San Diego State University: Plaza Verde Program Study

san diego state university

plaza linda verde mixed use development phase 1 program | 2012-2013

Hanbury Evans Wright Vl at tas + Company October 10, 2013

introduction

a collaborative process and acknowledgements

The Plaza Linda Verde Mixed Use Development XYZ is the result of a collaborative effort led by a Steering Committee of University Executive Staff and a Planning Team lead by Hanbury Evans Wright Vlattas + Company. The process included participation by a broad cross-section of students, faculty and staff in a variety of on-campus workshops. The Planning Team is grateful to all who those who devoted their vision, time, ideas and energy to the process.

SAN DIEGO S TATE UNIVERSIT Y, steering committee

Bob Schulz, Associate Vice President, Operations Linda Lewiston, Assistant Vice President, Student Affairs Lauren Cooper, Director, Facilities Planning, Design & Construction Eric Hansen, Director, Office of Housing Administration Christy Samarkos, Director, Residential Education Office Mike Woomer, Associate Director, Facilities Planning, Design and Construction Daryl Hess, Associate Director, Office of Housing Administration Kristi (Kat) Marian, Capital Project Planner, Facilities Planning, Design and Construction R. D. Williams, Director of Campus Relations and Commercial Development, Aztec Shops Ltd. DESIGN TE AM

Hanbury Evans Wright Vlattas + Company Mike Evans, FAIA Buddy Hall, ASLA Douglas P. Campbell, AIA Cory L. Dear, AIA

Consultants KPFF Consulting Engineers, Civil Engineer C.P. O’Halloran Associates, Inc., Cost Estimator SWA Group, Landscape Architect M-E Engineers, Inc., Plumbing, Mechanical, Electrical Engineer Robert Charles Lesser & Company, Retail Saiful/Bouquet, Inc., Structural Engineer Walker Parking, Parking /Transportation

san diego state university: plaza linda verde mixed use development i

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introduction

TABLE OF contents

collaborative process and ACKNOWLEDGEMENTS . . . . . . . . . . . . . . i executive summary . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . iv PROJECT PROGRAM Building 1 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2 Building 2 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4 Parking Structure . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5 code analysis . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9 design standards Project Visioning . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14 Landscape . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16 Architectural Elements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30 Parking Structure . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 63 Conceptual design development Civil . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 85 Structural . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 91 Mechanical . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 97 Electrical . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 115 Plumbing and Fire Protection . . . . . . . . . . . . . . . . . . . . . . . . . . 135 room data sheets . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 147 cost estimates by phase » Phase 1: Residence Buildings . . . . . . . . . . . . . . . . . .Under separate cover » Phase 2: Greenspace/Plaza . . . . . . . . . . . . . . . . . . .Under separate cover » Phase 3: Parking Sructure . . . . . . . . . . . . . . . . . . . .Under separate cover

san diego state university: plaza linda verde mixed use development iii

Introduc tion San Diego State University is experiencing record enrollment growth. With this growth comes an ever increasing demand for on-campus student housing especially for first year students.

Plaza Linda Verde is a response to this need. It proposes a mixed-use project on 3.57 acres of University-owned land at or near the corners of College Avenue and Montezuma Road on the periphery of the campus of San Diego State University (SDSU). This student housing project includes: • A ground-floor mixed use, commercial component with upper-floor student housing; • A separate structured parking facility; • A one-acre campus green; and • Public promenades and pedestrian malls in place of existing streets/alleys linking the proposed buildings to the main SDSU campus.

Project Goals, Parameters and Programming Process The planning team and Steering Committee have identified the following goals for the study: • Create a vision for a vibrant campus edge including retail uses along College Avenue with students residences and civic spaces above • Increase SDSU’s on-campus housing capacity for first year students • Identify the specific needs to accomplish SDSU’s vision and develop a comprehensive project program of requirements • Analyze project site and utility conditions and other site constraints • Develop residential building options for the optimal number of beds possible on the site • Maximize the amount of functional space on the site and improve campus pedestrian accessibility • Develop indoor and outdoor spaces for relaxation and academic support functions • Develop a retail analysis and conceptual design balancing functionality, style and flexibility • Recommend an optimal conceptual plan with projected project costs, constraints and solutions • Compile and document the project vision that will enable the University to move forward with design and construction contracts The conceptual design for Plaza Linda Verde was developed through a series of workshops held on campus during the spring and summer of 2013. The Design Team and Steering Committee held a series of meetings with the representatives of the various campus user groups to compare existing residential programs with their aspirations for the new community. The information gathered was evaluated by the Planning Team and the Steering Committee to develop a program that met all project objectives and created a community that represented SDSU’s goals to increase their ability to provide first year housing and create a vibrant campus edge.

Project Overview The project site is located on the west side of College Avenue between Hardy Avenue and Montezuma Road and consists of: • Two residence hall buildings along College Avenue

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introduction

executive summary

• A 392-car parking structure on Lindo Paseo Drive to serve retail customers only and no student parking • A campus green on the vacant parcel between Hardy Avenue and the transit station The residence halls will accommodate the following: • Student Rooms: 284 double occupancy rooms with bath to accommodate a minimum of 568 students and 32 single occupancy student rooms with bath for student staff • Staff Apartments: four, 2-bedroom units and two, 1-bedroom unit • Visiting Scholar Bedrooms wih bath: three Residence Hall Buildings (Building 1 and Building 2) • First floor (concrete podium – 21’ minimum clear space with mechanical mezzanine on the west side of the building. First floor program to accommodate  Residence

hall entry, lobby/living room, front desk with storage, mail (one box per student room), two staff offices, laundry, bike storage, public restrooms and trash room (chutes from residential floors to compactors and roll out bins)



Retail space in remaining first floor area - Building 1: reserve southern end of building for a Market and the northern end of the building for a restaurant and other small tenant space - Building 2: reserve northern end for a large tenant and the southern end of the building for a restaurant



Mechanical space at ground and mezzanine level along west side of the building - Plumbing chases from residential towers above to align with back of house of the two end retail spaces facing the corner of College Avenue and Lindo Paseo Drive



Second floor to sixth floor (wood or metal stud framing – see Structural Narrative) - Student learning spaces, multipurpose room, faculty offices, restrooms with concrete podium roof deck at the corner of College Avenue and Lindo Paseo Drive - Residential wings with common floor lounge and two small study areas. One study area adjacent to lounge and one study area and community kitchen facing

Parking Structure • Basement chiller plant with service parking area • First floor (podium with 16’ clear space for future potential retail) • Speed ramp along north face of garage – area under the ramp for access to basement • Cooling towers on the top floor Campus Green • Wireless internet connectivity throughout • Site lighting for day and night use • Hardscape and landscape area connecting student residences and retail uses to the Aztec Union • Site furniture and amenities • Landscape planting, groundcovers and shade trees • Open lawn

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project program

san diego state university: plaza linda verde mixed use development 1

San Diego State University Program Concept- New Community

Building 1

Space #

Space / Description

100 101 102 103 104 105

RESIDENTIAL SPACES Staff / Living Spaces Resident Director - 2-Bedroom Apt Desk Manager - 1-Bedroom Apt Faculty Apartment- 2-Bedroom Apt Visiting Scholar Studio Apartment Storage

200

Student Residences

201 202 203

300

SSD 2 Double Rms; Bath 2:1, Type A Single room with private bath Type B Single room with private bath Type C Total Occupancy / Community Cluster % Capacity in Single Occupancy Rooms

New Community

Occupancy Quantity

3 2 3 1 0

1 1 1 3 1

ASF

Total ASF

1,103 545 1,102 270 266

57,839 3,826 1,103 545 1,102 810 266 46,130

2 1 1

154 12 4

273 251 269

42,042 3,012 1,076

Comments

Total Capacity

RA and AM RA and AM

308

301 302

5 9

585 182

2,925 1,638

1 / RA

303 304 305 306 307

Hall Support Spaces Housekeeping Closet Telecommunications Closet Electrical Closet Trash Chute / Recycle Mechanical

5 5 5 5 1

48 78 268 40 1,150

240 390 1,340 200 1,150

1 / Residential Floor

401 402 403 404 405 406 407 408 409

600 601 602 603 604 605 606 607 608

Building Support Spaces Trash Recycle (Building) Bike Storage Elevator Housekeeping Supply Storage Trash Room Mechanical Room Mechanical Mezzanine Storage

NEIGHBORHOOD RESOURCES 700 Learning Community / Programs 701 Learning Center (STAR) includes 2 tutoring rooms 702 Faculty Office 703 Multipurpose Room 2 hanbury evans wright vlat tas + company 704 Group Study 705 Seminar Classrooms 706 Catering Kitchen

1 / RA

1 / Residential Floor 1 / Residential Floor 1 / Residential Floor sixth floor

13,831 2,144

Front Desk Mail Boxes / Storage Ground Floor Restroom Second Floor Restroom Director's Office Desk Manager Office Resource Room Storage Lobby Circulation Building Community / Civic Laundry Room Community Living Room Community Kitchen Breakout Space Vending Center

0 0%

7,883

COMMON SPACES Public Spaces / Offices

500 501 502 503 504 505

Singles

308

Hall Community Hall Common Spaces Lounge Study Room

400

10/11/2013

308 Students

10.8 21.7 6 30 4

100 30

1 1 2 2 1 1 1 1 1

227 321 107 215 280 139 252 281 1,891

227 321 214 430 280 139 252 281 1,891

1 1 1 1 1

540 434 201 737 90

2,002 540 434 201 737 90

1 1 2 1 1 1 1 1

368 645 80 155 255 2,013 6,089 122

9,685 368 645 160 155 255 2,013 6,089 122

1,283 280 1,173 154 454 280

4,051 4,051 1,283 280 1,173 154 454 280

1 1 1 1 1 1

Adjacent to desk, mail parcel storage At first floor, 1 box per student room?

