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HomeMy WebLinkAboutOV139938 TOWN OF ORO VALLEY APPLICATION FOR DEVELOPMENT REVIEW PROJECT ARCHITECTURE DATE : Sk I /99 OV CASE NO. : (office use only) PROJECT: C-012C70A700 11(2 ' LOCATION: 19e'ar �. I APPLICANT: C COt-&rUC--<°N1 ADDRESS : IQ`l9 0K-r c-Le C-0 fvThl- 11Cct TELEPHONE NO. : 5-1 E5 -QOQ CAX PROPERTY OWNER: Arl ADDRESS : PHONE NO. : PROJECT ARCHITECT/ENGINEER: e. ADDRESS : • c6 DEVELOPMENT REVIEW ' 0 HEARING DATE: 1LE 191 SIGNATURE: DATE : /2 /99 NOTE : This application must be accompanied by the required $150 . 00 fee and twelve copies of the plans, 11" x 17" in size, each to include dimensioned elevations of all structures from all four sides and a copy of the project ' s site plan. The submittal must also include a proposed color palette for the project in an 8 . 5" x 11" foilitat, to include color chips of body and trim colors and tile color and style, if applicable . Building square footage is also required. AT THE MEETING, applicants must have on hand for presentation, colored perspective or rendered elevations of all four sides of the structures . SUBMITTALS MUST BE RECEIVED BY THE PLANNING DEPARTMENT AT LEAST 18 CALENDAR DAYS IN ADVANCE OF THE DESIRED DEVELOPMENT REVIEW BOARD HEARING DATE. 4ou MINUTES OF THE ORO VALLEY DEVELOPMENT REVIEW BOARD MEETING Tuesday June 8th, 1999 CALL TO ORDER: 6:10 p.m. ROLL CALL: Present Patti Jo Lewis,Chair Mary Glueck,Vice Chair Jim Vogelsberg,Member Verlin Smith, Member Nancy Mager,Member Absent Richard Underwood,Member Others Present: Valerie Feuer, Senior Planner Paul Nzomo,Engineer Linda Thompson,Administrative Assistant Chair Lewis introduced the Board's newest member Barbara Bell, and stated that she had been appointed to replace Barry Allen. MOTION: Moved,Seconded (Mager/Glueck) and carried by a 5-0 vote(Underwood - abstained)to approve the May 11, 1999 Development Review Board Meeting Minutes,subject to the following changes: Page 7, 7th Paragraph: "...asked that the Board give the same consideration to the residents in Copper Creek..." Page 9,Last Paragraph: "...his application and will resubmit it the application with revised colors to the Agenda Committee". , 06-8-99 Development Review Board Minutes Page 2 CONSENT AGENDA A. OV13-99-36 Oro Valley Condominiums Carports B. OV13-99-37 Carpenter Custom Home,Ironwood Ranch,Lot 40, 11582 N. Monika Leigh C. OV13-99-38 C&C Construction Custom Home,Desert Vista,Lot 124 In reference to Consent Item A.,Mary Glueck asked that angling the carport roofs for drainage, and painting both sides of them be added a condition. Mark Whitefield, Oro Valley Condominium HOA representative, stated he didn't have any problem adding the condition. These were things he planned on doing anyway. MOTION: Moved, seconded (Vogelsberg/Mager) and carried by a 5-0 vote to recommend approval of Consent Items A, B and C subject to adding the above mentioned condition to Item A, and all other staff conditions as mentioned in the reports. Chair Lewis commented that they would take the items out of order and hear Item 2 next. REGULAR AGENDA PREVIEW: LA CANADA\LAMBERT LANE COMMERCIAL CENTER ARCHITECTURE Valerie Feuer introduced the staff report into the record. The Beztak Companies propose to develop a commercial center, with a total of 132,422 square feet of floor space. The development will consist of a specialty grocery store, a drug store with drive-through, a bank, restaurants, and approximately 33,000 sq. ft. of retail shops. The development will also feature a large number of sidewalks, links to the planned Lambert Lane Multi-Use Path, a pedestrian plaza with outdoor seating areas for restaurants, and several water features. The bank building architecture will be reviewed separately at a later date. Michael Soto, Seaver Franks Architects, presented the overall site plan to the Board. A freestanding bank is planned for the corner, retail shops east of that, and hopefully a restaurant. Adjacent to these buildings will be a plaza with an outdoor fountain area. South of the plaza would be a food store and the next group of buildings would be comprised of more retail shops. In the southeast corner, another courtyard area has been planned. The architecture will be Mediterranean with arches, stone veneers, and stucco. The roof will be metal in green palo verde tones. Mr. Soto commented that he did not include rear elevations at this time, but will have them for the next meeting. Mary Glueck commented that the