PC - Item 3D - Design Review 16-03 S E M ROSEMEAD PLANNING COMMISSION
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STAFF REPORT
CIVIC PRIDE
071)fib
14rCORPO4ATED 434
TO: THE HONORABLE CHAIR AND MEMBERS OF THE PLANNING
COMMISSION
FROM: PLANNING DIVISION
DATE: JUNE 20, 2016
SUBJECT: DESIGN REVIEW 16-03
9315 ROSE STREET
Summary
Kyle Vong and Julie Chan have submitted a Design Review application, requesting to
construct additions to an existing single-family dwelling unit, located at 9315 Rose Street
(APN: 8592-014-062). The proposed total floor area of the dwelling unit is 3,086 square
feet. Any addition to a dwelling unit in which the total floor area with the addition equals
or exceeds 2,500 square feet of developed living area (floor area) shall be subject to a
Discretionary Site Plan and Design Review. The project site is located in a R-1 (Single-
Family Residential) zone.
Environmental Determination
Section 15303(a) of the California Environmental Quality Act guidelines exempts projects
consisting of construction and location of limited numbers of new, small facilities or
structures; installation of small new equipment and facilities in small structures; and the
conversion of existing small structures from one use to another where only minor
modifications are made in the exterior of the structure. Accordingly, Design Review 16-
03 is classified as a Class 3 Categorical Exemption, pursuant to Section 15303(a) of
California Environmental Quality Act guidelines.
Staff Recommendation
It is recommended that the Planning Commission ADOPT Resolution No. 16-08 with
findings (Exhibit "A"), and APPROVE Design Review 16-03, subject to the 23 conditions
outlined in Attachment "A" attached hereto.
Property History and Description
The project site is located on the north side of Rose Street, between Arica Avenue and
Rio Hondo Avenue. According to the Los Angeles County Assessor's Office, the project
site consists of one (1) parcel, totaling approximately 9,960 square feet of lot area. In
1964, a single-family dwelling unit was built on the project site.
Planning Commission Meeting
June 20,2016
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Front Elevation (Existing)
Site and Surrounding Land Uses
The project site is designated in the General Plan as Low Density Residential and on the
Zoning Map as R-1 (Single-Family Residential) zone. The site is surrounded by the
following land uses and zones:
North
General Plan Designation: Low Density Residential
Zoning: R-1 (Single-Family Residential)
Land Use: Residential
South
General Plan Designation: Low Density Residential
Zoning: R-1 (Single-Family Residential)
Land Use: Residential
East
General Plan Designation: Low Density Residential
Zoning: R-1 (Single-Family Residential)
Land Use: Residential
West
General Plan Designation: Low Density Residential
Zoning: R-1 (Single-Family Residential)
Land Use: Residential
Administrative Analysis
As illustrated in Exhibit "B", the applicants have proposed to construct additions to an
existing single-family dwelling unit for a total floor area of 3,086 square feet: 1,773 square
feet and 1,313 square feet of floor area on the first and second floor, respectively. The
proposed project includes two (2) attached garages: a two-car garage and one-car
garage.
Planning Commission Meeting
June 20,2016
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Development Standards
Staff has verified that the proposed single-family dwelling unit would be in compliance
with the applicable development standards of the Rosemead Zoning Code, as
demonstrated in the following table:
Development Feature Required Proposed
Front Yard Setback 20'-0" 30'-0"
North: 5'-0"
1st Floor 5'-0" South: 15'-7"
West: 5'-0"
Side Yard
Setback North: 21'-6"
5'-0" minimum, South: 15'-7"
2nd Floor
15'-0"combined West: 17'-6"
Combined: 54'-7"
Rear Yard Setback 19'-0" 23'-8"
Floor Area Ratio 0.35:1 (maximum) 0.31:1
Three spaces in enclosed Attached two-car garage and
Parking
garage attached one-car garage
Floor Plan
The proposed first floor plan consists of a living room, kitchen, porch, dining room,
bedroom with walk-in closet, two (2) bathrooms, utility room, two (2) garages, and storage
room. The proposed second floor plan consists of three (3) bedrooms with walk-in closet,
two (2) bathrooms, two (2) balconies, and a loft.
