PROPOSED ZONING CUP (COMMUNITY UNIT PLAN) -
2.0 UNITS PER
PROPOSED
USE RESIDENTIAL SUBDIVISION – 76-LOTS
EXISTING ZONING AG-1 (AGRICULTURAL)
EXISTING USE UNDEVELOPED
LAND
USE MAP RESIDENTIAL
- 1 TO 2 UNITS PER
LOCATION
279.76 FEET OF FRONTAGE
579.07 FEET OF FRONTAGE
678.75 FEET OF FRONTAGE
PARCEL SIZE 38.16 ACRES
SMALL AREA 527
LL 111, 82, DISTRICT 7
COMMISSION DISTRICT 7
CEDAR GROVE OVERLAY DISTRICT
OWNER DENNIS McDOWELL
PETITIONER McDOWELL & ASSOCIATES
REPRESENTATIVE JASON HALSEY
APPLICANT'S INTENT To develop a 76-lot single family residential subdivision on 38.16 acres at a density of 2.0 units per acre.
Department of Environment
and Community Development
Recommendation
Community Zoning Board
Recommendation
November 21, 2006
SUBJECT SITE AND SURROUNDING AREA:
SUBJECT SITE:
The 38.16 acre subject site is
located at the southwest quadrant of
** North, East - Use: Scattered Single Family Residences (Existing)
Zone: AG-1(Agricultural)
Observed Minimum House Size: 1,200 Square Feet
** Further North - Use: Single Family Subdivision (Approved)
Zone: CUP (Community Unit Plan)
Petition: 2004Z -0106 SFC
Density: 1.75 Units Per
Minimum Heated Floor: 1,800 Square Feet
Minimum
** East, across
Petition: 2000Z -0123 SFC
Zone: MIX (Mixed Use)
Density:
626 Lots - 1.76 Units Per
Minimum House Size: 1,600 Square Feet (313 Lots); 1,800 Square Feet (313 Lots)
198 Lots - 10,001 to 15,000 Square Feet
60 Lots - 15,001 to 20,000 Square Feet
72 Lots - 20,000 Square Feet
** South - Use: The Oaks at Cedar Grove Subdivision Phase II (Undeveloped)
Zone: CUP (Community Unit Plan)
Petition: 2004Z -0014 SFC
Density: 1.99 Units Per
Minimum Heated Floor: 1,400 Square Feet
Minimum
** South - Use: The Oaks at Cedar Grove Subdivision Phase I (Undeveloped)
Petition: 2003Z -0028 SFC
Zone: CUP (Community Unit Plan)
Density:
234 Lots -1.96 Units Per
Minimum Heated Floor Area: 1,400 Square Feet
Minimum
117 Lots (8,001 to 10,000 Square Feet)
35 Lots (10,001 to 12,500 Square Feet)
35 Lots (Over 12,500 Square Feet)
NEARBY AND ADJACENT PROPERTIES/ZONINGS: NON-RESIDENTIAL
** North – Use: Undeveloped
Zone: AG-1 (Agricultural)
** There have been no RECENT DENIALS and there are no MISCELLANEOUS USES/ZONINGS in the immediate area.
SITE PLAN ANALYSIS:
Based on the applicant's site plan submitted to the Department of Environment and Community Development on September 26, 2006, Staff offers the following considerations:
The applicant is proposing to rezone the subject site from AG-1 (Agricultural) to CUP (Community Unit Plan) to develop a 76-lot single family subdivision on 38.16 acres at a density of 2.0 units per acre. The applicant's proposed use and density is consistent with the Comprehensive Plan Land Use Map which suggests the subject site and the surrounding area as appropriate for residential development at a density of 1 to 2 units per acre. The applicant's proposed density is also consistent with recent Board action in the area which approved residential development adjacent to the subject site to the south at a density of 1.96 units per acre and 1.99 units per acre, pursuant to 2003Z -0028 SFC and 2004Z -0014 SFC respectively. Given the applicant's proposed density is consistent with the Plan Map and Board action in the area, Staff recommends APPROVAL CONDITIONAL of this petition subject to the attached Recommended Conditions.
The applicant's site plan indicates a minimum lot size of 7,500 square feet. Staff notes that the applicant's proposed minimum lot size is consistent with recent Board action in the area which approved CUP (Community Unit Plan) development adjacent to the subject site to the south with a minimum lot size of 7,500 square feet, pursuant to 2003Z -0028 SFC and 2004Z -0014 SFC. Staff supports the proposal and will reflect this in the attached Recommended Conditions.
