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Home My WebLink AboutItem 6a. 989 Choro St. (ARCH-0052-2022)_High Resolution PlansMISSION PLAZA CONCEPT PLAN IMPLEMENTATION PHASE I - RESTROOM AND CAFE T1#0256-02-UR18 APRIL 2022 1/4” = 1’-0” (24X36 SHEET) 0 2 4 8 0 4 8 16 1/8” = 1’-0” (12X18 SHEET)TITLE SHEET MISSION PLAZA CONCEPT PLAN IMPLEMENTATION PHASE I - RESTROOM AND CAFE PROJECT DIRECTORY OWNER:CITY OF SAN LUIS OBISPO ARCHITECT:RRM DESIGN GROUP 3765 S. HIGUERA STREET, SUITE 102 SAN LUIS OBISPO, CA 93401 CONTACT: DEBBIE RUDD PHONE: (805)-543-1794 EMAIL: DLRUDD@RRMDESIGN.COM PROJECT ADDRESS:989 CHORRO STREET APN:002-423-006 PROJECT DESCRIPTION The City of San Luis Obispo proposes to improve the outdoor restroom area in Mission Plaza. This effort includes demolishing the existing 825 SF restroom building and constructing a new 468 SF restroom and a 165 SF cafe building. The existing Murray Adobe will be preserved and is planned for future reuse. The café component will be accompanied by an outdoor patio. Estimated hours of operation will be 7:30 a.m. to 8:00 p.m. or until sunset. Quantity of employees shall be determined by the City of San Luis Obispo. General improvements to the site include improving accessibility (ADA), increasing restroom capacity, and enhancing safety. There are not any parking requirements associated with this project. SHEET INDEXPROJECT STATISTICS ZONING:PF-H [PUBLIC FACILITY [WITH A HISTORIC PRESERVATION OVERLAY] PROJECT SIZE:0.16 ACRES (7,132 SF) MAX LOT COVERAGE:60% (7,132 SF) PROPOSED COVERAGE:10% (165 + 468 = 633 SF) KIOSK GROSS FOOTPRINT:165 SF RESTROOM GROSS FOOTPRINT:468 SF EXISTING PERVIOUS AREA:4,110 SF PROPOSED PERVIOUS AREA:2,355 SF PROPOSED LANDSCAPE AREA:1,386 SF EXISTING IMPERVIOUS SURFACE:3,022 SF PROPOSED IMPERVIOUS SURFACE:4,777 SF MAX. ALLOWED HEIGHT:35’-0” FT. MAX. PROPOSED HEIGHT:14’-8” FT. PF-HMonter e y StBroad S t Chor ro S t ZONING MAP T1 TITLE SHEET A2 ILLUSTRATIVE SITE PLAN A3 FLOOR PLANS A4 RESTROOM ELEVATIONS A5 RESTROOM DETAILS A6 KIOSK ELEVATIONS A7 CONCEPT SKETCH A8 MATERIALS AND FURNISHINGS - SITE A9 COLORS AND MATERIALS - BUILDINGS A10 VISUAL SIMULATION A11 SITE SECTION ‘A’ A12 SITE SECTION ‘B’ A13 IRRIGATION COMPLIANCE & MWELO CALCULATIONS - SITE * LIGHTING PHOTOMETRIC STUDIES TO BE SUBMITTED AS A DEFERRED SUBMITTAL 0 SCALE 1”=10’ 10 20 305 0 36” AND 18.5” REDWOOD TREES TO REMAIN FUTURE SCULPTURE GARDEN BENCH FUTURE LOCATION OF PUBLIC ART KIOSK EXISTING BRICK PATHWAYTO REMAIN PROPOSED CAFE/ KIOSK 165 SF BROAD STREET PLANTER POTS WITH OLIVE TREES STRING LIGHTS RELOCATED 18” OLIVE TREE 24” OLIVE TREE TO REMAIN POLE LIGHT OUTLINE OF FORMER BUILDING ‘GRANITECRETE’PATIO EXISTING