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HomeMy WebLinkAboutItem 1 - ARCH-3144-2016 (870 Industrial) Poly Performance ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT SUBJECT: Review of a new two story industrial building that includes 30,275 square feet of manufacturing/warehousing space and a 10% parking reduction to accommodate the expansion of the existing business on site, with a categorical exemption from environmental review. PROJECT ADDRESS: 870 Industrial Way BY: Kyle Bell, Associate Planner Phone Number: (805) 781-7524 E-mail: kbell@slocity.org VIA: Tyler Corey, Principal Planner FILE NUMBER: ARCH-3144-2016 FROM: Doug Davidson, Deputy Director RECOMMENDATION: Adopt the Draft Resolution (Attachment 1) which approves the project, based on findings, and subject to conditions. SITE DATA Applicant Dave Schlossberg, Poly Performance Inc. Complete Date July 28, 2016 Zoning M-S (Special Considerations Overlay) General Plan Services & Manufacturing Site Area 3.14 acres (136,820 s.f.) Environmental Status Categorically Exempt from environmental review under Section 15332 (In-Fill Development Projects) of the CEQA Guidelines. SUMMARY The applicant, Poly Performance Inc., is proposing to construct a new two story industrial building with an approximate area of 30,275 square feet within the Manufacturing (M-S) zone with a Special Considerations Overlay (S-Overlay). The project site contains an existing 24,000 square foot industrial structure occupied by the business known as Poly Performance Inc. The proposed project has been designed to accommodate the expansion of the existing business on-site within the new proposed structure. The applicant has included a request for a bicycle parking reduction of 10% to reduce the required vehicle parking from 90 spaces to 81 parking spaces. 1.0 COMMISSION’S PURVIEW The ARC’s role is to review the project in terms of its consistency with the Zoning Regulations, Community Design Guidelines (CDG) and applicable City policies and standards. Meeting Date: October 3, 2016 Item Number: 1 ARC1 - 1 ARCH-3144-2016 870 Industrial Way Page 2 2.0 PROJECT INFORMATION 2.1 Site Information/Setting: Site Size 136,820 sq. ft. (3.14 acres) Present Use & Development Existing 24,000 sq. ft. (Manufacturing – Poly Performance) Land Use Designation Services & Manufacturing (M-S) within the Special Considerations Overlay Topography Elevation: Min. 191 feet; Max. 202 ft. Slope: 8% slope Access From Industrial Way Surrounding Use/Zoning North: M-S (Industrial and Commercial Services) East: M-S (Goodwill, warehousing) South: R-1-SP (Single Family Residences) West: C-S-S (The Gas Company) 2.2 Project Description A summary of the significant project features are provided below (Attachment 2, Project Plans): 1. Site Plan: New two story industrial structure (30,275 square feet)  35-foot maximum height  Two truck loading docks along the west elevation  Site improvements, landscaping & tree removals  81 parking spaces 2. Design: Agrarian architectural style that includes the following details and materials;  Corrugated “Box Rib” metal, and Corten steel panel siding  CMU wainscot base  Metal gutters and downspouts  Bronze aluminum storefront system 2.3 Project Statistics Item Proposed 1 Standard 2 Setbacks Street Yard 68 feet 15 feet Other Yards 61 feet Same as adjacent (0 feet) Max. Height of Structure(s) 35 feet 35 feet Max. Building Coverage (footprint) 32% 75% Floor Area Ratio (F.A.R.) 0.4 1.5 Parking Spaces 81 91 Motorcycle Spaces 5 5 Bicycle Spaces 59 14 Notes: 1. Applicant’s project plans submitted 7/7/2016 2. Zoning Regulations 3.0 PROJECT ANALYSIS The proposed development must be consistent with the requirements of the General Plan, Zoning Regulations, and Community Design Guidelines (CDG). Staff has evaluated the project and identified conditions for the ARC to consider in order to ensure the project is in substantial compliance with the CDG, as discussed in this analysis. ARC1 - 2 ARCH-3144-2016 870 Industrial Way Page 3 3.1 Consistency with the Community Design Guidelines The CDG establish the intent of the development standards for industrial projects that are inherently utilitarian in nature. The CDG state that metal buildings should employ a variety of building forms, shapes, colors, materials and other architectural treatments to add visual interest and variety to the building. Architectural treatments should emphasize the primary entrance to the building. Site Plan: The proposed layout of the project site provides for efficient use of the available site area and existing topography to provide for the expansion of the existing conforming use within the Manufacturing zone. The site design is a significant improvement to the underutilized space on the property that provides adequate access, paving for parking, loading areas, and landscaping. The project’s parking area is not a dominant visual element of the site and is screened by landscaped berm along Industrial Way that respects the privacy and reduces the visual dominance of the project from the adjacent lower density residential structures. The project has been oriented with greater setbacks than what is required along the street frontage to further conceal the project from view as seen from Industrial Way. Landscaping & Loading Areas: The CDG state that industrial projects should be located on “open space islands” by providing a landscape strip between the building and parking areas. Landscaped areas can be used to provide space for plazas, courts, or patio/outdoor eating areas. Landscaping should be used on industrial sites to define areas such as entrances to buildings and parking lots, provide transition between neighboring properties, and provide screening for outdoor storage, loading and equipment areas (CDG, Chapter 3.3E). Loading areas should be located in the least conspicuous part of the site; loading facilities should not look like an afterthought and should be screened from the street and off-site views to the maximum extent feasible and shall be architecturally integrated with the design of the building (CDG, Chapter 3.3D). The applicant has modified the plans to address concerns related to the location of the loading areas by furthering the setback of the loading dock an additional 20-feet from the front elevation and provided CMU walls along the west elevation to screen the loading areas from views along Industrial Way. Staff recommends landscaping around the base of the building including the loading areas that also provides for the inclusion of outdoor areas such as plazas, patio/outdoor eating areas or shared open space between buildings. Condition No. 4 has been included to ensure adequate landscaping and screening for the loading facilities for the project site and to include outdoor amenities, to the satisfaction of the Community Development Director. Figure 1: Conceptual Landscape Plan ARC1 - 3 ARCH-3144-2016 870 Industrial