HomeMy WebLinkAboutItem #1 - ARCH-3216-2016 (1027 Nipomo)Meeting Date: September 18, 2017
Item Number: 1 2
ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT
SUBJECT: Provide design direction for a new four-story project proposed in the Downtown
Commercial zone with the Historic Overlay (C-D-H) that includes 6,698 square-feet of commercial/retail
space, 47 hotel rooms, and a 22-space subterranean parking garage.
PROJECT ADDRESS: 1027 Nipomo Street BY: Rachel Cohen, Associate Planner
Phone Number: (805) 781-7574
e-mail: rcohen@slocity.org
FILE NUMBER: ARCH-3216-2016 FROM: Doug Davidson, Deputy Director
RECOMMENDATION: Continue the project to a date uncertain with specific direction to the applicant
regarding design.
SITE DATA
Applicant Creekside Lofts, L.P.
Representative Bryan Ridley, Architect
Submittal Date 5/17/2016
Complete Date July 27, 2017
Zoning C-D-H (Downtown Historic District)
General Plan General Retail
Net Site Area 16,940 square feet (0.39 acres)
Environmental
Status
To be determined when the project is
presented to ARC for final review
SUMMARY
The applicant has submitted plans for the construction of a new four-story mixed use structure with 6,698
square feet of retail/commercial space, a 47-room hotel, and 22-space subterranean parking garage in
the Downtown Commercial zone with the Historic Overlay (C-D-H). The site is currently used as a
surface parking lot for the Creamery and Ciopinot’s Restaurant.
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.
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2.0 NEXT STEPS
Staff is recommending that the ARC review the proposed project and provide design direction to the
applicant, specifically addressing height and massing. The project would return to the ARC at a date
uncertain for review of project modifications based on direction provided by the Commission.
3.0 BACKGROUND
September 26, 2016: The CHC reviewed a four-story project that included 8,131 square-feet of
commercial/retail space, 23 residential units and a 7-room hotel. The CHC continued the item to a date
uncertain with direction to re-evaluate the height, scale, massing & detailing for greater consistency with
neighboring historic structures within the Downtown Historic District.
August 14, 2017: The CHC reviewed the new four-story mixed use structure with 6,698 square feet of
retail/commercial space, a 47-room hotel, and 22-space subterranean parking garage in the Downtown
Historic District. The CHC made a motion to deny the project as designed based on the finding that the
proposed new building is inconsistent with the Historic Preservation Program Guidelines Section 3.2.1
because the building is not compatible in scale and massing with the Downtown Historic District’s
structures. The CHC provided direction to reduce the height of the building to three-stories with the third
story setback (Attachment 3 - 8/14/2017 Draft CHC Hearing Minutes).
4.0 PROJECT INFORMATION
4.1 Site Information/Setting
The proposed project consists of a 16,940
square-foot site located at 1027 Nipomo Street
within the Downtown Commercial zone with a
Historic Overlay (C-D-H) (Attachment 1,
Vicinity Map). The project site is currently
used as a surface parking lot for the adjacent
properties (the Creamery and Ciopinot’s) and
accessed from Nipomo Street. Neighboring
buildings and uses include the Master List
Historic Golden State Creamery (C-D-H) and
residential (R-3-H) to the west, Ciopinot’s
restaurant (C-D-H) to the south, the Soda
Water Works building (C-D-H-PD) to the
north and the Children’s Museum (PF) and
Tonita’s Mexican restaurant (C-D-H) to the
Figure 1: Subject site and surrounding structures
Residential Project
site
Soda
Water
Works
Children’s
Museum
Ciopinot’s
Restaurant
Creamery
Sandy’s
Liquor
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east (see Figure 1 above).
Table 1: Site information and setting
4.2 Project Description
The project proposes to construct a new 50-foot, four-story structure within the Downtown Historic
district (Attachment 2, Project Plans). The structure is blend of architectural styles with retail storefronts
along the street and hotel units on the upper floors. Materials included in the project are: thin brick, sand
finished stucco, fiber-cement clapboard siding, aluminum storefronts, tile and concrete bulkheads, metal
railings, and fabric awnings (Attachment 2, Project Plans, Sheet 26). The project also maintains a 20-
foot setback from the top of the San Luis Creek that preserves the existing creek walk and a 20 -foot
setback from the adjacent structures located to the south and west of the site. The proposed project also
includes:
1. 6,698 square feet of retail/commercial space;
2. 47-room hotel; and
3. 22-space subterranean parking garage.
Zoning C-D-H
Site Size 20,731 s.f. – 3,791 s.f. (Creek setback) = 16,940 s.f.
Present Use & Development Surface Parking Lot
Topography Relatively Flat
Access Nipomo
Surrounding Use/Zoning
(see Figure 1)
North: C-D-H-PD
East: C-D-H and PF-H
South: C-D-H
West: C-D-H and R-3-H
Figure 2: Front (east) elevation view of the proposed project
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4.3 Project Statistics
Item Proposed 1 Standard 2
Setback
Front Yard 0 feet 0 feet
Other Yard 20 feet 0 feet
Max. Height of Structure(s) 50 feet 50-75 feet
Max. Building Coverage (footprint) 58.2% 100%
Density Units (DU) 0 DU 36 DU per acre
Parking Spaces
Vehicle 22 373
Bicycle 6 6
Notes:
1. Applicant’s project plans submitted
2. Zoning Regulations
3. The applicant may pay an in-lieu fee in place of providing parking spaces
5.0 PROJECT ANALYSIS
As designed, the project complies with all the development standards of the Downtown Commercial
zone and is not requesting any exceptions. The project is located within the Downtown Historic District
and therefore required review by the CHC. The CHC has provided a recommendation of denial and, as
discussed below, directed the applicant to reduce the building to three-stories with the third-floor setback.
The ARC is being requested to review the proposed project and the proposed comments provided below
and provide specific direction to the applicant on the height, massing and scale of the proposed structure.
For background, the site is located on the west edge of the Downtown Historic District and is surrounded
by a mix of structures that range in architectural style, form, scale and height. Below is a list of the
existing and proposed structures that surround the site and a brief description of their height, architectural
elements, and use of materials.
➢ Ciopinot’s Restaurant – single story brick rectilinear structure with brick gable end parapets;
➢ Creamery (Master List Historic property) – single and two-story structures with an agrarian style
architecture that includes the use of metal, wood and terra cotta siding;
➢ Soda Water Works – two-story rectilinear false front building with wood siding;
➢ Children’s Museum – three-story modern asymmetrical structure with metal siding and large
windows;
➢ Monterey Place – (an entitled, but not built) 50-foot high, four-story mixed-use approved project that
includes the rehabilitation of the Historic Leitcher House and exterior materials such as stucco, wood
siding, and brick;
➢ Palm / Nipomo Parking Structure – a proposed 45-foot-tall parking structure located between
Monterey, Nipomo and Palm Streets. Detailed architectural drawings and environmental review is
currently underway;
➢ Dana Street (located on the other side of the creek from the project site) – includes single and two-
story residential units.
