HomeMy WebLinkAboutPlanning Commission Conceptual Review SubmittalP:\Projects\2009\09079 Palm Nipomo\Planning Commission 2017\Project Decription Memorandum.docx
Irvine, CA • San Jose, CA • Dallas, TX
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Memorandum
The project would involve the construction of an above-ground five-level parking structure, non-profit
theater, and commercial space. The parking structure would provide 400 to 445 parking spaces. Main
vehicular access to the structure would be provided from Palm Street, with secondary access on Nipomo
Street. There would be with one lane for ingress and one lane for egress at each driveway. Vehicle access
would not be provided from Monterey Street; however, a direct pedestrian connection would be provided
from the structure to Monterey Street. Pedestrian access would also be provided to public sidewalks from
each corner of the structure. The project would also include 5,000 square feet of commercial space on two
levels fronting Nipomo Street. The parking structure’s height, excluding elevator towers, would be 34 feet
from Monterey Street, 36 feet from Nipomo Street with a lower office building in front of it at 27 feet, and
44 feet from Palm Street with the Little Theatre in front of it.
In addition, the San Luis Obispo Little Theatre would be relocated to the site, fronting Monterey Street
adjacent to the parking structure. The Little Theatre would entail a three-story structure with a gross floor
area of 23,841 square feet. The basement level would house a rehearsal area, workshop, and storage. The
main level would be comprised of a main theater with 155 seats and a smaller theater with 100
reconfigurable seats, for a total of 255 seats. The third floor would include offices and a conference room.
The project would include an entry plaza fronting Monterey Street, and improved landscaping near the
sidewalks along Palm Street, Nipomo Street, and Monterey Street. The maximum height of the theater
structure would be 43 feet. Figure 3 shows the proposed site plan.
The project would involve the removal of the existing 77 space surface parking lot and demolition or
relocation of the existing five residential structures and detached garage. The project would involve a
General Plan amendment to amend the General Plan Land Use Map from Office and Medium-High Density
Residential to Public and a Zone Change to amend the Zoning Map from Office with a Historic Overlay (O-H)
and Medium-High Density Residential (R-3) to Public Facility with a Historic Overlay (PF-H). It would also
require the approval of a Use Permit by the Planning Commission to allow the multi-level parking structure
and non-profit theater, as well as deviation to otherwise applicable setback requirements and building
height limits. Office, retail, and residential uses would be allowed as accessory uses of the parking and
theater facilities. In addition, the project would require variances for the floor to area ratio to exceed 1.0
and maximum coverage to exceed 60 percent.
Date: April 12, 2017 WDI No.: 09079.313
Project: Palm Nipomo Parking Structure
From: Michelle Wendler
To: Rachel Cohen
Regarding: PROJECT DESCRIPTION
View from corner of Palm and Nipomo Streets
(Office Mixed Use along Nipomo Street)