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HomeMy WebLinkAboutItem 4a. 1531 Monterey St. (DIR-0228-2022) Project Plans_High ResolutionREQUIRED PARKING SPACE CALCULATION PER 17.72.030 (AREAS ARE BASED ON PROJECT AREAS) TOTAL FLOOR S.F. PER TOTAL PARKING AREA PARKING SPACE RESTAURANT 1,174 S.F.100 S.F.11.74 11.74 SPACES 2 BEDROOM PARKING TOTAL PARKING SPACE RESIDENTIAL UNIT 2 S.F.1.50 1.50 1.50 SPACES REQUIRED PARKING TOTAL REQUIRED PARKING SPACES 13.24 SPACES 14 SPACES PROPOSED PARKING TOTAL PROPOSED ON-SITE PARKING SPACES 7 SPACES COMPACT 3 SPACES AV E RAGE 3 SPACES ADA 1 SPACES PROPOSED BICYCLE PARKING TOTAL PROPOSED BIKE PARKING (2 SPACES IN FRONT & 3 SPACES IN BACK)5 SPACES 0 3/3/2022Printed: Your NameCreated by: 1: County of San Luis Obispo Dept. of Public Works Interactive Data Viewer 353.3 4,239 288 576 Feet 3,457 The County of San Luis Obispo does not assume liability for any damages caused by errors or omissions in the data and makes no warranty of any kind, express or implied, that these data are accurate and reliable. Map for Reference Purposes Only © County of San Luis Obispo Department of Public Works & Transportationhttp://www.slocounty.ca.gov/Departments/Public-Works/Services/Public-Works-GIS.aspx 1531 MONTEREY STREET SAN LUIS OBISPO, CA 93401 N PARCEL SITE VICINITY MAP STATEMENT OF COMPLIANCE THIS PROJECT HAS BEEN DESIGNED IN ACCORDANCE WITH AND MEETS THE COUNTY OF SAN LUIS OBISPO ADOPTED 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. ENCROACHMENT PERMIT WORK IN THE PUBLIC RIGHT OF WAY REQUIRES A SEPARATE "ENCROACHMENT PERMIT" ISSUED BY THE ENGINEERING DIVISION OF THE COMMUNITY DEVELOPMENT DEPARTMENT. WORK REQUIRING AN ENCROACHMENT PERMIT INCLUDES BUT IS NOT LIMITED TO DEMOLITIONS, UTILITIES, WATER, SEWER, AND FIRE SERVICES LATERALS , CURB, GUTTER AND SIDEWALK, DRIVEWAY APPROACHES, SIDEWALK UNDER-DRAINS, STORM DRAIN IMPROVEMENTS, STREET TREE PLANTING OR PRUNING, CURB RAMPS, S TREET PAVING, AND PEDESTRIAN PROTECTION OR CONSTRUCTION STAGING IN THE RIGHT-OF-WAY "RECORD" DRAWINGS ARE REQUIRED FOR ALL WORK WITHIN THE PUBLIC RIGHT-OF-WAY OR WITHIN CITY EASEMENTS AT THE COMPLETION OF THE PROJECT PER CITY STANDARDS AND CITY STANDARD SPECIFICATIONS. THE RECORD DRAWINGS SHALL BE RECEIVED AND ACCEPTED PRIOR TO FINAL INSPECTIONS APPROVALS AND/OR OCCUPANCY OF ANY BUILDING. MAINTENANCE STATEMENT THIS PROJECT DOES NOT ADDRESS ANY SHORT OR LONG TERM MAINTENANCE REQUIREMENTS FOR THE MATERIALS, FINISHES, AND/OR SURFACES SPECIFIED, DETAILED AND INDICATED IN THES E DRAWINGS AND SPECIFICATIONS. IT IS THE RESPONSIBILITY OF OTHERS TO EITHER PROVIDE THIS INFORMATION, OR PROVIDE THE NAMES AND RESOURCES FOR THIS ISSUE. FURTHERMORE, THESE PLANS HAVE NOT BEEN DEVELOPED TO ADDRESS ANY PRIORITY, OR DETERMINATION, OF ANY MAINTENANCE PROGRAM OR PROCESS, OTHER THAN THE INFORMATION SUPPLIED BY OTHERS, THE OWNER AND THEIR AGENTS. COMMERCIAL USES OF THE SITE AND ON-GOING BUILDING MAINTENANCE AND LANDSCAPING SHALL AT ALL TIMES REMAIN CONSISTENT WITH APPROVED PLANS AND CONDITIONS OF APPROVAL OF THE ARCHITECTURAL REVIEW APPROVAL FOR THE PROJECT. ANY CHANGE TO THE APPROVED DESIGN OR OTHER CONDITIONS OF APPROVAL MUST BE APPROVED BY THE DIRECTOR, PLANNING COMMISSION AND OR ARCHITECTURAL REVIEW COMMISSION AS DEEMED APPROPRIATE. AN OPERATION AND MAINTENANCE MANUAL SHALL BE PROVIDED TO THE BUILDING OCCUPANT