HomeMy WebLinkAboutItem 3 - ARCH-1014-2017 (1041 Mill)
ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT
SUBJECT: Architectural Review of a new, two-story, 3,411-square foot, office building, including
requested exceptions to allow: two unenclosed parking spaces within the street yard; a height
exception of 20 inches above the maximum allowed height of 25 feet; four compact spaces and
reduced bay width to accommodate adequate parking onsite; the loss of one street parking space on
Mill Street; and the removal of one palm tree, with a Class 32 Categorical Exemption (Infill
Development) from environmental review.
PROJECT ADDRESS: 1041 Mill Street BY: Shawna Scott, Associate Planner
Phone Number: (805) 781-7176
e-mail: sscott@slocity.org
FILE NUMBER: ARCH-1014-2017 FROM: Doug Davidson, Deputy Director
RECOMMENDATION: Adopt the Draft Resolution (Attachment 1) which approves the project,
based on findings, and subject to conditions.
SITE DATA
Applicant Kevin Teixeira
Teixeira Capital Partners II, LLC
Representative Larry Borello, Architect
Submittal Date August 30, 2017
Complete Date December 7, 2017
Zoning O (Office)
General Plan Office
Site Area 0.16 acre (7,000 square feet)
Environmental
Status
Categorical Exemption from
environmental review (Class 32
In‐Fill Development Projects)
SUMMARY
The applicant is proposing to construct a new 25-foot, 20-inch tall, 3,411-square foot, two-story office
building, 11 onsite parking spaces, 2 bicycle spaces, and associated fencing and landscaping. In order
to accommodate onsite parking, the applicant has requested exceptions including incorporation of
four compact spaces and reduced bay width. The applicant’s request includes the loss of one street
parking space to accommodate the driveway, and the removal of one palm tree from the project site.
Meeting Date: January 29, 2018
Item Number: 3
ARC3-1
ARCH-1014-2017 (1041 Mill)
Page 2
The project site is zoned Office and is located within the Downtown Planning Area (outside the
Downtown Core).
1.0 COMMISSION’S PURVIEW
The ARC’s role is to review the project in terms of its consistency with the Community Design
Guidelines (CDG) and applicable City policies and standards.
2.0 PROJECT INFORMATION
2.1 Site Information/Setting
2.2 Project Description
The proposed project consists of a new two-story office building with:
Eleven offices totaling 2,133 square feet, one 185-square foot conference room, 182-
square foot lobby, and two restrooms;
Eleven onsite parking spaces, including four compact spaces, and two bicycle spaces;
Removal of one palm tree from the site (approved by the City Arborist);
Six-foot tall cedar fence, 30-inch tall garden fence, small front courtyard, and landscaping;
Enclosed trash/recycling bins in the rear of the property;
Removal of one street parking space on Mill Street;
Two enclosed parking spaces in the street yard1; and,
Request for a height exception of 20 inches above the maximum allowed height of 25 feet.
The project design includes various materials including horizontal cement board siding (green
and gray), a composition shingle roof (black), and aluminum windows, gutters, and downspouts
(refer to Attachment 3, Project Plans). The project design includes various materials including
horizontal cement board siding (green and gray), a composition shingle roof (black), and
aluminum windows, gutters, and downspouts (refer to Attachment 3, Project Plans).
1 Requires approval of an exception to allow street yard to be reduced to zero for unenclosed parking spaces
(Zoning Regulations Section 17.16.020.E.2.a).
Zoning O (Office)
Site Size 0.16 acre (7,000 square feet)
Present Use & Development Vacant
Topography Nearly level
Access Mill Street and Palm‐Mill Alley
Surrounding Use/Zoning North: Offices, residences / O
South: Offices / O
East: Offices/ O
West: Offices / O
ARC3-2
ARCH-1014-2017 (1041 Mill)
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Figure 1. Front Elevation Facing Mill Street
2.3 Project Statistics
Notes:
1. Applicant’s project plans dated November 8, 2017
2. Zoning Regulations dated March 2015
3.0 PROJECT ANALYSIS
The project consists of an office project within the Office (O) zone in the Downtown Area (outside
of the Downtown Core as delineated in the Land Use Element). Based on the location of the project,
staff reviewed the project using Community Design Guidelines (CDG) for offices2 and downtown3
projects.
3.1 Site Planning: The proposed project meets site planning guidelines for commercial office
projects by building up to the minimum front setback (15 feet), locating a majority of the surface
parking spaces (9 spaces) behind the structure and accessed via the Palm-Mill Alley, and
providing bicycle parking in the front courtyard and near the lobby.
2 CDG Section 3.4.C (Guidelines for Specific Commercial and Industrial Uses, Offices)
3 CDG Chapter 4 Downtown Design Guidelines
Item Proposed 1 Standard 2
Setback
Front Yard 15 feet (structural)
0 feet (unenclosed parking)
15 feet
Other Yard
First Story
Second Story
5 feet
6.5 feet; 8 feet
5 feet
6.5 feet; 8 feet
Max. Height 25 feet, 20 inches 25 feet
Max. Building Coverage 25% 60%
Parking Spaces
Vehicle 11 11
Bicycle (long-term) 1 1
Bicycle (short-term) 1 1
ARC3-3
ARCH-1014-2017 (1041 Mill)
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3.2 Building Design: The proposed building design incorporates a bay window feature facing
Mill Street, and includes numerous windows on all four sides of the structure. Consistent with
the CDG for offices, articulation is provided by both vertical and horizontal offsets, including
the bay window, 8-foot offset between the first floor lobby and office, second story projections
in the front (4 feet) and rear (7 feet) of the building, and second story offsets (1.5 and 3 feet from
the first story) to provide second story 6.5 to 8-foot side setbacks. Additional articulation is
provided by roof forms and the use of colors. Wood-framed doors and a concrete walkway create
the entrance to the moderately-sized building. The development incorporates decorative
pedestrian-scale features along the Mill Street frontage, including a 30-inch garden wall,
courtyard, concrete walkway, wood trellis, and primary entrance facing the street.