ADOBEMOVEABLE BISTRO TABLES 10” & 12” SYCAMORE TREES TO BE REMOVED EXISTING TREES EXISTING TREES TO REMAIN 5 EXISTING TREES TO BE REMOVED 4 EXISTING TREE TO BE RELOCATED 1 ACCESSIBLE ROUTE WITH LOW RE-PURPOSED STONE SEATWALLS STEP WITH HANDRAIL + + + + CLAY BRICKPLAZA PLANTER POTS FLEXIBLE EXISTING LAWN AREA PROPOSED TREES SPECIES QUANTITY SIZE OLEA EUROPAEA ‘WILSONII’ OLEA EUROPAEA ‘MANZANILLO’ JACARANDA MIMOSIFOLIA EXISTING SIDEWALK TO REMAIN 18” OLIVE TREE TO BE RELOCATED PLANTER AREA LAWNTO REMAIN 6” & 12” JACARANDA TREE (MULTI-TRUNK) TO BE REMOVED TRASH RECEPTACLES RIGHT-OF-WAY POLE LIGHT PROPOSED RESTROOM 468 SF 6 (N POTS)24” BOX FIELD GROWN 36” BOX 1 1 + 36” OLIVE TREE TO BE REMOVED MURAL ON RESTROOM WALL “MOON TREE” RE-PURPOSED STONE SEAT WALL COMMUNAL BAR HEIGHT SEATING RE-PURPOSED GRANITE CURBS AT TREE WELLS BIKE RACKS BRICK STEPS INTERPRETIVE PLAQUE STEPS TO LAWN AREA RAILING TO BE REPLACED WITH CITY STANDARD EXISTING TREES TO REMAIN LIMIT OF IMPROVEMENTS LIMIT OF IMPROVEMENTS LIMIT OF IMPROVEMENTSSEE SHEETS A11 & A12 FOR ADDITIONAL AREA CALCULATIONS LIMIT OF I M P R O V E M E N T S MISSION PLAZA CONCEPT PLAN IMPLEMENTATION PHASE I - RESTROOM AND CAFE A2#0256-02-UR18 APRIL 2022 1” = 10’-0” (24X36 SHEET) 0 5 10 20 0 10 20 40 1” = 20’-0” (12X18 SHEET)ILLUSTRATIVE SITE PLAN MISSION PLAZA CONCEPT PLAN IMPLEMENTATION PHASE I - RESTROOM AND CAFE A3#0256-02-UR18 APRIL 2022 1/4” = 1’-0” (24X36 SHEET) 0 2 4 8 0 4 8 16 1/8” = 1’-0” (12X18 SHEET)FLOOR PLANS 26' - 0"18' - 0"A A D D 1 1 22 11' - 0"4' - 0"11' - 0" B B C C RESTROOM CHASE RESTROOM 18-Mission-Plza-Restroom-Cafe-MurrayAdobe-Imp\Architecture\Model\Restroom-Barn Doors.rvtM A10256-02-UR18 - MISSION PLAZA RESTROOM SCHEMATIC FLOOR PLAN 03.16.2022 1/4" = 1'-0"1 GROUND FLOOR PLAN 2A-2014A-2011A-201A A DD 1 14 4 B B C C 13' - 6"13' - 6"3' - 0"7' - 6"3' - 0"13' - 6"13' - 6"3' - 0"7' - 6"3' - 0"KIOSK 2 2 3 3 3' - 0"7' - 6"3' - 0" 3' - 0"7' - 6"3' - 0"N:\0201\0256-02-UR18-Mission-Plza-Restroom-Cafe-MurrayAdobe-Imp\Architecture\Model\Kiosk.rvt1/31/2020 3:34:38 PM1/4" = 1'-0"A-201 A-101 GROUND FLOOR PLAN1 RESTROOM FLOOR PLAN 1/4" = 1'-0" (24 X 36 SHEET)1 KIOSK FLOOR PLAN 1/4" = 1'-0" (24 X 36 SHEET)2 WALK-UP COUNTER WORKING COUNTERSHELVES SHELVESSHELVESSHELVESPLUMBING CHASE & FIRE RISER ROOM MISSION PLAZA CONCEPT PLAN IMPLEMENTATION PHASE I - RESTROOM AND CAFE A4#0256-02-UR18 APRIL 2022 1/2” = 1’-0” (24X36 SHEET) 0 1 2 4 0 2 4 8 1/4” = 1’-0” (12X18 SHEET)RESTROOM ELEVATIONS 0’-0” 0’-0” 8’-0” 8’-0” 14'-2” 14'-2” GROUND LEVEL GROUND LEVEL T.O.P. T.O.P. MAX HEIGHT MAX HEIGHT EAST ELEVATION 1/2" = 1'-0" (24 X 36 SHEET)1 NORTH ELEVATION 1/2" = 1'-0" (24 X 36 SHEET)3 WEST ELEVATION 1/2" = 1'-0" (24 X 36 SHEET)2 