PC 2017-12-05 09a Branch Street Hotel PreApplication
MEMORANDUM
TO: PLANNING COMMISSION
FROM: TERESA MCCLISH, DIRECTOR OF COMMUNITY DEVELOPMENT
BY: MATTHEW DOWNING, PLANNING MANAGER
SUBJECT: CONSIDERATION OF PRE-APPLICATION NO. 17-004;
MODIFICATION OF A CONDITION OF APPROVAL FOR AN
ENTITLED 54-ROOM BOUTIQUE HOTEL FOR THE ADDITIONAL
CONSTRUCTION OF FITNESS AND CONFERENCE ROOMS;
LOCATION - 325 EAST BRANCH STREET; APPLICANT – SRK
HOTELS; REPRESENTATIVE – STEVEN PUGLISI ARCHITECTS
DATE: DECEMBER 5, 2017
SUMMARY OF ACTION:
The Planning Commission will consider a preliminary request for advisement
regarding the removal of a condition of approval for an entitled 54 -room boutique
hotel. Removal of the condition of approval, which currently limits the structure to a
maximum of 30,000 square feet, would allow for the increase in building size to
accommodate a fitness room, a bathroom, and a conference room at the hotel
without an increase in the number of guest rooms. No formal action will be taken by
the Planning Commission at this time; instead, the Planning Commission will provide
the applicant feedback on the viability of the requested modification to allow the
applicant to determine whether or not to proceed with a formal application .
IMPACT ON FINANCIAL AND PERSONNEL RESOURCES:
No impact to financial or personnel resources have been identified as a result of the
Pre-Application.
RECOMMENDATION:
It is recommended that the Planning Commission review the proposal and provide
comments to the applicant.
BACKGROUND:
The property located at 325 East Branch Street is vacant, bordered by the Mason Bar
building to the southwest and Tally Ho Creek to the northeast, with frontage that
extends from East Branch Street to Le Point Street (Attachment 1). On February 16,
2016, the Planning Commission adopted Resolution No. 16-2244, approving the
construction of a 29,380 square foot, 54 -room boutique hotel on 1.86 acres of vacant
PLANNING COMMISSION
CONSIDERATION OF PRE-APPLICATION NO. 17-004
DECEMBER 5, 2017
PAGE 2
land in the Village Core Downtown (VCD) and Village Mixed-Use (VMU) zoning
districts. Condition of approval #31 states: “Maximum building size shall not exceed
30,000 square feet”. As the applicant has proceeded forward with obtaining building
permits for the structure, the idea was brought forward to revise the plans to include a
fitness room and conference room. These facilities would be available for guests
during their stays, with the potential for some community use of the conference room.
Due to the strict building size limitation included in Condition #31, it was discussed
with the applicant that the original conditional use permit would need to be amended
in order to either revise or completely remove that limitation. The applicant has
submitted a Pre-Application to obtain feedback from the Planning Commission on a
request of that type.
ANALYSIS OF ISSUES:
During the processing of Conditional Use Permit 15-007, maximum building size was
discussed as it relates to the dual zoning of the property as VCD and VMU, which
allow maximum building sizes of 20,000 square feet and 10,000 square feet
respectively. These building sizes were combined to allow for a 30,000 square foot
building to be constructed due to the property size of over 81,000 square feet when
minimum lot size for the VCD and VMU are 2,500 and 5,000 square feet respectively.
The intent of these limitations is to ensure sites are compatible in scale and
pedestrian orientation of the Village and do not overpower small commercial sites
and these property development standards are allowed to be adjusted when it can be
found that site specific property development standards are needed to make a
project consistent with the intent of the Municipal Code.
The applicant’s request to add a fitness room and a conference room would increase
the approved building size by 1,034 square feet from 29,380 square feet to 30,414.
This constitutes an approximately three percent (3%) increase in building size.
However, due to the strict limitation of building size to 30,000 square feet, the request
cannot be approved as proposed without modifying Condition #31. The addition of
these amenities will not increase the number of guest rooms from the original
entitlement and would not be anticipated to increase parking requirements, as the
space would primarily be used by guests of the hotel. The City had previously
encouraged the inclusion of a conference room that could be utilized by the
community, since meeting space is limited in the area.
ALTERNATIVES:
The following alternatives are provided for the Planning Commission’s consideration:
1. Provide comments and suggestions to the applicant in support of the
amendment to the condition of approval as presented;
2. Provide comments and suggestions to the applicant in opposition of the
amendment to the condition of approval as presented; or
3. Provide direction to staff.
PLANNING COMMISSION
CONSIDERATION OF PRE-APPLICATION NO. 17-004
DECEMBER 5, 2017
PAGE 3
ADVANTAGES:
Amendment or removal of the condition of approval limiting the building to 30,000
square feet would allow for the inclusion of amenities for guests of the hotel that
could result in higher visitor satisfaction, which would lead to increased and/or repeat
bookings.
DISADVANTAGES:
Amendment or removal of the condition of approval limiting the building to 30,000
square feet would result in the construction of a building larger than the previously
established maximum building size. However, the building would be less than 500
square feet above that number, would provide additional amenities for guests of the
hotel, and would still be within all applicable development standards of the VCD and
VMU zoning districts.
ENVIRONMENTAL REVIEW:
No environmental review is required for this item.
PUBLIC NOTICE AND COMMENT:
The Agenda was posted at City Hall and on the City’s website in accordance with
Government Code Section 54954.2.
Attachments:
1. Location map
2. Pre-Application Plans
ATTACHMENT 1
Subject Property
HC 1 2 9 3 8VETSLGUPREN. DATEINEATCETICRADESNECIL STATEOFCALIFORNIS IH C 1 2 9 3 8VETSLGUPREN. DATEINEATCETICRADESNECIL STATEOFCALIFORNIS I SHEET №PROJECT: DATE:JOB:DRAWN:REV.:ARCHITECTSINCSteven Puglisi569 Higuera Street SuiteASan Luis ObispoCA 93401Ph: 805.595.1962Fx: 805.595.1980All ideas, designs, arrangements andplans indicated or represented by thedrawings are owned by, and the propertyof, Steven Puglisi, ARCHITECTS, INC. andwere created and developed for use, andin conjunction with, the specific projectdescribed herein. None of these ideas,designs and arrangements or plans shallbe used by, or disclosed to any person,firm, or corporation for any purposewithout permission of Steven Puglisi,ARCHITECTS, INC.. Filing these drawingswith a public agency is not a publicationof same, and no copying, reproduction oruse thereof is permissible without theconsent of Steven Puglisi, ARCHITECTS,INC.SHEET: NOT FORCONSTRUCTIONT1.004-28-2017Branch Stm. dammeyerCUP Rev11/17/17TITLE SHEETBRANCH ST. HOTEL325 E Branch St. Arroyo Grande, CA 934201PC.RevVICINITY MAP1.GSI SOILS ENGINEERING REPORTREPORT NUMBER 12-6322DATED: July 28th, 20152.GSI SOILS ENGINEERING UPDATE REPORTREPORT NUMBER 12693DATED: April 1st, 20163.STRUCTURAL CALCULATIONSREV: February 7th, 2017STRUCTURAL CALCULATIONS ADDEND.DATED: February 7th, 20174.TITLE 24 REPORTDATED: July 29th, 20165.TRUSS CALCULATIONSDATED: August 12th, 20166.SITE WALL CALCULATIONSDATED: February 8th, 2016REQUIRED SPECIAL INSPECTIONSTHE FOLLOWING MARKED ITEMS SHALL REQUIRE SPECIAL INSPECTION IN ACCORDANCE WITH CBC CHAPTER 17, THE PROJECT SOILS REPORT AND THE CITY OF ARROYO GRANDE REQUIREMENTS.REFER TO SHEET S1.1 FOR ADDITIONAL REQUIREMENTSDEFERRED SUBMITTALSDEFERRED SUBMITTAL DOCUMENTS SHALL BE SUBMITTED TO THE ARCHITECT OF RECORD FOR REVIEW. THE ARCHITECT SHALL FORWARD REVIEWED DOCUMENTS TO THE BUILDING OFFICIAL WITH A NOTATION INDICATING THE DEFERRED SUBMITTAL DOCUMENTS HAVE BEEN REVIEWED AND ARE FOUND TO BE IN GENERAL CONFORMANCE WITH THE DESIGN INTENT OF THE BUILDING. THE DEFERRED SUBMITTAL ITEMS, LISTED BELOW, SHALL NOT BE INSTALLED PRIOR TO THE BUILDING OFFICIAL'S APPROVAL.1.ELEVATOR SPECIFICATION AND STRUCTURAL ANALYSIS INCLUDING REACTIONS, STRUCTURAL SUPPORT AND ALL CONNECTIONS ASSOCIATED THEREOF.2.WATER EFFICIENT LAUNDRY MACHINERY AND LAUNDRY GREYWATER RE-USE TO LANDSCAPE SYSTEM SPECIFICATIONS AS CONDITIONED TO CUP 15-007.DETACHED SUPPORTING DOCUMENTSSHEET INDEXT1.0TITLE SHEETT1.1BUILDING CODE ANALYSIST2.0GENERAL NOTEST2.1GENERAL NOTEST3.0CONDITIONS OF APPROVALT3.1CONDITIONS OF APPROVALT3.2CONDITIONS OF APPROVALT3.3CONDITIONS OF APPROVALT4.0CALGREEN MANDATORY MEASUREST4.1CALGREEN MANDATORY MEASURESC0.0OVERALL ARCHITECTURAL SITE PLANC0.1POOL AREA PLAN AND SITE DETAILSC0.2ACCESSIBLITY SITE PLAN1 of 22TITLE SHEET2 of 22HORIZONTAL CONTROL PLAN3 of 22GRADING AND DRAINAGE4 of 22UNDERGROUND PLAN5 of 22CROWN STREET SEWER MANHOLE6 of 22COMPOSITIE UTILITY PLAN7 of 22PROFILES8 of 22TURNING MOVEMENT - FIRE9 of 22TURNING MOVEMENT - TRASH10 of 22FLOOD BOUNDARIES11 of 22DETAILS12 of 22DETAILS13 of 22ARROYO GRANDE STANDARD DETAILS14 of 22ARROYO GRANDE STANDARD DETAILS15 of 22ARROYO GRANDE STANDARD DETAILS16 