HomeMy WebLinkAboutItem #2 - ARCH-1014-2017 (1041 Mill)
ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT
SUBJECT: Continued review of a new, two-story, 3,411-square foot office building, including a
requested height exception of 26 inches above the maximum allowed height of 25 feet, a 10% shared
parking reduction and provision of five additional bicycle spaces onsite, four compact spaces and
reduced bay width to accommodate onsite parking, 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 dd
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 approximately 27-foot tall, 3,411-square foot, two-story
office building, nine onsite parking spaces, 7 bicycle spaces, and associated fencing and landscaping.
To accommodate onsite parking and comply with standard yard setbacks, the applicant has requested
a 10% shared parking reduction, provision of five additional bicycle spaces in lieu of one parking
space, and incorporation of four compact spaces and reduced bay width. The applicant’s request
includes the removal of one palm tree from the project site. The project site is zoned Office and is
located within the Downtown Planning Area (outside the Downtown Core).
Meeting Date: March 5, 2018
Item Number: 2
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ARCH-1014-2017 (1041 Mill)
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The project was previously reviewed by the Architectural Review Commission (ARC) on January 29,
2018 (refer to Attachment 5, ARC Direction and Draft Minutes). At that time, the ARC provided
directional items (refer to Section 3.0 Project Analysis) and continued design review of the project to
a date uncertain.
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 revised project consists of a new two-story office building with:
Ten offices totaling 2,176 square feet, one 185-square foot conference room, 182-square
foot lobby, and two restrooms;
Nine onsite parking spaces (including four compact spaces) and 7 bicycle spaces;
Shared parking reduction (10%);
Removal of one palm tree from the site (approved by the City Arborist);
Six-foot tall fence, 30-inch tall garden fence, front courtyard, and landscaping;
Enclosed trash/recycling bins in the rear of the property;
Request for a height exception of 26 inches above the maximum allowed height of 25 feet.
The revised project design includes various materials including horizontal cement board siding
(green and gray), a composition shingle roof (black), and aluminum windows (white trim),
gutters, and downspouts (refer to Attachment 3, Revised Project Plans). The fascia, rakes, doors,
trellis, and fence would be painted white. Refer to Figures 1 and 2 on the following page for a
visual comparison of the previous and revised front elevation.
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
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Figure 1. Previous Front Elevation Figure 2. Revised Front Elevation
2.3 Revised Project Statistics
Notes:
1. Applicant’s project plans dated February 8, 2018
2. Zoning Regulations dated March 2015
3. Includes 10% shared parking reduction and provision of 5 additional bicycle spaces
3.0 PROJECT ANALYSIS
The discussion below focuses on the applicant’s response to the ARC directional items. Please refer
to the previous ARC Agenda Report, dated January 29, 2018 for additional project analysis. This
report is available online: < http://opengov.slocity.org/weblink/1/doc/70521/Page1.aspx > and the
previously-reviewed plans are provided in Attachment 4.
3.1 Response to Directional Items: The applicant submitted revised project plans and responses
to directional items identified by the ARC at the January 29, 2018 meeting (refer to Attachment
3, Applicant Response and Revised Plans). The area of the structure is the same; however,
previously ten offices were proposed and the current proposal includes nine offices. Overall, the
revised design responds to ARC direction by eliminating the front parking spaces, providing a
more balanced structure, and incorporating more Craftsman-style elements. Each directional
item is discussed below.
