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Home My WebLink AboutRecently Completed Projects CITY OF DUBLIN AGENDA STATEMENT Planning Commission Meeting Date: February 3, 1986 SUBJECT: Recently Completed Projects EXHIBITS ATTACHED: 1 ) 2 ) Checklist Chart and Reductions RECOMMENDATION: If Review and comment FINANCIAL STATEMENT: None DESCRIPTION: Since the City incorporated and began providing services in February, 1982, a number of projects have been completed within the City. Most of the proj ects were reviewed and processed by the City, typically with a Site Development Review (SDR) application. The SDR's considered the precise designs of the projects, including 1) site planning, 2) architecture, 3) landscaping, and 4) grading. Now that a number of projects have been constructed, the Staff and Planning Commission can see how they actually turned out. In reviewing the projects, the Staff and Planning Commission need to keep in mind that "site planning" is the art and science of arranging the external physical uses of the land. It involves a considerable amount of technical and professional judgement, while at the same time limiting the amount of personal preference as much as possible. There are several very good checklists available to help design, such as "A Developer's Handbook", prepared by (Oregon) and the Santa Rosa "Design Review policies". California Cities' "Planning Commission Handbook", also Plan, Landscaping, and Architecture Review Checklist. checklist have been provided to the Planning Commission. review a project's Mul tnomah County The League of contains a Site Copies of the It would be desirable for the Planning Commission to visit several of the sites, walking around and through the projects if possible. The Planning Commission should pay particular attention to specific desirable features as well as concerns. It may be helpful for the Planning Commission to use the checklists to indicate the "good" and "poor" features (or "likes" and "dislikes") of the final projects. At the Planning Commission meeting, the Staff will have various plans and photographs available to help review the various projects. ----------------------------------------------------------------- ITEM NO. s. ~ COPIES TO: 1 NAME: DATE: PROJECT: Site Plan, Landscaping, and Architecture Review Checklist What should you look for when reviewing landscaping, architecture and site plans? What do the plans really show? A. Review Procedure for Commissioners 1. Take a preliminary look at the plans. Wall-size drawings are available at the commission field trip and meeting and, when possible. the staff report contains reductions of these drawings. 2, Visit the site and check it against the plans. 3. Review the plans (with or without the staff report-recommendations). 4. Note areas of concern as well as positive features and possible con- ditions for approval. S, What to Look for When Reviewing a Set of Plans - at First Glance The following is a list of steps which, when followed, will give a reviewer a basic understanding of a project in a short amount of time. 1. Check the scale of the plans. Are they drawn at 1/4" = 1 '0" or 1/8" = 1 'O"? A good way to get a sense of how large is a building or lot is to draw in a person (next to a building) and a car (on the site plan). 