Attachment 7 - Project Plan Set dated February 11, 2026 — Manteca City Council, April 7, 2026

DATE: 02/11/26
ATTACHMENT 6
DATE: 02/11/26
ATTACHMENT 6
DATE: 02/11/26
ATTACHMENT 6
DATE: 02/11/26
ATTACHMENT 6
DATE: 02/11/26
ATTACHMENT 6
ATTACHMENT 6
ATTACHMENT 6
DATE: 02/11/26
ATTACHMENT 6

0.1 0.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.20.20.20.20.20.20.20.30.30.30.30.30.30.20.20.20.20.20.20.20.10.10.1

0.10.20.20.20.10.10.10.10.10.10.10.10.10.10.10.10.10.20.20.20.20.20.20.30.30.40.40.40.40.40.40.40.40.30.30.20.20.10.1 0.20.30.30.30.20.20.10.10.10.10.10.10.10.10.10.10.20.20.20.20.20.20.20.30.40.50.60.60.60.60.60.60.60.50.40.30.20.20.1

0.30.40.50.50.40.30.20.20.20.20.20.20.20.20.20.20.20.20.20.20.20.30.40.40.60.70.80.91.01.01.11.00.90.70.60.40.30.20.1 0.50.60.70.80.70.50.30.40.40.50.40.30.30.30.30.40.40.40.40.40.40.50.60.60.81.01.11.31.51.71.91.61.31.10.80.60.40.20.1

0.60.81.11.21.20.90.70.70.50.30.50.70.70.70.80.60.30.50.80.80.91.00.80.71.01.61.82.12.22.62.92.21.91.51.00.70.50.00.0 0.71.11.51.71.91.61.41.71.30.41.31.61.41.41.61.60.71.31.81.71.61.81.91.41.82.52.62.82.92.42.42.42.41.81.20.80.60.00.0

0.81.31.82.01.81.71.71.91.91.71.91.91.71.71.81.91.81.92.01.91.92.02.22.32.42.62.83.03.21.91.42.42.72.11.41.00.70.00.0 0.91.42.02.01.21.21.62.02.32.62.32.01.71.71.82.02.22.12.01.81.82.02.22.52.62.72.83.03.23.33.53.02.82.21.61.10.80.00.0

0.91.42.02.22.11.81.71.92.75.24.32.01.51.51.61.71.91.91.71.71.61.82.02.22.32.42.62.83.03.43.63.32.92.41.81.30.90.00.0 0.91.41.82.12.21.81.61.72.512.07.71.51.31.21.31.41.51.51.51.51.51.61.71.81.92.12.32.52.83.13.43.63.32.62.11.51.00.00.0

0.91.31.61.82.01.71.62.03.50.00.00.71.31.21.21.31.41.51.51.61.61.61.71.71.81.92.12.32.63.13.33.73.52.92.41.71.10.00.0 0.91.21.61.92.12.22.22.87.50.00.03.49.21.51.41.41.61.81.92.12.11.91.91.81.91.92.02.22.63.13.12.32.22.82.51.81.10.00.0

0.91.21.72.12.42.92.93.68.60.00.06.97.61.91.61.62.02.32.52.92.92.52.32.22.02.02.02.22.63.03.02.42.32.82.51.81.10.00.0 0.81.21.82.42.52.92.94.69.30.00.07.67.62.41.91.92.32.72.93.23.13.02.82.42.01.71.72.02.42.82.93.43.32.72.31.71.10.00.0

0.81.11.82.52.10.82.04.67.10.00.05.78.42.42.22.22.53.02.91.81.93.03.02.61.91.41.31.62.22.32.42.82.82.31.91.51.10.00.0 0.71.01.72.22.42.82.93.53.73.65.63.92.81.42.52.52.73.03.12.82.83.13.02.62.01.41.31.62.02.02.12.32.42.11.71.41.00.00.0

0.60.91.41.82.33.13.02.82.82.62.82.82.72.62.62.62.83.03.23.73.63.02.92.52.21.91.81.92.01.91.92.32.42.11.81.41.00.00.0 0.50.81.11.31.82.32.42.32.32.22.22.42.52.52.62.72.72.83.03.33.12.72.52.42.32.32.32.32.12.12.02.52.62.32.01.40.90.00.0

0.40.60.81.11.52.02.12.12.12.02.02.22.42.52.52.62.93.13.23.22.92.72.52.42.52.72.82.72.62.52.12.02.32.72.21.40.90.00.0 0.40.50.71.01.52.02.12.12.01.91.92.02.32.32.22.73.33.73.73.63.33.02.52.42.93.33.53.63.33.02.32.02.52.92.21.40.90.00.0

0.30.40.60.91.52.12.22.22.01.91.92.12.52.51.82.53.03.23.83.42.72.72.32.32.72.93.33.73.02.82.43.33.42.92.21.40.90.00.0 0.20.30.50.70.81.22.12.21.91.81.92.43.03.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.02.93.32.92.11.40.90.00.0

0.20.30.50.71.01.52.02.11.81.61.92.63.63.10.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.01.13.13.02.01.30.80.00.0 0.10.20.40.61.31.91.91.81.51.51.82.63.73.60.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.02.33.02.81.91.20.70.00.0

0.10.20.30.50.91.51.51.51.41.41.72.43.42.90.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.02.53.02.71.81.10.70.00.0 0.10.10.20.30.71.11.31.31.21.31.52.02.62.60.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.02.23.02.71.71.10.60.00.0

0.10.10.20.30.61.01.21.21.21.21.31.51.80.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.01.12.92.81.71.00.60.00.0 0.10.10.20.40.81.21.31.31.21.21.41.40.40.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.02.83.22.81.71.00.60.00.0

0.10.20.30.51.11.61.61.61.41.31.51.90.70.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.02.63.22.81.71.00.60.00.0 0.10.20.40.61.31.92.01.91.61.51.72.22.82.80.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.01.13.02.81.81.10.60.00.0

