA 24153 130/ 2/ 20/ / 253 FT LEWIS BLVD SPROUSE, WILLIAM W JR SPROUSE, BARBARA D 182 BRUNSWICK FORGE RD TROUTVILLE, VA 24175 130/ 2/ 21/ / 261 FT LEWIS BLVD KEGLEY ROGER R JR 261 FT LEWIS BLVD SALEM, VA 24153 130/ 2/ 22/ / 275 FT LEWIS BLVD KNOUFF, PHILIP M KNOUFF, RACHEL C 275 FT LEWIS BLVD SALEM, VA 24153 130/ 2/ 22.1/ / 269 FT LEWIS BLVD SWAIN BILLY L 269 FT LEWIS BLVD SALEM, VA 24153 130/ 2/ 23/ / 315 ORCHARD ST WYGAL A MICHAEL JR 315 ORCHARD ST SALEM, VA 24153 130/ 2/ 24/ / 319 ORCHARD ST WISE DIANA S 319 ORCHARD ST SALEM, VA 24153 130/ 2/ 25/ / 325 ORCHARD ST JOHNS, MICHAEL 325 ORCHARD ST SALEM, VA 24153 130/ 2/ 26/ / 401 ORCHARD ST RILEY HARVEY R 1611 MASON ST SALEM, VA 24153 130/ 2/ 29/ / 309 FT LEWIS BLVD TRENOR, MIKEL L TRENOR, SHERYL H 309 FT LEWIS BLVD SALEM, VA 24153 130/ 2/ 30/ / 311 FT LEWIS BLVD TRENOR, MIKEL L TRENOR, SHERYL H 309 FT LEWIS BLVD SALEM, VA 24153 130/ 3/ 3/ / 280 FT LEWIS BLVD FRANCISCO, ROBERTA K 280 FT LEWIS BLVD SALEM, VA 24153 130/ 3/ 4/ / 274 FT LEWIS BLVD CHRISTIAN DENNIS E JR 274 FT LEWIS BLVD SALEM, VA 24153 130/ 3/ 5/ / 268 FT LEWIS BLVD BLANKENSHIP MAXINE C-LIFE EST 2437 KAREN DR SALEM, VA 24153 130/ 4/ 5.1/ / 2203 VALLEYDALE RD BOS, CORY J BOS, STEFANIE A 2203 VALLEYDALE RD SALEM, VA 24153 136/ 1/ 1/ / 262 FT LEWIS BLVD MLJ PROPERTIES LLC PO BOX 237 SALEM, VA 24153 Page 17 of 32 Item # 4B Date: 4-13-2022 AT A REGULAR MEETING OF THE PLANNING COMMISSION OF THE CITY OF SALEM, VIRGINIA held in Council Chambers of City Hall, 114 North Broad Street, Salem, VA 24153 AGENDA ITEM: Home Occupation Permit Hold public hearing to consider the request of MO Salem, LLC, property owner and Midland Atlantic Properties, property owner's management affiliate, to rezone the properties located at 1923 Electric Road and 1951 Electric Road (Tax Map # 284-1-2.2 and Tax Map # 284-1-2.3) from HBD with conditions to HBD with amended conditions to allow retail sales. SUBMITTED BY: Mary Ellen Wines, CZA CFM Planning & Zoning Administrator SUMMARY OF INFORMATION: Zoning: HBD Highway Business District with conditions Land Use Plan Designation: Commercial Proposed Zoning: HBD Highway Business District with amended conditions Existing Use: Shopping center and restaurant Proposed Use: Addition of a tobacco/vape retail store BACKGROUND INFORMATION: When the Ridgewood Farms development was rezoned in 1979, there were numerous voluntarily proffered conditions placed on the proposed development. One of those conditions must be amended in order for a tobacco/vape retail store to operate within an existing storefront. The properties are currently zoned HBD Highway Business District, which allows for retail sales by right; however, when the property was rezoned to B3 in 1979, the conditions specifically allowed for the following retail sales: drug stores, food sales, wearing apparel shops, auto appliance services, and home appliance services. The petitioners are requesting the removal of the specific retail uses and the addition of retail sales in its entirety. This would remove the requirement of future petitions should additional other types of retail sales businesses wish to occupy the premises. Page 18 of 32 Page 19 of 32 Page 20 of 32 Page 21 of 32 Page 22 of 32 (Illegible) 5/8" Capped Rebar Found (Illegible) 5/8" Capped Rebar Found Now or Formerly: Strauss Properties LLC Instrument 130001653 APN: 284-1-2.1 Asphalt Asphal t Wall Co n c r e t e S i d e w a l k R/W R/W Existing Slope Easement Deed Book 37,Page 716, Plat Book 2, Pages 39 - 40 & Plat Book 2, Pages 44 - 45 1910 10' Eas e m e n t t o B e l l A t l a n t i c V i r g i n i a C o m p a n y D eed Bo o k 2 5 8 , P a g e 5 5 3 14 1 0 . 