HomeMy WebLinkAboutItem #4 - ARCH-2213-2015 (San Luis Square - 570, 580, & 590 Marsh & 581 Higuera Streets)Meeting Date: March 5, 2018
Item Number: 4 2
ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT
SUBJECT: Continued architectural review based on specific direction from the ARC of a new mixed-
use project that includes three, four-story structures with a request for a maximum height of 59.5 feet.
The project includes 19,792 square feet of commercial space, 63 residential units, 36 hotel rooms, and a
two-level underground parking garage with 136 parking spaces, as well as a request for a new driveway
approach to the parking garage along on Nipomo Street. The project is categorically exempt from
environmental review.
PROJECT ADDRESS: 570, 578 & 590 Marsh & BY: Rachel Cohen, Associate Planner
581 Higuera Streets Phone Number: (805) 781-7574
e-mail: rcohen@slocity.org
FILE NUMBER: ARCH-2213-2015 FROM: Doug Davidson, Deputy Director
RECOMMENDATION: Adopt the Draft Resolution based on findings, and subject to conditions
(Attachment 1).
SITE DATA
Applicant John Belsher, The Obispo Company
Zoning Downtown Commercial (C-D)
General Plan General Retail
Site Area 0.98 Acres (42,610 square feet)
(4 parcels)
Environmental
Status
Consistent with CEQA Section
15168(C)4, Article 12 Section
15183(a) and Categorically Exempt
from environmental review under
15332 (In-Fill Development Projects).
SUMMARY
The applicant has submitted revised plans per ARC direction for a new mixed-use project that includes
three, four-story structures with 19,792 square feet of commercial space, 63 residential units, 36 hotel
rooms, and a two-level underground parking garage with 136 parking spaces located at 570, 578 and 590
Marsh and 581 Higuera Street. The project proposes commercial space on the first floor and a mix of 40
studios and 23 one-bedroom residential units with 36 hotel units on the upper three floors.
1.0 COMMISSION’S PURVIEW
The ARC’s role is to review the project in terms of its consistency with the Community Design
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Guidelines and applicable City policies and standards.
2.0 BACKGROUND
December 1, 2014: The Architectural Review Commission (ARC) reviewed a conceptual architectural
design of a new, four-story mixed-use project with approximately 13,000 square feet of retail space and
24 residential units located at 581 Higuera Street (see Figure 1 below, Parcel #4). The ARC provided
direction to the applicant to consider removing the top floor of the structure and to return to the ARC
with the proposal for the entire project (all three buildings) and not submit each building as an individual
project.
July 13, 2015: The Cultural Heritage Committee (CHC) and the ARC held a joint conceptual review of
a mixed-use project that included three, four-story structures with approximately 21,322 square feet of
retail space and 48 residential units (staff report available online at:
http://opengov.slocity.org/weblink/1/doc/43537/Page1.aspx). Review by the CHC was not required for
the site since it is not within a historic district and is not located on a historic site. The Community
Development Director determined that the ARC would benefit from a common discussion with the CHC
to gather insights at the conceptual stage of the project prior to the formal submittal and review of the
application because of the adjacency of the project to the Master List Historic Jack House. The CHC and
the ARC provided a list of directional items that were to be considered and included in the final project
plan submittal. As a part of that direction, the ARC directed staff to return to the CHC to review the
revised project.
May 22, 2017: A revised project was reviewed by the CHC that included changes and additional
information based on the direction provided during the conceptual review (staff report available online
at: http://opengov.slocity.org/weblink/1,1,1/doc/64875/Page1.aspx).
A Historic Resources Evaluation prepared by LSA Consultants evaluated the house located at 570 Marsh
Street. LSA concluded that the building did not qualify as a historic resource because of a lack of
significant association with a historical context. The CHC supported this determination and made the
recommendation the that the house did not qualify as a cultural resource.
The CHC discussed the shading study and evaluation of potential effects on cultural resources. The CHC
provided input that since the proposed project’s scale and massing could impact the Jack House Gardens,
a categorical exemption from environmental review should not be used and an Initial Study should be
prepared pursuant to CEQA.
The Director of Community Development is charged with determining whether and what level of
environmental review is appropriate and directing the preparation of the appropriate environmental
document or application of the appropriate categorical exemption. The Director considered the CHC’s
discussion and recommendation and determined that the concerns regarding potential adverse impacts
provided by the CHC did not support a conclusion that the project falls within an exception to a
categorical exemption from environmental review. An in-depth discussion and analysis is provided as
Attachment 10 in the staff report (http://opengov.slocity.org/weblink/1,1,1/doc/64875/Page1.aspx). The
Community Development Director also directed that City staff verify the shade analysis by running their
own analysis.
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November 13, 2017: The ARC continued their review of a new mixed-use project that included three,
four-story structures with a request for a maximum height of 59.5 feet. The project included 19,792
square feet of commercial space, 62 residential units, 36 hotel rooms, and a two-level underground
parking garage with 136 parking spaces, as well as a request for a new driveway approach to the parking
garage along on Nipomo Street. The ARC provided specific direction to the applicant on modifications
to bring back to the ARC for review (staff report from this meeting is available online at:
http://opengov.slocity.org/weblink/1,1,1,1/doc/69235/Page1.aspx). Section 4 below provides the list of
directional items, the applicant’s response and staff analysis.
3.0 PROJECT INFORMATION
3.1 Site Information/Setting
The project site consists of four developed lots. Figure 1 shows the location of each parcel that makes
up the project site and their location along Marsh, Nipomo and Higuera Streets. Table 1 provides site
information and surrounding uses.
1
2
3
4
Jack House
The Creamery
Figure 1: Locations of the four parcels that make up the project site.
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Table 1: Site information and setting
3.2 Project Description
Named “San Luis Square,” the proposed project site includes three, four-story structures with ground
floor retail and upper floor residential and hotel uses, a public plaza and paths, a pedestrian connection
between Marsh and Higuera Streets, and an on-site, two-level underground parking garage. The
buildings are designed to include historic and classic architectural features with contemporary
architecture. The new buildings will include the following elements (see Attachment 3, Revised Project
Plans):
1. 19,792 s.f. Commercial/Retail spaces (first floor);
2. 63 Residential units (23 one-bedrooms and 40 studios);
3. 36 hotel rooms;
4. A two-level underground parking garage with 136 spaces;
5. Outdoor seating areas, arcades, and a plaza;
6. Materials and architectural features include:
a. Glass, brick, stucco, and metal siding;
b. Metal awnings;
c. Metal balcony railings; and
d. Stone and concrete bulkheads, lintels and cornices.