SOUTH ELEVATION 1/2" = 1'-0" (24 X 36 SHEET)4 MISSION PLAZA CONCEPT PLAN IMPLEMENTATION PHASE I - RESTROOM AND CAFE A5#0256-02-UR18 APRIL 2022 1/4” = 1’-0” (24X36 SHEET) 0 2 4 8 0 4 8 16 1/8” = 1’-0” (12X18 SHEET)RESTROOM DETAILS metal panel 6’ high privacy screen metal wood look soffit metal grill detail - ventilation transom accent lantern metal paneling inspired by mission door detailing precast concrete cap brick base metal cornice detailing metal corner finials accent brass fascia restroom skylight soffit lighting space for public restroom skylight standing seam metal roofing metal cornice detailing metal corner finials metal wood look soffit metal grill detail - ventilation transom soldier course brick cap metal paneling (color/finish to match Mission Plaza bear statues) brick relief/pilaster rhythm precast concrete cap brick base RESTROOM REAR DETAIL (CREEK FACING) N.T.S.2 RESTROOM FRONT DETAIL (PLAZA FACING) N.T.S.1 art opportunities MISSION PLAZA CONCEPT PLAN IMPLEMENTATION PHASE I - RESTROOM AND CAFE A6#0256-02-UR18 APRIL 2022KIOSK ELEVATIONS 0’-0” 0’-0” 9’-4” 9’-4” 14'-8” 14'-8” GROUND LEVEL GROUND LEVEL T.O.P. T.O.P. MAX HEIGHT MAX HEIGHT NORTH/EAST/WEST ELEVATIONS 1/2" = 1'-0" (24 X 36 SHEET)1CORNICE/TRANSOM DETAIL (RESTROOM SIMULAR) N.T.S.3 BASE DETAIL (RESTROOM SIMULAR) N.T.S.4 SOUTH ELEVATION 1/2" = 1'-0" (24 X 36 SHEET)2 1/2” = 1’-0” (24X36 SHEET) 0 1 2 4 0 2 4 8 1/4” = 1’-0” (12X18 SHEET) metal roof finial metal cornice detailing metal corner finials accent metal signage metal wood-look soffit opaque glass transom accent lantern glass door/windows metal paneling(color/finish to match Mission Plaza bear statues) walk-up serving counter metal paneling inspired bymission door detailing brick base standing seam metal roofing metal corner finials wood menu sign roll-up security doors MISSION PLAZA CONCEPT PLAN IMPLEMENTATION PHASE I - RESTROOM AND CAFE A7#0256-02-UR18 APRIL 2022 1/4” = 1’-0” (24X36 SHEET) 0 2 4 8 0 4 8 16 1/8” = 1’-0” (12X18 SHEET)CONCEPT SKETCH 0 SCALE 1”=10’ 10 20 305 0 LOW CURBS AROUND TREE WELLS RE-PURPOSED GRANITE CURBS FROM CITY OF SLO BRICK PAVERS - HERRINGBONE PATTERN COLORS FADING DARK TO LIGHT PEDESTRIAN POLE LIGHT WROUGHT IRON ‘GRANITECRETE’ (PERMEABLE + ACCESSIBLE) COLOR: GOLD BIKE RACKS PEAK RACKS, 4-BIKE SINGLE SIDED 16” WHEEL SPACING, COLOR: BLACK COMMUNAL BAR TABLE LANCASTER BAR HEIGHT INDUSTRIAL STOOLS, COLOR: BLACK WITH CUSTOM BAR TABLE STONE WALLS RE-USE EXISTING MATERIAL FROM EXISTING RAISED PLANTERS PLANTER POTS FOR TREES SYBERTECH, GROUND LEVEL PLANTER, CONICAL, COLOR: TERRACOTTA BENCH RENAISSANCE MEMORIAL BENCH MODEL: 2806-6-MP, COLOR: BLACK Dusty RoseMountain Rose Summer Wheat Sutter Gold