HomeMy WebLinkAbout15 - NB-2 - Urban Master Screening Request (UMP-16- - 11/15/2016CITY COUNCIL AGENDA REPORT
MEETING DATE: NOVEMBER 15, 2016 ITEM NUMBER: NB -2
SUBJECT: URBAN MASTER PLAN SCREENING REQUEST (UMP -16-01) FOR A MIXED-USE
DEVELOPMENT IN THE SOUTH BRISTOL ENTERTAINMENT & CULTURAL ARTS
(SOBECA) URBAN PLAN CALLED "THE PLANT" AT 769 BAKER STREET AND 2972
CENTURY PLACE
DATE: NOVEMBER 3, 2016
FROM: PLANNING DIVISION/DEVELOPMENT SERVICES DEPARTMENT
PRESENTATION BY: MEL LEE, SENIOR PLANNER
FOR FURTHER INFORMATION CONTACT: MEL LEE, AICP, SENIOR PLANNER (714) 754-5611
mel.lee@costamesaca.gov
RECOMMENDATION
Provide feedback on a proposed Urban Master Plan for a mixed use development within
the South Bristol Entertainment & Cultural Arts (SoBECA) Urban Plan.
REQUEST
The 2.2 -acre site contains a commercial nursery (The Plant Stand) and an automotive
sales use (Car Mart). The proposed project involves re -purposing four of the existing
buildings on-site to include retail, restaurant, and food stall uses totaling approximately
22,000 square feet, add approximately 10,000 square feet of new retail and office uses,
and construct 3 live/work units and 45 residential units (48 units total).
BACKGROUND
South Bristol Entertainment & Cultural Arts (SoBECA) Urban Plan
On April 4, 2006, City Council adopted the South Bristol Entertainment & Cultural Arts
(SoBECA) Urban Plan. The objectives of the urban plan include the following:
• Identify development regulations to realize the vision of the Urban Plan. These
regulations address building design and site development standards, as well as public
streetscapes and urban design improvements and amenities.
• Regulate land uses recognizing the development potential of the plan area and need
to sensitively integrate new development with the surrounding areas, and therefore,
promote both resident and business community confidence in the long term.
• Encourage mixed-use development that combines residential and nonresidential
uses, including office, retail, business services, personal services, light industrial
uses, public spaces and uses, and other community amenities to revitalize the area
without exceeding the development capacity of the General Plan transportation
system.
• Develop a full array of land use types and structures, including reuse of existing
structures, to create an active city life and enhance business vitality.
• Ensure compatibility of mixed-use developments with existing and future allowable
development in abutting zoning districts.
• Target a diverse residential population comprised of artists, designers, craftspeople,
professionals and small-business entrepreneurs, to maintain business and living
space under common ownership.
Existing projects located within the SoBECA Urban Plan include The Lab and The Camp,
which are also owned by the owner of the subject property for the proposed development.
Urban Plan Summary Sheet
As noted earlier, the 2.2 -acre site contains a commercial nursery (The Plant Stand) and
an automotive sales use (Car Mart). The proposed project involves re -purposing four of
the existing buildings on-site to include retail, restaurant, and food stall uses totaling
approximately 22,000 square feet, add approximately 10,000 square feet of new retail
and office uses, and construct 3 live/work units and 45 residential units (48 units total).
Please see the summary sheet for more information on the project and a summary of the
merits of the project (Attachment 4).
Proposed Parking
The Zoning Code requires a minimum of 208 parking spaces for the proposed
development; 216 parking spaces are proposed. Of these, 33 parking spaces are
proposed along the Century Place frontage in the public street right-of-way. Staff is
requesting City Council direction on this issue.
The City has not allowed consideration of on -street parking to satisfy project parking
requirements. This request will be an exception to this policy and could be considered
on a case-by-case basis. Potential criteria for allowing consideration of on -street parking
for private developments include:
• Non -Arterial Street as identified on the City's Master Plan of Highways;
• Property located within an Urban Plan Overlay District and Minimum 2 acres in
size; and
• Projects located on a cul-de-sac street or streets with low traffic volumes.
Possible approval mechanisms for allowing on -street parking for private developments
include:
• Vacation of Public Right -of Way
o This could be the least desirable alternative due to public concern with
giving land to developers and setting precedent for future projects.
