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HomeMy WebLinkAbout2. PLN-15-00236 - 7737 FirestoneSTAFF REPORT PLANNING DIVISION DATE: APRIL 20, 2016 TO: PLANNING COMMISSION SUBMITTED BY: ALDO E. SCHINDLER, DIRECTOR OF COMMUNITY DEVELOPMENT REVIEWED BY: WILLIAM E. DAVIS, CITY PLANNER PREPARED BY: MONICA ESPARZA, ASSOCIATE PLANNER SUBJECT: PLN-15-00236 (SITE PLAN REVIEW AND CONDITIONAL USE PERMIT) – A REQUEST TO CONSTRUCT A NEW 5,061 SQUARE-FOOT VALVOLINE INSTANT OIL CHANGE LOCATION: 7737 FIRESTONE BLVD ZONING: C-2 (GENERAL COMMERCIAL) REPORT SUMMARY Kurt G. Fahlman of KG Property Management, LLC (hereinafter referred to as “the applicant”) is requesting a conditional use permit to construct a new Valvoline Instant Oil Change, an automobile repair business, measuring 5,061 square feet. Pursuant to Code Section 9314.04, automobile repair is allowed in the C-2 zone with the approval of a conditional use permit. In conjunction with this request, the applicant has also requested approval of a Site Plan Review to review the proposed development. Pursuant to the Downey Municipal Code Section 9820.04, a site plan review is required for all new permitted structures and site improvements in all zones except R-1 and R-2 zones and R-1 and R-2 uses in R-3 zones. Based on the analysis contained in this report, staff is recommending the Planning Commission adopt the following titled resolution: A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DOWNEY APPROVING PLN-15-00236 (CONDITIONAL USE PERMIT AND SITE PLAN REVIEW), THEREBY ALLOWING THE CONSTRUCTION OF A 5,061 SQUARE FOOT VALVOLINE INSTANT OIL CHANGE, AN AUTOMOBILE REPAIR BUSINESS, LOCATED AT 7737 FIRESTONE BLVD. BACKGROUND The project site is located on the northwest corner of Firestone Boulevard and Rives Avenue. The subject property is currently zoned C-2 (General Commercial) with a General Plan land use designation of GC (General Commercial). The existing lot was previously two separate parcels. On July 30, 2015, the City of Downey granted a lot line adjustment to the property owners to Agenda Page 1 7737 Firestone Blvd – PLN-15-000236 April 20, 2016 - Page 2 merge the two parcels into one lot with a total square footage of 21,646 square feet. This adjustment has since then been recorded with the Los Angeles County Assessor. The project site is currently vacant; however, the site was the previous location of a Just Tires store, which also performs automobile repairs. This use ended in October 2014 and the building was demolished in February 2015. The site has been vacant and secured by a security fence around the perimeter since the building was demolished. The surrounding neighborhood consists of various commercial uses. A McDonald’s restaurant and an Albertson’s grocery store are located on th e opposite side of Firestone Boulevard south of the subject property. Mr. Pete’s Patio restaurant is located to the east of the project site in a shopping plaza along with businesses such as O’Reilly Auto Parts, H&R Block, and a beauty salon. The shopping plaza located to the southeast of Rives Ave and Firestone Blvd includes a Stater Brothers grocery store, Papa John’s Pizza, Allstate Insurance, and a nail salon. The properties north of the site are zoned R-1-5,000 and are constructed with single-family residences. The properties to the northeast of the project site are zoned R-3 and are developed with multiple-family residences. Directly adjacent to and west of the project site is Kal Motors, a used car dealership. Directly to the west of Kal Motors is another automotive repair shop. Based on the existing development and uses surrounding this site, staff believes that the proposed project is compatible with the area. Site as viewed from Firestone Blvd On December 2, 2105, the applicant submitted a Land Use Permit Applicant to build a new building for Valvoline Instant Oil Change. On December 31, 2015, staff deemed the application incomplete and requested additional comments and information necessary to complete review Agenda Page 2 7737 Firestone Blvd – PLN-15-000236 April 20, 2016 - Page 3 of the application. The applicant resubmitted the application and the requested materials on March 15, 2016. Staff deemed the application complete on March 22, 2016. The notice of the pending public hearing was published in the Downey Patriot and mailed to all property owners within 500’ of the subject site on April 6, 2016. DISCUSSION Project Description The proposed building has a floor area of 5,061 square feet with coverage on a lot that measures 21,646 square feet. The proposed building contains four (4) service bay stations, a waiting room, an office on the main floor and a tank room, locker area, and changing room for the employees in the basement. The building has the appearance of a one-story building with a basement below. The basement below is not considered a story since it is completely subterranean, but is still calculated towards the total gross floor area on the lot. The building will be situated in the center of the lot with a setback of 36-feet along Firestone Blvd, a 56-foot 6- inch setback along Rives Avenue, a 14-foot 3-inch setback along the interior property line, and a 56-foot setback along the alley that abuts the existing single-family residences. The property is located approximately 23 feet from the nearest residential structure. As such, the building is situated approximately 79 feet from the nearest residential structure. A trash enclosure will be placed on the west side of the property, north of the building, and south of the parking spaces along the north property line. The enclosure will be enclosed by an 8-foot high block wall with swinging gates. Four (4) metal bollards will be placed to the rear of the trash enclosure closest to the west property line. Staff recommends a condition of approval to modify the trash enclosure to comply with Code Section 9528.04(a)(4) wherein it states that each solid waste enclosure should be designed to allow walk-in pedestrian access without having to open the main enclosure gate. A perimeter fence is not included in this proposal; however, pursuant to the City of Downey’s Municipal Code, the applicant is proposing to plant a six-foot-tall hedge along the north property line that abuts the residential zone. A review of the development standards for this project is as follows: Standard Requirement Proposed Floor Area Ratio 1.4 0.23 Lot Coverage 50% 12% Building Height 45 ft. / 3 stories 28.09 ft. / 1 story Minimum Required Landscaping for Parking Area 2, 165 sq. ft. (10% of site) 7, 340 sq. ft. Setbacks: Front Rear (abutting a residential zone) Side (abutting Rives Ave) Interior Side 15’ 46’ 5’ NR 36’ 55’ 56’-5” 14’-3” Parking 12 (3 per bay) 15 (including one ADA accessible space) As noted above, the proposed project meets the development standards for construction in the C-2 zone. Agenda Page 3 7737 Firestone Blvd – PLN-15-000236 April 20, 2016 - Page 4 Architecture 7737 Firestone Blvd (from the corner of Firestone Blvd. & Rives Ave) Agenda Page 4 7737 Firestone Blvd – PLN-15-000236 April 20, 2016 - Page 5 7737 Firestone Blvd (as seen from Firestone Blvd) The proposed design is not associated with any specific style of architecture but was proposed by the applicant under the direction of staff. The proposed materials include a stucco finish, painted Nomadic Desert (tan); Homestead Brown for the smooth finish of the fascia, soffit, and trim; Coronado Stone along the base of the exterior walls adjacent to the bay doors. On the entire exterior facade of the tower that houses the main entrance and lobby; and Boral Villa roof riles will be used for the roofing material. Staff recommended placing a faux window along the east portion of the tower to create a visual break in the façade of the building. Along with this suggestion, staff recommended recessing of the bay doors to break up the entrances. As such, the applicant is proposing to recess the bay doors be recessed by one foot on both the north and south sides. Notable architectural features of this building include the water sills to cap the stone facades, a stone doorframe, which will be painted to highlight the entryway of the building, and the corbels under the roof eaves. The proposed design of this structure is compatible with the surrounding businesses. The pitched roof is consistent with the design of the adjacent Albertson’s and the residential uses to the rear of the project site. The use of a sand-colored stucco and residential-type architecture allows the building to blend into the surrounding community despite its use. Landscape Pursuant to Code Section 9520, all front and street side setbacks within all zones shall be landscaped. Furthermore, at least 10% of the total developed portion of the site in every Commercial Zone shall be devoted to landscaping. The applicant is proposing a total landscaped area of 4,901 square feet. In order to comply with landscaping requirements in the parking area, the applicant is proposing approximately 955 square feet of landscaping. Pursuant to Code Section 9520.04(5), a minimum of one (1) landscape island shall be provided between every ten (10) parking spaces. Staff is recommending a condition of approval to require the applicant to provide a landscape aisle in the center of the parking on the north side of the site. Pursuant to Code Section 9520.04(6), the applicant must provide one (1) tree for every five parking spaces and one (1) tree for every twenty (20) linear feet of street frontage. As such, the applicant’s requirement is to provide a total of 16 trees per the size requirements as shown below. The applicant is proposing the following trees to meet this requirement: 1. One (1) 48-inch box Camphor Tree 2. Ten (1) 36-inch box Carrotwood 3. Five (5) 24-inch box Ornamental Pear 4. Eighteen (18) 15-gallon Ceridum hybrid trees “Palo Verde” 5. Twelve (12) Abelia Kalediscope Tree Size Total Requirement 48 inch box 10% 36 inch box 10% 24 inch box 15% 15 gallon 60% Other 5% Total 100% Agenda Page 5 7737 Firestone Blvd – PLN-15-000236 April 20, 2016 - Page 6 6. Twenty-three (23) 15-gallon Red Yucca 7. Thirty (30) 5-gallon Euonymous Gaiety 8. Forty-seven (47) 1-gallon Regal Mist ornamental grass The majority of the landscaping palette proposed for this project is considered water-wise plant material. Along with far exceeding the required trees, these landscaping materials also meet the City’s regulations which require 75% of the required ground cover to be drought tolerant. In addition, the applicant is proposing to plant a six-foot-tall, solid hedge along the north property line to create a buffer between the parking lot and the residential zone to the north of the site. The hedge will not only be to screen the commercial activity on-site create a noise barrier and be an anti-graffiti measure. Parking and Circulation Pursuant to Code Section 9712, the parking requirement for an automobile repair use is three (3) parking spaces per bay, plus any additional spaces for the balances of the building, calculated according to use. In this instance, automobile repair is the only use in this building; therefore the applicant is required to provide twelve (12) parking spaces. The applicant is providing fourteen (14) standard parking spaces with one (1) handicap accessible parking space for a total of fifteen (15) parking spaces. However, with the addition of the landscape island, as discussed above, the total parking for the site will be reduced to fourteen (14) spaces. According to the applicant, a typical oil change will take approximately 15 minutes. The short amount of service time along with the available parking will contain any queueing of vehicles on the site. The site will be accessible via the existing driveways along both Firestone Boulevard and Rives Avenue. Upon