0 ' 0. 5 ' C o n c r e t e C u r b ( T y p . ) 0. 5 ' C o n c r e t e C u r b ( T y p . ) N 79°0 8 ' 0 0 " W 2 2 4 . 0 0 ' M s d . S 1 0 ° 5 2 ' 0 0 " W 2 8 0 . 1 3 ' N 1 0 ° 5 2 ' 0 0 " E 1 5 7 . 6 6 ' L1 L 2 C 1 (Basis o f B e a r i n g ) R/ W Road Easement Deed Book 92 Page 115 13 LINE BEARING DISTANCE L1 6ƒ :50.00' L2 1ƒ :27.03' L3 1ƒ :52.29' L4 1ƒ :52.77' L5 1ƒ (97.90' L6 6ƒ (10.29' L7 6ƒ (101.13' L8 1ƒ (1.05' L9 6ƒ (69.34' L10 1ƒ (73.03' L11 1ƒ :31.83' CURVE ARC LENGTH RADIUS DELTA ANGLE CHORD BEARING CHORD LENGTH C1 97.22'200.00'ƒ  6ƒ (96.26' C2 77.78'148.54'ƒ  1ƒ :76.89' C3 16.03'198.54'ƒ  6ƒ (16.03' C4 255.84'262.91'ƒ  1ƒ (245.86' C5 19.66'20.00'ƒ  6ƒ :18.87' C6 55.30'319.00'ƒ  1ƒ (55.23' C7 245.30'269.00'ƒ  6ƒ :236.89' C8 85.46'261.48'ƒ  6ƒ :85.08' C9 7.03'319.00'ƒ  1ƒ (7.03' C10 55.18'269.00'ƒ  6ƒ :55.08' 19 . 9 28.1 NOT TO SCALE 7+(%$6,6)25$//%($5,1*66+2:1+(5(21,61257+ƒ :(67$67+(6287+/,1( OF THE SURVEYED PROPERTY, AND IS THE SAME BEARING RECORDED IN INSTRUMENT NO. 150002238, IN THE CLERK'S OFFICE FOR THE CIRCUIT COURT OF ROANOKE COUNTY, VIRGINIA. THERE IS NO VISIBLE EVIDENCE OF CEMETERIES ON SUBJECT PROPERTY. THE SUBJECT PROPERTY HAS DIRECT PHYSICAL ACCESS TO ELECTRIC ROAD, BRAEBURN DRIVE AND KEAGY ROAD A DEDICATED PUBLIC STREET OR HIGHWAY. Zoning Jurisdiction: Salem, Virginia Zoning Classification: HBD (Highway Business District) within the Urban Forest Overlay District Setback Lines Front: 30 Feet from street centerline Landscape Buffer: 15 Feet adjacent to the RB and RMF District Landscape Buffer: 8 Feet between parking area and right of way Maximum Building Height: 80 Feet Minimum Lot Area: 7,200 Sq. Feet Minimum Lot Frontage: 60 Feet Parking Requirements Shopping Center: 1 space per 250 sq. feet; Gas Station: 1 space per employee + 3 stacking spaces provided for each pump island per approved site plan. 302 regular spaces and 8 handicapped spaces required Zoning information has been provided by a Zoning Report by Zoning Info, Inc., dated June 15, 2021, Job No. 74122. Surveyor's Note: Setback lines shown hereon are based solely upon the information provided above, are to be used for reference purposes only and are subject to interpretation by the local zoning authority. Due to the lack of information regarding the location of the centerlines of the public right of ways abutting the surveyed property, front building setback lines have not been shown. 1. NO UNDERGROUND UTILITIES ARE SHOWN ON THIS SURVEY, ONLY ABOVE GROUND VISIBLE EVIDENCE OF UTILITIES ARE SHOWN. 2. ALL STATEMENTS WITHIN THE CERTIFICATION, AND OTHER REFERENCES LOCATED ELSEWHERE HEREON, RELATED TO: UTILITIES, IMPROVEMENTS, STRUCTURES, BUILDINGS, PARTY WALLS, PARKING, EASEMENTS, SERVITUDES, AND ENCROACHMENTS ARE BASED SOLELY ON ABOVE GROUND, VISIBLE EVIDENCE, UNLESS ANOTHER SOURCE OF INFORMATION IS SPECIFICALLY REFERENCED HEREON. 3. THIS SURVEY MEETS OR EXCEEDS THE SURVEY STANDARDS/STANDARDS OF CARE AS SET FORTH IN SECTION 3 OF THE 2021 ALTA/NSPS SURVEY REQUIREMENTS. 4. BASED UPON VISUAL OBSERVATION, THERE ARE PARTY WALLS LOCATED ON THE SUBJECT PROPERTY WITH RESPECT TO ADJOINING PROPERTIES AS SHOWN HEREON. 