EXISTING ADOBE PROPOSED CAFE/ KIOSK PROPOSED RESTROOM MOVEABLE BISTRO TABLES LANCASTER 36” TABLE & INDUSTRIAL CAFE CHAIRS, COLOR: BLACK *Lighting shown shall include LED fixture mounted within roof plate to serve as a shield per Lighting and Night Sky Preservation SLOMC 17.70.100. LANTERN W: 14” LANTERN H: 30” WEIGHT: 15 LBS BULB: (3) 60 W E-26 MISSION PLAZA CONCEPT PLAN IMPLEMENTATION PHASE I - RESTROOM AND CAFE A8#0256-02-UR18 APRIL 2022 1/4” = 1’-0” (24X36 SHEET) 0 2 4 8 0 4 8 16 1/8” = 1’-0” (12X18 SHEET)MATERIALS AND FURNISHINGS - SITE LAMINATED (FILM) WOOD OPTIONS Pre-painted coil with a PVC film finish, for interior only. Walnut 8424 Northwest Mountain Hemlock 84 Windjammer Teak 8449 Grey Barnw Cedar 8437 Clipper Teak 8446 Swamp Cypress 8444 Summer Maple 8465 Red River Pecan 8467 Bayou Pecan 8468 Terrace Maple 8466 Amber Bamboo 8435 Fonthill Cherry 8426 Douglas Fir 8452 Anigre 8453 African Wenge 8944 WOOD LOOK METAL SOFFIT HUNTER DOUGLAS RED RIVER PECAN 8467 CONCRETE BASE CAP VENTURA CAST STONE SEAGULL WALL LIGHT STEVE HANDELMAN STUDIO CORDOVA WALL BRACKET CAST IRON *Lighting shown shall include LED fixture mounted within roof plate to serve as a shield per Lighting and Night Sky Preservation SLOMC 17.70.100. W: 9” H: 28” WEIGHT: 15 LBS PROJECTION: 12” BULB: (3) 2 WATT LED MISSION PLAZA CONCEPT PLAN IMPLEMENTATION PHASE I - RESTROOM AND CAFE A9#0256-02-UR18 APRIL 2022 1/4” = 1’-0” (24X36 SHEET) 0 2 4 8 0 4 8 16 1/8” = 1’-0” (12X18 SHEET)COLORS AND MATERIALS - BUILDINGS A B C A A A B G FF B C C C D G D DE E D E F G ACCENT SIGNAGE/FASCIA BRASS METAL BRUSHED FINISH BRICK BASE - THIN WAINSCOT H.C. MUDDOX - HARVARD BLEND DECORATIVE TRANSOM BAND OPAQUE GLASS WITH METAL (KIOSK) METAL MESH WITH METAL (RESTROOM) METAL PANELING, STANDING SEAM ROOF & STOREFRONT ANTIQUE BRONZE FINISH (COLOR TO MATCH MISSION PLAZA BEAR STATUES) MISSION PLAZA CONCEPT PLAN IMPLEMENTATION PHASE I - RESTROOM AND CAFE A10#0256-02-UR18 APRIL 2022VISUAL SIMULATION MISSION PLAZA CONCEPT PLAN IMPLEMENTATION PHASE I - RESTROOM AND CAFE A11#0256-02-UR18 APRIL 2022SITE SECTION ‘A’ NOTE: SEE SHEETS A3 - A6 FOR BUILDING FLOOR PLANS AND ELEVATIONS PATIO AREAKIOSK LANDSCAPE AREA - EXISTING TURF ABKEY MAP ATTSLB ICVICV UTIL4 STEPS BENCH BENCH TRASH BENCH BENCH BENCH TRASH BENCH BENCH ELETCDTCDTCDTCDTCDTCDELEC Legend Proposed Clay Brick (Impervious) Walls, Headers and Steps 4145 total square feet Proposed 'Granitecrete' Patio (Pervious) 969 total square feet San Luis Creek Flow Line Mission Plaza Restroom Replacement and Cafe Exhibit B - Site Plan Scale: 1"=20' Proposed Rooftop (Impervious) 632 total square feet Limits of Work Boundary 7132 total square feet Surface Area Totals Surface