HomeMy WebLinkAbout01-12-2015 ARC Item 1 - 1101 Monterey StreetsMeeting Date: January 12, 2014
Item Number: #1
ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT
SUBJECT: Review of two new one-story 5,000 square foot commercial buildings, including a request for an exception to allow a sign type not identified in the Sign Regulations, with a categorical exemption from environmental review. PROJECT ADDRESS: 1101 Monterey Street BY: Kyle Bell, Planning Technician Phone Number: 781-7524 e-mail: kbell@slocity.org FILE NUMBER: ARCH-0150-2014 FROM: Phil Dunsmore, Senior Planner
RECOMMENDATION: Adopt the Draft Resolution (Attachment 1) which approves the
project, based on findings, and subject to conditions.
SITE DATA
Applicant PEDP, Inc.
Representative Carol Florence
Oasis Associates, Inc.
Zoning C-R (Commercial Retail) zone
General Plan General Retail
Site Area 30,412 sq. ft. (0.70 Acres)
Environmental
Status
Categorically exempt under Class 32,
In-Fill Development Projects; Section
15332 of the CEQA Guidelines.
SUMMARY
The proposed project is a redevelopment of the subject location with two single-story 5,000
square foot commercial buildings with an archway feature that identifies the property. The
project meets all property development standards of the Zoning Regulations, with an exception
from the Sign Regulations to allow for a property location sign attached to the archway feature.
Staff finds the scale, massing, articulation, color/materials, and commercial vernacular design of
the proposed buildings to be compatible with the project site, the downtown core, the adjacent
buildings, and the Community Design Guidelines. Staff finds the proposed archway sign to be
consistent with the intent of the City’s Sign Regulations to allow a sign type not defined in the
Sign Regulations.
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1.0 COMMISSION’S PURVIEW
The ARC’s role is to review the project in terms of its consistency with the Community Design
Guidelines, Sign Regulations and applicable City standards.
2.0 PROJECT INFORMATION
2.1 Site Information/Setting
The project site consists of approximately 0.7 acres of land in the Commercial Retail (C-R)
zone. The project site is currently developed with a Shell service station with access to
Monterey Street, Santa Rosa Street, and Higuera Street. The project site location is
considered a prominent gateway to the entrance of Downtown San Luis Obispo for visitors
travelling from Highway 101 and Highway 1.
The project site is surrounded by Commercial Retail (C-R) zoned land (north, east, and west)
with Commercial Downtown (C-D) located south of the project site across Santa Rosa Street
(Attachment 2, Vicinity Map).
Table 2.1: Background
2.2 Project Description
A summary of significant project features includes the following (Attachment 3, Project
Plans):
1. Redevelopment of the subject location with two new 5,000 square foot
commercial buildings including parking, landscaping, and a small plaza.
a. Two one-story buildings; one on the corner of Monterey Street and Santa
Rosa Street, and one on the corner of Santa Rosa Street and Higuera
Street.
b. Demolition of existing Shell Service Station including removal of
underground petroleum storage tanks.
c. Tree removals. The City Arborist has reviewed the removals and
concurred that the proposed landscape plan with new street trees provides
adequate mitigation.
d. Sign Regulations exception request to allow for an archway sign
identifying the property that is not a sign type identified in the Sign
Regulations (Attachment 4, Project Plans, Sheet 11).
Site Size 0.70 acres
Present Use & Development Shell Service Station (gas service station)
Land Use Designation Commercial Retail (C-R)
Access Monterey Street, Santa Rosa Street, and Higuera Street
Surrounding Use/Zoning North: Auto Services and Offices (C-R Zoning)
South: County Government Center (C-D Zoning)
East: Financial Services (C-R Zoning)
West: Offices (C-R Zoning)
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2. Commercial Vernacular design incorporating a primarily brick façade with
alternating brick color and detailing between buildings, the design also includes
decorative detailing, parapet roofs, and the use of contemporary forms such as
steel retrofitted support on the raised entry features.
Table 2.2: Project Statistics
Item Proposed 1 Ordinance Standard 2
Street Yard setback 0 feet 0 feet
Side Yard Setbacks 0 feet 0 feet
Max. Height of Structure(s) 29.5 feet 45 feet
Coverage (buildings & paving) 33% 100%
Floor Area Ratio (FAR) .33 3.0
Parking Spaces
Vehicle
Motorcycle
Bicycle
40
4
6
33
4
5
Notes: 1. Applicant’s project plans
2. City Zoning Regulations
3.0 PROJECT ANALYSIS
3.1 Site Plan: The building envelope is established by the Zoning Regulations’ property
development standards relative to height, setbacks, parking, coverage and floor area ratio
(see Table 2.2 above). The project complies with the property development standards of the
Zoning Regulations and no exceptions are requested (see Attachment 3, Project Plans). The
proposed buildings are oriented facing the intersections along Santa Rosa Street consistent
with the Conceptual Physical Plan for the City’s Center, and are located along the front of
the property with direct pedestrian access from the sidewalk. The buildings are linked
together through a proposed archway that provides pedestrian areas and between the two
buildings. Parking is shared between on-site uses, and is located interior to the site to
minimize visual impact from the street with the majority of the parking spaces shielded by
the structures. Access to the parking lot is provided along three of the properties street
frontages away from street intersections to the furthest extent possible.
Although this site could benefit from a more substantial development with two and three
story buildings similar to the downtown core, the site is severely constrained due to parking.
This site is unusual in that it is part of the downtown core as noted in the General Plan;
however it is outside of the parking district which currently terminates at Santa Rosa Street.
Inclusion in the parking district would allow some or all of the parking to be eliminated in
exchange for in-lieu fees similar to development south of Santa Rosa Street. This constraint
limits design flexibility and additional density. In the future, the Monterey Street corridor
may be included in a parking district, allowing additional flexibility for off-site parking or
in-lieu fees.
3.2 Design: Neighborhood Compatibility. The proposed commercial buildings will be
located at the gateway to the City’s downtown area. Buildings in the area range from one to
four stories in height, and are of an eclectic mix of architectural styles. The project takes
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into consideration the design of brick buildings found throughout the Downtown Core. The
proposed one story commercial buildings are a modest transition from the adjacent two to
four story buildings that mark the entrance to the downtown corridor. The proposed façade
articulation for the commercial buildings fits appropriately with the scale and design of the
adjacent buildings. The entrances to the buildings are designed to create an architectural
focal point 1 with obvious elements oriented at each intersection to provide access from each
street frontage.