original intent for this intersection was for all four corners to be compatible. She didn't feel the metal roof was compatible with the tile roofs of the adjacent buildings. In addition, she was concerned with the height, mass and scale of the buildings proposed 06-8-99 Development Review Board Minutes Page 3 for this site. Michael Soto felt that the scale of the proposed buildings was very much identical to those found in the Smiths Center. Mary Glueck voiced that she would like to see some separation of the buildings, instead of a row of shops. Her preference was a plaza type development. She asked Mr. Soto if he could stagger the buildings. Mr. Soto replied that he has, to the extent they could be without blocking the signage of the individual stores. Nancy Mager concurred with Member Glueck's comments. In addition, she didn't like the vastness of the parking lot. If the buildings were broken up and spread out it would reduce the football field effect of the parking lot. Mr. Soto pointed out that the food store required a large parking lot and explained that they have proposed a large amount of landscaping throughout the parking lot, which will help break it up. In terms of the metal roof, Member Mager felt it was nice to have a different look and found the roof very appealing. Mary Glueck asked if it was possible to retain the metal roof on the taller buildings, but place tile on the shorter ones. Valerie Feuer agreed with that idea, finding metal roofs throughout the center to be too much metal. Valerie Feuer suggested that the Board include language in the approval, when they get to that point, that would allow a certain amount of flexibility as the tenants moved in so they wouldn't have to come back to the Board with each change that came about. Hollis Ambroir stated that he was totally against a food store in this location because of its proximity to the Smiths and Frys Food Stores. It was his opinion that this development didn't fit into the surrounding area. He thought it would be interesting to get the view of the Autumn Hill residents. PREVIEW: U OF A STUDENT PLANNING PRESENTATION Bryant Nodine introduced the U of A students and explained the purpose of this project, which allows the students to work with a real parcel of land while obtaining guidance from staff and the Community. In exchange, staff has the opportunity to get fresh ideas from the students. Mr. Nodine stated that the students tonight chose to design a parcel located at the intersection of First Avenue and Oracle Road. He gave a brief history of the site and the opportunities available for it. Bryant then introduced Martin Yoklick, the instructor for the design project. Martin Yolick, 2601 E. Airport Drive, explained that his class this semester, Site Planning, consisted of the eight students who worked on this project. They tried to look at all the issues of the area, commercial growth and residential growth, and from that put together a site analysis. Mr. Yolick then introduced the two students, Colleen and Michael, who were able to attend tonight's meeting. Michael St. Paul and Colleen Stetzle proceeded to present the Board with site plans and diagrams of their proposal. They gave an in-depth analysis of their plan and why they chose to develop the site as they did. In conclusion of their presentation, Bryant Nodine discussed the strong points of their project, such 06-8-99 Development Review Board Minutes Page 4 as the mixed uses and their support of each other. He appreciated the pod approach and the way it broke up the site, which the Board mentioned they preferred during the previous review tonight. Planning this site as a destination center also helps cut down on the traffic in the area. In addition, the students utilized many of the natural features of the site, which is critical in this area. He thanked Martin Yolick and the students for their hard work and involvement with this project. PUBLIC HEARING: OV12-99-7 GRADING WAIVER, LA CANADA/LAMBERT LANE COMMERCIAL CENTER Valerie Feuer introduced the staff report into the record. This site is characterized as undisturbed desert generally draining northwest to southeast. There are two significant hills on this property. The biggest hill is near Lambert Lane and is about 25 feet high. The other is near La Canada Drive and about 20 feet high. The applicant has submitted an application for a grading exception request based on the old grading ordinance instead of the new one. This project is not