Loading...
HomeMy WebLinkAbout20180700 16.046 SamesMixedUseBuilding_NarrAndSitePlanPrepared by: Special Use Permit Project Narrative for 20 Bowman Street City of Saratoga Springs Saratoga County, New York Engineering and l Land Surveying, P.C. Prepared for: Matt Sames Sames Media Group Located at 19 Blue Jay Way Rexford, NY 12148 January 18, 2017 21 Corporate Drive, Suite 105 Clifton Park, NY 12065 Tel: 518-371-0799 Fax: 518-371-0822 0 M.J. Engineering and Land Surveying, P.C. s633cr exent Roaa.alfion Park, NU 2665 PMwe.528.3,1.0799 /Fa.518.371.0822 www,mle�s.cam 20 Bowman Street INTRODUCTION This Application is for a Special Use Permit to allow the construction of a single residential unit as a second floor to the existing building. Both the Eating and Drinking Establishment and the second floor residential unit are uses that are permitted under the Zoning Code in the District in which this property is located. The proposed project consists of one tax parcel in the City of Saratoga (tax parcel 179.29-3-11) comprising 0.29 acres. The existing commercial lot is situated between a restaurant/bar to the south and residential property to the west/north, with a vacant residential lot used as track parking directly to the north. See attached aerial map and tax map. The proposal application wishes to renovate an existing 1,500 commercial building, by removing the roof and making a second floor 1,500 SF apartment above the existing space, which will be converted into an eating and drinking establishment. The existing dated, concrete building will be renovated using stone, dark woods, black iron hinges and fixtures. An open air connection would be created between the patio and the restaurant. The year-round establishment will feature a menu of flatbreads, meat and cheese boards, and tapas style plates. The drink offerings will include wines, microbrewery beers, and various vodka drinks, with an upscale lounge atmosphere. Zoning The parcel is within the Tourist Related Business (TRB-zone). To the north of the site the zoning is Urban Residential -2 (UR -2). Parcel The parcel has an area of 0.29 acres and has a lot frontage of 100 feet and a depth of 124.9 feet. Water There is service currently within the property. A water district extension would not be needed. Sewer Currently no sewer service is available within the property. A grinder pump station will be needed. Stormwater Stormwater will be managed by an underground infiltration array system. Usage The proposed use of eating and drinking establishment is an approved use. The second floor apartment is an approved use within the TRB zone with a special use permit issued by the City. Variances/Setbacks Second Floor Addition The existing building and parking lot does not conform to the setbacks for the TRB zone. Variances for the Project, as noted on the plan, were obtained from the City on October 24, 2016. Parking The schematic design proposes 17 parking spaces. 2 parking spaces for the apartment, 13.5 spaces for the eating and drinking establishment (1 parking space for every 4 seats (interior or exteriors) = 54 seats/4 seats per parking space), 1.5 parking spaces for the employees (1 parking space for every 2 employees = 3 employees/2). Screening A solid board fence and evergreen plantings are proposed for the east property line to screen the restaurant from the adjacent apartment building. January 2017 Page 1 0 M.J. Engineering and Land Surveying, P.C. 5633CrexencRaaa.Cliflon Park. NPI2665. PMne.528.3 ] c.0)94I Fax: 3-1i1 37..0821 www,mleis.coa 20 Bowman Street Neighboring Properties Bowman Street is just one block long, with the southern portion zoned Tourist Related Business and the Northern portion zoned Urban Residential -3. Across the street from the applicant's property is a one -level multi -family building. Across the street and to the north of the applicant's property, there is a stable which is about 95' from the proposed patio at 20 Bowman Street. The property to the North is vacant land used as a parking lot during Track Season, with space for at least 204 cars with 6 rows of 34 cars. The property at the rear property line of the applicant's property is comprised of 2 residential buildings, with the rear multi -family building about 15' from the rear property line and about 12' from