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Home My WebLink About590 Downtown Design Guidelines and Setbacks1r1n. ENTITLEMENT FINANCE 1 DEVELOPMENT The FIVE90 Eating, Shopping, Living )go Marsh Street San Luis Obispo FIVE90 Proiect Narrative Residences, restaurants, and retail spaces converge at the corner of Marsh and Nipomo Streets to create an engaging mixed use experience at 590 Marsh Street. This project, along with the surrounding development, will be the new beacon of the San Luis Obispo downtown district. At the pedestrian level, community members are greeted by a number of restaurants and stores facing Marsh and Nipomo Streets. The corner restaurant, The Oak Room, is ideally outfitted with a large outdoor, covered dining room. Not unlike the existing Foster's Freeze outdoor area, this new feature activates and enhances the street corner. By day, patrons can enjoy a cup of coffee and a pastry along with the ample morning sun. By night, this corner venue transforms into the place to wine and dine. Large sliding doors open the building to the covered patio, and the two-story residential "jewel box" cantilevers above. This revived downtown corner glows with activity. Above the retail spaces, spacious residential lofts enjoy unparalleled views of Cerro San Luis and the downtown core. A three level sky bridge connects The 590 with the new 570 building. The eclectic and warm pallet of materials engages with the existing downtown vernacular while offering a contemporary take. These materials include board form concrete planters, Shildan paneling system and cement plaster. As the cornerstone of this new development, The 590 serves to revive an underutilized area of the downtown core while capturing the spirit of San Luis Obispo living. COLLABORATIVE DESIGN TEAM U CONCEPTUAL ARC PACKAGE COVER SHEET 10 ArriS STUDIO ARCHITECTS A R C H TT 1027 __ she t — 200 C3 a, luls 1' 1po, ca 9340' C6 p .805.544.5622 p .805.544.56]2 — N 0 V E M B E R 1 0 T H, 2 0 1 4 ENTITLEMENT FINANCE DEVELOPMENT The FIVE90 Eating, Shopping, Living )go Marsh Street San Luis Obispo D O W N T O W N D E W DESCRIPTION Z GUIDELINE C 1 4.2.A Street Orientation 2 4.2.B.l.a Contextual Height & Scale 3 4.2.113.1.1b Visual Transitions - 4.2.B.1.c Protects Adjacent to Historical Resources 4 4.2.111.11 A Pedestrian Visibility of Upper Floors - 4.2.6.2 Obstruction of Views - 4.2.113.3 Northerly Sidewalk Shading - 4.2.B.4.a Varying Roof Heights at Multi -lot Projects 5 1 4.2.113.4.1b (Reinforced Horizontal Lines 6 4.2.B.4.c Distinction Between Street & Upper Floors 7 4.2.B.4.d Larger Buildings - Material Selection and Setback 8 14.2.B.4.e I Offsets of building form & mass S I G N G U I D E L I N E S OMPLIES Y/NJ REMARKS Y Building located at back of sidewalk Y Building is not taller than R.O.W width Y Building is set back from adjacent bldgs n/a Not Applicable Y 4th floor is not visible from adjacent public sidewalk Not A licable - Protect is not located adjacent to Pt- 1 1 n/a Public Owned Gathering Places n/a No public sidewalk on Northern Side n/a Project is located on one lot Reinforced by bldg's floor to floor height, and canopies Y and relation to The 570. Awnings and balconies further emphasize horizontal lines Y Glazing, canopies and Balconies provides break Massing allows for minor varying street setbacks. Y Recessed entries along public way provide additional massing breaks. Overall