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Home My WebLink AboutARC Staff Report_final Meeting Date: August 19, 2019 Item Number: ARCHITECTURAL REVIEW COMMISSION REPORT 1.0 PROJECT DESCRIPTION AND SETTING Two new structures are being proposed on the subject properties. SLO Repertory Theatre is proposing a new 23,344‐square foot performing arts facility with two performance spaces, rehearsal space, workshop and storage areas, lobby, a balcony and roof deck and administrative offices (Attachment 1, SLO Rep Project Plans). The City of San Luis Obispo is proposing a new 162,909‐square foot parking structure with 404 parking spaces (Attachment 2, Palm Nipomo Project Plans). General Location: The project site is made up of 6 parcels with a combined area of 1.38 acres. The site is located within downtown, south of Mission Prep High School, surrounded by Palm Street, Nipomo Street and Monterey Street. The property is sloped. Present Use: The site contains a surface parking lot and three residential units. Zoning: Currently the site is Office Zone with Historic Overlay (O‐H) and Medium‐High density Residential Zone (R‐3). The zoning for the site is proposed to change to Downtown Commercial with a Historic Overlay (C‐D‐H) General Plan: Office and Medium‐High Density Residential. The General Plan designation is proposed to be changed to General Retail. Surrounding Uses: East: Reis Mortuary, Commercial West: Residential North: Mission Prep High School sports fields South: Children’s Museum, future location of Monterey Place FROM: Shawna Scott, Senior Planner BY: Rachel Cohen, Associate Planner PROJECT ADDRESS: 609 & 633 Palm FILE NUMBERS: SLO Rep – ARCH‐0415‐2019 610, 614 & 630 Monterey, 970 & 972 Nipomo Palm Nipomo – ARCH‐0448‐2019 APPLICANT: SLO Rep and City of SLO REPRESENTATIVES: SLO Rep – Bryce Engstrom City of SLO – Richard Burde ___________________________________________________________________________________ For more information contact: (Rachel Cohen) at 781‐7574 or rcohen@slocity.org Figure 1: Subject Properties Palm Nipomo – ARCH‐0448‐2019 SLO Rep – ARCH‐0415‐2019 609 Palm Page 2 2.0 SITE LAYOUT The two proposed projects require separate entitlements, but were designed in consideration of one another, based on proximity. Figure 2 shows the proposed site layout and the location of each of the proposed buildings. 3.0 PROJECT REVIEW The ARC’s role is to review the new SLO Rep Theatre and the Palm Nipomo Parking Structure in terms of consistency with the Community Design Guidelines (CDG) and to provide a recommendation to the Planning Commission. The Community Design Guidelines can be found online at: https://www.slocity.org/home/showdocument?id=2104 The Cultural Heritage Committee will be reviewing the SLO Rep Theatre and Palm Nipomo Parking Structure for consistency with the City’s Historic Preservation Ordinance and Guidelines on August 26, 2019, and will be making a recommendation to the Planning Commission. Figure 2: Proposed site layout for the SLO Rep Theatre and the Palm Nipomo Parking Structure Palm Nipomo – ARCH‐0448‐2019 SLO Rep – ARCH‐0415‐2019 609 Palm Page 3 3.1 SLO Repertory Theatre (Figure 3) Architecture/Design Details: Contemporary design with rectilinear form that is broken up with curved walls. The structure is articulated in height and along the facades. Materials: Terra cotta rainscreen, smooth troweled plaster, split‐faced concrete masonry unit (CMU), glass curtain wall, and aluminum awnings. Colors: Reds, beiges, brown and linen. 3.1.1 Project Statistics Site Details Proposed Allowed/Required* Front Setback 0 feet 0 feet Maximum Height of Structure 42 feet 5 inches 50 feet Max Building Coverage 51% 100% F.A.R. 1.16 3.0 Total # Parking Spaces Bicycle Parking 0 (Pay in‐lieu fees) 0** 67 13 Environmental Status An addendum to an adopted and certified EIR *2018 Zoning Regulations **Bicycle parking is a code requirement and the project will have to comply Figure 3: View of the SLO Rep Theatre front façade along Monterey Street Palm Nipomo – ARCH‐0448‐2019 SLO Rep – ARCH‐0415‐2019 609 Palm Page 4 3.1.2 Community Design Guidelines Highlighted Sections Consistency Chapter 4 – Downtown Design Guidelines §4.2(A) – Street Orientation A portion of the project is located at the back of the sidewalk and the other areas behind the sidewalk are utilized as outdoor pedestrian gathering areas. §4.2(B)– Height, scale The project has a maximum height of 42 feet and 5 inches. The height is broken up with various upper story setbacks, a balcony and changes in material. The project also includes similar vertical elements that are found in the surrounding architecture of the existing buildings (see Figure 4). Additionally, the mass of the project is located approximately 40 feet away from the property of the Hays/Lattimer Adobe Historic Resource. §4.2(C) – Façade design The project is not a retail space and does not provide a storefront. Rather the project is designed with a recessed front entry to the