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Home My WebLink About021317 OTLRB Agenda £, In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, please contact the office of the City Clerk(951)694-6444. Notification 48 hours prior to a meeting will enable the City to make reasonable arrangements to ensure accessibility to that meeting (28 CFR 35.102.35.104 ADA Title II) AGENDA OLD TOWN TEMECULA LOCAL REVIEW BOARD GREAT OAK CONFERENCE ROOM 41000 MAIN STREET TEMECULA, CALIFORNIA February 13, 2017 — 9:00 a.m. CALL TO ORDER Roll Call: Board Members: Baimbridge, Blair, Moore, Puma, and Chairperson Malmstrom PUBLIC COMMENTS A total of 15 minutes is provided so members of the public may address the Board on items that are listed on the Agenda. Speakers are limited to three (3) minutes each. If you desire to speak to the Board about an item not on the Agenda, a green "Request to Speak" form may be filled out and filed with the Board Secretary. When you are called to speak, please come forward and state your name for the record. For all other agenda items a "Request to Speak" form may be filed with the Board Secretary prior to the Board addressing that item. There is a three (3) minute time limit for individual speakers. NOTICE TO THE PUBLIC All matter listed under Consent Calendar are considered to be routine and all will be enacted by one roll call vote. There will be no discussion of these items unless members of the Local Review Board request specific items to be removed from the Consent Calendar for separate action. CONSENT CALENDAR 1 Action Minutes RECOMMENDATION 1.1 Approve the Action Minutes of January 9, 2017 BOARD BUSINESS 2 Planning Application No. PA16-1 634,_a Maur -Modification to the Reliance Church Development Plan Modification (PA15-0583) to relocate buildings and parking and revise the elevations on the classroom/office_buildinps. Located on the south side of Santiago Road. approximately 725 feet west of Ynez Road at 29825 Santiago Road. Applicant: Brian Gridley 7179 Magnolia Avenue Riverside, CA 92504 Staff: Scott Cooper 3 Planning Application No. PA16-0270, a Development Plan application for a five- story, approximately 155,630 square foot hotel generally located along the south side of 3rd Street between Old Town Front Street and Mercedes Street. The hotel will contain 151 guest rooms. A parking structure will also be ronstnirted directly across 3rd Street. The parking structure will total approximately 99,227 square feet and contain approximately 1,654 square feet of ground floor commercial and 208 parking spaces that will provide the reguired parking for hotel guests. Applicant: Christopher Campbell Walt Allen Architects + Associates 28465 Old Town Front Street Temecula, CA 92590 Staff: Eric Jones BOARD MEMBERS REPORT DIRECTOR OF COMMUNITY DEVELOPMENT REPORT CODE ENFORCEMENT REPORT ADJOURNMENT Next regular meeting: March 13, 2017, 9:00 a.m., Great Oak Conference Room, City Hall, 41000 Main Street, Temecula, CA 92590 NOTICE TO THE PUBLIC: The agenda packet (including staff reports) will be available for viewing in the Main Reception area at the Temecula Civic Center (41000 Main Street, Temecula) after 4:00 p.m. the Friday before the Old Town Local Review Board Meeting. At that time, the packet may also be accessed on the City's website — TemeculaCA.aov. Any Supplemental material distributed to a majority of the Board regarding any item on the Agenda, after the posting of the Agenda, will be available for public review in the Main Reception area at the Temecula Civic Center (41000 Main Street, Temecula), 8:00 a.m. — 5:00 p.m.). In addition, such material will be made available on the City's website—TemeculaCA.go —and will be available for public review at the respective meeting. If you have any questions regarding any item of business on the Agenda for this meeting, please call the Community Development Department, (951) 694-6400. ITEM 1 ACTION MINUTES OLD TOWN TEMECULA