HomeMy WebLinkAboutResolution 2018-009Exhibit A
Conditions of Approval
City of Atascadero
PLN 2017-1649
LA PLAZA REDEVELOPMENT
6500 EL CAMINO REAL
PARENT APN 030-193-001,003,017,016, 031,030,033
The following conditions of approval apply to the project referenced above. The conditions of
approval are grouped under specific headings that relate to the timing of required compliance.
Additional language within a condition may further define the timing of the required compliance.
1. Conditions of Approval in PC Resolution for Tentative Parcel Map AT 17-0088 shall
be incorporated herein.
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2. For the purposes of development impact fee collection, impact fees shall be based on
the date of building permit submittal, consistent with the California Subdivision Map
Act.
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3. A landscape and irrigation plan shall be approved prior to the issuance of building
permits and included as part of site improvement plan consistent with EXHIBIT C, with
the exception of the proposed public plaza located within the right-of-way of
Atascadero Avenue (Mall), and must include the following:
All exterior meters, trash storage areas, air conditioning units and
mechanical equipment shall be screened with landscape material and/or
architecturally compatible enclosures.
London Plane Sycamore or similar trees with a minimum size of 24 inch box
shall be provided along El Camino Real at a maximum spacing of 30 feet on
center (tree variety may be adjusted upon approval of Community
Development Director). Groupings of additional accent trees may be allowed
to accommodate sight-distance, topographical features, subject to the
approval of the Community Development Director and City Engineer.
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4. The public plaza is expected to be a versatile park -like space that can be used for
events. The applicant shall work with the City on the final design of proposed public
plaza within the Atascadero Avenue (Mall). The draft and final design shall be
approved by the Community Development Director and shall include the following
provisions:
a. Design elements such as low decorative fencing to guide pedestrians towards the
signalized intersection
b. Removable fencing to allow maximum use of the roadway and the plaza if the
road is closed during events and happenings
c. Provisions to accommodate food trucks, electrical needs, lighting, emergency
access and other elements necessary for events and happenings
d. Landscaping as approved by the Public Works Director/Community Development
Director
e. The design shall not incorporate a curb, gutter or sharp grade change between
the roadway and plaza
f. The applicant may revise items a. – e. with the advance written approval of the
City Manager or designee thereof
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5. Plaza improvements shall be completed prior to occupancy of Buildings A or B.
6. Exterior finishes, including brick color shall be approved by the City Community
Development Department.
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7. The portion of Atascadero Avenue (Mall) extending southwesterly from El Camino
Real that is to remain for vehicular access to the adjacent property (gas station and
auto services) shall be at least 20-feet wide and shall terminate approximately 40 feet
northeasterly of the entrance to the pedestrian tunnel under State Rte 101, to the
satisfaction of the Public Works Director. The design and improvements of said
vehicular access, including any sidewalk modifications, driveway modifications,
transitions, and the Public Plaza area shall be to the approval of the Public Works
Director and Community Development Director. Public improvement plans prepared
by a licensed civil engineer are required to be approved by the Director of Public
Works. The improvements shall be installed by the applicant prior to occupancy of
Buildings A or B.
8. Fire hydrant locations shall be to the satisfaction of the City Fire Marshall and Public
Works Director.
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9. Properties and/or areas that are managed or owned by an Association, or other such
private entity shall be metered separately, as required by the Public Works Director.
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10. Ground monument signage fronting El Camino Real shall be limited to a total of (2)
monument signs and shall be consistent with Sign standards shown in Table 15-2 for
ground monument signage with the following exceptions:
Maximum of six (6) feet in total height
Total of 60 square feet of signage allowed for each side
Ground monument signage may be permitted directly adjacent to the back of
sidewalk
Ground monument signage shall be located no closer than 200-feet from each
other
11. A total of four (4) Building Name signs shall be permitted within the development with
the name “La Plaza”. Size shall be proportional to wall façade or placement on tower
element.
12. A freeway oriented pylon sign shall be permitted on-site with the maximum height of
75-feet. Additional height may be granted by the Design Review Committee. Signage
shall include the City’s Logo and “Downtown Atascadero” on the faces of the sign. The
City’s Logo and “Downtown Atascadero” shall not count against the maximum signage
area. Maximum signage area shall be determined by the Community Development
Director or their designee.
13. Maximum project density shall not exceed 42 dwelling units. Any additional dwelling
units shall be approved by the Planning Commission as a minor conditional use permit
or its equivalent.
