5B - Consideration of Landmark Alteration Certificate (HIS2008-00222) for 504 Marine St. - demolish a non-contributing garage
.
MEMORANDUM
November 5th, 2008
TO: Landmarks Board
FROM: Susan Richstone, Long Range Planning Manager
James Hewat, Historic Preservation Planner
Chris Meschuk, Historic Preservation Planner
Allison Hawes, Historic Preservation Intern
SUBJECT: Public hearing and consideration of a Landmark Alteration
Certificate to demolish anon-contributing garage and in its place construct a new
576 sq. ft. two-car garage at 504 Marile Street in the Iighland Lawn Historic
District per Section 9-11-18 of the Boulder Revised Cade (HIS2008-00222).
STATISTICS:
1. Site: 504 Marine
2. Zoning: RL-1 (Residential Low-1)
3. Owner/Applicant: Scott Dale
5. Site Area.: 10,129 square feet
6. Proposed Bldg: 576 square feet
7. Proposed Ht: 1T
STAFF RECOMMENDATION:
Staff recommends that the Landmarks Board adopt the following motion:
The Landmarks Board approves a landmark alteration certificate to construct a
new 576 square foot, two-car garage at the contributing property at 504 Marine
Street u1 the Highland Lawn Historic District in that the proposed construction
meets the requirements set forth i.n Chapter 9-17.-18, B.R.C. 1981, subject to the
conditions below, and adopts this memorandum as findings of the board.
AGENDA ITEM #5[3 PAGE 1
CONDITIONS OF APPROVAL
1. The applicant shall be .responsible for ensuring that the development shall
be constructed in compliance with all approved plans on file in the City of
Boulder Plannn~g Department, except as modified by these conditions of
~~}?}~roval.
2. Prior to a building permit application, the applicant Shall submit, subject
to the fv1a1 review and approval of the L andmarks design review
committee, architectural plans indicating revisions addressing orientation
of the building to the alley, paving material in front of garage more in
keeping with the design guidelines, details regarding roof, windows
doors and siding materials. The applicant shall demonstrate that the
design details are in compliance with the intent of this approval and the
General Design Guidelines.
This recommendation is based upon staff's opinion that with the conditions
listed above, the proposed construction will be generally consistent with the
conditions as specified in Section 9-11-18(a)&(b)(1-4) B.R.C., the Highland Lawn
Hishn•ic District Design Guidelines and the General Desi,~~rt~ Guidcli~nes.
SUMMARY:
• This application calls for the demolition of anon-contributing builduzg
and over 340 sq. ft. of flee standing construction withal the boundaries of
the Highland L awn Historic District and, as such, requires a public
hearing per 9-11-14(3)(b) of the Boulder Revised Code.
• Staff does not consider removal of the existing garage would
damage or adversely affect the historic or architectural value of the
landmark property in that the building has been significantly
altered so that it has lost its historic significance. This is reflected in
the fact that during the 2005 survey and subsequent designation of
the 500 block of Marine Street, the building was not found to be a
contributing resource to the Highland Lawn Historic District. Staff
considers that the proposed construction of a two-car garage and
studio is consistent with the Historic Preservation Ordinance, the
Highland Lawn Historic District Design Guidelines and the General
Design Guidelines.
• Staff recommends that, if the stated conditions are met, the L andmarks
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&~arcl find that the proposal for the demolition of the existing garage and
u1 its place, the construction of a one and one-half story, two-car garage
(as shown on drawings dated November 19, 1999) will meet the standards
in Chapter 9-11-18 (a)(b, 1-4), B.R.C. 1981, and is consistent with the
Highland Lawn Historic District Guidelines & the General Design Guidelines,
in that the proposed work will not damage the historic character of the
property.