LOCAL REVIEW BOARD GREAT OAK CONFERENCE ROOM 41000 MAIN STREET TEMECULA, CALIFORNIA January 9, 2017— 9:00 a.m. CALL TO ORDER Chair Moore called the meeting to order at 9:00 a.m. ROLL CALL: Present: Board Members: Blair, Malmstrom, Puma, and Chairperson Moore Absent: BAIMBRIDGE Staff Present: Director Watson, Principal Planner Fisk, Senior Planner Peters, Associate Planner Jones, Minutes Clerk Jacobo PUBLIC COMMENTS There were no requests to speak during public comments. CONSENT CALENDAR 1 Action Minutes RECOMMENDATION 1.1 Approve the Action Minutes of August 8, 2016 APPROVED 3-0-1-1; MOTION BY BOARD MEMBER BLAIR, SECOND BY BOARD MEMBER MALMSTROM, VOTE REFLECTED APPROVAL; BAIMBRIDGE ABSENT BOARD BUSINESS 2 Elect 2017 Chairperson and Vice Chairperson APPROVED 4-0-1, BOARD MEMBER MALMSTROM TO SERVE AS CHAIRPERSON; MOTION BY BLAIR, SECOND BY PUMA; BOARD MEMBER PUMA TO SERVE AS VICE CHAIR, MOTION BY MALMSTROM, SECOND BY BLAIR, VOICE VOTE REFLECTED APPROVAL; BAIMBRIDGE ABSENT 3 Planning Application No. PA15-1158, a Major Modification to allow for a phased revision of an existing structure that will include facade improvements, expansion of uses and a new structure. The new structure will total 3,808 square feet. The project is located at 28721 Old Town Front Street. APPROVED 4-0-1; MOTION BY BOARD MEMBER PUMA, SECOND BY BOARD MEMBER BLAIR; AYE VOTES BY BOARD MEMBERS BLAIR, PUMA, MALMSTROM, AND MOORE; VOTE REFLECTED APPROVAL; BAIMBRIDGE ABSENT Applicant: Christopher Campbell 28721 Old Town Front Street Temecula, CA 92590 Staff: Eric Jones BOARD MEMBERS REPORT DIRECTOR OF COMMUNITY DEVELOPMENT REPORT ADJOURNMENT The Old Town Temecula Local Review Board meeting was adjourned at 9:30 A.M., to the next regular meeting on February 13, 2017, 9:00 a.m., Great Oak Conference Room, City Hall, 41000 Main Street, Temecula, CA 92590 Laurie Malmstrom Luke Watson Chairperson, Old Town Local Review Board Director of Community Development 2 i ITEM 2 STAFF REPORT— PLANNING CITY OF TEMECULA OLD TOWN LOCAL REVIEW BOARD February 13, 2017 PLANNING APPLICATION NO. PA16-1634 Prepared by: Scott Cooper, Case Planner APPLICATION INFORMATION: APPLICANT: Brian Gridley PROPOSAL: A Major Modification to the Reliance Church Development Plan Modification (PA15-0583) to relocate buildings and parking and revise the elevations on the classroom/office buildings. LOCATION: Generally located on the south side of Santiago Road, approximately 725 feet west of Ynez Road at 29825 Santiago Road EXISTING ZONING: Rancho Highlands Specific Plan (SP) SURROUNDING ZONING: North: Rancho Highlands Specific Plan (SP) / Medium Density Residential South: Very Low Density Residential (VL) East: Rancho Highlands Specific Plan (SP) / Low Density Residential West: Rancho Highlands Specific Plan (SP) / Low Density Residential GENERAL PLAN DESIGNATION: Very Low Residential (VL) EXISTING LAND USE: Existing School, Parking Lot, and Mercedes/Pujol Schoolhouse SURROUNDING LAND USES: North: Santiago Road and Single-Family Residential / Low Medium Residential (LM) South: Single-Family Residential /Very Low Residential (VL) East: Private Education Facility/Very Low Residential (VL) West: Religious Facility/Very Low Residential (VL) BACKGROUND On December 6, 2016, Brian Gridley submitted Planning Application PA16-1634, a Major Modification to the Reliance Church Development Plan Modification (PA15-0583) to relocate buildings and parking and revise the architecture on the classroom/office buildings. The previous Development Plan Modification, PA15-0583, to construct a sanctuary, classrooms, and an administration building, was brought to the Old Town Local Review Board on August 10, 2015, at which time it was determined that the schoolhouse's historic architecture and local X:\Planning\2016\PA16-1634 Reliance Church M0D\Planning\0TLRl3\0TLRl3 Staff Report.doc historic context would be maintained with the development of the project. PA15-0583 was approved at the November 