HomeMy WebLinkAbout09-17-2019 Item 13 - 1144 Chorro Street - Initiation of a project to construct a six story mixed use building
Department Name: Community Development
Cost Center: 4003
For Agenda of: September 17, 2019
Placement: Public Hearing
Estimated Time: 60 minutes
FROM: Michael Codron, Community Development Director
Prepared By: Kyle Bell, Associate Planner
SUBJECT: INITIATION OF A PROJECT TO CONSTRUCT A SIX-STORY MIXED-USE
BUILDING CONSISTING OF APPROXIMATELY 30,000 SQUARE FEET OF
COMMERCIAL/OFFICE SPACE AND 50 RESIDENTIAL DWELLING UNITS
LOCATED AT 1144 CHORRO STREET. PROJECT ENTITLEMENTS
INCLUDE: 1) DEVELOPMENT REVIEW (MAJOR); 2) PLANNED
DEVELOPMENT OVERLAY REZONE; AND 3) ENVIRONMENTAL
REVIEW.
RECOMMENDATION
Receive a presentation on the project proposal from staff and the project applicant and direct
staff to proceed with processing of the applications with the following considerations:
1. The application of a Planned Development (PD) Overlay zone is an appropriate method for
implementation of the City Council’s goal for higher density housing in the Downtown; and
2. The Mandatory Project Features required for consideration of establishment of the PD
Overlay zone and the Community Benefits Policy Objectives required for consideration of
the proposed building height of 75 feet are appropriate and in alignment with the scope of the
project given the priority that the City Council has placed on new housing in the Downtown.
3. Direct staff to move forward with priority processing of the project through the entitlement
process, including environmental review pursuant to the California Environmental Quality
Act (CEQA).
DISCUSSION
The purpose of the project initiation at 1144 Chorro Street, before the City Council is to offer
feedback to the applicant and staff as to whether the project’s strategies for addressing the
required Community Benefits Policy Objectives1 for structures over 50 feet in height, and the
Mandatory Project Features2 to provide for the Planned Development Overlay are consistent with
the intent of the Zoning Regulations before plans are further refined. These comments do not
1 Zoning Regulations §17.32.030.E.5. Community Benefits Policy Objectives. The intent of the following policy
objectives is to ensure that buildings taller than 50 feet proposed in the C-D zone include features that meet the
specific policy objectives outlined for tall buildings in the General Plan.
2 Zoning Regulations §17.48.060. Mandatory Project Features. The Planning Commission may recommend, and
the Council may approve, a rezoning to apply the PD overlay zone only for a project that incorporates a
minimum of three of the following four features…
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Item 13
bind the City Council to any final determinations and actions on the project and are intended to
1) Provide the public and community with opportunities for early and meaningful input on the
project and 2) Provide the Council early input on key elements of the project including key
criterion related to height.
Background
The subject property is located in the Downtown Commercial (C-D-H) zone within the
Downtown Historic District. The proposed project consists of a six-story mixed-use development
with a maximum height of 75 feet. The proposed plan includes; ground floor retail (4,806 sq. ft.)
and parking (seven spaces), two stories of office space (25,251 sq. ft.), and three stories of
residential dwellings (50 units) (Attachment A, Project Plans).
1. Zoning Regulation Guidance. The City’s Zoning Regulations, §17.32.030.E, provide
regulations that outline the considerations for buildings higher than 50 feet in the Downtown
Commercial (C-D) zone. This section encourages creative building design, mixed-use
developments, and accommodation of additional residential units in the Downtown Core,
provided that such taller buildings (analyzed through discretionary review processes)
contribute defined community benefits and further the goals of the Downtown Core as stated
in the Land Use Element of the General Plan. The Planning Commission may approve a
building height up to 75 feet if it determines that the project includes three community
benefits, with at least one of which must be from the affordable and workforce housing
objective. The applicant in this instance seeks a conditional use permit for the 75 feet
building by providing the following three Community Benefits Policy Objectives:
a) Affordable and Workforce Housing: providing 25% moderate-income households; and
b) Pedestrian Amenities: Downtown Centre proposed as a public plaza; and
c) Historic Preservation (Off-site): provide permanent preservation of a listed building off-
site within the Downtown or Chinatown Historic Districts (building not yet specified).
Figure 1: Rendering as seen from mid-block of Marsh Street between Chorro and Morro Streets
(Left), Rendering as seen from the intersection of Marsh and Chorro Streets (Right).
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Item 13
2. PD Overlay. The PD Overlay zone is
intended to provide for flexibility in the
application of zoning standards for
proposed developments. The purpose is
to allow consideration of innovation in
site planning and other aspects of
project design. This should include
more effective design responses to site
features, land uses on adjoining
properties, and environmental impacts—
than the development standards of the
underlying zone would produce without
adjustment. PD zoning shall be
approved only in conjunction with
derived long-term community benefits
and where the project can help achieve
the vision, goals, and policies of the
General Plan. The applicant in this instance has proposed to include a PD Overlay to join the
property located at 1144 Chorro Street (APN: 002-427-012) with the existing Downtown
Centre property (APN: 002-427-016, 002-427-014, 002-427-015), allowing the residential
density of the Downtown Centre to be completely utilized in the new building3, as seen in
Figure 2. Through the PD Overlay the project proposes to meet three of the Mandatory
Project Features (§17.48.060) by providing:
a) Affordable Housing: A minimum of 25% moderate-income; and
b) Energy Efficiency: LEED Silver rating; and
c) Public Amenity: Guarantee long-term maintenance of a significant public plaza on the
Downtown Centre site.
Previous Advisory Body Actions
1. November 26, 2018 Cultural Heritage Committee (CHC) Review. The CHC reviewed the
proposed project for consistency with the Historic Preservation Guidelines and Secretary of
the Interior’s Standards. The CHC, with a vote of 7:0:0, provided eight directional items to
the applicant to address specific concerns related to building and site design (Attachment B,
CHC Staff Report and Meeting Minutes).
2. December 3, 2018 the Architectural Review Commission (ARC) Review. The ARC
reviewed the proposed project for consistency with the Community Design Guidelines. The
ARC, with a vote of 6:0:1, provided six directional items to the applicant to address specific
concerns related to building and site design (Attachment C, ARC Staff Report and Meeting
Minutes).
The project plans as attached to this report have responded to some of the directional items, staff
will provide a more detailed analysis of how directional items are addressed once an application
has been deemed complete.
3 Zoning Regulations §17.70.040.B.1 Density Transfer. PD Overly Zone. Development potential may be
transferred within the area covered by a planned development (PD) overlay zone, in conformance with the
requirements of Chapter 17.48: Planned Development (PD) Overlay Zone.
Figure 2: Vicinity Map, Red line indicates PD
Overlay Boundary, hatch marks indicated project
development site.
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Item 13
Next Development and Advisory Body Review Steps
Should Council provide comments for the project to continue; the next step after all application
materials are submitted and the project applications are deemed complete, and environmental
review has been conducted pursuant to CEQA, further public hearings will be scheduled before
the CHC and ARC. The CHC and ARC recommendations will be provided to the Planning
Commission (PC). The PC will review the project as then proposed as well as the associated
entitlements for consistency with the General Plan, Zoning Regulations, and applicable City
development standards and guidelines, with a recommendation to City Council for final action.
Staff Analysis
Since the adoption of Ordinance No. 1509 (2007 Series)4, several projects have been considered
for increased building heights above the 50-foot limit. However, of the projects that have
received said entitlements, a majority of them have been revised to reduce the maximum height
below 50 feet. The only other active project which received an entitlement to allow a height over
50 feet has not yet been constructed (San Luis Square - 60 feet maximum height).
The applicant’s proposal to satisfy the Community Benefits Policy Objectives and Mandatory
Project Features has been determined by staff to be consistent with the intent of the Zoning
Regulations. A discussion of this analysis is below under the policy section. Notably, the PC or
the City Council may prioritize some of the other Community Benefits identified in the Zoning
Regulations to further the goals of the Downtown Core (Attachment D, Community Benefits
Policy Objectives) in addition to what has been proposed by the project.
Policy Context
The City’s General Plan provides several policies regarding Downtown development. A more
detailed discussion and initial analysis of the proposed project in regard to these policies has
been provided as attached to this report (Attachment E – Policy Context).
Public Engagement
Consistent with the City’s Public Engagement and Noticing (PEN) Manual and the City’s
Municipal Code, the project was noticed per the City’s notification requirements for
Development Projects. Newspaper legal advertisements were posted in the Tribune ten days
prior to each advisory body meeting (New Times for City Council). Additionally, postcards were
sent to both tenants and owners of properties located within 300 feet of the project site ten days
before each public hearing. Public comment was provided to the advisory bodies through written
correspondence and through public testimony at each of the hearings.
CONCURRENCE
The project entitlements are currently under review by the various City Departments to ensure
that staff has adequate information for a complete application to evaluate the project and identify
any conflicts with City standards or guidelines. All City Departments will be providing
comments that will be incorporated into the staff reports and recommended resolution/ordinance
as conditions of the project.
4 Ordinance No. 1509 (2007 Series). An Ordinance of the City Council of San Luis Obispo Amending Section 17.42
of the Zoning Regulations Increasing Building Height and Intensity Limits in the Downtown – Commercial Zone.
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Item 13
ENVIRONMENTAL REVIEW
As this is an initiation with no action regarding project approval to be provided, environmental
review is not required at this time. The required level of environmental review will be addressed
through an initial study as required for the Planned Development Overlay Rezone and in
compliance with CEQA.
FISCAL IMPACT
Budgeted: Yes Budget Year: N/A
Funding Identified: No
Fiscal Analysis:
Funding Sources Total Budget
Available
Current
Funding
Request
Remaining
Balance
Annual
Ongoing Cost
General Fund N/A
State
Federal
Fees
Other:
Total
Per policy, Development Service fees are based on 100% cost recovery. As this is an initiation
with no action to be provided, no fiscal impact will occur.
ALTERNATIVE
1. Deny the consideration of the application related to the Mandatory Project Features
and/or the Community Benefit Policy Objects chosen for the project by the applicant. The
Council should provide direction to the applicant clearly identifying the priority Mandatory
Project Features and/or the Community Benefit Policy Objects that the application should
incorporate.
2. Continue consideration of the application to a future date. The Council can continue review
of the project to a future meeting. If this alternative is taken, the Council should provide
direction to staff regarding additional information needed to provide further direction
regarding the project application. This alternative is not recommended because the scope of
the Council's current review is limited to initiation, and the project will be sche duled for final
review by the City Council following the typical PD Overlay application procedures.
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Item 13
Attachments:
a - Project Plans
b - CHC Report and Meeting Minutes
c - ARC Report and Meeting Minutes
d - Community Benefits Policy Objectives
e - Policy Context
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Item 13
MARSH & CHORRO
DEVELOPMENT
at DOWNTOWN CENTRE
ENTITLEMENTS PACKAGE, 06/12/19
Prepared by TEN OVER STUDIO
Providing a true timeless character, the corner of Marsh & Chorro will bring contemporary
living and working to the downtown through an architecture of quiet sophistication. Rhythm,
texture, and light emits through classic massing and material selection while vibrancy, action,
and enthusiasm pours from our truly mixed-use program of merchants, tech visionaries, and an
abundance of small, hip, loft studios.
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Item 13
CLIENT
JAMESTOWN PREMIER SLO RETAIL, LP
COPELAND PROPERTIES
PO BOX 12260, SAN LUIS OBISPO, CA
CONTACT: MARK RAWSON
mark@copelandproperties.com
ARCHITECT
MARK RAWSON, AIA
PO BOX 12260, SAN LUIS OBISPO, CA
mark@copelandproperties.com
TEN OVER STUDIO
539 MARSH ST., SAN LUIS OBISPO, CA 93401
805.541.1010
CONTACT: JESSIE SKIDMORE
jessies@tenoverstudio.com
INDEX
PROJECT INFO & DATA T1.0
SITE INFO & DATA T1.1
VIEW FROM CHORRO STREET T2.0
VIEW OF MARSH & CHORRO CORNER T2.1
VIEW FROM DOWNTOWN CENTRE PASEO T2.2
VIEW LOOKING DOWN MARSH STREET T2.3
VIEWSHED ANALYSIS T2.4
CONTEXTUAL SITE PLAN T3.0
SURVEY T3.1
SOLAR SHADING - SUMMER SOLSTICE T3.2
SOLAR SHADING - VERNAL EQUINOX T3.3
SOLAR SHADING - WINTER SOLSTICE T3.4
VISUAL STUDY T3.5
VISUAL STUDY T3.6
VISUAL STUDY T3.7
TREE REMOVAL PLAN L1.0
PLANTING PLAN L1.1
ROOFTOP PLANTING PLAN L1.2
PLANTING PALETTE L1.3
WATER CALCULATIONS L1.4
SITE ELEVATIONS A1.0
SITE SECTIONS A1.1
SITE AND FIRST FLOOR PLAN A2.0
SECOND FLOOR PLAN, THIRD , SIM. A2.1
FOURTH FLOOR PLAN A2.2
FIFTH FLOOR PLAN A2.3
SIXTH FLOOR PLAN A2.4
ROOF PLAN A2.5
TYPICAL UNIT FLOOR PLANS A2.6
BUILDING ELEVATIONS - SOUTH A3.0
BUILDING ELEVATIONS - EAST A3.1
BUILDING ELEVATIONS - NORTH A3.2
BUILDING ELEVATIONS - WEST A3.3
MATERIAL BOARD A3.4
CONTACTS
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Item 13
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
MARSH & CHORRO MIXED-USE at DOWNTOWN CENTRE
SAN LUIS OBISPO, CA
DATE: 06/12/2019
DATE SUBMITTAL
YYMMDD PERMIT RESUBMITTAL IISUBMITTAL SET DESCRIPTIONPROJECT NAMEPROJECT ADDRESSNOT FOR CONSTRUCTIONTHESE DRAWINGS ARE INSTRUMENTS OF SERVICE
AND ARE THE PROPERTY OF TEN OVER STUDIO, INC.
THE DESIGN AND INFORMATION REPRESENTED ON
THESE DRAWINGS ARE EXCLUSIVELY FOR THE PROJECT
INDICATED AND SHALL NOT BE TRANSFERRED OR
OTHERWISE REPRODUCED WITHOUT EXPRESS WRITTEN
PERMISSION FROM TEN OVER STUDIO, INC.