14. Building heights shall not exceed the following:
45-Feet maximum for occupied spaces;
65-Feet maximum for un-occupied spaces.
Additional height exception may be granted by the Design Review Committee.
15. The El Camino Real pedestrian entry/exit doors serving the proposed structures shall
not swing into the public right-of-way more than one foot.
16. The proposed waterfall structure in front of Building A shall be located entirely within
the subject property and shall not encroach into the public right-of-way.
17. A disclosure shall be required for all residential tenants to inform them that the property
is within a commercial zoning district and will be exposed to noise levels that will
exceed levels found within a residential neighborhood. The form and content of the
disclosure shall be reviewed and included to the satisfaction of the City of Atascadero,
and shall include deed notifications to be recorded on each residential property, and
language to be included in all residential rental agreement documents.
18. Occupancy of commercial spaces are prioritized over the residential uses. If an HOA
is formed, the HOA documents shall establish that residential occupancy shall not
preclude the operation, permitting, hours of operation or land use allowed within the
first floor commercial spaces.
Construction of the habitable residential spaces shall include noise reducing
construction techniques to minimize the impact of commercial noise on the residential
spaces. Wall construction, windows, and common acoustic leaks, such as electrical
outlets, pipes, vents, ducts, flues, and other breaks in the integrity of the wall, ceiling
or roof construction, shall be designed at time of building permits to minimize the
impact of commercial noise sources on residential units.
19. The following land uses shall be prohibited on the ground floor:
a. Health Care Services
b. Offices
c. Government offices and facilities
20. All site work, grading, and site improvements shall be in substantial conformance with
the Master Plan of Development as shown in any of the enclosed exhibits.
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21. Native tree protection shall be installed and up at all times during construction related
activities per the tree protection plan.
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22. Pedestrian ramps on El Camino Real shall be constructed on each side of the street
type entrance between Buildings A and B.
23. The applicant shall relocate the (E) sewer main that extends under proposed Building
“B”, to the satisfaction of the City Engineer. An easement over the re-routed sewer
main shall be dedicated to the public, to the satisfaction of the City Engineer.
24. Construction of the new driveway approach, northwesterly of Building A, requires
removal of the existing driveway approach s erving the adjacent northwesterly
property. Vehicular access to this property shall be combined with the subject
property.
25. The applicant shall coordinate with the Regional Transit Authority regarding the
relocation and modification to the existing bus shelter and bus stop. Final location and
design shall be approved by the Regional Transit Authority and the City Engineer. The
bus stop and shelter shall be relocated by the applicant prior to occupancy of Buildings
A or B.
26. Discharges to the public storm drain system are subject to review under the City’s MS4
State Permit and the requirements established by the Regional Water Quality Control
Board for discharges to waters of the United States. Illicit discharges shall not be
approved and shall be eliminated where known to exist or are identified. Certain non-
storm water discharges may not be considered illicit where it can be shown that these
waters are not contaminated. Uncontaminated spring water, pumped ground water,
and water from crawl space pumps are not considered illicit discharges and are
therefore not prohibited from discharging to the storm drain system. The applicant
shall provide verification to the satisfaction of the City Engineer that the proposed
discharge waters are not contaminated.
27. All landscaping is to be installed prior to final inspection of development within Parcel
Map AT 17-0088. ☐ PLN
28. The entitlement of the conditional use permit described at the location per this
resolution is determined to be vested with the property upon issuance of a building
permit.
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29. Approval of this entitlement shall be final and effective consistent with Atascadero
Municipal Code (AMC) section 9-1.111 seq. et. al.
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30. Project construction must be in accordance with provided Exhibit(s), adopted with this
Resolution. Non-substantive changes to architecture, landscaping design, and
subdivision design may be approved by the Community Development Director or the
Design Review Committee (DRC).
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31. In accordance with the Atascadero Municipal Code section 9-8.105, any violation of
any of the Conditions of Approval is unlawful and may be cause for revocation of this
entitlement and subject the applicant and/or future property owners to the penalties
set forth in the Atascadero Municipal Code, as well as any other available legal
remedies.
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32. The applicant shall agree to indemnify and defend at his/her sole expense any action
brought against the City, its present or former agents, officers, or employees because
of the issuance of this approval, or in any way relating to the implementation thereof,
or in the alternative, to relinquish such approval. The applicant shall reimburse the
City, its agents, officers, or employees, for any court costs and attorney's fees which
the City, its agents, officers or employees may be required by a court to pay as a result
of such action. The City may, at its sole discretion, participate at its own expense in
the defense of any such action, but such participation shall not relieve applicant of
his/her obligations under this condition.