Item Proposed 1 Standard 2
Setback
Front Yard 15 feet 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, 26 inches 25 feet
Max. Building Coverage 25% 60%
Parking Spaces
Vehicle 9 3 11
Bicycle (short-term) 1 1
Bicycle (long-term) 6 1
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Directional Items #1 and #2: The requested street yard exception for the two unenclosed parking
spaces was not supported by the ARC. Submit plans showing the removal of these two spaces
from the site plan. The request may include a 10% shared parking reduction and provision of
five bicycle spaces (short and long-term), in compliance with Zoning Regulations Section
17.16.060.G: Bicycle and Motorcycle Spaces.1
Response: The applicant submitted revised plans that eliminate the two front parking spaces,
which is consistent with the direction provided by the ARC. The applicant is requesting a 10%
shared parking reduction to reduce parking by one space.2 The revised project includes a request
for five additional onsite bicycle spaces to reduce vehicle parking by an additional space,
resulting in a total reduction of two spaces. This provision in combination with the 10% shared
parking reduction would result in nine onsite parking spaces and would not require the removal
of any street parking spaces. In the area that was previously designated for the two front parking
spaces, the applicant proposes a larger front courtyard area including a pony wall, additional
landscaping, and additional bicycle parking.
Directional Item #3: The requested tree removal was not supported by the ARC. Submit plans
showing, in the following order of preference: 1) retention of the tree in place; 2) relocation of
the tree on-site; or 3) relocation of the tree off-site.
Response: Removal of the palm tree remains a component of the applicant’s request for the
ARC’s consideration. The applicant’s stated reasons for this request include: provision of
required parking and the correct placement of the ADA parking stall; making the project
financially viable; the possibility of falling palm fronds causing property damage and/or personal
injury and the liability it creates even if the palm tree is maintained; and, the City Arborist
approved removal of the tree as conditioned for new plantings and associated maintenance (refer
to Attachment 3, Applicant Response to ARC Comments on January 29, 2018).
The ARC should discuss if additional provisions to retain or relocate the tree should be provided
by the applicant, or if removal of the palm tree is acceptable based on the revised project design,
additional information regarding American Disabilities Act (ADA) parking requirements (see
Directional Item #4, below), and provision of new trees, as conditioned.
Directional Item #4: Research if the van accessible ADA space can provide the protective
striping on the driver (left) side of the space.
Response: Regarding the ADA space, planning staff consulted with the City Building Division
and concluded that the Code requires the following: “11B-502.3.4 Location. Access aisles shall
not overlap the vehicular way. Access aisles shall be permitted to be placed on either side of the
1 Projects which provide more bicycle and/or motorcycle spaces than required may reduce the required car
spaces at the rate of one car space for each five bicycle spaces, up to a 10% reduction, subject to the
approval of the Community Development Director.
2 Zoning Regulations Section 17.16.060.B Parking Space Requirements, Shared parking reduction.
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parking space except for van parking spaces which shall have access aisles located on the
passenger side of the parking spaces”3.
Directional Item #5: The ARC noted that the building appears to “max out” the project site, and
the ARC requested a more compatible and transitional design. Provide more balance and
proportion pursuant to Community Design Guidelines Section 2.2.A. Suggestions included
modifying the top of plate elevations, lowering the eaves, steepening the roof pitch, providing
window trim, for example.
Response: The applicant’s revised plans include additional elements reflecting a traditional
Craftsman design including: larger front windows on the ground floor; white windows and trim
(previously black); white corner building trim (previously grey); and painted white trellis
(previously wood color). The revised plans also show additional outlookers and kickers along
the roofline and extended overhangs. To provide more balance to the rear 7-foot overhang, the
design now includes four posts and a green pony wall. This feature meets the applicant’s desire
to provide shade and cover for occupants entering the building. Refer to Attachment 3, Sheet
A3.0, which show the building elevations.
To provide more vertical balance to the structure, the applicant responded to ARC direction by
lowering both the first and second floor plate heights to approximately nine feet (refer to
Attachment 3, Sheet A3.1) and increased the roof pitch from 2:12 to 3:12 (refer to Attachment
3, Sheet A1.3). As a result, the applicant is now requesting a 26-inch height exception (previously
20 inches).
Directional Item #6: Additional direction included adding green color to the rear of the structure.
Response: The revised plans incorporate green accents on the rear (alley) elevation, in response
to this directional item (refer to Attachment 3, Sheet A3.0).
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.
3 2016 California Access Compliance Advisory Reference Manual
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5.0 OTHER DEPARTMENT COMMENTS
The requirements of the other City departments are reflected in the Conditions of Approval.