2. Look at the contours - both existing and proposed. Sections through the site should be required of projects which have slopes which exceed 5' in 100', An outline of the building should be drawn in. How much grading is proposed? Make sure the finish floor elevations and parking lot finished grades are not so high that buffers such as landscaping are ineffective. 3, Locate existing trees, Are they to be removed? Can and should they be saved? 4. Locate adjacent buildings - both on- and off-site. Is there any rela- tionship between them, Le" pedestrian walks, window-to-window vis- ual contact, noisy areas adjacent to quiet areas, shadows cast over plazas, etc.? 5, Check the circulation pattern for (a) cars, (b) delivery vehicles, (e) pedestrians. and (d) bicycles. Are there points of conflict, e.g., no walkways causing people to walk through areas or between cars? 6. Locate the landscaped areas, Do they do anything - recognize the climate, soften the building, break up the expansiveness of parking areas? Are the planters large enough to accommodate desirable amounts of landscaping? 7. Check the parking layout. Do aisles relate well to entry-exit points, is there a logical pattern for cars to follow, are tire stops provided and is there sufficient landscaping to screen the parking from view or to break up the sea of asphalt? 8. Are there any views from the site or of the site which should be pre- served? Have they been preserved? (Remember to place yourself on the ground to make the analysis.) 9. Are there any "environmental" concerns that the project should ad- dress, e,g., noise (on- and off-site), drainage (flooding), traffic, energy conservation (look at the location of windows and landscaping)? 10. What is likely to happen on adjacent undeveloped property? 11. If it is a phased project, make sure that the first phase will stand bYATTACHMENT itself because of the possibility of the next phase never being constructed. :I 3 7, Landscaping a. What is the visual value of the existing vegetation? b. Does the proposed landscaping recognize the climate and local plant diseases? c, Are there maintenance problems? d. Is an appropriate irrigation system proposed? e. Are plants large enough and are they to be planted close together enough to create a landscaped feeling? f, Does the landscaping complement or hide the architecture? g, Does the landscaping break up and shade the parking areas? h. Are transformers, air conditioning units screened from view? i. Are street trees provided? j. Is it conducive to energy efficiency and solar access? 8. Signing a. Are sufficient directional signs provided? b. Do the advertising and project identification signs complement the architecture of the project? c. How are signs to be illuminated? d. Will there be motion on the signs, or will the lights blink or "move"? 9. Architecture - 3-Dimensional Analysis a. Massing of buildings, land forms and vegetation b, Bulk of building(s) - scale and relationship to adjacent buildings c. Height of building(s) - relative to themselves and adjacent developments d. Roof design - does it add to the building and does it screen mechanical equipment? e. Form of building - is it consistent and/or interesting? Look at the building as if you were standing (1) near it and (2) some distance away from it. Remember to check topographic characteristics of the area - hills, valleys. 