HomeMy WebLinkAboutItem 2 - ARCH-0150-2019 (564 Higuera)ARCH-0150-2019 (546 Higuera)
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ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT
FROM: Shawna Scott, Senior Planner BY: Walter Oetzell, Assistant Planner
PROJECT ADDRESS: 564 Higuera FILE NUMBER: ARCH-0150-2019
APPLICANT: Creekside Lofts, LP; represented by RRM Design Group
For more information contact Walter Oetzell, Assistant Planner: 781-7593 (woetzell@slocity.org)
1.0 PROJECT DESCRIPTION & SETTING
Creekside Lofts, LP proposes to construct a new,
four story mixed-use building, “The Lofts at the
Creamery,” with 68 square feet of ground-level
retail commercial space and 36 dwelling units
above a ground-level parking area.
General Location: The subject property is a
vacant “flag-shaped” parcel, half an acre in area,
on the north side of Higuera Street, 350 feet west
of Nipomo Street.
Present Use: Vacant
Zoning: Downtown Commercial (C-D)
General Plan: Retail Commercial
Surrounding Uses and Zoning:
East: (C-D) Commercial (Creamery, Creamery Marketplace)
West: (C-D) Multi-Unit Residential (Downtown Terrace); Commerical (Hometwon Plaza)
North: (R-3) San Luis Obispo Creek; Medium Density Residential (Dana St.)
South: (C-D) Commercial (Captain Nemo; Cheap Thrills)
2.0 PROPOSED DESIGN
Site Layout: The bulk of the site lies at least 150 feet back from Higuera, beyond an access way
running in front of Hometown Plaza (see Figure 1). A “Parking and Trash Easement” sets aside
the eastern portion of the access way Hometown Plaza parking. Parking for the project is situated
under the proposed building (see Site Plan in Attachment 1). The ground floor lobby entrance is
at the southeast corner of the building, at the project’s connection to the Creamery Marketplace,
next to a very small commercial space (labeled “Flower Shop). An irrigated landscape area with
shade trees, shrubs, and ground cover is provided behind the new building, within the creek setback
area adjacent to the creek (see Landscape Site Plan in Project Plans, Attachment 1).
Meeting Date: September 9, 2019
Figure 1: Subject Property
ARCH-0150-2019 (546 Higuera)
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Architecture and Design Details: The proposed building is generally rectangular in form, topped
by a gently-sloping monitor roof. Two tower elements are prominent along the front view of the
building: a corrugated metal stair tower near the middle of the building façade extends above the
roofline, suggesting a granary barn or silo; and a brick stair tower topped by a water tank at the
east end of the building provides a transition to the Creamery Marketplace (see Figure 2). At the
back, the building is stepped along the course of the creek (see Figure 3).
Colors and Materials: Smooth stucco of
a “Gray screen” color is used as the
primary surface material, relieved by
metal and composite wood balcony
railings on the front and rear facades.
Darker corrugated metal is used to
articulate secondary building forms,
including two building projects on the
rear façade and the silo tower feature on
the front. Metal roofing covers the
building. Rectangular aluminum-frame
windows are placed in a regular pattern
to provide air and light to the dwellings,
and a divided-light pattern is used on
each building end and along the top
monitor roof level.
3.0 FOCUS OF REVIEW
As provided in § 1.2 of the Community Design Guidelines (CDG), the responsibilities of the
Commission include reviewing proposed development for complance with the Community Design
Figure 3: Rear Building Elevation (creek side)
Figure 2: Front Building Elevation (from Higuera)
ARCH-0150-2019 (546 Higuera)
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Guidelines, applicable City regulations, and the General Plan. The project’s site layout and
building architecture are compared to the Development Standards and Parking and Loading
Standards set out in the City’s Zoning Regulations (Chapters 17.70 & 17.72) and to the City’s
Community Development Guidelines. The most relevant standards and guidelines are summarized
in the tables below.
4.0 PROJECT STATISTICS
Site Details Allowed/
Required
Proposed Consistency
Creek Setback 20 ft.
+10 ft
20 ft
+10 ft.
At least 20 feet a ground level
Additional 10-foot setback at upper floors
Density (Density Units) 14.03 18 Applicant has requested a density bonus in
return for agreement to provide affordable
housing (see Zoning § 17.140.040)
Floor Area Ratio (FAR) 3.0 1.4
Height 50 ft. 50 ft. Plus two 10-foot projections (allowed per
Zoning § 17.70.080 (C))
Lot Coverage 100% 34%
Mixed-Use Development No ground floor residential units; Limited
commercial area on site precludes impacts
and incompatibility between residential
and commercial uses
Public Art
In-Lieu Contribution (Zoning §17.70.140)
Setbacks 0 0 ft. and
3-5 ft.
