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Home My WebLink About05-18-2015 ARC Item 1 - 1135 Santa Rosa Street (ARCH-0846-2015)ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT SUBJECT: Remodel of a commercial building and addition of a third floor with two new dwellings ADDRESS: 1135 Santa Rosa BY: Walter Oetzell, Assistant Planner Phone: 781-7593 E-mail: woetzell@slocity.org FILE #: ARCH-0846-2014 FROM: Phil Dunsmore, Senior Planner RECOMMENDATION: Adopt the Draft Resolution (Attachment 1), granting final approval to the project, based on findings, and subject to conditions. SITE DATA Applicant 33 Tons, LLC Representative Bryan Ridley, Architect Property Owner 33 Tons, LLC General Plan General Retail Zoning Downtown-Commercial (C-D) Environmental Status Categorically Exempt (CEQA Guidelines §15301: Minor alteration of existing structures) SUMMARY The applicant, 33 Tons, LLC, has submitted an application for architectural review of modifications and an addition to an existing commercial building at 1135 Santa Rosa, as described in the Project Description below. 1.0 COMMISSION’S PURVIEW The Commission’s role is to review the proposed project and evaluate the suitability and appropriateness of its design, using standards and policies of the City’s Zoning Regulations and Community Design Guidelines, to achieve attractive, environmentally sensitive development. Meeting Date: May 18, 2014 Item Number: 1 ARC1 - 1 wo PJD ARCH-0846-2015 (1135 Santa Rosa) Page 2 2.0 PROJECT INFORMATION 2.1 Site Information The site is located at the northwest corner of Marsh and Santa Rosa Streets at the edge of the downtown area, in the Downtown-Commercial (C-D) Zone. A pocket park, known as “Cheng Park” is across the street and office and commercial buildings are found in the immediate vicinity. Table 1: Site Information Access Santa Rosa Street via Santa Rosa Alley (entry, exit) Site Dimensions (approx.) Area: 12,570 square feet; Width: 90 feet; Depth: 125 feet Street Frontage: 90 feet (Marsh); 125 feet (Santa Rosa) Topography Slope: Flat Natural Features: Trees on and adjacent to site; near San Luis Obispo Creek (± 50 ft SW) Present Use & Development Banks and financial services Commercial structure; 2 stories; 5,202 sq. ft. floor area (previously Heritage Oaks Bank) Surrounding Use / Zoning East: Office (SLOCOG, 1114 Marsh); Retail-Commercial (C-R) Zone West: Parking (for 1065 Higuera); Downtown-Commercial (C-D) Zone South: Cheng Park; Downtown-Commercial (C-D) Zone North: Commercial (1085 Higuera); Downtown-Commercial (C-D) Zone Figure 1: Structures in the vicinity ARC1 - 2 ARCH-0846-2015 (1135 Santa Rosa) Page 3 2.2 Project Description The project involves the remodeling of a two-story commercial building, originally constructed in 1982 as a bank (most recently a branch of the Heritage Oaks Bank). A third floor with two new dwellings will be added to the building. The sloping roof line will be replaced with a flat roof, and the triangular building form will become a more rectangular, contemporary design. The remodeled building will occupy the same footprint as the existing building. 3.0 EVALUATION The project must conform to the use limitations and development standards of the City’s Zoning Regulations. The City's Community Design Guidelines are used to evaluate the suitability and appropriateness of its design. They identify general concepts considered in the review of project and provide more specific information on various aspects of project design. 3.1 Zoning Compliance Permitted uses. The Downtown-Commercial (C-D) zone allows residential uses above the ground floor. Ground floor, street-fronting uses are generally limited to commercial uses that attract frequent pedestrian traffic. Office uses require Director’s approval if they are located on the ground floor. The first two floors of the building will be used for commercial offices. A Director’s Use Permit allowing the use of the ground floor for Office uses was granted on May 1, 2015. The project is a mixed-use project, as two 2-bedroom dwellings are included on the new third floor of the building. The Zoning Regulations provide standards for the design of mixed use projects to ensure compatibility between the residential and non-residential components of the project (§17.08.070(A)). Location, character and privacy of dwellings. The residential units do not occupy ground floor space (which is prohibited in the C-D Zone). Privacy is provided to the dwellings by separating them from the offices on the lower floors, and common domestic amenities give the dwellings their residential character. Figure 3: Before remodeling (left); After remodeling (right) Figure 2: South corner of proposed building ARC1 - 3 ARCH-0846-2015 (1135 Santa Rosa) Page 4 Potential impacts. There is minimal potential for the project to create noise, odors, glare, excessive pedestrian traffic, and other potentially significant impacts on residents and adjacent properties. The office uses will be conducted during normal business hours, minimizing conflict with the dwellings, and are not expected to generate significant impacts. Noise. A portion of the building lies within a 65 dB noise contour, indicating elevated noise levels from traffic along Santa Rosa Street. This portion contains part of one of the dwellings. Noise mitigation measures will be required in order to reduce the indoor noise exposure level to meet the standards of the General Plan Noise Element (Condition 2). Portions of the upper-floor balconies also fall within the 65dB noise contour, but actual noise exposure levels are expected to be within a range that is suitable for their use and location. The balcony areas are amenities that will only occasionally be used, and are elevated from the street level. The noise exposure contours used to evaluate new development generally represent a conservative worst-case estimate of traffic noise exposure. They are used as a screening device to avoid land use conflicts (Noise Guidebook pg. 9), rather than as a precise description of noise exposure at a particular location. Furthermore, expectations for noise exposure are different for residential uses within commerciall zones than for residential uses within residential districts. Development standards. The project complies with the basic development standards set forth in the City’s Zoning Regulations. The C-D zone does not require a street yard or “other yard” . The project is not subject to creek setback requirements because the east bank of San Luis Obispo Creek is at least 50 feet away from the site. Table 2: Development Standards Standard Proposed Street Yards Marsh (none) ± 5 ft Santa Rosa (none) > 15 ft Other Yards West (none) ± 4.5 ft North (none) > 60 ft Creek Setback 20 ft 50 ft from top of bank Lot Coverage 100% (max) 28% Building Height 50 ft (max) ± 40 ft Density (Residential) 10.54 density units (max) 2 density units Floor Area Ratio 3.0 (max) 0.8 ARC1 - 4 ARCH-0846-2015 (1135 Santa Rosa) Page 5 Parking and loading. The project requires 14 vehicle parking spaces, which are provided on-site. Bicycle parking in excess of minimum requirements is provided, including long-term bike parking and bicycle parking for the two dwellings. Table 3: Parking Parking Spaces Standard Proposed Vehicle 14 spaces 15 spaces Office 12 spaces (1/500 sq ft) 13 spaces Dwellings 2 spaces (1 per unit) 2 spaces Motorcycle 0 spaces 0 spaces Bicycle 6 spaces 8 spaces Office 2 spaces 4 spaces short-term (50%) (1 space) (2 in bike rack) long-term(40%) (1 space) (2 in lockers) Dwellings 4 spaces 4 spaces 3.2 Site Planning Fences and walls. A screening wall of “flamed basalt cladding,” dark grey in color, will be built adjacent to the parking area. It is proposed to be up to 8 feet high, extending about 55 feet along the Santa Rosa Street frontage. It is offset at one location, 25 feet from its southerly corner. Additional offsets may be desirable (Condition #12) to avoid monotony, as suggested by Community Design Guidelines: Fences and walls should be offset at least every 10 feet. Landscaping should be installed in offset areas where appropriate. (§ 6.1(B.3)) Exterior Lighting. No site lighting is proposed. Exterior lighting is limited to the exterior of the building. Design guidelines encourage the use of exterior lighting to accent building features (CDG § 6.1(C.8)), addressed by Condition #4. Exterior lighting must comply with the City’s Night Sky Preservation regulations (Zoning, Ch. 17.23), which is reinforced by Condition #3. Utilities and Service Equipment. Utility service equipment has been located in a utility room adjacent to the waste collection area at the northwest corner of the building. Fire risers and backflow prevention devices are within a fire riser closet at the southwest corner of the building. A transformer is to be installed on a concrete pad behind the wall along the Santa Rosa Street frontage, adjacent to the entry walkway. The site plan shows that the transformer will be screened by a wall and bamboo screen landscaping. More details will be necessary in the final plans so that the adequacy of the screening can be verified (Condition #9). ARC1 - 5 ARCH-0846-2015 (1135 Santa Rosa) Page 6 Landscaping. Several landscape design goals are described in the City’s design guidelines, including landscaping that enhances building architecture and provides aesthetic links and transitions between centers of activity. Plantings are to be used as examples of creative combinations of shapes, textures, and colors, providing seasonal variety (CDG § 6.2(A)). “Drought tolerant meadow” (Lomandria longifolia ‘Breeze’) around the building perimeter dominates the proposed plantings. Final plans will include a more developed landscape plan, and a condition of approval (Condition #10) is suggested to enhance the variety of plantings, consistent with design guidelines. Trees. Several trees are proposed to be removed (Bradford pear, cottonwood, red flowering gum, brush box, and ligurstrum). These tree removals have been reviewed by the City Arborist and, as indicated in Condition #26, are recommended for removal with compensatory tree plantings. Parking areas. The project site plan includes landscaping around the site perimeter, but none within the parking area. Design guidelines encourage the use of landscaping in parking lots to provide visual interest, buffers, and shade (CDG § 6.3(C)). Landscape areas around the perimeter of the parking area should be wider, and trees should be provided at the end of each row of parking spaces. A condition of approval (Condition #11) is suggested in order to enhance the landscaping provided in the parking area by providing parking lot shade trees. Bike parking. A bike rack just beyond the building entries provides short-term parking, and two bike lockers inside the storage and waste collection area provide long-term parking. The proposed location of the short-term bike rack does not leave sufficient pedestrian clearance (CDG § 6.3(F.2h)), and is not visible from within the building (CDG 6.3(F)). An alternate location should be considered that would provide greater clearance, visibility, and convenience (Condition #6). Likewise, it may be desirable to relocate the bicycle lockers further from the waste collection area. Signs. Plans depict areas for the location of signs, but plans do not include sufficient information about materials, color, or lettering to adequately evaluate them. Condition #13 clarifies that signage for this project will be evaluated through Sign Permit process for consistency with Sign Regulations and Community Design Guidelines, and for compatibility with the remodeled building. 