• Encroachment Permit
o This could be the preferred alternative based on the following:
■ It can incorporate an easement for sidewalks (5 -foot minimum
width);
■ Is subject to revocation;
■ It can be approved on a case-by-case basis;
■ Precedent is in place for patio encroachments for several projects on
E. 17th Street.
Because the subject 33 parking spaces would be in the public right-of-way, they
cannot be dedicated exclusively for use by the project. Therefore, it would result in
the project not complying with the code requirement for providing required on-site
parking spaces. The project complies with all other applicable development
standards in the Zoning Code and the Urban Plan.
EVALUATION OF DEVELOPMENT CONCEPT
This urban plan screening process will address the following issues:
1) Does the project meet Council's expectations for projects in the Urban Plan areas?
The screening process is an opportunity to determine if the conceptual project
meets Council's expectations for new projects in the urban plan areas. Council will
be providing initial feedback to the applicants.
2) Does Council have any comments on any requested deviations? The screening
process will highlight any requested deviations from the urban plans to Council's
attention.
The screening process allows the applicant to consider Council's initial comments and to
refine the development concept based on their feedback.
CONCLUSION
The screening process enables Council to discuss the project at preliminary planning stage
and consider whether the project meets Council's expectations for new development in the
SoBECA Urban Plan area.
Council's general comments do not set precedent for approval/denial nor constitute final
action on the development project. In addition, the applicant should expect the Planning
Commission to have other comments/concerns on a proposed development concept that
may not have been raised by City Council. The screening process allows the applicant
to consider Council's initial comments and to refine the development concept based on
Council's feedback.
MEL LEE, AICP
Senior Planner
JAY TREVINO, AICP
Economic Development and
Development Services Director /
Consultant
Attachments: 1. Location Map, Zoning Map, and General Plan Map
2. Site Photos
3. Applicant's Project Description
4. Urban Plan Screening Summary Sheet
5. Conceptual Plans
cc: Jim Trammell, P.E.
260 Newport Center Drive, Suite 410
Newport Beach, CA 92660
Lab Holdings
709 Randolph Avenue
Costa Mesa, CA 92626
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SOQECA URBAN PLAN
ADOPTED APRl� 4, 2006
Figure 6: Zoning Districts in Urban Plan area.
Figure 7., Genera/ Plan designations in the Urban Plan area.
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July 1St, 2016
Ms. Claire Flynn, Assistant Director Development Services
City of Costa Mesa
Planning Department
77 Fair Drive
Costa Mesa, Ca
Re: the Plant - Urban Plan Screening Submittal
Dear Claire,
ATTACHMENT 3
=1
This letter serves to describe our proposed mixed -used development to be called "the Plant" to be
developed on 3 lots totaling approximately 2.3 acres on the northwest corner of Baker Street and
Century Place.
The development will consist of 4 renovated commercial buildings totaling 21,450 sf which will include
retail, restaurant and food stall uses, a new 2 story building with 6 units of apartments over 9,250 sf of
commercial and a new 4 story building consisting of 45 apartments over 2 levels of structured parking
wrapped with 6,000 sf of retail on the street frontage.
The mixed-use development is designed and planned to be in conformance with the SoBECA Urban
Plan and will include quality architecture and innovative use of landscaping design to connect the indoor
to the outdoor spaces. The goal is to create a vibrant and unique community consisting of restaurants,
food stalls, retail, office and apartments that will be inviting and create spaces for residents and the
public to spend time living, meeting, shopping and dining there.
We look forward to working together to process the necessary approvals and bring to the City another
quality mixed-use development that is complimentary to the Lab's previous developments ("The Lab" and
"The Camp") and an asset to the SoBECA district.
Best re ar s,
im rammell, P.E., Project Manager
t ab
T 714 966 6661 1 F 714 966 1 177
709 Randolph Avenue, Costa Mesa, CA 92626
ATTACHMENT 4
URBAN PLAN SCREENING SUMMARY SHEET
765 Baker Street and 2972 Century Place
DEVELOPMENT CONCEPT
The 2.2 -acre site contains a commercial nursery (The Plant Stand) and an automotive sales use
(Car Mart). The proposed project involves re -purposing four of the existing buildings on-site to
include retail, restaurant, and food stall uses totaling approximately 22,000 square feet, add
approximately 10,000 square feet of new retail and office uses, and construct 3 live/work units
and 45 residential units (48 units total).