10. Architecture Details a. Consistent style on all elevations b. Compatible use of materials, colors, roof lines, height of structures c. Relationship to adjacent structures d. Relationship to topography Source: League of California Cities - Planning Commission Handbook NAME: DATE: PROJECT: Site Plan, Landscaping, and Architecture Review Checklist 1 What should you look for when reviewing landscaping, architecture and site plans? What do the plans really show? A. Review Procedure for Commissioners 1. Take a preliminary look at the plans. Wall-size drawings are available at the commission field trip and meeting and, when possible, the staff report contains reductions of these drawings. 2. Visit the site and check it against the plans. 3, Review the plans (with or without the staff report-recommendations). 4. Note areas of concern as well as positive features and possible con- ditions for approval. B, What to Look for When Reviewing a Set of Plans - at First Glance The following is a list of steps which, when followed, will give a reviewer a basic understanding of a project in a short amount of time. 1. Check the scale of the plans. Are they drawn at 1/4" = 1 '0" or 1/8" = 1 'O"? A good way to get a sense of how large is a building or lot is to draw in a person (next to a building) and a car (on the site plan), 2. Look at the contours - both existing and proposed, Sections through the site should be required of projects which have slopes which exceed 5' in 100'. An outline of the building should be drawn in. How much grading is proposed? Make sure the finish floor elevations and parking lot finished grades are not so high that buffers such as landscaping are ineffective. 3. Locate existing trees. Are they to be removed? Can and should they be saved? 4, Locate adjacent buildings - both on- and off-site. Is there any rela- tionship between them, i.e., pedestrian walks, window-to-window vis- ual contact, noisy areas adjacent to quiet areas, shadows cast over plazas, etc,? 5, Check the circulation pattern for (a) cars, (b) delivery vehicles, (c) pedestrians, and (d) bicycles, Are there points of conflict, e.g., no walkways causing people to walk through areas or between cars? 6, Locate the landscaped areas, Do they do anything - recognize the climate, soften the building, break up the expansiveness of parking areas? Are the planters large enough to accommodate desirable amounts of landscaping? 7, Check the parking layout. Do aisles relate well to entry-exit points, is there a logical pattern for cars to follow, are tire stops provided and is there sufficient landscaping to screen the parking from view or to break up the sea of asphalt? 8. Are there any views from the site or of the site which should be pre- served? Have they been preserved? (Remember to place yourself on the ground to make the analysis,) 9. Are there any "environmental" concerns that the project should ad- dress, e.g" noise (on- and off-site), drainage (flooding), traffic, energy conservation (look at the location of windows and landscaping)? 10, What is likely to happen on adjacent undeveloped property? 