HomeMy WebLinkAboutItem 3 - ARCH-2946-2016 (1042 Olive) Olive Street Mixed Use - Hotel and Commercial
ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT
SUBJECT: Architectural review of a new four story mixed-use building including ground floor
commercial/retail space, and 17 extended stay hotel rooms. Include a request for a mixed use/shared
parking reduction of 25%, with a categorical exemption from environmental review.
PROJECT ADDRESS: 1042 Olive Street BY: Kyle Van Leeuwen, Planning Technician
Phone Number: (805) 781-7091
e-mail: kvanleeuwen@slocity.org
FILE NUMBER: ARCH-2946-2016 VIA: Tyler Corey, Principal Planner
FROM: Doug Davidson, Deputy Director
RECOMMENDATION: Adopt the Draft Resolution (Attachment 1) which approves the project,
based on findings, and subject to conditions.
SITE DATA
Applicant Garcia Family Trust
Complete Date August 11, 2016
Zoning C-T
General Plan Tourist Commercial
Site Area 0.515 acres (22,454 s.f.)
Environmental
Status
Categorically Exempt from
environmental review under
Section 15332 (In-Fill
Development Projects) of the
CEQA Guidelines.
SUMMARY
The applicant, Garcia Family Trust, is proposing to construct a new four story building with
commercial/retail at the ground level (3,512 sq. ft.) and 17 extended stay hotel rooms with parking
located in front and behind the building in the C-T (Tourist Commercial) zone. The project has been
designed to be consistent with the Community Design Guidelines (CDG). The proposal includes a
request for a shared/mixed-use parking reduction of 25%, which reduces the required parking from
30 spaces to 23 parking spaces.
1.0 COMMISSION’S PURVIEW
The ARC’s role is to review the project in terms of its consistency with the Community Design
Guidelines and applicable City policies and standards.
Meeting Date: October 3, 2016
Item Number: 3
ARC3 - 1
ARCH-2964-2016
1042 Olive Street
Page 2
2.0 PROJECT INFORMATION
2.1 Site Information/Setting
Site Size 22,454 sq. ft. (0.515 acres)
Present Use & Development Vacant Lot
Land Use Designation Tourist Commercial (C-T)
Topography Elevation: Min. 221.7 feet; Max. 224.1 ft.
Slope: 4%
Access From Olive Street
Surrounding Use/Zoning North: C-T (Motel & Residential)
East: C-T (Restaurant)
South: C-T (Restaurant & Hotel)
West: C-T (Hotel)
2.2 Project Description
A summary of the significant project features is included below (Attachment 3, Project
Description):
1. Development: New four story mixed use building (23,967 sq. ft.), with surface parking
consisting of 9 covered and 26 uncovered spaces.
x 17 extended-stay hotel rooms
x Three commercial/retail tenant spaces totaling 3,512 square feet
x 45-foot maximum height (53 feet for architectural features)
x Fourth-floor common area
x 25% shared/mixed-use parking reduction, creating 12 extra spaces to
accommodate future tenants with varying parking requirements
2. Design: Modern/Contemporary style that includes the following materials;
x Cement plaster, Metal panels & Stained wood siding
x CMU Block
x Aluminum storefront system
2.3 Project Statistics
Item Proposed 1 Standard 2
Setbacks
Street Yard 53 feet (main structure) 10 feet
Other Yards 0 feet Same as adjacent (0 feet)
Max. Height of Structure(s) 45 feet 45 feet
Max. Building Coverage (footprint) 36% 75%
Floor Area Ratio (F.A.R.) 1.02 2.5
Parking Spaces 35 30
Notes: 1. Applicant’s project plans submitted 7/21/2016
2. Zoning Regulations
3.0 PROJECT ANALYSIS
The proposed development must be consistent with the requirements of the General Plan, Zoning
Regulations, and applicable design standards of the Community Design Guidelines (CDG). Staff has
evaluated the project’s consistency with relevant requirements and has found it to be in substantial
compliance, as discussed in this analysis.
ARC3 - 2
ARCH-2964-2016
1042 Olive Street
Page 3
3.1 Consistency with Community Design Guidelines
The CDG state that site planning for commercial projects should consider neighboring
development, the location of buildings and parking, landscaping, and appropriate screening, as
well as the location of refuse, storage and equipment area (CDG, Chapter 3.1C).
Neighboring development: The project site is
bordered by two story structures that are built
directly adjacent to the north and west property
lines, with the property to the east consisting of
a small single-story building setback from the
property line. The massing of these structures do
not contribute to a cohesive pattern for the area.
This is particularly evident when looking at the
north property line where the massing of the
apartment building and the existing motel are
clearly inconstant, giving the apartment building
the appearance of a three-story structure. This
non-cohesive massing of neighboring
development would not preclude the
introduction of a four story structure to the area.