At first floor, staff, family, visitors At first floor At first floor At first floor At first floor

At first floor At first floor At first floor At first floor

Seating for 100 seminar style

408 409 500 501 502 503 504 505

Storage Lobby Circulation Building Community / Civic Laundry Room Community Living Room Community Kitchen Breakout Space Vending Center

600 Building Support Spaces 601 Trash Recycle (Building) 602 Bike Storage 603 Elevator 604 Housekeeping Supply Storage San State 605Diego Trash RoomUniversity 606 Mechanical Room Program ConceptNew Community 607 Mechanical Mezzanine Building 1 608 # Storage Space Space / Description 700 100 701 101 702 102 703 103 704 104 705 105 706 200707 708

NEIGHBORHOOD RESOURCES RESIDENTIAL SPACES Learning Community Staff / Living Spaces / Programs Learning Center includes Resident Director(STAR) - 2-Bedroom Apt2 tutoring rooms Faculty Office - 1-Bedroom Apt Desk Manager Multipurpose Room 2-Bedroom Apt Faculty ApartmentGroup VisitingStudy Scholar Studio Seminar Classrooms Apartment Storage Catering Kitchen Tech Conference Student Residences Hall Council

201 202 800203 801

SSD 2 Double Rms; Bath 2:1, Type A COMMUNITY RESOURCES Single room with private bath Type B Retail Single Space room with private bath Type C Shops Total Occupancy / Community Cluster

300 301 302

Hall Community Subtotal ASF Hall Common Spaces Program Efficiency Ratio @ Lounge GSF Study Room GSF/Bed

303 304 305 306 307

Hall Support Spaces Housekeeping Closet Telecommunications Closet Electrical Closet Trash Chute / Recycle Mechanical

10.8 21.7 6 30 4

1 1

281 1,891

281 1,891

1 1 1 1 1

540 434 201 737 90

2,002 540 434 201 737 90

1 1 2 1 1 1 1 1 Occupancy Quantity

3 2 100 3 1 30 0

2 1 1

9,685 368 368 645 645 80 160 155 155 255 255 2,013New Community 2,013 6,089 6,089 122 Total ASF 122 ASF

1 1 1 1 1 1 1 3 1 1 1 1 1

1,283 1,103 280 545 1,173 1,102 154 270 454 266 280 280 147

4,051 57,839 4,051 3,826 1,283 1,103 280 545 1,173 1,102 154 810 454 266 280 280 46,130 147

154 12 4 1

273 251 269 19,094

42,042 19,094 3,012 19,094 1,076 19,094

At first floor

At first floor At first floor At first floor

project program

At first floor

tabular programs

Comments

Seating for 100 seminar style

Total Capacity

401 402 403 404 405 406 407 408 409

RA and AM RA and AM 9930308 asf dedicated to grocery 0

0% 7,883 94,815 80%

5 9

585 182

2,925 118,036 1,638

5 5 5 5 1

48 78 268 40 1,150

240 390 1,340 200 1,150

COMMON SPACES Public Spaces / Offices

Building Community / Civic Laundry Room Community Living Room Community Kitchen Breakout Space Vending Center

600 601 602 603 604 605 606 607 608

Building Support Spaces Trash Recycle (Building) Bike Storage Elevator Housekeeping Supply Storage Trash Room Mechanical Room Mechanical Mezzanine Storage

700 701 702 703 704 705 706

NEIGHBORHOOD RESOURCES Learning Community / Programs Learning Center (STAR) includes 2 tutoring rooms Faculty Office Multipurpose Room san diego Group Study Seminar Classrooms Catering Kitchen

1 / RA 1 / RA

1 / Residential Floor 1 / Residential Floor 1 / Residential Floor 1 / Residential Floor sixth floor

13,831 2,144

Front Desk Mail Boxes / Storage Ground Floor Restroom Second Floor Restroom Director's Office Desk Manager Office Resource Room Storage Lobby Circulation

500 501 502 503 504 505

Singles

308

% Capacity in Single Occupancy Rooms

400

10/11/2013

308 Students

10.8 21.7 6 30 4

1 1 2 2 1 1 1 1 1

227 321 107 215 280 139 252 281 1,891

227 321 214 430 280 139 252 281 1,891

1 1 1 1 1

540 434 201 737 90

2,002 540 434 201 737 90

1 1 2 1 1 1 1 1

368 645 80 155 255 2,013 6,089 122

9,685 368 645 160 155 255 2,013 6,089 122

4,051 4,051 1 1,283 1,283 1 280 280 100 1 1,173 state university: plaza 1,173 linda 1 154 154 30 1 454 454 1 280 280

Adjacent to desk, mail parcel storage At first floor, 1 box per student room?

At first floor, staff, family, visitors At first floor At first floor At first floor At first floor

At first floor At first floor At first floor At first floor

Seating for 100 seminar style verde mixed use development 3

San Diego State University Program Concept- New Community

Building 2

Space #

Space / Description

100 101 102 103 104 105

RESIDENTIAL SPACES Staff / Living Spaces Resident Director - 2-Bedroom Apt Desk Manager - 1-Bedroom Apt Faculty Apartment- 2-Bedroom Apt Visiting Scholar Studio Apartment Storage

200 201 202 203

300

4

Student Residences SSD 2 Double Rms; Bath 2:1, Type C Single room with private bath Type A Single room with private bath Type B Total Occupancy / Community Cluster % Capacity in Single Occupancy Rooms

New Community

Occupancy Quantity

ASF

Total ASF

3 2 3 1 0

1 1 1 0 1

1,212 544 1,212 255 220

50,464 3,188 1,212 544 1,212 0 220

2 1 1

130 12 4

273 266 269

39,758 35,490 3,192 1,076

Comments

Total Capacity

RA and AM RA and AM

260

301 302

5 9

605 188

3,025 1,692

1 / RA

304 305 306 307 308

Hall Support Spaces Housekeeping Closet Telecommunications Closet Electrical Closet Trash Chute / Recycle Mechanical Room

5 5 5 5 1

48 71 190 40 1,056

240 355 950 200 1,056

1 / Residential Floor

1 1 1 2 2 1 1 1 1

1,713 226 322 112 215 281 140 280 109

6,625 3,725 1,713 226 322 224 430 281 140 280 109

1 1 1 1

563 428 199 86

1,276 563 428 199 86

2 1 2 1

298 723 78 149

1,624 596 723 156 149

1,271 280 1,103 158 479 281 0 147 673

4,392 4,392 1,271 280 1,103 158 479 281 0 147 673

COMMON SPACES Public Spaces / Offices Lobby Circulation Front Desk Mail Boxes / Storage Ground Floor Restroom Second Floor Restroom Director's Office Desk Manager Office Resource Room Storage

500 501 502 503 504

Building Community / Civic Laundry Room Community Living Room Community Kitchen Vending Center

600 601 602 603 604

Building Support Spaces Trash Recycle (Building) Bike Storage Elevator Housekeeping Supply Storage

700 701 702 703 704 705 706 707 708 709

NEIGHBORHOOD RESOURCES Learning Community / Programs Learning Center (STAR) includes 2 tutoring rooms Faculty Office Multipurpose Room Group Study Seminar Classrooms Catering Kitchen Tech Conference Hall Council Breakout Space

hanbury evans wright vlat tas + company COMMUNITY RESOURCES

800

Retail Space

Singles

260

Hall Community Hall Common Spaces Lounge Study Room

400 401 402 403 404 405 406 407 408 409

10/11/2013

260 Students

0 0%

7,518

11.26 21.4 6 4

20 2-4 100 30

30 30

1 1 1 1 1 1 0 1 1

21,816 21,816

1 / RA

1 / Residential Floor 1 / Residential Floor 1 / Residential Floor Level 6

At first floor Adjacent to desk, mail parcel storage At first floor, 1 box per student room?