11, If it is a phased project, make sure that the first phase will stand by itself because of the possibility of the next phase never being constructed. 2 C, General Review Concerns 1, Compatibility to surrounding uses - visual, acoustic, traffic, grading 2, Appropriateness of the design for the site - style, height, color, ex- terior lighting, landscaping 3. Compatibility of the design and site plan to existing and future on- and off-site uses - staging 4. Internal circulation - vehicular and pedestrian 5. Amount, size and arrangement of the landscaping and open space 6. Appropriate usage and retention of natural land forms and vegetation D. Detailed Design Considerations (Site Plan, Landscaping and Architecture) 1. Site Plan a. Is the site crowded - too much paving and building with too little landscaping, space between buildings, etc.? b, Do exterior spaces recognize climate, topography, views, the type of activities that are to take place in them? Are the exterior spaces "comfortable"? c. Are the setbacks sufficient? d. Uniformity vs, variety of spaces e. Does the site plan recognize the location of noise, traffic, wind and sun? f, Does the plan reflect the topography (existing or proposed)? 2. Use by Handicapped People a. Are parking spaces for handicapped people provided; are they conveniently located and appropriately signed? b. Are ramps (max. slope 1 in 10) provided? 3. Lighting a, Are night-lights provided? Are they aesthetically pleasing and appropriately located? b. Are walkways properly lit for safety reasons? c. Will lights shine on to adjacent properties? 4, Topography a. Does and should the project "work" with the existing topography? b. Are the proposed topographic changes aesthetically pleasing? c. Does the proposed grading blend with that on adjacent property? d, Might there be drainage problems? Where are ditches, swales and underground drainage systems? e, Can significant trees be saved by revising the grading around them? 5. Traffic a, Noise - proximity to building b. Are entry and exit points safe with good sight distance and ade- quate stack up space? c, Is adequate police and fire truck access provided? d, Does plan allow for service or emergency access, loading docks, any exterior storage, utility easements? 6, Solar Energy a. Lot/building orientation b. Architectural considerations c, Landscaping consideration 3 7, Landscaping a. What is the visual value of the existing vegetation? b. Does the proposed landscaping recognize the climate and local plant diseases? c. Are there maintenance problems? d. Is an appropriate irrigation system proposed? e, Are plants large enough and are they to be planted close together enough to create a landscaped feeling? f, Does the landscaping complement or hide the architecture? g. Does the landscaping break up and shade the parking areas? h, Are transformers, air conditioning units screened from view? i. Are street trees provided? j, Is it conducive to energy efficiency and solar access? 8. Signing a. Are sufficient directional signs provided? b, Do the advertising and project identification signs complement the architecture of the project? c. How are signs to be illuminated? d. Will there be motion on the signs, or will the lights blink or "move"? 