2. Any deductibles or self-insured retentions must be declared to and approved by CITY. At the option of CITY, either the insurer shall reduce or eliminate such deductibles or self-insured retentions as respects CITY or its respective elected or appointed officers, officials, employees and volunteers or the (CONTRACTOR) shall procure a bond guaranteeing payment of losses and related investigations, claim administration, defense expenses and claims.
3. The procuring of such required policy or policies of insurance shall not be construed to limit (CONTRACTOR)'s liability hereunder nor to fulfill the indemnification provisions and requirements of this AGREEMENT.
DESIGN PROPOSAL
City of Buellton
Pre-Approved Accessory
Dwelling Unit Plan Design
RFP ISSUED
03/17/2023
PROPOSAL DATE
3/30/2023
PREPARED FOR
City of Buellton
Andrea Keefer
Planning Director
City of Buellton
Planning Department
107 W. Highway 246
Buellton, CA 93427
PRESENTED BY
Ryan Brockett
Ryan Brockett Architect, Inc.
[email protected]
805.400.3025
Jamileh Cannon
Workbench
[email protected]
831.227.2217
CITY OF BUELLTON PRE-APPROVED ADU PLAN DESIGNS 2
March 30, 2023
City of Buellton
Ms. Andrea Keefer
107 W. Highway 246
Buellton, CA 93427
Dear Ms. Keefer,
Thank you for providing us the opportunity to present our qualifications and proposal for the City of Buellton Pre-Approved ADU plan Designs. We are honored and excited by the opportunity to work on this innovative and inspiring community project.
Workbench is a woman-owned architecture and construction company operating out of Santa Cruz, CA. We are proud to live, build, and participate in our community here on the Central Coast.
Ryan Brockett Architect, is a small full-service architectural studio based in Templeton, California, with a roster of projects ranging from custom residential design to commercial tenant improvements.
Collectively, our team has been contributing to the statewide effort to expedite the development of ADUs through our recent work in other California cities. Specifically, Ryan Brockett Architect and Workbench created prototype designs for the Central Coast, including four Cities: Atascadero, Arroyo Grande, Grover Beach, and Morro Bay.
Workbench has also partnered with the Cities of Seaside, and Capitola and the Counties of Monterey and Plumas to develop their pre-approved ADU programs. Based on our experience, and our ongoing technical work and research, we know firsthand how beneficial ADUs can be to housing strapped communities.
Like many Californian’s, Buellton residents are feeling the strains of wildfire season, rising costs of living and limited land availability.
Our design thinking is focused on fire resilience and architectural flexibility. The resulting ADUs are more affordable, available, accommodating, fire resilient and achievable to the private homeowner.
Thank you for the opportunity and for your time in reviewing our proposal. We understand that there may be many firms submitting proposals for this project, and we appreciate your time and consideration.
If you have questions or require additional information along the way, please reach out to Jamileh directly at 415.730.2952
Jamileh Cannon
Founding Partner and
Principal Architect, Workbench
Ryan Brockett
Founding Principal
Ryan Brockett Architect, Inc.
CITY OF BUELLTON PRE-APPROVED ADU PLAN DESIGNS 3
SECTION 1
ORGANIZATION, CREDENTIALS
AND EXPERIENCE. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . PAGE 4 SECTION 2
UNDERSTANDING THE SCOPE OF WORK. . . . . . . . . . PAGE 13 SECTION 3
TASKS & TIMELINE. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . PAGE 17 SECTION 4
FEE. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . PAGE 19 SECTION 5
STANDARD PROFESSIONAL
SERVICES AGREEMENT. . . . . . . . . . . . . . . . . . . . . . . . . PAGE 21 SECTION 6
REFERENCES. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . PAGE 25 Table of Contents
CITY OF BUELLTON PRE-APPROVED ADU PLAN DESIGNS 4
SECTION 1
Organization,
Credentials and
Experience
CITY OF BUELLTON PRE-APPROVED ADU PLAN DESIGNS 5
Proposer’s Credentials
Ryan Brockett Architect, Inc.
104 S. Main Street, Unit B
Templeton, CA 93465
Ryan Brockett
[email protected]
805.400.3025
RYAN BROCKETT ARCHITECTURE OPERATES UNDER
CALIFORNIA ARCHITECTURE LICENSE #C32384 (HELD BY
RYAN BROCKETT)
Ryan Brockett
Owner, Ryan Brockett Architect, Inc.
Workbench
189 Walnut Ave. Santa Cruz CA 95060
Jamileh Cannon
[email protected]
415.730.2952
WORKBENCH OPERATES UNDER
CALIFORNIA ARCHITECTURE LICENSE #C33050 (HELD BY
JAMILEH CANNON)
AND CALIFORNIA CONTRACTOR LICENSE #1032189
Jamileh Cannon
Owner, Workbench
CITY OF BUELLTON PRE-APPROVED ADU PLAN DESIGNS 6
CM Taylor
cmtaylorse.com
PRINCIPAL ARCHITECT
Your Project Team
Jamileh Cannon
Alexandra Sklar
LEED Green Associate
Libby Barnes
Chair, Monterey County AIA
PROJECT MANAGER CO-PROJECT MANAGER
MECHANICAL, PLUMBING, AND ENERGY
SUB CONSULTANT TEAM
ZAL Engineering
zalengineering.com
SECTION 1 — ORGANIZATION, CREDENTIALS AND EXPERIENCE
Omar Hason
LEED AP, BD +C
DESIGN SUPPORT
OWNER AND PRINCIPAL— BROCKETT ARCHITECT
STRUCTURAL ENGINEER
CITY OF BUELLTON PRE-APPROVED ADU PLAN DESIGNS 7
Jamileh Cannon
Founding Partner And Principal Architect
As a founding principal of Workbench, Jamileh oversees all of the design work within the studio; she is a licensed California Architect and seasoned construction manager. Having designed and built many ADUs in her career, Jamileh understands the barriers facing homeowners and has devoted time and resources at Workbench to alleviating these roadblocks. Her years as a general contractor allow her to easily marry a designer’s intent and the constraints of the building process, leading the Workbench team to design functional and beautiful buildings with a focus on constructibility.
ROLES
As a Founder of Workbench, Jamileh oversees the firm’s design projects and architectural team.
