HomeMy WebLinkAboutResolution 00-030 2000-04-25A
i.RESOLUTION NO.: 00-030
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF EL PASO DE ROBLES
TO APPROVE CONDITIONAL USE PERMIT 00-003
(Stacker/Killingbeck)
APN: 009-261-018
WHEREAS, Conditional Use Permit (CUP) 00-003 has been filed by Ann E. Stacker and Gregory
E. Killingbeck, a proposal to locate a small animal veterinary hospital including ancillary services
of boarding and grooming, in an existing 2,800 square foot building located at 527 Pine Street, and
WHEREAS, a public hearing was conducted by the Planning Commission on April 25, 2000, to
consider the facts as presented in the staff report prepared for this project, and to accept public
testimony regarding this conditional use permit request, and
WHEREAS, based upon the facts and analysis presented in the staff report, and public testimony
received and subject to the conditions of approval listed below, the Planning Commission finds
that the establishment, maintenance or operation for the requested use or building applied for,
will not, under the circumstances of the particular case, be detrimental to the health, safety,
morals, comfort, convenience and general welfare of the persons residing or working in the
neighborhood of such proposed use, or be injurious or detrimental to property and improvements
in the neighborhood or to the general welfare of the City.
NOW, THEREFORE, BE IT RESOLVED, that the Planning Commission of the City of El Paso
de Robles does hereby approve Conditional Use Permit 00-003 subject to the following
conditions:
STANDARD CONDITIONS:
1. Prior to issuance of a certificate of occupancy the applicant shall underground the existing
overhead utilities.
2. Any interior or exterior improvements to the building shall go through the Building Permit
process where all building and fire code standards shall be met.
3. The applicant shall comply with all those conditions which are indicated on "Exhibit A" to this
Resolution.
k>l_
4. The project shall be constructed so as to substantially conform with the following listed exhibits
and conditions established by this resolution:
DESCRIPTIONEXHIBIT
Preliminary Site Plan
Floor Plan
Building Elevations
Building Perspective
Bird's Eye View
B
C
Dl &D2
E
F
Indicates that exhibit is on file in the Community Development Department.
SITE SPECIFIC CONDITIONS:
5. Details including landscaping, trash enclosure, awnings and signage shall be reviewed by the
Development Review Committee prior to the issuance of Building Permits.
6. This Conditional Use Permit (CUP 00-003) would authorize the establishment of small animal
veterinary hospital with ancillary boarding and grooming services in the existing 2800 square
foot building located at 527 Pine Street. All activities shall be conducted indoors except for the
outdoor "dog area" integrated into the landscape area adjacent to the parking lot.
7. The project operations shall comply with Section 21.21.040 of the Zoning Code (General
Performance Standards for all uses) in relation to noise, dust, odor, hazards, vibration, glare, et
cetera (copy attached as Exhibit G).
8. The final site plan and landscaping plans shall be reviewed by the Development Review
Committee prior to the issuance of building permits. The site plan shall include the location of
a decorative masonry trash enclosure (split face block, slump stone or stucco covered precision
block) with metal view obscuring doors.
9. If the proposed noise control measures are not adequate in mitigating the noise of animals from
surrounding businesses, the Planning Commission could impose additional conditions for noise
mitigation.
10. Prior to the issuance of a building permit, the applicant shall apply for an industrial waste
discharge permit with the Waste Water Division of the Department of Public Works. The
applicant shall comply with the conditions of the permit prior to the issuance of a certificate of
occupancy.
11. The applicant shall regularly clean and maintain adjacent alley which provides primary access
to the required off-street parking.
12. Prior to issuance of a certificate of occupancy, the applicant shall either underground the
existing overhead utilities or enter an agreement not to protest the future formation of an
Assessment District to underground the overhead utilities. The form shall be in a manner to be
reviewed and approved by the City Attorney and/or City Engineer.
PASSED AND ADOPTED THIS 2 5th Day of April, 2000 by the following Roll Call Vote:
Warnke, McCarthy, Johnson, Nemeth, Steinbeck, Tascona, FiniganAYES:
NOES:None
ABSENT:None
ABSTAIN: None
'IAIIAAN GAR(NEMETH
ATTEST:
ROBERT A. LATA, PLANNING COMMISSION SECRETARY
h:Adarren\cup\00-003\CUPres.
