CITY OF VACAVILLE PLANNING COMMISSION Agenda Item No. G.1 STAFF REPORT January 20, 2015 Staff Contact: Peyman Behvand (707)

Transcription

1 CITY OF VACAVILLE PLANNING COMMISSION Agenda Item No. G.1 STAFF REPORT January 20, 2015 Staff Contact: Peyman Behvand (707) TITLE: SOUTHTOWN FIRE STATION 75 REQUEST: DESIGN REVIEW REQUEST TO CONSTRUCT AN APPROXIMATELY 9,000 SQ. FT. FIRE STATION AT 111 COGBURN CIRCLE. RECOMMENDED ACTION: BY SIMPLE MOTION, THAT THE PLANNING COMMISSION APPROVE THE RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF VACAVILLE APPROVING SOUTHTOWN FIRE STATION 75 DESIGN REVIEW, SUBJECT TO THE CONDITIONS OF APPROVAL APPLICATION INFORMATION APPLICATIONS: Reaffirmation of Previous Environmental Assessment and Design Review FILE NO APPLICANT & PROPERTY OWNER: City of Vacaville PROPERTY INFORMATION LOCATION: ZONE: GENERAL PLAN DESIGNATION: ADJACENT ZONING & USE: 111 Cogburn Circle CF Community Facilities Public Park (Southtown Park) North: CN Vacant Neighborhood Commercial South: CF Southtown Park East: Vanden Road and CF Neighborhood Park West: CF Southtown Park PROJECT SUMMARY: PROJECT AREA: 1.01 acres (43,996 sq. ft.) BUILDING FLOOR AREA: 8,950 sq. ft. BUILDING HEIGHT : 29 ft. 6 in. NUMBER OF FLOORS: One PARKING: 16 spaces (Guests 2; Staff 14) EXTERIOR MATERIALS: Split-face and smooth block siding, concrete tile roofing ACCESS: Via driveways on Cogburn Circle UTILITIES: City utilities serve the site

2 PROJECT DESCRIPTION The project proposal is to construct an approximately 9,000 sq. ft. one-story fire station building for the Southtown development area, Fire Station No. 75. The project site is a 1.01-acre parcel located at the southwest corner of Cogburn Circle and Vanden Road. The proposed facility includes dormitory rooms, bathrooms, kitchen, exercise room, offices, and other related facilities. The site includes two driveways on Cogburn Circle, on-site parking for guests and staff, a wrought-iron perimeter fence and on-site landscaping. A more detailed list of uses within the building is identified further below in the staff report. PREVIOUS ACTIONS February 2003 The City Council initiated the General Plan Amendments for the 280-acre Southtown Project and the 37-acre Moody Project. March 2004 The Planning Commission forwarded a recommendation to the City Council that the Southtown/Moody General Plan Amendment, Prezoning, Planned Development, Amendment to the Comprehensive Annexation Plan, Annexation, and Development Agreements be approved and the Southtown/Moody Environmental Impact Report be certified. April 2004 The City Council approved the Southtown/Moody General Plan Amendment, Prezoning, Planned Development, Amendment to the Comprehensive Annexation Plan, Annexation, and Development Agreements and certified the Southtown/Moody Environmental Impact Report (SCH# ). September 2004 The Solano County Local Agency Formation Commission adopted Resolution No , approving the Annexation of Lands Known as Southtown Annexation to the City of Vacaville. June 2005 The Solano County Local Agency Formation Commission filed a Certificate of Completion finalizing the Southtown Annexation into the City of Vacaville. July 2005 The City Council approved the cancellation of a Williamson Act agricultural contract for a 132-acre +/- parcel in the Southtown Development (Assessor Parcel Number ). A portion of this parcel is the location of the Phase 2 tentative map The Planning Commission and City Council approved a variety of subdivisions, a community park, house plans and other improvements in the Southtown development area. 2

