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Home My WebLink About2006-12-04 HPC PacketI I N 0 Heritage Preservation Commission Notice of Meeting Monday, December 4, 2006 The City of Stillwater Heritage Preservation Commission will meet on Monday, December 4, 2006, at 7 p m in the Training Room, 15t floor, of Stillwater City Hall, 216 North Fourth Street AGENDA 1 CALL TO ORDER 2 APPROVAL OF November 6, 2006 MINUTES 3 PUBLIC HEARINGS 3 01 Case No DR/06-13 Public hearing on Infill Design Review of revised plans in the Neighborhood Conservation District (RB, Two Family Residential District) located at 404 5th Street South Mark Willis and Greg Stokes, applicants 3 02 Case No DR/06-50 Public hearing on Infill Design Review in the Neighborhood Conservation District (RB, Two Family Residential District) located at 406 5th Street South Mark Willis and Greg Stokes, applicants 4 NEW BUSINESS 5 DESIGN REVIEWS 5 01 Case No DR/06- 51 Design review of a chimney located at 425 East Nelson Street (Dock Cafe) in the CBD, Central Business District Michael McGuire, applicant 6 OTHER BUSINESS 7 ADJOURN NOTE THE NOVEMBER AND DECEMBER HERTIAGE PRESERVATION MEETINGS WILL BE HELD IN THE TRAINING ROOM LOCATED ON THE 1ST FLOOR OF STILLWATER CITY HALL f 4 City of Stillwater Heritage Preservation Commission November 6 2006 Present Howard Lieberman Chairman Phil Eastwood Ken Harycki Jeff Johnson Larry Nelson Brent Peterson and Roger Tomten Others Planner Mike Pogge Absent Scott Zahren Mr Lieberman called the meeting to order at 7 p m Approval of minutes Mr Peterson seconded by Mr Nelson moved approval of the minutes of October 2 2006 Motion passed unanimously Case No DR/06-13 Infill design review of revised plans for a new home south of 303 W Olive St in the Neighborhood Conservation District Mark Willis and Greg Stokes applicant Mr Willis Mr Stokes and their architect Jeff Hayes were present Mr Lieberman opened the discussion by briefly reviewing the infill design guidelines noting that plans had previously been reviewed and approved by the Heritage Preservation Commission changes to those plans brought that matter back before the HPC Mr Lieberman also reviewed staff comments related to the design changes Changes included the proposed use of limestone on the front of the home changes to the style size and location of some of the windows and the addition of a privacy wall on the rear of the home Mr Pogge told the Commission that staff had discussed the privacy wall issue with the applicant and have decided to classify the structure as a wall extension rather than a fence so that proposed addition could be approved he said Mr Eastwood noted that infill design review requires a public hearing he suggested that the proposed changes are significant enough that another public hearing should be held Mr Harycki noted the Commission was split on the proposed design during the first review and public hearing and agreed that the changes should go back to the public for another hearing Mr Johnson spoke of the infill design guidelines noting that of paramount importance is looking at the immediate neighborhood for the use of similar materials proportions massing and setbacks Mr Johnson noted that the approved design did include some more contemporary elements but worked because it utilized traditional siding as well as the style and location of windows scale and roof pitch The proposed changes specifically the applied stone exterior and the revised windows do not work with the immediate neighborhood he said and moved to deny the proposed design Mr Johnson s motion to deny died for lack of a second Jeff Hayes stated that since reviewing staff comments the applicants had made the decision to return to the original window layout and style leaving the only remaining issue as the use of stone Mr Hayes said he thought the proposed stone St Croix limestone provided a richness to the texture and was more traditional reminiscent of the Federal style than the siding originally proposed Mr Hayes also noted that stone is not an alien material to historic neighborhoods he stated that the use of stone was an attempt to emphasize tradition Mr Willis suggested the use of stone provides a better delineation of the two masses of the home It also was noted that stone is planned to be used on the new home the companion home to be constructed on the adjacent lot 1r f City of Stillwater Heritage Preservation Commission November 6 2006 Mr Johnson suggested that the stone appears to be rising out of the ground and he noted that other design elements such as heavier