Botanic Gardens Visitor's Center

Botanical GardenSan Luis Obispo

Connecting People and PlantsPresentation December 7, 2009

p l a nn i ng a r c h i t e c t u r e eng i n e e r i n g c on s t r u c t i o n l a nd s c ap e

INTERTWINED d e s i g n




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Table of ContentsCover Letter . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1Executive Summary . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3Vision Statements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4

Company Profile . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5Representative Projects . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6Project Team Profiles . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8

Basis of Design . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14Site Analysis . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15Site Development . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16Parking . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20Landscape Design . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22Amphitheater Connection . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24Program Summary . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25Architectural Floor Plans . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26 Elevations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28 Sections . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30Exterior and Interior Perspectives . . . . . . . . . . . . . . . . . . . . . . . . . 31Conceptual Structural Design . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36Building Materials . . . . . . . .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40Passive Design Strategies . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 41Conceptual Mechanical Design . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 42Sustainability Features . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 43Code Compliance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44Risk Mitigation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46Constructability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 48Project Schedule . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 49Opinion of Probable Cost . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 50

Entry Plaza




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Executive SummaryIntertwined Design was invited by the San Luis Obispo Botanical Garden to develop a Conceptual Design for a new project inclusive of Visitor’s Center with classrooms and IMAX Theater, Botanical Gardens, and Amphitheater on a currently undeveloped site off Highway 1, north of the City of San Luis Obispo.

The objective of the project is to create a world-renowned center that provides educational, recreational, and conservational opportunities for the greater San Luis Obispo and Central Coast community.

Of specific focus is to present an environment that promotes an understanding and appreciation of the relationships between people and nature, and the importance of embracing sustainable practices in our lives. As such, a key design objective is to incorporate a wide variety of sustainable features in the facility’s design and construction.

The project as designed includes approximately 46,500 sq. ft. of buildings on a site of approximately 150 acres. Careful consideration has been given to the integration of the buildings and necessary improvements, such as roadways and parking, into the site such that there is a natural relationship between the two.

Given the very nature of a Botanical Garden, there are special connections between indoor areas and outdoor spaces. Highly flexible indoor spaces offer settings for display, education, and meetings. Outdoor spaces provide unique opportunities to experience the gardens themselves, as well as the many sustainable design features focusing on Central Coast issues, such as the living machine.

The IMAX Theater and amphitheater allow presentation of feature programs and the hosting of special community events.

This project represents a truly unique community vision, and opportunity.This Conceptual Design Report includes: site development and landscape plans, architectural plans, exterior and interior perspectives, structural design, suggested building materials and finishes, passive design strategies, mechanical system design, a review of sustainability features, project implementation schedule, and an opinion of the probable cost of construction.




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Vision StatementsSan Luis Obispo Botanical Garden Vision

To create a world-renowned experience that provides educational, recreational, and conservational opportunities that promote an understanding and appreciation of the relationships between people and nature.

To deliver an unforgettable garden experience in which sustainable practices are an iconic, and innovative display that is integrated into an evolving educational tool.

Intertwined Design’s Project Approach

Intertwined Design’s Core Purpose is to Provide Exceptional Solutions within the Built Environment.

Our firm’s vision is to be “a leading provider of architectural, landscape design, engineering, and construction services on the Central Cost and throughout the Western United States – a firm that attracts coveted clients and highly talented staff.”

As a “full-service” Design-Build firm, Intertwined Design’s clients benefit from true integration of professionals in the planning, architectural, landscape architectural, engineering, and construction management fields. With all disciplines in-house, teamwork is truly enhanced, and every aspect of the interrelationship of design and construction practices a matter of our firm’s daily practices. This integration and idea exploration from the very inception of the project is all the more important with today’s focus on sustainability and green design. In simple terms, and as one example, our structural and MEP engineers do not just design systems as isolated responses to the architect’s design, but instead are key team members in the exploration of the very design solution itself. The full meaning of this total team approach is evidenced by the fact that even the firm’s structural engineers are LEED Accredited Professionals.

We believe that our proposed design response to the project presents a solution that offers truly exciting and flexible indoor and outdoor facilities, and experiences that promote an understanding and appreciation of the relationships between people and nature, the importance of sustainability, and the beauty and wonder of the gardens.

Intertwined Design appreciates this invitation by the San Luis Obispo Botanical Garden to share our vision.




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Company Profile

Background

Intertwined Design is a relatively new company created in 2002. The founders are a collaborative group of individuals each leaders in their field, driven together to create something more. Intertwined design delivers more than a good project, because of the focus on sustainable practices; intertwined design is liberating a respect for the environment and protecting resources for generations to come.

Values

Intertwined Design’s employees are driven by a strong set of shared values which dictate company policy, culture and practice. Our sustainable mission is to create clients that are nothing short of delighted by developing projects that are socially, economically and environmentally responsible.

We are a relationship-based company priding ourselves on creating sound, long lasting relationships with our clients. As our clients grow, we grow and adapt accordingly. Intertwined has the expertise to progressively and cost-effectively reduce the ecological impact of projects. We deliver tangible, achievable, and innovative technical solutions that really make a difference to our clients.

Our core values frame a bigger picture of the future which leads us to become responsible stewards of the natural environment. The roots of our company reach down to form a solid connection and commitment to sustainable development.



San Luis Obispo

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Representative Projects

Environmental Nature Center

The Environmental Nature Center is the fi rst LEED Plati num Certi fi ed building in Orange County, California. The 9,000 sq. ft . interpreti ve center provides the Environmental Nature Center as a space to provide educati onal opportuniti es. The center responds eff ecti vely to harvest natural daylight as well as the cool ocean breezes. The use of natural venti lati on helps eliminate the need for air conditi oning of the building. The sustainable features include a photo voltaic roof, drought tolerant landscape with 15 nati ve plant communiti es, effi cient storm water management, as well as the use of composite wood products, and water effi cient fi xtures.

Through simple, cost eff ecti ve environmental design strategies, the Environmental Nature Center has become a living laboratory and educati onal tool for smart green design.

Baldwin Hills Scenic Overlook

Baldwin Hills’ program evolved through a series of public workshops with the local community (which initi ally requested that the park include ameniti es such as soccer fi elds and playgrounds before warming up to CSP’s sparer, more naturalisti c vision). Working closely with landscape architects Wallace Roberts & Todd (WRT) and California State Parks designers, Safdie Rabines began overhauling the site in 2006.

The buildings have been designed in accordance with the Hippocrati c oath: Above all, they do no harm to the landscape (or very litt le, anyway). Safdie Rabines’ master plan includes a visitor center, support building, and open-air pavilion, in additi on to a garden and a series of trails.

The Warren Skaaren Environmental Learning Center

Sensiti ve to the environment, this educati onal center uses nature to teach the public about nature and how to use nature to facilitate the building. Its three cisterns collect the water that falls onto the building and uses it throughout the site to help keep it sustainable and self suffi cient. Conserving energy and resources is one of the main goals for this center along with educati on. Photo voltaic panels provide a great amount of energy for the functi on of this building and the use of recycled cellulose insulati on, local stone and other sustainable materials enhance the green nature of this building. The educati onal aspect of this center moves the architecture to be focused on the outside which is the reason for 12 foot overhangs that host outdoor classroom spaces.




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Redding Residence at Desert Mountain

Sitting at home in this area is so blissful because of the optimal views and comforts that it provides for the owners. The rammed earth walls create thermal comfort at night and the long overhangs provide shade in the day when the sun beats down to heat this dry and arid area. Outdoor living is promoted in this space and it can’t be avoided because of all the glass that surrounds the building. Despite the exposure of glass, the design keeps it very private and cozy.