their south property line. The property to the south is an existing eating and drinking establishment, the Horseshoe Inn & Grill, which includes both indoor and outdoor seating with live outdoor music offered nightly during Track season. Refer to Exhibit 5 for aerial images and pictures of the neighboring properties. January 2017 Page 2 0 M.J. Engineering and Land Surveying, P.C. s633cr exent Roaa.alfion Park, NU 2665 PMwe.528.3,1.0799 /Fa.518.371.0822 www,mle�s.cam 20 Bowman Street SPECIAL USE PERMIT CRITERION 1. The extent to which the use is in harmony with and promotes the general purpose and intension of the Comprehensive Plan and this Chapter This property is located within the Tourist Related Business Zone which is intended to accommodate commercial use and services that are intended to serve the needs of tourists. The property is located between the Thoroughbred Track and the Racino. In this Zone Eating and Drinking Establishments are permitted and the second floor residential use is also a permitted use upon the granting of this Special Use Permit. As a result the proposed use is consistent with the Zoning Code which is consistent with the Comprehensive Plan. 2. The density, intensity and compatibility of the use with the neighborhood and community character — The neighborhood during the Thoroughbred racing meet is by design significantly impacted by the Thoroughbred Track. To the south and this property is in the Horseshoe bar providing food, drink, and outdoor entertainment. To the north is a large vacant parcel that can accommodate more than 200 cars for parking purposes. To the east is a parcel that most likely is pre-existing non -conforming but has two principal buildings on the lot with approximately 7 residential units. Across Bowman Street to the west is another multifamily unit. The Zoning Board granted the area variances required to allow the structure to exist. The only aspect of this Application that needs the Special Use Permit is the single residential unit on the second floor. The residential use is consistent with other properties in the neighborhood and its existence will not detrimentally affect the density or intensity of this site's use in this neighborhood. 3. Safe and efficient pedestrian and vehicular access, circulation and parking - The existing commercial site presently has open access to the property all along the Bowman Street frontage. The new design will place the parking on an interior parking lot and will have one curb cut that controls access to the public right of way. A sidewalk will be introduced across the front of the parcel for safe and efficient control of pedestrian traffic in proximity to this site. 4. Existing and future demands on infrastructure, public facilities and services: The site has access to City of Saratoga Springs public water and a grinder pump station will be introduced and engineered to service the requirements for sanitary sewer. 5. The environmental and natural resources of the site and neighboring land including any potential erosion, flooding and excessive light, noise, vibration and the like. The building will have exterior lighting so as to softly illuminate the porch and light the parking area as required for public safety. The only music that will be played will be interior and acoustic in nature. The single-family residence will generate no excessive light, noise or vibration. The site itself is flat and all storm water will be contained on site. 6. The long term economic viability of the site, neighboring properties and district. The City has made a determination that this area should be used as a commercial area servicing tourist. The single-family residence is really a secondary use and based on the need within the community for residential units and its position on the site the Applicant sees no concern with regard to its viability. January 2017 Page 3 0 M.J. Engineering and Land Surveying, P.C. 15336rescentRoso. Clifton Park. NY12065 Phane.5k8.311.0799I FaK: 588.311.0822 ww.rnieis.can 20 Bowman Street EXHIBITS: Exhibit 1 Exhibit 2 Exhibit 3 Exhibit 4 Exhibit 5 Aerial Map Tax Map Site Photo Proposed Rendering Neighboring Properties January 2017 Page 4 0 M.J. Engineering and Land Surveying, P.C. 15336rescentRa1O. Clifton Park. NY12065 Phane.528.371.0794I FaC 518.311.0822 ww.rnieis.can 20 Bowman Street Exhibit 1 Aerial Map January 2017 Page 5 Q M.J. Engineering and Land Surveying, P.C. 1533frescent Roao. Clifton Park. NV12065. Phone.518.371.07991Fax:5111371.0821 20 Bowman Street Exhibit 2 .