Focused Expertise
What we’re passionate about and what we do best are one and the same.
Dedicated ADU Specialists & Sustainability Experts
Workbench got our start in ADUs, and we’re known in our hometown of Santa Cruz as the local experts. With each project, we have further refined our design-build model to bring creative collaboration and operational efficiencies into the process. Our Architectural Project Managers and Construction Project Managers collaborate through our entire ADU development, design, and construction cycle, sharing their experience and expertise with the rest of the Workbench team and bringing added value to our clients.
We are proud to have Certified LEED specialists. Their expertise and internal advocacy has resulted in higher-quality designs, smarter and more efficient materials and systems choices, and energy-efficient, comfortable homes. Workbench includes typical LEED elements, such as locally sourced materials, water efficient fixtures and highly efficient mechanical systems as standard on all of our ADU projects.
SECTION 1 — ORGANIZATION, CREDENTIALS AND EXPERIENCE
Ryan Brockett
Founding Partner And Principal Architect
Ryan Brockett, AIA LEED AP, is a Licensed Architect in California and LEED Accredited Professional with nearly 20 years of professional experience. After most recently living and working in San Francisco, Ryan returned to the Central Coast to teach first and second year beginning design studios at his alma mater, Cal Poly San Luis Obispo, where he received a Bachelor of Architecture and Art Minor.
Phenomenology inspired and universally traveled, he drives an authentic and ambitious approach to his work.
ROLES
As a Founder of Brockett Architecture, Ryan oversees the firm’s design projects and architectural team.
RELEVANT PROJECTS
Central Coast Pre-Designed ADU Program (With Workbench) Ardilla Road ADU, Atascadero, CA (in progress)
Alpine Street ADU, Arroyo Grande, CA (in progress)
Flora Street ADU, San Luis Obispo, CA (in progress)
CITY OF BUELLTON PRE-APPROVED ADU PLAN DESIGNS 8
Omar Hason
Designer and Project Support
Omar’s work is infused with his sense of joy, fun and creativity. His outstanding design skills form the foundation for our work. Omar is passionate about architecture and all things design. He has wideranging experience working in most building typologies, including hospitality, sports and theatres, healthcare, workplace, and most of all, housing. Omar has been integral part of our pre-approved ADU work.
He focuses on how homeowners will live and use the space, which has created functional and beautiful ADUs.
At Workbench, Omar is involved in early phase conceptual design on most of our projects and worked extensively on the design of our ADU prototype work.
RELEVANT PROJECTS
City of Capitola Prototype ADU Program
Central Coast Pre-Designed ADU Program
Libby Barnes
Project Manager
Libby is a seasoned residential architect with experience designing and building in some of California’s most sensitive and at risk habitats. As a resident of Big Sur, Libby has lived through fires close to home and is leading the resiliency charge at Workbench.
She is a thoughtful and thorough designer and pays close attention to the details. Her passion for responsible design shines in her work and her contribution to design thinking at Workbench.
RELEVANT PROJECTS
Central Coast Pre-Designed ADU Program
County of Monterey Pre-Approved Dwelling Unit Program
SECTION 1 — ORGANIZATION, CREDENTIALS AND EXPERIENCE
Alexandra Lee Sklar
Project Manager
Alexandra is a practiced design professional and project manager with excellent communication skills, who cares deeply about her projects and clients. She grew up in the Santa Ynez Valley and returns often to the place she considers “home”. The strong sense of community and love of nature she developed while living in the SYV continues to inform and inspire her design work throughout California.
At Workbench Alexandra has worked extensively with municipalities to create all of our pre-approved ADU offerings. She has successfully designed, managed and produced four prototype programs to date.
RELEVANT PROJECTS
Seaside Prototype ADU Program
City of Capitola Prototype ADU Program
Central Coast Pre-Designed ADU Program
County of Monterey Pre-Approved Dwelling Unit Program
CITY OF BUELLTON PRE-APPROVED ADU PLAN DESIGNS 9
PRE-DESIGNED ADU PROGRAM
California Central Coast
ARCHITECTURE, ENGINEERING AND PERMITTING
Workbench and our partner, Ryan Brockett Architecture, were selected as the Architects for the Central Coast Pre-Designed Accessory Dwelling Unit Project. The team completed the design of four architectural distinct elevations and six unique floorplans, which included plan sets for an efficiency studio, a one-bedroom and 1-bedroom plus, a two-bedroom and two-bedroom plus. This project was a shared effort between the Cities of Atascadero, Arroyo Grande, Grover Beach, and Morro Bay.
Workbench collaborated with each community to determine which architectural styles and configurations best satisfy the wide variety of climates, styles and parcel sizes across all four cities. The final plans, in addition to containing a range of sizes, contain designed-in options and flexibility to allow for a range of community needs. Homeowners have the opportunity to express their own style by choosing different exterior forms, materials and colors along with the interior finishes. To aid them in personalizing, we also provided finish material style guides.
PROJECT TEAM
Workbench Staff
Jamileh Cannon—Proj. Exec.
Ryan Brockett - Consulting Design
Architect
Omar Hason—Project Architect
Alexandra Sklar—Project Manager
Diane Dix—Junior Designer
Duration: 15 Months
Project Budget: $158,300
On Budget: Yes
On Schedule: Yes
Main Client Contact
Loreli Cappel
Deputy Director of Economic &
Community Development
City of Atascadero
Email: [email protected]
Phone: 805.470.3480
SECTION 1 — ORGANIZATION, CREDENTIALS AND EXPERIENCE
LINK TO FULL PROJECT - CITY OF ATASCADERO
CITY OF BUELLTON PRE-APPROVED ADU PLAN DESIGNS 10
PRE-DESIGNED ADU PROGRAM
City of Capitola
ARCHITECTURE, ENGINEERING AND PERMITTING
This program was an exercise in efficiency and
flexibility. Workbench collaborated with the City
to determine how we could keep the ADUs simple,
expandable and easy to build on the City’s tiny
parcels. As with all of our programs, homeowners
have the opportunity to express their own style by
choosing an exterior form, materials and colors along
with the interior finishes.