main entrance that leads to the lobby. Transparency is included in the front façade with the inclusion of glass curtain walls. The façade is varied with the use of multicolored terra cotta rainscreen, CMU block, glass curtain walls and aluminum awnings. §4.2(D) – Materials and architectural details The project proposes the use of multicolored terra cotta windscreen, smooth finished stucco, split‐faced CMU, and glass curtain walls. The applicant description states the SLO Rep Theatre “honors the time‐ worn and ancient building material used during the mission era such as exterior plaster, which is used in its traditional form, and terra cotta clay, which is used in a modern, reimagined way via an innovative rainscreen panel system. It also uses locally produced materials such as the split‐faced CMU…”. The ARC should discuss the proposed use and application of materials and architectural details, and the project’s compatibility with existing development and the proposed parking structure. Palm Nipomo – ARCH‐0448‐2019 SLO Rep – ARCH‐0415‐2019 609 Palm Page 5 3.2 Palm Nipomo Parking Structure (Figure 4) Architecture/Design Details: Designed for functional requirements, the structure includes mission style design and materials. The structure is articulated with arched shaped openings, rectilinear openings, columns and architectural towers. Materials: Smooth troweled plaster, pre‐cast concrete column bases, terra cotta tile roofing, pre‐ cast masonry along the base of the towers and stairs and decorative tile. Colors: Off‐white, browns and gray colored trim. Figure 5: View of the North façade along Palm Street Figure 4: Existing and proposed structures surrounding the proposed project site. Palm Nipomo – ARCH‐0448‐2019 SLO Rep – ARCH‐0415‐2019 609 Palm Page 6 3.2.1 Project Statistics Site Details Proposed Allowed/Required* Front Setback 0 feet Varies** Maximum Height of Structures 50 feet with max 17‐foot 4‐inch tower features 50 feet Max Building Coverage 80% 100% Total # Parking Spaces Electric Vehicle Parking Bicycle Parking 404 43 EV Ready 32 No specific requirement 40 EV Ready Director’s Determination Environmental Status An addendum to an adopted and certified EIR *Zoning Regulations 2018 ** Zoning Regulations Section 17.86.200: Where parking as a primary use is permitted in compliance with Table 2‐ 1: Uses Allowed by Zone or Table 2‐24: Airport Overlay Zone – Maximum Allowed Persons, discretionary permit approval may include deviations from otherwise applicable development standards. 3.2.2 Community Design Guidelines Highlighted Sections Consistency Chapter 4 – Downtown Design Guidelines §4.2(A) – Street Orientation The project is located at the back of the sidewalk. §4.2(B)– Height, scale The project has a maximum height of 50 feet. The design includes architectural tower elements, which house the elevator and/or stairs, adding an additional maximum height of 17 feet 5 inches. The height and scale of the parking structure were identified in the EIR as a significant and unavoidable impacts. §4.2(C) – Façade design The project is not a retail space and does not provide a storefront. The project incorporates transparency with the use of large arched or rectangular openings. The design is comprised of a mission style architectural elements and materials. §4.2(D) – Materials and architectural details The project proposes to use durable, authentic materials such as smooth troweled plaster, pre‐cast concrete column bases, terra cotta tile roofing, pre‐cast masonry along the base of the towers and stairs and decorative tile. The ARC should discuss the proposed use and application of materials and architectural details, and the project’s compatibility with existing development and the proposed SLO Rep structure. Chapter 6.3 – Parking Facilities §6.3(A) – General design principles The project includes convenient pedestrian linkages to the sidewalk along each street. Pedestrian ways are highlighted with changes in Palm Nipomo – ARCH‐0448‐2019 SLO Rep – ARCH‐0415‐2019 609 Palm Page 7 hardscape and the inclusion of landscaping where possible (see Sheets L1.1 – L2.3, Attachment 2). The project is also consistent with CDG §6.3(D) Pedestrian access and (E) Alternative paving materials. §6.3(B) – Siting and screening The project is structured parking which is encouraged by the CDG to minimize “vast seas of parking.” 4.0 ACTION OPTIONS 4.1 Recommend the Planning Commission find the project consistent with the Community Design Guidelines as proposed or with recommended conditions. 4.2 Continue the project. An action continuing the application should include direction to the applicant and staff on pertinent issues. 4.3 Recommend denial the project. An action denying the application should include findings that cite the basis for denial and should reference inconsistency with the General Plan, CDG, Zoning Regulations or other policy documents. 5.0 ATTACHMENTS 1. SLO Repertory Theatre Project Plans 2. Palm Nipomo Project Plans