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33. Should the described use be abandoned or extinguished, the property may be used
and / or developed with any use allowed by the underlying zoning district.
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34. Notwithstanding any condition herein to the contrary, the Applicant may occupy one
of the two buildings before completion of all the public improvements provided that:
1. All the public improvements necessary for the building to be occupied
(“First Building”) have been completed to the satisfaction of the City and
2. For the public improvements which remain to be completed at the time of
occupancy of the First Building, the Applicant may submit to the City an
improvement agreement (“Improvement Agreement”) which is subject to
approval by the City Council, in its sole discretion. The terms of the
Improvement Agreement shall include, but not be limited to, an identification of
the public improvements that have not been completed, a schedule for the
completion of those public improvements and posting of a Performance Bond
and a Labor and Material Bond in forms subject to approval by the City Attorney.
If the City Council approves the proposed Improvement Agreement, then the
Applicant may occupy the First Building.
☐ PLN
A. The following are mitigation measures that mitigate adverse
environmental effects identified in the prepared Environmental
Document. Any change in these measures may affect the validity of the
adopted Environmental Document, and a new or amended
Environmental Document may be required.
MITIGATION MEASURE TIMING
Aesthetics
AES-1 At the time of building permit submittal of the proposed project,
applicant must submit a photometric plan showing locations of
proposed on-sight lighting. Prior to final occupancy, City Staff
and the applicant shall meet on-site and review lights at dusk
condition to ensure off-site light spillage and glare are limited.
Prior to Building
Permit
Issuance
AES-2 Any luminaire pole height shall not exceed 14-feet in height to
minimize off-site light spillage for consistency with the
Atascadero Municipal Code.
Prior to Building
Permit
Issuance
AES-3 Limit intensity to up to 3.0 foot candles at ingress/egress, and
otherwise 0.6 foot candle minimum to 1.0 maximum in parking
areas and/or for street lighting, bollards, etc to be reviewed at
the time of building final.
Prior to Building
Permit Final
Air Quality
AQ-1 Demolition activities can have potential negative air quality
impacts, including issues surrounding proper handling,
abatement, and disposal of asbestos containing material (ACM).
Asbestos containing materials could be encountered during the
demolition or remodeling of existing structures or the disturbance,
demolition, or relocation of above or below ground utility
pipes/pipelines (e.g., transit pipes or insulation on pipes). If this
project will include any of these activities, then it may be subject
to various regulatory jurisdictions, including the requirements
stipulated in the National Emission Standard for Hazardous Air
Pollutants These requirements include, but are not limited to: 1)
written notification, within at least 10 business days of activities
commencing, to the APCD, 2) asbestos survey conducted by a
Certified Asbestos Consultant, and, 3) applicable removal and
disposal requirements of identified ACM. Please contact the
APCD Engineering & Compliance Division at (805) 781-5912 for
further information or go to slocleanair.org/rules-
regulations/asbestos.php for further information. To obtain a
Notification of Demolition and Renovation form go to the “Other
Forms” section of slocleanair.org/library/download-forms.php.
Prior to Building
Permit
Issuance
AQ-2 Based on the information provided, San Luis Obispo APCD is
unsure of the types of equipment that may be present during the
project’s construction phase. Portable equipment, 50
horsepower (hp) or greater, used during construction activities
may require California statewide portable equipment registration
(issued by the California Air Resources Board) or an APCD
permit.
The following list is provided as a guide to equipment and
operations that may have permitting requirements, but should not
be viewed as exclusive. For a more detailed listing, refer to the
Technical Appendices, page 4-4, in the APCD's 2012 CEQA
Handbook.
During
Construction
MITIGATION MEASURE TIMING
Power screens, conveyors, diesel engines, and/or
crushers;
Portable generators and equipment with engines that are
50 hp or greater; and,
Electrical generation plants or the use of standby
generator;
Internal combustion engines;
Rock and pavement crushing;
Unconfined abrasive blasting operations;
Tub grinders;
Trommel screens; and,
Portable plants (e.g. aggregate plant, asphalt batch plant,
concrete batch plant, etc).
To minimize potential delays, prior to the start of the project,
please contact the APCD Engineering & Compliance Division at
(805) 781-5912 for specific information regarding permitting
requirements.