Material, Articulation, Massing. The design incorporates a brick exterior façade with steel
framed openings and support features, compatible in style with other brick buildings located
throughout the Downtown Core. The project makes use of articulation2, and material
change throughout all elevations 3 in a manner appropriate for single story construction,
consistent with the Community Design Guidelines. Each building is designed with a
different brick color and detailing to emulate traditional brick buildings found throughout
the City. The two buildings are linked together through an archway feature that acts as a
gateway that identifies the transition between the Downtown corridor and the Monterey
corridor. The brick material and color changes between the two buildings and the archway
feature are compatible with the project site and the existing colors found in the surrounding
area 4 (Note: a color board will be provided at the ARC hearing).
3.3 Signage: The proposed project
includes an entry archway feature over
the Santa Rosa Street vehicle entrance
that identifies the property. The archway
sign is proposed to be non-illuminated
free standing letters with an
approximately area of 65 square feet,
elevated 20’ 6” above the ground
allowing vehicle access. This archway
sign feature is not a sign type that is identified in the City’s Sign Regulations; the applicant
is requesting an exception from the sign regulations to allow the archway sign 5.
1 Community Design Guidelines Chapter 3.1.B8: Entries. Building entries should be important and obvious
elements in the design of a façade. 3.1.B8a: Each entry should be protected from the elements and should
create an architectural focal point for the building.
2 Community Design Guidelines Chapter 3.1.B4: Form and mass. Horizontal and vertical wall articulation should
be expressed through the use of wall offsets, recessed windows and entries, awnings, full roofs with overhangs,
second floor setbacks, or covered arcades.
3 Community Design Guidelines Chapter 3.1.B3: Design consistency. Designs should demonstrate a consistent use
of colors, materials, and detailing throughout all elevations of the building. Elevations which do not directly
face a street should not be ignored or receive only minimal architectural treatment. Each building should look
like the same building from all sides.
4 Community Design Guidelines Chapter 3.1.B12: Colors. …Colors should be compatible with the existing colors of
the surrounding area but need not duplicate existing colors.
5 Sign Regulations Article VI: Exceptions to Sign Standards. C: The exception is consistent with the intent and
purpose of the sign regulations (see Section 15.40.110) and will not constitute a grant of special privilege or
entitlement inconsistent with limitations applied to other properties in the vicinity with the same zoning. D: The
sign exception is for superior design will not result in visual clutter and is consistent with the intent and
purpose of theses Sign Regulations.
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The proposed sign is consistent with the findings to allow an exception from the sign
standards;
C: The exception is consistent with the intent and purpose of the sign regulations
(see Section 15.40.110) and will not constitute a grant of special privilege or
entitlement inconsistent with limitations applied to other properties in the vicinity
with the same zoning.
D: The sign exception is for superior design will not result in visual clutter and is
consistent with the intent and purpose of theses Sign Regulations.
The proposed sign acts as a neighborhood landmark and is of a superior design that will
enhance views from the street toward the property that will not result in visual clutter. The
Sign Regulations are intended to protect and enhance the character of the community and its
various neighborhoods and districts against visual blight. The exception is consistent with
the intent and purpose of the sign regulations and will not constitute a grant of special
privilege toward the property, because the sign is architecturally compatible with affected
structures and the character of surrounding development, the sign is designed to assist with
way finding rather than advertisement space for a business.
4.0 ENVIRONMENTAL REVIEW
The project is categorically exempt under Class 32, In-Fill Development Projects; Section 15332
of the CEQA Guidelines, because the project site is surrounded by urban uses and is consistent
with the general plan land use designation. The approval of the project would not result in any
significant effects relating to traffic, noise, air quality, or water quality.
5.0 OTHER DEPARTMENT COMMENTS
Comments from the other departments have been incorporated into the recommended resolution
as conditions of approval and/or code requirements.
6.0 ALTERNATIVES
6.1. Deny the project based on findings of inconsistency with the Community Design
Guidelines.
6.2. Continue the project with direction to the applicant and staff on pertinent issues.
7.0 ATTACHMENTS
1. Draft Resolution
2. Vicinity map
3. Project Statement
4. Project Plans
Included in Committee member portfolio: Project Plans
Available at ARC Hearing: Colors and Materials Board
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RESOLUTION NO. ####-15
A RESOLUTION OF THE SAN LUIS OBISPO ARCHITECTURAL REVIEW
COMMISSION APPROVING TWO NEW ONE-STORY 5,000 SQUARE FOOT
COMMERCIAL BUILDINGS, INCLUDING AN EXCEPTION TO ALLOW A SIGN
TYPE NOT IDENTIFIED IN THE SIGN REGULATIONS (ARCHWAY SIGN) AS
REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS DATED JANUARY
12, 2015 (1101 MONTEREY STREET, C-R ZONE; ARCH-0150-2014)
WHEREAS, the Architectural Review Commission of the City of San Luis Obispo
conducted a public hearing in the Council Hearing Room of City Hall, 990 Palm Street, San Luis
Obispo, California, on January 12, 2014, pursuant to a proceeding instituted under ARCH-0150-
2014, PEDP Inc., applicant; and
WHEREAS, the Architectural Review Commission of the City of San Luis Obispo has
duly considered all evidence, including the testimony of the applicant, interested parties, and
evaluation and recommendations by the staff at said hearings.
WHEREAS, notices of said public hearings were made at the time and in the manner
required by law; and
NOW, THEREFORE, BE IT RESOLVED by the Architectural Review Commission of
the City of San Luis Obispo as follows:
SECTION 1. Findings. The Architectural Review Commission hereby grants final
approval to the project (ARCH-0150-2014), based on the following findings:
1. The project will not be detrimental to the health, safety, or welfare of those working or
residing in the vicinity since the proposed project is consistent with the site’s zoning
designation, and will be subject to conformance with all applicable building, fire, and safety
codes.
2. Consistent with the City’s Community Design Guidelines, the project incorporates
articulation, massing, and a mix of color/finish materials that are compatible with the
neighborhood and complementary to other development in the downtown core.
3. The proposed project is consistent with the Land Use Element policy for walking
environments near the Downtown core, due to the orientation of the proposed buildings
facing the intersections and the proposed pedestrian midblock walkways.
4. The proposed archway sign is consistent with the findings for approval of an exception from
the Sign Regulation to permit a sign type that is not identified in the Sign Regulations.
a. Finding C: The exception is consistent with the intent and purpose of the sign
regulations (see Section 15.40.110) and will not constitute a grant of special
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privilege or entitlement inconsistent with limitations applied to other properties in
the vicinity with the same zoning.
b. Finding D: The sign exception is for superior design will not result in visual
clutter and is consistent with the intent and purpose of theses Sign Regulations.