Table 2: Project Statistics
Item Proposed 1 Standard 2
Setback
Front Yard 0 feet 0 feet
Other Yard (max height 35 feet) 0 feet 0 feet
Max. Height of Structure(s) 59.5 feet 60 feet3
Max. Building Coverage (footprint) 68% 75%
Density Units (DU) 35.18 DU 35.27 DU
Parking Spaces
Vehicle 136 118
Bicycle 37 18
Notes:
1. Applicant’s project plans submitted
Zoning C-D (Downtown Commercial)
Site Size 0.98 acres (42,610 square feet)
Present Use & Development Developed with the commercial structure that housed Foster’s Freeze (#3,
above), a small commercial building (#2), a small residence used as an
office (#1), and Mission Bank (#4).
Topography Relatively flat
Access Nipomo
Surrounding Use/Zoning North: C-D (Sandy’s Liquor and the Creamery)
South: C-D-MU (Marsh Street Commons Mixed Use)
East: C-D (Historic Jack House)
West: C-D (McCarthy’s)
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2. Zoning Regulations
3. The ARC may approve building height up to 60 feet (MC 17.42.020.C(2)).
4.0 PROJECT ANALYSIS
During the November 13, 2017 ARC meeting, the ARC provided staff and the applicant with direction
regarding the proposed project. Numbered below in italics are the specific ARC directional items. Staff
has provided the applicant’s response and provided additional information as needed. In addition, staff
has identified areas that may require further ARC discussion based on the applicant’s response.
1. The applicant should focus the project’s policy objectives on 1) workforce housing (the number
of units should remain as close as possible to maximum density) and 2) the pedestrian connection
between Higuera and Marsh Streets.
The applicant has increased the number of residential units in the project from 62 to 63 residential
units to have a maximum density of 35.18. The site has a maximum density of 35.27. This is a
difference of 0.09 density units, which is not enough for any additional residential units on the
site.
The design of the project provides a pedestrian connection between Marsh and Higuera Streets
which the applicant describes as the backbone of the project. As proposed, the project is
consistent with the policy objectives outlined in the Zoning Regulations. Table 3 below provides
the policy language and how the project meets these objectives.
Table 3: San Luis Square Policy Objectives
Property Development Standards (Zoning Regulations, Section 17.42.020.C(2))
Policy Objectives Features Outlined in the
Policy Features Included in the Proposed Project
Affordable and Workforce
Housing
The project includes residential
density greater than or equal to
36 units per acre and the
average floor area of units is
1,000 square feet or less.
The project includes residential density that
is based on 36 units per acre and the average
floor area of units is 573 square feet. The
project site is less than an acre and has a
maximum density of 35.18.
Pedestrian Amenities
The project provides a major
pedestrian connection between
Higuera Street and the
Creekwalk, Monterey Street
and the Creekwalk, Higuera
Street and Marsh Street, or at
another acceptable mid-block
location.
San Luis Square provides a major pedestrian
connection (paseo) between Marsh and
Higuera Streets. The Paseo includes benches,
bicycle parking, landscaping, decorative
lighting, outdoor eating areas and interactive
signage. The project is conditioned to return
to the ARC with a sign program for the
entire project (Condition #10).
2. 570 Marsh Street
a. The majority of the ARC determined that this structure did not require any modifications.
No modification to 570 Marsh Street is proposed.
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3. 590 Marsh Street
a. The corner glass façade treatment does not match the interior program/activity taking
place within the structure. Corner should match downtown character. Revise the design
to include less glass and more structure.
The applicant has revised the corner glass façade treatment to better match the residential uses
housed within the structure and reinforce the traditional rhythm of downtown buildings. The
windows have been reduced in size and the terracotta cladding extended around the entire corner
of the building (see Attachment 3, Revised Project Plans, pgs. 7 & 8). The corner includes many
downtown design elements including the use of bulkhead, horizontal lines, proportional spacing
of the windows on the upper floors, and the inclusion of public space at the ground level (CDG
Chapter 4).
b. The top of the three-story projections of the building should be evaluated for the potential
inclusion of some architectural feature or cornice.
With the revised corner façade (discussed above), the applicant expressed that any further cornice
treatment would detract from the contemporary architectural character of the building. As such,
a cornice has not been included in the revised plans.
ARC Discussion: The ARC should discuss if a cornice or architectural feature is still
recommended for the revised façade design. Staff recommends that any modifications directed
by the ARC be included as a condition of approval to be approved to the satisfaction of the
Community Development Director during the Building Permit review.
4. 581 Higuera
a. Revise the two-story windows in the structure so that they are more in scale with the
structure and downtown architecture.
The applicant would like to maintain the taller windows on this façade due to their function and
orientation towards Cerro San Luis views. The project was designed to provide residential units
that are daylight filled, urban lofts with nearly floor to ceiling windows similar to converted
Figure 2: View of 590 Marsh from Marsh Street; (Left) Previous elevation with large glass
windows; (Right) Revised design with smaller windows that reflect the residential use of the
building.
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warehouse loft spaces. The applicant considered alternative designs yet have expressed that the
architectural look and feel would be adversely affected by the re-design of this fenestration.
ARC Discussion: The CDG discuss that upper floors use windows or architectural features that
will enforce the typical rhythm of upper story windows found on traditional commercial
buildings and provide architectural interest on all four sides of the building.1 The ARC should
discuss if the windows are in scale with the structure and downtown architecture. Staff
recommends that any modifications directed by the ARC be included as a condition of approval
to be approved to the satisfaction of the Community Development Director during the Building
Permit review.
b. Address height and scale by setting back the entire fourth floor of the structure and
consider other modifications to reduce the massing towards the Jack House property.
The applicant has modified the south and east fourth floor elevations to step approximately 10
feet away from the third floor (see Figure 3 below and the revised elevations of Attachment 3,
Revised Project Plans, pgs. 11 & 13). As a result, the project would have less massing at the
upper floor facing the Jack House property, giving the perception from the ground level of a
three-story building.
ARC Discussion: The ARC should discuss if the proposed modifications are adequate to reduce
the massing towards the Jack House Property.
c. Vines covering the building are not necessary. Vines would be most appropriate on the
first-floor portion of the structure and along the cornice where it appears someone can
water the plants from the deck.
The applicant has reduced the number of vining plants along the upper floors of the project and
located them on first floor elevations or along cornices/decks where someone could water them
(Attachment 7).
1 CDG 4.2.B(4) Design and Development Guidelines – Height, scale.
Figure 3: View of 581 Higuera from Higuera Street; (Left) Previous west elevation; (Right)
Revised elevation shows a fourth floor setback; Dashed redlines highlight the change.
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5. Consider opening up more space within the pedestrian connection, especially in the middle of
the project.
The applicant has not proposed a modification to the pedestrian connection. As designed, the
applicant has expressed that the space within the pedestrian connection will be able accommodate
circulation and the ground level activities of the paseo. The design, in part, is based on European
towns, where the most active and interesting public spaces are the narrow streets and alleys with
shops, restaurants and markets lining the way. As such, San Luis Square will provide a unique
destination within the downtown core.
