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Home My WebLink About2000-05-03; Planning Commission; ; CT 99-20|PUD 99-09 - CARLSBAD AIRPORT CENTER - LOT 105,-..... 'ffl"e City of Carlsbad Planning Departn..~t A REPORT TO THE PLANNING COMMISSION P.C. AGENDA OF: May 3, 2000 ItemNo.@ Application complete date: November 23, 1999 Project Planner: Van Lynch Project Engineer: Glen Van Peski SUBJECT: CT 99-20 /PUD 99-09 -CARLSBAD AIRPORT CENTER -LOT 10 -Request for approval of a Mitigated Negative Declaration, an Addendum, and Mitigation Monitoring and Reporting Program, Tentative Map and Non-residential Planned Unit Development for five two-story offic~ buildings totaling 71,920 square feet on a 7.35 acre parcel located north of Palomar Airport Road and west of Owens Avenue within Local Facilities Management Zone 5. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 4766 APPROVING a Mitigated Negative Declaration, Addendum, and Mitigation Monitoring and Reporting Program, and Planning Commission Resolutions No. 4767 and 4768 APPROVING CT 99-20 and PUD 99-09, based on the findings and subject to the conditions contained therein. II. INTRODUCTION The proposed project consists of five office buildings in a campus style development on Lot 10 within the Carlsbad Airport Center Specific Plan. All five buildings are two-story with a combined total floor area of 71,920 square feet. The project site is a vacant pre-graded pad which is adjacent to, and elevated above, Palomar Airport Road. Adjacent properties have been developed with industrial and office buildings. The proposed land use is permitted by the Carlsbad Airport Center Specific Plan. The Tentative Map and Non-Residential Planned Unit Development Permit are required for the subdivision of the property. Also required is a Planned Industrial Permit, an administrative permit, which will be acted on by the Planning Director subsequent to the Commission's action. The project as proposed is in compliance with all City standards and staff is recommending approval of the project. III. PROJECT DESCRIPTION AND BACKGROUND The applicant is requesting approval of a Tentative Map and Non-residential Planned Unit Development for five two-story office buildings on Lot 10 of the Carlsbad Airport Center Specific Plan. The 7.35 acre site is located adjacent to and north of Palomar Airport Road, and west of Owens A venue. The site is being subdivided such that each building will be on a separate individual parcel with the parking and landscape areas held in common by an association of owners. The buildings vary in size from 11,520 square feet to 17,600 square feet. A total of 289 at-grade parking spaces are provided. The parking area is within a San Diego Gas and Electric utility easement and the project is conditioned to provide a right-of-way use agreement prior to development. The buildings are arranged around a central landscape 1'"\ .,. . ., CT 99-20 /PUD 99-09 -~SBAD AIRPORT CENTER -LOT~ May 3, 2000 Pa e2 courtyard. Access to the site is via a single driveway on the easterly side of the site off Owens Avenue. No access to the site is proposed, or allowed, off Palomar Airport Road. The pre-graded site only requires remedial earth work with a balanced grading quantity of 4,600 cubic yards of material. The two-story buildings are 30 feet tall with a one foot projection to an overall height of 31 feet. The buildings are tilt-up concrete panels with high-performance glass and tile accents. Paint colors are "Crisp Khaki" and "Lulled Beige." Windows will be green glass with mullions painted "Loden Green." Window and door surrounds, and wainscot will be slate tile in an "Golden Green" and "Ocean Green" colors. An employee eating area is provided on the westerly end of the