Workbench delivered design and permit drawings
for three architecturally distinct styles across five
floorplans, which included plan sets for three unique
studio options, a one-bedroom ADU, and a twobedroom ADU. In coordination with the project structural engineer, the foundation plans were
designed to meet a prescriptive standard, resulting
in less need for property-specific engineering and
permitting.
CAPITOLA WORK SAMPLE PAGE
PROJECT INFORMATION OWNER/APPLICANT:
ENTER INFORMATION IN THE PROVIDED SPACE
APN
STREET ADDRESS
PARCEL INFORMATION
ADDRESS
CITY, STATE, ZIP
PROPERTY OWNER
CITY, STATE, ZIP
NAME
PHONE/EMAIL
LOT SIZE ( in SF)
PRIMARY DWELLING SIZE
OCCUPANCY GROUP - R3 TYPE OF CONSTRUCTION - STANDARD/TYPE V
PARCEL LOCATED
WITHIN COASTAL ZONE
ADDRESS
CITY, STATE, ZIP
PROJECT CONTRACTOR
NAME
PHONE/EMAIL
PROJECT INFORMATION
MAIN RESIDENCE
HAS FIRE SPRINKLERS
Parcels located within the Coastal Zone must include the Coastal Development Permit in the Master Application
YES NO
YES NO
DETACHED GARAGE SIZE
PROPOSED ADU SIZE
The size of the existing primary dwelling in Square Feet The size of existing detached garage or other accessory structure in Square Feet. If none exists, enter 0.
BUILDING CODES USED
1. 2019 California Building Code
2. 2019 California Residential Code
3. 2019 California Electrical Code
4. 2019 California Plumbing Code
5. 2019 California Mechanical Code
6. 2019 California Fire Code
7. 2019 California Green Building Standards Code
8. 2019 California Energy Efficiency Standards Code
DEFERRED SUBMITTALS
PHOTOVOLTAIC SYSTEM
FIRE SPRINKLERS (WHERE REQUIRED - REFER TO BUILDING DEPT.)
VICINITY MAP NOT TO SCALE
INSERT MAP SHOWING VICINITY OF PROJECT HERE, INCLUDING NEARBY STREETS
PROJECT CHECKLIST
Architectural: A1.0, A1.1, A4.0, A5.0, A5.1, A5.2
Wall Assembly Details: A5.0 - TYPE E1
ARCHITECTURAL STYLE (SELECT ONE)
BEACH BUNGALOW
CLEARLY MARK THE BOX FOR EACH SELECTION
COASTAL FARMHOUSE
SITE PLAN (REQUIRED)
OWNER PROVIDED SITE PLAN COMPLETE
CALIFORNIA CRAFTSMAN
INTERIOR OPTIONS (SELECT CHOICES, IF OPTION IS DESIRED)
OPTIONAL WALL AT GREAT ROOM
CODE COMPLIANCE (CHECK IF APPLICABLE)
Vertical siding
Minimal roof overhang at eaves and rakes
Additional awning windows at front elevation
MECHANICAL SYSTEM (SELECT ONE)
ELECTRIC WITH GAS HOT WATER HEATER
ALL-ELECTRIC
Horizontal lap siding
Shingle siding and belly band
Decorative window muntins in traditional grid layout
Board-and-batten siding
Shingle siding and belly band for additional architectural interest Decorative window muntins in contemporary grid layout
For this option, use the listed sheets and details:
Architectural: A2.0, A2.1, A4.0, A5.0, A5.1, A5.2
Wall Assembly Details: A5.0 - TYPES E3, E4
For this option, use the listed sheets and details:
Architectural: A3.0, A3.1, A4.0, A5.0, A5.1, A5.2
Wall Assembly Details: A5.0 - TYPE E4
For this option, use the listed sheets and details:
Mechanical and Plumbing: MP0.1, MP0.2, MP2.1E
For this option, use the listed sheets and details:
Mechanical and Plumbing: MP0.1, MP0.2, MP2.1H
For this option, use the listed sheets and details:
OPTIONAL CURBLESS SHOWER Requires foundation coordination. See detail 4/A5.2.
Requires framing coordination. See detail 6/A5.2.
Complete Sheet G0.1, Owner-Provided Site Plan
EXT. WALL WITHIN 0-5' OF PROPERTY LINE Within 0'-5' of Property Line, the wall assembly shall be 1-Hour Rated. Within 3'-5' of the Property
Line, the area of openings shall be limited to 25% of
the wall area. Within 0'-3' of the Property Line, all
exterior openings shall be omitted. EXT. WALL WITHIN 0-3' OF PROPERTY LINE
DRAWING INDEX
GENERAL SHEETS
STRUCTURAL
ARCHITECTURAL
MECHANICAL AND PLUMBING
ENERGY COMPLIANCE/TITLE 24
CHECK BOXES FOR THE OPTIONS
SELECTED ON THE PROJECT CHECKLIST
COASTAL FARMHOUSE EXTERIOR - PERSPECTIVE VIEW
CALIFORNIA CRAFTSMAN EXTERIOR - PERSPECTIVE VIEW
BEACH BUNGALOW EXTERIOR - PERSPECTIVE VIEW
SCOPE OF WORK
CONSTRUCTION OF A NEW, DETACHED 555 GROSS SQUARE FOOT
(GSF) ACCESSORY DWELLING UNIT (ADU) ON THE SUBJECT
PARCEL. ADU CONSISTS OF ONE BEDROOM, ONE BATHROOM,
AND A LIVING AREA WITH A KITCHEN.
THE LIVING AREA MAY BE DIVIDED TO CREATE A SECOND
BEDROOM-REFER TO PROJECT CHECKLIST.
CITY OF CAPITOLA PRE-DESIGNED ADU PROGRAM
In an effort to streamline the ADU-building process, the City of Capitola has developed five Pre-Designed ADU plans, made available to homeowners for their use. In order for a building permit to be issued, these pre-designed plans shall be submitted to the City for each project, and are subject to the Limited Review (Level 1) Permitting Process.
The program offers five floorplans and three exterior design styles, designed for a typical lot within the city. Floorplans available are: Efficiency Studio (250 GSF); Standard Studio (300 GSF); Enlarged Studio (384 GSF); One Bedroom (450 GSF); and One Bedroom Plus (555 GSF), which includes the option to create a second bedroom within the footprint.
