MMD2005-00011 MMD2005 00011
PIERCE MEDICAL
OFFICES
June 27, 2005
CITY OF TIGARD
Robert Pierce OREGON
14010 SW Hightor Drive
Tigard, OR 97224
Dear Mr. Pierce:
This letter is in response to your request for Minor Modification (MMD2005-00011) approval to
construct a 3,000 square foot building addition for a medical office use, re-stripe the existing
parking area for a total of 47 parking stalls, enhance existing landscaping and extend the existing
pedestrian walkway to SW Pacific Highway. This application is the second modification for the
subject property. The first modification MMD2005-00009) was for an office use, which has a
different parking ratio than medical office (Office: 2.7/1,000 sq. ft. vs. Medical Office: 3.9/1,000 sq.
ft.). The subject site is located at 14060 SW Pacific Highway, WCTM 2S110AA, Tax Lots
00800/900.
The Tigard Community Development Code, Site Development Review Section, states; "if the
requested modification meets any of the major modification criteria, that the request shall be
reviewed as a new Site Development Review application."
Section 18.360.030.B. states that the Director shall determine that a major modification(s) has
resulted if one (1) or more of the changes listed below have been proposed:
1. An increase in dwelling unit density or lot coverage for residential development.
The proposal does not involve residential property. Therefore, this standard does not
apply.
2. A change in the ratio or number of different types of dwelling units. This criterion is
not applicable, as this request does not involve a residential development.
3. A change that requires additional on-site parking in accordance with Chapter
18.765. Additional on-site parking is not required as a result of this proposal. There is
approximately 12,520 existing square feet of building devoted to an office use (2.7/1,000
sq. ft. = 33 parking stalls). The additional 3,000 square feet, is proposed to be used as
medical office (3.9/1,000 sq ft. = 11 parking stalls). Therefore, the site is required to
have a minimum of 44 parking stalls. After the re-striping of the parking areas, there will
be a total of 47 parking stalls located on the subject sites. Therefore, there is sufficient
parking located on-site. No additional parking is required.
4. A change in the type of commercial or industrial structures as defined by the
Uniform Building Code. No change in the structural occupancy type of the building is
proposed. The existing use is office and the proposed addition will be used as office.
Therefore, this criterion is not applicable.
5. An increase in the height of the building(s) by more than 20 percent. The building
height will not be increased as a result of this proposal.
6. A change in the type and location of accessways and parking areas where off-site
traffic would be affected. The proposed modification will not alter the existing private
driveway. The new addition will occupy the west parking area. The existing parking
areas on the east and north side of the existing building will be re-striped and have some
curbing modifications. Thus the type and location of parking areas will remain similar to
the existing arrangement. Therefore, this standard does not apply.
Page 1 of 2
13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503)684-2772
7. An increase in vehicular traffic to and from the site and the increase can be
expected to exceed 100 vehicles per day. This modification will not generate more
than 100 additional vehicle trips per day according to the 5 edition of the ITE Handbook.
Therefore, this criterion does not apply.
8. An increase in the floor areas proposed for a non-residential use by more than ten
percent excluding expansions under 5,000 square feet. The proposed expansion is
3,000 square feet. Therefore, this standard does not apply.
9. A reduction in the area reserved for common open space and/or usable open
space that reduces the open space area below the minimum required by the code
or reduces the open space areas by more than ten percent. The modification will not
affect landscaping or open space.
10. A reduction of project amenities (recreational facilities, screening; and/or,
landscaping provisions) below the minimum established by the code or by more
than ten percent where specified in the site plan. The change of use will not reduce
project amenities.
11. A modification to the conditions imposed at the time of Site Development Review
approval that is not the subject of criteria (B). 1 through 10 above. Staff conducted
a search of City records and found no original land-use approval associated with this
property. Therefore, this standard does not apply.
THIS REQUEST HAS BEEN APPROVED. PLEASE SUBMIT A COPY OF THIS LETTER WITH
YOUR PROPOSED MODIFICATIONS TO THE BUILDING DEPARTMENT.
This request is determined to be a minor modification to an existing site. The Director's designee
has determined that the proposed minor modification of this existing site will continue to promote
the general welfare of the City and will not be significantly detrimental or injurious to surrounding
lproperties provided that, development which occurs after this decision complies with all applicable
ocal, state, and federal laws.
If you need additional information or have any questions, please feel free to call me at
(503) 639-4171, ext. 2437.
