Agenda packet — Mammoth Lakes City Council, May 25, 2022

Town Council Agenda

Wednesday, May 25, 2022, 4:00 p.m.
437 Old Mammoth Road, Suite Z, Mammoth Lakes
Members of the Town Council:

Mayor Lynda Salcido, Mayor Pro Tem John Wentworth, Councilmember Sarah Rea, Councilmember Bill Sauser, Councilmember Kirk Stapp
NOTE: In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, please contact the Town Clerk at (760) 965-3602. Notification 48 hours prior to the meeting will enable the Town to make reasonable arrangements to ensure accessibility to this meeting. (28 CFR 13.102-35.104 ADA Title II)
NOTE: Materials related to an item on this agenda submitted after distribution of the agenda packet are available for public inspection in the Town Offices located at 437 Old Mammoth Road, Suite 230 during normal business hours. Such documents are also available on the Town of Mammoth Lakes website at www.townofmammothlakes.ca.gov subject to staff’s ability to post the documents before the meeting.

NOTE: All comments will be limited to a speaking time of five minutes.

NOTE: This meeting will be conducted pursuant to the provisions of Assembly Bill 361 which amends certain requirements of the Ralph M. Brown Act. While Suite Z is still open to the public, it is strongly encouraged that you watch the Town Council meetings on the Town of Mammoth Lakes' website at www.townofmammothlakes.ca.gov , on the local government cable channel 18, or via Zoom. Public comments can be submitted to the Town Clerk at [email protected]. before and during the meeting.

ZOOM INFORMATION
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1. CALL TO ORDER

2. PLEDGE OF ALLEGIANCE

3. PUBLIC COMMENTS
The Public Comment portion of the agenda provides the public with an opportunity to address the Town Council on matters not otherwise listed on the agenda. Under California law the Town Council is prohibited from generally discussing or taking action on items not included in the agenda; however, the Town Council may briefly respond to comments or questions from members of the public. Therefore, the Town Council will listen to all public comment, but will not generally discuss the matter or take action on it. Requests for service from the Town may also be made at the Town offices during regular business hours.

Members of the public desiring to speak on a matter appearing on the agenda should ask the Mayor for the opportunity to be heard when the item comes up for Council consideration.

4. STAFF PRESENTATIONS

4.1. Presentation to the Town Council and the Planning and Economic Development Commission providing an update on Phase 1 of The Parcel and a preview of Phase 2 draft plans.

5. POLICY MATTERS

5.1. Authorize the execution of a letter of commitment for a loan in the amount of $5,032,000 related to the construction of 148 units of affordable housing on The Parcel.

6. ADJOURNMENT
The Town Council will adjourn to a regular meeting to be held on Wednesday, June 1, 2022 at 5:00 p.m.

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Mammoth Lakes Town Council
Agenda Action Sheet
Title: Presentation to the Town Council and the Planning and Economic Development Commission providing an update on Phase 1 of The Parcel and a preview of Phase 2 draft plans.

Council Meeting Date: 5/25/2022
Prepared by: Sandra Moberly, Community and Economic Development Director Recommended Motion: Staff recommends that the Town Council and Planning and Economic Development Commission provide questions and feedback as necessary.

Summary: See attached staff report/presentation.

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1 TOWN COUNCIL STAFF REPORT
Title: The Parcel Development Update
Meeting Date: May 25, 2022
Prepared by: Sandra Moberly, Community and Economic Development Director RECOMMENDATION:

The Town Council and Planning and Economic Development Commission will receive an update from staff on Phase 2 of the Parcel for comment and questions.

BACKGROUND:

Project Milestones
January 6, 2021 Town Council Actions:
 Approved the Parcel Master Plan to establish zoning standards for the site and allow a 100% density bonus on the site for a maximum of 580 units.

February 3, 2021 Town Council Actions:
 In accordance with the Surplus Land Act, the Town Council approved the awarded the contract for the sale of the Parcel to Pacific West Communities Inc.  Approved the use permit and design review for Phase 1 of the Parcel to allow 81 units (80 affordable, 1 manager) of housing to be built at the Parcel.

April 28, 2021 Town Council Actions:
 Approved the Disposition and Development Agreement (DDA) between the Town and The Pacific Companies (TPC) to memorialize the terms and conditions for conveyance of land within the Parcel site to TPC for development of The Parcel project. The Council action included a reduction in the maximum potential unit count to 450.

May 5, 2021 Town Council Actions:
 Approved quitclaim deeds to Center Street and Main Street property owners to resolve a small overlap between the north property line of The Parcel and the south property lines of the adjoining lots to the north.

September/October, 2021
 Contractor began tree removal for areas of Phase 1 infrastructure and building footprints.
 Contractor began rough grading of the Phase 1 site.

October 20, 2021 Town Council Actions:
 The Town Council allocated $1.2M in local funding for public infrastructure associated with The Parcel. Town staff will work with TPC to determine funding

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2 gaps and will seek out grant funding for Parcel infrastructure prior to allocating the $1.2M for this purpose.

November 3, 2021
 The Town Council conducted a Groundbreaking Ceremony at the project site, with many members of the public in attendance.

PHASE 1 UPDATE
Construction on the project resumed in April 2022 with continued construction of the building pads and rough grading of the new roads. Building permits were issued on May 3, 2022, allowing construction of foundations and parking podiums to begin. Vertical construction is anticipated to begin in June 2022. Work on the road infrastructure will be ongoing throughout the summer season, starting with sewer and storm drain.

Funding
Phase 1 cost (excluding infrastructure) is approximately $47M and funding for Phase 1 will come from a variety of sources including California Housing Accelerator funding, Infill Infrastructure Grant funding, No Place Like Home funding, MHSA funding from Mono County, and Town DIF deferrals and below market rate land loan. The Infill Infrastructure Grant contract was executed by the California Department of Housing and Community Development (HCD) on October 19, 2021. The California Housing Accelerator funding notice of award was received on February 3, 2022 and is pending final approval by HCD anticipated in mid-January.

Parking
Town staff and TPC are finalizing the parking management plan and will bring it to Council at a later date as described in the Phase 1 approval.

PHASE 2
Project Summary
Phase 2 includes infrastructure improvements and construction of four 3-story buildings and one 4-story residential buildings for a total of 146 rental units (144 deed restricted affordable housing units and 2 manager’s unit). The project includes 27 studios, 30 one-bedroom units, 53 two-bedroom units, and 38 three-bedroom units. All buildings in Phase 2 are double loaded interior corridor layouts with units on both sides with views in a variety of directions.

They have flat roofs designed to drain and meet TOML snow and wind loads.

The three-story buildings offer tuck-under carports with ground floor units facing Inyo and Tavern Streets and will include small, covered porches along the sidewalk, creating a townhome like atmosphere. These buildings have stairways at each end adjacent to the main entrances. All accessible units are located on the ground floor with full accessible path access from parking and entrance sidewalks.

The 4-story podium building has three residential floors over podium parking and a centrally located stairway and elevator core adjacent to a main lobby, some office space and primary entrance. Exit stairways are located at the end of each wing. This L-shaped building forms

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3 the backdrop to a central open green space designed to retain natural features of the site, including retaining existing mature pine trees, and provide an amenity for residents. Each floor includes lounge areas, laundry facilities, library nooks, gear storage and other amenities for families including an indoor play area for young children. The main drive and fire access loop circulates around the central green space and provides direct access to all buildings. The side facing the central green serves as the primary pedestrian entrance and the ground floor includes lobby space and indoor bicycle parking areas.

The smaller three-story “tuck under” buildings (2A, 2B, 2C, and 2D) oriented along Inyo and Tavern Streets are intended to engage the pedestrian experience along the public roadways and measure and between 40’-4” and 40’-10” high, with the covered porch element scaled to one-story height. Views from units on the street side look out onto and over the landscaped area west toward Phase 1 or south. Units on the inward side view out onto the central green and the podium building.

The central green area will include “natural” features that preserves existing trees and evokes the feeling of the native forest. The goal is for this centrally located amenity to support a high quality of life for residents and strengthen neighborhood bonds by providing areas to gather, play and socialize.

The tentative tract map and conceptual designs are provided below.

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4 Figure 1: Tentative Tract Map
Figure 2 – Photo simulation of Phase 1 and 2
Building 2A, 2B, 2C and 2D, are between 40’-4” and 40’-10” in height and include a total of 137 units. The smaller three-story “tuck under” buildings (2A, 2B, 2C, and 2D) oriented along Inyo and Tavern Streets are intended to engage the pedestrian experience along the public roadways. These units also include amenities such as covered porch elements.

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5 Figure 3: Building 2A and 2D
Building 2E is the largest of the five buildings and includes four floors with three residential floors and one ground level podium parking. The building holds 72 units, varies in height from 53’-3” to 58’-3 and is an “L” shaped building located in the northeast portion of the site. As shown in Figure 4 below, the primary pedestrian entrance and lobby face the inner central green to create pedestrian activity and is located at the nexus of the north wing and the east wing. The entry lobby includes 200 square feet of office space, 212 square feet of indoor play area, and 840 square feet of indoor bike storage. The total gross floor area for Building 2E is 89,390 square feet. The main drive and fire access loop circulates around the central green space and provides direct access to all buildings.

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6 Figure 4: Building 2E
Both Phase 2 and the previously approved Phase 1 are intended to maintain basic, common character traits between them, while concurrently emphasizing unique thematic differences in the planning, material applications, architectural details, and landscape concepts of each.

The planning of Phase 1 revolved around the main central park for the entire development.

Adjacent to the park are public spaces; a community room, fitness gym, management and leasing offices, entrance lobby, and a proposed day care center. This one-story component of the design provides a human scale element along the park frontage where the generous glazing provides a welcoming feel. The two 4 story podium buildings form more of a backdrop to the open space.

Phase 2 differs substantially in its relationship to the streets. Smaller, 3-story buildings engage the street and sidewalks with ground level units and porches fronting both major roads that serve the development, providing a more intimate building scale along the sidewalks. The larger 4-story podium building is set internal to the property and defines a central public open space. Internal to the Phase 2 property, tuck-under parking spaces in the street-front buildings that are enclosed with garage doors form the perimeter of the loop drive. Phase 2 adopts much of the material palette from Phase 1 but introduces new and unique features. Stone cladding is displayed more prominently on stair towers, column bases, and building wainscots. This provides an attractive and durable base at ground level.

A fiber cement board and batten cladding are used in lieu of the flat panel elements in specific locations to give more areas of vertically oriented texture on building facades. A primary theme throughout Phase 2 is adoption of 3 different color schemes depending on building types. Buildings 2A and 2D utilize a scheme very similar to Phase 1 which helps to reinforce the continuity of the development. Buildings 2B, 2C, and 2E vary significantly

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7 in color application. Both phases adopt an articulation approach that utilize shed roof pavilions to differentiate building heights and forms, and a variety of module depths to create offsets in the wall planes. These variations are more pronounced on the smaller 3- story buildings of Phase 2. The landscape concept for Phase 2 departs from Phase 1 in terms of a more limited plant palette.

Parking for Phase 2
The project includes a total of 219 parking spaces with 113 covered spaces (72 podium garage parking spaces and 44 tuck-under carport stalls) and 103 surface spaces. No additional on-street parking spaces are planned for Inyo Street or Tavern Street. The project exceeds the Parcel Master Plan parking requirement by 39 spaces.

If the project were to be parked according to the Municipal Code parking requirements it would be underparked by 52 parking spaces. The Town is independently intending to build a satellite parking lot which will include approximately 50 parking spaces in order to manage overflow parking from both Phase 1 and Phase 2 of the Parcel. The Town intends on a managed permit process for the parking lot and track the usage to determine whether the parking lot will be needed long term. If the parking lot is not required to meet project needs the Town will remove the lot at a later date and construct additional affordable housing for the community.

Figure 5: Satellite Parking Lot Location

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8 Next Steps
The Design Review permit for Phase 2 is scheduled for consideration by the Planning and Economic Development Commission on June 8. Staff will take comments from this joint workshop and will include them in the June 8 Commission staff report to allow the Commission to consider any changes/updates as discussed.

Upon approval of the project by the PEDC, TPC will seek State funding for construction of Phase 2. We anticipate that the first funding request will be submitted in early July.

Attachments
Phase 2 Project Plans

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STUDIO
1 BEDROOM
2 BEDROOM
3 BEDROOM
TOTAL
STUDIO
1 BEDROOM
2 BEDROOM
3 BEDROOM
TOTAL
STUDIO
1 BEDROOM
2 BEDROOM
3 BEDROOM
TOTAL

RESIDENT PARKING

GUEST PARKING

TOTAL SPACES REQUIRED

TOTAL SPACES PROVIDED
15 12
27 18
72 12
18 26
20 76
27 30
53 38
148
21%
17%
38%
25%
100%
16%
24%
34%
26%
100%
14%
24%
36%
26%
100%
8 12
41 27
87 6
18 39
30 96
14 30
80 57
180
0 180
15 12
54 36
117
12 18
52 40
122
27 30
106
76 239
33 272
219

TYPE OF UNIT
UNIT
COUNT
% OF
TOTAL

MASTER PLAN

PARKING

REQUIREMENT

TOML CODE

PARKING

REQUIREMENT

TYPE OF UNIT
UNIT
COUNT
% OF
TOTAL

MASTER PLAN

PARKING

REQUIREMENT

TOML CODE

PARKING

REQUIREMENT

TYPE OF UNIT
UNIT
COUNT
% OF
TOTAL

MASTER PLAN

PARKING

REQUIREMENT

TOML CODE

PARKING

REQUIREMENT
PHASE 2.1
PHASE 2.2
COMBINED PHASE 2
Checked By
Drawn By
Project No.

Drawing No.
© Date
Drawing Title
Project
Seal

NOT FOR

CONSTRUCTION

JK ARCHITECTUREE N G I N E E R I N G
www.jkaedesign.com
AUBURN | TAHOE CITY | RENO | SAN JOSE
Drawings and specifications prepared by JK Architecture and Engineering and consultants are for use solely with respect to this project. JKAE and consultants are deemed the authors and owners of these documents and shall retain all common law, statutory and other reserved rights, including copyrights. These documents shall not be used by the owner for future additions or alterations to this project or for other projects without the prior written agreement of JKAE. Any unauthorized use of these documents shall be at the Owner’s sole risk and without liability to JKAE and consultants 4/22/2022 12:03:39 PM BIM 360://21-375 Mammoth-Parcel Ph2-Arch/21-375 Parcel Phase 2.rvt G1.0
KM
ML
21-375
04/01/2022

COVER SHEET
TPC HOUSINGTOWN OF MAMMOTH LAKES - THEPACEL PHASE 21699 TAVERN RN APN 035-010-020
NO. DATE ISSUE

DESIGN REVIEW
FOR

TOWN OF MAMMOTH LAKES - THE PARCEL
PHASE 2 DEVELOPMENT
1699 TAVERN ROAD
TOWN OF MAMMOTH LAKES, CA 93546
APN 035-290-002-000
DEVELOPER: THE PACIFIC COMPANIES
CONTACT: CALEB ROOPE
430 E. STATE STREET, SUITE 100
EAGLE, ID 83616

ARCHITECT/ JK ARCHITECTURE ENGINEERING
ENGINEER: CONTACT: CARLA SAMMIS & MIKE LEHMBERG
POST OFFICE BOX 7409
TAHOE CITY, CA 96145
530.583.9222
LANDSCAPE THPLA, INC.

ARCHITECT: CONTACT: THOMAS H. PHELPS
POST OFFICE BOX 8328
CHICO, CA 95927
530.892.8897
SURVEYOR: TRIAD/HOLMES ASSOCIATES
CONTACT: ANDREW HOLMES
POST OFFICE BOX 1570
549 OLD MAMMOTH RD. STE. 202
MAMMOTH LAKES, CA 93546
760.934.7588
GEOTECHNICAL SIERRA GEOTECHNICAL SERVICES, INC.

ENGINEER: POST OFFICE BOX 5024
MAMMOTH LAKES, CA 93546
760.934.3992
BIOLOGIST: MICHAEL BAKER INTERNATIONAL
CONTACT: TIM TIDWELL
5 HUTTON CENTRE DRIVE, STE. 500
SANTA ANA, CA 92707
949.330.4208
ELECTRICAL E4 DESIGN
ENGINEER: CONTACT: DEANNE FLICKNER
324 AVENIDA DE LA ESTRALLA, STE. B
SAN CLEMENTE, CA 92672
949.582.2755

STORM DRAIN TOWN OF MAMMOTH LAKES
299 COMMERCE DRIVE
MAMMOTH LAKES, CA 93546
760.965.3680

LOCATION MAP
N.T.S. N

VICINITY MAP
N.T.S. N

DEVELOPMENT INFORMATION
WATER: MAMMOTH COMMUNITY WATER DISTRICT
CONTACT: KRISTINA ROBERTS
POST OFFICE BOX 597
1315 MERIDAN BLVD.

MAMMOTH LAKES, CA 93546
760.934.2596
SEWER: MAMMOTH COMMUNITY WATER DISTRICT
CONTACT: KRISTINA ROBERTS
POST OFFICE BOX 597
1315 MERIDAN BLVD.

MAMMOTH LAKES, CA 93546
760.934.2596
ELECTRIC: SOUTHERN CALIFORNIA EDISON
POST OFFICE BOX 7329
3001 CHATEAU ROAD
MAMMOTH LAKES, CA 93546
800.655.4555
TELEPHONE: FRONTIER COMMUNICATIONS
855.295.0087
CABLE TV: SUDDENLINK
201 E LINE STREET
BISHOP, CA 93514
844.874.7558
FIRE DISTRICT: MAMMOTH LAKES FIRE PROTECTION DISTRICT
3150 MAIN STREET
MAMMOTH LAKES, CA 93546
760.934.2300
SCHOOL: MAMMOTH UNIFIED SCHOOL DISTRICT
461 SIERRA PARK ROAD
MAMMOTH LAKES, CA 93546
760.934.6802

PROJECT INFORMATION
PROJECT SUMMARY:

APN(S): 035-290-002-000
EXISTING EASEMENTS:

SEE SHEET C2.0 & C2.1
EXISTING ZONING:

RESIDENTIAL MULTI-FAMILY 1 / AFFORDABLE HOUSING (RMF-1(AH)) PROPOSED ZONING:

RESIDENTIAL MULTI-FAMILY 1 / AFFORDABLE HOUSING (RMF-1(AH))

REFER TO THE PARCEL MASTER PLAN
EXISTING LAND USE:

HIGH-DENSITY RESIDENTIAL (HDR-1)
PROPOSED LAND USE:

HIGH-DENSITY RESIDENTIAL (HDR-1)
SETBACKS:

BUILDING SETBACK 20' TO OVERALL PROJECT BOUNDARY.

ROAD SETBACK 10' TO OVERALL PROJECT BOUNDARY.

SURVEY INFORMATION
GENERAL NOTES:

SURVEY PREPARED BY TRIAD/HOLMES ASSOCIATES, DATED 9/3/20 DATUM/BENCHMARK:

TEMPORARY BENCHMARK PER TOML DATUM:

PROJECT BENCHMARK IS BLM BRASS CAP, SW CORNER OF PARCEL ELEVATION = 7,878.38'

PARKING ANALYSIS

TOWN OF MAMMOTH LAKES ZONING CODE,
CHAPTER 17.44 PARKING LOADING STANDARDS

SITE STATISTICS

COVERAGE CALCULATIONS

DEVELOPMENT AREA

IMPERVIOUS SURFACES (BUILDINGS)

IMPERVIOUS SURFACES
(WALKS, PARKING, ACCESS DRIVE, DRIVEWAYS)

TOTAL IMPERVIOUS SURFACES

ALLOWABLE COVERAGE

PROPOSED LOT COVERAGE

SNOW STORAGE CALCULATIONS

REQUIRED SNOW STORAGE

TOTAL SNOW STORAGE REQUIRED

TOTAL SNOW STORAGE PROVIDED

DRAINAGE

EXISTING OVERALL WATERSHEDS, PATTERNS, AND DISCHARGE POINTS ARE

MAINTAINED AND ARE NOT ADVERSELY ALTERED DUE TO PROPOSED IMPROVEMENTS. ADEQUATE TREATMENT, CONVEYANCE, AND FACILITY SIZING WILL BE PER TOWN, STATE, AND FEDERAL REQUIREMENTS.