3 PROJECT ANALYSIS 1. General Plan In compliance with the provisions of the Southtown Development Agreement, the applicant is requesting a Design Review approval to proceed with the construction of the Southtown fire station. The fire station and its general location was included with the Southtown development project, which the City Council approved in The applicant is not requesting to alter the zoning, or the General Plan. Therefore, the proposed project continues to be consistent with the City s 1990 General Plan. 2. Design Review In 2004, the City Council adopted Resolution , approving the approximately 280-acre, 1,100-home Southtown development project. This approval included the layout of the project which consisted of residential land uses, a neighborhood commercial area, a community park and a fire station site. In 2008, a previous design for the fire station was scheduled for the hearings before the Planning Commission. However, the design was not finalized and the Planning Commission did not review the project. In October 2014, the Design Review application for a revised fire station design was submitted to the Planning Division. The proposed project includes the following: Main Building & Apparatus Room Five Dormitory Rooms Ten Beds Two Bathrooms Captain s Bathroom Captain s Office Office Public Toilet Dayroom & Kitchen Exercise Room Circulation, Utility, and Storage Spaces Laundry & Extractor Decontamination Turnout Gear Storage Room Site Improvements Vehicular Concrete Paving Emergency Generator Enclosure Covered Trash Enclosure Fuel Tank Lighted Monument Sign Lighted Flag Pole Landscaping (Ground Cover and trees) Wrought-iron Perimeter Fence Site Design The approximately 9,000 sq. ft. building is located on a 1-acre site at the southwest corner of Cogburn Circle and Vanden Road. The project site includes two driveways on Cogburn Circle, 16 total parking spaces, two guest and fourteen for fire station staff. The emergency generator is located in the rear portion of the site near the building. The trash enclosure and fuel tank is located along the rear property line adjoining the park. An open style wrought-iron fence will be placed along the perimeter of the site. This is an enhanced element that will allow visibility into the fire station while also providing visibility from the fire station into the park. 3

4 Exterior Design The exterior design of the fire station is different than the previous design from The previous design consisted of a concrete tile roofing and plaster siding and a varied roof design. The new design, while keeping the varied roof line and concrete tile roofing, proposes a more masonry based design. This consist of split-face and smooth block finished with trim elements. The main reason for the change from plaster to block is to ensure the facility will require less maintenance in the long run. The proposed building includes 3 bay swing-out doors with glass elements facing Cogburn Circle. The design proposes a split-face block wainscoting with a smooth block finish. Condition No. 10 recommend additional items to enhance the exterior of the building. As designed and conditioned, staff is supportive of the Design Review request. LAND USE COMPATIBILITY Neighborhood Meeting The City mailed notices to the entire Southtown community and included adjoining subdivisions as well. On December 18, 2014 City staff consisting of Planning, Public Works and Fire staff held a neighborhood meeting at the Ulatis Community Center. Four residents attended and asked questions on a variety of topics including construction, site design, operations and staffing of the fire station. The residents who attended were supportive of the project and its design. The City includes other fire station or public safety buildings within or near residential and recreational uses. As deisgned and conditioned, staff believes the proposed fire station will be compatible with the surrounding land uses, as proposed. ENVIRONMENTAL REVIEW Reaffirmation of Previous Southtown/Moody E.I.R. The City Council certified the Southtown FEIR in April 2004 (SCH# )(CC Resolution ) and approved the overall master plan for development of the Southtown area including the Southtown Park and Fire Station 75. The information in the initial study checklist supports the determination that the current proposal for development of Fire Station 75 is within the scope of the previously certified FEIR, including the Statement of Findings and Overriding Considerations. No additional environmental review is required. FISCAL IMPACT The Community Development Department s review and processing of the Design Review was funded by Planning application fees. The construction of the fire station will be funded by Development Impact Fees (DIF) and Community Benefit Contribution (CBC) fees. And, the operation and maintenance of the fire station will be funded by Community Facility District 11 (Southtown development area). 4

5 CONCLUSION The applicant is proposing to construct the planned Southtown Fire Station 75. Staff is supportive of the applicant s request, because: (1) the applicant has submitted a Design Review request in accordance with the Code; (2) the project meets the requirements of the Southtown/Moody E.I.R. and Development Agreement, which identified the need for a fire station in the Southtown area; (3) the project has been designed to be compatible with the design of surrounding homes; (4) the proposed fire station will enhance public safety for Southtown residents and the adjoining areas in the City; and (5) the placement and operation of the fire station will enhance the livability of the Southtown development area and adjoin land uses. RECOMMENDATION By simple motion, that the Planning Commission approve the resolution of the Planning Commission of the City of Vacaville approving the Southtown Fire Station 75 Design Review, subject to the conditions of approval. ATTACHMENTS: Exhibit A Conditions of Approval Exhibit B Location Map Exhibit C Map of Southtown Development Area Exhibit D Site Plan Exhibit E Floor Plan Exhibit F Landscape Plan Exhibit G Exterior Elevations 5

