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Home My WebLink AboutPC Presentation7/16/2026 1 Palm Nipomo Parking Structure Project October 23, 2019 ARCH-0415-2019, USE-0416-2019, ARCH-0448-2019, USE-0388-2017, GENP-0389-2017, & RZ-0460-2019 1 7/16/2026 2 Planning Commission Purview The Planning Commission’s role is to review the project for consistency with: •LUE Chapters 4 & 5; •CE Chapter 13; •Zoning Regs Ch.17.32 and Sec. 17.86.200; •CDG for Downtown Development; •HPPG Sec. 3.2.1 and 5.2.2; and •Downtown Concept Plan. Provide a recommendation to the City Council. 2 2 7/16/2026 3 Previous Advisory Body Review •July 17, 2018 – City Council reviewed and adopted the Final Environmental Impact Report (FEIR) •August 19, 2019 – ARC reviewed and continued the project with direction. •September 16, 2018 – ARC recommended the PC approve the project with direction to look at the use of materials. •September 23, 2018 – CHC Review recommended the PC find the Palm Nipomo parking structure compatible with the Downtown Historic District. They recommended continuance on the review of the Heyd Adobe component of the project and continuance of the review of the facade design of the SLO Rep Theatre. 3 3 7/16/2026 4 Site Information 4 Zone: Office with a Historic Overlay (O-H) and Medium-High density Residential Zone (R-3) Size: 1.38 acres General Plan: Office and Medium- High Density Residential. The General Plan designation is proposed to be changed to General Retail Current Use: A surface parking lot and three residential units 4 7/16/2026 5 Project Summary and Review •A General Plan Amendment changing the project site from Office and Medium-High Density Residential to General Retail; •A zone change from O-H and R-3 to C-D-H; •Architecture; •Deviation to the F.A.R. and height for the parking structure; •Use permits to allow a theater and a parking structure within the Downtown Commercial zone; and •An addendum to the certified Final Environmental Impact Report (FEIR). 5 5 7/16/2026 6 Project Description General Plan Amendment 6 General Retail General Retail OfficeOffice Medium High Residential Medium High Residential 6 7/16/2026 7 Project Description Site Rezone 7 Downtown Commercial with Historic Overlay Downtown Commercial with Historic OverlayOffice with Historic Overlay Office with Historic Overlay Medium-High Density Residential 7 7/16/2026 8 8 SLO Rep Parking Structure Liner Building 8 7/16/2026 9 Project Description: SLO Rep Theatre 9 9 7/16/2026 10 Project Description: SLO Rep Theatre 10 10 7/16/2026 11 Project Description: SLO Rep Theatre 11 11 7/16/2026 12 Project Description: Parking Structure 12 12 7/16/2026 13 Project Description: Parking Structure 13 13 7/16/2026 14 Project Description: Parking Structure 14 Flexible Public Use Area Viewing Area Viewing Area 14 7/16/2026 15 Project Description: Parking Structure 15 The building plan submittal shall include public viewing areas located by the northeast stairwell and the southwest stairwell and a flexible public use area along the Palm Street edge on the top deck of the parking structure to the satisfaction of the Community Development and the Public Works Directors. 15 7/16/2026 16 Project Analysis: Consistency with General Plan •LUE dedicates Chapter 4 to policies regarding land use and development of Downtown. •LUE Chapter 5 outlines policies regarding Public and Cultural Facilities. 16 16 7/16/2026 17 Project Analysis: Consistency with General Plan •LUE dedicates Chapter 4 to policies regarding land use and development of Downtown. •Policy 4.14:… Any major increments in parking supply should take the form of structures, located at the edges of the commercial core… •Circulation Element, Policy 13.2.4. 