HomeMy WebLinkAboutItem 2 - ARCH-3216-2016 (1027 Nipomo)CULTURAL HERITAGE COMMITTEE AGENDA REPORT
SUBJECT: Review of a new 50-foot tall, five-story project that includes 3,392 square feet of
commercial/retail space, 67 hotel rooms, and a subterranean valet parking lot within the Downtown
Historic District with a categorical exemption from environmental review.
ADDRESS: 1027 Nipomo Street BY: Rachel Cohen, Associate Planner
FILE NUMBER: ARCH-3216-2016 FROM: Brian Leveille, Senior Planner
1.0 SUMMARY RECOMMENDATION
Make a recommendation to the Architectural Review Commission (ARC) regarding the project’s
consistency with the City’s Historic Preservation Program Guidelines.
Applicant Creekside Lofts, L.P.
Representative Scott Martin, RRM - Architect
Zoning C-D-H (Downtown Historic
District
General Plan General Retail
Site Area 20,731 square feet (0.39 acres)
Environmental
Status
Categorically Exempt from
environmental review under
Section 15332, Class 32, In-fill
Development Projects, of the
CEQA Guidelines.
2.0 SUMMARY
The applicant has submitted plans for the construction of a new 50-foot, five-story, 67-room hotel
with 3,392 square feet of retail/commercial space, and a subterranean valet parking garage in the
Downtown Historic District. The site is currently used as a surface parking lot for the Creamery
and Ciopinot’s Restaurant. Following CHC review, the project will be reviewed by the ARC.
3.0 CHC PURVIEW
The CHC’s role is to review the proposed new project in terms of its consistency with the Historic
Preservation Program Guidelines for compatible development in Historic Districts.
4.0 BACKGROUND
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 7-room hotel. The CHC continued the item to a
Meeting Date: July 23, 2018
Item Number: 2
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CHC ARCH-3216-2016 (1027 Nipomo Street)
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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 a new, 50-foot tall, four-story 47-room hotel project that
included 6,698 square-feet of commercial/retail space and a 22-space subterranean parking garage.
The CHC voted 4-2-1 to recommend the ARC deny the project 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 structures and provided direction that the project reduce the height of the building to three-
stories with the third story setback (Attachment 2, Previous Project Plans & Attachment 3, CHC
Resolution).
September 18, 2017: The ARC reviewed the 50-foot tall, four-story 47-room hotel project that
included 6,698 square-feet of commercial/retail space and a 22-space subterranean parking garage
and continued the item with eleven (11) directional items (Attachment 4, ARC Minutes 9-18-
2017).
5.0 PROJECT INFORMATION
5.1 Site Information/Setting
The proposed project consists of a 0.39 acre (20,731 square-foot) site located at 1027 Nipomo
Street within the Downtown Commercial zone with a Historic Overlay (C-D-H). 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) to the west, Ciopinot’s restaurant (C-D-H) to the south, the Soda
Figure 1: Vicinity map and surrounding uses
Creamery
Residential
Soda Water
Works
Children’s
Museum
Ciopinot’s
Restaurant
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Water Works building (C-D-H-PD) and residential (R-3-H) to the north and the Children’s
Museum (PF) and Tonita’s Mexican restaurant (C-D-H) to the west (see Figure 1 above).
5.2 Project Description
The project proposes to construct a new 50-foot, five-story structure within the Downtown Historic
District. The structure is blend of architectural styles with retail storefronts along the street and
south side of the first floor and the hotel units on the north side of the first floor and on all the
upper floors.
The project includes:
• 3,392 square feet of ground floor retail/commercial space;
• 67 hotel rooms on all floors;
• Subterranean valet parking garage;
• 26 bicycle parking spaces (13 short-term and 13 long-term);
• A 20-foot wide pedestrian pathway/seating area between the neighboring buildings and
the project;
• Preservation of the creek walk along San Luis Creek;
• Proposed landscaping includes the removal of five parking lot trees and planting 10 new
trees (Revised Attachment 1, Revised Project Plans, Sheets A2.2 and A2.3);
• Materials included in the project are: brick, fiber cement siding and trim, composite wood
screening, corrugated metal, aluminum storefronts, precast concrete cornices, bulkheads,
metal railings, and metal awnings (Attachment 1, Revised Project Plans, Sheet A11).
Figure 2: East elevation facing Nipomo Street
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6.0 EVALUATION/DISCUSSION
The CHC’s purview is to review the project in terms of its consistency with the Historic
Preservation Program Guidelines (HPPG) for compatible development in a Historic District and
provide a recommendation to Architectural Review Commission (ARC).
6.1 Historic Preservation Program Guidelines and Analysis
The Historic Preservation Guidelines provide criteria to evaluate the compatibility of new
development within Historic Districts.
Historic Preservation Program Guidelines 3.2.1 Architecturally compatible development within
Historic Districts. New structures in historic districts shall be designed to be architecturally
compatible with the district’s prevailing historic character as measured by their consistency with
the scale, massing, rhythm, signature architectural elements, exterior materials, siting and street
yard setbacks of the district's historic structures. New structures are not required to copy or imitate
historic structures, or seek to create the illusion that a new building is historic.
Staff Analysis:
The project is proposing a new 50-foot tall structure that incorporates common Downtown Historic
District characteristics1 such as: 1) Structure is located at back of sidewalk; 2) First floor at grade;
3) Recessed front entries oriented toward the street; 4) Front facades oriented toward the street;
and 5) Street trees will remain and are placed at regular intervals along the street.
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. Nearby buildings include:
• Ciopinot’s Restaurant – single story brick rectilinear structure with brick gable end
parapets
1 Historic Preservation Program Guidelines, Section 5.2.2. Downtown Historic District
Figure 3: North elevation facing San Luis Creek
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• Creamery – 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.
The proposed design incorporates architectural elements that are commonly found in the
Downtown Historic District such as a flat roof design with a parapet, projecting cornice with dentil
detailing, use of transom windows above the storefronts, masonry walls with contrasting bulkheads
and the use of awnings and canopies.2
As noted previously, the CHC reviewed the previous project plans for this site on August 2017
and recommended denial of the project with direction to the ARC that the fourth floor be removed
with the third story setback so that it would be compatible in scale and massing with the adjacent
Downtown Historic District structures.
