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CITY OF CARMEL-BY-THE-SEA

Planning Commission Report

May 11, 2016

To: Chair Goodhue and Planning Commissioners

From: Marc Wiener, Acting Community Planning and Building Director

Submitted by: Ashley Hobson, Contract Planner

Subject: Consideration of a Concept Design Review (DR 16-101) and Sign Permit

Application (SI 16-176) for alterations to the interior and exterior the

Carmel Plaza which is located in the Central Commercial (CC) Zoning

District

Recommendation:

Provide direction to the applicant

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SI 16-176/DR 16-101 (Carmel Plaza)

May 11, 2016

Staff Report

Page 2

•

A reconfigured interior courtyard with a new seating arrangement and new planters• Three new fire pits within the courtyard

• The demolition and infill of the existing staircase on the north side of the courtyard

(between the Mark Fenwick retail space and the Pejmani retail space)

• The demolition and reconstruction of the two interior staircases with new built-in

seating

• The removal of all wood railings and replacement with new metal hand rails

• The removal of all cantilevered railing planters

• New concealed gutters and smooth trowel plaster fascia under all raised walkway

•

New exterior lighting

• New paint

And the following changes to the exterior of the Plaza:

•

Five new monolith signs at all entrances

• Replacement of 2 second-story windows on the East Elevation (Junipero Street)

• Addition of three new awnings on the East Elevation (Junipero Street)

• Replacement of 4 second-story windows on the West Elevation (Mission Street)

• Addition of 4 new awnings on the West Elevation (Mission Street)

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May 11, 2016

Staff Report

Page 3

Staff analysis:

The City Council adopted specific Carmel Plaza Storefront Design Guidelines, which are included

as Attachment A to this staff report. The following is an analysis of the compatibility of the

proposed application with the guidelines and the Carmel Municipal Code.

Lighting

The applicant is proposing new lighting at all entrances and in the interior courtyard. At the

Ocean Avenue entrance, the applicant is proposing to remove the existing tower lights and add

five new aluminum light columns (approximately 11.5 feet high, with an output of 20 watts)

and five new stone benches with recessed lighting (80 total lumens each), in addition to

maintaining the existing overhead decorative string lighting. At all other entrances the

applicant is proposing to add new overhead decorative string lighting to match the existing

lights at the Ocean Avenue entrance and within the interior courtyard. The string lighting wasinstalled in 2015 without a permit and staff has allowed it to remain, but required that it be

addressed along with this remodel project.

A new decorative chandelier is proposed at the south Junipero Street entrance and under the

central staircase within the interior courtyard (See Sheet A9 1) The decorative metal

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May 11, 2016

Staff Report

Page 4

changes are proposed for the interior landscaping. The new landscaping is proposed to consistof eight stone planters (18-inches tall) to be planted with shrubs and groundcover, and various

planter pots placed throughout the courtyard. Four stone planters are proposed to be located

on the south side of the courtyard, with an additional four located on the north side. According

to the plans, 14 planter pots are proposed. The City Forester reviewed the plans and noted that

the Plaza is located over an underground parking garage, and therefore no site coverage will

change as part of this project. The Forester did not express any concerns with the proposed

types of plants.

The shrubs and ground cover are proposed to consist of the following plants:

o Bear’s Breech

o Dwarf Lily of Nile

o Century Plant

o

Kangaroo Pawo Blue Hibiscus

o White Flowered Thrift

o Deer Fern

o Mexican Snowball

o Palace Purple Coral Bells

o Aeonium hybrids

o Hosta Lemon Lime

o

Oak leaf Hydrangeao Lions Tail

o Purple Emperor Sedum

o De La Mina Verbena

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May 11, 2016

Staff Report

Page 5

4.

The removal of the non-structural decorative beams on the 2nd

and 3rd

levels5. The removal of all wood and painted metal railings throughout the interior and exterior

of the Plaza and the replacement with new black wrought iron railings throughout

6. New wood trellis’ at both Mission Street and Junipero Street entrances

7. The striping of the brick finish back to a natural red finish at various entrances

In staff’s opinion, the material changes meet the intent of the Carmel Plaza Design Guidelines

because they are providing a more cohesive design throughout the Plaza. Additionally, the

Design Guidelines encourage natural materials such as wood and wrought iron; in addition to

smooth trowel cement plaster siding. Staff is in support of the proposed material changes.

