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Home My WebLink AboutPacket, Pre PLANNER 9/8/2008 ,. PRE-SUBMITTAL DISTRIBUTION LIST: Date Distributed: I / Dave Puent - Building / Gilbert GordonlMelissa Fechtel- Fire / Jon Driscoll- Traffic. / Matt Stouder- Public Works/Engineering Dennis Ernst/Chris Moorhead, Surveying Planner. rt~. .. . q~ f/oJl / City of Springfield ~ Development Services Department 225 Fifth Street Springfield, OR 97477 541-725-3753 Phone 541-726-3689 Fax r t<:: / i I , Pre-Submittal Meeting Case Number Assigned: PRE2008-00065 . Date Submitted: 9/5/2008 Proiect Name: MCDOUGALL R REPAIR 244-39TH Project Description: Pre-Submittal for Site Plan Review for change of use and paving for auto and boat repair at 244 39th Street ApplicationType: . Site Plan Review Job Address: 244 39TH ST . Assessor's & Tax Lot #: 1702314102000 DISCLAIMER: Applications will not be exempt from Development Code or procedural amendments that may occur . between the time of the Pre-Submittal Meeting and Submittal of the Application for Development Review. Please contact our office at 541-726-3753 with anyi'questions or concerns. A Planner will be assigned the following business day and will contact you to confirm the meeting date and time. ~R~.5r:P!V!H !Q! !tItl", LJ SEP 5 Z008 PlanJobPrint.rpt 9/5/2008 2:07: 18PM .;, . ~re~Su-)mitta-. \1eeting : Development Services Department Room 615/616 . l. PRE-SUBMITIAL ~ETING DATE: Friday, September 12,2008 I 1. PRE-SUBMI1l'AL MTG #PRE2008-00065 (SITE TENT) McDOUGALUR REPAIR Assessor' s Ma~: 17-02-31-41 TL 2000 Address: 244 39th Street. " Existing Use: ~utomotive & Boat Repair shop Applicant submitted plans for change of use and paving for auto and boat repair business Meeting Daterfime:Friday, September 12, 2008 10:00 -11:00 a.m. " Planner: Lissa navis 2. PRE-SUBMITtAL MTG#PRE2008-00063 (SUB TENT) GRAY Assessor's Map,: 18-02-02-00 TL 500, 600 Assessor's Map: 18-02-02-24 TL 1600, 1800 II . Address: Vacant - So portion of So 71 st Street Existing Use: yacani: Applicant subnlitted plans to create a 45-10t cluster subdivision (Skyline Estates), plus two remaining \,ots for possible future development. . Meeting Daterr:ime: Friday, September 12, 2008 11:00 - noon Planner: MarkilMetzger , PRE.SUBMITIAL REC'O SEP 5 2008 . City of Springfield Development Services Department 225 Fifth Street Springfieid, OR 97477 Site Plan Review PRE-SUBMITTAL REC'D SEP 5 2008 . j, .. . Applicant Name: Randy McDouqal1 Icompany: IAddress: , IAPPlicant's Rep.: Scott Morris Icompany: IAddress: , I Property Owner: Same as Applicant Icompany: IAddress: , IASSESSOR'S MAP NO: 17-02-31-41 I Property Address: 244 39th Street ISize of Property: 0.55 Acres . Acres rzJ I Proposed Name of Proiect: R. Repair Service Site Improvements , Phone: (541) 726-6645 R. Repair & Service Fax: 244 39th Street. Sprinqfield, OR 97478 Phone: (541) 302-9790 (541) 485-3253 Olson & Morris .Fax: 380 Q Street, Ste 200 Sprinqfield, OR 97477 Phone: Fax: ITAX LOT NO(S): 2000 Sauare Feet 0 I Description of If you are filling in this form by hand, please attach your proposal description to this application. . Proposal: Construct 6,380 square feet of new pavinq, landscape, and other code imps. IExisting Use: Automotive and Boat Repair ShOD . INew Impervious Surface Coveraae (Includina Blda. Gross Floor Area): 6380 sf ISi. natures: Please si nand rint your name and date in the ap ropriate box on the next , , ~ - Pre-Sub Case No.: P,(( '7A'b9-. 6l)bf,<\ lease No.: ./APPlication Fee: $ ITOTAL FEES: $ Associated Applications: Co07LJffb r dJ2,)fJ cd "<I oCZ..... I .Date: Signs: Reviewed by:-{h-<-. I Reviewed by: !postage Fee: $ 31ra 00 3Lflo 00 Date: ITechnical Fee: ~ Revised 1/1/08 Molly Markarian ~(\O _. h-\ '1(,,-/00 p~~-~~ ( (.rtJ~ 1 of 10 PROJECT NUMBER: Owner Signatures This application form is used for both the required pre-submittal meeting and subsequent complete application submittal. Owner signatures are required at both' stages in the application process. An application without the Owner's original signature will not be accepted. Pre-Submittal Owner: The.undersigned acknowledges that the information in this application is correct and accurate for scheduling of the Pre- Submittal Meeting. . l~ I I. (J1 L t\ ~.1vf'1f}() Sigta'~ lJ'~ lZb..It\.,.l\./ VVl" ~ Di.l.t:i a.n Print -/ '-' . Date: Gj - J. - cYf5- Submittal I represent this application to be complete for submittal to the City. Consistent with the completeness check performed on this application at the Pre-Submittal Meeting, I affirm "the information identified by the City as necessary for processing the application is prOVided herein' or the information will not be provided if not otherwise