of 22TRASH ENCLOSURE DETAILS17 of 22TRASH ENCLOSURE DETAILS18 of 22GENERAL NOTES19 of 22CONDITIONS OF APPROVAL20 of 22CONDITIONS OF APPROVAL21 of 22WATER POLLUTION CONTROL DRAWINGS22 of 22WPCD DETAILSSW1.0SITE WALLS - RETAINING WALL DETAILSL-1CODE COMPLIANCE AND LANDSCAPE SPECIFICATIONSL-2IRRIGATION PLANL-3PLANTING PLANL-4RIPARIAN MITIGATION PLANTING PLANL-5IRRIGATION AND PLANTING DETAILSA0.0LOWER FLOOR DIMENSION PLANA0.1UPPER FLOOR DIMENSION PLANA1.0LOWER FLOOR PLANA1.1UPPER FLOOR PLANA1.2ENLARGED ROOM PLANSA1.3ENLARGED ACCESSIBLE ROOM PLANSA1.4ENLARGED STAIR AND RAMP PLANSA2.0FIRE CLASSIFICATION PLANS - LOWER FLOORA2.1FIRE CLASSIFICATION PLANS - UPPER FLOORA2.2FIRE CLASSIFICATION DETAILSA3.0DOOR AND WINDOW SCHEDULEA4.0LOWER FLOOR REFLECTED CEILING PLANA4.1UPPER FLOOR REFLECTED CEILING PLANA4.2ENLARGED REFLECTED CEILING PLANA5.0EXTERIOR ELEVATIONSA5.1EXTERIOR ELEVATIONSA6.0BUILDING SECTIONSA6.1BUILDING SECTIONSA6.2BUILDING SECTIONSA6.3BUILDING SECTIONSA6.4BUILDING SECTIONSA8.0ROOF PLANA9.0ARCHITECTURAL DETAILSA9.1ARCHITECTURAL DETAILSA9.2ARCHITECTURAL DETAILSA10.1ACCESSIBILTY GENERAL NOTESA10.2ACCESSIBILITY GENERAL NOTESA10.3ACCESSIBILTY GENERAL NOTESS1.0STRUCTURAL NOTESS1.1STRUCTURAL NOTES & SPECIAL INSPECTIONSS2.0OVERALL FOUNDATION PLANS2.1TYPICAL FOUNDATION FLOOR FRAMING LEGENDS2.2PARTIAL FOUNDATION PLAN (N/E CORNER)S3.0SECOND FLOOR FRAMING PLANS3.1SECOND FLOOR FRAMING LEGENDS3.2STAIR FRAMING & FOUNDATIONS3.3STAIR FRAMING & FOUNDATIONS4.0ROOF FRAMING PLANS4.1UPPER ROOF FRAMING PLANS4.2ENTRY ROOF & TRELLIS FRAMING PLANS5.0FOUNDATION DETAILSS5.1FOUNDATION DETAILSS5.2FOUNDATION DETAILSS6.0FRAMING DETAILSS6.1FRAMING DETAILSS6.2FRAMING DETAILSS6.3FRAMING DETAILSM0.1MECHANICAL SCHEDULE, NOTES, LEGENDS & ABBREVIATIONSM0.2MECHANICAL DETAILSM1.0MECHANICAL LOWER FLOOR PLANM2.0MECHANICAL UPPER FLOOR PLANM3.0MECHANICAL ROOF FLOOR PLANP0.1PLUMBING SCHEDULE, NOTES, LEGEND AND ABBREVIATIONSP0.2PLUMBING WASTE RISER DIAGRAMSP0.3PLUMBING DETAILSP1.0PLUMBING LOWER FLOOR PLANP1.1PLUMBING ENLARGED FLOOR PLANSP1.2PLUMBING ENLARGED FLOOR PLANSP2.0PLUMBING UPPER FLOOR PLANP2.1PLUMBING ENLARGED FLOOR PLANSP2.2PLUMBING ENLARGED FLOOR PLANSP3.0PLUMBING ROOF PLANT24.0ENERGY COMPLIANCE FORMST24.1ENERGY COMPLIANCE FORMST24.2ENERGY COMPLIANCE FORMST24.3ENERGY COMPLIANCE FORMSE - 001ELECTRICAL GENERAL NOTES & SYMBOL LEGENDE - 002LUMINAIRE SCHEDULE AND DETAILSE - 003ELECTRICAL SINGLE LINE DIAGRAME - 004PANEL SCHEDULES AND CALCULATIONSE - 005PANEL SCHEDULES AND CALCULATIONSE - 101ELECTRICAL SITE PLANE - 102SITE ELECTRICAL DETAILSE - 103SITE LIGHTING PHOTOMETRIC PLANE - 201LOWER FLOOR PLAN - LIGHTINGE - 202UPPER FLOOR PLAN - LIGHTINGE - 301LOWER FLOOR PLAN - POWER & SIGNALE - 302UPPER FLOOR PLAN - POWER & SIGNALE - 303ROOF ELECTRICAL PLANE - 401ENLARGED FLOOR PLANS - LIGHTINGE - 402ENLARGED FLOOR PLANS - POWER & SIGNALE - 501ELECTRICAL DETAILSE - 502ELECTRICAL DETAILSE - 601TITLE 24 COMPLIANCE FORMS - INTERIORE - 602TITLE 24 COMPLIANCE FORMS - INTERIORE - 603TITLE 24 COMPLIANCE FORMS - EXTERIORE - 604TITLE 24 COMPLIANCE FORMS - POWER SYSTEMSE - 701ELECTRICAL SPECIFICATIONSE - 702ELECTRICAL SPECIFICATIONSE - 703ELECTRICAL SPECIFICATIONSFP 0.0NOTES AND GENERAL INFORMATIONFP 0.1SITE PLANFP 1.0LOWER LEVEL PIPING PLANFP 2.0UPPER LEVEL PIPING PLANFP 3.0PIPING SECTIONSFP 4.0PIPING DETAILSSCOPE OF WORKPROJECT DATASYMBOLSPLAN CHECK CORRECTIONSTHE WORK INCLUDED IN THIS PROJECT CONSISTS OF THE CONSTRUCTION OF AN APPROXIMATELY 29,998 sf WOOD FRAMED 54 ROOM HOTEL.PLANNING PERMIT DATE:dateBUILDING DEPARTMENT INTITAL SUBMITTAL:August 17th, 2016PLAN CHECK CORRECTIONS:October 20th, 2016PLAN CHECK CORRECTIONS:April 25th, 2017PLAN CHECK CORRECTIONS:datePLAN CHECK CORRECTIONS:date1DIRECTORY325 East Branch Street, Arroyo Grande, California 93420SHEET REFERENCE NOTEDETAIL REFERENCE: DETAIL NUMBERSHEET NUMBERDOOR NUMBERWINDOW NUMBERINTERIOR ELEVATION:ELEVATION NUMBER, AND DIRECTION OF VIEWSHEET NUMBERBUILDING SECTION:SECTION NUMBER, AND DIRECTION OF VIEWSHEET NUMBERROOF SLOPE: INDICATES ROOF SLOPE AND DIRECTION OF SLOPE111A9.0111A11A11:12STATEMENT OF COMPLIANCETHIS PROJECT HAS BEEN DESIGNED IN ACCORDANCE WITH AND MEETS THE CITY OF ARROYO GRANDE ADOPTED BUILDING CODE AND ORDINANCE REQUIREMENTS INCLUDING, BUT NOT LIMITED TO, THE CALIFORNIA STATE ACCESSIBILITY STANDARDS AND I/WE WILL BE RESPONSIBLE FOR ALL CLARIFICATIONS DEEMED NECESSARY DURING THE CONSTRUCTION PHASES.STEVEN PUGLISI, LICENSE #C12938NORTH MARKERHEIGHT/ELEVATION MARKERTitle0"1REVISION MARKERCONTRACTOR RESPONSIBILITYEACH CONTRACTOR RESPONSIBLE FOR THE CONSTRUCTION OF A MAIN WIND OR SEISMIC-FORCE-RESISTING SYSTEM, DESIGNATED SEISMIC SYSTEM OR A WIND- OR SEISMIC-RESISTING COMPONENT LISTED IN THE STATEMENT OF SPECIAL INSPECTIONS SHALL SUBMIT A WRITTEN STATEMENT OF RESPONSIBILITY TO THE BUILDING OFFICIAL AND THE OWNER PRIOR TO THE COMMENCEMENT OF WORK ON THE SYSTEM OR COMPONENT. THE CONTRACTOR'S STATEMENT OF RESPONSIBILITY SHALL CONTAIN THE FOLLOWING:1. ACKNOWLEDGEMENT OF AWARENESS OF THE SPECIAL REQUIREMENTSCONTAINED IN THE STATEMENT OF SPECIAL INSPECTIONS;2. ACKNOWLEDGEMENT THAT CONTROL WILL BE EXERCISED TO OBTAIN CONFORMANCE WITH THE CONSTRUCTION DOCUMENTS APPROVED BY THE BUILDING OFFICIAL;3. PROCEDURES FOR EXERCISING CONTROL WITHIN THE CONTRACTOR'S ORGANIZATION, THE METHOD AND FREQUENCY OF REPORTING AND THE DISTRIBUTION OF THE REPORTS; AND4. IDENTIFICATION AND QUALIFICATIONS OF THE PERSON(S) EXERCISING SUCH CONTROL AND THEIR POSITION(S) IN THE ORGANIZATION.OWNER OR APPLICANT:SRK Hotels, Inc.611 El Camino RealArroyo Grande, CA 93420ARCHITECT:STEVEN PUGLISI ARCHITECTURE569 HIGUERA STSAN LUIS OBISPO, CA 93401(o) 595-1962 (f) 595-1980CIVIL ENGINEERNORTH COAST ENGINEERINGOF RECORD725 CRESTON RD, SUITE BPASO ROBLES, CA 93446(o) 805-239-3127STRUCTURAL ENGINEERSMITH STRUCTURAL GROUP, LLCOF RECORD811 EL CAPITAN, SUITE 240SAN LUIS OBISPO, CA 93401(o) 805-439-2110MECHANICAL ENGINEERBRUMMEL MECHANICAL ENGINEERING444 HIGUERA STSAN LUIS OBISPO, CA 93401(o) 805-543-6636ELECTRICAL ENGINEERTHOMA ELECTRIC3562 EMPLEOSAN LUIS OBISPO, CA 903401(o) 805-543-3850GEOTECHNICAL ENGINEERGSI SOILS, INC524 EAST CHAPEL STREETSANTA MARIA, CA 93454(o) 805-349-0140LANDSCAPE ARCHITECTFIRMA CONSULTANTS187 TANK FARM ROAD SUITE 230SAN LUIS OBISPO, CA 93401(o) 805-781-9800ARCHAEOLOGISTCRMS829 Paso Robles St.Paso Robles, CA 93446(o) 805-237-3838GENERAL NOTES1.AN OPERATION AND MAINTENANCE MANUAL SHALL BE PROVIDED TO THE BUILDING OWNER AT FINAL OCCUPANCY.2.A SET OF CF-6R DOCUMENTS APPLICABLE TO THE CONSTRUCTION PROJECT IS REQUIRE TO BE ASSEMBLED AND POSTED AT THE BUILDING SITE. EACH DIFFERENT INSTALLING CONTRACTORS ARE RESPONSIBLE TO COMPLETE THESE FORMS. SUCH INSTALLING CONTRACTOR ARE THOSE RESPONSIBLE FOR THE WATER HEATING EQUIPMENT, THE WINDOWS (FENESTRATION), THE LIGHTING SYSTEM, THE AIR DISTRIBUTION DUCTS AND HVAC EQUIPMENT, ANY MEASURES THAT AFFECT THE BUILDING ENVELOP TIGHTNESS AND THE INSULATION. THE CF-6R FORMS ARE BROKEN INTO THESE CATEGORIES; ENV, LTG and MECH. PLEASE NOTE MOST COMPLIANCE MEASURES HAVE A SEPERATE CF-6R FORM THATIS SPECIFIC TO A PARTICULAR INSTALLATION3.DOCUMENTATION OF CONFORMANCE FOR APPICABLE CalGREEN BUILDING CODE MEASURES SHALL BE PROVIDED TO THE ENFORCING AGENCY. SUCH BUILDING MEASURES INCLUDE, BUT ARE NOT LIMITED TO:*DEMONSTRATE PLUMBING FIXTURES AND FITTING REDUCE THE USE OF POTABLE WATER WITHIN THE BUILDING BY 20%*IRRIGATION CONTROLLERS COMPLY WITH CalGreen Section 4.304.1*CONSTRUCTION WASTE RECYCLED AND/OR SALVAGE FOR REUSE A MINIMUM OF 50% OF THE NONHAZARDOUS CONSTRUCTION AND DEMOLITION DEBRIS*OWNER IS PROVIDED WITH AN OPERATIONS AND MAINTENACE MANUAL PER CalGreen Section 4.410*PAINTS AND COATINGS COMPLY WITH CalGreen Section 4.504.2.2ABBREVIATIONSABANCHOR BOLTININCHACASPHALTIC CONCRETEINCLINCLUDEADJADJACENTINSULINSULATIONAFFABOVE FINISH FLOORINTINTERIORAGGRAGGRGATEINVINVERTALALUMINUMJHJOIST HANGERAPPROX.APPROXIMATAELYJSTJOISTASPHASPHALTJTJOINTBDBOARDKDKILN DRIEDBLDGBUILDINGLAMLAMINATEDBLKBLOCKLAVLAVATORYBLKGBLOCKINGLSLAG SCREWBMBEAMMAXMAXIMUMBNBULLNOSEMBMACHINE BOLTBOTBOTTOMMCMEDICINE CABINETCICAST IRONMECHMECHANICALCJCEILING JOIST/CONTROL JOINTMANUMANUFACTURERCLGCEILINGMINMINIMUMCLKGCAULKINGMISCMISCELLANEOUSCOCLEANOUTMTLMETALCOLCOLUMN(N)NEWCONCCONCRETENO.NUMBERCONNCONNECTIONNTSNOT TO SCALECONSTCONSTRUCTIONO/OVERCONTCONTINUOUSOBSOBSCURECWCOLD WATEROCON CENTERDBLDOUBLEPERFPERFORATEDDEPTDEPARTMENTPHPHONEDETDETAILPLPLATE OR PROPERTY LINEDFDOUGLAS FIRPLYWDPLYWOODDIADIAMETERPRPAIRDIMDIMENSIONPREFABPRE-FABRICATEDDNDOWNPTDFPREASURE TREATED DOUGLAS FIREAEACHRDROOF DRAINEJEXPANSION JOINTREFREFRIGERATORELECELECTRICALREQREQUIREDENCLENCLOSURERMROOMEOSEDGE OF SLABROROUGH OPENINGEQEQUALROWRIGHT OF WAYEQUIPEQUIPMENTRWDREDWOODESTESTIMATES4SSURFACED 4 SIDESEXIST-(E)EXISTINGSCSOLID COREEXPEXPANSIONSDSMOKE DETECTOREXTEXTERIORSHTSHEETFAUFORCED AIR UNITSHTGSHEATHINGFOCFACE OF CURBSIMSIMILARFDFLOOR DRAINSPECSPECIFICATIONFFFINISH FLOORSSTSTAINLESS STEELFGFINISH GRADESTDSTANDARDFINFINISHSYMSYMBOLFIXFIXTURESTLSTEELFLRFLOORT>ONGUE AND GROOVEFOSFACE OF STUDTTREADFPFIREPLACETHKTHICK(NESS)FTFOOTTOCTOP OF CURBFTGFOOTINGTOWTOP OF WALLGGASTOFTOP OF FOOTINGGAGAUGETVTELEVISIONGALVGALVANIZEDULUNDERWRITER'S LABORATORIESGBGRAB BARUNOUNLESS NOTED OTHERWISEGDGARBAGE DISPOSALVERTVERTICALGLGLASSVIFVERIFY IN FIELDGLULAMGLUED LAMINATE BEAMW/WITHGSMGALVANIZED SHEET METALW/OWITHOUTGYPGYPSUMWDWOODHBHOSE BIBBWHWATER HEATERHCHOLLOW COREWPWATERPROOFHTHEIGHTWTWEIGHTHWHOT WATERYDYARDREQUIRED SEPARATE PERMITS1.FIRE SPRINKLER PLANS and CALCULATIONSGENERAL SITE INFORMATIONASSESSOR'S PARCEL NUMBERS:007-202-031007-202-028007-203-014LOT SIZE:81,021,190 S.F. (1.86 ACRES)ZONING:VILLAGE CORE DOWNTOWNVILLAGE MIXED-USEUTILITY INFORMATION:ELECTRICALPACIFIC GAS & ELECTRICNATURAL GASSOUTHERN CALIFORNIA GASTELEPHONEAT&TTELEVISIONCHARTER COMMUNICATIONSWATER SERVICECITY OF ARROYO GRANDESEWER SERVICECITY OF ARROYO GRANDEOCCUPANCY:R-1CONST. TYPE:VBGROSS AREA:31,030 s.f. *BUILDING HEIGHT:35'-6" **NO. of STORIES:2GRADE PLANE ELEVATION:115.00'*Refer to Sheet T1.1 Building Floor Area for Detail of Areas**Taken from Grade Plane Elevation. See Maximum Building Height calculation on sheet A5.0*** Refer to Sheet A5.0 for Grade Plane Calculation2.GRADING3.WORK in the PUBLIC RIGHT-OF-WAY4.ELEVATOR INSTALLATION5.FIRE ALARM SYSTEM6.SIGNAGE234SITENOT TO SCALE1ATTACHMENT 2