grandfathered; hence a grading exception request must follow the requirements of the newly adopted grading ordinance. The proposed finished grades shown on the current development plan range from 31 feet of cut to 16 feet of fill. The Public Works Department staff has reviewed the Tentative Development Plan for this development and recommends continuance due to non-conformance with Oro Valley requirements. David Williams, WLB, stated that he has been making changes to the Development Plan that would address the neighbors, communities and Town Council concerns. He gave a brief background on the site, size and location of the development etc. The concept is for a commercial community center of a neighborhood scale. This project was never intended to be a big box center and he expressed his disappointment that reference was made earlier to an Office Max locating here. Mr. Williams commented that strong pedestrian elements have been incorporated into the Development Plan. The pedestrian walkways will be raised and constructed of a different material, intended to slow traffic down in those areas. Mr. Williams pointed out that this development would only cover 19% of the site, whereas traditional neighborhood centers cover 25% of a site. Their intent is to bring in attractive buildings. It was Mr. Williams' opinion that they had broken up the buildings. Their original plan was one solid building that followed the site in a U-shape. They have broken up the corners by providing an outdoor center and fountain areas. Mr. Williams went on to explain their request for the grading waiver. He stated a 30' cut was planned for the northeast corner. While researching this parcel, Mr. Williams commented that he learned of the La Canada Road expansion and explained that it would cut significantly into this hill anyway, so the removal of the hill is eminent. In terms of the fill, it would be needed to level the site out for the food center. The site is currently sloped and has a fall of 25 to 30 feet. Mr. Williams pointed out that they are currently working on a redesign of the center that would step the buildings down on both sides. By doing this, they are only looking at a 4-6 foot high retaining wall instead of 8 feet as originally proposed. In addition, only 6-10 feet of fill will be required and they will try to work that down to 4 feet. Mary Glueck asked if they could bring a profile of the elevations to the next meeting, showing the homes behind this site in relation to the fill. Mr. Williams replied he would do that, and explained 06-8-99 Development Review Board Minutes Page 5 that the houses in the Villages would be approximately 18 feet below the new finished grade of this site. They will also provide 32 feet of landscape buffer between this project and the Villages subdivision. Mr. Williams further explained that the parking lot would be lower than the roads. Therefore, with the inclusion of the screening,the parking lot would be virtually hidden from view. Nancy Mager asked staff to respond to the comments made regarding the La Canada expansion. Paul Nzomo, Civil Engineer, commented that the expansion plans referenced are not within the Town's 5-year Capital Improvement Plan, so it is hard to determine at this time, how far the hill would actually be cut into, and when it would even happen. PUBLIC HEARING OPENED Ro Anne Young, 10421 N. Autumn Hill Lane, commented that they bought their property on Lambert Lane with the knowledge that this site would eventually be commercially developed. She liked the idea of having convenient shopping available, but thought her property would be shielded by the hills on this site. Ms. Young is now hearing that the developers want to alter the land to build a shopping center that she doesn't feel is appropriate for the community. The developers now want greater visibility and seem to be planning for more commercial usage than presently possible. Ms. Young believes that commercial development should be encouraged, however,there should be some guarantee to the adjacent landowners that some characteristics of the site would be unalterable in order to protect them. Ms. Young cited Policy 1.1.E. of the General Plan, which states visual protection shall be an essential aspect of Oro Valley's community design review and project approval. She felt some of the changes being proposed would create a hardship on the homeowners in Autumn Hill. In addition, it would impact the wildlife along the wash. Ms. Young didn't feel that