0.10.20.40.50.71.22.02.11.81.72.02.73.83.30.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.02.93.22.81.81.10.70.00.0 0.10.20.40.61.01.52.12.11.81.82.23.14.24.20.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.03.03.32.81.91.20.70.00.0

0.10.20.40.61.41.91.92.01.82.02.43.34.44.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.01.43.12.91.91.30.80.00.0 0.10.10.20.41.01.51.61.71.72.12.63.44.44.40.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.02.93.43.12.11.51.00.00.0

0.10.10.20.30.61.01.21.41.62.12.83.33.93.72.31.91.31.01.01.42.01.62.43.22.62.93.93.03.64.43.74.85.23.92.61.81.10.00.0 0.10.10.10.20.40.70.91.21.52.12.72.71.81.92.32.11.51.11.11.52.12.73.03.33.53.83.94.24.54.95.05.45.13.93.02.01.20.00.0

0.10.10.10.20.30.50.71.01.31.82.52.62.42.32.42.11.51.21.11.31.72.12.42.62.83.03.23.53.94.44.63.62.93.33.12.21.30.00.0 0.10.10.10.10.20.40.60.81.11.52.02.33.02.82.21.91.41.11.11.11.21.41.51.71.92.12.32.63.03.63.83.32.53.23.02.21.40.00.0

0.00.10.10.10.20.30.50.70.91.21.51.82.12.11.71.61.31.11.01.01.01.11.21.31.41.61.82.12.43.03.33.83.93.22.72.11.40.00.0 0.10.10.10.10.20.30.40.60.81.01.21.31.41.51.41.41.31.21.11.01.01.01.11.11.21.41.61.52.02.52.83.43.53.02.42.01.40.00.0

0.00.10.10.10.20.30.40.60.70.91.11.11.21.31.41.41.41.31.31.21.21.21.21.21.31.41.51.31.82.32.73.23.42.92.42.01.40.00.0 0.00.10.10.10.20.30.40.60.80.91.11.21.31.41.51.61.71.71.61.61.61.51.51.51.61.61.71.21.72.32.83.03.32.92.62.01.40.00.0

0.00.10.10.10.20.30.40.60.81.11.31.51.81.91.92.02.22.32.32.32.12.02.12.12.22.20.81.01.62.22.71.71.32.42.72.01.30.00.0 0.00.10.10.10.20.30.40.60.91.31.72.12.62.72.62.62.72.93.03.02.82.52.42.72.72.60.00.00.00.00.02.22.22.52.51.91.30.00.0

0.00.10.10.10.20.30.40.71.01.52.12.63.13.23.23.33.33.43.03.13.23.03.03.12.92.60.00.00.00.00.02.73.12.52.21.71.20.00.0 0.00.10.10.10.20.30.50.71.11.72.42.51.92.23.33.84.03.92.32.93.93.53.63.82.42.33.42.71.91.41.02.52.52.11.81.51.10.00.0

0.00.10.10.10.20.30.50.71.11.82.52.82.62.93.63.94.14.02.63.03.83.63.63.82.72.63.63.02.21.71.42.22.01.81.61.41.10.00.0 0.00.00.10.10.20.30.40.71.11.62.32.93.84.03.83.93.83.83.63.53.43.13.23.53.63.63.53.12.62.22.52.32.21.91.61.41.10.00.0

0.00.10.10.10.20.30.40.71.01.51.92.53.43.83.83.93.83.73.43.23.12.82.93.43.84.04.03.63.22.92.92.92.92.41.91.61.10.00.0 0.00.10.10.10.20.30.40.60.91.21.62.22.93.53.93.93.63.22.82.62.42.42.62.93.53.94.13.93.53.43.43.33.52.72.31.81.20.00.0

0.00.10.10.10.20.30.40.50.81.11.42.02.83.22.83.23.42.92.32.01.91.92.12.73.33.53.03.63.93.93.72.61.72.32.61.91.20.00.0 0.00.10.10.10.20.30.40.50.71.01.31.92.93.41.62.63.72.82.01.61.51.61.82.53.43.61.73.54.34.03.72.62.02.32.61.91.20.00.0

0.10.10.10.20.30.40.50.60.81.01.31.82.52.92.12.53.02.41.81.41.31.31.62.12.93.12.33.33.83.73.43.33.52.72.21.71.10.00.0 0.10.10.10.20.40.60.81.01.11.31.51.82.12.62.92.82.41.91.51.31.21.21.41.82.43.03.33.53.33.22.93.02.92.41.81.40.90.00.0

0.10.10.20.30.50.81.21.51.71.81.81.92.02.32.42.32.11.71.41.21.11.21.31.62.12.62.93.13.23.02.82.72.42.01.51.10.80.00.0 0.10.10.20.30.61.01.51.82.12.12.11.91.81.91.91.91.81.61.41.21.21.21.41.61.92.22.52.72.93.02.92.72.31.81.31.00.70.00.0

0.10.10.20.30.71.11.61.81.72.02.01.91.71.71.81.91.81.71.61.41.31.41.61.82.02.22.42.62.82.92.92.62.11.71.20.80.50.00.0 0.00.10.10.30.61.01.51.50.81.51.91.71.61.71.92.22.22.11.81.51.41.51.82.12.32.42.52.52.62.51.91.92.01.51.00.60.40.00.0

0.00.00.10.10.30.50.70.50.20.61.01.11.21.51.92.22.22.11.91.61.51.61.92.22.32.32.32.22.11.80.71.01.41.00.70.40.20.00.0 0.00.00.00.10.10.20.30.40.40.50.50.60.91.31.71.71.31.81.81.51.41.51.81.81.31.71.91.61.30.90.50.50.50.40.30.20.10.00.0

0.00.00.00.00.10.10.20.20.20.20.30.40.60.91.20.90.31.11.21.00.91.01.21.10.30.91.31.00.70.60.40.40.30.20.10.10.10.00.0 0.00.00.00.00.10.10.10.10.10.10.10.20.20.30.50.40.30.40.50.40.40.40.50.50.30.40.50.40.30.20.20.20.20.10.10.10.10.00.0

0.00.00.00.00.00.10.10.10.10.10.10.10.10.20.30.30.30.30.30.20.20.20.30.30.30.30.30.20.20.10.10.10.10.10.10.10.10.00.0 0.00.00.00.00.00.00.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.20.20.10.10.10.10.10.10.10.10.10.10.00.00.00.0

0.00.00.00.00.00.00.00.00.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.00.00.00.00.0 0.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.0

0.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.0 Q4 G+ TSC
21,702 S.F.