Zero feet along small extent (at commercial
space); Narrowest setback is three feet at
the building sides and front; at least 50 ft.
at rear
Parking and Loading
Vehicles 27 27 9 spaces required by an existing parking
agreement (serving Creamery); 4 spaces
satisfied through in-lieu fees.
Motorcycles 1 2
Bicycle (Short-Term) 7 8
Environmental Status Categorically exempt from preparation of CEQA environmental
documents per CEQA Guidelines §15332 (In-Fill Development Projects)
ARCH-0150-2019 (546 Higuera)
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5.0 COMMUNITY DESIGN GUIDELINES
Guideline Note
§4.2(A) Street Orientation
Locate buildings at back of
the sidewalk
Unusual "flag lot" configuration; building set back 150’ from sidewalk
(but connected with Creamery)
§4.2(B) Height, scale
Multi-story buildings
desirable; maintain street
façade at sidewalk edge; fit
context and vertical scale
of existing development
Four-story building providing 36 dwellings; 150’ from street façade;
height (50’) as permitted in Downtown-Commercial Zone; adjacent
buildings 30’-35’ in height
Visual transitions Brick tower at transition to Creamery
Sensitivity to mass and
scale of adjacent historic
buildings
Mass and scale comparable to adjacent Creamery
§4.2(C) Façade Design
Complement existing
structures No adjacent façades
Flat rooflines, flat façades Flat roofline (gently sloping form), compatible with roof forms in
vicinity
Varied and interesting wall
surfaces Variety and interest provided by balcony pattern, wood balcony rails
§4.2(D) Materials, details
Integral color; texture
complementing exterior
design and significant
adjacent buildings
Smooth plaster with integral color used; complemented by brick
material at transition to Creamery
Corrugated metal
discouraged
Corrugated metal used as accent surface; echoes use of material in
Creamery and elsewhere in vicinity
6.0 ACTION ALTERNATIVES
6.1 Continue the project with direction to the applicant and staff on pertinent issues
6.2 Recommend that the Planning Commission deny the project based on findings of
inconsistency with the General Plan, Zoning Regulations, or Design Guidelines
7.0 ATTACHMENTS
7.1 Project Plans (Site Plan, Floor Plan, Elevation Drawings)
Available at hearing: Materials and Colors board
PROJECT DESCRIPTIONTHE PROJECT CONSISTS OF A 36 UNIT MULTI-FAMILY BUILDING AND A SMALL BOUTIQUE COMMERCIAL SHOP ON THE GROUND FLOOR. THE RESIDENTIAL UNITS RANGE FROM 450 SF - 598 SF.1 PER 20 AUTO PARKING REQUIRED: 27/20 = 2 SPACESTOTAL MOTORCYCLE PARKING PROVIDED: 2 SPACESALLOWED DENSITY:CD ZONE 36 D.U./ACRE X 0.390 ACRES = 14.04 D.U.* DENSITY BONUS 22% (14.04 X .22) + 14.04 = 17.13 ROUNDS UP TO18.00 D.U.PROPOSED DENSITYSTUDIO (<600SF) 24 UNITS X 0.50 D.U. = 12 D.U.1-BEDROOM LOFTS(<600SF) 12 UNITS X 0.50 D.U. = 6 D.U.TOTAL PROPOSED: 36 UNITS 18.00 D.U.AFFORDABLE HOUSING PROPOSAL VERY LOW = 6%*ALLOWED DENSITY = 14.04*0.06 = 0.84 OR 1 UNITS = 22.5% ALLOWED DENSITY BONUSLOW = 12%*ALLOWED DENSITY = 14.04*0.12 = 1.68 OR 2 UNITS = 23% ALLOWED DENSITY BONUSTHE PROJECT WITH ITS SMALL UNIT SIZES IS AFFORDABLE BY DESIGN AND WOULD MEET ITS CITY INCLUSIONARY REQUIREMENT OF ONE AFFORDABLE UNIT ON SITE. THE APPLICANT PLANS TO PROVIDE EITHER ONE UNIT AFFORDABLE