3.3 Building Design Architectural style. The proposed building is comprised of several well-proportioned cubic forms arranged into a distinctive contemporary design at a human scale that is compatible with adjacent development. Articulation is provided with building recesses and wall offsets, horizontal and overhanging building elements, balconies and railings, and an awning spanning over the building entry. It has a flat roof design with a deep overhang along the Marsh Street elevation. Smooth cement plaster and horizontal wood siding are the primary surface materials. Colors are and muted tan, brown, and wood tones, complemented by dark grey window and door frames and metal awnings. ARC1 - 6 ARCH-0846-2015 (1135 Santa Rosa) Page 7 Entries. Two building entry lobbies are provided. One lobby accesses a stairway entry and elevator leading to the third-floor dwellings, and the other provides ground-floor entry to the commercial offices. Design guidelines suggest that a building entry should be an important and obvious element of the façade, creating an architectural focal point and calling attention to its importance (CDG § 3.1(B.8)). Attention should be given to the transition between the street and the project through definition of the building entry, walkways, and landscaping. (CDG § 2.1(D)). The entries to this building are somewhat non-descript and the screening wall along the Santa Rosa Street frontage obscures the entry from pedestrian view. The height of the wall can be reduced to as short as three feet, consistent with design guidelines (§ 6.3(B.2), and additional architectural features and landscaping can to further define the entry as an important focal point of the building (Condition #14). Marsh Street façade. As noted, the building forms are well-proportioned and building surfaces are generally articulated in a visually interesting manner. But the strict regularity of the window pattern on the Marsh Street frontage and the lack of detail and articulation on this wall surface can potentially result in a somewhat bland appearance at this side of the building. At a minimum, windows should be recessed sufficiently to avoid a “flush” appearance on the building wall Figure 4: Building entries Figure 5: Marsh Street façade ARC1 - 7 ARCH-0846-2015 (1135 Santa Rosa) Page 8 (Condition #15). The Commission may wish to consider whether more articulation or detail is necessary on this wall to provide visual richness and interest. 4.0 ENVIRONMENTAL REVIEW The project is categorically exempt from the provisions of the California Environmental Quality Act (CEQA). It consists of the minor alteration of an existing structure, with addition of less than 10,000 square feet of floor area, as described in CEQA Guidelines § 15301(e)(2). Public services and facilities are available, and the project is not located within an environmentally sensitive area. 5.0 OTHER DEPARTMENT COMMENTS Plans for this project were distributed to several City departments for review. Comments received from those departments have been addressed by incorporating them into appropriate suggested conditions of approval for the project. 6.0 ALTERNATIVES 6.1. Continue the project with direction to the applicant and staff on pertinent issues. 6.2. Deny the project based on findings of inconsistency with the General Plan, Zoning Regulations, or Community Design Guidelines. 7.0 ATTACHMENTS 1. Draft Resolution 2. Vicinity map 3. Project plans (reduced size) ARC1 - 8 RESOLUTION NO. ####-15 A RESOLUTION OF THE SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION GRANTING FINAL APPROVAL TO THE REMODELING OF A COMMERCIAL BUILDING, AND AN ADDITION OF A THIRD FLOOR WITH TWO NEW DWELLINGS, LOCATED AT 1135 SANTA ROSA STREET (DOWNTOWN-COMMERCIAL (C-D) ZONE; FILE #ARCH-0846-2015) WHEREAS, the Architectural Review Commission of the City of San Luis Obispo conducted a public hearing in the Council Hearing Room (Room 9), 990 Palm Street, San Luis Obispo, California, on May 18, 2015, pursuant to a proceeding instituted under application ARCH-0846-2015, 33 Tons, LLC, 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 staff; and 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 proposed project ARCH-0846-2015, based on the following findings: 1.The project will not be detrimental to the health, safety, and welfare of persons living or working at the site or in the vicinity. It is consistent with the relevant policies and standards of the General Plan and Zoning Regulations, and must conform to applicable building and fire safety codes. 2.The project design is consistent with the City’s Community Design Guidelines applicable to a commercial project. The design considers the site context, character, and constraints, and is architecturally distinctive. Site functions are located for efficient operation and site features relate properly to building architecture and site topography. Approval of the project is subject to the condition that the design of the building entry be modified to provide a more pleasing transition. The building design exhibits proper balance and proportion, is visually interesting, and employs appropriate materials and colors. 3.The project is categorically exempt from the provisions of the California Environmental Quality Act (CEQA). It consists of the minor alteration of an existing structure, with addition of less than 10,000 square feet of floor area, as described in CEQA Guidelines §15301(e)(2). Public services and facilities are available, and the project is not located within an environmentally sensitive area. ATTACHMENT 1 ARC1 - 9 Resolution No. ARC ####-15 Page 2 ARCH-0846-2015 (1135 Santa Rosa) SECTION 2. Action. The Architectural Review Commission hereby grants final approval to the project ARCH-0846-2015, with incorporation of the following conditions: Planning 1.Final project design and construction drawings submitted for a building permit 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 lists all conditions and code requirements of project approval listed as sheet number 2. Reference shall 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.Noise-Mitigating construction: Indoor noise exposure must not exceed 45 decibels for residential spaces. The Standard Noise Mitigation Package for achieving a noise level reduction of 20 dB for interior noise levels will be implemented, as described in the City’s Noise Guidebook. Plans submitted for construction permits must clearly indicate and describe the noise mitigation measures, techniques, and materials implemented. 3.Night Sky Preservation. Plans submitted for construction permits will include sufficient information to determine compliance with Night Sky Preservation regulations (Zoning Regulations, Ch. 17.23). The location of all exterior lighting fixtures must be clearly indicated and building-mounted fixtures must be depicted on building elevation drawings. All exterior lighting must be oriented, recessed, or shielded to prevent light trespass and pollution. 4.Accent lighting. The use of exterior lighting to accent building features is encouraged. Final plans will include details about accent lighting used for this purpose. Accent lighting must be comply with Night Sky Preservation regulations (Zoning Regulations, Ch. 17.23). 5.Bicycle parking. Final plans will clearly depict the location of short- and long-term bicycle parking. Sufficient detail about the placement and design of bike racks and lockers to demonstrate compliance with relevant Engineering Standards (#7930) and Community Design Guidelines (§6.3(F)) 6.Bicycle parking location. The proposed bicycle rack beyond the building entry will be relocated to a more convenient and visible location that preserves adequate pedestrian clearance. Alternate locations for the bicycle lockers, further from waste collection areas, will be considered. ARC1 - 10 Resolution No. ARC ####-15 Page 3 ARCH-0846-2015 (1135 Santa Rosa) 7.Bicycle parking–Residential dwellings: Bicycle lockers or interior space within each dwelling will be provided for the storage of at least two bicycles per residential unit (Zoning Regulations § 17.16.060(G)(2)). 8.Solid waste collection. Plans submitted for construction permits will include sufficient detail about the design of solid waste and recycling collection areas to demonstrate conformance to the City's Solid Waste Development Standards. Written verification from the San Luis Garbage Company will be provided to demonstrate that the location and size of the proposed solid waste and recycling collection facility is adequate for the collection service provided for the project. 9.Utilities equipment—Screening. Final plans will include sufficient detail to demonstrate that the transformer proposed to be installed along the Santa Rosa Street frontage is adequately screened from view, consistent with Community Design Guidelines § 6.1(D). 10.Landscape plan. Final plans submitted for construction permits will include a detailed landscaping plan indicating the extent of landscaped area, hardscape, plant selection, and method of irrigation, consistent with applicable Community Design Guidelines, Engineering Standards, and Water-Efficient Landscape Standards. Plant selection will be enhanced to provide greater botanical and visual diversity, and to strengthen the link and transition between the Santa Rosa Street sidewalk and building entries, consistent with Community Design Guidelines § 6.2(A). 11.Parking area—Landscaping. Final plans will include landscaping in the parking area that is consistent with Community Design Guidelines § 6.3(C). Additional landscaping will be provided and the percentage of the total area of the parking area to be landscaped will be indicated on the site plan or landscape plan. Trees will be provided after each six parking spaces in any row, and at the ends of each row of parking spaces, in compliance Parking and Driveway Standards. If the planting areas around the parking lot perimeter are retained, they will be expanded to meet the minimum dimensions specified in Community Design Guidelines § 6.3(C.4). 12.Parking area–Screening wall. The height of the wall along the Santa Rosa street frontage will be reduced to the minimum necessary to provide screening of the parking area from the street frontage, consistent with Community Design Guidelines § 6.3(B.2). The wall will be offset so that it is not long and monotonous, consistent with § 6.1(B.3). 13.Signs. No signage is approved under this application. Project signage is subject to review through the Sign Permit process for conformance to Sign Regulations and applicable Community Design Guidelines. 14.Building entries: Final plans will include modifications to the project design that will further define building entries with architectural features that call attention to their importance, ARC1 - 11 Resolution No. ARC ####-15 Page 4 ARCH-0846-2015 (1135 Santa Rosa) protect them from the elements, and create architectural focal points for the building, consistent with Community Design Guidelines § 3.1(B.8). 