Elevations
The applicants have proposed to utilize a cool-tone color scheme. The primary exterior
wall color would be off-white, with accenting light greys on the trims and fascia boards
and contrasting dark greys on the base of the exterior and roof. More specifically, the
applicants are proposing the following color and materials:
Color Manufacturer
Exterior Walls Eggshell La Habra Stucco
Exterior Base Cape Cod Grey Coronado Stone
Trims Tin Foil BEHR Paints
Fascia Boards French Gray BEHR Paints
Roof Charcoal Range Eagle Roofing —
Double Edge Ponderosa
Balcony Railings Black Iron (N/A)
Planning Commission Meeting
June 20,2016
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Parking and Circulation
Per Rosemead Muncipal Code, Section 17.112.040, single-family dwellings that consist
of five (5) or more bedrooms and over 2.000 square feet of floor area require a minimum
of three (3) parking spaces per dwelling unit in an enclosed garage. For the purpose of
calculating parking requirements, a den, study, or other similar room that may be used as
bedrooms, as determined by the Community Development Director, shall be considered
bedrooms. As illustrated on the proposed site and floor plan, the applicants are proposing
an attached two-car garage and one-car garage for the single-family dwelling unit.
Per Rosemead Municipal Code, Section 17.112.090(B)(1)(a), driveways used to serve
not more than two (2) dwelling units shall be a minimum of twelve (12) feet wide. The
applicants are proposing to maintain the approximately 14 feet driveway width, and install
new driveway concrete.
Fencing
The applicants are proposing to maintain the existing six (6) feet high block walls along
the perimeter of the buildable portion of the lot, while replacing the existing six (6) feet
high wooden fence along the northern and eastern boundaries of the buildable portion of
the lot with six (6) feet high block walls for consistency. The block walls along the driveway
access portion of the lot are proposed to remain. For aesthetic and consistency purposes,
the applicants are proposing to utilize a stucco finish on the perimeter walls that would
match the single-family dwelling unit.
Landscaping
Per Rosemead Municipal Code, Section 17.12.030(B)(1)(f), a minimum of one (1) tree
shall be planted in new or remodeled residential front yards for every fifty (50) feet of
street frontage. The applicants are proposing to maintain two (2) existing trees in the front
yard.
Mechanical Elements
The air conditioning unit has been proposed to be located at the rear of the property with
screening hedges, while a tankless water heater is proposed to be located within the utility
room. As such, the proposed mechanical elements would not be visible from the public
right-of-way.
Municipal Code Requirements
According to Rosemead Municipal Code, Section 17.12.030(B)(1)(j), any addition to a
dwelling unit in which the total floor area with the addition equals or exceeds 2,500 square
feet of developed living area (floor area) shall be subject to a Discretionary Site Plan and
Design Review.
Rosemead Municipal Code, Section 17.28.020(C), provides the criteria by which the
Planning Commission may approve, approve with conditions. or disapprove an
application:
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June 20,2016
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A. The plans indicate proper consideration for the relationship between the proposed
building and site developments that exist or have been approved for the general
neighborhood.
The subject property is located within an established residential area of the City.
The applicants have provided an aesthetically complementary design, which
consists of a modern two-story residential design and new landscaping. The
development would improve the overall aesthetics of the surrounding
neighborhood. The second floor setback significantly exceeds the minimum
requirements, which would mitigate concerns pertaining to privacy.
B. The plan for the proposed structure and site development indicates the manner in
which the proposed development and surrounding properties are protected against
noise, vibrations, and other factors which may have an adverse effect on the
environment, and the manner of screening mechanical equipment, trash, storage
and loading areas.