FORAGE
SHED
1,250 S.F.

QSR
12"SD
15"SD
SS
SS SS
SS
8"SS
10"SD
42"SD
10"SD
10"SD
42"SD
18"SD
18"SD
18"SD
TFMR
NO

PARKING
NO

PARKING

PROPANE TANK

PERMANENT SIDEWALK
DISPLAY 716 S.F. PERMANENT SIDEWALK DISPLAY 994 S.F. PERMANENT SIDEWALK DISPLAY 1,167 S.F. PERM. SIDEWALK DISPLAY 687 S.F.

PERMANENT TRAILER &

EQUIPMENT
DISPLAY 2,800 S.F.

PROPANE TANK

SW DISPLAY
119 S.F.

SW DISPLAY
119 S.F.
3 TS TS TS

TSTSTSTSTS
TS TS
3 4
TSTS
TSTS
TSTS
8 TRUCK & TRAILER

TRUCK & TRAILER

TRUCK & TRAILER
3 TS
S
TSTS
8 TSTSTSTSTSTSTSTS
19 VEHICLE

ELECTRIC EV

VEHICLE

ELECTRIC EV

VEHICLE

ELECTRIC EV

SSSSSSSSS

VEHICLE

ELECTRIC EV
SS
FUTURE
EV
FUTURE
EV
FUTURE
EV
FUTURE
EV
FUTURE
EV
FUTURE
EV
FUTURE
EV
FUTURE
EV
FUTURE
EV
FUTURE
EV
FUTURE
EV
SS

VEHICLE

ELECTRIC EV

SSSSSSSSSSSSSSSSSSSSS
21 6 TS
13 TS TS TS TS TS TS TS TS TS TS TS TS TS
Xref z24176-a.dwg

EXIT LANE

NO PARKING MOBILE ORDERMOBILE ORDER MOBILE ORDER
16' X 40'
CLEAR SPACE 16' X 40' CLEAR SPACE
CO
8 CO
CO
CO
CO
CO
CO
CO

VEHICLE

ELECTRIC EV
DB15 @ 20'
L6 @ 8'
L7 @ 10.5'
L7 @ 10.5'
L7 @ 10.5' L7 @ 10.5'
L4 @ 8' L4 @ 8' L4 @ 8'
L9 @ 10.5' L9 @ 10.5'L9 @ 10.5' L9 @ 10.5'
L9 @ 10.5' L9 @ 10.5'L9 @ 10.5' L9 @ 10.5'
K @ 14'K @ 14'
K @ 14' K @ 14' K @ 14'
K @ 14' K @ 14'
K @ 14'
K @ 14'
K @ 14'
K @ 14'K @ 14'K @ 14'K @ 14'
K @ 14' K @ 14' P24 @ 20'
P24 @ 20'
P24 @ 20'
P24 @ 20'
P24 @ 20'
P24 @ 20' P24 @ 20'
P24 @ 20'
P24 @ 20' P14 @ 20'
P24 @ 20'
P24 @ 20'
P14H @ 20'
P14H @ 20'
P14H @ 20'
P15 @ 20'
P24 @ 20'
P24 @ 20' P14 @ 20' P14 @ 20'
P14 @ 20'
P14H @ 20'
P14H @ 20'
P14H @ 20'P14H @ 20'
api COPYRIGHT 2024

REVISIONS
DATE :JOB NO. :DRAWN :CHECKED :SHEET :

DECEMBER 2025 ------ JOSEPH L. SMITH RODNEY C. ALONZO BRIAN D. ROSENBERGER A R C H I T E C T S

THIS DOCUMENT, AND THE IDEAS AND DESIGNS

INCORPORATED HEREIN, AS AN INSTRUMENT OF

PROFESSIONAL SERVICE, IS THE PROPERTY OF
"api" AND IS NOT TO BE USED, IN WHOLE OR IN

PART, FOR ANY OTHER PROJECT WITHOUT
WRITTEN AUTHORIZATION.

ARCHITECTURE PLUS INC.4335-B NORTH STAR WAY
MODESTO, CA 95356
ph. 209.577.4661
fx. 209.577.0213
www.apiarc.com