headers and lintels that would support the use of stone were missing Mr Tomten said he thought the proposed changes were fairly minor and noted that the applicants were not trying to replicate a Victorian design but were taking into account the details of the surrounding neighborhood in elements such as massing and roof pitch Mr Johnson asked the applicants if the plans dated Nov 6 2006 superceded the plans in the agenda packet Mr Hayes reiterated that after reading staff comments the decision had been made to utilize double -hung windows and go back to the original layout Mr Johnson asked about siding on other elevations of the home Mr Hayes said the siding would be board and batten Mr Lieberman invited Mark Balay architect and neighboring resident to comment on the revised plans Mr Balay said he had no problem with the materials except details such as lintels and sills to make it appear like true masonry However Mr Balay suggested that it would be important that the public be aware of the proposed changes so the community would not lose faith in the HPC Mr Eastwood noted there are other design changes such as in the roof line between the two massings that would seem to be significant Mr Johnson agreed that the revisions result in a significant appearance change that the public should be provided a chance to comment on Mr Lieberman brought the discussion to a close by suggesting that the applicants be invited back to explain the revised design elements It was noted that there was sufficient time to schedule a public hearing for the Dec 4 HPC meeting The applicants asked for direction on what additional information they should provide Mr Johnson suggested that in addition to revised design elements the applicants should provide a floor plan and view of the extension of the wall plans for the neighboring structure garage and proposed trim colors Mr Lieberman moved to continue action on this case to the December 4 meeting as the HPC finds that the proposed design changes are substantial enough to warrant another public hearing with the applicant to provide updated design drawings for the Dec public hearing Mr Eastwood seconded the motion motion passed unanimously Other items Discussion of plans for properties in the Greeley Neighborhood 125 S Owens St 121 S Owens St and 109 S Owens St — A letter from John and Susanna Patterson 1018 W Olive St was included in the agenda packet The Patterson s and two other neighboring residents were present The neighbors voiced their fears that Heidi Rosebud owner of the properties and owner/operator of the Just for Me Spa and Stillwater Fitness Club ultimately intends to raze the entire block Suzanna Patterson noted that Ms Rosebud had received a permit to operate the house at 125 S Owens St as a Bed and Breakfast but has never utilized that permit Now she said Ms Rosebud has indicated she wants to remove the house and turn the space into a parking lot Ms Patterson noted the garage would have to be demolished to move the house to the location Ms Rosebud is proposing Ms Patterson further stated that Ms Rosebud is using the homes as party houses which has already changed the character of the neighborhood Mr Harycki noted there is a larger issue involved in this matter the issue of legitimizing existing businesses in residential neighborhoods Ms Rosebud has applied to rezone all of the properties listed above to commercial it was noted Mr Pogge noted that staff is not supportive 2 • City of Stillwater Heritage Preservation Commission November 6 2006 of the rezoning of these residential parcels but noted that the rezoning request is a process that has to be followed Mr Lieberman and Mr Johnson pointed out that the City s demolition ordinance prohibits the demolition of any structure over 50 years old Mr Johnson also noted the City has a B&B ordinance and suggested this matter seems to be a compliance issue for staff and City Council Mr Peterson noted that according to the ordinance there cannot be two B&Bs within 900 feet of each other Mr Pogge said Ms Rosebud is aware that she is not permitted to use the properties as short-term rentals and has now made application for the commercial rezoning Mr Lieberman noted that the B&B ordinance was intended to recognize the potential for the Toss of the City s historic homes and provide owners of those homes a financial incentive for maintaining the homes The ordinance was not intended to benefit a commercial enterprise he said as he spoke of his disgust at this instance of the B&B ordinance being circumvented Later there was a discussion