The applicant is proposing a minimum heated floor area of 1,400 square feet which is consistent with the approved CUP (Community Unit Plan) development adjacent to the site to the south, pursuant to 2003Z-0028 SFC and 2004Z -0014 SFC. Staff supports the applicant's proposal and will reflect this in the attached Recommended Conditions.
The applicant is proposing the following minimum building setbacks and development standards:
Minimum
front yard: 20 Feet
Minimum
rear yard: 20 Feet
Minimum
side yard (interior): 5 Feet
Minimum
building separation: 10 Feet
Staff notes that the proposed development is Phase 3 of the Oaks at Cedar Grove Subdivision to the west and south of the subject site. Staff further notes that the applicant's proposed development standards noted above are consistent with approved development standards for Phase 1 and Phase 2 of the Oaks at Cedar Grove Subdivision noted above except the applicant's site plan does not indicate a minimum side corner setback of 15 feet. To maintain development consistency in the area, Staff recommends a minimum side corner setback of 15 feet and will reflect this and the proposed development standards as shown on the site plan in the attached Recommended Conditions:
Staff notes that the west and east property lines abut AG-1 (Agricultural) zoned properties. It is Board Policy to require a 50-foot building setback adjacent to AG-1 (Agricultural) zoned property. Per the submitted site plan, it appears that the location of the proposed lots comply with the 50-foot building setback. Staff shall include a 50-foot building setback adjacent to AG-1 zoned property in the attached Recommended Conditions.
Article 12M.4 of the Zoning
Resolution requires all AG-1 (Agricultural) and residentially zoned
developments to provide a minimum 50-foot natural undisturbed buffer with a
10-foot improvement setback along all public streets. The applicant's site plan
indicates compliance with the requirement. The applicant is proposing a minimum of 48% of the subject
site as green space. In order to insure proper care and maintenance, all
green space and areas which may be held in common (such as the amenities area)
shall be accessible via dedicated roadways, easements, sidewalks, trails, etc.
and shall be maintained by a mandatory homeowners association, whose proposed
documents of incorporation shall be submitted to the Director of the Department
of Environment and Community Development for review and approval prior to the
recording of the first final plat.
Staff will reflect this in the Recommended Conditions.
Article 18.2.1 of the Zoning Resolution
requires single family residential development to provide a minimum of two
parking spaces per dwelling unit. The applicant will be required to indicate
compliance with parking requirements at the time of application for a building
permit.
TRANSPORTATION
Fulton County Traffic anticipates the traffic generation rates as
follows: 808 average trips per day, 63 trips at the a.m. peak hour and 84 trips
at the p.m. peak hour. To help mitigate the impact of increased traffic, the
Fulton County Traffic Engineer is requiring the applicant to comply with traffic
recommendations in the Recommended Conditions.
The Environmental Site Analysis
Report is sufficient and satisfies the requirement of the Fulton County Zoning
Resolution. A field survey of the site was conducted by
Staff notes that the applicant's site plan indicates sidewalks, curb and gutter as required per Article 34.5.3 of the Zoning Resolution.
The submitted site plan shows interconnectivity to Phase I and Phase II of the Oaks at Cedar Grove Subdivision to the south and west of the subject site. Staff notes that Interparcel access is required pursuant to Article 34 of the Fulton County Zoning Resolution. Staff shall include a condition for interparcel access as shown on the site plan in the attached Recommended Conditions.
The subject site lies within the area covered by the Cedar Grove Overlay District. The applicant will be required to demonstrate compliance with the overlay district standards for single family residential development at the time of permitting.
Staff notes that it is Board policy to provide staggered front
setbacks for all residential development in
Staff notes that the applicant agreed with the Cedar Grove Community
Association to provide development standards similar to Phase I and Phase II of
the Oaks at Cedar Grove Subdivision, pursuant to 2003Z -0028 SFC and 2004Z
-0014 SFC respectively, which Staff has included in the Recommended Conditions.
FINDINGS:
(Article 28.4.1) Planning Staff shall, with respect to each zoning application, investigate and make a recommendation with respect to factors A. through G., below, as well as any other factors it may find relevant.