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5.1 CHC Recommendation: On September 26, 2016, the CHC reviewed a mixed-use project that
included 8,131 square-feet of commercial/retail space, 23 residential units and a seven-room hotel
(Figure 3 below). The CHC continued the item with direction to the applicant to re-evaluate the height,
scale, massing & detailing for greater consistency with neighboring historic structures within the
Downtown Historic District.
Figure 4: Rendering of the original 2016 design as viewed from Nipomo Street
Figure 3: Rendering of the revised 2017 project as viewed from Nipomo Street
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On August 14, 2017, the CHC reviewed a newly designed four-story structure with 6,698 square feet of
retail/commercial space, a 47-room hotel, and 22-space subterranean parking garage. Several members
expressed that they liked the overall design changes that had been made to the project, but several shared
that the scale and massing of the project was incompatible with the neighborhood. After discussion, the
CHC made a motion to deny the project. This motion passed with a 4:2 vote. The CHC stated that, as
designed, the proposed new building was inconsistent with the Historic Preservation Program Guidelines
Section 3.2.1 because the building was not compatible in scale and massing with the Downtown Historic
District’s structures. The CHC provided direction to the applicant that they needed to reduce the height
of the building to three-stories with the third story setback.
5.2 What could a three-story structure look like on this site? Currently the project has a first-floor
height of 14.75 feet and each of the upper floors are 10.5 feet (this includes the space between each
floor). With three stories, the project could increase the plate height of each floor to expand the design
options for the structure, but would also increase the overall height of a three-story structure. The upper
floors could also be expanded to provide more space between each floor.
ARC Discussion: The ARC should discuss if a three-story design is appropriate and compatible with the
neighborhood and provide direction to the applicant as to the maximum plate heights that would be
appropriate per floor level and what the overall building height should be for a three-story building.
5.3 What is the impact of setting the third and fourth floor back further? The project has an overall
height of 50 feet and setbacks the third and fourth stories in varying degrees from Nipomo Street. Figure
6 below shows massing images of the current project. The third floor above the brick is set back between
4 and 6 feet. The fourth floor is partially removed at the southeast corner and the northeast corner is set
back two feet.
The Community Design Guidelines (CDG) Section 4.2.B.1(d) suggests one way to determine the
appropriate setback for a building above 50 feet is to use the equation and diagram shown below. The
proposed building is not taller than 50 feet in height, but for purposes of discussion staff has evaluated
what the equation recommends for a setback on the subject building.
Figure 5: Massing models of the proposed project
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For this equation, staff determined that the primary portion of the building was the first three stories.
The first three floors have a height of 35.5 feet and a fourth floor has a height of 10.5 feet. Based on
these numbers, the formula suggests that the project should have a 3.44-foot setback on the fourth floor.
As currently proposed, the project has two-foot and four-foot setbacks from the face of the building on
the fourth floor (see Figure 6 below).
The applicant has provided supplemental illustrations that shows additional setbacks that they are
considering as a part of the revision to the project (Attachment 4, Supplemental Project Plan Setback
Proposal). These are conceptual illustrations and staff has not reviewed or provided any feedback to the
applicant. The applicant will be presenting them further at the meeting. Figure 6 is an example of the
changes the applicant is proposing.
10 x 10.5 = 105 = 3.44 feet
35.5-5.0 30.5
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ARC Discussion: To reduce the overall mass of the building consistent with CHC direction the ARC
should discuss what the appropriate overall setback for the building should be for upper floors whether
building ARC supports four stories or three. Does the setback need to be consistent at each floor? Should
the applicant consider setbacks along other facades besides the one facing Nipomo Street?
6.0 ENVIRONMENTAL REVIEW
Staff is recommending the ARC continue the item and will provide an environmental determination
when the project is presented to ARC for final review.
7.0 ALTERNATIVE
1. Deny the project based on findings of inconsistency with the Community Design Guidelines or
applicable City policies and standards.
8.0 ATTACHMENTS
1. Vicinity Map
2. Project Plans
3. 8/14/2017 Draft CHC Hearing Minutes
4. Supplemental Project Plan setback proposal
Figure 6: Illustration showing a two-foot increase in the setback at the 4th floor along
Nipomo Street
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C-D
O-H
C-D
O-H
R-3-H
PF-H
C-D-S-H
C-D-H
C-R
C-D-H-PDO-H-PD
C-D-H
R-3
NI
P
O
M
ODANA
HIGUERAMONTEREYVICINITY MAP File No. 3216-20161027 Nipomo St ¯
ATTACHMENT 1
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THE VESPER HOTEL AT THE CREAMERY1027 NIPOMO STREET . SAN LUIS OBISPO . CALIFORNIA17.0616bracketATTACHMENT 2
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The paseo on the south side of the building transitions from the public right-of-way to an activated pedestrian level with generous storefront bays, supported by a street level storefront façade, further enhanced by the strong rhythm of windows, balconies, and material transitions on the upper floors. This variation of masses is purposefully subtle visually, relying on shade, shadow, and pattern to create a visual and spatial interest. The vertical circulation tower provides relief in the building mass and is clad in horizontal siding reminiscent of the clapboard employed at the nearby Soda Works building. A rich espresso brown color is the backdrop for extensive growing vines and narrow windows that provide a little whimsy to the functional element. The paseo’s brick walking surface retains the look and feel of the existing brick walkways on site, with stair and ramp transitions to navigate changes in elevation, while flanked with landscape planters and peppered with in-ground tree wells.The west paseo reintroduces the brick from the Nipomo elevation in a more industrial expression, referencing the historic use of the site in a two-story volume adjacent to the terra cotta brick Creamery exterior wall.Facing San Luis Creek, the north elevation focuses on providing a simpler composition to reinforce the peaceful setting adjacent to the creek. Broad balconies are nestled into a deep setback rather than cantilevering over the creek setback line and are purposely