At first floor, staff, family, visitors At first floor At first floor At first floor At first floor

At first floor At first floor At first floor At first floor

Seating for 100 seminar style

402 403 404 405 406 407 408 409 500 501 502 503 504

Front Desk Mail Boxes / Storage Ground Floor Restroom Second Floor Restroom Director's Office Desk Manager Office Resource Room Storage

1 1 2 2 1 1 1 1

Building Community / Civic Laundry Room Community Living Room Community Kitchen Vending Center

11.26 21.4 6 4

600 Building Support Spaces San Diego State University 601 Trash Recycle Program ConceptNew (Building) Community 602 Bike Storage Building 2 603 Elevator Space # Space / Description 604 Housekeeping Supply Storage

2 1 2 Occupancy Quantity 1

301 302

RESIDENTIAL SPACES NEIGHBORHOOD RESOURCES Staff / Living Spaces Learning Community / Programs Resident Director - 2-Bedroom Apt Learning Center (STAR) includes 2 tutoring rooms Desk Manager - 1-Bedroom Apt Faculty Office Faculty Apartment- 2-Bedroom Apt Multipurpose Room Visiting Scholar Studio Group Study Apartment Storage Seminar Classrooms Catering Kitchen Student Residences Tech Conference SSD 2 Double Rms; Bath 2:1, Type C Hall Council Single room with private bath Type A Breakout Space Single room with private bath Type B Total Occupancy / Community Cluster COMMUNITY RESOURCES % Capacity in Single Occupancy Rooms Retail Space Hall Community Hall Common Spaces Lounge Study Room

304 305 306 307 308

Hall Support Spaces Housekeeping Closet Telecommunications Closet Electrical Closet Trash Chute / Recycle Mechanical Room

100 700 101 701 102 702 103 703 104 704 105 705 706 200 707 201 708 202 709 203 800 300

1 1 1 1

COMMON SPACES San Diego State University 400 Public Spaces / Offices Program Concept 401 Lobby Circulation 402 Front Desk Parking Structure 403 # Mail Boxes / Storage Space Space / Description 404 Ground Floor Restroom 405 Second Floor Restroom 406 Director's Office Retail Parking Desk Manager Office 800407 Parking Structure 408 Resource 801 Basement*Room 409 Storage Chiller and Electric Rooms

3 20 2 2-4 3 100 1 0 30 2 30 1 30 1

1 1 1 1 1 1 0 1 1 1 1 0 130 1 12 1 4

Ground Floor Building / Civic Floors 2 - Community 6 Laundry Floor 7**Room Community Living Room Roof Level Cooling Towers Community Kitchen Vending Center Parking Only

600 601 602 603 604

Mechanical Space Only Building Support Spaces GSF Trash Recycle (Building) Bike Storagelevel excludes Chiller and Electric Room *Basement Elevator **Roof level excludes Cooling Towers Housekeeping Supply Storage

700 701 702 703 704 705 706 707 708 709

NEIGHBORHOOD RESOURCES Learning Community / Programs Learning Center (STAR) includes 2 tutoring rooms Faculty Office Multipurpose Room Group Study Seminar Classrooms Catering Kitchen Tech Conference Hall Council Breakout Space

800

COMMUNITY RESOURCES Retail Space

226 322 224 430 281 140 280 109

563 428 199 86

1,276 563 428 199 86

1,624 298New Community 596 723 723 78 156 ASF Total ASF 149 149

1,212 1,271 544 280 1,212 1,103 255 158 220 479 281 0 273 147 266 673 269

50,464 4,392 3,188 4,392 1,212 1,271 544 280 1,212 1,103 0 158 220 479 281 39,758 0 35,490 147 3,192 673 1,076 21,816 21,816 7,518

30

30 30

At first floor, 1 box per student room?

At first floor, staff, family, visitors At first floor At first floor At first floor At first floor

project program At first floor At first floor

tabular programs

At first floor At first floor

Comments

Seating for 100 seminar style

Total Capacity

Singles

260 RA and AM RA and AM

260

3,025 1,692

1 / RA

5 5 5 5 1

48 71 190 40 1,056

240 355 950 200 1,056

1 / Residential Floor

1,713 226 322 ASF 112 215 281 140 280 17,380 109 4,450

6,625 3,725 1,713 226 322 Total ASF 224 430 281 140 168,280 280 17,380 109 4,450

21,925 21,925 563 10,975 428 3,925 199 86

21,925 1,276 109,625 563 10,975 428 3,925 199 86 159,905

298 723 78 149

8,375 1,624 168,280 596 723 156 149

1,271 280 1,103 158 479 281 0 147 673

4,392 4,392 1,271 280 1,103 158 479 281 0 147 673

1 1 1 1 1 1 0 1 1

10/11/2013

260 Students

605 188

2 1 2 1

20 2-4 100

Adjacent to desk, mail parcel storage

5 9

1 1 1 Occupancy Quantity 2 2 1 1 11 0 11 0 0 1 0 5 11.260 11 21.40 11 6 1 4 1

802 500803 501 804 502 503 504

226 322 112 215 281 140 280 109

0 0%

1 / RA

1 / Residential Floor 1 / Residential Floor 1 / Residential Floor Level 6

At first floor

10/11/2013

Adjacent to desk, mail parcel storage At first floor, 1 box per student room?

Comments At first floor, staff, family, visitors At first floor At first floor At first floor At first floor

At first floor At first floor At first floor At first floor

Seating for 100 seminar style

san diego state university: plaza21,816 linda verde mixed use development 5 21,816

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code analysis

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reviews, codes and regulations

reviews, codes and regul ations

Overview The proposed design consists of two 6-story residence halls including first floor retail spaces and a 7 story parking structure with basement level mechanical systems space. The residence halls include an unoccupied mechanical mezzanine on the west side of the first floor area within same fire area as the retail space. The gross floor area of the buildings, not including outdoor plaza space, is 391,724 square feet. Outdoor plaza space (podium landscape) totals 20,327 square feet. The north residential building (Building 1) includes 19,094 square feet retail, 9,657 square feet elevated outdoor plaza and 98,942 square feet residential and related educational space.

The south residential building (Building 2) includes 21,816 square feet retail, 10,670 square feet elevated outdoor plaza and 83,584 square feet residential and related educational space.

The parking structure has 159,905 square feet parking and 8,375 square feet mechanical space.

Bed counts for the proposed design have 308 and 260 revenue beds in Buildings 1 & 2 respectively. Additionally, 16 staff beds plus 3 apartments are provided in each building with 3 hotel-style rooms in Buildng 1 only. One of the apartments in each building has one bed and the other two have two beds. The total bed counts are 576 revenue beds, 32 staff beds, 10 apartment beds and 3 hotel-style beds.

This review is not intended to constitute a full code analysis, but rather to confirm the feasibility of the proposed design using the expected economical construction types (Type III, one hour for the residential buildings and Type I, one hour for the parking structure) and also more robust and likely expensive types.

The design was analyzed for conformance to the 2013 edition of the California Building Code (CBC), Title 24, Part 2, in the areas of construction type and allowable area, and exiting. It was also analyzed for conformance to the 2013 edition of the CBC for conformance to general handicapped accessibility requirements. Analysis for Structural, Electrical, Plumbing and Fire Protection, and HVAC are covered in their respective narrative sections.

Occupancy Type Residence Hall Buildings All residential and ancillary areas in floors two through six in both buildings are classified nonseparated mixed use occupancy R-2, A-3 and E. The A-3 and E occupancies occur at the second floors and outdoor terraces. Retail and associated areas at the first floors of both buildings are classified as non-separated mixed use occupancy R-2 and M (mercantile). The primary entry areas are R-2 serving residential space on upper levels. The first and second floors are separated as distinct buildings for purposes of height and area calculations with the first floors classified as separate “podium� buildings. Stairs and elevators require fire protection accordingly. All floors are fully sprinklered.

Parking Garage This is a separated mixed use building. All parking levels are classified S-2 (low hazard). The first floor Market is classified M occupancy with fire separation from parking at the stairs and second floor horizontal plane. All floors are fully sprinklered.

san diego state university: plaza linda verde mixed use development 9

Construction Type and Allowable Areas Residence Hall Buildings A “quick overview” analysis was done for each of the construction types, accounting for the proposed six story configuration as well as the various allowable increases and substitutions allowed by code. The results of this overview are not intended to be conclusive, but rather to narrow the field of possibilities to a few viable options.

The resulting most viable options for construction type to Types II-B and III-B for the residential occupancy, both requiring non-combustible construction. Type III-B permits the use of fireresistive treated wood for structural elements and Type II-B does not. These construction types are most cost effective for the 5 story residential areas above a 1 story “podium” (including mechanical mezzanine), which is considered as a separate fire area. Type II-B would utilize steel studs and fire resistive wood sheathing and Type III-B would be fire resistive wood studs and sheathing. The first level podium can be any non-combustible construction type. Due to the loads of six floors above, reinforced cast-in-place construction is assumed.

The floor plate areas of both residential buildings fall well within the maximum allowed using the types of construction described above in conjunction with the permitted sprinkler increase.

Parking Garage This building construction type is governed by the structural system required to support the loads of a 7 story parking structure. It will be Type 1-B throughout.

The floor plate area of the parking garage falls well within the maximum allowed using the type of construction described above in conjunction with the permitted sprinkler increase.

An in depth analysis of the structural considerations for all three buildings is provided in the structural narrative, including cost implications and pros/cons of each option.

Plumbing Fixture Counts Residence Hall Buildings Floors two through six with residential occupancies have plumbing fixtures distributed within each living unit. Where assembly and educational occupancies occur on the second floors, each area is calculated individually for occupant load and contribution to plumbing fixture requirements. These areas share the plumbing facilities. The first floors have facilities to serve the core area only. Mercantile occupancies will have facilities as required by ultimate individual space build-out.

