Minutes - 2001 - Design Review - 12/13/2001 - Regular
DESIGN REVIEW BOARD
MINUTES
ORIGINAL
The Design Review Board met in regular session on December 13, 2001, Chairman Murray
presiding.
1.
CALL TO ORDER:
2.
ROLL CALL: The following members were present: MURRAY, CHRISTENSEN,
HOWARD. Absent: BARNES, MC CULLOUGH, COUNCIL LIAISON MERRILL. A
quorum is present.
3.
CONSENT AGENDA:
. Consent Agenda items are considered to be routine and are acted on with one motion.
There will be no separate discussion on these items unless a Design Review Board
member, City Staff, or a citizen requests an item to be removed from the Consent
Agenda for discussion. Items removed from the Consent Agenda will be placed on the
Regular Agenda in a sequence determined by the Rules of Order.
. Any item on the Consent Agenda that contains written recommendations from the
City of Eagle shall be adopted as part of the Design Review's Consent Agenda
approval motion unless specifically stated otherwise.
A. Minutes of November 15, 2001
Christensen moves to remove the minutes from the consent agenda. Seconded by
Howard.
B. Findine:s of Fact and Conclusions of Law DR-66-0l - Office Buildine: within Casa
Escuela Subdivision - Shannon Robnett: Shannon Robnett is requesting design
review approval to construct a 4,872-square foot office building. The 0.43-acre site is
located east side of Academy Way approximately 300-feet north of State Street at 208
South Academy Way within Casa Escuela Subdivision.
The applicant is not present. No one from the audience chooses to speak. This item will
remain on the consent agenda.
C. Findine:s of Fact and Conclusions of Law DR-68-0l - Professional Office
Buildine: within Casa Escuela Subdivision - Brent and Stephanie Hadlev: Brent
and Stephanie Hadley, represented by Patrick McKeegan Architect, are requesting
design review approval to construct a 2,487-square foot professional office building.
The 0.43-acre site is located east side of Academy A venue approximately 530-feet
north of State Street within Casa Escuela Subdivision.
The applicants are present and agree with the site specific and standard conditions of
approval set forth in the staff report. No one from the audience chooses to speak. This
item will remain on the consent agenda.
D. Findine:s of Fact and Conclusions of Law DR- 70-01 - Master Sie:n Plan for Eae:le
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Medallion Professional Center Includine: a Wall Sie:n for Daniel Howard DDS-
Daniel Howard DDS: Daniel Howard DDS, PC, represented by Classic Design
Studio, is requesting design review approval of a master sign plan for the Eagle
Medallion Professional Center including a wall sign for Daniel Howard DDS. The
site is located on the north side of State Street approximately 300-feet west of
Palmetto A venue at 600 and 700 East State Street.
The applicant is present. Christensen moves to remove this item from the consent
agenda.
E. Findine:s of Fact and Conclusions of Law DR- 71-01 - Two Monument Sie:ns for
Castleburv Subdivision - Capital Development Inc.: Capital Development Inc.,
represented by David Koga with The Land Group, is requesting design review
approval to construct two monument signs at the entry to Castlebury Subdivision. The
site is located on the north side of Chinden Boulevard approximately lA-mile west of
Locust Grove Road at 990 East Chinden Boulevard.
The applicant is not present. No one from the audience chooses to speak. This item will
remain on the consent agenda.
F. Findine:s of Fact and Conclusions of Law DR- 72-01 - Master Sie:n Plan for Iron
Eae:le I and II Multi-Tenant Buildine:s with Rockv Mountain Business Park -
RSG. LLC: RSG, LLC, represented by Craig Jamieson with Idaho Electric Signs, is
requesting design review approval of a master sign plan for the Iron Eagle I and II
multi-tenant buildings within Rocky Mountain Business Park. The site is located on
the north side of Iron Eagle Drive approximately 700-feet west of Edgewood Lane at
1250 East Iron Eagle Drive.
The applicant is present and agrees with the site specific and standard conditions of
approval set forth in the staff report. No one from the audience chooses to speak. This
item will remain on the consent agenda.
G. Findine:s of Fact and Conclusions of Law DR-73-0l- Monument Sie:n for
Primarv Colors Davcare Facility within Rockv Mountain Business Park - A'a
LLC: A'a, LLC, represented by Kinetic Graphics, is requesting design review
approval of a monument sign for the Primary Colors Daycare Facility located within
Rocky Mountain Business Park. The site is located on the south side of Iron Eagle
Drive approximately 700-feet west of Edgewood Lane at 1323 East Iron Eagle Dri ve.