Sincerely,
✓� r
athew Scheideg er
Associate Planner
I:\curpin\mathew minmod\mmd2005-00011.dec
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Page 2 of 2
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Community Development Plot date:Jun 27,2005;C:Vnagic\MAGIC03.APR
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NOTES: i
1. EXISTING ZONING! C-G (CITY OF SGARD) cj".\' d U
1. EXISTING BLDG.SIZE/USE: 12,520 SF(2 LEVELS&1/2 BSMT)-GENERAL P�0 I LL
3. EXISTING PARKING STALLS: 46 CAA STALLS.2 HOOP STALLS(TI.800 k 900), �GO�� / \ to°c9"`'l Z LLI r- cr
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-3.8 5TALL5/1000SF PROVIDED(MIN.2.7/1000&MAX.3.4-4.1/1000 PER �.� 'Ls- LL
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4. PROPOSED ADDITION SIZE 3,000 SF(ONE STORY 054-48.4'x82 ) Q ,�
lit FOOTPRINT) / pt'A S,
5. PROPOSED ADDITION USE: MEDICAL-DENTAL OFFICE 5v N1 "J Q
6. PROPOSED PARKING STALLS 34 CAR STALLS FOR ES.GENERAL OFFICE USE l
(MIN.2.7/1000-2.7x12.52-33.8 STALLS)&12 CAR STALLS FOR NEW , \ % N
MEDICAL-DENTAL OFFICE ADDITION MIN.3.9/1000-3.90.0- 11.7 1GQ LL
STALLS) -- 46 CAR STALLS ROOD,TOTAL 47 CAR STALLS PROVIDED. I / z p
REVISE CURBING,WHEEL STOPS Nk PAINTED PAVEMENT MARKINGS. • W OV a
JEW LANDSCAPE AREAS TO BE ADDEO ALONG WEST&NORTH SIDE OF ' f- W
PROPOSED BLDG.ADDITION.EXISTING LANDSCAPE AREAS TO BE ENHANCED BY — — — � h ad...DOING PLANTS TO ACHIEVE GREATER DENSITY&DIVERSITY WITH THE GOAL n �_ al
OF IMPROVED SCREENING&BUFFERING OF PARKING AREAS. 91 I u
8. EXISTING INFORMATION IS SHOWN IN GRAY COLOR(OR UCHTER SHADE). O� LA E%.LANDSCAPE a
PROPOSED OR REVISED INFORMAnon IS SHOWN W BLACK COLOR(OR DARK 1� 1O ` • ' r� EA(u) :u a
9. EXISTING SITE FEATURES HAVE BEEN SHOWN BASED ON GENERAL FIELD ��� u Ji OBSERVATIONS AND LIMITED MEASUREMENTS.NO TOPOGRAPHIC SURVEY HAS BEEN COMPLETED.USERS OF THIS CONCEPTUAL SITE DEVELOPMENT PLAN ARE �,.p CAUTIONED THAT INFORMATION MAY BE INACCURATE,INCOMPLETE CR u 41,',J. ce
OTHERWISE SUBJECT TO CHANGE. I o i'10. PROPOSED BLDG.ADDITION DOES NOT IMPACT MAJOR UTILITIES.MINOR ON SITE SERVICE UTILITIES,SUCH AS WATER,STORM SEWER ANO SANITARY I ' -SEWER,WILL REQUIRE REVISION AT THE BLDG.ADDITION LOCATION. I 17 NEW ST 1111:411 - o
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2S110AA-00900
PIERCE FAMILY LIMITED PARTNERSHI
14010 SW HIGH TOR DR
TIGARD, OR 97224
2S110AA-00800
PIERCE FAMILY LIMITED PARTNERSHI
14010 SW HIGH TOR DR
TIGARD,OR 97224
MINOR MODIFICATION . . .