17 17 7/16/2026 18 Project Analysis: Consistency with Downtown Concept Plan 18 18 7/16/2026 19 Project Analysis: Consistency with Zoning Reg •A performing arts facility use requires a Minor Use Permit. •Services and activities include: •administrative office work; •theatre rehearsals; •theatre performances; •youth classes/camps; •adult classes/camps; and •internal and outside meetings and events. •Projected Attendees: 50 to 300 19 19 7/16/2026 20 Project Analysis: Consistency with Zoning Reg •A parking structure use requires a Conditional Use Permit. •The parking structure will be accessible 24 hours a day, seven days a week. •The parking structure will also operate DROP. •Includes short-term and long-term bicycle parking. 20 20 7/16/2026 21 Project Analysis: Consistency with Zoning Reg •Section 17.86.200: …discretionary permit approval may include deviations from otherwise applicable development standards. •The Parking Structure has a 4.1 F.A.R. vs. the maximum F.A.R. of 3.0 for the C-D zone. •Additionally, the project includes elevator and stair towers that extend 7 feet, 4 inches above 10-foot allowed projections above the building height. •These deviations are necessary to meet the project goal of maximizing the parking on the site and meeting as close as possible the goal of 400 parking spaces. 21 21 7/16/2026 22 ARC Review 22 22 7/16/2026 23 ARC Review 23 Original Façade Design 23 7/16/2026 24 ARC Review 24 Facade redesign with strict adherence to the ARC's direction 24 7/16/2026 25 ARC Review 25 Facade redesign with strict adherence to the ARC's direction 25 7/16/2026 26 CHC Review •Find the Parking Structure architectural designs compatible with the Downtown Historic District. •Recommended continuance of the Heyd Adobe component of the project. •Recommended continuance of the SLO Rep Theater component of the project. 26 26 7/16/2026 27 CHC Review •Certification and adoption of the Final EIR. •The CHC’s purview was to provide a recommendation on the proposed project’s consistency with development in the vicinity within the Downtown Historic District. •The CHC provided direction regarding the design of the SLO Rep Theatre. 27 27 7/16/2026 28 Environmental Review •City Council certified the FEIR, adopted a MMRP, adopted Findings and Mitigation Measures, and made a Statement of Overriding Considerations. •Class 1 - Significant and unavoidable impacts to: aesthetics, cultural and tribal cultural resources, and noise. •Class 2 - Significant impacts that can be mitigated include: aesthetics, cultural and tribal cultural resources, transportation, air quality, biological resources, geology and soils, and hazardous materials. 28 28 7/16/2026 29 Environmental Review •The project now proposes to change: •Land use designation from Public to Downtown Commercial; and •Zoning from PF-H to C-D-H. 29 29 7/16/2026 30 Recommendation Recommend the City Council adopt the Draft Resolution approving the proposed project subject to findings and conditions of approval. 30 30 7/16/2026 31 31 31 7/16/2026 32 Heyd Adobe 32 32 7/16/2026 33 Project Description: SLO Rep Theatre 33 Allowed/RequiredProposedSite Details 0 feet0 feetFront Setback 50 feet42 feet 5 inchesMaximum Height of Structure 100%51%Max Building Coverage 3.01.16F.A.R. 67 13 0 (Pay in-lieu fees) 0 Total # Parking Spaces Bicycle Parking 33 7/16/2026 34 Project Description: Parking Structure 34 Allowed/RequiredProposedSite Details 0 feet0 feetFront Setback 50 feet50 feet with 17-foot 4-inch elevator/stair tower features and approx. 10- foot-tall solar structures Maximum Height of Structures 100%80%Max Building Coverage 3.04.1F.A.R. No specific requirement 40 EV Ready Director’s Determination 404 43 EV Ready 32 Total # Parking Spaces Electric Vehicle Parking Bicycle Parking 34 7/16/2026 35 SLO Rep Theatre and Parking Structure 35 35 7/16/2026 36 Project Description: SLO Rep 36 South Elevation North Elevation 36 7/16/2026 37 Project Description: SLO Rep 37 West Elevation East Elevation 37 7/16/2026 38 Project Description: Parking Structure 38 North Elevation South Elevation 38 7/16/2026 39 Project Description: Parking Structure 39 East Elevation West Elevation 39