In addition to the spectacular views, the relationship to the surroundings besides views are extremely important and well integrated into this building because of the use of the site earth creating the rammed earth wall themed in the building.

Tejon Ranch

From design, to construction, to the finished community, every aspect of a Tejon Ranch development demonstrates respect for the land and the environment guided by the Ranch’s historic core values of conservation and good stewardship.

A small portion of the ranch is occupied by Tejon Mountain village which is a remarkable, environmentally sensitive mountain resort community of housing, world class resort hotels, championship golf courses, hiking and equestrian trails. The community embraces smart growth development by including centralized amenities, de-emphasis of the automobile and replaces it with mass transit options and an encouragement for walking and biking. The community includes an industrial complex providing local employment opportunities and new economic development for Kern County

The Chino Creek Wetlands and Educational Park

The Chino Creek projects primary focus is on community education concerning the value of conservation and the environmental importance of wetlands. It is an advocate and demonstrator of improving the hydrlogic system for water supply, storm water treatment, and water efficiency. The 22 acres is landscaped with native species and is irrigated with a state of the art water management system. We carefully constructed an educational experience using trails, sampling stations, picnic areas, a visitor’s center, parking, bridges and an amphitheatre within the riparian and wetland habitats.

Representative Projects

Capitol Hill LibrarySeattle, Washington

Cutler Anderson Architects

Spring Creek RanchCollierville, Tennessee

Cutler Anderson Architects

62 Center for Theatre and DanceWilliamstown, Massachusetts

William Rawn Associates | Architects, Inc.

Laurance Rockefeller PreserveGrand Teton National Park, WyomingCarney Architects




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Intertwined Design’s Build Team

Michael J. Stone AIA, NCARB, LEED AP, DBIAProject Principal

EducationThe University of Notre Dame

Master of Architectural Design and Urbanism

California Polytechnic State University

Bachelor of ArchitectureMinor in Construction ManagementMinor in Sustainable Environments

Professional ExperienceCutler Anderson ArchitectsBassenian|Lagoni ArchitectsWilliam Rawn Associates| Architects, Inc.

Michael Stone has always had a passion for the built environment and the emotional connection people have with spaces they use. This has led to a career path covering both residential and commercial construction. Michael is one of the founders of Intertwined Design, bringing together a diverse group of individuals within the industry with the goal of strengthen a project’s outcome. As one of the most successful and prominent people within the company, Michael has been responsible for designing some of our most complex and unique projects. He has brought a reputation to the company as a person who understands the ultimate goals of the project and works in collaboration with the client to create the best possible design, delivering innovative but pragmatic design solutions.

In past projects, such as the Capitol Hill Library, Michael provided a quiet refuge space while holding its own in a lively architectural environment. To promote life, the brick portions of the building were wrapped in steal mesh, providing a space for 16 varieties of climbing plants. Lighting was placed between the brick and mesh to create a green glow after the plantings matured. In his design of the Spring Creek Ranch Golf House, he reacted to the opportunities and limitations of the land while satisfying the owner’s very detailed program. A division into three wings defined the different functions within the golf house, and provided the members with a comfortable space oriented to the views.




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Gabriel Llamas has worked on a number of important projects throughout his career. He started out at EHDD Architecture and immediately began work on the Monterey Bay Aquarium. Working on this project he contributed and learned a lot about a large educational center that had been successful for over 20 years. Gabriel became the Project Manager on the last project he worked on at EHDD, the San Mateo Public Library. This building incorporates state of the art technology into many educational tools within the library. On this project Gabriel became more familiar with sustainability and LEED criteria. Shortly after, Gabriel assisted Renzo Piano with his design of the Academy of Sciences, which achieved a LEED Platinum rating. This also is a highly educational and sustainable building. The most recent project Gabriel has worked on was The Cathedral of Christ the Light. This is a very striking building with great natural light and also a very beautiful aura when it glows at night.

The experience Gabriel has accumulated through his work on these projects makes him an ideal designer and consultant for the Botanic Garden in San Luis Obispo. He understands what it is the clients are striving to achieve and his involvement in so many successful past projects proves he will be able to make this garden flourish and thrive for many years.

Gabriel LlamasAIA, LEED APLead ArchitectEducation

University of Southern CaliforniaMasters in Business Administration


Bachelors of Architecture

Professional ExperienceSkidmore, Owings & MerrillRenzo PianoEHDD

Cathedral of Christ the LightOakland, California

Skidmore, Owings & Merrill

Academy of SciencesSan Francisco, California

Renzo Piano,LEED Platinum

San Mateo Public LibrarySan Mateo, California

EHDD, LEED Gold

Monterey Bay AquariumMonterey, California

EHDD





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EducationMarharishi University of Management

Masters of Business Administration in Sustainability


Bachelors of Architecture

Professional ExperienceRSP Architects, Ltd.Barton Myers Associates + ArchitektonKohn Pedersen Fox Associates

Jessica Thoma has been working as an architect focusing on sustainability and nature for over 15 years. Her experience of working with large and small companies has given her a broad spectrum of clients and teams to work with. She strives for new challenges and dreams of an integrated and qualitative process to find design solutions. Being in Intertwined Design creates opportunities that open up new visions and issues of exploration that she attacks with an open heart and mind. Her organization and constant ability to keep herself and her coworkers in check helps teams stay on target to efficiently complete project.

Her expertise in planning and coordinating projects has helped to keep Intertwined Design a successful firm. The people skills and managerial tactics have been handy in making sure that the teams that work within the company are productive and successful in getting their work done in a time efficient way. In initial project of the Shanghai World Finacial Center started in 1997 when it halted from money issues. When Jessica stepped onto the project in 2000, it started back up again and the project’s construction date went from 2003 to 2008. Her motivation led to a project completion that is iconic and successful in the world of architecture. The love for dance has inspired her work and she uses those creative outlets to flow into her design ideas. The Tempe Center for the Arts was a perfect project for her because of her understanding of the artistic need in a concert hall. The projects unique shapes and

Jessica ThomaAIA, LEED APArchitect/Sustainable Advisor


ASU Polytechnic Academic ComplexMesa, Arizona

RSP Architects, Ltd.

Tempe Centre for the ArtsTempe, Arizona

Barton Myers Associates + Architekton

Shanghai World Finacial CenterShanghai, China

Kohn Pedersen Fox Associates

The Great ParkIrvine, CaliforniaKen Smith Landscape Architect

Carmel by the Sea ParkCarmel, California

Native California Design

Lead Landscape ArchitectBerkeley, California

Design Build Berkeley




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Jordan TrombleeLEED APLandscape Architect

EducationUniversity of California Berkeley

Master of LandscapeArchitecture


Bachelor of Science in Landscape Architecture

Professional ExperienceKen Smith Landscape ArchitectNative California DesignDesign Build Berkeley

Jordan Tromblee is an LEED accredited Landscape Architect with a bachelor’s degree in Landscape Architecture from California State University Polytechnics and a master’s degree in Landscape Architecture from University of California Berkeley. While working with Native California Design she began working with specific plant palettes to help water conservation. Water conservation and watershed protection are one of Jordan’s specialties. Focusing on the use of native plants and using drought tolerant plants, Jordan is able to create both beautiful and sustainable spaces. Jordan also focuses on the use of safe and sustainable materials. After designing many children’s spaces with Design Build Berkeley, Jordan has been considered extremely knowledgeable in safe, recyclable materials and has become an expert at educational design. Her latest works include co-designing children’s gardens in The Great Park in Irvine, California. Her contributions to the park include landform design, sustainable design, and private art work. She continues to work with native plants, specializes in watershed management, and works as an educational designer.

