HomeMy WebLinkAboutGenerations Plaza II
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June 2, 2000
MERIDIAN CITY COUNCIL MEETING
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CUP 00-023
June 6, 2000
APPLICANT Cole Associates Architects ITEM NO. 1:[-
REQUEST CUP for Generations Park Plaza II for the demolition of an existing auto
garage structure and construction of a enw two-story office/retail building in Old
Town - East 1 st Street and East Pine Avenue
AGENCY
COMMENTS
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
MERIDIAN SCHOOL DISTRICT:
MERIDIAN POST OFFICE:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
SETTLERS IRRIGATION:
IDAHO POWER:
us WEST:
INTERMOUNTAIN GAS:
BUREAU OF RECLAMATION:
OTHER:
See attached PI minutes
See attached recommendations
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Materials presented at public meetings shall become property of fhe City of Meridian.
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JULIE KLEIN FISCHER
WM.F.GIGRAY,lII
BRENT J. JOBNSON
D. SAMIJELJOHNSON
WILLIAM A. MORROW
WILLIAM F. NICHOLS
CHRISTOPHER S. NYE
PHILIP A. PETERSON
STEPHEN L. PRUSS
ERIC S. ROSSMAN
TODD A. ROSSMAN
DAVIDM. SWARTLEY
TERRENCER- WHITE
WHITE, PETERSON, PRUSSl.MORROW & GIGRAY, P.A.
ATTORNEyS AT LAW
200 EAST CARLTON A VENUE
POST OFFICE Box 1150
MERIDIAN, IDAHO 83680-1150
TEL (208) 288-2499
FAX (208) 288-2501
NAMPA OFFICE
104 NINTH AVENUE SOUTH
POST OffICE BOX 247
NAMPA, IDAHO 83653-0247
TEL. (208) 466-9272
FAX (208) 466-4405
PLEASE REPLY TO
MERlD1AN OFFICE
May 24, 2000
RECEIVED
MAY 2 6 2000
CITY OF MERIDIAN
To:
Staff
Applicant
Affected Property Owner(s)
Re:
Application Case No. CUP-OO-023 (Revised)
Kearing Date: June 6, 2000
FINDINGS AND RECOMMENDATIONS OF PLANNING AND ZONING
COMMISSION
Staff, Applicant ancl!or Affected Property Owner(s):
Please replace this revised Recommendation of CUP.00-023 from the
previous one that was submitted. Please note that 1.13 and 1.27 have been deleted, and
an additional 1.17 has been added.
Please note that these Findings and Recommendations of the Planning and
Zoning Commission shall be presented to the City Council at the public hearing on the above
referenced matter by the Planning and Zoning Aaministrator. Due to the volume of matters
which the City Council must deClae, and to insure your position is understood and clear, it is
important to have a consistent format by which matters are presented at the public hearings
before the City CounciL
The City Council strongly recommends:
That you take time to carefully review the Findings and Recommendations
of the Planning and Zoning Commission, and fie prepared to state your
position on this application by addressin,g the Findings and
Recommendations of ilie Planning and Zoning Commission; and
That you carefully complete (be sure it is legible) the Position
Statement if you disa"gree with the Findings ancfRecommendations
of the Planning and Zoning Commission. The Position Statement
form for this application is available at the City Clerk's office.
It is recommended that you prepare a Position Statement and deliver it to the
City Clerk prior to the hearing, if possible. lf that is not possible, please present your Position
Statement to the City Council at the hearing, along witll eight (8) copies. The copies will be
R.resented to the Mayor, Council, Planning and Zoning Administrator, Public Works and the
City Attorney. If you are a part of a group, it is strongly recommended that one Position
Statement be filled out for tne group, whid\ can be signed by the representative for the group.
1.
2.
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ly/Z:\ W ork\M\Meridian. I 5360M\Cole Associat.s\TransmillaIPZRecs.Ltr
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BEFORE THE PLANNING AND ZONING COMMISSION
IN THE MATTER OF THE )
REQUEST FOR CONDITIONAL )
USE PERMIT FOR )
DEMOLITION OF EXISTING )
AUTO GARAGE AND )
CONSTRUCTION OF 2-STORY )
RETAIUOFFICE IN OT ZONE )
)
COLE ASSOCIATES, )
Case No. CUP-OO-023
RECOMMENDATION TO CITY
COUNCIL
Applicant
1. The property is located at 1st and Pine, legally described as Lots 17, 18,
19 and 20, Block 5, Meridian Townsite, Meridian, Idaho.