18, 2015 Planning Commission Hearing. ANALYSIS Mercedes/Pujol Schoolhouse The Mercedes/Pujol Schoolhouse is a Designated Historic Structure built in approximately 1889. Although the proposed project will not result in changes to the schoolhouse building, the Old Town Specific Plan requires that for historic structures located outside of Old Town Temecula, the Old Town Local Review Board shall utilize the best available information related to the architectural style of the historic structure to maintain the integrity of existing historic architecture, as well as preserve its local historic context. Originally located where the Temecula Valley Museum stands today, the building was moved twice, the last time (in 1986) to 29825 Santiago Road. Although not the first school in the Temecula area, it served as the first school actually built in Old Town. For many years, beginning in 1915, the school house served as the only Protestant church in Temecula. It is now owned by Reliance Church. Architecture The architectural design of the Reliance Church sanctuary allows the Mercedes/Pujol schoolhouse to maintain its architectural integrity. By not integrating the existing schoolhouse into the design of the sanctuary, the schoolhouse stands on its own and is not lost within the architectural design of the sanctuary. Furthermore, with this proposed modification the sanctuary would be located approximately 72-feet further back from the property line on the project site allowing the existing schoolhouse to truly stand out when viewed from Santiago Road. The sanctuary architecture, which has not changed since the previous approval, incorporates reclaimed wood siding (gray barnwood and brown barnwood), standing seam metal roofing, hardie plank lap siding, stucco, and faux windows. The classrooms, administration offices, and bookstore building (later phases) are located on the middle portion of the property and are not visible from Santiago Road. These buildings will incorporate reclaimed wood siding, stucco, standing seam roofing, and hardie plank lap siding. RECOMMENDATION Staff has determined that the proposed architecture of Reliance Church maintains the integrity of the existing historic Mercedes/Pujol Schoolhouse architecture. Staff is requesting that the Old Town Local Review Board review, provide comments, and recommend that the project be approved. ATTACHMENTS Aerial Map Plan Reductions X:\Planning\2016\PA16-1634 Reliance Church MOD\Planning\OTLRB\OTLRB Staff Report.doc AERIAL MAP Cit of Temecula I Project site C' i r � U _ — 0 0 c V w 7. b r NORTHGATEAV �o a� .o .f IM SANTIAGO RD � k ' _ Project Site LL Y AWW1 . r1 I fr i n 0 125 250 500 Feet This map was made by the City of Temecula Geographic Information System.. The map is derived from base data produced by the Riverside County Assessor's Department and the Transportation and Land Management Agency of Riverside County.The City of Temecula assumes no warranty or legal responsibility for the information contained on this map.Data and information represented on this map are subject to update and modification.The Geographic Information System and other sources should be queried for the most current information. This map is not for reprint or resale. PLAN REDUCTIONS AND PREVIOUSLY APPROVED PLANS Major Modification PAI6-1634 jll � � �� I I ` • -� } l}�L w. -,.o.wa,N..a...,. � aw.n.w. I ' 4 ---------- LIT- AUG—WE - -- • ° r•'-' � } •`� PARRINR ANALYRib �a .w .-�� I 1i } �R LaY ■LFJ`N I— P� •J �� 'ar.