9. Architecture - 3-Dimensional Analysis a. Massing of buildings, land forms and vegetation b. Bulk of building(s) - scale and relationship to adjacent buildings c. Height of bUilding(s) - relative to themselves and adjacent developments d. Roof design - does it add to the building and does it screen mechanical equipment? e. Form of building - is it consistent and/or interesting? Look at the building as if you were standing (1) near it and (2) some distance away from it. Remember to check topographic characteristics of the area - hills, valleys, 10. Architecture Details a. Consistent style on all elevations b. Compatible use of materials, colors, roof lines, height of structures c. Relationship to adjacent structures d. 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TOWNUousa NO.POfl1JC)H,OF TttE8E OUIOH' 011 ~ "",: TO IE RE~ED, ~ COPIED OA,~ TO A TIMO PAATY WJT)IOll'T FIM' OIITAHtfO THE Iill~ WAn;TiN,1lIlJWlMION Of' IIIeD ilIOLTZ 011 RED MOlTZ AND AIISOCIAT1!1 Si I' ..~ 1= -: ~ I i I a::r.. -- 7 \..4 , ! C3' -p ~ '" m f' 11I10 MOLTZ AND RED MOlTZ AND ASSOCPoTI!SIIIESI!flVI!'" OR "S COIIMOHLAW COlOYRIGHT TO THE PflI!.L.IIIHARY AND OR FINAL DESIGN CONTt:NT AND THE use: ~ SAME WIT_ THESE DIlAWINGS Oft PLANS WOOD SHAKE ROOFING II' I! .~ I: II: I I I i REAR VIEW -- . BRICK VENEER SIDE PROFILE BARRATT ARBOR CREEK DUBLIN QQ"QQMtNtUM 3 NO PORTION OF THESE DESIGNS OR f't.AHS ARE TO BE REPRODUCED, CHANGED, COPEDOfI ASSIGNED TO A THIRD PA.RTY WITHOUT FlReT OBTAINWQ THE EKPflUS WJ\lTTUt PEAMlSs.oH Of JlEO MOLTZ OR REO MOlTZ AND ....SOCIATU ~ BARRATT ARBOR CREEK - DUBLIN SIDE PROFILE t ~ ~ ....~'.. 1"l'U mro:J:- HUl >-:irtCXl tljf-'.W <: I 'U III 0 t"'1-'~ :J:- tv Ztlj ::s rt ro ~ '0 ~ f-" Ul ro Ul -- 1,'fT'.' :~:.~::;..~. .-',' Jt..___ , 11: I.'"'.' 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'. ~.. ,", ... ;- ~, . \ ;:/ .J .. 5:ITE-~"" Pl.:'~'KJ"-.'" - . ~-:-: 11.& 1.cr:----~ hlo:iE-/Q ,", ' " ..--.. , . ", \, CUf<.C:;&; 'GuTTEI/.S~-A.;e;-P"'VII.Ja.,0f>PEG6, , CATCH' e.M>1\.J~, GAAQI\.JGo" " .:",,,,,t..;';'.Ql..J...ECTJO\.r'/Q't'5T'EI-1:~, c..1Vlt.. :DIIK7S,. ,'---- z..::'CU5tb',I1.ADIUS";':t.'"O .:;U.O.I,J;,~:~___' :,::'"..' '---"-.-'" ;;'.: ':WAU'.",-,o' 2SCErve;.: 'l-161-f1-'f>200i"'of" F'II.,JI"""'-- U.a.Io.l' " ._6ee-:,I.AIo-JDGCAPe.' pwCh..:t.J.bo.. " 4-.- c'e.eE'::-,l:l"..eCT.-,.. owe:.c..' FOIZ.. <;,rre \,..1&HTrI-JG. // / ..~ . /' -.. ..-G.u ~5T II HI ~ , S-844 & V-8269 Amador Plaza Assoc. -ELEVATIONS :P' iJ) tt:1 !3 I t-< III Xl tt:1 P. -l'> <: 0 -l'> :P' 1-1 ':;<~/l rj I/O H 'U . .:i 0 I--' <: " ,." . Z III I CJl N CO " III N 0'\ :P' ~ Ul Ul .-... 0 0 . , ~ ", ,: "~; " :'~ :;,';1j~~.'~ . . ~ , .; ~.' ,,~ ,d'~~~'\~~t~~ \. '; :.~"~~~~>'.\},~:~1~i~:~~ '" .1 "~' i. r ~,,,;-l'''~ 1 ."'=P '. ," ' '.' ~:.., t~ ~;lt:.:tC; , i. (~,. 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"'''L,.&:''' ~ -- e 6~t:. nON @ 5eCrtON ..l(-r-.:?" ........I.od. --------- ....~- .......,- ...... -- r- ;11 .r ~ j -- n_ =-~~ ~ NeST '1>....1...0. 'U ::0 o C-l t>:l (') >-'l . -...'" ('"" ~. . '. ' '''' 14.... l .-0 ...... ". NOF'-ltt ,-:- eAtCoT . .Ib-" 1'..0" -J&.....r~ --._-~-------..~-.-~_. ".---"- ~.-.-.-.......,. ---. --- ._-_.~..----~--_. ",' Zen ~z 1-0 0(- >1- wU .Jw WIll ~,f#ft+'~. ~ L.