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Home My WebLink About05-16-2016 Item 02 - ARCH-2541-2015 (848 Via Esteban) Meeting Date: May 16, 2016 Item Number: 2 ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT SUBJECT: Construction of a new two-story light industrial building PROJECT ADDRESS: 848 Via Esteban BY: Walter Oetzell, Assistant Planner Phone: 781-7593 E-mail: woetzell@slocity.org VIA: Tyler Corey, Principal Planner FILE NUMBER: ARCH-2541-2016 FROM: Doug Davidson, Deputy Director RECOMMENDATION Adopt the Draft Resolution (Attachment 1) approving the project, based on findings, and subject to conditions. SITE DATA Applicant 848 Via Esteban, LLC Representative Steven Pults, AIA & Associates Property Owner 848 Via Esteban, LLC Submittal Date December 23, 2015 Complete Date March 1, 2016 General Plan Services and Manufacturing Zoning Manufacturing (M) Environmental Status Exempt per CEQA Guidelines § 15303 (New Construction of Small Structures) SUMMARY Steven Pults has filed an application on behalf of 848 Via Estaban, LLC, for architectural review of a new two-story light industrial building. 1.0 COMMISSION’S PURVIEW The Commission’s role is to review the project for consistency with the City’s General Plan, Zoning Regulations and Community Design Guidelines. ARC2 - 1 ARCH-2541-2015 (848 Via Esteban) Page 2 2.0 SITE INFORMATION/SETTING The project site is a flat vacant parcel at the northwest corner of Via Esteban and Roberto Court, about 500 feet east of Sacramento Street. It is devoid of significant vegetation, apart from oak trees along the property line at the northeast corner of the property, which will be retained and protected, and clusters of eucalyptus trees along the southerly edge of the property, which are proposed to be removed. A single-story warehouse building adjoins the property at its west side, and a short retaining wall topped by a cast-iron fence separates the site from the parking area of the adjacent property to the north. The surrounding area is characterized by industrial buildings, one- and two-stories in height, used for various light industrial activities. Table 1: Site Information Site Area; Width, Depth 10,380 sq. ft. (0.24 ac.); 80 ft. x 134.5 ft. Frontage 134.5 (Via Esteban); 80 (Roberto Ct.) Present Use & Development Vacant Topography Flat: < 2% slope Access From Via Esteban and Roberto Court Surrounding Use/Zoning All directions: Manufacturing (M) Zone; Industrial buildings housing light industrial activities. 2.0 PROJECT INFORMATION 2.1 Project Description The project consists of the construction of a two-story, 6,207 square foot industrial building in a contemporary industrial style, with associated site improvements and landscaping. The building will accommodate Injectors Direct, an automotive parts company specializing in parts for diesel engines, particularly the cleaning, testing, and calibration of fuel injectors. It will include work rooms, storage areas, accessory office space, and a lobby. Access. A 20-foot wide driveway leads to a parking area of pre-cast concrete pavers on the west side of the site. A 6-foot concrete block wall separates the parking lot and building entry from the street, with metal gates providing vehicle access to the parking area. Pedestrian access is taken from the Via Esteban sidewalk, through metal gates in the concrete wall, leading to the building entry and lobby within. The building can also be accessed from the parking area west of the building through two 12-foot wide roll-up doors, and from Roberto Court across a small driveway through another roll-up door. Landscape and site features. The street frontages of the site are to be landscaped with ground cover, shrubs, clusters of grey colored boulders, and six new street trees, with a meandering dry creek bed swale around the southeast corner. Italian Cypress trees within a bed of cobble and ARC2 - 2 ARCH-2541-2015 (848 Via Esteban) Page 3 stone run along the westerly edge of the parking area. An employee patio and an outdoor solid waste collection enclosure are provided at the northwest corner of the site. Structure. The proposed building is composed primarily of Air Vol Block Burnished Concrete Block of a granite grey color at the base, with bright (but not reflective) silver metal faced “Kingspan Optimo” composite panels on the upper level along the building’s street frontages (south and east elevations). Black painted EIFS panels1 and red aluminum composite panels provide accent to the building around window and door areas. Storefront window bands with red aluminum framing and metal canopies provide the structure with strong horizontal articulation and a distinctively vibrant industrial character. 3.0 PROJECT EVALUATION The project is consistent with the standards, limitations, and guidelines applicable to industrial development in the (M) Zone, as described in the City’s Zoning Ordinance and Community Design Guidelines. It provides space that can accommodate a range of light manufacturing, research and development, repair, storage, and other uses described in the City’s General Plan as appropriate in a Services and Manufacturing area and permitted in a Manufacturing (M) Zone, and conforms to minimum development standards. It is designed to fit its site and context, operate efficiently, and exhibit quality building design. 3.1 Development Standards Density and coverage: The site is a conforming lot, exceeding the minimum lot dimensions (area, width, depth, and frontage) for property within the Manufacturing (M) Zone. As noted in Table 2, the project is within the maximum allowed commercial density limitations (measured by Floor Area Ratio), and building coverage is well below the maximum permitted. 