2. . The owner of record of the subject property is Stewart-Laney-Benoit of
Boise.
3. Applicant is Cole Associates Architects of Boise.
4. The subject property is currently zoned aT. The zoning district of aT
is defined within the City of Meridian Zoning and Development Ordinance, Section
11-7-21.
5. The proposed application requests a conditional use permit for
demolition of existing auto garage and construction of 2-story retail/office. The aT
zoning designation within the City of Meridian Zoning and Development Ordinance
requires a conditional use permit be obtained for most uses induding those requested
RECOMMENDATION TO CITY COUNCIL - 1
CONDITIONAL USE PERMIT - DEMOLITION OF EXISTING AUTO
GARAGE AND CONSTRUCTION OF 2 STORY RETAIUOFFICE IN OT
ZONE - COLE ASSOCIATES
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by the Applicant. (Meridian City Zoning and Development Ordinance, Section 11-8-
1 ).
6. The Meridian Planning and Zoning Commission recognizes that the
proposed application is in compliance with the Meridian Comprehensive Plan.
7. The use proposed within the subject application will in fact, constitute a
conditional use as determined by City Policy.
8. The Planning and Zoning Commission takes note of and recognizes the
concerns of Mr. Champion dated May 9th, 2000.
RECOMMENDATION
1. The Meridian Planning and Zoning Commission hereby recommends to
the City Council of the City of Meridian that they approve the conditional use
permit as requested by the applicant, subject to the following:
Adopt the recommendations of Planning and Zoning and Engineering staff as follows:
1.1 Off-street parking shall be provided in accordance with the City of
Meridian Zoning and Development Ordinance Section 11-13-4 and/or
as detailed in site-specific requirements, and in accordance with
Americans with Disabilities Act (ADA) requirements.
1.2 Outside lighting shall be designed and placed so as not to direct
. illumination on any nearby residential areas and in accordance with
City Ordinance Section 1 1-13-4.C.
1.3 Sanitary sewer and water to this facility would be via existing service
lines. Assessments for sewer and water service are determined during the
building permit application process. Applicant will be required to enter
into an Assessment Agreement with the City of Meridian. An
RECOMMENDATION TO CITY COUNCIL - 2
CONDITIONAL USE PERMIT - DEMOLITION OF EXISTING AUTO
GARAGE AND CONSTRUCTION OF 2 STORY RETAIUOFFICE IN OT
ZONE - COLE ASSOCIATES
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assessment agreement is a vehicle that protects the City of Meridian and
the Developer in the event that estimated assessments arc not in line
with actual usages. The agreement provides for reimbursement to the
developer for over payment of assessments and payment to the City of
Meridian of any shortfall in assessments. The overpayment/shortfall is
determined after adequate historical usage.
1.4 As part of a conditional use permit, the City of Meridian may impose
restrictions and conditions in addition to current City Ordinances.
1.5 Applicant shall coordinate the location and construction requirements
of the required trash enclosure with Meridian Sanitary Service, Inc., and
provide a letter of approval from their office when applying for a
Certificate of Zoning Compliance. All trash areas are to be enclosed by a
. screening fence.
1.6 Submit a letter of plan approval from Ada County Highway District
when applying for a Certificate of Zoning Compliance.
1.7 All required deciduous trees are to be a minimum of 3" caliper at the
time of planting; any conifer trees are to be a minimum of 6-8' at
planting.
1.8 Handicap parking, associated signage and building construction shall
meet the requirements of the Americans with Disabilities Act.
1.9 No signage has been proposed, and none is approved with this
application. All signage will be subject to design review and require
separate permits. Temporary signs, banners, flags, etc., will be
specifically prohibited.
1.10 This conditional use permit shall be subject to review upon ten (10)
days notice to the applicant. The current applicant is shown to be the
architect. Cole Associates. The applicant should be the owner of the
property (Laneyland). Transfer of the conditional use permit will need
to be submitted and approved by the Zoning Administrator for any new
owners/tenants.
1.11 Any outdoor seating areas need to be defined for review as a part of this
RECOMMENDATION TO CITY COUNCIL - 3
CONDITIONAL USE PERMIT - DEMOLITION OF EXISTING AUTO
GARAGE AND CONSTRUCTION OF 2 STORY RETAIUOFFICE IN OT
ZONE - COLE ASSOCIATES
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application. Pedestrian walkways (minimum width of five feet)
associated with any outdoor seating areas need to be provided on the
applicant's own property. This may entail reduction in size of the
building. The patio will be allowed in the vacated area. There needs to
be 8' of alleyway which will be covered with pavers. An easement will
be created at the existing alleyway for sewer etc and maintain the
existing flow of traffic in the alleyway and to work closely with ACHD
in this respect.