AND/OR OWNER. PRIOR TO FINAL INSPECTION, AND THE GRANTING OF OCCUPANCY, THE CONTRACTOR / OWNER SHALL INSURE ALL APPLICABLE REQUIREMENTS ARE IN ACCORDANCE TO THE CONDITIONS SET FORTH IN THESE PLANS ARCHITECTURAL OBSERVATION AND PRE-FINAL / OCCUPANCY NOTE: OCCUPANCY CALCULATION PER CBC PROJECT DESCRIPTION COMMERCIAL "TENANT IMPROVEMENT" REMODEL IN AN EXISTING COMMERCIAL BUILDING. NO ADDITIONAL BUILDING AREA IS BEING PROPOSED. ONLY EXTERIOR MODIFICATIONS IS TO REMOVE SPRIAL STAIRCASE IN THE PARKING LOT. NO WORK IS BEING PROPOSED TO THE RESIDENTIAL UNIT ON THE SECOND FLOOR. PROJECT STATISTICS PROJECT ADDRESS:1531 MONTEREY STREET, SAN LUIS OBISPO, CA 93401 APN#001-234-003 LEGAL DESCRIPTION: LOT 3, BLOCK NUMBER 235, BOOK 001, PAGE 23, CITY OF SAN LUIS OBISPO ASSESSOR'S MAP, COUNTY OF SAN LUIS OBISPO, CA. ZONE:C-T (TOURIST COMMERCIAL) LOT SIZE:6,528 S.F. BUILDING SUMMARY USE:CAFE/ COMMERCIAL KITCHEN / OFFICE OCCUPANCY:B, S-2 CONSTRUCTION:V-B (NOT SPRINKLERED) NUMBER OF STORIES:TWO DEVELOPMENT STANDARDS BUILDING AREA (NO MODIFICATIONS):2,929 S.F. BUILDING HEIGHT (NO MODIFICATIONS):25'-0" TITLE T-1.0 TITLE SHEET T-1.5 TRAFFIC AND PARKING ANALYSIS T-1.6 SAN LUIS GARBAGE CO. WILL SERVE LETTER AS BUILT AB-1.0 AS-BUILT SITE AND FLOOR PLAN ARCHITECTURAL SITE CA-1.0 SITE PLAN ARCHITECTURAL D-1.0 DEMOLITION LOWER FLOOR PLAN A-0.0 OVERALL PARKING PLAN A-1.0 DIMENSIONAL LOWER FLOOR PLAN A-1.1 PROPOSED LOWER FLOOR PLAN A-3.0 WINDOW AND DOOR SCHEDULE A-6.0 FINISH FLOOR LOWER PLAN A-6.1 EQUIPMENT PLAN AND SCHEDULE TOTAL: 12 SHEETS SHEET INDEX ROOM NAME AREA (SF)OCC FACTOR OCCUPANT LOAD EXITS REQUIRED INDOOR DINING 469 (NET)15 (NET)31 2 OFFICE 147(GROSS)150(GROSS)1 1 KITCHEN 1,056(GROSS)200(GROSS)5 1 STORAGE 92(GROSS)500(GROSS)0 1 EMPLOYEE ROOM 40(GROSS)150(GROSS)0 1 RESTROOM ADA 63(GROSS)15(NET)4 1 RESTROOM ALL GENDER 57(GROSS)15(NET)4 1 TOTAL MAX. OCCUPANCY 48 2 879 MORRO ST SAN LUIS OBISPO, CA 93401 800-781-7215 CITY OF SAN LUIS OBISPO AGENCIES & UTILITIES 919 PALM ST SAN LUIS OBISPO, CA 93401 805-781-7180 919 PALM ST SAN LUIS OBISPO, CA 93401 805-781-7172 COUNTY OF SAN LUIS OBISPO PUBLIC HEALTH DEPARTMENT 2191 JOHNSON AVE SAN LUIS OBISPO, CA 93401 805-781-5500 COUNTY SHERIFF'S DEPT. 1585 KANSAS AVE. SAN LUIS OBISPO, CA 93401 805-781-4540 UTILITIES DEPARTMENT CITY HALL 990 PALM ST SAN LUIS OBISPO, CA 93401 805-781-7100 PACIFIC GAS & ELEC. 406 HIGUERA STREET SAN LUIS OBISPO, CA 93401 800-743-5000 CAL FIRE SAN LUIS OBISPO COUNTY FIRE DEPARTMENT 635 N. SANTA ROSA ST. SAN LUIS OBISPO, CA 93401 805-543-4244 UTILITY TELEPHONE 994 MILL ST #200 SAN LUIS OBISPO, CA 93401 805-546-7003 THE SOCAL GAS COMPANY 2240 EMILY ST SAN LUIS OBISPO,CA 93401 805-427-2200 SPECTRUM COMMUNICATIONS 270 BRIDGE ST SAN LUIS OBISPO,CA 93401 866-874-2389 CITY PUBLIC WORKS 919 PALM ST SAN LUIS OBISPO, CA 93401 805-781-7200 SAN LUIS OBISPO POLICE DEPARTMENT 1042 WALNUT ST SAN LUIS OBISPO, CA 93401 805-781-7317 CODE COMPLIANCE CODES: ALL CONSTRUCTION SHALL CONFORM TO THE FOLLOWING CODES: -2019 CALIFORNIA BUILDING CODE (CBC), BASED ON THE 2018 IBC -2019 CALIFORNIA MECHANICAL CODE (CMC), BASED ON THE 2018 UMC -2019 CALIFORNIA PLUMBING CODE (CPC), BASED ON THE 2018 UPC -2019 CALIFORNIA ELECTRICAL CODE (CEC), BASED ON THE 2016 NEC -2019 CALIFORNIA GREEN BUILDING STANDARDS CODE (CALGREEN) -2019 CALIFORNIA ENERGY CODE -2019 CALIFORNIA FIRE CODE (CFC), BASED ON