property, adjacent to Lot 9, which is an open space lot. The proposed project is subject to the follo~ing land use plans, ordinances and standards: A. Planned Industrial (Pl) General Plan Land Use Designation; B. Subdivision Ordinance {Title 20 of the Carlsbad Municipal Code); C. Carlsbad Airport Center Specific Plan (SP 181(A)) and Planned Industrial (P-M) Zone; D. Non-Residential Planned Development (Chapter 21.47 of the Carlsbad Municipal Code); E. McClellan-Palomar Airport Comprehensive Land Use Plan (CLUP); and F. Growth Management Regulations (Local Facilities Management Zone 5). The recommendation of approval for this project was developed by analyzing the project's consistency with the applicable policies and regulations listed above. The following analysis section discusses compliance with each of these regulations/policies in tables and project specific discussions. IV. ANALYSIS A. General Plan The General Plan designation of the site is Planned Industrial (Pl). The PI land uses include manufacturing, warehousing, storage, research and development, and utility uses. The project complies with all the elements of the General Plan as shown in Table A below. TABLE A -GENERAL PLAN COMPLIANCE ELEMENT USE, PROPOSED USES & COMPLY? CLASSIFICATION, IMPROVEMENTS GOAL, OBJECTIVE ORPROGRAM Land Use Site is designated for Professional office Yes industrial uses buildings Housing Provision of Conditioned to pay a Yes affordable housing non-residential linkage fee if adopted by City Council •• ' CT 99-20 /PUD 99-09 -~SBAD AIRPORT CENTER -LOT~ May 3, 2000 Pae 3 Open Space & Minimize environ-No impacts Conservation mental impacts to sensitive resources within the City Noise Healthy and Project as designed productive work with closed windows environment in and air conditioning workplace with noise will attenuate exterior levels not to exceed n01se 65 CNEL interior Circulation Require new Existing streets are development to fully improved and construct roadway adequate and no further improvements needed improvements are to serve proposed required development B. Subdivision Ordinance Yes Yes Yes The Engineering Department has reviewed the proposed tentative map and has concluded that the subdivision as conditioned complies with all applicable requirements of the Subdivision Map Act and the City's Subdivision Ordinance. The other infrastructure improvements (sewer, water, drainage, etc.) are currently in place to serve the project and no off-site improvements are required. The project is served by Owens Avenue and has direct access to public streets. The streets adjacent to the project site, Owens Avenue and Camino Vida Roble, are adequate to serve the 1,438 average daily trips (ADT) generated by this project. A traffic report was not warranted since the original Carlsbad Airport Center development determined the circulation and street improvements required. This project conforms to the intended use and the infrastructure has already been sized accordingly. The proposed building setbacks and structure separation will allow for adequate air circulation and the opportunity for passive heating and cooling. • C. Carlsbad Airport Center Specific Plan (SP 181) and Planned Industrial zone The purpose of the Carlsbad Airport Center Specific Plan is to provide for the design, development, and operation of a high-quality industrial park. The Specific Plan is the tool to implement the goals and policies of the General Plan and determines land uses within the plan area. The plan also serves to implement the Planned Industrial (P-M) zoning classification and the provisions of the plan take precedence over the existing zoning. The provisions of the P-M zone apply only to subjects not covered by the plan or if the underlying zoning is more