The single-family dwelling unit is designed with front, side, and rear setbacks that
meet or exceed the minimum requirements of the R-1 zone, which creates a large
buffer between the single-family dwelling unit and the surrounding properties to
protect against noise, vibrations, and other factors, which may have an adverse
effect on the environment and neighborhood. This development would not
generate any foreseeable permanent negative impacts to the noise levels of the
surrounding area. All construction work would be required to comply with the
timeframe and decibel levels indicated in the City of Rosemead Noise Ordinance.
Conditions of Approval will address factors such as construction hours, noise, and
landscaping.
C. The proposed building or site development is not, in its exterior design and
appearance, so at variance with the appearance of other existing buildings or site
developments in the neighborhood as to cause the nature of the local environment
to materially depreciate in appearance and value.
The proposed project would not depreciate the appearance and value of the local
environment. Staff has worked closely with the applicants to achieve a residential
design that would complement the neighborhood character. The applicants have
proposed a contemporary architectural design, which incorporates some aesthetic
characteristics found in residences currently built in the San Gabriel Valley. The
proposed design elements are similar to many homes in the surrounding area.
D. The proposed building or structure is in harmony with the proposed developments
on land in the general area, especially those instances where buildings are within
or adjacent to land shown on the General Plan as being part of the Civic Center or
in public or educational use, or are within or immediately adjacent to land included
within any precise plan which indicates building shape, size, or style.
Planning Commission Meeting
June 20,2016
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The subject property is not part of the Civic Center Plan, precise plan, or land
reserved for public or educational use. The applicants have proposed an appealing
architectural design, which will create an improved site that is aesthetically
complementary to the surrounding area.
E. The proposed development is in conformity with the standards of this Code and
other applicable ordinances in so far as the location and appearance of the
buildings and structures are involved.
The proposed development satisfies all of the minimum zoning code requirements
for the R-1 (Single-Family Residential) zone, and all applicable referenced code
sections of the Rosemead Municipal Code.
F. The site plan and the design of the buildings, parking areas, signs, landscaping,
luminaries, and other site features indicates that proper consideration has been
given to both the functional aspects of the site development, such as automobile
and pedestrian circulation, and the visual effect of the development from the view
of public streets.
Access to the project site would continue to be from Rose Street. The design and
construction of this project would preserve and provide adequate access and
circulation for vehicular and pedestrian traffic. The proposed design and
landscaping will improve the visual effect of the site from the view of the public
street.
Public Notice Process
This item has been noticed through the regular agenda notification process, which
includes a 300-foot radius public hearing notice to sixty-six (66) property owners,
publication in the Rosemead Reader on June 9, 2016, and postings of the notice at the
six (6) public locations and on the subject site.
Prepared by: Submitted by:
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Cory Han Michelle Ramirez
Associate Planner Community Development Director
EXHIBITS:
A. Planning Commission Resolution 16-08
B. Site Plan, Floor Plan, and Elevations (Dated June 1, 2016)
C. Assessor Parcel Map (APN: 8592-014-062)
Planning Commission Meeting
June 20,2016
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EXHIBIT "A"
PC RESOLUTION 16-08
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ROSEMEAD, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA,
APPROVING DESIGN REVIEW 16-03, PERMITTING ADDITIONS TO AN
EXISTING SINGLE-FAMILY DWELLING UNIT IN WHICH THE TOTAL
FLOOR AREA WITH THE ADDITION EQUALS 3,086 SQUARE FEET.
THE PROJECT SITE IS LOCATED AT 9315 ROSE STREET (APN: 8592-
014-062), IN A R-1 (SINGLE-FAMILY RESIDENTIAL) ZONE.