The applicant has submitted a project that has been modified in the following main ways:
1) The applicant has added a mezzanine floor (Attachment 1, Revised Project Plans, Sheet
A6). The overall building height is 50 feet - the same height of the previous design.
2) The architectural style of the structure, including materials and colors, has been revised.
The revised project has a similar form, but has added more detailing in areas such as
cornices, window fenestration and trim, brick detailing and concrete surrounds and
bulkheads (see Attachment 1, Revised Project Plans, Sheets A16 & A17). Previously the
project proposed to use a stucco finish on the structure. The revised plans now call for the
use of fiber cement siding which is used horizontally in the project, similar to the nearby
Soda Water Works building (see Attachment 1, Revised Project Plans, Sheet A13). Overall
the colors proposed for the revised project are lighter with darker colors being used for trim
and other architectural elements. Previously shown fabric awnings along the south side of
the structure have been replaced with metal awnings. Corrugated metal is also used as one
2 Historic Preservation Program Guidelines. 3.2.2 Architectural Compatibility & 5.2.2 Downtown Historic District.
Figure 4: Front elevation views of (left) previous plans and (right) revised plans
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of the exterior materials of the elevator tower. This ties into corrugated metal that used as
one of the materials within the adjacent Creamery buildings.
3) The third3 floor has been modified to include a change in building shape and setbacks. The
northwest corner jogs in a bit and the southeast corner includes a setback that forms a
balcony towards Nipomo Street and the new alley way. Figure 8 highlights these
modifications in the revised plans. Figure 7 is a reference to the previous project third floor
plans.
3 References in this staff report utilize the floor naming used in the applicant’s project plans even though the third
floor for instance is actually the fourth floor.
Figure 6: Previous plans south elevation
Figure 6: Revised plans south elevation
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Figure 7: Previous project third floor plan
Figure 8: Revised project third floor plan; red dashed lines indicate where the project has been modified.
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4) The fourth floor has been modified to also include additional setbacks. The northwest
corner has been setback significantly to create a large deck area and the northeast corner
includes setback that forms another large a balcony area that faces towards Nipomo Street
(see Figure 10).
Figure 9: Previous project fourth floor plans
Figure 10: Revised project fourth floor plan; red dashed lines indicate where the project has been modified.
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6.2 Sign program
The applicant has included a conceptual sign program for review. Sign programs are an effective
way to establish ongoing requirements to ensure signage is coordinated and compatible with the
development and surrounding area in projects with multiple tenants and buildings. For the most
part the applicant’s proposed sign program appears appropriate in scale, placement, number, and
type. The sign types of concern are internally illuminated channel letters. Staff recommends the
sign program expressly prohibit internally illuminated cabinet signs and internally illuminated
channel letters. The placement and type of signs appears appropriate for the project in terms of
providing an appropriate level of visibility at the pedestrian scale in the downtown setting
(Attachment 1, Revised Project Plans, Sheets A19 & A20).
7.0 ENVIRONMENTAL REVIEW
The project is exempt from environmental review under Class 32 (Section 15332) In-fill
Development Projects of the CEQA Guidelines because the project is consistent with the
applicable general plan designation and applicable zoning designation and regulations. The project
will not result in significant effects relating to traffic, noise, air quality or water quality.
8.0 RECOMMENDATION
The CHC should discuss the extent to which previous concerns over massing and scale have been
sufficiently addressed with the architectural treatment modifications and additional step backs in