stringent. The proposed project meets or exceeds all applicable requirements of the Carlsbad Airport Center Specific Plan and P-M zone as shown in the Table B below. .I"' ,, CT 99-20 /PUD 99-09 -~SBAD AIRPORT CENTER -LOt"-f6 May 3, 2000 Pa e4 TABLE B -DEVELOPMENT STANDARDS COMPLIANCE STANDARD REQUIRED PROPOSED Land Use -Area One Research, Manufacturing, Administrative and Service Industries, Professional Office Warehousing, and Administrative and Professional Office Lot size minimum No standard, reasonable as to Each building on separate lot intended use (21.47.080) Building setback from 50 feet minimum from 50 feet from existing and Palomar Airport Road ultimate right-of way ultimate right-of way. Setback from local street 30 feet minimum 360 foot setback (Owens Avenue) Interior yard setback 10 feet 10 feet parking (240 foot minimum for buildings) Rear yard setback 25 feet 25 feet Parking requirement 288 spaces (1/250) 289 spaces Site coverage 50% of gross lot area 12% of gross lot area Building height (P-M zone) 35 feet/three levels 31 feet/two levels Employee eating area 2,590 square feet (outdoor) 2,600 square feet D. Non-Residential Planned Development The non-residential planned development regulations are to: 1. Ensure projects develop in accordance with the General Plan and applicable specific plans; 2. Provide for non-residential projects which are compatible with surrounding development; and 3. Provide a method to approve separate ownership of planned unit development lots. The proposal to create individual ownership lots which do not have direct access from a publicly dedicated street necessitates that a Non-Residential Planned Development permit be processed to supplement the proposed tentative Map (CT 99-20). The proposed lots would share common driveway access and landscaping. The project complies with the General Plan and Carlsbad Airport Center Specific Plan development standards as addressed in the discussion above. The proposed development at the proposed location will provide office space within the plan area and will provide an aesthetically pleasing work environment and add to the aesthetics of the industrial park. The office buildings, by the nature of the use, will not be detrimental to the health, safety or welfare of the surrounding occupants of the area and the office use is similar to the adjacent uses. No modifications to the development standards are required to protect the public's health, safety, and general welfare. There are no size nor configuration standards for CT 99-20 /PUD 99-09 -C~SBAD AIRPORT CENTER -LOT W' May 3, 2000 Pae 5 non-residential planned development lots beyond those imposed as a part of the permit, but shall be reasonable as to the intended use and relation to the project. Individual lots are being created to accommodate individual buildings and are related to the size of the buildings. E. McClellan-Palomar Airport Comprehensive Land Use Plan (CLUP) The proposed office buildings are a compatible use within the CLUP. The project site is located outside of the runway protection zone and the flight Activity Area. The project site is outside, or below, the 60 CNEL noise level from the airport thus being a compatible use. As no intrusions exist, there is no significant risk to this development due to the presence of the airport. F. Growth Management Regulations The project is located within Local Facilities Management Zone 5. The Local Facilities Impact Assessment Form, below and attached, indicates that all impacts to the public facilities and service are adequately mitigated. The Zone 5 Plan requires a $.40lsquare foot park impact fee to be paid prior to building permit issuance. Facilitv Imoact Comoliance with Standard City Administrative NIA NIA Library NIA