The applicant is present and agrees with the site specific and standard conditions of
approval set forth in the staff report. No one from the audience chooses to speak. This
item will remain on the consent agenda.
Christensen moves to have items 3B, 3C, 3E, 3F and 3G remain on the consent
agenda. Seconded by Howard. ALL A YE..,MOTION CARRIES.
3D. Findine:s of Fact and Conclusions of Law DR- 70-01 - Master Sie:n Plan for
Eae:le Medallion Professional Center Includine: a Wall Sie:n for Daniel Howard
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DDS - Daniel Howard DDS: Daniel Howard DDS, PC, represented by Classic
Design Studio, is requesting design review approval of a master sign plan for the
Eagle Medallion Professional Center including a wall sign for Daniel Howard DDS.
The site is located on the north side of State Street approximately 300-feet west of
Palmetto A venue at 600 and 700 East State Street.
Daniel Howard removes himself from the board due to a conflict of interest. The
applicant agrees with the site specific and standard conditions of approval set forth
in the staff report. Murray moves to accept as written. Seconded by Christensen.
ALL A YE...MOTION CARRIES.
4.
UNFINISHED BUSINESS:
A. DR-69-0l - Research and Development Facilitv - Coretronics Inc.: Coretronics
Inc., represented by Patrick McKeegan Architect, is requesting design review approval to
construct an 8,561-square foot research and development facility. The 0.93-acre site is
located south side of Iron Eagle Drive approximately 900-feet west of Edgewood Lane
within Rocky Mountain Business Park. This item was continued from the November 15,
2001 meeting.
Murray introduces the item. Patrick McKeegan represents the applicant and discusses the
application.
Cerda discusses the application and landscaping concerns. Discussion amongst the
Board.
Murray moves to approve DR-69-0l - Research and Development Facility -
Coretronics Inc. with the site specific and standard conditions of approval as set
forth in the staff report originally set for the November 8, 2001 meeting with the
following amendments to the site specific conditions of approval:
Site specific condition #1 shall be deleted.
Site specific condition #6 shall read as follows: Provide a revised landscaping plan
showing the minimum of one shade tree and shrubs for 35 linear foot of frontage
between the proposed parking lot and existing sidewalk of Iron Eagle Drive. The
revised landscaping plan shall be reviewed by staff and one member of the Design
Review Board prior to issuance of a building permit.
Site specific condition #11 shall read as follows: The applicant is required to return
to the Design Review Board as an unfinished business item to present the proposed
building and site lighting for this development. The submittal package shall include
catalog cuts of all fixtures proposed.
Site specific condition #12 shall read as follows: Prior to issuance of the building
permit the applicant shall be required to provide a landscaping plan for review by
staff and one member of the Design Review Board that is prepared by a licensed
architect or landscape designer knowledgeable in the profession of landscape
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design. That plan shall be reviewed by staff and one member of the Design Review
Board and shall incorporate all the site specific conditions of approval set forth in
the staff report.
Site specific condition #13 shall read as follows: On the south elevation the Design
Review Board requests the applicant remove the fan accent at the mid point of the
building and provide a contrast in color, at his selection, for the square accent
panels that run along the buildings top.
Site specific condition #14 shall read as follows: The applicant has provided
testimony that this building use does not support overnight parking of equipment
other than incidental occurrences necessitated by clientele. No storage vehicle shall
have any signage identified for this building at any time on this site.
Seconded by Christensen. Discussion. Murray amends the motion to keep site
specific condition #1 in the staff report as written. Second concurs. ALL
A YE...MOTION CARRIES.
5.
PUBLIC HEARING:
A. DR-68-00 MOD - Common Area Landscapine: within Banburv Meadows
Subdivision No.5 - Banburv Meadows LLC: Banbury Meadows LLC, represented
by Cornel Larson, is requesting design review approval of the landscaping within the
common area of Banbury Meadows Subdivision No.5. The landscaping is located on
the east and west sides of Locust Grove Road starting approximately 1f2 mile north of
Chinden Boulevard and extending approximately 1,000-feet to the north.