contained within the submittal, and the City may begin processing theapplicatlon with the information as submitted. This statement serves as written notice-pursuant to the requirements of ORS 227.178 pertaining to a compiete application. Owner: Date: Signature Print PRE-5UBM!1TAL REC'D $EP 5 2008 Revised 1/1/08 Molly Markarian 2 of 10 Site PI.an Review Submittal Requirements Checklist NOTE: . ALL of the following items MUST be submitted for BOTH Pre-Submittal and Submittal. . If you feel an item on the list below does not apply to your specific application, please state the reason why and attach the explanation to this form. .J8! E( " ~ fa ~ ~ t-Jcpr El ~ o Application Fee - refer to the Development Code Fee Schedule for the appropriate fee calculation formula. A copy .of the fee schedule is available at the De'velopment Services Department. Any applicable application, technology, and postage fees are collected at the pre-submittal and submittal stages. Site Plan Review Application Form Narrative explaining the purpose of the proposed development, the existing use of the - property, and any additional information that may have a bearing in determining the action to be taken. The narrative should also include the proposed number of employees and future expansion plans, if known. ~ Copy of the Deed Copy of a Preli!flinary Title Report issued within the past 30 days documenting ownership and listing all encumbrances. . Copy of the Site Plan Reduced to 8'h"x 11", which will be mailed as part of the required neighboring property notification packet. Right-of-Way Approach Permit Application provided where the property has frontage on an Oregon Department of Transportation (ODOT) facility. Three (3) Copies of the Stormwater Management System Study with Completed Stormwater Scoping Sheet Attached - The plan, supporting calculations and documentation must be consistent with the Engineering Design Standards and Procedures Manual. . . Three (3) Copies of the Traffic Impact Study prepared by a Traffic Engineer in accordance with SDC 4.2-105 AA. Traffic Impact Studies (TIS) allow the City to analyze and evaluate the traffic impacts and mitigation of a development on the City's transportation system. In general, a TIS must explain how. the traffic from a given development affects the transportation system in terms of .safety, traffic operations, access and mobility, and immediate and adjoining street systems. A TIS must also address, if needed, City, metro plan and state land use and transpbrtationpolicies and objectives. . ' Seven (7) Copies of the Following Plan Sets for Pre-Submittal OR Eighteen (18) Copies of the Following Plan Sets for Submittal o All of the following plans must ihclude the.scale appropriate to the area involved and sufficient to show detail of the plan and related data, north arrow, and date of preparati?n. @ All plan sets must be folded to 8V," by 11" and bound by rubber b.ands. a. Site Assessment of Existing Conditions. PRE-SUBMIlTAl REC'D ~ Prepared by an Oregon licensed Landscape Architect or Engineer SEP 5 2008 Revised 1/1/08 Molly Markarian 4 of 10 ~ Vicinity Map ~ The name, location and dimensions of all existing site features including buildings, curb cuts, trees and impervious surface areas, clearly indicating what is remaining and what is being removed. For'existing structures to remain, also indicate present use, size, setbacks from property lines, and distance between buildings. .0 The name, location, dimensions, direction of flow and top of bank of all watercourses and required riparian setback that are shown on the Water Quality Limited Watercourse Map on file in the Development Services Department o The 100-year floodplain'and floodway boundaries on the site, as specified in the latest adopted FEMA Flood Insurance Rate Maps or FEMA approved Letter of Map Amendment or Letter of Map Revision [Xi The Time of Travel Zones, as specified in'SDC 3.3-200 and delineated on the Wellhead Protection Areas Map on file in the Development Services Department ~ Physical features including, but not limited t~ trees 5" in diameter or greater when measured 4 V2 feet above the ground, significant tlusters of trees and shrubs, riparian areas, wetlands and rockoutcroppings ~ Soil types and water table information as map'ped and specified in the Soils Survey of. Lane County. A Geotechnical Report prepared by an Engineer must be submitted , concurrently if the Soils Survey indicates the proposed development area has unstable soilsandjor a high water table b'. Site Plan ~ Prepared by an Oregon' licensed Architect, Landscape Architect, or Engineer ~ Proposed buildings: location, dimensions, size (gross floor area applicable to the . parking requirement for the proposed use(s)), setbacks from property lines, and distance between buildings !;8l Location and height of existing or proposed fences, walls, outdoor equipment, storage; trash receptacles, and signs '5(1 Location, dimensions, and number of typical, compact and disabled parking spaces; including aisles, wheel bumpers, directional signs, and striping [2S Dimensions of the development area, as well as area and percentage of the site proposed for buildings, structures, parking and vehicular areas, sidewalks, patios, and, otherimpervious surfaces I2SI Observance of solar access requirements as specified in the applicable zoning district ~ On-site loading areas and vehicular and pedestrian circulation l2l: Access to streets, alleys, and properties to be served, including the location and dimensions of existing and proposed curb cuts and curb cuts proP~Sl~r~'D ~ Location, type, and number of bicycle parking spaces SEP 5 2008 . ~ Location of existing and proposed transit facilities ~ Area and dimensions of all property to be conveyed, 'dedicated, or reserved for. " common open spaces, recreational areas, and other similar public and semi-public uses IZSPhased Development Plan - where applicable, the Site Plan application must include a phasing plan indicating any proposed phases for development, including the boundaries and sequencing of each phase. Phasing must progress in a sequence promoting street connectivity between the various phases of the development and a.ccommodating other Revised 1/1/08 Molly Markarian . 5 of 10 required public improvements, including but not limited to, sanitary sewer, stormwater management, water, and electricity. The applicant must indicate which phases apply to the Site Plan application being submitted. . c. Improvement and Public Utilities Plan ~ Prepared by an Oregon licensed Civil Engineer J8J Location and width of all existing and proposed easements ~ Location, widths (oF paving and right-oF-way), and names of all existing and proposed streets, ,alleys, dedications or other right-oF-ways within or adjacent to the proposed development, including ownership and maintenance status, iF applicable. . ~ Location and type of existing and proposed street lighting I2f Location of existing and required traffic control devices, Fire hydrants, power poles, transFormers, neighborhood mailbox units, and similar public facilities ~ Location, width, and construction material of all existing and proposed sidewalks, sidewalk ramps, pedestrian access ways, and trails ~ Location and size. of existing and proposed utilities on and adjacent to the site including sanitary sewer mains, stormwater management systems, water mains, power, gas; telephone, and cable TV. Indicate the proposed connection points d. Grading, Paving, & Stormwater Management Plan l8( Prepared by an Oregon licensed Civil Engineer ~ Planting plan prepared by an Oregon licensed .Landscape Architect where plants are proposed as part of the storm water management system ~ RooF drainage patterns and discharge locations j2Q Pervious and impervious area drainage patterns ,~The size and location. of stormwater management systems components, including but not limited to: drain lines, catch basins, dry wells and/or detention ponds; stormwater quality measures; and natural drainageways to be retained ~ Existing and proposed spot elevations and contours lines drawn at 1 foot intervals (For land with a slope over 10 percent, the contour lines may be at 5 Foot intervals) , ~ Amount of proposed cut and Fill. e. Landscape Plan ~ Drawn by a Landscape Architect ~ Location and dimensions of landscaping and open space areas to include calculation of landscape coverage ~ Screening in accordance with SDC 4.4-110 W Written .description, including specifications, of the permanent irrigation system ~ Location and type of street trees ~ List in chart Form the proposed types of landscape materials (trees, shrubs, ground cover). Include in the chart genus, species, common name, quantity, size, spacing, ahd method of planting . PRE-SUBMIlTAl REC'O SEP 5 2008 f. Architectural Plans Revised 1/1/08 Molly Markarian 6,0110 I8J Exterior elevations of all buildings and structures proposed for the development site, including height . , \'-I~concePtual floor plans g. On-Site Lighting Plan D Location, orientation, and maximum height .of exterior light fixtures, both free standing a nd attached "-;6: \~T pe and ext.ent of shielding, including cut-off ang.les, and type of illumination, \- wattage, and luminous area , D Photometric test report for each light source ' D Additional Materials That May be Required IT IS niE APPLICANT'S RESPONSIBILITY TO DETERMINE IF