1 Exterior Insulation and Finish System; a wall cladding system with a textured protective finish coat Figure 1: Character rendering, from Via Esteban ARC2 - 3 ARCH-2541-2015 (848 Via Esteban) Page 4 Building Height and Yards: In a Manufacturing (M) Zone the building height limit is 35 feet. Street yards are to be at least 5 feet deep where no building adjoins, 10 feet deep where buildings are 20 feet or less in height, and 15 feet deep where buildings are more than 20 feet high. This building complies with height limitations and yard depth standards. Table 2: Development Standards Proposed (1) Ordinance Standard(2) Note Floor Area Ratio (FAR, max) 0.60 1.5 6,702 sq. ft. floor area, 10,380 sq. ft. lot area Street Yards (ft., min) 5 to 15 ft. 5 to 15 ft. 5 feet provided at Via Esteban wall 10 feet provided at lower building level 15 provided above 18’-10” height Other Yards (ft., min) 0 ft. 0, 40 Adjacent is Manufacturing (M) Zone Building Height (ft., max) 34 35 Building Coverage (sq. ft.) 46% 75% max Notes: (1) Project plans; (2) Zoning Regulations, Manufacturing (M) Zone The 6-foot wall along Via Esteban is set back 5 feet from the property line. The first level of the building is set back 10 feet from both street frontages, and the upper level of the building is set back 15 feet. The upper-level window band and lower-level awnings are projecting features that are permitted to project up to 30” into a required yard.2 As adjacent property is all within the Manufacturing (M) Zone, Other Yards are not required. The building is placed along the northerly property line, but is more than 40 feet from the site’s westerly boundary. Parking and Loading: Parking has been provided as required to serve Industrial Research and Development, Accessory Office, and Storage uses. The parking area provides 8 vehicle parking spaces, including an accessible parking space. This results in about 1 space per 775 square feet of building floor area, overall, where many industrial land uses require 1 space per 500 square feet of floor area. Thus, the type and extent of the uses the building can accommodate will be limited to uses which are split between industrial activities, accessory offices, and storage areas. Conversion of storage areas depicted in the plans to work areas or offices would not be possible under current parking standards without providing additional parking spaces. Three parking spaces are normal width, three are wider than the minimum required width to allow for a reduced bay width3 in the front portion of the parking area, and the last space, next to the parking lot screening wall, is still wider to accommodate the obstruction the wall presents. 2 Zoning Regulations § 17.16.020 (D) (5) 3 City of San Luis Obispo Engineering Standards, Standard 2240 (Parking Bay Dimensions – Average Cars) ARC2 - 4 ARCH-2541-2015 (848 Via Esteban) Page 5 No bicycle or motorcycle spaces are required because fewer than 10 vehicle spaces are required.4 However, short-term parking for four bicycles is provided in a bike rack on the “employee patio.” No loading spaces are required, as the building floor area is less than 10,000 square feet , however loading access is provided through roll-up doors on the sides of the building. Table 3: Parking Requirements Use Area Ratio Spaces Required Spaces Provided Industrial research/development 1,719 1/500 3 (3.4) 3 Accessory Office 670 1/300 2 (2.2) 2 Storage 3,828 1/1,500 3 (2.6) 3 3.2 Community Design Guidelines The City’s Community Design Guidelines, while recognizing the utilitarian nature of industrial development, provide guidance for industrial projects and encourage such development to project a high quality image.5 This project utilizes the industrial forms and materials that predominate in the vicinity. The building, building entries, and parking area are logically located for effective and efficient operation. Rolling shutter doors provide loading facilities while keeping a clean, uncluttered appearance. Walls and gates screening the parking and loading area blend well into the building architecture, and ample landscaping and attractive entry gates provide a pleasing transition to the project from the street. Landscaping is used sparingly in the interior of the site to preserve efficient circulation and useable area for the industrial activities that will take place on the site within limited space. Mechanical equipment is located internal to the building or screened behind roof parapets. The assemblage of building forms exhibits good proportion, balance, and rhythm. The building exhibits clean and simple lines, with strong horizontal orientation provided by projecting window frames, the patterning of the block wall material, and the scoring of upper level panels. 4 Zoning Regulations § 17.16.050 (G) 5 Community Design Guidelines § 3.3 (Industrial Project Design Guidelines) Figure 2: Primary building elevations, from Via Esteban (left) and Roberto Ct. (right) ARC2 - 5 ARCH-2541-2015 (848 Via Esteban) Page 6 Projections, wall offsets, alternation of colors and textures, and material changes work together to articulate the building mass and provide variety and visual interest. Architectural Design – North Wall. Pilasters have been incorporated into the northerly building wall to create vertical bands of smooth concrete to break up the expanse of ground face concrete block, in order to avoid a monotonous appearance at this side of the site.6 They are proposed to be painted black in color, which would echo the black building panels visible on either side of the building. However, a dark black color may result in an imposing effect. Alternatives should be considered, such as a lighter color that would still tie in with building features, or use of an integral color or colored pattern in the concrete itself that would provide visual relief to the wall in a more subtle manner. A condition of approval (Condition #4) has been included in the draft resolution to address this concern. 4.0 OTHER DEPARTMENT COMMENTS Project plans have been reviewed by the Building & Safety Division, and the Fire, Public Works, and Utilities Departments. Comments from these departments have been incorporated into the draft resolution as conditions of approval and code requirements. 