NIA Wastewater Treatment Capacity 3,257 GPD Yes Parks $.40 impact fee Yes Drainage 19 CFS (100 yr. Storm) Yes Circulation 1,438 ADT Yes Fire Sta. 5 Yes Schools Non-residential school fee Yes Sewer Collection System 18EDU Yes Water Distribution System 4,040 GPD Yes Open Space No additional O.S. Rea. Yes V. ENVIRONMENTAL REVIEW The initial study (EIA-Part II) prepared in conjunction with this project determined that the project would not have a significant impact on the environment. The project falls within the scope of the City's MEIR for the City of Carlsbad General Plan Update (EIR 93-01) certified in September, 1994, in which a Statement of Overriding Considerations was adopted for cumulative impacts to air quality and traffic. An Average Daily Trip (ADT) of 1,438 would be generated by the proposed project. This ADT is consistent with the generation rate analyzed for the site in the MEIR. The City has received its annual Growth Management Traffic Monitoring Report. The Report has recorded an unanticipated intersection "level of service" (LOS) failure at Palomar Airport Road (PAR) and El Camino Real (ECR) during both the a.m. and p.m. peak hours. A mitigation measure has been identified which, if implemented, will bring the peak hours LOS into the acceptable range. The mitigation measure involves construction of two dual right tum lanes-northbound to eastbound and westbound to northbound. CT 99-20 /PUD 99-09 -~SBAD AIRPORT CENTER -LOT'T!! May 3, 2000 Pae 6 The MEIR was certified in November, 1994 and it is currently in the process of being updated. The Planning Director has determined that there are no apparent substantial changes in the circumstances under which the MEIR was certified or new information, except the subsequent traffic failure at the intersection of El Camino Real and Palomar Airport Road which is in the process of being mitigated to below a level of significance. Therefore, the conclusions and mitigation measures of the MEIR remain adequate. In consideration of the foregoing, on April 5, 2000, the Planning Director issued a Mitigated Negative Declaration for the proposed project. ATTACHMENTS: 1. Planning Commission Resolution No. 4766 (Mit. Neg. Dec.) 2. Planning Commission Resolution No. 4767 (CT) 3. Planning Commission Resolution No. 4768 (PUD) 4. Location Map 5. Background Data Sheet 6. Local Facilities Impact Assessment Form 7. Disclosure Statement 8. Reduced Exhibits 9. Full Size Exhibits "A" -"T," dated May 3, 2000 VL:cs PALOMAR AIRPORT CARLSBAD AIRPORT CENTER LOT10 CT 99-20/PUD 99-09 C BACKGROUND DATA SHEET .:) CASE NO: CT 99-20 I PUD 99-09 CASE NAME: CARLSBAD AIRPORT CENTER -LOT 10 APPLICANT: CARLSBAD SUMMIT, LLC. REQUEST AND LOCATION: Tentative Map and Planned Developmet Permit for five two- story office buildings within the Carlsbad Airport Center Specific Plan. LEGAL DESCRIPTION: Lot 10 of Carlsbad Tract No. 81-46, Unit No. 1. in the City of Carlsbad, county of San Diego, State of California, according to map thereof No. 112878, filed in the office of the county recorder of San Diego County, July 15, 1985. APN: 212-092-15-00 Acres: 7.35 Proposed No. of Lots/Units: six lots/five buildings GENERAL PLAN AND ZONING Land Use Designation: =--Pl=a=nn=e=--=d"--'l=n=d=us=tn=·=al'--"{-=-P=--1) ________________ _ Density Allowed: NI A Density Proposed: N~/ Ac.=...__ _________ _ Existing Zone: Planned Industrial {P-M) Proposed Zone: "-N~o~c=h=an=g=e'---------- Surrounding Zoning, General Plan and Land Use: Zoning General Plan Current Land Use Site (P-M) (Pl) Vacant North (P-M) (Pl) Industrial South (P-M) (Pl) Industrial East (P-M) (PI) Office West (P-M) (OS) Open Space PUBLIC FACILITIES School District: Carlsbad Water District: Carlsbad Sewer District: Carlsbad Equivalent Dwelling Units (Sewer Capacity): _40 ________________ _ ENVIRONMENTAL IMPACT ASSESSMENT [8J Mitigated Negative Declaration, issued =-=A=p=ri.