the revised design and make a recommendation to the Architectural Review Commission (ARC)
regarding the project’s consistency with the City’s Historic Preservation Program Guidelines
9.0 ALTERNATIVES
1. Recommend that the project be approved based on consistency with the City’s Historic
Preservation Program Guidelines.
2. Recommend that the project be denied based on inconsistency with the City’s Historic
Preservation Program Guidelines.
ATTACHMENTS
1. Revised Project Plans
2. Previous Project Plans
3. CHC Resolution – August 14, 2017
4. ARC Meeting minutes – September 18, 2017
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THE HOTEL AT THE CREAMERYPROJECT STATISTICSPARKINGPROJECT DIRECTORYPROJECT DESCRIPTIONSHEET INDEXOWNER: CREEKSIDE LOFTS, L.P. P.O. BOX 12910 SAN LUIS OBISPO, CA 93401 CONTACT: DAMIEN MAVIS PHONE: (805) 781-3133 EMAIL: DMAVIS@COVELOP.NETARCHITECT: RRM DESIGN GROUP 3765 S.HIGUERA STREET, SUITE 102 SAN LUIS OBISPO, CA 93401 CONTACT: SCOTT MARTIN PHONE: (805) 543-1794 EMAIL: SAMARTIN@RRMDESIGN GROUPCIVIL ENGINEER: ABOVE GRADE ENGINEERING 1304 BROAD STREET SAN LUIS OBISPO, CA 93401 CONTACT: SCOTT STOKES PHONE: (805) 545-5115 EMAIL: SCOTT@ABOVEGRADEENGINEERING.COMLANDSCAPE: SUMMERS|MURPHY & PARTNERS, INC. 34197 PACIFIC COAST HWY, SUITE 200 DANA POINT, CA 92629 CONTACT: JIM BURROWS PHONE: (949) 443-1631 EMAIL: JBURROWS@SMPINC.NETSURVEYOR: MBS LAND SURVEYS, INC. 3563 SUELDO STREET, UNIT Q SAN LUIS OBISPO, CA 93401 CONTACT: MICHAEL B. STANTON PHONE: (805) 594-1960 EMAIL: MIKE@MBSLANDSURVEYS.COMTHE PROJECT CONSISTS OF A 4 STORY HOTEL AND RETAIL BUILDING. THE GROUND FLOOR WILLL INCLUDE RETAIL SPACE, RESTAURANT, AND HOTEL LOBBY ALONG WITH HOTEL ROOMS. ADDITIONAL HOTEL ROOMS WILL BE LOCATED IN THE MEZZANINE LEVEL AS WELL AS ON THE SECOND, THIRD, AND FOURTH FLOORS. THE STREET SIDE, AS WELL AS THE PASEO SIDE ARE ENHANCED WITH PEDESTRIAN FRIENDLY ENTRIES AND INVITING STOREFRONT SYSTEMS.PROJECT ADDRESS:1027 NIPOMO STREET SAN LUIS OBISPO, CA 93401APN NUMBERS: 002-402-046 ZONING: C-DEXISTING USE: PARKING LOTPROPOSED USE: RETAIL/HOTEL/ RESTAURANT/PARKINGPROPOSED OCCUPANCY: M, R-1, A-2, S-2NET SITE AREA: 0.389 ACRES (16,940 SF)EXISTING GROSS SITE AREA 0.476 ACRES (20,731 SF)GROSS CREEK SITE AREA 0.087 ACRES (-3,791 SF)MAX. LOT COVERAGE: 100% (16,940 SF)PROPOSED COVERAGE.: 53% (8,974 SF)MAX. F.A.R: 3.0(50,820 SF)(FOR BLDGS UP TO 50'-0" TALL PROPOSED F.A.R: 2.2 (37,469 SF/16,940 SF) LANDSCAPE AREA: 1,871 SFIMPERVIOUS SURFACE: 8,979 SFMAX HEIGHT ALLOWED: 50 FT.MAX. PROPOSED HEIGHT: 50 FT.CONSTRUCTION TYPE:TYPE IA (GARAGE, 1ST, MEZZANINE) TYPE VA (2ND, 3RD, AND 4TH LEVELS)AUTO PARKINGPARKING REQUIRED:GENERAL RETAIL(2000 SF OR LESS @ 1/300 SF)PROPOSED: 1,080 SF/500 = 2.5 PER C-D ZONING2.16 SPACESRESTAURANT - GROSS SQUARE FOOTAGE(@ 1/350 GSF PER C-D ZONING)PROPOSED: 2,312 SF/350 = 6.61 6.61 SPACESHOTEL - (@1/ROOM + 1 (FOR RES. MANAGER):67 UNITS/1= 67 (*.5) PER C-D ZONING33.5 SPACESTOTAL REQUIRED FOR PROPOSED:42.27 ROUNDS DOWN TO:42 SPACESMOTORCYCLE PARKING REDUCTION- (1 CAR SPACE REDUCTION PER 5 ADDITIONALMOTORCYCLE PARKING SPACES UP TO A 10% REDUCTION): 10 ADDITIONAL SPACES= 2 CAR SPACE REDUCTION (2 SPACES)BICYCLE PARKING REDUCTION- (1 CAR SPACE REDUCTION PER 5 ADDITIONALBICYCLE PARKING SPACES UP TO A 10% REDUCTION): 10 SHORT TERM +10 LONG TERM SPACES= 4 CAR SPACE REDUCTION (4 SPACES)PARKING REQUIRED: (42 - 2 - 4) 36 SPACESPARKING PROVIDED: 34 SPACES PERSPECTIVE VIEW - East Corner of Building on Nipomo StreetMOTORCYCLE PARKINGMOTORCYCLE PARKING REQUIRED: 2 SPACES(1/20 AUTOSPACES = 36/20)MOTORCYCLE PARKING PROVIDED: 12 SPACESBICYCLE PARKINGBICYCLE SPACES REQUIRED: 6 SPACES(C-D ZONE - 15% OF AUTO SPACES 36*0.15)SHORT TERM SPACES PROVIDED: 13 SPACES(MIN SHORT TERM SPACE - 50%)LONG TERM SPACES PROVIDED: 13 SPACES(MIN LONG TERM SPACE - 40%)TOTAL PROVIDED: 26 SPACESSITENIPO
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ZONING MAPHIGUERAT1 TITLE SHEETA1 PROJECT CONTEXT IMAGESA2 PROJECTS IN THE WORKSA3 SITE AIR PHOTOA4 EXISTING SITE SURVEYA5 PROPOSED SITE PLANA6 FLOOR PLANSA7 UPPER FLOOR PLANSA8 ELEVATIONSA9 ELEVATIONSA10 SITE SECTIONSA11 COLOR & MATERIALSA12 ENTRY TO PASEOA13 PERSPECTIVEA14 PERSPECTIVEA15 AERIAL PHOTOA16 DETAIL VIGNETTESA17 DETAIL VIGNETTESA18 SHADING PLANA19 PROPOSED SIGNSC1 PRELIMINARY CIVIL GRADING & DRAINAGE PLANC2 PRELIMINARY UTILITY PLANL1 LANDSCAPE SITE PLANVICINITY MAPJuly 6, 2018#1160-01-CO17T1TITLE SHEETATTACHMENT 1Packet Page 13