ATTACHMENT A OF RESOLUTION
CITY OF EL PASO DE ROBLES STANDARD DEVELOPMENT CONDITIONS
FOR PLANNED DEVELOPMENTS / CONDITIONAL USE PERMITS
PROJECT #:CUP 00-003
APPROVING BODY:NG COMMISSIONPLA
DATE OF APPROVAL:APRIL 25, 2000
APPLICANT:Ann E. Stacker & Gregory E. I mbeck
LOCATION:-527 Pine Street
The following conditions that have been checked are standard conditions of approval for the above referenced
project. The checked conditions shall be complied with in their entirety before the project can be finalized, unless
otherwise specifically indicated. In addition, there may be site specific conditions of approval that apply to this
project in the resolution.
IITY DEVELOPMENT DEPARTMENT -The applicant shall contact the CommunityCOl
Development Department, (805) 237-3970, for compliance with the following conditions:
A.GENERAL CONDITIONS:
This project approval shall expire on April 25, 2002 unless a time extension request is filed with
the Community Development Department prior to expiration.
X 1.
X__ 2. `The site shall be developed and maintained in accordance with the approved plans and unless
specifically provided for through the Planned Development process shall not waive compliance
with any sections of the Zoning Code, all other applicable City Ordinances, and applicable
Specific Plans.
Prior to occupancy, all conditions of approval shall be completed to the satisfaction of the City
Engineer and Community Developer Director or his designee.
X 3.
Any site specific condition imposed by the Planning Commission in approving this project may
be modified or eliminated, or new conditions may be added, provided that the Planning
Commission shall first conduct a public hearing in the same manner as required for the approval
of this project. No such modification shall be made unless the Commission finds that such
modification is necessary to protect the public interest and/or neighboring properties, or, in the
case of deletion of an existing condition, that such action is necessary to permit reasonable
operation and use for this approval.
X 4.
This project is subject to the California Environmental Quality Act (CEQA) which requires the
applicant submit a $25.00 filing fee for the Notice of Determination payable to "County of San
5.
(Adopted by Planning Commission Resolution __)
1
Luis Obispo". The fee should be submitted to the Community Development Department within
24 hours of project approval which is then forwarded to the San Luis Obispo County Clerk.
Please note that the project may be subject to court challenge unless the required fee is paid.
X 6.The site shall be kept in a neat manner at all times and the landscaping shall be continuously
maintained in a healthy and thriving condition.
_X__ 7.All signs shall be subject to review and approval as required by Municipal Code Section 21.19
and shall require a separate application and approval prior to installation of any sign.
All outdoor storage shall be screened from public view by landscaping and walls or fences per
Section 21.21.110 ofthe Municipal Code.
8.
X All trash enclosures shall be constructed of decorative masonry block compatible with the main
buildings. Gates shall be view obscuring and constructed of durable materials such as painted
metal or chain link with plastic slatting.
9.
X 10.All existing and/or new ground-mounted appurtenances such as air-conditioning condensers,
electrical transformers, backflow devices etc., shall be screened from public view through the
use of decorative walls and/or landscaping subject to approval by the Community Development
Director or his designee. Details shall be included in the building plans.
All existing and/or new roof appurtenances such as air-conditioning units, grease hoods, etc.
shall be screened from public view. The screening shall be architecturally integrated with the
building design and constructed of compatible materials to the satisfaction of the Community
Development Director or his designee. Details shall be included in the building plans.
X 11.
X_ 12.All existing and/or new lighting shall be shielded so as to be I downward in such a
manner as to not create off-site glare or adversely impact adjacent properties. The style,
location and height of the lighting fixtures shall be submitted with the building plans and subject
to approval by the Cor y Development Director or his designee.
X 13. All existing and/or new landscaping shall be installed with automatic irrigation systems.
14. All walls/fences and exposed r walls shall be constructed of decorative materials which
include but are not limited to splitface block, slumpstone, stuccoed block, brick, wood, crib
walls or other similar materials as determined by the Development Review Committee, but
specifically excluding precision block.
The following areas shall be placed in the Landscape and Lighting District:15.
The developer shall install all improvements and landscape areas. City acceptance on behalf of
the Landscape and Lighting District shall be subject to the approval of the Public Works Street
(Adopted by Planning Commission Resolution _)
2
Department (237-3864).
-All parking lot landscape planters shall have a minimum outside dimension of six feet and shall
be separated from parking and driving areas by a six inch high solid concrete curb.