WHEREAS, on March 29, 2016, Kyle Vong and Julie Chan submitted a Design
Review application, a request to construct additions to an existing single-family dwelling
unit, located at 9315 Rose Street. The proposed total floor area of the dwelling unit is
3.086 square feet;
WHEREAS. 9315 Rose Street is located in a R-1 (Single-Family Residential)
zoning district:
WHEREAS. Section 17.28.020(C) of the Rosemead Municipal Code provides the
criteria for a Design Review;
WHEREAS, Sections 65800 & 65900 of the California Government Code and
Section 17.28.020(C) of the Rosemead Municipal Code authorize the Planning
Commission to approve, conditionally approve, or deny Design Review applications;
WHEREAS, on June 9, 2016, sixty-six (66) notices were sent to property owners
within a 300-foot radius from the subject property. the notice was published in the
Rosemead Reader, and notices were posted in six (6) public locations and on site,
specifying the availability of the application, and the date, time, and location of the public
hearing for Design Review 16-03:
WHEREAS, on June 20, 2016, the Planning Commission held a duly noticed and
advertised public hearing to receive oral and written testimony relative to Design Review
16-03; and
WHEREAS, the Rosemead Planning Commission has sufficiently considered all
testimony presented to them in order to make the following determination.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City
of Rosemead as follows:
SECTION 1. The Planning Commission HEREBY DETERMINES that Design
Review 16-03 is classified as a Class 3 Categorical Exemption, pursuant to Section
15303(a) of the California Environmental Quality Act guidelines. Section 15303(a) of the
Planning Commission Meeting
June 20,2016
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California Environmental Quality Act guidelines exempts projects consisting of
construction and location of limited numbers of new. small facilities or structures;
installation of small new equipment and facilities in small structures; and the conversion
of existing small structures from one use to another where only minor modifications are
made in the exterior of the structure.
SECTION 2. The Planning Commission HEREBY FINDS AND DETERMINES that
facts do exist to justify approving Design Review 16-03, in accordance with Section
17.28.020(C) of the Rosemead Municipal Code as follows:
A. The plans indicate proper consideration for the relationship between the
proposed building and site developments that exist or have been approved for the general
neighborhood.
FINDING: The subject property is located within an established residential area of
the City. The applicants have provided an aesthetically complementary design, which
consists of a modern two-story residential design and new landscaping. The development
would improve the overall aesthetics of the surrounding neighborhood. The second floor
setback significantly exceeds the minimum requirements. which would mitigate concerns
pertaining to privacy.
B. The plan for the proposed structure and site development indicates the manner
in which the proposed development and surrounding properties are protected against
noise, vibrations, and other factors which may have an adverse effect on the environment.
and the manner of screening mechanical equipment, trash. storage and loading areas.
FINDING: The single-family dwelling unit is designed with front, side, and rear
setbacks that meet or exceed the minimum requirements of the R-1 zone, which creates
a large buffer between the single-family dwelling unit and the surrounding properties to
protect against noise, vibrations, and other factors, which may have an adverse effect on
the environment and neighborhood. This development would not generate any
foreseeable permanent negative impacts to the noise levels of the surrounding area. All
construction work would be required to comply with the timeframe and decibel levels
indicated in the City of Rosemead Noise Ordinance. Conditions of Approval will address
factors such as construction hours, noise, and landscaping.
C. The proposed building or site development is not. in its exterior design and
appearance. so at variance with the appearance of other existing buildings or site
developments in the neighborhood as to cause the nature of the local environment to
materially depreciate in appearance and value.
FINDING: The proposed project would not depreciate the appearance and value
of the local environment. Staff has worked closely with the applicants to achieve a
residential design that would complement the neighborhood character. The applicants
have proposed a contemporary architectural design, which incorporates some aesthetic
Planning Commission Meeting
June 20,2016
Page 9 of 14
characteristics found in residences currently built in the San Gabriel Valley. The proposed
design elements are similar to many homes in the surrounding area.
D. The proposed building or structure is in harmony with the proposed
developments on land in the general area, especially those instances where buildings are
within or adjacent to land shown on the General Plan as being part of the Civic Center or
in public or educational use, or are within or immediately adjacent to land included within
any precise plan which indicates building shape, size, or style.
FINDING: The subject property is not part of the Civic Center Plan, precise plan,
or land reserved for public or educational use. The applicants have proposed an
appealing architectural design, which will create an improved site that is aesthetically
complementary to the surrounding area.
E. The proposed development is in conformity with the standards of this Code and
other applicable ordinances in so far as the location and appearance of the buildings and
structures are involved.