July 6, 2018#1160-01-CO17A1THE HOTELAT THE CREAMERYPROJECT CONTEXT IMAGESATTACHMENT 1Packet Page 14
July 6, 2018#1160-01-CO17A2THE HOTELAT THE CREAMERYPROJECTS IN THE WORKSATTACHMENT 1Packet Page 15
PROPOSED PARKINGSTRUCTUREMONTEREYPLACECREAMERYSOUTH SIDE 18PROJECT SITEADJACENTRESIDENTIALJuly 6, 2018#1160-01-CO17A3THE HOTELAT THE CREAMERYSITE AIR PHOTOATTACHMENT 1Packet Page 16
July 6, 2018#1160-01-CO17A4THE HOTELAT THE CREAMERY0208040402010SCALE: 1'-0" = 40’-0" (12x18 sheet)SCALE: 1'-0" = 20’-0" (24X36 sheet)EXISTING SITE SURVEYATTACHMENT 1Packet Page 17
CREAMERYBUILDING 2TAQUERIABUILDINGCIOPINOTBUILDINGCREAMERYBUILDING 3SAN LUIS OBISPO CREEKNIPOMO STREETJuly 6, 2018#1160-01-CO17A5THE HOTELAT THE CREAMERY0208040402010SCALE: 1'-0" = 40’-0" (12x18 sheet)SCALE: 1'-0" = 20’-0" (24X36 sheet)PROPOSED SITE PLANPROPOSEDBUILDINGATTACHMENT 1Packet Page 18
74' - 10"123456789101112 13 1415 16 17 1819202122 23 24 25 2627ADAVAN STALL28ADA29 30313233333 SFSTORAGE127 SFELEVATORMACHINEROOM95 SFEL1 M13 MOTORCYCLE PARKING 4'X8' SPACES PROVIDED. DESIGNATED BY "#M"2 M 3 M4 M5 M6 M7 M8 M18 M10 M9' - 0"STANDARD STALL18' - 0"R 20'-0"3411 M12 M9 M12' - 10"5' - 0"9' - 2"5' - 0"OPEN TO RETAIL BELOWOPEN TO REST/BAR BELOWOPEN TO RAMP BELOWOPEN TO LOBBY BELOWLARGE SUITEHKHK169 SFTRASH1400 SFRESTAURANT3798 SFHOTELLOBBY1080 SFRETAILACCESS TO CREEKHOTELRAMP147' - 0"73' - 0"29' - 6"489 SFKITCHEN162 SFOFFICE/BOH145 SFWOMENSRESTROOM144 SFMENSRESTOOM13 SHORT TERM BIKE PARKING SPACES82 SFSTORAGE87 SFCOLD13 LONG TERM BIKE SPACE STORAGE CLOSET (4 VERTICALY STACKED)4 yrd Container4 yrd ContainerCartCartCartCartCartCartFLOOR PLANSGROUND FLOOR PLAN3/32" = 1'-0" (24 X 36 SHEET)1BELOW GRADE PARKING GARAGE3/32" = 1'-0" (24 X 36 SHEET)0MEZZANINE FLOOR PLAN3/32" = 1'-0" (24 X 36 SHEET)1.5July 6, 2018#1160-01-CO17A6THE HOTELAT THE CREAMERYSCALE: 3/64” = 1’-0" (12X18 sheet)SCALE: 3/32” = 1’-0" (24X36 sheet)320816ATTACHMENT 1Packet Page 19
HKLARGE SUITEHK9' - 0"13' - 0"DECKDECKLARGE SUITEPRIVATE DECKHKUPPER FLOOR PLANSSECOND FLOOR PLAN3/32" = 1'-0" (24 X 36 SHEET)2THIRD FLOOR PLAN3/32" = 1'-0" (24 X 36 SHEET)3FOURTH FLOOR PLAN3/32" = 1'-0" (24 X 36 SHEET)4July 6, 2018#1160-01-CO17A7THE HOTELAT THE CREAMERYSCALE: 3/64” = 1’-0" (12X18 sheet)SCALE: 3/32” = 1’-0" (24X36 sheet)32816ATTACHMENT 1Packet Page 20
SOUTH ELEVATION1/8" = 1'-0" (24 x 36 SHEET)2EAST ELEVATION1/8" = 1'-0" (24 x 36 SHEET)1HEIGHT CALC:LOW POINT OF SITE: 191'HIGH POINT OF SITE: 193.2' AVG. NATURAL GRADE: (191' + 193') / 2 = 192.1'MAX HEIGHT= 50'-0"192.1' + (50)' = 242.1'GOSHICIOPINOT193' FF212 FF232 FFGROUND LEVELSECOND FLOORFOURTH FLOORMAX HEIGHTAVG. NATURAL GRADE = 192.1'222 FFTHIRD FLOOR181' FFPARKING GARAGE202 FFMEZZANINE242.1' FFMAX ALLOWABLE HEIGHT 50' +10' = 60'-0"= 252.1'ELEV. PENTHOUSE & MECH. SCREEN193' FF212 FF232 FFGROUND LEVELSECOND FLOORFOURTH FLOORMAX HEIGHTAVG. NATURAL GRADE = 192.1'222 FFTHIRD FLOOR181' FFPARKING GARAGE202 FFMEZZANINE242.1' FFMAX ALLOWABLE HEIGHT 50' +10' = 60'-0"= 252.1'ELEV. PENTHOUSE & MECH. SCREENJuly 6, 2018#1160-01-CO17A8THE HOTELAT THE CREAMERYSCALE: 1/16” = 1’-0" (12X18 sheet)04816SCALE: 1/8” = 1’-0" (24X36 sheet)ELEVATIONSATTACHMENT 1Packet Page 21
NORTH ELEVATION1/8" = 1'-0" (24 x 36 SHEET)2WEST ELEVATION1/8" = 1'-0" (24 x 36 SHEET)1HEIGHT CALC:LOW POINT OF SITE: 191'HIGH POINT OF SITE: 193.2' AVG. NATURAL GRADE: (191' + 193') / 2 = 192.1'MAX HEIGHT= 50'-0"192.1' + (50)' = 242.1'193.2' FFGROUND LEVEL191' FFLOWER GROUND LEVEL193' FF212 FF232 FFGROUND LEVELSECOND FLOORFOURTH FLOORMAX HEIGHTAVG. NATURAL GRADE = 192.1'222 FFTHIRD FLOOR181' FFPARKING GARAGE202 FFMEZZANINE242.1' FFMAX ALLOWABLE HEIGHT 50' +10' = 60'-0"= 252.1'ELEV. PENTHOUSE & MECH. SCREEN193' FF212 FF232 FFGROUND LEVELSECOND FLOORFOURTH FLOORMAX HEIGHTAVG. NATURAL GRADE = 192.1'222 FFTHIRD FLOOR181' FFPARKING GARAGE202 FFMEZZANINE242.1' FFMAX ALLOWABLE HEIGHT 50' +10' = 60'-0"= 252.1'ELEV. PENTHOUSE & MECH. SCREENJuly 6, 2018#1160-01-CO17A9THE HOTELAT THE CREAMERYSCALE: 1/16” = 1’-0" (12X18 sheet)04816SCALE: 1/8” = 1’-0" (24X36 sheet)ELEVATIONSATTACHMENT 1Packet Page 22