=--1 =..5,---=2=--=0c.=.0-=-0 ___________ _ D Certified Environmental Impact Report, dated _____________ _ D Other, _____________________ _ CITY OF CARLSBAD GROWTH MANAGEMENT PROGRAM LOCAL FACILITIES IMPACTS ASSESSMENT FORM PROJECT IDENTITY AND IMP ACT ASSESSMENT: FILE NAME AND NO: CARLSBAD AIRPORT CENTER LOT 10, CT 99-20, PUD 99-09 LOCAL FACILITY MANAGEMENT ZONE:~ GENERAL PLAN: PLANNED INDUSTRIAL ZONING: PLANNED INDUSTRIAL (PM) DEVELOPER'S NAME: CARLSBAD SUMMIT, LLC. ADDRESS: 11260 EL CAMINO REAL, SUITE 200, SAN DIEGO CA 92130 PHONE NO.: (858) 794-2400 ASSESSOR'S PARCEL NO.: =21=-=2'---'-0'-=-9=-2---=-1=-5---=--00-=------- QUANTITY OF LAND USE/DEVELOPMENT (AC., SQ. FT., DU): -'--'7.=-=35'-'A=C=RE=S'----- ESTIMATED COMPLETION DATE: N:...:.:....:../A=----------------- A. B. C. D. E. F. G. H. I. J. K. City Administrative Facilities: Demand in Square Footage= _N~/A _____ _ Library: Demand in Square Footage =N -~/ A~----- Wastewater Treatment Capacity (Calculate with J. Sewer) Park: Drainage: Demand in Acreage = Demand in CFS = Identify Drainage Basin = (Identify master plan facilities on site plan) Circulation: Demand in ADT = (Identify Trip Distribution on site plan) Fire: Served by Fire Station No. = Open Space: Acreage Provided = Schools: Sewer: Demands in EDU (Identify trunk line(s) impacted on site plan) Water: Demand in GPD = 3 257 $ .40 impact fee 19 Encinas Creek 1 438 5 NIA Non-residential fee 18 4 040 City of ......,,,. Carlsbad ■:;; e, ,, ,, • ,, .• •14 ·El a,, ,tY ,, a DISCLOSURE STATEMENT Applicant"s statement or disclosure of certain ownership interests on all applications which will require discretionary action on the part of the City Council or any appointed Board. Commission or Committee. The following information MUST be disclosed at the time of application submittal. Your project cannot be reviewed until this information is completed. Please print. Note: Person is defined as "Any individual, firm, co-partnership, joint venture, assoc1a11on. social club, fraternal organization, corporation, estate, trust, receiver, syndicate, in this and any other county, city and county, city municipality, district or other political subdivision or any other group or combination acting as a unit." Agents may sign this document; however, the legal name and entity of the applicant and property owner must be provided below. I. APPLICANT (Not the applicant's agent) Provide the COMPLETE, LEGAL names and addresses of ALL persons having a financial interest in the application. If the applicant includes a corporation or partnership. include the names. title. addresses of all individuals owning more than I 0% of the shares. IF NO INDIVIDUALS OWN MORE THAN I 0% OF THE SHARES. PLEASE INDICATE NON- APPLICABLE (NIA) IN THE SPACE BELOW. If a pub\iclv-owned corporation. include the names. titles. and addresses of the corporate officers. (A separate page may be attached if necessary.) ... Person '/46crt F, B-,,-{ Corp/Part Title Prcs."iJe,vVt Title '1', i:> • 9 3 . ,,----/,--/-c'2.-,(,,-•)-(L,-.., .,-L-('?""d-=-:-c-, 1\-b--,(fr~':r'T."'"t-t --,p.:ir-:)-o~.::>:::- Add reSS r,.O, u:J°)( u b:.5 Address S"a II b1c5, 0 . ( A '12-1 ?e /2£;,,..c(i.6 S"c.-Nh I=-<-. 1 C.,4 Cj2ci::,; '-' 1 OWNER (Not the owner's agent) , Provide the COMPLETE, LEGAL names and addresses of ALL persons having any ownership interest in the property involved. Also. provide the nature of the legal ownership (i.e. rartnership. tenants in common. non-profit, corporation. etc.). If the o,vnership includes a corporation or pannersliip. include the names, title. addresses of all indi\'iduals owning more than I 0% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (NIA) IN THE SPACE BELOW. If a publiclv- owned corporation. include the names. titles. and addresses of the corporate officers. (A separate page may be attached if necessary.) Corp/Part f Af}'tf, Title ____________ _ Title _______________ _ Add res~------------Address _____________ _ 2075 Las Palmas Dr.