5.0 ALTERNATIVES 6.1 Deny the project based on findings of inconsistency with the City’s General Plan, Zoning Regulations, or Community Design Guidelines. 6.2 Continue the project to a date uncertain with the directional items 6.0 ATTACHMENTS 1. Draft resolution 2. Vicinity Map 3. Project Plans (Reduced Size) Included in Commission member portfolio: Project plans Available at ARC hearing: Color and Materials board 6 Community Design Guidelines § 3.3 (B) (3) discourages large, blank, unarticulated wall surfaces Figure 3: North Elevation ARC2 - 6 RESOLUTION NO. ####-16 A RESOLUTION OF THE SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION GRANTING FINAL APPROVAL TO THE CONSTRUCTION OF A NEW TWO-STORY LIGHT INDUSTRIAL BUILDING, LOCATED AT 848 VIA ESTEBAN (MANUFACTURING (M) ZONE; FILE #ARCH-2541-2015) 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 16, 2016, pursuant to a proceeding instituted under application ARCH-2541-2015, 848 Via Estaban, applicant, for the purpose of reviewing the construction of a new two-story light industrial building; 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-2541-2015, 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 because 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 the development of industrial projects because the design considers the site context, character, and constraints, and is architecturally distinctive, the site functions are located for efficient operation and site features relate properly to building architecture and site topography, and 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 construction of a small structure, less than 10,000 square feet in area, as described in CEQA Guidelines § 15303 (c). All necessary public services and facilities are available, and the surrounding area is not environmentally sensitive. ATTACHMENT 1 ARC2 - 7 Resolution No. ARC ####-16 Page 2 ARCH-2541-2015 (848 Via Esteban) SECTION 2. Action. The Architectural Review Commission hereby grants final approval to the project ARCH-2541-2015, with incorporation of the following conditions and code requirements: Conditions Indemnification 1. 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." Planning 2. 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 Community Development Director or Architectural Review Commission, as deemed appropriate. 3. Mirror Window Glazing. In conformance with Community Design Guidelines § 3.3 (B) (3), mirror window glazing shall not be used. 4. Wall Color. Plans submitted for construction permits shall clearly indicate the material and color used for the pilaster features used to articulate the north wall of the building. The pilasters will be differentiated from the main wall surface using a color that is lighter than the black color proposed in the project plans. The color used will successfully integrate with other building features while providing perceptible, but not dominating, relief from the main wall surface, to the satisfaction of the Community Development Director. 5. Night Sky Preservation. Plans submitted for construction permits shall include sufficient information to verify compliance with Night Sky Preservation regulations (Zoning Regulations, Ch. 17.23). All exterior lighting must be oriented, recessed, or shielded to prevent light trespass and pollution. The location of all exterior lighting fixtures will be clearly indicated on plans and building-mounted fixtures will be depicted on building elevation drawings. ATTACHMENT 1 ARC2 - 8 Resolution No. ARC ####-16 Page 3 ARCH-2541-2015 (848 Via Esteban) 6. Utilities and Mechanical Equipment—Screening. Plans submitted for construction permits shall include sufficient detail to demonstrate that utilities and mechanical equipment are adequately and appropriately screened from view, consistent with Community Design Guidelines § 6.1(D) and § 6.2 (G). 7. Landscape Plan. Final plans submitted for construction permits shall 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 provide botanical and visual diversity, and strengthen the link and transition between the sidewalk and building, consistent with Community Design Guidelines § 6.2(A). Engineering Development Review 8. Projects involving the construction of new structures requires that complete frontage improvements be installed or that existing improvements be upgraded per city standard. MC 12.16.050 9. The building plan submittal shall correctly reflect the right-of-way width, location of frontage improvements, front property line location, and all easements. All existing frontage improvements including street trees shall be shown for reference. The tract map and improvement plans for Tract 575 are available upon request. 10. The building plan submittal shall show new sidewalk per city engineering standards and ADA standards. 11. The building plan submittal shall show the existing curb ramp to be altered or upgraded to comply with city engineering standards and ADA standards. The new curb ramp shall be in accordance with the revised standard plan A88A Case A. 12. The building plan submittal shall show any new driveway approach to comply with current ADA and city standards for accessibility and compliance with current City Engineering Standards. The current city and ADA standard requires a 4’ accessible sidewalk extension behind the ramp. 13. The building plan submittal shall show the proposed wall to comply with a 10’ line-of-sight triangle to improve the line-of-sight distance between vehicles exiting the driveway and pedestrians using the adjoining public sidewalk area. 14. Development of the driveway and parking areas shall comply with the Parking and Driveway Standards for dimension, maneuverability, slopes, drainage, and materials. Alternate paving materials are recommended for water quantity and/or quality control purposes and in the area ATTACHMENT 1 ARC2 - 9 Resolution No. ARC ####-16 Page 4 ARCH-2541-2015 (848 Via Esteban) of existing or proposed trees and where the driveway or parking area may occur within the dripline of any tree. Alternate paving material shall be approved to the satisfaction of the Planning Division. 