HomeMy WebLinkAboutProject Plans (1422 Monterey)OOOOOC-T-SOOR-4OR-2C-TOOR-2OOOTR-2R-4R-4R-23R-3R-1C-RR-3OR2R-2R-1R-2C-TR-2R-2C-RC-TR-2C-TOR3R-3PFPFOR-2-HR-3C-RR-3OR-2C-TOR-1R-2RR-2R-2R-2O3R-2-HR-2-HR-3-HR-3-HC-R-3-HR-2-HR-2RR-2R-2-HR2R-2R-2-HC-RR-1O-HOR-2OC-TR-3-HOR2R-2R-2-HR-2R-3-HR-3R-3C-R-SR-2R-2R-3Highway 101hw1422 MONTEREY MIXED-USE2212-01-RS1228 JULY 2022T1TITLE SHEETC-R-2CC-R-S1422 MONTEREY MIXED-USE AFFORDABLE & SENIOR HOUSINGSITEPALM ST.MONTEREY ST.PEPPER ST.CALIF
ORNIA BLVD.PROJECT DIRECTORYOWNER:HOUSING AUTHORITY OF SAN LUIS OBISPO487 LEFF STREETSAN LUIS OBISPO, CA 93401-4347PHONE: (805) 543-4478ARCHITECT:RRM DESIGN GROUP3765 S. HIGUERA STREET, SUITE 102SAN LUIS OBISPO, CA 93401CONTACT: DAVID GIBBSPHONE: (805)-543-1794EMAIL: DPGIBBS@RRMDESIGN.COMLANDSCAPE ARCHITECT:RRM DESIGN GROUP3765 S. HIGUERA STREET, SUITE 102SAN LUIS OBISPO, CA 93401CONTACT: JAKE MINNICKPHONE: (805)-543-1794EMAIL: JRMINNICK@RRMDESIGN.COMCIVIL ENGINEER:RICK ENGINEERING COMPANY1160 MARSH STREET SUITE 150SAN LUIS OBISPO, CA 93401CONTACT: TOM MARTINPHONE: 805-544-0707EMAIL:TMARTIN@RICKENGINEERING.COMPROJECT ADDRESS:1422 MONTEREY ST., SAN LUIS OBISPO, CAAPN:001-137-015 & 013SHEET INDEXT1 TITLE SHEETA2 EXISTING SITE SURVEYA3 ENVIRONMENTAL ASSESSMENT AREA SITE PLANA4 PROPOSED SITE PLANA5 GROUND FLOOR PLAN - PARKING LEVEL 1A6 GROUND FLOOR PLAN - PARKING LEVEL 2A7 SECOND FLOOR PLAN RESIDENTIAL - PARKING LEVEL 3A8 THIRD FLOOR PLAN RESIDENTIALA9 FOURTH FLOOR PLAN RESIDENTIALA10 FIFTH FLOOR PLAN RESIDENTIALA11 ROOF PLANA12 TYPICAL UNIT PLANSA13 BUILDING ELEVATIONSA14 BUILDING ELEVATIONSA15 SITE SECTIONSA16 MONTEREY STREET PERSPECTIVESA17 BUILDING 2 PLAZA PERSPECTIVEA18 BUILDING 1 PLAZA BIRDSEYEA19 BUILDING 2 PLAZA BIRDSEYEA20 PROJECT BIRDS EYEA21 CALIFORNIA BLVD PHOTOMATCH PERSPECTIVEA22 COLOR AND MATERIALS, EXT WALL SCONCEA23 DETAIL VIGNETTESA24 TRASH ROOMS - ENLARGED PLANSA25 PRELIMINARY BUILDING SIGNAGE A26 SOLAR SHADE STUDY - EXISTING VS PROPOSED ON 6/21A27 SOLAR SHADE STUDY - EXISTING VS PROPOSED ON 12/21A28 DESIGN GUIDELINES CONFORMANCE ANALYSISA29 VISUAL ANALYSIS - SCENIC RESOURCESA30 PALM STREET DUPLEXES -TYPICAL DRAWINGSA31 PALM STREET DUPLEXES - PERSPECTIVESC1 EXISTING CONDITIONSC2 PRELIMINARY GRADING AND DRAINAGE PLANC3 PRELIMINARY CUT/FILL EXHIBITC4 PRELIMINARY UTILITY PLANC5 PRELIMINARY STRIPING & SIGN PLANL1 LANDSCAPE SITE PLANL2 LANDSCAPE PLAN - BUILDING 1 PLAZAL3 LANDSCAPE PLAN - BUILDING 2 PLAZAL4 TREE PROTECTION PLANPROJECT STATISTICSZONING (MIXED):R-2 & C-RPARCEL SIZE:0.25 ACRES (10,890 SF, R-2) + 1.17 ACRES (50,965 SF, C-R) =1.42 ACRES TOTAL (61,855 SF)BUILDING GROSS AREASBUILDING 1=46,510 SF (10,071 SF FOOTPRINT)BUILDING 2 =35,234 SF (8,046 SF FOOTPRINT)TWO 2,700 SF DUPLEX’S = 5,400 SF (1,400 SF FOOTPRINT EACH)PARKING STRUCTURE = 31,366 SF (11,966 SF FOOTPRINT)MAX LOT COVERAGE:C-R =100% & R-2 = 50% (10,890 SF)PROPOSED COVERAGE:C-R=59% ([10,071+8,046+11,966]/50,965)R-2 = 26% (2,800/10,890)MAX. F.A.R.3.0 = (61,855*3= 185,565 SF ALLOWED)PROPOSED F.A.R.1.9 = (117,910/ 61,855). 1.9/3.0 = 63% OF ALLOWEDPERVIOUS AREA9,063 SFIMPERVIOUS SURFACE:52,727 SFMAX. ALLOWED HEIGHT:45 FT.MAX. PROPOSED HEIGHT:53’ 10” FT.REQUIRED SETBACKS R-2 SETBACKS C-R SETBACKS*FRONT20’ 0’SIDE5’-15’ 0’REAR5’-15’ 0’*10’-23’ WHEN ADJACENT TO “R-2” ZONED LOTS*5’-10’ WHEN ADJACENT TO “O” ZONED LOTSCONSTRUCTION TYPEGROUND FLOOR TYPE IA CONCRETE PODIUM OVER FOUR FLOORS OF WOOD CONSTRUCTION TYPE VAFIRE SPRINKLER TYPEFULL NFPA 13 SYSTEM WITH FIRE RISER ROOMS IN BUILDING 1 & BUILDING 2 ALONG WITH STAND-PIPE FOR PARKING STRUCTURE ACCESSED OFF PALM STREET.OCCUPANCIES TYPE82,760SFR-2,2,700SFB, & 1,684SFA-2.VICINITY MAPZONING MAPPARKINGAUTO PARKINGCALCULATION SPACECOUNTPARKING REQUIRED: SENIOR RES = 58 UNITS:0.5 SPACE /UNIT= 58*0.5 = 29MULTI FAMILY=44 UNITS & TWO DUPLEX UNITS 1 PER DWELLING UNIT PERMUNICIPAL SEC. 17.140.040K.2 48REQ. TOTAL RESIDENTIAL PARKING: 7715% OF FAMILY RES UNITS MUST BE PROVIDED AN ADA COMPLIANT SPACE: (MAY BE SHARED FOR A MIXED USE PROJECT) 48*0.15= 7.28 ADAGENERAL RETAIL1 SPACE PER 300 SF = 2,700/300 9RESTAURANT1 SPACE PER 100 SF = 1,684/100 17REQ. TOTAL COMMERCIAL PARKING: 26TOTAL REQUIRED: 77 RESIDENTIAL +26 COMMERCIAL =103PARKING PROVIDEDSTRUCTURE LEVEL 1 (4 VAN ADA) 33STRUCTURE LEVEL 2 (2 VAN ADA) 27STRUCTURE LEVEL 3 (6 ADA) 32GARAGES UNDER DUPLEX’S + SURFACE 14GRAND TOTAL PARKING PROVIDED: 106**OF THE 106 SPACES 23 ARE COMPACT = 22% OF PARKING SPACE< 40% ALLOWED.MOTORCYCLEPARKINGCALCULATION SPACECOUNTM. PARKING REQUIRED:1/20 AUTO PARKING REQUIRED = 103/20 6M. PARKING PROVIDED: 7BICYCLE PARKINGREQUIRED RESIDENTIAL:SENIOR RES = 58 UNITS:MATCH AUTO PARKING (0.5 PER UNIT) 29 LTMULTI FAMILY=44 UNITS & TWO DUPLEX UNITS 1 PER DWELLING UNIT PERMUNICIPAL SEC. 17.140.040K.248 LTREQUIRED COMMERCIAL1 PER 500 SF FOR RESTAURANT = 1,684/500 = 4 (75% ST & 25% LT)3 ST 1 LT 1 PER 1,000 SF FOR GENERAL RETAIL= 2,700/1,000 = 3 (75% ST & 25% LT)2 ST 1 LTSHORT TERM REQUIRED: 5 STLONG TERM REQUIRED: 77 LTSHORT TERM PROVIDED:100% HORIZONTAL 5 STLONG TERM PROVIDED:50% HORIZONTAL/50% VERTICAL 78 LTEV READY PROVIDED103 REQUIRED SPACES *10% = 11EV CAPABLE PROVIDED103 REQUIRED SPACES * 25% = 26BUILDING AREASBUILDING 1GROSS SF1ST FLOORRESIDENTIAL COMMON = 2,179 SFLAUNDRY=198RETAIL = 2,700 SFTWO 1-BED UNITS = (550*2)=1,100 SFONE 3-BED UNIT = 900 SFCIRC/STORAGE/MAINT = 2,150 SFUNCONDITIONED = 844 SF10,071 SF2ND FLOORFOUR 1-BED UNITS = (550*4) =2,200 SFTHREE 2-BED UNITS = (800*3) = 2,400 SFFOUR 3-BED UNITS = (900*4) = 3,600 SFCIRC/STORAGE = 1,795 SFUNCONDITIONED = 7310,068 SF3RD FLOORFOUR 1-BED UNITS = (550*4) =2,200 SFTHREE 2-BED UNITS = (800*3) = 2,400 SFFOUR 3-BED UNITS = (900*4) = 3,600 SFCIRC/STORAGE = 1,686 SFUNCONDITIONED = 739,959 SF4TH FLOORTWO STUDIOS (372*2) = 744 SFFOUR 1-BED UNITS = (550*4) =2,200 SFTWO 2-BED UNITS = (800*2) = 1,600 SFTHREE 3-BED UNITS = (900*3) = 2,700 SFCIRC/STORAGE = 1,543 SFUNCONDITIONED = 738,860 SF5TH FLOORFIVE 1-BED UNITS = (550*5) = 2,750 SFTWO 2-BED UNITS = (800*3) = 2,400 SFONE 3-BED UNITS = (900*1) = 900 SFCIRC/STORAGE/LAUNDRY = 1,429 SFUNCONDITIONED = 737,552 SFTOTAL GROSS SF= 46,510 SFTOTAL FAMILY RESIDENTIAL UNIT2 STUDIO UNITS19 1-BED UNITS11 2-BED UNITS12 3-BED UNITS 44 TOTAL RESIDENTIAL UNITSBUILDING 21ST FLOORLAUNDRY= 214 SFRESTAURANT = 1,636 SFSIX STUDIO UNITS = (372*6) = 2,232 SFTWO 1-BED UNITS = (550*2)=1,100 SFCIRC/STORAGE/MAINT= 2,081SFUNCONDITIONED = 783 SF8,046 SF2ND FLOORSEVEN STUDIO UNITS =(372*7) = 2,604 SFFIVE 1-BED UNITS = (550*5)=2,750 SFCIRC/STORAGE = 964 SFUNCONDITIONED = 66 SF6,384 SF3RD FLOORSIX STUDIO UNITS = (372*6) = 2,232 SFSEVEN 1-BED UNITS = (550*7)=3,850 SFCIRC/STORAGE= 1,024 SFUNCONDITIONED = 66 SF7,106 SF4TH FLOORSIX STUDIO UNITS = (372*6) = 2,232 SFSEVEN 1-BED UNITS = (550*7)=3,850 SFCIRC/STORAGE = 975 SFUNCONDITIONED = 66 SF7,123 SF5TH FLOORSEVEN STUDIO UNITS =(372*7) = 2,604 SFFIVE 1-BED UNITS = (550*5)=2,750 SFCIRC/STORAGE = 931 SFUNCONDITIONED = 66 SF6,351 SFTOTAL GROSS SF= 35,234 SFTOTAL SENIOR RESIDENTIAL UNITS32 STUDIO UNITS26 1-BED UNITS 58 TOTAL RESIDENTIAL UNITSGRAND TOTAL UNITS 44 FAMILY + 58 SENIOR + 4 (DUPLEX) = 106DENSITY CALCULATIONSCALCULATION RESULTALLOWED