HC 1 2 9 3 8VETSLGUPREN. DATEINEATCETICRADESNECIL STATEOFCALIFORNIS IH C 1 2 9 3 8VETSLGUPREN. DATEINEATCETICRADESNECIL STATEOFCALIFORNIS I SHEET №PROJECT: DATE:JOB:DRAWN:REV.:ARCHITECTSINCSteven Puglisi569 Higuera Street SuiteASan Luis ObispoCA 93401Ph: 805.595.1962Fx: 805.595.1980All ideas, designs, arrangements andplans indicated or represented by thedrawings are owned by, and the propertyof, Steven Puglisi, ARCHITECTS, INC. andwere created and developed for use, andin conjunction with, the specific projectdescribed herein. None of these ideas,designs and arrangements or plans shallbe used by, or disclosed to any person,firm, or corporation for any purposewithout permission of Steven Puglisi,ARCHITECTS, INC.. Filing these drawingswith a public agency is not a publicationof same, and no copying, reproduction oruse thereof is permissible without theconsent of Steven Puglisi, ARCHITECTS,INC.SHEET: NOT FORCONSTRUCTIONT1.104-28-2017Branch Stm. dammeyerCUP Rev11/17/17BUILDING CODE ANALYSISBRANCH ST. HOTEL325 E Branch St. Arroyo Grande, CA 934201PC.RevGUEST ROOMS WITH COMMUNICATION FEATURES (TBL.11B-224.4)TOTAL NO. OF GUEST ROOMSMIN. NO. OF REQ. GUEST ROOMS WITH COMMUNICATION FEATURES51 to 757GUEST ROOMS WITH MOBILITY FEATURES (TBL.11B-224.2)TOTAL NO. OF GUEST RMSMIN. NO. OF REQ.RMS W/O ROLL-IN SHOWERSMIN. NO. OF REQ.ROOMS W/ ROLL-IN SHOWERSTOTAL NO. OF REQ.ROOMS51 to 75314BUILDING OCCUPANCIESMAXIMUM BUILDING HEIGHTCOMMUNICATION ROOMS REQ.MOBILITY ROOMS REQ. CBCPARKING CALCULATIONFire Resistance Rating Requirements for Exterior WallsBased on Fire Separation Distance (Table 602 2013 CBC Section 602)Fire Separation Distance Type of ConstructionOccupancy R-1x > 30VB0 - HrsZONING STATISTICSMAX COVERAGEALLOWEDVillage Core Downtown100%Village Mixed-Use70%PROPOSED18%MAX FLOOR AREA RATIO (FAR)ALLOWEDVillage Core Downtown2Village Mixed-Use1PROPOSED0.36REQUIRED SETBACKSFRONT YARD0-15'SIDE YARD0'REAR YARD0-15'STREET SIDE YARD0-15'MAXIMUM BUILDING HEIGHT Per CUP 15-007ALLOWED36'-0"PROPOSED33'-4"MAXIMUM BUILDING SIZE Per CUP 15-007ALLOWED30,000 SFPROPOSED29,604 SF Occupant Load (per Table 1004.1.2) & Required Exits (per Table 1015.1)Function of SpaceFloor AreaOccupant Load FactorOccupant LoadRequiredExitsFIRST FLOORRESIDENTIAL12,755200 gross642ASSEMBLY A-2180715 net1202OFFICE #105 / BATHROOM #106 / STORAGE #107401100 gross41TOTAL188SECOND FLOORRESIDENTIAL15,035200 gross762TOTAL76TOTAL OCCUPANT LOAD FOR BUILDING264OCCUPANT LOADOccupancies (Chapter 3 of the 2013 CBCUseOccupancyCommentsGuest Rooms, Lobby, Patios & BalconiesR-1LobbyA-2Covered ParkingUAccessory OccupanciesOfficeB Accessory to R-1Incidental UsesLaundry #125Incidental to R-1Linen #225Incidental to R-1Mechanical Room #121Incidental to R-1THIS PROJECT SHALL COMPLY WITH:2013 EDITION OF THE CALIFORNIA CODE OF REGULATIONS, TITLE 24. 2013 CALIFORNIA BUILDING CODE 2013 CALIFORNIA ELECTRICAL CODE 2013 CALIFORNIA PLUMBING CODE 2013 CALIFORNIA MECHANICAL CODE 2013 CALIFORNIA FIRE CODE 2013 CALIFORNIA ENERGY CODE 2013 CALIFORNIA GREEN BUILDING STANDARDS CODEGRADING - CALIFORNIA BUILDING CODE (APPENDIX J)2016 CITY OF ARROYO GRANDE- TITLE 16 ZONING REGULATIONS2010 ADA STANDARDS FOR ACCESSIBLE DESIGNCALIFORNIA CODE REFERENCESFire Sprinkler RequirementsOccupancyRequiredR-1YESA-2YESUYESB (Accessory to R-1)YESIncidental to R-1 (Linen / Laundry / Boiler)YES Required Seperation of OccupanciesOccupancyRequired Seperation2013 CBC SectionsR1 - A1 Hour RatedTable 508.4R1 - B1 Hour RatedTable 508.4B - A1 Hour RatedTable 508.4R1 - UNo Separation RequiredTable 508.4 Required Seperation Walls/Fire PartitionsOccupancyRequired Seperation2013 CBC SectionsR1 - R11 Hour RatedSection 508.2.4Allowable Area (per CBC 2013 Table 503)OccupancyConstruction TypeActual Area GrossArea ModificationRatioFIRST FLOORR1VB12,80622,2600.57A-2VB198219,0800.1TOTAL1 >0.67SECOND FLOORR1VB14,82222,2600.66TOTAL1 >0.66SEPARATION OF OCCUPANCIESFIRE SPRINKLER REQUIREMENTSBUILDING FLOOR AREAFIRST FLOORLOBBY1982square feetBATHROOM72square feetOFFICE129square feetSUITES11577square feetLAUNDRY354square feetSTAIR 123202square feetELEVATOR SHAFT72square feetELECTRICAL ROOM113square feetIT ROOM45square feetMECHANICAL ROOM214square feetSTORAGE203square feetTOTAL CONDITIONED SPACE14963PORTE COCHERE798square feetCOVERED PARKING826square feetCOVERED PATIOS2204square feetSUITE BALCONIES450square feetTOTAL UNCONDITIONED SPACE4278square feetTOTAL FOOTPRINT19241square feetSECOND FLOORSUITES14446square feetCONFERENCE ROOM / BATHROOM / STORAGE715square feetFITNESS ROOM317square feetLINEN / STORAGE349square feetEMPLOYEE BREAK ROOM240square feetTOTAL CONDITIONED SPACE15035SUITE DECKS2781square feetTOTAL UNCONDITIONED SPACE2781square feetBUILDING TOTALSTOTAL CONDITIONED SPACE (BUILDING SIZE)31030TOTAL UNCONDITIONED SPACE7059ALLOWABLE AREA**See Sheet A5.0 for Building Height CalculationTYPE OF CONSTRUCTIONFire Resistance Rating Requirements for Exterior WallsBased on Fire Separation Distance (Table 602 2013 CBC Section 602)Fire Separation Distance Type of ConstructionOccupancy R-1x > 30VB0 - HrsACCESSIBLE PARKING SPACESREQUIRED per CBC Table 11B-208.2Total Number of Spaces Provided in FacilityMinimum Number of Accessible Parking Spaces51 to 753Minimum Number of Van Accessible Parking Spaces therof1PROPOSEDTotal Number of Spaces Provided in FacilityCar Accessible Spaces694Van Accessible Spaces (1 per 6 or fraction thereof, a minimum of 1)1Total Accessible Parking Spaces Provided5PLUMBING FIXTURE ANALYSISOCCUPANCYREQUIRED FIXTURESWater ClosetsLavatoriesBathtub/ShowerDrinking FountainService SinkR-11 per Room1 Per Room1 Per RoomnonenoneB Accessory to R-1 (1 Male 1 Female Occupants)Male 1:1-50 Female 1:1-15Male 1:1-75 Female 1:1-50nonenone1PROPOSED FIXTURESR-11 per Room1 per Room1 per RoomnonenoneB Accessory to R-1 (4 Occupants)1 (per CPC 422.2 (2) & (3))1 (per CPC 422.2 (2) & (3))nonenone1Incidental to R-1 (Employee)1 (per CPC 422.2 (2) & (3))1 (per CPC 422.2 (2) & (3))nonenone1REQUIREDHotel, 54 rooms1 per room/2 employee56Total Required56PROPOSEDSharedExisting to Remain9HotelNew Spaces60Total Provided69*Unisex Restroom in the Lobby shall be provided for convenience of guest checking in and out of hotel.*Hotel Staff toilets are located in break room on second floor within required distance per CPC Section 422.4*The hotel lobby is strictly a service to the guests of the hotel. There are no meeting spaces, congregation areas, or food/drink service areas other than guest serving. The A-2 designation is a function of the square footage of the lobby alone.t= A + [A x I ] + [A x I ]tfts= 7000 + [7000 x 0.18] + [7000 x 2]= 22,260 s.f.CBC Section 506.1 Building Area ModificationsR1 OCCUPANCYCBC Section 506.2 Frontage IncreaseWhere:F = 372.91' feetP = 864.42' feetW = 30 per Section 506.2.1, exceeds 30= [(372.91'/864.42') - 0.25]3030= 0.18If= [F/P - 0.25]W30IfIft= A + [A x I ] + [A x I ]tfts= 6000 + [6000 x 0.18] + [6000 x 2]= 19,080 s.f.A-3 OCCUPANCY1