15. All parking spaces shall be able to be entered in one movement. All spaces, drive aisles, etc. shall be designed so that all vehicles can exit to the adjoining street in a forward motion in not more than two maneuvers. For purposes of maneuverability, all required and proposed covered and uncovered spaces shall be assumed to be occupied by a standard size vehicle. 16. The building plan submittal shall show all parking spaces that are adjacent to a post, column, or wall shall be one additional foot in width per City Engineering Standard 2220. 17. 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. The building plan submittal shall show the trash enclosure drainage to be in compliance with Engineering standard Section 1010.B. 18. The building plan submittal shall include a complete site utility plan. All existing and proposed utilities along with utility company meters shall be shown. Existing underground and overhead services shall be shown along with any proposed alterations or upgrades. Services to the new structures shall be underground. All work in the public right-of-way shall be shown or noted. 19. The grading and drainage plan shall show existing structures and grades located within 15’ of the property lines in accordance with the grading ordinance. The plan shall consider historic offsite drainage tributary to this property that may need to be accepted and conveyed along with the improved on-site drainage. This development may alter and/or increase the storm water runoff from this site or adjoining sites. The improved or altered drainage shall be directed to the street and not across adjoining property lines unless the drainage is conveyed within recorded easements or existing waterways. 20. The building plan submittal shall show compliance with the Post Construction Stormwater Requirements as regulated by the Regional Water Quality Control Board for redeveloped sites. Include a complete Post Construction Stormwater Control Plan Template as available on the City’s Website. 21. An operations and maintenance manual will be required for the post construction stormwater improvements. The manual shall be provided at the time of building permit application and shall be accepted by the City prior to building permit issuance. A private stormwater conveyance agreement will be required and shall be recorded prior to final inspection approvals. ATTACHMENT 1 ARC2 - 10 Resolution No. ARC ####-16 Page 5 ARCH-2541-2015 (848 Via Esteban) 22. The building plan submittal shall show all existing trees on the property with a trunk diameter of 3" or greater. Offsite trees along the adjoining property lines with canopies and/or root systems that extend onto the property shall be shown for reference. The plan shall note which trees are to remain and which trees are proposed for removal. The City supports the proposed tree removals with compensatory landscape and street tree plantings based on the proposed landscape plan. The building plan submittal shall show one additional compensatory tree planting in a parking lot planter to the satisfaction of the Community Development Department. Include the diameter and species of all trees. Tree canopies should generally be shown to scale for reference. 23. The building plan submittal shall show one 15-gallon street tree for each 35 lineal feet of frontage. The City Arborist shall approve the tree species and planting requirements. 24. Tree protection measures 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 plans. Contact the City Arborist at 781-7023 to review and to establish any required preservation measures to be included with the building permit submittal. Transportation (Public Works) 25. Large “No Parking” markings shall be provided on the Roberto Court driveway. Code Requirements Building 1. Plans submitted for construction permits to complete the project shall include information demonstrating that the footing of the retaining wall along the north edge of the site will not be compromised during construction activities, including a section view detail showing proposed building foundation in relation to existing rear retaining wall footing. 2. A compliant accessible path of travel shall be provided to the rear employee patio area 3. Justification shall be provided as to why elevator access is not included to the second floor offices. 4. Materials to be used and processing operations at proposed “dirty, blast, and clean” rooms shall be provided in order to determine the appropriate occupancy classification for the building or portions therein. ATTACHMENT 1 ARC2 - 11 Resolution No. ARC ####-16 Page 6 ARCH-2541-2015 (848 Via Esteban) Fire 5. Fire Department Access to Equipment: Rooms or areas containing controls for air-handling systems, automatic fire-protection systems, or other diction, suppression or control elements shall be identified for use by the fire department and shall be located in the same area. A sign shall be provided on the door to the room or area stating “Fire Sprinkler Riser” and “Fire Alarm Control Panel”. Fire sprinkler risers shall be located in a room with exterior door access. Show Riser rooms on floor plans. 6. An application for a Hazardous Waste permit from the Fire Department CUPA program shall be submitted. Contact Hazardous Materials Coordinator Kerry Boyle at 781-7383. Utilties 7. Potable water shall not be used for major construction activities, such as grading and dust control as required under Prohibited Water Uses; Chapter 17.07.070.C of the City’s Municipal Code. Recycled water is available through the City’s Construction Water Permit program. Information on the program is available online at www.slocity.org. 8. New non-residential development with a landscape area of 1,000 square feet or greater shall install an irrigation meter and pay the associated impact fee per the Green Building Code 5.304.2. 