In addition to the proposed material changes throughout the Plaza, the applicant is proposing

to change a portion of the city Right of Way (ROW) along Ocean Avenue to create contrasting

colors to clearly mark a pathway through the main Ocean Avenue entrance to the interiorcourtyard. The City’s Policy and Standards for Deign Improvements to Public Ways states that

“Changes to colors or patterns shall not be used to identify the entrances to driveways,

doorways or courtyards.” In staff’s opinion, the proposed ROW changes do not conform to the

Policy and Standards, and therefore staff is recommending that a condition that the ROW

changes be removed from the project

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May 11, 2016

Staff Report

Page 6

awnings located on the northwest corner of the Plaza (above Tiffany & Co). Plaza DesignGuideline 4.1 states the following regarding awnings:

“Awnings must fit within the overall character of the storefront. The awnings must be

detailed so that their shape, proportions and supporting members complement the

storefront. Awnings are not allowed on north-facing facades. Awnings must be designed

to be compatible in form and detail to any adjacent awnings. Long, continuous awnings,

single awnings with irregular depths and awnings that extend more than four feet (4’)

from the storefront are not permitted.

Awnings must relate to storefront openings. A minimum four-inch (4”) valance is

required for awnings. The maximum length to height ratio for awnings is 2/1. Fabric is

the only acceptable awning material. No insignia, graphics or text is permitted on

awning fabric. Awning supports may be steel (painted to match the awning, or to matcha storefront accent color) or wrought iron. See the Colors section of these guidelines for

acceptable awning colors.”

In staff’s opinion, the additional awnings meet the design guidelines for the style and material

of the awnings Staff is in favor of the proposed awning additions

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1.0 INTRODUCTION 3

2.0 SITE PLAN 4

3.0 GENERAL STOREFRONT CRITERIA 5

3.1 Facade Proportions and Scale 53.2 Setbacks and Protrusions 63.3 Doors 63.4 Windows 73.5 Storefront Walls 83.6 Roofs 83.7 Overhangs 93.8 Umbrellas 93.9 Stairs/Ramps/Railings 93.10 Landscaping 93.11 Audio/Music/Speakers 103.12 Exterior Lighting 10

3.13 Signage 103.13.1 Exterior Business Signs 113.13.2 Interior Business Signs 113.13.3 Restaurant Menu Signs 123.13.4 Sign Lighting 12

4.0 EXTERIOR STREET FACADES (The Elegant Natural Tradition) 13

4.1 Awnings 144 2 A t bl C l 15

TABLE OF CONTENTS

TENANT STOREFRONT DESIGN GUIDELINES

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2.0 SITE PLAN

2.0 Site Plan

The guidelines for the Exterior Street Facadesapply to all facades that front on Ocean Av-enue, Mission Street, Seventh Avenue andJunipero Avenue. They extend a minimum of40 feet down any pedestrian passage into theproject’s interior. The Interior Courtyard Fa-

cades apply to any storefront that faces the in-terior courtyard.

JUNI

O

C E A N A V E N U E

EXTERIOR STREET FACADES

INTERIOR COURTYARD FACADES

CARMEL PLAZA (Exterior)

40’

40’

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GENERAL STOREFRONT CRITERIA

3.4 Windows

Wood, steel, and in some cases aluminumwindow frames are acceptable. Multi-lite, inte-gral wood windows are encouraged. Alumi-num window frames are acceptable only if theyhave relief and articulation in the frame section(See Figure 3.4). Large expanses of unbrokenglazing are not permitted. The maximumsquare footage that is allowed per individualglazing panel is thirty square feet. Horizontalexpanses of glass are not allowed. Each indi-vidual glazing panel must have vertical propor-tions with a minimum ratio of 1.4/1 (vertical tohorizontal). Transom lights above the showwindows and above doors are encouraged. Abulkhead wall or landscaped area under showwindows, with a minimum vertical dimensionof twelve inches, in a contrasting material tothe storefront is strongly recommended.Frameless glazing, mitered corners, etched

glass, beveled glass, glass block and standardaluminum storefront systems are prohibited.See Materials section for allowed and prohib-ited materials.

