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Home My WebLink About04-18-2016 ARC Item 1 - 179 Cross StreetARCHITECTURAL REVIEW COMMISSION AGENDA REPORT SUBJECT: Review of the development of three commercial warehouse buildings totaling 29,280 square feet, including a request for a 10% parking reduction, with a categorical exemption from environmental review. PROJECT ADDRESS: 179 Cross Street BY: Kyle Bell, Assistant Planner Phone Number: 781-7524 E-mail: kbell@slocity.org VIA: Tyler Corey, Housing Programs Manager FILE NUMBER: ARCH-2232-2015 FROM: Doug Davidson, Deputy Director RECOMMENDATION: Adopt the Draft Resolution (Attachment 1) which approves the project, based on findings, and subject to conditions. SITE DATA Applicant Cross Street 179, LLC Submittal Date February 17, 2016 Complete Date March 14, 2016 Zoning C-S-SP (Airport Area Specific Plan) General Plan Services & Manufacturing Site Area ~2.66 Acres Environmental Status Categorically exempt under Class 32, In-fill Development Projects; Section 15332 of the CEQA Guidelines SUMMARY The applicant, Cross Street 179, LLC, is proposing to construct three new warehouse buildings within the Airport Area Specific Plan totaling in 29,280 square feet. The project has been designed to be consistent with the Community Design Guidelines and the Airport Area Specific Plan. However, the applicant is requesting a parking reduction of 10% to reduce the required parking from 91 spaces to 82 to allow for future flexibility in tenant options (105 parking spaces provided in development plan). Meeting Date: April 18, 2016 Item Number: 1 ARC1 - 1 ARCH-2232-2015 179 Cross Street Page 2 1.0 COMMISSION’S PURVIEW The ARC’s role is to review the project in terms of its consistency with the Community Design Guidelines (CDG), Airport Area Specific Plan (AASP) and applicable City standards. 2.0 PROJECT INFORMATION 2.1 Site Information/Setting: Site Size ~2.66 acres Present Use & Development San Luis Obispo Regional Transit Authority (RTA) Land Use Designation Commercial Services (C-S-SP) within Airport Area Specific Plan Access Cross Street & Suburban Road Surrounding Use/Zoning North: C-S-SP (Medical Services, Industrial Research) South: C-S-SP (Retail, Medical Services, Light Industrial) East: C-S-SP (Light Industrial) West: C-S (Personal Storage Facility) 2.2 Project Description: The proposed project includes the following (Attachment 3, Project Plans): 1. Redevelopment: New warehouse buildings totaling in approximately 29,280 square feet, including parking areas and new landscaping. a. Three new two-story buildings located behind the existing RTA building b.Designed to accommodate warehousing, or light manufacturing or other uses allowed in the AASP c.Open floor plan with accessory office space on the second floor d. Shared parking reduction (10%) 2.Design: Agrarian architectural style with; a.Corrugated metal roofs and siding with large overhangs and braces b. Metal awnings and aluminum framed windows with divided lights c. Walk-up storefronts and overhead roll up doors d.Concrete stem wall along the base of each building Table 2.2: Project Statistics Item Proposed 1 Ordinance Standard 2 Street Yard setback 5 feet (parking) 5 feet (parking) Side Yard Setbacks 0 feet None Max. Height of Structure(s) 31.5 feet 36 feet Coverage (buildings parking, & landscaping) ~89% 11% 90% (Buildings and Parking) 10% (Landscaping) Parking Spaces Vehicle Motorcycle Bicycle 105 6 19 91 5 14 Notes: 1. Applicant’s project plans 2.Airport Area Specific Plan (AASP) ARC1 - 2 ARCH-2232-2015 179 Cross Street Page 3 3.0 PROJECT ANALYSIS Since the adoption of the AASP, projects within the specific plan area need not be reviewed for consistency with the County’s Airport Land Use Plan if the City finds the project consistent with the AASP. The AASP includes regulations that include design standards as well as property development standards such as density, setbacks and parking. 4.1 Site Plan: The AASP identifies the importance of new development’s relationship to the street and the public domain. New development is encouraged to consciously consider how its design can positively influence the aesthetic character of the streetscape, it is important that the needs of pedestrians, whether employees, customers or visitors, be sensitively planned for within individual sites. Building orientations should also consider the natural setting of the area and include physical and visual connections between development areas and open space areas. (AASP Community Design 5-10) Building Orientation: The existing building on the site is oriented parallel to the street that includes architecturally articulated entry features facing the street with one double-loaded parking bay between the street and the front of the building. The applicant has proposed the three new buildings toward the rear of the lot that include the majority of the parking behind and along the sides of the buildings. The buildings have been divided up among the site behind existing structures to coordinate with established development patterns adjacent to the site that continue to preserve views of the surrounding open space and landforms from within the site development. Parking: The applicant has designed the parking for the site to be in scale with and visually subordinate to the development and landscape setting of the site by dividing the parking into four separate areas that are linked together through internal pedestrian sidewalks. Vehicle access to the site has been provided through two existing entrances along Cross Street and Suburban Road. A 10% parking reduction in the required number of parking spaces may be granted for development within one-quarter mile of a regularly scheduled transit stop, the subject property is located approximately .2 miles from SLO Transit Line 2. The applicant has provided additional parking in excess of the AASP requirement (14 spaces). . The request for a 10% reduction is to provide flexibility of the types of uses for future tenants of the proposed buildings. The parking reduction would reduce the required parking from 91 spaces to 82 spaces (105 parking spaces provided in development plan). Landscaping: The project landscaping includes an attractive landscape pattern that unifies and enhances the quality of the proposed development. The project includes at least 1 tree for very six parking spaces. The AASP encourages outdoor amenities for workers such as areas for eating, and walkways that will link building entries, parking lots, and employee areas by direct routes. The applicant has provided two attractive outdoor areas adjacent to buildings consistent with AASP Goal 5.3, which encourages outdoor amenities such as plazas and seating areas accessible to employees, clients and visitors. ARC1 - 3 ARCH-2232-2015 179 Cross Street Page 4 4.2 Design: The AASP is designated to be primarily a “work” environment, no particular architectural style or character is proposes for the area and a variety of designs are encouraged. However, there is a strong interest in maintaining a connection to the area’s rural agricultural heritage creating a cohesive design framework, and in avoiding standard industrial tract development (AASP Community Design 5-25). Scale and Massing: The applicant has designed the new buildings to be consistent and compatible with the scale of existing buildings on site and in the vicinity. Building height is consistent with adjacent buildings and below the maximum height requirements. Development has been divided between three buildings that helps provide pedestrian areas that are protected from the wind, but have appropriate sun exposure. Materials and Building Façade: The building designs orient entries toward the pedestrian areas that include architectural features that provide visual interest and human scale that include large overhangs, storefronts, awnings, articulated base, windows with divided lights, and articulation through colors and materials. The proposed colors of the three buildings are compatible and complementary with the range of natural tones found in the surrounding landscape and adjacent buildings. Public Art: New commercial projects are subject to the City’s Public Art requirements. New commercial projects are encouraged to include public art, however an art in lieu fee may be provide instead of incorporating the public art. The development plans indicate that the applicant would like to pay an in-lieu fee rather than supply an art piece on-site. 5.0 ENVIRONMENTAL REVIEW Although this project is categorically exempt from environmental review, the subdivision that was approved for the development site in September 2004 required environmental review and resulted in a Mitigated Negative Declaration (ER 41-04). The mitigation measures that were adopted for the subdivision will apply to this development plan and included provisions to protect air quality during project construction. Project conditions note the requirement to implement mitigation measures from ER 41-04. The project is categorically exempt under Class 32, In-Fill Development Projects; Section 15332 of the CEQA Guidelines, because the project is consistent with General Plan policies for the land use designation and is consistent with the applicable zoning designation and regulations. The project site occurs on a property of no more than five acres substantially surrounded by urban uses that has no value as habitat for endangered, rare or threatened species as the site is located on an existing developed property. 7.0 ALTERNATIVES 7.1 Continue the project with direction to the applicant and staff on pertinent issues. 7.2 Deny the project. An action denying the application should include findings that cite the basis for denial and should reference inconsistency with the General Plan, AASP, CDG, Zoning Regulations or other policy documents. ARC1 - 4 ARCH-2232-2015 179 Cross Street Page 5 8.0 ATTACHMENTS 1.Draft Resolution 2.Vicinity map 3.Reduced Size Project Plans Included in Committee member portfolio: project plans Available at ARC Hearing: Colors and Materials Board Website Link to AASP: http://www.slocity.org/home/showdocument?id=4294 ARC1 - 5 RESOLUTION NO. ARC-XXXX-16 A RESOLUTION OF THE SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION APPROVING THE DEVELOPMENT OF THREE COMMERCIAL WAREHOUSE BUILDINGS TOTALING 29,280 SQUARE FEET, INCLUDING A REQUEST FOR A 10% PARKING REDUCTION, AS REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS DATED APRIL 18, 2016 179 CROSS STREET (ARCH-2232-2015) WHEREAS, the Architectural Review Commission of the City of San Luis Obispo conducted a public hearing in the Council Hearing Room of City Hall, 990 Palm Street, San Luis Obispo, California, on April 18, 2016, pursuant to a proceeding instituted under ARCH-2232- 2015, Cross Street 179, LLC, applicant; and WHEREAS, the Architectural Review Commission of the City of San Luis Obispo has duly considered all evidence, including the testimony of the applicant, interested parties, and evaluation and recommendations by staff, presented at said hearing. WHEREAS, notices of said public hearing were made at the time and in the manner required by law; and NOW, THEREFORE, BE IT RESOLVED by the Architectural Review Commission of the City of San Luis Obispo as follows: SECTION 1. Findings. The Architectural Review Commission hereby grants final approval to the project (ARCH-2232-2015), based on the following findings: 1. The project will not be detrimental to the health, safety, and welfare of persons living or working at the site or in the vicinity because the project will be compatible with site constraints and the scale and character of the neighborhood. 2. As conditioned, the proposed project is consistent with the General Plan for this location since the project proposes to construct shell buildings that can be utilized for such uses envisioned by the Services and Manufacturing District. 3. The project is consistent with the Airport Area Specific Plan building intensity standards since the proposed building design complies with height, coverage and setbacks for the C-S- SP zone. 4. The design of the project is consistent with the Airport Area Specific Plan design guidelines since the building architecture is compatible to the site and is similar in design and scale to existing buildings within the immediate vicinity. 5. As conditioned, the proposed parking reduction is consistent with the Zoning Regulations and Parking Space Requirements, as all spaces will be kept available for common use. The proposed project is within a one-quarter of a mile from a transit stop and is consistent with Attachment 1 ARC1 - 6 Resolution No. ARC-XXXX-16 179 Cross Street, ARCH-2232-2015 Page 2 the AASP for a parking reduction of ten percent. SECTION 2. Environmental Review. The project is categorically exempt under Class 32, In-Fill Development Projects; Section 15332 of the CEQA Guidelines, because the project is consistent with General Plan policies for the land use designation and is consistent with the applicable zoning designation and regulations. The project site occurs on a property of no more than five acres substantially surrounded by urban uses that has no value as habitat for endangered, rare or threatened species as the site is located on an existing developed property. SECTION 3. Action. The Architectural Review Commission (ARC) hereby grants final approval to the project with incorporation of the following conditions: Planning Division 1. Final project design and construction drawings submitted for a building permit shall be in substantial compliance with the project plans approved by the ARC. A separate, full-size sheet shall be included in working drawings submitted for a building permit that lists all conditions and code requirements of project approval listed as sheet number 2. Reference shall be made in the margin of listed items as to where in plans requirements are addressed. Any change to approved design, colors, materials, landscaping, or other conditions of approval must be approved by the Director or Architectural Review Commission, as deemed appropriate. 2. All pertinent conditions, code requirements, and mitigation measures applicable to this development Per Directors Resolution No. 04-07 approving tentative parcel map SLO 04- 0119 (MS/ER 41-04) shall remain in full force and effect, to the approval of the Public Works and Community Development Directors. 