THE 2018 IFC -2019 CALIFORNIA HEALTH AND SAFETY CODE (H&SC) -2019 CALIFORNIA BUSINESS AND PROFESSIONS CODE (B&PC) -NATIONAL FIRE PROTECTION ASSOCIATIONS STANDARDS (NFPA) -PROJECT CONDITIONS OF APPROVAL -CITY OF SAN LUIS OBISPO STANDARD CONDITIONS, MUNICIPAL CODES, AMENDMENTS AND SELECTED CODE REQUIREMENTS ON FILE AT THE COMMUNITY DEVELOPMENT DEPARTMENT, PLANNING AND BUILDING DIVISION -ALL OTHER CODES AND ORDINANCES ADOPTED BY THE CITY OF SAN LUIS OBISPO AGENCIES HAVING JURISDICTION OVER THIS PROJECT PROJECT DIRECTORY ROBIN COVEY UMA COISA NOIVA SAN LUIS OBISPO, CA 93401 OWNER: ROBIN COVEY PH: 805-235-7140 EMAIL: robin@novorestaurant.com OWNER/APPLICANT 895 NAPA AVE. SUITE A-6 MORRO BAY, CA93442 CONTACT: JOE FERNANDEZ PH: 805-316-0101 EMAIL: joe@transportationcc.com CENTRAL COAST TRANSPORTATION CONSULTING ARCHITECT HUNTER SMITH ARCHITECTURE 860 WALNUT STREET, SUITE 'B' SAN LUIS OBISPO, CA 93401 CONTACT: DANA HUNTER PH: 805-544-3380 FAX: 805-544-8625 EMAIL: dana@huntersmitharchitecture.com CITY PLANNING CITY BUILDING DEFERRED & SEPARATE SUBMITTAL 1. SIGNS SHALL BE SUBMITTED SEPARATELY THROUGH A SIGN PERMIT APPLICATION. SIGNS ARE FOR "REFERENCE ONLY". TO BE SUBMITTED AND REVIEWED THROUGH A SEPARATE PERMIT 2. CONSTRUCTION WASTE MANAGEMENT PLAN TO BE COMPLETED BY A QUALIFIED / LICENSED GENERAL CONTRACTOR. SHALL COMPLY AND REDUCE WASTE BY A MINIMUM OF 70% REFER TO LINK FOR FORM: HTTPS://WWW.SLOCITY.ORG/HOME/SHOWDOCUMENT?ID=4390 3. CITY OF SAN LUIS OBISPO WATER POLLUTION CONTROL PLAN TO BE COMPLETED BY A QUALIFIED / LICENSED GENERAL CONTRACTOR. REFER TO LINK FOR FORM: HTTP://WWW.SLOCITY.ORG/HOME/SHOWDOCUMENT?ID=714 SHALL BE APPROVED BY THE BUILDING OFFICIAL PRIOR TO PERMIT ISSUANCE ALMA CAFE "NON STRUCTURAL, TENANT IMPROVEMENT TO COMMERCIAL GROUND FLOOR" 029 T-1.0TITLE SHEETROBIN COVEYUMA COISA NOIVASAN LUIS OBISPO, CA 93401 ALMA CAFETENANT IMPROVEMENT1531 MONTEREY STREETSAN LUIS OBISPO, CA 93401These drawings are instrumentsof service and are the property ofHUNTER SMITHARCHITECTURE.All designs and other informationon the drawings are for use on thespecified project and shall not beused otherwise without theexpressed written permission ofHUNTER SMITHARCHITECTURE860 Walnut Street • Suite B • San Luis Obispo • CA 93401HUNTER SMITH & ASSOCIATES, INC. DBA HUNTER SMITH ARCHITECTURE © 2022 10-31-2023 C-38575 NOT FOR CONSTRUCTIONPLANNING SUB. 20 APR 2022 FIRE HYDRANT LOCATION THE TWO CLOSEST FIRE HYDRANTS FROM THE SITE IS LOCATED ON : -FIRE HYDRANT #1: 122 FEET FROM 1531 MONTEREY STREET -FIRE HYDRANT #2: 225 FEET FROM 1531 MONTEREY STREET -FIRE HYDRANT #3: 277 FEET FROM 1531 MONTEREY STREET FH #1 FH #2 FH #3 REQUEST PARKING REDUCTION PER 17.72.050 *PROVIDING 5 BIKE PARKING SPACES, THEREFORE 1 PARKING SPACES ONE CAR SPACE FOR EACH FIVE BICYCLE SPACES PROVIDED IN EXCESS OF REQUIRED PARKING. ALL BICYCLE PARKING THAT EXCEEDS THE REQUIRED NUMBER OF SPACES SHALL BE APPORTIONED BETWEEN SHORT-TERM AND LONG-TERM BICYCLE SPACES AS STIPULATED BY TABLE 3-6: REQUIRED BICYCLE PARKING. ANY ADDITIONAL BICYCLE PARKING PROVIDED FOR RESIDENTIAL USES SHALL BE COVERED.PER CITY OF SLO MUNICIPAL CODE 17.72.050.C.3.A REQUIRED:14 PARKING SPACES PROPOSED: 7 PARKING SPACES REQUESTING:*7 PARKING SPACE REDUCTION (805) 316-0101 895 Napa Avenue, Suite A-6, Morro Bay, CA 93442 MEMORANDUM Date: April 5, 2022 To: Logan Hunter, Hunter Smith Architecture