•%) frir 4z GI' 19 27 Project Parcel •{0 .3 Tax Map January 2017 Page 6 0 M.J. Engineering and Land Surveying. P.C. 5633 cramentRaaO, Clifton Park, NY12065 P have .5 28.31 t.0) ffiI Fa K: 53 8.31 t.0B22 www, njet%.com 20 Bowman Street Exhibit 3 Image capture: Jul 2014 © 2016 Google Street View Photo — Existing Conditions January 2017 Page 7 0 M.J. Engineering and Land Surveying, P.C. 15336rescentRa1O. Clifton Park. NY12065 Phane.528.311.0794I FaC 518.311.0822 ww.rnieis.can 20 Bowman Street Exhibit 4 Proposed Rendering January 2017 Page 8 0 M.J. Engineering and Land Surveying. P.C. 1533 crexen..coo, Clifton Park, NY12065 P have .5 28.31 t.0) ffiI Fa K: 53 8.31 t.0B22 www, njet%.can 20 Bowman Street Exhibit 5 View from street of 17 Bowman Street, apartments to the west of the applicant's property (across the street). January 2017 Page 9 0 M.J. Engineering and Land Surveying, P.C. s633cr exent Roaa.alfion Park, NU 2665 PMwe.528.3I1.0799 /FaN:518.371.0822 www,mle�s.cam 20 Bowman Street Street view of the stable at 13 Bowman Street. ImageryGeogle, Map data The stable across the street is approximately 95' from the applicant's proposed patio. 2017 Gaayle 50 fI January 2017 Page 10 110 M.J. Engineering and Land Surveying. P.C. 1533 Crescent Reaa.coflon Park. 3312065 Plwne.528.371.0)947 F.51 B.3)1.0822 ww.rnieis.cam 20 Bowman Street January 2017 Page 11 0 M.J. Engineering and Land Surveying, P.C. 1533u exencRaaa. Clifton Park. NY12065 PMne.528.3 ] ..0)941 FaK: 538.37..0922 ww.rnieis.coa 20 Bowman Street Project Area Approx. 1 •etween buildin. and south property line N. (Horseshoe Inn\ Bark Gi ll) 1 January 2017 Page 12 0 M.J. Engineering and Land Surveying, P.C. 5633CrexencRaaa.Cliflon Park. NPI2665. PMne.528.3 ] c.0)94I Fax: 3-1i1 37..0821 www,mleis.coa 20 Bowman Street View of neighbor to the rear taken from applicant's property corner. Approximately 15' between rear building and rear property line. View of neighbor to the rear taken from applicant's property corner. Approximately 12' between rear building and side property line. January 2017 Page 13 0 M.J. Engineering and Land Surveying, P.C. 15336rescentROIO. Clifton Park. NY12065 Phane.528.311.0794I FaC 518.311.0822 ww.rnieis.can 20 Bowman Street fear ilding• 1n;€1ose proximity to #horseshoe Inn Bar & Grill's outdoor patio Google View of property to the rear of applicant's property taken from Gridley Street. January 2017 Page 14 0 M.J. Engineering and Land Surveying, P.C. 15336rescent Reaa.coflon Park. NV12065 Phane.528.3 ]..0)947 FaC:51 8.3)..0821 ww.rnieis.cam 20 Bowman Street Property to South of Applicant's Property Property to East of Applicant's Property View from Nelson Street showing property to the rear (east) of the applicant's property and the property to the south. January 2017 Page 15 INDEX OF SHEETS TITLE SHEET NOTES AND INDEX EXISTING CONDITIONS REMOVALS AND DEMOLITION PLAN LAYOUT PLAN GRADING AND DRAINAGE PLAN UTILITY PLAN LANDSCAPE PLAN 20 BOWMAN STREET CITY OF SARATOGA SPRINGS, SARATOGA COUNTY, NEW YORK JANUARY 6, 2017 C-1 C-2 C-3 C-4 C-5 C-6 C-7 C-8 frailer_ Park yI a� i. c�ai • iS:, -b., ..-, -...' isuldst% G 4.,,0,7,,,,,..... ..... IP' OW \--- c, • 0... 0. �\ •\\ ins \\'�/1 \�� % GENERAL CONSTRUCTION NOTES: 1. THE APPLICANT SHALL COMPLY WITH ALL APPLICABLE FEDERAL, STATE, AND LOCAL LAWS, RULES AND REGULATIONS, INCLUDING BUT NOT LIMITED TO THE STATE ENVIRONMENTAL QUALITY REVIEW ACT (SEQR), FRESHWATER WETLANDS PERMIT REGULATIONS, THE MUNICIPAL LAWS, INCLUDING FLOODPLAIN MANAGEMENT LAWS. 2. THE APPLICANT SHALL BEAR THE SOLE RESPONSIBILITY FOR ENSURING THAT ALL IMPROVEMENTS ARE COMPLETED AND MAINTAINED IN ACCORDANCE WITH APPROVED PLANS, SPECIFICATIONS, AND STANDARDS. 3. THE APPLICANT SHALL BE RESPONSIBLE FOR KEEPING EXISTING PUBLIC HIGHWAYS AND ADJACENT LANDS FREE OF DEBRIS, SOIL, AND OTHER MATTER WHICH MAY ACCUMULATE DUE TO CONSTRUCTION RELATED TO THE SITE. 4. ALL PLANT MATERIALS INSTALLED PURSUANT TO THIS SITE DEVELOPMENT PLAN SHALL CONFORM TO THE AMERICAN STANDARD NURSERY STOCK (ANSI Z60.1-1986) OF THE AMERICAN ASSOCIATION OF NURSERYMEN OR EQUIVALENT RECOGNIZED STANDARD, AND SHALL BE INSTALLED AND MAINTAINED IN ACCORDANCE WITH ACCEPTED INDUSTRY PRACTICE. 