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Figure 1. 504 Marine existing garage, southeast corner
PROPERTY DESCRIPTION AND HISTORY:
The 10,129 square foot lot is located at the southwest corner of 5~ Street and
Marine Street in the Highland Lawn Historic District. Records indicate the one
and one-half story Edwardian vernacular main house on the property was built
in 1900 for John J. Harris. The house features a front gabled roof with red brick
exterior walls and a decorative front porch with a flat roof. 1lbout 1920, a frame
garage was constructed on the alley at the rear of the property. In ] 980, the
buildu1g was converted to an accessory unit. During this period a number of
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alterations to the buildu1g occurred including replacement of doors az~d
windows, the infilling of half of the alley facing garage door with a hollow core
door, and the insertion of diamond pane windows on the south gable end of the
building.
DISTRICT HISTORY:
The Highland Lawn Historic District contains a concentration of well-preserved
buildings reflecting the prevailing architectural tastes at the turn of the twentieth
century, including Queen Anne, Classic Cottage, and Edwardian Vernacular
Styles. Hannah Barker platted the middle-class neighborhood in 1884 as the
Town of I
Iighland Lawn. The area is significant for its association with historic
persons and events and as an excellent collection of buildings reflecting
ardlitectural styles of the period. The defined period of significance for the
district is from 1884 (the year of the platting of the sub-division) to 1925 (the last
year of construction for a primary building located on the block). While not
moved to the block unti11956, the bungalow at 527 Marine St was constructed in
1925 and is considered a contributing building.
The Town of Highland Lawn included 19 large lots (100 x 400) bounded by
Boulder Creek to the north, University Street at the south, and 6~'' and. 4t'' Streets
on the east and west respectively. Originally located south of Boulder's city
1units, the town remained an independent community until 1.891. Barker's plan
for the neighborhood showed foresight: eaclllot included water rights in the
adjacent Anderson ditch and buyers were encouraged to plant trees
(cottonwoods were specifically excluded), and build fences around their
properties.
None of the original owners built in the neighborhood, choosing instead to
subdivide tl~e nearly one-acre parcels into smaller lots. Most o.f. the lots were
bisected by alleys running east -west through the district. Marine Street was
originally Vine Street and vas renamed Marine Street sometime in the 1890s
after prominent early settler Marinus Smith.
Lots in the district are generally long and narrow with principal buildings
situated close together at the front of the lots and accessory buildings oriented to
the alleys. Because the alleys contain a relatively low number of buildings from
the period of significance with historic integrity, and because the district
boundaries bisect the rear alleys, the alleys (located at the north and south edges
of the district) are not a significant historic element of the district.
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Today, the Highland Lawn neighborhood survives as awell-preserved
assemblage oflate-nineteenth and early-twentieth century middle-class houses
with its tree lined streetscape. The district derives its significance as an early
example of planned residential design, with excellent examples of early Boulder
architecture, and for its association with individuals of local significance to the
history of the city including Jonas Anderson, Hannah Barker, Marinus Smith,
and j.j. Harris.
The defined period of significance for the district is from 1884 (the year of the
platting of the sub-division) to 1925, the latest year of construction for a
contributing primary building in the district.
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REQUEST:
This application requests to demolish the existing non-contributing garage
located 30' south of the main house at the west side of the property and the
construction of a new, one and one-half story 576 sq. ft. garage at the extreme
southeast corner of the lot.
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Figure 3. Site Plan
A site plan for the property shows the proposed 24' x 24' new garage to be
located approximately 60' south of the existing house and to be oriented to the
west making use of an existing curb cut off of 5"' Street. A concrete pad is shown
to create a driveway between 5~ Street and. the garage.
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2_ NORTH ELEVATION n WEST ELEVATION
Proposed North and West elevations
Elevations show the proposed 1T high wood frame garage to be simply detailed
with a gable end roof featuring east and west facing dormers, exposed rafter
tails, board & batten siding, two leaf wood garage doors each with six lights,
double-hung and casement windows, and a pedestrian door on the north
(garden) elevation. The board and batten siding and shingle on dormers is
shown to be painted deep red with cream trim and windows as an accent. The
application specifies the roof. to be "pre-rusted" corrugated metal or composition
shingle. An effort has been made to reference the historic building on the
property and this is evident in the proposed building's roof pitch, dormers, and
fenestration.
