HomeMy WebLinkAboutCHC_ARC Directional Items Letter
July 17, 2015 (Sent via Email)
PB Companies
3480 South Higuera Street, Suite 130
San Luis Obispo, CA 93401
Subject: ARCH-0609-2014 (570, 578 & 590 Marsh & 581 Higuera Streets): Conceptual
architectural review of a new mixed-use project that includes three, four-story
structures with approximately 21,322 square feet of retail space and 48 residential
units.
Dear Lady and Gentlemen:
On July 13, 2015, the CHC and the ARC met to review the new mixed-use project located at
570, 578 & 590 Marsh & 581 Higuera Streets. The CHC and the ARC have provided a list of
directional items below that are to be included in the final plan submittal.
The CHC provided the following direction:
1. Submit all materials required as part of a complete application and comply with all
standard application submittal items (solar shading, dimensions, callouts, project phasing
etc.) and development standards and regulations applying to the project.
2. Evaluate potential impacts to cultural resources, including the potential effects to the
historical significance of the Master List Jack House property.
3. Provide a solar/shading study for the overall project and specifically focusing on the
adjacent Jack House Gardens area during at different day times and all seasons. The Jack
House gardens and outdoor areas used for events shall not be affected by building
shadows during any times the garden areas may be in use.
4. Provide a study/analysis of any potential impacts from the project and related
construction focused on the redwood trees along the Jack House property and include
evaluation of the California Black Oak (age, condition, preservation recommendations)
and protection measures if applicable.
5. Show on plans the preservation of the Kaetzel monument located within the Jack House
Gardens.
6. Include high quality, long lasting material as part of the project and replace the wood
finish at 570 Higuera to incorporate monumental materials called for in the Community
Design Guidelines for the downtown such as masonry, stone or smooth plaster exterior
finishes.
ARCH-0609-2014 – CHC/ARC Directional Items
July 17, 2015
Page 2
7. Provide a balcony/deck design which provides residential privacy and which screens
from public view personal belongings which may be stored in these areas.
8. Evaluate internal site bicycle circulation as well as potential bicycle circulation in relation
to the surrounding roads and access (e.g. most cyclists will access the site from Higuera
or Nipomo Streets).
9. Provide clear setback measurements at all floor levels including dimensions to awnings
or other architectural features.
The ARC provided the following direction:
1. Orient all of the plan sheets the same way and include a North arrow.
2. Provide plans that include the whole project at each site level (better shows features such
as the bridges that connect 570 and 590 Marsh).
3. Note elevations with directional titles (i.e. north, south, east, and west) with composite
elevations showing relation to other project buildings (581 west and 570 west, for
example).
4. Provide a massing model of the project within its wider context in the downtown area
(not just with adjacent properties).
5. Provide a solar study for both the summer and the winter solstice.
6. Provide appropriate/equivalent sized affordable housing units.
7. Consider supplying parking on-site for residential units.
8. Include high quality (monumental materials) such as stone as part of the project (do not
use wood).
9. Provide more information on the plaza and paseos (width, use, etc.) and consider
expanding the space or notching out areas that are wider to allow more sunlight within
these areas and not create non-active alleys.
10. Consider providing a public roof viewing area that is not connected to a business.
11. Provide various views from the Jack House property (and even from inside the Jack
House) and how the project will impact those views.
12. Simplify window design and reconsider window sizing on 590 Marsh and 581 Higuera
(vertical windows are preferred).
13. Provide detailed information on the window glazing throughout the project.
ARCH-0609-2014 – CHC/ARC Directional Items
July 17, 2015
Page 3
14. Consider using less glass and curtain-wall glass in the project (e.g. in the circulation
towers) and integrate materials that are already being used on the building in place of the
glass.
15. Provide upper story setbacks and pay particular attention to building height along the
property line shared with the Jack House.
16. Consider keeping 570 Marsh to three stories in deference to the Jack House and
eliminating unit #21 from 581 Higuera in deference to the Jack House.
17. Incorporate additional articulation on upper floor wall planes and step back upper floor(s)
of 581 Higuera. Four floors may be acceptable for this project, but not all in the same
plane.
18. Supply an affordable housing plan in accordance with the City’s Housing Element and as
part of the justification for the proposed building height.
Directional items from the staff report:
1. The final ARC submittal shall include all the necessary required information for the additional
height as stipulated in Section 17.42.020.3 of the Zoning Regulations.
2. Submit a sign program that includes information on the sizes, locations, colors, materials,
and types and illumination of signage proposed for this building and the overall site.
Project signs shall be designed to be compatible with the architecture of proposed
building. Signage design may be tailored for individual buildings, but site directional
signs and tenant directory signs should have a coordinated design.
3. Include detailed information on pedestrian pathways, wall and site lighting, location of
backflow prevention devices, and screening of mechanical equipment.
4. Provide details and locations of trash and recycling enclosures. Enclosures shall be
screened from street and off-site views and architecturally integrated with the design of
the project.
5. Provide a feasibility study for the subterranean parking garage.
If you have any questions regarding this letter, please contact me at (805) 781-7574.
Sincerely,
Rachel Cohen
Associate Planner
Community Development Department
919 Palm Street, San Luis Obispo, CA 93401-2710
rcohen@slocity.org