•!'i' TYPE I APPLICATION
CITY OF TIGARD 13125 SW Hall Blvd., Tigard, OR 97223(503) 639-4171 FAX: (503) 684-7297
GENERAL INFORMATION
Prop Address/Locat'yon(s): / �Q6 0 .51 &'"
"D(' j ri L /;/��y FOR STAFF USE ONLY
Tax Map &Tax Lot#(s): ` ,/ 2 S // o A f tarj-
O octG a AND a, Case No.(s): PA lit DQ0o5-oU 0 1 1
Site Size: Other Case No.(s):
Applicant*:, 4µ1.4.7 e, ,Pi� �'.,4c G.1`� receipt No.: �oc�5 -a tJ' t�
Address: V D#.a J- 4-• °
� � � Dr_ ��,�eie Application Accepted By: C . Ccxi... ti
City/State: T ...-e'-d o>Q_ Zip: , 2- iy Date: ep - c.2 D -05"
Primary Contact: 0--6- ,.. .:". ......„....--e
\-___Phone: LC-12 —c./'7r�_4-/( ' ' Fax:tla;7-e-PC,-c( y Date Determined Complete:
Owner/Deed Holder(s)*: (Attach lis if m ree than e) Rev.5/12/05 is urpinlmasterslrevisedUninormod.mst
v ✓ / i Y�c- . ms's 09 . 9"s..i91�R.I%7 _�/�'*�
Address: B'°'4'1• 7-r Pi-- Phone:LI-2)J-'t$O `S./VW
City/State: 7i`_ei Z "k' Zip: 9'`-7 2 zcze REQUIRED SUBMITTAL ELEMENTS
V (Note: applications will not be accepted
* When the owner and the applicant are different people, the applicant must without the required submittal elements)
be the purchaser of record or a lessee in possession with written
authorization from the owner or an agent of the owner. The owner(s) must
sign this application in the space provided on the back of this form or submit ❑ Application Form
a written authorization with this application.
❑ Owner's Signature/Written Authorization
PROPOSAL SUMMARY
The owners of record of the subject property request permission for a Minor Cl Title Transfer Instrument or Deed
Modification. To review a modification as a Minor Modification, the Director ❑ Site Development Plan (3 copies)
must first find that the expansion does not invoke one or more of the 11
criteria discussed within Section 18.360.050(B) of the Tigard Development ❑ Site/Plot Plan (reduced 8'/2'x 11")
Code. If the modification exceeds the maximum allowed under any one
or more of the following criteria, a Major Modification review is ❑ Applicant's Statement(3 Copies)
required. Major Modifications are processed in the same manner as a (Addressing Criteria Under Section 18.360.050(B)
new Site Development Review. In a separate letter, please address the ❑ Filing Fee $529.00
criteria below contained in Section 18.360.050(B) including a detailed
response to each criteria.
Jurisdiction: ❑ City El Urb
I. An Increase in dwelling unit density or lot coverage for residential development.
2. A change in the ratio or number of different types of dwelling units. In addition, the Director must find that the
3. A change that requires additional on-site parking in accordance with Chapter 18.765. proposed change complies with the underlying
4. A change in the type of commercial or industrial structures as defined by the Uniform Building Code. standards of the applicable zoning district. To
5. An increase in the height of the building(s) by more than 20%. complete this review, the Applicant's proposal
6. A change in the type and location of accessways and parking areas where off-site traffic would be must include a discussion indicating how the
affected. site expansion will continue to comply with the
7. An increase in vehicular traffic to and from the site and increase can be expected to exceed 100 minimum setback, building height, parking land
vehides per day. landscaping standards. Other applicable
8. An increase in the floor area proposed for a non-residential use by more than 10% exduding requirements such as minimum Clear Vision
expansions under 5,000 square feet. areas near driveways and street intersections
9. A reduction in the area reserved for common open space and/or usable open space that reduces the may also be applicable depending on where
open space area below the minimum required by this code or reduces the open space area by more the building expansion is proposed to be
than ten percent. constructed on the site.
10. A reduction of project amenities (recreational facilities, screening, and/or, landscaping provisions) below
the minimum established by this code or by more than 10%where specified in the site plan.
II. A modification to the conditions imposed at the time of Site Development Review approval that are not
the subject of Criteria 1 through 10 above.
APPLICANTS:
To consider an application complete, you will need to submit ALL of the REQUIRED SUBMITTAL ELEMENTS as
described on the front of this application in the"Required Submittal Elements" box.
(Detailed Submittal Requirement Information sheets can be obtained, upon request, for all types of Land Use Applications.)
THE APPLICANT(S)SHALL CERTIFY THAT:
♦ The above request does not violate any deed restrictions that may be attached to or imposed upon the subject
property.
♦ If the application is granted, the applicant will exercise the rights granted in accordance with the terms and subject to all
the conditions and limitations of the approval.
• All of the above statements and the statements in the plot plan, attachments, and exhibits transmitted herewith, are true;
and the applicants so acknowledge that any permit issued, based on this application, and may be revoked if it is found
that any such statements are false.