COPYRIGHT 2017
T1.0
TITLE SHEET
DRAWING SYMBOLS PROJECT DIRECTORY
OWNER:
COMPANY NAME CONTACT:NAME
ADDRESS PH:PHONE
ADDRESS EMAIL:email
ARCHITECT:
TEN OVER STUDIO, INC.CONTACT: JIM DUFFY
539 MARSH STREET PH:805.541.1010
SAN LUIS OBISPO, CA 93401 EMAIL:jimd@tenoverstudio.com
PROJECT DATA
PROJECT DESCRIPTION
DESCRIPTION
PROJECT ADDRESS
APN
ZONING
CURRENT USE
LOT SIZE
LIVING SPACE
GARAGE (TO BE REPLACED)
BUILDING FOOTPRINT
AGENCIES & UTILITIES
CITY OF SAN LUIS OBISPO - COMMUNITY DEVELOPMENT DEPARTMENT
919 PALM STREET
SAN LUIS OBISPO, CA 93401 PH:805.781.7180
CITY OF SAN LUIS OBISPO - BUILDING DEPARTMENT
919 PALM STREET
SAN LUIS OBISPO, CA 93401 PH:805.781.7180
CITY OF SAN LUIS OBISPO - PLANNING DEPARTMENT
919 PALM STREET
SAN LUIS OBISPO, CA 93401 PH:805.781.7170
CITY OF SAN LUIS OBISPO - PUBLIC WORKS DEPARTMENT
919 PALM STREET
SAN LUIS OBISPO, CA 93401 PH:805.781.7220
CITY OF SAN LUIS OBISPO - FIRE DEPARTMENT
2160 SANTA BARBARA AVENUE
SAN LUIS OBISPO, CA 93401 PH:805.781.7380
PG & E
406 HIGUERA STREET
SAN LUIS OBISPO, CA 93401 PH:800.743.5000
SHEET INDEX
TITLE / CODE
T1.0 TITLE SHEET
T1.1 CONDITIONS OF APPROVAL
T2.0 GENERAL NOTES
T2.1 CALGREEN COMPLIANCE
T2.2 GREEN POINTS
T3.0 TITLE 24
T3.1 TITLE 24
T4.0 CODE COMPLIANCE
CIVIL
C1.0 SHEET NAME
C2.0 SHEET NAME
C3.0 SHEET NAME
ARCHITECTURAL
A1.0 DEMOLITION SITE PLAN
A1.1 SITE PLAN
A2.0 DEMOLITION FLOOR PLAN
A2.1 DIMENSION FLOOR PLAN
A2.2 FLOOR PLAN
A2.3 REFLECTED CEILING PLAN
A2.4 POWER / COMMUNICATIONS PLAN
A2.5 ROOF PLAN
A3.0 EXTERIOR ELEVATIONS
A4.0 BUILDING SECTIONS
A4.1 WALL SECTIONS
A5.0 ENLARGED FLOOR PLAN
A6.0 INTERIOR ELEVATIONS
A7.0 SCHEDULES
A8.0 DETAILS
A9.0 SPECIFICATIONS
STRUCTURAL
S1.0 SHEET NAME
S2.0 SHEET NAME
S3.0 SHEET NAME
MECHANICAL
M1.0 SHEET NAME
M2.0 SHEET NAME
M3.0 SHEET NAME
PLUMBING
P1.0 SHEET NAME
P2.0 SHEET NAME
P3.0 SHEET NAME
ELECTRICAL
E1.0 SHEET NAME
E2.0 SHEET NAME
E3.0 SHEET NAMECALIFORNIA CODE REFERENCES
THIS PROJECT SHALL COMPLY WITH CURRENT APPLICABLE CODES & ORDINANCES
2016 CALIFORNIA BUILDING STANDARDS ADMINISTRATIVE CODE
2016 CALIFORNIA BUILDING CODE
2016 CALIFORNIA RESIDENTIAL BUILDING CODE
2016 CALIFORNIA ELECTRICAL CODE
2016 CALIFORNIA MECHANICAL CODE
2016 CALIFORNIA PLUMBING CODE
2016 CALIFORNIA ENERGY CODE
2016 CALIFORNIA HISTORICAL BUILDING CODE
2016 CALIFORNIA FIRE CODE
2016 CALIFORNIA EXISTING BUILDING CODE
2016 CALIFORNIA GREEN BUILDING STANDARDS CODE
2016 CALIFORNIA REFERENCE STANDARDS CODE
CITY OF SAN LUIS OBISPO MUNICIPAL CODE: TITLE 15 BUILDINGS AND CONSTRUCTION
CITY OF SAN LUIS OBISPO TITLE 17 ZONING REGULATIONS
SAN LUIS OBISPO COUNTY CODE: TITLE 19 BUILDING AND CONSTRUCTION ORDINANCE
SAN LUIS OBISPO COUNTY CODE: TITLE 22 LAND USE ORDINANCE
SAN LUIS OBISPO COUNTY CODE: TITLE 23 COASTAL ZONE LAND USE ORDINANCE
ABBREVIATIONS
ABANCHOR BOLT
ACAIR CONDITIONER
ADJ ADJACENT
AFFABOVE FINISH FLOOR
ALALUMINUM
APPROX. APPROXIMATELY
ASPH ASPHALT
AVG AVERAGE
BDBOARD
BLDG BUILDING
BLK/BLKG BLOCK/BLOCKING
BMBEAM
BNBULLNOSE
BOT BOTTOM
C.F. CUBIC FOOT
C.I.CUBIC INCH
CICAST IRON
CJCEILING JOIST/CONTROL JOINT
CLCENTER LINE
CLRCLEAR/CLEARANCE
CLG CEILING
CLKG CAULKING
CMU CONCRETE MASONRY UNIT
COCLEANOUT
COL COLUMN
CONC CONCRETE
CONN CONNECTION
CONST CONSTRUCTION
CONT CONTINUOUS
CTR CENTER
CW COLD WATER
C.Y. CUBIC YARD
DBLDOUBLE
DEG DEGREE
DEPT DEPARTMENT
DET DETAIL
DFDOUGLAS FIR
DIA DIAMETER
DIMDIMENSION
DNDOWN
DSDOWNSPOUT
DWDISHWASHER
EAEACH
EJEXPANSION JOINT
ELEC ELECTRICAL
ELEVELEVATION/ELEVATOR
ENCL ENCLOSURE
EOS EDGE OF SLAB
EQEQUAL
EQUIP EQUIPMENT
EST ESTIMATE
EXIST/(E)EXISTING
EXTEXTERIOR
FAU FORCED AIR UNIT
FHFIRE HYDRANT
F.O.C. FACE OF CURB
F.O.F. FACE OF FINISH
F.O.S. FACE OF STUD
FDFLOOR DRAIN
FDNFOUNDATION
FEFIRE EXTINGUISHER
FFFINISH FLOOR
F.G./FGFINISH GRADE
FINFINISH
FIXFIXTURE
FLRFLOOR
FOS FACE OF STUD
FPFIREPLACE / FLOOR PLAN
F.S./FSFINISH SURFACE
FTFOOT
FTG FOOTING
GGAS
GAGAUGE
GALV GALVANIZED
GDGARBAGE DISPOSAL
GLGLASS
GYP GYPSUM
HBHOSE BIBB
HCHOLLOW CORE
HDR HEADER
HORIZ HORIZONTAL
HRDW HARDWARE
HTHEIGHT
HWHOT WATER
ININCH
INCL INCLUDE
INFO INFORMATION
INSUL INSULATION
INTINTERIOR
INVINVERT
JAN JANITOR
KITKITCHEN
LAM LAMINATED
LAVLAVATORY
LB/#POUND
L.F./LFLINEAR FLOOT
LSLAG SCREW
MAXMAXIMUM
MBMACHINE BOLT
MECH MECHANICAL
MFRMANUFACTURER
MINMINIMUM
MISC MISCELLANEOUS
MTL METAL
(N)NEW
N.G./NGNATURAL GRADE
NO. / #NUMBER
NTS NOT TO SCALE
O/OVER
OBS OBSCURE
O.C./OCON CENTER
OPCIOWNER PROVIDED,
CONTRACTOR INSTALLED
OPOIOWNER PROVIDED,
OWNER INSTALLED
OSOCCUPANCY SENSOR
OZOUNCE
PERFPERFORATED
PERPPERPENDICULAR
PHPHONE
PLPLATE/ PROPERTY LINE
PLYWDPLYWOOD
PRPAIR
PREFABPRE-FABRICATED
P.S.F.POUNDS PER SQUARE FOOT
P.S.I.POUNDS PER SQUARE INCH
PTDFPRESSURE TREATED DOUG FIR
PVMT PAVEMENT
RRISER
RDROOF DRAIN
REFREFRIGERATOR
REQ REQUIRED
RMROOM
ROROUGH OPENING
ROW RIGHT OF WAY
RTS REFER TO STRUCTURAL
RWDREDWOOD
S4SSURFACED 4 SIDES
SCSOLID CORE
SDSMOKE DETECTOR
S.F./SFSQUARE FOOT
SHT SHEET
SHTG SHEATHING
SIM SIMILAR
SPEC SPECIFICATION
SST STAINLESS STEEL
STD STANDARD
SYM SYMBOL
STL STEEL
T&G TONGUE AND GROOVE
TREA
THKTHICK(NESS)
TELTELEPHONE
TEMPTEMPERATURE
T.O.C. TOP OF CURB
T.O.F. TOP OF FOOTING
T.O.W. TOP OF WALL
T.O.S. TOP OF SLAB
TVTELEVISION
TYP.TYPICAL
UNO UNLESS NOTED OTHERWISE
VCT VINYL COMPOSITION TILE
VERTVERTICAL
V.I.F. VERIFY IN FIELD
W/WITH
W/OWITHOUT
WC WATER CLOSET
WDWOOD
WH WATER HEATER
W.I.C. WALK IN CLOSET
WTWEIGHT
YDYARD
BUILDING CODE DATA
SPRINKLERS:REQUIRED:YES / NO
PROPOSED:YES / NO
CONSTRUCTION TYPE:
OCCUPANCY GROUP:
PROJECT NAME 2
ADDRESS
PROJECT NAME 1
STRUCTURAL ENGINEER:
COMPANY NAME CONTACT:NAME
ADDRESS PH:PHONE
ADDRESS EMAIL:email
INTERIOR
ELEVATION MARKER
KEYNOTE
DETAIL
TARGET
DETAIL REFERENCE:DETAIL NUMBER
SHEET NUMBER
DOOR NUMBER
WINDOW NUMBER
ELEV NUMBER
SHEET NUMBER
ELEVATION MARKER ELEV NUMBER
SHEET NUMBER
SECTION MARKER SECTION NUMBER
SHEET NUMBER
ROOF / GROUND SLOPE: INDICATES SLOPE AND DIRECTION
OF SLOPE
& DIRECTION
OF VIEW
HEIGHT / ELEVATION MARKER
NORTH ARROW
& DIRECTION
OF VIEW
& DIRECTION
OF VIEW
REVISION MARKER
ROOM TAG
XXX
SLOPE
X:XX
XXX
XXX
MASTER
BEDROOM
100
9'-0"
X
AX.XX
X
AX.XX
X
AX.X
1
2
3
4
X
AX.XX
X
AX.XX
X
X
N
1
EQUIPMENT NUMBERX
MECHANICAL / PLUMBING ENGINEER:
COMPANY NAME CONTACT:NAME
ADDRESS PH:PHONE
ADDRESS EMAIL:email
ELECTRICAL ENGINEER:
COMPANY NAME CONTACT:NAME
ADDRESS PH:PHONE
ADDRESS EMAIL:email
CIVIL ENGINEERING:
COMPANY NAME CONTACT:NAME
ADDRESS PH:PHONE
ADDRESS EMAIL:email
SURVEY:
COMPANY NAME CONTACT:NAME
ADDRESS PH:PHONE
ADDRESS EMAIL:email
SOUTHERN CALIFORNIA GAS COMPANY
1314 BROAD STREET
SAN LUIS OBISPO, CA 93401 PH:1.800.427.2200
N
MARSH STHIGUERA STB
R
O
A
D
S
T
S
A
N
T
A
R
O
S
A
S
T
C
H
O
R
R
O
S
T
US-101
PACIFIC STPISMO STBUCHON STMO
R
R
O
S
T
PROJECT LOCATION
CHORRO ST
VICINITY MAP
T1.0
DOWNTOWN CENTRE
1144 CHORRO ST.,AT DOWNTOWN CENTRE, SAN LUIS OBISPO, CA
APN 002-427-012
CURRENT USE RETAIL
80249 SF 1.84 ACRE
MAX SITE COVERAGE ALLOWABLE 100%
FAR ALLOWABLE 4
DENSITY ALLOWABLE 36/ACRE= 66.24 DU PROPOSED 26.5 DU
HEIGHT LIMIT ALLOWABLE 75'PROPOSED 75'
HEIGHT BONUS POLICY OBJECTIVES HEIGHT BONUS PER C-D DEVELOPMENT STANDARDS 17.42.020
SEE PROJECT DESCRIPTION FOR PROPOSED OBJECTIVES
ADJACENT ZONES NORTH C-D
EAST C-D
SOUTH C-D
WEST C-D
SETBACKS FRONT 0'
SIDE 0'
REAR 0'
LAND USE REQUIREMENTS
ZONING
OVERLAY ZONES
SPECIFIC AREA DESIGN GUIDELINES
LOT SIZE
C-D DOWNTOWN-COMMERCIAL
N/A
DOWNTOWN DESIGN GUIDELINES
ADDRESS
PROPOSED USE MIXED-USE : RETAIL, OFFICE & R-2 RESIDENTIAL
ALLOWED USE IN ZONE Y
ENTITLEMENTS/USE PERMIT REQUIRED ARC, PLANNING COMMISSION USE-PERMIT for height bonus
PROJECT DESCRIPTION
Marsh & Chorro (1144 Chorro) Mixed-Use proposes a new 6-story retail, office, and residential building on the
northeast corner of Marsh St. & Chorro St. The first level is comprised of three retail suites with accomodations
for restaurant use, a residential lobby, commercial office lobby, and a small parking facility with ADA parking, and
delivery/drop off spaces. The second and third floor are designated commercial. The fourth, fifth and sixth floors
house residential apartments. In addition to providing 25% moderate affordable units, the remaining units have
been sized to be affordable by design, in that all but three of the units are less than 600 SF.
The site and building design has been carefully considered to meet all the Downtown Design Guidelines to create
a harmonious addition to downtown San Luis Obispo. The traditional brick architecture extends from the street to
third level, to align with the massing of neighboring buildings. The top floors are in a traditional stucco, and step
back significantly to reduce the massing from the pedestrian perspective, and further screened by substantial roof
gardens on the fourth floor. Located on the northeast corner, this project is perfectly situated for the street
frontages to bask in southern light, casting a shadow inward, towards the alley and services areas of adjacent
neighbors. The project will never cast a shadow on either sidewalk of Marsh St or Chorro St, on any given day of
the year between 11 am and 2 pm.
This project is being proposed under a Planned Development Overlay to join 1144 Chorro with the existing
Downtown Centre, allowing the underutilized density of the centre to transfer to the new building proposed and
bring needed residential to the downtown. Through the PD Overlay project will meet the following Mandatory
Project Features:
a) Affordable Housing: A minimum of 25% moderate-income.
b) LEED Silver rating for Energy Efficiency (or city approved equivalent)
c) Preserve Open Space of at least a quarter of an acre on the Downtown Centre site.
d) Guarantee long term Maintenance of a significant Public Plaza on the Downtown Centre Site.
The project seeks a use-permit allowing 75' in height by providing the following Community Benefits Policy
Objectives: (per San Luis Obispo Zoning Regulations 17.32.030)
a) Affordable and Workforce Housing: 1) Project will provide 25% moderate-income households
b) Pedestrian Amenities: 2) Project provides a significant public plaza
c) View Access and Preservation: 2d) Project will provide a permanent preservation of a listed building off site
within the downtown or Chinatown historic district.