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EVEVCACACAARCHITECTURAL SITE PLAN REFERENCE NOTESElectric Vehicle Hook up Station. Provide (2) Tesla 50 amp chargers and (1) generic charging station. See Electrical Plans for further information(E) Trash Enclosure to be removed and relocated.(E) Transformer to be re-sized per P.G&E(E) Fire Hydrant(N) Fire Hydrant. Refer to civil drawings for details.Stamped concrete feature at entry. (E) Oak Tree to remain(N) Trellised walkway. See detail xx/A9.x Electrical Equipment RoomMechanical Equipment RoomTelephone/CATV Building EntranceAccessible Path of Travel from Branch St sidewalk to Building Entrance. Refer to Sheet C0.2 for more information. Path shall be delineated in stamped and colored concrete.(N) AC Parking per civil drawings. Minimum 9'-0" wide by 18'-0" long (16'-0" if tire stop provided per City of Arroyo Grande Municipal code1234567891011121314Accessible Ramp. See detail 35/A1.4 for further information and code requirementsDomestic Water Building Entrance(N) Gas Meter and Building Entrance(N) Trash Enclosure. Refer to detail 65/A9.2 for detailed plan, elevations and details.(N) Flatwork per civil drawingsPool and Pool equipment Shed. Refer to Sheet C0.1 for further information(N) 8'-0" pedestrian pathway(N) 42" Tall Split-post Fence. Painted to match building trim. Refer to Landscape drawings(E) Parking Stalls(N) Pool fence. 5'-0" Tall Non-Climable w/ 2'-0" wrought iron above.(N) Fire Riser Location(N) In-ground spa1516171819202122232425262728100 Yr Flood Line. See Civil drawings for information(N) Electrical Building Entrance293031(N) Building FootprintLine of Roof Overhang(N) Downspout. See civil drawings for discharge information.323334Refer to Enlarged Pool Area Plan sheet C0.1 for further information and code requirements354'-0" Wide Concrete Stairs. See stair general notes for code requirements.(N) BioSwale per civil drawings and landscape plans36(N) 5'-0" tall pool fence. To match building railings. Minimum 48" non-climableTrellised Portecochere. Refer to Architectural and Structural drawings(N) Accessible Parking Stall. 37(N) 8'-0" wide, stamped and colored concrete accessible path of travel pedestrian pathway at hammerhead. 38(N) Planter. Refer to landscape drawings39(N) Landscape area. Refer to Landscape drawings40(N) 42" Tall Metal Cable-Rail Guardrail. Refer to detail 22 and 21/A9.2 and Structural Site Wall Sheet Details for futhur information.41(N) Flagpole42not used43(N) Permanently anchored bicycle rack. PeakRack 5-bike single-sided rack. Powder-coated "Black". Contact manufacturer for previously installed custom racks in the Village of Arroyo Grande for specifications on custom rack detailing and imagery.44(N) Clean Air Vehicle parking sign and striping. Striping text shall be in all caps and read"CLEAN AIR VEHICLE". Typical of 3.45(N) 4'-0" wide lockable gate for laundry service entrance.46(N) Trash Bin47(N) Recycling Bin48(N) Educational Signage for Creek Riparian Corridor and Seasonal Wetland area. See signage description this sheet. Location, size and lettering of signage shall be approved by the Community Development department prior to installation.49(N) Monument Sign to be under separate sign permit submittal for approval.50(N) Fencing per detail 32/A9.2.281(N) HotelFF=120.80'FF=122.42'FF=121.80'15'-0"Front Setback47'6"To PL45'-3" To PL75'-6"5'-1"27'-7" To PL15'-0"Rear Setback15'-0"Rear Setback96'-2"To PL2759'-7" To PL2345R=35'-8"29'-10"To Center6789101112121212121212121314151516171819202021212222222223242424242526293030313232333334typ3334typ3334typ3536363636363738383838391140402323232340404344CLEAN AIRVEHICLECLEAN AIRVEHICLECLEAN AIRVEHICLE4444454647Retaining Wall + Railing Height = 6.00'Retaining Wall + Railing Height = 7.80'Retaining Wall + Railing Height = 6.37'Retaining Wall + Railing Height = 6.84'Retaining Wall + Railing Height = 6.20'Retaining Wall + Railing Height = 6.35'41484839496'-0"Typ.50ARCHITECTURAL SITE PLAN1"=20'-0"Central Coast Office 1320 Van Beurden Drive, Suite 202-D4 Los Oso, CA 93402 Tel 805.434.2804 fax 805.980.5886 sage@sageii.com www.sageii.com MEMORANDUM TO: Branch Street Hotel Project Team FROM: David Wolff, Principal Ecologist DATE: January 6, 2017 SUBJECT: Branch Street Hotel Project Tally Ho Creek and Basin Signage Per the Conditions of Approval I have generated the following signage to meet the respective conditions for your review and comment and/or use as is. Special Condition 26. Education signage shall be installed along the pedestrian path adjacent to Tally Ho Creek, subject to review and approval by the Director of Community Development. Tally Ho Creek Riparian Corridor Tally Ho Creek is supported by drainage from the surrounding hillsides and is mostly perennial tributary to Arroyo Grande Creek just downstream. The aquatic habitat in the creek and adjacent riparian habitat (the moisture loving willow, cottonwood, and sycamore trees) that follow the creek corridor provide valuable habitat for native plant and wildlife species. The federally threated California red-legged frog, and the species of concern western pond turtle are known to occur in both Tally Ho and Arroyo Grande Creeks. Riparian corridors through urban areas are particularly valuable as nesting and foraging habitat for resident and migratory birds. The adjacent project has provided native riparian buffer plantings in the required creek setback to enhance the Tally Ho Creek riparian corridor. Engineering Division Condition 58(i.) Description of signage for bioretention facilities. Bioretention Seasonal Wetland Basin The management of stormwater to meet state and local water quality objectives is required for all municipalities. The use of a bioretention basin provides the opportunity to meet these objectives along with creating a native plant seasonal wetland habitat. The basin has been planted with clumping and mat forming perennial rushes and sedges that will flourish during the wet season and will persist through the dry season. Native trees and shrubs planted around the perimeter of the basin provide an upland/wetland habitat mosaic for wildlife along the Tally Ho Creek riparian corridor. 2211
HC 1 2 9 3 8VETSLGUPREN. DATEINEATCETICRADESNECIL STATEOFCALIFORNIS IH C 1 2 9 3 8VETSLGUPREN. DATEINEATCETICRADESNECIL STATEOFCALIFORNIS I SHEET №PROJECT: DATE:JOB:DRAWN:REV.:ARCHITECTSINCSteven Puglisi569 Higuera Street SuiteASan Luis ObispoCA 93401Ph: 805.595.1962Fx: 805.595.1980All ideas, designs, arrangements andplans indicated or represented by thedrawings are owned by, and the propertyof, Steven Puglisi, ARCHITECTS, INC. andwere created and developed for use, andin conjunction with, the specific projectdescribed herein. None of these ideas,designs and arrangements or plans shallbe used by, or disclosed to any person,firm, or corporation for any purposewithout permission of Steven Puglisi,ARCHITECTS, INC.. Filing these drawingswith a public agency is not a publicationof same, and no copying, reproduction oruse thereof is permissible without theconsent of Steven Puglisi, ARCHITECTS,INC.SHEET: NOT FORCONSTRUCTIONA0.004-28-2017Branch Stm. dammeyerCUP Rev11/17/17LOWER FLOOR DIMENSION PLANBRANCH ST. HOTEL325 E Branch St. Arroyo Grande, CA 934201PC.Rev3'-6"11'-5"17'-7"105'-7 1/2"1110'-4 1/2"1216'-0"1316'-0"1416'-0"1516'-0"1616'-0"1716'-0"1816'-0"1915'-11 1/2"20921'-9"B16'-0"C16'-0"D16'-0"E16'-0"FA7'-0"216'-0"35'-0"425'-0"56'-0"625'-0"75'-0"8119'-11"ON16'-0"KJ16'-0"16'-0"5'-0"HG6'-5 1/2"ML19'-6 1/2"F.55'-0"3'-6"QPR25'-0"1'-6"8'-6 1/2"VENDING119FF=120.80'FF=122.30'UP UPUPUPUPUP9 1/2"2'-1 1/2"19'-6"25'-9 1/2"22"10'-8 1/2"19 1/2"4'-8 1/2"89'-0"131'-11"WALL LEGENDWD-1. Non-rated 2x4 Stud Wall WD-2. Non-rated 2x6 Stud Wall WD-3. 1-Hr and STC-50 Rated Double 2x4 Stud Assembly WD-4. 1-Hr Rated 2x6 Stud WallINTERIOR WALLSWD-5. Non-rated 2x6 Stud Wall WD-6. 1-Hr Rated 2x6 Stud Wall. Composite Exterior SidingEXTERIOR WALLSWD-7. 1-Hr Rated 2x6 Stud Wall. Stucco Exterior Siding7'-3"9'-8"5'-0 1/2"5'-9"8'-0"6'-7"5'-9"12'-3"UP15'-0"12"2'-4"6'-11"2'-8"3'-9"2'-8"6'-11"23"3'-9"3'-6"4 1/2"4"8'-0"8'-0"8'-0"8'-0"8'-0"8'-0"8'-0"8'-0"8'-0"8'-0"53'-0"6'-0"3'-0"3'-0"15'-3"2'-10"8'-9"9'-2"17'-0"3'-10"3'-11"4'-10"25'-9 1/2"27'-2 1/2"8"59'-0"gridline 64'-8"8"24"3'-0"8'-1 3/4"6'-5 1/2"5'-0"12'-0"26 1/2"2'-6"9'-3 1/2"4'-8 1/2"8'-7 1/2"9'-3 1/2"4'-8 1/2"9'-3 1/2"26"6'-0"5'-8"2'-2"2 3/4"4'-6"5'-0"5'-6"12"12"14'-0"12"12"8'-8"5'-10 1/2"4'-5"23"2'-7"DIMENSION PLAN GENERAL NOTESAll Dimensions are based on structural grid with Exterior Walls measured from face of framingand Interior Grid measured from center line of structure with exception to the Interior Corridor walls,which are measure from face of framing.UP8'-0"8'-0"8'-0"8'-0"8'-0"8'-0"8'-0"5'-10"5'-7"8'-0"4'-7"4"21'-9"4'-5 1/2"8'-0"8'-0"8'-0"3'-6"3'-6"12"8'-0"18 1/2"6'-0"18 1/2"3'-6"3'-6"4'-6"4'-0"4'-0"3'-7"4'-5"17'-4"8'-0"8'-0"8'-0"8'-0"8'-0"8'-0"8'-0"8'-0"1 1/2"1 1/2"8'-0"8'-0"8'-0"8'-0"8'-0"8'-0"8'-0"8'-0"8'-0"8'-0"2 3/4"7'-8 1/4"4'-3"161'-6 1/2"8'-0"8'-0"8'-0"8'-0"8'-0"8'-0"8'-0"8'-0"8'-0"8'-0"8'-0"8'-0"150'-10 5/8"12'-4 11/16"10'-6 1/2"95'-10"31'-11 1/2"4'-2"16 1/2"2'-9"2"2'-10"7'-6 1/2"3'-5"5'-0"6'-10"24"7'-0"21"5'-3"3'-0"4'-8 1/2"24"9'-3 1/2"9'-3 1/2"4'-8 1/2"4'-8 1/224"9'-3 1/2"9'-3 1/2"24"4'-0"6 1/4"4"4'-8 1/2"4'-8 1/2"24"9'-3 1/2"9'-3 1/2"24"4'-8 1/2"4'-8 1/2"24"9'-3 1/2"9'-3 1/2"4'-8"11'-11 1/2"4'-0"2'-1"8'-2"6'-6"3'-2"2'-3"5'-3"8'-3"4'-0 1/2"6'-5"8'-0"2'-11 1/2"8'-0"6'-7"66'-0"31'-5 1/2"24'-6 1/2"10'-6 1/2"9'-8"4'-2"6"6'-7"7'-11"5'-0"10'-6"2'-11 1/2"11'-1"3'-6"5.00°LOUNGE103CONCIERGE104BREAKFAST108LOBBY102BUSINESS101OFFICE105UNISEX RR106STORAGE107DBL QUEEN ROOM109DBL QUEEN ROOM111DBL QUEEN ROOM112KING ROOM113KING ROOM114DBL QUEEN ROOM115LAUNDRY116KING SUITE117KING SUITE118ELEVATOR MECHANICAL121ELEV. EQUIP.120MOBILITY ROOM122KING ROOM126DBL QUEEN ROOM125DBL QUEEN ROOM128DBL QUEEN ROOM127KING ROOM130KING ROOM129KING ROOM132DBL QUEEN ROOM131DBL QUEEN ROOM134DBL QUEEN ROOM133KING ROOM136DBL QUEEN ROOM135DBL QUEEN ROOM137DBL QUEEN ROOM138ELECTRICAL124MID STAIR123Mobility &Communication RoomMOBILITY ROOM110w/ Roll-In ShowerMobility &Communication RoomCommunication RoomCommunication Room2'-8"19'-1"11'-5 1/2"9'-8"9'-2"1'-1 1/2"3'-0"2'-6"24"1'-4 1/2"24"24"7'-2 1/2"24"24"18"12'-6"12'-6"2'-9"LOWER FLOOR DIMENSION PLAN1/8"=1'-0"WALL TYPE SCHEDULESYMBOLWALL MTRLWIDTHMTRL RATING FIRE RATING ACOUSTIC SIDE BASESIDE FACE BASEOPP SIDE FACEOPP SIDE DETAILNOTESWD-1Wood-FR2x40NA-----InsulationWD-2Wood-FR2x60NA-----InsulationWD-3Wood-FR(2) 2x4150 to 54-Dry Wall -Dry Wall22/A2.2Insulation Both WallsWD-4Wood-FR2x61NA-Dry Wall-Dry Wall23/A2.2InsulationWD-5Wood-FR2x60NA-----Insulation R-30WD-6Wood-FR2x61NADrywallComposite-Dry Wall15/A2.2Insulation R-30WD-7Wood-FR2x61NAPlywoodStucco-Dry Wall35/A2.2Insulation R-30