��..n. .v.x.br... a_ • -- - cup-1 • eu,p S:u P" Q R E L t A N C E RELIANCE CHURCH 29825 SANTIAGO ROAD,TEMECULA Previously Approved Plans ----------------- AWL WL --==-^Y'_ -- WL- QRELIANCE _ Cey.u�XMtiL S;x� P&►. ..,. RELIANCE CHURCH 29825 SANTIAGO ROAD,TEMECULA Major Modification PA16-1634 5 I I f rr ien"aPrc�es ♦ R — - g 51 PARKING 1 5, mcceaal r. RRWm Rwu.rWe 777 I 4 5 _ a CUP-2 wft'n pow ' PL44. Q R E U T A N C E RELIANCE CHURCH 29825 SANTIAGO ROAD,TEMECULA Previously Approved Plans , ti I � ------ --- n»on a0' I =+ O ----------- —`—' APF-NO.PA-563 7 CUP-2 ()RELIANCE W� P" , PLA4- TR RELIANCE CAURCII 29825 SANTIAGO ROAD,TEh1ECULA r— FT — — — — — — — — — — — — — — — i e!7. i r .. •o CUP-3 O R E L I A N C E RELIANCE CHURCH 29825 SANTIAGO ROAD,TEMECULA u CUP-4 {R E L I A N C E RELIANCE CHURCH 29825 SANTIAGO ROAD,TEMECULA ma 11 CALORS&MATERU SLEGEND G o o 07 pM"e►9vATwX = CUP-5 Q R E L I A N C E RELIANCE CHURCH 29825 SANTIAGO ROAD,TEMECULA o a YY It. �I a V L7 � w u u o ■ a e o u ■ ■ a s o ■ o lJ1r" V O.. o a O .'. IIlIlf IIlIlI ii 11I1I1 III11iF. ##l1l1 i11AAIIII111111i1I1Iff 1111 1111II 1IIIIiII.i111.`1`I1I i1Yii III11cr`l {i}11tt 111 1.I, 1( ! a _. _ III�I�l II1��11�1III I��IIEIyI11E�11��1�111l�l��7��39d��l�l�l�Il��"I,•is,�1lI1(i4�1�'. 0 0 0 o fl o o o o ea a al fl a a s o v a ! 29825 SANTIAGO ROAD, i,PARTUL$ITE CROSS SEMOR P win q y - /:�BUL�OIiW SECTION TRRU EQUIPMENT WELL CUP-7 • $<.:.f�1';s.� C� Sum 9G � �R d Q R E L I A N C E RELIANCE CHURCH 29825 SANTIAGO ROAD,TEMECULA i EZ � . I -u V� v SEf.'d1Y FIAOR-PX�SE Z :�EP.COiR!FLOOR.PRISE 3 --� ow..00e• wwww�o c..cruwrw m aTMFLOWl•ERNE2 ' (=�EIHELFJA9R-YJ14SR.3 \` cup-9 F Com. Fll-n pts. 4 Q R E L I AN C E RELIANCE CHURCH 29825 SANTIAGO ROAD,TEMECULA Major Modification PA16- 634 �^,,nS5163 RGI�I_EL0WIW1�. --�b9V'fRl ELEVA71aW -'^Fxm61 WEN ELFVhiWlt_—_. (y AMSE 7 EA9'f ELlYa710W ('j%"WE 3 EAST.ELLV&WM _ rl MIME 8 Wlsi EleYl171oM c OR$&wCrEtiW.s LEc f �3_NGRAIFA.EYLIFJRSI �P6NAa€350UTII£LENA.TI9W — ,,•�•�•^ F E C om. Elu�.�UO" ... ,a CUP-10 Q R E L I A N C E RELIANCE CHURCH 29825 SANTIAGO ROAD,TEMECULA PreviouslyApproved 0 0 0 o j a Mimi v o oi agm n n o o d n 1 ��r�rr�i>ti�ir��• T-� Q @Mi-----_ __ L= � i - LSO M 11 Z REL[ANCE CHURCH SANTIAGO29825 ROAD, a Previously Approved Plans Di xm�jj 711: �j7j Di aj MI*�' . (.1 WEST ELEVATON /.1EA5TELE5VATION COLOn WTEPAALS LEGEND SOUTH ELEVATION LI P-9 ORELIANCE TR gnGROUP RELIANCE CHURCH 29825 SANTIAGO ROAD,TEMECULA .Q- -fl�o, /1 RERR ELEVATION (.1 FRONT ELEVATION LJ �C�SIDE ELEVRTIO� Iw'_- ____ � � �® K ,�-m.o<, ,.I' '•�I I -1..P i i 1 1 I 1 COLORS&MATERIALS LEGEND - ssuw.:.xrwr 14iu.m oma. � am SSTRIAW ENTRY SIDE ELEVATIGN CUP-11 T Erb Pt-4- R E L I A N C E RELIANCE CHURCH 29825 SANTIAGO ROAD,TEMECULA _�fi� ��• � �fly ..evm,rm.¢remruaw A.. i .�y fauna Le Lantl pN�i(ect � .�,.,._.... CUP-13 [R E L I A N C E RELIANCE CHURCH 29825 SANTIAGO ROAD,TEMECULA ITEM 3 STAFF REPORT— PLANNING CITY OF TEMECULA OLD TOWN LOCAL REVIEW BOARD February 13, 2017 PLANNING APPLICATION NO. PA16-0270 Prepared by: Eric Jones, Project Planner APPLICATION INFORMATION: APPLICANT: Chris Campbell, Walter R. Allen Architect + Associates PROPOSAL: A Development Plan application for a five-story, approximately 155,630 square foot hotel generally located along the south side of 3rd Street between Old Town Front Street and Mercedes Street. The hotel will contain 151 guest rooms. A parking structure will also be constructed directly across 3rd Street. The parking structure will total approximately 99,227 square feet and contain approximately 1,654 square feet of ground floor commercial and 208 parking spaces that will provide the required parking for hotel guests. LOCATION: The hotel is generally located on the south side of 3rd Street, east of Old Town Front Street. The parking garage is located on the north side of 3`' Sheet. EXISTING ZONING: Downtown Core (DTC) SURROUNDING ZONING: North: Downtown Core (DTC) South: Downtown Core (DTC) East: Parking Garage - Downtown Core (DTC), Hotel — Civic (CV) West: Downtown Core (DTC) GENERAL PLAN DESIGNATION: Specific Plan Implementation (SPI) EXISTING LAND USE: Existing Commercial Uses (hotel site)/Vacant Lots (parking structure) SURROUNDING LAND North: Existing Commercial Uses USES: South: Existing Commercial Uses East: Existing Commercial Uses West: Existing Commercial Uses BACKGROUND On February 18, 2016, Chris Campbell, representing Walter