OVERALL BUILDING
OCCUPANCY TYPE R-2, A-2/M, B
CONSTRUCTION TYPE I-A, SPRINKLERED
SPRINKLER SYSTEM NFPA 13
PROJECT MEETS REQUIREMENTS OF CFC, APPENDIX D
STORIES PROPOSED ALLOWABLE UNLIMITED PROPOSED 6
HEIGHT PROPOSED ALLOWABLE UNLIMITED PROPOSED 75'
AREA (MAX/FLOOR)ALLOWABLE UNLIMITED PROPOSED 12708 SF
BUILDING CODE INFO
SIDEWALK ALONG CHORRO STREET
PARKING REQUIRED
RESIDENTIAL USE UNIT COUNT (OR SF) PARKING FACTOR SPACES REQUIRED
STUDIOS & 1 BD 47 1 47
2 BD 3 2 6
27
COMMERCIAL OFFICE 25,251 SF 1 PER 500 51
RESTAURANT 4,806 1 PER 100 48
24
COMBINED TOTAL 102
TOTAL PARKING PROVIDED 7
MOTORCYCLE REQ'D REQUIRED 5 (1:20)PROVIDED 2
PARKING CALCULATIONS
TOTAL W/C-D ZONE 50% REDUCTION
TOTAL W/C-D ZONE 50% REDUCTION
RESIDENTIAL 50 2/UNIT + GST 100 1: 5 UNITS 10 2/UNIT 100
RESTAURANT 4806 1/500 SF 10 75%8 25% 3
OFFICE 25251 1/1500 SF 17 75%13 25% 4
REQ'D TOTAL 127 31 107
PROVIDED TOTAL 128*
* LONG TERM BIKE STORAGE PROVIDED IN EACH RES. UNIT OR BASEMENT
28 BIKE STORAGE SPACES PROVIDED IN BIKE 106 AT FIRST LEVEL
BICYCLE PARKING CALCULATIONS
BIKE PARKING REQUIRED
UNIT COUNT OR SF TOTAL BICYCLE SHORT TERM LONG TERM
Packet Pg. 181
Item 13
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
MARSH & CHORRO MIXED-USE at DOWNTOWN CENTRE
SAN LUIS OBISPO, CA
DATE: 06/12/2019 T1.1
TOTAL DENSITY ALLOWED LOT SIZE:1.84 ACRE
DENSITY FACTOR: 36 / ACRE
ALLOW. DENSITY: 66.24 DU
UNITS PROVIDED UNIT TYPE UNIT COUNT DU FACTOR DENSITY PROVIDED
FOURTH FLOOR STU/1BD <600 SF 15 0.5 7.5
STU/1-BD >600 SF 0 0.66 0
2-BD 1 1 1
FIFTH FLOOR STU/1BD <600 SF 16 0.5 8
STU/1-BD >600 SF 0 0.66 0
2-BD 1 1 1
SIXTH FLOOR STU/1BD <600 SF 16 0.5 8
STU/1-BD >600 SF 0 0.66 0
2-BD 1 1 1
TOTAL 50 26.5
DENSITY CALCULATIONS
TOTAL BUILDING AREA
COV'D DECK SF MAIN OCC. SF INCIDENTAL SF ACCESSORY SF FLOOR TOTAL
BASEMENT 2415 2415
FIRST FLOOR 11049 744 11793
SECOND FLOOR 12543 12543
THIRD FLOOR 12708 12708
FOURTH FLOOR 8737 865 9602
FIFTH FLOOR 9216 311 9527
SIXTH FLOOR 9216 363 9579
BLDG TOTAL 65884 2283 68167
BASEMENT ROOM USE MAIN OCC. SF INCIDENTAL SF ACCESSORY SF
STORAGE 001 STORAGE 2415
FIRST FLOOR ROOM USE MAIN OCC. SF INCIDENTAL SF ACCESSORY SF
RETAIL 100 RESTAURANT 1738
RETAIL 101 RESTAURANT 1424
RETAIL 102 RESTAURANT 1425
RES. LOBBY 103 RESIDENTIAL 597
OFF. LOBBY 104 BUSINESS 594
SHOW /LCK 110 ACC. STORAGE 198
GARAGE 105 STORAGE 3782
BIKE 106 ACC. STORAGE 308
TRASH 107 ACC. STORAGE 612
UTILITY 108 ACC. STORAGE 480
FIRE RISER 109 ACC. STORAGE 89
COV'D AREA 111 STORAGE 546
TOTAL:11049 744
AREA % 6.73%
ROOM USE MAIN OCC. SF INCIDENTAL SF ACCESSORY SF
SECOND FLOOR OFFICE 200 BUSINESS 12543
TOTAL:12543
AREA %0.0%
ROOM USE MAIN OCC. SF INCIDENTAL SF ACCESSORY SF
THIRD FLOOR OFFICE 300 BUSINESS 12708
TOTAL:12708
AREA %0.0%
USE & OCCUPANCY FLOOR AREAS
RESIDENTIAL ENTRY ON CHORRO STREET
ROOM USE MAIN OCC. SF INCIDENTAL SF ACCESSORY SF
FOURTH FLOOR UNIT 401 RESIDENTIAL 357
UNIT 402 RESIDENTIAL 350
UNIT 403 RESIDENTIAL 318
UNIT 404 RESIDENTIAL 318
UNIT 405 RESIDENTIAL 616
UNIT 406 RESIDENTIAL 329
UNIT 407 RESIDENTIAL 329
UNIT 408 RESIDENTIAL 337
UNIT 409 RESIDENTIAL 362
LOUNGE 410 ASSEMBLY 479
UNIT 411 RESIDENTIAL 451
UNIT 412 RESIDENTIAL 451
UNIT 413 RESIDENTIAL 408
UNIT 414 RESIDENTIAL 450
UNIT 415 RESIDENTIAL 501
UNIT 416 RESIDENTIAL 484
UNIT 417 RESIDENTIAL 576
MEDIA 418 ASSEMBLY 386
CIRCULATION RESIDENTIAL 2100
TOTAL: 8737 865
AREA%9.9%
ROOM USE MAIN OCC. SF INCIDENTAL SF ACCESSORY SF
FIFTH FLOOR ALL UNITS RESIDENTIAL 7116
LDRY/JAN. 518 ASSEMBLY 221
ELEC. 519 STORAGE 90
CIRCULATION RESIDENTIAL 2100
TOTAL: 9216 311
AREA%3.4%
ROOM USE MAIN OCC. SF INCIDENTAL SF ACCESSORY SF
SIXTH FLOOR ALL UNITS RESIDENTIAL 7116
COMM. KIT. 618 ASSEMBLY 363
CIRCULATION RESIDENTIAL 2100
TOTAL: 9216 363
AREA%3.9%
USE & OCCUPANCY FLOOR AREAS, CONT.
ROOM USE MAIN OCC. SF INCIDENTAL SF ACCESSORY SFFOURTH FLOOR UNIT 401 RESIDENTIAL 357UNIT 402 RESIDENTIAL 350UNIT 403 RESIDENTIAL 318UNIT 404 RESIDENTIAL 318UNIT 405 RESIDENTIAL 616UNIT 406 RESIDENTIAL 329UNIT 407 RESIDENTIAL 329UNIT 408 RESIDENTIAL 337UNIT 409 RESIDENTIAL 362LOUNGE 410 ASSEMBLY 479UNIT 411 RESIDENTIAL 451UNIT 412 RESIDENTIAL 451UNIT 413 RESIDENTIAL 408UNIT 414 RESIDENTIAL 450UNIT 415 RESIDENTIAL 501UNIT 416 RESIDENTIAL 484UNIT 417 RESIDENTIAL 576MEDIA 418 ASSEMBLY 386CIRCULATION RESIDENTIAL 2100TOTAL: 8737 865AREA%9.9%
ROOM USE MAIN OCC. SF INCIDENTAL SF ACCESSORY SF
FIFTH FLOOR ALL UNITS RESIDENTIAL 7116
LDRY/JAN. 518 ASSEMBLY 221
ELEC. 519 STORAGE 90
CIRCULATION RESIDENTIAL 2100
TOTAL: 9216 311
AREA%3.4%
ROOM USE MAIN OCC. SF INCIDENTAL SF ACCESSORY SF
SIXTH FLOOR ALL UNITS RESIDENTIAL 7116
COMM. KIT. 618 ASSEMBLY 363
CIRCULATION RESIDENTIAL 2100
TOTAL: 9216 363
AREA%3.9%
USE & OCCUPANCY FLOOR AREAS, CONT.
Packet Pg. 182
Item 13
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
MARSH & CHORRO MIXED-USE at DOWNTOWN CENTRE
SAN LUIS OBISPO, CA
DATE: 06/12/2019 T2.0
VIEW FROM CHORRO STREET
MARSH
C
H
O
R
R
OHIGUERA
Packet Pg. 183
Item 13
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
MARSH & CHORRO MIXED-USE at DOWNTOWN CENTRE
SAN LUIS OBISPO, CA
DATE: 06/12/2019 T2.1
VIEW OF MARSH & CHORRO CORNER
MARSH
C
H
O
R
R
OHIGUERA
Packet Pg. 184
Item 13
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
MARSH & CHORRO MIXED-USE at DOWNTOWN CENTRE
SAN LUIS OBISPO, CA
DATE: 06/12/2019 T2.2
VIEW FROM DOWNTOWN CENTER PASEO
MARSH
C
H
O
R
R
OHIGUERA
Packet Pg. 185
Item 13
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
MARSH & CHORRO MIXED-USE at DOWNTOWN CENTRE
SAN LUIS OBISPO, CA
DATE: 06/12/2019 T2.3
VIEW LOOKING DOWN MARSH STREET
MARSH
C
H
O
R
R
OHIGUERA
Packet Pg. 186
Item 13
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
MARSH & CHORRO MIXED-USE at DOWNTOWN CENTRE
SAN LUIS OBISPO, CA
DATE: 06/12/2019 T3.0
CONTEXTUAL SITE PLAN
SCALE: N.T.S.
EXISTING BUILDING ON SITE TO BE DEMOLISHED
4-STORY MARSH ST. PARKING STRUCTURE
4-STORY RETAIL AND OFFICE BUILDING CHASE BANK PARKING LOT
2-STORY EUREKA RESTAURANT
3-STORY OLD WINEMAN HOTEL
1
4
2
5
3 6
Our site is primarily surrounded by retail establishments.Some, like
ours, with office space above. The buildings range from 2 to 4 stories.
The Masonic Temple (3) and Marsh St. parking structure (4) both have
heavy cornices that appear as 5-story buildings. The surrounding material
pallette is brick and light-colored stucco.
SUMMARY OF CONTEXT
higuera stmonterey st
marsh stpacific stc
h
o
r
r
o
s
t mo
r
r
o
s
t
g
a
r
d
e
n
s
t
C-D-H
C-D-H
C-D-H
C-D-H
C-D-H
C-D-H C-D
O
C-D
C-D
C-D
C-D-H
1
4
2
5
3
6
O
C-D-H
C-D-H-PD
O
52/62
47
40
31
46
43/75
30
35
41
32
37
34
36
46
40/47
35
37
39
64/77
HEIGHT AT:
STREET / UPPER SETBACK OR
TOWER ELEMENT
Packet Pg. 187
Item 13
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
MARSH & CHORRO MIXED-USE at DOWNTOWN CENTRE
SAN LUIS OBISPO, CA
DATE: 06/12/2019 T3.1Packet Pg. 188
Item 13
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
MARSH & CHORRO MIXED-USE at DOWNTOWN CENTRE
SAN LUIS OBISPO, CA
DATE: 06/12/2019 T3.2
SOLAR SHADING STUDY
SCALE: N.T.S.
N
SUMMER SOLSTICE - 10AM
SUMMER SOLSTICE - 1PM
SUMMER SOLSTICE - 11AM
SUMMER SOLSTICE - 2PM
SUMMER SOLSTICE - 12PM
SUMMER SOLSTICE - 3PM
Packet Pg. 189
Item 13
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
MARSH & CHORRO MIXED-USE at DOWNTOWN CENTRE
SAN LUIS OBISPO, CA
DATE: 06/12/2019 T3.3
SOLAR SHADING STUDY
SCALE: N.T.S.
N
VERNAL EQUINOX - 10AM
VERNAL EQUINOX - 1PM
VERNAL EQUINOX - 11AM
VERNAL EQUINOX - 2PM
VERNAL EQUINOX - 12PM
VERNAL EQUINOX - 3PM
Packet Pg. 190
Item 13
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
MARSH & CHORRO MIXED-USE at DOWNTOWN CENTRE
SAN LUIS OBISPO, CA
DATE: 06/12/2019 T3.4
SOLAR SHADING STUDY
SCALE: N.T.S.
N
WINTER SOLSTICE - 10AM
WINTER SOLSTICE - 1PM
WINTER SOLSTICE - 11AM
WINTER SOLSTICE - 2PM
WINTER SOLSTICE - 12PM
WINTER SOLSTICE - 3PM
Packet Pg. 191
Item 13
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
MARSH & CHORRO MIXED-USE at DOWNTOWN CENTRE
SAN LUIS OBISPO, CA
DATE: 06/12/2019
KEY PLAN
SCALE: N.T.S.
VIEW FROM MARSH ST. TOWARDS HILL1
SIMULATED VIEW FROM MARSH ST. TOWARDS HILLS1 VISUAL STUDY
T3.5MARSH STCHORRO ST
1
2
3
4
56
VISUAL STUDY
Pursuant to Zoning regulations Section 17.32.030 F, a visual study shall determine whether
the project will materially obstruct views of distant hills and/or create an adverse visual impact
on existing or planned publicly owned gathering sites by materially obstructing views of
nearby public open spaces, historic resources, City landmarks, or protected natural resources;
and/or create adverse shade and shadow effects during the times of day when a gathering site
is anticipated to be most used.
For the proposed project at 1144 Chorro St., the publicly owned gathering spaces that exist
within the viewshed of the hillside are the publicly owned sidewalks immediately adjacent on
Marsh Street and Chorro Street. These are represented by Views 1, 3, 4, 5 & 6. View 2 is
located at Downtown Centre Paseo.
The most prominent, existing view of the hillside is shown in view 1. View S1 shows the
simulated view where the project has a visual impact on the viewshed by partially catching the
hillside. NPacket Pg. 192
Item 13
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
MARSH & CHORRO MIXED-USE at DOWNTOWN CENTRE
SAN LUIS OBISPO, CA
DATE: 06/12/2019
SCALE: N.T.S.
VIEW FROM PASEO COURTYARD TOWARDS HILL2 SIMULATED VIEW FROM PASEO COURTYARD TOWARDS HILLS2
VISUAL STUDY
T3.6MARSH STCHORRO ST
1
2
3
4
56
The second most prominent, existing view of the hillside is shown in view 2 from the
Downtown Centre. View S2 shows the simulated view where the project has no visual impact
on the hillside viewshed.
KEY PLANN
Packet Pg. 193
Item 13
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
MARSH & CHORRO MIXED-USE at DOWNTOWN CENTRE
SAN LUIS OBISPO, CA
DATE: 06/12/2019 T3.7
VIEW FROM MARSH STREET
SCALE: N.T.S.
VIEW FROM MARSH TOWARDS HILL3
VIEW FROM SOUTH CORNER OF MARSH & CHORRO TOWARDS SITE5
VIEW FROM EAST CORNER OF MARSH & CHORRO TOWARDS HILL4
VIEW FROM CHORRO TOWARDS SITE6 VISUAL STUDYMARSH STCHORRO ST
1
2
3
4
56
Views 5 & 6 show that there are no hillside views looking toward the proposed project's
property from sidewalks on Chorro St.
View 3 & 4, taken from the sidewalk at Marsh St. reveals how the hillside view is already
currently largely blocked by the existing building and trees.
KEY PLANN
Packet Pg. 194
Item 13
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
MARSH & CHORRO MIXED-USE at DOWNTOWN CENTRE
SAN LUIS OBISPO, CA
DATE: 06/12/2019
SCALE: N.T.S.
DOWNTOWN DESIGN GUIDEINE - COMPLIANCE
T3.8
STREET ORIENTATION GUIDELINE COMPLIANCE
4.2-A
HEIGHT, SCALE GUIDELINE COMPLIANCE
4.2-B,1
4.2-B,1a
4.2-B,1b
4.2-B,1c
4.2-B,1d
4.2-B,2
4.2-B,3
The 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. Some tools to achieve this include:
See A1.1, Site
Sections
DOWNTOWN DESIGN GUIDELINES
Per San Luis Obispo Community Design Guidelines, Chapter 4- Downtown Design Guidelines.
The primary goal of the following downtown design guidelines is to preserve and enhance its attractiveness to residents and
visitors as a place where: people prefer to walk rather than drive; and where the pleasant sidewalks, shading trees, and variety
of shops, restaurants, and other activities encourage people to spend time, slow their pace, and engage one another. The
design of buildings and their setting, circulation, and public spaces in the downtown have, and will continue to play a crucial
role in maintaining this character and vitality.
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.
See A1.1 and A2.0
In no case may the height of a building at the back of sidewalk exceed the
width of the adjoining right-of-way (see Figure 4-2).
See A1.1, Building
Height Compliance
New buildings that are significantly taller or shorter than adjacent buildings
shall provide appropriate visual transitions.
See T2.0-T2.3,
Perspective Views
For 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.
See Historical report
The 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 frontage.
New 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
See T3.2-3.4, Solar
Shading Studies
New buildings should not shade the northerly sidewalk of Marsh, Higuera
or Monterey Streets at noon on December 21st. Information
demonstrating this objective shall accompany all applications for
architectural review as detailed on application checklists.