Proposed (sf) Impervious 4777 3022 Pervious 2355 4110 Based on areas presented in the table above it is anticipated that the project will be subject to PCR performance level 1. Project is located within WMZ#1 Proposed Stormwater Drainage Pattern Proposed Landscaping 1386 total square feet MONTEREY ST.BROAD ST.Net (sf) 4777 Existing (sf) Replaced (sf) 1648 A MISSION PLAZA CONCEPT PLAN IMPLEMENTATION PHASE I - RESTROOM AND CAFE A12#0256-02-UR18 APRIL 2022SITE SECTION ‘B’ NOTE: SEE SHEETS A3 - A6 FOR BUILDING FLOOR PLANS AND ELEVATIONS ABKEY MAP RESTROOM (E) SLOPE LANDSCAPE (E) PATH(E) ‘MOON TREE’ ATTSLB ICVICV UTIL4 STEPS BENCH BENCH TRASH BENCH BENCH BENCH TRASH BENCH BENCH ELETCDTCDTCDTCDTCDTCDELEC Legend Proposed Clay Brick (Impervious) Walls, Headers and Steps 4145 total square feet Proposed 'Granitecrete' Patio (Pervious) 969 total square feet San Luis Creek Flow Line Mission Plaza Restroom Replacement and Cafe Exhibit B - Site Plan Scale: 1"=20' Proposed Rooftop (Impervious) 632 total square feet Limits of Work Boundary 7132 total square feet Surface Area Totals Surface Proposed (sf) Impervious 4777 3022 Pervious 2355 4110 Based on areas presented in the table above it is anticipated that the project will be subject to PCR performance level 1. Project is located within WMZ#1 Proposed Stormwater Drainage Pattern Proposed Landscaping 1386 total square feet MONTEREY ST.BROAD ST.Net (sf) 4777 Existing (sf) Replaced (sf) 1648 B IRRIGATION DESIGN CRITERIA: THE IRRIGATION SYSTEM WILL UTILIZE THE FOLLOWING METHODS: ALL TREES, POTTERY, SHRUB AND GROUNDCOVER AREAS WILL BE IRRIGATED ON SEPARATE HYDROZONES WITH DRIP OR BUBBLER IRRIGATION. DRIP AND BUBBLER IRRIGATION WILL BE USED TO APPLY WATER ACCURATELY TO THE PLANT ROOT ZONES AT A RATE THAT IT CAN INFILTRATE TO IMPROVE IRRIGATION EFFICIENCY. LOW SPRINKLER HEADS WILL BE USED WHERE NEEDED TO APPLY WATER UNIFORMLY AND SLOWLY. OVER-SPRAY AND EVAPORATION WILL BE MINIMIZED AND MATCHED PRECIPITATION RATE NOZZLES WILL BE USED WITHIN EACH CONTROL VALVE AND CIRCUIT. A WEATHER SENSING, SELF ADJUSTING ‘SMART’ CONTROLLER WILL BE USED TO MONITOR THE IRRIGATION WATER AND MANAGE DAILY WATER CONSUMPTION TO THE MINIMUM REQUIREMENTS FOR EACH HYDROZONE. THE IRRIGATION SYSTEM WILL BE CONTROLLED BY A TIMER WITH THE ABILITY TO ADJUST RUNTIMES BY DATA COLLECTED BY RAIN AND ET SENSORS. THE WATERING SCHEDULE WILL BE BASED UPON PLANT NEEDS, SOIL TYPE, SLOPE, AND SEASON, WHERE IRRIGATION WILL BE SCHEDULED TO AVOID WATERING RAIN OR FREEZE EVENTS. PLANTING DESIGN CRITERIA: THE PLANT PALETTE DESCRIBED IS COMPRISED OF PLANT MATERIAL AND TREES KNOWN TO THRIVE IN THE LOCAL CLIMATE AND SOIL CONDITIONS. THE PLANT PALETTE IS COMPRISED OF PLANTS NATIVE TO MEDITERRANEAN CLIMATES. 