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CITY OF ATASCADERO
DESIGN REVIEW COMMITTEE AGENDA
Committee Meeting
Wednesday, May 11, 2016
2:00 P.M.
City Hall, Room 106
6500 Palma Avenue
Atascadero, California
CALL TO ORDER
Roll Call: Chairperson Bob Kelley
Committee Member Duane Anderson
Committee Member Mark Dariz
Committee Member Roberta Fonzi
Committee Member Jamie Kirk
APPROVAL OF AGENDA
PUBLIC COMMENT
CONSENT CALENDAR
1. APPROVAL OF DRAFT ACTION MINUTES OF APRIL 6, 2016
City of Atascadero Design Review Committee Agenda Regular Meeting, May 11, 2016
Page 2 of 3
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DEVELOPMENT PROJECT REVIEW
2. PLN 2016-1591, EXTERIOR REMODEL AT 6300 MORRO ROAD (MCDONALD’S)
3. PLN 2016-1590, PROPOSED 10 LOT PUD SUBDIVISION 8575-8585 ATASCADERO AVE.
Property Owner: Archland Property II, PO Box 182571, Columbus, OH 43218
McDonald’s LLC, 3800 Kilroy Airport Way #200, Long Beach, CA 90806
Project Title: PLN 2016-1591 / DRC 2016-00xx
Project Location: 6300 Morro Road, Atascadero, CA 93422
(APN 030-211-018) San Luis Obispo County
Project
Description:
The project is a proposal to replace the façade of the McDonald’s location on
Morro Road. The existing mansard roof and drive-thru structure will be
removed and replaced with modern architecture including new entry arcade,
canopies, light sconces and color scheme. Updated signage is also proposed.
Zoning District: Commercial Tourist (CT)
General Plan Designation: General Commercial (GC)
City Staff: Katie Banister, Assistant Planner, kbanister@atascadero.org, Phone: 470-3480
Proposed
Environmental
Determination:
The proposed project is categorically exempted from CEQA under Section
15301: Existing Facilities, which exempts interior and exterior alterations to
existing buildings.
Staff
Recommendation:
DRC review and discuss proposed site plan and elevations, and provide
comments to staff and the applicant for incorporation into designs for building
permit submittal (BLD 2016-13566).
Property Owner: Mike Messer, 7555 Atascadero Ave., Atascadero, CA 93422
Project Title: PLN 2016-1590 / DRC 2016-0084
Project Location: 8575-8585 Atascadero Ave. , Atascadero, CA 93422
(APN 056-181-039, 040) San Luis Obispo County
Project
Description:
Preliminary development review for a potential Planned Development overlay
zone (PD-17) for the development of 10 lots on 2.45 acres in the RSF-X zone.
Zoning District: RSF-X
General Plan Designation: SFR-X
City Staff: Alfredo Castillo, AICP, Associate Planner, acastillo@atascadero.org, Phone: 470-3436
Proposed
Environmental
Determination:
N/A
Staff
Recommendation:
DRC direct the applicant to reduce the number of units for neighborhood
consistency.
City of Atascadero Design Review Committee Agenda Regular Meeting, May 11, 2016
Page 3 of 3
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COMMITTEE MEMBER COMMENTS AND REPORTS
DIRECTOR’S REPORT
ADJOURNMENT
The next DRC meeting will be held on Wednesday, May 18, 2016.
Agendas, Minutes and Staff Reports are available online at www.atascadero.org
under City Officials & Commissions, Design Review Committee.
DRC Draft Action Minutes of 4/6/16
Page 1 of 5
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CITY OF ATASCADERO
DESIGN REVIEW COMMITTEE
DRAFT ACTION MINUTES
Regular Meeting – Wednesday, April 6, 2016 – 1:30 P.M.
City Hall Room 106
6500 Palma Avenue, Atascadero, California
CALL TO ORDER – 1:30 p.m.
Committee Member Dariz called the meeting to order at 1:30 p.m.