SECTION 2. Environmental Review. The project is categorically exempt under Class
32, In-Fill Development Projects; Section 15332 of the CEQA Guidelines, because the project
site is surrounded by urban uses and is consistent with the general plan land use designation. The
approval of the project would not result in any significant effects relating to traffic, noise, air
quality, or water quality.
SECTION 3. Action. The Architectural Review Commission hereby grants final
approval to the project with incorporation of the following conditions:
Planning Department
1. Final project design and construction drawings shall be in substantial compliance with the
project plans approved by the ARC. A separate full-size sheet shall be included in working
drawings submitted for a building permit that list all conditions, and code requirements of
project approval as Sheet No. 2. Reference should be made in the margin of listed items as to
where in plans requirements are addressed. Any change to approved design, colors, materials,
landscaping or other conditions of approval must be approved by the Director or
Architectural Review Commission, as deemed appropriate.
2. Plans submitted for a building permit shall call out the colors and materials of all proposed
building surfaces and other improvements on elevation drawings.
3. Plans submitted for a building permit shall include window details indicating the type of
materials for the window frames and mullions, their dimensions, and colors. Plans shall
include the materials and dimensions of all lintels, sills, surrounds recesses and other related
window features.
4. The locations of all lighting, including bollard style landscaping or path lighting, shall be
included in plans submitted for a building permit. All wall-mounted lighting fixtures shall be
clearly called out on building elevations included as part of working drawings. All wall-
mounted lighting shall complement building architecture. The lighting schedule for the
building shall include a graphic representation of the proposed lighting fixtures and cut-
sheets on the submitted building plans. The selected fixture(s) shall be shielded to insure that
light is directed downward consistent with the requirements of the City’s Night Sky
Preservation standards contained in Chapter 17.23 of the Zoning Regulations.
5. Mechanical and electrical equipment shall be located internally to the building. With
submittal of working drawings, the applicant shall include sectional views of the building,
which clearly show the sizes of any proposed condensers and other mechanical equipment. If
any condensers or other mechanical equipment are to be placed on the roof, plans submitted
for a building permit shall confirm that parapets and other roof features will adequately
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screen them. A line-of-sight diagram shall be included to confirm that proposed screening
will be adequate. This condition applies to initial construction and later improvements.
6. A final landscaping plan, including irrigation details and plans, shall be submitted to the
Community Development Department along with working drawings. The legend for the
landscaping plan shall include the sizes and species of all groundcovers, shrubs, and trees
with corresponding symbols for each plant material showing their specific locations on plans.
a. Any proposed landscape lighting shall be shown on plans submitted for a building
permit and plans shall clearly indicate lighting to utilize a narrow cone of light (no
brighter than approximately 15 watts) for the purpose of confining the light to the
object of interest.
7. The location of any required backflow preventer and double-check assembly shall be shown
on all site plans submitted for a building permit, including the landscaping plan. Construction
plans shall also include a scaled diagram of the equipment proposed. Where possible, as
determined by the Utilities Director, equipment shall be located inside the building within 20
feet of the front property line. Where this is not possible, as determined by the Utilities
Director, the back flow preventer and double-check assembly shall be located in the street
yard and screened using a combination of paint color, landscaping and, if deemed appropriate
by the Community Development Director, a low wall. The size and configuration of such
equipment shall be subject to review and approval by the Utilities and Community
Development Directors.
8. The proposed archway sign shall be limited to a total area of 65 square feet, and shall be
strictly used to identify the property. The archway sign shall not be used as advertisement
space for any future tenants.
9. Any proposed signs are subject to review and approval of the Community Development
Department and subject to a sign permit. The Community Development Department may
approve proposed signs if found consistent with applicable sections of the sign regulations
and provided signs are in keeping with the character and context of the building. The
Community Development Director may refer signage to the ARC if signs appear to be
excessive in size or out of character with the project.
Engineering Division
10. Traffic impact fees shall be paid for this development prior to building permit issuance.
Credit for removal of the existing buildings/pumps will be applied based on the use and/or
areas of the existing development.
11. Projects involving the construction of new structures requires that complete frontage
improvements be installed or that existing improvements be upgraded per city standards. MC
12.16.050
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12. This project is located in the Mission Style Sidewalk District of downtown. All street
frontages shall be upgraded to the Mission Style per City Standard #4220 due to the
substantial amount of frontage replacement necessary for the project.
13. The building plan submittal shall correctly reflect the right-of-way width, location of
frontage improvements, front property line locations, and all easements. All existing
frontage improvements, street furniture, signage, vaults, and street trees shall be shown for
reference.
14. Development of the driveway and parking areas shall comply with the Parking and Driveway
Standards for dimension, maneuverability, slopes, drainage, and materials. Alternative
paving materials are recommended for water quality and/or quality control purposes and in
the area of existing or proposed trees and where the driveway or parking area may occur
within the dripline of any tree. Alternative paving material shall be approved to the
satisfaction of the Planning Division.
15. Provisions for trash, recycle, and green waste containment, screening, and collection shall be
approved to the satisfaction of the City and San Luis Obispo Garbage Company. The
respective refuse storage area and on-site conveyance shall consider convenience, aesthetics,
safety, and functionality. Ownership boundaries and/or easements shall be considered in the
final design.
16. Drainage from the trash enclosure shall comply with the city’s design guidelines and policies
regarding water quality treatment prior to discharge to the storm drain system or gutter.
17. The building plan submittal shall include a complete site utility plan. All existing and
proposed utilities along with utility company meters shall be shown. Existing underground
and overhead services shall be shown along with any proposed alterations or upgrades.
Unless otherwise accepted, services to the new structure shall be underground. All work in
the public right-of-way shall be shown or noted.
18. The building plan submittal shall show protection of the existing 48” public storm drain pipe
running from Monterey Street to Santa Rosa Street and the two existing 27” x 60” box
culverts running through the middle of the property into Santa Rosa Street. New easements
shall be recorded that show metes and bounds that reflect the actual locations of the 48”
public storm drain pipe and the two 27” x 60” box culverts for the protection of these public
utilities running through the property. The new easements shall supersede the 1970
document, but may contain the same language as the 1970 document which allows for
construction over the easements. Amended easement agreement(s) shall be recorded prior to
building permit issuance.
