HomeMy WebLinkAbout545 Higuera Mixed-Use - ARC Directional Items- Responses
Ten Over Studio, Inc.
805.541.1010
539 Marsh Street
San Luis Obispo, CA
info@tenoverstudio.com
tenoverstudio.com
Page 1 of 2
ARC REVIEW DIRECTIONAL ITEMS – SUMMARY OF RESPONSE
545 HIGUERA MIXED-USE
DATE: October 02, 2019
PROJECT: 545 Higuera Mixed-Use
ADDRESS: 545 Higuera St. & 486 Marsh St.
San Luis Obispo, CA 93401
APPLICATION: #ARCH-0017-2019
SUBJECT: ARC Directional Items- Design Response
FROM: TEN OVER STUDIO
CONTACT: Jessie Skidmore, jessies@tenoverstudio.com 805.541.1010
ARC REVIEW #1: ARCH-1017-2019
Please see the following summary of improvements made to 545 Higuera Mixed-Use in response to
Directional Items given by the Architectural Review Committee on 09/07/19. Please call me directly with any
questions or issues with the re-submittal.
Sincerely,
Jessie Skidmore
DIRECTIONAL ITEM #1
Revise plans to: incorporate a step back at the third floor (not fourth); step-back book-ends facing Higuera
and Marsh; slide upper floor in and constrict upper units closer together (refer to Community Design
Guidelines 4.2.B).
RESPONSE TO #1
HIGUERA ELEVATION
As best shown on A1.2, we redesigned the architecture adjacent to the Pollard House. The previous 3-story
cantilevered element was replaced with a 2-story street façade. The contemporary wood and metal was
switched out for the traditional stone & concrete architectural language. The width:height ratio is in the
same proportions of the Pollard house. To further compliment, the bay design is matched to the triple bay
of the home’s front porch, We also stepped back the third & fourth floors an additional 5’ each at both the
street facade and from the shared property line, to tier the building away from the street and the Pollard
House. The project maintains its overall distance to the property line because we feel that the park is still
the best gesture to respecting the historic home. We maintained the 3-story element at the other end of
the façade to create visual variety along the street which further deconstructs the massing of the building.
MARSH ELEVATION
As best shown on A1.2 and A2.0, we redesigned the architecture to narrow the stone façade at the street
down to three bays from the previous five. We then brought the cantilevered wood and metal element
forward to create visual variety along the street façade, while still maintaining a 5’ step back off the stone
face. We then stepped back the ground floor an additional 10’ back from the street façade to lead
pedestrians in to the midblock connection with a softer corner.
Ten Over Studio, Inc.
805.541.1010
539 Marsh Street
San Luis Obispo, CA
info@tenoverstudio.com
tenoverstudio.com
Page 2 of 2
Furthermore, the top of the stone element was brought down 2’ with a glass rail added in to maintain a 42”
guardrail height. And, finally, the setbacks of the 4th floor were increased. On The Higuera street façade, we
increased the step back from 11’-6” to 15’. On the Marsh Street façade, we increased the step back from 16’-
10” to 22’-3”.
As best shown on A2.3, we added one unit at the upper level taking some area away from the roof deck. We
still maximize our density, but did lose one unit. We are now at 55. The parking calculations have been
updated to account for this, and the new unit mix.
As shown on A1.1, the project maintains all the height compliances required by CDG 4.2.
As shown on Solar Shading studies (T2.1-T2.3) the project maintains our shading requirements at 12pm on
Winter Solstice.
DIRECTIONAL ITEM #2
Revise colors by: using a darker color on upper (fourth) floor to provide contrast and help it visually recede
more and using a lighter color on the spandrel covers (lines between floors).
RESPONSE TO #2
We revised the metal color throughout the project to be a lighter bronze color. We also updated the
renderings to show our wood element in the patina stage. We feel this brings an overall softness that
enhances the project. We attempted a version at darkening the stucco of the upper floor, but it had the
opposite effect of creating contrast, as it blended more with the wood & metal. It also clashed with the soft
yellow in the limestone. We feel that now with an overall light palate, the off-white stucco is the best
option.
DIRECTIONAL ITEM #3
Provide glass sample for review
RESPONSE TO #3
We will provide an updated material board to the satisfaction of the Planning Department.
End of responses.
Sincerely,
Jessie Skidmore