20% OR LESS OF THE PLANT MATERIAL WILL REQUIRE MODERATE WATER, AND THE REMAINDER WILL REQUIRE LOW TO VERY LOW WATER ONCE ESTABLISHED. THIS PLANT PALETTE COUPLE WITH THE IRRIGATION SYSTEM DESCRIBED ABOVE WILL MEET OR EXCEED THE STATE AND LOCAL STANDARDS FOR WATER CONSERVATION THROUGH WATER EFFICIENT LANDSCAPE IRRIGATION DESIGN. ALL ABOVE GROUND UTILITIES WILL BE SCREENED WITH VEGETATION. MWELO CALCULATIONS: ESTIMATED WATER USE TOTALS: 17,906 GAL/YR MAXIMUM ALLOWED WATER ALLOWANCE: 20,068 GAL/YR Appendix B - Sample Water Efficient Landscape Worksheet WATER EFFICIENT LANDSCAPE WORKSHEET This worksheet is filled out by the project applicant and it is a required element of the Landscape Document Package Reference Evapotranspiration (Eto)_____43.8 Hydrozone # /Planting Description* Plant Factor (PF) Irrigation Method Irrigation Efficiency (IE) ETAF (PF/IE)Landscape Area (Sq, ft) ETAF x Area Estimated Total Water Use (ETWU) 1 - DT Shrubs 0.25 Drip 0.91 0.27 797 218.96 5,946 2-DT Trees 0.25 Bubbler 0.8 0.31 140 43.75 1,188 3-Mod Shrubs 0.5 Drip 0.91 0.55 0 0.00 0 4 - Mod Trees 0.5 Bubbler 0.8 0.63 20 12.50 339 5 - Turf 0.9 Spray 0.71 1.27 0 0.00 0 Totals 957 275.21 7,473 Recreation 1 429 11,650 Edibles 1 0 0 Other 1 0 0 Totals 429 11,650 ETWU Total 19,123 23,345 Hydrozone #/Planting Description Irrigation Method Irrigation Efficiency ETWU (Annual Gallons Required) E.G.overhead spray or drip 0.75 for spray head Eto x 0.62 x (ETAF x Area) 1.) front lawn 0.81 for drip 2.) low water use plantings 3.) medium water use planting *MAWA (Annual Gallons Allowed) = (Eto) (0.62) [(ETAF x LA)]+((1-ETAF) x SLA)] ETAF Calculations Regular Landscape Areas Total ETAF x Area (B) Total Area (A) Average ETAF B / A All Landscape Areas Total ETAF x Area (B+D) Total Area (A+C) Sitewide ETAF (B+D) / (A+C) Average ETAF for Regular Landscape Areas must be 0.55 or below for residential areas, and 0.45 or below for non- residential areas. Regular Landscape Areas Special Landscape Areas Maximum Allowed Water Allowance (MAWA) where 0.62 is a conversion factor that converts acre-inches per acre per year to gallons per square foot per year. LA is the total landscape area in square feet. SLA is the total special landscape area in square feet, and ETAF is .55 for residential areas and 0.45 for non-residential areas. where 0.62 is a conversion factor that converts acre inches per acre per year to galls per square foot per year. MISSION PLAZA CONCEPT PLAN IMPLEMENTATION PHASE I - RESTROOM AND CAFE A13#0256-02-UR18 APRIL 2022 1/4” = 1’-0” (24X36 SHEET) 0 2 4 8 0 4 8 16 1/8” = 1’-0” (12X18 SHEET)IRRIGATION COMPLIANCE & MWELO CALCULATIONS - SITE A13