This program was funded using an SB2 Planning Grant, which provides funding and technical assistance to help local jurisdictions prepare, adopt, and implement plans and process improvements that streamline housing approvals and accelerate housing production.
PROJECT DIRECTORY
ARCHITECT
WORKBENCH
189 Walnut Avenue
Santa Cruz, CA 95060
831.227.2217
[email protected]
STRUCTURAL ENGINEER MECH/PLUMBING ENGINEER
CM TAYLOR STRUCTURAL
ENGINEERING, INC
4245 Capitola Rd, Suite #204
Capitola, CA 95010
831.854.2484
[email protected]
ZAL ENGINEERING
99 Pacific St, Suite #375G
Monterey, CA 93940
831.641.7739
[email protected]
HOW TO USE THIS PLAN SET
Included within this plan set are a range of pre-designed architectural styles and exterior materials options, allowing Capitola homeowners to customize their ADU to best fit their needs.
This plan set is intended to be used as-designed, without modification.
Also included are two options for Mechanical systems- an All-Electric system, or a Hybrid system (all-electric with the exception of an on-demand natural-gas water heater).
To complete the drawing set, project-specific information is required to be provided by the property owner. All owner-provided information will be entered on Sheets G0.0 and G0.1.
This plan set is considered "Pre-Designed" and does not include unique project or propertyspecific information. It is intended to be used as-designed, without modification.
In order to receive a building permit, applicants will need to submit a full application for review by the Planning and Building Departments. This will include the Pre-Designed ADU Plan Set, a site survey, an Administrative Permit Application and a Building Permit Application (using the Master Planning Application), and any other supplementary application materials that may be required based on their specific property and project. Refer to the City of Capitola Planning Department for your specific project requirements.
The Architectural and Electrical Plans for each exterior design option are self-contained within their own sheets. The contractor will reference the sheets for the chosen option during construction. Reference the Project Checklist on Sheet G0.0 for specific direction.
The Structural Plans, Architectural Details, Architectural Schedules (door, window, and fixture), Mechanical Plans, and Plumbing Plans are contained on specific sheets for these purposes. These sheets will be referenced for all exterior design options.
HOW TO ENTER PROJECT-SPECIFIC INFORMATION and APPLY FOR YOUR BUILDING PERMIT
1. Enter PROJECT INFORMATION and a VICINTY MAP in the space provided on Sheet G0.0.
2. Review the drawing set and choose your exterior design and mechanical system options.
Mark your selected options on the PROJECT CHECKLIST on Sheet G0.0.
3. Create your site plan showing where your ADU will be located on your property.
Detailed instructions and space for your site plan are provided on Sheet G0.1.
4. Submit your application materials using the instructions on the City of Capitola website.
5. A City of Capitola employee will contact you to discuss fees and project specifics.
ADDITIONAL REQUIREMENTS
All submitted plan sets must be accompanied by the Capitola Master Planning Application.
Properties within the Coastal Zone must list Coastal Development Permit within their application.
All applications must include a site survey.
All Building Permit Applications must include the City's Construction Waste Management Plan.
PLANNING DEPARTMENT
BUILDING DEPARTMENT 11/30/22
PRINT DATE
189 WALNUT AVENUE
SANTA CRUZ, CA 95060
WORKBENCHBUILT.COM
P: 831.227.2217
DRAFT: NOT FOR
CONSTRUCTION
BY USING THESE PRE-DESIGNED ADU PLANS, THE RECIPIENT IS ACKNOWLEDGING ACCEPTANCE OF THE FOLLOWING CONDITIONS.
1. THE USE OF THIS INFORMATION IS RESTRICTED TO THE ORIGINAL
PROJECT FOR WHICH IT WAS PREPARED (THE PRE-DESIGNED ADU PLANS FOR THE CITY OF CAPITOLA CALIFORNIA). USE OF THESE PLANS
DOES NOT ELIMINATE OR REDUCE THE RECIPIENT'S RESPONSIBILITY
TO VERIFY ANY AND ALL INFORMATION RELEVANT TO THE
RECIPIENT'S WORK AND RESPONSIBILITY ON THIS PROJECT.
WORKBENCH AND/OR THE CITY OF CAPITOLA SHALL NOT BE
RESPONSIBLE FOR TRANSLATION ERRORS.
2. THE RECIPIENT RECOGNIZES AND ACKNOWLEDGES THAT THE USE
OF THIS INFORMATION WILL BE AT THEIR SOLE RISK AND WITHOUT
ANY LIABILITY OR LEGAL EXPOSURE TO WORKBENCH OR THE CITY OF CAPITOLA. NO WARRANTIES OF ANY NATURE, WHETHER EXPRESS OR
IMPLIED, SHALL ATTACH TO THESE DOCUMENTS AND THE
INFORMATION CONTAINED THEREON. ANY USE, REUSE, OR
ALTERATION OF THESE DOCUMENTS BY THE RECIPIENT OR BY OTHERS WILL BE AT THE RECIPIENT'S RISK AND FULL LEGAL RESPONSIBILITY.
FURTHERMORE, THE RECIPIENT WILL, TO THE FULLEST EXTENT
PERMITTED BY LAW, INDEMNIFY AND HOLD WORKBENCH AND THE
CITY OF CAPITOLA HARMLESS FROM ANY AND ALL CLAIMS, SUITS,
LIABILITY, DEMANDS, JUDGEMENTS, OR COSTS ARISING OUT OF OR
RESULTING THERE FROM ON ACCOUNT OF ANY INJURY, DEATH,
DAMAGE OR LOSS TO PERSONS OR PROPERTY.
3 THE DESIGNS REPRESENTED BY THESE PLANS ARE COPYRIGHTED AND SUBJECT TO COPYRIGHT PROTECTION. IF THE RECIPIENT DOES
NOT AGREE WITH THE ABOVE CONDITIONS, THE RECIPIENT SHOULD NOT PROCEED BEYOND THIS DISCLAIMER.