the request for a grading waiver met the Town's criteria and was not a positive impact upon all those affected. She requested that the Board reject this proposal and request that the project be scaled down to fit the area. Bonnie Harris, 1212 W. Desert Greens Way, was concerned with the effect the lights, sounds and smells of this development would have on the adjacent homeowners, especially if the hill is cut down. This project would also create an increase in traffic, which in turn would increase the noise. In reference to the buffers, Ms. Harris asked what type of buffers of would be provided. She commented that she understood the need for commercial property, but was concerned that Oro Valley would become a cement city. James Bell, 10441 N. Autumn Hill Lane, felt this development would destroy his views. If he had known there was going to be another shopping center in this area, he would not have bought a house here. Mr. Bell was concerned with the drainage from this shopping center,where it would go and the impact it would have on the adjacent homes. He requested that the hill remain in place so it would block the shopping center from view. Mr. Bell voiced that what he would really like to see, is the land donated to the Town for a park where children can play. Hollis Ambroer, 1161 W. Desert Greens Way, didn't feel there was a good reason given for cutting down the hill. He thought the developer should be able to remove a portion of the hill, but should retain the peak of the hill. Mr. Ambroer commented that he has seen a lot of wildlife in this area. 06-8-99 Development Review Board Minutes Page 6 PUBLIC HEARING CLOSED David Williams realized that the hill was a significant feature, but stated that he has also talked to the Town Engineer and knows that the hill will be severely impacted in the future. He commented that bufferyards would be installed on all four sides of the development, consisting of dense vegetation and berms. The drainage will flow to the southeast of the site into a required retention basin where it will be metered out to the wash to the east. Valerie Feuer advised the Board that the applicant has requested a continuance to the Special Meeting June 29. If they can resubmit the plans early next week, staff would not have a problem with continuing it to that date. Paul Nzomo stated that he would need at least 2 weeks to complete his review. If the applicant is not able to resubmit the plans early next week, he would not be able to commit to the June 29 continuation. Mr. Williams explained that they are trying to move this project along because they are hoping to accept dirt from a nearby location that will also be doing some cutting. Ms. Feuer commented that it may be possible to get packets out a day or two later, which would give Paul a couple of more days. Chair Lewis commented that it would be okay to get packets out by the end of the week since there would not be a lot of material for the Special Meeting. MOTION: Moved, seconded (Glueck/Vogelsberg) and passed by a 5-0 vote (Underwood — absent) to continue the Public Hearing for OV12-99-7 Grading Exception Request for La Canada/Lambert Commercial Center Development Plan to the Development Review Board's June 29 Special Meeting, stipulating that the applicant must resubmit all the necessary paperwork no later than June 15th. If this deadline is not met, the Public Hearing shall be bumped to the July 13 Development Review Board Meeting. LA CANA.DA/LAMBERT LANE COMMERCIAL CENTER DEVELOPMENT PLAN Valerie Feuer explained it would be hard to go forward with this item until the outcome of the grading exception was known. Therefore, she recommended the development plan be continued as well. In addition, a Conditional Use Permit went before the Planning & Zoning Commission to replace the existing utility pole. The Commission would not grant approval of the CUP and commented that it would be contingent upon approval of the grading waiver. Patti Lewis commented that the Board has not had a chance to review the revised development plan at this time and concurred that a continuance would be best. She voiced that the Board would take any public comment on the project at this time. Terese Dearmin, 11095 N. Broadstone Drive, asked if it was necessary to place another food store in this area. Ms. Feuer replied that it is up to the developer to determine the marketability of any of the businesses within the center. Those types of concerns do not fall within staff scope when reviewing a development plan. Ms. Dearmin expressed that all of the residents living in the area expect something more like St. Phillips Plaza. Their desire is something that would reflect the . 