initial review of this project, staff initially desired the relocation of the driveways to promote smoother on-site circulation. However, the existing undergrounded utilities along both Firestone Boulevard and Rives Avenue would make the relocation of the driveways unfeasible. In addition, radius curbs along the existing driveway approaches are also not feasible in that a radius curb along Rives Avenue would encroach upon the existing storm-water drain. Furthermore, pursuant to Code Section 7158, no permit shall be issued which would require a pavement cut in a pavement less than three (3) years old. Due to the recent paving completed on Firestone Boulevard, a radius curb would not be allowed along this driveway approach. Lighting The applicant is providing sixteen (16) ligh ting fixtures along the perimeter of the proposed building to comply with the City’s requirement to provide lighting for parking areas for safety and security. As such, the applicant provided a photometric plan which illustrates the amount of light projected from the proposed fixtures. This detail shows that the light spillage will stop at the property lines. Therefore, this proposed lighting complies with the City’s requirement that lighting is not allowed to spillover onto abutting properties. General Operations Henley Enterprises, Inc. and its affiliates (collectively “Henley”) operate 210 Valvoline Instant Oil Change facilities in 12 states, including 74 service centers operated by Henley Pacific LA LLC in Southern California. Henley’s service centers provide lubrication and preventative fluid maintenance services to cars and light trucks. Henley is the largest Valvoline Instant Oil Change franchisee and the third largest independent quick lube operator in the United States. Henley is Agenda Page 6 7737 Firestone Blvd – PLN-15-000236 April 20, 2016 - Page 7 privately-held, currently employs over 2,000 people and performed over 2.7 million oil changes in 2015. Valvoline Instant Oil Change offers the following services: oil change, filter and lubrication; transmission fluid exchange; power steering fluid exchange; antifreeze/coolant exchange; differential fluid exchange; transfer case fluid exchange; windshield washer fluid filling; tire pressure check/inflation; air filter check and replacement; serpentine belt check and replacement; wiper blade check and replacement; light bulb check and replacement; tire rotation; battery test and replacement; cabin filter check and replacement; fuel filter check and replacement. Henley’s California quick lube centers, on average, service 45 cars per day 94 cars per hour). Oil changes and other fluid exchanges are completed in approximately 15 minutes. According to the applicant, customers are guided into an open service bay and are strongly encouraged to stay in their vehicles through the entire service experience. Customers are guided through the oil change experience, from oil selection, pricing, being shown the dipstick level upon completion, to final receipt utilizing a point-of -sale system at the driver’s window. The hours of operation for this use at 7737 Firestone Blvd will be daily from 7:00 A.M. thru 7:00 P.M. Deliveries of oil will be made along the east side of the building along Rives Avenue . The deliveries will be made by a straight truck, as opposed to a trailer. Deliveries will occur within an hour of the business opening and take approximately 15 to 30 minutes. The engine will idle in order to power the pump that delivers the product. According to the applicant, some locations receive deliveries every other week, depending on the demand. Also according to the applicant, they have never received a complaint regarding the noise emitted from a delivery. Furthermore, the applicant states that with the ambient noise of the traffic along Rives Avenue and Firestone Boulevard, it is doubtful that the delivery truck will be heard by the adjacent residences. Hazardous Material Management Henley’s policy is to meet or exceed federal, state, local and industry standards, for environmental requirements. Each service center is equipped with an Employee Health and Safety manual that contains guidance for trainers and employees for waste management; each employee is trained upon hire and recertified annually. A Spill Prevention, Control and Countermeasures Plan is developed for each service center. Each service center is equipped with a Spill Kit, which can be used to contain and stop the flow of material in the unlikely event of a spill. Bulk, oils, lubricants, antifreeze and washer solution are delivered to the service center by licensed and insured distributors in the same manner heating oil is delivered to a home and are stored in UL rated steel and polypropylene tanks in a basement tank room. Bulk oils, lubricants and fluids are distributed pneumatically in seamless steel lines to product dispensing guns. All bulk products and used motor oil are delivered and removed through a permanently installed system of black iron pipes. These pipes terminate outside the building in a locked steel box that provides spill protection and security from vandals. Daily, monthly, and annual internal inspections are done on the oil tanks, hazardous waste tanks, and the portable containers. Waste oil tanks are vented to the outside of the building and virgin oil tanks are equipped with whistles to let delivery personnel know the tank is full. Used motor oil and lubricants are collected in a rolling drain pan beneath the car that is piped directly to a waste oil collection tank, located in the basement tank room, where it is stored for recycling. Used motor oil, lubricants and antifreeze are stored in designated containers for such items and collected by a licensed and insured recycler in accordance with federal, state and local requirements and accounted for by manifest. Used oil filters, oily water (wastewater) and absorbent materials are Agenda Page 7 7737 Firestone Blvd – PLN-15-000236 April 20, 2016 - Page 8 stored in designated containers for such items, collected by a licensed and insured waste oil hauler and recycled/disposed of appropriately off-site. Wastewater pickups and oil/water separator cleanouts are recorded and accounted for by manifest. Service centers are constructed with a tank room, located in the basement of the building, which is constructed with a 2-hour rating, sealed floor and walls, secondary containment and is equipped with a fire suppression system. A typical service center tank room has the following bulk capacities: • 2,700 gallons of motor oil • 1,000 gallons of waste oil • 250 gallons of anti-freeze • 250 gallons of waste anti-freeze • 250 gallons of windshield washer fluid There are no floor drains in the basement of the building; this provides another level of containment and allows the business to identify a spill more easily in the unlikely event a spill occurs. Floor drains located in the first floor of the building are piped into a regularly maintained oil/water separator before entering the sanitary sewer. Development Review Committee On December 17, 2015, the City’s Development Review Committee reviewed the proposed project. During this meeting, the Fire Department questioned the storage and handling of hazardous material (oils, lubricants, etc.) The applicant provided additional information regarding the methods of storage and handling of hazardous materials (discussed earlier in this report) to the satisfaction of the Fire Department. This additional information allowed the Fire Department to recommend several conditions of approval to mitigate any potential hazardous condition. Additionally, a discussion on the location of the drive-approaches occurred. It was noted that due to a recent street improvement project, Firestone Blvd is currently under a moratorium for street work. Relocation of the Rives Ave drive-approach was also reviewed. A fire hydrant is located between the existing approach and the alley on the north side of the site along with a storm water catch basin, and utility pole with guy wire (the undergrounding of all the utility lines for Firestone Blvd occur at this pole). As a result of all these items, there is insufficient space to relocate the driveway. As such, it was determined to leave the approaches at their current location. ENVIRONMENTAL ANALYSIS In accordance with the provisions of the California Environmental Quality Act (CEQA), staff has determined that the proposed development is categorical exempt, pursuant to Section 15332 (In-fill Development) of the CEQA Guidelines. Categorical Exemptions are projects, which have been determined not to have a significant effect on the environment and have been exempted from the requirements of the CEQA. The project is categorically exempted under this Section because the property is consistent with the General Plan land use designation and complies with the C-2 development standards. FINDINGS Agenda Page 8 7737 Firestone Blvd – PLN-15-000236 April 20, 2016 - Page 9 Site Plan Review The Site Plan Review allows the Planning Commission to review the site layout, as well as the architectural style of the buildings. In order to approve the Site Plan Review, the Planning Commission must adopt the following seven findings: A. That the site plan is consistent with the goals and policies embodied in the General Plan and other applicable plans and policies adopted by the Council. The site plan, building design, and landscaping for the proposed use and structure are consistent with the goals and policies of the General Plan to put property appearance at the forefront of new development in the City of Downey. The proposed building is residential in design but commercial in its use. This area encompasses both commercial and residential uses and is consistent with General Plan Policy 1.1.1, which encourages maintaining a balance of land uses. The proposed site plan is also consistent with the General Plan’s objective to reduce the impacts on traffic circulation from a lack of parking. The proposed site is providing more parking spaces than is required by the Municipal Code. As such, the proposed site plan is consistent with the goals and policies embodied in the General Plan. B. That the proposed development is in accordance with the purposes and objectives of this article and the zone in which the site is located. According to the City of Downey’s Municipal Code, the C-2 (General Commercial) Zone is intended to provide fo r and encourage the orderly development of general commercial uses, with a wide variety of goods and services for the residents of the entire City, with provisions designed to ensure that such commerce will be efficient, functionally related, and compatible with adjacent noncommercial development. The proposed site plan and development are consistent with this objective in that the use is automobile repair. This will serve a large number of residents in the surrounding area as well as throughout the City since this will be the first Valvoline Instant Oil Change in the City. According to the applicant, the business provides services in approximately 15 minutes. This speediness in delivering services will assure that the greatest amount of residents can be served, making this development a valuable addition to this area. C. That the proposed development’s site plan and its design features, including architecture and landscaping, will integrate harmoniously and enhance the character and design of the site, the immediate neighborhood, and the surrounding areas of the City. The proposed design of this new development will integrate harmoniously with this area. The pitched roof and earth-tone colors are similar to typical residential architecture, making this structure compatible with the existing residential construction abutting the project site. The landscaping