6 RESOLUTION NO RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF VACAVILLE APPROVING THE SOUTHTOWN FIRE STATION 75 DESIGN REVIEW WHEREAS, the Planning Commission of the City of Vacaville conducted a hearing on January 20, 2015 to consider a Design Review request for Southtown Fire Station 75, relating to the following described property: 111 Cogburn Circle APN WHEREAS, the public hearing before the Planning Commission was duly noticed in accordance with applicable state law and the Vacaville Land Use and Development Code requirements; and WHEREAS, the Planning Commission received testimony from City staff, the applicant, and all interested persons regarding the proposed project; and WHEREAS, the Planning Commission determined that the previous Southtown/Moody Environmental Impact report (EIR) has adequately addressed the potential impacts of the project in accordance with the California Environmental Quality Act (CEQA) and finds: 1. That the proposed project is within the scope of the 2004 Southtown/Moody E.I.R.; 2. That no new significant effects will occur or no new mitigation measures are required; 3. That the previous resolution and conditions of approval, adopted with the 2004 Southtown/Moody E.I.R. have been incorporated into the project approval; and 4. That no new environmental document is required. WHEREAS, the Planning Commission has reviewed and considered the Design Review for Southtown Station 75, and finds that the request is supported by the following findings of fact as required by Section (Design Review) of the City of Vacaville Land Use and Development Code: 1. That the project is consistent with the goals, objectives, and policies of the General Plan, the Zoning Ordinance, and the Development Code; The Land Use and Development Code requires a Design Review approval for the fire station, which the applicant is requesting in order to be in compliance with the General Plan and the Land Use and Development Code. 2. That the proposed project is consistent with the standards and regulations of the applicable zoning district, and is consistent with any other approvals for the site; The project site is zoned for Community Facilities (CF), which allow public structures such as fire stations. In addition, the previous Southtown development project anticipated and required a fire station in the general location that the project is being proposed. 6

7 3. That the subject site is suitable for the type and intensity of use or development proposed, and that the design, size, and other physical characteristics of the proposed use are compatible with adjacent uses, or with adjacent natural resources; As designed and conditioned, the project site is suitable for the type and intensity of use of the development. As proposed and conditioned staff is not anticipating any land use impacts to adjoining uses because the parcel was previously identified as the site of a future fire station. All previous approvals including environmental documentation included a fire station at the proposed location. 4. That the proposed uses will not be detrimental to the public health, safety, or welfare of the community; The proposed fire station will not be detrimental to the community. The operation of the fire station will be a benefit to the community. 5. That adequate public facilities and services are available to serve the site or will be made available concurrent with the proposed development; The project site has been anticipated for the development of a fire station. Adequate public facilities are available to serve the site. 6. That projected traffic levels and levels of service are, or as result of conditions of approval, will be consistent with the policies of the Transportation Element of the General Plan; The operation of a fire station will not impact traffic levels of levels of service. 7. That the project is consistent with any design guidelines adopted pursuant to Section (C) of Division 14.01, Administration, of this Title, for the type of use or structure proposed. As designed and conditioned, the proposed project is consistent with the City s design guidelines. NOW, BE IT RESOLVED that the Planning Commission does hereby approve the Southtown Fire Station 75 Design Review at 111 Cogburn Circle, subject to the conditions of approval in EXHIBIT A, attached hereto and incorporated herein by reference. I HEREBY CERTIFY that the foregoing resolution was introduced and passed at a regular meeting of the Planning Commission of the City of Vacaville, held on the 20 th day of January, 2015, by the following vote: ATTEST: AYES: NOES: ABSENT: Barton Brierley, AICP, Director of Community Development 7