Foundation Design for the Burj DubaiDubai, United Arab Emirates

Skidmore, Owings & Merrill

Bank of America Building One Bryant Park, Manhattan, NY

Cook + Fox

MEC Toronto, Canada

Stone Kohn McQuire Vogt




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Hayden Knotts SE, PE, LEED APProject Manager

EducationUniversity of California Berkeley

Masters of Sustainable Design


Bachelors of Science in Architectural EngineeringMinor in Construction Management

Professional ExperienceSkidmore, Owings & MerrillCook + FoxStone Kohn McQuire Vogt

Hayden Knotts has had a hand in some of the largest scale projects of our time. He works as a freelance consultant for large-scale projects ranging from skyscrapers to sustainable designs, as well as a freelance project manager. Some of the largest names in the industry bid for his aid in their projects. Hayden uses a focus on materials for his structures, and has become one of the pioneers for structural sustainability in skyscrapers. As evidence of his brilliance, he was the senior design engineer of the tallest LEED certified platinum building in the world. Hayden’s construction style consists of working with a range of disciplines. He is one of the front running advocates for the practice of design build construction in the industry to this day.

OrquideoramaJardín Botánico de Medellí

Plan B Architects.

Yume No Shima GreenhouseTokyo, Japan

Shanna Designs Inc.

Marina Bay BridgeMarina Bay, Singapore

COX Group Pte Ltd




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Kendra FullerSE, PE, LEED APStructural Engineer

EducationUniversity of Colorado

Masters in Environmental Sustainability


Bachelors of Science in Architectural EngineeringMinor in Environmental Studies

Professional ExperiencePlan B ArchitectsShanna Designs, Inc.COX Group Pte, Ltd.

Kendra Fuller is a leading professional for innovative sustainable large scale project designs. She reinforced the Orquideorama in the Jardín Botánico de Medellí by designing the structural components of the steel reinforced trunk and the hexagonal petals. She prides herself in designing lucrative connections allowing the structure to grow organically the same way a seed develops. She is also known for structurally retrofitting and analyzing the delicate Yume No Shima greenhouse as the project settled into the soft waste disposal site. She holds a thorough understanding of geologic and environmental impacts effecting projects and finds creative solutions to protect the land and existing wildlife. Her latest work at Marina Bay is a structural bridge project symbolizing life, growth, abundance and continuity while focusing on harmoniously connecting two communities.




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Basis of Design There are four areas of primary focus that the Intertwined Design Team identified in developing the design approach to this project. These areas of focus are:

Sustainability

San Luis Obispo Botanical Garden promotes an environment were individuals and groups can grow in their understanding and appreciation of the relationships between people and nature, and the importance of embracing sustainable practices in our lives. The Design Team worked to incorporate a wide variety of sustainable features in the facility’s design and construction. These include: rainwater capture; water re-use (through the living machine); power generation through PV solar panels; solar water heating through flexible polymer panels for domestic hot water and space heating; natural ventilation; shading features; and importantly, the materials chosen for construction of the buildings and site improvements, including local materials, and rammed earth walls.

Quality of Experience

The quality of each individual’s experience while visiting the Botanical Gardens is of primary importance. It is the goal for everyone to depart with new understanding of not only the relationship between people and nature, but new ideas on how they can personally improve that relationship through knowledge and through the making of sustainable decisions. The quality of one’s experience is to be more than just enjoyment of the garden and beautiful architecture, but the fun of learning that will await them around every corner and every visit.

Relationship to the Site

This is a wonderful site. It is convenient, yet remote, with a beauty all its own. In developing the site, it was the Design Team’s ongoing mission to integrate the buildings and site improvements into the natural contours of the site as much as possible. This approach is sustainable, of course, but it also creates an environment where man’s building and nature co-exist comfortably and naturally.

Flexibility

The Visitor Center will serve a variety of purposes, presenting and hosting exhibits, educational programs, presentations, meetings, etc. As designed, the Visitor Center well accommodates these many and varied functions. Spaces are designed to be flexible, dividable, and adaptable. Each space is carefully linked to the other.

Site Bird’s Eye




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Site Analysis

Winter Sun Path

Summer Sun Path

North West Wind

Noise from HWY 1

Preferable Views

Bad Views of the Army Base

Riparian Corridors

0 - 5%

6 - 8%

9 - 15%

16 - 25%

26% +

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40 200

Proposed Project Site

Site Plan




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Site DevelopmentThe AMPHITHEATRE is a venue that will host approximately 5,000 people. The side entrance is unique in comparison to most other venues.

LIVING MACHINE. Allows for water reuse and provides an educational experience.

SERVICE ROAD to the Service Yard and also doubles as an EXIT for AMPHITHEATRE VEHICLES after a show.

RESOTRED WETLANDS to help filter contaminated water from HWY 1 and the project back into the water table.

The VISITOR’S CENTER is oriented on the East/West axis to maximize the sun exposure.

TERRACED PARKING provides parking for about 700 cars on grade.

We have a BRIDGE that will step over the riparian corridor that will enhance the entrance experience and excite the visitors arriving.

Highway 1 between Morro Bay and San Luis Obispo.

The ENTRY PLAZA for the AMPHITHEATRE is a space for people to find venues and places to investigate before, during, or after performances.

We are proposing that this area possibly be free to the public

The TRUCK/BUS ENTRY road allows vehicles to go up to the amphitheatre. Also serves as an EXIT ROAD for mass pedestrians after concerts

The TURN AROUND allows buses to drop off and pick up people and is part of the GRAND ENTRANCE to the building.

The PARKING STRUCTURE is a 2 LEVEL structure that holds about 850 cars. The second level steps back to reduce cutting into the hill.

The idea for the entrance of the garden is to have a STOP LIGHT to slow traffic to the garden and help maintain traffic leaving the garden.

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Feet




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0 250 500

Feet

Entering the site, we’re proposing a STOP LIGHT on the South side of the site off of Highway 1.

Goals for putting in a Stop Light:Slow traffic to intrigue people and peak • their interest in the Botanical garden.Allow for people to turn left onto • Highway 1 going back to San Luis Obispo.After large events the traffic flow will be • substantial and the use of a stop light will help to alleviate the traffic from within the site.

Entrance to the Botanical Gardens

Entering the site we are proposing a stop light that will slow traffic and peak their interest about the Botanical Garden. It will also allow people to turn easy without worry about traffic passing by at high speeds. The experience of enter the site is what excites the visitor. We are creating a warm feeling that will welcome them into the beautiful surrounds of nature. The plants around the road will be San Luis Obispo native plants to feature that we are in the Mediterranean climate. The trees lining the sides of the road will make a nice frame for entering the site. The bridge over the ripparian corridor will be open to the sky and the moutain scenery can be viewed from there. Showing the way to parking will be easy with separating them to either the left or right. Continuing onto the turn around in front of the Visitor’s Center is another part of our Grand Entrance that is ICONIC for our design. Buses and trucks will turn around to drop off their loads for the Visitor’s Center. Once the patron is parked or dropped off, they can proceed to the entrance of the building and start their glorious and unforgettable experience at the Botanical Garden.

Site Development

A

AB

B




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Site Development

Adjusted Contours on the SiteOriginal Contours of the Site

The site work cut and fill for this project is done very efficiently. One of the goals of the design team was to balance the cut and fill across the site. This allowed for the building design to incorporate the changes in site elevations and use it to an advantage.

Section A-A

Section B-B

@ 400’

@ 365’

@ 375’

@ 360’

@ 360’@ 380’

@ 345’

@ 365’




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Site Development

The AMPHITHEATRE PLAZA is large enough to the trucks to turn around in and for audience members to load into during the beginning, intermission or end of a concert.

LIVING MACHINE. Allows for water reuse and provides an educational experience.

A TICKET COLLECTING STATION for visitor’s going into the garden.