5. ALL REQUIRED EROSION CONTROL MEASURES SHALL BE INSTALLED IN ACCORDANCE WITH THE NY STATE STANDARDS & SPECIFICATIONS FOR EROSION AND SEDIMENT CONTROL. 6. BACKFILL USED IN TRENCHES EXCAVATED IN EXISTING ROADWAYS SHALL BE PLACED IN MAXIMUM 6 -INCH LIFTS AND COMPACTED BY MEANS OF A MECHANICAL COMPACTOR BETWEEN LIFTS. 7. BACKFILL MATERIAL AROUND PROPOSED OR EXISTING STRUCTURES SHALL BE PLACED IN MAXIMUM 6 -INCH LIFTS AND COMPACTED BY MEANS OF A MECHANICAL COMPACTOR BETWEEN LIFTS. 8. STREETS AND STORM SEWERS SHALL CONFORM TO THE MUNICIPAL LAW. 9. THE FLOOD PLAIN AREA IDENTIFIED ON THESE PLANS MAY NOT BE DISTURBED WITHOUT MUNICIPAL REVIEW AND APPROVAL. 10. PRIOR TO CONSTRUCTION, THE CONTRACTOR SHALL STAKE -OUT ALL IMPROVEMENTS, VERIFY GRADES, AND ANY DISCREPANCIES SHALL BE BROUGHT TO THE IMMEDIATE ATTENTION OF THE DESIGN ENGINEER. ALL GRADING SHALL BLEND INTO THE SURROUNDING GRADES AT THE EDGE OF THE CONSTRUCTION LIMITS. 11. CONTRACTOR IS RESPONSIBLE TO REPAIR OR REPLACE ALL ITEMS DAMAGED OUTSIDE OF CONSTRUCTION LIMITS, OR ANY DISTURBANCE ON THE SITE WHICH ARE NOT PART OF THE IDENTIFIED WORK OF THIS CONTRACT. 12. CONTRACTOR SHALL VISIT THE SITE TO OBSERVE ALL EXISTING SITE CONDITIONS PRIOR TO THE START OF WORK. 13. CONTRACTOR SHALL OBTAIN ALL NECESSARY APPROVALS AND PERMITS PRIOR TO BEGINNING WORK. 14. CONTRACTOR IS RESPONSIBLE FOR SITE SAFETY DURING CONSTRUCTION. HE SHALL MAINTAIN PROPER SIGNS, BARRICADES, FENCES, TO PROPERLY PROTECT THE WORK, EQUIPMENT, PERSONS AND PROPERTY FROM DAMAGE. 15. CONTRACTOR TO PROVIDE RECORD MAPPING TO THE MUNICIPALITY FOR ALL INFRASTRUCTURE THAT WILL NOT BE OWNED, OPERATED, AND MAINTAINED BY THE MUNICIPALITY. 16. ALL EXISTING UTILITY LOCATIONS ARE APPROXIMATE. CONTRACTOR TO FIELD VERIFY. CONTRACTOR TO CONTACT UFPO AS REQUIRED. 17. ALL FILL AREA REQUIRED FOR PROJECT SHALL BE CONSTRUCTED IN THE FOLLOWING MANNER: 17.1. REMOVAL AND STRIPING OF ALL ORGANIC MATTER FROM FILL SHALL BE DONE. 17.2. FILL WILL BE DONE IN 6" LIFTS WITH NATIVE OR IMPORT CLEAN FILL WITH NO ORGANIC MATERIAL 17.3. THE FILL SHALL BE COMPACTED TO 95% MODIFIED PROCTOR TEST AND VERIFIED BY CONTRACTOR. 18. EXISTING WATER, SEWER, AND STORM MAINS/LATERALS ARE TO BE ASSUMED APPROXIMATE. CONTRACTOR TO FIELD VERIFY LOCATION, DEPTH, AND CONDITION OF INFRASTRUCTURE. GRADING NOTES: 1. IN AREAS OF PROPOSED FILL, ALL EXISTING VEGETATION AND OTHER ORGANIC MATERIAL, INCLUDING THE ROOT MAT, SHALL BE REMOVED PRIOR TO PLACEMENT OF THE FILL. THE MATERIAL SHALL BE DISPOSED OF IN AN APPROPRIATE OFF-SITE FACILITY, OR PROCESSED FOR REUSE ON-SITE IN A MANNER THAT WILL NOT BE CONDUCIVE TO ADVERSE EFFECTS OF DECOMPOSITION, SUCH AR THE PRODUCTION OF ODORS OR THE CONCENTRATIONS OF NOXIOUS OR EXPLOSIVE GASES, OR THE CREATION OF UNSTABLE SUBSURFACE CONDITIONS. THE PROPOSED METHOD OF ON-SITE PROCESSING AND REUSE SHALL BE SPECIFIED IN THE GRADING PERMIT APPLICATION AND MAY REQUIRE CERTIFICATION BY A LICENSED PROFESSIONAL ENGINEER AR A SAFE AND EFFECTIVE MEANS OF DISPOSAL. 2. NO VEGETATION OR OTHER WASTE MATERIALS SHALL BE BURIED ON THE SITE. 3. ALL FILL PLACED ON THE SITE SHALL BE AR FREE OF ORGANIC MATERIAL AR IS PRACTICABLE. 4. A GEOTECHNICAL ENGINEER WILL BE REQUIRED TO EVALUATE POTENTIAL SETTLEMENT ISSUES AND MOISTURE CONTENT OF NATIVE SOILS USED AR FILL. WATER NOTES: 1. CONTRACTOR TO COORDINATE WITH MUNICIPALITY FOR TEMPORARY SHUTOFF OF MUNICIPAL WATER MAIN IF NEEDED. 2. CONTRACTOR TO PROVIDE MUNICIPALITY WITH AR -BUILT DRAWING OF WATER SERVICE LOCATION. SEWER NOTES: 1. CONTRACTOR TO COORDINATE WITH MUNICIPALITY FOR LATERAL CONNECTION. 2. CONTRACTOR TO PROVIDE MUNICIPALITY WITH AS -BUILT DRAWING OF SEWER SERVICE LOCATION. STORMWATER DRAINAGE NOTES: 1. ALL STORMWATER PIPES TO SICPP OR CMP UNLESS OTHERWISE DICTATED ON PLANS. CMP SHALL CONFORM TO NYSDOT STANDARDS WITH ZINC -COATING, OR BE MADE OF ALUMINUM. ADDITIONALLY, ALL METAL PIPE (CMP OR CAP) TO BE POLYMER COATED. ALL PIPE MATERIALS TO BE APPROVED BY THE CITY OF TROY PRIOR TO USE. 2. STORMWATER PIPES TO HAVE A MINIMUM SLOPE OF 0.5%. 3. SUMPS IN DRAINAGE STRUCTURES TO BE A MINIMUM of 13" UNLESS 15" PIPES ARE TO BE UTILIZED, IN WHICH CARE SUMP IS TO BE 9". 4. STORMWATER MANAGEMENT SYSTEM TO BE DESIGNED FOR A 10 YEAR STORM EVENT MINIMUM. 