5. AT THE TIME OF THIS SURVEY, THERE WAS NO OBSERVABLE EVIDENCE OF ANY RECENT CHANGES IN STREET RIGHT-OF-WAY LINES EITHER COMPLETED OR PROPOSED, AND AVAILABLE FROM THE CONTROLLING JURISDICTION. THERE WAS NO OBSERVED EVIDENCE OF RECENT STREET OR SIDEWALK CONSTRUCTION OR REPAIRS. 6. THE ADDRESSES SHOWN HEREON ARE BASED ON POSTED ADDRESSES OBSERVED AT THE TIME THE FIELD WORK WAS PERFORMED. ©. THIS SURVEY DESCRIBES AND DEPICTS THE SAME LAND AS DESCRIBED IN THE TITLE COMMITMENT AS REFERENCED ABOVE. SHEET 1 OF 2 “648$5()((7 THE PARCELS CONTAINED IN THE LEGAL DESCRIPTION ARE CONTIGUOUS WITHOUT ANY GAPS, GORES OR OVERLAPS. THERE IS NO OBSERVABLE EVIDENCE OF EARTH MOVING WORK, BUILDING CONSTRUCTION OR BUILDING ADDITIONS WITHIN RECENT MONTHS. 6Diie VICINITY MAP 5Ciii OBSERVED POTENTIAL ENCROACHMENTS FLOOD INFORMATION3 6Cvii PLATTED SETBACK OR RECORDED BUILDING RESTRICTION LINES 5Ei "SCHEDULE B - SECTION 2" ITEMS 6Bxii TITLE COMMITMENT INFORMATION 6Bi TITLE DESCRIPTION 6Diig SURVEYOR'S NOTES 4 LAND AREA 6Biv BEARING BASIS 5F CEMETERY NOTE 9 PARKING SPACES 5Biii ACCESS TO PROPERTY 16 EARTH MOVING NOTE 6Bvii CONTIGUITY STATEMENT 7 SURVEYOR'S CERTIFICATE AL T A / N S P S L A N D T I T L E S U R V E Y 6D i i k 2 “$&5(6 REGULAR = 246 HANDICAP = 19 TOTAL = 265 6Diic NORTH ARROW & SCALE SUBSTANTIAL ABOVE GROUND FEATURES THAT WERE OBSERVED ON THE SUBJECT PARCEL, SUCH AS PARKING AREAS, DRIVES, WALKS, PLANTERS/LANDSCAPE AREAS AND OTHER, HAVE BEEN LOCATED AS SHOWN HEREON. NOTE: THERE WERE NO OBSERVED SUBSTANTIAL AREAS OF REFUSE ON THE SUBJECT PARCEL PER THE DATE OF THIS SURVEY. 8 SUBSTANTIAL FEATURES OBSERVED 18 10 "TABLE A" DIVISION/PARTY WALLS "TABLE A" BUILDING AREA "TABLE A" BUILDING HEIGHT "TABLE A" ADJOINING OWNERS "TABLE A" INTERSECTING STREET "TABLE A" EARTH MOVING NOTE VICINITY MAP CONTIGUITY STATEMENT RECORDED SETBACKS/RESTRICTIONS PROVIDED BY INSURED LEGEND & ABBREVIATIONS 6Diie TITLE COMMITMENT INFORMATION TYPE OF SURVEY SURVEYOR'S CERTIFICATE SURVEYOR'S NOTES ALTA/NSPS LAND TITLE SURVEY IDENTIFICATION TABLE 6Cvii 6Bvii 6Bxii 6Diid 6Diik 7 7b 7c 6Diig 13 14 16 "TABLE A" SUBSTANTIAL FEATURES OBSERVED8"TABLE A" PROPERTY ADDRESS2 "TABLE A" FLOOD INFORMATION3 "TABLE A" LAND AREA4 CEMETERY NOTE ACCESS TO PROPERTY5Biii 5Ei 5F "SCHEDULE B - SECTION 2" ITEMS TITLE DESCRIPTION6Bi SURVEYOR OBSERVED POTENTIAL ENCROACHMENTS5Ciii 6Diic NORTH ARROW & SCALE "TABLE A" BUILDING AREA7b "TABLE A" PARKING SPACES9 "TABLE A" UTILITY INFORMATION11 "TABLE A" RIGHT OF WAY CHANGES17TABLE "A" ZONING INFORMATION6 BEARING BASIS6Biv SA L E M , V I R G I N I A THIS DOCUMENT SHOULD BE CONSIDERED INVALID WITHOUT A LICENSED SURVEYOR'S SIGNATURE AND SEAL. NO ATTEMPT WAS MADE TO DETERMINE WETLANDS OR OTHER ENVIRONMENTAL ISSUES. RO A N O K E C O U N T Y RI D G E W O O D F A R M S 19 3 5 A N D 1 9 5 1 E L E C T R I C R O A D CERTIFICATE OF AUTHORIZATION # LSF001134 SURVEY PREPARED FOR AND ON BEHALF OF: AMERICAN SURVEYING & MAPPING, INC. 3191 MAGUIRE BLVD., SUITE 200 ORLANDO, FL 32803 PHONE: (407) 426-7979 FAX: (407) 426-9741 INFO@ASMCORPORATE.COM TO: STEWART LAND TITLE SERVICES, LLC; WELLS FARGO BANK, NATIONAL ASSOCIATION, ITS SUCCESSORS AND ASSIGNS; MID-OLYMPUS INCOME PLUS FUND LLC; MO SALEM, LLC; STEWART TITLE GUARANTY COMPANY: THIS IS TO CERTIFY THAT THIS MAP OR PLAT AND THE SURVEY ON WHICH IT IS BASED WERE MADE IN ACCORDANCE WITH THE 2021 MINIMUM STANDARD DETAIL REQUIREMENTS FOR ALTA/NSPS LAND