The proposed project will not impede on privacy or solar access for the neighboring properties
because the existing buildings adjacent to the property line do not contain primary windows,
balconies or usable yard area that would be directly blocked by the orientation of the project on
the subject property.
Site Plan: The CDG calls for the visual impact of parking lots to be minimized by locating parking
towards a portion of the site that is least visible from the street and providing adequate screening.
While the area closest to the street frontage is used for parking spaces, more than two thirds of
the provided parking (24 of 35) is located to the rear of the lot. This site plan layout provides for
easily discernable parking availability for the commercial spaces and screens the remainder of the
parking, which will primarily serve the hotel patrons.
Trash/recycling enclosures: The CDG calls for refuse containers to be located so that their use
does not interfere with circulation or parking areas, and for their locations to be out of view. The
site plan calls out the location of the trash enclosure to the left of the vehicular entrance to the
site, 10-feet from the property line. While the location of the enclosure meets the minimum
setback requirements, the proposed location is not consistent with the intent of the CDG.
Conditions No. 5 has been included in the Draft Resolution which requires a 25-foot setback for
the trash enclosure and requires the enclosure be covered as to avoid direct visibility of refuse
containers from upper floors of the proposed structure.
Building Design: The CDG state that variety in design is encourage within the City, with
compatibility to the existing built environment as a priority. It is important for each commercial
site to create its own identity and be complimentary to its surroundings. Building materials should
be consistent in quality and detailing throughout all elevations that enhance the architectural
Figure 1: Buildings at north property line
ARC3 - 3
ARCH-2964-2016
1042 Olive Street
Page 4
theme and design (CDG, Chapter 3.1B).
The project architecture is a modern/contemporary style with strong use of vertical and horizontal
rectilinear forms. The project makes use of significant articulation and projections with building
forms and architectural details. This includes a variety of building materials, such as smooth
plaster and metal panels on the upper floor elevations, and primarily dark grey colored concrete
masonry units (CMU) for the lower floor. The structure demonstrates a consistent use of colors,
materials, and detailing throughout all elevations of the building that are visually interesting and
receive interesting architectural treatments.
Parking: The applicant is requesting a 25% shared/mixed-use parking reduction. To achieve the
requested 25% parking reduction, the project must meet findings that all uses will share parking
areas and that the times of maximum parking demand from various uses will not coincide.
The project meets the requirement for a shared and mixed-use parking reduction because the
project includes commercial and hotel uses and it is anticipated that the times of peak parking
demand would not coincide. A 25% parking reduction would reduce the number of required
spaces to 23 spaces. However, the total number of parking spaces provided is 35. These additional
spaces will allow for flexibility in accommodating future tenants of the commercial spaces, as
some allowed uses would require that more parking be provided.
Staff has provided findings for approval of the requested parking reduction and recommends the
following conditions of approval. These conditions include a requirement that the property owner
must submit a running total of the site’s parking requirements with the submittal of any building
permit for tenant improvements, and/or each business license (Condition #3). In addition, the
parking that is located to the rear of the property will need to be available to the commercial units.
A condition prohibiting the exclusive use of this parking for the hotel portion has been included
(Condition #4).
3.2 Consistency with General Plan and Zoning Regulations
The project is zoned Tourist-Commercial (C-T). The project must be consistent with applicable
property development standards of the C-T zone and must also be consistent with General Plan
Policies. The project is consistent with applicable property development standards of the C-T zone
in terms of height, setbacks, and lot dimensions, and staff has found the project consistent with
the following Land Use Element Policies:
LU 3.6.2: Basis for Tourism: The City shall promote San Luis Obispo as an attractive place
for short-term stays, as well as an attractive destination for long-term visitors featuring its
community character, natural qualities, historic resources, and its educational and cultural
facilities. The City should emphasize conference and visitor-serving facilities which have a
low impact upon the environment and upon existing land forms and landscapes, and which
provide low-impact visitor activities and low-impact means of transportation.
LU 3.6.2. Locations: The City shall encourage integration of visitor-serving uses with other
types of uses, including overnight accommodations Downtown, near the airport, and near the
train station… Visitor-serving uses are especially appropriate where such uses have already
concentrated: along upper Monterey Street; at the Madonna Road area; at certain freeway
ARC3 - 4
ARCH-2964-2016
1042 Olive Street
Page 5
interchanges; and in the Downtown.
Land Use Element Policy, LU 3.8.5. Mixed Uses. The City encourages compatible mixed uses
in commercial districts.
4.0 ENVIRONMENTAL REVIEW
The project is categorically exempt under Class 32, In-Fill Development Projects; Section 15332 of
the CEQA Guidelines, because the project is consistent with General Plan policies for the land use
designation and is consistent with the applicable zoning designation and regulations. The project site
occurs on a property of no more than five acres substantially surrounded by urban uses that has no
value as habitat for endangered, rare or threatened species as the site is located in an area with existing
developed properties.