3. Plans submitted for a building permit shall call out the colors and materials of all proposed building surfaces and other improvements. Colors and materials shall be consistent with the color and material board submitted with Architectural Review application. 4. The proposed parking reduction generates a parking requirement of 82 parking spaces. The property owner shall be responsible for maintaining and updating the current parking calculations for the property. The submitted parking calculation shall be shown on plans submitted for building permits. 5. The locations of all lighting, including bollard style landscaping or path lighting, shall be included in plans submitted for a building permit. All wall-mounted lighting fixtures shall be clearly called out on building elevations included as part of working drawings. All wall- mounted lighting shall complement building architecture. The lighting schedule for the building shall include a graphic representation of the proposed lighting fixtures and cut- sheets on the submitted building plans. The selected fixture(s) shall be shielded to insure that light is directed downward consistent with the requirements of the City’s Night Sky Preservation standards contained in Chapter 17.23 of the Zoning Regulations. Attachment 1 ARC1 - 7 Resolution No. ARC-XXXX-16 179 Cross Street, ARCH-2232-2015 Page 3 6. Mechanical and electrical equipment shall be located internally to the building. With submittal of working drawings, the applicant shall include sectional views of the building, which clearly show the sizes of any proposed condensers and other mechanical equipment. If any condensers or other mechanical equipment is to be placed on the roof, plans submitted for a building permit shall confirm that parapets and other roof features will provide adequate screening. A line-of-sight diagram shall be included to confirm that proposed screening will be adequate. This condition applies to both initial project construction and later building modifications and improvements. 7. A final landscaping plan, including irrigation details and plans, shall be submitted to the Community Development Department along with working drawings. The legend for the landscaping plan shall include the sizes and species of all groundcovers, shrubs, and trees with corresponding symbols for each plant material showing their specific locations on plans. 8. The storage area for trash and recycling cans shall be screened from the public right-of- way. The subject property shall be maintained in a clean and orderly manner at all times; free of excessive leaves, branches, and other landscape material. The applicant shall be responsible for the clean-up of any landscape material in the public right-of-way. 9. The location of any required backflow preventer and double-check assembly shall be shown on all site plans submitted for a building permit, including the landscaping plan. Construction plans shall also include a scaled diagram of the equipment proposed. Where possible, as determined by the Utilities Director, equipment shall be located inside the building within 20 feet of the front property line. Where this is not possible, as determined by the Utilities Director, the back flow preventer and double-check assembly shall be located in the street yard and screened using a combination of paint color, landscaping and, if deemed appropriate by the Community Development Director, a low wall. The size and configuration of such equipment shall be subject to review and approval by the Utilities and Community Development Directors. 10. Any proposed signs are subject to review and approval of the Community Development Department and subject to a sign permit. The Community Development Director shall refer signage to the ARC if signs need an exception or appear to be excessive in size or out of character with the project. 11. The applicant shall defend, indemnify and hold harmless the City and/or its agents, officers and employees from any claim, action or proceeding against the City and/or its agents, officers or employees to attack, set aside, void or annul, the approval by the City of this project, and all actions relating thereto, including but not limited to environmental review (“Indemnified Claims”). The City shall promptly notify the applicant of any Indemnified Claim upon being presented with the Indemnified Claim and the City shall fully cooperate in the defense against an Indemnified Claim. Attachment 1 ARC1 - 8 Resolution No. ARC-XXXX-16 179 Cross Street, ARCH-2232-2015 Page 4 Public Works – Engineering Division 12. The building plan submittal shall show or note that any sections of damaged or displaced curb, gutter & sidewalk or driveway approach shall be repaired or replaced to the satisfaction of the Public Works Director. 13. The building plan submittal shall correctly reflect the right-of-way width, location of frontage improvements, front property line location, and all existing and proposed easements. 14. Development of the driveway and parking areas shall comply with the Parking and Driveway Standards for dimension, maneuverability, slopes, drainage, and materials. Alternate paving materials are recommended for water quantity and/or quality control purposes and in the area of existing or proposed trees and where the driveway or parking area may occur within the dripline of any tree. Alternate paving material shall be approved to the satisfaction of the Community Development Director. 15. The building plan submittal shall show all required short-term and long-term bicycle parking per M.C. Section 17.16, Table 6.5, and in accordance with standards contained in the 2013 Bicycle Transportation Plan, 2010 Community Design Guidelines, and any project specific conditions to the satisfaction of the Community Development Director. Include details and detail references on the plans for the proposed bicycle parking facilities and/or racks. The building plans shall provide a detailed site plan of any racks. Show all dimensions and clearances to obstructions per city standard. 16. The building plan submittal shall show all trash enclosure drainage and treatment in compliance with City Engineering Standard 1010B. Provisions for trash, recycle, and green waste containment, screening, and collection shall be approved to the satisfaction of the City and San Luis Obispo Garbage Company. The respective refuse storage area and on- site conveyance shall consider convenience, aesthetics, safety, and functionality. 17. The building plan submittal shall include a complete site utility plan. All existing and proposed utilities along with utility company meters shall be shown. Existing underground services shall be shown along with any proposed alterations or upgrades. All work in the public right-of-way shall be shown or noted. 