TO A VERY LOW INCOME HOUSEHOLD, OR TWO UNITS AFFORDABLE TO LOW INCOME HOUSEHOLDS. EITHER PROPOSAL ENABLES THE PROJECT TO QUALIFY FOR A 22% DENSITY BONUSTHE LOFTS AT THE CREAMERYPROJECT STATISTICSPARKINGPROJECT DIRECTORYSHEET INDEXOWNER: CREEKSIDE LOFTS, L.P.P.O. BOX 12910SAN LUIS OBISPO, CA 93401CONTACT: DAMIEN MAVISPHONE: (805) 781-3133EMAIL: DMAVIS@COVELOP.NETARCHITECT: RRM DESIGN GROUP3765 S.HIGUERA STREET, SUITE 102SAN LUIS OBISPO, CA 93401CONTACT: SCOTT MARTINPHONE: (805) 543-1794EMAIL: SAMARTIN@RRMDESIGN GROUPCIVIL ENGINEER: ABOVE GRADE ENGINEERING1304 BROAD STREETSAN LUIS OBISPO, CA 93401CONTACT: SCOTT STOKESPHONE: (805) 545-5115EMAIL: SCOTT@ABOVEGRADEENGINEERING.COMLANDSCAPE: JIM BURROWS LANDSCAPE ARCHITECTURE979 OSOS STREET SUITE B6SAN LUIS OBISPO, CA 93401CONTACT: JIM BURROWSPHONE: 805-439-3209EMAIL: JIM@JBLA-SLO.COMSURVEYOR: MBS LAND SURVEYS, INC.3563 SUELDO STREET, UNIT QSAN LUIS OBISPO, CA 93401CONTACT: MICHAEL B. STANTONPHONE: (805) 594-1960EMAIL: MIKE@MBSLANDSURVEYS.COMPROJECT ADDRESS: 560 HIGUERA ST.SAN LUIS OBISPO, CA 93401APN NUMBERS: 002-402-048ZONING: C-D (DOWNTOWNCOMMERCIAL)EXISTING USE: PARKING LOT/NURSERYPROPOSED USE: COMMERCIAL/RESIDENTIALPROPOSED LAND USE: MIXED-USE (PER 17.10.020)PROPOSED OCCUPANCY: M, R-2, S-2NET SITE AREA: 0.390 ACRES (16,980 SF)EXISTING GROSS SITE AREA 0.506 ACRES (22,058 SF)GROSS CREEK SITE AREA 0.116 ACRES (-5,078 SF)MAX. LOT COVERAGE: 100% (16,980 SF)PROPOSED COVERAGE.: 43.7% (7,412 SF)MAX. F.A.R: 3.0(FOR BLDGS UP TO 50'-0" TALL) PROPOSED F.A.R: 1.46(24,797 SF/16,980 SF) LANDSCAPE AREA: 996 SF (5.9%)IMPERVIOUS SURFACE: 7,238 SF (42.6%)MAX HEIGHT ALLOWED: 50 FT. MAX. PROPOSED HEIGHT: 50 FT.CONSTRUCTION TYPE: TYPE IA (GARAGE)TYPE VA(2ND, 3RD, 4TH AND 5TH LEVELS)BUILDING STATISTICS: GROUND FLOOR: 633 SF (68 SF.RETAIL FLOWER SHOP (COMMERCIAL)& 565 SF CIRCULATION)SECOND FLOOR: 6,976 SF (RESIDENTIAL & RES. CIRCULATION) THIRD FLOOR: 6,976 SF (RESIDENTIAL & RES. CIRCULATION)FOURTH FLOOR: 6,976 SF (RESIDENTIAL & RES. CIRCULATION)LOFTS: 3,236 SF (RESIDENTIAL)TOTAL FLOOR AREA: 24,797 SF AUTO PARKING:STUDIO(24 X 0.75 SPACES/UNIT) 18 SPACES 1-BEDROOM (12 X 0.75 SPACES/UNIT) 9 SPACESGUEST (1 SPACE PER 5 UNITS = 36/5) 7.2 SPACESTOTAL RESIDENTIAL PARKING REQUIRED 34.2 SPACESCOMMERCIAL RETAIL (68 SF X 1SP/500SF) .14 SPACES50% PARKING REDUCTION IN DOWNTOWN CORE 34.34*0.5 SPACESTOTAL PARKING REQUIRED FOR PROJECT 17.17 SPACESPER RECORDED DOCUMENT 20170009725OFF-SITE PARKING AGREEMENT 9 ADDITIONAL SPACESTOTAL PARKING REQUIRED FOR SITE: 27 SPACESPARKING PROVIDED:STANDARD SPACES 18 SPACESTANDEM SPACES 4 SPACESACCESSIBLE 1 SPACE TOTAL PARKING PROVIDED 23 SPACES(NO COMMERCIAL PARKING PROVIDED)NOTE: IN LIEU FEES PAID TO THE CITY FOR REMAINING (4) SPACESBICYCLE PARKINGBICYCLE PARKING REQUIRED:2 LONG TERM SPACES PER RESIDENTIAL UNIT: 36*2= 72 SPACES1 SHORT TERM SPACE PER FIVE RESIDENTIAL UNITS 36/5 = 7.2 SPACESTOTAL BICYCLE PARKING REQUIRED: 80 SPACESBICYCLE PARKING PROVIDED:LONG TERM SPACES: 72 SPACESSHORT TERM SPACES: 8 SPACESTOTAL BICYCLE PARKING PROVIDED: 80 SPACESMOTORCYCLE PARKINGPARKING REQUIRED:PERSPECTIVE VIEW - South-East Corner of Building off Higuera StreetHIGUERATHE CREAMERYDENSITYVICINITY MAPT1 TITLE SHEETA1 CONTEXT PHOTOSA2 PROJECTS IN THE WORKSA3 