HC 1 2 9 3 8VETSLGUPREN. DATEINEATCETICRADESNECIL STATEOFCALIFORNIS IH C 1 2 9 3 8VETSLGUPREN. DATEINEATCETICRADESNECIL STATEOFCALIFORNIS I SHEET №PROJECT: DATE:JOB:DRAWN:REV.:ARCHITECTSINCSteven Puglisi569 Higuera Street SuiteASan Luis ObispoCA 93401Ph: 805.595.1962Fx: 805.595.1980All ideas, designs, arrangements andplans indicated or represented by thedrawings are owned by, and the propertyof, Steven Puglisi, ARCHITECTS, INC. andwere created and developed for use, andin conjunction with, the specific projectdescribed herein. None of these ideas,designs and arrangements or plans shallbe used by, or disclosed to any person,firm, or corporation for any purposewithout permission of Steven Puglisi,ARCHITECTS, INC.. Filing these drawingswith a public agency is not a publicationof same, and no copying, reproduction oruse thereof is permissible without theconsent of Steven Puglisi, ARCHITECTS,INC.SHEET: NOT FORCONSTRUCTIONA0.104-28-2017Branch Stm. dammeyerCUP Rev11/17/17UPPER FLOOR DIMENSION PLANBRANCH ST. HOTEL325 E Branch St. Arroyo Grande, CA 934201PC.Rev5'-10"17'-7"105'-7 1/2"1110'-4 1/2"1216'-0"1316'-0"1416'-0"1516'-0"1616'-0"1716'-0"1816'-0"1915'-11 1/2"20921'-9"B16'-0"C16'-0"D16'-0"E16'-0"FA7'-0"216'-0"35'-0"425'-0"56'-0"625'-0"75'-0"8119'-11"ON16'-0"KJ16'-0"16'-0"5'-0"HG6'-5 1/2"ML19'-6 1/2"F.55'-0"3'-6"QPR25'-0"1'-6"8'-6 1/2"60"x 60"60"x 60"46"x 48"46"x 48"60"x 54"0648"x 48"48"x 48"30"x 48"48"x 48"48"x 48"DNDNDNWALL LEGENDWD-1. Non-rated 2x4 Stud WallWD-2. Non-rated 2x6 Stud Wall WD-3. 1-Hr and STC-50 Rated Double 2x4 Stud Assembly WD-4. 1-Hr Rated 2x6 Stud WallINTERIOR WALLSWD-5. Non-rated 2x6 Stud Wall WD-6. 1-Hr Rated 2x6 Stud Wall. Composite Exterior SidingEXTERIOR WALLSWD-7. 1-Hr Rated 2x6 Stud Wall. Stucco Exterior SidingR=12'612"8'-0"8'-0"8'-0"8'-0"8'-0"8'-0"8'-0"5'-10"5'-7"8'-0"4'-7"4"21'-9"8'-0"8'-0"8'-0"12"8'-0"7'-0"6'-0"24"6'-0"24"4'-5"89'-0"131'-11"8'-0"8'-0"8'-0"8'-0"8'-0"8'-0"8'-0"8'-0"8'-0"8'-0"53'-0"6'-0"17'-2"2'-8"8'-6"7'-8"17'-0"7'-0"5'-9"2'-2"6'-4"59'-0"gridline 63'-2"2'-4"7'-2"7'-7"4'-5"2'-7"24"9'-3"24"9'-3"24"9'-3"4'-9"9'-3 1/2"8'-0"8'-0"8'-0"8'-0"8'-0"8'-0"8'-0"8'-0"1 1/2"1 1/2"8'-0"8'-0"8'-0"8'-0"8'-0"8'-0"8'-0"8'-0"8'-0"8'-0"2 3/4"7'-8 1/4"4'-3"161'-6 1/2"8'-3 1/2"8'-0"8'-0"8'-0"8'-0"8'-0"8'-0"8'-0"8'-0"8'-0"8'-0"8'-0"157'-4"12'-5 1/2"10'-1"96'-3 1/2"38'-6"3'-5"5'-0"2'-0"7'-0"21"5'-3"3'-0"4'-8 1/2"24"9'-3 1/2"9'-3 1/2"24"4'-8 1/2"4'-8 1/2"24"9'-3 1/2"9'-3 1/2"24"4'-0"4'-8 1/2"4'-8 1/2"24"9'-3 1/2"9'-3 1/2"2'-0"4'-8 1/2"4'-8 1/2"24"9'-3 1/2"9'-3 1/2"4'-8"7'-11"9'-8"3'-8"6'-3"4'-0 1/2"6'-10"7'-0"12'-2"12'-6"66'-0"31'-5 1/2"24'-6 1/2"7'-2 1/2"7'-11"6 1/4"6'-3 1/4"8'-0"8'-0"8'-0"8'-0"12'-6"12'-0 1/2"3'-6"27'-11 1/2"5'-0"21"4'-9"9'-3"4'-9"9'-3"4'-9"4'-9"8'-3"12"4'-10"15'-6"9'-6"10'-3"5'-3"28'-0"12'-4"11'-2"6'-0"18"18'-6"2'-0"3'-1"28 1/2"4'-9"5'-3"6'-0"EQUALEQUAL112'-0"2'-8"6'-9 1/2"18"24"24"KING ROOM208DBL QUEEN ROOM209MOBILITY ROOM210DBL QUEEN ROOM211DBL QUEEN ROOM212KING ROOM213KING ROOM214DBL QUEEN ROOM215LINEN216KING SUITE217KING SUITE218VENDING219ELEVATOR BREAK ROOM221EMPLOYEE RR220MOBILITY ROOM222KING ROOM226DBL QUEEN ROOM225DBL QUEEN ROOM228DBL QUEEN ROOM227KING ROOM230KING ROOM229KING ROOM232DBL QUEEN ROOM231DBL QUEEN ROOM234DBL QUEEN ROOM233KING ROOM236DBL QUEEN ROOM235DBL QUEEN ROOM237DBL QUEEN ROOM238MID STAIR223DBL QUEEN ROOM203DBL QUEEN ROOM205KING ROOM207DBL QUEEN ROOM204DBL QUEEN ROOM206Mobility &Communication RoomCommunication Room19'-1"5'-2 1/2"4'-9"24"24"IT24125 1/2"5'-7 1/2"5'-1 1/2"7'-0"3'-7"6'-10"24"6'-0"5'-5 1/2"9 1/2"UPPER FLOOR DIMENSION PLAN1/8"=1'-0"WALL TYPE SCHEDULESYMBOLWALL MTRLWIDTHMTRL RATING FIRE RATING ACOUSTIC SIDE BASESIDE FACE BASEOPP SIDE FACEOPP SIDE DETAILNOTESWD-1Wood-FR2x40NA-----InsulationWD-2Wood-FR2x60NA-----InsulationWD-3Wood-FR(2) 2x4150 to 54-Dry Wall -Dry Wall22/A2.2Insulation Both WallsWD-4Wood-FR2x61NA-Dry Wall-Dry Wall23/A2.2InsulationWD-5Wood-FR2x60NA-----Insulation R-30WD-6Wood-FR2x61NADrywallComposite-Dry Wall15/A2.2Insulation R-30WD-7Wood-FR2x61NAPlywoodStucco-Dry Wall35/A2.2Insulation R-30
HC 1 2 9 3 8VETSLGUPREN. DATEINEATCETICRADESNECIL STATEOFCALIFORNIS IH C 1 2 9 3 8VETSLGUPREN. DATEINEATCETICRADESNECIL STATEOFCALIFORNIS I SHEET №PROJECT: DATE:JOB:DRAWN:REV.:ARCHITECTSINCSteven Puglisi569 Higuera Street SuiteASan Luis ObispoCA 93401Ph: 805.595.1962Fx: 805.595.1980All ideas, designs, arrangements andplans indicated or represented by thedrawings are owned by, and the propertyof, Steven Puglisi, ARCHITECTS, INC. andwere created and developed for use, andin conjunction with, the specific projectdescribed herein. None of these ideas,designs and arrangements or plans shallbe used by, or disclosed to any person,firm, or corporation for any purposewithout permission of Steven Puglisi,ARCHITECTS, INC.. Filing these drawingswith a public agency is not a publicationof same, and no copying, reproduction oruse thereof is permissible without theconsent of Steven Puglisi, ARCHITECTS,INC.SHEET: NOT FORCONSTRUCTIONA1.004-28-2017Branch Stm. dammeyerCUP Rev11/17/17LOWER FLOOR PLANBRANCH ST. HOTEL325 E Branch St. Arroyo Grande, CA 934201PC.Rev10111213141516171819209BCDEFA23456781ONKJ2A6.02A6.03A6.18A6.28A6.27A6.27A6.26A6.26A6.29A6.39A6.310A6.310A6.35A6.11A6.01A6.0HGMLF.5QPR11A6.311A6.34A6.10507172105071617040507081705070860"x 54"60"x 56"60"x 54"60"x 54"60"x 54"60"x 54"05060960" x 60"1302030408BB0101DDDDD05050105070817050708170506090507081705070817D101005071617050716170507161718191514D05071617DD1672" x 120"60"x48"0460"x 54"0507161705071617050716170507161717060507161705071617AAAA01A24BBBCDDDDDDD1236"x 48"36"x 48"36"x 48"36"x 48"60"x 54"72"x48"48"x 48"48"x 48"36"x 48"30"x 48"30"x 48"48"x 48"48"x 48"44"x 48"46"x46"050717170711050716172222222223252524LOUNGE103CONCIERGE104BREAKFAST108LOBBY102BUSINESS101OFFICE105UNISEX RR106STORAGE107DBL QUEEN ROOM109DBL QUEEN ROOM111DBL QUEEN ROOM112KING ROOM113KING ROOM114DBL QUEEN ROOM115LAUNDRY116KING SUITE117KING SUITE118VENDING119ELEVATOR MECHANICAL121ELEV. EQUIP.120MOBILITY ROOM122KING ROOM126DBL QUEEN ROOM125DBL QUEEN ROOM128DBL QUEEN ROOM127KING ROOM130KING ROOM129KING ROOM132DBL QUEEN ROOM131DBL QUEEN ROOM134DBL QUEEN ROOM133KING ROOM136DBL QUEEN ROOM135DBL QUEEN ROOM137DBL QUEEN ROOM138ELECTRICAL124MID STAIR123CORRIDOR139CORRIDOR140FF=120.80'FF=122.30'FF=121.80'UPUPUPUPUPUPUPUPUPMobility &Communication RoomMOBILITY ROOM110w/ Roll-In ShowerMobility &Communication RoomCommunication RoomStone Veneered Chimney baseSee Electrical Plans for Electrical Equipment room plan and equipmentFLOOR PLAN REFERENCE NOTESGas Utility Connection20 min. fire rated door assembly. Door shall be equipped with a mag-lock system and fusible-link systemRefrigerator/Freezer to be selected by ownerWashing Machine and Ozone System to be selected by Owner. Laundry water to be piped to staging tank and irrigation tank for re-use and shall meet the minimum guidelines as described in the Water Use Analysis under CUP 15-007. Dryer to be selected by owner. Security Key Vault. Approved by building and fire department guidelines.Built in Desk. Provide a min. 36" wide section set at 34" maximum above finished floor. Per CBC Section 11B-904Soffit aboveBuilt-in NicheGas Fireplace appliance per owner. Requires closeable doors, a combustion air intake at least 6 square inches and a flue damper.Non-combustible hearth for a wood burning fireplace shall have a minimum height of 4", extend 16" in front of the face of the fireplace and at least 8" beyond each side of the fire place opening. For fireplaces 6 feet or greater, the hearth extension shall be 20 inches in front of the face of the fireplance and 12 inches beyond each side of the fire place opening.Stairs. Refer to sheet A1.4 for further information1 1/2" diameter Hand railing . Refer to Stairway / Handrail General Notes sheet T2.0Deck/Balcony. Slope 1/4"/ft. away from buildingConrete Stoop. Slope 1/4"/ft. away from buildingTelephone, and Cable utility connectionsDryer vent to outside with lint trap. Refer to Mechanical Floor Plan General Notes for additional ducting layout requirements.Soffit for Mechanical DuctingStructural beam. Refer to Structural PlansPlanter. See civil drawings for heights42" High Guardrail. Refer to Floor Plan General Notes for additional requirements123456789101112131415161718192021222324252627282930313233343536373839404142Fire Riser. See Fire Protectection Plan for Sizing and Details.See Enlarged Plan Sheet A1.2 for more information in this areaInterior Walkway. Slope 1:20 maximumGurney Accessible Elevator. See Sheet A10.1 for accessibilty requirements.Elevator Door Smoke GuardWall Mounted HVAC unit per Mechanical plansExterior Wall-Mounted Planter Box.Balcony Post Base. Balcony Demising Walls. See Mechanical Plans for Mechanical Equipment room plan and equipment. Provide water softener coordinated with plumbing equipment.Mechanical Chase. Refer to detail 55/A2.2 for through-floor duct fire rating.18'-0" Long Interior Ramp. Maximum Slope at 1:12. Provide 1-1/2" dia. handrail each side at +34" AFF. Extend rail minimum 24" beyond bottom landing and 12" beyond top landing per CBC Section 11B-505.1020 min Fire-Rated Door Assembly. See sheet A3.0 for further information on hardware and operation. Fire door frames with transoms and sidelights shall be permitted where a fire protection rating of 3/4-hour or less is required per CBC Section 716.5.6Seismic Separation per Structural drawings. See Enlarged Plan Sheet A1.3 for more information in this areaFlat-Frame wall flush at this locationDashed Line indicates required accessible clearances at door, refer to 32/A10.1 for code requirementsProvide self-closing and self-latching device at this door per CBC Section 3119B.2Wood post-base wrap at steel post.43Stone Veneered post base44Deck. Slope 1/4" per ft to center drain.45Partial height wall. See sheet A5.0 for heights46Entry roof below47Laundry Chute Above48Chase for Laundry Chute49Line indicates under-floor vent below. Typical of 29.50Line of wall framing below.513-Bin Recycling, Waste and Compost facility.1WALL LEGENDWD-1. Non-rated 2x4 Stud Wall WD-2. Non-rated 2x6 Stud Wall WD-3. 