8 I. Standard Conditions of Approval: EXHIBIT A SOUTHTOWN FIRE STATION 75 Design Review Conditions of Approval 111 Cogburn Circle File No The applicant (City of Vacaville) shall comply with the applicable Standard Conditions of Approval. In the event of a conflict between the Standard Conditions of Approval and these Conditions, these conditions shall prevail. II. Project Specific Conditions of Approval: PLANNING 1. This action approves a Design Review request to construct an approximately The project proposal is to construct an approximately 9,000 sq. ft. fires station for the Southtown development area, Fire Station 75. The project is a 1.01-acre parcel located at the southwest corner of Cogburn Circle and Vanden Road. The proposed facility includes dormitory rooms, bathrooms, kitchen, exercise room, and offices. A more detailed list of uses is identified further below in the staff report. A summary of the project is identified below: Main Building & Apparatus Room Five Dormitory Rooms Ten Beds Two Bathrooms Captain s Bathroom Captain s Office Office Public Toilet Dayroom & Kitchen Exercise Room Circulation, Utility, and Storage Spaces Site Improvements Vehicular Concrete Paving Emergency Generator Enclosure Covered Trash Enclosure Fuel Tank Lighted Monument Sign Lighted Flag Pole Landscaping (Ground Cover and trees) Wrought-iron Perimeter Fence Laundry & Extractor Decontamination Turnout Gear Storage Room Any modifications to approved plans or project description shall be subject to review and approval by the Community Development Director and may require additional entitlements. 2. This approval shall expire on January 20, 2017, unless Building Permits are issued and construction commenced and diligently pursued prior to the expiration date, or an application for a time extension is filed prior to the expiration date. 8

9 3. Plans submitted for Building Permits shall be in substantial compliance with plans approved by this action, and dated January 20, 2015, expect as modified by these conditions. Any modifications to the use, building, site or project description shall be subject to review and approval by the Community Development Director and may require a separate Planning entitlement review process. 4. The Project Specific and Standard Conditions of Approval set forth herein shall run with the land and shall apply to the Project Applicant and to all future owners of the property. (Cohn v. County Board of Supervisors (1955) 135 Cal. App. 2d 180, 184) 5. Plans submitted for Building permits shall include a cover letter identifying the sheet numbers that correspond to each condition of approval. 6. The fuel tank and trash enclosure shall not line up with any structure in the park. 7. The areas around the PG&E transformer shall include evergreen shrubs to screen the fixture. 8. There shall be no artificial turf on the project site. All landscape areas shall consist of natural turf/grass and ground cover. 9. The final exterior colors shall be submitted for review and approval by the Community Development Director and the Fire Chief, prior to submittal of plans for Building Permits. 10. Plans submitted for Building Permits shall include the following enhancements to the exterior of the building, subject to review and approval by the Director of Community Development: a. All split-face and smooth face block shall be integral color block, rather than painted block. b. All doors and windows shall have foam pop-out trims. c. The seat wall in the front yard shall be split-face block to match the building. d. The height of the wainscoting shall be a minimum three (3) feet on all elevations. e. The columns on the front entry door, and the apparatus bay doors shall include block cap, similar to cap for the wainscoting. f. The columns on the west elevation shall include a block cap, similar to the cap for the wainscoting. g. Decorative light fixtures shall be placed on the columns of the entry door. h. Exterior building light fixtures shall consist of a decorative design. Where exterior light fixtures are identified on block materials, those fixtures shall be decorative up/down light fixtures. i. The exterior light fixtures on the exterior columns of the apparatus bay shall be lowered to accommodate the up/down lighting effects, and to avoid lighting and glare impacts to adjoining land uses. j. Parking lot light poles shall be a low profile decorative design. k. All light poles shall have shields to ensure glare from the lights do not impact adjoining land uses. l. The perimeter fence shall be a six (6) ft. high decorative wrought-iron design. 9