Ramp getting to the ENTRANCE TO THE GARDEN for ADA accessibility

The VISITOR’S CENTER is separated into three levels. The office level, the main level, and the loft area.

Minimizing asphalt used and creating a natural alternative, PERMEABLE PAVERS with grass growing around them will be used.

The building ENTRANCE introduces the rammed earth wall that connects the outside to the inside and then through the building to the outside again to the courtyard.

A TICKET COLLECTING STATION will deal with security for both the amphitheater and the garden. The patron will be directed through a certain ticket station according to what type of of ticket they have.

This part of the garden is the proposed CORRIDOR TO AMPHITHEATER sculptural art will be showcased along with future performers.

The COURTYARD to the garden is open for many activities and creates a wonderful outdoor space. A DONOR GARDEN allows for gratification in a beautiful integrated way.

The MULTI-USE spaces will be 5’ above the ground floor to help separate its use from the visitor’s center.

TRUCK and BUS ENTRANCE is key to being able to get the equipment and people up to the amphitheater easily. The road doubles as a way to exit mass amounts of people from the amphitheater

The RAMP system from the parking garage to the building is designed to create an ICONIC EXPERIENCE.

The parking garage is STEPPED BACK to minimize cut and fill also creating a clearance area for BUSES and TRUCKS to travel through.

Feet0 50 100 250




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Parking

Terraced parking is provided on four terraced on grade levels to minimize cutting into the site. The upper level is the same elevation as courtyard and entrance to the Visitor’s Center. ADA parking is provided at this level. This level is striped with 78 spaces. The lower levels are close to the employee entrance at a 15 foot elevation difference from the main entrance level. These levels are unstrapped, providing flexibility for valet parking at major events.

Landscape planters are provided throughout the parking to break up the feel of the larger paved surfaces and offer are more natural feel. A row of trees line the edge of each parking level and continued out into the hillside to intertwine site landscaping with the landscaping buffering the parking. Unlike the parking structure, the terraced parking cannot be seen from Highway 1. Parking lot light poles are equipped with banner attachments to advertise events and provide festive color. This lot accommodates approximately 700 vehicles.

Conceptual Terraced Parking Section

Terraced Parking

@ 360’

@ 345’

@ 330’

@ 315’

Parking for 700 Vehicles Accommodates 1,960 visitors(2.8 people/vehicle)




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Parking

Parking for 830 Vehicles Accommodates 2,325 visitors(2.8 people/vehicle)

A parking structure terraced into the hillside provides parking for the amphitheater and Visitor Center.

The shape of the parking structure conforms to the contours of the site so that the cut and fill is limited. The structure is separated into two jointed structures that are offset 5 feet in elevation from each other. The second story is set back toward the hill from the bottom story to allow for larger vehicle passage.

The structural system consists of both slab on grade and a post tensioned one way system. There is a seismic joint between to two offset levels. Floor to floor height is 14 feet. There are ramps for vehicle access over the seismic joint and the 5 foot elevation change.

Parking Structure

First Floor Second Floor

Elevator and Stairs

Pedestrian accessDriving ramp to the second level

First Level

Second Level

Entrance and Exit




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Landscape Design

Courtyard SectionsThe elevation change from the private terrace, descends to the second level of the courtyard, and then ascends to the first level of the courtyard. Planters on the second level help to delineate space. The seat wall design is easier to interpret and can be seen on the first level.

This section depicts the total elevation changes throughout the courtyard from the Visitor’s Center to the ticket collection station.

This section explains the relationship of the private terrace compared to the entire courtyard. Retaining walls are shown to create the distinction of elevation changes. The reflection pool is illustrated, allowing what’s underneath the pergola to be seen.




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Landscape DesignInspiration for the San Luis Obispo Botanical Garden Courtyard derives from the traditional Italian villa garden style. San Luis Obispo shares the same dry, mild, warm climate that the Mediterranean basin posses. Both regions boast rolling –golden hills, gorgeous coasts, and acres of wine grapes. A stranger could easily confuse pictures of San Luis Obispo County with the Italian coasts.

While the two regions share beautiful qualities, the San Luis Obispo Botanical Garden Courtyard is adorned with Mediterranean plants found through out San Luis Obispo County. Beautiful yellows, oranges, pinks, and lavenders will help decorate the courtyard and easily represent the San Luis Obispo landscape to patrons.

The first level of the courtyard features sandstone pavers on a drought tolerant lawn. The lawn not only provides a beautiful alternative to pavement, but allows water runoff to be reduced. Trees found throughout the county will help to shade the courtyard and enhance the San Luis Obispo experience. Planter boxes will display the native plants and seat walls juxtaposed of planters provided places for patrons to relax and enjoy the views of the gardens.

Descending from the first level, a smaller terrace is available for private use. Patrons can have garden parties, weddings, or any other private event. The terrace has terrific views of the garden, along with the beautiful rolling hills.

The second level is entirely paved. Large unpaved spaces are filled with a variety of plants ranging from flowers, shrubs, and grasses. The planters are arranged so that patrons can casually stroll and weave between planters and admire the flora of the region.

Once to the third level, patrons can enjoy the shade provided by a large-scale pergola. Under the pergola more plants are available for viewing. Along with plants, a ground level reflection pond lies underneath the pergola. The reflection pool is reminiscent of classic European villa design and creates a cooling effect. From the third level, patrons are directed to the main entrance to the botanical gardens and are free to go as they please.

The TICKET COLLECTING STATION also the THIRD LEVEL

Smaller terrace for PRIVATE USE to host weddings, garden parties, etc.

The SECOND LEVEL of the courtyard with planters lined with beautiful plant life

The RAMP allows for patrons to stroll nicely from one level to the next.

The FIRST LEVEL is off the building and is paved with sandstone slabs that have grasses in between.




24

Amphitheater Connection

0 10 50 100

Feet

Drivable Grass reduces the amount of pavement for lower vehicles traffic areas while still providing durable access.

Connection to the Garden with a pedestrian bridge over the riparian corridor.

Ticket and Security StationGarden Viewing Terrace

Living Machine

The amphitheater plaza provides space for people to gather before shows and during intermissions. Central open space allows truck access to the stage and room for vendor booths to be set up during shows.

These courtyards provide spaces for visitors to experience art installations and a small outdoor stage, or act as a staging area for the amphitheater. The larger area could also be used for private parties and corporate events.

Restroom Facilities




25

Program Summary

Visitor Spaces

Entry/Reception and Lobby 5,000 sf

Exhibit Gallery Each 600 sf

Café 1,600 sf

Retail Shop 1,000 sf

Garden Viewing area 2,900 sf

Multipurpose Rooms 8,300 sf

IMAX Theatre 7,200 sf

Bathrooms 2,200 sf

Roof Garden Above Offices 3,000 sf

Staff Spaces

Administration Conference Room 900 sf

Office Complex 6,400 sf

Docent Meeting Room 600 sf

Locker rooms 1,000 sf

Employee Break Area 1,000 sf

Security Office and First Aid 130 sf

Ticketing Box 400 sf

Loft 1,800 sf

Total Square Footage 46,500 sf

The San Luis Obispo Botanic Visitor’s Center creates an iconic experience that focuses the visitor’s attention to the beautiful artistic and educational opportunities in the garden.

The objective of this building is to really focus on the garden to the North. While there are views to the South, of the mountain ranges that are featured, the main focus is out toward the garden which the patron has come to visit. Because the building’s location on the site slopes toward the West side of the building, the design adapts to that and creates a natural separation of spaces for the occupants. The office level steps below the main level of the building and allows the visitors to enjoy their experience without seeing the mass amount of staff that help operate the facility.

The building’s goal is to combine and integrate the garden experience that it is focusing on into the building itself. Bringing the outside to the inside nicely allows you to feel like you’re already in the garden experience. The lobby space has a large planter box that allows the plant and natural life to join the occupants inside the building.