PLANNI NG

AR CHITECTURE
CA

TRACTOR SUPPLY COMPANY
MATECA
UNION RD. & LATHROPE
CCMK. PEZZONI
PEZZONI ENGINEERING, INC. ã Copyrighted 2026
1150 9
TH
Street Suite #1415 Modesto, CA 95354
PHONE: 209 . 554 . 4602
HTTP://WWW.PEZENGR.COM
.\24-201 TSC Manteca - v2_image1.bmp.\24-201 TSC Manteca - v2_image2.bmp.\24-201 TSC Manteca - v2_image3.bmp.\24-201 TSC Manteca - v2_image4.bmp.\24-201 TSC Manteca - v2_image5.bmp.\24-201 TSC Manteca - v2_image6.bmp.\24-201 TSC Manteca - v2_image7.bmp Schedule
Symbol Label Image Quantity Manufacturer Catalog Number Description Number Lamps Lumens Per Lamp Light Loss Factor Wattage Plot K
16 SIGNIFY CANADA LTD S55-35W32LED4K-G3-
LE4
Serenade DSX LED post top (S55), 32 LED's, 4000K CCT, TYPE LE4 OPTIC, GLOBE 1 4514 1 37
P14
4 SIGNIFY CANADA LTD S55C1-80W48LED4K-G3-
-LE4
Serenade DSX LED post top (S55), 48 LED's, 4000K CCT, TYPE LE4 OPTIC, GLOBE with CAGE 1 8888 1 80
P24
13 SIGNIFY CANADA LTD S55C1-80W48LED4K-G3-
-LE4
Serenade DSX LED post top (S55), 48 LED's, 4000K CCT, TYPE LE4 OPTIC, GLOBE with CAGE 1 8888 1 160
P15
1 SIGNIFY CANADA LTD S55-80W48LED4K-G3-
LE5
Serenade DSX LED post top (S55), 48 LED's, 4000K CCT, TYPE LE5 OPTIC, GLOBE 1 10392 1 80
P14
H
7 SIGNIFY CANADA LTD S56-80W48LED3K-G3-
LE4-HS
Serenade DSX LED post top (S56), 48 LED's, 3000K CCT, TYPE LE4-HS OPTIC, GLOBE with House-side Shield 1 7246 1 80
L4
3 LIGMAN MT-31426-N-W40 Matrix 4 square wall down light 1 1100 1 14.3 L9
8 DMF Lighting DMF_DRD5S4S-07-9-30-
(X)
DMF_DRD5S4S-07-9-30-(X) 1 793 0.7 8
DATE: 02/11/26

ATTACHMENT
6 NO PARKING NO PARKING
NO

PARKING
NO

PARKING

PRELIMINARY

HAWKINS & ASSOCIATES
ENGINEERING, INC.
436 MITCHELL ROAD
MODESTO, CA. 95354
PH: (209) 575 - 4295
FX: (209) 578 - 4295
R Know what's below
Call before you dig
DATE SYM. APPD. DESCRIPTION OF REVISION CHK: BY: DATE: OF SHEET1 DATE:

RODRICK H. HAWKINS RCE 50188, PLS 9489

TRACTOR SUPPLY COMPANY
2170 NORTH UNION ROAD

MANTECA, CALIFORNIA
4 3706.00 02/11/2026
CONCEPTUAL PLANS FOR:

COVER SHEET J. AVRETT R. HAWKINS INDEX DEVELOPER CONCEPTUAL PLANS FOR: TRACTOR SUPPLY COMPANY NORTH UNION ROAD MANTECA, CALIFORNIA VICINITY MAP WEST LATHROP ROAD NORTH UNION ROAD BASIS OF BEARING REFERENCE BENCHMARK FLOOD ZONE NOTE: SITE DUTCH BROS. PROPOSED TRACTOR SUPPLY COMPANY 2170 N. UNION RD DATE: 02/11/26 ATTACHMENT 6

NO PARKING NO PARKING
NO

PARKING TRANS
NO

PARKING

PRELIMINARY

RODRICK H. HAWKINS RCE 50188, PLS 9489

TRACTOR SUPPLY COMPANY
2170 NORTH UNION ROAD

MANTECA, CALIFORNIA
4 3706.00 02/11/2026
CONCEPTUAL PLANS FOR:

HORIZONTAL CONTROL PLAN J. AVRETT R. HAWKINS
NORTH UNION ROAD DUTCH BROS. PROPOSED TRACTOR SUPPLY COMPANY 2170 N. UNION RD DATE: 02/11/26 ATTACHMENT 6

NO PARKING NO PARKING
NO

PARKING TRANS
NO

PARKING

PRELIMINARY

RODRICK H. HAWKINS RCE 50188, PLS 9489

TRACTOR SUPPLY COMPANY
2170 NORTH UNION ROAD

MANTECA, CALIFORNIA
4 3706.00 02/11/2026
CONCEPTUAL PLANS FOR:

GRADING & DRAINAGE PLAN J. AVRETT R. HAWKINS
NORTH UNION ROAD DUTCH BROS. PROPOSED TRACTOR SUPPLY COMPANY 2170 N. UNION RD DATE: 02/11/26 ATTACHMENT 6
6"SS
10"SS 10"SS
8"SS
8"SS 8"SS 8"SS
8"SS
3"SFM 3"SFM 8"SS
18"SD
18"SD
18"SD 42"SD 42"SD 10"SD 10"SD
12"SD
42"SD
15"SD 18"SD
12"SD
8"SD 36"SD
36"SD 36"SD 36"SD 24"SD 24"SD
24"SD 24"SD 8"W
12"W 12"W
12"W 12"W 8"W
8"FS 8"FS
8"W 8"W 8"W
8"W 8"W
12"SD 4"SS 4"SS 4"SS
4"SS
4"SS
3"SS
18"SD 12"SD
18"SD NO PARKING NO PARKING
NO

PARKING TRANS
NO

PARKING
18"SD
18"SD 24"SD
12"SD
18"SD 12"SD
24"SD 24"SD
12"SD
8"SS 8"SS
8"SS
8"SS 8"SS
4"SS 8"SS 8"SS
2"DW
6"W
2"W
8"FW 8"FW 8"FW

PRELIMINARY

RODRICK H. HAWKINS RCE 50188, PLS 9489

TRACTOR SUPPLY COMPANY
2170 NORTH UNION ROAD

MANTECA, CALIFORNIA
4 3706.00 02/11/2026
CONCEPTUAL PLANS FOR:

COMPOSITE UTILITY PLAN J. AVRETT R. HAWKINS
NORTH UNION ROAD DUTCH BROS. PROPOSED TRACTOR SUPPLY COMPANY 2170 N. UNION RD DATE: 02/11/26 ATTACHMENT 6

TRANS NO PARKING
NO

PARKING
NO
PARKING NO PARKING 8"SS PROPANE TANK
8"SS
8"SS
8"SS
8"SS 4"SS
8"SS
8"SS
18"SD
18"SD
24"SD
12"SD
18"SD
12"SD 24"SD 24"SD 12"SD
8"FW 8"FW 8"FW 2"W 6"W 2"DW
Existing streetscape landscape
irrigation water connection and
controller to remain and be protected
in-place.