INDEX - SHEET LIST
SHEET

NUMBER SHEET NAME
0_GENERAL
G1.0 COVER SHEET
1_CIVIL
C2.0 EX. CONDITIONS & DEMOLITION PLAN
C3.0 SITE LAYOUT & UTILITY PLAN
C4.0 SNOW STORAGE PLAN
C6.0 BMP
C6.1 EROSION CONTROL AND BMP DETAILS
C6.2 EROSION CONTROL AND BMP DETAILS
C6.3 EROSION CONTROL AND BMP DETAILS
2_LANDSCAPE
L1.0 LANDSCAPE MASTER PLAN
3_ARCHITECTURAL
A1.0 SITE PLAN/SITE LIGHTING PLAN
A1.1 SITE PHASING PLAN
A2.1 BUILDING 2A FLOOR PLANS
A2.2 BUILDING 2D FLOOR PLANS
A2.3 BUILDINGS 2A & 2D ROOF PLAN
A2.4 BUILDINGS 2A & 2D ELEVATIONS
A2.5 BUILDINGS 2A & 2D SECTIONS
A3.1 BUILDING 2B FLOOR PLANS
A3.2 BUILDING 2B FLOOR PLANS
A3.3 BUILDING 2C FLOOR PLANS
A3.4 BUILDING 2C FLOOR PLANS
A3.6 BUILDINGS 2B & 2C ELEVATIONS
A3.7 BUILDINGS 2B & 2C SECTIONS
A4.1 BUILDING 2E FIRST FLOOR PLAN
A4.2 BUILDING 2E SECOND FLOOR PLAN
A4.3 BUILDING 2E THIRD FLOOR PLAN
A4.4 BUILDING 2E FOURTH FLOOR PLAN
A4.5 BUILDING 2E ROOF PLAN
A4.6 BUILDING 2E ELEVATIONS
A4.7 BUILDING 2E SECTIONS
A5.0 UNIT DESIGN
A6.0 SHADOW DIAGRAM
A7.0 PARKING DETAILS
A7.1 TRASH ENCLOSURE DETAILS
A8.0 MATERIALS AND COLOR LEGEND
A8.1 RENDERS
A8.2 RENDERS
A8.3 RENDERS
A8.4 RENDERS
A8.5 PARCEL PHASE COMPARISON

AREA (SF)
208,191
68,856
85,660
154,516
70%
74%
60%
54,968
55,000

PROPOSED DEVELOPMENT SUMMARY
PROPOSED BUILDING 2A:

GROSS FLOOR AREA: 20,200 SF
NUMBER OF UNITS: 15
PROPOSED BUILDING 2B:

GROSS FLOOR AREA: 32,600 SF
NUMBER OF UNITS: 23
PROPOSED BUILDING 2C:

GROSS FLOOR AREA: 32,600 SF
NUMBER OF UNITS: 23
PROPOSED BUILDING 2D:

GROSS FLOOR AREA: 20,200 SF
NUMBER OF UNITS: 15
PROPOSED BUILDING 2E:

GROSS FLOOR AREA: 89,390 SF
NUMBER OF UNITS: 72

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7845
7850
7855 7850
7845 APN 35-010-020 1,068,527± SQ. FT. 24.5± ACRES

TAVERN ROAD
7845
EX. BUILDING EX. BUILDING
TAVERN ROAD APN 035-100-004-000 APN 035-100-003-000 035-090-015-000 APN 035-270-021-000 APN 035-270-001-000 APN 035-130-007-000 APN 035-130-006-000 APN 035-130-005-000 APN 035-130-004-000 APN 035-130-003-000 APN 035-130-010-000 APN 035-100-009-000 APN 035-100-008-000 APN 035-130-002-000APN 035-130-011-000 APN 035-130-009-000 APN 035-120-001-000 7850
7845
7854
7853

SHADY REST
ROAD EX. DECK EX. ROCK WALL EX. ROCKS AND CONCRETE PAD WITH TRANSFORMER EX. ROCK WALL EX. UTILITY VAULT (X2) EX. UTILITY PEDESTAL EX. 36" SDDI RIM=7843.75' EX. 72" SD PROPERTY LINE (TYP.) EX. HERITAGE TREE - 54" JP*GBF*#18 - TO REMAIN SHADY REST ROAD (EXISTING)

INYO STREET
(FUTURE) PHASE 1 PUBLIC IMPROVEMENTS (NOT A PART) APN 035-101-000-000 PROPERTY LINE (TYP.) EX. HERITAGE TREE - 52" JP*LGT*#3 - TO REMAIN REMOVE EX. TREE (TYP. OF 482) PHASE 1 PUBLIC IMPROVEMENTS (NOT A PART) APPROX. LOCATION OF EX. GAS LINE REMOVE EX. ROCK PATHS PHASE 1 PRIVATE

IMPROVEMENTS
(NOT A PART) 0' 15' 30' 60'
N SCALE: 1" = 30' LEGEND: EXISTING
6260
6259 OHE SSW PROPERTY LINE ADJACENT PROPERTY LINE / R.O.W. EASEMENT/SETBACK 100 YEAR FLOOD PLAIN WETLAND OVERHEAD ELECTRIC (APPROX.) STORM DRAIN (APPROX.) SANITARY SEWER (APPROX.) WATER (APPROX.) MAJOR CONTOUR MINOR CONTOUR TREE TO REMAIN: 2,791 REMOVE TREE NOTES: 1. BOUNDARY & TOPO. SURVEY PROVIDED BY TRIAD/HOLMES ASSOCIATES, DATED 9/3/20. 2. WETLAND DELINEATION REPORT PROVIDED BY MICHAEL BAKER INTERNATIONAL, DATED JUNE 2020. 3. UTILITIES SHOWN ON THESE PLANS, INCLUDING TYPES, LOCATIONS, SIZES AND DEPTHS ARE APPROXIMATE ONLY. INFORMATION WAS OBTAINED FROM SOURCES OF VARYING RELIABILITY, INCLUDING BUT NOT LIMITED TO COORDINATION WITH THE SCHOOL DISTRICT, UTILITY COMPANIES AND AVAILABLE RECORD DRAWINGS. A REASONABLE EFFORT HAS BEEN MADE TO LOCATE THE EXISTING UNDERGROUND UTILITIES INFORMATION BUT JK ARCHITECTURE ENGINEERING CANNOT ASSUME RESPONSIBILITY FOR THE COMPLETENESS AND ACCURACY OF THE INFORMATION PROVIDED HEREIN OR OF ANY EXISTING UNDERGROUND IMPROVEMENT INFORMATION NOT SHOWN. THE CONTRACTOR IS CAUTIONED AND RECOMMENDED TO LOCATE AND IDENTIFY ALL EXISTING UTILITIES AFFECTED BY THE PROPOSED DEMOLITION AND IMPROVEMENTS, CONDUCT SITE INVESTIGATIONS, CONTACT UNDERGROUND SERVICE ALERT, AND OTHER QUALIFIED CABLE/PIPE/LINE LOCATOR SERVICES, AND IMPLEMENT ALL OTHER MEANS NECESSARY TO DEFINE THE TYPES, LOCATIONS, SIZES AND DEPTHS OF THE EXISTING UNDERGROUND SYSTEM. 4. SEE SHEET C6.0 FOR TEMPORARY BMP INFORMATION. 5. PAVEMENT (ASPHALT AND CONCRETE) SAWCUT LINE-ALL EXISTING SURFACES SHALL BE SAWCUT ONE-FOOT MINIMUM OUTSIDE THE EDGE OF PAVEMENT TO REMAIN TO A NEAT, STRAIGHT LINE AND REMOVED THE EXPOSED EDGE SHALL BE SEALED WITH EMULSION PRIOR TO PAVING. THE EXPOSED BASE MATERIAL SHALL BE GRADED, RECOMPACTED AND RESEALED PRIOR TO PAVING. EXISTING CONCRETE SURFACES SHALL BE SAWCUT TO A NEAT AND STRAIGHT EDGE, WHICH SHALL BE SEALED PRIOR TO PAVING. 6. ALL TREE REMOVAL ACTIVITIES SHALL ADHERE TO THE FEDERAL MIGRATORY BIRD TREATY ACT AND CALIFORNIA FISH AND WILDLIFE CODE SECTIONS 3503 AND 3503.5, IT IS UNLAWFUL TO TAKE, POSSESS, OR NEEDLESSLY DESTROY THE NEST OR EGGS OF ANY BIRD OR BIRD-OF-PREY, EXCEPT AS OTHERWISE PROVIDED BY FGC OR ANY REGULATION MADE PURSUANT THERETO. COMPLETION OF A NESTING BIRD SURVEY BY A BIOLOGIST WITH QUALIFICATIONS WITHIN THREE DAYS OF INITIATION OF SITE DISTURBANCE IS RECOMMENDED FOR PROJECTS THAT HAVE THE POTENTIAL TO DISTURB SUITABLE NESTING HABITAT, WHICH MAY INCLUDE RIPARIAN VEGETATION, MATURE TREES, SNAGS, AND STRUCTURES.

C:\Users\Brennan.JKAE\Box\00 JKAE Home\Projects\TPC Housing\20-270 Mammoth-Parcel-Civil\01 Drawings\02 Civil\DD Drawings\Phase 2\C2 EXISTING & DEMO.dwg 04/21/22 5:45:37pm 1 brennan OF Project
NO. DATE ISSUE JK ARCHITECTURE

E N G I N E E R I N G
www.jkaedesign.com
AUBURN | TAHOE CITY | RENO | SAN JOSE
Drawings and specifications prepared by JK Architecture and Engineering and consultants are for use solely with respect to this project. JKAE and consultants are deemed the authors and owners of these documents and shall retain all common law, statutory and other reserved rights, including copyrights.

These documents shall not be used by the owner for future additions or alterations to this project or for other projects without the prior written agreement of JKAE. Any unauthorized use of these documents shall be at the Owner's sole risk and without liability to JKAE and consultant. Drawing Title Seal Checked By Drawn By Project No. Date PHASE 2 PRELIMINARY DESIGN

TOWN OF MAMMOTH LAKES - THE PARCEL
1699 TAVERN ROAD
APN 035-010-020 C2.0
8 EX. CONDITIONS & DEMOLITION PLAN CSCS 20-270 02/18/2022 NUMBERED TREES LEGEND TREE #1 35"JP*BT*OF SUBPOPULATION 1 OF MATURE JEFFERY PINE POTENTIAL TREE HAZARD TREE #2 44"JP*BT*OF*YBF SUBPOPULATION 1 OF MATURE JEFFERY PINE POTENTIAL TREE HAZARD HABITAT TREE TREE #3 52"JP*LGT SUBPOPULATION 2 OF MATURE JEFFERY PINE TREE #4 28"JP*OF*YBF POTENTIAL TREE HAZARD HABITAT TREE TREE #5 36"JP*BT*OF SUBPOPULATION 1 OF MATURE JEFFERY PINE POTENTIAL TREE HAZARD TREE #18 54"JP*GBF HIGH QUALITY OLD GROWTH/HERITAGE TREE TREE #19 31"JP*OF POTENTIAL TREE HAZARD TREE #20 43"JP*OF TREE HAZARD 7 Page 13 of 93
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N 0' 15' 30' 60' SCALE: 1" = 30' LEGEND: PROPOSED PROPERTY LINE / RIGHT OF WAY (ROW) ROAD CENTER LINE BUILDING FOOTPRINT BUILDING ROOF LINE ASPHALT CONCRETE CONCRETE PARKING SPACE COUNT X
C:\Users\Brennan.JKAE\Box\00 JKAE Home\Projects\TPC Housing\20-270 Mammoth-Parcel-Civil\01 Drawings\02 Civil\DD Drawings\Phase 2\C3 SITE LAYOUT.dwg 04/21/22 5:45:58pm 1 brennan OF Project
NO. DATE ISSUE JK ARCHITECTURE

TOWN OF MAMMOTH LAKES - THE PARCEL
1699 TAVERN ROAD
APN 035-010-020 C3.0
8 SITE LAYOUT &UTILITY PLAN CSCS 20-270 02/18/2022 SURFACE PARKING COUNT 43 TUCK UNDER PARKING ALONG BUILDING FRONTAGE 150 UNCOVERED PARKING 183 TOTAL NOTE: SEE ARCHITECTURAL PLANS FOR PARKING COUNT WITHIN BUILDING 2E 7 Page 14 of 93
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(REF. ARCHITECTURAL PLANS FOR DETAILS) BUILDING 2C (REF. ARCHITECTURAL PLANS FOR DETAILS) BUILDING 2D (REF. ARCHITECTURAL PLANS FOR DETAILS) BUILDING 2E (REF. ARCHITECTURAL PLANS FOR DETAILS) PHASE 1 (EXISTING)

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EASEMENT SNOW STORAGE (±547 SF) SNOW STORAGE (±506 SF) SNOW STORAGE (±496 SF) SNOW STORAGE (±510 SF) SNOW STORAGE (±243 SF) SNOW STORAGE (±700 SF) SNOW STORAGE (±10,150 SF) SNOW STORAGE (±1,205 SF) SNOW STORAGE (±706 SF) SNOW STORAGE (±436 SF) SNOW STORAGE (±221 SF) SNOW STORAGE (±738 SF) SNOW STORAGE (±654 SF) SNOW STORAGE (±337 SF) N 0' 15' 30' 60' SCALE: 1" = 30'
C:\Users\Brennan.JKAE\Box\00 JKAE Home\Projects\TPC Housing\20-270 Mammoth-Parcel-Civil\01 Drawings\02 Civil\DD Drawings\Phase 2\C4 SNOW STORAGE.dwg 04/21/22 5:46:15pm 1 brennan OF Project
NO. DATE ISSUE JK ARCHITECTURE

TOWN OF MAMMOTH LAKES - THE PARCEL
1699 TAVERN ROAD
APN 035-010-020 C4.0
8 SNOW STORAGE PLAN CSCS 20-270 02/18/2022 LEGEND: PROPOSED BOUNDARY LINE / ROW PHASE 2 SITE STATISTICS: SNOW STORAGE CONCRETE ASPHALT 7 Page 15 of 93

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(EXISTING) APN 035-101-000-000 APN 035-100-004-000 APN 035-130-007-000 APN 035-130-006-000 APN 035-100-008-000 APN 035-130-002-000 APN 035-270-021-000 APN 035-270-001-000 TAVERN ROAD (EXISTING) MATERIAL STOCKPILING AREA (SEE DETAIL 7/C6.1) CONSTRUCTION ENTRANCE (SEE DETAIL 1/C6.1) BUILDING 2A
BUILDING 2B BUILDING 2C BUILDING 2D BUILDING 2E BUILDING 2E 0' 15' 30' 60' N SCALE: 1" = 30' LEGEND: BMPsSILT FENCE AND/OR FIBER ROLL PROTECTIVE FENCING CHECK DAM CONSTRUCTION ENTRANCE C:\Users\Brennan.JKAE\Box\00 JKAE Home\Projects\TPC Housing\20-270 Mammoth-Parcel-Civil\01 Drawings\02 Civil\DD Drawings\Phase 2\C6 EROSION CONTROL & BMP PLAN.dwg 04/21/22 5:46:47pm 1 brennan OF Project
NO. DATE ISSUE JK ARCHITECTURE

TOWN OF MAMMOTH LAKES - THE PARCEL
1699 TAVERN ROAD
APN 035-010-020 C6.0
8 SEDIMENT & EROSION CONTROL PLANCSCS 20-270 02/18/2022 EROSION CONTROL NOTES: 1. TEMPORARY EROSION CONTROL MEASURES AND DETAILS AS SHOWN ON THIS PLAN ARE SUGGESTED MINIMUM METHODS OF CONTROLLING DUST AND EROSION DURING CONSTRUCTION. THE CONTRACTOR SHALL IMPLEMENT ADDITIONAL MEASURES AS DICTATED BY FIELD CONDITIONS TO CONTROL EROSION AND SEDIMENT. 2. IF INCLEMENT WEATHER IS FORECAST, CONTRACTOR SHALL TAKE NECESSARY STEPS TO PROTECT AREAS DISTURBED BY CONSTRUCTION FROM EROSION AND/OR SUBSEQUENT DISCHARGE OF EARTHEN MATERIALS FROM THE SITE. 3. STOCKPILES SHALL BE PROTECTED FROM EROSION. THIS MAY CONSIST OF PLACING STRAW BALE OR FILTER FABRIC DIKES AROUND STOCKPILES AND/OR COVERING WITH PLASTIC SHEETING. 4. ALL TEMPORARY EROSION CONTROL FEATURES SHALL BE INSPECTED WEEKLY AND PRIOR TO INCLEMENT WEATHER AND CORRECTIVE ACTION TAKEN AS NECESSARY TO ENSURE PROPER FUNCTION. 5. ALL AREAS DISTURBED BY CONSTRUCTION OF OFFSITE UTILITIES, INCLUDING ROADWAY SURFACES, SHOULDERS, AND OTHER AREAS WILL BE RESTORED TO THE SATISFACTION OF THE PLACER COUNTY AND LAHONTAN REGIONAL WATER QUALITY CONTROL BOARD. 6. ALL DISTURBED AREAS SHALL BE REVEGETATED OR OTHERWISE PROTECTED. ANY PORTIONS OF THE CONSTRUCTION SITE TO REMAIN INACTIVE LONGER THAN THREE MONTHS SHALL BE STABILIZED IN A MANNER ACCEPTABLE TO THE TOWN ENGINEER, VISQUEEN OVER BUILDING PADS IN LIEU OF REVEGETATION MAY BE APPROVED BY THE TOWN. REVEGETATION UNDERTAKEN FROM 4/1 TO 10/1 SHALL INCLUDE REGULAR WATERING TO ENSURE ADEQUATE GROWTH. IN THE EVENT THAT SNOW REMOVAL FOR BUILDING CONSTRUCTION DURING THE WINTER IS UNDERTAKEN ALL AREAS TO RECEIVE SNOW REMOVAL SHALL HAVE A MINIMUM OF 6" OF COMPACTED BASE ROCK. THE AREA OF SOIL AND VEGETATION DISTURBANCE SHALL BE LIMITED TO THAT REQUIRED FOR CONSTRUCTION PURPOSES. REMOVAL OF NATIVE VEGETATION SHALL BE MINIMIZED. EXCEPT WHERE REQUIRED FOR ACCESS, THERE SHALL BE NO DISTURBANCE IN AREAS TO THE LEFT IN A NATURAL STATE. CONSTRUCTION TRAFFIC SHALL BE LIMITED TO AREAS TO BECOME PERMANENT CIRCULATION ( E.G., ROADWAYS AND PARKING). 7. ALL INLETS TO HAVE INLET PROTECTION AFTER INSTALLATION (PER DETAIL 1/C7.2) 8. MULCHED WITH WOOD FIBER @ 2000 LBS/ACRE AND STRAW WITH TACKIFIER @ 3000 LBS/ACRE. 9. THE CONTRACTOR SHALL MAINTAIN ADEQUATE DUST CONTROL PER SECTION 10 OF THE CALIFORNIA STANDARD SPECIFICATIONS. MEASURES SHALL INCLUDE BUT NOT BE LIMITED TO THE FOLLOW: A. CONDUCT MAJOR DUST-GENERATING ACTIVITIES WHEN WIND VELOCITIES ARE LOW. B. DEDICATE ONE 1800 GALLON (MIN) WATER TRUCK TO THE PROJECT UNTIL GRADING OPERATIONS ARE COMPLETED AND/OR SITE HAS BEEN STABILIZED TO THE SATISFACTION OF THE TOWN OF MAMMOTH. STABILIZATION MAY BE ACCOMPLISHED WITH BASE ROCK AND/OR REVEGATATION, PRECIPITATION OR OTHER CIRCUMSTANCES ACCEPTABLE TO THE TOWN OF MAMMOTH. C. SPRINKLE WORK AREAS, CONSTRUCTION EQUIPMENT TRAVEL ROUTES, AND EQUIPMENT TO CONTROL DUST. WATER SHALL BE APPLIED TO THE ENTIRETY OF THE DISTURBED PORTION OF THE SITE (EXCEPT WITHIN FOUNDATIONS AND STABILIZED AREAS) AT LEAST TWICE DAILY BARRING ANY NATURAL PRECIPITATION. ADDITIONAL APPLICATIONS OF WATER SHALL BE PROVIDED AS CONDITIONS DICTATE TO CONTROL DUST OR AS REQUESTED BY THE TOWN OF MAMMOTH. D. PREVENT CONSTRUCTION VEHICLES FROM TRACKING MUD ONTO NEIGHBORING ROADS & HIGHWAYS. E. RESTRICT ALL TRUCKS & VEHICLES WITHIN CONSTRUCTION SITE TO A MAXIMUM SPEED OF 15 MPH. 10. TREE PROTECTION SHALL APPLY TO ALL EXISTING TREES TO REMAIN WITHIN 10 FEET OF ANY CONSTRUCTION - ALL EXISTING TREES ARE TO REMAIN AND BE PROTECTED UNLESS OTHERWISE NOTED ON THESE PLANS. 11. CONTRACTOR TO ENSURE NO SEDIMENT RELEASE OR TRACKOUT DURING CONSTRUCTION. VEHICLES TO BE PROPERLY WASHED DOWN PRIOR TO LEAVING THE SITE AND EXIT PAVEMENT MAINTAINED AND SWEPT AT ALL TIMES. 12. ALL STAGING AND STOCKPILING SHALL OCCUR ON EXISTING DISTURBED AREAS AND SHALL BE CONTAINED BY TEMPORARY BMP MEASURES. WINTERIZATION NOTES: 1. WINTERIZATION IS REQUIRED ON ALL CONSTRUCTION SITES WHICH ARE ACTIVE OR INACTIVE BETWEEN OCTOBER 15 AND MAY 1. 2. ALL TEMPORARY EROSION CONTROL FEATURES SHALL BE REPAIRED AND FUNCTIONING PROPERLY BY OCTOBER 15. 3. TEMPORARY VEGETATION PROTECTION FENCING SHALL BE IN PLACE AND/OR INSPECTED. 4. DISTURBED AREAS SHALL BE STABILIZED ( SEE EROSION CONTROL NOTES). 5. ON-SITE CONSTRUCTION SLASH AND DEBRIS SHALL BE CLEANED UP AND REMOVED FROM SITE. 6. PERMANENT BMPs SHALL BE INSTALLED WHEREVER FEASIBLE. 7. IF THE SITE WILL BE ACTIVE BETWEEN OCTOBER 15 AND MAY 1, ALL PERMANENT BMPs MUST BE IN PLACE, SPECIALLY PAVING OF DRIVEWAY AND PARKING AREAS. 8. ALL FILL MATERIAL RETAINED FOR FUTURE BACKFILL MUST BE PROTECTED BY SEDIMENT BARRIERS AND BE COVERED WITH PLASTIC OR OTHER IMPERVIOUS MATERIAL. 9. ANY EXCESS EXCAVATED EARTHEN MATERIALS SHALL BE REMOVED FROM SITE. 7 Page 16 of 93

1. 2. 3. 4. 5. 6. 7. 8. 9. 10. NOTESA STABILIZED CONSTRUCTION ENTRANCE SHALL BE USED AT ALL POINTS OF CONSTRUCTION INGRESS AND EGRESS. THE AGGREGATE SHALL BE 2 IN. CRUSHED ROCK OR 1 TO 3 IN. DIAMETER WASHED WELL- GRADED GRAVEL. THE ENTRANCE SHALL BE PROPERLY GRADED TO PREVENT RUNOFF FROM LEAVING THE CONSTRUCTION SITE. THE ENTRANCE SHALL BE CONSTRUCTED ON LEVEL GROUND. PERIODIC TOP DRESSING WITH ADDITIONAL STONE SHALL BE PROVIDED TO ENSURE THE INTEGRITY OF THE ENTRANCE DURING CONSTRUCTION. THE ENTRANCE SHALL BE INSPECTED MONTHLY AND AFTER EACH RAINFALL. CRUSHED ROCK MATERIAL SHALL BE ADDED WHEN SURFACE VOIDS ARE NOT VISIBLE. ALL SEDIMENT DEPOSITS ON PAVED ROADWAYS SHALL BE REMOVED WITHIN 24 HOURS. THE CRUSHED ROCK AND GEOTEXTILE SHALL BE REMOVED AT COMPLETION OF CONSTRUCTION. A PAVED APRON ENTRANCE IS REQUIRED. THE ROCK CONSTRUCTION ENTRANCE IS TO BE ADDED TO THE END OF THE TEMPORARY PAVED APRON. THE PAVED APRON SHALL BE PROVIDED WITHIN ON WEEK OF THE COMMENCEMENT OF GRADING. PAVED APRONS SHALL BE FLUSHED AND/OR SWEPT AT LEAST ONCE DAILY. PAVED APRON SHALL BE A MINIMUM OF 2"AC ON 6"AB.