From: Joe Fernandez, CCTC Subject: 1531 Monterey Street Parking Demand This memorandum summarizes the parking analysis conducted for the project proposed at 1531 Monterey Street in the City of San Luis Obispo. The project proposes the following uses: • First floor: a commercial kitchen and coffee shop/bakery counter with 29 seats. The gross first floor area totals 2,530 square feet (s.f.), of which 1,174 s.f. is considered restaurant area for the purpose of City code parking requirement calculation. • Second floor: a single residential unit currently exists on the second floor and would remain. The first floor was previously occupied by a café and gallery. The project proposes seven on-site vehicular parking spaces and five on-site bicycle parking spaces. Free on-street parallel parking exists along the project frontage on Monterey Street and on Grove Street approximately two hundred feet from the project site. The commercial kitchen would supply local restaurants with desserts and other prepared goods. Four employees would work at the site. One van would make one daily delivery from the site to local restaurants and another van would deliver produce to the site three times per week. Both vans would load and unload in the on-site parking lot and would be stored off-site. Parking Demand Rates The Institute of Transportation Engineer’s (ITE) Parking Generation Manual 5th Edition reports parking demand for a variety of similar uses, including fast casual restaurants and coffee/donut shops with and without drive- through windows. Table 1 summarizes the parking demand rates reported in these documents, along with the number of surveyed sites and the range of observed rates. Table 1: ITE Parking Demand Rates Table 1 shows a very large range of observed parking demand rates at the surveyed coffee shops. The proposed supply of seven spaces is within the range of observed rates at the surveyed coffee shop sites. Industry standard parking demand rates for restaurants and coffee shops are based on parking surveys of operating sites that provide dedicated parking, typically in suburban auto-centric locations. These demand rates form the basis of many municipal code minimum parking requirements. Locations without dedicated parking, Average Rate Lowest Rate Casual Restaurant 4 9.93 8.57-11.03 12 10 Coffee/Donut Shop no Drive Through 11 10.49 3.49-19.31 12 4 Coffee/Donut Shop with Drive Through 11 5.22 2.86-12.59 6 3 ITE Parking Demand Rates 1. Land Use Code #930, Fast Casual; #937 Coffee With Drive-Through; #936 Coffee Without Drive-Through 3. Based on 1,174 square feet. 2. Parking spaces per 1,000 square feet. Average Parking Demand2 Range of Observed Rates2 Spaces Required3 Category1 # of Surveys 2 1531 Monterey Street Parking Analysis Central Coast Transportation Consulting April 5, 2022 or which share parking with other uses, are not captured in these surveys since parking demand counts are difficult to collect at these types of locations. This results in minimum parking standards that may not be appropriate for walkable urban environments. Section 17.72.030 of the City of San Luis Obispo’s municipal code requires one parking space per 100 s.f. of total restaurant area. The project is in the Tourist Commercial (C-T) zone. If it were in the Downtown Commercial zone (C-D, four blocks away) the restaurant