15. Marsh Street elevation. Window openings along the primary wall surface fronting Marsh Street will be recessed in order to avoid a “flush-mounted” appearance. 16. Downspouts and drainpipes. Downspouts and drain pipes will be placed within building walls. If they must be placed on a building exterior, they shall be integrated with the architectural design, colors, and finish materials of the building, consistent with Communit y Design Guidelines § 3.1(B.10d). Engineering Development Review 17. Projects involving the substantial remodel of existing structures requires that complete frontage improvements be installed or that existing improvements be upgraded per city standard. MC 12.16.050 18. Any section of damaged or displaced sidewalk, curb, or gutter shall be repaired and replaced to the satisfaction of the Public Works Department. 19. This property is located in the Mission Style Sidewalk District of Downtown. Any new or replacement driveway approach, curb ramp, curb, gutter, sidewalk, tree wells, or utility vaults along street frontages shall be installed in the Mission Style per city standard #4220. 20. The Public Works Department would support a written request from the property owner to defer the installation of Mission Styles sidewalk along Santa Rosa Street frontage for minor improvements with the recordation of a covenant agreement. The covenant agreement shall be recorded on a form provided by the city prior to building permit issuance. The city, upon approval, will prepare the agreement for recordation. A nominal recording fee will be required. 21. The existing alley driveway approach shall be upgraded by adding a 4’ accessible sidewalk extension behind the existing ramp to comply with ADA and city standards for accessibility. 22. The building plan submittal shall show and label all survey monumentation. The monuments shall be protected during construction. 23. 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. Any common storage areas if proposed, shall be shown and noted on the building plan submittal. ARC1 - 12 Resolution No. ARC ####-15 Page 5 ARCH-0846-2015 (1135 Santa Rosa) 24. The building plans submittal shall show all required parking lot improvements, dimensions, space dimensions, maneuverability, materials, space and aisle slopes, drainage, pavement marking, signage, and striping in accordance with the Parking and Driveway Standards and disabled access requirements of the CBC. 25. The building plan submittal shall include a complete site utility plan. All existing and proposed utilities along with utility company meters shall be shown. PG&E handout package for proposed electrical service upgrades shall be included in the building plan submittal or noted as a deferred submittal item. All work in the public right-of-way shall be shown or noted. 26. New street tree plantings shall be planted in accordance with City Engineering Standards and to the satisfaction of the City Arborist. The city arborist shall approve the tree species, planting details, and planting locations. Street trees are generally required at a rate of one 15- gallon street tree for each 35 linear feet of frontage. Three street trees in tree wells shall be planted along both the Marsh and Santa Rosa Street frontages. 27. The City Arborist supports the proposed tree removals and proposed compensator tree plantings. Any tree removal(s) located along or straddling the northwest property line shall require specific approval from the City Arborist and the adjoining property owner. 28. Tree protection measures for any on-site or off-site trees to remain shall be implemented to the satisfaction of the City Arborist. The City Arborist shall review and 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 plan submittal. Building & Safety 29. Plans submitted for construction permits will clearly show and identify on the “accessible path of travel” either from the street and or from the public way on the site plan (sheet A- 1.1). 30. Plans submitted for construction permits will clearly identify which of the accessible parking spaces are shown on site plan will be a van accessible parking space. 31. Compliance with Table 1021.2(2) CBC will be verified. The number of occupants is restricted to a maximum of 29 with only one means of egress (the proposed second floor plan shows the removal of the second stair). The proposed floor area will yield an occupant load of 37 thus requiring a second means of egress. ARC1 - 13 Resolution No. ARC ####-15 Page 6 ARCH-0846-2015 (1135 Santa Rosa) 32.Final plans submitted for construction permits will include an “exit plan” to show compliance with requirements for “common path of egress travel” and “exit access travel distance” as required by Sections 1014.3 and 1016 CBC respectively. 33.Final plans submitted for construction permits will include a clear code analysis specifying whether this mixed-use project is to include “separated occupancies” or “non-separated occupancies” project per Section 508 CBC. Provide area ratios as applicable. Transportation (Public Works) 34.Adequate parking stops and curb stops will be provided for all parking spaces (including spaces 8, 14, and 15). Utilties 35.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. Indemnification 36.The applicant shall defend, indemnify and hold harmless the City and/or its agents, officers and employees from any claim, action or proceeding against the City and/or its agents, officers or employees to attack, set aside, void or annul, the approval by the City of this project, and all actions relating thereto, including but not limited to environmental review (“Indemnified Claims”). The City shall promptly notify the applicant of any Indemnified Claim upon being presented with the Indemnified Claim and City shall fully cooperate in the defense against an Indemnified Claim." 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 18th day of May, 2015. _____________________________ Phil Dunsmore, Secretary Architectural Review Commission ARC1 - 14 O O C-D C-R O O C-R C-D C-D O PF C-D C-D-H O C-D C-D-H R-2-H O R-2-H MARSH HIGUE R A O S O S S A N T A R O S A PACIF I C MONTE R E Y VICINITY MAP File No. 0846-20151135 SANTA ROSA ST ¯ ATTACHMENT 2 ARC1 - 15 sh e e t i n d e x dr a w i n g l o g vi c i n i t y m a p A0 . 1 t i t l e s h e e t , i n d e x , + g e n e r a l n o t e s A1 . 1 A2 . 1 ar c h i t e c t u r a l s i t e p l a n fi r s t f l o o r p l a n SE T IS S U E D A T E R E V I S I O N GE N E R A L 1s t p l a n n i n g s u b m i t t a l t o t h e C i t y o f S a n L u i s O b i s p o 15 . 0 1 2 6 A2 . 2 s e c o n d f l o o r p l a n A3 . 1 e x t e r i o r e l e v a t i o n s A3 . 2 e x t e r i o r e l e v a t i o n s A2 . 4 r o o f p l a n A4 . 1 b u i l d i n g s e c t i o n s AR C H I T E C T U R A L OW N E R pr o j e c t d i r e c t o r y BU I L D E R AR C H I T E C T 33 t o n s , L L C p. o . b o x 3 9 1 sa n l u i s o b i s p o , c a 9 3 4 0 6 co n t a c t : 8 0 5 5 4 2 0 0 3 3 br a c k e t a r c h i t e c t u r e o f f i c e po b o x 1 8 1 0 sa n l u i s o b i s p o . c a 9 3 4 0 6 co n t a c t : b r y a n r i d l e y . 8 0 5 7 0 4 0 5 3 5 st a l w o r k , i n c . c o n s t r u c t i o n + d e s i g n p. o . b o x 3 9 1 sa n l u i s o b i s p o , c a 9 3 4 0 6 co n t a c t : b e n k u l i c k . 8 0 5 5 4 2 0 0 3 3 ST R U C T U R A L as h l e y & v a n c e e n g i n e e r i n g , i n c . 14 1 3 m o n t e r e y s t r e e t sa n l u i s o b i s p o . c a 9 3 4 0 1 co n t a c t : c h a r l e s a s h l e y . 8 0 5 5 4 5 0 0 1 0 GE O T E C H g e o s o l u t i o n s , i n c . 22 0 h i g h s t r e e t sa n l u i s o b i s p o , c a 9 3 4 0 1 co n t a c t : 8 0 5 5 4 3 8 5 3 9 CI V I L pr o j e c t d a t a DE S C R I P T I O N SI T E I N F O R M A T I O N BU I L D I N G I N F O R M A T I O N ci t y o f s a n l u i s o b i s p o ju r i s d i c t i o n C- D ( d o w n t o w n c o m m e r c i a l ) zo n i n g 00 2 - 4 3 5 - 0 1 5 AP N 11 3 5 s a n t a r o s a s t r e e t , s a n l u i s o b i s p o , c a st r e e t a d d r e s s re m o d e l a n d a d d i t i o n o f a n e x i s t i n g 5 , 2 0 2 s f c o m m e r c i a l b u i l d i n g t o i n c l u d e 6 , 0 9 8 s f o f co m m e r c i a l o f f i c e s p a c e a n d t w o t w o - b e d r o o m d w e l l i n g u n i t s a t t h e 3 r d f l o o r . i n c l u d i n g ac c e s s i b l e r e s t r o o m s , a c c e s s i b l e s i t e i m p r o v e m e n t s ( p a r k i n g , a c c e s s ) , a n d e l e v a t o r . th r e e nu m b e r o f s t o r i e s oc c u p a n c y ty p e V - B co n s t r u c t i o n t y p e ye s , N F P A 1 3 f i r e s p r i n k l e r s y s t e m i n s t a l l e d t h r o u g h o u t t o i n c r e a s e s t o r y a l l o w a n c e sp r i n k l e r e d 1- h r b e t w e e n 2 n d a n d 3 r d f l o o r s , & b e t w e e n r e s i d e n t i a l u n i t s a t t h e 3 r d f l o o r oc c u p a n c y s e p a r a t i o n B ( a c c e s s o r y o f f i c e ) R - 2 (t w o d w e l l i n g u n i t s ) BU I L D I N G A R E A S fi r s t f l o o r : 3, 0 3 9 s f se c o n d f l o o r : to t a l : 10 , 0 5 4 s f pa r k i n g a n a l y s i s pa r k i n g a n a l y s i s : le v e l 1 3, 0 3 9 s q . f t . - c o m m e r c i a l o f f i c e s 1/ 5 0 0 x 3 , 0 3 9 = 6 . 1 s p a c e s le v e l 2 3, 0 5 9 s q . f t . - c o m m e r c i a l o f f i c e s 1/ 5 0 0 x 3 , 0 5 9 = 6 . 1 s p a c e s le v e l 3 (2 ) 2 - b e d r o o m r e s i d e n t i a l u n i t s 1 s p a c e p e r u n i t = 2 s p a c e s pa r k i n g r e q u i r e m e n t s p e r 1 7 . 1 6 . 0 6 0 o f t h e s a n l u i s o b i s p o z o n i n g r e g u l a t i o n s . to t a l r e q u i r e d p a r k i n g 14 . 2 s p a c e s r e q u i r e d pa r k i n g s p a c e s c u r r e n t l y p r o v i d e d : 15 s p a c e s p r o v i d e d bi c y c l e p a r k i n g r e q u i r e m e n t s : 15 % o f r e q u i r e d p a r k i n g (1 4 r e q u i r e d x . 1 5 ) = 2 . 1 b i k e s (1 ) s h o r t t e r m s p a c e + ( 1 ) l o n g t e r m s p a c e + ( 2 ) p e r d w e l l i n g u n i t . to t a l b i c y c l e p a r k i n g r e q u i r e m e n t : (6 ) b i c y c l e s p a c e s r e q u i r e d po b o x 1 8 1 0 sa n l u i s o b i s p o . c a 9 3 4 0 6 80 5 . 7 0 4 . 0 5 3 5 br y a n r i d l e y . a r c h i t e c t br a c k e t [ a o ] RE V I E W S E T RE V I E W S E T po b o x 3 9 1 sa n l u i s o b i s p o . c a 9 3 4 0 6 80 5 . 5 4 2 . 0 0 3 3 li c 9 4 8 0 1 2 st a l w o r k , i n c . A0.1 and general notes title sheet, index, th i r d f l o o r : A2 . 3 t h i r d f l o o r p l a n as h l e y & v a n c e e n g i n e e r i n g , i n c . 14 1 3 m o n t e r e y s t r e e t sa n l u i s o b i s p o . c a 9 3 4 0 1 co n t a c t : c h a r l e s a s h l e y . 8 0 5 5 4 5 0 0 1 0 EN E R G Y c a r s t a i r s e n e r g y c a l c u l a t i o n s po b o x 4 7 3 6 sa n l u i s o b i s p o . c a 9 3 4 0 3 co n t a c t : t i m c a r s t a i r s . 8 0 5 9 0 4 9 0 4 8 SU R V E Y m b s l a n d s u r v e y s 35 6 3 s u e l d o s t , s u i t e q sa n l u i s o b i s p o , c a 9 3 4 0 1 co n t a c t : m i c h a e l s t a n t o n . 