ARC Discussion: There are no parameters for paseos discussed in the CDG. As such, the ARC
should discuss if the pedestrian connection meets the policy direction in Section 17.42.020.C(2)
of the Zoning Regulations which is outlined in Table 3 above.
6. Consider providing a developer’s statement about the project concerning your values and vision
for community and housing downtown.
The applicant has composed a Project Statement that may be accessed online through the
Attachment 4 reading file link (see the attachment list at the end of the staff report). The
Executive Summary for the project is included in the staff report as Attachment 5.
7. Consider providing an architect’s statement stating why they designed the building as they have.
The title sheet of the plans provides a statement from the architects regarding the proposed
project. This statement has been reprinted and included in this staff report as Attachment 6.
8. An overall roof plan with the plan set would be helpful.
The applicant has provided an overall roof plan as part of the Project Plans (Attachment 3, pg.
15)
6.0 ENVIRONMENTAL REVIEW
The project is categorically exempt from environmental review under Class 32, 15332 (In-Fill
Development Projects) 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 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 on an existing infill property
and is served by required utilities and public services.
As a separate and independent basis to conclude that the project does not require further environmental
review under CEQA, the City concludes based on analysis provided in the supporting record that the
project is consistent with CEQA Section 15168(C)4 and Article 12 Section 15183(a) because the City
has provided a written analysis that evaluates the site and the activity to determine whether the
environmental effects of the operation were covered in the Land Use and Circulation Element (LUCE)
Final EIR and the project is consistent with the development density established by existing zoning and
general plan policies in the LUCE Final EIR.
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Based on analysis reflected in the project review record and review of prior City actions, including, but
not limited to, the approval of the Land Use and Circulation Update, the Historic Preservation Ordinance
and Guidelines, prior zoning code updates, and the downtown height regulations, as set forth in Chapter
17.42 of the City’s Municipal Code, as well as review and approval of the Downtown Concept Plan, the
City finds that the project is consistent with development previously analyzed and contemplated for the
project site and is consistent with the type and level of development previously approved for this site.
The project is consistent with all development standards applicable to the site, the project does not cause
any substantial adverse changes to the significance of the historical resource located on the adjacent Jack
House property, and the project does not present any other unusual circumstances that may have a
significant environmental impact that could support an exception to the categorical exemption relied
upon or otherwise require further environmental review.
7.0 ALTERNATIVES
1. Continue the project with direction to the applicant and staff on pertinent issues.
2. Deny the project based on findings of inconsistency with the Community Design Guidelines or
applicable City policies and standards.
8.0 ATTACHMENTS
1. Draft Resolution
2. Vicinity Map
3. Project Plans
4. Project Statement Reading File
5. Project Statement Executive Summary
6. Architects Statement
7. Vine Exhibit
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RESOLUTION NO. ARC- -18
A RESOLUTION OF THE SAN LUIS OBISPO ARCHITECTURAL REVIEW
COMMISSION APPROVING A NEW MIXED-USE PROJECT WITH THREE, FOUR-
STORY STRUCTURES THAT INCLUDE 19,792 SQUARE FEET OF COMMERCIAL
SPACE, 63 RESIDENTIAL UNITS, 36 HOTEL ROOMS, AND A TWO-LEVEL
UNDERGROUND PARKING GARAGE WITH 136 PARKING SPACES WITH A
MAXIMUM HEIGHT OF 59.5 FEET AND A NEW DRIVEWAY APPROACH ALONG
ON NIPOMO STREET, WITH A CATEGORICAL EXEMPTION FROM
ENVIRONMENTAL REVIEW, AS REPRESENTED IN THE STAFF REPORT AND
ATTACHMENTS DATED MARCH 5, 2018
570, 578 & 590 MARSH STREET & 581 HIGUERA STREET (ARCH-2213-2015)
WHEREAS, the Architectural Review Commission of the City of San Luis Obispo
conducted a public hearing in the Council Chambers of City Hall, 990 Palm Street, San Luis
Obispo, California, on December 1, 2014, pursuant to a proceeding instituted under ARCH-0300-
2014, PB Companies, applicant; and
WHEREAS, the Cultural Heritage Committee and the Architectural Review Commission
of the City of San Luis Obispo conducted a joint public hearing in the Council Chambers of City
Hall, 990 Palm Street, San Luis Obispo, California, on July 13, 2015, pursuant to a proceeding
instituted under application #ARCH-0609-2014, PB Companies, applicant; and
WHEREAS, the Cultural Heritage Committee of the City of San Luis Obispo conducted a
public hearing in the Council Chambers of City Hall, 990 Palm Street, San Luis Obispo, California,
on May 22, 2017, pursuant to a proceeding instituted under ARCH-2213-2015, The Obispo
Company, applicant; and
WHEREAS, the Architectural Review Commission of the City of San Luis Obispo
conducted a public hearing in the Council Chambers of City Hall, 990 Palm Street, San Luis
Obispo, California, on November 13, 2017, pursuant to a proceeding instituted under ARCH-2213-
2015, The Obispo Company, applicant; and
WHEREAS, the Architectural Review Commission of the City of San Luis Obispo
conducted a public hearing in the Council Chambers of City Hall, 990 Palm Street, San Luis
Obispo, California, on March 5, 2018, pursuant to a proceeding instituted under ARCH-2213-
2015, The Obispo Company, 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:
ATTACHMENT 1
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SECTION 1. Findings. The Architectural Review Commission hereby grants final
approval to the project (ARCH-2213-2015), based on the following findings:
1. That 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 respects site constraints and is
compatible with the scale and character of the neighborhood.
2. The proposed project is consistent with Land Use Element Policy 4.20 (4.20.1 - 4.20.6)
because the project provides continuous street level stores and restaurants, upper level
residential dwellings, similar storefront widths to existing buildings in the Downtown, and
includes design details such as transom windows, bulkheads, large display windows,
awnings, landscaping and patios which can be appreciated by people on the sidewalks,
includes public/private viewing decks as part of 581 Higuera Street, is designed to meet
LEED silver energy standards, provides the maximum number of residential units allowed
for the site, and includes a public/private plaza that connects Higuera to Marsh Street.
3. The proposed project is consistent with Housing Element Policies 5.3 and 6.2 because the
project provides a mixed-use development that includes housing above ground-level retail
stores and restaurants within the Downtown Core.
4. The proposed project is consistent with Zoning Regulations Chapter 17.42 Sections 17.42.020
and 17.42.020.C(2) because it meets all the property development standards and implements
at least two policy objectives for buildings in the Downtown over 50 feet in height
5. The project is consistent with the City’s Community Design Guidelines because the proposed
project incorporates similar materials and architectural features to the surrounding
neighborhood and provides a complementary color scheme.