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Proposed South and East elevations
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CRITERIA FOR THE BOARD'S DECISION:
Subsection 10-13-18(b), B.R.C. 1981, sets forth the standards the Landmarks
Board must apply when reviewing a request for a Landmark Alteration
Certificate.
(b) Neither the landmarks board nor the city cour2cil shall approve a landmark alteration
certificate unless it meets the following eor2ditions:
(1) The proposed work preserves, enhances, yr restores and does not damage
or destroy the exterior architectural features of the landmark;
(2) The proposed work dues not adversely affect the special character or special
historic, architectural, or aesthetic interest or value of the landmark;
(3) The architectural style, arrangement, texture, color, arrangement of color,
and materials used vn existing and proposed strLCCtures are compatible
with the character of the existing landmark and its site;
(4) With respect to a proposal to demolish a building in an historic district,
the proposed new construction to replace the building meets the
requirements of paragraphs (b)(2) and (3) above.
(5) In determining whether to approve a landmark alteration certificate, the
landmarks board shall consider the economic feasibilih~ of alternatives,
incorporation of energy-efficient design, and enhanced access for the disabled.
ANALYSIS:
1. Does the prvposed application preserve, enhance, or restore, and not damage or
destroy significant exterior architectural features of the landmark or tlTe subject
property within an historic district?
Staff finds the proposed removal of the c.1920 garage will not damage or destroy
significant architectural features of the landmark property because of non-
historic alterations The building is not contributing to the district and not a
notable character-defining feature of the designated site. Because of a loss of
integrity, alleys are not considered to be character defining features of the
district. The proposed new construction is generally consistent with the Highland
Lawn Historic District and General Design Guidelines (see Design Guidelines
Analysis section) and will not compromise the laxldmarked property or the
historic district.
2. Does tlTe proposed application adversely affect the special character or special historic,
architectural, or aesthetic interest or value of the landmark?
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Staff considers that the demolition and proposed new construction will not
adversely affect the special character of the landmark as the garage proposed for
removal is non-contributing and, therefore, not significant tv the property's
special historic, architectural, or aesthetic interest or value. Staff also considers
that the proposed new conshuction is generally compatible with the Highland
Lawn Historic District and General Design Guidelines.
3. Is t1Te architectural stile, arrangement, texture, color, arrangement of color, and
materials used on existing and proposed structacres compatible with the character of the
historic district?
The staff considers the proposed new construction will be generally compatible
with the architectural style, arrangement, texture, color, arrangement of color,
and materials on the contributing house.
4. The Landmarks Board is required to consider the economic feasibility of alternatives,
incorporation of energy-efficient design, and enhanced access for the disabled in
determining whether to approve a Landmark Alteration Certificate.
Response: No information has been provided to suggest that energy-efficient
design or accessibility has been considered beyond that required by the city's
building code.
5. With respect tv a proposal to demolish a building in an historic district, the
proposed new construction to replace the building meets the requirements of
paragraphs (b)(2) and (3) above.
See (b)(2) and (3) above.
Design Guidelines
Design guidelines are intended to be used only as an aid. to appropriate design
and are not intended as a checklist of. items for compliance.
The Highland Lawn Historic District Desigar Guidelines are intended as a
supplement to the General Guidelines for the Highland Lawn Historic District.
These .Highland Lawn guidelines control when they conflict with the General
Guidelines.
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HIGHLAND LAWN HISTORIC DISTRICT GUIDELINES
10.3 Alleys & Accessory Buildings
While alleys play an ianportant role in most of Boulder's historic districts, the alleys that fvrzn the
north and south botendaries of the Highland Lawn Historic District are tTOt character-defining
features because of their loss of historic integrity. There are a small number of historic accessory
buildings dating from the period of significance that are considered contributing features to the
district, as shown on the ma above. As such, their reservation is strop l encoura ed.