• Carlsbad, CA 92009-1576 • (760) 438-1161 • FAX (760) 438-0894 3. NON-PROFIT Q..,GANIZATION OR TRUST ' "' If any person ideCed pursuant to (I) or (2) above is a noniW)t organization or a trust. list the names and addresses of ANY person serving as an officer or director of the non-profit organization or as trustee or beneficiary of the. Non Profit/Trust _________ _ Non Profit/Trust ------------ Title Tit I e ------------------------------- Address ___________ _ Address ______________ _ 4. Have you had more than $250 worth of business transacted with any member of City staff. Boards, Commissions. Committees and/or Council within the past twelve ( 12) months? 0 Yes ~o If yes, please indicate person(s): _______________ _ NOTE: Attach additional sheets if necessary. I certify that all the above information is true and correct to the best of my knowledge. Signature of owner/date 8v1~ C~r/S6c<J ;r: rpor--t- .. ~ l::>b~t--+-rt1.{ ~. rr:(5 t\ Print ;r type name of owner· r--1 " Signature of owner/applicant" s agent if applicable/date Print or type name of owner/applicant's agent H:AOMIN\COUNTER\DISCLOSU?.: STATEMENT 5/98 Signature of. ~a plicant/,dat(,; l"v> t-'0"' I-( c...r/.J(J~ /f Jr ,-r- Pu&~r JVJ, 2J"«-A--- Print or type name of applicant Page 2 of 2 .·, /· "'.' \ . ' ·,. : \.;: . r .,•'\ • -·, __ , , I I I I I I I I I U.DlrtG2. F.F., •LH I I I I I I I , __ :~~ML I PALOMAR AIRPORT ROAD §l .. 4MIOMLIQHTiT,ltC>AIIO IIILPtGl"'DolrSMTIIIIII.UV.P'Vl:DllM.,@ 1.1N:>1~At101W IAJ 1DC !"IEe,,ll&l ~'It" l"'ICMC l""91.DMe~. nlf90~i:a,lf...,,..,_ 0~nc1.-.rGIT"r'C,CMI.M,II)~~ 0..-,.,.,,. 0 ~..J.. ... ~~~~ <3> l)QITNGIIDGII '9Cllll!Jll:l"Q.I! 0 l"CUIEEl-~~TJ;!EAtllWi.trlbo.l 0 ~--~==TILT-\P~~ <e> ~d1t<. .. •••~A'Tl:t>l'll,U,1,6{,E~ 0~c.::u,,c~ 0-l'N~ 0~~~ \ aCML--..,..,-1,_.......,.. __ ....,,,,. .. ,.....SIIOlll'I'. I. --ac.-.toalT',.TMIM ....... ...,_, ... amt.._._ ........ ~~--- Bullclng AIU Summary ..... --· ·-ID ..... --· ·-........ -· ·-........ .... ·-........ --- _.,_ • •• ..... _.,_ ,_.,._ ==~"='= ... ==., ... ==""~•=Mon==um=•=nt=~Skl~n~----~(D , I; ,/, I ..... ..... ..... ..... ..... ..... ..... _S_H_e_P_l_an ___ ----iLJ .. n'" n ~ ---------------------------,..._,.-..... ~~ ..... ---------- Leaal Dwrlptlon CT 118-20 LOT•t,,c:.a.aMD'IIMCl'IG ..... \NT,_IN Pl.JO 99-09 =~-::=-~=-:::.~ PIP INMJ3 ::==:=r~:::.OIWI'~ ._ __ _ --~t'INICll"A,--DllftCI" llll,'lac:#1.1810~--DIITM:f 6ill • 11!1.StM:o WNomo-..• ~ l'ICW'IOIIIINiCITYO,c:a.,MIID IQCICILA, ~~toO:ILO.-.cf Pro)ect Data -MCM.111111>.-...w: _,Lc:,IWIU..UII• ---c:4-=:_,.._ ·---· ftllcoe.L•.wan:a _ .. CIP9G ........ - .. -.i:,II.IQIM----CCNUICl',IICOl'IC.-. ----......----..-... --.._,, _ _, -----r.MlaAO,C.tL...U.--_.., --..... ---,..._, _.,._ ..,.. ... na-.. --..... --... ... ..-as,-.-. 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J l i 1 ···--· ----·········--··-··· .. ···· .. ···--····· . ··-···-······· -+· ·-··-··········· ......... ,; ....... -.......... . l .:.;:1ST=-:....:.F-=lDO=R-=--'PLAN~=-=---B=.;U::_:ILD=ING=2=-------------l.w....iH-J·n,. ~ .... , ... C/J t5 Q) :t= ..c. (.) ~ 0) C: ....... ,,,c.., ..... , .......... . .. • -C • (,I -.. 0 0. .. :c .. • .. • .. • (,I ------....--=--------=----...---=-------- --~ ~(J i -- -9/lSl'l9 °"'"'°""""""' ""'°""' ..... ...... ,.. "°"""""'""' --.,.,,,,. °""'"' ,._., CU< -Jd>-...... -- A6 SOUTH ELEVATION -BUILDING 2 WEST ELEVATION -BUILDING 2 EAST B.EVATION -BUILDING 2 -'-'NO=-'--'RTH-'-'-'-'E=LEV='fti._,_,:n=o=N,....,!