and trees around the perimeter of the parking lot create a smooth visual transition from the street and creates a buffer between the proposed development and the adjacent uses. This is a substantial upgrade to the existing condition of the lot, which is currently vacant. The project will enhance the streetscape. Agenda Page 9 7737 Firestone Blvd – PLN-15-000236 April 20, 2016 - Page 10 D. That the site plan and locations of the buildings, parking areas, signs, landscaping, luminaries, and other site features indicate that proper consideration has been given to both the functional aspects of the site development, such as automobile and pedestrian circulation, and the visual effects of the development from the view of the public streets. The building is located in the middle of the lot, closest to the western property line and located conveniently between the two existing driveways on the lot to promote efficient automobile circulation onto the site. The proposed landscaping around the perimeter of the parking lot helps achieve an orchard parking lot landscaping, as required pursuant to Code Section 9520.04(e)(2). The proposed photometric plan illustrates the site’s compliance with City regulations regarding lighting on the site for safety and security in that the proposed lighting sufficiently illuminates the site while containing the light on the site. E. That the proposed development will improve the community appearance by preventing extremes of dissimilarity or monotony in new construction or in alterations of facilities The proposed development is unique for its use because typical automobile repair facilities, including Valvoline Instant Oil Change, utilize buildings that include a flat roof and often do not include any distinguishing architectural features. The proposed development will break away from the typical design associated with automobile repair services and will improve the area by introducing a unique design that is more compatible with the residential construction adjacent to the project site. F. That the site plan and design considerations shall tend to upgrade property in the immediate neighborhood and surrounding areas with an accompanying betterment of conditions affecting the public health, safety, comfort, and welfare. The proposed development will upgrade the existing property because the project site is currently a vacant site surrounded by a construction fence. This development will promote the betterment of the public health, safety, comfort, and welfare of the surrounding area because the lot will no longer be vacant and will provide a service that has the potential to benefit many residents in the area, as well as in the greater area of the City of Downey. Furthermore, the site is designed to reduce the potential for graffiti since are currently no perimeter walls surrounding the site and the proposed hedge along the north property line will be plant materials. G. That the proposed development’s site plan and its design features will include graffiti-resistant features and materials in accordance with the requirements of Section 4960 of Chapter 10 of Article IV of the City of Downey Municipal Code. The proposed development will use graffiti-resistant materials and will be painted with graffiti-resistant paint. Furthermore, in compliance with Code Section 4960, the owner has consented to immediately remove any graffiti placed on the property. An additional deterrent for graffiti is the proposed six-foot tall hedge along the north property of the wall. Conditional Use Permit Agenda Page 10 7737 Firestone Blvd – PLN-15-000236 April 20, 2016 - Page 11 Before a Conditional Use Permit may be granted, the Commission, or the Council on appeal, shall make a finding from the evidence as submitted that all four (4) of the following conditions exist in reference to the property being considered: A. That the requested Conditional Use Permit will not adversely affect the intent and purpose of this article or the City’s General Plan or the public convenience or general welfare of persons residing or working in the neighborhood thereof. The site plan, building design, and landscaping for the proposed use and structure are consistent with the goals and policies of the General Plan to put property appearance at the forefront of new development in the City of Downey. The proposed building is residential in design but commercial in its use. This area encompasses both commercial and residential uses and is consistent with General Plan Policy 1.1.1, which encourages maintaining a balance of land uses. The proposed site plan is also consistent with the General Plan’s objective to reduce the impacts on traffic circulation from a lack of parking. The proposed plan provides more parking spaces than is required by the Municipal Code. As such, the proposed site plan is consistent with the goals and policies embodied in the General Plan. B. That the request use will not adversely affect the adjoining land uses and the growth and development of the area in which it is proposed to be located. The proposed automobile repair will not adversely affect the adjoining land uses or the growth and development of the area because the subject property is currently zoned C-2 (General Commercial) with a General Plan land use designation of GC (General Commercial). The surrounding neighborhood consists of various commercial uses. A McDonald’s restaurant and an Albertson’s grocery store are located to the south of the subject property. Mr. Pete’s Patio restaurant is located to the east of the project site in a shopping plaza along with businesses such as O’Reilly Auto Parts, H&R Block, and a beauty salon. The shopping plaza located to the southeast of Rives Ave and Firestone Blvd includes a Stater Brothers grocery store, Papa John’s Pizza, Allstate Insurance, and a nail salon. The properties north of the site are zoned R-1-5,000 and are constructed with single-family residences. The properties to the northeast of the project site are zoned R-3 and are developed with multiple-family residences. Directly adjacent to and west of the project site is Kal Motors, a used car dealership. Directly to the west of Kal Motors is another automotive repair shop. This project meets all of the development standards within the C-2 zone and is consistent with the commercial uses surrounding the property. C. That the size and shape of the site proposed for the use is adequate to allow the full development of the proposed use in a manner not detrimental to the particular area. The size of the proposed development of the site allows a design that has the least amount of visual impact upon the adjoining uses and the least amount of impact on automobile circulation on and off the site. Staff believes, the design of the building is compatible with the surrounding commercial and residential uses and is placed on the lot so that there is a smooth visual transition from the street to the use on the lot. Furthermore, this design meets the development standards of the municipal and meets the intent of the General Plan. Agenda Page 11 7737 Firestone Blvd – PLN-15-000236 April 20, 2016 - Page 12 D. That the traffic generated by the proposed use will not impose an undue burden upon the streets and highways in the area. According to the applicant, the proposed use will service approximately 45 cars in one day. The operations of the use are such that oil changes are performed in approximately 15 minutes, thus promoting efficient automobile circulation. In addition, the applicant is providing more than the required parking spaces for this use. These things, in conjunction with the two driveways and the amount of space surrounding the building, the amount of traffic generated by this use will not impose an undue burden upon the streets and highways in the area. It is important to note that the proposed project was reviewed by the City’s traffic engineer who determined that this project will not impact traffic on the streets. CORRESPONDENCE As of the date that this report was printed, staff has not received any correspondence regarding this application. CONCLUSION The applicant’s request for the construction of a new Valvoline Instant Oil Change located at 7737 Firestone Blvd complies with the development standards outline in the Downey Municipal Code, which in turn, meets the goals, policies, and intent of the General Plan. Based on the analysis provided in this staff report, staff finds that the proposed project meets all of the required findings for approval as noted above. As such, staff recommends that the Planning Commission approve PLN-15-000236, a request for a Site Plan Review and a Conditional Use Permit, subject to the conditions of approval in the attached resolution. EXHIBITS A. Aerial B. Zoning Map C. Draft Planning Commission Resolution D. Project Plans Agenda Page 12 Aerial Map Project Site McDonald’s Albertson’s Single-Family Multiple-Family Mr. Pete’s Patio Stater’s Bros Kal Motors SB Automotive El Taco Enterprise Rent-a-Car Ag e n d a Pa g e 13 Zoning Map Ag e n d a Pa g e 14 RESOLUTION NO. ______ A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DOWNEY APPROVING A SITE PLAN REVIEW AND CONDITIONAL USE PERMIT (PLN-15-00236), THEREBY ALLOWING THE CONSTRUCTION OF A 5,061 SQUARE FOOT VALVOLINE INSTANT OIL CHANGE, FOR AUTOMOBILE REPAIR, LOCATED AT 7737 FIRESTONE BLVD, ZONED C-2 (GENERAL COMMERCIAL) THE PLANNING COMMISSION OF THE CITY OF DOWNEY DOES RESOLVE AS FOLLOWS: SECTION 1. The Planning Commission of the City of Downey does hereby find, determine and declare that: A. On December 2, 2015, the applicant submitted a request for the Site Plan Review and Conditional Use Permit to allow the construction of a new Valvoline Instant Oil Change (automobile repair use) at 7737 Firestone Blvd. Due to missing information on the project plans, staff deemed the application incomplete; and, B. On March 21, 2016, the applicant submitted the remaining information needed to complete the application. Accordingly, staff deemed the application complete on March 22, 2016; and, C. On April 6, 2016, notice of the pending application was published in the Downey Patriot and mailed to all property owners within 500' of the subject site; and, D. The Planning Commission held a duly noticed public hearing on April 20, 2016, and after fully considering all oral and written testimony and facts and opinions offered at the aforesaid public hearing adopted this resolution. SECTION 2. The Planning Commission further finds, determines and declares the environmental impact of the proposed project has been reviewed and has been found to be in compliance with the California Environmental Quality Act (CEQA) and is categorically exempt from CEQA, pursuant to Guideline Section 15332 (In-fill Development). SECTION 3 . Having considered all of the oral and written evidence presented to it at said public hearings regarding the Site Plan Review, the Planning Commission further finds, determines and declares that: 1. That the site plan is consistent with the goals and policies embodied in the General Plan and other applicable plans and policies adopted by the Council. The site plan, building design, and landscaping for the proposed use and structure are consistent with the goals and policies of the General Plan to put property appearance at the forefront of new development in the City of Downey. The proposed building is residential in design but commercial in its use. This area encompasses both commercial and residential uses and is consistent with General Plan Policy 1.1.1, which encourages maintaining a balance of land uses. The proposed site plan is also consistent with the General Plan’s objective to reduce the impacts on traffic circulation from a lack of parking. The proposed site is providing more parking spaces than is required