See T3.2-3.4, Solar
Shading Studies
4.2-B,4
4.2-B,4a
4.2-B,4b
4.2-B,4c
4.2-B,4d
4.2-B,4e
4.2-B,4f
4.2-B,4g
4.2-B,4h See A3 - Elevations
4.2-B,4i
4.2-B,4j See A3.4 Materials
Board
4.2-B,5
4.2-B,5a
4.2-B,5b See A2.0
4.2-B,5c
4.2-B,5d
See T2.0-T2.3,
Perspective Views
See T2.0
See T2.1
See T2.0-T2.3,
Perspective Views
Use roof overhangs, cornices, dentals, moldings, awnings, and other
decorative features to decrease the vertical appearance of the walls;
Tall buildings (between 50 and 75 feet) shall be designed to achieve
multiple policy objectives, including design amenities, housing and retail
land uses. Appropriate techniques to assure that tall buildings respect the
context of their setting and provide an appropriate visual transition to
adjacent structures include, but are not limited to:
See T2.0-T2.3,
Perspective Views
See T2.0-T2.3,
Perspective Views
For large projects that occupy several lots, variable roof heights and
architectural features that penetrate the roof plane are encouraged to
diminish the mass and scale of the taller structure;
Reinforce the established horizontal lines of facades in adjacent buildings;
Maintain the distinction between the first and upper floors by having a more
transparent ground floor.
Larger buildings (where frontages exceed 50 feet) should be clearly
expressed at the street frontage by changing material or setback to respect
the historic lot pattern and rhythm of downtown development;
Abrupt changes in building heights and/or roof orientation should be
diminished by offsets of building form and mass;
Use recesses and projections to visually divide building surfaces into
smaller scale elements;
Use color to visually reduce the size, bulk and scale of the building;
Use planter walls and other pedestrian-oriented features on the ground
floor such as windows, wall detailing, and public art.
Consider the quality of natural and reflected light in public spaces within
and around the project site and choose materials and colors to enhance
lighting effects with respect to available solar exposure.
Utility 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.
See A2.0, Site Plan
See T2.0-T2.3,
Perspective Views
See T2.0-T2.3,
Perspective Views
See A2.0, Site Plan
and A1.1 Site Sections
See A2.0, A3.0-A3.3,
Building Elevations
Location 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.
Minimum sidewalk width should be 8-feet clear of obstructions for
pedestrians (furniture, news racks, street trees etc.) across 100% of the
project frontage. Minor deviations may occur where necessary to preserve
street trees, or where right-of-way limitations reduce available sidewalk
width.
Service access to the building for loading and maintenance functions
should not exceed 20% of the project frontage on any facing street.
4.2-B,4 4.2-B,4a4.2-B,4b4.2-B,4c4.2-B,4d4.2-B,4e
4.2-B,4f
4.2-B,4g
4.2-B,4h See A3 - Elevations
4.2-B,4i
4.2-B,4j See A3.4 Materials
Board
4.2-B,5
4.2-B,5a
4.2-B,5b See A2.0
4.2-B,5c
4.2-B,5d
See T2.0-T2.3, Perspective ViewsSee T2.0See T2.1See T2.0-T2.3, Perspective Views
Use roof overhangs, cornices, dentals, moldings, awnings, and other
decorative features to decrease the vertical appearance of the walls;
Tall buildings (between 50 and 75 feet) shall be designed to achieve multiple policy objectives, including design amenities, housing and retail land uses. Appropriate techniques to assure that tall buildings respect the context of their setting and provide an appropriate visual transition to adjacent structures include, but are not limited to: See T2.0-T2.3, Perspective Views
See T2.0-T2.3,
Perspective Views
For large projects that occupy several lots, variable roof heights andarchitectural features that penetrate the roof plane are encouraged to diminish the mass and scale of the taller structure; Reinforce the established horizontal lines of facades in adjacent buildings; Maintain the distinction between the first and upper floors by having a more transparent ground floor. Larger buildings (where frontages exceed 50 feet) should be clearly expressed at the street frontage by changing material or setback to respect the historic lot pattern and rhythm of downtown development; Abrupt changes in building heights and/or roof orientation should be diminished by offsets of building form and mass;
Use recesses and projections to visually divide building surfaces into
smaller scale elements;
Use color to visually reduce the size, bulk and scale of the building;
Use planter walls and other pedestrian-oriented features on the ground
floor such as windows, wall detailing, and public art.
Consider the quality of natural and reflected light in public spaces within
and around the project site and choose materials and colors to enhance
lighting effects with respect to available solar exposure.
Utility 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.
See A2.0, Site Plan
See T2.0-T2.3,
Perspective Views
See T2.0-T2.3,
Perspective Views
See A2.0, Site Plan
and A1.1 Site Sections
See A2.0, A3.0-A3.3,
Building Elevations
Location 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.
Minimum sidewalk width should be 8-feet clear of obstructions for
pedestrians (furniture, news racks, street trees etc.) across 100% of the
project frontage. Minor deviations may occur where necessary to preserve
street trees, or where right-of-way limitations reduce available sidewalk
width.
Service access to the building for loading and maintenance functions
should not exceed 20% of the project frontage on any facing street.
FAÇADE DESIGN GUIDELINE COMPLIANCE
4.2-C
4.2-C,1
4.2-C,2
4.2-C,3
4.2-C,4
4.2-C,5
4.2-C,6 See A2.0
4.2-C,7
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.
See T2.0-T2.3,
Perspective Views,
and A3.0-A3.3
Elevations
Overall 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.
See T2.0-T2.3,
Perspective Views,
and A3.0-A3.3
Elevations
Proportions 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.
Storefront 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.
See T2.0-T2.3,
Perspective Views
See T2.0-T2.3,
Perspective Views,
and A3.0-A3.1
Elevations
Individual 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.
Wall surfaces. Wall surfaces, particularly at the street level, should be
varied and interesting, rather than unbroken and monolithic, because blank
walls discourage pedestrian traffic
Doorways. Doorways should be recessed, as described in Section D.3,
Bulkheads. 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. 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.
See A3.0-A3.1
Building Elevations
See T2.0-T2.3,
Perspective Views,
and A3.0-A3.1
Elevations
See T2.0-T2.3,
Perspective Views,
and A3.0-A3.1
Packet Pg. 195
Item 13
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
MARSH & CHORRO MIXED-USE at DOWNTOWN CENTRE
SAN LUIS OBISPO, CA
DATE: 06/12/2019 T3.9
SCALE: N.T.S.
DOWNTOWN DESIGN GUIDEINE - COMPLIANCE
4.2-D,1 GUIDELINE COMPLIANCE
4.2-D,3
4.2-D,3a
4.2-D,3b
4.2-D,3c
4.2-D,4
4.2-D,4a
4.2-D,4b
4.2-D,4c
4.2-D,4d
MATERIALS & ARCHITECTURAL DETAILS
Finish materials. The 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.
See A3.4, Material
Board
Materials should complement those on significant adjacent buildings. 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 windows
See T2.0-T2.3,
Perspective Views
Use of clear glass (at least 88 percent light transmission) on the first floor
is recommended. Introducing or changing the location or size of windows
or other openings that alter the architectural rhythm or character of the
original building is discouraged.
See A3.0-A3.1
Building Elevations
Doorways. Doors and storefront systems should be of materials and have
details and ornament appropriate to the building wall materials.
See A3.0-A3.1
Building Elevations
Storefront entrance doors should be recessed within the building façade to
provide an area for pedestrians to transition from the interior space to the
public sidewalk.
See A2.0 First Floor
Plan
Doors themselves should be primarily of glass, to avoid conflicts
between entering and exiting patrons.
See A3.0-A3.1
Building Elevations
See T2.0-T2.3,
Perspective Views,
See T2.0-T2.3,
Perspective Views,
and A3.0-A3.1
Elevations
Door and entry designs and materials should be compatible with the other
storefront materials. Terrazzo and tile pavers are attractive and appropriate
paving materials common in the downtown, while indoor/outdoor carpeting
and wood planking are inappropriate materials.
Windows. Windows 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.
When windows are added or changed, it is important that the design be
compatible with the themes common on the same block.
N/A
Permanent, fixed security grates or grilles in front of windows are not
permitted. Any necessary security grilles should be placed inside, behind
the window display area.
See A3.0-A3.1
Building Elevations
Traditional storefront transom windows should be retained whenever
feasible. If the ceiling inside the structure has been lowered, the ceiling
should be stepped up to meet the transom so that light will penetrate the
interior of the building.
See A3.0-A3.1
Building Elevations
4.2-D,4e
4.2-D,5
4.2-D,5a
4.2-D,5b
4.2-D,5c
4.2-D,5d
4.2-D,5e
4.2-D,5f See A2.0
4.2-D,5g
4.2-D,6
GUIDELINE COMPLIANCE
4.2-E See A2.0
4.2-E,a See L1.1,A2.0
4.2-E,b See L1.1,A2.0
4.2-E,c See L1.0
4.2-E,d See L1.1,A2.0
4.2-E,e See A2.0
4.2-E,f See A2.0, Room 106
Existing windows should be maintained, and not "walled-in" or darkened to
provide more interior wall or storage space.
N/A
Awnings. Awnings should be retained and/or incorporated where feasible
and compatible with the storefront.
Where the facade of a commercial building is divided into distinct bays,
awnings should be placed within the vertical elements rather than
overlapping them.
See T2.0-T2.1
Perspective Views
Primary access to public plazas and courtyards should be from the street;
secondary access may be from retail shops, restaurants, offices, and other
uses.
Shade trees or architectural elements that provide shelter and relief from
direct sunlight should be provided.
Courtyards should be buffered from parking areas or drive aisles by low
walls, landscaping, or other features to clearly define the edges of the
pedestrian space.
Ample seating should be provided.
Bicycle parking should be provided.
Awning shape should relate to the window or door opening. See T2.0-T2.1
Perspective ViewsAwnings may not be internally illuminated.
Plazas and courtyards are encouraged within the downtown. .
Awnings can be either fixed or retractable.
The use of second floor awnings shall be coordinated with lower storefront
awnings. Canvas is the most appropriate material for awnings. Metal,
plastic (vinyl), or glossy materials are not appropriate.
See T2.0-T2.3,
Perspective Views,
and A3.0-A3.1
Awnings should be functional and at least four feet wide.
A single building face with multiple tenants should use consistent awning
design and color on each building floor, unless the building architecture
differentiates the separate tenancies.
See T2.0-T2.3,
Perspective Views,
and A3.0-A3.1
Other 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. These details include such items as:
Light fixtures, wall mounted or hung with decorative metal brackets
Metal grillwork, at vent openings or as decorative features at windows,
doorways or gates, decorative scuppers, catches and down-spouts,
preferably of copper, balconies, rails, finials, corbels, plaques, etc.
Flag or banner pole brackets. Crafted artworks.
See T2.0-T2.3,
Perspective Views
PUBLIC 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
fountains, and by continuing the pavement treatment of the sidewalk.
Packet Pg. 196
Item 13
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
MARSH & CHORRO MIXED-USE at DOWNTOWN CENTRE
SAN LUIS OBISPO, CA
DATE: 06/12/2019 L1.0
planting & TREE
REMOVAL PLAN
SCALE: 1” = 20’-0”NUPUPP.L 119.30'204.5 FF
204.38 FF
204.4 FF
204.37 FF 204.15 FF
204.06 FF
204.28 FF
204.77 FF
204.61 FF
CALIFORNIA
PIZZA KITCHEN
CHORRO STREET MARSH STREET(E) 10'-0" ALLEY
(N) MIXED USE BUILDING
BRANZINO
1 122
2333
3
4
54 6
5
TREES QTY BOTANICAL NAME / COMMON NAME CONT REMARKS
4 Jacaranda mimosifolia / Single Trunk 24" box Size: 40-50` tall and 20-30` wide
WUCOLS PF = .4-.6
SHRUBS QTY BOTANICAL NAME / COMMON NAME SIZE REMARKS
12 Sansevieria trifasciata / Mother-in-law`s Tongue 5 gal Size: 2`-4` tall and 1-2` wide
WUCOLS PF = .1-.3
13 Senecio mandraliscae `Blue Chalk Sticks` / Senecio 1 gal Size: 1`-3` tall x 2`-3` wide
WUCOLS PF = .1 - .3
PLANT SCHEDULE
1 SITE PLAN
SCALE:1" = 30'MARSH & CHORRO MIXED-USE1144 CHORRO STREET, SAN LUIS OBISPO, CAJACARANDA MOTHER IN LAWS TONQUE SENECIO
KEYNOTES
1. (E) STREET TREE TO REMAIN
2. (N) DECORATIVE PATIO FENCE
3. (N) RAISED PLANTERS
4. (E) PALM TO BE REMOVED
5. (E) CARROTWOOD TREE TO BE
REMOVED
6. (E) BRACHYCHITON TO BE REMOVED
Packet Pg. 197
Item 13
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
MARSH & CHORRO MIXED-USE at DOWNTOWN CENTRE
SAN LUIS OBISPO, CA
DATE: 06/12/2019 L1.1
ROOFTOP planting
plan
SCALE: 1” = 20’-0”NSTUDIO
601
357 SF
STUDIO
603
318 SF
STUDIO
604
318 SF
STUDIO
607
329 SF
STUDIO
608
337 SF
1-BD
611
451 SF
STUDIO
613
408 SF
STUDIO
614
450 SF
STUDIO
615
501 SF
STUDIO
616
484 SF
1-BD
617
576 SF
2-BD
605
660 SF
STUDIO
602
350 SF
STUDIO
606
329 SF
1-BD
609
362 SF
1-BD
610
479 SF
1-BD
612
451 SFCOMMON
KITCHEN
618
363 SF
(N) MIXED USE BUILDING
1 1 1 1
1
1
1
2
22
22
2
TREES QTY BOTANICAL NAME / COMMON NAME CONT REMARKS
8 Magnolia grandiflora `Little Gem` / Dwarf Southern Magnolia 15 gal Size: 20`-25` tall and 10`-15` wide
WUCOLS PF = .4 - .6
SHRUBS QTY BOTANICAL NAME / COMMON NAME SIZE REMARKS
4 Cotinus coggygria `Royal Purple` / Royal Purple Smoke Tree 5 gal Size: 16` tall and 15` wide
. WUCOLS PF = .4 - .6
43 Nepeta x faassenii `Walkers Low` / Walkers Low Catmint 1 gal Size: 2`- 2 1/2` tall and 2`-3` wide
WUCOLS PF: .1-.3
9 Olea europaea `Little Ollie` TM / Little Ollie Olive 5 gal Size: 4`-6` tall and wide
WUCOLS PF = >.1
PLANT SCHEDULE
20 Senecio mandraliscae `Blue Chalk Sticks` / Senecio 1 gal Size: 1`-3` tall x 2`-3` wide
WUCOLS PF = .1 - .3
1 SITE PLAN
SCALE:1" = 30'MARSH & CHORRO MIXED-USE1144 CHORRO STREET, SAN LUIS OBISPO, CADWARF SOUTHERN
MAGNOLIA
PURPLE ROYAL
SMOKE TREE
WALKERS LOW CATMINT LITTLE OLLIE OLIVE
MOTHER IN LAWS TONQUE SENECIO
KEYNOTES
1. (N) RAISED PLANTERS
2. (N) ROOFTOP PATIO
Packet Pg. 198
Item 13
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
MARSH & CHORRO MIXED-USE at DOWNTOWN CENTRE
SAN LUIS OBISPO, CA
DATE: 06/12/2019 L1.2
WATER CALCS
Estimated Total Water Use
Equation:
ETWU = (ETo) x (0.62) x [(PF x HA/IE) + SLA]
Enter values in Pale Blue Cells
Tan Cells Show Results
Messages and Warnings
Enter Irrigation Efficiency (equal to or greater than 0.71)0.91
Irrigation Efficiency Default Value 0.71
Plant Water Use Type Plant Factor
Low 0 - 0.3
Medium 0.4 - 0.6
High 0.7 - 1.0
SLA 1.00
Hydrozone
Plant Water
Use Type (s)
(low, medium,
high)
Plant Factor
(PF)
Hydrozone
Area (HA)
(ft2) PF x HA (ft
2)
1 Low 0.20 72 14
2 Medium 0.40 80 32
3 Low 0.20 276 55
4 Low 0.40 192 77
0
0
0
0
0
0
0
0
0
0
178
SLA 1 0 0
Sum 620
Results
MAWA = 9,262 ETWU= 5,324 Gallons ETWU complies with MAWA
712 Cubic Feet
7 HCF
0.02 Acre-feet
0.01 Millions of Gallons
Enter value in Pale Blue Cells
Tan Cells Show Results
Messages and Warnings
Click on the blue cell on right to Pick City Name San Luis Obispo Name of City
ETo of City from Appendix A 43.80 ETo (inches/year)
Enter total landscape including SLA 620.00 LA (ft2)
Enter Special Landscape Area 0.00 SLA (ft2)
Results:
MAWA = (ET o) x (0.62) x [(0.55 x LA)+(0.45 x SLA)]9,261.56 Gallons
1,238.09 Cubic Feet
12.38 HCF
0.03 Acre-feet
0.01 Millions of Gallons
MAWA calculation incorporating Effective Precipitation (Optional)
ETo of City from Appendix A 43.80 ETo (inches/year)
Landscape Area 620.00 LA (ft2)
Special Landscape Area 0.00 SLA (ft2)
0.00 Total annual precipitation
Enter Effective Precipitation 0.00 Eppt (in/yr)(25% of total annual precipitation)
Results:
MAWA=(ET o - Eppt) x (0.62) x [(0.55 x LA)+(0.45 x SLA)]- Gallons
- Cubic Feet
- HCF
- Acre-feet
- Millions of Gallons
Packet Pg. 199
Item 13
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
MARSH & CHORRO MIXED-USE at DOWNTOWN CENTRE
SAN LUIS OBISPO, CA
DATE: 06/12/2019 A1.0
2. MARSH STREET ELEVATION
1. CHORRO STREET ELEVATION
SCALE: 1” = 30’-0”
SCALE: 1” = 30’-0”
MARSH ST
TOP OF STRUCTURE 62'-0"
TOP OF BUILDING 55'-0"
TOP OF PARAPET 75'-0"
TOP OF PARAPET 42'-6"
TOP OF ROOF 47'-0"
TOP OF PARAPET 75'-0"
TOP OF PARAPET 42'-6"
TOP OF ROOF 30'-0"
TOP OF STRUCTURE 35'-0"
PLPL
PL PL
54'-0"15'-0"
5'-0" 10'-0"
70'-00"134'-6"5'-0"
110'-0"
CHORRO ST
MARSH ST
4'-6"
1"=30'-0"
TOP OF STRUCTURE 62'-0"
TOP OF BUILDING 55'-0"
TOP OF PARAPET 75'-0"
TOP OF PARAPET 42'-6"
TOP OF ROOF 47'-0"
TOP OF PARAPET 75'-0"
TOP OF PARAPET 42'-6"
TOP OF ROOF 30'-0"
TOP OF STRUCTURE 35'-0"
PLPL
PL PL
54'-0"15'-0"
5'-0"10'-0"
70'-00"134'-6"5'-0"
110'-0"
CHORRO ST
MARSH ST
4'-6"
1"=30'-0"
Packet Pg. 200
Item 13
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
MARSH & CHORRO MIXED-USE at DOWNTOWN CENTRE
SAN LUIS OBISPO, CA
DATE: 06/12/2019 A1.1
SITE SECTION 2
SITE SECTION 1
SCALE: 1” = 30’-0”
SCALE: 1” = 30’-0”
Packet Pg. 201
Item 13
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
MARSH & CHORRO MIXED-USE at DOWNTOWN CENTRE
SAN LUIS OBISPO, CA
DATE: 06/12/2019 A2.0
site plan and
first floor plan
SCALE: 1” = 20’-0”NKEYNOTES
1. (N) TREES. SEE LANDSCAPE PLAN FOR
SPECIES/SIZE. MAINTAIN 8’ CLEARANCE
2. (N) CURB CUT
3. (E) TREE TO REMAIN. MAINTAIN 8’
CLEARANCE AT SIDEWALK AROUND TREE.