R. Allen Architect + Associates, submitted Planning Application PA16-0270, a Development Plan application within the Downtown Core District (DTC) of the Old Town Specific Plan (OTSP). The project will allow for the creation of a five story, 155,630 square foot hotel along the south side of 3rd Street between X:\Planning\2016\PA16-0270 Truax Hotel\Planning\Old Town Local Review Board\OTLRB Staff Report Truax Hotel.doc Old Town Front Street and Mercedes Street. A 208 space, 50 foot high parking garage will be located on the north side of 3rd street directly across from the main entrance to the hotel. The project is located within the Downtown Core district of the OTSP and, as proposed, does not meet the standards of this district. However, the Old Town Specific Plan contains a hotel overlay area located to the south of the project site that, if adjusted to cover the project site, can allow for the project. The overlay is designed to encourage the development of a hotel with conference facilities, restaurant and other guest services. These are some of the amenities that are proposed as part of the project. Furthermore, the overlay allows hotels to be constructed at a greater building height than other buildings (up to eight stories) in the underlying Downtown Core district. Staff is currently processing a Supplemental Environmental Impact Report to assess relocating a portion of this overlay to the project site. The project is in conformance with the requirements of the hotel overlay. The project will be reviewed by both Planning Commission and City Council subcommittees as part of the entitlement process. These meetings have not occurred as of this writing. The project will return to the Old Town Local Review Board for review and comment if significant revisions are requested by the subcommittees. ANALYSIS Site Plan The project is designed to provide active street frontages along Old Town Front Street and 3rd Street. This is accomplished by incorporating restaurant and retail space along these streets with multiple pedestrian access points. The hotel portion of the project is five stories and proposed to be located on the south side of 3rd Street between Old Town Front Street to Mercedes Street. The western portion of the project, located on the ground floor, will contain retail and/or restaurant space. Outdoor dining can be included in this area if a restaurant occupies the space. Multiple pedestrian entrances are provided. Adjacent to the east of this area is the main vehicular access point to the project. This access will be located midblock and consist of a pick-up and drop-off area covered by a porte cochere. Finally, a retail area is located to the east of the pick-up and drop-off area along Mercedes Street. The southern side of the project site will feature a walkway with landscaping and decorative paving. These features will add a pedestrian scale between the project site and existing building, as well as future development to the south. Internally the hotel will feature a lounge courtyard and a dining courtyard. The parking structure is proposed to provide 208 parking spaces at a height of 50 feet. The structure will provide the required parking for hotel guests. This structure is proposed to be located on the north side of 3`d Street. Main vehicular access to this structure will be located along 3rd Street. Additional access is provided along an alley behind the structure. The applicant also proposes to include two retail suites on the ground level of the parking structure along 3rd Street. The Specific Plan establishes allowable frontage types appropriate for a vibrant public realm. The DTC district allows the following frontage types: Shop Front, Arcade, Gallery, Two-Story Gallery, and Forecourt. The proposed project incorporates a combination of the Gallery, Forecourt, and two-story Gallery frontage types for the structures. The building meets all design requirements and standards, including