06-8-99 Development Review Board Minutes Page 7 character of the community. She felt that the applicant should take more time and try to fit the development to the natural topography. Ms. Dearmin added that she bought property in Oro Valley because it appeared to be a well-planned community. Chris Screven, 10484 N. Fairway Vista, commented that Mr. Williams did a good job presenting the development to the audience. He felt that a lot of the time, the stores that go into these centers are not well planned. Mr. Screven stated that having vacant buildings in Oro Valley would have a negative impact on the community, and could happen if not thought out well. In response, David Williams stated they would do the best they could to ensure the success of this center. He pointed out that St.Phillips Plaza has not been financially secure and has been through 3 bankruptcies. His client is willing to go the extra mile that typical developers are not always willing to do. This is evident with the enlarged parking buffers, the 2 outdoor plazas, the water features, etc. Mary Glueck voiced that she liked the idea of stepping down the stores. The design presented tonight was much better than that provided in the packet. She encouraged them to try and do more to the parking lot. MOTION: Moved, seconded (Mager/Bell) and carried by a 5-0 vote(Underwood—absent)to continue OV12-99-7 La Canada/Lambert Lane Commercial Center Development Plan to the Development Review Board's June 29th Special Meeting. OV12-99-7 LA CANADAJLAMBERT LANE COMMERCIAL CENTER LANDSCAPE PLAN Based on the previous motions, Valerie Feuer again commented that this item should be continued, pending the outcome of the grading waiver. David Williams stated that they have incorporated a picnic area in the northeast corner of the site, which will also provide a trailhead for pedestrians to Lambert Lane. The site includes a pedestrian drop-off zone and raised pedestrian crossing in the parking lot. They intend to salvage material on the entire site, to re-use on-site. A tree lined promenade will be provided along the main entryway and 15' planters will be provided in front of the store instead of the 5' planters typically used. Mr. Williams stated that the courtyard would contain a water fountain structure that will consist of a fountain trickling down into the main structure and another trickling down into a stream that will run behind the center. The courtyard will be tiered and will include of a small lawn. A sit down restaurant will be located in this area, as well as a restaurant that will provide seating under the canopy adjacent to the courtyard. Another fountain will be located at the corner of La Canada and Lambert Lane that will tie into the fountain in the courtyard. Nancy Mager asked if the date palms were only planned around the water fountain. David Williams replied yes. He explained that a seat wall would be constructed around the edge of the fountain also. The water feature will be recirculating, but he will check into the amount of water necessary based on Ms. Mager's concerns. 06-8-99 Development Review Board Minutes Page 8 Mary Glueck expressed concern with the height of the Palm trees and the fact that they don't provide much shade. She asked if a path could be provided through the lawn area. Teresa Dearmin asked that thicker foliage be provided behind the store to stop garbage from blowing into the neighbors' yards. MOTION: Moved, seconded (Mager/Glueck) and carried by a 5-0 vote (Underwood — absent) to continue OV12-99-7 La Canada/Lambert Lane Commercial Center Landscape Plan to the Development Review Board's June 29th Special Meeting. STAFF REPORT Valerie Feuer pointed out that the June 29th Special Meeting was growing, but the good news was there would not be much on the July agenda. Presently, there will be a preview of some of the development taking place in Neighborhood 10. The July 8th site tour will include a preview to be held on-site in Rancho Vistoso. Nancy Mager commented on the conference in Mesa and was impressed by how much Oro Valley staff does behind the scenes. She felt Oro Valley was much further ahead of the game than many other communities. MOTION: Moved, seconded (Glueck/Vogelsberg) and carried by a 5-0 vote (Underwood — absent) to adjourn the June 8th, 