Way Page 4 Building Design: The CDG state that industrial projects should provide a variety of building and parking setbacks to avoid long monotonous building facades and create diversity within the project. The structure should establish an image of high quality through the use of appropriate durable materials and a well-landscaped setting. Industrial buildings should provide articulated façades with offsets and recessed entries with alterations of colors, textures, and materials to be used to produce diversity and enhance architectural forms (CDG, Chapter 3.3B). The project has been designed with an Agrarian architectural style that is consistent with the surrounding development and character of the neighborhood. The project provides architectural features that strive to produce a cohesive design with a defined entry tower that portrays a quality appearance while tied into the overall building composition and scale. The roll-up doors along the front façade have been revised to be glass roll-up doors to further enhance the appearance of the structure from views along Industrial Way. The project utilizes exposed roof drains/downspouts and a CMU wainscot base as integrated architectural details to enhance the effects of texture and relief to provide architectural interest to the large wall surfaces. The loading areas provided along the west elevation provide further articulation to the building form that assists to break up the “box-like” form of typical industrial buildings, as seen from Industrial Way (Figure 2). 3.2 Consistency with the Zoning Regulations The project design complies with building setbacks, lot coverage, and building height requirements for the Manufacturing (M-S) zone (see Section 2.3 Project Statistics). The S-Overlay has been assigned to the project site, through the Broad Street Annexation on February 3, 1993, in order to ensure that the necessary public improvements for safe and orderly development within the area are secured during the permitting process. Parking: The Zoning Regulations Section 17.16.060G.2 state that projects that provide bicycle parking in excess of what is required, may reduce vehicle spaces at a rate of one space for every five bicycle spaces, up to a 10% reduction. The proposed parking reduction is appropriate because the project includes a total of 59 bicycle parking spaces where only 14 are required that would reduce the required vehicle parking from 90 spaces to 81 parking spaces. A total of 81 vehicle parking spaces are provided on-site. The project qualifies for a parking reduction of 10%, and parking is adequate for the proposed project and all existing uses on-site. Figure 2: Street elevation (top right), Front perspective rendering (top right), West elevation (bottom). ARC1 - 4 ARCH-3144-2016 870 Industrial Way Page 5 4.0 ENVIRONMENTAL REVIEW The project is categorically exempt under Class 32, In -Fill Development Projects; Section 15332 of the CEQA Guidelines, because the project is consistent with General Plan policies for the land use designation and is consistent with the applicable zoning designation and regulations. The project site occurs on a property of no more than five acres substantially surrounded by urban uses that has no value as habitat for endangered, rare or threatened species as the site is located on an existing developed property. 5.0 OTHER DEPARTMENT COMMENTS The requirements of the other departments are reflected in the attached Draft Resolution as conditions of approval and code requirements, where appropriate. 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, Community Design Guidelines, or applicable City policies and standards. 7.0 ATTACHMENTS 1. Draft Resolution 2. Reduced Project Plans Included in Commission member portfolio: project plans Available at ARC hearing: color/materials board ARC1 - 5 RESOLUTION NO. ARC-XXXX-16 A RESOLUTION OF THE SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION APPROVING A NEW TWO STORY INDUSTRIAL BUILDING THAT INCLUDES 30,275 SQUARE FEET OF MANUFACTURING/WAREHOUSING SPACE AND A 10% PARKING REDUCTION TO ACCOMMODATE THE EXPANSION OF THE EXISTING BUSINESS ON SITE, WITH A CATEGORICAL EXEMPTION FROM ENVIRONMENTAL REVIEW, AS REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS DATED OCTOBER 3, 2016 (870 INDUSTRIAL WAY ARCH-3144-2016) WHEREAS, the Architectural Review Commission of the City of San Luis Obispo conducted a public hearing in the Council Hearing Room of City Hall, 990 Palm Street, San Luis Obispo, California, on October 3, 2016, pursuant to a proceeding instituted under ARCH-3144- 2016, Dave Schlossberg, 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, presented at said hearing. WHEREAS, notices of said public hearing were made at the time and in the manner required by law; and NOW, THEREFORE, BE IT RESOLVED by the Architectural Review Commission of the City of San Luis Obispo as follows: SECTION 1. Findings. The Architectural Review Commission hereby grants final approval to the project (ARCH-3144-2016), based on the following findings: 1. As conditioned, 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 the project will be compatible with site constraints and the scale and character of the neighborhood. 2. The project is consistent with the General Plan Land Use Element which establishes Community Goals for Society and Economy in order to retain and accommodate the expansion of existing businesses which promote the economic well-being of the community. The project proposes to construct a structure that can be utilized by the existing business on- site and is consistent with uses envisioned by the Services and Manufacturing District. 3. As conditioned, the project design is consistent with the Community Design Guidelines by providing a variety of architectural treatments that add visual interest and articulation to the building design that complements the design and scale of the existing structures on-site and in the surrounding neighborhood (CDG Chapter 3.3A). 4. As conditioned, the project landscaping and loading areas are consistent with the industrial Attachment 1 ARC1 - 6 Resolution No. ARC-XXXX-16 870 Industrial Way, ARCH-3144-2016 Page 2 project design guidelines by providing additional landscaping around the base of the building and loading areas to provide an “open space island” that provides a transition between the building and paved parking areas (CDG Chapter 3.3I). 5. The project is consistent with the Zoning Regulations since the proposed building design complies with height, coverage and setbacks for the Manufacturing (M-S) zone. 6. As conditioned, the proposed parking reduction is consistent with the Zoning Regulations and Parking Space Requirements, by providing five additional bicycle parking spaces per vehicle space, up to a 10% reduction. All bicycle parking has been apportioned appropriately between short-term and long-term bicycle spaces. 