TITLE SURVEYS, JOINTLY ESTABLISHED AND ADOPTED BY ALTA AND NSPS, AND INCLUDES ITEMS 1, 2, 3, 4, 6(A), 6(B), 7(A), 7(B)(1), 7(C), 8, 9, 10, 13, 14, 16, 17, 18 GRAPHICALLY DEPICTED AND 19 OF TABLE A THEREOF. THE FIELD WORK WAS COMPLETED ON 06/02/2021. DATE OF PRELIMINARY PLAT OR MAP: JUNE 7, 2021 DATE OF FINAL PLAT OR MAP: JULY 13, 2021 ________________________________ Edward E. Northrop Virginia Registered Land Surveyor No. 0403002610 For and on behalf of Titan USA Commercial Real Estate Services, LLC SHEET 1: NOTES AND SURVEY SHEET 2: SURVEY BY GRAPHIC PLOTTING ONLY, THIS PROPERTY LIES WITHIN ZONE "X", AS SHOWN ON THE FLOOD INSURANCE RATE MAP, COMMUNITY PANEL NO. 510141 0143 G (MAP NO. 51161C0143G), WHICH BEARS AN EFFECTIVE DATE OF 09/28/2007, AND IS NOT IN A SPECIAL FLOOD HAZARD AREA. NO FIELD SURVEYING WAS PERFORMED TO DETERMINE THIS ZONE. ZONE "X" DENOTES AREAS DETERMINED TO BE OUTSIDE THE 0.2% ANNUAL CHANCE FLOODPLAIN. TERMS, PROVISIONS, COVENANTS, CONDITIONS, RESTRICTIONS, RESERVATIONS, EASEMENTS, LIENS FOR ASSESSMENTS, DEVELOPER RIGHTS, OPTIONS, AND OTHER MATTERS, IF ANY, AND ANY AMENDMENTS THERETO, APPEARING OF RECORD IN DECLARATION DATED FEBRUARY 4, 2004, RECORDED FEBRUARY 4, 2004, IN INSTRUMENT NO. 040000406 (CITY OF SALEM). BLANKET IN NATURE AND PARTY WALL SHOWN HEREON SLOPE EASEMENT RESERVED IN THE DEED TO COLONIAL AMERICAN NATIONAL BANK DATED MAY 19, 1975, RECORDED MAY 20, 1975, IN DEED BOOK 37, PAGE 716 (CITY OF SALEM). SHOWN HEREON EASEMENT GRANTED TO VIRGINIA AND TENNESSEE TELEPHONE CO. BY INSTRUMENT DATED SEPTEMBER 6, 1910, RECORDED OCTOBER 5, 1910 IN DEED BOOK 53, PAGE 329 (ROANOKE COUNTY). BLANKET IN NATURE EASEMENT GRANTED APPALACHIAN POWER COMPANY BY INSTRUMENT DATED MAY 1, 1979, RECORDED JUNE 26, 1979 IN DEED BOOK 62, PAGE 83 (CITY OF SALEM). SHOWN HEREON TERMS, CONDITIONS, RESTRICTIONS AND EASEMENTS SET FORTH IN THE RECIPROCAL EASEMENT AGREEMENT DATED FEBRUARY 21, 1984, AMONG RIDGEWOOD FARM VILLAGE CENTER, ET ALS, AND RECORDED MAY 16, 1984, IN DEED BOOK 92, PAGE 115 (CITY OF SALEM), AS AFFECTED BY THE AMENDMENT TO RECIPROCAL EASEMENT AGREEMENT DATED MARCH 26, 2015, AMENDMENT DATED MARCH 26, 2015, RECORDED AS INSTRUMENT NO. 150000802. SHOWN HEREON EASEMENT GRANTED TO BELL ATLANTIC-VIRGINIA, INC. BY INSTRUMENT DATED OCTOBER 23, 1996, RECORDED DECEMBER 17, 1996 IN DEED BOOK 258, PAGE 553 (CITY OF SALEM). SHOWN HEREON EASEMENT GRANTED TO APPALACHIAN ELECTRIC POWER COMPANY BY INSTRUMENT DATED JUNE 30, 1939, RECORDED FEBRUARY 14, 1940 IN DEED BOOK 271, PAGE 267 (ROANOKE COUNTY). EASEMENT LOCATION CANNOT BE DETERMINED FROM THE INFORMATION PROVIDED IN THE DOCUMENT EASEMENT GRANTED APPALACHIAN ELECTRIC POWER COMPANY BY INSTRUMENT DATED NOVEMBER 8, 1939, RECORDED FEBRUARY 14, 1940 IN DEED BOOK 271, PAGE 274 (ROANOKE COUNTY). EASEMENT LOCATION CANNOT BE DETERMINED FROM THE INFORMATION PROVIDED IN THE DOCUMENT EASEMENT GRANTED TO APPALACHIAN ELECTRIC POWER COMPANY BY INSTRUMENT DATED JANUARY 29, 1946, RECORDED JUNE 26, 1946 IN DEED BOOK 340, PAGE 345 (ROANOKE COUNTY). EASEMENT LOCATION CANNOT BE DETERMINED FROM THE INFORMATION PROVIDED IN THE DOCUMENT EASEMENT GRANTED TO APPALACHIAN ELECTRIC POWER COMPANY BY INSTRUMENT DATED FEBRUARY 7, 1946, RECORDED JUNE 26, 1946 IN DEED BOOK 340, PAGE 346 (ROANOKE COUNTY). EASEMENT LOCATION CANNOT BE DETERMINED FROM THE INFORMATION PROVIDED IN THE DOCUMENT MATTERS SHOWN ON THE SURVEY RECORDED IN