~ :I: I- :l 0( 0 U ::E z >- ~ -' III :I Il. :::> 0 0 00:: a:w ~-' 0 oen .. ili>- 0 a: a: ~:I: 0( N ~u 0( .J 0( :x:: ... U a: 0 ,. 0: ::E ;. < :I: en 'T .2- ."c:c:: II CCcaCl ~I ~~~rtl g;CI>= &'1 e=-a ~ e ~/ ~. tl U H ~ ~ ~ --, - ," " ) AGECOACH PROJECT STATISTICS - <) .. "!> 2 ,.. ~ ]0 '. ~ ~ \Il ~TAL"""I('N4'PACU: lUG ........ ... un "t ~ l'lIAlIlA,II.IACllt. Dl"'ITT' 14.1 O.U.~..C. ...'11,... A-,llIft... ..t."/.... C-UIl/I'A 0-1111'.'" fOT"L.OWfLLl"\I UNITS, ','.1'..1 '" ... ... "7/'" ... '" ::: ""IIIIIII\I""tlO, '.05:1 SITE PlAN AMADOR. LAKES o 40 eo DI.JBt..fi CALF~ ." " - "~ :...'~ L...r'U ,- _ ., ,'-.........'.,' AMAI/Of" VAL-L-~l' !::>oUl-t:::VA '" 0 ....."""'& fU'nM f\.h(.c..<p,.~ &.~.-...- - -~"......- ~_......,wo. .,....... _o,"~4"",. ~-.,,,,,. d- O () ~. ~) 5C [).;:-- = ~ , ~:r -rSS ~ z~ '^ fT:\~IT~ r~ti q]ITr~o"'" .JordcrlICasperI'M:xxinc:rlIDobson Arch~eclure Slruclural Engineering 3664 Grand Avenue, Oakland Callornia 946IQ Telephone 415183215466 ~ . I J I i ". . . .. 'i i~ Hp..~~"" ! ~ l.o"l- I -~i -;1 )-! .. ;:;:;: ()- .......~ -~ + " 1- < .. ~ ~ --" I J . ~~ I' "'~ J j ~ t - .c. , ..() ~-~ ~ z =t -< ~NORTH ~~,..tol-o" (,oI>.l... I. __ " -- " -- "'-- . -- ...... ~ ...... Ir..t-:t," "...". ...-... ~ ~U1.Jo. ~pU~ ~~~ .....~~ '~' ~'(/"T"~H~1 ...~~ ~l::'eI l.-lQd1~""""'~1"L..LL6o ~u....e:.,.. 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[J.., 'u r;;Jo-utrr-=TI{ NORTH ELEVATION 1118" : "-0' SOUTH ELEVATION 1/1'. : "-0' ~ ~ I ~ f - , ~ I - -C I -( I - J , j I . i i - """ 'i;' I I EAST ELEVATION 1110' : ,'-0' ___ 'l.!I\"'. ur ~~. "'.......( rANILIsIo9 ,.."'" ...,"'Ut1 ClJ ....... 'UJLL.t,* --'------r--~----r---------- "..I f 'i.'~t (I, 'i- . .... I': -?I~, !.~~t:! -~ -"""H ~1"1 ~. .,...." ",,,,,,,p. AL.U .., ....~il....T 4' ;;~ :;r:~:.'t. - '~ ~ -. TYPICAL SliCTION tl8" : "-0' .. l-==i =1 =1 BE~ORD PROPERTIES INC. PROPOSED BUILDING. TRINITY 4 ELEVATIONS AND SECTION -- ~ IIlr ~o~ '4 - ~ , 1:Y ~ z:. ~ <:. " -:'1,,:- ",::, ~. ,,"'^ LAN: / -'~:,'-':;~' ~',~~t: ---:;:_." ,- ,- I;' /;":::/. ;"i> ,,' I._ .~ ,;; I /1' J]l' l' 0', . _ I ~li . '.' ~"~' '~ "Z"..' , I "', 4:'~ i!!r<l,." , ~.", t.:",--:-::'ll,,: ;. "i v--1 "I ~~ " / '-<11 ,J/ ~~.. fotl>,. -': I ,. :----:----!- ;,' J ~ J' --... ...",~" , / -, .../ 7 i '.' ,.~ ~~~~~- - ----- e 0 IJ LEV f, " 0 \.~IO~Q.~ "~'. I ""''', L :;"'IflVC,""".~N:!.l:IC,lJI!._"u~AO.Z::i'_'i,_' l_~~.~~:.~~~'~~~; ~: DUe.LIN 'OITE PL.-AN rID ~ I'~ "~o" ,'--T\ y }i) ~ ~. ". -Co ~ c." i i =-~ =.=..'" "... ."..//,~/ ,///~/ " ,i'II,/' ,'- . 'I//~~ ' \ i~' / /' /' '/ / ~ " / / ',\",\ J. ~~lL:". ~_ .i:.: . ", , ~ t'>f~7~~ ~F -- ~" ~' ~'r.." .AOADlEAF~T1lEI!lTYPJ ,1,.,.,. .' ... ~., I }. \. :::.: 'r< ' \!"'- I~ ,- ~J'\ , LIQUOR BARN ~~~ DIRO ~~~~ THE TOTAL FOOD STORE ~ z.. ~ c.. We __ u... n".... _ H'" ". ... -:::-... ...... h C>-+<J _.MT ...,._........ fI,a.U0.4_) ::r::r:::ll~~~ . ~""... -- __/ ......"r""....._'""".. ~ (j' '- - - ,.., _" ,.,,_ ,'d_ ~. __ ______:';'~o;:'~,;_!'!~~_______________________=--:-------------------_____,_____________~~-I--- -~ t' " ' \ ',' , I '-" '~\' <'f'.' 'I',_~ ,-c',: ' (_ ,,,T_ Ale I"IMT.TO ........----t ~. .." 'll'" IIt.C:OOOC:'W.......TOM_ I\\~l~...-.-" ~Y, ' ~ I" \\\\~= ~" \ \ ,\' ,," , ,\ \ I J ~ SCAL.E: 1._ 2ft-f1' ,;-:,,,, ..' ~1l!J ~~ ~~ @,l!Ol w ~ a: g ~~Ia! ~O ~~ I> ~ ~.c o a!O ~ Ii --- -......- lTYP J . =-=- .