SCALE : AS NOTED
8/11/2022 10:59:18 AM
PROJECT
INFORMATION
XX.XX.XXXXCAPITOLA
PRE-DESIGNED ADU
CAPITOLA PRE-DESIGNED ADU PERMIT APPLICATION SET
G0.0 ONE BEDROOM PLUS (OPTIONAL SECOND BEDROOM)
555 GSF
G0.0 PROJECT INFORMATION
G0.1 OWNER-PROVIDED SITE PLAN
G1.0 GENERAL NOTES
A1.0 BEACH BUNGALOW - FLOORPLAN & ELEVATIONS
A1.1 BEACH BUNGALOW - SECTIONS, RCP & ROOF PLAN
A2.0 CRAFTSMAN - FLOORPLAN & ELEVATIONS
A2.1 CRAFTSMAN - SECTIONS, RCP & ROOF PLAN
A3.0 FARMHOUSE - FLOORPLAN & ELEVATIONS
A3.1 FARMHOUSE - SECTIONS, RCP & ROOF PLAN
A4.0 SCHEDULES - ONE BEDROOM PLUS
A5.0 EXTERIOR WALL DETAILS
A5.1 EXTERIOR DETAILS
A5.2 INTERIOR DETAILS & WALL PARTITIONS
S0.0 STRUCTURAL NOTES
S0.1 TYPICAL DETAILS
S1.0 ROOF/CEILING FRAMING & FOUNDATION PLAN
S1.1 FOUNDATION DETAILS
S1.2 ROOF DETAILS
MP0.1 GENERAL NOTES
MP0.2 SCHEDULES & GAS DIAGRAM &PLUMBING
MP2.1E MECHANICAL & PLUMBING PLANS - ELECTRIC
MP2.1H MECHANICAL & PLUMBING PLANS - HYBRID
T24.17 TITLE 24 FORMS- ELECTRIC
T24.18 TITLE 24 FORMS- ELECTRIC
T24.19 TITLE 24 FORMS- HYBRID
T24.20 TITLE 24 FORMS- HYBRID
555 SF (SQUARE FEET)
PROJECT TEAM
Workbench Staff
Jamileh Cannon—Proj. Exec.
Omar Hason—PA
Alexandra Sklar—PM
Diane Dix—Junior Designer
Duration: 14 Months
Project Budget: $106,775
On Budget: Yes
On Schedule: Yes
Client
Katie Herlihy
City of Capitola
Community Development
Director
[email protected]
831.475.7300 ext 216
SECTION 1 — ORGANIZATION, CREDENTIALS AND EXPERIENCE
CITY OF BUELLTON PRE-APPROVED ADU PLAN DESIGNS 11
PREAPPROVED ADU PROGRAM
County of Monterey
ARCHITECTURE, ENGINEERING AND PERMITTING
Workbench was selected as the Architect for the
County of Monterey’s Prototype Program for PreApproved Accessory Dwelling Units. Currently finalizing permits, this program includes three
architecturally distinct floor plans (one, two, and
three-bedroom designs) ranging from 515 to 1200 sf.
Key to this project was addressing the different
climate concerns, geographic/site conditions, and
architectural styles over the large project area,
where potential sites varied from small lots to
larger rural ranches. Particular attention was paid
to designing and detailing the ADUs for wildfireresilience within the WUI zones, to allow for site flexibility, and to include universal design and agingin-place features.
PROJECT TEAM
Workbench Staff
Jamileh Cannon—Proj. Exec.
Libby Barnes—Co-PM
Alexandra Sklar—Co-PM
Diane Dix—Junior Designer
Duration: Ongoing
Project Budget: $71,407
On Budget: Yes
On Schedule: Yes
Evan Nuckles
Monterey County HCD
Building Services Manager
[email protected].
ca.us
831.784.5682
SECTION 1 — ORGANIZATION, CREDENTIALS AND EXPERIENCE
CITY OF BUELLTON PRE-APPROVED ADU PLAN DESIGNS 12
PROTOTYPE ADU PROGRAM
City of Seaside
ARCHITECTURE, ENGINEERING AND PERMITTING
Our first prototype ADU program project was with the City of Seaside. This coastal community has almost identically sized lots, and to meet this consistent site, the City requested one floor plan with multiple roof lines and exterior finishes. The final plan is a one-bedroom, one-bathroom 530 square foot ADU with an exterior storage space, interior lofts, and an accessible bathroom.
We focused on the homeowner experience in this program, making the drawings and process as user-friendly as possible.
This groundwork is now the foundation of all our PreApproved ADU work. In addition to the user experience, energy performance was a design-driver- the plans are all-electric and feature energy-efficient detailing. Workbench collaborated with the United Way of Monterey County and the City to provide homeowners with additional information and streamline the ADU-building process for all parties involved.
SEASIDE WORK SAMPLE PAGE
PROJECT TEAM
Workbench Staff
Jamileh Cannon—Project Exec.
Siena Shaw—Lead Designer
Alexandra Sklar—Job Captain
Duration: 12 Months
Project Budget: $88,280
On Budget: Yes
On Schedule: Yes
Client
Ben Nurse
City of Seaside
Housing Program Manager
Phone: 831.899.6772
Email: [email protected]
SECTION 1 — ORGANIZATION, CREDENTIALS AND EXPERIENCE
CITY OF BUELLTON PRE-APPROVED ADU PLAN DESIGNS 13
SECTION 2
Understanding the
Scope of Work
CITY OF BUELLTON PRE-APPROVED ADU PLAN DESIGNS 14
SECTION 2 — UNDERSTANDING THE SCOPE OF WORK
Overview & Approach
How We Work
We are committed to being your trusted partner throughout the project. We will work collaboratively and closely with the City of Buellton to narrow down the types of plans that feel most appropriate and useful for local homeowners.
With your input, we will work to remove the barriers to building for residents by incorporating easy to use checklists and how-to’s in our documentation. By understanding the permitting process and nuances of building in Buellton, we can tailor our drawings to be as user friendly as possible.
Creating Options
Within our drawings will be pre-designed options, allowing for homeowner personalization to best fit their needs and site. As requested in the RFP, we will provide up to three base ADU plans; a detached one-bedroom, a detached two-bedroom, and a studio/one-bedroom garage conversion, each with some unique flexibility and options. We will work closely with the City to develop two distinct exterior architectural languages that feel personal and integrated within the City’s varied landscape.
Since navigating the vast amount of interior choices can feel overwhelming to a homeowner, within our scope we typically also include two interior style guides with recommendations for how to source environmentally friendly products.