18. The building plan submittal shall include a complete grading, drainage and topo plan. The grading and drainage plan shall show existing structures and grades located within 15’ of the property lines in accordance with the grading ordinance. The plan shall consider any historic offsite drainage tributary to this property that may need to be conveyed along with the improved on-site drainage. This development will alter and/or increase the storm water runoff from this site. The improved or altered drainage shall be directed to the street and not across adjoining property lines unless the drainage is conveyed within recorded easements or existing waterways. Attachment 1 ARC1 - 9 Resolution No. ARC-XXXX-16 179 Cross Street, ARCH-2232-2015 Page 5 19. The building plan submittal shall include a complete drainage report in compliance with the previous subdivision MS 41-04 and the Post Construction Stormwater Requirements of the Regional Water Quality Control Board. 20. The building plan submittal shall show compliance with the Post Construction Stormwater Requirements as regulated by the Regional Water Quality Control Board for redeveloped sites. Include a complete Post Construction Stormwater Control Plan Template as available on the City’s Website. 21. An operations and maintenance manual will be required for the post construction stormwater improvements. The manual shall be provided at the time of building permit application and shall be accepted by the City prior to building permit issuance. A private stormwater conveyance agreement will be required and shall be recorded prior to final inspection approvals. 22.EPA Requirement: General Construction Activity Storm Water Permits are required for all storm water discharges associated with a construction activity where clearing, grading or excavations result in land disturbance of one or more acres. Storm water discharges of less than one acre, but which is part of a larger common plan of development or sale, also requires a permit. Permits are required until the construction is complete. To be covered by a General Construction Activity Permit, the owner(s) of land where construction activity occurs must submit a completed "Notice of Intent" (NOI) form, with the appropriate fee, to the State Regional Water Quality Control Board. An application is required to the State Board under their recently adopted Stormwater Multi-Application, Reporting, and Tracking System (SMARTS). 23. The building plan submittal shall include a copy of the Storm Water Pollution Prevention Plan (SWPPP) for reference. Incorporate any erosion control measures into the building plans as required by the Board, identified in the SWPPP, and in accordance with Section 10 of the city’s Waterways Management Plan. The building plan submittal shall include reference to the WDID number on the grading and erosion control plans for reference. 24. The building plan submittal shall show all existing trees on the property with a trunk diameter of 3" or greater. Offsite trees along the adjoining property lines with canopies and/or root systems that extend onto the property shall be shown for reference. The plan shall note which trees are to remain and which trees are proposed for removal. Include the diameter and species of all trees. Tree canopies should generally be shown to scale for reference. Tree removals may require approval by the City Arborist and/or Tree Committee. The plan shall show all existing and proposed street trees. 25. The building plan submittal shall show all existing and proposed street trees. Street trees are generally required at a rate of one 15-gallon street tree for each 35 linear feet of frontage. The City Arborist shall approve tree species and planting requirements. 26. Tree protection measures shall be implemented to the satisfaction of the City Arborist. The Attachment 1 ARC1 - 10 Resolution No. ARC-XXXX-16 179 Cross Street, ARCH-2232-2015 Page 6 City Arborist shall review and approve the proposed tree protection measures prior to commencing with any demolition, grading, or construction. The City Arborist shall approve any safety pruning, the cutting of substantial roots, or grading within the dripline of trees. A city-approved arborist shall complete safety pruning. Any required tree protection measures shall be shown or noted on the building plans. . Fire Department 27. Fire Department Access to Equipment: Rooms or areas containing controls for air-handling systems, automatic fire-protection systems, or other diction, suppression or control elements shall be identified for use by the fire department and shall be located in the same area. A sign shall be provided on the door to the room or area stating “Fire Sprinkler Riser” and “Fire Alarm Control Panel”. Show fire sprinkler riser (for each building) located in a room with exterior door access. 28. 2013 California Building Code Chapter 7A, Materials and construction methods for exterior wildfire exposure. This project shall meet the following requirements of CBC Chapter 7A to help keep your structure safe in the event of a wild land fire. 1) Each building shall have a Class- A fire-rated roof assembly. 2) All vents, including attic, roof, eve, and subfloor, must be corrosion resistant and noncombustible, to resist flame and ember intrusion. 3) Exterior building siding must be noncombustible material. Utilities Department 29. During Building Permit review, applicant shall provide a Utility Plan with the water meter size identified for each proposed building. Applicant shall confirm that the existing service/manifold stubbed at the three existing meter boxes is adequate to support the proposed meters. 30.The property’s existing sewer lateral to the point of connection at the City main must pass a pipeline video inspection (visual inspection of the interior of the pipeline), including repair or replacement, as part of the project. The pipeline video inspection shall be submitted during the Building Permit Review Process for review and approval by the Utilities Department prior to issuance of a Building Permit. Additional information is provided below related to this requirement: The pipeline video inspection shall be submitted on USB drive and shall be in color. The inspection shall be of adequate resolution in order to display pipe. Material submitted shall include the project address and a scaled plan of the building and the lateral location to the connection at the City sewer main. The inspection shall include tracking of the pipeline length (in feet) from the start of the inspection to the connection at the City sewer main. It is optional to provide audio on the report to explain the location, date of inspection, and pipeline condition observations. Attachment 1 ARC1 - 11 Resolution No. ARC-XXXX-16 179 Cross Street, ARCH-2232-2015 Page 7 31. If commercial uses in the project include food preparation, provisions for grease interceptors and FOG (fats, oils, and grease) storage within solid waste enclosure(s) shall be provided with the design. These types of facilities shall also provide an area inside to wash floor mats, equipment, and trash cans. The wash area shall be drained to the sanitary sewer. 32. Where vehicles are serviced, greased, repaired, or washed, separators shall be provided to prevent the discharge of oil, grease, and other substances harmful or hazardous to the City’s wastewater collection system consistent with City standards. 