FINDING: The proposed development satisfies all of the minimum zoning code
requirements for the R-1 (Single-Family Residential) zone, and all applicable referenced
code sections of the Rosemead Municipal Code.
F. The site plan and the design of the buildings, parking areas, signs, landscaping,
luminaries, and other site features indicates that proper consideration has been given to
both the functional aspects of the site development, such as automobile and pedestrian
circulation, and the visual effect of the development from the view of public streets.
FINDING: Access to the project site would continue to be from Rose Street. The
design and construction of this project would preserve and provide adequate access and
circulation for vehicular and pedestrian traffic. The proposed design and landscaping will
improve the visual effect of the site from the view of the public street.
SECTION 3. The Planning Commission HEREBY APPROVES Design Review 16-
03, permitting additions to an existing single-family dwelling unit in which the total floor
area with the addition equals 3,086 square feet at 9315 Rose Street, and subject to the
conditions listed in Attachment"A", attached hereto and incorporated herein by reference.
SECTION 4. This action shall become final and effective ten (10) days after this
decision by the Planning Commission, unless within such time a written appeal is filed
with the City Clerk for consideration by the Rosemead City Council as provided in
Rosemead Municipal Code, Section 17.160.040 —Appeals of Decisions.
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June 20,2016
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SECTION 5. This resolution is the result of an action taken by the Planning
Commission on June 20, 2016, by the following vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
SECTION 6. The Secretary shall certify to the adoption of this resolution and shall
transmit copies of same to the applicants and the Rosemead City Clerk.
PASSED, APPROVED, and ADOPTED this 20th day of June, 2016.
Chair
CERTIFICATION
I hereby certify that the foregoing is a true copy of a resolution adopted by the Planning
Commission of the City of Rosemead at its regular meeting, held on the 20th day of June,
2016, by the following vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
Michelle Ramirez, Secretary
APPROVED AS TO FORM:
Gregory M. Murphy, Planning Commission Attorney
Burke, Williams & Sorensen, LLP
Planning Commission Meeting
June 20,2016
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ATTACHMENT "A"
(PC RESOLUTION 16-08)
DESIGN REVIEW 16-03
9315 ROSE STREET
(APN: 8592-014-062)
CONDITIONS OF APPROVAL
JUNE 20, 2016
Standard Conditions of Approvals
1. Design Review 16-03 ("Project") is approved for additions to an existing single-
family dwelling unit in which the total floor area with the addition equals 3,086
square feet, in accordance with the plans marked Exhibit "B", dated June 1, 2016.
Any revisions to the approved plans must be resubmitted for Planning Division
review and, if satisfactory, approval.
2. The following conditions must be complied to the satisfaction of the Planning
Division prior to final approval of the associated plans, building permits, occupancy
permits, or any other appropriate request.
3. The conditions listed on this exhibit shall be copied directly onto any development
plans subsequently submitted to the Planning and Building Divisions.
4. Approval of Project shall not take effect for any purpose until the applicant(s) have
filed with the City of Rosemead ("City") a notarized affidavit stating that he/she is
aware of and accepts all of the conditions of approval as set forth in the letter of
approval and this list of conditions within ten (10) days from the Planning
Commission approval date.
5. The on-site public hearing notice posting shall be removed by the end of the 10-
day appeal period of Project.
6. Project is approved for a period of one (1) year. The applicant(s) shall commence
the approved project or request an extension within 30 calendar days prior to
expiration. The one (1) year initial approval period shall be effective from the
Planning Commission approval date. For the purpose of this petition, project
commencement shall be defined as beginning the permitting process with the
Planning and Building Divisions, so long as the project is not abandoned. If Project
has been unused, abandoned, or discontinued for a period of one (1) year, it shall
become null and void.
7. The Planning Commission hereby authorizes the Planning Division to make and/or
approve minor modifications to the project and to these conditions of approval.
Planning Commission Meeting
June 20,2016
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8. Project is granted or approved with the City and its Planning Commission and City
Council retaining and reserving the right and jurisdiction to review and to modify
the permit, including the conditions of approval based on changed circumstances.