A.
WHETHER THE ZONING PROPOSAL WILL
PERMIT A USE THAT IS SUITABLE IN VIEW OF THE USE AND DEVELOPMENT OF ADJACENT
AND NEARBY PROPERTY.
FINDING: The proposed single family subdivision, if developed with Staff's Recommended Conditions is suitable for the subject site given the anticipated residential developments east and west of the subject site.
B.
Whether the zoning proposal will adversely affect the existing use
or usability of adjacent or nearby property.
FINDING: It is Staff's
opinion that the proposed single family subdivision will not adversely affect
adjacent and nearby uses if developed in accordance with the attached
Recommended Conditions.
C. WHETHER THE PROPERTY TO BE AFFECTED BY THE ZONING PROPOSAL HAS A REASONABLE ECONOMIC USE AS CURRENTLY ZONED.
FINDING: The subject site may have a reasonable use as currently zoned.
D. WHETHER THE ZONING PROPOSAL WILL RESULT IN A USE WHICH WILL OR COULD CAUSE AN EXCESSIVE BURDENSOME USE OF EXISTING STREETS, TRANSPORTATION FACILITIES, UTILITIES, OR SCHOOLS.
FINDING: Staff does not anticipate a significant impact on public services and facilities. However, some impact on the surrounding transportation system is expected but should be mitigated with compliance to the attached Recommended Conditions for project improvements. Some overcrowding of area schools may occur.
E. WHETHER THE ZONING PROPOSAL IS IN CONFORMITY WITH THE POLICIES AND INTENT OF THE LAND USE PLAN.
FINDING: The Comprehensive Plan Land Use Map suggests that the subject site is suitable for residential development at a density of 1 to 2 units per acre. The proposed residential subdivision at a requested density of 2.0 units per acre is consistent with the density range suggested on the Map.
LAND USE PLAN MAP: Residential - 1 to 2 units per acre
Proposed use/density: Single Family Subdivision/ 2.0 units per acre
The Comprehensive Plan Land Use Map suggests
the subject site and the surrounding area as appropriate for residential
development at a density of 1 to 2 units per acre. For the properties further to the south, the
Plan Map suggests residential at 1 to 3 units per acre. Further to the south,
the Plan Map suggests Neighborhood Live-Work and Community Live-Work along the
PLAN POLICIES:
Encourage appropriate infill development, in residential areas, consistent with neighborhood preservation, transitional uses, and other Comprehensive Plan policies.
Encourage
planned residential development with homes and recreation areas oriented to
internal streets, not facing or directly accessing external roads.
Encourage the development of a variety of housing types, sizes, and prices in response to the current and projected demands of County residents.
F. WHETHER
THERE ARE OTHER EXISTING OR CHANGING CONDITIONS AFFECTING THE USE AND
DEVELOPMENT OF THE PROPERTY WHICH GIVE SUPPORTING GROUNDS FOR EITHER APPROVAL
OR DISAPPROVAL OF THE ZONING PROPOSAL.
FINDING: Existing and
approved single family residential developments in the area and adopted land
use policies support this request for single family residential development at 2.0
units per acre.
G. WHETHER
THE ZONING PROPOSAL WILL PERMIT A USE WHICH CAN BE CONSIDERED ENVIRONMENTALLY
ADVERSE TO THE NATURAL RESOURCES, ENVIRONMENT AND CITIZENS OF
FINDING: The proposed
residential development is not considered environmentally adverse affecting
natural resources, the environment, or the citizens of
CONCLUSION
TO FINDINGS:
Provided Staff's Recommended Conditions are incorporated
into the development of the site, the proposed single family subdivision is
consistent with the policies and intent of the Comprehensive Plan and with
approved zonings in the area. Therefore, Staff recommends this petition be APPROVED
CONDITIONAL subject to the attached Recommended Conditions.
RECOMMENDED CONDITIONS
If this petition is approved by the Board of Commissioners, it should be APPROVED CUP (Community Unit Plan) CONDITIONAL subject to the owner's agreement to the following enumerated conditions. Where these conditions conflict with the stipulations and offerings contained in the Letter of Intent, these conditions shall supersede unless specifically stipulated by the Board of Commissioners.