10 11. Plans submitted for Building Permits shall include the Final Landscape Plan, and shall include the following: a. Landscaping adjoining the staff parking spaces shall include evergreen vines/climbing plants to screen the vehicles. b. One staff parking space shall be removed and replaced with a landscape planter to accommodate a shade tree. 12. Plans submitted for Building permits shall include a photometric plan. This plan shall comply with the Performance Standards of the Land Use and Development Code, and shall be subject to review and approval by the Community Development Director. 13. The site plan shall include one bicycle rack with not less than five spaces for bicycles. The racks shall be conveniently located near the main entrance to the building and shall not interfere with parking or pedestrian areas. 14. Roof-mounted equipment shall not exceed the height of any parapet or equipment well. Plans submitted for building permits shall include: (1) building cross-sections; (2) maximum height of units; (3) maximum height of equipment pads/curbs; (4) low and high parapet heights; and (5) a statement confirming that no roof units will exceed the height of the lowest parapet. A statement by the Mechanical Engineer shall be placed on the plans verifying that the roof units shall not exceed the height of low or high parapets. It shall be the responsibility of the property owner to ensure equipment curbing and final unit sizes do not result in visible roof units/equipment. Please note the final inspection approvals from Planning shall not be granted if the proposed project includes visible roof units/equipment. As an alternative, equipment may be installed on the ground, subject to decorative (trellis wood) screening and landscaping. 15. Section (D) of the City of Vacaville Land Use and Development Code states: A permit or entitlement may be revoked for reasons which include, but are not limited to, any of the following: (1) Failure to comply with the original approval or with one or more of the project conditions as originally approved; or the construction or development of the subject property is not in conformance with the project as approved; (2) Upon a determination that the permit or entitlement was obtained or extended upon fraud or misrepresentation; and (3) Upon a determination that the project violates a provision of the Municipal Code or is not operating in conformance with the performance standards. 16. The applicant (City of Vacaville) shall comply with these conditions of approval and all applicable provisions of the Vacaville Municipal Code (Zoning, Subdivision, Building Codes, etc.), the Vacaville General Plan and any applicable policy plan or specific plan, as such provisions may be amended from time to time including, but not limited to, Vacaville Municipal Code Section , which requires, except as otherwise provided by law (e.g. Government Code ) that the Applicant shall defend, indemnify, and hold harmless the City and its officials and employees in any action, claim or proceeding brought by any person or entity to overturn, set aside, or void any permit, entitlement, or approval issued or granted by the City. The City shall promptly notify the Applicant of any such action, claim or 10

11 proceeding and the City shall cooperate with Applicant in the defense thereof without contributing to the cost of such defense. 17. The applicant (City of Vacaville) shall indemnify, defend and hold the City of Vacaville and its officers and employees harmless against all claims, suits or actions made against them arising out of or in connection with the ownership, occupancy, use or development of the project site, or any portion thereof, including the installation or construction of improvements thereon; however, this duty to indemnify and defend shall not extend to any claim, suit or action arising solely from the City or its officers or employees' negligence or misconduct. In addition, the Applicant shall comply with the requirements of Vacaville Municipal Code Section FIRE At the time a design-build team is hired, all requirements identified below, codes and local amendments shall be met. 18. Approved address numbers shall be provided for the station. Such numbers shall contrast with their background and be readily visible from the street 19. The applicant shall provide a minimum of one 2A-10:BC fire extinguisher per 1,500 square feet with a maximum of 75 feet travel distance from any location within the building. (Verify locations of extinguishers with the Fire Inspector prior to installation). (CFC and Vacaville Fire Dept. Policy). All signage and labels shall be provided. Additional types and sizes of fire extinguishers will also be required for the fuel dispensing and the generator. 20. All work shall be in conformance with California Fire Code Chapter 33, Fire Safety During Construction and Demolition and NFPA 241 Safeguarding Construction, Alteration, and Demolition Operations. 21. A hazard rating diamond shall be posted in a visible area when hazardous materials are stored per NFPA An automatic shut off in the main supply-air duct for smoke control shall be provided for air-moving systems supplying air exceeding 2,000 CFM. The actuation of smoke detectors within the air ducts shall interrupt the power source of the air-moving equipment and shall activate the building fire alarm system. Such duct detectors shall be supervised by the fire alarm system. (609) CMC. Demonstration of this operation will be required prior to occupancy. 23. Driveways and fire apparatus access roads shall be at least 20 feet wide and able to hold 70,000 pounds. 24. Fire sprinklers shall be required per the most current edition of NFPA and CFC. 25. Fire hydrants shall be required, locations shall be determined during plan review. 26. A fire alarm shall be required per the most recent edition of NFPA 72, NFPA 13 and CFC. 27. Fire lanes shall be required and have signage where needed. 11