6. The proposed new driveway will not harm the pedestrian experience within the Downtown
Core because the proposed driveway approach is located along a non-arterial street and will
not significantly alter the character of the street or pedestrian circulation in the area in
consideration of the characteristics of pedestrian flow to and from the project site and
surrounding uses and the proposed driveway approach is a shared facility and provides
efficient access to more than a single project in a way that eliminates the need for additional
driveways (M.C. Section 17.42.020.G.Vehicle Access).
7. The character of the building located at 570 Higuera Street is not considered historically
significant as described in Section 14.01.070.A of the City’s Historic Preservation Ordinance
because the structure lacks significant historic and architectural features, is not associated
with any significant historical person groups or events in the City's history and the existing
structure no longer maintain authenticity and integrity due to alterations to the original
function and historic fabric of the building because of renovations to the building, including
additions to the front and rear façades, relocation of the main entrance, replacement windows
and entrance door, conversion to a commercial use, and paving the side yard and backyard as
parking spaces.
ATTACHMENT 1
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SECTION 2. Environmental Review.
1. The project is categorically exempt from environmental review under Class 32, 15332 (In-
Fill Development Projects) 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 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 on an existing infill property and is served by required utilities
and public services.
2. As a separate and independent basis to conclude that the project does not require further
environmental review under CEQA, the City concludes based on analysis provided in the
supporting record that the project is consistent with CEQA Section 15168(C)4 and Article 12
Section 15183(a) because the City has provided a written analysis that evaluates the site and
the activity to determine whether the environmental effects of the operation were covered in
the Land Use and Circulation Element (LUCE) Final EIR and the project is consistent with
the development density established by existing zoning and general plan policies in the LUCE
Final EIR.
3. Based on analysis reflected in the project review record and review of prior City actions,
including, but not limited to, the approval of the Land Use and Circulation Update, the
Historic Preservation Ordinance and Guidelines, prior zoning code updates, and the
downtown height regulations, as set forth in Chapter 17.42 of the City’s Municipal Code, as
well as review and approval of the Downtown Concept Plan, the City finds that the project is
consistent with development previously analyzed and contemplated for the project site and is
consistent with the type and level of development previously approved for this site. The
project is consistent with all development standards applicable to the site, the project does not
cause any substantial adverse changes to the significance of the historical resource located on
the adjacent Jack House property, and the project does not present any other unusual
circumstances that may have a significant environmental impact that could support an
exception to the categorical exemption relied upon or otherwise require further environmental
review.
SECTION 3. Action. The Architectural Review Commission (ARC) hereby grants final
approval to the project with incorporation of the following conditions:
Planning Division – Community Development Department
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.
ATTACHMENT 1
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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. 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.
4. The locations of all exterior lighting, including lighting on the structure, 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 ensure 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.
5. 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 may be required to confirm that proposed screening will
be adequate. This condition applies to both initial project construction and later building
modifications and improvements.
6. 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
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.
7. 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 backflow 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
ATTACHMENT 1
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equipment shall be subject to review and approval by the Utilities and Community
Development Directors.
8. Plans submitted for a building permit shall include all details, cut sheets, dimensions, and
specifications to ensure all materials, windows, and architectural details are of high quality
and suitable for a Downtown development project.
9. 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, surrounds recesses and other related
window features.
10. The project shall submit a separate application for a sign program for the site. The sign
program shall include information on the sizes, locations, colors, materials, types, and
illumination of all signage. Project signs shall be designed to be compatible with the
architecture of proposed buildings and complement the site’s setting.
11. The project shall install public art as part of the project in place of the in-lieu fee option. The
public art application shall be submitted to the Community Development Director. Approval
of public art shall be obtained prior to the issuance of a building permit.
12. The proposed project is permitted to unbundle parking for tenants of the project (commercial
and residential), however, they shall not sell parking (required or otherwise) to off-site users
unless a Use Permit is approved per Chapter 17.16.060.F (Off-site Parking) of the Municipal
Code. Unbundled parking is when the cost of parking is levied separately from the rent of
residential and commercial tenants.
Building Division – Community Development Department
13. All existing underlying property lines shall be merged through the voluntary merger process
or may be included within a lot line adjustment or subdivision process. The lines shall be
adjusted or merged prior to any construction permits unless otherwise approved for deferral
by the Community Development Director.
14. A roof plan shall be submitted as part of the construction documents submitted for building
permit application as none were incorporated in the entitlement set.
Engineering Division – Public Works/Community Development Department
15. Projects involving the construction of new structures requires that complete frontage
improvements be installed or that existing improvements be upgraded per city standard MC
12.16.050.
16. The building plan submittal shall show all new frontage along Marsh, Nipomo, and Higuera
to be in accordance with City Engineering Standards for the Mission Sidewalk District of
downtown.
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Resolution No. ARC- -18
ARCH 2213-2015 (570, 578 & 590 Marsh & 581 Higuera Street)
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17. The building plan submittal shall show and note any sections of damaged or displaced curb,
gutter & sidewalk or driveway approach to be repaired or replaced to the satisfaction of the
Public Works Department.
18. The building plan submittal shall include the dimensions and bearings for all property lines
for reference. Any known property corner monuments shall be shown and noted on the plans
for reference. Include the monument at the corner of Marsh and Nipomo. Monuments shall
be preserved or re-established in accordance with current statutes.
19. The required public improvements may be included in the building permit plan submittal but
will ultimately need to stand alone as a separate miscellaneous public improvement plan per
City Engineering Standards with the standard signature cover sheet. Improvements located
within the public right-of-way will require a separate encroachment permit and associated
inspection fees. A separate plan review fee payable to the Public Works Department will be
required for the Public Works Department review of the public improvements associated with
the project. Said review fee shall be in accordance with the improvement plan review fee
resolution in effect at the time of the plan submittal. Record drawings will be required at the
completion of construction.
20. The building plan submittal or public improvement plans submittal shall include a complete
design prepared by a licensed Civil Engineer. The plan shall include all existing and proposed
improvements. The design shall show how drainage is being directed around the bulb out and
able to maintain minimum flows in the street gutter without the need for a sidewalk
underdrain. Drainage calculations may be required to confirm curb capacities and to evaluate
any spread into the adjoining travel lanes. If gravity flows are not possible or are undesirable,
the final design for either a sidewalk underdrain or additional catch basins shall be approved
by the City Engineer. The bulb out shall be designed to the satisfaction of the Public Works
Department. The transition from the widened sidewalk area back to the existing curb shall
include a minimum inside radius and minimum outside radius per City Engineering Standards.
A surface drainage strategy should be pursued for all areas of proposed sidewalk
widening/bulb-outs.
21. The project shall install two pedestrian level streetlights along the Nipomo frontage per City
Engineering Standards in accordance with the City approved layout plan. The streetlight
conduit shall be extended to the northerly limits of the project or PGE secondary point of
connection, whichever is closer to the proposed third future light along the Nipomo frontage
of 599 Higuera.
