|
Based on typical employee densities for warehousing and distribution uses, it is expected that approximately 555 employees
<br /> would work on site throughout a typical workday. At this time, no refrigeration is being proposed as part of the Project, and
<br /> the Project Applicant currently has no plans to lease to any tenant needing refrigerated space.
<br /> Parking, Site Access, and On-Site and Off-Site Circulation Improvements
<br /> Single loaded truck bays would be located on the south and north sides of Buildings A and B and on the west side of Building
<br /> C. As such, all loading areas face the interior of the Project site and would not be visible from adjacent public streets.
<br /> Building A would provide 42 loading docks, Building B would provide 43 loading docks, and Building C would provide 30
<br /> loading docks. Paved passenger vehicle parking areas would be provided along the northern and southeastern portions of
<br /> the Project site near the frontage of Schulte Road and Quality Road. Truck/trailer parking would be provided in between
<br /> Buildings A and B. Gated entry is proposed at key dock access routes for each building. In total, the Project site would
<br /> include 111 stalls for trailers and 522 standard parking spaces for passenger vehicles and trailers.
<br /> Access to the Project site would be provided via three driveways:
<br /> • Driveway 1 on Schulte Road —30-foot-wide,full access (passenger cars only) driveway
<br /> • Driveway 2 on Schulte Road —50-foot-wide,full access (passenger cars and trucks) driveway
<br /> • Driveway 3 on Quality Drive—25-foot-wide, full access (passenger cars and trucks) driveway with stop sign
<br /> To facilitate adequate on-site circulation and sufficient site access for both passenger vehicles and trucks, and to ensure
<br /> efficient off-site circulation on nearby roadway facilities, the Project would involve street improvements on Schulte Road,
<br /> including adding a right-turn lane on eastbound Schulte Road and widening a portion of westbound Schulte Road. These
<br /> improvements would be constructed to accommodate the future build-out condition of Schulte Road. In addition, the Project
<br /> would include internal drive aisles to facilitate on-site circulation.
<br /> Design, Landscaping, and Lighting
<br /> The Project's design employs a variety of architectural strategies to create a contemporary, unified, and high-quality
<br /> industrial park environment. Building facades would feature a complementary neutral color palette and a variety of building
<br /> materials, similar to other industrial development located throughout the region. The three buildings and associated
<br /> improvements were designed with strong and appropriately scaled architectural and landscape elements. Building
<br /> elevations include vertical and horizontal elements that would break up the overall massing of the buildings.
<br /> The Project would feature a variety of trees, shrubs, plants, and land covers throughout the Project site to soften views of
<br /> the Project site and to enhance the visual quality of the project.A variety of development features would be provided through
<br /> site design (e.g., building orientation, screening, and placement of service areas), architecture (e.g., mass, scale, form,
<br /> style, material, and color), and streetscape elements (e.g., lighting and paving materials).
<br /> Utility Improvements
<br /> A new, engineered stormwater drainage system would be constructed on the Project site to collect and treat on-site
<br /> stormwater. After development, a majority of stormwater from the Project site would drain into three below-grade, open,
<br /> earthen infiltration basins within the north portion of the site. Stormwater flows would be conveyed via sheet flows away
<br /> from buildings and, where possible, through below-grade, landscaped areas prior to entering the nearest catch basin and
<br /> subsequently being conveyed to the three earthen detention basins. The landscaped areas would act as the first filter for
<br /> detaining suspended solids in stormwater flows. The detention basins would be planted with native grasses and erosion
<br /> control vegetation along their side banks. Stormwater flows collected by the detention basins would be allowed to infiltrate
<br /> into the soils, recharging the underlying groundwater basin (San Joaquin Valley Basin).
<br /> The Project and its new stormwater drainage system would be sized to capture and treat all on-site stormwater generated
<br /> by two consecutive 10-year, 24-hour storm events, as required by the County. The detention basins would feature an
<br /> earthen bottom that would allowflows collected by the detention basins to infiltrate into the soils and recharge the underlying
<br /> groundwater basin.
<br /> Domestic, irrigation, and fire suppression water would be sourced on the Project site through the installation of two on-site
<br /> water wells. The Project would include a 500,000-gallon aboveground water storage tank that would be reserved for fire
<br /> suppression uses only.
<br /> Wastewater generated by each of the three buildings would be directed to individual on-site septic tanks and associated
<br /> leach fields.
<br /> Project Construction
<br /> Construction is expected to commence in 2021 and would last through 2022. It is anticipated that soil quantities would be
<br /> Enter oroiect#s. —Initial Study 2
<br />
|