There are many beautiful spaces in this building which will host the many events in the future. Weddings, conferences, dinners, movies events, dances, etc. The goal is to allow any visitor to enjoy and experience an amazing garden and space. ADA accessible ramps allow for people get from one place to another and still make it a beautiful enjoyable path.

Roof gardens around the building allow for a natural and exciting place to be but it also is part of the many sustainable strategies that that incorporated into the building. Rammed earth wall is used aesthetically but also to utilize the earth that will be moved and manipulated around on the site. The mass of the wall allows heat to be collected in the day and then to radiate the heat at night. Ventilation is solved by created a high ceiling and loft space to carry the heat up and out through the high windows. Light in the spaces is abundant which is controlled by the building’s wooden slates that shade the inside.




26

Architectural Floor Plans

Office Level Main Level




27

Architectural Floor Plans

Upper Level Roof Plan




28

Architectural Elevations

Southern Elevation

Northern Elevation




29

Architectural Elevations

Eastern Elevation

Western Elevation




30

Architectural Sections

Section A-A

Section B-B

A

A

B

B




31

Exterior Perspectives

Garden Courtyard




32

Exterior Perspectives

Entry Plaza




33

Garden Courtyard




34

Viewing Gallery

Interior Perspectives




35

Interior Perspectives

Visitor Center Lobby




36

Conceptual Structural DesignGluelam BeamsAesthetics and Sustainability

The continuation of wood supporting the LOFT connects the spaces and draws the eye up to the wooden trusses above.

The differentiation of support systems helps to separate the functions of spaces; the lobby with the trusses above and the ticketing and IMAX entrance with the gluelams above.

An engineered wood product that REDUCES THE DEMAND FOR LARGE SOLID SAWN VIRGIN TIMBER. Can even be a PSL or LVL which optimize scrap and small timber pieces.

The beams are large to reduce the number of columns landing in the main lobby space so that the space is ICONIC to the patron.

Wood Truss

Wood TrussesAesthetics and Sustainability

The wood trusses are located in the MAIN LOBBY area and create a warm and open feeling for the large space. There are opportunities to use RECLAIMED WOOD to keep the materials in the building sustainable.

The use of steel decking with concrete fill will be above the aesthetic TOUNGE AND GROOVE WOOD SHEATHING CEILING.

The trusses will be FSC CERTIFIED LUMBER which is a wood product guaranteed to have been sustainably harvested from environmentally responsible forests.

Gluelam Wood Beams

Long span Flat Wood Truss2 by Framing Members

Load Bearing Wall

Entrance

Rammed Earth

Column

Gluelam Beams

Load Bearing Wall

Entrance

Timber Framing Members

Column

Loft LevelMain Level




37

Conceptual Structural Design

Gluelam Beams

Load Bearing Wall

Steel JoistsAesthetics and Sustainability

This system will be covered by an architectural acoustical ceiling that will allow for space between the joists to feed HVAC equipment through.

Disassembling these trusses is extremely easy because of the BOLTED CONNECTIONS that are used. This decreases efforts during remodel which will INCREASE LIFE SPAN of the building.

Structural steel manufacturers are able to produce up to 97.5 % of RECYCLED MATERIAL.

Concrete Steel DeckingAesthetic and Sustainability

This concrete is used to fill this FORMLOCK steel decking system that does not require welds and is easily pulled apart during deconstruction.

The concrete aggregate includes some aggregate that is RECYCLED out of old crushed concrete.

Use venting option in the Formlock slab when covered with a vapor impervious material. This is critical when considering the base materials of a GREEN ROOF and/or roof garden system.

Steel decking as produced by the EAF method is 66% RECYCLED.

Steel Joists Main Level

Garden Viewing Area

Load Bearing Wall

Entrance

Rammed Earth Wall

Column

IMAXTheatre

Steel FramingJoists




38


Space FrameAesthetics and Sustainability

The steel space framing exposed in the MULTI-USE SPACES creates an area that BREATHES.

The curved decking with the triangular framing is interesting and allows for an ICONIC feel to the building and spaces.

Structural steel manufacturers are able to produce up to 97.5 % of RECYCLED MATERIAL.

The frame rests on rammed earth walls and use the same tounge groove wood ceiling in the main lobby space in order to tie the two buildings together.

The curved decking supports PV PANELS as the roofing for the multi-use spaces.

The efficiency of structural systems is optimized by using the best material and system for the location and purpose of the structure.

Space Frame

Multi-Use Space

Rammed Earth Walls

Space Frame Members

Rammed Earth Walls

Visitor’s Center

Main Level

010

25

50

100

Lateral Force ResistingTable

Shear Wall LocationMoment Frame Location

Lateral Resisting Systems In E-W Direction

N

010

25

50

100

Lateral Resisting Systems In N-S Direction

3 Rammed Earth Shear Wall Chords

(All Others Cast-In-Place Reinforced Concrete)

Steel HSS Tube Moment Frame System

N

Lateral Resisting Systems in the Main Floor of the Visitor's Center010

25

50

100




N

010

25

50

100





N

Lateral Resisting Systems in the Main Floor of the Visitor's Center

010

25

50

100




N

010

25

50

100





N

Lateral Resisting Systems in the Main Floor of the Visitor's Center




39


Shear Wall LocationsMoment Frame Locations

Lateral Resisting Systems in East/West Direction

Lateral Resisting Systems in North/South Direction

Cast-in-Place Concrete Shear

Hold down Anchors

Structural Steel HSS Tubing Mo-Utilizes longest and furthest apart solid walls already in the architectural plan to resist earthquake and wind forces. Cement proportion is reduced by replacing 15% - 25% with Fly Ash Class F. Fly ash; a by-product of the combustion of coal. It improves workability and finish-ability. Exposing these high thermal masses such as the concrete and rammed earth elements to the occupants allows for thermal heat gain and radiant heat during certain times of the day.

Allows for larger openings in the wall for bay window placement to enhance the views we are trying to achieve, while resisting the earthquake and wind forces. Minimizing the use of these frames is critical to keep cost down. Structural steel manufacturers are able to produce up to 97.5 % recycled material. Ability to be prefabricated and taken to the site reduces construction time and allows for better precisian.

3 Rammed Earth Shear Wall Chords(All others cast-in-place reinforced concrete)

Steel HHS Tube Moment Frame System




40

Building MaterialsThe focus for the building is towards the garden and its many natural beauties. In keeping with the design premise of incorporating the build into the site, the building utilizes natural materials for both functional and aesthetical purposes.

Rammed EarthRammed earth walls are used to integrate the building with the site. These walls create a beautifully textured surface as the earth becomes part of the building both structurally and visually. This natural material creates a unique transition experience for the visitor as they enter the building. A main rammed earth wall draws a visitor through the building, providing a visual comfort as they travel from the Entry Plaza through the Visitor Center and onto the Garden Courtyard.

GlassWith the Visitor Center oriented to focus on the Gardens, the spaces within the building are designed to provide natural light to spaces and exterior views. The large amount of glass serves as a transparent link between interior spaces and exterior garden spaces. This blurring of the lines between the built environment and its natural surroundings allows the Visitor Center to intertwine the typically distinct boundary between indoor and outdoor. The use of glass allows for the visual extensions of spaces to the adjacent exterior spaces giving the spaces a larger feel.

MetalsSteel is used as structural support in some areas to allow for the expanses of glass. The design utilizes these structural elements as architectural expressions of form through out the Visitor Center and Multi-use space

Brushed Copper is used as trim around the edges of the roofs over the lobby space. This gives the building an iconic roofline roof which appears to be floating over the building but still a base for roof gardens above. The use of copper allows the roofline to represent technology and nature in the refinement of natural materials.