X 16.
The following areas shall be permanentlymainta
Association, or other means acceptable to the City:
ined by the property owner, Homeowners17.
X 18.It is the property owner's responsibility to insure that all construction of private property
improvements occur on private property. It is the owner's responsibility to identify the property
lines and insure compliance by the owner's agents.
THE FOLLOWING CONDITIONS SHALL BE COMPLETED PRIOR TO THE ISSUANCE
OF BUILDING PERMITS:
B.
Two sets of the revised Planning Commission approved plans incorporating all Conditions of
Approval, standard and site specific, shall be submitted to the Community Development
Department prior to the issuance of building permits.
1.
Prior to the issuance of building permits, the
_X __ Development Review Committee shall approve the following:
-___Planning Division Staff shall approve the following:
X 2.
a. A detailed site plan indicating the location of all structures, parking layout,
outdoor storage areas, walls, fences and trash enclosures;
X
A detailed landscape plan;X__
X
b.
c. A detailed building elevations of all structures indicating awning i 67,
colors, and arch d treatments;
X d.Other- exterior lighting shielding cut-sheets
The applicant shall meet with the City's Crime Prevention Officer prior to the issuance of
building permits for recommendations on security measures to be incorporated into the design of
the structures to be constructed. The applicant is encouraged to contact the Police Department
at (805) 237-6464 prior to plan check submittal.
3.
C.THE FOLLOWING CONDITIONS SHALL BE COMPLETED PRIOR TO OCCUPANCY:
Occupancy of the facility shall not commence until such time as all Uniform Building Code and
Uniform Fire Code regulations have been complied with. Prior to occupancy, plans shall be
submitted to the Paso Robles Fire Department and the Building.Division to show compliance.
The building shall be inspected by the appropriate department prior to occupancy.
X 1.
i slopes located adjacent to public right-of-ways on property2.All public or private mani
(Adopted by Planning Commission Resolution _)
3
in excess of six (6) feet in vertical height and of 2.5:1 or greater slope shall be irrigated and
landscaped for erosion control and to soften their appearance as follows: one 15-gallon tree per
each 250 square feet of slope area, one 1-gallon or larger size shrub per each 100 square feet of
slope area, and appropriate ground cover. Trees and shrubs shall be staggered in clusters to
soften and vary the slope plane. Slope planting shall include a permanent irrigation system be
installed by the developer prior to occupancy. In lieu of the above planting ratio, the applicant
may submit a slope planting plan by a licensed landscape architect or contractor providing
adequate landscaping, erosion control and slope retention measures; the slope planting plan is
Hydroseeding may be consideredsubject to approval by the Development Review Comr
on lots of20,000 square feet or greater.
******************************************************************************
PUBLIC WORKS DEPARTMENT -The applicant shall contact the Engineering Division, (805) 237-
3860, for compliance with the following conditions:
APPLICANT:
PREPARED BY:
Stacker/Killingbeck
Ditas Esperanza
REPRESENTATIVE: Tom Taylor
PROJECT:CUP 00-003
All conditions marked are applicable to the above referenced project for the phase indicated.
PRIOR TO ANY PLAN CHECK:D.
The applicant shall enter into an Engineering Plan Check and Inspection Services Agreement
with the City.
1.
E.PRIOR TO ISSUANCE OF A GRADING PERMIT:
Prior to approval of a grading plan, the developer shall apply through the City, to FEMA and
receive a Letter of Map Amendment (LOMA) issued from FEMA. The developer's engineer
shall provide the required supporting data to justify the application.
1.
The proposed structures and grading shall not encroach into the 100-year floodway as specified
in Municipal Code Chapter 21.14 "Flood Damage Prevention Regulations".
2.
Any existing Oak trees located on the project site shall be protected and preserved as required in
City Ordinance No. 553, Municipal Code No. 10.01 "Oak Tree Preservation", unless
specifically approved to be removed. An Oak tree inventory shall be prepared listing the Oak
trees, their disposition, and the proposed location of any replacement trees required. In the event
an Oak tree is designated for removal, an approved Oak Tree Removal Permit must be obtained
from the City, prior to removal.
3.
A complete grading and drainage plan prepared by a registered civil engineer shall be included
with the improvement plans. Drainage calculations shall be submitted, with provisions made
for on-site detention/ retention if adequate disposal facilities are not available, as determined by
4.