1.12 The existing alley is proposed to be vacated. One-half of the alley (eight
fret) would go to the subject property, the other half would revert back
to the City of Meridian to be included as part of the expanded
Generations Plaza. The current site plan shows the encroachment of an
awning over the future property line. This needs to be modified to
prevent such encroachment.
1.13 . A drainage plan designed by a State of Idaho licensed architect or
engineer is required and shall be submitted to the City Engineer for all
off-street parking areas. All site drainage shall be contained and disposed
of on-site. No drainage shall be diverted to City of Meridian property.
1.14 Applicant is proposing to vacate a portion of the alley. The City has an
existing sewer main in this alley. If the alley is vacated, the applicant
will be required to provide an easement to the City for maintenance of
this line. The easement agreement shall include provisions that, should
the sewer line need to be repaired, all costs to replace improvements on
applicant's property will be borne by the applicant.
1.15 The lack of windows on portions of the east side of the building seems
to detract from the overall project. The Planning & Zoning Commission
should state their design criteria concerns and make recommendations
. to the applicant. Also, please provide a south elevation, as this design
should receive particular attention due to its adjacency to the City's
Generations Plaza. North side of east elevation, the applicant will
create some sort of symmetry for the building to achieve an aesthetically
pleasing appearance.
1.16 To prevent confusion with City-owned facilities, the project should be
. named something other than Generations Plaza.
RECOMMENDATION TO CITY COUNCIL - 4
CONDITIONAL USE PERMIT - DEMOLITION OF EXISTING AUTO
GARAGE AND CONSTRUCTION OF 2 STORY RETAIUOFFICE IN OT
ZONE - COLE ASSOCIATES
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1.17 Maintain the existing flow of traffic in the alleyway; work closely with
ACHD on the same.
There are many issues to be considered with this project. Staff considers two of the
most significant issues the lack of parking and redirection of the one-way alley.
One school of thought on the parking issue is that surface parking lots are an
inefficient, unsightly, and counterproductive use of space in the downtown core and
result in lower densities. They contribute to more automobiles in the downtown core
searching for parking. This creates a less inviting environment for pedestrians seeking
to use the downtown core to socialize, recreate, shop and work. Whenever possible,
opportunities should be explored to replace surface lots with pedestrian friendly
parks, plazas, outdoor eateries and shopping courts to enhance the overall appeal and
vitality of our downtown.
The City's current parking requirements reflect the dependence on the automobile.
The applicant has indicated a willingness to ask employees to park in an area other
than the adjacent surface parking lot. However, this requirement can also cause
problems in recruiting prospective tenants and employees due to the inconvenience.
Some jurisdictions actually have a maximum amount of allowable off-street parking.
Other business owners in the downtown core are understandably concerned about
the lack of parking. Paisano's Restaurant received a variance from the off-street
parking requirements. The City needs to explore parking alternatives/solutions, which
could include the following:
. Forming an assessment district that could charge individual properties based
on required vs. provided parking spaces (e.g., for every space the applicant does
not provide, the applicant would pay a set fee).
. Provide periphery parking lots/parking garage with a shuttle service to the
downtown area
. Impose time limits on all downtown parking which would require employees to
park elsewhere.
. Signage to direct shoppers to alternate parking sites.
As for the one-way alley issue, the Meridian Fire Department and Police Department
need to seriously consider this option and the consequences related thereto. Specific
design criteria needs to be established to facilitate adequate turning radii and signage.
RECOMMENDATION TO CITY COUNCIL - 5
CONDITIONAL USE PERMIT - DEMOLITION OF EXISTING AUTO
GARAGE AND CONSTRUCTION OF 2 STORY RETAIUOFFICE IN OT
ZONE - COLE ASSOCIATES
.l.L.J .
Locale rne approaCh to the entrance only alley'on Pine Street
approximately 100-feet east of E. V Street. Construct the approach as a
20-foot wide curb return with 15-foot curb radii. Sign the alley for
entrance only. Coordinate signage plan with District staff.
1.26 Pave the new north/south alley 20-feet wide through the site to District
standards. Dedicate 20-feet of right-of-way for the new alley through the
parcel.