SMALL GLAZING PANELS

ACCEPTABLE ARTICULATION IN ALUMINUMDOOR AND WINDOW SYSTEMS

1” MIN.

1/2” MIN.1

1.41 HEA

30 GL

1 2 ”

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3.5 Storefront Walls

Storefront walls set the tone for the storefrontand the public perception of the store. Wallsshould provide visual interest to pedestrians.Long blank walls should be avoided. Facadesmust provide variation in twenty to thirty-footintervals to reflect the rhythm of historical build-ing patterns of traditional storefronts. Variationsin storefront walls, such as changes in plane,

or in material, texture and color are requiredfor walls over twenty feet (20’-0”) long.

At each end of the storefront, the storefrontwalls must cleanly abut the adjacent storefrontor neutral pier (where they occur). At each endof the storefront, the walls are required to meetthe ground to provide a frame for the storefrontopening. The minimum horizontal dimensionof these end walls is one foot six inches

(1’-6”). To reflect historical construction tradi-tions, no single opening in the wall plane greaterthan twelve feet (12’-0”) can occur. Each open-ing in the wall plane must be flanked by a por-tion of wall with a minimum horizontal dimen-sion of one foot six inches (1’-6”).

MAXIMUM OPENING

MIN.1’-6”

FIGURE 3.5 STOREFRONT WALLSMATERIAL VARIATION

INTERMEDIATE WALLMIN. 1’-6”

IN WALL PLANE 12’-0”

END

WALLS

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3.13.3 Restaurant Menu Signs

Restaurant Menu Signs are allowed in twoforms: contained within menu boxes (for res-taurants) and/or take-away menus (for all fooduses). A menu box is a permanently mountedarchitectural element on, or immediately adja-cent to the business for displaying menus,awards or daily food specials. A take-awaymenu holder is a small, temporary or perma-

nent container holding take-away menus forfree distribution to the public. The followingstandards must be followed for RestaurantMenu Signs.

1. Menu Box:

Maximum number of Menu Boxes is one(1), with a maximum size of four (4) squarefeet. The Menu Box may not be affixed to adoor or window and must be located at theentry. The contents can include a menuidentical to that being used in the restau-rant, special menus or awards. The de-sign must be compatible in scale, colorsand materials to the storefront. Menu Boxesmay be internally illuminated. Each MenuBox is allowed a total maximum of fifteen(15) watts of interior lighting and can be

3.13.4 Sign Lig

Businesses open to theof darkness shall be alighting to enable patrothe business. The lightsthe business is closed incandescent (25 wattslight is allowed per threarea or for each side o

ing sign.

Each light source shallfixture painted to match to a nearby building elinto a support brackemounted to become paing shall be architecturbuilding or mounted to bor otherwise not readilyIt shall also be aimed dbut not toward the eye vehicles.

MENU BOX

BULLET-TY2. Take-Away Menu Holder:

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4.0 EXTERIOR STREET FACADES

The exterior storefronts are part of the urbanfabric of Carmel’s commercial district. Theymust be designed to fit within the unique char-acter of the city. Carmel is known as a “villagein a forest” and can be described as followingthe “Elegant Natural Tradition” of Carmel.Storefronts in the Elegant Natural Tradition donot call undue attention to themselves, but fitinto the context of the city. They respect thesmall-scale buildings in Carmel and are con-

structed of natural materials, with a high levelof detail. Storefronts are not required to ad-here to a specific style, but should be built withrespect for traditional proportions and histori-cal construction techniques. The vast major-ity of Carmel’s buildings were built with loadbearing masonry or frame walls. Because ofthe construction type, there are large areas ofexterior walls. Walls adequate to carry thebuildings’ loads to the ground flanked the store-front openings. Pilasters were of significant

width for the same reasons. Storefronts shouldrespect the proportions that grew out of thesestructural necessities.

The tenant is encouraged to provide entries anddisplay windows along the exterior street fa-cades provided the buildings of Carmel Plazaretain their sence of continuity. New entries

d di l i d h ld b i i h

pedestrian-scaled interest through the use ofvariations in color and surfaces of doors, win-dows and entry elements. Windows are re-quired to have a twelve inch (12”) minimumbase below each sill in a material, texture orcolor that contrasts with the wall material abovethe base.