by the Municipal Code. As such, the proposed site plan is consistent with the goals and policies embodied in the General Plan. Agenda Page 15 Resolution No. 16- Downey Planning Commission 7737 Firestone Blvd – PLN-15 -00236 April 20, 2016 - Page 2 2. That the proposed development is in accordance with the purposes and objectives of this article and the zone in which the site is located. According to the City of Downey’s Municipal Code, the C-2 (General Commercial) Zone is intended to provide for and encourage the orderly development of general commercial uses, with a wide variety of goods and services for the residents of the entire City, with provisions designed to ensure that such commerce will be efficient, functionally related, and compatible with adjacent noncommercial development. The proposed site plan and development are consistent with this objective in that the use is automobile repair. This will serve a large number of residents in the surrounding area as well as throughout the City since this will be the first Valvoline Instant Oil Change in the City. According to the applicant, the business provides services in approximately 15 minutes. This speediness in delivering services will assure that the greatest amount of residents can be served, making this development a valuable addition to this area. 3. That the proposed development’s site plan and its design features, including architecture and landscaping, will integrate harmoniously and enhance the character and design of the site, the immediate neighborhood, and the surrounding areas of the City. The proposed design of this new development will integrate harmoniously with this area. The pitched roof and earth-tone colors are similar to typical residential architecture, making this structure compatible with the existing residential construction abutting the project site. The landscaping and trees around the perimeter of the parking lot create a smooth visual transition from the street and creates a buffer between the proposed development and the adjacent uses. This is a substantial upgrade to the existing condition of the lot, which is currently vacant. The project will enhance the streetscape. 4. That the site plan and locations of the buildings, parking areas, signs, landscaping, luminaries, and other site features indicate that proper consideration has been given to both the functional aspects of the site development, such as automobile and pedestrian circulation, and the visual effects of the development from the view of the public streets. The building is located in the middle of the lot, closest to the western property line and located conveniently between the two existing driveways on the lot to promote efficient automobile circulation onto the site. The proposed landscaping around the perimeter of the parking lot helps achieve an orchard parking lot landscaping, as required pursuant to Code Section 9520.04(e)(2). The proposed photometric plan illustrates the site’s compliance with City regulations regarding lighting on the site for safety and security in that the proposed lighting sufficiently illuminates the site while containing the light on the site. 5. That the proposed development will improve the community appearance by preventing extremes of dissimilarity or monotony in new construction or in alterations of facilities The proposed development is unique for its use because typical automobile repair facilities, including Valvoline Instant Oil Change, utilize buildings that include a flat roof and often do not include any distinguishing architectural features. The proposed development will break away from the typical design associated with automobile repair services and will improve the area by introducing a unique design that is more compatible with the residential construction adjacent to the project site. Agenda Page 16 Resolution No. 16- Downey Planning Commission 7737 Firestone Blvd – PLN-15 -00236 April 20, 2016 - Page 3 6. That the site plan and design considerations shall tend to upgrade property in the immediate neighborhood and surrounding areas with an accompanying betterment of conditions affecting the public health, safety, comfort, and welfare. The proposed development will upgrade the existing property because the project site is currently a vacant site surrounded by a construction fence. This development will promote the betterment of the public health, safety, comfort, and welfare of the surrounding area because the lot will no longer be vacant and will provide a service that has the potential to benefit many residents in the area, as well as in the greater area of the City of Downey. Furthermore, the site is designed to reduce the potential for graffiti since are currently no perimeter walls surrounding the site and the proposed hedge along the north property line will be plant materials. 7. That the proposed development’s site plan and its design features will include graffiti-resistant features and materials in accordance with the requirements of Section 4960 of Chapter 10 of Article IV of the City of Downey Municipal Code. The proposed development will use graffiti-resistant materials and will be painted with graffiti-resistant paint. Furthermore, in compliance with Code Section 4960, the owner has consented to immediately remove any graffiti placed on the property. An additional deterrent for graffiti is the proposed six-foot tall hedge along the north property of the wall. SECTION 4. Having considered all of the oral and written evidence presented to it at said public hearings regarding the Conditional Use Permit, the Planning Commission further finds, determines and declares that: 1. That the requested Conditional Use Permit will not adversely affect the intent and purpose of this article or the City’s General Plan or the public convenience or general welfare of persons residing or working in the neighborhood thereof. The site plan, building design, and landscaping for the proposed use and structure are consistent with the goals and policies of the General Plan to put property appearance at the forefront of new development in the City of Downey. The proposed building is residential in design but commercial in its use. This area encompasses both commercial and residential uses and is consistent with General Plan Policy 1.1.1, which encourages maintaining a balance of land uses. The proposed site plan is also consistent with the General Plan’s objective to reduce the impacts on traffic circulation from a lack of parking. The proposed plan provides more parking spaces than is required by the Municipal Code. As such, the proposed site plan is consistent with the goals and policies embodied in the General Plan. 2. That the request use will not adversely affect the adjoining land uses and the growth and development of the area in which it is proposed to be located. The proposed automobile repair will not adversely affect the adjoining land uses or the growth and development of the area because the subject property is currently zoned C-2 (General Commercial) with a General Plan land use designation of GC (General Commercial). The surrounding neighborhood consists of various commercial uses. A McDonald’s restaurant and an Albertson’s grocery store are located to the south of the subject property. Mr. Pete’s Patio restaurant is located to the east of the project site in a shopping plaza along with businesses such as O’Reilly Auto Parts, H&R Block, and a beauty salon. The shopping plaza located to the southeast of Rives Ave and Firestone Blvd includes a Stater Brothers grocery store, Papa John’s Pizza, Allstate Insurance, and a nail salon. The properties north of the site are zoned R-1-5,000 and are Agenda Page 17 Resolution No. 16- Downey Planning Commission 7737 Firestone Blvd – PLN-15 -00236 April 20, 2016 - Page 4 constructed with single-family residences. The properties to the northeast of the project site are zoned R-3 and are developed with multiple-family residences. Directly adjacent to and west of the project site is Kal Motors, a used car dealership. Directly to the west of Kal Motors is another automotive repair shop. This project meets all of the development standards within the C-2 zone and is consistent with the commercial uses surrounding the property. 3. That the size and shape of the site proposed for the use is adequate to allow the full development of the proposed use in a manner not detrimental to the particular area. The size of the proposed development of the site allows a design that has the least amount of visual impact upon the adjoining uses and the least amount of impact on automobile circulation on and off the site. Staff believes, the design of the building is compatible with the surrounding commercial and residential uses and is placed on the lot so that there is a smooth visual transition from the street to the use on the lot. Furthermore, this design meets the development standards of the municipal and meets the intent of the General Plan. 4. That the traffic generated by the proposed use will not impose an undue burden upon the streets and highways in the area. According to the applicant, the proposed use will service approximately 45 cars in one day. The operations of the use are such that oil changes are performed in approximately 15 minutes, thus promoting efficient automobile circulation. In addition, the applicant is providing more than the required parking spaces for this use. These things, in conjunction with the two driveways and the amount of space surrounding the building, the amount of traffic generated by this use will not impose an undue burden upon the streets and highways in the area. It is important to note that the proposed project was reviewed by the City’s traffic engineer who determined that this project will not impact traffic on the streets. SECTION 5. Based upon the findings set forth in Sections 1 through 4 of this resolution, the Planning Commission of the City of Downey hereby approves the Site Plan Review and Conditional Use Permit (PLN-15-00236), subject to conditions of approval attached hereto as Exhibit A, which are necessary to preserve the health, safety and general welfare of the community and enable the Planning Commission to make the findings set forth in the previous sections. The conditions are fair and reasonable for the accomplishment of these purposes. Agenda Page 18 Resolution No. 16- Downey Planning Commission 7737 Firestone Blvd – PLN-15 -00236 April 20, 2016 - Page 5 SECTION 6. The Secretary shall certify the adoption of this Resolution. PASSED, APPROVED AND ADOPTED this 20th day of April, 2016 . Matias Flores, Chairman City Planning Commission I HEREBY CERTIFY that the foregoing is a true copy of a Resolution adopted by the Planning Commission of the City of Downey at a regular meeting thereof, held on the 20th day of April, 2016, by the following vote, to wit: AYES: COMMISSIONERS: NOES: COMMISSIONERS: ABSENT: COMMISSIONERS: ABSTAIN: COMMISSIONERS: Mary Cavanagh, Secretary City Planning Commission Agenda Page 19 Resolution No. 16- Downey Planning Commission 7737 Firestone Blvd – PLN-15 -00236 April 20, 2016 - Page 6 SITE PLAN REVIEW AND CONDITIONAL USE PERMIT (PLN-15-00236) EXHIBIT A - CONDITIONS PLANNING 1) The approval of this Site Plan Review and Conditional Use Permit (PLN-15-00236) allows, specifically, for the construction of a new Valvoline Instant Oil Change that has a floor area of 5,061-square-feet with a lot coverage of 2,531-square-feet on a lot that measures 21,646 -square-feet. The building shall contain four (4) service bay stations, a waiting room, an office on the main floor and a tank room, locker area, and changing room for the employees on the lower floor. The building shall be situated in the center of the lot with a setback of 36 -feet along Firestone Blvd, a 56 -foot 6-inch setback along Rivas Ave, and a 56-foot setback along the alley that abuts the existing single-family residences. 