♦ The applicant has read the entire contents of the application, including the policies and criteria, and understands the
requirements for approving or denying the application.
SIGNATURES of each owner of the subject property.
DATED this /7 day of �'�`'z f , 20 f
,V111111.1
Owner's Signatur$ Owner's Signature
Owner's Signature Owner's Signature
CITY OF TIGARD
6/20/2005
13125 SW Hall Blvd.
8:58:45AM
A Tigard,Oregon 97223
_.,nitV
(503) 639-4171
Receipt #: 27200500000000002814
Date: 06/20/2005
Line Items:
Case No Tran Code Description
Revenue Account No Amount Paid
MMD2005-00011 [LANDUSJ Minor Modification
100-0000-438000 461.00
MMD2005-00011 [LRPF]LR Planning Surcharge 100-0000-438050
68.00
Line Item Total: $529.00
Payments:
Method Payer User ID Acct./Check No.Approval No. How Received Amount Paid
Check PFLP PROPERTY ACCOUNT CAC 1371
In Person 529.00
Payment Total: $529.00
-r
PFLP PROPERTY ACCOUNT
1371 1,
14010 SW HIGH TOR DRIVE
TIGARD,OR 97224
DATE 96-8/1232 1
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Page 1 of 1
M,..Jr Modification Type I Applicatic,,.
Property Address: 14050 SW Pacific Highway S.
TL 800 & 900 - 2S 1 10
C-G Zoning
Applicant's Statement
The proposed minor modification to the subject property involves:
❑ 3,000 SF Building Addition (west of existing office building)
❑ 1 story configuration
❑ Approximately 48.4' by 62' building footprint
❑ Revised parking stall and pavement markings
❑ Revised sidewalk configuration
❑ Revised/enhanced landscaping
❑ Minor on-site service utility revisions
Responses to Criteria in Tigard Development Code Section 18.360.050(B):
1. An increase in dwelling unit density or lot coverage for residential
development.
Response - Commercial property, Criteria not applicable
2. A change in the ratio or number of different types of dwelling units.
Response - Commercial property, Criteria not applicable
3. A change that requires additional on-site parking in accordance with Chapter
18.765.
Response - Proposed modifications require same amount of parking stalls as
currently exists on-site. This criterion is not invoked.
4. A change in the type of commercial or industrial structures as defined by the
UBC.
Response - Proposed building addition is anticipated to be similar in character to the
existing building structure. This criterion is not invoked.
5. An increase in the height of the building(s) by more than 20%.
Response - Proposed building addition is expected to be one story, less than the
existing 2 story building structure. This criterion is not invoked.
6. A change in the type and location of accessways and parking areas where off-
site traffic would be affected.
Response - Proposed site modifications do not alter the existing private accessway
(driveway). The new addition will occupy the west parking area. The existing parking
areas on the east and north side of the existing building will be essentially restriped
and have some curbing modifications. Thus the type and location of parking areas
will remain similar to the existing arrangement. This criterion is not invoked.
Owner: Pierce Family 1 6/3/2005
Limited Partnership
Mi..ur Modification Type I Applicatio,,
Property Address: 14050 SW Pacific Highway S.
TL 800 & 900 - 2S 1 10
C-G Zoning
Applicant's Statement
7. An increase in vehicular traffic to and from the site and increase can be
expected to exceed more than 100 vehicles per day.
Response - Proposed medical-dental office building addition is expected to generate
less than 100 vehicles per day. Typically, the existing general office building
generates less than 50 cars per day. Since the new medical-dental office building
addition is about 35% of the ex. building floor area, it is reasonable to expect less
than the existing traffic volume associated with the addition. Cumulatively, we do not
expect the volume of daily traffic to exceed 100 vehicles. This criterion is not invoked.
8. An increase in the floor area proposed for a non-residential use by more than
10% excluding expansions under 5000 SF.
Response - Proposed building addition is less than 5000 SF. This criterion is not
invoked.
9. A reduction in the area reserved for common open space and/or usable open
space that reduces the open space area below the minimum required by this code or
reduces the open space area by more than 10%.
Response - This property has very little common open space (e.g waste receptacles).
Proposed site modifications do not significantly impact any existing open spaces. This
criterion is not invoked.
10. A reduction of project amenities (recreational facilities, screening, and/or
landscaping provisions) below the minimum established by this code or by more than
10% where specified in the site plan.