The materials of the exterior street facadesmust reflect the “Elegant Natural Tradition.” The

use of natural materials such as wood, brickand stone is encouraged. In any event, thematerials must be durable and timeless. Thesedesign guidelines seek to specifically addressthe characteristics of the “Elegant Natural Tra-dition” that will ensure that exterior street fa-cades reinforce the unique atmosphere ofCarmel and Carmel Plaza.

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4.1 Awnings

Awnings must fit within the overall character ofthe storefront. The awnings must be detailedso that their shape, proportions and support-ing members complement the storefront. Aw-nings are not allowed on north-facing facades.Awnings must be designed to be compatible inform and detail to any adjacent awnings. Long,continuous awnings, single awnings with ir-

regular depths and awnings that extend morethan four feet (4’) from the storefront are notpermitted.

Awnings must relate to storefront openings. Aminimum four-inch (4”) valance is required forawnings. The maximum length to height ratiofor awnings is 2/1. Fabric is the only accept-able awning material. No insignia, graphics ortext is permitted on awning fabric. Awning sup-ports may be steel (painted to match the aw-ning, or to match a storefront accent color) orwrought iron. See the Colors section of theseguidelines for acceptable awning colors.

FIGURE 4.1 AWNINGSAWNINGS RELATE TO OPENINGS

AWNINGS RELATE TOWINDOW OPENINGS

2

MAX. HOR. TOVERT. RATIO = 2/1

M I N . 4 ”

1

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4.2 Acceptable Colors

The storefront’s colors are required to lend a feelingof subtle, naturalistic elegance. They must blend inwith the natural surroundings, the base building andadjacent storefronts. Colors must respect the estab-lished traditions of the commercial neighborhood andblend harmoniously with the patterns of the street.

Base colors that are muted and blend with the natural

surroundings are required. The tenant may choose abase color with any hue with saturation of 15% or less.See the color wheel for acceptable base colors.

Accent colors can be more saturated. Accent colorsare limited to 15% of the storefront area, not includingawnings. Brightness of accent colors must be 50%or less (0%=black, 100%=white). See the color wheelat right for acceptable accent colors. Awning colorscan be any acceptable color.

Colors that vary from the standard palettes may re-quire separate city planning commission approval.

Mottling, antiquating and faux finishes are not allowed.

The colors in this manual are reproduced as accu-rately as possible; however, due to variations in print-ing processes, these colors may have some varia-

Standard Color Wheel Bas(Any Hue: Sat

NATURAL COLORS

AC

C

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4.3 Materials

Materials form the pedestrian’s first impressionof the storefront. They are required to have anatural appearance and a sense of warmth.Materials must blend in with the natural sur-roundings, the base building and adjacentstorefronts. Natural materials such as wood,stone, brick and tile are required. A high levelof detailing, including carved wood, moldings

and architectural elements such as pilasters,eaves and cornices are encouraged.

Mottling, antiquating, faux finishes, plastic andimitation materials are not allowed. Polishedmaterials, including polished stone and polishedmetal are not permitted.

Any materials to which a color is applied mustfollow acceptable colors per Section 4.2. Thefollowing list outlines materials allowed and notpermitted for a variety of uses including pav-ing, wall materials, windows, doors, signs andlighting. In general, warm, natural materials areallowed while polished, cold materials are notallowed.

Paving Materials Allowed: Paving Mat

Brick (new or used) MaNatural un-gauged stone (slate, flagstone, etc.)Unglazed terra cotta pavers GlazeUnglazed ceramic mosaic tile

Wall Materials Allowed: Wall Mat

Brick (new or used) MaPainted brickNatural un-gauged stone (slate, flagstone, etc) Exterior insulateCement plaster (smooth steel trowel finish) GlazeUnglazed ceramic mosaic tileStained wood (shingles, board & batten, ship-lap, etc.)Painted wood (shingles, board & batten, ship-lap, etc.)