3.3 Downtown Design and Development Guidelines, Height Exception: The proposed
project is located on Mill Street between Santa Rosa and Osos, within the Downtown Area but
outside of the Downtown Core. Surrounding development includes offices that have been
established in structures originally used as residences in addition to residential uses. These
surrounding structures exhibit California bungalow, craftsman, and mission architectural styles,
and are primarily single-story structures, with some including attics. Larger two and three-story
structures are located at the intersections of Mill and Santa Rosa, and Mill and Osos. Consistent
with the Downtown Design Guidelines4, the proposed height and scale of the structure, including
the proposed 20-inch (1.6-foot) height exception, would fit within the context and scale of the
neighborhood because: a height of 26.6 (as measured from the peak of the roof) would not be
excessive; the peaked roof forms are generally compatible with the pitch of surrounding
structures; the project provides the required side yard setbacks relative to the varying heights of
the structure; and, although the project does not include a front porch similar to surrounding
converted residential structures, the bay window provides a covered entrance and a low garden
wall would frame the front courtyard. As the proposed height would not be incompatible with
adjacent structures and development along Mill Street, staff recommends approval of the
requested height exception.
Figure 2. Comparison of Height and Mass Along Mill Street Frontage
4 CDG Section 4.2.B.1 Height, scale. The height and scale of new buildings…shall fit within the context and
vertical scale of existing development and provide human scale and proportion.
ARC3-4
ARCH-1014-2017 (1041 Mill)
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Four-sided architecture is shown on the project plans (Attachment 3), including a consistent use
of windows, roof forms at the first and second levels, wood accents, and articulation to break up
the massing. Proposed materials, including horizontal siding, wood framed doors, and roof
shingles are compatible with the materials seen along the subject block of Mill Street. Clear glass
windows are proposed. The grey and green building colors are complimentary to the buildings
along Mill Street and the Palm-Mill Alley.
3.4 Tree Removal. The applicant proposes to remove one 36-inch palm tree from the project
site. The City Arborist has reviewed and approved the applicant’s request, provided the
applicant install required street trees and plant and maintain at least one additional tree onsite.
As shown on the proposed landscape plan (Attachment 3, Sheet CLP-01) a western redbud tree
is proposed in the northwest corner of the parcel, and the project is conditioned to comply with
standard street tree requirements (Attachment 1, Condition 21).
3.5 Parking and Street Yard Exception: The project requires 11 vehicle parking spaces, which
would be accommodated onsite, in addition to two bicycle spaces. Two unenclosed spaces are
proposed in the front (street) yard setback, which is an exception for the ARC’s consideration.
The two parking spaces would be framed by landscaping along the front of the building and
along the western property line. Construction of access improvements would require the removal
of one metered street parking space on Mill Street. The remainder of the parking spaces (nine)
required for the project would be provided in the rear of the property, and would be accessed by
the Palm-Mill Alley, similar to most offices along this block of Mill Street. Consistent with City
Engineering Standards, the applicant shows 9-foot wide standard parking spaces (spaces 3, 4,
and 5) to accommodate a reduced 42’2” bay width. Staff recommends approval of the proposed
street yard exception to accommodate onsite parking for the proposed use.5
4.0 ENVIRONMENTAL REVIEW
The project is categorically exempt under Class 32, In-Fill Development Projects; Section 15332 of
the State California Environmental Quality Act (CEQA) Guidelines, because the project is consistent
with General Plan policies for the land use designation and is consistent with the applicable zoning
designation and regulations. The project site occurs on a property of no more than five acres
substantially surrounded by urban uses that has no value as habitat for endangered, rare or threatened
species as the site is located on a developed property and is served by required utilities and public
services. The project has been reviewed by the City Public Works Department, Transportation
Division, and no significant traffic impacts were identified, based on the size and location of the
project.
5.0 OTHER DEPARTMENT COMMENTS
The requirements of the other City departments are reflected in the Conditions of Approval.
5 Zoning Regulations Section 17.58.070: If an administrative use permit for site development exceptions…and
review by the Architectural Review Commission [is] required, then only the architectural review application
need be filed.
ARC3-5
ARCH-1014-2017 (1041 Mill)
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6.0 ALTERNATIVE RECOMMENDATIONS
6.1. Deny the project based on findings of inconsistency with the Community Design Guidelines.
This alternative is not recommended, because the project is consistent with the General Plan
and Community Design Guidelines, and further architectural review could be accommodated
in the review process.
6.2 Continue the project to a date uncertain, with specific directional items provided.
7.0 ATTACHMENTS
1. Draft Resolution
2. Vicinity Map
3. Project Plans
Included in Commission member portfolio: Project plans
Available at ARC hearing: Color and materials board
ARC3-6
R ______
RESOLUTION NO. ARC-XXXX-18
A RESOLUTION OF THE ARCHITECTURAL REVIEW COMMISSION
OF THE CITY OF SAN LUIS OBISPO, CALIFORNIA, APPROVING THE
DESIGN OF A NEW TWO-STORY OFFICE BUILDING THAT INCLUDES
ONSITE PARKING, INCLUDING REMOVAL OF ONE TREE, REMOVAL
OF ONE METERED STREET PARKING SPACE, AND REQUESTED
HEIGHT AND STREET YARD EXCEPTIONS, WITH A CATEGORICAL
EXEMPTION FROM ENVIRONMENTAL REVIEW, AS REPRESENTED
IN THE STAFF REPORT AND ATTACHMENTS DATED JANUARY 29,
2018 (1041 MILL STREET, ARCH-1014-2017)
WHEREAS, the Architectural Review Commission of the City of San Luis Obispo
conducted a public hearing in the Council Hearing Room of City Hall, 990 Palm Street, San Luis
Obispo, California, on January 29, 2018, pursuant to a proceeding instituted under ARCH-1014-
2017, Teixeira Capital Partners II, LLC, applicant, and
WHEREAS, notices of said public hearing were made at the time and in the manner
required by law; and
WHEREAS, the Architectural Review Commission of the City of San Luis Obispo has
duly considered all evidence, including the testimony of the applicant, interested parties, and
evaluation and recommendations by staff, presented at said hearing; and
NOW, THEREFORE, BE IT RESOLVED by the Architectural Review Commission of
the City of San Luis Obispo as follows:
SECTION 1. Findings. by the Architectural Review Commission hereby grants approval
to application ARCH-1014-2017, based on the following findings:
a) The project will not be detrimental to the health, safety, and welfare of persons
living or working at the site or in the vicinity because the project will be compatible
with site constraints and the scale and character of the site and the surrounding
neighborhood.