4. (N) PAVING AT SIDEWALK
5. (E) GAS METER IN SIDEWALK
6. (E) PGE VAULT
7. (E) MANHOLE
8. (E) WATER METER IN SIDEWALK
9. (E) WATER METER IN SIDEWALK TO BE
RELOCATED OUTSIDE OF TREE GRATE
AREA
10. (E) FIRE HYDRANT
11. (E) TRUNCATED DOME - ADA MARKING
STRIP
12. (E) STREET LIGHT &TRAFFIC SIGNAL
13. (E) PEDESTRIAN SIGNAL
14. (E) CURB CUT AT ALLEY
15. (N) STORMWATER BIOFILTER PLANTER
TYP.
16. APPROXIMATE SIZE AND LOCATION OF (E)
BASEMENT TO REMAIN (STORAGE 001)
17. NEW FINISH FLOOR GRADES AT DOOR
THRESHOLDS PER 1.5% MAX CROSS
SLOPE FROM ADJACENT TOP OF CURB.
B
1
24'-0"15'-0"24'-0"
2
3
4
5
6
1
2
3
4
5
6
C D E F G
B C D E F G
20'-0"23'-0"20'-0"20'-0"
20'-0"23'-0"20'-0"20'-0"5'-0"25'-0"20'-0"25'-0"15'-0"5'-0"25'-0"20'-0"25'-0"720'-0"7 20'-0"A
A
10'-0"
10'-0"
H
H
22'-6"
22'-6"UPUPRETAIL
102
1,425 SF
TRASH
107
612 SF
UTILITY
108
480 SF
2
3
RETAIL
101
1,424 SF
RETAIL
100
1,738 SF
OFFICE LOBBY
104
594 SF
RES. LOBBY
103
597 SF
GARAGE
105
3,782 SF
P.L 119.30'(E) 10'-0" ALLEY (E) ADJACENT
BUILDING
CHORRO STREET MARSH STREET
4
5
MC - 2
MC - 1
1-ADA
BIKE
106
292 SF
SHOW /
LOCKERS
110
198 SF
FIRE
RISER
109
89 SF
COVERED
AREA
111
546 SF
MAIL BOXES
1
1
3
2
311 45
5
6 6
7
7
8
8
8
9
10
11
12
13
10
14
5'-0"15
2
A1.1
1
A1.1
6
7
12'-4"4'-4"9'-4"12'-6"10'-0"10'-0"8'-0"16
204.5 FF
204.38 FF
204.4 FF
204.37 FF 204.15 FF
204.06 FF
204.28 FF
204.77 FF
204.61 FF
17
Packet Pg. 202
Item 13
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
MARSH & CHORRO MIXED-USE at DOWNTOWN CENTRE
SAN LUIS OBISPO, CA
DATE: 06/12/2019 A2.1
SECOND floor plan
third floor, sim.
SCALE: 1” = 20’-0”NPacket Pg. 203
Item 13
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
MARSH & CHORRO MIXED-USE at DOWNTOWN CENTRE
SAN LUIS OBISPO, CA
DATE: 06/12/2019 A2.2
fourth FLOOR plan
SCALE: 1” = 20’-0”NPacket Pg. 204
Item 13
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
MARSH & CHORRO MIXED-USE at DOWNTOWN CENTRE
SAN LUIS OBISPO, CA
DATE: 06/12/2019 A2.3
fifth FLOOR plan
SCALE: 1” = 20’-0”NPacket Pg. 205
Item 13
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
MARSH & CHORRO MIXED-USE at DOWNTOWN CENTRE
SAN LUIS OBISPO, CA
DATE: 06/12/2019 A2.4
sixth FLOOR plan
SCALE: 1” = 20’-0”NPacket Pg. 206
Item 13
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
MARSH & CHORRO MIXED-USE at DOWNTOWN CENTRE
SAN LUIS OBISPO, CA
DATE: 06/12/2019 A2.5
ROOF PLAN
SCALE: 1” = 20’-0”NPacket Pg. 207
Item 13
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
MARSH & CHORRO MIXED-USE at DOWNTOWN CENTRE
SAN LUIS OBISPO, CA
DATE: 06/12/2019 A2.6
2-BEDROOM 505 616 SF
SCALE: 3/32” = 1’-0”
UNIT FLOOR PLAN EXAMPLES
STUDIO 507 329 SFSTUDIO 504 318 SFSTUDIO 501 357 SF
1-BEDROOM 511 451 SF STUDIO 516 484 SF1-BEDROOM 510 479 SF1-BEDROOM 509 362 SF
Packet Pg. 208
Item 13
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
MARSH & CHORRO MIXED-USE at DOWNTOWN CENTRE
SAN LUIS OBISPO, CA
DATE: 06/12/2019 A3.0
SOUTH ELEVATION
SCALE: 1/16” = 1’-0”
SECOND FLOOR 15'-0"
THIRD FLOOR 27'-0"
FIFTH FLOOR 50'-0"
TOP OF PARAPET 42'-6"75'-0"MAX. BUILDING HEIGHTPL PL
SIXTH FLOOR 61'-0"
FOURTH FLOOR 39'-0"
TOP OF PARAPET 75'-0"
TOP OF ROOF 72'-0"
FIRST FLOOR 0'-0"15'-0"12'-0"12'-0"11'-0"11'-0"11'-0"1/16"=1'-0" - SOUTH
Packet Pg. 209
Item 13
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
MARSH & CHORRO MIXED-USE at DOWNTOWN CENTRE
SAN LUIS OBISPO, CA
DATE: 06/12/2019 A3.1
EAST ELEVATION
SCALE: 1/16” = 1’-0”75'-0"MAX. BUILDING HEIGHTPLPL
5'-0"STAIRTOWERSECOND FLOOR 15'-0"
THIRD FLOOR 27'-0"
FIFTH FLOOR 50'-0"
TOP OF PARAPET 42'-6"
SIXTH FLOOR 61'-0"
FOURTH FLOOR 39'-0"
TOP OF PARAPET 75'-0"
TOP OF ROOF 72'-0"
FIRST FLOOR 0'-0"15'-0"12'-0"12'-0"11'-0"11'-0"11'-0"EAST - 1/16"=1'-0"Packet Pg. 210
Item 13
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
MARSH & CHORRO MIXED-USE at DOWNTOWN CENTRE
SAN LUIS OBISPO, CA
DATE: 06/12/2019 A3.2
NORTH ELEVATION
SCALE: 1” = 20’-0”
PLPL
75'-0"MAX. BUILDING HEIGHT5'-0"STAIRTOWERSECOND FLOOR 15'-0"
THIRD FLOOR 27'-0"
FIFTH FLOOR 50'-0"
TOP OF PARAPET 42'-6"
SIXTH FLOOR 61'-0"
FOURTH FLOOR 39'-0"
TOP OF PARAPET 75'-0"
TOP OF ROOF 72'-0"
FIRST FLOOR 0'-0"15'-0"12'-0"12'-0"11'-0"11'-0"11'-0"1/16"=1'-0" - NORTH
Packet Pg. 211
Item 13
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
MARSH & CHORRO MIXED-USE at DOWNTOWN CENTRE
SAN LUIS OBISPO, CA
DATE: 06/12/2019 A3.3
WEST ELEVATION
SCALE: 1” = 20’-0”75'-0"MAX. BUILDING HEIGHTPL PL
5'-0"STAIRTOWERPL
SECOND FLOOR 15'-0"
THIRD FLOOR 27'-0"
FIFTH FLOOR 50'-0"
SIXTH FLOOR 61'-0"
FOURTH FLOOR 39'-0"
TOP OF PARAPET 75'-0"
TOP OF ROOF 72'-0"
FIRST FLOOR 0'-0"15'-0"12'-0"12'-0"11'-0"11'-0"11'-0"TOP OF PARAPET 42'-6"
1/16"=1'-0" - WEST
Packet Pg. 212
Item 13
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
MARSH & CHORRO MIXED-USE at DOWNTOWN CENTRE
SAN LUIS OBISPO, CA
DATE: 06/12/2019 A3.4
MATERIAL BOARD
BLACK NO.29 BLACK
NEWPORT SW 7069 IRON OREP-525 NAVAJO WHITE
BULKHEADS AND WINDOW HEADERS
CONCRETE FINISH OR POLISHED PLASTER
STOREFRONT
KAWNEER, ANODIZED ALUM.
WALL SCONCE
LUMENS URBAN INDOOR/OUTDOOR
BRICK SIDING
COMMERCIAL BRICK CORP
SIDING AND TRIM PANELS
BLACK METAL
STUCCO SIDING
MERLEX SBF BASE A
Packet Pg. 213
Item 13
Packet Pg. 214
Item 13
CULTURAL HERITAGE COMMITTEE REPORT
1.0 PROJECT DESCRIPTION AND SETTING
The applicant has applied for the conceptual review of a six-story mixed-use development with a
maximum height of 75-feet within the Downtown Historic District, see Figure 1. The subject property
is directly adjacent to the Master List Historic Resource Hotel Wineman, and in vicinity of the Master
List Masonic Temple and the Master List Commercial Bank Building. The subject property is not listed
as historic resource. The proposed concept plan consists of ground floor retail and parking, two stories
of office space, and three stories of residential dwellings (Attachment 1, Project Plans).
General Location: The property is located on
the corner of Marsh and Chorro Streets within
the Commercial Downtown zone on the border
of the Downtown Historic District.
Present Use: Vacant
Zoning: Downtown Commercial within the
Downtown Historic District (C-D-H)
General Plan: General Retail
Surrounding Uses:
East: California Pizza Kitchen
West: Eureka Burger
North: Hotel Wineman
South: Chorro Street Parking Structure
2.0 PROPOSED DESIGN
Design details: Brick design that extends from the street level to the third and fourth stories. Upper
floors consisting of stucco siding that are stepped back five feet from the brick façade.
Materials: Brick & Stucco siding, anodized aluminum storefronts, concrete bulkheads and window
header, and black metal awnings/balconies.
3.0 NEXT STEPS
Proceeding the feedback from the CHC, the project will be scheduled for conceptual review by the
ARC, tentatively scheduled for December 3, 2018. The ARC will review the project and provide
feedback based on the Community Design Guidelines. Following conceptual review, the applicant will
Meeting Date: November 26, 2018
Item Number: 1
Item No. 1
FROM: Brian Leveille, Senior Planner BY: Kyle Bell, Associate Planner
PROJECT ADDRESS: 1144 Chorro Street FILE NUMBER: ARCH-1903-2018
APPLICANT: Mark Rawson REPRESENTATIVE: Ten Over Studios, Inc.
____________________________________________________________________________________________________
For more information contact: (Kyle Bell) at 781-7524 or kbell@slocity.org
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consider feedback and prepare a formal application for complete review. Once all information is
collected and the project is deemed complete hearings will be scheduled before the CHC, ARC, PC, and
City Council for final review of the project.
4.0 FOCUS OF REVIEW
The CHC’s role is to review the project for consistency with the Historic Preservation Guidelines and
Secretary of the Interior’s Standards and other policies and standards identified in this report, and to
provide the applicant and staff with feedback on the proposed conceptual design. A Historic
Preservation Report, prepared by SWCA Environmental Consultants, has been provided with this
report that includes an assessment of the project’s conformance with Historic Preservation Guidelines
(Attachment 2).
Historic Preservation Guidelines: https://www.slocity.org/home/showdocument?id=4144
Secretary of Interior Standards: https://www.slocity.org/home/showdocument?id=16940
5.0 GUIDANCE DOCUMENTS/DISCUSSION ITEMS
HISTORIC PRESERVATON GUIDELINES CHC Discussion Items
§3.2.1 Architecturally compatible
development within Historic Districts.
The CHC should provide feedback on the project’s compatibility
with the prevailing historic character in terms of scale, massing,
rhythm, detailing, materials, and setting.
The CHC should discuss whether the architectural style could be
found compatible with the district based on scale, massing,
rhythm, signature architectural elements, and materials.
§3.2.2 Architectural compatibility.
The CHC should discuss and provide feedback on whether the
proposed project contrasts with, significantly blocks public views
of, or visually detracts from, the historic character of historically
designated structures within the vicinity.
§5.2.2 Downtown Historic District
The CHC should discuss and provide feedback whether the
project includes common site features, and predominant
architectural characteristics of the Historic District.
Figure 1: Neighborhood Context and adjacent building heights.