8 0 5 5 9 4 1 9 6 0 s a nta r o sa pr o j e c t s i t e , 11 3 5 s a n t a r o s a s t r e e t * .2 9 a c r e s ( 1 2 , 5 7 0 s f ) si t e a r e a co m m e r c i a l o f f i c e s p a c e : 51 1 s f co m m o n c o r e e l e m e n t s : 0 s f de c k : 3, 0 5 9 s f co m m e r c i a l o f f i c e s p a c e : 54 1 s f co m m o n c o r e e l e m e n t s : 18 2 s f de c k : 2, 4 7 8 s f re s i d e n t i a l : 42 6 s f co m m o n c o r e e l e m e n t s : 91 1 s f de c k : EX I S T I N G B U I L D I N G A R E A S tw o nu m b e r o f s t o r i e s oc c u p a n c y ty p e V B co n s t r u c t i o n t y p e ye s sp r i n k l e r e d no n e oc c u p a n c y s e p a r a t i o n B ( a c c e s s o r y o f f i c e ) 3, 5 5 0 s f su b t o t a l : 3, 6 0 0 s f su b t o t a l e x c l u d i n g d e c k : 2, 9 0 4 s f su b t o t a l e x c l u d i n g d e c k : A2 . 0 e x i s t i n g p l a n s de f e r r e d s u b m i t t a l 1. c h a n g e s t o e x i s t i n g N F P A 1 3 f i r e s p r i n k l e r s y t e m a n d / o r c h a n g e s t o e x i s t i n g N F P A 7 2 f i r e a l a r m / f i r e s p r i n k l e r mo n i t o r i n g s y s t e m . co m p l e t e n e s s r e s p o n s e s u b m i t t a l t o t h e C i t y o f S a n L u i s O b i s p o 1 5 . 0 2 2 5 ca l g r e e n m a n d a t o r y m e a s u r e s 1. j o i n t s a n d o p e n i n g s . o p e n i n g s i n t h e b u i l d i n g e n v e l o p e s e p a r a t i n g c o n d i t i o n e d s p a c e f r o m u n c o n d i t i o n e d sp a c e n e e d e d t o a c c o m m o d a t e g a s , p l u m b i n g , e l e c t r i c a l l i n e s a n d o t h e r n e c e s s a r y p e n e t r a t i o n s m u s t b e se a l e d i n c o m p l i a n c e w i t h t h e C a l i f o r n i a E n e r g y C o d e p e r C a l G r e e n 4 . 4 0 6 . 1 . 2. d u c t o p e n i n g s a n d o t h e r r e l a t e d a i r d i s t r i b u t i o n c o m p o n e n t o p e n i n g s s h a l l b e c o v e r e d d u r i n g c o n s t r u c t i o n p e r Ca l G r e e n 4 . 5 0 4 . 1 . 3. a d h e s i v e s , s e a l a n t s a n d c a u l k s s h a l l b e c o m p l i a n t w i t h V O C a n d o t h e r t o x i c c o m p o u n d l i m i t s p e r C a l G r e e n 4. 5 0 4 . 2 . 1 . 4. p a i n t s , s t a i n s a n d o t h e r c o a t i n g s s h a l l b e c o mp l i a n t w i t h V O C l i m i t s p e r C a l G r e e n 4 . 5 0 4 . 2 . 2 . . 5. a e r o s o l p a i n t s a n d c o a t i n g s s h a l l b e c o m p l i a n t w i t h p r o d u c t w e i g h t e d M I R l i m i t s f o r R O C a n d o t h e r t o x i c co m p o u n d s p e r C a l G r e e n 4 . 5 0 4 . 2 . 3 . 6. d o c u m e n t a t i o n s h a l l b e p r o v i d e d t o v e r i f y t h a t c o m p l i a n t V O C l i m i t f i n i s h m a t e r i a l s h a v e b e e n u s e d p e r Ca l G r e e n 4 . 5 0 4 . 2 . 4 . 7. c a r p e t a n d c a r p e t s y s t e m s s h a l l b e c o m p l i a n t w i t h V O C l i m i t s p e r C a l G r e e n 4 . 5 0 4 . 3 . 8. e i g h t y ( 8 0 ) p e r c e n t o f f l o o r a r e a r e c e i v i n g r e s i l i e n t f l o o r i n g s h a l l c o m p l y w i t h t h e V O C e m i s s i o n l i m i t s d e f i n e d i n th e c o l l a b o r a t i v e f o r h i g h p e r f o r m a n c e s c h o o l s ( C H P S ) l o w- e m i t t i n g m a t e r i a l s l i s t o r b e c e r t i f i e d u n d e r t h e re s i l i e n t f l o o r c o v e r i n g i n s t i t u t e ( R F C I ) F l o o r S c o r e P r o g r a m p e r C a l G r e e n 4 . 5 0 4 . 4 . 9. p a r t i c l e b o a r d , m e d i u m f i b e r b o a r d ( M D F ) a n d h a r d w o o d p l y w o o d u s e d i n i n t e r i o r o r e x t e r i o r f i n i s h s y s t e m s sh a l l c o m p l y w i t h l o w f o r m a l d e h y d e e m i s s i o n s t a n d a r d s p e r C a l G r e e n 4 . 5 0 4 . 5 . 10 . v a p o r r e t a r d e r a n d c a p i l l a r y b r e a k o f 4 ” t h i c k b a s e o f ½ ” o r l a r g e r c l e a n a g g r e g a t e s h a l l b e i n s t a l l e d a t s l a b o n gr a d e f o u n d a t i o n s p e r C a l G r e e n 4 . 5 0 5 . 2 . 11 . m o i s t u r e c o n t e n t o f b u i l d i n g m a t e r i a l s u s e d i n w a l l a n d f l o o r f r a m i n g s h a l l b e c h e c k e d b e f o r e e n c l o s u r e p e r Ca l G r e e n 4 . 5 0 5 . 3 . m a x i m u m m o i s t u r e c o n t e n t o f 1 9 % 12 . E N E R G Y S T A R c o m p l i a n t b a t h r o o m e x h a u s t f a n s s h a l l b e d u c t e d t o t e r m i n a t e o u t s i d e a n d b e p r o v i d e d i n ev e r y b a t h r o o m p e r C a l G r e e n 4 . 5 0 6 . 1 . f a n s s h a l l b e s w i t c h e d i n d e p e n d e n t l y a n d e q u i p p e d w i t h a h u m i d i s t a t i n al l b a t h r o o m l o c a t i o n s . 13 . p e r C a l G r e e n 4 . 5 0 7 . 2 d u c t s y s t e m s a r e s i z e d , d e s i g n e d , a n d e q u i p m e n t i s s e l e c t e d u s i n g t h e f o l l o w i n g me t h o d s : 1. e s t a b l i s h h e a t l o s s a n d h e a t g a i n v a l u e s a cc o r d i n g t o A C C A ( M a n u a l J ) - 2 0 0 4 o r e q u i v a l e n t . 2. s i z e d u c t s y s t e m s a c c o r d i n g t o A C C A 2 6 - D ( M a n u a l D ) - 2 0 0 9 o r e q u i v a l e n t . 3. s e l e c t h e a t i n g a n d c o o l i n g e q u i p m e n t a c c o r d i n g t o A C C A 3 6 - S ( M a n u a l S ) - 2 0 0 4 o r e q u i v a l e n t . 14 . o p e r a t i o n + m a i n t e n a n c e m a n u a l t o b e s u p p l i e d a t f i n a l i n s p e c t i o n . 15 . m a n a g e s t o r m w a t e r p e r C a l G r e e n c o d e r e q u i r e m e n t s . 4 . 1 0 6 . 2 16 . a u t o m a t i c i r r i g a t i o n c o n t r o l l e r s f o r l a n d s c a p i n g p r o v i d e d b y t h e b u i l d i n g a n d i n s t a l l e d a t t i m e o f f i n a l i n s p e c t i o n sh a l l c o m p l y w i t h C G B S C s e c t i o n 4 . 3 0 4 . 1 . c o n t r o l l e r s s h a l l b e w e a t h e r - o r s o i l m o i s t u r e - b a s e d c o n t r o l l e r s t h a t au t o m a t i c a l l y a d j u s t i r r i g a t i o n i n r e s p o n s e t o c h a n g e s i n p l a n t s ’ n e e d s a s w e a t h e r c o n d i t i o n s c h a n g e . pr o j e c t n o t e s 1.2.3.4. a s e p a r a t e e n c r o a c h m e n t p e r m i t i s r e q u i r e d f o r a n y w o r k i n t h e p u b l i c r i g h t - o f - w a y o r w i t h i n c i t y e a s e m e n t s f o r co n n e c t i o n s t o p u b l i c u t i l i t i e s . w o r k r e q u i r i n g a n e n c r o a c h m e n t p e r m i t i n c l u d e s b u t i s n o t l i m i t e d t o d e m o l i t i o n s , ut i l i t i e s , w a t e r , s e w e r , a n d f i r e se r v i c e l a t e r a l s , c u r b , g u t t e r , a n d s i d e w a l k , d r i v e w a y a p p r o a c h e s , s i d e w a l k un d e r d r a i n s , s t o r m d r a i n i m p r o v e m e n t s , s t r e e t t r e e p l a n t i n g o r p r u n i n g , c u r b r a m p s , s t r e e t p a v i n g , a n d p e d e s t r i a n pr o t e c t i o n o r c o n s t r u c t i o n s t a g i n g i n t h e r i g h t - o f - w a y . th e p u b l i c i m p r o v e m e n t s s h a l l b e s u b s t a n t i a l l y c o m p l e t e t o th e s a t i s f a c t i o n o f t h e p u b l i c w o r k s d i r e c t o r p r i o r t o f i n a l in s p e c t i o n a p p r o v a l s a n d / o r o c c u p a n c y o f a n y b u i l d i n g . " c o n t a c t t h e p u b l i c w o r ks i n s p e c t i o n h o t l i n e a t 7 8 1 - 7 5 5 4 wi t h a t l e a s t a 4 8 h o u r n o t i c e f o r a n y r e q u i r e d e n c r o a c h m e n t p e r m i t i n s p e c t i o n o r f i n a l i n s p e c t i o n " al l d e f e r r e d s u b m i t t a l s s h a l l b e r e v i e w e d b y t h e p r o j e c t e n g i n e e r p r i o r t o s u b m i s s i o n t o t h e b u i l d i n g d e p a r t m e n t f o r re v i e w a n d a p p r o v a l . 5. a p r e - c o n s t r u c t i o n m e e t i n g s h a l l b e c o o r d i n a t e d b y t h e o w n e r / d e v e l o p e r o r c o n t r a c t o r a n d s h a l l i n c l u d e p e r t i n e n t c i t y st a f f . a s a m i n i m u m , t h e a s s i g n e d b u i l d i n g i n s p e c t o r a n d p u b l i c w o r k s i n s p e c t o r s h a l l b e i n c l u d e d i n t h i s m e e t i n g t o di s c u s s t h e l i m i t o f s u b d i v i s i o n i m p r o v e m e n t s a n d i n s p e c t i o n r e s p o n s i b i l i t i e s . 6.7. pl u m b i n g f i x t u r e s a n d f i t t i n g s s h a l l m e e t t h e s t a n d a r d s r e f e r e n c e d i n C a l G r e e n t a b l e 4 . 3 0 3 . 3 PL U M B I N G F I X T U R E A N D F I T T I N G S N O T E S : pl u m b i n g f i x t u r e a n d f i t t i n g s s c h e d u l e FI X T U R E T Y P E NO T E S MA X F L O W R A T E sh o w e r h e a d s 2 g p m @ 8 0 p s i la v a t o r y f a u c e t s 1. 5 g p m @ 6 0 p s i l a v a t o r y f a u c e t s s h a l l n o t h a v e a f l o w r a t e l e s s t h a n 0 . 8 g p m a t 2 0 p s i ki t c h e n f a u c e t s 1. 8 g p m @ 6 0 p s i ta n k - t y p e w a t e r c l o s e t s 1. 2 8 g a l l o n s / f l u s h s i n g l e a n d d u a l f l u s h w a t e r c l o s e t s w i t h e f f e c t i v e f l u s h o f 1 . 2 8 g a l l o n s o r l e s s 1.8.9. al l w o r k s h a l l b e i n c o n f o r m a n c e w i t h t h e 2 0 1 3 e d i t i o n s o f t h e c a l i f o r n i a b u i l d i n g c o d e s b a s e d o n t h e 2 0 1 2 I B C , 2 0 1 2 IR C , 2 0 1 2 U M C & 2 0 1 2 U P C & t h e 2 0 1 3 e d i t i o n o f t h e c a l i f o rn i a e l e c t r i c a l c o d e b a s e d o n t h e 2 0 1 1 N E C , t h e 2 0 1 3 ca l i f o r n i a r e s i d e n t i a l c o d e , t h e 2 0 1 3 c a l i f o r n i a e n e r g y c o d e , t h e 2 0 1 3 c a l i f o r n i a g r e e n b u i l d i n g s t a n d a r d s c o d e w h e r e ap p l i c a b l e , a n d t h e s a n l u i s o b i s p o m u n i c i p a l c o d e . fi r e s p r i n k l e r d r a w i n g s a n d c a l c u l a t i o n s f o r a n a p p r o v e d N F P A 1 3 s y s t e m s h a l l b e a d e f e r r e d / s e p a r a t e s u b m i t t a l pe r f o r m e d b y m i d - c o a s t f i r e p r o t e c t i o n . w a t e r s e r v i c e p i p i n g a n d w a t e r m e t e r s h a l l b e s i z e d i n a c c o r d a n c e w i t h t h e ap p r o v e d f i r e s p r i n k l e r p l a n . pr o p e r t y c o r n e r m o n u m e n t s a d j a c e n t t o t h e s t r u c t u r e s h a l l b e i n p l a c e a n d i d e n t i f i e d a t t h e t i m e o f t h e f o u n d a t i o n in s p e c t i o n r e q u e s t . a t r a f f i c a n d p e d e s t r i a n c o n t r o l p l a n s h a l l b e s u b m i t t e d t o t h e p u b l i c w o r k s d e p a r t m e n t f o r r e v i e w a n d a p p r o v a l pr i o r t o e n c r o a c h m e n t p e r m i t i s s u a n c e . an y s e c t i o n s o f d a m a g e d o r d i s p l a c e d c u r b , g u t t e r , a n d s i d e w a l k o r d r i v e w a y a p p r o a c h s h a l l b e r e p a i r e d o r re p l a c e d t o t h e s a t i s f a c t i o n o f t h e p u b l i c w o r k s d i r e c t o r . th i s p r o j e c t w i l l c o m p l y w i t h t h e f o l l o w i n g r e q u i r e m e n t s o f t h e C B C , C h a p t e r 7 A ; C l a s s A f i r e - r a t e d r o o f a s s e m b l y , ig n i t i o n r e s i s t a n t v e n t s ( r o o f , a t t i c , e v e , s u b f l o o r ) , a n d n o n c o m b u s t i b l e s i d i n g . 10 . al l w o r k l o c a t e d w i t h i n t h e p u b l i c r i g h t - o f - w a y o r w i t h i n t h e j u r i s d i c t i o n o f t h e u t i l i t i e s a n d p u b l i c w o r k s d e p a r t m e n t s sh a l l c o m p l y w i t h t h e m o s t c u r r e n t e d i t i o n o f t h e e n g i n e e r i n g s t a n d a r d s a n d s t a n d a r d s p e c i f i c a t i o n . t h e c u r r e n t ad o p t e d s t a n d a r d s a r e d a t e d f e b r u a r y 2 0 1 4 . 