b) As conditioned, the project is consistent with the City’s General Plan applicable to
development in an Office area. The project is consistent with Land Use Element
Policy 3.5.1.B because offices are proposed within the Office land use designation,
and based on the size and location of the project, and proximity to transit and
bicycle routes, would not generate substantial traffic affecting residential
neighborhoods. The project is consistent with Land Use Element Policy 4.2.2
because it is a new office building that would not require the conversion of an
existing residence, and would not contribute to the loss of residential units in the
Downtown area. The project is consistent with Land Use Element Policy 4.14
because it provides adequate on-site, off-street parking.
ATTACHMENT 1
ARC3-7
Resolution No. _____ (2018 Series) Page 2
c) As conditioned, the project is consistent with the City’s Community Design
Guidelines applicable to commercial office and downtown development because
the proposed project incorporates materials and forms that are similar to the
surrounding neighborhood, demonstrates four-sided architecture, includes vertical
and horizontal articulation, and provides a complementary color scheme.
d) The exceptions granted to allow two unenclosed parking spaces within the street
yard setback and the proposed parking area design would not constitute a grant of
special privilege inconsistent with the driveway or parking limitations upon other
properties in the vicinity, and would not adversely affect the health, safety, or
general welfare of persons working or residing in the vicinity, as subject parcel is
approximately 7,000 square feet in size, all required parking would be provided
onsite, and a majority of the parking would be accommodated in the rear of the
property and accessed via the Palm-Mill Alley, similar to adjacent office uses. The
exception is reasonably necessary for the applicant’s full enjoyment of uses
permitted on the property, as the proposed parking spaces would serve the proposed
uses without any requested reduction.
e) The project is categorically exempt from the provisions of the California
Environmental Quality Act (CEQA) because it consists of the redevelopment of the
project site consistent with policies and standards applicable to development within
a General Retail area, on a site less than five acres in size, with no value as habitat
for endangered, rare, or threatened species, as described in State CEQA Guidelines
Section 15332 (Infill Development). The site is within City limits and is served by
City utilities and public services. Based on the location, size, and area and quantity
of commercial and residential components of the development, approval of the
project will not result in any significant effects related to traffic, noise, air quality,
or water quality.
SECTION 2. Action. The Architectural Review Commission hereby grants approval to
application ARCH-1014-2017, with incorporation of the following conditions:
Please note the project conditions of approval do not include mandatory code requirements. Code
compliance will be verified during the plan check process, which may include additional
requirements applicable to your project.
Planning
1. Final project design and construction drawings submitted for a building permit shall be in
substantial compliance with the project plans approved by the ARC. A separate, full-size
sheet shall be included in working drawings submitted for a building permit that lists all
conditions and code requirements of project approval listed as sheet number 2. Reference
shall be made in the margin of listed items as to where in plans requirements are addressed.
Any change to approved design, colors, materials, landscaping, or other conditions of
approval must be approved by the Director or Architectural Review Commission, as deemed
appropriate.
ATTACHMENT 1
ARC3-8
Resolution No. _____ (2018 Series) Page 3
2. The locations of all lighting fixtures shall be clearly called out on building elevations
included as part of working drawings. The lighting schedule for the building shall include a
graphic representation of the proposed lighting fixtures and cut-sheets shall be separately
submitted for the project file of the proposed lighting fixtures. The selected fixture(s) shall
be shielded to ensure that light is directed downward consistent with Section 17.23.050 of
the Zoning Regulations. Details of all exterior light fixtures, including any service area lights,
need to be included as part of plans. A note shall be included on plans that “Lenses of exterior
wall-mounted lights may be modified or shielding devices added after installation if the
Community Development Director determines that they emit excessive glare.”
3. Plans submitted for a building permit shall include window details indicating the type of
materials for the window frames and mullions, their dimensions, and colors. Plans shall
include the materials and dimensions of all lintels, sills, surrounds recesses and other related
window features.
4. Plans submitted for a building permit shall call out the colors and materials of all proposed
building surfaces and other improvements on elevation drawings.
5. An encroachment permit will be required from the Public Works Department for any work
or construction staging in the public right-of-way.
6. Mechanical and electrical equipment shall be located internally to the building or adequately
screened at the ground level. With submittal of working drawings, the applicant shall include
sectional views of the building, which clearly show screening of mechanical equipment to
the satisfaction of the Community Development Director. A line-of-sight diagram may be
needed to confirm that proposed screening will be adequate.
7. The location of any required backflow preventer and double-check assembly shall be shown
on plans submitted for a building permit, including the landscaping plan. Construction plans
shall also include a scaled diagram of the equipment proposed. Any backflow preventer and
double check assembly shall be screened using a combination of paint color, landscaping,
and if deemed appropriate by the Community Development Director, a low wall. The size
and configuration of such equipment shall be subject to review and approval by the Utilities
and Community Development Directors.
8. All fencing, visible from the public right-of-way, shall be maintained so that fencing
materials and support are structurally sound, with no missing material.
9. The storage area for trash and recycling cans shall be screened from the public right-of-way.
The subject property shall be maintained in a clean and orderly manner at all times; free of
excessive leaves, branches, and other landscape material. The applicant shall be responsible
for the clean-up of any landscape material in the public right-of-way.