SITE AIR PHOTOA4 EXISTING SITE SURVEYA5 SITE PLAN (ROTATED FOR CLARITY)A6 GROUND FLOOR PLANA7 SECOND FLOOR PLANA8 THIRD FLOOR PLANA9 FOURTH FLOOR PLANA10 SECTIONSA11 ELEVATIONSA12 ELEVATIONSA13 PERSPECTIVESA14 DETAIL VIGNETTESA15 COLOR & MATERIALSA16 AERIAL PHOTOA17 SHADING PLANA18 SHADING PLANC1 TENTATIVE TRACT MAPC2 PRELIMINARY UTILITY PLANC3 PRELIMINARY CIVIL GRADING & DRAINAGE PLANL1 LANDSCAPE SITE PLANSITEJuly 15, 2019#1234-01-CO17T1THE LOFTS AT THE CREAMERYTITLE SHEETATTACHMENT 1
THE CREAMERY CONTEXT PHOTOSJuly 15, 2019#1234-01-CO17A1THE LOFTS AT THE CREAMERYCONTEXT PHOTOSATTACHMENT 1
NEW SLO THEATERDOWNTOWN TERRACEHOTEL AT THE CREAMERYPROPOSED PARKING STRUCTUREJuly 15, 2019#1234-01-CO17A2THE LOFTS AT THE CREAMERYPROJECTS IN THE WORKSATTACHMENT 1
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PROPOSED MASSINGPROPOSED MASSINGJuly 15, 2019#1234-01-CO17THE LOFTS AT THE CREAMERYA1316328164800PERSPECTIVESATTACHMENT 1
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July 15, 2019#1234-01-CO17THE LOFTS AT THE CREAMERYA1516328164800THIN BRICK VENEERGENERAL SHALE FORT PORTSMOUTHDFCORRUGATED METAL SIDINGCOMPOSITE WOOD RAILSFIBERON IPEPAINTED STUCCOSW 7071 GRAY SCREENPRECAST SURROUNDCDI GRAYWINDOWSBLACK ALUMINUMANODIZED STOREFRONTBLACKMETAL ROOFINGABAABCDJEEHJFPAINTED FIBER CEMENT TRIMSW 7076 CYBERSPACEHAFDDCEGDFHJCOLOR & MATERIALSEXTERIOR GOOSENECK LIGHT FIXTUREATTACHMENT 1
July 15, 2019#1234-01-CO17THE LOFTS AT THE CREAMERYA1616328164800PROPOSED PARKINGSTRUCTUREMONTEREY PLACECREAMERYPROPOSEDDOWNTOWN TERRACESAN LUIS SQUARETHE CREAMERY HOTELAERIAL PHOTOATTACHMENT 1
JUNE 219:00 AMJUNE 2112:00 PMJUNE 213:00 PMJuly 15, 2019#1234-01-CO17THE LOFTS AT THE CREAMERYA1716328164800SHADING PLANSUMMER SOLSTICEATTACHMENT 1
DECEMBER 219:00 AMDECEMBER 2112:00 PMDECEMBER 213:00 PMJuly 15, 2019#1234-01-CO17THE LOFTS AT THE CREAMERYA1816328164800SHADING PLANWINTER SOLSTICEATTACHMENT 1
July 15, 2019#1234-01-CO17THE LOFTS AT THE CREAMERYC10040201020105SCALE: 1'-0" = 20’-0" (12x18 sheet)SCALE: 1'-0" = 10’-0" (24X36 sheet)TENTATIVE TRACT MAPATTACHMENT 1
July 15, 2019#1234-01-CO17THE LOFTS AT THE CREAMERYC200PRELIMINARY UTILITY PLAN15 306030157.5SCALE: 1'-0" = 30’-0" (12x18 sheet)SCALE: 1'-0" = 15’-0" (24X36 sheet)ATTACHMENT 1
July 15, 2019#1234-01-CO17THE LOFTS AT THE CREAMERYC30015 306030157.5SCALE: 1'-0" = 30’-0" (12x18 sheet)SCALE: 1'-0" = 15’-0" (24X36 sheet)PRELIMINARY CIVIL GRADING & DRAINAGE PLANATTACHMENT 1
July 15, 2019#1234-01-CO17THE LOFTS AT THE CREAMERYL10010 204020105SCALE: 1'-0" = 20’-0" (12x18 sheet)SCALE: 1'-0" = 10’-0" (24X36 sheet)LANDSCAPE SITE PLANDateScaleSheet07/28/2016SOUTH TOWN EIGHTEEN560 HIGUERA, SAN LUIS OBISPO, CA(FORMALLY HOMETOWN LOFTS)WATER CONSERVATION NOTESLARGE CANOPY SHADE TREESarbutus 'marina' / 'MARINA' ARBUTUS Lcassia leptophylla / GOLDEN MEDALLION TREE Llagerstroemia indica 'nachez / CRAPE MYRTLE (WHITE) Lmagnolia grandiflora 'majestic beauty' / SOUTHERN MAGNOLIA Mmaytenus boarla / MAYTEN TREE Mmelaleuca quinquinervia / CAJEPUT TREELSMALL ACCENT TREESacer palmatum 'bloodgood' / 'BLOODGOOD' JAPANESE MAPLE Meriobotrya deflexa / BRONZE LOQUAT Lmagnolia soulangeana / SAUCER MAGNOLIA (MULTI) MSHRUBS & PERENNIALScallistemon 'little john' / DWARF BOTTLEBRUSH