3, 5 5 0 s q . f t . ( s t r u c t u r e ) + 6 5 8 5 s q . f t . ( p a v i n g / f l a t w o r k ) + 2 4 3 5 s q . f t . ( l a n d s c a p i n g ) = 1 2 5 7 0 s q . f t . t o t a l 3, 5 5 0 s q . f t . / 1 2 5 7 0 s q . f t . = 2 8 . 3 % p r o p o s e d , 1 0 0 % a l l o w e d lo t c o v e r a g e de n s i t y 36 u n i t s p e r a c r e x . 2 9 a c r e s = 1 0 u n i t s 10 u n i t s a l l o w e d , 2 u n i t s p r o p o s e d . 11 . ATTACHMENT 3 ARC1 - 16 si t e p l a n n o t e s re f e r e n c e n o t e c a l l o u t #1. P G & E t r a n s f o r m e r l o c a t i o n w i t h p r e c a s t c o n c r e t e p a d, 1 0 6 " x 9 0 " , c o n f i r m w i t h h a n d ou t p a c k a g e , c l e a r a n c e s sh o w n d a s h e d 2. m a i n s w i t c h g e a r r o o m , < 1 , 2 0 0 A e q u i p m e n t r a t i n g , o n e a c c e s s / e g r e s s r e q u i r e d 3. n e w l o c a t i o n f o r A D A c o m p l i a n t v a n a c c e s s i b l e p a r k i n g s p a c e a n d a c c e s s a i s l e 4. n e w c u r b a n d c u r b r a m p t r a n s i t i o n f r o m p a r k i n g l o t t o a c c e s s i b l e r o u t e , p r o v i d e d e t e c t a b l e w a r n i n g s u r f a c e s i n re q u i r e d l o c a t i o n s . 5. r e s t r i p e p a r k i n g l o t f o r ( 1 5 ) t o t a l p a r k i n g s p a c e s p e r c i t y e n g i n e e r i n g s t a n d a r d s 2 2 2 0 , 2 2 4 0 , + 2 2 5 0 6. ( e ) b u i l t - i n r a i s e d p l a n t e r s s h a l l b e r e m o v e d a n d r e p l a c e d w i t h i n g r o u n d l a n d s c a p e 7. r e s i d e n t i a l w a t e r m e t e r l o c a t i o n f o r ( 2 ) d w e l l i n g u n it s a t 3 r d f l o o r . e x i s t i n g 1 " s u p p l y s h a l l r e m a i n . 8. f e n c e | s c r e e n i n g w a l l c l a d w i t h f l a m e d b a s a l t c l a d d i n g , 8 ' - 0 " m a x i m u m h e i g h t 9. ( e ) s t r e e t t r e e s t o r e m a i n 10 . ( e ) t r e e t o b e r e m o v e d 11 . ( e ) c i t y s i d e w a l k , c u r b , a n d g u t t e r t o r e m a i n 12 . t r a s h + r e c y c l i n g c o n t a i n e r s t o r a g e i n s i d e b u i l d i n g , ( 1 ) 1 . 5 c u . y d . b i n e a c h 13 . ( e ) u t i l i t y p e d e s t a l s ( n o t a p a r t ) 14 . ( e ) u n d e r g r o u n d u t i l i t i e s 15 . ( e ) f i r e h y d r a n t 16 . ( e ) f i r e d e p a r t m e n t c o n n e c t i o n t o r e m a i n a t e x t e r i o r o f f i r e r i s e r r o o m 17 . ( e ) c o n t o u r s s h o w n f o r r e f e r e n c e . g r a d i n g i s l i m i t e d t o a r e a s r e l a t e d t o t h e n e w c u r b r a m p l o c a t i o n , v a n ac c e s s i b l e p a r k i n g s p a c e , a n d a c c e s s i b l e r o u t e . s e e s p o t e l e v a t i o n s f o r m o r e i n f o r m a t i o n 18 . ( e ) s t r e e t f i x t u r e ( l i g h t , s i g n a l , e t c . ) t o r e m a i n 19 . ( e ) p a r k i n g c u r b t o r e m a i n , t y p . u n l e s s n o t e d o t h e r w i s e 20 . ( e ) p a r k i n g c u r b t o b e r e m o v e d 21 . s h o r t t e r m b i c y c l e p a r k i n g ( 2 ) s p a c e s , i n v e r t e d ' U ' t y pe b i k e r a c k c o m p l i a n t w i t h ci t y o f s l o e n g i n e e r i n g s t a n d a r d 79 3 0 , a m e r i b i k e ' d o w n t o w n ' , c o l o r = b l a c k 22 . ( 2 ) l o n g t e r m b i c y c l e p a r k i n g s p a c e s w i t h i n a n a p p r o v e d 2 - b i k e b i c y c l e l o c k e r i n g r o u n d f l o o r s t o r a g e r o o m , a s sh o w n . r e s i d e n t i a l l o n g t e r m b i c y c l e p a r k i n g , ( 2 ) s p a c e s e a c h , s h a l l b e p r o v i d e d w i t h i n r e s i d e n t i a l b i c y c l e s t o r a g e ro o m o n t h i r d f l o o r . 23 . m o n u m e n t s i g n , s e e e l e v a t i o n s h e e t s f o r m o r e i n f o r m a t i o n o n s i z e 24 . u n d e r g r o u n d e l e c t r i c a l f r o m P G & E t r a n s f o r m e r t o m a i n s w i t c h g e a r r o o m 25 . ( e ) b u i l t - i n r a i s e d p l a n t e r s s h a l l b e r e m o v e d a n d r e p l a c e w i t h c o n c r e t e f l a t w o r k 26 . ( e ) b a c k f l o w p r e v e n t i o n d e v i c e l o c a t e d w i t h i n e x i s t i n g f i r e r i s e r c l o s e t . 27 . p r o p o s e d l o c a t i o n o f n e w g a s l i n e t o b u i l d i n g 28 . ( e ) c l e a n o u t a n d s e w e r c o n n e c t i o n . a p p r o x i m a t e a l i g n m e n t o f e x i s t i n g s e w e r l i n e . v i d e o i n s p e c t e x i s t i n g l i n e t o ve r i f y i f t h e c o n d i t i o n a n d m a t e r i a l o f t h e l i n e i s i n a c c e p t a b l e c o n d i t i o n t o u s e . s u b m i t a c o p y t o t h e p u b l i c w o r k s de p t . i f n o t a d e q u a t e , r e p l a c e p e r e n g i n e e r i n g s t a n d a r d s . p r o v i d e a b a c k w a t e r v a l v e a s r e q u i r e d . 29 . 5 ' x 5 ' t r e e w e l l , s t a n d a r d s i d e w a l k , p e r e n g i n e e r i n g s t a n d a r d # 8 1 3 0 . 30 . 5 ' x 5 ' t r e e w e l l , m i s s i o n s t y l e s i d e w a l k , p e r e n g i n e e r i n g s t a n d a r d # 8 1 3 0 . 31 . ( e ) t r e e w e l l , r e m o v e t r e e , g r i n d s t u m p , a n d r e p l a c e w i t h m i s s i o n s t y l e s i d e w a l k , p e r e n g i n e e r i n g s t a n d a r d # 4 2 2 0 . la n d s c a p e l e g e n d sp e c i m e n t r e e : p u r p l e r o b e , o r e q u a l Ro b i n i a a m b i g u a ' P u r p l e R o b e ' la r g e s t a t u r e t r e e : c o a s t a l l i v e o a k Qu e r c u s a g r i f o l i o dr o u g h t t o l e r a n t m e a d o w Lo m a n d r a l o n g i f o l i a ' Br e e z e ' la n d s c a p e n o t e s ba m b o o s c r e e n Ba m b u s a m u l t i p l e x ' Go l d e n G o d d e s s ' a. h a n d d i g g i n g i s r e q u i r e d w i t h i n t h e d r i p l i n e o f t r e e s t o r e m a i n ; a n y e x p o s e d r o o t s s h a l l b e o b s e r v e d b y t h e c i t y ar b o r i s t b e f o r e r e m o v i n g . c o n t a c t c i t y a r b o r i s t R o n C o m b s a t 7 8 1 . 7 0 2 3 b e f o r e c o m m e n c i n g w i t h c o n s t r u c t i o n , gr a d i n g , o r e x c a v a t i o n s . b. e x i s t i n g t r e e s a r e t o r e m a i n a n d s h a l l b e p r o t e c t e d i n p l a c e . c o n t a c t t h e c i t y a r b o r i s t a t 7 8 1 . 7 0 2 3 t o r e v i e w a n y tr e e p r o t e c t i o n m e a s u r e s p r i o r t o c o m m e n c i n g w i t h a n y d e m o l i t i o n . a n y s a f e t y p r u n i n g o r t h e c u t t i n g o f su b s t a n t i a l r o o t s s h a l l b e a p p r o v e d b y t h e c i t y a n d c o mp l e t e d b y a c i t y - a p p r o v e d a r b o r i s t . c o n t a c t t h e c i t y ar b o r i s t 4 8 h o u r s p r i o r t o d e m o l i t i o n i n a r e a s w h e r e t r e e p r o t e c t i o n a n d i n s p e c t i o n i s r e q ' d c. a u t o m a t i c i r r i g a t i o n s y s t e m c o n t r o l l e r s s h a l l c o m p l y w / C G B C 4 . 3 0 4 . 1 . c o n t r o l l e r s s h a l l b e w e a t h e r - o r s o i l mo i s t u r e - b a s e d c o n t r o l l e r s t h a t a u t o m a t i c a l l y a d j u s t i r r i g a t i on i n r e s p o n s e t o c h a n g e s i n p l a n t s ’ n e e d s a s w e a t h e r co n d i t i o n s c h a n g e . im p e r v i o u s a r e a c a l c u l a t i o n a to t a l ne w im p e r v i o u s s u r f a c e a r e a = 20 0 b to t a l re p l a c e d im p e r v i o u s s u r f a c e a r e a = 50 0 c to t a l ex i s t i n g im p e r v i o u s a r e a = 10 0 5 0 d to t a l i m p e r v i o u s a r e a o f co m p l e t e d pr o j e c t = 1 0 0 2 1 e ne t i m p e r v i o u s a r e a : ( a + b ) – ( c -d) = 67 1 or wh e r e ( c -d) i s a n e g a t i v e n u m b e r : ( a + b ) hy d r o z o n e l e g e n d hy d r o z o n e a dr o u g h t t o l e r a n t p l a n t i n g a r e a = 8 8 0 s q . f t . hy d r o z o n e b dr o u g h t t o l e r a n t p l a n t i n g a r e a = 3 8 2 s q . f t . hy d r o z o n e c dr o u g h t t o l e r a n t p l a n t i n g a r e a = 1 0 5 s q . f t . hy d r o z o n e d dr o u g h t t o l e r a n t p l a n t i n g a r e a = 6 1 5 s q . f t . hy d r o z o n e e dr o u g h t t o l e r a n t p l a n t i n g a r e a = 45 3 s q . f t . ma x i m u m a n n u a l a p p l i e d w a t e r a l l o w a n c e ( M A W A ) : 5 2 , 1 5 2 . 5 9 g a l l o n s / 6 9 . 7 2 u n i t s es t i m a t e d t o t a l w a t e r u s e ( E T W U ) : 18 , 6 2 5 . 9 2 g a l l o n s / 2 4 . 9 0 u n i t s gr o u n d c o v e r o r m u l c h Dy m o n d i a m a r g a r e t a e 36 " b o x m i n . i n l a n d s c a p e d a r e a s 24 " b o x m i n . i n t r e e w e l l NO PARKIN G W W W W W W W W W W W W W W W W W W W W W W W W SS SS SS SS SS SS SS SS SS SS SS SS SS A1.1 site plan si t e p l a n SC A L E : 1 " = 1 0 ' - 0 " c i t y a l l e y 1135 santa rosa san luis obispo, ca 93401 project print revision sw091 15.0303 po b o x 1 8 1 0 sa n l u i s o b i s p o . c a 9 3 4 0 6 80 5 . 7 0 4 . 0 5 3 5 br y a n r i d l e y . a r c h i t e c t br a c k e t [ a o ] remodel + addition RE V I E W S E T RE V I E W S E T mixed use po b o x 3 9 1 sa n l u i s o b i s p o . c a 9 3 4 0 6 80 5 . 5 4 2 . 0 0 3 3 li c 9 4 8 0 1 2 st a l w o r k , i n c . 01 5 10 s a n t a r o s a s t r e e t m a r s h s t r e e t ff = 2 2 4 . 9 8'-71 4" typ. 8'-0" 9'-0" 18'-0" 8'-71 4" typ. 60'-3" 4'-11 2" 4'-111 2" 15'-93 4" 1 11 10 2 35 25 8 7 4 bu i l d i n g f o o t p r i n t 6 6 10 10 10 18'-3" 1 17'-9" 2 3 4 5 6 7 8 10 9 11 12 13 14 15 13 14 35'-0" 30'-0" 17 18 18 16 15 15 5'-6" 4'-91 2" 19 20 4 C ONC 22 4 .9 ' 12 22 21 22 4.6 ' CON C 22 4.4' CONC 224 .1' C ONC 223. 9' CONC 223.8' CONC 22 4.8' CONC 224. 2' CONC 224. 5 ' AC 22 4.5' CONC 23 23 24 (e ) e u c a l y p t u s ci t r i o d o r a , 2 4 " tr u n k , 3 5 ' c a n o p y (e ) e u c a l y p t u s fi c i f o l i a , 6 " tr u n k , 1 2 ' ca n o p y (e ) e u c a l y p t u s fi c i f o l i a , 1 0 " tr u n k , 1 4 ' ca n o p y (e ) p y r u s ca l l e r y a n a , 6" t r u n k , 1 4 ' ca n o p y 10 (e ) e u c a l y p t u s fi c i f o l i a , 2 2 " tr u n k , 3 5 ' ca n o p y (e ) c u p a n i o p s i s an a c a r d i o i d e s , 1 2 " tr u n k , 1 6 ' c a n o p y (e ) c u p a n i o p s i s an a c a r d i o i d e s , 6" t r u n k , 1 2 ' c a n o p y 80" 106" 8'-0" clr. 2'-0" 2'-0" (e ) l o p h o s t e m o n co n f e r t u s , 1 8 " tr u n k , 2 0 ' c a n o p y 26 hy d r o z o n e C , 10 5 s q . f t . hy d r o z o n e D 61 5 s q . f t . hy d r o z o n e E 45 3 s q . f t . hy d r o z o n e A 88 0 s q . f t . hy d r o z o n e B 38 2 s q . f t . 11 1'-0"clr. 27 (e ) p r i v a t l i g u s t r u m , 8" t r u n k , 1 0 ' c a n o p y co 28 equal 10 equal 31 31 30 30 30 29 29 29 ARC1 - 17 po b o x 1 8 1 0 sa n l u i s o b i s p o . c a 9 3 4 0 6 80 5 . 7 0 4 . 0 5 3 5 br y a n r i d l e y . a r c h i t e c t br a c k e t [ a o ] RE V I E W S E T RE V I E W S E T po b o x 3 9 1 sa n l u i s o b i s p o . c a 9 3 4 0 6 80 5 . 5 4 2 . 0 0 3 3 li c 9 4 8 0 1 2 st a l w o r k , i n c . ex i s t i n g s e c o n d f l o o r p l a n SC A L E : 1 / 8 " = 1 ' - 0 " ex i s t i n g f i r s t f l o o r p l a n SC A L E : 1 / 8 " = 1 ' - 0 " ex i s t i n g s o u t h e l e v a t i o n SC A L E : 1 / 8 " = 1 ' - 0 " ex i s t i n g n o r t h e l e v a t i o n SC A L E : 1 / 8 " = 1 ' - 0 " ex i s t i n g w e s t e l e v a t i o n SC A L E : 1 / 8 " = 1 ' - 0 " ex i s t i n g e a s t e l e v a t i o n SC A L E : 1 / 8 " = 1 ' - 0 " 02 4 8 1 02 4 8 1 02 4 8 1 02 4 8 1 02 4 8 1 02 4 8 1 31'-9" 31'-9" 31'-9"31'-9" ARC1 - 18 1 UP 2 3 4 5 6 7 8 1 2 3 4 5 6 7 8 99 A B C D E F G A B C D E F G pl a n n o t e s po b o x 1 8 1 0 sa n l u i s o b i s p o . c a 9 3 4 0 6 80 5 . 