33. Applicant shall provide a Maximum Applied Water Allowance calculation as required by the Water Efficient Landscape Ordinance; Chapter 17.87 of the City’s Municipal Code. The project’s estimated total water use (ETWU) may not exceed 50 percent of maximum applied water allowance (MAWA) which is required during the declared drought emergency. Code Requirements 1. New buildings citywide shall incorporate the following construction methods and materials: Ignition resistant exterior wall coverings; Fire sprinkler protection in attic areas (at least one “pilot head”); Ember resistant vent systems for attics and under floor areas, protected eaves, and Class ‘A’ roof coverings as identified in the California Building Code Chapter 7A. On motion by Commissioner ___________, seconded by Commissioner _____________, and on the following roll call vote: AYES: NOES: REFRAIN: ABSENT: The foregoing resolution was passed and adopted this 18th day of April, 2016. _____________________________ Doug Davidson, Secretary Architectural Review Commission Attachment 1 ARC1 - 12 M-SP C-S-SP C-S M-SP M-SP M-SP C-S C-C C-S-SP C-S-SP C-S-PD R-2-S SUBURBAN TANK FARM LO N G CROSS SH O R T OL D W I N D M I L L VICINITY MAP ARCH-2232-2015179 CROSS STREET ¯ ARC1 - 13 JO B N U M B E R SH E E T N U M B E R RE V I S I O N S S H E E T T I T L E J O B T I T L E 3 3 0 S . 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A L L O W A B L E : 7 5 % ) SI D E R E Q ' D . / A C T U A L : 75 ' / 8 5 ' RE A R R E Q ' D . / A C T U A L : LA N D S C A P E C O V E R A G E : OV E R L A Y Z O N I N G : S P E C I A L & A I R P O R T A R E A S P E C I F I C P L A N SI T E S U M M A R Y DE N S I T Y - A L L O W A B L E / A C T U A L : GR O S S L O T A R E A : LO T C O V E R A G E : LO C A L Z O N I N G : AP N : LE G A L D E S C R I P T I O N : 2. 6 6 A C R E S ( 7 2 , 7 3 7 S Q . F T . / ) 05 3 - 2 5 7 - 0 3 2 ST A T E O F C A L I F O R N I A , A C C O R D I N G T O T H E M A P R E C O R D E D O N J U N E 2 0 , 2 0 0 6 C- S C O M M E R C I A L S E R V I C E S PA R C E L 3 2 O F P A R C E L M A P 0 7 6 - 3 5 , I N T H E C O U N T Y O F S A N L U I S O B I S P O , AD J A C E N T U S E : A G R I C U L T U R E NO R T H SO U T H EA S T WE S T CO M M E R C I A L S E R V I C E S CO M M E R C I A L S E R V I C E S CO M M E R C I A L S E R V I C E S PR O P O S E D U S E : NE W S H E L L B U I L D I N G 24 D E N S I T Y U N I T S P E R A C R E 10 ' / 1 8 ' SE T B A C K S - F R O N T R E Q ' D . / A C T U A L : 0' / 2 ' OF F I C E ( B ) / W A R E H O U S E ( S - 2 ) IN B O O K 5 5 , P A G E 2 5 7 O F P A R C E L M A P S *F O R D E T A I L E D C A L C U L A T I O N S S E E S I T E P L A N [ D P 2 . 0 ] TO T A L R E Q U I R E D B E F O R E R E D U C T I O N : EX I S T I N G R T A BU I L D I N G A BU I L D I N G B BU I L D I N G C 48 15 16 12 SU B T O T A L : 9 1 SH A R E D U S E P A R K I N G R E D U C T I O N ( L E S S 1 0 % ) TO T A L R E Q : 8 2 TO T A L P R O V I D E D : 10 5 AC C E S S I B L E S P A C E S : TO T A L R E Q U I R E D 5 TO T A L P R O V I D E D 6 VA N R E Q U I R E D 1 VA N P R O V I D E D 5 BI C Y C L E S P A C E S LO N G T E R M R E Q I R E D 11 LT . P R O V I D E D 11 SH O R T T E R M R E Q U I R E D 3 ST . P R O V I D E D 8 MO T O R C Y C L E S P A C E S RE Q U I R E D 5 PR O V I D E D 6 SI D E R E Q ' D . / A C T U A L : 0 ' / 5 ' PA R K I N G TY P E , F I R E S P R I N K L E R E D ( D E S I G N B Y O T H E R S ) OF F I C E S / W A R E H O U S E PR O P O S E D U S E : WA R E H O U S E ( S - 2 ) & O F F I C E ( B ) SI N G L E S T O R Y P L U S M E Z Z A N I N E 12 5 ' 40 F E E T 1' 12 5 . 5 ' 16 5 . 5 ' BU I L D I N G A 40 ' 12 6 ' MA X . B L D G . E L E V A T I O N A L L O W E D PL U S M A X . H G T . AV E R A G E E L E V A T I O N DI F F E R E N C E AC T U A L B L D G . H E I G H T E L E V A T I O N LO W N A T U R A L G R A D E E L E V A T I O N HI G H N A T U R A L G R A D E E L E V A T I O N MA X . A L L O W A B L E B L D G . H E I G H T 10 , 3 0 0 16 , 6 6 0 SQ . F T . SQ . F T . SQ . F T . 26 , 9 6 0 2N D F L O O R : 1S T F L O O R : SU B T O T A L : BU I L D I N G S U M M A R Y NU M B E R O F S T O R I E S : CO N S T R U C T I O N T Y P E : OC C U P A N C Y G R O U P ( S ) : ZO N I N G G O V E R N S VB RT A B U I L D I N G - E X I S T I N G 1, 4 6 5 8, 7 3 3 SQ . F T . SQ . F T . SQ . F T . 10 , 1 9 8 ME Z Z A N I N E : 1S T F L O O R : SU B T O T A L : BU I L D I N G A 1, 4 0 4 9, 1 0 0 SQ . F T . SQ . F T . SQ . F T . 10 , 5 0 4 ME Z Z A N I N E 1S T F L O O R : SU B T O T A L : BU I L D I N G B 1, 0 9 5 7, 4 7 8 SQ . F T . SQ . F T . SQ . F T . 8, 5 7 8 ME Z Z A N I N E 1S T F L O O R : SU B T O T A L : BU I L D I N G C 15 9 . 1 4 ' BU I L D I N G B 1 5 6 . 6 1 ' BU I L D I N G C 1 5 4 . 4 4 ' BU I L D I N G A R E A BU I L D I N G H E I G H T 15 4 8 3 2. 1 1 . 1 6 -- -- -- 1 7 9 C R O S S S T R E E T T A N K F A R M C O M M E R C E P A R K S A N L U I S O B I S P O SI T E 75 0 I N D U S T R I A L W A Y SA N L U I S O B I S P O , C A 9 3 4 0 1 TH E G A S C O M P A N Y 80 0 - 4 2 7 - 2 0 0 0 80 0 - 6 4 2 - 2 4 4 4 UN D E R G R O U N D S E R V I C E S 80 0 - 7 4 3 - 5 0 0 0 CH A R T E R C O M M U N I C A T I O N S 27 0 B R I D G E S T R E E T 80 0 - 6 4 0 - 6 9 5 9 PA C I F I C G A S & E L E C T R I C SA N L U I S O B I S P O , C A 9 3 4 0 1 SA N L U I S O B I S P O , C A 9 3 4 0 1 40 6 S . H I G U E R A S T R E E T SA N L U I S O B I S P O , C A 9 3 4 0 1 CI T Y P O L I C E D E P A R T M E N T (8 0 5 ) 7 8 1 - 7 3 1 7 10 4 2 W A L N U T S T R E E T (8 0 5 ) 7 8 1 - 7 2 1 0 SA N L U I S O B I S P O , C A 9 3 4 0 1 21 9 1 J O H N S O N A V E N U E (8 0 5 ) 7 8 1 - 5 5 0 0 CO U N T Y H E A L T H D E P A R T M E N T SA N L U I S O B I S P O , C A 9 3 4 0 1 SA N L U I S O B I S P O , C A 9 3 4 0 1 SA N L U I S O B I S P O , C A 9 3 4 0 1 21 6 0 S A N T A B A R B A R A S T R E E T CI T Y F I R E D E P A R T M E N T CI T Y B U I L D I N G D E P A R T M E N T CI T Y P U B L I C W O R K S (8 0 5 ) 7 8 1 - 7 3 8 0 (8 0 5 ) 7 8 1 - 7 1 8 0 91 9 P a l m S t r e e t 91 9 P a l m S t r e e t SA N L U I S O B I S P O , C A 9 3 4 0 1 19 6 S U B U R B A N R D . AT & T (8 0 5 ) 5 4 6 - 7 3 1 5 S A N L U I S O B I S P O , C A ST A C I E G L E I M @ E A R T H L I N K . N E T EM A I L : TE L : ( 8 0 5 ) 2 2 7 . 4 1 5 9 LA N D R Y T H M CI V I L : RE P : S T A C Y G L E I M 14 3 2 H I G U E R A S T R E E T , S U I T E D SA N L U I S O B I S P O , C A 9 3 4 0 1 LI C : 8 9 6 4 2 8 RS P A U L C O M P A N Y , I N C . CO N T R A C T O R : 14 3 2 H I G U E R A S T R E E T , S U I T E D IN D E X DP 1 - TI T L E S H E E T DP 1 . 1 - EX T E R I O R P E R S P E C T I V E S DP 1 . 2 - EX I S T I N G S I T E DP 2 - SC H E M A T I C S I T E P L A N DP 2 . 1 - SC H E M A T I C L A N D S C A P E DP 2 . 2 - SC H E M A T I C L I G H T I N G DP 3 . 1 - FL O O R P L A N A DP 3 . 2 - FL O O R P L A N B DP 3 . 3 - FL O O R P L A N C DP 4 - EX T . E L E V A T I O N S A DP 4 . 1 - EX T . E L E V A T I O N S B DP 4 . 2 - EX T . E L E V A T I O N S C C1 . 0 - PR E L I M I N A R Y G R A D I N G TO T A L 13 S H E E T S A t t a c h m e n t 3 A R C 1 - 1 4 JO B N U M B E R SH E E T N U M B E R RE V I S I O N S S H E E T T I T L E J O B T I T L E 3 3 0 S . H A L C Y O N R O A D AR R O Y O G R A N D E , C A 9 3 4 2 0 T E L : ( 8 0 5 ) 5 4 4 - 4 3 3 4 F A X : ( 8 0 5 ) 9 0 4 - 6 2 6 8 M I C H A E L C . P E A C H E Y E- M A I L : M W A @ M W A . B Z AP P L . N O : W A Y N E R . S T U A R T DA T E A R C H I T E C T S :W R E O L F A C F I O RE N . 