oriented toward the east to lessen residential neighborhood overlook impacts.Thoughtful material transitions and attention to detail are key design strategies for the project, and vary throughout by base material, elevation exposure, and overall height. A set of common components are interpreted and expressed depending on the condition at hand including transoms, bulkheads, lintels, window and door trim, railings, window patterning, awnings, and cornices.The Vesper Hotel at the Creamery is a four-story hotel and retail building at 1027 Nipomo Street, currently a parking lot serving the neighboring Creamery Marketplace. The project includes a subterranean garage accessed from Nipomo Street on the northeast corner of the building. The ground level provides high ceiling spaces typical of single story retail and hotel lobbies . Above the ground floor there are three stories of hotel rooms for a total of forty-seven guest rooms plus a patio on the 4th floor. Historic downtown hotel buildings, including the Anderson Hotel (5-stories) and the Wineman Hotel (3-stories), also feature tall ground floor levels for the lobby and retail spaces, topped with multiple residentially scaled hotel floors. The Vesper Hotel has some similarities but through the unique design creates the feel of a cluster of smaller historic buildings providing a boutique experience to compliment the eclectic mix of buildings and uses in the area.The Vesper Hotel site is surrounded by Downtown Commercially (C-D) zoned properties on 3 sides and a natural area on the forth side (San Luis Creek). Beyond the creek is a combination of C-D zoned commercial and Medium-High density residentially zoned properties (R-3). Due to unique site characteristics, the Vesper Hotel design provides an opportunity to create four distinctly different elevations, each with pedestrian access. The building frontage is on Nipomo Street (east), the south and west sides are wide pedestrian paseos providing a connection to the Creamery and beyond, and on the north, a walkway along San Luis Creek with its dense foliage. Properties in the Downtown Commercial zone are encouraged to maximize density by allowing 100% lot coverage with no setback requirements; the Vesper Hotel is designed at 58.2% lot coverage, providing for generous pedestrian circulation around the building and a strong connection to the neighboring businesses.From an architectural standpoint, the Nipomo Street elevation is composed of three main masses, conceptualized as a classic downtown brick two-story set next to a deep colored hand-troweled cement plaster three-story building and topped with a quiet and dynamic grouping of upper level planes fashioned in nuanced two-tone plaster. The brick two-story allows for an appropriate transition from the existing neighboring single-story restaurant (1051 Nipomo) both in material and in height. The building design also includes a significant 4th story setback from the street and paseo providing a hotel patio space. This intentionally balanced composition of materials, colors, and wall planes provides for an appearance of a cluster of multiple buildings that would have been typical in the historic growth pattern of the Downtown Historic District.DESIGN DESCRIPTION1bracketThe Vesper Hotel at the Creamery1027 Nipomo Street, San Luis Obispo CA17.0616Cultural Heritage Committee ApplicationATTACHMENT 2
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ARCHITECTbracket architecture officep.o. box 1810san luis obispo, CA 93406contact: bryan ridley805.704.0535br@bracketao.comOWNERcreekside lofts, L.P.p.o. box 12910san luis obispo, ca 93401contact: damien mavis805.781.3133dmavis@covelop.netLANDSCAPE ARCHITECTsummers|murphy & partners, inc34197 pacific coast highway, suite 200dana point, ca 92629contact: jim burrows 949.443.1631 jburrows@smpinc.netsite statisticsaddress: 1027 nipomo streetassessor parcel number 002-402-046net site area (16,940 sf) 0.389 acresexisting gross site area (20,731 sf) 0.476 acresgross creek site area (-3,791 sf) 0.087 acreszoning C-D (downtown-commercial)existing use parking lotproposed use retail/hotel/parkingproposed occupancy M mercantileR-1 hotelS-2 parkingconstruction type 3 stories type VA1 story type IB1 story type IB below gradefire sprinklers yes (NFPA-13)number of stories 4 stories above grade plane1 story below grade planeallowed building height 50'-0"(60'-0" at elevator shaft per SLOMC 17.16.040)proposed building height without lofts 49'-10"floor area ratio (FAR)allowed for building up to 50' = 3.00proposed 45,596 sf/16,980 sf = 2.69lot coverageallowed 100%proposed 9,827 sf/16,980 sf = 58.2%creek bank area, existing 1,083 sf (6.5%)landscape area 925 sf (5.4%)impervious area 14,972 sf (88.1%)building areas see code analysisreidential densityallowed densityCD zone 36 du/acre x 0.390 acres = 14.04 duproposed densityhotel room 47 units x 0.00 du = 0.00 dutotal density proposed0 units0.0 duparking statisticsparking requiredhotel (47 x 0.50 spaces/unit) 23.5 spacescommercial retail (6,698 sf X 1 SPACE 500 S.F. ) 13.4 spacestotal parking required 37 spacesparking provided 22 spacesthe balance between required and provided parking spaces of 15 spaces will be mitigated by paying parking in-lieu fees.bicycle parking required15% of parking spaces: 6 bicyclesbicycle parking providedlong term spaces (40%): 3 bicyclesshort term spaces (50%): 3 bicyclestotal bicycle parking provided: 6 bicyclesCIVIL ENGINEERabove grade engineering1304 broad streetsan luis obispo, ca 93401contact: scott stokes 805.545.5115 scott@abovegradeengineering.comall work shall be in conformance with the 2016 editions of the california building codes basedon the 2015 IBC, 2015 IRC, 2015 UMC, 2015 UPC, and the 2014 NEC. all codes referencedshall be california editions as amended by the state and local ordinance and are as follows:2016 california building code (CBC).2016 california mechanical code (CMC).2016 california plumbing code (CPC).2016 california fire code (CFC).2016 california electrical code (CEC).2016 california state energy conservation stds. (title 24).2016 california residential code (CRC).2016 california green building code (CGBC).2016 building standards administrative code.national fire protection association codes (NFPA).san luis obispo municipal code (SLOMC).maximum area of openings based on fire separation(CBC table 705.8)fire separation distance protected allowable area0' to less than 3' yes/no not permitted3' to less than 5' no 15%3' to less than 5' yes 15%5' to less than 10' no 25%5' to less than 10' yes 25%10' to less than 15'* no 45%10' to less than 15'* yes 45%15' to less than 20'* no 75%15' to less than 20'* yes 75%20' or greater yes/no no limitfire-resistance rating requirements for building elements:exterior bearing walls: 1-hrinterior walls within a single occupancy: 1-hrinterior walls between hotel rooms: 1-hrstair exit enclosure walls: 1-hrfloor/clg assemblies between hotel rooms: 1-hrfloor/clg assembly between type-IA and type-VA 3-hroccupancy groups R-1, M, S-2separated occupancies yes, including CBC 510.4 parking beneath group Rtype of construction 