Wrought iron Sheet woodDecorative glazed accent tiles

Window Materials Allowed: Window Mat

Wood windows Standard aluminSteel windows Frameless

( f ) /

Stained woodExposed aggregate concreteDecorative glazed tile at stair risers

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Roof Materials Allowed: Roof Materials Not Permitted:

Wood shingles Asphalt shinglesClay tiles Cement tilesNatural metal (copper, zinc, etc.) Manufactured imitation materialsSlate Painted or coated metalsGutters must be copper or painted metal

Sign Materials Allowed: Sign Materials Not Permitted:

Painted wood PlasticNatural or stained wood FabricCarved wood Imitation materialsCeramic tile GlassNatural stone Polished stoneNatural metals (cor-ten, iron, copper etc.) Polished metalPainted metal

Sign Bracket Materials Allowed: Sign Bracket Materials Not Permitted:

Wrought iron Polished metalPainted steel Imitation materialsPainted wood PlasticNatural or stained wood AluminumAged metal

Light Fixture Materials Allowed: Light Fixture Materials Not Permitted:

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5.0 INTERIOR COURTYARD FACADES

The interior storefronts set the character forCarmel Plaza’s courtyard. Courtyards are atradition in Carmel’s commercial district andcontribute to the informal nature of the shop-ping experience. The storefronts in the court-yard of Carmel Plaza should be compatiblewith the “Elegant Natural Tradition” of the exte-rior facades, but designers are encouraged tobe innovative in their approach to the facadesin the courtyard. The “Downtown Tradition “ is

based upon each storefront having its ownunique identity while maintaining compatibilitywith adjacent storefronts. The result is a rich-ness of design and expression that is found insmall downtown streets. Like the exterior streetfacades, the interior courtyard facades shouldrespect the small scale of buildings in Carmeland are to be constructed of natural materials,with a high level of detail. Storefronts are notrequired to adhere to a specific style, but shouldrespect the small scale of Carmel Plaza.

The acceptable colors and materials of the in-terior courtyard facades in the “Downtown Tra-dition” are less restrictive than those of the “El-egant Natural Tradition.” The use of naturalmaterials such as wood, brick and stone in aninnovative way is encouraged. The colors areencouraged to be vibrant and lively. In any

h i l b d bl d l

5.1 Awnings

In general, awnings are not appropriate on the

interior courtyard facades of Carmel Plaza.

Awnings are not allowed when the storefront is

behind an arcade or under an overhang.

Where awnings are allowed, they must fit with

the overall character of the storefront and must

be designed to be compatible in form and de-

tail to any adjacent awnings. Awnings are notappropriate on north-facing facades. Long,

continuous awnings, single awnings with

irregular depths and awnings that extend more

than four feet (4’) from the storefront are notpermitted. No insignia, graphics or text are

allowed on awning fabric. Where permitted,

awnings must comply with the requirements

of Section 4.1.

AWNINGS

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5.3 Materials

Materials form the pedestrian’s first impressionof the storefront. They are required to have a

natural appearance, and a sense of warmth.

They must blend in with the natural surround-

ings, the base building and adjacent storefronts.

Natural materials such as wood, stone, brick

and tile are required. A high level of detailing,

including carved wood, moldings and architec-

tural elements such as pilasters, eaves andcornices are encouraged.

Mottling, antiquating, faux finishes, plastic and

imitation materials are not allowed.

The following list outlines materials allowed and

not permitted for a variety of uses including

paving, wall materials, windows, doors, signs

and lighting. In general, warm, natural materi-

als are allowed while polished, cold materials

are not allowed.

Paving Materials Allowed: Paving Mat

Brick (new or used) M

Natural un-gauged stone (slate, flagstone, etc)

Polished stone (with wet coefficient of friction >0.6) Glaz

Unglazed terra cotta pavers

Unglazed ceramic mosaic tile

Stained wood

Exposed aggregate concrete

Decorative glazed tile at stair risers

Modular Stone

Wall Materials Allowed: Wall Mat

Brick (new or used)

Painted brick M

Natural un-gauged stone (slate, flagstone, etc) Exterior Insulated

Polished stone (as accents) Glaz

Cement plaster (smooth steel trowel finish)

Unglazed ceramic mosaic tile

Stained wood (shingles, board & batten, ship-lap, etc.)

