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Home My WebLink AboutP1 - Vesper Hotel - 1027 Nipomo StRachel Cohen City of San Luis Obispo Community Development Department 919 Palm Street San Luis Obispo, CA 93401 October 31, 2017 Rachel Please distribute the accompanying digital drawing set featuring revisions to the design of the Vesper Hotel at 1027 Nipomo Street. The changes to the Vesper Hotel, based on feedback received at the September 18, 2017 meeting of the San Luis Obispo Architectural Review Commission focused on increasing 4th floor setbacks, reducing the perception of overall height, and improving the consistency via use of materials and detailing throughout the project. Conceptually this is achieved through the establishment of an urban front along Nipomo Street, village paseos scaled to the pedestrian on the remaining three sides, and a residential roofscape above the 3rd and 4th floors. Specifically, 4th floor setbacks were increased on all four sides of the project, with emphasis given to the longitudinal facades of the project to include dormer style elements. To accommodate these increased setbacks, three hotel rooms were removed from the 4th floor, with a change in room type employed to better utilize new and less regular geometry. Overall, the 4th floor scales down in size to 69% of the building footprint, and just 52% of the site area. Concrete barrel tile roofs with a 6:12 pitch make up almost all the 4th floor roof edges, bringing the perceived height of the building down to where the eye meets the eave, 4’-5’ feet below the flat parapet design previously used. Where the pitched roof elevates and reaches a similar height to the previous scheme, it is set back substantially, usually 10’ at a minimum from the wall plane below. The sloping roof creates a strong receding effect, which further reduces the perceived height. To accompany the barrel tile sloped roofs, the overall material palette has shifted to reflect detailing referenced in Spanish/Mediterranean types found downtown. This includes broad plaster surfaces with simple horizontal band accents, exposed rafter tails and eaves, fabric awnings, metal railings, and divided windows. Sand cast thin brick is still used at each end of the project for two-story anchor volumes that affirm the downtown commercial and industrial relationships to the east and west ends of the project respectively. Please contact me if there are any questions. Thank you, Bryan Ridley [architect] bracket architecture office 805.704.0535 br@bracketao.com INCLUDED WITH THIS LETTER Project Design Revision Package, 11x17 DIGITAL P1 - 1 Page intentionally left blank. 