PLAT BOOK 2, PAGES 39 - 40, AND PLAT BOOK 2, PAGES 44 - 45 INCLUDING: A. EXISTING SLOPE EASEMENT; B. EXISTING APCO EASEMENTS; C. 20' SANITARY SEWER EASEMENT. SHOWN HEREON MATTERS AS SHOWN ON PLAT RECORDED PLAT BOOK 10, PAGE 9 (PARTIAL SURVEY OF THE SUBJECT LAND) INCLUDING: A. UNDERGROUND ELECTRIC LINES; B. ELECTRICAL TRANSFORMERS; C. SANITARY SEWER LINES AND MANHOLES; D. CLEANOUTS; E. DRAINAGE MANHOLES AND STORM DRAIN DROP INLET; F. GAS AND WATER LINES; G. 2 FOOT BUILDING ENCROACHMENT EASEMENT. ITEM G REFERENCED ABOVE IS SHOWN HEREON IN ADDITION TO THE ABOVE MATTERS, THE "SURVEY" SHOWS: A. PARTY WALL. RIGHTS OF OTHERS THERETO ENTITLED IN AND TO THE PARTY WALL; B. 4 FOOT BUILDING ENCROACHMENT (PB 10, PG 9). SHOWN HEREON TERMS AND PROVISIONS OF THE LEASE BY KROGER LIMITED PARTNERSHIP 1, AN OHIO LIMITED PARTNERSHIP, DATED MAY 9, 1984, MODIFIED AUGUST 15, 1986, MARCH 12, 2001, AND MARCH 31, 2015, AS DISCLOSED BY INSTRUMENT RECORDED AS INSTRUMENT NO. 160000177. LEASED IMPROVEMENTS SHOWN HEREON 9 11 12 13 14 15 16 17 18 19 Electric Road Keagy R o a d Ke a g y L a n e So u t h w e s t Rid g e w o o d Driv e South Clearin g Road Braeburn Drive 419 685 419 10 20 21 22 SEE SHEET 2 OF 2 6Diid LEGEND AND ABBREVIATIONS PSX CONCRETE SURFACE NO PARKING AREA HANDICAP PARKING (R)RECORD DESCRIPTION SQUARE FEETSQ.FT. PARKING SPACE - Telephone Pedestal T - Telephone Box EB - Electric Box/Cabinet - Electric Meter - Cleanout M - Manhole - Light Pole - Storm Manhole WV - Water Valve - Sanitary Manhole - Air Condition Unit - Drill Hole Set - 5/8" Rebar Set with Cap Stamped - Gas Meter - Bollard Post - Sign MB - Mail Box - Water Meter - Fire Hydrant - Catch Basin - Curb Inlet Basin with Grate R/W P.O.B.- Place/Point of Beginning - Right-of-Way - Fence as Noted ou - Overhead Utilities - PK/MAG Nail Found as Noted - Monumentation Found as Noted "NORTHROP VA LS 0403002610" Page 23 of 32 MBMBMB MW MW WV WV WV P.O.B. MAG Nail Found MAG Nail Found (Illegible) 5/8" Capped Rebar Found Bent (Illegible) 5/8" Capped Rebar Found Bent S54°04'56"E 0.40' (Illegible) 5/8" Capped Rebar Found MAG Nail Found TOTAL LAND AREA 6T)HHW“ $FUHV“ Braeburn Driv e 11 0 ' P u b l i c R i g h t o f W a y - A s p h a l t P a v e m e n t Asphalt Variable Widt h P u b l i c R i g h t o f W a y - A s p h a l t P a v e m e n t Asphalt Ri d g e w o o d D r i v e Asphalt El e c t r i c R o a d ( V A R o u t e 4 1 9 ) Va r i a b l e W i d t h P u b l i c R i g h t o f W a y - A s p h a l t P a v e m e n t Asphalt Asphalt Asphalt Asphalt Asphalt Asphalt Grass Asphalt Asphalt 5 Parkin g S p a c e s 5 Parkin g S p a c e s 4 Parkin g S p a c e s 4 Parking S p a c e s 4 Parking S p a c e s 4 Parking S p a c e s 15 Parki n g S p a c e s 15 Parki n g S p a c e s 14 Parkin g S p a c e s 14 Parki n g S p a c e s 11 Parki n g S p a c e s 11 Parki n g S p a c e s 23 Parkin g S p a c e s 23 Parki n g S p a c e s 20 Parkin g S p a c e s 8 Parkin g S p a c e s 20 Parki n g S p a c e s 5 Parking S p a c e s 5 Parking S p a c e s 13 P a r k i n g S p a c e s 5 P a r k i n g S p a c e s 8 P a r k i n g S p a c e s Gate Po s t Ga t e Po s t Gate Po s t Wo o d F e n c e Ir o n F e n c e Fence Fence Wood Fence Concrete Steps St e p s Deck Shed Brick Dr i v e Planter Wall (Typ.) 0. 