Lchondropetalum tectorum / CAPE RUSH Lcordyline australis 'red sensation' / NEW ZEALAND CABBAGE TREE Lcuphea hyssopifolia / FALSE HEATHER Mescallonia 'newport dwarf' / NEWPORT DWARF ESCALLONIA Mliriope muscari / BIG BLUE LILY TURF Mliriope muscari 'evergreen giant' / 'EVERGREEN GIANT' LILY TURF Mliriope 'silvery sunproof' / VARIEGATED LILY TURFMnandina domestica 'fire power' / HEAVENLY BAMBOOMrumohra adiantiformis / LEATHERLEAF FERNMstrelitzia reginae / BIRD OF PARADISEMGROUNDCOVERcoprosma 'tequila sunrise' / MIRROR PLANT Ldianella revoluta 'little rev / BLUE FLAX LILY Lerigeron karvinskianus / FLEABANE Lfestuca malrei / ATLAS FESCUE Lheuchera 'electric lime' / FANCY-LEAF CORAL BELLSMheuchera 'southern comfort' / SOUTHERN COMFORT CORAL BELLSMhosta sp. / VARIEGATED PLAINTAIN LILYMlysimachia nummularia 'aurea' / CREEPING JENNY SHADE--thymus serpyllum / MOTHER-OF-THYMEMverbena tapien 'blue violet' / (NO COMMON NAME)--MULCHMULCH ALL GROUND COVER AND PLANTER AREAS WI TH 3" MINIMUM LAYER 'WALK-ON' BARK OR DECORATIVE BEACH PEBBLE.WATER-USE EVALUATION OF PLANT MATERIALSWATER USE OF PROPOSED PLANTS HAVE BEEN EVALUATED USING THE "WATER USECLASSIFICATION OF LANDSCAPETHE FOLLOWING WATER CONSERVATION TECHNIQUES SHALL BE EMPLOYED IN THIS PROJECT:xWATER CONSERVING PLANTS, DEFINED AS "LOW" IN THE "WATER USE CLASSIFICATION OFLANDSCAPE SPECIES" (WUCOLS III, UNIVERSITY OF CALIFORNIA COOPERATIVE EXTENSION),SHALL BE UTILIZED IN 75% OF THE TOTAL PLANT AREA.xIRRIGATION SYSTEM SHALL BE SEPARATED INTO DISTINCT HYDROZONES BASED ON PLANTMATERIAL TYPES, EXPOSURE AND ORIENTATION.xSOIL AMENDMENTS AND MULCH SHALL BE UTILIZED TO IMPROVE WATER HOLDINGCAPACITY OF SOIL.xAUTOMATIC IRRIGATION SYSTEM SHALL UTILIZE "SMART CONTROLLER" TECHNOLOGY WITHWATER BUDGETING FEATURE TO ADJUST WATER APPLICATION BASED ON SOIL MOISTUREAND/OR LOCAL WEATHER DATA.xLAWN IS LIMITED TO ACTIVE-USE AREAS.STATEMENT OF WATER CONSERVING IRRIGATION DESIGNTHE FOLLOWING PRINCIPLES OF IRRIGATION DESIGN UTILIZED ON THIS PROJECT ARE DIRECTEDSPECIFICALLY AS CONSERVING WATER AND IMPROVING THEEFFICIENCY OF THE IRRIGATION SYSTEM:xALL IRRIGATION SHALL BE DRIP OR DRIPLINE EMITTERS. NO OVERHEAD SPRAY HEADS WILLBE USED.xIRRIGATION HYDROZONES SHALL BE ADJUSTED ACCORDING TO WATER NEEDS ANDWEATHER.xUTILIZATION OF IRRIGATION SYSTEM MASTER VALVE.xUTILIZATION OF IRRIGATION SYSTEM "SMART" CONTROLLER WITH WATER BUDGETINGFEATURE.xUTILIZATION OF IRRIGATION SYSTEM FLOW SENSOR.xUTILIZATION OF RAIN SHUT-OFF DEVICE CONNECTED TO IRRIGATION CONTROLLER.TO HELP MAINTAIN THE IRRIGATION EFFICIENCY AS INTENDED IN THE DESIGN, IRRIGATIONSYSTEM SHALL BE TESTED AND MAINTAINED ON A REGULARBASIS BY THE MAINTENANCE STAFF.PLANT LISTLANDSCAPE WATER USE SUMMARYGROUND COVERDG PATHWAYSHRUBSSMALL ACCENT TREESLARGE CANOPY TREEOUTDOOR SEATING AREADG PATHWAY570 HIGUERASTAIRSTRASHLOBBYPARKING AREAREFER TO CIVIL PLANSFOR DRAINAGE INFO.SAN LUIS CREEKTHE CREAMERYFARMERS BLD'GTHECREAMERY ʹATTACHMENT 1
THE LOFTS AT THE CREAMERY
ARCHITECTURAL REVIEW SEPT 9TH 2019
THE LOFTS AT THE CREAMERY
PRESENTATION OUTLINE
1. CURRENT CITY GOALS : RESULTING NEW
PROGRAM
2. CURRENT CONTEXTUAL ARCHITECTURE :
RESULTING MATERIALS AND TREATMENTS
3. SENSITIVITY TO PREVIOUS CONCERNS:
UPDATED MASSING AND ARTICULATION
3
A6
DN
ELEV.