requirement would be halved. Food preparation land uses require one parking space per 1,500 s.f. Recommendations The proposed on-site parking supply is within the range of observed rates for coffee shop sites surveyed by ITE. The project location in a mixed-use, walkable area, makes it likely that a significant portion of customers will walk to the site. We recommend the following measures: • Reserve one or two on-site parking spaces for the residential unit only. • Encourage employees to walk, bike, use transit, or carpool. Direct employees to park in the on-site lot. The project drive aisle is too narrow to accommodate two-way traffic so customer parking on the site should not be encouraged by signage. • Add signage near the trash location for exiting vehicles to yield to entering vehicles. This will reduce the chance that vehicles will have to back out of the driveway on to Monterey Street. • Add time limit sign for green curbed area north of the project driveway to discourage long term parking by employees or adjacent uses. The site has historically been a café and gallery and anecdotal observations show regular curbside parking availability near the project site. The provided parking can accommodate the residents, employees, and a disabled parking space. The anticipated parking supply shortage is unlikely to affect the surrounding neighborhood, which mostly consists of hotels with on-site parking lots, other restaurants, and businesses. 029 T-1.5TRAFFIC ANDPARKING ANALYSISROBIN COVEYUMA COISA NOIVASAN LUIS OBISPO, CA 93401 ALMA CAFETENANT IMPROVEMENT1531 MONTEREY STREETSAN LUIS OBISPO, CA 93401These drawings are instrumentsof service and are the property ofHUNTER SMITHARCHITECTURE.All designs and other informationon the drawings are for use on thespecified project and shall not beused otherwise without theexpressed written permission ofHUNTER SMITHARCHITECTURE860 Walnut Street • Suite B • San Luis Obispo • CA 93401HUNTER SMITH & ASSOCIATES, INC. DBA HUNTER SMITH ARCHITECTURE © 2022 10-31-2023 C-38575 NOT FOR CONSTRUCTIONPLANNING SUB. 20 APR 2022 00029 CA-1.0SITE PLANUMA COISA NOIVA, INC. ALMA 1531 MONTEREY ST.SAN LUIS OBISPO, CA 93401These drawings are instrumentsof service and are the property ofHUNTER SMITHARCHITECTURE.All designs and other informationon the drawings are for use on thespecified project and shall not beused otherwise without theexpressed written permission ofHUNTER SMITHARCHITECTURE860 Walnut Street • Suite B • San Luis Obispo • CA 93401HUNTER SMITH & ASSOCIATES, INC. DBA HUNTER SMITH ARCHITECTURE © 2022 10-31-2023 C-38575 NOT FOR CONSTRUCTIONPLANNING SUB. 20 APR 2022 FLOOR MIXERS STORAGE EMPLOYEE LOCKER D -0 1 D-08D-08D-05 D-06 D-024" STEP DN D-03 (E) ADA ALL GENDER R.R. ALL GENDER R.R. HAND SINK PIZZA PREP PREP SINKHAND SINK HAND SINK SEATINGBARSEATINGBAR SEATING 14'-0" EXHAUST HOOD (E) ENTRY EXIT (E) ADA ENTRY EXIT ELEC PANELD-03D-07DISHWASHER WATER HTR MOP SINK SHELF D-04 OFFICE/STORAGE WALK-IN 10'X6' REFRIGERATOR HIGH BAR SEATING 1,174 S.F. (NET) RESTAURANT USE FOOD PREP AREA VOLLRATH CAYENNECHARBROILER40729233-3/4"DX 18"W XBAKE TABLE34"H X 36"D X 84"LGREASE TRAP. FREEZER FLOOR MIXERS ESPRESSO PASTRY SHELVING 12'-0" POS COFFEE PICK UP COUNTER BAKE TABLE2'-6"X 8'-0"HAND SINK PREP TABLE2'-6"X 4'-0"PREP SINKHAND SINK HAND SINK PREP TABLE2'-6"X 6'-0"PREP TABLE2'-6"X 6'-0"DISHWASHER