5.0 OTHER DEPARTMENT COMMENTS
The requirements of the other departments are reflected in the attached Draft Resolution as conditions
of approval and code requirements, where appropriate.
6.0 ALTERNATIVES & RECOMMENDATION
6.1. Continue the project with direction to the applicant and staff on pertinent issues.
6.2. Deny the project based on findings of inconsistency with the General Plan, Zoning
Regulations, Community Design Guidelines, or other applicable City policies and standards.
7.0 ATTACHMENTS
1. Draft Resolution
2. Project Description
3. Reduced Project Plans
Included in Commission member portfolio: project plans
Available at ARC hearing: color/materials board
ARC3 - 5
RESOLUTION NO. ARC-XXXX-16
A RESOLUTION OF THE SAN LUIS OBISPO ARCHITECTURAL
REVIEW COMMISSION APPROVING THE DEVELOPMENT OF A NEW
FOUR STORY MIXED-USE PROJECT INCLUDING GROUND FLOOR
COMMERCIAL/RETAIL SPACE, AND 17 EXTENDED-STAY HOTEL
ROOMS, AND A 25% MIXED-USE AND SHARED PARKING
REDUCTION WITH A CATEGORICAL EXEMPTION FROM
ENVIRONMENTAL REVIEW, AS REPRESENTED IN THE STAFF
REPORT AND ATTACHMENTS DATED OCTOBER 3, 2016
1042 OLIVE STREET (ARCH-2946-2016)
WHEREAS, the Architectural Review Commission of the City of San Luis Obispo
conducted a public hearing in the Council Hearing Room of City Hall, 990 Palm Street, San Luis
Obispo, California, on October 3, 2016, pursuant to a proceeding instituted under ARCH-2946-
2016, Garcia Family Trust, applicant; and
WHEREAS, the Architectural Review Commission of the City of San Luis Obispo has
duly considered all evidence, including the testimony of the applicant, interested parties, and
evaluation and recommendations by staff, presented at said hearing.
WHEREAS, notices of said public hearing were made at the time and in the manner
required by law; and
NOW, THEREFORE, BE IT RESOLVED by the Architectural Review Commission of the
City of San Luis Obispo as follows:
SECTION 1. Findings. The Architectural Review Commission hereby grants final
approval to the project (ARCH-2946-2016), based on the following findings:
1. The project will not be detrimental to the health, safety, and welfare of persons living or
working at the site or in the vicinity because the project will be compatible with site
constraints and the scale and character of the neighborhood.
2. The proposed project is consistent with the General Plan for this location since the project
proposes to construct a building that includes commercial and hotel uses that can be utilized
for such uses within the Tourist-Commercial zone.
3. The proposed project is consistent with Land Use Element policies 3.6.2 & 3.6.2 (Tourist
Commercial Uses) and 3.8.5 (Mixed Uses), because the project provides a mix of uses within
a commercial district that is appropriate and compatible with the existing neighborhood in
close proximity to major transportation corridors and transit opportunities.
4. The project design maintains consistency with the City’s Community Design Guidelines by
providing architectural interest and an attractive style which complements the character and
scale of the existing neighborhood.
ARC3 - 6
Resolution No. ARC-XXXX-16
1042 Olive Street, ARCH-2946-2016
Page 2
5. The proposed height, mass and scale of the project will not negatively alter the overall
character of the neighborhood or the streets appearance because the project involves the
development of a vacant lot, which will not result in a negative impact on the neighboring
properties in terms of privacy or solar exposure.
6. As conditioned, the 25% shared/mixed-use parking reduction for the project to reduce the
required parking from 30 parking spaces to 23 parking spaces will not result in poor on-site
circulation or adversely affect the surrounding neighborhood, because the hotel and
commercial uses will have peak parking demand that will not coincide.
SECTION 2. Environmental Review. The project is categorically exempt under Class 32,
In-Fill Development Projects; Section 15332 of the CEQA Guidelines, because the project is
consistent with General Plan policies for the land use designation and is consistent with the
applicable zoning designation and regulations. The project site occurs on a property of no more
than five acres substantially surrounded by urban uses that has no value as habitat for endangered,
rare or threatened species as the site is located in an area with existing developed properties.
SECTION 3. Action. The Architectural Review Commission (ARC) hereby grants final
design approval to the project with incorporation of the following conditions:
Planning
1. The applicant shall defend, indemnify and hold harmless the City and/or its agents, officers
and employees from any claim, action or proceeding against the City and/or its agents,
officers or employees to attack, set aside, void or annul, the approval by the City of this
project, and all actions relating thereto, including but not limited to environmental review
(“Indemnified Claims”). The City shall promptly notify the applicant of any Indemnified
Claim upon being presented with the Indemnified Claim and the City shall fully cooperate in
the defense against an Indemnified Claim.