Response - Proposed building addition footprint will occupy the existing west parking
area. New landscape areas will be provided adjacent to the new building's north and
southwest sides. Sidewalk and parking area revisions will likely reduce existing
landscape areas. We expect that the net change in landscaping area on-site will be
less than 10% of the existing total area. Also, we propose to enhance existing
landscape areas (especially in parking areas) as needed to improve screening and
buffering on-site. This criterion is not invoked.
11. A modification to the conditions imposed at the time of Site Development
Review approval that are not the subject of Criteria 1-10 above.
Response - We do not believe this is applicable. This criterion is not invoked.
Owner: Pierce Family 2 6/3/2005
Limited Partnership
•
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NOTES:
1. EXISTING ZONING: C-G (CITY OF TIGARD) S. . IL Z U
2. EXISTING BLDG. SIZE / USE: 12,520 SF (2 LEVELS & 1/2 BSMT) - GENERAL P�O Gl p U
3. EXISTING PARKING STALLS: 46 CAR STALLS, 2 HDCP STALLS (TL 800 & 900). C 0° 0�0 Z Q Q
-3.6 STALLS/1000SF PROVIDED (MIN. 2.7/1000 & MAX. 3.4-4.1/1000 PER S� / .�,��‘GF, LT_
TABLE 18.765.2) l0 O u)
4. PROPOSED ADDITION SIZE: 3,000 SF (ONE STORY ON 48.4'x62' 600 6gO'2.0 Q 0 a
FOOTPRINT) /
5. PROPOSED ADDITION USE: MEDICAL-DENTAL OFFICE ,- 'N /\1 J ¢ -
6. PROPOSED PARKING STALLS: 34 CAR STALLS FOR EX. GENERAL OFFICE USE
(MIN. 2.7/1000 - 2.7x12.52 ■ 33.8 STALLS) & 12 CAR STALLS FOR NEW `� \ a Cr)
MEDICAL-DENTAL OFFICE ADDITION (MIN. 3.9/1000 = 3.9x3.0 = 11.7 qGe 0 Z 0
STALLS) -- 46 CAR STALLS REQ'D, TOTAL 47 CAR STALLS PROVIDED. PGQ O 0
REVISE CURBING, WHEEL STOPS & PAINTED PAVEMENT MARKINGS. LLJ 7. NEW LANDSCAPE AREAS TO BE ADDED ALONG WEST & NORTH SIDE OF I V u.l
PROPOSED BLDG. ADDITION. EXISTING LANDSCAPE AREAS TO BE ENHANCED BY — — — �_
ADDING PLANTS TO ACHIEVE GREATER DENSITY & DIVERSITY WITH THE GOAL u n Cn c
OF IMPROVED SCREENING & BUFFERING OF PARKING AREAS. � Sl I •S EX. LANDSCAPE • a
8. EXISTING INFORMATION IS SHOWN IN GRAY COLOR (OR LIGHTER SHADE). Y GP LA
PROPOSED OR REVISED INFORMATION IS SHOWN IN BLACK COLOR (OR DARK 1 p0 16 2 , n ! II' AREA (LA) ��� LA a.
SHADE). �. ,,0� a f f
9. EXISTING SITE FEATURES HAVE BEEN SHOWN BASED ON GENERAL FIELD `J� T
OBSERVATIONS AND LIMITED MEASUREMENTS. NO TOPOGRAPHIC SURVEY HAS I TA' CC
BEEN COMPLETED. USERS OF THIS CONCEPTUAL SITE DEVELOPMENT PLAN ARE _� 000 G n ' l . / Z
CAUTIONED THAT INFORMATION MAY BE INACCURATE. INCOMPLETE OR " ,f,�� Q o
OTHERWISE SUBJECT TO CHANGE. P� ~
10. PROPOSED BLDG. ADDITION DOES NOT IMPACT MAJOR UTILITIES. MINOR ON `Q r PGQ / Q a Ld
SITE SERVICE UTILITIES. SUCH AS WATER, STORM SEWER AND SANITARY I o t! 1 / 17 NEW STALLS • F in -
SEWER, WILL REQUIRE REVISION AT THE BLDG. ADDITION LOCATION.
I O 19 NEW STALLS o a, 2� i- - I LA I PGQ _ � _,>- o v
Vi 35' VISUAL / PRIVATE DRIVEWAY EX. CURB, LtJ
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George Droke, Drake & Associotes, LLC 6/3/2005 Minor Mod. Site Dev. Plan.dwg