ROLL CALL
Present:
Committee Member Duane Anderson
Committee Member Roberta Fonzi
Committee Member Mark Dariz
Absent: Chairperson Bob Kelley (excused absence)
Committee Member Jamie Kirk (excused absence)
Staff Present: Community Development Director, Phil Dunsmore
Katie Banister, Assistant Planner
Tara Ash-Reynolds, Planning Intern
Recording Secretary, Annette Manier
Others Present: Janice Stevens
Mark Stevens
Tom Diaz
George Peterson
Mark Blackford
APPROVAL OF AGENDA
MOTION: By Committee Member Fonzi and seconded by
Committee Member Anderson to approve the Agenda.
There was Committee consensus to approve the
Agenda.
ITEM NUMBER: 1
DATE: 5-11-16
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DRC Draft Action Minutes of 4/6/16
Page 2 of 5
PUBLIC COMMENT
None
Committee Member Dariz closed the Public Comment period.
CONSENT CALENDAR
1. APPROVAL OF DRAFT ACTION MINUTES OF NOVEMBER 17, 2015
MOTION: By Committee Member Fonzi and seconded by
Committee Member Anderson to approve the consent
calendar.
There was Committee consensus to approve the
consent calendar.
DEVELOPMENT PROJECT REVIEW
2. PLN 2099-0979, SIGN AT 7253 EL CAMINO REAL (DIAMOND ADULT WORLD)
Assistant Planner Banister presented the staff report, and answered questions from the
Committee. Assistant Planner Banister distributed a drawing of examples of monument
signs (Exhibit A) and a drawing of staff’s rendering of the sign (Exhibit B). Community
Development Director Dunsmore also answered questions from the Committee.
Property Owner: Steve Diamond, PO Box 1816, Santa Maria, CA 93456
Applicant: Mark Blackford, Signcraft, 305 E. Main Street, Santa Maria, CA 93454
Project Title: PLN 2099-0979 / DRC 2016-0078
Project Location: 7253 El Camino Real, Atascadero, CA 93422
(APN 030-081-026) San Luis Obispo County
Project
Description:
The project consists of an application for a monument sign with an
internally illuminated plastic face and metal cabinet.
General Plan Designation: General Commercial (GC)
Zoning District: Commercial Retail (CR)
City Staff: Katie Banister, Assistant Planner, kbanister@atascadero.org, Phone: 470 -3480
Proposed
Environmental
Determination:
Categorical Exemption Section 15311; Class 11 exemption for
construction or placement of on-premise signs.
Staff
Recommendation:
DRC recommend design modifications to the sign materials and landscape
design.
2
DRC Draft Action Minutes of 4/6/16
Page 3 of 5
PUBLIC COMMENT
The following person spoke during public comment: Mark Blackford.
Committee Member Dariz closed the Public Comment period.
There was Committee consensus to approve a 7 foot tall sign,
measured from the center of the base, and from the uphill slope (top
of the base). The sign will be internally-illuminated. The sign may
have an aluminum sign face with a stucco finish. There will be a
decorative base added and “shoulders” to surround the sign face
using split-face block or other decorative material (similar to The
Atrium sign in Exhibit A). Large shrubs will be removed near the
sidewalk (and replaced with new landscaping) to prevent sight-
distance issues.
The applicant will present a revised design to City staff.
3. PLN 2016-1582, SIGN AT 8600 EL CAMINO REAL (SUNSET SERVICE CENTER)
Assistant Planner Banister presented the staff report, and answered questions from the
Committee.
Property
Owner/Applicant:
Tom Diaz, Sunset Auto Sales, 12250 Los Osos Valley Road, San Luis
Obispo, CA 93405
Project Title: PLN 2016-1582 / DRC 2016-0082 / AUP 2016-0076
Project Location: 8600 El Camino Real, Atascadero, CA 93422
(San Luis Obispo County) APN 056-051-043
Project
Description:
The project is a 49 square-foot wall sign for Sunset Service Center. The
sign will be placed on the southern wall of the building, facing 8710 El
Camino Real. This item will be heard at an AUP Hearing on April 6 at 4
p.m.