2. Final project design and construction drawings submitted for a building permit shall be in
substantial compliance with the project plans approved by the ARC. A separate, full-size
sheet shall be included in working drawings submitted for a building permit that lists all
conditions and code requirements of project approval listed as sheet number 2. Reference
shall be made in the margin of listed items as to where in plans requirements are addressed.
Any change to approved design, colors, materials, landscaping, or other conditions of
approval must be approved by the Director or Architectural Review Commission, as deemed
appropriate.
3. The property owner shall be responsible for maintaining and updating the current parking
calculation for the commercial component of the project upon the submittal of Planning and
Building permits for tenant changes or improvements to ensure the site does not become
under-parked, and to ensure compliance with the requirement that peak hours will not coincide
between uses.
ARC3 - 7
Resolution No. ARC-XXXX-16
1042 Olive Street, ARCH-2946-2016
Page 3
4. All onsite parking areas shall be open to the parking needs of both the hotel and commercial
uses. No section of parking shall be exclusively designated/reserved for any specified tenants.
5. The applicant shall submit building plans that include a trash enclosure that shall have a
minimum street yard setback of 25 feet along Olive Street, and shall be designed and finished
with high quality materials to match the architecture of the project buildings which shall be
fully screened from upper stories with a trellis or other horizontal cover; the design of the
enclosure is subject to the Community Design Guidelines, to the satisfaction of the
Community Development Director.
6. Plans submitted for a building permit shall call out the colors and materials of all proposed
building surfaces and other improvements. Colors and materials shall be consistent with the
color and material board submitted with Architectural Review application.
7. Plans submitted for a building permit shall include window details indicating the type of
materials for the window frames and mullions, their dimensions, and colors. Plans shall
include the materials and dimensions of all lintels, sills, surround recesses and other related
window features.
8. Plans submitted for construction permits will include elevation and detail drawings of all
walls and fences. Fences, walls, and hedges will comply with the development standards
described in the Zoning Regulations (§17.16.050 –Fences, Walls, and Hedges).
9. The locations of all lighting, including bollard style landscaping or path lighting, shall be
included in plans submitted for a building permit. All wall-mounted lighting fixtures shall be
clearly called out on building elevations included as part of working drawings. All wall-
mounted lighting shall complement building architecture. The lighting schedule for the
building shall include a graphic representation of the proposed lighting fixtures and cut-sheets
on the submitted building plans. The selected fixture(s) shall be shielded to insure that light
is directed downward consistent with the requirements of the City’s Night Sky Preservation
standards contained in Chapter 17.23 of the Zoning Regulations.
10. Mechanical and electrical equipment shall be located internally to the building. With submittal
of working drawings, the applicant shall include sectional views of the building, which clearly
show the sizes of any proposed condensers and other mechanical equipment. If any
condensers or other mechanical equipment is to be placed on the roof, plans submitted for a
building permit shall confirm that parapets and other roof features will provide adequate
screening. A line-of-sight diagram shall be included to confirm that proposed screening will
be adequate. This condition applies to both initial project construction and later building
modifications and improvements.
11. A final landscaping plan, including irrigation details and plans, shall be submitted to the
Community Development Department along with working drawings. The legend for the
ARC3 - 8
Resolution No. ARC-XXXX-16
1042 Olive Street, ARCH-2946-2016
Page 4
landscaping plan shall include the sizes and species of all groundcovers, shrubs, and trees with
corresponding symbols for each plant material showing their specific locations on plans.
12. The location of any required backflow preventer and double-check assembly shall be shown
on all site plans submitted for a building permit, including the landscaping plan. Construction
plans shall also include a scaled diagram of the equipment proposed. Where possible, as
determined by the Utilities Director, equipment shall be located inside the building within 20
feet of the front property line. Where this is not possible, as determined by the Utilities
Director, the back flow preventer and double-check assembly shall be located in the street
yard and screened using a combination of paint color, landscaping and, if deemed appropriate
by the Community Development Director, a low wall. The size and configuration of such
equipment shall be subject to review and approval by the Utilities and Community
Development Directors.
13. Any proposed signs are subject to review and approval of the Community Development
Department and subject to a sign permit. The Community Development Director shall refer
signage to the ARC if signs need an exception or appear to be excessive in size or out of
character with the project.
14. The subject property shall be maintained in a clean and orderly manner at all times; free of
excessive leaves, branches, and other landscape material. The applicant shall be responsible
for the clean-up of any landscape material in the public right-of-way.
Engineering Division – Public Works/ Community Development
15. Projects involving the construction of a new structure requires that complete frontage
improvements be installed or that existing improvements be upgraded per city standard. MC
12.16.050
16. A separate encroachment permit shall be required from Cal Trans for any construction or
construction staging within or affecting the Cal Trans right-of-way.