Painted wood (Shingles, board & batten, ship-lap, etc.) Sheet woodWrought iron

Decorative glazed tile accents

Window Materials Allowed: Window Mat

Wood windows Standard alumin

S l i d

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Roof Materials Allowed: Roof Materials Not Permitted:

Wood shingles Cement tiles

Clay tiles Manufactured imitation materials

Natural metal (copper, zinc, etc.) Painted or coated metals

Slate

Asphalt Shingles

Sign Materials Allowed: Sign Materials Not Permitted:

Painted wood Plastic

Natural or stained wood Fabric

Carved wood Imitation materials

Ceramic tile Glass

Natural stone Polished stone

Natural metals (cor-ten, iron etc.) Polished metal (on body of sign)

Painted metal

Polished metal (for lettering only)

Sign Bracket Materials Allowed: Sign Bracket Materials Not Permitted:

Wrought iron Polished metalPainted steel Imitation materials

Painted wood Plastic

Natural or stained wood

Aged metal

Light Fixture Materials Allowed: Light Fixture Materials Not Permitted:

P i d d Pl i

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7.0 COMPLIANCE CHECKLIST

7.1 STOREFRONT COMPLIANCE CHECKLIST: The following checklist summarizes the requirements of these guidelines an


1) Façade Proportions and Scalea) Vertically Proportioned Openings

b) Eight foot (8’-0”) Maximum Opening Height(9’ w/ Transom)

2) Setbacks and Protrusionsa) Changes in Plane

b) Informal Composition

c) Two Foot (2’-0”) Recess at Entryd) 40% of Storefront Recessed a Minimum

of One Foot (1’-0”)e) Bay Windows 2’-6” Clear From Grade

3) Doors

a) Single Leaf (Unless Double Doors Requiredfor Exiting)

b) Maximum Door Height Seven Feet (7’-0”)c) Wood, Wood and Glass, Steel or Steel and

Glass doors

d) If Aluminum and Glass, then Articulated

4) Windows) W d S l A i l d Al i S h

8) Umbrellasa) Maximum Six Feet (6’-0”) in Diameterb) Wood or Wrought Iron Structure

c) Flame Retardant Fabric Without Text or

Graphicsd) Maximum Nine Feet (9’-0”) High at Peake) Within Tenant’s Lease Premises

9) Stairs/Ramps/Railingsa) Natural Materials on Stairs/Ramps

b) Wood or Wrought Iron Railings

10) Landscaping a) Informal Composition

b) Concealed Irrigation System

11) Audio/Music/Speakers a) Confined Within Leased Premises

12) Lighting a) Screened Fixtures

In Not In

Compliance Compliance

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Attach B – Photos of Various Proposed Changes

The demolition and infill of the existing staircase on the north side of the courtyard

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The removal of all wood railings and replacement with new metal hand rails

The removal of all cantilevered railing planters

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Removal of non-structural decorative awnings

Demolish existing pop-out windows

Attachment C - Sign Design

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Five new monolith signs at all entrances

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Replacement of two existing windows on the East elevation and the addition of three new

awnings

Addition of new trellis walls at all entrances

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Removal of the existing tiles and replacement with new stone veneer at the North Mission

Street entrance

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Attachment D – Lighting Details

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Attachment D – Lighting Details

Existing Lights

O h d f t li hti d t t th O A E t

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Proposed Lights

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SEEO

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j

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JUNIPERO ST.

N) STAINED

FINISH

ON BEAMS

COLUMNS -

2ND

3RD LEVEL

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i

l • _

KEY

PLAN

-----------------

:

~

MISSION ST.

N) INSERT TO COORDINATE WRAILINGS.

COURTYARD ELEVATIONS

N) COURTYARD ELEVATIONS FACING SEVENTH

AVE.)