General Plan Designation: Service Commercial (SC)
Zoning District: Commercial Service (CS)
City Staff: Katie Banister, Assistant Planner, kbanister@atascadero.org, Phone:
470-3480
Proposed
Environmental
Determination:
Categorical Exemption Section 15311; Class 11 exemption for
construction or placement of on-premise signs.
Staff
Recommendation:
DRC recommend approval of Administrative Use Permit to increase the
area and modify the location of signage on the property.
3
DRC Draft Action Minutes of 4/6/16
Page 4 of 5
PUBLIC COMMENT
The following person spoke during public comment: Tom Diaz and George Peterson.
Committee Member Dariz closed the Public Comment period.
There was Committee consensus to approve the sign with a tan-
colored background (instead of white) and to make the body of the
sign blend in better with the building.
4. PLN 2016-1585, SIGN AT 11850 VIEJO CAMINO (ATASCADERO CHILDREN’S CENTER)
It was noted that the City staff person published in the agenda (Alfredo Castillo) has
changed, and the item will be presented by Planning Intern Ash-Reynolds. Ms. Ash-
Reynolds presented the staff report, and she and Assistant Planner Banister (as well as
Community Development Director Dunsmore) answered questions from the committee.
PUBLIC COMMENT
The following person spoke during public comment: Janice Stevens.
Committee Member Dariz closed the Public Comment period.
There was Committee consensus to approve the signs as presented.
It was noted that if they were starting over, it would be suggested
they use the same font as other signs on the property.
Property
Owner/Applicant:
Janice Felde, Atascadero Children’s Center, 11850 Viejo Camino,
Atascadero, CA 93422
Project Title: PLN 2016-1585 / DRC 2016-0081 / AUP 2016-0077
Project Location: 11850 Viejo Camino, Atascadero, CA 93422
(San Luis Obispo County) APN 045-332-012
Project
Description:
The project consists of an application for oversized signage and to legalize
existing signage. This item will be heard at an AUP Hearing on April 6 at 4
p.m.
General Plan Designation: Public (P)
Zoning District: Public (P)
City Staff: Alfredo Castillo, Associate Planner, acastillo@atascadero.org, Phone: 470 -3436
Proposed
Environmental
Determination:
Categorical Exemption Section 15311; Class 11 exemption for
construction or placement of on-premise signs.
Staff
Recommendation:
DRC recommend approval of Administrative Use Permit to increase allowed
amount of signage on site and to legalize unpermitted existing signage.
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DRC Draft Action Minutes of 4/6/16
Page 5 of 5
COMMITTEE MEMBER COMMENTS AND REPORTS
None
DIRECTORS REPORT
Community Development Director Dunsmore stated that the next DRC meeting will be
held on April 13, 2016.
ADJOURNMENT – 2:12 p.m.
The next regular meeting of the DRC will be held on April 13, 2016.
MINUTES PREPARED BY:
______________________________
Annette Manier, Recording Secretary
The following exhibits are available in the Community Development Dept:
Exhibit A – Examples of monument signs
Exhibit B – Rendering of proposed sign
t:\~ design review committee\minutes\minutes 2016\draft actn drc minutes 4-6-16.am.docx
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ITEM NUMBER:
2
DATE: 5-11-16
Atascadero Design Review Committee
Report In Brief - Community Development Department
Katie Banister, Assistant Planner, 470-3480, kbanister@atascadero.org
PLN 2016-1591 / DRC 2016-0085
Exterior Remodel
6300 Morro Road
(McDonald’s)
Property Owner
Archland Property /
McDonald’s Corporation
PO Box 182571
Columbus, OH 43218
Address: 6300 Morro Road
APN: 030-211-018
General Plan: General Commercial
Zoning: Commercial Tourist / PD3
Project Area: 0.38 acres
Existing Use: Fast food restaurant with
drive-thru
Proposed: Exterior remodel of
existing building
Recommendation: Staff recommends DRC endorse the proposed architectural
appearance and signage with design modifications.
Background:
The Morro Road McDonald’s location was constructed in 1977. No major façade
changes have occurred to the building since that time. The applicant has applied for a
building permit to modernize the building exterior as well as interior changes to the
counter and dining room. The Design Review Committee is asked to review the
proposed exterior changes.