At this preliminary level of design, only the second floor areas A-3 and E were examined for fixture counts, since the remainder of the buildings are assumed to easily meet code requirements based on the ultimate design.

The north building has 11,507 net square feet of A-3 occupancy and 4,201 net square feet of E occupancy. Accessory use areas are included in the calculations. Outdoor terraces are considered as A-3 areas.

The south building has 10,393 net square feet of A-3 occupancy and 4122 net square feet of E occupancy. Accessory use areas are included in the calculations. Outdoor terraces are considered as A-3 areas.

Based on Table 403.1 of the IBC Plumbing Code, the following fixtures are required to serve the 10

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code analysis

reviews, codes and regulations

A-3 and E occupancy areas of each building’s second floor:

Occupancy Male Female Male Female Drinking Service

WC WC Lav Lav Fountain Sink

N Building

A-3

3

6

2

2

1

1

N Building

E

1

1

1

1

1

0 *

Totals

4 7 3 3 2 1

S Building

A-3

3

6

2

2

1

1

S Building

E

1

1

1

1

1

0 *

Totals

4 7 3 3 2 1

* single service sink serves both occupancies Parking Garage Parking areas do not require plumbing fixtures.

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design standards

san diego state university: plaza linda verde mixed use development 13

Project Visioning The visioning process for Plaza Linda Verde was conducted largely in a charrette style collaboration. The design team spent a full day working amongst students, staff and the client group, gathering direct understanding, ideas, and feedback. This day of drawing, touring, and conversation acted as a platform for a shared project vision. On the following day the design team typically presented concepts and listened as those with the most merit for the project and the University were selected interactively and in real time.

Project Planning • Phase 1 of Plaza Linda Verde is positioned at the crest of the hill coming up from highway eight and therefore, acts as one of the first visual impressions of SDSU. • Because of Plaza Linda Verde's siting on the edge of the main campus, it does act as a gateway experience for the University • San Diego State wishes to create the 'college town' atmosphere here that the campus has never had • Other successful San Diego mixed use neighborhoods such as Westwood, Little Italy, Highland Park, and South Beach were evaluated as key precedents for the project • The project should work to create a seamless landscape connection to the new student union and the campus beyond • Phase 1 of Plaza Linda Verde should feel integrated with the student housing across College Avenue, the commuter traffic coming from the two main Parking Structures, and the future Phase 2 of Plaza Linda Verde

Project Programming • The success of the retail portion of the project is a primary project objective. The retail street frontage is imagined as a college town atmosphere that is active day and night • The location of the proposed Market was tested in several locations, including the bottom floor of the Parking Structure. Ultimately, it was decided that its best location was at the corner of Lindo Paseo and College Avenue • The other retail bookends are planned for key tenants such as a feature restaurant with outdoor dining at the north end of Building 1 and a convenience store at the north end of Building 2 • The residential portion of the project was planned for first and second year students with a target of 600 total student residents • Security for these students as they move from an active retail environment to private residences is key • Move-in day, servicing of the retail elements, and building support spaces are all accessed via the alleys to the west of the project sites

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Landscape Plan : Existing and Proposed

existing

phase 1

phase 2

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UNIVERSIT Y PROPERT Y SDSU owns all of the parcels on the west side and about half of the parcels on the east side of College Avenue between the Aztec Student Union and Montezuma Road, providing a unique opportunity to transform this corridor into a vibrant walkable mixed-use "Collegetown" neighborhood at SDSU's doorstep. Note that the shown parcel configurations and alleys on the west side of College require SDSU to implement conditions consistent with a Cityapproved vacation resolution.

topogr aphy The College Avenue corridor between the Aztec Student Union and Montezuma Road is located on SDSU's mesa and is relatively flat at elevations +455 through +457.8, with the high point occurring between Lindo Paseo and Montezuma. Towards the north, College curves northeast and slopes down over 100' to Highway 8. Towards the south, College curves southeast and also slopes down in rolling terrain. Note that the alley parallel and west of College Avenue is up to 4' lower than College Avenue in the vicinity of Montezuma.

curbs: existing and proposed As part of the transformation of College Avenue into a vibrant, walkable mixed-use neighborhood at SDSU's doorstep, College Avenue's streetscape is enhanced with wider sidewalks and street trees, on-street parking and bike lanes, while keeping lane functionality similar to existing. To make walking more comfortable and define onstreet parking, curb bulbs are provided at intersections to shorten crosswalks. With the reconfiguration of the parallel alleys west of College Avenue, Lindo Paseo westbound will transform into a more defined retail street with wide sidewalks and outdoor dining. The Lindo Paseo stub street east of College Avenue is proposed for conversion to pedestrian outdoor space in Phase 2, eliminating the need for College's southbound left turn lane which will convert to a tree planted median. Hardy is shown as a cul-de-sac consistent with the conditions of SDSU's City-approved vacation resolution.

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Landscape Plan

phase 1 Landscape

pl aza linda verde outdoor pl aces and components The Plaza Linda Verde mixed-use project creates a vibrant "Collegetown" neighborhood at SDSU's doorstep and busiest gateway, the stretch of College Avenue between the Aztec Student Union and Montezuma Road. The project's first phase, on the west side of College Avenue, includes the following outdoor places and components: • Campus Green including Social Plaza, between the Aztec Student Union and Hardy Avenue

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• Retail Streetscapes along project's College Avenue, Lindo Paseo and Montezuma Road storefronts • Housing Terraces for Plaza Linda Verde's 600 to 900 student residents, on the Building 1 and Building 2 Block podium levels • Service Alleys, on the west sie of Building 1 and Building 2 Blocks

SERVICE ALLEYS

site analysis

Deliveries and trash for the ground level retail and student housing are accommodated on the private and public alleys along the west side of Phase 1 Building 1 and Building 2. In addition, access to the bike storage rooms in the Building 1 and Building 2 is from these alleys.

The alleys are envisioned as being clean and simple, and are unlikely to attract much use other than service movements. The Service Alleys include:

Existing Condition

Mews (Private Alley, west side of Building 1) • Metal Fencing at ends of Mews, with pairs of 10' gates to accommodate 6-10a service access and semester start/end 10a-6p move-in/move-out • Concrete paving with 5' scoring • 10' wide planting strip along neighboring parcel with trees every 12' plus shrubs, with paving providing access to neighbor's existing rear yard gates; some portions of planters may be flowthrough planters to provide stormwater treatment for site drainage

The Plaza Linda Verde project site flanks both sides College Avenue between the Aztec Student Union and Montezuma Road, with Phase 1 located on the west side. College Avenue's three-block corridor between the Aztec Student Union and Montezuma Road can be described as underdeveloped and unattractive, with just a handful of businesses and residents in this 1000' stretch. From the north, College Avenue rises from Highway 8 up to SDSU's mesa, with the first signalized intersection and a change in cadence and character at Lindo Paseo. The SDSU Transit Center, with an underground trolley station and surface stops for seven bus routes, is located adjacent to the Aztec Student Union. The SDSU campus is located north and west of the Aztec Student Union, while much of SDSU's student housing and commuter parking is located east of the College Avenue corridor.

• Mews meet sidewalks at north and south ends at sidewalk level, with short curb cuts providing transitions to Hardy and Lindo Paseo; This accommodates walking flows to/from adjacent parking to College Avenue

Alley (Public Alley, west side of Building 2) • Asphalt paving, transitioning to adjacent existing asphalt paving or concrete sidewalk

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Circulation Plan : Existing and Proposed

existing pedestrian circulation

proposed pedestrian circulation

walk abilit y: existing

walk abilit y: proposed

The College Avenue corridor between the Aztec Student Union and Montezuma Road includes two signalized intersections, College & Montezuma and College & Lindo Paseo, which provide crosswalks between the east and west sides of College. A pedestrian bridge northeast of Hardy brings Cuicacalli Walk's pedestrian flows from student housing and commuter parking to the Aztec Student Union and campus beyond. While the broader area is generally walkable, the area near the Aztec Student Union, in the vicinity of College Avenue and Hardy, lacks crosswalks or an engaging setting. Furthermore, the minimal walking network near the Aztec Student Union is impacted by the presence of waiting, idling buses at two bus stops that block walking flows from the Student Union to College Avenue.

To significantly enhance walkability in the College Avenue corridor near the Aztec Student Union, the Plaza Linda Verde concept design adds a signalized crosswalk at Hardy. This will allow residents and commuters east of College Avenue to connect with College Avenue and the Phase 1 Plaza Linda Verde neighborhood, and will allow shoppers to loop both sides of College during a visit. In addition to the new continuous active storefronts, the College Avenue streetscape is enhanced with canopy trees, shrub planting, and wider sidewalks with sidewalk dining at cafes and restaurants.

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existing bus routes

proposed bus routes

bus routes: existing

bus routes: proposed

The SDSU Transit Center is an active destination and transfer hub, with an underground trolley station with 8 trolleys an hour (Green line) and surface stops for seven bus routes (11, 14, 15, 115, 836, 936, 955) with 18 buses an hour during weekday peak periods. Six of the seven bus routes end at three stops along a counterclockwise bus loop in front of the Aztec Student Union, while the seventh bus route (route 14) which is infrequent has a stop on College Avenue. Currently, waiting idling buses at two bus stops block walking flows from the Aztec Student Union to College Avenue, and the concept design shifts these bus stops west within the bus loop.