Creating Remotely
Through the pandemic we have successfully worked remotely with the County of Monterey, City of Capitola and four communities on the Central Coast (Atascadero, Arroyo Grande, Grover Beach, and Morro Bay). We have utilized Teams, Zoom, online surveys, recorded video presentations and collaborative online design software to effectively communicate with our clients from afar. Members of our team have a personal connection to the Santa Ynez Valley- we also love real life meetings and would be happy to participate in those as well.
Creating Resiliency and Addressing Foundation Concerns
We have designed ADUs for a wide variety of sites throughout California. We have an in depth understanding of the differences of building in suburb or city versus the rural countryside- our expertise includes thinking through constraints regarding differing building sites. Our proposed structural consultant has worked with us on all four of our Pre-Designed ADU programs to design foundation specs which account for different soil conditions in an effort to minimize the need for grading permits. As the climate continues to change and we are faced with the immediate consequences here in California, we have recognized the need to design for more resiliency in all of our residential work. Our standard details follow WUI guidelines and integrate building products that are approved in WUI zones. We strive to stay up to speed on new information and educate ourselves around smarter ways to build.
Designing For Accessibility & Efficiency As A Priority
Our approach includes assessing accessibility needs, energy efficiency, and environmental stewardship at each stage of design to ensure a thoughtful, functional, and comfortable finished home. The designs will be high in quality and simple/functional in design, with the goals of high energy-efficiency, long-lasting/durable materials, ease of construction and human comfort always at the forefront of our process. Our prior work on ADUs has proven that accessibility and universal design features and standards can be beautifully integrated into small dwellings. At a minimum, this includes wheelchair access at entryways, hallways, and doors, appropriate grab bar backing in bathrooms, thoughtful locating of controls, smart flooring suggestions and thoughtfully-designed lighting (included Dark Sky meeting requirements).
CITY OF BUELLTON PRE-APPROVED ADU PLAN DESIGNS 15
Detailed Work Plan & Scope
This section outlines our detailed description of all architectural work tasks required to successfully complete the project. We employ a systematic approach, where each phase builds on the work created in the prior phase. Our approach is collaborative and we will regularly be checking in and requesting feedback from the City at least once per month.
This process provides transparency, client buy in and sign off and prevents confusion and rework. In between formal meetings, there will be back and forth between the Workbench design team and the client to ensure clarity of direction and efficient use of everyone’s time.
Conceptual Design Phase
This phase of work primarily includes fact gathering and the creation of site and basic floor plans. We will work through the following steps in order to create the best path forward for the project.
PROJECT KICK OFF
Initial meeting with the City to review the work plan and kick off the project.
PARCEL ANALYSIS
Working with the City we will establish what characteristics define the typical parcels and range of potential ADU sites within Buellton. This information will become the foundation for how to organize and layout the ADU floor plans so they can be utilized on as many parcels as possible.
PROGRAM DEVELOPMENT AND DESIGN INSPIRATION
Workbench will work with the City to develop programmatic and client design requirements. Examples include space adjacencies, access to private outdoor space, daylight, views, storage, compliance with wildfire resilient design including WUI details, the City’s Dark sky friendly requirements, IBHS Wildfire prepared home standards, and any other City wish list items.
Conceptual Plans - Based on all information obtained above, Workbench will prepare conceptual design drawings consisting of basic floor plans and present to the City for review and comment. These may be delivered by a combination of hand-drawn sketches or computer-aided drawings.
Schematic Design Phase
Following the completion of the conceptual phase, a more specific schematic set consisting of site plans, floor plans, and elevations will be created.
PROGRESSION OF FLOORPLANS
In this phase, we will take our preliminary conceptual plans, and further develop with more details like door and window locations, kitchen layouts, incorporation of universal design principals, locations for casework, etc.
SECTION 2 — UNDERSTANDING THE SCOPE OF WORK
CITY OF BUELLTON PRE-APPROVED ADU PLAN DESIGNS 16
CREATION OF EXTERIOR ELEVATIONS AND STYLE
Along with the development of our floorplans, at this time we will start to look at the buildings from the exterior; roof shape, window sizes, railings, overhangs, exterior lighting, etc. will start to become a part of the design. We will produce initial renderings during this phase and pin down the two exterior styles the City would like us to include in the project.
Design Development Phase
In the Design Development phase Workbench will develop the site plans, floor plans, and building section designs in further detail. A meeting with the City will be held to synthesize input and design wishes for materials packages (preferences towards flooring, appliances, finishes and paint colors, etc). The Workbench architecture team will collaborate with the client to identify and determine interior and exterior materials and finishes.
BUILDING SYSTEM DESIGN & COORDINATION
Workbench will engage in detailed research, integration, and coordination with necessary sub-designers to develop needed systems. It is assumed that this coordination will include Structural Engineering and MEP systems. We have included the costs for these sub-consultants in our fee.
DESIGN DEVELOPMENT PACKAGES
Design Development drawings are a fairly finalized set of drawings that are used as the basis for developing construction drawings.
Construction Documents Phase
Upon approval of the Design Development Set by the City, Workbench will proceed with the final construction documents. This phase includes finalizing all building details, finalizing systems coordination, making final finish adjustments, creating public facing imagery and all permit approval processing. Plans shall comply with the standard drawings and specifications of the City of Buellton.
CONSTRUCTION DOCUMENT PACKAGES
The Construction Sets will include 3 plan sets, each including a site plan template, floor plans, elevations, sections, schedules, interior elevations, general notes and specifications, and architectural details pertaining to the project. Two of the sets will include two elevations in two distinct architectural styles: Mission Revival and Ranch.
CONSULTANT SERVICES COORDINATION
Workbench will continue to coordinate with necessary sub-designers and as needed to finalize the Construction Sets.
BUILDING DEPARTMENT PROCESSING
The drawings will be completed as required for submission to the Building Department, Public Works Department, and other pertinent agencies for permit approval. Workbench will coordinate the requirements and requests of review agencies during the plan check process.
SECTION 2 — UNDERSTANDING THE SCOPE OF WORK
CITY OF BUELLTON PRE-APPROVED ADU PLAN DESIGNS 17
SECTION 3:
Tasks & Timeline
CITY OF BUELLTON PRE-APPROVED ADU PLAN DESIGNS 18
Proposed Schedule
The proposed schedule covers all tasks within the Scope of Services, Detailed Work Plan and RFP. Our team is poised and ready to start work upon award of the project.