2314567891011 12 13 14 15 16 17 19 2018 21 22 048 16 146'-0"74'-8"32'-0"10'-0"34'-1"21'-4"48'-7"30'-10"25'-6"60'-0"32'-8"30'-4"23'-4"19'-8"17'-8"18'-4"24'-4" 9'-0" typ 18'-0" typ22'-2"17'-0" 1/16” = 1’-0”SUBTERRANEAN PARKING PLAN UTILITY-STORAGE AND LONG-TERM BICYCLE PARKING (3) PARKING DRIVEWAY RAMP ELEV STAIR STAIR 1The Vesper Hotel at the Creamery 1027 Nipomo Street, San Luis Obispo CA 17.1031 Architectural Review Revisions bracketP1 - 2 048 16 10'-212" to ⅊12'-112" to ⅊2'-0" to ⅊ ~20'-0" to ⅊ 1/16” = 1’-0”FIRST FLOOR PLAN DRIVEWAY RAMPSTORAGE BACK OF HOUSE MEN’S WOMEN’S UTILITY RETAIL ELEV HOTEL LOBBYTRASH RETAILRETAIL FLOOR AREA CALCULATION BUILDABLE SITE AREA = 13,059 sf L1 FLOOR AREA = 9,772 sf L1 AS PERCENT OF SITE AREA = 74.8% ALL SETBACK DIMENSIONS ARE MEASURED FROM FACE OF BUILDING AT THE GROUND FLOOR LEVEL, UNLESS NOTED OTHERWISE STAIR STAIR 2The Vesper Hotel at the Creamery 1027 Nipomo Street, San Luis Obispo CA 17.1031 Architectural Review Revisions bracketP1 - 3 048 16 10'-2"10'-212" to ⅊12'-112" to ⅊2'-0" to ⅊ ~20'-0" to ⅊4'-6"4'-0"1/16” = 1’-0”2ND FLOOR PLAN ELEV STAIR STAIR CORRIDOR 212 311 410 5 113 14 15 16 17 6789 ALL SETBACK DIMENSIONS ARE MEASURED FROM FACE OF BUILDING AT THE GROUND FLOOR LEVEL, UNLESS NOTED OTHERWISE FLOOR AREA CALCULATION L2 FLOOR AREA = 9,153 sf L2 AS PERCENT OF SITE AREA = 70.1% L2 AS PERCENT OF L1 = 93.7% 3The Vesper Hotel at the Creamery 1027 Nipomo Street, San Luis Obispo CA 17.1031 Architectural Review Revisions bracketP1 - 4 048 16 10'-2"10'-212" to ⅊12'-112" to ⅊6'-4"4'-6"4'-0"1'-0" ~20'-0" to ⅊ 6'-0" 12'-0" 2'-0" to ⅊ 1/16” = 1’-0”3RD FLOOR PLAN ELEV STAIR STAIR CORRIDOR 212 311 410 5 113 14 15 16 17 6789 ALL SETBACK DIMENSIONS ARE MEASURED FROM FACE OF BUILDING AT THE GROUND FLOOR LEVEL, UNLESS NOTED OTHERWISE FLOOR AREA CALCULATION L3 FLOOR AREA = 8,908 sf L3 AS PERCENT OF SITE AREA = 68.2% L3 AS PERCENT OF L1 = 91.2% 4The Vesper Hotel at the Creamery 1027 Nipomo Street, San Luis Obispo CA 17.1031 Architectural Review Revisions bracketP1 - 5 048 16 5'-0"6'-0"11'-4" 2'-0"15'-0"12'-0" 41'-612" 5'-0"8'-6"4'-0"5'-8"10'-0"10'-2"5'-0"5'-0"10'-212" to ⅊12'-112" to ⅊~20'-0" to ⅊ 2'-0" to ⅊ 6'-0" 1/16” = 1’-0”4TH FLOOR PLAN HOTEL PATIO COURTYARD STAIR ELEV STAIR 3 1 2 8 9 10 11 12 13 4567 ALL SETBACK DIMENSIONS ARE MEASURED FROM FACE OF BUILDING AT THE GROUND FLOOR LEVEL, UNLESS NOTED OTHERWISE FLOOR AREA CALCULATION L4 FLOOR AREA = 6,763 sf L4 AS PERCENT OF SITE AREA = 51.8% L4 AS PERCENT OF L1 = 69.2% 5The Vesper Hotel at the Creamery 1027 Nipomo Street, San Luis Obispo CA 17.1031 Architectural Review Revisions bracketP1 - 6 048 16 3'-0"5'-0"3'-0"5'-0"3'-0"3'-0"5'-0"3'-0"5'-0" 1/16” = 1’-0”ROOF PLAN OPEN COURTYARD BELOW SOLAR PANELS ELEVATOR ORIGINAL OUTLINE OF ROOF PERIMETER AT 48-50’ HEIGHT +A.N.G. 9,085 sf REVISED OUTLINE OF ROOF PERIMETER AT 48-50’ HEIGHT +A.N.G. 5,057 sf, 55.7% OF PREVIOUS AREA 6The Vesper Hotel at the Creamery 1027 Nipomo Street, San Luis Obispo CA 17.1031 Architectural Review Revisions bracketP1 - 7 VIEW AT NIPOMO STREET AND CREEKWALK SAND CAST THIN BRICK CEMENT PLASTER CONCRETE BARREL TILE ROOF EXPOSED RAFTER TAILS METALWORK BALCONY RAILING EXPOSED WOOD T&G EAVE CEMENT PLASTER DECORATIVE CORNICE CAST CULTURED STONE OR GFRC DECORATIVE WINDOW TRIM CAST CULTURED STONE