7. As conditioned, the project is consistent with the Broad Street Annexation Area that established the Special Considerations Overlay in order to ensure that necessary public improvements are included to provide safe and orderly development within the area. SECTION 2. Environmental Review. The project is categorically exempt under Class 32, In-Fill Development Projects; Section 15332 of the CEQA Guidelines, because the project is consistent with General Plan policies for the land use designation and is consistent with the applicable zoning designation and regulations. The project site occurs on a property of no more than five acres substantially surrounded by urban uses that has no value as habitat for endangered, rare or threatened species as the site is located on an existing developed property. SECTION 3. Action. The Architectural Review Commission (ARC) hereby grants final approval to the project with incorporation of the following conditions: Planning Division 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 Indemni fied Claim upon being presented with the Indemnified Claim and the City shall fully cooperate in the defense against an Indemnified Claim. 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 Director or Architectural Review Commission, as deemed appropriate. Attachment 1 ARC1 - 7 Resolution No. ARC-XXXX-16 870 Industrial Way, ARCH-3144-2016 Page 3 3. Plans submitted for a building permit shall call out the colors and materials of all proposed building surfaces and other improvements. Colors and materials shall be as shown on the color elevation submitted with Architectural Review application. 4. Plans submitted for a building permit shall provide a minimum five-foot landscape strip along the North & South elevations between the building and paved areas. landscaping shall provide for the inclusion of on-site amenities for persons working within the project site, such as plazas, courts, gardens or other patio/outdoor eating areas. A minimum five-foot landscaping strip shall also be provided surrounding the base of each loading dock area with vegetation that may effectively screen or soften the view of the loading facilities from the public right- of-way, to the satisfaction of the Community Development Director. 5. A final landscaping plan, including irrigation details and plans, shall be submitted to the Community Development Department along with working drawings. The legend for the landscaping plan shall include the sizes and species of all groundcovers, shrubs, and trees with corresponding symbols for each plant material showing their specific locations on plans. 6. Plans submitted for construction permits shall include elevation and detail drawings of all walls and fences. Fences, walls, and hedges will comply with the development standards described in the Zoning Regulations (§17.16.050 –Fences, Walls, and Hedges). Walls and fences should remain as low as possible, long expanses of fence or wall surfaces shall be offset and architecturally designed to prevent monotony. Walls taller than 5 feet shall be stepped down in design to provide landscaping between wall components, to the satisfaction of the Community Development Director. 7. The locations of all lighting, including bollard style landscaping or path/parking lighting, shall be included in plans submitted for a building permit. All wall-mounted lighting fixtures shall be clearly called out on building elevations included as part of working drawings. All wall- mounted lighting shall complement building architecture, subject to the approval of the Community Development Director. The lighting schedule for the building shall include a graphic representation of the proposed lighting fixtures and cut-sheets on the submitted building plans. The selected fixture(s) shall be shielded to insure that light is directed downward consistent with the requirements of the City’s Night Sky Preservation standards contained in Chapter 17.23 of the Zoning Regulations. 8. Plans submitted for a building permit shall include window details indicating the type of materials for the window frames and mullions, their dimensions, and colors. Plans shall include the materials and dimensions of all lintels, sills, surrounds recesses and other related window features. 9. Mechanical and electrical equipment shall be located internally to the building. With submittal of working drawings, the applicant shall include sectional views of the building, which clearly show the sizes of any proposed condensers and other mechanical equipment. If any condensers or other mechanical equipment is to be placed on the roof, plans submitted for a building permit shall confirm that parapets and other roof features will adequately screen Attachment 1 ARC1 - 8 Resolution No. ARC-XXXX-16 870 Industrial Way, ARCH-3144-2016 Page 4 them. A line-of-sight diagram shall be included to confirm that proposed screening will be adequate. This condition applies to initial construction and later improvements. 10. The applicant shall submit building plans that include a trash enclosure design that is finished with high quality materials to match the architecture of the project buildings; design of the enclosure is subject to the Community Design Guidelines and to the satisfaction of the Community Development Director. 11. The storage area for trash and recycling cans shall be screened from the public right-of- way. The subject property shall be maintained in a clean and orderly manner at all times; free of excessive leaves, branches, and other landscape material. The applicant shall be responsible for the clean-up of any landscape material in the public right-of-way. 12. The location of any required backflow preventer and double-check assembly shall be shown on all site plans submitted for a building permit, including the landscaping plan. Construction plans shall also include a scaled diagram of the equipment proposed. Where possible, as determined by the Utilities Director, equipment shall be located inside the building within 20 feet of the front property line. Where this is not possible, as determined by the Utilities Director, the back flow preventer and double-check assembly shall be located in the street yard and screened using a combination of paint color, landscaping and, if deemed appropriate by the Community Development Director, a low wall. The size and configuration of such equipment shall be subject to review and approval by the Utilities and Community Development Directors. 13. Any new proposed signage shall be reviewed by the Planning Division to ensure appropriateness for the site and compliance with the Sign Regulations. Signage shall coordinate with building architecture and the type of land use. No channel letters with plex faces or metal cabinet signs are allowed. The Director may refer signage to the ARC if it seems excessive or out of character with the project. Engineering Division – Public Works/Community Development Department 14. 