massing allows for portions of building to sit bacl Y off of street while 4th floor massing allows for portions to be hidden 1 9 4.2.B.4.f Decorative Features to Reduce Verfical Mass Y rain screen 0 4.2.B.4.g Recesses & Projections at Facades Y Entries are - I 4.2.B.4.h I Use of Color on Exterior 11 1 4.2.13.4.11 (Pedestrian Oriented Features ern nces historic bri recesses. i roviaeal Awnings anal BOiconles that project out to break up massing Y Material pallet compiments massing Building fronts on either public way or plaza. Provided Y windows and doors to allow for interaction between patrons and public 12 4.2.B.4.j Quality of Natural & Reflected Light Y Proposed materials are warm & non -reflective 13 4.2.111.5.a-b Location of Utilities Y Provided electrical room on ground level. 14 4.2.B.5.c 8' Min. Clear Width Sidewalk Y Maintained - 4.2.B.5.d Service Access Y Provided service access less than 20% O II Ch t C t xf 1 P rt This building incorporates a contemporary view of o 14.2.C.1 & 2 vera arac er & one ua ropo ions Y downtown 16 4.2.C.3 & 4 Storefront Rhythm & Proportions 17 4.2.C.5a-d Walls at Street Level 18 4.2.C.6 Doorways 19 4.2.C.7 Bulkheads - I 4.2.D.1 I Finish Materials - 4.2.D.2 Remodeling Existing Storefront 20 4.2.D.3.a-c Doorways - 4.2.D.4.a Added or Changed Window Style 21 4.2.D.4.b Use of Clear Glass - 4.2.D.4.c Security Gates - 4.2.D.4.d-e Traditional Storefront/Existing Windows 22 4.2.D.5.a-g Awnings - 4.2.D.6.a-f Other Details - I 4.2.E.a-f I Public Spaces, Plazas & Courtyards CONCEPTUAL ARC PACKAGE DESIGN GUIDELINES OVERVIEW OF COMPLIANCE WITH DOWNTOWN DESIGN GUIDELINES Y IN Y Broken up massing & recessed glass storefronts Y Glazed and Recessed Y Implemented Bulkheads This project incorporates Exterior Plaster, metal and Y Shildan Rainscreen system (in reference to brick found throughout downtown) /a This project is new construction Y Glazed and Recessed /a This project is new construction Y Provided Rhythm of clear glass /a Not applicable at this time /a This project is new construction Y Canopies provided over storefronts /a Not applicable at this time -I connection to public spaces COLLABORATIVE DESIGN TEAM [N C orris STUDIO ARCHITECTS A R C H I T E C T C— A marsh streets 200 C an s oblspo, cal 93401 p .805.544.5612 p 805 544 6672 — N 0 V E M BE R 1 0 T H, 2 0 1 4 ENTITLEMENT FINANCE DEVELOPMENT U NIPOMO STREET The FIVE90 I 570 MARSH 581 SOHO = b . a The FIVE90 Eating, Shopping, Living Sgo Marsh Street San Luis Obispo VII D O W N T O W N W n D E S I G N COMPLIES G U I D E L I N E S Z UC3%_rtrrnvro YEN KCMIArtna 1 4.2.A Street Orientation Y Building located at back of sidewalk 2 4.2.B.l.a Contextual Height & Scale Y Building is not taller than R.O.W width 3 4.2.B.l.b Visual Transitions Y Building is set back from adjacent bldgs - 4.2.B.1.c Protects Adjacent to Historical Resources n/a Not Applicable 4 4.2.B.l.d Pedestrian Visibility of Upper Floors Y 4th floor is not visible from adjacent public sidewalk - 4.2.6.2 Obstruction of Views n/a Not Applicable - Project is not located adjacent to Public Owned Gathering Places - 4.2.113.3 Northerly Sidewalk Shading n/a No public sidewalk on Northern Side - 4.2.B.4.a Varying Roof Heights at Multi -lot Projects n/a Project is located on one lot 5 4.2.B.4.b Reinforced Horizontal Lines Y Reinforced by bldg's floor to floor height, and canopies and relation to The 570. Awnings and balconies further emphasize horizontal lines 6 4.2.B.4.c Distinction Between Street & Upper Floors Y Glazing, canopies and Balconies provides break 7 4.2.B.4.d Larger Buildings - Material Selection and Setback Y Massing allows for minor varying street setbacks. Recessed entries along public way provide additional massing breaks. 