PUBLIC ROAD R=25' (TYP)
50' MINIMUM 12" MINIMUM 2" AGGREGATE SUBGRADE REINFORCEMENT GEOTEXTILE, IF REQUIRED PROVIDE FULL WIDTH OF INGRESS/EGR ESS AREA (30' MIN.) PAVED APRON 25'
(AS APPLICABLE) PROPERTY LINE NOTES: DRIVEWAY 1. LOCATE STOCK AND/OR SPOIL PILES AWAY FROM DRAINAGE COURSES, DRAIN INLETS OR CONCENTRATED FLOWS OF STORMWATER. 2. ALL STOCK AND/OR SPOIL PILE PERIMETERS SHALL BE PROTECTED WITH TEMPORARY LINEAR SEDIMENT BARRIERS. 3. COVER ALL STOCK AND/OR SPOIL PILES WITH 6 MM PLASTIC, CANVAS TARP OR IMPERVIOUS COVER TO PREVENT WIND AND RAIN EROSION. EVENLY SPACE WEIGHTS (GRAVEL BAGS) ON COVER TO KEEP IN PLACE DURING WIND. 4. CONDUCT REGULAR INSPECTIONS OF STOCK AND/OR SPOIL PILES DURING AND AFTER RAIN EVENTS. 5. VERY LARGE STOCK AND/OR SPOIL PILES MAY REQUIRE SILT FENCE IN LIEU OF FIBER ROLLS. 6. REMOVE SPOIL PILES FROM CONSTRUCTION SITE AS SOON AS POSSIBLE. 7. STOCK/SPOIL PILES MUST BE STORED WITHIN THE APPROVED STAGING AREA. WEIGHTED FIBER ROLL OR NON-WEIGHTED FIBER ROLL WITH GRAVEL BAGS AT END AND EVERY 36" FLAP FOR ACCESS, WEIGH-DOWN WHEN NOT IN USE (OVERLAP 10" MIN) LOCATE WITHIN PROPERTY LINE 6 MM (MIN) PLASTIC OR IMPERVIOUS COVERING X
X
X
X
X
X
X
X
X
X
X
X
X
X

X X X X X X X X X X X X X
X X
X
X
X
X
X
X
X X
X
X X
X
X
X
X

X X X X X
X
X

X X X X X X X X
X
X
X 02 04 0608

FLOW PROPERTY LINE
PROPERTY LINE INCORRECT PLACEMENT DO NOT LAYOUT PERIMETER CONTROL SILT FENCES ALONG PROPERTY LINES. ALL SEDIMENT-LADEN RUNOFF WILL CONCENTRATE AND OVERWHELM THE SYSTEM. 02 04 0608

FLOW PROPERTY LINE
PROPERTY LINE CORRECT PLACEMENT BREAK-UP SILT FENCE INTO SECTIONS TO PREVENT SEDIMENT- LADEN RUNOFF FROM CONCENTRATING AND OVERWHELMING THE SYSTEM. FIBER ROLL FIBER ROLL - ON SLOPE OFF PAVEMENT ON PAVEMENT INCREASE SOIL CONTACT ON UPHILL SIDE (BACKFILL) WOOD STAKES BOUND AT TOP FIBER ROLL FINISH GRADE 4" (MIN) TRENCH GRAVEL BAG WEIGHTS ON UNWEIGHTED FIBER ROLL (PLACE AT ENDS AND 36" O.C.) FINISH GRADE PAVEMENT VERTICAL SPACING MEASURED ALONG FACE OF SLOPE VARIES BETWEEN 10'-40' 6" (MIN) OVERLAP INSTALL FIBER ROLL NEAR SLOPE TRANSITION 48" (MAX) SPACING WOOD STAKES BOUND AT TOP FIBER ROLL ALIGNED ALONG CONTOUR DRIVE STAKES UNTIL STABLE PROPERTY LINE PUBLIC ROAD PROPERTY LINE DRIVEWAY STRUCTURE 12' (MAX) 4' (MIN) 12' (MAX) 8' (MAX) 12' (MAX) 12' (MAX) NOTES: REMAINS UNDISTURBED, TREE(S) TO BE PROTECTED 4' (MIN) TALL ORANGE CONSTRUCTION FENCING OR METAL MESH STAGING AREA 4' (MIN) TALL METAL STAKES (DRIVE UNTIL STABLE) UNDISTURBED AREA METAL STAKING 8' (MAX) ON CENTER CONSTRUCTION BOUNDARY FENCING SHALL BE PLACED 12' (MAX) FROM FOUNDATION 12' (MAX) 4' (MIN) TALL ORANGE CONSTRUCTION FENCING OR METAL MESH UNDISTURBED AREA VEGETATION PROTECTION AREA CONSTRUCTION AREA 1. METAL OR WIRE MESH FENCING MAY BE REQUIRED FOR SITES THAT CONSISTENTLY FAIL TO MAINTAIN PERMITTED FENCING REQUIREMENTS. 2. INSPECTIONS SHALL BE MADE DAILY AND DOWNED SECTIONS REPAIRED IMMEDIATELY. 3. ALL DISTURBED SOIL WITHIN THE CONSTRUCTION AREA MUST BE DE-COMPACTED AND RESTORED. PLANT WITH NATIVE AND/OR ADAPTED PLANTS POST-CONSTRUCTION. 36" MIN. 24" MIN. 1" MIN. 18" MIN. 18" MIN. SIGN BALE CONFIGURATION A
A SECTION A-A NOTES: STRAW BALES (OR EQUAL) STRAW BALES 60 MIL POLYETHYLENE 2"x2" STAKES OR #4 J-BARS 2 PER BALE TYP. CONCRETE WASHOUT AREA THIS SECTION REMOVED FOR GRAPHICAL REPRESENTATION ONLY. STRAW BALE PERIMETER SHALL BE CONTINUOUS. 1. FACE SIGN TOWARD NEAREST STREET OR ACCESS POINT. 2. CONCRETE WASHOUT SHALL BE LOCATED BEHIND CURB AND 50 FT. MINIMUM FROM DRAINAGE INLETS OR WATERCOURSES. 10' MIN. TYP OF 4 SIDES DRIPLINE BORDER STRUCTURE BAFFLE SPACING ON DRAIN ROCK ARMOR SLOPE % N/A 0-10 5' 10 10' 15 TRENCH WIDTHS 1 STORY 18" MIN 2 STORY 24" MIN 3 STORY 30" MIN NOTES: 5' NON-COMBUSTIBLE ZONEMIN. 3" LAYER OF WASHED ROCK GREATER THAN 3/4" DIAMETER (LARGER ANGULAR ROCK SHOULD BE USED ON STEEPER SLOPES) SUB-GRADE SHALL SLOPE 2% MIN. AWAY FROM FOUNDATION FOR 5' 1. THE SOIL MUST BE ARMORED WITH A SINGLE CONTINUOUS LAYER OF ROCK. NATIVE ROCK CAN BE SUBSTITUTED IF AVAILABLE. 2. FIRE DEFENSIBLE SPACE GUIDELINES RECOMMEND A 5' NON-COMBUSTIBLE ZONE AROUND THE BUILDING PERIMETER. SEE "LIVING WITH FIRE" AT WWW.LIVINGWITHFIRE.INFO 3. CONTAINMENT BORDERS WITHIN THE 5' NON-COMBUSTIBLE ZONE SHALL BE MADE OF NON-FLAMMABLE MATERIALS. 4. REGULARLY SCHEDULED MAINTENANCE IS NECESSARY TO MAINTAIN FULL FUNCTION. MAINTENANCE INCLUDES INSPECTION, REMOVAL AND PROPER DISPOSAL OF PINE NEEDLES AND ACCUMULATED SEDIMENT. 5. DRIPLINES INSTALLED ON SLOPES GREATER THAN 10%, SHOULD BE DESIGNED WITH BAFFLES OR LARGER ROCKS. AN ALTERNATIVE PRACTICE IS TO CONSTRUCT A SWALE OR SUBSURFACE DRAIN TO COLLECT AND CONVEY RUNOFF TO AN INFILTRATION SYSTEM LOCATED A MINIMUM OF 10' AWAY FROM THE FOUNDATION.

C:\Users\Brennan.JKAE\Box\00 JKAE Home\Projects\TPC Housing\20-270 Mammoth-Parcel-Civil\01 Drawings\02 Civil\DD Drawings\Phase 2\C6 EROSION CONTROL & BMP PLAN.dwg 04/21/22 5:46:49pm 1 brennan OF Project
NO. DATE ISSUE JK ARCHITECTURE

TOWN OF MAMMOTH LAKES - THE PARCEL
1699 TAVERN ROAD
APN 035-010-020 C6.1
8 EROSION CNTRL. & BMP DETAILS CSCS 20-270 02/18/2022 NTS 1 BMP - STABILIZED CONSTRUCTION ENTRANCE NTS
7 BMP - STOCKPILE MANAGEMENT 1" = 1'-0"
4 BMP - ARMORED DRIPLINE
2 NTS BMP - FIBER ROLLS NTS BMP - SILT FENCE & FIBER ROLL PLACEMENT 3 5
6 NTS BMP - CONSTRUCTION BOUNDARY FENCING NTS BMP - CONCRETE WASHOUT 7 Page 17 of 93
NOTES:

DRIP LINE
DRIP LINE 1. DO NOT PERMIT PERSONNEL, CONSTRUCTION MATERIALS, OR EQUIPMENT, TEMPORARY OR OTHERWISE, WITHIN PROTECTIVE FENCING. 2. VEGETATION PROTECTION IS REQUIRED FOR ALL PROJECTS AS A CONDITION OF PROJECT APPROVAL. 3. METAL OR WIRE MESH FENCING MAY BE REQUIRED. 4. CALCULATE THE PROTECTIVE PERIMETER FOR SHIELDING LARGER SPECIMEN TREES MEASURING OVER 30" DBH AS FOLLOWS: COMPUTE THE PROTECTIVE RADIUS BY ADDING ONE FOOT, AS MEASURED OUT FROM THE TREE BOLE, FOR EVERY INCH IN DBH. (E.G. A TREE WITH A 30" DBH WOULD RECEIVE A 30' PROTECTIVE PERIMETER) 48" ORANGE PLASTIC FENCING SUPPORTED BY METAL POSTS BEYOND DRIPLINE 2x4'S TIED AROUND BASE OF TREE, 48" MIN. HEIGHT TREE ARMOR GUARD PROTECTION TO BE INSTALLED WHERE FENCE IS NOT POSSIBLE OR WHERE THERE IS A POTENTIAL FOR CONSTRUCTION EQUIPMENT TO HIT OR DAMAGE THE TREE NOTES: STEP INFILTRATION TRENCH DOWNHILL SLOPE INSTALLATION EXISTING GROUND PER PLANS TRENCH WIDTHS 1 STORY 18" MIN 2 STORY 24" MIN 3 STORY 30" MIN (ON A SLOPE 5% OR GREATER) 1. LENGTH, WIDTH, AND DEPTH OF INFILTRATION TRENCHES DESIGNED TO STORE THE 20-YEAR 1-HOUR STORM EVENT (1" RAIN DEPTH), PER TOWN OF MAMMOTH LAKES REQUIREMENTS - SEE PLANS FOR DIMENSIONS. 2. PROPRIETARY PRODUCTS MAY BE USED TO PROVIDE ADDITIONAL STORAGE CAPACITY RELATIVE TO DRAIN ROCK. INSTALL PER MANUFACTURER'S SPECIFICATIONS. 3. FIRE DEFENSIBLE SPACE GUIDELINES AS REQUIRED BY FIRE DEPARTMENT. EXTEND BAFFLES BEYOND BOTTOM OF TRENCH INSTALL INFILTRATION TRENCH LEVEL NON-WOVEN GEOTEXTILE FABRIC PLACED ON SIDES AND BOTTOM OF TRENCH WITH 3" OF DRAIN ROCK PLACED ON TOP. WIDTH VARIES STEP INFILTRATION TRENCH DOWNHILL BACKFILL TRENCH WITH ANGULAR WASHED 3/4" - 1-1/2" " DRAIN ROCK (SEE NOTE 2) SLOPE 2% AWAY FROM STRUCTURES INSTALL TRENCH LEVEL (DO NOT COMPACT SUBGRADE) NON-FLAMMABLE BORDER TRENCH DEPTH (SEE NOTE 1) 5' NON-COMBUSTIBLE ZONE (SEE NOTE 3) NON-FLAMMABLE VEGETATION OR INORGANIC MULCH STRUCTURE DRIPLINE 3" MIN. DRIPLINE PROTECTION GRAVEL LAYER 6"(MIN)3" NON-WOVEN GEOTEXTILE FABRIC PLACED ON SIDES AND BOTTOM OF TRENCH WITH 3" OF DRAIN ROCK PLACED ON TOP WIDTH (SEE NOTE 1) INSTALL TRENCH LEVEL (DO NOT COMPACT SUBGRADE) NON-FLAMMABLE BORDER 6" MAX. TRENCH DEPTH STRUCTURE DRIPLINE NOTES: 1. WIDTH OF DRIPLINE PROTECTION TRENCH SHALL BE AS INDICATED ON THE SITE LAYOUT & UTILITIES SHEETS C5.0. 2. DRIPLINE PROTECTION TRENCH SHALL BE INSTALLED ALONG THE ENTIRE LENGTH OF THE ASSOCIATED ROOF EVE.

C:\Users\Brennan.JKAE\Box\00 JKAE Home\Projects\TPC Housing\20-270 Mammoth-Parcel-Civil\01 Drawings\02 Civil\DD Drawings\Phase 2\C6 EROSION CONTROL & BMP PLAN.dwg 04/21/22 5:46:53pm 1 brennan OF Project
NO. DATE ISSUE JK ARCHITECTURE

TOWN OF MAMMOTH LAKES - THE PARCEL
1699 TAVERN ROAD
APN 035-010-020 C6.2
8 EROSION CNTRL. & BMP DETAILS CSCS 20-270 02/18/2022 N.T.S. 4 BMP - VEGETATION PROTECTION N.T.S.
3 TEMPORARY CHECK DAM 6"-12" TALL ROCK CHECK DAM 3
4 " DRAIN ROCK), OR GRAVEL BAGS FILTER FABRIC (4 OZ MIN) - ONLY NECESSARY IF USING LOOSE DRAIN ROCK N.T.S. 1 INLET PROTECTION N.T.S. 2 SILT FENCE N.T.S.
5 BMP - DRIPLINE PROTECTION WITH INFILTRATION TRENCH N.T.S. 7 BMP - INFILTRATION TRENCH @ EDGE OF PAVEMENT 1" TRENCH WIDTH (PER PLAN)

TRENCH DEPTH
(PER PLAN) 3:1 CATCH SLOPE 2" 2" X 6" REDWOOD HEADER BOARD 2" X 2" X 18" REDWOOD STAKE @ 4' OC ASPHALT OR CONCRETE PAVEMENT 3" OF DRAIN ROCK PLACED ON TOP 8 OZ NON-WOVEN GEOTEXTILE FABRIC - 12" MIN OVERLAP 3 4" - 1 1
2" WASHED ANGULAR DRAIN ROCK 2%9" SHOULDER 2' MIN. SHOULDER NOTES: 1. TEMPORARY CHECK DAMS SHALL BE INSTALLED ALONG FLOW LINES DURING CONSTRUCTION FOR SEDIMENT AND EROSION CONTROL. N.T.S. 8 BMP - DRIPLINE PROTECTION TRENCH
7 Page 18 of 93
C:\Users\Brennan.JKAE\Box\00 JKAE Home\Projects\TPC Housing\20-270 Mammoth-Parcel-Civil\01 Drawings\02 Civil\DD Drawings\Phase 2\C6 EROSION CONTROL & BMP PLAN.dwg 04/21/22 5:46:57pm 1 brennan OF Project
NO. DATE ISSUE JK ARCHITECTURE

TOWN OF MAMMOTH LAKES - THE PARCEL
1699 TAVERN ROAD
APN 035-010-020 C6.3
8 EROSION CNTRL. & BMP DETAILS CSCS 20-270 02/18/2022 N.T.S. 1 TYPICAL RAINSTORE INSTALLATION 7 Page 19 of 93

Page 20 of 93 ends

CATV
2E
2A
2B
2C 2D

0.0% 3.0% 2.0%

0.0%

TRASH ENCLOSURE

RETAINING WALL (SEE GRADING
PLAN)

TRASH ENCLOSURE

BUILDING MOUNTED WALL
SCONCE 12'-0" H.

RECESSED DOWN-LIGHT AT

BUILDING OVERHANG
12'-0" H. POLE-TOP

WALKWAY LUMINAIRES

BUILDING MOUNTED WALL
SCONCE 12'-0" H.

RECESSED DOWN-LIGHT

AT BUILDING OVERHANG

RECESSED DOWN-LIGHT

AT GARAGE ENTRANCE

BUILDING MOUNTED
WALL SCONCE 12'-0" H.

RECESSED DOWN-LIGHT

AT BUILDING ENTRANCE

RECESSED DOWN-LIGHT

AT BUILDING ENTRANCE

BUILDING MOUNTED WALL

SCONCE AT UNIT DOORWAY

RECESSED DOWN-LIGHT AT

BUILDING ENTRANCE
12'-0" H. POLE-TOP

WALKWAY LUMINAIRES

BUILDING MOUNTED WALL
SCONCE 12'-0" H.

BUILDING MOUNTED WALL

SCONCE AT UNIT DOORWAY

LIGHT FIXTURE TYPES
ALL LIGHT FIXTURES TO COMPLY WITH SECTION 17.36.030.

SEE IMAGES BELOW FOR POTENTIAL DESIGN INTENT

RECESSED DOWN-LIGHT

BUILDING MOUNTED WALL SCONCE

POLE-TOP WALKWAY LUMINAIRES
Checked By
Drawn By
Project No.

Drawing No.
© Date
Drawing Title
Project
Seal

NOT FOR

CONSTRUCTION

JK ARCHITECTUREE N G I N E E R I N G
www.jkaedesign.com
AUBURN | TAHOE CITY | RENO | SAN JOSE
Drawings and specifications prepared by JK Architecture and Engineering and consultants are for use solely with respect to this project. JKAE and consultants are deemed the authors and owners of these documents and shall retain all common law, statutory and other reserved rights, including copyrights. These documents shall not be used by the owner for future additions or alterations to this project or for other projects without the prior written agreement of JKAE. Any unauthorized use of these documents shall be at the Owner’s sole risk and without liability to JKAE and consultants 4/22/2022 12:31:55 PM BIM 360://21-375 Mammoth-Parcel Ph2-Arch/21-375 Parcel Phase 2.rvt A1.0
KM
ML
21-375
04/01/2022

SITE PLAN/SITE

LIGHTING PLAN
TPC HOUSINGTOWN OF MAMMOTH LAKES - THEPACEL PHASE 21699 TAVERN RN APN 035-010-020
1" = 30'-0"

SITE PLAN
North
0' 15' 30' 60'
SCALE: 1" = 30'
NO. DATE ISSUE
COVERED SPACES: 116
PODIUM BUILDING (72)
TUCK-UNDER BUILDINGS (44)
SURFACE SPACES: 103
TOTAL SPACES: 219
ACCESSIBLE STALLS: 9
PHASE 2 - PARKING TABULATION
N

Page 21 of 93 ends

CATV
PHASE 2.2
PHASE 2.2
PHASE 2.2
PHASE 2.2
PHASE 2.1
PHASE 2.1 EASEMENT FOR

ACCESSIBLE PATH TO PUBLIC WAY

DRIVEWAY ACCESS
EASEMENT TO PHASE 2.1
PHASE 2.1 - APPROX. 126,950SF
PHASE 2.2 - APPROX. 81,400SF
Checked By
Drawn By
Project No.