1. To
the owner's agreement to restrict the use of the subject property as follows:
a. Single family detached dwellings and
accessory uses and structures.
b. No
more than 76 total dwelling units at a maximum density of 2.0 dwelling units
per acre, whichever is less, based on the total acreage zoned. Approved
lot/unit totals are not guaranteed. The developer is responsible through site
engineering (at the time of application for a Land Disturbance Permit) to
demonstrate that all lots/units within the approved development meet or exceed
all the development standards of
c. The minimum lot size shall be 7,500 square feet.
d. The minimum heated floor area per
dwelling unit shall be 1,400 square feet.
2. To
the owner's agreement to abide by the following:
a. To the site plan received by the Department of Environment and Community Development on September 26, 2006. Said site plan is conceptual only and must meet or exceed the requirements of the Zoning Resolution and these conditions prior to the approval of a Land Disturbance Permit. In the event the Recommended Conditions of Zoning cause the approved site plan to be substantially different, the applicant shall be required to complete the concept review procedure prior to application for a Land Disturbance Permit. Unless otherwise noted herein, compliance with all conditions shall be in place prior to the issuance of the first Certificate of Occupancy.
3. To
the owner's agreement to the following site development considerations:
a. Front Yard: 20 Feet
Side Yard (Interior): 5 Feet
Rear Yard: 20 Feet
Building Separation 10 Feet
Side Yard (Corner) 15 Feet
Minimum
Minimum
b. Provide a staggered setback of all dwelling facades. Staggered setbacks shall be determined by the placement of the dwellings on either side of the dwelling in question. Said setback shall provide a minimum 5-foot variation for single family detached dwellings as measured from the back of curb.
c. Provide a minimum 50-foot principal building setback from peripheral property lines adjoining properties zoned AG-1 (Agricultural).
d. Provide a minimum of 49% of the total acreage zoned in common green space within the overall development which shall include the perimeter buffer, open space and wetlands, as shown on the site plan referenced in condition 2.a.
e. Provide a minimum 50-foot buffer along the interior property lines to the west except adjacent to the properties zoned CUP (Community Unit Plan), pursuant to 2003Z -0028 SFC, and 2004Z -0014 SFC as indicated on the submitted site plan referenced in condition 2.a; and a 100-foot buffer along the Clark Road and Bethlehem Road frontages. Said buffer shall not be part of an individual lot, but instead, shall be held in common by a mandatory homeowners' association.
f. All green space and areas which may be held in common shall be accessible via dedicated roadways, easements, sidewalks, trails, etc. and shall be maintained by a mandatory homeowners' association, whose proposed documents of incorporation shall be submitted to the Director of the Department of Environment and Community Development for review and approval prior to the recording of the first final plat. Staff will reflect this in the Recommended Conditions.
g. Vinyl siding is prohibited. All homes shall have exteriors of brick, stucco, stone, or other masonry, hardi-board (cement fiber), clapboard, cedar shake, or combinations of these materials.
h. Each home shall have a minimum two (2) car garage.
4. To the owner's agreement to abide by the following requirements, dedication and improvements:
a. Dedicate at no cost to Fulton County along the entire property frontage, prior to the approval of a Land Disturbance Permit, sufficient land as necessary to provide the following rights-of-way, and dedicate at no cost to Fulton County such additional right-of-way as may be required to provide at least 10.5 feet of right-of-way from the back of curb of all abutting road improvements, as well as allow the necessary construction easements while the rights-of-way are being improved:
25
feet from centerline of
30
feet from centerline of
30
feet from centerline of
b. Reserve
for
45 feet from
centerline of
45 feet from
centerline of
c. Provide inerparcel access to the Phase I and Phase II of the Oaks at Cedar Grove Subdivision along the south and west property lines as shown on the site plan referenced under Condition 2.a.
5. To the owner's agreement to abide by
the following:
a. Prior to submitting the application for a (LDP) with the Department of Environment and Community Development, Development Review Division, arrange to meet with the Fulton County Traffic Engineer. A signed copy of the results of these meetings will be required to be submitted along with the application for a Land Disturbance Permit.
b. Prior to submitting the application for an LDP, arrange an on-site evaluation of existing specimen trees/stands, buffers, and tree protection zones within the property boundaries with the Fulton County Arborist. A signed copy of the results of these meetings will be required to be submitted along with the application for an LDP.