2) Approval of this Site Plan Review and Conditional Use Permit (PLN-15-00236 ) shall not be construed to mean any waiver of applicable and appropriate zoning regulations, or any Federal, State, County, and City laws and regulations. Unless otherwise expressly specified, all other requirements of the City of Downey Municipal Code shall apply. 3) The Owner/Applicant agrees, as a condition of approval of this resolution, to indemnify, defend and hold harmless, at Applicant's expense, City and City's agents, officers and employees from and against any claim, action or proceeding commenced within the time period provided in Government Code Section 66499.37 to attack, review, set aside, void or annul the approval of this resolution, to challenge the determination made by City under the California Environmental Quality Act or to challenge the reasonableness, legality or validity of any condition attached hereto. City shall promptly notify Applicant of any such claim, action or proceeding to which City receives notice, and City will cooperate fully with Applicant in the defense thereof. Applicant shall reimburse the City for any court costs and attorney's fees that the City may be required to pay as a result of any such claim, action or proceeding. City may, in its sole discretion, participate in the defense of any such claim, action or proceeding, but such participation shall not relieve Applicant of the obligations of this condition. 4) The City Planner is authorized to make minor modifications to the approved preliminary plans or any of the conditions if such modifications shall achieve substantially the same results as would strict compliance with said plans and conditions. 5) Construction hours shall be limited to 7:00 a.m. to 7:00 p.m., Monday through Friday and 8:00 a.m. to 5:00 p.m., Saturdays. There shall be no construction on the site outside of these hours. 6) All exterior lights shall be LED and shall be directed, positioned, and/or shielded such that they do not illuminate surrounding properties and the public right-of -way. 7) For security purposes, lighting shall be placed in such a way as to illuminate the area surrounding the trash enclosure. This lighting shall be un-switched and photo -sensor controlled. Agenda Page 20 Resolution No. 16- Downey Planning Commission 7737 Firestone Blvd – PLN-15 -00236 April 20, 2016 - Page 7 8) The approved architectural style, finish material, and colors shall be as noted in the approved plans. Changes to the facades and/or colors shall be subject to the review and approval of the City Planner. At his/her discretion, the City Planner may refer changes to the facades and/or colors to the Planning Commission for consideration. 9) All roof mounted equipment shall be screened from view as seen from adjoining properties and the public right-of-way. 10) All signage shall require the approval of a sign permit and shall comply with the municipal code. 11) All buildings and walls shall be finished with graffiti resistant materials. Prior to the issuance of building permits, the applicant shall demonstrate to the satisfaction of the City Planner, that the finished materials will comply with this requirement. 12) Any graffiti applied to the site shall be removed within 48 hours. 13) The development standards for the site shall be as follows: Standard Requirement Proposed Floor Area Ratio 1.4 0.23 Lot Coverage 50% 12% Building Height 45 ft. / 3 stories 28.09 ft. / 1 story Minimum Required Landscaping for Parking Area 2, 165 sq. ft. (10% of site) 7, 340 sq. ft. Setbacks: Front Rear (abutting a residential zone) Side (abutting Rives Ave) Interior Side 15’ 46’ 5’ NR 36’ 55’ 56’-5” 14’-3” Parking 12 (3 per bay) 15 (including one ADA accessible space) 14) The applicant shall comply with the art in public places requirements set forth in Downey Municipal Code 8950 et seq. This shall include payment of all required fees prior to the issuance of building permits. Should the applicant exercise their right to install public art on site, the public art application (including payment of all deposits) shall be submitted prior to the issuance of building permits. 15) Prior to the final of building permits, all landscaping and irrigation shall be installed. The type, size and number of landscaping shall be as noted on the approved landscape plan. All landscape shall be installed and permanently maintained. Irrigation of the landscape areas shall be with recycled water only. 16) All above grade back-flow preventers, check valves, and transformers shall be painted green and screened from view from the public right-of-way. Agenda Page 21 Resolution No. 16- Downey Planning Commission 7737 Firestone Blvd – PLN-15 -00236 April 20, 2016 - Page 8 17) Prior to the final of building permits, the applicant shall provide stamped, colored concrete or pavers across the driveways. The stamped, colored concrete or pavers shall be as approved by the City Planner. 18) The disposal of all hazardous materials shall comply with federal, state, local, and industry standards. 19) Parking lot landscaping shall provide a minimum of one (1) landscape island between every ten (10) parking spaces with irrigated understory and curbs. The islands shall have a minimum width of five (5) feet exclusive of curbs. Two (2) feet at the end of landscape islands shall be left unplanted when adjacent to drive aisles and driveways to prevent plant materials from being run over by vehicles. The use of cobbled, patterned concrete or brick pavers shall generally be installed in these end areas. 20) A minimum ten (10) foot wide landscape strip shall be provided along the property line which is adjacent to the residential zone. This landscape area shall be maintained with trees or shrubs not less than six (6) feet in height at the time of planting, and not less than fifteen (15) feet in height at maturity. In all other areas, a minimum five (5) foot wide landscape strip is required. 21) Redesign the solid waste enclosure to comply with Code Section 9528.04(a)(4) wherein it states that each solid waste enclosure should be designed to allow walk-in pedestrian access without having to open the main enclosure gate. 22) The hours of operation for this use shall be Monday through Sunday from 7:00 A.M. to 7:00 P.M. 23) In order to comply with noise regulations, the applicant shall be prohibited from installing and utilizing an outdoor paging system; shall not have amplified music; shall install signage in the parking area to advise patrons to be courteous and not make excess noise so as to not disturb the residents north of the site. BUILDING 24) All construction shall comply with the most recent version of the California Building Code, as adopted by the City of Downey, and Title 24 of the California Energy Code. 25) Prior to the commencement of construction, the applicant shall obtain all required permits. Additionally, the applicant shall obtain all necessary inspections and permit final prior to beginning operation of the site. FIRE DEPARTMENT 26) Electronic reporting of Hazardous Materials to State-wide reporting system (CERS) for chemical handled at or above reportable limits of 55-gallons of liquid, 500 pounds of solid, and 200 cubic feet of gas [CA HSC 25505(a)(C); 25508(a)(1)] 27) Installation of approved Fire Department access – Knox Box [CA Fire Code 506] 28) Installation of approved Fire Department premises (address) identification (if not already in place and meeting current code) [CA Fire Code 505] Agenda Page 22 Resolution No. 16- Downey Planning Commission 7737 Firestone Blvd – PLN-15 -00236 April 20, 2016 - Page 9 29) All new buildings to be constructed for any occupancy use shall be protected by an approved Automatic Fire Extinguishing System throughout, installed in accordance with nationally recognized standards, when the total floor area of such building exceeds three thousand six hundred (3,600) square feet. This provision shall also apply when said building(s) have been vacated for one year or more”. DMC Section 3319 AND: All sprinklered buildings must be protected with an approved fire alarm system. Sprinklered and non-sprinklered buildings required to have an approved fire alarm system must provide for the alerting of ALL occupants of the building; visible devices must be provided at each audible device in areas as determined by the Chief. A Total Smoke detection shall be installed below all finished ceilings and in accordance with recognized standards and manufacturers specifications. 30) No exterior storage of hazardous materials. 31) Provide a spill plan (SPCC) in accordance with 2013 CFC Chapter 50. 32) Metal waste cans with lids shall be provided for used shop rags containing residual flammable liquid materials. 33) Hazard identification signs shall be installed as per 2013 CFC Section 5003.5 34) Provide a chemical inventory at time of plan check for Fire Department review. Additional code requirements may be needed after review of chemical inventory. (2013 CFC 5001.5.2) PUBLIC WORKS 35) The applicant shall apply an anti-graffiti material of a type and nature that is acceptable to the Director of Public Works to each surface viewable by the public on the improvements to be constructed on the site deemed by the Director of Public Works to be likely to attract graffiti. 36) The owner/applicant hereby consents to the annexation of the property into the Downey City Lighting Maintenance District in accordance with Division 15 of the Streets and Highways Code, and to incorporation or annexation into a new or existing Benefit Assessment or Municipal Improvement District in accordance with Division 10 and Division 12 of the Streets and Highways Code and/or Division 2 of the Government Code of the State of California. 37) The owner/applicant shall provide trash enclosure. 38) Complete a construction & demolition (C&D) waste management plan per Article V, Chapter 8 of the Downey Municipal Code. 39) Proposed public improvements shall comply with the latest edition of Standard Plans and Specifications for Public Works Construction and City of Downey standards. 40) Obtain permits form Public Works Department for all public improvements within the public right of way. Agenda Page 23 Resolution No. 16- Downey Planning Commission 7737 Firestone Blvd – PLN-15 -00236 April 20, 2016 - Page 10 41) Remove and replace damaged, uneven or sub-standard curb, gutter, sidewalk, driveway, disabled ramps, and pavement to the satisfaction of the Public Works Department. Contact Public Works Inspector at (562) 904-7110 to identify construction areas to be removed and replaced. 42) Submit public improvement plans for review and approval by Public Works Department which include offsite improvements and water utility plans (fire connection and potable water service). 43) Submit an engineered grading plan and/or hydraulic calculations and site drainage plan for the site (prepared and sealed by a registered civil engineer in the State of California) for approval by the Engineering Division and Building and Safety Division. Lot(s) shall not have less than one (1%) percent gradient on any asphalt or non-paved surface, or less than one quarter (1/4%) percent gradient on any concrete surface. Provide the following information on plans: topographic site information, including elevations, dimensions/location of existing/proposed public improvements adjacent to project (i.e. street, sidewalk, parkway and driveway widths, catch basins, pedestrian ramps); the width and location of all existing and proposed easements. 44) All unused driveways shall be removed and constructed with full-height curb gutter, and sidewalk. 45) Construct onsite pavement, consisting of a minimum section of 4” thick aggregate base, and a minimum 2-1/2” thick asphalt concrete pavement. 