WATER HTR WALK-IN 10'X6' REFRIGERATOR DISPLAY CASE ESPRESSO STORAGE 2'-0"X 4'-0" DISPLAY CASE DISPLAY CASE DISPLAY CASE DISPLAY CASE DISPLAY CASE 1TRASH & RECYCLING LOCATION SIDEWALK STAIRS UP TO RESIDENTIAL UNIT 2- BIKE RACK MONTEREY STREET9108SIDEWALK OFF-SITE PARKING OFF-SITE PARKING OFF-SITE PARKING PROPERTY LINE 2NO PARKING16'-0" 1 2 3 BIKE PARKING 9'-0"(E) DRIVEWAY (E) CARPORT ABOVE(E) 16" DEEP HEADER24" H RETAINING WALL W/ 2X6 PROPERTY LINE WALL 24" H RETAINING WALL W/ 2X6 PROPERTY LINE WALL67345COMPACTCOMPACTCOMPACT12" H RETAINING WALL W/ 2X6 PROPERTY LINE WALL8'-0"9'-0"9'-0"9'-9 1/2"9'-0"18'-4" PROPERTY LINE 9'-0"18'-4 3/4" (E) ASPHALT PARKING LOT (RE-STRIPE SPACES) STEPS 6 3/4"R STEPS 6 3/4"R STEPS 6 3/4"R SSSSSS WWW GGG CURB 1 1 2 3 3 6 9 9 8 7 9 5 4 10 11 12 (E) PROPERTY LINE (E) ASPHALT PARKING AND DRIVEWAY PL PL SYMBOL LEGEND: 5'-0" WIDE ADA/CBC ACCESS. PATH OF TRAVEL FROM ACCESS PARKING TO BUILDING ENTRANCE UTILITY GENERAL NOTES: 1. PROVIDE ACCESSIBLE SEWER LATERAL CLEANOUT @ THE BUILDING 2. COORDINATE WORK AFFECTING SITE UTILITIES WITH ALL LOCAL AGENCIES AND UTILITY COMPANY REPRESENTATIVES 3. NO GAS PIPING SHALL BE INSTALLED IN OR ON THE GROUND, UNDER ANY BUILDING OR STRUCTURE. ALL EXPOSED GAS PIPING SHALL BE KEPT AT LEAST SIX INCHES ABOVE GRADE OR STRUCTURE. UPC 1211.3 4. PLACE NON-METALIC SEWER LATERAL PIPE A MINIMUM OF THREE FEET BELOW SURFACE S UBJECT TO VEHICULAR TRAFFIC 5. SLOPE SEWER LATERAL A MINIMUM OF 1/4 INCH PER FOOT (2%) TOWARD POINT OF DISPOSAL. UPC SECTION 708.0 6. PROVIDE APPROVED BACKFLOW PREVENTION DEVICES AT HOSE BIBBS AND LAWN SPRINKLER SYSTEMS. UPC SECTION 603.0 7. SEWER BACK WATER VALVE REQUIRED ON THE SEWER LATERAL 8. ALL ELECTRICAL TELECOMMUNICATION & OTHER UTILITIES SHALL BE INSTALLED UNDERGROUND IN AN APPROVED METHOD OF CONSTRUCTION. (VERIFY LOCATIONS AND POINTS OF CONNECTIONS) 9. PROVIDE WATER PRESSURE REGULATOR AS REQUIRED - 80 PSI MAX 10. VERIFY LOCATION OF PG&E, CATV, AND TELEPHONE UNDERGROUND SERVICE BOXES 11. IF GAS METERS, ELECTRIC UTILITIES OR ANY PART OF THE FIRE PROTECTION WATER SYSTEM ARE SUBJECT TO VEHICULAR DAMAGE, IMPACT PROTECTION SHALL BE PROVIDED SITE GENERAL NOTES: 1. PROJECT IMPROVEMENTS SHALL BE DESIGNED AND CONSTRUCTED IN ACCORDANCE WITH COUNTY OF SAN LUIS OBISPO STANDARDS AND SPECIFICATIONS AND IN ACCORDANCE WITH ALL APPLICABLE COUNTY ORDINANCES. WHERE NO STANDARD OR SPECIFICATION EXISTS, THE STANDARDS AND SPECIFICATIONS OF THE CITY OF SAN LUIS OBISPO SHALL GOVERN. THE DECISION OF THE COUNTY ENGINEER SHALL BE FINAL REGARDING THE SPECIFIC STANDARDS THAT SHALL APPLY. 2. REVISIONS REQUIRED BY UNFORESEEN SITE CONDITIONS SHALL BE APPROVED BY THE ARCHITECT PRIOR TO EXECUTION 3. PROVIDE PLANTING TO PROTECT DISTURBED UNPAVED SURFACES FROM EROSION. PROVIDE TEMPORARY EROSION CONTROL DURING CONSTRUCTION. REFER TO ERROSION MITIGATION PLAN. 4. MINIMUM CONCRETE COMPRESSIVE STRENGTH SHALL BE 2,500 PSI AT 28 DAYS FOR ALL FLAT WORK 5. PRIOR TO EITHER ROOF NAIL OR FRAMING INSPECTION A LICENSED SURVEYOR IS REQUIRED TO MEASURE THE HEIGHT OF THE STRUCTURE AND SUBMIT A LETTER TO THE BUILDING INSPECTOR, CERTIFYING THAT THE HEIGHT OF THE STRUCTURE IS IN ACCORDANCE WITH THE APPROVED PLANS AND COMPLIES WITH THE HEIGHT REQUIREMENT OF THE CITY OF SAN LUIS OBISPO. 