9. The project’s estimated total water use (ETWU) shall not exceed 50 percent of the project’s maximum applied water allowance (MAWA) as required during the declared drought emergency. 10. The project’s trash enclosures shall be designed consistent with the City’s Solid Waste Enclosure Standards (available online at www.slocity.org). 11. Separators shall be provided to prevent the discharge of oil, grease, and other substances harmful or hazardous to the City’s wastewater collection system consistent with City standards. On motion by Commissioner _________ , seconded by Commissioner ______ , and on the following roll call vote: AYES: NOES: REFRAIN: ABSENT: ATTACHMENT 1 ARC2 - 12 Resolution No. ARC ####-16 Page 7 ARCH-2541-2015 (848 Via Esteban) The foregoing resolution was passed and adopted this 16th day of May, 2016. _____________________________ Doug Davidson, Secretary Architectural Review Commission ATTACHMENT 1 ARC2 - 13 M M R-4-PD VIA ES T E B A N R O B E R T O VICINITY MAP ARCH-2541-2015848 Via Esteban ¯ ATTACHMENT 2 ARC2 - 14 Th e s e d r a w i n g s a r e i n s t r u m e n t s o f s e r v i c e a n d a r e pr o p e r t y o f S t e v e n D . P u l t s , A I A & A s s o c i a t e s , L L P . 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C - 2 6 9 4 2 R E N . 1 0 - 3 1 - 1 5 VI C I N I T Y M A P A A11SY M B O L S A DI M E N S I O N A L G R I D L I N E DO O R M A R K RE F E R T O D O O R S C H E D U L E WI N D O W M A R K RE F E R T O W I N D O W S C H E D U L E RE F E R E N C E N O T E WI N D O W A B O V E RE F E R T O W I N D O W S C H E D U L E DE T A I L N U M B E R SH E E T S H O W N O N WA L L E L E V A T I O N SH E E T S H O W N O N 11 A11A1 PR O J E C T S U M M A R Y LO T 1 5 O F A M E N D E D M A P O F T R A C T 5 7 5 , A S SH O W N O N M A P F I L E D I N B O O K 9 P A G E 3 8 , CI T Y & C O U N T Y O F S A N L U I S O B I S P O , C A M - M A N U F A C T U R I N G 05 3 - 0 6 3 - 0 1 6 10 ,3 8 0 S F MA N U F A C T U R I N G 1 ,7 1 9 S F OF F F C E S 34 5 S F ST O R A G E 2 ,4 3 0 S F SU B T O T A L C O D E / N E T 4 ,4 9 4 S F OF F I C E S 31 5 S F ST O R A G E 1 ,3 9 8 S F SU B T O T A L C O D E / N E T 1 ,7 1 3 S F TO T A L P R O J E C T 6 ,2 0 7 S F BU I L D I N G F O O T P R I N T 4 ,7 6 4 S F 3 ,0 2 0 S F 4 ,7 6 4 S F / 1 0 ,3 8 0 S F = 4 6 % FL O O R A R E A R A T I O : 6 ,2 0 7 S F / 1 0 3 8 0 S F = 0 .6 MA N U F A C T U R I N G 1 ,7 1 9 S F @ 1 / 5 0 0 S F 3 .4 OF F I C E S 67 0 S F @ 1 / 3 0 0 S F 2 .2 ST O R A G E 3 ,8 2 8 S F @ 1 / 1 5 0 0 S F 2 .6 TO T A L R E Q U I R E D 8 .2 TO T A L P R O V I D E D 8 .0 TY P E V B - S P R I N K L E R E D 34 ' - 0 " B , F 1 SH E E T I N D E X T - 1 TI T L E S H E E T C - 1 SI T E P L A N , D E T A I L S C - 1 .1 GR A D I N G , D R A I N A G E P L A N L - 1 PL A N T I N G P L A N A - 1 FI R S T & S E C O I N D F L O O R P L A N S A - 2 EX T E R I O R E L E V A T I O N S TO T A L - 6 S H E E T S GE N E R A L N O T E S 1 . Th e G e n e r a l C o n t r a c t o r s h a l l b e r e s p on s i b l e f o r v e r i f y in g a l l e x i s t i n g co n d i t i o n s b e f o r e c o m m e n c i n g w i t h a n y w o r k . 2 . Al l w o r k s h a l l c o m p l y w i t h a l l c u r r e n t c o d e s , o r d i n a n c e s & r e g ul a t i o n s of a pp li c a b l e a d m i n i s t r a t i v e a u t h o r i t i e s ; 2 0 1 3 C B C , C M C , C P C , C E C , CA L G r e e n , 2 0 1 0 C E n C , C i t y o f S a n L u i s O b i s p o , i n c l u d i n g t h e 2 0 0 6 P u b l i c Wo r k s D e p ar t m e n t E n g in e e r i n g S t a n d a r d s , a n d t h e A m e r i c a n s w i t h Di s a b i l i t i e s A c t ( T i t l e I I I ) . 3 . Th e A m e r i c a n s w i t h D i s a b i l i t i e s A c t ( A D A ) i s s u b j ec t t o v a r i o u s a n d p os s i b l y c o n t r a d i c t o r y i n t e r p re t a t i o n s . T h e s e p la n s a n d a n y a c c o m p an y in g s p ec i f i c a t i o n s r e p re s e n t d e s i g ne r ' s o p in i o n r e g ar d i n g a n i n t e r p re t a t i o n of t h e A D A a s i t a pp li e s t o t h e s u b j ec t p ro j ec t . A n y v a r i a n c e f r o m t h e s e do c u m e n t s m a y c r e a t e n o n c o m p li a n c e t o t h e A c t . 4 . Th e 2 0 1 0 B u i l d i n g E n e r gy E f f i c i e n c y S t a n d a r d s f o r r e s i d e n t i a l a n d no n - r e s i d e n t i a l b u i l d i n g s h a v e b e e n r e v i e w e d , a n d t h e b u i l d i n g d e s c r i b e d o n th e s e p a g es i s i n s u b s t a n t i a l c o n f o r m a n c e . 5 . Th e b u i l d i n g d e s c r i b e d o n t h e f o l l o w i n g p a g es i s e q ui pp ed w i t h a f i r e s p ri n k l e r s y st e m . S h o p d r a w i n g s s h a l l b e s u b m i t t e d a n d a pp ro v e d b y t h e Sa n L u i s O b i s p o B u i l d i n g a n d F i r e D e p ar t m e n t s p ri o r t o f a b r i c a t i o n a n d in s t a l l a t i o n o f t h e s y st e m . S y st e m d e s i g n s h a l l m e e t a l l r e q ui r e m e n t s o f St a t e F i r e M a r s h a l l , N F P A , a n d C i t y r e g ul a t i o n s . S p ri n k l e r s y st e m sh a l l d e p ic t d u a l - s i g na l r e m o t e s u p er v i s o r y s e r v i c e c a p ab i l i t y . P r o v i d e t h e Fi r e D e p ar t m e n t w i t h a k e y f o r k n o x b o x . DI R E C T O R Y 35 9 2 S A C R A M E N T O D R I V E , S U I T E 1 4 0 SA N L U I S O B I S P O , C A 9 3 4 0 1 (8 0 5 ) 5 4 1 - 5 6 0 4 13 0 4 B R O A D 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 (8 0 5 ) 5 4 0 - 5 1 1 5 13 0 2 A L D E R S T R E E T SA N L U I S O B I S P O , C A 9 3 4 0 6 (8 0 5 ) 5 4 4 - 6 4 2 9 SI T E SA N L U I S O B I S P O , C A L I F O R N I A IN J E C T O R S D I R E C T A T T A C H M E N T 3 A R C 2 - 1 5 L I C E N S E D A R C H I T E C T F R A N C E S F A N G I B B S S T A T E O F C A L I F O R N I A No . C - 2 6 9 4 2 R E N . 