4 stories of type VAover 1 story type IB above grade planeover 1 story type IB below grade planefire sprinklers YES (NFPA-13)building height allowed 50'-0" (above avg natural grade)building height proposed 49'-10" parapet, 53''-0" elevator shaftnumber of stories allowed (R-1): 4 storiesnumber of stories proposed (R-1): 4 storiesnumber of stories allowed (M): 2 storiesnumber of stories proposed (M): 1 storynumber of stories allowed (S-2): 2 storiesnumber of stories proposed S-2): 1 storybuilding area by storybasementS-2 parking 8,674 sfS-2 circulation 420 sfS-2 storage 317 sftotal 9,411 sffirst storyR-1 lobby/circulation 1,702 sfM retail 5,779 sfM core + back-of-house 845 sfS-2 parking ramp 501 sftotal 8,827 sfsecond storyR-1 hotel rooms 7,295 sfR-1 lobby/circulation 1,587 sfR-1 covered decks 467 sftotal 9,349 sfthird storyR-1 hotel rooms 7,294 sfR-1 lobby/circulation 1,585 sfR-1 covered decks 305 sftotal 9,184 sffourth storyR-1 hotel rooms 6,680 sfR-1 lobby/circulation 1,085 sfR-1 covered decks 209 sfR-1 courtyard + patio 851 sftotal 8,825 sfBUILDING AREA BY OCCUPANCYR-1 occupancy 29,060 sfM occupancy 6,624 sfS-2 occupancy 9,912 sftotal building area 45,596 sfcode analysisproject directoryproject statisticscode notesSURVEYORMBS land surveys, inc3563 sueldo street, unit Qsan luis obispo, ca 93401contact: michael b. stanton 805.594.1960 mike@mbslandsurveys.com2bracketThe Vesper Hotel at the Creamery1027 Nipomo Street, San Luis Obispo CA17.0616Cultural Heritage Committee ApplicationATTACHMENT 2
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COMMUNITY DESIGN GUIDELINES - CHAPTER 4SECTION GUIDELINEYES NO NOTES4.2.AStreet orientation. Buildings in the downtown should be located at the back of the sidewalk unless space between the building and sidewalk is to be used for pedestrian features such as plazas, courtyards, or outdoor eating areas.XThe building is located at the back of sidewalk for 60% of the frontage, and setback 2’ for 40% of the frontage to articulate the massing and to provide better line-of-sight clearance from the driveway ramp. The setback is part of a broader massing strategy for downtown buildings.4.2.BHeight, scale. Multi-story buildings are desirable because they can provide opportunities for upperfloor offices and residential units, and can increase the numbers of potential customers for ground floor retail uses, which assists in maintaining their viability.XProject is four stories tall which includes a mix of uses. Retail and hotel support at the ground floor with hotel at the 2nd, 3rd, and 4th floors. Approximately 50% of the 4th floor hotel rooms feature sleeping lofts.4.2.BMulti-story buildings should be set back above the second or third level to maintain a street façade that is consistent with the historic pattern of development, maintaining the general similarity of building heights at the sidewalk edge.XProject provides setbacks above the 2nd floor or 3rd floor as part of a broader massing strategy for downtown buildings that favors a collage of masses and setbacks rather than banded terracing which lacks precedent.4.2.B.1The height and scale of new buildings and alterations to existing buildings shall fit within the context and vertical scale of existing development and provide human scale and proportion.XThe nearest building is single-story with a tall parapet and made of brick. The primary adjacent mass of the new building is two-stories in height and aso composed of brick for compatibility. Transitions of a single-story among neighboring buildings is common downtown. Where the height exceeds two-stories it is set back from the right-of-way and separated by a 20’ wide pedestrian paseo, including the significant 4th floor step back that also provides for a hotel patio.4.2.B.1.aIn no case may the height of a building at the back of sidewalk exceed the width of the adjoining right-of-wayXCondition met. Right-of-way is 60’ wide. Project height is less than 50’ at the back of sidewalk.4.2.B.1.bNew buildings that are significantly taller or shorter than adjacent buildings shall provide appropriate visual transitions.XSee 4.2.B.14.2.B.1.cFor new projects adjacent to buildings included on the City’s Inventory of Historic Resources there shall be a heightened sensitivity to the mass and scale of the significant buildings.XThte Creamery Marketplace is a listetd Historic Resource, but it is important to note that its significance is not tied to its archittecture but rather to its importance to the historict economy and dairy industry. See 4.2.B.14.2.B.1.dThe project provides upper story setbacks from the front building façade along the street consistent with LUE Policy 4.16.4. Portions of the building above 50 feet should be set back sufficiently so that these upper building walls are not visible to pedestrians on the sidewalk along the building’s frontageXNo portions of the building exceed 50’ at the front building façade, therefore no setback is required to follow Figure 4-3. Setbacks are provided, however, see 4.2.B.4.2.B.2New buildings shall not obstruct views from, or sunlight to, publicly-owned gathering places including, but not limited to, Mission Plaza, the Jack House gardens, and YCLC Cheng Park. In these locations, new buildings shall respect views of the hills, framing rather than obscuring them.NAPublicly owned gathering places do not feature in the near context of the subject property.4.2.B.3New buildings should not shade the northerly sidewalk of Marsh, Higuera or Monterey Streets at noon on December 21st.NAThe subject property is not located on any of the mentioned streets, nor does it shade them.4.2.B.4Tall buildings (between 50 and 75 feet) shall be designed to achieve multiple policy objectives, including design amenities, housing and retail land uses.XThe sleeping loft portion of the project exceeds the 50’ height limit. This is a minor increase in overall height and is stepped back substantially from the building face to limit or eliminate visbility. The roof of the sleeping lofts coincides with the height of the elevator.4.2.B.5.aUtility boxes for phone, cable, electricity, natural gas, information systems and/or other services should be located along service alleys, within the building, or in a sub-grade vault.XProject will comply as the technical design is advanced.4.2.B.5.bLocation of backflow prevention devices and the fire sprinkler riser must be identified on project plans submitted for Architectural Review and shall be located inside the building, consistent with County Health Department requirements.XProject will comply as the technical design is advanced.4.2.B.5.cMinimum sidewalk width should be 8-feet clear of obstructions for pedestrians (furniture, news racks, street trees etc.) across 100% of the project frontage.XSidewalks are ~10’ in width existing and to remain. 