19. The applicant shall provide an inspection report from a licensed engineer on the condition of
the existing 48” public storm drain and the two existing 27” x 60” box culverts located under
the existing and proposed structures prior to demolition/construction permit issuance. A final
inspection report shall be provided at the completion of construction. Any damage to the
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structure caused by construction activities shall be repaired by the owner/contractor to the
satisfaction of the City.
20. The demolition and building plans in conjunction with the proposed construction methods
shall be reviewed by the project soils engineer and project engineer of record regarding
impacts to the existing storm drain structures. Pertinent recommendations shall be
incorporated into the plan details, plan notes, and special inspection/structural observation
requirements for the project.
21. The project is located within a mapped flood zone. The project is therefore subject to
showing compliance with the Waterway Management Plan Drainage Manual. Provide a
complete drainage report. The drainage report shall consider historic offsite drainage that
may need to be conveyed on the property.
22. The property is located in an AO (2’ depth) Flood Zone as shown on the Flood Insurance
Rate Map (FIRM) for the City of San Luis Obispo. The water surface or base flood elevation
(BFE) of a 100-yr storm is 2’ above adjacent grade. The structure must be raised and/or
floodproofed to an elevation that is at least one foot above the BFE or 3’ above the highest
adjacent grade. Additional freeboard to 2’ above the BFE may result in additional structure
protection and savings on flood insurance and is strongly encouraged.
23. The project shall comply with Post Construction Stormwater Requirements as regulated by
the Regional Water Quality Control Board for redeveloped sites.
24. An operations and maintenance manual will be required for the post-construction stormwater
improvements. A private stormwater conveyance agreement will be required and shall be
recorded prior to final inspection approvals. If a direct connection to the public storm drain
is proposed, an annual and recurring inspection fee will be required in accordance with the
storm drain connection fee schedule in effect at the time of the permit approvals/connection.
25. One 15-gallon street tree shall be required for each 25 linear feet of frontage. The City
Arborist shall approve tree species. New street tree plantings located in a sidewalk area shall
be in tree wells in accordance with City Engineering Standard #8130 which includes a
decorative metal tree grate and tree guard.
26. The two existing trees located in the existing and proposed planter areas along the
northeasterly property line shall be retained unless otherwise approved for removal by the
City Arborist and ARC. Tree protection measures shall be implemented to the satisfaction of
the City Arborist. The City Arborist shall approve the proposed tree protection measures
prior to commencing with any demolition, grading, or construction. The City arborist shall
approve any safety pruning, the cutting of substantial roots or grading within the dripline of
trees. A city approved arborist shall complete safety pruning. Any required tree protection
measures shall be shown or noted on the building plans.
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Urban Forest Services (City Arborist)
27. All existing Street Trees must be protected in place. Tree Protection Measures shall adhere to
the City of San Luis Obispo’s Standard Specifications 77-1.03A(2) Tree Protection (a)
through (j). A Tree Protection Plan approved by the City Arborist will be required. The Tree
Protection Fencing shall be installed before any grading, trenching or excavation begins.
28. The proposed removal of existing shrubs on the Northeast property line of the project and
three carrotwoods behind the sidewalk along the Santa Rosa street frontage is approved.
There is an existing Magnolia tree and other vegetation on the northeast property line that
should be considered for retention however not required.
29. The landscape plan, tree planting proposal of 20 Parking Lot/Street Trees, is adequate
mitigation for the proposed tree removals. Due to the tendency of the Pyrus calleryana to
split apart and alternative tree species chosen from the Master Street Tree List is required. All
other proposed tree species and placements are approved.
Transportation
30. The applicant shall continue to work with City staff on minor revisions of the site layout so
as to not preclude the future two-way conversion of Higuera St. also considering potential
options on the south side of Higuera for achieving the necessary future cross-section.
Utilities Department
31. The property’s existing sewer lateral to the point of connection at the City main must pass a
video inspection, including repair or replacement, as part of the project. The CCTV
inspection shall be submitted during the Building Permit Review Process for review and
approval by the Utilities Department prior to issuance of a Building Permit.
32. Any existing water service or sewer lateral that will not be reused, shall be abandoned at the
City main, consistent with City standards.
33. If commercial uses in the project include food preparation, provisions for grease interceptors
and FOG (fats, oils, and grease) storage within solid waste enclosure(s) shall be provided
with the design. These types of facilities shall also provide an area inside to wash floor mats,
equipment, and trash cans. The wash area shall be drained to the sanitary sewer.
Fire Department
34. All underground fuel storage tanks and associated piping shall be removed under a permit
from the San Luis Obispo City Fire Department CUPA Participating Agency. Any
contamination shall be remediated to the satisfaction of the CUPA and Regional Water
Quality Control Board.
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35. Residual soil and groundwater contamination remains at the site and may be exposed during
site redevelopment activities. Accordingly, the Central Coast Regional Water Quality Control
board recommends the project proponent develop a hazardous substance mitigation plan
prior to initiation of grading and construction activities. The plan shall provide an
overview/background of the property, and describe the methodologies proposed for the
identification, proper handing, on-site management, and disposal of petroleum hydrocarbon-
contaminated soil and groundwater that will be generated during construction and dewatering
activities.
36. Fire Department Access: Access shall be in accordance with Chapter 5 and Appendix D of
the 2013 California Fire Code (CFC). Access roads shall have an unobstructed width of not
less than 20 feet and an unobstructed vertical clearance of 13’ 6”. Access roads shall be
designed and maintained to support the imposed loads of a 60,000 pound fire apparatus and
shall be provided with a surface so as to provide all-weather driving capabilities. The all-
weather access road(s) shall be installed prior to the start of combustible construction. Dead
end roads in excess of 300 feet in length shall terminate in a cul-de-sac turnaround with a
minimum unobstructed turning radius of 35 feet (70 foot diameter). At least 2 points of
access are required where a roadway serves greater than 30 residential units. The maximum
road grade for fire department access is 15%, with a maximum cross slope of 5%. The
maximum angle of approach and angle of departure is 10%.
37. Address Numbers: Approved address numbers shall be placed on all new buildings in such a
position to be plainly visible and legible from the street fronting the property. Numbers shall
be a minimum of 5" high x 1/2" stroke and be on a contrasting background.
38. Water Supplies: Water Supplies shall be in accordance with Sections 507 of the CFC. An
approved water supply capable of providing the required fire flow for fire protection is
required. The fire flow shall be determined using Appendix B of the CFC.