7 0 4 . 0 5 3 5 br y a n r i d l e y . a r c h i t e c t br a c k e t [ a o ] RE V I E W S E T RE V I E W S E T po b o x 3 9 1 sa n l u i s o b i s p o . c a 9 3 4 0 6 80 5 . 5 4 2 . 0 0 3 3 li c 9 4 8 0 1 2 st a l w o r k , i n c . wa l l t y p e / s y m b o l l e g e n d ex i s t i n g 2 x w o o d f r a m e d c o n s t r u c t i o n , a t e x t e r i o r w a l l s p r o v i d e m i n . R - 1 9 i n s u l a t i o n i n co n f o r m a n c e w i t h e n e r g y c o m p l i a n c e f o r m s #1. s t e e l s t r u c t u r a l c o l u m n , s e e g r i d f o r l o c a t i o n i n f o r m a t i o n . 2. 2 x f r a m e d w a l l , s e e w a l l l e g e n d f o r a d d i t i o n a l i n f o r m a t i o n . 3. A D A c o m p l i a n t r e s t r o o m , t y p i c a l . p r o v i d e a l l r e q u i r e d c l e a r a n c e s a s n e c e s s a r y . p e r C P C 42 2 . 2 e x c e p t i o n 3 , a s i n g l e t o i l e t f a c i l i t y i s a l l o w e d f o r a n o c c u p a n c y l o a d o f 5 0 o r l e s s . 4. c a n t o n e l e v a t o r i n c . - " t r a d e s m a n " u n i t # T 2 5 0 2 H h o l e - l e s s h y d r a u l i c e l e v a t o r . 5. e x i s t i n g f i r e r i s e r l o c a t i o n . 6. w i n d o w , p r o v i d e t e m p e r e d g l a z i n g i n a l l r e q u i r e d l o c a t i o n s . 7. s t o r e f r o n t , p r o v i d e t e m p e r e d g l a z i n g i n a l l r e q u i r e d l o c a t i o n s . 8. d o o r , p r o v i d e f i r e r a t i n g i n a l l r e q u i r e d l o c a t i o n s . 9. e g r e s s s t a i r w a y , p r o v i d e h a n d r a i l / g u a r d r a i l i n a l l r e q u i r e d l o c a t i o n s . 10 . m e t a l a w n i n g b e l o w . 11 . m a i n s w i t c h g e a r . 12 . w a l l m o u n t e d l o n g t e r m b i c y c l e s t o r a g e l o c a t e d a t r e s i d e n t i a l f l o o r a s s h o w n . b i c y c l e s s h a l l be p a r k e d v e r t i c a l l y w i t h a t l e a s t t h e r e a r t i r e r e s t i n g a t f l o o r l e v e l . re f e r e n c e n o t e c a l l o u t re q u i r e d c l e a r s p a c e f o r d i s a b l e d a c c e s s st e e l c o l u m n , s e e s t r u c t u r a l d r a w i n g s f o r m o r e i n f o r m a t i o n pr o p o s e d l o c a t i o n o f 2 x w o o d f r a m e d d e m i s i n g w a l l en t r y l o b b y 10 1 op e n o f f i c e el e c t r i c a l r o o m re c e p t i o n me n ' s r e s t r o o m 10 2 10 4 ro o m n a m e st o r a g e 10 6 10 7 10 8 ma c h i n e r o o m wm n ' s r e s t r o o m 10 5 10 3 va u l t 20 2 ut i l i t y r o o m re s i d e n c e 1 op e n o f f i c e 2 20 4 st a i r 20 6 20 7 30 1 20 5 20 3 ha l l w a y 10 9 20 1 op e n o f f i c e 1 oc c u p a n y s c h e d u l e to t a l o c c u p a n t s oc c u p a n t l o a d / f t to t a l a r e a st a i r en t r y h a l l w a y 11 0 11 1 st a i r 30 4 30 5 30 3 ha l l w a y 30 2 bi c y c l e s t o r a g e re s i d e n c e 2 ro o m # ty p e B B B B B B B B B B B B B B B B B B R- 1 R- 1 B B B 69 42 0 17 8 1 25 0 64 64 30 4 12 5 36 10 0 f t / o c c u p a n t 3 . 6 o c c u p a n t s 10 0 f t / o c c u p a n t 4 . 2 o c c u p a n t s 10 0 f t / o c c u p a n t 1 7 . 8 o c c u p a n t s 10 0 f t / o c c u p a n t 2 . 5 o c c u p a n t s 0 f t / o c c u p a n t 0 . 0 o c c u p a n t s 0 f t / o c c u p a n t 0 . 0 o c c u p a n t s 0 f t / o c c u p a n t 0 . 0 o c c u p a n t s 0 f t / o c c u p a n t 0 . 0 o c c u p a n t s 0 f t / o c c u p a n t 0 . 0 o c c u p a n t s 98 0 f t / o c c u p a n t 0 . 0 o c c u p a n t s 15 5 0 f t / o c c u p a n t 0 . 0 o c c u p a n t s 17 5 4 1 0 0 f t / o c c u p a n t 1 7 . 5 o c c u p a n t s 11 6 2 1 0 0 f t / o c c u p a n t 1 1 . 6 o c c u p a n t s 36 0 f t / o c c u p a n t 0 . 0 o c c u p a n t s 23 6 0 f t / o c c u p a n t 0 . 0 o c c u p a n t s 52 0 f t / o c c u p a n t 52 0 f t / o c c u p a n t 18 0 0 f t / o c c u p a n t 0 . 0 o c c u p a n t s 11 5 0 2 0 0 f t / o c c u p a n t 5 . 7 o c c u p a n t s 13 6 3 2 0 0 f t / o c c u p a n t 6 . 8 o c c u p a n t s 36 0 f t / o c c u p a n t 0 . 0 o c c u p a n t s 76 0 f t / o c c u p a n t 0 . 0 o c c u p a n t s 18 0 0 f t / o c c u p a n t 0 . 0 o c c u p a n t s to t a l o c c u p a n t l o a d 6 9 o c c u p a n t s wa l l a s s e m b l y n o t e - f i r e b l o c k i n g i s r e q u i r e d a t t h e f o l l o w i n g l o c a t i o n s : a. i n c o n c e a l e d s p a c e s o f s t u d w a l l s a n d p a r t i t i o n s v e r t i c a l l y a t t h e c e i l i n g a n d f l o o r l e v e l s a n d ho r i z o n t a l l y a t i n t e r v a l s n o t e x c e e d i n g 1 0 f e e t b. a t a l l i n t e r c o n n e c t i o n s b e t w e e n c o n c e a l e d v e r t i c a l a n d h o r i z o n t a l s p a c e s ( s o f f i t s , d r o p c e i l i n g s , co v e c e i l i n g s ) c. i n a l l c o n c e a l e d s p a c e s b e t w e e n m a i n s t r i n g e r s a t t h e t o p a n d b o t t o m o f t h e s t a i r r u n d. a t o p e n i n g s a r o u n d v e n t s , p i p e s , d u c t s , c a b l e s a n d w i r e s a t c e i l i n g a n d f l o o r l e v e l 2x w o o d f r a m e d 1 - h r r a t e d c o n s t r u c t i o n , s e e d e t a i l 3 / A 5 . 2 2x w o o d f r a m e d c o n s t r u c t i o n , a t e x t e r i o r w a l l s p r o v i d e m i n . R - 1 9 in s u l a t i o n i n c o n f o r m a n c e w i t h e n e r g y c o m p l i a n c e f o r m s me n ' s r e s t r o o m wm n ' s r e s t r o o m 0. 0 o c c u p a n t s 0. 0 o c c u p a n t s 28 o c c u p a n t s 29 o c c u p a n t s 12 o c c u p a n t s fi r s t f l o o r t o t a l o c c u p a n t l o a d se c o n d f l o o r t o t a l o c c u p a n t l o a d t h i r d f l o o r t o t a l o c c u p a n t l o a d pr o p o s e d f i r s t f l o o r p l a n SC A L E : 1 / 4 " = 1 ' - 0 " 01 2 4 A2.1 first floor plan 18 ' - 1 0 " 5'- 1 1 " 79 ' - 6 " 25'-6 1/2" 55'-2" 48'-6" 79 ' - 6 " 10'-9"10'-0"3'-3"3'-5 1/2"5'-7 1/2" 5'-4 1/2" 6' - 0 " 7' - 1 0 " 5 1 / 2 " 43 ' - 1 1 " 24 ' - 3 " 8'- 3 " 7' - 3 1 / 2 " 14 ' - 8 " 14 ' - 8 " 3' - 6 " 2'-10"22'-0 1/2"23'-7 1/2" 8'-9" 7'- 6 " 14'-0 1/2" 22 ' - 8 " 7' - 0 " 31 ' - 0 " 5' - 0 " 6' - 3 1 / 2 " 8' - 1 1 1 / 2 " 2' - 1 1 / 2 " st a i r 11 1 en t r y l o b b y 10 1 en t r y l o b b y 11 0 ma c h i n e r o o m 10 9 va u l t 10 4 op e n o f f i c e 10 3 me n ' s 10 5 wo m e n ' s 10 6 st o r a g e 10 7 el e v a t o r fi r e r i s e r el e c t r i c a l 10 8 re c e p t i o n 10 2 5' - 1 1 / 2 " 7' - 5 " 2' - 2 " 10 ' - 0 " 7' - 6 " 11 ' - 9 " 10 ' - 1 1 " 4'-0" 5'-8" 3'-4" 6'-7 1/2" 6'-11 1/2" 14'-10 1/2" 5'-0"6'-11" 8' - 2 1 / 2 " 16 ' - 0 " 1 ty p . 2 2 2 2 3 ty p . 4 5 6 ty p . 6 ty p . 7 ty p . 7 ty p . 8 9 11 ARC1 - 19 UP 1 2 3 4 5 6 7 8 1 2 3 4 5 6 7 8 9 9 A B C D E F G A B C D E F G egress seperation - 74'-0" to nearest exit access egress seperation - 62'-0" to nearest exit access egress seperation - 68'-0" to nearest exit access pl a n n o t e s po b o x 1 8 1 0 sa n l u i s o b i s p o . c a 9 3 4 0 6 80 5 . 7 0 4 . 0 5 3 5 br y a n r i d l e y . a r c h i t e c t br a c k e t [ a o ] RE V I E W S E T RE V I E W S E T po b o x 3 9 1 sa n l u i s o b i s p o . c a 9 3 4 0 6 80 5 . 5 4 2 . 0 0 3 3 li c 9 4 8 0 1 2 st a l w o r k , i n c . wa l l t y p e / s y m b o l l e g e n d ex i s t i n g 2 x w o o d f r a m e d c o n s t r u c t i o n , a t e x t e r i o r w a l l s p r o v i d e m i n . R - 1 9 i n s u l a t i o n i n co n f o r m a n c e w i t h e n e r g y c o m p l i a n c e f o r m s #1. s t e e l s t r u c t u r a l c o l u m n , s e e g r i d f o r l o c a t i o n i n f o r m a t i o n . 2. 2 x f r a m e d w a l l , s e e w a l l l e g e n d f o r a d d i t i o n a l i n f o r m a t i o n . 3. A D A c o m p l i a n t r e s t r o o m , t y p i c a l . p r o v i d e a l l r e q u i r e d c l e a r a n c e s a s n e c e s s a r y . p e r C P C 42 2 . 2 e x c e p t i o n 3 , a s i n g l e t o i l e t f a c i l i t y i s a l l o w e d f o r a n o c c u p a n c y l o a d o f 5 0 o r l e s s . 4. c a n t o n e l e v a t o r i n c . - " t r a d e s m a n " u n i t # T 2 5 0 2 H h o l e - l e s s h y d r a u l i c e l e v a t o r . 5. e x i s t i n g f i r e r i s e r l o c a t i o n . 6. w i n d o w , p r o v i d e t e m p e r e d g l a z i n g i n a l l r e q u i r e d l o c a t i o n s . 7. s t o r e f r o n t , p r o v i d e t e m p e r e d g l a z i n g i n a l l r e q u i r e d l o c a t i o n s . 8. d o o r , p r o v i d e f i r e r a t i n g i n a l l r e q u i r e d l o c a t i o n s . 9. e g r e s s s t a i r w a y , p r o v i d e h a n d r a i l / g u a r d r a i l i n a l l r e q u i r e d l o c a t i o n s . 10 . m e t a l a w n i n g b e l o w . 11 . m a i n s w i t c h g e a r . 12 . w a l l m o u n t e d l o n g t e r m b i c y c l e s t o r a g e l o c a t e d a t r e s i d e n t i a l f l o o r a s s h o w n . b i c y c l e s s h a l l be p a r k e d v e r t i c a l l y w i t h a t l e a s t t h e r e a r t i r e r e s t i n g a t f l o o r l e v e l . re f e r e n c e n o t e c a l l o u t re q u i r e d c l e a r s p a c e f o r d i s a b l e d a c c e s s st e e l c o l u m n , s e e s t r u c t u r a l d r a w i n g s f o r m o r e i n f o r m a t i o n pr o p o s e d l o c a t i o n o f 2 x w o o d f r a m e d d e m i s i n g w a l l en t r y l o b b y 10 1 op e n o f f i c e el e c t r i c a l r o o m re c e p t i o n me n ' s r e s t r o o m 10 2 10 4 ro o m n a m e st o r a g e 10 6 10 7 10 8 ma c h i n e r o o m wm n ' s r e s t r o o m 10 5 10 3 va u l t 20 2 ut i l i t y r o o m re s i d e n c e 1 op e n o f f i c e 2 20 4 st a i r 20 6 20 7 30 1 20 5 20 3 ha l l w a y 10 9 20 1 op e n o f f i c e 1 oc c u p a n y s c h e d u l e to t a l o c c u p a n t s oc c u p a n t l o a d / f t to t a l a r e a st a i r en t r y h a l l w a y 11 0 11 1 st a i r 30 4 30 5 30 3 ha l l w a y 30 2 bi c y c l e s t o r a g e re s i d e n c e 2 ro o m # ty p e B B B B B B B B B B B B B B B B B B R- 1 R- 1 B B B 69 42 0 17 8 1 25 0 64 64 30 4 12 5 36 10 0 f t / o c c u p a n t 3 . 6 o c c u p a n t s 10 0 f t / o c c u p a n t 4 . 2 o c c u p a n t s 10 0 f t / o c c u p a n t 1 7 . 8 o c c u p a n t s 10 0 f t / o c c u p a n t 2 . 5 o c c u p a n t s 0 f t / o c c u p a n t 0 . 0 o c c u p a n t s 0 f t / o c c u p a n t 0 . 0 o c c u p a n t s 0 f t / o c c u p a n t 0 . 0 o c c u p a n t s 0 f t / o c c u p a n t 0 . 0 o c c u p a n t s 0 f t / o c c u p a n t 0 . 0 o c c u p a n t s 98 0 f t / o c c u p a n t 0 . 0 o c c u p a n t s 15 5 0 f t / o c c u p a n t 0 . 0 o c c u p a n t s 17 5 4 1 0 0 f t / o c c u p a n t 1 7 . 5 o c c u p a n t s 11 6 2 1 0 0 f t / o c c u p a n t 1 1 . 6 o c c u p a n t s 36 0 f t / o c c u p a n t 0 . 0 o c c u p a n t s 23 6 0 f t / o c c u p a n t 0 . 0 o c c u p a n t s 52 0 f t / o c c u p a n t 52 0 f t / o c c u p a n t 18 0 0 f t / o c c u p a n t 0 . 0 o c c u p a n t s 11 5 0 2 0 0 f t / o c c u p a n t 5 . 7 o c c u p a n t s 13 6 3 2 0 0 f t / o c c u p a n t 6 . 8 o c c u p a n t s 36 0 f t / o c c u p a n t 0 . 0 o c c u p a n t s 76 0 f t / o c c u p a n t 0 . 