17. The building plan submittal shall show and label the property line dimensions and bearings.
The building footprint and required setbacks in accordance with the California Building Code
shall honor the record property line dimensions and bearings unless an alternate measured
dimension can be supported.
18. The building plan submittal shall show the new driveway approach to be upgraded to comply
with current standards. The current city and ADA standard requires a 4’ accessible sidewalk
extension behind the ramp. All other driveways are to be removed and replaced with curb,
gutter, and sidewalk per City Engineering Standards.
19. Development of the driveway and parking areas shall comply with the Parking and Driveway
Standards for dimension, maneuverability, slopes, drainage, and materials. Alternate paving
materials are recommended for water quantity and/or quality control purposes and in the area
ARC3 - 9
Resolution No. ARC-XXXX-16
1042 Olive Street, ARCH-2946-2016
Page 5
of existing or proposed trees and where the driveway or parking area may occur within the
dripline of any tree. Alternate paving material shall be approved to the satisfaction of the
Planning Division.
20. The building plan submittal shall show all required short-term and long-term bicycle parking
per M.C. Section 17.16, Table 6.5, and in accordance with standards contained in the 2013
Bicycle Transportation Plan, 2010 Community Design Guidelines, and any project specific
conditions to the satisfaction of the Community Development Department. Include details
and detail references on the plans for the proposed bicycle parking facilities and/or racks.
The building plans shall provide a detailed site plan of any racks. Show all dimensions and
clearances to obstructions per city standard.
21. The building plan submittal shall include complete details of the secured bicycle storage area.
Include any specialized rack designs and clearance in accordance with City Engineering
Standards and Community Design Guidelines or as approved by the City.
22. The building plan submittal shall include a complete site utility plan. All existing and
proposed utilities along with utility company meters shall be shown. Existing underground
and overhead services shall be shown along with any proposed alterations or upgrades. The
existing terminal joint pole shall be removed and services to the new structure shall be
underground from the existing joint pole across Olive Street. All work in the public right-of-
way shall be shown or noted.
23. The City shall review and approve the preliminary PG&E handout package prior to building
permit issuance. The City shall review and approve the final PG&E handout package prior to
building permit final.
24. The building plan submittal shall show the two existing monitoring wells to be abandoned
per City Engineering Standards.
25. Provisions for trash, recycle, and green waste containment, screening, and collection shall be
approved to the satisfaction of the City and San Luis Obispo Garbage Company. The
respective refuse storage area and on-site conveyance shall consider convenience, aesthetics,
safety, and functionality. The building plan submittal shall show the trash enclosure to be
designed in accordance with City Engineering Standard 1010.B.
26. The building plan submittal shall include a complete grading and drainage plan. The grading
and drainage plan shall show existing structures and grades located within 15’ of the property
lines in accordance with the grading ordinance. The plan shall consider historic offsite
drainage tributary to this property that may need to be accepted and conveyed along with the
improved on-site drainage. This development may alter and/or increase the storm water
runoff from this site or adjoining sites. The improved or altered drainage shall be directed to
the street and not across adjoining property lines unless the drainage is conveyed within
recorded easements or existing waterways.
ARC3 - 10
Resolution No. ARC-XXXX-16
1042 Olive Street, ARCH-2946-2016
Page 6
27. The building plan submittal shall show compliance with the Post Construction Stormwater
Requirements as promulgated by the Regional Water Quality Control Board for redeveloped
sites. Include a complete Post Construction Stormwater Control Plan Template as available
on the City’s Website.
28. The soils engineer shall review and provide specific recommendation regarding the proposed
stormwater and drainage strategy. The soils report shall include infiltration testing to justify
the proposed design. Otherwise provide additional storage volume in compliance with the
post construction stormwater requirements.
29. An operations and maintenance manual will be required for the post construction stormwater
improvements. The manual shall be provided at the time of building permit application and
shall be accepted by the City prior to building permit issuance. A private stormwater
conveyance agreement will be required and shall be recorded prior to final inspection
approvals.
30. This development shall comply with the Waterways Management Plan. The building plan
submittal shall include a complete drainage report along with grading, drainage, and erosion
control plans in accordance with the Waterways Management Plan Volume III, Drainage
Design Manual. The drainage report shall include a summary response to all items in Section
2.3.1 of the manual.
31. The building plan submittal shall show all existing trees on the property with a trunk diameter
of 3" or greater. Offsite trees along the adjoining property lines with canopies and/or root
systems that extend onto the property shall be shown for reference. The plan shall note which
trees are to remain and which trees are proposed for removal. Include the diameter and
species of all trees. Tree canopies should generally be shown to scale for reference. The City
supports the proposed palm tree removal with the proposed compensatory tree plantings.