8’ clearance is maintained at all obstructions including the large growth street trees4.2.B.5.dService access to the building for loading and maintenance functions should not exceed 20% of the project frontage on any facing street.XA trash ramp is provided at the frontage which accounts for <8% on the facing street (Nipmo Street).4.2.CFaçade design. New structures and remodels should provide storefront windows, doors, entries, transoms, awnings, cornice treatments and other architectural features that complement existing structures, without copying their architectural style.XThe existing context is a blend of buildings from several different decades and stylistic eras. The new building provides storefronts, windows, doors, entries, transoms, awnings, and cornice treatments compatible with the surroundings.4.2.C.1Overall character. In general, buildings should have either flat or stepped rooflines with parapets, and essentially flat facades. Walls with round or curvilinear lines, or large pointed or slanted rooflines should generally be avoided.XThe various roofs are flat, and step with the varied massing. Facades are essentially flat and are expressed by different width planes that setback and change materials per 4.2.B.4.d (larger buildings >50’ wide).4.2.C.2Proportions in relation to context. Buildings should be designed with consideration of the characteristic proportions (relationship of height to width) of existing adjacent facades, as well as the rhythm, proportion, and spacing of their existing door and window openings.XThe facade is divided into smaller “buildings” of 45’ and 30’ wide to follow widths common to the Downtown. Significant stepbacks and material transitions at the 2nd and the 3rd floors to further reinforce the compositions compatible proportions.GUIDELINE MATRIX3bracketThe Vesper Hotel at the Creamery1027 Nipomo Street, San Luis Obispo CA17.0616Cultural Heritage Committee ApplicationATTACHMENT 2
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4.2.C.3Storefront rhythm. A new building facade that is proposed to be much “wider” than the existing characteristic facades on the street should be divided into a series of bays or components, defined by columns or masonry piers that frame windows, doors and bulkheads. Creating and reinforcing a facade rhythm helps tie the street together visually and provides pedestrians with features to mark their progress down the street.XThe building facades are divided into bays, framed by vertical column-like elements to emphasize windows, doors, and bulkheads. The spacing is consistent over three bays and an adjacent two bays.4.2.C.4Individual storefront proportions. Storefronts should not overpower the building façade, and should be confined to the area framed by the support piers and the lintel above, consistent with classic “Main Street” architecture.XStorefronts are framed by vertical column-like elements to reinforce individual bay proportions.4.2.C.5Wall surfaces. Wall surfaces, particularly at the street level, should be varied and interesting, rather than unbroken and monolithic, because blank walls discourage pedestrian traffic.XWall surfaces at the macro scale are varied in material and at the micro scale are divided by horizontal lintels, bands, and cornices.4.2.C.5.aDividing the facade into a series of display windows with smaller panes of glass.XStorefront windows and hotel room windows are divided into smaller framed panes of glass.4.2.C.5.bConstructing the facade with small human scale materials such as brick or decorative tile along bulkheads.XHuman scale materials are employed at the bulkhead including tile and cast-stone or pre-cast concrete.4.2.C.5.cProviding traditional recessed entries.XEntries along the Nipomo frontage and the paseo are recessed.4.2.C.5.dCareful sizing, placement and overall design of signage.XSignage is carefully sized and placed with an emphasis on pedestrian scaled elements at the street corner and the site entrance.4.2.C.6Doorways. Doorways should be recessed.XDoorways, as part of the entries are recessed from the sidewalk.4.2.C.7Bulkheads. Storefront windows should not begin at the level of the sidewalk, but should sit above a base, commonly called a “bulkhead,” of 18 to 36 inches in height. Bulkheads should be designed as prominent and visible elements of building facades, and should be treated sensitively to ensure compatibility with the overall appearance of the building. Desirable materials for bulkhead facing include those already common in the downtown: ornamental glazed tile in deep rich hues, either plain or with Mediterranean or Mexican patterns; dark or light marble panels; and pre-cast concrete.XBulkheads are provided at the base of the storefront window systems, either of pre-cast concrete, cast stone, or tile.4.2.DMaterials and architectural details. While downtown buildings have a variety of materials and architectural details, several consistent themes in these aspects of design in the downtown have helped to define its distinctive character.XSee following subsections that describe in more detail the downtown themes.4.2.D.1The exterior materials of downtown buildings involve several aspects including color, texture, and materials. Materials with integral color such as smooth troweled plaster, tile, stone, and brick are encouraged. If the building’s exterior design is complicated, with many design features, the wall texture should be simple and subdued. However, if the building design is simple (perhaps more monolithic), a finely textured material, such as patterned masonry, can greatly enrich the building’s overall character.XIntegral color smooth troweled plaster, tile, precast concretet, and brick are all used in thte project. Painted clapboard siding is used as well, referencing the nearby Soda Works Building.4.2.D.1Materials should complement those on significant adjacent buildings.XThe adjacent building on Nipomo Street is not historically significant but does feature a strong use of brick as its primary material. Brick is used on the project’s adjacent 2-story volume for compatibility and transition.The following materials are considered appropriate for buildings within the downtown. -Exterior plaster (smooth troweled preferred) -Cut stone, rusticated block (cast stone), and precast concrete -New or used face-brick -Ceramic tiles (bulkhead or cornice) -Clapboard (where appropriate) -Glass block (transom) -Clear Glass windowsX Used (smooth troweled) Used (bulkhead and site/sign walls) Used Used Used (interpretive application as natural clear sealed cedar) Transoms are not glass block, rather obscured glass UsedGUIDELINE MATRIX4bracketThe Vesper Hotel at the Creamery1027 Nipomo Street, San Luis Obispo CA17.0616Cultural Heritage Committee ApplicationATTACHMENT 2