Project Location
Location Map Not to scale
ARCHITECTURE PLUS INC.
4335-B NORTH STAR WAY
MODESTO, CA 95356
ph. 209.577.4661
fx. 209.577.0213
www.apiarc.com

PLANNI NG

ARCHITECTURE
SHEET:

L0.1
Conceptual
Landscape Plan
KLA COPYRIGHT 2025 Z:\cadfile\cadfiles\Projects_24\24-2549 - TSC - Manteca\Drawings\Plans\Preliminary\Pre2549r6.dwg 2-26-26 09:28:41 AM Matt 24-2549
February 11, 2026
DEVELOPMENT:

PROPOSED NEW

TRACTOR
SUPPLY

COMPANY
Scale: 1" = 30'-0"
0' 15' 30' 60'
WELO Water Use Calculations
1 2
3 4
440,808.1
Gallons
TOTAL 40,508 sf
ETO for Manteca 50.2
Shrubs - Medium
Shrubs - Low
Storm Water Planting
Cobble/Agg
Medium
Low
Low
None

0.4 0.3

0.3 0.0
6,219 sf
28,332 sf
1,615 sf
4,341 sf

15.4%

69.9%

4.0%

10.7%
Drip Emitters
Drip Emitters
Drip Emitters
None
.81
.81
.81
-- 95,585.3
326,594.5
18,628.2
0 Maximum Applied Water Allowance (MAWA) 567,347.0 gallon/year Estimated Total Water Usage (ETWU) 440,808.1 gallon/year Average Irrigation Efficiency .81
ETWU is less than MAWA, therefore water usage as designed exceeds code requirements
The following calculations represent the intended hydrozones and water usage as designed with this Preliminary Landscape Plan. As we move through the design process we anticipate minor adjustments/revisions of these calculations. However, compliance with WELO code requirements will always remain.

Irrigation
The entire site will be irrigated using a fully automatic system and designed to meet the City of Manteca's Water Efficient Landscape Ordinance (WELO). The irrigation system will largely be low-volume design consisting of low flow bubblers for the shrub and groundcover areas. Hydroseeded grasses for the storm water treatment areas will be seasonal and not irrigated. Trees will have deep root bubblers on a separate circuit from the rest of the landscape.

There will be two separate irrigation systems - One for Dutch Bros. and anoter indepedent irrigation system for Tractor Supply. Each of the irrigation points-of-connection will include a water meter, backflow preventer, flow sensor, master valve, and manual shut-off valve. Each system will include in-line valves, quick couplers, and gate valves. The irrigation controllers will be RainBird, Toro, or Hunter and will meet the WELO requirements of a 'Smart' controller with an integrated weather sensor. Irrigation will be designed to be in compliance with City of Manteca's requirements. A complete irrigation design with these parameters will be provided with the improvement plans, building permit submittals.

Lawn:

Shrub Groundcover Area:

Cobble/Aggregate
Storm Water Treatment Plants
Total Landscape:

Parcel Size:

Percentage of parcel in landscape/
open space (pervious):

Wet-Set cobble - Not included as 'landscape' not included in the WELO calcs because it in impermeable (same as concrete paving).

Existing aggregate access drive to the apartment community - Not included as landscape in the WELO calcs.
0 sf 0%
34,551 sf 85.3%
4,341 sf 10.7%
1,616 sf 4.0%
40,508 sf 100%
192,765 sf (4.43 acres)

21.0%
Landscape Areas
The landscape design concept for the Tractor Supply and Dutch Bros. is to provide an enjoyable and aesthetic space for employees and customers that fits within the landscape framework of the existing neighborhood and the surrounding area, as well as the requirements of the City. Plant material has been selected that performs well in the special conditions of the City of Manteca (Sunset Zone #14).

No high water use turf areas are included. Low and medium water use hardy trees, shrubs and groundcover are proposed for the landscape around the site.

The storm water basin in non-irrigated naturalizing grasses and wildflowers and is screened with a chain link fence with slats. The landscape (and associated irrigation) has been designed to be compliant with City of Manteca's Water Efficient Landscape Ordinance (WELO).

Special considerations have been provided in selection of plant material that respect the needs of the facility as well as the customers. Clear and secure view corridors have been provided to ensure safety of the customers entering and moving around the site.

Landscape Concept
UNION RD. &
LATHROP RD.

MANTECA, CA.

Existing Site Aerial Not to scale
Existing Street Frontage - North looking southeast
Existing Street Frontage - Center looking east
Existing Street Frontage - South looking northeast
Existing streetscape irrigation point of connection (meter and backflow preventer) and controller with electrical pedestal - To remain with no proposed changes - See plan for location. N O R T H U N I O N R O A D Enclosed Outdoor Display
Permanent
sidewalk
display
Permanent
sidewalk
display
Permanent
sidewalk
display
Dutch Bros.