32. The building plan submittal shall show new street trees in accordance with City Engineering
Standards. One 15 gallon street tree is required for each 35 linear feet of frontage. New street
tree plantings shall be located in the sidewalk area in tree wells in accordance with city
engineering standard #8130 which includes a decorative metal tree grate.
Utilities Department
33. The property’s existing sewer lateral to the point of connection at the City main must pass a
pipeline video inspection (visual inspection of the interior of the pipeline), including repair
or replacement, as part of the project. The pipeline video inspection shall be submitted during
the Building Permit Review Process for review and approval by the Utilities Department prior
to issuance of a Building Permit. Additional information is provided below related to this
requirement:
x The pipeline video inspection shall be submitted on USB drive and shall be in color.
x The inspection shall be of adequate resolution in order to display pipe.
ARC3 - 11
Resolution No. ARC-XXXX-16
1042 Olive Street, ARCH-2946-2016
Page 7
x Material submitted shall include the project address and a scaled plan of the
building and the lateral location to the connection at the City sewer main.
x The inspection shall include tracking of the pipeline length (in feet) from the start
of the inspection to the connection at the City sewer main.
x It is optional to provide audio on the report to explain the location, date of
inspection, and pipeline condition observations.
Code Requirements
1. Potable city water shall not be used for major construction activities, such as grading and dust
control, as required under Prohibited Water Uses; Chapter 17.07.070.C of the City’s
Municipal Code. Recycled water is available through the City’s Construction Water Permit
program. Information on the program is available at:
http://www.slocity.org/home/showdocument?id=5909
On motion by Commissioner ___________, seconded by Commissioner _____________,
and on the following roll call vote:
AYES:
NOES:
REFRAIN:
ABSENT:
The foregoing resolution was passed and adopted this 3rd day of October, 2016.
_____________________________
Doug Davidson, Secretary
Architectural Review Commission
ARC3 - 12
g a r c i a a r c h i t e c t u r e + d e s i g n
1 3 0 8 m o n t e r e y s t r e e t , s u I t e 2 3 0 , s a n l u i s o b i s p o , c a l i f o r n i a 9 3 4 0 1
p h o n e 8 0 5 . 7 8 3 . 1 8 8 0 f a x 8 0 5 . 7 8 3 . 1 8 8 1 w w w . g a r c i a a r c h d e s i g n . c o m
The following project statement is a part of the Architectural Review and entitlement application
submittal requirements for OMU,a proposed redevelopment project located at 1042 Olive
Street, in the city of San Luis Obispo. The applicants are proposing to redevelop an existing
commercial property into a new in-fill multi-story mixed use project.
Property Background
The existing vacant commercial parcel area totals 22,500 S.F. (0.517 acres). The property is
currently zoned C-T Commercial Tourist. The existing project site is bounded by Olive Street to
the south, an existing Taco Bell Restaurant and Santa Rosa Street to the east, an existing motel
to the west, and an existing apartment complex to the north. All surrounding parcels are
similarly zoned. The subject property is completely vacant, save for some existing unkept
landscaping.
Existing site topography is generally flat with an average cross-slope of approximately 4%, and
generally slopes from the northeast side of the site to the south. In addition to the existing
vegetation on this property, current off-site improvements include existing curb, gutter, concrete
sidewalk and driveways which were used to previously access this site. Proposed site grading
will require removal of on-site vegetation, as well as consolidation of the existing driveways into
a single point of access. Replacement landscaping will include new drought-tolerant and BMP
P r o j e c t S t a t e m e n t F o r :
Olive Mixed Use
1 0 4 2 O l i v e S t r e e t , S a n L u i s O b i s p o , C a l I f o r n I a Ve
r
s
i
o
n
3
.
0
:
0
7
/
0
8
/
2
0
1
6
ARC3 - 13
p a g e 2 g a r c i a a r c h i t e c t u r e + d e s i g n
g a r c i a a r c h i t e c t u r e + d e s i g n
1 3 0 8 m o n t e r e y s t r e e t , s u I t e 2 3 0 , s a n l u i s o b i s p o , c a l i f o r n i a 9 3 4 0 1
p h o n e 8 0 5 . 7 8 3 . 1 8 8 0 f a x 8 0 5 . 7 8 3 . 1 8 8 1 w w w . g a r c i a a r c h d e s i g n . c o m
compatible plant material, along with new street trees set in a proposed new parkway
“greenbelt” along the Olive Street property frontage.