AQ-3 Effective February 25, 2000, the APCD prohibited developmental
burning of vegetative material within San Luis Obispo County. If
you have any questions regarding these requirements, contact
the APCD Engineering & Compliance Division at (805) 781-5912
During
Construction
AQ-4 Construction activities can generate fugitive dust, which could be
a nuisance to local residents and businesses in close proximity
to the proposed construction site. Projects with grading areas
that are greater than 4-acres or are within 1,000 feet of any
sensitive receptor shall implement the following mitigation
measures to manage fugitive dust emissions such that they do
not exceed the APCD’s 20% opacity limit (APCD Rule 401) or
prompt nuisance violations (APCD Rule 402):
a. Reduce the amount of the disturbed area where possible;
and,
b. Use of water trucks or sprinkler systems in sufficient
quantities to prevent airborne dust from leaving the site
and from exceeding the APCD’s limit of 20% opacity for
greater than 3 minutes in any 60 minute period.
Increased watering frequency would be required
whenever wind speeds exceed 15 mph. Reclaimed (non-
potable) water should be used whenever possible.
Please note that since water use is a concern due to
drought conditions, the contractor or builder shall
consider the use of an APCD-approved dust
suppressant where feasible to reduce the amount of
water used for dust control. For a list of suppressants,
see Section 4.3 of the CEQA Air Quality Handbook.
c. All dirt stock pile areas should be sprayed daily and
covered with tarps or other dust barriers as needed;
d. Permanent dust control measures identified in the
approved project revegetation and landscape plans
should be implemented as soon as possible following
During
Construction
MITIGATION MEASURE TIMING
completion of any soil disturbing activities;
e. Exposed ground areas that are planned to be reworked
at dates greater than one month after initial grading
should be sown with a fast germinating, non-invasive,
grass seed and watered until vegetation is established;
f. All disturbed soil areas not subject to revegetation should
be stabilized using approved chemical soil binders, jute
netting, or other methods approved in advance by the
APCD;
g. All roadways, driveways, sidewalks, etc. to be paved
should be completed as soon as possible. In addition,
building pads should be laid as soon as possible after
grading unless seeding or soil binders are used;
h. Vehicle speed for all construction vehicles shall not
exceed 15 mph on any unpaved surface at the
construction site;
i. All trucks hauling dirt, sand, soil, or other loose materials
are to be covered or should maintain at least two feet of
freeboard (minimum vertical distance between top of load
and top of trailer) in accordance with CVC Section 23114;
j. Track-Out” is defined as sand or soil that adheres to
and/or agglomerates on the exterior surfaces of motor
vehicles and/or equipment (including tires) that may then
fall onto any highway or street as described in California
Vehicle Code Section 23113 and California Water Code
13304. To prevent ‘track out’, designate access points
and require all employees, subcontractors, and others to
use them. Install and operate a ‘track-out prevention
device’ where vehicles enter and exit unpaved roads onto
paved streets. The ‘track-out prevention device’ can be
any device or combination of devices that are effective at
preventing track out, located at the point of intersection of
an unpaved area and a paved road. Rumble strips or
steel plate devices need periodic cleaning to be effective.
If paved roadways accumulate tracked out soils, the
track-out prevention device may need to be modified;
k. Sweep streets at the end of each day if visible soil
material is carried onto adjacent paved roads. Water
sweepers shall be used with reclaimed water should be
used where feasible. Roads shall be pre-wetted prior to
sweeping when feasible;
l. All PM10 mitigation measures required should be shown
on grading and building plans; and,
m. The contractor or builder shall designate a person or
persons to monitor the fugitive dust emissions and
enhance the implementation of the measures as
necessary to minimize dust complaints, reduce visible
emissions below the APCD’s limit of 20% opacity for
greater than 3 minutes in any 60 minute period. Their
duties shall include holidays and weekend periods when
work may not be in progress. The name and telephone
number of such persons shall be provided to the APCD
MITIGATION MEASURE TIMING
Engineering & Compliance Division prior to the start of
any grading, earthwork or demolition.
AQ-5 This project is in close proximity to nearby sensitive receptors.
Projects that will have diesel powered construction activity in
close proximity to any sensitive receptor shall implement the
following mitigation measures to ensure that public health
benefits are realized by reducing toxic risk from diesel
emissions:
To help reduce sensitive receptor emissions impact of diesel
vehicles and equipment used to construct the project, the
applicant shall implement the following idling control
techniques:
1. California Diesel Idling Regulations
a. On-road diesel vehicles shall comply with Section
2485 of Title 13 of the California Code of Regulations.