RECOMMENDATION TO CITY COUNCIL - 6
CONDITIONAL USE PERMIT - DEMOLITION OF EXISTING AUTO
GARAGE AND CONSTRUCTION OF 2 STORY RETAIIjOFFICE IN OT
ZONE - COLE ASSOCIATES
Meridian Planning and zAg Commission
Ma.y 9, 2000
Page 79
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as identified by the applicant as Generation Park Plaza 1, east of Generation Park to
include staff comments and to no additional comments attached.
Borup: Do you want to mention the sidewalk from the patio to the north was deleted.
Hatcher: I was going to do that with the next building.
Borup: That is the wrong building though. No, no it wasn't. I don't think staff had
mentioned it that Mr. Kuntz had in his comments. I think Brad made mention of it also.
There was a sidewalk coming from the patio north on the building shown on the site
plan.
Hatcher: That is in the park area.
Borup: Right. This little thing right here.
Hatcher: Oh. That is in the scope of work as proposed. So the issue is what.
Borup: Mr. Benoit was that-well never mind. We all ready closed the public hearing.
Was there agreement on that wasn't there.
Kuntz: There was agreement with the applicant to delete that sidewalk to the north of
the patio. Is it shown in the existing plans before you. I would like to have it deleted in
the motion then.
Hatcher: Add it in. That's fine.
Brown: Second.
Borup: Motion and second. All in favor.
MOTION CARRIED: 3 AYES, 1 NAY
15. PUBLIC HEARING: REQUEST FOR CONDITIONAL USE PERMIT FOR
DEMOLITION OF EXISTING AUTO GARAGE AND CONSTRUCTION OF 2
STORY RETAIL/OFFICE ZONED OT BY COLE ASSOCIATES-BLOCK OF
FIRST & PINE:
Borup: Again, we have heard testimony on this. We'd like to open the public hearing.
Hatcher: I would be more than happy to put a motion together on this one but would
like a little discussion on this first.
Meridian Planning and Ang Commission
May 9, 2000
Page 80
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Borup: We need to close the public hearing first. Does anybody have anything they
would like to add? This would be the item for Mr. Champion to comment on because it
effects-but he is not here.
Brown: I move we close the public hearing.
Hatcher: I second it.
Borup: All in favor?
MOTION CARRIED: ALL AYES
Hatcher: As I look at the drawings and listen to the staff and Mr. Champion I see a
couple issues that I think we should address. I feel they are minor issues. The City
sidewalk, the duel sidewalk thing. I think that is redundant. One sidewalk on the city
side adjacent to the property line. I am talking condition 11. Go ahead and put the 5
foot sidewalk on the park side in that vacated area of the alley way. Allow the developer
to put an outside plaza space in the vacated alley way. That can always get torn up if
there is ever-brick pavers are easy to tear out. I see that we need to create an
easement at the vacated alley way for the existing sewer and other potential lines that
are under ground. I feel we need to maintain the existing flow of the alley way traffic
and that the applicant needs to work closely with ACHD to be able to have proper
vehicular flow the proposed parking lot. I have no objection to reversing the flow of
traffic or adding the median per ACHD request. The forth item is number 16. I am very
confident on Stan's abilities to be able to take that north side of the east elevation and
be able to create cemetery of what is on the southern portion. I look at the plan, the
main entry you got 2 story curtain wall. That could be mirrored or shadow boxed so it
doesn't affect the equipment room for the elevator. Is it functional, no. Would it add to
the building, yeah. The second story windows, I don't think it would be a necessitity to
put windows in there. You could put awnings in there. Some recessing on the
(inaudible) is very easy to play with and to be able to create a balancing cemetery of
that elevation. Those are the four issues I got. The last comment, I think this is a very-
weill have been on this board for a year now and this is the first project that has come
across that has had some real architectural substance to it. I back this project a lot.
Borup: Okay. Mr. Kuntz had a comment on one of-
Kuntz: Just number 11. Shari's comment. I think what she was alluded to there is that
if the applicant is allowed to come to the mid line of the alley way, then the city is
obligated there 8 feet as the walkway. What I envision is not a sidewalk, but some kind
of a paving system or concrete that is stamped. What Shari was thinking was is it fair
for the city to use their 8 feet for the walk way with the applicant not giving anything of
their 8 feet but using all of it for the awning and seating. If the city were to say with our
park we want to go to the mid point of the alley way, applicant you provide your 8 feet
for the sidewalk for walk way, is that fair. Probably not. So to reach a mid point to say
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Meridian Planning and L6ing Commission
M~y 9,2000
Page 81
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the applicant gets 4 feet, we get 4 on our side and the middle 8 will be used as a
pedestrian access area. I think that was what Shari was trying to say by number 11.