39. Fire Department Access to Equipment: Rooms or areas containing controls for air-handling
systems, automatic fire-protection systems, or other diction, suppression or control elements
shall be identified for use by the fire department and shall be located in the same area. A sign
shall be provided on the door to the room or area stating “Fire Sprinkler Riser” and “Fire
Alarm Control Panel”. Fire sprinkler risers shall be located in a room with exterior door
access. This requirement applies to all commercial buildings, including multi-family
residential buildings.
40. Knox Box: A Knox Box shall be provided on the outside of the Fire Sprinkler Riser Room
with a key to the room.
41. Fire Protection Systems and Equipment: Fire protection systems shall be installed in
accordance with the California Fire Code and the California Building Code. An approved
NFPA 13 fire sprinkler system and an NFPA 72 fire sprinkler monitoring system will be
required. Shop Drawings and Specifications shall be submitted for review and approval prior
to installation.
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42. Fire Main and all associated control valves shall be installed per NFPA 24 Standards and
City Engineering standards.
43. Fire Safety During Construction: Buildings undergoing construction, alteration or
demolition shall be in accordance with Chapter 34 of the CFC.
44. Chapter 7A Partial Requirements. This project will required the following requirements of
the 2013 California Building Code, Chapter 7A, Materials and Construction Methods for
Exterior Wildfire Exposure, to include a Class A fire rated roof assembly, ignition resistant
vents (roof, attic, eve, and underfloor vents), and noncombustible siding.
On motion by Commissioner ___________, seconded by Commissioner _____________,
and on the following roll call vote:
AYES:
NOES:
REFRAIN:
ABSENT:
The foregoing resolution was passed and adopted this 5th day of January, 2015.
_____________________________
Phil Dunsmore, Secretary
Architectural Review Commission
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VICINITY MAP File No. 0150-20141101 Monterey ¯
Attachment 2
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project statement/ supplement
to the application for the proposed
SANTA ROSA STREET
DEVELOPMENT
1101 Monterey Street
San Luis Obispo, CA 93401
Prepared on behalf of
PEDP, INC.
684 Higuera Street, Suite B
San Luis Obispo, Ca 93401
by
Oasis Associates, Inc.
3427 Miguelito Court
San Luis Obispo, Ca 93401
805.541-4509
05 September 2014
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Table of Contents
I. INTRODUCTION ............................................................................................................ 1
B. Existing Conditions & Demolition .............................................................................. 1
II. PROJECT DESIGN ......................................................................................................... 2
A. Architecture ................................................................................................................. 2
B. Civil/Stormwater Compliance ..................................................................................... 2
C. Landscape Architecture ............................................................................................... 3
III. CONFORMANCE TO ZONING REGULATIONS ........................................................ 3
A. Use (§17.22.010) ......................................................................................................... 3
B. Lot Coverage/ Floor Area Ratio (§17.40.020) ............................................................ 3
C. Yards/Setbacks (§17.16.020) ...................................................................................... 4
D. Height (§17.40.020) .................................................................................................... 4
E. Parking & Access (§17.16.060) .................................................................................. 4
F. Public Art (§17.98) ...................................................................................................... 4
G. Signage (§15.40) ......................................................................................................... 4
IV. COMMUNITY DESIGN GUIDELINES ......................................................................... 5
A. Neighborhood Compatibility, Architecture & Design Consistency (§§3.1.A, 3.1.B) . 6
B. Building Materials (§3.1.B.10).................................................................................... 6
C. Entries Building & Parking Location (§§3.1.B.8; 3.1.C.2) ......................................... 7
D. Lighting (§§3.1.C.4, 6.1.C) ......................................................................................... 7
E. Refuse, Storage, & Equipment Areas (§3.1.C.6) ........................................................ 7
V. LAND USE AND CIRCULATION ELEMENT UPDATE ............................................ 7
VI. PROJECT TEAM ............................................................................................................. 8
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Appendices
Appendix A Preliminary Title Report
Fidelity National Title Company
April 23, 2013
Appendix B ALTA Land Survey (11” x 17” reduction)
MBS Land Surveyors
July 08, 2013
Appendix C Design Schematic (11” x 17”)
RRM Design Group, et al
September 4, 2014
Appendix D Preliminary Hydrology Report and Post Construction Stormwater
Control Plan & Post-Construction Stormwater Checklist
Ashley & Vance Engineering, Inc.
August 4, 2014
Appendix E Soils Engineering Report Update
GeoSolutions, Inc.
August 19, 2014
Appendix F Review of Proposed Stormwater Infiltration System
GeoSolutions, Inc.
August 8, 2014
Appendix G Notice of Technical Infeasibility for Post-Construction Stormwater
Management Requirement
Ella Foley Gannon, Esq.
August 29, 2014
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Project Statement / Supplement
to the application for the proposed
SANTA ROSA STREET DEVELOPMENT
1101 Monterey Street
San Luis Obispo, CA 93401
APN 002-436-011
05 September 2014
I. INTRODUCTION
Historically, the development on the corner of Monterey Street and Santa Rosa Street has reflected the
vehicle-centric requirement to maintain gas stations on prominent corners in most USA cities. With a
shift toward walkable communities and alternative modes of transportation, underutilized properties
are being afforded a critical eye toward redevelopment scenarios that better represent where a cit y
aspires to be in the context of “liveable” communities. The proposed Santa Rosa Street Development
is located at one of San Luis Obispo’s most prominent gateways – Santa Rosa Street & Monterey
Street. The proposed development is designed to reflect the new urban character and quality design
that is characteristic of contemporary development in the City.
A. Project area & Context
The proposed development is a new 10,000 square feet (SF) of commercial buildings located at 1101
Monterey Street (APN 002-436-011). The subject property is 30,412 SF (.70 acres) and zoned
Commercial Retail (C-R). The proposed development includes two (2) 5,000 SF one-story buildings, a
small plaza, landscaping, on-site parking, and associated site improvements.
The project is located on the northerly side of Santa Rosa Street, which is commonly considered the
boundary between the Downtown Core and Upper Monterey District. The surrounding zoning and
uses include:
Westerly: Commercial Retail / Medical Office
Easterly: Commercial Retail / Bank
Northerly: Commercial Retail / Office and car dealership
Southerly: Downtown Commercial / County Government Building
B. Existing Conditions & Demolition
The subject property is currently an operating gas and service station. The proposed development will
require demolition of the existing structures and related amenities. The requisite special considerations
for demolition of the existing buildings, underground storage tanks, and associated elements will be in
accordance with applicable building and safety code requirements, including coordination with the
San Luis Obispo County Air Pollution Control District and San Luis Obispo City Fire Department.