5 ' C o n c r e t e C u r b ( T y p . ) Now or Formerly: MPW Group LLC Instrument 060003898 APN: 284-1-2 Now or Formerly: Core Hospitality LLC Instrument 050001852 APN: 284-1-2.6 Now or Formerly: Good Pasture Properties LLC Instrument 040000796 APN: 284-1-2.7 Concret e S i d e w a l k Grass Vault Asphalt Concret e S i d e w a l k C o n c r e t e S i d e w a l k Co n c r e t e S i d e w a l k Trench D r a i n T EB Co n c r e t e S i d e w a l k Pump(T y p . ) 4 S p a c e s 3 Spaces 4 P a r k i n g S p a c e s 3 S p a c e s Gr a s s Gr a s s R/ W R/W R/ W R/ W Dumpst e r PARCEL 1 SUBDIVISION OF PROPERTY OF G.L. MATTERN AND RUBY M. MATTERN (THE PLAT) LOT A PLAT BOOK 10 PAGE 9 Wall Wall 20' Sa n i t a r y S e w e r E a s e m e n t Plat B o o k 2 , P a g e s 3 9 - 4 0 , Plat B o o k 2 , P a g e s 4 4 - 4 5 , Plat B o o k 1 0 , P a g e 9 19 2 0 . 0 ' Temporary Easement For Temporary Turn-A-Round Plat Book 2, Pages 39 - 40 & Plat Book 2, Pages 44 - 45 Ap p r o x & E x i s t i n g Ap c o E a s e m e n t R o a n o k e C o u n t y Pla t B o o k 2 , P a g e s 3 9 - 4 0 & Pla t B o o k 2 , P a g e s 4 4 - 4 5 19 Ex i s t i n g A p c o E a s e m e n t De e d B o o k 6 2 , P a g e 8 3 & N e w P U E Pl a t B o o k 2 , P a g e s 3 9 - 4 0 & Pl a t B o o k 2 , P a g e s 4 4 - 4 5 19 15.0' 19 12 20 LINE BEARING DISTANCE L1 S 73°01'00" W 50.00' L2 N 16°59'00" W 27.03' L3 N 67°00'00" W 52.29' L4 N 16°22'00" W 52.77' L5 N 82°16'00" E 97.90' L6 S 23°32'49" E 10.29' L7 S 79°07'55" E 101.13' L8 N 10°52'05" E 1.05' L9 S 79°07'55" E 69.34' L10 N 10°52'05" E 73.03' L11 N 79°07'55" W 31.83' CURVE ARC LENGTH RADIUS DELTA ANGLE CHORD BEARING CHORD LENGTH C1 97.22'200.00'27°51'00" S 03°03'30" E 96.26' C2 77.78'148.54'30°00'00" N 04°08'00" W 76.89' C3 16.03'198.54'4°37'34" S 16°49'13" E 16.03' C4 255.84'262.91'55°45'17" N 11°30'38" E 245.86' C5 19.66'20.00'56°18'30" S 11°47'49" W 18.87' C6 55.30'319.00'9°55'54" N 34°59'09" E 55.23' C7 245.30'269.00'52°14'50" S 56°08'35" W 236.89' C8 85.46'261.48'18°43'32" S 75°48'40" W 85.08' C9 7.03'319.00'1°15'48" N 39°19'13" E 7.03' C10 55.18'269.00'11°45'10" S 76°23'26" W 55.08' 0 . 5 ' C o n c r e t e C u r b ( T y p . ) 0.5' Con c r e t e C u r b ( T y p . ) 0. 5 ' C o n c r e t e C u r b ( T y p . ) 6   ƒ       :                                                                                                6ƒ      (         6   ƒ       :         1ƒ      :         L3 L 4 L5 L 6 C 2 C 3 C4 C5 C6 C7 C8 C9 C10 L7 L8 L9 L1 0 L11 1   ƒ       (         VESTED IN: Wood Salem Center LLC Instrument: 150002238 APN: 284-1-2.2 VESTE D I N :Wood S a l e m C e n t e r L L C Instru m e n t : 1 5 0 0 0 2 2 3 8 APN: 2 8 4 - 1 - 2 . 3 TOTAL L A N D A R E A : 11,244 S q u a r e F e e t 0.258 A c r e s Wood F e n c e Ov e r h a n g Ov e r h a n g One Story Brick Masonry Building 69,101 Square Feet Height=31' #1903-1927 Ov e r h a n g Ov e r h a n g One Sto r y B r i c k M a s o n r y B u i l d i n g 11,244 S q u a r e F e e t Height= 1 5 . 5 ' #1949- 1 9 6 9 One Story Brick Masonry Building 11,244 Square Feet Height=11' Ov e r h a n g Ov e r h a n g Existin g B u i l d i n g Schedule A Less & Except Party Wall Instrument No. 040000406 9 7 P a r k i n g S p a c e s 7 P a r k i n g S p a c e s 6 P a r k i n g S p a c e s 10.0 86 . 2 70.4 #1 9 0 3 44 . 8 38.5 2 0 . 9 5 4 . 1 1. 0 29 . 