SCALE: 1/16” = 1’-0" (24X36 sheet)0816 32NIPOMO SECTION 1/8" = 1'-0" (24 x 36 SHEET)1PASEO SECTION 1/8" = 1'-0" (24 x 36 SHEET)2RETAILRESTAURANTHOTEL HOTELHOTEL HOTELHOTEL HOTELPARKINGPARKINGGOSHICIOPINOTPLPLPLPLPLPLPLPLNIPOMO ST.RESTAURANTPARKINGHOTELLOBBYRESTROOMSMEZZANINEHOTELHOTELHOTELHOTELPASEOHOTELHOTELHOTEL HOTELHOTELHOTELHOTELHOTELHOTELHOTELHOTEL HOTELHOTEL HOTELHOTEL HOTELHOTELHOTEL193' FF212 FF232 FFGROUND LEVELSECOND FLOORFOURTH FLOORMAX HEIGHTAVG. NATURAL GRADE = 192.1'222 FFTHIRD FLOOR181' FFPARKING GARAGE202 FFMEZZANINE242.1' FFMAX ALLOWABLE HEIGHT 50' +10' = 60'-0"= 252.1'ELEV. PENTHOUSE & MECH. SCREEN191' FFLOWER GROUND LEVELCREEK SETBACKHOTELHOTEL193' FF212 FF232 FFGROUND LEVELSECOND FLOORFOURTH FLOORMAX HEIGHTAVG. NATURAL GRADE = 192.1'222 FFTHIRD FLOOR181' FFPARKING GARAGE202 FFMEZZANINE242.1' FFMAX ALLOWABLE HEIGHT 50' +10' = 60'-0"= 252.1'ELEV. PENTHOUSE & MECH. SCREENJuly 6, 2018#1160-01-CO17A10THE HOTELAT THE CREAMERYSITE SECTIONSATTACHMENT 1Packet Page 23
DFDFCORRUGATED METAL SIDINGCOMPOSITE WOOD SCREENFIBERON IPEWOOD LOOK METAL SOFFITHUNTER DOUGLAS RED RIVER PECANPAINTED FIBER CEMENTSW 7071 GRAY SCREENPAINTED FIBER CEMENT TRIMSW 7066 GRAY MATTERSTHIN BRICK VENEERGENERAL SHALE TOWNSQUAREUPPER WINDOWSMILGARD CLEAR ANODIZEDPRECAST COLUMN BASE FACECDI GS60 SMOKEPRECAST SURROUNDCDI GRAYMETAL CANOPYBRONZE COLOR FINISHPAINTED FIBER CEMENT SIDINGSW 7757 HIGH REFLECTIVE WHITEUPPER WINDOWSMILGARD BLACK ALUMINUMANODIZED STOREFRONTBLACKMETAL CANOPYDARK STEEL FINISHPAINTED FIBER CEMENTSW 9162 AFRICAN GRAYAABCNDJFPAINTED FIBER CEMENT TRIMSW 7076 CYBERSPACEBEKHMLOPIBGCEDFHJIGLKMOPNJuly 6, 2018#1160-01-CO17A11THE HOTELAT THE CREAMERYCOLOR & MATERIALSATTACHMENT 1Packet Page 24
July 6, 2018#1160-01-CO17A12THE HOTELAT THE CREAMERYENTRY TO PASEOATTACHMENT 1Packet Page 25
July 6, 2018#1160-01-CO17A13THE HOTELAT THE CREAMERYPERSPECTIVEAT CORNER OF MONTEREY & NIPOMOATTACHMENT 1Packet Page 26
July 6, 2018#1160-01-CO17A14THE HOTELAT THE CREAMERYPERSPECTIVEFROM NIPOMO STREETATTACHMENT 1Packet Page 27
PROPOSED PARKINGSTRUCTUREMONTEREYPLACECREAMERYPROPOSEDSAN LUIS SQUARESOUTH SIDE 18July 6, 2018#1160-01-CO17A15THE HOTELAT THE CREAMERYAERIAL PHOTOATTACHMENT 1Packet Page 28
GREEN WALL DETAIL HOTEL LOBBY AWNING DETAIL "TOWER" DETAIL corrugated metal wall panelilluminated hotel entry canopyGHFRUDWLYHPHWDOVRIÀWJRRVHQHFNZDOOOLJKWÀ[WXUHVvalet parking garage entranceaccent trelliswood screening elementguest patio wallgreen wallaccent metal railingZRRGVRIÀWDQGPHWDOIDVFLDwood screening elementmetal sign bracketilluminated hotel signageJuly 6, 2018#1160-01-CO17A16THE HOTELAT THE CREAMERYDETAIL VIGNETTESATTACHMENT 1Packet Page 29
NIPOMO STREET AND PASEO BUILDING CORNER ARTICULATION DETAILPARAPET AND AWNING DETAIL PARAPET AND CORNICE DETAIL metal sign/public artprecast concrete cornicecorrugated metal awning with metal bracketswall sconceprecast concrete parapetÀEHUFHPHQWSDQHODUWLFXODWLRQwith metal accent panels PLONSDLOOLJKWÀ[WXUHVmetal awning with FRUUXJDWHGPHWDOVRIÀWbrick detailingJRRVHQHFNZDOOOLJKWÀ[WXUHprecast concrete parapet capwindow surroundsprecast concrete cornice with decorative dentilstransom windowsoldier course above windowbrick detailingdecorative metal bracket blade signprecast concrete bandZDOOVFRQFHJRRVHQHFNVLJQOLJKWÀ[WXUHVconcrete surroundsconcrete bulkheadJuly 6, 2018#1160-01-CO17A17THE HOTELAT THE CREAMERYDETAIL VIGNETTESATTACHMENT 1Packet Page 30
July 6, 2018#1160-01-CO17A18THE HOTELAT THE CREAMERYSHADING PLANat Noon on Dec 21stATTACHMENT 1Packet Page 31
TENANT SIGNTENANT SIGNTENANT SIGNSECONDARY COPYMay 8, 2018#1160-01-CO17THE HOTELAT THE CREAMERYA20SIGN PROGRAMProposed Sign Criteria7KHIROORZLQJVLJQFULWHULDKDVEHHQHVWDEOLVKHGIRUWKHSXUSRVHRIDVVXULQJDÀUVWFODVVPL[HGXVHEXLOGLQJIRUWKHEHQHÀWRIDOORFFXSDQWV&RQIRUPLW\ZLWKWKHFULWHULDVKDOOEHVWULFWO\HQIRUFHGDQGDQ\LQVWDOOHGQRQFRQIRUPLQJRUXQDSSURYHGVLJQVVKDOOEHEURXJKWLQWRFRQIRUPLW\DWWKHH[SHQVHRIWKHDSSOLFDEOHWHQDQW7KHFULWHULDEDVEHHQGHVLJQHGWRJLYHHDFKWHQDQWÁH[LELOLW\LQSHUVRQDOL]LQJLWVRZQVWRUHDQGDWWKHVDPHWLPHDOORZPD[LPXPFUHDWLYLW\LQVLJQGHVLJQGeneral Criteria1.Prior to the installation of any sign, the applicable tenant shall submit to Landlord a detailed shop drawing of its proposed sign, indicating conformance with the criteria.2.Each tenant shall pay all costs for its signs, including installation and maintenance. Each tenant or its contrac-tor shall obtain and pay for all necessary permits and approvals3.$QLPDWHGÁDVKLQJRUDXGLEOHVLJQVDUHSURKLELWHG4.([SRVHGUDFHZD\FURVVRYHUVFRQGXLWVQHRQWXEHFRQGXFWRUVWUDQVIRUPHUVHWFDUHSURKLELWHG5.Temporary signs of any type are prohibited.6.(DFKLQGLYLGXDOVKRSWHQDQWVKDOOEHDOORZHGRQH VLJQXWLOL]LQJLQGLYLGXDOPHWDOFKDQQHOOHWWHUVQRWWRH[-FHHGRIWKHOLQHDUIURQWIHHWRIOHDVHGIURQWDJHE\LQFKHVPD[LPXPKHLJKW6WRUHVZLWKPRUHWKDQRQHVWRUHIURQWPD\KDYHDQDGGLWLRQDOVLJQIRUDPD[LPXPRIVLJQV7.3URMHFWLQJVLJQVDOORZHGPD[LPXPVTXDUHIRRWDJHRIVTXDUHIHHWQRWWRH[FHHG