SCALE• 1/8 • Hl

N) CONCEALED GUTTER SMOOTH

TROYJEL PLASTER FASCIA 1-J/SCREED

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(E) EXTERIOR ELEVATlONS (NO CHANGE)

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EXTERIOR ELEVATlONS

SCALE•

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•

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IAIINGS

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TO

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PAINTED

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~ L L TRELLIS

~ P L A N T E D

VEGETATION

-011 11-BII

FRONT ELEVATION

0 MONUMENT SIGN

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canvas C l ~ t r o

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DARK

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PROPOSED COLOR

MATERIALS

PALETTE

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EAVES

ALL

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JUNIPERO STREET

r-------1_ _r-----

- - - -

- - - - - - - - - , _ ____ _r - - - - - - ,

LANDSCAPE SITE LEGEND

EXISTING VEGETATION

Planting area to be preserved

Pant ng area to be removed

Trees greater han 2" to be preserved

Trees greater han

2

to be removed

EXISTING HARDSCAPE

Brick pavng to be preserved -impervious

162 SQ FT

1

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MISSION STREET

EXISTING ENTRY CORRIDOR AT OCEAN AVENUE WITH EXISTING LIGHTING

PROPOSED BENCHES AND LIGHTING AT OCEAN AVENUE ENTRY CORRIDOR

w

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I

1-

z

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n

OCEAN AVENUE ENTRY AT CARMEL PLAZA

20

0

20 40

Brick pavng to be removed

PROPOSED VEGETATION

Pantng area

Trees

PROPOSED HARDSCAPE

Stone pavng - impervious

EXISTING PLANT PALETTE

KEY BOTANICAL NAME

36BOSQ FT

36BOSQ FT

COMMON NAME

TREE GREATER THAN

2

TRUNK DIAMETER

FA Fraxinus americana

SHRUBS

&

GROUNDCOVERS

Acanthus mollis

Asparagus setaceus

Bougainvillea spp

Dietes bicolor

Dracaena spp

Erigeron karvinskianus

Festuca idahoensis

Lavandula angustifolia

Phormium tenax

Pittosporum tobira

Tulbaghia violacea

American Ash

B e a ~ s

Breeches

Asparagus Fern

Bougainvillea

Fortnight Lily

Dracaena

Santa Barbara Daisy

Idaho Fescue

Lavender

New Zealand Flax

Japanese Pittosporum

Society Garlic

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8

0

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16

EXISTING HARDSCAPE

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PROPOSED VEGETATION

Planting area

Trees

PROPOSED HARDSCAPE

Brick paving - impervious

PROPOSED PLANT PALETTE

KEY BOTANICAL NAME

TREES -60 BOX

AP

Acer palmatum

5844SQ

FT

271 SQ FT

8

1073 SQ FT

COMMON NAME

Japanese Maple

SHRUBS & GROUNDCOVERS-5 & 15 GALLONS

Aeonium hybrids

Acanthus mollis

Agapanthus a. 'Peter Pan'

Agave attenuata

Anigozanthos flavidus

Alyogyne huegelii

Armaria maritima Alba'

Blechum spicant

Echeveria elegans

Heuchera m. 'Palace Purple'

Hosta 'Lemon Lime'

Hydrangea quercifolia

Leonotis eonurus

Sedum x 'Purple Emperor'

Verbena ilacina 'De

Ia

Mina'

REFERENCE NOTES

NCN

Bear's Breech

Dwarf Lily of Nile

Century Plant

Kangaroo Paw

Blue Hibiscus

White Flowered Thrift

Deer Fern

Mexican Snowball

Palace Purple Cora Bells

NCN

Oakleaf Hydrangea

Lions Tail

Purple Emperor Sedum

De La Mina Verbena

G)

Existing brick paving: Preserve (Impervious surface)

]) Existing overhead balconey

@

Existing overhead brdge

@ Existing staircase, guardrail, handrail and lights: Remove

®

Existing planters: Remove

@ Outdoor leasable tenant space.

(f) Existing Olive Tree: Remove (3 Total)

®

Existing Japanese Maple: Remove

(1

Total)

®

Staircase: Stone risers and treads, Guardrail and handrail to match Architect's Pans.