Murray introduces the item. Cornel Larson 210 Murray, Garden City, represents the
applicant and discusses the application. Discussion.
Cerda discusses the application and comments submitted by Board member McCullough.
Murray opens public hearing. Murray closes public hearing. Discussion.
Christensen moves to approve DR-68-00 MOD - Common Area Landscaping within
Banbury Meadows Subdivision No.5 - Banbury Meadows LLC with the site
specific and standard conditions as noted with an addition to site specific condition
#4.
Site specific condition #4 shall have the following added: The applicant has
indicated that he will follow the same lighting plan as previously presented in the
subdivision and we recommend that he continue that.
Seconded by Howard. Discussion. Christensen amends motion to include site
specific condition #5 as follows: That the landscape plan indicates that the sod ends
"here" and should continue until it meets a planter bed near the wall.
Site specific condition #6 shall read as follows: All shrub materials must be in
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defined planter beds and plans should show planter definition.
Site specific condition #7 shall read as follows: The plan needs to show what kind of
access road to the pond is available or how it will be accessed and to be reviewed by
one member of the Design Review Board and staff. Second concurs. Discussion.
ALL A YE...MOTION CARRIES.
B. DR-77-0l- Common Area Landscapine: within Addie's Corner Subdivision-
Northwest Development LLC: Northwest Development LLC, represented by
Kristen Van Engelen, is requesting design review approval of the common area
landscaping within Addie's Comer Subdivision. The site is located on the southwest
comer of Floating Feather Road and Horseshoe Bend Road at 3065 East Floating
Feather Road.
The applicant is present. Kristen Van Enge1en, 4090 State Street, representing the
applicant discusses the application. Discussion.
Cerda discusses the application. Murray opens the public hearing.
Cliff Fivecoat, 10981 Horseshoe Bend Road discusses the application and concerns.
Murray closes the public hearing. Discussion amongst the Board.
Murray moves to approve DR-77-0l- Common Area Landscaping within Addie's
Corner Subdivision - Northwest Development LLC with the site specific and
standard conditions of approval set forth in the staff report with the following
amendments to the site specific conditions of approval:
Site specific condition #3 shall be revised as follows: The applicant has indicated a
willingness to return to the Design Review Board at a future meeting under
unfinished business to review the conditions of the existing trees and house within
lot #7 of this subdivision. It is the Board's opinion at this time that the existing trees
would either remain or be repositioned on this site to avoid the additional tree
caliper penalty per Eagle City Code. Should the applicant not retain 100% of the
existing trees there the opinion of the Board is that the current design as outlined in
the landscaping plan presented tonight reflects the compliance and good
landscaping design within Eagle City Code and that no additional caliper inches
should be assessed to this project.
Site specific condition #5 shall have the following added to the last sentence: Cross
section of the landscape berm and fence detail shall be reviewed and approved by
staff and one member of the Design Review Board prior to the City Clerk signing
the final plat.
Site specific condition #6 shall be revised as follows in the second sentence: The
applicant shall be required to provide landscaping on both sides of the asphalt on
one or both sides of the asphalt pathway within this 10'wide easement which should
be completed at the time of landscaping within lot 15. The revised landscape plan
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---.,---"'-'--'--------,~----
shall be reviewed by staff prior to the City Clerk signing the preliminary plat. The
applicant has indicated that the construction of said path and services for the
landscaping i.e. irrigation will be installed at the time of the roadway improvements.
Site specific condition #14 shall be removed and replaced with the following: The
applicant has indicated a willingness to provide a license agreement with ACHD to
provide lawn and a meandering pathway along the west side of old Horseshoe Bend
Road between Floating Feather Road and the southern terminus of this project.
Site specific condition #16 shall read as follows: The applicant is required to revise
note #6 within the landscape plan to reflect 18 inches of top soil in the planting areas
instead of 12 inches as noted.
Site specific condition #17 shall read as follows: The trees associated with the
individual lot frontages shall be installed at a time coordinated between the
developer and builder or homeowner. The developer has the option of providing an
on-site nursery or individually installing these specimens as the lots develop. The
position of the trees shall be flexible and coordinated with the individual lot
development but in no way shall the quantity and variety of trees be less than that
provided within this landscape plan.
Seconded by Christensen. Discussion. ALL A YE...MOTION CARRIES.