ADDITIONAL STANDARDS/APPLICATIONS APPLYTO THE PROPOSED DEVELOPMENT. THE APPLICANT SHOULD CONSIDER UTILIZING PRE-DEVELOPMENT MEETINGS AS DISCUSSED IN SDC 5.1-120: o D D D Wnere a multi-family development is proposed, any additional materials to . \ . demonstrate compliance with SDC 3.2-240 Riparian ,Area Protection Report for properties located within 150 feet of the top of bank of any Water Quality Limited Watercourses (WQLW) or within 100 feet of the top of bank of any direct tributaries of WQLW A Geotechnical Report prepared by an engineer must be submitted concurrently if . there are unstable soils and/or a high water table present Where the development area is within an overlay district, address the additional standards of the overlay district If five or more trees are proposed to be removed, a Tree Felling Permit as specified in SDC 5.19-100 A wetland delineation approved by the Oregon Division of State Lands must be submitted concurrently where there is a wetland on the property Any required federal or state permit must be submitted concurrently or evidence the permit application has been submitted for review Where any grading, filling or excavating is proposed with the development, a Land and Drainage Alteration permit must be submitted prior to development Where applicable, any Discretionary Use or Variance as specified in SDC 5.9-100 and 5.21-100 An Annexation application, as specified in SDC 5.7-100, whe're a development is proposed outside of the city limits but within the City's urban service area and can be served by sanitary sewer D D D o D D , PRE-SUBMIlTAL REC'D SEP Ii Z008 Revised 1/1/08 Molly Markarian 7 of 10 CITY OF SPRINGFIELD VICINITY MAP DRC2008-00065, 244 39th Street I=H~I .c ~ ~ .J. , - -c--a. -:1: ~ --lb -~-~ 'Cd I - "'I I:f:-j -\ n ,-':::J .. III a~ 1 ~ I ~F .~ , I ~ , ~ :IX~~ ~ IlllJ:--- l' ,U,". IHI 1/11 ~n I ~ II :f CD. ~ SITE Map 17-02-31-41 Tax Lot 2000 , North 1---1 I~ I , -iJ. , -:-1, .. PRE.SUBMllTAl REC'D SEP 5 2008 , OLSON & MloRRllS A division of L.B. Olson & Associates, Inc. Consulting Engineers Land Surveyors Urban Planners 380 Q Street Suite 200 Springfield, Oregon 97477 (541) 302-9790 Fax: (541) 485-3253 olsonandmorris.com R. Repair Service . Site Improvements Owner / Aoolicant R, Repair Service Randy Mcdougall 244 39th Street Springfield, OR 97478 Aoolicants Reoresentative Olson & Morris Attn: Scott Morris, PE 380 Q Street, Ste200 Springfield, OR 97477 Landscaoe Architect Matt Koehler, L.A, ] 554 Larkspur Lp. Eugene, OR 9740] Proiect Overview R, Repair & Service is an automotive and boat repair shop that has been located at 244 39'h Street in Springfield for the past 12 years, There is an existing approximate 5,200 square foot structure , on the property that was built sometime in the 1960's in a Quonset hut style (see attached pictures), The construction of the building was positioned on the lot very close to the front property line, with a row of parking in front of the building, The property is zoned light medium industrial (LMI) and is abutting LMI property to the south, and low density. residential (LOR) to the north and west. All of the abutting properties have existing. structures, except the lot to the south is being used as vehicle storage, There is also an existing apartment complex across 39'h Street to the east. This project is being initiated due to a complaint about the site not meeting Springfield Development Code standards, and that a site review process was never completed for the current use. Since more than half the site has existing improvements already installed, we are making an effort to bring the site into compliance where we can, The following pages give a description of some of the key elements in the plan to bring the site into code compliance, and discusses challenges on the site where it is not necessarily economically feasible to meet the letter of the code, . PRE-SlIBMITIAL REC'D SEP 5 2008 Parking The existing conditions sheet shows that the current parking for the building is in front of the building with the backing space being the public right of way. The parking configuration is very tricky, since the building was placed so close io the right of way line, However, we have reconfigured the front parking as shown on the site plan to keep the backing spaces internal to the property and have added an ADA accessible space, . The number of parking spaces required for this type of use is one per employee, which would be 3. The proposal on the site plan is to ha,>;e 3 standard parking spaces and 1 ADA space. There is also overflow parking available on 39th Street. . We have included a loading zone in front of the building adjacent to the right of way, One of the