DENSITY UNITSPER SLO MUNICIPAL CODE12 DU/ACRE (R-2) = 0.25*12=36 DU/ACRE (C-R) = 1.17*36=TOTAL =342.1245.12PROPOSED DENSITYSTUDIOS & 1-BED’S (UNDER 600SF) =0.5*79=39.539.52-BEDS = 1/UNIT = 11 113-BEDS = 1.5/UNIT = 12*1.5 =18 183-BED DUPLEX’S 1.5/UNIT =4*1.5= 6TOTAL PROPOSED DENSITY 74.5PROPOSED DENSITY BONUS74.5/45.12 = 1.65 =65%PROJECT DESCRIPTION1422 MONTEREY AFFORDABLE MIXED-USE CONSISTS OF 4,366 SF OF COMMERCIAL, 44 AFFORDABLE FAMILY RESIDENTIAL UNITS (BUILDING 1), 58 SENIOR RESIDENTIAL UNITS (BUILDING 2), AND 4 AFFORDABLE FAMILY RESIDENTIAL UNITS IN TWO DUPLEX STRUCTURES ON PALM STREET. THE PROPOSED PROJECT HAS A GRAND TOTAL OF 106 RESIDENTIAL UNITS ALONG WITH A 3-STORY OPEN PARKING GARAGE THAT STEPS WITH THE EXISTING GRADE TO BE MOSTLY HIDDEN FROM THE ADJACENT R-2 NEIGHBOR’S VIEW. THE PROJECT IS REQUESTING A CREEK SETBACK WAIVER REDUCTION OF 13.9’ FROM THE 20’ REQUIRED RIPARIAN SETBACK, A MAXIMUM HEIGHT CONCESSION OF 8’-10”, A 2’-0” RAILROAD SIDE YARD SETBACK WAIVER FOR DUPLEX 1 DUE TO ADJACENT NEIGHBOR WALL/BUILDING ENCROACHMENT, EDGE CONDITION SETBACK WAIVER FOR THE MOSTLY SUBMERGED PARKING STRUCTURE, A REDUCED FRONT AND STREET SIDE YARD SETBACK EXCEPTION FOR DUPLEX 1, AND A DENSITY BONUS OF 65% AS CALCULATED ABOVE. THE PROJECT WILL INCORPORATE AND COMPLY WITH CITY POLICIES 7.3.2 AND APPENDIX “A” FROM THE COSE IN REGARDS TO NESTING BIRD AVOIDANCE AND MINIMIZATIONS AS RECOMMENDED IN PROJECT’S BIO-SUMMARY REPORT. THE PROJECT WILL ALSO COMPLY WITH CHAPTER 12.08 URBAN STORM WATER QUALITY MANAGEMENT AND DISCHARGE CONTROL FORM THE MUNICIPAL CODE FOR IMPLEMENTATION OF BEST PRACTICES AS RECOMMENDED IN PROJECT’S BIO-SUMMARY REPORT. THE PROJECT WILL IMPLEMENT AND COMPLY WITH SECTION 17.17.030 OF THE CITY ZONING REGULATIONS TO PROPERLY IMPLEMENT RECOMMENDATION 3 FROM THE BIO-SUMMARY REPORT IN REGARDS TO THE CREEK SETBACK REDUCTION. THE PROJECT WILL ALSO COMPLY WITH SECTION 12.24.090 FROM THE CITY TREE ORDINANCE NO. 1544 2010 SERIES TO IMPLEMENT TREE REMOVAL PERMIT AS RECOMMENDED IN PROJECT’S BIO-SUMMARY REPORT.THE PROJECT PARCELS ARE ZONED C-R AND R-2. THE APPROPRIATE R-2 TRANSITION SETBACKS ARE APPLIED. THE MAIN FACING ELEVATION OF THE PROJECT RESIDES ALONG MONTEREY STREET - THIS ELEVATION WILL INCORPORATE AN OFFER DEDICATION OF 12’ OF WIDTH TO ACCOMMODATE A NEW CLASS 1 BIKE PATH AND PARKWAY ALONG MONTEREY STREET. THE PROJECT IS FULLY PARKED AT 106 PROVIDED SPACES WHEREAS ONLY 103 SPACES ARE REQUIRED. THE PROJECT HAS CHOSEN “ALL-ELECTRIC” BUILDING DESIGN TO MEET REACH CODE COMPLIANCE FOR THE RESIDENTIAL PORTION OF THE PROJECT BUT MAINTAINS A MIXED FUEL STATUS AS IT RELATES TO THE COMMERCIAL USE. SOLAR CALCULATIONSCONDITIONED AREA79,561 SFREQUIRED SYSTEM SIZE173kW PVTYPICAL SOLAR PANEL65”x39”0.54 kW PVTOTAL PANELS REQUIREDREQUIRED SYSTEM SIZE / TYPICAL SOLAR PANEL320 PANELSTOTAL SOLAR AREA ROOF REQUIREDREQUIRED SF65”x39” PANELS320 PANELS = 5,634 SFTOTAL SOLAR AREAROOF PROVIDED65”x39” PANELS 370 PANELS =6,515 SF
0 8 16 321/16 SCALE 24X36 SHEETR2 ZONECROSS SLOPE= 3.5% R2 ZONECROSS SLOPE= 4.5% CR ZONECROSS SLOPE= 10.7% 2212-01-RS122 2022A21422 MONTEREY MIXED-USEEXISTING SITE SURVEY
2212-01-RS122 2022A31422 MONTEREY MIXED-USEENVIRONMENTAL ASSESSMENT AREA SITE PLAN
0 8 16 321/16 SCALE 24X36 SHEET0 8 16 320 8 16 32081608880 8 16 381608160 8 16 3216 320816081616 321608160 8 16 32816881/16 SC1/16 SC1/16 SC1/16 SC/16 S1/16 SCALE 24X3ALE 24X3ALE 24X324X324X3224X34X36 SHE6 SHEE6 SHEET6 SHEET SHEET6 SHEET SHEE0 8 16 321/16 SCALE 24X36 SHEET1422 MONTEREY MIXED-USE2212-01-RS122 2022A4PROPOSED SITE PLANWALL SCONCEOW2207-PLAOld BronzeVisa LightingPLAN SYMBOLBLDG 1 29 COUNTBLDG 2 27 COUNTDUPLEX 1 5 COUNTDUPLEX 2 5 COUNTTOTAL= 66 COUNT6’ High Screening Fence provided along transition zone property linesDwelling Unit Fenestration for Transitional Zone analysis.LEGENDOld BronzeOBRZOPEN CHANNEL LOCATION. SEE ENVIRONMENTAL ASSESSMENT AREA PLAN ON SHEET A3 AND CIVIL SHEETS FOR MORE DETAIL. NO PROPOSED DWELLING UNIT WINDOWS FACING ADJACENT R-2 SITETWO PROPOSED DWELLING UNIT WINDOWS FACING ADJACENT R-2 SITE ARE NOT ALIGNED WITH ANY AD-JACENT WINDOWS AND ARE INSTEAD ALIGNED WITH ACCESSORY STRUCTURES THAT HAVE ZERO FENESTRA-TION FACING PROPOSED SITE.20’ RIPARIAN SETBACK PER ENVIRONMENTAL ASSESS-MENT AREA PLAN ON SHEET A3.OPEN CHOPEN CHOPEN CHOPEN CHOPEN CHANNEL LANNEL LANNEL LANNEL LANNEL LOCATIOCATIOATIOOCATIONOCATIONOCATIONATIONTIONIONATIOIONIONON. . . SE. ENVIRONENVIRONENVIRONENVIRONMENTAL MENTAL MENTAL MENTAL ASSESASSESSASSESSMASSESSMESSMENT TION FATIONTION FACING PRCING PROPOSED OPOSED SITE.SITE.6.1’ SETBACK - FROM OPEN CHANNEL’S EDGE OF RIPARIAN DELINEATION PER SHEET A3. PROPOSED BUILDING MATCHES EXISTING SITE DISTURBANCE. A REDUCTION OF 13.9’ OF THE REQUIRED 20’-0” RIPARIAN SETBACK.EXISTING ADJACENT TWO STORYR-2 DWELLINGEXISTING ADJACENT SINGLE STORY R-2 DWELLINGEXISTING ADJACENT SINGLE STORYR-2 DWELLINGEXISTING ADJACENT C-R STRUCTURE -NO SETBACK FROM OPEN CHANNELEXISTING ADJACENT SINGLE STORY ACCESSORY STRUCTURES- NO WINDOWS FACING PROPOSED SITEEXISTING ADJACENT ENCROACHING ACCESSORY STRUCTURES- NO WINDOWS FACING PROPOSED SITEEXISTING UNION PACIFIC RAILROADMONTEREY STREETPALM STREETCALIFORNIA BLVD.EXISTING ADJACENT SINGLE STORYR-2 DWELLINGBELOW GRADE EXISTING CONCRETE CULVERT TO REMAINBELOW GRADE EXISTING CONCRETE CULVERT TO REMAIN
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9/9/UPUPTTDNRUPUPOTOOOD/DD/DW/WW/WUPUPW/WD/DTOOOOD/DD/DW/WW/WTUPUPUPD/DW/W256'-0"F.F.254'-6"F.F.254'-6"F.F.256'F.F.253'F.F.253'F.F.256'F.F.254'-6"F.F.254'-6"F.F.256'-0"F.F.254'-6"F.F.256'-0"F.F.256'-0"F.F.256'-0"F.F.P.256'-0"F.F.254'-6"F.F.256'-0"F.F.259.8'F.F.260.5'F.F.260.5'FF260.5'FF260.5'FF260.5'F.F.259.8'F.F.259.8'F.F.260.5'FF260.5'FFGROUNDFLOORPARKING ENTRANCEMM2A141A144A143A14MECH.F.R.1-BEDRATED EXITCORRIDOR3-BED1-BEDCORRIDORELEV.E. MACHRETAIL1400 SFTEENCENTER619 SFRETAIL1300 SFPARKING STRUCTURESECOND FLOOR 253' F.F.33 PARKING SPACES (4 ADA)2 MOTORCYCLE SPACES22'-8"55'-5"182'-8"78'-8"20'-0"6'-6"3'-1"5'-0"193'-0"62'-0"RATED EXITCORRIDOROFFICEOFFICESTORAGER.R.MECHTRASH CHUTEWARMING KITCHENCOMMON?RES. LOBBYLAUNDRYTRASHROOMMAINTENANCEELEC. CL.MECH.DUPLEX 2123456789101112131415161718192021222324252627282930313233M1M255'>50'MINRESIDENTIALSETBACK41'REQUESTEDRESIDENTIALSETBACKLINE OF BUILDING ABOVELINE OF BUILDING ABOVELINE OF BUILDING ABOVEATERORRIDCOF256'UPTEXATERFF.253'FF.FD DODUPITEXE1422 MONTEREY MIXED-USE2212-01-RS122 2022A50 8 16 321/16” = 1’-0” 24X36 SHEETGROUND FLOOR PLAN - PARKING LEVEL 1EVCAPABLEEVCAPABLEEVCAPABLEEVCAPABLEEVCAPABLEEVCAPABLEEVCAPABLEEVCAPABLEEVREADYEVREADYEVREADY(3 EV READY 8 EV CAPABLE SPACES)BELOW GRADE EXISTING CONCRETE CULVERT TO REMAINBELOW GRADE EXISTING CONCRETE CULVERT TO REMAIN9
OPEN CHANNEL LOCATION. SEE ENVIRONMENTAL ASSESSMENT AREA PLAN ON SHEET A3 AND CIVIL SHEETS FOR MORE DETAIL. LEGEND Main Entry PointAccessible CirculationPedestrian CirculationVehicular CirculationDY 8 E READ3 EV R(3 FUCTTRUARKING SPVEGABO