SECTION 3 — TASKS & TIMELINE
CITY OF BUELLTON PRE-APPROVED ADU PLAN DESIGNS 19
SECTION 4:
Fee
CITY OF BUELLTON PRE-APPROVED ADU PLAN DESIGNS 20
SECTION 4 — COST
Proposed Fee
Our proposed fee is outlined below. In our experience, in communities like Buellton, we’ve been able to design one universal foundation that meets the code requirements of all of the City’s parcels. As a potential cost savings we have included one (1) additional foundation design per ground up unit, for a total of (2) additional foundation designs as an alternate.
It the City decides that the additional foundation designs are not needed, our fee would be reduced to $45,500.
Scope Fee
Architectural Work $33,600
Structural Engineering $7,850
Mechanical, Electrical, Plumbing Engineering $4,050
Subtotal $45,500
Add Alternate for additional foundation designs $4,000
Subtotal $4,000
Total Fee $49,500
CITY OF BUELLTON PRE-APPROVED ADU PLAN DESIGNS 21
SECTION 5
Exception(s) to
the Standard
Professional
Service
Agreement
CITY OF BUELLTON PRE-APPROVED ADU PLAN DESIGNS 22
SECTION 5 — EXCEPTIONS
Proposed Services Agreement Modifications
City of Buellton Pre-Approved ADU Program
3/30/2023
We are requesting three modifications/additions to the Standard Professional Services Agreement as outlined in Attachment 1. The additions and an explanation of our requests is below:
1 – Ownership of the Documents. We are requesting to retain the right to use our creations for a few reasons. One, they are our intellectual property. Two, the City will benefit from the IP we have created for other projects, and in turn we feel it’s reasonable for that benefit to be passed along to the next project. Lastly, and most importantly, we are working very hard as a Company to provide high quality, well designed ADUs at a lower price point to our clients. By allowing us to retain ownership of our work, we will be able to provide portions of these plans at a much lower cost to more homeowners. 2 – Notification of Permits. We like to keep track of how many permits have been pulled using our drawings. It helps us keep better tabs on our risk and liability and makes our insurance company feel better. We don’t need the City to report to us if that is too cumbersome. We are happy to call once in a while and ask for an updated list of recent permits pulled.
3 – Liability release. This section mitigates both the City’s liability and our liability in more depth with the end users.
Proposed Modification to the Agreement:
Section 6. Ownership of the Documents.
Replace Agreement section 6 with the language below:
It is mutually agreed that all materials prepared by the Contractor under this Contract are upon creation and shall be at all times the shared property of the City of Buellton, Workbench and its subconsultants.
A. Contractor and associated subconsultants are granted an irrevocable license to re-use the plans created, or any portion thereof, in their business in the future, without limitation. In the event of any such re-use, Contractor shall remove any indications from the plans regarding the City of Buellton. The City of Buellton agrees that Contractor shall bear no responsibility for any reuse or modification of the materials prepared by the Contractor, including but not limited to use or modification by residents as part of a pre-approved ADU program. Contractor shall not disseminate any information or reports gathered or created pursuant to this Contract without the prior written approval of City including without limitation information or reports required by government agencies to enable Contractor to perform its duties under this Contract, excluding the plans themselves (per the above re-use permission) and as may be required under the California Public Records Act excepting therefrom as may be provided by court order. Contractor will be allowed to retain copies of all deliverables.
Proposed Additions to the Agreement:
Permit Information and Liability Release Language
1. The City agrees to share approved construction permit information with the Contractor. This can be achieved either by, providing the Contractor with a scanned copy of the liability waiver (item three, below) executed in relation to any approved set of the plans created under the Agreement or by providing a list of addresses to the Contractor, at the Contractor’s request.
2. The liability limitation language, to be included on each sheet of any plans created by Contractor that the City makes available for use by the public shall contain language limiting Contractor’s and the City’s liability. The language shall be as follows:
BY USING THESE PRE-APPROVED ADU PLANS, THE RECIPIENT IS ACKNOWLEDGING ACCEPTANCE OF THE FOLLOWING CONDITIONS.
1. THE USE OF THIS INFORMATION IS RESTRICTED TO THE ORIGINAL PROJECT FOR
WHICH IT WAS PREPARED (CITY OF BUELLTON PRE-APPROVED ADU PROGRAM) USE OF THESE PLANS DOES NOT ELIMINATE OR REDUCE THE RECIPIENT’S RESPONSIBILITY
CITY OF BUELLTON PRE-APPROVED ADU PLAN DESIGNS 23
SECTION 5 — EXCEPTIONS
TO VERIFY ANY AND ALL INFORMATION RELEVANT TO THE RECIPIENT’S WORK AND RESPONSIBILITY ON THIS PROJECT. CONTRACTOR AND/OR THE CITY OF BUELLTON SHALL NOT BE RESPONSIBLE FOR TRANSLATION ERRORS.
2. THE RECIPIENT RECOGNIZES AND ACKNOWLEDGES THAT THE USE OF THIS
INFORMATION WILL BE AT THEIR SOLE RISK AND WITHOUT ANY LIABILITY OR LEGAL EXPOSURE TO CONTRACTOR OR THE CITY OF BUELLTON. NO WARRANTIES
OF ANY NATURE, WHETHER EXPRESS OR IMPLIED, SHALL ATTACH TO THESE DOCUMENTS AND THE INFORMATION CONTAINED THEREON. ANY USE, REUSE, OR
ALTERATION OF THESE DOCUMENTS BY THE RECIPIENT OR BY OTHERS WILL BE AT THE RECIPIENT’S RISK AND FULL LEGAL RESPONSIBILITY. FURTHERMORE, THE
RECIPIENT WILL, TO THE FULLEST EXTENT PERMITTED BY LAW, INDEMNIFY AND
HOLD CONTRACTOR AND THE CITY OF BUELLTON HARMLESS FROM ANY AND ALL
CLAIMS, SUITS, LIABILITY, DEMANDS, JUDGEMENTS, OR COSTS ARISING OUT OF OR
RESULTING THERE FROM ON ACCOUNT OF ANY INJURY, DEATH, DAMAGE OR LOSS TO PERSONS OR PROPERTY.