1 2 / 3 1 / 1 7 E C AI L TS T C- 3 1 , 4 2 7 S N C E R A D E NCTA I H TI W A Y N E R .S T U A R T E X T E R I O R P E R S P E C T I V E S B U I L D I N G A T A N K F A R M 1 7 9 C R O S S S T R E E T C O M M E R C E P A R K S A N L U I S O B I S P O B U I L D I N G B B U I L D I N G C A t t a c h m e n t 3 A R C 1 - 1 5 JO B N U M B E R SH E E T N U M B E R RE V I S I O N S S H E E T T I T L E J O B T I T L E 3 3 0 S . H A L C Y O N R O A D AR R O Y O G R A N D E , C A 9 3 4 2 0 T E L : ( 8 0 5 ) 5 4 4 - 4 3 3 4 F A X : ( 8 0 5 ) 9 0 4 - 6 2 6 8 M I C H A E L C . P E A C H E Y E- M A I L : M W A @ M W A . B Z AP P L . N O : W A Y N E R . S T U A R T DA T E A R C H I T E C T S :W R E O L F A C F I O RE N . 1 2 / 3 1 / 1 7 E C AI L TS T C- 3 1 , 4 2 7 S N C E R A D E NCTA I H TI W A Y N E R .S T U A R T E X I S T I N G S I T E 15 4 8 3 2. 1 0 . 1 6 -- -- -- 1 7 9 C R O S S S T R E E T T A N K F A R M C O M M E R C E P A R K S A N L U I S O B I S P O E X I S T I N G S I T E & D E M O 10 ' 2 0 ' 0 4 0 ' TRUE NORTH D E M O K E Y DE M O EX I S T I N G T O R E M A I N A t t a c h m e n t 3 A R C 1 - 1 6 57 ' - 6 " 57 ' - 0 " BA Y W I D T H BA Y W I D T H S B C CT V S B C E X I S T I N G R T A O F F I C E C R O S S S T R E E T [N ] B L D G . B 71 ' 1 2 3 ' [N ] B L D G . C TO T : 1 0 , 5 0 4 s q . f t . 24 P A R K I N G S P A C E S TO T : 8 , 5 7 3 s q . f t . 14 P A R K I N G S P A C E S 10 8 ' 6 6 ' MC UN L O A D I N G ZO N E M C TO T A L : 2 6 , 9 6 0 s q . f t . 42 P A R K I N G S P A C E S r t o t r o ME Z Z A N I N E : 1 , 4 6 5 s q . f t . [N ] B L D G . A 24 P A R K I N G S P A C E S TO T : 1 0 , 1 9 8 s q . f t . FI R S T F L O O R : 8 , 7 3 3 s q . f t . ME Z Z A N I N E : 1 , 4 0 4 s q . f t . FI R S T F L O O R : 9 , 1 0 0 s q . f t . ME Z Z A N I N E : 1 , 0 9 5 s q . f t . FI R S T F L O O R : 7 , 4 8 7 s q . f t . UN L O A D I N G ZO N E 1H ( V A N ) 2 9 10 24 MC UN L O A D I N G ZO N E MC MC FH P L A Z A P L A Z A 65 ' 1 4 0 ' 6 7 12 20 H ( V A N ) 13 21 H ( V A N ) 24 1 10 11 11 12 19 30 31 43 20 H ( V A N ) UN L O A D I N G ZO N E UN L O A D I N G ZO N E UN L O A D I N G ZO N E 1 t r o 1 11 14 H UN L O A D I N G ZO N E 18 ' - 6 " SE T B A C K 20 ' - 0 " SE T B A C K 5' - 0 " S E T B A C K 2' - 0 " S E T B A C K 2'- 0 " S E T B A C K EX I S T I N G W A L K JO B N U M B E R SH E E T N U M B E R RE V I S I O N S S H E E T T I T L E J O B T I T L E 3 3 0 S . H A L C Y O N R O A D AR R O Y O G R A N D E , C A 9 3 4 2 0 T E L : ( 8 0 5 ) 5 4 4 - 4 3 3 4 F A X : ( 8 0 5 ) 9 0 4 - 6 2 6 8 M I C H A E L C . P E A C H E Y E- M A I L : M W A @ M W A . B Z AP P L . N O : W A Y N E R . S T U A R T DA T E A R C H I T E C T S :W R E O L F A C F I O RE N . 1 2 / 3 1 / 1 7 E C AI L TS T C- 3 1 , 4 2 7 S N C E R A D E NCTA I H TI W A Y N E R .S T U A R T S I T E P L A N 15 4 8 3 2. 1 1 . 1 6 -- -- -- 1 7 9 C R O S S S T R E E T T A N K F A R M C O M M E R C E P A R K S A N L U I S O B I S P O C O N C E P T U A L S I T E P L A N 10 ' 2 0 ' 0 4 0 ' TRUE NORTH P A R K I N G C A L C U L A T I O N S R E F E R E N C E N O T E S 1 T Y P I C A L P A R K I N G S T A L L - 9 ' x 1 8 ' - 5 " 2 2 ' - 6 " V E H I C L E O V E R H A N G 3 L O N G T E R M B I K E L O C K E R T Y P . 4 E X I S T I N G F E N C E / G A T E T O B E R E M O V E D 5 D O U B L E C H E C K V A L V E - B A C K - F L O W P R E V E N T I O N 6 C O R N E R S T O N E M O N U M E N T S I G N 7 P R O P O S E D P O L E L I G H T I N G F I X T U R E S S E E L I G H T I N G P L A N 8 1 5 ' M I N C O N C R E T E P A D I N F R O N T O F T R A S H E N C L O S U R E S 9 N E W L A N D S C A P E A N D H A R D S C A P E T O T I E I N T O E X I S T I N G 10 E X I S T I N G P R I V A T E A C C E S S E A S E M E N T 11 E X I S T I N G P R I V A T E D R A I N A G E E A S E M E N T T O B E C O N V E R T E D TO N E W P R I V A T E A C C E S S E A S E M E N T 12 E X I S T I N G P R I V A T E D R A I N A G E E A S E M E N T 13 E X I S T I N G 1 6 . 4 0 ' P U B L I C U T I L I T Y E A S E M E N T 14 E X I S T I N G 9 . 8 4 ' P U B L I C S T R E E T T R E E E A S E M E N T A t t a c h m e n t 3 A R C 1 - 1 7 VI N E S VI N E S VI N E S EX I S T I N G L A N D S C A P E GR O U N D C O V E R S ( T Y P . ) PA R K I N G L O T T R E E S : MIX O F : ME L A L E C U L A Q U I N Q U E N E R V I A PIS T I C I A C H I N E N S I S PR U N U S C E R A S I F E R A ' K R A U T E R V E S U V I U S ' UL M U S P A R V I F O L I A S B C CT V S B C C R O S S S T R E E T UN L O A D I N G ZO N E UN L O A D I N G ZO N E UN L O A D I N G ZO N E UN L O A D I N G ZO N E V TV TV CT V CT V CT V V V CT V V V V V V V V V TV TV TV V V TV TV TV T CT CT TV TV TV TV C C TV TV CT C C C V V CT V CT C C CT V C P L A N T P A L E T T E PL A N T S F O R T H I S P R O J E C T W I L L B E S E L E C T E D F R O M T H E F O L L O W I N G L I S T : BO T A N I C A L N A M E CO M M O N N A M E CE R C I S C A N A D E N S I S ' F O R E S T P A N S Y ' RE D B U D LA G E R S T R O M E M I A ' Z U N I ' CR A P E M Y R T L E ME L A L E U C A Q U I N Q U E N E R V I A CA J E P U T T R E E PO D O C A R P U S M A C R O P H Y L L A YE W P I N E PR U N U S C E R A . ' K R A U T E R S V E S U V I U S ' PU R P L E L E A F P L U M PI S T A C I A C H I N E N S I S CH I N E S E P I S T A C H E PY R U S ' R E D S P I R E ' OR N A M E N T A L P E A R RH A P H I O L E P I S ' M A G E S T I C B E A U T Y ' IN D I A H A W T H O R N TR I S T A N I A C O N F E R T A BR I S B A N E B O X UL M U S P A R V I F O L I A CH I N E S E E V E R G R E E N E L M AG A P A N T H U S ' T I N K E R B E L L ' DW A R F L I L Y O F T H E N I L E BE R B E R I S T H U N . ' A T R O P U R P U R E A ' RE D B A R B E R R Y DI E T E S V E G E T A FO R T N I G H T L I L Y ER I G E R O N K A R V I N S K I A N U S SA N T A B A R B A R A D A I S Y OS M A N T H U S F R A G R A N S SW E E T O L I V E PI T T O S P O R U M C R A S S . ' C O M P A C T A ' NO C O M M O N N A M E PH O R M I U M ' D A R K D E L I G H T ' NE W Z E A L A N D F L A X PH O R M I U M ' D U E T ' NE W Z E A L A N D F L A X PH O R M I U M ' T O M T H U M B ' NE W Z E A L A N D F L A X PI T T O S P O R U M T O B . ' W H E E L E R S D W A R F ' DW A R F T O B I R A PI T T O S P O R U M ' V A R I E G A T A ' IN D I A H A W T H O R N RH A P H I O L E P I S ' B A L L E R I N A ' IN D I A H A W T H O R N RH A P H I O L E P I S ' E N C H A N T R E S S ' IN D I A H A W T H O R N TU L B A G H I A V I O L A C E A SO C I E T Y G A R L I C VI B U R N U M O P . ' S T E R I L E ' CO M M O N S N O W B A L L WE S T R I N G I A F R U T I C O S A CO A S T R O S E M A R Y BA C C H A R I S P I L . ' T W I N P E A K S ' DW A R F C O Y O T E B R U S H FI C U S P U M I L A CR E E P I N G F I G LA N T A N A ' A L B A ' WH I T E T R A I L I N G L A N T A N A LA N T A N A ' S P R E A D I N G Y E L L O W ' YE L L O W T R A I L I N G L A N T A N A MY O P O R U M P A R V I F O L I U M MY O P O R U M PA R T H A N O C I S S U S T R I . ' V E I T C H I I ' BO S T O N I V Y TR A C H E L O S P E R M U M J A S M I N O I D E S ST A R J A S M I N E VE R B E N A ' P A T I O P U R P L E ' NO C O M M O N N A M E T R E E S (1 5 G A L L O N ) S H R U B S & P E R E N N I A L S (1 A N D 5 G A L L O N ) G R O U N D C O V E R S & V I N E S (1 A N D 5 G A L L O N ) IR R I G A T I O N S T A T E M E N T : IR R I G A T I O N S H A L L U T I L I Z E A N A P P R O V E D B A C K F L O W P R E V E N T I O N D E V I C E , A N D A U T O M A T I C C O N T R O L L E R W I T H R A I N SW I T C H . D R I P I R R I G A T I O N S H A L L B E U S E D I N A R E A S W I T H O U T P E D E S T R I A N T R A F F I C JO B N U M B E R SH E E T N U M B E R RE V I S I O N S S H E E T T I T L E J O B T I T L E 3 3 0 S . H A L C Y O N R O A D AR R O Y O G R A N D E , C A 9 3 4 2 0 T E L : ( 8 0 5 ) 5 4 4 - 4 3 3 4 F A X : ( 8 0 5 ) 9 0 4 - 6 2 6 8 M I C H A E L C . P E A C H E Y E- M A I L : M W A @ M W A . B Z AP P L . N O : W A Y N E R . S T U A R T DA T E A R C H I T E C T S :W R E O L F A C F I O RE N . 