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 15. The building plan submittal shall show any sections of damaged or displaced curb, gutter, and sidewalk to be repaired or replaced to the satisfaction of the Public Works Department. 16. The existing driveway approach shall be upgraded to comply with current standards. The current city and ADA standard requires a 4’ accessible sidewalk extension behind the ramp. The building plans shall show the new approach per city standard. 17. The existing driveway approach that does not lead to a proposed driveway shall be abandoned and replaced with sidewalk, curb, and gutter per City Engineering Standards. Attachment 1 ARC1 - 9 Resolution No. ARC-XXXX-16 870 Industrial Way, ARCH-3144-2016 Page 5 18. The building plan submittal shall show the driveway and parking areas to comply with t he 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 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. 19. The proposed walls, drainage features or other improvements shall be located outside the public right-of-way unless otherwise accepted by the Public Works Director. A temporary encroachment agreement will be required for any proposed encroachments that are allowed to be located in the public right-of-way. The required agreement shall be recorded prior to building permit issuance if applicable. 20. The building plan submittal shall include the dimensions and bearings for all property lines for reference. 21. The building plan submittal shall note or dimension the right-of-way width on the site plan. The plan shall show the dimensions of the centerline to property line, centerline to face of curb, and face of curb to property line for reference. 22. The building plan submittal shall show the location, extent and nature of all proposed site retaining walls. Walls, fences, or wall-fence combinations shall be approved by the Planning Division for compliance with the fence height requirements of the Zoning Regulations. 23. The building plan submittal shall include a complete site utility plan. All existing and proposed utilities along with utility company meters shall be shown. Existing underground and overhead services shall be shown along with any proposed alterations or upgrades. Unless otherwise accepted, services to the new structures shall be underground. All work in the public right-of-way shall be shown or noted. 24. The building plan submittal shall show the location of any existing private water well and private waste disposal system for reference if applicable. Show or note the disposition of any well, septic tank, or leach field. Abandonment of a water well or private waste disposal system shall be in accordance with local ordinance, plumbing code requirements, and state requirements. The project soils engineer shall provide recommendations of the limit s and extent of the removal of any existing leach field(s). 25. The building plan submittal shall show the location of the fire service lateral, double-check assembly, and fire department connection (FDC) on the site utility plan. Show the location of the fire riser room and interior fire riser in accordance with the ARC approvals and/or the Planning Divisions architectural guidelines. Provide access to the fire riser and appurtenances in accordance with the UFC and as approved by the Fire Marshal. Clarif y to the satisfaction of the Fire Marshal whether an FDC should be provided at the double-check assembly or on the building. Attachment 1 ARC1 - 10 Resolution No. ARC-XXXX-16 870 Industrial Way, ARCH-3144-2016 Page 6 26. This development shall comply with the Waterway Management Plan. The building plan submittal shall include a final drainage report in accordance with the Waterway Management Plan Volume III, Drainage Design Manual and the Post Construction Stormwater Requirements as promulgated by the Regional Water Quality Control Board. 27. The building plan submittal shall include a complete gradin g, drainage and erosion control plan. The grading plan shall show existing structures and grades located within 15’ of the property lines and/or building pad in accordance with the grading ordinance. The plan shall include all existing and proposed grades, finish floor elevations, and spot elevations to depict the site drainage. The plan shall include all existing and proposed drainage devices and systems. The plan shall consider historic offsite drainage tributary to this property that may need to be conveyed along with the improved on-site drainage. 28. The building plan submittal shall show the existing drainage infrastructure to be upgraded to preclude drainage from crossing the public sidewalk. Drainage shall be diverted to sidewalk underdrains per city standard 3415 if applicable. Otherwise, the existing drainage channel shall convey flow to the new storm drain system. 29. The building plan submittal shall show compliance with the Post Construction Stormwater Requirements as promulgated 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. 30. 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. 31. EPA Requirement: General Construction Activity Storm Water Permits are required for all storm water discharges associated with a construction activity where clearing, grading or excavations result in land disturbance of one or more acres. Storm water discharges of less than one acre, but which is part of a larger common plan of development or sale, also requires a permit. Permits are required until the construction is complete. To be covered by a General Construction Activity Permit, the owner(s) of land where construction activity occurs must submit a completed "Notice of Intent" (NOI) form, with the appropriate fee, to the State Regional Water Quality Control Board. An application is required to the State Board under their recently adopted Stormwater Multi-Application, Reporting, and Tracking System (SMARTS). 32. The building plan submittal shall include a copy of the Storm Water Pollution Prevention Plan (SWPPP) for reference. Incorporate any erosion control measures into the building plans as required by the Board, identified in the SWPPP, and in accordance with Section 10 of the Attachment 1 ARC1 - 11 Resolution No. ARC-XXXX-16 870 Industrial Way, ARCH-3144-2016 Page 7 city’s Waterways Management Plan. The building plan submittal shall include reference to the WDID number on the grading and erosion control plans for reference. 33. 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. Include the diameter and species of all trees. Tree canopies should generally be shown to scale for reference. The City Arborist supports the proposed tree removals as shown on the plans with the compensatory tree plantings shown on the landscape plan. Any additional tree removals may require approval by the City Arborist and/or Tree Committee. 