c. Prior to submitting the application for an LDP, the developer/engineer shall contact the Public Works Department, Water Services Division, and arrange to meet on-site with an engineer from the Surface Water Management Program (SWMP), who is responsible for review of Storm Water Concept Plan submittals.
d. Prior to submitting
the application for an LDP, the developer and/or engineer shall submit to the
SWMP, through the Development Review Division, a project Storm Water Concept
Plan. This concept plan shall indicate the preliminary location of the
storm water management facilities intended to manage the quality and quantity
of storm water. The concept plan shall specifically address the existing
downstream off-site drainage conveyance system(s) that the proposed development
surface runoff will impact, and the discharge path(s) from the outlet of the
storm water management facilities to the off-site drainage system(s) and/or
appropriate receiving waters. As part of the Storm Water Concept Plan
submittal, a preliminary capacity analysis shall be performed by the engineer
on the off-site drainage system(s) points of constraint. The capacity
analysis shall determine the capacity of all existing constraint points, such
as pipes, culverts, etc. from the point of storm water discharge at the
proposed development site boundary downstream to the confluence of the
receiving drainage course at a point where the drainage area is at least ten
times the proposed development site area and the next downstream drainage area
having a drainage area of fifty acres or more. The critical capacity
points shall be selected based upon the engineer's field observation,
professional judgment, and limited field survey data. The analysis shall
identify the downstream properties pre and post-development 100-year water
surface elevations, and for any post-development water surface elevation
increase exceeding 0.05 feet, the developer shall acquire the applicable
offsite drainage easement to accommodate the 100-year storm flow through
impacted properties. Where
e. Where storm water currently drains by sheet flow and it is proposed to be collected to and/or discharged at a point, such that the discharge from the storm water management facility outlet crosses a property line, such discharge shall mimic pre-development sheet flow conditions. A description of the method proposed to achieve post-development sheet flow conditions shall be provided as part of the Storm Water Concept Plan. Should the method to achieve sheet flow across an external property line be unsuccessful, the developer shall acquire an easement(s) from the point of discharge to a point down gradient at a live dry weather stream sufficient to contain the 25 year storm flow or other location as approved by the Director of Public Works. This condition will not apply when the storm water management facility is designed and approved to discharge directly to a stream or watercourse.
f. A draft of the Inspection and Maintenance Agreement required by Fulton County Code Section 26-278 shall be submitted to the Department of Public Works with the Storm Water Concept Plan.
g. The Inspection and Maintenance Agreement shall provide that all storm water management/detention facility outlet control structures shall be inspected, photographed, and cleaned, if necessary, on a monthly basis, by the owner. The Inspection and Maintenance Agreement shall require that the design engineer shall prepare an operation and maintenance guidance document, for use by the owner and/or any professionals retained by the owner, to plainly describe the basic operational function of the facility(ies), including a description of a permanent marker post(s) which shall indicate that the level of sediment which, if exceeded, requires sediment removal. The Inspection and Maintenance Agreement shall require an annual operation and maintenance report for all storm water management/detention facilities be prepared by a licensed design professional and submitted to the SWMP. The annual report shall include monthly inspections, photographs, and documentation of the cleaning of storm water management/detention facilities outlet control structure(s) as well as an operational assessment of the facilities indicating that they do, or do not, function as described in the design guidance document (described above), and if they do not, a description of the specific actions to be taken to allow the facilities to function as intended.
h. The required Inspection and Maintenance Agreement shall be recorded with the Clerk of Superior Court prior to issuance of an LDP, Grading Permit, or Building Permit associated with the development.
i. The engineer/developer is required to submit, along with the application for an LDP, signed documentation verifying approval of the Storm Water Concept Plan.
j. Where paved parking areas (including access aisles) are proposed to exceed 5,000 square feet, the storm water management facilities shall be designed to reduce pollutants such as oil, grease and other automobile fluids that may leak from vehicles. A general description, or concept, of the storm water management facilities proposed to achieve the removal of such pollutants shall be submitted with the Storm Water Concept Plan. A detailed design of such facilities shall be included in applicable documents for a land disturbance permit.
k. With the application for an LDP, provide documentation (such as channel cross-sections, centerline profile, etc.) describing the geometry of those existing natural streams, creeks, or draws within the proposed development boundary which in the design engineer's judgment are at risk of erosion due to increased flow, provide a description of the basis utilized in judging areas to be at risk, and provide details on the Storm Water Management Plan of the post-development channel bank protection measures.