~ It is highly recommended, though zlvt Garage is non-contributing Yes
required, that contributing accessory
buildings be treated consistent zoith the
guidelines of Section 7.1 of the General
Design Guidelines.
The construction of nezv occessory Proposed new building is located at Ma be
buildings should occur only at the rear the rear of the Lot, though oriented y
of the lot, taking access from the alley to and taking access from existing
when possible. curb cut to the west.
} In ~~Teneral, tTezv accessory buildings Proposed building is relatively Yes
constructed in the district should be modest in scale and secondary to
rru~dest in scale and detailing and clearly the existing house
secondary to the primary building on the
lot.
5 Two-car garages are appropriate, when Two-car garage takes access from No
scaled and located consistently, from the Street -redesign to take access
rear of the alley, with other garages in from alley.
the district.
The Uoard has also adopted the General Design Guidelines to help interpret the
historic preservation ordinance. The following is an analysis of the proposed
new construction with respect to those guidelines.
GENERAL DESIGN GUIDELINES FOR GARAGES & OTHER ACCESSORY
BUILDINGS.
2.3 Parkin & Drivewa s
l Maintain the traditional parking at Parking will occur at rear of lot. Yes
the reur a~'the lot.
Z Access to parking should be from the Access to garage will be from existing Maybe
alleys whenever possible. curb cut on 5tzi Street. Redesign to
rovide access from alle .
6 Historically appropriate paving Design shows concrete pad. Redesign to Maybe
materials, such as flagstone or back, rovide wheel stri s or less irn ervious
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can be used to visually breakup large paving material.
arkin areas.
7 Paving driveways or garage access Design shows concrete pad. Redesign to Ma be
areas with asphalt or concrete give provide wheel strips or less impervious y
modern took and is generally paving material.
inappropriate, particularly when
ndjaeent to unpaved alleys. Flagstone
or brick wheel strips are tlZe preferred
alternative.
7.1 Existin Histaric Accesso Structures
.1 Refain and preserve garages and The existing garage is non-contributin ; Yes
accessory buildings tlcczt contribute to to the district -demolition is therefore
the overalC historic dzaracter of the appropriate based upon plans for new
individual building site or flee district. Buildin .
7.2 New Accessor Buildin s
New accessvrt~ buildings should follow the character and pattern of historic accessory structures.
While they should take design cues from the priarcary structures, they must be subordinate in size,
massing, and detailing. Alley buildings should maintain a scale that is pleasant to walk along and
corn ortable or edestrians.
1 It is inappropriate to introduce a new The form and simple detailing of the Yes
garage or accessory building if doing proposed building will not detract from
so will detract from the overall historic character of the main house.
Iistoric character of the principal The plans do not show the removal of
building, and the site, or if it will mature trees.
require removal of a significant
historic building element or site
eatrcre, sacch as a mature tree.
2 New garages and accessory buildings The new Buildin; is set at the rear of the yes
should generally be located at the rear lot.
of the lot, respecting the traditional
relationship of such buildings to the
rianart~ structure and fhe site.
3 Maintain adequate spacing between The new garage is set approximately 5' yes
accessory buildings so alleys do not from. at cast. This guideline is irrelevant
evolve into tunnel-like passageways. given that alleys are considered "not to
be charactex defusing features" of the
Hi bland Lawn Historic District.
4 Preserve a backyard area between the The site plan shows b0' between the yes
house and the accessory buildings, maul house and proposed new garage,
maintaining the general proportion of allowing adequate backyard space.
built mass to open space found within
tl~e area.
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7.2 Mass and Scale
5 New accessory structures should The new garage is similar un design to yes
take design cites from the prirrlary the main house, but is simpler and
structure on the site, but be clearly subordinate to it.
subvrdinate to r't in terins of size and
rnassin .
6 Nezv garages for single
family Highland Lawn Historic District Design yes
residences should generally be one Guidelines allow for 11/2 story accessory
story tall and shelter no more thr{n buildings and two-car garages.
two cars. In some cases, a tzvo-car
~ara~e anay in iraa ro riate.