-- ,-,_c.o._ .- -= -~. ',- . I'. , . --..~ . ........~e... ~-, 'I . ~L-__~ '" # ~ 'It z:. ~ <. tl1 ~~~ ~~ @S~~~ THE TOTAL FOOD STORE l~ ~' L NOTES ""&eo __2. -. ..~.... ""'-"'I'<T _.......r ....0 '-"""!> ........-- l) ~~::;~~...T~ ~....~:..:.~-. .) ~~~~~~~4~~~I~1~~~ ::..'=:~~;;':?::':;7:;;:: ::--:~ ":,::':;':':;~:'';'-''< '\ ------ ! ~ i I\~~\-'j';\ [.- '" \ \ .- ~~~l. ~ SCALE; 1...20'-0. '" ';-U> - -------------, ~.----- ./ ------~-----~----: ~' ..' ~~ ~~ 0\~ @.@iil w a: d ~ 0 ~ ;r I- CD ~ ~i ~ <0 ~O !!lu- ~;i! t- ~ I- ~c i 0 lilu ~ i ii -.",""", -...... .1 ~- "'-- 'j" ~"."' I" II .....~'U.....,..u.,'"'....,". ~6>l...T . '.,. """"". .........,.,..../ ,... .. "', ""\.4>11-. ""...,,,- I '. "', ,- .l,1 = ~,,-,..,".1 ._~-, .',.! I'-t..*;.':~:;''''''''''''l.'''''''''''' ~OUTH El-EVATION III~'.'!O" :,w~-......) '~h/ II.l""....C.I~ UoEO....,-' ~^~"!"~ "'/.""""<:<>'-011. ~ ~'7" ":~~L~Z~~'~"'~ ~~cr,._~~"~D,:~ """.... ( ~'::;:~i,F.;..:;..l a-'r- '" ~~~.=.,t ""P <."'-"""..~ -'...........,... -"h"."P""'~1' ........e.....,...... ......T.... w,,..... (..0......,.. ~' iip 'I' C!J (1 ',J "," 'r I..-~,.,.,"_...I I I ,_. . , ::,::;:::,.. .", i I' r ~;w-.::m~. l 1_"'~_".~>4~ ...:":'~ " , / -- - -- -- - 'f~_''''''''T ._..,....c,;: uo................ '- --'" <-.....,.........."'-' r ' 1- ,- , -" . --, --. ~ =- -~~.~~-~ d..~'n...'-.. '.~'Trrh....To<&.... -':'.'t.t'~.... "I__T~""""" :o.~a'..,;-;;~ lt~.~"l NORTH ELfVATION V'I~'" l!~' 4' ! ....,-. _I 1 I _.....T.....r............,._ -T~...1-T..._ EAST ",..M . I ~ ~. . t -~, . " .~- I .. - '" # ~ . ( ~ z. ~ <. '" 'J I ...,~,.".J -.tn.....".u>" , ,) ';'1 SOUTt.{ EL~1-.~ . Z < ~ ~ i I ;;\ ~l .71 ~~ Q" ~ --- -."1""""'" ________A:l~:___.__________________________________==______j _~_-"-'L"==~~~~..:'::t' -~~=~--""=-=~D~~~---~-~~~~T1 ~.~J, ~~~ ,~ ~~ I ....!?.-~IDD.e. r :/ . ~~------------------ ....., .~:::%L-==...H___~___:...lIIll..:___=~__'-' . . >- >- . J t ~~ . . . 1. .." -0' -..... - 0' ~ c" ~ :n~ jl) V\ I ! I EXler I 1lU)q, 1 I L__--l , , ....'II!;FdII e. ... 0 0_. ............~~ .~ .....,...-~ ." .~,.,..,..,......... .- --..,...~ ~,~r:.::-,lZ:.-.._ ---. -~....- -.-t'. -..--,. .. ~~-r_-~'" . .. ~~~~~.....-......-. . ""...,..~"",C"fOooW"'_"''''__ -- f"UIUf"&.,........-..~..~ I J / i -,..~..._. I i Il~ I{ _.IJ~ .'. ...... ....J.,,, .[7"',..... - --.-,-- ~, ---....- ~...... ...,... r "'1) I" ..~; ~ ~ e ~ A3: I ~ N t-I. e. w I.~... ~ ~ I l' C r- .... A N SCOTSMAN MANUPACTURINca CDRPORATIDN. ____.__o._n....__,..._ ---_.--- [~""""'~..............~~~:" [~~~- r~~) .....-""..........""'~.......~ --- [-~I [,...".f\-<OW ] ? I '1"1 ~ \ ( :;.!' . ,. __, \ 1/ ~1'~/' r~" ~~':::>"-'" ~--6~ ".-,,-- i -""!Ie -e -.......... .~!:t:...... ... i ~ ..._~Ofo"''''''' <J'~---~"; ~-6otI_..aJ'lt.,. ""\..8e._-,....e,. _...- "".....or- ~l,.,. t' . ......_a...~...Io.~, >, " '. li ~, , '1 '~ '" , .' ~ ..................... ' -L'.l ~_,.___,...,=' t ;;..t ll4:II'"...,....... ~ TREE STAKING DETAIL ~MI'" .,"NI'T.iIOPI"?-:ti!'_~.-~ ",.c,.,-,~... ~~ MJo.T """~_I ,,:~ 11O"O-~'."""Pe"""""""',,,,,,-.__~_ ~",,,.~.:>ol~ ;;.,1.:1....~."""J.(l<1l~.I.......G ~..........JI'I>(r~~,.~ t::r" '>....e'iUl'I' $~t:;.;,.ea..J'o..ilIr'l.e&&"I ..."",,~ ~I,_~I_". . C_~"'" ~ - r ~~~ ." ~ '.,., V- z ! 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