Drawing No.
© Date
Drawing Title
Project
Seal

NOT FOR

CONSTRUCTION

JK ARCHITECTUREE N G I N E E R I N G
www.jkaedesign.com
AUBURN | TAHOE CITY | RENO | SAN JOSE
Drawings and specifications prepared by JK Architecture and Engineering and consultants are for use solely with respect to this project. JKAE and consultants are deemed the authors and owners of these documents and shall retain all common law, statutory and other reserved rights, including copyrights. These documents shall not be used by the owner for future additions or alterations to this project or for other projects without the prior written agreement of JKAE. Any unauthorized use of these documents shall be at the Owner’s sole risk and without liability to JKAE and consultants 4/26/2022 11:44:42 AM BIM 360://21-375 Mammoth-Parcel Ph2-Arch/21-375 Parcel Phase 2.rvt A1.1
KM
ML
21-375
04/01/2022

SITE PHASING PLAN
TPC HOUSINGTOWN OF MAMMOTH LAKES - THEPACEL PHASE 21699 TAVERN RN APN 035-010-020
NO. DATE ISSUE
1" = 30'-0"
SITE PLAN_PHASING
COVERED SPACES: 114
PODIUM BUILDING (70)
TUCK-UNDER BUILDINGS (44)
SURFACE SPACES: 147
TOTAL SPACES: 261
ACCESSIBLE STALLS: 9
PHASE 2 - PARKING TABULATION
North
0' 15' 30' 60'
SCALE: 1" = 30'

Page 22 of 93 ends

-
-
--
-
-
--
STAIR
STAIR
-
---
-
---
2 A2.5
1 A2.5
1 A2.4
3 A2.4
2 A2.4
A2.44
111' - 1"
64' - 9"
STOR.

FIRE RISER
BIKE

STORAGE

LAUNDRY
STOR. STOR.

STAIR
STAIR
-
---
-
---
2 A2.5
1 A2.5
110' - 7"
69' - 6"
STOR.

STOR. STOR.

STOR.

LAUNDRY
-
---
-
---
2 A2.5
1 A2.5
110' - 7"
69' - 7"
STAIR
STAIR STOR.

STOR.

LAUNDRY
STOR. STOR.

STOR.
2A
2B
2C 2D
2E

KEY PLAN
1" = 100'
N
STUDIO
1 BEDROOM
2 BEDROOM
3 BEDROOM
3 BEDROOM
REFER TO SHEET A5.0 FOR

UNIT TYPES

UNIT TYPE COLOR LEGEND
Checked By
Drawn By
Project No.

Drawing No.
© Date
Drawing Title
Project
Seal

NOT FOR

CONSTRUCTION

JK ARCHITECTUREE N G I N E E R I N G
www.jkaedesign.com
AUBURN | TAHOE CITY | RENO | SAN JOSE
Drawings and specifications prepared by JK Architecture and Engineering and consultants are for use solely with respect to this project. JKAE and consultants are deemed the authors and owners of these documents and shall retain all common law, statutory and other reserved rights, including copyrights. These documents shall not be used by the owner for future additions or alterations to this project or for other projects without the prior written agreement of JKAE. Any unauthorized use of these documents shall be at the Owner’s sole risk and without liability to JKAE and consultants 4/22/2022 11:51:33 AM BIM 360://21-375 Mammoth-Parcel Ph2-Arch/21-375 Parcel Phase 2.rvt A2.1
KM
ML
21-375
04/01/2022
BUILDING 2A FLOOR
PLANS
TPC HOUSINGTOWN OF MAMMOTH LAKES - THEPACEL PHASE 21699 TAVERN RN APN 035-010-020
NO. DATE ISSUE
3/32" = 1'-0"
BUILDING 2A FIRST FLOOR PLAN
3/32" = 1'-0"
BUILDING 2A SECOND FLOOR PLAN
3/32" = 1'-0"
BUILDING 2A THIRD FLOOR PLAN
N
N N
BUILDING 2A FLOOR AREA
LEVEL

GROUND LEVEL

SECOND LEVEL

THIRD LEVEL
TOTAL

GROUND LEVEL

PARKING

EGRESS & CIRCULATION

UTILITIES

BIKE STORAGE

ACCESSORY SPACES
UNITS

SECOND LEVEL
UNITS

EGRESS & CIRCULATION

UTILITIES

ACCESSORY SPACES

THIRD LEVEL
UNITS

EGRESS & CIRCULATION

UTILITIES

ACCESSORY SPACES
AREA
6,700 SF
6,750 SF
6,750 SF
20,200 SF
AREA
2,187 SF
1,294 SF
149 SF
117 SF
393 SF
2,560 SF
AREA
4,650 SF
1,421 SF
124 SF
555 SF
AREA
4,650 SF
1,421 SF
124 SF
555 SF

Page 23 of 93 ends

A2.4 1
A2.4
4 A2.4 2
3 A2.41
A2.5
2 A2.5
111' - 1"
65' - 0"

STORAGE
STAIR
STAIR

FIRE RISER
STOR. STOR.

LAUNDRY

BIKE STORAGE
1 A2.5
2 A2.5
111' - 1"
STAIR
STOR.

STOR.

LAUNDRY
STOR.

STOR.

STAIR
1 A2.5
2 A2.5
110' - 7"
64' - 7"
STAIR
STOR.

STOR.

LAUNDRY
STOR.

STOR.

STAIR
2A
2B
2C 2D
2E

KEY PLAN
1" = 100'
N
STUDIO
1 BEDROOM
2 BEDROOM
3 BEDROOM
3 BEDROOM
REFER TO SHEET A5.0 FOR

UNIT TYPES

UNIT TYPE COLOR LEGEND
Checked By
Drawn By
Project No.

Drawing No.
© Date
Drawing Title
Project
Seal

NOT FOR

CONSTRUCTION

JK ARCHITECTUREE N G I N E E R I N G
www.jkaedesign.com
AUBURN | TAHOE CITY | RENO | SAN JOSE
Drawings and specifications prepared by JK Architecture and Engineering and consultants are for use solely with respect to this project. JKAE and consultants are deemed the authors and owners of these documents and shall retain all common law, statutory and other reserved rights, including copyrights. These documents shall not be used by the owner for future additions or alterations to this project or for other projects without the prior written agreement of JKAE. Any unauthorized use of these documents shall be at the Owner’s sole risk and without liability to JKAE and consultants 4/22/2022 11:51:43 AM BIM 360://21-375 Mammoth-Parcel Ph2-Arch/21-375 Parcel Phase 2.rvt A2.2
KM
ML
21-375
04/01/2022
BUILDING 2D FLOOR
PLANS
TPC HOUSINGTOWN OF MAMMOTH LAKES - THEPACEL PHASE 21699 TAVERN RN APN 035-010-020
NO. DATE ISSUE
3/32" = 1'-0"
BUILDING 2D FIRST FLOOR PLAN
3/32" = 1'-0"
BUILDING 2D SECOND FLOOR PLAN
3/32" = 1'-0"
BUILDING 2D THIRD FLOOR PLAN
N
N
N
BUILDING 2D FLOOR AREA
LEVEL

GROUND LEVEL

SECOND LEVEL

THIRD LEVEL
TOTAL

GROUND LEVEL

PARKING

EGRESS & CIRCULATION

UTILITIES

BIKE STORAGE

ACCESSORY SPACES
UNITS

SECOND LEVEL
UNITS

EGRESS & CIRCULATION

UTILITIES

ACCESSORY SPACES

THIRD LEVEL
UNITS

EGRESS & CIRCULATION

UTILITIES

ACCESSORY SPACES
AREA
6,700 SF
6,750 SF
6,750 SF
20,200 SF
AREA
2,187 SF
1,294 SF
149 SF
117 SF
393 SF
2,560 SF
AREA
4,650 SF
1,421 SF
124 SF
555 SF
AREA
4,650 SF
1,421 SF
124 SF
555 SF
8 PARKING
SPACES

Page 24 of 93 ends

1:12 1:12
1:12
1:12
CANOPY
CANOPY

FLAT ROOF

MODIFIED BITUMEN
ROOFING, TYP.

METAL BARGRATE CANOPY

MODIFIED BITUMEN
ROOFING, TYP.
2A
2B
2C 2D
2E

KEY PLAN
1" = 100'
N
Checked By
Drawn By
Project No.

Drawing No.
© Date
Drawing Title
Project
Seal

NOT FOR

CONSTRUCTION

JK ARCHITECTUREE N G I N E E R I N G
www.jkaedesign.com
AUBURN | TAHOE CITY | RENO | SAN JOSE
Drawings and specifications prepared by JK Architecture and Engineering and consultants are for use solely with respect to this project. JKAE and consultants are deemed the authors and owners of these documents and shall retain all common law, statutory and other reserved rights, including copyrights. These documents shall not be used by the owner for future additions or alterations to this project or for other projects without the prior written agreement of JKAE. Any unauthorized use of these documents shall be at the Owner’s sole risk and without liability to JKAE and consultants 4/22/2022 11:51:44 AM BIM 360://21-375 Mammoth-Parcel Ph2-Arch/21-375 Parcel Phase 2.rvt A2.3
KM
ML
21-375
04/01/2022
BUILDINGS 2A & 2D

ROOF PLAN
TPC HOUSINGTOWN OF MAMMOTH LAKES - THEPACEL PHASE 21699 TAVERN RN APN 035-010-020
NO. DATE ISSUE
3/32" = 1'-0"
BUILDINGS 2A & 2D ROOF PLAN

Page 25 of 93 ends

0' - 0"
01 LEVEL ONE
10' - 11"
02 LEVEL TWO
21' - 10"
03 LEVEL THREE
32' - 9"
04 LEVEL FOUR
43' - 8"
05 ROOF LEVEL
FC-1
FC-4
FC-2
SM-1 FC-5 WD-1
SM-1
FC-3 FC-6 RF-1
SV-1
MP-1
WD-1
SV-1
FC-4 FC-2
CF-1
FC-1
0' - 0"
01 LEVEL ONE
10' - 11"
02 LEVEL TWO
21' - 10"
03 LEVEL THREE
32' - 9"
04 LEVEL FOUR
43' - 8"
05 ROOF LEVEL
RF-2
FC-1
FC-4
FC-6
FC-3
SM-1 WD-1
MP-1
FC-4
FC-2 FC-5
WD-1
SV-1 SV-1
FC-2 MP-1 FC-6
SM-1
0' - 0"
01 LEVEL ONE
10' - 11"
02 LEVEL TWO
21' - 10"
03 LEVEL THREE
32' - 9"
04 LEVEL FOUR
43' - 8"
05 ROOF LEVEL
FC-1
FC-4
FC-6
SM-1 FC-4 FC-4 WD-1
SV-1
FC-2
MP-1
CF-1
WD-1
FC-3
SM-1
0' - 0"
01 LEVEL ONE
10' - 11"
02 LEVEL TWO
21' - 10"
03 LEVEL THREE
32' - 9"
04 LEVEL FOUR
43' - 8"
05 ROOF LEVEL
FC-1
FC-4
FC-6
SM-1 WD-1
CF-1
RF-1 FC-4
SV-1
FC-2 FC-6
MP-1
SV-1
WD-1
CF-1 BOARD-FORM CONCRETE
FC-1 FIBER CEMENT T+G SIDING, HORIZONTAL

ORIENTATION
FC-2 FIBER CEMENT FLAT PANEL SIDING
FC-3 FIBER CEMENT SOFFIT PANEL
FC-4 FIBER CEMENT TRIM BOARD
FC-5 FIBER CEMENT BOARD AND BATTEN,

VERTICAL ORIENTATION
FC-6 FIBER CEMENT FLAT PANEL SIDING, MATCH

TRIM COLOR
MP-1 CORRUGATED METAL PANEL SIDING,

VERTICAL ORIENTATION
RF-1 MODIFIED BITUMEN ROOFING
RF-2 STANDING SEAM METAL ROOFING
SM-1 SHEET METAL COPING AND FLASHING
SV-1 STONE VENEER
WD-1 WOOD TIMBER STRUCTURE

MATERIALS KEY
REFER TO SHEET A8.0 FOR COLOR AND MATERIAL LEGEND
2A
2B
2C 2D
2E

KEY PLAN
1" = 100'
N
Checked By
Drawn By
Project No.

Drawing No.
© Date
Drawing Title
Project
Seal

NOT FOR

CONSTRUCTION

JK ARCHITECTUREE N G I N E E R I N G
www.jkaedesign.com
AUBURN | TAHOE CITY | RENO | SAN JOSE
Drawings and specifications prepared by JK Architecture and Engineering and consultants are for use solely with respect to this project. JKAE and consultants are deemed the authors and owners of these documents and shall retain all common law, statutory and other reserved rights, including copyrights. These documents shall not be used by the owner for future additions or alterations to this project or for other projects without the prior written agreement of JKAE. Any unauthorized use of these documents shall be at the Owner’s sole risk and without liability to JKAE and consultants 4/22/2022 11:52:01 AM BIM 360://21-375 Mammoth-Parcel Ph2-Arch/21-375 Parcel Phase 2.rvt A2.4
KM
ML
21-375
04/01/2022
BUILDINGS 2A & 2D

ELEVATIONS
TPC HOUSINGTOWN OF MAMMOTH LAKES - THEPACEL PHASE 21699 TAVERN RN APN 035-010-020
NO. DATE ISSUE
3/32" = 1'-0"
BUILDING 2D - NORTH
3/32" = 1'-0"
BUILDING 2D - SOUTH
3/32" = 1'-0"
BUILDING 2D - EAST
3/32" = 1'-0"
BUILDING 2D - WEST

Page 26 of 93 ends

0' - 0"
01 LEVEL ONE
10' - 11"
02 LEVEL TWO
21' - 10"
03 LEVEL THREE
32' - 9"
04 LEVEL FOUR
MAX BUILDING HEIGHT = 39' - 8"
MAX ALLOWABLE BUILDING HEIGHT = 55' - 0"
0' - 0"
01 LEVEL ONE
10' - 11"
02 LEVEL TWO
21' - 10"
03 LEVEL THREE
32' - 9"
04 LEVEL FOUR
9' - 2"
55' - 0" 8' - 0"
MAX BUILDING HEIGHT = 40' - 2"
MAX ALLOWABLE BUILDING HEIGHT 55'-0" + 8'-0" = 63' - 0" 1 12

PARKING

CLEARANCE

PORTION OF BUILDING OVER

PARKING SHALL BE ALLOWED AN
ADDITIONAL 8' OF BUILDING HEIGHT
2A
2B
2C 2D
2E

KEY PLAN
1" = 100'
N
Checked By
Drawn By
Project No.

Drawing No.
© Date
Drawing Title
Project
Seal

NOT FOR

CONSTRUCTION

JK ARCHITECTUREE N G I N E E R I N G
www.jkaedesign.com
AUBURN | TAHOE CITY | RENO | SAN JOSE
Drawings and specifications prepared by JK Architecture and Engineering and consultants are for use solely with respect to this project. JKAE and consultants are deemed the authors and owners of these documents and shall retain all common law, statutory and other reserved rights, including copyrights. These documents shall not be used by the owner for future additions or alterations to this project or for other projects without the prior written agreement of JKAE. Any unauthorized use of these documents shall be at the Owner’s sole risk and without liability to JKAE and consultants 4/22/2022 11:52:04 AM BIM 360://21-375 Mammoth-Parcel Ph2-Arch/21-375 Parcel Phase 2.rvt A2.5
KM
ML
21-375
04/01/2022
BUILDINGS 2A & 2D

SECTIONS
TPC HOUSINGTOWN OF MAMMOTH LAKES - THEPACEL PHASE 21699 TAVERN RN APN 035-010-020
NO. DATE ISSUE
3/32" = 1'-0"
BUILDINGS 2A & 2D SECTION
3/32" = 1'-0"
BUILDINGS 2A & 2D SECTION 2

Page 27 of 93 ends

-
-
--
-
-
A3.64
-
---
-
--- 1
A3.7
1 A3.7
--
2 A3.6
1 A3.6
3 A3.6
A3.6
4 STAIR
STAIR

FIRE RISER
STOR.

STOR.

LAUNDRY STOR.

STOR.

BIKE STORAGE
-
---
-
--- 1
A3.7
2 A3.7 STAIR
STOR. STAIR
LAUNDRY STOR.

STOR.

STOR.
2A
2B
2C 2D
2E

KEY PLAN
1" = 100'
N
STUDIO
1 BEDROOM
2 BEDROOM
3 BEDROOM
3 BEDROOM
REFER TO SHEET A5.0 FOR

UNIT TYPES

UNIT TYPE COLOR LEGEND
Checked By
Drawn By
Project No.

Drawing No.
© Date
Drawing Title
Project
Seal

NOT FOR

CONSTRUCTION

JK ARCHITECTUREE N G I N E E R I N G
www.jkaedesign.com
AUBURN | TAHOE CITY | RENO | SAN JOSE
Drawings and specifications prepared by JK Architecture and Engineering and consultants are for use solely with respect to this project. JKAE and consultants are deemed the authors and owners of these documents and shall retain all common law, statutory and other reserved rights, including copyrights. These documents shall not be used by the owner for future additions or alterations to this project or for other projects without the prior written agreement of JKAE. Any unauthorized use of these documents shall be at the Owner’s sole risk and without liability to JKAE and consultants 4/22/2022 11:52:16 AM BIM 360://21-375 Mammoth-Parcel Ph2-Arch/21-375 Parcel Phase 2.rvt A3.1
KM
ML
21-375
04/01/2022
BUILDING 2B FLOOR
PLANS
TPC HOUSINGTOWN OF MAMMOTH LAKES - THEPACEL PHASE 21699 TAVERN RN APN 035-010-020
NO. DATE ISSUE
N
3/32" = 1'-0"
BUILDING 2B FIRST FLOOR PLAN
3/32" = 1'-0"
BUILDING 2B SECOND FLOOR PLAN
N
BUILDING 2B FLOOR AREA
LEVEL

GROUND LEVEL

SECOND LEVEL

THIRD LEVEL
TOTAL

GROUND LEVEL

PARKING

EGRESS & CIRCULATION

UTILITIES

BIKE STORAGE

ACCESSORY SPACES
UNITS

COVERED OUTDOOR SPACE

SECOND LEVEL
UNITS

EGRESS & CIRCULATION

UTILITIES

ACCESSORY SPACES

THIRD LEVEL
UNITS

EGRESS & CIRCULATION

UTILITIES

ACCESSORY SPACES
AREA
11,090 SF
10,755 SF
10,755 SF
32,600 SF
AREA
3,795 SF
1,625 SF
152 SF
300 SF
698 SF
3,800 SF
720 SF
AREA
7,770 SF
1,860 SF
185 SF
940 SF
AREA
7,770 SF
1,860 SF
185 SF
940 SF

Page 28 of 93 ends

-
---
-
--- 1
A3.7
2 A3.7 STAIR
STOR. STAIR
LAUNDRY STOR.

STOR.

STOR.
1:121:12
1:12
1:12
CANOPY
CANOPY

FLAT ROOF
FLAT
ROOF
FLAT
ROOF

MODIFIED BITUMEN
ROOFING, TYP.

METAL BARGRATE CANOPY

MODIFIED BITUMEN
ROOFING, TYP.
2A
2B
2C 2D
2E

KEY PLAN
1" = 100'
N
STUDIO
1 BEDROOM
2 BEDROOM
3 BEDROOM
3 BEDROOM
REFER TO SHEET A5.0 FOR

UNIT TYPES

UNIT TYPE COLOR LEGEND
Checked By
Drawn By
Project No.

Drawing No.
© Date
Drawing Title
Project
Seal

NOT FOR

CONSTRUCTION

JK ARCHITECTUREE N G I N E E R I N G
www.jkaedesign.com
AUBURN | TAHOE CITY | RENO | SAN JOSE
Drawings and specifications prepared by JK Architecture and Engineering and consultants are for use solely with respect to this project. JKAE and consultants are deemed the authors and owners of these documents and shall retain all common law, statutory and other reserved rights, including copyrights. These documents shall not be used by the owner for future additions or alterations to this project or for other projects without the prior written agreement of JKAE. Any unauthorized use of these documents shall be at the Owner’s sole risk and without liability to JKAE and consultants 4/22/2022 11:52:24 AM BIM 360://21-375 Mammoth-Parcel Ph2-Arch/21-375 Parcel Phase 2.rvt A3.2
KM
ML
21-375
04/01/2022
BUILDING 2B FLOOR
PLANS
TPC HOUSINGTOWN OF MAMMOTH LAKES - THEPACEL PHASE 21699 TAVERN RN APN 035-010-020
NO. DATE ISSUE
3/32" = 1'-0"
BUILDING 2B THIRD FLOOR PLAN
N
3/32" = 1'-0"
BUILDINGS 2B ROOF PLAN
N
BUILDING 2B FLOOR AREA
LEVEL

GROUND LEVEL

SECOND LEVEL

THIRD LEVEL
TOTAL

GROUND LEVEL

PARKING

EGRESS & CIRCULATION

UTILITIES

BIKE STORAGE

ACCESSORY SPACES
UNITS

COVERED OUTDOOR SPACE

SECOND LEVEL
UNITS

EGRESS & CIRCULATION

UTILITIES

ACCESSORY SPACES

THIRD LEVEL
UNITS

EGRESS & CIRCULATION

UTILITIES

ACCESSORY SPACES
AREA
11,090 SF
10,755 SF
10,755 SF
32,600 SF
AREA
3,795 SF
1,625 SF
152 SF
300 SF
698 SF
3,800 SF
720 SF
AREA
7,770 SF
1,860 SF
185 SF
940 SF
AREA
7,770 SF
1,860 SF
185 SF
940 SF

Page 29 of 93 ends

A3.6 2
A3.6
4 1 A3.6
A3.6 3
2 A3.7
1 A3.7 1
A3.7
2 STAIR
STAIR
STOR.

LAUNDRY STOR.

STOR.

FIRE RISER
STOR.

STOR.

BIKE STORAGE
2 A3.7
1 A3.7 1
A3.7
2 STAIR
STAIR
STOR.

LAUNDRY STOR.

STOR.

STOR.
2A
2B
2C 2D
2E

KEY PLAN
1" = 100'
N
STUDIO
1 BEDROOM
2 BEDROOM
3 BEDROOM
3 BEDROOM
REFER TO SHEET A5.0 FOR

UNIT TYPES

UNIT TYPE COLOR LEGEND
Checked By
Drawn By
Project No.