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9/9/TTRUPOTOOOD/DD/DW/WW/WUPUPW/WD/DTTROOOOD/DD/DW/WW/WTUPUPDNUPD/DW/W259.8'F.F.260.5'F.F.260.5'FF260.5'FF260.5'FF260.5'F.F.259.8'F.F.259.8'F.F.260.5'FF260.5'FFM9'-0"20'-0"4'-0"4'-0"4'-0"MM10'-0"8' - 0"9' - 0"18'-0"3'-0"9'-8"5' - 0"S.P.CC2A141A144A143A141 BED1 BEDSTUDIOELEV.EL. MACHINEF.R.TRASHSTUDIOSTUDIOSTUDIOELECTRICAL ROOMRATED EXITCORRIDORSTUDIOSTUDIOMECHBIKESTORAGE(30 BIKES)275 SFRESTAURANT1684 SFPARKING STRUCTURESECOND FLOOR 263' F.F.27 PARKING SPACES (4 ADA)3 MOTORCYCLE SPACES136'-8"45'-8"4' - 6"SECOND FLOOR STRUCTURE ENTRANCE11'-6"19'-51/2"22'-0"30'-111/2"BASINBASINOPEN TO BELOWOPEN TO BELOWOPEN TO BELOW12'-0"162' -8"18'-4"5' - 0"OPEN TO BELOWOPEN TO BELOWSECOND FLOORPARKING ENTRY -RATED EXIT263'260.5'UP76'-1 39/64"60'-6"12'-0"70'-9"10'-0"ELEC. RM.RATED EXITCORRIDORMAINTENANCEROOMLAUNDRY24'-0"19' -6"20'-0"DUPLEX 26' -0"475048495152535455565758596034353637383940414243444546616263646566M3M4M5DNLO-65260UPU0.50..6620LE YCRCMOTO31422 MONTEREY MIXED-USE2212-01-RS122 2022A60 8 16 321/16” = 1’-0” 24X36 SHEETGROUND FLOOR PLAN - PARKING LEVEL 2EVCAPABLEEVCAPABLEEVCAPABLEEVCAPABLEEVCAPABLEEVCAPABLEEVCAPABLEEVCAPABLEEVREADYEVREADY(4 EV READY 8 EV CAPABLE SPACES)EVREADYEVREADYVERTICAL BIKE PARKINGN.T.S.BSTANDARD BIKE PARKINGN.T.S.A30 LONG TERM SPACES PROVIDED56 LONG TERM SPACES PROVIDED10 SHORT TERM SPACES PROVIDEDBIKE STORAGE SOLUTIONSFIRE DEPT. NOTESLIGHTING NOTES• ROOMS OR AREAS CONTAINING CONTROLS FOR AIR-HANDLING SYSTEMS, AUTOMATIC FIRE-PROTECTION SYSTEMS, OR OTHER DICTION, SUPPRESSION OR CONTROL ELEMENTS SHALL BE IDENTIFIED FOR USE BY THE FIRE DEPARTMENT AND SHALL BE LOCATED IN THE SAME AREA.• A SIGN SHALL BE PROVIDED ON THE DOOR TO THE ROOM STATING “FIRE SPRINKLER RISER” AND “FIRE ALARM CONTROL PANEL”.• FIRE SPRINKLER RISERS SHALL BE LOCATED IN A ROOM WITH EXTERIOR DOOR ACCESS. ALL LOCATIONS OF EXTERIOR LIGHTING, INCLUDING LIGHTING ON THE STRUCTURE, BOLLARD-STYLE LANDSCAPING OR PATH LIGHTING SHALL BE INCLUDED IN PLANS SUBMITTED FOR A BUILDING PERMIT. ALL SELECTED FIXTURES SHALL BE SHIELDED TO ENSURE THAT LIGHT IS DIRECTED DOWNWARD CONSISTENT WITH THE REQUIREMENTS OF THE CITY’S NIGHT SKY PRESERVATION STANDARDS CONTAINED IN CHAPTER 17.23 OF THE ZONING REGULATIONSOPEN CHANNEL LOCATION. SEE ENVIRONMENTAL ASSESSMENT AREA PLAN ON SHEET A3 AND CIVIL SHEETS FOR MORE DETAIL. LEGEND Main Entry PointAccessible CirculationPedestrian CirculationVehicular CirculationBELOW GRADE EXISTING CONCRETE CULVERT TO REMAINBELOW GRADE EXISTING CONCRETE CULVERT TO REMAIN
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9/9/D/DW/W2A141A144A143A142-BED3-BED3-BED2-BED1-BED3-BED1-BED1-BED2-BEDRATED EXITCORRIDOR3-BED1-BED1 BED1 BEDSTUDIOSTUDIOSTUDIOSTUDIOSTUDIOSTUDIOELEV.F.R.F.R.RES. LOBBY1 BED1 BED1 BEDRETAIL BELOWPARKING STRUCTURETHIRD FLOOR 273' F.F.31 PARKING SPACES (4 ADA)2 MOTORCYCLE SPACESCORRIDORELEV.RATED EXITCORRIDORTHIRD FLOOR STRUCTURE ENTRANCEDUPLEX 1?PEDESTRIANBRIDGEM7M6RATED EXITCORRIDORRATED EXITCORRIDORSTUDIOJ. CL.J. CL.TRASH CHUTETRASH CHUTE15'-0"32' - 0"24'-0"20'-0"4'-0"DUPLEX 2ADJACENT LOT HAS A 1.40' WALL AND BUILDING ENCROACHMENT. AS A RESULT WE REQUEST A 2'-0" SIDE SETBACK EXCEPTION ADJACENT TO THE RAILROAD.DRIVE AISLE CONFINED AS A RESULT OF 1.40' WALL AND BUILDING ENCROACHMENT FROM THIS NEIGHBOR.679783969486859392919088878482807978777675747372717068100101102103104105958969819910698RECTURUT2ITD EORRIDEXRTEDRADGDREPEATAAO1422 MONTEREY MIXED-USE2212-01-RS122 2022A70 8 16 321/16” = 1’-0” 24X36 SHEETSECOND FLOOR PLAN RESIDENTIAL - PARKING LEVEL 3EVCAPABLEEVCAPABLEEVCAPABLEEVCAPABLEEVCAPABLEEVCAPABLEEVCAPABLEEVCAPABLEEVCAPABLEEVCAPABLEEVREADYEVREADYEVREADYEVREADY(4 EV READY 10 EV CAPABLE SPACES)LEGEND Main Entry PointAccessible CirculationPedestrian CirculationVehicular Circulation
0 8 16 321/16” = 1’-0” 24X36 SHEET1422 MONTEREY MIXED-USE2212-01-RS122 2022A82A141A144A143A14RATED EXITCORRIDOR1 BED1 BEDSTUDIOSTUDIOSTUDIOSTUDIOELEV.F.R.F.R.COMMON CORRIDOR1 BED1 BED1 BED1 BED1 BEDSTUDIOSTUDIORATED EXITCORRIDORCORRIDORELEV.1 BED3 BED2 BED1 BED1 BED3 BED1 BED2 BED3 BED3 BED2 BEDRATED EXITCORRIDORJ. CL.J. CL.TRASH CHUTETRASH CHUTEDUPLEX 1RATED EXIT CORRIDORTHIRD FLOOR PLAN RESIDENTIAL
1422 MONTEREY MIXED-USE2212-01-RS122 2022A90 8 16 321/16” = 1’-0” 24X36 SHEET2A141A144A143A14RATED EXITCORRIDOR1 BED1 BEDSTUDIOSTUDIOSTUDIOSTUDIOELEV.F.R.F.R.COMMON CORRIDOR1 BED1 BED1 BED1 BED1 BEDSTUDIOSTUDIORATED EXITCORRIDORCORRIDORELEV.1 BED3 BEDSTUDIO1 BED1 BED3 BED1 BED2 BEDSTUDIO3 BED2 BEDRATED EXITCORRIDORRATED EXITCORRIDORJ. CL.J. CL.TRASH CHUTETRASH CHUTEFOURTH FLOOR PLAN RESIDENTIAL
1422 MONTEREY MIXED-USE2212-01-RS122 2022A100 8 16 321/16” = 1’-0” 24X36 SHEETDDDDDD2A141A144A143A14RATED EXITCORRIDOR1 BED1 BEDSTUDIOSTUDIOSTUDIOSTUDIOELEV.F.R.1 BED1 BED1 BEDSTUDIOSTUDIORATED EXITCORRIDORCORRIDORELEV.1 BED1 BED1 BED1 BED3 BED1 BED2 BED2 BEDSTUDIO2 BEDRATED EXITCORRIDORRATED EXITCORRIDORJ. CL.J. CL.TRASH CHUTETRASH CHUTELNDRYFIFTH FLOOR PLAN RESIDENTIAL
1422 MONTEREY MIXED-USE2212-01-RS122 2022A110 8 16 321/16” = 1’-0” 24X36 SHEETROOF PLANBUILDING 11,100 SF MECH SCREENEDRATED STAIRWELL ROOF EMERGENCY ACCESSRATED STAIRWELL ROOF EMERGENCY ACCESSBUILDING 21,200 SF MECH SCREENEDNEIGHBORBUILDINGCALIFORNIA BLVDMONTEREY STREETROOF PLAN - SHOWING MECH SCREEN AREAS AND 370 SOLAR PANELS WITH 3’ CLEARANCES1/16" = 1'-0" (24 X 36 SHEET)1
02 4 81/4” = 1’-0” 24X36 SHEET1422 MONTEREY MIXED-USE2212-01-RS122 2022A12TYPICAL UNIT PLANS3-BEDROOM - 900 SF2-BEDROOM - 800 SFSTUDIO - 372 SF1-BEDROOM - 550 SF1-BEDROOM - 550 SF- ALT1-BEDROOM - 550 SF-CORNER
0 8 16 321/16” = 1’-0” 24X36 SHEET1422 MONTEREY MIXED-USE2212-01-RS122 2022A13BUILDING ELEVATIONSWEST ELEVATION1/16" = 1'-0" (24 X 36 SHEET)1EAST ELEVATION1/16" = 1'-0" (24 X 36 SHEET)2PROJECT HEIGHT CALC:LOW POINT OF SITE: 253.4’HIGH POINT OF SITE: 271.8’AVG. NATURAL GRADE:(253.4’ + 271.8’) / 2 = 262.6’C-R MAX HEIGHT ALLOWED= 45’262.6’ + 45’ = 307.6’(REFER TO ELEVATIONS)ADJACENT TO R-2 MAX HEIGHT ALLOWED = 35’262.6’ + 35’ = 297.6’(REFER TO NORTH ELEVATION ON SHEET A12 & CROSS-SECTION 2 ON SHEET A13)GROUND FLOOR @ 260.5'6' -0"02-SECOND FLOOR18' -6"THIRD FLOOR28' -10"FOURTH FLOOR39' -2"FIFTH FLOOR49' -6"FIFTH FLOOR PLATE58' -6"GROUND FLOOR @ 259.85' -3"TYPICAL PARAPET HEIGHT61' -10"3' - 4"9' - 0"10' - 4"10' - 4"10' - 4"12' - 6"0' - 9"GROUND FLOOR @ 256'1' -6"GROUND FLOOR @ 254.5'0' -0"GROUND FLOOR @ PARKING-1' -6"1' - 4"COMMERCIALPLATE22' -3"GROUND FLOOR @ 260.5'6' -0"02-SECOND FLOOR18' -6"THIRD FLOOR28' -10"FOURTH FLOOR39' -2"FIFTH FLOOR49' -6"FIFTH FLOOR PLATE58' -6"GROUND FLOOR @ 259.85' -3"TYPICAL PARAPET HEIGHT61' -10"3' - 4"9' - 0"10' - 4"10' - 4"10' - 4"12' - 6"0' - 9"GROUND FLOOR @ 256'1' -6"GROUND FLOOR @ 254.5'0' -0"GROUND FLOOR @ PARKING-1' -6"1' - 4"COMMERCIALPLATE22' -3"67’-4”64’-10”62’-10”62’-10”TOP OF ELEVATOR SHAFTS TYP.MECHANICAL SCREENING TYP.ARCHITECTURAL FEATURE ROOFARCHITECTURAL FEATURE PARAPETONLY TWO DWELLING UNIT FENESTRATION OPENINGS THAT FACE ADJACENT EXISTING R-2 DWELLING UNITS RECEIVING TRANSITION. THE WINDOWS ARE NOT ALIGNED WITH NEIGHBORING FENESTRATION. REFER TO SITE PLAN ON SHEET A4. (262.6’)AVERAGE NATURAL GRADE(307.6’)MAX ALLOWABLE HEIGHT(316.5’)PROPOSED VARIANCE45’-0” 8’-10”(262.6’)AVERAGE NATURAL GRADE(307.6’)MAX ALLOWABLE HEIGHT(316.5’)PROPOSED VARIANCE45’-0” 8’-10”STAIR TOWER ROOF ACCESS TYP34’ - 2”34’ - 2”PL(CR ADJ TO UPRR)PL(CR ADJ TO UPRR)PLPL10’10’