ZONING CODE SUMMARY
Location: 769 Baker St. and
2972 Century PI.
Request: Mixed Use Project
SUBJECT PROPERTY:
Zone: C2 (769 Baker) &
MG (2972 Century)
General Plan: GC (769 Baker) &
LI (2972 Century)
Lot Dimensions: Irregular
Lot Area: 97,107 SF (2.2 Acres)
Existing Development: Auto sales and nu
Application:
SURROUNDING PROPERTY:
UMP -16-01
North: (Acr. Baker St): R3, Residential Uses
South: MG, Industrial Uses
East: MG, Industrial Uses
West: (Acr. Century PL): C2, and MG, Commercial and
Industrial Uses)
ery (Car Mart and Plant Stand)
DEVELOPMENT STANDARD COMPARISON — SoBECA Urban Plan
Development..Proposed/Provided
Lot Width
NA
217 FT
Lot Area
NA
97,107 SF (2.2 Acres)
Floor Area Ratio (FAR):
Maximum FAR
(Entire Project)
97,107 SF (1.0)
89,150 SF (.92)
Minimum FAR
(Non -Residential
Component -
Industrial Base Zoning)
16,994 SF (.175)
18,900 SF (.19)
Building Height:
2 Stories/40 FT
(Non -Residential Component)
4 Stories/60 FT
Residential Component)
2 Stories/40 FT
(Non -Residential Component)
4 Stories/60 FT
(Residential Component)
Minimum Open Space
Development Lot)
10% (9,711 SF)
18% (17,954 SF)
Open Space
(Residential Component)
200 SF Min./Per Unit
(Does Not Apply to Live/Work Units)
200 SF Minimum
Building Separation
10 FT
20 FT
Maximum Lot Coverage
87,396 SF (90%)
77,167 SF 79%)
Front Baker St.)
10 FT
10 FT
Side (left/right)
10 FT/0 FT
10 FT/0 FT
Rear
0 FT
0 FT
-i2--
Development ..Proposed/Provided
Parking
Century PI.
NA
33
Surface Parking
NA
28
Parking Structure
NA
148
Total
201
209
Handicapped
7
7
Total
208 Spaces
216 Spaces
NA = Not Applicable or No Requirement
MERITS OF THE URBAN PLAN SCREENING REQUEST
Following is a summary of the merits of the proposed project at this location:
1. Project meets the following objectives of the SoBECA Urban Plan:
• Ensure compatibility of mixed-use developments with existing and future allowable
development in abutting zoning districts.
Target a diverse residential population comprised of artists, designers, craftspeople,
professionals and small-business entrepreneurs, to maintain business and living
space under common ownership.
2. Proiect location is appropriate for the proposed land use. The project site located on the
corner of Baker Street and Century Place. The urban plans envisioned that flexible
development standards in this area would promote the repurposing of older commercial
and industrial structures.
3. Proposed Development is consistent with the objectives of the Zonina Code and SoBECA
Urban Plan. The proposed residential development is consistent with the goals and
policies of the General Plan and development standards of the SoBECA Urban Plan. The
development generally meets the development standards of the Zoning Code, and the
SoBECA Urban Plan as it pertains to floor area ratio, setbacks, building height and
massing, and open space.
4. The proposed project includes 33 proposed on -street parking spaces. With development
of the site, 33 on -street parking spaces will be provided. This will need to be further
studied by Planning and Public Services during the planning application process.
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PRDIECT ENCLOSED
BUIDLING NAME
SPACE SUMMAff,
USE TYPE
TOTAL GROSS AREA
BUILDING A
COMMERCIAL
5,350 SF
BUILDING B
COMMERCIAL
5,250 SF
BUILDING E
COMMERCIAL
550 SF
BUILDING F
COMMERCIAL
1,200 SF
BUILDING G
COMMERCIAL
9,650 SF
BUILDING H
COMMERCIAL
9,250 SF
_
Food Stall 925 4
RESIDENTIAL
3,000 SF
Total A:
TOTAL
12,050 SF
BUILDING I
PARKINGFa_r_an0
cF
Food Stall
COMMERCIAL
5,160 SF
4
RESIDENTIAL
47,000 SF
4
TOTAL
116,500 SF
GRAND TOTAL
ENCLOSED USES 150,550 GROSS SQ FT
PMECT FARSl;iW"M
MAXIMUM FAR = 97,107 SF (1.0)
PROPOSED FAR = 86,150 SF / 97,107 SF LOT AREA =.89 FAR
Parking Required
Area
Required
Total
Calculations
S.F.