1
A6
2
A6
121' - 0"
29' - 9"15' - 0"29' - 8"14' - 10"31' - 9"12' - 0"4' - 0"67' - 5"6' - 0"89' - 5"PROPERTY LINE
LIMIT OF BUILDING AREA
12 LONG TERM BIKESTYP1' - 0"12 LONG TERM BIKES3765 S. Higuera St., Ste. 102 ●San Luis Obispo, CA 93401
p: (805) 543-1794 ●f: (805) 543-4609www.rrmdesign.com
a California corporation ●Lenny Grant, Architect C26973 ●Jerry Michael, PE 36895, LS 6276 ●Jeff Ferber, LA
2844
N:\1200\1234-01-RS18-560-Higuera-St-Southside-18 Apts\Architecture\Model\Building model.rvt7/17/2019 1:24:00 PM
A2SECOND FLOOR PLAN
GROSS FLOOR AREA
Comments Area
GROUND FLOOR 569 SF
SECOND FLOOR 6973 SF
THIRD FLOOR 6976 SF
FOURTH FLOOR 6976 SF
LOFT FLOOR 3236 SF
2A10 1A10
BALCONY
1' - 6"1' - 7"3' - 8"6' - 0"1' - 6"1' - 7"3' - 0"6' - 0"BALCONY
3765 S. Higuera St., Ste. 102 ●San Luis Obispo, CA 93401
p: (805) 543-1794 ●f: (805) 543-4609www.rrmdesign.com
a California corporation ●Lenny Grant, Architect C26973 ●Jerry Michael, PE 36895, LS 6276 ●Jeff Ferber, LA
2844
N:\1200\1234-01-RS18-Southtown-Apartments\Architecture\Model\Building model.rvt5/7/2019 12:58:43 PM
A8ENLARGED PLANS
SECOND FLOOR PLAN
1/8" = 1'-0" (24 X 36 SHEET)1
UNIT A
450 SF - FLAT
UNIT A
450 SF - FLAT
UNIT A
450 SF - FLAT
UNIT A
450 SF - FLAT
UNIT A
450 SF - FLAT
UNIT A
450 SF - FLAT
UNIT A
450 SF - FLAT
UNIT A
450 SF - FLAT
UNIT B
450 SF - FLAT
UNIT C
450 SF - FLAT
UNIT E
450 SF - FLAT
UNIT E
450 SF - FLAT
TYPICAL UNIT FLOOR PLAN
1/4" = 1'-0" (24 X 36 SHEET)2
TYPICAL UNIT A
450 SF - FLAT
ADAPTABLE
RESTROOM
ALL UNITS PLANS ARE
ADAPTABLE
FLOOR PLANS
DENSITY BONUS LAW
1. MAXIMIZED DENSITY : MEETS STATE DENSITY BO-
NUS LAW
2. MINIMUM UNIT SIZE : CANNOT ACHIEVE AS
MANY UNITS IN A SMALLER MASS
3. WITHIN CITY ALLOWED ENVELOPE: CURRENTLY
ASKING FOR NO CONCESSIONS OR VARIANCES
4. UNIT SIZE : NO DIFFERENCE BETWEEN AFFORD-
ABLE AND STANDARD UNITS = WORKFORCE.