1 2 / 3 1 / 1 7 E C AI L TS T C- 3 1 , 4 2 7 S N C E R A D E NCTA I H TI W A Y N E R .S T U A R T L A N D S C A P E P L A N 15 4 8 3 2. 1 2 . 1 6 -- -- -- 1 7 9 C R O S S S T R E E T T A N K F A R M C O M M E R C E P A R K S A N L U I S O B I S P O 10 ' 2 0 ' 0 4 0 ' TRUE NORTH S C H E M A T I C L A N D S C A P E P L A N A t t a c h m e n t 3 A R C 2 - 1 8 JO B N U M B E R SH E E T N U M B E R RE V I S I O N S S H E E T T I T L E J O B T I T L E 3 3 0 S . H A L C Y O N R O A D AR R O Y O G R A N D E , C A 9 3 4 2 0 T E L : ( 8 0 5 ) 5 4 4 - 4 3 3 4 F A X : ( 8 0 5 ) 9 0 4 - 6 2 6 8 M I C H A E L C . P E A C H E Y E- M A I L : M W A @ M W A . B Z AP P L . N O : W A Y N E R . S T U A R T DA T E A R C H I T E C T S :W R E O L F A C F I O RE N . 1 2 / 3 1 / 1 7 E C AI L TS T C- 3 1 , 4 2 7 S N C E R A D E NCTA I H TI W A Y N E R .S T U A R T S C H E M A T I C L I G H T I N G 15 4 8 3 2. 1 1 . 1 6 -- -- -- 1 7 9 C R O S S S T R E E T T A N K F A R M C O M M E R C E P A R K S A N L U I S O B I S P O TRUE NORTH S C H E M A T I C L I G H T I N G P L A N 15 ' 3 0 ' 0 6 0 ' A t t a c h m e n t 3 A R C 2 - 1 9 B A. 1 C D E. 1 1. 1 2 3 1. 1 2 3 A. 1 B C E E. 1 A A 1 1 3. 1 3. 1 E D UP UP PR I M A R Y E N T R Y OP T . E N T R Y O P T . E N T R Y PR I M A R Y E N T R Y OP T . W C . TO M A T C H A B O V E OP T . W C . TO M A T C H A B O V E FR . UT I L . B U I L D I N G A RE N T A B L E O F F I C E S P A C E : 2 , 0 4 0 S Q . F T . RE N T A B L E W A R E H O U S E : 8 , 1 5 8 S Q . F T . OF F I C E ME Z Z A N I N E (A B O V E ) OF F I C E ME Z Z A N I N E (A B O V E ) 30 ' - 0 " TY P 7 1 ' - 0 " 12 3 ' - 0 " 29 ' - 1 0 " 2 5 ' - 0 " 8' - 0 " 8 ' - 6 " B A. 1 C D E. 1 1. 1 2 3 1. 1 2 3 A. 1 B C E E. 1 A A 1 1 3. 1 3. 1 E D WA R E H O U S E B E L O W OF F I C E OF F I C E WC WC CO N F . ST O R . DN WO R K AR E A BR E A K 15 ' - 0 " x 1 4 ' - 6 " 11 ' - 6 " x 1 0 ' - 0 " OF F I C E 11 ' - 0 " x 1 0 ' - 0 " OF F I C E 10 ' - 6 " x 1 0 ' - 0 " WO R K AR E A KI T C H E N E T T E JO B N U M B E R SH E E T N U M B E R RE V I S I O N S S H E E T T I T L E J O B T I T L E 3 3 0 S . H A L C Y O N R O A D AR R O Y O G R A N D E , C A 9 3 4 2 0 T E L : ( 8 0 5 ) 5 4 4 - 4 3 3 4 F A X : ( 8 0 5 ) 9 0 4 - 6 2 6 8 M I C H A E L C . P E A C H E Y E- M A I L : M W A @ M W A . B Z AP P L . N O : W A Y N E R . S T U A R T DA T E A R C H I T E C T S :W R E O L F A C F I O RE N . 1 2 / 3 1 / 1 7 E C AI L TS T C- 3 1 , 4 2 7 S N C E R A D E NCTA I H TI W A Y N E R .S T U A R T F L O O R P L A N - B L D G . A 5' 1 0 ' 0 2 0 ' TR U E NO R T H S E C O N D F L O O R FI R S T F L O O R K E Y P L A N a n 15 4 8 3 2. 1 2 . 1 6 -- -- -- 1 7 9 C R O S S S T R E E T T A N K F A R M C O M M E R C E P A R K S A N L U I S O B I S P O B U I L D I N G A - S C H E M A T I C F L O O R P L A N A t t a c h m e n t 3 A R C 2 - 2 0 A. 1 B F F. 1 1. 1 2 3 1. 1 2 3 A. 1 B F F. 1 A A 1 1 3. 1 3. 1 C C D D E E B U I L D I N G B P R I M A R Y E N T R Y R O L L U P R O L L U P PR I M A R Y E N T R Y OP T . E N T R Y OP T . W C . TO M A T C H A B O V E OP T . W C . TO M A T C H A B O V E FR . UT I L . OF F I C E ME Z Z A N I N E RE N T A B L E O F F I C E S P A C E : 2 , 1 0 1 S Q . F T . RE N T A B L E W A R E H O U S E : 8 , 4 0 3 S Q . F T . (A B O V E ) OF F I C E ME Z Z A N I N E (A B O V E ) 6 5 ' - 0 " 27 ' - 4 3 4 " TY P . 14 0 ' - 0 " A. 1 B F F. 1 1. 1 2 3 1. 1 2 3 A. 1 B F F. 1 A A 1 1 3. 1 3. 1 C C D D E E WA R E H O U S E 1 OF F I C E CL OF F I C E BR E A K 14 ' - 6 " x 1 4 ' - 6 " 9' - 6 " x 1 1 ' - 6 " OF F I C E 11 ' X 1 3 ' WO R K AR E A CO N F . WC BR E A K WC WO R K A R E A DN DN RO L L U P C L E A R A N C E RO L L U P C L E A R A N C E WA R E H O U S E 2 JO B N U M B E R SH E E T N U M B E R RE V I S I O N S S H E E T T I T L E J O B T I T L E 3 3 0 S . H A L C Y O N R O A D AR R O Y O G R A N D E , C A 9 3 4 2 0 T E L : ( 8 0 5 ) 5 4 4 - 4 3 3 4 F A X : ( 8 0 5 ) 9 0 4 - 6 2 6 8 M I C H A E L C . P E A C H E Y E- M A I L : M W A @ M W A . B Z AP P L . N O : W A Y N E R . S T U A R T DA T E A R C H I T E C T S :W R E O L F A C F I O RE N . 1 2 / 3 1 / 1 7 E C AI L TS T C- 3 1 , 4 2 7 S N C E R A D E NCTA I H TI W A Y N E R .S T U A R T F L O O R P L A N - B L D G . B 15 4 8 3 2. 1 2 . 1 6 -- -- -- 1 7 9 C R O S S S T R E E T T A N K F A R M C O M M E R C E P A R K S A N L U I S O B I S P O 4' 8 ' 0 1 6 ' T R U E N O R T H S E C O N D F L O O R F I R S T F L O O R B U I L D I N G B - S C H E M A T I C F L O O R P L A N K E Y P L A N n B A t t a c h m e n t 3 A R C 2 - 2 1 A. 1 B D D. 1 1. 1 2 3 1. 1 2 3 A. 1 B D D. 1 A A 1 1 3. 1 3. 1 B B B B EN T R Y PR I M A R Y E N T R Y RO L L U P RO L L U P GL A S S GL A S S UP UP OP T . W C . TO M A T C H A B O V E OP T . W C . TO M A T C H A B O V E FR . UT I L . B U I L D I N G C RE N T A B L E O F F I C E S P A C E : 1 , 7 1 5 S Q . F T . RE N T A B L E W A R E H O U S E : 6 , 8 5 8 S Q . F T . OF F I C E ME Z Z A N I N E (A B O V E ) OF F I C E ME Z Z A N I N E (A B O V E ) 26 ' - 3 " TY P . 6 6 ' - 0 " 10 8 ' - 0 " 8' - 6 " 8 ' - 0 " 26 ' - 1 " 1 8 ' - 4 " 26 ' - 1 " 1 0 ' - 0 " 33 ' - 0 " 2 0 ' - 7 " A. 1 B D D. 1 1. 1 2 3 1. 1 2 3 A. 1 B D D. 1 A A 1 1 3. 1 3. 1 B B B B WA R E H O U S E B E L O W WC WO R K A R E A OF F I C E 8' - 0 " x 1 2 ' - 0 " OF F I C E 9'- 0 " x 8 ' - 0 " OF F I C E 8'- 6 " x 8 ' - 0 " CO N F . WC DN DN KI T C H E N E T T E OF F I C E 11 ' - 0 " x 7 ' - 9 " ST . JO B N U M B E R SH E E T N U M B E R RE V I S I O N S S H E E T T I T L E J O B T I T L E 3 3 0 S . H A L C Y O N R O A D AR R O Y O G R A N D E , C A 9 3 4 2 0 T E L : ( 8 0 5 ) 5 4 4 - 4 3 3 4 F A X : ( 8 0 5 ) 9 0 4 - 6 2 6 8 M I C H A E L C . P E A C H E Y E- M A I L : M W A @ M W A . B Z AP P L . N O : W A Y N E R . S T U A R T DA T E A R C H I T E C T S :W R E O L F A C F I O RE N . 1 2 / 3 1 / 1 7 E C AI L TS T C- 3 1 , 4 2 7 S N C E R A D E NCTA I H TI W A Y N E R .S T U A R T F L O O R P L A N - B L D G . C 15 4 8 3 2. 1 2 . 1 6 -- -- -- 1 7 9 C R O S S S T R E E T T A N K F A R M C O M M E R C E P A R K S A N L U I S O B I S P O 4' 8 ' 0 1 6 ' TRUE NORTH S E C O N D F L O O R F I R S T F L O O R B U I L D I N G C - S C H E M A T I C F L O O R P L A N K E Y P L A N n C A t t a c h m e n t 3 A R C 2 - 2 2 +0 ' - 0 " F. F . +1 0 ' - 0 " ME Z Z A N I N E +3 1 ' - 6 " RI D G E A A 1B C D E E .1 1 A 1 B 3 E 5 F +0 ' - 0 " F. F . +1 0 ' - 0 " ME Z Z A N I N E +3 0 ' - 6 " RI D G E E .1 ED C B A. 1 A 1 A 1 B 3 E 2 D 2 D 4 D 5 F +0 ' - 0 " F. F . +1 0 ' - 0 " ME Z Z A N I N E +3 0 ' - 6 " RI D G E 12 2 11 . 