/SOOOS.F.
Required
Building A
Food Stall
_550
732
4
Restaurant
2,000
1 10
20
Food Stall
925
4
4
4
_
Food Stall 925 4
995
4
Total A:
27
BuildN B
9
Level 2 -Live/ Work
2,250
Food Stall
97fi
4
4
Food Stall
975
4
4
Food Stall
625
4
3
Total B:
10
But E -Greenhouse
Retail
975
4
4
Total E:
4
But F -The Shed
Food Stall
_
1,050
4. 4
Total F:
4
Rullarr G
Food Stall __650 4 3
Food Stall 650 4 3
Retail
550
4
2
Retail
3
4
2
Food Stall
_550
732
4
3
Food Stall
400
4
2
Retail
732
4
3
Food Stall
995
4
4
Total G: 21
Building H
26
.Alley Drive Entry Parking28
Office, Maker space
5,800
3
17
Level 1 Retail
3,000
4
12
Level 2 Retail
31000
4
12
Level 4 -Residential
22
Total H:
41
Leven -Retail
2,250
4
9
Level 2 -Live/ Work
2,250
1.5
3
2 -Bedrooms
7
Subtotal I:
12
Units Req/Unit
A.dLi I.. 1
Level 3 -Residential
26
.Alley Drive Entry Parking28
Studios
0
1.5
0,0
1 -Bedrooms
20
2
40.0
2 -Bedrooms
6
2.5
15.0
Level 4 -Residential
22
Studios
5
1.5
7.5
1 -Bedrooms
10
2
20.0
2 -Bedrooms
7
2.5
17.5
46 Subtotal 1: 100
Total I: 112
TOTAL REQUIRED PARKING: 208
New Parking Proposed (INCLUDES REQUIRED ADA SPACES)
Street Parkin
33
.Alley Drive Entry Parking28
Building I -Level 1
78
BuildingI- Level 2
77
7 U I AL N LW PAKILI NIi FKUPUiW: Z1b
EXISTING
BUILDING A
1 STORY
5350 S.F.
EXISTING ONE STORY
WAREHOUSE TENANT
IMPROVEMENTS WITH
RESTAURANT, FOOD ALL
AND RETAIL USES
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NEW
BUILDING E
\N\01� 1 STORY
550 SF
NEW GREENHOUSE
STRUCTURE WITH
RETAIL USE
R
NY
EQU TALSEDT ADA PARNCLUDES KING)
PEN SPACE IN ORANGE
ATCH - 17, 954 SF
III
NEW
BUILDING H
2 STORIES
12,050 SF
TOTAL
LEVEL 1 9,250 SF
= COMMERCIAL
LEVEL 2 3,000 SF
= RESIDENTIAL
(3 UNITS)
NEW TM 51 i1KY'
fi11 A 1 WI ht WE TML.
COMMERCIAL AND
RESIDENTIAL USES
EXISTING
BUILDING B
NEW LANDSCAPED ENTRY DRIVE WITH
28 NEW PARKING STALLS (INCLUDES
ANY REQUIRED ADA PARKING)
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PRO IrCT PROGRAM SUM MARY
BUILDING A:
EXISTING ONE STORY WAREHOUSE TENANT IMPROVEMENT'.
WITH RESTAURANT, FOOD STALL AND RETAIL USES
5350 S.F. TOTAL GROSS AREA
BUILDING B:
EXISTING ONE STORY WAREHOUSE TENANT IMPROVEMENT'.