To enhance neighborhood walkability as well as bus operations, the Plaza Linda Verde concept design adds a signalized crosswalk at Hardy, which allows route 115 buses to immediately turn northeast onto the 115 route rather than trundle through the neighborhood to achieve a left turn. The Plaza Linda Verde concept design also shifts the bus loop's three bus stops slightly west, out of the walking flows between the Aztec Student Union's terrace and galleria walking flows to/from College Avenue.

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CAMPUS GREEN / PLAZA LANDSCAPE campus green The Campus Green is envisioned as being an iconic landscape gateway to the SDSU campus as well as a vibrant outdoor people space for meeting, socializing and studying, along major walking flows between College Avenue and the Aztec Student Union's west terrace and galleria and campus beyond. The Campus Green includes: • Social Plaza, potentially named Plaza Linda Verde - Curved walk between Aztec Student Union galleria and new College Avenue/Hardy crosswalk (attractive alternative to existing Pedestrian Bridge) - Plaza with loose tables and chairs, under canopy trees and in sub-spaces defined by waist-high shrub planting, between Curved Walk and temporary lawn - Wood tables and chairs, 50 percent with square umbrellas in SDSU red - Small moveable event stage - Festival lights on west side of plaza, incluing above movable event stage, above walk that continues north across short pedestrian bridge at station and through Aztec Student Union porch/terrace - Monument lights along Curved Walk (5), stone clad with large backlit glass panels,with gas flame tops for additional impact during special occasions such as Aztec Nights - Button Lights along Curved Walk, approxiamtely every 10'

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- Pavement with concrete pavrs, 24" long by 3" wide, in three colors, defining the Plaza's subspaces • Gateway Planting - Gateway's sloping landform along College Avenue replanted between Bridge and Curved Walk, with 36" box Flowering Canopy Trees (Jacaranda mimosifolia) and evergreen groundcover; as much existing paving removed as possible to maximize transformation of SDSU gateway • Transit Center Adjustment - New College/Hardy signalized intersection allows route 115 buses to immediately turn left and proceed northeast - Bus stops shifted counterclockwise along bus loop, moving dwelling/idling buses out of major walking flows between Aztec Student Union, Campus Green and College Avenue - Pavement an dplanting adjusted to accommodate subtle adjustments in walking patterns from shifted bus stops to Trolley Station stairs and elevators • Temporary Lawn - Rectangular Lawn and backdrop planting west of Plaza, on this potential site for a future campus building

campus green and plaza landscape

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First Floor Landscape

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24' - 0" 22' - 10" 174' - 0"

112' - 0"

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Retail 7039 SF

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132' - 7"

Trash/Recycle 313 SF

16' - 0"

Electrical 446 SF

Hall Council Office 147 SF 140 SF

24' - 0"

Mail 322 SF

Bike Storage 723 SF

Desk 226 SF

Lounge 2141 SF Vending 86 SF

Trash / Recycle 383 SF S 109 SF

HK 149 SF

Elec / Mech 182 SF

Tel 98 SF

24' - 0"

Trash / Recycle 283 SF

Retail 1912 SF

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Retail 2441 SF

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Elec / Mech 1411 SF

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Second Floor Landscape

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24' - 0" 22' - 10" 174' - 0"

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Retail 7039 SF

24' - 0"

132' - 7"

Trash/Recycle 313 SF

16' - 0"

Electrical 446 SF

Hall Council Office 147 SF 140 SF

24' - 0"

Mail 322 SF

Bike Storage 723 SF

Desk 226 SF

Lounge 2141 SF Vending 86 SF

Trash / Recycle 383 SF S 109 SF

HK 149 SF

Elec / Mech 182 SF

Tel 98 SF

24' - 0"

Trash / Recycle 283 SF

Retail 1912 SF

24' - 0"

Retail 2441 SF

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Elec / Mech 1411 SF

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retail streetscapes To maximize walking comfort and transform College Avenue and the neighborhood into a vibrant shopping and dining area, the public streetscapes along all project frontages are upgraded with street trees and shrub planting, and wider sidewalks with outdoor dining at cafes and restaurants. The walkability of the College Avenue corridor and surrounding neighborhood is also significantly enhanced by a new signalized crosswalk at College and Hardy. The Retail Streetscapes include: • College Avenue Retail Streetscape - Traffic signal for new crosswalk at College and Hardy - Sidewalk 16' wide with concrete pavers, 24" long by 3" wide, in two colors, one color defines storefront outdoor dining zone, ideally alleviating need for fencing at dining - 12" wide concrete curbs, to accommodate existing parked cars anywhere along the frontage - Planters with waist-high shrubs and 36" box street trees (Cinnamomum camphora) approximately every 24', at storefront columns - Street furniture zone between street tree planters, available for additional tables and chairs for cafes and restaurants without alcohol licenses, as well as some general-use tables and chairs - Street lights with LED lamps between every second street tree, approximately every 48' - Bike parking posts, two flanking most street lights - New on-street parking lane and parking meters; possible weekday morning peak use by additional College Avenue southbound turn lane(s) - Median with shrubs and 36" box street trees (Cinnamomum camphora) approximately every 24' • Lindo Paseo Retail Streetscape - Sidewalk 25' wide with concrete pavers, 24" long by 3" wide, in two colors; one color defines storefront outdoor dining zone, ideally alleviating need for fencing at dining - 12" wide concrete curbs, to accommodate exiting parked cars anywhere along the frontage - Planters with waist-high shrubs and 18' clear trunk palms (Washingtonia robusta) approximately every 25', at storefront columns - Street furniture zone between street tree planters, available for additional tables and chairs for cafes and restaurants without alcohol licenses, as well as some general-use tables and chairs - Street lights with LED lamps between every second palm tree, approximately every 50' - Bike parking posts, two flanking most street lights • Montezuma Retail Streetscape - Sidewalk with concrete pavers, 24" long by 3" wide, in two colors - 12" wide concrete curbs - Planters with waist-high shrubs and 36" box street trees approximately every 25', at storefront columns - Street lights with LED lamps between every second street tree, approximately every 50' - Bike parking posts, two flanking most street lights

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housing terr aces Outdoor space for Plaza Linda Verde's 600 to 900 student residents is provided at podium level on each of Building 1 and Building 2, with an active, social Civic Terrace overlooking College Avenue and a quiet Study Terrace along the alley. The Housing Terraces include: • Civic Terrace, one each in Building 1 and Building 2 - Perimeter Trellis, with rectangular tube steel structure and wood slats - Concete planters with light sandblast finish for shrub planting, 20" tall and 18" wide (24" wide along Fire Pit) where it provides extra seating or 8" wide elsewhere; some planters may be flow-through planters to provide stormwater treatment for roof drainage - Concrete planters with light sandblast finish for tree and groundcover planting, 40" tall and 8" wide - Feature Fire Pit (1) with three rows of gas burners, clad with horizontal stone - Lounge furniture including seat cubes, and wood tables and chairs (48" diameter, with 5 chairs) - Gas heaters with timers (5) - Concrete pavers, 24" long by 3" wide, in two colors; use same material and color from interior central breakout space with sliding doors to outdoor 'carpet' around fire pit • Study Terrace, one each in Building 1 and Building 2 - Concrete planters with light sandblast finish for shrub planting, 20" tall and 18" (or 24") wide where seating or 8" wide elsewhere; some planters may be flow-through planters to provide stormwater treatment - Concrete planters with light sandblast finish for tree and groundcover planting, 40" tall and 8" wide - Wood tables and chairs (48" diameter, with 5 chairs), each with square unbrellas - Concrete pavers, 24" long by 3" wide, in two colors

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design standards Floor community spaces include one Lounge and Two Studies per floorplate or approximately 80 students at double occupancy. These spaces provide natural light at the end of long corridors and work as the gathering places for student residents. Community spaces are key opportunities to demonstrate sustainable measures relating to Indoor Environmental Quality and Materials and Resources

Architectural Concept • The design team has incorporated the campus aesthetic of the white stucco and punched openings as the 'body' of the building • At the base of the building, a ribbon of glass allows the flexibility to combine retail spaces while emphasizing retail presence and merchandise • A ribbon canopy creates a four foot overhang at the retail level and wraps up at moments of emphasis. In particular, this canopy wraps up at the retail corners and significantly at the residential entry and lounges above.

• The top of the building is defined by the same material as the retail canopy with a matching four foot overhang. It is important that the eave height is 'broken' at the lounge towers to give hierarchy and variety to the street frontage.