0 o c c u p a n t s 18 0 0 f t / o c c u p a n t 0 . 0 o c c u p a n t s to t a l o c c u p a n t l o a d 6 9 o c c u p a n t s wa l l a s s e m b l y n o t e - f i r e b l o c k i n g i s r e q u i r e d a t t h e f o l l o w i n g l o c a t i o n s : a. i n c o n c e a l e d s p a c e s o f s t u d w a l l s a n d p a r t i t i o n s v e r t i c a l l y a t t h e c e i l i n g a n d f l o o r l e v e l s a n d ho r i z o n t a l l y a t i n t e r v a l s n o t e x c e e d i n g 1 0 f e e t b. a t a l l i n t e r c o n n e c t i o n s b e t w e e n c o n c e a l e d v e r t i c a l a n d h o r i z o n t a l s p a c e s ( s o f f i t s , d r o p c e i l i n g s , co v e c e i l i n g s ) c. i n a l l c o n c e a l e d s p a c e s b e t w e e n m a i n s t r i n g e r s a t t h e t o p a n d b o t t o m o f t h e s t a i r r u n d. a t o p e n i n g s a r o u n d v e n t s , p i p e s , d u c t s , c a b l e s a n d w i r e s a t c e i l i n g a n d f l o o r l e v e l 2x w o o d f r a m e d 1 - h r r a t e d c o n s t r u c t i o n , s e e d e t a i l 3 / A 5 . 2 2x w o o d f r a m e d c o n s t r u c t i o n , a t e x t e r i o r w a l l s p r o v i d e m i n . R - 1 9 in s u l a t i o n i n c o n f o r m a n c e w i t h e n e r g y c o m p l i a n c e f o r m s me n ' s r e s t r o o m wm n ' s r e s t r o o m 0. 0 o c c u p a n t s 0. 0 o c c u p a n t s 28 o c c u p a n t s 29 o c c u p a n t s 12 o c c u p a n t s fi r s t f l o o r t o t a l o c c u p a n t l o a d se c o n d f l o o r t o t a l o c c u p a n t l o a d t h i r d f l o o r t o t a l o c c u p a n t l o a d pr o p o s e d s e c o n d f l o o r p l a n SC A L E : 1 / 4 " = 1 ' - 0 " 01 2 4 A2.2 second floor plan 18 ' - 1 0 " 9' - 1 0 " 79 ' - 6 " 25'-6 1/2" 55'-2" 48'-6" 79 ' - 6 " 10'-9"10'-0"8'-10 1/2"3'-5 1/2" 5'-4 1/2" 6' - 0 " 11 ' - 4 " 5 1 / 2 " 43 ' - 1 1 " 24 ' - 3 " 7' - 3 1 / 2 " 14 ' - 8 " 2'-10"14'-0 1/2"31'-7 1/2" 22 ' - 8 " 7' - 0 " 31 ' - 0 " 5' - 0 " 6' - 3 1 / 2 " 5' - 5 1 / 2 " 2' - 8 1 / 2 " st a i r 20 7 ha l l w a y 20 4 ut i l i t y r o o m 20 3 op e n o f f i c e 2 20 2 me n ' s 20 5 wo m e n ' s 20 6 op e n o f f i c e 2 20 2 el e v a t o r de c k 5' - 5 1 / 2 " 10 ' - 1 1 " 14 ' - 0 " 10 ' - 3 " 6'-7 1/2" 7'-0" 3' - 0 " 3'- 0 " 3' - 0 " 2'-6" op e n o f f i c e 1 20 1 1' - 0 " 6' - 0 " 3' - 0 " 3' - 0 " 6'-0"3'-0"3'-0" 6'-5"6'-5" 9'-6" 1'-0" 4'-9" 1' - 0 " 17 ' - 0 " 3' - 6 " t y p . 7' - 3 1 / 2 " 13 ' - 9 " 4'-9" 2 2 2 3 ty p . 4 6 ty p . 6 ty p . 810 ARC1 - 20 DN 1 2 3 4 5 6 7 8 1 2 3 4 5 6 7 8 99 A B C D E F G A B C D E F G maximum egress seperation - 125'-0" to nearest exit access maximum egress seperation - 125'-0" to nearest exit access pl a n n o t e s po b o x 1 8 1 0 sa n l u i s o b i s p o . c a 9 3 4 0 6 80 5 . 7 0 4 . 0 5 3 5 br y a n r i d l e y . a r c h i t e c t br a c k e t [ a o ] RE V I E W S E T RE V I E W S E T po b o x 3 9 1 sa n l u i s o b i s p o . c a 9 3 4 0 6 80 5 . 5 4 2 . 0 0 3 3 li c 9 4 8 0 1 2 st a l w o r k , i n c . wa l l t y p e / s y m b o l l e g e n d ex i s t i n g 2 x w o o d f r a m e d c o n s t r u c t i o n , a t e x t e r i o r w a l l s p r o v i d e m i n . R - 1 9 i n s u l a t i o n i n co n f o r m a n c e w i t h e n e r g y c o m p l i a n c e f o r m s #1. s t e e l s t r u c t u r a l c o l u m n , s e e g r i d f o r l o c a t i o n i n f o r m a t i o n . 2. 2 x f r a m e d w a l l , s e e w a l l l e g e n d f o r a d d i t i o n a l i n f o r m a t i o n . 3. A D A c o m p l i a n t r e s t r o o m , t y p i c a l . p r o v i d e a l l r e q u i r e d c l e a r a n c e s a s n e c e s s a r y . p e r C P C 42 2 . 2 e x c e p t i o n 3 , a s i n g l e t o i l e t f a c i l i t y i s a l l o w e d f o r a n o c c u p a n c y l o a d o f 5 0 o r l e s s . 4. c a n t o n e l e v a t o r i n c . - " t r a d e s m a n " u n i t # T 2 5 0 2 H h o l e - l e s s h y d r a u l i c e l e v a t o r . 5. e x i s t i n g f i r e r i s e r l o c a t i o n . 6. w i n d o w , p r o v i d e t e m p e r e d g l a z i n g i n a l l r e q u i r e d l o c a t i o n s . 7. s t o r e f r o n t , p r o v i d e t e m p e r e d g l a z i n g i n a l l r e q u i r e d l o c a t i o n s . 8. d o o r , p r o v i d e f i r e r a t i n g i n a l l r e q u i r e d l o c a t i o n s . 9. e g r e s s s t a i r w a y , p r o v i d e h a n d r a i l / g u a r d r a i l i n a l l r e q u i r e d l o c a t i o n s . 10 . m e t a l a w n i n g b e l o w . 11 . m a i n s w i t c h g e a r . 12 . w a l l m o u n t e d l o n g t e r m b i c y c l e s t o r a g e l o c a t e d a t r e s i d e n t i a l f l o o r a s s h o w n . b i c y c l e s s h a l l be p a r k e d v e r t i c a l l y w i t h a t l e a s t t h e r e a r t i r e r e s t i n g a t f l o o r l e v e l . re f e r e n c e n o t e c a l l o u t re q u i r e d c l e a r s p a c e f o r d i s a b l e d a c c e s s st e e l c o l u m n , s e e s t r u c t u r a l d r a w i n g s f o r m o r e i n f o r m a t i o n pr o p o s e d l o c a t i o n o f 2 x w o o d f r a m e d d e m i s i n g w a l l en t r y l o b b y 10 1 op e n o f f i c e el e c t r i c a l r o o m re c e p t i o n me n ' s r e s t r o o m 10 2 10 4 ro o m n a m e st o r a g e 10 6 10 7 10 8 ma c h i n e r o o m wm n ' s r e s t r o o m 10 5 10 3 va u l t 20 2 ut i l i t y r o o m re s i d e n c e 1 op e n o f f i c e 2 20 4 st a i r 20 6 20 7 30 1 20 5 20 3 ha l l w a y 10 9 20 1 op e n o f f i c e 1 oc c u p a n y s c h e d u l e to t a l o c c u p a n t s oc c u p a n t l o a d / f t to t a l a r e a st a i r en t r y h a l l w a y 11 0 11 1 st a i r 30 4 30 5 30 3 ha l l w a y 30 2 bi c y c l e s t o r a g e re s i d e n c e 2 ro o m # ty p e B B B B B B B B B B B B B B B B B B R- 1 R- 1 B B B 69 42 0 17 8 1 25 0 64 64 30 4 12 5 36 10 0 f t / o c c u p a n t 3 . 6 o c c u p a n t s 10 0 f t / o c c u p a n t 4 . 2 o c c u p a n t s 10 0 f t / o c c u p a n t 1 7 . 8 o c c u p a n t s 10 0 f t / o c c u p a n t 2 . 5 o c c u p a n t s 0 f t / o c c u p a n t 0 . 0 o c c u p a n t s 0 f t / o c c u p a n t 0 . 0 o c c u p a n t s 0 f t / o c c u p a n t 0 . 0 o c c u p a n t s 0 f t / o c c u p a n t 0 . 0 o c c u p a n t s 0 f t / o c c u p a n t 0 . 0 o c c u p a n t s 98 0 f t / o c c u p a n t 0 . 0 o c c u p a n t s 15 5 0 f t / o c c u p a n t 0 . 0 o c c u p a n t s 17 5 4 1 0 0 f t / o c c u p a n t 1 7 . 5 o c c u p a n t s 11 6 2 1 0 0 f t / o c c u p a n t 1 1 . 6 o c c u p a n t s 36 0 f t / o c c u p a n t 0 . 0 o c c u p a n t s 23 6 0 f t / o c c u p a n t 0 . 0 o c c u p a n t s 52 0 f t / o c c u p a n t 52 0 f t / o c c u p a n t 18 0 0 f t / o c c u p a n t 0 . 0 o c c u p a n t s 11 5 0 2 0 0 f t / o c c u p a n t 5 . 7 o c c u p a n t s 13 6 3 2 0 0 f t / o c c u p a n t 6 . 8 o c c u p a n t s 36 0 f t / o c c u p a n t 0 . 0 o c c u p a n t s 76 0 f t / o c c u p a n t 0 . 0 o c c u p a n t s 18 0 0 f t / o c c u p a n t 0 . 0 o c c u p a n t s to t a l o c c u p a n t l o a d 6 9 o c c u p a n t s wa l l a s s e m b l y n o t e - f i r e b l o c k i n g i s r e q u i r e d a t t h e f o l l o w i n g l o c a t i o n s : a. i n c o n c e a l e d s p a c e s o f s t u d w a l l s a n d p a r t i t i o n s v e r t i c a l l y a t t h e c e i l i n g a n d f l o o r l e v e l s a n d ho r i z o n t a l l y a t i n t e r v a l s n o t e x c e e d i n g 1 0 f e e t b. a t a l l i n t e r c o n n e c t i o n s b e t w e e n c o n c e a l e d v e r t i c a l a n d h o r i z o n t a l s p a c e s ( s o f f i t s , d r o p c e i l i n g s , co v e c e i l i n g s ) c. i n a l l c o n c e a l e d s p a c e s b e t w e e n m a i n s t r i n g e r s a t t h e t o p a n d b o t t o m o f t h e s t a i r r u n d. a t o p e n i n g s a r o u n d v e n t s , p i p e s , d u c t s , c a b l e s a n d w i r e s a t c e i l i n g a n d f l o o r l e v e l 2x w o o d f r a m e d 1 - h r r a t e d c o n s t r u c t i o n , s e e d e t a i l 3 / A 5 . 2 2x w o o d f r a m e d c o n s t r u c t i o n , a t e x t e r i o r w a l l s p r o v i d e m i n . R - 1 9 in s u l a t i o n i n c o n f o r m a n c e w i t h e n e r g y c o m p l i a n c e f o r m s me n ' s r e s t r o o m wm n ' s r e s t r o o m 0. 0 o c c u p a n t s 0. 0 o c c u p a n t s 28 o c c u p a n t s 29 o c c u p a n t s 12 o c c u p a n t s fi r s t f l o o r t o t a l o c c u p a n t l o a d se c o n d f l o o r t o t a l o c c u p a n t l o a d t h i r d f l o o r t o t a l o c c u p a n t l o a d pr o p o s e d t h i r d f l o o r p l a n SC A L E : 1 / 4 " = 1 ' - 0 " 01 2 4 A2.3 third floor plan 18 ' - 1 0 " 79 ' - 6 " 25'-6 1/2" 55'-2" 48'-6" 79 ' - 6 " 10'-9"10'-0"8'-10 1/2"3'-5 1/2" 5'-4 1/2" 11 ' - 4 " 5 1 / 2 " 43 ' - 1 1 " 24 ' - 3 " 7' - 3 1 / 2 " 14 ' - 8 " 2'-10"14'-0 1/2"31'-7 1/2" 22 ' - 8 " 7' - 0 " 31 ' - 0 " 5' - 0 " 6' - 3 1 / 2 " 5' - 5 1 / 2 " 2' - 8 1 / 2 " st a i r 30 5 ha l l w a y 30 4 bi c y c l e s t o r a g e 30 3 re s i d e n c e 1 30 1 el e v a t o r de c k 5' - 5 1 / 2 " 10 ' - 1 1 " 14 ' - 0 " 10 ' - 3 " 7'-0" 5' - 1 1 1 / 2 " 2'-6" re s i d e n c e 2 30 2 1' - 0 " 10'-0 1/2" 6'-8" 7'-6" 1'-0" 4'-9" 1' - 0 " 17 ' - 0 " 3' - 6 " t y p . 7' - 3 1 / 2 " 13 ' - 9 " 4'-9" de c k de c k 9' - 1 1 " 8'-3"6'-7 1/2" 2'-0" 1' - 5 1 / 2 " 2 2 4 6 ty p . 810 6 ty p . 8 be d r o o m 1 15 4 s q . f t . be d r o o m 2 16 2 s q . f t . be d r o o m 1 16 0 s q . f t . be d r o o m 2 19 5 s q . f t . ARC1 - 21 1 2 3 4 5 6 7 8 1 2 3 4 5 6 7 8 A B C D E F G A B C D E F G 99 ro o f p l a n n o t e s #1. ' v e r s i w e l d ' s i n g l e m e m b r a n e c l a s s " A " t p o r o o f o / p l y w o o d s h e a t h i n g , s l o p e d 1 / 4 " : 1 ' - 0 " a s sh o w n 2. m e c h a n i c a l u n i t s . 3. r o o f d r a i n & o v e r f l o w d r a i n . d r a i n s t o c o n n e c t t o s e p a r a t e 4 " d i a m e t e r l e a d e r s d o w n t o s i t e dr a i n a g e c o n n e c t i o n s . i n l e t s s h a l l b e e q u i p p e d w i t h a l e a f s t r a i n e r t o p r o h i b i t d e b r i s f r o m en t e r i n g t h e d o w n s p o u t . o v e r f l o w s y s t e m s h a l l h a v e i n l e t s l o c a t e d 2 " a b o v e t h e r o o f l o w po i n t s . 4. f a s c i a t o r e m a i n c o n s t a n t ( l e v e l ) a r o u n d e n t i r e r o o f 5. l i n e o f w a l l b e l o w re f e r e n c e n o t e c a l l o u t po b o x 1 8 1 0 sa n l u i s o b i s p o . c a 9 3 4 0 6 80 5 . 7 0 4 . 0 5 3 5 br y a n r i d l e y . a r c h i t e c t br a c k e t [ a o ] RE V I E W S E T RE V I E W S E T po b o x 3 9 1 sa n l u i s o b i s p o . c a 9 3 4 0 6 80 5 . 5 4 2 . 0 0 3 3 li c 9 4 8 0 1 2 st a l w o r k , i n c . pr o p o s e d r o o f p l a n SC A L E : 1 / 4 " = 1 ' - 0 " 01 2 4 A2.4 roof plan 2 3 3 4 4 1 1 1 1 5 5 1 slope 1/4" : 1'-0"slope 1/4" : 1'-0" sl o p e 1 / 4 " : 1 ' - 0 " sl o p e 1 / 4 " : 1 ' - 0 " sl o p e 1 / 4 " : 1 ' - 0 " ARC1 - 22 po b o x 1 8 1 0 sa n l u i s o b i s p o . c a 9 3 4 0 6 80 5 . 7 0 4 . 0 5 3 5 br y a n r i d l e y . a r c h i t e c t br a c k e t [ a o ] RE V I E W S E T RE V I E W S E T po b o x 3 9 1 sa n l u i s o b i s p o . c a 9 3 4 0 6 80 5 . 5 4 2 . 0 0 3 3 li c 9 4 8 0 1 2 st a l w o r k , i n c . el e v a t i o n n o t e s re f e r e n c e n o t e c a l l o u t #1. s m o o t h c e m e n t p l a s t e r . s e e s c h e d u l e b e l o w f o r c o l o r . 2. h o r i z o n t a l s o l i d w o o d s i d i n g , s e e s c h e d u l e b e l o w f o r f i n i s h . 