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. Applicant Response and Revised Project Plans
4. Previous Plans (reviewed by ARC on January 29, 2018)
5. ARC Direction and Draft ARC Minutes, January 29, 2018
Included in Commission member portfolio: Revised project plans
Available at ARC hearing: Color and materials board
Available online: ARC Agenda Report, January 29, 2018
< http://opengov.slocity.org/weblink/1/doc/70521/Page1.aspx >
ARC2-6
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 A 10% SHARED PARKING
REDUCTION, PROVISION OF FIVE ADDITIONAL BICYCLE SPACES
AND REDUCTION OF ONE ADDITIONAL VEHICLE SPACE,
REMOVAL OF ONE TREE, REMOVAL OF ONE METERED STREET
PARKING SPACE, AND REQUESTED HEIGHT EXCEPTION, WITH A
CATEGORICAL EXEMPTION FROM ENVIRONMENTAL REVIEW, AS
REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS DATED
MARCH 5, 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 the Commission provided directional items
to the applicant and staff, and continued the hearing to a date uncertain; and,
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 March 5, 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,
ATTACHMENT 1
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Resolution No. _____ (2018 Series) Page 2
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.
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 the 10% shared parking reduction and
incorporation of compact vehicle parking spaces 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, the project site is proximate to existing
bicycle lanes and public transit facilities, adequate parking would be provided
onsite, including vehicle parking spaces and additional bicycle spaces to be shared
by the office tenants, and vehicle 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, including development of an office building in the Office
zone.
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
an Office 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.
ATTACHMENT 1
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Resolution No. _____ (2018 Series) Page 3
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.
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.
ATTACHMENT 1
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Resolution No. _____ (2018 Series) Page 4
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. All fencing, including
the proposed trellis, shall comply with requirements identified in Zoning Regulations Section
17.16.050.
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
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 six long-term bicycle spaces. 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
ATTACHMENT 1
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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.
17. 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.
18. 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.
19. 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.
20. 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
21. 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.
ATTACHMENT 1
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Resolution No. _____ (2018 Series) Page 6
22. The project’s commercial meters shall be adequately sized to serve the project, to the
satisfaction of the Utilities Director.
23. 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.
24. 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.
25. Driveways and access routes to all trash and recycling receptacles shall be designed to
accommodate the size and weight of garbage trucks.
26. 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
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VICINITY MAP ARCH-1014-2017
1041 Mill Street ¯
ATTACHMENT 2
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ATTACHMENT 3
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ATTACHMENT 3
ARC2-15