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6.0 PROJECT STATISTICS
Site Details Proposed Allowed/Required*
Setbacks 0 feet 0 feet
Density (DU) 29.26 DU 13.68 DU
Maximum Height of Structures 75 feet 50 - 75 feet
Max Building Coverage (footprint) 91% 100%
Floor Area Ratio (FAR) 3.87 FAR 3.75 FAR
Total # Parking Spaces 11 spaces 93 spaces
*2018 Zoning Regulations
7.0 ATTACHMENTS
7.1 Project Plans
7.2 Historic Preservation Report
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DRAFT Minutes – Cultural Heritage Committee Meeting of November 26, 2018 Page 1
Minutes
CULTURAL HERITAGE COMMITTEE
Monday, November 26, 2018
Regular Meeting of the Cultural Heritage Committee
CALL TO ORDER
A Regular Meeting of the San Luis Obispo Cultural Heritage Committee was called to order on
Monday, November 26, 2018 at 5:30 p.m. in the Council Hearing Room, located at 990 Palm
Street, San Luis Obispo, California, by Chair Papp.
ROLL CALL
Present: Committee Members Sandy Baer, Thom Brajkovich, Glen Matteson, Damon
Haydu, Craig Kincaid, Vice-Chair Shannon Larrabee, and Chair James Papp
Absent: None
Staff: Senior Planner Brian Leveille, Associate Planner Kyle Bell, Assistant Planner
Walter Oetzell, and Recording Secretary Summer Aburashed
APPROVAL OF MINUTES
1. Consideration of Minutes of the Regular Cultural Heritage Committee Meeting of
October 22, 2018:
ACTION: UPON MOTION BY COMMITTEE MEMBER MATTESON, SECONDED BY
COMMITTEE MEMBER BAER, CARRIED 6-0-0-1 (VICE-CHAIR LARRABEE
ABSTAINING), the Cultural Heritage Committee approved the Minutes of the Regular
Cultural Heritage Committee Meeting of October 22, 2018, as amended.
Spelling corrections on page 2, Applicant representatives names Emily “Year” should be
changed to “Ewer” and Bryce “Armstrong” to “Engstrom”.
Spelling corrections on page 1, Committee Member Thom Brajkovich should be changed
from “Brajk” to “Brajkovich.”
Update the action for Leff Street on page 2 to reflect it to state “forward recommendation to
find proposed project consistent with applicable standards.”
Update Recess to show that all Committee Members were present excusing Vice-Chair
Larrabee as she was absent for that meeting.
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Minutes – Cultural Heritage Committee Meeting of November 26, 2018 Page 2
PUBLIC COMMENT
None
End of Public Comment--
PUBLIC HEARING ITEMS
2. 1144 Chorro Street. Case #: ARCH-1903-2018, C-D-H Zone; Mark Rawson, Applicant.
Associate Planner Kyle Bell provided a PowerPoint presentation and responded to
Committee inquiries.
Applicant representatives, Mark Rawson with Copeland Properties, Ten Over Studio
Principal Jim Duffy, Project Architect Jessie Skidmore, and Paula Carr provided a
presentation and responded to Committee inquiries.
Public Comment
Dave Hannings
Jeanne Kinney
James Lopes
Greg Wynn
Sandra Marshall
Stan Carpenter
End of Public Comment--
ACTION: UPON MOTION BY COMMITTEE MEMBER BAER, SECONDED BY
COMMITTEE MEMBER KINCAID, CARRIED 7-0-0, identifying specific directional items
for the conceptual review of a proposed six-story mixed use building with a maximum height
of 75-feet adjacent to the Master List Historic Structure Hotel Wineman within the
Downtown Historic District.
The committee provided the following directional items to the applicant:
1. The project shall include a height analysis of buildings in the vicinity and within the
Historic District, including the Masonic Temple.
2. The shading study shall be revised to identify the specific shadow of the proposed
structure, to distinguish between shading of existing structures.
3. The Historic Preservation Report shall be revised to address the existing structure’s
potential historic eligibility within the district, in consideration of the evaluation criteria
for historic resource listing.
4. The proposed scale and mass of the structure above fourth story, referred to as the
stucco portion”, is considered incompatible with the Historic District.
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Minutes – Cultural Heritage Committee Meeting of November 26, 2018 Page 3
5. The architectural style is considered too “institutional”, alternative styles should be
considered giving the projects prominent location and opportunity to contribute to the
Historic District’s prevailing significance and distinctive architecture.
6. The proposed design should be modified to include more architectural details and
features consistent with the character of the Historic District.
7. The proposed fenestration is considered monotonous and should provide greater variety
and articulation.
8. The project design should provide more articulation and variety along the storefront
elevations.
Recess:
The Committee recessed at 7:35p.m. and reconvened at 7:39 p.m. with all committee
members present.
3. 857 Monterey. Case #: ARCH-1885-2018, C-D-H Zone; Danny Freitas, Applicant
Assistant Planner Walter Oetzell provided a PowerPoint presentation and responded to
Committee inquiries.
Applicant representatives, Ten Over Studios representatives, Jim Duffy and Jessie Skidmore
provided a PowerPoint presentation and responded to Committee inquiries.
Public Comment
Greg Wynn
End of Public Comment--
ACTION: UPON MOTION BY COMMITTEE MEMBER MATTESON, SECONDED BY
COMMITTEE MEMBER BAER, CARRIED 7-0-0, to recommend that the Community
Development Director find the project consistent with Historic Preservation Ordinance, with
consideration of the consistency of proposed wall sconces with the building’s period of
significance and with the character of surrounding buildings, and with consideration of the
color of the window muntins, for a less stark appearance.
4. 771 Buchon Street. Case #: HIST-1936-2018, R-2-H Zone; Chris and Heidi Frago,
Applicants
Assistant Planner Walter Oetzell provided a PowerPoint presentation and responded to
Committee inquiries.
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Minutes – Cultural Heritage Committee Meeting of November 26, 2018 Page 4
Applicant representatives, Chris and Heidi Frago, provided a brief description of their request
and of the Nathaniel Brew Home, and responded to Committee inquiries.
Public Comment
None
End of Public Comment--
ACTION: UPON MOTION BY COMMITTEE MEMBER KINCAID, SECONDED BY
VICE-CHAIR LARRABEE, CARRIED 7-0-0, to approve a Historical Preservation
Agreement (Mill's Act Program) for the Master List Nathaniel Brew Home at 771 Buchon as
presented, with an amendment to exclude interior painting from the list of improvements
proposed under the agreement.
PRESENTATION AND DISCUSSION
5. Review of documentation and discussion of whether additional information should be
provided for the proposed demolition of 664 Upham Street (not a listed historic
resource)
Senior Planner Brian Leveille provided a presentation and responded to Committee inquiries.
Greg Wynn provided a presentation and responded to Committee inquiries.
The Committee was in consensus that additional information is not necessary, and that the
demolition can proceed without further review of potential historical significance.
COMMENT AND DISCUSSION
Senior Planner Brian Leveille provided an agenda forecast.
ADJOURNMENT
The meeting was adjourned at 8:40 p.m. The Regular Cultural Heritage Committee meeting for
December 17, 2018 has been cancelled. The next Regular Cultural Heritage Committee meeting
is scheduled for Monday, January 28, 2019 at 5:30 p.m., in the Council Hearing Room, 990
Palm Street, San Luis Obispo, California.
APPROVED BY THE CULTURAL HERITAGE COMMITTEE: 01/28/2019
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ARCHITETURAL REVIEW COMMISSION REPORT
1.0 PROJECT DESCRIPTION AND SETTING
The applicant has applied for the conceptual review of a six-story mixed-use development with a
maximum height of 75-feet within the Downtown Historic District, see Figure 1. The proposed concept
plan consists of ground floor retail and parking, two stories of office space, and three stories of
residential dwellings (Attachment 1, Project Plans).
General Location: The property is located on
the corner of Marsh and Chorro Streets within
the Commercial Downtown zone and
Downtown Historic District.
Present Use: Vacant
Zoning: Downtown Commercial within the
Downtown Historic District (C-D-H)
General Plan: General Retail
Surrounding Uses:
East: California Pizza Kitchen
West: Eureka Burger
North: Hotel Wineman
South: Chorro Street Parking Structure
2.0 PROPOSED DESIGN
Design details: Brick design that extends from the street level to the third and fourth stories. Upper
floors consisting of stucco siding that are stepped back five feet from the brick façade.
Materials: Brick & Stucco siding, anodized aluminum storefronts, concrete bulkheads and window
header, and black metal awnings/balconies.
3.0 NEXT STEPS
The project has been conceptually reviewed by the Cultural Heritage Committee (CHC) on November
26, 2018. Following conceptual review, the applicant will consider feedback from the CHC and the ARC
and prepare a formal application for complete review. Once all application materials are collected
(including a viewshed analysis and visual assessment) and the project is deemed complete, review
hearings will be scheduled before the CHC, ARC, PC, and City Council for final review of the project.
Meeting Date: December 3, 2018
Item Number: 1
Item No. 1
FROM: Doug Davidson, Deputy Director BY: Kyle Bell, Associate Planner
PROJECT ADDRESS: 1144 Chorro Street FILE NUMBER: ARCH-1903-2018
APPLICANT: Mark Rawson REPRESENTATIVE: Ten Over Studios, Inc.
____________________________________________________________________________________________________
For more information contact: (Kyle Bell) at 781-7524 or kbell@slocity.org
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4.0 FOCUS OF REVIEW
The ARC’s role is to review the project for consistency with the Community Design Guidelines and
applicable City policies and standards, to provide the applicant and staff with feedback on the
proposed conceptual design. A Historic Preservation Report, prepared by SWCA Environmental
Consultants, has been provided with this report that includes an assessment of the project’s
conformance with Historic Preservation Guidelines (Attachment 2). This was the focus of the CHC’s
review.
Community Design Guidelines: https://www.slocity.org/home/showdocument?id=2104
Downtown Concept Plan: https://www.slocity.org/home/showdocument?id=17344
5.0 COMMUNITY DESIGN GUIDELINES/DISCUSSION ITEMS
Highlighted Sections ARC Discussion Items
CDG Chapter 2 – General Design Principles
§2.1 - Site Design The ARC should discuss whether the project concept considers the context
of best examples of architecture in the vicinity.
§2.2 - Building Design
The ARC should discuss whether the building design provides adequate
proportion and balance of the building elements, including articulation that
effectively reduces the apparent mass of the structure.
CDG Chapter 4 - Downtown Design Guidelines
§4.2B - Height, Scale
The ARC should discuss whether the height and scale of the project provides
adequate visual transitions and sensitivity to historic resources of structures
in the vicinity.
The ARC should discuss whether the project provides the appropriate
techniques, identified in CDG 4.2.B.4, to assure the height of the building
respects the context of the site setting.
§4.2C - Façade Design The ARC should discuss whether the building façade provides appropriate
rhythm and proportion of storefront systems and window openings.
§4.2D - Materials and
Details
The ARC should discuss whether the projects materials and architectural
details are consistent with the distinctive character of Downtown.
Figure 1: Neighborhood Context and adjacent building heights.
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6.0 PROJECT STATISTICS/ASSOCIATED STUDIES
Site Details Proposed Allowed/Required*
Setbacks 0 feet 0 feet
Density (DU) 29.26 DU 13.68 DU
Residential Uses Provided Required
Height of Structures
Minimum 6-stories 2-stories along street
Maximum 75 feet 50 feet
Maximum with PC Exception 75 feet 75 feet
Max Building Coverage (footprint) 91% 100%
Floor Area Ratio (FAR) 3.87 FAR 3.75 FAR
Total # Parking Spaces 11 spaces 93 spaces
Limitations on New Driveways Requested Restricted
Application Requirements
Viewshed Analysis1 & Visual Study Pending Submittal Required
Solar Shading Analysis Provided Required
Parking Demand Management Pending Submittal Required
3-D Digital Model Pending Submittal Required
Solid Waste Management Plan Pending Submittal Required
Green Building Plan Pending Submittal Required
Emergency Services Access Plan Pending Submittal Required
Public Safety Plan Pending Submittal Required
Utilities Infrastructure Analysis Pending Submittal Required
Building Code Analysis Pending Submittal Required
*2018 Zoning Regulations
7.0 ATTACHMENTS
7.1 Project Plans
7.2 Historic Preservation Report
1 Zoning Regulations Section 17.32.030E.6.a - Viewshed Analysis. A written and graphic viewshed analysis from various
perspectives. The analysis shall identify visual resources within the viewshed of the project and indicate how the design of the
project addresses those views from each perspective. Specific attention shall be given to views from adjacent publicly owned
gathering spaces, such as Mission Plaza. Packet Pg. 224
Item 13
Minutes
ARCHITECTURAL REVIEW COMMISSION
Monday, December 3, 2018
Regular Meeting of the Architectural Review Commission
CALL TO ORDER
A Regular Meeting of the Architectural Review Commission was called to order on Monday,
December 3, 2018 at 5:00 p.m. in the Council Chamber, located at 990 Palm Street, San Luis
Obispo, California, by Chair Root.
ROLL CALL
Present: Commissioners Richard Beller, Brian Rolph, Micah Smith, Angela Soll, Christie
Withers, and Chair Allen Root
Absent: Vice-Chair Amy Nemcik
Staff: Deputy Director Doug Davidson, Associate Planner Kyle Bell, Senior Planner Shawna
Scott, and Recording Secretary Summer Aburashed. Other staff members presented
reports or responded to questions as indicated in the minutes.
PUBLIC COMMENT ON ITEMS NOT ON THE AGENDA
None
End of Public Comment--
APPROVAL OF MINUTES
1. Consideration of Minutes of the Regular Architectural Review Commission Meeting of
October 15, 2018.
ACTION: MOTION BY COMMISSIONER BELLER, SECOND BY COMMISSIONER
WITHERS, CARRIED 6-0-1(VICE-CHAIR NEMCIK ABSENT) to approve the minutes of
the Regular Architectural Review Commission of October 15, 2018, as presented.
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Minutes – Architectural Review Commission Meeting of December 3, 2018 Page 2
PUBLIC HEARINGS
2. 1144 Chorro Street. Case #: ARCH 1903-2018, C-D-H Zone; Mark Rawson, applicant
Associate Planner Kyle Bell presented the staff report with the use of a PowerPoint
presentation and responded to Commissioner inquiries.
Applicant representatives, Project Architect Mark Rawson, provided a PowerPoint
presentation and responded to Commissioner inquiries.
Public Comments:
Dave Hannings
James Lopes
Jeanne Kinney
Sandra Marshall
John Grady
Quinn Pullen
Les Beck
End of Public Comment--
By consensus, the Commission reviewed a proposed six-story mixed use building with a
maximum height of 75-feet within the Downtown Historic District. No final action was taken
on the project.
The following direction was provided to the applicant:
The project should respond to the Cultural Heritage Committee directional items with
emphasis on providing a higher degree of articulation to relieve building mass and
provide a greater variety of fenestration, the project should consider a variety in relief of
roof lines.
The project should consider and respond to the planning principles and goals identified in
the Downtown Concept Plan.
The architectural style should be distinctive as a gateway feature to downtown through
design excellence justifying the requested height above 50 feet, given the project
prominence along the intersection, the design should be of its own time while compatible
with adjacent historic structures.
The project should provide greater step backs on the upper levels and/or consider a height
reduction with sensitivity to adjacent historic resources, the design and mass should
reinforce the horizontal lines of adjacent facades.
The design should focus on pedestrian scale, consider opportunity to revitalize the corner
of Marsh and Chorro as a design feature combined with greater sidewalk widths and
additional relief of storefronts to provide for patio dining. Consider tying into the
pedestrian experience of the Downtown Center.
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Minutes – Architectural Review Commission Meeting of December 3, 2018 Page 3
Materials should be high quality and selected carefully to be compatible with the historic
buildings, without replicating design features, the second story windows should be
reduced in height to reflect traditional transom window designs.
3. 1241 Laurel Lane. Case #: ARCH-1909-2018, C-N Zone, Laurel Lane Investments
LLC, applicant
Deputy Director Doug Davidson presented the staff report with the use of a PowerPoint
presentation and responded to Commissioner inquiries.
Applicant representative, Sean Beauchamp, Southpaw Signs, provided graphic materials to
the Commission and responded to Commissioner inquiries.
Public Comments:
None
End of Public Comment--
ACTION: MOTION BY COMMISSIONER BELLER, SECOND BY COMMISSIONER
WITHERS, CARRIED 6-0-1(VICE-CHAIR NEMCIK ABSENT) to adopt Resolution No.