C. DR- 78-01 - Common Area Landscapine:. Clubhouse. and Restroom Facilitv
within Rivers End Subdivision - Howell-Kiser Development Group: Howell-
Kiser Development, represented by David Koga with The Land Group, is requesting
design review approval of the common area landscaping, clubhouse, and restroom
facility within Rivers End. The site is located adjacent to Island Woods Subdivision
approximately 2, 665-feet east of Eagle Road at 850 Williamson Lane.
The applicant is present. David Koga 128 S. Eagle Road with The Land Group,
represents the applicant and reviews the application. Robert Hess, 6555 Overland Rd.
Boise, is the architect on the project and reviews the clubhouse. James W. Kiser, the
developer on this project discusses the application.
Cerda discusses the application and comments submitted by Board member McCullough.
Murray opens public hearing. Murray closes public hearing. Discussion.
Murray moves to approve DR- 78-01 - Common Area Landscaping, Clubhouse, and
Restroom Facility within Rivers End Subdivision - Howell-Kiser Development
Group with the site specific and standard conditions of approval set forth in the
staff report with the following amendments to the site specific conditions of
approval:
Site specific condition #2 shall be replaced as follows: The applicant has provided a
revised landscape plan indicating an additional 65 specimens located along Island
Woods Drive between Rivers End and Siena Way that represent compliance with
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the original condition of 21 caliper inches. The Design Review Board has provided
the applicant with the flexibility to place the variety of deciduous or coniferous trees
within said planting per the approved landscaping schedule. It shall be noted that
deciduous trees are represented as paper birches and coniferous varieties are noted
appropriately. The landscape plan shall be reviewed in its final stage with staff and
one member of the Design Review Board prior to the signing of the final plat.
Site specific condition #4 shall have the following added: The applicant has
indicated that the light fixture style and type will match the currently installed
fixtures within the Island Woods Subdivision directly to the west. The Design
Review Board accepts that lighting fixture as compliant with this site specific
condition.
Site specific condition #12 shall change the word feathers to features.
Site specific condition #13 shall read as follows: The street parameter landscaping
shown at the intersections of Rivers End and Island Woods Drive, River Song Way
and Island Woods Drive, and Siena Way and Island Woods Drive that represent
buffering between a residential property and a collective street be transitioned for a
distance of not less than 50 feet to leave the dense planting area to a less dense
planting area. Said revised landscaping shall be reviewed by staff and one member
of the Design Review Board prior to signing of the final plat.
Site specific condition #14 shall read as follows: The street trees outlined within this
landscaping plan that front individual homeowners properties shall be installed by
the developer at an appropriate time prior to certificate of occupancy for each
individual lot. The developer has the flexibility to work within the approved list and
quantity established in this plan at his discretion at time of planting.
Site specific condition #15 shall read as follows: The center islands within the cul-
de-sacs shall be crowned at an appropriate height to avoid any negative drainage
within that landscaping area.
Site specific condition #8 shall be deleted.
Site specific condition #11 shall be replaced as follows: The applicants testimony
indicated that all trash activity will be stored within the building and will not
require a trash enclosure. The applicant shall further identify where said trash
collection area will be located within the building at time of submittal for building
permit. Should it be determined by the Zoning Administrator that a trash enclosure
is required, the applicant shall provide a revised site plan and landscaping plan
showing the trash enclosure with a 5 ft. wide by 6 ft. high landscape buffer around
said trash enclosure. A revised floor plan, site and landscaping plan shall be
reviewed by staff prior to issuance of a building permit.
Seconded by Howard. Discussion. ALL A YE...MOTION CARRIES.
Break.
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D. DR- 79-01 - Common Area Landscapine: within Brookwood Subdivision No.5 -
Aires Development LLC: Aires Development LLC, represented by Phil Hull with
The Land Group, is requesting design review approval of the common area
landscaping within Brookwood Subdivision No.5. The site is located north of
Floating Feather Road approximately l.4-mile east of Eagle Road.
Dave Koga with the Land Group represents the applicant and discusses the application.
Discussion.
Cerda discusses the application.
Murray opens public hearing. Murray closes public hearing. Discussion.
Murray moves to approve DR- 79-01 - Common Area Landscaping within
Brookwood Subdivision No.5 - Aires Development LLC with the site specific and
standard conditions of approval set forth in the staff report with the following
amendments to the site specific conditions:
Site specific condition #4 shall be as follows: The applicant shall provide a revised
grading plan or agreement between property owner of lots 87 & 88 with respect to
the reconfiguration of the existing drainage swale that's represented on landscaping
plan L-51.
