HomeMy WebLinkAboutJan 29 2020_app response10 PLANNING COMMISSION MOTION - SUMMARY OF RESPONSE
545 HIGUERA MIXED -USE
DATE: January 29. 2020
TENOVER
STUDIGAC PROJECT: 545 Higuera Mixed,' -Use
ADDRESS: 545 Higuera St. & 486 Marsh St.
San Luis Obispo, CA 93401
APPLICATION: #ARCH-0017-2019
SUBJECT: Planning Commission Motion - Responses
FROM: TEN OVER STUDIO
CONTACT: Jessie Skidmore, i5ies@tenoverstudio.com 805.541.1010
PC HEARING #11: ARCH-1017-2019
Please see the following summary of improvements made to 545 Higuera MixedHUse in response to Planning
Commission comments from the PC hearing on 01/08/20. Please call me directly with any questions or
issues with the re -submittal,
Sincerely,
Jessie Skidmore
MOTION:
The exteriors of both buildings A and 8 shall be redesigned to bring them into compatibility with
adjacent and surrounding architectural forms that reflect and preserve the historic character of the
downtown area and equally important in size and scale.
ADDITIONAL COMMENTS:
• Consider additional setbacks on Marsh and Higuera street fronts
• Does not want to influence density, noting additional setbacks would be more consistent with
policy
• Motion addresses exterior elevations; window design is critical, wants to see consistent
fenestration
Maintain four-sided architecture
• Explore issue of one-way driveway
• Make sure trees will be tall (privacy between balconies and residential use)
RESPONSE
At the previous hearing we presented all of the thoughtful considerations that crafted this project:
• Smaller Footprint. The buildings cover only half of the footprint that is allowed.
Ten over Studio, Jim • Gardens, Patios & Parks. The project accommodates 27 new on -site trees with a 24' wide park area
805.541.1010 adjacent to the historic Pollard House.
539 Marsh Street ■ Midblock connection consistent with Downtown Concept Plan. The site design provides a pedestrian
San Luis Obispo. CA
info4teaover5bidiorom cross -site connection form Marsh Street to Higuera Street as well as a wide break between the
tenoverstudio.com buildings aligning with a future path planned to connect to the Jack House Gardens.
Page 1 of 3
• Traffic Flow. Per Downtown Design Guidelines, the vehicular traffic ienters on Marsh and exits on
Higuera to avoid unnecessary vehicular traffic in the downtown core.
10• The project maximizes density.
• The project meets parking requirements.
• The project does not ask for any variances or exceptions to Land Use Policy.
TEN OVER It is our understanding that the above considerations were accepted and the density, use, size, massing,
STU010,INC siting and setbacks are approved for this project
Per the motion established at the hearing on 01/08/20 the Planning Commission is seeking further
compatibility with existing dlowntown architecture in the following areas:
1.4 Goals for Design Quality and Character
2. Integrate local cultural and historical themes into building and site design where appropriate.
3. The quality of development at city gateways and along key corridors is critical to the city's
overall image for residents and visitors.
4. Design with consideration of the site context in terms of the best nearby examples of massing,
scale, and land uses when the site is located in a notable area of the city (for example, the
Downtown, Old Town).
5. Protect the scale and character of historic neighborhoods.
3.1 Commercial Project Design Guidelines
3. Preserve the design integrity of architecturally or historically significant structures and
neighborhoods adjacent to the commercial area.
3.1.B.2 General Architectural Design Guidelines.
2. Neighborhood compatibility.
a. Appropriate design theme;
b_ Proportional building scale/size;
c. Appropriate building setbacks and massing; and
d. Appropriate colors, textures, and building materials
PROJECT UPDATES
The revised design is proposing to replace all previous limestone cladding with brick and all previous metal
and wood siding material with stucco. Smooth exterior plaster and new or used face -brick are specified in
4.2-D.1 as appropriate materials within the downtown to complement those on significant adjacent buildings,
The project street facades maintain their previous overall character that hits all the Downtown Design
Guidelines for Fa,gade Design
The interior elevations of both buildings have been revised to propose regularly spaced windows that enhance
the vertical operable portion of the window system to pick up on adjacent vertically oriented windows on
neighboring buildings. The massing has been further broken down with strategically placed decks for a visual
break and the material between the second and third floor windows will match the window frame to further
enhance the vertical composition on the elevation. The windows on the interior elevations are consistent
with the windows in the brick facades to achieve consistent fenestration. The project proposes clear glass,
as preferred in the Downtown Design Guidelines,
Ten Over Studio, Jnc,
805.541.1010
The Marsh Street canopy has been revised with more traditional column supports to visually tie into the
53L Marsh Street
San Luis Obispo. CA
porches of surrounding buildings. The use of a bulkhead has also been incorporated to the stepped -back
P 9 9 p Pp
info@tenoverstudio.com
storefront ion Marsh Street The setback allows for a gentler entry into the pedestrian connection pathway,
tenoverstudio.com
rather than having to navigate around a corner at street edge.
Page 2 of 3
10
TENOVER
STUUIO,INC
Ten Over Stadia, Inc
805.541.1010
539 Marsh Street
San Luis Obispo. CA
info@tertaverstudo.com
tenoverstudio.com
Page 3 of 3
The landscape has been revised to provide taller trees adjacent to the Pollard house to assure privacy
measures can be met.
In our revisions, we are maintaining a stance of compatibility not mimicry. In order to preserve the design
integrity of architecturally and historically significant structures in our neighborhood, we are utilizing current
details to not mislead the age of the building.
End of responses
Sincerely,
Jessie Skidmore