of the HPC s role regarding B&Bs and Mr Lieberman emphasized that the HPC s role was not secondary to the Planning Commission Mr Eastwood suggested this is a matter for the Council and advised neighbors to attend all the public hearings related to the properties • The annual report to SHPO was included in the agenda packet Members commented that the report was well done • Mr Johnson noted that the City Council had just granted Municipal Consent to the design for the new river crossing a milestone in the process he said • There was a brief discussion regarding what constitutes design changes substantial enough to bring those changes back before the HPC Mr Lieberman suggested that any changes no matter how substantial should return to the HPC • Mr Tomten told members that a committee is working on proposals to conduct tours to Stillwater in conjunction with the National Trust Conference to take place in St Paul in 2007 He said Carolyn Phelps of the Historic Courthouse is spearheading an effort for a tour focusing on the lift bridge Mr Tomten said he is working on other possible tour ideas such as adding residential housing to historic commercial districts neighborhood infill design guidelines He asked members with other ideas or who are interested in being part of a tour or panel discussion to get in contact with him • Mr Eastwood raised the issue of the potential site for a new parking structure and questioned the location under consideration Mr Pogge noted that RFPs for the updated Comprehensive Plan and Downtown Plan are being issued in the near future Mr Lieberman asked why the HPC isn t involved in that process Mr Pogge said the HPC will be involved and represented on the committee that reviews/selects the RFPs Mr Johnson seconded by Mr Peterson moved to adjourn at 9 05 p m Motion passed unanimously Respectfully submitted Sharon Baker Recording Secretary 4 HPIA 0 M N t f C O 1 A Heritage Preservation Commission DATE APPLICANT REQUEST LOCATION COMPREHENSIVE ZONING HPC DATE REVIEWERS PREPARED BY November 30, 2006 CASE NO DR\06-13 Mark Willis and Greg Stokes Infill Design Review of new construction in the Neighborhood Conservation District 404 5th St S PLAN DISTRICT SFSL - Single Family Small Lot RB - Two Family December 4, 2006 Community Dev Director Michel Pogge, City Planner DISCUSSION The apphcants have submitted revised plans for a new home at 404 5th St S The Commission reviewed the revised plans at their November 6, 2006 meeting and requested that staff set a pubhc hearing on the proposed changes The proposed home is to be located on a lot that is 50' x 150' The footprint of the house is approximately 1,553 square feet This property is in the Neighborhood Conservation District (NCD) and is subject to the Stillwater Conservation District Design Guidelines EVALUATION OF REQUEST All mfill homes in the NCD are required to follow the NCD design guidelines These design guidelines serve as a common reference for all those involved in the process of new construction in the district includmg property owners, neighbors, residents, architects, designers, builders, city staff, and the commission The guidelines are intended to serve as a framework to guide the design process, while allowmg for mdividuahty and creativity m architectural design Twenty-seven guidelmes make up the NCD design manual These guidelmes cover three (3) general areas including Neighborhood and Streets, Building Site, and Architectural Detail The applicant has previously received approval from the Heritage Preservation Commission (HPC) for an inhll home at this site Staff has determined that the proposed 44045thStS Page 2 changes are of a nature substantial enough to require additional review by the HPC Since the project was previously approved by the HPC this review is being limited to those elements that have changed from the original submittal The location and mass of the house on the lot is not proposed to change from the origmal submittal At your November 6, 2006 meeting the Commission reviewed these changes along with additional revisions presented by the applicant at that meeting During that meeting the Commission requested staff set a public hearing concerning the changes for your December meeting The main changes to the design of the home mclude • Replacing the siding with limestone on the front portion of the home • Changing the style, size, and location of some of the windows Staff has concerns with the proposed changes related to the followmg guidelines Guideline #15 - Design and detail new construction as four-sided architecture - Architecture of mfill construction should be consistent on all sides The use of limestone on a portion of the home and horizontal sidmg on other portions fails to provide consistent materials on all sides of the budding Guideline #17 - Buildmg elements should be proportional to the scale and style of the building, and its context - Homes in the area have an established pattern of tall narrow window opening that are consistent with traditional styles of architecture In the latest design many of the windows meet this requirement, however, some of the windows proposed are larger and fit more with contemporary styles that is not evident on Olive and Fifth Street By changing the origmal windows from casement windows to now proposed double hung is an improvement Guideline #18 - Use of architectural details to create visual interest and support architectural style - Architectural details, such as columns, brackets, rails, window, door and corner trim, watertable and horizontal banding, frieze and fascia boards can greatly affect a building s design and compatibility with adjacent structures The proposed front facade lacks many of these elements An absence of detail, especially m traditional styles, conveys a lack of authenticity Guidelme #20 - Use masonry and stone authentically - Masonry and stone were primarily used as foundation elements and exterior chimney massing in traditional styles of architecture seen throughout Stillwater When stone is used as cladding for wall elements facade details such as corner boards and window trims should remam proportional to the building The front facade appears to lack many of the details that the origmal proposal provided _.4045thStS Page 3 ALTERNATIVES The HPC has several alternatives A Approve If the proposed changes and plans are found acceptable to the HPC, it should be approved Staff also recommends that more specific material types (including siding, window, doors, etc) be specified on the plans B Approve m part C Deny If the HPC finds that the changes are not consistent with the approved design guidelines, it could deny the requested amendment With a denial, the basis of the action should be given D Table If the HPC needs additional information to make a decision, the requested could be tabled until your January 3, 2007 meeting so that additional information could be submitted The 60 day decision deadline for the request is December 26, 2006, however, staff could extend the review deadline for an additional 60 days as allowed by state statutes Attachments Approved Elevation Drawing and Proposed Elevation Drawing L M " I±I l2 G6 g, f F 1 ' - L - T" \„/ w L 1E. R •4 o7 K W I �--!_- I'S + G �- 4_ LaI�-S- OFF I/ ioC. Lei Hd ( , "+ Yvj�LL -121 '7" MAgv jJ AWNI►�(� n ■■11■■■ 1111111111111111111 9.0 I ? eoc . H) APR— - / ..,,L-r9.p e— �l..o-� FaF� f>fzair-1ft`P� I FS // 2 o -.Iv" Frco 1 4 ° --,L.....--op dam/ E- -. I �.I-Its G/G I24, 4G811 —� -13 'S.�F ti J . HeC-\ 1151 { cG ,z.I, I (01' 1 �Zs I�'�L.vl 1 \� v 21; It- loll �orrL. <eC> " 1-F17(#-°5-0-0 .f,R.r1 i, )`I 1 L L I ' Ijs_ I'I HI I �"Twos hIF�+L_ Ws._ L. 32 14 n Lv L- Pe71*47,I40 rJ So 1L� (_pr.jpl r.l� — MP.y r cry_. 'pepi� LL- i < I LI��S , _ v./ 11-1 ro ' b i- L-- "r*- frt o v S I I ►" I aF I II -r7-mac. Ili - Io e w v WA4l. '4 4- 144 1 LJ-s (140 0) y o EOM G�AoE� 1--T1 r� h'� ' I F BIM N P I A Of M N N f' 0 1 A Heritage Preservation Commission DATE November 30, 2006 CASE NO DR\06-50 APPLICANT Mark Willis and Greg Stokes REQUEST Infill Design Review of new construction in the Neighborhood Conservation District LOCATION 406 5th St S COMPREHENSIVE PLAN DISTRICT SFSL - Single Family Small Lot ZONING RB - Two Family HPC DATE December 4, 2006 REVIEWERS Community Dev Director PREPARED BY Michel Pogge, City Plannerp� DISCUSSION The applicants have submitted plans for a new home at 406 5th St S The proposed home is to be located on a lot that is 58' x 150' The footprint of the house is approximately 2,000 square feet with an attached garage that is approximately 550 square feet This property is in the Neighborhood Conservation District (NCD) and is subject to the Stillwater Conservation District Design Guidelines EVALUATION OF REQUEST All infill homes in the NCD are required to follow the NCD design guidelines These design guidelines serve as a common reference for all those involved in the process of new construction in the district including property owners, neighbors, residents, architects, designers, builders, city staff, and the commission The guidelines are intended to serve as a framework to guide the design