Existing
Shopping Center
Existing
Shopping Center
Existing streetscape landscape that is maintained by the City Parks Div. (CFD-maintained). No modifications are proposed to the existing streetscape - It is to remain as it is with no disruption of planting and/or irrigation Existing Hungarian Oaks - 12" - 16"
diameter trunks - All in good condition
Existing Purple Leaf Plums - 6" - 9"
diameter trunks - All in poor condition
due to over-shading by the Oaks
24-2549
February 11, 2026
Existing
Residential Permanent sidewalk display
Permanent
sidewalk
display
DATE: 02/11/26
ATTACHMENT 6

TRANS NO PARKING
NO

PARKING
NO
PARKING NO PARKING 8"SS
8"SS
8"SS 4"SS
8"SS
24"SD
18"SD
12"SD 24"SD 24"SD 2"W 6"W 2"DW
ARCHITECTURE PLUS INC.
4335-B NORTH STAR WAY
MODESTO, CA 95356
ph. 209.577.4661
fx. 209.577.0213
www.apiarc.com

PLANNI NG

ARCHITECTURE
SHEET:

L0.2
Preliminary
Planting Plan
KLA COPYRIGHT 2025 Z:\cadfile\cadfiles\Projects_24\24-2549 - TSC - Manteca\Drawings\Plans\Preliminary\Pre2549r6.dwg 2-26-26 09:28:20 AM Matt 24-2549 February 11, 2026
DEVELOPMENT:

PROPOSED NEW

TRACTOR
SUPPLY

COMPANY
Scale: 1" = 20'-0"
0' 10' 20' 40'
UNION RD. &
LATHROP RD.

MANTECA, CA.

Trees
Shade Trees - 15-gallon
Pistachia chinensis 'Keith Davey' Chinese Pistache
Platanus acerifolia 'Bloodgood' London Plane Tree
Quercus coccinea Scarlet Oak
Ulmus parvifolia Evergreen Elm
Zelkova serrata 'Village Green' Village Green Zelkova
Parking Lot Shade Trees - 15-gallon
Acer rubrum 'October Glory' October Glory Maple
Celtis sinensis Chinese Hackberry
Pistachia chinensis 'Keith Davey' Chinese Pistache
Ulmus parvifolia Evergreen Elm
Upright Trees along Main Drive Aisles - 15-gallon
Acer rubrum 'Armstrong' Armstrong Maple
Brachychiton populneus Bottle Tree
Ginkgo biloba 'August Beauty' Ginkgo
Magnolia grandiflora 'Sam Somers' Dwarf Southern Magnolia Small Flowering Trees - 15-gallon
Cercis canadensis Eastern Redbud
Cercis occidentalis Western Redbud
Lagerstroemia indica Crape Myrtle
Malus species Crabapple
Focal Point Tree - 15-gallon
Schinus molle California Pepper
Quercus wislizeni Interior Live Oak
Platanus x acerfolia 'Bloodgood' Bloodgood London Plane Liquidambar styraciflua 'Rotundiloba' Rotundiloba Swwet Gum Preliminary Plant Palette
Tall Evergreen Hedge - Irrigated min. 1-gallon shrubs of moderate growth rate, size in the 4'-6' spread and height range, minimal maintenance.

Leucophyllum frutescens 'Texas Ranger' Texas Sage
Ligustrum japonicum 'Texanum' Waxleaf Privet
Pittosporum tobira 'Variegata' Variegated Tobira
Olea europaea 'Little Ollie' Little Ollie Olive
Rhaphiolepis indica 'White Enchantress'Indian Hawthorn
Narrow Upright Shrubs - Irrigated min. 1-gallon shrubs of average growth rate, size in the 36"-5' spread and 8'-15' height range, minimal maintenance.

Cupressus sempervirens 'Tiny Towers' Dwarf Italian Cypress Juniperus chinensis 'Spartan' Spartan Juniper
Juniperus scopulorum 'Skyrocket' Skyrocket Juniper
Podocarpus Macrophyllus 'Maki' Shruby Fern Pine
Thuja occidentalis 'Emerald' American Arborvitae
Hedges - Irrigated min. 1-gallon shrubs that are 3' - 4' tall evergreen in primarily formal hedge layout
Ligustrum japonicum 'Texanum' Texas Privet
Myrtus communis 'Compacta' Myrtle
Rhaphiolepis umbellata Yeddo Hawthorn
Rosmarius officinalis 'Miss Jessop's' Rosemary
Large Accent Shrubs - Irrigated min. 1-gallon shrubs of small to medium size and moderate growth rate, size in the 36"-48" spread and height range, minimal maintenance.

Callistemon viminalis 'Little John' Dwarf Bottlebrush
Hesperaloe parvifolia Red Yucca
Lantana hybridus 'Gold Rush' Gold Rush Lantana
Rosa 'Pink Flower Carpet' Flower Carpet Rose
Salvia greggi Autumn Sage
Storm-water Treatment Accent Plans - 5-gallon strap-leaf plant within the Carex storm water treatment grasses.

Dasylerion wheeleri Desert Spoon
Grasses / Grass-like Plants - Irrigated min. 1-gallon perennial and evergreen grasses and strip leaf plants planted in masses, size in the 24"-42" spread and height range.

Calamagrostis acutiflora 'Karl Foerster' Dwarf Feather Reed Grass Dianella tasmanica 'Variegata' Flax Lily
Dietes bicolor Fortnight Lily
Lomandra longifolia 'Breeze' Dwarf Mat Rush
Muhlenbergia dubia Pine Muhly
Small Flowering Accent Shrubs - Irrigated 1-gallon plants of moderate growth rate, size in the 18"-48" spread and height range.

Agapanthus africanus Lily of the Nile
Hemerocallis hybridus Day Lily
Salvia species Sage
Tulbaghia violacea Society Garlic
Zauschneria californica California Fuchsia
Low Groundcover - Irrigated 1-gallon evergreen low spreading groundcover at 48"-6' o.c.