The proposed development requires removal of the existing on-site trees; three (3) carrotwood trees of
medium height and one (1) magnolia tree. The two (2) street trees adjacent to the property will remain
in place. The proposed development includes new site trees, as well as additional street trees.
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II. PROJECT DESIGN
A. Architecture
The inspiration for the design of the Santa Rosa Street Development came from the “commercial
vernacular” style that is a large part of the character of Downtown San Luis Obispo. This style consists
of unpretentious commercial structures with restrained decorative ornamentation, that are
representative of buildings that were often constructed during the late 19th and early 20th centuries.
Due to the presence of local brick production at the Brickyard on Broad Street during the turn of the
20th century, brick buildings are found throughout the downtown area. Historical buildings such as the
“Big Sky” restaurant and the J.P. Andrews Building provided inspiration for the Santa Rosa Street
Development. Character-defining features of this style include:
• Square and rectangular forms;
• Flat roofs with flat and stepped parapets;
• Primarily brick exterior wall surfaces and façades;
• First-story storefronts with transom windows above; and
• Decorative detailing including cornices and stringcourses of brick.
Traditionally, buildings of this style did not span an entire city block. Therefore, the project was
designed in third – two (2) corner buildings and a center void filled with a brick façade and steel
archway feature, connecting the two buildings. Through time, historic brick buildings have been
retrofitted with steel structural supports and expressive awning features. To reference this, steel is used
to frame openings, support entry features, and as awning construction.
Each building is differentiated by its brick color and detailing. The buildings are, however, linked with
the overall minimal detailing style, parapet roofs, and use of steel retrofit support. While the overall
style of the buildings references a historic style, use of contemporary forms at the raised entry features
at the Higuera Street and Monterey Street corners truthfully place the buildings in today’s era. The
reference to history with contemporary honesty contextually aligns this project with the character of
San Luis Obispo.
B. Civil/Stormwater Compliance
The subject property contains on-site slopes that are less than 2%, while existing surfacing is mostly
impervious asphalt concrete. The site mostly slopes to the south east, towards Santa Rosa Street. There
are six (6) existing driveway entrances to the site, two (2) on Monterey, two (2) on Santa Rosa and
two (2) on Higuera. The northern portion of the site slopes out to the gutter in Monterey and flows
toward the northwest and enters the public storm drain system via an existing catch basin downstream
on Monterey Street. The runoff from the balance of the site slopes to Higuera Street and Santa Rosa
Street, and enters the public storm drain system at an existing catch basin on Santa Rosa Street near
the intersection of Higuera Street. The stormwater leaves the catch basin via an existing 18-inch storm
drain and enters a 6 foot x 8 foot box culvert, located at the south side of Santa Rosa Street.
The site literally sits atop a 48-inch RCP storm drain and two (2) 27-inch x 60-inch box culverts that
converge into one (1) 6 foot x 8 foot box culvert located approximately mid-block of Santa Rosa
Street. This box culvert traverses Santa Rosa Street and continues around the corner down Higuera
Street. The box culvert outlets underground to San Luis Creek below Higuera Street, midway between
Santa Rosa Street and Osos Street.
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The proposed project consists of two (2) commercial buildings, relocation of three (3) driveways, and
associated on-site parking and landscaping. Runoff from the site will be directed to pervious areas.
Treatment for the on-site runoff will be provided prior to discharge into the public right of way.
The proposed project utilities will be served predominantly from existing infrastructure. A transformer
upgrade will be required for the electrical service. Water will be supplied by an existing 10-inch water
main in Monterey and an 8-inch main in Higuera Street. New sewer tie-ins are proposed in both
Monterey Street and Higuera Street. See Appendix D – Preliminary Hydrology Report and Post
Construction Stormwater Control Plan & Post-Construction Stormwater Checklist.
C. Landscape Architecture
The landscape architecture design intent is to temper the areas of hardscape, screen utility equipment,
and accent architectural features. As importantly, plant material and the irrigation system have been
designed to conserve water!
The landscape design complies with the City of San Luis Obispo Uniform Design Criteria. All plant
material was selected for its compatibility to climatic conditions, specific site locations, and for
drought tolerance. All plant material selected has low water requirements per WUCOLS. The water
calculation for the Santa Rosa Development shows the estimated water use (ETWU) will be 36% less
than the maximum applied water allowance (MAWA).
The irrigation system will be a fully automatic system utilizing in-line drip irrigation. Irrigation
hydrozones shall be separated with control valves and controller stations, and all valves will have
pressure regulators and filters. In addition, all plant beds shall have a minimum of a 2-inch layer of
organic mulch throughout to minimize soil moisture evaporation and improve water retention.
III. CONFORMANCE TO ZONING REGULATIONS
The Santa Rosa Street Development is located in the Commercial Retail (C-R) zone and complies with
all the applicable zoning regulations, as noted below. No exceptions to the zoning regulations are
requested. Please see “Signs” below for a request for exception to the sign regulations for review and
approval by the Architectural Review Commission.
A. Use (§17.22.010)
The currently anticipated tenants of the proposed development include a bank and general retail
establishment, and are allowed per the Zoning Regulations without the need for a use permit. The
ultimate tenant mix may be modified as market forces dictate. If a tenant use comes forward that
requires a use permit, the entitlement application will be submitted separately and independently from
the overall site development.
B. Lot Coverage/ Floor Area Ratio (§17.40.020)
The proposed lot coverage of 33% and floor area ratio (FAR) of .33 are well below the maximum
100% lot coverage and 3.0 FAR allowed by the Zoning Regulations.
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C. Yards/Setbacks (§17.16.020)
The subject property is zoned C-R and adjacent to C-R, therefore no street yard or side yards are
required. The proposed buildings are located at the property line along Santa Rosa, Monterey and
Higuera Streets. This provides a strong street-front presence, while providing on-site parking at the
interior and “back” of the property.
D. Height (§17.40.020)
The proposed building height of 30 feet is well below the maximum allowed height of 45 feet.
E. Parking & Access (§17.16.060)
Vehicle access to the site has been reduced from the current six (6) access points to three (3). This
allows one ingress/egress along each street frontage (Monterey Street, Santa Rosa Street, and Higuera
Street). The access points provide efficient use and internal circulation of the on-site parking.