22. The applicant should consider providing secondary conduit to the proposed and/or existing
street trees for future tree lighting. If tree lighting is proposed, the system components shall
be installed in accordance with current City and Downtown Association (DA) guidelines and
standards and shall be approved to the satisfaction of the City and the DA.
23. The improvement plan submittal shall show the existing and proposed street parking, signage,
striping, and parking meter abandonments/relocations per city engineering standards. The
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Resolution No. ARC- -18
ARCH 2213-2015 (570, 578 & 590 Marsh & 581 Higuera Street)
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developer/contractor shall be responsible for all improvements including parking meter fees
during construction. The demolition plan shall include a complete site inventory including
all existing signage, parking meters, and furniture in the public right-of-way.
24. The contractor shall provide a construction staging plan and schedule for review and approval
by the City prior to encroachment permit issuance. The developer/contractor shall provide
construction notification, project description, phasing and timing, and contact information to
the Downtown Association and affected businesses to the satisfaction of the City.
25. A “sidewalk dining” permit and/or a “tables and chairs” permit shall be required for any
dining in the public right-of-way. The necessary permits shall be completed to the satisfaction
of the Community Development Director.
26. The building plan submittal shall show an 8’ clear pedestrian path of travel void of all
sidewalk obstructions along all street frontages in order to meet pedestrian level of service
thresholds required for this area.
27. Any existing driveway approach that is not required for the new underground parking shall
be abandoned. The existing driveway approach used for the new underground parking shall
be upgraded per City and ADA Standards. The current City and ADA standard requires a 4’
sidewalk extension behind the ramp.
28. Development of the driveway and parking areas shall comply with the Parking and Driveway
Standards for dimension, maneuverability, materials, signing, and striping. The building plan
submittal shall show all parking spaces that are adjacent to a post, column, or wall sh all be
one additional foot in width per City Engineering Standard 2220.
29. 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. Ownership boundaries and/or easements shall be considered in the
final design. The building plan submittal shall show the proposed trash en closure to comply
with Engineering Standard 1010.B for drainage and water quality standards.
30. 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
dry utilities and services shall be shown along with any proposed alterations or upgrades. All
work in the public right-of-way shall be shown or noted.
31. The applicant shall provide a copy of the Preliminary PGE design sketch to the engineer of
record and City of San Luis Obispo for review and approval prior to final design. The final
PGE handout package shall be reviewed by the engineer of record for consistency with the
design and shall be approved by the City of San Luis Obispo.
32. The building plan submittal shall include a final grading plan and drainage report for this
project. The drainage report shall consider any historic offsite drainage tributary to this
ATTACHMENT 1
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Resolution No. ARC- -18
ARCH 2213-2015 (570, 578 & 590 Marsh & 581 Higuera Street)
Page 8
property that may need to be 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.
33. The project is located within a designated flood zone as shown on the Flood Insurance Rate
Map (FIRM) for the City of San Luis Obispo. As such, any new or substantially remodeled
structures shall comply with all Federal Emergency Management Agency (FEMA)
requirements and the city’s Floodplain Management Regulations per Municipal Code Chapter
17.84.
34. This property is located in an AO (2’ depth) Flood Zone; the water surface or base flood
elevation (BFE) of a 100-year storm is 2’ above adjacent grade. The structure and building
service equipment must be raised or floodproofed to an elevation that is at least one foot above
the BFE or 3’ above the highest adjacent grade. Additional freeboard to 2’ above the BFE
may result in additional structure protection and savings on flood insurance and is strongly
encouraged.
35. The building plan submittal shall show the below grade parking structure to be dry
floodproofed per City and FEMA standards. The elevator designs and construction shall
comply with the most current FEMA Technical Bulletin.
36. 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.
37. 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. If a direct connection to the public storm drain is proposed, an annual and recurring
inspection fee will be required in accordance with the storm drain connection fee schedule in
effect at the time of the permit approvals/connection.
38. The building plan submittal shall show all existing and proposed trees 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 or referenced. The plans shall note the
disposition of all trees. Include the diameter and species of all trees. Tree canopies should
generally be shown to scale for reference. The plan shall show all existing and proposed street
trees.
39. The building plan submittal shall show all proposed new street trees to be 24” box minimum.
Tree wells, grates and guards shall be in accordance with City Engineering Standards. Tree
species and planting requirements shall be per City Engineering Standards.
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Resolution No. ARC- -18
ARCH 2213-2015 (570, 578 & 590 Marsh & 581 Higuera Street)
Page 9
40. The City Arborist supports the proposed tree removals with compensatory tree plantings.
Compensatory trees shall be provided at a 1 to 1 ratio. Compensatory trees (24” box) may be
planted on-site, in the public sidewalk, or at specific empty tree wells within the Downtown
area. Alternate planting locations outside of the Downtown shall be approved to the
satisfaction of the City Engineer and City Arborist.
41. Tree protection measures for the existing neighboring Walnut, Redwoods, and Ficus street
trees shall be implemented to the satisfaction of the City Arborist. Tree protection measures
shall comply with City’s Engineering Standard Specifications. The existing neighboring
Walnut tree canopy shall be pruned to match the amount of root pruning required for the
project. The City Arborist shall review and approve the proposed tree protection measures
prior to commencing with any demolition, grading, or construction. The City Arborist shall
approve any safety pruning, the cutting of substantial roots, or grading within the dripline of
trees on the property or on adjacent properties. A city-approved arborist shall complete safety
pruning. Any required tree protection measures shall be shown or noted on the building plans.
Transportation Division - Public Works Department
42. The building plan submittal shall show details of any gating facilities for the parking structure
access control. All clearances for the gating mechanicals shall be accommodated with
minimum ramp width maintained for vehicle access.
43. The building plan submittal shall show all parking spaces comply with City Engineering
Standards 2230, 2240 and 2250.
44. Parking for employees and residents shall be marked as such. The sentence in the “Basis of
Design for the Parking Structure Component”, submitted 2/6/17, “During the day when
residents leave the facility to travel to work, that space is available to staff looking for
parking” shall be deleted.
45. Building submittal shall show proposed signage for parking areas.
Utilities Department
46. The project will be required to provide a plan for the disposal, storage, and collection of solid
waste material for both the residential and commercial components of the project. The
development of the plan shall be coordinated with San Luis Garbage Company. The plan must
be submitted for approval by the City's Utilities Services Manager and the Community
Development Director.
47. In order to be reused, any existing sewer laterals proposed to serve the project must pass a
video inspection, including repair or replacement, as part of the project. The CCTV 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. Existing laterals that are not
proposed to be reused shall be abandoned at the City main consistent with City standards.