Metal roofs are used on sections of the Visitor Center as a material that can easily transport water of the roof for rain water collection.

ConcreteA flexible material that can be used differently in different areas of the building.

The outside patios are made up of concrete and stone that is permeable so that the ground can be part of the landscape and less harsh to the visitor. Concrete walls are used as a material to work in unison with the rammed earth walls. Concrete has the ability to be colored and textured to meet the desired appearance.

Finished concrete floors allow for a durable surface that can be easily maintained while still providing the ability to be used in formal atmosphere. Concrete floors also provide the ability to create different patterns to enhance the experience.

WoodThe front of the retail space is partial covered wood slats to help shade the building while also giving the building texture and differentiating functions of the building from other parts. The use of a natural material on the entry façade accents the use of the rammed earth wall and the buildings use of sustainable materials.

Over the entry space are exposed timber trusses, bringing the comfort of natural material into the structural components of building. The wood trusses are located in the Lobby area and create a warm and open feeling for the large space.




41

Passive Design Strategies

Summer Sun

Winter Sun

Ventilation

Ventilation

The Building Orientation is primarily on in East-West axis to utilize the maxim solar exposure for solar panels, winter solar heat gain, and natural ventilation.

Thermal Mass is used in the form of rammed earth and concrete floors to maintain a consistent temperature in the building through out the day.

Natural Ventilation can be used due to the buildings orientation. Ventilation is used to help maintain a consistent temperature level with the building. It can be used in two forms: cross ventilation and stacked ventilation. Taken advantage of the building height of the IMAX the loft space can act as form of stacked ventilation for the lobby area, while cross ventilation is used through out other portions of the Visitor Center.

Solar Heating is utilized during the winter months by allowing the winter sun to enter into the main space. Solar energy is also used to heat water which is used in to heat the space through a radian floor system.

Summer Sun is minimized from entering the building through the use of overhangs blocking the sun during the warmest times of the year.

Section B-B

IMAX




42

Conceptual Mechanical Design

Although the building primarily utilizes passive strategies for heating and cooling, a mechanical system has been incorporated when passive systems cannot meet the comfort requirements of the space.

Cooling the BuildingTo maintain the buildings concern for the environment, the system was designed to efficient in it energy use and. Air handlers are placed on the roof and are connected to an air chiller and thermal energy storage on the ground. The chiller and energy storage units are place off the service road behind the multi-use spaces for maintenance access and the proximity to other site utilities.

By using thermal energy storage, IceStor, for cooling proposes, the building is able to dramatically reduce energy costs, the most advanced cool storage system ever designed. IceStor static glycol tanks produce and store ice at night, when energy costs are lowest, and discharge cooling during the high on-peak rate period. By shifting this portion of the air conditioning electric load to off-peak hours, IceStor reduces demand charges and lowers peak power usage.

Radiant Floor HeatingThermal energy storage can also be use for hot water, which was heated by the sun or boiler, to be used in the radiant floor heating. In order to accomplish radiant floor heating, the pipes from the solar hot water will be laid into the floor. Using this system will save on energy costs up to 40%. Warm up time is very fast as well and installation times are quick, saving on construction costs. Having heating from the floor creates a more natural feeling of warmth, providing a more comfortable experience for patrons.

Space for pipes to run up to roof and into the building spaces

Electrical conduit from solar panels

Radiant Floor




43

Sustainability FeaturesLiving MachineThe Living Machine mimics nature because it is a natural water restoration system instead of an artificial water treatment plant. It’s innovative aquatic treatment system restores waste water to near-drinkable quality using native, nutrient-absorbing wetland plants and animals. The water that passes through the system is typically more pure than water that comes from municipal water treatment plants.

Solar Hot WaterSolar Hot Water technology is the cleanest, safest and quietest source of energy. The panels used are made of durable, lightweight, ultraviolet-resistant, polyolefin material. It is over 5 times more efficient at capturing the sun’s energy and converting it into usable power than photovoltaic systems. This source of energy also does not produce any greenhouse emissions. The operational costs are low, because it’s energy is derived directly from the sun and the maintenance costs are very minimal as well. Using Solar Hot Water will dramatically reduce energy bills, saving over 50%in hot water heating costs.

Day LightingWe have carefully installed window to displace most electric lighting. We focused on specific programs and functions of the building to designed the building to allow daylight to enter the building where most needed. The floor plan is generally an open design so that light will penetrate as far as possible. Glazing is installed in most directions, but really concentrated on the northern faces to maximize an even, indirect light. Even though some spaces are built into the land, underground, lighting is still able to be incorporated in these spaces through skylights, and even some windows placed on the northern face.

Thermal Mass For thermal mass rammed earth is used extensively throughout the building. The rammed earth walls will help to control the humidity of the internal spaces in the building as well as stabilize interior temperatures. The density and thickness creates a slow rate of thermal conductivity for cold temperature penetration, which is important for the cold winter nights here in San Luis Obispo. There are also many extremely hot days experienced during the summer, when the garden will be visited most often. Fortunately, it takes almost 12 hours for warmth to work its way through a thick rammed earth wall, which will keep the patrons inside the visitor’s center cool and comfortable. Rammed earth is also very sustainable, using local materials, often very inexpensive or free and it reduces the need for lumber, creating a very minimal environmental impact.

Photovoltaic PanelsPV panels are some of the most popular forms of energy, and of course are incorporated in this building. Panels are installed on the roof of the IMAX, because it is such a large space, so it allows several panels to be placed in this area. Photovoltaic panels will also be on the roof of the locker rooms, which are, like the IMAX roof, oriented to the south to maximize solar exposure. With panels on such a high roof of the IMAX, it will be very difficult to see, so the visibility of panels is low, unless on the higher part of the terrain. Installation of photovoltaic panels will tremendously reduce energy costs of the building over time.

Rain Water CollectionWith so much land and plants, water is a very valuable source, and the opportunity to save it cannot be wasted. Such a large footprint of the building actually works to our advantage here. This increases our roof area to collect rain water. Water will be collected by the gutters on the roof and transported to a cistern or tank for storage. Several cisterns will be incorporated on site to save as much water as possible.