This regulation limits idling from diesel-fueled
commercial motor vehicles with gross vehicular
weight ratings of more than 10,000 pounds and
licensed for operation on highways. It applies to
California and non-California based vehicles. In
general, the regulation specifies that drivers of said
vehicles:
1. Shall not idle the vehicle’s primary diesel engine
for greater than 5 minutes at any location, except
as noted in Subsection (d) of the regulation; and,
2. Shall not operate a diesel-fueled auxiliary power
system (APS) to power a heater, air conditioner,
or any ancillary equipment on that vehicle during
sleeping or resting in a sleeper berth for greater
than 5.0 minutes at any location when within
1,000 feet of a restricted area, except as noted in
Subsection (d) of the regulation.
b. Off-road diesel equipment shall comply with the 5-
minute idling restriction identified in Section
2449(d)(2) of the California Air Resources Board’s In-
Use Off-Road Diesel regulation.
c. Signs must be posted in the designated queuing
areas and job sites to remind drivers and operators of
the state’s 5-minute idling limit.
d. The specific requirements and exceptions in the
regulations can be reviewed at the following web
sites: www.arb.ca.gov/msprog/truck-idling/2485.pdf
and www.arb.ca.gov/regact/2007/ordiesl07/frooal.pdf.
AND/OR
2. Diesel Idling Restrictions Near Sensitive Receptors
In addition to the state required diesel idling
requirements, the project applicant shall comply with
During
Construction
MITIGATION MEASURE TIMING
these more restrictive requirements to minimize impacts
to nearby sensitive receptors:
a. Staging and queuing areas shall not be located within
1,000 feet of sensitive receptors;
b. Diesel idling within 1,000 feet of sensitive receptors
shall not be permitted;
c. Use of alternative fueled equipment is recommended;
and
d. Signs that specify the no idling areas must be posted
and enforced at the site.
AQ-6 Exterior architectural coasting shall be limited to Volatile Organic
Compound (VOC) of 50 grams per liter maximum to the extent
feasible.
During
Construction
AQ-7 Interior architectural coasting shall be limited to Volatile Organic
Compound (VOC) of 0 grams per liter maximum to the extent
feasible within residential and non-residential spaces.
During
Construction
AQ-8 Should hydrocarbon contaminated soil be encountered during
construction activities, the APCD must be notified as soon as
possible and no later than 48 hours after affected material is
discovered to determine if an APCD Permit will be required. In
addition, the following measures shall be implemented
immediately after contaminated soil is discovered:
Covers on storage piles shall be maintained in place at
all times in areas not actively involved in soil addition or
removal;
Contaminated soil shall be covered with at least six
inches of packed uncontaminated soil or other TPH –
non-permeable barrier such as plastic tarp. No
headspace shall be allowed where vapors could
accumulate;
Covered piles shall be designed in such a way to
eliminate erosion due to wind or water. No openings in
the covers are permitted;
The air quality impacts from the excavation and haul trips
associated with removing the contaminated soil must be
evaluated and mitigated if total emissions exceed the
APCD’s construction phase thresholds;
During soil excavation, odors shall not be evident to such
a degree as to cause a public nuisance; and,
Clean soil must be segregated from contaminated soil.
The notification and permitting determination requirements shall
be directed to the APCD Engineering & Compliance Division at
(805) 781-5912.
Dirong
Construction
Green House Gas Emissions
GHG-1 The proposed project shall include a minimum of four (4) electric
vehicle (EV) chargers within the proposed parking lot. Vehicle
Prior to Building
Permit Final
MITIGATION MEASURE TIMING
chargers shall be counted as parking spaces for the purposes of
parking calculations.
Cultural Resources
CR-1 Recordation and documentation shall be produced according to
the California Register of Historic Resources prior to issuance of
demolition permits for both 6452 and 6490 El Camino Real.
Documentation shall include the following:
Completion of State of California Form DPR 523B;
Large scale color photographs of exterior and interior with
scale and caption;
Large scale site plan and floor plan of existing building(s)
with legend and callouts of location photographs taken;
Copies of selected historic photographs;
Written description of construction and use of the
structures; and,
Digital copies of all materials submitted in PDF format.