10. Plans submitted for a building permit shall include a final landscaping plan, including
irrigation details. The legend for the landscaping plan shall include the sizes and species of
all groundcovers, shrubs, and trees with corresponding symbols for each plant material
ATTACHMENT 1
ARC3-9
Resolution No. _____ (2018 Series) Page 4
showing their specific locations on plans. Any proposed landscape lighting shall be shown
on plans submitted for a building permit and plans shall clearly indicate lighting to utilize a
narrow cone of light (no brighter than approximately 15 watts) for the purpose of confining
the light to the object of interest.
11. Proposed signage for the project shall be submitted for the review and approval of the
Community Development Director. The submittal shall include information on the size,
location, colors, materials, and types and illumination of signage proposed for the building
and the overall site. Project signs shall be designed to be compatible with the architecture of
proposed buildings and to complement the site’s setting. Signs shall utilize more innovative
and attractive solutions such as raised, backlit metal letters, halo lighting or external lighting
rather than plastic cabinet signs or channel letters with internal illumination. The Director
may approve signage if s/he finds that the proposal conforms to the sign regulations and is
in keeping with the design characteristics of the building. The Director may refer signage to
the ARC if it seems excessive or out of character with the building.
12. Plans submitted for a building permit shall show a minimum of one short-term bicycle rack
at the front of the building and one long-term bicycle space near the front lobby. Approved
short-term bicycle rack designs include the inverted "U" or "Peak Racks". "Ribbon" type
racks are not approved for use in the City.
13. To satisfy the City’s Inclusionary Housing Requirements, applicant shall pay Affordable
Housing In-Lieu Fees equal to 5% of building valuation.
14. Development of the driveway and parking areas shall comply with the Parking and Driveway
Standards for dimension, maneuverability, slopes, drainage, and materials. Alternate paving
materials such as permeable pavers are recommended for water quantity and/or quality
control purposes and in accordance with Land Use Element Policies 6.6.5 (Runoff Reduction
and Groundwater Recharge) and 6.6.6 (Development Requirements). Alternate paving
material shall be approved to the satisfaction of the Community Development and Public
Works Directors.
15. The applicant shall defend, indemnify and hold harmless the City and/or its agents, officers
and employees from any claim, action or proceeding against the City and/or its agents,
officers or employees to attack, set aside, void or annul, the approval by the City of this
project, and all actions relating thereto, including but not limited to environmental review
(“Indemnified Claims”). The City shall promptly notify the applicant of any Indemnified
Claim upon being presented with the Indemnified Claim and the City shall fully cooperate
in the defense against an Indemnified Claim.
Engineering
16. The existing 10’ x 10’ parcel deeded from Santa Maria Gas and Power Company and noted
as Parcel 2 in the title report shall be merged with the noted Parcel 1 prior to building permit
issuance.
ATTACHMENT 1
ARC3-10
Resolution No. _____ (2018 Series) Page 5
17. The building plan submittal shall show all existing and proposed parallel parking along Mill
Street. The proposed parallel parking spaces shall be designed to not encroach closer to the
neighboring driveway approach. Spaces shall meet city standard for minimum length and
width.
18. The building plan submittal shall include a complete site utility plan. All existing and
proposed utilities along with utility company meters shall be shown. Existing underground
and overhead services shall be shown along with any proposed alterations or upgrades.
Services to the new structures shall be underground. All work in the public right-of-way shall
be shown or noted.
19. The building plan submittal shall include a complete grading, drainage and topo plan. The
plan shall consider historic offsite drainage tributary to this property that may need to be
conveyed along with the improved on-site drainage. This development will alter and/or
increase the storm water runoff from this site. The improved drainage shall be directed to
the street or alley and not across adjoining property lines unless the drainage is conveyed
within recorded easements or existing waterways.
20. The building plan submittal shall show compliance with the Post Construction Stormwater
Requirements as promulgated by the Regional Water Quality Control Board for newly
developed sites. Include a complete Post Construction Stormwater Control Plan Template
as available on the City’s Website.
21. The City Arborist supports the removal of the palm tree with one new compensatory on-site
tree planting. The building plan submittal shall show two new street trees. One street tree
shall be planted within the existing parkway per city engineering standards. Tree species
and planting requirements shall be per city engineering standards, and shall incorporate the
use of structural soils.
Utilities
22. A new sewer lateral shall be constructed with the proposed project, and any sewer lateral that
crosses one proposed parcel for the benefit of another shall provide evidence that a private
utility easement appropriate for those facilities has been recorded prior to final Building
Permit. The proposed gravity sewer system shall use HDPE pipe, or an approved equal, that
meets or exceeds the performance needed to eliminate groundwater infiltration and root
intrusion.
23. The project’s commercial meters shall be adequately sized to serve the project, to the
satisfaction of the Utilities Director.
24. The proposed utility infrastructure shall comply with the latest engineering design standards
in effect during the time a building permit is obtained, and shall have reasonable alignments
and clearances needed for maintenance.
ATTACHMENT 1
ARC3-11
Resolution No. _____ (2018 Series) Page 6
25. Trash enclosure(s) shall conform the access requirements by the San Luis Garbage Company,
and refuse bins shall be sized to provide a reasonable level of service.
26. Driveways and access routes to all trash and recycling receptacles shall be designed to
accommodate the size and weight of garbage trucks.
27. Potable city water shall not be used for major construction activities, such as grading and
dust control, as required under Prohibited Water Uses; Chapter 17.07.070.C of the City’s
Municipal Code.
Upon motion of _______________________, seconded by _______________________,
and on the following roll call vote:
AYES:
NOES:
ABSENT:
The foregoing resolution was adopted this _____ day of _____________________ 2016.