Acacia redolens 'Low Boy' Acacia
Baccharis pilularis 'Twin Peaks II' Coyote Bush
Cotoneaster dammeri 'Lowfast' Bearberry
Juniperus species (Groundcover) Juniper
Myoporum parvifolia Myoporum
Trachelospermum asiaticum Asian Jasmine
Storm Water Treatment Grasses - 1-gallon sedge
Carex tumulicola Sedge
Lomandra confertifolius 'Olive Green' Dwarf Mat Rush
Vines
Ficus pumila Creeping Fig
Parthenocissus tricuspidata Boston Ivy
Tranchelospermum jasminoides Star Jasmine
Shrub and groundcover planting with mulch
Min. 3" depth of aggregate groundcover or mulch
Wet-Set Cobble - 2"-4" river cobble to match the loose cobble Loose Noiya river cobble
Shrub and Groundcover Zoning
This plan represents the design style and theme of the landscape design and planting. These plans are preliminary and may change through the design process. The final planting plan may not contain all of the above plants in the sizes as shown. Additionally some new plant species may be used in the final design. This plan does however indicate the quantity of trees and the overall level of landscape development that will be carried through with the final design.

Final landscape design shall meet City of Manteca codes and requirements as well as Project Specific Conditions of Approval. Final design is subject to approval through the building permit review process. Matchline: See Sheet L0.3 N O R T H U N I O N R O A D Permanent
sidewalk display
Dutch
Bros. Drive-Thru
Existing
Shopping Center
Permanent
sidewalk display
Existing fence (off property)
Large evergreen hedge
Evergreen screen trees along the north
property line
Existing street trees to remain and be
protected in place
Layering of shrubs, groundcover, and
accent plants at the secondary
entry/exit
Focal point shade tree to complement
the street trees
Free-form cobble areas
Vine covered trash enclosure
Layering of shrubs, groundcover, and
accent plants at the secondary
entry/exit and to screen the drive-thru
Existing street trees to remain and be
protected in place
Existing streetscape landscape to remain
- This projects proposes NO disruption
of the existing CFD-maintained planting
and irrigation
Existing rail fence to remain and be
repaired where damaged or
dilapidated
Existing evergreen screen shrubs along
fence to remain - screens drive-thru
Large spreading deciduous shade trees
throughout the Drive-Thru queuing
Narrow upright shrubs to articulate
the architectural character and screen
bare walls
Upright trees and evergreen hedge
in-line with drive aisle
Different layers of planting and vines
to articulate the architectural
character
Upright large shrubs in rhythm with
the architectural projections
Short-term bicycle parking - 5 bike
racks for 10 bicycles
Continuous evergreen hedge
Evergreen flowering vines added to the
existing rail fence for additional
screening - Star Jasmine
Location of the existing CFD irrigation
water service and irrigation controller -
No changes proposed
Narrow upright accent trees
Evergreen hedge to screen the
drive-thru
Small flowering accent trees
Low evergreen groundcover
Existing concrete walkway -
Path-of-travel
Large spreading deciduous parking lot
shade trees throughout the parking
Evergreen hedge to screen the parking
lot
Focal point tree with
accent planting
Aggregate groundcover at the back of
the building
Narrow upright shrubs to screen the
fence and back of the building
Existing streetscape landscape that is maintained by the City Parks Div. (CFD-maintained). No modifications are proposed to the existing streetscape - It is to remain as it is with no disruption of planting and/or irrigation Existing Hungarian Oaks - 12" - 16"
diameter trunks - All in good condition
Existing Purple Leaf Plums - 6" - 9"
diameter trunks - All in poor condition
due to over-shading by the Oaks Drive-Thru
Masonry wall
DATE: 02/11/26
ATTACHMENT 6

PROPANE TANK
8"SS 8"SS
8"SS
18"SD 18"SD 12"SD 12"SD
8"FW 8"FW 8"FW
ARCHITECTURE PLUS INC.
4335-B NORTH STAR WAY
MODESTO, CA 95356
ph. 209.577.4661
fx. 209.577.0213
www.apiarc.com PLANNI NG

ARCHITECTURE
SHEET:

L0.3
Preliminary
Planting Plan
KLA COPYRIGHT 2025 Z:\cadfile\cadfiles\Projects_24\24-2549 - TSC - Manteca\Drawings\Plans\Preliminary\Pre2549r6.dwg 2-26-26 09:27:59 AM Matt DEVELOPMENT:

PROPOSED NEW

TRACTOR
SUPPLY

COMPANY
Scale: 1" = 20'-0"
0' 10' 20' 40'
UNION RD. &
LATHROP RD.

MANTECA, CA. Matchline: See Sheet L0.2
Permanent
sidewalk display
Enclosed
Outdoor Display
Existing
Shopping Center
Existing fence (off property)
Large evergreen hedge Evergreen screen trees along the north property line
Vine covered trash enclosure
Upright flowering accent trees and
evergreen hedge in-line with drive
aisle
Low evergreen hedge along the
walkway
Narrow upright trees at approx. 40' on
center along the edge of the Outdoor
Display area
Aggregate groundcover at the back of
the building
Storm water treatment grasses,
sedges, and rushes with a few larger
accent plants
Large spreading deciduous parking lot
shade trees throughout the parking
Wet-set cobble at the nosing of the
finger planters
Low planting/groundcover in the
parking lot planters
Existing tubular steel gate for vehicular
access
Walk-on aggregate in sweeps
integrated into the landscape
Very low maintenance and low water use
groundcover planting with a variety of
leaf color, form, and texture.