LQKHLJKW0D[LPXPRIper tenant.Sign Design1.(DFKWHQDQWFRS\VKDOOEHPD[LPXPKHLJKWRIOHWWHUVZLWKDOLPLWRIURZVRIFRS\DQGPD[LPXPOHWWHUheight for each from of 24".2.&HQWHU6LJQDERYH3ULPDU\6WRUHIURQWPD[LPXPRI/HDVHG6WRUHIURQW/HQJWK3.Color must be approved by Landlord4.Trim cap, and all letters shall have a trim cap approved by landlord.5.Each tenant shall display only it's established trade name or its basic product name, including logo. No brand names of products shall be displayed.6.Illumination to comply with City Code section 15.40.430Sign Construction1.All signs and their installations shall comply with all applicable building and electrical codes.2.(DFKVLJQ&RQWUDFWRUVKDOOEHUHVSRQVLEOHIRUWKHIXOÀOPHQWRIDOOUHTXLUHPHQWVDQGVSHFLÀFLDWLRQVFRPSOHWLQJthe installation in a workmanlike manner, clean up, patching, painting and painting all surfaces damaged by it.Any signs not complying with these criteria must be approved by the Landlor in writing prior to the installation.Single Line Letters Not to scale1RWWR([FHHG 3'-0" height1RWWR([FHHG 3'-0" height1RWWR([FHHGRI/HDVHG6WRUHIURQW/HQJWK1RWWR([FHHGRI/HDVHG6WRUHIURQW/HQJWK1RWWR([FHHGRI/HDVHG6WRUHIURQW/HQJWK1RWWR([FHHG 2'-0" height1RWWR([FHHG2/3" height of Primary CopyNot to ([FHHG4'-0"heightforlogoSingle Line Letters with logoNot to scaleSingle Line Letters with Secondary Copy Not to scaleHalo Illumination Not to scaleLetters to be fabricated metal, reverse pan channel, with face and returns (face to be metal or acrylic)Illumination to be rear lit with LEDs or NeonOpen Pan Channel Neon Illumination Not to scaleLetters to be fabricated metal, pan channel constructionTrim cap painted to match return,OOXPLQDWLRQWREHH[SRVHG1HRQ([WHUQDO,OOXPLQDWLRQNot to scaleLetters to be fabricated metal, Wall Paint, Acrylic, or WoodTrim cap painted to match return,OOXPLQDWLRQWREHH[SRVHG1HRQ([DPSOHVRI$OORZDEOH,OOXPLQDWLRQDQG6LJQW\SHVNot to scaleAll Raceway to be hiddenLOGOATTACHMENT 1Packet Page 32
hotel sign 2 (6'x3' = 18sfretail sign 3 (15'x3' = 45sf)hotel sign 1 (6'x3' = 18sf)restaurant sign 1 (16'x2' = 32sf)public art sign 1 (12'x6' = 72sf)retail sign 2 (10'x3' = 30sf)retail sign 1 (10'x3' = 30sf)restaurant sign 2 (16x2' = 32sf)hotel sign 3 (7'x4' = 28sf)restaurant sign 3 (16x2' = 32sf)RETAILJuly 6, 2018#1160-01-CO17A19THE HOTELAT THE CREAMERYPROPOSED SIGNSProposed Sign StatisticsTenant 1 (HOTEL)Raised Channel Signs 2 = 36 S.F.Wall Blade Signs 1 = 28 S.F.Cumulative Area of Sign: 64 S.F. < 200 S.F.Tenant 2 (RESTAURANT)Raised Channel Signs 3 = 96 S.F.Cumulative Area of Sign: 96 S.F. < 200 S.F.Tenant 3 (RETAILRaised Channel Signs 2 = 60 S.F.Wall Signs 1 = 45 S.F.Cumulative Area of Sign: 105 S.F. < 200 S.F.PUBLIC ART SIGNCumulative Area of 1 Sign: 72 S.F. < no req. min.ATTACHMENT 1Packet Page 33
(E)FF=190.40(E)FF=190.35NIPOMOSTREET(193.2 FS)MATCH (E)193.0 FS(192.9 FS)MATCH (E)190.30 FS190.30FS190.10TGFF=193.0SAN LUIS OBISPO CREEK(E) BUILDING(NOT A PART)2%MAX(191.00 FS)(E) DOOR(E) FF=191.02%MAX5%MAX(193.0 FS)MATCH (E)190.50 TG190.20TG(190.80 FS)MATCH (E)(192.00 FS)(E) PATIO192.90FS190.10 FS(190.94 FS)(E) PATIO190.00 TW(189.7 ES)2%MAX2%MAX(190.25 TG)EXIST. DIFF=193.0192.80 TC192.30 FL193.0 FS190.30 FS(190.35 FS)MATCH (E)2%MAX191.0FS193.0FS193.00 TW192.8 FS190.10 TG192.85TG190.30 FS193.0 FS192.85TG192.75 TG193.0 FS192.75FS193.0 FS192.85TG190.40 FS190.10FS2%
MAX193.00 TW193.00 FS193.0 FS193.0 FS192.80 TC192.20 FL192.9 FS192.80 TC192.25 FL2%MAX8%MAX192.72FS(190.82 FS)MATCH (E)190.80 FS191.80FS191.76FS190.76FS192.80FS192.80FS190.80 FS5%MAX(189.53 ES)MATCH (E)189.50TG(190.35 FS)MATCH (E)190.55 FS5%MAX190.40 FS2%MAX2%
MAX
190.70 FS192.90 FS2%
MAX5%MAX192.75TG2%MAX190.25 FLSTORM DRAININLET W/ SUMP(E) BUILDINGMATCH (E) BACKOF SIDEWALK (TYP)(E) 8" STORMDRAIN PIPETO CREEK(N) HOTEL BUILDINGMATCH (E) BACKOF SIDEWALK (TYP)(E) BUILDINGREMOVE & REPLACE CURB,GUTTER & SIDEWALKTREE WELL &TREATMENTBASIN (TYP)RETAININGWALL (TYP)LANDSCAPEAREA (TYP)PAVERS (TYP)PAVERS (TYP)NEW TRASH RAMP(E) CREEKFLOWLINETREE WELL &TREATMENTBASIN (TYP)TREATMENTBASIN (TYP)NEW DRIVEWAY RAMPPROTECT (E)TREES (TYP)BUILDING SETBACKDRAIN INLET W/ATRIUM GRATETREATMENTBASIN (TYP)PRELIMINARY GRADING PLANC-1( IN FEET )1 INCH = FT.5101010200July 6, 2018#1160-01-CO17THE HOTELAT THE CREAMERY0CC18040201020 40SCALE: 1'-0" = 40’-0" (12x18 sheet)SCALE: 1'-0" = 20’-0" (24X36 sheet)PRELIMINARY CIVIL GRADING & DRAINAGE PLANATTACHMENT 1Packet Page 34