process, while allowing for individuality and creativity in architectural design Twenty-seven guidelines make up the NCD design manual These guidelines cover three (3) general areas including Neighborhood and Streets, Building Site, and Architectural Detail 406 5t►h St S Page 2 In reviewing the proposal staff has concerns related to the following guidelines Guideline #15 - Design and detail new construction as four-sided architecture - Architecture of infill construction should be consistent on all sides The use of stone, board & batten, and horizontal siding as proposed fails to provide consistent materials on all sides of the building Guideline #16 - The facade of the structure should be compatible in scale and character to the houses of the streetscape - Homes in the area use materials that provide a horizontal emphasis The proposed board & batten fails to continue this element and is not appropriate for use in this general area Guideline #17 - Building elements should be proportional to the scale and style of the building, and its context - Homes in the area have an established pattern of tall narrow window opening that are consistent with traditional styles of architecture Square contemporary windows are not appropriate in the NCD As noted above the proposal fails to meet the intent of the Stillwater Conservation District Design Guidelines, specifically guideline numbers 15,16, and 17 Additionally, guideline number 25 (Minimize the impact of exterior lighting on adjacent properties) can not be adequately evaluated since the plan lacks an exterior lighting plan ALTERNATIVES The HPC has several alternatives A Deny If the HPC finds that the proposal is not consistent with the approved design guidelines, it could deny the requested amendment With a denial, the basis of the action should be given B Approve If the proposed changes and plans are found acceptable to the HPC, it should be approved Staff would recommend that more specific material types (including siding, window, doors, etc ) be specified on the plans C Approve in part D Table If the HPC needs additional information to make a decision, the requested could be tabled until your January 3, 2007 meeting so that additional information could be subrrutted The 60 day decision deadline for the request is January 16, 2007 Attachments Approved Elevation Drawing and Proposed Elevation Drawing 4. 4 b. iI o 4- or Erb S o 0 o f !, i i i T Urr. gAr-- P` ¢ 1.c W I L.-Ir 'S7 L M'- 4- �.✓ ► i S o s'� - �a t* v J j _OW LL�vA ("Yr\ oPz II rJ a L _0 kl a r L___ I b, ti3O a acid s-{-+" s-ri " I, 1--1 1 c '�/ _4.d-t ci -ail CJ- ____ 11 I 11 ®01 --3oa-F7 s;oi 101 t t 1 1. 01 1 r- oI —L_J__J 1 1 1 1 1 1 1 I 1 I I I ti11waies II BPHPAI f 0 IMINNI 0 DATE APPLICANT Michael McGuire Dock Cafe REQUEST Design Review for a fireplace vent LOCATION 425 E Nelson Street HPC REVIEW DATE December 4, 2006 PREPARED BY Bill Turnblad, Community Development Director'T November 29, 2006 CASE NO DR/06-51 BACKGROUND The Dock Cafe ownership recently began some interior remodeling without a building permit By the time the work came to the City Building Official's attention, the roof of the Dock Cafe had already been cut for a fireplace vent Consequently, staff allowed the building owners to install the fireplace vent, if for no other reason than to close the hole in the roof However, permission to continue the work was given only after the owners acknowledged that the new vent would need a design review by the Heritage Preservation Commission And, that the design review would likely result in the need for changes to the vent SPECIFIC REQUEST Dock Cafe is requesting the Heritage Preservation Commission to review the fireplace vent design EVALUATION OF REQUEST The design permit section of the Zoning Ordinance (Section 31-1, Subd 30 (3)) lists a number of activities that trigger the need for a design review of downtown projects by the Heritage Preservation Commission (HPC) They include exterior remodeling, projects in the St Croix River shoreland district, and any project that could alter the architectural integrity of a building Dock Cafe Page 2 Though the project has a minor impact upon aesthetics, visible venting downtown has been an issue over the past year That together with the building's location in the St Croix River shoreland district suggested the venting should be reviewed by the HPC One of the basic purposes of the St Croix River corridor ordinance is ' conserving and protecting the natural scenic values, historical and cultural resources of the river valley and maintaining a high standard of