1-Hr and STC-50 Rated Double 2x4 Stud Assembly WD-4. 1-Hr Rated 2x6 Stud WallINTERIOR WALLSWD-5. Non-rated 2x6 Stud Wall WD-6. 1-Hr Rated 2x6 Stud Wall. Composite Exterior SidingEXTERIOR WALLSWD-7. 1-Hr Rated 2x6 Stud Wall. Stucco Exterior SidingWD-7WD-5WD-5WD-1WD-5WD-5WD-4WD-4WD-3WD-3WD-5WD-5WD-4WD-4WD-1WD-1WD-1WD-1WD-5WD-4WD-5WD-5WD-3WD-5WD-5WD-4WD-4WD-7WD-4WD-3WD-6WD-4WD-5WD-4WD-1WD-3WD-4WD-4WD-4WD-5WD-5WD-5WD-7WD-5WD-3WD-1WD-1WD-5WD-5Typ.Typ.Typ.WD-2WD-5WD-5WD-2UP43A1.255A1.321A1.3Communication Room41A1.261A1.252A1.454A1.4temptemptemp temptemptemptemptemptemptemptemptemptemptemptemptemptemptemptemptemptemptemptemptemptemptemptemptemptemptemptemptemptemp53A1.31515temp2345535A1.435A1.4678Typ.88Typ.8Typ.8Typ.8Typ.8Typ.9999999999999999999999910101111121314161616161616161618181818202122Typ.2323245'-0"27293031323334Typ.35351919192836388Typ.40Typ.40Typ.40Typ.41Typ.41Typ.4224"12"1313434343Typ.434312A9.0Typ14A9.1Typ41A9.1Typ.47WD-5WD-2WD-5WD-550494949WD-5temptemp1637WD-4WD-417WD-3WD-4WD-425A9.2LOWER FLOOR PLAN1/8"=1'-0"WALL TYPE SCHEDULESYMBOLWALL MTRLWIDTHMTRL RATING FIRE RATING ACOUSTIC SIDE BASESIDE FACE BASEOPP SIDE FACEOPP SIDE DETAILNOTESWD-1Wood-FR2x40NA-----InsulationWD-2Wood-FR2x60NA-----InsulationWD-3Wood-FR(2) 2x4150 to 54-Dry Wall-Dry Wall22/A2.2Insulation Both WallsWD-4Wood-FR2x61NA-Dry Wall-Dry Wall23/A2.2InsulationWD-5Wood-FR2x60NA-----Insulation R-30WD-6Wood-FR2x61NADrywallComposite-Dry Wall15/A2.2Insulation R-30WD-7Wood-FR2x61NAPlywoodStucco-Dry Wall35/A2.2Insulation R-30
HC 1 2 9 3 8VETSLGUPREN. DATEINEATCETICRADESNECIL STATEOFCALIFORNIS IH C 1 2 9 3 8VETSLGUPREN. DATEINEATCETICRADESNECIL STATEOFCALIFORNIS I SHEET №PROJECT: DATE:JOB:DRAWN:REV.:ARCHITECTSINCSteven Puglisi569 Higuera Street SuiteASan Luis ObispoCA 93401Ph: 805.595.1962Fx: 805.595.1980All ideas, designs, arrangements andplans indicated or represented by thedrawings are owned by, and the propertyof, Steven Puglisi, ARCHITECTS, INC. andwere created and developed for use, andin conjunction with, the specific projectdescribed herein. None of these ideas,designs and arrangements or plans shallbe used by, or disclosed to any person,firm, or corporation for any purposewithout permission of Steven Puglisi,ARCHITECTS, INC.. Filing these drawingswith a public agency is not a publicationof same, and no copying, reproduction oruse thereof is permissible without theconsent of Steven Puglisi, ARCHITECTS,INC.SHEET: NOT FORCONSTRUCTIONA1.104-28-2017Branch Stm. dammeyerCUP Rev11/17/17UPPER FLOOR PLANBRANCH ST. HOTEL325 E Branch St. Arroyo Grande, CA 934201PC.Rev41A1.210111213141516171819209BCDEFA23456781ONKJ2A6.02A6.03A6.18A6.28A6.27A6.27A6.26A6.26A6.29A6.39A6.310A6.310A6.35A6.11A6.01A6.0HGMLF.5QPR11A6.311A6.34A6.10507101705071017C13051017050710170507101705071017050710170510170507101705090507101703D050507101705071017FFFGDDD101005071017050710170507101705071017150507101710170705200405071017050710170507101705071017E60"x 60"60"x 60"46"x 48"46"x 48"10050960"x 54"0606KING76" x 80"050710171005071704EDF1005071748"x 48"48"x 48"30"x 48"48"x 48"48"x 48"05071017QUEEN60" x 80"QUEEN60" x 80"KING76" x 80"QUEEN60" x 80"QUEEN60" x 80"QUEEN60" x 80"QUEEN60" x 80"QUEEN60" x 80"QUEEN60" x 80"KING76" x 80"QUEEN60" x 80"QUEEN60" x 80"QUEEN60" x 80"QUEEN60" x 80"KING76" x 80"QUEEN60" x 80"QUEEN60" x 80"KING76" x 80"QUEEN60" x 80"QUEEN60" x 80"QUEEN60" x 80"QUEEN60" x 80"QUEEN60" x 80"QUEEN60" x 80"QUEEN60" x 80"QUEEN60" x 80"QUEEN60" x 80"QUEEN60" x 80"KING76" x 80"KING76" x 80"QUEEN60" x 80"QUEEN60" x 80"KING76" x 80"QUEEN60" x 80"QUEEN60" x 80"QUEEN60" x 80"QUEEN60" x 80"170704QUEEN60" x 80"QUEEN60" x 80"070705071017KING76" x 80"QUEEN60" x 80"QUEEN60" x 80"KING76" x 80"KING76" x 80"KING76" x 80"KING76" x 80"22222222210303KING ROOM208DBL QUEEN ROOM209MOBILITY ROOM210DBL QUEEN ROOM211DBL QUEEN ROOM212KING ROOM213KING ROOM214DBL QUEEN ROOM215LINEN216KING SUITE217KING SUITE218VENDING ELEVATOR BREAK ROOM221EMPLOYEE RR220MOBILITY ROOM222KING ROOM226DBL QUEEN ROOM225DBL QUEEN ROOM228DBL QUEEN ROOM227KING ROOM230KING ROOM229KING ROOM232DBL QUEEN ROOM231DBL QUEEN ROOM234DBL QUEEN ROOM233KING ROOM236DBL QUEEN ROOM235DBL QUEEN ROOM237DBL QUEEN ROOM238MID STAIR223CORRIDOR239CORRIDOR240DBL QUEEN ROOM203DBL QUEEN ROOM205KING ROOM207DBL QUEEN ROOM204DBL QUEEN ROOM206DNDNDNMobility &Communication RoomMobility &Communication RoomStone Veneered Chimney baseSee Electrical Plans for Electrical Equipment room plan and equipmentFLOOR PLAN REFERENCE NOTESGas Utility Connection20 min. fire rated door assembly. Door shall be equipped with a mag-lock system and fusible-link systemRefrigerator/Freezer to be selected by ownerWashing Machine and Ozone System to be selected by Owner. Laundry water to be piped to staging tank and irrigation tank for re-use and shall meet the minimum guidelines as described in the Water Use Analysis under CUP 15-007. Dryer to be selected by owner. Security Key Vault. Approved by building and fire department guidelines.Built in Desk. Provide a min. 36" wide section set at 34" maximum above finished floor. Per CBC Section 11B-904Soffit aboveBuilt-in NicheGas Fireplace appliance per owner. Requires closeable doors, a combustion air intake at least 6 square inches and a flue damper.Non-combustible hearth for a wood burning fireplace shall have a minimum height of 4", extend 16" in front of the face of the fireplace and at least 8" beyond each side of the fire place opening. For fireplaces 6 feet or greater, the hearth extension shall be 20 inches in front of the face of the fireplance and 12 inches beyond each side of the fire place opening.Stairs. Refer to sheet A1.4 for further information1 1/2" diameter Hand railing . Refer to Stairway / Handrail General Notes sheet T2.0Deck/Balcony. Slope 1/4"/ft. away from buildingConrete Stoop. Slope 1/4"/ft. away from buildingTelephone, and Cable utility connectionsDryer vent to outside with lint trap. Refer to Mechanical Floor Plan General Notes for additional ducting layout requirements.Soffit for Mechanical DuctingStructural beam. Refer to Structural PlansPlanter. See civil drawings for heights42" High Guardrail. Refer to Floor Plan General Notes for additional requirements123456789101112131415161718192021222324252627282930313233343536373839404142Fire Riser. See Fire Protectection Plan for Sizing and Details.See Enlarged Plan Sheet A1.2 for more information in this areaInterior Walkway. Slope 1:20 maximumGurney Accessible Elevator. See Sheet A10.1 for accessibilty requirements.Elevator Door Smoke GuardWall Mounted HVAC unit per Mechanical plansExterior Wall-Mounted Planter Box.Balcony Post Base. Balcony Demising Walls.See Mechanical Plans for Mechanical Equipment room plan and equipment. Provide water softener coordinated with plumbing equipment.Mechanical Chase. Refer to detail 55/A2.2 for through-floor duct fire rating.18'-0" Long Interior Ramp. Maximum Slope at 1:12. Provide 1-1/2" dia. handrail each side at +34" AFF. Extend rail minimum 24" beyond bottom landing and 12" beyond top landing per CBC Section 11B-505.1020 min Fire-Rated Door Assembly. See sheet A3.0 for further information on hardware and operation. Fire door frames with transoms and sidelights shall be permitted where a fire protection rating of 3/4-hour or less is required per CBC Section 716.5.6Seismic Separation per Structural drawings. See Enlarged Plan Sheet A1.3 for more information in this areaFlat-Frame wall flush at this locationDashed Line indicates required accessible clearances at door, refer to 32/A10.1 for code requirementsProvide self-closing and self-latching device at this door per CBC Section 3119B.2Wood post-base wrap at steel post.43Stone Veneered post base44Deck. Slope 1/4" per ft to center drain.45Partial height wall. See sheet A5.0 for heights46Entry roof below47Laundry Chute Above48Chase for Laundry Chute49Line indicates under-floor vent below. Typical of 29.50Line of wall framing below.513-Bin Recycling, Waste and Compost facility.WALL LEGENDWD-1. Non-rated 2x4 Stud Wall WD-2. Non-rated 2x6 Stud Wall WD-3. 1-Hr and STC-50 Rated Double 2x4 Stud AssemblyWD-4. 1-Hr Rated 2x6 Stud WallINTERIOR WALLSWD-5. Non-rated 2x6 Stud Wall WD-6. 1-Hr Rated 2x6 Stud Wall. Composite Exterior SidingEXTERIOR WALLSWD-7. 1-Hr Rated 2x6 Stud Wall. Stucco Exterior SidingR=12'612"WD-5WD-4WD-4WD-5WD-4WD-3WD-1WD-4WD-1WD-5WD-4WD-6WD-3WD-2WD-6WD-4WD-6WD-5WD-3WD-5WD-1WD-1Typ.Typ.WD-3WD-4WD-3WD-5WD-4WD-6WD-6WD-4Typ. Room to CorridorCommunication Room61A1.232A1.434A1.465A1.4temptemptemptemptemptemptemptemptemptemptemptemptemptemptemptemptemptemptemptemptemptemptemptemptemptemptemptemptemptemptemp168Typ.999999999999999999999388Typ.4040999994444121313131616161616161822Typ.2323252573029292929293233Typ.34Typ.34Typ.34Typ.34Typ.888Typ.84082739393940Typ.8Typ.40Typ.454546388812A9.0Typ14A9.1Typ41A9.1Typ.25A9.2IT24148temp9Typ.Typ.Typ.temp9tempWD-4WD-4WD-2WD-5FITNESS ROOM219WD-40303STORAGE240UNI-SEX239CONFERENCE ROOM241UPPER FLOOR PLAN1/8"=1'-0"WALL TYPE SCHEDULESYMBOLWALL MTRLWIDTHMTRL RATING FIRE RATING ACOUSTIC SIDE BASESIDE FACE BASEOPP SIDE FACEOPP SIDE DETAILNOTESWD-1Wood-FR2x40NA-----InsulationWD-2Wood-FR2x60NA-----InsulationWD-3Wood-FR(2) 2x4150 to 54-Dry Wall -Dry Wall22/A2.2Insulation Both WallsWD-4Wood-FR2x61NA-Dry Wall-Dry Wall23/A2.2InsulationWD-5Wood-FR2x60NA-----Insulation R-30WD-6Wood-FR2x61NADrywallComposite-Dry Wall15/A2.2Insulation R-30WD-7Wood-FR2x61NAPlywoodStucco-Dry Wall35/A2.2Insulation R-3011