0 8 16 321/16” = 1’-0” 24X36 SHEETNORTH ELEVATION1/16" = 1'-0" (24 X 36 SHEET)1NORTH ELEVATION - INTERIOR PLAZA OF BUILDING 21/16" = 1'-0" (24 X 36 SHEET)3SOUTH ELEVATION1/16" = 1'-0" (24 X 36 SHEET)2SOUTH ELEVATION - INTERIOR PLAZA BUILDING 11/16" = 1'-0" (24 X 36 SHEET)4GROUND FLOOR @ 260.5'6' -0"02-SECOND FLOOR18' -6"THIRD FLOOR28' -10"FOURTH FLOOR39' -2"FIFTH FLOOR49' -6"FIFTH FLOOR PLATE58' -6"GROUND FLOOR @ 259.85' -3"TYPICAL PARAPET HEIGHT61' -10"3' - 4"9' - 0"10' - 4"10' - 4"10' - 4"12' - 6"0' - 9"GROUND FLOOR @ 256'1' -6"GROUND FLOOR @ 254.5'0' -0"GROUND FLOOR @ PARKING-1' -6"1' - 4"COMMERCIALPLATE22' -3"GROUND FLOOR @ 260.5'6' -0"02-SECOND FLOOR18' -6"THIRD FLOOR28' -10"FOURTH FLOOR39' -2"FIFTH FLOOR49' -6"FIFTH FLOOR PLATE58' -6"GROUND FLOOR @ 259.85' -3"TYPICAL PARAPET HEIGHT61' -10"3' - 4"9' - 0"10' - 4"10' - 4"10' - 4"12' - 6"0' - 9"GROUND FLOOR @ 256'1' -6"GROUND FLOOR @ 254.5'0' -0"GROUND FLOOR @ PARKING-1' -6"1' - 4"COMMERCIALPLATE22' -3"GROUND FLOOR @ 2606' -0"02-SECONDFLOOR18'-6"THIRD FLOOR28'-10"FOURTH FLOOR39' -2"FIFTH FLOOR49' -6"FIFTH FLOOR PLATE58' -6"GROUND FLOOR @ 2595' -3"TYPICAL PARAPET HEIGH61'-10"3' - 4"9' - 0"10' - 4"10' - 4"10' - 4"12' - 6"0' - 9"GROUND FLOOR @ 251' -6"GROUND FLOOR @ 2541' - 4"COMMERCIALPLATE22' -3"1422 MONTEREY MIXED-USE2212-01-RS122 2022A14BUILDING ELEVATIONS67’-4”TOP OF ELEVATOR SHAFTS TYP.70’-10”STAIR TOWER ROOF ACCESS TYP(262.6’)AVERAGE NATURAL GRADE(307.6’)MAX ALLOWABLE HEIGHT(316.5’)PROPOSED VARIANCE45’-0” 8’-10”(262.6’)AVERAGE NATURAL GRADE(307.6’)MAX ALLOWABLE HEIGHT(316.5’)PROPOSED VARIANCE45’-0” 8’-10”PL(CR ADJ TO R-2)PL(CR ADJ TO R-2)22’-3”22’-3”10’10’15’15’3’PL(CR ADJ TO R-2)PL(0’ SETBACK - VARIES)PL(0’ SETBACK - VARIES)PL(0’ SETBACK - VARIES)PL(SEE PLAN - SETBACK VARIES)
1422 MONTEREY MIXED-USE2212-01-RS122 2022A150 8 16 321/16” = 1’-0” 24X36 SHEETSITE SECTIONSRETAIL 1RETAIL 2RETAIL 33 BED2 BED3 BED2 BEDSTUDIO3 BED2 BED3 BED3 BED2 BED2 BED2 BED2 BED1 BED1 BED1 BED1 BED1 BED3 BED3 BED3 BED3 BED3 BED1 BED1 BED1 BED1 BED1 BED1 BED1 BED1 BED1 BEDRES.LOBBYMAINT.CL.RETAIL3 BED3 BEDSTUDIORATEDSTAIRWELLRATEDSTAIRWELLRATEDSTAIRWELLTRASHCHUTESEXISTING NATURAL GRADE LINETRASH CHUTE COLLECTIONEXISTING NATURAL GRADE LINETEEN CENTER2 BED2 BED2 BED2 BEDROOF1 BED1 BED1 BED1 BED1 BED1 BED1 BED1 BED1 BED1 BEDSTUDIOSTUDIOSTUDIOSTUDIOSTUDIOSTUDIOSTUDIOSTUDIOSTUDIOSTUDIOSTUDIOSTUDIOSTUDIOSTUDIOSTUDIOSTUDIOSTUDIOSTUDIOSTUDIOSTUDIOSTUDIOSTUDIOSTUDIOSTUDIOSTUDIOSTUDIO1 BED1 BED1 BED1 BED1 BEDTRASH ROOMCOMMONTRASH CHUTE COLLECTIONTEEN CENTERTRASHTRASHCOMMONCOVEREDCOLUMNADEELEVATOR SHAFTJANITORS’ CLOSETSCORRIDORTRASHCHUTESCORRIDOROFFICE3 BEDSTUDIODECKSTUDIO1 BED1 BED3 BED3 BEDPLPLGROUND LEVEL PARKING ENTRY3-STORYPARKING GARAGEGROUND LEVEL PARKING ENTRYCALIFORNIABLVD.MONTEREY ST. MONTEREY ST.COURTYARD COURTYARDCOURTYARDPLPLPLPLPLLONGITUDINAL SECTION 11/16" = 1'-0" (24 X 36 SHEET)1LONGITUDINAL SECTION 21/16" = 1'-0" (24 X 36 SHEET)2CROSS-SECTION 11/16" = 1'-0" (24 X 36 SHEET)3CROSS-SECTION 21/16" = 1'-0" (24 X 36 SHEET)4GROUND FLOOR @ 260.5'6' -0"02-SECOND FLOOR18' -6"THIRD FLOOR28' -10"FOURTH FLOOR39' -2"FIFTH FLOOR49' -6"FIFTH FLOOR PLATE58' -6"GROUND FLOOR @ 259.85' -3"TYPICAL PARAPET HEIGHT61' -10"3' - 4"9' - 0"10' - 4"10' - 4"10' - 4"12' - 6"0' - 9"GROUND FLOOR @ 256'1' -6"GROUND FLOOR @ 254.5'0' -0"GROUND FLOOR @ PARKING-1' -6"1' - 4"COMMERCIALPLATE22' -3"GROUND FLOOR @ 260.5'6' -0"02-SECOND FLOOR18' -6"THIRD FLOOR28' -10"FOURTH FLOOR39' -2"FIFTH FLOOR49' -6"FIFTH FLOOR PLATE58' -6"GROUND FLOOR @ 259.85' -3"TYPICAL PARAPET HEIGHT61' -10"3' - 4"9' - 0"10' - 4"10' - 4"10' - 4"12' - 6"0' - 9"GROUND FLOOR @ 256'1' -6"GROUND FLOOR @ 254.5'0' -0"GROUND FLOOR @ PARKING-1' -6"1' - 4"COMMERCIALPLATE22' -3"GROUND FLOOR @ 260.5'6' -0"02-SECOND FLOOR18' -6"THIRD FLOOR28' -10"FOURTH FLOOR39' -2"FIFTH FLOOR49' -6"FIFTH FLOOR PLATE58' -6"GROUND FLOOR @ 259.85' -3"TYPICAL PARAPET HEIGHT61' -10"3' - 4"9' - 0"10' - 4"10' - 4"10' - 4"12' - 6"0' - 9"GROUND FLOOR @ 256'1' -6"GROUND FLOOR @ 254.5'0' -0"GROUND FLOOR @ PARKING-1' -6"1' - 4"COMMERCIAL PLATE22' -3"GROUND FLOOR @ 260.5'6' -0"02-SECOND FLOOR18' -6"THIRD FLOOR28' -10"FOURTH FLOOR39' -2"FIFTH FLOOR49' -6"FIFTH FLOOR PLATE58' -6"GROUND FLOOR @ 259.85' -3"TYPICAL PARAPET HEIGHT61' -10"GROUND FLOOR @ 256'1' -6"GROUND FLOOR @ 254.5'0' -0"GROUND FLOOR @ PARKING-1' -6"3' - 4"9' - 0"10' - 4"10' - 4"10' - 4"12' - 6"0' - 9"1' - 4"COMMERCIAL PLATE22' - 3"GROUND FLOOR @ 260.5'6' -0"02-SECOND FLOOR18' -6"THIRD FLOOR28' -10"FOURTH FLOOR39' -2"FIFTH FLOOR49' -6"FIFTH FLOOR PLATE58' -6"GROUND FLOOR @ 259.85' -3"TYPICAL PARAPET HEIGHT61' -10"GROUND FLOOR @ 256'1' -6"GROUND FLOOR @ 254.5'0' -0"GROUND FLOOR @ PARKING-1' -6"3' - 4"9' - 0"10' - 4"10' - 4"10' - 4"12' - 6"0' - 9"1' - 4"COMMERCIAL PLATE22' - 3"GROUND FLOOR @ 260.5'6' -0"02-SECOND FLOOR18' -6"THIRD FLOOR28' -10"FOURTH FLOOR39' -2"FIFTH FLOOR49' -6"FIFTH FLOOR PLATE58' -6"GROUND FLOOR @ 259.85' -3"TYPICAL PARAPET HEIGHT61' -10"GROUND FLOOR @ 256'1' -6"GROUND FLOOR @ 254.5'0' -0"GROUND FLOOR @ PARKING-1' -6"3' - 4"9' - 0"10' - 4"10' - 4"10' - 4"12' - 6"0' - 9"1' - 4"COMMERCIAL PLATE22' - 3"PL(CR ADJ TO R-2)22’-3”15’EXISTING CONCRETE CULVERT TO REMAIN APROXIMATELY 1.85’ BELOW PROPOSED FINISH FLOOR.EXISTING CONCRETE CULVERT TO REMAIN APROXIMATELY 1.85’ BELOW PROPOSED FINISH FLOOR.
1422 MONTEREY MIXED-USE2212-01-RS122 2022A16MONTEREY STREET PERSPECTIVES
02 4 81/4” = 1’-0” 24X36 SHEET1422 MONTEREY MIXED-USE2212-01-RS122 2022A17BUILDING 2 PLAZA PERSPECTIVE
1422 MONTEREY MIXED-USE2212-01-RS122 2022A18BUILDING 1 PLAZA BIRDSEYE
1422 MONTEREY MIXED-USE2212-01-RS122 2022A19BUILDING 2 PLAZA BIRDSEYE
1422 MONTEREY MIXED-USE2212-01-RS122 2022A20PROJECT BIRDS EYE
1422 MONTEREY MIXED-USE2212-01-RS122 2022A21CALIFORNIA BLVD PHOTOMATCH PERSPECTIVEPROPOSED CONDITIONS @ CA BLVD/MONTEREY1PEXISTING CONDITIONS @ CA BLVD/MONTEREY1ENO EXISTING VIEWS OF ANY SURROUNDING SCENIC RESOURCES OR SCENIC HILLSIDESNO CHANGE OR BLOCKING OF ANY SURROUNDING SCENIC RESOURCES OR SCENIC HILLSIDES FROM PUBLIC WAY
1422 MONTEREY MIXED-USE2212-01-RS122 2022A220 8 16 321/16” = 1’-0” 24X36 SHEETCOLOR AND MATERIALS, EXT WALL SCONCEAAAACBBDDDDCEEAABBCCFiber CementPaintedThunder GraySW7643Fiber CementPaintedFawn BrindleSW7640ConcreteEmpire PrecastAntique White C-006Smooth FinishDUPLEX ROOF ONLYAsphalt ShingleMission BrownGAFWALL SCONCEOW2207-PLAOld BronzeVisa LightingConcreteEmpire PrecastAntique White C-006Smooth FinishDUPLEX ROOF ONLYAsphalt ShingleBirchwoodGAFDDEEBrickGeneral ShalesOld ChestnutBUILDING 1 & DUPLEX 2BUILDING 2 & DUPLEX 1TYPICAL BUILDING LIGHT FIXTUREBrickGeneral ShalesCity HallStuccoMerlexIvory PowderLight Sand FinishStuccoMerlexIvory PowderLight Sand FinishStuccoMerlexGlacier WhiteLight Sand FinishStuccoMerlexGlacier WhiteLight Sand FinishOld BronzeOBRZ