(Adopted by Planning Commission Resolution __)
4
the City Engineer.
A Preliminary Soils and/or Geology Report shall be prepared by a registered engineer for the
property to determine the presence of expansive soils or other soils problems and shall make
recommendations regarding grading ofthe proposed site.
_5,.
PRIOR TO ANY SITE WORK:F.
All off-site public improvement plans shall be prepared by a registered civil engineer and shall
be submitted to the City Engineer for review and approval. The improvements shall be designed
and placed to the Public Works Department Standards and Specifications.
1.
The applicant shall submit a composite utility plan signed as approved by a representative of
each public utility, together with the improvement plans. The composite utility plan shall also
2.
ter, and Street Division heads.be signed by the Water, Fire, Was
Any grading anticipated during the rainy season (October 15 to April 15) will require the
approval of a Construction Zone Drainage and Erosion Control Plan to prevent damage to
adjacent property. Appropriateness of areas shall be subject to City Engineer approval.
3.
Any construction within an existing street shall require a Traffic Control Plan. The plan shall
include any necessary detours, flagging, signing, or road closures requested. Said plan shall be
prepared and signed by a registered civil or traffic engineer.
4.
Landscape and irrigation plans for the public right-of-way shall be incorporated into the
improvement plans and shall require a signature of approval by the Department of Public
Works, Street Superintendent and the Community Development Department.
5.
The owner shall offer to dedicate and improve the following street(s) to the standard indicated:6.
Standard Drawing No.Street Name City Standard
Standard Drawing No.Street Name City Standard
Standard Drawing No..Street Name City Standard
The owner shall offer to dedicate to the City the following easement(s). The location and
alignment of the easement(s) shall be to the description and satisfaction ofthe City Engineer:
__ a. Public Utilities Easement;
b. Water Line Easement;
c. Sewer Facilities Easement;
d. Landscape Easement;
e. Storm Drain Easement.
7.
(Adopted by Planning Commission Resolution _)
5
G.PRIOR TO ISSUANCE OF A BUILDING PERMIT:
1.A final soils report shall be submitted to the City prior to the final inspection and shall certify
that all grading was inspected and approved, and that all work has been done in accordance with
the plans, preliminary report, and Chapter 70 ofthe Uniform Building Code.
2.The applicants civil and soils engineer shall submit a certification that the rough grading work
has been completed in substantial conformance to the approved plans and permit.
3.When retaining walls are shown on the grading plan, said walls shall be completed before
approval of the rough grade, and prior to issuance of any building permits, unless waived by the
Building Official and the City Engineer.
4.All property comers shall be staked for construction control, and shall be promptly replaced if
destroyed.
Building permits shall not be issued until the water system has been completed and approved,
and a based access road installed sufficient to support the City's fire trucks per Fire Department
recommendation.
5.
6.The developer shall annex to the City's Landscape and Lighting District for payment of the
operating and maintenance costs ofthe following:
Street lights;
Parkway and open space landscaping;
Wall maintenance in conjunction with landscaping;
Graffiti abatement;
Maintenance of open space areas.
a.
b.
c.
d.
e.
7.Prior to the issuance of a Building Permit for a building within Flood Insurance Rate Map
(FIRM) -in zones Al-A30, AE, AO, Al, A, Vl-V30, VE and V -the developer shall provide
an Elevation Certificate in accordance with the National Flood Insurance Program. This form
must be completed by a land surveyor, engineer or architect licensed in the State of California.
8.Prior to the issuance of a Building Permit for a building within Flood Insurance Rate Map
(FIRM) in zones Al-A30, AE, AO, A, A, Vl-V30, VE and V, the developer shall provide a
Flood Proofing Certificate in accordance with the National Insurance Program. This form must
be completed by a land surveyor, engineer or architect licensed in the State California.
PRIOR TO ISSUANCE OF CERTIFICATE OF OCCUPANCY:H.
1.The applicant shall pay any current and outstanding fees for Engineering Plan Checking and
Construction Inspection services and any outstanding annexation fees.
(Adopted by Planning Commission Resolution _)
6
2.No buildings shall be occupied until all public improvements are completed and approved by the
City Engineer, and accepted by the City Council.V
All final property corners and street monuments shall be installed before acceptance of the
public improvements.
3.