issues has been customers picking up and dropping off their boats at non pre-arranged times, Subsequently, there are times that the staging has taken place on the street which has caused issues with the traveling public. This is not an unusual condition for 39'10 Street, as there are many business' to the south that stage deliveries on the street causing an unsafe traffic condition, This has included delivery trucks parked on the street unloading with fork lifts, and at other times motor homes and other recreational vehicles parked on the street waiting for service at Zilkoski Auto Electric, Therefore, we feel that by adding.this loading zone we are helping the current situation, Bicycle parking has also been added to the site atthe east side of the building, as shown on the site plan sheet. There are (4) spaces required by code, with the 3 short term being provided by a rack in front of the bu'ilding, and the I long term space provided inside the structure, Site Liqhting There is an existing street light on the east side of39'h Street across from the building, There are also (3) existing private lights attached to the building, There are (2) on the west side and (I) on the east side, There is no additional lighting proposed for the site as part of this plan, Utilities Most utilities are already available to other buildings within,the site as discussed below: Sanitary Sewer The sanitary sewer service is existing and ties into the existing 8" line at the west side of the property, The main line is in an existing easement on the property, There is no new sanitary sewer service.or modification planned as part of this project. Water The domestic water for the building is provided by an existing meter along the right of way east of the building, There is currently no irrigation or fire protection system on the property, and no new services are proposed as part of this project. PRE-SUBMIlTAL REC'O SEP Ii 2008 Electric There is existing overhead power feed to the building from 39th Street that is proposed to remain, There are no proposed new electrical facilities as part of this project. . Phone f Cable f Natural Gas There is currently phone service to the building only, Other facilities exist adjacent to the right of way of 39th Street, but no new services are proposed as part of this project. Storm Drainage The existing storm drainage has evolved over time as the site has been developed, The current system basically has (3) destinations. The front of the building is so close to the property line, that the run off from the paved area drains out to 39th Street and enters into a curb inlet at the north end ofthe property, The front half of the building is collected in roof drains and flows to 39th Street via weep holes. Sincethis area is very constrained due to the placement ofthe I;lliilding, no changes are proposed except to the new parking at the north end(discussed below), The rear of the property (including the )jack half of the building) is collected in a trench grate in front of the rear bay doors to.the shop, This trench grate is currently tied into a system on the adjacent property to the south (possibly a drywell) that eventually enters 39'h Street via a weep hole, The rear of the property and the existing gravel portions, (to be paved) will now all be directed to a new bio-swale proposed along the north property line, The attached storm water report shows the detailed calculations for the bio-swale, which has been designed to handle the capacity and provide a minimum 9,0 minutes of contact time for water quality, The new paving will be graded to sheet flow over to the bio-swale, while the existing paving will be addressed by adding a sump pump to the trench grate and directing a pressure line to the biocswale, The proposed small parking are in the northeast corner Of the property is intended to have pervious concrete, This is designed to treat the water prior to entering into a perforated pipe and then conveyed to the piped system that ties into the existing curb inlet. This proposal brings the site into code compliance by having more than 50% of the paving on site being cleaned by either the bio-swale or the pervious concrete section, . Landscaoe The existing site has very little landscaping, and due to existing improvements there are some constraints on bringing the site upto existing code. The attached landscape plan shows the concept of adding(2) planters to the frontage of the property to enhance theappearance along 39th Street. The proposal then is to have a.7 foot planter along the north line, planted as per code and containing a bio-swale at the western end of the property, The south line of the property has a zero