Evaluation:
The applicant proposes to make improvements to the existing building. The mansard
roof and drive thru structure would be demolished, but the stucco of the lower wall, the
windows, the tile band around the lower wall, and the reddish orange tile sidewalk would
remain.
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DATE:
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Existing McDonald’s Front Elevation
Proposed elevations are included as attachment 1 to this report. The new façade would
have a modern design theme with a gray color palette. New parapet walls would
replace the tile roof around the entire perimeter. Also proposed are new “brand walls”
(the taller, dark, pop-out areas in the front and non-drive-thru sides of the building), and
corrugated metal to accent the parapet wall where the stucco is the lightest shade. The
applicant proposes to leave the existing stucco on the lower wall, but would paint it in
the new color scheme. The new wall features are intended to be given a stucco surface
to match the existing stucco.
The modernization also includes white aluminum trellises that project over the windows
and doors, modern light sconces and LED lights that run along the top edge of the
brand walls. A rendering of the new design “prototype” for McDonald’s locations in this
region is included on the next page. This is not the actual building proposed for the
local store, but the materials and colors are representative, and the 3 di mensional
perspective is useful. Significantly, the local McDonald’s will retain the existing
windows, and will not have as much glass in the front façade.
New, relatively understated signage is proposed. The brand walls each include the
iconic golden arches, and a simple, white-lettered “McDonald’s” is located on the front
and drive-thru sides of the building. Staff supports the new signage design.
The applicant does not propose any changes to the site beyond the building.
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McDonald’s design prototype for locations in the local region – this is not a rendering
of the Morro Road location, but is representative of the material and colors proposed
The Design Review Committee should consider how the modern architectural style of
the new façade relates to the other buildings on Morro Road especially near Highway
101. However, while Mission Revival and Colony styles are common, the architecture
of Atascadero is generally eclectic.
In order to successfully execute a modern façade, materials must be of high quality. A
completely stucco façade with flat walls and minimal contrasting materials will make the
walls appear flat and applied, rather than an integral part of the building architecture.
Staff has included recommendations to provide a variety of quality building materials to
facilitate an effective beautification and to help the building complement other buildings
in the vicinity.
Code Requirements
The municipal code has several requirements which apply to this project:
Install a sidewalk on the Morro Road frontage. Due to the size of the remodel,
AMC 9-4.159 requires curb, gutter and sidewalk. The site has existing curb, but
no sidewalk. This is a Caltrans right-of-way, and the sidewalk must be
constructed to Caltrans standards.
Install water efficient landscaping. AMC 8.10-104 limits turf to 10% of the
suitable landscaped area. Replacement plants must be drought tolerant and
irrigated with drip emitters. A landscape plan will be required with building permit
review.
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DATE:
5-11-16
Staff Recommendations:
Provide a contrasting or complementing building material for the brand walls such as
weathered wood, faux wood tiles, slate tiles, bricks or similar.
Project the trellis structure in the front elevation 36 inches, similar to side
elevations.
Remove existing tile band in the lower wall and p rovide tile wainscoting along all
walls of the building at the building base. Stucco placed low to the ground often
becomes dirty and discolored or damaged.
Provide reglets (narrow separation strip between stucco panels in the upper wall)
of sufficient size to be seen from the street.
Provide a smooth sand stucco finish, not a heavy spray texture.
Eliminate the play area and replace with an outdoor seating area. The current
playground appears inconsistent with the modern design esthetic. Alternatively,
redesign the playground fencing to be compatible with the new building façade
perhaps using the white metal theme of the trellis.
Replace the damaged fence between the pedestrian walkway and drive-thru with
materials that complement the new design (See attachment 4).
Remove or replace the orange tiles on the walkways adjacent to the building
(See attachment 3).
Replace the garbage enclosure door with a new solid metal door (see attachment
4).
Provide shrubs at the rear and drive-thru sides of the garbage enclosure.
Provide parking lot trees at approximate 30 foot intervals (see attachment 2).
Provide 3 street trees on Morro Road at an approximate 30 foot interval (see
attachment 2).
At a minimum, provide landscaping in the front setback and along the side
property lines.