ARC-1023-2018 entitled:
A RESOLUTION OF THE ARCHITECTURAL REVIEW COMMISSION OF THE CITY
OF SAN LUIS OBISPO, CALIFORNIA, APPROVING A SIGN PROGRAM FOR THE
VILLAGE AT LAUREL LANE SHOPPING CENTER AT 1241 LAUREL LANE
APPLICATION ARCH-1909-2018)”, as amended below.
Approve sign program for shopping center with the monument sign modified to 12-foot
maximum above natural grade with up to 2 foot concrete base, with hanging signs and
market signs as proposed.
The Commission also advised staff to: confirm site distance visibility, including visibility
from the bike path; and consider landscaping around the center identification sign.
COMMENT AND DISCUSSION
Deputy Director Davidson provided a brief agenda forecast.
ADJOURNMENT
The meeting was adjourned at 6:59 p.m. The Regular Architectural Review Commission for
Monday, December 17, 2018 has been cancelled. The next Regular Architectural Review
Commission meeting is scheduled for Monday, January 7, 2019 at 5:00 p.m., in the Council
Hearing Room, 990 Palm Street, San Luis Obispo, California.
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Minutes – Architectural Review Commission Meeting of December 3, 2018 Page 4
APPROVED BY THE ARCHITECTURAL REVIEW COMMISSION: 02/04/2019
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Item 13
March 2019 CITY OF SAN LUIS OBISPO
Title 17 – ZONING REGULATIONS
2-32
5. Community Benefits Policy Objectives. The intent of the following policy objectives is to ensure that
buildings taller than 50 feet proposed in the C-D zone include features that meet the specific policy objectives
outlined for tall buildings in the General Plan (including, but not limited to, Land Use Element Chapter 4.0). A
variety of objectives are listed to ensure that proposed project features are appropriate for the site and
surroundings, and to allow for a wide range of possible project types. Regardless of the number of objectives
proposed, the Planning Commission shall determine that the overall project is consistent with the General
Plan, including goals and policies for view preservation, historical resource preservation, solar access, and
architectural character.
a. Affordable and Workforce Housing.
(1) The project provides affordable housing, in compliance with City standards, at the rate of five percent
for low-income households, or 10 percent for moderate-income households, as a percentage of the
total number of housing units built (no in-lieu fee option).
(2) The project qualifies for, and utilizes, a density bonus in compliance with the City’s affordable housing
incentives (Chapter 17.140).
(3) The project includes residential density greater than or equal to 36 units per acre and the average
floor area of units is 1,000 square feet or less. Group housing projects shall show that the proposed
building meets or exceeds the population density that would otherwise be achieved by this objective.
b. Pedestrian Amenities.
(1) The project provides a major pedestrian connection between Higuera Street and the Creekwalk,
Monterey Street and the Creekwalk, Higuera Street and Marsh Street, or at another acceptable mid-
block location.
(2) The project provides open space in the form of a significant public plaza, where:
(a) The minimum area of any public plaza shall be 7,500 square feet; and
(b) The public plaza is owned, operated, and maintained by the developer or property manager in
accordance with an approved maintenance plan to be reviewed and approved by the Director;
and
(c) Each part of the public plaza shall be accessible from other parts of the open sp ace without
leaving the open space area; and
(d) The public plaza shall be on the ground level and directly accessible from the sidewalk, and be
accessible to persons with disabilities; and
(e) The public plaza shall be open to the public, without charge, each day of the year, except for
temporary closures for necessary maintenance or public safety; and
(f) At a minimum, the following elements shall be included within the open space: trees and
landscaping, seating, bicycle racks, trash and recycling receptacles, and signage that include
hours of operation; and
(g) The public art requirement is met by providing the art onsite (no in-lieu fee option).
c. View Access and Preservation.
(1) The project provides a public viewing deck or decks, or similar feature, to provide significant free
public access to views of surrounding natural features such as, but not limited to, Cerro San Luis.
(2) The project improves and dedicates land within the downtown core for publicly owned open space
with street-level views of hillside resources, consistent with Land Use Element Policies 4.10 (Open
Places and Views) and 4.20.4 (Building Height).
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March 2019 CITY OF SAN LUIS OBISPO
Title 17 – ZONING REGULATIONS
2-33
d. Historic Preservation (Off Site). Where there are no historic resources on the project site, the project
provides for the permanent preservation of a building off site within the downtown historic district or
Chinatown historic district that is listed in the City’s inventory of historical resources through the
recordation of a historic preservation agreement.
e. Mode Split. The project provides for the permanent mode shift towards alternative transportation for
building occupants through a Transportation Demand Management Program that achieves modal split
objectives of Circulation Element Policy 1.7.1 (Encourage Better Transportation Habits). Prior to the
issuance of building permits, a covenant agreement shall be recorded that discloses the required
Transportation Demand Management provisions. This agreement shall be recorded in the office of the
County Recorder to provide constructive notice to all future owners of the property of any ongoing
programmatic requirements.
f. Open Space Preservation. The project provides for the permanent preservation of open space land in
the City’s greenbelt through land dedication, the recordation of a conservation easement, or other
recognized preservation method, to the approval of the City.
g. Zero Net Energy. The project provides 100 percent of total building energy load measured as kilowatt
per square foot through solar panels, wind turbines, or other renewable sources.
h. Common Garbage Facility. The project provides a common garbage storage and compacting facility of
adequate size and in an appropriate location to accommodate the needs of the project and all adjacent
properties or other grouping of users acceptable to the City.
i. Other Policy Objectives. The project directly implements specific and identifiable City objectives as set
forth in the General Plan, the Downtown Concept Plan, or other key policy document, to the approval of
the Planning Commission. (This subsection may be used to meet requirements for one policy objective.)
6. Application Requirements. Planning applications submitted for new buildings over 50 feet in height shall
include the following additional items to assist the review authority in the analysis and decision-making
process:
a. Viewshed Analysis. A written and graphic viewshed analysis from various perspectives. The analysis
shall identify visual resources within the viewshed of the project and indicate how the design of the project
addresses those views from each perspective. Specific attention shall be given to views from adjacent
publicly owned gathering spaces, such as Mission Plaza.
b. Solar Shading Analysis. A written and graphic solar shading analysis showing the effects of shading on
its surroundings between 10:00 AM and 3:00 PM on the winter solstice, summer solstice and vernal or
autumnal equinox. The analysis shall compare shading caused by the project to the City’s solar access
standards (Conservation Open Space Element Table 2).
c. Parking Demand Management – Trip Reduction Programs. A verifiable parking demand management
program and a trip reduction program to reduce resident/employee dependence on single-occupant
vehicle trips, subject to the approval of the Public Works Director.
d. Three-Dimensional Digital Model. A complete three-dimensional digital model of the proposed building,
consistent with the specifications for the City’s baseline 3-D digital model of the downtown core and
suitable for display on the City’s website.
e. Solid Waste Management Plan. A solid waste management plan to show how the project meets or
exceeds the City’s solid waste guidelines, subject to the approval of the Utilities Director. If any exceptions
to the solid waste guidelines are requested, the plan shall include a written explanation and justification.
f. Green Building Plan. A written green building plan to indicate how the project complies with performance
standards for energy efficiency.
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Item 13
Policy Context
The City’s General Plan provides several policies regarding Downtown development. The
following provides a discussion and initial analysis of the proposed project in regard to these
policies.
1. Downtown Design. The Land Use Element (LUE) provides specific design guidelines for
new buildings within the Downtown Core. Policy 4.20 and its subsequent sub-policies detail
specific guidelines for construction and uses of the new development. The proposed project
is designed to be consistent with these policies and includes elements such as continuous
street level stores and restaurants, upper level residential dwellings, similar storefront widths
to existing buildings in the Downtown, and includes design details such as transom
windows, bulkheads, large display windows, awnings, landscaping and patios which can be
appreciated by people on the sidewalks. Policy 4.20.4 of the LUE states, in part, that tall
buildings (50-75 feet) shall be designed to achieve multiple policy objectives, including
design amenities, housing and retail land uses. The project includes public/private viewing
decks,1 is designed to meet LEED silver energy standards, and includes a public/private
plaza that connects Higuera to Marsh Street (Downtown Center paseo).
2. Downtown Residential. LUE Policy 4.2 states that the Downtown is not only a commercial
district, but also a neighborhood. Its residential uses contribute to the character of the area
and allow a 24-hour presence which enhances security and help the balance between jobs
and housing in the community. As such, the LUE encourages the development within the
Downtown to include a variety of uses, including residential2, and be designed for the
enjoyment of those that live within Downtown3. Housing Element (HE) Policy 5.3
encourages the development of housing above ground-level retail stores and offices to
provide housing opportunities close to activity centers and to use land efficiently. HE Policy
6.10 indicates that in order to help meet the Quantified Objectives, the City will support
1 LUE Policy 4.2.4(A) and LUE Policy 4.17. New Buildings and Views: Downtown development nearby
publicly owned gathering places shall respect views of the hills. In other locations Downtown, views will
be provided parallel to the street right-of-way, at intersections where building separation naturally makes
more views available, and at upper -level viewing decks.
2 LUE Policy 4.2.1. Existing and New Dwellings: The City shall use the following when evaluating
development in the Downtown area: A) Existing residential uses within and around the commercial core
should be protected, and new ones should be developed; B) Dwellings should be provided for a variety of
households; C) Dwellings should be interspersed with commercial uses; D) All new, large commercial
projects should include residential uses; E) Commercial core properties may serve as receiver sites for
transfer of development credits, thereby having higher residential densities than otherwise allowed see
Policies 6.4.5 and 6.4.6).
3 HE Policy 7.2. Higher density housing should maintain high quality standards for unit design, privacy,
security, on-site amenities, and public and private open space. Such standards should be flexible enough to
allow innovative design solutions in special circumstances, e.g. in developing mixed-use
developments or in housing in the Downtown Core.
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Item 13
Council Agenda Item #2537
1144 Chorro Street (ARCH-
Page 2
residential infill development and promote higher residential density where appropriate.
Furthermore, HE Policy 6.2 specifically requires that new commercial developments in the
Downtown Core shall include housing.
3. Mixed-Use Development. The HE and LUE encourage mixed-use projects where they can
be found to be compatible with existing and potential future development. The LUE
encourages compatible mixed uses in commercial districts (LUE Policy 3.8.5) and
specifically discusses residential and commercial mixed use (LUE Policy 2.3.6)4. LUE
encourages residential dwellings within all new commercial developments and indicates that
commercial core properties may serve as receiver sites for transfer of development credits,
thereby having higher residential densities than otherwise allowed (LUE Policy 4.2.1). The
HE provides policies and programs that speak specifically to supporting affordable housing
projects where appropriate (HE Goals 2, 4, & 6).
4. Housing is a Major City Goal for 2019-21. Housing was determined to be one of Council’s
priority goals for the City to accomplish over the 2019-21 financial plan. The goal states:
Facilitate increased production of all housing types designed to be economically accessible
to the area workforce and low and very low-income residents, through increased density
and proximity to transportation corridors in alignment with the Climate Action Plan.
4 LUE Policy 2.3.6. The City shall encourage mixed use projects, where appropriate and
compatible with existing and planned development on the site and with adjacent and nearby
properties. The City shall support the location of mixed use projects and community and
neighborhood commercial centers near major activity nodes and transportation corridors / transit
opportunities where appropriate.
Packet Pg. 232
Item 13
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
MARSH & CHORRO MIXED-USE at DOWNTOWN CENTRE
SAN LUIS OBISPO, CA
DATE: 06/12/2019 EX.1
CITY OF SAN LUIS OBISPO - MAJOR CITY GOALS
Housing: facilitate the production of housing with an update of the housing
element, including an emphasis on affordable housing (including unhoused people)
and workforce housing through the lens of climate action and regionalism.
Fiscal Sustainability and Responsibility: Continue to implement
the City’s Fiscal Responsibility Philosophy with a focus on efficiencies, strategic
economic development, unfunded liabilities, and infrastructure financing (Funding
the Future).
Sustainable Transportation: Enhance accessible regional transit,
bicycle, and pedestrian mobility to promote a transition to a car-free or shared-car
lifestyle and to reduce greenhouse gases.
Climate Action: In response to the climate crisis, continue to update and
implement the Climate Action Plan for carbon neutrality, including preservation and
enhancement of our open space and urban forest and planning for resilience.
Downtown Vitality: Support the economic and cultural heart of the City with
attention to safety, maintenance, infrastructure, and amenities.
09-17-2019 Item 13 - Applicant Presentation
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
MARSH & CHORRO MIXED-USE at DOWNTOWN CENTRE
SAN LUIS OBISPO, CA
DATE: 06/12/2019 EX.2
CITY OF SAN LUIS OBISPO - downtown concept plan
The demand for a home in a more walkable urban environment close to jobs
and services is increasing, along with a desire for an affordable small-footprint
residence.
Ensure that downtown functions both as a comercial district and a residential
neighborhood, with a variety of housing options to meet different needs.
Encourage higher-density projects, smaller dwelling units, accessory
dwelling units, and other innovative residential solutions.
09-17-2019 Item 13 - Applicant Presentation
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
MARSH & CHORRO MIXED-USE at DOWNTOWN CENTRE
SAN LUIS OBISPO, CA
DATE: 06/12/2019 EX.3
CITY OF SAN LUIS OBISPO - housing element
Continue to encourage the creation of dwellings in the Downtown Core
(C-D Zone) and the Downtown Planning Area.
Encourage the development of housing above ground-level retail stores and offices to
provide housing opportunites close to activity centers and to use land
efficiently.
New commercial developments in the Downtown Core (C-D Zone) shall include housing:
Consistent with the City’s goal to stimulate higher density infill where
appropriate in the Downtown Core (C-D Zone), the City shall consider changes to the Zoning
Regulations that would allow for the developement of smaller apartments and
efficiency units.
Continue to develop incentives to encourage additional housing in the
Downtown Core (C-D Zone), particularly in mixed-use developements.
Density based on average unit size in a project should be explored to encourage the
development of smaller efficiency units.
09-17-2019 Item 13 - Applicant Presentation
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
MARSH & CHORRO MIXED-USE at DOWNTOWN CENTRE
SAN LUIS OBISPO, CA
DATE: 06/12/2019 EX.4
CITY OF SAN LUIS OBISPO - land use element
The Downtown is not only a commercial district, but also a neighborhood. Its
residential uses contribute to the character of the area and allow a 24-hour
presence which enhances security and help the balance between jobs and housing
in the communitY.
To keep the commercial core’s sense of place and appeal for walking, it should remain
compact and be the City’s most intensely developed area.
Existing residential uses shall be preserved and new ones encouraged above
the street level. This new housing will include a range of options and affordability
levels.
The City shall modify zoning regulations to allow efficiency units and
variable density in the Downtown Core.
09-17-2019 Item 13 - Applicant Presentation
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
MARSH & CHORRO MIXED-USE at DOWNTOWN CENTRE
SAN LUIS OBISPO, CA
DATE: 09/17/2019 EX.5
PROJECT PROGRAM
MARSH & CHORRO MIXED-USE1144 CHORRO STREET, SAN LUIS OBISPO, CAMARSH & CHORRO MIXED-USE1144 CHORRO STREET, SAN LUIS OBISPO, CAMARSH & CHORRO MIXED-USE1144 CHORRO STREET, SAN LUIS OBISPO, CAFIRST FLOOR PLAN
• 3 retail suites, 4,587 SF
• Accomodations for restaurant use
• Separate residential and commercial
lobbies
• Small parking area for shared use
vehicles, ADA parking, and loading
• long-term storage for 128 bikes
FOURTH, FIFTH, SIXTH FLOOR PLANS
• 50 small residences
• 400 SF average size
• Primarily studios and 1-bedrooms
• Rooftop deck and balconies
• Shared communal kitchen, media room,
and laundry
SECOND/THIRD FLOOR PLANS
• Open floor office use
• 12,500 SF per floor
09-17-2019 Item 13 - Applicant Presentation
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
MARSH & CHORRO MIXED-USE at DOWNTOWN CENTRE
SAN LUIS OBISPO, CA
DATE: 06/12/2019 EX.6
community concerns
Height
Views
Shadows
Density
Parking
09-17-2019 Item 13 - Applicant Presentation
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
MARSH & CHORRO MIXED-USE at DOWNTOWN CENTRE
SAN LUIS OBISPO, CA
DATE: 09/17/2019 EX.7
The project includes 50 Residential units (primarily studios and
1-bedroom units) with some shared amenities.