34. The building plan submittal shall show all existing and proposed street trees. One 15-gallon street tree is required for each 35 linear feet of frontage. Tree species and planting requirements shall be in accordance with City Engineering Standards. Transportation Division – Public Works Department 35. Prior to the issuance of building permits, the applicant shall be responsible for paying current transportation impact fees (TIF). 36. The applicant shall be responsible for ensuring that any new street trees are placed outside of sight distance triangles at Industrial Way project access driveway per City of San Luis Obispo and Caltrans Standards. A diagram of the sight distance triangle may be provided by the Transportation Division upon request by the applicant. Utilities Department 37. The property’s existing sewer lateral to the point of connection at the City main must pass a pipeline video inspection (visual inspection of the interior of the pipeline), including repair or replacement, as part of the project. The pipeline video 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. Additional information is provided below related to this requirement:  The pipeline video inspection shall be submitted on USB drive and shall be in color.  The inspection shall be of adequate resolution in order to display pipe.  Material submitted shall include the project address and a scaled plan of the building and the lateral location to the connection at the City sewer main.  The inspection shall include tracking of the pipeline length (in feet) from the start of the inspection to the connection at the City sewer main.  It is optional to provide audio on the report to explain the location, date of inspection, and pipeline condition observations. Attachment 1 ARC1 - 12 Resolution No. ARC-XXXX-16 870 Industrial Way, ARCH-3144-2016 Page 8 Code Requirements Utilities Department 1. Potable city 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 at: http://www.slocity.org/home/showdocument?id=5909 Building Division – Community Development Department 2. Elevator access shall be provided to the second floor offices in accordance with CBC 11B - 206.2.3 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 3rd day of October, 2016. _____________________________ Doug Davidson, Secretary Architectural Review Commission Attachment 1 ARC1 - 13 Da t e JU N E 2 3 , 2 0 1 6 fo r : Sh e e t Sc a l e A0 . 0 NO T T O S C A L E PO L Y P E R F O R M A N C E Attachment 2 ARC1 - 14 Da t e JU N E 2 3 , 2 0 1 6 fo r : Sh e e t Sc a l e SI T E AR C H I T E C T U R A L S H E E T S A0 . 0 C O V E R S H E E T A1 . 0 P R O J E C T D A T A A2 . 0 S C H E M A T I C S I T E P L A N A2 . 1 T R E E R E M O V A L P L A N A3 . 0 S C H E M A T I C F I R S T F L O O R P L A N A3 . 1 S C H E M A T I C S E C O N D F L O O R P L A N A3 . 2 S C H E M A T I C R O O F P L A N A4 . 0 S C H E M A T I C E X T E R I O R E L E V A T I O N S A4 . 1 S C H E M A T I C E X T E R I O R E L E V A T I O N S A5 . 0 E N T R Y P E R S P E C T I V E A5 . 1 R E A R E N T R Y P E R S P E C T I V E A6 . 0 B U I L D I N G S E C T I O N S A7 . 0 S C H E M A T I C S I T E L I G H T I N G P L A N CB - 1 C O L O R & M A T E R I A L S CI V I L S H E E T S C- 1 T O P O G R A P H I C M A P C- 2 . 1 G R A D I N G & D R A I N A G E P L A N C- 3 . 1 U T I L I T Y P L A N LA N D S C A P E S H E E T S L- 1 C O N C E P T U A L L A N D S C A P I N G P L A N PR O J E C T D E S C R I P T I O N TH I S P R O J E C T P R O P O S E S T H E A D D I T I O N O F A N E W 2 5 , 2 6 9 S F BU I L D I N G O N A C U R R E N T L Y D E V E L O P E D L O T L O C A T E D O F F O F IN D U S T R I A L W A Y N E A R B R O A D S T R E E T . ¬TH E R E I S C U R R E N T L Y AN EX I S T I N G 2 4 , 0 0 0 S F B U I L D I N G O N S I T E T H A T W I L L R E M A I N . PA R T O F T H E P R O J E C T I M P R O V E M E N T S W I L L I N C L U D E T H E A D D I T I O N OF A U T O M O B I L E A N D B I C Y C L E P A R K I N G . C U R R E N T L Y , T H E R E A R E 3 7 EX I S T I N G P A R K I N G S P A C E S F O R A U T O M O B I L E S . T H I S W I L L B E IN C R E A S E D T O A T O T A L O F 7 0 S P A C E S , A N D A N A D D I T I O N A L 3 5 SP A C E S W I L L B E P R O V I D E D F O R B I C Y C L E S . PO L Y P E R F O R M A N C E VI C I N I T Y M A P SH E E T I N D E X AR C H I T E C T AR R I S S T U D I O A R C H I T E C T S 13 0 6 J O H N S O N A V E N U E SA N L U I S O B I S P O , C A 9 3 4 0 1 AT T N : T H O M J E S S PH O N E : ( 8 0 5 ) 5 4 7 - 2 2 4 0 EM A I L : T J E S S @ A R R I S - S T U D I O . C O M OW N E R PO L Y P E R F O R M A N C E 87 0 I N D U S T R I A L W A Y SA N L U I S O B I S P O , C A 9 3 4 0 1 AT T N : D A V I D S C H L O S S B E R G PH O N E : ( 8 0 5 ) 7 0 6 - 0 2 3 5 EM A I L : D A V E @ P O L Y P E R F O R M A N C E . C O M CI V I L E N G I N E E R AS H L E Y & V A N C E E N G I N E E R I N G 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 AT T N : T R U I T T V A N C E PH O N E : ( 8 0 5 ) 5 4 5 - 0 0 1 0 EM A I L : T R U I T T @ A S H L E Y V A N C E . C O M PR O J E C T D I R E C T O R Y BROAD S T R E E T I N D U S T R I A L W A Y LA N D S C A P E A R C H I T E C T SU M M E R S / M U R P H Y & P A R T N E R S , I N C . 97 9 O S O S S T R E E T , S U I T E B 6 SA N L U I S O B I S P O , C A 9 3 4 0 1 AT T N : J I M B U R R O W S PH O N E : ( 8 0 5 ) 4 3 9 - 3 2 0 9 EM A I L : J B U R R O W S @ S M P I N C . N E T A1 . 0 NO T T O S C A L E PR O J E C T S T A T I S T I C S AD D R E S S : 87 0 I N D U S T R I A L W A Y AP N : 05 3 - 2 3 1 - 0 2 7 SI T E A R E A : GR O S S : 3. 1 4 A C R E S ( 1 3 6 , 8 2 0 S F ) NE T : 2. 8 7 A C R E S ( 1 2 5 , 0 0 9 S F ) ZO N I N G : M- S ( M A N U F A C T U R I N G ) US E : EX I S T I N G U S E : MA N U F A C T U R I N G / W A R E H O U S E PR O P O S E D U S E : MA N U F A C T U R I N G / W A R E H O U S E TY P E O F C O N S T R U C T I O N : TY P E V B SP R I N K L E R S : YE S ( N F P A - 1 3 ) OC C U P A N C I E S : F- 1 / S - 2 / B BU I L D I N G H E I G H T : AV E R A G E N A T U R A L G R A D E : 1 9 8 . 5 ' ( 2 0 1 . 5 ' + 1 9 6 . 5 ' / 2 = 1 9 9 . 0 ' ) AL L O W A B L E : 35 ' ( 2 3 4 . 0 ' ) PR O P O S E D : 34 ' - 9 ' ( 3 2 ' - 0 " A B O V E 2 0 1 . 