l. The developer/engineer shall demonstrate to the County by engineering analysis submitted with the LDP application, that the discharge rate and velocity of the storm water runoff resulting from the development is restricted to seventy-five percent (75%) of the pre-development conditions for the 1-year frequency storm event, up to and including the ten (10)-year frequency storm event.
m. Drainage from all disturbed areas shall be collected and conveyed to a storm water management facility provided as part of the development. The Storm Water Concept Plan shall identify any proposed areas with incidental and minor release of storm water not conveyed to such facilities, subject to the approval of the Director of Public Works. Plans for any land disturbance permit shall show all proposed drainage patterns for the proposed development after its completion. Any incidental release of unmanaged or untreated storm flows from any disturbed portion of the developed property shall be allowed only with the approval of the Director of Public Works. Other than minimal incidental flows shall be specifically approved by the Director of Public Works. Bypass flows will not be permitted except from undisturbed areas within a buffer or other protected easement. Final plans shall provide for collection, conveyance and treatment of all approved incidental flows from developed lots or parcels, individual residences or building structures.
n. Storm water management facility(ies) volumes shall be designed to achieve water quality treatment, channel protection, over bank flood protection and extreme flood protection, in accordance with the Georgia State Storm water Manual, except that the duration of release for water quality treatment shall be 48 hours.
APPENDIX
COMMENTS ON PUBLIC SERVICES AND UTILITIES
NOTE:
Various
Road name:
Classification:
Level of Service: C or better
Road name:
Classification:
Level of Service: C or better
Road name:
Classification:
Level of Service: C or better
Anticipated Traffic Generation Rates:
Average: 808 trips per day
Peak Hour: 63 trips
HEALTH DEPARTMENT:
The Fulton County Health Department recommends that
the applicant be required to connect the proposed development to public water
and public sanitary sewer available to the site.
Since this proposed development constitutes a premise
where people work, live or congregate, onsite sanitary facilities will be
mandatory, prior to use or occupancy.
The Fulton County Health Department recommends that
the applicant be required to connect the proposed development to public water
available to the site and to install individual on-site sewage disposal
systems.
WATER AND WASTEWATER (SEWER):
WATER:
Anticipated water demand: 22,000 gallons per day
This project is within the
Comments: This information does not guarantee that
adequate water volume and pressure are available at this time or will be
adequate upon application of permits. Please contact the Department of Public
Works for more information.
SEWER:
Basin: Deep Creek
Treatment Plant: Camp Creek
Anticipated sewer demand: 20,520 gallons per day
The nearest wastewater pipeline to this project is
+/- 1,000 linear feet located in Land Lot 111, District 7.
Comments: This information does not guarantee that
adequate sewer capacity is available at this time or will be available upon
application of permits. Please contact the Department of Public Works for more
information.
DRAINAGE:
Flood Plain: FEMA Map No. 13121C0432E.
Floodplain = 32%.
BOARD OF EDUCATION:
# of
Proposed Units: 76 single family subdivision
|
Schools |
Renaissance Elementary |
Bear Creek Middle |
|
|
Estimated
Number of Students Generated |
21 to 30 |
11 to 17 |
14 to 20 |
|
State
Capacity A |
850 |
1,075 |
1,850 |
|
Enrollment
B |
805 |
1,526 |
2,290 |
|
Projected
Under/Over State Capacity C |
-45 |
451 |
440 |
|
Number
of Portable Classrooms |
4 |
12 |
21 |
|
Can
Facility Meet Increased Demand? |
Yes |
No |
No |
A Updated Georgia Department of Education state capacity.
B Project enrollment is for fall of the 2006-07 school year.
C Positive values indicate numbers of students a facility
is projected to be over state capacity/ negative values indicate
number of students a facility is projected to
be under state capacity.
|
Location |
Average to Average + 1 Std. Deviation |
Comments |
|
One single family unit generates: One single family unit generates: One single family unit generates: One multi-family apart. unit generates: One multi-family apart. unit generates: One multi-family apart. unit generates: One Townhome unit generates: One Townhome unit generates: One Townhome unit generates: |
0.2765 to 0.3972 0.1462 to 0.2206 0.1873 to 0.2635 0.1514 to 0.2762 0.0929 to 0.1674 0.0907 to 0.1709 |