HomeMy WebLinkAboutARCH-1098-2015 - ARC Staff Report 6-20-16, Attachment 3 (Project Plans)R130501
620 SW 5thAvenue, Suite 500 · Portland, Oregon 97204 · t 503.236.6000 f 503.236.7500 · www.myhregroup.com
May 17, 2016
Shawna Scott
Consulting Planner
City of San Luis Obispo, CA
919 Palm Street
San Luis Obispo, CA 93401
Re: ARCH-1098-2015: 1301 Calle Joaquin (New Hotel)
Shawna,
Thank you for your letter dated May 11, 2016 which provided guidance for submitting additional
information for review by the City’s Architectural Review Commission (ARC) regarding the subject
project. The following with attachments is an item by item response to the written directional items
provided by City Staff and the ARC.
1. Reduce the height of the structure and provide additional vertical and horizontal stepping to: provide
more visibility of distant ridgelines and hills as seen from off-site locations: minimize the boxy shape
of the structure; and increase the project’s compatibility with the size, scale, height, and massing of
proximate existing structures and agricultural operations on Calle Joaquin Road and Los Osos Valley
Road (please note some Commissioners’ comments included a request to lower the structure to three
stories and/or approximately 30 feet in height).
Response: The building elevations (sheet A5) contain a variety of parapet heights ranging from 33’-3” to
45’-0”. While the elevations diagrammatically describe this, the height variation of the parapets is more
clearly expressed in the perspectives on pages A6-A8.
Over the course of the land use review process, the proposed hotel has evolved from being a bar-
shaped building that is mostly 45 feet in height to one which steps down to three stories at the street,
has a large offset at the mid-point which creates a an outdoor pool area that is partially protected from
the prevailing winds, and contains a series of parapets and massing volumes which range from 2-4
stories in height. Articulation is expressed in both the horizontal and vertical directions.
We have studied an increase in the building footprint in order to reduce the overall height to an average
of three stories. While there is some improvement to the views of the distant ridgeline and hills, those
improvements are lost by the additional length of the building which encumbers other portions of the
views.
In the absence of a neighborhood, we considered proximate existing structures in the area that can be
seen from the project site as well as the allowances provided by the development code. The range of
buildings seen from the site include a car dealership and tire store to the south (2 stories in height),
some warehouses to the southwest and west, and a hotel (4 stories in height) to the north. We are also
aware of an auto dealership planned for construction to the immediate north which will have parapets
ranging from 19 to 36 feet in height. We believe that this building will serve to visually buffer the hotel
ATTACHMENT 3
ARC 1098-2015: 1301 Calle Joaquin
Directional Items Response
May 17, 2016
Page 2 of 3
form the farm and also protect the farm from construction dust even though measures are in place to
contain construction debris on the site. The presence of this new dealership will also provide a
transition of height and scale from the farm to the hotel and other development opportunities to the
south.
While the City’s development code provides opportunity to construct a much larger project on the site,
our proposal comfortably falls within the development standards of the Tourist Commercial C-T) zone.
The proposed lot coverage for the project is 15% which is 20% of the allowable lot coverage of 75%. The
proposed F.A.R. is 0.56 which is 20% of the allowable F.A.R. of 2.5 which could yield a building larger
than 300,000 square feet. Finally, while the building contains some parapet heights at 45 feet, these
only cover about 30% of the elevations. Other parapet heights are 42’-6”, 35’-9”, and 33’-3” which
provides a wide variety of articulation around the building.
Whether the proposed hotel is three stories or four stories, it will impact the views to the distant hills
from Highway 101 for about a ¼ of a mile or 15 seconds as it is passed. Like other buildings in the area
including the 4-story Embassy Suites, the color palette of the hotel will allow it to recede into the
horizon when seen from a distance.
2. Provide more visual articulation by adding definition around windows, such as lintels to create more
shadow lines.
Response: We have added some built-up trim bands around the windows in select stucco locations to
enhance the perceived thickness of the walls at opening locations.
The windows in stone conditions have previously been set back in the wall per our response to the ARC’s
July 2014 Conceptual Review (Directional Item #6 as referenced in Staff Report prepared for October 5,
2015 ARC hearing, page ARC1-6). We have since provided 4” built-up trim bands around all windows set
in a three-coat stucco system which will provide as much of a deep-set profile that can be achieved in
wood-framed construction while allowing the built assembly to be properly water and weather-proofed.
3. Provide a more unified exterior wall color scheme, and minimize the use of colors to provide visual
articulation.
Response: We had proposed a color palette that utilizes warm earth tones which is complementary to
the surrounding area. To meet this directional item, we have looked at reducing the variation between
the two green colors and propose the following:
Previous Color Updated Color
BM 522 ‘Dried Parsely’ (Light Green) BM HC-113 ‘Louisburg Green’ (Light Green)
BM 516 ‘Ivy League’ (Dark Green) BM HC-112 ‘Tate Olive (Dark Green)
Shawna, we hope that you find these responses and analyses satisfactory. We look forward to
continuing to work with the City, the ARC, and local stakeholders as we proceed toward our next hearing
date in a timely manner. Please let me know if you have any questions.
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PL
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12
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3
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3/
3
2
1
0
ATTACHMENT 3
AMYHREGROUPARCHITECTS
To
w
n
e
P
l
a
c
e
S
u
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t
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s
S
a
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30
1
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1
4
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9
1
2
9'
3
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5
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1
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27
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1
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1
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30
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ON
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20
4
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20
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20
1
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20
3
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1
20
5
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21
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24
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24
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ONEBEDROOM249TWOBEDROOM250
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21
6
DO
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8
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5
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22
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22
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22
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22
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20
6
7
7
10
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W
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10
10
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A
B
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PL
A
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12
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3
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4
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IN
L
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N
5
PR
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ID
E
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A
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CONCRETECOPINGPROFILEAROUND
PO
O
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MARRIOTREQUIREMENTS
6
PO
O
L
L
IF
T
B
Y
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H
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S
WE
T
S
T
A
N
D
P
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TIONINSTAIRGRAPHICSHOWNISDIAGRAMMATIC
LE
G
E
N
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78
ST
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A
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IN
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9
LO
C
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A
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SSDOOR
10
CA
N
O
P
Y
T
R
E
L
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IS
B
E
L
OW
3/
3
2
1
0
ATTACHMENT 3
AMYHREGROUPARCHITECTS
To
w
n
e
P
l
a
c
e
S
u
i
t
e
s
S
a
n
L
u
i
s
O
b
i
s
p
o
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ATTACHMENT 3
AMYHREGROUPARCHITECTS
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ATTACHMENT 3
AMYHREGROUPARCHITECTS
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