46) Comply with the National Pollutant Discharge Elimination System (NPDES); Ordinance 1142 of the Downey Municipal Code (DMC); and the Low Impact Development (LID) Plan. Furthermore, the applicant shall be required to Certify and append Public Works standard “Attachment A” to all construction and grading plans as required by the LACoDPW Stormwater Quality Management Plan (SQMP). 47) Remove all construction graffiti created as part of this project within the public-right-of - way in a timely manner. 48) The owner/applicant shall furnish and install a new (min. 1-inch) dedicated potable water service line, meter, and meter box. 49) The owner/applicant shall furnish and install backflow device in accordance with the Department of Public Works and the State and County Department of Health Services requirements. 50) The owner/applicant shall furnish and install the public potable water improvements, including extension and/or replacement of existing mains and associated facilities, necessary to provide adequate fire flow and pressure to the site. 51) The owner/applicant shall furnish and install a fire hydrant and dedicated fire protection lateral including backflow devices, fire department connections and other appurtenances as required by the Department of Public Works and the Downey Fire Department. Such improvements may include removal and/or replacement of existing fire hydrants, laterals, backflow devices, and associated facilities with new facilities to current Downey standards and materials. Backflow devices, fire department connections, and Agenda Page 24 Resolution No. 16- Downey Planning Commission 7737 Firestone Blvd – PLN-15 -00236 April 20, 2016 - Page 11 associated appurtenances are to be located on private property and shall be readily accessible for emergency and inspection purposes. Backflow devices shall be screened from street view by providing sufficient landscaping to hide it. 52) The owner/applicant shall provide and record utility easement(s) for access to, and inspection and maintenance of, public water lines, meters and appurtenances, and backflow devices. 53) The owner/applicant shall furnish and install sanitary sewer lateral(s) and associated facilities within the public right of way in accordance with the requirements of the Department of Public Works. 54) The owner/applicant shall identify the point(s) of connection for the sanitary sewer lateral(s) and confirm that sufficient capacity exists in the publicly owned facilities in conformance with the requirements of the Department of Public Works and the County Sanitation Districts of Los Angeles County (CSDLAC). Existing sewer main running at the rear of the property shall be abandoned properly. 55) The owner/applicant shall furnish and install the public sanitary sewer improvements, including extension and/or replacement of existing mains and associated facilities, necessary to provide adequate capacity for the site as approved by the Department of Public Works and CSDLAC. 56) The owner/applicant is responsible for coordinating with Building & Safety permit fees and payment(s) to the City and CSDLAC for all sanitary sewer connection and capacity charges. 57) The owner/applicant shall obtain all necessary plan approvals and permits. 58) The owner/applicant shall provide improvement plan mylars, record drawing mylars, and record drawing digital (AutoCAD – latest edition) files in accordance with the requirements of the Department of Public Works that have been signed by a civil engineer licensed in the State of California. Final approval of new utilities shall be dependent upon submittal and approval of record drawing mylars and scanned, uncompressed TIFF images of record drawings on a CD/DVD-ROM media per City’s GIS Requirements. 59) Utility plans shall be submitted to and approved by the Department of Public Works prior to the issuance of the grading plan permit. Submit plans to Building & Safety and Planning Divisions regarding the following: a) The use of drought tolerant plants b) Drip irrigation c) Latest Green Code standards for water fixtures, etc. (End of Conditions) Agenda Page 25 G1.12DRAWING LIST3BUILDING CODE SUMMARY LOCATION MAP5 G1 VIEW FROM SOUTH G1 1 Code Info. View From South Notes NO SCALE 4 G1 GENERAL NOTES 6. CONTRACTOR SHALL BE RESPONSIBLE FOR CLEANUP AND HAULING AWAY OF ALL TRASH AND DEBRIS IN ACCORDANCE WITH LOCAL CODE ON A REGULAR BASIS THROUGHOUT THE CONSTRUCTION PERIOD. 7. CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDING A COMPLETE SCOPE OF WORK. 8. CONTRACTOR AND SUBCONTRACTOR SHALL COORDINATE THEIR WORK WITH THE WORK OF OTHER TRADES AND SHALL PROVIDE CHASES AND POCKETS AS SHOWN OR REQUIRED BY OTHER TRADES. CONTRACTOR TO REPAIR AND PATCH ANY AREAS ALTERED OR DAMAGED DURING THE COURSE OF THE WORK. JURISDICTION. 4. ALL MATERIALS AND CONSTRUCTION TO BE INCORPORATED IN THE WORK SHALL BE IN STRICT ACCORDANCE WITH THE LATEST EDITION OF THE ASTM SPECIFICATIONS WHERE APPLICABLE AND SHALL CONFORM TO THE STANDARDS AND RECOMMENDATIONS OF THE VARIOUS TRADE INSTITUTES (ACI, AISC, ETC...). 5. DRAWINGS SHALL NOT BE SCALED, CONTRACTOR SHALL OPENINGS PRIOR TO COMMENCING ANY WORK. DISCREP- ANCIES OR OMISSIONS FROM THE PLANS AND SPECIFIC- ATIONS MUST BE BROUGHTTO THE ATTENTION OF THE ARCHITECT AND SAME CORRECTED WITHIN (5) WORKING DAYS AFTER CONTRACT HAS BEEN AWARDED. FIELD VERIFY ALL CONDITIONS, DIMENSIONS, ELEVATIONS, 1. ALL WORK SHALL CONFORM TO APPLICABLE NATIONAL, STATE, AND LOCAL CODE. 2. ONE SET OF CURRENT APPROVED DRAWINGS SHALL BE KEPT ON SITE AT ALL TIMES DURING CONSTRUCTION. 3. NO WORK SHALL COMMENCE UNTIL APPROVAL HAS BEEN OBTAINED FROM THE BUILDING DEPARTMENT HAVING G1 RENDERING, NOTES, CODE INFORMATION GENERAL ARCHITECTURAL A1.1 FOUNDATION PLAN / BASEMENT PLAN A1.3 ROOF PLAN, EXTERIOR MATERIALS A1.2 FIRST FLOOR PLANS / DOOR SCHEDULE 9. NO CONDUIT, PIPES, CABINETS, ETC.. SHALL ENCROACH UPON ANY FIRE WALLS OR FIRE RESTRICTIVE PARTITIONS. NO SCALENO SCALEG1G1NO SCALENO SCALE Drawing Index Location Map DRAWING INDEX, LOCATION MAP APPLICABLE CODES 4. 2013 CALIFORNIA PLUMBING CODE 6. 2013 CALIFORNIA FIRE CODE 3. 2013 CALIFORNIA MECHANICAL CODE 5. 2013 CALIFORNIA ELECTRICAL CODE 1. 2013 CALIFORNIA BUILDING CODE BUILDING CODE WORK CATEGORY - NEW CONSTRUCTION CONSTRUCTION TYPE A. GROUP S-1 STORAGE - AUTO REPAIR; MODERATE HAZARD A. TYPE 3B, NON-SPRINKLERED REQUIRED FIRE RESISTANCE RATINGS OF STRUCTURAL ELEMENTS 6. OTHER NON-LOAD BEARING PARTITIONS 1. EXTERIOR WALL (BEARING / NON-BEARING) 2. FIRE WALLS 3. EXIT ENCLOSURE 4. EXIT ACCESS CORRIDOR 5. SMOKE BARRIERS N/A 0 HR N/A 1 HR N/A N/A OCCUPANCY TYPE 2. 2013 CALIFORNIA ENERGY CODE 2.8.16 PERMIT A2.1 EXTERIOR ELEVATIONS Site (ORDINARY HAZARD PER NFPA) 10. ROOF CONSTRUCTION 7. INTERIOR LOAD BEARING WALLS, COLUMNS, ETC. 8. STRUCTURAL MEMBERS SUPPORTING WALLS 9. FLOOR CONSTRUCTION INCLUDING BEAMS 0 HR N/A 0 HR N/A 10. CONTRACTOR SHALL BE RESPONSIBLE FOR THE MEANS METHODS, TECHNIQUES, SEQUENCES, AND PROCEDURES OF CONSTRUCTION INCLUDING TEMPORARY SHORING AND /OR SUPPORT OF EXISTING STRUCTURE. 11. CONTRACTOR SHALL VERIFY LOCATIONS OF ALL UTILITIES PRIOR TO COMMENCING WORK. CONTRACTOR SHALL COORDINATE ALL UTILITY SHUTDOWNS, REMOVALS, AND REVISIONS. 12. SPECIAL INSPECTIONS SHALL BE PERFORMED IN ACCORDANCE WITH CODE. NOTES: 1. MAXIMUM PATH OF COMMON TRAVEL = 50' PER NFPA 101, 42.2.5 2. ONE MEANS OF EGRESS PERMITTED PER NFPA 101, 42.2.4.1 (2) AND IBC 1019.2 3. STAIRWELL REQUIRED TO BE ONE HOUR FIRE RATED CONSTRUCTION. 4. VERTICAL OPENINGS TO BE CONSIDERED AS CONVENIENCE OPENINGS PER NFPA 101, 8.6.8. ADJACENT AREAS ON FIRST FLOOR FROM SERVICE AREA OPENINGS ARE TO BE FIRE PROTECTED. 5. PER NFPA TABLE 8.3.4.2 - FIRE DOOR IN STAIRS TO BE 60 MIN. FIRE RATED, AND OPENINGS IN ONE HOUR RATED WALLS ARE TO BE 45 MIN. FIRE RATED. 7. NFPA 101, NFPA 30A, NFPA 88 Wyatt Howard Nelson Architecture 522 Elm Street Syracuse, NY 13203 315.952.2072 wnelson@wyattnelson.com PROJECT NO. DATE REVISIONS c copyright 2015 wyatthnelson, architect Va l v o l i n e I n s t a n t O i l C h a n g e Do w n e y , C A 9 0 2 4 1 Pr o j e c t : 77 3 7 F i r e s t o n e B o u l e v a r d He n l e y P a c i f i c , I n c . Ne w t o n H i g h l a n d s , M A 0 2 4 6 1 Ow n e r : 54 J a c o n n e t S t r e e t PROJECT INFORMATION / SITE DATA AIN: 6249-028-033 ZONING: C-2 (GENERAL COMMERCIAL) LOT SIZE: 21,650 SQUARE FEET PARKING PROVIDED: 15 SPACES BUILDING SIZE TOTAL FLOOR AREA RATIO: 5,061/21,650 =0.23 LOT COVERAGE: 2,530.5/21,650 = 12% LANDSCAPE AREA: 7,340 SQUARE FEET SITE PP1.1 PLANTING / LANDSCAPING PLAN / ADA ACCESS ____ SITE PHOMETRIC PLAN 5,061SF-OUTSIDE EXTERIOR WALL WORK AREA TANK ROOM COMPRESSOR CHANGING LOCKER AREA 4,624SF-INSIDE EXTERIOR WALL LOWER LEVEL STAIR 1 INTERIOR WALLS 1,708 309 17 50 105 70 53 SF ENTRY OFFICE TOILET MULTI-PURPOSE STAFF TOILET MAIN LEVEL STAIR 1 SERVICE AREA 165 72 54 141 45 58 1,720 SF INTERIOR WALLS 57 3.16.16 REV/DCA REQUEST Ag e n d a Pa g e 26 VIOC 4 BAY R I V A S A V E F I R E S T O N E B L V D. ALLEY VIOC 4 BAY 25 ' 25 ' 29'-2" HC SIGN ENTRANCE DU M P S T E R 20 ' 55 ' 40 ' 6' 25' 12' 16 ' EX I S T I N G A C C E S S EXISTING ACCESS 79.33'x34' 21 ' - 5 " HC ACCESS ROUTE 8' HIGH CMU WALL w/ SWING GATES 8' 0 " x 1 6 ' 0 " (4) METAL BOLLARDS AT REAR OF CONCRETE SLAB. DUMPSTER ENCLOSURE: 5' STRIP COLORED STAMPED CONC. 5' S T R I P C O L O R E D ST A M P E D C O N C . HC ACCESS CURB 6' HIGH MAINTAINED HEDGE 6' HIGH MAINTAINED HEDGE 14'-3" 6' 36 ' 20' 55 ' 56'-5" 9' TYP. TY P . 1 PP1.1 LANDSCAPING / PLANTING PLAN SCALE 1"=10'-0" Wyatt Howard Nelson Architecture 522 Elm Street Syracuse, NY 13203 315.952.2072 wnelson@wyattnelson.com PROJECT NO. DATE REVISIONS c copyright 2015 wyatthnelson, architect Va l v o l i n e I n s t a n t O i l C h a n g e Do w n e y , C A 9 0 2 4 1 Pr o j e c t : 77 3 7 F i r e s t o n e B o u l e v a r d He n l e y E n t e r p r i s e s , I n c . Ne w t o n H i g h l a n d s , M A 0 2 4 6 1 Ow n e r : 54 J a c o n n e t S t r e e t PP1.1 Site Plan 2.8.16 PERMIT Landscaping Planting PLANT SCHEDULE ALL ONE GALLON - REGAL MIST ORNAMENTAL GRASS 5 GALLON - EUONYMOUS GAIETY 15 GALLON - RED YUCCA ALL ONE GALLON - LANTANA SPREADING BOUQUET 5 GALLON - ABELIA KALEDISCOPE 5 GALLON - EUPHORBIA ASCOT RAINBOW 24" BOX - ORNAMENTAL PEAR 36" BOX - CARROTWOOD 48" BOX - CAMPHOR TREE FIFTEEN GALLON - CERIDUM HYBRID TREES "PALO VERDE" 1.REFER TO OTHER DRAWINGS FOR PERTINENT INFORMATION. 2.PLANTING OPERATIONS SHALL BE PERFORMED ONLY BY EXPERIENCED WORKMAN FAMILIAR WITH PLANTING PROCEDURES AND UNDER THE DIRECTION OF A QUALIFIED SUPERVISOR. 3.PLANT MATERIALS SHALL COMPLY WITH AMERICAN STANDARDS FOR NURSERY STOCK ANSI Z60.1. 4.LAY OUT ALL PLANTINGS ON FINISHED FRADE IN THE LOCATIONS INDICATED ON PLAN FOR REVIEW BY OWNER PRIOR TO INSTALLATION. OWNER RESERVES THE RIGHT TO ADJUST PLANT LOCATIONS. 5.INSTALL PLANT MATERIALS AT THE CORRECT GRADE. CONFIRM THAT THE FINISHED GRADING IS COMPLETED IN THE AREAS WHERE PLANT MATERIALS ARE TO BE INSTALLED. 6.PROTECT AND MAINTAIN THE INSTALLED PLANT MATERIALS UNTIL SUBSTANTIAL COMPLETION OF THE CONSTRUCTION OR UNTIL FINAL ACCEPTANCE OF THE INSTALLED PLANTINGS. 7.PROVIDE A ONE YEAR REPLACEMENT WARRANTY ON ALL PLANT MATERIALS. AT THE END OF THE ONE YEAR WARRANTY PERIOD, THE CONTRACTOR WILL REPLACE ALL PLANT MATERIALS THAT ARE DEAD, UNHEALTHY OR ARE IN UNSIGHTLY CONDITION, AS DETERMINED BY OWNER, AT NO ADDITIONAL COST TO THE OWNER. WARRANTY PERIOD BEGINS AT SUBSTANTIAL COMPLETION. REPLACEMENT MATERIALS SHALL BE WARRANTED FOR ONE YEAR. WARRANTY SHALL NOT INCLUDE LOSS OF PLANT MATERIALS DUE TO SEVERE WEATHER CONDITION, OWNER NEGLIGENCE OR CONDITION BEYOND CONTRACTORS CONTROL. 8.MAINTENANCE - PLANTINGS: THE CONTRACTOR IS RESPONSIBLE FOR WATERING, PRUNING, AND PEST DISEASE TREATMENT FOR ALL PLANT MATERIALS FOR A PERIOD OF 60 DAYS. AT THE END OF THE MAINTENANCE PERIOD, REPAIR AND / OR RE-SEED ANY LAWN AREAS WITH BARE OR DEAD SPOTS ONE SQUARE FOOT OR GREATER, S DETERMINED BY THE OWNER. 