• A cantilevered portion of roof on the north and south ends of each building serve to create shaded roof terraces and guide one's view to neighboring views such as main campus and the mountain ranges to the north • The mass of the building along College Avenue is reduced through setbacks, most significantly, the second floor terraces • The stucco is held away from horizontal surfaces such as the retail canopy, second floor terraces, and the roof by way of a recessed, secondary material (fiber cement panel) so that water, grime, and material degradation do not occur at these intersections

Programming Concept • Early in the project visioning, it was stated that the double semi-suites proposed for Phase 1 would need to accommodate the likelihood of triple occupancies. As a result, the design team suggested the doubling of bathroom fixtures to maintain a 3:1 student to bathroom ratio. This strategy requires little to no impact on GSF and is deemed necessary for project success • Each residential wing is targeted for a 40:2 student to staff ratio. Staff positions include a Resident Assistant and Academic Mentor. They are positioned at opposite ends of the hall so as to have good proximity to all students.

• The living room entry off of College Avenue incorporates a 'two-story' expression that gives it prominence and hierarchy • The lounges of the typical floor are positioned above College Avenue so that they play a significant role in the life of the street • Two elevators and a community stair form the vertical circulation for residents. Egress stairs are not meant for daily use.

• Ventilation shafts adjacent to the residential egress stairs provide for the retail level’s food exhaust vertically up to the roof of the buildings

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First Floor Plans

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Retail 3189 SF

Mechanical 953 SF

24' - 0"

Retail 2436 SF

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Retail 1636 SF

Electrical 1060 SF

Retail 1903 SF

Trash / Recycle 368 SF

Elec / Mech 227 SF

Tel 81 SF

12' - 0"

HK 155 SF Vending 90 SF

15' - 7"

289' - 2"

Trash / Recycle Stor 276 SF 98 SF

Hall Council Office 147 SF 139 SF Bike Storage 645 SF

Desk 227 SF

12' - 0"

Mail 321 SF

24' - 0"

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Mechanical Mezzanine 10'-0" Clear

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Lounge 2327 SF

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Retail 9930 SF

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Retail 3189 SF

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Retail 2436 SF

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Retail 1636 SF

Electrical 1060 SF

Retail 1903 SF

Tel 81 SF

Elec / Mech 227 SF

Vending 90 SF

15' - 7"

289' - 2"

HK 155 SF

12' - 0"

Trash / Recycle Stor 276 SF 98 SF Trash / Recycle 368 SF

22' - 10"

Mechanical 953 SF

24' - 0"

Lounge 2327 SF

Desk 227 SF

Hall Council Office 147 SF 139 SF Bike Storage 645 SF

24' - 0"

Retail 9930 SF

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UP

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Retail 7039 SF

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Trash/Recycle 313 SF

132' - 7"

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Electrical 446 SF

Mail 322 SF

Bike Storage 723 SF

Hall Council Office 147 SF 140 SF

24' - 0"

126' - 0"

24' - 0"

12' - 0"

Mail 321 SF

Desk 226 SF

Lounge 2141 SF Vending 86 SF

Trash / Recycle 383 SF

HK 149 SF

Elec / Mech 182 SF

Tel 98 SF

24' - 0"

S 109 SF

Trash / Recycle 283 SF

Retail 1912 SF

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Retail 2441 SF

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Elec / Mech 1411 SF

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Retail 3179 SF

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Retail 7039 SF

Electrical 446 SF

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24' - 0" Electrical 446 SF

16' - 0"

Desk 226 SF

24' - 0"

132' - 7"

Hall Council Office 147 SF 140 SF

24' - 0"

Trash/Recycle 313 SF

Mail 322 SF

Bike Storage 723 SF

16' - 0"

Retail 7039 SF

Lounge 2141 SF

HK 149 SF

Elec / Mech 182 SF

Hall Council Office 147 SF 140 SF

24' - 0"

S 109 SF

Tel 98 SF

Desk 226 SF

24' - 0" Lounge 2141 SF

Retail 1912 SF

Elec / Mech 182 SF

24' - 0"

Tel 98 SF

Retail 1912 SF

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25' - 0"

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Retail 1903 SF

12' - 0"

Tel 81 SF

Elec / Mech 227 SF

15' - 7"

289' - 2"

HK 155 SF Vending 90 SF

UP

24' - 0"

12' - 0"

Mail 321 SF

Retail 9930 SF

22' - 10"

24' - 0"

Retail 3179 SF

24' - 0"

Lounge 2327 SF

Desk 227 SF

Hall Council Office 147 SF 139 SF Bike Storage 645 SF

24' - 0"

25' - 0"

22' - 10" 24' - 0"

Retail 1636 SF

Trash / Recycle Stor 276 SF 98 SF Trash / Recycle 368 SF

22' - 10" 174' - 0"

112' - 0"

112' - 0" 25' - 0"

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25' - 0"

22' - 10"

25' - 0"

40'

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25' - 0"

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Retail 7039 SF

Trash/Recycle 313 SF Electrical 446 SF

Mail 322 SF

Bike Storage 723 SF

Hall Council Office 147 SF 140 SF

Desk 226 SF

Lounge 2141 SF Vending 86 SF

Trash / Recycle 383 SF Trash / Recycle 283 SF

S 109 SF

HK 149 SF

Elec / Mech 182 SF

Tel 98 SF

24' - 0"

Retail 1912 SF

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60'

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Retail 2436 SF

Electrical 1060 SF

25' - 0"

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Retail 3189 SF

Mechanical 953 SF

24' - 0"

Elec / Mech 1411 SF

24' - 0"

22' - 10"

128' - 0"

Retail 3179 SF

Retail 2441 SF

126' - 0"

128' - 0"

Elec / Mech 1411 SF

HK 149 SF

24' - 0"

S 109 SF

Retail Trash / 2441 SF Recycle 283 SF

24' - 0"

Vending 86 SF

Trash / Recycle 383 SF

24' - 0"

Trash / Recycle 283 SF

Mail 322 SF

Bike Storage 723 SF

Vending 86 SF

Trash / Recycle 383 SF

132' - 7"

132' - 7"

Trash/Recycle 313 SF

Retail 2441 SF

24' - 0"

128' - 0"

Elec / Mech 1411 SF

22' - 10"

Retail 3179 SF

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first floor residential entry Students and guests enter a bright, double-high living room mid-block along the tree-lined College Avenue streetscape. Warm finishes, comfortable furniture, welcoming staff, and convenient services reinforce the Aztec community.

• Active gathering space along the exterior glass wall fuses the living room with the retail experience • Night time security achieved by student activity in the living room • Moveable security desk approached upon entry • Mail boxes and entertainment wall incorporated into living room • Welcome desk across from elevators facilitates package delivery and is backed by mail storage • Open stair volumetrically connects the first level to community spaces above • Vending area and restrooms as complement to residential entry sequence • Back of house spaces nested behind elevators • Retail and residential trash and recycle convenient to alley • Bike storage accessed at alley

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25' - 0"

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25' - 0"

25' - 0"

24' - 0"

22' - 10"

Retail 3189 SF

24' - 0"

Retail 2436 SF

24' - 0"

Electrical 1060 SF

24' - 0"

Retail 1636 SF

Retail 1903 SF

Trash / Recycle 368 SF

HK 155 SF

Elec / Mech 227 SF

Tel 81 SF

Vending 90 SF

15' - 7"

289' - 2"

Trash / Recycle Stor 276 SF 98 SF

12' - 0"

Mechanical 953 SF

Hall Council Office 147 SF 139 SF

12' - 0"

Mail 321 SF

24' - 0"

Bike Storage 645 SF

Desk 227 SF

24' - 0"

Lounge 2327 SF

Retail

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Second Floor Plans

Residential Terrace 5294 SF

Community Kitchen 201 SF

Elec / Mech 268 SF Trash 39 SF

Laundry 540 SF

Tel 78 SF

HK 45 SF Storage 281 SF Catering Kitchen 280 SF Dir Office 280 SF Tech Conference 280 SF Fac Office 280 SF S 106 SF

Multipurpose 1173 SF

Breakout 737 SF

Seminar Classroom 454 SF

Resource Room 252 SF Tutoring 140 SF

Residential Terrace 5294 SF

Community Kitchen 201 SF

Elec / Mech 268 SF Trash 39 SF

Laundry 540 SF

Tel 78 SF

Tutoring 138 SF

HK 45 SF Storage 281 SF Catering Kitchen 280 SF Dir Office 280 SF Tech Conference 280 SF Fac Office 280 SF

Multipurpose 1173 SF

S 106 SF

Breakout 737 SF

Seminar Classroom 454 SF

Civic Terrace 5190 SF

Resource Room 252 SF Tutoring 140 SF

Star Learning Center 1005 SF

Tutoring 138 SF

Star Learning Center 1008 SF

Resource Room 280 SF Seminar Classroom 479 SF S 81 SF Fac Office 280 SF

Breakout 673 SF

Civic Terrace 4334 SF

Multipurpose 1103 SF

Catering Kitchen 281 SF Dir Office 281 SF ? ?

HK 48 SF Tel 71 SF Laundry 563 SF

Trash 40 SF Elec / Mech 168 SF

Community Kitchen 199 SF

Residential Terrace 4407 SF

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Star Learning Center 1005 SF

Civic Terrace 5190 SF

Tutoring 140 SF

Star Learning Center 1005 SF

22' - 10"

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Tutoring 138 SF

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112' - 0"

Star Learning Center 1008 SF

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Fac Office 280 SF

Civic Terrace 4334 SF

Multipurpose 1103 SF

24' - 0"

S 81 SF

Breakout 673 SF

Retail 7039 SF

Catering Kitchen 281 SF

Trash/Recycle 313 SF

132' - 7"

Dir Office 281 SF ? ?