5. LOW COST : BASED ON UNIT SIZE.
PROPOSED PARKING
STRUCTURE
MONTEREY
PLACE
THE CREAMERY
HOTEL
CREAMERY
SAN LUIS OBISPO
SQUARE
PROJECT SITEDOWNTOWN
TERRACE
ADJACENT
OFFICE
ADJACENT
MULTI-FAMILY
RESIDENTIAL
THE CREAMERY CONTEXT
PHOTOS
NEW SLO THEATER
DOWNTOWN TERRACE
HOTEL AT THE CREAMERY
PROPOSED PARKING STRUCTURE
DECORATIVE METAL VENTS
CORRUGATED METAL ROOFING
ACCENT WHITE PAINTED STRIPES
ARCHITECTURAL CURROGATED METAL SIDING
STUCCO WALL SURFACE
METAL WIRE GRID "JULIET BALCONY" WITH METAL RAILING
FULLY COVERED RESIDENTIAL DECK
SLIDING DOOR SYSTEMS
WOOD TONE DECK RAILING
RESIDENTIAL DECK
DECORATIVE WATER TOWER
SIMPLE BRICK CORNICE
GOOSENECK BUILDINGLIGHTING
HAND PAINTED BUILDING SIGNAGE
SOLDIER COURSE BRICK BANDING
ARCHITECTURAL MONITOR ELEMENT
GABLE END VENT
METAL TRIM AROUND OPENINGS
DECK PRVACY WALL
ARCHITECTURAL METAL PANELS
WOOD TONE DECK RAILING
UPDATED MATERIALS AND CONTEXT
THIN BRICK VENEER
GENERAL SHALE FORT PORTSMOUTH
D
F
CORRUGATED METAL SIDING
COMPOSITE WOOD RAILS
FIBERON IPE PAINTED STUCCO
SW 7071 GRAY SCREEN
PRECAST SURROUND
CDI GRAY
WINDOWS
BLACK ALUMINUM
ANODIZED STOREFRONT
BLACK
METAL ROOFING
A
B
A
A
B
C
D
J
E
E
H
J
F
PAINTED FIBER CEMENT TRIM
SW 7076 CYBERSPACE
H
A
F
D
D
C E G
D F H
J
EXTERIOR GOOSENECK
LIGHT FIXTURE
UPDATED MATERIALS AND CONTEXT
STUDIO FLAT
STUDIO FLAT
PARKING
UNIT W/LOFT UNIT W/LOFT
STUDIO FLATH
H
H
BED BED
STUDIO FLAT
PROPOSED MASSING SECTION 2
Added MassPL PL
ENTITLED BUILDING OUTLINE
Reduced Mass and Apparent
Height
FIRST FLOOR0' -0"
02-SECOND
FLOOR10' -0"
THIRD FLOOR20' -0"
FOURTH FLOOR30' -0"
LOFT39' -0"
PROPOSED
HEIGHT50' -0"
FIRST FLOOR0' -0"
02-SECOND
FLOOR10' -0"
THIRD FLOOR20' -0"
FOURTH FLOOR30' -0"
LOFT39' -0"
PROPOSED
HEIGHT50' -0"
FIRST FLOOR0' -0"
02-SECONDFLOOR10' -0"
THIRD FLOOR20' -0"FOURTH FLOOR30' -0"LOFT39' -0"T.O. PLATE47' -0"PROPOSEDHEIGHT50' -0"
3765 S. Higuera St., Ste. 102 ●San Luis Obispo, CA 93401
p: (805) 543-1794 ●f: (805) 543-4609www.rrmdesign.com
a California corporation ●Lenny Grant, Architect C26973 ●Jerry Michael, PE 36895, LS 6276 ●Jeff Ferber, LA
2844
N:\1200\1234-01-RS18-Southtown-Apartments\Architecture\Model\Building model.rvt1/11/2019 10:16:56 AM
A6BUILDING SECTIONSUPDATED MASSING AND ARTICULATION
Apparent
Height
Reduction
APPARENT HEIGHT REDUCTION DIAGRAM
ENTITLED BUILDING OUTLINE
Added Mass
Reduced Mass and Apparent Height
),567)/225
/2:(5522)
6(&21')/225
7+,5')/225
7+)/225
)/$7
678',2
7+
7+
3$5.,1*
*$5$*(
'(&.
3523(57</,1(
3523(57</,1(
7232)%$1.
%8,/',1*6(7%$&.
$'-$&(17
&200(5&,$/
352326('+(,*+7
6&5((1('
0(&+$1,&$/81,76
&5((.
),567)/225
/2:(5522)
6(&21')/225
7+,5')/225
7+)/225
7+
7+
)/$7
678',2
3$5.,1*
*$5$*(
7+7+7+
7+7+7+
)/$7678',2 )/$7678',2 )/$7678',2
3523(57</,1(
7+(&5($0(5<
75$,/(53$5.