9.MAINTENANCE - PERMANENT LANDSCAPING: SUBSEQUENT TO CONTRACTOR REQUIRED MAINTENANCE, THE OWNER IS RESPONSIBLE TO MAINTAIN AND REPLACE ALL LANDSCAPING IN COMPLIANCE WITH TOWN CODE. 10.LAWN STARTER FERTILIZER FOR SEEDED LAWN AND WETLAND AREAS: COMMERCIAL STARTER FERTILIZER 19-26-5 WITH A MINIMUM OF 50% SLOW RELEASE NITROGEN. APPLICATION RATE: TO PROVIDE 1 LB. NITROGEN PER 1000SF AREA. 11.TREE IRRIGATION BAGS: TREEGATOR IRRIGATION BAGS WITH AVERAGE 20 GALLON CAPACITY. PROVIDE ONE BAG FOR EACH DECIDUOUS TREE. BAGS SHALL REMAIN CONTRACTORS PROPERTY UPON COMPLETION OF MAINTENANCE PERIOD. 12.INSTALL 6" MIN.DEPTH TOPSOIL IN ALL LAWN AREAS. 13.ALL AREAS NOT DESIGNATED FOR PLANTING, PAVEMENT, WETLAND SEED OR OTHER TREATMENT SHALL BE SPREAD WITH TOPSOIL, SEEDED, AND MULCHED TO ESTABLISH LAWN. 14.PLANTING SOIL: (4) PARTS SANDY-LOAM TOPSOIL AND (1) PART COMMERCIALLY PRODUCED COMPOST BY VOLUME, MIXED IN BULK. 15.MULCH: DOUBLE GROUND, UN-DYED SHREDDED WOOD BARK MULCH NOT OT EXCEED 3" IN LENGTH. COLOR- DARK BROWN. 16.PLANTING FERTILIZER: M ROOTS 3-3-3 MANUFACTURED BY NOVOZYMES BIOLOGICALS, INC. INSTALL IN ALL PLANTING BEDS AND INDIVIDUAL PLANTINGS. INSTALL PER MANUFACTURERS RECOMMENDATIONS. 17.LAWN SEED MIXTURE: FINE FESCUE BLEND AS MANUFACTURED BY MATRIX TURF SOLUTIONS, OR APPROVED EQUAL. SEEDING RATE: 5LBS. PER 1,000SF. FIBER MULCH FOR HYDROSEEDING: CONWED FIBERS HYDRO MULCH 1000 OR EQUAL WITH A NON-ASPHALTIC TACKIFIER; APPLICATION RATE: 45LBS PER 1000SF OR 2000LBS PER ACRE. 18.CONFIRM PRIOR TO TOPSOIL OR PLANTING SOIL PLACEMENT, THAT FINE GRADING HAS BEEN COMPLETED AND PROVIDES POSITIVE DRAINAGE AWAY FROM BUILDING 19.TREES SHALL BE PROVIDED AT LOCATIONS SHOWN. REFER TO PLANT SCHEDULE AND DECIDUOUS TREE PLANTING DETAIL. SITE LANDSCAPING / PLANTING NOTES PP1.1 4 NO SCALE DECIDUOUS TREE PLANTING DETAIL PP1.1 3 NO SCALE SHRUB PLANTING DETAIL PP1.1 2 NO SCALE SCALE: 1 4" = 1'-0" DETECTABLE WARNING PAVERS FLUSH CURB ELEVATION CONCRETE WALK POURED CONCRETE RAMP & TAPERS WITH BROOMED NON-SKID FINISH 1: 1 2 M A X . 1: 1 2 M A X . 24 " 8'-0" FLUSH CURB POURED CONCRETE BASE COURSE TO MATCH WALK THICKNESS CONCRETE TAPER FINISHED GRADE: ASPHALT DRIVE 1" DIA. WEEPHOLES 8" O.C. COVER WEEPS WITH FILTER FABRIC (MIRAFI 140N). 3 4" LEVELING COURSE 1: 12 MAX CONCRETE WALK UNDISTURBED OR COMPACTED SUBGRADE 6" SUBBASE COURSE SECTION AA 1:12 MAX.1:12 MAX. 1:12 M A X . CURB CURB TRANSITION FLUSH CURB A CONCRETE TAPER DETECTABLE WARNING PAVERS PLAN 24" CURB TRANSITION CURB TRANSITION HANDICAP RAMP IN PAVEMENT9 PP1.1 CONCRETE PAVEMENT FINISH - WITH BORDER SCALE: NTS LIGHT BROOM FINISH (TYP.) TOOLED CONTRACTION JOINT AND TOOLED EDGE WITH BORDER 8 PP1.16 L5.2 ADA Access Details 03.16.16 REVDCA REQUEST Ag e n d a Pa g e 27 D e s i g n e r D a t e S c a l e D r a w i n g N o . 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s c r i p t i o n La m p BA 1 6 LD W P - F C - 4 A - ED . i e s Ab s o l u t e 0 . 8 1 4 0 . 1 LD W P - F C - 4 A - E D LU M A R K W A L - P A K L E D FU L L C U T O F F W I T H SP E C U L A R R E F L E C T O R & S O L I T E G L A S S L E N S (4 ) C H I P L E D ( 5 0 0 0 K , 6 7 CR I ) ST A T I S T I C S De s c r i p t i o n Sy m b o l A v g Ma x Mi n Ma x / M i n A v g / M i n Bu i l d i n g E n t r y E a s t Bui l d i n g E n t r y S o u t h Ca l c Z o n e # 2 Ou t s i d e P e r i m i t e r So u t h E a s t P e r i m i t e r 4. 6 f c 7. 0 f c 3. 6 f c 1. 9 : 1 1. 3 : 1 4.4 f c 7. 2 f c 3. 5 f c 2. 1 : 1 1. 3 : 1 0. 8 f c 8. 1 f c 0. 0 f c N / A N / A 0. 0 f c 0. 3 f c 0. 0 f c N / A N / A 0. 0 f c 0. 1 f c 0. 0 f c N / A N / A Agenda Page 28 5" CONCRETE SLAB w/ #5@12"O.C.E.W. 10 MIL PVB 4" COMPACT GRANULAR FILL CMU WALL w/ HJR 16"ocv, #5V BARS 24"oc 12"x60"x#5V DOWELS 3'-0" 3C/A1.1FOOTING TYPE F3 2' - 0 " UNDISTURBED SOIL 91.25' TOP OF SLAB 6' - 9 " 2' - 0 " 4' - 5 " 2' - 0 " 5" CONCRETE SLAB (3,500psi) WITH #4@12"O.C.E.W., 10 MIL POLYETHLENE VAPOR BARRIER, 4" OF 1/2" COMPACTED GRAVEL, COMPACTED FILL / UNDISTURBED EARTH. F1 F2 F3 F2 F2 F1 F1 F1 F1 F1 2'-0" 2' - 0 " 34'-0" F1 F2 F2 F2 F2 F2 2'-6" 5' - 0 " 10'-6" 18 ' - 0 " 2' - 8 " 2' - 0 " 58 ' - 8 " 81 ' - 4 " 4'-8"4'-9"2'-0"3'-11"18'-0" 36'-0" 55 ' - 8 " 2' - 0 " 2' - 1 " 2' - 0 " 17 ' - 7 " 79 ' - 4 " 2'-8" 3'-0" 2'-0" 2' - 0 " B01 B05 B02 B04 B03 8"5'-10"6"4'-2"8"3'-4"1'-0" 2'-8"3'-4"16'-0"4'-0"4'-0" D D D E E A A BBB C C 8" 6" 3' - 4 " 8" 6" 4' - 2 " SUMP 2'-0" x 2'-0" x 2'-0" DEEP WITH BEND #5 BARS 12" O.C. BOTH WAYS. TOP OF SUMP PIT SHALL BE -2" - SLOPE FLOOR TO SUMP. COORDINATE SUMP WITH FOUNDATION/FOOTING. S2.1 4 S2.1 4 A3.1 1 A3.1 1 8 7 6 5 A51 A1.1 3A S1.1 4 5 A3.1 4 3A A1.1 2 1 S02 S01 SE E N O T E # 2 3 A3.1 3 SEE NOTE #5 UP 15R 14T UP 1 5 R 1 4 T 1'-10"15'-0"1'-0" 16'-0"18'-0" 34'-0" 32'-0" 8" 4' - 4 " 15 ' - 0 " 1' - 0 " 63 ' - 4 " 16 ' - 0 " 79 ' - 4 " 2'-0" 2' - 0 " 77 ' - 4 " 22 ' - 0 " 55 ' - 4 " SEE NOTE #6 SEE NOTE #8 WORK PLATFORM BY OTHERS WORK PLATFORM BY OTHERS WORK PLATFORM BY OTHERS WORK PLATFORM BY OTHERS CONC. PLANK SE E N O T E # 3 SEE NOTE #3 CONC. PLANK CONC. PLANK CONC. PLANK 2' - 0 " 2'-0" CONC. PLANK CONC. PLANK A3 . 1 2 WORK AREA LOCKER AREA CHANGING COMPRESSOR TANKROOM STAIR 1 STAIR 2 TANK A B C D E MANUFACTURER PEE DEE TANK PEE DEE TANK PEE DEE TANK VARIOUS VALVOVLINE TANK TYPE 500LT 500LT 2CPT 600LT 4CPT POLYPROPYLENE METAL DRUM PRODUCT WASTE OIL MOTOR OIL MOTOR OIL & A.T.F. NEW & SPENT ANTI-FREEZE GREASE & GEAR LUBE CLASSIFICATION IIIB IIIB IIIB NONE IIIB NOTES: -PROVIDE A MINIMUM OF 3" CLEARANCE ON ALL SIDES OF STORAGE TANKS. -TOTAL CAPACITY OF OIL IS 2,700 GALLONS -TOTAL CAPACITY OF WASTE OIL IS 1,000 GALLONS -TOTAL CAPACITY OF GREASE & GEAR LUBE IS 32 GALLONS -TOTAL CAPACITY OF WINDSHIELD WASHER FLUID IS 250 GALLONS -TOTAL CAPACITY ANTI-FREEZE IS 250 GALLONS -TOTAL CAPACITY OF WASTE ANTI-FREE IS 250 GALLONS CAPACITY 500 GALLONS 500 GALLONS 600 GALLONS 200 GALLONS 16 GALLONS 5" CONCRETE SLAB w/ #4@12"O.C.E.W. 10 MIL PVB 4" COMPACT GRANULAR FILL CMU WALL w/ HJR 16"ocv, #5V BARS 24"oc 12"x48"x#5V DOWELS @24"O.C. 2'-0" 2' - 9 " 3C/A1.1FOOTING TYPE F2 2' - 0 " UNDISTURBED SOIL UNDISTURBED SOILUNDISTURBED SOIL 91.25' TOP OF SLAB 12" CONCRETE WALL w/ 2-#5 BARS 12"O.C.V. & MEMBRANE WATERPROOFING 12"x48"x#5V DOWELS @ 12"O.C. 4'-6"x12"xCONT. CONCRETE FOOTING w/ COMPRESSIBLE FILLER 5" CONCRETE SLAB w/ #4@12"O.C.E.W. 3-#5H CONTINUOUS, #4 TIES 6"oc 10 MIL PVB 4" COMPACT GRANULAR FILL 3A/A1.1 FOOTING TYPE F1 4" PERF. FOOTING DRAIN w/ STONE GEOTECH FABRIC SURROUND, EXTEND TO STORM SYSTEM 4'-6" 2' - 0 " WATERSTOP WATERSTOP 2-#5 BARS 16"O.C.H. GRANULAR BACKFILL - REFER TO GEOTECH REPORT 91.25' TOP OF SLAB Foundation Plan Floor Plan 1 A1.1 FOUNDATION PLAN 3 NOTES / SCHEDULES NO SCALESCALE 1/4" = 1'-0" 2 LOWER LEVEL PLAN SCALE 1/4" = 1'-0" A1.1 Wyatt Howard Nelson Architecture 522 Elm Street Syracuse, NY 13203 315.952.2072 wnelson@wyattnelson.com PROJECT NO. DATE REVISIONS c copyright 2015 wyatthnelson, architect Va l v o l i n e I n s t a n t O i l C h a n g e Do w n e y , C A 9 0 2 4 1 Pr o j e c t : 77 3 7 F i r e s t o n e B o u l e v a r d He n l e y P a c i f i c , I n c . Ne w t o n H i g h l a n d s , M A 0 2 4 6 1 Ow n e r : 54 J a c o n n e t S t r e e t NOTES: 1.REFER TO OTHER DRAWINGS AND SPECIFICATIONS FOR PERTINENT INFORMATION. 2.STAIRWELL S02 SHALL BE ENCLOSED BY 1 HOUR FIRE RATED CONSTRUCTION WITH OPENING PROTECTIVES. 3.ROOM B05 SHALL BE ENCLOSED BY 2 HOUR FIRE RATED CONSTRUCTION WITH OPENING PROTECTIVES. FIRE SEAL ALL GAPS AND PENETRATIONS AS REQUIRED BY CODE. 4.ROOM B05 FLAMMABLE FLUIDS ARE TO BE STORED PER NFPA 30A, 2015 5.PROVIDE A 2'-0" HIGH x 6" CMU WALL TO SEAL BASE OF DOOR 4 FOR SPILL CONTAINMENT OF ROOM B05. 6.AT LONG WALL EXIT SIDE CEILING SHALL BE KEPT FREE OF OBSTRUCTIONS FOR THE INSTALLATION OF PROCESS PIPING. THIS AREA SHALL BE A MINIMUM OF 3'-0" OFF WALL AND 1'-0" FROM UNDERSIDE OF DECK FOR THE LENGTH OF ROOM B01. 7.PROVIDE A 24" WIDE x 4" HIGH (FROM UNDERSIDE OF DECK) OPENING IN B05 WALL ADJACENT TO DOOR STARTING AT EXTERIOR WALL. FIRE SEAL GAPS AND PENETRATIONS PER CODE REQUIREMENTS. 8.PROVIDE CONCRETE PADS AND STRIP FOOTINGS AS SHOWN AND SCHEDULED. 9.CONTRACTOR SHALL COORDINATE CAST-IN-PLACE CONCRETE SUMP CONSTRUCTION WITH THE FOUNDATION WALL AND FOOTING. VERIFY FLOOR SLOPE CONFIGURATION WITH CONSTRUCTION MANAGER. FOOTING SCHEDULE F1 MARKSIZE REINFORCING TOF ELEVATION F2 F3 4'-6" CONT. 2'-0" CONT. 3'-0" CONT. 3 - #5 CONT.T & B, #4 TIES 6"oc. 2 - #5 CONT. T & B, #3 TIES 12"oc. COMMENTS 89.50' TOF 91.25' (FFE) Details Schedules THICKENED SLAB *COORDINATE VERTICAL DOWELS WITH WALL REINFORCEMENT REQUIREMENTS A1.1 A1.1 2.8.16 PERMIT 3 - #5 CONT.T & B, #3 TIES 12"oc. 91.25' (FFE)THICKENED SLABAg e n d a Pa g e 29 32'-0" R01 10"6'-0"6"5'-2"8"3'-4"1'-0" 1' - 6 " 3' - 4 " 1' - 6 " 10 ' - 0 " 3' - 4 " 10 ' - 0 " 3' - 4 " 10 ' - 0 " 3' - 4 " 10 ' - 0 " R05R03 R02 R04 R06 2'-4"4'-8"4'-0"4'-0"7'-8"3'-4"4'-0" 2' - 0 " 4' - 8 " 3' - 4 " 10'-0" 52 ' - 0 " 5'-0"5'-0" 5' - 0 " 52 ' - 0 " 5'-0"5'-0" R01 5 6 18 20 9 10 16 14 15 CONCRETE APRON C CONCRETE APRON CJ 4 3 2 1 A5.1 A3.1 1 S2.1 4 A4.2 4 A4.2 4 A4.1 3 A4.2 8 A4.2 10 A4.2 10 A1.3 3 9 A4.2 10 11 12 9 A5.1 A4.2 10 7 8 17 13 11 A4.2 2 A3.1 S2.1 4 11 12 A4.2 8 F A4.2 5 4 A3.1 A3.1 3 A3.1 5 A4.1 1 21 S02 S01 GS MC PS UP 15R 14T UP 1 5 R 1 4 T 10 11 12 9 A5.1 SIM. FAP AP 14'-9"17'-3" 12'-10"6'-0" 5'-6"7'-3"4'-6" 5'-6"7'-3"4'-6" 5'-6"3'-0"13'-10"9'-8" 5'-6"3'-0"13'-10"9'-8" 5'-6"3'-0"13'-10"9'-8" 5'-6"3'-0"13'-10"9'-8" 11 ' - 4 " 13 ' - 4 " 13 ' - 4 " 13 ' - 4 " 2' - 2 " 10" 2' - 2 " 10" 3' - 0 " 19 1 H R F . R . 1 HR F.R. 4'0"x4'0"x3/4 PLYWD BD. PS 3' - 6 " FAP FAP FAP PS 5'-6"7'-3"4'-6" 2' - 2 " 10" 2' - 0 " 6" 6' - 2 " 3' - 4 " 16'-0"18'-0" 34'-0" 6" 1' - 6 " 1' - 6 " 1' - 6 " 1' - 6 " 2' - 0 " 8" 18 ' - 4 " 2' - 0 " 77 ' - 4 " 8' - 0 " 4' - 0 " 7' - 0 " 10 ' - 0 " 3' - 4 " 10 ' - 0 " 3' - 4 " 10 ' - 0 " 3' - 4 " 10 ' - 0 " 6' - 4 " 63 ' - 4 " 16 ' - 0 " 79 ' - 4 " 4' - 0 " CJ CJ CJ CJ CJ CJ CJ 4' - 8 " 4' - 8 " 4' - 8 " PS 4' - 8 " 4'-6"12'-9" 4'-0"8'-0"4'-0"D B S1.1 6 S1.1 6 STAIR 2 SERVICE AREA ENTRY OFFICEMULTI-PURPOSE STAIR 1 TOILET STAFF TOILET A3.1 1 CA 12 ' - 0 " EQ . EQ . EQ . EQ . EQ . 10'-0" EQ.EQ.EQ. 10 ' - 0 " EQ . EQ . EQ . EQ . EQ . 10'-0" EQ.EQ.EQ. EQ . B D F FIN. FLOOR HOLLOW METAL ALUMINUM STOREFRONT DOOR TYPES FRAME TYPES ALUMINUM / GLASS OVERHEAD DOOR ALUMINUM / GLASS OVERHEAD DOORFGFNG 8'-0" 2'-6"3'-0"2'-6" 2' - 0 " 6' - 0 " 2' - 0 " 10 ' - 0 " 8'-0" 6' - 0 " 4' - 0 " 3' - 4 " 4'-0" 7' - 0 " 3'-0" 7' - 0 " 3'-0" 7' - 0 " 3'-0" 1' - 0 " 5' - 8 " 4" 4"2'-4"4" 4' - 0 " 3'-4" 3'-4" 7' - 0 " 4" 7' - 0 " 4" 2' - 8 " 10 ' - 0 " 7' - 4 " 7' - 0 " 4" 7' - 4 " 4'-8" 3'-2"1'-6" E 'BLACKEN GLASS' B01 WORK AREA B02 LOCKER AREA B03 CHANGING AREA B04 COMPRESSOR ROOM B05 TANKROOM R01 SERVICE AREA R02 MULTI-PURPOSE R03 STAFF TOILET R04 OFFICE R05 TOILET R06 ENTRY ROOM TITLES S01 ENCLOSED NON-COMBUSTIBLE STAIR 1 S02 OPEN NON-COMBUSTIBLE STAIR 2 MAIN LEVEL Floor Plan 1 A1.2 MAIN LEVEL FLOOR PLAN 2 DOOR TYPES / DOOR & HARDWARE SCHEDULE / NOTES / ROOM NAMES NO SCALESCALE 1/4" = 1'-0" Door Types Door & Hardware Notes A1.2 FIN DOORLOCATIONNo. MAT'LTYPE 15. ALL HOLLOW METAL FRAMES SHALL BE WELDED AND PRIMED TO RECEIVE PAINT FINISH. 1. REFER TO OTHER DRAWINGS AND SPECIFICATIONS FOR PERTINENT INFORMATION. DOOR AND HARDWARE INSTALLATION SHALL BE IN ACCORDANCE W/ ALL APPLICABLE CODES (INCLUDING ADA REQUIREMENTS) AND GENERALLY ACCEPTED PRACTICE. 2. HARDWARE SUPPLIER SHALL BE RESPONSIBLE FOR COORDINATION OF KEYING WITH OWNER. 3. CONTRACTOR SHALL PROVIDE ALL HARDWARE TO MAKE PROJECT COMPLETE. PROVIDE SHOP DRAWINGS. 4. GLASS WITHIN 18"AFF AND WITHIN DOORS SHALL BE TEMPERED. 5. PROVIDE FIRE RATED OPENING ASSEMBLY ON ALL RATED OPENINGS. 6. PROVIDE 1.5 PAIR OF BUTTS/LEAF ON 7'-0" HIGH DOORS. 