6. VERIFY LOCATION OF RESIDENCE, GARAGE AND ALL SITE IMPROVEMENTS PER PLAN. NOTIFY ARCHITECT WITH DISCREPANCIES, PRIOR TO ANY CONSTRUCTION 7. DRIVEWAYS SHALL BE LOCATED AND CONSTRUCTED PER THE CITY OF SAN LUIS OBISPO STANDARDS. DRIVEWAY SLOPES SHOULD CONFORM TO THE THE CITY OF SAN LUIS OBISPO STANDARDS FOR UPHILL/DOWNHILL DRIVEWAYS 8. IT IS THE OWNER'S RESPONSIBILITY TO VERIFY LOT LINES. PRIOR TO FOUNDATION INSPECTION, THE LOT CORNERS SHALL BE STAKED AND SETBACKS MARKED BY A LICENSED PROFESSIONAL REFERENCE NOTESSITE REFERENCE NOTES 1 2 3 4 5 6 7 8 ACCESSIBLE VAN PARKING SPACE WITH ACCESSIBLE AISLE (E) BUILDING FOOTPRINT TO REMAIN NO WORK IS BEING PROPOSED WATER METER, VERIFY LOCATION PATH OF TRAVEL SLOPE PER ADA REQMTS. REFER TO AD SHEETS FOR INFO. PARKING STALLS TO BE RE-STRIPPED GAS METER, VERIFY LOCATION (N) ELECTRICAL METER WITH AN UNDERGROUND 5" CONDUIT LINE TO ADAJENCE POLE. VERIFY LOCATION FROM ELECTRICAL ENGINEER 9 (E) 6X6 STRUCTURAL POST TO REMAIN (E) BIKE RACK TO REMAIN 10 (E) RETAINING WALL TO REMAIN 11 (E) STEPS TO FRONT ENTRANCE TO REMAIN (N) COMPACT PARKING SPACES PER CITY OF SLO ENGINEER STANDARDS12 (E) SEWER LATERAL MAIN TO REMAIN AND BE REUSED.13 3/16" = 1'-0" SITE PLAN SCALE: FLOOR MIXERS STORAGE EMPLOYEE LOCKER D -0 1 D-08D-08D-05 D-06 D-024" STEP DN D-03 (E) ADA ALL GENDER R.R. ALL GENDER R.R. HAND SINK PIZZA PREP PREP SINKHAND SINK HAND SINK SEATINGBARSEATINGBAR SEATING 14'-0" EXHAUST HOOD (E) ENTRY EXIT (E) ADA ENTRY EXIT ELEC PANELD-03D-07DISHWASHER WATER HTR MOP SINK SHELF D-04 OFFICE/STORAGE WALK-IN 10'X6' REFRIGERATOR HIGH BAR SEATING 1,174 S.F. (NET) RESTAURANT USE FOOD PREP AREA VOLLRATH CAYENNECHARBROILER40729233-3/4"DX 18"W XBAKE TABLE34"H X 36"D X 84"LGREASE TRAP. FREEZER FLOOR MIXERS ESPRESSO PASTRY SHELVING 12'-0" POS COFFEE PICK UP COUNTER BAKE TABLE2'-6"X 8'-0"HAND SINK PREP TABLE2'-6"X 4'-0"PREP SINKHAND SINK HAND SINK PREP TABLE2'-6"X 6'-0"PREP TABLE2'-6"X 6'-0"DISHWASHER WATER HTR WALK-IN 10'X6' REFRIGERATOR DISPLAY CASE ESPRESSO STORAGE 2'-0"X 4'-0" DISPLAY CASE DISPLAY CASE DISPLAY CASE DISPLAY CASE DISPLAY CASE 1TRASH & RECYCLING LOCATION SIDEWALK STAIRS UP TO RESIDENTIAL UNIT 2- BIKE RACK MONTEREY STREET9108SIDEWALK OFF-SITE PARKING OFF-SITE PARKING OFF-SITE PARKING PROPERTY LINE 2NO PARKING16'-0" 1 2 3 BIKE PARKING 9'-0"(E) DRIVEWAY (E) CARPORT ABOVE(E) 16" DEEP HEADER24" H RETAINING WALL W/ 2X6 PROPERTY LINE WALL 24" H RETAINING WALL W/ 2X6 PROPERTY LINE WALL67345COMPACTCOMPACTCOMPACT12" H RETAINING WALL W/ 2X6 PROPERTY LINE WALL8'-0"9'-0"9'-0"9'-9 1/2"9'-0"18'-4" PROPERTY LINE 9'-0"18'-4 3/4" (E) ASPHALT PARKING LOT (RE-STRIPE SPACES) STEPS 6 3/4"R STEPS 6 3/4"R STEPS 6 3/4"R CURB REQUEST PARKING REDUCTION OF 3 SPOTS PER 17.72.050 *PROVIDING 5 BIKE PARKING SPACES, THEREFORE 1 PARKING SPACES ONE CAR SPACE FOR EACH FIVE BICYCLE SPACES PROVIDED IN EXCESS OF REQUIRED PARKING. ALL BICYCLE PARKING THAT EXCEEDS THE REQUIRED NUMBER OF SPACES SHALL BE APPORTIONED BETWEEN SHORT-TERM AND LONG-TERM BICYCLE SPACES AS STIPULATED BY TABLE 3-6: REQUIRED BICYCLE PARKING. ANY ADDITIONAL BICYCLE PARKING PROVIDED FOR RESIDENTIAL USES SHALL BE COVERED.PER CITY OF SLO MUNICIPAL CODE 17.72.050.C.3.A REQUIRED:14 PARKING SPACES PROPOSED: 7 PARKING SPACES REQUESTING:*7 PARKING SPACE REDUCTION 00029 A-0.0OVERALL PARKINGPLANUMA COISA NOIVA, INC. ALMA 1531 MONTEREY ST.SAN LUIS OBISPO, CA 93401These drawings are instrumentsof service and are the property ofHUNTER SMITHARCHITECTURE.All