ATTACHMENT 1
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Resolution No. ARC- -18
ARCH 2213-2015 (570, 578 & 590 Marsh & 581 Higuera Street)
Page 10
48. A new sewer lateral is proposed to serve the project. Any existing sewer lateral tied in along
the Higuera, Nipomo, or Marsh Street project frontage must be abandoned at the main
consistent with City standards as part of the project. Any sewer lateral that crosses one
proposed parcel for the benefit of another shall provide evidence that a private utility easement
appropriate for those facilities has been recorded prior to final Building Permit.
49. The property is served by a series of existing water meters. The project’s Building Permit
submittal shall clearly show the disposition of all existing water meters. For the proposed
project, commercial and residential uses shall be metered separately. All residential units are
to be individually metered. Privately owned sub-meters may be provided for residential
condominiums upon approval of the Utilities Director or her/his designee. The CCR’s for the
property/homeowner association shall require that the sub-meters be read by the association
(or a contracted service) and each condominium billed according to water use. Per Chapter
13.4.120 of the City’s Municipal Code, separate parcels will be supplied through individual
water service connections and private service lines shall not cross parcel boundaries unless
authorized by the Utilities Department.
50. During the declared drought emergency, the project’s estimated total wate r use (ETWU) to
support new landscaping shall not exceed 50 percent of maximum applied water allowance
(MAWA). Information shall be submitted during the Building Permit Review Process for
review and approval by the Utilities Department prior to issuance of a Building Permit to
support required water demand of the project’s proposed landscaping.
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 5th day of March 2018.
_____________________________
Doug Davidson, Secretary
Architectural Review Commission
ATTACHMENT 1
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MARSHHIGUERAVICINITY MAP ARCH-2213-2015
570, 578 & 590 Marsh Street and 581 Higuera Street ¯
ATTACHMENT 2
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PAGE 1Project Statement San Luis Square is comprised of three newly constructed four story mixed-use buildings with one level of retail at grade,three levels of resi-dential above grade and two levels of parking below grade (subterranean parking).The project will include 63 small living units of high-density residential housing, 36 rooms of an extended stay hotel, ~22, 500 S.F. of commercial space (including a neighborhood market), two mid-block pedestrian crossings (paseos), a public plaza, diverse bicycle parking and 136 public parking spaces.San Luis Square has been designed to offer PRGHUQRSWLRQVIRUUHVLGHQWLDOÁRRUSODQVaverage 573.8 S.F. Ranging from 380 S.F. Micro-units to 1099 S.F. Rooftop lofts. This range of offerings will result in naturally diverse demographics within the resident population which will create a new and unique neighborhood that is representative of the diversity in the city and provides exemplary compatibility with the community design guidelines.&DWHJRUL]HGDVDQ´LQÀOOSURMHFWµLQWKHdowntown c ommercial zone, San Luis Square is located on several parcels in downtown San Luis Obispo and involves the redevelopment of a 0.9797 acre portion of the block bound by Higuera Street, Nipomo Street and Marsh Street.The relationship between the buildings and paseo will include a neighborhood marketplace with a public market hall, upscale restaurants with indoor/outdoor seating, drought resistant and native plant landscaping as well as civic art both in the form of graphic murals and a three dimensional sculpture to vitalize an active pedestrian streetscape.San Luis Square is an innovative collection of three architecturally distinct buildings clustered and joined together to form a unique space for both local residents and visitors of San Luis Obispo to enjoy. The design team wanted to provide the city and people of San Luis Obispo ZLWKDSURMHFWWKDWH[HPSOLÀHGWKHarchitectural diversity of the downtown core. As a result the three buildings were intentionally GHVLJQHGZLWKDUFKLWHFWXUDOGHWDLOVWKDWUHÁHFWvarious time periods throughout history - VSHFLÀFDOO\WKH(DUO\ ·V ·V ·V ´0LG&HQWXU\µ DQGSUHVHQWGD\7KH3URMHFWproudly highlights the Cities rich architectural history and provides a glimpse of what is to come.1 Title Page2 Overall Site Plan3-5 570 Marsh Street6-9 590 Marsh Street10-14 591 Higuera Street15-19 Landscape PlansPROPOSED MULTIFAMILY UNITS STUDIOS < 450SF: 40 UNITS x .50 DU = 20 DU1 BEDROOM: 23 UNITS x .66 DU = 15.18 DUTOTAL UNITS: 63 UNITS = 35.18Project Density = 35.1823 UNITS x .75per unit = 17.25 SPACES44 SPACES54 + 44 + 20 = 118 SPACES(+ 18 SPACES)63 UNITS /10 = 6.3 SPACESATTACHMENT 3ARC4 - 21
PAGE 2March 24, 2017San Luis Obispo, Ca.A5.1581 HIGUERAGROCERYRESTAURANTATTACHMENT 3ARC4 - 22
PAGE 3A17March 24, 2017ATTACHMENT 3ARC4 - 23
PAGE 4SCALE: 1/8”=1’-0”0 4 8163217’-6” F.F.29’-6” F.F.42’-0” F.F.54’-6” TOP OF ROOF 63’-6” TOP OF ROOF North Elevation As seen from Nipomo Street17’-6” F.F.29’-6” F.F.42’-0” F.F.54’-6” TOP OF ROOF 63’-6” TOPOF ROOFEast ElevationAs seen from Marsh StreetMarch 24, 2017570 MARSH STREETATTACHMENT 3ARC4 - 24