Site specific condition #5 shall read as follows: The applicant shall provide at time
of request for building permit that the grading within the center islands of cul-de-
sacs are crowned to prohibit negative drainage within this landscaping area.
Christensen seconds. Discussion. ALL A YE...MOTION CARRIES.
6.
NEW BUSINESS:
A. DR-44-00 MOD - Modification to the Drain Ditch within Trollev Square
Subdivision - Coulter Properties LLC: Coulter Properties LLC, represented by
Ronald Coulter, is requesting a design review approval for a modification of the
landscaping along Hill Road within Trolley Square Subdivision. The site is located
on the north side of State Street approximately 1O0-feet east of Palmetto Ave.
Murray introduces the item. Ronald Coulter represents the applicant. The Chair would
like to acknowledge that even though the applicant is requesting Design Review approval
there is no landscaping in this package. The Chair recognizes the position that the Army
Corps of Engineers put the developer in, but would like to state for the record that
currently there is only a drainage ditch layout and no revised landscaping.
Dianne Anderson 5132 N Lancer Way, Boise Idaho, Project Manager discusses the
application.
Cerda discusses the application.
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Murray opens public hearing. Murray closes public hearing.
Murray moves to approve DR-44-00 MOD - Modification to the Drain Ditch within
Trolley Square Subdivision - Coulter Properties LLC with the site specific and
standard conditions of approval set forth in the staff report with the following
modifications to the site specific conditions of approval:
Site specific condition #3 shall have the last sentence revised as follows: Revised
landscape plan shall be reviewed and approved by the Design Review Board as an
unfinished business item prior to the City Clerk signing the final plat.
Site specific condition #4 shall have the last sentence revised as follows: Revised
landscape plan shall be reviewed by the Design Review Board as an unfinished
business item prior to City Clerk signing the final plat.
Site specific condition #6 shall read as follows: The applicant is required to provide
a revised landscape plan outlining all changes associated with the landscaping and
reflecting the design that has been approved by the Army Corps of Engineers as
attached known as Revegetation Zone A, Revegetation Zone B with this site
application. Said plan shall be prepared by an individual knowledgeable in the
profession of landscape design or a licensed landscape architect. Said plan shall be
reviewed by staff and the Design Review Board as an unfinished business item prior
to the City Clerk signing the final plat.
Site specific condition #7 shall read as follows: The Design Review Board supports
the location of the ditch realignment as well as the landscaping approved by the
Army Corps of Engineers and recognizes the Army Corps of Engineers approval
supercedes that of the Eagle Design Review Board. The intent of having a revised
landscape plan brought back to the Design Review Board is to show full
representation of the ditch realignment and the landscaping that is done rather than
challenge the design approved by the Army Corps of Engineers.
Site specific condition #8 shall read as follows: The Design Review Board recognizes
the significant modifications that this ditch realignment proposed on the previously
approved development of this Trolley Square. The Design Review Board requests
that each individual lot that is brought before the Design Review Board reflect the
changes associated with the ditch realignment and represents those as part of each
individual lot application. The applicant is not required to provide a revised design
layout for the overall center unless so directed by City Council.
Site specific condition #9 shall read as follows: The applicant has indicated a
development agreement has been agreed upon between ACHD and the developer of
this property which conflicts in street profile with what was approved by the Eagle
Design Review Board and the City Council. The applicant is required to return to
ACHD to make amendments to the development to represent a street section profile
which shows a 5 ft. landscaping strip and a 5 ft. detached side walk as originally
approved in the Design Review application. The alignment of the road, curb and
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gutter are not affected by this modification. The Design Review Board recognizes
that in certain areas where the ditch parallels or is adjacent to Hill Road that a
detached sidewalk is not physically possible and would support the applicants
position in making an attached sidewalk in these particular areas. That sidewalk
layout should be reflected in the revised landscape plan that has been requested
under a pervious site specific condition.
Site specific condition #10 shall read as follows: The applicant shall provide the
Design Review Board with a profile and elevation of the proposed fence that
separates the sidewalk from the irrigation ditch as identified in the original
application. Said fencing shall be reviewed by staff and one member of the Design
Review Board prior to the City Clerk signing the final plat.