designs and other informationon the drawings are for use on thespecified project and shall not beused otherwise without theexpressed written permission ofHUNTER SMITHARCHITECTURE860 Walnut Street • Suite B • San Luis Obispo • CA 93401HUNTER SMITH & ASSOCIATES, INC. DBA HUNTER SMITH ARCHITECTURE © 2022 10-31-2023 C-38575 NOT FOR CONSTRUCTIONPLANNING SUB. 20 APR 2022 3/16" = 1'-0" OVERALL PARKING PLAN SCALE: REQUIRED PARKING SPACE CALCULATION PER 17.72.030 (AREAS ARE BASED ON PROJECT AREAS) TOTAL FLOOR S.F. PER TOTAL PARKING AREA PARKING SPACE RESTAURANT 1,174 S.F.100 S.F.11.74 11.74 SPACES 2 BEDROOM PARKING TOTAL PARKING SPACE RESIDENTIAL UNIT 2 S.F.1.50 1.50 1.50 SPACES REQUIRED PARKING TOTAL REQUIRED PARKING SPACES 13.24 SPACES 14 SPACES PROPOSED PARKING TOTAL PROPOSED ON-SITE PARKING SPACES 14 SPACES COMPACT 3 SPACES AV E R A GE 3 SPACES ADA 1 SPACES PROPOSED BICYCLE PARKING TOTAL PROPOSED BIKE PARKING (2 SPACES IN FRONT & 3 SPACES IN BACK)5 SPACES 00029 CA-1.1BIKE PARKING PLANUMA COISA NOIVA, INC. ALMA 1531 MONTEREY ST.SAN LUIS OBISPO, CA 93401These drawings are instrumentsof service and are the property ofHUNTER SMITHARCHITECTURE.All designs and other informationon the drawings are for use on thespecified project and shall not beused otherwise without theexpressed written permission ofHUNTER SMITHARCHITECTURE860 Walnut Street • Suite B • San Luis Obispo • CA 93401HUNTER SMITH & ASSOCIATES, INC. DBA HUNTER SMITH ARCHITECTURE © 2022 10-31-2023 C-38575 NOT FOR CONSTRUCTIONPLANNING SUB. 20 APR 2022 FLOOR MIXERS STORAGE EMPLOYEE LOCKER D -0 1 D-08D-08D-05 D-06 D-024" STEP DN D-03 (E) ADA ALL GENDER R.R. ALL GENDER R.R. HAND SINK PIZZA PREP PREP SINKHAND SINK HAND SINK SEATINGBARSEATINGBAR SEATING 14'-0" EXHAUST HOOD (E) ENTRY EXIT (E) ADA ENTRY EXIT ELEC PANELD-03D-07DISHWASHER WATER HTR MOP SINK SHELF D-04 OFFICE/STORAGE WALK-IN 10'X6' REFRIGERATOR HIGH BAR SEATING 1,174 S.F. (NET) RESTAURANT USE FOOD PREP AREA VOLLRATH CAYENNECHARBROILER40729233-3/4"DX 18"W XBAKE TABLE34"H X 36"D X 84"LGREASE TRAP. FREEZER FLOOR MIXERS ESPRESSO PASTRY SHELVING 12'-0" POS COFFEE PICK UP COUNTER BAKE TABLE2'-6"X 8'-0"HAND SINK PREP TABLE2'-6"X 4'-0"PREP SINKHAND SINK HAND SINK PREP TABLE2'-6"X 6'-0"PREP TABLE2'-6"X 6'-0"DISHWASHER WATER HTR WALK-IN 10'X6' REFRIGERATOR DISPLAY CASE ESPRESSO STORAGE 2'-0"X 4'-0" DISPLAY CASE DISPLAY CASE DISPLAY CASE DISPLAY CASE DISPLAY CASE 1TRASH & RECYCLING LOCATION SIDEWALK STAIRS UP TO RESIDENTIAL UNIT 4- BIKE RACK MONTEREY STREET9108SIDEWALK OFF-SITE PARKING OFF-SITE PARKING OFF-SITE PARKING PROPERTY LINE 2NO PARKING16'-0" BIKE PARKING 9'-0"(E) DRIVEWAY (E) CARPORT ABOVE(E) 16" DEEP HEADER24" H RETAINING WALL W/ 2X6 PROPERTY LINE WALL 24" H RETAINING WALL W/ 2X6 PROPERTY LINE WALL67345COMPACTCOMPACTCOMPACT12" H RETAINING WALL W/ 2X6 PROPERTY LINE WALL8'-0"9'-0"9'-0"9'-9 1/2"9'-0"18'-4" PROPERTY LINE 9'-0"18'-4 3/4" (E) ASPHALT PARKING LOT (RE-STRIPE SPACES) STEPS 6 3/4"R STEPS 6 3/4"R STEPS 6 3/4"R CURB (E) 4 SHORT TERM BIKE PARKING (N) 2 SHORT TERM BIKE PARKING DETAIL B (N) 2 LONG TERM BIKE PARKING DETAIL 'A' 3/16" = 1'-0" BIKE PARKING PLAN SCALE: LONG TERM BIKE PARK.N.T.S.A SHORT TERM BIKE PARKING N.T.S.B OR AN APPROVED EQUAL. VERIFY WITH ARCHITECT & OWNER REQUIRED BIKE PARKING SPACES 2 LONG TERM BIKE SPACES 6 SHORT TERM BIKE SPACES (4 SPACES IN FRONT AND 2 SPACES IN BACK)