Attachments:
Attachment 1: Proposed elevations and materials
Attachment 2: Site plan
Attachment 3: Existing materials
Attachment 4: Site photos
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Attachment 1: Proposed Elevations and Materials
PLN 2016-1591 / DRC 2016-0085
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Attachment 2: Site plan with staff-proposed locations for new shade trees
PLN 2016-1591 / DRC 2016-0085
- Indicates recommended location for new shade trees
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Attachment 3: Existing colors and materials
PLN 2016-1591 / DRC 2016-0085
Close-up of tile banding and stucco Red/orange tile walkway
Typical front window Close up of wall tile, stucco and window
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Attachment 4: Site photographs
PLN 2016-1591 / DRC 2016-0085
Drive-thru and damaged fence
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Existing front lawn and playground
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Garbage enclosure
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Atascadero Design Review Committee
Report In Brief - Community Development Department
Alfredo R. Castillo, AICP, Associate Planner 470-3436, acastillo@atascadero.org
PLN 2016-1590 / DRC 2016-0084
Proposed PD-17 – Atascadero Avenue
8575 / 8585 Atascadero Avenue
Applicant /
Property Owner
Mike Messer
7555 Atascadero Ave.
Atascadero, CA 93422
Address: 8575 / 8585 Atascadero
Avenue
APN: 056-181-039/040
General Plan: SFR-X
Zoning: RSF-X
Project Area: 2.45 acres
Existing Use: Vacant
Proposed: 10 Single-Family
Residences with PD-17
Overlay
Recommendation: Staff Recommends the DRC direct the applicant to reduce the number
of units for consistency with the existing zoning.
Background:
The applicant has obtained two lots of legal record located at 8585 and 8575
Atascadero Avenue in the RSF-X zone and would like to develop the site with a 10 -lot
Planned Development (PD). Additional density may be allowed under the City’s
General Plan by rezoning the property with a planned development (PD) overlay zone.
The applicant intends to apply the established PD-17 zone to this property. The
applicant has submitted a site plan and preliminary architecture to receive input from
City staff and the DRC on whether to move forward with a formal application for the 10-
unit PD.
Project Site
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ITEM NUMBER:
3
DATE:
5-11-16
EVALUATION:
The City’s General Plan stipulates a minimum lot size of ½ acre in the RSF-X zone.
However, through the planned development process smaller lots may be allowed in
exchange for a series of high quality features as described below.
PD-17 was adopted in November 2002 to allow smaller lot sizes in the RSF-X zone
consistent with General Plan Policy HOS 1.1.4. The majority of PD-17 developments
are located north of the Del Rio Road / El Camino Real intersection and including the
following developments:
Colony Homes;
Cason Ct;
Regio Place (Oak Grove Phase I);
El Camino Oaks (Oak Grove Phase II);
South Marisol Way
Each of these developments create their own unique neighborhood and each have new
lots that front a public street, either through a new street that was created, or an existing
public street (El Camino Real / Portola Road). While the public street did not meet a
“standard” street, the public streets typically included at least 46-feet in dedicated right-
of-way and included the following elements:
Two (2) twelve-foot travel lanes;
Two (2) six-foot planter strips / parking lanes;
One (1) four-foot sidewalk;
One (1) two-foot shoulder.
Planned Development Findings / Benefit Policy / Master Plan of Development Findings
The City Council must make required findings to approve a Planned Development
Overlay and a Master Plan of Development. Those include the following:
Atascadero Municipal Code Section 9-3.644 – Required PD findings
(a) Modification of development standards or processing requirements is warranted to
promote orderly and harmonious development.
(b) Modification of development standards or processing requirements will enhance the
opportunity to best utilize special characteristics of an area and will have a beneficial
effect on the area.
(c) Benefits derived from the overlay zone cannot be reasonably achieved through existing
development standards or processing requirements.
(d) Proposed plans, if any, offer certain redeeming features to compensate for requested
modifications.
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ITEM NUMBER:
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DATE:
5-11-16
Additionally, the City Council in 2004 defined Section 9-3.644 (c), or “benefits” through
the following policy.