1422 MONTEREY MIXED-USE2212-01-RS122 2022A23DETAIL VIGNETTESACCENT COLUMNS W/ FIBER CEMENT TRIMACCENT PRECAST BAND TRIMSOLDIER COURSE PARAPET CAPFIBER CEMENT PANEL SYSTEMFIBER CEMENT ACCENT PANELSFIBER CEMENT PANEL SYSTEMBRICK VENEER EXTERIOR FINISHMETAL LOUVERED WINDOW AWNINGSMOOTH STUCCO EXTERIOR FINISHPLASTER PARAPET CAPPRECAST PARAPET CAP @ DECKSOLDIER COURSE SILLPRECAST PARAPET CAPBALCONY W/ METAL GUARDRAILPRECAST LEDGERMETAL LOUVERED WINDOW AWNINGSTUCCO CONTROL JOINTFIBER CEMENT ACCENT PANELSBRICK FACADE W/ SOLDIER COURSE CAPSMOOTH STUCCO EXTERIOR FINISHBRICK COLUMN W/ PRECAST WAINSCOTBUILDING 2 CA BLVD TOWER VIGNETTE2BALCONIES & BRICK FACADE VIGNETTE1BUILDING 1 PLAZA TOWER VIGNETTE2
04 8 161/4” = 1’-0” 24X36 SHEETUPTTDNRUPOTOOO619 SFTEENCENTER1-BED254'-6" F.F.1300 SFRETAILTRASH ROOM254'-6" F.F.253' F.F.254'-6" F.F.MECH.F.R.4' - 6"254'-6" F.F.135 SFOFFICE125 SFOFFICE76 SFSTORAGER.R.ELEC. CL.306 SFWARMINGKITCHENTRASH CHUTE5' - 2"P.254'-6" F.F.MECH.27' - 0"7' - 6"UPUPTTROOOOT1 BED1684 SFRESTAURANTRATED EXITCORRIDORTRASH259.8' F.F.260.5' F.F.260.5' F.F.RAMP259.8' F.F.259.8' F.F.260.5' FFTRASH CHUTE5' - 3"ELEC. RM.7' - 1"14' - 6 1/2"BUILDING 1 TRASH ROOM - ACCESSED BY ADJACENT 20’ WIDE DRIVE AISLE1BUILDING 2 TRASH ROOM - ACCESSED BY ADJACENT 12’ WIDE DRIVE AISLE1(ROOM IS ACCOMPANIED BY ADJACENT TRASH CHUTE. SEE SITE PLAN ON SHEET A3 FOR ACCESS TO PUBLIC WAY)(ROOM IS ACCOMPANIED BY ADJACENT TRASH CHUTE. SEE SITE PLAN ON SHEET A3 FOR ACCESS TO PUBLIC WAY)1422 MONTEREY MIXED-USE2212-01-RS122 2022A24TRASH ROOMS - ENLARGED PLANS
NORTH ELEVATION1/16" = 1'-0" (24 X 36 SHEET)1SOUTH ELEVATION1/16" = 1'-0" (24 X 36 SHEET)21422 MONTEREY MIXED-USE2212-01-RS122 2022A250 8 16 321/16” = 1’-0” 24X36 SHEETPRELIMINARY BUILDING SIGNAGE BLDG 1 SIGN 2BLDG 1 SIGN 1BLDG 1 SIGN 3BLDG 2 SIGN 2BLDG 2 SIGN 4BLDG 2 SIGN 3BLDG 1 SIGN 4BLDG 2 SIGN 1RAISED CHANNEL WALL SIGN (2.5’X 30' = 75 SF)RAISED CHANNEL WALL SIGN (3’X 16' = 48 SF)RAISED CHANNEL WALL SIGN (3’X 16' = 48 SF) WALL SIGN (4’X 20' = 80 SF)RAISED CHANNEL WALL SIGN (3’X 16' = 48 SF)RAISED CHANNEL SIGN (3’X 16' = 48 SF)RAISED CHANNEL WALL SIGN (1.5’X 12' = 18 SF)MONUMENT SIGN (2’ X 6' = 12 SF)Proposed Sign StatisticsBuilding 1 (4 Project Wall Signs - no illumination )* Raised Channel Wall Sign: (3) 141 S.F.Wall Sign: (1) 27 S.F.Total SF allowed per premises in C-R zone =Cumulative 200 SF and 4 Signs. Wall signs shall be a maximum of 100 S.F. per individual sign or 15% of the wall face by which they are hosted - whichever is lesser. All signs proposed intend to comply.Building 1 Signs Proposed: 168 SF and 4 SignsBuilding 2 (3 Project Wall Signs - no illumination, 1 Monument Sign )*Raised Channel Wall Sign: (3) 141 S.F.Monument Sign: (1) 12 S.F. (4’ Max height & 12 Max S.F. allowed in CR zone.) Total SF allowed per premises in C-R zone =Cumulative 200 SF and 4 Signs. Wall signs shall be a maximum of 100 S.F. per individual sign or 15% of the wall face by which they are hosted - whichever is lesser. All signs proposed intend to comply.Building 2 Signs Proposed: 153 SF and 4 Signs*Intregral illumination of signs not intended - any illumination of project signage will be accomplished via ambiance lighting from attached building wall sconces that must be dark sky compliant. WEST ELEVATION1/16" = 1'-0" (24 X 36 SHEET)5NORTH ELEVATION - INTERIOR PLAZA OF BUILDING 21/16" = 1'-0" (24 X 36 SHEET)3SOUTH ELEVATION - INTERIOR PLAZA BUILDING 11/16" = 1'-0" (24 X 36 SHEET)4
1422 MONTEREY MIXED-USE2212-01-RS122 2022A26SOLAR SHADE STUDY - EXISTING VS PROPOSED ON 6/21EXISTING (YELLOW) - 6-21 @ 9 AM1EPROPOSED (MAGENTA) - 6-21 @ 9 AM1PEXISTING (YELLOW) - 6-21 @ NOON2EPROPOSED (MAGENTA) - 6-21 @ NOON2PEXISTING (YELLOW) - 6-21 @ 3 PM3EPROPOSED (MAGENTA) - 6-21 @ 3 PM3P
1422 MONTEREY MIXED-USE2212-01-RS122 2022A27SOLAR SHADE STUDY - EXISTING VS PROPOSED ON 12/21EXISTING (YELLOW) - 12-21 @ 9 AM1EEXISTING (YELLOW) - 12-21 @ NOON2EPROPOSED (MAGENTA) - 12-21 @ NOON 2PEXISTING (YELLOW) - 12-21 @ 3 PM3EPROPOSED (MAGENTA) - 12-21 @ 3 PM3PPROPOSED (MAGENTA) - 12-21 @ 9 AM1P
1422 MONTEREY MIXED-USE2212-01-RS122 2022A280 8 16 321/16” = 1’-0” 24X36 SHEETDESIGN GUIDELINES CONFORMANCE ANALYSISSan Luis Obispo Community Design Guidelines 4.2 – Design and Development GuidelinesChapter 4 – Downtown Design Guidelines June 2010 444. Tall buildings (between 50 and 75 feet) shall be designed to achieve multiple policy objectives, including design amenities, housing and retail land uses. Appropriate techniques to assure that tall buildings respect the context of their setting and provide an appropriate visual transition to adjacent structures include, but are not limited to: a. For large projects that occupy several lots, variable roof heights and architectural features that penetrate the roof plane are encouraged to diminish the mass and scale of the taller structure;Figure 4.4 – Articulated roofs. Articulated roofs should be used to provide interest and to diminish the mass and scale of taller buildings.b. Reinforce the established horizontal lines of facades in adjacent buildings; Figure4.5–Figure 4.5 -- Horizontal lines. Reinforcing established horizontal lines is one way to provide a logical transition between adjacent buildings with different heights.c. Maintain the distinction between the first and upper floors by having a more transparent ground floor. On upper floors, consider using windows or other architectural features that will reinforce the typical rhythm of upper story windows found on traditional commercial buildings and provide architectural interest on all four sides of the building; San Luis Obispo Community Design Guidelines 4.2 – Design and Development GuidelinesChapter 4 – Downtown Design Guidelines June 2010 43Figure 4-2 - Building Height to Street Width Ratio. This figure illustrates guideline 4.2.B.1.a. In this figure, ‘x’ is equal to the distance between the centerline of the street and the building face at the back of sidewalk (usually the property line). ‘Y’ is equal to the upper-floor setback (measured from the building face at the back of sidewalk to upper-level building faces as shown above). This guideline uses the width of the adjoining street to determine maximum height at the back of sidewalk and the minimum amount of setback required for upper-level building walls.Figure 4.3 - Visibility of Upper Stories from the Sidewalk.This figure illustrates guidelines 4.2.B.1.d. and provides guidance on the amount of setback suggested for upper floors, per the following examples: w × sp - 5.0sidewalk width (w) = 12.0'primary height (p)35 50102.7'2510.0' 6.7'4016.0'setback = secondary height (s)In all cases, consistency with this guideline will be evaluated based on a sidewalk width of 12’. The table above provides examples of suggested setbacks for common primary building heights. The suggested setback will be based on the actual primary and secondary heights of the proposed building, which must fit within the context and scale of existing development. Primary building heights should maintain the general similarity of building heights at the sidewalk edge. San Luis Obispo Community Design Guidelines 4.2 – Design and Development GuidelinesChapter 4 – Downtown Design Guidelines June 2010 48D. Materials and architectural details. While downtown buildings have a variety of materials and architectural details, several consistent themes in these aspects of design in the downtown have helped to define its distinctive character. 