5. ALL PIPES TO HAVE A MINIMUM OF 21/2 FEET OF COVER OVER THE TOP OF THE PIPES UNLESS OTHERWISE DICTATED ON PLANS. 6. ALL STORMWATER AND DRAINAGE TO CONFORM TO CITY OF SARATOGA SPRINGS STANDARDS. 7. NO SUBSTITUTIONS TO DRAINAGE STRUCTURES AR SPECIFIED ON THE PLANS AND DETAILS TO BE PERMITTED UNLESS DIRECTED BY THE DESIGN ENGINEER. EXISTING CONTOUR MINOR CONTOUR MAJOR EDGE OF PATH WOODS/BRUSH FENCE DITCH LINE CATCH BASIN STORM LINE OVERHEAD WIRES UTILITY POLE SEWER/FORCE MAIN PROPERTY LINE WATERLINE HYDRANT GUIDERAIL SIGNS/BILLBOARDS 1549 1550 x x oh x x x x ST 0 oh ST W FM n W U ABBREVIATIONS SPOT ELEVATION TOP OF WALL BOTTOM OF WALL TOP OF STAIRS BOTTOM OF STAIRS FINISH GRADE SMOOTH INTERIOR POLYETHYLENE PIPE FINISH FLOOR ELEVATION GARAGE FLOOR ELEVATION BASEMENT FLOOR ELEVATION TOP OF CURB BOTTOM OF CURB TOP OF GUTTER BOTTOM OF GUTTER U U X ELEV. TW BW TS BS FG SICPP FFE GFE BFE TC BC TG BG LEGEND PROPOSED CONTOUR MINOR CONTOUR MAJOR SANITARY LINE SANITARY MANHOLE WATER LINE WATER VALVE THRUST BLOCK HYDRANT BLDG. WATER SUPPLY BLDG. WATER SHUT OFF VALVE BLDG. SEWER LATERAL CATCH BASIN STORM LINE FLOWLINE OF GUTTER BLDG. FOUNDATION DRAIN PROPERTY LINE SETBACK LINE • SAN SL ■ ST 1549 1550 W ST W SAN ST SPL OR INST-HTR: INSTITUTIONAL HORSE TRACK RELATED l/l/l/l4l///i ///' UR -3: URBAN RESIDENTIAL -3 ZONING MAP SCALE: NTS SITE AREA: EXISTING ZONE: USE: PARKING: TRB: TOURIST RELATED BUSINESS MINIMUM LOT WIDTH: SETBACKS BLDG: MAX HT: GREEN SPACE: PRINCIPAL BLDG: SITE STATISTICS 12,490 SF (MIN LOT SIZE IS 10,000 SF) TRB (TOURIST RELATED BUSINESS) DRINKING AND EATING ESTABLISHMENT 1ST FLOOR, APARTMENT 2ND FLOOR (SPECIAL USE PERMIT FOR APARTMENT IN TRB ZONE) REQUIRED= 17 SPACES PROPOSED= 17 SPACES BASED UPON 2 SPACES PER APARTMENT= 2 REQUIRED. BASED UPON 1 SPACE PER 4 SEATS= 54 SEATS/4 SEAT PER STALL=13.5 SPACES BASED UPON 1 SPACE PER EVERY 2 EMPLOYEES= 3 EMPLOYEES= 1.5 SPACES 100' IN TRB (HAVE 100') FRONT = 25.5' (GRANTED 10/24/16 - ZBA) NORTH SIDE = 6.8' (GRANTED 10/24/16 - ZBA) SOUTH SIDE = 20' (TRB) REAR = 25' (TRB) 40' 30% REQUIRED (PROPOSED 33.3%= 4,129 SF/12,400 SF) 20% REQUIRED (PROPOSED 12% =1,500 SF/12,400 SF) PRELIMINARY DRAWINGS: NOT FOR CONSTRUCTION THE ALTERATION OF THIS MATERIAL IN i��,..1.ii® MJ PROJ. No.: 972.17 DATE: JANUARY 2017 C-2 SHEET 2 OF 8 . .•,w , • , ♦ 410;0 1 MATT SAMES NOTES & LEGEND 20 BOWMAN STREET CITY OF SARATOGA SPRINGS NEW YORK ,_ •••• 00000 000.000•0•0004000000•00•0000 00000000000000A•N410000000000010000000000I 11••••••••••••••11•I•••••••0•11•••••••••••• `000000..00000000010000000000000000000001 I •• t•••••••••• i• i t•0 /••! e e 0.00.0••••• i L:i�I•.••a•••••••e•o••••••.O••••••••••••• 1 of e No. DATE SM MOW REVIEWED BY: DATE a M OAN r -•,♦� �,•,•,1141,• frAta JWE , gN CBIj/�� 10 041 � 1` r•4, JWE •♦•:• Via►` Ni DRAWN BY: JWE FOR A LANDSCAPE ARCHITECT, IS A CHECKED BY: - 1533 Crescent Road - Clifton Park, NY 12065 VIOLATION OF THE NEW YORK STATE EDUCATION LAW AND/OR REGULATIONS 0 rd AND IS A CLASS "A" MISDEMEANOR. SEAL iiiiII11Ii1i1JJJItIII FA I' •�•I,•I x•`•4,`4, 4,•i in, I� rm, // i © •1•♦•` . e ; • • • •,,:•:•:.:41;q:,.:•••• V 4 • II �% inat". / •.• •.•.•.•.•,•.•.• •• , .i.�®o.�.rs -y1 ���.1� .� // �i�.�®.Oil �.�i�.�i:.✓� •�� i•,•,•,•,!,•••,• •••••••04,♦4,000•, ®e• A�j ®I :_•0•_:•0.0.0•_:_•: ••.•••••••••••010• • • ♦•• • • • • �A1 `4,.4,`4,••90.4,04,.4, /v .14 ,�� A PAS ,,�/ a� / %/.,� �` :••:-:-:•:•:-: %, %�// +'" �, ' A. 4100•••• ♦ • • • • • r 1k � / ••_ ••••••-m•. 1"2_� rift I. � t r� %� , . 040,01:' �',%' �' jt:°1\ •_.•41.•0'!!4 • • =!�♦�♦moi ••••••••• 41.41••,••,• ' 't,sr logissiroard earl 1 jai • li. • l +41;41:,•••••••• r, �c� W ♦0000••• �� ���+ ����� ., �-♦•♦`♦0011••••••• L L����L a �i•i11i•i-•••.0.0 c�• �•-♦00110000♦•• •010• L��LL � A 1•♦`♦•i-♦•••••• sfi�♦-♦•! is ,< a \ •-i•i-i••-••• • • • • • • • • 4.9 • • • •• • •• • • •• • ii.LLL NV Of NM III RI II ,,L� LkLNL'L�L _`-_`-<_`-L%-_`- LLLLLL f"1i"L • • • • • • • • • • i� C L • 4,•i`♦•• -4,•i -4,•,`•11,11,•• -♦ii LLL LL.♦0r0.0��r0.0♦010.0♦04,0.0♦0��♦•♦ ••0..•••••••••r+• LL:•`...........b........................•`i•: LL ♦`♦•♦•••♦♦•♦`♦•♦`♦•♦•♦•i`♦•♦`♦•♦`♦•♦`t�4,i♦it L L 1,4,,!0•,1,•,1,4,0•,•♦•••••••,•,•,i,•,4,,• LL •04,0�,�,1,•0i,•,•,•0•,••1.4,010♦01,•010•,'; LL'•110•♦11i•♦110•♦11,4,♦`i••••••4,.4,•`•••`i•♦0i�`v♦�♦•. 