Drawing No.
© Date
Drawing Title
Project
Seal

NOT FOR

CONSTRUCTION

JK ARCHITECTUREE N G I N E E R I N G
www.jkaedesign.com
AUBURN | TAHOE CITY | RENO | SAN JOSE
Drawings and specifications prepared by JK Architecture and Engineering and consultants are for use solely with respect to this project. JKAE and consultants are deemed the authors and owners of these documents and shall retain all common law, statutory and other reserved rights, including copyrights. These documents shall not be used by the owner for future additions or alterations to this project or for other projects without the prior written agreement of JKAE. Any unauthorized use of these documents shall be at the Owner’s sole risk and without liability to JKAE and consultants 4/22/2022 11:52:35 AM BIM 360://21-375 Mammoth-Parcel Ph2-Arch/21-375 Parcel Phase 2.rvt A3.3
KM
ML
21-375
04/01/2022
BUILDING 2C FLOOR
PLANS
TPC HOUSINGTOWN OF MAMMOTH LAKES - THEPACEL PHASE 21699 TAVERN RN APN 035-010-020
NO. DATE ISSUE
3/32" = 1'-0"
BUILDING 2C FIRST FLOOR PLAN
N
3/32" = 1'-0"
BUILDING 2C SECOND FLOOR PLAN
N
BUILDING 2C FLOOR AREA
LEVEL

GROUND LEVEL

SECOND LEVEL

THIRD LEVEL
TOTAL

GROUND LEVEL

PARKING

EGRESS & CIRCULATION

UTILITIES

BIKE STORAGE

ACCESSORY SPACES
UNITS

COVERED OUTDOOR SPACE

SECOND LEVEL
UNITS

EGRESS & CIRCULATION

UTILITIES

ACCESSORY SPACES

THIRD LEVEL
UNITS

EGRESS & CIRCULATION

UTILITIES

ACCESSORY SPACES
AREA
11,090 SF
10,755 SF
10,755 SF
32,600 SF
AREA
3,795 SF
1,625 SF
152 SF
300 SF
698 SF
3,800 SF
720 SF
AREA
7,770 SF
1,860 SF
185 SF
940 SF
AREA
7,770 SF
1,860 SF
185 SF
940 SF

Page 30 of 93 ends

2 A3.7
1 A3.7 1
A3.7
2 STAIR
STOR. STAIR
LAUNDRY STOR.

STOR.

STOR.
1:121:12
1:12
1:12
CANOPY
CANOPY

FLAT ROOF
FLAT
ROOF
FLAT
ROOF

MODIFIED BITUMEN
ROOFING, TYP.

METAL BARGRATE CANOPY
2A
2B
2C 2D
2E

KEY PLAN
1" = 100'
N
STUDIO
1 BEDROOM
2 BEDROOM
3 BEDROOM
3 BEDROOM
REFER TO SHEET A5.0 FOR

UNIT TYPES

UNIT TYPE COLOR LEGEND
Checked By
Drawn By
Project No.

Drawing No.
© Date
Drawing Title
Project
Seal

NOT FOR

CONSTRUCTION

JK ARCHITECTUREE N G I N E E R I N G
www.jkaedesign.com
AUBURN | TAHOE CITY | RENO | SAN JOSE
Drawings and specifications prepared by JK Architecture and Engineering and consultants are for use solely with respect to this project. JKAE and consultants are deemed the authors and owners of these documents and shall retain all common law, statutory and other reserved rights, including copyrights. These documents shall not be used by the owner for future additions or alterations to this project or for other projects without the prior written agreement of JKAE. Any unauthorized use of these documents shall be at the Owner’s sole risk and without liability to JKAE and consultants 4/22/2022 11:52:42 AM BIM 360://21-375 Mammoth-Parcel Ph2-Arch/21-375 Parcel Phase 2.rvt A3.4
KM
ML
21-375
04/01/2022
BUILDING 2C FLOOR
PLANS
TPC HOUSINGTOWN OF MAMMOTH LAKES - THEPACEL PHASE 21699 TAVERN RN APN 035-010-020
NO. DATE ISSUE
3/32" = 1'-0"
BUILDING 2C THIRD FLOOR PLAN
N
3/32" = 1'-0"
BUILDINGS 2C ROOF PLAN
BUILDING 2C FLOOR AREA
LEVEL

GROUND LEVEL

SECOND LEVEL

THIRD LEVEL
TOTAL

GROUND LEVEL

PARKING

EGRESS & CIRCULATION

UTILITIES

BIKE STORAGE

ACCESSORY SPACES
UNITS

COVERED OUTDOOR SPACE

SECOND LEVEL
UNITS

EGRESS & CIRCULATION

UTILITIES

ACCESSORY SPACES

THIRD LEVEL
UNITS

EGRESS & CIRCULATION

UTILITIES

ACCESSORY SPACES
AREA
11,090 SF
10,755 SF
10,755 SF
32,600 SF
AREA
3,795 SF
1,625 SF
152 SF
300 SF
698 SF
3,800 SF
720 SF
AREA
7,770 SF
1,860 SF
185 SF
940 SF
AREA
7,770 SF
1,860 SF
185 SF
940 SF
N

Page 31 of 93 ends

0' - 0"
01 LEVEL ONE
10' - 11"
02 LEVEL TWO
21' - 10"
03 LEVEL THREE
32' - 9"
04 LEVEL FOUR
43' - 8"
05 ROOF LEVEL
FC-1
FC-4
SM-1 WD-1
MP-1
FC-2
WD-1
SV-1
FC-3
FC-6
CF-1
SV-1
FC-4
0' - 0"
01 LEVEL ONE
10' - 11"
02 LEVEL TWO
21' - 10"
03 LEVEL THREE
32' - 9"
04 LEVEL FOUR
43' - 8"
05 ROOF LEVEL
FC-1
FC-4
FC-2
SM-1 FC-2 WD-1
CF-1
SV-1
MP-1 RF-1 FC-5
SV-1
WD-1
FC-4
WD-1
FC-6
0' - 0"
01 LEVEL ONE
10' - 11"
02 LEVEL TWO
21' - 10"
03 LEVEL THREE
32' - 9"
04 LEVEL FOUR
43' - 8"
05 ROOF LEVEL
FC-1
FC-2
SM-1 FC-2
WD-1
SV-1
MP-1 RF-1 FC-5
FC-4
SV-1
FC-3 WD-1 FC-4
RF-2
FC-6
FC-2 WD-1
SEE A1.0 FOR EXTERIOR

LIGHT FIXTURE TYPES
0' - 0"
01 LEVEL ONE
10' - 11"
02 LEVEL TWO
21' - 10"
03 LEVEL THREE
32' - 9"
04 LEVEL FOUR
43' - 8"
05 ROOF LEVEL
FC-1
FC-4
FC-6
SM-1 WD-1
MP-1
FC-2
CF-1
SV-1
FC-4
SV-1
WD-1
RF-1
FC-6
CF-1 BOARD-FORM CONCRETE
FC-1 FIBER CEMENT T+G SIDING, HORIZONTAL

ORIENTATION
FC-2 FIBER CEMENT FLAT PANEL SIDING
FC-3 FIBER CEMENT SOFFIT PANEL
FC-4 FIBER CEMENT TRIM BOARD
FC-5 FIBER CEMENT BOARD AND BATTEN,

VERTICAL ORIENTATION
FC-6 FIBER CEMENT FLAT PANEL SIDING, MATCH

TRIM COLOR
MP-1 CORRUGATED METAL PANEL SIDING,

VERTICAL ORIENTATION
RF-1 MODIFIED BITUMEN ROOFING
RF-2 STANDING SEAM METAL ROOFING
SM-1 SHEET METAL COPING AND FLASHING
SV-1 STONE VENEER
WD-1 WOOD TIMBER STRUCTURE

MATERIALS KEY
REFER TO SHEET A8.0 FOR COLOR AND MATERIAL LEGEND
2A
2B
2C 2D
2E

KEY PLAN
1" = 100'
N
Checked By
Drawn By
Project No.

Drawing No.
© Date
Drawing Title
Project
Seal

NOT FOR

CONSTRUCTION

JK ARCHITECTUREE N G I N E E R I N G
www.jkaedesign.com
AUBURN | TAHOE CITY | RENO | SAN JOSE
Drawings and specifications prepared by JK Architecture and Engineering and consultants are for use solely with respect to this project. JKAE and consultants are deemed the authors and owners of these documents and shall retain all common law, statutory and other reserved rights, including copyrights. These documents shall not be used by the owner for future additions or alterations to this project or for other projects without the prior written agreement of JKAE. Any unauthorized use of these documents shall be at the Owner’s sole risk and without liability to JKAE and consultants 4/22/2022 11:53:05 AM BIM 360://21-375 Mammoth-Parcel Ph2-Arch/21-375 Parcel Phase 2.rvt A3.6
KM
ML
21-375
04/01/2022
BUILDINGS 2B & 2C

ELEVATIONS
TPC HOUSINGTOWN OF MAMMOTH LAKES - THEPACEL PHASE 21699 TAVERN RN APN 035-010-020
NO. DATE ISSUE
3/32" = 1'-0"
BUILDING 2C - EAST
3/32" = 1'-0"
BUILDING 2C - NORTH
3/32" = 1'-0"
BUILDING 2C - SOUTH
3/32" = 1'-0"
BUILDING 2C - WEST

Page 32 of 93 ends

0' - 0"
01 LEVEL ONE
10' - 11"
02 LEVEL TWO
21' - 10"
03 LEVEL THREE
32' - 9"
04 LEVEL FOUR
9' - 2"
MAX BUILDING HEIGHT = 40' - 10"
55' - 0" 8' - 0"
MAX ALLOWABLE BUILDING HEIGHT 55'-0" + 8'-0" = 63' - 0"

PARKING

CLEARANCE

PORTION OF BUILDING OVER

PARKING SHALL BE ALLOWED AN
ADDITIONAL 8' OF BUILDING HEIGHT
1 12
2 12
0' - 0"
01 LEVEL ONE
10' - 11"
02 LEVEL TWO
21' - 10"
03 LEVEL THREE
32' - 9"
04 LEVEL FOUR
9' - 2"
MAX BUILDING HEIGHT = 40' - 10"
8' - 0" 55' - 0"
MAX ALLOWABLE BUILDING HEIGHT 55'0" + 8'-0" = 63' - 0"

PARKING

CLEARANCE

PORTION OF BUILDING OVER

PARKING SHALL BE ALLOWED AN
ADDITIONAL 8' OF BUILDING HEIGHT
Checked By
Drawn By
Project No.

Drawing No.
© Date
Drawing Title
Project
Seal

NOT FOR

CONSTRUCTION

JK ARCHITECTUREE N G I N E E R I N G
www.jkaedesign.com
AUBURN | TAHOE CITY | RENO | SAN JOSE
Drawings and specifications prepared by JK Architecture and Engineering and consultants are for use solely with respect to this project. JKAE and consultants are deemed the authors and owners of these documents and shall retain all common law, statutory and other reserved rights, including copyrights. These documents shall not be used by the owner for future additions or alterations to this project or for other projects without the prior written agreement of JKAE. Any unauthorized use of these documents shall be at the Owner’s sole risk and without liability to JKAE and consultants 4/22/2022 11:53:09 AM BIM 360://21-375 Mammoth-Parcel Ph2-Arch/21-375 Parcel Phase 2.rvt A3.7
KM
ML
21-375
04/01/2022
BUILDINGS 2B & 2C

SECTIONS
TPC HOUSINGTOWN OF MAMMOTH LAKES - THEPACEL PHASE 21699 TAVERN RN APN 035-010-020
NO. DATE ISSUE
3/32" = 1'-0"
BUILDINGS 2B & 2C SECTION
3/32" = 1'-0"
BUILDINGS 2B & 2C SECTION 2

Page 33 of 93 ends

A4.6 3
A4.6
2 A4.6 5
1 A4.6
A4.6
6 A4.6 4
2 A4.7
1 A4.7
A4.6
7 4
A4.7
3 A4.7
INDOOR
PLAY
OFFICE
LOBBY
BIKE

STORAGE
BIKE

STORAGE

UTILITY
TRASH
TRASH
FR
STAIR
STAIR
ELEV
MACH.
25' - 0"
25' - 0"
TYP.
20' - 0"
2A
2B
2C 2D
2E

KEY PLAN
1" = 100'
N
Checked By
Drawn By
Project No.

Drawing No.
© Date
Drawing Title
Project
Seal

NOT FOR

CONSTRUCTION

JK ARCHITECTUREE N G I N E E R I N G
www.jkaedesign.com
AUBURN | TAHOE CITY | RENO | SAN JOSE
Drawings and specifications prepared by JK Architecture and Engineering and consultants are for use solely with respect to this project. JKAE and consultants are deemed the authors and owners of these documents and shall retain all common law, statutory and other reserved rights, including copyrights. These documents shall not be used by the owner for future additions or alterations to this project or for other projects without the prior written agreement of JKAE. Any unauthorized use of these documents shall be at the Owner’s sole risk and without liability to JKAE and consultants 4/22/2022 11:53:10 AM BIM 360://21-375 Mammoth-Parcel Ph2-Arch/21-375 Parcel Phase 2.rvt A4.1
KM
ML
21-375
04/01/2022
BUILDING 2E FIRST

FLOOR PLAN
TPC HOUSINGTOWN OF MAMMOTH LAKES - THEPACEL PHASE 21699 TAVERN RN APN 035-010-020
NO. DATE ISSUE
1/16" = 1'-0"
BUILDING 2E FIRST FLOOR PLAN
N
BUILDING 2E FLOOR AREA
LEVEL

GROUND LEVEL

SECOND LEVEL

THIRD LEVEL

FOURTH LEVEL
TOTAL

GROUND LEVEL

PARKING

EGRESS / CIRCULATION

UTILITIES

BIKE STORAGE
LOBBY
OFFICE

INDOOR PLAY

SECOND LEVEL
UNITS

EGRESS / CIRCULATION

UTILITIES

ACCESSORY SPACES

THIRD LEVEL
UNITS

EGRESS / CIRCULATION

UTILITIES

ACCESSORY SPACES

FOURTH LEVEL
UNITS

EGRESS / CIRCULATION

UTILITIES

ACCESSORY SPACES
AREA
30,817 SF
27,752 SF
27,752 SF
27,752 SF
114,073 SF
AREA
26,845 SF
710 SF
1,130 SF
840 SF
880 SF
200 SF
212 SF
AREA
19,735 SF
5,636 SF
380 SF
2,001 SF
AREA
19,735 SF
5,636 SF
380 SF
2,001 SF
AREA
19,735 SF
5,636 SF
380 SF
2,001 SF

PODIUM PARKING
70 TOTAL SPACES
4 ACCESSIBLE SPACES
SEE A7.0 FOR PARKING STALL

AND STRIPING DETAILS

Page 34 of 93 ends

2 A4.7
1 A4.7
4 A4.7
3 A4.7
STAIR
TRASH
TRASH
FR
STOR.

STOR.

LAUNDRY

LAUNDRY
STOR.

STOR. STOR. STOR.

STOR.

STOR. STOR.

STAIR
STAIR
ELEV.

STOR. STOR. STOR.

STOR.

STOR. STOR.

STOR.

LOUNGE
STOR.
2A
2B
2C 2D
2E

KEY PLAN
1" = 100'
N
STUDIO
1 BEDROOM
2 BEDROOM
3 BEDROOM
3 BEDROOM
REFER TO SHEET A5.0 FOR

UNIT TYPES

UNIT TYPE COLOR LEGEND
Checked By
Drawn By
Project No.

Drawing No.
© Date
Drawing Title
Project
Seal

NOT FOR

CONSTRUCTION

JK ARCHITECTUREE N G I N E E R I N G
www.jkaedesign.com
AUBURN | TAHOE CITY | RENO | SAN JOSE
Drawings and specifications prepared by JK Architecture and Engineering and consultants are for use solely with respect to this project. JKAE and consultants are deemed the authors and owners of these documents and shall retain all common law, statutory and other reserved rights, including copyrights. These documents shall not be used by the owner for future additions or alterations to this project or for other projects without the prior written agreement of JKAE. Any unauthorized use of these documents shall be at the Owner’s sole risk and without liability to JKAE and consultants 4/22/2022 11:53:21 AM BIM 360://21-375 Mammoth-Parcel Ph2-Arch/21-375 Parcel Phase 2.rvt A4.2
KM
ML
21-375
04/01/2022
BUILDING 2E SECOND

FLOOR PLAN
TPC HOUSINGTOWN OF MAMMOTH LAKES - THEPACEL PHASE 21699 TAVERN RN APN 035-010-020
NO. DATE ISSUE
1/16" = 1'-0"
BUILDING 2E SECOND FLOOR PLAN
N
BUILDING 2E FLOOR AREA
LEVEL

GROUND LEVEL

SECOND LEVEL

THIRD LEVEL

FOURTH LEVEL
TOTAL

GROUND LEVEL

PARKING

EGRESS / CIRCULATION

UTILITIES

BIKE STORAGE
LOBBY
OFFICE

INDOOR PLAY

SECOND LEVEL
UNITS

EGRESS / CIRCULATION

UTILITIES

ACCESSORY SPACES

THIRD LEVEL
UNITS

EGRESS / CIRCULATION

UTILITIES

ACCESSORY SPACES

FOURTH LEVEL
UNITS

EGRESS / CIRCULATION

UTILITIES

Page 35 of 93 ends

DW
DW DW

DW DWDW DWDW
DW
DW DW
DW DW
DW
DW
DW
DW
DW DW
2 A4.7
1 A4.7
4 A4.7
3 A4.7
STAIR
TRASH
TRASH
STOR.

STOR.

LAUNDRY

LAUNDRY
STOR.

STOR. STOR. STOR.

STOR.

STOR. STOR.

STAIR
STAIR
ELEV.

STOR. STOR. STOR.

STOR.

STOR. STOR.

STOR.

LOUNGE
STOR.
2A
2B
2C 2D
2E

KEY PLAN
1" = 100'
N
STUDIO
1 BEDROOM
2 BEDROOM
3 BEDROOM
3 BEDROOM
REFER TO SHEET A5.0 FOR

UNIT TYPES

UNIT TYPE COLOR LEGEND
Checked By
Drawn By
Project No.

Drawing No.
© Date
Drawing Title
Project
Seal

NOT FOR

CONSTRUCTION

JK ARCHITECTUREE N G I N E E R I N G
www.jkaedesign.com
AUBURN | TAHOE CITY | RENO | SAN JOSE
Drawings and specifications prepared by JK Architecture and Engineering and consultants are for use solely with respect to this project. JKAE and consultants are deemed the authors and owners of these documents and shall retain all common law, statutory and other reserved rights, including copyrights. These documents shall not be used by the owner for future additions or alterations to this project or for other projects without the prior written agreement of JKAE. Any unauthorized use of these documents shall be at the Owner’s sole risk and without liability to JKAE and consultants 4/22/2022 11:53:34 AM BIM 360://21-375 Mammoth-Parcel Ph2-Arch/21-375 Parcel Phase 2.rvt A4.3
KM
ML
21-375
04/01/2022
BUILDING 2E THIRD

FLOOR PLAN
TPC HOUSINGTOWN OF MAMMOTH LAKES - THEPACEL PHASE 21699 TAVERN RN APN 035-010-020
NO. DATE ISSUE
1/16" = 1'-0"
BUILDING 2E THIRD FLOOR PLAN
N
BUILDING 2E FLOOR AREA
LEVEL

GROUND LEVEL

SECOND LEVEL

THIRD LEVEL

FOURTH LEVEL
TOTAL

GROUND LEVEL

PARKING

EGRESS / CIRCULATION

UTILITIES

BIKE STORAGE
LOBBY
OFFICE

INDOOR PLAY

SECOND LEVEL
UNITS

EGRESS / CIRCULATION

UTILITIES

ACCESSORY SPACES

THIRD LEVEL
UNITS

EGRESS / CIRCULATION

UTILITIES

ACCESSORY SPACES

FOURTH LEVEL
UNITS

EGRESS / CIRCULATION

UTILITIES

Page 36 of 93 ends

DW
DW DW

DW DWDW DWDW
DW
DW DW
DW DW
DW
DW
DW
DW
DW DW
2 A4.7
1 A4.7
4 A4.7
3 A4.7
STAIR
TRASH
TRASH
STOR.

STOR.

LAUNDRY

LAUNDRY
STOR.

STOR. STOR. STOR.

STOR.

STOR. STOR.

STAIR
STAIR
ELEV.

STOR. STOR. STOR.

STOR.

STOR. STOR.

STOR.

LOUNGE
STOR.
2A
2B
2C 2D
2E

KEY PLAN
1" = 100'
N
STUDIO
1 BEDROOM
2 BEDROOM
3 BEDROOM
3 BEDROOM
REFER TO SHEET A5.0 FOR

UNIT TYPES

UNIT TYPE COLOR LEGEND
Checked By
Drawn By
Project No.