1. Finish materials. The exterior materials of downtown buildings involve several aspects including color, texture, and materials. Materials with integral color such as smooth troweled plaster, tile, stone, and brick are encouraged. If the building's exterior design is complicated, with many design features, the wall texture should be simple and subdued. However, if the building design is simple (perhaps more monolithic), a finely textured material, such as patterned masonry, can greatly enrich the building's overall character. Materials should complement those on significant adjacent buildings. The following materials are considered appropriate for buildings within the downtown.xExterior plaster (smooth troweled preferred) xCut stone, rusticated block (cast stone), and precast concretexNew or used face-brickxCeramic tiles (bulkhead or cornice) xClapboard (where appropriate) xGlass block (transom) xClear glass windows The following exterior finish materials are considered inappropriate in the downtown and are discouraged:xMirrored glass and heavily tinted glass xWindows with false divisions (i.e., a window where the glass continues uninterrupted behind a surface mounted mullion) xVinyl and aluminum siding xPainted or baked enamel metal awnings xRough “Spanish lace” stucco finishxPlywood siding xCorrugated sheet metal xCorrugated fiberglass xSplit face concrete blockxExposed concrete block without integral color Figure 4-8 – Quality of finish materials. San Luis Obispo Community Design Guidelines 4.2 – Design and Development GuidelinesChapter 4 – Downtown Design Guidelines June 2010 46C. Façade design. New structures and remodels should provide storefront windows, doors, entries, transoms, awnings, cornice treatments and other architectural features that complement existing structures, without copying their architectural style. 1. Overall character. In general, buildings should have either flat or stepped rooflines with parapets, and essentially flat facades. Walls with round or curvilinear lines, or large pointed or slanted rooflines should generally be avoided. 2. Proportions in relation to context. Buildings should be designed with consideration of the characteristic proportions (relationship of height to width) of existing adjacent facades, as well as the rhythm, proportion, and spacing of their existing door and window openings.3. Storefront rhythm. A new building facade that is proposed to be much "wider" than the existing characteristic facades on the street should be divided into a series of bays or components, defined by columns or masonry piers that frame windows, doors and bulkheads. Creating and reinforcing a facade rhythm helps tie the street together visually and provides pedestrians with features to mark their progress down the street. Figure 4-6 – Maintain storefront rhythm. 4. Individual storefront proportions. Storefronts should not overpower the building façade, and should be confined to the area framed by the support piers and the lintel above, consistent with classic “Main Street” architecture. 5. Wall surfaces. Wall surfaces, particularly at the street level, should be varied and interesting, rather than unbroken and monolithic, because blank walls discourage pedestrian traffic. This can be achieved in a number of ways including: a. Dividing the facade into a series of display windows with smaller panes of glass; b. Constructing the facade with small human scale materials such as brick or decorative tile along bulkheads; Façade design. New structures and remodels should provide storefront windows, doors, entries,transoms, awnings, cornice treatments and other architectural features that complement existing structures, without copying their architectural style. 1. Overall character. In general, buildings should have either flat or stepped rooflines withparapets, and essentially flat facades. Walls with round or curvilinear lines, or large pointed or slanted rooflines should generally be avoided.Figure 4.5 -- Horizontal lines. Reinforcing established horizontal lines is one way to provide alogical transition between adjacent buildings with different heights.c. Maintain the distinction between the first and upper floors by having a more transparent ground floor. On upper floors, consider using windows or other architectural features that will reinforce the typical rhythm of upper story windows found on traditional commercial buildings and provide architectural interest on all four sides of the building;1. Finish materials. The exterior materials of downtown buildings involve several aspects including color, texture, and materials. Materials with integral color such as smoothtroweled plaster, tile, stone, and brick are encouraged. If the building's exterior designis complicated, with many design features, the wall texture should be simple and subdued. However, if the building design issimple (perhaps more monolithic), a finely textured material, such as patterned masonry, can greatly enrich the building's overall character. Materials should complement those on significant adjacent buildings. Thefollowing materials are considered appropriate for buildings within thedowntown.xExterior plaster (smooth troweled preferred) xCut stone, rusticated block (cast stone), and precast concretexNew or used face-brickxCeramic tiles (bulkhead or cornice) xClapboard (where appropriate)xGlass block (transom) xClear glass windows3. Storefront rhythm. A new building facade that is proposed to be much "wider" than theexisting characteristic facades on the street should be divided into a series of bays or components, defined by columns or masonry piers that frame windows, doors and bulkheads. Creating and reinforcing a facade rhythm helps tie the street together visually and provides pedestrians with features to mark their progress down the street.5. Wall surfaces. Wall surfaces, particularly at the street level, should be varied and interesting,rather than unbroken and monolithic, because blank walls discourage pedestrian traffic. This can be achieved in a number of ways including: a.Dividing the facade into a series of display windows with smaller panes of glass; b.Constructing the facade with small human scale materials such as brick or decorative tilealong bulkheads; San Luis Obispo Community Design Guidelines 4.2 – Design and Development GuidelinesChapter 4 – Downtown Design Guidelines June 2010 d. The project provides upper story setbacks from the front building façade along the street consistent with LUE Policy 4.16.4. Portions of the building above 50 feet should be set back sufficiently so that these upper building walls are not visible to pedestrians on the sidewalk along the building’s frontage (see Figure 4-3). 