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 -GRAPHICSLARRYBBOORREELLLLOOARCHITECTLos Osos, CaliforniaPhone: (805) 458-2759E-mail:lmborello@yahoo.comA0.008FEB18TITLE 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.comA0.008FEB18TITLE 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 SUSPENDEDTTREADT&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 FLOWdPENNYP LAM PLASTIC LAMINATEPERF PERFORATEDPERIM PERIMETERPL PROPERTY LINEPLAS PLASTICPLYWD PLYWOODPR PAIRPROC PORCELAINPROJ PROJECTIONPROP PROPERTYPSI POUNDS PERSQUARE INCHPTDF PRESSURE TREATEDDOUGLAS FIRPTHF PRESSURE TREATEDHEMLOCK FIRQT QUARRY TILERRISERRRADIUSR REFERENCERAFT RAFTERRB RUBBER BASERD ROOF DRAINRECPRECEPTACLEREF REFERIGERATORREF REFRIGERATORREINF REINFORCINGREQ'D REQUIREDRM ROOMRR ROOF RAFTERRWD REDWOODRWL RAIN WATER LEADERS SOUTHS&P SHELF & POLESAF SELF ADHERINGFLASHINGSB SPASH BLOCKSC SOLID CORESC SLIDINGSCH SCHEDULEEXP EXPANSIONEXT EXTERIORFAU FORCED AIR UNITFD FLOOR DRAINFDN FOUNDATIONFF FINISH 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 FOOTINGGAGAUGEGALV 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 CEILINGCLRCLEARCOL COMPOSITIONCOMP COMPOSITIONCON CONCRETECONN CONNECTIONCONT CONTINUOUSCONTR CONTRACTORCT CERAMIC TILECTRSK COUNTERSINKCY CUBIC YARDDDRYERDET 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 EQUALEQUIP EQUIPMENTEW EACH WAYEXC EXCAVATEPROJECT DATACODE SUMMARYCONCEPTUAL AERIAL IMAGEABBREVIATIONSDRAWING INDEXDESCRIPTIONSHEET NUMBERNORTHVICINITY MAPSYMBOLSA0.0TITLE SHEETA1.0EXISTING SITE PLANA1.1ROOF PLAN OVER EXISTING CONTOUR MAPA1.2SITE PLANA1.3STREET ELEVATION AND SITE SECTIONSC-1.1GRADING AND DRAINAGE PLANC-2.1UTILITY PLANCLP.01CONCEPTUAL LANDSCAPE PLANCLP.02PLANT IMAGERYA2.1FLOOR PLANSA3.0EXTERIOR VIEWSA3.1EXTERIOR ELEVATIONSCONSULTANTSPROJECT SITEATTACHMENT 3ARC2-16
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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 TREE(E) DRIVEWAY APRON @ 1023 MILL STREET(E) DRIVEWAY APRON @ 857 SANTA ROSA STREET1023 MILL STREET1051 MILL STREET857 SANTA ROSA STREET 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.comA1.008NOV17EXISTING 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 3ARC2-17
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"265.72' LOWER ROOF265.74' LOWER ROOF278.86' UPPER ROOF273.59' LOWER ROOF279.08' ROOF265.61' LOWER ROOF281.66'6' - 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.comA1.108NOV17ROOF 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 3ARC2-18
M I L L S T R E E TSHEDCATVPG&ETELE(R.O.W.)20' - 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'SW1234556189101111(E) DRIVEWAY APRON @ 1023 MILL STREET(E) DRIVEWAY APRON @ 857 SANTA ROSA STREET1023 MILL STREET1051 MILL STREET857 SANTA ROSA STREET1' - 2"8' - 10"17' - 0"121212121352A1.31414151553A1.253A1.254A1.254A1.28' - 0" SETBACK8' - 0" SETBACK416118191' - 7 1/2"20212222CONCRETELANDSCAPING 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.comA1.208NOV17SITE 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 ACCESSIBLE PATH - OF - TRAVEL2 (N) 30 HIGH GARDEN WALL (FINISH TO MATCH BUILDING SIDING)3 (N) WOOD TRELLIS POSTS4 SECOND FLOOR ABOVE (DASHED LINE)5 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.6 6 RAMP UP PER CIVIL DRAWINGS6 STEP UP PER CIVIL DRAWINGS8 EXISTING PALM TREE TO BE REMOVED (PHOENIX CANARIENSIS CANARY ISLAND DATEPALM)9 (N) TRASH ENCLOSER PER CITY STD. #8.04-D-210 EDGE OF EXISTING ALLEY PAVEMENT11 WOOD FENCE12 3'-0 WIDE WOOD GATE - MATCH FENCE13 (N) LANDSCAPE / SITE LIGHTING14 START FENCE15 STOP FENCE AT PLANTER16 IRRIGATION BACKFLOW PREVENTION VALVE, PER LANDSCAPE PLAN1 FIRE DEPT BACKFLOW PREVENTION DEVICE WITH FIRE DEPT. CONNECTION, PERUTILITY PLAN18 WATER METER, PER UTILITY PLAN19 FIRE SPRINKLER RISER (2 1/2 )20 (1) BIKE SPACE (SHORT TERM STORAGE)21 (2) BIKE SPACES IN CLOSET UNDER STAIR (LONG TERM STORAGE)22 (2) BIKE SPACES IN LOCKER, TYP OF 2 (LONG TERM STORAGE)WOOD FENCE @ CONC WALL - TYP54WOOD FENCE - TYP53ATTACHMENT 3ARC2-19