All top soil removed shall be stockpiled and evenly distributed over the slopes and lots upon
completion of rough grading to support hydroseeding and landscaping. All slope areas shall be
protected against erosion by hydroseeding or landscaping.
4.
The applicant shall install all street names, traffic signs and traffic striping as directed by the
City Engineer.
5.
If the adjoining existing City street is inadequate for the traffic generated by the project, or will
be severely damaged by the construction, the applicant shall remove the entire roadway and
replace it with a minimum full half-width street plus a 12' wide travel lane and 8' wide graded
shoulder adequate to provide for two-way traffic. (A finding of "rough proportionality" has
been made in the resolution for this condition).
6.
If the development includes a phased street construction along the project boundary for future
completion by the adjacent property owner, the applicant shall provide a minimum half-width
street plus a 12' wide travel lane and 4' wide graded shoulder adequate for two-way traffic. (A
finding of "rough proportionality" has been made in the resolution for this condition).
7.
r When the project fronts on an existing street, the applicant shall pave-out from the proposed
curb to the edge of pavement if the existing pavement section is adequate, and shall feather the
new paving out to the centerline for a smooth transition. If the existing pavement is inadequate,
the roadway shall be replaced to centerline and the remaining pavement shall be overlaid. (A
finding of "rough proportionality" has been made in the resolution for this condition).
8.
Any utility trenching in existing streets shall be overlaid to restore a smooth riding surface as
required by the City Engineer. Boring and jacking rather than trenching may be required on
newly constructed or heavily traveled City streets.
9.
The applicant shall install all utilities (sewer, water, gas, electricity, cable TV and telephone)
underground (as shown on the composite utility plan). Street lights shall be installed at
locations as required by the City Engineer. All existing overhead utilities adjacent to or within
the project shall be relocated underground except for electrical lines 77 kilovolts or greater. All
utilities shall be extended to the boundaries of the project. All underground construction shall be
completed and approved by the public utility companies, and the subgrade shall be scarified and
compacted, before paving the streets.
10.
Prior to paving any street the water and sewer systems shall successfully pass a pressure test.
The sewer system shall also be tested by a means of a mandrel and video inspection with a copy
of the video tape provided to the City. No paving shall occur until the City has reviewed and
viewed the sewer video tape and has determined that the sewerline is acceptable. Any repair
11.
(Adopted by Planning Commission Resolution _)
7
costs to the pipeline including trench paving restoration shall be at the developer's expense.
A blackline clear Mylar (0.4 MIL) copy and a blueline print of as-built improvement plans,
signed by the engineer of record, shall be provided to the City Engineer prior to the final
inspection. A reduced copy (i.e. " = 100) of the composite utility plan shall be provided to
update the City's Atlas Map.
12.
All construction refuse shall be separated (i.e. concrete, asphalt concrete, wood gypsum board,
etc.) and removed from the project in accordance with the City's Source Reduction and
Recycling Element.
13.
******************************************************************************
PASO ROBLES FIRE DEPARTMENT -The applicant shall contact the Fire Department, (805) 237-
3973, for compliance with the following conditions:
I. GENT CONDITIONS
Fire hydrants shall be installed at intervals as required by the Fire Chief and City Engineer. The
maximum spacing for single family residential shall be 500 feet. The maximum spacing for
multi-family and commercial/ residential shall be 300 feet. On-site hydrants shall be placed as
required by the Fire Chief.
1.
Building permits shall not be issued until the water system, including hydrants, has been tested
and accepted and a based access road installed sufficient to support the City's fire apparatus
(HS-20 truck loading). The access road shall be kept clear to a minimum of 24 feet at all times
and shall be extended to each lot and shall be maintained to provide all weather driving
conditions.
2.
No buildings shall be occupied until all improvements are completed and accepted by the City3.
for n nce.
If the development includes phased street construction, temporary tum-arounds shall be
provided for streets that exceed 150 feet in length. The temporary turn around shall meet City
requirements as set forth in the Public Works Department Standards and Specifications.
4.
All open space areas to be dedicated to the City shall be inspected by the Fire Department prior5.
tce. A report shall be submitted recommending action needed for debris, brush andto z
ing. The developer shall clean out all debris, dead limbs and trashweed removal and tree t
from areas to be recorded as open space prior to acceptance into a Benefit \nce District.
Any open space included in a private development shall be subject to the approval of a
vegetation management plan approved by the Fire Chief.