WITH RESTAURANT, FOOD STALL AND RETAIL USES
5250 S.F. TOTAL GROSS AREA
BUILDING E:
NEW GREENHOUSE STRUCTURE WITH RETAIL USE
550 S.F. TOTAL GROSS AREA
BUILDING F:
EXISTING ONE STORY STRUCTURE WITH RETAIL USE
IMPROVEMENTS WITH RESTAURANT USES
1200 S.F. TOTAL GROSS AREA
BUILDING G:
EXISTING ONE STORY WAREHOUSE TENANT IMPROVEMENT'
WITH RESTAURANT, FOOD STALL AND RETAIL USES
9650 S.F. TOTAL GROSS AREA
BUILDING H:
NEW TWO STORY STRUCTURE WITH OFFICE/MAKFR SPACE,
RETAIL, AND OPEN COURTYARD ON LEVEL I AND RETAILC
LEVEL 2
12,050 S.F. TOTAL GROSS AREA
BUILDING I:
NEW FOUR STORY STRUCTURE WITH:
LEVEL 1 AND 2: PARKING (155 SPACES) AND COMMERCIAL
USES
LEVEL 3 AND 4: MULTI -FAMILY RESIDENTIAL
116,500 S F. TOTAL GROSS AREA
PARXING SUMMARY:
CENTURY PLACE ON -STREET PARKING: 33
SITE ALLEY/"ENTRY DRIVEWAY- PARKING: 28
PARKING STRUCTURE: 155 TOTAL (INCLUDING REQUIRED P
SPACES)
LANQUSE_CQDL
SETBACKS
FRONT BUILT TO LINE:
l OFT (ALONG BAKER ST AND CENTURY PL)
SIDE
ABUTTING STREET: IOFT
(ALONG BAKER ST AND CENTURY PL)
RESIDENTIAL ZONE: 20FT
ALL OTHER SIDE PROPERTY LINE: OFT
REAR
ABUTTING STREET:
I OFT (ALONG RAKER ST AND CENTURY PO
RESIDENTIAL ZONE: 20FT
ALL OTHER SIDE PROPERTY LINE: OFT
MINIMUM OPEN SPACE
DEVELOPMENT LOT:
MINIMUM 10% OPEN SPACE REQUIRED
RESIDENTIAL OPEN SPACE:
MINIMUM 200 SQ FT PER DWELLING UNIT
OF RESIDENTIAL COMPONENT( DOES NOT
LLJ APPLY TO LIVE/WORK UNITS)
OVERALL BUILDING HEIGHT
LU FOR MIXED-USE PROJECT:
> 4 STORIES/60FT (ROOF GARDENS/TERRACES
Q IN MIXED USE DEVELOPMENT PROJECT
M SHALL NOT BE CONSIDERED A STORY)
CIE.
J MAX BUILDING HEIGHT FOR NONRESIDENTIAL
O COMPONENTS:
0 2 STORIES/40FT
Z
< MAX BUILDING HEIGHT FOR RESIDENTIAL
COMPONENTS:
4 STORIES/60FT (LOFTS, AS DEFINED IN
SECT 13-6 OF ZONING CODE, WITHOUT EXTERIOR
ACCES AND HAVING ONLY CLEARSTORY
WINDOWS WILL NOT BE REGARDED
MAX LOT COVERAGE (90%) = 87, 396 SF
PROPOSED LOT COVERAGE =
BUILDING A 5,350 SF
BUILDING B 5,250 SF
BUILDING E 550 SF
BUILDING F 1,200 SF
BUILDING G 9,650 SF
BUILDING H 91250 SF
BUILDING 134,800 SF
LANDSCAPED ENTRY DRIVE 11,117 SF
& 27 PARKING SPACES
TOTAL LOT COVERAGE = 77,167 SF = 79% COVERAGE
OPEN SPACE REQUIRED 10%= 9,711 SF
OPEN SPACE PROVIDED (IN ORAGE HATCH) = 17, 954 SF
BICYCLE RACKS AND SIGNAGE REQUIREMENTS NOT
APPLICABLE
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1,200 SF
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1,200 SF
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RESIDENTIAL
UNIT#1 +
--..,I r 1,375 SF
YIL' 24'--7 30'-6 27-T 59'8 W -W 1 ..r.. 63'0'
L D
I.
ALL NON LIVE/WORK RESIDENTIAL UNITS HAVE ACCESS TO THE REQUIRED
200 SF OPEN SPACE PER UNIT DISTRIBUTED THROUGHOUTTHE
RESIDENTAIL COMPONENT OF THIS MIXED USE DEVELOPMENT, INCLUDING
IN SOME CASES PRIVATE PATIOS AND BALCONIES.
j Q 0 4' h 12' 16' 32' 48'
3RD LEVEL PLAN
Z
SCALE 1/16-=1'.0-
C/2
F-
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c D m
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principal architect NM
pr jeer manager JF
drawn by
checked by
job - 16016
date 06144116
reMtens
g. dtl.
by
NOT FOR CONSTRUCTION
SCHEMATIC DESIGN
08/24/16
3RD LEVEL
PLAN
A2.12
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I, I
9016 - 24',3' - 30'6 - 20'J• - 5916 - 6a6 W -W - 631d _
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ALL NON LIVE/WORK RESIDENTIAL UNITS HAVE ACCESS TO THE REQUIRED
200 SF OPEN SPACE PER UNIT DISTRIBUTED THROUGHOUT THE
RESIDENTAIL COMPONENT OF THIS MIXED USE DEVELOPMENT, INCLUDING
IN SOME CASES PRIVATE PATIOS AND BALCONIES.