setback to the existing improvements, Since the property to the south is also zoned light medium industrial, there is no proposal to add landscape along that property line. The western property line is proposed to have some new plantings, and keep some of the existing plantings, As shown on the plan, there is a row of existing arbor vidae and trees in the 7 foot public PRE-SUBM!1TAl REC'D SEP 5 2008 utility easement on the south end of the property (see attached photo's). The proposal is to leave this area "as is" since a formidable screen is already provided to the neighboring property. The northern property on the west line currently does not have vegetative screening, but the neighbor is using the buffer area as a garden. The proposal is to plant a row of arbor vidae on the east side of the garden area to continue the screen that exists to the south, The landscape plan was developed with native species that are drought resistant, as the owner does not propose to install an automatic irrigation system, Due to the existing improvements on the site, the owner feels that the cost is prohibitive and is proposing to hand water the plants until they are. fully established.. Fencin~ As shown'onthe existing conditions sheet, there isa six foot chain link fence with slats along the north and west property lines. :rhere is also sections offence on the souih line and then on the east side with . gates that provide access to the rear of the shop, . Currently the fences on the north and west side are not on the property lines, and are encroaching onto .this property by as much as seven feet. During this time, the property owners to the west have used that seven feet for planting, gardens, shed, etc" Therefore, we are not proposing to move the fence on the west line to provide a full landscape buffer as required by code, We feel the neighbors would rather leave the fence and their associated uses as existing, and hence are asking the City for leeway along this property line, Mr. McDougall has spoken with the neighbor to the north and the proposal is to move the fence over fa the property line and plant that landscape buffer. There is no significant vegetation within the seven feet along that property line, so this is a logical improvement. !3uildin~ Elevations The building is was constructed in the 1960's and there are no plan elevations available. We have attached photos of all four existing elevations of the building tolhis application. Trash. Enclosure R. Repair Service currently has a small d~mpster that sits at the front of the site in the open, Mr. McDougall has determined that his business does not need dumpster service, He will be replacing the small dumpster with standard residential size trash can that can be kept in the shop and wheeled out to the street at the appropriate times. Therefore.a trash enclosure is not part of this proposal. Fire Protection The existing building is not sprinkled, and there are no pians to add a sprinkler system, There is an existing fire hydrant adjacent to 39'h Street near the north property line, All portions of the existing building are within 250 feet ofthe fire hydrant, so no new hydrant is proposed. r PRE.SUBMITTAl REC'O SEP 5 2008 !I III r----., . , /,,~vvr'~.~~.N'<V ~." I . Iii, , $===,....- L '.J L_.-J <~N~_^^":.~;:<^^NN;'---.J-' ~ j ill. ',' I.. -""""" --. Ii,. I ____': '~i', 'I~ il ~\\ I, 't~' '.' ' '. 'i" ;';. /:1 \n,--' '. .. :. ....J :.. /.1 illl. I"~ . ~. "--;'~'~. '.. . 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'f == =.:i,: T~ = = :.:::: ~ ~r'~~ ~:'~::;:::::::::::::::::::::: ::~~:: , . . I '1' ~ l'lllii '"I'W'n'J!W,III'III~ ~ ,. 1. , I ~ II ~1.'~II.I':. ilsln'll.i,I~III,~. "". "I I ,I Ii Ii ,i I ~ .. aa!, '" . .+1' I ~;" 111(.'" 1 ,I ,'.: n. i~ ~rmii ,:!;"i Ii I II II II II HI ' Ii P :1 II' I .:: I:: 1 ;':ii;: "1,1 I'; i '!' ,h:~ ! ! II II i Ii III i ilA,'1 !I ..1 '., ~. ',~ ~rrl j'IPH " PRE-SUBMI !TAlREC'D S EY 5 n08' T. I. .~ +-7. r--. . . ill, . ill. nI.-.O"f.b"' ". Site Development Plan .for R R,epair Seryice . Springfield Lcme County' Oregon . '~i OIson&~-' . ~.i~ I Mo~rjs ~~~- ~'''. -g"'~l<l3r.con'"ll;"g -.u. tIL tl,". > ". ; 2i I "::t:tl.:;;~r E:nginee'~ .. EXPIRES 'ZliIiJ-! ""'. .) ...... .... ,&S\II'V"l'OrS If) :I: .t>..sqJrr: OJ. -j , "'" ~-... 01..... 10m. .... '.'ur'ctN...~ ",'."",~~,~ 1l[VJ>iI'or-;s- . EXISTING LANDSCAPING WI!::;, P~"fv~ LIN" SEP 5 2008 _-4 ~. j . ., ,c~... ~,. ... "'. ", .~J>'''' _.____l~,..;" ELEVATION iJr,i:_~IIWlfiITr,4L ReC'D r 1\", ~l,.wlv, IIi, !. SEPf) 2008 SOUTH ELEVATION PRE-SUBMlITAL REeD SEP 5 Z008 , EAST ELEVATION P.t:l'" "~, 111'j["7T fiNtn:iMIIIAL REeD SEP 5 zaOB ~,o;;-. 1,;1 '1!!'VlirrAI REC:D t.t(t"\!~~JW!i,I:H" ...... ,. SEP 5 2003