~ hoof
form and pitch should be The roof form is complimentary to the yes
complimentary to the primary main house.
structt{re.
7.2 Materials and Detailin
8 Accessory strLUaures should be 'The new garage is relatively simple Yes
simpler in design and detail than the with fenestration complimentary to the
primary building. main house.
9 Materials for nezv garages and 'The woad board & batten and wood Yes
accessory structures should be shingle siding is compatible with the
compatible with those found on the siding of the contributing; building.
primary sfrueture and in the district.
Vinyl siding and prefabricated
structures are ina ro riate.
10 Windows, like all elements of The proposed windows are generally Yes
accessory structures, should be compatible in size and proportion of the
simpler in detailing and smaller in windows on the contributing house.
scale than similar elements on
rirnary struct{cres.
.11 If consistent with the architectural Proposed dormers are appropriately yes
style and appropriately sized and sized and located.
located, dormers may be an
appropriate way to increase storage
s pace in >ara es.
12 Garage doors should be consistent The garage doors on the building are Yes
with the historic scale. and materials complimentary with traditional
of traditional accessvey structures. character of the district, though should
V~rood is the most appropriate be constructed of wood.
rnateriul and two smaller doors may
be more appropriate than uric large
door.
.13 It 1S 112appYU~3rtate t0 ir{tYDLIL{Ce 1Vo such features are proposed on the Yes
features or details to a garage or an building.
accessory building in an attempt to
create a alse 1{istorica.l a earunce.
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14 Carports are inappropriate in Not applicaUle ~A
districts where Eheir form has no
historic recedent.
While the existing garage is clearly quite early, dating from about 1920, it has
been so altered that it no longer conhibutes to the district. As such, staff does not
consider its removal would damage or adversely affect the historic or
architectural value of the landmark property. This is opinion borne out by the
low importance given to alleys in Highland Lawn Historic District Design
Guidelines.
Preserving and re-using the existing garage on the property would be preferable
to its removal. However,. staff considers that its demolition will not damage or
adversely affect the historic or architectural value of the landmarked property.
Likewise, staff considers the construction of the submitted one and ozle half-story
new garage on the property, is generally appropriate in terms of site planning,
mass, scale, and materials.
FINDINGS:
As outlined iz1 the staff recommendation, provided. the above conditions are met,
the proposed demolition and proposed new construction at 504 Marine Street
will be generally consistent with the purposes and standards of the Historic
Preservation Ordinance in that:
1. The proposed work will not damage or destroy the exterior architectural
features of the landmark.
2. The mass, scale, height, architectural style, arrangement, texture, color,
arrangement of color, and materials used for the proposed new
construction will be compatible with the character of the landmark.
3. The request is generally consistent with the historic preservation
ordinance and the Highland Lawn Historic District Design Guidelines
& the General Design Guidelines.
ATTACHMENTS:
A: Historic Inventory form for 504 Marine Street .
B: Application and Plans
C: Photographs
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' IAN SNAa=E: A~~C't; i =r, i : Un~noi~n STATE ID NU?I8E3; SB! asya ;
• I ! ; ; ORIGINAL OWNER: Unknown
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SOURCE: '
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~ 6!1P_DER/CO~iIRACi~_R: Un!cnown '
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• ; ; THEME(S): Ths ~lrban frontisr
;SOURCE: ; (ldb0-1920) '
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. CONSTRUCTION HISTORY: (DESCRIPTIONS, NAMES, DATES, ETC. RELAi1HC i0 MAiOR
;ADDITIONS OR ALTERATIO!IS TO ORI6INAl STRUCTURE) Unknown ;
~ , ,
~ ~ ,
~---"~"M_..__.-_..._ ~ CONTINUED? YES (x] NO '
HISTORICAL. B~CKvR'J~ND: (DISCUSS IMPORTANT PERSONS AND EV.4"~i A~~QCLATED NITN TiI1S STRUCTiRE) '
Ths 191?-14 city dir?ctory lists this as thz address of Mrs. Martha E. Harris, widow of Joan J. Harris. (The 1901-C2 ;
diraciory shows John and Martha Harris living at S12 Marine St.) dy 1923, ii was the hoes of Elmer 0. and Hs1?n f. dsr.3man.