OR GFRC WINDOWS WITH DIVIDED LITES ‘GREEN SCREEN’ CLIMBING VINES TRANSOM WINDOWS OVER GARAGE ENTRY CEMENT PLASTER PLASTER TRIM BAND 7The Vesper Hotel at the Creamery 1027 Nipomo Street, San Luis Obispo CA 17.1031 Architectural Review Revisions bracketP1 - 8 2314567891011 12 13 14 15 16 17 19 2018 21 22 048 16 146'-0"74'-8"32'-0"10'-0"34'-1"21'-4"48'-7"30'-10"25'-6"60'-0"32'-8"30'-4"23'-4"19'-8"17'-8"18'-4"24'-4" 9'-0" typ 18'-0" typ22'-2"17'-0" 1/16” = 1’-0”SUBTERRANEAN PARKING PLAN UTILITY-STORAGE AND LONG-TERM BICYCLE PARKING (3) PARKING DRIVEWAY RAMP ELEV STAIR STAIR 1The Vesper Hotel at the Creamery 1027 Nipomo Street, San Luis Obispo CA 17.1031 Architectural Review Revisions bracketP1 - 9 048 16 10'-212" to ⅊12'-112" to ⅊2'-0" to ⅊ ~20'-0" to ⅊ 1/16” = 1’-0”FIRST FLOOR PLAN DRIVEWAY RAMPSTORAGE BACK OF HOUSE MEN’S WOMEN’S UTILITY RETAIL ELEV HOTEL LOBBYTRASH RETAILRETAIL FLOOR AREA CALCULATION BUILDABLE SITE AREA = 13,059 sf L1 FLOOR AREA = 9,772 sf L1 AS PERCENT OF SITE AREA = 74.8% ALL SETBACK DIMENSIONS ARE MEASURED FROM FACE OF BUILDING AT THE GROUND FLOOR LEVEL, UNLESS NOTED OTHERWISE STAIR STAIR 2The Vesper Hotel at the Creamery 1027 Nipomo Street, San Luis Obispo CA 17.1031 Architectural Review Revisions bracketP1 - 10 048 16 10'-2"10'-212" to ⅊12'-112" to ⅊2'-0" to ⅊ ~20'-0" to ⅊4'-6"4'-0"1/16” = 1’-0”2ND FLOOR PLAN ELEV STAIR STAIR CORRIDOR 212 311 410 5 113 14 15 16 17 6789 ALL SETBACK DIMENSIONS ARE MEASURED FROM FACE OF BUILDING AT THE GROUND FLOOR LEVEL, UNLESS NOTED OTHERWISE FLOOR AREA CALCULATION L2 FLOOR AREA = 9,153 sf L2 AS PERCENT OF SITE AREA = 70.1% L2 AS PERCENT OF L1 = 93.7% 3The Vesper Hotel at the Creamery 1027 Nipomo Street, San Luis Obispo CA 17.1031 Architectural Review Revisions bracketP1 - 11 048 16 10'-2"10'-212" to ⅊12'-112" to ⅊6'-4"4'-6"4'-0"1'-0" ~20'-0" to ⅊ 6'-0" 12'-0" 2'-0" to ⅊ 1/16” = 1’-0”3RD FLOOR PLAN ELEV STAIR STAIR CORRIDOR 212 311 410 5 113 14 15 16 17 6789 ALL SETBACK DIMENSIONS ARE MEASURED FROM FACE OF BUILDING AT THE GROUND FLOOR LEVEL, UNLESS NOTED OTHERWISE FLOOR AREA CALCULATION L3 FLOOR AREA = 8,908 sf L3 AS PERCENT OF SITE AREA = 68.2% L3 AS PERCENT OF L1 = 91.2% 4The Vesper Hotel at the Creamery 1027 Nipomo Street, San Luis Obispo CA 17.1031 Architectural Review Revisions bracketP1 - 12 048 16 5'-0"6'-0"11'-4" 2'-0"15'-0"12'-0" 41'-612" 5'-0"8'-6"4'-0"5'-8"10'-0"10'-2"5'-0"5'-0"10'-212" to ⅊12'-112" to ⅊~20'-0" to ⅊ 2'-0" to ⅊ 6'-0" 1/16” = 1’-0”4TH FLOOR PLAN HOTEL PATIO COURTYARD STAIR ELEV STAIR 3 1 2 8 9 10 11 12 13 4567 ALL SETBACK DIMENSIONS ARE MEASURED FROM FACE OF BUILDING AT THE GROUND FLOOR LEVEL, UNLESS NOTED OTHERWISE FLOOR AREA CALCULATION L4 FLOOR AREA = 6,763 sf L4 AS PERCENT OF SITE AREA = 51.8% L4 AS PERCENT OF L1 = 69.2% 5The Vesper Hotel at the Creamery 1027 Nipomo Street, San Luis Obispo CA 17.1031 Architectural Review Revisions bracketP1 - 13 048 16 3'-0"5'-0"3'-0"5'-0"3'-0"3'-0"5'-0"3'-0"5'-0" 1/16” = 1’-0”ROOF PLAN OPEN COURTYARD BELOW