1 0 - 3 1 - 1 5 87 1 M U R R A Y A V E SA N L U I S O B I S P O CA 9 3 4 0 1 (8 0 0 ) 5 0 0 - 0 9 8 0 84 8 V I A E S T E B A N SA N L U I S O B I S P O CA 9 3 4 0 1 Th e s e d r a w i n g s a r e i n s t r u m e n t s o f s e r v i c e a n d a r e pr o p e r t y o f S t e v e n D . P u l t s , A I A & A s s o c i a t e s , L L P . Al l d e s i g n a n d o t h e r i n f o r m a t i o n o n t h e d r a w i n g s ar e f o r u s e o n t h e s p e c i f i e d p r o j e c t an d s h a l l n o t b e u s e d o t h e r w i s e w i t h o u t t h e ex p r e s s e d w r i t t e n p e r m i s s i o n o f St e v e n D .P u l t s , A I A & A s s o c i a t e s , L L P . Ar c h i t e c t u r e , P l a n n i n g & G r a p h i c s 35 9 2 S a c r a m e n t o D r , S u i t e 1 4 0 Sa n L u i s O b i s p o , C a l i f o r n i a 9 3 4 0 1 80 5 / 5 4 1 - 5 6 0 4 v o i c e 15 3 6 C- 1 DE T A I L S SI T E P L A N Da t e : Re v i s e d : Jo b N o : Sh e e t : Pr o j e c t : Cl i e n t : Sh e e t C o n t e n t s : 84 8 V I A E S T E B A N , L L C 54 BI K E R A C K NO S C A L E SI T E P L A N 1/ 8 " = 1 ' - 0 " 51 TR A S H E N C L O S U R E 1/ 2 " 52 TR A S H E N C L O S U R E NO S C A L E 53 GA T E S NO S C A L E R O B E R T O C O U R T VI A E S T E B A N N5 4 ° 2 0 ' 0 0 " E 1 3 4 .4 5 ' M & R N 3 5 ° 4 0 ' 0 0 " W 8 0 . 0 0 ' M & R N5 4 ° 2 0 ' 0 0 " E 1 1 0 .0 0 ' M & R N 3 5 ° 4 0 ' 0 0 " W 1 5 . 0 0 ' M & R R= 2 0 .0 0 ' M ,R L= 3 1 .4 2 ' M ,R =9 0 ° 0 0 ' 0 0 " M ,R R = 2 3 0 . 0 0 ' M , R L = 4 5 . 2 9 ' M , R = 1 1 ° 1 6 ' 5 8 " M , R EX I S T i n g BU I L D I N G TR A S H NE W B U I L D I N G PA R K I N G EX I S T I N G P A R K I N G EM P PA T I O 7 0 ' - 0 " 74 ' - 8 " 1 0 ' - 0 " 3 0 ' - 0 " 30 ' - 0 " 10 ' - 0 " 1 7 ' - 0 " 1 2 ' - 0 " 2 5 ' - 9 1 2 " 1 0 ' - 1 0 " 5 ' - 8 " 3 0 ' - 0 " 3 S P A C E S @ 9 ' - 0 " 3' - 6 " 15 ' - 6 " 23 ' - 4 " 18 ' - 0 " 56 ' - 1 0 " 41 ' - 1 0 " 20 ' - 0 " 5 ' - 0 " 1 0 ' - 4 " 10 ' - 0 " 2 7 ' - 0 " 1 0 ' - 8 1 2 " 3 S P A C E S @ 8 . 6 ' 1 S P A C E SI T E P L A N R E F E R E N C E N O T E S . 1 . EX I S T I N G C O N C H A N D I C A P R A M P - T O B E R E P L A C E D 2 . EX I S T I N G C U R B & G U T T E R 3 . EX I S T I N G S I D E W A L K 4 .. EX I S T I N G S T R E E T L I G H T 5 . EX I S T I N G F I R E H Y D R A N T ( A C R O S S S T R E E T ) 6 . EX I S T I N G C O N C R E T E C U R B 7 . EX I S T I N G R E T A I N I N G W A L L W / W R O U G H T I R O N F E N C E A B O V E 8 . EX I S T I N G E U C A L Y P T U S T R E E S T O B E R E M O V E D 8 A . EX I S T I N G O A K T R E E T O R E M A I N 9 . CO N C R E T E P A V I N G 10 . 6" H I G H C O N C R E T E C U R B - T Y P I C A L A T P A R K I N G A R E A S 11 . CO N C R E T E W A L K S 12 . -- - - 13 . PR E - C A S T C O N C R E T E P A V E R S 14 . 10 ' P U B L I C U T I L I T Y E A S E M E N T 15 . NE W S I D E W A L K P E R C I T Y S T A N D A R D S 16 . BI K E R A C K R E F E R T O D E T A I L 5 4 / C - 1 17 . LA N D S C A P E A R E A 18 . DO U B L E D E T E C T O R / C H E C K V A L V E - P A I N T G R E E N 19 . 6' - 0 " H I G H C O N C R E T E B L O C K F E N C E - M A T C H B U I L D I N G 20 . ME T A L G A T E S - R E F E R T O D E T A I L 5 3 / C - 1 F H 1 6 7 2 15 8 19 8 DR I V E A P R O N 20 20 10 10 3 4 3 5 9 13 11 9 14 14 D R I V E A P R O N 15 17 17 17 8A 20 52 C1 16 4 ' - 0 " 6 ' - 0 " 51 C1 18 11 S E T B A C K : L E S S T H A N 2 0 ' H I G H SE T B A C K : L E S S TH A N 2 0 ' H I G H 1 5 ' - 2 " 20 ' - 0 " 1 5 ' R E Q D S E T B A C K : O V E R 2 0 ' H I G H LI N E O F S E C O N D F L O O R L I N E O F S E C O N D F L O O R 19 ' - 3 " SE T B A C K : O V E R 2 0 ' H I G H 41 ' - 4 " MI N B A Y D I M E N S I O N IN C L U E S 2 ' R E D U C T I O N F O R 9 ' W I D E S P A C E S 2'- 6 " OV E R H A N G 18 ' - 0 " 59 ' - 4 " MI N B A Y D I M E N S I O N IN C L U E S 9 " R E D U C T I O N F O R 9 ' W I D E S P A C E S 2' R E D U C T I O N A L L O W E D 15 ' R E Q D S E T B A C K : O V E R 2 0 ' H I G H SE T B A C K W H E R E N O BU I L D I N G A J O I N S FI R E R I S E R 6 ' - 0 " c l r (2 ) # 4 c o n t co n c a p r o n NO T E : Gr o u t a l l c e l l s s o l i d 8" t h k c o n c s l a b w / # 3 @ 2 4 " o .c . e a w a y h o o k e n d s i n t o fo o t i n g #4 d o w e l s @ 1 6 " o .c . #4 @ 2 4 " o .c . h o r i z o n t a l 8x 8 x 1 6 g r o u n d f a c e co n c b l k - m a t c h b u i l d i n g #4 @ 2 4 " o .c . v e r t @ c e n t e r li n e o f w a l l (2 ) # 4 c o n t w / # 3 t i e s @2 4 " o .c . 8x 2 x 1 6 c a p b l k 1 ' - 9 " 3 " 1'- 2 " 1'- 2 " 2" 6" 1 0 " 4 ' - 4 " 1' - 1 0 1 / 2 " 'P e a k ' C a m p u s / C o m m e r c i a l St a n d a r d , 4 b i k e r a c k - 76 " W x 7 2 " D c l e a r s p a c e r e q d re f e r t o s i t e p l a n 4- t a m p e r r e s i s t a n t a n c h o r s in t o c o n c r e t e , b y r a c k m a n u f Ma t e r i a l s : Ho t r o l l e d A S T M A - 3 6 S t e e l St a n d a r d B a s e : 1 / 8 " a n g l e Wh e e l H o l d e r s : 1 / 2 " d i a m e t e r Wh e e l T r o u g h s : 1 / 8 " a n g l e Lo c k i n g B a r s : 5 / 8 " d i a m e t e r Fi n i s h : St a n d a r d : H o t D i p p e d G a l v Ma n u f a c t u r e r : Pe a k R a c k s Sa n L u i s O b i s p o , C A (8 0 5 ) 2 3 5 - 8 8 1 2 PL A N V I E W MA N U F A C T U R E R : A M E T C O S E C U R I T Y G A T E S Y S T E M S FR A M E : T U B E S T E E L IN F I L P A N E L S : V E N E T I A N D E S I G N A T T A C H M E N T 3 A R C 2 - 1 6 A T T A C H M E N T 3 A R C 2 - 1 7 Ex . O a k ( t o r e m a i n ) (2 ) E x . E u c a l y p t u s t r e e s ( t o b e r e m o v e d ) 8" R o u n d D . I . w / at r i u m g r a t e 3" D r a i n l i n e t o fa c e o f c u r b Ty p . 