(E)FF=190.5(E)FF=190.40(E)FF=190.35NIPOMOSTREETSAN LUIS OBISPO CREEK(E) BUILDING(NOT A PART)(E) FF=191.0STORM DRAINBASIN W/ SUMPNEW 4" FIRE WATERSERVICE LINECONNECT TOEXISTING 8" STORMDRAIN PIPE(N) HOTEL BUILDINGPROTECT EXISTINGWATER SERVICE(E) BUILDINGSTORM 8" DRAINPIPE (TYP)NEW 4" SEWER LATERALNEW 2" 'DOMESTIC'WATER METER &SERVICE LATERALRAINWATERTREATMENTBASIN (TYP)TREE WELL &TREATMENTBASIN (TYP)(E) BUILDING(NOT A PART)(E) BUILDING(NOT A PART)NEW 8" STORMDRAIN PIPE(E) SEWER LINE(E) WATER LINEPROTECT(E) GAS LINENEW GAS LINE(E) GAS LINEPROTECT EXISTINGCATCH BASINPROTECT EXISTINGCATCH BASIN(E) CREEKFLOWLINEEXISTING DRAIN INLETNEW 1" 'COMMERCIAL'WATER METER &SERVICE LATERALRAINWATERTREATMENTBASINFIRE RISERROOMTREE WELL &TREATMENTBASIN (TYP)BUILDING SETBACKDRAIN INLET W/ATRIUM GRATETREE WELL &TREATMENTBASIN (TYP)REMOVE EXISTING TRENCH DRAINSTORM DRAINCLEANOUTSTORM DRAINCLEANOUTNEW 8" STORMDRAIN PIPECONNECTTO EXISTINGSTORM DRAINPROTECT EXISTINGTRENCH DRAINPRELIMINARY UTILITY PLANC-2UTILITY PLAN GENERAL NOTES:1. EXISTING SEWER MAIN IN NIPOMO STREET IS A 30-INCH MAIN AND MAY BE 20 FEET DEEP. A DOUBLE BARRELED 12" SEWERSIPHON IS PRESENT UPSTREAM OF THE SITE UNDER THE CREEK.2. PRIVATELY OWNED SUB-METERS MAY BE PROVIDE FOR RESIDENTIAL PORTION OF THE PROJECT UPON APPROVAL OF THEUTILITIES DIRECTOR OR HER/HIS DEIGNEE. THE CCR'S FOR THE PROPERTY ASSCOIATION SHALL REQUIRE THAT THESUB-METERS BE READ BY THE ASSOCIATION AND EACH CONDOMINIUM BILLED ACCORDING TO WATER USE.3. FIRE SPRINKLER SYSTEMS MAY ONLY BE DESIGNED BY A REGISTERED PROFESSIONAL ENGINEER.( IN FEET )1 INCH = FT.5101010200July 6, 2018#1160-01-CO17THE HOTELAT THE CREAMERY0CC28040201020 40SCALE: 1'-0" = 40’-0" (12x18 sheet)SCALE: 1'-0" = 20’-0" (24X36 sheet)PRELIMINARY UTILITY PLANATTACHMENT 1Packet Page 35
July 6, 2018#1160-01-CO17THE HOTELAT THE CREAMERY04010 20SCALE: 1”-0" = 20’-0" (24X36 sheet)SCALE: 1'-0" = 40’-0" (12x18 sheet)L1LANDSCAPE SITE PLANATTACHMENT 1Packet Page 36
THE VESPER HOTEL AT THE CREAMERY1027 NIPOMO STREET . SAN LUIS OBISPO . CALIFORNIA17.0616bracketATTACHMENT 2Packet Page 37
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 2Packet Page 38
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 useretail/hotel/parkingproposed occupancyM mercantileR-1 hotelS-2 parkingconstruction type3 stories type VA1 story type IB1 story type IB below gradefire sprinklersyes (NFPA-13)number of stories4 stories above grade plane1 story below grade planeallowed building height50'-0"(60'-0" at elevator shaft per SLOMC 17.16.040)proposed building height without lofts49'-10"floor area ratio (FAR)allowed for building up to 50' = 3.00proposed 45,596 sf/16,980 sf = 2.69lot coverageallowed 100%proposed9,827 sf/16,980 sf = 58.2%creek bank area, existing1,083 sf (6.5%)landscape area925 sf (5.4%)impervious area14,972 sf (88.1%)building areassee code analysisreidential densityallowed densityCD zone36 du/acre x 0.390 acres = 14.04 duproposed densityhotel room47 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 rooms7,295 sfR-1 lobby/circulation1,587 sfR-1 covered decks467 sftotal 9,349 sfthird storyR-1 hotel rooms7,294 sfR-1 lobby/circulation1,585 sfR-1 covered decks305 sftotal 9,184 sffourth storyR-1 hotel rooms6,680 sfR-1 lobby/circulation1,085 sfR-1 covered decks209 sfR-1 courtyard + patio851 sftotal 8,825 sfBUILDING AREA BY OCCUPANCYR-1 occupancy29,060 sfM occupancy6,624 sfS-2 occupancy9,912 sftotal building area45,596 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 2Packet Page 39
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 2Packet Page 40
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 2Packet Page 41
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 2Packet Page 42
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 2Packet Page 43
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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 2Packet Page 45
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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 2Packet Page 47
1/16” = 1’-0”2ND FLOOR PLANELEVSTAIRSTAIRHOTEL ROOMPATIOHOTEL ROOMCORRIDORBALCONY11bracketThe Vesper Hotel at the Creamery1027 Nipomo Street, San Luis Obispo CA17.0616Cultural Heritage Committee ApplicationATTACHMENT 2Packet Page 48