I am visualizing 16 feet of pavers so that the whole 16 feet is a pedestrian area. If the
applicant wants to come out 4 feet with a seating, great, but the question is, is it fair to
assume that the city provide their 8 feet for the walkway.
Hatcher: You won't get the 8 feet if this project doesn't go through because they won't
be vacating the alley way. It is a give and take.
Kuntz: We have a 2 foot high oval shaped seating wall that will go to the back of our
property line. It would expand the whole grass area.
Brown: Mr. Chairman, I would like to second the motion.
Borup: It wasn't a motion. Did you make a motion.
Hatcher: I was wanting discussion but these are the ideas I want to put in the motion.
Borup: I would like to get some comments from the applicant.
Hatcher: Lets make it quick. I think it is cut and dry. I don't want to be stepping on
another departments toes either. I motion to re~open the public hearing.
Norton: I'll second.
Borup: All in favor.
MOTION CARRIED: 3 AYES, 1 NAY
Borup: Okay you have a solution for the sidew~lk issue.
Stanfield: We have always envisioned that to be paved the full width of it so it just
allows more flexibility whatever. We don't anticipate the seating being maximized to the
point that you can't walk around it.
Borup: so if the city wanted to move their benches out 4 feet into there that would not
cause any problems.
Stanfield: No. Talking to the landscape architect doing the park design, if we weren't
going to do our project and they moved out to the point they would still have to provide
some kind of pedestrian access behind their seating area. It is a compromise.
Kuntz: So conceptually if we were to move our park out to the mid point of the alley way
and the patio seating were to come out to mid point, where would people walk.
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MERIDIAN PARKS & RECREATION
Memorandum
To: Mayor Robert Corrie and City Council
From: Tom Kuntz T..\('
Date: June 6, 2000
Re: Generations Plaza Historical Panels
Lila Hill and Terry Smith have been working with Classic Design Studio in Boise over the last
several months to fInalize the layout for the historical panels that are to be mounted on the
back wall of Generations Plaza.
The original estimate for the panels was approximately $9,500, which was included in the
origina11999 construction budget. Those funds were not carried over into this year's budget.
The size of the panels and munber of historical pictures has increased and many planning
hours have been invested by Lila, Terry and Noel Weber of Classic Design Studio. The cost
of the project has also grown to $17,150 and funding was not included in this year's Parks
budget.
Construction of Generations Plaza Phase IT will be delayed lli1til September due to the two
new buildings being constructed adjacent to the Plaza this summer.
I would recommend we fund the historical panels from this years Generations Plaza Capital
Line Item and re-budget the $17,150 along with the carryover in next year's budget.
I would appreciate the opportunity to have Lila and Terry present a sample of the panels and
discuss funding at your next plarming workshop.
From The Desk Of. ..
CC: Lila Hill
Terry Smith
TOM KUNTZ
11 W Bower 8t.
Meridian, ID 83642
(208) 888-3579
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MERIDIAN PARKS & RECREATION
Memorandum
To Gary Benoit, Stewart-Laney-Benoit
From: Tom Kuntz -fK,
Date: 06-06-00
Re: Generations Plaza
We have a few items that need to be addressed in connection with the Generations Plaza
development. The Parks and Recreation Commission reviewed our architect's plans for the
second phase of Generations Plaza, and they had several recommendations. The following is
a summary of the recommendations and an attached drawing with correlated areas
highlighted.
1. The Parks and Recreation Commission and staff support the vacation of the alley to the
north of Generations Plaza, with the understanding the developer will be responsible for
improvements and maintenance to the entire of alley width. The 16 feet includes the cities
half of the alley, highlighted pink, which will serve as the sidewalk for the developers
building. Material used for the alley must be agreed upon by the City and developer.
2. Since the developer benefits directly from the new sidewalk, highlighted yellow, which
will COlUlect the two new buildings, the Parks and Recreation Commission recommends
the developer be responsible for improvements to the sidewalk from Idaho Street to the
alley. The City and developers must agree upon sidewalk materials.
3. The Commission also felt the developer should be responsible for improvements and
maintenance of a three-foot wide landscape buffer along the edge of the east building,
between the patio and the alley, highlighted green. Landscape specifications and level of
maintenance must be approved by the Parks Department. The City will provide irrigation
water.
4. The area that the developer is requesting to lease from the City, highlighted in orange,
includes the building entrance, patio and a three-foot landscape buffer. The developer is
responsible for improvements and maintenance to the entire leased area. The Parks
Department must approve the patio design, landscape specifications, and level of
maintenance. Irrigation water will be provided by the City.
06/06/00
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