Project Description
The proposed project involves construction of a new multi-story mixed use structure, with at-
grade parking. The proposed project is adjacent to and fronting on Olive Street, and will
continue to take ingress, egress, and all utilities directly from this public street. The project
proposes pedestrian-level street oriented small shop and commercial retail spaces along the
ground level. Lined
with inviting glass
storefronts and
retro-style roll-up
and/or sliding doors,
these shop spaces
are designed to
encourage and
promote pedestrian
activity at the street
level. The upper
levels consist of a
combination of 17
extended-stay hotel
units, of varying
size, scale and layout. Access to the upper level floors and hotel rooms are served via private
elevator and stairs, with circulation on each upper floor unit provided via exterior single-loaded
exterior walkway. These exterior open-air circulation “pedestrian streets” are intended to
promote guest interaction via “micro-neighborhood” on each individual floor, while a common
roof-top terrace will serve as a communal space available to all hotel guests. The extended-
stay hotel rooms vary in size, from 1 bedroom / 1 bath units to 2-bedroom / 2 bath loft units, all
of varying design, amenities and features to promote diversity in design and users.
The ground-floor level contains at-grade parking for the entire complex, with parking for
commercial tenants and customers
available directly adjacent to the
commercial spaces facing Olive Street,
while parking for the hotel users and
guests is relegated to the rear parking
area, which also includes provisions for
private secure motorcycle and bicycle
storage. The main structure effectively
splits the parking into two distinct areas
for separate commercial versus hotel
parking, which will minimize parking
conflicts throughout the day. Centrally located common trash, mail and utility areas complete
the proposed development, which encourage user interaction throughout the day.
Other key components of the project include flexible commercial ground floor lease space, as
well as environmentally responsible design elements, all packaged into a compact urban form
style density. In addition, a beautiful roof-top terrace will be incorporated into the roof of the
ARC3 - 14
p a g e 3 g a r c i a a r c h i t e c t u r e + d e s i g n
g a r c i a a r c h i t e c t u r e + d e s i g n
1 3 0 8 m o n t e r e y s t r e e t , s u I t e 2 3 0 , s a n l u i s o b i s p o , c a l i f o r n i a 9 3 4 0 1
p h o n e 8 0 5 . 7 8 3 . 1 8 8 0 f a x 8 0 5 . 7 8 3 . 1 8 8 1 w w w . g a r c i a a r c h d e s i g n . c o m
project, which will provide a large common outdoor area for hotel guests to gather, relax,
barbeque, or just enjoy the sunset views over the city. Lastly, with the sites’ excellent solar
orientation and southern exposures, the project incorporates many sustainable and eco-friendly
design features, including active and passive solar, passive cooling, thermal mass heating, and
high efficiency day-lighting for all hotel and working spaces of the project.
Design Approach
Given the lack of a cohesive architectural context or common design vernacular for the
surrounding built environment, the design team developed a building typology that is a direct
product of exploring the nexus between the exterior and interior functions and use of the
proposed project components, in particular the interplay between the lower commercial spaces
and their relationship to the hotel uses above.
In that spirit, OMU seeks to establish a local sense of place with a modern architectural
language that will anchor this transitional neighborhood, while setting the standard for future
redevelopment in this area. In a “form-follows-function” approach, the design team took
inspiration from the very programmatic needs and requirements of the project itself. A complex
yet straight-forward massing approach emerged from a detailed analysis of the interaction
between the ground floor commercial units and the hotel rooms above. The result is a strikingly
modern and contextual rich design solution, which endeavors to bring energy and vitality to this
small stretch of Olive Street.
The proposed architecture therefore reflects simple modern elements and shapes that also
echo concepts envisioned by Le Corbusier’s “machine for living”. Simple, straightforward
rectilinear massing and articulation, which adds movement and interest to the contemporary
vocabulary, are integrated with modern and sustainable orientation strategies. The use of
materials common to both commercial and residential uses was key to establishing an
appropriate finish and color palette for the project. Concrete block, metal and wood siding, and
ARC3 - 15
p a g e 4 g a r c i a a r c h i t e c t u r e + d e s i g n
g a r c i a a r c h i t e c t u r e + d e s i g n
1 3 0 8 m o n t e r e y s t r e e t , s u I t e 2 3 0 , s a n l u i s o b i s p o , c a l i f o r n i a 9 3 4 0 1
p h o n e 8 0 5 . 7 8 3 . 1 8 8 0 f a x 8 0 5 . 7 8 3 . 1 8 8 1 w w w . g a r c i a a r c h d e s i g n . c o m
cement plaster building materials all pay homage to the existing buildings and uses surrounding
this property. The intent is to simultaneously acknowledge context while integrating a new
architectural lexicon into this existing transitional neighborhood.
In order to put sustainable strategies in first position, all design decisions for this project were
guided by ecologically sustainable considerations and green principals. This is primarily
evidenced by the placement and orientation of all buildings and structures on the site, which are
oriented and sited to gain maximum solar exposure. This deliberate southern orientation not
only allows for maximum passive heating during winter months, but orients the buildings for
optimum year-round solar access. All upper floor units are accessed from a single loaded
exterior corridor, which affords natural cross-ventilation via location of operable fenestration on
at least two opposing sides of each unit.