2. New buildings shall not obstruct views from, or sunlight to, publicly-owned gathering places including, but not limited to, Mission Plaza, the Jack House gardens, and YCLC Cheng Park. In these locations, new buildings shall respect views of the hills, framing rather than obscuring them. 3. New buildings should not shade the northerly sidewalk of Marsh, Higuera or Monterey Streets at noon on December 21st.Information demonstrating this objective shall accompany all applications for architectural review as detailed on application checklists.The City’s General Plan Land Use Element includes policies that explicitly call for upper floor setbacks for downtown buildings. Specifically: xPolicy 4.16.4 is intended to insure that new buildings fit within the context and scale of existing development. The policy says new buildings “should be set back above the second or third level to maintain a street façade that is consistent with the historic pattern of development.” xPolicy 4.5 says that “new buildings should not obstruct sunlight from reaching sidewalks on the northwest side of Marsh street, Higuera Street and Monterey Street at noon on the winter solstice.” xPolicy 4.13 says that new buildings “nearby publicly-owned gathering spaces such as Mission Plaza … shall respect views of the hills, framing rather than obscuring them. The objectives embodied in these policies are able to be realized through appropriate building setbacks. The policies are implemented by Design Guidelines Section 4.2.B and are further illustrated by Figures 4-1, 4-2 and 4-3. These policies and guidelines work together to insure that setbacks are provided for upper stories, consistent with the General Plan. Figure 4-1 – Solar access at the sidewalk level. Along Marsh, Higuera and Monterey Street, upper floor setbacks may be required to insure solar access consistent with guideline 4.2.B.3. San Luis Obispo Community Design Guidelines 4.2 – Design and Development GuidelinesChapter 4 – Downtown Design Guidelines June 2010 c. Providing traditional recessed entries; andd. Careful sizing, placement and overall design of signage. Figure 4-7 – Downtown building design elements. 6. Doorways. Doorways should be recessed, as described in Section D.3, below, and shown in Figure 4-9. 7. Bulkheads. Storefront windows should not begin at the level of the sidewalk, but should sit above a base, commonly called a “bulkhead,” of 18 to 36 inches in height. Bulkheads should be designed as prominent and visible elements of building facades, and should be treated sensitively to ensure compatibility with the overall appearance of the building. Desirable materials for bulkhead facing include those already common in the downtown: ornamental glazed tile in deep rich hues, either plain or with Mediterranean or Mexican patterns; dark or light marble panels; and pre-cast concrete. CONFORMANCE TO DOWNTOWN DESIGN GUIDELINESSEE VISUAL ANALYSIS SHEET A 29, DETAIL VIGNETTES ON SHEET A23, AND SECTIONS ON SHEET A15 FOR ADDITIONAL GRAPHICS TO FURTHER ESTABLISH CONFORMANCE WITH DESIGN GUIDELINES.Crowning Cornice - Pediment IntentCrowning Cornice -Pediment IntentOrnamentationWindow LintelCorniceOpening LintelTransom WindowDisplay WindowPilasterPilasterRevealRevealReveal Control Joint Reinforce Horizontal lines of Facades.ContiguousSill Reinforces Horizontal lines of Facades.OrnamentationWindow SillMulti PanedGlazingRecessed Store FrontBulkheadSignboard Awning(Fascia)CorniceCorniceOrnamentationWindow SillOrnamentationWindow SillOrnamentationOrnamentationWindow Awning
1422 MONTEREY MIXED-USE2212-01-RS122 2022A29VISUAL ANALYSIS - SCENIC RESOURCESCONDITIONS ON MONTERY @ RAILROADVERY MINIMAL EXISTING VIEWS OF ANY SURROUNDING SCENIC RESOURCES OR SCENIC HILLSIDES1CONDITIONS ON NORTH END OF PALM ST @ CA BLVDNO EXISTING VIEWS OF ANY SURROUNDING SCENIC RESOURCES OR SCENIC HILLSIDES4CONDITIONS ON MONTERYMINIMAL EXISTING VIEWS OF ANY SURROUNDING SCENIC RESOURCES OR SCENIC HILLSIDES3CONDITIONS ON MONTERYMODERATE EXISTING VIEWS OF SURROUNDING SCENIC RESOURCES OR SCENIC HILLSIDES2MAGENTA AREAS HIGHLIGHT IMPACT TO ANY EXISTING VIEWS OF SURROUNDING SCENIC RESOURCES OR SCENIC HILLSIDESLEGEND
1422 MONTEREY MIXED-USE2212-01-RS210 R 2022SECOND AND THIRD FLOOR PLANX1
1422 MONTEREY MIXED-USE2212-01-RS210 R 2022SECOND AND THIRD FLOOR PLANX2
1422 MONTEREY MIXED-USE2212-01-RS210 R 2022SECOND AND THIRD FLOOR PLANX3
1422 MONTEREY MIXED-USE2212-01-RS210 R 2022SECOND AND THIRD FLOOR PLANX4ALL CORRIDOR WINDOWS ON THIS ELEVATION- NO UNIT FENESTRATION
1422 MONTEREY MIXED-USE2212-01-RS210 R 2022SECOND AND THIRD FLOOR PLANX5
1422 MONTEREY MIXED-USE2212-01-RS210 R 2022SECOND AND THIRD FLOOR PLANX6
GROUND FLOOR - DUPLEX 2 (DUPLEX 1 MIRRORED & WITH 274.9 FF)1/8" = 1'-0" (24 X 36 SHEET)1SECOND FLOOR - DUPLEX 2 (DUPLEX 1 MIRRORED)1/8" = 1'-0" (24 X 36 SHEET)2SECTION - DUPLEX 2 (DUPLEX 1 MIRRORED & REQUESTING 2’ SIDE SETBACK EXCEPTION DUE TO NEIGHBOR 1.4’ WALL ENCROACHMENT)1/8" = 1'-0" (24 X 36 SHEET)3DUPLEX 1 HEIGHT CALC:LOW POINT OF SITE: 274’HIGH POINT OF SITE: 271.4’AVG. NATURAL GRADE:(274’ + 271.4’) / 2 = 272.7’R-2 MAX HEIGHT ALLOWED= 35’272.7’ + 45’ = 307.7’(REFER TO ELEVATIONS)DUPLEX 2 HEIGHT CALC:LOW POINT OF SITE: 268.5’HIGH POINT OF SITE: 270.4’AVG. NATURAL GRADE:(268.5’ + 270.4’) / 2 = 269.45’R-2 MAX HEIGHT ALLOWED= 35’269.45’ + 35’ = 304.45’(REFER TO ELEVATIONS)1422 MONTEREY MIXED-USE2212-01-RS122 2022A30PALM STREET DUPLEXES -TYPICAL DRAWINGSDN3A24ONE BEDROOMDUPLEX UNIT AONE BEDROOMDUPLEX UNIT B3' - 6"2' - 0"7' - 2"11' - 7"70' - 0"1' - 6"585 SF565 SFRR4' - 3"7' - 0"11' - 0"19' - 0"14' - 0"6' - 1 3/8"11' - 10 5/8"01-GROUND FLOOR0' -0"02-SECOND FLOOR9' -1"GROUND FLOOR PLATE8' -1"SECOND FLOOR PLATE18' -2"9' - 1"9' - 1"SETBACK6' - 0"2ND FLR SETBACK8' - 0"PLDUPLEX UNIT BTUCK UNDER PARKINGDRIVE AISLEPL4' - 0"20' - 0"APRON7' - 9 3/8"19' - 6"5' - 0"R-2 VARIABLE SETBACK OUTLINE UP TO 24'-0"MAXHEIGHT22' -6"UPD/DW/W13A2420' - 0"19' - 0"BIKE STORAGE28' - 0"28' - 0"9' - 8"8' - 8"9' - 8"1' - 6"1' - 6"1' - 6"70' - 0"12' - 11"28' - 9 1/2"28' - 3 1/2"MECH/ELECTRICAL CL.TRASHCOMMON ENTRYLAUNDRYT. 32 GR. 32 GO. 32 G04 8 161/8” = 1’-0” 24X36 SHEETPALM ST ELEVATION - DUPLEX 11/8" = 1'-0" (24 X 36 SHEET)4PALM ST ELEVATION - DUPLEX 21/8" = 1'-0" (24 X 36 SHEET)8REAR ELEVATION - DUPLEX 11/8" = 1'-0" (24 X 36 SHEET)6REAR ELEVATION - DUPLEX 21/8" = 1'-0" (24 X 36 SHEET)10RIGHT ELEVATION - DUPLEX 11/8" = 1'-0" (24 X 36 SHEET)5RIGHT ELEVATION - DUPLEX 21/8" = 1'-0" (24 X 36 SHEET)9LEFT ELEVATION - DUPLEX 11/8" = 1'-0" (24 X 36 SHEET)7LEFT ELEVATION - DUPLEX 21/8" = 1'-0" (24 X 36 SHEET)1101-GROUND FLOOR0' -0"02-SECOND FLOOR9' -1"GROUND FLOOR PLATE8' -1"SECOND FLOOR PLATE18' -2"9' - 1"9' - 1"L01-GROUND FLOOR0' -0"02-SECOND FLOOR9' -1"GROUND FLOOR PLATE8' -1"SECOND FLOOR PLATE18' -2"9' - 1"9' - 1"L01-GROUND FLOOR0' -0"02-SECOND FLOOR9' -1"GROUND FLOOR PLATE8' -1"SECOND FLOOR PLATE18' -2"9' - 1"9' - 1"L01-GROUND FLOOR0' -0"02-SECOND FLOOR9' -1"GROUND FLOOR PLATE8' -1"SECOND FLOOR PLATE18' -2"9' - 1"9' - 1"L01-GROUND FLOOR0' -0"02-SECOND FLOOR9' -1"GROUND FLOOR PLATE8' -1"SECOND FLOOR PLATE18' -2"9' - 1"9' - 1"L01-GROUND FLOOR0' -0"02-SECOND FLOOR9' -1"GROUND FLOOR PLATE8' -1"SECOND FLOOR PLATE18' -2"9' - 1"9' - 1"L01-GROUND FLOOR0' -0"02-SECOND FLOOR9' -1"GROUND FLOOR PLATE8' -1"SECOND FLOOR PLATE18' -2"9' - 1"9' - 1"L01-GROUND FLOOR0' -0"02-SECOND FLOOR9' -1"GROUND FLOOR PLATE8' -1"SECOND FLOOR PLATE18' -2"9' - 1"9' - 1"L269.2 FF(272.7’)AVERAGE NATURAL GRADE(297.4’ < ALLOWED 307.7’)MAX PROPOSED HEIGHT24’-8.5”(272.7’)AVERAGE NATURAL GRADE(297.4’ < ALLOWED 307.7’)MAX PROPOSED HEIGHT24’-8.5”(269.45’)AVERAGE NATURAL GRADE(291.7’ < ALLOWED 304.45’)MAX PROPOSED HEIGHT22’-3”(269.45’)AVERAGE NATURAL GRADE(291.7’ < ALLOWED 304.45’)MAX PROPOSED HEIGHT22’-3”22’-3”