The anticipated uses of a bank and general retail require 33 parking spaces. (Bank and general retail
require 1 space per 300 SF of floor area; or 10,000 SF/ 300 SF = 33 spaces). The proposed project
provides 40 parking spaces including four (4) accessible spaces, plus an additional two (2) motorcycle
parking spaces. The provided parking allows flexibility for potential future changes in tenant use. For
example, the parking provided could also accommodate tenant uses such as personal service or a small
café in a portion of one of the buildings.
Bicycle parking is provided at the rate of 15% of required vehicle parking spaces and distributed
between short-term and long-term parking. Bicycle racks provide four (4) short-term spaces and a
bicycle locker provides two (2) long-term spaces.
F. Public Art (§17.98)
In lieu of on- or off-site placement of approved public art, the applicant will voluntarily pay the
alternative in-lieu fee equal to ½ of 1% of the total construction cost prior to the issuance of building
permits.
G. Signage (§15.40)
The sign regulations for the C-R zone allows up to four (4) signs per tenant with a maximum
cumulative sign area of 200 square feet per tenant. All sign types are allowed in the C-R zoning. The
proposed project includes tenant wall signs, awning/ledge signs, and a projecting blade sign. The
design also includes an entry archway over the Santa Rosa Street vehicle entrance identifying the
property. This archway “feature” is not a sign type detailed in the regulations, but Article VI –
“Exceptions to Sign Standards” has been created to provide for signage alternatives and stipulates
findings to approve an exception including:
B. The sign for which an exception is requested is a nonconforming sign that acts as a
neighborhood landmark or focal point while not disrupting views of prominent
community landscape features. When granting an exception, the ARC or the director
shall require that as many nonconforming elements of the sign as possible be eliminated
while allowing its basic form and character to remain.
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C. The exception is consistent with the intent and purpose of the sign regulations (see Section
15.40.110) and will not constitute a grant of special privilege or entitlement inconsistent with
limitations applied to other properties in the vicinity with the same zoning.
D. The sign exception is for superior design, will not result in visual clutter and is consistent with
the intent and purpose of these sign regulations. (Ord. 1455 § 2 (part), 2004)
As measured per the regulations, the archway “feature” sign area is 65 SF. The proposed cut metal
lettering attached to an open steel trellis will not disrupt or clutter public views. The quality and design
of the feature is intended to act as an identifying landmark and will not be used to identify specific
tenants or businesses in the development.
Tenant signage for each building is proposed as follows:
MONTEREY STREET BUILDING TENANT SIGNS
Sign Location Sign Type Size (SF)
Monterey Street Wall 20
Monterey Street Awning/Ledge 16
Santa Rosa Street Projecting/Blade 4
Rear Awning/Ledge 12
Interior Side (none)
TOTAL 4 Signs 52
HIGUERA STREET BUILDING TENANT SIGNS
Sign Location Sign Type Size (SF)
Higuera Street Wall 24
Santa Rosa Street Awning/Ledge 16
Santa Rosa Street Wall 24
Rear (none)
Interior Side Awning/Ledge 12
TOTAL 4 Signs 76
The total aggregate building signage for both buildings is 128 SF. The project signage meets the “Sign
Standards by District” requirements (§15.40460) for C-R zoning with a total of 4 signs per tenant and
well under the 200 SF allowed per tenant. The proposed signage was judicially located and designed
for efficient visibility for both vehicle and pedestrian traffic while minimizing the total amount of site
signage; the total aggregate site signage, including the entry feature sign, is 193 SF. See Appendix C –
Design Schematic for signage details.
IV. COMMUNITY DESIGN GUIDELINES
The Community Design Guidelines were carefully considered during the design process. The
Commercial Project Design Guidelines (Chapter 3.1) have been fully integrated into the Santa Rosa
Street Development.
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A. Neighborhood Compatibility, Architecture & Design Consistency
(§§3.1.A, 3.1.B)
The proposed building design is a contemporary distillation and configuration of the surrounding
eclectic design elements familiar to and endeared by the community and visitors alike, creating an
attractive and distinct development that suits the City’s ever emerging urban character.
The project is located at the gateway to the Upper Monterey area and adjacent to the Downtown Core
(C-D district). The Downtown Core is characterized by multi-story buildings with consistent street
front presence. Upper Monterey is characterized by less intense development of mostly one- and two-
story buildings with periodic street front “voids” due to on-site surface parking.
The development is designed as both a gateway to Downtown and the westerly bookend to the Upper
Monterey area. The existing developments directly adjacent to the subject property vary in size and
style as follows:
Northerly: One-story mid-20th century modern buildings
Westerly: One-story bank building
Easterly: Two-story mission-style medical diagnostic center
Southerly: Four-story modern contemporary style building (County Government
Administration Building), one of the taller buildings in the Downtown.
The buildings have been purposely designed as “tall” one-story buildings to act as a transition step
between the lower-height structures of the Upper Monterey area and the taller buildings of Downtown.
The buildings are designed with varied roof heights and horizontal articulation to provide visual
interest. The parapets and varied roof lines effectively screen mechanical equipment from public view.
Locating the building at the corners of the property and at back of sidewalk was purposeful to provide
a strong street-front presence. Ample street level windows on all sides enhance the pedestrian
experience and interaction with the buildings, while providing daylighting. Deliberate “four sided”
design has been used to eliminate any mundane or “neglected” façades.
The similar style and design elements are used for each of the proposed buildings in order to create a
cohesive architectural design. The buildings relate to each other while allowing each building to
maintain an individual character. The proposed archway feature over the Santa Rosa Street entry
strengthens the link and cohesion between the buildings and pays homage to the traditional rural entry
features of local ranches.
B. Building Materials (§3.1.B.10)
Building materials were carefully selected for authenticity and honesty and use, accordingly. The
materials were chosen to enhance the consistency of the architectural design. The material palette
includes simple and clean elements of brick, steel, aluminum, and concrete. The tonal brown brick and
warm grey colors complement the material selection to create handsome and formal buildings with
straight forward form and detailing.
The buildings’ brick walls are grounded by a concrete wainscot base. Brick soldier course banding
provides horizontal rhythm breaks to the upper wall sections. The buildings are capped with additional
soldier and rowlock course brick banding.
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C. Entries Building & Parking Location (§§3.1.B.8; 3.1.C.2)
The overall building massing is oriented parallel to the streets with strong corner features to emphasize
the building entries and provide a strong street and pedestrian presence. Corner entries maximize the
human-scale dynamic of the buildings with defined and visible approaches/entries to the buildings.