Drawing No.
© Date
Drawing Title
Project
Seal

NOT FOR

CONSTRUCTION

JK ARCHITECTUREE N G I N E E R I N G
www.jkaedesign.com
AUBURN | TAHOE CITY | RENO | SAN JOSE
Drawings and specifications prepared by JK Architecture and Engineering and consultants are for use solely with respect to this project. JKAE and consultants are deemed the authors and owners of these documents and shall retain all common law, statutory and other reserved rights, including copyrights. These documents shall not be used by the owner for future additions or alterations to this project or for other projects without the prior written agreement of JKAE. Any unauthorized use of these documents shall be at the Owner’s sole risk and without liability to JKAE and consultants 4/22/2022 11:53:43 AM BIM 360://21-375 Mammoth-Parcel Ph2-Arch/21-375 Parcel Phase 2.rvt A4.4
KM
ML
21-375
04/01/2022
BUILDING 2E FOURTH

FLOOR PLAN
TPC HOUSINGTOWN OF MAMMOTH LAKES - THEPACEL PHASE 21699 TAVERN RN APN 035-010-020
NO. DATE ISSUE
1/16" = 1'-0"
BUILDING 2E FOURTH FLOOR PLAN
N
BUILDING 2E FLOOR AREA
LEVEL

GROUND LEVEL

SECOND LEVEL

THIRD LEVEL

FOURTH LEVEL
TOTAL

GROUND LEVEL

PARKING

EGRESS / CIRCULATION

UTILITIES

BIKE STORAGE
LOBBY
OFFICE

INDOOR PLAY

SECOND LEVEL
UNITS

EGRESS / CIRCULATION

UTILITIES

ACCESSORY SPACES

THIRD LEVEL
UNITS

EGRESS / CIRCULATION

UTILITIES

ACCESSORY SPACES

FOURTH LEVEL
UNITS

EGRESS / CIRCULATION

UTILITIES

Page 37 of 93 ends

2 A4.7
1 A4.7
4 A4.7
3 A4.7
1:12
1:12
1:12
1:12
1:12
1:12
1:121:12

FLAT ROOF
CANOPY
CANOPY
CANOPY
CANOPY
FLAT
ROOF
1:12
1:12
1:12
1 :
12 METAL BARGRATE CANOPY

MODIFIED BITUMEN
ROOFING, TYP.

STANDING SEAM

METAL ROOF
2A
2B
2C 2D
2E

KEY PLAN
1" = 100'
N
Checked By
Drawn By
Project No.

Drawing No.
© Date
Drawing Title
Project
Seal

NOT FOR

CONSTRUCTION

JK ARCHITECTUREE N G I N E E R I N G
www.jkaedesign.com
AUBURN | TAHOE CITY | RENO | SAN JOSE
Drawings and specifications prepared by JK Architecture and Engineering and consultants are for use solely with respect to this project. JKAE and consultants are deemed the authors and owners of these documents and shall retain all common law, statutory and other reserved rights, including copyrights. These documents shall not be used by the owner for future additions or alterations to this project or for other projects without the prior written agreement of JKAE. Any unauthorized use of these documents shall be at the Owner’s sole risk and without liability to JKAE and consultants 4/22/2022 11:53:44 AM BIM 360://21-375 Mammoth-Parcel Ph2-Arch/21-375 Parcel Phase 2.rvt A4.5
KM
ML
21-375
04/01/2022
BUILDING 2E ROOF PLAN
TPC HOUSINGTOWN OF MAMMOTH LAKES - THEPACEL PHASE 21699 TAVERN RN APN 035-010-020
NO. DATE ISSUE
1/16" = 1'-0"
BUILDING 2E ROOF PLAN
N

Page 38 of 93 ends

0' - 0"
01 LEVEL ONE
10' - 11"
02 LEVEL TWO
21' - 10"
03 LEVEL THREE
32' - 9"
04 LEVEL FOUR
43' - 8"
05 ROOF LEVEL
SV-1
WD-1
FC-1
FC-4
FC-4
FC-6
MP-1
CF-1
FC-3 WD-1 SM-1 FC-2 RF-1 FC-5
0' - 0"
01 LEVEL ONE
10' - 11"
02 LEVEL TWO
21' - 10"
03 LEVEL THREE
32' - 9"
04 LEVEL FOUR
43' - 8"
05 ROOF LEVEL
CF-1
RF-2
FC-3 SM-1 WD-1 FC-2
FC-2
FC-4 FC-2 FC-4
WD-1
FC-1 MP-1
SM-1
SV-1
WD-1
SV-1
0' - 0"
01 LEVEL ONE
10' - 11"
02 LEVEL TWO
21' - 10"
03 LEVEL THREE
32' - 9"
04 LEVEL FOUR
43' - 8"
05 ROOF LEVEL
CF-1
FC-4
FC-4
MP-1
SM-1 WD-1
FC-1
FC-3 FC-2 FC-5
FC-6
SV-1
WD-1
0' - 0"
01 LEVEL ONE
10' - 11"
02 LEVEL TWO
21' - 10"
03 LEVEL THREE
32' - 9"
04 LEVEL FOUR
43' - 8"
05 ROOF LEVEL
CF-1
SV-1
FC-1
FC-5
FC-4
MP-1
WD-1 SM-1
FC-2
RF-1 FC-2 FC-4 FC-5 FC-2
0' - 0"
01 LEVEL ONE
10' - 11"
02 LEVEL TWO
21' - 10"
03 LEVEL THREE
32' - 9"
04 LEVEL FOUR
43' - 8"
05 ROOF LEVEL
CF-1
FC-4
FC-4
MP-1
SM-1 WD-1
FC-1
FC-2
FC-6
FC-5
WD-1
SV-1
OPEN
0' - 0"
01 LEVEL ONE
10' - 11"
02 LEVEL TWO
21' - 10"
03 LEVEL THREE
32' - 9"
04 LEVEL FOUR
43' - 8"
05 ROOF LEVEL
CF-1
SV-1
FC-1
FC-5
FC-4
MP-1
WD-1 SM-1
FC-4
FC-2
CF-1
FC-6
OPEN
0' - 0"
01 LEVEL ONE
10' - 11"
02 LEVEL TWO
21' - 10"
03 LEVEL THREE
32' - 9"
04 LEVEL FOUR
43' - 8"
05 ROOF LEVEL
SV-1
WD-1
WD-1
FC-4
FC-2
FC-1
WD-1 SM-1 MP-1
RF-2
SM-1 WD-1 SV-1
CF-1
FC-1
2A
2B
2C 2D
2E

KEY PLAN
1" = 100'
N
CF-1 BOARD-FORM CONCRETE
FC-1 FIBER CEMENT T+G SIDING, HORIZONTAL

ORIENTATION
FC-2 FIBER CEMENT FLAT PANEL SIDING
FC-3 FIBER CEMENT SOFFIT PANEL
FC-4 FIBER CEMENT TRIM BOARD
FC-5 FIBER CEMENT BOARD AND BATTEN,

VERTICAL ORIENTATION
FC-6 FIBER CEMENT FLAT PANEL SIDING, MATCH

TRIM COLOR
MP-1 CORRUGATED METAL PANEL SIDING,

VERTICAL ORIENTATION
RF-1 MODIFIED BITUMEN ROOFING
RF-2 STANDING SEAM METAL ROOFING
SM-1 SHEET METAL COPING AND FLASHING
SV-1 STONE VENEER
WD-1 WOOD TIMBER STRUCTURE

MATERIALS KEY
REFER TO SHEET A8.0 FOR COLOR AND MATERIAL LEGEND
Checked By
Drawn By
Project No.

Drawing No.
© Date
Drawing Title
Project
Seal

NOT FOR

CONSTRUCTION

JK ARCHITECTUREE N G I N E E R I N G
www.jkaedesign.com
AUBURN | TAHOE CITY | RENO | SAN JOSE
Drawings and specifications prepared by JK Architecture and Engineering and consultants are for use solely with respect to this project. JKAE and consultants are deemed the authors and owners of these documents and shall retain all common law, statutory and other reserved rights, including copyrights. These documents shall not be used by the owner for future additions or alterations to this project or for other projects without the prior written agreement of JKAE. Any unauthorized use of these documents shall be at the Owner’s sole risk and without liability to JKAE and consultants 4/22/2022 11:54:29 AM BIM 360://21-375 Mammoth-Parcel Ph2-Arch/21-375 Parcel Phase 2.rvt A4.6
KM
ML
21-375
04/01/2022
BUILDING 2E

ELEVATIONS
TPC HOUSINGTOWN OF MAMMOTH LAKES - THEPACEL PHASE 21699 TAVERN RN APN 035-010-020
NO. DATE ISSUE
1/16" = 1'-0"
BUILDING 2E - EAST
1/16" = 1'-0"
BUILDING 2E - WEST
1/16" = 1'-0"
BUILDING 2E - NORTH
1/16" = 1'-0"
BUILDING 2E - SOUTH
1/16" = 1'-0"
BUILDING 2E - WEST 2
1/16" = 1'-0"
BUILDING 2E - SOUTH 2
1/16" = 1'-0"
BUILDING 2E - ENTRY

Page 39 of 93 ends

0' - 0"
01 LEVEL ONE
10' - 11"
02 LEVEL TWO
21' - 10"
03 LEVEL THREE
32' - 9"
04 LEVEL FOUR
43' - 8"
05 ROOF LEVEL
55' - 0"
MAX ALLOWABLE BUILDING HEIGHT 55'-0" + 8'-0" = 63' -
8' - 0"
0"
MAX BUILDING HEIGHT SOUTH WING = 58' - 9"
16' - 2"

PARKING

CLEARANCE

PORTION OF BUILDING OVER

PARKING SHALL BE ALLOWED AN
ADDITIONAL 8' OF BUILDING HEIGHT
1 12
0' - 0"
01 LEVEL ONE
10' - 11"
02 LEVEL TWO
21' - 10"
03 LEVEL THREE
32' - 9"
04 LEVEL FOUR
43' - 8"
05 ROOF LEVEL
16' - 2"
MAX BUILDING HEIGHT SOUTH WING = 58' - 9"
8' - 0"
8' - 0" 55' - 0"
MAX ALLOWABLE BUILDING HEIGHT 55'-0" + 8'-0" = 63' - 0"

PARKING

CLEARANCE

PORTION OF BUILDING OVER

PARKING SHALL BE ALLOWED AN
ADDITIONAL 8' OF BUILDING HEIGHT
1 12
0' - 0"
01 LEVEL ONE
10' - 11"
02 LEVEL TWO
21' - 10"
03 LEVEL THREE
32' - 9"
04 LEVEL FOUR
43' - 8"
05 ROOF LEVEL
MAX BUILDING HEIGHT WEST WING = 53' - 4"
55' - 0"
MAX ALLOWABLE BUILDING HEIGHT 55'-0" + 8'-0" = 64' -
9' - 0"
0"
11' - 8"

PARKING

CLEARANCE

PORTION OF BUILDING OVER

PARKING SHALL BE ALLOWED AN
ADDITIONAL 8' OF BUILDING HEIGHT
1 12
0' - 0"
01 LEVEL ONE
10' - 11"
02 LEVEL TWO
21' - 10"
03 LEVEL THREE
32' - 9"
04 LEVEL FOUR
43' - 8"
05 ROOF LEVEL
16' - 2"
55' - 0" 9' - 0"
MAX BUILDING HEIGHT SOUTH WING = 58' - 9"
MAX ALLOWABLE BUILDING HEIGHT 55'-0" + 8'-0" = 64' - 0"

PORTION OF BUILDING OVER

PARKING SHALL BE ALLOWED AN
ADDITIONAL 8' OF BUILDING HEIGHT

PARKING

CLEARANCE
1 12
2A
2B
2C 2D
2E

KEY PLAN
1" = 100'
N
Checked By
Drawn By
Project No.

Drawing No.
© Date
Drawing Title
Project
Seal

NOT FOR

CONSTRUCTION

JK ARCHITECTUREE N G I N E E R I N G
www.jkaedesign.com
AUBURN | TAHOE CITY | RENO | SAN JOSE
Drawings and specifications prepared by JK Architecture and Engineering and consultants are for use solely with respect to this project. JKAE and consultants are deemed the authors and owners of these documents and shall retain all common law, statutory and other reserved rights, including copyrights. These documents shall not be used by the owner for future additions or alterations to this project or for other projects without the prior written agreement of JKAE. Any unauthorized use of these documents shall be at the Owner’s sole risk and without liability to JKAE and consultants 4/22/2022 11:54:39 AM BIM 360://21-375 Mammoth-Parcel Ph2-Arch/21-375 Parcel Phase 2.rvt A4.7
KM
ML
21-375
04/01/2022
BUILDING 2E SECTIONS
TPC HOUSINGTOWN OF MAMMOTH LAKES - THEPACEL PHASE 21699 TAVERN RN APN 035-010-020
NO. DATE ISSUE
1/16" = 1'-0"
BUILDING 2E SECTION 2
1/16" = 1'-0"
BUILDING 2E SECTION 1
1/16" = 1'-0"
BUILDING 2E SECTION 3
1/16" = 1'-0"
BUILDING 2E SECTION 4

Page 40 of 93 ends

13' - 6"
32' - 0"
11' - 6" 13' - 6"
30' - 6"
11' - 4" 13' - 4" 11' - 4"
25' - 11"
13' - 4" 13' - 4" 11' - 4"
32' - 6"
13' - 5 7/16" 11' - 6" 13' - 6" 11' - 5 7/16"
31' - 10"
13' - 6" 13' - 6"
30' - 6"
Checked By
Drawn By
Project No.

Drawing No.
© Date
Drawing Title
Project
Seal

NOT FOR

CONSTRUCTION

JK ARCHITECTUREE N G I N E E R I N G
www.jkaedesign.com
AUBURN | TAHOE CITY | RENO | SAN JOSE
Drawings and specifications prepared by JK Architecture and Engineering and consultants are for use solely with respect to this project. JKAE and consultants are deemed the authors and owners of these documents and shall retain all common law, statutory and other reserved rights, including copyrights. These documents shall not be used by the owner for future additions or alterations to this project or for other projects without the prior written agreement of JKAE. Any unauthorized use of these documents shall be at the Owner’s sole risk and without liability to JKAE and consultants 4/22/2022 11:54:46 AM BIM 360://21-375 Mammoth-Parcel Ph2-Arch/21-375 Parcel Phase 2.rvt A5.0
KM
ML
21-375
04/01/2022

UNIT DESIGN
TPC HOUSINGTOWN OF MAMMOTH LAKES - THEPACEL PHASE 21699 TAVERN RN APN 035-010-020
NO. DATE ISSUE

UNIT PLANS
1/8" = 1'-0"
3BD - 1470 SF 3BD - 1130 SF 2BD - 830 SF 1BD - 710 SF 1BD - 665 SF STUDIO - 420 SF

Page 41 of 93 ends

Checked By
Drawn By
Project No.

Drawing No.
© Date
Drawing Title
Project
Seal

NOT FOR

CONSTRUCTION

JK ARCHITECTUREE N G I N E E R I N G
www.jkaedesign.com
AUBURN | TAHOE CITY | RENO | SAN JOSE
Drawings and specifications prepared by JK Architecture and Engineering and consultants are for use solely with respect to this project. JKAE and consultants are deemed the authors and owners of these documents and shall retain all common law, statutory and other reserved rights, including copyrights. These documents shall not be used by the owner for future additions or alterations to this project or for other projects without the prior written agreement of JKAE. Any unauthorized use of these documents shall be at the Owner’s sole risk and without liability to JKAE and consultants 4/22/2022 11:54:59 AM BIM 360://21-375 Mammoth-Parcel Ph2-Arch/21-375 Parcel Phase 2.rvt A6.0
KM
ML
21-375
04/01/2022

SHADOW DIAGRAM
TPC HOUSINGTOWN OF MAMMOTH LAKES - THEPACEL PHASE 21699 TAVERN RN APN 035-010-020
NO. DATE ISSUE
1" = 30'-0"

SHADOW STUDY SITE PLAN
N
DECEMBER 21ST @ 12:00PM

Page 42 of 93 ends

PARKING
8'-0" MIN. @ VAN ACCESSIBLE
5' - 0" MIN.
3' - 0" TYP.
2 COATS, 4" WIDE TRAFFIC PAINT,
COLOR: BLUE. TYP.
2 COATS OF TRAFFIC RATED
PAINT. 12" HIGH BLUE LETTERS,
HELVETICA MEDIUM 1-1/2"
STROKE TYPICAL.
3' - 0"
1' - 0" 1' - 3" 1' - 0"
6' - 0"
2' - 0"
6' - 0"
5' - 0"

CURVED ARROW

WHERE SHOWN
ON PLAN.

PAINT SOLID CALIF. D.O.T. YELLOW
CLEARANCE HEIGHT 8' - 10"
10' - 0"
1' - 0"
DA-1

ELECTRIC

VEHICLE

CHARGING

STATION
1' - 0"
1' - 6"
EV-1

ALUMINUM PANEL SIGN

MEDIUM BROOM OR TROWEL FINISH

OVER ENTURE EXTEND OF PARKING
GARAGE FLOOR AREA.

NOTE:

1. 2.

3. 4.

ALL VEHICULAR TRAFFIC AISLES AND

PARKING AREAS TO RECEIVE LIGHT
SWIRL PATTERN.

ALL PEDESTRIAN RAMPS TO
RECEIVE A MEDIUM BROOM FINISH.

ALL ENCLOSED ROOMS TO RECEIVE
A LIGHT BROOM FINISH, U.N.O.

ALL PEDESTRIAN DROP OFF AND

TRANSITION AREAS TO THE

APARTMENTS TO RECEIVE A LIGHT
BROOM FINISH, U.N.O.
1' 3" ±
3' - 0"
3' - 0"

WHITE BORDER

BLUE BACKGROUND

WHITE ISA MARKING

STALL MARKING TO

COMPLY WITH REVISED STD
PLAN RSP A24C
1' - 6" 0' - 8"
1' - 0"

PARKING
ONLY

MINIMUM
FINE $250
1" HIGH LITTERS, MIN.

ALUMINUM PANEL SIGN

ACCESSIBLE STALL SIGNAGE TO

COMPLY WITH CBC SECTION
11B-502.6 AND 11B-703
ALTERNATE LETTERING TO READ:

VAN

ACCESSIBLE

AT VAN COMPLIANT STALLS, (SEE PLAN
FOR "VAN" STALL IDENTIFICATION)
NOTE: MOUNT SIGN AT EVERY
ACCESSIBLE STALL.
80" A.F.S.

POST MOUNTED (WHERE REQUIRED)
AP-1
Unauthorized vehicles parked in
designated accessible spaces
not displaying distinguishing
placards or special license
plates issued for persons with
disabilities will be towed away at
the owner's expense. Towed
vehicles may be reclaimed at
_____________
_____________
by telephoning
_____________
2' - 0"
2' - 0"
60" A.F.S
0' - 4" POST MOUNTED

ALUMINUM PANEL SIGN
ADDRESS AND PHONE NUMBER "COPY"

TO BE VERIFIED BY THE CONTRACTOR

TOWING SIGNAGE TO COMPLY WITH
CBC SECTION 1129B.4 AND 1117B.5
1" HIGH LETTERS, MIN.

NOTE: MOUNT SIGN ADJACENT TO EACH DRIVEWAY ENTRANCE ONTO THE SITE. SEE SITE PLAN FOR LOCATION
3' - 0" TYP.
2 COATS, 4" WIDE TRAFFIC PAINT,
COLOR: TO BE VERIFIED WITH
THE CITY.
2 COATS OF TRAFFIC RATED
PAINT. COLOR & RADIUS TO BE
VERIFIED WITH THE CITY.
3' - 0"
2' - 0"
10"

CONCRETE WHEEL STOP AT EACH

PARKING STALL (SEE DETAIL THIS
SHEET)

ACCESSIBLE STALL MARKING (SEE

DETAIL THIS SHEET)
2 COATS, 4" WIDE TRAFFIC PAINT,
COLOR: BLUE. TYP.
9' - 0"

ACCESSIBLE
8' - 0" MIN. 9' - 0"

NO PARKING
VAN
18' - 0"

ACCESSIBLE STALL SIGNAGE
(SEE DETAIL THIS SHEET)

ACCESSIBLE STALL MARKING
(SEE DETAIL THIS SHEET)
"VAN" TEXT (WHERE OCCURS)
9' - 0"

SEE PLAN
6"
1' - 8"
LINE 1
2" TYP.

LINE 2
LINE 3
EQ EQ
2' - 0"
10"

INDICATES EXTENT OF ACTUAL

STALL INDICATED ON FLOOR

PLANS (TO BE CLEAR OF ANY

OBSTRUCTION)
2 COATS, 4" WIDE TRAFFIC RATED
PAINT, COLOR: WHITE

STALL IDENTIFICATION PER
OWNER: 2 COATS OF TRAFFIC
RATED PAINT. 12" HIGH WHITE
NUMBERS / LETTERS.

HELVETICA MEDIUM 1-1/2"
STROKE TYP.

CONCRETE WHEEL STOP AT EACH

GARAGE PARKING STALL (SEE

DETAIL THIS SHEET)

FROM END OF STALL
2' - 6"6"
4' - 0"
7"
PROVIDE WHEEL STOPS AT EACH PARKING STALL.
(2) #3 REBARS

WHEEL STOP ANCHORED

TO CONCRETE WITH EPOXY

PRE-CAST CONCRETE

WHEEL STOP

DRAINAGE SLOT
Checked By
Drawn By
Project No.