7. ALL HARDWARE FINISH SHALL BE BRUSHED CHROME US26D UNLESS NOTED OTHERWISE. ALUMINUM DOOR 8. PROVIDE SEALANT AT ALL WINDOW AND DOOR PERIMETERS. COLOR TO BE SELECTED. 9. ALUMINUM FRAMING SHALL BE CLEAR MILL FINISH ALUMINUM WITH A 20 YEAR WARRANTY. SYSTEM SHALL BE THERMALLY BROKEN 2"x4.5" FRAMING. PROVIDE A 4.5"x4.5" SILL SECTION AT FINISH FLOOR. PROVIDE WEEPS, SILL FLASHING, ETC... AS REQUIRED FOR 10. ALUMINUM ENTRY DOORS SHALL BE MEDIUM STILE TYPE WITH ROUND WIRE PULLS AND PANIC TYPE EXIT HARDWARE. PERMANENT CYLINDER LOCKS FOR ALUMINUM DOORS APPROPRIATELY KEYED 11. HARDWARE SUPPLIER SHALL PROVIDE TOILET ROOM SIGNAGE. 12. CYLINDRICAL LEVERSETS, GRADE 1, 2-3/4" BACKSET, KEY IN-LEVER, STANDARD STRIKE, 2 KEYS/LOCK, UL LISTED, ANSI & ADA APPROVED, REMOVABLE CORE LOCKS, 'BEST' STYLE 14K OR EQUAL. FUNCTION INDICATED. HARDWARE SHALL MATCH DOOR FINISH EXCEPT PUSH/PULLS AND EXIT HARDWARE WHICH ARE US26D. 13. OVERHEAD DOORS AND MOTOR OPERATORS SHALL BE SUPPLIED AND INSTALLED BY OWNER. CONTRACTOR SHALL PROVIDE ALL GROUNDS POWER, CONNECTIONS, AND DOOR SWITCH CONTROLS. VERIFY LOCATION WITH OWNER. 16. PROVIDE FLOOR TRANSITION STRIPS AT ALL FLOOR MATERIAL CHANGES WITHOUT THRESHOLDS. 14. ALL EXTERIOR GLASS SHALL BE 1" INSULATING CLEAR GLASS. 408 406 409 407 405 MISCELLANEOUS 302 403 404 402 MARK 401 DESCRIPTION 212 MARK 301 211 DESCRIPTION CLOSERS HARDWARE UN D E R LA B E L RE Q ' D FRAME WIDTHTHKWIDTHHGTTYPEMAT'LFIN HEAD JAMB BUTTSCU T MISCELLANEOUSCLOSERLOCKSET REMARKS 202 207 206 205 204 203 210 209 208 102 MARK 101 201 MARK No. LEVERSETS DESCRIPTION DESCRIPTION BUTTS A WEATHERTIGHT SYSTEM. FULL GLASS DOORS SHALL HAVE A 12" HIGH BOTTOM RAIL PER ADA REQUIREMENTS. PROVIDE HINGES FOR 180 DEGREE DOOR SWING AS REQUIRED. LOWER LEVEL MAIN LEVEL Wyatt Howard Nelson Architecture 522 Elm Street Syracuse, NY 13203 315.952.2072 wnelson@wyattnelson.com PROJECT NO. DATE REVISIONS c copyright 2015 wyatthnelson, architect Va l v o l i n e I n s t a n t O i l C h a n g e Do w n e y , C A 9 0 2 4 1 Pr o j e c t : 77 3 7 F i r e s t o n e B o u l e v a r d He n l e y P a c i f i c , I n c . Ne w t o n H i g h l a n d s , M A 0 2 4 6 1 Ow n e r : 54 J a c o n n e t S t r e e t 2.8.16 PERMIT A1.2 Ag e n d a Pa g e 30 18'-0" 76 ' - 8 " RI D G E ME T A L G U T T E R NOTE: ALL ROOF SLOPES SHALL BE 5:12 UNO. HIP ME T A L G U T T E R HIP HIP HIPHIP HIPHIP LOW EAVE LOW EAVE LOW EAVE LOW EAVE LO W E A V E LO W E A V E LO W E A V E LO W E A V E PROVIDE FAUX CLAY BARREL TILE ROOFING. 3'-0"13'-0" 3' - 0 " 13 ' - 0 " 16'-0" 2x6 WALL OVERBUILD ROOF - TOW 122.25' 16 ' - 0 " 20'-0" 20 ' - 0 " 12 " C M U W A L L - P L A T E H E I G H T 1 1 4 . 2 5 ' 12 " C M U W A L L - P L A T E H E I G H T 1 1 4 . 2 5 ' 12" CMU WALL - PLATE HEIGHT 114.25' 12" CMU WALL - PLATE HEIGHT 114.25' 12" CMU WALL - PLATE HEIGHT 122.25' 12 " C M U W A L L - P L A T E H E I G H T 1 2 2 . 2 5 ' 2x 6 W A L L O V E R B U I L D R O O F - T O W 1 2 2 . 2 5 ' 32'-0" 36'-0" 80 ' - 8 " 62 ' - 8 " 64 ' - 8 " FU T U R E A R E A F O R S O L A R P A N E L S ( 2 5 0 s f ) 6" 114" 4" 1 4" 4" 378" 21 4"2'-11 1/2" CLEAR 10'-0" CLEAR CL CL 11 2" 4" DIAMETER BY 3/8" BY 8'-0" CONCRETE-FILLED STEEL TUBE SET INTO 16" DIAMETER CONCRETE BASE WITH 4'-0" EXPOSED ABOVE GROUND AND PAINTED RED. OVERHEAD DOOR 4" x 2 1/4" ACTUAL WOOD GROUND ANCHORED TO COLUMN AT 2'-0" ON CENTERS GLASS AND ALUMINUM DOOR SET IN STOREFRONT * CAULK 8" x 1/4" STEEL PLATE WELDED TO COLUMN PURPOSE MADE ANODIZED ALUMINUM TRIM ALUMINUM TRIM * 2" x 4" x 1/4" STEEL COLUMN PAINTED BLACK Roof Plan 1 A1.3 ROOF PLAN 2 EXTERIOR MATERIAL NOTES SCALE 1/4" = 1'-0" Exterior Matl's A1.3 A1.3 Wyatt Howard Nelson Architecture 522 Elm Street Syracuse, NY 13203 315.952.2072 wnelson@wyattnelson.com PROJECT NO. DATE REVISIONS c copyright 2015 wyatthnelson, architect Va l v o l i n e I n s t a n t O i l C h a n g e Do w n e y , C A 9 0 2 4 1 Pr o j e c t : 77 3 7 F i r e s t o n e B o u l e v a r d He n l e y P a c i f i c , I n c . Ne w t o n H i g h l a n d s , M A 0 2 4 6 1 Ow n e r : 54 J a c o n n e t S t r e e t 1.CONTRACTOR SHALL FIELD VERIFY ALL CONDITIONS AND DIMENSIONS. NOTIFY ARCHITECT IN WRITING IMMEDIATELY OF ANY DISCREPANCIES. 2.CONTRACTOR SHALL VERIFY ALL PERMITS ARE IN PLACE PRIOR TO STARTING WORK. 3.ALL WORK SHALL CONFORM TO APPLICABLE CODES AND GENERALLY ACCEPTED PRACTICE. 4.ALL MATERIALS SHALL BE NEW AND INSTALLED PER MANUFACTURERS RECOMMENDATIONS. COORDINATE ALL FINISHES WITH OWNER. PROVIDE SHOP DRAWINGS, SAMPLES, AND PRODUCT LITERATURE FOR OWNER REVIEW / APPROVAL. 5.MATERIAL PROFILES, TEXTURES, COLORS, AND FINISHES SHALL BE SELECTED FROM STANDARD COLOR CHARTS UNLESS THERE IS A SIGNIFICANT DISCREPANCY IN WHAT IS SHOWN OR INTENDED. 6.CONTRACTOR SHALL DISPOSE OF ALL DEBRIS IN ACCORDANCE WITH LOCAL LAW AND GENERALLY ACCEPTED PRACTICE. 7.CONTRACTOR SHALL PAINT ALL MISC. METAL SUCH AS BOLLARDS. BOLLARDS SHALL BE PAINTED VIOC RED. 8.EXTERIOR MATERIALS A.FIBERCEMENT SOFFIT AND TRIM SHALL BE AS MANUFACTURED BY JAMES HARDIE OR EQUAL. FASTENERS SHALL BE CORROSION RESISTANT. SOFFIT BOARD SHALL BE COMPLETELY SEALED PRIOR TO INSTALLATION. SOFFIT BOARD SHALL HAVE FACTORY APPLIED PRIME FINISH AND SHALL RECEIVE FINAL FINISH IN FIELD. PROVIDE DRAINABLE WEATHERBARRIER WRAP. SOFFIT SHALL BE INSTALLED PER MANUFACTURERS RECOMMENDATIONS - REFER TO INSTALLATION INSTRUCTIONS. PROVIDE COMPOSITE TRIM (CT) AT ALL OPENINGS: 6" JAMB TRIM, 8" HEAD TRIM. PROVIDE 12" TRIM AT TOP OF WALL (WALL TERMINATION TO SOFFIT). TRIM JOINTS SHALL BE BEVELED FOR CONTINUOUS LOOK. CS1 - SMOOTH PANEL 5/16" THICKNESS, COLOR SHALL BE SW7515 HOMESTEAD BROWN CT1 - 5/4" SMOOTH TRIM, COLOR SHALL BE SW7515 HOMESTEAD BROWN CT2 - 3/4" SMOOTH TRIM, COLOR SHALL BE SW7515 HOMESTEAD BROWN B.FIBERCEMENT SIDING JOINT / ACCENT TRIM SHALL BE AS MANUFACTURED BY TAMLYN XTREME TRIM, FRY REGLET OR EQUAL. PROVIDE ACCENT TRIM AS SHOWN AND ALL OTHER STANDARD TRIM AS RECOMMENDED BY SIDING MANUFACTURER INCLUDING 'J', 'H', 'Z', 'T', STARTER STRIPS, COUNTERFLASHINGS, ETC COLOR COORDINATE: T1 - 'J' MOLD T2 - STANDARD SOFFIT 'H' MOLDING C.HOLLOW METAL DOORS AND FRAMES SHALL BE AS MANUFACTURED BY CECO OR EQUAL. EXTERIOR DOORS SHALL BE FLUSH INSULATED 16 GAUGE GALVANIZED STEEL. PAINT - COLOR SHALL BE SW7515 HOMESTEAD BROWN. D.DECORATIVE CULTURED STONE VENEER (ACMV) SHALL BE OLD WORLD LEDGE DRYSTACK, SUMMERLIN BLEND, AS MANUFACTURED BY CORONADO STONE OR EQUAL APPROVED BY OWNER. ACMV SHALL BE INSTALLED PER MANUFACTURERS RECOMMENDATIONS, AND "ADHERED CONCRETE MASONRY VENEER (ACMV) INSTALLATION GUIDE (3RD EDITION)" INCLUDING ALL MATERIALS AND INSTALLATION DETAILS. PROVIDE ALL ACCESSORIES INCLUDING WRB, DRAINAGE MAT, METAL LATH, SST SELF-TAPPING FASTENERS, WEEP SCREEDS, CASING TRIM, AND MORTAR. STONE SHALL EXTEND TO 2" ABOVE FINISH GRADE / PAVEMENT. ACMV SHALL BE ADHERED DIRECTLY TO CONCRETE MASONRY UNITS (CMU TO HAVE FLUSH STRUCK JOINTS). AT WOOD CONSTRUCTION (TOWER) ACMV SHALL BE ADHERED DIRECTLY TO CEMENT BOARD SHEATHING (ALL JOINTS IN SHEATHING TO BE SEALED). E.BARREL ROOF TILES SHALL BE CONCRETE STANDARD WEIGHT VILLA 900 AS MANUFACTURED BY BORAL. ROOF TILES SHALL BE CRRC RATED PRODUCT #0942-0009; REF: .32/EMI: .89 / SRI: 34 / AGED SRI: 36. COLOR SHALL BE GOLDENROD. ROOF SYSTEM INCLUDING COMPONENTS SHALL BE INSTALLED PER MANUFACTURERS RECOMMENDATIONS. PROVIDE ICE & WATER SHIELD AT EAVES, RIDGE, COUNTERFLASHINGS, ETC.... PROVIDE CONTINUOUS SCREENED VENT AT RIDGE. PROVIDE METAL COUNTERFLASHING AND CONTINUOUS DRIP FLASHING AT EAVES. F.EXTERIOR SURFACE MOUNTED WALL SCONCE LIGHT FIXTURES (2 AT ENTRY) SHALL BE UP AND DOWN LED ILLUMINATION. FIXTURE TO BE SELECTED. FINISH SHALL BE ANODIZED CLEAR ALUMINUM. G.STUCCO SYSTEM SHALL BE TWO COAT SYSTEM CONSISTING OF 3/8" THICK 'BROWN' COAT AND 1/8" THICK COLOR FINISH COAT. FINISH SHALL BE FINE SAND TEXTURE. COLOR SHALL MATCH OR MATCH AS CLOSELY AS POSSIBLE SW6107 NOMADIC DESERT. ACCEPTABLE MANUFACTURERS INCLUDE MERTEX, EXPO, OR LA HABRA. SYSTEM SHALL BE INSTALLED PER RECOMMENDATIONS OF THE PORTLAND CEMENT ASSOCIATION. PROVIDE STARTER SCREED, 'J' SCREED, ACCENT JOINTS, AND EXPANSION JOINT TRIM AS MANUFACTURED BY FRY REGLET OR EQUAL. CONTRACTOR SHALL ADJUST SUBSTRATE AT TOWER TO PROVIDE A FLUSH UNINTERRUPTED FINISH FROM CMU BACKUP TO WOOD STUD / CEMENT BOARD BACKUP. H.ALUMINUM FRAMING AT ENTRY / WINDOW SHALL BE THERMAL BREAK COMPONENTS AS MANUFACTURED BY KAWNEER OR EQUAL. FINISH SHALL BE CLEAR ANODIZED MILL FINISH ALUMINUM. GLASS SHALL BE 1" CLEAR INSULATING GLASS. OVERHEAD DOOR FINISH SHALL BE CLEAR ANODIZED MILL FINISH ALUMINUM WITH CLEAR GLASS. ALUMINUM FRAMES / GLASS: CLEAR ANODIZED ALUMINUM CLEAR GLASS BARREL ROOF TILES: BORAL VILLA '900' GOLDENROD FASCIA / TRIM / SOFFITS/HM DOOR & FRAMES / STUCCO-P2: JAMES HARDIE SW7515 HOMESTEAD BROWN (FIELD PAINT) STUCCO - P1: EXPO, MERLEX, LA HABRA SW6107 NOMADIC DESERT (MATCH OR SELECT FROM MANUF. STAND. CHARTS) FINE SAND FINISH STONE: CORONADO STONE OLD WORLD LEDGE SUMMERLIN BLEND Notes 2.8.16 PERMIT 3 EXTERIOR MATERIAL NOTES A1.3NO SCALE SCALE 1-1/2" = 1'-0" Ag e n d a Pa g e 31 METAL GUTTER METAL GUTTER CT-12 CT-12 VENTED RIDGE SIMULATED BARREL CLAY TILE STONE STONE SIMULATED BARREL CLAY TILE FLASHING 5 12 5 12 5 7 9 10 20 21 METAL BOLLARD STONE TRIM LIGHT FIXTURE LIGHT FIXTURE 4' - 0 " 10 ' - 0 " 14 ' - 0 " 22 ' - 1 1 " STONE STONE SIMULATED BEAM TYP. S CJM/S CJ M/S CJ M/S CJM/S CJM/S CJ S CJS CJ S CJ 6'-4" 1'-0"1'-0" 122.92' TOP OF PLATE 127.59'+/- 122.25'+/- 114.25' TOPL. TOS 91.25' TOF 89.50' FFE 100.00' STUCCO-P1STUCCO-P1STUCCO-P1STUCCO-P1STUCCO-P1 STUCCO-P2 STUCCO-P2 STUCCO-P2 STUCCO-P2 STUCCO-P1 12 12 5 5 CT-12 CT-12 4' - 0 " 10 ' - 0 " STONE FLASHING STUCCO-P1 STONE STONE TRIM METAL GUTTER METAL GUTTER 14 ' - 0 " 22 ' - 1 1 " SIMULATED BARREL CLAY TILE SIMULATED BARREL CLAY TILE SIMULATED BEAM TYP. M/S CJM/S CJ 8'-0"8'-0" 1'-0"10'-0"10'-0"10'-0"1'-0" 127.59'+/- 122.25'+/- 114.25' TOPL. TOS 91.25' TOF 89.50' FFE 100.00' STUCCO-P1STUCCO-P1 VIOC SIGNAGE 8'-0" 12 14 ' - 0 " 5 5 12 CT-12 4' - 0 " 10 ' - 0 " CT-12 METAL GUTTER METAL GUTTER 13 STUCCO-P1 STONE STONE TRIM STONE STONE TRIM SIMULATED BARREL CLAY TILE SIMULATED BEAM TYP. SIMULATED BARREL CLAY TILE M/S CJ 3'-0"3'-0" 1'-0"10'-0" 8'-0" 22 ' - 1 1 " 122.92' TOP OF PLATE 127.59'+/- TOS 91.25' TOF 89.50' FFE 100.00' STUCCO-P1 VIOC SIGNAGE STONE STONE CT-12 STUCCO-P1 CT-12 METAL GUTTER 12 10 8 6 14 ' - 0 " 4' - 0 " 10 ' - 0 " 14 ' - 0 " SIMULATED BARREL CLAY TILE 8'-0" LIGHT FIXTURELIGHT FIXTURE 12 5 METAL GUTTER VENTED RIDGE 5 12 STONE TRIMSTONE TRIM STONE 18 STONE TRIM STONE STONE STONE WALL SCONCE WALL SCONCE SIMULATED BARREL CLAY TILE SIMULATED BEAM TYP. M/S CJ S CJ M/S CJ S CJM/S CJ S CJM/S CJ S CJ 1'-0"1'-0" 3'-0"3'-0" 22 ' - 1 1 " 122.92' TOP OF PLATE122.25'+/- 127.59'+/- TOS 91.25' FFE 100.00' 114.25' TOPL. TOF 89.50' STUCCO-P1STUCCO-P1STUCCO-P1STUCCO-P1 STUCCO-P2 STUCCO-P2 STUCCO-P2STUCCO-P2 A2.1 Exterior Elevations 2.8.16 PERMIT 3 NORTH ELEVATION - REAR SCALE 1/4" = 1'-0" 4 WEST ELEVATION - LEFTSIDE SCALE 1/4" = 1'-0" 1 A2.1 SOUTH ELEVATION - FRONT SCALE 1/4" = 1'-0" 2 EAST ELEVATION - RIGHTSIDE SCALE 1/4" = 1'-0" Wyatt Howard Nelson Architecture 522 Elm Street Syracuse, NY 13203 315.952.2072 wnelson@wyattnelson.com PROJECT NO. DATE REVISIONS c copyright 2015 wyatthnelson, architect Va l v o l i n e I n s t a n t O i l C h a n g e Do w n e y , C A 9 0 2 4 1 Pr o j e c t : 77 3 7 F i r e s t o n e B o u l e v a r d He n l e y P a c i f i c , I n c . Ne w t o n H i g h l a n d s , M A 0 2 4 6 1 Ow n e r : 54 J a c o n n e t S t r e e t NOTE: ALL SIGNAGE SHALL CONFORM TO SIGN CODE STANDARDS. A FORMAL APPLICATION INCLUDING ALL EXTERIOR BUILDING AND SITE SIGNAGE SHALL BE SUBMITTED TO THE GOVERNING AUTHORITY FOR REVIEW AND APPROVAL. SIGNAGE SHOWN ON BUILDING IS FOR SCALE AND GRAPHICS ONLY AND NOT FOR REVIEW OR APPROVAL. A2.1 A2.1 A2.1 NOTE: REFER TO DRAWING A1.3 FOR EXTERIOR MATERIAL AND COLOR LEGEND AND MATERIAL NOTES. Ag e n d a Pa g e 32