0 4' 9' 12' 16' 32' 48-
4TH LEVEL PLAN
1 SCALE: 1/I6"=1'-0' Z
C002 I
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protea manager
.F
drawn by
rhe ked by
Job - 16016
dale 0924116
""l -
date
by
NOT FOR GOHSTBUMN
SCHEMATIC DESIGN
08r24/1B
4TH LEVEL PLAN
A2.1
3
�Pl
ToaE�,e D 'G- RESIDENTIAL OVER PARKING RETAIL BELOW RESIDENTIAL RETAIL/FOOD PLAZA/ORCHARD/GREENHOUSE RETAIL/FOOD
0 8' 16' 24' 32' 64' 96'
OLSON KUNDIG ARCHITECTS scale
scal
job #:
159 South Jackson Street, Suite 600, Seattle WA 98104 USA T+1 206 624 5670 F+1 206 6243730 olsonkundigarchitectscom
document:
1/32"=1'-0" project: 16016 THE PLANT
0812412016 COSTA MESA, CA
title: EAST ELEVATION
A
MAX HT RESIDENTIAL
lcn- n
drawing ref:
sheet number:
A3.01
0'
0 8' 16' 2 4' 3 2' 64' 96'
OLSON KUNDIG ARCHITECTS
159 SouthdackEDn Street. Suite 600, Seattle WA 98104 USA T+1 206 624 5670 F+1 206 624 3730 olsonkundigarchitects.com
-2-1
1EIGHT RESID.
160'- 0"
4TH FLOOR
14- 6"
I"
3RD FLOOR
131'- 0"
IR LEVEL LOW
117'- 6"
MAIN LEVEL
100' - 0"
scale: 1/32"=T-0" project: 16016 THE PLANT `
date: 08/24/2016 COSTA MESA, CA
job #: title: SOUTH ELEVATION 5
document:
awing ref:
eet number:
A3.02
RETAIL / FOOD
PLAZA/ORCHARD/GREENHOUSE
& OUTDOOR MUSIC VENUE
0 8' 16' 2 4' 3 2' 64' 96'
RETAIL / FOOD RETAIL BELOW RESIDENTIAL
CO) 0
scale: 1/32"=T-0" project: 16016 THE PLANT
OLSON K ARCHITECTS date 08/24/2016 COSTA MESA, CA
159 South Jackson Street, Suite 600, Seattle WA 98704 USA T +1206 624 5670 F+1 206 624 3730 olsonkundigarchitects.com job #: title: WEST ELEVATION
document:
drawing ref:
sheet number
A3.03
Ylb IIII �II�1 YIItl��NI
ra E.
scale: 1/32"=T-0" project: 16016 THE PLANT
OLSON K ARCHITECTS date 08/24/2016 COSTA MESA, CA
159 South Jackson Street, Suite 600, Seattle WA 98704 USA T +1206 624 5670 F+1 206 624 3730 olsonkundigarchitects.com job #: title: WEST ELEVATION
document:
drawing ref:
sheet number
A3.03
N
N
RESIDENTIAL OVER PARKING GARAGE BEYOND
RESIDENTIAL OVER COMMERCIAL BEYOND — f — — RESIDENTIAL OVER COMMERCIAL BEYOND
.t
EXISTING COMMERCIAL LOT 1
RETAIL / FOOD
RETAIL I FOOD
N
MA%HEIGHT RESID.
160'- 0"
4TH FLOOR },
�AIRAEIGRT cum 14
140'- 0"
3RD FLOOR 1
131'131' - 0"
033RD FLOOR LEVEL LOW 1
117'`- 6" �T
MAIN LEVEL
1001-01
scale: 1/32"=1'-0" project: 16016 THE PLANT
0 8' 16' 24' 32' 64' 96' OLSON K ARCHITECTS date: 08/24/2016 COSTA MESA CA
159 South Jackson Street, Suite 600, Seattle WA 99104 USA T+1 20fi 624 5970 F+1 20fi 624 3730 olsonkundigarchitec[s com job #: title: NORTH ELEVATION
document:
2— —S — —
arawing rer:
sheet number:
A3.04