Changed circumstances include, but are not limited to. the modification of the use,
a change in scope. emphasis. size, or nature of the use, or the expansion,
alteration, reconfiguration, or change of use. This reservation of right to review is
in addition to, and not in lieu of. the right of the City. its Planning Commission, and
City Council to review and revoke or modify any permit granted or approved under
the Rosemead Municipal Code for any violations of the conditions imposed on
Project.
9. The applicant(s) shall defend, indemnify, and hold harmless the City of Rosemead
or its agents, officers. and employees from any claim, action, or proceeding against
the City of Rosemead or its agents, officers, or employees to attack, set side, void.
or annul. an approval of the Planning Commission and/or City Council concerning
the project, which action is brought within the time period provided by law.
10. The applicant(s) shall comply with all Federal. State, and local laws relative to the
approved use, including the requirements of the Planning, Building, Fire, Sheriff.
and Health Departments.
11. Building permits will not be issued in connection with any project until such time as
all plan check fees and all other applicable fees are paid in full. Prior to issuance
of building permits, any required school fees shall be paid. The applicant shall
provide the City with written verification of compliance from the applicable school
districts.
12. The numbers of the address signs shall be at least six (6) inches tall with a
minimum character width of 3/4 inch, contrasting in color and easily visible at
driver's level from the street. Materials. colors, location, and size of such address
numbers shall be approved by the Community Development Director, or his/her
designee. prior to installation.
13. The hours of construction shall be limited from 7:00 a.m. to 8:00 p.m., Monday
through Saturday. No construction shall take place on Sundays or on any federal
holiday. without prior approval by the City. The applicant shall abide by the noise
control sections of the Rosemead Municipal Code.
14. The Building Division. Planning Division, and Engineering Division shall have
access to the project site at any time during construction to monitor progress.
15. All requirements of the Building and Safety Division, Planning Division, and
Engineering Division shall be complied with prior to the final approval of the
proposed construction.
Planning Commission Meeting
June 20,2016
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16. All ground level mechanical/utility equipment (including meters, back flow
prevention devices, fire valves, NC condensers, furnaces, and other equipment)
shall be located away from public view or adequately screened by landscaping or
screening walls so as not to be seen from the public right-of-way.
17. Violations of the conditions of approval may result in citation and/or initiation of
revocation proceedings.
18. Subject to Building Division regulations, if required, a grading and/or drainage plan
shall be prepared, submitted to, and approved by the Building Official, and such
grading and/or drainage shall take place in accordance with such approved plan.
The project site shall be graded to drain to the street, but in no case shall such
drainage be allowed to sheet flow across public sidewalk.
Project Specific Conditions of Approval
19. All property that is vacant, under construction, or being demolished shall be totally
enclosed around the perimeter by a fence that is a minimum of six (6) feet in height
as measured from adjacent property, subject to the approval of the Community
Development Director or other designated officials. The following requirements
shall be satisfied:
a. The required fence shall be adequately constructed from chain-link, lumber,
masonry or other approved materials. The fence shall be entirely self-
supporting and shall not encroach or utilize structures or fencing on any
adjacent property without prior written approval of the adjacent property
owner.
b. The fence shall be installed prior to the initiation of any construction or
demolition and shall be continuously maintained in good condition.
c. Signs stating "PRIVATE PROPERTY, NO TRESPASSING" shall be posted
on the fence.
20. All gutters, downspouts, mechanical elements, and/or architectural features shall
be painted to match the single-family dwelling unit.
21. All walls and/or fences shall match or complement the single-family dwelling unit
in color, material, and design; and shall be consistent in appearance.
22. Existing residential development proposed to remain on the project site shall be
renovated to match or complement the new construction in colors, materials, and
architectural style. All onsite conditions, such as landscaping and fencing, shall
also be improved.
23. Landscape screening shall be installed between the single-family dwelling unit and
the northern property line to the satisfaction of the Planning Division.
Planning Commission Meeting
June 20,2016
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