8 4.2.B.4.e Offsets of building form & mass Y Overall massing allows for portions of building to sit back off of street while 4th floor massing allows for portions to be hidden 9 4.2.B.4.f Decorative Features to Reduce Vertical Mass Y Horizontal canopies and balconies. Along with modern rainscreen (references historic brick) 10 4.2.B.4.g Recesses & Projections at Facades Y Entries are recessed. Provided Awnings and Balconies that project out to break up massing - 4.2.B.4.h Use of Color on Exterior Y Material pallet compiments massing 11 4.2.13.4.11 Pedestrian Oriented Features Y Building fronts on either public way or plaza. Provided windows and doors to allow for interaction between patrons and public 12 4.2.B.4.j Quality of Natural & Reflected Light Y Proposed materials are warm & non -reflective 13 4.2.113.5.a-b Location of Utilities Y Provided electrical room on ground level. 14 4.2.B.5.c 8' Min. Clear Width Sidewalk Y Maintained - 4.2.B.5.d Service Access Y Provided service access less than 20% 15 4.2.C.1 & 2 Overall Character & Contextual Proportions Y This building incorporates a contemporary view of downtown buildings 16 4.2.C.3 & 4 Storefront Rhythm & Proportions Y Designed to compliment downtown rhythm and proportions 17 4.2.C.5a-d Walls at Street Level Y Broken up massing & recessed glass storefronts 18 4.2.C.6 Doorways Y Glazed and Recessed 19 4.2.C.7 Bulkheads Y Implemented Bulkheads - 4.2.D.1 Finish Materials Y This project incorporates Exterior Plaster, metal and Shildan Rainscreen system (in reference to brick found throughout downtown) - 4.2.D.2 Remodeling Existing Storefront n/a This project is new construction 20 4.2.D.3.a-c Doorways Y Glazed and Recessed IN - 4.2.D.4.a Added or Changed Window Style n/a This project is new construction 21 4.2.D.4.b Use of Clear Glass Y Provided Rhythm of clear glass - 4.2.D.4.c Security Gates n/a Not applicable at this time - 4.2.D.4.d-e Traditional Storefront/Existing Windows n/a This project is new construction 22 4.2.D.5.a-g Awnings Y Canopies provided over storefronts - 4.2.D.6.a-f Other Details n/a Not applicable at this time - 4.2.E.a-f Public Spaces, Plazas &Courtyards Refer to Overall Site Plan for specific layout and connection to public spaces CONCEPTUAL ARC PACKAGE DESIGN GUIDELINES OVERVIEW OF COMPLIANCE WITH DOWNTOWN DESIGN GUIDELINES COLLABORATIVE DESIGN TEAM U C [N orris f__ STUDIO ARCHITECTS A R C H I T E C T iC- 1027 marsh streets 200 C an tuts oblspo, ca 9340 p .8052 .5 .805.5/467.544.66 p 2 — N 0 V E M BE R 1 0 T H, 2 0 1 4 4 1 1 Il ENTITLEMENT FINANCE DEVELOPMENT u VIEW NIPOMO STREET < The FIVE90 IF o 0 0 9 570 MARSH 581 SOHO q = H . a The FIVE90 Eating, Shopping, Living Sgo Marsh Street San Luis Obispo D O W N T O W N W n D E S I G N COMPLIES G U I D E L I N E S Z UC3%_rtrrnvro YEN KCMIArtna 1 4.2.A Street Orientation Y Building located at back of sidewalk 2 4.2.B.l.a Contextual Height & Scale Y Building is not taller than R.O.W width 3 4.2.B.l.b Visual Transitions Y Building is set back from adjacent bldgs - 4.2.B.1.c Protects Adjacent to Historical Resources