This project therefore seeks to set new standards for sustainable and responsible urban in-fill
mixed use redevelopment for San Luis Obispo. In addition to implementation of many Smart-
Growth and L.I.D. concepts such as infill redevelopment, compact urban form, alternate
transportation, and integrated mixed uses, the project has been designed to the highest
standards in terms of energy efficiency and sustainable design. The proposed project qualifies
for LEED certification, and is also designed to meet the Architecture 2030 Challenge. As
members of SLO Green Build, the design team has also ensured compliance with the
established SLO “Green Build Guidelines”.
Provisions for traditional sustainable components such as thermal mass, correct solar
orientated fenestration, passive heating and cooling, solar shading, and natural day-lighting are
incorporated into the core design of all commercial and residential spaces of the project. In
addition, contemporary sustainable features such as cool roof, smart-energy devices, and
vertical gardens have also been incorporated into the facility. These sustainable and LID
strategies, which illustrate the beauty of eco-friendly design coupled with responsible
architecture and development, will be enjoy by all users and tenants alike.
ARC3 - 16
p a g e 5 g a r c i a a r c h i t e c t u r e + d e s i g n
g a r c i a a r c h i t e c t u r e + d e s i g n
1 3 0 8 m o n t e r e y s t r e e t , s u I t e 2 3 0 , s a n l u i s o b i s p o , c a l i f o r n i a 9 3 4 0 1
p h o n e 8 0 5 . 7 8 3 . 1 8 8 0 f a x 8 0 5 . 7 8 3 . 1 8 8 1 w w w . g a r c i a a r c h d e s i g n . c o m
Site & Landscape Design
In conjunction with the proposed building improvements, new landscaping for this infill
redevelopment project will include installation of on-site infiltration devices, as well as linear bio-
swale planted parkway area along the street frontage, which will serve to minimize pollutant run-
off from the parking lot areas as well as provide storm water management for the project. The
existing multiple vehicular
driveways off of Olive Street will
be consolidated into a single
vehicular access point for the
project, in order to reduce traffic
conflicts and provide more street
exposure for pedestrian-oriented
commercial uses. Where
possible, additional on-site
landscape areas will be provided
to complement and enhance the
aesthetics and green architecture
of the proposed project. The
strategically located upper level common decks not only provide an architectural break on each
level, but will be furnished and treated as an inviting communal area to encourage interaction
between the hotel guests. The exterior ground-floor commercial parking area will be finished in
pervious paver materials, intended to enhance the pedestrian experience and provide human
scale, while also serving to enhance on-site storm water mitigation. All new on and off-site plant
material will be drought tolerant and irrigated with typical water-conserving systems. In addition,
all required parking for the proposed project will be provided on-site via common surface
parking lot. The project will also
provide required motorcycle parking, as
well as required short and long-term
bicycle parking, designed to encourage
alternate modes of transportation.
Proposed commercial signage will
consist of building or canopy-mounted
identification signage to denote the
various retail businesses on the ground
floor, along with wall-mounted icon or
individual logo signs to denote
individual business within the development, as well as the hotel tenant. All business and
directional signage will be integrated into the architecture of the project, including building and
address numbers located along the public way. All proposed signage will comply with the city’s
adopted sign regulations.
Entitlement Strategy
All proposed uses are allowed pursuant to the underlying C-T zoning for this parcel. Therefore,
the applicant is seeking to secure the require Architectural Review Commission (ARC) approval
for the overall design of this project.
ARC3 - 17
p a g e 6 g a r c i a a r c h i t e c t u r e + d e s i g n
g a r c i a a r c h i t e c t u r e + d e s i g n
1 3 0 8 m o n t e r e y s t r e e t , s u I t e 2 3 0 , s a n l u i s o b i s p o , c a l i f o r n i a 9 3 4 0 1
p h o n e 8 0 5 . 7 8 3 . 1 8 8 0 f a x 8 0 5 . 7 8 3 . 1 8 8 1 w w w . g a r c i a a r c h d e s i g n . c o m
Summary
Olive Mixed Use will bring long anticipated redevelopment to a neglected, in-fill parcel of land
along the Highway 1 corridor of San Luis Obispo. This environmentally responsible Smart
Growth mixed use project will also generate additional retail and bed tax to the city, which will
be to the benefit of all residents of San Luis Obispo.
ARC3 - 18
ARC3 - 19
ARC3 - 20
ARC3 - 21
ARC3 - 22
ARC3 - 23
ARC3 - 24
ARC3 - 25
ARC3 - 26
ARC3 - 27
ARC3 - 28
ARC3 - 29
ARC3 - 30
ARC3 - 31
ARC3 - 32
ARC3 - 33
ARC3 - 34
ARC3 - 35
ARC3 - 36
ARC3 - 37
ARC3 - 38
ARC3 - 39
ARC3 - 40
ARC3 - 41