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The following exterior finish materials are considered inappropriate in the downtown and are discouraged: -Mirrored glass and heavily tinted glass -Windows with false divisions -Vinyl and aluminum siding -Painted or baked enamel metal awnings -Rough “Spanish lace” stucco finish -Plywood siding -Corrugated sheet metal -Corrugated fiberglass -Split face concrete block -Exposed concrete block without integral colorX Not Used Not Used Not Used Not Used Not Used Not Used Not Used Not Used Not Used Not Used4.2.D.2Storefront remodeling often covers original decorative details, or retains them only as visual “leftovers.” Existing details should not be wasted in remodeling efforts. If enough remain, they can be restored as part of the original design. If only a few remain, they can be incorporated as design features in a new storefront. In either case, the design of changes to a façade should grow out of the remaining traditional details and create a harmonious background that emphasizes those details.NAThis is a new building.4.2.D.3Doors and storefront systems should be of materials and have details and ornament appropriate to the building wall materials.XBronze anodized aluminum frame windows and doors with substantial frames are appropriate and compatible with the smooth troweled cement plaster and applied brick. Storefronts vary in detail to avoid an overly homogenous appearance.4.2.D.4Windows that allow pedestrians to see the activities within the ground floors of downtown buildings are important in maintaining the pedestrian orientation of the downtown. Ground floor windows adjacent to sidewalks encourage pedestrians to linger, while extensive blank walls do not.XThe ground floor windows along Nipomo Street and the paseo are large and allow for strong visibility to pedestrians.4.2.D.5Awnings should be retained and/or incorporated where feasible and compatible with the storefront.XAwnings are employed regularly along the paseo. Because of the substantial size of the two street tress along Nipomo, and the proposed transom windows, awnings would be incompatible.4.2.D.6Other details. A number of other details should be incorporated into exterior building design to add a degree of visual richness and interest while meeting functional needs.XThe project provides expressive wall mounted light fixtures, various types of balconies and railings, expressed metalwork at wall caps and cornices, cast concrete window trim, and various bulkheads. These materials and details are a curated variety of materials to generatet a consistent but varied richness.4.2.EPublic spaces, plazas and courtyards. Public spaces on downtown sites should be designed as extensions of the public sidewalk by providing pedestrian amenities such as benches and fountains, and by continuing the pavement treatment of the sidewalk.XA pedestrian paseo is a major feature of this project and its relationship to the broader context of the Creamery.GUIDELINE MATRIX5bracketThe Vesper Hotel at the Creamery1027 Nipomo Street, San Luis Obispo CA17.0616Cultural Heritage Committee ApplicationATTACHMENT 2
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HISTORIC PRESERVATION PROGRAM GUIDELINES - CHAPTER 5.2.2SECTION GUIDELINEYES NO NOTESSETTING FEATURES AND CHARACTERISTICSABuildings located at back of sidewalk with zero street and side setbacks.XThe building is located at the back of sidewalk for 60% of the frontage, and setback 2’ for 40% of the frontage to articulate the massing and to provide better line-of-sight clearance from the driveway ramp. Side setbacks are provided for the creek and the public paseo.BFinish floors at grade.XFinish floors are at grade.CRecessed front entries are oriented toward the street.XEntries are recessed and oriented toward the street.DFront facades oriented toward the street.XThe front facade is parallel to and oriented toward Nipomo Street.ETrees placed at regular intervals along the street.XExisting street tress are placed at regular intervals and new trees are proposed for the pedestrian paseo.ARCHITECTURAL CHARACTERAOne or two stories (occasionally three)XThe building totals four stories which is consistent with development standards for the Commercial Downtown zone and with other new and historic hotel buildings Downtown such as the Anderson Hotel.BFlat or low pitched roof, often with a parapet.XThe various roofs are all flat, the majority of which have a parapet.CWide entablature or projecting cornice that often includes classical architectural details such as dentils, brackets and molding.XSignificant cornices are provided on the project, varying in material and detail. Classical details are used on the projecting cornice for the three-story mass at the north east corner. DFirst floor windows are horizontally oriented storefront windows, often with display space facing the street. In multi-stotry structures, windows are vertically oriented, typically with double hung, wood sashes, and symmetrically arranged so that they are dimensionally taller than their width.XFirst floor storefront windows are horizontally oriented facing the street and the pedestrian paseos. Upper floor windows are vertically oriented and symmetrically arranged where appropriate to the building function.EStructures follow simple rectilinear or “boxy” building forms.XThe building massing is composed of simple rectangular forms.FMasonry or smooth stucco wall siding.XBoth brick masonry and smooth stucco are used extensively.GContrasting bulkheads along base of street facade.XBulkheads of precast concrete are provided at the street facade.HUse of awnings, historic signs, second-story overhangs and canopies.XAwnings are used along the pedestrian paseos. They are not used at the Nipomo Street facade because of the substantial size of the street tress and the broad and deep recessed storefronts that offer much of the shade and weather protection afforded by an awning.IUse of transom windows above storefronts.XStorefronts facing the sidewalk employ transom windowGUIDELINE MATRIX6bracketThe Vesper Hotel at the Creamery1027 Nipomo Street, San Luis Obispo CA17.0616Cultural Heritage Committee ApplicationATTACHMENT 2
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NIPOMO STREETSAN LUIS CREEKGOSHICIOPINOTTAQUERIA1. TOP OF BANK LINE2. CREEK EASEMENT LINE3. (E) CREEK WALK FENCE4. BUILDING LIMIT LINE5. (E) BRICK CREEK WALK6. (N) RETAINING WALL7. (N) PEDESTRIAN COURT8. (N) PEDESTRIAN PASEO9. (E) RESTAURANT OUTDOOR SEATING10. (N) LANDSCAPE AREA11. (N) PROPOSED BUS STOP LOCATION12. (N) SHORT TERM PARKING ZONE13. (N) DRIVEWAY TO SUB-T PARKING14. 8’ MIN CLEAR AT SIDEWALK15. (E)TREE TO REMAIN16. (N) TREE17. (N) BIKE LOCKERS18. (N) TRASH RAMP19. REQUIRED EGRESS PATH FROM CREAMERY20. (N) PEDESTRIAN RAMP21. (N) FIRE RISER22. (N) SHORT-TERM BICYCLE PARKING (3)20 9 9165321156224102110516 7 2081919131412111” = 20’-0”PROPOSED SITE PLAN218bracketThe Vesper Hotel at the Creamery1027 Nipomo Street, San Luis Obispo CA17.0616Cultural Heritage Committee ApplicationATTACHMENT 2
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1/16” = 1’-0”FIRST FLOOR PLANDRIVEWAY RAMPSTORAGEBACK OF HOUSEMEN’SWOMEN’SUTILITYRETAILELEVHOTEL LOBBYTRASHRETAILRETAILSTAIRSTAIR10bracketThe Vesper Hotel at the Creamery1027 Nipomo Street, San Luis Obispo CA17.0616Cultural Heritage Committee ApplicationATTACHMENT 2
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1/16” = 1’-0”2ND FLOOR PLANELEVSTAIRSTAIRHOTEL ROOMPATIOHOTEL ROOMCORRIDORBALCONY11bracketThe Vesper Hotel at the Creamery1027 Nipomo Street, San Luis Obispo CA17.0616Cultural Heritage Committee ApplicationATTACHMENT 2