1422 MONTEREY MIXED-USE2212-01-RS122 2022A31PALM STREET DUPLEXES - PERSPECTIVESPALM STREET PERSPECTIVE - DUPLEX 11PALM STREET PERSPECTIVE - DUPLEX 22
2212-01-RS122 2022C11422 MONTEREY MIXED-USEEXISTING CONDITIONS2ACCESS POINTACCESS POINTACCESS POINTACCESS POINTACCESS POINT5PTR (VACANT)4PTR (COMMERCIAL)30.17'70.79'38.61'20.41'1.07'13.37'16.03'1.08'19.70'76.52'68.59'1.13'4.19'5.24'4.76'26.38'24.98'3.18'23.57'31.22'39.81'36.19'78.37'31.08'4.01'8.44'36.46'1113M O N T E R E Y S T R E E TC A L I F O R N I A B L V DP A L M S T R E E TSITE NO SCALE - CITY OF SAN LUIS OBISPOVICINITY MAPSURVEY LEGEND - ABOVE GRADEBLOCK WALL/RETAINING WALLSTORM DRAIN GRATESTORM DRAIN MANHOLESEWER MANHOLEVALVES SEWER LINEW WATER LINET TELEPHONEE ELECTRIC LINESD STORM DRAIN LINEOH OVERHEAD LINEFOUND MONUMENTAGL ABOVE ADJACENT GRADESTREET LIGHTLIGHT STANDARDJPJOINT POLEWATER METERPACIFIC GAS & ELECTRIC VAULTTELEPHONE VAULTHANDICAP PARKINGFIRE HYDRANTTRAFFIC SIGNAL BOXOBSERVABLE EVIDENCE #TITLE REPORT EXCEPTION # (SEEALTA)11OBSERVABLE EVIDENCE OF EASEMENTS AND/OR SERVITUDES:PER ITEM 5.(E)(ii) OF THE 2016 MINIMUM STANDARD DETAIL REQUIREMENTS FOR ALTA/NSPSLAND TITLE SURVEYS.NO EASEMENT FOR UTILITY POLE AND OVERHEAD LINES. UTILITIES PRESENT ONPOLE: POWER, TELEPHONE, CABLENO PUBLIC UTILITY EASEMENT FOR PG&E TRANSFORMERNO PUBLIC ACCESS EASEMENT FOR PUBLIC ROAD ENCROACHMENT123
2212-01-RS122 2022C21422 MONTEREY MIXED-USEPRELIMINARY GRADING AND DRAINAGE PLAN
2212-01-RS122 2022C31422 MONTEREY MIXED-USEPRELIMINARY CUT/FILL EXHIBIT
2212-01-RS122 2022C41422 MONTEREY MIXED-USEPRELIMINARY UTILITY PLAN
2212-01-RS122 2022C51422 MONTEREY MIXED-USEPRELIMINARY STRIPING & SIGN PLAN
HZ-5HZ-8IRRIGATION AND PLANTING DESIGN CRITERIA:A WEATHER SENSING, 'SMART CONTROLLER' WILL BE USED TO MONITOR THE IRRIGATIONWATER AND MANAGE DAILY WATER CONSUMPTION TO THE MINIMUM REQUIREMENTS FOREACH HYDROZONE.ALL TREE, SHRUB, AND GROUNDCOVER AREAS WILL BE IRRIGATED ON SEPARATEHYDROZONES, SO THAT ONCE ESTABLISHED, WATER CAN BE REGULATED IN A MOREEFFICIENT MANNER.ALL PLANTING WILL RECEIVE DRIP OR BUBBLER IRRIGATION.ALL ABOVE GROUND UTILITIES WILL BE SCREENED WITH VEGETATION.I CERTIFY THAT THIS PLANT PALETTE COUPLED WITH THE IRRIGATION SYSTEM DESCRIBEDABOVE WILL MEET OR EXCEED THE STATE MODEL WATER EFFICIENT LANDSCAPEORDINANCE (MWELO).xJAKE MINNICKLANDSCAPE ARCHITECT 6426ISA CERTIFIED ARBORIST WE-11830A, TRAQNOTES:1. ALL SITE FURNISHINGS SHALL BE PROVIDED BY THE DEVELOPER2. LANDSCAPE AREAS: 11,960 FT²3. PLAY AREAS FOR AGES 6-12: 600 SF4. HZ INDICATES HYDROZONE AREA. SEE CORRESPONDING HYDROZONE AREA TAKEOFFSIN THE ESTIMATED TOTAL WATER USE TABLE (ETWU)5. HYDROZONES 7 AND 8 ARE LOCATED OFFSITE AND WILL BE IRRIGATED UNDER A FUTUREMAINTENANCE AGREEMENTSYMBOLDESCRIPTIONPROPERTY LINE, TYPICALMETAL RETAINING WALL (HEIGHT VARIES)CONCRETE RETAINING WALL (HEIGHT VARIES)CONCRETE WALKWAY, TYPICALASPHALTIC CONCRETE, TYPICALCONCRETE PAVERS, TYPICALBUILDING OVERHANGSINGLE SIDED PEAK BICYCLE RACK. SHORT TERM PARKINGFOR BLDG 1: 6 BICYCLES, AND BLDG 2: 2 BICYCLESBUILDING 1 CIRCULATION TO MONTEREY STREETBUILDING 1 DINING AREABUILDING 1 RETAIL PATIO WITH CONCRETE PAVERS, BUILT-INSEATING, AND METAL RETAINING WALLSBUILDING 2 RETAIL PATIO WITH CONCRETE RETAINING WALLS,CONCRETE PAVERS, AND MOVEABLE SEATINGMAIN RESIDENTIAL ENTRY PATIO FOR BUILDINGS 1 & 2PROJECT MONUMENT SIGNAGE LOCATIONLEVEL 1 ENTRY TO PARKING STRUCTURELEVEL 2 ENTRY TO PARKING STRUCTURELEVEL 3 ENTRY TO PARKING STRUCTUREPROPOSED PLANTING AREA, TYPICALEXISTING TREE TO REMAIN, TYPICAL OF 6PLAY AREA FOR CHILDREN AGES 2-12 WITH SYNTHETIC TURFPLAY SURFACINGSITE WALL LIGHT, TYPICALSITE BOLLARD LIGHT, TYPICALCITY STANDARD STREET LIGHT, TYPICALSTRING LIGHTING, TYPICAL123456789101112131415161718192021222324DESIGN KEYDESIGN KEYPALM STREETMONTEREY STREETCALIFORNIA BOULEVARDBLDG 2BLDG 1PLANT_SCHEDULENOT A PARTNOT A PART45677891111131214PARKING STRUCTURE151617182310119PRELIMINARY PLANT LIST:DUPLEX 2DUPLEX 1PRELIMINARY IRRIGATION CALCULATIONS:20SITE LIGHTING:242423STRING LIGHTING:MANUFACTURER: ENBRIGHTENMODEL: LED CAFE LIGHTS W/ SS SHADEFINISH: BLACKSPACING: 24" O.C.WALL LIGHT:MANUFACTURER: BEGAMODEL: 24 101 (SHIELDED)FINISH: BRONZESIZE: 5-1/2"BOLLARD LIGHT:MANUFACTURER: LANDSCAPE FORMSMODEL: ANNAPOLIS BOLLARDFINISH: ONYXSIZE: 6" X 33"21212222TREESCOMMON NAMECERCIS OCCIDENTALIS WESTERN REDBUDCERCIS CANADENSIS 'FOREST PANSY' FOREST PANSY EASTERN REDBUDFEIJOA SELLOWIANA PINEAPPLE GUAVAHYMENSOSPORUM FLAVUM SWEETSHADEPLATANUS ACERIFOLIA LONDON PLANEQUERCUS RUBRA RED OAKQUERCUS HYPOLEUCOIDES SILVERLEAF OAKSHRUBSCOMMON NAMEAEONIUM CANARIENSE GIANT GREEN AEONIUMAGAVE CELSII 'NOVA' NOVA CENTURY PLANTALOE DISTANS JEWELED ALOEARCTOSTAPHYLOS X 'PACIFIC MIST' PACIFIC MIST MANZANITACALAMAGROSTIS FOLIOSA REED GRASSCAREX TUMULICOLA FOOTHILL SEDGECHONDROPETALUM TECTORUM 'EL CAMPO' EL CAMPO SMALL CAPE RUSHCRASSULA MULTICAVA CAPE PROVENCE PYGMYWEEDDICHONDRA ARGENTEA 'SILVER FALLS' SILVER FALLS DICHONDRADRYOPTERIS ARGUTA COASTAL WOOD FERNEUPHORBIA AMMAK CANDELABRA SPURGEFESTUCA CALIFORNICA CALIFORNIA FESCUEFICUS PUMILA CREEPING FIGHEUCHERA MAXIMA 'OPAL' OPAL ISLAND ALUM ROOTLOMANDRA LONGIFOLIA 'PLATINUM BEAUTY' VARIEGATED RUSHPARTHENOCISSUS X 'HACIENDA CREEPER' HACIENDA CREEPERSALVIA CHAMAEDRYOIDES MEXICAN BLUE SAGESALVIA CHIAPENSIS CHIAPAS SAGESANSEVIERIA TRIFASCIATA MOTHER-IN-LAW'S TONGUESEDUM MORGANIANUM BURRO'S TAILSEDUM RUPESTRE 'ANGELINA' ANGELINA SEDUMSENECIO MANDRALISCAE SENECIOTIBOUCHINA HETEROMALLA SILVERLEAVED PRINCESS FLOWERTRADESCANTIA PALLIDA PURPLE QUEEN SPIDERWORT8UPRR RIGHT-OF-WAYQTY.SIZE12 24" BOX12 24" BOX3 24" BOX10 24" BOX7 36" BOX6 36" BOX4 24" BOX1919190 8 16 321/16” = 1’-0” 24X36 SHEET2212-01-RS122 2022L11422 MONTEREY MIXED-USELANDSCAPE SITE PLAN
02 4 81/4 SCALE 24X36 SHEET02 402 4884 SCA SCASCA SCASCA SCA SCALE 24X36LELELEE SHEET21/4 SC/4 SC1/4 SC4 SC/4 SC4 SC222/4 SCASCAHZ-8BLDG 1789111019202421222212-01-RS122 2022L21422 MONTEREY MIXED-USELANDSCAPE PLAN - BUILDING 1 PLAZA
02 4 81/4 SCALE 24X36 SHEET0020020222222022020000220201/4 SCALE0202020200202022200000202020000002000220022444444444444444444444444824X36 SHEET44442222222LE2222222222422244BLDG 267111312142312421222212-01-RS122 2022L31422 MONTEREY MIXED-USELANDSCAPE PLAN - BUILDING 2 PLAZA
1672543128911105455561514131617181920212231322423252733283029343536426043444551464948505153585957413738403926EXISTING TREE TO BE REMOVEDEXISTING TREE TO REMAINTREE TAG NUMBERPALM STREETMONTEREY STREETCALIFORNIA BOULEVARD(E) BUILDING(E) BUILDING(E) BUILDINGNOT A PARTNOT A PARTNOT A PARTNOT A PARTNOT A PARTNOT A PARTUPRR RIGHT-OF-WAY(E) PARKING(E) PARKINGQUANTITY60541:1EXISTINGPROPOSEDPROPOSED REPLACEMENT RATIODISPOSITION54REMOVE6REMAIN0 8 16 321/16” = 1’-0” 24X36 SHEET2212-01-RS122 2022L41422 MONTEREY MIXED-USETREE PROTECTION PLAN