The presence of the on-site parking has been minimized by locating the parking field to the interior of
the property, as much as possible. Landscaping is incorporated in and around the parking area to
provide shade and also soften and screen the area.
D. Lighting (§§3.1.C.4, 6.1.C)
The proposed project site lighting fixtures have been selected to be compatible with the overall
architectural design of the building. Site lighting is designed to provide security and safety lighting for
the parking area. A photometric plan has been completed to ensure compliance with the City’s Night
Sky Preservation regulations. The 16 foot tall fixtures in the parking area have been designed to the
lowest height possible while still providing adequate safety lighting. Building lighting will provide
pedestrian lighting for safety and also highlight and enhance the buildings architectural design. See
Appendix C – Design Schematic for lighting details.
E. Refuse, Storage, & Equipment Areas (§3.1.C.6)
A City standard D-4 trash enclosure is located on the east side of the parking area and intended to
service both buildings. The style of the enclosure will complement the overall building design and
materials. A transformer and back flow prevention valve are located at the northeast and southeast
corners of the subject property and landscaped areas; plantings will visually screen the equipment to
the fullest extent possible, while maintaining adequate service access. The buildings’ mechanical
equipment will be screened by roof parapets.
V. LAND USE AND CIRCULATION ELEMENT UPDATE
The City is currently in the process of updating the City’s General Plan Land Use and Circulation
Elements (“LUCE”). The goals, vision, and programs contained in the LUCE are intended to direct the
regulatory framework for future development in the City. The draft LUCE update identifies the subject
property to be located within the Upper Monterey Special Planning Area. While the LUCE proposes
no physical land use change for the area, there are several action items proposed for the Planning Area
including:
Development of an area master plan and design guidelines;
Consideration to include the area in the Downtown Parking District, thus allowing in-lieu
payment towards common parking facilities;
Integration of a new Downtown Transit center and greater connectivity including hotel
shuttles; and
Promotion of restaurant development.
As the LUCE update has not been promulgated, is does not have any direct authority in the review of
the proposed project. However, the action items proposed have potential future impact to the subject
property. The most significant action item would likely be inclusion in the Downtown Parking District
which would provide an increased flexibility for potential tenant uses, including restaurant use, as
promoted in the draft LUCE.
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VI. PROJECT TEAM
A. Applicant/Property Owner
PEDP, Inc
Mr. Nick Tompkins
684 Higuera Street, Suite B
San Luis Obispo, CA 93401
805.541.9004
nick@nktcommercial.com
B. Applicant’s Agent
Oasis Associates, Inc.
C.M. Florence, AICP
3427 Miguelito Court
San Luis Obispo, CA 93401
805.541.4509
cmf@oasisassoc.com
C. Project Architect
RRM Design Group
Mr. Michael Scott
3765 South Higuera Street, Suite 102
San Luis Obispo, CA 93401
805.543.1794
mlscott@rrmdesign.com
D. Project Civil Engineer
Ashley & Vance Engineering
Mr. Truitt Vance, P.E.
1413 Monterey Street
San Luis Obispo, CA 93401
805.545.0010
truitt@ashleyvance.com
E. Landscape Architect
Firma Landscape Architects
Mr. David Foote, ASLA
187 Tank Farm Road, Suite 230
San Luis Obispo, CA 93401
805.781.9800
david@firmaconsultants.com
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Attachment 4
ARC1 - 26
2
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Attachment 4
ARC1 - 27
3
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Attachment 4
ARC1 - 28
4
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Attachment 4
ARC1 - 29
5
SA
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Attachment 4
ARC1 - 30
ME
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Attachment 4
ARC1 - 31
ME
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81
624
4
SC
A
L
E
1
”
=
1
6
’
(
1
2
”
X
1
8
”
)
(2
4
”
X
3
6
”
)
Attachment 4
ARC1 - 32
ME
T
A
L
P
A
N
E
L
ST
E
E
L
H
E
A
D
E
R
BR
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B
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K
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A
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AW
N
I
N
G
A
W
N
I
N
G
RU
N
N
I
N
G
B
O
N
D
BR
I
C
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0 SC
A
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=
8
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81
624
4
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1
”
=
1
6
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(
1
2
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8
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(2
4
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3
6
”
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8
SA
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A
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Attachment 4
ARC1 - 33
0 SC
A
L
E
1
”
=
1
0
’
10
2
0
3
0
5
SC
A
L
E
:
1
”
=
2
0
’
(
1
2
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X
1
8
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(2
4
”
X
3
6
”
)
9
SA
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A
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4
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Attachment 4
ARC1 - 34
BR
I
C
K
MI
S
S
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N
A
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T
U
M
N
G
O
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&
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A
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B
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A
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&
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PW
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CO
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B
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10
SA
N
T
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S
A
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M
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N
T
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:
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4
,
2
0
1
4
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A
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A
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A
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A
A
N
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U
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A
Attachment 4
ARC1 - 35
ME
T
A
L
ME
T
A
L
L
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T
T
E
R
S
BR
I
C
K
M
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PR
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C
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C
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C
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11
SA
N
T
A
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A
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T
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M
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N
T
DA
T
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:
J
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L
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4
,
2
0
1
4
SI
T
E
W
A
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L
A
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N
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A
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3’
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2
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B
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12
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20
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6
”
T
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O
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C
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1/
2
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=
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-
0
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4
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=
1
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-
0
”
(
1
2
”
X
1
8
”
)
1/
8
”
=
1
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-
0
”
(
1
2
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X
1
8
”
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1/
4
”
=
1
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0
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ST
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RA
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T
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S
20’-6”
SO
L
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C
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S
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B
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SC
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:
1
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=
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SC
A
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:
1
/
8
”
=
1
’
-
0
”
(
1
2
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X
1
8
”
)
PL
A
N
V
I
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W
CO
L
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A
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Attachment 4
ARC1 - 36
12
SA
N
T
A
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A
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:
J
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4
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-2
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-4
Attachment 4
ARC1 - 37
CO
N
C
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13
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.
Attachment 4
ARC1 - 38
19’-0”19’-0”
12’-0”
14
SA
N
T
A
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(
8
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(
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(
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FR
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(
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(
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N
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FR
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(
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WA
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4
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HA
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B
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(
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24’-0”
8’-3”
AW
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S
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N
FR
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2
WA
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CU
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:
64
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WA
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=
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8
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CU
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:
52
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0 SC
A
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1
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(
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X
1
8
”
)
Attachment 4
ARC1 - 47