PAGE 517’-6” F.F.29’-6” F.F.42’-0” F.F.54’-6” TOP OF ROOF 63’-6” TOP OF ROOF South Elevation As seen from the Jack HouseSCALE: 1/8”=1’-0”048 16 32West Elevation As seen from Higuera Street17’-6” F.F.29’-6” F.F.42’-0” F.F.54’-6” TOP OF ROOF 63’-6” TOP OF ROOF March 24, 2017570 MARSH STREETATTACHMENT 3ARC4 - 25
PAGE 6A22March 24, 2017ATTACHMENT 3ARC4 - 26
PAGE 708'16'24'17'-6" F.F.19'-6" F.F.42'-0" F.F.54'-6" TOPOF ROOFNorth ElevationAs seen from Nipomo StreetNorth ElevationAs seen from Nipomo StreetMarch 24, 2017PREVIOUS ELEVATIONREVISED ELEVATION590 MARSH STREETATTACHMENT 3ARC4 - 27
PAGE 808'16'24'17'-6" F.F.19'-6" F.F.42'-0" F.F.54'-6" TOPOF ROOFEast ElevationAs seen from Marsh StreetEast ElevationAs seen from Marsh StreetMarch 24, 2017PREVIOUS ELEVATIONREVISED ELEVATION590 MARSH STREETATTACHMENT 3ARC4 - 28
PAGE 908'16'24'17'-6" F.F.19'-6" F.F.42'-0" F.F.54'-6" TOPOF ROOFSouth ElevationAs seen from The Jack House17'-6" F.F.19'-6" F.F.42'-0" F.F.54'-6" TOPOF ROOFWest Elevation As seen from Higuera StreetMarch 24, 2017590 MARSH STREETATTACHMENT 3ARC4 - 29
PAGE 10A10March 24, 2017ATTACHMENT 3ARC4 - 30
PAGE 11March 24, 201759’ - 6” TOPOF ROOF66’ - 0” TOPOF STAIRS47’ - 6” TOPOF ROOF64’ - 0” TOPOF ROOF57’ - 0” TOPOF ROOF44’ -0” F.F.32’ - 0” F.F.20’ - 0” F.F.14’ - 0” BOTOF CANOPYSouth ElevationAs seen from the Jack House081/8" = 1'-0"SCALE:42116South ElevationAs seen from the Jack House0842116PREVIOUS ELEVATIONREVISED ELEVATION581 HIGUERA streetATTACHMENT 3ARC4 - 31
PAGE 12March 24, 201764’ - 0” TOPOF ROOF57’ - 0” TOPOF ROOF44’ -0” F.F.32’ - 0” F.F.20’ - 0” F.F.14’ - 0” BOTOF CANOPY59’ - 6” TOPOF ROOF66’ - 0” TOPOF STAIRS47’ - 6” TOPOF ROOFNorth Elevation As seen from Nipomo Street081/8" = 1'-0"SCALE:42116581 HIGUERA streetATTACHMENT 3ARC4 - 32
PAGE 13581 HIGUERA street57’ - 0” TOPOF ROOF59’ - 6” TOPOF ROOF47’ - 6” TOPOF ROOF44’ -0” F.F.32’ - 0” F.F.20’ - 0” F.F.14’ - 0” BOTOF CANOPY64’ - 0” TOPOF ROOF66’ - 0” TOPSTAIRSEast ElevationAs seen from Marsh Street West ElevationAs seen from Higuera Street081/8" = 1'-0"SCALE:42116081/8" = 1'-0"SCALE:42116East ElevationAs seen from Marsh Street West ElevationAs seen from Higuera StreetMarch 24, 2017PREVIOUS ELEVATIONPREVIOUS ELEVATIONREVISED ELEVATIONREVISED ELEVATIONATTACHMENT 3ARC4 - 33
PAGE 141-BD740 SF#411 #4121-BD619 SF#406REVISED FOURTH FLOOR PLAN581 HIGUERA streetMarch 24, 2017PREVIOUS FOURTH FLOOR PLANNATTACHMENT 3ARC4 - 34
PAGE 15SLOPE1/4:12 MIN.SLOPE1/4:12 MIN.SLOPE1/4:12 MIN.SLOPE1/4:12 MIN.SLOPE1/4:12 MIN.SLOPE1/4:12 MIN.SLOPE1/4:12 MIN.SLOPE1/4:12 MIN.SLOPE1/4:12 MIN.SLOPE1/4:12 MIN.SLOPE1/4:12 MIN.SLOPE1/4:12 MIN.SLOPE1/4:12 MIN.SLOPE1/4:12 MIN.SLOPE1/4:12 MIN.SLOPE1/4:12 MIN.SLOPE1/4:12 MIN.SLOPE1/4:12 MIN.SLOPE1/4:12 MIN.SLOPE1/4:12 MIN.SLOPE1/4:12 MIN.SLOPE1/4:12 MIN.SLOPE1/4:12 MIN.SLOPE1/4:12 MIN.SLOPE1/4:12 MIN.SLOPE1/4:12 MIN.SLOPE1/4:12 MIN.SLOPE1/4:12 MIN.SLOPE1/4:12 MIN.SLOPE1/4:12 MIN.SLOPE1/4:12 MIN.SLOPE1/4:12 MIN.SLOPE1/4:12 MIN.SLOPE1/4:12 MIN.SLOPE1/4:12 MIN.10'-9"18'-6"64'-3"6'-11"19'-11"24'-6"6'-11"56'-5"21'-6"70'-9"11'-1"19'-10"84'-0"5'-1"14'-0"SLOPE1/4:12 MIN.SLOPE1/4:12 MIN.SLOPE1/4:12 MIN.SLOPE1/4:12 MIN.SLOPE1/4:12 MIN.March 24, 2017San Luis Obispo, Ca.A5.1581 HIGUERAGROCERYRESTAURANTOverall Roof PlanDECKDECKDECKDECKDECKDECKDECKDECKDECKATTACHMENT 3ARC4 - 35
PAGE 16L1March 24, 2017Landscape PlanNORTHATTACHMENT 3ARC4 - 36
PAGE 17L2March 24, 2017Conceptual Planting PlaneptualPlantingPlanATTACHMENT 3ARC4 - 37
PAGE 18Tree PlanTREE INVENTORY570 Marsh Street / 590 Marsh Street / 581 HigueraSTATUS#1 - Ficus (22.25") To remain #2 - Ficus (36.75") To remain #3 - Redwood (20.50") To remain #4 - Redwood (22.75") To remain #5 - Redwood (22.50") To remain #6 - Redwood (24.75") To remain #7 - Redwood (24.50") To remain #8 - Redwood (20.75") To remain #9 - Redwood (20.50") To remain#10 - Paper Bark Melaleuca (10") To be removed#11 - Paper Bark Melaleuca (9") To be removed#12 - Paper Bark Melaleuca (13") To be removed#13 - Paper Bark Melaleuca (8.50") To be removed#14 - Paper Bark Melaleuca (10") To be removed#15 - Paper Bark Melaleuca (4.25") To be removed#16 - Osage (29") To be removed#17 - Pittosporum (6") To be removed#18 - Pittosporum (5") To be removed#19 - Pittosporum (4") To be removed#20 - Pittosporum (4") To be removed#21 - Pittosporum (5.50") To be removed#22 - Pittosporum (5") To be removed#23 - Ash (10.50 & 11.00") To be removed#24 - Ash (15.50") To be removed#25 - Jacaranda (11.75") To be removed#26 - Black Walnut (25") Toremain#27 - Paper Bark Melaleuca (11.00") To be removed#28 - Bradford Pear (5.50") To be removed#29 - Bradford Pear (5.50") To be removed#30 - Washington Palm (22.75") To be removed#31 - Mexican Sand Palm (21.75") To be removed#32 - Ficus (5.50") To be removed#33 - Brisbane Box Eucalyptus 11.25") To remain#34 - Brisbane Box Eucalyptus (11.25") To remain#35 - Mexican Sand Palm (18.00") To be removed#36 - Mexican Sand Palm (20.00") To be removed#37 - Paper Bark Melaleuca (12.00") To be removed#38 - Lagerstroemia (2.00") To be removedL3March 24, 2017ATTACHMENT 3ARC4 - 38
PAGE 19L4March 24, 2017Landscape Color and MaterialsATTACHMENT 3ARC4 - 39
PAGE 20L5March 24, 2017Landscape Color and MaterialsATTACHMENT 3ARC4 - 40
1
Project Statement
Executive Summary
Marsh Nipomo Mixed Use, LP
March 2017
ATTACHMENT 5
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Project Description
Proposed are three independently designed four-story mixed use
buildings collectively allowing for 63 small living units averaging 573 S.F., 36
hotel rooms and 22,500 S.F. of ground level commercial.