Drawing No.
© Date
Drawing Title
Project
Seal

NOT FOR

CONSTRUCTION

JK ARCHITECTUREE N G I N E E R I N G
www.jkaedesign.com
AUBURN | TAHOE CITY | RENO | SAN JOSE
Drawings and specifications prepared by JK Architecture and Engineering and consultants are for use solely with respect to this project. JKAE and consultants are deemed the authors and owners of these documents and shall retain all common law, statutory and other reserved rights, including copyrights. These documents shall not be used by the owner for future additions or alterations to this project or for other projects without the prior written agreement of JKAE. Any unauthorized use of these documents shall be at the Owner’s sole risk and without liability to JKAE and consultants 4/22/2022 11:55:00 AM BIM 360://21-375 Mammoth-Parcel Ph2-Arch/21-375 Parcel Phase 2.rvt A7.0
KM
ML
21-375
04/01/2022

PARKING DETAILS
TPC HOUSINGTOWN OF MAMMOTH LAKES - THEPACEL PHASE 21699 TAVERN RN APN 035-010-020
NO. DATE ISSUE
3/8" = 1'-0"

ACCESSIBLE LOADING MARKING
1/2" = 1'-0"

DIRECTIONAL ARROW
1" = 1'-0"

DRIVE AISLE SIGNAGE
3" = 1'-0"
EV Charging Sign
1" = 1'-0"

GARAGE FLOOR TEXTURE
1 1/2" = 1'-0"
R99C ACCESSIBILITY SIGN
1 1/2" = 1'-0"
R100B TOW-AWAY SIGN
3/8" = 1'-0"

STRIPE MARKING
1/4" = 1'-0"

TYPICAL ACCESSIBLE STRIPING
1/4" = 1'-0"

TYPICAL STALL MARKING
3/4" = 1'-0"

WHEEL STOP

INTERNATIONAL SYMBOL OF

ACCESSIBILITY (ISA) MARKING
3/4" = 1'-0"

Page 43 of 93 ends

4 A7.1
16 12
A7.1
12'-0"
2% SLOPE

0.5% SLOPE
EJ
CURB
8" CONCRETE SLAB OVER
6" BASE ROCK WITH #3
BARS @ 18" O.C. EACH
WAY
FRONT
REAR
RIGHT

NOTE - FOR ELEVATIONS,
SEE:

CANE BOLT SLEEVE
(TYP. OF 4 LOCATIONS)
A7.1
20' - 0"
13' - 4"
3' - 9 1/2" 8' - 5"
A7.1
9 1/2" DIA. STEEL CANE BOLT

ASSEMBLY, WELDED TO
FRAME
1/4" THK. x 4" x 4" STEEL

L-CHANNEL WELDED

GATE FRAME
1 1/2" x 20 GA. STEEL
DECKING. USE 1/2" DIA.

PUDDLE WELDS AT 12"
O.C. FOR FASTENING

TO GATE FRAME
OUTLINE OF 1/2" DIA.

STEEL ROD GATE
BRACE
8" CMU WALL, TYP.
(3) HEAVY DUTY STEEL

HINGES EQUALLY

SPACED AND WELDED TO

COLUMN AND L-CHANNEL

GATE FRAME
1/4" THK. x4"x4" STEEL

L-CHANNEL WELDED

GATE FRAME
1 1/2"x18 GA. STEEL
DECKING. USE 1/2" DIA.

PUDDLE WELDS AT 12"
O.C. FOR FASTENING TO

GATE FRAME
C 7 x 9.8 STEEL CHANNEL,

GROUT FILLED AND

FASTENED WITH WELDED
5/8" DIA. STEEL NELSON
STUDS AT 16" O.C. AND
WITHIN 6" OF TOP AND
BOTTOM. CAP TOP AND
BOTTOM WITH 1/4" STEEL

PLATES SHAPED AND
WELDED

INTERIOR EXTERIOR
CONC. CURB (AT TRASH
ENCLOSURE), TYP.

ALL STEEL FOR GATE

ASSEMBLY TO BE

GALVANIZED AFTER

FABRICATION, GRIND

ALL WELDS SMOOTH,
PRIMED, AND PAINTED.

LATCH AT GATE LEAFS

HINGE AT CMU WALL
8"
HSS 6 x 6 x 5/8" TUBE
STEEL COLUMN . SSD
(3) HEAVY DUTY STEEL

HINGES EQUALLY

SPACED AND WELDED TO

COLUMN AND L-CHANNEL
GATE FRAME. USE 1/4"

WELD AND WELD ALL
AROUND
1/4" THK. x2.5"x4" STEEL

L-CHANNEL GATE FRAME
1 1/2"x18 GA. STEEL
DECKING. USE 1/2"
DIA. PUDDLE WELDS
AT 12" O.C. FOR

FASTENING TO GATE
FRAME.

HINGE AT STEEL COLUMN
(DBL. GATE)
1/4"
± 2"
2 1/2"
2 1/2"
MIN
4"
7 A1.2
11 A7.1
14 A7.1
9 A7.1
4 A7.1
+6'-0"
T.O. CMU
0'-0"
T.O. CURB

VERIFY HEIGHT

WITH TRASH BINS
2"
CLR.

RIGHT ELEVATION
(LEFT ELEV. SIM.)

FRONT ELEVATION REAR ELEVATION
CONT. PRECAST

CONCRETE CAP

SLUMP STONE CMU WALL

TO MATCH EXISTING

BUILDING WALL FINISH

STEEL GATE
OUTLINE OF CONT.

TRASH BIN GUARD

ALONG INTERIOR

STEEL COLUMN OF CMU WALLS

GATE BRACE
& GATES

BUMP RAIL
COLOR #1 (TYP.)

APPLY GRAFFITI RESISTENT COATING
ON CMU AFTER INSTALLATION.
6' - 0"

ALIGN WITH

TRASH HANDLES
2 1/2" MIN.
8" CMU TRASH

ENCLOSURE WALL

CONTINUOUS
PRESSURE TREATED 2x6

TRASH BIN GUARD,
BEVEL ENDS @ 45°
3/8" ∅ HILTI KB3 AT 24" O.C.

W/ 2 1/2" MIN. EMBED.
(COUNTER SINK HEAD

FLUSH WITH SURFACE OF
2x6) INSTALL 4" MIN. AWAY

FROM EDGE OF WALL

CMU EXTERIOR FINISH TO

BE SPLIT FACE, COLOR

TO BE SELECTED BY

ARCHITECT

ALLIGN WITH TOP OF CURB
40"±

FROM TOP OF SLAB
6"
VARIES
4"

STEEL DECKING

STEEL CHANNEL

GATE FRAME
1/2" DIA. STEEL CANE

BOLT ASSEMBLY, SEE

NOTE FOR LATCH
BELOW
GALV. STEEL LATCH
WITH PADLOCK.

NOTE: MAY BE OMITTED

IF CANE BOLT ASSEMBLY

IS LOCKABLE
1/2" DIA. STEEL CANE

BOLT IN EMBEDED STEEL

SLEEVE AT CLOSED
POSITION AND AT 90

DEGREE OPEN POSITION

DIAGONAL GATE BRACE

ALL STEEL FOR GATE

ASSEMBLY TO BE

GALVANIZED AFTER

FABRICATION, GRIND

ALL WELDS SMOOTH,
PRIMED, AND PAINTED.
1/2" DIA. STEEL CANE

BOLT AND SLEEVE
10"
4 1/2" 4 1/2"
0' - 2"
1 1/2"
6"

COUPLER NUT AT CENTER OF GATE BRACE
1/2" DIA. STEEL BRACE ROD THREADED AT ENDS
3x3x1/4" THK STEEL ANGLE WELDED TO

GATE-FRAME

TOP OF ANGLE AT HINGE SIDE

BOTTOM OF ANGLE
SPOT WELD NUT TO ANGLE, (TYP.)

AT SWING SIDE
0' - 3"
0' - 3"
7 A7.1
+6'-0" MAX.

T.O. CMU
0'-0"
T.O. CURB

VERIFY HEIGHT

WITH TRASH BINS

PRECAST CMU WALL CAP
(9) COURSE 8" CMU

WALL (GROUT FILL

ALL CELLS)
POURED CONC.

SLAB AND CURB

ADJACENT CONCRETE

WALK (SHOWN) OR

MOWSTRIP / APRON
PRE-MOLDED 3/8"

EXPANSION JOINT

FILLER WITH SELF

LEVELING SEALANT
#5 VERT. AT 16" O.C.

AT CENTER OF WALL.
(PROVIDE (2) DOWELS

AT ALL ENDS AND

CORNERS)
#5 DOWELS LAP TO
VERT. AT 16" O.C.

ALTERNATE STANDARD
90° HOOK UNDER
CONT. #5s.
#4 AT 12" O.C.
(3) #5 CONTINUOUS
#4s HORIZ. CONTINUOUS
AT 24" O.C.
(2) #5s CONTINUOUS
1/2" CHAMFER
(1) # 5 CONTINUOUS
PLAN
4'-9"
2'-6"
#4s AT 12" O.C.
(8) #6s VERT.

CONC.

FOOTING
HSS 6x6x5/8

TUBE STEEL
COLUMN

CONCRETE

SLAB / APRON
#4s AT 12" O.C.
(8) #6s VERT.

CONC. FOOTING PLAN

SECTION
A.C. PAVING
CLR. 2' - 6"
3" 2' - 0"
3" 0' - 3" TYP. 1' - 0"
2' - 6"
MIN.
3"
MIN.
3"
Checked By
Drawn By
Project No.

NOT FOR

CONSTRUCTION

JK ARCHITECTUREE N G I N E E R I N G
www.jkaedesign.com
AUBURN | TAHOE CITY | RENO | SAN JOSE
Drawings and specifications prepared by JK Architecture and Engineering and consultants are for use solely with respect to this project. JKAE and consultants are deemed the authors and owners of these documents and shall retain all common law, statutory and other reserved rights, including copyrights. These documents shall not be used by the owner for future additions or alterations to this project or for other projects without the prior written agreement of JKAE. Any unauthorized use of these documents shall be at the Owner’s sole risk and without liability to JKAE and consultants 4/22/2022 11:55:00 AM BIM 360://21-375 Mammoth-Parcel Ph2-Arch/21-375 Parcel Phase 2.rvt A7.1
KM
ML
21-375
04/01/2022

TRASH ENCLOSURE

DETAILS
TPC HOUSINGTOWN OF MAMMOTH LAKES - THEPACEL PHASE 21699 TAVERN RN APN 035-010-020
NO. DATE ISSUE
1/4" = 1'-0"
6 CMU TRASH ENCLOSURE
3" = 1'-0"
4 CMU TRASH ENCLOSURE GATE JAMBS
1/4" = 1'-0" 12 CMU TRASH ELEV
6" = 1'-0"
7 CMU TRASH ENCLOSURE BINGUARD
3" = 1'-0" 11 CMU TRASH ENCLOSURE GATE LATCH
3" = 1'-0" 9

CMU TRASH ENCLOSURE GATE BRACE
1" = 1'-0" 16 CMU TRASH ENCLOSURE WALL SECTION
1" = 1'-0" 14 CMU TRASH ENCLOSURE COLUMN & FOOTING

Page 44 of 93 ends

SW 6146 - UMBER SW 7562 - ROMAN COLUMN SW 6146 - UMBER
SW 7048 - URBANE
BRONZE
SW 2839 - ROYCROFT

COPPER RED
CF-1 : BOARD FORM CONCRETE
FC-1 : FIBER CEMENT T+G SIDING,

HORIZONTAL
FC-2 : FIBER CEMENT FLAT PANEL
SIDING
FC-5 : FIBER CEMENT BOARD AND

BATTEN, VERTICAL
MP-1 : CORRUGATED METAL
PANEL SIDING, VERTICAL SV-1 : STONE VENEER FC-4 : FIBER CEMENT TRIM BOARD FC-3 : FIBER CEMENT SOFFIT
PANEL
MR-1 : STANDING SEAM METAL

ROOFING

COLOR SCHEME A
COOL DURA TECH 5000,

SLATE GRAY

NATURAL WEATHERED GREY MEDIUM TEXTURE WOOD

GRAIN FORM BOARDS

ARBUTUS SQUARES & RECS
*FC-6 : FIBER CEMENT FLAT PANEL
SIDING, SAME COLOR AS TRIM (FC-4)
SW 7562 - ROMAN COLUMN SW 6146 - UMBER
SW 7048 - URBANE
SW 6221 - MOODY BLUE SW 9105 - ALMOND ROCA BRONZE
CF-1 : BOARD FORM CONCRETE
FC-1 : FIBER CEMENT T+G SIDING,

HORIZONTAL
FC-2 : FIBER CEMENT FLAT PANEL
SIDING
FC-5 : FIBER CEMENT BOARD AND

BATTEN, VERTICAL
MP-1 : CORRUGATED METAL
PANEL SIDING, VERTICAL SV-1 : STONE VENEER FC-4 : FIBER CEMENT TRIM BOARD FC-3 : FIBER CEMENT SOFFIT
PANEL
MR-1 : STANDING SEAM METAL

ROOFING
COOL DURA TECH 5000,

SLATE GRAY

COLOR SCHEME B

NATURAL WEATHERED
GREY

MEDIUM TEXTURE WOOD

GRAIN FORM BOARDS

ARBUTUS SQUARES & RECS
SM-1 : SHEET METAL COPING

AND FLASHING
SW 7069 - IRON ORE
WD-1 : WOOD TIMBER

STRUCTURE
SW 6146 - UMBER
*FC-6 : FIBER CEMENT FLAT PANEL
SIDING, SAME COLOR AS TRIM (FC-4)
SW 6146 - UMBER SW 7562 - ROMAN COLUMN SW 6146 - UMBER
SW 7048 - URBANE
SW 6194 - BASIL BRONZE
CF-1 : BOARD FORM CONCRETE
FC-1 : FIBER CEMENT T+G SIDING,

HORIZONTAL
FC-2 : FIBER CEMENT FLAT PANEL
SIDING
FC-5 : FIBER CEMENT BOARD AND

BATTEN, VERTICAL
MP-1 : CORRUGATED METAL
PANEL SIDING, VERTICAL SV-1 : STONE VENEER FC-4 : FIBER CEMENT TRIM BOARD FC-3 : FIBER CEMENT SOFFIT
PANEL
MR-1 : STANDING SEAM METAL

ROOFING

COLOR SCHEME C
COOL DURA TECH 5000,

SLATE GRAY

NATURAL WEATHERED
GREY

MEDIUM TEXTURE WOOD

GRAIN FORM BOARDS

ARBUTUS SQUARES & RECS
*FC-6 : FIBER CEMENT FLAT PANEL
SIDING, SAME COLOR AS TRIM (FC-4)

TYPICAL UNIT PATIO DOORS -

MILGARD TUSCANY SERIES VINYL
OUTSWING DOOR W/ 1 PANEL

UNIT WINDOWS - MILGARD

TUSCANY SERIES VINYL WINDOW

TYPICAL STOREFRONT SYSTEM -
KAWNEER 451 SERIES RECESSED DOWN LIGHT BUILDING MOUNTED WALL SCONCE OPTIONS 12' POLE-TOP LIGHT

GENERAL SITE MATERIALS

ESPRESSO OR BRONZE

FRAME COLOR

ESPRESSO OR BRONZE

FRAME COLOR
Checked By
Drawn By
Project No.

NOT FOR

CONSTRUCTION

JK ARCHITECTUREE N G I N E E R I N G
www.jkaedesign.com
AUBURN | TAHOE CITY | RENO | SAN JOSE
Drawings and specifications prepared by JK Architecture and Engineering and consultants are for use solely with respect to this project. JKAE and consultants are deemed the authors and owners of these documents and shall retain all common law, statutory and other reserved rights, including copyrights. These documents shall not be used by the owner for future additions or alterations to this project or for other projects without the prior written agreement of JKAE. Any unauthorized use of these documents shall be at the Owner’s sole risk and without liability to JKAE and consultants 4/22/2022 12:09:09 PM BIM 360://21-375 Mammoth-Parcel Ph2-Arch/21-375 Parcel Phase 2.rvt A8.0
KM
ML
21-375
04/01/2022

MATERIALS AND COLOR
LEGEND
TPC HOUSINGTOWN OF MAMMOTH LAKES - THEPACEL PHASE 21699 TAVERN RN APN 035-010-020
NO. DATE ISSUE

Page 45 of 93 ends

Checked By
Drawn By
Project No.

NOT FOR

CONSTRUCTION

JK ARCHITECTUREE N G I N E E R I N G
www.jkaedesign.com
AUBURN | TAHOE CITY | RENO | SAN JOSE
Drawings and specifications prepared by JK Architecture and Engineering and consultants are for use solely with respect to this project. JKAE and consultants are deemed the authors and owners of these documents and shall retain all common law, statutory and other reserved rights, including copyrights. These documents shall not be used by the owner for future additions or alterations to this project or for other projects without the prior written agreement of JKAE. Any unauthorized use of these documents shall be at the Owner’s sole risk and without liability to JKAE and consultants 4/22/2022 11:55:01 AM BIM 360://21-375 Mammoth-Parcel Ph2-Arch/21-375 Parcel Phase 2.rvt A8.1
KM
ML
21-375
04/01/2022

RENDERS
TPC HOUSINGTOWN OF MAMMOTH LAKES - THEPACEL PHASE 21699 TAVERN RN APN 035-010-020
NO. DATE ISSUE
BUILDING 2E - SEE

COLOR SCHEME C
BUILDING 2D - SEE

COLOR SCHEME A
BUILDING 2C - SEE

COLOR SCHEME B
BUILDING 2B - SEE

COLOR SCHEME B
BUILDING 2A - SEE

COLOR SCHEME A
PHASE 2 SITE AERIAL

Page 46 of 93 ends

Checked By
Drawn By
Project No.

NOT FOR

CONSTRUCTION

JK ARCHITECTUREE N G I N E E R I N G
www.jkaedesign.com
AUBURN | TAHOE CITY | RENO | SAN JOSE
Drawings and specifications prepared by JK Architecture and Engineering and consultants are for use solely with respect to this project. JKAE and consultants are deemed the authors and owners of these documents and shall retain all common law, statutory and other reserved rights, including copyrights. These documents shall not be used by the owner for future additions or alterations to this project or for other projects without the prior written agreement of JKAE. Any unauthorized use of these documents shall be at the Owner’s sole risk and without liability to JKAE and consultants 4/22/2022 11:55:01 AM BIM 360://21-375 Mammoth-Parcel Ph2-Arch/21-375 Parcel Phase 2.rvt A8.2
KM
ML
21-375
04/01/2022

RENDERS
TPC HOUSINGTOWN OF MAMMOTH LAKES - THEPACEL PHASE 21699 TAVERN RN APN 035-010-020
NO. DATE ISSUE
SITE ENTRANCE @ CENTER ST, BLDG 2A
GARAGES @ BLDG 2A SITE ENTRANCE @ TAVERN RD, BLDG 2D

Page 47 of 93 ends

Checked By
Drawn By
Project No.

NOT FOR

CONSTRUCTION

JK ARCHITECTUREE N G I N E E R I N G
www.jkaedesign.com
AUBURN | TAHOE CITY | RENO | SAN JOSE
Drawings and specifications prepared by JK Architecture and Engineering and consultants are for use solely with respect to this project. JKAE and consultants are deemed the authors and owners of these documents and shall retain all common law, statutory and other reserved rights, including copyrights. These documents shall not be used by the owner for future additions or alterations to this project or for other projects without the prior written agreement of JKAE. Any unauthorized use of these documents shall be at the Owner’s sole risk and without liability to JKAE and consultants 4/22/2022 11:55:01 AM BIM 360://21-375 Mammoth-Parcel Ph2-Arch/21-375 Parcel Phase 2.rvt A8.3
KM
ML
21-375
04/01/2022

RENDERS
TPC HOUSINGTOWN OF MAMMOTH LAKES - THEPACEL PHASE 21699 TAVERN RN APN 035-010-020
NO. DATE ISSUE
CENTER ST. LOOKING NORTH, BLDG 2B
GARAGES @ BLDG 2B CORNER INTERSECTION, BLDGS 2B AND 2C

Page 48 of 93 ends

Checked By
Drawn By
Project No.

NOT FOR

CONSTRUCTION

JK ARCHITECTUREE N G I N E E R I N G
www.jkaedesign.com
AUBURN | TAHOE CITY | RENO | SAN JOSE
Drawings and specifications prepared by JK Architecture and Engineering and consultants are for use solely with respect to this project. JKAE and consultants are deemed the authors and owners of these documents and shall retain all common law, statutory and other reserved rights, including copyrights. These documents shall not be used by the owner for future additions or alterations to this project or for other projects without the prior written agreement of JKAE. Any unauthorized use of these documents shall be at the Owner’s sole risk and without liability to JKAE and consultants 4/22/2022 11:55:01 AM BIM 360://21-375 Mammoth-Parcel Ph2-Arch/21-375 Parcel Phase 2.rvt A8.4
KM
ML
21-375
04/01/2022

RENDERS
TPC HOUSINGTOWN OF MAMMOTH LAKES - THEPACEL PHASE 21699 TAVERN RN APN 035-010-020
NO. DATE ISSUE
BLDG 2E LOBBY ENTRANCE
BLDG 2E, NORTHEAST CORNER
BLDG 2E SOUTH ENTRANCE
BLDG 2E, NORTH ENTRANCE

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SW 6146 - UMBER
SW 7048 - URBANE
BRONZE
SW 2839 - ROYCROFT

COPPER RED

BOARD FORM CONCRETE
FIBER CEMENT T+G

SIDING, HORIZONTAL

FIBER CEMENT FLAT

PANEL SIDING

CORRUGATED METAL

PANEL SIDING, VERTICAL STONE VENEER FIBER CEMENT TRIM BOARD

FIBER CEMENT SOFFIT
PANEL

STANDING SEAM METAL

ROOFING
COOL DURA TECH 5000,

SLATE GRAY

NATURAL WEATHERED GREY

MEDIUM TEXTURE WOOD

GRAIN FORM BOARDS

ARBUTUS SQUARES & RECS
SW 6146 - UMBER
PHASE 1 MATERIALS AND COLOR SCHEME
Checked By
Drawn By
Project No.