12 28. Deferred submittals to the Vacaville Fire Department shall be required for underground fire lines, fire hydrants, fire sprinklers, fire alarm, generator tank and under or above ground tanks for fuel dispensing. 29. Fire flow shall meet the requirements of the CFC for the building type and size. 30. FDC and PIV locations shall be approved by the Vacaville Fire Department prior to install. The current location for the PIV and double check is not acceptable to the Vacaville Fire Department. 31. The project shall comply with the 2013 CFC, All NFPA Standards and Title A Fire inspector shall be present during flushing of all fire lines and testing. 33. Thrust blocks and kickers for fire line shall be inspected by a fire inspector prior to cover-up. 34. An approved water supply and emergency vehicle access shall be completed prior to any combustible materials being allowed on the project site. Please contact Jill Childers at (707) for a clearance letter prior to receiving any combustible materials at this site. Note: Plan Checks for Fire Department permits are a minimum four weeks out. 35. The applicant shall submit three (3) complete sets of automatic fire sprinkler system plans, hydraulic calculations, and specifications to the Fire Department, conforming to NFPA 13, for review and approval prior to installation. (1001.3) CFC All concealed combustible spaces formed by composite wood joist construction shall be protected by fire sprinklers. When such spaces are allowed to be unsprinklered combustible concealed spaces, the minimum remote sprinkler design area shall not be less than 3,000 square feet. 36. Submit two (2) complete sets of underground private fire hydrant and fire service water main piping plans and specifications to the Fire Department, conforming to NFPA 24, for review and approval prior to installation. Submittal shall include underground piping plan, underground trench detail showing depth of burial and type of backfill, construction installation drawing of PIV and FDC, manufacturer s specifications of piping, valves, joints and fittings, and calculated size and locations of thrust blocks. (1001.3) CFC 37. Water supply valves controlling automatic fire sprinkler systems including backflow prevention devices shall be electrically monitored by a UL listed central station where twenty or more sprinklers are required. Provide approved central station supervision for flow and tamper. ( ) CFC / ( ) CBC 38. The applicant shall submit three (3) complete sets of fire alarm system plans, and specifications conforming with NFPA 72 to the Fire Department for review and approval prior to installation indicating the following: (1007 & ) CFC 12

13 a. State Fire Marshal and U.L. listings of all components of fire alarm system including wiring (model numbers for all equipment, devices, and materials). b. Floor plan(s) showing all alarm devices and all room classifications. c. A point to point wiring and alarm system riser diagram. d. Voltage drop and battery calculations. e. Supply calculations showing power consumption of all devices. f. California State License stamp on plan (wet stamp) 39. Prior to occupancy the applicant shall provide proof of maintenance agreements which meet the specifications of California Title 19, NFPA 25 and The applicant submit three (3) complete sets of fire extinguishing system plans, specifications, including manufacturer's specifications, for the protection of commercial-type cooking equipment (conforming to standard UL300) to the Fire Department for review and approval prior to installation. Include provisions for Class K extinguisher(s). (1005.2) CFC. This system shall be required to be maintained per NFPA 96, including duct cleaning. 41. At no time shall any work regulated by the Fire Code or State Fire Marshall Amendments to CCR Title 24 shall be allowed until adequate plans, specifications, and appropriate plan review fees are submitted and approved by the Fire Department. 42. At no time shall the installation of any fire service main, fire hydrant, indicating control valve or fire department connection be allowed until adequate plans, specifications, and appropriate plan review fees are submitted and approved by the Fire Department. 43. At no time shall the installation of any fire sprinkler pipe be allowed until adequate plans, specifications, and appropriate plan review fees are submitted and approved by the Fire Department. 44. At no time shall the installation of any fire alarm devices or material be allowed until adequate plans, specifications, and appropriate plan review fees are submitted and approved by the Fire Department. 45. The applicant shall contact the Fire Department at (707) (minimum two working days notice required) for required inspections. Final inspection will need to be scheduled with your Building Inspector. 46. Additional annual permits may be required prior to occupancy. 13

14 NEW ALAMO CREEK VIA DEL SOL WIMBLEDON DRIVE NUT TREE ROAD COGBURN WAY NEWCASTLE DRIVE MAGNOLIA PARK OPAL WAY VANDEN ROAD CITY OF VACAVILLE COMMUNITY DEVELOPMENT DEPARTMENT SOUTHTOWN FIRE STATION 75 VANDEN ROAD AND COGBURN CIRCLE (APN ) FILE NO LOCATION MAP PROJECT SITE PARCELS

15

16

17

18

19

20