Prior to Demo
Permit
Issuance
CR-2 In the event that human remains are discovered on the property,
all work on the project shall stop and the Atascadero Police
Department and the County Coroner shall be contacted
immediately. The Atascadero Community Development Director
shall be notified. If the human remains are identified as being
native American, the California Native American Heritage
Commission (NAHC) shall be contacted at (916) 653-4082 within
24 hours. A representative from both the Chumash Tribe and the
Salinan Tribe shall be notified during the excavation of any
remains.
During
Construction
Noise
NO-1 Soffit vents, eave vents, dormer vents and other wall and roof
penetrations shall be on the walls and roofs facing away from the
noise source wherever possible.
Prior to Building
Permit
Issuance
NO-2 The walls of habitable spaces and office space on second and
third stories nearest the noise source shall have wall
construction with an S.T.C. (Sound Transmission Class) rating of
30 or greater. For instance, stucco exterior or equivalent on 2” x
4” stud walls with minimum R-13 batt insulation and two layers of
½” gypsum board on the interior will provide an S.T.C. rating of
30 or greater along these walls.
Prior to Building
Permit
Issuance
NO-3 Common acoustic leaks, such as electrical outlets, pipes, vents,
ducts, flues, and other breaks in the integrity of the wall, ceiling
or roof construction on the side of the dwellings nearest
transportation noise sources shall receive special attention
during construction. All construction openings and joints on the
walls on the noise facing side of the site shall be insulated,
sealed and caulked with a resilient, non-hardening, acoustical
caulking material. All such openings and joints shall be airtight to
maintain sound isolation.
Prior to Building
Permit
Issuance
MITIGATION MEASURE TIMING
NO-4 To meet the interior LDN 45 dBA requirements, windows for
habitable spaces on the second and third floors of affected units
facing the noise source shall be of double-glazed construction
with one light of laminated glass, and installed in accordance
with the recommendations of the manufacturer. The windows
shall have full gaskets, with an S.T.C. rating of 30 or better, as
determined in testing by an accredited acoustical laboratory.
Prior to Building
Permit
Issuance
Transportation & Traffic
TP-1 The applicant or developer must relocate the existing pedestrian
crossing at the midblock crossing at the intersection of East Mall
and El Camino Real to the signalized intersection of West Mall
and El Camino Real. The applicant shall re-stripe and provide
conduit for a new pedestrian crossing signal adjacent to the
project site. The proposed improvement may be eligible for TIF
credits based on the adopted Capital Improvement Plans at the
time of building permit issuance.
Prior to release
final sign off of
off-site
improvements.
TP-2 The applicant shall work with City Staff and the Regional Transit
Authority to relocate the adjacent southbound RTA stop that
currently exists near the intersection of Entrada and El Camino
Real. This includes relocation or re-construction of a bus shelter,
as deemed appropriate by the City Engineer
Prior to release
final sign off of
off-site
improvements.
Utilities Services
UT-1 The proposed project must pay all applicable sewer connection
fees at the time of building permit issuance. A fee credit may be
applicable for all existing fixtures and connections listed in
demolition permits for buildings removed.
Prior to Building
Permit
Issuance
UT-2 The applicant shall be responsible for providing fair share impact
fees for wastewater in effect at the time of building permit
issuance.
Prior to Building
Permit
Issuance
UT-3 The developer must include trash and recycle receptacles near
public entries and a minimum of (3) trash and recycle
receptacles within the proposed plaza to be dispersed
throughout the length of the plaza. Receptacle design shall be
approved by Staff and included on landscaping plans at the time
of building permit submittal.
Prior to release
final sign off of
on-site
improvements.
**END CONDITIONS**
EXHIBIT B: MASTER PLAN OF DEVELOPMENT / SITE PLAN
EXHIBIT C: LANDSCAPE PLAN
EXHIBIT D: ELEVATIONS / FLOOR PLAN / SECTIONS
Building A front elevation Building A Rear Elevation
Building B Elevations
“A” First Floor Plan “A” Second floor plan
“A” Third Floor Plan “A” Roof Plan
Building B
First Floor
Second Floor Third Floor
EXHIBIT E: COLORS AND MATERIALS BOARD
EXHIBIT F: SIGNAGE
EXHIBIT G: GRADING AND DRAINAGE PLAN
EXHIBIT H: UTILITY PLAN
EXHIBIT I: CONCEPTUAL PLAZA IMPROVEMENTS
20-foot vehicular
access
End pavement
approximately 50 northeast
of property marker
Curve may be needed
by Engineer