building height, size, and massing for this type. The application is consistent with the OTSP and has proposed an effective design to create a vibrant streetscape. Architecture X:\P1anning\2016\PA16-0270 Truax Hotel\Planning\Old Town Local Review Board\OTLRB Staff Report Truax Hotel.doc The architectural design of the building is consistent with the OTSP. The hotel is designed to look as though it was constructed over time. This structure incorporates the Mission Revival and American Mercantile architectural styles allowed by the Specific Plan and the project incorporates colors from the Sherwin Williams Preservation Palette (or similar). The American Mercantile sections include parapet walls with articulated cornices, vertical oriented windows with decorative pediments, brick fagade, and display windows with transoms. The Mission Revival sections of the project include clay tile roofs, wrought iron detailing, and windows with recessed openings. Landscaping London Plane trees (36 inch box) will be planted on 3rd Street and Liquid Amber trees (36 inch box) will be located along Old Town Front Street. These trees will incorporate the tree grate specified in the OTSP and are in conformance with the Specific Plan. RECOMMENDATION Staff has determined that the proposed project will be in conformance with the OTSP if approval is obtained through City Council to relocate a portion of the Hotel Overlay to the project site. Staff is requesting that the Old Town Local Review Board review, provide comments, and recommend that the project be approved. ATTACHMENTS Plan Reductions X:\Planning\2016\PA16-0270 Truax Hotel\Planning\Old Town Local Review Board\OTLRB Staff Report Truax Hotel.doc qR BouLi' que Hotel � a 28690 Old Town Front Street Temecula, CA 92590 o = [till ° Temecula Hotel Partners LLC a Truax Development PR-T COWACIS M6PLEDE9 STREET it _ +�.m,. wweorarsa..n„rrwr-�sn mw.n.m.x.m ill af 11 EE ITISM EE ro 00 Root TO DMVWM 9°lD°U Cj p ,.,�...,. ....,...,,. 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UM w a M s t - 4 � - r� r' i I. 9 s�11 r a, FRONT ST.ELEVATION WESTERN %w w-� Amr wt- M[R(',k'4 t-MI-:R('AN I It L S I Yl-L.I ACADL XV1 I I I UA I I I-RY FRON L4c Il. I MERCANTILELE THIRD ST.ELEVATION ..,_ NEW MISSION REVIVAL MERCANTILE MERCANTILE MISSION REVIVAL r T t' MIN ' flak 'ale I�c7RL�:��1'R1 !AY't141URY�7,AI1 I:IdI' MERCEDES ST:ELEVATION UAI 11,RY FRON I AGI: FRi IN I A2 ll-. LRON 1 A O L 40 ENV S11SS10\RlAIUAI Sln-L PAC.A hI f ri^i )Y'I'I'll GAI LLI2Y FRON IAi;I STYLES&FRONTAGES HOTEL TN[RD ST.ELEVATION MERCANTILE Igo MERCANTILE 1 n GALLERY FRON'IAGE STYLES & FRONTAGES PARKING GARAGE :F-�- -r.y THIRD ST.ELEVATION MERCANTILE Brick pilaster with Articulated parapet concrete cap wall and cornice Articulated window surromul Brick facade ge display windows 3 STYLE ELEMENTS PARKING GARAGE Vertically oriented windoA- s Parapet walk with articulated cornice with decorative pediment l� 3�« _. . -- Y ^c r 77 Metal columns with Ont:tory_allery srone lase Mercantile Sryle Elements Front Street Wrought iron ' Clay rile root =� window grilles and .. - * balcony railings t AWT _. Windows with recessed openings 111 1 �4 iaL U1 a ery wit are .:openings rhe ywinc ows —and covered walkway MISSION REVIVAL STYLE ELEMENTS Mercedes Street REv�sE0 a4 tsa ramm� Li 91RBE MT -� TANUS ACERIFOLLA'BLOODOODD'LIQU—SER SttRACIEWA PDOOCARPUS GRACIUgx PNOExIx MCIYLIFERA WASBINGiONN ROBUSTA ¢3 5p PHORMIUN t'PURPUREANANDINA DOMESTICA JUNIPERUS C.'BLUE SPIRAy' LIGUSTRUMICI'TENANUM' E � pSTeL BNLpS ` • LAVANDU 5.'BTTO DUAST PITi05PGRUM T.'WNEELERI' REMERD—LIS HtBRIpS cROUNOCwfR ROSE l � i 44��11 II YY MEN :eooa � k :nova a>o �1. ;a vv a � EIEBB REPENB TRACNELOSPERMOM.utSMINDIDES DIST-BDGGIxITDRIA WISTERIA BINEx:Is Li p {:000a :aeon l Immo vo _ Eao®n T �a .f E—w Buaolw ILD TOWN FRWr STREM ama.z—ie Vi a SHEET GROUND LEVEL PRELIMINARY PLANTING PLAN j z8e" OB ANN0. 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