104,0,0.04.0.04,04,0.0•♦•••♦•,4,0•,••♦ •004,0• LL •0.0,•,♦01,4.0104,01,♦01,•0104,01,♦01,•010 LL -.41.41•,4,0104,0104,01,4,01,4,01,4,01,4,01,4,1, L .104,04,04,0.0.010.0101010.01,•04,0 (---(_:.::::.:.•1.14,1.1.` `4,,i,•,iO4,04,,4,04,,•,•,•0•,•0•,•••,•0 L••••••4,`•11•11•11•11•`•mo••• I.. L•``````.`••••0•••00• • •`0`0.0`,0♦`♦� 4i•4,`i•♦`♦•♦`i•♦`i•♦`i•♦`ii • LLQ►••••••••••• t`4.••••••••••,•0••••`4,.4,4,4,4,` L • •• •• •• •, ` • • • • • • L L , r ••••••••4 LLLL•LLL.L.LLLL'\-cLc\-cLc\-c\-L\-cL,cvc\-cLL, c L, c c`L c c c c c L c` v • �•••••-04,.11.11• •L 1 -•`♦11.11♦•i11♦•i r••1•1• '.•.•.•.•.•.•. •`♦4,i•♦•i:.:. •••••••i X04,0,0,• •0104 ,••1•�♦1.•,1 r11♦ -i•♦ \ `-•• �4,00♦04,01 4,1114,01 •0104,04,04,01 �� 1010.0104,01 • 0000• •`.`�'00.I�♦1♦!i•♦••••••••••i••i•MUL, 'i•♦4,i4,♦` • • • • • 10••`•••`•4,• ••!•••!•••••,,!0�l•0� i • • •• • • 4,01 -i•♦• ,•,,,4,04, x4,0104,!• •• • • • • 1•• i •♦4,,4,♦• INST-HTR: INSTITUTIONAL HORSE TRACK RELATED l/l/l/l4l///i ///' UR -3: URBAN RESIDENTIAL -3 ZONING MAP SCALE: NTS SITE AREA: EXISTING ZONE: USE: PARKING: TRB: TOURIST RELATED BUSINESS MINIMUM LOT WIDTH: SETBACKS BLDG: MAX HT: GREEN SPACE: PRINCIPAL BLDG: SITE STATISTICS 12,490 SF (MIN LOT SIZE IS 10,000 SF) TRB (TOURIST RELATED BUSINESS) DRINKING AND EATING ESTABLISHMENT 1ST FLOOR, APARTMENT 2ND FLOOR (SPECIAL USE PERMIT FOR APARTMENT IN TRB ZONE) REQUIRED= 17 SPACES PROPOSED= 17 SPACES BASED UPON 2 SPACES PER APARTMENT= 2 REQUIRED. BASED UPON 1 SPACE PER 4 SEATS= 54 SEATS/4 SEAT PER STALL=13.5 SPACES BASED UPON 1 SPACE PER EVERY 2 EMPLOYEES= 3 EMPLOYEES= 1.5 SPACES 100' IN TRB (HAVE 100') FRONT = 25.5' (GRANTED 10/24/16 - ZBA) NORTH SIDE = 6.8' (GRANTED 10/24/16 - ZBA) SOUTH SIDE = 20' (TRB) REAR = 25' (TRB) 40' 30% REQUIRED (PROPOSED 33.3%= 4,129 SF/12,400 SF) 20% REQUIRED (PROPOSED 12% =1,500 SF/12,400 SF) PRELIMINARY DRAWINGS: NOT FOR CONSTRUCTION THE ALTERATION OF THIS MATERIAL IN SUBMITTAL / REVISIONS MJ PROJ. No.: 972.17 DATE: JANUARY 2017 C-2 SHEET 2 OF 8 Engineering and LandSurveying, p 1 MATT SAMES NOTES & LEGEND 20 BOWMAN STREET CITY OF SARATOGA SPRINGS NEW YORK ,_ ANY WAY, UNLESS DONE UNDER THE No. DATE DESCRIPTION BY REVIEWED BY: DATE PROJ. MANAGER: JWE DIRECTION OF A COMPARABLE PROFESSIONAL, (I.E.) ARCHITECT FOR CHIEF DESIGNER: JWE AN ARCHITECT, ENGINEER FOR AN DESIGNED B JWE ENGINEER OR LANDSCAPE ARCHITECT DRAWN BY: JWE FOR A LANDSCAPE ARCHITECT, IS A CHECKED BY: - 1533 Crescent Road - Clifton Park, NY 12065 VIOLATION OF THE NEW YORK STATE EDUCATION LAW AND/OR REGULATIONS AND IS A CLASS "A" MISDEMEANOR. SEAL SCALE: CONTRACT No.: - MJ PROJ. No.: 972.17 DATE: JANUARY 2017 C-2 SHEET 2 OF 8 ato z,//!/4_, -J railer Park 1 l I t II Greenridge Cern Site v°I; Sat / 327 • •w • ♦• CRESCENT l t� LEGEND ca Q -0- IOHWI SS CATCH BASIN UTILITY POLE GUY WIRE ELECTRIC METER SINGLE POST SIGN MAILBOX AIR CONDITIONER UNIT DECIDUOUS TREE CONIFEROUS TREE CONIFEROUS SHRUB DOUBLE POST SIGN DECIDUOUS TREE CONIFEROUS TREE DECIDUOUS SHRUB PROPERTY LINE OVERHEAD WIRES SANITARY SEWER LINE WOOD FENCE WOODS LINE 06.8 30.7.8 LANDS N/F KATHLEEN DILLER B:416 P: 080 TAX ID: 179.29-3-10 + 308 JoI O, + 308.3 RC) 4014 OD "PO ft, 00 + 308.6 + 307.5 ftl R0 N\ N.307.6 + 307.6 _308 + 307.1 24" B�1 IRS PO a I + 308.4 LANDS N/F ROSEMARY C. GOLD AND JENNIFER FINIGAN, TRUSTEES OF THE CLARK IRREVOCABLE TRUST B:1460 P: 644 TAX ID: 179.29-3-12 CONC. PATIO + 308.1 i FFE= 309.38' 07.8 07.8 CONC. SLAB +308. 1 -STORY WOOD FRAME BUILDING FFE=309.28' + 308.1 +308.3 STOCKADE FENCE STOCK FE + 308.5 LAND'S /F DONALD SHERV(IO* 1, TRUSTEE OF THE ANN M. FO IA MILY TRUSTBOOK 1 #: ' 112048022 AREA =0.29± AC - ❑ (12,490± SQUARE FEET) TA ID: 179.29-3-11 + 307.9 .308.0 O O \ 3 307.8 1 + 309.3 + 308.6 + 308. ASPHALT DRIVEWAY 0 W \ ASHALT DRIVEWAY 56 0 9 STOCKAD,@' FENCE 'S°'/ UNPAVED DRIVEWAY RIM= 307.90' ��- SUMP=304.06' \ \+308.0 HEAVILY RECESSED NO VISIBLE PIPES + 308.6 + 308. 