NOT FOR

CONSTRUCTION

JK ARCHITECTUREE N G I N E E R I N G
www.jkaedesign.com
AUBURN | TAHOE CITY | RENO | SAN JOSE
Drawings and specifications prepared by JK Architecture and Engineering and consultants are for use solely with respect to this project. JKAE and consultants are deemed the authors and owners of these documents and shall retain all common law, statutory and other reserved rights, including copyrights. These documents shall not be used by the owner for future additions or alterations to this project or for other projects without the prior written agreement of JKAE. Any unauthorized use of these documents shall be at the Owner’s sole risk and without liability to JKAE and consultants 4/22/2022 11:55:01 AM BIM 360://21-375 Mammoth-Parcel Ph2-Arch/21-375 Parcel Phase 2.rvt A8.5
Author
Checker
21-375
04/01/2022

PARCEL PHASE

COMPARISON
TPC HOUSINGTOWN OF MAMMOTH LAKES - THEPACEL PHASE 21699 TAVERN RN APN 035-010-020
PHASE 1

PODIUM AND SITE PARKING PROVIDED

ONE-STORY BUILDINGS AND PROMENADE ALONG CENTRAL PARK

DAY CARE FACILITY AND PLAY AREAS ALONG PROMENADE

RESIDENTIAL UNITS FORM BACKDROP
PHASE 2
THIS PHASE CONSISTS OF 1 CENTRAL PODIUM BUILDING, SIMILAR TO PHASE 1,SURROUNDED BY A PERIMETER OF 4 TUCK UNDER BUILDINGS THAT PROVIDE

SOME GROUND FLOOR RESIDENTIAL UNITS WITH PATIOS

VARIETY OF PODIUM PARKING, TUCK UNDER GARAGES, AND SITE PARKING

SMALLER GROUND FLOOR AREA ON THE PODIUM BUILDING

CENTRAL GREEN WILL WITH NATURAL LANDSCAPE
3 PROPOSED COLOR SCHEMES BETWEEN THE FIVE BUILDINGS, INCLUDING A NEW

MATERIAL INTRODUCED THROUGHOUT - VERTICAL BOARD AND BATTEN

MAIN ENTRANCE ROAD (INYO) FEATURES TWO DISTINCT THMATIC APPROACHES

TO STREET FROM DESIGN ON EITHER SIDE

GROUND LEVEL UNITS ENGAGE STREET FRONT ALONG BOTH INYO AND TAVERN

ARTICULATED ENTRANCE ELEMENT

BIKE STORAGE AREAS ALONG CENTRAL GREEN

OPEN PODIUM ON BOTH SIDES

NATURAL LANDSCAPE

RESIDENTIAL GROUND LEVEL UNITS FROM STREET-FRONT

SEMI-ENCLOSED PORCHES

COLOR ACCENT AREAS AT PAVILLIONS

INTRODUCTION OF BOARD AND BATTEN CLADDING

TUCK UNDER GARAGES DEFINE PERIMETER LOOP

MIX OF BUILDING MOUNTED AND POLE TOP LIGHT FIXTURES

INTROUDCTION OF BOARD AND BATTEN CLADDING

ONE-STORY BUILDING AND PROMENADE ALONG CENTRAL PARK

COMMUNITY CENTER FACILITY AND PICNIC AREAS ALONG PROMENADE

RESIDENTIAL UNITS FORM BACKDROP

CONSISTENT COLOR THEME BETWEEN THE TWO BUILDINGS

PODIUM AND STAIR ENTRANCES FROM STREET-FRONT

COVERED WALKWAYS

COLOR ACCENT AREAS AT STAIR TOWER

CONSISTENT COLOR THEME BETWEEN THE TWO BUILDINGS

ARTICULATED ENTRANCE ELEMENT

BIKE STORAGE AREAS ALONG REAR PERIMETER

OPEN PODIUM ON ONE SIDE
SUMMARY COMPARISON:

Parcel Phase 1 (The Sawyer) and Parcel Phase 2 (Flycatcher) Although the two phases are intended to maintain basic, common character traits between them, there are unique thematic differences in the planning, material applications, architectural details, and landscape concepts of each.

The Planning of Phase 1 revolves around the main central park for the entire development. Adjacent to the park are the public spaces; a community room, fitness gym, management and leasing offices, entrance lobby, and a proposed day care center. This one-story component of the design provides a human scale element along the park frontage where the generous glazing provides a welcoming feel. The two 4 story podium buildings form more of a backdrop to the open space. Phase 2 differs substantially in its relationship to the streets. Smaller, 3 story buildings engage the street and sidewalks with ground level units and porches fronting both major roads that serve the development, providing a more intimate building scale along the sidewalks.

The larger 4 story podium building is set internal to the property and defines a central public open space. Internal to the Phase 2 property, tuck-under parking spaces in the street-front buildings that are enclosed with garage doors form the perimeter of the loop drive.

Phase 2 adopts much of the material palette from Phase 1 but introduces new and unique features. Stone cladding is deployed more prominently on stair towers, column bases, and building wainscots. This provides an attractive and durable base at ground level. A fiber cement board and batten cladding is used in lieu of the flat panel elements in specific locations to give more areas of vertically oriented texture on building facades. A primary theme throughout Phase 2 is adoption of 3 different color schemes depending on building types. Buildings 2A and 2D utilize a scheme very similar to Phase 1 which helps to reinforce the continuity of the development.

Buildings 2B, 2C, and 2E vary significantly in color application. See sheet A8.0 for palette descriptions.

Both phases adopt an articulation approach that utilize shed roof pavilions to differentiate building heights and forms, and a variety of module depths to create offsets in the wall planes. These variations are more pronounced on the smaller 3-story buildings of Phase 2. More color accent surfaces are added to the Phase 2 buildings as vertical strips aligning with windows in the pavilion elements.

The landscape concept for Phase 2 departs from Phase 1 in terms of a more limited plant palette. The goal is to leave much of the site in its natural state, preserving as many trees as possible, and allowing native plants to thrive under their normal conditions. Irrigation is intended for new tree and planting area establishment but otherwise minimal.

NO. DATE ISSUE

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1699 Tavern Road & 33 Center Street

TO W N O F M A M M OT H L A K E S

J O I N T TO W N C O U N C I L A N D P L A N N I N G A N D E C O N O M I C D E V E LO P M E N T C O M M I S S I O N M E E T I N G M AY 2 5 , 2 0 2 2
The Parcel Affordable
Housing Project

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OBJECTIVES

OF THE JOINT

MEETING

1. Update on Phase I “The Sawyer”

2. Present Phase 2 “The Kingfisher” building and
schematic plans and receive feedback from PEDC
and Town Council for future (June) approval.
(PEDC and Town Council)
This is an informational agenda item and no action will be taken.

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PROJECT SITE
• Parcel Master Plan zoning
• Approximately 22.69 acres
• CEQA has been previously prepared

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THE PARCEL

GUIDING

PRINCIPLES
AND

DEVELOPMENT

OBJECTIVES
Long-term
Community Housing
Provide long-term community housing by addressing a
substantial portion of Mammoth Lakes’ current housing
need.

Mobility Options
Provide a range of mobility options and multi-modal (walk, bike, transit, etc.) connections from The Parcel to
community destinations.

Amenities & Open
Space
Provide amenities and open spaces while focusing on
community housing and striving to make the best use of
every square foot of land.

Sustainable Design Focus on environmentally sustainable design concepts.

Livable
Neighborhood
Establish a livable, integrated, and well-designed community housing neighborhood that stands the test of time.

Economic Viability
Balance guiding principles and development objectives with a viable development program that is sustainable over the long-term and can be constructed in an orderly and timely fashion.

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PROJECT

BACKGROUND
Shady Rest Master Plan was approved, and an Affordable
Housing Overlay was placed on the site
The Town of Mammoth Lakes purchased the property
A Preferred Conceptual Land Use Plan was accepted
Town partners with Pacific West Communities, Inc.
developer
The Parcel Master Plan was adopted to set the current
development standards
An entitlement package including the Major DR, UP and
LLA for Phase 1 of the Parcel was approved
Phase 1 residential and public ROW site is initiated
Tentative Tract Map is approved
Phase 2 Design Review and DIF/Land Loans are considered 1991
2018
2019
2021
2022

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“The Sawyer”
Phase 1
• 2.7-acre site
• 80 affordable multi-family housing
units and 1 resident manager unit
• 2 residential buildings
• At least 8 units for Homeless
• Daycare facility, community center,
and public park Page 56 of 93
The Sawyer - Phase 1
• Building Permits approved
• Site preparation, grading and foundations are under construction

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“The Kingfisher”
Phase 2
• 4.8-acre site
• 148 deed restricted affordable housing
units
• Likely in 2 phases, 72 units (Lot 2)
and 76 Units (Lots 1,3,4)
• Four 3-story and one 4-story
residential buildings Page 58 of 93
Phase 2: Timeline
• Complete Entitlements with PEDC (May 25th Informational, June 8th Action) • Local Funding Commitments (May 2022)
• Leverage (apply) Local funds with State Funds (July 2022) • Phased approach is likely
• State Fund anticipated Awards (October/ November 2022) • Apply and failing is better than not applying
• Shows good faith to meet IIG milestones
• Lose a month; lose a year.
• Construction Start late Spring 2023 (Modular Design)
• Construction Complete Late 2024

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Evolution of the Phase 2 Design
1- The Parcel Master Plan
Illustrative, not designed to entitlement level
2- Option 2
Meets Municipal Code Requirements
◦ Issues with Setbacks, Snow Storage, Lot
Coverage, ADA pathways, Landscaping Goals
(would require substantial tree removal).
3 Preferred Option
Based on Staff’s recommendation; Exceeds
Master Plan parking requirements; meets lot
coverage requirements; provides open space
for residents

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Phase 2:

Development
Summary
• Phased Approach
• 148 units total,
• Studios, 1-bedrooms, 2-
bedrooms, 3-bedrooms
• 219 parking spaces:
• 72 podium garage
• 44 tuck-under carport stalls
• 103 surface spaces
• Central green, passive open space,
includes “natural” features that
preserves existing trees

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Parking For Phase 2- “The Kingfisher”
Unit Type Unit Count
Required
Spaces per
Master Plan
Zoning Code
Requirements Proposed Spaces
Studio 27 13.5 27
1-BR 30 30 30
2-BR 53 79.5 106
3-BR 38 57 76
Guest - 0 33
Total Spaces 180 272 219
• Exceeds Master Plan requirements by 39 spaces

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TOML Parking
Strategy
• A temporary satellite parking lot to manage
overflow parking for The Parcel
• ~50 spaces
• Town owned, operated, and managed project
• Lot 5 is the last lot to be developed as part of
the Parcel Master Plan
• Allows for the Town to monitor the use and
need for additional parking without
encumbering Phase 2 development

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“Kingfisher”
Site and
Building Design
• Four 3-story buildings line
Inyo Street and Tavern road
to create a townhome
atmosphere, providing a
more intimate building scale
along the sidewalks
• One 4-story building is “L”
shaped and forms the
backdrop to the site

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Building
2A & 2D

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2A & 2D
Floor Plans

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Building
2B & 2C

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2B & 2C
Floor Plans

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Building 2E

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Building 2E

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2E Floor Plans
& Elevation

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2E Floor Plans
& Elevation

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Unit Plans

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Next Steps
June 8, 2022 - Design Review permit for Phase 2;
completion of land use entitlements to apply for
additional funding
July 2022 - TPC to apply for state funding for Phase 2
residential

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Questions/Discussion

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Mammoth Lakes Town Council
Agenda Action Sheet
Title: Authorize the execution of a letter of commitment for a loan in the amount of $5,032,000 related to the construction of 148 units of affordable housing on The Parcel.

Council Meeting Date: 5/25/2022
Prepared by: Sandra Moberly, Community and Economic Development Director Recommended Motion: Staff recommends that the Town Council authorize the Town Manager to execute loan documents in the amount of $5,032,000 for land/DIF as well as gap financing for construction of affordable housing on The Parcel.

Summary: See attached staff report.

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1 TOWN COUNCIL STAFF REPORT
Subject: Authorize the execution of a letter of commitment for loan and funding in the amount of $5,032,000 related to the construction of 148 units of affordable housing on The Parcel.

Meeting Date: May 25, 2022
Written by: Sandra Moberly, Community and Economic Development Director RECOMMENDATION:

Staff recommends the Town Council authorize the Town Manager to execute loan documents in the amount of $5,032,000 for land/DIF loans as well as gap financing for construction of affordable housing on The Parcel.

BACKGROUND:

The Town has been working with Pacific West Communities (PWC) on the construction of Phase 1 of The Parcel affordable housing project and the planning for Phase 2. The Design Review for Phase 2 is scheduled to be considered by the Planning and Economic Development Commission on June 8 and PWC intends to submit for State funding in early July. In order to submit for funding, the Town must execute documents showing a commitment to provide a land and DIF loan as well as gap funding for the project.

ANALYSIS/DISCUSSION:

DIF Loan
This commitment includes the estimate of Development Impact Fees (DIF) under Town Control in the amount of $415,263. The terms assumed are a loan period of 55 years, at 3% interest and payments based on residual receipts from the project. The DIF loan does not include DIF fees collected by the Town for other agencies (MCWD, MLFPD, or MCOE).

Land Loan
This commitment includes an amount equal to the land purchase price of $800,000. The terms assumed are a loan period of 55 years, at 3% interest and payments based on residual receipts from the project. A final appraisal will be prepared to confirm the price.

Gap Funding
In addition to the DIF and land loan the project will still need $3,816,737 in gap funding to complete construction of Phase 2. The Town Council has set aside $2,200,000 in funding to date and will need to set aside $1,616,737 in funding over the next 18 months to fully fund the project gap. The terms assumed are a loan period of 55 years, at 3% interest and payments based on residual receipts from the project.

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2 Summary
A letter of commitment for loan in the total amount of $5,032,000 is required for the funding application and staff has included a draft of the letter as Attachment 1. The DIF loan will need to be funded around the time of the building permit issuance and the gap funding will be due upon completion of the project. The schedule will be dependent on the award of funding and will be reimbursed using residual receipts over time.

RECOMMENDATION
Staff recommends Town Council authorize the execution of a letter of commitment for loan in the amount of $5,032,000 documents related to the construction of 148 units of affordable housing including 2 manager units and 146 affordable units on Phase 2 of The Parcel subject to final review and approval by the Town Attorney.

ATTACHMENTS
Attachment 1: PWC Loan Request Letter
Attachment 2: Draft Town Loan Commitment Letter

Page 78 of 93 ends

May 24, 2022
Dan Holler
Town Manager
Town of Mammoth Lakes
P.O. Box 1609
Mammoth Lakes, CA 93546
Re: The Parcel, Phase 2, Request for Financing
Dear Dan,
Thank you for the leadership and support you and your staff have provided toward the creation of affordable homes at The Parcel. Pacific West Communities, Inc. (PWC) and the Town have worked diligently on the design of Phase 2 of The Parcel, and we are aiming to apply for financing later this year from the State of California. In order to be successful in this endeavor, please consider this request for gap financing from the Town of Mammoth Lakes.

Phase 2 includes 148 units, but depending on financial feasibility, we may submit it as 2 “sub-phases”. The sub-phases are referred to as Phase 2.1 (72 units) and Phase 2.2 (76 units). As we have discussed, each phase of The Parcel will need a substantial commitment from the Town in order to meet the needs of the Master Plan and increase the odds that the project will be competitive for the balance of the required financing.

PWC is requesting a $5,032,000 loan for Phase 2, including the determined appraised value of the land, deferred Town impact fees and additional funds that have been previously set aside for Phase 2. This equates to approximately $34,000 per unit. We look forward to discussing this in more detail at the upcoming Town Council meeting.

We propose the loan to have the same terms as agreed to for Phase 1, including a simple interest rate not to exceed three percent (3%) with a 55-year term and payments based on residual receipts. The table below outlines our request based on sub-phases within 2.1 and

2.2, estimated impact fees, estimated land value and what we understand has been set aside to date by the Council. The appraised value will be determined by early July in time for the state financing applications to be finalized.

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2 FUNDING REQUEST SUMMARY
Units
Total
Needed
Land (est.
only)
TOML Fees
(est. only)
Previously
Committed
Today's
Request
Phase 2 148 $5,032,000 1,400,000 415,263 2,200,000 $1,016,737

2.1 72 $2,448,000

681,081 203,288 $1,070,270 $493,361

2.2 76 $2,584,000

718,919 211,975 1,129,730 $523,376

FUNDING COMMITMENT MILESTONES
May 25, 2022: Town Council to commit funds using the attached Letter of Commitment.

June 1, 2022: Execute attached Letter of Commitment for PWC to include in state financing applications.

July 2022: PWC applies for funds.

October 2022: Awards announced.

May 2023: If successful, start construction, Town loan disbursed (land loan / impact fees loan needed at construction start; balance of Town loan could be funded at construction completion – November, 2024).

Thank you for your consideration of this request, and we look forward to answering any questions you may have about this development, our work in the region, or about affordable housing finance in general.

Sincerely,
Caleb Roope
President / CEO
CC: Sandra Moberly, Shellan Rodriguez
Enclosure

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May 25, 2022
Caleb Roope, President and CEO
@ (Final LP name TBD)
430 East State Street, Suite 100
Eagle, ID 83616
RE: Request for financial support for the “Parcel Project - Phase 2.1 and 2.2” APNs ______________ located in the Town of Mammoth Lakes, Mono County, California Dear Mr. Roope:

The Town of Mammoth Lakes Town Council approved on May 25, 2023 (“Town”) a funding request from, Mammoth Lakes Pacific Associates II, a California limited partnership, to provide a loan in the amount of $5,032,000 for the development of the above described 148- unit project (the “Project”). The loan amount is the sum committed for sub-phases 2.1 (72 units) and 2.2 (76 units), within the Master Plan area known as Phase 2. The loan for the sub-phases 2.1 and 2.2 will include the appraised value of the land, the Town’s deferred impact fees, and additional funds committed from the Town for the project. Loan terms will include a simple interest rate not to exceed three percent (3%) with a 55-year term and payments will be based on residual receipts generated from the development phases as noted herein.

Please be advised, this loan commitment is expressly conditioned upon your successful application for low-income housing tax credits or similar funding and all other necessary financing to make the Project feasible. In connection with this commitment, and as a condition to the loan, Mammoth Lakes Pacific Associates II must also execute loan documents in an agreed upon form.

We wish you the best as you attempt to obtain the balance of your required financing. If you have any questions concerning this commitment of funds, please do not hesitate to contact me at 760-965-3601 or [email protected].

Sincerely,
Daniel C. Holler
Town Manager
Town of Mammoth Lakes
Town Manager’s Office
437 Old Mammoth RD, Suite 230
P.O. Box 1609 Mammoth Lakes, CA 93546
Phone (760) 965-3601, Fax 934-7493
[email protected]
www.townofmammothlakes.ca.gov
DRAFT

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Page 2 ends

Accepted By:

MAMMOTH LAKES PACIFIC ASSOCIATES II, A CALIFORNIA LIMITED

PARTNERSHIP,
a California limited partnership
By: TPC Holdings IX, LLC,
an Idaho limited liability company, its general partner By: ___________________________
Caleb Roope, President & CEO
And
Pacific West Communities, Inc.,
an Idaho corporation, its manager
By: ___________________________
Caleb Roope, President & CEO

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Page 83 of 93 ends

Page 2 ends

Accepted By:

MAMMOTH LAKES PACIFIC ASSOCIATES II, A CALIFORNIA LIMITED

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The Parcel - Phase 2
“The Kingfisher”
Affordable Housing Development
The Power of Partnership…
May 25, 2022
Town Council Special Meeting

Page 85 of 93 ends

OBJECTIVES

OF THE TOWN COUNCIL

MEETING
Discuss Anticipated Project
Timeline
Authorize The Execution Of
Letter of Commitment to
Phase 2

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ANTICIPATED

SCHEDULE
PHASE 2
• Work Session with PEDC, Letter of
Commitment Request of Town Council
• Complete Entitlements through PEDC/ DR
approval
• Anticipated Due date for State Financing
Applications (Tax Credits, Bonds)
• Anticipated Awards
• Site Work and Construction begins
• Construction complete and Lease Up Begins
TODAY
June 2022
July 2022
Fall 2022
Spring/ Summer
2023
Late 2024

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“The Kingfisher” Phase 2: Summary
• Phased Approach
• 148 units total,
• 219 parking spaces:
• Central green with passive open space

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TOTAL LOAN

REQUEST
TOTAL Project Cost: $95,000,000
TOTAL Local Request: $5,032,000
Total Local Funds Per Unit: $34,000 Local Gap Funding
Including: Impact Fees, Land Loan, Previously Set Aside 3% simple interest, 55 years, residual receipts
Phase Unit
Count
Total Local
Financing
Needed
Land Value
(exact value
TBD)
Impact Fee
Deferral (exact
value TBD)
Currently set
Aside
Additional
Request
Phase
TOTAL 2 148 $5,032,000 1,400,000 415,263 2,200,000 $1,016,737

2.1 72 $2,448,000 681,000 203,288 $1,070,270 $493,361

2.2 76 $2,584,000 719,000 211,975 1,129,730 $523,376

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Look Back (August 2021)
Affordable Rental
with Tax Credits
Market Rate
Rental
For Sale
120% AMI
For Sale
150% AMI
Product Type 25% S, 1, 2 & 3 25% S, 1, 2 & 3 50% 2, 50% 3 50% 2, 50% 3 Sources of Funding / Unit
Conventional Permanent Debt 74,000 165,000 - -
Tax Credit Financing 410,000 - - -
IIG Podium Construction 44,000 44,000 - -
Conventional Equity - 31,000 - -
Sales Proceeds - - 445,000 595,000
TOML Contribution 32,000 * 255,000 170,000 20,000
Total Sources of Funding / Unit 560,000 495,000 615,000 615,000

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The Details

DEVELOPMENT IMPACT FEE (DIF)
TOTAL
Phase 2.1 (yellow) $203,287.50
Phase 2.2 (pink) $211,975.00

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• Kinetic Valuation Group completing
the appraisal by end of June.
• Update required for State
Applications
• Phase I appraised at $6.80 / s.f.
• Phase 2 would be approx. $7/s.f.
• Estimated Appraised Value $1,400,000
The Details

LAND LOAN- BASED ON APPRAISAL

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Our Request… Authorize The Execution Of Letter of
Commitment to Phase 2
Attached to the staff report.

Thank You.

Caleb Roope
[email protected]
Shellan Rodriguez
[email protected]

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Mammoth Lakes City CouncilMay 25, 2022

Mammoth Lakes City Council
May 25, 2022