The Project features extensive pedestrian access, including a plaza
and Public Space equaling 15,940 S.F., three connections to public streets
and an offered connection to the Jack House Gardens. The public is also
invited to use a rooftop lounge on the building at 581 Higuera which features
a remarkable view of the surrounding hills.
The Project includes 136 parking spaces in a subterranean garage
intended for use by Project tenants as well as surrounding neighborhood.
The Project steps back and respects neighboring properties and street
views, including those from the Jack House, which will retain its large row of
redwood trees as a natural screen.
City Regulatory Setting
This is an “infill” project entitled to deference under the City’s General
Plan, which encourages downtown revitalization and expansion south of
Nipomo Street.
The Project’s pedestrian orientation is directly called for in the recently
adopted City’s vision document The Downtown Concept Plan. The Project’s
reduced footprint is enabled by its height and allow the Project to afford a
public plaza and pedestrian orientation, features which are consistent with
the City’s Zoning Regulations (which expressly allows for the Project height
of up to 60 feet where significant pedestrian benefits are provided). The step
backs on all buildings render upper floors virtually invisible from the
pedestrian point of view on the street level. No exceptions or variances are
sought. The inclusion of housing in San Luis Square exemplifies the Land
ATTACHMENT 5
ARC4 - 42
Use Element policies which encourages mixed-use developments
particularly in the Downtown Core.
The City’s 2006-2007 lengthy review and re-writing of the Zoning
Regulations specifically called for heights above 50 feet to achieve four
stories and upper floor residential uses. The height regulations adopted by
the City Council were recommended by the CHC, the ARC and the Planning
Commission. Among those speaking in favor of these regulations allowing
height above 50 feet were ex-mayor Ken Schwartz as well as the Save Our
Downtown member (and former ARC member) Jamie Lopes (who voted for
the change).
The Project advances policies and regulations for housing, infill,
tourism and downtown mixed use from the Housing Element, Land Use
Element and Design Guidelines. The policy objectives of the Zoning
Regulations are also met, including §17.42.020.2b (Pedestrian
Connectivity), by providing a major pedestrian connection between Higuera
Street and Marsh Street and incorporates a significant public plaza, where
the public art requirement is met by providing the art on-site; §17.42.020.2c
(Public Views), by requiring a public viewing deck to provide significant free
public access to views of surrounding natural features and dedicated land
within the downtown core for publicly-owned open space with street-level
views of hillside resources; §17.42.020.2d (Resource and Hospitality), by
having floor area dedicated to retail or hospitality uses to exceed 150% of
the building footprint; and §17.42.020.2h (Implementation of City Goals), by
directly implementing specific and identifiable City objectives as set forth in
the General Plan, the Conceptual Plan for the City’s Center, the Downtown
Strategic Plan or other key policy documents, all of which are promoted by
this Project.
ATTACHMENT 5
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Community Issues and History
Community concerns are heard about the scale (and height) of new
downtown projects and the impact on “character” of San Luis Obispo. Much
analysis by the City and others shows that historically San Luis Obispo has
always had numerous large and tall buildings. Many were replaced by less
notable and unambitious buildings. Some however, such as the 90-foot tall
Anderson Hotel have survived with distinction and without complaint.
As former planning director John Mandeville predicted in 2006-2007
hearings, old and new taller buildings are and will continue to be spaced
throughout downtown, a result of the difficulty of assembling larger parcels.
It was emphasized in the 2006-2007 proceedings that there would be very
few opportunities to consolidate land for purposes of pedestrian linkages
between Marsh and Higuera, as well as upper floor workforce size housing
units. This has proven to be true, which makes this Project a rare opportunity
for such connections.
San Luis Square is consistent with the General Plan and Zoning
Regulations vision, objectives, goals and policies. It fits within the historic as
well as present trends of larger-scale buildings necessary to provide
economic workforce size units, tourist accommodations and commercial
space with plazas and pedestrian orientation and linkages to parks and
streets. It also fits to a tee the vision of the original Downtown Concept Plan
advanced years ago by its committee of five inspired citizens, including
Pierre Rademaker, Andrew Mirriam, Chuck Crotzer and former mayor Ken
Schwartz. (The fifth author, Rod Levin, is deceased.)
San Luis Square is the very project envisioned in these documents,
which cumulatively express the desire of San Luis Obispo citizens to
revitalize downtown and recreate the residential experience it once was.
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The Architects Statement
San Luis Square is comprised of three newly constructed four story mixed-use buildings with one
level of retail at grade, three levels of residential above grade and two levels of parking below
grade (subterranean parking).
The project will include 63 small living units of high-density residential housing, 36 rooms of an
extended stay hotel, ~22, 500 S.F. of commercial space (including a neighborhood market), two
mid-block pedestrian crossings (paseos), a public plaza, diverse bicycle parking and 136 public
parking spaces.
San Luis Square has been designed to offer modern options for residential floor plans average
573.8 S.F. Ranging from 380 S.F. Micro-units to 1099 S.F. Rooftop lofts. This range of offerings
will result in naturally diverse demographics within the resident population which will create a
new and unique neighborhood that is representative of the diversity in the city and provides
exemplary compatibility with the community design guidelines.
Categorized as an “infill project” in the downtown commercial zone, San Luis Square is located
on several parcels in downtown San Luis Obispo and involves the redevelopment of a 0.9797 acre
portion of the block bound by Higuera Street, Nipomo Street and Marsh Street.
The relationship between the buildings and paseo will include a neighborhood marketplace with a
public market hall, upscale restaurants with indoor/outdoor seating, drought resistant and native
plant landscaping as well as civic art both in the form of graphic murals and a three-dimensional
sculpture to vitalize an active pedestrian streetscape.
San Luis Square is an innovative collection of three architecturally distinct buildings clustered and
joined together to form a unique space for both local residents and visitors of San Luis Obispo to
enjoy. The design team wanted to provide the city and people of San Luis Obispo with a project
that exemplified the architectural diversity of the downtown core.
As a result, the three buildings were intentionally designed with architectural details that reflect
various time periods throughout history - specifically the Early 1900’s, 1950’s-1960’s (“Mid-
Century”), and present day. The Project proudly highlights the City’s rich architectural history and
provides a glimpse of what is to come.
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