-=B=u=1LD=1=N=G-=ENTRY="--'-">--=Bu=1=LD=1N=0=-2~-----------l,U-r-L_i. -....i.-., ... ELEVATION BUILDING RNISH 10 ===-=-----..-VIUCIIN•--~~~---- PJ,Mf.ACCael'CCUlll..,._ ....... MICOI. l"Mll'-~CQ.C:11111; ..... al,a,t"C:M!"....,. HN'•-.OCO&a ...... "\.uu.m .... <J>:i:::~mw=-.._. <!)l"'IG"'U1llU~TU~__,. 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I JI ~ Ii i i~ l W I Ca r l a h d Al r p o r l C■nl H Lo t 10 11 Sm i t h C o n s u i t n g A r c h i t e c t s l> i i !I ' f i l ~: " - " " ' " " " .. . , a : i:; )1 ) 1 ) 1 ) E ) 1 ) 1 ) 1 ) s ) 1 ) i ~. ~ - : : m 92 ''° Q ! e II ft i "" " " " " cm > m- • 1 1 1 ' " ' L_ _ __ _ _ _ _ __ _ _ , , ¼ , '- ~ o , # ' - __ _ _ _ _ _ __ , f t t J Al-----"1--+-- .,,.,,.,,.c_,."'"IA,"'"'..., 0 --------....---.--=- ----------I BUILDING4 l ......... . . ................ ······➔········· . ················· .. ·······-l······ . ···-··········· .. ············ ..... ····•············ ............... . I I .. -=------=-.9 --=--------~ • -.. l • u -~ • .. ~ C .. • .. • ~ • u --C ~ ZS. { J. -- -8/1519'1 ,,.,.,°""""""' ""'°""' ..,,.. ........ . """""""'"' "'-'W-.,.,, .. a..ta,, "'-Ir cut - 2ND FLOOR PLAN • BUILDING 4 1,_J-i .. _J' n r Job----~ ... , ... A11 t i RIO GE C ................ ···-············ ···········~···~==-=====:l!b===J _ROOF..:___P-=LAN...::..:....--=B-=-U'=LD:....:ING:..::..:::...4..:__ _ _JL.1-,._J n,. ICMJoW,r-, ••IH l•tO c .... Nio,Atdt, .... .. ! C • Q -.. 0 ~ "' .. • .. ! .. • Q -- ----....---=------....---=--=--=------ -l/2SM O,,.,"'- ""'°""' "'"' "'"""' ~"' --113.,,JlO a.to, ,._., c.u. -......... ...... -- A12 SOUTH ELEVATION -BUILDING 4 WEST ELEVATION -BUILDING 4 EAST ELEVATION -BUILDING 4 ELEVATION BUILDING RNISH 10====-=-------""'""*•~~~~ ..... pANJ.Jo:a«OOI.Cll,.._W ..... ~• l"tlNr•NU> CQ,Ql ..... ~~..r NNl'o-.OQCU!ll ........ '\W&t ...... <Y::::~_,,,-=-,... ~ ........... ,.fU~1'Ll ..... ...,. 0...,... ..... ,.l'U~1'1.l'"CQIIIIIM..,- ~ =-==-... -,.., 0!"MOID----LCUwl!!IIII.CCll.(R~ ...... ~ ~t11a ....... ~OOOM. coi..o.TONTOl"'-LIIN ................... ,., ........ ... C -----.... 'I"'" ;;;;;; .. -=- .9 .... --------.. • -C: • u -.. • ... .. c .. • .. • .. • u Ii ---"'"" ""-'°""""""" ""'°""' ..... ....... .. ,,,__ ... """""""' °""'"' "'-"' -.,._ -- .,.,, ... cu< .,,... A13 r .,..,. ; I I i A ....... .1. t r BUILDINGS B ····~--. ···•··· t t ..... ·t t i i BUILDINGS 2ND FLOR PLAN -BUILDINGS 8 1ST FLOR PLAN -BUILDINGS .. ... e,,., ,.,,,.c..,,.n,.1A,.,.,..,.. C) ----,.. .... ~ --... ---------.. • -" • u .. 0 .. .. c .. • .. • .. • u ---8/l,.., """""""°"""" ""'"""' ..... ........ . "'""""""'"' 0.00,,""' ou,,., a..e, ..... ., cu -Jd>-,.,.,.. -- A14 r ( ) 0 ---------....-.... --=-.... .. -- .9 .... -----=--------.. ! .. • u -.. • a. .. C .. • .. • .. • u --( -- -8/15119 ,,..,,,.......,. ""'°""' ...... ........ °""""""'"' .......... .,..,.., Oma, ,._.,, CJ.K. - _ROO_F_PLAN __ • B_U_ILD_IN_G_s __ ~U-L..J n r ,.. ....... ...... _.._ IIQM.a.l#•t4' A15 SOUTH ELEVATION -BUILDING 5 WEST ELEVATION -BUILDING 5 EAST ELEVATION -BUILDING 5 -'-'N=O=R=TH'-'-=ELEV='-'ATl-'--'O=N'-'--'-( =BU=l=LD=IN=G=ENTRY'-'--'--'~>-·=BU=l=LD~ING=-=-5---------------..W .... H,_j' IC,,Ul,W■r-, ELEVATION BUILDING ANISH 10 ===-=-----~-----~~~---........ NX8(l(d.M ............... 9UOQI. MN°•l'&PCOLOll ...... __."CIIIIWIOIIMl:r' HNf•M..DCOIJ:a---~---<v:="'-=-,.., 0 ..,.......,,.ru,-.,.n,a"'CQAM-,. <!)r,ru•TU~n.l"COl"Nll..,.. ..<!\.c.lNOIOr• ........ Mm>SIII .......... ~CICII.Oll~ .... <!>l'Wft8>~..--.~~ ..... <e) ....................... ~DOOM.ca.aitto""'JOll'IU.ICINt • .,,.,,.,.,e ........ ,., .. ,., ... 0 -----.... ... -:§ ... -----.. • .. C • u .. 0 0. .. C .. • .. • .. • u -- ---"'"" o...,-..... ""'"""' ..... "'"""' ConM-.5,t --""'"" a.ta, "'-" c.uc. -.,._ ,,,... -- A16