24' - 0"

Seminar Classroom 479 SF

22' - 10"

Resource Room 280 SF

16' - 0"

Electrical 446 SF

HK 48 SF

Trash 40 SF

Mail 322 SF Hall Council Office 147 SF 140 SF

Elec / Mech 168 SF Community Kitchen 199 SF

24' - 0"

Laundry 563 SF

Tel Bike71Storage SF 723 SF

Desk 226 SF

Lounge 2141 SF Vending 86 SF

Trash / Recycle 383 SF S 109 SF

HK 149 SF

Elec / Mech 182 SF

Tel 98 SF

24' - 0"

Trash / Recycle 283 SF

Retail 1912 SF

24' - 0"

Retail 2441 SF

Residential Terrace 4407 SF

24' - 0"

128' - 0"

Elec / Mech 1411 SF

Residential Terrace 5294 SF

Community Kitchen 201 SF

22' - 10"

25' - 0"

25' - 0"

Tel 78 SF

HK 45 SF Storage 281 SF Catering Kitchen 280 SF Dir Office 280 SF Tech Conference 280 SF Fac Office 280 SF

Retail 3179 SF

25' - 0"

Elec / Mech 268 SF Trash 39 SF

Laundry 540 SF

Multipurpose 1173 SF

S 106 SF

Breakout 737 SF

Seminar Classroom 454 SF

Civic Terrace 5190 SF

Resource Room 252 SF Tutoring 140 SF

Star Learning Center 1005 SF

Tutoring 138 SF

25' - 0"

Star Learning Center 1008 SF

Resource Room 280 SF Seminar Classroom 479 SF S 81 SF Fac Office 280 SF

Breakout 673 SF

Civic Terrace 4334 SF

Multipurpose 1103 SF

Catering Kitchen 281 SF Dir Office 281 SF ? ?

HK 48 SF Tel 71 SF Laundry 563 SF

Trash 40 SF Elec / Mech 168 SF

Community Kitchen 199 SF

Residential Terrace 4407 SF

0'

20'

40'

60'

san diego state university: plaza linda verde mixed use development 39

Living / Learning Spaces The Learning spaces for each residential block are clustered at the second floor level. The beautiful climate of San Diego allows these spaces to have virtually year round connection to the outdoor space of the Civic Terrace. The Living spaces of the central laundry room, resident kitchen and dining room form a cluster at the end of the wing relating intimately to the Residential Terrace. • Learning Spaces - The multipurpose room is positioned directly adjacent to the Civic Terrace so that it has maximum views and potential to open its doors to the exterior - Storage space immediately adjacent to the multipurpose room with access from both the corridor and interior is a key functional component for flexibility -

A catering space opposite the multipurpose room adds to ease of service and hosting

-

The faculty office, director's office and small conference room each work toward the learning outcomes of focus, collaboration, and communication

-

The seminar classroom is envisioned as an active learning environment with multiple seating arrangements

-

The STAR Learning Center is a key student space for collaborative and technology related tasks. It's position at the end of the wing gives it both the perspective of the civic terrace and the street frontage.

-

The breakout or 'third' space joins the Learning program together and extends that learning to the outdoors with large bifold doors

• Living Spaces - The central laundry room positioned opposite the typical floor lounge creates a natural relationship between these anchors of student life - The resident kitchen is a space that extends to the outdoors. Its porch makes dining an indoor / outdoor event.

40

-

What is a study on a typical floor becomes a family dining table where the lines of study, gathering, and conversation often blur

-

The public bathrooms on this floor serve both the Living / Learning spaces as well as the outdoor terraces.

-

Each terrace has access to two means of egress

hanbury evans wright vlat tas + company

Residential Terrace 5294 SF

Community Kitchen 201 SF

Elec / Mech 268 SF Trash 39 SF

Laundry 540 SF

Tel 78 SF

HK 45 SF Storage 281 SF Catering Kitchen 280 SF Dir Office 280 SF Tech Conference 280 SF Fac Office 280 SF S 106 SF

Multipurpose 1173 SF

Breakout 737 SF

Seminar Classroom 454 SF

Civic Terrace 5190 SF

Resource Room 252 SF Tutoring 140 SF

Star Learning Center 1005 SF

Tutoring 138 SF

san diego state university: plaza linda verde mixed use development 41

Typical Floor Plans (Floors 3 - 5)

Elec / Mech 268 SF Trash 40 SF

HK 48 SF

Elec / Mech 268 SF Trash 40 SF

Tel 78 SF

HK 48 SF

HK 48 SF Tel 71 SF Trash 40 SF Elec / Mech 190 SF

42

hanbury evans wright vlat tas + company

Tel 78 SF

24' - 0" 22' - 10" 174' - 0"

112' - 0"

112' - 0" 25' - 0"

25' - 0"

25' - 0"

24' - 0"

22' - 10"

25' - 0"

Retail 7039 SF

24' - 0"

132' - 7"

Trash/Recycle 313 SF Electrical 446 SF

16' - 0"

HK 48 SF Tel 71 SF Bike Storage 723 SF

Mail 322 SF Hall Council Office 147 SF 140 SF

Elec / Mech 190 SF

24' - 0"

Trash 40 SF

Desk 226 SF

Lounge 2141 SF Vending 86 SF

Trash / Recycle 383 SF S 109 SF

HK 149 SF

Elec / Mech 182 SF

Tel 98 SF

24' - 0"

Trash / Recycle 283 SF

Retail 1912 SF

24' - 0"

Retail 2441 SF

24' - 0"

128' - 0"

Elec / Mech 1411 SF

Elec / Mech 268 SF

22' - 10"

Trash 40 SF

Tel 78 SF

HK 48 SF

Retail 3179 SF

25' - 0"

25' - 0"

25' - 0"

25' - 0"

HK 48 SF Tel 71 SF Trash 40 SF Elec / Mech 190 SF

0'

20'

40'

60'

san diego state university: plaza linda verde mixed use development 43

Floor Communit y spaces Floor community spaces include one Lounge and Two Studies per floorplate or approximately 80 students at double occupancy. These spaces provide natural light at the end of the corridors and work as the gathering places for student residents. Community spaces are key opportunities to demonstrate sustainable measures relating to Indoor Environmental Quality and Materials and Resources • Floor Lounge - The floor lounge acts as the central community space for the two adjactent residential wings. It serves as the vertical commons that welcomes students home - Window openings are positioned for key views eastward to Cuicacalli Walk and southward toward Building 2, showcasing the connection between residential neighborhoods surrounding College Avenue -

Multiple seating areas in the lounge accomplish a diversity of uses including casual study / conversation, entertainment, and focused work

-

Natural light streams in through large window openings in this space while glare and solar heat gain are tempered by exterior louvers

-

The lounge is intentionally positioned just off of the circulation core with occupants being able to see who comes and goes as a passive security measure

-

At night, the lounge towers will glow with student activity and create a captivating dialogue with the College Avenue retail below

• Floor Studies - The two studies on each floor are positioned strategically close to the core yet, divided to serve the two residential wings in equal proximity - Each study is accessed from the common corridor

44

-

Each study has door lights and windows that connect it to the outdoor views and the adjacent lounge

-

The two studies are imagined to have slightly different characters; one quite public facing College Avenue, and the other, more private, facing the residential terrace

hanbury evans wright vlat tas + company

Elec / Mech 268 SF Trash 40 SF

Tel 78 SF

HK 48 SF

san diego state university: plaza linda verde mixed use development 45

Sixth Floor Plans

Elec / Mech 1150 SF

Trash 40 SF

HK 48 SF

Elec / Mech 1150 SF

Trash 40 SF

Tel 78 SF

HK 48 SF

HK 48 SF Tel 72 SF

Elec / Mech 1056 SF

46

hanbury evans wright vlat tas + company

Tel 78 SF

24' - 0" 22' - 10" 174' - 0"

112' - 0"

112' - 0" 25' - 0"

25' - 0"

25' - 0"

24' - 0"

22' - 10"

25' - 0"

Retail 7039 SF

24' - 0"

132' - 7"

Trash/Recycle 313 SF

16' - 0"

Electrical 446 SF

Hall Council Office 147 SF 140 SF Tel 72 SF

24' - 0"

Mail 322 SF

Bike Storage 723 SF

HK 48 SF

Desk 226 SF

Lounge 2141 SF

Elec / Mech 1056 SF

Vending 86 SF

Trash / Recycle 383 SF S 109 SF

HK 149 SF

Elec / Mech 182 SF

Tel 98 SF

24' - 0"

Trash / Recycle 283 SF

Retail 1912 SF

24' - 0"

Retail 2441 SF

24' - 0"

128' - 0"

Elec / Mech 1411 SF

Elec / Mech 1150 SF

22' - 10"

Trash 40 SF

Tel 78 SF

HK 48 SF

Retail 3179 SF

25' - 0"

25' - 0"