44

Code Compliance

ADA AccessibilityExit Path of TravelBathrooms

Loft PlanMain Level Plan

Office Level Plan

1B

2B 3B

Space Name room size

design

occupancy per

client

occupancy

type

occupant load

factor code limit

#/exits

required

retail shop 1034 n/a m 60 17 2

locker rooms 1000 25 a3 50 20 1

employee break area 1005 25 a3 15 67 2

tickets 395 n/a m 60 7 1

café 1610 n/a b 15 107 2

exhibits spaces 1240 n/a a3 7 177 2

multi use spaces 8262 150 a3 15 550 2

imax theatre 7200 200 a1 15 480 2

employee offices 6370 34-38 b 100 64 2

conference room 920 20 b 100 9.2 1

docent meeting room 570 20 b 100 6 1

security office 130 n/a m 60 2 1

garden viewing area 2860 n/a a3 15 191 2

entry/reception lobby 4995 n/a a3 15 333 3

loft 1834 n/a m 60 31 1

2146

7200

130

2860

1834

41771


design

occupancy per

client

occupancy

type

occupant load

factor code limit

#/exits

required


locker rooms 1000 25 a3 50 20 1



café 1610 n/a b 15 107 2



imax theatre 7200 200 a1 15 480 2







loft 1834 n/a m 60 31 1

2146

7200

130

2860

1834

41771


design

occupancy per

client

occupancy

type

occupant load

factor code limit

#/exits

required


locker rooms 1000 25 a3 50 20 1



café 1610 n/a b 15 107 2



imax theatre 7200 200 a1 15 480 2







loft 1834 n/a m 60 31 1

2146

7200

130

2860

1834

41771


design

occupancy per

client

occupancy

type

occupant load

factor code limit

#/exits

required


locker rooms 1000 25 a3 50 20 1



café 1610 n/a b 15 107 2



imax theatre 7200 200 a1 15 480 2







loft 1834 n/a m 60 31 1

2146

7200

130

2860

1834

41771


design

occupancy per

client

occupancy

type

occupant load

factor code limit

#/exits

required


locker rooms 1000 25 a3 50 20 1



café 1610 n/a b 15 107 2



imax theatre 7200 200 a1 15 480 2







loft 1834 n/a m 60 31 1

2146

7200

130

2860

1834

41771

1A

ADA Accessibility From Parking Areas




45

Code Compliance


design occupancy

per client

occupan

cy type

occupant load

factor code limit

#/exits

required


locker rooms 1000 25 a3 50 20 1



café 1610 n/a b 15 107 2



imax theatre 7200 200 a1 15 480 2







loft 1834 n/a m 60 31 1

Space Area (Sq. Ft.) Area Per Occupant Occupant Load

Assembly 29955 15 2000

Office 11699 50 235

TOTAL = 41654 2235

Water Closets

Men/Women: Assembly - 1 per 125 people (men) = 1200/125 = 10 (men) 1 per 65 people (women) = 1200/65 = 19 (women) Office - 1 per 50 people = 235/50 = 6 for each Total Men = 16 Total Women = 25Lavatories

Men/Women: Assembly - 1 per 200 people = 1200/200 = 6 Office - 1 per 40(first 80) 1 per 80(after) =235-80/80 = 4 Total = 10 (5 for each)Drinking Fountains

Assembly - 1 per 500 people = 1200/500 = 3 Office - 1 per 100 people = 235/100 = 3 Total = 6

Service Sinks

1 for Assembly and 1 for Office spaces Total = 2

ADA Parking Lot Spaces

830 stalls in Parking Garage + 640 stalls in Terraced Parking Total = 1470 stalls

1 per 25 parking stalls are required to be ADA accessible. Total = 60 stalls

1 per 8 accessible stalls are required to be van accessible stalls. Total = 7 van stalls

Separation of Exits Diagonal Length of Room 1/2 Diagonal Length

Office Level

Main Level

Loft Plan

Risk MatrixProbability Minor - - - Severe

Unlikely H

- B,E A

- G, D I

- C, B,F

Certain

Impacts

} Focus Area

Identified Risks

A Price Escalation

B CEQA Approal

C Lack of Funding

D Environment Conflict

E Scope Creep

F Potable Water

G Labor Issues

H Fire

I Soil Eroision

Design Risk: Probability Impact Rating

Design Flaws 2 3 6

Code Violation 1 3 3

Changes from Owner 1 3 3

Geotechnical Inaccuracies 2 2 4

Design Stability at Conceptual Stage 1 1 1

Construction Risk: Probability Impact Rating

Schedule Delays 2 3 6

Construction Quality 2 2 4

Safety 1 3 3

Differing Conditions 2 2 4

Work Force Availability 1 3 3

Political/Legal Risk: Probability Impact Rating

CEQA Approval 2 3 6

Strikes, Protests, ect. 2 3 6

Financing Risk: Probability Impact Rating

Lack of Contributions 3 3 9

Material Price Increase 3 2 6

Delays 2 3 6

Lack of Funds 2 3 6

Environmental Risk: Probability Impact Rating

Pesticides 2 2 4

Dust, Dirt, ect. 2 1 2

Water Control Board 2 2 4

Planning and Approval Risks: Probability Impact Rating

Water Importation 2 3 6

Permits/Building Approvals 1 3 3

Community Opposition 2 1 2

Operation and Maintenance Risk: Probability Impact Rating

Security 2 2 4

Medical (Post Construction) 2 2 4

Mechanical Maintenance 3 2 6

Landscaping 3 1 3

Potable Water Importation 3 3 9




46

Risk Mitigation

Potential Risks

CEQAGetting approval from CEQA is a tedious and time consuming process that can delay parts of the project. The procedures and requirements are substantial because of The Environmental Bill of Rights and approving that the building is not a significant environmental impact.

WaterThe use of water for this site is going to be a large amount, an amount that can not rely on water shed from the site. There is no well to access water for this area so the water must accessed from somewhere else which will be very expensive.

Fundrai singTo building this facility we have estimated that it will cost approximately 51 million dollars. Beginning the garden was supported by the San Luis County Parks Department and will possibly get some funding from the city but a majority of the money will have to be raised from donors, benefits, etc.

Price EscalationDepending on the economy, the price ranges can fluctuate significantly making prices go way up in the worst case and way down in the best case. We have to prepare for the worst case, in moderation, so we assume a 2-3% increase over the period of the project.

Soil ErosionExposed soils could create land slide situations that are difficult to work with. The clay soil expands and contracts so much depending on the moisture on site which creates opportunities for the building to shift or move.

Team # 9

Team Name Intertwined Design

Last Update

Monitoring and Control

Status ID #

D

a

tThreat/Opportunity Event SMART Column Type Probability Impact Priority Strategy

Response Actions including advantages

and disadvantages Responsibility (Task Manager)

(1) (2) (3) (4) (5) (6) (7) (8) (10) (14) (15) (17)

Environmental Conflict

low

Exposed soils on slopes can cause

erosion, entire site potential, riparian

corridor disturbance increases risk at

banks

D MediumMediumSchedule

Unforeseen changes in soil conditions

under grade, large underground rocks, any

other unexpected change below grade.

Design Build Team

Proper construction techniques, effective

hydrology plan, careful placement of building

on site

mitigation

Contractor, Design Build TeamMediumCreate fire roads, provide fire prevention

utilities on siteMitigationFireH HighLowScheduleSite devastation, ecological disturbance

Project ManagerHigh

Tap into a local water pipeline that does not

have a history of problems (eg the San Luis

Obispo Men's Colony's)

Mitigation

Work with the city, unions, and labor forces to

make sure demands are met by all parties(

fair wages, hours, etc.)

Contractor, Design Build Team

Contractor

11

Avoidance

The materials used should be researched,

and if they are too far away to stay within

budget a change order for a new material is

necessary.

MediumThere is a shortage of materials that are

called out for construction. Cost Medium MediumActive J Material Availability.

AvoidanceLowUnion protests, labor strikes, or any other

factor which would limit the # of workers on

site.

Schedule Low MediumDormant G Labor Disputes

Low Contractor

Take a proper number of soil readings, have

proper construction equipment at hand to

deal with the change in soil.

MitigationDormant

mediumquality mediumActive I Soil Erosion

Dormant

Potable Water to Site

No wells, or natural sources of potable

water, therfore water must be imported

from external sources.

Scope High High

AvoidanceDocument, define and control tasks needed

to be achieved, keep good communicationLow Contractor, Design Build Team

Identification

RISK MANAGEMENT PLAN

Dormant E Scope Creep Low

Response StrategyQualitative Analysis

ADormant Project ManagerEstimation of project inaccurate because

materials cost more than planned for.High

Take into account the possible price

fluctuation when estimating the cost of the

project

Cost High HighPrice Escalation Mitigation

MitigationValue engineering, project phasing, project

completion in phases

Owner, Design Build Team

Funding High Owner, Design Build Team

Mitigation

Abide by all CEQA rules and regulations,

because without CEQA approval construction

remains dormant.

High

Active CCompromising design and material

choices, schedule delaysCost

Cost overrun, delays in the schedule Cost

Active F

Active BWithout Approval from SEQA the project

can not get off of the ground.