3. THE DESIGNS REPRESENTED BY THESE PLANS ARE COPYRIGHTED AND SUBJECT TO COPYRIGHT PROTECTION. IF THE RECIPIENT DOES NOT AGREE WITH THE ABOVE CONDITIONS, THE RECIPIENT SHOULD NOT PROCEED BEYOND THIS DISCLAIMER.
3. The parties agree that any user of the City of Buellton’s Pre-Approved ADU drawings must execute a liability waiver limiting Contractor’s and the City’s liability. The waiver, shall include, at a minimum, the following information and language:
• Full applicant name, project address and contact information (including all owners and beneficial owners of any property on which City of Buellton’s Pre-Approved ADU drawings will be used). Contact information should include full legal names, address(es), contact phone numbers and email addresses.
• Identification of the plan set being used by the Application; • Language stating: “By using these City of Buellton’s Pre-Approved ADU program construction documents, the user agrees to release, hold harmless and indemnify Contractor and the City of Buellton, including their respective officers, directors, shareholders, employees, contractors, Contractors, elected officials, and any architect or service provider who prepared the construction documents, from any and all claims, liabilities, suits and demands, on account of any injury, damage or loss to persons or property, including injury or death, or economic losses, including attorneys’ fees and costs, arising out of the use of these construction documents.” • Additional language mirroring the on-sheet language, stating:
BY USING THESE PRE-APPROVED ADU PLANS, THE RECIPIENT IS ACKNOWLEDGING ACCEPTANCE OF THE FOLLOWING CONDITIONS.
1. THE USE OF THIS INFORMATION IS RESTRICTED TO THE ORIGINAL PROJECT FOR WHICH IT WAS PREPARED (CITY OF BUELLTON PRE-APPROVED ADU PROGRAM).
USE OF THESE PLANS DOES NOT ELIMINATE OR REDUCE THE RECIPIENT’S
RESPONSIBILITY TO VERIFY ANY AND ALL INFORMATION RELEVANT TO THE RECIPIENT’S WORK AND RESPONSIBILITY ON THIS PROJECT. CONTRACTOR AND/OR THE CITY OF BUELLTON SHALL NOT BE RESPONSIBLE FOR TRANSLATION ERRORS.
2. THE RECIPIENT RECOGNIZES AND ACKNOWLEDGES THAT THE USE OF THIS
INFORMATION WILL BE AT THEIR SOLE RISK AND WITHOUT ANY LIABILITY OR LEGAL EXPOSURE TO CONTRACTOR OR THE CITY OF BUELLTON. NO WARRANTIES
OF ANY NATURE, WHETHER EXPRESS OR IMPLIED, SHALL ATTACH TO THESE DOCUMENTS AND THE INFORMATION CONTAINED THEREON. ANY USE, REUSE, OR
ALTERATION OF THESE DOCUMENTS BY THE RECIPIENT OR BY OTHERS WILL BE
CITY OF BUELLTON PRE-APPROVED ADU PLAN DESIGNS 24
SECTION 5 — EXCEPTIONS
AT THE RECIPIENT’S RISK AND FULL LEGAL RESPONSIBILITY. FURTHERMORE, THE
RECIPIENT WILL, TO THE FULLEST EXTENT PERMITTED BY LAW, INDEMNIFY AND
HOLD CONTRACTOR AND THE CITY OF BUELLTON HARMLESS FROM ANY AND ALL
CLAIMS, SUITS, LIABILITY, DEMANDS, JUDGEMENTS, OR COSTS ARISING OUT OF OR
RESULTING THERE FROM ON ACCOUNT OF ANY INJURY, DEATH, DAMAGE OR LOSS TO PERSONS OR PROPERTY.
3. THE DESIGNS REPRESENTED BY THESE PLANS ARE COPYRIGHTED AND SUBJECT TO COPYRIGHT PROTECTION. IF THE RECIPIENT DOES NOT AGREE WITH THE ABOVE CONDITIONS, THE RECIPIENT SHOULD NOT PROCEED BEYOND THIS DISCLAIMER. • Signature blocks for all applicants, owners and beneficial owners of the real property on which the City of Buellton’s Pre-Approved ADU program construction documents are to be used.
CITY OF BUELLTON PRE-APPROVED ADU PLAN DESIGNS 25
SECTION 6
References
CITY OF BUELLTON PRE-APPROVED ADU PLAN DESIGNS 26
References
Workbench &
Metta Urban Design
Loreli Cappel
City of Atascadero
Deputy Director of Economic &
Community Development
Phone: 805.470.3480
Email: [email protected]
Contract Value: $144,150
Katie Herlihy
City of Capitola
Community Development Director
Phone: 831.475.7300 ext 216
Email: [email protected]
Contract Value: $106,700
Workbench
Evan Nuckles
Monterey County HCD
Building Services Manager
[email protected]
831.784.5682
Contract Value: $71,407
Ben Nurse
City of Seaside
Housing Program Manager
Phone: 831.899.6772
Email: [email protected]
Contract Value: $105,217
David Foster
City of Seaside
Former Housing Program Manager
Phone: 831.212.3554
Email: [email protected]
Contract Value: $105,217
Brockett Architecture
Josh Cross
President/CEO
Atascadero Chamber of Commerce
Phone: 831.212.3554
Email: [email protected]
Marty Mohamed
Commercial Developer
Sphere Partners Real Estate
Phone: 760.996.0888
Email: [email protected]
“The Workbench and Ryan Brockett
Architecture team is professional,
personable, and passionate about
designing ADUs for fellow Californians.
They brought energy and creativity to
the project, treating the needs of the
eventual residents with consideration
and care. As the project progressed,
they continued to impress with their
sharp attention to detail and continued
relationship management.
Their expertise in pre-designed ADU
programs greatly benefited our complex
project- they were able to easily unify
the distinct needs of four different
jurisdictions into a set of designs
that will serve a range of different
communities. It was a pleasure to work
with them in all ways.”
Loreli Cappel
Deputy Director of Economic and
Community Development
City of Atascadero
SECTION 6 — ATTACHMENTS
END of RFP
Response