SOLAR PANELS ELEVATOR ORIGINAL OUTLINE OF ROOF PERIMETER AT 48-50’ HEIGHT +A.N.G. 9,085 sf REVISED OUTLINE OF ROOF PERIMETER AT 48-50’ HEIGHT +A.N.G. 5,057 sf, 55.7% OF PREVIOUS AREA 6The Vesper Hotel at the Creamery 1027 Nipomo Street, San Luis Obispo CA 17.1031 Architectural Review Revisions bracketP1 - 14 VIEW AT NIPOMO STREET AND CREEKWALK SAND CAST THIN BRICK CEMENT PLASTER CONCRETE BARREL TILE ROOF EXPOSED RAFTER TAILS METALWORK BALCONY RAILING EXPOSED WOOD T&G EAVE CEMENT PLASTER DECORATIVE CORNICE CAST CULTURED STONE OR GFRC DECORATIVE WINDOW TRIM CAST CULTURED STONE OR GFRC WINDOWS WITH DIVIDED LITES ‘GREEN SCREEN’ CLIMBING VINES TRANSOM WINDOWS OVER GARAGE ENTRY CEMENT PLASTER PLASTER TRIM BAND 7The Vesper Hotel at the Creamery 1027 Nipomo Street, San Luis Obispo CA 17.1031 Architectural Review Revisions bracketP1 - 15 191.0' first floor - lower slab average natural grade 192.1' 50' height limit +242.1'241.92' top of parapet first floor - upper slab 193.0' 244.42' top of roof at elevator 191.0' first floor - lower slab average natural grade 192.1' 50' height limit +242.1'241.92' top of parapet first floor - upper slab 193.0' 244.42' top of roof at elevator 239.75' top of roof SOUTH ELEVATION 10The Vesper Hotel at the Creamery 1027 Nipomo Street, San Luis Obispo CA 17.1031 Architectural Review Revisions bracketP1 - 16 VIEW AT NIPOMO STREET AND PASEO SAND CAST THIN BRICK CEMENT PLASTER DECORATIVE CORNICE CAST CULTURED STONE OR GFRC EXPOSED RAFTER TAILS CEMENT PLASTER METALWORK BALCONY RAILING CONCRETE BARREL TILE ROOF SLIDING PATIO DOORS AT SHALLOW PROJECTING BALCONIES WITH METALWORK RAILING FABRIC AWNINGS WITH METAL SUPPORT PEDESTRIAN PASEO CEMENT PLASTER DECORATIVE TILE OR PRECAST CONCRETE BULKHEAD AT RETAIL STOREFRONT BAYS NIPOMO STREET FRONTAGE GLASS TRANSOMS 8The Vesper Hotel at the Creamery 1027 Nipomo Street, San Luis Obispo CA 17.1031 Architectural Review Revisions bracketP1 - 17 VIEW AT PASEO INTERSECTION SAND CAST THIN BRICK EXPOSED RAFTER TAILS CONCRETE BARREL TILE ROOF SLIDING PATIO DOORS AT SHALLOW PROJECTING BALCONIES WITH METALWORK RAILING FABRIC AWNINGS WITH METAL SUPPORT WOOD AWNINGS WITH METAL SUPPORT PEDESTRIAN PASEO SAND CAST THIN BRICK CEMENT PLASTER WINDOWS WITH DIVIDED LITES DECORATIVE TILE OR PRECAST CONCRETE BULKHEAD AT RETAIL STOREFRONT BAYS PEDESTRIAN PASEO GLASS TRANSOMS 9The Vesper Hotel at the Creamery 1027 Nipomo Street, San Luis Obispo CA 17.1031 Architectural Review Revisions bracketP1 - 18 191.0' first floor - lower slab average natural grade 192.1' 50' height limit +242.1'241.92' top of parapet first floor - upper slab 193.0' 244.42' top of roof at elevator 191.0' first floor - lower slab average natural grade 192.1' 50' height limit +242.1'241.92' top of parapet first floor - upper slab 193.0' 244.42' top of roof at elevator 239.75' top of roof SOUTH ELEVATION 10The Vesper Hotel at the Creamery 1027 Nipomo Street, San Luis Obispo CA 17.1031 Architectural Review Revisions bracketP1 - 19