High

CEQA Approval Schedule Medium

High

Low

High

Page 1 11/29/09




47

Risk Mitigation

Risk Mitigation for CEQA Approval

To be successful in earning approval, we plan to abide by all of the rules and regulations of CEQA. With our recent past project, the Warren Skaaren Environmental Learning Center, we have dealt with the process of CEQA approval and we have developed many connections to the people who are part of the process. We all have learned and specialized in know about the environmental impacts of the buildings and landscaping we design so the knowledge of these rules and regulations are always at the forefront of out ideas and tasks. We plan to be tedious and responsible with our design along with checking in with the people who will be approving the building in order to keep everything on schedule and done correctly.

Risk Mitigation for Funding

With funding, we are very keen in what needs to be done in order to raise the kind of money that is needed to build this facility. Being involved through the process is key to getting people excited about these opportunities. Any sort of event or fundraiser that is planned we will make sure we are involved to educate the people about the possibilities of this facility. Money will always be hard to raise but ensuring that the cost is as low as possible with the quality still being high is something that we have made sure of. We have designed the building and facilities around in a way that is easily phased, which allows the client to building things smoothly when the money is available to be used to build.

Risk Mitigation for Potable Water

Our biggest challenge is water usage in the building and on site because amount on the site will not be enough. One strategy will be to collect as much water as possible on our buildings and on site to filter and store on site. The way we are filter water is naturally through the wetlands that are going to be kept in tact at the South West side of the site next to the baseball fields. This will allow us to cut down on costs by not having to have a man-made filtration system for all of that water. Our goal is to capture, filter, use, filter and reuse water that is being used throughout the site and building. This alone cannot solve the water shortage that will occur. We are recommending and are strongly going to encourage the construction of the water system that San Luis Obispo County is trying to establish. This distribution infrastructure will get water resources to the coastal regions of the central coast which we can use and be part of as a resource for our water. Our efforts will go towards getting this system built and also encouraging other adjacent facilities such as Cuesta College to support this system as well. Getting more organizations and places involved will help to achieve the ultimate goal of this system getting built.




48

Constructability

Construction and Constructability Choices

This project is significant in size but what makes our design iconic, sustainable and construction savvy is our ability to create something that integrates all of these things together beautifully with a focus in mind. A focus of the Botanical Garden. We have made sure that the Mediterranean climate is featured and kept in mind for what will be constructed.

Designing this building to be phased easily was a big task but it was one of our ultimate goals because phasing this building is very important to the success and future of the garden facility. Keeping everything simple but clearly integrated with each other will help to allow for construction to be done while facilities already built can be occupied. The expanding preview garden will continue to bring visitors to the site and will generate finances to construction.

The parking situation is difficult because the amount of cars needed to get onto the site was significant. In order to solve this problem we split up the parking into two different structures, the Terraced Parking and the Parking Garage. Only one would be constructed simultaneously with the Visitor’s Center because the amount of people visiting the garden will not be a significant amount. The garden will only just be starting to mature and come into its own so numbers that will be generated to see the garden might be a little lower than when it is fully matured. Once this happens the second parking structure can go in. The phasing of these three structures will most likely be because of the financial ability to build them. Only a few structures will be able to be built because of this.

The Amphitheater will be a large construction project that was not in our scope but the corridor going up the the amphitheater will be constructed in the proceeding future after the amphitheater is built. This will allow people to access and use this facility and it can help to generate money as well. The amphitheater is going to be a huge draw to the garden area and so the sooner the access to this facility is done, the sooner it can be available to be used.

A large part of the costs for this project will be in cut and fill because of the parking garage that is built into the hill and the IMAX theatre which is 3 stories below ground. Doing this allows the parking garage and the IMAX theatre to seem insignificant in comparison to its real impact on the site. The goal, again, is to keep the focus on the garden and keeping these large, massive structures as hidden as possible is necessary for the experience to be about the garden.

Retail Space




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Project Schedule

Phase 1 - (Completion of Visitor Center, Parking Structure, & Roadways/Bridge)

1. Obtain Permits2. Grading 3. Emergency/Utility Roads Built4. Off Ramp Construction5. Bridge Construction6. Earthwork7. Preview Garden 8. Parking Structure and Visitor Center Construction9. Garden Paths Laid Out10. Water Treatment Plant Constructed11. Garden Utilities Constructed (Sprinkler

Lines, Fire Hoses, Drinking Fountains, etc)(Open Gardens to Public)

Phase 2 - (Terraced Parking, & Access to Amphitheater)

Phase 3 - (Transportation System)




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Opinion of Probable CostVisitor's Center & Parking Site Work -

Unit Cost Per CY Cost % CostCut 175,000 CY 5 875,000$

Fill 175,000 CY 11 1,925,000$

Lime Mix 175,000 CY 1 175,000$

Total Cost of Cut & Fill = 2,975,000$ 10.3%

Parking Garage Cost Estimate - 295,000 SF

On Grade SF Unit Unit Cost Cost % Cost

On Grade 210,000 SF 15 3,150,000.00$

Structure 85,000 SF 35 2,975,000.00$

Cost of Parking Garage = 6,125,000.00$ 21.3%

Terraced Parking Cost Estimate - 266,000 SF

On Grade SF Unit Unit Cost Cost % Cost

On Grade 119,000 SF 15 1,785,000$

Structure 73,500 SF 35 2,572,500$

Cost of Terraced Parking = 4,357,500$ 15.1%

Road Work Cost Estimate -

Unit Unit Cost Cost % CostCut/Fill 8,320 CY 8 66,560.44$

Lime Mix CY 1 8,320.06$

Asphalt 115,153 SF 1270 2,358,771.00$

Curbs/Berms LF 213.2 395,976.36$

Cost of Roadwork & Paving = 2,829,627.86$ 9.8%

Total Cost of Construction = 28,802,128$

Cost Estimation for San Luis Obispo Botanical Gardens

Visitors Center - 46,519 SF

Project Description: Cost Cost Per Sq. Ft. %Cost

01 Foundations : 865,000$ 18.59$ 3.0%

Std. Foundation, Slab on Grade

02 Substructure: 585,000$ 12.58$ 2.0%

Basement Construction, Imax Below Grade

03 Superstructure 2,625,000$ 56.43$ 9.1%

Structure, Roof/Roof Gardens

04 Exterior Closure 1,400,000$ 30.10$ 4.9%

Ext. Walls, Doors, & Glazing

05 Roofing 500,000$ 10.75$ 1.7%

Finishing & Waterproofing

06 Interior Construction 1,600,000$ 34.39$ 5.6%

Partitions, Finishes, Doors, Stairs

07 Conveying Systems 325,000$ 6.99$ 1.1%

Elevators

08 Mechanical Installations 2,200,000$ 47.29$ 7.6%

Plumbing, HVAC, Fire Protection

09 Electrical Installations 1,515,000$ 32.57$ 5.3%

Elect. Dist., Lighting, Communication

10 Equipment & Furnishings 900,000$ 19.35$ 3.1%

Imax Equip., Kitchen Equip., Furnishings

11 SiteWork -$ -$

N/A - Added In Grading

Total Cost for Visitor's Center = 12,515,000$ 43.5%

(Minus Sitework)




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Opinion of Probable Cost

Markups

General Requirements - 10% : 31,682,341$

Overhead - 5% : 33,266,458$

Profit - 10% : 36,593,103$

Location Factor - 5% : 38,422,759$

A/E Fee - 7% : 41,112,352$

Contingencies - 20% : 49,334,822$

Escalation - 3 Years @1% Compounded : 50,814,867$

Final Cost of Construction = $51 Million

Multi-Use Space


Connecting People and Plants



Botanic Gardens Visitor's Center

Documents

n e e r i n g c

r c h i t e c t u r

s t r u c t i o n

facilitys design

sustainable design features

conceptual structural

conceptual design report

conceptual mechanical