' ~
CONTINUED? (1 YES [x) NO ;
~iGNIr"ICANCE: (CHECK APPROPRIATE CATE60RIES AND BRIEFLY JUSTIFY BEl01i)
ARCHiTECTURAI SIGNIFICANCE: HISTORICAL SIGNifICANCf:
[ ] REPRESENTS THE WORK OF A MASTER ( ] ASSOCIATED VIITH SIGNIFICANT PERSONS '
i
(x] POSSESSES HIf,H ART[S1IC VALUES ( ] ASSOCIATED WITH SIGNIFICANT EVEPITS OR PATTERNS
REPRfSENTS A TYPE, PERIOD, OR METHOD OF CONSTRUCilON ( ) CONTRIBUTES TO P.N HiS10P,IC DISTRICT
'fA1E?IEiIT OF SIGNIFICANCE: This Ed:+ardian Vernacular home, aiiih its Colonial Rsvival styli~~g, represents douldzr's early
+?ntieth ceniury ®iddle-class housing. The building is notzworthy for its column porch supports and gable end details. ;
i
CO`!TI4UED? (J YfS (x] NO
'iERENCES: (3E SPECIFIC) Bouldzr Ccu~tity Asszssor records; Sanborn insurance saps; lSC!-02 and 1413-14 douldzr City
rsctories; Highland lawn Historic District Noxination, 1441. (
CONTIiIIiED? (i 1'cS (x] NO
'~1:~Yff1 °V: L `_1T.1l~il"l~ Nh~r.~-rc' ~ ~`FI Afi')h! ~ ',a < < f
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Attachment B
I
Project: New garage at 504 Marine St.
Applicant: Scott Dale
sclale c~?~ibbc~n~~~wliiic;.i;on~t
303-717-7778-
Color/material palette
Siding: Rough-sawn vertical board and batten 1x10 w/ 1x2 battens
Siding color: Kwal AC119R "Sizzling Haute" -see sample provided
Dormer siding: Wood shingles "Shakertown" pre-sawn product.
Dormer color: Natural
Trim around windows/doors: Smooth wood or equivalent
Trirn color: Match existing house see sample provided
Roof: Pre-rusted corrugated metal or composition asphalt shingles to
match house. Please approve either/or as the roofing contractor has
brought potential recall problems to applicant's attention regarding
the metal roof.
Garage doors: Natural wood or suitable substitute. Due to the harsh
western exposure, applicant may use a fiberglass substitute that
looks like natural wood.
~ {mil -~1~1yi c_ _
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I
Project: New garage at 504 Marine St.
Applicant: Scott Dale
sdale ibbonswhite.com
303-717-7778
Color/material palette
Siding: Rough-sawn vertical board and batten 1x10 w/ 1x2 battens
Siding color: Koval AC119R "Sizzling Haute" -see sample provided
Dormer siding: Wood shingles "Shakertown" pre-sawn product.
Dormer color: Natural
Trim around windows/doors: Smooth wood or equivalent
Trim color: Match existing house -see sample provided
Roof: Pre-rusted corrugated metal or composition asphalt shingles to
match house. Please approve ei#herlor as the roofing contractor has
brought potential recall problems to applicant's attention regarding
~ the metal roof.
Garage doors: Natural wood or suitable substitute. Due to the harsh
western exposure, applicant may use a fiberglass substitute that
looks like natural wood.
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51 TF FLAN: I 301_0 II
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SFGTION: I/16" = I'-O" FLOOR PLAN: I/IC " = I'-O"
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NORTH WFST SOUTH FAST
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