2 " x 4 " H e a d e r (t o c o n t a i n r o c k ) Bi k e R a c k Ty p . c l u s t e r o f g r e y co l o r e d b o u l d e r s . (1 - 3 0 " , 1 - 2 4 " & 1 - 1 8 " ) To t a l o f 1 1 c l u s t e r s . Ty p . c l u s t e r o f g r e y co l o r e d b o u l d e r s . (1 - 3 0 " , 1 - 2 4 " & 1 - 1 8 " ) To t a l o f 1 1 c l u s t e r s . +/ - 3 ' w i d e m e a n d e r i n g dr y c r e e k b e d / s w a l e (D e t a i l A , t h i s s h e e t ) VI A E S T E B A N BU I L D I N G Ty p . C u s t o m T r e l l i s 6' h i g h x 1 2 . 5 ' l o n g . (t o t a l o f 4 ) W o o d to b e b r o w n t r e a t e d D. F . 4 " x 4 " p o s t s s e t in S i m p s o n b r a c k e t s Ho r i z o n t a l s t o b e 2" x 4 " s p a c e d @ 1 2 " o. c . 12 – 1 7 – 2 0 1 5 L I C E N S E D A R C H I T E C T F R A N C E S F A N G I B B S S T A T E O F C A L I F O R N I A No . C - 2 6 9 4 2 R E N . 1 0 - 3 1 - 1 5 87 1 M U R R A Y A V E SA N L U I S O B I S P O CA 9 3 4 0 1 (8 0 0 ) 5 0 0 - 0 9 8 0 84 8 V I A E S T E B A N SA N L U I S O B I S P O CA 9 3 4 0 1 Th e s e d r a w i n g s a r e i n s t r u m e n t s of s e r v i c e a n d a r e p r o p e r t y o f S t e v e n D . P u l t s , A I A & A s s o c i a t e s , L L P . Al l d e s i g n a n d o t h e r i n f o r m a t i o n o n t h e d r a w i n g s ar e f o r u s e o n t h e s p e c i f i e d p r o j e c t an d s h a l l n o t b e u s e d o t h e r w i s e w i t h o u t t h e ex p r e s s e d w r i t t e n p e r m i s s i o n o f St e v e n D . P u l t s , A I A & A s s o c i a t e s , L L P . A r c h i t e c t u r e , P l a n n i n g & G r a p h i c s 3 5 9 2 S a c r a m e n t o D r , S u i t e 1 4 0 S a n L u i s O b i s p o , C a l i f o r n i a 9 3 4 0 1 8 0 5 / 5 4 1 - 5 6 0 4 v o i c e 1 1 53 6 SI T E P L A N D a t e : R e v i s e d : J o b N o : S h e e t : P r o j e c t : C l i e n t : S h e e t C o n t e n t s : 84 8 V I A E S T E B A N , L L C R O B E R T O C O U R T PA R K I N G N5 4 ° 2 0 ' 0 0 " E 1 3 4 . 4 5 ' M & R Tr e e s Sy m b o l Bo t a n i c a l N a m e Co m m o n N a m e / Q u a n . - s i z e Qu e r c u s a g r i f o l i a Co a s t L i v e O a k / 2 - 1 5 g a l . La g e r s t r o e m i a h y b r i d s ' T o n t o ' H y b r i d C r a p e M y r t l e ( s i n g l e t r u n k ) 4 - 1 5 g a l . Cu p r e s s u s s e m p e r v i r e n s It a l i a n C y p r e s s / 7 - 1 5 g a l . Di s t i c t i s b u c c i n a t o r i a B l o o d - R e d T r u m p e t V i n e / 8 - 1 g a l . Ph o r m i u m t e n a x ' D a r k D e l i g h t ' F l a x / 1 7 - 5 g a l . An i g o z a n t h o s ' B i g R e d ' K a n g a r o P a w s / 3 5 - 1 g a l . Ch o n d r o p e t a l u m t e c t o r u m C a p e R u s h / 1 8 - 1 g a l . Ty p . G r a y B e a c h C o b b l e / S t o n e R e f e r t o D e t a i l A - R o c k t o b e 4 " - 1 " i n d i a m e t e r m i x . Fe s t u c a g l a u c a ' B l u e S i l v e r ' 4 " p o t s @ 1 8 " o . c . Pe n n i s t e t u m ' F i r w o r k s ' F o u n t a i n G r a s s / 1 2 - 1 g a l . He l i c t o t r i c h o n s e m p . ' S a p p h i r e ' S a p p h i r e F o u n . B l u e O a t G r a s s / 4 2 - 1 g a l . Sh r u b s & G r o u n d C o v e r s Sy m b o l Bo t a n i c a l N a m e Co m m o n N a m e / Q u a n . - s i z e L- 1 LA N D S C A P E P L A N No t e : A l l n e w l y p l a n t e d a r e a s t o r e c e i v e a m i n . 2 " c o v e r o f w a l k - o n b a r k / m u l c h No t e : S o u r c e o f s p e c i f i e d g r e y b o u l d e r s s h a l l b e a p p r o v e d b y t h e l a n d s c a p e a r c h i t e c t E m p l o y e e Lu n c h A r e a A R C H I T EC D E C A L I F O R N I A F O ETAT RE N E W A L 11 / 1 6 No . 19 4 1 ST E V E N P. CA M I N I T I E C I L S N S L A N D S C A P E S T E V E N P . C A M I N I T I LA N D S C A P E A R C H I T E C T U R E , E T C E T E R A 80 5 / 5 4 4 - 6 4 2 9 CA L . L I C . N O . 1 9 4 1 EM A I L : s t e v e n p c @ c h a r t e r . n e t 13 0 2 A L D E R S T . , S A N L U I S O B I S P O , C A . 9 3 4 0 1 PL A N T I N G P L A N 1/ 8 " = 1 ' - 0 " La n d s c a p e M a i n t e n a n c e G u i d e l i n e s : Wo r k d o n e e v e r y m o n t h : 1. V i s u a l i n s p e c t i o n s i n c l u d i n g : a. A l l p l a n t m a t e r i a l b. A l l t r e e s t a k i n g c. L o o k f o r i r r i g a t i o n l e a k s w i t h v a l v e s o n d. R e m o v e / s p r a y a l l w e e d s e. A d j u s t i r r i g a t i o n c o n t r o l l e r t o r e s p o n d to c u r r e n t w e a t h e r c o n d i t i o n s Wo r k d o n e e v e r y 6 m o n t h s : 2. A l l o f t h e a b o v e p l u s : a. P r u n e p l a n t s a s n e c e s s a r y b. R e d i s t r i b u t e b a r k / m u l c h t o c o v e r d r i p tu b i n g c. C h e c k v a l v e b o x e s a n d h o s e v a l v e bo x e s f o r l e a k s d. R e p l a c e a l l d e a d p l a n t m a t e r i a l Wo r k d o n e e v e r y 1 2 m o n t h s : 3. A l l o f t h e a b o v e p l u s : a. I m p o r t a n d s p r e a d a d d i t i o n a l b a r k / mu l c h t o r e t a i n 2 " c o v e r i n a l l l a n d - ca p e d a r e a s . b. I n s p e c t t h e e n t i r e p r o j e c t w i t h t h e ow n e r Dr y C r e e k b e d / S w a l e S e c t i o n 1" = 1 ' - 0 " A 4" L A Y E R O F S T O N E 2" L A Y E R O F B A R K 36 " + / - 3' W I D E S W A L E SE C T I O N C C 2" L A Y E R O F B A R K FI L T E R C L O T H No t e : B i d d e r s s h a l l c o n f i r m a l l p l a n t co u n t s p r i o r t o s u b m i t t i n g t h e i r b i d s . A T T A C H M E N T 3 A R C 2 - 1 8 L I C E N S E D A R C H I T E C T F R A N C E S F A N G I B B S S T A T E O F C A L I F O R N I A No . C - 2 6 9 4 2 R E N . 