6.
Each tract or phase shall provide two sources of water and two points of access unless
otherwise determined by the Fire Chief and Public Works Director.
7.
Provisions shall be made to update the Fire Department Run Book.8.
(Adopted by Planning Commission Resolution _)
8
YTau
4al w
ST MET
aa
J' L-
_... l _: ºuSTN
u+
*1
$
F
ti Pokt
914GU49B P1A-'E
ANC
a
~~~1-__ 65duX1 Le ---F I dtov."--I
Kay f F
7T5'
r?PWE 14 aRi
i
I toe
t exºs ',,,91
I
a
-a KOal var
ZL
I.--.yI-INo' --o'-,RECEIVED
MAR 312000
[pommunityfln'-npmentI
EXHIBIT B
SITE PLAN
CUP 00-003
(KILLINGBECKISTACKER
i
t lz -ooK , .
P, ac c ..SQL
-..
__a___ .
I
-'
-t~s 7JE
irn_2. .
bz.
7j.L
? i. -
< I
3.1*
O
G
0
{ TIH 0~p
.1
-Li
]7
-4--0 'd
"n -5
I.
'IA
t+
It '
EXHIBIT C
FLOOR PLAN
CUP 00-003
(KILLINGBECKISTACKER
0I
NorTH LEVA~i&?'T
SPAcE FSAmW NDJ
-- C"Aiis ANwo A&
ISTIVCTL 2.),
tfl' y PgOTT
SV5P-N ON C-A13V-
\
7
//-y
//
fTflI>i/*~11rfl//I.
i
-I I t "{;7-
ii 7
1
t
NA
7 ti"
.7__r .<p
1
6PAc FMNE- VPPE1&) PLAN~TER 0o0
LoWEK POC A
Eufi E s r -q DEEP
FOP-CH~~~~ AO APR-OED
REPI,-ACED stITH0 IV DFP PoktAH
'D.c-DeF P/2c4 LMgA-
wIThe P2w'I u A-tess
FOP. Wl-Ie4Ali2ACCESS
r
EXHIBIT D-1
NORTH ELEVATION
CUP 00-003
(KILLINGBECKISTACKER
WEsT~ tV J
%8 ll I'
No 5PITAL. NAME IN I' ILLUMINATED 5PLoCL. L6TT/E5
ON wesT WA. Agova CANOPY
OFF ST CT PA.-0c-A LDa. frt .1 V'DE.D
n
/.,jj F
t.d
n {
1[_..,_.._.
/d Afe
11 Qot-L uP4N cy
k ` I N
"
w
Pc'ic4-H RAIL00 )42,o wj v
FcP-Ws PAeWA'e-r
To MAW CNTAY
*ci IYtl iinAM
At R,pA f
\uv~ll
\ TCJxlE Pars -To
..,PtDTEcr U1u7y suTry
\ EJ~l WYE/
\ > JRA .G 'l
EMEKGENT
FILL IN' OF EXI STtNjC-OLL UP poop.
r
EXHIBIT D-2
BUILDING ELEVATION
CUP 00-003
(KILLINGBECKISTACKER
i
Pc-SPECTiv 'D A tn6
I! ,fA ti
Ii
W{
WV 'I/~1
k je\t.t
I
cAs
4A
Ita ,: r
4A
Yi'
I,'N-I
'NA
--A'"L
"
h LI
f' Y --A--A:>-'vW
.-A-.-A-A
--'-A
-'-A
,..Wks
EXHIBIT E
PERSPECTIVE DRAWING
CUP 00-003
(KILLINGBECKISTACKER
l
1Lgds EyE VLEW
scale '/e" = jt
,. .--a -.. .-
(t-L-uV DOOR
rf
*/A,N
~T
R
\/
A>
10&
WHfFLCHAIR- ANdD
PTD5TIAJ ACME
To E \Try Pop-c-,
7
/
] DEcK. OF'PcO-sH LEVEL-
W rru PAe lw-L Or
4.0?L-U Dook..
F -r_.I.I,
..9PA C-jF2AMMJAND .4UASVa/fNgi}T&K:p
,*. 1
i I'.
rL
Al ~AR-v'~NV>*A *~PA
D G- q Qi-4
'm " I
EXHIBIT F
BIRDS EYE VIEW
CUP 00-003
(KILLINGBECKISTACKER