n/a Not Applicable 4 4.2.B.l.d Pedestrian Visibility of Upper Floors Y 4th floor is not visible from adjacent public sidewalk - 4.2.6.2 Obstruction of Views n/a Not Applicable - Project is not located adjacent to Public Owned Gathering Places - 4.2.113.3 Northerly Sidewalk Shading n/a No public sidewalk on Northern Side - 4.2.B.4.a Varying Roof Heights at Multi -lot Projects n/a Project is located on one lot 5 4.2.B.4.b Reinforced Horizontal Lines Y Reinforced by bldg's floor to floor height, and canopies and relation to The 570. Awnings and balconies further emphasize horizontal lines 6 4.2.B.4.c Distinction Between Street & Upper Floors Y Glazing, canopies and Balconies provides break 7 4.2.B.4.d Larger Buildings - Material Selection and Setback Y Massing allows for minor varying street setbacks. Recessed entries along public way provide additional massing breaks. 8 4.2.B.4.e Offsets of building form & mass Y Overall massing allows for portions of building to sit back off of street while 4th floor massing allows for portions to be hidden 9 4.2.B.4.f Decorative Features to Reduce Verlical Mass Y Horizontal canopies and balconies. Along with modern rainscreen (references historic brick) 10 4.2.B.4.g Recesses & Projections at Facades Y Entries are recessed. Provided Awnings and Balconies that project out to break up massing - 4.2.B.4.h Use of Color on Exterior Y Material pallet compiments massing 11 4.2.13.4.11 Pedestrian Oriented Features Y Building fronts on either public way or plaza. Provided windows and doors to allow for interaction between patrons and public 12 4.2.B.4.j Quality of Natural & Reflected Light Y Proposed materials are warm & non -reflective 13 4.2.113.5.a-b Location of Utilities Y Provided electrical room on ground level. 14 4.2.B.5.c 8' Min. Clear Width Sidewalk Y Maintained - 4.2.B.5.d Service Access Y Provided service access less than 20% 15 4.2.C.1 & 2 Overall Character & Contextual Proportions Y This building incorporates a contemporary view of downtown buildings 16 4.2.C.3 & 4 Storefront Rhythm & Proportions Y Designed to compliment downtown rhythm and proportions 17 4.2.C.5a-d Walls at Street Level Y Broken up massing & recessed glass storefronts 18 4.2.C.6 Doorways Y Glazed and Recessed 19 4.2.C.7 Bulkheads Y Implemented Bulkheads - 4.2.D.1 Finish Materials Y This project incorporates Exterior Plaster, metal and Shildan Rainscreen system (in reference to brick found throughout downtown) - 4.2.D.2 Remodeling Existing Storefront n/a This project is new construction 20 4.2.D.3.a-c Doorways Y Glazed and Recessed - 4.2.D.4.a Added or Changed Window Style n/a This project is new construction 21 4.2.D.4.b Use of Clear Glass Y Provided Rhythm of clear glass - 4.2.D.4.c Security Gates n/a Not applicable at this time - 4.2.D.4.d-e Traditional Storefront/Existing Windows n/a This project is new construction 22 4.2.D.5.a-g Awnings Y Canopies provided over storefronts - 4.2.D.6.a-f Other Details n/a Not applicable at this time - 4.2.E.a-f Public Spaces, Plazas &Courtyards Refer to Overall Site Plan for specific layout and connection to public spaces CONCEPTUAL ARC PACKAGE DESIGN GUIDELINES OVERVIEW OF COMPLIANCE WITH DOWNTOWN DESIGN GUIDELINES COLLABORATIVE DESIGN TEAM U C [N orris f__ STUDIO ARCHITECTS A R C H I T E C T iC- 1027 marsh streets 200 C an tuts oblspo, ca 9340 p .8052 .5 .805.5/467.544.66 p 2 — N 0 V E M BE R 1 0 T H, 2 0 1 4