0 x RIM= 308.02' SUMP= 306.8 NO VISIBLE PIPE FILLED WITH DEBRIS 308.0 3 + 308 + 308.8 55 308.2 308.7 + 308. w LANDS N/F THE BULLPEN II, LLC B:1748 P: 085 TAX ID: 179.29-3-26 BENCHMARK X -CUT ON NUT AT HEAD OF ARROW ON HYDRANT ELEVATION= 311.16' 309.0 REVvj + 309.4 SS SS SS 55 RIM= 309.40' INV. OUT (SW)=304.57' INV. IN (NE)=304.59' 55 0 55 DEED REFERENCE: 1. MAP ENTITLED "MAP OF PROPERTY OWNED BY J.M. ADAMS, H. KNICKERBACKER, C.E. LELAND AND E.H. CHAPMAN" DATED 1971 AND FILED IN THE SARATOGA COUNTY CLERKS OFFICE IN DRAWER Z AS MAP 83. DEED REFERENCE: 1. ANN M. FOBIAN, F/K/A ANN M. COOK TO DONALD SHERWOOD, AS TRUSTEE OF THE ANN M. FOBIAN FAMILY TRUST, DATED DECEMBER 14, 2012 AND RECORDED IN THE SARATOGA COUNTY CLERKS OFFICE AS INSTRUMENT NUMBER 2012048022 ON DECEMBER 18, 2012. GENERAL NOTES: 1. THE HORIZONTAL DATUM IS ON NORTH AMERICAN DATUM OF 1983, (2011) ADJUSTMENT: NAD 83/ (2011), NEW YORK STATE PLANE EAST ZONE 3101. 2. THE VERTICAL DATUM IS THE NATIONAL GEODETIC VERTICAL DATUM OF 1929 (NGVD 29). 3. CONTOUR INTERVAL = 1 FOOT. 4 INFORMA TION SHOWN HEREON IS FROM A FIELD SURVEY CONDUCTED BY MJ ENGINEERING AND LAND SURVEYING, PC JULY 21, 2016. 5. UNAUTHORIZED ALTERATIONS OR ADDITION TO THIS SURVEY MAP IS A VIOLATION OF SECTION 7209 OF THE NEW YORK STATE EDUCATION LAW. COPIES OF THIS SURVEY MAP NOT BEARING THE LAND SURVEYORS SEAL AND SIGNED WITH RED INK SHALL NOT BE CONSIDERED TO BE VALID COPIES. 20' 10' 0 20' PRELIMINARY DRAWINGS: NOT FOR CONSTRUCTION THE ALTERATION OF THIS MATERIAL IN SUBMITTAL / REVISIONS MJ PROJ. No.: 972.17 DATE: JANUARY 2017 C-3 SHEET 3 OF 8 'Ali .-.JVIOLATION Surveying, and P.C. MATT SAM ES EXISTING CONDITIONS 20 BOWMAN STREET CITY OF SARATOGA SPRINGS NEW YORK ANY WAY, UNLESS DONE UNDER THE DIRECTION OF A COMPARABLE No. DATE DESCRIPTION BY REVIEWED BY: DATE PROJ. MANAGER: JWE JWE PROFESSIONAL, (I.E.) ARCHITECT FOR CHIEF DE CHIEF DESIGNER: JWE Land AN ARCHITECT, ENGINEER FOR AN DESIGNED BY: JWE ENGINEER OR LANDSCAPE ARCHITECT DRAWN BY: JWE FOR A LANDSCAPE ARCHITECT, IS A CHECKED BY: - 1533 Crescent Road - Clifton Park, NY 12065 OF THE NEW YORK STATE EDUCATION LAW AND/OR REGULATIONS AND IS A CLASS "A" MISDEMEANOR. SEAL SCALE: 1"=20'-0" CONTRACT No.: - MJ PROJ. No.: 972.17 DATE: JANUARY 2017 C-3 SHEET 3 OF 8 UNPAVED DRIVEWAY RIM=307.90' SUMP=304.06' HEAVILY RECESSED NO VISIBLE PIPES BENCHMARK X -CUT ON NUT AT HEAD OF ARROW ON HYDRANT ELEVATION=311.16' RIM=309.40' INV. OUT (SW)=304.57' INV. IN (NE)=304.59' RIM= 308.02' SUMP=306.8 NO VISIBLE PIPE FILLED WITH DEBRIS PRELIMINARY DRAWINGS: NOT FOR CONSTRUCTION THE ALTERATION OF THIS MATERIAL IN SUBMITTAL / REVISIONS MJ PROJ. No.: 972.17 DATE: JANUARY 2017 C-4 SHEET 4 OF 8 Engineering and Land Surveying, P.C. MATT SAM ES REMOVALS & PLAN 20 BOWMAN STREET CITY OF SARATOGA SPRINGS NEW YORK •.-.00/DEMOLITION ANY WAY, UNLESS DONE UNDER THE DIRECTION OF A COMPARABLE No. DATE DESCRIPTION BY REVIEWED BY: DATE PROJ. MANAGER: JWE PROFESSIONAL, (I.E.) ARCHITECT FOR CHIEF DESIGNER: JWE AN ARCHITECT, ENGINEER FOR AN DESIGNED BY: JWE ENGINEER OR LANDSCAPE ARCHITECT DRAWN BY: JWE FOR A LANDSCAPE ARCHITECT, IS A CHECKED BY: - 1533 Crescent Road - Clifton Park, NY 12065 VIOLATION OF THE NEW YORK STATE EDUCATION LAW AND/OR REGULATIONS AND IS A CLASS "A" MISDEMEANOR. SEAL SCALE: 1 "=20'-0" CONTRACT No.: - MJ PROJ. No.: 972.17 DATE: JANUARY 2017 C-4 SHEET 4 OF 8 C 0 rn;csA 30" y o: DECK AND STAIRS, SEE ARCHITECT'S PLANS 24" • • • •� DUMPSTER ENCLOSUR SEE DETAIL ON D-1 CONCRETE PAVING, SEE DETAIL ON D-1 SOLID BOARD FENCE, SEE DETAIL ON D-1 • • CONCRETE EEL STOP, TYP. SEE D TAIL ON D-1 • • • PAVEMENT STRIPING, SEE DETAIL ON D-1 CONCRETE PAVING, SEE DETAIL ON D-1 ACCESSIBLE PARKING, SEE DETAIL ON D-1 CONCRETE SIDEWALM SEE DETAIL ON D-1 1 1 ASHALT \DRIVEWAY -5 ASPHALT DRIVEWAY 10' 5' 0 10' PRELIMINARY DRAWINGS: NOT FOR CONSTRUCTION THE ALTERATION OF THIS MATERIAL IN ANY WAY, UNLESS DONE UNDER THE DIRECTION OF A COMPARABLE PROFESSIONAL, (I.E.) ARCHITECT FOR AN ARCHITECT, ENGINEER FOR AN ENGINEER OR LANDSCAPE ARCHITECT FOR A LANDSCAPE ARCHITECT, IS A VIOLATION OF THE NEW YORK STATE EDUCATION LAW AND/OR REGULATIONS AND IS A CLASS "A" MISDEMEANOR. SUBMITTAL / REVISIONS MJ PROJ. No.: 972.17 DATE: JANUARY 2017 C-5 SHEET 5 OF 8 1 MATT SAMES LAYOUT PLAN 20 BOWMAN STREET CITY OF SARATOGA SPRINGS NEW YORK Engineering and Land Surveying, P.C. No. DATE DESCRIPTION BY REVIEWED BY: DATE PROJ. MANAGER: JWE CHIEF DESIGNER: JWE DESIGNED BY: JWE . DRAWN BY: JWE CHECKED BY: - •,� 1533 Crescent Road - Clifton Park, NY 12065 SEAL SCALE: 1"=10'-0" CONTRACT No.: - MJ PROJ. No.: 972.17 DATE: JANUARY 2017 C-5 SHEET 5 OF 8 7.8 8.1 X306.8 + 307.5 30u + 307.1 / / + 308.1 7 7 / i zy / // / 0 cav + 308.4 24' 309.25 +309.25 + 308.2 / r / -308--� "V • • + 308.6 N N + 307.6 • + 30 +309.10 +309.10 .