352326('+(,*+7
2)),&(
3523(57</,1(
7+
)/$7678',2675*675*
6&5((1('0(&+$1,&$/81,76
'DWH
6FDOH
6KHHW$
6287+72:1(,*+7((1
+,*8(5$6$1/8,62%,632&$
6(&7,216
)250$//<+20(72:1/2)76
&21&(378$/%8,/',1*6(&7,21$
&21&(378$/%8,/',1*6(&7,21%
STUDIO FLAT
UNIT W/LOFT
STUDIO
FLAT
STUDIO
FLAT
STUDIO
FLAT STUDIO FLAT
PARKING
H
H
H
BED
PL PLTOP OF BANKBUILDING SETBACK
CREEK
approx 80’ - 110’
ADJACENT R3
UPDATED MASSING AND ARTICULATION
),567)/225
/2:(5522)
6(&21')/225
7+,5')/225
7+)/225
)/$7
678',2
7+
7+
3$5.,1*
*$5$*(
'(&.
3523(57</,1(
3523(57</,1(
7232)%$1.
%8,/',1*6(7%$&.
$'-$&(17
&200(5&,$/
352326('+(,*+7
6&5((1('
0(&+$1,&$/81,76
&5((.
),567)/225
/2:(5522)
6(&21')/225
7+,5')/225
7+)/225
7+
7+
)/$7
678',2
3$5.,1*
*$5$*(
7+7+7+
7+7+7+
)/$7678',2 )/$7678',2 )/$7678',2
3523(57</,1(
7+(&5($0(5<
75$,/(53$5.
352326('+(,*+7
2)),&(
3523(57</,1(
7+
)/$7678',2675*675*
6&5((1('0(&+$1,&$/81,76
'DWH
6FDOH
6KHHW$
6287+72:1(,*+7((1
+,*8(5$6$1/8,62%,632&$
6(&7,216
)250$//<+20(72:1/2)76
&21&(378$/%8,/',1*6(&7,21$
&21&(378$/%8,/',1*6(&7,21%
ENTITLED BUILDING OUTLINE
Added Mass
Reduced Mass and Apparent Height
),567)/225
/2:(5522)
6(&21')/225
7+,5')/225
7+)/225
)/$7
678',2
7+
7+
3$5.,1*
*$5$*(
'(&.
3523(57</,1(
3523(57</,1(
7232)%$1.
%8,/',1*6(7%$&.
$'-$&(17
&200(5&,$/
352326('+(,*+7
6&5((1('
0(&+$1,&$/81,76
&5((.
),567)/225
/2:(5522)
6(&21')/225
7+,5')/225
7+)/225
7+
7+
)/$7
678',2
3$5.,1*
*$5$*(
7+7+7+
7+7+7+
)/$7
678',2
)/$7
678',2
)/$7
678',2
3523(57</,1(
7+(&5($0(5<
75$,/(53$5.
352326('+(,*+7
2)),&(
3523(57</,1(
7+
)/$7
678',2675*675*
6&5((1('0(&+$1,&$/81,76
'DWH
6FDOH
6KHHW$
6287+72:1(,*+7((1
+,*8(5$6$1/8,62%,632&$
6(&7,216
)250$//<+20(72:1/2)76
&21&(378$/%8,/',1*6(&7,21$
&21&(378$/%8,/',1*6(&7,21%
PROPOSED MASSING SECTION 1
ENTITLED MASSING SECTION 1
STUDIO FLAT
UNIT W/LOFT
STUDIO
FLAT
STUDIO
FLAT
STUDIO
FLAT STUDIO FLAT
PARKING
H
H
H
BED
PL PLTOP OF BANKBUILDING SETBACK
UPDATED MASSING AND ARTICULATION
'DWH
6FDOH
6KHHW$
6287+72:1(,*+7((1
176
+,*8(5$6$1/8,62%,632&$
3(563(&7,9(
)250$//<+20(72:1/2)76
3(563(&7,9(9,(:
'DWH
6FDOH
6KHHW$
6287+72:1(,*+7((1
176
+,*8(5$6$1/8,62%,632&$
3(563(&7,9(
)250$//<+20(72:1/2)76
3(563(&7,9(
PROPOSED MASSING
PROPOSED MASSING
ENTITLED MASSING
ENTITLED MASSING
UPDATED MASSING AND ARTICULATION
UPDATED MASSING AND ARTICULATION
LESSONS LEARNED
1. FULL CUTOFF LIGHTING :
BUILDING AND PARKING
2. SCREENING OF HEADLIGHTS
: PROVIDE WALLS AND
PLANTERS TO BLOCK HEAD-
LIGHTS TOWARDS CREEK
3. NOISE REDUCTION:
VEGETATION AND WOOD
SCREEN WALLS TO REDUCE
OUTDOOR NOISE. WORKED
WITH NOISE ENGINEER
4. MIXED USE NATURE: LOT SPLIT
AND CREAMERY ADJACENCY
5. BULK AND SCALE: KEPT TO
ALLOWED ZONING STANDARDS
THANK YOU