1 2 3 3 . 1 +2 4 ' - 0 " EV E 1 A 1 B +0 ' - 0 " F. F . +1 0 ' - 0 " ME Z Z A N I N E +3 1 ' - 6 " RI D G E 12 2 3. 1 3 2 1. 1 1 +2 4 ' - 0 " EV E 1 A 1 B EL E V A T I O N N O T E S 1.2. CO R R U G A T E D M E T A L W A L L S I D I N G OV E R H E A D R O L L - U P D O O R CO L O R D E S I G N A T I O N S A B CO R R U G A T E D M E T A L S I D I N G - P R I M A R Y C O L O R ( S E E C O L O R C H A R T ) CO R R U G A T E D M E T A L S I D I N G - S E C O N D A R Y C O L O R ( S E E C O L O R C H A R T ) 3. C O R R U G A T E D M E T A L R O O F I N G 4. H O L L O W M E T A L D O O R C C O R R U G A T E D M E T A L R O O F I N G - C O O R D I N A T E W I T H O W N E R D P A I N T E D - C O O R D I N A T E W I T H O W N E R E C O R R U G A T E D M E T A L R O O F I N G - S E E C O L O R C H A R T 5. C O N C R E T E S T E M W A L L F C O N C R E T E - U N P A I N T E D 6. G L A S S G A R A G E D O O R PR I M A R Y - E V E R G R E E N RO O F - R E G A L W H I T E SE C O N D A R Y - F O X G R A Y CO L O R C H A R T JO B N U M B E R SH E E T N U M B E R RE V I S I O N S S H E E T T I T L E J O B T I T L E 3 3 0 S . H A L C Y O N R O A D AR R O Y O G R A N D E , C A 9 3 4 2 0 T E L : ( 8 0 5 ) 5 4 4 - 4 3 3 4 F A X : ( 8 0 5 ) 9 0 4 - 6 2 6 8 M I C H A E L C . P E A C H E Y E- M A I L : M W A @ M W A . B Z AP P L . N O : W A Y N E R . S T U A R T DA T E A R C H I T E C T S :W R E O L F A C F I O RE N . 1 2 / 3 1 / 1 7 E C AI L TS T C- 3 1 , 4 2 7 S N C E R A D E NCTA I H TI W A Y N E R .S T U A R T S C H M A T I C E L E V A T I O N S S C H E M A T I C E L E V A T I O N S - B U I L D I N G A 4' 8 ' 0 1 6 ' fr o n t e l e v a t i o n ri g h t s i d e e l e v a t i o n le f t s i d e e l e v a t i o n ba c k e l e v a t i o n B U I L D I N G A 15 4 8 3 2. 1 2 . 1 6 -- -- -- 1 7 9 C R O S S S T R E E T T A N K F A R M C O M M E R C E P A R K S A N L U I S O B I S P O A t t a c h m e n t 3 A R C 2 - 2 3 +0 ' - 0 " F. F . +1 0 ' - 0 " ME Z Z A N I N E +2 9 ' - 8 " RI D G E AA 1 B C D E G1 G 1 A 1 B 5 F 3 E +0 ' - 0 " F. F . +1 0 ' - 0 " ME Z Z A N I N E +2 9 ' - 8 " RI D G E A A 1 B C D E F1 F 5 F 1 A 1 B 3 E 2 D 4 D +0 ' - 0 " F. F . +1 0 ' - 0 " ME Z Z A N I N E +2 9 ' - 8 " RI D G E 11 . 1 2 3. 1 3 12 2 +2 4 ' - 0 " EV E 1 A 1 B +0 ' - 0 " F. F . +1 0 ' - 0 " ME Z Z A N I N E +2 9 ' - 8 " RI D G E +2 4 ' - 0 " EV E 3. 1 3 2 1 1 . 1 5 F 1 A 1 B 5 - EL E V A T I O N N O T E S 1.2. CO R R U G A T E D M E T A L W A L L S I D I N G OV E R H E A D R O L L - U P D O O R CO L O R D E S I G N A T I O N S A B CO R R U G A T E D M E T A L S I D I N G - P R I M A R Y C O L O R ( S E E C O L O R C H A R T ) CO R R U G A T E D M E T A L S I D I N G - S E C O N D A R Y C O L O R ( S E E C O L O R C H A R T ) 3. C O R R U G A T E D M E T A L R O O F I N G 4. H O L L O W M E T A L D O O R C C O R R U G A T E D M E T A L R O O F I N G - C O O R D I N A T E W I T H O W N E R D P A I N T E D - C O O R D I N A T E W I T H O W N E R E C O R R U G A T E D M E T A L R O O F I N G - S E E C O L O R C H A R T 5. C O N C R E T E S T E M W A L L F C O N C R E T E - U N P A I N T E D 6. G L A S S G A R A G E D O O R PR I M A R Y - A Z T E C B L U E RO O F - R E G A L W H I T E SE C O N D A R Y - F O X G R A Y CO L O R C H A R T JO B N U M B E R SH E E T N U M B E R RE V I S I O N S S H E E T T I T L E J O B T I T L E 3 3 0 S . H A L C Y O N R O A D AR R O Y O G R A N D E , C A 9 3 4 2 0 T E L : ( 8 0 5 ) 5 4 4 - 4 3 3 4 F A X : ( 8 0 5 ) 9 0 4 - 6 2 6 8 M I C H A E L C . P E A C H E Y E- M A I L : M W A @ M W A . B Z AP P L . N O : W A Y N E R . S T U A R T DA T E A R C H I T E C T S :W R E O L F A C F I O RE N . 1 2 / 3 1 / 1 7 E C AI L TS T C- 3 1 , 4 2 7 S N C E R A D E NCTA I H TI W A Y N E R .S T U A R T fr o n t e l e v a t i o n ri g h t s i d e e l e v a t i o n le f t s i d e e l e v a t i o n ba c k e l e v a t i o n E X T E R I O R E L E V A T I O N S B U I L D I N G B 15 4 8 3 2. 1 2 . 1 6 -- -- -- 1 7 9 C R O S S S T R E E T T A N K F A R M C O M M E R C E P A R K S A N L U I S O B I S P O 4' 8 ' 0 1 6 ' S C H E M A T I C E L E V A T I O N S - B U I L D I N G B A t t a c h m e n t 3 A R C 2 - 2 4 +0 ' - 0 " F. F . +1 0 ' - 0 " ME Z Z A N I N E +2 7 ' - 3 " RI D G E AA 1 B C D E1 E 1 A 1 B 3 E 5 F 6 - +0 ' - 0 " F. F . +1 0 ' - 0 " ME Z Z A N I N E +2 7 ' - 3 " RI D G E 12 2 12 4 1 1 . 1 2 3. 1 3 +2 0 ' - 0 " EV E 5 F 1 A 1 B 4 D 2 D +0 ' - 0 " F. F . +1 0 ' - 0 " ME Z Z A N I N E A A 1 B D E1 E +2 7 ' - 3 " RI D G E C 3 E 1 A 1 B +0 ' - 0 " F. F . +1 2 ' - 6 " EV E +2 7 ' - 3 " RI D G E 12 2 12 4 12 2 11 . 1 2 3. 1 3 +2 0 ' - 0 " EV E 5 F EL E V A T I O N N O T E S 1.2. CO R R U G A T E D M E T A L W A L L S I D I N G OV E R H E A D R O L L - U P D O O R CO L O R D E S I G N A T I O N S A B CO R R U G A T E D M E T A L S I D I N G - P R I M A R Y C O L O R ( S E E C O L O R C H A R T ) CO R R U G A T E D M E T A L S I D I N G - S E C O N D A R Y C O L O R ( S E E C O L O R C H A R T ) 3. C O R R U G A T E D M E T A L R O O F I N G 4. H O L L O W M E T A L D O O R C C O R R U G A T E D M E T A L R O O F I N G - C O O R D I N A T E W I T H O W N E R D P A I N T E D - C O O R D I N A T E W I T H O W N E R E C O R R U G A T E D M E T A L R O O F I N G - S E E C O L O R C H A R T 5. C O N C R E T E S T E M W A L L F C O N C R E T E - U N P A I N T E D 6. G L A S S G A R A G E D O O R PR I M A R Y - D A R K B R O N Z E SE C O N D A R Y - F O X G R A Y RO O F - R E G A L W H I T E CO L O R CH A R T JO B N U M B E R SH E E T N U M B E R RE V I S I O N S S H E E T T I T L E J O B T I T L E 3 3 0 S . H A L C Y O N R O A D AR R O Y O G R A N D E , C A 9 3 4 2 0 T E L : ( 8 0 5 ) 5 4 4 - 4 3 3 4 F A X : ( 8 0 5 ) 9 0 4 - 6 2 6 8 M I C H A E L C . P E A C H E Y E- M A I L : M W A @ M W A . B Z AP P L . N O : W A Y N E R . S T U A R T DA T E A R C H I T E C T S :W R E O L F A C F I O RE N . 1 2 / 3 1 / 1 7 E C AI L TS T C- 3 1 , 4 2 7 S N C E R A D E NCTA I H TI W A Y N E R .S T U A R T fr o n t e l e v a t i o n ri g h t s i d e e l e v a t i o n le f t s i d e e l e v a t i o n ba c k e l e v a t i o n E X T E R I O R E L E V A T I O N S B U I L D I N G C 15 4 8 3 2. 1 2 . 1 6 -- -- -- 1 7 9 C R O S S S T R E E T T A N K F A R M C O M M E R C E P A R K S A N L U I S O B I S P O 4' 8 ' 0 1 6 ' S C H E M A T I C E L E V A T I O N S - B U I L D I N G C A t t a c h m e n t 3 A R C 2 - 2 5 S I T E P L A N JO B N U M B E R SH E E T N U M B E R RE V I S I O N S S H E E T T I T L E AP P L . N O : DA T E 15 4 8 3 10 - 2 0 - 1 5 -- -- -- J O B T I T L E P . O . B o x 8 3 2 , A t a s c a d e r o , C A 9 3 4 2 3 P h o n e & F a x : ( 8 0 5 ) 4 6 4 - 0 9 7 5 K V C r o w e @ C h a r t e r . n e t K e i t h V . C r o w e , P . E . O I S S F O R E N P H V. E LA D N W E IGN REE O I N R O A I L I L OCI F V A C F E K I E T S E R G ETATS Li c . N o . 3 1 , 5 8 1 Ex p i r e s 1 2 / 1 6 E R C T R I 1 7 9 C R O S S S T R E E T T A N K F A R M C O M M E R C E P A R K S A N L U I S O B I S P O 40 20 0 20 SC A L E I N F E E T C1 . 0 P R E L I M I N A R Y G R A D I N G , D R A I N A G E A N D U T I L I T Y P L A N Pr e l i m i n a r y E a r t h w o r k : A t t a c h m e n t 3 A R C 2 - 2 6