____________________________________
Doug Davidson, Secretary
Architectural Review Commission
ATTACHMENT 1
ARC3-12
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VICINITY MAP ARCH-1014-2017
1041 Mill Street ¯
ATTACHMENT 2
ARC3-13
A1011SIM00' - 0 3/8"0' - 0 3/8"1i1i?11DETAILSECTIONGRID DESIGNATIONDIMENSION (FOS)DIMENSION (CENTERLINE)CONTROL POINTDOOR IDENTIFICATIONWINDOW IDENTIFICATIONREFERENCE NOTEINTERIOR ELEVATIONREVISIONDETAIL NUMBERSHEET WHERE DETAIL OCCURSDIRECTION OF CUTSECTION NUMBER (OR LETTER)SHEET ON WHICH SECTION OCCURSGRID NUMBER (NUMBER IN ONE DIRECTION, LETTERS IN THE OTHER DIRECTION)GRID LINEDIMENSION TO FACE OF STUD, MASONRY OR CONCRETE (UNLESS NOTED OTHERWISE)DIMENSION TO CENTERLINEELEVATION, WORK POINT, CONTROL POINT, OR DATUM POINTDOOR NUMBER, REFER TO DOOR SCHEDULEWINDOW SYMBOL, REFER TO WINDOW SCHEDULEREFERENCE NOTE, SEE THAT SHEETDIRECTION OF VIEW REFERENCEDREVISION NUMBER, CLOUD AROUND REVISION IS OPTIONALINTERIOR ELEVATION IDENTIFICATION(CLOCKWISE NUMBERING ORDER)ORA1011SIMPROJECT LOCATIONPEACHMILLPALMMONTEREYHIGUERASANTA ROSAOSOS STMORROTORO101CIVIL AND STRUCTURALENGINEERING:ASHLEY & VANCE ENGINEERING, INC.1413 MONTEREY STREET SAN LUIS OBISPO, CA 93401PHONE: (805)545-0010SOILS REPORT:GSI SOILS, INC.524 E. CHAPEL ST.SANTA MARIA, CA 93454PHONE: (805)349-5493SURVEY:LANDSCAPE ARCHITECT:PLEINAIRE DESIGN GROUP2601 SKYWAY DRIVE, SUITE A-1SANTA MARIA, CA 93455PHONE: (805)349-9695JON McKELLAR910 E. STOWELL RD.SANTA MARIA, CA 93454PHONE: (805)680-1895 JOB NO. CLIENT PROJECT SHEET TITLE REVISIONSSHEET NO. DATEThe use of these plans and specifications shall berestricted to the original site for which they wereprepared and publications therof is expressly limited tosuch use. Re-use, reproduction, or publication by anymethod, in whole or in part is prohibited. Title to theplans and specifications remains with and shall not beused without the expressed written permission ofLawrence Manuel Borello.ARCHITECTURE - PLANNING -GRAPHICSLARRYBORELLOARCHITECTLos Osos, CaliforniaPhone: (805) 458-2759E-mail:lmborello@yahoo.comA0.017OCT17TITLE SHEETMILL STREETOFFICE BUILDING1041 MILL STREETSAN LUIS OBISPO, CA93401TEIXEIRA CAPITALPARTNERS II LLC195 S. BROADWAY, SU.#204ORCUTT, CAPhone: (805) 698-3520 JOB NO. CLIENT PROJECT SHEET TITLE REVISIONSSHEET NO. DATEThe use of these plans and specifications shall berestricted to the original site for which they wereprepared and publications therof is expressly limited tosuch use. Re-use, reproduction, or publication by anymethod, in whole or in part is prohibited. Title to theplans and specifications remains with and shall not beused without the expressed written permission ofLawrence Manuel Borello.ARCHITECTURE - PLANNING -GRAPHICSLARRYBORELLOARCHITECTLos Osos, CaliforniaPhone: (805) 458-2759E-mail:lmborello@yahoo.comA0.017OCT17TITLE SHEETMILL STREETOFFICE BUILDING1041 MILL STREETSAN LUIS OBISPO, CA93401TEIXEIRA CAPITALPARTNERS II LLC195 S. BROADWAY, SU.#204ORCUTT, CAPhone: (805) 698-3520MILL STREET OFFICE BUILDING1041 MILL STREET, SAN LUIS OBISPO, CA 93401 APN: 002-323-023SECT SECTIONSF SQUARE FOOT(FEET)SFA SUBMIT FORAPPROVALSH SINGLE HUNGSHLVS SHELVESSHT SHEETSHTG SHEATHINGSIM SIMILARSPECS SPECIFICATIONSSQ SQUARESS STAINLESS STEELSS SERVICE SINKSTD STANDARDSTL STEELSTR STRINGERSTRUCTSTRUCTURALSUSP SUSPENDEDT TREADT&G TONGUE & GROOVETB TOWEL BARTC TOP OF CURBTD TOP OF DRAINTEMP TEMPEREDTEXTR TEXTURETF TOP OF FOOTINGTHK THICKTHRESHTHRESHOLDTOJ TOP OF JOISTTOL TOP OF LEDGERTP TOP OF PAVINGTP TOP OF PARAPETTP TOP OF PLATETS TOE SPACETS STEEL TUBETV TELEVISIONTW TOP OF WALLTYP TYPICALUNO UNLESS NOTEDOTHERWISEVB VINYL BASEVCT VINYL COMPOSITIONTILEVENT VENTILATIONVERT VERTICALVOL VOLUMNW WESTW WASHING MACHINEW/ WITHWC WATERCLOSETWD WOODWF WIDE-FLANGEWH WATER