1 0 - 3 1 - 1 5 87 1 M U R R A Y A V E SA N L U I S O B I S P O CA 9 3 4 0 1 (8 0 0 ) 5 0 0 - 0 9 8 0 84 8 V I A E S T E B A N SA N L U I S O B I S P O CA 9 3 4 0 1 Th e s e d r a w i n g s a r e i n s t r u m e n t s o f s e r v i c e a n d a r e pr o p e r t y o f S t e v e n D . P u l t s , A I A & A s s o c i a t e s , L L P . Al l d e s i g n a n d o t h e r i n f o r m a t i o n o n t h e d r a w i n g s ar e f o r u s e o n t h e s p e c i f i e d p r o j e c t an d s h a l l n o t b e u s e d o t h e r w i s e w i t h o u t t h e ex p r e s s e d w r i t t e n p e r m i s s i o n o f St e v e n D .P u l t s , A I A & A s s o c i a t e s , L L P . Ar c h i t e c t u r e , P l a n n i n g & G r a p h i c s 35 9 2 S a c r a m e n t o D r , S u i t e 1 4 0 Sa n L u i s O b i s p o , C a l i f o r n i a 9 3 4 0 1 80 5 / 5 4 1 - 5 6 0 4 v o i c e 15 3 6 A- 1 FL O O R P L A N S FI R S T & S E C O N D Da t e : Re v i s e d : Jo b N o : Sh e e t : Pr o j e c t : Cl i e n t : Sh e e t C o n t e n t s : 84 8 V I A E S T E B A N , L L C FI R S T F L O O R P L A N 1/ 8 " = 1 ' - 0 " SE C O N D F L O O R P L A N 1/ 8 " = 1 ' - 0 " 44 GU A R D R A I L 3/ 4 " 24 WA L L L I G H T S ( 2 ) NO N E 11 ' 6 " x 1 2 ' 3 " ST O R A G E LO B B Y OF F I C E 2N D F L R A B O V E EL E C cl e a n di r t y 23 ' 8 " x 1 5 ' 4 " 23 ' 8 " x 1 5 ' 4 " 9' x 1 5 ' 4 " BL A s t UP ST UP JA N I T O R 16 ' 4 " x 1 0 ' 0 " OF F I C E 10 ' 0 " x 1 0 ' 2 " OF F I C E st o r a g e st o r a g Z op e n t o be l o w op e n t o be l o w de c k DN DN 74 ' - 8 " 6 9 ' - 8 " 67 ' - 4 " 6 4 ' - 8 " 1 0 ' - 4 " 7'- 4 " 12 ' - 5 1 2 " 35 ' - 4 " 16 ' - 1 0 1 2 " 1 0 ' - 4 " 5 9 ' - 4 " 10 ' - 0 " 5 ' - 0 " 24 A1 WA L L C U T O F F F L O O D L I G H T RE C E S S E D D O W N L I G H T LE G E N D 44 A1 WA L L L I G H T S ( 2 T O T A L ) 13 ' - 4 " FI N F L R WA L L L I G H T LI T H O N I A TW R C S E R I E S CO L O R : D A R K B R O N Z E CU T O F F D I E - C A S T W A L L P A C K GL A S S R E F L E C T O R FU L L C U T O F F V I S O R LE D GU A R D R A I L N O T E S 1 . Pr o v i d e G u a r d s a n d H a n d r a i l s a s d e t a i l e d , t o b e 'C A B L E - R A I L ' a s ma n u f a c t u r e d b y F e e n y W i r e R o p e a n d R i g g i n g , 2 6 0 3 U n i o n S t ., Oa k l a n d , C A 9 4 6 0 7 2 . Ra i l i n g s y s t e m t o i n c l u d e a l l n e c e s s a r y f i t t i n g s , p o s t s , s t a i n l e s s s t e e l ca b l e s , a n d m i s c p a r t s . 3 . Ra i l i n g s t o m a t c h d i m e n s i o n s s h o w n o n p l a n s , w i t h m a x i m u m 3 " c e n t e r to c e n t e r , b e t w e e n h o r i z o n t a l c a b l e s . 4 . Po s t s t o b e 2 " x 1 " t h i c k f l a t b a r , m a x 3 6 " s p a c i n g . C a p r a i l t o b e Se r i e s 1 0 0 , 2 " . 5 . Po w d e r c o a t e d f i n i s h t o m a t c h s t o r e f r o n t f r a m e c o l o r . 6 . Ma n u f a c t u r e r t o s u b m i t s h o p 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 p p r o v a l to a r c h i t e c t p r i o r t o a n y f a b r i c a t i o n . S h o p d r a w i n g s : i n d i c a t e ma t e r i a l s , s i z e s , f a b r i c a t i o n , a n c h o r a g e , i n s t a l l a t i o n d e t a i l s , a n d le n g t h s f o r c a b l e s y s t e m s . 2" w x 1 " t f l a t b a r su p p o r t s @ 3 6 " o c m a x 4 2 " 2 ' - 2 " 1 ' - 4 " 3/ 1 6 " w i r e c a b l e @ 3 " o c , th r e a d t h r u f l a t b a r s , w / te n s i o n t u r n b u c k l e s & e n d te r m i n a l s f o r e a c a b l e 2" ø p i p e r a i l EF I S 12 ' - 0 " A T T A C H M E N T 3 A R C 2 - 1 9 L I C E N S E D A R C H I T E C T F R A N C E S F A N G I B B S S T A T E O F C A L I F O R N I A No . C - 2 6 9 4 2 R E N . 1 0 - 3 1 - 1 5 87 1 M U R R A Y A V E SA N L U I S O B I S P O CA 9 3 4 0 1 (8 0 0 ) 5 0 0 - 0 9 8 0 84 8 V I A E S T E B A N SA N L U I S O B I S P O CA 9 3 4 0 1 Th e s e d r a w i n g s a r e i n s t r u m e n t s o f s e r v i c e a n d a r e pr o p e r t y o f S t e v e n D . P u l t s , A I A & A s s o c i a t e s , L L P . Al l d e s i g n a n d o t h e r i n f o r m a t i o n o n t h e d r a w i n g s ar e f o r u s e o n t h e s p e c i f i e d p r o j e c t an d s h a l l n o t b e u s e d o t h e r w i s e w i t h o u t t h e ex p r e s s e d w r i t t e n p e r m i s s i o n o f St e v e n D .P u l t s , A I A & A s s o c i a t e s , L L P . Ar c h i t e c t u r e , P l a n n i n g & G r a p h i c s 35 9 2 S a c r a m e n t o D r , S u i t e 1 4 0 Sa n L u i s O b i s p o , C a l i f o r n i a 9 3 4 0 1 80 5 / 5 4 1 - 5 6 0 4 v o i c e 15 3 6 A- 2 EX T E R I O R E L E V A T I O N S Da t e : Re v i s e d : Jo b N o : Sh e e t : Pr o j e c t : Cl i e n t : Sh e e t C o n t e n t s : 84 8 V I A E S T E B A N , L L C CO L O R S & M A T E R I A L S BU R N I S H E D C O N C R E T E B L O C K #8 2 B 4 0 7 A FA C T O R Y AI R V O L B L O C K ME T A L F A C E D C O M P O S I T E P A N E L BR I G H T S I L V E R FA C T O R Y KI N G S P A N O P T I M O - 2 4 " ME T A L L I C # 4 3 9 R Z 1 8 2 7 M AL U M I N U M C O M P O S I T E P A N E L RE D F I R E , P V D F - 3 / G L O S S 3 0 FA C T O R Y AL U C O B O N D EF I S BL A C K PA I N T SH E R W I N W I L L I A M S ME T A L C A N O P I E S CL E A R A L U M I N U M FA C T O R Y ME T A L S A L E S GL A S S SO L A R G R A Y FA C T O R Y -- ME T A L H A N D R A I L GA L V A N I Z E D S T E E L FA C T O R Y ME T A L S A L E S AL U M I N U M S T O R E F R O N T 1 RE D FA C T Y O R Y KA W N E E R AL U M I N U M S T O R E F R O N T 2 CL E A R A L U M I N U M A N O D I Z E D FA C T O R Y KA W N E E R RO L L U P D O O R S RE D - M A T C H A L U M P A N E L S PA I N T SH E R W I N W I L L I A M S E X T E R I O R E L E V A T I O N S EA S T - R O B E R T O C O U R T SO U T H - V I A E S T A B A N WE S T - P A R K I N G L O T NO R T H 34 ' - 0 " 18 ' - 1 0 " 9 ' - 1 1 " 1 3 ' - 6 " 1 4 ' - 8 " 34 ' - 0 " 29 ' - 0 " 2 6 ' - 0 " 13 ' - 4 " FI N F L R 1 6 ' - 8 " 12 ' - 0 " FI N F L R 13 ' - 4 " FI N F L R KI N I G S P A N M E T A L P A N E L EF I S AL U M S T O R E F R O N T GU A R D R A I L RE F E R T O 4 4 / A - 1 GR O U N D F A C E C O N C B L K LI N E O F B L O C K F E N C E RE F E R T O S I T E P L A N AL U C O B O N D A L U M C O M P O S I T E P A N E L S GR O U N D F A C E C O N C B L K FI N I S H F L O O R LI N E O F A D J A C E N T G R A D E 16 X 1 2 P I L A S T E R S SM O O T H C O N C B L K P A I N T B L A C K A T T A C H M E N T 3 A R C 2 - 2 0