7 5 ' F I N I S H F L O O R ) EX I S T I N G B U I L D I N G A R E A : MA N U F / W A R E H O U S E 20 , 0 0 0 S F OF F I C E 4, 0 0 0 S F TO T A L E X I S T I N G : 2 4 , 0 0 0 S F PR O P O S E D B U I L D I N G A R E A : MA N U F / W A R E H O U S E 1 7 , 8 3 5 S F OF F I C E 1 1 , 9 1 1 S F AC C E S S O R Y 52 9 S F TO T A L P R O P O S E D : 3 0 , 2 7 5 S F PA R K I N G R E Q U I R E D : EX I S T I N G M A N U F A C T U R I N G : 1 3 S P A C E S ( 6 , 5 0 0 S F @ 1 S P A C E / 5 0 0 S F ) EX I S T I N G W A R E H O U S E : 9 S P A C E S ( 1 3 , 5 0 0 S F @ 1 S P A C E / 1 , 5 0 0 S F ) EX I S T I N G O F F I C E : 13 S P A C E S ( 4 , 0 0 0 S F @ 1 S P A C E / 3 0 0 S F ) EX I S T I N G S U B T O T A L : 3 5 S P A C E S PR O P O S E D M A N U F A C T U R I N G : 5 S P A C E S ( 2 , 3 3 3 S F @ 1 S P A C E / 5 0 0 S F ) PR O P O S E D W A R E H O U S E : 1 0 S P A C E S ( 1 5 , 5 0 2 S F @ 1 S P A C E / 1 , 5 0 0 S F ) PR O P O S E D O F F I C E : 40 S P A C E S ( 1 1 , 9 1 1 S F @ 1 S P A C E / 3 0 0 S F ) PR O P O S E D S U B T O T A L : 55 S P A C E S RE Q U I R E D : 90 S P A C E S 10 % B I K E P A R K I N G R E D U C T I O N : -9 S P A C E S ( 4 5 B I K E S @ 5 B I K E S / 1 V E H I C L E ) TO T A L P A R K I N G R E Q U I R E D : 8 1 S P A C E S PA R K I N G P R O V I D E D : 8 1 S P A C E S MO T O R C Y C L E P A R K I N G R E Q U I R E D : 5 S P A C E S ( 1 M O T O R C Y C L E / 2 0 V E H I C L E ) MO T O R C Y C L E P A R K I N G P R O V I D E D : 5 S P A C E S BI C Y C L E P A R K I N G R E Q U I R E D : 1 5 % B I C Y C L E P A R K I N G R E Q U I R E D 1 4 S P A C E S ( 9 0 X 1 5 % = 1 3 . 5 ) 1 0 % B I C Y C L E P A R K I N G R E D U C T I O N 4 5 S P A C E S ( 9 0 X 1 0 % X 5 B I K E S / 1 V E H I C L E ) T O T A L B I C Y C L E P A R K I N G R E Q U I R E D 59 S P A C E S BI C Y C L E P A R K I N G P R O V I D E D : L O N G T E R M B I C Y C L E S P A C E S : EX T E R I O R B I C Y C L E L O C K E R S 14 S P A C E S IN T E R I O R V E R T I C A L B I K E R A C K S 34 S P A C E S TO T A L L O N G T E R M : 48 S P A C E S S H O R T T E R M B I C Y C L E S P A C E S : EX T E R I O R H O R I Z O N T A L R A C K S 1 1 S P A C E S TO T A L B I C Y C L E P A R K I N G P R O V I D E D 59 S P A C E S Attachment 2 ARC1 - 15 EX I S T I N G B U I L D I N G TO R E M A I N (2 4 , 0 0 0 S . F . ) PR O P O S E D B U I L D I N G FI R S T F L O O R : 20 , 7 7 9 S F SE C O N D F L O O R : 9, 4 9 5 S F TO T A L A R E A 3 0 , 2 7 4 S F 90 ' 2 3 0 ' 37 ' 4' 20 ' 30 ' 1 2 ' 2 6 ' 1 8 ' 5 ' AD J A C E N T C O M M E R C I A L AD J A C E N T CO M M E R C I A L AD J A C E N T CO R P . Y A R D AD J A C E N T CO M M E R C I A L 1 0 ' 2 4 ' 1 8 ' 1 9 ' 10 0 ' 2 4 0 ' GA T E GA T E TR A S H 5' PR O V I D E 4 ' T A L L C M U WA I N S C O T A R O U N D BU I L D I N G P E R I M E T E R -T Y P I C A L (E ) W E L L T O RE M A I N AP P R O X I M A T E L O C A T I O N OF U N D E R G R O U N D ST O R A G E T R E N C H - S E E CI V I L S H E E T (N ) R E T A I N I N G W A L L JO I N T H E T W O R E T A I N I N G W A L L S T O G E T H E R (N ) A C C E S S I B L E RA M P 1 5 ' SE T B A C K RE Q U I R E M E N T 61 ' 6 8 ' 6 1 ' 13 98 9 9 9 3 25M 3 3 8 M M M (6 ) B I C Y C L E ST O R A G E LO C K E R S (3 ) B I C Y C L E ST O R A G E LO C K E R S (1 4 ) V E R T I C A L BI C Y C L E R A C K S (6 ) H O R I Z O N T A L BI C Y C L E R A C K S UT I L I T Y R O O M 14 5 S F ST A I R # 1 19 2 S F 9' TY P . 1 8 ' T Y P . 8' 4 ' 4 ' ST A I R # 1 19 2 S F M 4 ' (1 2 ) V E R T I C A L BI K E R A C K S (4 ) V E R T I C A L BI K E R A C K S (4 ) V E R T I C A L BI K E R A C K S (5 ) B I C Y C L E ST O R A G E LO C K E R S (5 ) H O R I Z O N T A L BI C Y C L E R A C K S SC H E M A T I C S I T E P L A N 02 0 4 0 10 5 Da t e JU N E 2 3 , 2 0 1 6 fo r : Sh e e t Sc a l e NO R T H A2 . 0 1" = 4 0 ' @ 1 1 x 1 7 1" = 2 0 ' @ 2 4 x 3 6 Attachment 2 ARC1 - 16 EX I S T I N G B U I L D I N G PR O P O S E D B U I L D I N G AD J A C E N T C O M M E R C I A L AD J A C E N T CO M M E R C I A L AD J A C E N T CO R P . Y A R D AD J A C E N T CO M M E R C I A L 1 11 2 2 2 3 5 4 6 6 Da t e JU N E 2 3 , 2 0 1 6 fo r : Sh e e t Sc a l e TR E E R E M O V A L P L A N 02 0 4 0 10 5 NO R T H A2 . 1 1" = 4 0 ' @ 1 1 x 1 7 1" = 2 0 ' @ 2 4 x 3 6 TR E E R E F E R E N C E N O T E S EX I S T I N G T R E E T O B E R E M O V E D 1. 1 2 " Ø M O N T E R E Y P I N E T R E E Pi n u s r a d i a t a 2. 1 2 " Ø E U C A L Y P T U S T R E E Eu c a l y p t u s 3. ( 2 ) 8 " Ø S I L K O A K T R U N K S Gr e v i l l e a r o b u s t a 4. 6 " Ø R E D W O O D Se q u o i a s e m p e r v i r e n s 5. 1 4 " Ø R E D W O O D Se q u o i a s e m p e r v i r e n s 6. S H R U B S T O B E R E M O V E D TR E E R E M O V A L S U M M A R Y MO N T E R E Y P I N E S 3 EU C A L Y P T U S T R E E S 3 SI L K O A K T R E E 1 RE D W O O D T R E E S 2 TO T A L T R E E S R E M O V E D : 9 PL E A S E R E F E R T O C O N C E P T U A L L A N D S C A P I N G PL A N F O R N E W & E X I S T I N G S T R E E T T R E E S , P L A N T LI S T , A N D W A T E R C O N S E R V A T I O N N O T E S Attachment 2 ARC1 - 17 9 DB C 1 7 3 2 6 7 3 5 4 9 8 11 12 10 A C A 8 B 4 11 12 10 6 5 2 1 WA R E H O U S E EL E C T / FI R E R I S E R SH O W R O O M IN S T A L L A T I O N OF F I C E 1 OF F I C E 2 BR E A K RO O M RE S T RO O M 1 RE S T RO O M 2 DO C K RA M P 1 DO C K 1 DO C K RA M P 2 DO C K 2 ST A I R 1 TR A S H / RE C Y C L I N G 23 0 ' - 0 " 1' - 0 " 25 ' - 4 " 25 ' - 4 " 25 ' - 4 " 25 ' - 4 " 25 ' - 4 " 25 ' - 4 " 25 ' - 4 " 25 ' - 4 " 25 ' - 4 " 1' - 0 " 9 0 ' - 0 " 4 5 ' - 0 " 4 5 ' - 0 " 2 0 ' - 0 " 9 0 ' - 0 " 4 5 ' - 0 " 4 5 ' - 0 " ST A I R 2 SC H E M A T I C F I R S T F L O O R P L A N 01 02 0 5 2. 5 Da t e JU N E 2 3 , 2 0 1 6 fo r : Sh e e t Sc a l e NO R T H A3 . 0 1" = 2 0 ' @ 1 1 x 1 7 1" = 1 0 ' @ 2 4 x 3 6 Attachment 2 ARC1 - 18 9 DB C 1 7 3 2 6 7 3 5 4 9 8 11 12 10 A C A 8 B 4 11 12 10 6 5 2 1 OP E N T O B E L O W DA V E ' S OF F I C E OF F I C E 3 OF F I C E 4 OF F I C E 5 OF F I C E 6 OF F I C E 7 OF F I C E 8 OF F I C E 9 OF F I C E 12 OF F I C E 11 OF F I C E 10 CO N F RO O M OP E N OF F I C E ST A I R 1 23 0 ' - 0 " 1' - 0 " 25 ' - 4 " 25 ' - 4 " 25 ' - 4 " 25 ' - 4 " 25 ' - 4 " 25 ' - 4 " 25 ' - 4 " 25 ' - 4 " 25 ' - 4 " 1' - 0 " 9 0 ' - 0 " 4 5 ' - 0 " 4 5 ' - 0 " 9 0 ' - 0 " 4 5 ' - 0 " 4 5 ' - 0 " 1 1 ' - 8 " 1 1 ' - 0 " 1 1 ' - 0 " 1 1 ' - 4 " 1 1 ' - 0 " 1 1 ' - 0 " 2 6 ' - 0 " 18 ' - 4 " 11 ' - 0 " 11 ' - 7 " 5' - 6 " 8' - 3 " 12 ' - 4 " 27 ' - 0 " 12 ' - 4 " OP E N O F F I C E ST A I R 2 Da t e JU N E 2 3 , 2 0 1 6 fo r : Sh e e t Sc a l e SC H E M A T I C S E C O N D F L O O R P L A N 01 02 0 5 2. 5 NO R T H A3 . 1 1" = 2 0 ' @ 1 1 x 1 7 1" = 1 0 ' @ 2 4 x 3 6 Attachment 2 ARC1 - 19 9 DB C 1 7 3 2 6 7 3 5 4 9 8 11 12 10 A C A 8 B 4 11 12 10 6 5 2 1 FU T U R E S O L A R PA N E L S FU T U R E S O L A R PA N E L S FU T U R E S O L A R PA N E L S ME C H A N I C A L EQ U I P . S C R E E N E D FR O M V I E W ME C H A N I C A L EQ U I P . S C R E E N E D FR O M V I E W ME C H A N I C A L EQ U I P . S C R E E N E D FR O M V I E W ME C H A N I C A L EQ U I P . S C R E E N E D FR O M V I E W ME C H A N I C A L EQ U I P . S C R E E N E D FR O M V I E W FU T U R E S O L A R PA N E L S Da t e JU N E 2 3 , 2 0 1 6 fo r : Sh e e t Sc a l e SC H E M A T I C R O O F P L A N 01 02 0 5 2. 5 NO R T H A3 . 2 1" = 2 0 ' @ 1 1 x 1 7 1" = 1 0 ' @ 2 4 x 3 6 Attachment 2 ARC1 - 20 ME T A L P A N E L S I D I N G @ EN T R Y T O W E R 12 ' x 1 4 ' R O L L - U P DO O R HI G H W I N D O W S A T WA R E H O U S E CM U T R A S H E N C L O S U R E W/ M E T A L G A T E S CO N T I N U O U S GU T T E R DO W N S P O U T S CE N T E R E D B E T W E E N WI N D O W S TR U C K L O A D I N G DO C K CM U W A L L @ TR U C K D O C K CM U W A L L @ TR U C K D O C K 12 ' x 1 4 ' R O L L - U P DO O R TR U C K L O A D I N G DO C K +2 0 1 . 