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1/16” = 1’-0”3RD FLOOR PLANELEVSTAIRSTAIRHOTEL ROOMHOTEL ROOMCORRIDORBALCONY12bracketThe Vesper Hotel at the Creamery1027 Nipomo Street, San Luis Obispo CA17.0616Cultural Heritage Committee ApplicationATTACHMENT 2
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1/16” = 1’-0”4TH FLOOR PLANHOTEL PATIOBALCONYBALCONYCOURTYARDSTAIRELEVSTAIRHOTEL ROOMHOTEL ROOM13bracketThe Vesper Hotel at the Creamery1027 Nipomo Street, San Luis Obispo CA17.0616Cultural Heritage Committee ApplicationATTACHMENT 2
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1/16” = 1’-0”ROOF PLANOPENCOURTYARD BELOW14bracketThe Vesper Hotel at the Creamery1027 Nipomo Street, San Luis Obispo CA17.0616Cultural Heritage Committee ApplicationATTACHMENT 2
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NIPOMO STREET FRONTAGE18bracketThe Vesper Hotel at the Creamery1027 Nipomo Street, San Luis Obispo CA17.0616Cultural Heritage Committee ApplicationATTACHMENT 2
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PASEO ENTRANCE AT NIPOMO STREET19bracketThe Vesper Hotel at the Creamery1027 Nipomo Street, San Luis Obispo CA17.0616Cultural Heritage Committee ApplicationATTACHMENT 2
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ENTRANCE TO CREEKWALKSOUTH PEDESTRIAN PASEOGARAGE ENTRANCE + STOREFRONTNIPOMO STREET FRONTAGE20bracketThe Vesper Hotel at the Creamery1027 Nipomo Street, San Luis Obispo CA17.0616Cultural Heritage Committee ApplicationATTACHMENT 2
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SOUTH PEDESTRIAN PASEOPASEO ENTRANCE AT NIPOMO STREETSOUTH PEDESTRIAN PASEO AT STAIR TOWERNIPOMO STREET SIDEWALK21bracketThe Vesper Hotel at the Creamery1027 Nipomo Street, San Luis Obispo CA17.0616Cultural Heritage Committee ApplicationATTACHMENT 2
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SAN LUIS CREEK FRONTAGEWEST + SOUTH PASEOWEST + SOUTH PASEOWEST PEDESTRIAN PASEO22bracketThe Vesper Hotel at the Creamery1027 Nipomo Street, San Luis Obispo CA17.0616Cultural Heritage Committee ApplicationATTACHMENT 2
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SAN LUIS CREEK AT NIPOMO STREET23bracketThe Vesper Hotel at the Creamery1027 Nipomo Street, San Luis Obispo CA17.0616Cultural Heritage Committee ApplicationATTACHMENT 2
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2131113 141512475896101. BRONZE ANODIZED ALUMINUM WINDOWS2. TRIM, CORNICE, AND STEEL ELEMENTSSW 6990 ‘CAVIAR’3. FINE SAND TEXTURED STUCCOSW 7042 ‘SHOJI WHITE’4. FINE SAND TEXTURED STUCCOSW 9171 ‘FELTED WOOL’5. ACCENT- AWNINGS, SIGNSSW 6341 ‘RED CENT’6. FINE SAND TEXTURED STUCCOSW 9149 ‘INKY BLUE’7. PAINTED WOOD STOREFRONTSW 6782 ‘CRUISING’8. ACCENT- PLANTERS, SIGNSSW 9048 ‘SURFIN’9. SMOOTH FIBER-CEMENT CLAPBOARD SIDINGSW 2808 ‘ROCKWOOD DARK BROWN’10. CLEAR WESTERN RED CEDAR EAVE11. PRECAST CONCRETE TRIM12. THIN BRICKMCNEAR ‘SANDMOLD SERIES, FLAGSTAFF’13. STAINLESS STEEL (SIGNS)14. SMOOTH TROWELED PLASTERDAVIS INTEGRAL PIGMENT ‘SILVERSMOKE’15. DECORATIVE TILE BULKEADS, TBD26bracketThe Vesper Hotel at the Creamery1027 Nipomo Street, San Luis Obispo CA17.0616Cultural Heritage Committee ApplicationATTACHMENT 2
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ATTACHMENT 2
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ATTACHMENT 2
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ATTACHMENT 2
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TOPOGRAPHIC SURVEY WITH MAPPED FIRM AE FLOODZONESV-1REDUCED TO 1” = 40’ SCALEATTACHMENT 2
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Minutes - DRAFT
CULTURAL HERITAGE COMMITTEE
Monday, August 14, 2017
Special Meeting of the Cultural Heritage Committee
CALL TO ORDER
A Regular Meeting of the Cultural Heritage Committee was called to order on Monday, August
14, 2017 at 5:30 p.m. in the Council Hearing Room, located at 990 Palm Street, San Luis
Obispo, California, by Chair Papp.
ROLL CALL
Present: Committee Members Damon Haydu, Glen Matteson, Thom Brajkovich, Sandy Baer,
Vice-Chair Shannon Larrabee (arrived at 6:42 p.m.), and Chair James Papp.
Absent: Committee Member Craig Kincaid
Staff: Senior Planner Brian Leveille, Associate Planner Rachel Cohen, and Assistant Planner
Walter Oetzell.
PUBLIC COMMENT ON ITEMS NOT ON THE AGENDA
None.
--End of Public Comment--
APPROVAL OF MINUTES OF JUNE 26, 2017
ACTION: MOTION BY COMMITTEE MEMBER MATTESON, SECOND BY
COMMITTEE MEMBER HAYDU, CARRIED 5-0-2, to approve the minutes of the Cultural
Heritage Committee meeting of June 26, 2017, as amended:
Correct Committee Member Matteson’s name spelling, to remove additional “n.”
PUBLIC HEARINGS
1. 1027 Nipomo Street. ARCH-3216-2016: Review of a new four-story, mixed-use
development proposed in the Downtown Historic District that includes 6,698 square-feet of
commercial/retail space, 47 hotel rooms, and a 22-space subterranean parking garage (with a
categorical exemption from environmental review (Section 15332, Infill Development); C-D-
H zone; Creekside Lofts, L.P., applicant. (Rachel Cohen)
ATTACHMENT 3
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DRAFT Minutes – Cultural Heritage Committee Meeting of August 14, 2017 Page 2
Associate Planner Rachel Cohen presented a PowerPoint presentation and responded to
Committee Member inquiries.
Applicant Representative, Architect Bryan Ridley, presented a PowerPoint presentation.
Applicant, Damien Mavis, made additional comments and responded to Committee Member
inquiries.
Public Comments:
Steve Snyder, nearby resident noted his concerns with the scale of the project since it is right
across the creek from residences.
Mark Johnson nearby resident, noted his opposition to the project based on the height of the
project since a 4-story project is proposed near residences. He stated the project is too big
and culturally incomptatible.
Dave Hanning stated that there was no mention of the distances to residences on Dana Street
and that the project is incompatible with the surroundings. He stated that staff needs to be
more considerate of people who live downtown.
--End of Public Comment--
Committee Members discussed the project.
ACTION: MOTION BY COMMITTEE MEMBER BAER, SECOND BY COMMITTEE
MEMBER LARRABEE, CARRIED 4-2-1 to recommend the ARC deny the project based on the
finding that the proposed new buiding is inconsistent with the Historic Preservation Program
Guidelines Section 3.2.1 because the building is not compatible in scale and massing with the
Downtown Historic District’s structures and provided direction that the project reduce the height
of the building to three-stories with the third story setback.
The Committee recessed at 7:10 p.m.
2. 1171 Pismo Street. ARCH-0817-2017: Review of proposed rehabilitation and additions to
a Contributing historic property, including removal of previous additions, demolition of a
detached garage, and new proposed additions and exterior modifications associated with
rehabilitation plans, with a categorical exemption from environmental review (Section
15301, Existing Facilities); R-2-H zone; Gene and Sally Kruger, applicants. (Walter Oetzell)
Assistant Planner Walter Oetzell presented an in-depth staff report with use of a PowerPoint
presentation.