1999 Development Review Board Meeting at 8:35 P.M. Linda Thompson ITEM TOWN OF ORO VALLEY DEVELOPMENT REVIEW BOARD REPORT MEETING DATE: June 8, 1999 TO: DEVELOPMENT REVIEW BOARD FROM: Dennis Silva,Jr., Planner I SUBJECT: OV13-99-38 C&C CONSTRUCTION REQUEST FOR ARCHITECTURAL APPROVAL FOR DESERT VISTA, MODEL CORONADO "C", LOT 124 BACKGROUND: The Desert Vista subdivision lies on the north side of Naranja Drive, between La Canada Drive and La Cholla. It is platted for 205 lots, with an average size of 17,805 square feet. The existing zoning for this subdivision is R1-10. The maximum building height is 25 feet and the setbacks are as follows: front—25', side — 10', and rear — 25'. C&C Construction requests DRB architectural approval for Lot 124, model Coronado"C." SUMMARY: The architectural style for model Coronado "C" is Santa Barbara Mission. Architectural elements include concrete tile roofs, chimney caps, framed popped out windows, scuppers along the side elevation, keystone details at the front entrance, and wainscot trim along the front elevation. There will also be a 4' high mechanical equipment screen wall at the side of the proposed structure. The proposed structure complies with the maximum building height and setbacks for Desert Vista. The applicant has ensured that the approved color palette will be used for this structure, which is consistent with other homes in Desert Vista. GENERAL PLAN COMPLIANCE The proposed structure complies with Policy 9.1F ensuring that all sides of buildings be coherently designed and treated. RECOMMENDATION: Planning Staff recommends approval for C&C Construction model Coronado "C" architecture for Lot 124 in Desert Vista. ATTACHMENTS: 1. C&C Construction Model Coronado "C" F:\ov\ov13\1999\13-99-38\ARCHDRB.RPT 1 FiEvISIONS GENERAL NOTES: BY rc:*=maw�w oin ��"/"���6L1�STAKE 1.UNIMPROVED DISTURBED AREAS RESULTING FROM OPERATIONS ON T1415 LOT t 800-782-5348 BLUE STAKE CENTER SHALL BE RE 70RED 70 THEIR NATURAL STATE SY UTILIZING DDROUGHT-RESISTANT VEGETATION AS STATED BY THE TOIL.N OF ORO VALLEY ZONING CODE.ALL UTILITY TRENCHES AND/OR LEACH FIELDS ARE TO BE RESTORED TO THEIR ORIGINAL NATURAL CONDITIONS. 2.EXCESS SOIL GENERATED FROM EARTI-IIORC OPERATIONS SHALL BE REMOVED FROM THE SITE AND LAILFULLY DISPOSED OF OR IF ALLOWED AND APPROVED BY THE TOUN ENGINEER SITE MATERILA MAY BE PLACED AS TO BECOME AN INTERGRAL PART OF THE SITE DEVELOPMENT,ALL IN ACCORDANCE WITH THE HILLSIDE DEVELOPMENT REGULATIONS. 3.CUT AND FILL SLOPES AND SLOPE TREATMENT TO BE IN COMPLIANCE WITH THE REQUIREMENTS OF THE ACCEPTED GEOTECHNICAL ENGINNERING INVESTIGATION OF THE TOWN OF ORO VALLEY REVEGETATION REQUIREMENTS. El 4.EXCESS SOIL MATERIAL GENERATED FROM THE EARTHWORK OPERATIONS SHALL NOT N BE DISPOSED OF BY PUSHING OR PLACING SAID MATERIAL INTO THE AREAS DESIGNATED * O AS 100 YEAR FLOODPLAIN AREAS. 5.THE CONTRACTOR IS RESPONSIBLE FOR ASSURING PROPER AND ADEQUATE DRAINAGE. -d � O 6.ELEVATION OF FINISH PAD SHALL BE CERTIFIED BY REGISTERED LAND SURVEYOR PRIOR TO POURING FOUNDATIONS. A COPY OF CERTIFICATION MUST BE APPROVED 0 N Q O BY ORO VALLEY BUILDING SAFETY DEPT.PRIOR TO CALLING FOR BUILDING INSPECTIONS IF APPLICABLE. L 1,0 O 1.PRIOR TO ANY BUILDING FINALS, A FINAL GRADING INSPECTION MUST BE OBTAINED Z 0 to FROM THE TOLLN OF ORO VALLEY. CALL THE ORO VALLEY BUILDING SAFETY DEPT. 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ULTRACOTE I STUCCO SYSTEM PER • 1 E 0 . ,.- r. :_.. �J[.a•. : •• MFR SPECS.•ICBO REPORT•4658 - - - c. : . _ .; +�li OVER WIRE,I'DOW BLUE FOAM,'TYVEK• I .�f' . : .. , • • . .. . . • 5TIGCOUIRAP STYLE 1O62x.PER ICBO . 1 SPORT•ER-4000,4 3/8'OSB BD 8" SHEATHING.(SAND FINISH•ST1 ern)- __ • c ........ ' 1 1630-0- t• / .. . E ' E : ' . TEMP„ O 1�1'STOI E DETAIL • _ _ --- �. ' • '• . 0 3060 SN 3060 9N 3060 SH ti. 508E SGD 5060. 5060 XO • SCALE I"•I'-0" I20 2 Pl.:: 5060-0- ;2 0. TE'�-P XO • 0 FFEI,•100'-0' • l I;_.,.:� ti: ' { 1• t l 1 1 FFE.•100-0" 5080 SGD _ . ENTRY TOWER ; ELEVATION / I BEYONDtu j ` 4 / SCALE: VS'=1'-O' }-- X I • I ' I —1114 CGNG TILE OVER U 11 1 1-4O•FELT ■ - I T.00.IO'-O"Q 4(r p -ULTRAGOTE 15TUCCO SYSTEM PER O MFR SPECS.•CEO REPORT•4658 • • 4'-O"HIGH OVER WIRE,I.DOW BLUE FOAM,TYVEK' V STUGCC(URAP STYLE 1O62X PER ICBO • . MALL.SCREEN 4'PROJECTED BASE REPORT•ER-4000,4 3/8'OSB BD DATE: SHEATHING,(SAND FINISH•STUCCO) I. - I 4„CAP ` SCALE • AS NOTED • - . , •• ; 6050 XO • DRAWN: 5060 XO , . ' ENVISION • ,•' -. • . _ _ _ _ _ -- FF.E. IOO,_O., JOB: SHEET ELEVATION 3 SCALE: US'=11-0. OF 13 SHEETS