HEATERWIN WINDOWWMM WELDED WIRE MESHWP WATERPROOFINGWP WEATHERPROOFINGWRB WATER RESISTIVEBARRIERWS WATER SOFTENERWT WEIGHTYD YARDMACH MACHINEMAX MAXIMUMMC MEDICINE CABINETMECH MECHANICALMFR MANUFACTURE(R)MIN MINIMUMMISC MISCELLANEOUSMR MIRRORMTL METAL(N) NEWN NORTHN/A NOT APPLICABLENIC NOT IN CONTRACTNO NUMBER (#)NTS NOT TO SCALEO OVENO/C ON CENTERO/H OVERHANGO/H OVERHEADOBSC OBSCUREOJ OPEN JOISTOPNG OPENINGOPP OPPOSITEOVFL OVER FLOWd PENNYP LAM PLASTIC LAMINATEPERF PERFORATEDPERIM PERIMETERPL PROPERTY LINEPLAS PLASTICPLYWD PLYWOODPR PAIRPROC PORCELAINPROJ PROJECTIONPROP PROPERTYPSI POUNDS PERSQUARE INCHPTDF PRESSURE TREATEDDOUGLAS FIRPTHF PRESSURE TREATEDHEMLOCK FIRQT QUARRY TILER RISERR RADIUSR REFERENCERAFT RAFTERRB RUBBER BASERD ROOF DRAINRECP RECEPTACLEREF REFERIGERATORREF REFRIGERATORREINF REINFORCINGREQ'D REQUIREDRM ROOMRR ROOF RAFTERRWD REDWOODRWL RAIN WATER LEADERS SOUTHS&P SHELF & POLESAF SELF ADHERINGFLASHINGSBSPASH BLOCKSC SOLID CORESC SLIDINGSCH SCHEDULEEXPEXPANSIONEXTEXTERIORFAU FORCED AIR UNITFD FLOOR DRAINFDN FOUNDATIONFFFINISH FLOORFG FINISH GRADEFG FIBERGLASSFG FIXED GLASSFIN FINISHFIX FIXTUREFJ FLOOR JOISTFL FLOW LINEFLASH FLASHINGFLR FLOORFLUOR FLUORESCENTFOS FACE OF STUDFOW FACE OF WALLFR FRAMEFS FINISH SLABFT FOOT (FEET)FTG FOOTINGGA GAUGEGALV GALVANIZEDGB GRAB BARGEN GENERALGI GALVANIZED IRONGL GLASSGPM GALLONS PERMINUTEGR GRADEGR GRAB RAILGYP GYPSUMGYP BD GYPSUM BOARDHB HOSE BIBBHC HOLLOW COREHD HOLD-DOWNHDR HEADERHDW HARDWAREHDWD HARDWOODHM HOLLOW METALHORIZ HORIZONTALHR HOURHR HAND RAILHT HEIGHTHTR HEATERIN INCHINCL INCLUDE(ING)INFO INFORMATIONINSUL INSULATIONINT INTERIORISA INTERNATIONALSYMBOL OFACCESSIBILITYJCT JUNCTIONJST JOISTJT JOINTLOW TRANSMISSIONLAM LAMINATE(D)LAV LAVATORYLB POUNDS (#)LN LINELNTL LINTELLT LIGHT@ATAB ANCHOR BOLTABV ABOVEAC ASPHALT CONCRETEADJ ADJUSTABLEAFF ABOVE FINISHFLOORALT ALTERNATEALUM ALUMINUMAPPR APPROXIMATEAPPRD APPROVEDARCH ARCHITECTURALBD BOARDBEV BEVELEDBLK(G) BLOCK(ING)BM BEAMBOT BOTTOMBRNG BEARINGBS BACK OF SIDEWALKBUR BUILT-UP ROOFCAB CABINETCB CATCH BASINCBC CALIFORNIABUILDING CODECFA CONDITIONEDFLOOR AREACI CAST IRONCJ CEILING JOISTCJ CONTROL JOINTCLG CEILINGCLR CLEARCOL COMPOSITIONCOMP COMPOSITIONCON CONCRETECONN CONNECTIONCONT CONTINUOUSCONTR CONTRACTORCT CERAMIC TILECTRSK COUNTERSINKCY CUBIC YARDD DRYERDET DETAILDF DOUGLAS FIRDF DRINKING FOUNTAINDH DOUBLE HUNGDIA DIAMETERDIAG DIAGONALDIM DIMENSIONDN DOWNDR DOORDRN DRAINDS DOWNSPOUTDT DRAPERY TRACTDW DISHWASHERDWG DRAWING(E) EXISTINGE EASTEA EACHEG EXISTING GRADEEJ EXPANSION JOINTELEC ELECTRIC(AL)ELEV ELEVATIONEP ELECTRICAL PANELEQ EQUALEQUIPEQUIPMENTEW EACH WAYEXC EXCAVATEPROJECT DATACODE SUMMARYCONCEPTUAL AERIAL IMAGEABBREVIATIONSDRAWING INDEXDESCRIPTIONSHEET NUMBERNORTHVICINITY MAPSYMBOLSA0.0TITLE SHEETA1.0EXISTING SITE PLANA1.1ROOF PLAN OVER EXISTING CONTOUR MAPA1.2SITE PLANEX-1STREET PARKING LAYOUTA1.3STREET ELEVATION AND SITE SECTIONSC-1.1GRADING AND DRAINAGE PLANC-2.1UTILITY PLANCLP.01CONCEPTUAL LANDSCAPE PLANCLP.02PLANT IMAGERYA2.1FLOOR PLANSA3.0EXTERIOR VIEWSA3.1EXTERIOR ELEVATIONSCONSULTANTSPROJECT SITEATTACHMENT 3ARC3-14
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30' - 0"M I L L S T R E E TP A L M M I L L A L L E YSHEDWOOD FENCEWOOD FENCE36 PALMEDGE OF PAVEMENTCATVPG&ETELE0.16 acres1041 MILL STREETCENTERLINE OF R.O.W.CENTERLINE OF R.O.W.1045 MILL STREET103 MILL STREET(APPR. FOOTPRINT)(APPR. FOOTPRINT)(E) PALM TREE21' - 11"21' - 9"22' - 0"21' - 6"8' - 0"(E) DRIVEWAY APRON @ 1023 MILL STREET22' - 1"21' - 7"22' - 1"20' - 10"3' - 0"(E) DRIVEWAY APRON @ 857 SANTA ROSA STREET3' - 0"23' - 6"1023 MILL STREET1051 MILL STREET857 SANTA ROSA STREET(E) STREET PARKING SPACES AND TEES JOB NO. CLIENT PROJECT SHEET TITLE REVISIONSSHEET NO. DATEThe use of these plans and