8 28.0 ©. SHEET 2 OF 2 AL T A / N S P S L A N D T I T L E S U R V E Y 6D v i 6Diic NORTH ARROW & SCALE 2 SA L E M , V I R G I N I A RO A N O K E C O U N T Y RI D G E W O O D F A R M S 19 3 5 A N D 1 9 5 1 E L E C T R I C R O A D SEE SHEET 1 OF 2 6Diid LEGEND AND ABBREVIATIONS PSX CONCRETE SURFACE NO PARKING AREA HANDICAP PARKING (R)RECORD DESCRIPTION SQUARE FEETSQ.FT. PARKING SPACE - Telephone Pedestal T - Telephone Box EB - Electric Box/Cabinet - Electric Meter - Cleanout M - Manhole - Light Pole - Storm Manhole WV - Water Valve - Sanitary Manhole - Air Condition Unit - Drill Hole Set - 5/8" Rebar Set with Cap Stamped - Gas Meter - Bollard Post - Sign MB - Mail Box - Water Meter - Fire Hydrant - Catch Basin - Curb Inlet Basin with Grate R/W P.O.B.- Place/Point of Beginning - Right-of-Way - Fence as Noted ou - Overhead Utilities - PK/MAG Nail Found as Noted - Monumentation Found as Noted "NORTHROP VA LS 0403002610" Page 24 of 32 AG - Agriculture District BCD - Business Commerce District CBD - Community Business District CUD - College/University District DBD - Downtown Business District HBD - Highway Business District HBD/HM - Highway Business/Heavy Manufacturing District HBD/LM - Highway Business/Light Manufacturing District HM - Heavy Manufacturing District LM - Light Manufacturing District LM/HM - Light Manufacturing/Heavy Manufacturing District MHP - Manufactured Home Park District PUD - Planned Unit District RB - Residential Business District RMF - Residential Multi-Family District RMF/RB - Residential Multi-Family/Residential Business District RSF - Residential Single Family District RSF/HBD - Residential Single/Highway Business District RSF/LM - Residential Single Family/Light Manufacturing RSF/RB - Residential Single Family/Residential Business District RSF/RMF - Residential Single Family/Residential Multi-Family District RSF/TBD - Residential Single Family/Transitional Business District TBD - Transitional Business District EXISTING ZONING FUTURE LAND USE Bra e b u rn D r i v e Keagy R o a d R idgewoodDrive R id gewoodDrive Keagy Road El e c t r i c R o a d V i r g i n i a R o u t e 4 1 9 SouthCleari n g R o a d (P riv at e) Lewis-Gale Hospital, Inc., PB 5, PG 85 I n n at Rid g e w ood Farms,LLC,PB7,PG34 G L & Ruby M Mattern, PB6,PG10 Lewis-GaleHospital,Inc.,PB5,PG85 Rid g e w o o d F a r m V i l l a g e C e n t e r , P B 2 , P G S 3 9 , 4 0 G L & R u b y M M a t t e r n , P B 6 , P G 1 0 RidgewoodFarm C on d o.,P h a s e 1 2,P B 8,P G 4 &Phase13,PB8,PG59 Edens&Avant,PB 10,P G 9 M &V Associates,PB10,PG21 R i d g e w o o d F a r m V i l l a g e C e n t e r ,P B 2 ,P GS 3 9 ,4 0GL&R u b y M M a t t e r n (R e s u b .P a r c e l F -3 B 1 ,P a r c e l F-3 B2)PB 7,PG 66 A 1 1 2 A 1 2 A 2.5-1901 2.5-1903 2.5-1907 2.5-1905 2.5-1909 2.5-1911 2.5-1913 2.5-1915 2.5-1917 2.5-1919 2.5-1921 2.5-1923 5 0 110' R/WScale Varies Roa n o k e C o u n t y City o f R o a n o k e City of S a l e m City of R o a n o k e City of Salem Roanoke County Phase 12 2.2 2.3 2.1 2.4 2.6 2 2.7 2.5 60.14 19 . 6 6 25 5 . 8 4 62. 4 3 3 1 . 2 4 39.57 % % % 1 0 9 . 6 9 96 . 4 6 74.24 6 7.68 33.39 26.0 4 39 . 2 7 50.00 1 3 . 1 9 9 7 .2 1 15 7 . 6 6 28 0 . 1 3 1 8 2 .2 2 110. 0 8 11 5 . 7 3 91.70 9.78 6. 0 0 70.70 7.03 101.13 1.03 31.83 73 . 0 3 11 4 . 0 3 9 7 .9 0 4 2.13 34.28 171.98 1 0 . 2 9 44.49 64.39 28.14 198.33 203.6 4 55.0 0 112.06 86 . 0 5 84 . 6 1 16 4 . 4 7 25 8 . 0 0 300.50 1 7 2 . 5 7 32.05 1 6 . 0 3 7 7 .7 8 256.05 224.00 225.00 145.04 10 5 . 5 6 5.0 23 6 . 0 0 262.00 4. 0 0 20 3 . 0 8 5 6.4 8 2 5. 31 51 0 . 6 6 71.77 290.89 80.85 52.29 2 5 0 .8 2 190.13 5 5 .1 7 109.79 30.00 59.5828.2 3 5 7 .2 2 69.34 48.2 6 318 . 