36'-0" MAXIMUM BUILDING HEIGHTMaximum Building Elevation = 151.00'11'-1" Plate Height9'-7" Plate Height10'-0" Header Height8'-1 1/2" Header Height9'-5 1/2" Plate Height8'-1 1/2" Plate Height8'-0" Header Height10'-1" Plate Height1st FF = 120.80'1st FF = 122.42'10Average Natural Grade = 115.00'100 Yr Flood Plain= 119.70'1322813222222414445566677886691212121314161619191920202021212223232324242426Typ.2727293031324'-0"@ Partial33Typ34101136Typ.2437Typ.EqualEqualEqual192412EqualEqualEqualEqualEqual3'-0"TrimA1A6.01A6.02A6.02A6.0BCDEFJKNO5'-6"24A9.025A9.031A9.033A9.035A9.0Typ23A9.0Typ31A9.053A9.0Typ22A9.132A9.134A9.145A9.13843A9.132A9.1xxA9.2394145A9.2HC 1 2 9 3 8VETSLGUPREN. DATEINEATCETICRADESNECIL STATEOFCALIFORNIS IH C 1 2 9 3 8VETSLGUPREN. DATEINEATCETICRADESNECIL STATEOFCALIFORNIS I SHEET №PROJECT: DATE:JOB:DRAWN:REV.:ARCHITECTSINCSteven Puglisi569 Higuera Street SuiteASan Luis ObispoCA 93401Ph: 805.595.1962Fx: 805.595.1980All ideas, designs, arrangements andplans indicated or represented by thedrawings are owned by, and the propertyof, Steven Puglisi, ARCHITECTS, INC. andwere created and developed for use, andin conjunction with, the specific projectdescribed herein. None of these ideas,designs and arrangements or plans shallbe used by, or disclosed to any person,firm, or corporation for any purposewithout permission of Steven Puglisi,ARCHITECTS, INC.. Filing these drawingswith a public agency is not a publicationof same, and no copying, reproduction oruse thereof is permissible without theconsent of Steven Puglisi, ARCHITECTS,INC.SHEET: NOT FORCONSTRUCTIONA5.004-28-2017Branch Stm. dammeyerCUP Rev11/17/17EXTERIOR ELEVATIONSBRANCH ST. HOTEL325 E Branch St. Arroyo Grande, CA 934201PC.RevBRANCH ST. WING FRONT ELEVATION3/16"=1'-0"SUITE WING LEFT ELEVATION3/16"=1'-0"CREEK WING FRONT ELEVATION3/16"=1'-0"10'-1" Plate Height9'-7" Plate Height8'-1 1/2" Header Height8'-8" Header Height36'-0" MAXIMUM BUILDING HEIGHTMaximum Building Elevation = 151.00'Average Natural Grade = 115.00'1st FF = 121.80'8'-0" Header Height8'-0" Header Height6112222444744746258910111212131317Typ191919181'-10"Typ12'-5"Typ1'-10"Typ3'-6"Typ.4'-6"4'-6"2020192424242421232326272729Typ @ Balcony3036EqualEqualEqualEqualEqualEqualEqualEqual1'-10"Typ1'-10"Typ101112131415161718192098A6.28A6.211A6.311A6.37A6.27A6.26A6.26A6.25A6.15A6.14A6.14A6.131A9.033A9.035A9.0TypTyp53A9.013A9.0Typ13A9.0Typ25A9.044A9.153A9.051A9.022A9.143A9.1Typ65A9.1Typ40Typ of 29TypSUITE WING RIGHT ELEVATION3/16"=1'-0"9'-5 1/2" Plate Height8'-1 1/2" Plate Height8'-0" Header Height10'-1" Plate Ht @ Suite Tower8'-0" Header Ht 11'-1" Plate Height8'-7" Plate Ht @ Fitness7'-1 1/2"Header Htt @ Fitness121253464744489101112Typ181920192018121532324262727222728293329361234569A6.39A6.331A9.033A9.035A9.0Typ13A9.025A9.023A9.053A9.0Typ51A9.0UNDER-FLOOR VENT CALCULATIONSUnder Floor Area @ Creek WingRequired Venting@ Under-Floor Space:3747 s.f. x 1/150 =24.95 s.f. neededProposed Venting:Thunderbird 16"x8" Copper Foundation Vent0.88 s.f. free air movement per vent29 vents x 0.88 = 25.52 s.f. venting area25.52 s.f. proposed > 24.95 s.f. required45A9.29'-5 1/2" Plate Height8'-1 1/2" Plate Height8'-0" Header Height10'-1" Plate Ht @ Suite Tower181235246111019192024271828372933Typ36123453A9.0TypEXTERIOR ELEVATION GENERAL NOTESRoofing material per Roof Type Note on Roof PlanExterior Stucco/Siding Wall FinishStone Veneer Metal-Clad Window. Refer to A3.0 for size and type. Dashed line indicates operablewindowCaisson. Wrap in stone veneer.Galvanized Metal Downspout and gutters to match adjacent exterior color.Use decorative metal brackets for fastening downspouts.Door. Refer to Floor Plan and Door Schedule for size and type.Exterior Light. Refer to electrical plans for specifications.6x decorative kickersFinish GradeExisting Natural GradeSelf-sealing membrane at all horizontal surfacesWall flashing and counter-flashingChimney CapSide-wall chimney vent. Vent must terminate no less than 12'-0" above any walking surface.6x rafter tails @ 42" o.c.8x Wood Kicker6x Outlooker1x6 Trim Board. Paint to match fascia.Wood Slat Screen.Wood Shutter. Sized to adjacent window. Paint to match trim.Stone veneered post base.Wrought Iron RailingMetal Drain CollectorVent grill for individual air-conditioning unit. Paint to match siding.1x4 trim o/ 1x12 Trim board. Paint to match fascia.123456789101112131415161718192021222324252627Breakaway lattice between caissons. Paint to match trim.284x kicker. 29Cupola30Structural beam. Refer to structural drawings for sizing and attachments.31Partial height wall with wood cap sloped 1/4"/ft 326x Wood Kicker. Planter Box33Concrete Steps. See sheet A1.4 for code requirements34Dashed line indicates actual mechanical equipment height beyond railing screen.35Pre-fabricated Dormer Vent. See roof plan for specifications and code requirements36Stone Cap37Stone Trim38Address identification. Each character shall be not less than 4 inches in height and 1/2 inches in width. They shall be installed on a contrasting background and be plainly visible from the street fronting the property per 2013 CBC 501.2.39Under-Floor Vent. See Under-Floor Vent Calculations for vent details.40Mesh for vertical vegetation growth above planter box.4124x36 Metal Under-Floor Access Door. Composite wrap trim similar to windows.42MAXIMUM BUILDING HEIGHTAVE. NATURAL GRADE115.00(121.50 + 108.50) / 2MAXIMUM BUILDING HEIGHT36.00151.00'PROPOSED BUILDING HEIGHTFINISH FLOOR120.802ND FLR PLATE HEIGHT21.92RAFTER HEEL HEIGHT0.00ROOF HEIGHT (3.5: 12 @ 28'0")7.51SHEATHING +ROOFING0.12150.35111
HC 1 2 9 3 8VETSLGUPREN. DATEINEATCETICRADESNECIL STATEOFCALIFORNIS IH C 1 2 9 3 8VETSLGUPREN. DATEINEATCETICRADESNECIL STATEOFCALIFORNIS I SHEET №PROJECT: DATE:JOB:DRAWN:REV.:ARCHITECTSINCSteven Puglisi569 Higuera Street SuiteASan Luis ObispoCA 93401Ph: 805.595.1962Fx: 805.595.1980All ideas, designs, arrangements andplans indicated or represented by thedrawings are owned by, and the propertyof, Steven Puglisi, ARCHITECTS, INC. andwere created and developed for use, andin conjunction with, the specific projectdescribed herein. None of these ideas,designs and arrangements or plans shallbe used by, or disclosed to any person,firm, or corporation for any purposewithout permission of Steven Puglisi,ARCHITECTS, INC.. Filing these drawingswith a public agency is not a publicationof same, and no copying, reproduction oruse thereof is permissible without theconsent of Steven Puglisi, ARCHITECTS,INC.SHEET: NOT FORCONSTRUCTIONA5.104-28-2017Branch Stm. dammeyerCUP Rev11/17/17EXTERIOR ELEVATIONSBRANCH ST. HOTEL325 E Branch St. Arroyo Grande, CA 934201PC.RevCREEKSIDE RIGHT ELEVATION3/16"=1'-0"BRANCH ST. WING REAR ELEVATION3/16"=1'-0"CREEK WING REAR ELEVATION3/16"=1'-0"BRANCH ST. WING LEFT ELEVATION3/16"=1'-0"9'-7" Plate Height10'-1" Plate Height9'-7" Plate Height8'-1 1/2" Header Height10'-1" Plate Height8'-0" Header Height1RQPMLGF.5H10A6.310A6.32466778101112121718192022232425272930333631A9.033A9.035A9.0TypTyp53A9.014A9.023A9.031A9.023A9.051A9.052A9.034A9.19409'-7" Plate Height10'-1" Plate Height8'-1 1/2" Header Height8'-0" Header Height8'-8" Header Ht. @ Transom6'-8" Header Height9'-7" Plate Height10'-1" Plate Height8'-1 1/2" Header Height8'-0" Header Height8A6.38A6.311A6.311A6.37A6.37A6.36A6.36A6.3121314151617181920111012246677447444219101112919Typ20Typ22Typ23Typ24207726Typ2727293133223637Typ232731A9.033A9.035A9.0TypTyp53A9.014A9.023A9.051A9.034A9.1Typ25A9.0Typ24A9.0Typ43A9.1TypTyp53A9.031A9.015A9.051A9.13510'-0" Header Ht @ Transom8'-1 1/2" Header Height11'-1" Plate Height9'-7" Plate Height19'-8" Chimney FramingA1A6.01A6.02A6.02A6.0BCDEFJKN122374447474468Typ9Typ101112Typ1415192021TypTyp222324Typ26272930313137Typ36Typ14A9.023A9.051A9.034A9.1Typ25A9.0Typ24A9.0Typ43A9.1Typ22A9.174431A9.033A9.044CREEK WING LEFT ELEVATION3/16"=1'-0"9'-7" Plate Height8'-1 1/2" Header Height11'-0"Top