City Council Adopted Planned Development Policy
PD Location Tier 1 Benefits Tier 2 Benefits
Inside of Urban Core
PD-7
PD-17
Custom PD’s
a) Affordable / Workforce Housing
b) High Quality Architectural Design
c) High Quality Landscape Design
d) Buffering between Urban and
Suburban zones (large lot sizes,
increased setbacks, landscape
buffers, etc.)
e) Higher density to meet Housing
Element goals
a) Pocket Parks in larger projects
b) Trails / Walkways for Pedestrian
Connectivity
c) Historic Preservation
Outside of Urban Core
Rural / Suburban Areas
PD-16
Custom PD’s
a) Natural Open Space Preservation a) Multi-Purpose Trails – Equestrian /
Bicycle / Pedestrian
b) Recreational Areas / Facilities
c) Historic Preservation
In order to make the findings to support a Planned Development, all tier 1 benefits must
be included as a part of the project. Tier 2 benefits should be incorporated when
possible.
Additionally, a Master Plan of Development would need to be approved with a Planned
Development Overlay. The following findings are required to be made with a Master
Plan of Development:
Atascadero Municipal Code Section 9-2.110(b)(3)(iv) – Required CUP findings
(a) The proposed project or use is consistent with the General Plan; and
(b) The proposed project or use satisfies all applicable provisions of this title; and
(c) The establishment, and subsequent operation or conduct of the use will not, because of
the circumstances and conditions applied in the particular case, be detrimental to the
health, safety or welfare of the general public or persons residing or working in the
neighborhood of the use, or be detrimental or injurious to property or improvements in
the vicinity of the use; and
(d) That the proposed project or use will not be inconsistent with the character of the
immediate neighborhood or contrary to its orderly development; and
(e) That the proposed use or project will not generate a volume of traffic beyond the safe
capacity of all roads providing access to the project, either existing or to be improved in
conjunction with the project, or beyond the normal traffic volume of the surrounding
neighborhood that would result from full development in accordance with the land use
element; and
(f) That the proposed project is in compliance with any pertinent city policy or criteria
adopted by ordinance or resolution of the city council
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ITEM NUMBER:
3
DATE:
5-11-16
Proposed PD-17 Development – Atascadero Avenue
The proposed project does not meet the intent of the Planned Development Overlay
zone as noted in the following:
No proposed or existing lot fronts a public street PD 17 requires that a parent lot
fronts a public street. The intent of this is to create a new neighborhood without
impacting adjacent existing lots/yards;
Proposed access drive does not meet City standard or modified standard street
standards typical to other PD-17s;
The submitted house plans do not meet a high standard architectural design;
The density and scale of the project is not compatible with the surrounding
neighborhood.
Submitted plans do not provide high quality landscape designs;
Proposed plans do not provide adequate buffer between proposed lots and
existing lots;
The proposed access street will impact adjacent residential properties and yards
The proposed number of units is incompatible with the existing neighborhood, as
the average parcel size within 500 feet of the proposed project is just over 2/3 of
an acre and the average parcel size within 300 feet of the proposed project is
over ¾ of an acre;
The density and coverage of the site will make it challenging to meet stormwater
construction standards and make it difficult to have adequate guest parkin g,
yards, or other features that are present in the surrounding neighborhood.
Staff is recommending that this location, a flag lot surrounded by existing single-family
properties, is not a reasonable location for an infill Planned Development (PD)
submittal. Expectations for a PD include:
A minimum City Standard Rural Local Road, or a minimum 46-foot dedicated
right-of-way that integrates post-construction stormwater standards through the
use of bio-filtration and other high quality landscaping with a cul-de-sac;
Better integration to the existing neighborhood;
High Quality, four (4) sided architecture with a specific motif such as ranch style
homes with articulated roof-styles and larger useable front porches or the use of
craftsman style architecture similar to historic colony homes ;
A reduction in the number of proposed lots to meet neighborhood compatibility,;
Reasonable buffers from existing large lot development.
Attachments:
Attachment 1: Applicant Design Package
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Attachment 1: Proposed Applicant Package
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