Lighting to be inset nto stair reads. See Sheet L-1.3

@ Stone planter wa : 1 tall

@ Relocated 'Fountain

of Woof

with low basin bow

@ Built n seatwall with stone veneer finish

@ Built n firepit wth stone veneer inish (3 Total)

@

Planter

Pot-

Typical

@

Moveable site furniture -Typical

@

Hanging light ixture under stairs. See Sheet L-1.3

f)

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PROPOSED LIGHTING

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AT

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MANUFACTURER: BEGA

MODEL NAME:

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ALUMINUM

COLOR:

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BRONZE

LED

LIGHTING

UNDER

STAIRS

MANUFACTURER:

MODEL NAME:

MATERIALS:

COLOR:

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LARGE LIGHTING

JENNINGS I PENDANT

ALUMINUM

BRONZE POWDER COAT

MATTE

LED- SCREW

N

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PROPOSED HARDSCAPE

STONE

PAVER AT

STAIRS & STONE

VENEER AT

FIREPITS

MANUFACTURER:

MODEL:

MATERIAL:

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HAUSMANN STONE

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LOUNGE CHAIR

MANUFACTURER:

MODEL NAME:

MATERIALS:

COLOR:

CUSHION:

.,

0

f

RESTORATION HARDWARE

CARMEL CLASSIC LOUNGE CHAIR

ALUMINUM FRAME

IRON

SUNBRELLA FABRIC 'CHARCOAL'

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CARMEL ROUND TABLE WITH UMBRELLA (48 DIA.)

ALUMINUM FRAME

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ARM CHAIR

MANUFACTURER:

MODEL NAME:

MATERIALS:

COLOR:

CUSHION:

r


CARMEL ARMCHAIR

ALUMINUM FRAME

IRON

SUNBRELLA FABRIC 'CHARCOAL'

CUSHION AND UMBRELLA FABRIC

MANUFACTURER:

COLOR:

SUNBRELLA

CHAROAL

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BOTANICAL NAME: ACANTHUS MOLLIS

COMMON NAME: BEAR S BREECH

BOTANICAL NAME: AEONIUM

A.

VAR. ATROPURPUREUM

COMMON NAME: PURPLE CREST AEONIUM

BOTANICAL NAME: AEONIUM SUNBU RST

COMMON NAME: COPPER PINWHEEL

BOTANICAL NAME: AGAPANTHUS AFRICANUS

COMMON NAME: AFRICAN LILY

BOTANICAL NAME: AGAVE ATTENUATA

COMMON NAME: CENTURY PLANT

BOTANICAL NAME: ALYOGYNE HUEGELII

COMMON NAME: BLUE HIBISCUS

BOTANICAL NAME: AGAPANTHUS A. PETER PAN

COMMON NAME: DWARF LILY OF THE NILE

BOTANICAL NAME: BLECHNUM SPICANT

COMMON NAME: DEER FERN

BOTANICAL NAME: ECHEVERIA ELEGANS

COMMON NAME: MEXICAN SNOWBALL

BOTANICAL NAME: HEUCHERA M. PALACE PURPLE

COMMON NAME: PALACE PURPLE CORAL BELLS

BOTANICAL NAME: HOSTA LEMON-LIME

COMMON NAME: HOSTA

BOTANICAL NAME: HYDRANGEA QUERCIFOLIA

COMMON NAME: OAKLEAF HYDRANGEA

BOTANICAL NAME: LEONOTIS LEONURUS

COMMON NAME: LION S TAIL

BOTANICAL NAME: LYSIMACHIA NUMMULARIA

COMMON NAME: CREEPING JENNY

BOTANICAL NAME: PURPLE EMPEROR SEDUM

COMMON NAME: SEDUM X PURPLE EMPEROR

BOTANICAL NAME: STACHYS BYZANTINA

COMMON NAME: LAMBS EAR

BOTANICAL NAME: VERBENA LILACINA DE LAMINA

COMMON NAME: DE LA MINA VERBENA

BOTANICAL NAME: ACER PALMATU, SANGO-KAKU

COMMON NAME: CORAL BARK JAPANESE MAPLE

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REFERENCE NOTES

G) Existing light ixture: Remove

® Light column. See Sheet L-1.1

@ Overhead 'festoon' lighting.

@ Hanging light ixture u nder stairs. See Sheet L-1.3

® Property ine

@ Existing staircase: Preserve

J) Existing planting: Preserve. Sheet Sheet L-1.0 for palette

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MISSION STREET

ENTRY AT MIDBLOCK ON JUNIPERO STREET

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CARMEL COFFEE HOUSE

PATISSERIE

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Documents

Carmel Plaza 05-11-16