ATTACHMENT 3
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1027 NIPOMO STREETSAN LUIS OBISPO . CALIFORNIAVESPER HOTEL AT THE CREAMERYARCHITECTURAL REVIEW SUPPLEMENT17.0901ATTACHMENT 4
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SOUTH PASEOSAN LUIS CREEKNIPOMO STREETWEST PASEO
SECTION 1ORIGINALSECTION 1REVISEDSECTION KEY PLAN11/8” = 1’-0”PEDESTRIAN SECTIONS AT NIPOMO STREETLOBBY | RETAILLOBBY | RETAILHOTELHOTELHOTELHOTELPATIOPATIOPATIOPATIOPATIOPATIO1The Vesper Hotel at the Creamery1027 Nipomo Street, San Luis Obispo CA17.0901Architectural Review SupplementbracketATTACHMENT 4
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SOUTH PASEOSAN LUIS CREEKNIPOMO STREETWEST PASEO
1/8” = 1’-0”PEDESTRIAN SECTIONS AT NIPOMO STREETSECTION 2ORIGINALSECTION 2REVISEDLOBBY | RETAILLOBBY | RETAILHOTELHOTEL PATIOPATIOHOTELHOTEL PATIOPATIOHOTELHOTEL2SECTION KEY PLAN2The Vesper Hotel at the Creamery1027 Nipomo Street, San Luis Obispo CA17.0901Architectural Review SupplementbracketATTACHMENT 4
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SOUTH PASEOSAN LUIS CREEKNIPOMO STREETWEST PASEO
1/8” = 1’-0”PEDESTRIAN SECTIONS AT NIPOMO STREETSECTION 3ORIGINALSECTION 3REVISEDRETAILRETAILHOTELHOTELHOTELHOTELHOTELHOTEL3SECTION KEY PLAN3The Vesper Hotel at the Creamery1027 Nipomo Street, San Luis Obispo CA17.0901Architectural Review SupplementbracketATTACHMENT 4
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SOUTH PASEOSAN LUIS CREEKNIPOMO STREETWEST PASEO
1/8” = 1’-0”PEDESTRIAN SECTIONS AT NIPOMO STREETSECTION 4ORIGINALSECTION 4REVISEDPARKING ENTRANCEPARKING ENTRANCEHOTELHOTELHOTELHOTELHOTELHOTEL4SECTION KEY PLAN4The Vesper Hotel at the Creamery1027 Nipomo Street, San Luis Obispo CA17.0901Architectural Review SupplementbracketATTACHMENT 4
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SOUTH PASEOSAN LUIS CREEKNIPOMO STREETWEST PASEO
RETAILRETAILHOTELHOTELHOTELHOTELHOTELHOTELSECTION 5ORIGINALSECTION 5REVISED1/8” = 1’-0”PEDESTRIAN SECTIONS AT NORTH PASEO5SECTION KEY PLAN5The Vesper Hotel at the Creamery1027 Nipomo Street, San Luis Obispo CA17.0901Architectural Review SupplementbracketATTACHMENT 4
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SOUTH PASEOSAN LUIS CREEKNIPOMO STREETWEST PASEO
1/8” = 1’-0”PEDESTRIAN SECTIONS AT SOUTHERN PASEOSECTION AORIGINALSECTION AREVISEDLOBBY | RETAILLOBBY | RETAILHOTELHOTELPATIOPATIOASECTION KEY PLAN6The Vesper Hotel at the Creamery1027 Nipomo Street, San Luis Obispo CA17.0901Architectural Review SupplementbracketATTACHMENT 4
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SOUTH PASEOSAN LUIS CREEKNIPOMO STREETWEST PASEO
1/8” = 1’-0”PEDESTRIAN SECTIONS AT SOUTHERN PASEOSECTION BORIGINALSECTION BREVISEDLOBBY | RETAILLOBBY | RETAILHOTELHOTELHOTELPATIOHOTELPATIOBSECTION KEY PLAN7The Vesper Hotel at the Creamery1027 Nipomo Street, San Luis Obispo CA17.0901Architectural Review SupplementbracketATTACHMENT 4
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SOUTH PASEOSAN LUIS CREEKNIPOMO STREETWEST PASEO
SECTION CORIGINALSECTION CREVISEDELEV | LOBBYELEV | LOBBY1/8” = 1’-0”PEDESTRIAN SECTIONS AT SOUTHERN PASEOCSECTION KEY PLAN8The Vesper Hotel at the Creamery1027 Nipomo Street, San Luis Obispo CA17.0901Architectural Review SupplementbracketATTACHMENT 4
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SOUTH PASEOSAN LUIS CREEKNIPOMO STREETWEST PASEO
SECTION DORIGINALSECTION DREVISEDRETAILRETAILHOTELHOTELHOTELHOTELHOTELHOTELPATIO1/8” = 1’-0”PEDESTRIAN SECTIONS AT SOUTHERN PASEODSECTION KEY PLAN9The Vesper Hotel at the Creamery1027 Nipomo Street, San Luis Obispo CA17.0901Architectural Review SupplementbracketATTACHMENT 4
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SOUTH PASEOSAN LUIS CREEKNIPOMO STREETWEST PASEO
SECTION EORIGINALSECTION EREVISEDRETAILRETAILHOTELPATIOHOTELHOTELPATIOHOTELHOTELPATIOHOTELPATIO1/8” = 1’-0”PEDESTRIAN SECTIONS AT SOUTHERN PASEOESECTION KEY PLAN10The Vesper Hotel at the Creamery1027 Nipomo Street, San Luis Obispo CA17.0901Architectural Review SupplementbracketATTACHMENT 4
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SOUTH PASEOSAN LUIS CREEKNIPOMO STREETWEST PASEO
SECTION FORIGINALSECTION FREVISEDRETAILRETAILHOTELHOTELHOTELHOTELHOTELHOTEL1/8” = 1’-0”PEDESTRIAN SECTIONS AT SOUTHERN PASEOFSECTION KEY PLAN11The Vesper Hotel at the Creamery1027 Nipomo Street, San Luis Obispo CA17.0901Architectural Review SupplementbracketATTACHMENT 4
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SOUTH PASEOSAN LUIS CREEKNIPOMO STREETWEST PASEO
RETAILRETAILHOTEL PATIOPATIOHOTELHOTEL PATIOPATIOHOTELHOTEL PATIOPATIOHOTELSECTION GORIGINALSECTION GREVISED1/8” = 1’-0”PEDESTRIAN SECTIONS AT CREEKWALKGSECTION KEY PLAN12The Vesper Hotel at the Creamery1027 Nipomo Street, San Luis Obispo CA17.0901Architectural Review SupplementbracketATTACHMENT 4
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WRSRIURRISOUTH ELEVATION (PASEO)EAST ELEVATION (NIPOMO STREET)1/16” = 1’-0”1/16” = 1’-0”13The Vesper Hotel at the Creamery1027 Nipomo Street, San Luis Obispo CA17.0901Architectural Review SupplementbracketATTACHMENT 4
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ILUVWIORRUORZHUVODEDYHUDJHQDWXUDOJUDGH
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WRSRIURRIDWHOHYDWRUNORTH ELEVATION (CREEK)WEST ELEVATION (PASEO)1/16” = 1’-0”1/16” = 1’-0”14The Vesper Hotel at the Creamery1027 Nipomo Street, San Luis Obispo CA17.0901Architectural Review SupplementbracketATTACHMENT 4
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PASEO ENTRY AT NIPOMO15The Vesper Hotel at the Creamery1027 Nipomo Street, San Luis Obispo CA17.0901Architectural Review SupplementbracketATTACHMENT 4
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PASEO LOOKING TOWARD NIPOMO16The Vesper Hotel at the Creamery1027 Nipomo Street, San Luis Obispo CA17.0901Architectural Review SupplementbracketATTACHMENT 4
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CREEKSIDE LOOKING WEST17The Vesper Hotel at the Creamery1027 Nipomo Street, San Luis Obispo CA17.0901Architectural Review SupplementbracketATTACHMENT 4
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CREEKSIDE LOOKING SOUTHEAST18The Vesper Hotel at the Creamery1027 Nipomo Street, San Luis Obispo CA17.0901Architectural Review SupplementbracketATTACHMENT 4
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