7 5 ' T. O . 1 S T F L O O R +2 0 1 . 7 5 ' T. O . C M U W A L L +2 1 9 . 7 5 ' T. O . 2 N D F L O O R +2 2 9 . 7 5 ' T. O . R O O F @ E A V E +2 3 2 . 2 5 ' T. O . R O O F @ E A V E ME T A L P A N E L S I D I N G @ EN T R Y T O W E R SI G N A G E A B O V E DO O R 12 ' x 1 4 ' R O L L - U P DO O R WI N D O W S @ S E C O N D FL O O R O F F I C E S ME T A L S I D I N G CM U W A I N S C O T ST O R E F R O N T G L A Z I N G @ E N T R Y ME T A L C A N O P Y OV E R E N T R Y TR U C K D O C K CM U W A L L @ TR U C K D O C K +2 0 1 . 7 5 ' T. O . 1 S T F L O O R +2 0 1 . 7 5 ' T. O . C M U W A L L +2 1 9 . 7 5 ' T. O . 2 N D F L O O R +2 2 9 . 7 5 ' T. O . R O O F @ E A V E +2 3 2 . 2 5 ' T. O . R O O F @ E A V E +2 3 3 . 7 5 ' T. O . R O O F @ E A V E EX I S T I N G B U I L D I N G TO R E M A I N 3 2 ' - 0 " SC H E M A T I C W E S T E L E V A T I O N 01 02 0 5 2. 5 Da t e JU N E 2 3 , 2 0 1 6 fo r : Sh e e t Sc a l e A4 . 0 1" = 2 0 ' @ 1 1 x 1 7 1" = 1 0 ' @ 2 4 x 3 6 SC H E M A T I C S O U T H E L E V A T I O N Attachment 2 ARC1 - 21 HI G H W I N D O W S A T WA R E H O U S E 12 ' x 1 4 ' R O L L - U P DO O R DO W N S P O U T S CE N T E R E D B E T W E E N WI N D O W S ME T A L S I D I N G CM U W A I N S C O T +2 0 1 . 7 5 ' T. O . 1 S T F L O O R +2 0 1 . 7 5 ' T. O . C M U W A L L +2 1 9 . 7 5 ' T. O . 2 N D F L O O R +2 2 9 . 7 5 ' T. O . R O O F @ E A V E +2 3 2 . 2 5 ' T. O . R O O F @ E A V E +2 3 3 . 7 5 ' T. O . R O O F @ E A V E ME T A L P A N E L S I D I N G @ R E A R EN T R Y T O W E R ME T A L S I D I N G ST O R E F R O N T G L A Z I N G @ E N T R Y CM U W A I N S C O T +2 0 1 . 7 5 ' T. O . 1 S T F L O O R +2 0 1 . 7 5 ' T. O . C M U W A L L +2 1 9 . 7 5 ' T. O . 2 N D F L O O R +2 2 9 . 7 5 ' T. O . R O O F @ E A V E +2 3 2 . 2 5 ' T. O . R O O F @ E A V E EX I S T I N G B U I L D I N G TO R E M A I N 3 0 ' - 6 " Da t e JU N E 2 3 , 2 0 1 6 fo r : Sh e e t Sc a l e SC H E M A T I C E A S T E L E V A T I O N 01 02 0 5 2. 5 A4 . 1 1" = 2 0 ' @ 1 1 x 1 7 1" = 1 0 ' @ 2 4 x 3 6 SC H E M A T I C N O R T H E L E V A T I O N Attachment 2 ARC1 - 22 Da t e JU N E 2 3 , 2 0 1 6 fo r : Sh e e t Sc a l e EN T R Y P E R S P E C T I V E A5 . 0 NO T T O S C A L E NE W A C C E S S I B L E R A M P A N D ST A I R C A S E T O T H E P U B L I C W A Y DO C K 1 & L O A D I N G A R E A DO C K 2 & L O A D I N G A R E A EX I S T I N G B U I L D I N G T O R E M A I N ST O R E F R O N T @ M A I N E N T R Y ME T A L S I D I N G ME T A L P A N E L S @ E N T R Y T O W E R ME T A L G U T T E R S & D O W N S P O U T S Attachment 2 ARC1 - 23 Da t e JU N E 2 3 , 2 0 1 6 fo r : Sh e e t Sc a l e RE A R E N T R Y P E R S P E C T I V E A5 . 1 NO T T O S C A L E ST O R E F R O N T G L A Z I N G AT R E A R E N T R Y 12 ' X 1 4 ' R O L L - U P DO O R EX I S T I N G B U I L D I N G T O R E M A I N ME T A L P A N E L S @ R E A R EN T R Y T O W E R ME T A L G U T T E R & DO W N S P O U T S ME T A L S I D I N G CM U B A S E Attachment 2 ARC1 - 24 SH O W R O O M OP E N O F F I C E O F F I C E OF F I C E WA R E H O U S E +2 1 9 . 7 5 ' T. O . 2 N D F L O O R +2 2 9 . 7 5 ' T. O . R O O F @ E A V E +2 3 2 . 2 5 ' T. O . R O O F @ E A V E 3 2 ' - 0 " +2 3 2 . 2 5 ' T. O . R O O F @ E A V E +2 0 1 . 7 5 ' T. O . C M U W A L L +2 0 1 . 7 5 ' T. O . 1 S T F L O O R +1 9 9 . 0 0 ' DA S H E D L I N E R E P R E S E N T S AV G . N A T U R A L G R A D E OP E N O F F I C E A A B B WA R E H O U S E DO C K 2 EX I S T I N G BU I L D I N G +1 9 9 . 0 0 ' DA S H E D L I N E R E P R E S E N T S AV G . N A T U R A L G R A D E +2 1 9 . 7 5 ' T. O . 2 N D F L O O R +2 2 9 . 7 5 ' T. O . R O O F @ E A V E +2 3 2 . 2 5 ' T. O . R O O F @ E A V E 3 2 ' - 0 " +2 3 2 . 2 5 ' T. O . R O O F @ E A V E +2 0 1 . 7 5 ' T. O . C M U W A L L +2 0 1 . 7 5 ' T. O . 1 S T F L O O R ME C H A N I C A L E Q U I P M E N T HI D D E N F R O M V I E W SI T E S E C T I O N B 01 02 0 5 2. 5 Da t e JU N E 2 3 , 2 0 1 6 fo r : Sh e e t Sc a l e A6 . 0 1" = 2 0 ' @ 1 1 x 1 7 1" = 1 0 ' @ 2 4 x 3 6 LE G E N D SI T E S E C T I O N A Attachment 2 ARC1 - 25 EX I S T I N G B U I L D I N G TO R E M A I N (2 4 , 0 0 0 S . F . ) PR O P O S E D BU I L D I N G AD J A C E N T C O M M E R C I A L AD J A C E N T CO M M E R C I A L AD J A C E N T CO R P . Y A R D AD J A C E N T CO M M E R C I A L TR A S H EL E C . Da t e JU N E 2 3 , 2 0 1 6 fo r : Sh e e t Sc a l e LI G H T I N G L E G E N D WA L L M O U N T E D L I G H T +3 6 " B O L L A R D WA L L M O U N T E D L I G H T LI G H T I N G F I X T U R E S BE G A 3 6 0 ° B O L L A R D (L O C A T E D : M A I N & R E A R E N T R Y WA L K W A Y S ) MO D E L : 8 4 2 9 - D A R K B R O N Z E WA T T S : 1 3 L U M E N S : 9 0 0 +3 6 " 3 6 0 ° B O L L A R D RE C E S S E D C A N L I G H T U N D E R C A N O P Y RE C E S S E D C E I L I N G L I G H T BE G A R E C E S S E D L I N E A R L I G H T (L O C A T E D : L O A D I N G D O C K S ) MO D E L : 6 8 4 3 L E D - D A R K B R O N Z E WA T T S : 3 2 L U M E N S : 1 8 7 7 +3 6 " D I R E C T I O N A L B O L L A R D 02 0 4 0 10 5 NO R T H A7 . 0 1" = 4 0 ' @ 1 1 x 1 7 1" = 2 0 ' @ 2 4 x 3 6 SC H E M A T I C S I T E L I G H T I N G P L A N MI L L E N I U M F I N I T E - L O W P R O F I L E W A L L MO U N T E D F N S E R I E S (L O C A T E D : N E W B U I L D I N G P E R I M E T E R ) MO D E L : F N 9 L - 2 6 L 4 0 K L E D FI N I S H : D A R K B R O N Z E WA T T S : 2 6 L U M E N S : 1 6 9 5 LO W M O U N T E D R E C E S S E D W A L L L I G H T BE G A - R E C E S S E D W A L L - S H I E L D E D (L O C A T E D : E X T E R I O R S T A I R W A Y & R A M P ) MO D E L : 2 3 7 9 L E D FI N I S H : D A R K B R O N Z E WA T T S : 1 0 . 9 L U M E N S : 1 6 1 5 RE C E S S E D W A L K W A Y L I G H T Attachment 2 ARC1 - 26 CO L O R S & M A T E R I A L B O A R D - S O U T H E L E V A T I O N 01 02 0 5 2. 5 Da t e JU N E 2 3 , 2 0 1 6 fo r : Sh e e t Sc a l e CB - 1 1" = 2 0 ' @ 1 1 x 1 7 1" = 1 0 ' @ 2 4 x 3 6 M1 S1 : M E T A L S I D I N G AE P S P A N - B O X R I B W A L L S I D I N G CO L O R : C O O L O L D T O W N G R A Y B1 : C M U V E N E E R BA S A L I T E - P R E C I S I O N CO L O R : C H A R C O A L M1 : M E T A L S I D I N G CO R T E N P A N E L S A1 : W I N D O W S & S T O R E F R O N T BR O N Z E M2 : M E T A L S I D I N G PE R F O R A T E D M E T A L P A N E L S M2 S1 B1 B1 B1 A1 Attachment 2 ARC1 - 27 Attachment 2 ARC1 - 28 X X X X X W W W W W W W W W W W W W W W W W W W W W TE L TE L TE L TE L TE L TE L TE L TE L TE L TE L TE L TE L TE L TE L TE L TE L S S S S S S S S S S S S S S S D X C A T V C A T V X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X W W TE L TE L TE L TE L TE L TE L W S S S S SS SS S S SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SDSD SD SDSDSD SD SD SD SD SDSDSDSDSDSD SDSDSDSDSD SD SD SD 19 2 . 2 T C MA T C H E X I S T 19 0 . 5 T C MA T C H E X I S T 19 1 . 9 T C 19 3 . 3 T W 19 2 . 1 F S 19 3 . 7 T W 19 2 . 4 F S 19 2 . 0 F S 19 6 . 4 T W 19 3 . 