\ c' +309.00 24" pot 8.1 309 309.18+ + 307.7 +309.0 x3(28.0 07.8 + 308.1 00 308.00+ 8.10 + 308. \ +309.00 + 36x:.5 + 307.6 +30 • • • STOCKADE FENCE +309.36 \ \ CO 307.7 \\ O W 0co \ \ \ \ \ -3.\ \ \ 308.00 8.00+ + 08.20 + C 0 309.00 08.7 3Q8.0 + 307.9 L, 7 CB #2 TF: 307.50 308.10+ 8.20 \ 3 \ \ \ 3 \ \ 307.8 1 + 308. -3 0 3 ASHALT \DRIVEWAY +30 +308.75 \ \ \ 308.30+ \ \ 75` • I1 . • -5 \ - / STOCKAIiF FFNCF / + 309.3 UNDERGROUND STORM ARRAY (WATER QUANTITY AND WATER QUALITY) ASPHALT DRIVEWAY 10' 5' 0 10' PRELIMINARY DRAWINGS: NOT FOR CONSTRUCTION THE ALTERATION OF THIS MATERIAL IN ANY WAY, UNLESS DONE UNDER THE DIRECTION OF A COMPARABLE PROFESSIONAL, (I.E.) ARCHITECT FOR AN ARCHITECT, ENGINEER FOR AN OR LANDSCAPE ARCHITECTDRAWN FOR A LANDSCAPE ARCHITECT, IS A VIOLATION OF THE NEW YORK STATE EDUCATION LAW AND/OR REGULATIONSN AND IS A CLASS "A" MISDEMEANOR. SUBMITTAL / REVISIONS MJ PROJ. No.: 972.17 DATE: JANUARY 2017 C-6 SHEET 6 OF 8 n g i n ee ri n g and Land Surveying, P.C.ENGINEER 1 MATT SAM ES GRADING & DRAINAGE 20 BOWMAN STREET CITY OF SARATOGA SPRINGS NEW YORK No. DATE DESCRIPTION BY REVIEWED BY: DATE PROJ. MANAGER: JWE CHIEF DESIGNER: JWE DESIGNED BY: JWE . BY: JWEPLAN CHECKED BY: - 1533 Crescent Road - Clifton Park, NY 12065 SEAL SCALE: 1"=10'-0" CONTRACT No.: - MJ PROJ. No.: 972.17 DATE: JANUARY 2017 C-6 SHEET 6 OF 8 24 STOCKADE FENCE 1 1/4 FORCE MAIN DIRECTIONAL DRILLED 4" TAPPING SLEEVE AND VALVE ASPHALT DRIVEWAY 15 ASHALT DRIVEWAY STOCKADE FENCE UNPAVED DRIVEWAY RIM=307.90' SUMP= 304.06' HEAVILY RECESSED NO VISIBLE PIPES BENCHMARK X—CUT ON NUT AT HEAD OF ARROW ON HYDRANT ELEVATION=311.16' RIM=308.02' SUMP=306.8 NO VISIBLE PIPE FILLED WITH DEBRIS 0 0 MH#2 SS YJ SS S /R /s5 SS SS SS RIM= 309.40' INV. OUT (SW)=304.57' INV. IN (NE)=304.59' S 0 SS 20' 10' 0 20' PRELIMINARY DRAWINGS: NOT FOR CONSTRUCTION THE ALTERATION OF THIS MATERIAL IN SUBMITTAL / REVISIONS MJ PROJ. No.: 972.17 DATE: OCTOBER 26, 2016 C-7 SHEET 7 OF 8 Engineering and LandSurveying, 1 1 MATT SAMES UTILITY 20 BOWMAN STREET CITY OF SARATOGA SPRINGS NEW YORK ANY WAY, UNLESS DONE UNDER THE DIRECTION OF A COMPARABLE No. DATE DESCRIPTION BY REVIEWED BY: DATE PROJ. MANAGER: JWE PROFESSIONAL, (I.E.) ARCHITECT FOR CHIEF DESIGNER: JWE AN ARCHITECT, ENGINEER FOR AN DESIGNED BY: JWE ENGINEER OR LANDSCAPE ARCHITECT DRAWN BY: JWE FOR A LANDSCAPE ARCHITECT, IS A CHECKED BY: -PLAN 1533 Crescent Road -Clifton Park, NY 12065 VIOLATION OF THE NEW YORK STATE EDUCATION LAW AND/OR REGULATIONS AND IS A CLASS "A" MISDEMEANOR. SEAL SCALE: 1"=20'-0" CONTRACT No.: - MJ PROJ. No.: 972.17 DATE: OCTOBER 26, 2016 C-7 SHEET 7 OF 8 PLANTING SCHEDULE ABRV BOTANICAL NAME COMMON NAME QTY SIZE SPACING REMARKS TREES AR ACER RUBRUM 'OCTOBER GLORY' RED MAPLE 1 3-3.5" CAL. AS SHOWN BY JB JUNIPERUS VIRGINIANA 'BURKII' UPRIGHT EASTERN RED CEDAR 6 6-7' HT. B&B 8' O.C. PG PICEA GLAUCA 'DENSATA' BLACK HILLS SPRUCE 6 8-10' HT. B&B 10' 0.C. JWE TT THUJA OCCIDENTALIS 'TECHY' AMERICAN ARBORVITAE 1 5-6' HT. B&B AS SHOWN SHRUBS BG BUXUS 'GLENCOE' CHICAGOLAND GREEN BOXW00 7 5 GAL 3' O.C. HQ HYDRANGEA QUERCIFOLIA 'SNOWQUEEN' OAKLEAF YDRANGEA 1 7 GAL AS SHOWN JH JUNIPERUS HORIZONTALIS 'ANDORRA' ANDORRA J NIPER 19 3 GAL 5' O.C. SA SPIREA 'ANTHONY WATERER' ANTHONY WA ERER SPIR 8 GAL 4' O.C. n SEEDED LAWN dik Wad P PG Ark Al" \ AVAA A , 30" / 24" SA • SEEDED LAWN 8 4 • a \• vr44\ /400.„41sit (04611\ Arie SEEDED LAWN 75" • 0 .\ • 1 1 1 1 ASHALT \DRIVEWAY ASPHALT DRIVEWAY JB 6 PG 3 10' 5' 0 10' PRELIMINARY DRAWINGS: NOT FOR CONSTRUCTION THE ALTERATION OF THIS MATERIAL IN SUBMITTAL / REVISIONS MJ PROJ. No.: 972.17 DATE: JANUARY 2017 C-8 SHEET 8 OF 8 Pg.. �� n g i n e e ri n g and 1 MATT SAMES PLAN 20 BOWMAN STREET CITY OF SARATOGA SPRINGS NEW YORK ANY WAY, UNLESS DONE UNDER THE DIRECTION OF A COMPARABLE No. DATE DESCRIPTION BY REVIEWED BY: DATE PROJ. MANAGER: JWE PROFESSIONAL, (I.E.) ARCHITECT FOR CHIEF DESIGNER: JWE Land Surveying, P.C.LANDSCAPE AN ARCHITECT, ENGINEER FOR AN DESIGNED BY: JWE ENGINEER OR LANDSCAPE ARCHITECT DRAWN BY: JWE FOR A LANDSCAPE ARCHITECT, IS A CHECKED BY: - 1533 Crescent Road - Clifton Park, NY 12065 VIOLATION OF THE NEW YORK STATE EDUCATION LAW AND/OR REGULATIONS AND IS A CLASS "A" MISDEMEANOR. SEAL SCALE: 1"=10'-0" CONTRACT No.: - MJ PROJ. No.: 972.17 DATE: JANUARY 2017 C-8 SHEET 8 OF 8