of Header Beam @ Entry11'-1" Plate Height8'-1 1/2" Header Height89A6.39A6.37654321123247710111219202223242762930313234363712231A9.033A9.035A9.0TypTyp53A9.023A9.031A9.023A9.051A9.045A9.154A9.19'-7" Plate Height10'-1" Plate Height20'-11 1/8" Plate Height @ Stairwell8'-0" Plate HeightLGF.510A6.310A6.3H12272024243662392715A9.053A9.053A9.051A9.052A9.07EXTERIOR ELEVATION GENERAL NOTESRoofing material per Roof Type Note on Roof PlanExterior Stucco/Siding Wall FinishStone Veneer Metal-Clad Window. Refer to A3.0 for size and type. Dashed line indicates operable windowCaisson. Wrap in stone veneer.Galvanized Metal Downspout and gutters to match adjacent exterior color.Use decorative metal brackets for fastening downspouts.Door. Refer to Floor Plan and Door Schedule for size and type.Exterior Light. Refer to electrical plans for specifications.6x decorative kickersFinish GradeExisting Natural GradeSelf-sealing membrane at all horizontal surfacesWall flashing and counter-flashingChimney CapSide-wall chimney vent. Vent must terminate no less than 12'-0" above any walking surface.6x rafter tails @ 42" o.c.8x Wood Kicker6x Outlooker1x6 Trim Board. Paint to match fascia.Wood Slat Screen.Wood Shutter. Sized to adjacent window. Paint to match trim.Stone veneered post base.Wrought Iron RailingMetal Drain CollectorVent grill for individual air-conditioning unit. Paint to match siding.1x4 trim o/ 1x12 Trim board. Paint to match fascia.123456789101112131415161718192021222324252627Breakaway lattice between caissons. Paint to match trim.284x kicker. 29Cupola30Structural beam. Refer to structural drawings for sizing and attachments.31Partial height wall with wood cap sloped 1/4"/ft 326x Wood Kicker. Planter Box33Concrete Steps. See sheet A1.4 for code requirements34Dashed line indicates actual mechanical equipment height beyond railing screen.35Pre-fabricated Dormer Vent. See roof plan for specifications and code requirements36Stone Cap37Stone Trim38Address identification. Each character shall be not less than 4 inches in height and 1/2 inches in width. They shall be installed on a contrasting background and be plainly visible from the street fronting the property per 2013 CBC 501.2.39Under-Floor Vent. See Under-Floor Vent Calculations for vent details.40Mesh for vertical vegetation growth above planter box.4124x36 Metal Under-Floor Access Door. Composite wrap trim similar to windows.4211
10111213141516171819209BCDEFA23456781ONKJ2A6.02A6.03A6.18A6.28A6.27A6.27A6.26A6.26A6.29A6.39A6.310A6.310A6.35A6.11A6.01A6.0HGMLF.5QPR11A6.311A6.34A6.10663 : 123 : 123 : 123 : 123 : 123 : 123 : 123 : 123 : 123 : 123 : 123 : 123 : 123 : 123 : 123 : 123 : 123 : 123 : 123 : 123 : 123 : 123 : 123 : 12.25 : 12.25 : 123 : 123 : 123 : 123 : 123 : 123 : 123 : 123 : 123 : 123 : 123 : 123 : 123 : 123 : 123 : 122%2%3 : 1266 total1.5 : 123 : 123 : 123 : 123 : 123 : 121.5 : 12Manufacturer:WestCoat Specialty Coating System or Approved EqualCategory: Waterproof ALXColor:To be Selected by OwnerClass Rating Required:ICBO Report No.:ICC ES REPORT 2201AT ROOFS GREATER THAN 2.5 : 12Manufacturer: Owens Corning (or approved equal)Model: DurationColor:Cool Harbor FogClass Rating Required:Class AICC Report No.:ICC-ES AC438UL Report No.:UL ER2453-01ASTM Report No.:D3018 (Type 1)CRRC (energy) Report:#0890-0004Solar Reflectivity:0.30 (aged) (0.30 required per Title 24)Thermal Emittance: 0.90 (initial) 0.75 (aged) (0.75 required per Title 24)UNDER ROOFS LESS THAN 2.5 : 12Manufacturer:Johns Mansville or Approved EqualModel: Dibiten Poly / 4 - Modified BitumenRoofing Membranes (2 piles)Color:To match Composition RoofingICBO Report No.:Ner 455Class Rating Required:Class 'A'Roof covering and installation per CBC 1507 and the manufacturer's written specifications. Roofing contractor shall provide verification that the roof covering classification meets the requirements of the Agency having Jurisdiction and the California Department of Fire prior to final inspection.ROOF TYPE NOTEDECK TYPE NOTEATTIC VENT CALCULATIONSArea ARequired Venting6488 s.f. x 1/300 =21.62 s.f. neededProposed Upper Venting:Galvanized Steel Dormer Vent 12" wide 24" diameter0.69 s.f. free air movement per vent18 vents x 0.69 = 12.42 s.f. venting areaGable Face Wood-Slat Vent w/ 1/4" Mesh Screening1.39 s.f. free air movement per vent2 vents x 1.39 = 2.78 s.f. venting areaProposed Lower Venting:(3) 2" Block Birdholes w/ screen cups0.066 s.f. per vent block110 block vents x 0.066 = 7.84 s.f. vent area12.42+2.78+7.84= 23.04 s.f. proposed venting area > 21.62 s.f. required venting area, therefore o.k.ROOF PLAN REFERENCE NOTESRoofing Material per Roof Type Note BelowBuilding footprint belowCricket. 1/4"/ft. slope minimumAccess Door To Mechanical Equipment on Roof. Minimum 22"x30".Gable FacePre-Fabricated Half-Round Dormer vent. Refer to Attic Vent Calculation on this sheet.ChimneyGutterIndicates metal downspout location. See Elevations Sheet A5.0 & A5.1 for Scupper anddownspout profile.6x Wood KickerRoof Drain. Refer to details 64/A9.0 & 65/A9.01234567891011AREA 'A'AREA 'B'AREA 'C'AREA 'D'AREA 'E'6'-7 3/8"FLUSH6x Outlooker1213Mechanical Equipment. Refer to M-Sheets for further information14Shaded area indicated Non-Vented Flat Roof. 15Shed Roof Below.8989898989898989989898989898989898916Trellised Portecochere below8989898989898989898989898989898989Area BRequired Venting1074 s.f. x 1/300 =3.58 s.f. neededProposed Upper Venting:Galvanized Steel Dormer Vent 12" wide 24" diameter0.69 s.f. free air movement per vent4 vents x 0.69 = 2.76 s.f. venting areaProposed Lower Venting:(3) 2" Block Birdholes w/ screen cups0.066 s.f. per vent block38 block vents x 0.066 = 2.50 s.f. vent area2.76 + 2.50 = 5.26 s.f. proposed venting area > 3.58 s.f. required venting area, therefore o.k.Area CRequired Venting271 s.f. x 1/300 =0.90 s.f. neededProposed Venting:Galvanized Steel Dormer Vent 12" wide 24" diameter0.69 s.f. free air movement per vent2 vents x 0.69 = 1.38 s.f. venting area1.38 s.f. proposed venting area > 0.90 s.f. required venting area, therefore o.k.Area DRequired Venting213 s.f. x 1/300 =0.71 s.f. neededProposed Venting:Galvanized Steel Dormer Vent 12" wide 24" diameter0.69 s.f. free air movement per vent2 vents x 0.69 = 1.38 s.f. venting area1.38 s.f. proposed venting area > 0.71 s.f. required venting area, therefore o.k.Area ERequired Venting6928 s.f. x 1/300 =23.09 s.f. neededProposed Upper Venting:Galvanized Steel Dormer Vent 12" wide 24" diameter0.69 s.f. free air movement per vent18 vents x 0.69 = 12.42 s.f. venting areaGable Face Wood-Slat Vent w/ 1/4" Mesh Screening1.39 s.f. free air movement per vent2 vents x 1.39 = 2.78 s.f. venting areaProposed Lower Venting:(3) 2" Block Birdholes w/ screen cups0.066 s.f. per vent block150 block vents x 0.066 = 9.90 s.f. vent area12.42+2.78+9.90 = 25.10 s.f. proposed venting area > 23.09 s.f. required venting area, therefore o.k.17Birdhole Vents at every block, typical. Girder Truss Locations may not provide space.111ridgeridgevalleyvalleyvalleyvalleyridgevalleyridgeridgehip1111ridgevalleyvalleyridgevalleyvalleyridgevalleyvalleyridgehiphipridgeridgeridgeridgevalleyvalle
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ridgevalley
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ridge222333451955555515555555666666666666666666666666666666666666666671010101010101010108101010101010111212121212121313131314151515151617171717661218Minimum 42" Tall Guardrail at Parapet. 18188'-0"OH3'-0"OH3'-0"OH3'-0"OH8'-0"OH3'-0"OH12"12" Typ.24"OH3'-0"OH3'-0"OH3'-0"3'-0"3'-0"OH3'-0"OH2'-7"OH3'-0"OH3'-0"OH3'-0"OH3'-0"OH12" Typ.8'-0"OH3'-0"OH3'-0"OH8'-0"OH12" Typ.12" Typ.3'-0"OH3'-0"OH44A9.0Typ43A9.0Typ44A9.0Typ42A9.0Typ45A9.0Typ45A9.0Typ63A9.1Typ45A9.0Typ45A9.0Typ45A9.045A9.042A9.012A9.112A9.112A9.112A9.112A9.112A9.112A9.124A9.124A9.123A9.124A9.123A9.124A9.123A9.123A9.123A9.123A9.123A9.121A9.121A9.121A9.121A9.121A9.121A9.164A9.164A9.16619Gable Face Vent. Kimball Designs 3:12 Gable Vent #GVP3120. Pine, Roughsawn, Paint toMatch Trim. Provide opening in roof sheathing to match free area of vent.5196191920Solarvoltaic panel array. Number of panels to be coordinated with architect and owner.2020HC 1 2 9 3 8VETSLGUPREN. DATEINEATCETICRADESNECIL STATEOFCALIFORNIS IH C 1 2 9 3 8VETSLGUPREN. DATEINEATCETICRADESNECIL STATEOFCALIFORNIS I SHEET №PROJECT: DATE:JOB:DRAWN:REV.:ARCHITECTSINCSteven Puglisi569 Higuera Street SuiteASan Luis ObispoCA 93401Ph: 805.595.1962Fx: 805.595.1980All ideas, designs, arrangements andplans indicated or represented by thedrawings are owned by, and the propertyof, Steven Puglisi, ARCHITECTS, INC. andwere created and developed for use, andin conjunction with, the specific projectdescribed herein. None of these ideas,designs and arrangements or plans shallbe used by, or disclosed to any person,firm, or corporation for any purposewithout permission of Steven Puglisi,ARCHITECTS, INC.. Filing these drawingswith a public agency is not a publicationof same, and no copying, reproduction oruse thereof is permissible without theconsent of Steven Puglisi, ARCHITECTS,INC.SHEET: NOT FORCONSTRUCTIONA8.004-28-2017Branch Stm. dammeyerCUP Rev11/17/17LOWER ROOF PLANBRANCH ST. HOTEL325 E Branch St. Arroyo Grande, CA 934201PC.RevLOWER ROOF PLAN1/8"=1'-0"11