The upper residential floors are set back to provide a roof
top deck garden no the 4th floor, to reduce the perceived building height
from the pedestrian level, and to give the residents privacy from the
street.
The project provides electric, ride-share vehicle parking
only as the building is across the street from the existing parking garage.
The building shadows fall inward on the internal alleys and
adjacent rooftops, not onto the streets, due to building orientation.
The building does not block any significant views of the
hillside from the public sidewalks.
The angled set back mimics the parking garage across the street, creating
a gateway to downtown along Marsh from the freeway.
project detailsproject details 09-17-2019 Item 13 - Applicant Presentation
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
MARSH & CHORRO MIXED-USE at DOWNTOWN CENTRE
SAN LUIS OBISPO, CA
DATE: 09/17/2019 EX.8
land use compliance
Mandatory Project Features
Through the PD Overlay, the project will meet the following:
Affordable Housing A minimum of 25% moderate-income.
LEED Silver Minimum LEED Silver Energy Efficienct rating (or city
approved equivalent).
Preserve Open Space At least a quarter of an acre on the
Downtown Centre Site.
Public Plaza Guarantee long term Maintenance of a significant
Public Plaza on the Downtown Centre Site.
Community Benefits Policy Objectives
The project seeks a use-permit allowign 75’ in height by providing:
Affordable and Workforce Housing Project will provide 25%
moderate-income households.
public plaza Project provides a significant public plaza.
preservation of the Muzio Building Project will provide
a permanent preservation of the Muzio Building at 868/870 Monterey
Street.
09-17-2019 Item 13 - Applicant Presentation
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
MARSH & CHORRO MIXED-USE at DOWNTOWN CENTRE
SAN LUIS OBISPO, CA
DATE: 09/17/2019 EX.9
chc & arc directional items
chc directional items
• Provide height analysis of buildings in vicinty
• Distinguish projects shadows from others
• Review existing structure potential historic eligibilty
• Revise scale and mass of ABOVE FOURTH STORY
• Provide less “institutional” style
• Add architectural DETAILS CONSISTENT WITH HISTORIC DISTRICT
• Provide greater variety in articulation
• Add variety along storefront elevations
arc directional items
• Relieve building mass, provide variety of fenestration, and roof lines
• Follow planning principles of the Downtown Concept Plan
• Be distinctive as a gateway feature. The design should be of its own time,
but compatible with adjacent historic structures
• Provide GREATER STEP BACKS / or consider a height reduction. Design
should reinforce the horizontal lines of adjacent structures.
• Focus on pedestrian scale, revitalize corner of marsh & chorro, provide
greater sidewalk widths for patio dining.
09-17-2019 Item 13 - Applicant Presentation
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
MARSH & CHORRO MIXED-USE at DOWNTOWN CENTRE
SAN LUIS OBISPO, CA
DATE: 09/17/2019 EX.10
(E) 10' ALLEY
CHORRO ST.
P.L. 140.07'P.L. 119.30'
(E) 10' ALLEY
MARSH ST.KEYNOTES(N) TREES(N) CURB
(E) TREE TO REMAIN
(E) SIDEWALK TO REMAIN
(E) GAS METER
(E) WATER METER
(E) PGE VAULT
(E) MANHOLE TO REMAIN
(E) FIRE HYD. TO REMAIN
(E) TREE TO BE REMOVED
(E) WATER VAULT
12
3
4
5
6
7
8
9
10
11
MARSH & CHORRO MIXED-USE1144 CHORRO STREET, SAN LUIS OBISPO, CASMALLER FOOTPRINT
BUILDABLE AREA
16,710 sf
PROPOSED footprint
13,601 sf
DELTA
3,100 sf
12’-6” setback from property
line on marsh
9’-0” setback from property
line on chorro
09-17-2019 Item 13 - Applicant Presentation
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
MARSH & CHORRO MIXED-USE at DOWNTOWN CENTRE
SAN LUIS OBISPO, CA
DATE: 09/17/2019 EX.11
ROOF GARDEN
12.5’/ 22’ setback from
property line on marsh
21’ setback from the
property line on chorro
(E) 10' ALLEY
CHORRO ST.
P.L. 140.07'P.L. 119.30'
(E) 10' ALLEY
MARSH ST.09-17-2019 Item 13 - Applicant Presentation
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
MARSH & CHORRO MIXED-USE at DOWNTOWN CENTRE
SAN LUIS OBISPO, CA
DATE: 06/12/2019 EX.12
DOWNTOWN DESIGN GUIDELINES
Facade Design
• Overall character
• Proportions in relation to context
• Storefront rhythm
• Individual storefront proportions
• Wall surfaces
• Doorways
• Bulkheads
Street Orientation
Height, Scale
Materials & Architectural Details
• Finish Materials
• Windows
• Awnings
09-17-2019 Item 13 - Applicant Presentation
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
MARSH & CHORRO MIXED-USE at DOWNTOWN CENTRE
SAN LUIS OBISPO, CA
DATE: 09/17/2019 EX.13
VIEW LOOKING DOWN MARSH STREET
revisedprevious
09-17-2019 Item 13 - Applicant Presentation
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
MARSH & CHORRO MIXED-USE at DOWNTOWN CENTRE
SAN LUIS OBISPO, CA
DATE: 09/17/2019 EX.14
VIEW FROM CHORRO STREET
revisedprevious
09-17-2019 Item 13 - Applicant Presentation
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
MARSH & CHORRO MIXED-USE at DOWNTOWN CENTRE
SAN LUIS OBISPO, CA
DATE: 09/17/2019 EX.15
VIEW FROM DOWNTOWN CENTER PASEo
revisedprevious
09-17-2019 Item 13 - Applicant Presentation
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
MARSH & CHORRO MIXED-USE at DOWNTOWN CENTRE
SAN LUIS OBISPO, CA
DATE: 09/17/2019 EX.16
VIEW OF MARSH AND CHORRO CORNER
revisedprevious
09-17-2019 Item 13 - Applicant Presentation
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
MARSH & CHORRO MIXED-USE at DOWNTOWN CENTRE
SAN LUIS OBISPO, CA
DATE: 09/17/2019 EX.17
75’
1 2 3 4 5
1. CITY OF SLO PARKING GARAGE - MORRO ELEVATION 75’ at STREET / 80’ OVERALL
2. ANDERSON HOTEL - MONTEREY ELEVATION 75’ at STREET / 80’ OVERALL
3. AT&T BUILDING - MORRO ELEVATION 65’ at STREET / 75’ OVERALL
4. MARSH & CHORRO MIXED USE - CHORRO ELEVATION 42’-6” at STREET / 80’ OVERALL
5. MARSH ST PARKING GARAGE - CHORRO ELEVATION 52’ at STREET / 62’ OVERALL
height comparison 09-17-2019 Item 13 - Applicant Presentation
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
MARSH & CHORRO MIXED-USE at DOWNTOWN CENTRE
SAN LUIS OBISPO, CA
DATE: 09/17/2019 EX.18
09-17-2019 Item 13 - Applicant Presentation
9/17/2019 Item 13 ‐ Staff Presentation
1
1144 Choro Street
ARCH-1687-2018
Marsh & Chorro Development Initiation
Initiation of a project to construct a six-story mixed-use building
consisting of approximately 30,000 square feet of commercial/office
space and 50 residential dwelling units.
September 17, 2019
Applicant: Mark Rawson, Copeland Properties
Focus of Review
2
Receive a presentation on the project proposal and direct
staff to proceed with processing of the applications with the
following considerations:
1. The application of a Planned Development (PD)
Overlay zone is an appropriate method for
implementation of the City Council’s goal for higher
density housing in the Downtown; and
1
2
9/17/2019 Item 13 ‐ Staff Presentation
2
Focus of Review
3
Receive a presentation on the project proposal and direct
staff to proceed with processing of the applications with the
following considerations:
2. The Mandatory Project Features required for
consideration of establishment of the PD Overlay zone
and the Community Benefits Policy Objectives required
for consideration of the proposed building height of 75
feet are appropriate and in alignment with the scope of
the project given the priority that the City Council has
placed on new housing in the Downtown.
Focus of Review
4
Receive a presentation on the project proposal and direct
staff to proceed with processing of the applications with the
following considerations:
3. Direct staff to move forward with priority processing of
the project through the entitlement process, including
environmental review pursuant to the California
Environmental Quality Act (CEQA).
3
4
9/17/2019 Item 13 ‐ Staff Presentation
3
Next Steps
5
•Applicant will work with staff to address directional items
identified under the conceptual review and Council
Initiation.
•Once an application is determined to be complete and
responds to the directional items the project will be
scheduled for recommendations and action by;
•Cultural Heritage Committee (CHC)
•Architectural Review Commission (ARC)
•Planning Commission (PC)
•City Council
Project Description
6
The mixed-use project consists of a six-story structure
comprised of;
Ground floor commercial (4,806 sq. ft.)
2nd &3rd floor office (25,251 sq. ft.)
4th –6th floor residential (50 units)
The project includes a Planned Development (PD)
Overlay, and a request to establish a max height of 75-
feet.
5
6
9/17/2019 Item 13 ‐ Staff Presentation
4
7
Maximum Height - Community Benefits
8
The City’s Zoning Regulations, §17.32.030.E, provide regulations that
outline the considerations for buildings higher than 50 feet in the
Downtown Commercial (C-D) zone.
The PC may approve a building height up to 75 feet if it determines
that the project includes three community benefits:
a)Affordable and Workforce Housing
b)Pedestrian Amenities
c)View Access and Preservation
d)Historic Preservation
e)Mode Split
f)Open Space Preservation
g)Zero Net Energy
h)Common Garbage Facility
i)Other Policy Objectives
7
8
9/17/2019 Item 13 ‐ Staff Presentation
5
Maximum Height - Community Benefits
9
The applicant seeks a conditional use permit for the 75-
foot tall building by providing:
a)Affordable and Workforce Housing: providing 25%
moderate-income households; and
b)Pedestrian Amenities: Downtown Centre proposed
as a public plaza; and
c)Historic Preservation (Off-site): provide permanent
preservation of a listed building off-site within the
Downtown or Chinatown Historic Districts (building
not yet specified).
PD Overlay - Mandatory Project Features
10
The PD Overlay zone is intended to provide for
flexibility in the application of zoning standards for
proposed developments.
The PC may recommend, and the Council may
approve, a rezoning to apply the PD overlay zone only
for a project that incorporates a minimum of three of the
four Mandatory Project Features.
9
10
9/17/2019 Item 13 ‐ Staff Presentation
6
PD Overlay - Mandatory Project Features
11
The applicant has proposed to include a PD Overlay to allow
the residential density of the Downtown Centre to be utilized
in the new building.
Through the project proposes to meet three of the
Mandatory Project Features by providing;
a)Affordable Housing: A minimum of 25% moderate-
income; and
b)Energy Efficiency: LEED Silver rating; and
c)Public Amenity: Guarantee long-term maintenance of a
significant public plaza on the Downtown Centre site.
Previous Conceptual Review
12
On November 26, 2018, the CHC reviewed the project and
provided eight directional items to the applicant to address,
withavoteof7:0.
On December 3, 2018, the ARC reviewed the project and
provided six directional items to the applicant to address,
withavoteof6:0.
Staff will provide an analysis of how directional items are
addressed once an application has been deemed complete.
11
12
9/17/2019 Item 13 ‐ Staff Presentation
7
CHC Directional Items
13
1. Requested a height analysis of buildings in the vicinity.
2. A shading study to identify the specific shadow of the proposed
structure
3. The Historic Preservation Report shall be revised to address the
existing structure’s potential historic eligibility
4. The scale and mass of the structure above fourth story, is considered
incompatible with the Historic District.
5. The architectural style is considered too “institutional”
6. The proposed design should include more architectural details and
features
7. The proposed fenestration is considered monotonous and should
provide greater variety and articulation.
8. The project design should provide more articulation and variety along
the storefront elevations.
ARC Directional Items
14
1. The project should respond to the Cultural Heritage Committee directional items with
emphasis on providing a higher degree of articulation to relieve building mass and
provide a greater variety of fenestration, the project should consider a variety in relief of
roof lines.
2. The project should consider and respond to the planning principles and goals identified in
the Downtown Concept Plan.
3. The architectural style should be distinctive as a gateway feature to downtown through
design excellence justifying the requested height above 50 feet, given theproject
prominence along the intersection, the design should be of its own time while compatible
with adjacent historic structures.
4. The project should provide greater step backs on the upper levels and/or consider a
height reduction with sensitivity to adjacent historic resources, the design and mass
should reinforce the horizontal lines of adjacent facades.
5. The design should focus on pedestrian scale, consider opportunity to revitalize the corner
of Marsh and Chorro as a design feature combined with greater sidewalk widths and
additional relief of storefronts to provide for patio dining. Consider tying into the
pedestrian experience of the Downtown Center.
6. Materials should be high quality and selected carefully to be compatible with the historic
buildings, without replicating design features, the second story windows should be
reduced in height to reflect traditional transom window designs.
13
14
9/17/2019 Item 13 ‐ Staff Presentation
8
Rendering – View from Chorro
15
Rendering – View from Marsh
16
15
16
9/17/2019 Item 13 ‐ Staff Presentation
9
Rendering – View from Marsh & Chorro
17
18
Staff Agenda Correspondence
Building Height Ordinance
Residential Density
Option for more units
Moderate Income Affordability Criteria
Downtown Center Paseo and PD Mandatory Features
Process for Evaluating Response to ARC and CHC
conceptual reviews
17
18
9/17/2019 Item 13 ‐ Staff Presentation
10
Focus of Review
19
Receive a presentation on the project proposal and direct staff to
proceed with processing of the applications with the following
considerations:
1. The application of a Planned Development (PD) Overlay zone is
an appropriate method for implementation of the City Council’s
goal for higher density housing in the Downtown; and
2. The Mandatory Project Features required for consideration of
establishment of the PD Overlay zone and the Community Benefits
Policy Objectives required for consideration of the proposed
building height of 75 feet are appropriate and in alignment with the
scope of the project given the priority that the City Council has
placed on new housing in the Downtown.
3. Direct staff to move forward with priority processing of the project
through the entitlement process, including environmental review
pursuant to the California Environmental Quality Act (CEQA).
20
Downtown
Historic
District
Boundary
CM1
19
20
Slide 20
CM1 Codron, Michael, 9/17/2019
1010 Marsh St., San Luis Obispo, CA 93401
(805) 546-8208 . FAX (805) 546-8641
PROOF OF PUBLICATION
(2015.5 C.C.P.)
STATE OF CALIFORNIA,
County of San Luis Obispo,
I am a citizen of the United States and a
resident of the county aforesaid; I am over the
age of eighteen years, and not a party interested
in the above entitled matter. 1 am the principal
clerk of the printer of the New Times, a
newspaper of general circulation, printed and
published weekly in the City of San Luis
Obispo, County of San Luis Obispo, and which
has been adjudged a newspaper of general
circulation by the Superior Court of the County
of San Luis Obispo, State of California, under
the date of February 5, 1993, Case number
CV72789: that notice of which the annexed
is a printed copy (set in type not smaller than
nonpareil), has been published in each regular
and entire issue of saiInewspaper and not in
any supplement thereof on the following dates,
to -wit: P
in the year 2019.
1 certify (or declare) under the the penalty of
perjury that the foregoing is true and correct.
Dated at San Luis Obi n,alif rnia, this
day_ 5_ of N" 2019.
Patricia Horton, New Times Legals
Admin & P n- i .l/•NTMG A hnirJNTMG 0f[w,4I1SINl7'5/Puhn Naire ,TP fol Pb
Proof of Publication of
I RECEIVED
P 0 9 2019
SLO CITY CLERK
0
SAN LUIS OBISPO CITY COUNCIL
NOTICE OF PUBLIC HEARING
The Sart Los Obispo City Council lrwiies alt inlems[ad persons. to
attond a puhNc hearing on Tlresday, Seplernber 17, 2019, is 100
the Ohjwf � UFFOmto, ralaiivo iNon tth
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10, the fMOiC hearings.
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