4 0 179.1 0 5 2 . 7 7 % 2 9 6 . 9 4 1 8 4 .0 8 1 1 19 3 5 - 1 9 2 7 - 1 9 2 5 - 1 9 2 3 - 1 9 2 1 - 1 9 1 9 - 1 9 1 7 2 9 2 9 1886 19 8 0 - 1 9 0 0 19 6 9 - 1 9 6 7 - 1 9 5 1 1630 1900BlkRidgewoodDrive 1650 19 1 5 - 1 9 1 3 - 1 9 1 1 - 1 9 0 9 - 1 9 0 7 - 1 9 0 5 - 1 9 0 3 2.088 Ac. 3.166 Ac. 0.428 Ac. 1.14 Ac. 1.394 Ac. 5.702 Ac. 1.07 Ac. 1.72 Ac. 0 100 20050 Feet±1 inch = 100 feet APRIL 2022 PLANNING COMMISSION ITEM 4B1923 AND 1951 ELECTRIC RD. CITY OF SALEM Community Development DepartmentP.O. Box 869Salem, Virginia 24153-0869Phone: (540) 375-3032 Tax Parcels 284-1-2.2 & 284-2-2.3 Buildings Parcels City Limits Commercial Downtown Economic Development Area Industrial Institutional Mixed Use Public Parks and Recreational Residential Transitional Tax Parcels 284-1-2.2 & 284-2-2.3 Buildings Parcels City Limits Page 25 of 32 Page 26 of 32 Page 27 of 32 Page 28 of 32 Page 29 of 32 Page 30 of 32 Page 31 of 32 MBLU Location Owner Name Co-Owner Name Address 1 Address 2 City, State, Zip 277/ 1/ 3.1/ / 2000 RIDGEWOOD DR NATIONWIDE HEALTH PROPERTIES INC 2001 RIDGEWOOD DR SALEM, VA 24153 277/ 1/ 3.2/ / 1875 ELECTRIC RD WEC 99J-77 LLC ONE CVS DRIVE WOONSOCKET, RI 02895 277/ 1/ 4/ / 1900 SOUTH CLEARING RD MACHER, RICHARD H MACHER, ELIZABETH K 1900 SOUTH CLEARING RD SALEM, VA 24153 283/ 2/ 1/ / 1900 ELECTRIC RD LEWIS-GALE MEDICAL CENTER LLC PO BOX 1504 NASHVILLE, TN 37202 283/ 2/ 1.1/ / 1886 ELECTRIC RD VIRGINIA EASTERN COMPANY LLC PO BOX 201 ROANOKE, VA 24002 284/ 1/ 2/ / 1650 BRAEBURN DR MPW GROUP LLC PO BOX 18 SALEM, VA 24153 284/ 1/ 2.1/ / 2929 KEAGY RD STRAUSS PROPERTIES LLC 5100 BERNARD DR ROANOKE, VA 24018 284/ 1/ 2.2/ / 1935 ELECTRIC RD MO SALEM LLC 8044 MONTGOMERY RD STE 370 CINCINNATI, OH 45236 284/ 1/ 2.3/ / 1951 ELECTRIC RD MO SALEM LLC 8044 MONTGOMERY RD STE 370 CINCINNATI, OH 45236 284/ 1/ 2.4/ / 2800 KEAGY RD NOTTING HILL LLC 400 ACADEMY ST SALEM, VA 24153 284/ 1/ 2.5/ 1901/ 1901 SOUTH CLEARING RD WALKER, CODY WALKER, HILDA 1901 SOUTH CLEARING RD SALEM, VA 24153 284/ 1/ 2.5/ 1903/ 1903 SOUTH CLEARING RD DAVIDSON PATRICIA B 1903 S CLEARING RD SALEM, VA 24153 284/ 1/ 2.5/ 1905/ 1905 SOUTH CLEARING RD WHITE KENNETH R SR 1905 SOUTH CLEARING RD SALEM, VA 24153 284/ 1/ 2.5/ 1907/ 1907 SOUTH CLEARING RD FRANCIS FAMILY TRUST (THE)495 BOOHER DR BRISTOL, TN 37620 284/ 1/ 2.5/ 1909/ 1909 SOUTH CLEARING RD H P LLC 728 S ATLANTIC AVE VIRGINIA BEACH, VA 23451 284/ 1/ 2.5/ 1911/ 1911 SOUTH CLEARING RD ROBERT J TOPPING TRUST 1911 S CLEARING RD SALEM, VA 24153 284/ 1/ 2.5/ 1913/ 1913 SOUTH CLEARING RD WEST, RAE N 3490 PINE DR SALEM, VA 24153 284/ 1/ 2.5/ 1915/ 1915 SOUTH CLEARING RD SAZA PROPERTIES LLC 11035 BOOKER T WASHINGTON HWY WIRTZ, VA 24184 284/ 1/ 2.5/ 1917/ 1917 SOUTH CLEARING RD WADE JUSTIN LEWIS 1917 SOUTH CLEARING RD SALEM, VA 24153 284/ 1/ 2.5/ 1919/ 1919 SOUTH CLEARING RD CLOUSER, JANET M 1919 SOUTH CLEARING RD SALEM, VA 24153 284/ 1/ 2.5/ 1921/ 1921 SOUTH CLEARING RD WEBSTER ANITA J 2034 DARLINGTON RD SW ROANOKE, VA 24018 284/ 1/ 2.5/ 1923/ 1923 SOUTH CLEARING RD HOLLAR AMY K 1923 S CLEARING RD SALEM, VA 24153 284/ 1/ 2.6/ / 2898 KEAGY RD CORE HOSPITALITY LLC 2898 KEAGY RD SALEM, VA 24153 284/ 1/ 2.7/ / 1630 BRAEBURN DR AG PROPERTY LLC 113 WINDWARD DR SW ROANOKE, VA 24018 284/ 1/ 2.5/ / 1900 BLK S CLEARING RD RIDGEWOOD FARM CONDOMINIUMS UNIT OWNERS ASSOCIATION 2911 S CLEARING RD SALEM, VA 24153 Page 32 of 32