3. a l u m i n u m w i n d o w s , t e m p e r e d g l a z i n g w h e r e r e q u i r e d . 4. s t o r e f r o n t s y s t e m , t e m p e r e d g l a z i n g w h e r e r e q u i r e d . 5. s t e e l a w n i n g , s e e s c h e d u l e b e l o w f o r c o l o r . 6. e x t e r i o r l i g h t i n g s h a l l b e n i g h t - s k y c o m p l i a n t . 7. w a l l e l e m e n t w i t h n a t u r a l s t o n e c l a d d i n g . 8. a d d r e s s n u m b e r s m o u n t e d o n w a l l . a d d r e s s n u m b e r s s h a l l b e 4 " t a l l m i n . w i t h a m i n . 1 / 2 " s t r o k e w i d t h , co n t r a s t i n g c o l o r t o b a c k g r o u n d . 9. s t e e l r a i l i n g / g u a r d r a i l t o 4 2 " a b o v e s u r f a c e o f d e c k . 10 . a l u m i n u m e x t e r i o r m u l t i - p a n e l s l i d e r . 11 . m o n u m e n t s i g n . 12 . a l u m i n u m s e c t i o n a l g a r a g e d o o r . 13 . s t e e l s l a b a c c e s s d o o r , c o l o r t o m a t c h a d j a c e n t w a l l c o l o r 14 . n i g h t s k y c o m p l i a n t e x t e r i o r l i g h t i n g . co l o r l e g e n d bo d y c o l o r : em i l y a n n t a n - k e l l y m o o r e K M 5 7 9 4 A bo d y c o l o r : e a g l e s m e a d o w - k e l l y m o o r e K M 5 7 7 9 B ac c e n t c o l o r : co p p e r c r e e k - k e l l y m o o r e K M A 5 3 C ra i l i n g / f a s c i a a c c e n t c o l o r : z i n c d u s t - k e l l y m o o r e K M 4 9 0 3 D wo o d s i d i n g : 1 x 6 c e d a r t + g w / c l e a r e x t e r i o r g r a d e f i n i s h E F fe n c e / l a n d s c a p e w a l l : ma i d e n s t o n e - b l a c k c o n t e b a s a l t " b u r n i s h e d " A 1 4 G fe n e s t r a t i o n : a n o d i z e d a l u m i n u m t o m a t c h z i n c d u s t - k e l l y m o o r e K M 4 9 0 3 si g n a g e l e g e n d A1 B mu l t i - t e n a n t o p t i o n 1 : 1 0 ' - 0 " w i d e x 8 ' - 0 " t a l l w a l l m o u n t e d s i g n a g e 8 0 s q f t mu l t i - t e n a n t o p t i o n 2 : 2 ' - 0 " w i d e x 1 2 ' - 0 " t a l l p r o j e c t i n g s i g n a g e 2 4 s q f t di r e c t o r y s i g n a g e : 2' - 0 " w i d e x 6 ' - 0 " t a l l w a l l m o u n t e d s i g n a g e 12 s q f t D E wa l l s i g n a g e : 1 2 ' - 0 " w i d e x 4 ' - 0 " t a l l w a l l m o u n t e d s i g n a g e 4 8 s q f t FC mo n u m e n t s i g n a g e : 4' - 0 " w i d e x 3 ' - 0 " t a l l s i g n a g e ( 1 o f 2 ) 12 s q f t p e r s i g n A2 wa l l s i g n a g e : 2'- 0 " w i d e x 4 ' - 0 " t a l l w a l l m o u n t e d s i g n a g e 8 s q f t wa l l s i g n a g e : 12 ' - 0 " w i d e x 2 ' - 0 " t a l l w a l l m o u n t e d s i g n a g e 2 4 s q f t f. f . @ s e c o n d f l o o r (1 2 ' - 6 " ) f. f . @ t h i r d f l o o r (2 5 ' - 0 " ) 50 ' - 0 " a b o v e a v e r a g e n a t u r a l g r a d e (5 0 ' - 0 " ) to p o f r o o f (3 9 ' - 6 " ) f. f . @ f i r s t f l o o r (0 ' - 0 " ) 2 2 4 . 9 ' A. N . G . (- 1 6 3 / 4 " ) 2 2 3 . 5 ' f. f . @ s e c o n d f l o o r (1 2 ' - 6 " ) f. f . @ t h i r d f l o o r (2 5 ' - 0 " ) 50 ' - 0 " a b o v e a v e r a g e n a t u r a l g r a d e (5 0 ' - 0 " ) to p o f r o o f (3 9 ' - 6 " ) f. f . @ f i r s t f l o o r (0 ' - 0 " ) 2 2 4 . 9 ' A. N . G . (- 1 6 3 / 4 " ) 2 2 3 . 5 ' pr o p o s e d e a s t e l e v a t i o n SC A L E : 1 / 4 " = 1 ' - 0 " 01 2 4 pr o p o s e d w e s t e l e v a t i o n SC A L E : 1 / 4 " = 1 ' - 0 " 01 2 4 A3.1 elevations 9A 1B 14 1A 3G 10G 2E 9D 8 7 F 2 E 5D 13 B 13 B 7 F 1A 3G 9D 1B 1B 2 E 1 B E A2 F 4G 1B 11 F 11 F 14 1A ARC1 - 23 f. f . @ s e c o n d f l o o r (1 2 ' - 6 " ) f. f . @ t h i r d f l o o r (2 5 ' - 0 " ) 50 ' - 0 " a b o v e a v e r a g e n a t u r a l g r a d e (5 0 ' - 0 " ) to p o f r o o f (3 9 ' - 6 " ) f. f . @ f i r s t f l o o r (0 ' - 0 " ) 2 2 4 . 9 ' A. N . G . (- 1 6 3 / 4 " ) 2 2 3 . 5 ' f. f . @ s e c o n d f l o o r (1 2 ' - 6 " ) f. f . @ t h i r d f l o o r (2 5 ' - 0 " ) 50 ' - 0 " a b o v e a v e r a g e n a t u r a l g r a d e (5 0 ' - 0 " ) to p o f r o o f (3 9 ' - 6 " ) f. f . @ f i r s t f l o o r (0 ' - 0 " ) 2 2 4 . 9 ' A. N . G . (- 1 6 3 / 4 " ) 2 2 3 . 5 ' po b o x 1 8 1 0 sa n l u i s o b i s p o . c a 9 3 4 0 6 80 5 . 7 0 4 . 0 5 3 5 br y a n r i d l e y . a r c h i t e c t br a c k e t [ a o ] RE V I E W S E T RE V I E W S E T po b o x 3 9 1 sa n l u i s o b i s p o . c a 9 3 4 0 6 80 5 . 5 4 2 . 0 0 3 3 li c 9 4 8 0 1 2 st a l w o r k , i n c . el e v a t i o n n o t e s re f e r e n c e n o t e c a l l o u t #1. s m o o t h c e m e n t p l a s t e r . s e e s c h e d u l e b e l o w f o r c o l o r . 2. h o r i z o n t a l s o l i d w o o d s i d i n g , s e e s c h e d u l e b e l o w f o r f i n i s h . 3. a l u m i n u m w i n d o w s , t e m p e r e d g l a z i n g w h e r e r e q u i r e d . 4. s t o r e f r o n t s y s t e m , t e m p e r e d g l a z i n g w h e r e r e q u i r e d . 5. s t e e l a w n i n g , s e e s c h e d u l e b e l o w f o r c o l o r . 6. e x t e r i o r l i g h t i n g s h a l l b e n i g h t - s k y c o m p l i a n t . 7. w a l l e l e m e n t w i t h n a t u r a l s t o n e c l a d d i n g . 8. a d d r e s s n u m b e r s m o u n t e d o n w a l l . a d d r e s s n u m b e r s s h a l l b e 4 " t a l l m i n . w i t h a m i n . 1 / 2 " s t r o k e w i d t h , co n t r a s t i n g c o l o r t o b a c k g r o u n d . 9. s t e e l r a i l i n g / g u a r d r a i l t o 4 2 " a b o v e s u r f a c e o f d e c k . 10 . a l u m i n u m e x t e r i o r m u l t i - p a n e l s l i d e r . 11 . m o n u m e n t s i g n . 12 . a l u m i n u m s e c t i o n a l g a r a g e d o o r . 13 . s t e e l s l a b a c c e s s d o o r , c o l o r t o m a t c h a d j a c e n t w a l l c o l o r 14 . n i g h t s k y c o m p l i a n t e x t e r i o r l i g h t i n g . co l o r l e g e n d bo d y c o l o r : em i l y a n n t a n - k e l l y m o o r e K M 5 7 9 4 A bo d y c o l o r : e a g l e s m e a d o w - k e l l y m o o r e K M 5 7 7 9 B ac c e n t c o l o r : co p p e r c r e e k - k e l l y m o o r e K M A 5 3 C ra i l i n g / f a s c i a a c c e n t c o l o r : z i n c d u s t - k e l l y m o o r e K M 4 9 0 3 D wo o d s i d i n g : 1 x 6 c e d a r t + g w / c l e a r e x t e r i o r g r a d e f i n i s h E F fe n c e / l a n d s c a p e w a l l : ma i d e n s t o n e - b l a c k c o n t e b a s a l t " b u r n i s h e d " A 1 4 G fe n e s t r a t i o n : a n o d i z e d a l u m i n u m t o m a t c h z i n c d u s t - k e l l y m o o r e K M 4 9 0 3 si g n a g e l e g e n d A1 B mu l t i - t e n a n t o p t i o n 1 : 1 0 ' - 0 " w i d e x 8 ' - 0 " t a l l w a l l m o u n t e d s i g n a g e 8 0 s q f t mu l t i - t e n a n t o p t i o n 2 : 2 ' - 0 " w i d e x 1 2 ' - 0 " t a l l p r o j e c t i n g s i g n a g e 2 4 s q f t di r e c t o r y s i g n a g e : 2' - 0 " w i d e x 6 ' - 0 " t a l l w a l l m o u n t e d s i g n a g e 12 s q f t D E wa l l s i g n a g e : 1 2 ' - 0 " w i d e x 4 ' - 0 " t a l l w a l l m o u n t e d s i g n a g e 4 8 s q f t FC mo n u m e n t s i g n a g e : 4' - 0 " w i d e x 3 ' - 0 " t a l l s i g n a g e ( 1 o f 2 ) 12 s q f t p e r s i g n A2 wa l l s i g n a g e : 2'- 0 " w i d e x 4 ' - 0 " t a l l w a l l m o u n t e d s i g n a g e 8 s q f t wa l l s i g n a g e : 12 ' - 0 " w i d e x 2 ' - 0 " t a l l w a l l m o u n t e d s i g n a g e 2 4 s q f t pr o p o s e d n o r t h e l e v a t i o n SC A L E : 1 / 4 " = 1 ' - 0 " 01 2 4 pr o p o s e d s o u t h e l e v a t i o n SC A L E : 1 / 4 " = 1 ' - 0 " 01 2 4 A3.2 elevations 1B 1B 1A 3G 10G 3G 9D 12 2 E 2 E 1 B 7 F 1A 3G 10G 9D 1B 1B 5 D 1 A 5 D 1 C 4 G 3 G 4 G 2 E 1B D 8 A1 A2 B C 14 D ARC1 - 24 f. f . @ s e c o n d f l o o r (1 2 ' - 6 " ) f. f . @ t h i r d f l o o r (2 5 ' - 0 " ) 50 ' - 0 " a b o v e a v e r a g e n a t u r a l g r a d e (5 0 ' - 0 " ) to p o f r o o f (3 9 ' - 6 " ) f. f . @ f i r s t f l o o r (0 ' - 0 " ) 2 2 4 . 9 ' A. N . G . (- 1 6 3 / 4 " ) 2 2 3 . 5 ' winter sun october - may s u m m e r s u n m a y - o c t o b e r s u m m e r s u n winter sun de c i d u o u s p l a n t i n g pr o v i d e s s u m m e r s h a d i n g f. f . @ s e c o n d f l o o r (1 2 ' - 6 " ) f. f . @ t h i r d f l o o r (2 5 ' - 0 " ) 50 ' - 0 " a b o v e a v e r a g e n a t u r a l g r a d e (5 0 ' - 0 " ) to p o f r o o f (3 9 ' - 6 " ) f. f . @ f i r s t f l o o r (0 ' - 0 " ) 2 2 4 . 9 ' A. N . G . (- 1 6 3 / 4 " ) 2 2 3 . 5 ' wa r m a i r cr o s s v e n t i l a t i o n w i n te r s u n o ct o b e r - m a y summer sun may - october summer sun wi n te r s u n cr o s s v e n t i l a t i o n thermal mass wall structure se c t i o n n o t e s re f e r e n c e n o t e c a l l o u t #1. s m o o t h p l a s t e r f i n i s h o r h o r i z o n t a l s o l i d w o o d s i d i n g o n e x t e r i o r w a l l s u r f a c e s . s e e e l e v a t i o n s f o r l o c a t i o n s o f ma t e r i a l c h a n g e . 2. 2 x f r a m i n g i n a l l w a l l l o c a t i o n s . 3. r a t e d d o o r s w h e r e r e q u i r e d . 4. i n s u l a t i o n a t a l l e x t e r i o r w a l l s a n d c e i l i n g s . 5. s i n g l e m e m b r a n e r o o f i n g . 6. a l u m i n u m w i n d o w s , t e m p e r e d g l a z i n g w h e r e r e q u i r e d . 7. 1 - h r r a t e d c o n s t r u c t i o n r e q u i r e d i n a r e a s s h o w n h a t c h e d . 8. w a l l e l e m e n t w i t h n a t u r a l s t o n e c l a d d i n g . 9. s t e e l r a i l i n g / g u a r d r a i l t o 4 2 " a b o v e s u r f a c e o f d e c k . 10 . e g r e s s s t a i r s . 7 " r i s e r x 1 1 " t r e a d . p r o v i d e g u a r d r a i l / h a n d r a i l w h e r e r e q u i r e d . 11 . s t e e l a w n i n g . 12 . p r o p o s e d l o c a t i o n s o f m e c h a n i c a l u n i t s po b o x 1 8 1 0 sa n l u i s o b i s p o . c a 9 3 4 0 6 80 5 . 7 0 4 . 0 5 3 5 br y a n r i d l e y . a r c h i t e c t br a c k e t [ a o ] RE V I E W S E T RE V I E W S E T po b o x 3 9 1 sa n l u i s o b i s p o . c a 9 3 4 0 6 80 5 . 5 4 2 . 0 0 3 3 li c 9 4 8 0 1 2 st a l w o r k , i n c . A4.1 building section pr o p o s e d t r a n s v e r s e b u i l d i n g s e c t i o n SC A L E : 1 / 4 " = 1 ' - 0 " 01 2 4 pr o p o s e d b u i l d i n g s e c t i o n SC A L E : 1 / 4 " = 1 ' - 0 " 01 2 4 5 1 2 4 7 5 1 2 4 6 9 3 811 possible location of suite separation wall re s i d e n t i a l u n i t s co m m e r c i a l s u i t e s co m m e r c i a l s u i t e s st a i r w e l l re s i d e n t i a l u n i t s co m m e r c i a l s u i t e s co m m e r c i a l s u i t e s re s t r o o m re s t r o o m va u l t pa r k i n g l o t ma r s h s t r e e t 109 11 12 ARC1 - 25 Santa Rosa + Marsh Building, Schematic Design 1135 Santa Rosa, San Luis Obispo 15.0126 corner of santa rosa + marsh AR C 1 - 26 Santa Rosa + Marsh Building, Schematic Design 1135 Santa Rosa, San Luis Obispo 15.0126 marsh elevation AR C 1 - 27 Santa Rosa + Marsh Building, Schematic Design 1135 Santa Rosa, San Luis Obispo 15.0126 south corner AR C 1 - 28 Santa Rosa + Marsh Building, Schematic Design 1135 Santa Rosa, San Luis Obispo 15.0126 west elevation AR C 1 - 29 Santa Rosa + Marsh Building, Schematic Design 1135 Santa Rosa, San Luis Obispo 15.0126 west corner AR C 1 - 30 Santa Rosa + Marsh Building, Schematic Design 1135 Santa Rosa, San Luis Obispo 15.0126 entry elevation AR C 1 - 31 Santa Rosa + Marsh Building, Schematic Design 1135 Santa Rosa, San Luis Obispo 15.0126 santa rosa elevation AR C 1 - 32