specifications shall berestricted to the original site for which they wereprepared and publications therof is expressly limited tosuch use. Re-use, reproduction, or publication by anymethod, in whole or in part is prohibited. Title to theplans and specifications remains with and shall not beused without the expressed written permission ofLawrence Manuel Borello.ARCHITECTURE - PLANNING -GRAPHICSLARRYBORELLOARCHITECTLos Osos, CaliforniaPhone: (805) 458-2759E-mail:lmborello@yahoo.comA1.005OCT17EXISTING SITEPLANMILL STREETOFFICE BUILDING1041 MILL STREETSAN LUIS OBISPO, CA93401TEIXEIRA CAPITALPARTNERS II LLC195 S. BROADWAY, SU.#204ORCUTT, CAPhone: (805) 698-3520TRUENORTHSCALE: 1" = 10'-0"EXISTING SITE PLANATTACHMENT 3ARC3-15
252.00'253.00'254.00'255.00'256.00'257.00'250.00'251.00'252.00'253.00'254.00'255.00'255.00'255.00'M I L L S T R E E T(R.O.W.)20' - 0"SETBACK15' - 0"PROPOSED BUILDINGFF. 255.89'SETBACK5' - 0"SETBACK5' - 0"267.42' LOWER ROOF267.43' LOWER ROOF279.15' UPPER ROOF275.19' LOWER ROOF279.15' ROOF267.34' LOWER ROOF281.11'6' - 6" 8' - 0"36° 14' 24"140.01'SE53°38'12"49.97'NE53°38'49"50.00'SW36° 13' 39"140.01'NWP A L M M I L L A L L E Y253.00' LOW POINT NATURAL GRADE256.00' HIGH POINT NATURAL GRADETOTAL BUILDING HEIGHT (RIDGE HT.)LOWEST NATURAL GRADE POINT UNDER BUILDING:253.00'HIGHEST NATURAL GRADE POINT UNDER BUILDING:256.00'AVERAGE NATURAL GRADE:(253.00' 256.00') / 2 .NOTE SEE SITE PLAN ON THIS SHEET FOR ELEVATION POINTSTOTAL BUILDING HEIGHT ALLOWED:. (.)TOTAL BUILDING HEIGHT PROPOSED:1.11 ( . 1) JOB NO. CLIENT PROJECT SHEET TITLE REVISIONSSHEET NO. DATEThe use of these plans and specifications shall berestricted to the original site for which they wereprepared and publications therof is expressly limited tosuch use. Re-use, reproduction, or publication by anymethod, in whole or in part is prohibited. Title to theplans and specifications remains with and shall not beused without the expressed written permission ofLawrence Manuel Borello.ARCHITECTURE - PLANNING -GRAPHICSLARRYBORELLOARCHITECTLos Osos, CaliforniaPhone: (805) 458-2759E-mail:lmborello@yahoo.comA1.107OCT17ROOF PLAN OVEREXISTINGCONTOURSMILL STREETOFFICE BUILDING1041 MILL STREETSAN LUIS OBISPO, CA93401TEIXEIRA CAPITALPARTNERS II LLC195 S. BROADWAY, SU.#204ORCUTT, CAPhone: (805) 698-3520GENERAL NOTESLEGENDSSCALE: 1" = 10'-0"ROOF PLAN OVER EXISTING CONTOURSTRUENORTHBUILDING HEIGHT CALCULATIONATTACHMENT 3ARC3-16
M I L L S T R E E TSHEDCATVPG&ETELE1011(R.O.W.)20' - 0"17' - 0"4' - 0"SETBACK 15' - 0"3' - 0"LOBBYOFFICEOFFICEOFFICEOFFICEOFFICER.R.OFFICECOURTYARDPROPOSED BUILDINGFF. 255.89'1A1.31A1.3SETBACK5' - 0"SETBACK5' - 0"9' - 0"9' - 0"9' - 0" ±4' - 4"2' - 6" 15' - 4" 9' - 0"16' - 0"8' - 0"8' - 0"9' - 0" 2' - 6" 42' - 2"1ADACOMPACTCOMPACTCOMPACTCOMPACT1045 MILL STREET103 MILL STREET(APPR. FOOTPRINT)(APPR. FOOTPRINT)2A1.32A1.3P A L M M I L L A L L E Y7' - 2"8"2' - 6" ±1' - 10"18' - 0" 24' - 2"48' - 10"36° 14' 24"140.01'SE36° 13' 39"140.01'NW53°38'12"49.97'NE53°38'49"50.00'SW1123456899101131213141515(E) DRIVEWAY APRON @ 1023 MILL STREET(E) DRIVEWAY APRON @ 857 SANTA ROSA STREET1616161616161118181818192020202121211023 MILL STREET1051 MILL STREET857 SANTA ROSA STREET4' - 6"1' - 2"8' - 10"17' - 0"(PARKING SPACE)18' - 0"2' - 6"222222222352A1.32424252553A1.253A1.254A1.254A1.28' - 0" SETBACK8' - 0" SETBACK82622829SEE SHEET EX-1 FOR PARKING STUDY OF THIS AREA CONCRETELANDSCAPING PAVERS.6' - 02 X 6 CONT RDWD1 X 8 CEDAR BOARDS (HORIZONTAL)2 X 4 TOP & BOT4 X 4 PTDF POST A@ 6'-0 O.C.CONC WALLSIMPSON LCB44 POST BASE22' - 6.6' - 02 X 6 CONT RDWD1 X 8 CEDAR BOARDS (HORIZONTAL)2 X 4 TOP & BOT4 X 4 PTDF POST A@ 6'-0 O.C.12 CONC FOOTINGCOURSE GRAVEL JOB NO. CLIENT PROJECT SHEET TITLE REVISIONSSHEET NO. DATEThe use of these plans and specifications shall