Seconded by Christensen. Discussion. ALL A YE...MOTION CARRIES.
3A. Minutes of November 15, 2001
Murray moves to approve the minutes with changes as noted. Seconded by
Howard. ALL A YE...MOTION CARRIES.
7. REPORTS:
A. Design Review Board Members: None
B. Council Liaison: Absent
C. Staff: None
8. ADJOURNMENT: Christensen moves to adjourn at 9:50. Seconded by Howard. ALL
A YE...MOTION CARRIES.
RESPECTFULLY SUBMITTED:
L
SHAR N K. MOORE
CITY CLERKffREAS URER
A TRANSCRIBABLE RECORD OF THIS MEETING IS A V AILABLE AT CITY HALL.
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CITY OF EAGLE
DESIGN REVIEW
PUBLIC HEARING SIGN -IN SHEET
Subject: DR -68-00 MOD — Common Area Landscaping within Banbury Meadows
Subdivision No. 5 — Banbury Meadows LLC
December 13, 2001- 6:00 P.M.
*****************************************************************:******
PLEASE PRINT LEGIBLY
NAME ADDRESS TELEPHONE PRO? CON?
CITY OF EAGLE
DESIGN REVIEW
PUBLIC HEARING SIGN -IN SHEET
Subject: DR -77-01 — Common area Landscaping within Addie's Corner Subdivision
— Northwest Development LLC
December 13, 2001- 6:00 P.M.
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NAME ADDRESS TELEPHONE PRO? CON?
CITY OF EAGLE
DESIGN REVIEW
PUBLIC HEARING SIGN -IN SHEET
Subject: DR -79-01 — Common Area Landscaping within Brookwood Subdivision
No. 5 — Aries Development LLC
December 13, 2001- 6:00 P.M.
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NAME ADDRESS TELEPHONE PRO? CON?
CITY OF EAGLE
DESIGN REVIEW
PUBLIC HEARING SIGN -IN SHEET
Subject: DR -78-01 — Common Area Landscaping, Clubhouse, and Restroom
Facility within Rivers End Subdivision — Howell -Kiser Development Group
December 13, 2001- 6:00 P.M.
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NAME ADDRESS TELEPHONE PRO? CON?
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Page 1 of 2
Barbara Cerda
From: "Eric McCullough" <
To: "Barbara Cerda"
Sent: Wednesday, December 12, 2001 6:45 PM
Subject: DR MEETING
Good morning Barb!
Here are some comments on tonight's applications.
5A -Banbury
-The note referencing 'the sod ends here'. Does not truly show where the sod ends. the sod should continue until
it meets a planter bed near the wall.
- All shrub material must be in defined planter beds not planted in the grass. Plan should show planter definition.
- Pond access road. Is it blocked off? Bollards, etc? Can it be? Should it be? Discussion note.
5B-Addie's Corner Subdivision
-Are street trees located in common area?
-At what time will the street trees be installed and by whom? Who will be responsible for future maintenance of
trees?
-What type of fencing to be installed on top of berm?
-Note number 6 on plan should reflect 18" of topsoil to be installed for planter beds. Not 12" of topsoil.
5C -Rivers End Subdivision
--At what time will the street trees be installed and by whom? Who will be responsible for future maintenance of
trees?
-Center island of cul-de-sacs to be crowned.(Center higher elevation than curbing). Proper drainage for plant
material. Note on plan should specify elevation and grade.
-Roof drainage on buildings?
-Plan looks good.
5D- Brookwood
-What is going on with contours on lots 88 and 87? Drainage troubles?
-Center island of cul-de-sacs to be crowned.(Center higher elevation than curbing). Proper drainage for plant
material. Note on plan should specify elevation and grade. (large island shows contours)
-Looks good
6A- Trolley Square
-Need to see new plan with new layout of paving, parking, sidewalks and buildings. Landscape can't be evaluated
without hardscape.
-Plant material suggested by corps for ditch bank is acceptable, but more plant material that has been approved
from the previous plan should be integrated into the new plan along the ditchbank as well. A typical section is not
acceptable. Each tree and shrub should be shown(riparian plants can be depicted as typical sections and on
center plantings). The new plan should be designed by someone knowledgeable in the field of Landscape design.
12/13/2001
1
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This will result in a plan with continuity throughout the site.
Page 2 of 2
12/13/2001