0 F S 19 3 . 0 F S 19 7 . 8 F S 20 0 . 2 F S 8% 8% 1.5% 20 0 . 4 F S 19 1 . 3 F S 19 6 . 5 F S 19 7 . 8 T W 19 6 . 8 F G 20 0 . 7 T C 20 1 . 6 F S 20 0 . 9 T C 19 0 . 4 T C 19 0 . 3 F L 19 1 . 1 B S W 20 1 . 7 F S 20 1 . 1 F G 20 0 . 0 F S 19 7 . 0 T P 20 1 . 7 F S 19 7 . 7 F S 6% 20 1 . 7 F S 20 1 . 7 F S 20 1 . 1 F S 20 1 . 8 F S 20 0 . 7 L I P / H P 19 9 . 0 T G 20 1 . 7 F S 20 1 . 1 F S 20 0 . 6 F S 20 0 . 4 F S 20 6 . 4 F S MA T C H E X I S T 20 1 . 7 F S 20 1 . 7 F S 20 2 . 2 F S 20 2 . 2 F S 20 2 . 7 T C (2 0 2 . 2 F S ) MA T C H E X I S T 20 2 . 4 T C 20 1 . 9 T C 20 2 . 7 T C 20 2 . 0 T P MA T C H E X I S T 19 8 . 2 T C 2% 20 1 . 7 F S 5% 20 1 . 7 F S 19 7 . 7 F S 8 % 20 0 . 8 T P 19 9 . 9 T P (2 0 2 . 4 7 F F ) (2 0 2 . 4 3 F F ) (2 0 2 . 5 7 F F ) 20 2 . 0 T P 20 2 . 0 T P 20 1 . 5 FL / H P 20 0 . 9 T G 20 1 . 5 FL / H P 20 1 . 5 FL / H P 20 0 . 9 T G 20 2 . 2 F S 20 2 . 2 F S 20 1 . 4 T C 20 0 . 1 T C 19 8 . 4 T W 19 5 . 9 E G 20 5 . 5 T W / F G 20 6 . 0 T W 20 1 . 0 F G 20 0 . 4 T W 19 3 . 0 E G 19 1 . 0 T W / F G 2% 3% 4.5% 2% 4% 2% 3% 4% 3% 8. 5 % 2% 2. 5 % 15% 1% 8% 19 7 . 5 T G 19 4 . 8 T G 20 0 . 6 T C 20 0 . 8 T C A s h l e y & V a n c e G , C 1 4 1 3 M o n t e r e y S t r e e t S a n L u i s O b i s p o , C A 9 3 4 0 1 ( 8 0 5 ) 5 4 5 - 0 0 1 0 ( 3 2 3 ) 7 4 4 - 0 0 1 0 w w w . a s h l e y v a n c e . c o m C I V I L S T R U C T U R A L 0 20 2 0 4 0 HO R I Z O N T A L S C A L E : F E E T N 20 1 . 7 5 F F 20 2 . 4 7 F F SI T E S T A T I S T I C S : 13 6 , 8 2 0 S F A R E A EA R T H W O R K : 6, 0 0 0 C Y C U T 4, 1 0 0 C Y F I L L 10 ' M A X C U T 11 . 5 ' M A X F I L L LI D S T O R M W A T E R R E Q U I R E M E N T S , T I E R 3 PR O J E C T U T I L I Z E S : x UN D E R G R O U N D R E T E N T I O N C H A M B E R S x DI S C O N N E C T E D D O W N S P O U T S ST A N D A R D A B B R E V I A T I O N S : BS W B A C K O F S I D E W A L K EG E X I S T I N G G R A D E FF F I N I S H E D F L O O R E L E V A T I O N FG F I N I S H E D G R A D E FL F L O W L I N E FS F I N I S H E D S U R F A C E HP H I G H P O I N T LI P L I P O F G U T T E R TC T O P O F C U R B TG T O P O F G R A T E TP T O P O F P A V E M E N T TW T O P O F W A L L TY P T Y P I C A L SI T E C O N S T R U C T I O N N O T E S : DR I V E W A Y A P P R O A C H A N D R A M P P E R S A N L U I S O B I S P O C I T Y S T A N D A R D 2 1 1 0 . PR O P O S E D R E T A I N I N G W A L L TR A S H E N C L O S U R E P E R S A N L U I S O B I S P O C I T Y S T A N D A R D 9 1 1 0 . SA N L U I S O B I S P O C I T Y S T A N D A R D S I D E W A L K P E R D E T A I L 4 1 1 0 , 4 1 2 0 A N D 4 9 1 0 . SA W C U T A N D R E P L A C E 2 4 " M I N P A V E M E N T S E C T I O N , M A T C H E X I T I N G S T R U C T U R A L P A V E M E N T S E C T I O N . SE E S A N L U I S O B I S P O S T A N D A R D D E T A I L 7 1 1 0 F O R R E F E R E N C E . CU R B A N D G U T T E R P E R S A N L U I S O B I S P O S T A N D A R D D E T A I L 4 0 3 0 12 " S T O R M D R A I N , S E E S H E E T C - 3 . 1 F O R P R E L I M I N A R Y L A Y O U T UN D E R G R O U N D S T O R M C H A M B E R S , S E E S H E E T C - 3 . 1 F O R P R E L I M I N A R Y L A Y O U T 18 " C A T C H B A S I N EX I S T I N G P R O P E R T Y L I N E 3' C O N C R E T E V - G U T T E R EX I S T I N G B U I L D I N G T O R E M A I N 4' R E C E S S E D L O A D I N G D O C K CU R B R A M P P E R S A N L U I S O B I S P O S T A N D A R D D E T A I L 4 4 4 0 A N D A P P E N D I X A . 18 ' G U T T E R GR A D E B R E A K EX I S T I N G W A T E R W E L L SC R E E N W A L L 1 2 2 2 2 2 2 9 4 5 6 6 6 6 7 7 7 7 7 7 7 7 7 7 7 7 8 TY P 8 TY P 8 TY P 8 TY P 8 TY P 8 TY P 9 9 9 9 9 9 9 99 10 10 10 IN D U S T R I A L W A Y 11 11 12 1313 14 1515 16 16 16 5' M A X 7' M A X 10 26 . 0 0 ' 6 . 0 0 ' , T Y P 6. 8 ' 4 . 8 ' , T Y P N 2 4 ° 5 3 ' 4 4 " W 3 9 5 . 9 9 ' N6 5 ° 1 1 ' 4 2 " E 3 4 3 . 4 7 ' N 2 4 ° 1 8 ' 0 8 " W 3 9 6 . 0 0 ' N6 5 ° 1 1 ' 4 2 " E 3 4 7 . 5 7 ' 17 18 18 Attachment 2 ARC1 - 29 X X X X X W W W W W W W W W W W W W W W W W W W W W W TE L TE L TE L TE L TE L TE L TE L TE L TE L TE L TE L TE L TE L TE L TE L TE L TE L S S S S S S S S S S S S S S S D X C A T V C A T V X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X W W TE L TE L TE L TE L TE L TE L W S S S S SS SS S S W W WWWW SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SDSD SD SDSDSD SD SD SD SD SDSDSDSDSDSD SDSDSDSDSD SD SD SD S 20 0 . 2 T G 19 8 . 0 I N V 19 9 . 0 T G 19 7 . 0 I N V 20 0 . 9 T G 20 0 . 9 T G 19 9 . 6 T G 19 1 . 0 T G 18 9 . 0 I N V 19 7 . 5 T G 19 5 . 5 I N V 19 7 . 5 T G 19 5 . 5 I N V ( N ) 19 4 . 5 I N V ( W ) 19 7 . 5 T G 19 4 . 5 I N V ( N ) 19 4 . 0 I N V ( S ) 19 4 . 8 T G 19 2 . 7 I N V 19 2 . 7 I N V 19 2 . 7 I N V 19 2 . 7 I N V 19 2 . 7 I N V 19 1 . 5 I N V 19 2 . 7 I N V 18 8 . 2 I N V 19 2 . 7 I N V 19 2 . 7 I N V 19 5 . 2 I N V 19 5 . 2 I N V 19 5 . 2 I N V 19 4 . 2 I N V 19 4 . 2 I N V A s h l e y & V a n c e G , C 1 4 1 3 M o n t e r e y S t r e e t S a n L u i s O b i s p o , C A 9 3 4 0 1 ( 8 0 5 ) 5 4 5 - 0 0 1 0 ( 3 2 3 ) 7 4 4 - 0 0 1 0 w w w . a s h l e y v a n c e . c o m C I V I L S T R U C T U R A L GE N E R A L N O T E S : AL L E X I S T I N G U T I L I T I E S S H O W N A R E B A S E D O N T H E B E S T K N O W L E D G E A V A I L A B L E . CO N T R A C T O R T O P O T H O L E A L L P O I N T S O F C O N N E C T I O N A N D V E R I F Y A L L C L E A R A N C E S . MA T E R I A L D E P T H A N D L O C A T I O N S H A L L B E I D E N T I F I E D B Y C O N T R A C T O R . I F T H E R E A R E A N Y DI F F E R E N C E S F R O M P L A N W I T H A N Y O F T H E S E I T E M S , E N G I N E E R O F W O R K S H A L L B E NO T I F I E D I M M E D I A T E L Y . ST O R M D R A I N C O N S T R U C T I O N N O T E S : SA N I T A R Y S E W E R C O N S T R U C T I O N N O T E S : WA T E R C O N S T R U C T I O N N O T E S : 0 20 2 0 4 0 HO R I Z O N T A L S C A L E : F E E T N SD 1 SD 1 0 SD 2 SD 2 10 . 0 0 ' 5 6 . 0 0 ' SD 3 SD 4 SD 5 SD 6 SD 1 SD 7 SD 7 SD 7 SD 7 SD 7 SD 7 SD 7 SD 7 SD 7 SD 8 SD 9 SD 1 0 SD 1 0 SD 1 0 SD 1 0 SD 1 0 SD 1 0 SD 1 0 SD 1 0 SD 1 0 SD 1 0 W2 W3W3 W4 W5 W5 W6 SS 1 SS 2 SS 1 SS 3 20 1 . 7 5 F F 20 2 . 4 7 F F ST A N D A R D A B B R E V I A T I O N S : IN V I N V E R T TG T O P O F G R A T E (N ) N O R T H (S ) S O U T H (W ) W E S T IN D U S T R I A L W A Y SD 7 TY P SS 4 SS 5 SS 6 18 8 . 0 ± I N V 19 9 . 4 I N V 19 9 . 3 I N V 19 8 . 2 I N V 19 7 . 8 I N V 19 7 . 5 I N V 19 0 . 0 I N V W7 EX I S T C H A N N E L TO B E R E M O V E D BE Y O N D I N L E T EX I S T I N G C H A N N E L FO R O N / O F F - S I T E DR A I N A G E EX I S T D R A I N IN L E T T O R E M A I N EX I S T S A N I T A R Y SE W E R L A T E R A L P E R EN C R O A C H M E N T PE R M I T 3 3 9 5 EX I S T M E C H A N I C A L EQ U I P M E N T IN V = 1 9 4 . 0 ' IN V = 1 9 4 . 0 ' IN V = 1 9 3 . 0 ' IN V = 1 9 3 . 0 ' IN V = 1 9 1 . 5 ' IN V = 1 9 1 . 5 ' IN V = 1 8 7 . 0 ' IN V = 1 9 1 . 5 ' Attachment 2 ARC1 - 30 Attachment 2 ARC1 - 31