berestricted to the original site for which they wereprepared and publications therof is expressly limited tosuch use. Re-use, reproduction, or publication by anymethod, in whole or in part is prohibited. Title to theplans and specifications remains with and shall not beused without the expressed written permission ofLawrence Manuel Borello.ARCHITECTURE - PLANNING -GRAPHICSLARRYBORELLOARCHITECTLos Osos, CaliforniaPhone: (805) 458-2759E-mail:lmborello@yahoo.comA1.207NOV17SITE PLANMILL STREETOFFICE BUILDING1041 MILL STREETSAN LUIS OBISPO, CA93401TEIXEIRA CAPITALPARTNERS II LLC195 S. BROADWAY, SU.#204ORCUTT, CAPhone: (805) 698-3520LEGENDSTRUENORTHSCALE: 1" = 10'-0"SITE PLANSITE PLAN LEGENDKEYNOTES1 (E) PARKING SPACE AND METER TO BE REMOVED (TYP. OF 1 SPACE)2 (N) DRIVEWAY APPROACH PER CIVIL DRAWINGS3 ACCESSIBLE PATH - OF - TRAVEL4 (N) 30 HIGH GARDEN WALL (FINISH TO MATCH BUILDING SIDING)5 (1) BIKE SPACE (SHORT TERM STORAGE)6 (1) BIKE SPACE IN CLOSET UNDER STAIR (LONG TERM STORAGE)(N) WOOD TRELLIS POSTS8 SECOND FLOOR ABOVE (DASHED LINE)9 A/C CONDENSERS FOR MINI SPLIT SYSTEM HEAT PUMPS (TYP. OF 13). CONDENSERSTO BE SET AWAY FROM PROPERTY LINE AS FAR AS POSSIBLE (3'-0 APPR.).SCREENING OF UNITS IS PROVIDED BY FENCING ALONG THE PROPERTY LINE AND ATTHE FRONT AND BACK OF THE BUILDING.10 6 RAMP UP PER CIVIL DRAWINGS11 6 STEP UP PER CIVIL DRAWINGS12 EXISTING PALM TREE TO BE REMOVED (PHOENIX CANARIENSIS CANARY ISLAND DATEPALM)13 (N) TRASH ENCLOSER PER CITY STD. #8.04-D-214 EDGE OF EXISTING ALLEY PAVEMENT15 WOOD FENCE16 (E) STREET PARKING SPACE (NO CHANGE PROPOSED)1 RELOCATED STREET PARKING SPACE (TYP OF 2), SHOWN BY 'X-D' AREA18 RELOCATE PARKING METER (TYP OF 2)19 (E) STREET PARKING TEE TO REMAIN - TYP. (U.D.O.)20 (E) STREET PARKING TEE TO BE REMOVED (TYP. OF 3)21 RELOCATED STREET PARKING TEE (TYP. OF 3), SHOWN BY HEAVY LINE22 3'-0 WIDE WOOD GATE - MATCH FENCE23 (N) LANDSCAPE / SITE LIGHTING24 START FENCE25 STOP FENCE AT PLANTER26 IRRIGATION BACKFLOW PREVENTION VALVE, PER LANDSCAPE PLAN2 FIRE DEPT BACKFLOW PREVENTION DEVICE WITH FIRE DEPT. CONNECTION, PERUTILITY PLAN28 WATER METER, PER UTILITY PLAN29 FIRE SPRINKLER RISER (2 1/2 )WOOD FENCE @ CONC WALL - TYP54WOOD FENCE - TYP53ATTACHMENT 3ARC3-17
MILL STREET(E) STALL (MOVED)21'-6(E) STALL (MOVED)22'-0(E) STALL21'-11(E) STALL22'-1(E) STALL21'-(E) STALL22'-1(E) STALL20'-10(E) DRIVEWAY(E) DRIVEWAYDRIVEWAY & PARKING STUDY AREA, SEE CURB MARKING DETAIL BELOW RED CURBPARKINGDRIVEWAY(E) DRIVEWAY3' RED CURB(VERIFY)PARKING21'-6PARKING22'-0(N) DRIVEWAY25'-0DRIVEWAY8' RED CURBPARKING21'-6PARKING22'PARKING21'-92' RED CURBPARKING21'-PARKING21'-11(E) PARKING22'-1PARKING22'-1(E) PARKING21'-(E) PARKING22'-1(E) PARKING20'-10(E) DRIVEWAY3' RED CURBPARKING21'-PARKING22'-1PARKING20'-10DRIVEWAY3' RED CURBPROPOSEDEXISTINGSTREET CURB MARKING3' - 0"21' - 6"22' - 0"2' - 0"25' - 0"PROPERTY LINE (ALIGN DRIVEWAY WITH PROPERTY LINE) JOB NO. CLIENT PROJECT SHEET TITLE REVISIONSSHEET NO. DATEThe use of these plans and specifications shall berestricted to the original site for which they wereprepared and publications therof is expressly limited tosuch use. Re-use, reproduction, or publication by anymethod, in whole or in part is prohibited. Title to theplans and specifications remains with and shall not beused without the expressed written permission ofLawrence Manuel Borello.ARCHITECTURE - PLANNING -GRAPHICSLARRYBORELLOARCHITECTLos Osos, CaliforniaPhone: (805) 458-2759E-mail:lmborello@yahoo.comEX-117OCT17STREET PARKINGLAYOUTMILL STREETOFFICE BUILDING1041 MILL STREETSAN LUIS OBISPO, CA93401TEIXEIRA CAPITALPARTNERS II LLC195 S. BROADWAY, SU.#204ORCUTT, CAPhone: (805) 698-3520SCALE: 1 10'-0REFERENCE SITE PLANLEGENDSCALE: 1 10'-0MILL STREET CURB MARKING DETAIL1TRUENORTHTRUENORTHATTACHMENT 3ARC3-18