25' - 0"

25' - 0"

HK 48 SF Tel 72 SF

Elec / Mech 1056 SF

0'

20'

40'

60'

san diego state university: plaza linda verde mixed use development 47

Roof Floor Plans

48

hanbury evans wright vlat tas + company

24' - 0" 22' - 10" 174' - 0"

112' - 0"

112' - 0" 25' - 0"

25' - 0"

25' - 0"

24' - 0"

22' - 10"

25' - 0"

Retail 7039 SF

24' - 0"

132' - 7"

Trash/Recycle 313 SF

16' - 0"

Electrical 446 SF

Hall Council Office 147 SF 140 SF

24' - 0"

Mail 322 SF

Bike Storage 723 SF

Desk 226 SF

Lounge 2141 SF Vending 86 SF

Trash / Recycle 383 SF S 109 SF

HK 149 SF

Elec / Mech 182 SF

Tel 98 SF

24' - 0"

Trash / Recycle 283 SF

Retail 1912 SF

24' - 0"

Retail 2441 SF

24' - 0"

128' - 0"

Elec / Mech 1411 SF

22' - 10"

Retail 3179 SF

25' - 0"

25' - 0"

25' - 0"

0'

20'

25' - 0"

40'

60'

san diego state university: plaza linda verde mixed use development 49

50

hanbury evans wright vlat tas + company

san diego state university: plaza linda verde mixed use development 51

Material Palette and Elevations

The Plaza Linda Verde Mixed-Use Development integrates into the San Diego State surroundings by displaying a visual kinship with its neighboring buildings and environment. Close attention to spatial relationships, massing, articulation and palette has guided design logic.

• Vibrant courtyards • Composition of horizontal masses with vertical towers • Smooth stucco walls with punched openings • Materials and color palette tuned to neighboring buildings • Projecting eaves • Delineation of base, middle and top • Delicate trellises • Emphasis at prominent entries • Integration with landscape

52

hanbury evans wright vlat tas + company

storefront

trellis and louvers

Metal Panel

STUCCO

Glass railing

perforated metal

san diego state university: plaza linda verde mixed use development 53

East Elevations

STUCCO metal panel eave

trellis

metal panel surround

Metal Panel infill

metal panel canopy

STUCCO

Elevation A metal panel fiber cement panel

Elec / Mech 268 SF Trash 40 SF

Tel 78 SF

HK 48 SF

glass railing

A

HK 48 SF Tel 71 SF Trash 40 SF Elec / Mech 190 SF

54

hanbury evans wright vlat tas + company

sunscreen

storefront

fiber cement panel

24' - 0" 22' - 10" 174' - 0"

112' - 0"

STUCCO

Metal Panel infill

metal panel surround

metal panel canopy

trellis

112' - 0" 25' - 0"

25' - 0"

25' - 0"

24' - 0"

22' - 10"

25' - 0"

Retail 7039 SF

24' - 0"

Trash/Recycle 313 SF

132' - 7"

16' - 0"

Electrical 446 SF

Mail 322 SF

Bike Storage 723 SF

Hall Council Office 147 SF 140 SF

24' - 0"

metal panel eave

Desk 226 SF

Lounge 2141 SF Vending 86 SF

Trash / Recycle 383 SF

fiber cement storefront panel

HK 149 SF

Elec / Mech 182 SF

sunscreen

Elevation B

Tel 98 SF

stucco glass railing

24' - 0"

Trash / Recycle 283 SF

S 109 SF

metal panel

Retail 1912 SF

24' - 0"

Retail 2441 SF

24' - 0"

128' - 0"

Elec / Mech 1411 SF

22' - 10"

Elec / Mech 268 SF Trash 40 SF

Tel 78 SF

HK 48 SF

Retail 3179 SF

25' - 0"

25' - 0"

25' - 0"

25' - 0"

HK 48 SF Tel 71 SF Trash 40 SF Elec / Mech 190 SF

0'

20'

40'

60'

san diego state university: plaza linda verde mixed use development 55

B

West Elevations

STUCCO metal panel eave

fiber cement panel

Metal Panel infill

metal panel canopy

Elevation C fiber cement panel

glass railing

Elec / Mech 268 SF

C

Trash 40 SF

Tel 78 SF

HK 48 SF

HK 48 SF Tel 71 SF Trash 40 SF Elec / Mech 190 SF

56

hanbury evans wright vlat tas + company

louvers

concrete

fiber cement panel

STUCCO

24' - 0" 22' - 10" 174' - 0"

112' - 0"

STUCCO

metal panel eave

Metal Panel infill

fiber cement panel

metal panel canopy

112' - 0" 25' - 0"

25' - 0"

25' - 0"

24' - 0"

22' - 10"

25' - 0"

Retail 7039 SF

24' - 0"

132' - 7"

Trash/Recycle 313 SF

16' - 0"

Electrical 446 SF

Hall Council Office 147 SF 140 SF

24' - 0"

Mail 322 SF

Bike Storage 723 SF

Desk 226 SF

Lounge 2141 SF Vending 86 SF

Trash / Recycle 383 SF

concrete

S 109 SF

HK 149 SF

louvers

Elec / Mech 182 SF

Elevation D

Tel 98 SF

24' - 0"

fiber cement panel

Trash / Recycle 283 SF

fiber cement Retail panel1912 SF

glass railing

24' - 0"

Retail 2441 SF

24' - 0"

128' - 0"

Elec / Mech 1411 SF

Elec / Mech 268 SF Trash 40 SF

Tel 78 SF

22' - 10"

HK 48 SF

Retail 3179 SF

25' - 0"

25' - 0"

25' - 0"

25' - 0"

D

HK 48 SF Tel 71 SF Trash 40 SF Elec / Mech 190 SF

0'

20'

40'

60'

san diego state university: plaza linda verde mixed use development 57

North Elevations

metal panel surround

metal panel fiber cement eave panel

Elevation E metal panel canopy

E

Elec / Mech 268 SF Trash 40 SF

Tel 78 SF

HK 48 SF

HK 48 SF Tel 71 SF Trash 40 SF Elec / Mech 190 SF

58

hanbury evans wright vlat tas + company

storefront stucco

glass railing

24' - 0" 22' - 10" 174' - 0"

112' - 0"

sunmetal panel screen surround

fiber cement panel

112' - 0" 25' - 0"

25' - 0"

25' - 0"

24' - 0"

22' - 10"

25' - 0"

Retail 7039 SF

24' - 0"

Trash/Recycle 313 SF

132' - 7"

16' - 0"

Electrical 446 SF

Mail 322 SF

Bike Storage 723 SF

Hall Council Office 147 SF 140 SF

24' - 0"

metal panel eave

Desk 226 SF

Lounge 2141 SF Vending 86 SF

Trash / Recycle 383 SF S 109 SF

HK 149 SF

metal trellis glass railing panel

Elec / Mech 182 SF

Tel 98 SF

Elevation F 24' - 0"

Trash / Recycle 283 SF

store- stucco Retail front 1912 SF

24' - 0"

Retail 2441 SF

24' - 0"

128' - 0"

Elec / Mech 1411 SF

Elec / Mech 268 SF Trash 40 SF

Tel 78 SF

22' - 10"

HK 48 SF

Retail 3179 SF

F

25' - 0"

25' - 0"

25' - 0"

25' - 0"

HK 48 SF Tel 71 SF Trash 40 SF Elec / Mech 190 SF

0'

20'

40'

60'

san diego state university: plaza linda verde mixed use development 59

South Elevations

metal panel eave

fiber cement panel

metal panel surround

trellis

Elevation G metal panel

stucco

Elec / Mech 268 SF Trash 40 SF

Tel 78 SF

HK 48 SF

G

HK 48 SF Tel 71 SF Trash 40 SF Elec / Mech 190 SF

60

hanbury evans wright vlat tas + company

glass railing

storefront

24' - 0" 22' - 10" 174' - 0"

112' - 0"

metal fiber cement panel eave panel

metal panel surround

112' - 0" 25' - 0"

25' - 0"

25' - 0"

24' - 0"

22' - 10"

25' - 0"

Retail 7039 SF

24' - 0"

132' - 7"

Trash/Recycle 313 SF

16' - 0"

Electrical 446 SF

Hall Council Office 147 SF 140 SF

24' - 0"

Mail 322 SF

Bike Storage 723 SF

Desk 226 SF

Lounge 2141 SF Vending 86 SF

Trash / Recycle 383 SF

glass trellis railing

S 109 SF

HK 149 SF

stucco

Elec / Mech 182 SF

Tel 98 SF

storefront Retail 1912 SF

Elevation H

metal panel canopy

24' - 0"

Trash / Recycle 283 SF

24' - 0"

Retail 2441 SF

24' - 0"

128' - 0"

Elec / Mech 1411 SF

Elec / Mech 268 SF Trash 40 SF

Tel 78 SF

HK 48 SF

22' - 10"

Retail 3179 SF

25' - 0"

25' - 0"

25' - 0"

25' - 0" HK 48 SF Tel 71 SF Trash 40 SF Elec / Mech 190 SF

H 0'

20'

40'

60'

san diego state university: plaza linda verde mixed use development 61