1/16” = 1’-0”3RD FLOOR PLANELEVSTAIRSTAIRHOTEL ROOMHOTEL ROOMCORRIDORBALCONY12bracketThe Vesper Hotel at the Creamery1027 Nipomo Street, San Luis Obispo CA17.0616Cultural Heritage Committee ApplicationATTACHMENT 2Packet Page 49
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 2Packet Page 50
1/16” = 1’-0”ROOF PLANOPENCOURTYARD BELOW14bracketThe Vesper Hotel at the Creamery1027 Nipomo Street, San Luis Obispo CA17.0616Cultural Heritage Committee ApplicationATTACHMENT 2Packet Page 51
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NIPOMO STREET FRONTAGE18bracketThe Vesper Hotel at the Creamery1027 Nipomo Street, San Luis Obispo CA17.0616Cultural Heritage Committee ApplicationATTACHMENT 2Packet Page 55
PASEO ENTRANCE AT NIPOMO STREET19bracketThe Vesper Hotel at the Creamery1027 Nipomo Street, San Luis Obispo CA17.0616Cultural Heritage Committee ApplicationATTACHMENT 2Packet Page 56
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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 2Packet Page 63
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TOPOGRAPHIC SURVEY WITH MAPPED FIRM AE FLOODZONESV-1REDUCED TO 1” = 40’ SCALEATTACHMENT 2Packet Page 67
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Minutes
ARCHITECTURAL REVIEW COMMISSION
Monday, September 18, 2017
Regular Meeting of the Architectural Review Commission
CALL TO ORDER
A Regular Meeting of the Architectural Review Commission was called to order on Monday,
September 18, 2017 at 5:00 p.m. in the Council Hearing Room, located at 990 Palm Street, San
Luis Obispo, California, by Chair Wynn.
ROLL CALL
Present: Commissioners Richard Beller, Brian Rolph, Amy Nemcik, Allen Root, Vice-Chair
Angela Soll, and Chair Greg Wynn
Absent: Commissioner Allen Root
Staff: Principal Planner Tyler Corey, Associate Planner Rachel Cohen, and Recording
Secretary Jennifer Hooper.
PUBLIC COMMENT ON ITEMS NOT ON THE AGENDA
David Brodie.
End of Public Comment--
PUBLIC HEARINGS
1. 1027 Nipomo Street; ARCH-3216-2016: Provide design review direction for a new four-
story project 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; C-D-H
zone; Creekside Lofts, L.P., applicant.
Associate Planner Rachel Cohen presented an in-depth staff report with use of a PowerPoint
presentation and responded to Commissioner inquiries.
Applicant Representative, Architect Bryan Ridley, presented a PowerPoint presentation and
responded to Commissioner inquiries.
Applicant, Damien Mavis, provided additional comments and responded to Commissioner
inquiries.
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Minutes – Architectural Review Commission Meeting of September 18, 2017 Page 2
Public Comments:
Dave Hannings, Mark Johnson, David Brodie, Micah Smith
End of Public Comment--
Direction Provided:
1. Plate height of 14.75 feet for first story, and 10.5 feet at additional stories, is appropriate.
2. Additional setbacks should be provided on the third and fourth stories on all sides. The
fourth story along Nipomo Street should be significantly set back from the third story.
3. Setbacks should be varied between the different stories.
4. Consider eliminating balconies on the north elevation.
5. Define an architectural style/genre for the project.
6. Existing color palette is too dark, use darker colors sparingly.
7. Ensure the project is at the appropriate scale with surrounding one and two-story
buildings.
8. Increase building variety at the pedestrian level along the south-paseo elevation.
9. Consider reducing building at narrowest point on the creek side to increase width of creek
walk at the narrowest point.
10. Provide pedestrian perspective drawings for view of building from across the street and
illustrate how the project looks within the block, especially from Higuera Street.
11. Increase setbacks along the creekside elevation of the projects. Consider setting back the
second and third floor and setting the fourth floor even further back.
COMMENT AND DISCUSSION
Principal Planner Tyler Corey provided a brief agenda forecast.
ADJOURNMENT
The meeting was adjourned at 6:55 p.m. The next Regular meeting of the Architectural Review
Commission is scheduled for Monday, October 2, 2017 at 5:00 p.m., in the Council Hearing
Room, 990 Palm Street, San Luis Obispo, California.
APPROVED BY THE ARCHITECTURAL REVIEW COMMISSION: 11/13/2017
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