environmental quality consistent with the National Scenic Rivers Act "1 Moreover, the ordinance is specific about the exterior colors to be used for buildings Specifically, they are to be ' of earth or summer vegetation tones "2 As seen in the attached photograph, the new fireplace vent is shiny silver At very least this should be painted an earthtone to complement the natural colors of the restaurant RECOMMENDATION Staff recommends that the Heritage Preservation Commission review the fireplace vent and suggest a treatment that would both complement the restaurant's exterior materials and satisfy the St Croix River shoreland management criteria cc Mike McGuire Dock Cafe attachments Applicant s letter Elevation drawing Picture of vent 2 Zoning Code Sect 31 1 Subd 23 (7) 2 in Zoning Code Sect 31 1 Subd 23 (1) f Attention Bill Turnblad Stillwater City Planner Re Dock Cafe chimney To review our phone conversation on 11/16/2006 Dock Cafe can continue with interior construction including fireplace Dock Cafe will apply to the Heritage Preservation Committee for review of design of exterior chimney for fireplace Without question the chimney will be minimum height required by code and in earth tones A question for review with Heritage Preservation Committee is whether a 10" diameter chimney (which I prefer) or an additional enclosure providing a different profile and surface is acceptable Michael McGuire President of Dock cafe 651 430 3770 • 425 East Nelson Street • Stillwater Minnesota 55082 — KD.!1 t1 L • I Irg. -�= 4-- 1— _14_1- -1naprE. c.- - 1 _ - S U * N L EVA T1-70" ist L 1)0(4‹ CAF o(yi oG Bock Cafe Page 3 IBA 4f/Urricf-1.7.1110/ �'r'Iiec n .SYsn, Tilt! I_.- I _ I 1 I 1 L _L 1 1 L I _• r L 11 I I L I _1 1 I 1 L I _L 1 _I L 1 I 1 1 L _L ( fl 1 f r L f REMOVE OTHER TENANT'S SIGN AND EXIST. MARX SIGN TO BE MOVED TO CENTER OF BUILDING EXTEND EXIST. CANOPY TO COVER FULL. STORE FRONT NEW GLASS STORE FRONT IN PLACE OF EXIST. REMAINING EXTERIOR TO BE LEFT UNCI-IANGED PONT ELEVATION SCALE: 1/4"air-0" E C%1 co L.) In Lt1 tLt a; :E z u m • sv 4— eu ro .o at 1 rn- en LL tvl LA LA vs0 0 (IJ 4- VI tU 4— Lfl 0J 4- t- 0 LA 11111111111111111111M1111111111111.11111111111111111111111111111111111111111111111 BRUCE LENZEN HOMES 502 2ND ST, SUITE 204 HUDSON, WI 54016 PH, 715-386-5050 FAX, 715-386-1999 www.brucelenzenhomes.com MARX WINE, BAR, GRILL ADDITION PHASE 1 241 MAIN ST. S. STILLWATER, MN 55082 EXTERIOR ELEVATION Revisions I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly Registered Architect under the laws of the State of MINNESOTA KEVIN L. GRUBE Date : 01/27/06 Reg. No. : PROJECT NUMBER: 0501 2 ISSUED: 01 /27/06 DRAWN BY: PJN CHECKED BY: KLG FILENAME: 11111111111111111111111111111111111111.1111111111111111111111111111111111111111111111 2006 Grube Architects STEPS TO SE CONSiR14CTED WITH- ST. CRO1X UMESTONE Co RISERS WIU_ INCLLWE R IUN4 TEMPORARy POTS "MSS 3'v5' WIDE AND 3' TALL 2' Co4LAPOR TREES TO BE PLANTED ANNI.IAW( POTS TO SE REMOVED EACH' WINTER W' UCIItTS TO 1L.LLtMINAT E TREE CANOPY PAVFR CROSS SFCTIDN RAISED PLANTING BED TO MATO . EXISTINST. CORIX STON REiAININWALLS EXISTIN4 LARGE TREES TO !1 REMAIN ON SLOPE I.WDERSTORY 'BRUSH. TUBE REMOVED AND REPLACED WITf+ ASHiEAP SPIREA TO CONTROL ERASION STR.56T TEMPORARY PENCE WILL 'BE REMOVED IN WINTER TO ALLOW FOR. ADDITIONALPARKING EXISTING CONCRETE ALL EXISTIN4 ASPHALTTO BE REMOVED AND REPLACED WITH. CONCRETE PAVERS LORTO CONTRAST WITH EXIST1NG CONCRETE ANDSI.UI.DIN4 EXIST1Ng }IRE PIT environmental landscape Management, Inc. Hudson. WI 54016 715-386-7100 • 651-436-1017 elmonline.com Minnesota Nursery & `Landscape Association Job No. Dw Date MIMI By Chris Matsow Sada NOT To SCALE ZS 0 I .AD!'G INFORMATION CV :. r22 =MS G-P.AC IEW GRADES. AND WILT 'N7..R51'T...T4.. KE NG I I r, I® 0 !91 RE!'tOVE AND R=PL `L E 3tDI .RETAINING WALL5.5f= CIVIL rII PAINT STRIPPING !WNTE). NEU BITUHUJLIS PANIC. 1g HL. PAReNG SIGN, ^,,.?'-' RER STALL. t4 WOOD STORAGE BMI- DI?SI244 !WILD. GENERAL CONTRA(; OR TO PROVIDE _. A DESIGN DEVE OPI'ENT DRAWINGS BORE CONS -- t :ION. ROOF OVt"RNANG. I6 !X 6TRG RETAINING WALL O La d:SCARIIG (VINES), 5TE NEIL STAINED. 'AMC RED CHIC. SiDERLAIK. NEJ STAINED C.^..�." c97!. E,,,':'.c eavA:`'; AROUND?._ POTIT- PLANTS, Ftif2= Pr - ;DESIGN BUILD. G� 24L C.^NTRA.:TOR TO WIDE TO ::a%:, z _SIGI DE`�L:'P."a1T DRARONC 9LzC E:TOT15TrR.'L'7ICN. LOtij.ATTON AND 1-1477EeL.:L ?IR= PIT MIST BE AF R^.VP_y CR'.-. P_.INTAM AWD POOL - DEN* �iLD. NE AL D.D C11,1TRAR-O (=NONCE DEE` E-4P'^9!T iR W NG$ BkFC. '.�.NSTRUCTIC.ti. 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