Informal evergreen hedge along the
existing wall at the apartment
community
Large spreading deciduous
parking lot shade trees
throughout the parking
Small flowering accent trees
Low flowering groundcover
Concrete walkway -
Path-of-travel
24-2549
February 11, 2026
Masonry wall
Trees
Shade Trees - 15-gallon
Pistachia chinensis 'Keith Davey' Chinese Pistache
Platanus acerifolia 'Bloodgood' London Plane Tree
Quercus coccinea Scarlet Oak
Ulmus parvifolia Evergreen Elm
Zelkova serrata 'Village Green' Village Green Zelkova
Parking Lot Shade Trees - 15-gallon
Acer rubrum 'October Glory' October Glory Maple
Celtis sinensis Chinese Hackberry
Pistachia chinensis 'Keith Davey' Chinese Pistache
Ulmus parvifolia Evergreen Elm
Upright Trees along Main Drive Aisles - 15-gallon
Acer rubrum 'Armstrong' Armstrong Maple
Brachychiton populneus Bottle Tree
Ginkgo biloba 'August Beauty' Ginkgo
Magnolia grandiflora 'Sam Somers' Dwarf Southern Magnolia Small Flowering Trees - 15-gallon
Cercis canadensis Eastern Redbud
Cercis occidentalis Western Redbud
Lagerstroemia indica Crape Myrtle
Malus species Crabapple
Focal Point Tree - 15-gallon
Schinus molle California Pepper
Quercus wislizeni Interior Live Oak
Platanus x acerfolia 'Bloodgood' Bloodgood London Plane Liquidambar styraciflua 'Rotundiloba' Rotundiloba Swwet Gum Preliminary Plant Palette
Tall Evergreen Hedge - Irrigated min. 1-gallon shrubs of moderate growth rate, size in the 4'-6' spread and height range, minimal maintenance.

Walk-on aggregate in sweeps
integrated into the landscape
Permanent
sidewalk display
DATE: 02/11/26
ATTACHMENT 6
ARCHITECTURE PLUS INC.
4335-B NORTH STAR WAY
MODESTO, CA 95356
ph. 209.577.4661
fx. 209.577.0213
www.apiarc.com

PLANNI NG

ARCHITECTURE
SHEET:

L0.4
Planting
Images
KLA COPYRIGHT 2025 Z:\cadfile\cadfiles\Projects_24\24-2549 - TSC - Manteca\Drawings\Plans\Preliminary\Pre2549r6.dwg 2-26-26 09:27:39 AM Matt DEVELOPMENT:

PROPOSED NEW

TRACTOR
SUPPLY

COMPANY
UNION RD. &
LATHROP RD.

MANTECA, CA.

Plant Photos
Leucophyllum frutescens
'Texas Ranger'
Ligustrum japonicum
'Texanum'
Pittosporum tobira
'Variegata'
Tall Evergreen Hedge
Rhaphiolepis indica
Cupressus sempervirens
'Tiny Towers'
-uniperus chinensis 'Spartan' -uniperus scopulorum
'Skyrocket'
Narrow Upright Shrubs
Thuja occidentalis 'Emerald'
Callistemon viminalis
'Little -ohn'
Hesperaloe parvifolia Rosa 'Pink Flower Carpet'
Large Accent Shrubs
Salvia leucantha
Calamagrostis acutiflora
'Karl Foerster'
Dietes bicolor
Grasses / Grass-like Plants
Muhlenbergia dubia
Agapanthus africanus Hemerocallis hybridus Salvia nemerosa Small Flowering Accent Shrubs
Zauschneria californica
Baccharis pilularis
'Twin Peaks II'
Cotoneaster dammeri
'Lowfast'
-uniperus spp.

Low Groundcover
Myoporum parvifolia
Dianella tasmanica
'Variegata'
Ficus pumila Parthenocissus tricuspidata
Vines
Hedges
Ligustrum japonicum
'Texanum'
Myrtus communis
'Compacta'
Rhaphiolepis umbellata Rosmarius officinalis 'Miss
-essop's Upright'
Pistachia chinensis
'Keith Davey'
Platanus acerifolia
'Bloodgood'
Quercus coccinea
Street Trees and Parking Lot Shade Trees
Ulmus parvifolia
Cercis occidentalis Lagerstroemia indica Malus spp.

Small Flowering Trees
Cercis canadensis
Acer rubrum 'Armstrong' Geijera parviflora Ginkgo biloba 'Princeton Sentry'
Small Upright Trees
Arbutus 'Marina'
Schinus molle Platanu x acerfolia 'Bloodgood' Liquidambar styraciflua 'Rotundiloba'
Focal Point Trees
Quercus wislizeni
Bicycle Rack
MadRax (www.madrax.com) Square 'U' Bike Rack Powder Coat Finish 18-5/8" wide x 34" tall
Cobble
Cobble
Wet-Set Cobble
Wet-Set Cobble
Aggregate
Aggregate
24-2549
February 11, 2026
Trees
Shade Trees - 15-gallon
Pistachia chinensis 'Keith Davey' Chinese Pistache
Platanus acerifolia 'Bloodgood' London Plane Tree
Quercus coccinea Scarlet Oak
Ulmus parvifolia Evergreen Elm
Zelkova serrata 'Village Green' Village Green Zelkova
Parking Lot Shade Trees - 15-gallon
Acer rubrum 'October Glory' October Glory Maple
Celtis sinensis Chinese Hackberry
Pistachia chinensis 'Keith Davey' Chinese Pistache
Ulmus parvifolia Evergreen Elm
Upright Trees along Main Drive Aisles - 15-gallon
Acer rubrum 'Armstrong' Armstrong Maple
Brachychiton populneus Bottle Tree
Ginkgo biloba 'August Beauty' Ginkgo
Magnolia grandiflora 'Sam Somers' Dwarf Southern Magnolia Small Flowering Trees - 15-gallon
Cercis canadensis Eastern Redbud
Cercis occidentalis Western Redbud
Lagerstroemia indica Crape Myrtle
Malus species Crabapple
Focal Point Tree - 15-gallon
Schinus molle California Pepper
Quercus wislizeni Interior Live Oak
Platanus x acerfolia 'Bloodgood' Bloodgood London Plane Liquidambar styraciflua 'Rotundiloba' Rotundiloba Swwet Gum Preliminary Plant Palette
Tall Evergreen Hedge - Irrigated min. 1-gallon shrubs of moderate growth rate, size in the 4'-6' spread and height range, minimal maintenance.

DATE: 02/11/26
ATTACHMENT 6

Manteca City CouncilApril 7, 2026

Manteca City Council
April 7, 2026